Loading...
SUB2016-00010 SUB2016 - 00010 IRMA DELL BUTTERFIELD SUBDIVISION NOTICE OF TYPE II DECISION 94 SUBDIVISION (SUB) 2016-00010 on IRMA DELL BUTTERFIELD PARK 1 120 DAYS = 3/22/2017 SECTION I. APPLICATION SUMMARY FILE NAME: IRMA DELL BUTTERFIELD PARK SUBDIVISION CASE NOS.: Subdivision (SUB) SUB2016-00010 REQUEST: The applicant requests a 13-lot subdivision on a 3.22-acre site located south of SW Greensward Ln and between extensions of SW Inez Street. Proposed lot sizes range from 6,007 to 14,581 square feet, with an average lot size of 7,640 square feet. Proposed future development is expected to result in the removal of most trees on the site.. APPLICANT: LWD LLC &Four D APPLICANT'S Emetic,Design Construction REP: c/o Anne Marie Skinner c/o Alan DeHarpport 8285 SW Nimbus Avenue,S180 5740 SW Arrow Wood Ln. Beaverton,OR 97008 Portland,OR 97225 OWNER: Mark J.Butterfield 8770 SW Mountain View Lane Tigard,OR 97224 COMP. PLAN AND ZONING DESIGNATION: 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: 8770 SW Mountain View Lane; Washington County Tax Map 2S111AA,Tax Lot 01400. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.430, 18.510, 18.705, 18.715, 18.745, 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 preliminary subdivision request, subject to certain conditions of approval. The findings and conclusions on which these decisions are based are noted in Section VI of this decision. NOTICE OF DECISION PAGE 1 OF 24 SUB2016-00010-IRMA DELL BUTTERFIELD PARK SUBDIVISION CONDITIONS OF APPROVAL THE APPLICANT SHALL CONSTRUCT THE PROPOSED DEVELOPMENT IN SUBSTANTIAL COMPLIANCE WITH THE PLANS SUBMITTED EXCEPT AS MODIFIED BY THE FOLLOWING CONDITIONS OF APPROVAL. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY ONSITE IMPROVEMENTS,INCLUDING GRADING,EXCAVATION AND/OR FILL ACTIVITIES: The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the PLANNING DEPARTMENT, ATTN: Gary Pagenstecher 503-718-2434). The cover letter shall clearly identify where in the submittal the required information is ound: 1. Prior to commencing site improvements, the project arborist shall perform a site inspection for tree protection measures, document compliance/non-compliance with the urban forestry plan and send written verification with a signature of approval directly to the city manager or designee within one week of the site inspection. 2. The project arborist shall perform bimonthly (twice monthly) site inspections for tree protection measures during periods of active site development and construction, document compliance/non-compliance with the urban forestry plan and send written verification with a signature of approval directly to the project planner within one week of the site inspection. 3. Prior to site work, the applicant shall provide a tree establishment bond for all 37 trees to be planted per the approved urban forestry plan. The total bond amount shall be equivalent to the city's average cost to plant and maintain a tree per the applicable standards in the Urban Forestry Manual ($510) for a period of two years after planting multiplied by the total number of trees to be planted and maintained (37 trees x $510 = $18,870). 4. Prior to site 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 ($154.00 first + $28.00 for each additional open grown tree). 37 new+ 5 preserved open grown trees = $154 + 41 x$28 = $1,302. Submit to the Engineering Department(Kim McMillan,503-718-2642) for review and approval: 5. Prior to commencing site improvements, a Public Facility Improvement (PFI) permit is required for this project to cover construction of public streets and utilities and any other work in the public right-of-way. Six/Eight (6/8) 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). 6. The PFI permit plan submittal shall include the exact legal name, address and telephone number of the individual or corporate entity who will be designated as the "Permittee", and who will provide the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. 7. 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. NOTICE OF DECISION PAGE 2 OF 24 SUB2016-00010-IRMA DELL BUTMRFIELD PARK SUBDIVISION 8. Any necessary off-site utility easements shall be the responsibility of the applicant to obtain and shall be submitted to and accepted by the City prior to issuance of a building permit. 9. Prior to issuance of site permits, the applicant's engineer shall submit preliminary sight distance certification for the three SW Inez Street intersections. 10. Prior to issuance of site permits, the applicant's engineer shall provide traffic data to support the expected vehicles per day on SW Inez, a proposed local street with less than 500 vpd, and limited to parking on one side only. 11. The applicant shall submit construction plans to the Engineering Department as a part of the PFI permit to construct a full-street improvement of SW Inez Street, from the east to west property line. The improvements shall include: A. City standard pavement section for a local street from curb to centerline equal to 28 feet within a 50- foot ROW; B. Pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. Concrete curb,or curb and gutter as needed; D. Storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 5-foot concrete sidewalk with a 5-foot planter strip; F. Street trees in the planter strip spaced per Tigard Development Code requirements; G. Street striping; H. Streetlight layout by applicant's engineer,to be approved by City Engineer; I. Underground utilities; J. Street signs,including NO PARKING signs on one side; K. Driveway apron (if applicable);and L. Adjustments in vertical and/or horizontal alignment to construct SW Inez Street in a safe manner, as approved by the Engineering Department. 12. The applicant shall submit construction plans to the Engineering Department as a part of the PFI permit to construct a half-street improvement along the frontage of SW 89th Avenue. The improvements adjacent to this site shall include: A. City standard pavement section for a local skinny street from curb to centerline equal to 28 feet; B. Pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. Concrete curb,or curb and gutter as needed; D. Storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 5-foot concrete sidewalk with a 5-foot planter strip; F. Street trees in the planter strip spaced per TDC requirements; G. Street striping; H. Streetlight layout by applicant's engineer,to be approved by City Engineer; I. Underground utilities; J. Street signs,including NO PARKING signs on one side; K. Driveway apron (if applicable);and L. Adjustments in vertical and/or horizontal alignment to construct SW 89th Avenue in a safe manner, as approved by the Engineering Department. NOTICE OF DECISION PAGE 3 OF 24 SUB2016-00010-IRMA DELL BUTTERFIELD PARK SUBDIVISION 13. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit,which indicate that they will construct a full-street improvement of SW 88th Avenue. The improvements shall include: A. City standard pavement section for a local street from curb to centerline equal to 32 feet; B. Pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. Concrete curb, or curb and gutter as needed; D. Storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 5-foot concrete sidewalk with a 5-foot planter strip; F. Street trees in the planter strip spaced per TDC requirements; G. Street striping; H. Streetlight layout by applicant's engineer,to be approved by City Engineer; I. Underground utilities; J. Street signs (if applicable); K. Driveway apron (if applicable);and L. Adjustments in vertical and/or horizontal alignment to construct SW 88th Avenue in a safe manner, as approved by the Engineering Department. 14. The applicant's construction drawings shall show that the pavement and rock section for the proposed private street(s) shall meet the City's public street standard for a local residential street. 15. The private street, Tract B, shall have a storm and sewer easement over its entirety for the construction of storm and sewer laterals. 16. The applicant shall provide sanitary sewer laterals to the properties accessed by the private street. A public line will not be allowed. 17. The applicant shall provide storm sewer laterals to the properties accessed by the private street. A public line will not be allowed. 18. Prior to issuance of site permits, the applicant's design engineer shall submit documentation, for review by the City (Kim McMillan), of the downstream capacity of any existing storm facility impacted by the proposed development. The design engineer must perform an analysis of the drainage system downstream of the development to a point in the drainage system where the proposed development site constitutes 10 percent or less of the total tributary drainage volume,but in no event less than 1/4 mile. 19. If the capacity of any downstream public storm conveyance system or culvert is surpassed during the 25- year design storm event due directly to the development,the developer shall correct the capacity problem or construct an on-site detention facility. 20. Any extension of public water lines shall be shown on the proposed Public Facility Improvement (PFI) permit construction drawings and shall be reviewed and approved by the City's Water Department, as a part of the Engineering Department plan review. NOTE: An estimated 12% of the water system costs must be on deposit with the Water Department prior to approval of the PFI permit plans from the Engineering Department and construction of public water lines. 21. Applicant shall provide approval from TVFR for access and hydrant placement. NOTICE OF DECISION PAGE 4 OF 24 SUB2016-00010-IRMA DELL BUTTERFIELD PARK SUBDIVISION 22. The applicant shall provide an on-site water quality facility as required by Clean Water Services Design and Construction Standards (adopted by Resolution and Order No. 00-7). Final plans and calculations shall be submitted to the Engineering Department (Kim McMillan) for review and approval prior to issuance of the site permit. In addition, a proposed maintenance plan shall be submitted along with the plans and calculations for review and approval. 23. An erosion control plan shall be provided as part of the Public Facility Improvement (PFI) permit drawings. The plan shall conform to the current "Erosion Prevention and Sediment Control Design and Planning Manual." 24 The applicant shall obtain a 1200-CN General Permit issued by the City of Tigard pursuant to ORS 468.740 and the Federal Clean Water Act. 25. 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 ensure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Department. For situations where the back portions of lots drain away from a street and toward adjacent lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. 26. 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. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO FINAL PLAT APPROVAL: Submit to the Engineering Department (Kim McMillan, 503-718-2642) for review and approval: 27. The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the City's global positioning system (GPS) geodetic control network (GC 22) as recorded in Washington County survey records. 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. 28. Prior to plat approval,the applicant shall pay the addressing fee in the amount of$750.00. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: Submit to the Engineering Department (Kim McMillan, 503-718-2642) for review and approval: 29. Prior to issuance of building permits, the City Engineer may determine the necessity for, and require submittal and approval of, a construction access and parking plan for the home building phase. If the City Engineer deems such a plan necessary,the applicant shall provide the plan prior to issuance of building permits. 30. Prior to issuance of building permits, the City Engineer shall deem the public improvements substantially complete. Substantial completion shall be when: 1) all utilities are installed and inspected for compliance, NOTICE OF DECISION PAGE 5 OF 24 SUB2016-00010-IRMA DELL BUTMRFIELD PARK SUBDIVISION including franchise utilities, 2) all local residential streets have at least one lift of asphalt, 3) any off-site street and/or utility improvements are substantially completed, and 4) all street lights are installed and ready to be energized. 31. Prior to issuance of building permits, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) 3 mil mylar,2) a diskette of the as-builts in"DWG" format,if available;otherwise "DXF"will be acceptable,and 3) the as-built drawings shall be tied to the City's 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). 32. Prior to issuance of building permits, the applicant shall provide final sight distance certification for the three SW Inez Street intersections. 33. Prior to issuance of building permits, the applicant shall provide signage at the entrance of each shared flag lot driveway or private street that lists the addresses that are served by the given driveway or street. 34. Street centerline monumentation shall be provided as follows: In accordance with Oregon Revised Statutes 92.060, subsection (2), the centerline of all street and roadway rights-of-way shall be monumented before the City accepts a street improvement. The following centerline monuments shall be set: 1. All centerline-centerline intersection points; 2. All cul-de-sac center points;and 3. Curve points,beginning and ending points (PC's and PTs). All centerline monuments shall be set during the first lift of pavement. Monument boxes conforniing to City standards will be required around all centerline intersection points, cul-de-sac center points, and curve points. The tops of all monument boxes shall be set to finished pavement grade. 35. 18.810 Street&Utility Improvement Standards: 18.810.120 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. 18.810.130 Cash or Bond Required All improvements installed by the subdivider shall be guaranteed as to workmanship and material for a period of one year following acceptance by the City. Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer. The cash or bond shall comply with the terms and conditions of Section 18.810.180. 18.810.150 Installation Prerequisite No land division improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans therefore have been approved by the City,permit fee paid and pen-nit issued. 18.810.180 Notice to City Required NOTICE OF DECISION PAGE 6 OF 24 SUB2016-00010 IRMA DELL BUTFERFIELD PARK SUBDIVISION Work shall not begin until the City has been notified in advance. If work is discontinued for any reason,it shall not be resumed until the City is notified. 18.810.200 Engineer's Certification The land divider's engineer shall provide written certification of a form provided by the City that all improvements, workmanship and materials are in accord with current and standard engineering and construction practices,and are of high grade,prior to the City acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO FINAL BUILDING 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 the PLANNING DEPARTMENT, ATTN: Gary Pagenstecher(503-718-2434) and Albert Shields (503-718-2426). 36. Prior to final building inspection for any lot or tract with an active urban forestry plan,the project arborist shall perform a site inspection,document compliance/non-compliance with the urban forestry plan and send written verification with a signature of approval to the city manager or designee. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. NOTICE OF DECISION PAGE 7 OF 24 SUB2016-00010-HMA DELL BUTFERFIELD PARK SUBDIVISION SECTION III. BACKGROUND INFORMATION Site History: The subject 3.22-acre parcel located south of SW Greensward Ln and between extensions of SW Inez Street was used in the past for agricultural purposes and is developed with a single-family residence. The subject site is zoned R-4.5, as are all adjacent properties. Adjacent parcels to the north and south and east have been fully developed. The property to the west recently obtained subdivision approval and homes are being built on the established lots. Site Information and Proposal Description: The applicant requests a 13-lot subdivision with lot sizes ranging from 6,007 to 14,581 square feet and an average lot size of 7,640 square feet. Most trees will be removed with some retained on the northern portion of the site. The site has three street stubs: Inez Street, 88th Avenue and 89th Avenue, all proposed to be connected with the site. All necessary utilities (i.e., power, sanitary sewer, water, etc.) are presently available to the site, as illustrated on the preliminary site/utility plan). SECTION IV. COMMENTS FROM PROPERTY OWNERS WITHIN 500 FEET On September 13,2016, the applicant held a neighborhood meeting with 16 participants. Issues raised by neighbors included the character of the homes, streets, street lighting, on street parking, drainage, and the development schedule. On November 28, 2016, a Notice of Type II Proposal was sent to neighboring property owners within 500 feet of the subject site boundaries. The city received one written comment from neighboring property owners as identified below. Phil Pasteris commented with concern that the city ensure that the size of the lots in the proposed development that adjoin existing lots 14540, 14545 and 14550 do not exceed the adjoining lot size ratios permitted in the building code. Mr.Pasteris recalls that there was a ratio back in the early 1980s to ensure there wasn't an extreme difference in lot sizes between existing and proposed,higher density developments. RESPONSE: The preliminary plat shows five lots north of the lots identified by Mr. Pasteris with sizes ranging between 6,007 sf to 6,493 s£ In the R-4.5 zone, the minimum lot size is 7,500 sf. However, through lot size averaging, the minimum lot size can be reduced by up to 20 percent or must be at least 6,000 sf in this zone. Proposed Lot 13 is 14,581 sf with the balance of lots being around 7,500 sf. There is no specific lot ratio requirement, but all lots must meet the minimum lot size, on average, and the subdivision as a whole must meet minimum density requirements, i.e. there must be a minimum number of lots per acre. The proposed lots meet all applicable lot size and density requirements. SECTION V. SUMMARY OF APPLICABLE CRITERIA The following summarizes the Tigard Development Code criteria applicable to this decision in the order in which they are addressed: 18.430 (Subdivision) 18.510 (Residential zoning districts) 18.705 (Access,Egress and Circulation) 18.715 (Density) 18.745 (Landscaping and screening) NOTICE OF DECISION PAGE 8 OF 24 SUB2016-00010-IRMA DELL BUTTERFIF,LD PARK SUBDIVISION 18.765 (Off-street parking and loading requirements) 18.790 (Urban Forestry) 18.795 (Vision clearance) 18.810 (Street and Utility Improvement Standards) SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS Subdivision Standards (18.430 18.430.020 General Provisions Lot averaging. Lot size may be averaged to allow lots less than the minimum lot size allowed in the underlying zoning district as long as the average lot area for all lots is not less than allowed by the underlying zoning district. No lot created under this provision shall be less than 80% of the minimum lot size allowed in the underlying zoning district. The preliminary plat shows lot sizes ranging between 6,007 sf to 14,581 s£,with an average lot size of 7,640 square feet. In the R-4.5 zone the minimum lot size is 7,500 sf. Through lot size averaging the minimum lot size can be reduced by up to 20 percent or must be at least 6,000 sf. in this zone. This provision is met. 18.430.030 Approval Process A. Review of preliminary plat. Review of a preliminary plat for subdivision shall be processed by means of a Type II procedure, as governed by Chapter 18.390, using approval criteria contained in Section 18.430.040. 18.430.040.Approval Standards—Preliminary Plat: The proposed preliminary plat complies with the applicable zoning ordinance and other applicable ordinances and regulations. Compliance with the specific regulations and standards of the zoning ordinance are addressed in greater detail in this decision, below, and have been shown to either meet, or be conditioned to meet, applicable standard and regulations with this decision.This standard is met. The proposed plat name must not be duplicative and must otherwise satisfy the provisions of ORS Chapter 92. The plat name"Irma Dell Butterfield"was approved by the Washington County Surveyor's office on September 25, 2016 and otherwise satisfies the provisions of ORS Chapter 92.This standard is met. The streets and roads are laid out so as to conform to the plats of subdivisions and maps of major partitions or subdivisions already approved for adjoining property as to width,general direction and in all other respects unless the City determines it is in the public interest to modify the street or road pattern. SW Inez Street and SW 88 h and 89"Avenues are stubbed to the boundaries of the subject site.The applicant's plan set shows these streets continuing into and through the site.This standard is met. An explanation has been provided for all common improvements. The applicant's narrative provides an explanation for all common improvements, as required. Specific details of the proposed improvements are discussed later in this decision under TDC 18.810, Street and Utility Improvement NOTICE OF DECISION PAGE 9 OF 24 SUB2016-00010-IRMA DELL BUTTERFIELD PARK SUBDIVISION Standards Section.This standard is met. FINDING: Based on the analysis above, the proposal meets all of the preliminary plat approval standards for subdivisions. Residential Zoning Districts (18.510) Lists the description of the residential Zoning District. The subject property is zoned R-4.5, Low-Density Residential District. The R-4.5 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 7,500 square feet, and duplexes,at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. Table 18.510.1, Use Table, Residential Zones, lists permitted, restricted, conditional, and prohibited uses in residential zones. The proposed use is detached single-family household living,a permitted use in the R-4.5 zone. Table 18.510.2 contains development standards in residential zones. The R-4.5 zoning district has the following dimensional requirements: TABLE 18.510.2 DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES STANDARD R4.5 Proposed Minimum Lot Size 6,007 min sq.ft. Detached unit 7,500 sq.ft. 7,640 avg.sq. ft. 14,581 max sq.ft. Average Minimum Lot Width 50 ft. Variable,59-78 ft. Maximum Lot Coverage NA Minimum Setbacks Front yard 20 ft. 20 ft. Side facing street on corner&through lots 15 ft. 15 ft. Side yard 5 ft. 5 ft. Rear yard 15 ft. 15 ft. Side or rear yard abutting more restrictive zoning district NA Distance between property line and front of garage 20 ft. 20 ft. Maximum Height 30ft. 30 ft. Minimum Landscape Requirement NA The minimum lot size is 7,500 square feet for detached units,and the smallest lot size proposed for a detached house is 6,007 square feet. However, Section 18.430.020.13 of the Code allows for lot averaging in a subdivision. The project meets the lot averaging requirement,as discussed previously in this narrative. The average minimum lot width for detached unit lots is 50 feet. All of the lots in this development are at least 50 feet wide. Proposed Lot 13 is a flag lot with a pole that fronts on SW Inez Street with a 28-foot width;the lot proper is 104 x 130 feet. Dimensions are shown on the Preliminary Plat(Sheet 4). The minimum front,street side, side,rear and garage setbacks are noted on the Preliminary Plat both in note form and visually depicted on each lot. To ensure compliance,setbacks will be reviewed at the time of building permit submittal. NOTICE OF DECISION PAGE 10 OF 24 SUB2016-0001(1-IlZMA DELL BUTTERFIELD PARK SUBDIVISION The subject property is surrounded by R-4.5 zoning on all sides, so the more restrictive side or rear yard setbacks are not applicable. FINDING: Based on the analysis above, the applicable base zone development standards are met or can be met and verified at the time of building permit review. Access,Egress and Circulation (18.705): Chapter 18.705 establishes standards and regulations for safe and efficient vehicle access and egress on a site and for general circulation within the site. Section 18.705.030.11 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. Scaled site plans have been submitted (applicant's plan set) that indicate how the requirements of access, egress and circulation are to be met.This standard is met. Section 18.705.030.0 allows shared accesses only if legal agreements are set in place to establish the joint use and shared rights and maintenance responsibilities associated with such use and such agreements are placed on permanent file. The applicant is proposing shared accesses through Tract B, a private street to serve proposed lots 12 and 13. The applicant proposes recording a joint maintenance agreement for the access.This standard is met. Section 18.705.030.D Public street access. All vehicular access and egress as required in Sections 18.705.030.H and 18.705.030.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, except lots 12 and 13 which will take access from a private street, shown on the Preliminary Plat as Tract B.This standard is met. Section 18.705.030.H.1 states that an access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT,Washington County,the City and AASHTO. The Applicant states that sight distances are adequate but has not submitted the required Sight Distance Certification. The Applicant shall submit preliminary site distance certification with Public Facility Improvement (PFI) permit. In addition, the Applicant shall submit final Site Distance Certification prior to building permits. As conditioned,this standard is met. 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 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 NOTICE OF DECISION PAGE 11 OF 24 SUB2016-00010-IRMA DELL BUTTERFIELD PARK SUBDIVISION shall be placed as far from the intersection as possible. There are no arterial or collectors within 150 feet,therefore this standard does not apply. Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. The minimum spacing of local streets along a local street shall be 125 feet. The spacing between SW 88th and 89th Avenues,both local streets,exceeds 125 feet,thereby meeting this criterion. Vehicular access and egress for single-family dwelling units on individual lots shall not be less than as provided in Table 18.705.1. According to Table 18.705.1, the width of driveways serving individual lots must be at least 10 feet paved within a 15-foot accessway. As shown on the Preliminary Plat (Sheet 4) the proposed lots have minimum 25-foot frontages, which are capable of accommodating required access and improvements. In addition, the shared access in Tract B to Lots 12 and 13 meets these requirements. This standard is met. FINDING: Based on the analysis above, not all of the applicable Access, Egress and Circulation standards are met,but can be met,as conditioned. CONDITION: The Applicant shall submit preliminary site distance certification with Public Facility Improvement (PFI) permit. In addition,the Applicant shall submit final Site Distance Certification prior to building permits. Density Computations and Limitations (18.715- Chapter 18.715 implements the Comprehensive Plan by establishing the criteria for determining the number of dwelling units permitted. The number of allowable dwelling units is based on the net development area. The net area is the remaining parcel area after exclusion of sensitive lands and land dedicated for public roads or parks. The net area is then divided by the minimum lot size permitted by the zoning district to determine the number of dwelling units that may be developed on a site. FINDING: According to Washington County records, the subject property is 3.22 gross acres or 140,299 gross square feet — 33,910 square feet (29,888 square feet for public streets and 4,022 square feet for the private street) = 106,389 square feet net development area/7,500 = 14.19; 14 lots maximum; minimum density is 14 lots x .80 = 11 lots. The applicant proposes 13 lots. Therefore, the proposed subdivision is consistent with number of units allowed using the Density Computations and Limitations criteria. Exceptions to Development Standards (18.730) Section 18.730.020 Exceptions to Building Height Limitations C. Building heights and flag lots. 1. Limitations on the placement of residential structures on flag lots apply when any of the following exist: a. A flag lot was created prior to April 15, 1985; b. A flag lot is created after April 15,1985 by an approved partition; or C. A flag lot is created by the approval of a subdivision and the flag lot is located on the periphery of the subdivision so that the lot adjoins other residentially zoned land. NOTICE OF DECISION PAGE 12 OF 24 SUB2016-00010-IRMA DELL BUTFERFIELD PARK SUBDIVISION Proposed Lot 13 is a flag lot located on the periphery of the subdivision. Therefore,the limitations apply. 2. The maximum height for an attached or detached single-family, duplex, or multiple-family residential structure on a flag lot or a lot having sole access from an accessway, private drive or easement is 1-1/2 stories or 25 feet, whichever is less, except that the maximum height may be 2-1/2 stories or 35 feet, whichever is less,provided: a. The proposed dwelling otherwise complies with the applicable dimensional and height requirements of the zoning district; b.A 10-foot side yard will be preserved; c. A residential structure on any abutting lot either is located 50 feet or more from the nearest point of the subject dwelling, or the residential structure exceeds 1-1/2 stories or 25 feet in height on any abutting lot; and d.Windows 15 feet or more above grade shall not face dwelling unit windows or patios on any abutting lot unless the proposal includes an agreement to plant trees capable of mitigating direct views, or that such trees exist and will be preserved. 3. Where an agreement is made to plant trees capable of mitigating direct views, the agreement shall be deemed a condition of approval under the provisions of Section 18.39O.03O.D. 4. The tree planting agreement shall be a condition of chapter 18.360, site development review, for three or more attached units or a multiple-family residential structure, or, at the time of issuance of building permits,for single detached units, one duplex or two attached residential units. FINDING: The applicant states the proposed dwelling on Lot 13 will comply with the 30-foot maximum height prescribed by the R-4.5 zone, the Preliminary Plat shows a 60-foot peripheral side yard setback to the building envelope, the houses on adjoining Tax Lots 6900, 7000, 7200, and 7300 are 2 stories in height and significant mature landscaping provides screening between the proposed house on Lot 13 and the existing dwelling on Tax Lot 7300. Therefore, the house on Lot 13 can be 2 stories and 30 feet in height in accordance with the R-4.5 zoning standards. Landscaping and Screening (18.745) 18.745.040 Street Tree Standards 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 six 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. FINDING: Street trees are required for subdivisions. The applicant states that the proposed subdivision has 1,232 linear feet of street frontage along Inez Street, 88th Avenue and 89th Avenue which requires 31 street trees based on 40 feet per tree. A total of 31 street trees are proposed along all of these frontages as shown on the Street Canopy Site Plan (Sheet 10). The street tree standards are met. NOTICE OF DECISION PAGE 13 OF 24 SUB2016-00010-IRMA DELL BUTTERFIELD PARK SUBDIVISION Off-Street Parking and Loading Requirements (18.765)- 18.765.030 General Provisions Off-street parking spaces for single-family and duplex dwellings and single-family attached dwellings shall be located on the same lot with the dwelling(s). Per Table 18.765.2, Minimum and Maximum Required Off-Street Vehicle and Bicycle Parking Requirements, single-family dwelling units require a minimum of one parking space and no maximum; no bicycling spaces are required. FINDING: Table 18.765.2 requires one vehicle parking space per dwelling unit. The applicant proposes a two-car garage and two-space parking aprons for a total of four parking spaces for each dwelling.The Off-Street Parking provisions are met. Urban Forestry(18.790) 18.790.030 Urban Forestry Plan Requirements A. Urban Forestry Plan Requirements.An urban forestry plan shall: 1. Be coordinated and approved by a landscape architect (the project landscape architect) or a person that is both a certified arborist and tree risk assessor (the project arborist), except for Minor Land Partitions that can demonstrate compliance with effective tree canopy cover and soil volume requirements by planting street trees in open soil volumes only; The application includes a Tree Preservation and Removal Plan (Sheets 8/9),Tree Canopy Plan (Sheet 10), and the Arborist Urban Forestry Supplemental Report dated October 27, 2016 by Morgan Holen & Associates, an ISA Certified Arborist.This Urban Forestry Plan requirement is met. 2. Meet the Tree Preservation and Removal Site Plan standards in the Urban Forestry Manual; Part 1 of Section 10 of the Urban Forestry Manual describes the components to be included in the Tree Preservation and Removal Site Plan. The Tree Preservation and Removal Plan includes these components. The Tree Preservation and Removal Site Plan standards are met. 3. Meet the Tree Canopy Site Plan standards in the Urban Forestry Manual; and Part 2 of Section 10 of the Urban Forestry Manual sets forth Tree Canopy Site Plan Requirements. New development in the R-4.5 Zone is required to have 40 percent effective tree canopy coverage of the net development site and 15 percent canopy coverage for each lot. The Arborist Report states that the net site area of the lots and the water quality facility is 106,389 sq. ft. and that the proposed net effective site tree canopy is 47,593 sq. ft., or 44 percent, which is greater than the required 40 percent canopy. In addition, the report establishes the minimum 15 percent effective tree canopy per lot is also met. The tree canopy site plan standards are met. 4. Meet the Supplemental Report standards in the Urban Forestry Manual. Part 3 of Section 10 of the Urban Forestry Manual describes the components to be included in the supplemental report. The applicant's Supplemental Arborist Report discusses the existing and proposed trees on the site and how the proposed trees meet the standards of the Urban Forestry Manual. As attested to by Morgan Holen, the Project Arborist, the applicant's preliminary plans and supplemental report meet the Supplemental Report standards. NOTICE OF DECISION PAGE 14 OF 24 SUB2016-00010-IRMA DELL BUTMRFIELD PARK SUBDIVISION 18.790.060 Urban Forestry Plan Implementation A. General Provisions. An urban forestry plan shall be in effect from the point of land use approval until the director determines all applicable urban forestry plan conditions of approval and code requirements have been met. For subdivisions and partitions, the urban forestry plan shall remain in effect for each resulting lot or tract separately until the director determines all applicable urban forestry plan conditions of approval and code requirements have been met. Prior and subsequent permitting decisions regarding the planting, maintenance, removal and replacement of trees when not associated with one of the land use review types in Section 18.790.020.A shall be administered through Title 8 (Urban Forestry) of the Tigard Municipal Code. Procedures for ensuring compliance with the urban forestry plan and supplemental report are set forth in Section 11 (Urban Forestry Plan Implementation Standards) of the Urban Forestry Manual. Compliance with Section 11 will be ensured through conditions of approval,as discussed below. B. Inspections. Implementation of the urban forestry plan shall be inspected, documented and reported by the project arborist or landscape architect whenever an urban forestry plan is in effect. In addition, no person may refuse entry or access to the director for the purpose of monitoring the urban forestry plan on any site with an effective urban forestry plan. The Inspection Requirements in the Urban Forestry Manual shall apply to sites with an effective urban forestry plan. Inspection requirements are set forth in Part 1 of Section 11 of the Urban Forestry Manual. In order to ensure compliance with inspection requirements during all site development and building permit phases of this subdivision application, the applicant shall be subject to conditions of approval consistent with the procedures and timing set forth in Part 1 of Section 11 of the Urban Forestry Manual.As conditioned,this standard will be met. 