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MLP2015-00007 M P2015 - 00007 BALFOUR PARTITION NOTICE OF TYPE II DECISION MINOR LAND PARTITION (MLP) 2015-00007 FA BALFOUR (9675 SW FREWING) PARTITION 120 DAYS = 4/20/16 SECTION I. APPLICATION SUMMARY FILE NAME: BALFOUR(9675 SW FREWING) PARTITION CASE NO.: Minor Land Partition (MLP) MLP2015-00007 PROPOSAL: The applicant is requesting a minor land partition to divide one (1) .51-acre site at the corner of SW Frewing Street and Ash Avenue into two (2) parcels. The proposed lots are 12,403 and 7,529 square feet in size. There is an existing home that will remain on proposed Parcel 1. APPLICANT: Sage Built Homes,LLC 1815 NW 169th Pl.,Suite 1040 Beaverton, OR 97006 OWNER: Jessica&David Balfour 9675 SW Frewing St. Tigard, OR 97223 COMPREHENSIVE PLAN DESIGNATION: R-4.5: Low-Density Residential. 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. LOCATION: 9675 SW Frewing Street;WCTM 2S102CA,Tax Lot 800 PROPOSED PARCEL 1: 12,403 Square Feet. PROPOSED PARCEL 2: 7,529 Square Feet. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.715, 18.745, 18.760, 18.765, 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 above request subject to certain conditions. The findings and conclusions on which the decision is based are noted in Section V. NOTICE OF DECISION \ILP2015-00007/13_1LFOUR(9675 FREWING)P_1RTITION PAGE 1 OF 20 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 supppporting documents and/or plans that address the following requirements to the PLANNING DIVISION,ATTN: Cheryl Caines (503)718-2437 or cherylcktigard-or.gov. The cover letter shall clearly identify where in the submittal the required information is found: 1. Prior to commencing any site work or ground disturbance, 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 project planner within one week of the site inspection. 2. Prior to commencing site work or ground disturbance, the applicant shall submit a revised Site Street Tree Canopy Plan consistent with the applicable street tree requirements for review and approval or pay the applicable fee-in-lieu. 3. Prior to commencing site work or ground disturbance, the applicant shall submit to the city the current Inventory Data Collection fee for urban forestry plan implementation. 4. Prior to commencing site work or ground disturbance work, the applicant shall provide a tree establishment bond that meets the requirements of Urban Forestry Manual Section 11,Part 2. 5. During PFI plan review or construction it is determined that the minimum number of street trees cannot be planted,the applicant shall pay the applicable fee in-lieu to satisfy code requirements. 6. 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. The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to DEVELOPMENT ENGINEERING, ATTN: GREG BERRY (503)718-2468 or grcg(d4iggard-or.gov.The cover letter shall clearly identify where in the submittal the required information is found: 7. Prior to commencing site improvements,a Public Facility Improvement (PFI)permit is required for this project to cover all infrastructure work and any other work in the public right-of-way. Six (6) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards,which are available at City Hall and the City's web page (www.tigard-or.gov). 8. Prior to commencing site improvements, the Applicant shall submit 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 documents. 9. Prior to commencing site improvements, the Applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. All construction vehicle parking shall be provided on-site. No construction vehicles or equipment will be permitted to park on the adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of NOTICE OF DECISION ML.P2015-00007/BAL,FOUR(9675 FREWING)PARTITION PAGE 2 OF 20 site improvements or buildings proposed by this application, and shall include the vehicles of all suppliers and employees associated with the project. 10. Prior to commencing site improvements, the Applicant's City of Tigard Public Facility Improvement permit and construction drawings shall indicate that public utility connections, driveway aprons and street trees shall be installed. 11. Prior to commencing site improvements, the Applicant shall obtain a (CWS) Stormwater Connection Authorization. Plans shall be submitted to the City of Tigard for review. The city will forward plans to CWS after preliminary review. 12. Prior to commencing site improvements, the Applicant shall provide an erosion control plan that includes all on and off site work conforming to the "CWS Erosion Prevention and Sediment Control Design and Planning Manual" (current edition) as part of the Public Facility Improvement (PFI) permit drawings. 13. Prior to commencing site improvements, the Applicant shall provide 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 Division. 14. Prior to commencing site improvements, the design engineer shall indicate on the grading plan which lots will have natural slopes between 10% and 20%, as well as lots that will have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections and/or permits will be necessary when the lots develop. 15. Prior to commencing site improvements,pay stormwater quantity fees. 16. Prior to commencing site improvements, the Applicant will be required to provide written approval from Tualatin Valley Fire and Rescue for fire flow,hydrant placement and access. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO BUILDING PERMIT SUBMITTAL: 17. Prior to building permit submittal, the Applicant shall request the new address for Parcel 2 and pay an addressing fee in the amount of$50. (STAFF CONTACT:Jeremy Hanson, 503-718-2467) THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO FINAL PLAT APPROVAL: The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to DEVELOPMENT ENGINEERING, ATTN: GREG BERRY (503)718-2468 or greg(&tLaard-or.gov.The cover letter shall clearly identify where in the submittal the required information is found: 18. Prior to final plat approval,the Applicant's final plat shall provide 29 feet of right-of-way from the centerline of SW Frewing Street and 27 feet of right-of-way from the centerline of SW Ash Street. 19. Prior to final plat approval, the Applicant shall enter into a restrictive covenant for frontage improvements on SW Frewing Street and Ash Avenue frontages. 20. Prior to final plat approval,the Applicant shall pay the fee in-lieu of undergrounding utilities of$11,667. 21. Prior to final plat approval, 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 (per ORS 92.050). Along with the coordinates, the plat shall contain the scale factor to convert NOTICE OF DECISION T1LP2015-00007/BALFOUR(9675 FREWING)PARTITION PAGE 3 OF 20 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. Final plat application submission requirements are as follows: A. Submit for City review four (4) paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon and the necessary data or narrative. • Final plat and data/narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.050),Washington County,and by the City of Tigard. • Final plat shall show the right-of-way dedication for all public streets. • Subdivision plats will include signature lines for City Engineer and Community Development Director. • Partition plats will include a signature line City Engineer. NOTE: Washington County will not begin their review of the final plat until they receive notice from the City of Tigard Engineering Department indicating that the City has reviewed the final plat and submitted comments to the Applicant's surveyor. B. Submit a check in the amount of the current final plat review fee (Contact Planner on Duty,at 503-718- 2421). THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: 22. Prior to issuance of building permits,the applicant shall provide on the building site plan for each resulting lot or tract,the information detailed in Section 10,part 2.B-N of the Urban Forestry Manual consistent with the approved urban forestry plan. Prior to issuance of any building permits for each resulting lot or tract,the pro)ect 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 with the building permit submittal documents. The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to DEVELOPMENT ENGINEERING, ATTN: GREG BERRY (503)718-2468 or greg titigard-or.gov.The cover letter shall clearly identify where in the submittal the required information is found: 23. Prior to issuance of building permits, the Applicant shall provide the Engineering Department with a paper copy of the recorded final plat. 24. Prior to issuance of building permits, the Applicant shall submit and obtain approval of a construction access and parking plan for the home building phase. 25. Prior to issuance of building permits, the Applicant shall submit and obtain approval of a final sight distance analysis for Parcels 1 and 2. 26. Prior to issuance of building permits within the subdivision, the City Engineer shall deem the public improvements substantially complete. Substantial completion shall be when: 1) all utilities are installed and inspected for compliance,including franchise utilities and Tualatin Valley Water District approved water connection, 2) all local residential streets shall be fully paved, 3) all pedestrian pathways are substantially complete, 4) any off-site utility improvements are substantially completed,and 5) all public street lights are installed and ready to be energized. (NOTE: the City, apart from this condition, and in accordance with the City's model home policy, may issue model home permits). 27. Prior to issuance of building permits, the applicant shall submit as-built drawings tied to the GPS network. The applicant's engineer shall provide the city with an electronic file with points for each structure (manholes, catch NOTICE OF DECISION \ILP2015-00007/13AL,FOUR(9675 FREWING)P ARTITION PAGE 4 OF 20 basins,water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). As-built submittal shall include an Acrobat (***.pdf) file,one 11x17 paper copy and the electronic point file as state above and shown in the example below. Excel spreadsheet/point database file example: "Feature";"Type";"1COORD';"YCOORD";"ZCOORD": "SSMH02";"MH";"7456892.234";"6298769.879";"192.45" "WV035 ,"WV","7456956.654","6298723.587","214.05 THIS APPROVAL IS VALID IF EXERCISED WITHIN EIGHTEEN(18)MONTHS OF THE EFFECTIVE DATE OF THIS DECISION,NOTED UNDER THE PROCESS AND APPEAL SECTION OF THIS DECISION. SECTION III. BACKGROUND INFORMATION Property History According to County tax records,the subject property was developed with a single-family dwelling in 1953. A search of City records shows no other land use actions. Site and Vicinity Information The 0.51-acre site is located on SW Frewing Street at the intersection with SW Ash Avenue. The site is zoned R-4.5 (Low-Density Residential),as are surrounding properties. The property is occupied by a detached, single-family dwelling with attached garage,paved driveway, and associated landscaping. Other properties in the area are also developed with residential dwellings. Proposal Description The applicant is requesting a Minor Land Partition to divide a 0.51-acre site into two (2) parcels. The existing home will be retained on proposed Parcel 1. Each proposed lot will exceed the minimum lot size requirement of 7,500 square feet. Access for the parcels will be from SW Frewing Street. Parcel 1 will retain the existing driveway, and a new drive will be constructed to access the future home on Parcel 2. SECTION IV. PUBLIC COMMENTS The Tigard Community Development Code requires that property owners within 500 feet of the subject site be notified of the proposal, and be given an opportunity for written comments and/or oral testimony prior to a decision being made. Staff mailed Notices of a Type II Proposal regarding this Nlinor Land Partition to affected parties on January 11, 2016. No public comments were received. SECTION V. APPLICABLE REVIEW CRITERIA AND FINDINGS 18.420 Land Partitions: 18.420.050 Approval Criteria A. A request to partition land shall meet all of the following criteria: 1. The proposed partition complies with all statutory and ordinance requirements and regulations; The proposed partition complies or can be made to comply with all statutory and ordinance requirements and regulations, as demonstrated by the analysis contained within this administrative decision, and through the imposition of conditions of approval. All necessary conditions must be satisfied as part of the development and building process. Therefore,this criterion is met. 2. There are adequate public facilities available to serve the proposal; NOTICE OF DECISION DILP2015-00007/BAL,FOUR(9675 FREWING)PARTITION PAGE 5 OF 20 Public facilities are discussed in detail under Chapter 18.810 Street and Utility Improvement Standards of this decision. The findings in that section demonstrate there are adequate public facilities available to serve the proposal. This criterion is met. 3. All proposed improvements meet City and applicable agency standards; and As conditioned, all proposed improvements will meet city and applicable agency standards. This criterion is met. 4.All proposed lots conform to the specific requirements below: a. The minimum width of the building envelope area shall meet the lot requirement of the applicable zoning district. The average minimum lot width required for a detached unit in the R-4.5 zone is 50 feet. Both proposed lots meet the minimum width requirement because Parcel 1 has an average lot width of approximately 65 feet, and Parcel 2 has an average lot width of approximately 90 feet.This criterion is met. b. The lot area shall be as required by the applicable zoning district. In the case of a flag lot, the accessway may not be included in the lot area calculation. The minimum lot size for a detached unit in the R-4.5 zone is 7,500 square feet. The proposed partition creates two (2) lots, 12,403 square feet and 7,529 square feet. No flag lots are being created because each site has frontage on a public street. This criterion is met. c. Each lot created through the partition process shall front a public right-of-way by at least 15 feet or have a legally recorded minimum 15-foot wide access easement. Parcel 1 fronts SW Frewing Street by approximately 80 feet and SW Ash Avenue by 140 feet. Parcel 2 has approximately 59 feet of frontage on SW Frewing Street.This criterion is met. d. Setbacks shall be as required by the applicable zoning district. This criterion is addressed under Chapter 18.510 Residential Zoning Districts of this decision. This criterion is met. e. When the partitioned lot is a flag lot, the developer may determine the location of the front yard, provided that no side yard is less than 10 feet. Structures shall generally be located so as to maximize separation from existing structures. Flag lots are not proposed; this criterion does not apply. f. A screen shall be provided along the property line of a lot of record where the paved drive in an accessway is located within ten feet of an abutting lot in accordance with Sections 18.745.050. Screening may also be required to maintain privacy for abutting lots and to provide usable outdoor recreation areas for proposed development. Flag lots are not proposed; this criterion does not apply. g. The fire district may require the installation of a fire hydrant where the length of an accessway would have a detrimental effect on fire-fighting capabilities. Both parcels will have frontage on a public street. No accessway is proposed. This criterion does not apply. h. Where a common drive is to be provided to serve more than one lot, a reciprocal easement which will ensure access and maintenance rights shall be recorded with the approved partition map. Each parcel will have access to SW Frewing Street. A common drive is not proposed. This criterion is not applicable. NOTICE OF DECISION �ILP2015-00007/BALFOUR(9675 FREWING)P--1RTITION PAGE 6 OF 20 5. Any accessway shall comply with the standards set forth in Chapter 18.705, Access, Egress, and Circulation. This criterion is addressed under Chapter 18.705 Access,Egress and Circulation of this decision. This criterion is met. 6. Where landfill and/or development is allowed within or adjacent to the one-hundred-year floodplain, the City shall require consideration of the dedication of sufficient open land area for greenway adjoining and within the floodplain. This area shall include portions at a suitable elevation for the construction of a pedestrian/bicycle pathway with the floodplain in accordance with the adopted pedestrian/bicycle pathway plan. The subject site is more than 1,100 feet from the nearest one-hundred-year floodplain. Therefore, this criterion does not apply. 7. An application for a variance to the standards prescribed in this chapter shall be made in accordance with Chapter 18.370, Variances and Adjustments. The applications for the partition and variance(s)/adjustment(s) will be processed concurrently. The applicant has not requested a variance or adjustment with this proposal. Therefore, this criterion does not apply. FINDING: As shown in the analysis above, the proposed minor land partition meets the Land Partitions approval criteria. 18.510 Residential Zoning;Districts: Table 18.510.1 outlines uses permitted in residential zoning districts. Parcel 1 is currently occupied by a detached, single-family dwelling. The applicant proposes to build one detached, single-family dwelling on Parcel 2,which is permitted by right in the R-4.5 zone. Development standards in residential zoning districts are contained in Table 18.510.2 below: TABLE 18.510.2 DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES STANDARD R-4.5 Parcell Parcel Existing Proposed Minimum Lot Size -Detached unit 7,500 sq.ft. 12,403 sq.ft. 7,529 sq.ft. -Duplexes 10,000 sq.ft. -Attached unit Average Minimum Lot Width -Detached unit lots 50 ft. 90 ft. 60 ft. -Duplex lots 90 ft. N/A N/A -Attached unit lots Maximum Lot Coverage _ _ - Minimum Setbacks -Front yard 20 ft. 28 ft. 20 ft. -Side facing street on comer&through lots 15 ft. 4.8 ft. N/A -Side yard 5 ft. 5 ft. 5 ft. -Rear yard 15 ft. 90 ft. 15 ft. -Side or rear yard abutting more restrictive zoning district - - - -Distance between property line and front of garage 20 ft. 28 ft. 20 ft. Maximum Height 30 ft. Single Story 30 ft. Minimum Landscape Requirement _ A minimum lot size of 7,500 square feet is required for each lot. As shown in the table above, the proposed lot sizes meet this standard. The existing dwelling meets the applicable setbacks with the exception of the street side NOTICE OF DECISION _T\11,132015-00007/13_1LFOUR(9675 FRE\X'ING)PARTITION PAGE 7 OF 20 yard setback. The existing home has a street side yard setback of 11.8 feet. After a 7-foot right-of-way dedication along SW Ash Avenue, the setback will be 4.8 feet. This setback is non-conforming as discussed in this report under section 18.760 Nonconforming Situations. Compliance with required setbacks and height limits will be ensured at the time of building permit submittal. FINDING: As shown in the analysis above, the development standards in the R-4.5 residential zone have been met or will be verified at the time of building permit submittal. 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 two lot partition,which is considered development;therefore these standards apply. 18.705.030 General Provisions A. Continuing obligation of property owner. The provisions and maintenance of access and egress stipulated in this title are continuing requirements for the use of any structure or parcel of real property in the city. The standards of this chapter will be a continuing obligation on the current and/or future owner(s) of these parcels. This standard is met. D. Public street access.All vehicular access and egress as required in 18.705.030.11 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. Each of the proposed lots will have access to a public street (SW Frewing Street). This standard is met. H. Access management 1. An access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the city and AASHTO (depending on jurisdiction of facility). Access to the both parcels is provided via SW Frewing Street, a local street. An existing driveway will provide access to the existing house on Parcel 1. The spacing from SW Ash Avenue is adequate. The submitted Preliminary Sight Distance Evaluation found that while both driveways had adequate sight distance to the north, sight distance to the south was inadequate for 25 mph. However, the four-way stop at the intersection of SW Frewing Street and Ash Avenue is expected to provide adequate sight distance by reducing speed to about 15 mph. This standard is met. 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. NOTICE OF DECISION -MLP2015-00007/BALFOUR(9675 FRENVING)PARTITION PAGE 8 OF 20 No driveways are proposed within the influence area of a collector or arterial street. This standard is met. 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. The project site is not located along a collector or arterial street. This standard does not apply. 4. The minimum spacing of local streets along a local street shall be 125 feet. The applicant is not proposing a local street. This standard does not apply. I. Minimum access requirements for residential use 1.Vehicular access and egress for single-family, duplex or attached single-family dwelling units on individual lots and multifamily residential uses shall not be less than as provided in Tables 18.705.1 and 18.705.2. TABLE 18.705.1 VEHICULAR ACCESS/EGRESS REQUIREMENTS: RESIDENTIAL USE (6 or fewer Min.Number of Min.Access Width Min. Pavement units) Number Dwelling Unit/Lots Driveways Required Width 1 or 2 1 15' 10' As shown on the preliminary plans,the existing driveway of Parcel 1 is approximately 18 feet wide. A new driveway for Parcel 2 will be constructed that meet the minimum access requirements. This standard is met. FINDING: Based on the analysis above the proposed development meets or has been conditioned to meet the Access, Egress and Circulation standards. 18.715 Density Computations and Limitations: 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. 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. The density is calculated as follows: NOTICE OF DECISION _MLP2015-00007/B.-\DOUR(9675 FRENVING)PARTITION PAGE 9 OF 20 Gross Site Area 22,277 sq. ft. Lot for Existing Home -12,403 sq. ft. Public row dedication -2,345 sq. ft. Net Site Area 7,529 sq. ft. The resulting net area is 7,529 square feet. This area divided by the minimum lot size for the zone (7,500), shows the maximum number of additional lots permitted on this site is 1. The applicant's proposal to create 1 additional lot meets the maximum density requirements of the R-4.5 zone. 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). The minimum number of residential units is 80 percent of one (1) residential unit,which equals approximately one (1) residential unit.This standard is met. FINDING: Based on the analysis above, the proposed development meets the Density Computation and Limitation standards. 18.745 Landscaping and Screening: 18.745.030 General Provisions A. Maintenance responsibility. Unless otherwise provided by the lease agreement, the owner, tenant and his or her agent, if any, shall be jointly and severally responsible for the ongoing maintenance of all landscaping and screening used to meet the requirements of this chapter according to applicable industry standards. B. Installation requirements. The installation of all landscaping and screening required by this chapter shall be as follows: 1. All landscaping and screening shall be installed according to applicable industry standards; 2. All plants shall be of high grade, and shall meet the size and grading standards of the American Standards for Nursery Stock(ANSI Z60,1-2004, and any future revisions); and 3. All landscaping and screening shall be installed in accordance with the provisions of this title. C. Certificate of occupancy. Certificates of occupancy shall not be issued unless the requirements of this chapter have been met or other arrangements have been made and approved by the city such as the posting of a bond. D. Protection of existing plants. Existing plants on a site shall be protected as follows: 1. The developer shall provide methods for the protection of existing plants to remain during the construction process; 2. The plants to remain shall be noted on the landscape plans (i.e., plants to remain can be shown as protected with fencing);and 3. The tree protection provisions outlined in Chapter 18.790 and the Urban Forestry Manual shall apply to the land use review types identified in Section 18.790.020.A. E. Ongoing tree-related rules and regulations. Any trees used to meet the requirements of this chapter shall be subject to all applicable tree-related rules and regulations in other chapters and titles of the Tigard Municipal Code and Tigard Development Code. The accepted planting procedures are the guidelines described in the Tigard Urban Forestry Manual. These guidelines follow those set forth by the International Society of Arboriculture (ISA) tree planting guidelines, as well as the standards set forth in the most recent edition of the American Institute of Architects'Architectural Graphic Standards. In the Architectural Graphic Standards, there are guidelines for selecting and planting trees based on the soil volume and size at maturity. Additionally, there are directions for soil amendments and modifications. These standards are met, and will be further addressed in Chapter 18.790 Urban Forestry Plan of this decision. NOTICE OF DECISION MLP2015-00007/B_1LFOUR(9675 FRENX-'ING)PARTITION PAGE 10 OF 20 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. The linear amount of street frontage adjacent to this site is approximately 315 feet; therefore, the site is required to have a minimum of eight (8) street trees (315 feet divided by 40 feet, rounded to the nearest whole number). The applicant has provided a Site/Street Tree Canopy Plan (P08), and proposes to preserve three (3) existing street trees along SW Ash Avenue and plant five (5) trees. The existing trees (10407, 10409, and 10411) are within the subject site or within the adjacent right-of-way and have a preservation rating of 2,which is eligible for credit towards the effective canopy cover. However, the trees do not meet the street tree planting standards in the Urban Forestry Manual. The trees are not listed on the Tigard street tree list and are a species that interfere with the existing overhead utility lines. In addition, the trees are located behind a six foot fence. These three existing trees may not be used as street trees. Planting additional street trees may be difficult considering the proximity to other trees, hard surfaces, and utility lines; therefore the applicant may choose to use the fee-in-lieu option. The project arborist submitted an Urban Forestry Plan Supplemental Report, which describes how the newly planted street trees will be maintained according to the Street Tree Planting Standards and Street Tree Soil Volume Standards that are outlined in the Urban Forestry Manual. FINDING: Based on the analysis above, the proposed development meets or has been conditioned to meet the applicable Landscaping and Screening standards. CONDITION: Prior to commencing site work or ground disturbance, the applicant shall submit a revised Site Street Tree Canopy Plan consistent with the applicable street tree requirements for review and approval or pay the applicable fee-in-lieu. NOTICE OF DECISION MLP2015-00007/BALFOUR(9675 FRE\-,'ING)PARMION PAGE 11 OF 20 18.760 Nonconforming Situations 18.760.040 Criteria for Nonconforming Situations C. Nonconforming development. 1. Where a lawful structure exists at the effective date of adoption or amendment of this title that could not be built under the terms of this title by reason of restrictions on lot area, lot coverage, height, yard, equipment, its location on the lot or other requirements concerning the structure, such structure may be continued so long as it remains otherwise lawful, subject to the following provisions: a. No such nonconforming structure may be enlarged or altered in a way which increases its nonconformity but any structure or portion thereof may be enlarged or altered in a way that satisfies the requirements of this title or will decrease its nonconformity; or b. Should such nonconforming structure or nonconforming portion of structure be destroyed by any means to an extent of more than 60% of its current value as assessed by the Washington County assessor, it shall not be reconstructed except in conformity with the provisions of this title; and c. Should such structure be moved for any reason for any distance whatever, it shall thereafter conform to the regulations for the zoning district in which it is located after it is moved. The existing home on Parcel 1 is located at the corner of SW Frewing Street and SW Ash Avenue. The required street side yard setback (along Ash) is fifteen feet in the R-4.5 zone. The existing home has an approximate 11.8 foot setback. Upon a seven foot right-of-way dedication,the setback will be reduced to 4.8 feet. FINDING: The home was constructed in 1953, prior to the adoption of this title; it can be considered nonconforming development. Therefore it can be continued because the structure is not being moved or enlarged/altered in a way that increases the nonconformity. 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. Table 18.765.2 requires 1 parking space per dwelling unit. The applicant is proposing more than one parking space per unit,potentially two in garages and two in the driveway for each house. This standard is met. FINDING: The proposed development meets the Off-Street Parking and Loading Requirements. 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 that was coordinated and approved by a certified arborist and tree risk assessor (the project arborist) has been submitted.This standard is met. NOTICE OF DECISION AILP2015-00007/13ALFOUR(9675 FRE-WING)PARTITION PAGE 12 OF 20 2. Meet the tree preservation and removal site plan standards in the Urban Forestry Manual (UFM); A tree preservation and removal plan (PO4) that meets the standards set forth in the Urban Forestry Manual has been submitted. This standard is met. 3. Meet the tree canopy site plan standards in the Urban Forestry Manual; and A tree canopy site plan that meets the standards set forth in the Urban Forestry Manual has been submitted. In addition, the project arborist has included a signature of approval and statement attesting that the tree canopy site plan meets all of the requirements in Section 10,Part 2 of the Urban Forestry Manual.This standard is met. 4. Meet the supplemental report standards in the Urban Forestry Manual. A supplemental report was prepared and submitted by the project arborist, Rob Crouch Community Tree, LLC. This report includes the required inventory data for existing open grown trees, as outlined in Section 10, Part 3, Subsection D of the Urban Forestry Manual. The site is zoned R-4.5; accordingly, the minimum required effective tree canopy for the entire site is 40 percent, and 15 percent per lot (Section 10, Part 3, Subsections N and O of the Urban Forestry Manual). Through the supplemental report, the project arborist demonstrates how the effective tree canopy for the entire site is 98%percent,as well as 147%percent for Parcel 1,and 17%percent for Parcel 2. This standard is met. FINDING: Based on the analysis above, the urban forestry plan requirements are 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. The applicant's proposal does not address tree establishment. Therefore, a condition of approval is added for the applicant to provide a tree establishment bond that meets the requirements of the Urban Forestry Manual Section 11, Part 2. D. Urban forest inventory. Spatial and species specific data shall be collected according to the urban forestry inventory requirements in the Urban Forestry Manual for each open grown tree and area of stand grown trees in the tree canopy site plan (per Section 18.790.030.A.3) and supplemental report (per Section 18.790.030.A.4) of a previously approved urban forestry plan. Section 11, Part 3, Subsection B of the Urban Forestry Manual states that prior to any ground disturbance work, the applicant shall provide a fee to cover the city's cost of collecting and processing the inventory data for the entire Urban Forestry Plan. Therefore,a condition of approval is added to address this requirement. This standard will be met. FINDING: Based on the analysis above, the applicable urban forestry inventory standards have not been fully met but can be as conditioned. 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. 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. NOTICE OF DECISION AILP2015-00007/BALFOUR(9675 FREWING)PARTITION PAGE 13 OF 20 Based on the applicant's site plan, it appears the existing home and driveway meet visual clearance requirements. Construction of the new home and driveway on the proposed lot will be required to meet applicable visual clearance requirements. Prior to issuance of building permits,visual clearance will be ensured through site plan review at building permit submittal. FINDING: The Visual Clearance standards have been met or will be verified at the time of building permit submittal. 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. Both parcels have frontage and access to a public street (SW Frewing Street and Ash Avenue). 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. 4.Any new street or additional street width planned as a portion of an existing street shall meet the standards of this chapter. The site is adjacent to SW Ash Avenue and SW Frewing Street. The Transportation System Plan designates SW Frewing Street as a Neighborhood Route with bike lanes requiring a half right-of-way of 29 feet. SW Ash Avenue is also a Neighborhood Route, not including bike lanes, which will require a 27-foot half right-of-way. The applicant is conditioned to dedicate the additional right-of-way along both streets to satisfy the minimum requirements. This standard can be met as conditioned. 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. 1. The decision-making body shall make its decision about desired right-of-way width and pavement width of the various street types within the subdivision or development after consideration of the following: a. The type of road as set forth in the comprehensive plan transportation chapter — functional street classification. Currently, SW Frewing Street and Ash Avenue have 20 feet of right-of-way from centerline and are neighborhood routes. The Transportation System Plan designates SW Frewing Street as a Neighborhood Route with bike lanes requiring a half right-of-way of 29 feet. SW Ash Avenue is also a Neighborhood Route,not including bike lanes,which will require a 27-foot half right-of-way. The applicant is conditioned to dedicate the additional right-of-way along both streets to satisfy the minimum requirements. This standard can be met as conditioned. 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. NOTICE OF DECISION AILP2015-00007/B_1LFOUR(9675 FREWING)PARTITION PAGE 14 OF 20 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. Access for the proposed parcels will be by frontage to SW Frewing Street. No new streets are proposed or required to be extended through the site. This requirement is met. 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. The area surrounding the site is fully developed and of sufficient size to require an additional street. This requirement 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 an existing or proposed right-of-way. Parcel 1 is 12,403 square feet, which is more 1 1/2 times the minimum lot size for the R-4.5 zone (7,500 square feet). The average width of Parcel 1 is approximately 90 feet. Based on this depth of Parcel 1 cannot exceed 225 feet. The proposed depth is approximately 148 feet; therefore the maximum depth is not exceeded. Because the proposed lot size of Parcel 2 is 7,529 square feet, the lot width to depth ratio does not apply to Parcel 2. These standards are met. B. Lot frontage. Each lot shall abut upon a public or private street, other than an alley, for a width of at least 25 feet unless the lot is created through a minor land partition in which case 18.162.050.0 applies, or unless the lot is for an attached single-family dwelling unit,in which case the lot frontage shall be at least 15 feet. Each lot has frontage on a public street. Parcel 1 is a corner lot and has over 220 feet of frontage along SW Frewing Street and Ash Avenue. Parcel 2 has over 59 feet of frontage along SW Frewing Street. This standard is met. NOTICE OF DECISION NILP2015-00007/B_ALFOUR(9675 FREWING)PARTITION PAGE 15 OF 20 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. The side lines of proposed lots are at right angles to the street upon which the lots front (SW Frewing Street). This standard is met. 18.810.070 Sidewalks A. Sidewalks. All industrial streets and private streets shall have sidewalks meeting city standards along at least one side of the street. All other streets shall have sidewalks meeting city standards along both sides of the street. A development may be approved if an adjoining street has sidewalks on the side adjoining the development, even if no sidewalk exists on the other side of the street. No new streets are proposed. The site fronts on both SW Frewing Street and SW Ash Avenue. There are currently no sidewalks on either street throughout the neighborhood. The applicant is conditioned to record a restrictive covenant on the site for future street improvements,which include a public sidewalk. This standard can be met as conditioned. 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. C. Over-sizing. Proposed sewer systems shall include consideration of additional development within the area as projected by the comprehensive plan. An existing sewer lateral from a main line in SW Ash Avenue is serving the existing house. An additional lateral Nvill be extended from the main line in SW Frewing Street to serve the other lot. Further extension of the line is not required. 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. The applicant submitted a Preliminary Stormwater Report dated December 1, 2015. The plans show an on-site LIDA stormwater flow-through planter box for the Parcel 2. A fee-in-lieu will be paid for the proposed impervious surfaces not treated,which consist of the proposed driveway approach for Parcel 2. 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). The applicants plan indicates that runoff from the new home on Parcel 2 will be directed to an existing 12-inch storm drain in SW Frewing Street. This standard is met. 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). NOTICE OF DECISION DILP2015-00007/BALFOUR(9675 FREWING)PARTITION PAGE 16 OF 20 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 stormwater runoff will be permitted to discharge without detention. The applicant has submitted a preliminary stormwater report showing that there are no downstream restrictions. No detention is proposed. A fee in-lieu of providing detention is allowed. This standard can be met as coniditioned. 18.810.110 Bikeways and Pedestrian Pathways A. Bikeway extension. 1. As a standard, bike lanes shall be required along all arterial and collector routes and where identified on the city's adopted bicycle plan in the transportation system plan (TSP). Bike lane requirements along collectors within the downtown urban renewal district shall be determined by the city engineer unless specified in Table 18.810.1. 2. Developments adjoining proposed bikeways identified on the city's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or rights-of-way, provided such dedication is directly related to and roughly proportional to the impact of the development. 3. Any new street improvement project shall include bicycle lanes as required in this document and on the adopted bicycle plan. The site is located at the corner of SW Frewing Street and Ash Avenue. The Transportation System Plan designates SW Frewing Street as a Neighborhood Route with bike lanes requiring a half right-of-way of 29 feet. The applicant is conditioned to dedicate the additional right-of-way along both streets to satisfy,the minimum requirements and record a restrictive covenant on the site for future street improvements. This standard can be met as conditioned 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. NOTICE OF DECISION 1\11,P2015-00007/BALFOUR(9675 FREWING)PARTITION PAGE 17 OF 20 There are overhead utilities along the SW Ash avenue site frontage and across the street on SW Frewing Stree. Due to the location and configuration of these utilities, undergrounding is not recommended by the Tigard Public Works — Engineering Division staff. Payment of the fee in-lieu of undergrounding overhead utility lines along the site is allowable. There are 167.49 feet of overhead utilities across Frewing Street and 165.86 feet along the Ash Street frontage. The fee is ($35/foot) (333.35 feet) = $11,667. New lines will be required to be placed underground. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Traffic Study Findings. 'ndings. A traffic study is not required by 18.810.030.CC.1. Fire and Life Safety: The applicant shall provide approval from Tualatin Valley Fire and Rescue for access and hydrant placement before issuance of the PFI permit. Public Water System: The site is within the city service area. Service is available from an existing 8-inch line Frewing Street and a 12-inch line in Ash Avenue. Storm Water Quality. Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 07- 20) requires the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from 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 LIDA facility is proposed to treat the new lot. A fee in-lieu of treatment is also available to the applicant. 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 less than one acre, the developer will not be required to obtain an NPDES permit from the City prior to construction. 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 Division. 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. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard. Applicants must submit an Address & Commercial Suite Application request form. An addressing fee in the amount of$50.00 per address shall be assessed. This fee shall be paid to the city prior to final plat approval. For this project,the addressing fee will be $50.00 (1 lot multiplied by$50.00 per address). NOTICE OF DECISION TNILP2015-00007/15ALFOUR(9675 FREWING)PARTITION PAGE 18 OF 20 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). SECTION VI. OTHER STAFF COMMENTS The City of Tigard Public Works Department and Police Department were sent copies of the applicant's proposal. Police and utilities staff had no objections or comments. Comments and conditions from the Engineering division have been incorporated into this report. A copy of the Engineering comments are attached (Attachment 2). SECTION VII. AGENCY COMMENTS Clean Water Services (CWS)issued a Service Provider Letter and Sensitive Area Pre-Screening Site Assessment (CWS file 15-003394—Attachment 3) to determine that sensitive areas do not exist on site, or within 200 feet of the subject site. The agency also submitted written comments, received on October 15, 2015, requesting a condition of approval that requires the applicant to obtain Storm Water Connection Permit Authorization prior to any site work and partition plat recording. This request has been incorporated into the Conditions of Approval. The City of Tigard and CWS have an intergovernmental agreement stating that the city will ensure implementation of CWS Design and Construction Standards;therefore, this Minor Land Partition approval is conditioned to satisfy CWS requirements. Tualatin Valley Fire and Rescue (TVF&R) submitted written comments (Attachment 4). TVF&R endorsed the proposal, predicated on criteria and conditions of approval regarding fire apparatus access and parking on emergency access roads. A condition of approval has been added that requires the applicant to comply with all TVF&R standards. Attachments: Attachment 1: Site Plan Attachment 2: City of Tigard Engineering Department,Memorandum dated February 16,2016 Attachment 3: Clean Water Services,Comment Letter dated January 22,2016 Attachment 4:Tualatin Valley Fire and Rescue,Comment Letter dated January 26,2016 NOTICE OF DECISION AILP2015-00007/13ALFOUR(9675 FREWING)PARTITION PAGE 19 OF 20 SECTION VIII. PROCEDURE AND APPEAL INFORMATION Notice: Notice was mailed to: The applicant and owners Xi Owners of record within the required distance 1 Affected government agencies Final Decision: THIS DECISION IS FINAL ON MARCH 1, 2016 AND EF-: EFFECTIVE ON MARCH 18,2016 UNLESS AN APPEAL IS FILED. A eal: The Director's Decision is final on the date that it is mailed. All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision 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 Decision was mailed. The appeal fee schedule and forms are available from the City of Tigard Planning Division, 13125 SW Hall Boulevard,Tigard, OR 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 4:00 P.M. ON MARCH 17, 2016. Questions: If you have any questions, please contact Cheryl Caines, Associate Planner at (503)718-2437 or chei)JIcktigard-or.gov. You may also mail inquiries to City of Tigard Planning Division, 13125 SW Hall Boulevard,Tigard,OR 97223. March 1.2016 PREPARED BY: Cheryl Caines Associate Planner NOTICE OF DECISION NfLP2015-00007/BALFOUR(9675 FRENVING)PARTITION PAGE 20 OF 20 w z On \ W J W3 OC a a Nz o \ U � \ rTo SOT 700 / � Q ^ALLOT 203 W 0. U. w ot N z W Q PAA By 2 stn.�ocrIT; M ram Tk SOT 1400 PARCEL \ , \\ sa nw senxcE/ �MUC wax Mwamx fi Peer \ 4 ///."�k/ d W TAX LOT 1500 Ig rarrro J Pur J \ N� I•s\ \__ '�r�" �. / axu enn wr.N uwm wao VJ = M TAI-0T 160C \ is i+saor '�s)xm �� �)aP mx'sr )s•r uMvsv.v,Es; ANni \uR.o 4 py g� RELINED SFIRAW FOR R-4.5 \%\ `•- /" / ZONM DISTRICT 00 4 tar vN1A rs n AP \\ �� MP xxpmM MS wR rv.A-axrmuEc:)Pear 4�us xc 3 TAl Ll'100 �)+ OETISIIY CALtlIIATIDIK FOR R-4.5 ZORDIG dSORCi ,C 1* Pnro / l Qata 91F MSa t1}.)))s(10P u.7 Q � S / \ PAIS Lan MdGPIX !7',Nb S(faA eL) A xPur M)M'9beB£Nse ,Ex s I:aM KI � /' Mww for NFk ).sM s .� PRY'aNp PMMl l NFA x,LM3 S � AAStA PNAt)NPA 2)SM Si WILY MNMF (MAKS/)AM��xM�tPMWS .$ \ PNP®Mx9Pl. 2M L�•�IPq•11].)PMtn3 ��� 4481 _ P03 Attachment 2 MEMORANDUM CITY OF TIGARD, OREGON DATE: 2-16-2016 TO: Cheryl Caines, Associate Planner FROM: Greg Berry, Development Review Engineer RE: Balfour Partition MLP 2015-00007 Access Management (Section 18.705.030.H) Section 18.705.030.H.1 states that an access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the City and AASHTO. S\X'Frewing Street will provide access for both lots. An existing driveway will provide access to the existing house on Parcel 1. The spacing from SW Ash Avenue is adequate. The submitted Preliminary Sight Distance Evaluation found that while both driveways had adequate sight distance to the north, sight distance to the south was inadequate for 25 mph. However, the four-way stop at the intersection of S\X'Frewing Street and Ash Avenue is expected to provide adequate sight distance by reducing speed to about 15 mph. Section 18.705.030.H.2 states that driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far from the intersection as possible. No driveways are proposed within the influence area of a collector or arterial street. This requirement is met. Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of ENGINEERING COMMENTS Balfour Partition MLP15-07 PAGE 1 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 driveways along a collector or arterial street or a local street along a local street are proposed. This requirement 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. The applicant shall enter into a restrictive covenant with the City for frontage improvements. 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 to have a 54-foot right-of-way width and 32-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. Currently,SVI Frewing Street and Ash Avenue have 20 feet of right-of-way from centerline and are neighborhood routes. The Transportation System Plan designates SW Frewing Street as a Neighborhood Route with bike lanes requiring a half right-of-way of 29 feet. SW Ash Avenue is also a Neighborhood Route, not including bike lanes,which will require a 27-foot half right- of-way. 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 ENGINEERING COMMENTS Balfour Partition MLP15-07 PAGE 2 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. Access for the proposed parcels will be by frontage to SW Fre-wing Street. No new streets are proposed. This requirement is met. Street Alignment and Connections: Section 18.810.030.H.1 states that full street connections with spacing of no more than 530 feet between connections is required except where prevented by barriers such as topography, railroads, freeways, pre-existing developments, lease provisions, easements, covenants or other restrictions existing prior to May 1, 1995 which preclude street connections. A full street connection may also be exempted due to a regulated water feature if regulations would not permit construction. Section 18.810.030.H.2 states that all local, neighborhood routes and collector streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. Land is considered topographically constrained if the slope is greater than 15% for a distance of 250 feet or more. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. The area surrounding the site is fully developed and of insufficient size to require an additional street. This requirement 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 ENGINEERING COMMENTS Balfour Partition MLP15-07 PAGE 3 • If a cul-de-sac is more than 300 feet long, a lighted direct pathway to an adjacent street may be required to be provided and dedicated to the City. 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. There are no streets within the development. This requirement is met. Access to Arterials and Major Collectors: Section 18.810.030.Q states that where a development abuts or is traversed by an existing or proposed arterial or major collector street, the development design shall provide adequate protection for residential properties and shall separate residential access and through traffic, or if separation is not feasible, the design shall minimize the traffic conflicts. The design shall include any of the following: • A parallel access street along the arterial or major collector; • Lots of suitable depth abutting the arterial or major collector to provide adequate buffering with frontage along another street; • Screen planting at the rear or side property line to be contained in a non-access reservation along the arterial or major collector; or • Other treatment suitable to meet the objectives of this subsection; • If a lot has access to two streets with different classifications, primary access should be from the lower classification street. There are no arterials or collector streets within the development. 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. 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 ENGINEERING COMMENTS Balfour Partition MLP15-07 PAGE 4 access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.13.1 states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of- way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development or; • For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. PLANNING Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. 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. Sidewalks will be included in the restrictive covenant. Sanitary Sewers: ENGINEERING COMMENTS Balfour Partition MLP15-07 PAGE 5 Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. The existing house on Parcel 1 will continue to be served by the existing lateral. Parcel 2 will be served by a new lateral from an existing line in S\X'Frexving Street. Storm Drainage: General Provisions: Section 18.810.100.A requires developers to make adequate provisions for storm water and flood water runoff. The applicant has submitted a Preliminary Stormwater Report dated December 1, 2015. 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). The applicant's plans indicate runoff from the new house will directed an existing 12-inch storm drain in S\X'Frewing Street. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). In 1997,Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a ENGINEERING COMMENTS Balfour Partition MLP15-07 PAGE 6 recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities,unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. The applicant has submitted a preliminary stormwater report showing that there are no downstream restrictions. No detention is proposed. A fee in-lieu of providing detention is allowed. Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that developments adjoining proposed bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or right-of-way. Minimum Width: Section 18.810.110.0 states that the minimum width for bikeways within the roadway is five feet per bicycle travel lane. Minimum width for two-way bikeways separated from the road is eight feet. SW Frewing is a designated bike route. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. ENGINEERING COMMENTS Balfour Partition MLP15-07 PAGE 7 Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under- grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case- by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under- grounding. There are overhead utilities across Frewing Street and along the Ash Street frontage. Undergrounding of the utilities is not recommended. The fee in-lieu of undergrounding of $35 per foot shall be paid. There are 167.49 feet of overhead utilities across Frewing Street and 165.86 feet along the Ash Street frontage resulting in a $11,667 fee. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Fire and Life Safety: Provide TVFR approval of adequate fire hydrants and spacing requirements. Public Water System: The site is within the cite service area. Service is available from an existing 8-inch line Frewing Street and a 12-inch line in Ash Avenue. 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. ENGINEERING COMMENTS Balfour Partition MLP15-07 PAGE 8 A LIDA facility is proposed to treat the new lot. A fee in-lieu of treatment is also available to the applicant. 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. 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 Division. 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. 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 plat approval. For this project, the addressing fee will be $50.00 (1 lots X$50 = $50.00). 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. ENGINEERING COMMENTS Balfour Partition MLP15-07 PAGE 9 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). Recommendations: THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY ONSITE IMPROVEMENTS, INCLUDING GRADING EXCAVATION AND/OR FILL ACTIVITIES: Submit to the Engineering Department (Greg Berry, 503-718-2468 or greg@tigard- or.gov) for review and approval: 1. Prior to commencing site improvements, a Public Facility Improvement (PFI) permit is required for this project to cover all infrastructure work and any other work in the public right-of-way. Six (6) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www.tigard-or.gov). 2. Prior to commencing site improvements, the Applicant shall submit 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 specif T 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 documents. 3. Prior to commencing site improvements, the Applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. All construction vehicle parking shall be provided on-site. No construction vehicles or equipment will be permitted to park on the adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application, and shall include the vehicles of all suppliers and employees associated with the project. 4. Prior to commencing site improvements, the Applicant's City of Tigard Public Facility Improvement permit and construction drawings shall indicate that public utility connections, driveway aprons and street trees shall be installed. ENGINEERING COMMENTS Balfour Partition MLP15-07 PAGE 10 5. Prior to commencing site improvements, the Applicant shall obtain a (CWS) Stormwater Connection Authorization. Plans shall be submitted to the City of Tigard for review. The city will forward plans to CWS after preliminary review. 6. Prior to commencing site improvements, the Applicant shall provide an erosion control plan that includes all on and off site work conforming to the "CWS Erosion Prevention and Sediment Control Design and Planning Manual" (current edition) as part of the Public Facility Improvement (PFI) permit drawings. 7. Prior to commencing site improvements, the Applicant shall provide 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 Division. 8. Prior to commencing site improvements, the design engineer shall indicate on the grading plan which lots will have natural slopes between 10% and 20%,as well as lots that will have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections and/or permits will be necessary when the lots develop. 9. Prior to commencing site improvements,pay stormwater quantity fees. 10. Prior to commencing site improvements, the Applicant will be required to provide written approval from Tualatin Valley Fire&Rescue for fire flow, hydrant placement and access. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: Submit to the Engineering Department (Greg Berry, 639-4171, ext. 2468) for review and approval: 11. Prior to final plat approval, the Applicant shall pay an addressing fee in the amount of$50. (STAFF CONTACT: Jeremy Hanson, 503-718-2467. 12. Prior to final plat approval, the Applicant's final plat shall provide 29 feet of right-of- way from the centerline of SW Frewing Street and 27 feet of right-of-way from the centerline of SW Ash Street. 13. Prior to final plat approval, the Applicant shall enter into a restrictive covenant for frontage improvements on SVV Frewing Street and Ash Avenue frontages. 14. Prior to final plat approval, the Applicant shall pay the fee in-lieu of undergrounding utilities of$11,667. 15. Prior to final plat approval, 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 ENGINEERING COMMENTS Balfour Partition MLP15-07 PAGE 11 subdivision plat boundary (per ORS 92.050). 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. Final plat application submission requirements are as follows: A. Submit for City review four (4) paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon and the necessary data or narrative. • Final plat and data/narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.050),Washington County, and by the City of Tigard. • Final plat shall show the right-of-way dedication for all public streets. • Subdivision plats will include signature lines for City Engineer and Community Development Director. • Partition plats will include a signature line City Engineer. NOTE: Washington County will not begin their review of the final plat until they receive notice from the City of Tigard Engineering Division indicating that the City has reviewed the final plat and submitted comments to the Applicant's surveyor. B. Submit a check in the amount of the current final plat review fee (Contact Planner on Duty,at 503-718-2421). THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: Submit to the Engineering Department (Greg Berry, 503-718- 2468) for review and approval: 16. Prior to issuance of building permits,the Applicant shall provide the Engineering Department with a paper copy of the recorded final plat. 17. Prior to issuance of building permits, the Applicant shall submit and obtain approval of a construction access and parking plan for the home building phase. 18. Prior to issuance of building permits, the Applicant shall submit and obtain approval of a final sight distance analysis for Parcels 1 and 2. 19. Prior to issuance of building permits within the subdivision,the City Engineer shall deem the public improvements substantially complete. Substantial completion shall be when: 1) all utilities are installed and inspected for compliance,including franchise utilities and approved water connections,2) all local residential streets shall be fully paved, 3) all pedestrian pathways are substantially complete,4) any off-site utility improvements are substantially completed,and 5) all public street lights are installed and ready to be energized. (NOTE: the City,apart from this condition, ENGINEERING COMMENTS Balfour Partition MLP15-07 PAGE 12 and in accordance with the City's model home policy,may issue model home permits). 