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 a previously approved urban forestry plan shall be guaranteed and required according to the Tree Establishment Requirements in the Urban Forestry Manual. Tree establishment requirements are set forth in Part 2 of Section 11 of the Urban Forestry Manual. In order to ensure compliance with tree establishment requirements throughout all stages of the site development and building process, conditions of approval are being applied consistent with the procedures and timing set forth in Part 2 of Section 11 of the Urban Forestry Manual.As conditioned,this standard will be met. 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 18.790.030.A.3) and Supplemental Report (per 18.790.030.A.4) of a previously approved urban forestry plan. Urban Forest Inventory requirements are set forth in Part 3 of Section 11 of the Urban Forestry Manual. In order to ensure compliance with inventory requirements throughout all stages of the site development and building process, conditions of approval are being applied consistent with the procedures and timing set forth in Part 3 of Section 11 of the Urban Forestry Manual.As conditioned,this standard will be met. FINDING: As shown in the analysis above, the applicable provisions of the Urban Forestry Plan are met. To ensure compliance,the following conditions of approval are imposed. NOTICE OF DECISION PAGE 15 OF 24 SUB2016-00010-HZMA DELL BUTfERFIELD PARK SUBDIVISION CONDITIONS: ■ Prior to site work, the project arborist shall perform a site inspection for tree protection measures, document compliance/non-compliance with the urban forestry plan and send written verification with a signature of approval directly to the city manager or designee within one week of the site inspection. ■ Prior to site work, the applicant shall provide a tree establishment bond for all 37 trees to be planted per the approved urban forestry plan. The total bond amount shall be equivalent to the city's average cost to plant and maintain a tree per the applicable standards in the Urban Forestry Manual ($489) for a period of two years after planting multiplied by the total number of trees to be planted and maintained (37 trees x $510 = $18,870). ■ Prior to site 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 ($154.00 first + $28.00 for each additional open grown tree). 37 new+ 5 preserved open grown trees = $154+ 41 x$28 = $1,302. ■ During periods of active site development or construction, the project arborist shall perform bimonthly (twice monthly) site inspections 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. ■ Prior to final building inspection for any lot or tract with an active urban forestry plan, the project arborist shall perform a site inspection, document compliance/non-compliance with the urban forestry plan and send written verification with a signature of approval to the city manager or designee. Vision Clearance (18.795) Chapter 18.795 applies to all development and requires that clear vision area shall be maintained on the corners of all property adjacent to intersecting right-of-ways and at the intersection of a public street and a private driveway. A visual clearance area shall contain no vehicle, hedge, planting, fence, wall structure, signs, or temporary or permanent obstruction exceeding three feet in height. FINDING: The applicant's Preliminary Plat (Sheet 4) shows visual clearance areas at the intersections of the proposed public streets. Visual clearance areas at the intersection of the public streets and private driveways are not shown but shall contain no vehicle,hedge,planting, fence,wall structure, signs, or temporary or permanent obstruction exceeding three feet in height, which can be reviewed at the time of building permit submittal.This standard is met. Street and Utility Improvements Standards (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. NOTICE OF DECISION PAGE 16 OF 24 SUB2016-00010-HWA DELL BUTFERFIELD PARK SUBDIVISION 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. The site lies adjacent to SW Inez Street, which is classified as a local street on the City of Tigard Transportation Plan Map. At present,there is approximately 50 feet of existing ROW to the west,according to the most recent tax assessor's map. The applicant shall provide a minimum of 50 feet of ROW through the project for the Inez Street extension. SW Inez Street is currently improved to the west property line. In order to mitigate the impact from this development, the applicant shall construct full street improvements, extending SW Inez to the east property line. The proposed street section,with 28 feet of pavement curb to curb,allows for parking on one side only. The section proposed for SW Inez is for local residential streets with less than 500 vehicles per day (VPD). The applicant's engineer shall provide supporting data for this assumed VPD prior to issuance of permits. The site lies adjacent to SW 88`" Avenue, which is classified as a local street on the City of Tigard Transportation Plan Map. At present, there is approximately 44 feet of existing ROW at the north property line, according to the most recent tax assessor's map. The applicant has proposed dedication of 46 feet of ROW from the north property line to SW Inez Street. SW 88h Avenue is currently improved at the north property line. In order to mitigate the impact from this development,the applicant shall extend the full street improvements south to SW Inez Street. The applicant's plans show a street section that does not meet any of the typical City of Tigard standards for a local street. The plans show a curb to curb paved width of 32 feet, which will allow parking on both sides. The plans do not provide a planter strip, although the narrative says they will be provided. A planter strip exception is allowed, per 18.810.070.13, when curbside sidewalks already exist on predominant portions of the street. This is the case along SW 88`''Avenue and curbside sidewalks will be allowed. The site lies adjacent to SW 89`'' Avenue, which is classified as a local street on the City of Tigard Transportation Plan Map. At present, there is approximately 25 feet of ROW on the west half of SW 89`"Avenue according to the most recent tax assessor's map. The applicant has proposed an additional 25 feet of ROW on the east side of SW 89`''Avenue. SW 89`" Avenue is currently improved as a half street. In order to mitigate the impact from this development, the applicant shall construct the remaining street improvements to provide a full street. The proposed street section, with 28 feet of pavement curb to curb,allows for parking on one side only. Tract B, a private street is proposed. The proposed width of the tract is 28 feet,with 20 paved width, curb and 5- foot sidewalk. This meets the criteria for private streets. 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 NOTICE OF DECISION PAGE 17 OF 24 SUB2016-00010-IRMA DELL BU=RFIELD PARK SUBDIVISION considered to be cul-de-sacs since they are intended to continue as through streets at such time as the adjoining property is developed. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer,the cost of which shall be included in the street construction cost. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub streets in excess of 150 feet in length. There are no future streets or extensions required with this development. Grades and Curves: Section 18.81O.O3O.N states that grades shall not exceed ten percent on arterials, 12% on collector streets, or 12%on any other street (except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet). Centerline radii of curves shall be as determined by the City Engineer. The applicant's plans provide street profiles indicating that the street grades do not exceed 12% on the local streets. 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. Tract B, a private street is proposed. The proposed width of the tract is 28 feet,with 20 paved width, curb and 5- foot sidewalk. This meets the criteria for private streets. The applicant shall place a statement on the face of the final plat indicating the private street(s) will be owned and maintained by the properties that will be served by it/them. In addition, the applicant shall record Conditions, Covenants and Restrictions (CC&R's) along with the final plat that will clarify how the private property owners are to maintain the private street(s). These CC&R's shall be reviewed and approved by the City prior to approval of the final plat. The City's public improvement design standards require private streets to have a pavement section equal to a public local street. The applicant will need to provide this type of pavement section. Block Designs - Section 18.810.O4O.A states that the length,width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.81O.O4O.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. The two blocks formed by continuing existing streets through the site measured along the rights-of-way measure approximately 1750 feet. The block length standard is met. Section 18.81O.O40.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 NOTICE OF DECISION PAGE 18 OF 24 SUB2016-00010-IRMA DELL BU'I MRFIELD PARK SUBDIVISION 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. Full street connections with sidewalks are provided which provides adequate pedestrian and bicycle connections. This standard is met. 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. As shown on the Preliminary Plat (Sheet 4),the proposed lot sizes and shapes meet the development standards for the R-4.5 zone.This standard is met. 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. As shown on the Preliminary Plat (Sheet 4), all proposed 13 lots have at least 28 feet of frontage. This standard is met. Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. Private streets and industrial streets shall have sidewalks on at least one side. The applicant's plans show sidewalks on both sides of all proposed public streets and along one side of the proposed private street,thereby meeting this criterion. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. The applicant has shown laterals to each lot and construction of a sewer main extension in SW Inez Street. The public sewer line in Tract B will not be allowed,instead laterals for the two homes must be provided. Storm Drainage: General Provisions: Section 18.810.100.A requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water NOTICE OF DECISION PAGE 19 OF 24 SUB2016-00010-IRMA DELL BUTTERFIELD PARK SUBDIVISION Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). A Preliminary Drainage Report was prepared by Emerio Design. The developer has requested the elimination of the water quality facility located in the Greensward 2 development, as outlined on the plat. The runoff from the upstream basin that was directed to this facility will be rerouted to the proposed facility in Tract A of the proposed development. This upstream runoff must be treated in accordance with current Clean Water Services standards. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City requires 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 Preliminary Drainage Report, prepared by Emerio Design, states that the downstream system was analyzed for capacity during the 25-year event. The report further states that a downstream visual inspection will be conducted to a point one-quarter mile downstream for the final drainage report. The final drainage report will be required prior to issuance of permits. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.81O.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 NOTICE OF DECISION PAGE 20 OF 24 SUB2016-00010-IRMA DELL BUTFERFIELD PARK SUBDIVISION 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. The applicant shall place all new utilities underground. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Traffic Study Findings: The applicant shall provide sight distance certifications, preliminary and final, for the three intersections with SW Inez Street. The applicant's engineer shall also provide the expected vehicle per day count for SW Inez Street to support the proposed street section. Fire and Life Safety: Applicant shall provide approval from TVFR for fire access and hydrant placement. Public Water System: There is an existing 8-inch water system that the development will connect to in order to serve the development. New water main shall be 8-inch diameter. Storm Water OuaUW The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to issuance of permits, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the CWS Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. Prior to the City accepting this facility as a public facility, the developer shall maintain it for a minimum of three years after construction is completed. The pond shall be placed in a tract and conveyed to the City on the final plat. The developer will be required to submit annual reports to the City which show what maintenance operations were conducted on the facility for that year. Once the three-year maintenance period is completed, the City will inspect the facility and make note of any problems that have arisen and require them to be resolved before the City will take over maintenance of the facility. In addition, the City will not take over maintenance of the facility unless 80 percent of the landscaping is established and healthy. If at any time during the maintenance period, the landscaping falls below the 80 percent level,the developer shall immediately reinstall all deficient planting at the next appropriate planting opportunity. Grading and Erosion Control: CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS NOTICE OF DECISION PAGE 21 OF 24 SUB2016-00010-IRMA DELL BUTFERFIELD PARK SUBDIVISION 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 Department. For situations where the back portions of lots drain away from a street and toward adjacent lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. The applicant will also be required to provide a geotechnical report, per Appendix Chapter 33 of the UBC, for the proposed grading slope construction. The recommendations of the report will need to be incorporated into the final grading plan and a final construction supervision report must be filed with the Engineering Department prior to issuance of building permits. The design engineer shall also indicate,on the grading plan,which lots will have natural slopes between 10% and 20%, as well as lots that will have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections and/or permits will be necessary when the lots develop. The applicant will be required to submit a 1200-CN application to the City of Tigard for review and approval. 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 final plat approval. For this project,the addressing fee will be$750.00 (15 lots and/or tracts X$50/address = $750.00). The developer will also be required to provide signage at the entrance of each shared flag lot driveway or private street that lists the addresses that are served by the given driveway or street. This will assist emergency services personnel to more easily find a particular home. Survey Requirements The applicant's final plat shall contain State Plane Coordinates [NAD 83 (91)] on two monuments with a tie to the City's global positioning system (GPS) geodetic control network(GC 22). These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: • GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. In addition, the applicant's as-built drawings shall be tied to the GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes,catch basins,water valves,hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). NOTICE OF DECISION PAGE 22 OF 24 SUB2016-00010-M A DELL BUTMRFIELD PARK SUBDIVISION SECTION VII. OTHER STAFF COMMENTS The City Police Department reviewed the proposal and had no comment. The City Development Review Engineer (Kim McMillan, 503-718-2642) has reviewed the proposal and provided comment in a Memorandum dated January 4, 2017, which is attached. In addition, the findings and conclusions in the Memorandum have been incorporated into this land use decision. The City Building Official reviewed the proposal and had no comment. SECTION VIII. AGENCY COMMENTS Tualatin Valley Fire & Rescue (John Wolff, 503-649-8577) commented in a letter dated December 27, 2016, which required a turnaround on proposed Lot 15 and No Parking signs at various locations within the subdivision, among other concerns. The applicant will be conditioned to demonstrate compliance with the issues raised in the letter. Clean Water Services has reviewed this proposal and issued a Sensitive Area Pre-Screening Site Assessment (CWS File No. 16-003186) dated August 23,2016 stating the project will not significantly impact sensitive areas on or near the site. In addition, a Storm Water Services Storm Water Connection Permit Authorization Memorandum dated December 14, 2016 was issued stating authorization must be obtained prior to plat approval and recordation. A condition of approval will ensure CWS authorization. SECTION IX. PROCEDURE AND APPEAL INFORMATION Notice: Notice was mailed to: X The applicant and owners X Owners of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON JANUARY 17,2017 AND EFFECTIVE ON FEBRUARY 7,2017 UNLESS AN APPEAL IS FILED. A�b�al: The Director's Decision is final on the date that it is mailed. Any party with standing as provided in Section 18.390.040.6.1. 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 Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. NOTICE OF DECISION PAGE 23 OF 24 SUB2016-00010-IRMA DELL BUTTERFIELD PARK SUBDIVISION 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 PM ON FEBRUARY 6,2017. D1 Questions: If you have any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard,Tigard,Oregon at(503) 639-4171. Attachments: Preliminary Plat Memorandum from Kim McMillan,Development Review Engineer,dated January 4,2017 l January 17.2017 PREPARED BY: Gary Pagenstecher DATE Associate Planner Lel January 17 2017 APPROVED BY: Tom McGuire DATE Assistant Community Development Director NOTICE OF DECISION PAGE 24 OF 24 SUB2016-00010-IRMA DELL BUTFERFIELD PARK SUBDIVISION Y `a 9 a= O O 6 C W N p pyoO I 4 maQ�u Ilr ns2 �ao> _ c I W --------- I I p�f ____ _____ r____________________y R � 13 — r-----1 * vR LEGEND I ur c 1 r r r _--- ° I I PLAT NOTES: W _J L__��az J waw o 4 a —� --1 F—rp -1 F----7' i I 1 ---J L---J ------------ ------ , - ---- ----- s, - 4 - --------MY-�p I SITE CALCULATIONS xv ux mwaly swL 871ERT _ -- -- -- ---- - ------ ----- -- - 'sr�wss ' I Il Il I Il I I -------- L-__J L_—_J L___J L---J L_—_J I I xiw --- SET CKS sr>� nr QQ�J�`rP ' I iam ' ixoo i .i i 04 13 MEMORANDUM CITY OF TIGARD, OREGON DATE: 01-04-17 TO: Gary Pagenstecher, Associate Planner FROM: Kim McMillan, Development Review Engineer RE: SUB2016-00010 Butterfield Park Access Management (Section 18.705.030.1-11) Section 18.705.030.1-11.1 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. The applicant did not respond to this section of the code. The applicant's engineer shall provide preliminary sight distance certification for the intersections of SW 88th and 89th Avenues and the private street with SW Inez Street prior to issuance of permits. Prior to issuance of building permits, the applicant's engineer shall submit final sight distance certification for the three SW Inez Street intersections. 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. There are no collector or arterial streets within this project. The criterion does not apply. 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 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. The spacing between SW 88th and 89th Avenues, both local streets, exceeds 125 feet, thereby meeting this criterion. Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a local street 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. This site lies adjacent to SW Inez Street, which is classified as a local street on the City of Tigard Transportation Plan Map. At present, there is approximately 50 feet of existing ROW to the west, according to the most recent tax assessor's map. The applicant should provide a minimum of 50 feet of ROW through the project for the Inez Street extension. SW Inez Street is currently improved to the west property line. In order to mitigate the impact from this development, the applicant should construct full street improvements, extending SW Inez to the east property line. The proposed street section, with 28 feet of pavement curb to curb, allows for parking on one side only. The section proposed for SW Inez is for local residential streets with less than 500 vehicles per day (VPD). The applicant's engineer shall provide supporting data for this assumed VPD prior to issuance of permits. ENGINEERING COMMENTS PAGE 2 This site lies adjacent to SW 88th Avenue, which is classified as a local street on the City of Tigard Transportation Plan Map. At present, there is approximately 44 feet of existing ROW at the north property line, according to the most recent tax assessor's map. The applicant has proposed dedication of 46 feet of ROW from the north property line to SW Inez Street. SW 88th Avenue is currently improved at the north property line. In order to mitigate the impact from this development, the applicant should extend the full street improvements south to SW Inez Street. The applicant's plans show a street section that does not meet any of the typical City of Tigard standards for a local street. The plans show a curb to curb paved width of 32 feet, which will allow parking on both sides. The plans do not provide a planter strip, although the narrative says they will be provided. A planter strip exception is allowed, per 18.810.070.B, when curbside sidewalks already exist on predominant portions of the street. This is the case along SW 88th Avenue and curbside sidewalks will be allowed. This site lies adjacent to SW 89th Avenue, which is classified as a local street on the City of Tigard Transportation Plan Map. At present, there is approximately 25 feet of ROW on the west half of SW 89th Avenue according to the most recent tax assessor's map. The applicant has proposed an additional 25 feet of ROW on the east side of SW 89th Avenue. SW 89th Avenue is currently improved as a half street. In order to mitigate the impact from this development, the applicant should construct the remaining street improvements to provide a full street. The proposed street section, with 28 feet of pavement curb to curb, allows for parking on one side only. Tract B, a private street is proposed. The proposed width of the tract is 28 feet, with 20 paved width, curb and 5-foot sidewalk. This meets the criteria for private streets. Future Street Plan and Extension of Streets: Section 18.810.030.F states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundaries of the proposed land division. This section also states that where it is necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed and a barricade shall be constructed at the end of the street. These street stubs to adjoining properties are not considered to be cul-de-sacs since they are intended to continue as through streets at such time as the adjoining property is developed. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer, the cost of which shall be included in the street construction cost. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub streets in excess of 150 feet in length. ENGINEERING COMMENTS PAGE 3 There are no future streets or extensions required with this development. Grades and Curves: Section 18.810.030.N states that grades shall not exceed ten percent on arterials, 12% on collector streets, or 12% on any other street (except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet). Centerline radii of curves shall be as determined by the City Engineer. The applicant's plans provide street profiles indicating that the street grades do not exceed 12% on the local streets. 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. Tract B, a private street is proposed. The proposed width of the tract is 28 feet, with 20 paved width, curb and 5-foot sidewalk. This meets the criteria for private streets. The applicant shall place a statement on the face of the final plat indicating the private street(s)will be owned and maintained by the properties that will be served by it/them. In addition, the applicant shall record Conditions, Covenants and Restrictions (CC&R's) along with the final plat that will clarify how the private property owners are to maintain the private street(s). These CC&R's shall be reviewed and approved by the City prior to approval of the final plat. The City's public improvement design standards require private streets to have a pavement section equal to a public local street. The applicant will need to provide this type of pavement section. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.6.1 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; ENGINEERING COMMENTS PAGE 4 • 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 18.810.040.13.2 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(13) 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. The applicant's plans show sidewalks on both sides of all proposed public streets and along one side of the proposed private street, thereby meeting this criterion. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 1996 and including any future ENGINEERING COMMENTS PAGE 5 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 applicant has shown laterals to each lot and construction of a sewer main extension in SW Inez Street. The public sewer line in Tract B will not be allowed, instead laterals for the two homes must be provided. Storm Drainage: General Provisions: Section 18.810.100.A requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). A Preliminary Drainage Report was prepared by Emerio Design. The developer has requested the elimination of the water quality facility located in the Greensward 2 development, as outlined on the plat. The runoff from the upstream basin that was directed to this facility will be rerouted to the proposed facility in Tract A of the proposed development. This upstream runoff must be treated in accordance with current Clean Water Services standards. 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 ENGINEERING COMMENTS PAGE 6 plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. The Preliminary Drainage Report, prepared by Emerio Design, states that the downstream system was analyzed for capacity during the 25-year event. The report further states that a downstream visual inspection will be conducted to a point one-quarter mile downstream for the final drainage report. The final drainage report will be required prior to issuance of permits. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under- grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case- by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by ENGINEERING COMMENTS PAGE 7 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. The applicant shall place all new utilities underground. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Traffic Study Findings: The applicant shall provide sight distance certifications, preliminary and final, for the three intersections with SW Inez Street. The applicant's engineer shall also provide the expected vehicle per day count for SW Inez Street to support the proposed street section. Fire and Life Safety: Applicant shall provide approval from TVFR for fire access and hydrant placement. Public Water System: There is an existing 8-inch water system that the development will connect to in order to serve the development. New water main shall be 8-inch diameter. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7)which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to issuance of permits, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the CWS Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. Prior to the City accepting this facility as a public facility, the developer shall maintain it for a minimum of three years after construction is completed. The pond shall be placed in a tract and conveyed to the City on the final plat. The ENGINEERING COMMENTS PAGE 8 developer will be required to submit annual reports to the City which show what maintenance operations were conducted on the facility for that year. Once the three-year maintenance period is completed, the City will inspect the facility and make note of any problems that have arisen and require them to be resolved before the City will take over maintenance of the facility. In addition, the City will not take over maintenance of the facility unless 80 percent of the landscaping is established and healthy. If at any time during the maintenance period, the landscaping falls below the 80 percent level, the developer shall immediately reinstall all deficient planting at the next appropriate planting opportunity. Grading and Erosion Control: CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The 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 Department. For situations where the back portions of lots drain away from a street and toward adjacent lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. The applicant will also be required to provide a geotechnical report, per Appendix Chapter 33 of the UBC, for the proposed grading slope construction. The recommendations of the report will need to be incorporated into the final grading plan and a final construction supervision report must be filed with the Engineering Department prior to issuance of building permits. The design engineer shall also indicate, on the grading plan, which lots will have natural slopes between 10% and 20%, as well as lots that will have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections and/or permits will be necessary when the lots develop. ENGINEERING COMMENTS PAGE 9 The applicant will be required to submit a 1200-CN application to the City of Tigard for review and approval. 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 $750.00 (15 lots and/or tracts X $50/address = $750.00). The developer will also be required to provide signage at the entrance of each shared flag lot driveway or private street that lists the addresses that are served by the given driveway or street. This will assist emergency services personnel to more easily find a particular home. Survey Requirements The applicant's final plat shall contain State Plane Coordinates [NAD 83 (91)] on two monuments with a tie to the City's global positioning system (GPS) geodetic control network(GC 22). These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: • GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. In addition, the applicant's as-built drawings shall be tied to the GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). ENGINEERING COMMENTS PAGE 10 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 (Kim McMillan, 718-2642) for review and approval: Prior to commencing onsite improvements, a Public Facility Improvement (PFI) permit is required for this project to cover construction of public streets and utilities and any other work in the public right-of-way. Six/Eight(6/8) 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). The PFI permit plan submittal shall include the exact legal name, address and telephone number of the individual or corporate entity who will be designated as the "Permittee", and who will provide the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. 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. Any necessary off-site utility easements shall be the responsibility of the applicant to obtain and shall be submitted to and accepted by the City prior to issuance of a building permit. Prior to issuance of permits, the applicant's engineer shall submit preliminary sight distance certification for the three SW Inez Street intersections. Prior to issuance of permits, the applicant's engineer shall provide traffic data to support the expected vehicles per day on SW Inez, a proposed local street with less than 500 vpd, and limited to parking on one side only. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, which indicate that they will ENGINEERING COMMENTS PAGE 11 construct a full-street improvement of SW Inez Street, from the east to west property line. The improvements shall include: A. City standard pavement section for a local street from curb to centerline equal to 28 feet within a 50-foot ROW; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 5-foot concrete sidewalk with a 5-foot planter strip; F. street trees in the planter strip spaced per TDC requirements; G. street striping; H. streetlight layout by applicant's engineer, to be approved by City Engineer; I. underground utilities; J. street signs, including NO PARKING signs on one side; K. driveway apron (if applicable); and L. adjustments in vertical and/or horizontal alignment to construct SW Inez Street in a safe manner, as approved by the Engineering Department. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, which indicate that they will construct a half-street improvement along the frontage of SW 89th Avenue. The improvements adjacent to this site shall include: A. City standard pavement section for a local skinny street from curb to centerline equal to 28 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 5-foot concrete sidewalk with a 5-foot planter strip; F. street trees in the planter strip spaced per TDC requirements; G. street striping; H. streetlight layout by applicant's engineer, to be approved by City Engineer; I. underground utilities; J. street signs, including NO PARKING signs on one side; K. driveway apron (if applicable); and L. adjustments in vertical and/or horizontal alignment to construct SW 89th Avenue in a safe manner, as approved by the Engineering Department. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, which indicate that they will ENGINEERING COMMENTS PAGE 12 construct a full-street improvement of SW 88th Avenue. The improvements shall include: A. City standard pavement section for a local street from curb to centerline equal to 32 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 5-foot concrete sidewalk with a planter strip; F. street trees in the planter strip spaced per TDC requirements; G. street striping; H. streetlight layout by applicant's engineer, to be approved by City Engineer; I. underground utilities; J. street signs (if applicable); K. driveway apron (if applicable); and L. adjustments in vertical and/or horizontal alignment to construct SW 88th Avenue in a safe manner, as approved by the Engineering Department. The applicant's construction drawings shall show that the pavement and rock section for the proposed private street(s) shall meet the City's public street standard for a local residential street. The private street, Tract B, shall have a storm and sewer easement over its entirety for the construction of storm and sewer laterals. The applicant shall provide sanitary sewer laterals to the properties accessed by the private street. A public line will not be allowed. The applicant shall provide storm sewer laterals to the properties accessed by the private street. A public line will not be allowed. Prior to issuance of permits, the applicant's design engineer shall submit documentation, for review by the City(Kim McMillan), of the downstream capacity of any existing storm facility impacted by the proposed development. The design engineer must perform an analysis of the drainage system downstream of the development to a point in the drainage system where the proposed development site constitutes 10 percent or less of the total tributary drainage volume, but in no event less than 1/4 mile. If the capacity of any downstream public storm conveyance system or culvert is surpassed during the 25-year design storm event due directly to the ENGINEERING COMMENTS PAGE 13 development, the developer shall correct the capacity problem or construct an on-site detention facility. Any extension of public water lines shall be shown on the proposed Public Facility Improvement (PFI) permit construction drawings and shall be reviewed and approved by the City's Water Department, as a part of the Engineering Department plan review. NOTE: An estimated 12% of the water system costs must be on deposit with the Water Department prior to approval of the PFI permit plans from the Engineering Department and construction of public water lines. Applicant shall provide approval from TVFR for access and hydrant placement. The applicant shall provide an on-site water quality facility as required by Clean Water Services Design and Construction Standards (adopted by Resolution and Order No. 00-7). Final plans and calculations shall be submitted to the Engineering Department(Kim McMillan)for review and approval prior to issuance of the site permit. In addition, a proposed maintenance plan shall be submitted along with the plans and calculations for review and approval. An erosion control plan shall be provided as part of the Public Facility Improvement(PFI) permit drawings. The plan shall conform to the current "Erosion Prevention and Sediment Control Design and Planning Manual." The applicant shall obtain a 1200-CN General Permit issued by the City of Tigard pursuant to ORS 468.740 and the Federal Clean Water Act. A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of all lots, and show that they will be graded to insure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Department. For situations where the back portions of lots drain away from a street and toward adjacent lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. The design engineer shall 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. ENGINEERING COMMENTS PAGE 14 THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: Submit to the Engineering Department (Kim McMillan, 718-2642) for review and approval: The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the City's global positioning system (GPS) geodetic control network (GC 22) as recorded in Washington County survey records. 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. Prior to plat approval, the applicant shall pay the addressing fee in the amount of $750.00. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: Submit to the Engineering Department (Kim McMillan, 718-2642) for review and approval: Prior to issuance of a building permit, the City Engineer may determine the necessity for, and require submittal and approval of, a construction access and parking plan for the home building phase. If the City Engineer deems such a plan necessary, the applicant shall provide the plan prior to issuance of building permits. Prior to issuance of 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, 2) all local residential streets have at least one lift of asphalt, 3) any off-site street and/or utility improvements are substantially completed, and 4) all street lights are installed and ready to be energized. ENGINEERING COMMENTS PAGE 15 Prior to issuance of building permits, the applicant shall provide the City with as- built drawings of the public improvements as follows: 1) 3 mil mylar, 2)a diskette of the as-builts in "DWG" format, if available; otherwise "DXF" will be acceptable, and 3)the as-built drawings shall be tied to the City's 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). Prior to issuance of building permits, the applicant shall provide final sight distance certification for the three SW Inez Street intersections. Prior to issuance of building permits, the applicant shall provide signage at the entrance of each shared flag lot driveway or private street that lists the addresses that are served by the given driveway or street. STREET CENTERLINE MONUMENTATION SHALL BE PROVIDED AS FOLLOWS: Centerline Monumentation In accordance with Oregon Revised Statutes 92.060, subsection (2), the centerline of all street and roadway rights-of-way shall be monumented before the City accepts a street improvement. The following centerline monuments shall be set: 1. All centerline-centerline intersection points; 2. All cul-de-sac center points; and 3. Curve points, beginning and ending points (PC's and PT's). All centerline monuments shall be set during the first lift of pavement. Monument Boxes Required Monument boxes conforming to City standards will be required around all centerline intersection points, cul-de-sac center points, and curve points. The tops of all monument boxes shall be set to finished pavement grade. 18.810 Street& Utility Improvement Standards: 18.810.120 Utilities ENGINEERING COMMENTS PAGE 16 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. 18.810.130 Cash or Bond Required All improvements installed by the subdivider shall be guaranteed as to workmanship and material for a period of one year following acceptance by the City. Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer. The cash or bond shall comply with the terms and conditions of Section 18.810.180. 18.810.150 Installation Prerequisite No land division improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans therefore have been approved by the City, permit fee paid and permit issued. 18.810.180 Notice to City Required Work shall not begin until the City has been notified in advance. If work is discontinued for any reason, it shall not be resumed until the City is notified. 18.810.200 Engineer's Certification The land divider's engineer shall provide written certification of a form provided by the City that all improvements, workmanship and materials are in accord with current and standard engineering and construction practices, and are of high grade, prior to the City acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. ENGINEERING COMMENTS PAGE 17 REQUEST FOR COMMENTS CITY OF TIGARD REQUEST FOR COMMENTS DATE: November 28,2016 TO: PER ATTACHED FROM: City of Tigard Planning Division STAFF CONTACT: Gar�:Pagenstecher,Associate Planner Phone: (503) 718-2434 E-mail: Garyp@tigard-or.gov - IRMA DELL BUTTERFIELD PARK- SUBDIVISION (SUB) 2016-00010 REQUEST: The applicant requests a 13-lot subdivision on a 3.22-acre site located south of SW Greensward Ln and between extensions of SW Inez Street. Lot size ranges from 6,007 to 14,581 square feet, with an average lot size of 7,640 square feet are proposed. Most trees will be removed with some retained on the northern portion of the site. LOCATION: 8770 SW Mountain View Lane; Washington County Tax Map 2S111AA, Tax Lot 01400. 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 Chapters 18.390, 18.430, 18.510, 18.705, 18.715, 18.745, 18.765, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY. MONDAY DECEMBER Q 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. MEMORANDUM CITY OF TIGARD, OREGON DATE: 01-04-17 TO: Gary Pagenstecher, Associate Planner FROM: Kim McMillan, Development Review Engineer RE: SUB2016-00010 Butterfield Park 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. The applicant did not respond to this section of the code. The applicant's engineer shall provide preliminary sight distance certification for the intersections of SW 88th and 89th Avenues and the private street with SW Inez Street prior to issuance of permits. Prior to issuance of building permits, the applicant's engineer shall submit final sight distance certification for the three SW Inez Street intersections. 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. There are no collector or arterial streets within this project. The criterion does not apply. 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 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. The spacing between SW 88th and 891h Avenues, both local streets, exceeds 125 feet, thereby meeting this criterion. Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a local street 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. This site lies adjacent to SW Inez Street, which is classified as a local street on the City of Tigard Transportation Plan Map. At present, there is approximately 50 feet of existing ROW to the west, according to the most recent tax assessor's map. The applicant should provide a minimum of 50 feet of ROW through the project for the Inez Street extension. SW Inez Street is currently improved to the west property line. In order to mitigate the impact from this development, the applicant should construct full street improvements, extending SW Inez to the east property line. The proposed street section, with 28 feet of pavement curb to curb, allows for parking on one side only. The section proposed for SW Inez is for local residential streets with less than 500 vehicles per day (VPD). The applicant's engineer shall provide supporting data for this assumed VPD prior to issuance of permits. ENGINEERING COMMENTS PAGE 2 This site lies adjacent to SW 88th Avenue, which is classified as a local street on the City of Tigard Transportation Plan Map. At present, there is approximately 44 feet of existing ROW at the north property line, according to the most recent tax assessor's map. The applicant has proposed dedication of 46 feet of ROW from the north property line to SW Inez Street. SW 88th Avenue is currently improved at the north property line. In order to mitigate the impact from this development, the applicant should extend the full street improvements south to SW Inez Street. The applicant's plans show a street section that does not meet any of the typical City of Tigard standards for a local street. The plans show a curb to curb paved width of 32 feet, which will allow parking on both sides. The plans do not provide a planter strip, although the narrative says they will be provided. A planter strip exception is allowed, per 18.810.070.13, when curbside sidewalks already exist on predominant portions of the street. This is the case along SW 88th Avenue and curbside sidewalks will be allowed. This site lies adjacent to SW 89th Avenue, which is classified as a local street on the City of Tigard Transportation Plan Map. At present, there is approximately 25 feet of ROW on the west half of SW 89th Avenue according to the most recent tax assessor's map. The applicant has proposed an additional 25 feet of ROW on the east side of SW 89th Avenue. SW 89th Avenue is currently improved as a half street. In order to mitigate the impact from this development, the applicant should construct the remaining street improvements to provide a full street. The proposed street section, with 28 feet of pavement curb to curb, allows for parking on one side only. Tract B, a private street is proposed. The proposed width of the tract is 28 feet, with 20 paved width, curb and 5-foot sidewalk. This meets the criteria for private streets. Future Street Plan and Extension of Streets: Section 18.810.030.F states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundaries of the proposed land division. This section also states that where it is necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed and a barricade shall be constructed at the end of the street. These street stubs to adjoining properties are not considered to be cul-de-sacs since they are intended to continue as through streets at such time as the adjoining property is developed. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer, the cost of which shall be included in the street construction cost. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub streets in excess of 150 feet in length. ENGINEERING COMMENTS PAGE 3 There are no future streets or extensions required with this development. Grades and Curves: Section 18.810.030.N states that grades shall not exceed ten percent on arterials, 12% on collector streets, or 12% on any other street (except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet). Centerline radii of curves shall be as determined by the City Engineer. The applicant's plans provide street profiles indicating that the street grades do not exceed 12% on the local streets. 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. Tract B, a private street is proposed. The proposed width of the tract is 28 feet, with 20 paved width, curb and 5-foot sidewalk. This meets the criteria for private streets. The applicant shall place a statement on the face of the final plat indicating the private street(s) will be owned and maintained by the properties that will be served by it/them. In addition, the applicant shall record Conditions, Covenants and Restrictions (CC&R's) along with the final plat that will clarify how the private property owners are to maintain the private street(s). These CC&R's shall be reviewed and approved by the City prior to approval of the final plat. The City's public improvement design standards require private streets to have a pavement section equal to a public local street. The applicant will need to provide this type of pavement section. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 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; ENGINEERING COMMENTS PAGE 4 • 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 18.810.040.13.2 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(13) 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. The applicant's plans show sidewalks on both sides of all proposed public streets and along one side of the proposed private street, thereby meeting this criterion. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 1996 and including any future ENGINEERING COMMENTS PAGE 5 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 applicant has shown laterals to each lot and construction of a sewer main extension in SW Inez Street. The public sewer line in Tract B will not be allowed, instead laterals for the two homes must be provided. Storm Drainage: General Provisions: Section 18.810.100.A requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). A Preliminary Drainage Report was prepared by Emerio Design. The developer has requested the elimination of the water quality facility located in the Greensward 2 development, as outlined on the plat. The runoff from the upstream basin that was directed to this facility will be rerouted to the proposed facility in Tract A of the proposed development. This upstream runoff must be treated in accordance with current Clean Water Services standards. 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 ENGINEERING COMMENTS PAGE 6 plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. The Preliminary Drainage Report, prepared by Emerio Design, states that the downstream system was analyzed for capacity during the 25-year event. The report further states that a downstream visual inspection will be conducted to a point one-quarter mile downstream for the final drainage report. The final drainage report will be required prior to issuance of permits. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under- grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case- by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by ENGINEERING COMMENTS PAGE 7 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. The applicant shall place all new utilities underground. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Traffic Study Findings: The applicant shall provide sight distance certifications, preliminary and final, for the three intersections with SW Inez Street. The applicant's engineer shall also provide the expected vehicle per day count for SW Inez Street to support the proposed street section. Fire and Life Safety: Applicant shall provide approval from TVFR for fire access and hydrant placement. Public Water System: There is an existing 8-inch water system that the development will connect to in order to serve the development. New water main shall be 8-inch diameter. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to issuance of permits, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the CWS Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. Prior to the City accepting this facility as a public facility, the developer shall maintain it for a minimum of three years after construction is completed. The pond shall be placed in a tract and conveyed to the City on the final plat. The ENGINEERING COMMENTS PAGE 8 developer will be required to submit annual reports to the City which show what maintenance operations were conducted on the facility for that year. Once the three-year maintenance period is completed, the City will inspect the facility and make note of any problems that have arisen and require them to be resolved before the City will take over maintenance of the facility. In addition, the City will not take over maintenance of the facility unless 80 percent of the landscaping is established and healthy. If at any time during the maintenance period, the landscaping falls below the 80 percent level, the developer shall immediately reinstall all deficient planting at the next appropriate planting opportunity. Grading and Erosion Control: CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The 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 Department. For situations where the back portions of lots drain away from a street and toward adjacent lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. The applicant will also be required to provide a geotechnical report, per Appendix Chapter 33 of the UBC, for the proposed grading slope construction. The recommendations of the report will need to be incorporated into the final grading plan and a final construction supervision report must be filed with the Engineering Department prior to issuance of building permits. The design engineer shall also indicate, on the grading plan, which lots will have natural slopes between 10% and 20%, as well as lots that will have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections and/or permits will be necessary when the lots develop. ENGINEERING COMMENTS PAGE 9 The applicant will be required to submit a 1200-CN application to the City of Tigard for review and approval. 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 $750.00 (15 lots and/or tracts X $50/address = $750.00). The developer will also be required to provide signage at the entrance of each shared flag lot driveway or private street that lists the addresses that are served by the given driveway or street. This will assist emergency services personnel to more easily find a particular home. Survey Requirements The applicant's final plat shall contain State Plane Coordinates [NAD 83 (91)] on two monuments with a tie to the City's global positioning system (GPS) geodetic control network (GC 22). These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: • GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. In addition, the applicant's as-built drawings shall be tied to the GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). ENGINEERING COMMENTS PAGE 10 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 (Kim McMillan, 718-2642) for review and approval: Prior to commencing onsite improvements, a Public Facility Improvement (PFI) permit is required for this project to cover construction of public streets and utilities and any other work in the public right-of-way. Six/Eight (6/8) 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). The PFI permit plan submittal shall include the exact legal name, address and telephone number of the individual or corporate entity who will be designated as the "Permittee", and who will provide the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. 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. Any necessary off-site utility easements shall be the responsibility of the applicant to obtain and shall be submitted to and accepted by the City prior to issuance of a building permit. Prior to issuance of permits, the applicant's engineer shall submit preliminary sight distance certification for the three SW Inez Street intersections. Prior to issuance of permits, the applicant's engineer shall provide traffic data to support the expected vehicles per day on SW Inez, a proposed local street with less than 500 vpd, and limited to parking on one side only. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, which indicate that they will ENGINEERING COMMENTS PAGE 11 construct a full-street improvement of SW Inez Street, from the east to west property line. The improvements shall include: A. City standard pavement section for a local street from curb to centerline equal to 28 feet within a 50-foot ROW; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 5-foot concrete sidewalk with a 5-foot planter strip; F. street trees in the planter strip spaced per TDC requirements; G. street striping; H. streetlight layout by applicant's engineer, to be approved by City Engineer; I. underground utilities; J. street signs, including NO PARKING signs on one side; K. driveway apron (if applicable); and L. adjustments in vertical and/or horizontal alignment to construct SW Inez Street in a safe manner, as approved by the Engineering Department. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, which indicate that they will construct a half-street improvement along the frontage of SW 89th Avenue. The improvements adjacent to this site shall include: A. City standard pavement section for a local skinny street from curb to centerline equal to 28 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 5-foot concrete sidewalk with a 5-foot planter strip; F. street trees in the planter strip spaced per TDC requirements; G. street striping; H. streetlight layout by applicant's engineer, to be approved by City Engineer; I. underground utilities; J. street signs, including NO PARKING signs on one side; K. driveway apron (if applicable); and L. adjustments in vertical and/or horizontal alignment to construct SW 89th Avenue in a safe manner, as approved by the Engineering Department. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, which indicate that they will ENGINEERING COMMENTS PAGE 12 construct a full-street improvement of SW 88th Avenue. The improvements shall include: A. City standard pavement section for a local street from curb to centerline equal to 32 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 5-foot concrete sidewalk with a planter strip; F. street trees in the planter strip spaced per TDC requirements; G. street striping; H. streetlight layout by applicant's engineer, to be approved by City Engineer; I. underground utilities; J. street signs (if applicable); K. driveway apron (if applicable); and L. adjustments in vertical and/or horizontal alignment to construct SW 88th Avenue in a safe manner, as approved by the Engineering Department. The applicant's construction drawings shall show that the pavement and rock section for the proposed private street(s) shall meet the City's public street standard for a local residential street. The private street, Tract B, shall have a storm and sewer easement over its entirety for the construction of storm and sewer laterals. The applicant shall provide sanitary sewer laterals to the properties accessed by the private street. A public line will not be allowed. The applicant shall provide storm sewer laterals to the properties accessed by the private street. A public line will not be allowed. Prior to issuance of permits, the applicant's design engineer shall submit documentation, for review by the City(Kim McMillan), of the downstream capacity of any existing storm facility impacted by the proposed development. The design engineer must perform an analysis of the drainage system downstream of the development to a point in the drainage system where the proposed development site constitutes 10 percent or less of the total tributary drainage volume, but in no event less than 1/4 mile. If the capacity of any downstream public storm conveyance system or culvert is surpassed during the 25-year design storm event due directly to the ENGINEERING COMMENTS PAGE 13 development, the developer shall correct the capacity problem or construct an on-site detention facility. Any extension of public water lines shall be shown on the proposed Public Facility Improvement (PFI) permit construction drawings and shall be reviewed and approved by the City's Water Department, as a part of the Engineering Department plan review. NOTE: An estimated 12% of the water system costs must be on deposit with the Water Department prior to approval of the PFI permit plans from the Engineering Department and construction of public water lines. Applicant shall provide approval from TVFR for access and hydrant placement. The applicant shall provide an on-site water quality facility as required by Clean Water Services Design and Construction Standards (adopted by Resolution and Order No. 00-7). Final plans and calculations shall be submitted to the Engineering Department (Kim McMillan)for review and approval prior to issuance of the site permit. In addition, a proposed maintenance plan shall be submitted along with the plans and calculations for review and approval. An erosion control plan shall be provided as part of the Public Facility Improvement (PFI) permit drawings. The plan shall conform to the current "Erosion Prevention and Sediment Control Design and Planning Manual." The applicant shall obtain a 1200-CN General Permit issued by the City of Tigard pursuant to ORS 468.740 and the Federal Clean Water Act. A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of all lots, and show that they will be graded to insure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Department. For situations where the back portions of lots drain away from a street and toward adjacent lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. The design engineer shall 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. ENGINEERING COMMENTS PAGE 14 THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: Submit to the Engineering Department (Kim McMillan, 718-2642) for review and approval: The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the City's global positioning system (GPS) geodetic control network (GC 22) as recorded in Washington County survey records. 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. Prior to plat approval, the applicant shall pay the addressing fee in the amount of $750.00. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: Submit to the Engineering Department (Kim McMillan, 718-2642) for review and approval: Prior to issuance of a building permit, the City Engineer may determine the necessity for, and require submittal and approval of, a construction access and parking plan for the home building phase. If the City Engineer deems such a plan necessary, the applicant shall provide the plan prior to issuance of building permits. Prior to issuance of 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, 2) all local residential streets have at least one lift of asphalt, 3) any off-site street and/or utility improvements are substantially completed, and 4) all street lights are installed and ready to be energized. ENGINEERING COMMENTS PAGE 15 Prior to issuance of building permits, the applicant shall provide the City with as- built drawings of the public improvements as follows: 1) 3 mil mylar, 2) a diskette of the as-builts in "DWG" format, if available; otherwise "DXF" will be acceptable, and 3)the as-built drawings shall be tied to the City's 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). Prior to issuance of building permits, the applicant shall provide final sight distance certification for the three SW Inez Street intersections. Prior to issuance of building permits, the applicant shall provide signage at the entrance of each shared flag lot driveway or private street that lists the addresses that are served by the given driveway or street. STREET CENTERLINE MONUMENTATION SHALL BE PROVIDED AS FOLLOWS: Centerline Monumentation In accordance with Oregon Revised Statutes 92.060, subsection (2), the centerline of all street and roadway rights-of-way shall be monumented before the City accepts a street improvement. The following centerline monuments shall be set: 1. All centerline-centerline intersection points; 2. All cul-de-sac center points; and 3. Curve points, beginning and ending points (PC's and PT's). All centerline monuments shall be set during the first lift of pavement. Monument Boxes Required Monument boxes conforming to City standards will be required around all centerline intersection points, cul-de-sac center points, and curve points. The tops of all monument boxes shall be set to finished pavement grade. 18.810 Street & Utility Improvement Standards: 18.810.120 Utilities ENGINEERING COMMENTS PAGE 16 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. 18.810.130 Cash or Bond Required All improvements installed by the subdivider shall be guaranteed as to workmanship and material for a period of one year following acceptance by the City. Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer. The cash or bond shall comply with the terms and conditions of Section 18.810.180. 18.810.150 Installation Prerequisite No land division improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans therefore have been approved by the City, permit fee paid and permit issued. 18.810.180 Notice to City Required Work shall not begin until the City has been notified in advance. If work is discontinued for any reason, it shall not be resumed until the City is notified. 