20. Prior to issuance of building permits, the applicant shall submit as-built drawings 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).As-built submittal shall include an acrobat (***.pdf) file, one 11x17 paper copy and the electronic point file as state above and shown in the example below. Excel spreadsheet/point database file example: "Feature"; "Type"; "XCOORD"; "YCOORD'; "ZCOORD": "SSMH02"; "MI-1";"7456892.234"; "6298769.879"; "192.45" "VAT03" 'XV) "7456956.654" "6298723.587" "214.05 1:\ENG\01 Development Engineering\_LANDUSE I'ROJ1iCTS\Freu'ing\Frea-ing tit 9675 Partition\Comments Balfour Partition MIT 15-t17.doc ENGINEERING COMMENTS Balfour Partition MLP15-07 PAGE 13 Attachment 3 r� C1eanWater Services F1 E C' E I V E D JAN 2 7 Z� 6 CITY OF TIGARE= PLANNING/ENGINEERINt'I MEMORANDUM Date: January 22,2016 To: Cheryl Caines,Associate Planner,City of Tigard From: Jackie Sue Humphreys lean Water Services(the District) Subject: Balfour 2-Parcel Partition,MLP2015-00007,2S102CA00800 Please include the following comments when writing your conditions of approval: PRIOR TO ANY WORK ON THE SITE AND PARTITION 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. 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. 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. 25505W Hillsboro Highway • Hillsboro,Oregon 97123 Phone: (503)681-3600 • Fax: (503)681-3603 • cleanwaterservices.org f. If private lot LIDA systems proposed,must comply with the current CWS Design and Construction Standards.A private maintenance agreement, for the proposed private lot LIDA systems,needs to be provided to the City for review and acceptance. g. Show all existing and proposed easements on plans. Any required storm sewer, sanitary sewer,and water quality related easements must be granted to the City. h. Any proposed offsite construction activities will require an update or amendment to the current Service Provider Letter for this project. CONCLUSION This Land Use Review does not constitute the District's approval of storm or sanitary sewer compliance to the NPDES permit held by the District. The District,prior to issuance of any connection permits,must approve final construction plans and drainage calculations. Attachment 4 raox. www.tvfr.com Tualatin Valley Fire & Rescue January 26, 2016 Cheryl Cains City of Tigard 13155 SW Hall Blvd Tigard, Oregon 97223 Re: Balfour Partition 9675 SW Frewing WCTM 2S102CA lot 800 Dear, 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: FIRE APPARATUS ACCESS: 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. NO PARKING: Parking on emergency access roads shall be as follows(OFC D103.6.1-2): T. 20-26 feet road width—no parking on either side of roadway 2. 26-32 feet road width—parking is allowed on one side 3. Greater than 32 feet road width—parking is not restricted North Operating Center Command&Business Operations Center South Operating Center Training Center 20665 SW Blanton Street and Central Operating Center 8445 SW Elligsen Road 12400 SW Tonquin Road Aloha,Oregon 97078 11945 SW 70`"Avenue Wilsonville,Oregon Sherwood,Oregon 503-649-8577 Tigard,Oregon 97223-9196 97070-9641 97140-9734 503-649-8577 503-649-8577 503-259-1600 FIREFIGHTING WATER SUPPLIES: 3. SINGLE FAMILY DWELLINGS - REQUIRED FIRE FLOW: The minimum available fire flow for one and two-family dwellings 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 OFC Appendix B. (OFC 13105.2) 4. FIRE FLOW WATER AVAILABILITY: Applicants shall provide documentation of a fire hydrant flow test or flow test modeling of water availability from the local water purveyor if the project includes a new structure or increase in the floor area of an existing structure.Tests shall be conducted from a fire hydrant within 400 feet for commercial projects, or 600 feet for residential development. Flow tests will be accepted if they were performed within 5 years as long as no adverse modifications have been made to the supply system. Water availability information may not be required to be submitted for every project. (OFC Appendix B) 5. WATER SUPPLY DURING CONSTRUCTION: Approved firefighting water supplies shall be installed and operational prior to any combustible construction or storage of combustible materials on the site. (OFC 3312.1) BUILDING ACCESS AND FIRE SERVICE FEATURES 6. PREMISES IDENTIFICATION: New and existing 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, including monument signs. These numbers shall contrast with their background. Numbers shall be a minimum of 4 inches high with a minimum stroke width of 1/2 inch. (OFC 505.1) If you have questions or need further clarification, please feel free to contact me at(503)259-1504. Sincerely, > zee John Wolff I Deputy Fire Marshal II Tualatin Valley Fire& Rescue Direct: 503-259-1504 Wolff.*ohnf@tvfr.com www.tvfr.com Cc: 2 CKCU AIED POSIOM OF yam PARTINNON PUT NO. \ am ow 00�'�cEa'o IE � �y` LOT x RECORDED AS UOaAaT NO.ocb x SET SSnO'04R 100. %M,OF s 41t, '' }.� FACE' COM COOP 3748 FoUn�•4 � ' � � ., PARTITION PLAT 184'1X04E 2LLOY�-7- PER 91 �` 20. a1(� DO ` �5/f K PLAT 9, A REPLAT OF A PORTION OF LOT 22 OF THE PLAT "FREWING'S N60x12E�aX� �� END OF WOOD IBM � END OF NOW FENCE WAS ORCHARD TRACTS", LOCATED IN THE SOUTHWEST 1/4 OF SECTION 2, \ CALCULA1ED M GEODETIC of FALLS ON"� � "W`n" TOWNSHIP 2 SOUTH, RANGE 1 WEST, WILLAMETTE MERIDIAN, \ Rod 'ON � � � � '� EST, CITY OF TIGARD, WASHINGTON COUNTY, OREGON j-r3 s��► '� \ �bPMM �3 a ,�.y� yy JUNE 8, 2016 OF LOT 22 NTUL PONT ` D T'w155--00 44 � �V�• •\`&s G / AND souralEAST LINE ILOVOF BOOK US PAM LEGEND NOW FDICE / \ 0=0 FALLS • SET 5/8'X Sr NON IRA WAN N mom ON uE un PARCEL 2 Fa5/8°r BELT,in AL6 ENCIL•ONE 2/OB/16 LAT 1 'i \. 22.3' 44 7.652 SF 115" ' NOW F NCE BKAM O FOUND 5/8'RON ROD w/EPC N908BFD Sm N2458'2CE ar IPAfi1C COIRRMIY OMW UNUM NOTED ` �L.` '� '�E• ���L x0.87 Eo 011101 PER THE PLAT'A�NN *, y, �M 3 SJDO6Y5'E (SX%'Exs.9% HELD MOST NESEIRY (q , (=55401E 20.9113 O mme 5/8• M ROD NTN mumm CAP MINED DDE.NO.2015-094W PARCEL 1 'ry y � MINED"PACIFIC onRRDEW M NTY AND MOST SOUNXY \ / J MUIINEON'NT BPER NNE PUT•ASIUOW, CORER OF BOON say 4 ```•�rb� Rads 9F $�, Hu PAGE 452("/18µ) Y'ay� ' '�•>_3 ' FOUND ' �\ 113011 P D DOMEFOUNDYOMENT AS NDIFJk LOT 2 \ $a '4: 57371bXE '�':1�,g� j HELD UNLESS NOTED O11E1lNSE 6 'e1. O CAECULAND P09DON •M�'"""� `\�'4Q�',j�, ,`fir SCALE 1• a 30 per, DO vNO. COUm�SEED RECp05 18,BX �S & se 0 ICY&ao N/1PC NM A YELLOW RASVC GIP LAT 3 1014 '\1234 'k_z.- 111111 All MANGE PLASRC CAP 1114 5� 1191 SURVEY NUNINR Nsr4sat LILOX L.Cl `� CURVE TABLE � �aE�NCE E�A�aNT 70 W CITY (NSP4511'E?40X){ yin j CU1EE RAORS DELTA IE1OOI I CHORD OF IN= \`w —r—N5151'3YN 25.00' NOW N W-OF-MAY r6raon E2 `� ( )2 C 12A0' 1117X38• 2136 NBBD514R 1985 SF SOUALE FEET (N5F'45111E 9.2)4 (r ORCHARDN1Ffl�RprOONOUI PER TIE PLAT�AE1MNiS 2 \ Al FOUND 5/6'R DONT OAT; REDO D NFOYAIHON PER SII 3746 / � � �� `4.�41, PER SII 3748:HELD (� 1 NFOWIEOW70N PER THE PLAT'1EWOEST (2SODV \ ()4 RECORD INFONIATNN PER THE PLAT'ASIINDW 1R�"" FOND 1•P.PER DE PUT ()S W D WOWON PER DOC.NIL 2112747 x pop / GK'S. OIOIND TRAC75•. . 11� MOST 9OUNE1LY COMM OF LOT PORMN j \22 11011113 O NW TRACW GEODETIC CONTROL OF LOT 17 % \ IMS SLINKY HOLDS THE CALCULATED POSDONS OF CITY OF 1DA2 CPS CONTROL \ POINTS CCU-070 AID 0C22-019 AS CALCULATED FROM THE ADJACENT RAT „e •081000'.MEGM STATE RAZE,NOI1H ZONE 3601.NAOL991)OOMMIATES + PER GBODEDC mN1RaL 9URLEY 1RRB1N 22 ARE AS FOLLDIIs+ PROFESSIONAL LTJ NOWNSIR 648.790.755 NT.FEET PREPARED FOR Nano slnevelroHe EASINR 7,816.0&7.373 NF.FEET 516Eiw HALES,LLC, CONY-177bL2S TDs w1MTH PUKE,SR1E INC RFD ,9 CODSCALE IF=0.229715 BUNFRIOL OR 970061 m 6C22-0I8 NORAM4 84429.22 NT.FEET \ EASM 7.816.24732 NE FEET ARS FII2FF1lD AND FOESIRY.LLC OMINN D SCA-1 ACIM:s' J2 NAME FIL4M ,x12 99 IEIYNI 2 AKEaaMIRD SCALE FALTpE 0.9121115 m 12 J2 HARDER 410 TUAIAINL OR 97082 PANNE 50.7.5836,51 �\ MANN Or.JOI FAX 5035638152 CHECKED BY:NSP EJ/ 10 . PLANNNG • SURVEYING IMAMS 114:44MCPART I FORESTRY • LANDSCAPE ARCHITECTURE PAR"m PUT l 02016-0-Z9 PARTITION PLAT `E�AS DODAST� a°/&05°5sHT2�a OF PREPARED FOR A REPLAT OF A PORTION OF LOT 22 OF THE PLAT 'FREWING'S ORCHARD TRACTS', SAGE BUNT ROARSITE ROTO RNs W NIM RACE 96.1E LOCATED IN THE SOUTHWEST 1/4 OF SECTION 2, TOWNSHIP 2 SOUTH, RANGE 1 WEST, BENIERIIAC OR fm WILLAMETTE MERIDIAN, CITY OF TIGARD, WASHINGTON COUNTY, OREGON JUNE 8, 2016 APPROVALS DECLARATION SURVEYOR'S CERTIFICATE D10W ALL PEOPLE BY 116E PRESENTS: I.NICK ATE DO HEREBY CERVY MAT I WE CORRECTLY SURVEYED AID MARIMD 11111 PROPER MOAABM RHE WD APPEOYED THIS 22t DAY OF J1n, ,1016. BRAT Of MM M.DNFDIR AND DAVID E BWO UR ARE 1 E DOM OF THE MAIDS SIGNS ON THE REPRESENTED OR 111E n11E10)YAP.OEM MORE PARTICULARLY DESCRIBED AS FOLLOW CITY OF WAND,CITY DOW AMM7QD YAP AND PARTICULARLY DESCRIBED N THE ACCOMPANYING 9RVEYORS CER MTCATE,AND HAS CNISED THE SNE TO BE SURVEYED AND PARTITIONED INTO PARCELS N ACCORDANCE NM Of PROVISIONS A RERAT OF A PORTION OF LOT 22 OF THE RAT TD'S ORCHARD TRACIS',LOCATED N THE SOUTHWEST 1/4 OF BY.- OF CHAPTER 92 GE QUM REVISED STATU M AND DO HEREBY DEDICATE ALL RIGK-6-'LAY TO IE SECTION$TOWNSHIP 2 SWK RIDE 1 166 NILYETNE IEININ4 CITY OF T AID,WASHINGTON COUNTY,ORE M KRIk FOR PUBLIC USE AND DO HEREBY GRANT ALL EASEMENTS AS SIM OR NOTED lERECK. BEGINNING AT I E INITIAL PONT,BEING A 5/8 NCIH ROI IDD NM A YEILDW PLASTIC CAP INSCRIBED'ALU OW ON THE aA NOMREAST RIGHT-OF-WAY LLE OF SI PIETr10 STREET(MAD FEET FROM CENRA6E),FROM WHICH 5/6 NCIH ROM ROD APPNOIED THS z4 DAY OF .TWYE ,2016. ^ AT TIE MOST WESTERLY COOMR OF LOT 1 OF THE PAT-VENCAFST TEIIRACE BENE NOHH 541601'EAST 15522 FEET WASHINGTON COUNTY S RYEWR A /1/f(i Oi_/L AD SOUTH 3MV'EAST QD FEET,THENCE NANO IE SOWEAST WE OF BE TRACE PER DOCILEIR MAW ft.m� .0.S. M.SALfOR r DAVID E BALFOUR 96112747 NORTH 541604'EAST 156.72 FEET TO THE Y06T EASTERLY COB NNW.FRCP N6CI1 A 5/6 NOR Rd ROD NM A YELLOW RASVC CAP I 'ANS FNGI.'REARS SOMI 541804'EST 2O)FEET;THENCE NATO THE SCUDW6T LINE OF RE RAT'YEMREST 1EARAC£'SCUM 300""EAST 121.73 FEET M THE NCNRINST OW-W-WAY ACKNOWLEDGMENT LINE OF SW Asx AMU(20.00 FEET FRCW CENTE%LEk MICE AAD SAD NOMRISM NOWT-CF-MY USE SCUM ALL TA)(M FEES,ASMiS ENIS OR OTHER CHARGES AS NNW a:OELDtl ) NW REST 165.68 FEET TO SAD NORTHEAST RIGHT-CF-WAY LLE OF Sr How SREETHEN ; CE MONO SAID PROBY ORS 92095 HAVE BEEN PAD AS NOFDFAST RICK-CF-WAY UE NORM 3014W NST 167.48 FEET TO 11E INITIAL PONT. OF THS 2T& DAY OF 1... .201C AS HECTOR OF ASSESSMENT AND TAUMN COUNTY OF M9NOM ) THEE ARM DESCRIED TRACT OF MND CONTAINS APFRONWTELY 72277 SQUARE FEET,MW OR LEM (ESWIDROM COUNTY ASSESSOR) THIS N51NUE11T WAS AOO UMM BEFORE WE ON�/# NARRATIVE A n� BY: l' 2N6 BY&NO Y.BA FOUR NO DAVID E SWO R. NARRATIVE THE ROM GE IVIS RAT IS M PARTITION THE TRACT PER DOOREIR NUMBER 205-OK341,ILM IGION COUNTY DEED RECORDS.THE BASS OF ffANDS FOR TMS PUT IS THE CENIERLK OF SW ASR AVENUE PER INE PUT'AS119000',AS / SHOAL STATE 6 OREGON ) ARY 9O1A1� THE CENID6NE OF SN ASH AVENUE WAS ESTABLISHED BY fIODUD FOUR YOMLOIIS PER THE PUT'ASNIWDOD'.THE PIAT )SSK a lhui n e Tt.En 'ATkst V W HWS ORCHARD TRACTS,AND HIDING A 75.00 FOOT OFFSETS FROM FOOMONUMENTS D MTS PER SURVEY RAM 3144 COUNTY OF WASHIM I ARY NICHE APPEARS TO HAVE PEFFENATED DE 06UL GIPLAT M T MOENTS OF SAID PUT,SIM ALSO CEIZATED SAID ROAD. NOT 100 HEREBY CMIFY RUT RIS PA�RAT WAS RECEIVED FOR THE NOUIPRST NOWT-OF-WAY LIE OF SW ASID AVENUE WAS ESTABLISHED BY HOLDING A MAD FOOT�T FROM RECORD 01 11L5,3,�DAY O'PAM Cl ML 2018 AT CAY59OM MUNOE Q49 S 34 CSIIENUE PER THE PUT'FIIEMD'S CROIAID TRACTS'. t0fa=�M AND REDumW N THE caulltt aim My Comamom EMUS;neWke✓1? 2D/9 THE CENIEIRNE OF SW Rn=SIM RAS FSUBUSED BY HUM A FOUND MOLLENT PER THE RAT PEWINBS MIARD 1RACV AND HUM RECORD OFFSETS FRO FOUR MONUMENTS PER RE PLAT'AgfNW A D SURVEY MLEUR 3748.SAID SURVEY MLNER 3748 NO 11E FIAT'ASINOOD'APPEAR TO WAVE PEAPERIA1W THE ORIGINAL RAT YOULEIM DEPUTY COUNTY UUM PLAT NOTES OF SOS IW RIBS ORCHARD TRACTS.ISM ALSO DENCAIED SAD ROAD. 1. THS PARRTDN PUT IS SUE W MCO OROS OF AI NWA.PER CITY OF TIGAID CASE FILE THE NptXW OW-OF-WAY WE OF SN MINING S 7 WAS ESTABLISHED BY HOLDING A 2400 FOOT OFFSET FROM MP2015-00007. CERIFAUE PER RE PLAT'FIEVIM S ORCHARD TRACTS. TUE NORREAST UE OF RE TRACT PER DOCUMENT MM 2015-084314 WAS ESTABIZIED BY HOLDING FOUR"AMNIS PER WO NUMBER 3748 AND URE PLAT'VIENCIM 1EAMW IT APPEARS MAT RE LEGAL DESCRIPTION PER=MIT CONSENT AFFIDAVIT MOM 2015-GI4344 WAS ROM BASED ON SURVEY MUNER 3748.'VENCREST TERIUW HELD FOUR MOIUMEN S PER A PARTITION CONSENT AFFDAMT FROM MORTGAGE ELECTRONIC REGISTRATION SYSDI,NC.,A TMST DEED SUR%V MAW 3748 70 ESARM ITS COMIOI BOUNDARY NM DWAIENT NUMBER 2015-NA744. BENEFICIARY,HAS BEEN RECORDED AS DOOLEHT N0.2016-QS0 543 .WA9IDTOM THE NMI ESMILY C=0 OF THE TRACT PER DOCUMENT NUMBER 2015-09134 4 WAS ESTABLISHED BY HOLDING A DISTANCE COUNTY DEED REOOIDS OF 19500 FEET FROM INE MOST SOUTHERLY COO OF LCT 22 HANG UNE ONTEALK OF SW FRE11G STREET PER ADJACENT DUD DOCUMENT NAM MIZ747.DOCUMENT NUMBER 2015-094344 EXCWIS THE RMC1 PER ROC!505 PACE 452 "NEED 02/M/19641 THE MOST SOURMY COKER OF NIOM ALSO FALLS 19500 FEET FROM THE MOST SOIREELY GORIER GE SAID LOT 22 RIE NO TIRIM LINE OF THE TRACT PER DCOLER RAM 2015-084YN WAS ESTABLISHED BY HOLDING 11E MOVE DESCRIBED ESMY Ono AND HOLDING;THE REOOD ARGUE PER SAID ARM DEED DOUBT NAM 9MI2747.116 RESOLUTION ADHERES ELL NM AN CUM FENCE DOCUMENT MLHR 1015-004N4 EVCEP1S BOO(50 PACE 452 OECODED 02JD4/H641 SAID ROC(505 PAGE 452 HOLDS THE SANE ARGUE AS DOOLOR MAW=12747 AND IE SIM EAST 0=0 OF ROC(505 PAGE 452(NCNRECILY CALLED BOO(505 PAGE 252)8 CALLED AS THE Mar EASIFALY GONER GE SAID DOCUMENT NUMBER 9IN12747. 4 REGISTEONALRED` 6o AKS DOWNING AND FORESTRY,LLC LAND „ JOB WARE FIEIND 17LE 866 SW S RD AKS S100 JOB WARREN:44N RIAATU6 OR IR 97062 FHNE:503.583615 OUNt BY:JOM EAU:503N30152 J1INIANY S.N67 NICK NINE CHI ED BY:NSW ENONEEF" - PL.AMII16 - l9URVEYINO ORA69D N4:MBICTART FORESTRY - LANDSCAPE ARCWECTLIIE REQUEST FOR COMMENTS M REQUEST FOR COMMENTS DATE: January 11,2016 FROM: Citi of Tigard Planning Division STAFF CONTACT: Chervl Caines.Associate Planner Phone: (503) 718-2437 Fax: (503) 718-2748 Email: cherylc a,tigard-or.gov MLP2015-00007 - BALFOUR (9675 SW Frewing) PARTITION - REQUEST: The applicant is requesting a minor land partition to divide one (1) .51-acre site at the corner of SW Frewing Street and Ash Avenue into two (2) parcels. The proposed lots are 12,403 and 7,529 square feet in size. There is an existing home that will remain on proposed Parcel 1. LOCATION: 9675 SW Frewing St.;Washington County Tax Map 2S102CA,Tax Lot 800. 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 18.420 Attached are the Site Plan and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY• IANUARY 25,2016 You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard,Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter or email. Written comments provided below: Name&Number of Person Commenting: CITY OF TIGARD REQUEST FOR COMMENTS NOTIFICATION LIST FOR LAND USE COMMUNITY DEVELOPMENT APPLICATIONS FILE NOS: FILE NA-ME: Mark the block to the left of the name of each person or organization that needs to be notified. CITY OFFICES CD Administration/Kenny Asher,CD Director CD Administration/Tom McGuire,asst CD Director CD Administration/Buff Brown Sr.Transportation Planner(electronic copy) City Administration/Carol Krager,City Recorder Development Services/Planning-Engineering Techs. (except annexations) 1 Development Services/Development Eng.Greg Berry(Copy on all Notices of Decision) 1 Building Division/dark VanDomelen,Building Official 1 Police Department/Jim Wolf,Crime Prevention Officer(Copy on all Notices of Decision) 1 Public Works/John Good 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'NIgr,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 Cite OR 97224* City of Lake Oswego,Planning Director,PO Box 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 970621- Metro 7062*Metro-Land Use and Planning,600 NE Grand Ave,Portland OR 97232-2736,Joanna'Mensher,Data Resource Center (ZCA-Ado ted)* 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,Brian Harper,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).Email:Regionl_DEVRE\'_Applications@odot.state.or.us ODOT,Region 1 -Development Review Coordinator Carl Torland,Right-of-Way Section,123 NW Flanders,Portland OR 97209-4037 (Vacations)* Email:Regionl—DENREN'_Apphcations@odot.state.or.us ODOT Region 1 Development Review Program,123 NW Flanders St,Portland OR 97209 Email:Regionl—DENREN'—Applications@odot.state.or.us OR Dept of Energy,Bonneville Power Administration,Routing TTRC-Attn: Renae Ferrera,POB 3621,Portland OR 97208-3621 owerlines 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,700 NE Multnomah St#600,Portland,OR 97232 (Nott ,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.&�tineral Ind.,800 NE Oregon Street,Suite 965,Portland OR 97232 OR Dept of Land Conservation&Dev.,Mara Ulloa,635 CapitolStreet E, lute 150,Salem OR 97301-2540(Comp Plan Amendments&Measure 37) -You have the option to send electronic 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- 11279 Documents should be emailed/do not send hard copies) I/CURPLN/MASTERS/REQ FOR COMMENTS NOTIFICATION LIST(UPDATED 03/30/15) Page 1 of 2 CITY OF TIGARD REQUEST FOR COMMENTS NOTIFICATION LIST FOR LAND USE COMMUNITY DEVELOPMENT APPLICATIONS OR Parks and Rec Dept State Historic Preservation Office,725 Sumner St NE,Suite C,Salem OR 97301 (Notify if property has HD overlay) OR Public Utilities Commission,PO Box 1088,Salem OR 97308-1088 US Army Corps of Engineers,Kathryn Harris,Routing CENXXT-OP-G,POB 2946,Portland OR 97208-2946 (Maps and CWS letter only) Washington County Consolidated Communications Agency(WCCC A) "911",Kelly Dutra,17911 NW Evergreen Pkwy, Beaverton,OR 97006 (monopole towers) Washington County,Dept of Land Use&Trans,Naomi Fogel-Beattie,1400 SW Walnut St DIS 51 Hillsboro OR 97123- 5625 (general a s Washington County,Dept of Land Use&Trans,Brent Curtis,155 N First Ave,Suite 350,DIS 13,Hillsboro OR 97124 (CPA)* Washington County,Assessment&Taxation,155 N First Ave,Suite 350,XIS 9,Hillsboro OR 97124(ZC A)* Washington County,Dept of Land Use&Trans,Doria Mateja,Cartography,155 N First Ave,Suite 350,DIS 14,Hillsboro OR 97124 ZCA UTILITY PROVIDERS,SPECIAL DISTRICTS&AGENCIES Beaverton School District#48,Jennifer Garland,Demographics,16550 SW Dlerlo Rd,Beaverton OR 97006-5152 1 Century Link,Right-of-Way Department,Qwest Corporation dba Century Link QC,1208 NE 64th St,4th Floor,Seattle WA 98115 Century Link,Attn: John Pfeifer,1600 7th Ave,4th Floor,Seattle,WA 98191-0000(proposed and approved Annexation notices) Century Link,Karen Stewart,Local Government Affairs Director,310 SW Park Ave,Portland OR 97205 (proposed and approved Annexation notices) Clean Water Services,Development Services Department,David Schweitzer/SWNI Program,2550 S\X'Hillsboro Hwy, 1 Hillsboro OR 97123* 1 Comcast Cable Corp.,Gerald Backhaus,14200 SW Brigadoon Court,Beaverton OR 97005 (See map for area contact) Metro Area Communications Commission(NCC),Fred Christ,15201 NW Greenbrier Parkway,C-1,Beaverton OR 97006-4886 (annexations only) 1 NW Natural Gas Company,Brian Kelley,Engineering Coord.,220 N\'Second Ave,Portland OR 97209-3991 NW Natural Gas Company,Account Services,ATTN: Annexation Coordinator 220 NW Second Ave,Portland OR 97209 3991 (Annexations only) 1 Portland General Electric,Lorraine Katz,2213 SW 153rd Drive,Beaverton OR 97006 Portland General Electric,Tod L.Shattuck,2213 SW 153rd Drive,Beaverton OR 97006 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) 1 Tigard/Tualatin School District#23J,Teri Bradv,Administrative Offices,6960 SW Sandburg St,Tigard OR 97223-8039 Tigard Water District,POB 230281,Tigard OR 97281-0281 Tualatin Hills Parks and Rec District,Planning Dlgr,15707 SW Walker Rd,Beaverton OR 97006* 1 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-Diet Transit Development,Ben Baldwin,Project Planner,1800 SW 1 st Ave#300,Portland,OR 97201 (If project is within 1/4 mile of a transit route) 1 Frontier Communications,John Cousineau,OSP Network,4155 SW Cedar Hills Blvd,Beaverton OR 97005 (Documents should be emailed/do not send hard copies *Indicates automatic notification in compliance with intergovernmental agreement if within 500'of the subject property for any/all city projects (Project Planner is Responsible for Indicating Parties to Notify) This document is password protected. Please see Joe or Doreen if you need updates to it."Thank you. I/CURPLN/MASTERS/REQ FOR COMMENTS NOTIFICATION LIST(UPDATED 03/30/15) Page 2 of 2 MEMORANDUM CITY OF TIGARD, OREGON DATE: 2-16-2016 TO: Cheryl Caines, Associate Planner FROM: Greg Berry, Development Review Engineer RE: Balfour Partition MLP 2015-00007 Access Management (Section 18.705.030.1-11) 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. SW Frewing Street will provide access for both lots. An existing driveway will provide access to the existing house on Parcel 1. The spacing from SW rash revenue is adequate. The submitted Preliminary Sight Distance Evaluation found that while both driveways had adequate sight distance to the north, sight distance to the south was inadequate for 25 mph. However, the four-way stop at the intersection of SW Frewing Street and rash Avenue is expected to provide adequate sight distance by reducing speed to about 15 mph. Section 18.705.030.H.2 states that driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far from the intersection as possible. No driveways are proposed within the influence area of a collector or arterial street. This requirement is met. Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of ENGINEERING COMMENTS Balfour Partition MLP15-07 PAGE 1 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 driveways along a collector or arterial street or a local street along a local street are proposed. This requirement 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. The applicant shall enter into a restrictive covenant with the City for frontage improvements. 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 to have a 54-foot right-of-way width and 32-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. Currently, SW Frewing Street and Ash Avenue have 20 feet of right-of-way from centerline and are neighborhood routes. The Transportation System Plan designates SW Frewing Street as a Neighborhood Route with bike lanes requiring a half right-of-way of 29 feet. SW Ash Avenue is also a Neighborhood Route, not including bike lanes,which will require a 27-foot half right- of-way. Future Street Plan and Extension of Streets: Section 18.810.030.17 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 ENGINEERING COMMENTS Balfour Partition MLP15-07 PAGE 2 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. Access for the proposed parcels will be by frontage to SW Frewing Street. No new streets are proposed. This requirement is met. Street Alignment and Connections: Section 18.810.030.H.1 states that full street connections with spacing of no more than 530 feet between connections is required except where prevented by barriers such as topography, railroads, freeways, pre-existing developments, lease provisions, easements, covenants or other restrictions existing prior to May 1, 1995 which preclude street connections. A full street connection may also be exempted due to a regulated water feature if regulations would not permit construction. Section 18.810.030.H.2 states that all local, neighborhood routes and collector streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. Land is considered topographically constrained if the slope is greater than 15% for a distance of 250 feet or more. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. The area surrounding the site is fully developed and of insufficient size to require an additional street. This requirement 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 ENGINEERING COMMENTS Balfour Partition MLP15-07 PAGE 3 • If a cul-de-sac is more than 300 feet long, a lighted direct pathway to an adjacent street may be required to be provided and dedicated to the City. 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. There are no streets within the development. This requirement is met. Access to Arterials and Major Collectors: Section 18.810.030.Q states that where a development abuts or is traversed by an existing or proposed arterial or major collector street, the development design shall provide adequate protection for residential properties and shall separate residential access and through traffic, or if separation is not feasible, the design shall minimize the traffic conflicts. The design shall include any of the following: • A parallel access street along the arterial or major collector; • Lots of suitable depth abutting the arterial or major collector to provide adequate buffering with frontage along another street; • Screen planting at the rear or side property line to be contained in a non-access reservation along the arterial or major collector; or • Other treatment suitable to meet the objectives of this subsection; • If a lot has access to two streets with different classifications, primary access should be from the lower classification street. There are no arterials or collector streets within the development. 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. 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 ENGINEERING COMMENTS Balfour Partition MLP15-07 PAGE 4 access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of- way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development or; • For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. PLANNING Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. 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. Sidewalks will be included in the restrictive covenant. Sanitary Sewers: ENGINEERING COMMENTS Balfour Partition MLP15-07 PAGE 5 Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. The existing house on Parcel 1 will continue to be served by the existing lateral. Parcel 2 will be served by a new lateral from an existing line in SW Frewing Street. Storm Drainage: General Provisions: Section 18.810.100.A requires developers to make adequate provisions for storm water and flood water runoff. The applicant has submitted a Preliminary Stormwater Report dated December 1, 2015. 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). The applicant's plans indicate runoff from the new house will directed an existing 12-inch storm drain in SW Frewing Street. Effect on Downstream Drainage: Section 18.810.100.1) states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a ENGINEERING COMMENTS Balfour Partition MLP15-07 PAGE 6 recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. The applicant has submitted a preliminary stormwater report showing that there are no downstream restrictions. No detention is proposed. A fee in-lieu of providing detention is allowed. Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that developments adjoining proposed bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or right-of-way. Minimum Width: Section 18.810.110.0 states that the minimum width for bikeways within the roadway is five feet per bicycle travel lane. Minimum width for two-way bikeways separated from the road is eight feet. SW Frewing is a designated bike route. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. ENGINEERING COMMENTS Balfour Partition MLP15-07 PAGE 7 Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under- grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case- by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under- grounding. There are overhead utilities across Frewing Street and along the Ash Street frontage. Undergrounding of the utilities is not recommended. The fee in-lieu of undergrounding of $35 per foot shall be paid. There are 167.49 feet of overhead utilities across Frewing Street and 165.86 feet along the Ash Street frontage resulting in a $11,667 fee. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Fire and Life Safety: Provide TVFR approval of adequate fire hydrants and spacing requirements. Public Water System: The site is within the city service area. Service is available from an existing 8-inch line Frewing Street and a 12-inch line in Ash Avenue. 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. ENGINEERING COMMENTS Balfour Partition MLP15-07 PAGE 8 A LIDA facility-is proposed to treat the new lot. A fee in-lieu of treatment is also available to the applicant. _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. 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 Division. The design engineer shall also indicate, on the grading plan, which lots will have natural slopes between 10% and 20°'o, 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. 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 plat approval. For this project, the addressing fee will be $50.00 (1 lots Z $50 = $50.00). 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. ENGINEERING COMMENTS Balfour Partition MLP15-07 PAGE 9 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 1 and Y State Plane Coordinates,referenced to NAD 83 (91). Recommendations: THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY ONSITE IMPROVEMENTS, INCLUDING GRADING, EXCAVATION AND/OR FILL ACTIVITIES: Submit to the Engineering Department (Greg Berry, 503-718-2468 or greg@tigard- or.gov) for review and approval: 1. Prior to commencing site improvements, a Public Facility Improvement (PFI) permit is required for this project to cover all infrastructure work and any other work in the public right-of-way. Six (6) 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 (Nvww.tigard-or.gov). 2. Prior to commencing site improvements, the Applicant shall submit 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 documents. 3. Prior to commencing site improvements, the Applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. All construction vehicle parking shall be provided on-site. No construction vehicles or equipment will be permitted to park on the adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application, and shall include the vehicles of all suppliers and employees associated with the project. 4. Prior to commencing site improvements, the Applicant's City of Tigard Public Facility Improvement permit and construction drawings shall indicate that public utility connections, driveway aprons and street trees shall be installed. ENGINEERING COMMENTS Balfour Partition MLP15-07 PAGE 10 5. Prior to commencing site improvements, the Applicant shall obtain a (CWS) Stormwater Connection Authorization. Plans shall be submitted to the City of Tigard for review. The city will forward plans to CWS after preliminary review. 6. Prior to commencing site improvements, the Applicant shall provide an erosion control plan that includes all on and off site work conforming to the "CWS Erosion Prevention and Sediment Control Design and Planning Manual" (current edition) as part of the Public Facility Improvement (PFI) permit drawings. 7. Prior to commencing site improvements, the Applicant shall provide 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 Division. 8. Prior to commencing site improvements, the design engineer shall indicate on the grading plan which lots will have natural slopes between 10% and 20%, as well as lots that will have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections and/or permits will be necessary when the lots develop. 9. Prior to commencing site improvements,pay stormwater quantity fees. 10. Prior to commencing site improvements, the Applicant will be required to provide written approval from Tualatin`'alley Fire & Rescue for fire flow, hydrant placement and access. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: Submit to the Engineering Department (Greg Berry, 639-4171, ext. 2468) for review and approval: 11. Prior to final plat approval, the Applicant shall pay an addressing fee in the amount of$50. (STAFF CONTACT:Jeremv Hanson, 503-718-2467. 12. Prior to final plat approval, the Applicant's final plat shall provide 29 feet of right-of- way from the centerline of SW Frewing Street and 27 feet of right-of-way from the centerline of SW Ash Street. 13. Prior to final plat approval, the Applicant shall enter into a restrictive covenant for frontage improvements on SW Frewing Street and Ash Avenue frontages. 14. Prior to final plat approval, the Applicant shall pay the fee in-lieu of undergrounding utilities of$1107. 15. Prior to final plat approval, 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 ENGINEERING COMMENTS Balfour Partition MLP15-07 PAGE 11 subdivision plat boundary (per ORS 92.050). 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. Final plat application submission requirements are as follows: A. Submit for City review four (4) paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon and the necessary=data or narrative. • Final plat and data/narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.050),Washington County, and by the City=of Tigard. • Final plat shall show the right-of-way dedication for all public streets. • Subdivision plats will include signature lines for City Engineer and Community Development Director. • Partition plats will include a signature line City Engineer. NOTE: Washington County will not begin their review of the final plat until they receive notice from the City of Tigard Engineering Division indicating that the City has reviewed the final plat and submitted comments to the Applicant's surveyor. B. Submit a check in the amount of the current final plat review fee (Contact Planner on Duty,at 503-718-2421). THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: Submit to the Engineering Department (Greg Berry, 503-718- 2468) for review and approval: 16. Prior to issuance of building permits, the Applicant shall provide the Engineering Department with a paper copy of the recorded final plat. 17. Prior to issuance of building permits, the Applicant shall submit and obtain approval of a construction access and parking plan for the home building phase. 18. Prior to issuance of building permits, the Applicant shall submit and obtain approval of a final sight distance analysis for Parcels 1 and 2. 19. Prior to issuance of building permits within the subdivision, the City Engineer shall deem the public improvements substantially complete. Substantial completion shall be when: 1) all utilities are installed and inspected for compliance,including franchise utilities and approved water connections, 2) all local residential streets shall be fully paved, 3) all pedestrian pathways are substantially complete, 4) any off-site utility improvements are substantially completed, and 5) all public street lights are installed and ready to be energized. (NOTE: the City, apart from this condition, ENGINEERING COMMENTS Balfour Partition MLP15-07 PAGE 12 and in accordance with the City's model home policy,may issue model home permits). 20. Prior to issuance of building permits, the Applicant shall submit as-built drawings 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 Z and Y State Plane Coordinates, referenced to NAD 83 (91). As-built submittal shall include an Acrobat (***.pdf) file, one 11x17 paper copy and the electronic point file as state above and shown in the example below. Excel spreadsheet/point database file example: "Feature"; "Type"; "1COORD'; "YCOORD"; "ZCOORD": "SSAIH02"; "N1H"; "7456892.234"; "6298769.879"; "192.45" "WV03", "WTV', "7456956.654", "6298723.587", "214.05 1AENG\01 Development F:ng nccrmg\_L_\NDUSE PRolF.C'1'S\Frewing\brewing tit 9675 Partition\C:omments Balfour Partition,\i1.P 15-U7.doc ENGINEERING COMMENTS Balfour Partition MLP15-07 PAGE 13 rat*0 www.tvfr.com Tualatin Valley Fire & Rescue January 26, 2016 Cheryl Cains City of Tigard 13155 SW Hall Blvd Tigard, Oregon 97223 Re: Balfour Partition 9675 SW Frewing WCTM 2S102CA lot 800 Dear, 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: FIRE APPARATUS ACCESS: 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. NO PARKING: Parking on emergency access roads shall be as follows(OFC D103.6.1-2): 1. 20-26 feet road width—no parking on either side of roadway 2. 26-32 feet road width—parking is allowed on one side 3. Greater than 32 feet road width—parking is not restricted North Operating Center Command&Business Operations Center South Operating Center Training Center 20665 SW Blanton Street and Central Operating Center 8445 SW Elligsen Road 12400 SW Tonquin Road Aloha,Oregon 97078 11945 SW 70t'Avenue Wilsonville,Oregon Sherwood,Oregon 503-649-8577 Tigard,Oregon 97223-9196 503-649-8577 97070-9641 97140-9734 503-649-8577 503-259-1600 FIREFIGHTING WATER SUPPLIES: 3. SINGLE FAMILY DWELLINGS - REQUIRED FIRE FLOW: The minimum available fire flow for one and two-family dwellings 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 OFC Appendix B. (OFC 13105.2) 4. FIRE FLOW WATER AVAILABILITY: Applicants shall provide documentation of a fire hydrant flow test or flow test modeling of water availability from the local water purveyor if the project includes a new structure or increase in the floor area of an existing structure. Tests shall be conducted from a fire hydrant within 400 feet for commercial projects, or 600 feet for residential development. Flow tests will be accepted if they were performed within 5 years as long as no adverse modifications have been made to the supply system. Water availability information may not be required to be submitted for every project. (OFC Appendix B) 5. WATER SUPPLY DURING CONSTRUCTION: Approved firefighting water supplies shall be installed and operational prior to any combustible construction or storage of combustible materials on the site. (OFC 3312.1) BUILDING ACCESS AND FIRE SERVICE FEATURES 6. PREMISES IDENTIFICATION: New and existing 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, including monument signs. These numbers shall contrast with their background. Numbers shall be a minimum of 4 inches high with a minimum stroke width of 1/2 inch. (OFC 505.1) If you have questions or need further clarification, please feel free to contact me at(503)259-1504. Sincerely, 4poA*v W6& John Wolff I Deputy Fire Marshal II Tualatin Valley Fire& Rescue Direct: 503-259-1504 Wolff.lohnf@tvfr.com www.tvfr.com Cc: 2 Cheryl Caines From: Wolff, John F. <John.Wolff@tvfr.com> Sent: Monday, February 01, 2016 3:31 PM To: Cheryl Caines Subject: Balfour MLP Attachments: City of Tigard Balfour Partition 9675 SW Frewing WCTM 2S102CA lot 800.pdf Cheryl, Attached are NF&R comments surrounding the Balfour MLP 2015-00007 application. TVF&R has no objections to this proposal. Thank you for the opportunity to review and comment on this project. John Wolff ( Deputy Fire Marshal 11 Tualatin Valley Fire& Rescue Direct: 503-259-1504 www.tvfr.com 1 CleanWater Services ._ D 1`lei 21 LJ ltd CITY OF TlGiARD Y 63�tNq.d/ENGIv MEEt 1I11��� MEMORANDUM Date: January 22,2016 To: Cheryl Caines, Associate PI er, City of Tigard From: Jackie Sue Humphreys lean Water Services (the District) Subject: Balfour 2-Parcel Partition, MLP2015-00007, 2S102CA00800 Please include the following comments when writing your conditions of approval: PRIOR TO ANY WORK ON THE SITE AND PARTITION PLAT RECORDING A Clean Water Services (the District) Storm Water Connection Permit Authorization must be obtained prior to1p at 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. 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. e. If use of an existing offsite or regional Water Quality Facility is proposed, it must be clearly identified on plans, showing its location, condition, capacity to treat this site and, any additional improvements and/or upgrades that may be needed to utilize that facility. 2550 SW Hillsboro Highway • Hillsboro,Oregon 97123 Phone: (503)681-3600 • Fax: (503)681-3603 9 cleanwaterservices.org f. If private lot LIDA systems proposed, must comply with the current CWS Design and Construction Standards. A private maintenance agreement, for the proposed private lot LIDA systems, needs to be provided to the City for review and acceptance. g. Show all existing and proposed easements on plans. Any required storm sewer, sanitary sewer, and water quality related easements must be granted to the City. h. Any proposed offsite construction activities will require an update or amendment to the current Service Provider Letter for this project. CONCLUSION This Land Use Review does not constitute the District's approval of storm or sanitary sewer compliance to the NPDES permit held by the District. The District, prior to issuance of any connection permits, must approve final construction plans and drainage calculations. Zoning Map { `N R•25 Generalized lonintF C.+: R M _ PR R-12 0V, Pyr M ® suq.a sne Zav Os.c.+pwn R-1 2 Rs.derert Meed the Reeda+tet (P D) - fsnn�r Mood the CeRbet skmolo.. ,9 -Mesad V.a EmobTmir.t "73 ,y C R-12 R-4.5 owA.r Zan" p ✓),Hr.brk 004%t OvMry (PD) R-12 ;a.r-d Ow""n-ftOv*ftl tJ �C � R-4.5 cr F� OSP OR 7„ uyv+r,n.e tfr..o..�s aw••w e-.a.o a.e+..eo•-0.+a:r...c�.av Mwto a+,.{,r. w EDGEWOoo ST ..r�o•... z (/t - � •�'sk.�+ITV OEV'(t.01'.4M OE011N"f1�liT V .� cer a rgra tTq"Ouj r- > »o.�..,..�....�....�.. N003WO ouvol. SNOV819S Malmo M= " SNd'td NOLLIl!!bd A>j11NIW113bd 133a1S SNIM3U:1 MS SL96 flNv lbld A»11NIWI'13ad y � �`i� ��i ► t �+�11 •Ili1t of i ray 1111 \ "N' k 'NN if \ gpN' s .. y 4 M �K / v I3 3 - - :!P City of Tigard,Communin,Development Division•13125 SW 1-1all Blvd.,Tigard,Oregon 97223 pg.4 u ti vi CJq � SaN REQUEST FOR COMENTS DATE: January 11,2016 FROM: Citi of Tigard Planning Division STAFF CONTACT: Cheryl Caines.Associate Planner Phone: (503) 718-2437 Fax: (503) 718-2748 Email: cherylcntigard-or.gov MLP2015-00007 - BALFOUR (9675 SW Frewing) PARTITION - REQUEST: The applicant is requesting a minor land partition to divide one (1) .51-acre site at the corner of SW Frewing Street and Ash Avenue into two (2) parcels. The proposed lots are 12,403 and 7,529 square feet in size. There is an existing home that will remain on proposed Parcel 1. LOCATION: 9675 SW Frewing St.;Washington County Tax Nlap 2S102CA,Tax Lot 800. 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 18.420 Attached are the Site Plan and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY•JANUARY 25,2016 You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard,Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter or email. Written comments provided below: lJlti,/ Name&Number of Person Commenting: REQUEST FOR COMMENTS DATE: January 11,2016 FROM: City of Tigard Planning Division STAFF CONTACT: Cheryl Caines,Associate Planner Phone: (503) 718-2437 Fax: (503) 718-2748 Email: cherylc&tigard-or.gov MLP2015-00007 - BALFOUR (9675 SW Frewing) PARTITION - REQUEST: The applicant is requesting a minor land partition to divide one (1) .51-acre site at the corner of SW Frewing Street and Ash Avenue into two (2) parcels. The proposed lots are 12,403 and 7,529 square feet in size. There is an existing home that will remain on proposed Parcel 1. LOCATION: 9675 SW Frewing St.;Washington County Tax Map 2S102CA,Tax Lot 800. 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 18.420 Attached are the Site Plan and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY:JANUARY 25,2M. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond b�: the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard,Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. _ Please contact of our office. _ Please refer to the enclosed letter or email. Written comments provided below: Name&Number of Person Commenting: oim 0 50b .-I10. jgAf 0 \r_b MAILING / NOTIFICATION RECORDS N AFFIDAVIT OF MAILING I, Cheryl Caines, being first dul�T 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 Tie II Decision FOR: MLP2015-00007 Minor Land Partition Balfour 9675 SW Frewing St. ❑ AMENDED NOTICE— ® City of Tigard Community Development Director/ Designee ❑ Tigard Hearings Officer ❑ Tigard Planning Commission ❑ Tigard City Council A cope 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, March 1,2016 ,and deposited in the United States Mail on March 1,2016 ,postage prepaid. Cheryl Caines STATE OF OREGON ) County of Washington ) ss. City of Tigard ) Subscribed and sworn/affirmed before me on the _ day of ��Y 2016. OFFICIAL STAMP �uETSY GAL' t.�. NOTARY PUBLIC-OREGON < COMMISSION NO.925741 MY COMMISSION EXPIRES MARCH 09,2018 NOTARY PUB C OF OREGON My Commission Expires: 319 1 1\C-nnmum Dc,cL gvncnr;l.:md U,,9ppLcnnons',Ml,]'-'\f Lend R-n.,n,3015'\fLP^_ul i-tNNNA I3,Jf sur Pertmnn';-1_PdA,N,t—,',SBR11D0-12016030L,1.— EXHIBIT A NOTICE OF TYPE II DECISION a MINOR LAND PARTITION (MLP) 2015-00007 = BALFOUR (9675 SW FREWING) PARTITION 120 DAYS = 4/20/16 SECTION I. APPLICATION SUMMARY FILE NAME: BALFOUR(9675 SW FREWINGI PARTITION CASE NO.: Minor Land Partition (MLP) MLP2015-00007 PROPOSAL: The applicant is requesting a minor land partition to divide one (1) .51-acre site at the corner of SW Frewing Street and Ash Avenue into two (2) parcels. The proposed lots are 12,403 and 7,529 square feet in size. There is an existing home that will remain on proposed Parcel 1. APPLICANT: Sage Built Homes,LLC 1815 NW 169th Pl., Suite 1040 Beaverton,OR 97006 OWNER: Jessica&David Balfour 9675 SW Frewing St. Tigard,OR 97223 COMPREHENSIVE PLAN DESIGNATION: R-4.5: Low-Density Residential. 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. LOCATION: 9675 SW Frewing Street;WCTM 2S102CA,Tax Lot 800 PROPOSED PARCEL 1: 12,403 Square Feet. PROPOSED PARCEL 2: 7,529 Square Feet. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.715, 18.745, 18.760, 18.765, 18.790, 18.795 and 18.810. SECTION H. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request subject to certain conditions. The findings and conclusions on which the decision is based are noted in Section V. NOTICE OF DECISION AiL.P2015-00007/BALFOUR(9675 FREWING)PARTITION PAGE 1 OF 20 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 supppporting documents and/or plans that address the following requirements to the PLANNING DIVISION,ATTN: Cheryl Caines (503)718-2437 or cherylc(a ti_-ard-or.gov. The cover letter shall clearly identify where in the submittal the required information is found: 1. Prior to commencing any site work or ground disturbance, 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 project planner within one week of the site inspection. 2. Prior to commencing site work or ground disturbance, the applicant shall submit a revised Site Street Tree Canopy Plan consistent with the applicable street tree requirements for review and approval or pay the applicable fee-in-lieu. 3. Prior to commencing site work or ground disturbance, the applicant shall submit to the city the current Inventory Data Collection fee for urban forestry plan implementation. 4. Prior to commencing site work or ground disturbance work, the applicant shall provide a tree establishment bond that meets the requirements of Urban Forestry Manual Section 11,Part 2. 5. During PFI plan review or construction it is determined that the minimum number of street trees cannot be planted,the applicant shall pay the applicable fee in-lieu to satisfy code requirements. 6. 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. The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to DEVELOPMENT ENGINEERING, ATTN: GREG BERRY (503)718-2468 or greg(&, ' ard-or.gov. The cover letter shall clearly identify where in the submittal the required information is found: 7. Prior to commencing site improvements,a Public Facility Improvement (PFI) permit is required for this project to cover all infrastructure work and any other work in the public right-of-way. Six (6) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards,which are available at City Hall and the City's web page (www.tigard-or.gov). 8. Prior to commencing site improvements, the Applicant shall submit 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 documents. 9. Prior to commencing site improvements, the Applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. All construction vehicle parking shall be provided on-site. No construction vehicles or equipment will be permitted to park on the adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of NOTICE OF DECISION AMP2015-00007/13ALFOUR(9675 FREWING)PARTITION PAGE 2 OF 20 site improvements or buildings proposed by this application, and shall include the vehicles of all suppliers and employees associated with the project. 10. Prior to commencing site improvements, the Applicant's City of Tigard Public Facility Improvement permit and construction drawings shall indicate that public utility connections,driveway aprons and street trees shall be installed. 11. Prior to commencing site improvements, the Applicant shall obtain a (CWS) Stormwater Connection Authorization. Plans shall be submitted to the City of Tigard for review. The city will forward plans to CWS after preliminary review. 12. Prior to commencing site improvements,the Applicant shall provide an erosion control plan that includes all on and off site work conforming to the "CWS Erosion Prevention and Sediment Control Design and Planning Manual" (current edition) as part of the Public Facility Improvement (PFI) permit drawings. 13. Prior to commencing site improvements, the Applicant shall provide 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 Division. 14. Prior to commencing site improvements, the design engineer shall indicate on the grading plan which lots will have natural slopes between 10% and 20%, as well as lots that will have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections and/or permits will be necessary when the lots develop. 15. Prior to commencing site improvements,pay stormwater quantity fees. 16. Prior to commencing site improvements, the Applicant will be required to provide written approval from Tualatin Valley Fire and Rescue for fire flow,hydrant placement and access. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO BUILDING PERMIT SUBMITTAL: 17. Prior to building permit submittal, the Applicant shall request the new address for Parcel 2 and pay an addressing fee in the amount of$50. (STAFF CONTACT:Jeremy Hanson,503-718-2467) THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO FINAL PLAT APPROVAL: The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to DEVELOPMENT ENGINEERING, ATTN: GREG BERRY (503)718-2468 or greg@tigard-or.gov.The cover letter shall clearly identify where in the submittal the required information is found: 18. Prior to final plat approval,the Applicant's final plat shall provide 29 feet of right-of-way from the centerline of SW Frewing Street and 27 feet of right-of-way from the centerline of SW Ash Street. 19. Prior to final plat approval, the Applicant shall enter into a restrictive covenant for frontage improvements on SW Frewing Street and Ash Avenue frontages. 20. Prior to final plat approval,the Applicant shall pay the fee in-lieu of undergrounding utilities of$11,667. 21. Prior to final plat approval, 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 (per ORS 92.050). Along with the coordinates, the plat shall contain the scale factor to convert NOTICE OF DECISION NlLP2015-00007/BALFOUR(9675 FREWING)PARTITION PAGE 3 OF 20 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. Final plat application submission requirements are as follows: A. Submit for City review four (4) paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon and the necessary data or narrative. • Final plat and data/narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.050),Washington County,and by the City of Tigard. • Final plat shall show the right-of-way dedication for all public streets. • Subdivision plats will include signature lines for City Engineer and Community Development Director. • Partition plats will include a signature line City Engineer. NOTE: Washington County will not begin their review of the final plat until they receive notice from the City of Tigard Engineering Department indicating that the City has reviewed the final plat and submitted comments to the Applicant's surveyor. B. Submit a check in the amount of the current final plat review fee (Contact Planner on Duty,at 503-718- 2421). THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: 22. Prior to issuance of building permits,the applicant shall provide on the building site plan for each resulting lot or tract,the information detailed in Section 10,part 2.B-N of the Urban Forestry Manual consistent with the approved urban forestry plan. Prior to issuance of any building permits for each resulting lot or tract,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 with the building permit submittal documents. The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to DEVELOPMENT ENGINEERING, ATTN: GREG BERRY (503)718-2468 orgre�na,tigard-or.gov.The cover letter shall clearly identify where in the submittal the required information is found: 23. Prior to issuance of building permits,the Applicant shall provide the Engineering Department with a paper copy of the recorded final plat. 24. Prior to issuance of building permits, the Applicant shall submit and obtain approval of a construction access and parking plan for the home building phase. 25. Prior to issuance of building permits, the Applicant shall submit and obtain approval of a final sight distance analysis for Parcels 1 and 2. 26. Prior to issuance of building permits within the subdivision,the City Engineer shall deem the public improvements substantially complete. Substantial completion shall be when: 1) all utilities are installed and inspected for compliance,including franchise utilities and Tualatin Valley Water District approved water connection,2) all local residential streets shall be fully paved, 3) all pedestrian pathways are substantially complete, 4) any off-site utility improvements are substantially completed,and 5) all public street lights are installed and ready to be energized. (NOTE: the City, apart from this condition,and in accordance with the City's model home policy,may issue model home permits). 27. Prior to issuance of building permits,the applicant shall submit as-built drawings tied to the GPS network. The applicant's engineer shall provide the city with an electronic file with points for each structure (manholes, catch NOTICE OF DECISION NfLP2015-00007/B A-LFOUR(9675 FREWING)PARTITION PAGE 4 OF 20 basins,water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). As-built submittal shall include an Acrobat (***.pdf) file,one 11x17 paper copy and the electronic point file as state above and shown in the example below. Excel spreadsheet/point database file example: "Feature";"Type";"XCOORD';"YCOORD";"ZCOORD": "SSMH02";"MH";"7456892.234";"6298769.879";"192.45" "WV03","VM%"7456956.654", "6298723.587","214.05 THIS APPROVAL IS VALID IF EXERCISED WITHIN EIGHTEEN(18)MONTHS OF THE EFFECTIVE DATE OF THIS DECISION,NOTED UNDER THE PROCESS AND APPEAL SECTION OF THIS DECISION: SECTION III. BACKGROUND INFORMATION PropertyHistory According to County tax records,the subject property was developed with a single-family dwelling in 1953. A search of City records shows no other land use actions. Site and Vicinity Information The 0.51-acre site is located on SW Frewing Street at the intersection with SW Ash Avenue. The site is zoned R-4.5 (Low-Density Residential),as are surrounding properties. The property is occupied by a detached,single-family dwelling with attached garage,paved driveway, and associated landscaping. Other properties in the area are also developed with residential dwellings. Proposal Description The applicant is requesting a Minor Land Partition to divide a 0.51-acre site into two (2) parcels.The existing home will be retained on proposed Parcel 1. Each proposed lot will exceed the minimum lot size requirement of 7,500 square feet. Access for the parcels will be from SW Frewing Street. Parcel 1 will retain the existing driveway, and a new drive will be constructed to access the future home on Parcel 2. SECTION IV. PUBLIC COMMENTS The Tigard Community Development Code requires that property owners within 500 feet of the subject site be notified of the proposal, and be given an opportunity for written comments and/or oral testimony prior to a decision being made. Staff mailed Notices of a Type II Proposal regarding this Minor Land Partition to affected parties on January 11, 2016. No public comments were received. SECTION V. APPLICABLE REVIEW CRITERIA AND FINDINGS 18.420 Land Partitions: 18.420.050 Approval Criteria A. A request to partition land shall meet all of the following criteria: 1. The proposed partition complies with all statutory and ordinance requirements and regulations; The proposed partition complies or can be made to comply with all statutory and ordinance requirements and regulations, as demonstrated by the analysis contained within this administrative decision, and through the imposition of conditions of approval. All necessary conditions must be satisfied as part of the development and building process. Therefore,this criterion is met. 2. There are adequate public facilities available to serve the proposal; NOTICE OF DECISION Nff-P2015-00007/B AL.FOUR(9675 FREWING)P-ARTIMN PAGE 5 OF 20 Public facilities are discussed in detail under Chapter 18.810 Street and Utility Improvement Standards of this decision. The findings in that section demonstrate there are adequate public facilities available to serve the proposal. This criterion is met. 3.All proposed improvements meet City and applicable agency standards; and As conditioned, all proposed improvements will meet city and applicable agency standards.This criterion is met. 4.All proposed lots conform to the specific requirements below: a. The minimum width of the building envelope area shall meet the lot requirement of the applicable zoning district. The average minimum lot width required for a detached unit in the R-4.5 zone is 50 feet. Both proposed lots meet the minimum width requirement because Parcel 1 has an average lot width of approximately 65 feet, and Parcel 2 has an average lot width of approximately 90 feet.This criterion is met. b. The lot area shall be as required by the applicable zoning district. In the case of a flag lot,the accessway may not be included in the lot area calculation. The minimum lot size for a detached unit in the R-4.5 zone is 7,500 square feet. The proposed partition creates two (2) lots, 12,403 square feet and 7,529 square feet. No flag lots are being created because each site has frontage on a public street. This criterion is met. c. Each lot created through the partition process shall front a public right-of-way by at least 15 feet or have a legally recorded minimum 15-foot wide access easement. Parcel 1 fronts SW Frewing Street by approximately 80 feet and SW Ash Avenue by 140 feet. Parcel 2 has approximately 59 feet of frontage on SW Frewing Street.This criterion is met. d. Setbacks shall be as required by the applicable zoning district. This criterion is addressed under Chapter 18.510 Residential Zoning Districts of this decision.This criterion is met. e. When the partitioned lot is a flag lot, the developer may determine the location of the front yard, provided that no side yard is less than 10 feet. Structures shall generally be located so as to maximize separation from existing structures. Flag lots are not proposed; this criterion does not apply. f. A screen shall be provided along the property line of a lot of record where the paved drive in an accessway is located within ten feet of an abutting lot in accordance with Sections 18.745.050. Screening may also be required to maintain privacy for abutting lots and to provide usable outdoor recreation areas for proposed development. Flag lots are not proposed; this criterion does not apply. g. The fire district may require the installation of a fire hydrant where the length of an accessway would have a detrimental effect on fire-fighting capabilities. Both parcels will have frontage on a public street. No accessway is proposed. This criterion does not apply. h. Where a common drive is to be provided to serve more than one lot, a reciprocal easement which will ensure access and maintenance rights shall be recorded with the approved partition map. Each parcel will have access to SW Frewing Street. A common drive is not proposed. This criterion is not applicable. NOTICE OF DECISION N1Z.P2015-00007/BALFOUR(9675 FREWING)PARTITION PAGE 6 OF 20 5. Any accessway shall comply with the standards set forth in Chapter 18.705, Access, Egress, and Circulation. This criterion is addressed under Chapter 18.705 Access,Egress and Circulation of this decision.This criterion is met. 6. Where landfill and/or development is allowed within or adjacent to the one-hundred-year floodplain, the City shall require consideration of the dedication of sufficient open land area for greenway adjoining and within the floodplain. This area shall include portions at a suitable elevation for the construction of a pedestrian/bicycle pathway with the floodplain in accordance with the adopted pedestrian/bicycle pathway plan. The subject site is more than 1,100 feet from the nearest one-hundred-year floodplain. Therefore, this criterion does not apply. 7. An application for a variance to the standards prescribed in this chapter shall be made in accordance with Chapter 18.370, Variances and Adjustments. The applications for the partition and variance(s)/adjustment(s)will be processed concurrently. The applicant has not requested a variance or adjustment with this proposal. Therefore,this criterion does not apply. FINDING: As shown in the analysis above, the proposed minor land partition meets the Land Partitions approval criteria. 18.510 Residential Zoning Districts: Table 18.510.1 outlines uses permitted in residential zoning districts. Parcel 1 is currently occupied by a detached, single-family dwelling. The applicant proposes to build one detached, single-family dwelling on Parcel 2,which is permitted by right in the R-4.5 zone. Development standards in residential zoning districts are contained in Table 18.510.2 below: TABLE 18.510.2 DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES STANDARD_ : Parcell Parcell Exts Pro used. Minimum Lot Size -Detached unit 7,500 sq.