18.810.200 Engineer's Certification The land divider's engineer shall provide written certification of a form provided by the City that all improvements, workmanship and materials are in accord with current and standard engineering and construction practices, and are of high grade, prior to the City acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. ENGINEERING COMMENTS PAGE 17 ENGINEERING COMMENTS PAGE 18 www.tvfr.com Tualatin Valley Fire & Rescue December 27, 2016 Gary Pagenstecher City of Tigard 13125 SW Hall Blvd. Tigard, Oregon / 97223 Re: Irma Dell Butterfield Park Sub Division Tax Map/ Lot I.D: 2S111AA/01400 Thank you for the opportunity to review the proposed site plan surrounding the above named development project. These notes are provided in regards to the plans received November 28, 2016 There may be more or less requirements needed based upon the final project design, however, Tualatin Valley Fire & Rescue will endorse this proposal predicated on the following criteria and conditions of approval. FIRE APPARATUS ACCESS: 1. FIRE APPARATUS ACCESS ROAD WIDTH AND VERTICAL CLEARANCE: Fire apparatus access roads shall have an unobstructed driving surface width of not less than 20 feet(26 feet adjacent to fire hydrants (OFC D103.1)) and an unobstructed vertical clearance of not less than 13 feet 6 inches.(OFC 503.2.1) 2. FIRE APPARATUS ACCESS ROADS FOR INDIVIDUAL ONE AND TWO FAMILY DWELLINGS AND ACCESSORY STRUCTURES: The fire district will approve access roads of 12 feet for up to three dwelling units (Group R-3)and accessory(Group U)buildings. (OFC 503.1.1) 3. NO PARKING SIGNS: Where fire apparatus roadways are not of sufficient width to accommodate parked vehicles and 20 feet of unobstructed driving surface, "No Parking" signs shall be installed on one or both sides of the roadway and in turnarounds as needed. Signs shall read"NO PARKING-FIRE LANE"and shall be installed with a clear space above grade level of 7 feet. Signs shall be 12 inches wide by 18 inches high and shall have red letters on a white reflective background. (OFC D103.6) 4. 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 5. PAINTED CURBS: Where required, fire apparatus access roadway curbs shall be painted red (or as approved)and marked "NO PARKING FIRE LANE" at 25 foot intervals. Lettering shall have a stroke of not less than one inch wide by six inches high. Lettering shall be white on red background(or as approved). (OFC 503.3) 6. FIRE APPARATUS ACCESS ROADS WITH FIRE HYDRANTS: Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet and shall extend 20 feet before and after the point of the hydrant. (OFC D103.1) Command and Business Operations Center and South Operating Center Training Center North Operating Center 8445 SW Elligsen Road 12400 SW Tonquin Road 11945 SW 70th Avenue Wilsonville,Oregon Sherwood,Oregon Tigard,Oregon 97223-9196 97070-9641 97140-9734 503-649-8577 503-259-1500 503-259-1600 7. SURFACE AND LOAD CAPACITIES: Fire apparatus access roads shall be designed and maintained to support the imposed loads of fire apparatus and shall be surfaced as to provide all-weather driving capabilities. (OFC 503.2.3) 8. TURNING RADIUS: The inside turning radius and outside turning radius shall not be less than 28 feet and 48 feet respectively, measured from the same center point. (OFC 503.2.4&D103.3) 9. ANGLE OF APPROACH/GRADE FOR INTERSECTIONS: Intersections shall be level (maximum 5%) with the exception of crowning for water run-off. (OFC 503.2.7&D103.2) 10. ACCESS DURING CONSTRUCTION: Approved fire apparatus access roadways shall be installed and operational prior to any combustible construction or storage of combustible materials on the site. Temporary address signage shall also be provided during construction. (OFC 3309 and 3310.1) 11. TRAFFIC CALMING DEVICES: Shall be prohibited on fire access routes unless approved by the Fire Marshal. (OFC 503.4.1). FIREFIGHTING WATER SUPPLIES: 12. 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 6105.2) 13. 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) 14. WATER SUPPLY DURING CONSTRUCTION IN MUNICIPAL AREAS: In areas with fixed and reliable water supply, 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) FIRE HYDRANTS: 15. FIRE HYDRANTS — ONE- AND TWO-FAMILY DWELLINGS & ACCESSORY STRUCTURES: Where the most remote portion of a structure is more than 600 feet from a hydrant on a fire apparatus access road, as measured in an approved route around the exterior of the structure(s), on-site fire hydrants and mains shall be provided. (OFC 507.5.1) 16. FIRE HYDRANT NUMBER AND DISTRIBUTION: The minimum number and distribution of fire hydrants available to a building shall not be less than that listed in Table C 105.1. (OFC Appendix C) 17. FIRE HYDRANT(S) PLACEMENT: (OFC C104) • Existing hydrants in the area may be used to meet the required number of hydrants as approved. Hydrants that are up to 600 feet away from the nearest point of a subject building that is protected with fire sprinklers may contribute to the required number of hydrants. (OFC 507.5.1) • Hydrants that are separated from the subject building by railroad tracks shall not contribute to the required number of hydrants unless approved by the Fire Marshal. Residential One-and Two-Family Development 3.2.1—Page 2 • Hydrants that are separated from the subject building by divided highways or freeways shall not contribute to the required number of hydrants. Heavily traveled collector streets may be considered when approved by the Fire Marshal. • Hydrants that are accessible only by a bridge shall be acceptable to contribute to the required number of hydrants only if approved by the Fire Marshal. 18. PRIVATE FIRE HYDRANT IDENTIFICATION: Private fire hydrants shall be painted red in color. Exception: Private fire hydrants within the City of Tualatin shall be yellow in color.(OFC 507) 19. FIRE HYDRANT DISTANCE FROM AN ACCESS ROAD: Fire hydrants shall be located not more than 15 feet from an approved fire apparatus access roadway unless approved by the Fire Marshal. (OFC C102.1) 20. REFLECTIVE HYDRANT MARKERS: Fire hydrant locations shall be identified by the installation of blue reflective markers. They shall be located adjacent and to the side of the center line of the access roadway that the fire hydrant is located on. In the case that there is no center line, then assume a center line and place the reflectors accordingly. (OFC 507) 21. PHYSICAL PROTECTION: Where fire hydrants are subject to impact by a motor vehicle, guard posts, bollards or other approved means of protection shall be provided. (OFC 507.5.6&OFC 312) 22. CLEAR SPACE AROUND FIRE HYDRANTS: A 3 foot clear space shall be provided around the circumference of fire hydrants. (OFC 507.5.5) BUILDING ACCESS AND FIRE SERVICE FEATURES 23. 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) Provide a physical address on the new homes, as well as, near the intersection of the private drive and public road visible from both approaches of[enter road intersections here] If you have questions or need further clarification, or would like to discuss any alternate methods and/or materials, please feel free to contact me at 503-259-1504. Sincerely, �� wof John Wolff Deputy Fire Marshal II John.Wolff@tvfr.com Cc: File Residential One-and Two-Family Development 3.2.1—Page 3 CleanWater Services MEMORANDUM Date: December 14, 2016 To: Gary Pagenstecher,Associat anner, City of Tigard From: Jackie Sue Humphre s, lean Water Services (the District) Subject: Irma Dell Butterfield Park, SUB 2016-00010, 2S111AA01400 Please include the following comments when writing your conditions of approval: PRIOR TO ANY WORK ON THE SITE AND PLAT RECORDING A Clean Water Services (the District) Storm Water Connection Permit Authorization must be obtained prior to plat approval and recordation. Application for the District's Permit Authorization must be in accordance with the requirements of the Design and Construction Standards,Resolution and Order No. 07-20, (or current R&O in effect at time of Engineering plan submittal), and is to include: a. Detailed plans prepared in accordance with Chapter 2, Section 2.04. b. Detailed grading and erosion control plan. An Erosion Control Permit will be required. Area of Disturbance must be clearly identified on submitted construction plans. If site area and any offsite improvements required for this development exceed one-acre of disturbance,project will require a 1200-CN Erosion Control Permit. c. Detailed plans showing each lot within the development having direct access by gravity to public storm and sanitary sewer. d. Provisions for water quality in accordance with the requirements of the above named design standards. Water Quality is required for all new development and redevelopment areas per R&O 07-20, Section 4.05.5, Table 4-1. Access shall be provided for maintenance of facility per R&O 07-20, Section 4.02.4. 2550 SW Hillsboro Highway • Hillsboro,Oregon 97123 Phone: (503)681-3600 • Fax: (503)681-3603 • cleanwaterservices.org e. If use of an existing offsite or regional Water Quality Facility is proposed, it must be clearly identified on plans, showing its location, condition, capacity to treat this site and, any additional improvements and/or upgrades that may be needed to utilize that facility. f. If private lot LIDA systems proposed, must comply with the current CWS Design and Construction Standards. A private maintenance agreement, for the proposed private lot LIDA systems, needs to be provided to the City for review and acceptance. g. Show all existing and proposed easements on plans. Any required storm sewer, sanitary sewer, and water quality related easements must be granted to the City. h. Any proposed offsite construction activities will require an update or amendment to the current Service Provider Letter for this project. CONCLUSION This Land Use Review does not constitute the District's approval of storm or sanitary sewer compliance to the NPDES permit held by the District. The District, prior to issuance of any connection permits, must approve final construction plans and drainage calculations. Gary Pagenstecher From: Phil Pasteris <phil.pasteris@frontier.com> Sent: Thursday, December 08, 2016 4:55 PM To: Gary Pagenstecher Cc: Phil Pasteris Subject: CASE ID SUB2016-00010 IRMA DELL BUTTERFIELD PARK Mr. Pagenstecher, I have only one comment on the proposed development. Please ensure that the size of the lots in the proposed development that adjoin existing lots 14540, 14545 and 14550 do not exceed the adjoining lot size ratios permitted in the building code. I remember setting a ratio back in the early 1980s to ensure there wasn't a extreme difference in lot sizes between existing and proposed, higher density developments. Thank you, Phil Pasteris 503-639-9740 i Lei CITY OF TIGARD REQUEST FOR COMMENTS DATE: November 28,2016 TO: PER ATTACHED FROM: City of Tigard Planning Division Q Za r,�r STAFF CONTACT: Gary Pagenstecher_Associate Planner Phone: (503) 718-2434 E-Mail: Garyp@tigard-or.gov - IRMA DELL BUTTERFIELD PARK- SUBDIVISION (SUB) 2016-00010 REQUEST: The applicant requests a 13-lot subdivision on a 3.22-acre site located south of SW Greensward Ln and between extensions of SW Inez Street. Lot size ranges from 6,007 to 14,581 square feet,with an average lot size of 7,640 square feet are proposed. Most trees will be removed with some retained on the northern portion of the site. LOCATION: 8770 SW Mountain View Lane; Washington County Tax Map 2S111AA, Tax Lot 01400. 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 Chapters 18.390, 18.430, 18.510, 18.705, 18.715, 18.745, 18.765, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK By.MONDAY DECEMBER 12,2016You 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. scrdoDau Nollv:) l I ON / qNI ivw r AFFIDAVIT OF MAILING I, Gary Pagenstecher,being first duly sworn/affirm,on oath depose and say that I am an Associate Planner for the City of Tigard,Washington County, Oregon and that I served the following. {Check Appropriate Box(es)Below} ® NOTICE OF Type II Decision FOR: Irma Dell Butterfield Subdivision SUB2016-00010 ❑ AMENDED NOTICE— ® City of Tigard Community Development Director/Designee ❑ Tigard Hearings Officer ❑ Tigard Planning Commission ❑ Tigard City Council A copy of the said notice being hereto attached, marked Exhibit "A", and by reference made a part hereof, was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit "B", and by reference made a part hereof, January 18,2017 and deposited in th 'ted S e, Mail on January 18,2017 ,postage prepaid. r f Gary Page stecher STATE OF OREGON ) County of Washington ) ss. City of Tigard ) Subscribed and sworn/affirmed before me on the a 3 rd day of —�Q n u a r!A )2017. OFFICIAL STAMP BETSY GALICIA NOTARY PUBLIC-OREGON ' COMMISSION NO.925741 MY COMMISSION p(piRES MARCH NOTARY PUBLIC OF OREGON Q My Commission Expires: 2 1 a l I S EXHIBIT A Notice of a Type II Decision Subdivision Without Planned Development 29 Case ID: SUB2016-00010 IRMA DELL BUTTERFIELD SUBDIVISION The Decision Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the preliminary subdivision request,subject to certain conditions of approval. The findings and conclusions on which these decisions are based are noted in Section VI of the decision. Tigard Community Development Contact Information Date of Notice: Wednesday,January 18,2017 120 days = Wednesday,March 22,2017 Staff Contact: Gary Pagenstecher 503-718-2434 Garyp@dgard-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 Monday, February 06,2017. Please include the Case ID Number: SUB2016-00010. Please hand-deliver your completed appeal form (which will be time-stamped) and pay the associated appeal fees at the Permits Center, 13125 SW Hall Blvd., Tigard, Oregon 97223. If you have any questions regarding this decision please address them to the appropriate staff person noted on this form: Gary Pagenstecher and note the Case ID Number: SUB2014-00010 This decision is final on Tuesday,January 17, 2017, unless an appeal is filed. The decision will go into effect on Tuesday, February 07, 2017, 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: LWD LLC &Four D Construction Applicant's Emerio Design c/o Alan DeHarpport Rep: c/o Anne Marie Skinner 5740 SW Arrow Wood Ln. 8285 SW Nimbus Avenue,S180 Portland,OR 97225 Beaverton,OR 97008 Owner: Mark J. Butterfield 8770 SW Mountain View Lane Tigard,OR 97224 Description of the Proposal: The applicant requests a 134ot subdivision on a 3.22-acre site located south of SW Greensward Ln and between extensions of SW Inez Street.Lot size ranges from 6,007 to 14,581 square feet,with an average lot size of 7,640 square feet are proposed.Most trees will be removed with some retained on the northern portion of the site. Legal 8770 SW Mountain View Lane; Description: Washington County Tax Map 2S111AA,Tax Lot 01400. City of Tigard,Community Development Division•13125 SW Hall Blvd.,Tigard,Oregon 97223 pg.1 f Zoning: R-4.5: Low-Density Residential District Appeal Procedure Details The decision of the Director (Type II Procedure) or Review Authority (Type II Administrative Appeal or Type III Procedure)is final for purposes of appeal on the date that it is mailed. Any party with standing as provided in Section 18.390.040.G.1.may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the notice of the decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard,Tigard,Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any parry during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. The deadline for filing an appeal is 4 p.m.on Monday,February 06,2017 Vicinity Map 9 32, VICINITY MAP 'GR@ENSPARNLN Z g "` SUB 2016-00010 OWN � IRNA DELL BUTTERFIELD r PARK 0 0907, 8465 8645 9635 061`i It61S 11611.5 g`,y, w 7 14 tau 16341 >' 9911," "1190 0859 0660 - I6ti0. 06151 .t,Ii14325 M 1 1:310 94 3'17 i 1 yr :• 1.. suhject Site LU 1.}1bIS 14160 J 14311 1,1394 1¢392 14 V': 1a.17n s 8916 1636'' 3aarol ' ` 0 14412 14435 It-1311 na 14466 - 1-t11' 166x0 tr t �. 99618933 14480 - 1.: lNEZ 5T 16600 9910 9994 8970 9952 8928 9690 0666 �;6a1� 06271 41601! ota:u "n US 89 .8 14'140 l.t'tgs IAYiO i1r1• 1 i'A''11`160 667, I1 WO aa`i 11605 911111 PINIBROOK ( 1•{x)/17 Min.ScabalfMU In•161R wn.owe ua �n.n. 1 �5 fy 14600 t 161.. 1160', 0b," 0 iS 89. >„ ,� 71610 11100 0900 k: ' 11625 X 144 30 116 V, 1 46 111 -�._. P F N E F3 R O Q K 8 F �••..••. ,•�' ;,:• ,«.a°�v. w �q P" Rn 11469 1166" 14670 J City of Tigard,Community Development Division•13125 SW Hall Blvd.,Tigard,Oregon 97223 pg.2 Preliminary Plat i n SW Ort 74 AVWUK I SW SMI AVIL%Tx f,. 1 < 1 I e t WATSAO NLRY WM pYTf r n Q �N a prHwN e.i iC> wnl wR _ PRELIMINARY PLAT fRMA DELL BUTTERFIELD PARK 13-LOT SUBDIVISION % TAX MAP 2S/W IJAA ^4,9 TAX LOT 01400 Z: �' CITY OF TIGARD.OREGON City of Tigard,Community Development Division^13125 SW Hall Blvd.,Tigard,Oregon 97223 pg-3 4 ALBERTSON,BURRY 2S111AA08700 EXHIBIT B 15445 SW 150TH AVE AMOS,BRIAN&SUSAN TIGARD,OR 97224 8930 SW GREENSPARK LN TIGARD,or 97223 2S 111AD01800 2S 111 AA04400 ANNIS,LYLE L JR&BRENDA L AUGUST,PAUL M AND 1425 SE 10TH AVE TRUDY R CANBY,or 97013 14480 SW 86TH AVE TIGARD,or 97223 BEACH,DAYLE D.&EVELYN O. BEILKE,SUSAN 11530 SW 72ND AVENUE 11755 SW 114TH PLACE TIGARD,OR 97223 TIGARD,OR 97223 BEILSTEIN,ELLEN 2S111AA06700 14630 SW 139TH AVE BELDING,STEPHAN P&JENNIFER M TIGARD,OR 97224 14340 SW 90TH AVE TIGARD,or 97223 2S111AC00200 2S111AA00700 BETTS,TERRY LEE BIGGS,PATRICIA N& 14660 SW 91ST AVE ARTHUR V TRUSTEES TIGARD,or 97223 14250 SW 88TH AVE TIGARD,or 97224 2S111AA04300 2S111AA03800 BITNEY,ROBERT C&KATHRYN M BLASEN,BARBARA A 14450 SW 86TH AVE BLANKENSHIP,MARIE E TIGARD,or 97224 ROBSON,HELEN M 14330A SW 86TH AVE TIGARD,or 97224 2S111AA03300 BONILLA,NACIA/STASNY,JAMIE BLAZEK,JASON METROPOLITAN LAND GROUP,LLC MILLER,NYREE 17933 NW EVERGREEN PARKWAY,SUITE 300 8635 SW GREENSWARD LN BEAVERTON,OR 97006 TIGARD,or 97224 2S111AD00900 BRENNEMAN,HEIDI BOSNYK,MICHAEL PAUL 11680 SW TIGARD DRIVE BOSNYK,STEPHANIE ANN TIGARD,OR 97223 14560 SW 87TH AVE TIGARD,or 97224 2S111AA04200 BUEHNER,GRETCHEN BROWN-LUNDH,ROSALIE& PO BOX 230268 LUNDH,ERIK TIGARD,OR 97281 14420 SW 86TH AVE PORTLAND,or 97224 2S 111AC00400 2S 111AD01600 BUNTON,STACEY A BUSH,RICHARD&BERNADINE 14600 SW 91ST AVE 14670 SW 88TH AVE TIGARD,or 97224 TIGARD,or 97224 2S111AA01400 CAFFALL,REX BUTTERFIELD,MARK J 13205 SW VILLAGE GLENN 8770 SW MOUNTAIN VIEW LN TIGARD,OR 97223 TIGARD,or 97224 CAROL RENAUD 2S111AD01900 WACO CPO NEWSLETTER COORD. CHAMBERLIN,GENE H OSU EXT.SVC-CITIZEN INVOLVEMENT FACULTY EILEEN J 155 NORTH 1ST AVENUE SUITE 200 MS48 14580 SW 88TH AVE HILLSBORO,OR 97124 TIGARD,or 97223 2S111AC00300 2S111AA08300 CHRISTENSEN,TERESA&DUANE CIOBANU,CLAUDIA LIVING TRUST 14630 SW 91ST AVE 14180 SW 89TH AVE TIGARD,or 97224 TIGARD,or 97224 CITY OF TIGARD 2S111AD03700 ATTN:GARY PAGENSTECHER CLAYTON,RACHEL A 13125 SW HALL BLVD. 8980 SW PINEBROOK CT TIGARD,OR 97223 TIGARD,or 97224 2S111AA04500 2S111AB05100 COATS,DAVID&LORNA REV LIV TRU CONDER,ELDON LAMAR&ROBIN K 8580 SW INEZ ST 9100 SW INEZ TIGARD,or 97224 TIGARD,or 97224 CONNERY,STACY 2S111AD00800 12564 SW MAIN STREET COOK,BRYAN TIGARD,OR 97223 14590 SW 87TH AVE TIGARD,or 97224 2S111AB04300 2S111AA04000 CORBIN,AMIE CORTESE,VITO PIETRO 9085 SW INEZ ST 15395 SW BULL MTN RD TIGARD,or 97224 PORTLAND,or 97224 CRAGHEAD,ALEXANDER 2S111AC00600 12205 SW HALL BOULEVARD CULBERTSON,JANET MARIE TIGARD,OR 97223-6210 14565 SW 91ST TIGARD,or 97224 2S111AA06100 2S111AA02700 CVETIC,FRANK J&ELIZABETH I DEAL,BETH S 14321 SW 90TH AVE 8630 SW GREENSWARD LN TIGARD,or 97224 TIGARD,or 97224 2S111AA09100 DEMLIPPIS,VICTOR DECASTRO,MARK&KATHLEEN 13892 SW BRAYDON CT 14175 SW 89TH AVE TIGARD,OR 97224 TIGARD,or 97224 } 2S111AA02300 2S111AA05200 DEHN,STEPHEN L DEPAOLIS,KATE 14415 SW 86TH AVE LANGSETH,MARK N TIGARD,or 97224 14368 SW 88TH AVE TIGARD,or 97224 2S 111AA04900 2S 111111105900 DOWNES,T KEILY JR DRESSEL FAMILY REVOCABLE TRUST 8660 SW INEZ 8987 SW GREENSWARD LN TIGARD,or 97224 TIGARD,or 97224 2S 111111108900 2S 111AD21400 DUFFIELD,RONALD C&LAURIE ENGEL,TOBY C&ELIZABETH D 14225 SW 89TH AVE 8615 SW PINEBROOK ST TIGARD,or 97224 TIGARD,or 97224 ENGVALL,ANN ERDT,DON&DOROTHY 15461 SW 82 PL 13760 SW 121ST AVENUE TIGARD,OR 97224 TIGARD,OR 97223 2S111AB04200 2S111AD04300 ERICKSON,JAMIE M ESMOND,VIRGINIA A 14400 SW 92ND AVE 8995 SW PINEBROOK DR TIGARD,or 97224 TIGARD,or 97223 2S111AA03000 2S111AA06800 ESPINOZA,HUGO E&NORA J ETEBARI,REZA 8660 SW GREENSWARD LN GOLSHANI,ZAHRA TIGARD,or 97224 8922 SW GREENSWARD LN TIGARD,or 97224 2S111AD04000 2S111AD05100 FARIAS,LEO GARCIA FLORA,DWAINE L/ELLEN J 14625 SW 89TH AVE 8840 SW PINEBROOK ST TIGARD,or 97224 TIGARD,or 97224 multiple:2S111AA10800 to 2S111AA10900 2S111AD05300 FOUR D CONSTRUCTION CO FRANCETICH,KERRY E AND ROSALIE PO BOX 1577 8790 SW PINEBROOK ST BEAVERTON,or 97075 TIGARD,or 97224 FROUDE,BEVERLY 2S111AD01100 12200 SW BULL MOUNTAIN ROAD GARCIA,ERIKA TIGARD,OR 97224 BARRON,JOSE LUIS OLEVARA 14585 SW 87TH AVE TIGARD,or 97224 2S111AA02200 2S111AD02500 GERONIMO LIVING REVOCABLE TRUST GILLMOR,MICHAEL D BY ROGERS,HENRY TR 14665 SW 88TH AVE 8605 SW INEZ ST TIGARD,or 97224 TIGARD,or 97224 2S111AD03900 GOODHOUSE,JOHN GOEBEL,GREGORY K&ELSA L 9345 SW MOUNTAIN VIEW LANE 14595 SW 89TH AVE TIGARD,OR 97224 TIGARD,or 97224 multiple:2S111AA10700 to 2S111AA12100 2S111AD21500 GP4 LLC GRIMSRUD,JAKE M&SYDNEY R PO BOX 1577 8605 SW PINEBROOK DR BEAVERTON,or 97075 TIGARD,or 97224 2S111AA06200 multiple:2S111AA11300 to 2S111AA11800 GROVER,JOHN J&CARIN S H&H HOLIES LLC 14339 SW 90TH AVE 19305 SUNCREST DR TIGARD,or 97224 WEST LINN,or 97068 2S 111AD03200 2S 111AA00401 HAGELBERGER,JEFFREY L& HALL BOULEVARD BAPTIST HAGELBERGER,TERRY A CHURCH 8945 SW PINEBROOK CT PO BOX 230130 TIGARD,or 97224 TIGARD,or 97223 HAMILTON,LISA CPO 4B VICE CHAIR 2S111AA05000 13565 SW BEEF BEND ROAD HANDY,KENNETH M ERIN JOY TIGARD,OR 97224 PO BOX 23802 TIGARD,or 97281 2S111AD00700 HARDING,TODD&HERING JR,BLAKE. HARDENBURGER,JOE L&JANICE K NORRIS BEGGS&SIMPSON 14620 SW 87TH 121 SW MORRISON,SUITE 200 TIGARD,or 97224 PORTLAND,OR 97204 multiple:2S111AA02100 to 2S111AD04400 2S111AD03400 HARGER,LORN SCOT HENLEY,TIMOTHY E/FRIEDA M 1510 SE 72ND AVE 9005 SW PINEBROOK COURT PORTLAND,or 97215 TIGARD,or 97223 2S111AD01700 HOGAN,KEVIN HERMANT,LISA S&RON W 14357 SW 133RD AVENUE 14640 SW 88TH AVE TIGARD,OR 97224 TIGARD,or 97224 2S111AD04700 2S111AA08600 HOOGENDAM,SHANE M HORANI,M SAMER&LAURA A 8990 SW PINEBROOK ST 8912 SW GREENSPARK LN TIGARD,or 97224 TIGARD,or 97224 2S111AA01800 2S111AA02000 HORVATH,EUGENE P HOWELL,ALAN W AND 128 S CRESCENT HEIGHTS KATHLEEN S LOS ANGELES,CA 90048 8685 SW INEZ TIGARD,or 97223 HOWLAND,HAROLD AND RUTH 2S111AB04000 13145 SW BENISH HURT,JOHN J&PAMELA S TIGARD,OR 97223 9105 SW VIEW TERR PORTLAND,or 97224 2S111AD04900 2S111AA07300 JACOBS,R MARK&GLORIA E JOHNSON,LESLIE G 8930 SW PINEBROOK BLVD 14399 SW 88TH AVE TIGARD,or 97224 TIGARD,or 97224 2S111AD04800 2S111AA00800 JUDY,ROBERT S AND DEBRA L KAISER,BRUCE A 19995 SW CHAPMAN RD EVELYN ANN SHERWOOD,or 97140 8860 SW MCDONALD TIGARD,or 97223 KEERINS,PATRICIA 2S111AA06500 15677 SW OREGON ST.APT 209 KETO,ROY&JILL TIGARD,OR 97140 14374 SW 90TH AVE TIGARD,or 97224 KIMMEL,DAVID 2S111AC00100 1335 SW 66TH SUITE 201 KITTELSON,WAYNE&JANICE TRUST PORTLAND,OR 97225 9075 SW PINEBROOK ST TIGARD,or 97224 2S111AC00500 2S111AA05700 KLEIN,FRANK E&JULIE M KLUM,JAMES C&JENNIFER R 14570 SW 91ST AVE 8901 SW GREENSWARD LN TIGARD,or 97224 TIGARD,or 97224 KNAPP,MONA 2S111AD05200 9600 SW FREWING STREET KREBS,TERRY L TIGARD,OR 97223 8810 SW PINEBROOK ST TIGARD,or 97224 2S111AD05000 2S111AA05100 KREBS,TYSON LAIRD,MATHEW D&STACI L 8870 SW PINEBROOK DR 14392 SW 88TH AVE TIGARD,or 97224 TIGARD,or 97224 2S111AD02200 2S111AD02100 LANEY,JEFFREY E&IRENE B LAWTON,JEFFREY&SUZANNE 14575 SW 88TH AVE 14545 SW 88TH AVE TIGARD,or 97224 PORTLAND,or 97224 2S111AD04200 2S111AD00600 LEBRUN,TIMOTHY LIN&SUSAN MARI LEWIS,NANCY J REVOCABLE LIVING 8965 SW PINEBROOK ST 16730 SW JORDAN WAY TIGARD,or 97224 TIGARD,or 97224 LISA HAMILTON CHAIR CPO 4B VICE-CHAIR 2S111AA02400 16200 SW PACIFIC HWY SUITE H BOX 242 LIVESAY,KATHERINE MARIE TIGARD,OR 97224 14385 SW 86TH AVE ALOHA,or 97006 2S111AD02900 LONG,JIM CHAIR CPO 4M LOGAN,KELLY ROBERT&MICHELLE L 10730 SW 72ND AVE 14570 SW 89TH AVE PORTLAND,OR 97223 TIGARD,or 97224 2S 111 AB00201 2S 111AD03000 MADISON,JEFFREY ALLAN& MALKEWITZ,KEVEN MADISON,SUSAN MICHELLE 4010 NW CHIRSTINE ST 9033 SW MOUNTAIN VIEW LN CORVALLIS,or 97330 TIGARD,or 97224 2S111AD03300 2S111AB05200 MANCUSO,NICHOLAS M MARCHIONESE,CHRIS& 8975 SW PINEBROOK CT MARCY,PATSY TIGARD,or 97224 9080 SW INEZ ST TIGARD,or 97224 2S 111AD02800 2S 111AD03500 MARONEY,SHARON MCCARTHY,GEORGE F MURPHY,DANIEL A 9010 SW PINEBROOK CT 14070 SW HALL BLVD TIGARD,or 97224 TIGARD,or 97224 2S111AA03400 2S111AA07200 MCCONNELL,BRIAN A& MCNATT,JILL D&S BRYON MCCONNELL,MARGARET M 14377 SW 88TH AVE 8625 SW GREENSWARD IN TIGARD,or 97224 TIGARD,or 97224 2S111AA05600 2S111AB03701 MCPIKE,LINDA L REVOCABLE LIVING MELLAND,ORVILLE E AND LOIS M HARRIS,GINGER 9120 SW MOUNTAIN VIEW LN 8873 SW GREESWARD IN TIGARD,or 97224 TIGARD,or 97224 2S111AA01900 MILDREN,GENE MENGIS,ANDREW F MILDREN DESIGN GROUP 14430 SW 87TH CT 7650 SW BEVELAND ST,STE 120 TIGARD,or 97224 TIGARD,OR 97223 2S111AA03900 2S111AD01300 MILLER,GLENN R REVOCABLE LIVING MOMENI,SAEID BY MILLER,GLENN R&MARY C TRS 14525 SW 87TH AVE PO BOX 611 TIGARD,or 97224 SHERWOOD,or 97140 2S 111AA06900 2S 111AA05400 MORGAN,KEITH&SUSAN MOUZAKIS,TIMOTHY P&LAUREL C 8890 SW GREENSWARD LN 8817 SW GREENSWARD LN TIGARD,or 97224 TIGARD,or 97224 MURDOCK,NATHAN AND ANN 2S111AA04700 7415 SW SPRUCE STREET MURPHY,KENNETH L& TIGARD,OR 97223 GONZALES,MARY I 8620 SW INEZ ST TIGARD,or 97223 NEAL BROWN.GRI 2S111AD00400 MEADOWS INC REALTORS NEPOMUCENO,JOEL 12655 SW NORTH DAKOTA STREET 8595 SW PINEBROOK DR TIGARD,OR 97223 TIGARD,or 97224 NEWTH,PATTY 2S111AA06000 12180 SW MERESTONE COURT ORCHARD,SHAUN F&SHELLY TIGARD,OR 97223 14315 SW 90TH AVE TIGARD,or 97224 2S111AA07000 2S111AD04100 OUK,THOM& PASTERIS,PHILLIP A AND IM,CHENDA ROSEMARY T 8854 SW GREENSWARD LN 8935 SW PINEBROOK ST TIGARD,or 97223 TIGARD,or 97224 2S111AD03100 2S111AD01400 PAULAT,DEANNA K PENDER,GEORGE T 8925 SW PINEBROOK COURT SHARON LEE TIGARD,or 97224 14645 SW 87TH AVE TIGARD,or 97223 2S111AD03800 2S111AD01000 PIERCE,OLIVIA A POLENSEK,DAVID A& 8950 SW PINEBROOK CT HOWELL,SAMARA TIGARD,or 97224 14565 SW 87TH AVE TIGARD,or 97224 2S 111AD01500 2S 111AA02900 POWER,HAZEL A&STEPHEN R PRATT,AMY M&SHAWN R 1327 SE TACOMA BLVD#227 8650 SW GREENSWARD LN PORTLAND,or 97202 TIGARD,or 97224 2S 111AD02700 2S 111AA03700 PRICE,MARNIE JO&WILLIAM H JR PRUDHOE ENGERY LLC 14630 SW 89TH AVE PO BOX 7363 TIGARD,or 97224 BEAVERTON,or 97007 2S111AA01500 2S111AA02500 PRUE,JAY S RADER,MATTHEW&KIMBERLY 14445 SW 87TH CT 14355 SW 86TH AVE TIGARD,or 97224 TIGARD,or 97224 2S 111AA04600 2S 111AA08800 RASOR,MARK A/LORI D REED,SHEL E&TERRI E 8600 SW INEZ ST 14235 SW 89TH AVE TIGARD,or 97224 TIGARD,or 97224 e RORM N,SUE 2S111AD03600 11250 SW 82ND AVE ROSE,KEITH E TIGARD,OR 97223 9000 SW PINEBROOK CT TIGARD,or 97224 2S111AD01200 RUEDY,ROBERT ROSS,JONAH 14185 SW 100TH AVENUE 14605 SW 87TH AVE TIGARD,OR 97224 TIGARD,or 97224 2S 111AD02400 2S 111AA01700 SACKETT,NATHAN A&MELISSA A SANG,JAMES&TRUDI CLEVELAND REVOCABLE LIVING TRUST 14425 SW 87TH CT 3215 S 7TH ST TIGARD,or 97224 TACOMA,WA 98405 2S111AB04100 2S111AA06400 SARI,CAROL A REVOCABLE LIVING T SCHAFFER,MARK B&CYNTHIA S 14370 SW 92ND AVE 14381 SW 90TH AVE TIGARD,or 97224 TIGARD,or 97224 2S111AD02600 2S111AA03600 SCHMIDT,BRIAN F&SAVITRI H H SCHNEIDER,TROY L&TAMMI K 14660 SW 89TH AVE 8605 SW GREENSWARD LN TIGARD,or 97224 TIGARD,or 97224 2S111AA06600 2S111AA02800 SCHWEITZ,JOSEPH E&LOUISE A SHARPE,JAIME 14352 SW 90TH AVE 8640 SW GREENSWARD LN TIGARD,or 97224 TIGARD,or 97224 2S111AA04800 2S111AA07100 SIEVERS,WILHELM V SLAYIER,GLEN W&ANN M MONICA 14341 SW 88TH AVE 8640 SW INEZ STREET TIGARD,or 97224 TIGARD,or 97224 2S111AD05500 SPRING,BRAD SMITH,NICHOLAS I 7555 SW SPRUCE STREET 8750 SW PINEBROOK ST TIGARD,OR 97223 TIGARD,or 97224 STALZER,CHARLIE AND LARIE 2S111AA08400 14781 SW JULIET TERRACE STONE,ELANA TIGARD,OR 97224 BY BEDMART INC 10200 SW COMMERCE CIR WILSONVILLE,or 97070 2S111AD05400 SUNDBERG,ROSS STRAHAN,BRIAN C&SHEILA M 16382 SW 104TH AVE 8770 SW PINE BROOK TIGARD,OR 97224 TIGARD,or 97224 THOMPSON,GLENNA 2S111AD05600 13676 SW HALL BLVD UNIT 2 THOMPSON,WM R MILA A TIGARD,OR 97223 8730 SW PINEBROOK ST TIGARD,or 97224 2S 111AD02300 2S 111 AA05500 TIMMONS,STEVE D TRIEBOLD,ROBYN L METTEAUER,CHRISTY L 8849 SW GREENSWARD LN 14605 SW 88TH AVE TIGARD,or 97224 TIGARD,or 97224 2S 111AA09000 2S 111AA03101 TRIEM,KENNETH SHANE VANARCKEN,MARCUS C J AND 14205 SW 89TH AVE SANDRA TIGARD,or 97224 8665 SW GREENSWARD LANE TIGARD,or 97224 2S111AD05700 2S111AD02000 VANDIVER,WILLIAM BARON VOGEL,PAUL GLASCOCK,ELIZABETH LEAVITT 14550 SW 88TH AVE 8710 SW PINEBROOK ST TIGARD,or 97224 TIGARD,or 97224 2S 111AD00500 2S 111 AA02600 WAGNER,LAYTON WEBER,FREDERICK E III&JULIE A 3221 SW PRIMROSE ST 14325 SW 86TH AVE PORTLAND,or 97219 TIGARD,or 97224 WEGENER,BRIAN 2S111AB03702 9830 SW KIMBERLY DRIVE WEISHEIT,HENRY B AND TIGARD,OR 97224 BARTOLEMEA 9080 SW MOUNTAIN VIEW LN TIGARD,or 97224 2S111AA03200 2S111AA01600 WESTFALL,K WHITCOMB,LADD&EMMA 8645 SW GREENSWARD LN 14435 SW 87TH CT TIGARD,or 97224 TIGARD,or 97224 2S111AA05800 2S111AA06300 WHITE,STEVEN&JANICE FAMILY TR WILSON,JAMES R&CHRISTINE R 8945 SW GREENSWARD LN 14357 SW 90TH AVE TIGARD,or 97223 TIGARD,or 97224 2S111AA03500 2S111AB00301 WOLTERING,SCOTT C&MARIANNE H WOODWARD,ERIC E&CHARLOTTE M 8615 SW GREENSWARD LN 9055 SW MOUNTAIN VIEW LN TIGARD,or 97224 TIGARD,or 97224 2S111AA05300 2S111AA08500 WOOLEY,RANDALL R&SALLY N ZELL,JEFFREY S LIVING TRUST 14336 SW 88TH AVE 8896 SW GREENSPARK LN TIGARD,or 97224 TIGARD,or 97224 CITY OF TIGARD REQUEST FOR COMMENTS NOTIFICATION LIST FOR LAND USE COMMUNITY DEVELOPMENT APPLICATIONS FILE NOS: FILE NAME: 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) Development Services/Development Eng.Greg Berry(Copy on all Notices of Decision) Building Division/Mark VanDomelen,Building Official Police Department/Jim Wolf,Crime Prevention Officer(Copy on all Notices of Decision) Public Works/John Goodrich Public Works/Paul Izatt(Subdivisions ONLY-Full size plan set) Public Works/Jeremy Hanson Hearings Officer(2 sets) Planning Commission(12 sets) City Attorney File/Reference(2 sets) LOCAL AND STATE JURISDICTIONS City of Beaverton,Planning Manager,POB 4755,Beaverton OR 97076* City of Beaverton,Steven Sparks,Dev Svcs Mgr,POB 4755,Beaverton OR 97076* City of Durham City Manager,17160 SW Upper Boones Ferry Rd,Durham OR 97224* City of King City City Manager,15300 SW 116th Ave,King City OR 97224* City of Lake Oswego,Planning Director,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 97062* Metro-Land Use and Planning,600 NE Grand Ave,Portland OR 97232-2736,Joanna Mensher,Data Resource Center(ZCA- Adopted)* Metro-Land Use and Planning,600 NE Grand Ave,Portland OR 97232-2736,Paulette Copperstone,(ZCA-RFC Only)* Metro-Land Use and Planning,600 NE Grand Ave,Portland OR 97232-2736,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_DEVREV_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_DEVREV Applications@odot.state.or.us ODOT Region 1 Development Review Program,123 NW Flanders St,Portland OR 97209 f Email:Regionl_DEVREV_Applications@odot.state.or.us OR Dept of Energy,Bonneville Power Administration,Routing TI"RC-Attn: Renae Ferrera,POB 3621,Portland OR 97208- 3621 (powerlines in area) OR Dept of Aviation,Tom Highland,Planning,3040 25th Street,SE,Salem OR 97310(monopole towers) OR Dept of Environmental Quality(DEQ),Regional Administrator,700 NE Multnomah St#600,Portland,OR 97232 (Notify for Wetlands and Potential Environmental Impacts) OR Dept of Fish&Wildlife,Elizabeth Ruther,Habitat Biologist,North Willamette Watershed District,18330 NW Sauvie Island Road,Portland OR 97231 OR Dept of Geo.&Mineral Ind.,800 NE Oregon Street,Suite 965,Portland OR 97232 OR Dept of Land Conservation&Dev.,Mara Ulloa,635 Capitol Street NE,Suite 150,Salem OR 97301-2540(Comp Plan Amendments&Measure 37) -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 97301-1279 (Documents should be emailed/do not send hard copies) hCommunity Developmentland Use Applications103_Admin MaterialslRequest for commentslRequest for Comments Notification List.xlsx Rev.20160505 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 CENWP-OP-G,POB 2946,Portland OR 97208-2946 (flaps and CWS letter only) WCCCA 9-1-1,Ian Crawford,17911 NW Evergreen Pkwy,Beaverton,OR 97006(preliminary plats-subdivisions) (Documents should be emailed to icraNvfordCawccca.com/do not send hard copies) Washington County Consolidated Communications Agency(WCCCA) "911",Kelly Dutra,17911 NW Evergreen Pkwy, Beaverton,OR 97006 (monopole towers) Washington County,Dept of Land Use&Trans,Naomi Vogel-Beattie,1400 SW Walnut St MS 51 Hillsboro OR 97123-5625 (general apps)* Washington County,Cartography,155 N First Ave,Suite 350,MS 9,Hillsboro OR 97124(ZCA Final Notice ONLY)* Principal Planner,Community Planning,Washington County,Dept of Land Use&Trans,Planning and Development Services, 155 N First Ave,Suite 350,MS 14,Hillsboro OR 97124(ZCA)* Washington County,Dept of Land Use&Trans,ATTN:Current Planning,155 N First Ave,Suite 350,MS 14,Hillsboro OR 97124(ZCA)* UTILITY PROVIDERS,SPECIAL DISTRICTS&AGENCIES Beaverton School District#48,Jennifer Garland,Demographics,16550 SW Merlo Rd,Beaverton OR 97006-5152 Century Link,Right-of-Way Department,Qwest Corporation dba Century Link QC,1208 NE 64th St,4th Floor,Seattle WA 98115 Century Link,Attn: John Pfeifer,1600 7th Ave,4th Floor,Seattle,WA 98191-0000(proposed and approved Annexation notices) Century Link,Karen Stewart,Local Government Affairs Director,310 SW Park Ave,Portland OR 97205 (proposed and approved Annexation notices) Clean Water Services,Development Services Department,David Schweitzer/SWM Program,2550 SW Hillsboro Hwy,Hillsboro OR 97123* Comcast Cable Corp.,Gerald Backhaus,14200 SW Brigadoon Court,Beaverton OR 97005(See map for area contact) Metro Area Communications Commission(MACC),Fred Christ,15201 NW Greenbrier Parkway,C-1,Beaverton OR 97006-4886 (annexations only) NW Natural Gas Company,Brian Kelley,Engineering Coord.,220 NW 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) 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 Dix is Brock Nelson, 503-249-3079) Tigard/Tualatin School District#23J,Teri Brady,Administrative Offices,6960 SW Sandburg St,Tigard OR 97223-8039 Tigard Water District,POB 230281,Tigard OR 97281-0281 Tualatin Hills Parks and Rec District,Planning Mgr,15707 SW Walker Rd,Beaverton OR 97006* Tualatin Valley Fire&Rescue,John Wolff,DeputyFire Marshall,11945 SW 70th Ave,Tigard OR 97223-9196* Tualatin Valley Water District,Administrative Office,1850 SW 170th Ave,Beaverton OR 97006* Tri-Met Transit Development,Ben Baldwin,Project Planner,1800 SW 1st Ave#300,Portland,OR 97201 (If project is within 1/4 mile of a transit route) Frontier Communications,John Cousineau,OSP Network,4155 SW Cedar Hills Blvd,Beaverton OR 97005 (Documents should be emailed to John.CousineauCftr.com-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. hCommunity DevelopmenNLand Use Applications103—Admin MaterialslRequest for commentslRequestfor Comments Notification List.xlsx Rev.20160505 Page 2 of 2 APPLICANT MATERIALS TYPE II SUBDIVISION TAX LOT 2S1 11 AA 01400 and Tract D of Greensward Park No. 2 8770 SW Mountain View Lane Table of Contents Application Warranty Deed for Tax Lot 1400 Clean Water Services Service Provider Letter Tax Map Arborist's Tree Report Storm Water Report Sight Distance Certifications Narrative Exhibits Exhibit I -Pre-Application Conference Notes Exhibit 2-Impact Study Exhibit 3-Approval of Subdivision Name Exhibit 4 -Neighborhood Meeting Information Drawing Plan Set Sheet 1 -Cover, Legend & Index of Drawings Sheet 2-Existing Condition & Demolition Plan Sheet 3-Aerial Photography& Circulation Plan Sheet 4 -Preliminary Plat Sheet 5-Street Sections Sheet 6-Preliminary Utility Plan Sheet 7-Preliminary Grading and Erosion Control Plan Sheet 8-Tree Preservation & Removal Plan Sheet 9-Tree Preservation & Removal Plan Sheet 10-Street Mitigation and Street Tree Planting Plan Sheet I 1 -SW Inez Plan & Profile Sheet 12-SW 88th Ave Plan & Profile Sheet 13-Private Street&SW 89th Plan & Profile Table of Contents Irma Dell Butterfield Park 13-lot Subdivision IE 1VS __FZI O T t I LAND USEA-PP-UCr`1TF()N iN Imor lmod Partition JI) 0 Compxelaeiasn-e Plan Ame-nd jV` Plaided Developi-new 0 11' or �Cnsltivc 1-and Reviev: Conckional Use '�'TTT\ F1 Development, Codc 1 Site Dcvelopnient Revicw `H) Dov,ntown D,�,gn RP--,71cw %J L f I P Subd-iv' ' n '11 ot Ilk, is to k. Ll Hisroilc Ovtrlav (d ot. HG -7oneChange (110 Honic Occupattor F-1 Zone Change Aniwxarioti (IN-i NOTE Foe tett -i-ted swat -dmal s l ta.cn s, plcase �:Ci ct to ,our L)Ve-Appka,1011 CoAlferel-ICC motes. P ROPOSA-L,SUNIMPU'�Y (Brlct C1,_,scnp6rq]..: PROPERTY INFO R)IATION (whete pro-ry,-,,,,cd ao:6ti iry\VI occur, Location (,LCIcircss if -v-iibablc; Tql� M111ps 'and ra\ lor -�S: 'roui site sf7,c: —3, Zorirru, clasificition: APPILICANT INFOIRIMLAXI ION Case Nra.: Maine: f R�Iated{aseNNo.(s): INbililig Application Fee: ciry/stato�: Zip. Applic.mon accepve&. Phone numbcr: Bv:��%i rAn Date: Prilm-al, ConUict Ila, ---- --- , &-- Phone nuna, 0'\' Application detern=cd complere; B- E n.,a;1: P-1 �IAW-q(), ---- \j kv Page 1 of 2 P aq ,1p Or-1 tessfe Wilen r1l,,:c,\vner aLj o"v,ter o�-an�1-�Cm of clac hc er'; Knust,S121:1,� this api--ouc:tLit'i c 'lath )I In he sp""Ce Tt"C Mirk ol� ml� k-w k cn T HE AP PLFC-'-,I�k Nti 7 -t all thc ulrm�;and subjo� tF thc-appLicuumi - M, U rc c u-I( -,I9 -uld qcd h� lew!r1l,ate rrue�olild r! -c stitcmmT� JuDd Th�: �t i I If!' ",'� I i` - , he -:ib, ,, I, .1 � t A1-11�' r'i.!!-J 11jcLp d found th-�ir i i�'�1, b,� t 1 C I rj 0 11 alle 11Ppill Cii LCx 1 t, �i C, th",t f I C11 1, 'I OU,L .1-jp Che applicatir has ro'Ic Ac t: -,-�o f de-1 oi:a r ip m . ....... Dqte A Print name --� � � Darc I __���'l���L��r _�-. �-ICS -- Ivnz nan 5c App Date SIGNATURES of faj��h 0-wU`�- C' tl`- 1 0-7 IZO(JL a t e Owner's sigil'iturc Print nonic 0wrier's Print slouture mane Da te Pnnt nanie Date Owner's s191hItUre Date T) 0_ ,vRet's ....... -�SE APPLI", jk TVIT Pzge2oj'2 g'i cd fu I City ofTi-gard L) _AN,fj�jlj Blvd Tit.ard, Ie g i Washington County,Oregon 201]2.031892 04/20/2012 02:49:56 PM Charles T. Butterfield, Jr. D-Des Cnt=1 Stn-29 RECORD51 350 Circle Court $2o.00#s.00$11,00$15.00-Total=$51.00 Q ook, Oregon 97141,nd 1111111111111111111111111111111111111111111111111 Mark J d 0169812720120 I,Rlehatd Nobemleht Director of Assessment and 8770 SW Mountain View Lane Taxedon and Ex�fRelo County Clerk ror Washington CeuMy,Orepan,do hentry esroty ihrt the vdmin Tigard, Oregon 97224, Instrument ofwrlpnp was nulwd rdad in the, hook of records of esld cou� Grantors. Richard Hobernlcht,Director of Assessment and Taxation.Ex4Rk:lo County Clark Mark J. Butterfield, Grantee. AFTER RECORDING RETURN TO: Mark Butterfield 8770 SW Mountain View Lane Tigard, Oregon 97224 SEND TAX STATEMENTS TO: Mark Butterfield 8770 SW Mountain View Lane Tigard, Oregon 97224 - BARGAIN AND SALE DEED - In conjunction with City of Tigard Case File No. LLA2012-00001 for the Butterfield Lot Line Adjustment,which was approved on February 22,2012,and recorded as Survey No.31,785,Washington County Survey Records, Mark J. Butterfield and Charles T. Butterfield, Jr., as tenants in common pursuant to the Deed recorded as Washington County Deed Records Document No. 2012-001179, Grantors,bargain, sell and convey to Mark J. Butterfield,Grantee, to have and to hold the same unto the said Grantee and Grantee's heirs, successors and assigns forever, the following described real property situated in Washington County, Oregon: See Exhibit A. The real property described in Exhibit A is subject to the Reciprocal Right(s)-of-Way and Utility Easement between Charles T. Butterfield, Jr., and his heirs, successors and assigns, and Mark J. Butterfield and his heirs, successors and assigns, which is described in Exhibit B attached hereto. The true and actual consideration for this conveyance consists of value given other than money. BEFORE SIGNING OR AGGEPTING THIS INSTRUMENT,THE PE !SON TRANSFERRING FEE TITLE INQUIREABOUTTHE PERSON'S RIGHTS,IF ANY,UNDER ORS 195.300,195.301 AND 195.305TO 195.336 AND SECTIONS 5 TO 11,CHAPTER 424,OREGON LAWS 2007,SECTIONS 2 TO 9 AND 17,CHAPTER 855,OREGON LAWS 2009, AND SECTIONS 2 TO 7, CHAPTER 8, OREGON LAWS 2010. THIS INSTRUMENT DOES NOT ALLOW USE OF THE PROPERTY DESCRIBED IN THIS INSTRUMENT IN VIOLATION OF APPLICABLE LAND USE LAWS AND REGULATIONS, BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT, THE PERSON ACQUIRING FEE TITLE TO THE PROPERTY SHOULD CHECK WITH THE APPROPRIATE CITY OR COUNTY PLANNING DEPARTMENT TO VERIFY THAT THE UNIT OF LAND BEING TRANSFERRED IS A LAWFULLY ESTABLISHED LOT OR PARCEL,AS DEFINED IN ORS 92.010 OR 215.010,TO VERIFY THE APPROVED USES OF THE LOT OR PARCEL, TO DETERMINE ANY LIMITS ON LAWSUITS AGAINST FARMING OR FOREST PRACTICES, AS DEFINED IN ORS 30.930, AND TO INQUIRE ABOUT THE RIGHTS OF NEIGHBORING PROPERTY OWNERS,IF ANY,UNDER ORS 195.300, 195.301 AND 195.305 TO 195.336 AND SECTIONS 5 TO .-� 11,CHAPTER 424,OREGON LAWS 2007,SECTIONS 2 TO 9 AND 17,CHAPTER 855,OREGON LAWS 2009,AND SECTIONS 2 TO 7,CHAPTER 8,OREGON LAWS 2010. Dated this day of (6t�April, 2012. Mark J. Butterfield harles T. Butterfield, Jr. STATE OF OREGON } } SS. County of dIGLGIL&61rtQ5 } Before me personally appeared the above-named Mark J. Butterfield, who acknowledged the foregoing to be his own voluntary act and deed on this C-O&y of April, 2012. JOAN L V0 RS NOTARY PUBLIC-OREGON VIARY PUBLIC FOR OREGON COMMISSION NO.451027 MY COMMISSION EXPIRES JULY 26,2014 STATE OF OREGON } _ _ } SS. County of ttdiaknobYL } Before me personally appeared the above-named Charles T. Butterfield, Jr. who acknowledged the foregoing to be his own voluntary act and deed on this day of April, 2012. or�ICIaLSEu NOTARY PUBLIC-OREGON COMMISSION NO.462672 ROTARY PU C FOR OREGON MY GOMMISSfON EXPIRES NOVEMBER 07,2015 EXHIBIT A A tract of land being located in the northeast one-quarter of Section 11,Township 2 South,Range 1 West, Willamette Meridian, City of Tigard,Washington County, Oregon being more particularly described as follows: Beginning at a 5/8 inch iron rod located at the northeast corner of Tract `D', Greensward Park No. 2; thence along the northerly line of said Tract`D',South 89048'05"West a distance of 130.04 feet to a 5/8 inch iron rod; thence departing said northerly line South OOo20'3I" West a distance of 302.77 feet to a 5/8 inch iron rod;thence South 90oOO'00" East a distance of 77.77 feet to a 5/8 inch iron rod located on the northerly extension of the centerline of SW 89`h Avenue; thence along said northerly extension South OOo0l'15" East a distance of 125.57 feet to a 5/8 inch iron rod Iocated on the north line of Pinebrook Terrace at the northerly terminus of the centerline of SW 89'Avenue; thence along the northerly line of Pinebrook Terrace,North 90oOO'00"East a distance of 342.53 feet,more or less,to the southwest corner of Greensward Park; thence along the westerly boundary of Greensward Park, North OOo20'45" East a distance of 324.81 feet, more or less, to an angle point thereon; thence continuing along the westerly boundary of Greensward Park, North 89051'l 1" West a distance of 9.14 feet to an angle point thereon, said point being also the southeast corner of Greensward Park No. 2; thence along the southerly line of Greensward ar o. 2, Southes a distance o 0 the southeast:comer of said Tract`D';thence along the easterly line of said Tract`D',North OOo20'45"East a distance of 105.04 feet to the Point of Beginning. Said described tract of land contains 3.22 acres, more or less. I i EXHIBIT B A tract of land being located in the northeast one-quarter of Section 11,Township 2 South,Range 1 West, Willamette Meridian, City of Tigard,Washington County, Oregon being more particularly described as follows: f Beginning at a 5/8 inch iron rod located at the northerly terminus of SW 891''Avenue, that bears North 90°00'00"East a distance of 25.00 feet from the northwest corner of Lot 28,Pinebrook Terrace and being on the north line of said plat;thence along the north line of said plat South 90°00'00" West a distance of 27.00 feet to a point; thence departing said north line, parallel with and 27.00 feet westerly of, when measured at right angles, the northerly extension of the centerline of SW 89`x'Avenue, North 00'01'15" West a distance of 78.68 feet to a point; thence 31.41 feet through the arc of a 20.00 foot radius circular curve to the left, said curve having a central angle of 89158'45", a chord bearing North 45°00'38" West and a chord length of 28.28 feet to a point of tangency; thence South 90°00'00"West a distance of 30.95 feet to a point; thence North 00°20'31" East a distance of 27.00 feet to a 5/8 inch iron rod; thence continuing North 00°20'31" East a distance of 27.00 feet to a point; thence North 90°00'00" East a distance of 104.60 feet to a point that is 27.00 feet easterly of the northerly extension of the centerline of SW 89`h Avenue, when measured at right angles; thence parallel with said centerline, South 00'01'15" as a distance o ee o a pom on a no me o me roo errace; ence a ong a no line of Pinebrook Terrace, South 90000'00" West a distance of 27.00 feet to the Point of Beginning. I Said described tract of land contains 11,071 square feet, more or less. I I i i Washington County,Oregon 2016-073419 D-OQ 09/12/201612:21:51 PM Tax Statements: No Change Stn=291 REED AFTER RECORDING SEND TO• $20.00$11.00$5.00$20.00 $56.00 1,Richard Hobemicht,Director of Assessment and Taxation and Ex- Phillip C.Querin,Attorney onieo County Clerk for Washington Courtly,Oregon,do hereby certify 150 SW Harrison St.Ste.50 owed the at the Kik ��of said county. �and Portland,OR 97201 Richard Hobemicht,Director of QMCLAIM DEED Assessment and Taxation,Ex-Officio Dale DeHarpport and Jacqueline Traver, collectively, "Grantor," hereby remise, release and quitclaim to Mark J. Butterfield, "Grantee", all of Grantor's, right, title and interest In and to the following described real property situated in Washington County, Oregon, to wit: Seems. legal desulpfto attached h xhibits A_ and a(collectively,the "Property"). The purpose of this conveyance is to remise, remit and quitclaim to Grantee all right, title, and interest that Grantor ,0 has, or may have, in the Property to Grantee, including but not limited to a release of the Right of 1 First Refusal identified in the follow sentence.Grantor represents and warrants that at the time of f'n this conveyance, Dale DeHarpport and Jacqueline Traver are the sole surviving and exclusive (7o holders of a recorded Right of First Refusal ("ROFR") which is part of that certain Settlement U_-4f1 Agreement signed in August, 1993, in the matter of Ronald D. Traver, et. al. v. Irma D. Cwt Butterfield et al Washington Circuit Court Case No.:C92-0699CV. The true and actual consideration paid for this conveyance stated in terms of dollars is$00.00. " However, the actual consideration consists of or includes other property or value, given or promised,which represents the entire consideration. u ' BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT, THE PERSON TRANSFERRING FEE TITLE SHOULD INQUIRE ABOUT THE PERSON'S RIGHTS,IF ANY,UNDER ORS 195.300,195.301 AND 195.305 TO 195.336 AND SECTIONS 5 TO 11, CHAPTER 424, OREGON LAWS 2007,AND SECTIONS 2 TO 9 AND 17,CHAPTER 855,OREGON LAWS 2009 AND SECTIONS 2 TO 7,CHAPTER 8,OREGON LAWS 2010. THIS INSTRUMENT DOES NOT ALLOW USE OF THE PROPERTY DESCRIBED IN THIS INSTRUMENT IN VIOLATION OF APPLICABLE LAND USE LAWS AND REGULATIONS. BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT,THE PERSON ACQUIRING FEE TITLE TO THE PROPERTY SHOULD CHECK WITH THE APPROPRIATE CITY OR COUNTY PLANNING DEPARTMENT TO VERIFY THAT THE UNIT OF LAND BEING TRANSFERRED IS A LAWFULLY ESTABLISHED LOT OR PARCEL,AS DEFINED IN ORS 92.010 OR 215.010,TO VERIFY THE APPROVED USES OF THE LOT OR PARCEL,TO DETERMINE ANY LIMITS ON LAWSUITS AGAINST FARMING OR O FOREST PRACTICES,AS DEFINED IN ORS 30.930,AND TO INQUIRE ABOUT THE RIGHTS OF NEIGHBORING PROPERTY OWNERS, IF ANY, UNDER ORS 195.300, 195.301 AND 195.305 TO 195.336 AND SECTIONS S TO 11,CHAPTER 424, OREGON LAWS 2007,AND SECTIONS 2 TO 9 AND 17,CHAPTER$55,OREGON LAWS 2009 AND SECTIONS 2 TO 7, �.- CHAPTER 8,OREGON LAWS 2010. p GRANTOR: G NTOR: �'"� 16 Z4;;�& ___ _ �� —— ' Dale DeHarpport (jzkquqMe Traver .a STATE OF Oregon } )ss. County of This record was acknowledged before me on — — 2016 by ja c%u e�ih Train . Notary Public for Oregon d1libOPFICIALSTAMP ^ My commission expires: INARIiEeCaHEN JWNOTARY PUBLIC-OREGON COMMISSION NO.942462 MY COMMISSION EXPIRES AUGUST 31,2019 11%./ N./ Tax Statements: No Change AFTER RECORDING SEND TO: Phillip C.Querin,Attorney 150 SW Harrison St.Ste.50 Portland,OR 97201 QUITCLAIM DEED Dale DeHarpport and Jacqueline Traver, collectively, "Grantor," hereby remise, release and quitclaim to Mark J. Butterfield, "Grantee", all of Grantor's, right, title and interest in and to the following described real property situated in Washington County, Oregon, to wit: description attached hereto as Exhibits A and B (collectively, the "Property"). The purpose of this conveyance is to remise, remit and quitclaim to Grantee aA right, title, and interest that Grantor has, or may have, in the Property to Grantee, including but not limited to a release of the Right of 1� First Refusal identified in the follow sentence. Grantor represents and warrants that at the time of ('n this conveyance, Dale DeHarpport and Jacqueline Traver are the sole surviving and exclusive holders of a recorded Right of First Refusal ("ROFR") which is part of that certain Settlement Agreement signed in August, 1993, in the matter of Ronald D. Traver, et. al. v. Irma D. cv Butterfield, et al. Washington Circuit Court Case No.:C92-0699CV. The true and actual consideration paid for this conveyance stated in terms of dollars is $00.00. —' However, the actual consideration consists of or includes other property or value, given or promised,which represents the entire consideration. U ' BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT, THE PERSON TRANSFERRING FEE TITLE SHOULD INQUIRE ABOUTTHE PERSON'S RIGHTS,IF ANY,UNDER ORS 195.300,195.301 AND 195.305 TO 19S.336 AND SECTIONS S TO 11, CHAPTER 424,OREGON LAWS 2007,AND SECTIONS 2 TO 9 AND 17,CHAPTER 855,OREGON LAWS•2009 AND SECTIONS 2 TO 7,CHAPTER 8,OREGON LAWS 2010. THiS INSTRUMENT DOES NOT ALLOW USE OF THE,PROPERTY DESCRIBED IN THIS INSTRUMENT IN VIOLATION OF APPLICABLE LAND USE LAWS AND REGULATIONS. BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT,THE PERSON ACQUIRING FEE TITLE TO THE PROPERTY SHOULD CHECK C WITH THE APPROPRIATE CITY OR COUNTY PLANNING DEPARTMENT TO VERIFY THAT THE UNIT OF LAND BEING 0) TRANSFERRED IS A LAWFULLY ESTABLISHED LOT OR PARCEL, AS DEFINED IN ORS 92.010 OR 215.010,TO VERIFY OTHE APPROVED USES OF THE LOT OR PARCEL,TO DETERMINE ANY LIMITS ON LAWSUITS AGAINST FARMING OR 0 FOREST PRACTICES,AS DEFINED IN ORS 30.930,AND TO INQUIRE ABOUT THE RIGHTS OF NEIGHBORING PROPERTY OWNERS, IF ANY, UNDER ORS 195.300, 195.301 AND 195.305 TO 195.336 AND SECTIONS 5 TO 11, CHAPTER 424, OREGON LAWS 2007,AND SECTIONS 2 TO 9 AND 17,CHAPTER 855,OREGON LAWS 2009 AND SECTIONS 2 TO 7, j= CHAPTER 8,OREGON LAWS 2010. @ p GRANTOR: GItANTOR: /1 A..=& (l Z – 4) Dale DeHarpport Jarcqu a Traver ii STATE OF Oregon ) )SS. County ofvr. �,�.,�/z..) This record was acknowledged before me on f/– _2016 by Jac%uc 1h e– 777�7av¢.,e_. IV Notary Public for Oregon OFFICIAL STAMP -� My commission expires:�s 2/ f� oiol 7 Ask qr MARILEE HEN NOTARY PUBUC�OREGON COMMISSION NO.942462 MY COMMISSION EXPIRES AUGUST 31,2019 EXHIBIT A A tract of land being located in the northeast one-quarter of Section 11,Township 2 South,Range 1 West, Willamette Meridian, City of Tigard, Washington County, Oregon being more particularly described as follows: Beginning at a 5/8 inch iron rod located at the northeast corner of Tract 'D', Greensward Park No. 2; thence along the northerly line of said Tract 'D', South 89o48'05"West a distance of 130.04 feet to a 5/8 inch iron rod; thence departing said northerly line South OOo2O'31" West a distance of 302.77 feet to a 5/8 inch iron rod; thence South 90oOO'OO" East a distance of 77.77 feet to a 5/8 inch iron rod located on the northerly extension of the centerline of SW 89`'Avenue;thence along said northerly extension South OOo01'15" East a distance of 125.67 feet to a 5/8 inch iron rod located on the north line of Pinebrook Terrace at the northerly terminus of the centerline of SW 891 Avenue; thence along the northerly line of Pinebrook Terrace,North 90oOO'OO"East a distance of 342.53 feet,more or less,to the southwest comer of Greensward Park; thence along the westerly boundary of Greensward Park, North OOo2O'45" East a distance of 324.81 feet, more or less, to an angle point thereon; thence continuing along the westerly boundary of Greensward Park, North 89o51'l1" West a distance of 9.14 feet to an angle point thereon, said point being also the southeast comer of Greensward Park No. 2; thence along the southerly line of Greensward Park No. 2, South 89o48'05" West a distance of 281.95 feet to the southeast comer of said Tract'D';thence along the easterly line of said Tract'D', North 00o20'45" East a distance of 105.04 feet to the Point of Beginning. Said described tract of land contains 3.22 acres, more or less. ExxiBrr B A tract of land being located in the northeast one-quarter of Section 11,Township 2 South,Range 1 West, Willamette Meridian, City of Tigard, Washington County, Oregon being more particularly described as follows: Beginning at a 518 inch iron rod located at the northerly terminus of SW 891 Avenue, that bears North 90°00'00"East a distance of 25.00 feet from the northwest corner of Lot 28,Pinebrook Terrace and being on the north line of said plat; thence along the north line of said plat South 90°00'00" West a distance of 27.00 feet to a point; thence departing said north line, parallel with and 27.00 feet westerly of, when measured at right angles, the northerly extension of the centerline of SW 89'Avenue, North 00°01'15" West a distance of 78.68 feet to a point; thence 31.41 feet through the arc of a 20.00 foot radius circular curve to the left, said curve having a central angle of 89158'45", a chord bearing North 45100'38" West and a chord length of 28.28 feet to a point of tangency; thence South 90°00'00"West a distance of 30.95 feet to a point; thence North 00020'31" East a distance of 27.00 feet to a 518 inch iron rod; thence continuing North 00020'31" East a distance of 27.00 feet to a point; thence North 90°00'00" East a distance of 104.60 feet to a point that is 27.00 feet easterly of the northerly extension of the centerline of SW 89'Avenue, when measured at right angles; thence parallel with said centerline, South 00'01'15" East a distance of 152.67 feet to a point on the north line of Pinebrook Terrace; thence along the north line of Pinebrook Terrace, South 90°00'00" West a distance of 27.00 feet to the Point of Beginning. Said described tract of land contains 11,071 square feet, more or less. Anne Marie Skinner 'mom: SPL Review cent: Tuesday,August 23, 2016 8:33 AM To: annemarie@emeriodesign.com Subject: 16-003186 8770 SW MOUNTAIN VIEW Attachments: 16-003186 8770 SW MOUNTAIN VIEW SPL.pdf Hello, Clean Water Services has completed the Sensitive Area Pre-Screen review for the proposed development at the subject property.Attached is the completed Pre-Screen form which becomes your Service Provider Letter. Please submit the attachment to the City of Tigard. If you have any follow up questions please do not hesitate to contact me. Thank you Chuck 8uckallew I Engineering Technician Clean Water Services I Development Services 2550 SW Hillsboro Hwy I Hillsboro OR 97123 o 503.681.3605 1 f 503.681.4439 engage news facebook twitter. i Clean Water Services File Number CleanNi atee\� Services 16-003186 Sensitive Area Pre-Screening Site Assessment 1. Jurisdiction: Tigard 2. Property Information (example 1S234ABO1400) 3. Owner Information Tax lot ID(s): Name: Mark Butterfield 2S111AA01400 Company: Address: Site Address: 8770 SW Mountain View Lane City,State,Zip: , City, State,Zip: Tigard,OR, Phone/Fax: Nearest Cross Street: E-Mail: 4. Development Activity(check all that apply) 5. Applicant Information Addition to Single Family Residence(rooms,deck,garage) Name: Anne Marie Skinner Lot Lire Ad'u! stment — Minor Land PartitionsDesign J Residential Condominium J Commercial Condominium Address: jd Residential Subdivision J Commercial Subdivision J Single Lot Commercial ❑ Multi Lot Commercial City,State,Zip Other Phone/Fax: 971-330-1129 E-Mail: annemarie@emeriodesign.com S. Will the project involve any off-site work? J Yes -XJ No J unknown Location and description of off-site work 7. Additional comments or information that may be needed to understand your project This application does NOT replace Grading and Erosion Control Permits,Connection Permits,Building Permits,Site Development Permits;DEQ 1200-C Permit or other permits as issued by the Department of Environmental Quality,Department of State Lands and/or Department of the Army COE. All required permits and approvals must be obtained and completed under applicable local,state,and federal law. By signing this form,the Owner or Owner's authorized agent or representative,acknowledges and agrees that employees of Clean Water Services have authority to enter the project site at ail 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. Printrfype Name Anne Marie Skinner Print/Type Title ONLINE SUBMITTAL Date 8/23/2016 FOR DISTRICT USE ONLY J Sensitive areas potentially exist on site or within 200'of the site. THE APPLICANT MUST PERFORM A SITE ASSESSMENT PRIOR TO ISSUANCE OF A SERVICE PROVIDER LETTER. if Sensitive Areas exist on the site or within 200 feet on adjacent properties,a Natural Resources Assessment Report may also be required. Based on review of the submitted materials and best available information Sensitive areas do not appear to exist on site or within 200'of the site.This Sensitive Area Pre-Screening Site Assessment does NOT eliminate the need to evaluate and protect water quality sensitive areas if they are subsequently discovered.This document will serve as your Service Provider letter as required by Resolution and Order 07-20, Section 3.02.1. All required permits and 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. J This Service Provider Letter is not valid unless CWS approved site plan(s)are attached. ❑ The proposed activity does not meet the definition of development or the lot was platted after 9/9195 ORS 92.040(2). NO SITE ASSESSMENT OR SERVICE PROVIDER LETTER IS REQUIRED. Reviewed by " 44'_ Date 8-23-16 2550 SW Hiiisboro Highway - Hillsboro.Oregon 2S11 AA t�F .. BL,K1Y4 ql� .:K I a R 61N M6RLVNF I#"'�-CT �T'"`"`� 2S 1 1 1AA ro^ ,i�w'"° i k m 'w`x` I B•o°°° nwB°wMYONM � R o � Y.w .aaa wm O 91µG1 ti'3 TRKi. •:WK sWW s91n sWw luauo � II100 12 ; £1°ix a04L u I .a1K •, +LLI 4 ISM ' I C wo 500 $ .aeK %I IW # Bnw'Y^ v 11 : 111w1 ,1NW 11RW INN wOO yhUe 8 B0 81"0 I .a4K .mK R /� y K0R1 NIW ., 9a Z I 11 �� R e 9 128 tl1 m s,o I 1 e,m arw a°Y. B tour°1°w wBw — ,µYY ,Ytw `•- 480 ^e 94UUSW W TEOAKS IN `j us6U $ 7 B ,wm ..a' .d zW.R q B p 10YaY yBIaW y� nitl r+ -m-r' M aA A % 1 yap IN 9� Mu. wm 9500 9 n 120 "J .2YA0 1 y K '4 Yf4w Y[1W )9 $ 60• I 200 .BOK a tYea 7 I .ItlK aP ,°) p aV YYUu 8 .IWO I 1 300 room MAI . Y a4 ' 83 e71111 COLONY v 4/7 / a3" 9 nK 0 eye I zoic WASHINGTON COUNTY OREGON xBniN 'K o m N4.w 6 9000 Nv' NE1l4 NEI/4 SECTION 11 T26 R1W W.M. WWI SWELACKOAK" = K w 4 70 r•N ue ,ase ' .s I_— — l0U wtat 2tl B wvupwB 2 iYUY z. °Ye°Y'ua SCALE 1"- 100' fl 11 93UU $ B 9100 1°B 1A4 AY: 'y7 1 1tl K 16 3 w y C E E K " �z til :;a 1 \\\\\\ otuu' m1 MR, am w K6 B MnzBei° " '' 9200 20 8200 '°' 4Y 4c nxYD wptm 8 5 4 3 2 1 79 ^ 121.71a. ar a 30 t 31 6 n ion"N et T, .a4K wam r 9]09 9100 g TRACT^1" E q -c{; t,na„ _ A 11 11 18 15 U 13 .MK 9400 a.Ya 4c m Y 46 1 19 20 21 22 23 24 9000 �. _~`+' 2u. ria nw 74 s ^ ..r EENSW .17K 42, ,4J, ° exq 30 29 28 27 28 25 wuxac SPARK 4n GRy _ 31 32 33 4734 35 38 �3 __,S41" 1A° ^ 73 �_ tl8001 9700 S 9600$ 9590 2.1-74 409 N iii C nt & 1Y I,C n y c 70` oeY- _2.. 16 Ac+ .MK -_;_; FO,tADDITlOWl6/AIi W4ilTOUp WEYiITEAT ��,�,,M,�Y 41 1NIYIIIyY.IYRKl11R�ipR.p/.Yi �1Me ° Yam •� LU w.w mm I.r«41a.s r w.4,r I BA AS /y+ Yr ar yR 5UW t"�1,yQ 51N10 9 5800 1 5700 5500 5500 g 5400 9: 7400 3101 3200% 3300 3400 3500 > n 'N1B� R '� 9 % % ]600 9 3706 w uwB Y i 49 a 46 e M 8 43 al 11 40 7RALT'C' 7 e _ 6 _ • _ 3 _ I 1 i d1LL' bew B A YtvB Iwmw w W i aY AU -f� Q:!� I �� J4 A �r'1 f J ""^t $ xY�,ae "�;g BC BU AC 1D auwc 4 as &" ® 5100 a a r.m e4 ae.. e °w B, s 47 a �% SW GREENSWARD / LANE w •� Y 4, 1 Y s" ^ cull uYn yes, eMx Mxr YYm w.4B ,x ,� 9 wo,YY r4.w n4B x.w ,waB w.a, a+ as :B,Y ' itt na�T a„2 CB CA 08 DA S y 6200 s 'h 0700 ^ Y7100 `'O' 5300 P'p1 w w' tl 1 u 9 9 48 a �— 53 C 0800 0900 lOOO =° $ 2600 i n0. , C D 3 ie.a = 6 / 55 `�„ 60 ^ 67 e $ 0 wa, 4 3000 $ 29UO 9 2800 4 1700 8 K 11 W 8 0350 "^ rx 110 a 3 IS a .w ns,t 0 !t r'I I X 1`1 ;/ a '•a7 € a $ K € » E n w4.m 3 a i tt CC CD UC 00 woow a e]0u 8 a 6wu a 1200 5zuu Z n.°. __ 1o9 s,"C D 0 N 9 1 81 iww ,w.,e a R 36 +o,o 2500 LIJ „a xY'6 .'• 49 . 66 8 8 $raw n,a xw aam N 13 a $ 3000 34 CrneW TaxIoUlFe3I: 2SI 11M R > 1NO 1800 1300,1100,21 W,YO0,I000,1100,7800, ACE �w7w ce 5400 6UU 5 RACI 8 �u R ? a :,IUO 9 at 8 m *ee e so s e ct zlue ffi 6s a e 37 a 1400 a ..1s.Y4 4000 16 .\a\U\\\a\�\\� + YY ; 14 y .43K ,e,xa 1600 ° iia 8 x w iiwo g $ 0 $ & 31 T u 1°0J6 Tp ^ � t: 00x8 g$ to 1 Y 1 9 u Y a 3 + S D 3 - K 2300 W �x4m„ 16 32 11 a g M„r 8 Mm w.w •> i r AIr $ E k8 ° 0 1140 A ,W1,I,NttP}}11)1)1 r� f — 7 b a a ti S 11900 12000 „d R n Y e°ee wlm �.C f •� .'n'e r.'uu' I400 15uu '1` °D21ou ,3 a & x 6 R 11300 5 11900 y 5 .�, .: 23 a 3, a 1000$' 17 y2200 " "u, 7 a t1 4 19 9 to 9 10 ' sar 4300 M 30 crtW , nY, ^,v" $ "�•A 31 S STREET w a 'SW IS` INEZ STREET a 1 K; .w$N SW a INEZ B STREET Y '�.�a Wm �B % ({ —' CARTOGRAPHY � »B1 ae naz Bsm oem wm 4em as ue4: i ,em n,oe nm nw aas �,µ 44W 30 11."00 lltuo- 11000 luauo mnw o7uu Iz7uu 1 WIO 4700 YwwY PLOT DATE: Rm $ mm a Bw° a $ 6 4 4 $ c 1 s t o TRY.• 5 1 R soon R R 4600 $ R ,eau y 4500 •le1iY O6,2016 1 8 3 11 4 9 8 8 $}� 8 8 1 4 8 248,8 28 8 29 & 171 8 28 L• 1 29 ' i f'UHASSESSMEN/PURPOSES S D E ,.I r, f� .K a ONLY-DO NOT HELY ON Ywm Ism B.m Ye,. °YII B,s7 eYaa \\\ a FOR OTHER USE a� �' :, _ Ya.+vYm wwmmeuuy emwr var umu,Yu.�"u>aYr.e� au ,°°',N'a'° � nnwc Ynw nnw nw �i,iN nn,a,�t „ 4nw �nw ,w t �b Ye1°x 3 :'" w9a,r,`,Yro„4a.Yr�WYr+��,�.r,wr aaA.ar uY r,�w W 7m b y w 7N wrwrlw wrty z.a.,.ru/am..i•rnare wudlnro a„BYUIn.Ya n,a eY it 1 a0 g z9 8 828 Q 9 27 N 'v�x418 xi7 fe 7 E ron 7” ia'1"° . , eR i$ '•u r,w n.°r„o..i wrrora 4ne,,,,,Yw, '81 q az��w $ ,v4 ” t.,t B. Ya as M.Yo LL n,nx °88'00°° anx �x tl tlw �Y+ 1eY6111 rt° 7 Nuiw r i II �^eci fic 9 'W 46 y,°' W PINEBROOK 1` U g nm g t9 cpY., 10 87 2 <O Y w g L1 w> couF 8 2Q14i1:,, �► 8 In�9 d 8 w Macao Y rS 5 '�T A, 'a S 161 AA 2S 1T11 AA 971.409.9354 Morgan Bolen 3 Monroe Parkway,Suite P 220 Lake Oswego,Oregon 97035 —��—A/f 0CIATU-- Consulting Arborists and Urban Forest Management morgan.holen@comcast.net Urban Forestry Plan Supplemental Report October 27, 2016 Irma Dell Butterfield Park Subdivision 8770 SW Mountain View Lane Tigard, Oregon 971.409.9354 Morgan Bolen 3 Monroe Parkway,Suite P 220 Lake Oswego,Oregon 97035 —�—AffOCIATU Consulting Arborists and Urban Forest Management morgan.holen@comcast.net Table of Contents - Purpose...............................................................................................................................1 GeneralDescription........................................................................................................1 Effective Tree Canopy Cover .......................................................................................1 Specifications ...................................................................................................................3 A.Tree Protection Specifications......................................................................................3 B. Soil Characteristics and Specifications for Improvement.............................................4 C.Tree Planting Specifications .........................................................................................4 Signatureof Approval....................................................................................................4 Enclosures- Attachment A: Existing Tree Inventory Data Attachment B: Existing Stand Inventory Data Attachment C: Effective Tree Canopy Cover Summary Attachment D: Planted Tree Inventory Attachment E:Tree Preservation and Removal Site Plan Attachment F:Tree Canopy Site Plan Not Applicable- Planted Stand Inventory Stand Planting Specifications Tree Canopy Fee Calculation r i►� 971.409.9354 Morgan Nolen 3 Monroe Parkway,Suite P 220 Lake Oswego,Oregon 97035 — — f QCIAT�f c Consulting Arborists and Urban Forest Management morgan.holen@comcast.net Urban Forestry Plan - Supplemental Report Irma Dell Butterfield Park Subdivision, Tigard, OR October 27, 2016 M HA16079 Purpose This Urban Forestry Plan for the Irma Dell Butterfield Park 13-lot residential subdivision project located in an R-4.5 zoning district at 8770 SW Mountain View Lane in Tigard, Oregon, is provided pursuant to the City of Tigard Urban Forestry Manual.This report describes the existing trees located on the project site, provides arborist recommendations for tree removal, retention and protection, and describes the effective tree canopy cover needed to meet City requirements.This report is based on observations made by International Society of Arboriculture Board Certified Master Arborist and Qualified Tree Risk Assessor Morgan Holen (PN-6145B) during a site visit conducted on September 16, 2016. General Description The existing site is largely an undeveloped field with an unimproved driveway off of SW 88`h Avenue leading west to a single-family home.The existing trees individual trees are scattered east and south of the home and in the field near the southern property boundary and existing stands of trees are located north of the driveway, north of the existing home, and along the eastern property boundary.The project proposes to create 13 lots for the construction of single-family homes, a water quality tract, and new streets and sidewalks. In all, 207 trees measuring six inches and larger in diameter were surveyed, including 11 trees located off-site within 25-feet of the project boundaries.Tree inventory data was collected for 26 open grown trees assessed individually and for four groups of stand grown trees with contiguous tree canopy.A complete description of individual trees located on and adjacent to the project site is included in the enclosed existing tree inventory data (attachment A).The existing stand inventory data provided as attachment B presents a summary of species, condition and size of trees inventoried in stands 1-4. Five trees are suitable for preservation with the proposed site development, including a 68-inch diameter giant sequoia (Sequoiadendron giganteum) in excellent condition accounted for in the existing tree inventory data,three 28-inch diameter Douglas-firs(Pseudotsugo menziesii) in good condition accounted for in the stand 3 inventory data, and one 32-inch diameter western redcedar(Thuja plicata) in excellent condition accounted for in the stand 4 inventory data.The three Douglas-firs should be re- assessed at the time of site clearing in terms of general condition and potential impacts from exposure that could result from adjacent tree removal. However,these trees are dominant in the stand and expected to remain viable and safe,although additional recommendations may be provided following the re-assessment. Effective Tree Canopy Cover A summary of the effective tree canopy cover by lot/tract and across the overall development site is included as attachment C. Attachment D,the planted tree inventory,describes 37 individual trees proposed for planting and the planted stand proposed in tract A,the water quality facility,to satisfy CWS planting requirements. Urban Forest Plan—Supplemental Report Irma Dell Butterfield Park Subdivision,Tigard,Oregon Page 2 The required number of street trees is based on the linear right-of-way frontage divided by 40.The total frontage is 1,232-linear feet.Therefore 31 street trees are required. Of the 37 individual trees proposed for planting, 31 are street trees.The proposed street trees comply with the street tree planting standards in Section 2 of the Urban Forestry Manual and with the soil volume standards in Section 12. The spacing between trees is variable due to the location of driveways and proposed utilities. Each tree will have adequate soil volume and sufficient growing space to become long-term amenities.The proposed street trees provide the closest and best spacing possible. Six additional trees are proposed for planting with one each on lots 2,3,4, 5 10 and 12 in order to satisfy the minimum 15%effective tree canopy cover requirement for individual lots. In addition, 26 native trees are proposed as a planted stand in tract A to satisfy CWS planting requirements for the water quality facility. Note that canopy cover credit is doubled for preservation of the five existing on-site trees with both a condition rating and suitability for preservation rating of 2 or greater,for a total of 10,800-square feet of canopy cover credit.Also,trees proposed for planting in tract A receive canopy cover credit at 1.25 times the mature canopy area because they are native species and in a planted stand,for a total of 17,330-square feet of canopy cover credit.The 31 proposed street trees are flowering dogwoods (Cornus fiorida)that provide 491-square feet of effective tree canopy cover each.The six trees proposed on lots provide 707-square feet of effective tree canopy cover each and may be either hedge maple (Acer campestre) or raywood ash (Fraxinus oxycarpo 'Raywood')depending on nursery availability at the time of planting. The table below provides a summary of the effective tree canopy cover by lot/tract and demonstrates that the 15% minimum effective tree canopy cover per lot/tract requirement is satisfied. Lot Lot Size Effective Tree Effective Canopy Number (ft ) Canopy Area(ft') Cover(%) 1 6,493 2,455 37.8% 2 6,626 1,198 18.1% 3 6,619 1,198 18.1% 4 6,007 1,198 19.9% 5 6,030 1,198 19.9% 6 7,806 2,455 31.5% 7 7,564 1,721 22.8% 8 7,533 3,494 46.4% 9 8,210 1,964 23.9% 10 6,994 1,689 24.1% 11 7,820 2,946 37.7% 12 7,041 1,198 17.0% 13 14,581 7,058 48.4% 14 1 7,065 17,821 252.2% TOTAL 106,3891 47,593 44.7% Urban Forest Plan—Supplemental Report Irma Dell Butterfield Park Subdivision,Tigard,Oregon 1—IN Page 3 The overall development site is 106,389-square feet and has 47,593-square feet of effective tree canopy cover, or 44.7%.The minimum required effective tree canopy for the overall development site is 40%; therefore,the effective tree canopy cover requirement for the overall development site is also met. The Tree Preservation and Removal Site Plan and Tree Canopy Site Plan are enclosed as attachments E and F as required by Section 10 of the Urban Forestry Manual,which illustrate how the Urban Forestry Plan requirements are met. Specifications A. Tree Protection Specifications 1. Tree Protection Zone.The Tree Protection Zone(TPZ) shall be established at the dripline of protected trees as a minimum. If infrastructure must be installed closer to protected trees, the TPZ may be established within the dripline area if the project arborist determines that the trees will not be unduly damaged. The contractor is responsible for coordinating with the project arborist prior to working beneath protected tree driplines. 