& 12,403 sq.ft. 7,529 sq.& -Duplexes 10,000 sq.ft. -Attached unit Average Minimum Lot Width -Detached unit lots 50 ft 90 fr. 60 ft -Duplex lots 90 ft N/A N/A -Attached unit lots Maximum Lot Coverage - Minimum Setbacks -Front yard 20 ft 28& 20 ft -Side facing street on comer&through lots 15 ft 4.8 ft N/A -Side yard 5 ft 5 ft 5 ft -Rear yard 15& 90 R 15 k -Side or rear yard abutting more restrictive zoning district - - _ -Distance between roe line and front ofgarage 20 ft 28& 20& Maximum Height 30 h Single Story30 ft Minimum Landscape Requirement A minimum lot size of 7,500 square feet is required for each lot. As shown in the table above, the proposed lot sizes meet this standard. The existing dwelling meets the applicable setbacks with the exception of the street side NOTICE OF DECISION \R P2015-00007/B1ILFOUR(9675 FREWING)PARTITION PAGE 7 OF 20 yard setback. The existing home has a street side yard setback of 11.8 feet. After a 7-foot right-of-way dedication along SW Ash Avenue, the setback will be 4.8 feet. This setback is non-conforming as discussed in this report under section 18.760 Nonconforming Situations. Compliance with required setbacks and height limits will be ensured at the time of building permit submittal. FINDING: As shown in the analysis above, the development standards in the R-4.5 residential zone have been met or will be verified at the time of building permit submittal. 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 two lot partition,which is considered development;therefore these standards apply. 18.705.030 General Provisions A. Continuing obligation of property owner. The provisions and maintenance of access and egress stipulated in this title are continuing requirements for the use of any structure or parcel of real property in the city. The standards of this chapter will be a continuing obligation on the current and/or future owner(s) of these parcels. This standard is met. 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. Each of the proposed lots will have access to a public street (SW Frewing Street). This standard is met. H.Access management 1. An access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the city and AASHTO (depending on jurisdiction of facility). Access to the both parcels is provided via SW Frewing Street, a local street. An existing driveway will provide access to the existing house on Parcel 1. The spacing from SW Ash Avenue is adequate. The submitted Preliminary Sight Distance Evaluation found that while both driveways had adequate sight distance to the north, sight distance to the south was inadequate for 25 mph. However, the four-way stop at the intersection of SW Frewing Street and Ash Avenue is expected to provide adequate sight distance by reducing speed to about 15 mph. This standard is met. 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. NOTICE OF DECISION DIL,P2015-00007/BALFOUR(9675 FREWING)PARTITION PAGE 8 OF 20 No driveways are proposed within the influence area of a collector or arterial street.This standard is met. 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. The project site is not located along a collector or arterial street. This standard does not apply. 4. The minimum spacing of local streets along a local street shall be 125 feet. The applicant is not proposing a local street. This standard does not apply. I. Minimum access requirements for residential use 1. Vehicular access and egress for single-family,duplex or attached single-family dwelling units on individual lots and multifamily residential uses shall not be less than as provided in Tables 18.705.1 and 18.705.2. TABLE 18.705.1 VEHICULAR ACCESS/EGRESS REQUIREMENTS: RESIDENTIAL USE(6 or fewer Min. Number of Min.Access Width Min. Pavement units)Number Dwelling Unit/Lots Driveways Required Width 1 or 2 1 15' 10' As shown on the preliminary plans,the existing driveway of Parcel 1 is approximately 18 feet wide. A new driveway for Parcel 2 will be constructed that meet the minimum access requirements. This standard is met. FINDING: Based on the analysis above the proposed development meets or has been conditioned to meet the Access, Egress and Circulation standards. 18.715 Density Computations and Limitations: 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. 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. The density is calculated as follows: NOTICE OF DECISION AMP2015-00007/13ALFOUR(9675 FREWING)PARTITION PAGE 9 OF 20 Gross Site Area 22,277 sq. ft. Lot for Existing Home -12,403 Public row dedication -2,345 sq. ft. Net Site Area 7,529 sq. ft. The resulting net area is 7,529 square feet. This area divided by the minimum lot size for the zone (7,500), shows the maximum number of additional lots permitted on this site is 1. The applicant's proposal to create 1 additional lot meets the maximum density requirements of the R-4.5 zone. 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). The minimum number of residential units is 80 percent of one (1) residential unit,which equals approximately one (1) residential unit.This standard is met. FINDING: Based on the analysis above,the proposed development meets the Density Computation and Limitation standards. 18.745 Landscaping and Screening: 18.745.030 General Provisions A. Maintenance responsibility. Unless otherwise provided by the lease agreement, the owner, tenant and his or her agent, if any, shall be jointly and severally responsible for the ongoing maintenance of all landscaping and screening used to meet the requirements of this chapter according to applicable industry standards. B. Installation requirements. The installation of all landscaping and screening required by this chapter shall be as follows: 1. All landscaping and screening shall be installed according to applicable industry standards; 2. All plants shall be of high grade, and shall meet the size and grading standards of the American Standards for Nursery Stock(ANSI Z60,1-2004,and any future revisions); and 3. All landscaping and screening shall be installed in accordance with the provisions of this title. C. Certificate of occupancy. Certificates of occupancy shall not be issued unless the requirements of this chapter have been met or other arrangements have been made and approved by the city such as the posting of a bond. D. Protection of existing plants. Existing plants on a site shall be protected as follows: 1. The developer shall provide methods for the protection of existing plants to remain during the construction process; 2. The plants to remain shall be noted on the landscape plans (i.e., plants to remain can be shown as protected with fencing);and 3. The tree protection provisions outlined in Chapter 18.790 and the Urban Forestry Manual shall apply to the land use review types identified in Section 18.790.020.A. E. Ongoing tree-related rules and regulations. Any trees used to meet the requirements of this chapter shall be subject to all applicable tree-related rules and regulations in other chapters and titles of the Tigard Municipal Code and Tigard Development Code. The accepted planting procedures are the guidelines described in the Tigard Urban Forestry Manual. These guidelines follow those set forth by the International Society of Arboriculture (ISA) tree planting guidelines, as well as the standards set forth in the most recent edition of the American Institute of Architects'Architectural Graphic Standards. In the Architectural Graphic Standards, there are guidelines for selecting and planting trees based on the soil volume and size at maturity. Additionally,there are directions for soil amendments and modifications. These standards are met, and will be further addressed in Chapter 18.790 Urban Forestry Plan of this decision. NOTICE OF DECISION MLP2015-00007/BAL.FOUR(9675 FREWING)PARTITION PAGE 10 OF 20 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. The linear amount of street frontage adjacent to this site is approximately 315 feet; therefore, the site is required to have a minimum of eight (8) street trees (315 feet divided by 40 feet, rounded to the nearest whole number). The applicant has provided a Site/Street Tree Canopy Plan (P08), and proposes to preserve three (3) existing street trees along SW Ash Avenue and plant five (5) trees. The existing trees (10407, 10409, and 10411) are within the subject site or within the adjacent right-of-way and have a preservation rating of 2,which is eligible for credit towards the effective canopy cover. However, the trees do not meet the street tree planting standards in the Urban Forestry Manual. The trees are not listed on the Tigard street tree list and are a species that interfere with the existing overhead utility lines. In addition,the trees are located behind a six foot fence. These three existing trees may not be used as street trees. Planting additional street trees may be difficult considering the proximity to other trees, hard surfaces, and utility lines; therefore the applicant may choose to use the fee-in-lieu option. The project arborist submitted an Urban Forestry Plan Supplemental Report, which describes how the newly planted street trees will be maintained according to the Street Tree Planting Standards and Street Tree Soil Volume Standards that are outlined in the Urban Forestry Manual. FINDING: Based on the analysis above,the proposed development meets or has been conditioned to meet the applicable Landscaping and Screening standards. CONDITION: Prior to commencing site work or ground disturbance, the applicant shall submit a revised Site Street Tree Canopy Plan consistent with the applicable street tree requirements for review and approval or pay the applicable fee-in-lieu. NOTICE OF DECISION AfLP2015-00007/BALFOUR(9675 FREWING)PARTITION PAGE 11 OF 20 18.760 Nonconforming_Situations 18.760.040 Criteria for Nonconforming Situations C. Nonconforming development. 1. Where a lawful structure exists at the effective date of adoption or amendment of this title that could not be built under the terms of this title by reason of restrictions on lot area, lot coverage, height, yard, equipment, its location on the lot or other requirements concerning the structure, such structure may be continued so long as it remains otherwise lawful, subject to the following provisions: a. No such nonconforming structure may be enlarged or altered in a way which increases its nonconformity but any structure or portion thereof may be enlarged or altered in a way that satisfies the requirements of this title or will decrease its nonconformity;or b. Should such nonconforming structure or nonconforming portion of structure be destroyed by any means to an extent of more than 60% of its current value as assessed by the Washington County assessor, it shall not be reconstructed except in conformity with the provisions of this title; and c. Should such structure be moved for any reason for any distance whatever, it shall thereafter conform to the regulations for the zoning district in which it is located after it is moved. The existing home on Parcel 1 is located at the corner of SW Frewing Street and SW Ash Avenue. The required street side yard setback (along Ash) is fifteen feet in the R-4.5 zone. The existing home has an approximate 11.8 foot setback. Upon a seven foot right-of-way dedication, the setback will be reduced to 4.8 feet. FINDING: The home was constructed in 1953, prior to the adoption of this title; it can be considered nonconforming development. Therefore it can be continued because the structure is not being moved or enlarged/altered in a way that increases the nonconformity. 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. Table 18.765.2 requires 1 parking space per dwelling unit. The applicant is proposing more than one parking space per unit,potentially two in garages and two in the driveway for each house.This standard is met. FINDING: The proposed development meets the Off-Street Parking and Loading Requirements. 18.790 Urban Forestay 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 that was coordinated and approved by a certified arborist and tree risk assessor (the project arborist)has been submitted.This standard is met. NOTICE OF DECISION n1LP2015-00007/BALFOUR(9675 FREWING)PARTITION PAGE 12 OF 20 2. Meet the tree preservation and removal site plan standards in the Urban Forestry Manual(UFM); A tree preservation and removal plan (PO4) that meets the standards set forth in the Urban Forestry Manual has been submitted. This standard is met. 3. Meet the tree canopy site plan standards in the Urban Forestry Manual;and A tree canopy site plan that meets the standards set forth in the Urban Forestry Manual has been submitted. In addition, the project arborist has included a signature of approval and statement attesting that the tree canopy site plan meets all of the requirements in Section 10,Part 2 of the Urban Forestry Manual. This standard is met. 4. Meet the supplemental report standards in the Urban Forestry Manual. A supplemental report was prepared and submitted by the project arborist, Rob Crouch Community Tree, LLC. This report includes the required inventory data for existing open grown trees, as outlined in Section 10, Part 3, Subsection D of the Urban Forestry Manual. The site is zoned R-4.5; accordingly, the minimum required effective tree canopy for the entire site is 40 percent, and 15 percent per lot (Section 10, Part 3, Subsections N and O of the Urban Forestry Manual). Through the supplemental report, the project arborist demonstrates how the effective tree canopy for the entire site is 98%percent,as well as 147%percent for Parcel 1,and 17%percent for Parcel 2.This standard is met. FINDING: Based on the analysis above,the urban forestry plan requirements are 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. The applicant's proposal does not address tree establishment. Therefore, a condition of approval is added for the applicant to provide a tree establishment bond that meets the requirements of the Urban Forestry Manual Section 11, Part 2. D. Urban forest inventory. Spatial and species specific data shall be collected according to the urban forestry inventory requirements in the Urban Forestry Manual for each open grown tree and area of stand grown trees in the tree canopy site plan (per Section 18.790.030.A.3) and supplemental report (per Section 18.790.030.A.4) of a previously approved urban forestry plan. Section 11, Part 3, Subsection B of the Urban Forestry Manual states that prior to any ground disturbance work, the applicant shall provide a fee to cover the city's cost of collecting and processing the inventory data for the entire Urban Forestry Plan. Therefore,a condition of approval is added to address this requirement. This standard will be met. FINDING: Based on the analysis above, the applicable urban forestry inventory standards have not been fully met but can be as conditioned. 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. 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. NOTICE OF DECISION MLP2015-00007/B!-UYOUR(9675 FREWING)Pr1RTTTTON PAGE 13 OF 20 Based on the applicant's site plan, it appears the existing home and driveway meet visual clearance requirements. Construction of the new home and driveway on the proposed lot will be required to meet applicable visual clearance requirements. Prior to issuance of building permits,visual clearance will be ensured through site plan review at building permit submittal. FINDING: The Visual Clearance standards have been met or will be verified at the time of building permit submittal. 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. Both parcels have frontage and access to a public street(SW Frewing Street and Ash Avenue). 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. 4. Any new street or additional street width planned as a portion of an existing street shall meet the standards of this chapter. The site is adjacent to SW Ash Avenue and SW Frewing Street. The Transportation System Plan designates SW Frewing Street as a Neighborhood Route with bike lanes requiring a half right-of-way of 29 feet. SW Ash Avenue is also a Neighborhood Route, not including bike lanes, which will require a 27-foot half right-of-way. The applicant is conditioned to dedicate the additional right-of-way along both streets to satisfy the minimum requirements. This standard can be met as conditioned. 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. 1. The decision-making body shall make its decision about desired right-of-way width and pavement width of the various street types within the subdivision or development after consideration of the following: a. The type of road as set forth in the comprehensive plan transportation chapter — functional street classification. Currently, SW Frewing Street and Ash Avenue have 20 feet of right-of-way from centerline and are neighborhood routes. The Transportation System Plan designates SW Frewing Street as a Neighborhood Route with bike lanes requiring a half right-of-way of 29 feet. SW Ash Avenue is also a Neighborhood Route,not including bike lanes,which will require a 27-foot half right-of-way. The applicant is conditioned to dedicate the additional right-of-way along both streets to satisfy the minimum requirements. This standard can be met as conditioned. 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. NOTICE OF DECISION 1\1LP2015-00007/BALFOUR(9675 FREWING)PARTITION PAGE 14 OF 20 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. Access for the proposed parcels will be by frontage to SW Frewing Street. No new streets are proposed or required to be extended through the site. This requirement is met. 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. The area surrounding the site is fully developed and of sufficient size to require an additional street. This requirement 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 an existing or proposed right-of-way. Parcel 1 is 12,403 square feet, which is more 1 '/2 times the minimum lot size for the R-4.5 zone (7,500 square feet). The average width of Parcel 1 is approximately 90 feet. Based on this depth of Parcel 1 cannot exceed 225 feet. The proposed depth is approximately 148 feet; therefore the maximum depth is not exceeded. Because the proposed lot size of Parcel 2 is 7,529 square feet, the lot width to depth ratio does not apply to Parcel 2. These standards are met. B. Lot frontage. Each lot shall abut upon a public or private street, other than an alley, for a width of at least 25 feet unless the lot is created through a minor land partition in which case 18.162.050.0 applies, or unless the lot is for an attached single-family dwelling unit,in which case the lot frontage shall be at least 15 feet. Each lot has frontage on a public street. Parcel 1 is a corner lot and has over 220 feet of frontage along SW Frewing Street and Ash Avenue. Parcel 2 has over 59 feet of frontage along SW Frewing Street. This standard is met. NOTICE OF DECISION 1-IL.P2015-00007/13ALFOUR(9675 FREWING)PARTITION PAGE 15 OF 20 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. The side lines of proposed lots are at right angles to the street upon which the lots front (SW Frewing Street). This standard is met. 18.810.070 Sidewalks A. Sidewalks. All industrial streets and private streets shall have sidewalks meeting city standards along at least one side of the street.All other streets shall have sidewalks meeting city standards along both sides of the street. A development may be approved if an adjoining street has sidewalks on the side adjoining the development, even if no sidewalk exists on the other side of the street. No new streets are proposed. The site fronts on both SW Frewing Street and SW Ash Avenue. There are currently no sidewalks on either street throughout the neighborhood. The applicant is conditioned to record a restrictive covenant on the site for future street improvements,which include a public sidewalk. This standard can be met as conditioned. 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. C. Over-sizing. Proposed sewer systems shall include consideration of additional development within the area as projected by the comprehensive plan. An existing sewer lateral from a main line in SW Ash Avenue is serving the existing house. An additional lateral will be extended from the main line in SW Frewing Street to serve the other lot. Further extension of the line is not required. 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. The applicant submitted a Preliminary Stormwater Report dated December 1, 2015. The plans show an on-site LIDA stormwater flow-through planter box for the Parcel 2. A fee-in-lieu will be paid for the proposed impervious surfaces not treated,which consist of the proposed driveway approach for Parcel 2. 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). The applicants plan indicates that runoff from the new home on Parcel 2 will be directed to an existing 12-inch storm drain in SW Frewing Street. This standard is met. 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). NOTICE OF DECISION :AIL,P2015-00007/131LFOUR(9675 FREWING)PARTITION PAGE 16 OF 20 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 stormwater runoff will be permitted to discharge without detention. The applicant has submitted a preliminary stormwater report showing that there are no downstream restrictions. No detention is proposed. A fee in-lieu of providing detention is allowed. This standard can be met as conditioned. 18.810.110 Bikeways and Pedestrian Pathways A. Bikeway extension. 1. As a standard, bike lanes shall be required along all arterial and collector routes and where identified on the city's adopted bicycle plan in the transportation system plan (TSP). Bike lane requirements along collectors within the downtown urban renewal district shall be determined by the city engineer unless specified in Table 18.810.1. 2. Developments adjoining proposed bikeways identified on the city's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or rights-of-way, provided such dedication is directly related to and roughly proportional to the impact of the development. 3. Any new street improvement project shall include bicycle lanes as required in this document and on the adopted bicycle plan. The site is located at the corner of SW Frewing Street and Ash Avenue. The Transportation System Plan designates SW Frewing Street as a Neighborhood Route with bike lanes requiring a half right-of-way of 29 feet. The applicant is conditioned to dedicate the additional right-of-way along both streets to satisfy the minimum requirements and record a restrictive covenant on the site for future street improvements. This standard can be met as conditioned 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. NOTICE OF DECISION DILP2015-00007/13ALFOUR(9675 FREWING)PARTITION PAGE 17 OF 20 There are overhead utilities along the SW Ash Avenue site frontage and across the street on SW Frewing Stree. Due to the location and configuration of these utilities, undergrounding is not recommended by the Tigard Public Works — Engineering Division staff. Payment of the fee in-lieu of undergrounding overhead utility lines along the site is allowable. There are 167.49 feet of overhead utilities across Frewing Street and 165.86 feet along the Ash Street frontage. The fee is ($35/foot) (333.35 feet) = $11,667. New lines will be required to be placed underground. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Traffic Study Findings: A traffic study is not required by 18.810.030.CC.1. Fire and Life Safety: The applicant shall provide approval from Tualatin Valley Fire and Rescue for access and hydrant placement before issuance of the PFI permit. Public Water System: The site is within the city service area. Service is available from an existing 8-inch line Frewing Street and a 12-inch line in Ash Avenue. Storm Water Quality_: Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 07- 20) requires the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from 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 LIDA facility is proposed to treat the new lot. A fee in-lieu of treatment is also available to the applicant. 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 less than one acre,the developer will not be required to obtain an NPDES permit from the City prior to construction. 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 Division. 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. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard. Applicants must submit an Address & Commercial Suite Application request form. An addressing fee in the amount of$50.00 per address shall be assessed. This fee shall be paid to the city prior to final plat approval.For this project,the addressing fee will be $50.00 (1 lot multiplied by$50.00 per address). NOTICE OF DECISION AILP2015-00007/13AL.FOUR(9675 FREWING)PARMON PAGE 18 OF 20 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). SECTION VI. OTHER STAFF COMMENTS The City of Tigard Public Works Department and Police Department were sent copies of the applicant's proposal. Police and utilities staff had no objections or comments. Comments and conditions from the Engineering division have been incorporated into this report. A copy of the Engineering comments are attached (Attachment 2). SECTION VII. AGENCY COMMENTS Clean Water Services (CWS)issued a Service Provider Letter and Sensitive Area Pre-Screening Site Assessment(CWS file 15-003394—Attachment 3) to determine that sensitive areas do not exist on site, or within 200 feet of the subject site. The agency also submitted written comments, received on October 15, 2015, requesting a condition of approval that requires the applicant to obtain Storm Water Connection Permit Authorization prior to any site work and partition plat recording. This request has been incorporated into the Conditions of Approval. The City of Tigard and CWS have an intergovernmental agreement stating that the city will ensure implementation of CWS Design and Construction Standards;therefore, this Minor Land Partition approval is conditioned to satisfy CWS requirements. Tualatin Valley Fire and Rescue (TVF&R) submitted written comments (Attachment 4). TVF&R endorsed the proposal, predicated on criteria and conditions of approval regarding fire apparatus access and parking on emergency access roads. A condition of approval has been added that requires the applicant to comply with all TVF&R standards. Attachments: Attachment 1: Site Plan Attachment 2:City of Tigard Engineering Department,Memorandum dated February 16,2016 Attachment 3: Clean Water Services,Comment Letter dated January 22,2016 Attachment 4:Tualatin Valley Fire and Rescue,Comment Letter dated January 26,2016 NOTICE OF DECISION ML.P2015-00007/BALFOUR(9675 FREWING)PARTMON PAGE 19 OF 20 SECTION VIII. PROCEDURE AND APPEAL INFORMATION Notice: Notice was mailed to: X The applicant and owners X Owners of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON MARCH 1,2016 AND EFFECTIVE ON MARCH 18,2016 UNLESS AN APPEAL IS FILED. Appeal: The Director's Decision is final on the date that it is mailed. All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision 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 Decision was mailed. The appeal fee schedule and forms are available from the City of Tigard Planning Division, 13125 SW Hall Boulevard,Tigard,OR 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 4:00 P.M. ON MARCH 17,2016. Questions: If you have any questions, please contact Cheryl Caines,Associate Planner at (503)718-2437 or cherylc e,tigard-or.gov. You may also mail inquiries to City of Tigard Planning Division, 13125 SW Hall Boulevard,Tigard,OR 97223. bvkl�� March 1.2016 PREPARED BY: Cheryl Caines Associate Planner NOTICE OF DECISION M-1`2015-00007/13ALFOUR(9675 FREWING)PARTITION PAGE 20 OF 20 6 Omit R 4��.P \ \ Z o� W Q ., \ \ a of \ � c �a Z E \ rawLOT 7W « 111 Lonr Kl WLL w a I a / \ .000 / \ ` J' 3 Z \ / N � ui d 1..4 TA)LOT 1100 PARCEI Ll a \ , /\/ / `\ re�noi PP •• � ;� ' �m hd • ` / 6tPld C-It IRR N TAX LOT, `\ \\ u..se y i wc. 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M..W«BR i«lOR•(PL1p•LII.IIMRP �PAW Z p w�'�°Rags �auu Mnfool'%�MimA•uss 4181 9RET P03 Attachment 2 MEMORANDUM CITY OF TIGARD, OREGON DATE: 2-16-2016 TO: Cheryl Caines, Associate Planner FROM: Greg Berry, Development Review Engineer RE: Balfour Partition MLP 2015-00007 Access Management (Section 18.705.030.1-1) Section 18.705.030.1-1.1 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. SW Frewing Street will provide access for both lots. An existing driveway will provide access to the existing house on Parcel 1. The spacing from SW Ash Avenue is adequate. The submitted Preliminary Sight Distance Evaluation found that while both driveways had adequate sight distance to the north, sight distance to the south was inadequate for 25 mph. However,the four-way stop at the intersection of S\x'Frewing Street and Ash Avenue is expected to provide adequate sight distance by reducing speed to about 15 mph. Section 18.705.030.H.2 states that driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far from the intersection as possible. No driveways are proposed within the influence area of a collector or arterial street. This requirement is met. Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of ENGINEERING COMMENTS Balfour Partition MLP15-07 PAGE 1 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 driveways along a collector or arterial street or a local street along a local street are proposed. This requirement 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. The applicant shall enter into a restrictive covenant with the City for frontage improvements. 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 to have a 54-foot right-of-way width and 32-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. Currently,SW Frewing Street and Ash Avenue have 20 feet of right-of-way from centerline and are neighborhood routes. The Transportation System Plan designates SW Frewing Street as a Neighborhood Route with bike lanes requiring a half right-of-way of 29 feet. SW Ash Avenue is also a Neighborhood Route, not including bike lanes,which will require a 27-foot half right- of-way. 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 ENGINEERING COMMENTS Balfour Partition MLP15-07 PAGE 2 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. Access for the proposed parcels will be by frontage to SW Frewing Street. No new streets are proposed. This requirement is met. Street Alignment and Connections: Section 18.810.030.H.1 states that full street connections with spacing of no more than 530 feet between connections is required except where prevented by barriers such as topography, railroads, freeways, pre-existing developments, lease provisions, easements, covenants or other restrictions existing prior to May 1, 1995 which preclude street connections. A full street connection may also be exempted due to a regulated water feature if regulations would not permit construction. Section 18.810.030.H.2 states that all local, neighborhood routes and collector streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. Land is considered topographically constrained if the slope is greater than 15% for a distance of 250 feet or more. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. The area surrounding the site is fully developed and of insufficient size to require an additional street. This requirement 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 ENGINEERING COMMENTS Balfour Partition MLP15-07 PAGE 3 • If a cul-de-sac is more than 300 feet long, a lighted direct pathway to an adjacent street may be required to be provided and dedicated to the City. 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. There are no streets within the development. This requirement is met. Access to Arterials and Major Collectors: Section 18.810.030.Q states that where a development abuts or is traversed by an existing or proposed arterial or major collector street, the development design shall provide adequate protection for residential properties and shall separate residential access and through traffic, or if separation is not feasible, the design shall minimize the traffic conflicts. The design shall include any of the following: • A parallel access street along the arterial or major collector; • Lots of suitable depth abutting the arterial or major collector to provide adequate buffering with frontage along another street; • Screen planting at the rear or side property line to be contained in a non-access reservation along the arterial or major collector; or • Other treatment suitable to meet the objectives of this subsection; • If a lot has access to two streets with different classifications, primary access should be from the lower classification street. There are no arterials or collector streets within the development. 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. 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 ENGINEERING COMMENTS Balfour Partition MLP15-07 PAGE 4 access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.6.1 states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of- way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development or; • For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. PLANNING Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. 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. Sidewalks will be included in the restrictive covenant. Sanitary Sewers: ENGINEERING COMMENTS Balfour Partition MLP15-07 PAGE 5 Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. The existing house on Parcel 1 will continue to be served by the existing lateral. Parcel 2 will be served by a new lateral from an existing line in SAX'Frewing Street. Storm Drainage: General Provisions: Section 18.810.100.A requires developers to make adequate provisions for storm water and flood water runoff. The applicant has submitted a Preliminary Stormwater Report dated December 1, 2015. 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). The applicant's plans indicate runoff from the new house will directed an existing 12-inch storm drain in SW Frewing Street. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). In 1997,Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a ENGINEERING COMMENTS Balfour Partition MLP15-07 PAGE 6 recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities,unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek,the storm water runoff will be permitted to discharge without detention. The applicant has submitted a preliminary stormwater report showing that there are no downstream restrictions. No detention is proposed. A fee in-lieu of providing detention is allowed. Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that developments adjoining proposed bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or right-of-way. Minimum Width: Section 18.810.110.0 states that the minimum width for bikeways within the roadway is five feet per bicycle travel lane. Minimum width for two-way bikeways separated from the road is eight feet. SW Frewing is a designated bike route. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. ENGINEERING COMMENTS Balfour Partition MLP15-07 PAGE 7 Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under- grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case- by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under- grounding. There are overhead utilities across Frewing Street and along the Ash Street frontage. Undergrounding of the utilities is not recommended. The fee in-lieu of undergrounding of $35 per foot shall be paid. There are 167.49 feet of overhead utilities across Frewing Street and 165.86 feet along the Ash Street frontage resulting in a $11,667 fee. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Fire and Life Safety: Provide TVFR approval of adequate fire hydrants and spacing requirements. Public Water System: The site is within the city service area. Service is available from an existing 8-inch line Frewing Street and a 12-inch line in Ash Avenue. 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. ENGINEERING COMMENTS Balfour Partition MLP15-07 PAGE 8 A LIDA facility is proposed to treat the new lot. A fee in-lieu of treatment is also available to the applicant. 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. 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 Division. 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. 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 plat approval. For this project,the addressing fee will be $50.00 (1 lots X$50 = $50.00). 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. ENGINEERING COMMENTS Balfour Partition MLP15-07 PAGE 9 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). Recommendations: THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY ONSITE IMPROVEMENTS, INCLUDING GRADING, EXCAVATION AND/OR FILL ACTIVITIES: Submit to the Engineering Department (Greg Berry, 503-718-2468 or greg@tigard- or.gov) for review and approval: 1. Prior to commencing site improvements,a Public Facility Improvement(PFI) permit is required for this project to cover all infrastructure work and any other work in the public right-of-way. Six (6) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards,which are available at City Hall and the City's web page (www.tigard-or.gov). 2. Prior to commencing site improvements, the Applicant shall submit 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 documents. 3. Prior to commencing site improvements, the Applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. All construction vehicle parking shall be provided on-site. No construction vehicles or equipment will be permitted to park on the adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application, and shall include the vehicles of all suppliers and employees associated with the project. 4. Prior to commencing site improvements, the Applicant's City of Tigard Public Facility Improvement permit and construction drawings shall indicate that public utility connections,driveway aprons and street trees shall be installed. ENGINEERING COMMENTS Balfour Partition MLP15-07 PAGE 10 5. Prior to commencing site improvements, the Applicant shall obtain a (CWS) Stormwater Connection Authorization. Plans shall be submitted to the City of Tigard for review. The city will forward plans to CWS after preliminary review. 6. Prior to commencing site improvements, the Applicant shall provide an erosion control plan that includes all on and off site work conforming to the "CWS Erosion Prevention and Sediment Control Design and Planning Manual" (current edition) as part of the Public Facility Improvement (PFI) permit drawings. 7. Prior to commencing site improvements, the Applicant shall provide 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 Division. 8. Prior to commencing site improvements, the design engineer shall indicate on the grading plan which lots will have natural slopes between 10% and 20%,as well as lots that will have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections and/or permits will be necessary when the lots develop. 9. Prior to commencing site improvements,pay stormwater quantity fees. 10. Prior to commencing site improvements, the applicant will be required to provide written approval from Tualatin Valley Fire&Rescue for fire flow,hydrant placement and access. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: Submit to the Engineering Department (Greg Berry, 639-4171, ext.2468) for review and approval: 11. Prior to final plat approval, the Applicant shall pay an addressing fee in the amount of$50. (STAFF CONTACT:Jeremy Hanson,503-718-2467. 12. Prior to final plat approval, the Applicant's final plat shall provide 29 feet of right-of- way from the centerline of SW Frewing Street and 27 feet of right-of-way from the centerline of SW Ash Street. 13. Prior to final plat approval, the Applicant shall enter into a restrictive covenant for frontage improvements on SW Frewing Street and Ash Avenue frontages. 14. Prior to final plat approval, the Applicant shall pay the fee in-lieu of undergrounding utilities of$11,667. 15. Prior to final plat approval, 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 ENGINEERING COMMENTS Balfour Partition MLP15-07 PAGE 11 subdivision plat boundary (per ORS 92.050). 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. Final plat application submission requirements are as follows: A. Submit for City review four (4) paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon and the necessary data or narrative. • Final plat and data/narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.050),Washington County,and by the City of Tigard. • Final plat shall show the right-of-way dedication for all public streets. • Subdivision plats will include signature lines for City Engineer and Community Development Director. • Partition plats will include a signature line City Engineer. NOTE: Washington County will not begin their review of the final plat until they receive notice from the City of Tigard Engineering Division indicating that the City has reviewed the final plat and submitted comments to the Applicant's surveyor. B. Submit a check in the amount of the current final plat review fee (Contact Planner on Duty,at 503-718-2421). THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: Submit to the Engineering Department (Greg Berry, 503-718- 2468) for review and approval: 16. Prior to issuance of building permits,the Applicant shall provide the Engineering Department with a paper copy of the recorded final plat. 17. Prior to issuance of building permits,the Applicant shall submit and obtain approval of a construction access and parking plan for the home building phase. 18. Prior to issuance of building permits,the Applicant shall submit and obtain approval of a final sight distance analysis for Parcels 1 and 2. 19. Prior to issuance of building permits within the subdivision,the City Engineer shall deem the public improvements substantially complete. Substantial completion shall be when: 1) all utilities are installed and inspected for compliance,including franchise utilities and approved water connections,2) all local residential streets shall be fully paved, 3) all pedestrian pathways are substantially complete,4) any off-site utility improvements are substantially completed,and 5) all public street lights are installed and ready to be energized. (NOTE: the City, apart from this condition, ENGINEERING COMMENTS Balfour Partition MLP15-07 PAGE 12 and in accordance with the City's model home policy,may issue model home permits). 20. Prior to issuance of building permits, the Applicant shall submit as-built drawings 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).As-built submittal shall include an Acrobat(***.pd� file,one 11x17 paper copy and the electronic point file as state above and shown in the example below. Excel spreadsheet/point database file example: "Feature";"Type"; "XCOOFD";"YCOORD"; "ZCOORD": "SSMH02"; "MH";"7456892.234"; "6298769.879";"192.45" ")W031, "XVV","7456956.654","6298723.587", "214.05 1:\ENG\01 Development En},'inecring\_LANDUS1:_PROJIi(:Ts\l,rewing\Frewing St 9675 Partition\Comments Balfour Partition AILP 15-07.doc ENGINEERING COMMENTS Balfour Partition MLP15-07 PAGE 13 Attachment 3 C1eanWater Services RECEIVED JAN 27 20116 CrTy OF TIGARD PLANNING/ENGINEERING MEMORANDUM Date: January 22,2016 To: Cheryl Caines,Associate PI er,City of Tigard w From: Jackie Sue Humphreys lean Water Services(the District) Subject: Balfour 2-Parcel Partition,MLP2015-00007,2S102CA00800 Please include the following comments when writing your conditions of approval: PRIOR TO ANY WORK ON THE SITE AND PARTITION PLAT RECORDING A Clean Water Services(the Districtl 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. 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. e. If use of an existing offsite or regional Water Quality Facility is proposed,it must be clearly identified on plans, showing its location,condition,capacity to treat this site and, any additional improvements and/or upgrades that may be needed to utilize that facility. 2550 SW Hillsboro Highway • Hillsboro,Oregon 97123 Phone: (503)681-3600 • Fax: (503)681-3603 9 cleanwaterservices.org f. Ifprivate lot LIDA systems proposed,must comply with the current CWS Design and Construction Standards.A private maintenance agreement,for the proposed private lot LIDA systems,needs to be provided to the City for review and acceptance. g. Show all existing and proposed easements on plans. Any required storm sewer, sanitary sewer,and water quality related easements must be granted to the City. h. Any proposed offsite construction activities will require an update or amendment to the current Service Provider Letter for this project. CONCLUSION This Land Use Review does not constitute the District's approval of storm or sanitary sewer compliance to the NPDES permit held by the District. The District,prior to issuance of any connection permits,must approve final construction plans and drainage calculations. Attachment 4 www.ftfr.com Tualatin Valley Fire & Rescue January 26, 2016 Cheryl Cains City of Tigard 13155 SW Hall Blvd Tigard, Oregon 97223 Re: Balfour Partition 9675 SW Frewing WCTM 2S102CA lot 800 Dear, 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: FIRE APPARATUS ACCESS: 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. NO PARKING: Parking on emergency access roads shall be as follows(OFC D103.6.1-2): 1. 20-26 feet road width-no parking on either side of roadway 2. 26-32 feet road width-parking is allowed on one side 3. Greater than 32 feet road width-parking is not restricted North Operating Center Command&Business Operations Center South Operating Center Training Center 20665 SW Blanton Street and Central Operating Center 8445 SW Elligsen Road 12400 SW Tonquin Road Aloha,Oregon 97078 11945 SW 70 Avenue Wilsonville,Oregon Sherwood,Oregon 503-649-8577 Tigard,Oregon 97223-9196 503-649-8577 97070-9641 97140-9734 503-649-8577 503-259-1600 FIREFIGHTING WATER SUPPLIES: 3. SINGLE FAMILY DWELLINGS - REQUIRED FIRE FLOW: The minimum available fire flow for one and two-family dwellings 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 OFC Appendix B. (OFC 13105.2) 4. FIRE FLOW WATER AVAILABILITY: Applicants shall provide documentation of a fire hydrant flow test or flow test modeling of water availability from the local water purveyor if the project includes a new structure or increase in the floor area of an existing structure.Tests shall be conducted from a fire hydrant within 400 feet for commercial projects, or 600 feet for residential development. Flow tests will be accepted if they were performed within 5 years as long as no adverse modifications have been made to the supply system.Water availability information may not be required to be submitted for every project.(OFC Appendix B) 5. WATER SUPPLY DURING CONSTRUCTION: Approved firefighting water supplies shall be installed and operational prior to any combustible construction or storage of combustible materials on the site. (OFC 3312.1) BUILDING ACCESS AND FIRE SERVICE FEATURES 6. PREMISES IDENTIFICATION: New and existing 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, including monument signs. These numbers shall contrast with their background. Numbers shall be a minimum of 4 inches high with a minimum stroke width of 1/2 inch. (OFC 505.1) If you have questions or need further clarification, please feel free to contact me at(503)259-1504. Sincerely, �0� WON John Wolff I Deputy Fire Marshal II Tualatin Valley Fire& Rescue Direct: 503-259-1504 Wolff.iohnf@tvfr.com www.tvfr.com Cc: 2 EXHIBIT B City ofTigard City ofTigard Community Development � Community Development ATTN: CHERYL CAINES ATTN: CHERYL CAINES 13125 SW Hall Blvd. 13125 SW Hall Blvd. Tigard, OR 97223 Tigard, OR 97223 AKS Engineering & Forestry Sage Built Homes, LLC Attn: Matt Scheidegger 1815 NW 169th Pl., Suite 1040 12965 SW Herman Rd., Suite 1040 Beaverton, OR 97006 Tualatin, OR 97062 City ofTigard Community Development c ATTN: CHERYL CAINES TIGARD 13125 SW Hall Blvd. Tigard, OR 97223 Jessica & David Balfour 9675 SW Frewing St. Tigard, OR 97223 AFFIDAVIT OF MAILING Mono I, Cheryl Caines, 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: Chcck_Appropriate Box(s)Below ® NOTICE OF Type II Decision FOR: MLP2015-00007 Minor Land Partition Balfour 9675 SW Frewing St. ❑ AMENDED NOTICE— ® City of Tigard Community Development Director/Designee ❑ Tigard Hearings Officer ❑ Tigard Planning Commission ❑ Tigard City Council A cope 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, March 1,2016 , and deposited in the United States Mail on March 1,2016 ,postage prepaid. Cheryl Caines STATE OF OREGON ) County of Washington ) ss. City of Tigard ) Subscribed and sworn/affirmed before me on the dad-of N2f 11 52016. BETSY GALICIA No PUBLIC-OREGON COMMISN NO MY COMMISSION EXP RES MARCH 09,20 NOTARY P LIC OF ORE�ON 18 MST Commission Expires:0 01 1 16 I G--w)D—hpm-t\1—d Cse 3pphunms\\ILP-UnmL.md Puntams12015',\ILP201i-1040 Rdfn, 4_Puhk )u—NBRI Ill\lffidm-t A\feJui�\ll-P2Uli-lKMMeiChrn-I_'0162401d,- EXHIBITA Notice of a Type II Decision ------------------- - = Land Partitions Case ID: MLP2015-00007 BALFOUR (9675 SW FREWING STREET) MINOR LAND PARTITION The Decision Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the minor land partition subject to certain conditions of approval. The findings and conclusions on which these decisions are based are noted in Section V of the decision. Tigard Community Development Contact Information Date of Notice: Tuesday,March 01, 2016 120 days = Wednesday,April 20,2016 Staff Contact: Cheryl Caines 503-718-2437 cherylc@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, March 17, 2016. Please include the Case ID Number: MLP2015-00007. 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: Cheryl Caines and note the Case ID Number:MLP2015-00007. This decision is final on Friday, March 18, 2016, unless an appeal is filed. The decision will go into effect on Friday,March 18, 2016,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: Sage Built Homes,LLC Owners: Jessica & David Balfour 1815 NW 169th Pl.,Suite 1040 9675 SW Frewing St. Beaverton, OR 97006 Tigard, OR 97223 Description of the Proposal: The applicant is requesting a minor land partition to divide one (1) .51-acre site at the corner of SW Frewing Street and Ash Avenue into two (2) parcels. The proposed lots are 12,403 and 7,529 square feet in size. There is an existing home that will remain on proposed Parcel 1. Address 9675 SW Frewing Street,Tigard, OR Legal Description: Washington County Tax Map 2S102CA,Tax Lot 00800 Zoning: R-4.5: Low-Density Residential District City of Tigard,Community Development Division•13125 SV'Hall Blvd.,Tigard,Oregon 97223 pg-1 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 parry 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,March 17,2016 City of Tigard,Community Development Division•13125 SW Hall Blvd.,Tigard,Oregon 97223 pg.2 EXHIBIT B ALBERTSON,BARRY 2S102CB04400 15445 SW'150TH AVE _ANDERSEN,TAGE ROBERT&SOLED:ID TIGARD,OR 97224 13405 SW BARNU\I DR TIGARD,OR 97223 2S102CD00200 2S102C_�00800 ASPEN LO LLC BALFOUR,JESSICA\I&DAVID E PO BOX 25430 9675 SW'FREWING ST PORTI_ ND,OR 97298 TIGARD,OR 97223 BEACH,D AYLE D.&EVELYN O. BEILKE,SUSAN 11530 SW 72ND_VENUE 11755 SW 114TH PLACE TIGARD,OR 97223 TIGARD,OR 97223 BEILSTEIN,ELLEN 2S102C X00240 14630 SW 139TH AVE BERGEN-IN,SYLVIN&ANGEL-N TIGARD,OR 97224 13260 SW_ASH DR TIG_1RD,OR 97223 2S102CA00224 2S102CD02717 BONGS,TRESA K BOW-ERS,KEITH D&LOREE B 13227 SW:ASH ATE 13540 SW ASH AVE TIGARD,OR 97223 TIGARD,OR 97223 2S102CD00500 BRENNE\LAN,HEIDI BOYDSTUN,DENNIS GREGORY& 11680 SW TIGARD DRIVE BOYDSTUN,SALLY BAUCUS TIGARD,OR 97223 9585 SW O'\LAR-3 ST TIGARD,OR 97223 2S102CD00100 BUEHNER,GRETCHEN BUCH_A,N 1N,MICHAEL R&SHEILA PO BOX 230268 15915 SW 79TH_AVE TIGARD,OR 97281 TIGARD,OR 97224 2S102CA00915 2S102C_100904 BURGESS,GEORGE J TRUST BURGESS,ROBERT BURGESS,YVONNE TRUST 13320 SW:ASH AVE BY BURGESS,GEORGE J&YVONNE TR TIGARD,OR 97223 13475 VILLAGE GLEN TIGARD,OR 97223 2S102C_300901 IS102CA01200 CAFFALL,E REX CANTOR,ROSALINDA&_ANTONIO 13205 SW FILL.\GE GLENN DR 9783 SW FRETTING ST TIGARD,OR 97223 TIGARD,OR 97223 CAROL REN-1UD-\VACO CPO NEWSLETTER COORD. CITY OF TIG_-3RD OSU EXT. SVC-CITIZEN INVOLVEMENT FACULTY \TTN: CHERYL CAINES 155 NORTH 1 ST AVENUE SUITE 200 MS48 13125 SW FLALL BLVD. HILLSBORO,OR 97124 TIGARD,OR 97223 2S102CA00944 2S102CA00938 CLEVEL.:-1ND,RUSSELL COLE-T\LAN,SABIN L HOPKINS,KAREN 13450 SLS'VILLAGE GLENN CT 9555 SW FREWING ST TIGARD,OR 97223 TIGARD,OR 97223 CONNERY,STACY 2S102CA00225 12564 S\X'-i\LNIN STREET COOPER,MICR AEL F&KATHY A TIGARD,OR 97223 13195 SW.-ASH AVE TIGARD,OR 97223 2S102C A00202 2S102CD02704 COVERDELL,RON L COX,GLORIA J&CLEON M III C ALDERON,LUCERO 13580 SW.ASH.AVE 9745 SVI FREWING ST TIGARD,OR 97223 TIGARD,OR 97223 2S102CA00237 CRAGHE_1D,_ALEXANDER COX,ZACHARY T 12205 SW HALL BOULEVARD COX,CARL&KAREN TIGARD,OR 97223-6210 9565 S\X'FRENX71NG COURT TIGARD,OR 97223 2S102CA00937 2S102CA00236 CROKE,JEFFREY B CUTSFIALL,D_1RRELL T tiIURPHY,KRISTEN S SHARON_1 13430 SLX'\'ILLAGE GLENN CT 9545 S`V FRENVING CT TIGARD,OR 97223 TIGARD,OR 97223 2S102CB03400 2S102CA00907 CYPRESS CREST APARTMENTS LLC DAVENPORT,SCOTTJ& PO BOX 15516 KRISTIN_ J FRE-TONT,CA 94539 13410 SW ASH Al TF TIGARD,OR 97223 DEFILIPPIS,VICTOR 2S102CA00910 13892 SW BRAYDON CT DICKINSON,LAWRENCE L AND TIGARD,OR 97224 LORI J 9625 SSV FREV71NG TIGARD,OR 97223 2S102CA00102 2S102CA00241 DOAN,JEFFREY Al&JULLA L DOUGAL,-�\L1TTHEW E&GENEVA-I 9765 SW FREWING ST 13270 SW ASH DR TIGARD,OR 97223 TIGARD,OR 97223 2S102C A00917 2S102CA00234 DUNAGAN,CHRIS DUNN,CHARLES DUNAG AN,CHELSI HOHT\L-1N,SCOTT 13415 SNX'VILLAGE GLENN DR 9520 SW'FREWING CT TIGARD,OR 97223 TIGARD,OR 97223 2S102C_100922 2S102C A00244 DUNNE,CONSTANCIA D ECKROTH,RHONDA M 13225 S\X'VILLAGE GLEN CIR 13265 SW ASH AVE TIGARD,OR 97223 TIGARD,OR 97223 2S102CA00400 ENGVALL,ANN EGGERT,JULIA L 15461 SNS'82 PL 9750 SW FREWING ST TIGARD,OR 97224 PORTLAND,OR 97223 ERDT,DON&DOROTHY 2S102CD01500 13760 SNX'121ST AVENUE FINN,�,L1RY C TIGARD,OR 97223 9885 SNvv'GARRETT TIGARD,OR 97223 2S102CA00223 FOSTER,VANESSA FINNERTY,HOLLY E& 13085 Six'HOWARD DR FINNERTY,JOHN K TIGARD,OR 97223 13255 SW ASH AVE TIGARD,OR 97223 FROUDE,BEVERLY GALLUCCI,NAOMI 12200 SW BULL MOUNTAIN ROAD 11285 SNX'78TH AVENUE TIGARD,OR 97224 TIGARD,OR 97223 GOODHOUSE,JOHN HAMILTON,LISA CPO 4B VICE CHAIR 9345 SW MOUNT_-1IN VIEW LANE 13565 SVI BEEF BEND ROAD TIGARD,OR 97224 TIGARD,OR 97224 2S102CA00245 FIARDING,TODD&HERING JR,BLAKE. HAMPTON PLACE LLC NORRIS BEGGS&SI\IPSON BY FAY,JERRY 121 SW TIORRISON,SUITE 200 PO BOX 6027 PORTLAND,OR 97204 PORTLAND,OR 97228 2S 102CA00946 2S 102CA00235 LL-Mi\L-�NN,MICHAEL B&SALLY E H_1SKIN,DALE E&SHEIL- :M 3742 SW CORONADO ST 9525 S\X'FRENx'ING CT PORTLAND,OR 97219 TIGARD,OR 97223 2S 102CA00243 2S 102CA00203 HAYS,SHERI J/RON_3LD R HERR,JARED S&JOANNE M 13290 SW ASH DR 13335 SW ASH AVE TIGARD,OR 97223 TIGARD,OR 97223 2S102CA00238 HOG_1N,KEVIN HILLESLAND,HEATHER 14357 SW 133RD AVENUE 13210 Sew'ASH DR TIGARD,OR 97224 TIGARD,OR 97223 2S 102CA00936 2S 102CA00905 HOLLEY,CARLOTA P REVOCABLE LINT HORTON,PETER R 13420 Six'VILLAGE GLENN CT E_1STLUND-HORTON,SARAH K TIGARD,OR 97223 13350 SVI ASH AVE TIGARD,OR 97223 HOWLAND,HAROLD.AND RUTH 2S102CA00941 13145 SAA'BENISH HUGHES,JEFFREY M&TAMI j TIG.ARD,OR 97223 13540 SW VILI--1GE GLENN DR TIG ARD,OR 97223 2S102C.A00913 2S102CB03700 HUGHES,T\LARILA'N F&D.AVID B JENSEN,STEVE&LORI REVOCABLE T 13505 SW VILLAGE GLENN DR 9995 SW GARRETT ST TIG_1RD,OR 97223 TIG_ARD,OR 97223 2S102C A00932 2S102C_A00945 JOHNSON,PAUL&KIRSTEN JONES,CLINTON_A& 13350 SW VILLAGE GLENN DR HARLAND,P_ATRICLA Ai TIG ARD,OR 97223 9495 SW ST TIG.ARD,OR 97223 2S102C1A00500 KEERINS,PATRICIA KEDDV,BRENTON.A 15677 SAA'OREGON ST.APT 209 �LATHEAVS,ROSEALARY L TIG_ARD,OR 97140 9720 SAYS FREVI-ING ST TIGARD,OR 97223 KI-,\BIEL,DIAVID 2S102CD00400 1335 SAA'66TH SUITE 201 KNAPP,-ION_A L PORTLAND,OR 97225 9600 SW'FREWING ST TIG_1RD,OR 97223 2S102C A00916 2S102CD01400 KUREK,ELEONORA Al LAFRENZ LIVING TRUST 13445 SAA'VILLAGE GLENN 13565 SAA'_ASH AVE TIG:ARD,OR 97223 TIG.ARD,OR 97223 2S102C.A00239 2S102CD00300 LEE, ARIEL A LEWIS,P AAIELA 10800 SW WALNUT ST 9620 SW FRENVING ST TIG ARD,OR 97223 TIGARD,OR 97223 multiple:2S102CA01400 to 2S102C_A02500 LISA FI AAffLTON CHAIR CPO 4B VICE-CHAIR LF 4 LLC 16200 SAA'PACIFIC H TY SUITE H BOX 242 9700 SW FRENVING ST TIGARD,OR 97224 TIGIARD,OR 97223 LONG,JI\l CHAIR,CPO 4A1 2S102C A00201 10730 SW 72ND_AVE LOPER,LOUIS E&KELLY Al PORTLAND,OR 97223 9725 SW FRENVING ST TIG.ARD,OR 97223 2S102C.A00942 2S102C1A00911 AICCLENIAHAN,KEITH&D ANETTE AICCLINTOCR,DARREN E& 13560 SAAB VILLAGE GLENN DR APRIL L TIG ARD,OR 97223 13545 SW VILLAGE GLEN DR TIG ARD,OR 97223 2S102C_\00914 MILDREN,GENE \PEEKS,GARY E\L�RjORIE A �fILDREN DESIGN GROUP 13495 SW VILLAGE GLEN DR 7650 Skvv'BEVEL AND ST,STE 120 TIGARD,OR 97223 TIGARD,OR 97223 2S102CA00205 NIURDOCK,N_\TH-1N AND ANN MINER,EDGAR W&LUCINDA L 7415 SW SPRUCE STREET PO BOX 264 TIGARD,OR 97223 LINCOLN CITY,OR 97367 2S102CA00902 NE-\L BROWN. GRI NASS,DALE D ROSE MEADOWS INC REALTORS IIA D,kX7 ASH AVE2212655 SW'NORTH DAKOTA STREET TIGARD,OR 97223 TIG_1RD,OR 97223 NEW'IH,PATTY 2S102CB04600 12180 SW MERESTONE COURT OLSON,DENCIE E TRUST TIGARD,OR 97223 13410 SNP'BARNUNf DR TIGARD,OR 97223 2S 102CA00210 2S 102CD02703 PACKER,PAUL PARKER,W1LTER J&LOL_3 B 13235 SNS'ASH DR 9615 S\Y'O'\L\R\ST TIGARD,OR 97223 TIG_1RD,OR 97223 2S 102CA00700 2S 102CA00209 P_1RlfLEY,KEITH A&\LADELEINE ELI PETERSON,PAUL E BONNIE J BADELL JOINT REVOCABLE TRUST 13245 SW ASH DRIVE DEL,\Y,DA`s NE E TIGARD,OR 97223 1521 N JANTZEN AVE#584 PORTLAND,OR 97217 2S102CD02708 2S102CB04700 PIEREN,NATHANIEL&NICOLE A QUEZADA-PER\LTA,C_1MILO& 13560 SW ASH ST HERNANDEZ-HERNANDEZ,NIARIA DE JESUS TIG_1RD,OR 97223 13430 Six'BARNUNI DR TIGARD,OR 97223 2S 102CA00906 2S 102CA00908 RICHARDS,CHRISTINA j RIFFLE,RUTH M 13380 S\\'ASH 13440 SW ASH TIGARD,OR 97223 TIGARD,OR 97223 2S 102CA00943 2S 102CA00204 ROBBINS,KEITH D&CYNTHIA K ROBERTS,BONNIE B 13580 SRX,'N'ILLAGE GLENN DR 13295 SW ASH DR TIGARD,OR 97223 TIGARD,OR 97223 2S 102CA00903 2S 102CA00920 ROBERTS,JUDI A ROME,SANFORD\f&\LIRILYN G 13290 SW ASH AVE 14645 S\\'XX/ILl--k\TETTE ST TIG_\RD,OR 97223 SHERWOOD,OR 97140 ROM\LAN,SUE multiple: 2S102C_A01000 to 2S102C_A01100 11250 SW 82ND.AVE ROYAL OAKS DEVELOPMENT CO TIGARD,OR 97223 7515 SW PINE ST TIGARD,OR 97223 2S 102C A00939 RUEDY,ROBERT ROY'LAND,PERRY 14185 SYS'100TH AVENUE 13500 SAY'VILLAGE GLENN DR TIGARD,OR 97224 TIGARD,OR 97223 2S102CD02714 2S102C A00301 S.ANCHEZ,FRANCISCO J& S_ XONY-PACIFIC LLC Z AV ALA,NOW L-1 BY FINITE,HANS&SUSAN 13530 SAYS LASH_AVE PO BOX 1565 TIG_YRD,OR 97223 WILSONVILLE,OR 97070 2S102C:A00300 2S102CD01501 S_ XONY'-PACIFIC LLC SCH\MITZ,KURT PO BOX 23562 9895 SNXI G 3RRETT ST PORTLAND,OR 97281 TIG.ARD,OR 97223 2S102C.A00940 2S102CD01600 SHRIV AST_AV_A,CHIN\L-3Y Y AN_AND&VA SNEITZER,DAVID R 13520 SAY'VILLAGE GLEN DR 13585 SAY'LASH_AVE TIG_YRD,OR 97223 TIG.ARD,OR 97223 2S102C_A00947 SPRING,BRAD SOW.ARDS,JENNIFER G 7555 SW SPRUCE STREET 9435 SW O\LARA ST TIG_ARD,OR 97223 TIGARD,OR 97223 ST ALZER,CHARLIE AND LARIE 2S102C.A0020 7 14781 SW JULIET TERRACE STONE,LARRY L&\LARLENE_A TIGARD,OR 97224 PO BOX 230126 TIG.ARD,OR 97281 2S102C_A00909 SUNDBERG,ROSS STRO\M,JOSHUA LEE&HOLLY_ANNE 16382 S\Y'104TH_AVE 9645 SW FREWING ST TIG_ARD,OR 97224 TIG.ARD,OR 97223 2S102C.A00919 2S102C_A00921 SW ANDA,\MICHAEL EDWIN TEPEDINO,F SCOTT&A\MY L CHERYL.A 13235 SW VILLAGE GLEN DR 13285 SW VILLAGE DR TIG_ARD,OR 97223 TIGARD,OR 97223 THO\MPSON,GLENNA 2S102CB04300 13676 S\V HALL BLVD UNIT 2 THORNBERG,J_A\1ES TIG.ARD,OR 97223 13425 SW B.ARNU\I DR TIG_ARD,OR 97223 2S102CA00933 2S102CA00206 THORNBURGH,CRAIG R& JENNIFER L TI�I�IINS,RUTH R REVOCABLE LIZ'ING BY TIMOTHY D TI,LMIINS TR 13380 SNS'VILI--�GE GLENN CT 2565 S\X'87TH.AVE TIGARD,OR 97223 PORTLAND,OR 97225 2S102CA00918 WALSH,DATID W_ KEM,JOSH J 10236 SW STUART COURT 5923 S\Y'SOUTHVIEW PL TIGARD,OR 97223 PORTLAND,OR 97219 2S102C X00242 XVEGENER,BRIAN V,'ATANABE,J NICE E 9830 SAY'KIMBERLY DRIVE 13280 SW ASH DR TIGARD,OR 97224 TIG_1RD,OR 97223 2S102CA00208 2S102CA00948 WESTF ALL,BENJAMIN C&LENE H WINDRED,�\LNR-\'IN&TERRI J 13255 SNV_ASH DR 1521 N JANTZEN_AVE#288 TIGARD,OR 97223 PORTLAND,OR 97217 N AFFIDAVIT OF MAILING TIGARD ' I, Cheryl Caines, being first duly sworn/affirm, on oath depose and sav that I am an Associate Planner for the City of Tigard,Washington County, Oregon and that I served the following: (;heck:Appropriate Box(,,)Below J ® NOTICE OF Tie II Proposal FOR: NILP2015-00007 Minor Land Partition 9675 SW Freeing St. ❑ AMENDED NOTICE— ® City of Tigard Community Development Director/ Designee ❑ Tigard Hearings Officer ❑ Tigard Planning Commission ❑ Tigard City Council A cope 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, Janua 1r 11, 2016 ,and deposited in the United States Mail on Januar, 11,2016 ,postage prepaid. a . civ Cheryl Caines STATE OF OREGON ) County of Washington ) ss. City of Tigard ) Subscribed and sworn/affirmed before me on the day of � 2016. -... -(P,?I P t7. 