2. Protection Fencing.All trees to be retained shall be protected by 5-foot tall metal fencing unless otherwise approved by the city manager or designee. Protection fencing shall be secured to steel posts placed no further than 8-feet apart and shall be installed at the edge of the TPZ. 3. Preconstruction Conference.The project arborist shall be on site to discuss methods of tree removal and tree protection prior to any construction. 4. Pruning.The project arborist can help identify if and where pruning is necessary once trees planned for removal have been removed and the site is staked and prepared for construction. Pruning shall be performed by a Qualified Tree Service. 5. Tree Protection Zone Maintenance.The protection fencing shall not be moved, removed, or entered by equipment except under direction of the project arborist. 6. Storage of Material or Equipment.The contractor shall not store materials or equipment within the TPZ. 7. Excavation. Excavation beneath protected tree driplines shall be avoided if alternatives are available. If excavation is unavoidable,the project arborist shall evaluate the proposed excavation to determine methods to minimize impacts to trees.All construction beneath the dripline of protected trees shall be under the on-site technical supervision of the project arborist. 8. Landscaping. Following construction and where landscaping is desired,apply approximately 3-inches of mulch beneath the dripline of protected trees, but not directly against tree trunks. Shrubs and ground covers may be planted within tree protection areas. If irrigation is used, use drip irrigation installed at native grade (no trenching)only beneath the driplines of protected trees. 9. Tree Protection Inspection.The project arborist shall inspect and verify the location of protection measures prior to construction, monitor tree protection measures regularly,and provide biweekly written reports to the City during periods of active construction. 10. Final Report.After the project has been completed,the project arborist shall provide a final .-t report that describes the measures needed to maintain and protect the remaining trees. Urban Forest Plan—Supplemental Report Irma Dell Butterfield Park Subdivision,Tigard,Oregon Page 4 B. Soil Characteristics and Specifications for Improvement Native soils at the project site are primarily deep and well-drained Hillsboro loam (-88%)with moderately well-drained Quatama loam (-12%) in the southeast portion of the site. Both soils are capable of supporting healthy tree growth. However, prior to the installation of new trees, the landscape contractor should excavate to a depth of 36-inches and replace the planting substrate with amended topsoil.Topsoil amendments should be determined by the landscape contractor. If soil compaction occurs during construction,the project arborist should provide additional recommendations as needed. C. Tree Planting Specifications New trees that are planted to meet the effective canopy requirements shall conform to the applicable standards in the Tigard Urban Forestry Manual.They shall be planted in accordance with the American National Standards Institute (ANSI)standards for tree planting(A300, Part 6) and additional standards adopted by the Oregon Landscape Contractors Board. Nursery stock shall meet the requirements of the American Association of Nurserymen for nursery stock(ANSI Z60.1)for Grade No.1 or better. Double stake trees if needed for stability. Signature of Approval We hereby attest that,to the best of our knowledge: ✓ The attached Tree Preservation and Removal site plan meets all of the requirements in Section 10, Part 1 of the Urban Forestry Manual; ✓ The attached Tree Canopy site plan meets all of the requirements in Section 10, Part 2 of the Urban Forestry Manual; and ✓ This Supplemental Report meets all of the requirements in Section 10, Part 3 of the Urban Forestry Manual. Thank you for choosing Morgan Holen &Associates, LLC,to provide consulting arborist services for the Irma Dell Butterfield Park subdivision project in Tigard. Please contact us if you have questions or need any additional information. Thank you, Morgan Holen &Associates, LLC: zf 4�4' len,Owner/Member ISA Board Certified Master Arborist, PN-6145B ISA Tree Risk Assessment Qualified Forest Biologist Enclosures: Attachment A: Existing Tree Inventory Data Attachment B: Existing Stand Inventory Data Attachment C: Effective Tree Canopy Cover Summary Attachment D: Planted Tree Inventory Attachment E:Tree Preservation and Removal Site Plan Attachment F:Tree Canopy Site Plan Attachment A:Existing Tree Inventory Data Morgan Bolen MHA16079 Butterfield Park-Tree Data 9-16-16.xlsx —Ln.—Af_/'OGIAT�f�-� Page 1 of 2 Lot No. No. Common Name Species Name DSH1 C-Rada Canopy3 0/S" HT5 Conds Pres' Comments Treatment i 102621 Douglas-fir 'Pseudotsuga menziesii 10 8 S N 2 1 very dense cluster of firs remove 10263 Douglas-fir Pseudotsuga menziesii 22 12 - S N 2 2 very dense cluster of firs remove 10264 Douglas-fir Pseudotsuga menziesii 8 7 - S N 2 1 very dense cluster of firs j remove 10265 Douglas-fir Pseudotsuga menziesii 10 8 S N 2 1 very dense cluster of firs remove i 102661 Douglas-fir Pseudotsuga menziesii 6 6 - S N 2 1 very dense cluster of firs remove 102671 Douglas-fir Pseudotsuga menziesii 8 7 S N 2 1 very dense cluster of firs j remove 10268 Douglas fir Pseudotsuga menziesii 18 11 S N 2 2 very dense cluster of firs remove 10269 scots pine Pinus sylvestris 30 24 0 N 21 2multipleleaders (remove j invasive species,top dieback, dead and broken branches, 10270 European white birch Betula pendula 201 16 0 N 1 1 branch decay 1 remove codominant stems,highly 10270.1 Port-Orford-cedar Chamaecyparis lawsoniana 2x20 14 -1 0 N 2 21 susceptible to root disease remove invasive species,poor 10271 English holly Ilex aquifolium 3x10 14 - O N 2 1 structure remove 10272 Ilaurel Laurus spp. 28 22 - O N 1 1 very poor structure remove 102731 8 giant sequoia Sequoiadendron giganteum 68 20 1,256 O 1 N 3 3 remove ivy from trunk retain 102741 1arborvitae Thuja spp. 12 8 - 0 N 2 1 shrub species remove self-correcting but excessive 10275 Port-Orford-cedar Chamaecyparis lawsoniana 12 8 - S N 2 2 lean remove self-correcting lean, 10276 Port-Orford-cedar Chamaecyparis lawsoniana 10,16 8 - S N 2 21 codominant stems remove invasive species,codominant 10425 sweet cherry Prunus avium 201 15 - S N 2 1 leaders remove poor structure,one-sided with 104291 ilaurel Laurus spp. 6 12 - S N 2 1 lean remove i I invasive species,poor 10954 English hawthorn Crataegus monogyna clump 12 - 0 N 1 1 structure remove Continued... Morgan Holen&A5sodates, LLC Consulting Arborists and Urban Forest Management 3 Monroe Parkway,Suite P220,Lake Oswego,OR 97035 morgan.holen@comcast.net 1971.409.9354 Attachment A:Existing Tree Inventory Data Morgan Bolen MHA16079 Butterfield Park-Tree Data 9-16-16.xlsx --EM--AJ--f0CIATE/ Page 2 of 2 Lot No. No. Common Name Species Name DBH1 C-Rade Canopy3 O/S° HT5 Cond6 Pres' Comments Treatment invasive species,poor 10957 I English hawthorn 1Crataegus monogyna clump) 12 O N 1 1 structure remove invasive species,poor 10964I� !English hawthorn Crotaegusmonogyna clump 15 O N 1 1lstructure remove 10970; Iserviceberry Amelanchier alnifolia clump 10 S N 1 il large shrub remove codominant stems,visual assessment limited to 10976 off-site jOregon ash Fraxinus latifolia 10 10 - O N 2 2 observations made from protect forked leaders,one-sided 109781 Oregon ashFraxinus latifolia 6 6 - O N 2' 2 crown remove 10982, Oregon ash Fraxinus latifolia 6 6 O N 2 2 lower trunk wound remove 1DBH is tree diameter measured at 4.5-feet above the ground level in inches;trees with multiple trunks splitting below DBH are measured separately and individual trunk measurements are separated by a comma,except multiple trunks of the same size are indicated as quantity x size. zC-Rad is the average crown radius measured in feet. 3Canopy is the average tree canopy area(ft)for on-site trees to be retained with Condition and Preservation ratings>2,calculated as:Canopy=(C-Rad)2 x n. °0/5 identifies the trees as either Open Grown or Stand Grown. 5 H identifies whether or not the tree is a Heritage Tree(either Y for yes or N for no). 6Cond is the numerical condition rating(0-3)for on-site trees as defined in the Tigard Urban Forestry Manual: RATING VIGOR CANOPY DENSITY DEADWOOD FAILURE HISTORY PESTS DECAY 0 dead to severe decline <30% major scaffold branches >1 scaffold Infested major conks and cavities 1 declining 30-60% twig and branch dieback scaffold branches Infested one to a few conks;small cavities 2 average 60-90% small twigs small branches Minor present only at pruning wounds 3 good to excellent 90-100% little or none none None absent to present only at pruning wounds 7Pres is the numerical suitability for preservation rating(0-3)for on-site trees as defined in the Tigard Urban Forestry Manual: RATING CONSIDERATIONS The tree is a"hazard tree"as defined in chapter 18.120 of the Tigard Development Code and"hazard tree abatement"as defined in Chapter 18.120 in the Tigard Development Code cannot be 0 completed in a manner that results in tree retention consistent with tree care industry standards. The tree is dead,in severe decline,or declining but may still be retained if desirable for wildlife or other benefits because it is not considered a"hazard tree"or"hazard tree abatement"could be 1 performed. The tree has average health and/or structural stability that could be alleviated with treatment;the tree will be less resilient to development impacts and will require more frequent management 2 and monitoring after development than a tree rated as a"3". The tree has good to excellent health and structural stability;the tree will be more resilient to development impacts,and will require less frequent management and monitoring after development 3 than a tree rated as a"2". Morgan Holen &Associafes, LLC Consulting Arborists and Urban Forest Management 3 Monroe Parkway,Suite P220,Lake Oswego,OR 97035 morgan.holen@comcast.net 1971.409.9354 Attachment B: Existing Stand Inventory Data Morgan Holen MHA16079 Butterfield Park-Tree Data 9-16-16.xisx --A/JOGIATCY-, Page 1 of 2 Dominant Tree Species Avg DON 1 Avg Cond 1 Overall Stand Total Canopy Tree Species Common of 2nd Avg DON 2 Avg Cond 2 Preservation Total Canopy Preserved Stand No. Tree Species Common of 3rd Avg DON 3 Avg Cond 3 Rating (sq ft) (sq ft) Comments cherry(Prunus spp.) 9 1 Eleven cherry trees with poor structure,overgrown with blackberries,some positively identified as 1 sweet cherry(Prunus avium) 8 1 1 1,631 0 invasive sweet cherry;stand includes one partially off-site bigleaf maple with poor structure,decay, and the property line fence compartmentalized in bigleaf maple(Acer macrophyllum) 2x20 1 tree trunk at the juncture of codominant stems. Very dense row of 27 western redcedars;overall, live crowns with good vigor and generally good 2 western redcedar(Thuja plicata) 15 2 2 2,272 0 condition as intact group,but individual trees with moderate to poor structure,old topping cuts, multiple leaders,lower and interior dead branches. Relatively natural stand, unmanaged,extensive ivy bigleaf maple(Acer macrophyllum) 14 1 on forest floor and up some tree trunks. Mature bigleaf maple accounts for 29 of 41 on-site trees in stand 3, most of which are in moderate to poor condition with poor structure and decay.Also 3 Douglas-fir(Pseudotsuga menziesii) 23 2 1 14,491 3,529 includes four red alders,one invasive sweet cherry, one western redcedar,and six Douglas-firs in generally good condition,which are the best existing trees in stand 3.Three on-site Douglas-firs red alder(Alnus rubra) 12 1 are suitable for retention and five off-site Douglas- firs contiguous with the stand shall be protected. Continued... Consulting Arborists and Urban Forest Management 3 Monroe Parkway,Suite P220,Lake Oswego,OR 97035 morgan.holen@comcast.net 1971.409.9354 Attachment B:Existing Stand Inventory Data Morgan Nolen MHA16079 Butterfield Park-Tree Data 9-16-16.xlsx —� —A//OCIAT Page 2 of 2 Dominant Tree Species Avg DBH 1 Avg Cond 1 Overall Stand Total Canopy Tree Species Common of 2nd Avg DOH 2Avg Cond'2 Preservation Total Canopy preserved Stand No. Tree Species Common of 3rd Avg DOH 3 Avg Cond 3 Elating sq ft) (sq ft) Comments Relatively natural stand,unmanaged,extensive ivy, blackberry,and some English holly,generally Oregon ash(Fraxinus latifolia) 12 1 declining trees in poor condition with poor structure. Mature Oregon ash accounts for 23 of 54 on-site trees in stand 4.Also includes 12 bigleaf maples,seven invasive sweet cherry,five invasive tree-of-heaven,four Oregon white oaks within the 4 bigleaf maple(Acermacrophyllum) 15 2 1 11,497 615 proposed street alignment,two plums,and one western redcedar with no major defects which is the best existing tree in stand 4.The western redcedar is suitable for retention.and one off-site bigleaf maple contiguous with the stand shall be protected.Three partially on-site trees are sweet cherry(Prunus avium) 12 1 recommended for removal which requires authorization from the neighboring property owner. DBH is tree diameter measured at 4.5-feet above the ground level,in inches Cond is the numerical condition rating(0-3)as defined in the Tigard Urban Forestry Manual CANOPY RATING VIGOR DENSITY DEADWOOD FAILURE HISTORY PESTS DECAY 0 dead to severe decline <30% major scaffold branches >1 scaffold Infested major conks and cavities 1 declining 30-60% twig and branch dieback scaffold branch Infested one to a few conks;small cavities 2 average 60-90% small twigs small branches Minor present only at pruning wounds 3 good to excellent 90-100% little or none none None absent to present only at pruning wounds Pres is the numerical suitability for preservation rating(0-3)as defined in the Tigard Urban Forestry Manual RA-I ING CONSIDERATIONS 0 Nuisance trees are the dominant species in the stand and/or continued viability of the stand is unlikely due to pests,competition from nuisance tree or plant species,hydrologic changes or other factor 1 The stand requires a currently cost prohibitive level of investment and management of pests,diseases,nuisance tree or plant species,hydrology or other factors to become viable 2 The stand is viable but requires more frequent management and monitoring of pests,diseases,nuisance tree or plant species,hydrology or other factors for continued viability than a stand rated as a"3 3 The stand is viable but requires less frequent management and monitoring of pests,diseases,nuisance tree or plant species,hydrology or other factors for continued viability than a stand rated as a"2 Total Canopy is the average tree canopy area(in square feet)calculated using Tigard Maps Consulting Arborists and Urban Forest Management 3 Monroe Parkway,Suite P220,Lake Oswego,OR 97035 morgan.holen@comcast.net 1971.409.9354 Attachment C:Effective Tree Canopy Cover Summary Morgan Nolen MHA16079 Butterfield Park-Tree Data 9-16-16.xlsx -t --AJf 0C 11 AT Uf Page 1 of 1 2x Canopy Area(sq,ft.) 2x Canopy Area(sq.ft.) 1.2S x Mature Mature Canopy 1.2Sx Mature Effective% of Preserved Trees of Preserved Stands Canopy Area Area(sq.ft.)of Canopy Area Tree Canopy Canopy Lot Area (w/condition and (w/condition and (sq,ft.)of Native Non-Native (sq.ft,)of Area(sq.ft.) (Canopy Area Lot No. (sq,ft.) preservation rating>2) preservation rating>2) Planted Trees Planted Trees planted Stands per Lot /Lot Area) Lot 1 6,493 0 0 0 2,455 j 0 2,455 37.8% Lot 2 6,626 0 0 0 1,198 0 1,198 18.1% Lot 3 6,619 0 0 0 1,198 0 1,198 18.1% Lot 4 6,007 0 0 0 1,198 0 1,198 19.9% Lot 5 6,030 0 0 0 1,198 0 1,198 19.9% Lot 6 7,806 0 0 0 2,455 0 2,455 31.5% Lot 7 7,564 0 1,230 0 491 0 1,721 22.8% Lot 8 7,533 2,512 0 1 0 982 0 3,494 46.4% Lot 9 8,210 1 0 0 0 1,964 0 1,964 23.9% Lot 10 6,994 0 0 0 1,689 0 i 1,689 24.1% Lot 11 7,820 0 0 0 2,946 0 2,946 37.7% Lot 12 7,041 0 0 0 1,198 0 1,198 j 17.0% Lot 13 14,581 1 0 7,058 0 0 0 7,058 48.4% Tract A 7,065 j 0 10 0 491 17,330 _17,821 ..__._! 252.2% Total Development Site 106,389 2,5128,288 0 19,463 17,330 47,593 44.7% Notes:Effective tree canopy cover is required to be calculated on a lot/tract by lot/tract basis only in the R-1,R-2,R-3.5,R-4.5 and R-7 districts. The standard percentage of effective tree canopy cover for each lot or tract in the R-1,R-2,R-3.5,R-4.5 and R-7 districts shall be at least 15 percent. 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-7 districts,except for schools(18.130.050(J)); ii.33%for R-12,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 I-H districts,and for schools(18.130.050(J))in all districts. Morgan Holen &Associates, LLC Consulting Arborists and Urban Forest Management 3 Monroe Parkway,Suite P220,Lake Oswego,OR 97035 morgan.holen@comcast.net 1971.409.9354 Attachment D: Planted Tree Inventory Morgan Bolen MHA16079 Butterfield Park-Tree Data 9-16-16.xlsx - f --A/f©CIATCf— Page 1 of 2 Mature Mature Available Structured Caliper Canopy Spread Canopy Area Soil Volume Soil Volume Lot Tree No. Specles Name/Common Name (in.) (ft.) (sq.ft.) (cu.ft.) (cu.ft.) Location No. 1 Cornus florida / flowering dogwood 1.5 25 491 500+ n/a street 1 2 Cornus florida / flowering dogwood 1.5 25 491 500+ n/a street 1 3 Cornus florida / flowering dogwood 1.5 25 491 500+ n/a street 1 4 Cornus florida / flowering dogwood 1.5 25 491 500+ n/a street 1 5 Cornus florida / flowering dogwood 1.5 25 491 500+ n/a street 1 6 Cornus florida / flowering dogwood 1.5 25 491 500+ n/a street 2 7 Cornus florida / flowering dogwood 1.5 25 491 500+ n/a street 3 8 Cornus florida / flowering dogwood 1.5 25 491 500+ n/a street 4 9 Cornus florida / flowering dogwood 1.5 25 491 500+ n/a street 5 10 Cornus florida / flowering dogwood 1.5 25 491 500+ n/a street Tract A 11 Cornus florida / flowering dogwood 1.5 25 491 500+ n/a street 6 12 Cornus florida / flowering dogwood 1.5 25 491 500+ n/a street 6 13 Cornus florida / flowering dogwood 1.5 25 491 500+ n/a street 6 14 Cornus florida / flowering dogwood 1.5 25 491 500+ n/a street 6 15 Cornus florida / flowering dogwood 1.5 25 491 500+ n/a street 6 16 Cornus florida / flowering dogwood 1.5 25 491 500+ n/a street 7 17 Cornus florida / flowering dogwood 1.5 25 491 500+ n/a street 8 18 Cornus florida / flowering dogwood 1.5 25 491 500+ n/a street 8 19 Cornus florida / flowering dogwood 1.5 25 491 500+ n/a street 9 20 Cornus florida / flowering dogwood 1.5 25 491 500+ n/a street 9 21 Cornus florida / flowering dogwood 1.5 1 25 491 500+ n/a street 9 22 Cornus florida / flowering dogwood 1.5 25 491 500+ n/a street 9 23 Cornus florida / flowering dogwood 1.5 25 491 500+ n/a street 10 Morgan Molen &Associates, LLC Consulting Arborists and Urban Forest Management 3 Monroe Parkway, Suite P220, Lake Oswego,OR 97035 morgan.holen@comcast.net 1971.409.9354 1 � Attachment D: Planted Tree Inventory Morgan Nolen MHA16079 Butterfield Park-Tree Data 9-16-16.xlsx — —A,!JOClATl!,f,­ Page 2 of 2 Mature Mature Available Structured Caliper Canopy Spread Canopy Area Soil Volume Soil Volume Lot Tree No. Species Name/Common Name (in.) (ft.) (sq.ft.) (cu.ft.) (cu.ft.) Location No. 24 Cornus florida / flowering dogwood 1.5 25 491 500+ n/a street 10 25 Cornus florida / flowering dogwood 1.5 25 491 500+ n/a street 11 26 Cornus florida / flowering dogwood 1.5 25 491 500+ n/a street 11 27 Cornus florida / flowering dogwood 1.5 25 491 500+ n/a street 11 28 Cornus florida / flowering dogwood 1.5 25 491 500+ n/a street 11 29 Cornus florida / flowering dogwood 1.5 25 491 500+ n/a street 11 30 Cornus florida / flowering dogwood 1.5 25 491 500+ n/a street 11 31 Cornus florida / flowering dogwood 1.5 25 491 500+ n/a street 12 Acer campestre /hedge maple OR 32 Froxinus oxycarpa 'Raywood'/raywood ash 1.5 30 707 500+ n/a yard 12 Acer campestre /hedge maple OR 33 Fraxinus oxycarpa 'Raywood'/raywood ash 1.5 30 707 500+ n/a yard 10 Acer campestre /hedge maple OR 34 Fraxinus oxycarpa 'Raywood'/raywood ash 1.5 30 707 500+ n/a yard 2 Acer campestre /hedge maple OR 35 Fraxinus oxycarpa 'Raywood'/raywood ash 1.5 30 707 500+ n/a yard 3 Acer campestre /hedge maple OR 36 Fraxinus oxycarpa 'Raywood'/raywood ash 1.5 30 707 500+ n/a yard 4 Acer campestre /hedge maple OR 37 lFroxinus oxycarpa 'Raywood'/raywood ash 1.5 1 30 1 707 1 500+ n/a yard 5 Stand I*mixed native species per CWS requirements n/a I n/a 1 13,864 n/a n/a Tract A Tract A Note:Thirty-one(31) street trees are required based on 1,232 linear feet of right of way frontage. * Tract A planted stand:Twenty-six(26)trees required to meet CWS planting requirements based on the total size of the water quality pond minus the treatment area; mature canopy area includes ten (10) cascara,ten (10) Oregon ash, and six(6) bitter cherry;total multiplied by 1.25 in the Effective Canopy Cover Summary table. Morgan Nolen &Associates, LLC Consulting Arborists and Urban Forest Management 3 Monroe Parkway,Suite P220, Lake Oswego,OR 97035 morgan.holen@comcast.net 1971.409.9354 Attachment E: Tree Preservation and Removal Site Plan 0.41 ZO LEGEND g O a p w I n TIM I III I n 9JO j (a mrt alow:w.a a�m Ap�Lnlo� LL fN T^-'p O n FGD A Mm n OO p I (y asn.ms6w Aa o Pr As:twnrmeaw 0C>3 �___________________ L I i C4 0 g I .-_.I. •—• .-r. 1 I .+..Ae YVr uXAAwn m .. \� I I I iyV�l Q ii „ J !C LL SLUE 1*.70 p . N@ r----------- TREE PROTECTION NOTES: MALL1 --------------- -------_------1 BESTMUISNR�s WC TTHE,RWUNE WE INSTALLED LZ G TO E STANDS ?'k:. .:,.}sL;,' 1 a g r 1 MINWPIM.W A LIME NU i OBER SUN PROTECTWINNUNE ED TREES,E REA I ME PTPZROJECT MAY BE ESTABUTERN M1nlPl T PNW IONOE�FOR COORDINATING OORDINPROTING IITRnIEE E FROTREES WILL NOT BE UNDULY DAWAGM. ME�JECCORFUNES.ARECRIST PRIOR Z inn III I SMO 2 PROTECTION FENCMGLL ATREES M BE RETAINED MNAU BE O Z WWW LOUA�Di 711E C17Y I � I _ I PROTECT®BY 3-MOT TALL METAL FENCING UNLESS OTHERWISE f F Of T({I !@[[ OXY I I APPROVED BY HE CITY RED TO EE pPOST EE ACED NOON FENCING SHALL BE SECURED N S1EEl.POSTS PLACED NO FlRITHER Q STAND 1 1 1 TMµ��FEET MART AND MALL BE INSTALLED AT THE EDGE of IL k AT 3. ARMWI / / !3 mo Tu TO PRRIOR MEQ ycS s ME ORpWVN MMp TREE`S I BE LU STAND 2 _ �'' < ��:: '....; ,T \ i 1 PR07EC110N PRIOR TO ANY CONSiRUCnOH. .-�. .:.. :....+.".:T-I ) �'`vt^'•1.. \ /// / /) A ROD PRUMN T HEW IDENTIFY Y AND WH[RE 6i. 0 / 4 G SNE CESSAR ARBORIST CMI 'dIX':�:'�� ,I / / / / / 111 I )I •.I I /' !I / / / 1/ \" SEENLu 0 IS NECESSARY SITE TREESW PLANNED FOR REMOVAL MANE CON ft .AND ME U A IS STARED AND PBY ABED FOR a, CONSTRUCTION.PITUNUIC SHALL BE PERFORMED BY A QUALRRD W I I / 1,Ik 1/I:" , / /� � // /\ Y•�� \ /I �1 1 I 1 � TREE SERwCE W 6. ? I n +_____._ u�I\I / / / ' / / I I Ili 1 \ ✓ I —— .: TREE PROTECTION ZONE MAINTENANCE.E PROTECTION FENCING W SHALL NOT BE M01E0,REM M.OR ENTERED BY EQUIPMENT EXCEPT UNDER OMECnON OF E PROJECT ARBORIST. F J— / B. STORAGE OF MA1pDAL OR EGNPMENT.E CONTRACTOR SHALL NOT SEE NINE 4 OR THIS STOIIE MATERIALS OR EQUIPMENT WITHIN THE TPL I 4 1 .:, 9»i RIR RIIMII I 1 1 // 1 1( LFL / r / I r I ! 1 I •::.:: L DRI EXCAVATION.EXCAVATION BENEATH PROTECTED TREE PLINES IN SHALL BE AMDED IF ALTERNAMAES ARE AVAIIABM IF EXCAVATION 1 ,/ IS UNAVOIDABLE,E PROJECT ARBORIST MALL EVALUATE THE A Ilwo n UOL0 I _ i 1°1 / 1 I I 1 I 1 / / / I 1 \ 1 1 /"" PROPOSED EXCAVATION TO DETERMINE METHODS M MINIMIZE -, ! I + IMPACTS TO TIMES.ALL CONSTRUCTION BENTH EATH E DRIPLME OF 1 I4\I I 1 1 I I / /' I I I' \ 6\I II '•: I PAOlEC1ED TREES SHALL BE UNDER E ON-SITE IECHMK C 9 STAND 4 I sUPAtwB10N a TME PAO.ECT ARBgi15T. y LANDSCAPING FOLLOWC CONSTRUCTION AND WHERE LANDSCAPING ! 5 MWED.APPLY APPIiOXMAIELY 3 INCHES OF NULCH BENEATH 'Klt 1 / / / / / / /\!, I /�✓ / / j / / / / /, / 1 / / I / ��Ty 6,: I I ME DTRU. OF PROTECTED TREES,BUT NOT DIRECTLY AGAINST ' _\ / / 7" -x...'v TREE MEM SHMIBS AND OlO1ND COVERS MAY BE PLANTED /T • '• ® MTNIN TREE PpOTEC'M MEAS.F MAICAIMRN 15 USED.USE DRIP - 1 I —r l—r—r-r"I�11I / r / J l \ \\ \ «X.r r 1 �........,;.: I IRBENEATH ES ."A MADE MEIM 1________ /_ TREE PROTECRON INSPECTION E PROJEC ARBORI.T SHALL . 1 \ Y INSPECT AND V FY INE LOCATION OF PROTECTION EASURES PRIOR ...'.. :-.., 1 \ ® I \ ro CONSTRUCTION MONITOR TREE PROTECTION MEASURES 1 REGULARLY,AND PROMDE&WEDGY WRITTEN REPORTS To E CITY c / OLMN PEIIDD5 OF ACRYE CON4IRUCTON. S c » » X -X®—XFt—XEP—MD—IDp-{-ryllB_ =G -/T(-T r' {' - -1'�- �h'� /—�> 10.FMK RETORT.AFTER ME PROJECT HAS BEEN CGIPLETm.111E � �1 '';� »�Xs- -tJt—XE6-•—qW UIFR —m l I 1 / I l /l + N l l / / ' I Ir I /�'�r / / PROJECT ARBORIST SHALL PROVNE A FINAL REPORT THAT DESCRIBES TH ......... E MEASURES NEEDED AIN To MTAIN AND PROTECT INE REMAINING ....: , ..:.. / TREES `f 'T= I ARBORIST STATEMENT: � ��= Tye IRI// / / / / I I/ ; / / 1 I I II I ,`; •;;1....;�:r I.MORGAN NGEN.ATTEST THAT n11s TREEY� PRESERVAipN AND CTIO I PLAN MEETS ME 000 A 1qO I A fwaD A RBTO 11 / / !%/% /� j I� I/ // 3/ I f I (1.'.iATR". . .... A BT00 A 4Fm CITY OF a nGARD URIN SECTION I FORESTRY I a f / l 1 I I 1 / 'L� / / / : ISAQUBWdO CERTIFIED MASTER ARBORIST PN-61450 1— ILL— L .'... �"^+ T— �...' .., ! ISA TWEE MSN ASSESSMENT QUALIFIED I 1 i 7911�tOD R \\\ E5111.w A DI I'm IL // �\\ of Im IZNP ` I ` p I \ I Qv WWII E 08 s OF K 13 Attachment F: Tree Canopy Site Plan az o nRm @�iy 9§ g eo as I I B @I I nwm I w C;o o n I I I I I x MS n NAF I n m i I i Fr fA wo 7?N 1 F____________________ -__-______- XJ mQJ�F LL N I I I I x 1• �L�F LEGEND U I I ®,m.r �mm crWr mAmw RWr w� wrgnleAm � awaMr Pe m t AxwaytPB w m I @ I r-------------------1 ■■ wRRFO Ra ma'ARIwAm Z 13-- I Iii I ; g A• I I x Two ( p I n Nm I 1 ® I waa®mIMT>R Q, A.lam W�P'��" ; @ I 1.4'cAlNmr minimum F I I I L— —-I ® i ;/© �I wNro�cwln nn' N �yw pR*,A,., Inimum oTRWIAAw Ap I ;" ` 1\ -1 I—'—————� � � :IS"\ (———— A/ \ -- ' /a- 1 ]I' ; 117.. I I O AN Z - 7 Q Ctj^' I L I w I I , II J LU T ` ----- ----=�(I 1 I /15: ---- NOTES: I�- 1 , I/ 1. PPoDN TO STREET TREE PL NVNG,LANDSCAPE CONTRACTOR SHALL EXCAVATE I, 70 A DEPTH OF M-INCHES AND BACKFILL MATH AMENDED TOPSOIL TOP L AMENDMENTS SHALL BE DETERMD]ED BY ME LANOSCAPE CONTRACTOR. 2 MlRlwna+10 BE OESON/w]ILO BY ME LANDSCAPE CONTHACIOR. � A lliD I ,r IJ;\ > NEW TREES THAT ME PUNTED TO MEET THE EFFECTIVE CANOPY n iw00 `_�� ]:".I �I I REmRREYENTS WALL CONFORM TO ME APPLICABLE STANDARDS IN ME ( i 6 I TIGARD URBAN FORESTRY MANUAL THEY SHALL BE PUNTED IN ACCOMANCE �1 9 i` ,=/I RpM WITH ME AMERICA NATIONAL STANDMDS IMSIINTE(MR)STANDARDS FOR 7. THEE PLANDMO(A] PMT 07 AND ADDITIOiML STANDARDS ADOPTED BY T / I 12 \ LLl`"`rrrr A M ME OREGON LANDSCAPE CONTRACTORS MAN.NWNSERY STOCK SHALL NEET ✓ I I ('/1 THE REOWREEfiNiS OF'ME AMEWCAN ASMOATION OF NURSEMNEN FOR It T0115 STOCK(ASI ZBII.1)RW GRANDE NOI OR BETTER DOUBIPERIOD. t' I I } iREE5 F'NEEDED FOR'JTABR/TY DURDw THE ESTABLISHMENT MLE I ! 1T BARRIERS 9FMLL M MSTAMED FCCORONw TO ME NANUiACTURFA'S TT _ y_____ __\___- '- /-- /_ f,• � I �,_ sKOFICAMNS WHEN A S111EET 7REE IS PLATED NIMIN 5 O MY WD� 9WFACE P VTN4 q1 U'IR1TY BOX F. I ARBORIST STATEMENT: Is ;Au—RM—nM—Mla—m—Ms —Xw uF—MPA /' -•�8 Wl z BSS' /_ ... ,..,.. // I, AN ATTEST MAY THIS BBEE CE IkKETS ME MI IN .. .. .. _ 10.PMT E,OF ME CI t OF TwMD I� URBAN FORESTRY M -� ANUAL _______________________________________________________________ ______________________ ./ - . / rll I I INOR NOLEN N LEKDMED MA81U ARBORIST PN-fiIIBB gq N RISK AMESSIBDIT OUAIJFIED ! J� p DATE:aNex TA.ANts C c I a loco I n Amo I n lam I I� y I I I ' 1 f1N1 I �I I wl I f'1]TI I I 1 m nw n II al nAM x II al nw a / i\ J� yy BREA i I I I 10 IR 13 E AA E RI 0 �e�cY yz C/ CIVIL ENGINEERS & PLANNERS Preliminary Drainage Report for Irma Dell Butterfield Park 13-Lot Subdivision City of Tigard, Oregon (TL 01400, Tax Map 2S1W 11AA) Emerio Project Number: 236-014 City of Tigard Permit Numbers: TBD D PROGINE FFs�i �\ 54665 NIE EXPIRE47 Prepared For: Prepared By: Alan DeHarport Eric Evans, PE DDCA, LLC Emerio Design, LLC PO Box 1577 8285 SW Nimbus Blvd, Suite 180 Beaverton, OR 97075 Beaverton, Oregon 97008 (503) 709-2277 (503) 853-1910 eric@emeriodesign.com Table of Contents: APPENDIX A (1) Vicinity Map APPENDIX B (1) Soil Classification Map-"Soils Survey for Washington County" (2) Curve Number Table APPENDIX C (1) Basin Area Tabulated Data (2) Swale Sizing Spreadsheet (3) Pre-Developed HydroCAD Plots (4) Post-Developed HydroCAD Plots APPENDIX D (1) Pre-Developed Basin Map (2) Post-Developed Basin Map (3) Upstream Basin Map Project Overview and Description: The proposed site will convert one large existing lot into a 13-lot subdivision. Currently, the site is under-developed with a single family residence and secondary structure. The site is at the future intersection of SW 88th Avenue & SW Inez Street. Both SW Inez Street and SW 88th Avenue will be extended and a portion of SW 89th Avenue will undergo half street improvements. Soil Classification: The NRCS soil survey of Washington County, Oregon classifies all of the onsite soils as various Hillsboro loams and Quatama loam. The associated hydrologic group of this soil is B/C. The associated curve numbers utilized in this design is 79 for the class B/C soil for pervious surfaces. A curve number of 98 is set for impervious surfaces, reference appendices B(1) and B(2). Stormwater Conveyance: The site area currently sheet flows west toward the ROW of SW 87th & SW Inez ROW and into a catch basin. Runoff continues in the public stormwater system and eventually flows to Colony Creek, a tributary to Fanno Creek. The proposed site grading will continue to allow runoff to flow west and impervious areas will be routed by catch basins toward a swale/pond onsite through proposed storm pipe along SW 89th Avenue and SW Inez Street. Flows will leave the swale/pond and connect to existing stormwater pipe in SW Inez Street flowing east, eventually outfalling to Colony Creek. Conveyance analysis for the site and the downstream system to the point where additional project flows are 10%/5% of tributary flows will be performed and provided for the final drainage report. Basin Delineation: Onsite basins were created after the determination of how the stormwater runoff was to flow after development. Basin 101 contains lots 1-13, and a portion of two public roads, and a private street. Impervious roofs on lots will be routed to proposed stormwater swale onsite. Offsite basins are delineated in appendix D. Reference Appendix D(2) for a Post-Developed basin delineation map. Tabulated in Appendix C(1) is a list of areas determined for each delineated basin. Per Clean Water Services Standards, all lots, existing and proposed, utilized an impervious area of 2640 square feet per lot. Downstream Analysis: The downstream system was analyzed for capacity during the 25-year design storm event. Per Clean Water Services code (section 2.04.2.m.3), the downstream analysis for this project was performed to the point where additional flows due to development constituted 5% of total flows (see Appendix D). This occurs at the boundary of the project site in SW Inez Street. The one-quarter of a mile flow path continues downstream in Colony Creek in Tax lot 1200 of Tax Map 2S1W 12BB. A downstream visual inspection will be conducted to this point for the final drainage report. Water Quality: Water quality will be achieved by means of a CWS standard water quality swale located within the volume of a pond on Tract A at the east boundary of the site. The geometry of the proposed swale is shown below. Bottom Width 7 Feet Side Slopes 4:1 Length 130 Feet Slope 0.5% As shown in Appendix C(1) the total impervious area draining to the proposed Swale is 11.96 acres (521,153 SF). The total impervious area and the swale geometry were entered into a Swale geometry spreadsheet (appendix C(2)). The calculations shown in this exhibit show that the water quality standards are met with a total residence time of 9.02 minutes and a depth of 0.50 feet. A water quality manhole will be placed upstream of the proposed swale for stormwater flow during the 25-year storm event. Note: the proposed swale will provide water quality for this project and a large upstream basin. This basin currently is treated by a swale located on Tract C of Greensward No. 2 development on the northeast corner of SW Greensward Lane & SW 88th Avenue. The existing stormwater pipe at the intersection will be stubbed and prevented from flowing toward Tract C and this diverted stormwater will flow south along existing SW 88th Avenue storm pipe and connect to proposed project storm pipe that routes to the proposed swale on this project site. The Tract C swale will be removed from the stormwater system and Tract C will be reclaimed for future lot development. Quantity Control/Detention Due to the downstream deficiency that would be caused by added flows from this project site, detention will be provided for the 2, 10, and 25-year Clean Water Services design storms. Flows are detained via a detention pond located in the volume above the proposed water quality swale. Flow is controlled for the 2, 10, and 25-year flows via one 12" orifice set at an elevation of 190.0' and a second 12" orifice set at an elevation of 193.0' both in a flow control manhole situated in the ROW of proposed SW Inez Street extension (see figure below). A sharp-crested weir is set at 197.0' in the event of flows greater than the 25-year design storm. Reference appendix C(3)-(4) for HydroCAD calculations and results for the existing and proposed site conditions. Please refer to the following figures for information concerning the pond areas and elevations and flow control structure: Edit Pcnd 9P-235-014 HydreCAD 10-05-15 FLOW CONTROL STRUCTUAtE TABLE uWrwW Of MainfUet_ni General'Storage Outlets i Tailwater j Advanced; Notes ..