'D2 X741 MY CV" ". S MARCH 09,2018 NOTARY PUBI OF OREGON d My Commission Expires: l Cnn,nun..v D-1,pm-t`L—1 Cs<\pphl,M,ns',(13_9dmm\hucr�.ds�9 t6d—t,of\Lulu,\9n16�_1ttid,n,t..t\hulu,�\O.P2OB-1 KKM 17 Cheri 20M0111 dnc, EXHIBITA Notice of a Type II Proposal = Land Partitions Case ID: MLP2015-0000 BALFOUR PARTITION (9675 SW FREWING ST.) Tigard Community Development Contact Information Date of Notice: Monday,January 11, 2016 120 days = Wednesday,April 20, 2016 To: Interested Persons Staff Contact: Cheryl Caines 503-718-2437 cherylc@tigard-or.gov If you would like to comment on this proposal, we need to receive your written comments by 5 p.m. on Monday,January 25, 2016 . Please mail or deliver your comments to 13125 SW Hall Blvd.,Tigard, Oregon 97223. Include the Case ID Number: MLP2015-00007 Balfour Partition. Please address your comments to the appropriate staff person: Cheryl Caines. Information About the Proposal Description of the Proposal: The applicant is requesting a minor land partition to divide one (1) .51-acre site at the corner of SW Frewing Street and Ash Avenue into two (2) parcels. The proposed lots are 12,403 and 7,529 square feet in size. There is an existing home that will remain on proposed Parcel 1. Applicant: Sage Built Homes,LLC Owners: Jessica &David Balfour 1815 NW 169th Pl., Suite 1040 9675 SW Frewing St. Beaverton, OR 97006 Tigard, OR 97223 Proposal Address: 9675 SW Frewing St. Legal Washington County Tax Map 2S102CA,Tax Lots 00800 Description: Zoning: R-4.5: Low-Density Residential District Approval Criteria: Community Development Code Chapters: 18.390, 18.420, 18.510, 18.705, 18.715, 18.745, 18.765, 18.790, 18.795, and 18.810. City of Tigard,Community Development Division•13125 SW Hall Blvd.,Tigard,Oregon 97223 What You Should Know About This Type II Proposal The proposed development requires a land use review. The goal of this notice is to invite interested parties to participate early in the decision-making process by submitting comments in writing during the open comment period. Type II decisions are made by the Community_D-velopment -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 Cheryl Caines, Associate Planner, 503-718-2437. 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 Map and Preliminary Plat Notice to Mortgagee, Lienholder,Vendor, or Seller The Tigard Development Code requires that if you receive this notice it shall be promptly forwarded to the purchaser. 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BEILKE,SUSAN 11530 S\t'72ND AVENUE 11755 S\ti'114TH PLACE TIGARD,OR 97223 TIGARD,OR 97223 BEILSTEIN,ELLEN 2S102CA00240 14630 SW 139TH AVE BERGEVIN,SYLVIN&ANGELA TIGARD,OR 97224 13260 SW ASH DR TIGARD,OR 97223 2S 102CA00224 2S 102CD02717 BONGE,TRESA K BOWERS,KEITH D&LOREE B 13227 SW ASH AVE 13540 SW ASH AVE TIGARD,OR 97223 TIGARD,OR 97223 2S102CD00500 BRENNEMAN,HEIDI BOYDSTUN,DENNIS GREGORY& 11680 SW TIGARD DRIVE BOYDSTUN,SALLY BAUCUS TIGARD,OR 97223 9585 S\S'O'MARA ST TIGARD,OR 97223 2S102CD00100 BUEHNER,GRETCHEN BUCHANAN,MICHAEL R&SHEILA PO BOX 230268 15915 SW 79TH AVE TIGARD,OR 97281 TIGARD,OR 97224 2S 102CA00915 2S102CA00904 BURGESS,GEORGE J TRUST BURGESS,ROBERT BURGESS,YVONNE TRUST 13320 S\X'ASH AVE BY BURGESS,GEORGE J&YVONNE TR TIGARD,OR 97223 13475 VILLAGE GLEN TIGARD,OR 97223 2S 102CA00901 2S 102CA01200 CAFFALL,E REX CANTOR,ROSALINDA&ANTONIO 13205 SW VILLAGE GLENN DR 9783 S\X'FRE\vv'ING ST TIGARD,OR 97223 TIGARD,OR 97223 CAROL RENAUD-\XIACO CPO NEWSLETTER COORD. CITY OF TIGARD OSU EXT. SVC- CITIZEN INVOLVEMENT FACULTY ATTN: CHERYL CRINES 155 NORTH 1ST AVENUE SUITE 200 MS48 13125 S\K'HALL BLVD. HILLSBORO,OR 97124 TIGARD,OR 97223 2S102CA00944 2S102CA00938 CLEVELAND,RUSSELL COLEMAN,SABIN L HOPKINS,KAREN 13450 SW VILLAGE GLENN CT 9555 SNX'FRE\X'ING ST TIGARD,OR 97223 TIGARD,OR 97223 CONNERY,STACY 2S102CA00225 12564 SNX'MAIN STREET COOPER,MICHAEL F&KATHY A TIGARD,OR 97223 13195 SW ASH AVE TIGARD,OR 97223 2S 102CA00202 2S 102CD02704 COVERDELL,RON L COX,GLORIA J&CLEON M III CALDERON,LUCERO 13580 SNX'ASH AVE 9745 SNX,'FRE\X'ING ST TIGARD,OR 97223 TIGARD,OR 97223 2S102CA00237 CRAGHEAD,ALEXANDER COX,ZACHARY T 12205 SW HALL BOULEVARD COX,CARL&KAREN TIGARD,OR 97223-6210 9565 SXX'FRENY'ING COURT TIGARD,OR 97223 2S 102CA00937 2S 102CA00236 CROKE,JEFFREY B CUTSHALL,DARRELL T MURPHY,KRISTEN S SHARON A 13430 SXX'VILLAGE GLENN CT 9545 SNX'FREXX71NG CT TIGARD,OR 97223 TIGARD,OR 97223 2S 102CB03400 2S 102CA00907 CYPRESS CREST APARTMENTS LLC DAVENPORT,SCOTT J& PO BOX 15516 KRISTINA J FREMONT,CA 94539 13410 SNX'ASH AVE TIGARD,OR 97223 DEFILIPPIS,VICTOR 2S102CA00910 13892 SW BRAYDON CT DICKINSON,LAWRENCE L AND TIGARD,OR 97224 LORI J 9625 SW FREWING TIGARD,OR 97223 2S102CA00102 2S102CA00241 DOAN,JEFFREY M&JULIA L DOUGAL,MATTHEW E&GENEVA M 9765 SW FREX`'ING ST 13270 SXVV'ASH DR TIGARD,OR 97223 TIGARD,OR 97223 2S 102CA00917 2S 102CA00234 DUNAGAN,CHRIS DUNN,CHARLES DUNAGAN,CHELSI HOHMAN,SCOTT 13415 S\X'VILLAGE GLENN DR 9520 SNX'FREXX'ING CT TIGARD,OR 97223 TIGARD,OR 97223 2S 102CA00922 2S 102CA00244 DUNNE,CONSTANCIA D ECKROTH,RHONDA M 13225 SNY'VILLAGE GLEN CIR 13265 SNS'ASH AVE TIGARD,OR 97223 TIGARD,OR 97223 2S102CA00400 ENGVALL,ANN EGGERT,JULIA L 15461 S\X'82 PL 9750 SNX'FRE\X'ING ST TIGARD,OR 97224 PORTLAND,OR 97223 ERDT,DON&DOROTHY 2S102CD01500 13760 SW 121 ST AVENUE FINN,MARY C TIGARD,OR 97223 9885 SQL'GARRETT TIGARD,OR 97223 2S102CA00223 FOSTER,VANESSA FINNERTY,HOLLY E& 13085 SW HOWARD DR FINNERTY,JOHN K TIGARD,OR 97223 13255 SW ASH AVE TIGARD,OR 97223 FROUDE,BEVERLY GALLUCCI,NAOMI 12200 SNX'BULL MOUNTAIN ROAD 11285 S\X'78TH AVENUE TIGARD,OR 97224 TIGARD,OR 97223 GOODHOUSE,JOHN HAMILTON,LISA CPO 4B VICE CHAIR 9345 SW MOUNTAIN VIEXV LANE 13565 SXY'BEEF BEND ROAD TIGARD,OR 97224 TIGARD,OR 97224 2S102CA00245 HARDING,TODD&HERING JR,BLAKE. HAMPTON PLACE LLC NORRIS BEGGS&SIMPSON BY FAY,JERRY 121 SW NIORRISON,SUITE 200 PO BOX 6027 PORTLAND,OR 97204 PORTLAND,OR 97228 2S 102CA00946 2S 102CA00235 HARTMANN,MICHAEL B&SALLY E HASKIN,DALE E&SHEILA M 3742 SW CORONADO ST 9525 S\X'FRENX'ING CT PORTLAND,OR 97219 TIGARD,OR 97223 2S 102CA00243 2S 102CA00203 HAYS,SHERI J/RONALD R HERR,JARED S&JOANNE M 13290 SW ASH DR 13335 SW ASH AVE TIGARD,OR 97223 TIGARD,OR 97223 2S102CA00238 HOGAN,KEVIN HILLESLAND,HEATHER 14357 S%X'133RD AVENUE 13210 SNC'ASH DR TIGARD,OR 97224 TIGARD,OR 97223 2S 102CA00936 2S 102CA00905 HOLLEY,CARLOTA P REVOCABLE LIVI HORTON,PETER R 13420 SXR'VILLAGE GLENN CT EASTLUND-HORTON,SARAH K TIGARD,OR 97223 13350 S\vv'ASH AVE TIGARD,OR 97223 HOW AND,HAROLD AND RUTH 2S102CA00941 13145 SAX'BENISH HUGHES,JEFFREY M&TAMI j TIGARD,OR 97223 13540 SNN'VILLAGE GLENN DR TIGARD,OR 97223 2S102CA00913 2S102CB03700 HUGHES,MARILYN F&DAVID B JENSEN,STEVE&LORI REVOCABLE T 13505 SW VILLAGE GLENN DR 9995 SW GARRETT ST TIGARD,OR 97223 TIGARD,OR 97223 2S 102CA00932 2S 102CA00945 JOHNSON,PAUL&KIRSTEN JONES,CLINTON A& 13350 SW VILLAGE GLENN DR HARLAND,PATRICIA M TIGARD,OR 97223 9495 SW O'MARA ST TIGARD,OR 97223 2SI02CA00500 KEERINS,PATRICIA KEDDY,BRENTON A 15677 SW OREGON ST.APT 209 MATHEWS,ROSEMARY L TIGARD,OR 97140 9720 SW FRENVING ST TIGARD,OR 97223 KIMMEL,DAVID 2S102CD00400 1335 SW 66TH SUITE 201 KNAPP,MONA L PORTLAND,OR 97225 9600 S\X'FREXX'ING ST TIGARD,OR 97223 2S102CA00916 2S102CD01400 KUREK,ELEONORA M LAFRENZ LIVING TRUST 13445 SW VILLAGE GLENN 13565 SW ASH AVE TIGARD,OR 97223 TIGARD,OR 97223 2S 102CA00239 2S 102CD00300 LEE,ARIEL A LEWIS,PAMELA 10800 SW WALNUT ST 9620 SW FREN ING ST TIGARD,OR 97223 TIGARD,OR 97223 multiple: 2SI02CA01400 to 2S102CA02500 LISA HAMILTON CHAIR CPO 4B VICE-CHAIR LF 4 LLC 16200 SW PACIFIC HNVY SUITE H BOX 242 9700 SNX'FREWING ST TIGARD,OR 97224 TIGARD,OR 97223 LONG,JIM CHAIR,CPO 4M 2S102CA00201 10730 SW 72ND AVE LOPER,LOUIS E&KELLY M PORTLAND,OR 97223 9725 S\v'FREXX'ING ST TIGARD,OR 97223 2S102CA00942 2S102CA00911 MCCLENAHAN,KEITH&DANETTE MCCLINTOCK,DARREN E& 13560 SW VILLAGE GLENN DR APRIL L TIGARD,OR 97223 13545 SW VILLAGE GLEN DR TIGARD,OR 97223 2S102CA00914 MILDREN,GENE MEEKS,GARY E MARJORIE A MILDREN DESIGN GROUP 13495 Sid'VILLAGE GLEN DR 7650 SW BEVELAND ST,STE 120 TIGARD,OR 97223 TIGARD,OR 97223 2S102CA00205 MURDOCK,NATHAN AND ANN MINER,EDGAR W&LUCINDA L 7415 SN`'SPRUCE STREET PO BOX 264 TIGARD,OR 97223 LINCOLN CITY,OR 97367 2S102CA00902 NEAL BROWN. GRI NASS,DALE D ROSE MEADOWS INC REALTORS 13260 S\X'ASH AVE 12655 SW NORTH DAKOTA STREET TIGARD,OR 97223 TIGARD,OR 97223 NEW'TH,PATTY 2S102CB04600 12180 SW MERESTONE COURT OLSON,DENCIE E TRUST TIGARD,OR 97223 13410 SNX'BARNUM DR TIGARD,OR 97223 2S 102CA00210 2S 102CD02703 PACKER,PAUL PARKER,WALTER J&LOLA B 13235 SW ASH DR 9615 SAY'O'MARA ST TIGARD,OR 97223 TIGARD,OR 97223 2S 102CA00700 2S 102CA00209 PARMLEY,KEITH A&MADELEINE ELI PETERSON,PAUL E BONNIE BADELL JOINT REVOCABLE TRUST 13245 SNS'ASH DRIVE %DELAY,DANXNE E TIGARD,OR 97223 1521 N JANTZEN AVE#584 PORTLAND,OR 97217 2S 102CD02708 2S 102CB04700 PIEREN,NATHANIEL&NICOLE A QUEZADA-PERALTA, CAMILO& 13560 SW ASH ST HERNANDEZ-HERNANDEZ,MARIA DE)ESUS TIGARD,OR 97223 13430 S\vv'BARNUM DR TIGARD,OR 97223 2S 102CA00906 2S 102CA00908 RICHARDS,CHRISTINA J RIFFLE,RUTH M 13380 SW ASH 13440 SNi'ASH TIGARD,OR 97223 TIGARD,OR 97223 2S 102CA00943 2S 102CA00204 ROBBINS,KEITH D&CYNTHIA K ROBERTS,BONNIE B 13580 SW VILLAGE GLENN DR 13295 SW ASH DR TIGARD,OR 97223 TIGARD,OR 97223 2S102CA00903 2S102CA00920 ROBERTS,JUDI A ROME,SANFORD M&MARILYN G 13290 S\VV'ASH AVE 14645 SNX'WILLAMETTE ST TIGARD,OR 97223 SHERWOOD,OR 97140 RORMAN,SUE multiple: 2S102CA01000 to 2S102CA01100 11250 S\X'82ND AVE ROYAL OAKS DEVELOPMENT CO TIGARD,OR 97223 7515 SW PINE ST TIGARD,OR 97223 2S 102CA00939 RUEDY,ROBERT ROYLAND,PERRY 14185 S\X'100TH AVENUE 13500 S\X'VILLAGE GLENN DR TIGARD,OR 97224 TIGARD,OR 97223 2S 102CD02714 2S102CA00301 SANCHEZ,FRANCISCO J& SAXONY-PACIFIC LLC ZAVALA,NORMA BY FINKS,HANS&SUSAN 13530 SW ASH AVE PO BOX 1565 TIGARD,OR 97223 WILSONVILLE,OR 97070 2S102CA00300 2S102CD01501 SAXONY-PACIFIC LLC SCHMITZ,KURT PO BOX 23562 9895 S\X'GARRETT ST PORTLAND,OR 97281 TIGARD,OR 97223 2S102CA00940 2S102CD01600 SHRIVASTAVA,CHINMAYA ANAND&VA SNEITZER,DAVID R 13520 S\ '\VILLAGE GLEN DR 13585 SW ASH AVE TIGARD,OR 97223 TIGARD,OR 97223 2S102CA00947 SPRING,BRAD SO\X'ARDS,JENNIFER G 7555 S`X'SPRUCE STREET 9435 S\X'OMARA ST TIGARD,OR 97223 TIGARD,OR 97223 STALZER,CHARLIE AND LARIE 2S102CA00207 14781 S\v,'JULIET TERRACE STONE,LARRY L&MARLENE A TIGARD,OR 97224 PO BOX 230126 TIGARD,OR 97281 2S102CA00909 SUNDBERG,ROSS STROM,JOSHUA LEE& HOLLY ANNE 16382 S\X'104TH AVE 9645 S\X'FRE\VING ST TIGARD,OR 97224 TIGARD,OR 97223 2S 102CA00919 2S102CA00921 SWANDA,MICHAEL EDWIN TEPEDINO,F SCOTT&AMY L CHERYL A 13235 SW VILLAGE GLEN DR 13285 SW'VILLAGE DR TIGARD,OR 97223 TIGARD,OR 97223 THOMPSON,GLENNA 2S102CB04300 13676 S\X'HALL BLVD UNIT 2 THORNBERG,JAMES TIGARD,OR 97223 13425 S\V BARNUM DR TIGARD,OR 97223 2S102CA00933 2S 102CA00206 THORNBURGH,CRAIG R& TIMMINS,RUTH R REVOCABLE LIVING JENNIFER L BY TIMOTHY D TIMMINS TR 13380 SW VILL.-WE GLENN CT 2565 SXX'87TH AVE TIGARD,OR 97223 PORTLAND,OR 97225 2S102CA00918 WALSH,DAVID WAKEM,JOSH J 10236 SXX'STUART COURT 5923 S\X'SOUTHVIEX\'PL TIGARD,OR 97223 PORTLAND,OR 97219 2S102CA00242 NY'EGENER,BRL-�N WATANABE,JANICE E 9830 SXX'KIMBERLY DRIVE 13280 SXX,ASH DR TIGARD,OR 97224 TIGARD,OR 97223 2S102CA00208 2S102CA00948 NX'ESTFALL,BENJAMIN C&LENE H V INDRED,NLARVIN&TERRI J 13255 SW ASH DR 1521 N JANTZEN AVE#288 TIGARD,OR 97223 PORTLAND,OR 97217 APPLICANT MATERIALS ORIGINAL A LAND USE APPLICATION FOR: 967.5 SW FREWING STREET PARTITION DATE: December 2015 SUBMITTED TO: City of Tigard Community Development Department Planning Division 13125 SW Hall Boulevard Tigard, OR 97223 OWNER: Jessica M. & David E. Balfour 9675 SW Frewing Street Tigard, OR 97223 APPLICANT: Sage Built Homes, LLC 1815 NW 169th Place, Suite 1040 Beaverton, OR 97006 KIK ENGINEERING&FORESTRY 12965 SW Herman Road,Suite 100 Tualatin,OR 97062 P: (503) 563-6151 F: (503)563-6151 www.aks-eng.com AKq A LAND USE APPLICATION FOR: 9675 SW F'REWING STREET PARTITION TABLE OF CONTENTS APPLICATION CONTENTS: (One Original Plus 2 Copies Provided) • City Submittal Checklist • City Land Use Application Form • Written Narrative • Urban Forestry Plan—Arborist Report • Sight Distance Evaluation • Copy of the City's Pre-Application Notes • City Correspondence • Clean Water Services Service Provider Letter • Preliminary Stormwater Report • Vesting Deed • County Assessor's Map INCLUDED SEPARATELY WITH APPLICATION: • Preliminary Plans—24" x 36" (3 Copies) • Reduced Plans—8.5"x 11" (3 Copies) • City Application Fee (1 check) KIK CITY SUBMITTAL CHECKLIST 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 �I Title transfer instrument or grant deed Written summary of proposal VP Narrative demonstrating compliance with aU applicable development standards and approval criteria asspecified in the Pre-Application Conference notes N/A Documentary evidence of Neighborhood Meeting:Neighborhood Meeting Affidavits of Posting&Mailing Notice,Minutes,Sign-in Sheets Service Provider Letter Ve Impact Study per Section 18.390.040.B.2(e) Copy of the Pre-Application Conference notes Filin Fee see fee schedule VP Preliminary Sight Distance Certification Preliminary Storm Calculations Ve Arborist Report N/A Traffic Report if Required) Maps or Plans must be at least 24"x 36 N/A Architectural Drawings elevations&floorplans) Ve Existing Conditions Ma Ve Landscape Plan Preliminary Gradin /Erosion Control Plan -Preliminary Partition/Lot Line Adjustment Plan Preliminary Storm Drainage Plan e Preliminary Utilities Plan N/A Public Improvements/Streets Plan Site Development Plan Subdivision Preliminary Plat Ma �I 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 envelopes(please see Request for 500'Property Owner Notification form). Y\jobs\4400-4499\4481 9675 SW Frewing St-Tigard\Plamiirrg\.-lnnexation\4481 20151118 SubmittalRequirementsChecklist.dccx (updated:04/09/2015) AK CITY LAND USE APPLICATION FORM City of Tigard '1 it COMMUNITY DEVELOPMENT DEPARTMENT Master Land Use Application LAND USE APPLICATION TYPE ❑ Adjustment/Variance (II) X Minor Land Partition (II) ❑ Comprehensive Plan Amendment (IV) ❑ Planned Development (III) ❑ Conditional Use (III) ❑ Sensitive Land Review (II or III) ❑ Development Code Amendment (IV) ❑ Site Development Review (II) ❑ Downtown Design Review (Il,III) ❑ Subdivision (11 or III) ❑ Historic Overlay (II or III) ❑ Zone Change (III) ❑ Home Occupation (II) ❑ Zone Change Annexation (IV) NOTE: For required submittal elements,please refer to your pre-application conference notes. PROPOSAL SUMMARY (Brief description) A 2-parcel Minor Land Partitiion located in the R-4.5 Zoning District PROPERTY INFORMATION (where proposed activity will occur) Location (address if available): 9675 SW Frewing Street Tax maps and tax lot #s: 2sinmAOOxon Total site size: 0.51 Acres Zoning classification: R-4.5(_Low Density Residential) FOR STAFF USE ONLY APPLICANT INFORMATION M L P 2t?1 S— Vo(901 Case No.: Name: Sage Built Homes, LLC Related Case No.(s): —Mailing address: 1815 NW 169th Place,Suite 1040q �- _! City/state: Beaverton/Oregon Zip: 97006 Application Fee: Phone number: Application accepted: By: M("� Date: Primary contact name: AKS Engineering&Forestry,LLC/Attn:Chris Goodell Phone number: 503-563-6151 Application determined complete: Email: chrisg@aks-eng.com By: Date: I:\CURPLN\Masters\Land Use Appr2ations Rev.11/25/2014 City of Tigard • 13125 SW Hall Blvd. • Tigard,Oregon 97223 • www.tigard-or.gov • 503-718-2421 • Page 1 of 2 PROPERTY OWNER/DEED HOLDER INFORMATION (Attach list if more than one) Name: Jessica M.Balfour&David E. Balfour Mailing address: 9675 SW Frewing Street City/state: Tigard/Oregon Zip: 97223 Phone: Please contact Primary Contact Email: Please contact Primary Contact When the owner and the applicant are different people,the applicant must be the purchaser of record or a lessee in possession with written authorization from the owner or an agent of the owner.The owners must sign this application in the space provided on the back of this form or submit a written authorization with this application. THE APPLICANTS) 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). Applicant's magna Print name Date Applicant/Agent/Representative's signature Print name Date Applicant/Agent/Representative's signature Print name Date SIGNATURES of ea h owner of the subject property required "I�t -d( Own 's signature Print name Date �1 rA /27 t1r's signature Print name Date Owner's signature Print name Date Owner's signature Print name Date • • MASTER LAND USE APPLICATION City of Tigard • 13125 SW Hall Blvd. • Tigard,Oregon 97223 • www.tigard-or.gov 503-718-2421 • Page 2 of 2 KIK WRITTEN NARRATIVE MINOR LAND PARTITION APPLICATION FOR 9675 SW FREWING STREET SUBMITTED TO: City of Tigard Community Development Department Planning Division 13125 SW Hall Boulevard Tigard,OR 97223 OWNER: Jessica M.&David E Balfour 9675 SW Frewing Street Tigard,OR 97223 APPLICANT: Sage Built Homes, LLC 1815 NW 1691h Place,Suite 1040 Beaverton,OR 97006 APPLICANT'S AKS Engineering& Forestry, LLC CONSULTANT: 12965 SW Herman Road,Suite 100 Tualatin, OR 97062 Contact(s): Alex Hurley(alex@aks-eng.com) Chris Goodell (chrisg@aks-eng.com) Phone: (503)563-6151 Fax: (503)563-6152 SITE ADDRESS: 9675 SW Frewing Street Tigard,OR 97223 SITE SIZE: ±0.51 Acres ZONING: R-4.5(Low Density Residential District) A11129675 SW FREWING STREET-CITY OF TIGARD DECEMBER 2015 MINOR LAND PARTITION APPLICATION PAGE 1 OF 28 1. EXECUTIVE SUMMARY The applicant is pleased to submit this application to partition the subject property into two separate parcels for the future construction of an additional single-family detached home on Parcel 2.An existing single-family home is planned to remain on Parcel 1.The property is designated R-4.5(low-density residential)by the City of Tigard Zoning Map. This written narrative,together with the preliminary plans and other documentation included in the application materials,establishes that the Minor Land Partition 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. APPLICABLE REVIEW CRITERIA AND FINDINGS City of Tigard Municipal Code—I itle 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. Tunes 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 opportunityfor 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 two-parcel partition for the future construction of an additional single-family home 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 II Procedure A. Preannlication conference.A preapplication conference is required for Type 11 actions. Preapplication conference requirements and procedures are set forth in 18.390.080.C. Response: A pre-application conference was held with the City of Tigard on April 7,2015. Meeting notes are included with this application.This standard is satisfied. � AV09675 SW FREWING STREET-CITY OF TIGARD DECEMBER 2015 MINOR LAND PARTITION APPLICATION PAGE 2 OF 28 B. Application requirements. 1. Application forms. Type II applications shall be made on forms provided by the director as provided by 18.390.080.E.1. Response: All application forms are provided with this land use packet.This standard is met. 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.This standard is met. b. Address the relevant criteria in sufficient detail for review and action; Response: The application includes preliminary plans,this narrative,and associated materials,which address the relevant criteria with sufficient detail for review and action by the City.Therefore,this standard is satisfied. C. Be accompanied by the required fee; Response: The application materials include the required fee for a Type II,two-parcel partition application.This standard is met. d. Include two sets of pre-stamped and pre-addressed envelopes for all property owners of record as specified in subsection C of this section. 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 subject property will be provided once the letter of completion is provided by the City.This standard is met. e. Include an impact study. The impact study shall quantify the effect of the development on public facilities and services. The study shall address,at a minimum,the transportation system,including bikeways,the drainage system, the parks system,the water system,the sewer system,and the noise impacts of the development.for each public facility system and type of impact,the study shall propose improvements necessary to meet City standards and to minimize the impact of the development on the public at large,public facilities systems,and affected private property users. In situations where the community development code requires the dedication of real property interests,the applicant shall either specifically concur with the dedication requirements,or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. AV09675 SW FREWING STREET-CITY OF TIGARD DECEMBER 2015 MINOR LAND PARTITION APPLICATION PAGE 3 OF 28 Response: This application is for a two-parcel partition in the R-4.5 Zoning District with one existing home to remain and one new home to be built in the future.The existing driveway access for Parcel 1 to SW Frewing Street will remain.The future driveway for Parcel 2 will also take access from SW Frewing Street.A 7-foot right-of-way dedication is planned along the property's frontage on SW Frewing Street and a 7-foot right-of-way dedication is planned along the property's frontage on SW Ash Avenue. Consistent with direction provided by City staff at the pre-application conference, a fee-in-lieu of half street improvements, including overhead utilities,to both SW Frewing Street and SW Ash Avenue will be paid. As noted above,there is an existing single-family residence on Parcel 1 that will remain.The number of anticipated vehicle trips associated with the addition of a new single-family home is minor and does not necessitate a traffic impact study,as confirmed during the pre-application conference(notes included with this application)held with the City.Any impacts to the City or County transportation systems associated with the construction of a new home on Parcel 2 will be offset by the fee-in-lieu of frontage improvements along SW Frewing Street and SW Ash Avenue 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. Southwest Frewing Street and SW Ash Avenue are classified as Neighborhood routes.The intersection of SW Frewing Street and SW Ash Avenue is traffic controlled by existing stop signs.A sight distance evaluation has been prepared for the existing and future driveways associated with the project and is included in the application materials. Based on correspondence with City Engineering Department staff,it is understood that a fee-in-lieu of providing an on-site stormwater facility is acceptable due to the small site size and limited impervious surfaces involved in the project.Surface water from the new home is planned to be conveyed to a new LIDA flow through planter box for water quality purposes and then routed to an existing storm pipe underneath SW Frewing Street. The existing and future single-family residences of the project are served by an existing 8-inch water main located underneath SW Frewing Street. During the pre-application conference,City staff confirmed there are no issues with the existing water supply serving the project.To the extent there are any impacts associated with one new home,they will be offset by the payment of the City's water system SDC with the construction of the new single-family home on Parcel 2. Each home will be provided with a 4-inch sanitary sewer lateral,which will tie into the existing 8-inch sanitary sewer main underneath SW Frewing Street.To the extent there are any impacts associated with one new home,they will be offset by the payment of an SDC fee for improvements to the City's sewer system at the time a home is constructed on future Parcel 2. The project site is approximately 1,300 feet to the southwest of the SW Ash Avenue entrance to Fanno Creek Park.To the extent there are any impacts associated with one new home,they will be offset by the payment of an SDC fee for improvements the City's park system at the time a home is constructed on future Parcel 2. This project is a residential partition and will not generate any extraordinary noise impacts to the surrounding neighborhood of single-family residences.This standard is satisfied. AV0� 9675 SW FREWING STREET-CITY OF'nGARD DECEMBER 2015 MINOR LAND PARTITION APPLICATION PAGE 4 OF 28 Chanter 18.400 LAND DIVISION Chapter 18.420 LAND PARTITIONS 18.420.050 Approval Criteria A. A request to partition land shall meet all of the following criteria: 1. The proposed partition complies with all statutory and ordinance requirements and regulations; Response: As detailed in this narrative,the preliminary plans,and supporting documentation,the planned partition will comply with all statutory and ordinance requirements and regulations.This standard is met. 2. There are adequate public facilities are available to serve the proposal; Response: A preliminary utility plan has been included in the preliminary plans that demonstrates adequate public facilities are available to serve the parcels of the requested partition.Therefore,this standard is satisfied. 3. All proposed improvements meet City and applicable agency standards;and Response: All improvements associated with this project will meet City and applicable agency --1 standards.Therefore,this standard is satisfied. 4. All proposed lots conform to the specific requirements below: a. The minimum width of the building envelope area shall meet the lot requirement of the applicable zoning district. Response: The minimum lot width required for the R-4.5 Zoning District is 50 feet. Both parcels included with the planned partition will have a minimum lot width of at least 50 feet along the property's frontage on SW Frewing Street,as shown on the preliminary plans.This standard is met. b. The/at area shall be as required by the applicable zoning district.in the case of a flag lot, the accessway may not be included in the lot area calculation. Response: The minimum lot area required for the R-4.5 Zoning District is 7,500 square feet.As shown on the preliminary plans,the smaller of the two parcels(Parcel 2)is planned to be approximately± 7,529 square feet.Therefore,this criterion is satisfied. C. Each lot created through the partition process shall front a public right- of-way by at least 15 feet or have a legally recorded minimum 15 foot wide access easement. Response: Parcel 1 is considered a corner lot and is shown in the preliminary plans to have approximately±85 feet of frontage on SW Frewing Street and approximately± 157 feet of frontage on SW Ash Avenue. Parcel 2 is shown in the preliminary plans to have approximately±60 feet of frontage A11129675 SW FREWING STREET-CITY OF TIGARD DECEMBER 2015 MINOR LAND PARTITION APPLICATION PAGE 5 OF 28 on SW Frewing Street.Therefore,this criterion is satisfied. d. Setbacks shall be as required by the applicable zoning district. Response: A corner lot has a minimum 15-foot street side yard setback requirement in the R-4.5 Zoning District.The existing home located on Parcel 1 currently has a street side yard setback of±12 feet. With the required dedication of an additional 7 feet of right-of-way along SW Ash Avenue,the street side yard setback for the existing home on Parcel 1 will be reduced to 4.8 feet,which is addressed in greater detail in this narrative under Chapter 18.760 Nonconforming Situations.All other setbacks for the planned parcels will meet the minimum requirements of the R-4.S Zoning District.This standard is met. e. When the partitioned lot is a flag lot, the developer may determine the location of the front yard,provided that no side yard is less than 10 feet. Structures shall generally be located so as to maximize separation from existing structures. Response: No flag lots are planned with this partition.Therefore,this criterion does not apply. f. A screen shall be provided along the property line of a lot of record where the paved drive in an accessway is located within ten feet of an abutting lot in accordance with Sections 18.745.050.Screening may also be required to maintain privacy for abutting lots and to provide usable outdoor recreation areas for proposed development. --� Response: Paved driveways within accessways are not planned with this project.Therefore,this standard should not be applicable.Should the future driveway for Parcel 2 be located within 10 feet of Tax Lot 700 to the north,there already is existing screening and topography that would screen the driveway. g. The fire district may require the installation of afire hydrant where the length of an accessway would have a detrimental effect on fire-fighting capabilities. Response: An existing fire hydrant is located on the northwest corner of the intersection of SW Frewing Street and SW Ash Avenue.The lot depth of Parcel 2 will be approximately±116 feet,which is an acceptable depth for Tualatin Valley Fire and Rescue to access all portions of the future home.Parcel 1 is accessible by either SW Frewing Street or SW Ash Avenue.Therefore,this standard is met. h. Where a common drive is to be provided to serve more than one lot,a reciprocal easement which will ensure access and maintenance rights shall be recorded with the approved partition map. Response: Each of the parcels associated with this partition will have its own driveway.Therefore,this standard does not apply. 5. Any accessway shall comply with the standards set forth in Chapter 18.705,Access, Egress,and Circulation. Response: Individual driveways will be addressed later in this narrative under Chapter 18.705 Access, Egress,and Circulation.Therefore,this standard is met. AVE� 9675 SW FREWING STREET-CITY OF-nGARD DECEMBER 2015 MINOR LAND PARTITION APPLICATION PAGE 6 OF 28 6. Where landfill and/or development is allowed within or adjacent to the one- hundred-year floodplain,the City shall require consideration of the dedication of sufficient open land area for greenway adjoining and within the floodplain. This area shall include portions at a suitable elevation for the construction of a pedestrian/bicycle pathway with the floodplain in accordance with the adopted pedestrian/bicycle pathway plan. Response: The subject parcel is not within or adjacent to the 100-year floodplain.Therefore,this standard does not apply. 7. An application for a variance to the standards prescribed in this chapter shall be made in accordance with Chapter 18.370, Variances and Adjustments. The applications for the partition and varionce(s)/adjustment(s)will be processed concurrently. Response: No variances are requested with this application.Therefore,this standard does not apply. Chapter 18.500 ZONING DISTRICTS Chapter 18.510 RESIDENTIAL ZONING DISTRICTS 18.510.020 List of Zoning Districts D. 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. Response: Based on the City Zoning Map,the subject site is designated R-4.5.Therefore,the standards for the R-4.5 Zoning District apply. 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. AKq9675 SW FREWING STREET-CITY OF'nGARD DECEMBER 2015 MINOR LAND PARTITION APPLICATION PAGE 7 OF 28 B. Use table.A list of permitted,restricted,conditional and prohibited uses in residential zones is presented in Table 18.510.1. TABLE 18 5=1 USE TABLE USE CATEGORY R-1 R-2 R-3.5 R-0.5 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 on Table 18.510.1, household living(including single-family detached homes)is a permitted use in the R-4.5 Zoning District.This standard is met. 18.510.040 Minimum and Maximum Densities A. Pur ose. 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 densityfor each zoning district has been established at 80%of maximum density. B. Calculatina minimum and maximum densities. The calculation of minimum and maximum densities is governed by the formulas in Chapter 18.715,Density Computations. C. Adiustments.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 18.715.020.0 and still comply with all of the development standards in the underlying zoning district as contained in Table 18.510.2 below.Such an adjustment may be granted by means of a Type I procedure,as governed by Chapter 18.390,using approval criteria in 18.370.020.C.2. Response: This partition application demonstrates that the project will comply with minimum and maximum densities for the R-4.5 Zoning District. Please refer to the findings provided in response to Chapter 18.715 for information regarding density calculations.Adjustments are not sought with this application.Therefore,the 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. AV9675 SW FREWING STREET-CITY OF TIGARD DECEMBER 2015 MINOR LAND PARTITION APPLICATION PAGE 8 OF 28 B. Development standards. Development standards in residential zoning districts are contained in Table 18.510.2 STANDARD R-" Parnell Par=12 Minimum Lot Size *7,500 sq.ft. #12,403 sq.ft. t 7,529 sq.ft. Detached unit Average Minimum Lot Width 50 ft. t 74 ft.(Average) +65 ft.(Average) Maximum Lot Coverage --- N/A N/A Minimum Setbacks Front yard 20 ft. 27 ft. 20 ft. Side facing street on corner&through lots 15 ft. 4.8 ft.** NA Side yard 5 ft. 6 ft. 5 ft. Rear yard 15 ft. 92 ft. 15 ft. Side or rear yard abutting more restrictive zoning district --- N/A N/A Distance between property line and front of garage 20 ft. 28 ft. 20 ft. Maximum Height 30 ft. Existing TBD w/building Minimum Landscape Requirement --- N/A N/A *Minimum lot area may be averaged for entire project. Minimum average lot area must be 7,500 sq.ft. **Street side yard setback after required right-of-way dedication to be addressed under Chapter 1&760 Nonconforming Situations. Response: As illustrated above and demonstrated on the Preliminary Plat,the development standards of 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 for the new single-family home to be constructed on Parcel 2,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 that 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 same access and egress when the combined access and egress of both uses, structures,or parcels of land satisfies the combined requirements as designated in this title,provided: 1. Satisfactory legal evidence shall be presented in the form of deeds,easements, leases or contracts to establish the joint use,and 2. Copies of the deeds,easements,leases or contracts are placed on permanent file with the city. AV09675 SW FREWING STREET-CITY OF TIGARD DECEMBER 2015 MINOR LAND PARTITION APPLICATION PAGE 9 OF 28 Response: Joint access is not planned with 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 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. Response: As illustrated on the preliminary plans, public street access will be provided to both parcels included in the partition 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, Parcel 1 has an existing curb cut.The future curb cut for Parcel 2 will be constructed 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 information regarding the existing access location for Parcel 1. Future access to Parcel 2 will be reviewed at the time of building permit issuance.SW Frewing Street and SW Ash Avenue are classified as Neighborhood routes. No improvements are planned for the intersection of SW Frewing Street and SW Ash Avenue,which is traffic controlled by existing stop signs. A sight distance evaluation has been prepared for the existing and future driveways associated with the project and included in the application materials. 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 at the pre-application conference. 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. Response: No existing or planned access for either of the parcels is or will be located near or within the influence area of a Collector or Arterial.This standard does not apply. 3. The minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. AKq9675 SW FREWING STREET-CITY OF_nGARD DECEMBER 2015 MINOR LAND PARTITION APPLICATION PAGE 10 OF 28 Response: Driveways are not planned 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: No new streets are planned in conjunction with this application.Therefore,this standard does not apply. 1. 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. TARLE 1&7611 VE�Cl1+GAI�A�a�If+EQtHlr�M : . l�I�l11t.1/SE OA1�tlNRSj Number Dwelling Minimum Number of Minimum Pavement Unit/Lots Driveways Required Minimum Access Width Width 1 or2 1 15, 10, Response: As shown on the preliminary plans,the existing driveway of Parcel 1 is approximately 18 feet in width with approximately±18 feet of pavement. Parcel 2 will have adequate space to provide the minimum access/egress requirements.Access to Parcel 2 will be reviewed during building permit issuance.This standard is met. 3. Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform Fire Code. Response: The access drive for Parcel 1 is pre-existing and meets the provisions of the Uniform Fire Code. Future access to Parcel 2 will be provided and maintained in accordance with the provisions of the Uniform Fire Code. Further review of the access requirements for Parcel 2 will be completed during building permit issuance.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 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, Mct 9675 SW FREWING STREET-CITY OF TIGARD DECEMBER 2015 MINOR LAND PARTITION APPLICATION PAGE 1 1 OF 28 e. Optional:Significant tree groves or habitat areas, as designated on the City of Tigard'Significant Tree Grove"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. Calculation: Total site area: 22,277 sq.ft. Public R.O.W. Dedication: 2,345 sq.ft. Net Developable area: 19,932 sq. ft. Maximum Density: 19,932/7,500= 2.6=2 Lots Minimum Density: 2.6 (80%) = 2.1=2 Lots Response: The total net developable area for this planned partition will be 19,932 square feet; therefore,this application for two parcels is allowable based on a minimum density of two units and a maximum density of two units.This standard has been met. Chapter 18.725 ENVIRONMENTAL PERFORMANCE STANDARDS 18.715.030 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. AKq9675 SW FREWING STREET-CITY OF TIGARD DECEMBER 2015 MINOR LAND PARTITION APPLICATION PAGE 12 OF 28 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) Response: This application involves a Minor Land Partition to create an additional parcel for the future construction of a detached single-family residence,which is permitted in the City's R-4.5 Zoning District. None of the above listed issues are typically associated with single-family detached units.That said, ongoing maintenance of the future residences will meet the standards of this Section.Therefore,this standard is met. Chapter 18.745 LANDSC4PING AND SCREENING 18.745.040 Street Tree Standards A. Street trees shall be required as part of the approval process for conditional use(Type Ill), downtown design review(Type II and Ill),minor land partition(Type ll),planned development(Type Ill),site development review(Type ll)and subdivision(Type II and Ill) permits. Response: This application is for a two-parcel Minor Land Partition and is therefore 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 project site has a linear street frontage of approximately± 158 feet along SW Frewing Street and approximately±157 feet along SW Ash Avenue. In order to determine the number of street trees required for the project,the linear street frontage must be divided by 40.Therefore,four street trees are required along SW Frewing Street and four street trees are required along SW Ash Avenue.As shown on the preliminary plans,four street trees will be planted on SW Frewing Street and three existing trees will be retained as street trees with one additional street tree planted along SW Ash Avenue to meet the minimum number of street trees required.This standard is satisfied. C. Street trees required by this section shall be planted according to the standards in the Urban Forestry Manual. Response: As mentioned above,the applicant is planting four street trees along SW Frewing Street and an additional street tree along SW Ash Avenue. Planting will be conducted in accordance with Section 2 of the Urban Forestry Manual.Therefore,this standard is satisfied. 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. AVID9675 SW FREWING STREET-CITY OF l7GARD DECEMBER 2015 MINOR LAND PARTITION APPLICATION PAGE 13 OF 28 Response: Street trees will be planted with adequate soil volumes per the street tree soil volume standards in the Urban Forestry Manual.Therefore,this standard is satisfied. 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 six feet from the right-of-way according to the street tree planting standards the Urban Forestry Manual when planting within the right-of-way is not practicable. Response: All new street trees will be planted within the SW Frewing Street and SW Ash Avenue rights- of-way.Therefore,this standard is satisfied. Chapter 18.760 NONCONFORMING SITUATIONS 18.760.040 Criteria for Nonconforming Situations C. Nonconforming development. 1. Where a lawful structure exists at the effective date of adoption or amendment of this title that could not be built under the terms of this title by reason of restrictions on lot area,lot coverage,height yard,equipment,its location on the lot or other requirements concerning the structure,such structure may be continued so long as it remains otherwise lawful,subject to the following provisions: Response: As mentioned previously,the subject parcel is a corner lot within the R-4.5 Zoning District, which has a minimum street side yard setback of 15 feet.The existing single-family home located on future Parcel 1 has an existing street side yard setback of approximately± 12 feet.As part of this application,an additional 7 feet of right-of-way along SW Ash Avenue is required to be dedicated to the City,which will reduce the street side yard setback to approximately±4.8 feet.Therefore,the following criterion apply. a. No such nonconforming structure may be enlarged or altered in a way which increases its nonconformity but any structure or portion thereof may be enlarged or altered in a way that satisfies the requirements of this title or will decrease its nonconformity,or Response: An existing single-family home located on future Parcel 1 has a nonconforming street side yard setback of approximately± 12 feet from the SW Ash Avenue right-of-way.As part of this application,an additional 7 feet of right-of-way dedication(required by the City)along the property's frontage on SW Ash Avenue will reduce the street side yard setback to approximately±4.8 feet. Therefore,the existing single-family home will not be able to be enlarged or altered in a way that increases its nonconforming street side yard setback,as indicated by this criterion. b. Should such nonconforming structure or nonconforming portion of structure be destroyed by any means to an extent of more than 60%of its current value as assessed by the Washington County assessor,it shall not be reconstructed except in conformity with the provisions of this title, and AV09675 SW FREWING STREET-CITY OF TIGARD DECEMBER 2015 MINOR LAND PARTITION APPLICATION PAGE 14 OF 28 Response: This criterion is understood. C. Should such structure be moved for any reason for any distance whatever,it shall thereafter conform to the regulations for the zoning district in which it is located after it is moved. Response: This criterion is understood. 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: This application is for a two-parcel Minor Land Partition for the future construction of a single-family detached home on Parcel 2.Therefore,off-street vehicle parking in accordance with Section 18.765.070 will be reviewed for the new home at the time of building permit issuance.This standard is met. 18.765.030 General Provisions A. Vehicle narking 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: Preliminary plans have been submitted with this application that demonstrate the current and planned access,egress,and circulation for the two parcels associated with this application.This standard is 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 designed and maintained to remain well-drained. Response: Parcel 1 has a pre-existing asphalt driveway and existing two-car garage.The future driveway associated with Parcel 2 will be asphalt,concrete,or pervious paving and will be reviewed at the time of building permit issuance,as is customary and appropriate.This standard is met. 18.765.070 Minimum and Maximum Off-Street Parking Requirements H. Specific requirements.See Table 18.765.2. AV09675 SW FREWING STREET-CITY OF TIGARD DECEMBER 2015 MINOR LAND PARTITION APPLICATION PAGE 15 OF 28 Response: According to Table 18.765.2,single-family detached units are required to provide a minimum of 1.0 parking space per unit. Parking for the existing home located on Parcel 1 is provided with an existing driveway and two-car garage. Parking for the future single-family home on Parcel 2 will be reviewed for compliance at the time of building permit issuance,as required by 18.765.020.A above. Therefore,this standard is satisfied. 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 that is both a certified arborist and tree risk assessor(the project arborist),except for minor land partitions that can demonstrate compliance with effective tree canopy cover and soil volume requirements by planting street trees in open soil volumes only, 2. Meet the tree preservation and removal site plan standards in the Urban Forestry Manual, 3. Meet the tree canopy site plan standards in the Urban Forestry Manual,and 4. Meet the supplemental report standards in the Urban Forestry Manual. Response: Section 10 of the Urban Forestry Manual describes the components to be included in the Tree 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%effective tree canopy coverage of the net development site(excluding streets).The total net developable site area for this project is 19,932 square feet.As shown on the preliminary plans,the total qualifying mature tree canopy area provided will be greater than 7,822 square feet,or 40%.The City's Urban Forestry Manual specifically states that streets are excluded from the overall development site 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 for further discussion of the existing and planned trees on the site and how the included trees meet the standards of the Urban Forestry Manual. Based on the above,the preliminary plans,and the Supplemental Report,the requirements of this Chapter and the Urban Forestry Manual have been met. 18.790.050 Flexible Standards for Tree Planting and Preservation C. Flexible standards to preserve or plant trees. The following flexible standards are available to applicants in order to preserve or plant trees on a development site. Response: This application does not include a request for flexible standards to preserve or plant trees. Therefore,this standard does not apply. Chapter 18.795 VISUAL CLEARANCE AREAS 18.795.030 Visual Clearance Requirements AKr9675 SW FREWING STREET-CITY OF TIGARD DECEMBER 2015 % MINOR LAND PARTITION APPLICATION PAGE 16 OF 28 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. Response: As shown on the preliminary plans,visual clearance areas will be maintained at the corner of SW Frewing Street and SW Ash Avenue and at the intersections of the existing and future driveways of the planned parcels and SW Frewing Street.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,clear vision areas 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 will be provided in accordance with Chapter 18.795.040.8.1.Therefore,this standard is met. Chapter 18.810 Street and Utility Improvement Standards 18.810.010 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 is for a two-parcel partition for the future construction of a single-family detached home on future Parcel 2.A 7-foot right-of-way dedication is planned along the property's frontage on SW Frewing Street and a 7-foot right-of-way dedication is planned along the property's frontage on SW Ash Avenue,as required by the City.Consistent with direction provided by City staff at the pre-application conference,a fee-in-lieu of half street improvements, including overhead utilities, for both SW Frewing Street and SW Ash Avenue will be paid. No new streets are planned as part of this application and standard utility connections are planned.Therefore,the following standards are applicable. AKq9675 SW FREWING STREET-Crry OF TIGARD DECEMBER 2015 MINOR LAND PARTITION APPLICATION PAGE 17 OF 28 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 both SW Frewing Street and SW Ash Avenue,which are both public streets.Therefore,this standard is met. 2. No development shall occur unless streets within the development meet the standards of this chapter. Response: As indicated above and shown on the preliminary plans,appropriate right-of-way dedications along SW Frewing Street and SW Ash Avenue are planned. Consistent with direction provided by City staff at the pre-application conference,a fee-in-lieu of future half street improvements, including overhead utilities,will be paid. No additional streets are necessary or are planned with the project.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 mentioned above, consistent with direction provided by City staff at the pre-application conference,a fee-in-lieu of providing half street improvements, including overhead utilities,will be paid. 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: No new streets or additional street width is planned with this application.Consistent with direction provided by City staff at the pre-application conference,a fee-in-lieu of constructing half street improvements, including overhead utilities,will be paid.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: As indicated above, and shown on the preliminary plans,appropriate rights-of-way for SW Frewing Street and SW Ash Avenue will be dedicated to the City of Tigard with the approval and recordation of the Final Partition Plat associated with this application.Therefore,this standard is met. 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. 9675 SW FREWING STREET-CITY OF TIGARD DECEMBER 2015 MINOR LAND PARTITION APPLICATION PAGE 18 OF 28 Response: Vehicular access easements are not included or necessary with this application.Therefore, this standard does not apply. D. Street location, width and arade. 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: No new streets are planned with this application.Therefore,this standard does not apply. 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. Response: All necessary rights-of-way for SW Frewing Street and SW Ash Avenue will be dedicated to the City of Tigard,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. 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. Response: A Neighborhood Circulation Plan is included in the preliminary plans that shows all existing streets and future streets within 530 feet of the project site. No existing or planned bus routes, pullouts, or other transit facilities are located within the required 530-foot boundary of the project site because the surrounding streets have not been identified as mass transit routes.Southwest Frewing Street has been identified on the City of Tigard's 2035 Transportation System Plan as a Future Bike Boulevard, which is identified on the Neighborhood Circulation Plan. Due to the size and location of the project site and existing street patterns,there is no opportunity to provide additional streets. 2. Where necessary to give access or permit a satisfactoryfuture division of adjoining land,streets shall be extended to the boundary lines of the tract to be developed,and AVE9675 SW FREWING STREET-CITY OF l7GARD DECEMBER 2015 MINOR LAND PARTITION APPLICATION PAGE 19 OF 28 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: Due to the size and location of adjoining properties, no future division will require streets to be extended to provide appropriate access to new parcels.Therefore,this standard does not apply. G. Street spacing and access management.Refer to 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: Due to the size and location of the project site within an existing neighborhood consisting of established single-family homes,there are no opportunities for additional street connections that will meet the street spacing requirement of 530 feet. Therefore,this standard does not apply. 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. Response: Based on the location of the subject site and existing street patterns in the area,there is no need or opportunity for a new street connection in conjunction with this partition application. Therefore,this standard does not apply. 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. 9675 SW FREWING STREET-CITY OF TIGARD DECEMBER 2015 MINOR LAND PARTITION APPLICATION PAGE 20 OF 28 Response: As mentioned above, no new streets or street extensions are planned with this partition application.The project site will take access from SW Frewing Street,which currently provides direct access to existing transit stops,commercial services,and shopping areas along SW Pacific Highway.The project site also has frontage along SW Ash Avenue,which provides direct access to Fanno Creek Park. 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: Each of the planned parcels will have direct vehicular access to SW Frewing Street. Therefore, no new streets are planned or required as part of this application.This standard does not apply. 1. 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 750 unless there is special intersection design,and: Response: No new streets or street extensions are planned as part of this application.Therefore,this standard does not apply. 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. ---� Response: This application includes a 7-foot right-of-way dedication along the property's frontage on SW Frewing Street and a 7-foot right-of-way dedication along the property's frontage on SW Ash Avenue.Therefore,this standard is met. 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 planned street improvements less than 20 feet in width. 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 culs-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. AVE� 9675 5W FREWING STREET-CrrY OF TIGARD DECEMBER 2015 MINOR LAND PARTITION APPLICATION PAGE 21 OF 28 Response: No new streets or street names are associated with this application.Therefore,this standard does not apply. 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: No new streets are associated with this application.Therefore,this standard does not apply. O. 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 mentioned previously,a fee-in-lieu of half street improvements will be paid as part of this application.Therefore, no sidewalks are planned to be constructed at this time. Planned Parcel 1 has a pre-existing asphalt driveway approach and a new asphalt driveway approach to future Parcel 2 will be constructed following City approval.Therefore,this standard is satisfied. 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: All street signs associated with traffic control on SW Frewing Street and SW Ash Avenue are pre-existing. No new street signs are planned or required.Therefore,this standard does not apply. 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. 9675 SW FREWING STREET-CITY OF'nGARD DECEMBER 2015 MINOR LAND PARTITION APPLICATION PAGE 22 OF 28 Response: Joint mailboxes are not planned as part of this application.The mailbox associated with future Parcel 1 is pre-existing and located on the northwest side of the existing driveway. Mailbox placement for future Parcel 2 will be appropriately located during construction of the new home.This standard does not apply. Y. Street light standards.Street lights shall be installed in accordance with regulations adopted by the city's direction. Response: No new street lights have been indicated as required by City staff.Therefore,this standard does not apply. 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 and stop signs are pre-existing at the intersection of SW Frewing Street and SW Ash Avenue.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 8 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 specifications,and 5. No lift shall be less than 1-1/2 inches in thickness. Response: No pavement improvements to SW Frewing Street or SW Ash Avenue are planned with this application.Therefore,this standard does not apply. 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: No new blocks will be created as part of this application.Therefore,this standard does not apply. AVE 9675 SW FREWING STREET-CITY OF_nGARD DECEMBER 2015 MINOR LAND PARTITION APPLICATION PAGE 23 OF 28 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 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 Partition Plat.Therefore,this standard is met. 18.810.060 Lots A. Size and shave. 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 1-1/2 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 frontaae. 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. 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. AVE9675 SW FREWING STREET-CITY OF TIGARD DECEMBER 2015 MINOR LAND PARTITION APPLICATION PAGE 24 OF 28 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: This application is for a two-parcel partition in the R-4.5 Zoning District.The size and shape of the planned parcels will be consistent with the minimum standards allowed by the R-4.5 Zoning District. Each parcel will have frontage along SW Frewing Street in excess of 25 feet.The future parcels will not be considered through lots and lot lines are planned at near right angles(as practicable). Neither of the future parcels will be large enough to divide on their own at a future date.Therefore,these standards have been 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. Response: Consistent with direction provided by City staff at the pre-application conference,a fee-in- lieu of street improvements, including overhead utilities,will be paid.Therefore,this standard does not apply. 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 some 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 currently occupied with an existing single-family dwelling,which is to remain on Parcel 1 of the planned partition.One additional single-family home is planned for Parcel 2. Together,the two homes will not generate 1,000 additional vehicle trips per day.There are no existing sidewalks on the northeast side of SW Frewing Street or the northwest side of SW Ash Avenue within 300 feet of the subject site.Therefore,this standard does not apply. 9675 SW FREWING STREET-CITY OF TIGARD DECEMBER 2015 MINOR LAND PARTITION APPLICATION PAGE 25 OF 28 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)or where the standards in Table 18.810.1 specify otherwise.Additional consideration for exempting the planter strip requirement may be given on a case-by-case basis if a property abuts more than one street frontage. Response: As mentioned throughout this narrative, a fee-in-lieu of half street improvements, including planter strips for both SW Frewing Street and SW Ash Avenue,will be paid.This standard is satisfied. 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 indicated on the preliminary plans,the existing home located on planned Parcel 1 is currently connected to City sewer service.A new individual sanitary sewer line will be extended from an existing sanitary sewer main within SW Frewing Street to Parcel 2.Therefore,this standard is 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 for the future single-family home on Parcel 2 will be routed to and captured on site in a LIDA stormwater quality planter box,which will discharge to the existing 12-inch storm main within SW Frewing Street. Easements for stormwater conveyance will be recorded with the Final Partition Plat,as required by the City.Therefore,this standard has been met. AVIV� 9675 SW FREWING STREET-CITY OF TIGARD DECEMBER 2015 MINOR LAND PARTITION APPLICATION PAGE 26 OF 28 18.810.110 Bikeways and Pedestrian Pathways A. Bikeway extension. 1. As a standard,bike lanes shall be required along all arterial and collector routes and where identified on the city's adopted bicycle plan in the transportation system plan(TSP). Bike lane requirements along collectors within the downtown urban renewal district shall be determined by the city engineer unless specified in Table 18.810.1. 2. Developments adjoining proposed bikeways identified on the city's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or rights-of-way,provided such dedication is directly related to and roughly proportional to the impact of the development. 3. Any new street improvement project shall include bicycle lanes as required in this document and on the adopted bicycle plan. Response: According to Figure 5-7 Future Bicycle Network of the City of Tigard's 2035 Transportation System Plan,SW Frewing Street is identified as a Future Bike Boulevard. A 7-foot right-of-way dedication along SW Frewing Street is planned with this application,which will be sufficient to accommodate future improvements required for SW Frewing Street, including bike lanes.This standard is satisfied. B. Cost of construction. Development permits issued for planned unit developments, conditional use permits,subdivisions and other developments which will principally benefit from such bikeways shall be conditioned to include the cost or construction of bikeway improvements in an amount roughly proportional to the impact of the development. Response: Consistent with direction provided by City staff at the pre-application conference,a fee-in- lieu of street improvements, including overhead utilities,for both SW Frewing Street and SW Ash Avenue will be paid as part of this application.Therefore,this standard is satisfied. 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.As indicated throughout this narrative,and consistent with direction provided by City staff at the pre-application conference,a fee-in-lieu of undergrounding existing overhead utilities will be paid.Therefore,this standard is met. AVE 9675 SW FREWING STREET-CITY OF TIGARD DECEMBER 2015 MINOR LAND PARTITION APPLICATION PAGE 27 OF 28 M. CONCLUSION The findings included in this written narrative and the accompanying documentation demonstrate that the application complies with the applicable provisions of the City of Tigard Community Development Code and satisfies all applicable review criteria.This information represents substantial evidence that the City of Tigard can rely on in its decision to approve this application. AKq9675 SW FREWING STREET-CITY OF TIGARD DECEMBER 2015 MINOR LAND PARTITION APPUCATION PAGE 28 OF 28 AKS URBAN FORESTRY PLAN-ARBORIST REPORT 9675 SW FREWING STREET URBAN FORESTRY PLAN SUPPLEMENTAL ARBORIST REPORT DATE: December 1, 2015 PROJECT NAME: 9675 SW Frewing Street Parcel Partition PROJECT ARBORIST: Bruce Baldwin AKS Engineering& Forestry, LLC Bruce@aks-eng.com ISA Certified Arborist No.:PN-6666A ISA Qualified Tree Risk Assessor AKS ENGINEERING&FORESTRY 12965 SW Herman Road,Suite 100 Tualatin, OR 97062 (503) 563-6151 PROJECT SUMMARY This is a two-parcel residential partition project located in the R-4.5 Low-Density Residential District, which requires an effective tree canopy cover of 40%.There are 13 on-site trees being preserved and 5 trees will be planted. The net developed site area is+\-19,932 square feet. Forty percent of that area equals+/-7,973 square feet. The site will have a total qualifying mature tree canopy area of 19,452 square feet,which is more than the required 40%for this zone. Therefore,since the effective canopy area of the existing trees and trees to be planted is greater than 40%of the total area, no additional tree canopy fee is required. In addition,the two parcels individually meet the City's lot canopy coverage of 15%effective canopy. Since all of the City's canopy requirements are met, no tree canopy fee is required. SPECIFICATIONS Tree Protection Fencing Specifications Alcm roses WORD a MNNORI r sea u O N EL NIOL1f IeelE ON s I at AMID OR 8'O C MAX N IBA A m� S 4'><{' 6Lem c t%:rt�s�'�••i•is i'srti' a-' tti is i nittM1 is jN�s��ti��?t s �iii'�•'s ii'. �'s s�vk,r;{��.tii,.::• r MR.o WW GALWIIRED yip i?t�'i i,iis�•t;�:i�?°tiy;��}� ��� � 1''i i�?•sa'r'is•t+�t••'•5�''y1�t?fig ns3?4?P�kAfi�N��ti?i��is'111- MOM MM M16f ff NBMM 1D A WM OF W UZ MINI 1 X IM MM roar N01E4c I. Mme.FEWE FW AEE PNOIE61101 MM ONLY. t ROaaMER W MW=MEA UL E ES NAM M 11E RQD IN X, NMR 10 001090M a RDUlONIEB W NDIECI1011 NEA WORD K SWRED AID RAGGED In IE AID= NOON A OrSMM ORM l AM 0M 10 dlN011l ROdf WE W IDR 011111E OR SU LMK NOOKS*0 MSKM FM L DEME 210M 1E wane MOW C01MC 1 IuETAL I FE £ PROTECTION FSKE 9675 SW FREWING STREET-CITY OF TIGARD DECEMBER 2015 URBAN FORESTRY PLAN-SUPPLEMENTAL ARBORIST REPORT PAGE 1 Tree Preservation Specifications A. No changes shall be made to any aspect of the approved Urban Forestry Plan without written consent from the Project Arborist and City Arborist. B. Timeline for clearing,grading,and installation of tree protection measures: Tree protection fencing shall be installed prior to any ground disturbance work. C. Placing materials near trees: No person may conduct any activity within the protected area of any tree designated to remain, including, but not limited to, parking equipment,placing solvents,storing building material and soil deposits,dumping concrete washout,and locating burn holes. D. Attachments to trees during construction: No person shall attach any object to any tree designated for preservation. E. Protective barrier: Prior to any ground disturbance by the Contractor,the Contractor: 1. Shall erect and maintain readily visible tree protection fencing along the outer edge and completely surrounding the protected area of all protected trees or groups of trees,as shown. Fences shall be constructed of 5-foot tall metal,secured to 8-foot tall metal posts. Posts shall not be placed further than 8 feet apart on center. 2. May be required to cover with mulch to a depth of at least 6 inches,or with plywood or similar material,over the root zone of a tree in order to protect roots from damage caused by heavy equipment. 3. Shall prohibit excavation or compacting of earth or other potentially damaging activities within the tree protection zone. 4. May be required to minimize root damage by excavation of a 2-foot deep trench at the edge of the tree protection zone to cleanly sever the roots of trees to be retained. 5. May be required to have corrective pruning performed on preserved trees in order to avoid damage from machinery or building activities. May be required to maintain trees throughout the construction period by watering and fertilizing. 6. Shall maintain the tree protection fencing in place until the Project Arborist and City Arborist authorize their removal. 7. Shall ensure that any landscaping done in the tree protection zone subsequent to the removal of the barriers shall be accomplished with light machinery or hand labor and use plant materials with compatible water requirements to the tree to be preserved and direct spray irrigation away from trunks. F. The grade shall not be elevated or reduced within the tree protection zone without the Project Arborist's authorization.The Project Arborist may allow coverage of up to one half of the area of the tree's root zone with light soils(no clay)to the minimum depth necessary to carry out AKct9675 SW FREWING STREET-CrrY OF TIGARD DECEMBER 2015 URBAN FORESTRY PLAN-SUPPLEMENTAL ARBORIST REPORT PAGE 2 grading or landscaping plans, if it will not imperil the survival of the tree.Aeration devices may be required to ensure the tree's survival. G. If the grade adjacent to a preserved tree is raised such that it could slough or erode into the tree protection zone,it shall be permanently stabilized to prevent suffocation of the roots. H. An impervious surface shall not be installed within the tree protection zone of any tree to be preserved without the authorization of the Project Arborist.The Project Arborist may require specific construction methods and/or use of aeration devices to ensure the tree's survival and to minimize the potential for root induced damage to the impervious surface. I. To the greatest extent practical, utility trenches shall be located outside of the tree protection zone of trees to be preserved.The Project Arborist may require that utilities be tunneled under the roots of trees to be preserved, if the Project Arborist determines that trenching would significantly reduce the chances of the trees'survival. J. Directional felling of trees shall be used to avoid damage to trees designated for preservation. K. The Project Arborist may require additional tree preservation measures that are consistent with tree care industry standards. Root protection zone notes Encroachment into the root protection zone may be allowed with Project Arborist approval as described in the following notes: 1. Excavation in the top 24 inches of soil in the critical root zone area should begin at the excavation line that is closest to the tree. 2. The excavation should be done by hand/shovel or with a backhoe and a man with a shovel, pruning shears,and a pruning saw. 3. If done by hand,all roots 1 inch or larger should be pruned at the excavation line. 4. If done with a backhoe(most likely scenario),the operator shall start the cut at the excavation line and carefully"feel"for roots/resistance.When there is resistance,the man with the shovel shall hand dig around the roots and prune roots larger than 1 inch in diameter. Stand Preservation Specifications No stand trees exist on the site.Therefore,these specifications are not applicable to this project. Soil Characteristics and Specifications for Improvement Areas of Tree Growth Limiting Soils: If soil compaction occurs, backhoe turning should be used to loosen soil. Remove any layers of good topsoil. Spread 3 inches to 4 inches of organics(high-lignin)compost or ESCS(Expanded shale/Calcine Clay)amendment over the area prior to turning the soil. Maintaining a safe distance from paving, sidewalks,and structures,use a backhoe to turn soil to a 36-inch depth. Break soil and loosely incorporate the soil amendment. Maintain a slope of compacted soil at the edge of the paving so as not to undermine the paving sub-base. Hand turning may be necessary along the edges of paving and at AKq9675 SW FREWING STREET-CITY OF TIGARD DECEMBER 2015 URBAN FORESTRY PLAN-SUPPLEMENTAL ARBORIST REPORT PAGE 3 walls. Do not till to a depth greater than the bottom of footing. After turning, re-spread topsoil and add 3 inches to 5 inches of yard waste organic amendment over the surface and lightly till to break the soil into a texture suitable to fine grade. Removal,Storing,and Amended Soils for Planter Areas: Contractor shall removal all debris from planter areas and excavate to a depth of 36 inches. Slope sides of excavations at 1:1 slope or shore edges to prevent undermining of vehicle load areas and to provide a sloped profile transition between soil types and structural fill. Dispose of debris and subsoil. Stockpile excavated topsoil in approved area off site. Existing and imported topsoil amendments shall be determined by the Landscape Architect and approved by the City Arborist. Soil mixing shall be done in designated areas or in the supplier's yard. Mix amendments with topsoil when soil is in a friable condition only(damp and not muddy with adequate moisture to break into clods when turned and will not leave a mud stain on the hand when squeezed). Contractor to provide certificate of content and percent of soil mixes with all amended soil to the City prior to installation. Blended Soil Placement and Compaction: Soil shall be friable when placed and compacted. Place soil in layers of not more than 12 inches in depth. Provide 3 passes with a 2-inch compact plate vibrating compactor. Compact to 80%-85% maximum dry density,as measured by the proctor test or as approved for specific blended soil mixes. Tree Planting Specifications: Tree plantings shall conform to the City of Tigard design standards and to American Nursery Standards ASN 1260.1. Plant in accordance with standards adopted by the Oregon Landscape Contractors Board (OLCB). Trees to be planted shall meet the requirements of the American Association of Nurserymen (AAN)for nursery stock(ANSI Z60.2)for Grade No. 1 or better. Double stake all trees. Root barrier shall be used on all trees adjacent to sidewalks, roads,curbs, utility boxes,and other hardscape per the City of Tigard's Urban Forestry Manual Section 2, Part I.G. Stand Planting Specifications No stand trees are proposed with this project. Therefore,these specifications are not applicable to this project. 9675 SW FREWING STREET-CITY OF TIGARD DECEMBER 2015 URBAN FORESTRY PLAN-SUPPLEMENTAL ARBORIST REPORT PAGE 4 EXISTING TREE INVENTORY Common Name/ Canopy Open or Heritage Cond. Pres. Tree# (Genus sp.) DBH (ft2) Stand Grown Tree? Rating Rating Preserve? Comments 10357 English Holly 6 177 Open No 3 3 No Crooked; Pruned (Ilex aquifolium) 10358 Incense Cedar 9 177 Open No 3 3 No Sparse Foliage(E); (Calocedrus decurrens) Suppressed 10359 Incense Cedar 35 177 Open No 2 2 No Pruned;Some Broken (Calocedrus decurrens) Branches European White Birch Large Bulge with Decay 10360 (Betula pendula) 17 254 Open No 1 1 No at Base;Crooked 10361 Cherry sp. 7,8 314 Open No 2 2 No Codominant; Lean(SE); (Prunus sp.) Pruned 10362 Grand Fir 24 1,256 Open No 2 2 No Healthy (Abies grandis) 10363 Western Juniper 15 707 Open No 1 1 No Broken Branches with (Juniperus occidentalls) Decay;Severely Pruned 10368 Western Hemlock 24 1,256 Open No 2 2 Yes OFFSITE; Pruned;Some (Tsugo heterophylla) Broken Branches 10371 Cherry sp. 6 314 Open No 2 2 No Some Dead Branches; (Prunus sp.) Pruned 10372 English Holly 8, 177 Open No 3 3 No Codominant; Lean(E) (Ilex aquifolium) 11 Cavities with Decay; (Prunus sp.) 10373 Cherry sp. 9 314 Open No 1 1 No Large Bulge at Base; Epicormic Sprouts 10375 Japanese Maple 6,8 491 Open No 2 2 Yes Codominant;Some (Acer palmotum) Broken Branches 10376 Paperbark Maple 6,7 491 Open No 3 3 No Codominant (Acer griseum) AK9675 SW FREWING STREET-CITY OF TIGARD DECEMBER 2015 URBAN FORESTRY PLAN-SUPPLEMENTAL ARBORIST REPORT PAGE 5 Common Name/ Canopy Open or Heritage Cond. Pres. Tree# DBH Z Preserve? Comments (Genus s p.) (ft ) Stand Grown Tree? Rating Rating European White Birch Dead 10384 7 254 Open No 0 1 No (Betula pendula) 10385 Cherry sp. 6 314 Open No 2 2 No Broken Branches with (Prunus sp.) Some Decay;Scars European Mountain Ash Crooked 10389 (Sorbus aucuparia) 10 491 Open No 3 3 Yes 10390 Oregon Ash 13 707 Open No 3 3 Yes Slight Lean (NE) (Fraxinus latifolia) Giant Sequoia Healthy 10391 (Sequoiadendron 64 1,256 Open No 3 3 Yes giganteum) 10400 Japanese Maple 7, 491 Open No 1 1 Yes 8, Codominant; Large (Acer palmatum) 8 Cavity with Decay 10401 Japanese Maple Healthy (Acer palmatum) 6 491 Open No 3 3 Yes 10404 Western Larch 15 707 Open No 2 2 Yes (Larix occidentalis) 10405 Sweetgum 21 415 Open No 2 2 Yes Pruning Scar with Some (Liquidambar styraciflua) Decay;OK 10407 Norway Spruce 30 707 Open No 2 2 Yes Crooked;Bore Holes; (Picea abies) Pruned 10408 Sweetgum 20 415 Open No 1 1 Yes Broken Top with Decay; (Liquidambarstyraciflua) Broken branches 10409 Lodgepole Pine 24 415 Open No 2 2 Yes Crooked;Codominant 30' (Pinus contorta) From Ground 10410 Lodgepole Pine 22 415 Open No 2 2 Yes Codominant 10'From (Pinus contorta) Ground 10411 Japanese Maple g 491 Open No 2 2 Yes Broken Branches (Acer palmatum) 10573 Cedar 7,9 707 Open No 2 2 Yes Topped for Overhead (Cedrus sp.) Wires AIM 9675 SW FREWING STREET-CITY OF TIGARD DECEMBER 2015 URBAN FORESTRY PLAN-SUPPLEMENTAL ARBORIST REPORT PAGE 6 Common Name/ Canopy Open or Heritage Cond. Pres. Tree# DBH Z Preserve? Comments (Genus sp.) (ft ) Stand Grown Tree? Rating Rating 10574 Cedar 7,8 707 Open No 2 2 Yes Topped for Overhead (Cedrus sp.) Wires 10577 Cedar g 707 Open No 2 2 Yes Topped for Overhead (Cedrus sp.) Wires 10578 Cherry sp. g 314 Open No 2 2 Yes Topped for Overhead (Prunus sp.) Wires; Decay 10579 Cedar7 707 Open No 2 2 Yes Topped for Overhead (Cedrus sp.) Wires Cedar Topped for Overhead 10582 6 (Cedrus sp.) g 707 Open No 2 2 Yes Wires EXISTING STAND INVENTORY Genus sp./ Avg. Avg.Cond.Rating Common of Dominant DBH 1 1 Genus sp./ Avg. Avg.Cond.Rating Overall Stand Total Canopy Stand# Canopy Preserved Comments Common of 2nd DBH 2 2 Pres.Rating (ft2) (ft') Genus sp./ Avg. Avg.Cond.Rating Common of 3'd DBH 3 3 N/A w�c 9675 SW FREWING STREET-CITY OF TIGARD DECEMBER 2015 /7� ; URBAN FORESTRY PLAN-SUPPLEMENTAL ARBORIST REPORT PAGE 7 PLANTED TREE INVENTORY Common Name/ Caliper(Decid.)or Mature Canopy Mature Canopy Available Tree# (Genus spp.) Height(Evergreen) Spread(ft) Area (ft') Soil Volume(W) Comments 1000 Red Sunset Maple(Acer rubrum'Red Sunset') 2" 40 1,256 500+ Street Tree 1001 Red Sunset Maple(Acer rubrum 'Red Sunset') 2" 40 1,256 500+ Street Tree 1002 Red Sunset Maple(Acer rubrum'Red Sunset') 2" 40 1,256 500+ Street Tree 1003 Red Sunset Maple(Acer rubrum 'Red Sunset') 2" 40 1,256 500+ Street Tree 1004 Red Sunset Maple(Acer rubrum'Red Sunset') 2" 40 1,256 500+ Street Tree PLANTED STAND INVENTORY Stand# Genus sp./Common 1 Hgt.or Container size No.of Trees Avg.Spacing(ft) Total Mature Genus sp./Common 2 Hgt.or Container size No.of Trees Avg.Spacing(ft) Canopy Area(ft') Genus sp./Common 3 Hgt.or Container size No.of Trees Avg.Spacing(ft) Delineated at the Comments Genus sp./Common 4 Hgt.or Container size No.of Trees Avg.Spacing(ft) Outer Edge of the Genus sp./Common 5 Hgt.or Container size No.of Trees Avg.Spacing(ft) Stand N/A AIZ9675 SW FREWING STREET-CITY OF TIGARD DECEMBER 2015 URBAN FORESTRY PLAN-SUPPLEMENTAL ARBORIST REPORT PAGE 8 EFFECTIVE TREE CANOPY COVER SUMMARY Parcel# 2x Canopy Area(ft2) 2x Canopy Area (ftZ) Mature Canopy Mature Canopy Total Canopy Effective%Canopy Parcel Area (exclude (ft') of Preserved Trees of Preserved Stands Area (ftZ)of Area(ft2)of Area(ftZ)per (Canopy Area streets) (w/cond.and pres.22) (w/cond.and pres.22) Planted Trees Planted Stands lot or tract Lot or Tract Area) 1 12,403 13,172 5,024 18,196 147% 2 7,529 1 1 1 1,256 1,256 17% Total 19,932 1 13,172 1 1 6,280 19,452 98% The standard percentage of effective tree canopy cover for each lot or tract shall be at least 15%. The standard percentage of effective tree canopy cover for the overall development site shall be at least: i. 40%for R-1, R-2, R-3.5, R-4.5, and R-7districts, except for schools(18.130.050(J)); ii. 33%for R12,R-25, R-40,C-N,C-C, C-G, C-P,MUE, MUE-1, MUE-2, MUC, MUR,and I-P districts,except for schools(18.130.050(J));and iii. 25%for MU-CBD, MUC-1, I-L,and 1-H districts,and for schools(18.130.050(J))in all districts. 9675 SW FREWING STREET-CITY OF TIGARD DECEMBER 2015 URBAN FORESTRY PLAN-SUPPLEMENTAL ARBORIST REPORT PAGE 9 TREE CANOPY FEE CALCULATION (IF APPLICABLE) If the percentage of effective tree canopy cover is less than the applicable standard percentage for the overall development: 1. Find the required ft'of tree canopy: 19,932 *40%=7,973 ftZ (overall development site area)x(standard required%(40%,33%,or 25%)). 2. Find the ft'of tree canopy the development is short:7,973 ftZ—19,452 ft'=-11,479 ft';therefore it meets the site canopy requirement. (required ft'of tree canopy from 1 above)-(proposed ft'of tree canopy). 3. Find the$value of tree canopy: N/A (PNW-ISA wholesale median cost for a 3"deciduous tree in the Willamette Valley)_59. 4. Find the required tree canopy fee: N/A (amount of ftZ of tree canopy from 2 above)x(the$value of tree canopy from 3 above). If the overall development meets the applicable standard percentage, but the percentage of effective tree canopy cover is less than 15%for any individual lot or tract: 1. Find the required ftZ of tree canopy for deficient lot or tract: N/A. All lots have at least 15%tree canopy cover. (lot or tract area)x 15%. 2. Find the ft'of tree canopy the lot or tract is short: N/A (required ftZ of tree canopy from 1 above)-(proposed ftZ of tree canopy). 3. Find the$value of tree canopy: N/A (PNW-ISA wholesale median cost for a 3"deciduous tree in the Willamette Valley)_59. 4. Find the required tree canopy fee: N/A (amount of ft'of tree canopy from 2 above)x(the$value of tree canopy from 3 above). SIGNATURE OF APPROVAL I hereby attest that: 1. The Tree Preservation and Removal Site Plan meets all of the requirements in Section 10, Part 1 of the Urban Forestry Manual; 2. The Tree Canopy Site Plan meets all of the requirements in Section 10,Part 2 of the Urban Forestry Manual;and 3. The Supplemental Arborist Report meets all of the requirements in Section 10,Part 3 of the Urban Forestry Manual. tea_ Bruce R. Baldwin ISA Certified Arborist#PN-6666A CERI.IREED ISA Qualified Tree Risk Assessor ARBOW37, Member, International Society of Arboriculture BRUCE R. BALDWIN URRMAIF NUWR PN-6666A EXPIRATION DAT 17/31/17 AKq9675 SW FREWING STREET-CITY OF TIGARD DECEMBER 2015 URBAN FORESTRY PLAN-SUPPLEMENTAL ARBORIST REPORT PAGE 10 -� KIK SIGHT DISTANCE EVALUATION TUALATIN - VANCOUVER • SALEM-KEIZER �� ^' 12965 SW H[1tMAN Ro.,Suti[100•TUALAW4,OR 97062 P:(503)5636151 F:f5031583Q182 ENWHEW"No&Foltuntr November 25, 2015 Attn:Greg Berry City of Tigard Engineering Department 8777 SW Burnham Street Tigard, OR 97223 RE: PRELIMINARY SIGHT DISTANCE EVALUATION 9675 SW FREWING STREET PARTITION TIGARD, OREGON Mr. Berry: The following paragraphs are intended to provide the results of our preliminary measurements and findings with respect to sight distance for the driveways associated with the 2 parcel partition at 9675 SW Frewing Street in Tigard. ^� Existing Conditions The posted speed on SW Frewing Street is 25 mph and contains traffic calming measures to the north, including speed bumps and advisory speed signs of 15 mph. The existing and surrounding uses are residential,with numerous driveways accessing onto SW Frewing Street. "Intersection"Sight Distance Evaluation The planned driveway approach for the driveways associated with the partition were evaluated as "intersections" between the driveways and SW Frewing Street. Based on our review of AASHTO standards,assuming that local speeds are 25 mph,the driveway approach requires a minimum of 280 feet of intersection sight distance in the southern direction and 240 feet in the northern direction (Tables 9-6 and 9-8 within Chapter 9.5 of AASHTO's Policy on Geometric Design of Highways and Streets, 2011 Edition). AASHTO standards require that intersection sight distance measurements be based on an object height of 3.5 feet and a driver eye height of 3.5 feet above the road,with the object location assumed to be 15 feet from the near edge of the pavement to the driver's eye. Based on our field measurements,the intersection sight distance from the planned driveway to Parcel 2 of the 9675 SW Frewing Street partition was measured to be±450 feet in the northern direction and ±185 feet in the southern direction. The intersection sight measurements for the existing Parcel 1 driveway was measured to be±525 feet in the northern direction and±105 feet in the southern direction. Both of the driveways exceed the minimum requirement for intersection sight distance to the north (240 feet) and are unable to achieve the minimum requirement to the south. The required minimum intersection sight distance in the southern direction for both the driveways associated with the partition is controlled by the existing intersection of SW Frewing Street and SW Ash Avenue. The 4-way stop intersection requires vehicles to stop at the intersection and vehicles exiting the intersection towards the north will typically not accelerate to 25 mph speeds prior to seeing vehicles exiting the driveways from the partition parcels. Stopping Sight Distance Evaluation Based on our measurements and field conditions,the existing roadway configuration and the SW Frewing Street and SW Ash Avenue intersection to the south preclude the ability of the driveways to meet the maximum departure sight triangle requirements for intersections with stop control without impacting the flow of traffic on SW Frewing Street(i.e.traffic may be required to slow down or come to a stop when vehicles exit the driveway). Therefore,the driveways-SW Frewing Street"intersections"were also evaluated assuming vehicles along SW Frewing Street will be required to come to a complete stop in order to allow vehicles to exit the driveways for Parcels 1 and 2. Based on our review of AASHTO standards and the available sight distance measurements at the site,the future driveway for Parcel 2 can meet the minimum stopping sight distance requirements for traffic with a 25 mph design speed (155 feet)in the southern direction (Tables 9-6 and 9-8 within Section 9.5 of AASHTO's Policy on Geometric Design of Highways and Streets, 2011 Edition). Preliminary measurements indicate sight distance measurements for the Parcel 2 driveway access exceed the minimum stopping sight distance requirement for 25 mph speeds by 30 feet to the south and 295 feet to the north. Due to the location of the existing driveway for Parcel 1 with respect to the intersection,the Parcel 1 driveway meets the minimum stopping sight distance requirements for traffic with a 15 mph design speed (80 feet). Preliminary measurements for the Parcel 1 driveway indicate clear sight distance measurements of 105 feet,which exceeds the stopping sight distance requirements for 15 mph speeds by approximately 25 feet. Based on our observations of the neighborhood,the majority of the"intersections" between driveways and SW Frewing Street require traffic to slow to allow residents to leave their homes and enter SW Frewing Street(i.e.the majority of the existing driveways require residents to back out onto SW Frewing Street to exit the garage/driveway). Therefore, in our professional opinion,the future driveway for Parcel 2 and the existing driveway for Parcel 1 will continue to impact SW Frewing Street traffic in the same manner as it currently functions. Conclusions I hereby conclude that the driveways associated with the 9675 SW Frewing Partition meet the minimum requirements for the following sight distance criteria identified in AASHTO's Policy on Geometric Design of Highways and Streets(2011 Edition): 9675 SW FREWING STREET PARTITION-CITY OF TIGARD NOVEMBER 2015 PRELIMINARY SIGHT DISTANCE EVALUATION PAGE 2 --� 1. Intersection Sight Distance is currently available in the north direction for both Parcels 1 and 2 driveways. 2. Stopping Sight Distance is available in both directions along SW Frewing Street for vehicle speeds of up to 25 mph for the future driveway of Parcel 2. This allows vehicles on SW Frewing Street to safely slow down or stop to accommodate vehicles exiting the driveway. 3. While the Parcel 1 driveway cannot meet stopping sight distance requirements for 25 mph speeds to the south,the driveway will continue to impact traffic in the same manner as it currently functions. The 4-way stop-controlled intersection stops northbound traffic, limits acceleration lengths from the intersection (which should keep speeds below 15 mph),and allows adequate time for traffic to accommodate vehicles exiting Parcel 1. Please feel free to contact me with any additional questions or comments. Sincerely, AKS ENGINEERING&FORESTRY,LLC PP-a AF k 6 Paul A.Sellke, PE,GE Project Engineer A 'SE��� MR"A s JUNE 30, 1016 AVO� 9675 SW FREWING STREET PARTITION-CITY OF TIGARD NOVEMBER 2015 PRELIMINARY SIGHT DISTANCE EVALUATION PAGE 3 AKq PRE-APPLICATION MOTES CITY OF TIGARD PRE-APPLICATION CONFERENCE NOTES (Pre-Application Meeting Notes are Valid for Six (6) Months) Meeting Date: April 7.2015 Staff Present: CAC/GB RESIDENTIAL APPLICANT: David Balfour AGENT: Mattt Scheidegger Phone: Phone: 503-563-6151 PROPERTY LOCATION: ADDRESS/GENERAL LOCATION: 9675 SW Frewing St. TAX MAP(S)/LOT#(S): 2S102CA00800 NECESSARY APPLICATIONS: Minor Land Partition(MI Pl PROPOSAL DESCRIPTION: 2 lot partition COMPREHENSIVE PLAN MAP DESIGNATION: Low Density Residential ZONING MAP DESIGNATION:-R-4.5 IL— ZONING DISTRICT DIMENSIONAL REQUIREMENTS (Refer to Code Section 18. 5. 1u MINIMUM LOT SIZE: 7.500 sq. ft. Average Min.lot width:5Q ft. Max. building height: ft. MAXIMUM SITE COVERAGE:_%. Minimum landscaped or natural vegetation area: Setbacks: Front: 20 ft. Side: ft. Rear. 15 ft. Street side:_L5 ft. Garage: 20 ft. ❑ NEIGHBORHOOD MEETING (Refer to the Neighborhood Meeting Handout) THE APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 500 FEET, INTERESTED PARTIES,AND THE CITY OF TIG"D PLANNING DIVISION of their proposal. A minimum of two (2) weeks between the mailing date and the meeting date is required. Please review the Land Use Notification handout concerning site posting and the meeting notice. Meeting is to be held prior to submitting your a12L cation or the application will not be accepted * NOTE: In order to also preliminarily address building code standards, a meeting with a Plans Examiner is encouraged prior to submittal of a land use application. CITY OF TIGARD Pre-Application Conference Notes Page 1 of 8 Residential Application/Planning Division Section ® NARRATIVE (Refer to Code Chapter 18.390) The APPLICANT SHALL SUBMIT A NARRATIVE which provides findings based on the applicable approval standards. Failure to provide a narrative or adequately address criteria would be reason to consider an application incomplete and delay review of the proposal. The applicant should review the code for applicable criteria. ® IMPACT STUDY (Refer to Code Sections 18.390.040 and 18.390.050) As a part of the APPLICATION SUBMITTAL REQUIREMENTS, applicants are required to INCLUDE AN IMPACT STUDY with their submittal package. The impact study shall quantify the effect of the development on public facilities and services. The study shall address,at a minimum,the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system and the noise impacts of the development. For each public facility system and type of impact, the study shall propose im rovements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirement, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. ® ACCESS (Refer to Chapters 18.705 and 18.765) Minimum number of accesses: 1 Zparc Minimum access width: 15 ft. Minimum pavement width: 10 ft ❑WALKWAY REQUIREMENTS (Refer to Code Chapter 18.705) Within all ATTACHED HOUSING (except two-family dwellings) and multi-family developments, each residential dwelling SHALL BE CONNECTED BY WALKWAY TO THE VEHICULAR PARKING AREA,COMMON OPEN SPACE AND RECREATION FACILITIES. ® RESIDENTIAL DENSITY CALCULATION (Refer to Code Chapter 18.715)–See example below. The NET RESIDENTIAL UNITS ALLOWED on a particular site may be calculated by dividing the net area of the developable land by the minimum number of square feet required per dwelling unit as specified by the applicable zoning designation. Net development area is calculated by subtracting the following land area(s) from the total site area: All sensitive Lands areas including: ➢ Land within the 100-year floodplain; Slopes exceeding 25%; ➢ Drainageways;and ➢ Wetlands for the R-1,R-2,R-3.5,R-4.5 and R-7 zoning districts. Public right-of-way dedication: Single-family allocate 20%of gross acres for public facilities;or ➢ Multi-family allocate 15%of gross acres for public facilities;or ➢ If available,the actual public facility square footage can be used for deduction. All land proposed for private Streets SEE NOTES FOR ESTIMATED DENSITY CALCULATIONS. EXAMPLE OF RESIDENTIAL DENSITY CALCULATIONS: EXAMPLE: USING A ONE ACRE SITE IN THE R-12 ZONE (3,050 MINIMUM LOT SIZE)WITH NO DEDUCTION FOR SENSITIVE LANDS Single-Family Multi-Family 43,560 sq. ft. of gross site area 43,560 sq. ft. of gross site area 8.712 sq. ft. (20%) for public right-of-wav 6.534 sq. ft. (15% for public right-of-way NET: 34,848 square feet NET: 37,026 square feet 3.050 (minimum lot areal - 3.Q5Q (Minimum lot aggal '— = 11.4 Units Per Acre (maximum) = 12.1 Units Per Acre (maximum) CITY OF TIGARD Pre-Application Conference Notes Page 2 of 8 Residential App&cation/Plat"'�Division section • The Development Code requires that the net site area exist for the next whole dwelling unit. NO ROUNDING UP IS PERMITTED. • Minimum Project Density is 80% of the maximum allowed density. TO DETERMINE, MULTIPLY THE MAXIMUM BY.8. ❑ SPECIAL SETBACKS (Refer to Code Section 18.730) STREETS:_feet from the centerline of ➢ FLAG LOT: A TEN (10)-FOOT SIDE YARD SETBACK applies to all primary structures. ➢ ZERO LOT LINE LOTS: A minimum of a ten (10)-foot separation shall be maintained between each dwelling unit or garage. ➢ MULTI-FAMILY RESIDENTIAL building separation standards apply within multiple-family residential developments. ACCESSORY STRUCTURES UP TO 528 SQUARE FEET in size may be permitted on lots less than 2.5 acres in size. Five (5)-foot minimum setback from side and rear lot lines. ACCESSORY STRUCTURE UP TO 1,000 SQUARE FEET on parcels of at least 2.5 acres in size. (See applicable zoning district for the primary structures'setback requirements.) ❑ FLAG LOT BUILDING HEIGHT PROVISIONS (Refer to Code Chapter 18.730) MAXIMUM HEIGHT OF 1'/z STORIES or 25 feet,whichever is less in most zones;2'/2 stories,or 35 feet in R-7,R-12,R-25 or R-40 zones provided that the standards of Section 18.730.010.C.2 are satisfied. ❑ BUFFERING AND SCREENING (Refer to Code Chapter 18.745) In order TO INCREASE PRIVACY AND TO EITHER REDUCE OR ELIMINATE ADVERSE NOISE OR VISUAL IMPACTS between adjacent developments, especially between different land uses, the CITY REQUIRES LANDSCAPED BUFFER AREAS along certain site perimeters. Required buffer areas are described by the Code in terms of width. Buffer areas must be occupied by a mixture of deciduous and evergreen trees and shrubs and must also achieve a balance between vertical and horizontal plantings. Site obscuring screens or fences may also be required; these are often advisable even if not required by the Code. The required buffer areas may o�lv be occupied by vegetation, fences, utilities, and walkways. Additional information on required buffer area materials and sizes may be found in the Development Code. The ESTIMATED REQUIRED BUFFERS applicable to your proposal area is: Buffer Level along north boundary. Buffer Level along east boundary. Buffer Level along south boundary. Buffer Level along west boundary. SIGHT OBSCURING SCREENING IS REQUIRED ALONG: ® STREET TREES&PARKING LOT TREES (Refer to Code Chapters 18.745 and 18.765) STREET TREES SHALL BE REQUIRED AS PART OF THE APPROVAL PROCESS FOR A CONDITIONAL USE (TYPE III), DOWNTOWN DESIGN REVIEW (TYPE II & III), MINOR LAND PARTITION (TYPE I1), PLANNED DEVELOPMENT (TYPE III), SITE DEVELOPMENT REVIEW (TYPE IT), AND SUBDIVISION (TYPE II & III). The minimum number of required street trees shall be determined by dividing the linear amount of street frontage within or adjacent to the site (in feet) by 40 feet (if the number is a fraction,round to the nearest whole number). The trees shall be placed within the public right-of-way whenever possible but no more than six (6) feet from the right-of-way boundary. Street trees shall be planted according to Section 2 of the Urban Forestry Manual and adequate soil volumes shall be provided in accordance with Section 12 of the Urban Forestry Manual. Existing trees may be used to meet the street standards. Further information on regulations affecting street trees may be obtained from the Planning Division. PARKING LOT TREES ARE REQUIRED AS PART OF THE APPROVAL PROCESS FOR A CONDITIONAL USE (TYPE III), DOWNTOWN DESIGN REVIEW (TYPE II & III), PLANNED ^� DEVELOPMENT(TYPE III),AND SITE DEVELOPMENT REVIEW(TYPE IT).All parking areas,including parking spaces and aisles, shall be required to achieve at least 30% tree canopy cover at maturity directly above the CITY OF TIGARD Pre-Application Conference Notes Page 3 of 8 Residential application/PLa uug Division Section parking area in accordance with Section 13 of the Urban Forestry Manual. ❑ RECYCLING (Refer to Code Chapter 18.755) Applicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE SERVICING COMPATIBILITY. Locating a trash/recycling enclosure within a clear vision area such as at the intersection of two (2) driveways within a parking lot is prohibited. Much of Tigard is within Pride Disposal's Service area. Pride Disposal can be reached at(503) 625-6177. ® PARKING (Refer to Code Chapters 18.765&18.705) ALL PARKING AREAS AND DRIVEWAYS MUST BE PAVED. ➢ Single-family............ Requires: One (1) off-street parking space per dwelling unit;and One (1) space per unit less than 500 square feet. ➢ Multiple-family.........Requires: 1.25 spaces per unit for 1 bedroom; 1.5 spaces per unit for 2 bedrooms;and 1.75 spaces per unit for 3 bedrooms. Multi-family dwelling units with more than ten (10) required spaces shall provide parking for the use of guests and shall consist of 15%of the total required parking. NO MORE THAN 50% OF REQUIRED SPACES MAY BE DESIGNATED AND/OR DIMENSIONED AS COMPACT SPACES. Parking stalls shall be dimensioned as follows: ➢ Standard parking space dimensions: 8 feet. 6 inches X 18 feet,6 inches. ➢ Compact parking space dimensions: 7 feet. 6 inches X 16 feet,6 inches. ➢ Handicapped parking. All parking areas shall provide appropriately located and dimensioned disabled person parking spaces. The minimum number of disabled person parking spaces to be provided, as well as the parking stall dimensions, are mandatedb} the Americans with Disabilities Act (ADA). A --�. handout is available upon request. A handicapped parking space symbol shall be painted on the parking space surface and an appropriate sign shall be posted. ❑ BICYCLE RACKS (Refer to Code Section 18.765) BICYCLE RACKS are required FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL DEVELOPMENTS. Bicycle racks shall be located in areas protected from automobile traffic and in convenient locations. ❑ SENSITIVE LANDS (Refer to Code Chapter 18.775) The Code provides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR DEVELOPMENT DUE TO AREAS WITHIN THE 100-YEAR FLOODPLAIN, NATURAL DRAINAGEWAYS, WETLAND AREAS, ON SLOPES IN EXCESS OF 25 PERCENT, OR ON UNSTABLE GROUND. Staff will attempt to preliminary identify sensitive lands areas at the pre-application conference based on available information. HOWEVER, the responsibility to precisely identify sensitive land areas and their boundaries, is the responsibility of the applicant Areas meeting; the definitions of sensitive lands must be clearly indicated on plans submitted with the development application Chapter 18.775 also provides regulations for the use, protection, or modification of sensitive lands areas. RESIDENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS. SOME RESIDENTIAL RELATED DEVELOPMENT IS EXEMPT ❑ STEEP SLOPES (Refer to Code Section 18.775.070.C) When STEEP SLOPES exist,prior to issuance of a final order,a geotechnical report must be submitted which addresses the approval standards of the Tigard Community Development Code Section 18.775.080.C. The report shall be based upon field exploration and investigation and shall include specific recommendations for achieving the requirements of Section 18.775.080.C. CITY OF TIGARD Pre-Application Conference Notes Page 4 of 8 Residential Application/Planning Division Section ® CLEANWATER SERVICES(CWS)Service Provider Letter PRIOR TO SUBMITTAL of any land use applications, the applicant must obtain a CWS Service Provider Letter which will outline the conditions necessary to comply with the CWS R&O 07-20 sensitive area requirements. If there are no sensitive areas, CWS must still issue a letter stating a CWS Service Provider Letter is not required. ❑ SIGNS (Refer to Code Chapter 18.780) SIGN PERMITS MUST BE OBTAINED PRIOR TO INSTALLATION OF ANY SIGN in the City of Tigard. A "Guidelines for Siggnn Permits" handout is available upon request. Additional sign area or height beyond Code standards may be ermitted if the sign proposal is reviewed as part of a development review application. Alternatively,a Sign Code Exception application may be filed for Director's review. ® URBAN FORESTRY PLAN(Refer to Code Section 18.790.030.0 and the "Tree Canopy Requirements" Brochure) AN URBAN FORESTRY PLAN IS REQUIRED FOR THE FOLLWING TYPES OF DEVELOPMENT: Conditional Use (Type III);Downtown Design Review(Type II and III);Minor Land Partition (Type II); Planned Development (Type III); Sensitive Lands Review (Type II and III); Site Development Review (Type II); and Subdivision (Type II and III). The plan needs to be prepared by an ISA certified arborist or landscaped architect. Percentage of mature canopy cover required: 40% for the overall development site and 15% for any lot or tract (Refer to Aaendix 2-6 in Urban Fomga Manual for a list oftrres with matin cano�v cover a=) An urban forestry plan shall: - Be coordinated and approved by a landscape architect (the project landscape architect) or a person possessing dual certifications as a certified arborist and certified tree risk assessor(the project arborist); - Meet the tree preservation and removal site plan standards in Section 10, part 1 of the Urban Forestry Manual; - Meet the tree canopy site plan standards in Section 10,part 2 of the Urban Forestry Manual; and - Meet the supplemental report standards in Section 10,part 3 of the Urban Forestry Manual. TREE CANOPY FEE. If the effective percentage of tree canopy cover cannot be met, the applicant shall provide the city a tree canopy fee according to the methodology outlined in Section 10, part 4 of the Urban Forestry Manual. 18.790.040-Discretionary Urban Forestry Plan Review Option In lieu of providing payment of a tree canopy fee when less than the standard effective tree canopy cover required by Section 10, part 3 of the Urban Forestry Manual will be provided, an applicant may apply for a discretionary urban forestrypplan review. The discretionary urban forestry plan review cannot be used to modify an already approved urban forestry plan, any tree preservation or tree planting requirements established as part of another land use review approval, or any tree preservation or tree planting requirements required by another chapter in this title. ® PRESERVATION OF EXISTING TREES (Refer to Code Section 18.790.050.C.) To assist in the preservation and/or planting of trees and significant tree groves, the director may apply one or more of the following flexible standards as part of the land use review approval. Use of the flexible standards shall be requested by the project arborist or landscape architect as part of the land use review process. The flexible standards are only applicable to trees that are eligible for credit towards the effective tree canopy cover of the site. Appropriate species of trees in good condition and suitable for preservation receive a 200 percent credit based on their existing canopy area.Refer to Section 11-Part 3 of the Urban Forestry Manual for submittal requirements. ® CLEAR VISION AREA (Refer to Code Chapter 18.795) The City requires that CLEAR VISION AREAS BE MAINTAINED BETWEEN THREE (3) AND CITY OF TIGARD Pre-Application Conference Notes Page 5 of 8 Residential Apphr uon/PLuutiug Division Section EIGHT (8) FEET IN HEIGHT at road/driveway, road/railroad, and road/road intersections. The size of the required clear vision area depends upon the abutting street's functional classification and any existing .-� obstructions within the clear vision area. The applicant shall show the clear vision areas on the site plan, and identify any obstructions in these areas. ® FUTURE STREET PLAN AND EXTENSION OF STREETS (Refer to Code Section 18.810.030.F.) A FUTURE STREET PLANshall: ➢ Be filed by the applicant in conjunction with an application for a subdivision or partition. The plan shall show the pattern of existing and proposed future streets from the boundaries of the proposed land division and shall include boundaries of the proposed land division and shall include other parcels within 200 feet surrounding and adjacent to the proposed land division. ➢ Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and pedestrian facilities on or within 500 feet of the site. Where necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed. ® ADDITIONAL LOT DIMENSIONAL REQUIREMENTS (Refer to Code Section 18.810.060) MINIMUM LOT FRONTAGE: 25 feet unless lot is created through the minor land partition process. Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum 15-foot wide access easement. The DEPTH OF ALL LOTS SHALL NOT EXCEED 2'/z TIMES THE AVERAGE WIDTH, unless the parcel is less than 1'/2 times the minimum lot size of the applicable zoning district. ® BLOCKS (Refer to Code Section 18.810.040) The perimeter of BLOCKS FORMED BY STREETS SHALL NOT EXCEED 2,000 FEET measured along the right-of-way center line except where street location is precluded by natural topography,wetlands or other bodies of water or,pre-existing development. When block lengths greater than 330 feet are permitted, pedestrian/bikeways shall be provided through the block. CODE CHAPTERS ❑ 18.330(Conditional use) ❑ 18.620(Tigard Triangle Design Standards) ❑ 18.760(Nonconforming Situations) ❑ 18.340(Director's Interpretation) ❑ 18.630(Washington Square Regional Center) ® 18.765(Off-Street ParkkAoading Requirements) ❑ 18.350(Planned Development) ❑ 18.640(Durham Quarry Design Standards) ❑ 18.775(Sensitive lands Review) 18.360(site Development Review) ® 18.705(Access(Egressicirculation) ❑ 18.780(signs) 18.370(variances/Adjustments) ❑ 18.710(Accessory Residential units) ❑ 18.785(Temporary use Permits) ❑ 18.380(Zoning MaWext Amendments) ® 18.715(Density Computations) ® 18.790(urban Forestry Plan) ❑ 18.385(Miscellaneous Permits) ❑ 18.720(Design compattoility Standards) ® 18.795(visual Clearance Areas) ® 18.390(Derision Making ProoeduresAmpact Study) ❑ 18.725(Environmental Performance Standards) ❑ 18.798(Wireless Communication Facilities) ❑ 18.410(tot Line Adiustments) ❑ 18.730(Exceptions To Development standards) ® 18.810(Street&utility Improvement Standards) 18.420(Land Partitions) ❑ 18.740(Historic overlay) 18.430(subdivisions) ❑ 18.742(Home Occupation Permits) ® 18.510(Residential zoning Districts) ® 18.745(Landscaping&screening standards) 18.520(Commercial zoning Districts) ❑ 18.750(Manufactured/Mobil Home Regulations) 18.530(Industrial zoning Districts) ❑ 18.755(Mixed solid Waste/Recycling storage) CITY OF TIGARD Pm-Application Conference Notes Page 6 of 8 Residential Apphcation/ftmnuug Division Section ADDITIONAL CONCERNS OR OMMENTS• Provide a narrative at states facts to show how The criteria are met. Reference o the plan does not meet the pterion. Narratives that do not provide facts are considered incomplete and will prolong the review process Three copies-of all materials are required for the original submittal Th initial completeness review an b up to 0 days. Additional completeness reviews may be necessary. Once an application is deemed complete then the apphcation review will begin Estimated density—2 lots min and max. An urban forests pan and report are required per 18.790 unless the applicant can demonstrate mp is ce with' effective tree canopy_cover and soil volume requirements by planting trees in open soil volumes. Specific y m4uirements for the canopcover soil volume and the urban forestry plan/report are found in Section 10 of the Urban Forestry Manual(htW://w-,vw.6,gard-or.gov/commui-ity/trees/docs/urban forestry manuall The street side yard setback for the existing home along Ash Avenue is less than the current requirements Please address this non-conformance in the narrative. PROCEDURE Administrative Staff Review. [] Public hearing before the Land Use Hearings Officer. ❑ Public hearing before the Planning Commission. Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. --� APPLICATION SUBMITTAL PROCESS All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications emitted by mail or dropped off at the counter without Planning Division acceptance may be returned. The Planning counter closes at 5:00 PM Maps submitted with an an�lication shall be folded IN ADVANCE to 81/z" x 11" One, 8'/a" x 11" ma f proposed prglect shall also be submitted for attachment to the staff report or administrative decision. Applications with unfolded maps shall not be accepted, The Planning Division and Engineering Department will perform a preliminary review of thea plication and will determine whether an application is complete within 30 days of the counter submittal. Staffpwill notify the applicant if additional information or additional copies of the submitted materials are required. The administrative decision or public hearing willically occur approximately 45 to 60 ,days after an application is accepted as being complete by the P�nning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public hearing. A 10-day Marina appeal eriod follows all land use decisions. Anappeal on this matter would be heard by the Ti d Hearings Officer . A basic flow chart which illustrates the review process is available from the Planning Division upon request. Land use applications requiring a public hearing must have notice posted on-site by the applicant no less than 10 days prior to the public hearing. This PRE-APPLICATION CONFERENCE AND THE NOTES OF THE CONFERENCE ARE INTENDED TO INFORM the prospective applicant of the primary Community Development Code requirements applicable to the potential development of a particular site and to allow the City staff and prospective applicant to discuss the opportunities and constraints affecting development of the site. SUBDIVISION PLAT NAME RESERVATION (County Surveyor's Office: 503-648-8884) PRIOR TO SUBMITTING A SUBDIVISION LAND USE APPLICATION with the City of Tigard, applicants are required to complete and file a subdivision plat naming request with the Washington County CITY OF TIGARD Pre-Application Conference Notes Page 7 of 8 Residential Apphcation/Pluuing Division Section Surveyor's Office in order to obtain approval/reservation for any subdivision name. Applications will not be accepted as complete until the City receives the faxed confirmation of approval from the County of the Subdivision Name Reservation. BUILDING PERMITS PLANS FOR BUILDING AND OTHER RELATED PERMITS WILL NOT BE ACCEPTED FOR REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. Final inspection approvals by the Building Division will not be granted until there is compliance with all conditions of development approval. These pre-application notes do not include comments from the Building Division. For proieosed build' or modifications to existing buildings, it is recommended to contact a Building Division Plans Examiner to determine if there are building code issues that would prevent the structure from being constructed, as proposed. Additionally, with regard to Subdivisions and Minor Land Partitions where any structure to be demolished hassystem development charge (SD credits and the underlying parcel for that structure will be eliminated when the new plat is recorded, the is polic3: is to appl): h m development creditsto the first rrru id in thx­1­­+ (UNLESS OTHERWISE DIRECTED BY THE DEVELOPER AT THE TIME THE EMOLITION PERMIT IS OBTAINED). PLEASE NOTE: The conference and notes cannot cover all Code requirements and aspects related to site Ey that should apply to the development of your site plan. Failure of the staff to provide information required y the Code shall not constitute a waiver of the applicable standards or requirements. It is recommended that a prospective applicant either obtain and read the Community Development Code or ask any questions of City staff relative to Code requirements prior to submitting an application. AN ADDITIONAL PRE-APPLICATION FEE AND CONFERENCE WILL BE REQUIRED IF AN APPLICATION PERTAINING TO THIS PRE-APPLICATION CONFERENCE IS SUBMITTED AFTER A PERIOD OF MORE THAN SIX (6) MONTHS FOLLOWING THIS CONFERENCE (unless deemed as unnecessary by the Planning Division). --� PREPARED BY: Cheryl Caines CITY OF TIGARD PLANNING DIVISION - STAFF PERSON HOLDING PRE-APP.MEETING PHONE: 503-718-2437 EMAIL: cherylc@tigard-or.gov CITY OF TIGARD Pre-Application Conference Notes Page 8 of 8 Residential Application/Planning Division Section ■ cawnwkyoft F. Balfour Partition PUBLIC FACILMES TU MaNk 2=2U TO him in be TM 18011=1111111 These notes were prepared based on information provided by the applicant requesting a 2 parcel partition. The extent of necessary public improvements and dedications which shall be required of the applicant will be recommended by City staff and subject to approval by the appropriate authority. There will be no final recommendation to the decision making authority on behalf of the City staff until all concerned commenting agencies, City staff and the public have had an opportunity to review and comment on the application. The following comments are a prosection of public improvement related requirements that may be required as a condition of development approval for your proposed project. Right-of-way dedication: The City of Tigard requires that land area be dedicated to the public: (1.) To increase abutting public rights-of-way to the ultimate functional street classification right-of-way width as specified by the Community Development Code; or (2.) For the creation of new streets. Approval of a development application for this site will require right-of-way dedication for: ® SW Frewing and Ash Streets, Neighborhood Routes to 27feet from centerline of right-of-way. This results in an encroachment by the house. An encroachment permit under TMC 15.16 may be available. Street improvements: (Subiect to rough proraortionality) ❑ street improvements will be necessary along internal public streets: ❑ _feet of pavement(parking on both sides)or 28 feet(parking on one side only) ❑ concrete curb(or curb and gutter) ❑ 5-foot planter exclusive of curb ❑ storm sewers and other underground utilities ❑ 5-foot concrete sidewalk ❑ street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. ❑ Other: « � � FW111115 �wN�NMt�1N 18.730.040 Additional Setback Reauirements: This section sets requirements for additional setback distance --� from roadways. The minimum yard requirement shall be increased in the event a yard abuts a street having a right-of-way width less than required by its functional classification on the city's transportation plan map and, in such case, the setback shall be not less than the setback required by the zone plus one-half of the projected road width as shown on the transportation map. This does not appear to be applicable in this case Agreement for Future Street Improvements: In some cases, where street improvements or other necessary public improvements are not currently practical, the improvements may be deferred. In such cases, a condition of development approval may be specified which requires the property owner(s)to provide a future improvement guarantee. The City Engineer will determine the form of this guarantee. The following street improvements may be eligible for such a future improvement guarantee: (1.) Overhead Utility Lines: ® Section 18.810.120 of the Tigard Municipal Code (TMC) requires all overhead utility lines adjacent to a development to be placed underground or, if approved by the City Engineer, a fee in-lieu of undergrounding can be paid. This requirement is valid even if the utility lines are on the opposite side of the street from the site. If the fee in-lieu is approved, it is equal to $ ...� 35.00 per lineal foot of street frontage that contains the overhead lines. Fee in-lieu may be allowed. All new utilities serving the property shall be placed underground. Sanitary Sewers: The applicant will need to verify adequacy of existing lines to accommodate the proposed development. Contact the City of Tigard Utility Billing Department for connection fees. Sanitary sewer appears to be available from adjacent streets. Water Supply: The City of Tigard provides public water service in this area. There are lines in adjacent streets. Coordinate with the City of Tigard Public Works Department for information regarding adequate water supply for the proposed development and connection fees. Fire Protection: Tualatin Valley Fire and Rescue District [Contact: John Wolff, 503-259-1504] provides fire protection services within the City of Tigard. The District should be contacted for information regarding the adequacy of circulation systems, the need for fire hydrants, or other questions related to fire protection. —� Storm Sewer Improvements: All proposed development within the City shall be designed such that storm water runoff is conveyed to an approved public drainage system. The applicant will be required to submit a proposed storm DO IF TIM PM400coft Osidmew Nnei F11111111112111115, eNYN5 1"einem " drainage plan for the site, and may be required to prepare a sub-basin drainage analysis to ensure that the proposed system will accommodate runoff from upstream properties when fully developed. Provide a plan that shows how the storm drainage system for the site connects to the public system. Storm drainage plan and calculations shall be submitted with the application for it to be considered complete. Storm water detention is required. Storm water detention facilities must be reviewed and approved by the city. Storm water detention calculations shall be submitted to the Development Engineer for review and approval. The stormwater plan and facilities must meet Clean Water Services (CWS) standards. See C WS standards for potential Low-Impact Development Approaches (LIDA). Storm Water Quality: Surface Water Management(SWM) regulations established by CWS (Resolution and Order No. 07-20) which requires the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from impervious surfaces. The resolution contains a provision that would allow an applicant to pay a fee in-lieu of constructing an on-site facility provided specific criteria are met. The City will use discretion in determining whether or not the fee in-lieu will be offered. If the fee is allowed, it will be based upon the amount of impervious surfaces created; for every 2,640 square feet, or portion thereof. Please contact the Building Division for the current fee. Preliminary sizing calculations for any proposed water quality facility shall be submitted with the development application. It is anticipated that this project will require: --� ® Construction of an on-site water quality facility. ❑ Payment of the fee in-lieu. Water quality treatment is required. Calculations for sizing of water quality treatment facilities must be submitted to the Development Engineer for review and approval. Water quality facilities also must be reviewed and approved by the city. Review and comply with provisions of Chapter 4 Clean Water Services Design and Construction Standards (Runoff Treatment and Control). If the applicant can demonstrate that it is practically impossible to provide detention on specific small areas of the site, a fee-in-lieu may be considered for those specific areas. Water quality and detention facility design and construction must be certified by a professional engineer as meeting Clean Water Services requirements. After completion of the construction of these facilities, the applicant shall enter into an agreement with the city on city-furnished forms for long-term maintenance of the facilities. This agreement will be recorded and city staff will be periodically inspecting the facilities for compliance with the terms of the agreement. Other Comments: Provide preliminary sight distance evaluation (TMC 18.705.030.H.1) 'NANSPORT/TION DEVELOPMENT TAIL pn am=he*vftwN cwwNew hN i M i IM' Done" The Transportation Development Tax (TDT) became effective 7/1/09. The TDT program collects fees from new development based on the development's projected impact upon the City's transportation system. The applicant shall be required to pay a fee based upon the number of trips which are projected to result from the proposed development. The calculation of the TDT incorporates the proposed use of the land and the size of the project. The TDT is calculated, due, and payable at the time of building permit issuance. In limited circumstances payment of the TDT may be allowed to be deferred until the issuance of an occupancy permit. Deferral of payment until occupancy is permissible only when the TDT exceeds the TDT rate for a single- family home. Pay TDT as required. 100111M Public Facility Improvement(PFI) Permit: Any work within a public right-of-way in the City of Tigard requires a PFI permit from Development Engineering. A PFI permit application is available at the Planning/Engineering counter in the Permit Center at City Hall. For more extensive work such as street widening improvements, main utility line extensions or subdivision infrastructure, plans prepared by a registered professional engineer must be submitted for review and approval. The PFI permit application shall include any on-site water quality and detention facilities that may be required as part of the land use approval. The Permittee will also be required to post a performance bond, or other such suitable security. Where professional engineered plans are required, the Permittee must execute a Developer/Engineer Agreement, which will obligate the design engineer to perform the primary inspection of the public improvement construction work. The PFI permit fee structure is as follows: NOTE: If an PFI Permit Is required,the applicant most obtain that permit prior to release of airy permits from the Building Division. A PFl permit is required for this project. This permit must be obtained before any work begins on site. Building Division Permits: The following is a brief overview of the type of permits issued by the Building Division. For a more detailed explanation of these permits, please contact the Development Services Counter at 503-639-4171, ext. 304. Site Improvement Permit (SIT). This permit is generally issued for all new commercial, industrial and multi-family projects. This permit will also be required for land partitions where lot grading and private utility work is required. This permit covers all on-site preparation, grading and utility work. Home builders will also be required to obtain a SIT permit for grading work in cases where the lot they are working on has slopes in excess of 20% and foundation excavation material is not to be hauled from the site. Building Permit (BUP). This permit covers only the construction of the building and is issued after, or concurrently with, the SIT permit. Master Permit (MST). This permit is issued for all single and multi-family buildings. It ,..