-_ I# InvertLeetl Description �� � IROUtInp - ;1 _ utet Me meter n. 2 18900 Orifice A(Flow Control MH) Device 1 Number Of Odfm 3 193.00 Orifice B(Flow Control MHJ Device 1 i Orifice A Elevation i 4 19700 Sharp-Crested Rectangular Weir Device 1 nor Of arece X 7,; 5 Orifice 8 Elevatior. 6 17 # ameter tn,i g Orifice C Elevation g _ ameter .n � Tip:For standpipes and other compound 1 Ovelcw Elevation outlets,enter the final outlet device FIRST. Edit Outlet... : Rim Eievaaon Click here for details - R39 olarrewr 05.7- OK Cancel Apply 1 Help F 1. 5.4att ;VLA rcA `�tgS.O 340 �9� A 3-146 l a --41i.s 4o41 1 t 1Y.it 41341 ` '9v i � f Plan view of pond from planning set with surface areas Peak Runoff(CFS) Site Pre- Site Post- Site+ Upstream Site+ Upstream Site+ Upstream Return Post-Developed Developed Developed Pre-Developed Post-Developed Period Detained 2-Year 0.49 1.01 10.97 11.49 9.06 10-Year 1.06 1.71 18.00 18.65 14.66 25-Year 1.36 2.06 21.41 22.11 16.28 As shown in the previous table, the detention requirement is met by limiting the peak discharge from each of the return periods from the pre to post-developed conditions. Greater than one foot of freeboard is maintained between the 25-year peak pond elevation and the lowest elevation surrounding the pond. The lowest elevation is the rim of the flow control manhole in SW Inez Street set at 199.21' versus peak pond elevation at 196.56. Conclusion: The design of the proposed site satisfies the conveyance and water quality standards set by the City of Tigard and Clean Water Services. As shown in the previous table, the detention requirement is met by limiting the peak discharge from each of the return periods from the pre to post-developed conditions. Greater than one foot of freeboard is maintained between the 25-year peak pond elevation and the lowest elevation surrounding the pond. The lowest elevation is the rim of the flow control manhole in SW Inez Street set at 199.21' versus peak pond elevation at 196.56. Conclusion: The design of the proposed site satisfies the conveyance and water quality standards set by the City of Tigard and Clean Water Services. Appendix A• Appendix A(1) Vicinity Map e SITE Q " -' gregor,Busmk,s p�ry f{t - - .3,..-_ TigerO FY9f School.• ,.... .. C r'.;;;n Busirees Pa�A i �3f ttiatt-_ - Appendix B• Appendix B(1) Soil Classification Map t ak ilk— r IL w _ SITE r sa,�ma.y by Map una—wasa�„geon county,ore. i iocoG�;. ',�'' Map unit sln�i�d Map unit name caging acrns A40[ iertaK afAW 3'G rods(dread interest 424 190.0?6 SITE: 21B, 21C, 21D Appendix B Curve Number Table RUNOFF CURVE NUMBERS (TR55) Table 2-2a: Runoff curve numbers for urban areas RUNOFF CURVE NUMBERS (TR55) Table 2-2a: Runoff curve numbers for urban areas 1 Cover description CN for hydrologic soil group Average percent impervious Cove r type and h d rolog is condition areae A B C D Fully developed urban areas (vegetation established) Open space (lawns, parks, golf courses, Cemeteries, etc.) 3: Poor condition (grass cover <50%) 68 79 86 89 Fair condition (grass cover 5004o to 75%) 49iCN 79 84 Good condition (grass cover >75%) 39 74 80 Impervious areas: Paved parking lots, roofs, driveways, etc. (excluding riqht-of-way) U79 for 98 Streets and roads: Hillsboro loams Paved; curbs and storm sewers (excluding rig ht-o f-w a.y) 0 V0 V0 9.8 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) 4 63 77 85 88 Artificial desert landscaping (impervious weed barrier, desert shrub with 1- to 2-inch sand or gravel mulch and basin 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 80 85 1 acre 20 51 68 79 84 2 acres 12 46 65 77 82 '� AADuendix C• Onsite Basin Area Tabulated Data Appendix C(1) Irma Dell Butterfield Park 13-Lot Subdivision oa Total Lot ROW/Tract Total Pervious Basin # Name Total Area Area # Lots Impervious Imp Impervious (Calc'd) SF Acres SF SF SF SF S Pre-developed Site 140,313 3.22 1 2,640 0 2,640 137,673 S-1 Developed Site (to swale/pond) 134,222 3.08 13 34,320 22,889 57,209 77,013 S-2 Impervious Area lost Treatment 6,091 0.14 0 0 6,091 6,091 0 U1 Upstream Basin 1,222,240 28.06 106 279,840 178,314 458,154 764,086 Irma Dell Butterfield 13-Lot Subdivision Appendix C(2) Water Quality Swale Water Quality Total Impervious = 11.964 ac Area WQ Volume(cf) = 0.36 in x Impervious Area (so 12 (in/ft) Water Quality WQ Flow(cfs) WQ Volume(cf) Flow (4 hr)(60 min/hr)(60 sec/min) _ Impervious Area (sf) 480,000 sec/ft _ ac x 43,560 sf/ac 480,000 sec/ft = 1.09 cfs F• W w Biofilter .� Swale Au,rn, i d y 71 Water Quality Event Transverse Properties X-Sectional Properties Q = 1.09 cfs w = 7.0' S = 0.50% wl = 2.0' n = 0.240 m, = 4:1 L = 130.0 LF m2 = 2.5:1 V = 0.24 fps d = 0.50' ✓ t = 9.02 min ✓ AFFC O(X C (3) x _ 4 � - d -faT co ti^. zit he Project Sita Pre - Dev . O&jbca Reach! Pon IY Routing Diagram for 236-014 HydroCAD 10-85-16 Prepared by Emerio Design,LLC, Printed 10/5/2016 HydroCAD®10.00-13 s/n 04804 ©2014 HydroCAD Software Solutions LLC 1-e 236-014 HydroCAD 10-05-16 Type lA 24-hr 2-Year Rainfall=2.50" Prepared by Emerio Design, LLC Printed 10/5/2016 HydroCAD® 10.00-13 s/n 04804 O 2014 HydroCAD Software Solutions LLC Page 2 Summary for Subcatchment S: Project Site Pre-Dev. Runoff = 0.49 cfs @ 8.09 hrs, Volume= 0.225 af, Depth= 0.84" Runoff by SCS TR-20 method, UH=SCS, Weighted-CN, Time Span= 0.00-48.00 hrs, dt= 0.01 hrs Type IA 24-hr 2-Year Rainfall=2.50" Area (sf) CN Description 2,640 98 Lots, Impervious 137,673 79 <50%Grass cover, Poor HSG B 140,313 79 Weighted Average 137,673 98.12% Pervious Area 2,640 1.88% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 5.0 Direct Entry, 5.0 0 Total, Increased to minimum Tc = 15.0 min Subcatchment S: Project Site Pre-Dev. Hydrograph 0.55- 0.49 cfs —Runoff 0.5- 0.45- Type IA 24-hr 0.4- 2-Year Rainfall-2.50" 0.35 Runoff Area-140,313 sf Runoff Volume-0.225 of 0.3 0.25 Runoff Depth=0.84" Tc-15.0 min 0.2 CN-79 0.15- 0.1- 0.05- 0- .150.10,050-1 1 J I 0 2 4 6 8 10 12 14 16 18 20 22 24 26 28 30 32 34 36 38 40 42 44 46 48 Time (hours) •-� 236-014 HydroCAD 10-05-16 Type IA24-hr 10-Year Rainfall=3.45" Prepared by Emerio Design, LLC Printed 10/5/2016 HydroCADO 10.00-13 s/n 04804 ©2014 HydroCAD Software Solutions LLC Page 3 Summary for Subcatchment S: Project Site Pre-Dev. Runoff = 1.06 cfs @ 8.08 hrs, Volume= 0.410 af, Depth= 1.53" Runoff by SCS TR-20 method, UH=SCS, Weighted-CN, Time Span= 0.00-48.00 hrs, dt= 0.01 hrs Type IA 24-hr 10-Year Rainfall=3.45" _ Area (sf) CN Description 2,640 98 Lots, Impervious 137,673 79 <50% Grass cover, Poor, HSG B 140,313 79 Weighted Average 137,673 98.12% Pervious Area 2,640 1.88% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 5.0 Direct Entry, 5.0 0 Total, Increased to minimum Tc = 15.0 min Subcatchment S: Project Site Pre-Dev. Hydrograph 1 06 cfs —Runoff 1 Type IA 24-hr 10-Year Rainfall-3.45" Runoff Area=140,313 sf Runoff Volume-0.410 of Runoff Depth=1.53" LL Tc-15.0 min CN-79 0- 0 2 4 6 8 10 12 14 16 18 20 22 24 26 28 30 32 34 36 38 40 42 44 46 48 Time (hours) --� 236-014 HydroCAD 10-05-16 Type lA 24-hr 25-Year Rainfall=3.90" Prepared by Emerio Design, LLC Printed 10/5/2016 HydroCADO 10.00-13 s/n 04804 ©2014 HydroCAD Software Solutions LLC Page 4 Summary for Subcatchment S: Project Site Pre-Dev. Runoff = 1.36 cfs @ 8.08 hrs, Volume= 0.505 af, Depth= 1.88" Runoff by SCS TR-20 method, UH=SCS, Weighted-CN, Time Span= 0.00-48.00 hrs, dt= 0.01 hrs Type IA 24-hr 25-Year Rainfall=3.90" Area (sf) CN Description 2,640 98 Lots, Impervious _ 137,673 79 <50% Grass cover, Poor, HSG B 140,313 79 Weighted Average 137,673 98.12% Pervious Area 2,640 1.88% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 5.0 Direct Entry, 5.0 0 Total, Increased to minimum Tc= 15.0 min Subcatchment S: Project Site Pre-Dev. Hydrograph 1.36 cfs I —Runoff Type IA 24-hr 25-Year Rainfall-3.90" 1 Runoff Area=140,313 sf Runoff Volume-0.505 of Runoff Depth=1.88" U. Tc-15.0 min CN-79 OLI ) 0 2 4 6 8 10 12 14 16 18 20 22 24 26 28 30 32 34 36 38 40 42 44 46 48 Time (hours) CH U1 Upstream Basin :R] (new each) S-1 Pr ect Site Dev. r S-2 Project ite Impervious ntreated A9P Pond 14R i Proposed Storm Pipe Subc t> Reach; Pon Link Routing Diagram for 236-014 HydroCAD 10-06-16 Prepared by Emerio Design,LLC, Printed 11/21/2016 HydroCADO 10.00-13 s/n 04804 0 2014 HydroCAD Software Solutions LLC .� 236-014 HydroCAD 10-06-16 Type IA 24-hr 2-Year Rainfall=2.50" Prepared by Emerio Design, LLC Printed 11/21/2016 HydroCAD®10 00-13 s/n 04804 ©2014 HydroCAD Software Solutions LLC Paae 2 Summary for Subcatchment S-1: Project Site Dev. Runoff = 0.93 cfs @ 8.06 hrs, Volume= 0.334 af, Depth= 1.31" Runoff by SCS TR-20 method, UH=SCS, Weighted-CN,Time Span=0.00-48.00 hrs, dt= 0.01 hrs Type IA 24-hr 2-Year Rainfall=2.50" Area (sf) CN Description 34,320 98 Lots, Impervious 21,914 98 ROW 77,013 79 <50%Grass cover, Poor, HSG B 133,247 87 Weighted Average 77,013 57.80% Pervious Area 56,234 42.20% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 5.0 Direct Entry, 5.0 0 Total, Increased to minimum Tc= 15.0 min Subcatchment S-1: Project Site Dev. Hydrograph 1 0.93 cfs —Runoff Type IA 24-hr 2-Year Rainfall-2.50" Runoff Area=133,247 sf Runoff Volume=0.334 of Runoff Depth=1.31" U. Tc=15.0 min CN=87 0 0 2 4 6 8 10 12 14 16 18 20 22 24 26 28 30 32 34 36 38 40 42 44 46 48 Time (hours) 236-014 HydroCAD 10-06-16 Type IA 24-hr 2-Year Rainfall=2.50" Prepared by Emerio Design, LLC Printed 11/21/2016 HydroCADO 10.00-13 s/n 04804 @2014 HydroCAD Software Solutions LLC Page 3 Summary for Subcatchment S-2: Project Site Impervious Untreated Runoff = 0.08 cfs @ 8.02 hrs, Volume= 0.026 af, Depth= 2.27" Runoff by SCS TR-20 method, UH=SCS, Weighted-CN, Time Span= 0.00-48.00 hrs, dt=0.01 hrs Type IA 24-hr 2-Year Rainfall=2.50" Area (sf) CN Description 6,091 98 ROW 6,091 100.00% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 5.0 Direct Entry, 5.0 0 Total, Increased to minimum Tc= 15.0 min Subcatchment S-2: Project Site Impervious Untreated Hydrograph 0.085- 0.08 cfs —Runoff 0.08- 0.075- Type IA 24-hr 0.065 2-Year Rainfall-2.50"- 0°6 Runoff Area_6,091 sf 0.055- - Runoff Volume-0.026 of » 0.05 3 °.045 Runoff Depth_2.27" LL 004 Tc-15.0 min 0.035 �+A' 0.03 CN=98 0.025- 0.02- 0.015- 0.01 .0250.020.0150.01 0.005 0 0 2 4 6 8 10 12 14 16 18 20 22 24 26 28 30 32 34 36 38 40 42 44 46 48 Time (hours) 236-014 HydroCAD 10-06-16 Type IA 24-hr 2-Year Rainfall=2.50" Prepared by Emerio Design, LLC Printed 11/21/2016 HydroCAD6 10.00-13 s/n 04804 ©2014 HydroCAD Software Solutions LLC Pages Summary for Subcatchment U1: Upstream Basin Runoff = 10.48 cfs @ 8.05 hrs, Volume= 3.580 af, Depth= 1.53" Runoff by SCS TR-20 method, UH=SCS, Weighted-CN, Time Span= 0.00-48.00 hrs, dt= 0.01 hrs Type IA 24-hr 2-Year Rainfall=2.50" Area (sf) CN Description 279,840 98 Lots, Impervious 178,314 98 ROW 764,086 86 <50% Grass cover, Poor, HSG C 1,222,240 90 Weighted Average 764,086 62.52% Pervious Area 458,154 37.48% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 5.0 Direct Entry, 5.0 0 Total, Increased to minimum Tc= 15.0 min Subcatchment U1: Upstream Basin Hydrograph 11 10.48 cfs —Runoff 10 Type IA 24-hr 2-Year Rainfall-2.50" 8 Runoff Area-1,222,240 sf Runoff Volume-3.580 of 6 Runoff Depth=1.53" LL $. Te-15.0 min 4-. CN-90 3- 2- I- 21 - 0 . 0 2 4 6 8 10 12 14 16 18 20 22 24 26 28 30 32 34 36 38 40 42 44 46 48 Time (hours) 11—N .� 236-014 HydroCAD 10-06-16 Type IA 24-hr 2-Year Rainfall=2.50" Prepared by Emerio Design, LLC Printed 11/21/2016 HydroCADO 10.00-13 s/n 04804 @2014 HydroCAD Software Solutions LLC Page 5 Summary for Reach 3R: (new Reach) Inflow Area= 28.059 ac, 37.48% Impervious, Inflow Depth = 1.53" for 2-Year event Inflow = 10.48 cfs @a 8.05 hrs, Volume= 3.580 of Outflow = 10.48 cfs @ 8.05 hrs, Volume= 3.580 af, Atten= 0%, Lag= 0.0 min Routing by Stor-Ind method, Time Span= 0.00-48.00 hrs,dt=0.01 hrs Reach 3R: (new Reach) Hydrograph 11 10.48 cfs Inflow Outflow '° Inflow Area=28.059 ac 9- 8- 7- 6- .2 86 LL 5- 4- 3- 2 432 1 0 0 2 4 6 8 10 12 14 16 18 20 22 24 26 28 30 32 34 36 38 40 42 44 46 48 Time (hours) 236-014 HydroCAD 10-06-16 Type lA 24-hr 2-Year Rainfall=2.50" Prepared by Emerio Design, LLC Printed 11/21/2016 HydroCADO 10.00-13 s/n 04804 ©2014 HydroCAD Software Solutions LLC Page 6 Summary for Reach 4R: Proposed Storm Pipe Inflow Area= 31.258 ac, 38.23% Impervious, Inflow Depth = 1.51" for 2-Year event Inflow = 9.06 cfs Qa 8.23 hrs, Volume= 3.940 of Outflow = 9.06 cfs 9 8.23 hrs, Volume= 3.940 af, Atten= 0%, Lag=0.0 min Routing by Stor-Ind method, Time Span= 0.00-48.00 hrs,dt= 0.01 hrs Reach 4R: Proposed Storm Pipe Hydrograph 10- 9. cfs Inflow —Outllow Inflow Area=31.258 ac 8 6 U 5 O LL 4- 3- 2 32 1 0 0 2 4 6 8 10 12 14 16 18 20 22 24 26 28 30 32 34 36 38 40 42 44 46 48 Time (hours) .� 236-014 HydroCAD 10-06-16 Type IA 24-hr 2-Year Rain fall=2.50" Prepared by Emerio Design, LLC Printed 11/21/2016 HydroCADO 10.00-13 s/n 04804 @2014 HydroCAD Software Solutions LLC Page 7 Summary for Pond 9P: Pond Inflow Area = 31.118 ac, 37.95% Impervious, Inflow Depth = 1.51" for 2-Year event Inflow = 11.41 cfs Ca) 8.05 hrs, Volume= 3.914 of Outflow = 9.00 cfs @ 8.24 hrs, Volume= 3.914 af, Atten= 21%, Lag= 11.0 min Primary = 9.00 cfs @ 8.24 hrs, Volume= 3.914 of Routing by Stor-Ind method, Time Span= 0.00-48.00 hrs, dt= 0.01 hrs Peak Elev= 193.65' @ 8.24 hrs Surf.Area=3,088 sf Storage=7,254 cf Plug-Flow detention time=3.4 min calculated for 3.913 of (100%of inflow) Center-of-Mass det.time=3.4 min ( 780.7-777.3 ) Volume Invert Avail.Storage Storage Description #1 191.00' 27,866 cf Custom Stage Data(Prismatic) Listed below(Recalc) Elevation Surf.Area Inc.Store Cum.Store (feet) (sq-ft) (cubic-feet) (cubic-feet) 191.00 2,390 0 0 192.00 2,651 2,521 2,521 193.00 2,912 2,782 5,302 194.00 3,182 3,047 8,349 195.00 3,460 3,321 11,670 196.00 3,746 3,603 15,273 197.00 4,041 3,894 19,167 198.00 4,347 4,194 23,361 199.00 4,663 4,505 27,866 Device Routing Invert Outlet Devices #1 Primary 190.00' 18.0" Round Culvert L= 10.0' CMP, projecting, no headwall, Ke=0.900 Inlet/Outlet Invert= 190.00'/ 189.90' S=0.0100'/' Cc=0.900 n= 0.013, Flow Area= 1.77 sf #2 Device 1 189.00' 12.0"Vert.Orifice A(Flow Control MH) C=0.620 #3 Device 1 193.00' 12.0"Vert.Orifice B(Flow Control MH) C=0.620 #4 Device 1 197.00' 5.0' long Sharp-Crested Rectangular Weir 2 End Contraction(s) Primary OutFlow Max=9.00 cfs @ 8.24 hrs HW=193.65' (Free Discharge) L =Culvert (Passes 9.00 cfs of 11.44 cfs potential flow) 2=Orifice A(Flow Control MH) (Orifice Controls 7.47 cfs @ 9.51 fps) 3=Orifice B(Flow Control MH) (Orifice Controls 1.54 cfs @ 2.84 fps) =Sharp-Crested Rectangular Weir ( Controls 0.00 cfs) --� 236-014 HydroCAD 10-06-16 Type IA 24-hr 2-Year Rainfall=2.50" Prepared by Emerio Design, LLC Printed 11/21/2016 HydroCADO 10.00-13 s/n 04804 02014 HydroCAD Software Solutions LLC Page 8 Pond 9P: Pond Hydrograph 12 11.41 cfs Inflow Primary Inflow Area=31 .118 ac 10 9.00 cfs Peak Elev=193.65' 6 Storage-7,254 cf 7 o fi LL 5- 4- 3- 2- 0 4320 0 2 4 6 8 10 12 14 16 18 20 22 24 26 28 30 32 34 36 38 40 42 44 46 48 Time (hours) 236-014 HydroCAD 10-06-16 Type IA24-hr 10-Year Rainfall=3.45" Prepared by Emerio Design, LLC Printed 11/21/2016 HydroCAD® 10.00-13 s/n 04804 @2014 HydroCAD Software Solutions LLC Page 9 Summary for Subcatchment S-1: Project Site Dev. Runoff = 1.60 cfs @ 8.05 hrs, Volume= 0.545 af, Depth= 2.14" Runoff by SCS TR-20 method, UH=SCS, Weighted-CN, Time Span= 0.00-48.00 hrs, dt= 0.01 hrs Type IA 24-hr 10-Year Rainfall=3.45" Area (sf) CN Description 34,320 98 Lots, Impervious 21,914 98 ROW 77,013 79 <50%Grass cover, Poor, HSG B 133,247 87 Weighted Average 77,013 57.80% Pervious Area 56,234 42.20% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) Oft) (ft/sec) (cfs) 5.0 Direct Entry, 5.0 0 Total, Increased to minimum Tc= 15.0 min Subcatchment S-1: Project Site Dev. Hydrograph 1.60 cfs —Runoff Type IA 24-hr 10-Year Rainfall_3.45" Runoff Area=133,247 sf Runoff Volume-0.545 of Runoff Depth_2.14" LL Tc=15.0 min CN=87 0- 0 2 4 6 8 10 12 14 16 18 20 22 24 26 28 30 32 34 36 38 40 42 44 46 48 Time (hours) 236-014 HydroCAD 10-06-16 Type IA 24-hr 10-Year Rainfall=3.45" Prepared by Emerio Design, LLC Printed 11/21/2016 HydroCAD®10.00-13 s/n 04804 @2014 HydroCAD Software Solutions LLC Page 10 Summary for Subcatchment S-2: Project Site Impervious Untreated Runoff = 0.11 cfs @ 8.02 hrs, Volume= 0.037 af, Depth= 3.22" Runoff by SCS TR-20 method, UH=SCS, Weighted-CN, Time Span=0.00-48.00 hrs, dt=0.01 hrs Type IA 24-hr 10-Year Rainfall=3.45" Area(sf) CN Description 6,091 98 ROW 6,091 100.00% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 5.0 Direct Entry, 5.0 0 Total, Increased to minimum Tc = 15.0 min Subcatchment S-2: Project Site Impervious Untreated Hydrograph 0.12- 0.115- .120.115 0.11 cfs —Runoff 0.11- 0.105- Type IA 24-hr --� 0.1 0.095 10-Year Rainfall-3.45" 0.085 Runoff Area=6,091 sf 00.07 Runoff Volume=0.037 of 0.065 3 0.06 Runoff Depth=3.22" aL 0.055- 0.05-- Tc=15.0 min 0.045 °.°4 0.035 CN=98 0.03 0.025 0.02 0.015 0.01 0.005 0 . 0 2 4 6 8 10 12 14 16 18 20 22 24 26 28 30 32 34 36 38 40 42 44 46 48 Time (hours) -� 236-014 HydroCAD 10-06-16 Type IA 24-hr 10-Year Rainfall=3.45" Prepared by Emerio Design, LLC Printed 11/21/2016 HydroCAD@ 10.00-13 s/n 04804 @2014 HydroCAD Software Solutions LLC Page 11 Summary for Subcatchment U1: Upstream Basin Runoff = 16.94 cfs @ 8.05 hrs, Volume= 5.615 af, Depth= 2.40" Runoff by SCS TR-20 method, UH=SCS, Weighted-CN,Time Span=0.00-48.00 hrs, dt= 0.01 hrs Type IA 24-hr 10-Year Rainfall=3.45" Area (sf) CN Description 279,840 98 Lots, Impervious 178,314 98 ROW 764,086 86 <50%Grass cover, Poor, HSG C 1,222,240 90 Weighted Average 764,086 62.52% Pervious Area 458,154 37.48% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 5.0 Direct Entry, 5.0 0 Total, Increased to minimum Tc = 15.0 min Subcatchment U1: Upstream Basin Hydrograph 18 16.94 cfs —Runoff 17 16 Type fA 24-hr ,4 10-Year Rainfall_3.45" 13 Runoff Area=1,222,240 sf 12 11 Runoff Volume-5.615 of 10- Runoff Depth_2.40" LL 8-1 Tc-15.0 min 7-- CN-90 6- 5- 4 54 3-- 21 2-- 1 0- 0 2 4 6 8 10 12 14 16 18 20 22 24 26 28 30 32 34 36 38 40 42 44 46 48 Time (hours) 236-014 HydroCAD 10-06-16 Type IA 24-hr 10-Year Rainfall=3.45" Prepared by Emerio Design, LLC Printed 11/21/2016 HydroCAD®10.00-13 s/n 04804 ©2014 HydroCAD Software Solutions LLC Page 12 Summary for Reach 3R: (new Reach) Inflow Area= 28.059 ac, 37.48% Impervious, Inflow Depth = 2.40" for 10-Year event Inflow = 16.94 cfs @ 8.05 hrs, Volume= 5.615 of Outflow = 16.94 cfs @ 8.05 hrs, Volume= 5.615 af, Atten=0%, Lag= 0.0 min Routing by Stor-Ind method, Time Span=0.00-48.00 hrs, dt=0.01 hrs Reach 3R: (new Reach) Hydrograph 18 16.94 cfs Inflow 17 —Outflow 16 Inflow Area=28.059 ac 15- 14- 13-- 12- 11- 10 51413121110 0 M 8_- 7- 6- 5- 4- 3-- 2- 1 7654321 0 0 2 4 6 8 10 12 14 16 18 20 22 24 26 28 30 32 34 36 38 40 42 44 46 48 Time (hours) �O 236-014 HydroCAD 10-06-16 Type IA 24-hr 10-Year Rainfall=3.45" Prepared by Emerio Design, LLC Printed 11/21/2016 HydroCAD®10.00-13 s/n 04804 02014 HydroCAD Software Solutions LLC Page 13 Summary for Reach 4R: Proposed Storm Pipe Inflow Area= 31.258 ac, 38.23% Impervious, Inflow Depth = 2.38" for 10-Year event Inflow = 14.66 cfs @ 8.23 hrs, Volume= 6.197 of Outflow = 14.66 cfs @ 8.23 hrs, Volume= 6.197 af, Men= 0%, Lag=0.0 min Routing by Stor-Ind method, Time Span= 0.00-48.00 hrs,dt= 0.01 hrs Reach 4R: Proposed Storm Pipe Hydrograph 16 15 14.66 cfs l Infow Outflow 14 Inflow Area=31.258 ac 31211 13- 12- 11 10 n 3 8 0 LL 7 6 5-- 4- 3- 2 432 1 0 0 2 4 6 8 10 12 14 16 18 20 22 24 26 28 30 32 34 36 38 40 42 44 46 48 Time (hours) 236-014 HydroCAD 10-06-16 Type IA 24-hr 10-Year Rainfall=3.45" Prepared by Emerio Design, LLC Printed 11/21/2016 HydroCAD® 10.00-13 s/n 04804 02014 HydroCAD Software Solutions LLC Page 14 Summary for Pond 9P: Pond Inflow Area= 31.118 ac, 37.95% Impervious, Inflow Depth = 2.38" for 10-Year event Inflow = 18.54 cfs @ 8.05 hrs, Volume= 6.159 of Outflow = 14.57 cfs @ 8.23 hrs, Volume= 6.159 af, Atten=21%, Lag= 10.9 min Primary = 14.57 cfs @ 8.23 hrs, Volume= 6.159 of Routing by Stor-Ind method, Time Span= 0.00-48.00 hrs, dt= 0.01 hrs Peak Elev= 195.46' @ 8.23 hrs Surf.Area=3,591 sf Storage= 13,286 cf Plug-Flow detention time=5.0 min calculated for 6.158 of (100%of inflow) Center-of-Mass det. time=5.0 min ( 757.3- 752.2 ) Volume Invert Avail.Storage Storage Description #1 191.00' 27,866 cf Custom Stage Data(Prismatic) Listed below(Recalc) Elevation Surf.Area Inc.Store Cum.Store (feet) (sq-ft) (cubic-feet) (cubic-feet) 191.00 2,390 0 0 192.00 2,651 2,521 2,521 193.00 2,912 2,782 5,302 194.00 3,182 3,047 8,349 195.00 3,460 3,321 11,670 196.00 3,746 3,603 15,273 197.00 4,041 3,894 19,167 198.00 4,347 4,194 23,361 199.00 4,663 4,505 27,866 Device Routing Invert Outlet Devices #1 Primary 190.00' 18.0" Round Culvert L= 10.0' CMP, projecting, no headwall, Ke= 0.900 Inlet/Outlet Invert= 190.00'/ 189.90' S= 0.0100 'r Cc=0.900 n= 0.013, Flow Area= 1.77 sf #2 Device 1 189.00' 12.0"Vert.Orifice A(Flow Control MH) C= 0.620 #3 Device 1 193.00' 12.0"Vert.Orifice B(Flow Control MH) C= 0.620 #4 Device 1 197.00' 5.0' long Sharp-Crested Rectangular Weir 2 End Contraction(s) Primary OutFlow Max=14.58 cfs @ 8.23 hrs HW=195.46' (Free Discharge) L1-Culvert (Inlet Controls 14.58 cfs @ 8.25 fps) 2=Orifice A(Flow Control MH) (Passes <9.13 cfs potential flow) 3=Orifice B(Flow Control MH) (Passes <5.47 cfs potential flow) =Sharp-Crested Rectangular Weir ( Controls 0.00 cfs) 236-014 HydroCAD 10-06-16 Type IA24-hr 10-Year Rainfall=3.45" Prepared by Emerio Design, LLC Printed 11/21/2016 HydroCAD®10.00-13 s/n 04804 @2014 HydroCAD Software Solutions LLC Page 15 Pond 9P: Pond Hydrograph 20-- 191- 01 18.54 cis F--1 n—f I—.w Primary 16 Inflow Area=31.118 ac 17 155 14.57 cfs 1Peak Elev_195.46' 13 Storage-13,286 cf 12 11 30 10 a 8- 7- 6- 4-- 3- 2-- 0 764320 i� 0 2 4 6 8 10 12 14 16 18 20 22 24 26 28 30 32 34 36 38 40 42 44 46 48 Time (hours) 236-014 HydroCAD 10-06-16 Type IA 24-hr 25-Year Rainfall=3.90" Prepared by Emerio Design, LLC Printed 11/21/2016 HydroCAD810.00-13 s/n 04804 @2014 HydroCAD Software Solutions LLC Paae 16 Summary for Subcatchment S-1: Project Site Dev. Runoff = 1.93 cfs @ 8.05 hrs, Volume= 0.649 af, Depth= 2.55" Runoff by SCS TR-20 method, UH=SCS, Weighted-CN, Time Span= 0.00-48.00 hrs, dt= 0.01 hrs Type IA 24-hr 25-Year Rainfall=3.90" Area (sf) CN Description * 34,320 98 Lots, Impervious * 21,914 98 ROW 77,013 79 <50% Grass cover. Poor, HSG B 133,247 87 Weighted Average 77,013 57.80% Pervious Area 56,234 42.20% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 5.0 Direct Entry, 5.0 0 Total, Increased to minimum Tc = 15.0 min Subcatchment S-1: Project Site Dev. '�. Hydrograph 2 1.93 cfs —Runoff Type IA 24-hr 25-Year Rainfall-3.90" Runoff Area=133,247 sf Runoff Volume=0.649 of U Runoff Depth_2.55" Tc=15.0 min CN=87 0-4 0 2 4 6 8 10 12 14 16 18 20 22 24 26 28 30 32 34 36 38 40 42 44 46 48 Time (hours) 236-014 HydroCAD 10-06-16 Type IA 24-hr 25-Year Rainfall=3.90" Prepared by Emerio Design, LLC Printed 11/21/2016 HydroCAD®10.00-13 s/n 04804 @2014 HydroCAD Software Solutions LLC Page 17 Summary for Subcatchment S-2: Project Site Impervious Untreated Runoff = 0.13 cfs @ 8.02 hrs, Volume= 0.043 af, Depth= 3.67" Runoff by SCS TR-20 method, UH=SCS, Weighted-CN,Time Span=0.00-48.00 hrs, dt= 0.01 hrs Type IA 24-hr 25-Year Rainfall=3.90" Area (sf) CN Description 6,091 98 ROW 6,091 100.00% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) _ 5.0 Direct Entry, 5.0 0 Total, Increased to minimum Tc= 15.0 min Subcatchment S-2: Project Site Impervious Untreated Hydrograph 0.14- 0.13- 0.13 cfs —Runoff -� 412 Type IA 24-hr 25-Year Rainfall-3.90" 0.1 - 0.09 Runoff Area=6,091 sf a 4.48 Runoff Volume=0:043 of 4.4� 0 Runoff Depth=3.67'r 0.06-- Tc=15.0 min 0.05 CN=98 0.04- 0.03- 0.02- .040.030.02 0.01- 0 0 2 4 6 8 10 12 14 16 18 20 22 24 26 28 30 32 34 36 38 40 42 44 46 48 Time (hours) 236-014 HydroCAD 10-06-16 Type !A 24-hr 25-Year Rainfall=3.90" Prepared by Emerio Design, LLC Printed 11/21/2016 HydroCAD®10.00-13 s/n 04804 @2014 HydroCAD Software Solutions LLC Page 18 Summary for Subcatchment U1: Upstream Basin Runoff = 20.05 cfs @ 8.05 hrs, Volume= 6.604 af, Depth= 2.82" Runoff by SCS TR-20 method, UH=SCS, Weighted-CN, Time Span=0.00-48.00 hrs, dt= 0.01 hrs Type IA 24-hr 25-Year Rainfall=3.90" Area(sf) CN Description 279,840 98 Lots, Impervious 178,314 98 ROW 764,086 86 <50%Grass cover, Poor, HSG C 1,222,240 90 Weighted Average 764,086 62.52% Pervious Area 458,154 37.48% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 5.0 Direct Entry, 5.0 0 Total, Increased to minimum Tc= 15.0 min Subcatchment U1: Upstream Basin Hydrograph 22- 21- 2 21 20.05 cfs 20- 19- Type IA 24-hr 18- 17- 25-Year Rainfall_3.90" 16 Runoff Area=1,222,240 sf ;3 Runoff Volume-6.604 of 3 „ Runoff Depth_2.82" LL 10 Tc-15.0 min 8 CN-90 7- 6- 4 64 3- 2- 0 2 0 0 2 4 6 8 10 12 14 16 18 20 22 24 26 28 30 32 34 36 38 40 42 44 46 48 Time (hours) 236-014 HydroCAD 10-06-16 Type lA 24-hr 25-Year Rainfall=3.90" Prepared by Emerio Design, LLC Printed 11/21/2016 HydroCAD®10.00-13 s/n 04804 02014 HydroCAD Software Solutions LLC Page 19 Summary for Reach 3R: (new Reach) Inflow Area= 28.059 ac, 37.48% Impervious, Inflow Depth = 2.82" for 25-Year event Inflow = 20.05 cfs Co) 8.05 hrs, Volume= 6.604 of Outflow = 20.05 cfs @ 8.05 hrs, Volume= 6.604 af, Atten=0%, Lag=0.0 min Routing by Stor-Ind method, Time Span= 0.00-48.00 hrs, dt=0.01 hrs Reach 3R: (new Reach) Hydrograph 22- 21- 20.05 cfs Inflow 20 —outflow 10FInflow Area=28.059 -ac 18 17 16- 15 14 31211 13- 12- 11 0 10- 8- 7- 6- 5 08765 4 3- 2- 0 20 2 4 6 8 10 12 14 16 18 20 22 24 26 28 30 32 34 36 38 40 42 44 46 48 Time (hours) .--N 236-014 HydroCAD 10-06-16 Type IA 24-hr 25-Year Rainfall=3.90" Prepared by Emerio Design, LLC Printed 11/21/2016 HydroCAD®10.00-13 s/n 04804 @2014 HydroCAD Software Solutions LLC Page 20 Summary for Reach 4R: Proposed Storm Pipe Inflow Area= 31.258 ac, 38.23% Impervious, Inflow Depth = 2.80" for 25-Year event Inflow = 16.28 cfs @ 8.25 hrs, Volume= 7.296 of Outflow = 16.28 cfs @ 8.25 hrs, Volume= 7.296 af, Atten=0%, Lag=0.0 min Routing by Stor-Ind method, Time Span= 0.00-48.00 hrs, dt= 0.01 hrs Reach 4R: Proposed Storm Pipe Hydrograph 18 17 16.28 cfs Inflow 16 —Oulflow 15 Inflow Area=31.258 ac 14 13- 12 11 10 3 0 M 8 6 5- 4 3 2- 1 0 , 0 2 4 6 8 10 12 14 16 18 20 22 24 26 28 30 32 34 36 38 40 42 44 46 48 Time (hours) 236-014 HydroCAD 10-06-16 Type IA 24-hr 25-Year Rainfall=3.90" Prepared by Emerio Design, LLC Printed 11/21/2016 HydroCAD@ 10.00-13 s/n 04804 02014 HydroCAD Software Solutions LLC Page 21 Summary for Pond 9P: Pond Inflow Area= 31.118 ac, 37.95% Impervious, Inflow Depth= 2.80" for 25-Year event Inflow = 21.99 cfs @ 8.05 hrs, Volume= 7.253 of Outflow = 16.19 cfs @ 8.26 hrs, Volume= 7.253 af, Atten=26%, Lag= 12.6 min Primary = 16.19 cfs @ 8.26 hrs, Volume= 7.253 of Routing by Stor-Ind method, Time Span= 0.00-48.00 hrs, dt= 0.01 hrs Peak Elev= 196.56' @ 8.26 hrs Surf.Area=3,910 sf Storage= 17,399 cf Plug-Flow detention time=6.2 min calculated for 7.252 of (100%of inflow) Center-of-Mass det. time=6.2 min ( 749.8- 743.7) Volume Invert Avail.Storage Storage Description #1 191.00' 27,866 cf Custom Stage Data(Prismatic) Listed below(Recalc) Elevation Surf.Area Inc.Store Cum.Store (feet) (sq-ft) (cubic-feet) (cubic-feet) 191.00 2,390 0 0 192.00 2,651 2,521 2,521 193.00 2,912 2,782 5,302 194.00 3,182 3,047 8,349 195.00 3,460 3,321 11,670 196.00 3,746 3,603 15,273 197.00 4,041 3,894 19,167 198.00 4,347 4,194 23,361 199.00 4,663 4,505 27,866 Device Routing Invert Outlet Devices #1 Primary 190.00' 18.0" Round Culvert L= 10.0' CMP, projecting, no headwall, Ke= 0.900 Inlet/Outlet Invert= 190.00'/ 189.90' S=0.0100 '/' Cc=0.900 n=0.013, Flow Area= 1.77 sf #2 Device 1 189.00' 12.0"Vert.Orifice A(Flow Control MH) C= 0.620 #3 Device 1 193.00' 12.0"Vert.Orifice B(Flow Control MH) C= 0.620 #4 Device 1 197.00' 5.0' long Sharp-Crested Rectangular Weir 2 End Contraction(s) rimary OutFlow Max=16.18 cfs @ 8.26 hrs HW=196.56' (Free Discharge) E32 ulvert (Inlet Controls 16.18 cfs @ 9.16 fps) _Orifice A(Flow Control MH) (Passes < 10.00 cfs potential flow) =Orifice B(Flow Control MH) (Passes <6.83 cfs potential flow) =Sharp-Crested Rectangular Weir ( Controls 0.00 cfs) ,--� 236-014 HydroCAD 10-06-16 Type IA 24-hr 25-Year Rainfall=3.90" Prepared by Emerio Design, LLC Printed 11/21/2016 HydroCADO 10.00-13 s/n 04804 ©2014 HydroCAD Software Solutions LLC Page 22 Pond 9P: Pond Hydrograph 24 21.99 cfs _Inflow 23 22 Primary 20 Inflow Area`31.118 ac ;$ Peak Elev-196.56' 17 16.19 cfs 16- Storage=17,399 cf T 14 13 12- 0 11- 10- 7- 4- 3- 2- 1- 0- 0 110743- 2100 2 4 6 8 10 12 14 16 18 20 22 24 26 28 30 32 34 36 38 40 42 44 46 48 Time (hours) Appendix D: ' b e ' I 1 I i b`\�`-- ___ -�I` rs��i 1 11 11 111 _ _ '�—�-9�•II411YnYE1WE--- /fl � --��\_— , `� '___-- �y(( I/ ------------ ---------------- WwA R p Wx III RENSMSSUvaoP IRMA DELL BUTTERFIELD PARK o n zme Ms BW T. 13-LOT SUBDIVISION a PRE-DEVELOPED SITE TAX MAP 2S1 W 11AA TAX LOT 01400 ,�, -- CITY OF TIGARD,OREGON -I�nm robe am, -Ire ,igmc - f a re � p ]3601�IRYR OELL BUffEPFIELD PFK � I ! I � i i -- -- - Lii - - 89 TH A VE _ — — — —_O-- --- _\ ef 0 SWW 7W AVE — - - - -- -� - ---- ------------ ---- ---- - ER X07 rrr - e �- �1 tom. .r Aca+s .lo wu rculmlu IRMA DELL BUTTERFIELD PARK a o M6 Isi Sl IAL 13-LOT SUBDIVISION v POST-DEVELOPED SITE TAX MAP 2S1 W t1AA s,o,� TAX LOT 01400 a�sem= CITY OF TIGARD,OREGON -i�emw =rnee �� -rveaA i pu = e i51re. 336D101RMA DELL BVRENFIEID PAPK 41 911n W[1W[ I 8 i - 3 K'9380 WfwE I --� r901n Av[wC JI I LJ L TF)1 A LL= I j Ff 4r 891n WExtE _\ I I I ml N^6W SY BB1H WFWC 58 BBFN h—E fit FJ7I S loft" .4..rR wa REASIONS xD IRMA DELL BUTTERFIELD PARK 0 m zme "1...' 