� covers all work necessary for building construction, including sub-trades (excludes grading, etc.). This permit cannot be issued in a subdivision until the public improvements are substantially complete and a mylar copy of the recorded plat has been returned by the applicant omen MHAp0ktlN @8WU N"U P81049M to the City. For a land partition, the applicant must obtain an Engineering Permit, if required, and return a mylar copy of the recorded plat to the City prior to issuance of this permit. --� Other Permits. There are other special permits, such as mechanical, electrical and plumbing that may also be required. Contact the Development Services Counter for more information. NEPABED BY: emem 40115 DMOPMENT EN61M DATE Phae: IMI M-2468 PMN: Nr tl er"All" Revised: March 2012 I:\ENG\Development Engineering\ LANDUSE_PROJECTS\Frewing\Preapp Balfour Partition.docx Bml OF fl6N0 FM40598W■UNIKSM NIM I1111p 5 N 5 Nmopmo boom a AKS CITY CORRESPONDENCE From: Kim McMillan <KIM@tigard-or.gov> Sent: Wednesday,lune 10, 2015 4:57 PM To: Paul Sellke Cc: Mike White; Matt Scheidegger;Greg Berry Subject: RE: Fee in-Lieu of for Stormwater Quality Categories: Filed by Newforma You pay for the new home development. Kim S. McMillan, P.E. Assistant City Engineer 048M S03-718.2642 uu 503-866-5794 UAAll kimllitigard•orgov was www.tigard-or.gov City of Tigard I PUBLIC WORKS DEPARTMENT 13125 SW Hall Boulevard,Tigard,OR 97223 From: Paul Sellke [mailto:PaulS@aks-eng.com] Sent: Wednesday,June 10, 2015 4:54 PM --� To: Kim McMillan Cc: Mike White; Matt Scheidegger; Greg Berry Subject: RE: Fee in-Lieu of for Stormwater Quality Are we just talking for the existing home or does the new parcel/home get to pay a fee as well? Do not hesitate to call or email with any questions. Thanks, Paul Sellke,PE,GE Project Engineer :M AKS ENGINEERING&FORESTRY,LLC 12965 Herman Road,Suite 100 Tualatin,OR 97062 P(503)563-6151 F(503)563-6152 C(541)218.1939 www.aks-eng.com/PauIS@aks-ena.com Offices in: Tualatin,OR I Salem-Keizer,OR 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 From: Kim McMillan rmailto:KIMatigard-or.govl Sent: Wednesday, June 10, 2015 4:44 PM To: Paul Sellke Cc: Mike White; Matt Scheidegger; Greg Berry Subject: RE: Fee in-Lieu of for Stormwater Quality Hi Paul, Thank you for your patience. Mike White just got back from a day at CWS water quality training. He clarified the issue for us: For partitions you do not have to build water quality/quantity facilities, but do have to pay the fee which is$235 +265=$500. I understand that in the near future we will be requiring the construction of water quality/quantity facilities of some sort. Kim Kim S. McMillan, P.E. Assistant City Engineer 01rMT 503-718.2642 cELL 503-866-5784 EMML kim@tigard-or.gov WES www.tigard-or.gov CityojTigand I PUSUC WORKS DEPARTMENT 13125 SW Hall Boulevard.Tigard,OR 97223 From: Paul Sellke [mailto:PaulS@aks-eng.com] Sent:Tuesday, June 09, 2015 9:15 AM To: Kim McMillan Cc: Mike White; Matt Scheidegger Subject: RE: Fee in-Lieu of for Stormwater Quality Hi Kim: Still waiting for your response. Thanks, Paul Selike,PE,GE Project Engineer AM AKS ENGINEERING&FORESTRY,LLC 12965 Herman Road,Suite 100 Tualatin,OR 97062 P(503)563-6151 F(503)563-6152 C(541)218.1939 www.aks-eng.com/PaulS@aks-eng.com Offices in: Tualatin,OR I Salem-Keizer,OR 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 2 transferred. Distribution of electronic data to others is prohibited without the express written consent of AKS Engineering and Forestry. From: Paul Sellke Sent: Friday,June 05, 2015 11:03 AM To: 'Kim McMillan' Cc: Mike White; Matt Scheidegger Subject: RE: Fee in-Lieu of for Stormwater Quality Kim: I'd appreciate it as our client is asking us for some hard cost estimates for planning purposes and your answers will have a major impact on our estimate. I'd also appreciate it if you could let me know what the fee in-lieu costs would be for storm. Do not hesitate to call or email with any questions. Thanks, Paul Sellke,PE,GE Project Engineer i� AKS ENGINEERING&FORESTRY,LLC 12965 Herman Road,Suite 100 Tualatin,OR 97062 P(503)563-6151 F(503)563-6152 C(541)218.1939 ^ www.aks-eng.com/PauIS@aks-eng.com Offices in: Tualatin,OR I Salem-Keizer,OR ( 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. From: Kim McMillan fmailtoXIMCNciard-or.gov] Sent: Wednesday,June 03, 2015 8:58 PM To: Paul Sellke Cc: Mike White Subject: Re: Fee in-Lieu of for Stormwater Quality Paul, I will confirm, but typically the existing home doesn't have to meet the standard because it is not development. The new home should provide water quality with LIDA. You may need to pay the detention fee-in-lieu. I will be back on Monday-is that soon enough for an answer? Kim Sent from my Mad On Jun 3,2015,at 7:22 AM, "Paul Sellke"<PauIS@aks-eng.com>wrote: Hi Kim: 3 Project consists of a 2-lot partition at the intersection of SW Frewing St and Ash Avenue. We were hoping that the existing home could pay a fee in-lieu of and the new parcel would be required to construct a stormwater facility. Do not hesitate to call or email with any questions. Thanks, Paul Sellke,PE,GE Project Engineer <image003.jpg> AKS ENGINEERING&FORESTRY,LLC 12965 Herman Road,Suite 100 Tualatin,OR 97062 P(503)563-6151 F(503)563-6152 C(541)218.1939 www.aks-ena.com/PaulS@aks-ena.com Offices in: Tualatin,OR I Salem-Keizer,OR 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. From: Kim McMillan [mailto:KIMOtigard-or.gov] Sent:Tuesday,June 02, 2015 6:16 PM To: Paul Sellke Subject: Re: Fee in-Lieu of for Stormwater Quality Paul, We don't usually allow the fee-in-lieu. Which project are you asking about and what are the circumstances? Kim Sent from my iPad On Jun 2, 2015,at 5:50 PM, "Paul Sellke" <PaulS@aks-eng.com>wrote: Hi Kim: Can you let me know what the City requires for a fee in-lieu of for stormwater? Thanks, Paul Selike,PE,GE Project Engineer <image003.jpg> AKS ENGINEERING&FORESTRY,LLC 12965 Herman Road,Suite 100 Tualatin,OR 97062 P(503)563-6151 F(503)563-6152 C(541)218.1939 4 www.aks-eng.com/PaulSCcDaks-ene.com Offices in: Tualatin,OR I Salem-Keizer,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. 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." 5 KIK CLEAN WATER SERVICES PROVIDER FETTER 1.1 Clean Water Services File Number '~ CleanWateServices 15-003394 Sensitive Area Pre-Screening Site Assessment 1. Jurisdiction: Washington County 2. Property Information(example 1 S234A801400) 3. Owner Information Tax lot ID(s): Name: Jessica and David Balfour 2S102CA00800 Company: Address: 9675 SW Frewing Street Site Address: 9675 SW Frewing Street City,State,Zip: Tigard,OR 97223 City, State,Zip: Tigard,OR,97223 Phone/Fax: Nearest Cross Street: SW Ash Avenue E-Mail: 4. Development Activity(check all that apply) 5. Applicant Information ❑ Addition to Single Family Residence(rooms,deck,garage) Name: Matt Scheidegger ❑ Lot Line Adjustment U Minor Land Partition Company: AKS Engineering and Forestry ❑ Residential Condominium ❑ Commercial Condominium Address: 12965 SW Herman Road,Suite 100 ❑ Residential Subdivision ❑ Commercial Subdivision City,State,Zip: Tualatin,OR,97062 ❑ Single Lot Commercial LJMulti Lot Commercial Other Phone/Fax: 503-563-6151 E-Mail: scheideggerm@aks-eng.com 6. Will the project involve any off-site work? W Yes ❑No ❑Unknown Location and description of off-site work Utility Connections 7. Additional comments or information that may be needed to understand your project 2-parcel partition,no off-site improvements other than connecting to existing utilities. 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. PrinVType Name Matt Scheidegger Print/Type Title Land Use Planner ONLINE SUBMITTAL Date 10/19/2015 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 X 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 approvals must be obtained and completed under applicable local,State,and federal law. ❑ Based on review of the submitted materials and best available information the above referenced project will not significantly impact the existing or potentially sensitive area(s)found near the site.This Sensitive Area Pre-Screening Site Assessment does NOT eliminate the need to evaluate and protect additional water quality sensitive areas if they are subsequently discovered.This document will serve as your Service Provider letter as required by Resolution and Order 07-20,Section 3.02.1. All required permits and approvals must be obtained and completed under applicable local,state and federal law. ❑ This Service Provider Letter is not valid unless CWS approved site plan(s)are attached. ❑ The proposed activity does not meet the definition of development or the lot was platted after 9/9/95 ORS 92.040(2). NO SITE ASSESSMENT OR .-� SERVICE PROVIDER LETTER IS REQUIRED. Reviewed by �✓"' Date 10/21/15 . . AKS PRELIMINARY STORMWATER REPORT !7 SO • DATE: December 2015 CLIENT: Sage Built Homes, LLC. 1815 NW 1691h Place, Suite 1040 Beaverton, OR 97006 ENGINEERING CONTACT: Paul Sellke, PE, GE PaulS@aks-eng.com ENGINEERING FIRM: AKS Engineering& Forestry, LLC. AKqPROFF ENGINEERING&FORESTRY 6 6c� 12965 SW Herman Drive, Suite 100 Tualatin, OR 97062 P: (503) 563-6151 www.aks-eng.com RENEWAL JUNE 30, 2016 SIGNED:DECEMBER 1,2015 TABLE OF CONTENTS 1.0 PURPOSE OF REPORT.....:.................................................................................................................. 1 2.0 PROJECT LOCATION/DESCRIPTION.................................................................................................... 1 3.0 REGULATORY DESIGN CRITERIA........................................................................................................ 1 3.1 STORMWATER QUANTITY MANAGEMENT CRITERIA........................................................ 1 3.2 STORMWATER QUALITY MANAGEMENT CRITERIA........................................................... 1 4.0 DESIGN METHODOLOGY................................................................................................................... 2 5.0 DESIGN PARAMETERS........................................................................................................................ 2 5.1 DESIGN STORM..................................................................................................................2 5.1.1 CONDUITSIZING..................................................................................................2 5.2 PRE-DEVELOPED SITE TOPOGRAPHY AND LAND USE........................................................2 5.2.1 SITE TOPOGRAPHY...............................................................................................2 5.2.2 LAND USE.............................................................................................................2 5.2.3 SOIL TYPE.................................................................. 2 5.3 POST-DEVELOPED SITE TOPOGRAPHY AND LAND USE......................................................3 5.3.1 SITE TOPOGRAPHY...............................................................................................3 5.3.2 LAND USE.............................................................................................................3 5.3.3 POST-DEVELOPED INPUT PARAMETERS.............................................................. 3 5.4 DESCRIPTION OF OFF-SITE CONTRIBUTORY BASINS..........................................................3 6.0 CALCULATION METHODOLOGY......................................................................................................... 3 6.1 PROPOSED STORMWATER CONDUIT SIZING AND INLET SPACING....................................3 6.2 PROPOSED STORMWATER QUALITY CONTROL FACILITY DESIGN ..................................... 3 6.3 PROPOSED STORMWATER QUANTITY CONTROL FACILITY DESIGN...................................4 6.4 DOWNSTREAM ANALYSIS..................................................................................................4 6.4.1 WEST DISCHARGE POINT.....................................................................................4 6.4.2 NORTHEAST DISCHARGE POINT..........................................................................4 FIGURES FIGURE 1 VICINITY MAP FIGURE 2 EXISTING BASIN DELINEATION FIGURE 3 POST-DEVELOPED BASIN DELINEATION FIGURE 4 WATER QUALITY TREATMENT EXHIBIT FIGURE 5 TYPICAL LIDA FLOW-THROUGH PLANTER BOX DETAIL FIGURE 6 DOWNSTREAM ANALYSIS BASIN DELINEATION APPENDICES APPENDIX A EXISTING,POST-DEVELOPED SITE,AND DOWNSTREAM 25-YR STORM EVENT ANALYSIS APPENDIX B USDA-NRCS SOIL RESOURCE REPORT APPENDIX C TR55 RUNOFF CURVE NUMBERS PRELIMINARY STORMWATER REPORT 9675 SW FREWING STREET PARCEL PARTITION TIGARD, OREGON 1.0 PURPOSE OF REPORT The purpose of this report is to analyze the effect a 2-lot parcel partition will have on the downstream stormwater conveyance system, document the criteria that the site's proposed stormwater system will be designed to meet, identify the sources of information on which the analysis is based, identify the design methodology, and document the results of the analysis. 2.0 PROJECT LOCATION/DESCRIPTION The subject parcel is located at 9675 SW Frewing Street in Tigard, Oregon (Tax Lot 800,Tax Map 2S 102CA). The site is approximately 0.51 acres in size and is located in the northeast quadrant of the intersection of SW Ash Avenue and SW Frewing Street. Proposed improvements for the partitioned parcel include constructing a driveway approach, a single-family residential home, and a LIDA stormwater flow-through planter box. 3.0 REGULATORY DESIGN CRITERIA 3.1 STORMWATER QUANTITY MANAGEMENT CRITERIA Per Clean Water Services' (CWS') Design and Construction Standards Manual for Sanitary Sewer and Surface Water Management(R&O 07-20), Section 4.03 Water Quantity Control Requirements, on-site detention is required when any of the following conditions exist: 1. There is an identified downstream deficiency, and the District or City determines that detention rather than conveyance system enlargement is the more effective solution. 2. There is an identified regional detention site within the boundary of the development. 3. Water quantity facilities are required by District-adopted watershed management plans or adopted subbasin master plans. An analysis of the downstream system was conducted in accordance with Section 2.04.2 of CWS R&O 07-20 and is provided in Section 6.4 of this report.This analysis did not identify any downstream deficiencies requiring on-site detention. 3.2 STORMWATER QUALITY MANAGEMENT CRITERIA An on-site water quality facility is required per Section 4.05 of CWS R&O 07-20 to treat stormwater runoff from newly created impervious surfaces and portions of existing impervious surfaces. For this project,the required stormwater treatment will be accomplished by providing a LIDA stormwater flow-through planter box for the new parcel.A fee-in-lieu will be paid for proposed impervious surfaces not treated, which consist of the proposed driveway approach. �-a AXRSW FREWING STREET PARCEL PARTITION NOVEMBER 2015 PRELIMINARY STORMWATER REPORT PAGE 1 Further description of the proposed on-site treatment system is provided in Section 6.2 and the appendices of this report. 4.0 DESIGN METHODOLOGY The Santa Barbara Urban Hydrograph (SBUH) Method was used to help analyze the proposed on-site stormwater conveyance system. This method utilizes the SCS Type 1A 24-hour storm. HydroCAD computer software aided in the analysis. CWS Design and Construction Standards for Sanitary Sewer and Surface Water Management(R&O 07-20)was used to help analyze the water quality portion of the project. Representative CN numbers were obtained from the Technical Release 55 and are included in Appendix C. 5.0 DESIGN PARAMETERS 5.1 DESIGN STORM Per CWS requirements,the stormwater analysis utilized the 24-hour storm for the evaluation and design of the existing and proposed stormwater facilities. The following 24-hour rainfall intensity was utilized as the design storm for the recurrence interval: Table 5-1: Rainfall intensities TotalRecurrence Interval (Years) (inches) 25 3.90 5.1.1 Conduit Sizing Stormwater pipes will be sized using parameters set forth in Section 5.06 of CWS R&O 07-20 and Manning's equation. 5.2 PRE-DEVELOPED SITE TOPOGRAPHY AND LAND USE 5.2.1 Site Topography Existing on-site grades slope generally downhill to the north, with a high point elevation of 218 feet+/- near the south corner of the property and a low point elevation of 211 feet+/-at the north corner of the property. On-site grades range from 1% in the north half of the property to approximately 24%towards the northeast corner of the property. 5.2.2 Land Use The pre-developed condition of the site is a single-family residential home. 5.2.3 Soil Type The soil beneath the project site and associated drainage basins is classified as Quatama Loam, according to the USDA Soil Survey for Washington County. The following table outlines the Hydrologic Soil Group rating for each soil type: Table 5-2: Hydrologic soil Group Ratings NRCS Map Unit Hydrologic Soil identification NRCS Soil Classification Group Rating 37A Quatama Loam(0%-3%slopes) C 37B Quatama Loam(3%-7%slopes) C SW FREWING STREET PARCEL PARTITION NOVEMBER 2015 PRELIMINARY STORMWATER REPORT PAGE 2 5.3 POST-DEVELOPED SITE TOPOGRAPHY AND LAND USE 5.3.1 Site Topography General slopes of the site will not change significantly as a result of this development. 5.3.2 Land Use The land use proposed for the site will continue as residential with the construction of an additional single-family residential home, its associated driveway, and a LIDA stormwater flow-through planter. 5.3.3 Post-Developed Input Parameters See HydroCAD Analysis in the attached appendices. 5.4 DESCRIPTION OF OFF-SITE CONTRIBUTORY BASINS The site is bordered by adjacent properties that do not contribute significant runoffs to the subject site.The site is bordered to the southwest and southeast by SW Frewing Street and SW Ash Avenue,which convey stormwater away from the site. Neighboring properties to the northeast and northwest drain to the north,away from the project site. 6.0 CALCULATION METHODOLOGY 6.1 PROPOSED STORMWATER CONDUIT SIZING AND INLET SPACING The conveyance system will be sized using Manning's equation to pass the 25-year storm event. --� 6.2 PROPOSED STORMWATER QUALITY CONTROL FACILITY DESIGN The proposed site will utilize a LIDA stormwater flow-through planter box designed per Clean Water Services' Design and Construction Standards for Sanitary Sewer and Surface Water Management(R&O 07-20)to provide water quality treatment for impervious surfaces from the proposed additional parcel. A fee-in-lieu will be paid for the driveway approach, which will not receive treatment. Due to existing impervious area on-site being less than 5,280 sq. ft. (2,748 sq.ft. of existing impervious area),the existing parcel does not require any impervious area to be treated. The additional parcel (Parcel 2)will be constructed with a LIDA flow-through planter box designed to treat the stormwater runoff from the lot.The following table outlines the required LIDA stormwater facility sizing for each parcel: Table 6-1: LIDA Facility Sizing Impervious Area Required LIDA Facility Parcel on Lot(sq.ft.) Sizing Factor Size (sq.ft.) 1 12,748 L NA NA 2 1 2,640 1 0.06 158 The LIDA stormwater flow-through planter box will be constructed at the time of home construction and according to CWS standards. SW FREWING STREET PARCEL PARTITION NOVEMBER 2015 PRELIMINARY STORMWATER REPORT PAGE 3 6.3 PROPOSED STORMWATER QUANTITY CONTROL FACILITY DESIGN A review of the downstream conveyance system shows capacity to convey the peak flows of the 25-year storm event from the developed site.Therefore, on-site detention is not required. 6.4 DOWNSTREAM ANALYSIS A downstream analysis has been performed to assess the adequacy of downstream drainage. The existing flows for the site currently drain to the northeast.The developed site will still convey flows to the northeast, but will also convey flows to the west from Parcel 2 to the existing storm system along SW Frewing Street. Flows from the pre-developed site and post- developed site are as follows: Table 6-2: Site Flows Discharge Point Northeast West Total Si I te Flows Pre-Development Flow 1 0.19 cfs 1 0.00 cfs 0.19 cfs Post-Development Flow 0.20 cfs 0.06 cfs 0.26 cfs Difference 1 +0.01 cfs +0.06 cfs +0.07 cfs As the table illustrates, overall site flows will increase by 0.07 cubic feet per second (cfs)from pre-development to post-development. 6.4.1 WEST DISCHARGE POINT Comparisons between the calculated post-developed and pre-developed stormwater flows for the west discharge point indicates an increase in additional flows and require a downstream analysis to be performed for this location. According to the HydroCAD analysis of the upstream basin,the 25-year storm event flow at the point where site flows enter the basin is 1.98 cfs. The additional stormwater runoff from the site to the west drainage point post-development will be 0.06 cfs, which is approximately 3.03% of the total tributary drainage flow(0.06 cfs/1.98 cfs).Since flows are less than 5%of the total tributary drainage flow at this point,further downstream analysis is not necessary. A visual inspection has been performed to a point one-quarter mile downstream of the 5% point and there are no observable downstream impacts to structures that will result from the increased flows produced by this development. 6.4.2 NORTHEAST DISCHARGE POINT Comparisons between the calculated post-developed and pre-developed stormwater flows for the northeast discharge point indicates an increase in additional flows and require a downstream analysis to be performed for this location. According to the HydroCAD analysis of the upstream basin,the 25-year storm event flow at the point where site flows enter the basin is 0.20 cfs.The additional stormwater runoff from the site to the northeast drainage point post-development will be 0.01 cfs, which is approximately 5.00%of the total tributary drainage flow (0.01 cfs/0.20 cfs). Since flows at this point are at the AdoSW FREWING STREET PARCEL PARTITION NOVEMBER 2015 PRELIMINARY STORMWATER REPORT PAGE 4 5% point of the total tributary drainage flow at this point,further downstream analysis is not necessary. A visual inspection has been performed to a point one-quarter mile downstream of the 5% point and there are no observable downstream impacts to structures that will result from the slight increased flows produced by this development. SW FREWING STREET PARCEL PARTITION NOVEMBER 2015 PRELIMINARY STORMWATER REPORT PAGE 5 y`�°' y�P Q 5� N� �9 F �P P� Al 5� N� PROJECT �p SITE N� QP �P �O 5 SW EDGEWOOD STREET DATE:11/09/2015 VICINITY MAP FIGURE SCALE 1" = 250 FEET 1 AKS ENGINEERING do FORESTRY, LLC DRW SR 12965 SW HERMAN RD, STE 100 CHKD: PAS 250 0 100150 200 250 TUALATIN, OR 97062 Aacs Joe: P:503.563.6151 F:503.563.6152 aks—en .com 4481 SWC%401 VOW MAP I LAYWn N 0 TAX LOT 700 6 TAX MAP 2S I 02CA jc N i TAX LOT 203 0 TAX MAP 2S I 02CA NA 0 0 0 TAX LOT 800 TAX MAP 2S I 02CA AREA: 0.51 ACRES± 0 0 TAX MAP 2S I 02CA —los TAX LOT 1400 7 ------214- 20S TAX LOT 1500 TAX MAP 2S I 02CA 'A, TAX LOT 1600 TAX MAP 2S 1 02CA TAX LOT 100 TAX MAP 2S 1 02CD SCALE 1" = 40 FEET V 40 0 16 24 32 40 DATE:11/24/2015 PRE-DEVELOPED BASIN DELINEATION FIGURE SW FREWING STREET PARCEL PAMTnONl 2 AKS ENGINEERING&FORESTRY, LLC DRwN. SRP 12965 SW HERMAN RD, STE 100CHKO PAS TUALATIN, OR 97062 AKSAKS" P:503.563.6151 F:503.563.6152 aks–eng.com 4481 DWG 4481 PRE-DEVELOPED I_Aram )� b' X TAX LOT 700 TAX MAP 2S 1 02CA 1 TAX LOT 203 +" J f y \• 200S i TAX MAP 2S 1 02CA PARCEL 2 \ 0 400 400S too TAX LOT 1400 C \ TAX MAP 2S 1 02CA a :—\ PARZEL 1 o= ax J /`� EXISTING r J HOUSE \ TAX LOT 1500 \ TAX MAP 2S 1 02CA \ \\\ I J TAX LOT 1600 TAX MAP 2S 1 02CA � 7 �/, TAX LOT 100x ,,.� ; TAX MAP 2S 1 02CD £ i ` \\• SCALE 1" = 40 FEET \ as \ 40 0 16 24 32 40 DATE:11/24/2015 POST-DEVELOPED BASIN DELINEATION FIGURE SW FREWING STREET PARCEL PARTITION $ AKS ENGINEERING& FORESTRY, LLC DRvm. SRP 12965 SW HERMAN RD, STE 100 � CHKD: PAS � TUALATIN, OR 97062 AKS JOB. P:503.563.6151 F:503.563.6152 aks—en .com 4481 OW 4481 POST-DEQ OPED I"YOOTI POST-DEVELOPED IMPERVIOUS AREA TABLE PROPOSED IMPERVIOUS AREA TREATED 2,640 SF � \ TAX LOT 700 s!e \ TAX MAP 2S 102CA TAX LOT 203 PROPOSED IMPERVIOUS AREA NOT TREATED 406 SF TAX MAP 2S 1 02CA n y EXISTING IMPERVIOUS AREA NOT TREATED 2,748 SF PARCEL 2 0 ��jj'` REQUIRED IMPERVIOUS AREA TO BE TREATED 3,046 SF 5� (, TOTAL IMPERVIOUS AREA TO BE TREATED 2,640 SF / 0 T� ° 0NET TOTAL' —406 SF TAX LOT 1400 \ ' TAX MAP 2S 1 02CA ` PARCEL 1 O 'FEE—IN—LEUI TO BE PAID FOR PROPOSED \ IMPERIOUS SURFACES NOT TREATED EXISTING i`r/ / \ ' HOUSE TO / PROPOSED IMPERVIOUS SURFACES TO BE TREATED REMAIN / �' — (IMPERVIOUS AREA OF 2,640 SO. FT. ASSUMED FOR RRR333 j TAX LOT 1500 PARCEL 2)" TAX MAP 25 1 02CA \ Shy \ / — EXISTING IMPERVIOUS AREA N01 TREATED .06 PROPOSED IMPERVIOUS AREA NOT TREATED TAX LOT 1600 TAX MAP 2S 1 02CA \ A a TAX LOT 100 j TAX MAP 2S 1 02CD / \ SCALE 1" = 40 FEET `y \ 40 0 16 24 32 40 DATE:11/24/2015 FIGURE WATER QUALITY TREATMENT EXHIBIT SW FREWING STREET PARCEL PARTITION 4 AKS ENGINEERING&FORESTRY, LLC DRvm SRP 12965 SW HERMAN RD, STE 100 �� CHKD PAS TUALATIN, OR 97062 AKS JOB P:503.563.6151 F:503.563.6152 aks—en .com A 4481 DWG 4481 WreEWDUS MEA I uroun s!,2Q ri J.ri�� �< -� I I ♦ I I V V� '�rr 0 i 0�!i Q- :��r,off!,.�?;a.%c, � �: . ������.� • • • • _ • - . • • A • • NO • SEE PRE-DEVELOPED AND POST-DEVELOPED BASIN DELINEATION MAPS FOR DETAILS DRAINAGE MAPS 9w `J NORTHEAST DISCHARGE POINT N POINT WHERE ADDITIONAL SITE FLOWS FROMy J WT DISCHARGE CONSTITUTE THAN POINT WHERE ADDITIONAL SITE FLOWS FROM ESCARCONSUE LESS� IR !p NORTHEAST DISCHARGE CONSTITUTE LESS 5%& 10%OF TOTAL TRIBUTARY FLOWS L► THAN 5%& 10%OF TOTAL TRIBUTARY FLOWS \ / � � P WEST DISCHARGE Y POINT 500S P ♦ / O�PQ 1 ' SCALE 1" = 200 FEET 200 0 80 120160 200 DATE:11/24/2015 DOWNSTREAM ANALYSIS BASIN DELINEATION FIGURE SW FREWING STREET PARCEL PARrMON G AKS ENGINEERING &FORESTRY, LLCAKqAKS : SRP CHKD 12965 SW HERMAN RD, STE 100 CHKD: PAS TUALATIN, OR 97062 ,aB. P:503.563.6151 F503.563.6152 aks—en .com A 4481 DWG 4481 DONNSTREAM I LAYOU71 1 ) APPENDIX A EXISTING, POST-DEVELOPED SITE AND DOWNSTREAM 25-YEAR YEAR STORM EVENT ANALYSIS W Z x m W 1L 20S FF-SITE ORTHEAST) ROW 10S PRE-DEVELOPED --� Subcat Reach on Link Drainage Diagram for 4481 SW FREWING PRE-DEVELOPED Prepared by AKS Engineering&Forestry, LLC, Printed 11/24/2015 HydroCAD®8.50 s/n 005096 ©2007 HydroCAD Software Solutions LLC 4481 SW FREWING PRE-DEVELOPED Prepared by AKS Engineering & Forestry, LLC Printed 11/24/2015 HydroCAD®8.50 s/n 005096 @2007 HydroCAD Software Solutions LLC Pace 2 Area Listing (all nodes) Area CN Description (acres) (subcatchment-numbers) 0.434 74 >75% Grass cover, Good, HSG C (10S,20S) 0.063 98 Impervious Surfaces (10S) 0.041 98 Paved parking & roofs (20S) 0.538 TOTAL AREA 4481 SW FREWING PRE-DEVELOPED Prepared by AKS Engineering & Forestry, LLC Printed 11/24/2015 HydroCAD®8.50 s/n 005096 ©2007 HydroCAD Software Solutions LLC Page 3 Soil Listing (all nodes) Area Soil Subcatchment (acres) Goup Numbers 0.000 HSG A 0.000 HSG B 0.434 HSG C 10S, 20S 0.000 HSG D 0.104 Other 10S, 20S 0.538 TOTAL AREA 4481 SW FREWING PRE-DEVELOPED Type IA 24-hr 25-Year Rainfall=3.90" Prepared by AKS Engineering & Forestry, LLC Printed 11/24/2015 HydroCAD®8.50 s/n 005096 ©2007 HydroCAD Software Solutions LLC Pape 4 Time span=0.00-24.00 hrs, dt=0.01 hrs, 2401 points Runoff by SBUH method Reach routing by Dyn-Stor-Ind method - Pond routing by Dyn-Stor-Ind method Subcatchment10S: PRE-DEVELOPED Runoff Area=19,931 sf 13.76% Impervious Runoff Depth>1.72" Flow Length=200' Tc=18.6 min CN=77 Runoff=0.14 cfs 0.065 of Subcatchment20S: ROW Runoff Area=3,499 sf 50.81% Impervious Runoff Depth>2.45" Tc=5.0 min CN=86 Runoff=0.05 cfs 0.016 of Link 1 L: OFF-SITE(NORTHEAST) Inflow=0.19 cfs 0.082 of Primary=0.19 cfs 0.082 of Total Runoff Area = 0.538 ac Runoff Volume = 0.082 of Average Runoff Depth = 1.83" 80.70% Pervious = 0.434 ac 19.30% Impervious = 0.104 ac 4481 SW FREWING PRE-DEVELOPED Type IA 24-hr 25-Year Rainfall=3.90" Prepared by AKS Engineering & Forestry, LLC Printed 11/24/2015 HydroCADO 8.50 s/n 005096 @2007 HydroCAD Software Solutions LLC Page 5 Summary for Subcatchment 10S: PRE-DEVELOPED Runoff = 0.14 cfs @ 8.01 hrs, Volume= 0.065 af, Depth> 1.72" Runoff by SBUH method, Time Span= 0.00-24.00 hrs, dt= 0.01 hrs Type IA 24-hr 25-Year Rainfall=3.90" Area (so CN Description 2,743 98 Impervious Surfaces 17,188 74 >75% Grass cover, Good, HSG C 19,931 77 Weighted Average 17,188 Pervious Area 2,743 Impervious Area Tc Length Slope Velocity Capacity Description _- (min) (feet) (ft/ft) (ft/sec) (cfs) 4.5 68 0.0883 0.25 Sheet Flow, Sheet Flow Grass: Short n= 0.150 P2= 2.50" 14.1 132 0.0192 0.16 Sheet Flow, Sheet Grass: Short n= 0.150 P2= 2.50" 18.6 200 Total - Subcatchment 10S: PRE-DEVELOPED Hydrograph �Runoff 0.15 0.14 cfs 0.14-": Type IA 24-hr 25-Year 0.13 - - - Rainfall=3.90" 0.12 -- Runoff Area` T 0.11 Ru---- 9,931 sf 0., -- -- -- - ;- Runoff Volume=0.06$ of 0.0s -- -- --�-- Runoff Depth>l-.72"' s 0.08 - UL 0,07' - -- -- Flow Length=200' 0.06 -- - - - Tc=18.6 min 0.05 0.04 CN=77 0.03 0.02 0.01 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) 4481 SW FREWING PRE-DEVELOPED Type IA 24-hr 25-Year Rainfall=3.90" Prepared by AKS Engineering & Forestry, LLC Printed 11/24/2015 HydroCAD®8.50 s/n 005096 @2007 HydroCAD Software Solutions LLC Page 6 Summary for Subcatchment 20S: ROW Runoff = 0.05 cfs @ 7.94 hrs, Volume= 0.016 af, Depth> 2.45" Runoff by SBUH method, Time Span= 0.00-24.00 hrs, dt= 0.01 hrs Type IA 24-hr 25-Year Rainfall=3.90" Area (sf) CN Description 1,778 98 Paved parking & roofs 1,721 74 >75% Grass cover, Good, HSG C 3,499 86 Weighted Average 1,721 Pervious Area 1,778 Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 5.0 Direct Entry, Direct Subcatchment 20S: ROW Hydrograph 0.055 0.05 cfs ■Runoff 0.05 ._ _ _ _Ty_pe 1A_24_, 25-Year 0.045 ainfall=3.90 o.oa _ - --- - - -, -- R Runoff Area=3 499 sf 0.035- Runoff Volume=0.016 of 0.03 Runoff bepth*2.145" LL 0.025-' Tc-5.0 M Min 0.02CN=86 0.015 0.01 0.005 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) 4481 SW FREWING PRE-DEVELOPED Type IA 24-hr 25-Year Rainfall=3.90" Prepared by AKS Engineering & Forestry, LLC Printed 11/24/2015 HydroCAD®8.50 s/n 005096 @2007 HydroCAD Software Solutions LLC Page 7 Summary for Link 1 L: OFF-SITE (NORTHEAST) Inflow Area = 0.538 ac, 19.30% Impervious, Inflow Depth > 1.83" for 25-Year event Inflow = 0.19 cfs @ 8.00 hrs, Volume= 0.082 of Primary = 0.19 cfs @ 8.00 hrs, Volume= 0.082 af, Atten= 0%, Lag= 0.0 min Primary outflow = Inflow, Time Span= 0.00-24.00 hrs, dt= 0.01 hrs Link 1L: OFF-SITE (NORTHEAST) Hydrograph 0.21 ❑Inflow 0.2 0.19 cfs ❑Primary 0.19 1010W Area=0.538 ac 0.18 _ 0.17 0.16 0.15 -- 0.14 0.13 w 0.12 0 _3 0.1 ---a--+-- -�- a 0.09 0.08 0.07 0.06 -'- --�--�- 0.05 - 0.04 - - 0.03 0.02 0.01 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) W I-� w D W a O miW W i I- O a 200S4> 1 L PARCEL 2 (LOT) OF ITE (NORTHEAST) �400S ARCEL 2 (BUILDING) i2L ) OFF-SITE (WEST) 300S 100S ROW PARCEL 1 Subcat Reach on Link Drainage Diagram for 4481 SW FREWING POST-DEVELOPED Prepared by AKS Engineering&Forestry, LLC, Printed 11/24/2015 HydroCAD®8.50 s/n 005096 ©2007 HydroCAD Software Solutions LLC 4481 SW FREWING POST-DEVELOPED Prepared by AKS Engineering & Forestry, LLC Printed 11/24/2015 HydroCADO 8.50 s/n 005096 @2007 HydroCAD Software Solutions LLC Page 2 Area Listing (all nodes) Area CN Description (acres) (subcatchment-numbers) 0.364 74 >75% Grass cover, Good, HSG C (100S,200S,300S) 0.061 98 2,640 SF IMPERVIOUS AREA/ LOT (400S) 0.063 98 Impervious Surfaces (100S) 0.050 98 Imprevious Surfaces (300S) 0.538 TOTAL AREA 4481 SW FREWING POST-DEVELOPED Prepared by AKS Engineering & Forestry, LLC Printed 11/24/2015 HydroCADO 8.50 s/n 005096 ©2007 HydroCAD Software Solutions LLC Page 3 Soil Listing (all nodes) Area Soil Subcatchment (acres) Goup Numbers 0.000 HSG A 0.000 HSG B 0.364 HSG C 100S, 200S, 300S 0.000 HSG D 0.174 Other 100S, 300S, 400S 0.538 TOTAL AREA 4481 SW FREWING POST-DEVELOPED Type IA 24-hr 25-Year Rainfall=3.90" Prepared by AKS Engineering & Forestry, LLC Printed 11/24/2015 HydroCAD®8.50 s/n 005096 ©2007 HydroCAD Software Solutions LLC Page 4 Time span=0.00-24.00 hrs, dt=0.01 hrs, 2401 points Runoff by SBUH method Reach routing by Dyn-Stor-Ind method - Pond routing by Dyn-Stor-Ind method Subcatchment 100S: PARCEL 1 Runoff Area=12,401 sf 22.13% Impervious Runoff Depth>1.87" Flow Length=117' Tc=9.1 min CN=79 Runoff=0.12 cfs 0.044 of Subcatchment200S: PARCEL 2 (LOT) Runoff Area=4,890 sf 0.00% Impervious Runoff Depth>1.50" Flow Length=118' Slope=0.0047 T Tc=22.6 min CN=74 Runoff=0.03 cfs 0.014 of Subcatchment300S: ROW Runoff Area=3,499 sf 62.42% Impervious Runoff Depth>2.72" Tc=5.0 min CN=89 Runoff=0.06 cfs 0.018 of Subcatchment400S: PARCEL 2 Runoff Area=2,640 sf 100.00% Impervious Runoff Depth>3.66" Tc=5.0 min CN=98 Runoff=0.06 cfs 0.018 of Link 1 L: OFF-SITE(NORTHEAST) Inflow=0.20 cfs 0.077 of Primary=0.20 cfs 0.077 of Link 2L: OFF-SITE(WEST) Inflow=0.06 cfs 0.018 of Primary=0.06 cfs 0.018 of Total Runoff Area = 0.538 ac Runoff Volume = 0.095 of Average Runoff Depth = 2.12" 67.70% Pervious = 0.364 ac 32.30% Impervious = 0.174 ac 4481 SW FREWING POST-DEVELOPED Type IA 24-hr 25-Year Rainfall=3.90" Prepared by AKS Engineering & Forestry, LLC Printed 11/24/2015 HydroCAD®8.50 s/n 005096 @2007 HydroCAD Software Solutions LLC Page 5 Summary for Subcatchment 10OS: PARCEL 1 Runoff = 0.12 cfs @ 8.00 hrs, Volume= 0.044 af, Depth> 1.87" Runoff by SBUH method, Time Span= 0.00-24.00 hrs, dt= 0.01 hrs Type IA 24-hr 25-Year Rainfall=3.90" Area (sq CN Description 2,744 98 Impervious Surfaces 9,657 74 >75% Grass cover, Good, HSG C 12,401 79 Weighted Average 9,657 Pervious Area 2,744 Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 3.8 55 0.0894 0.24 Sheet Flow, Sheet Flow Grass: Short n= 0.150 P2= 2.50" 5.3 62 0.0483 0.19 Sheet Flow, Sheet Grass: Short n= 0.150 P2= 2.50" 9.1 117 Total Subcatchment 10OS: PARCEL 1 Hydrograph 0.13 - - - ---------- - -- -- -- - - _ , _ ■Runoff 0.125 0.12 cfs _ 0.1 15012 Type IA 24-hr 25-Year - 0.11 --i- --,-- --r--r-- --,--r--r-----, x- ,--- 0.105 ----, -- - Rainfall=3.907_ _ 0.095 --J- - -- --_'- Runoff Area--1 2,401 sf 0.09 - - --, --, ---- 0.085 -0.085 -- _ -_ _ 0.08 ;- Runoff ldme= 4481 SW FREWING POST-DEVELOPED Type IA 24-hr 25-Year Rainfall=3.90" Prepared by AKS Engineering & Forestry, LLC Printed 11/24/2015 HydroCADC 8.50 s/n 005096 ©2007 HydroCAD Software Solutions LLC Page 6 Summary for Subcatchment 20OS: PARCEL 2 (LOT) Runoff = 0.03 cfs @ 8.01 hrs, Volume= 0.014 af, Depth> 1.50" Runoff by SBUH method, Time Span= 0.00-24.00 hrs, dt= 0.01 hrs Type IA 24-hr 25-Year Rainfall=3.90" Area (sf) CN Description 4,890 74 >75% Grass cover, Good, HSG C 4,890 Pervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 22.6 118 0.0047 0.09 Sheet Flow, Sheet Grass: Short n= 0.150 P2= 2.50" Subcatchment 20OS: PARCEL 2 (LOT) Hydrograph 0.028- 0.03 cfs ■Runoff 0.026 Type IA 24-hr 25-Year 0.0247 Rainfall=3.907 0.022 002 Runoff Area=4,890 sf 0.018 Runoff Volume=0.014 of 0.016-: Runoff Depth>1 .50" L 0014- Flow Length=118' " 0.012 0.01 - Slo' e=0.0047 0.008- 0.006 _ CIV' 0.004- 0.002" 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) 4481 SW FREWING POST-DEVELOPED Type IA 24-hr 25-Year Rainfall=3.90" Prepared by AKS Engineering & Forestry, LLC Printed 11/24/2015 HydroCAD®8.50 s/n 005096 ©2007 HydroCAD Software Solutions LLC Page 7 Summary for Subcatchment 30OS: ROW Runoff = 0.06 cfs @ 7.92 hrs, Volume= 0.018 af, Depth> 2.72" Runoff by SBUH method, Time Span= 0.00-24.00 hrs, dt= 0.01 hrs Type IA 24-hr 25-Year Rainfall=3.90" Area (sf) CN Description 2,184 98 Imprevious Surfaces 1,315 74 >75% Grass cover, Good, HSG C 3,499 89 Weighted Average 1,315 Pervious Area 2,184 Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 5.0 Direct Entry, Subcatchment 30OS: ROW Hydrograph 0.06- 0.06 eft D Runoff - - 0.055 - 7 Me2' Imo? - -- --- - - - -- - - - �4-hr 2 -Year 0.05 - -- - p = n ainfaill 3 90�. 0.045 Runoff Area=3,499 6f _ 0.04-' - - _ .- Runoff Vo1ume=0.01$4f-- w 0.035 Runoff epih>2.12, 0.03 c LL TLLC::*.O-gift- 0.025 0.02 CN080- 0.015- 0.01- 0.005- 0 .0150.010.005 0 1 2 3 4 5 6 7 8 9 77'7 12 13 777776, 17 18 19 20 21 22 23 24 Time (hours) 4481 SW FREWING POST-DEVELOPED Type IA 24-hr 25-Year Rainfall=3.90" Prepared by AKS Engineering & Forestry, LLC Printed 11/24/2015 HydroCADO 8.50 s/n 005096 ©2007 HydroCAD Software Solutions LLC Page 8 Summary for Subcatchment 40OS: PARCEL 2 (BUILDING) Runoff = 0.06 cfs @ 7.88 hrs, Volume= 0.018 af, Depth> 3.66" Runoff by SBUH method, Time Span= 0.00-24.00 hrs, dt= 0.01 hrs Type IA 24-hr 25-Year Rainfall=3.90" Area (sf) CN Description 2,640 98 2,640 SF IMPERVIOUS AREA/ LOT 2,640 Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 5.0 Direct Entry, Direct Subcatchment 40OS: PARCEL 2 (BUILDING) Hydrograph 0.06 ■Runoff 0.06 cfs 0.055 Type IA► 24-hr 25-Ye;ar 0.05 Rainfa11:;3.90" 0.045- IRunoff k9a=2,§4 0sf 0.04- 1Runoff Volume=0.018 of tW 0.035-' Runoff Depth>3.66„ 30.03 LL Tc:*5.-0 m i n 0.025 CSN=98 0.02- 0.015- 0.01- 0.005 .020.0150.0,0.005 0 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 ,7 18 19 20 21 22 23 24 Time (hours) 4481 SW FREWING POST-DEVELOPED Type IA 24-hr 25-Year Rainfall=3.90" Prepared by AKS Engineering & Forestry, LLC Printed 11/24/2015 HydroCAD®8.50 s/n 005096 @2007 HydroCAD Software Solutions LLC Page 9 Summary for Link 1 L: OFF-SITE (NORTHEAST) Inflow Area = 0.477 ac, 23.70% Impervious, Inflow Depth > 1.93" for 25-Year event Inflow = 0.20 cfs @ 8.00 hrs, Volume= 0.077 of Primary = 0.20 cfs @ 8.00 hrs, Volume= 0.077 af, Atten= 0%, Lag= 0.0 min Primary outflow = Inflow, Time Span= 0.00-24.00 hrs, dt= 0.01 hrs Link 1L: OFF-SITE (NORTHEAST) Hydrograph 0.22 IN Inflow 0.21 0.20 cfs Inflow Area=0.477 ac 70Primary o.z 0.19 0.16 ---'-- 0.17 - - - --+ --- -- 0.16 _ - T--,-----T 0.15 0.14 -- -�--a 0.13 T _ 0.12 - 0.11 LL 0 0.1 _. 0.09 0.06 - i 0.07 0.06 0.05 + 0.04 0.03 - - -- 0.02 0.01 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) 4481 SW FREWING POST-DEVELOPED Type lA 24-hr 25-Year Rainfall=3.90" Prepared by AKS Engineering & Forestry, LLC Printed 11/24/2015 HydroCAD®8.50 s/n 005096 @2007 HydroCAD Software Solutions LLC Page 10 Summary for Link 2L: OFF-SITE (WEST) Inflow Area = 0.061 ac,100.00% Impervious, Inflow Depth > 3.66" for 25-Year event Inflow = 0.06 cfs @ 7.88 hrs, Volume= 0.018 of Primary = 0.06 cfs @ 7.88 hrs, Volume= 0.018 af, Atten= 0%, Lag= 0.0 min Primary outflow = Inflow, Time Span= 0.00-24.00 hrs, dt= 0.01 hrs Link 2L: OFF-SITE (WEST) Hydrograph 0 -- -- - ■Inflow .06 0.06 cfs ■Primary 0.055 -Inflow Area=0.061 ac 0.05- 0,045-' 0.04 H 0.035 U 3 0.03 0 LL _ 0,025- 0.02-: 0.015- 0.01- 0.005-' .0150.010.005 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) Q W ceH Z 3 0 0 [4L DOWNSTREAM W 200S 1L 1 R PARCEL 2(LOT) OF ITE (NORTHEAST) 12"PIPE (EXIST G) 400S PARCEL 2 (BUILDING) 2L 5% & 100o OINT OF TOTAL TRIBUTARY DRAT NAGE 300S 100S ROW PARCELI 500S OFF-SITE (SOUTH) Subcat Reach on Link Drainage Diagram for 4481 SW FREWING DOWNSTREAM Prepared by AKS Engineering&Forestry, LLC, Printed 11/24/2015 HydroCAD®8.50 s/n 005096 ©2007 HydroCAD Software Solutions LLC 4481 SW FREWING DOWNSTREAM Prepared by AKS Engineering & Forestry, LLC Printed 11/24/2015 HydroCAD®8.50 s/n 005096 @2007 HVdroCAD Software Solutions LLC Pape 2 Area Listing (all nodes) Area CN Description (acres) (subcatchment-numbers) 0.364 74 >75% Grass cover, Good, HSG C (100S,200S,300S) 7.292 80 1/2 acre lots, 25% imp, HSG C (500S) 0.061 98 Imp. Area (2640 SF/LOT) (400S) 0.063 98 Impervious Surfaces (100S) 0.050 98 Imprevious Surfaces (300S) 7.830 TOTAL AREA 4481 SW FREWING DOWNSTREAM Prepared by AKS Engineering & Forestry, LLC Printed 11/24/2015 HydroCAD®8.50 s/n 005096 @2007 HydroCAD Software Solutions LLC Page 3 Soil Listing (all nodes) Area Soil Subcatchment (acres) Goup Numbers 0.000 HSG A 0.000 HSG B 7.656 HSG C 100S, 200S, 300S, 500S 0.000 HSG D 0.174 Other 100S, 300S, 400S 7.830 TOTAL AREA 4481 SW FREWING DOWNSTREAM Type IA 24-hr 25-Year Rainfall=3.90" Prepared by AKS Engineering & Forestry, LLC Printed 11/24/2015 HydroCAD®8.50 s/n 005096 @2007 HydroCAD Software Solutions LLC Page 4 Time span=0.00-24.00 hrs, dt=0.01 hrs, 2401 points Runoff by SBUH method Reach routing by Dyn-Stor-Ind method - Pond routing by Dyn-Stor-Ind method Subcatchment100S: PARCEL 1 Runoff Area=12.401 sf 22.13% Impervious Runoff Depth>1.87" Flow Length=117' Tc=9.1 min CN=79 Runoff=0.12 cfs 0.044 of Subcatchment200S: PARCEL 2 (LOT) Runoff Area=4,890 sf 0.00% Impervious Runoff Depth>1.50" Flow Length=118' Slope=0.0047'/' Tc=22.6 min CN=74 Runoff=0.03 cfs 0.014 of Subcatchment300S: ROW Runoff Area=3,499 sf 62.42% Impervious Runoff Depth>2.72" Tc=5.0 min CN=89 Runoff=0.06 cfs 0.018 of Subcatchment400S: PARCEL 2 Runoff Area=2,640 sf 100.00% Impervious Runoff Depth>3.66" Tc=5.0 min CN=98 Runoff=0.06 cfs 0.018 of Subcatchment500S: OFF-SITE(SOUTH) Runoff Area=317.641 sf 25.00% Impervious Runoff Depth>1.91" Flow Length=1,095' Tc=43.6 min CN=80 Runoff=1.94 cfs 1.163 of Reach 1R: 12" PIPE(EXISTING) Avg. Depth=0.59' Max Vel=4.14 fps Inflow=1.98 cfs 1.181 of D=12.0" n=0.013 L=106.0' S=0.0074 T Capacity=3.06 cfs Outflow=1.98 cfs 1.181 of Link 1 L: OFF-SITE(NORTHEAST) Inflow=0.20 cfs 0.077 of Primary=0.20 cfs 0.077 of Link 2L: 5%& 10%POINT OF TOTAL TRIBUTARY DRAINAGE Inflow=1.98 cfs 1.181 of Primary=1.98 cfs 1.181 of Link 4L: DOWNSTREAM FLOW Inflow=1.98 cfs 1.181 of Primary=1.98 cfs 1.181 of Total Runoff Area = 7.830 ac Runoff Volume = 1.258 of Average Runoff Depth = 1.93" 74.50% Pervious = 5.833 ac 25.50% Impervious = 1.997 ac 4481 SW FREWING DOWNSTREAM Type IA 24-hr 25-Year Rainfall=3.90" Prepared by AKS Engineering & Forestry, LLC Printed 11/24/2015 HydroCADO 8.50 s/n 005096 @2007 HydroCAD Software Solutions LLC Page 5 Summary for Subcatchment 10OS: PARCEL 1 Runoff = 0.12 cfs @ 8.00 hrs, Volume= 0.044 af, Depth> 1.87" Runoff by SBUH method, Time Span= 0.00-24.00 hrs, dt= 0.01 hrs Type IA 24-hr 25-Year Rainfall=3.90" Area (sf) CN Description 2,744 98 Impervious Surfaces 9,657 74 >75% Grass cover, Good, HSG C 12,401 79 Weighted Average 9,657 Pervious Area 2,744 Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 3.8 55 0.0894 0.24 Sheet Flow, Sheet Flow Grass: Short n= 0.150 P2= 2.50" 5.3 62 0.0483 0.19 Sheet Flow, Sheet Grass: Short n= 0.150 P2= 2.50" 9.1 117 Total - Subcatchment 10OS: PARCEL 1 Hydrograph 0.13 - ■Runoff 0.125- ---- 0.12 Cf$ 0.12 -----.-- - - 0.115 - �— - - Type IA 24-hr 25-Year 0.11 0.,05 — =-1- - -- Rainfall=3.90,. 0., —,- 0,095 0.09-1: == Runoff Area=12,401 sf , 0.085 - -�-- - » 0.08 = - - -- Runoff Volume=0.044 of Z0.075 0.07 p' - -- - _ Runoff De th>1.87 0.065 0.06 Flow Length=117' LL 0.055- 0.05 .055 0.05 _ ! _._ 0.045 _ -- �- - -- -r_ Tc=9.1 min 0.04 --' ---- - -- - - CN=79 0.035- - 0.03- 0.025. .03 0.025 - 0.02 _ 0.015 0.017 0.005 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) 4481 SW FREWING DOWNSTREAM Type IA 24-hr 25-Year Rainfall=3.90" Prepared by AKS Engineering & Forestry, LLC Printed 11/24/2015 HydroCAD®8.50 s/n 005096 ©2007 HydroCAD Software Solutions LLC Pape 6 Summary for Subcatchment 20OS: PARCEL 2 (LOT) Runoff = 0.03 cfs @ 8.01 hrs, Volume= 0.014 af, Depth> 1.50" Runoff by SBUH method, Time Span= 0.00-24.00 hrs, dt= 0.01 hrs Type IA 24-hr 25-Year Rainfall=3.90" Area (sf) CN Description 4,890 74 >75% Grass cover, Good, HSG C 4,890 Pervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 22.6 118 0.0047 0.09 Sheet Flow, Sheet Grass: Short n= 0.150 P2= 2.50" Subcatchment 20OS: PARCEL 2 (LOT) Hydrograph 0,028- 0.0 CfS ®Runoff 0.026 Type IA 24-hr 25-Year 0024 Rainfall=3.90" 0.022 0.02 Runoff Area=4,890 sf 0.016 Runoff Volume=0.014 of 0016 Runoff Depth>1.50" �- 0014 LL r -r -- -- Flow Length=118' � 0.012 __ - Slope=0.0047 'x' 0.01 0.006 °.006 CN= 0.004 0.002 0 0 1 2 3 4 5 6 7 8 9 10 11 12 13"14 15 16 17 16 19 20 21 22 23 24 Time (hours) 4481 SW FREWING DOWNSTREAM Type IA 24-hr 25-Year Rainfall=3.90" Prepared by AKS Engineering & Forestry, LLC Printed 11/24/2015 HydroCAD®8.50 s/n 005096 @2007 HydroCAD Software Solutions LLC Page 7 Summary for Subcatchment 30OS: ROW Runoff = 0.06 cfs @ 7.92 hrs, Volume= 0.018 af, Depth> 2.72" Runoff by SBUH method, Time Span= 0.00-24.00 hrs, dt= 0.01 hrs Type IA 24-hr 25-Year Rainfall=3.90" Area (sf) CN Description 2,184 98 Imprevious Surfaces 1,315 74 >75% Grass cover, Good, HSG C 3,499 89 Weighted Average 1,315 Pervious Area 2,184 Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 5.0 Direct Entry, Subcatchment 30OS: ROW Hydrograph 0.06 0.06 cfs FE Runoff 01055- Type 1�4 24-hr 25-Year 0.O5 _ - Rainfall=3.90" 0.045 Runoff Area=3,499 sf 004 Runoff Volume=0.018 of 0,035-' Runoff Depth>2.720' c 0.03 Tc=SA mita 0.025 0.02 ON=89 0.015- 0.01 0.005 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) 4481 SW FREWING DOWNSTREAM Type IA 24-hr 25-Year Rainfall=3.90" Prepared by AKS Engineering & Forestry, LLC Printed 11/24/2015 HydroCAD®8.50 s/n 005096 @2007 HydroCAD Software Solutions LLC Page 8 Summary for Subcatchment 40OS: PARCEL 2 (BUILDING) Runoff = 0.06 cfs @ 7.88 hrs, Volume= 0.018 af, Depth> 3.66" Runoff by SBUH method, Time Span= 0.00-24.00 hrs, dt= 0.01 hrs Type IA 24-hr 25-Year Rainfall=3.90" Area (sf) CN Description 2,640 98 Imp. Area (2640 SF/ LOT) 2,640 Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 5.0 Direct Entry, Subcatchment 40OS: PARCEL 2 (BUILDING) Hydrograph 0.06- 0. CfS ❑Runoff 0.055- Type IA 24-hr 25-Year 005 Rainfall-3.90" ---- - --- °045 Runoff Area=2,640 sf. T 0.04-: Runoff Volume=0.018 of °.035 Runoff Depth>3.66" 3 0.03 0 LL Tc=5.0 min . 0.025 0.02 0.015- 0.01- 0.005- 0 .0150.010.0050 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) 4481 SW FREWING DOWNSTREAM Type IA 24-hr 25-Year Rainfall=3.90" Prepared by AKS Engineering & Forestry, LLC Printed 11/24/2015 HydroCAD®8.50 s/n 005096 @2007 HydroCAD Software Solutions LLC Page 9 Summary for Subcatchment 50OS: OFF-SITE (SOUTH) Runoff = 1.94 cfs @ 8.16 hrs, Volume= 1.163 af, Depth> 1.91" Runoff by SBUH method, Time Span= 0.00-24.00 hrs, dt= 0.01 hrs Type IA 24-hr 25-Year Rainfall=3.90" Area (sf) CN Description 317,641 80 1/2 acre lots, 25% imp, HSG C 238,231 Pervious Area 79,410 Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 31.7 300 0.0334 0.16 Sheet Flow, Sheet Flow Grass: Dense n= 0.240 P2= 2.50" 8.6 510 0.0199 0.99 Shallow Concentrated Flow, Shallow Flow Short Grass Pasture Kv= 7.0 fps 3.3 285 0.0259 1.43 0.14 Channel Flow, Ditch Area= 0.1 sf Perim= 2.1' r= 0.05' n= 0.022 Earth, clean & straight 43.6 1,095 Total Subcatchment 50OS: OFF-SITE (SOUTH) Hydrograph 2 1.94 cfs ■Runoff Type IA 24-hr 25-Year Rainfall=3.90" Runoff Area=317,641 sf Runoff Volume=1.163 of Runoff Depth>1.91" LL Flow Length=1,095' Tc-=43.6 �nih 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) 4481 SW FREWING DOWNSTREAM Type IA 24-hr 25-Year Rainfall=3.90" Prepared by AKS Engineering & Forestry, LLC Printed 11/24/2015 HydroCAD®8.50 s/n 005096 ©2007 HydroCAD Software Solutions LLC Page 10 Summary for Reach 1 R: 12" PIPE (EXISTING) Inflow Area = 7.353 ac, 25.62% Impervious, Inflow Depth > 1.93" for 25-Year event Inflow = 1.98 cfs @ 8.14 hrs, Volume= 1.181 of Outflow = 1.98 cfs @ 8.14 hrs, Volume= 1.181 af, Atten= 0%, Lag= 0.3 min Routing by Dyn-Stor-Ind method, Time Span= 0.00-24.00 hrs, dt= 0.01 hrs Max. Velocity= 4.14 fps, Min. Travel Time= 0.4 min Avg. Velocity = 2.68 fps, Avg. Travel Time= 0.7 min Peak Storage= 51 cf @ 8.14 hrs, Average Depth at Peak Storage= 0.59' Bank-Full Depth= 1.00', Capacity at Bank-Full= 3.06 cfs 12.0" Diameter Pipe, n= 0.013 Concrete pipe, bends & connections Length= 106.0' Slope= 0.0074 T Inlet Invert= 211.93', Outlet Invert= 211.15' Reach 1R: 12" PIPE (EXISTING) Hydrograph ■Inflow ■OutFlow 2 1.98 cfs Inflow Area=7.353 ac Avg. Depth=0.59' Max Vel=4.14 fps D=12.0" N n=0.013 LL 1- L=106.0' Capac LY 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) 4481 SW FREWING DOWNSTREAM Type IA 24-hr 25-Year Rainfall=3.90" Prepared by AKS Engineering & Forestry, LLC Printed 11/24/2015 HydroCAD®8.50 s/n 005096 ©2007 HydroCAD Software Solutions LLC Page 11 Summary for Link 1 L: OFF-SITE (NORTHEAST) Inflow Area = 0.477 ac, 23.70% Impervious, Inflow Depth > 1.93" for 25-Year event Inflow = 0.20 cfs @ 8.00 hrs, Volume= 0.077 of Primary = 0.20 cfs @ 8.00 hrs, Volume= 0.077 af, Atten= 0%, Lag= 0.0 min Primary outflow = Inflow, Time Span= 0.00-24.00 hrs, dt= 0.01 hrs Link 1L: OFF-SITE (NORTHEAST) Hydrograph - --' ■Inflow 0.22 -- ,--r- - ■Primary 0.21 0.205 0.2 Inflow Area=0.477 ac 0.19 0.18: -----i--'-- --'--1- -----' --' 0.17 __1_--4__+__ _ __. _ __+__ _�__,__ ,__;-_+_ 0.16 , 0.15 '--=--'---'-- 0.14 0.13 0.12 -' -'- - -- -' ---- --'--- - -;- 3 0.11 �° 0.1 T 0.09 0.08._ -- - +-- _ 0.07 ' 0.06 --'---' -=--' - 0.05 --- - +--�- -- --- 0.04 ' 0.03 0.02 0.01 0 0 1 2 3 4 5 6 7 8 9 10 11 1'2''-1'3''-14 15 16 17 18 19 20 21 22 23 24 Time (hours) 4481 SW FREWING DOWNSTREAM Type IA 24-hr 25-Year Rainfall=3.90" Prepared by AKS Engineering & Forestry, LLC Printed 11/24/2015 HydroCAD®8.50 s/n 005096 @2007 HydroCAD Software Solutions LLC Pape 12 Summary for Link 2L: 5% & 10% POINT OF TOTAL TRIBUTARY DRAINAGE Inflow Area = 7.353 ac, 25.62% Impervious, Inflow Depth > 1.93" for 25-Year event Inflow = 1.98 cfs @ 8.14 hrs, Volume= 1.181 of Primary = 1.98 cfs @ 8.14 hrs, Volume= 1.181 af, Atten= 0%, Lag= 0.0 min Primary outflow = Inflow, Time Span= 0.00-24.00 hrs, dt= 0.01 hrs Link 2L: 5% & 10% POINT OF TOTAL TRIBUTARY DRAINAGE Hydrograph ■Inflow 2 ®Primary 1.98 cfs Inflow Area=7.353 ac a 3 0 1 0 0 1 2 3 4 5 6 7 6 9 10 '1 12 13 14 15 '1 17 18 19 20 21 22 23 24 Time (hours) 4481 SW FREWING DOWNSTREAM Type /A 24-hr 25-Year Rainfall=3.90" Prepared by AKS Engineering & Forestry, LLC Printed 11/24/2015 HydroCAD®8.50 s/n 005096 @2007 HydroCAD Software Solutions LLC Page 13 Summary for Link 4L: DOWNSTREAM FLOW Inflow Area = 7.353 ac, 25.62% Impervious, Inflow Depth > 1.93" for 25-Year event Inflow = 1.98 cfs @ 8.14 hrs, Volume= 1.181 of Primary = 1.98 cfs @ 8.14 hrs, Volume= 1.181 af, Atten= 0%, Lag= 0.0 min Primary outflow = Inflow, Time Span= 0.00-24.00 hrs, dt= 0.01 hrs Link 4L: DOWNSTREAM FLOW Hydrograph 1.98 cfs ®Inflow 2 Inflow Area=7.353 ac 10 U 3 0 1 LL 0 1 2 3 4 5 6 7 8 9 10 11 12 '1 14 15 16 17 18 19 20 21 22 23 24 Time (hours) APPENDIX B USDA-NRCS SOIL RESOURCE REPORT USDA United States A product of the National Custom Soil Resource Department of Cooperative Soil Survey, Agriculture a joint effort of the United Report for NRCSStates Department of Agriculture and other Washington Federal agencies, State Natural agencies including the Resources Agricultural Experiment County, O Conservation Stations, and local Service participants 0 MMMMMMMM 8,000 ft November 9, 2015 Preface Soil surveys contain information that affects land use planning in survey areas.They highlight soil limitations that affect various land uses and provide information about the properties of the soils in the survey areas. Soil surveys are designed for many different users, including farmers, ranchers,foresters, agronomists, urban planners, community officials, engineers,developers, builders, and home buyers.Also, conservationists, teachers, students, and specialists in recreation,waste disposal, and pollution control can use the surveys to help them understand,protect,or enhance the environment. Various land use regulations of Federal, State, and local governments may impose special restrictions on land use or land treatment. Soil surveys identify soil properties that are used in making various land use or land treatment decisions.The information is intended to help the land users identify and reduce the effects of soil limitations on various land uses.The landowner or user is responsible for identifying and complying with existing laws and regulations. Although soil survey information can be used for general farm, local, and wider area planning,onsite investigation is needed to supplement this information in some cases. Examples include soil quality assessments(hftp://www.nres.usda.gov/wps/portal/ nres/main/soils/health/)and certain conservation and engineering applications. For more detailed information, contact your local USDA Service Center(http:// offices.sc.egov.usda.gov/locator/app?agency=nres)or your NRCS State Soil Scientist(http://www.nres.usda.gov/wps/portal/nres/detail/soils/contactus/? cid=nres142p2_053951). Great differences in soil properties can occur within short distances. Some soils are seasonally wet or subject to flooding. Some are too unstable to be used as a foundation for buildings or roads.Clayey or wet soils are poorly suited to use as septic tank absorption fields.A high water table makes a soil poorly suited to basements or underground installations. The National Cooperative Soil Survey is a joint effort of the United States Department of Agriculture and other Federal agencies, State agencies including the Agricultural Experiment Stations,and local agencies. The Natural Resources Conservation Service(NRCS)has leadership for the Federal part of the National Cooperative Soil Survey. Information about soils is updated periodically. Updated information is available through the NRCS Web Soil Survey, the site for official soil survey information. The U.S.Department of Agriculture(USDA)prohibits discrimination in all its programs and activities on the basis of race, color, national origin, age,disability, and where applicable, sex, marital status, familial status, parental status, religion, sexual orientation,genetic information,political beliefs,reprisal,or because all or a part of an individual's income is derived from any public assistance program. (Not all prohibited bases apply to all programs.)Persons with disabilities who require alternative means 2 --� for communication of program information(Braille, large print,audiotape,etc.)should contact USDA's TARGET Center at(202)720-2600 (voice and TDD). To file a complaint of discrimination,write to USDA, Director, Office of Civil Rights, 1400 Independence Avenue, S.W.,Washington, D.C.20250-9410 or call (800)795-3272 (voice)or(202)720-6382(TDD). USDA is an equal opportunity provider and employer. 3 Contents Preface....................................................................................................................2 How Soil Surveys Are Made..................................................................................5 SoilMap..................................................................................................................7 SoilMap................................................................................................................8 Legend..................................................................................................................9 MapUnit Legend................................................................................................10 MapUnit Descriptions........................................................................................10 Washington County, Oregon...........................................................................12 37A—Quatama loam, 0 to 3 percent slopes...............................................12 37B—Quatama loam, 3 to 7 percent slopes...............................................13 Soil Information for All Uses...............................................................................15 Soil Properties and Qualities..............................................................................15 Soil Qualities and Features.............................................................................15 HydrologicSoil Group.................................................................................15 References............................................................................................................20 4 How Soil Surveys Are Made Soil surveys are made to provide information about the soils and miscellaneous areas in a specific area.They include a description of the soils and miscellaneous areas and their location on the landscape and tables that show soil properties and limitations affecting various uses. Soil scientists observed the steepness, length, and shape of the slopes;the general pattern of drainage;the kinds of crops and native plants; and the kinds of bedrock.They observed and described many soil profiles.A soil profile is the sequence of natural layers, or horizons, in a soil. The profile extends from the surface down into the unconsolidated material in which the soil formed or from the surface down to bedrock. The unconsolidated material is devoid of roots and other living organisms and has not been changed by other biological activity. Currently,soils are mapped according to the boundaries of major land resource areas (MLRAs). MLRAs are geographically associated land resource units that share common characteristics related to physiography, geology, climate,water resources, soils, biological resources, and land uses(USDA, 2006). Soil survey areas typically consist of parts of one or more MLRA. The soils and miscellaneous areas in a survey area occur in an orderly pattern that is related to the geology, landforms, relief, climate, and natural vegetation of the area. Each kind of soil and miscellaneous area is associated with a particular kind of landform or with a segment of the landform. By observing the soils and miscellaneous areas in the survey area and relating their position to specific segments of the landform,a soil scientist develops a concept,or model,of how they were formed.Thus, during mapping, this model enables the soil scientist to predict with a considerable degree of accuracy the kind of soil or miscellaneous area at a specific location on the landscape. Commonly, individual soils on the landscape merge into one another as their characteristics gradually change. To construct an accurate soil map, however, soil scientists must determine the boundaries between the soils. They can observe only a limited number of soil profiles. Nevertheless,these observations, supplemented by an understanding of the soil-vegetation-landscape relationship,are sufficient to verify predictions of the kinds of soil in an area and to determine the boundaries. Soil scientists recorded the characteristics of the soil profiles that they studied. They noted soil color, texture, size and shape of soil aggregates, kind and amount of rock fragments,distribution of plant roots, reaction,and other features that enable them to identify soils. After describing the soils in the survey area and determining their properties, the soil scientists assigned the soils to taxonomic classes(units). Taxonomic classes are concepts. Each taxonomic class has a set of soil characteristics with precisely defined limits. The classes are used as a basis for comparison to classify soils systematically. Soil taxonomy, the system of taxonomic classification used in the United States, is based mainly on the kind and character of soil properties and the arrangement of horizons within the profile.After the soil scientists classified and named the soils in the survey area, they compared the 5 Custom Soil Resource Report individual soils with similar soils in the same taxonomic class in other areas so that they could confirm data and assemble additional data based on experience and research. The objective of soil mapping is not to delineate pure map unit components;the objective is to separate the landscape into landforms or landform segments that have similar use and management requirements. Each map unit is defined by a unique combination of soil components and/or miscellaneous areas in predictable proportions.Some components may be highly contrasting to the other components of the map unit. The presence of minor components in a map unit in no way diminishes the usefulness or accuracy of the data.The delineation of such landforms and landform segments on the map provides sufficient information for the development of resource plans. If intensive use of small areas is planned, onsite investigation is needed to define and locate the soils and miscellaneous areas. Soil scientists make many field observations in the process of producing a soil map. The frequency of observation is dependent upon several factors, including scale of mapping,intensity of mapping,design of map units,complexity of the landscape,and experience of the soil scientist. Observations are made to test and refine the soil- landscape model and predictions and to verify the classification of the soils at specific locations. Once the soil-landscape model is refined, a significantly smaller number of measurements of individual soil properties are made and recorded. These measurements may include field measurements, such as those for color, depth to bedrock, and texture, and laboratory measurements, such as those for content of sand,silt,clay,salt,and other components. Properties of each soil typically vary from one point to another across the landscape. Observations for map unit components are aggregated to develop ranges of characteristics for the components.The aggregated values are presented. Direct measurements do not exist for every property presented for every map unit component. Values for some properties are estimated from combinations of other properties. While a soil survey is in progress,samples of some of the soils in the area generally are collected for laboratory analyses and for engineering tests.Soil scientists interpret the data from these analyses and tests as well as the field-observed characteristics and the soil properties to determine the expected behavior of the soils under different uses. Interpretations for all of the soils are field tested through observation of the soils in different uses and under different levels of management. Some interpretations are modified to fit local conditions, and some new interpretations are developed to meet local needs. Data are assembled from other sources, such as research information, production records, and field experience of specialists. For example, data on crop yields under defined levels of management are assembled from farm records and from field or plot experiments on the same kinds of soil. Predictions about soil behavior are based not only on soil properties but also on such variables as climate and biological activity. Soil conditions are predictable over long periods of time, but they are not predictable from year to year. For example, soil scientists can predict with a fairly high degree of accuracy that a given soil will have a high water table within certain depths in most years, but they cannot predict that a high water table will always be at a specific level in the soil on a specific date. After soil scientists located and identified the significant natural bodies of soil in the survey area,they drew the boundaries of these bodies on aerial photographs and identified each as a specific map unit.Aerial photographs show trees,buildings,fields, roads, and rivers, all of which help in locating boundaries accurately. 6 Soil Map The soil map section includes the soil map for the defined area of interest,a list of soil map units on the map and extent of each map unit, and cartographic symbols displayed on the map.Also presented are various metadata about data used to produce the map, and a description of each soil map unit. 7 Custom Soil Resource Report Soil Map 517440 517450 517460 517470 517480 517490 517500 517510 517520 517530 517540 517550 45°2S 26"N 45°25'26"N Q �+ S2 0 N s 0 45'25 20'N yt�p+ 47 2S 20"N '517440 517450 517460 517470 517480 517490 517500 517510 517520 517530 517540 517550 3 3 �n Map Scale:1:756 If prirted on A port-at(8.5'x 11")SFS. N .meters 0 10 20 40 0 35 70 140 210 ~ Map pn>jeWw;Wpb Mercator Comer 000*kkes:WGS84 Edge tics:UTM Zone 10N WG584 8 Custom Soil Resource Report MAP LEGEND MAP INFORMATION Area of Interest(AOI) Spoil Area The soil surveys that comprise your AOI were mapped at 1.20 000 Area of Interest(AOI) jo Stony Spot Soils 40 Very Stony Spot Warning. Soil Map may not be valid at this scale Soil Map Unit Polygons Wet Spot Enlargement of maps beyond the scale of mapping can cause . r Sod Map Unit Ones Other misunderstanding of the detail of mapping and accuracy of soil line (� E3 Soil Map Unit Points placement The maps do not show the small areas of contrasting Special Line Features soils that could have been shown at a more detailed scale. Special Point Features l:) Blowout Water Features Streams and Canals Please rely on the bar scale on each map sheet for map Borrow Pit measurements Transportation X Clay Spot Rads Source of Map Natural Resources Conservation Service Closed Depression Interstate Highways Web Soil Survey URL http//websoilsurvey.nres.usda.gov Gravel Pit US Routes Coordinate System Web Mercator(EPSG:3857) Gravelly Spot Major Roads Maps from the Web Soil Survey are based on the Web Mercator Landfill Local Roads projection.which preserves direction and shape but distorts distance and area.A projection that preserves area.such as the A. Lava Flow Background Albers equal-area conic projection,should be used if more accurate Marsh or swamp . Aerial Photography calculations of distance or area are required Mine or Quarry This product is generated from the USDA-NRCS certified data as of ® Miscellaneous Water the version date(s)listed below 0 Perennial Water Soil Survey Area. Washington County,Oregon Rock Outcrop Survey Area Data Version 13, Sep 18.2015 + Saline Spot Soil map units are labeled(as space allows)for map scales 1:50.000 Sandy Spot or larger. Severely Eroded Spot Date(s)aerial images were photographed: Aug 3,2014—Aug 23, Sinkhole 2014 Slide or Slip The orthophoto or other base map on which the soil lines were f Sodic Spot compiled and digitized probably differs from the background imagery displayed on these maps As a result.some minor shifting 9 Custom Soil Resource Report Map Unit Legend Washington County,Oregon(OR067) Map Unit Symbol Map Unit Name Acres In AOI Percent of AOI 37A Quatama loam,0 to 3 percent 1.3 90.7% slopes 37B Quatama loam,3 to 7 percent 0.1 9.3% slopes Totals for Area of Interest 1.4 100.0% Map Unit Descriptions The map units delineated on the detailed soil maps in a soil survey represent the soils or miscellaneous areas in the survey area.The map unit descriptions, along with the maps, can be used to determine the composition and properties of a unit. A map unit delineation on a soil map represents an area dominated by one or more major kinds of soil or miscellaneous areas.A map unit is identified and named according to the taxonomic classification of the dominant soils.Within a taxonomic class there are precisely defined limits for the properties of the soils.On the landscape, however,the soils are natural phenomena,and they have the characteristic variability of all natural phenomena.Thus,the range of some observed properties may extend beyond the limits defined for a taxonomic class. Areas of soils of a single taxonomic class rarely, if ever, can be mapped without including areas of other taxonomic classes.Consequently,every map unit is made up of the soils or miscellaneous areas for which it is named and some minor components that belong to taxonomic classes other than those of the major soils. Most minor soils have properties similar to those of the dominant soil or soils in the map unit, and thus they do not affect use and management.These are called noncontrasting, or similar, components.They may or may not be mentioned in a particular map unit description. Other minor components, however, have properties and behavioral characteristics divergent enough to affect use or to require different management.These are called contrasting,or dissimilar,components.They generally are in small areas and could not be mapped separately because of the scale used. Some small areas of strongly contrasting soils or miscellaneous areas are identified by a special symbol on the maps. If included in the database for a given area,the contrasting minor components are identified in the map unit descriptions along with some characteristics of each.A few areas of minor components may not have been observed, and consequently they are not mentioned in the descriptions, especially where the pattern was so complex that it was impractical to make enough observations to identify all the soils and miscellaneous areas on the landscape. The presence of minor components in a map unit in no way diminishes the usefulness or accuracy of the data.The objective of mapping is not to delineate pure taxonomic classes but rather to separate the landscape into landforms or landform segments that have similar use and management requirements.The delineation of such segments on the map provides sufficient information for the development of resource plans. If 10 Custom Soil Resource Report intensive use of small areas is planned, however, onsite investigation is needed to define and locate the soils and miscellaneous areas. An identifying symbol precedes the map unit name in the map unit descriptions. Each description includes general facts about the unit and gives important soil properties and qualities. Soils that have profiles that are almost alike make up a soil series. Except for differences in texture of the surface layer,all the soils of a series have major horizons that are similar in composition, thickness, and arrangement. Soils of one series can differ in texture of the surface layer, slope, stoniness, salinity, degree of erosion,and other characteristics that affect their use. On the basis of such differences, a soil series is divided into soil phases. Most of the areas shown on the detailed soil maps are phases of soil series. The name of a soil phase commonly indicates a feature that affects use or management. For example, Alpha silt loam, 0 to 2 percent slopes, is a phase of the Alpha series. Some map units are made up of two or more major soils or miscellaneous areas. These map units are complexes, associations, or undifferentiated groups. A complex consists of two or more soils or miscellaneous areas in such an intricate pattern or in such small areas that they cannot be shown separately on the maps.The pattern and proportion of the soils or miscellaneous areas are somewhat similar in all areas.Alpha-Beta complex, 0 to 6 percent slopes, is an example. An association is made up of two or more geographically associated soils or miscellaneous areas that are shown as one unit on the maps. Because of present or anticipated uses of the map units in the survey area, it was not considered practical or necessary to map the soils or miscellaneous areas separately.The pattern and relative proportion of the soils or miscellaneous areas are somewhat similar.Alpha- Beta association, 0 to 2 percent slopes, is an example. An undifferentiated group is made up of two or more soils or miscellaneous areas that could be mapped individually but are mapped as one unit because similar interpretations can be made for use and management.The pattern and proportion of the soils or miscellaneous areas in a mapped area are not uniform.An area can be made up of only one of the major soils or miscellaneous areas, or it can be made up of all of them.Alpha and Beta soils, 0 to 2 percent slopes, is an example. Some surveys include miscellaneous areas.Such areas have little or no soil material and support little or no vegetation. Rock outcrop is an example. 11 Custom Soil Resource Report --� Washington County, Oregon 37A—Quatama loam, 0 to 3 percent slopes Map Unit Setting National map unit symbol: 21 zl Elevation: 140 to 250 feet Mean annual precipitation: 40 to 50 inches Mean annual air temperature: 52 to 54 degrees F Frost-free period: 165 to 210 days Farmland classification: All areas are prime farmland Map Unit Composition Quatama and similar soils: 85 percent Minor components: 4 percent Estimates are based on observations, descriptions, and transects of the mapunit. Description of Quatama Setting Landform: Terraces Landform position(three-dimensional): Tread Down-slope shape: Linear Across-slope shape: Linear Parent material: Loamy alluvium .-� Typical profile H1 -0 to 15 inches: loam H2- 15 to 30 inches: clay loam H3-30 to 62 inches: loam Properties and qualities Slope: 0 to 3 percent Depth to restrictive feature: More than 80 inches Natural drainage class: Moderately well drained Capacity of the most limiting layer to transmit water(Ksat): Moderately high (0.20 to 0.57 in/hr) Depth to water table: About 24 to 36 inches Frequency of flooding: None Frequency of ponding: None Available water storage in profile: Moderate(about 8.8 inches) Interpretive groups Land capability classification (irrigated): 2w Land capability classification (nonirrigated): 2w Hydrologic Soil Group: C Other vegetative classification: Moderately Well Drained < 15% Slopes (G002XY0040R) Minor Components Huberly Percent of map unit. 4 percent Landform: Terraces --� Landform position(three-dimensional): Tread Down-slope shape: Linear 12 Custom Soil Resource Report Across-slope shape: Linear Other vegetative classification: Poorly Drained (G002XY006OR) 37B—Quatama loam, 3 to 7 percent slopes Map Unit Setting National map unit symbol. 21 zm Elevation: 140 to 250 feet Mean annual precipitation: 40 to 50 inches Mean annual air temperature: 52 to 54 degrees F Frost-free period. 165 to 210 days Farmland classification: All areas are prime farmland Map Unit Composition Quatama and similar soils: 85 percent Minor components: 4 percent Estimates are based on observations, descriptions, and transects of the mapunit. Description of Quatama Setting -� Landform: Terraces Landform position(three-dimensional): Tread Down-slope shape: Linear Across-slope shape: Linear Parent material: Loamy alluvium Typical profile H1 -0 to 15 inches: loam H2- 15 to 30 inches: clay loam H3-30 to 62 inches: loam Properties and qualities Slope: 3 to 7 percent Depth to restrictive feature: More than 80 inches Natural drainage class: Moderately well drained Capacity of the most limiting layer to transmit water(Ksat): Moderately high(0.20 to 0.57 in/hr) Depth to water table: About 24 to 36 inches Frequency of flooding: None Frequency of ponding: None Available water storage in profile: Moderate (about 8.8 inches) Interpretive groups Land capability classification (irrigated): 2e Land capability classification (nonirrigated): 2e Hydrologic Soil Group: C Other vegetative classification: Moderately Well Drained < 15% Slopes (G002XY004OR) 13 Custom Soil Resource Report Minor Components Huberly Percent of map unit: 4 percent Landform: Terraces Landform position(three-dimensional): Tread Down-slope shape: Linear Across-slope shape: Linear Other vegetative classification: Poorly Drained (G002XY006OR) 14 Soil Information for All Uses Soil Properties and Qualities The Soil Properties and Qualities section includes various soil properties and qualities displayed as thematic maps with a summary table for the soil map units in the selected area of interest.A single value or rating for each map unit is generated by aggregating the interpretive ratings of individual map unit components. This aggregation process is defined for each property or quality. Soil Qualities and Features Soil qualities are behavior and performance attributes that are not directly measured, ^. but are inferred from observations of dynamic conditions and from soil properties. Example soil qualities include natural drainage, and frost action. Soil features are attributes that are not directly part of the soil. Example soil features include slope and depth to restrictive layer.These features can greatly impact the use and management of the soil. Hydrologic Soil Group Hydrologic soil groups are based on estimates of runoff potential. Soils are assigned to one of four groups according to the rate of water infiltration when the soils are not protected by vegetation,are thoroughly wet, and receive precipitation from long- duration storms. The soils in the United States are assigned to four groups(A, B, C, and D)and three dual classes(A/D, B/D,and C/D). The groups are defined as follows: Group A. Soils having a high infiltration rate(low runoff potential)when thoroughly wet.These consist mainly of deep, well drained to excessively drained sands or gravelly sands.These soils have a high rate of water transmission. Group B.Soils having a moderate infiltration rate when thoroughly wet.These consist chiefly of moderately deep or deep, moderately well drained or well drained soils that have moderately fine texture to moderately coarse texture. These soils have a moderate rate of water transmission. 15 Custom Soil Resource Report --� Group C. Soils having a slow infiltration rate when thoroughly wet. These consist chiefly of soils having a layer that impedes the downward movement of water or soils of moderately fine texture or fine texture.These soils have a slow rate of water transmission. Group D. Soils having a very slow infiltration rate (high runoff potential)when thoroughly wet.These consist chiefly of clays that have a high shrink-swell potential, soils that have a high water table,soils that have a claypan or clay layer at or near the surface, and soils that are shallow over nearly impervious material.These soils have a very slow rate of water transmission. If a soil is assigned to a dual hydrologic group(A/D, B/D, or C/D),the first letter is for drained areas and the second is for undrained areas.Only the soils that in their natural condition are in group D are assigned to dual classes. 16 3 Custom Soil Resource Report Map—Hydrologic Soil Group 517440 517450 517460 517470 517480 517490 517500 517510 517520 517530 517540 517550 45°2526'N 45°25'26N 0 N S _pM QN O pp N r1 N Q� N O 8 O O 8 � M O SZ QOQ o� �MfQj N o� N o� oN O 4!1 p� N O� N M o� o N oN N o� N O 45°25 20'N 45°2520"N 17440 517450 517460 517470 517480 517490 517500 517510 517520 517530 517540 517550 3 � 3 Map Sole:1:756 ff printed on A portrait(8.5"x 11")sheet ^` N Meters 0 10 20 40 60 -- :__ - ,Feet N 0 35 70 140 210 Map Projedlon:Web Mermtm Comer coordinates:WG584 Edge Ucs:UTM Zone 1ON WG584 17 Custom Soil Resource Report MAP LEGEND MAP INFORMATION Area of Interest(AOI) ■ C The soil surveys that comprise your AOI were mapped at 1:20,000. El Area of Interest(AOI) CID ■ I i Soils ■ D Warning:Soil Map may not be valid at this scale. Soil Rating Polygons (] A p Not rated or not available Enlargement of maps beyond the scale of mapping can cause Water Features misunderstanding of the detail of mapping and accuracy of soil line ® AID Streams and Canals placement.The maps do not show the small areas of contrasting B soils that could have been shown at a more detailed scale. B/D Transportation ++4 Rails Please rely on the bar scale on each map sheet for map 0 C r�I Interstate Highways measurements. 0 CID ,qe US Routes Source of Map: Natural Resources Conservation Service 0 D Major Roads Web Soil Survey URL: http:Uwebsoilsurvey.nres.usda.gov Q Not rated or not available Local Roads Coordinate System: Web Mercator(EPSG:3857) Soil Rating Lines Background Maps from the Web Soil Survey are based on the Web Mercator r.r A . Aerial Photography projection,which preserves direction and shape but distorts .v AID distance and area.A projection that preserves area,such as the Albers equal-area conic projection,should be used if more accurate N"►� B calculations of distance or area are required. .y BID This product is generated from the USDA-NRCS certified data as of ^� C the version date(s)listed below. �v CID s,s D Soil Survey Area: Washington County,Oregon Survey Area Data: Version 13,Sep 18,2015 . r Not rated or not available Soil Rating Points Soil map units are labeled(as space allows)for map scales 1:50,000 A or larger. ■ ■ AID Date(s)aerial images were photographed: Aug 3,2014—Aug 23, ■ B 2014 ■ BID The orthophoto or other base map on which the soil lines were compiled and digitized probably differs from the background imagery displayed on these maps.As a result,some minor shifting 18 Custom Soil Resource Report Table—Hydrologic Soil Group Hydrologic Soil Group—Summary by Map Unit—Washington County,Oregon(OR067) Map unit symbol Map unit name Rating Acres in AOI Percent of AOI 37A Quatama loam,0 to 3 C 1.3 90.7% percent slopes 37B Quatama loam,3 to 7 C 0.1 9.3% percent slopes Totals for Area of Interest 1.4 100.0% Rating Options—Hydrologic Soil Group Aggregation Method: Dominant Condition Component Percent Cutoff. None Specified Tie-break Rule: Higher 19 References American Association of State Highway and Transportation Officials(AASHTO).2004. Standard specifications for transportation materials and methods of sampling and testing. 24th edition. American Society for Testing and Materials(ASTM). 2005. Standard classification of soils for engineering purposes.ASTM Standard D2487-00. Cowardin, L.M., V. Carter, F.C. Golet, and E.T. LaRoe. 1979. Classification of wetlands and deep-water habitats of the United States. U.S. Fish and Wildlife Service FWS/OBS-79/31. Federal Register. July 13, 1994. Changes in hydric soils of the United States. Federal Register. September 18, 2002. Hydric soils of the United States. Hurt,G.W.,and L.M.Vasilas,editors.Version 6.0,2006.Field indicators of hydric soils in the United States. National Research Council. 1995. Wetlands: Characteristics and boundaries. Soil Survey Division Staff. 1993. Soil survey manual.Soil Conservation Service. U.S. Department of Agriculture Handbook 18. http://www.nres.usda.gov/wps/portal/nres/ detail/national/soils/?cid=nres 142p2_054262 Soil Survey Staff. 1999.Soil taxonomy:A basic system of soil classification for making and interpreting soil surveys.2nd edition. Natural Resources Conservation Service, U.S. Department of Agriculture Handbook 436. hftp://www.nres.usda.gov/wps/portal/ nres/detail/national/soils/?cid=nres 142p2_053577 Soil Survey Staff. 2010. Keys to soil taxonomy. 11th edition. U.S. Department of Agriculture,Natural Resources Conservation Service. hftp://www.nres.usda.gov/wps/ porta I/nres/detail/nations I/soils/?cid=nres 142p2_053580 Tiner, R.W., Jr. 1985.Wetlands of Delaware. U.S. Fish and Wildlife Service and Delaware Department of Natural Resources and Environmental Control,Wetlands Section. United States Army Corps of Engineers, Environmental Laboratory. 1987. Corps of Engineers wetlands delineation manual. Waterways Experiment Station Technical Report Y-87-1. United States Department of Agriculture, Natural Resources Conservation Service. National forestry manual. hftp://www.nres.usda.gov/wps/portal/nres/detail/soils/ h ome/?cid=nres 142p2_053374 United States Department of Agriculture, Natural Resources Conservation Service. National range and pasture handbook. hftp://www.nres.usda.gov/wps/portal/nres/ detail/nations I/landuse/rangepasture/?cid=stelprdb 1043084 20 Custom Soil Resource Report United States Department of Agriculture, Natural Resources Conservation Service. National soil survey handbook, title 430-VI. hftp://www.nres.usda.gov/wps/portal/ n res/detail/soils/scientists/?cid=nres 142p2_054242 United States Department of Agriculture, Natural Resources Conservation Service. 2006. Land resource regions and major land resource areas of the United States,the Caribbean, and the Pacific Basin. U.S. Department of Agriculture Handbook 296. http://www.nres.usda.gov/wps/portal/nres/detail/national/soils/? cid=nres 142p2_053624 United States Department of Agriculture, Soil Conservation Service. 1961. Land capability classification. U.S. Department of Agriculture Handbook 210. http:// www.nrcs.usda.gov/lnternet/FSE—DOCUMENTS/nrcsl 42p2_052290.pdf 21 1 APPENDIX C TR55 RUNOFF CURVE NUMBERS Chapter 2 Estimating Runoff Technical Release 55 �-� Urban Hydrology for Small Watersheds Table 2-2a Runoff curve numbers for urban areas y Curve numbers for – Cover description – — hydrologic soil group- — Average percent Cover type and hydrologic condition impervious area_v A B C D Fully developed urban areas(vegetation established) Open space(lawns,parks,golf courses,cemeteries,etc.)Y: Poor condition(grass cover<509/6).......................................... 68 79 86 89 Fair condition(grass cover 50%to 75%) .................................. 49 69 79 84 Good condition(grass cover>75%)......................................... 39 61 80 Impervious areas: Paved parking lots,roofs,driveways,etc. (excluding right-of-way)............................................................. 98 98 98 98 Streets and roads: Paved;curbs and storm sewers(excluding right-of-way) ................................................................................ 98 98 98 98 Paved;open ditches(including right-of-way).......................... 83 89 92 93 Gravel(including right-of-way)................................................. 76 85 89 91 Dirt(including right-of-way)...................................................... 72 82 87 89 Western desert urban areas: Natural desert landscaping(pervious areas only)-V..................... 63 77 85 88 ^ Artificial desert landscaping in g(impervious weed barrier, desert shrub with 1-to 2-inch sand or gravel mulch andbasin borders)...................................................................... 96 96 96 96 Urban districts: Commercial and business................................................................. 85 89 92 94 95 Industrial............................................................................................. 72 81 88 91 93 Residential districts by average lot size: 1/8 acre or less(town houses).......................................................... 65 77 85 90 92 1/4 acre ................................................................................................ 38 61 75 83 87 1/3 acre ................................................................................................ 30 57 72 81 86 1/2 acre ................................................................................................ 25 54 70 ® 85 1 acre ................................................................................................... 20 51 68 79 84 2 acres.................................................................................................. 12 46 65 77 82 Developing urban areas Newly graded areas (pervious areas only,no vegetation)a/................................................................ 77 86 91 94 Idle lands(CN's are determined using cover types similar to those in table 2-2c). I Average runoff condition,and I.=0.2S. 2 The average percent impervious area shown was used to develop the composite CN's.Other assumptions are as follows:impervious areas are directly connected to the drainage system,impervious areas have a CN of 98,and pervious areas are considered equivalent to open space in good hydrologic condition.CN's for other combinations of conditions may be computed using figure 2-3 or 211. 3 CN's shown are equivalent to those of pasture.Composite CN's may be computed for other combinations of open space cover type. 4 Composite CN's for natural desert landscaping should be computed using figures 2-3 or 2-4 based on the impervious area percentage (CN=98)and the pervious area CN.The pervious area CN's are assumed equivalent to desert shrub in poor hydrologic condition. 5 Composite CN's to use for the design of temporary measures during grading and construction should be computed using figure 2-3 or 24 ^` based on the degree of development(impervious area percentage)and the CN's for the newly graded pervious areas. (210-VI-TR-55,Second Ed.,June 1986) 2-5 Chapter 2 EstimatingRunoff Technical Release 55 ^� Urban Hydrology for Small Watersheds Table 2-2b Runoff curve numbers for cultivated agricultural lands 1/ Curve numbers for — Cover description — — hydrologic soil group — — Hydrologic Cover type Treatment y condition S A B C D Fallow Bare soil — 77 86 91 94 Crop residue cover(CR) Poor 76 85 90 93 Good 74 83 88 90 Row crops Straight row(SR) Poor 72 81 88 91 Good 67 78 85 89 SR+CR Poor 71 80 87 90 Good 64 75 82 85 Contoured(C) Poor 70 79 84 88 Good 65 75 82 86 C+CR Poor 69 78 83 87 Good 64 74 81 85 Contoured&terraced(C&T) Poor 66 74 80 82 Good 62 71 78 81 C&T+CR Poor 65 73 79 81 Good 61 70 77 80 Small grain SR Poor 65 76 84 88 Good 63 75 83 87 SR+CR Poor 64 75 83 86 Good 60 72 80 84 C Poor 63 74 82 85 Good 61 73 81 84 C+CR Poor 62 73 81 84 Good 60 72 80 83 C&T Poor 61 72 79 82 Good 59 70 78 81 C&T+CR Poor 60 71 78 81 Good 58 69 77 80 Close-seeded SR Poor 66 77 85 89 or broadcast Good 58 72 81 85 legumes or C Poor 64 75 83 85 rotation Good 55 69 78 83 meadow C&T Poor 63 73 80 83 Good 51 67 76 80 1 Average runoff condition,and I8=0.2S z Crop residue cover applies only if residue is on at least 5%of the surface throughout the year. 3 Hydraulic condition is based on combination factors that affect infiltration and runoff,including(a)density and canopy of vegetative areas, (b)amount of year-round cover,(c)amount of grass or close-seeded legumes,(d)percent of residue cover on the land surface(good>_20%), and(e)degree of surface roughness. Poor:Factors impair infiltration and tend to increase runoff. Good:Factors encourage average and better than average infiltration and tend to decrease runoff. 2-6 (210NI-TR-55,Second Ed.,June 1986) Chapter 2 Estimating Runoff Technical Release 55 i� Urban Hydrology for Small Watersheds Table 2-2c Runoff curve numbers for other agricultural lands>l Curve numbers for --- Cover description --- – hydrologic soil group-- Hydrologic Cover type condition A B C D Pasture,grassland,or range—continuous Poor 68 79 86 89 forage for grazing.v Fair 49 69 79 84 Good 39 61 74 80 Meadow—continuous grass,protected from — 30 58 71 78 grazing and generally mowed for hay. Brush—brush-weed-grass mixture with brush Poor 48 67 77 83 the major element.LY Fair 35 56 70 77 Good 30 V 48 65 73 Woods—grass combination(orchard Poor 57 73 82 86 or tree farm).Iy Fair 43 65 76 82 Good 32 58 72 79 Woods.¢ Poor 45 66 77 83 Fair 36 60 73 79 Good 30 iv 55 70 77 Farmsteads—buildings,lanes,driveways, — 59 74 82 86 and surrounding lots. 1 Average runoff condition,and I.=0.25. 2 Poor: <50%)ground cover or heavily grazed with no mulch Fair: 50 to 75%ground cover and not heavily grazed. Good: >75%ground cover and lightly or only occasionally grazed. 3 Poor. <50%ground cover. Fair: 50 to 75%ground cover. Good: >75%ground cover. 4 Actual curve number is less than 30;use CN=30 for runoff computations. 5 CN's shown were computed for areas with 5096 woods and 5096 grass(pasture)cover.Other combinations of conditions may be computed from the CN's for woods and pasture. 6 Poor: Forest litter,small trees,and brush are destroyed by heavy grazing or regular burning. Fair: Woods are grazed but not burned,and some forest litter covets the soil. Good: Woods are protected from grazing,and litter and brush adequately cover the soil. (210-VI-TR-55,Second Ed.,June 1986) 2_7 Chapter 2 Estimating Runoff Technical Release 55 Urban Hydrology for Small Watersheds Table 2-2d Runoff curve numbers for arid and semiarid rangelands v Curve numbers for Cover description — - hydrologic soil group Hydrologic Cover type condition 2/ A 3t B C D Herbaceous—mixture of grass,weeds,and Poor 80 87 93 low-growing brush,with brush the Fair 71 81 89 minor element. Good 62 74 85 Oak-aspen—mountain brush mixture of oak brush, Poor 66 74 79 aspen,mountain mahogany,bitter brush,maple, Fair 48 57 63 and other brush. Good 30 41 48 Pinyon-juniper—pinyon,juniper,or both; Poor 75 85 89 grass understory. Fair 58 73 80 Good 41 61 71 Sagebrush with grass understory. Poor 67 80 85 Fair 51 63 70 Good 35 47 55 Desert shrub—major plants include saltbush, Poor 63 77 85 88 greasewood,creosotebush,blackbrush,bursage, Fair 55 72 81 86 palo verde,mesquite,and cactus. Good 49 68 79 84 1 Average runoff condition,and Ie,=0.2S.For range in humid regions,use table 2-2c. 2 Poor. <30%ground cover(litter,grass,and brush overstory). Fair: 30 to 7096 ground cover. Good: >70%ground cover. 3 Curve numbers for group A have been developed only for desert shrub. 2-8 (210-VI-TR-55,Second Ed.,June 1986) KIK VESTING DEED Washington county,Oregon 2015-094344 D-DW '1 Stn=18 K GRUNEWALD 11/12/2015 08:40:22 AM RECORDING COVER SHEET $25.00$11.00$5.00$20.00 $61.00 (Per ORS 205.234) 1,Richard Hobernicht,Director of Assessment and Taxation and Ex- Officio County Clerk for Washington County,Oregon,do hereby This cover sheet has been prepared by the certify that the within Instrument of writing was received and recorded In the took of records of said county. person presenting the attached instrument Richard Hobernicht,Director of for recording.Any errors in this cover sheet Assessment and Taxation,Ex-officio Do Not effect the transaction(s)contained In this instrument itself. After recording return to: Jessica M.Balfour David E.Balfour 9675 SW Frewing St. Tigard,OR 97223 Mail Tax statements to: See above Namelsl of Transaction(s): Described in the attached instrument and required by ORS 205.234(a)(i.e.Warranty Deed) Warranty Deed Direct Party(per QRS 205.125 111Ib1)/Grantor(per ORS 205160)• Elizabeth L. Parker,a protected person Indirect Party(per OAS 205,125111fal/Grantee(per ORS 205-1601: '—' Jessica M. Balfour and David E. Balfour s Consideration Paid IDer ORS 93.030): $na • Rerecorded at the request of WFG to correct the legal Previously recorded as Fee No.2014081223. (Legal description if corrected is attached to included certified document of the original) EXHIBIT"A" The following parcel of land,being a portion of Tract 22, Frewing's Orchard Tracts,in Section 2,Township 2 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 an iron pipe at the most Southerly comer of said Tract 22; thence North 30004'West,along the Southwesterly line of said Lot 22,a distance of 215.0 feet,to a point from which an iron bears North 54627' East,25.1 feet; thence North 54027'East,175.0 feet,to an iron; thence South 30004'East,parallel with the Southwesterly line of said Lot 22,a distance of 162.5 feet,to a point on the Southeasterly line thereof,from which point an iron bears North 30°04'West,26.9 feet; thence South 38°16'West,187.44 feet,to the place of beginning. EXCEPT that portion conveyed to Melvin D.Andree and Sylva G.Andres by deed recorded February 4, 1964 In Book 505,Page 452. I Washington County,Oregon 2014-081223 File No. 14013179 D-DW Stn=13 M LOPEZ 12/19/201410:51:15 AM Grantor $15.00$11.00$5.00$317.00$20.00 $368.00 Elizabeth L.Parker,a protected person I,Richard Hotbm $ icht.Director Assessment and Taxation and EX. 9675 SW Frewing Street Olficlo county Clerk for Washington county,Oregon,do hereby TI and OR 97223 CO"that the within Instrument of writing was recelved and Grantee recorded in the book of recorda of said county. Jessica M.Balfour Richard Hobemicht,Director of David E.Balfour Assessment and Taxation,Ex-Officio 9675 SW Frewing Street Tigard,OR 97223 After recordina return to Jessica M.Balfour David E.Balfour 9675 SW Frewing Street Tigard,OR 97223 Until requested,all tax statements shall be sent to Jessica M.Balfour 08vid E.Balfour 9675 SW Frewing Street Tigard,OR 97223 Tax Acct Nos : R465197 Reserved for Recorder's Use STATUTORY WARRANTY DEED Elizabeth L.Parker,a protected person, Grantors)convey and warrant to Jessica M.Balfour and David E.Balfour, Grantee(s),the following described real property free of encumbrances except as specifically set forth herein: SEE ATTACHED EXHIBIT"A" This property is free of encumbrances,EXCEPT: Covenants,Conditions, Restrictions and Easements of record as of the date of this Deed,if any,including any real property faxes due,but not yet payable. The true consideration for this conveyance Is$316,704.00(Here comply with requirements of ORS 93.030.) 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 195.306 TO 196.336 AND SECTIONS 6 T011, Ol CHAPTER 424,OREGON LAWS 2007,SECTIONS 2 TO 9 AND 17,CHAPTER 856,OREGON LAWS 2009,AND SECTIONS 2 TO T.CHAPTER 8,OREGON LAWS 2010. THIS INSTRUMENT DOES NOT ALLOW USE OF THE PROPERTY DESCRIBED IN THIS INSTRUMENT IN VIOLATION OF APPLICABLE LAND USE LAWS AND REGULATIONS. BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT,THE PERSON ACQUIRING FEE TITLE TO THE PROPERTY SHOULD CHECK WITH THE APPROPRIATE CITY OR COUNTY PLANNING DEPARTMENT TO VERIFY THAT THE UNIT OF LAND BEING TRANSFERRED IS A LAWFULLY ESTABLISHED LOT OR PARCEL,AS DEFINED IN ORS 92.010 OR 216.010,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 196.506 TO 196.338 AND SECTIONS 5 TO 11,CHAPTER 424,OREGON LAWS 4001, SECTIONS 2 TO 9 AND 17,CHAPTER 855, OREGON LAWS 2009 AND SECTIONS 2 TO 7, CHAPTER e,OREGON LAWS 2010. OR D"d•Stattitoty Warcanty s t Executed this 17 day of osoerrmber,2014 Ekebeth L.Parker,a pfotected person Duane Peterson, as Conservator State of 00, County of Aq lln" )4sa. This Instrument was acknowledged before me on lhls day of Deoember, 2014 by Duane Peterson as Conservator for EN=abeth L.Parker,a protected person. is for on expiros:. OFFICL4 SEAT. mmm Z A OTT BAY COMMISSION NQ 477753 MYCOMMISSIONt IAESAFRII26,2017 OR oeesauwa yw.R.►w I EXMBIT"A" The following psrcal of land,being a portion of Tract 22,Frewing's Orchard Tracts,in Section 2,Township 2 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 an Iron pipe at the most Southerly corner of said Tract 22; thence North 30004'Weet,along the Southwesterly line of said Lot 22,a distance of 215.0 feet,to a point from which an iron bears North 84.27' East,25.1 fest; thence Nath 5427'Usk 175.0 fest,to an iron; thence South 30W Esst,parallel with the Southwesterly line of said Lot 22,a distance of 162.5 feet,to a point on ths Southeasterly line thersob from wbeghi rh int an iron bears North 30'04'West,28.9 feet; thence South 3M18'West,187.44 feet,to the place of • b Rkl wd W.BohemJch4 Director of Assessment and Taxation and Ex-Officio County Clerk for • Washington County,do hereby certify this to be a e;= t * true and correct copy of the original. Dater N6 VCmbCY By: OR ondStAtrny WWWAY KIK COUN'T'Y ASSESSOR'S MAP r , 2S 1 02CA 2S 1 02CA y �, +s gra �� 0 'f'P \\•qr 1 m'e '4`t B x J rww aww 11 tie 4, H \\\�-� „�h.a °Ir y c.a.y F „ —Wanvw eyw i'ax�l Y 8`. ., )1 ,p ,ad(,•l .y l 74 9.1.,°°a°4 119 7yy - °4e t'\, 2,6 rd ..:: 220 es rryi ''b f� , waw .. .y ,waw ,ww rnzw �^�➢ 1300 lO0oC 'ro t J A + '6 13 �R 18 '? `,w,w 214 72 »aam ICn '' 0 230 221 9 <<� •• { ,ww ,nw reaw 1.w T.Ac 7 fi•g7�/ 6' rr x13 toa' °�' -b 19 t ar,,10a»a'w a�li/',1y/� fife,' t v jZ 11 „'231 +b '� 4° �`+ `"° .m Ac r V 2� ° r 1212 ta1P 14 229 ,1 222 r 8 _ 20 � fiya" � ' 6 7aGII �t � 23xg sa's •°n 4' 190 - 211 s°. `C Z "u 134 F M/`••O is mr'mv° r "s 9 r°M1 '6,v .t° 'v m 228 ®' y 238 ,6 9 C 1A2 AC SP r^„ $ y 4F}Z'ze, 0 1 r' o- r WASHINGTON COUNTY OREGON ro ` r'' s' "-'"sa .y c iia lj (�, �, * �. NEI/4SWI/4 SECTION 02T2SRIWW.M. 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I TAX MAP zs i ox.A N PLANNING/ENGINEERING/SURVEYING/ In J 0 s ARBORIST/LANDSCAPE ARCHITECT FIRM ti LLJ s VICINITY MAP TAX APzs a00 p am CP y� AKS ENGINEERING&FORESTRY,LLC to ♦,"t ('�g •' 'DF CONTACT. CHRIS GOODELL d NOT TO SCALE �, 12965 SW HERMAN ROAD,SUITE 100 NALATIN,OR 97062 Te+Mnr�s i ozco -\ S\ PH 503-563-6151 FAX 503-563-6152 LEGEND � Z E�Sn6fE ¢ � P V oEcwoos WEE S/ (J LTEMNI SENEM AN WT o > CIMFEMWS TNEE "Y s�OMd SEMM EATGI EAUN v Y 11 Scn TEMM SUMER nMEn MMn. CL ,BE N111RANT +S OMM SEWFR NAMIq£ ® ® SITE MAP 9675 SW FREWiNG STREET,RGARD,OR 97224 = Q warEx BLOW,%i v t �E ME' ® o PROJECT LOCATION: F.. � WATER ml., o . s vALSE m M. I"=50' ..VALVE ELY NYRE AN.OM ui EWBLE PNETM 1AL. PEKE,PETE PROPERTY DESCRIPTION: TAX LOT 800(WASHINGTON COUNTY TAX MAP 2S 1 H aM MEIEASE VALVE (f { POWER VAUIM LE S H E ET I N D EX 02CA)LOCATED IN THE NORTHEAST 1/4 OF THE W W 1111101 SEWER rLEAM Em Po R,uxcnaN EEx "I SOUTHWEST 1/4,SECTION 2,TOWNSHIP 2 SOUTH, W Q SANITARI SE-MANN. 0 • PEWEE PEDESTAL . P01 - COVER SHEET WITH VICINITY AND SITE MAPS RANGE I WEST,WILLAMETTE MERIDIAN,WASHINGTON = wM — °NP0N1A°ENE""°" r' P02 -EXISTING CONDITIONS PLAN COUNTY,OREGON N Q STESEr NICNL �� OYWINICAPONS.MNCnON BOX A MAILNI ® coMMUMCAnoNs Mm • P03- PRELIMINARY PLAT AND BUILDING SETBACKS = PO4- PRELIMINARY TREE PRESERVATION AND TREE REMOVAL PLAN EXISTING LAND USE: SINGLE-FAMILY RESIDENTIAL W 1INxT_EP_WAY MITE _-DOSING__ __-��_-_ P05 -PRELIMINARY DEMOLITION,GRADING,&EROSION CONTROL PLAN O BOUNDARY UNE P06 - PRELIMINARY STREET AND UTILITY PLAN PROJECT PURPOSE: SINGLE-FAMILY DETACHED RESIDENTIAL (� PROP—UNE P07- NEIGHBORHOOD CIRCULATION PLAN 2 PARCEL PARTITION LENTERUNE P08- PRELIMINARY SITE STREET TREE CANOPY PLAN ELEVATIONS ARE BASED ON CITY OF TIGARD sxP 1. DATUM,_ BENCHMARK NO.223,A BRASS DISK SET IN THE Ps —ME PA E - ——— — — NORTHERLY WHEELCHAIR RAMP OF THE ISLAND AT PARK as`IFASEYENT "___________________ STREET AND HIGHWAY 99 WEST.ELEVATION=214.00 wrE iz/i/zoic -IE UNE (NGV)29). P g ORAVEL"I PEw,x NINE _- .- - ____..__- 11 OVEMNEAO MRE G c uuNiEAEENS 1. 'REP - - - ---- - 'RER anc NINE EAS NINE ——_—"•_——._...— S M SEWER LINE ——— ,.— sANnARi 1E.1 urv, WA1EA uxE —--—�.——— ME NUMBER ,L4481 SHEET g P01 .xs oxn.xc n�«e.vz-EM caoxxs i urour Poz VZ _ imam O o 4 df` I .�4 Y 4 9 9 qg6 in f zj ^gam ^` w i - ys �.�A 4R�o z� g> I; 2 e�A7 m � oa�A9� e im e 9675 SW FREWING STREET ,z96a� �xos'? LLw�� EXISTING CONDITIONS PLAN PRELIMINARY PARTITION PLANS a.g�615Z N $ TIGARD OREGON � � inx inr BW wx4Nx cwxir rnx ns4Ss0i'S unP zs t ozcn Y'R�N�'uMDBWENiCXRECNIE IF, Ses- R cl) z wZ �� \ w _j w= OC a 0- co O o a _z 1= AMAP11 LOA L a \ TAM LOT 2 TAI AP IS 1 oOC w xA fY �Ile LL S�ePPaJ byi \ \\ z � o.gas" Ln LU � oC IF, rA- \, \ PARCEL 2 IDE A =ETRAChY„TPS' a \ �a ` , IS REAP rAAo\� TAX LOT 1400 \ ti F, ' C—RMI'Y ux Mw 2s 1 1”, ^DPARACE - •cH%" SERACH IireI ""A}j \ •.\\ \ s��/'"\ PARCEL 1 101 IF z V/ iSUf• 11�� a Y a.n�NRD ,. .CC 'A.CETLAIx /Y �&ol,koNRD. NEWISRNO PILE\� RLMM W TAN LOT 1500 \ �, 3 scAL.e L"= veeT m N TAY NAP zs Diu f $' ® m Ff \ �� zz \\ Z� ••Y••��A 14�✓'�`ff voE YnRRDELOT SETRACR� � 0 IS'FAIXIi YAPO /. SPORArxIT ti +'PuE ETD J J \ cuRVF R.ID, LEE. IENCTH 'PLAS I LLQ M�A1� \ PUS TAX LOT 1600 ER EDT a TAY NPP 2S 10.cA M1R TRIA1 1IAIENCE SIDE'A'S Al,SE1Rp TRIANGLE EASE11ENi\tROW p't' P sr / e� REOINREn SFn3AGCS FOR R-4.5 ••, /: ZOMNf OIe1RIM v RP 1 u FRONT YARD 15 IT SRP FROM LARACE SD RP As TO s SIDE YARD R PY CORNEA LOT SIDE YARD- VARIES 4e FT TO 15 11 As ME- REAR YARD 15 IT DA2 I1/1/2015 'NOTE NON-1kl10RMINC SETDACh &NORES D EYO TAX LOT 100 \ % OQ197Y CALCINAnONS FOR R-4.5 ZONING DISTRICT �oI QO p�•� s TAA MAPS 1 DI'D GR 222 OSS 11 A 11 11(TO 11 Al) Q cnnax tz99 ss"'IDS AE) .mw \ YETUDEWDEPARLE AREA tl.2 ss IID 16 AC) x xuRIE NRRNUM LOT AREA 1500 SG OPOSED PARCEL AREA q0}`h Paz PROPOSED PARCEL AREA ii 129 sF ^ \ 41N MUMYo NSI1Y (19.912 Y/7O 7)=266=2 PARCELS \ ... 266 LOTS'(e0S)=21}=2 PAFCFLs E4�81 PROP05ED OENSNV 2 UNITS/PARCET,PROPOYD AWYALT AREA 09.9]2 SG/2 PARCELS) 9966 sT \ TBEE PRESERVATION AND REMOVAL TABLE NANECUY 103.7 IUCOLLY LEGEND NENCEOCaeEDGE.GROUND CONFOR U EN '/ Low: $ 10 _ \\ EYISPNG GRWNO CMtWE(5 RI 2 d h .- i RWSHRU GRAPE COA.w(I TH n g r 10363 IOM o3,t GLI5H�Ma �ff z;�S \/20323 CHERRY FlNISHLD GRADE CMIWE(s EN 215 �B BAPARROEWw1E vERBARW may cEimv[E E ll NO1fERW 5 3pfE "� /J J 2 'TAILII ^ X / j 2 vEAHHMOuxiA FSERVF ENDINGDUOUS TREE `/ ' O'-_ lase ROFOf[ASx INC PRESERVE L 'PW \ 1P \ T OR.H. A N vAFSER E nxES_E 1A. PREHRVE � RWJ^ WPRETHOWE AR s°i — ON FExcE LL B.Y 010 OaR9 / q I 5 5I1 CANOPY MEA '^ 0AW—DY HPINGUE/ 0 CANDPY VAUIESISWEEt4UM N v E O RESFRV30- PAPAIIXENP�N� DSE SEE 1.1 SHEEt 1.GENERAL PLAN V O z ` b ,A \ \ / PARCEL 1 l wnM wR - ` -11 CE IT NEWEREEME , /, w:N - EEDARPyMER1,E 64N � } \ UJ SEE SUPPLEMENTAL ARBORIST LL m \ R .T / REPORT FOR MORE INFORMATION Z \ C, ss�� \\`\\\ % /r W \ TREE PROIEGRON NOIEC_ /to �P A NO U EANCES SHALL BE MADE IO ANY ASPECT OF ME ARMORED URBAN FORESTRY B PIM'MMWT WRITTEN CONSENT{ROM ME PROJECT ARBORIST ANG CITY ARBORIST F ME GRADE SHALL NOT BE REVATED M REDUCED NMN ME TREE MOTECPM ZONE TREE PRmEn cM SHALL INSTALLED PRIOR TO ANY GROUND DISPRBAN[F 1WPM NMOUT ME PROJECT ARSORST'5 AUMMIZATON ME PROUET ME IST MAY \Y TALLOW COMFRAGE GR UP TO ONE HALF GR THE MEA M ME TREES PWT 2DAE MM ' C NW IIMT SgLS UNG turf TO ME MWMLW DEPM NECESSARY TO CARR WT GRADING PERSON MAY CO CI MY ACT-ADMIN ME PROTECTED AREA M ANv MIT 1 DESIGN M REMAIN,INCLUDING,BUT NOT LIMITED OF PARKING ETUP NT OR ADS APING PLANS.IF IT pNE NOT IMPEML ME 9JRNVAL GR THE PEE W Mfrs PLACING I ABLE STMING BUILDING MAIFAIAL MM SEAL DENSITY,DUMPING AERATOR FENCES MAY BE REWIRED TO ENSURE ME ME'I SURNVAL CONCRETE WASHOUT MD LOCATING BURN HOLES F ME GAME ADJACENT TO A PRE RISC TREE IS RAISED SUCH THAT IT COINED /J/WF�M 0 ATTAMNFNE i0 PEES DURING CMSRUCTM-ND PERSON SHALL ATIAGI ANY G ISLWM M MME INTO ME ME M07CRM ZONE,IT SURE BE PERMANENTLY Q W P OBJECT TO MY TREE DESIGNATED FOR PRESERVAPON STABILIZED i0 PAEIENT SURWAPM R ME RBEiS W `Q 0� E MOR TO ANY GRGRIND DISTURBANCE,THE FORTI ACTOR H AN IMPEMIC 5 SURFACE SHALL NOT BE INSTALLED MITNN ME PEE PR07CRM W Z r ✓ \ I SHA SME ROM ANY TREE TO HE PRESERITD MMWT 111E MMGRIZAT R OF ME PR0.EET M Q LL REM AND MAMIAM READILY NLME TREE PROECTM'.00N'ALONG MBURISi 11E PRODUCT ARBORIST MAY WOURE SPECIBC CONSTRUCTION MEMWS IL Q / POR RUDE AND(OMPIETEIY SURROUNDING ME PROTECTED AREA GN ALL MD TOR USE OF AERATION FENCES TD ENINE ME ROSS SURNVAL MD TO Z Z oTECED PEES OR GROUPS OR TWOM AS I. w RE ME POTENTIAL FOR EACT INDUCED DAMAGE TO ME IMPERNWS-,ACF \ 2 MAY 6E RE USED TO COVER WE MULCH TO A DEM Cf Ai UASi 5X(6) o ME GREATEST RENT PRACTICAL,IHIUTY PENCHES SHALL BE LOCATED BETIDE O Q \ INANE,MMM PLYNDOD OR SUIUR MATERIAL OVEF ME ROOT ZINE OFA OFYME PEE PROTECTION 2Mff OF TREES TO BE PRESENSED ME PROJECT ARBORIST Ai.F "' FEET TIMES R M ORDER TO PROTECT ROOTS FROM DAMAGE CAUSED Br HEAVY MA REWIRE THAT VTLIPES HE MNNEIRU UNDER ME POO1S W PEES LO BE Z EgRPYENi PNSUNW°TLG REDUI THE PELECT CE ME CHANCESOFDETERMINED SURMA L NG WgAD Q ® 51IXYNCA `` AQ SHALL INA ACTMESAVATED MMIN°MBCOMPACTING T E THEE PROTEC ONARTHZMEOP°MEP POENTIMLY DRECT NAL FEWNG OF PEES SHALL BE USED N AM DAMAGE TO PEES � / J DMAMNG Ac °EYGRAED PAR'BES.'. C ¢ a (/ WAY 0 WGUIRRU TO MIMI2E RWT DAMAGE BY EXCAVATION Of ATT�WO(2) k ME PROJECT ARBIRST MAY REMAE ARMTONM TREE PRESERVATION MEASURES L W FEP 1RENCH,Ai ME BEGE OF ME PEE PROTECTOR ZINE CLEANLY WIN ARE CONISIFNT WM PEE CARE INDUSTRY STANDARDS J //\ J \\ N SERE ME ROOTS OF PEES T°RU REIRMED W Q MAY BE BEONAED TO HAVE CMRECPtE PRLYMNG PRFMWD ON PAESEAVID L AT THE COMPLETION OR-SPECTRAL,ALL TREES SHOLRD ONCE AGAIN GR RENEWED ` S TREES IN OEDFP TO AWID OAHU£FROM MACHINERY OR TURING ATIM".ANO CONEEMMLAE TIER GMDITIM LINO CI£AMNG AND REMOVAL GA MJA[ENT INEES WyW O/ 'A' A RU WOUNFD TD MAN AIR PEES MPOUGHWT CONSPWTIOH PERIW BY SE PRENW4Y UNSEEN DEFECTS MAI OIFEEMSE HEALMY TREES CAN BE WATERING AND NRPLIRNG DAMAGED WMNG CMSPUCP N 6 SHALL Si INTNN ME PER PROhCTON FENCING IN PLACE MOL ME PROJECT M SBDMps SINAL BE BEOLND(OR 16T N PLAfE)AS NECESSARY SO M NOT 10 GUff Y• ARBMI AND EY ARBORIST AITY.B.5 MER REMOVAD DAMAGE TO 11E BOO!ZQf$6 AOMCM!IkFS w BE PREBRSRII M THE W EUNA PIART W ABUBN6 PINTAS SMWB NEAR PROPERTY LNRS SERE ALSO /� ANCHOR POSTS SHOULD BE ]SHALL ENTIRE THAT ANY LANDSCAPING DME IN TIE PEE PPOTECPON ZINE BE GROGRE)(ED LER N PIERCE)AS NECESSARY 50 AS NOT TO CMAE BSTLRreANGE Ei IMI NUM 2"SEEL U CHANNEL HIGHLY NSINE RAGWNC SLWSEOUMT M ME MENIVAL OF THE BAMPEIIS HALL BE ACCOMPLIIIEp MM IAMCFNT PARRIS 2 1/2 MA MBMG OF B'OC MAA AFFINITY TO TOPS EF UGHT MACNNERY OR HAND LABOR USE PLANT MAIFRIALS MM COMPATIBLE I EXACT LWAPON OF ED RE BUILDINGS IS CURGENTLf CWHOWN PE NUCLEI SEIBUMS 4 v4 I.E.6'IN LENGTH NCNOP PPSR WATER FECUREMENTS TO THEE M BE PgfffRNP AND DIRECT SPRAY IRRIGATION ARESHOWN AS A REFERENCE OF THE MAXIMUM BUILDING AREA ALLOW PER LOT AWAY RE ON PUNkS MGyBgB BAR 2 OPOSE°OFMOUTM CO STRVCTION PINNING AND CMSTHUCTON EOPPMENT SMRAGE D,R AND STOCURCE LWATONS"ARE SHOWN ON ME PRELIMINARY GRADING ANO GFMOUTM PLAN WHWW 2'SQUARE 9 4AUCE BPB GALAMILD MILE MESH S NOIEO GA.IZ/I/2015 ANCHOR POSTS RRLN BE a xo Ess MANAI TiRM' SOOT PROTEGRON 20NE NOTESPROTEGTION 2d(E NOTE$: TOTAL HEIGHT nF Pos1I,BflUCE R HALFWAY ATTEST THAT THC' a ENCROACHMENT Nfi ME RWT PROTECTOR 20ME MAY BE A COME MM PRaECT ANCEST TREE PRESERVATION AND REMOVAL PLAN 1 OS15 APPROVAL AS DESCRIBED IN ME FOULAING NOTES Oohs MEETS ALL OF THE REQUIREMENTS IN (� EXCAVATION IN ME TOP 24'OF ME SOIL IN THE CRITICAL RMT EDGE AREA SHOULD BEAN I METAL FENCE FOR RE PROTECTION DEICE,ONLY PECTIN 10, PART 1. OF THE CITY OF o AT RE E%CAVAnM UNE MAI IS 0.0SEST 1 ME PLE 2 BUDAGMIES ON PROIECPM AREA WELL BE ESTABLISHED IN TIGARD URBAN FORESTRY MANUAL ZAYRE 2 ME EXCAVATION EHOURU HE PONE BY HAND/WOIEL OR MM A BACMHOE AND A MM MM TRE FIELD BY THE ARBORIST MOR TO CONSPUCTM R, �� SNDeFL PRUNING SHIMS,A19 A PRMIxc SAW I BOMDARBS OF PROPECTOR AREA RIM i°GULL HE GTAKILD AND S 3 E PONE AY NAND,ALL RW CADGED SHEU D BY PRUNED AT THE E%CAVATON UNE 9 ALMDAGGEDAMAGE TO CORTICAL MET ARE W NOT DAMAGE B LICE BALQNN.CER I p ARBORIST BRUCE R BN.DWIN 4 IF DME MM A BACX11(40ST UGLY SCENARIO), THE OPERATOR SHALL STMT ME 5 M SEYER LARGE ROTS MIEN INSTAWNG POSTS PN-6666A Doxy oaE Uyyn JOB NUMBER AT ME EXCAVATION UNE AND CAREFULLY STEL'FGR ROORSTEISTMCE MIEN MERE DEICE SHOULD BE MAMTAINRU THRWGIAGET DONSRUCTON 4M' SURESSTANCE,ME MM WM ME SHOVEL HAND DIGS AROUND ME gmTY AND PRIMES ME ROUE CARGER MAN 1"SUAMETR METAL TREE PROTECTION FENCE MET RSHEET & ABORI`.TS/PNp666 A ERUTHA ARS ENGINEERING&FORES RN,CREDITED PO4 \ co z Z 0„ \\ �\ WQa UJ PEMnVE k RELO"I FENCE M J 5 M,H wDAD PROP- 0 CDDPDMAIE ` r LL \\, rAJAttxr PreoP O"Is R MO a LaA CE i0 Z C� , l PBDPERN UNE-CODPUNAR (� "i TAX LOT 700 O ^ MTxEAOJACENT PNOPERn 0 t tPr MAP 2S i 021A nMN RS TAX LOT 203 a`/ 'moi V £\ �. 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EMAI FAR XAnNt SOILXAH wEEN,of AS AS ROME) coMPACTED MADE—CREATE IA.1/1/2015 W P,YIxMc:Mwuu TO PROA T MEEDUTATELLi,r'Ic SET Gx NJ a A AMFOR �\rpP�\p2 TYPICAL STREET TREE PLANTING DETAIL (�Z, s POtI MTs SEE SUPPLEMENTAL ARBORIST Q 5� \ s s NTAW OF BUCTS.10—TO SWIET AMC smEAALD REPORT FOR MORE INFORMATION Gp 2DTL5ET TREE Y ARDVE NISP HARE To ALLOW EDD SFTTMG OF SOIL AND BADX MET APPucANS RWN f I I,BRUCE R,BALCONY,ATTEST THAT THIS 'ACT OF SV'RIl P,�DLIL/RARX MJLcx sxALL NET rorcR xnmxM ROOT MRE XEEP MJLN n uWWuu W z'MN TREE PRESS VAP AND REMOVAL PLAN x IN DEEP Br 10'LNG R007 DARRIM Dwmnr NO TO MY SU—COON—W PAYING MEETS ALL OF THE REOUIREMENTS IN % \\ WEE"ANARA MIN e W E ROF AMNG OTHERS RCCMAUS WINS 1)CMTER B.WMM N,PEE � `.ECRON 70, PART 1, OF THE CITY OF ALE "=2D)RF.ef IM snnu BE NEP RDOT ue I�x Rnoi eA1"FR PANELS OR ALWFR AMRDMD MIL PARD URBAN FORESTRY MANUAL. JOB NUMBER ®N TRHELF'P I GWo-WTH 1:,1`saR AND BE THE DT RUCY.RNTS A„D DTHER COMMIS AReonsr 4481 AM I TO REIN[ALL MWSBNETALXBASXETS,FNNE AND CMM NUMPODEMADA LE MATERIALS FROM WEE Ill— BRUCE R ELllDWIN k �CU SHEET a R wNTRACTOR POLL MATELPE TLE PLARRI NIOCS To REMmc AIR POExES MOR To ST E—ITLL'x unw wE noun BRUC BALDVAN,C R DAR IST PN-6666A P08 PRE - APPLICATION CONFERENCE NOTES CITY OF TIGARD PRE-APPLICATION CONFERENCE NOTES (Pre-Application Meeting Notes are Valid for Six (6) Months) Meeting Date: April 7.2015 Staff Present: CAC/ GB RESIDENTIAL APPLICANT: David Balfour AGENT: Mattt Scheidegger Phone: Phone: 503-563-6151 PROPERTY LOCATION: ADDRESS/GENERAL LOCATION: 9675 SW Frewing St. TAX MAP(S)/LOT#(S): 2S102CA00800 NECESSARY APPLICATIONS: Minor Land Partition (MLP) PROPOSAL DESCRIPTION: 2 lot partition COMPREHENSIVE PLAN MAP DESIGNATION: Low Density Residential ZONING MAP DESIGNATION: R-4.5 ZONING DISTRICT DIMENSIONAL REQUIREMENTS (Refer to Code Section 18. 510) MINIMUM LOT SIZE: 7,500 sq. ft. Average Min. lot width: 50 ft. Max. building height: 30 ft. MAXIMUM SITE COVERAGE: - %. Minimum landscaped or natural vegetation area:=°�'o. Setbacks: Front: 20 ft. Side: 5 ft. Rear: 15 ft. Street side: 15 ft. Garage: 20 ft. ❑ NEIGHBORHOOD MEETING (Refer to the Neighborhood Meeting Handout) THE APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 500 FEET, INTERESTED PARTIES, AND THE CITY OF TIGARD PLANNING DIVISION of their proposal. A minimum of two (2) weeks between the mailing date and the meeting date is required. Please review the Land Use Notification handout concerning site posting and the meeting notice. Meeting is to be held prior to submittingo�pplication or the application will not be accepted. * NOTE: In order to also preliminarily address building code standards, a meeting with a Plans Examiner is encouraged prior to submittal of a land use application. CITY OF TIGARD Pre-Application Conference Notes Page 1 of 8 Residential Application/Planning DiNision Section ® NARRATIVE (Refer to Code Chapter 18.390) The APPLICANT SHALL SUBMIT A NARRATIVE which provides findings based on the applicable approval standards. Failure to provide a narrative or adequately address criteria would be reason to consider an application incomplete and delay review of the proposal. The applicant should review the code for applicable criteria. ® IMPACT STUDY (Refer to Code Sections 18.390.040 and 18.390.050) As a part of the APPLICATION SUBMITTAL REQUIREMENTS, applicants are required to INCLUDE AN IMPACT STUDY with their submittal package. The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum,the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirement, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. ® ACCESS (Refer to Chapters 18.705 and 18.765) Minimum number of accesses: 1 arcel Minimum access width: 15 ft. Minimum pavement width: 10 ft ❑ WALKWAY REQUIREMENTS (Refer to Code Chapter 18.705) Within all ATTACHED HOUSING (except two-family dwellings) and multi-family developments, each residential dwelling SHALL BE CONNECTED BY WALKWAY TO THE VEHICULAR PARKING AREA,COMMON OPEN SPACE AND RECREATION FACILITIES. ® RESIDENTIAL DENSITY CALCULATION (Refer to Code Chapter 18.715)—See example below. The NET RESIDENTIAL UNITS ALLOWED on a particular site may be calculated by dividing the net area of the developable land by the minimum number of square feet required per dwelling unit as specified by the applicable zoning designation. Net development area is calculated by subtracting the following land area(s) from the total site area: All sensitive lands areas including: ➢ Land within the 100-year floodplain; ➢ Slopes exceeding 25%; Drainageways;and ➢ Wetlands for the R-1,R-2,R-3.5,R-4.5 and R-7 zoning districts. Public right-of-wap dedication: ➢ Single-family allocate 20%of gross acres for public facilities; or ➢ Multi-family allocate 15% of gross acres for public facilities; or If available,the actual public facility square footage can be used for deduction. All land proposed for private Streets SEE NOTES FOR ESTIMATED DENSITY CALCULATIONS. EX-AMPLE OF RESIDENTIAL DENSITY CALCULATIONS: EXAMPLE: USING A ONE ACRE SITE IN THE R-12 ZONE (3,050 MINIMUM LOT SIZE)WITH NO DEDUCTION FOR SENSITIVE LANDS Single-Family Multi-Family 43,560 sq. ft. of gross site area 43,560 sq. ft. of gross site area 8,712 sq. ft. (20%) for public right-of-wap 6,534 sq. ft. (15%) for public right-of-way NET: 34,848 square feet NET: 37,026 square feet - 3.050 (minimum lot area) - 3.050 (minimum lot areal = 11.4 Units Per Acre (maximum) = 12.1 Units Per Acre (maximum) CITY OF TIG_-1RD Pre-Apphcafion Conference Notes Page 2 of 8 Residential Application/Planning Di�-ision Section • The Development Code requires that the net site area exist for the next whole dwelling unit. NO ROUNDING UP IS PERMITTED. • Minimum Project Density is 80% of the maximum allowed density. TO DETERMINE, MULTIPLY THE MAXIMUM BY.8. ❑ SPECIAL SETBACKS (Refer to Code Section 18.730) STREETS:_feet from the centerline of FLAG LOT: A TEN (10)-FOOT SIDE YARD SETBACK applies to all primary structures. ZERO LOT LINE LOTS: A minimum of a ten (10)-foot separation shall be maintained between each dwelling unit or garage. MULTI-FAMILY RESIDENTIAL building separation standards apply within multiple-family residential developments. ACCESSORY STRUCTURES UP TO 528 SQUARE FEET in size may be permitted on lots less than 2.5 acres in size. Five (5)-foot minimum setback from side and rear lot lines. ACCESSORY STRUCTURE UP TO 1,000 SQUARE FEET on parcels of at least 2.5 acres in size. (See applicable zoning district for the primary structures' setback requirements.) ❑ FLAG LOT BUILDING HEIGHT PROVISIONS (Refer to Code Chapter 18.730) MAXIMUM HEIGHT OF 1'/a STORIES or 25 feet,whichever is less in most zones;2'/2 stories, or 35 feet in R-7,R-12,R-25 or R-40 zones provided that the standards of Section 18.730.010.C.2 are satisfied. ❑ BUFFERING AND SCREENING (Refer to Code Chapter 18.745) In order TO INCREASE PRIVACY AND TO EITHER REDUCE OR ELIMINATE ADVERSE NOISE OR VISUAL IMPACTS between adjacent developments, especially between different land uses, the CITY REQUIRES LANDSCAPED BUFFER AREAS along certain site perimeters. Required buffer areas are described by the Code in terms of width. Buffer areas must be occupied by a mixture of deciduous and evergreen trees and shrubs and must also achieve a balance between vertical and horizontal plantings. Site obscuring screens or fences may also be required; these are often advisable even if not required by the Code. The required buffer areas may or�ly be occupied by vegetation, fences, utilities, and walkways. Additional information on required buffer area materials and sizes may be found in the Development Code. The ESTIMATED REQUIRED BUFFERS applicable to your proposal area is: Buffer Level along north boundary. Buffer Level along east boundary. Buffer Level along south boundary. Buffer Level along west boundary. SIGHT OBSCURING SCREENING IS REQUIRED ALONG: ® STREET TREES & PARKING LOT TREES (Refer to Code Chapters 18.745 and 18.765) STREET TREES SHALL BE REQUIRED AS PART OF THE APPROVAL PROCESS FOR A CONDITIONAL USE (TYPE III), DOWNTOWN DESIGN REVIEW (TYPE II & III), MINOR LAND PARTITION (TYPE II), PLANNED DEVELOPMENT (TYPE III), SITE DEVELOPMENT REVIEW (TYPE II), AND SUBDIVISION (TYPE II & III). The minimum number of required street trees shall be deternuned by dividing the linear amount of street frontage within or adjacent to the site (in feet) by 40 feet (if the number is a fraction, round to the nearest whole number). The trees shall be placed within the public right-of-way whenever possible but no more than six (6) feet from the right-of-way boundary. Street trees shall be planted according to Section 2 of the Urban Forestry Manual and adequate soil volumes shall be provided in accordance with Section 12 of the Urban Forestry Manual. Existing trees may be used to meet the street standards. Further information on regulations affecting street trees may be obtained from the Planning Division. PARKING LOT TREES ARE REQUIRED AS PART OF THE APPROVAL PROCESS FOR A CONDITIONAL USE (TYPE III), DOWNTOWN DESIGN REVIEW (TYPE II & III), PLANNED DEVELOPMENT (TYPE III),AND SITE DEVELOPMENT REVIEW (TYPE II). All parking areas,including parking spaces and aisles, shall be required to achieve at least 30% tree canopy cover at maturity directly above the CITE'OF TIGARD Pre-.application Conference Notes Page 3 of 8 Residential Application/Planning Uig tsion Section parking area in accordance with Section 13 of the Urban Forestry Manual. ❑ RECYCLING (Refer to Code Chapter 18.755) Applicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE SERVICING COMPATIBILITY. Locating a trash/recycling enclosure within a clear vision area such as at the intersection of two (2) driveways within a parking lot is prohibited. Much of Tigard is within Pride Disposal's Service area. Pride Disposal can be reached at (503) 625-6177. ® PARKING (Refer to Code Chapters 18.765 &18.705) ALL PARKING AREAS AND DRIVEWAYS MUST BE PAVED. i> Single-family............ Requires: One (1) off-street parking space per dwelling unit;and One (1) space per unit less than 500 square feet. y Multiple-family.........Requires: 1.25 spaces per unit for 1 bedroom; 1.5 spaces per unit for 2 bedrooms;and 1.75 spaces per unit for 3 bedrooms. Multi-family dwelling units with more than ten (10) required spaces shall provide parking for the use of guests and shall consist of 15°10 of the total required parking. NO MORE THAN 50% OF REQUIRED SPACES MAY BE DESIGNATED AND/OR DIMENSIONED AS COMPACT SPACES. Parking stalls shall be dimensioned as follows: y Standard parking space dimensions: 8 feet. 6 inches X 18 feet, 6 inches. y Compact parking space dimensions: 7 feet. 6 inches X 16 feet, 6 inches. Handicapped parking: All parking areas shall provide appropriately located and dimensioned disabled person parking spaces. The minimum number of disabled person parking spaces to be provided, as well as the parking stall dimensions, are mandated by the Americans with Disabilities Act (ADA). A handout is available upon request. A handicapped parking space symbol shall be painted on the parking space surface and an appropriate sign shall be posted. ❑ BICYCLE RACKS (Refer to Code Section 18.765) BICYCLE RACKS are required FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL DEVELOPMENTS. Bicycle racks shall be located in areas protected from automobile traffic and in convenient locations. ❑ SENSITIVE LANDS (Refer to Code Chapter 18.775) The Code provides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR DEVELOPMENT DUE TO AREAS WITHIN THE 100-YEAR FLOODPLAIN, NATURAL DRAINAGEWAYS, WETLAND AREAS, ON SLOPES IN EXCESS OF 25 PERCENT, OR ON UNSTABLE GROUND. Staff will attempt to preliminary identify sensitive lands areas at the pre-application conference based on available information. HOWEVER, the responsibility to precisel3 identifysensitive land areas and their boundaries is the responsibility of the applicant Areas meeting the definitions of sensitive lands must be clearly indicated on plans submitted with the development application. Chapter 18.775 also provides regulations for the use, protection, or modification of sensitive lands areas. RESIDENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS. SOME RESIDENTIAL RELATED DEVELOPMENT IS EXEMPT. ❑ STEEP SLOPES (Refer to Code Section 18.775.070.C) When STEEP SLOPES exist,prior to issuance of a final order,a geotechnical report must be submitted which addresses the approval standards of the Tigard Community Development Code Section 18.775.080.E The report shall be based upon field exploration and investigation and shall include specific recommendations for achieving the requirements of Section 18.775.080.C. CITY OF TIGARD Pre-Application Conference Notes Page 4 of 8 Residential Application/Planning Division Section ® CLEANWATER SERVICES (CWS) Service Provider Letter PRIOR TO SUBMITTAL of any land use applications, the applicant must obtain a CWS Service Provider Letter which will outline the conditions necessary to comply with the CWS R&O 07-20 sensitive area requirements. If there are no sensitive areas, CWS must still issue a letter stating a CWS Service Provider Letter is not required. ❑ SIGNS (Refer to Code Chapter 18.780) SIGN PERMITS MUST BE OBTAINED PRIOR TO INSTALLATION OF ANY SIGN in the City of Tigard. A "Guidelines for Sign Permits" handout is available upon request. Additional sign area or height beyond Code standards may be permitted if the sign proposal is reviewed as part of a development review application. Alternatively, a Sign Code Exception application may be filed for Director's review. ® URBAN FORESTRY PLAN (Refer to Code Section 18.790.030.0 and the "Tree Canopy Requirements" Brochure) AN URBAN FORESTRY PLAN IS REQUIRED FOR THE FOLLWING TYPES OF DEVELOPMENT: Conditional Use (Type III);Downtown Design Review (Type 11 and III);Minor Land Partition (Type II); Planned Development (Type IlI); Sensitive Lands Review (Type II and IIl); Site Development Review (Type II); and Subdivision (Type II and III). The plan needs to be prepared by an ISA certified arborist or landscaped architect. Percentage of mature canopy cover required: 40% for the overall development site and 15% for any lot or tract (Refer to Appendix 2-6 in Urban Forestry Manual for a list of trees wit)mature canop1i corer areas) An urban forestry plan shall: - Be coordinated and approved by a landscape architect (the project landscape architect) or a person possessing dual certifications as a certified arborist and certified tree risk assessor (the project arborist); - Meet the tree preservation and removal site plan standards in Section 10, part 1 of the Urban Forestry Manual; - Meet the tree canopy site plan standards in Section 10,part 2 of the Urban Forestry Manual; and - Meet the supplemental report standards in Section 10,part 3 of the Urban Forestry Manual. TREE CANOPY FEE. If the effective percentage of tree canopy cover cannot be met, the applicant shall provide the city a tree canopy fee according to the methodology outlined in Section 10, part 4 of the Urban Forestry Manual. 18.790.040-Discretionary Urban Forestry Plan Review Option In lieu of providing payment of a tree canopy fee when less than the standard effective tree canopy cover required by Section 10, part 3 of the Urban Forestry Manual will be provided, an applicant may apply for a discretionary urban forestry plan review. The discretionary urban forestry plan review cannot be used to modify an already approved urban forestry plan, any tree preservation or tree planting requirements established as part of another land use review approval, or any tree preservation or tree planting requirements required by another chapter in this title. ® PRESERVATION OF EXISTING TREES (Refer to Code Section 18.790.050.C.) To assist in the preservation and/or planting of trees and significant tree groves, the director may apply one or more of the following flexible standards as part of the land use review approval. Use of the flexible standards shall be requested by the project arborist or landscape architect as part of the land use review process. The flexible standards are only applicable to trees that are eligible for credit towards the effective tree canopy cover of the site. Appropriate species of trees in good condition and suitable for preservation receive a 200 percent credit based on their existing canopy area. Refer to Section 11-Part 3 of the Urban Forestry Manual for submittal requirements. ® CLEAR VISION AREA (Refer to Code Chapter 18.795) The City requires that CLEAR VISION AREAS BE MAINTAINED BETWEEN THREE (3) AND CITY OF TIGARD Pre-Application Conference Notes Page 5 of 8 Residential Application/Planning Division Section EIGHT (8) FEET IN HEIGHT at road/driveway, road/railroad, and road/road intersections. The size of the required clear vision area depends upon the abutting street's functional classification and any existing obstructions within the clear vision area. The applicant shall show the clear vision areas on the site plan, and identify any obstructions in these areas. ® FUTURE STREET PLAN AND EXTENSION OF STREETS (Refer to Code Section 18.810.030.F.) A FUTURE STREET PLAN shall: ➢ Be filed by the applicant in conjunction with an application for a subdivision or partition. The plan shall show the pattern of existing and proposed future streets from the boundaries of the proposed land division and shall include boundaries of the proposed land division and shall include other parcels within 200 feet surrounding and adjacent to the proposed land division. Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and pedestrian facilities on or within 500 feet of the site. Where necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed. ® ADDITIONAL LOT DIMENSIONAL REQUIREMENTS (Refer to Code Section 18.810.060) MINIMUM LOT FRONTAGE: 25 feet unless lot is created through the minor land partition process. Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum 15-foot wide access easement. The DEPTH OF ALL LOTS SHALL NOT EXCEED 2'/2 TIMES THE AVERAGE WIDTH, unless the parcel is less than V/z times the minimum lot size of the applicable zoning district. ® BLOCKS (Refer to Code Section 18.810.040) The perimeter of BLOCKS FORMED BY STREETS SHALL NOT EXCEED 2,000 FEET measured along the right-of-way center line except where street location is precluded by natural topography,wetlands or other bodies of water or,pre-existing development. When block lengths greater than 330 feet are permitted, pedestrian/bikeways shall be provided through the block. CODE CHAPTERS ❑ 18.330(Conditional Use) ❑ 18.620(Tigard Triangle Design Standards) ❑ 18.760(Nonconforming Situations) ❑ 18.340(Directors Interpretation) ❑ 18.630(Washington Square Regional Center) ® 18.765(Off-Street Parking/Loading Requirements) ❑ 18.350(Planned Development) ❑ 18.640(Durham Quarry Design Standards) ❑ 18.775(Sensitive Lands Review) ❑ 18.360(Site Development Review) ® 18.705(Access/Egress/Circulation) ❑ 18.780(Signs) ❑ 18.370(variances/Adjustments) ❑ 18.710(Accessory Residential Units) ❑ 18.785(Temporary Use Permits) ❑ 18.380(Zoning Map/Text Amendments) ® 18.715(Density Computations) ® 18.790(Urban Forestry Pian) ❑ 18.385(Miscellaneous Permits) ❑ 18.720(Design Compatibility Standards) ® 18.795(visual Clearance Areas) ® 18.390(Decision Making Procedures/Impact Study) ❑ 18.725(Environmental Performance Standards) ❑ 18.798(Wireless Communication Facilities) ❑ 18.410(Lot Line Adjustments) ❑ 18.730(Exceptions To Development Standards) ® 18.810(Street&Utility Improvement Standards) ® 18.420(Land Partitions) ❑ 18.740(Historic overlay) ❑ 18.430(Subdivisions) ❑ 18.742(Home Occupation Permits) ® 18.510(Residential Zoning Districts) ® 18.745(Landscaping&Screening Standards) ❑ 18.520(Commercial Zoning Districts) ❑ 18.750(Manufactured/Mobil Home Regulations) ❑ 18.530(Industrial Zoning Districts) ❑ 18.755(Mixed Solid Waste/Recycling Storage) CITY OF TIG_kRD Pre-_kpphcarion Conference Notes Page 6 of 8 Residential Application,Planning DiN ision Section ADDITIONAL CONCERNS OR COMMENTS: Provide a narrative that states facts to show how the criteria are met. Reference to the plan does not meet the criterion. Narratives that do not provide facts are considered incomplete and will prolong the review process. Three copies of all materials are required for the original submittal. The initial completeness review can be up to 30 days. Additional completeness reviews may be necessary. Once an application is deemed complete, then the application review will begin. Estimated density—2 lots min and max. An urban forestry elan and report are required per 18.790 unless the applicant can demonstrate compliance with effective tree canopy cover and soil volume requirements by planting trees in open soil volumes. Specific requirements for the canopy cover, soil volumes, and the urban forests 121an/report are found in Section 10 of the Urban ForesM Manual (htip://www.tigard-or.gov/community/trees/docs/urban forestry manual). The street side yard setback for the existing home along Ash Avenue is less than the current requirements. Please address this non-conformance in the narrative. PROCEDURE Administrative Staff Review. Q Public hearing before the Land Use Hearings Officer. II Public hearing before the Planning Commission. Q Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. APPLICATION SUBMITTAL PROCESS All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications submitted by mail or dropped off at the counter without Planning Division acceptance may be returned. The Planning counter closes at 5:00 PM. Maps submitted with an application shall be folded IN ADVANCE to 81/2" x 11". One, 81/z" x 11" map of a proposed project shall also be submitted for attachment to the staff report or administrative decision. Applications with unfolded maps shall not be accepted. The Planning Division and Engineering Department will perform a preliminary review of the application and will determine whether an application is complete within 30 days of the counter submittal. Staff will notify the applicant if additional information or additional copies of the submitted materials are required. The administrative decision or public hearing will typically occur approximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public hearing. A 10-day public appeal period follows all land use decisions. An appeal on this matter would be heard by the Tigard Hearing's Officer . A basic flow chart which illustrates the review process is available from the Planning Division upon request. Land use applications requiring a public hearing must have notice posted on-site by the applicant no less than 10 days prior to the public hearing. This PRE-APPLICATION CONFERENCE AND THE NOTES OF THE CONFERENCE ARE INTENDED TO INFORM the prospective applicant of the primary Community Development Code requirements applicable to the potential development of a particular site and to allow the City staff and prospective applicant to discuss the opportunities and constraints affecting development of the site. SUBDIVISION PLAT NAME RESERVATION (County Surveyor's Office: 503-648-8884) PRIOR TO SUBMITTING A SUBDIVISION LAND USE APPLICATION with the City of Tigard, applicants are re uired to complete and file a subdivision plat naming request with the Washington County CITY OF TIGARD Pre-application Conference Notes Page 7 of 8 Residential Application/Planning Division Section Surveyor's Office in order to obtain approval/reservation for any subdivision name. Applications will not be accepted as complete until the City receives the faxed confirmation of approval from the County of the Subdivision Name Reservation. BUILDING PERMITS PLANS FOR BUILDING AND OTHER RELATED PERMITS WILL NOT BE ACCEPTED FOR REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. Final inspection approvals by the Building Division will not be granted until there is compliance with all conditions of development approval. These pre-application notes do not include comments from the Building Division. For proposed buildings or modifications to existing buildings, it is recommended to contact a Building Division Plans Examiner to determine if there are building code issues that would prevent the structure from being constructed,as proposed. Additionally, with regard to Subdivisions and Minor Land Partitions where any structure to be demolished has system development charge (SDC) credits and the underlying parcel for that structure will be eliminated when the new plat is recorded, the Ci 's 12olic is to apply those system development credits to the first buildin ermit issued in the development' (UNLESS OTHERWISE 131RECTED BY THE DEVELOPER AT THE TIME THE DEMOLITION PERMIT IS OBTAINED). PLEASE NOTE: The conference and notes cannot cover all Code requirements and aspects related to site planning that should apply to the development of your site plan. Failure of the staff to provide information required by the Code shall not constitute a waiver of the applicable standards or requirements. It is recommended that a prospective applicant either obtain and read the Community Development Code or ask any questions of City staff relative to Code requirements prior to submitting an application. AN ADDITIONAL PRE-APPLICATION FEE AND CONFERENCE WILL BE REQUIRED IF AN APPLICATION PERTAINING TO THIS PRE-APPLICATION CONFERENCE IS SUBMITTED AFTER A PERIOD OF MORE THAN SIX (6) MONTHS FOLLOWING THIS CONFERENCE (unless deemed as unnecessary by the Planning Division). PREPARED BY: Cheryl Caines CITY OF TIGARD PLANNING DIVISION - STAFF PERSON HOLDING PRE-APP. MEETING PHONE: 503-718-2437 EMAIL: cherylc@tigard-or.gov CITY OF TIGARD Pre-application Conference Notes Page 8 of 8 Residential Application/Planning Division Section PRE-APPLICATION CONFERENCE NOTES DEVELOPMENT ENGINEERING Q Oft eITNI.Onlen Community(Development S .AtBrWC Balfour Partition PUBLIC FACILITIES Tax Map[SI: 2S102U Tax LOUSI: 800 ISO Type: Residem[al These notes were prepared based on information provided by the applicant requesting a 2 parcel partition. The extent of necessary public improvements and dedications which shall be required of the applicant will be recommended by City staff and subject to approval by the appropriate authority. There will be no final recommendation to the decision making authority on behalf of the City staff until all concerned commenting agencies, City staff and the public have had an opportunity to review and comment on the application. The following comments are a prosection of public improvement related requirements that may be required as a condition of development approval for your proposed project. Right-of-way dedication: The City of Tigard requires that land area be dedicated to the public: (1.) To increase abutting public rights-of-way to the ultimate functional street:classification right-of-way width as specified by the Community Development Code; or (2.) For the creation of new streets. Approval of a development application for this site will require right-of-way dedication for: ® SW Frewing and Ash Streets, Neighborhood Routes to 29 feet from centerline of right-of-way. This results in an encroachment by the house. An encroachment permit under TMC 15.16 may be available. Street improvements: (Subiect to rough proportionality) ❑ street improvements will be necessary along internal public streets: ❑ _feet of pavement(parking on both sides) or 28 feet (parking on one side only) ❑ concrete curb (or curb and gutter) ❑ 5-foot planter exclusive of curb ❑ storm sewers and other underground utilities ❑ 5-foot concrete sidewalk ❑ street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. ❑ Other: CITY OF TICARD PrO410111cation Coherence Notes Page 1 el 6 IN0189MIN ER21199dps 18.730.040 Additional Setback Requirements: This section sets requirements for additional setback distance from roadways. The minimum yard requirement shall be increased in the event a yard abuts a street having a right-of-way width less than required by its functional classification on the city's transportation plan map and, in such case, the setback shall be not less than the setback required by the zone plus one-half of the projected road width as shown on the transportation map. This does not appear to be applicable in this case Agreement for Future Street Improvements: In some cases, where street improvements or other necessary public improvements are not currently practical, the improvements may be deferred. In such cases, a condition of development approval may be specified which requires the property owner(s) to provide a future improvement guarantee. The City Engineer will determine the form of this guarantee. The following street improvements may be eligible for such a future improvement guarantee: (1.) Overhead Utility Lines: ® Section 18.810.120 of the Tigard Municipal Code (TMC) requires all overhead utility lines adjacent to a development to be placed underground or, if approved by the City Engineer, a fee in-lieu of undergrounding can be paid. This requirement is valid even if the utility lines are on the opposite side of the street from the site. If the fee in-lieu is approved, it is equal to $ 35.00 per lineal foot of street frontage that contains the overhead lines. Fee in-lieu may be allowed. All new utilities serving the property shall be placed underground. Sanitary Sewers: The applicant will need to verify adequacy of existing lines to accommodate the proposed development. Contact the City of Tigard Utility Billing Department for connection fees. Sanitary sewer appears to be available from adjacent streets. Water Supply: The City of Tigard provides public water service in this area. There are lines in adjacent streets. Coordinate with the City of Tigard Public Works Department for information regarding adequate water supply for the proposed development and connection fees. Fire Protection: Tualatin Valley Fire and Rescue District [Contact: John Wolff, 503-259-1504] provides fire protection services within the City of Tigard. The District should be contacted for information regarding the adequacy of circulation systems, the need for fire hydrants, or other questions related to fire protection. Storm Sewer Improvements: All proposed development within the City shall be designed such that storm water runoff is conveyed to an approved public drainage system. The applicant will be required to submit a proposed storm CITY OF TICARD Pre-Applicatlon Conference Notes Page 2 of 5 neueleemem EngineeNng drainage plan for the site, and may be required to prepare a sub-basin drainage analysis to ensure that the proposed system will accommodate runoff from upstream properties when fully developed. Provide a plan that shows how the storm drainage system for the site connects to the public system. Storm drainage plan and calculations shall be submitted with the application for it to be considered complete. Storm water detention is required. Storm water detention facilities must be reviewed and approved by the city. Storm water detention calculations shall be submitted to the Development Engineer for review and approval. The stormwater plan and facilities must meet Clean Water Services (CWS) standards. See CWS standards for potential Low-Impact Development Approaches (LIDA). Storm Water Quality: Surface Water Management(SWM) regulations established by CWS (Resolution and Order No. 07-20) which requires the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from impervious surfaces. The resolution contains a provision that would allow an applicant to pay a fee in-lieu of constructing an on-site facility provided specific criteria are met. The City will use discretion in determining whether or not the fee in-lieu will be offered. If the fee is allowed, it will be based upon the amount of impervious surfaces created; for every 2,640 square feet, or portion thereof. Please contact the Building Division for the current fee. Preliminary sizing calculations for any proposed water quality facility shall be submitted with the development application. It is anticipated that this project will require: ® Construction of an on-site water quality facility. ❑ Payment of the fee in-lieu. Water quality treatment is required. Calculations for sizing of water quality treatment facilities must be submitted to the Development Engineer for review and approval. Water quality facilities also must be reviewed and approved by the city. Review and comply with provisions of Chapter 4 Clean Water Services Design and Construction Standards (Runoff Treatment and Control). If the applicant can demonstrate that it is practically impossible to provide detention on specific small areas of the site, a fee-in-lieu may be considered for those specific areas. Water quality and detention facility design and construction must be certified by a professional engineer as meeting Clean Water Services requirements. After completion of the construction of these facilities, the applicant shall enter into an agreement with the city on city-furnished forms for long-term maintenance of the facilities. This agreement will be recorded and city staff will be periodically inspecting the facilities for compliance with the terms of the agreement. Other Comments: Provide preliminary sight distance evaluation (TMC 18.705.030.H.1) TRANSPORTATION DEVELOPMENT TAN CITY OF TIGARD Pre-ADplicatleD Ceotereece Notes Page 3 of 5 oevelopmeot Fulneetle! The Transportation Development Tax (TDT) became effective 7/1/09. The TDT program collects fees from new development based on the development's projected impact upon the City's transportation system. The applicant shall be required to pay a fee based upon the number of trips which are projected to result from the proposed development. The calculation of the TDT incorporates the proposed use of the land and the size of the project. The TDT is calculated, due, and payable at the time of building permit issuance. In limited circumstances payment of the TDT may be allowed to be deferred until the issuance of an occupancy permit. Deferral of payment until occupancy is permissible only when the TDT exceeds the TDT rate for a single- family home. Pay TDT as required. PERMITS Public Facility Improvement (PFI) Permit: Any work within a public right-of-way in the City of Tigard requires a PFI permit from Development Engineering. A PFI permit application is available at the Planning/Engineering counter in the Permit Center at City Hall. For more extensive work such as street widening improvements, main utility line extensions or subdivision infrastructure, plans prepared by a registered professional engineer must be submitted for review and approval. The PFI permit application shall include any on-site water quality and detention facilities that may be required as part of the land use approval. The Permittee will also be required to post a performance bond, or other such suitable security. Where professional engineered plans are required, the Permittee must execute a Developer/Engineer Agreement, which will obligate the design engineer to perform the primary inspection of the public improvement construction work. The PFI permit fee structure is as follows: NOTE: If an PFI Permit is required,the applicant must obtain that permit prior to release of any permits from the Building Division. A PFI permit is required for this project. This permit must be obtained before any work begins on site. Building Division Permits: The following is a brief overview of the type of permits issued by the Building Division. For a more detailed explanation of these permits, please contact the Development Services Counter at 503-639-4171, ext. 304. Site Improvement Permit (SIT). This permit is generally issued for all new commercial, industrial and multi-family projects. This permit will also be required for land partitions where lot grading and private utility work is required. This permit covers all on-site preparation, grading and utility work. Home builders will also be required to obtain a SIT permit for grading work in cases where the lot they are working on has slopes in excess of 20% and foundation excavation material is not to be hauled from the site. Building Permit (BUP). This permit covers only the construction of the building and is issued after, or concurrently with, the SIT permit. Master Permit (MST). This permit is issued for all single and multi-family buildings. It covers all work necessary for building construction, including sub-trades (excludes grading, etc.). This permit cannot be issued in a subdivision until the public improvements are substantially complete and a mylar copy of the recorded plat has been returned by the applicant CITY OF TIURO Pre4pplication Conference Notes Page 4 of 5 Development Engineering i to the City. For a land partition, the applicant must obtain an Engineering Permit, if required, and return a mylar copy of the recorded plat to the City prior to issuance of this permit. Other Permits. There are other special permits, such as mechanical, electrical and plumbing that may also be required. Contact the Development Services Counter for more information. PREPARED BY: Gree Berry 4/U15 DEVELOPMENT ENGINEER DATE Phone: [5031118-2468 Revised: March 2012 E-mail: greg0gard-ormov I:\ENG\Development Engineering\_LANDUSE_PROJECTS\Frewing\Preapp Balfour Partition.docx CITY OF TIGARD Pre-Application Conference Notes Page S of 5 neuewment Fxgineering City of TigardRECEAVE6"""' �1 COMMUNITY DEVELOPMENT DEPART��(�p�j�jT. "W �I - '� Pre-Application Confe\rerice'�e uest aAc'a PLANq PROJECT DESCRIPTION REQUIRED SUBMITTAL Project name/title• Balfour Partition ELEMENTS Please write a brief description of proposed project: (Note: applications will not be accepted The property owner is requesting a pre-application conference without the required submittal elements) for a 2 parcel partition. There is an existing home on the parent parcel 6 COPIES OF EACH OF THE LOWING: . FO will remain on Parcel 1. Brief description of the proposal and any site-specific questions/issues that you would like to have staff research rio PROPERTY INFORMATION r to the meeting. Site Plan.The site plan must show the Property address/location(s): 9675 SW Frewing proposed lots and/or building layouts drawn to scale. Also,show the location of the subject property in relation to the nearest streets;and the Tax map and tax lot #(s): 2S102CA00800 locations of driveways on the subject Zoning: R-4.5 roperty and across the street. y'icimty Flap. PROPERTY OWNER/HOLDER INFORMATION . he Proposed Uses. Name(s): David Balfour topographic Information. nclude Contour Lines if Possible. Address: 9675 SW Frewing Street Phone: Filing Fee. City/state: Tigard, OR Zip: 97223 APPLICANT INFORMATION FOR STAFF USE ONLY�'} Name: David Balfour Case No.: � +`E20 1 5`-(DX2LI Address: 9675 SW Frewing Street Phone: Related Case No.(s): City/state: Tigard, OR Zip: 97223 Application fee: it 701 ` 00 Contact person: Matt Scheidegger,AKS Engineering&Foresty LLC. Applitit cepted: Phone: 503-563-6151 Email: scheideggerm@aks-eng.com 312-5 By: Date: Pre-application Conference Information Date of pre-app: Li 1-7 All of the information identified on this form is required and must be Time of pre-app: y n 17? submitted to the Planning Division a minimum of ten (10) days prior to officially scheduling a pre-application conference. Pre-application Planner assigned to pre-app: conferences are one (1) hour long and are typically held between the l:\GURPLN\Masters\Land Use Applications Rev.01/06/2015 hours of 9-11 a.m. on either Tuesday or Thursday mornings. Pre-application conferences must be scheduled in person at the Community Development counter from 8-4:30 p.m. Monday—Thursday. If more than four(4) people are expected to attend the pre-application conference in your group, please inform the city in advance so that alternate room arrangements can be made to accommodate the group. City of Tigard • 13125 SW'Hall Blvd. • Tigard,Oregon 97223 • www.tigard-or.gov • 503-718-2421 • Page 1 of 1 TUALATIN - VANCOUVER - SALEM AK O 4 12965 SW HERMAN RD.,SUITE 100 TUALATIN,OR 97062 P:(503)563-6151 F:(SOW ENGINEERING&FORESTRY March 24, 2015 L_-7,t-}/, N G, City of Tigard Community Development Department Community Planning Division 13125 SW Hall Blvd Tigard, OR 97223 RE: Pre-Application Conference Narrative and Questions for the property located at 9675 SW Frewing Street (Washington County Assessor's Map 2S102CA Tax Lot 800) This pre-application conference involves an application for a 2-parcel residential partition, located at 9675 SW Frewing Street,as shown on the attached preliminary layout.There is one existing home that currently accesses Frewing Street, which will remain. At the pre-application conference, we would like to discuss the following topics: 2-Parcel Residential Partition General/Land Use • Please confirm that the proposed density(two parcels)is acceptable. • Please confirm if the preliminary layout is acceptable. III Are there any overlay designations that apply to this property? • The parent parcel is considered a comer lot with a 15 foot street facing side yard setback. The existing home currently does not meet this setback requirement.Dedication of right-of-way will reduce this setback even further.Is this allowed? Access/Transportation/Circulation • Please confirm if future home on the new parcel (as shown on the preliminary layout)will be permitted to access SW Frewing Street directly. • Please confirm right-of-way dedication along both SW Frewing Street and SW Ash Avenue frontages. • Please confirm no street improvements are required (curb, gutter, sidewalk) along SW Frewing Street and/or Ash Avenue. • The applicant would like to pay a fee in-lieu for undergrounding existing utilities along the subject property's frontage on SW Frewing Street and SW Ash Avenue in the amount of$35.00 per lineal foot of frontage consistent with condition 36 of the Ashwood Subdivision approval (SUB2014-00004). Please confirm this is acceptable. Services and Utilities • Are there existing as-builts,that the City can provide? • Are there any special requirements or considerations with regards to tying into the existing storm drain in SW Frewing Street? • Are there any other utility issues that we should be made aware of? Other • Are there any special studies or assessments(natural resource/traffic/sight distance/etc.)required? • Is a geotechnical/soils/infiltration report required for the land use application? Please let us know if there are any other issues or site constraints that you are aware of or other questions we should be asking. Sincerely, AKS ENGINEERING&FORESTRY, LLC c Matt Scheidegger,Planner 9675 SW Frewing Street March 24, 2015 David Balfour Page 2 TDT Estimate PRE2015-00024 3/31/2015 Balfour Partition, 9675 SW Frewing, 2S102CA00800 TDT RATES EFFECTIVE 10/1/14 Former Use Use# ITE Code # Units Rate TDT Amount Description 1 210 1.00 $8,036 $8,036 1 SFR 2 $0 Total TDT Former Use $8,036 Proposed Use Use# ITE Code # Units Rate TDT Amount Description 1 210 2.00 $8,036 $16,072 2 SFR 2 3 Total TDTProposed Use $16,072 Less: Total TDT Former Use $8,036 TDT Increase(Decrease) $8,036 Recovery Rate for Proposed Use 29.9% Estimated Total Impact $26,876 Estimated Unmitigated Impact $18,840 PARKS Estimate PARKS RATES EFFECTIVE 7/1/14 Former Use Use# ITE Code #Units Rate TDT Amount Description 1 210 1.00 $6,451.33 $6,451.33 1 SFR 2 Total Parks Former Use $6,451.33 Proposed Use Use# ITE Code # Units Rate TDT Amount Description 1 210 2.00 $6,451.34 $12,902.68 2 SFR 2 3 TotalParks Proposed Use $12,902.68 Less: Total Parks Former Use $6,451.33 Parks Increase(Decrease) $6,451.35 ADDITIONAL DOCUMENTS J�Auf3 06,-A PARTITION PLAT NO. S-20 16- PARTITIONPLAT RECORDED AS DOCUMENT NO. 220 250 fSHEET 2 OF 2 PREPARED FOR A REPLAT OF A PORTION OF LOT 22 OF THE PLAT *FREWING'S ORCHARD TRACTS", SAGE BUILT HOMES,LLC. 1815 NW 169TH PLACE,SUITE 1040 OR LOCATED IN THE SOUTHWEST 1/4 OF SECTION 2, TOWNSHIP 2 SOUTH, RANGE 1 WEST, BEAVERTON, 970M WILLAMETTE MERIDIAN, CITY OF TIGARD, WASHINGTON COUNTY, OREGON JUNE 8, 2016 APPROVALS DECLARATION SURVEYOR'S CERTIFICATE APPROVED THIS DAY OF -7tIril- 2016. KNOW ALL PEOPLE BY THESE PRESENTS: 1,NICK WHITE,DO HEREBY CERTIFY THAT I HAVE CORRECTLY SURVEYED AND MARKED WITH PROPER MONUMENTS THE LAND THAT THE JESSICA M.BALFOUR AND DAVID E. BALFOUR ARE THE OWNERS OF THE LANDS SHOWN ON THE REPRESENTED ON THE ANNEXED MAP,BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS. CITY OF TIGARD,CITY ENGINEER ANNEXED MAP AND PARTICULARLY DESCRIBED IN THE ACCOMPANYING SURVEYOR'S CERTIFICATE, AND HAS BY, 3CAUSED THE SAME TO BE SURVEYED AND PARTITIONED INTO PARCELS IN ACCORDANCE WITH THE PROVISIONS A REPLAT OF A PORTION OF LOT 22 OF THE PLAT'FREWINGS ORCHARD TRACTS',LOCATED IN THE SOUTHWEST 1/4 OF , OF CHAPTER 92 OF OREGON REVISED STATUTES, AND DO HEREBY DEDICATE ALL RIGHT-OF-WAY TO THE SECTION Z TOWNSHIP 2 SOUTH,RANGE 1 WEST,WILLAMETTE MERIDIAN,CITY OF TIGARD,WASHINGTON COUNTY,OREGON. PUBLIC FOR PUBLIC USE AND DO HEREBY GRANT ALL EASEMENTS AS SHOWN OR NOTED HEREON. -I-' BEGINNING AT THE INITIAL PONT,BEING A 5/8 INCH IRON ROD WITH A YELLOW PLASTIC CAP INSCRIBED-AKS ENGR!ON THE APPROVED THIS D AY OF .JGA! 2016. NORTHEAST RIGHT-OF-WAY LINE OF SW FREWING STREET(20.00 FEET FROM CENTERLINE),FROM WHICH A 5/8 INCH IRON ROD WASHINGTON COUNTY SURVEYOR AT THE MOST WESTERLY CORNER OF LOT 1 OF THE PLAT*VIEWCREST TERRACE'BEARS NORTH 5416'04'EAST 155.22 FEET AND SOUTH 30-06'15'EAST 4.30 FEET, THENCE ALONG THE SOUTHEAST LINE OF THE TRACT PER DOCUMENT NUMBER BY: C;,& )t��,�W P•c I CA"MB DAOVD-E'—BWOUR 98112747 NORTH 5416'04"EAST 155.22 FEET TO THE MOST EASTERLY CORNER THEREOF,FROM WHICH A 5/8 INCH IRON ROD a WITH A YELLOW PLASTIC CAP INSCRIBED'AKS ENGR.'BEARS SOUTH 5416*04'WEST 2.00 FEET; THENCE ALONG THE SOUTHWEST LINE OF THE PLAT*VIEWCREST TERRACE"SOUTH 30 '15'EAST 121.23 FEET TO THE NORTHWEST RIGHT-OF-WAY ACKNOWLEDGMENT LINE OF SIN ASH AVENUE(20.00 FEET FROM CENTERLINE} THENCE ALONG SAID NORTHWEST RIGHT-OF-WAY LINE SOUTH ALL TAXES,FEES, ASSESSMENTS OR OTHER CHARGES AS PROVIDED BY ORS 92.095 HAVE BEEN PAID AS STATE OF OREGON 38108`28'WEST 165.86 FEET TO SAID NORTHEAST RIGHT-OF-WAY LINE OF SIN FREWING STREET; THENCE ALONG SAID OF THIS 2 4T-1 DAY OF_1,,,.,� ,2016. )Ss NORTHEAST RIGHT-OF-WAY LINE NORTH 3014'56"WEST 167.49 FEET TO THE INITIAL PONT. DIRECTOR OF ASSESSMENT AND TAXARON COUNTY OF WASHINGTON THE ABOVE DESCRIBED TRACT OF LAND CONTAINS APPROXIMATELY 2Z277 SQUARE FEEL MORE OR LESS. (WASHINGTON COUNTY ASSESSOR) THIS INSTRUMENT WAS ACKNOWLEDGED BEFORE MEON BY: 2016 BY JESSICA M.BALFOUR AND DAVID E.BALFOUR/ NARRATIVE DEPuij., THE PURPOSE OF THIS PLAT IS TO PARTITION THE TRACT PER DOCUMENT NUMBER 2015-094344,WASHINGTON COUNTY DEED RECORDS. THE BASIS OF BEARINGS FOR THIS PLAT IS THE CENTERLINE OF SIN ASH AVENUE PER THE PLAT'ASHWOOD', AS SHOWN. STATE OF OREGON NOTARY SIGNATURE THE CENTERUNE OF SIN ASH AVENUE WAS ESTABLISHED BY HOLDING FOUND MONUMENTS PER THE PLAT*ASHWOOD% THE PLAT COUNTY OF WASHINGTON )Ss LlCYt 'FREWING*S ORCHARD TRACTS%AND HOLDING A 25.00 FOOT OFFSETS FROM FOUND MONUMENTS PER SURVEY NUMBER 374 NOTARY PUBUC-MEG6N WHICH APPEARS TO HAVE PERPETUATED THE ORIGINAL PLAT MONUMENTS OF SAID PLAT,WHICH ALSO DEDICATED SAID ROAD. I DOHEREBY CERTIFY THAT THIS PARTITION PLAT RECORD ON THIS.30 ILL DAY OF WAS RECEIVED FOR COMMISSION NUMBER: THE NORTHWEST RIGHT-OF-WAY LINE OF SIN ASH AVENUE WAS ESTABLISHED BY HOW A 20.00 FOOT OFFSET FROM 2016 AT CENTERLINE q-,vtO'CLOCK /, M.AND RECORDED IN THE COUNTY CLERK MY COMMISSION EXPIRES: 11 PER THE PLAT*FREWINGS ORCHARD TRACTS*, RECORDS THE CENTERLINE OF SIN FREWING STREET WAS ESTABLISHED BY HOLDING A FOUND MONUMENT PER THE PLAT*FREWINGS ORCHARD TRACTS*AND HOLDING RECORD OFFSETS FROM FOUND MONUMENTS PER THE PLAT'ASHWOOD*AND SURVEY NUMBER DEPUTY-COUNTY-a-JDV- 3748.SAID SURVEY NUMBER 3748 AND THE PLAT"ASHWOOD'APPEAR TO HAVE PERPETUATED THE ORIGINAL PLAT MONUMENTS PLAT NOTES OF SAID'FRENWS ORCHARD TRACTS!, WHICH ALSO DEDICATED SAID ROAD. 1. THIS PARTITION PLAT IS SUBJECT TO CONDITIONS OF APPROVAL PER CITY OF TIGARD CASE FILE THE NORTHEAST RIGHT-OF-WAY LINE OF SW FRE04G STREET WAS ESTABLISHED BY HOLDING A 20.00 FOOT OFFSET FROM MLP2015-00DO7. CENTERUNE PER THE PLAT*FREWWS ORCHARD TRACTS". THE NORTHEAST LINE OF THE TRACT PER DOCUMENT NUMBER 2015-094344 WAS ESTABLISHEI)BY HOLDING FOUND MONUMENTS PER SURVEY NUMBER 3748 AND THE PLAT'VIEWCREST TERRACE'.IT APPEARS THAT THE LEGAL DESCRIPTION PER DOCUMENT CONSENT AFFIDAVIT PER 2015-094344 WAS WRITTEN BASED ON SURVEY NUMBER 3748."VIEWCREST TERRACE'HELD FOUND MONUMENTS PER A PARTITION CONSENT AFFIDAVIT FROM MORTGAGE ELECTRONIC REGISTRATION SYSTEM,INC.,A TRUST DEED SURVEY NUMBER 3748 TO ESTABUSH ITS COMMON BOUNDARY NTH DOCUMENT NUMBER 2015-094344. BENEFICIARY,HAS BEEN RECORDED AS DOCUMENT NO.2016- 0-60-5-2-9 WASHINGTON COUNTY DEED RECORDS THE MOST WESTERLY CORNER OF THE TRACT PER DOCUMENT NUMBER 2015-09434 WAS ESTABLISHED BY HOLDING A DISTANCE OF 195.00 FEET FROM THE MOST SOUTHERLY CORNER OF LOT 22 ALONG THE CENTERLINE OF SIN FREWING STREET PER ADJACENT DEED DOCUMENT NUMBER 98112747.DOCUMENT NUMBER 2015-094344 EXCEPTS THE TRACT PER BOOK 505 PAGE 452 (RECORDED 02/04/1964),TIME MOST SOUTHERLY CORNER OF WHICH ALSO FALLS 195.OD FEET FROM THE MOST SOUTHERLY CORNER OF SAID LOT 22. THE NORTHWEST LINE OF THE TRACT PER DOCUMENT NUMBER 2015-09434 WAS ESTABLISHED BY HOLDING THE ABOVE DESCRIBED WESTERLY OWNER AND HOLDING THE RECORD ANGLE PER SAID ADJACENT DEED DOCUMENT NUMBER 98112747. THIS RESOLUTION AGREE WELL WITH AN EXISTING FENCE.DOCUMENT NUMBER 2015-09430 EXCEPTS BOOK 505 PAGE 452 (RECORDED 02/04/1964SAID BOOK 505 PAGE 452 HOLDS THE SAME ANGLE AS DOCUMENT NUMBER 98112747 AND THE SOUTHEAST CORNER OF BOOK 505 PAGE 452(INCORRECTLY CALLED BOOK 505 PAGE 252)IS CALLED AS THE MOST EASTERLY CORNER OF SAID DOCUMENT NUMBER 98112747. ./(0 REGISTERED PROFESSIONAL AKS ENGINEERING AND FORESTRY,LLC L LAND SURV'IR JOB NAME.- FREWING 12965 SW HERMAN RD JOB NUMBER: 4481 SUITE 100 TUALATIN,OR 97062 PHONE. 501563.6151 AAK OREGON -AWN BY. JOH FAX: 501563.6152 JANUARY 9,2DO7 NICK WHITE CHECKED BY., NSW 70652LS ENGINEERING PLANNING - SURVEYING WAEn-6(30118 4481CPART FORESTRY - LANDSCAPE ARCHITECTURE I CALCULATED POSITION GF--- PARTITION PLAT NO. 0'2) GC22-049, SEE GEODETIC LOT 2 CONTROL NOTE 'A RECORDED AS DOCUMENT NO. 1261/ 1 -2'S x -SET S541CD4*W 2.00'. SHEET 1 OF 2 FRE CHARD TRUE CORNER FALLS IN WING's 30FACE OF CHICKEN COOP 06 ; Ts� .6 AC �? FOUND 1-IP; 4.36 RACE 37 'VIEOEST TER PER SN 48 All* PARTITIO PLA T (N5477-E 20.1')2 DOC,NO. FOUND 5/8'IR,BENT,TIED SPINHOLE, A REPEAT OF A PORTION OF LOT 22 OF SHE PLAT "FREWING'S 9811V47 PER THE PLAT"VIEWCREST TERRACE'; /4 END OF WOOD FENCE OF WOOD FENCE BEARS ORCHARD TRACTS END LOCATED IN THE SOUTHWEST 1 OF SECTION 2, 1,160*21'08'E 20.00' CALCULATED PosrnON OF FALLS ON LINE N59*53'45*E 1.4* GC22-070,SEE GEODETIC TOWNSHIP 2 SOUTH, RANGE 1 WEST, WILLAMETTE MERIDIAN, CONTRONOTE ,N13-.- + LOT 1 CITY OF TIGARD, WASHINGTON COUNTY, OREGON PORTION JUNE 8, 2016 OF LOT 22 NORTHWEST LINE OF DOC NO. 2015-094344 —INITIAL POINT AND SOUTHEAST LINE 9." OF BOOK 505 PAGE F 3 fLEGEND WOOD FENCE 452(02/04,1%4) �� \ ?sip• / CORNER FALLS 0 SET 5/8'X 30-IRON ROD W/YPC INSCRIBED ON LINE PARCEL 2 FOUND 5/e JR,BENT,TED 'AKS ENGIN.'ON: 06/08/16 LOT 1SPINHOLE; PER SN 3748, 221 7,552 SF 2.15", END OF WOOD FENCE BEARS 0 FOUND 5/8*IRON ROD W/OPC INSCRIBED 8 N24V28*E 0.7' 5 3 Wane COMMUNITY DESIGN'UNLESS NOTED 2 OTHERWISE; PER THE PLAT"ASHWOOD*; S30U 15"E 26.92' HELD (S30-04E 26.912 MOST WESTERLY CORNER '55-10-E 26.W)3 IRON ROD WITH ALUMINUM CAP (S29 0 FOUND 5/8 INSCRIBED'PACIFIC commucy DESIGN*IN PARCEL 1 t4 OF DOC.NO, 2015-094344 4 __ /_4v �&. I I- AND MOST SOUTHERLY Its MONUMENT BOX, PER THE PLAT*ASHWOOD'; CORNER OF BOOK 505 12,065 SF HELD PAGE 452(02/04/1964) N3091'56'WDENOTES FOUND MONUMENT AS NOTED, LOT 2 4.30' .00, HELD UNLESS NOTED OTHERWISE 0 CALCULATED POSITION S73'31'OrE le A 'Al30' DOC.NO� DOCUMENT NUMBER PER WASHINGTON 4 COUNTY DEED RECORDS 'A94WO !00, SCALE 1" 30 FEET IP IRON PIPE IR IRON ROD W WITH A YELLOW PLASTIC CAP 80' 18. 30 0 12 18 24 30 W WITH AN ORANGE PLASTIC CAP 1234' tv LOT 3 AT SN SURVEY NUMBER PER WASHINGTON 12.3r COUNTY SURVEY RECORDS N59*4VO4*E 20.00' cl CURVE PUE PUBLIC UTILITY EASEMENT L=23.38 VCE VISION CLEARANCE EASEMENT TO THE CITY (N59-45'11-E 20.00')4 CURVE RADIUS DELTA LENGTH CHORD OF WARD :1 ROW RIGHT-OF-WAY N5151' *W 25.00' Cl 12.00- 111-M-36- 23.30' N86W14'W 19.06 SF SOUARE FEET N59 45'04'E 9.00' (25.00')2 )1 RECORD INFORMATION PER THE PLAT-FREWING'S (N59-45'11*E 9.00')4 'a'A ORCHARD TRACTS' FOUND 5/8'IR,DOWN 00; RECORD IWORMATION PER SN 3748 PER SN 374- HELD RECORD INFORMATION PER THE PLAT*VIEWCREST N59*45'04'E 25.00' TERRACE' (25.00)2 )4 RECORD INFORMATION PER THE PLAT-ASHWDOD' )5 RECORD INFORMATION PER DOC.NO.98112747 TRACTS' FOUND I*IP, PER THE PLAT FREWENVS ORCHARD TRACTS", .FRONG'5 ORCHARD 'MOST SOUTHERLY CORNER Of LOT PoR"nON n*FREWING'S ORCHARD TRACTS' GEODETIC CONTROL OF LOT 17 1�qool THIS SURVEY HOLDS THE CALCULATED POSITIONS OF CITY OF TIGARD GPS CONTROL POINTS GC22-070 AND GC22-049 AS CALCULATED FROM THE ADJACENT PLAT 'ASHWOOO'.OREGON STATE PLANE,NORTH ZONE 3601,NAD&3(91)COORDINATES A., PER GEODETIC CONTROL SURVEY NUMBER 22 ARE AS FOLLOWS- REGISTERED PROFESSIONAL GC22-070. LAND SURVEYOR V, NORTHING: 648,790.755 INT.FEET PREPARED FOR 40% . EASTINQ 7,616,083.373 INT.FEET SAGE BUILT HOMES,LLC. 4� ItW'o CONVERGENCE -1*3rO8.OW 1815 NW 169TH PLACE,SUITE 1040 OREGON NUARY 9,200 7 COMBINED SCALE FACTOR: 0.99989725 BEAVERTON,OR 97006 JA NICK WWff GC22-049: 70652LS NORTHING. 649,429.692 INT.FEET RENEWS.,6/30/1 0 EASTING: 7,616,660.732 INT FEET oz� CONVERGENCE -1'37'02525' JOB NAME. FREWING AKS ENGINEERING AND FORESTRY,LLC 12965 SW HERMAN RD COMBINED SCALE FACTOR: 0.99989815 SUITE 100 JOB NUMBER: 4481 TUALATIN,OR 97062 R PHONE-- 501563 6151 DRAWN BY: JOH FAIL 503.563.6152 AK3 A CHECKED BY: NSW ENGINEERING - PLANNING - SURVEYING ):f DRAWW NO.: 4481CPART FORESTRY - LANDSCAPE ARCHITECTURE 0 z z 3 WE 04 w LU o 00 cl) th z 04 p TAX LOT 700 TAX MV ZS I 02CA CC TAX LOT 203 uj TAX MAP 2S I 02CA U. Z "2) PARCEL ±7,552 SF � TAX LOT 1,400 1 TAX MAP 2S 1 M 2% /`� -� .,- \\ sem' �� � a 9?ILax p OXz DEDICArm ♦ T PARCEL P.U.E 7'PUBIJC P OX , 0 3IZ065 SF DEDICATION E)DSnNG V P-U-E. SE Ir."ITO 27.W OU REMAIN TAX LOT 1500 SCALE V 20 FEET TAX MAP 2S I 02CA \ 'Z A s\ \ / 20 0 812182 P.U.E. B'P-U.E. TAX LOT 1600 LU TAX MAP ZS 1 02CA VISION CLEMANCE TRIANGLE EASEMENT DESMDS DRAW BY-. US OEM Or: PAS SCALE AS NOTED DATE-04-13--2016 REGISTERED -P;F1K.SW.R TAX LOT 700 TAX MAP 2S 1 0200 OREGON REVOKINS JDB NUMBER 4481 SHEET C003 AKS ENGINEERING&FORESTRY,LLC AAK 12965 SW Herman Road,Suite 100,Tualatin,OR 97062 =3 P:(503)563-6151 F:(503)563-6152 ENa1NEMNO&FORESTRY OFFICES IN:TUALATIN,OR - VANCOUVER,WA- SALEWKEIZER,OR ARBORIST INSPECTION REPORT Job Name: 9675 SW Frewing St File No. 4481 Contractor: K&G Construction Date: 11/30/2016 Contractor Rep: Jon Wheelock Engineer: AKS Inspector/Arborist: David Steinke Arrive/Depart: 12:00pm-12:15pm Weather and Temperature: Overcast, 50°F Equipment and Construction Personnel on Site: None Activities and Observations Description and Remarks(systems, location, progress, quantities): I visited the site to perform a final Arborist inspection of the project to document compliance with the Urban Forestry Plan.The tree protection fence throughout the site is still installed in substantial conformance with the plans.The tree protection fence should remain in place to provide tree protection throughout the home construction phase of the project.There are multiple trees that are shown to be removed on the Tree Preservation and Removal Plan that were not removed during this phase of the project, however, it is my understanding that these trees will be removed during the home construction phase of the project. Additionally, street trees#1001-1004 along SW Frewing Street and SW Ash Avenue have been planted in substantial conformance with the approved plans. It is my understanding that the remaining street tree#1000 (fronting Parcel 2) will be planted during the home construction phase of the project. It appears that site development construction is substantially complete; therefore,this concludes the bi-monthly Arborist inspections for this phase of the project. I will return to the site when requested by the owner to inspect tree protection measures when home construction begins.At that point bi-monthly Arborist inspections for home construction will begin. Reported By: David Steinke, Certified Arborist Reviewed By: Bruce Baldwin, Certified Arborist AKS Engineering&Forestry,LLC AKS Engineering&Forestry,LLC AKS H ENGINEERINGFORESTRY,LLC AAK 229655SWSW Hermanman Road,Suite 100,Tualatin,OR 97062 =3 P.(503)563-6151 F;(503)563.6152 ENGINEERING&FORESTRY OFFICES 1N: TUALATIN,OR - VANCOUVER,WA - SALEM-KElZER,OR ARBORIST INSPECTION REPORT Job Name: 9675 SW Frewing St File No. 4481 Contractor: K&G Construction Date: 11/1/2016 Contractor Rep: Jon Wheelock Engineer: AKS Inspector/Arborist: David Steinke Arrive/Depart: 11:45am-12:00pm Weather and Temperature: Cloudy, 55°F Equipment and Construction Personnel on Site: Various Activities and Observations Description and Remarks (systems, location, progress,quantities): I visited the site to perform a bi-monthly inspection of the installed tree protection measures. Installed tree protection measures were in place and in substantial conformance with the approved plans. Reported By: David Steinke, Certified Arborist Reviewed By: Bruce Baldwin, Certified Arborist AKS Engineering&Forestry, LLC AKS Engineering&Forestry,LLC EcII V Cheryl Caines From: Cheryl Caines Sent: Monday, October 03, 2016 6:32 PM To: 'Paul Sellke' Cc: Bruce Baldwin; David Steinke; Cale Doney;Albert Shields;Al Dickman Subject: RE: SW Frewing Partition,Arborist Fees/Bond Amounts Hi Paul, I've calculated all of the fees for you related to trees. Fee in lieu for 3 street trees ($560 per tree): $1,680 Urban Forestry Inventory Fee ($154—1"tree): 154 4 additional trees($28 per tree): 112 Tree Establishment Bond for 5 trees($510 per tree): 2,550 Total: $4,496 Please let me know if you would like to do a surety bond vs submitting a cash bond. I'll need to prepare paperwork. Cheryl Caines Associate Planner City of Tigard (503) 718-2437 From: Paul Sellke [mailto:PaulS@aks-eng.com] Sent:Wednesday, September 28, 20161:48 PM To:Cheryl Caines Cc: Bruce Baldwin; David Steinke;Cale Doney Subject:SW Frewing Partition,Arborist Fees/Bond Amounts Hi Cheryl: The attached pdf contains the tree removal/protection plan and the street tree plan for the Frewing Partition project. Can you calculate and provide the required fee and bond amounts for the Frewing Partition project? We will coordinate with our arborist and the developer for the initial inspection and forward the report to your attention. Thanks, Paul Sellke, PE, GE Project Engineer AKS ENGINEERING & FORESTRY, LLC i 12965 SW Herman Road,Suite 100 1 Tualatin,OR 97062 P:503.563.6151 Ext.219 1 F:503.563.6152 1 www.aks-eng.com I PaulS@aks-eng.com Offices in: Tualatin,OR I Salem-Keizer,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. 2 TREE PRESERVATION AND REMOVAL TABLE t/ J 7REEN COMMON NAME DBH IN. PRESERVE/REMOVE V \\ \ \ \ \1 10357 ENGLISH HOLLY 6 REMOVE 10358 INCENSE CEDAR 9 REMOVE LEGEND � 10359 INCENSECEDAR 35 REMOVE \ 1031iD EUROPEAN WHITE BIRCH 17 REMOVE g Q1� / / 10361 CHERRY 7,8 REMOVE EASING GROUND CONTOUR(I FT) ---214--- y Y , I 10362 GRAND FIR 2% REMOVE TAX LOT 700 010390 `\ / 10363 WESTSNJUNIPER 15 REMOVE i /� 10368 WESTERN HEMLOCK 24 PRESERVE '� --� ..— E7051NG GROUND CONTOUR 5 ---215--- . FAX MPt'251 021:A 1 Ono �AX LQ( ?Q3 � 10371 CHERRY 6 REMOYEI,l%MAN; 1 02CA /; 10372 ENGLISH HOLLY B,11 REMOVE FR6SIRD GRADE CONTOWt(1 F'T) 214 ' 10373 CHERRY 9 REMOVE g� 164000 // 10375 JAPANESE MAPLE 6,8 PRESERVE L� y / i •�, \ 1oJ6 FINISHED GRADE CONTOUR(5 FT) 215 10376 PAPERBARK MAPLE 6,7 REMOVE \ 10384 EUROPEAN WHITE BIRCH 7 REMOVE �J c��/ 1� / . 10385 CHERRY 6 REMOVE COSTING WOMS EN TREE L ^om 10682 7` /\ 108 EUROPEAN MOUNTAIN ASH 10 PRESERVE ^� O� \\ \ �` ,ao4 210 _ / is 10790 OREGON ASH 13 PRESERVE W 10763 \ 10319, / 111891 GIANTSELjUOA 6t PRESERVE EDSLIG DECIDIIOIIS TREE 0 W O W$ - ,'\2i / 10,1010 JAPANESE MAPLE 7 PRESERVE 7��(( 10.761�R l ` 0378 1p577 ! _' // 10101 JAPANESE MAPLE 6 PRESERVE TREE RELIOVAL. x O O �1J�RCE L 2 - / '' — / \ !K 10106 WESTERN LARCH 15 PRESERVE � O �i4K5. \ :N574 / / ! 10,10.5 SWE7TRUM n PRESERVE TREE PROTECTION FENCE 0 -71. ' ! / / _.9 10107 NORWAY SPRUCE a0 PRESNaE N 10108 sWEETGuM 20 PRESERVE LH09 IADGEPOLEPINE M PRESERVE 0 O TAX LOT 1400 \ - s\ \ ! \ \\��.' �� ,y/\ ! -J{/• / 10410 __ TAX MAP 2S 102CA \ \ \ \ \�,'\ \ _\ .\ / / / �/ / •' /•7// w4JU. JAPAN MAPLE 6 PRESERVE NOTE SEE COYER BEET FOR GELERAL PLAN LEGEND �1 (m -`- "/ - / '/ /\ / '10673 CEDAR 79 PRESERVE 1IL� \\\ \ �i 215 `\ /� % _--'217 © i -,�.,- it ,1674 CEDAR 78 PRESERVE 16— Y\ /% �, �;'• / / 105" CEDAR 8 PRESERVE 10578 CHERRY 9 PRFSNNE R R R 5i / \ `\� \ \1' ` \ \� 'P•^. --214- T �( / y / ' / 10579 CEDAR 7 PRESERI/E ITN ��' // 10582 CEDAR 46S PRESl9R/E \ \ \ t \ �\ \ P L 1 2� T SEE SUPPLEMENTAL ARBORIST LL O \\\ EASING REPORT T-1- REPORT FOR MORE INFORMATION E� !/ HOUSE TO REMAW *4u co TAX LOT 1500 \ \ .\ 'p, TAX MAP 2S 102CA TREE PROTECTION NOTES (� a Q$ A NO CHANGES SHALL BE MADE TO ANY ASPECT OF DE APPROTED USAN FORESTRY v' 9 PLAN EIIHOUT WRITTEN CC15ENr FROM THE PROJECT ARBORIST AND CITY AST. F. THE GRADE SHALL NOT BE ELEVATED OR REDUCED"N THE TREE PROTECTION ZCE E" WITHOUT THE Pao,EGT ARBO6STIS MTDDRRATICI THE PROW ARBORIST MAY B. TREE PROTECRON SHALL RE INSTALLED PRIOR TO ANY MID DISIUR8NkE WORK. ALLN COVERAGE OF W M ONE HALF OF THE AREA OF THE TREE'S ROOT ME TEM %% \ "v\V '' UGIT SMS(NO GAY)TO THE MINIM DEPTH NECESSARY TO CARRY OUT WANG C. NO POW MAY CONDUCT ANY ACTIVITY WITHIN THE PROEM AREA Cf ANY TREE OR LANDSCAPING PLANS IF R ILL NOT RIPEI6L THE SINNYAL OF THE TREE DESIGNATED TO REMAN,NCIDING,BUT NOT LIMNED TO,PARNN ONG EQUIPMENT, AEM1DENC£S MAY BE WAIAREO TO ENSURETHE TREE'S SURIAVAL Q 0, / PLACING SOLMIS,STORED BALDING MAIERAL.AND SM DFPOSHS OYPNG AX LO1 1600 \\\ ! CONCflETE WASIHOUT AND LOCATING BIYN IIOIES- E F THE GIME ADJACENT TO A PRESERVED TREE IS RASED SUCH THAT N COAL Z rA%MAP 25 1 02CA \ \ \\'� �' �� / SUDDEN OR ERODE INTO THE TREE PROTECTION ZOME,IT SHALL BE PEE AIMENTLY �r \\ \ / D. ATTACHMENTS TO IREES OU NIG CC6IRICIICN-NO PERSON SHALL ATTACH ANY �I "% \ /•' STABLM TO PREYETIT SETOCAHON ff THE ROOTS. % OBW TO MY TRE DESIGNATED FOR PRESERVATION \`. f / / /,/ ` , It AN MUMS SURFACE SHALL NOT BE INSTALLED WITHIN THE TREE PRI IECl1OU Z \\t\ 'A E PRIOR TO ANY GROUND DISTURBMff,THE CONTRACTORSPECRIC Z 1. SHALL ERECT AND MAINTAIN RFAOLY NSLIE TREE PROTECTION FINdtD ALONG AR ZONE IS MY OPEN TO BE PRESERVED WITHOUT FIFE SPECIFIC CON5BZATIff FIFE PROJECT BORSf.THE PROJECT AI®ORSf MAY REOIINE RNlU C1ID11 YE711005 THE OUTEREDGEAND COMPIEIELY SIRRONDING THE PROTECTED AREA OF ALL MINIMIZE IHE POTENTIAL FOR ROOT INDUCED DAMAGE 70 IHE NP9RHg6 9O6ME PROTECTED TREES OR GROUPS OF TREES AS SIOEII. L TO THE GREATEST FXTE Nr PRACIICM,UTILITY TOM SHALL BE LOCATED DRaDE Q 7/1 2.MAY BE REMO TO COVER WITH MULCH TO A DEPTH OF AT LEAST SX(6) J INCHES,OR WITH PLYWOOD OR SOLAR MATERIAL OVER THE ROOT ZONE OF A MA R TARE PROTECTION ZONE ff WRITES.tD BE PRESERVED.THE TREES MDCRSf SCAIE 1' a 20 1*RR�r \\Y\ I \X' ' MAY REQUIRE THAT LINITIS R ORIST ED UNDER THE ROOTS HI G WO FID BE \ \!� +� / TIME N ORDER TO PROTECT Roots FROM DAMAGE CAUSED BY HEAVY PRESERVED F THE PROJECT ARBORIST DEIERIGES RIA7 1RENCHNC NDLD cc EQUIPMENT. SGNfICANILY REDUCE THE CHANCES OF THE TREES SURVIVAL IN 6 B JY M EO / ' \ -!" I� /�� J ,/ 1 SHALL PROHIBIT EXCAVA70 OR COMPACIRRG OF EARN OR OTHER POTENTIALLY J. pRECIIONAL FEELING OF TREES SHAH.BE USED TO AVOID DAMAGE TO TREES dui�W DAMACNG ACWTIES WIHW THE TREE PROTECTION ZONE DESIGNATED FOR PRESERVARON. v/ O TAX _OT 100 \F!, W TAX MAP 2S 102CO \ X 4.MAY BE REOURED 10 MLDHM ROOT DAMAGE BY EXCAVABIN ff A TWO(2) K. THE PROJECT ARSONIST MAY REOUIE ADOHONAL TREE PRESERVATION MEASURES M FEET DEEP TRACH,AT THE EDGE ff THE TREE PROTECTION ZONE,TO CLEANLY WINCH ARE CONSISTENT WITH TREE CME INDUSTRY STANDARDS. LL SLYER THE ROOTS OF TREES TO BE RETAINED. � W L AT THE COMPLETION O.OONSIRICIIOK ALL TREES SHOULD ONCE AGAIN BE RENEWED CL M 5.MAY BE REQUIRED TO HAVE CCRKCHVE PRRNNG PFRFIRNED ON PRESERVED TO EVALUATE TFIFJR COMMON.LAND MEAR40 AND REMOVAL OF MJACM TREES Ii TREES N ORDER TO AVOID DAMAGE FRC1 MACHINERY OR BUWDNG AORNTY,AND CM EIPOSE PWMJSLY UNSEEN DEFECTS AND OTHERWISE HEALTHY 11US CAN BE W MAY BE GEIYD�EE TO MAI AN TREES THROUGHOUT`CONSTRUCTION PERIOD BY DAMAGED DURING CONSTRUCTION. uj 6.STALL MAINTAIN THE BEE PR01ECDON FBARNG N DIME UNTIL THE PROJECT M. STUDS SHALL 8E GLIM(OR LET'R N PLACQ AS NECESSARY SD AS NOT TO UK ARBORIST AND CITY ARBO6Sr wRDREs THEIR REMOVAL_ DAMAGE 70 TEE TDDT ZOIC DEA W IT TREES ID BE PREMNED ON THE SIAM PAVE OR Awnw;PARCELS SIUMPS WAR PROPFRIY LEES SHALL ALSO ANCHOR POSTS SHOULD BE 7.SHALL MINE THAT ANY LANDSCAPING DOE N THE IRE PROTECTION ZONE BE GOAD(OR LEFT N PLAN AS NECESSARY SD AS MY TO CAUSE DISRIffimm MNWM 2'STEEL U CHANNELFRS SUBSEQUENT TO IHE REMOVAL OF THE BAMSHALL EE ACWHPUSED WHH TO ADJACENT PARCD.S GENERAL NOTES. OR 2 1/2'OA IMM OR C 0.G MAX /ARLACHED TO TOPS OF LIGHT MACHINERY OR HMD LABOR. USE PLANT MATERIALS WITH COMPATIBLE 1. ERUCT LOCATION OF FUTURE BUILDINGS IS CURRENTLY UNXNOWN,THE BIDING SETBACKS 4'x1 TNBER,6 N LENGTH ` ANCHOR FVKIS WATER REQUIREMENTS TO TREE TO BE PRESERVED AND SPR DIRECT AY IRRIGAIION OWN O' ARE SAS A REFERENCE FIFE MANUAL BUILDING AREA ALLOWED PER LOT. ` AWAY FROM TRUNKS. BPB ;�s";Vim<.t<<�:ti:�. 2 PROPOSED DEM TION,CONSIRUCHON PARING AND CONSTRUC110N EQUIPMENT STORAGE, �',�`�a to G�:S�...��•. DIS AND MUM LOCATIONS ARE SHOUT ON THE PRELIMINARY GRADING AND DEMD111ON PLM. ��Yi� M� :i tire.,;:??\yR`ka Y SWARL 8 GAIKK;E GOLYMAZED NEE MESH �07 �OTED AS N •x<Fxi>;:�r:?`�'£��Ta'.q:� DAIE04-13-2 16 MM POSTS LUST BE INSTALIEO TO A DEPTH OF rN ROOT PROTECTION ZONE N01M TO TOTAL EIGLESS HT POSIT 5 ENCROACHMFNT INTO THE ROOT PROTECTION ZONE MAY BE ALLOWED NTH PROJECT MNBOR9T APPROVAL AS DESCRIBED IN THE FOLLOWING NOTES. NOTES Ha 1. EXGVATNN IN THE TOP 24'OF THE SOW.N THE CRITICAL ROOT ZONE AREA SHOULD BEGIN 1. METAL FENM FOR TREE PROTECTION DEVICE,ONLY. L AT THE EXCAVATION UE THAT IS CLOSEST TO THE TREE 2. BOUNDARIES OF PROTECTION AREA WILL BE ESTABIMED IN f 2 THE EXCAVATKN SHOULD ff DOE BY HMD OR NIH A BACKHOE AND A MM WIN THE DARTFIELD BY THE ARBORIST PROW TO LD BE ITAXE. /S� 1 BAGGED BY TH ARBORIST PRIOR O INSTALLING ff G DE AND A SHOVEL PRUNING SEARS,MD A PR1tWIlG SAW. FLAGGED BY THE ARBORIST PRIOR TO INSTALLING DEI1GE5. � ~ 8 1 F DONE BY HMD,ALL ROOTS 1'OR LARGER SHOULD BY PRUNED AT THE DEAVATIM LYE. 4. AVOID DAMAGE TO C14 MAL ROOT ZONE DO NOT DAMAGE JOB NUME3ER 4. F DONE NIGH A ROM(MOST LIKELY 9CIUROX HEN THE OPERATOR SHALL STMT THE OR SEVER LARGE ROOTS WHEN INSTALLING POSTS GUT AT THE EXGVAIRN LYE EN AND CAREFULLY FOR ROOTS/IESISTANCE.WIFEIE S MACE SHOULD B:MAINTAINED THROUGHOUT CON511NC110N. ceffrr® 4481 IS RESSTMDE,THE MAN WIN THE SHOVEL HAD DIGS AROUND THE ROOTS ALD PANES INE AF80FIW ROOTS LARGER I"1'DIAMETER. METAL TREE PROTECTION FENCE SHE EDRucE N EJN DVIIIN L C030 PLANT SCHEDULE �8 �Q�alao STEM TREES 9IY WF/C NTAECANOPY B MAJW LSOT \4\ \\ to300 S Am RUMEUM To ow IS"SET MAPLE 2'CAL BMD 40`01A/1.2%SF 4s \ ' 104000 / Z 10401 r, O N GENERAL NATES. W R q \ DOM COYER TREE m ROM(11P) 10404"�' ", � \\ 10575/' / /m REMw O DOMDOMDEM"DEM"TREE AAL(TAP) 10576.V' / � i. ALL IROS A10 1'UV4TTNGS m COTTON m THE OTT OF71GN0 DESIGN N ALL YNYA PLANT NtDNI AIXCE lnx'ffxr W O PARCEL 2 1 77 j��i !/ PRACW BOOM STaoARDS SUCH AS THOSE ADOPTED BY THE MON LNpSCME CONTR O11S WW(01,081m O O ✓ ! 2 CONTRACTOR IS REWOISMIE FOR EWFYNO RANT CHIANAAES. F 1ASCAFPANC ES OCpIR,MW INTENT PREWAS OYER WANNIES O 10574 r/ LISTED. �// � R l \\Q \ \\ 0 10573 /! / i TEES TO BE PLAITED SANE MEET THE NECIURI ENTS OF THE AIEFWM ASSOCIATION OF NURSERYMEN(AAA)KIT NURSERY STOCK(NIS V 10410 / O IDB1)FOR q+ME N0.1 CR BE11OL 0 / ALL__SHALL K PLANTID NO OW THAN 3V O.C.FROM ANY NEW OR OWN W.S 70 ANT___ V1, • 10375 N ' ! * I7011 NIYNIY FEE H10RINT,UTILITY DOfL at UIUIY POLL 7 FR011wNERfRgwD URITP,1lY EACH A U01T POLE.NO x7 FROM4 A N \\ RED sMTgT MMIF(m) 1 {; r. d / / Z d. \ \•, / ,!' � S7RET AIdET ff SAY WNER FEED ADAIST�RECIEED m MEET LMIAIIII CITY ff TCiJm SPAQq STAIID�s.10406 •rte 5. ROOF BAMM SHALL DE INSTALLED ACCOIM m THE MAAFACARER'S SPE rATIOHS*1EN A TREE 13 PLANED SM S,OF ANY J \ \ \\ \ \\ ��//�". HARD WAGE PANW OR UTILITY WX AM BAKER SHALL BE 1F LCNO A Ir DEEP NEI BE INSTALLED OLY AMCENT m THE \ / \ '�R ,I ' PAMW. ROOT WW SHALL BE DEEPN00T MT 18-2 OR OiHOi SPAR PRODUCT. COREN ROOT BARYTAS ON ME70KW 1000 \ /1 't' >'! .y}�/' \�+�• S. DOUBLE STNS ALL SWEEP TIFFS STAMES SUIT.BE PARALLEL TO SWEET. REFER TO On OF 7XIM SAEET 7REE STWARDS AND \� \ PA EL 1 / . r j! ! : / URBAN FOIESWY MANUAL.CMIIENT HD111011. LL z DOSING // '; ! ! '-•;;/ 7. MINIMUM TO SWEET AEE WEN OR SIZE MAY ONLY BE ALLOYED N CASES OF UNAYMJBN7Y AND MIST BE APPRM N WIM O \\ HOUSE m / / ! r' BY THE an OF 71OARO PR1aR m PLROIASE OF PUNT MALLEIN. F TREES ARE WMYAAAwE AT TK OF wSTALUIIOL Cd4TACT ?.r F„ \\ \ \\ y 1001�� \\ /�04fT .�� / ,,' y.♦ / PROJECT LANDSCAPE ARa1ffCT RBM ELY NN IFAOMEEOm WFE SIBSTIWM RECASTS.. /' / / t ' 6 R M ASO m S1PPlWIIAL ARBWMT NEWr IL INMWAL MNE'DWn IESPONSO F FOR IdB IM TIFFS FRONTING LATS ,�/� CC `�,� \\ \ �• \\ `^ ; / '�/' ,' ` �''�r",�'{ 1B SOLS: S1RET TREES m 1E PLANTED N DOM IRbQ7NBED SOL.FIFER ALSO m SM 12 AND APPENDICES OF W;ARD'S MIA1 \ \\s 1` t`, \"\ •.) ��,��`� / // /!'` r//// om DAVC CONSRRICIION ACIPAW. MUM AT 71YE OFP17W1N0. PROWPI/AIIHO ARTA FAdF CaPACIION AND CWw11C710N r 1L NUMBERED DOW IREES ON CANOPY CROAA GINS AND MCAs OPY NEA R NT ARE OT SIM ON IS RM RATwD OF LESS THAN x ARE NOT INCLUDED IN ME TIFF N,\\ \\ \ 1003 `,`-` fi ?s`s`� \ / vl� CL !� / W A j � Lu �ti.l\ /�9CALz 1" - 20 FEET RAO OR OVED ME ANKM ABMT ii YPROM ININK 12"a SALWIMZFD WE at MPIOYID TE •dv d • e ¢r m Amt AEE M KAM xa AEAIM 3TNIF5(2)PER W 7NEE-SCT PARAW7.m SIPEFT ROOT BANG r DEEP A S CIA MULCH IN W S Fff OA D) LAM OR OYLA PLANMM PER AAAODYN.PAM am y 16 PEEL M TOP 1/3 of BULM 33 .; ND Rol01E NL FEE,7FEIE A OI�T� "lam SEAWY SKIES OF PLANIN VELE i_; i•_;•' COMPACTED NAIK SOA. NAH/TEB 1l'AiL'It- As COMPACIED NAIVE SOL-O&I CA£ B 4'BG FROM BALI PEDESTAL FOR ROOISA L 70 SET W ��� OF PALNO MINIMUMm PItOEATT TREE SFTIOMD r/ TAF 5t i TYPICAL STREET TREE PLANTING DETAIL `A K,%wiI3 NISN� 1 OWE STAKES OUISOE OF ROOIBALL PANNLFL m STREET AM SOEEYAIN3. E SET TREE 3'NOME FLASH WADE m ALLOW FOR SETIM OF SOI.AD BARK M LM APR07M OM W. WADI SHALL NOT WOOF HAMAL NOT RAE. LEEP MAOI A MINIMUM OF r FROM 1 PFAU AN 1C DEEP BY tO LANG ROOT SOW OFEC'AY MW TO AND SUWTLY BELAY LEVO.W PAWS 51 MINN.� 11WF SHALL 71M ARE WW FKAIMAPW IIE �1�&Y ROOT IMI RSKWM WPAANELS 0)'R OTHER AMM DOBA1110 ON� B INSTALL PIN MARFACAEER'S AECOM ENCAAOS. doe Nuw*R NRHOLE MALFiPW1K BACK1FILLED. WN NAME SOIL AND M FRE OF WCK%MOTS,NO OTHER OEM 'APDA,Ol I RMWE AL WM METAL BASTER,TANS,ALAR 08 NON-MWEWD/BLE MATDWS FROM M WRIALLTO Ftmw. �NwACIOR MATER-SETTLE P AWOD HOES To RUNE Art m POD=PFM MOM MLcx SEE SUPFAIEMENTAI.ARBORIST A COSHEET REPORT FOR MORE INFORMAM C1 50 City of Tigard January 7,2016 Chris Goodell AKS Engineering&Forestry,LLC 12965 SW Herman Rd., Suite 100 Tualatin, OR 97062 RE: Completeness Balfour Partition (9675 SW Frewing) Case File No. MLP2015-00007 Dear Mr. Goodell: The City of Tigard received your original application submittal for a Minor Land Partition on December 2,2015. The development site is located at 9675 SW Frewing Street. Staff has completed a preliminary review of the submittal materials and has determined that your application was complete as of December 22, 2015 for the purpose of beginning the 120-day review period for a final decision. The formal comment and review process will take approximately three 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- 718-2437. Sincerely, Cheryl Caines Associate Planner C: Cale Doney,Sage Built Homes,LLC NILP2015-00007 Land Use File 13125 SW Hall Blvd. • Tigard, Oregon 97223 • 503.639.4171 TTY Relay: 503.684.2772 • www.tigard-or.gov ■ City of Tigard December 22,2015 Chris Goodell AKS Engineering&Forestry,LLC 12965 SW Herman Rd., Suite 100 Tualatin, OR 97062 RE: Completeness Balfour Partition (9675 SW Frewing) Case File No.NILP2015-00007 Dear Mr. Goodell: The City has received your application for a minor land partition (MLP2015-00007) to divide a .51 acre site into two parcels. The development site is located at 9675 SW Frewing St. 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: • Request of and payment for two (2) sets of notification envelopes. These will be used to notify neighboring property owners of the application and decision. • Number of Application Copies. After satisfying the above concerns,please submit 6 full sets of your application materials (each set shall be bound and an exact duplicate of all information pertaining to the application, narrative, forms, letters, studies, plans, etc.). In addition, submit 8 plan sets only, reduced to 11" x 17" if legible. Finally,one reduced set of plans at 8 1/2" x 11"is required for our records. Should you have any questions with regard to these items, please contact me at 503-718- 2437. Sinceere�ly,, c Cheryl Caines Associate Planner Encls: Public Facility Plan Completeness Checklist c: Cale Doney,Sage Built Homes,LLC ULP2015-00007 Land Use File 13125 SW Hall Blvd. • Tigard, Oregon 97223 • 503.639.4171 TTY Relay: 503.684.2772 • www.tigard-or.gov PUBLIC FACILITY PLAN Project: Frewing Partition COMPLETENESS CHECKLIST Case No.: MLP 15-07 Date: 12-21-15 Before a plat is approved so that a building permit application may be submitted, utility connections (water, storm and sewer) must be extended to the new lot and the driveway for the existing house must be completed. Please remove "to be installed by homebuilder"notes. GRADING ® I Existing and proposed contours shown. No grading proposed ® Does proposed grading impact adjacent parcels? No ® Adjacent parcel grades shown. Will not be changed ® Geotech report submitted Not required STREET ISSUES ® Right-of-way clearly shown. Show existing right-of-way on final submittal ® Street name(s) shown. ® Exist/proposed curb or edge of pavement shown. ® Street profiles shown. ® Future Street Plan: Must show street profiles, topo on adjacent parcel(s), etc. ® Traffic Impact Report Not required ® Street grades compliant? ® Street widths dimensioned and appropriate? ❑ Private Streets? Less than 6 lots and width None proposed appropriate? ❑ Other: SANITARY SEWER ISSUES ® Existing/proposed lines shown. ® Stubs to adjacent parcels required/shown? Not required WATER ISSUES ® Existing/proposed lines w/sizes noted? ❑ Existing/proposed fire hydrants shown? Show ® Proposed meter location and size shown? ❑ Proposed fire protection system shown? NA Other: STORM DRAINAGE AND WATER QUALITY ISSUES ® I Existing/proposed lines shown? ® Prelim. sizing calcs for WQ/detention provided? Not required for partitions ® Water quality/detention facility shown on plans? Not required for partitions ® Facility area matches requirements from calcs? NA ® Facility shown outside wetland buffer? NA ® Storm stubs to adjacent parcels required/shown? Not required ❑ Other: (:\Community Development\Land Use Applications\MLP-Minor Land Partitions\2015\MLP2015-00007 Balfour Partition\6_Correspondence\MLP2015- 00007 ENG Incomplete.Docx The submittal is hereby deemed M COMPLETE (Provide information noted above with PFI) ❑ INCOMPLETE (Resubmit) By: Greg Berry Date: 12-21-15 1AENGIDevelovment Enpineerfnpl LANDUSE PROJECTSIFrewinpl Pa►trtion.docx Frewinp St 9675 PartitionlComolefeness Checklist 9675 Frewinp Street hCommunity Development\Land Use Applications\MLP-Minor Land Partitions\2015\MLP2015-00007 Balfour Partition\6 Correspondence\MLP2015- 00007 ENG Incomplete.Docx LARGE PLANS FOR THIS FILE ARE IN THE RECORDS ROOM