13-LOT SUBDIVISION ° UPSTREAM BASIN TAX MAP 2S1W11AA 'a M Emox ; TAX LOT 01400 CITY OF TIGARD,OREGON _ -m�vmo rrur�ee ,ir rk r,rep. c pu r, er re � � yrr ]38-01a IRG4 DELL BUITEIIFIEID PggK EMER10 G CIVIL ENGINEERS & PLANNERS November 18, 2016 City of Tigard Development Engineering 13125 SW Hall Blvd Tigard, OR 97223 Attn: City Engineer RE: Butterfield Subdivision - Preliminary Sight Distance Private Street and SW Inez This letter is to address sight distance for the proposed intersection at the proposed Private Street on to SW Inez in the City of Tigard. This is a leg of a tee intersection within in the proposed subdivision. Southbound vehicles will be stopped controlled. The City of Tigard requires the sight distance to be measured 15'feet from the pavement edge with-an-eye-height-of-3�rfeet-aFld-with-the-ob,jeet height of-4-.2-5-€eet-above-the-r-oa -- The design speed for the proposed roadways will be 25 MPH requiring a.stopping sight - distance of.250 feet in each direction. Actual,sight distance at this intersection will have excess of 250 feet in each direction. Conclusion: In conclusion, I hereby certify that the intersection sight distance for this proposed intersection conforms to the requirements for sight distance as required by the City of Tigard as designed. A final sight distance certification will be prepared per city requirements after the site is constructed. If you have any questions please do not hesitate to email to eric@emeriodesign.com call my mobile phone at 503-853-1910. Sincerely, N� G Eric D. Evans, PE Emerio Design, LLC y r OR GON C©gPJIEL�P EXPIRES: 12131!20 /7 4 8285 SW Nimbus Avenue Suite 180 Beaverton, Oregon 97008 TEL: 503.746.8812 Fax: 503.639.9592 I I I I I I I f I f I I I I i _. _' - - -I ml umim iTHiTil im-Pili 1: D C511iiiiiii , i I -- - - - - - - -- 50 O n � Y/ r r D - - SW89THAVE Z rn rn Nil u, = g i SWS"WAVE PROJECT: IRMA DELL BUTTERFIELD SUBDIVISION PROJECT #:236-014 JOB ADDRESS: CLIENT: TEL: (503) 515-5528 FAX: meri 6'gn.co 2 DATE: NOVEMBER 2016 PAGE: www.em eriodesgn.com EMERTO CIVIL ENGINEERS & PLANNERS November 18, 2016 City of Tigard Development Engineering 13125 SW Hall Blvd Tigard, OR 97223 Attn: City Engineer RE: Butterfield Subdivision - Preliminary Sight Distance SW 89th and SW Inez This letter is to address sight distance for the proposed intersection at SW 891h Avenue and SW Inez in the City of Tigard. This is a leg of a tee intersection within in the proposed subdivision. Northbound vehicles will be stopped controlled. The easterly leg of this tee intersection will be constructed at this time. T-he-C-ity-of-Tigard-requires the-sight-list-anee-to-be-measured 1-S-feef-from-the-pavement-edge with an eye height of 3.5 feet and with the object height of 4.25 feet above the road. The design speed for-the proposed roadways will be 25.MPH requiring a stopping sight distance of 250 feet in each direction. Actual sight distance at this intersection will have " excess of 250 feet in each direction. Conclusion: In conclusion, I hereby certify that the intersection sight distance for this proposed intersection conforms to the requirements for sight distance as required by the City of Tigard as designed. A final sight distance certification will be prepared per city requirements after the site is constructed. If you have any questions please do not hesitate to email to eric@emeriodesign.com call my mobile phone at 503-853-1910. Sincerely, ED PROFFs Eric D. Evans, PE �� �NGUYFF� sj0 Emerio Design, LLC 846 r G �gNIEL�P EXPIRES- 12,:31/20 / 8285 SW Nimbus Avenue, Suite 180 Beaverton, Oregon 97008 TEL: 503.796.8812 Fax: 503.639.9592 I -- ----- - - -- � 7 C� I - - _ - - - - I I M t I W y t I t �- --- -- --ItoJ = I - C - rn I o _ca - — L — - - �►V SWWrHAVEiiiiiiiiij — - aMilili;ii all3 cn —IH, iiiiiii! n rn _ go all SW88THAVE a� PROJECT: IRMA DELL BUTTERFIELD SUBDIVISION PROJECT #:236-014 JOB ADDRESS: CLIENT: TEL: 503) 515-5528 FAX: 503) 639-9592 DATE: NOVEMBER 2016 PAGE: www.emeriodesign.com EMER10 Coe- - �e47� CIVIL ENGINEERS & PLANNERS November 18, 2016 City of Tigard Development Engineering 13125 SW Hall Blvd Tigard, OR 97223 Attn: City Engineer RE: Butterfield Subdivision - Preliminary Sight Distance SW 8801 and SW Inez This letter is to address sight distance for the proposed intersection at SW 88th Avenue and SW Inez in the City of Tigard. This is a new tee intersection within in the proposed subdivision. Southbound vehicles will be stopped controlled. The City of Tigard requires the sight distance to be measured 15'feet from the pavement edge with-an-eye-height ofd-feet-and-with-the-objeet height of-4-2-5-feet-above-the-road. The design speed for the proposed roadways will be 25 MPH requiring a stopping sight ^1 T distance of 250 feet in each direction. Actual sight distance at this intersection will have excess of 250 feet in each direction. Conclusion: In conclusion, I hereby certify that the intersection sight distance for this proposed intersection conforms to the requirements for sight distance as required by the City of Tigard as designed. A final sight distance certification will be prepared per city requirements after the site is constructed. If you have any questions please do not hesitate to email to eric@emeriodesign.com call my mobile phone at 503-853-1910. 4Sincer I iR GINE s, Eric D. Evans, PE Emerio Design, LLC O • �jC�1'1t .2�P�� A N10- EXPIRES: 12131,,20/7 8285 SW Nimbus Avenue, Suite 180 Beaverton, Oregon 97008 TEL: 503.746.8812 Fax: 503.639.9592 F= I _ SW89MAVE cn $f I[ 0o $g 00 7 id o 8WB MATE IMn a FT ` . � I AZ I rn -- - -- F1 sg I I �O PROJECT: IRMA DELL BUTTERFIELD SUBDIVISION PROJECT #:236-014 JOB ADDRESS: CLIENT: TEL: (503) 515-5528 FAX: meri 639-9592 n.com DATE: NOVEMBER 2016 PAGE: www.emeriodesign.com Initial Submittal October 10, 2016 Application and Narrative for Irma Dell Butterfield Park A 13-lot Subdivision Emerio Design Job No. 236-014 Applicant: LWD LLC and Four D Construction Alan DeHarpport 5740 SW Arrow Wood Ln. Portland, OR 97225 Property Owner: Mark I Butterfield 8770 SW Mountain View Ln. Tigard, OR 97224 Applicant's Representative: Emerio Design, LLC Anne Marie Skinner 8285 SW Nimbus Ave., Ste. 180 Beaverton, OR 97008 971-330-1129 (cell) Location: 8770 SW Mountain View Lane Tax Map/Lot: 2S 1 11 AA 01400 Area: 3.22 acres Current Zoning: R-4.5 Requested Land Use Review: Preliminary Approval for 13-lot Subdivision Irma Dell Butterfield Park Background and Site Information: The applicant requests approval for a 13-lot subdivision, called Irma Dell Butterfield Park, for single-family residential lots. The `- subject site is zoned R-4.5 Low Density Residential with a Comprehensive Plan Map Designation of Medium Density Residential. The subject site consists of property owned by Mark Butterfield and is addressed as 8770 SW Mountain View Lane, containing 3.22 acres. This parcel is improved with a single-family residence. The subject site currently utilizes City of Tigard potable water services. All existing structures will be removed and any existing septic tanks will be decommissioned as part of this project. The subject site is generally located approximately 530 feet west of SW Hall Boulevard and approximately 180 feet south of SW Greensward Lane. SW 88th Avenue presently ends at the north side of the subject site and SW Inez Street currently ends at the east side of the subject property. Both SW 88th Avenue and SW Inez Street will be extended as part of this project, along with a half-street construction of SW 89th Avenue. All streets will be constructed as local streets meeting all of the City's street standards. The proposed lots range from 6,007 square feet to 14,581 square feet in area and average 7,640 square feet. The subdivision will utilize City of Tigard sanitary sewer and storm water services and will continue use of Tigard's potable water. The required number of street trees will be planted as part of the improvements, and all tree canopy requirements will be met through a combination of tree preservation and new tree plantings. Storm water will be managed for the entire site via a proposed water quality tract, identified as Tract A, on the east side of the project. The subject site does not contain any flood plain, drainage hazard areas or significant natural resources. The Sensitive Area Pre-Screening Site Assessment performed by Clean Water Services states: "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." Irma Dell Butterfield Park TIGARD MUNICIPAL CODE (Code) Title 18 -COMMUNITY DEVELOPMENT CODE CHAPTER 18.390 DECISION-MAKING PROCEDURES Section 18.390.020 Description of Decision-Making Procedures Response: This application represents a request for a new 13-lot subdivision in the R-4.5 zoning district that is not a planned development. Table 18.390.1 lists "Subdivision Without Planned Development" as a Type II procedure. This request has, therefore, been submitted as a Type II application. Section 18.390.040 Type 11 Procedure A. Preapplication conference. Response: A pre-application conference was held on September 1, 2016 with City of Tigard staff members Gary Pagenstecher and Greg Berry. The pre- application conference notes are included as part of this application submittal as Exhibit 1 . B. Application requirements. Response: The required application form has been obtained from the City of Tigard and is included with this submittal. All information on the application form has been completed, and the required fee has been submitted with the application materials. This narrative addresses all the relevant criteria of the Code and demonstrates that approval may be granted after a complete review of its contents. Two sets of pre-stamped, pre-addressed envelopes will be submitted once the application has been deemed "complete" by Staff. The required impact study is attached as Exhibit 2. The required neighborhood meeting was held on September 13, 2016 at 6:30 p.m. The minutes, sign-in sheets and affidavit are included as part of this submittal. CHAPTER 18.430 SUBDIVISIONS Section 18.430.020 General Provisions A. Approval through two-step process. Response: A Preliminary Plat, identified as Sheet 4 of the submitted plan set, is included with this subdivision application. It shows the proposed division of land and includes all of the information required by the applicable standards of the Code. Once the Preliminary Plat has been approved through the preliminary approval process, the final plat will then be prepared and submitted for review. Irma Dell Butterfield Park B. Compliance with ORS Chapter 92. All subdivision proposals shall be inconformity with all state regulations set forth in ORS Chapter 92, Subdivisions and Partitions. Response: The proposed subdivision is consistent with the applicable standards of ORS Chapter 92. The name of "Irma Dell Butterfield Park" has been chosen for the subdivision. This name has been approved by the Washington County Survey Office. A copy of the subdivision name approval is attached as Exhibit 3. C. Future re-division. When subdividing tracts into large lots, the Approval Authority shall require that the lots be of such size and shape as to facilitate future re- division in accordance with the requirements of the zoning district and this title. Response: The proposed subdivision does not contain any lots large enough to meet minimum requirements for a future re-division. This standard is, therefore, not applicable to this application. D. Lot averaging. Lot size may be averaged to allow lots less than the minimum lot size allowed in the underlying zoning district as long as the average lot area for all lots is not less than allowed by the underlying zoning district. No lot created under this provision shall be less than 80% of the minimum lot size allowed in the underlying district. Response: The subject site is in the R-4.5 Low Density Residential zoning district. The minimum lot size for this zoning district is 7,500 square feet for detached dwellings. 80% of 7,500 square feet is 6,000 square feet. The smallest lot in the proposed development is 6,007 square feet which exceeds the minimum 80% lot size requirement. There are 13 lots proposed in this subdivision ranging in size from 6,007 to 14,581 square feet. The square footages of all the residential lots total 99,324 square feet and divided by 13 lots equals 7,640.31 square feet. The average lot size, then, exceeds 7,500 square feet. This requirement has been met. E. Temporary sales office. Temporary sales offices in conjunction with any subdivision may be granted as set forth in Chapter 18.785, Temporary Uses. Response: At this time a temporary sales offices is not planned for this development. Should an on-site temporary sales office become necessary, it will meet the standards listed in Chapter 18.785. F. Minimize flood damage. Response: The subject site is not within any flood plain areas. As such, there is very little risk of flood damage on this site. The proposed site layout and grading Irma Dell Butterfield Park ^ have been designed to allow for adequate drainage of the site to minimize any potential flood damage. G. Floodplain dedications. Response: The subject property is not within or adjacent to a 100-year floodplain. This subsection is not applicable. H. Need for adequate utilities. Response: The subject properties currently utilize City of Tigard's domestic water services. Individual water service lines will be installed for each individual lot, tying into the existing water main which will be extended with eight-inch ductile iron pipe. The nearest sanitary sewer line is an eight-inch line located in Inez, 88th and 89th. The existing sewer lines will be extended through the streets, as necessary, to provide individual sewer service to each lot. Existing sewer lines provide adequate capacity, if extended, to provide service to the site. Gas, power, internet, cable and phone are presently available to the site and will be extended to individual lots for the future development. I. Need for adequate drainage. Response: Storm drainage will be provided for the proposed 13-lot subdivision by a combination water quality and detention facility identified as Tract A, shown on the east side of the project on Sheet 4 of the submitted plan set. J. Determination of base flood elevation. Response: The subject site is not located in a floodplain area. Section 18.430.030 Approval Process A. Review of preliminary plat. Review of a preliminary plat for subdivision shall be processed by means of a Type II procedure, as governed by Chapter 18.390, using approval criteria contained in Section 18.430.040. An application for subdivision may also be reviewed concurrently with an application for a planned development as governed by Chapter 1.350. Response: The proposed subdivision will be processed as a Type II application. The proposed subdivision is not a planned development. Phasing is not proposed for the project. Section 18.430.040 Approval Criteria: Preliminary Plat Irma Dell Butterfield Park A. Approval criteria. The Approval Authority may approve, approve with conditions or deny a preliminary plat based on the following approval criteria: 1. The proposed preliminary plat complies with the applicable zoning ordinance and other applicable ordinances and regulations; 2. The proposed plat name is not duplicative or otherwise satisfies the provisions of ORS Chapter 92; 3. The streets and roads are laid out so as to conform to the plats of subdivisions and maps of major partitions already approved for adjoining property as to width, general direction and in all other respects unless the City determines it is in the public interest to modify the street or road pattern; and 4. An explanation has been provided for all common improvements. Response: The proposed preliminary plat is consistent with all applicable ordinances within the Code as addressed throughout this narrative. A subdivision name has been selected and submitted to the Washington County Survey Office for approval as not being duplicative and otherwise satisfying the provisions of ORS Chapter 92. The proposed local public street extensions of SW 88th Avenue and SW Inez Street and the half-street construction of SW 89th Avenue provide connectivity between the already-developed portions and are consistent with the layout and pattern of the platted subdivisions surrounding the subject site. All improvements (utilities, streets, trees, etc.) are shown on the submitted plan set and explained throughout this narrative. The proposed project does not have any common open space. The required water quality area is identified as Tract A. Section 18.430.050 Submission Requirements: Preliminary Plat A. General submission requirements. The applicant shall submit an application containing all of the general information required for a Type 11 procedure, as governed by Chapter 18.390. B. Additional information. In addition to the general information described in Subsection A above, the preliminary plat shall contain specific information, the detailed content of which can be obtained from the Director. Response: All requirements for a Type II application have been addressed and submitted as attachments to this application. CHAPTER 18.510 RESIDENTIAL ZONING DISTRICTS Section 18.510.020 List of Zoning Districts Response: The subject site is zoned R-4.5. The Code states the R-4.5 zoning district is designed to accommodate attached single-family homes, detached single- family homes with or without accessory residential units, at an average lot size of `-- Irma Dell Butterfield Park --� 7,500 square feet. This project proposes to develop the subject site as a 13-lot subdivision for detached single-family homes on lots that average 7,640 square feet in size as allowed per Section 18.430.020.D. The proposal, then, meets the general purpose of the R-4.5 zoning designation. Section 18.510.030 Uses Response: The permitted uses in the R-4.5 zoning district are noted in Table 18.510.1 of the Code. Detached single unit houses, which is what is being proposed in this application, are listed as a permitted use in Table 18.510.1 . Section 18.510.040 Minimum and Maximum Densities Response: The calculation of minimum and maximum densities is governed by the formulas noted in Chapter 18.715, Density Computations. The calculations for the minimum and maximum densities of this project will therefore be given in detail later in this narrative under Chapter 18.715. Section 18.510.050 Development Standards Response: Table 18.510.2 lists the minimum and maximum lot dimensions, lot coverages, setbacks, maximum height requirements and landscape requirements for the R-4.5 zone. , A 1 The minimum lot size is 7,500 square feet for detached units, and the smallest lot size proposed for a detached house is 6,007 square feet. However, Section 18.430.020.D of the Code allows for lot averaging in a subdivision. The project meets the lot averaging requirement, as discussed previously in this narrative; therefore, this requirement is met. The average minimum lot width for detached unit lots is 50 feet. All of the lots in this development are at least 50 feet wide. Dimensions are shown on Sheet 4 of the submitted plan set. This requirement is met. The minimum front, street side, side, rear and garage setbacks are noted on the Preliminary Plat both in note form and visually depicted on each lot. Specific house plans have not yet been chosen, but all houses in the development will meet the required minimum setbacks. Setbacks will be reviewed for compliance at the time of building permit submittal. The subject property is surrounded by R- 4.5 zoning on all sides; therefore, the site is not adjacent to a more restrictive zoning district, so the more restrictive side or rear yard setbacks are not applicable. Irma Dell Butterfield Park The maximum height requirement is 30 feet. Specific house designs have not yet been chosen for the development, but it has been noted on the Preliminary Plat that there is a maximum height requirement of 30 feet. Height of the houses will be reviewed for compliance at the time of building permit submittal. The R-4.5 zone does not have a minimum landscape requirement. Section 18.510.060 Accessory Structures Response: Accessory structures are not proposed as part of this application. CHAPTER 18.705 ACCESS, EGRESS, AND CIRCULATION Section 18.705.030 General Provisions A. Continuing obligation of property owner. Response: This development does not propose any access easements; however, a private street serving Lots 12 and 13 is being proposed that will require a common maintenance agreement. The proposed street extensions and/or connections of SW Inez Street, SW 88th Avenue and SW 89th Avenue will all be public. Required street frontage improvements along all of the newly- constructed public streets will be installed by the developer as public improvements. The private street will have 20 feet of paved width, a.six-inch curb on each side and a five-foot wide sidewalk on one side. Street trees will be planted on Lots 12 and 13 in a landscape easement. Typical sections are depicted on Sheet 5 of the submitted plan set. B. Access plan requirements. Response: Sheet 5 of the submitted plan set shows access to each of the new lots. Lots 1 through 6 and Lots 9 through 11 will access from SW Inez Street. Lots 7 through 9 will access from SW 88th Avenue. Lots 12 and 13 will access from the proposed Tract B private street. The extension of all the streets being constructed as part of this development will provide connections to already-existing portions of these same streets. C. Joint access. Response: One private street is proposed as part of this project. It will provide access to Lots 12 and 13. The private street tract is a 28-foot wide tract and its typical section is shown on Sheet 5. The required common maintenance agreement will be recorded as part of this project. Irma Dell Butterfield Park ^, D. Public street access. Response: The subject site currently has a northern SW 88th Avenue stub frontage and an eastern SW Inez Street stub frontage. Both of these stubs will be extended to provide connectivity. All of the proposed lots will have direct access to either SW 88th Avenue or SW Inez Street with the exception of Lots 12 and 13. Lots 12 and 13 will have direct access to a new private street, which itself will access from the public SW Inez Street. E. Curb cuts. Response: The typical sections for SW 88th Avenue, SW 89th Avenue, SW Inez Street and the new private street are all shown on Sheet 5 of the submitted plan set. Sheet 5 also shows curb cuts for each of the lots, as well as Tract A and Tract B. F. Required walkway location. Response: This development is not commercial, institutional, industrial or multi- family/attached housing so there are no requirements for on-site pedestrian walkways. G. Inadequate or hazardous access. Response: Each new lot will have its own direct individual access to the local public streets or the new private street. There won't be any direct individual access to arterial or collector streets as part of this application. H. Access management. Response: A traffic study was not completed for this project as the limited number of lots proposed (13 lots) is below the threshold to require a traffic study. I. Minimum access requirements for residential use. Response: One driveway is required per lot for the proposed development, and one driveway is proposed for each lot. Proposed driveways will be paved at a minimum of 10 feet wide with a minimum access width of 15 feet. J. Minimum access requirements for commercial and industrial use. Response: This project is residential, not commercial or industrial, so these access requirements aren't applicable. Irma Dell Butterfield Park K. One-way vehicular access points. Response: This project does not propose any parking facilities. This subsection is not applicable. CHAPTER 18.715 DENSITY COMPUTATIONS Section 18.715.020 Density Calculation Response: Density calculations are as follows: Total Site: 140,299 sq ff Land within the 100-year floodplain 0 sq ft Land or slopes exceeding 25% 0 sq ft Drainage ways 0 sq ft Wetlands 0 sq ft Tree groves or habitat areas 0 sq ft Land for public park 0 sq ft Land for private streets 4,022 sq ft Land for existing dwellings to remain 0 sq ft Land dedicated for public rights-of-way 29,888 sq ft Total (140,299 sq ft) - Private and Public streets (33,910 sq ft) = 106,389 net sq ft 106,389 net sq ft divided by 7,500 sq ft (minimum lot size for R-4.5) = 14 maximum lots 14 maximum lots x 80% = 11 minimum lots The site does not contain floodplain, slopes exceeding 25%, drainage ways or wetlands so density transfers are not applicable. CHAPTER 18.745 LANDSCAPING AND SCREENING Section 18.745.020 Applicability A. Applicability. B. When urban forestry plan requirements concurrently apply. C. Site plan requirements. Response: This application is a Type II land use review application, therefore the provisions of Chapter 18.745 are applicable. The plan set submitted with this application includes a Tree Preservation and Removal Plan and Table (Sheets 8 Irma Dell Butterfield Park and 9) and Tree Mitigation Plan (Sheet 10) to show the requirements of Chapter 18.745 and Chapter 18.790. The submitted Sheet 4 is the Site Plan. Section 18.745.030 General Provisions A. Maintenance responsibility. B. Installation requirements. C. Certificate of occupancy. D. Protection of existing plants. E. Ongoing tree-related rules and regulations. Response: Individual lot owners and a homeowners' association will be responsible for tree and landscaping maintenance. The proposed plantings will be installed according to accepted planting procedures and the provisions of the Code. Planting materials will meet the standards of the American Standards for Nursery Stock and has been noted accordingly on Sheet 10. Existing trees that will remain will be tagged as remaining and are identified as remaining on Sheet 8 included in this submittal. The preserved trees will have a .� construction fence installed around the root protection zone as shown on Sheets 8 and 10. Both existing trees and proposed trees will be maintained subject to the tree-related rules and regulations of the Tigard Municipal code and Tigard Development Code as noted on Sheet 10. Section 18.745.040 Street Tree Standards Response: The subject property has a total of 1,232 linear feet of street frontage between SW 88th Avenue, SW Inez Street, SW 89th Avenue and the new private street. One street tree per 40 feet of linear street frontage is required. This equates to 31 required street trees. Sheet 10 shows the proposed placement of the required street trees. Section 18.745.050 Buffering and Screening Response: The surrounding properties are residential and are all within the R-4.5 zoning district. No buffering and screening is required as part of this development. Section 18.745.060 Re-vegetation Response: Any natural vegetation that is removed as part of this development --1 will be removed through grading in areas affected by the landscaping requirements or in areas to be occupied by structures, driveways, the new street Irma Dell Butterfield Park and sidewalks. Lot owners will re-vegetate their lots once houses and driveways are complete. The developer will install the required street trees and tree �— canopy as part of the development. CHAPTER 18.765 OFF-STREET PARKING AND LOADING REQUIREMENTS Section 18.765.030 General Provisions Response: New construction in any zoning district requires provisions for off-street parking. This application is for a single-family detached dwelling unit subdivision which will result in construction of new houses, therefore provisions for off-street parking are required as part of this application. The required off-street parking space for each new detached dwelling unit will be the on-site driveway. Section 18.765.050 Bicycle Parking Design Standards Response: There aren't any bicycle parking requirements for single-family detached dwelling units. Section 18.765.070 Minimum and Maximum Off-Street Parking Requirements Response: A single-family detached dwelling requires one parking space. There are no maximum requirements, nor are there any bicycle parking requirements. The requirement for one off-street vehicle parking space will be met through the on-site driveway which will be a minimum of 15 feet wide, with at least 10 feet of that width being paved. CHAPTER 18.790 URBAN FORESTRY PLAN Section 18.790.020 Applicability Response: This application is a Type II Subdivision Application, therefore the requirements of the Urban Forestry Plan are applicable to the project. Section 18.790.030 Urban Forestry Plan Requirements Response: Sheets 8 through 10 of the submitted plan set comprise the required Urban Forestry, Tree Mitigation and Landscaping Plan showing how the standards in the Urban Forestry Manual have been met. Morgan Holen, Certified Arborist, has certified the applicable plans and reports included in this submittal. The Code requires a 40% effective tree canopy cover for the site and 15% for each lot, through a combination of tree planting and/or preservation. Some of the existing trees on the subject parcels will be removed, either due to onsite construction or because they are non-viable. Those trees that can be Irma Dell Butterfield Park protected, will be preserved for this development. The required tree canopy for each lot will be provided through a combination of preserved, existing trees and new tree plantings. Sheet 10 shows the proposal to plant two trees on each of the new lots - either a Raywood Ash or a Hedge Maple, or a combination thereof, to provide 15% required tree canopy coverage for each lot. The trees will be a two-inch minimum caliper and five-foot minimum height at planting. Both of the proposed trees have a 30-foot canopy spread with 707 square feet of canopy area and are on the City of Tigard's approved tree list. For Lots 1 through 12, two trees will be planted on each lot to meet the 15% requirement. Lot 13 at 14,581 square feet has a tree canopy requirement of 2,187.15 square feet. Lot 13 has 7,058 existing tree canopy which exceeds the minimum tree canopy coverage requirement, so no new trees will need to be planted on Lot 13. The tree canopy requirement for the overall site is 40% of the site. The net square footage (gross square footage minus dedicated right-of-way/private street) of the site is 106,389 square feet with 40% of that being 42,555.6 square feet. As explained above, there will be a total of 16,968 square feet of lot tree canopy coverage to be planted. As shown on Sheet 10, there will be a total of 31 street trees planted as part of the project; The chosen street tree is the Flowering Dogwood with a 25-foot mature spread which provides 491- square feet of canopy coverage. The street trees,. then, will provide 15,221 square feet of coverage added to the 16,968 square .feet of lot coverage tree canopy gives a grand total of 32,189 square feet of tree canopy coverage to be planted. This figure, when added to the 10,800 square feet of existing crown cover being preserved on the subject site, equals 42,989 square feet of tree canopy coverage between the preserved trees and the trees to be planted. This exceeds the 42,555.6-square foot minimum, so a tree canopy fee is not part of this application. CHAPTER 18.795 VISUAL CLEARANCE AREAS Section 18.795.040 Computations Response: The project is comprised of local streets intersecting other local streets; therefore the visual clearance is a required 30 feet. This clear vision area is shown on the corner lots (Lots 1, 6 and 9) on Sheet 4 of the submitted plan set. The required clear vision areas will be provided at each driveway within the subdivision and will be verified through the building permit process. CHAPTER 18.810 STREET AND UTILITY IMPROVEMENT STANDARDS Section 18.810.030 Streets Irma Dell Butterfield Park A. Improvements `- Response: Improvements for the new public street extensions will be designed to meet the standards of this Chapter. Typical sections are illustrated on Sheet 5 of the submitted plan set. B. Creation of rights-of-way for streets and related purposes Response: The rights-of-way for the public street extensions will be created through the approval/recording of the final subdivision plat. C. Creation of access easements Response: This project does not propose any access easements. All lots, including the water quality tract, will have direct access to a public street or a private street. D. Street location, width and grade Response: SW Inez Street will be constructed to provide the required connection between the two existing ends at the east and west sides of the subject site. The street will be constructed according to Code to include 28 feet of pavement, concrete curb and gutter,-storm sewers and other underground utilities, five-foot concrete sidewalks on both sides with a five-foot wide curb-tight planter strip, street trees and applicable street signs and streetlights. The right-of-way will match existing right-of-way on each end at a required 50-foot width. The new portion of SW 88th Avenue, which will extend southward from the existing stub at the north side of the property, will meet required Code standards and will be at a 46-foot wide right-of-way section as per Code. Full street improvements will be installed, as per Code, to include 32 feet of pavement, concrete curb and gutter, storm sewers and other underground utilities, 6-foot wide curb-tight concrete sidewalk, street signs and streetlights. Street trees will be planted on the lots in a planter easement. A half-street improvement of SW 89th Avenue will take place at the southwest end of the property with a 25-foot wide half right-of-way and required section as per Code to include 14 feet of pavement, concrete curb, storm sewers and other underground utilities, five-foot wide concrete sidewalk and five-foot wide curb-tight planter strip, street trees, street signs and streetlights. Irma Dell Butterfield Park E. Minimum rights-of-way and street widths Response: Sheet 4 of the submitted plan set shows the total right-of-way for the proposed public streets, as well as the tract width for the proposed private street. Minimum right-of-way and street width are met with the proposed 46 feet of right-of-way for SW 88th Avenue, 50 feet of right-of-way for SW Inez Street and a half-street right-of-way of 25 feet for SW 89th Avenue half street. F. Future street plan and extension of streets Response: All existing stub streets are being completed and extended as a result of this project. None of the proposed lots are large enough to be re-divided. Any future street plans are unnecessary, then, as none of the lots will be divided again and all existing stub streets are being connected. G. Street spacing and access management Response: Refer to Section 18.705.030.H. H. Street alignment and connections Response: The proposed public street extensions provide through circulation as per the requirements of this section. All existing stub streets at the north, east and south of this project will be extended and connected at the City's required street alignment and connection area. I. Intersection angles Response: The proposed street extensions as shown on the submitted plan set comply with the standards of this section. J. Existing rights-of-way Response: All required right-of-way dedication will occur through the final plat process. K. Partial street improvements Response: This project does not propose any partial street improvements. The half-street improvement of SW 89th is taking place as part of this application, but will complete the existing half-street and thus provide a fully-improved full-street width for this portion of SW 89th Avenue. Irma Dell Butterfield Park L. Cul-de-sacs Response: No cul-de-sacs are proposed as part of this development. M. Street names Response: All of the public streets in this project are extensions of existing streets. None of the names are being changed. The new proposed private street does not have a chosen name as of yet, but such name when chosen will meet applicable Code requirements. N. Grades and curves Response: The proposed street extensions meet the requirements of this section as depicted on Sheets 11 through 13 of the submitted plan set. O. Curbs, curb cuts, ramps and driveway approaches Response: Concrete curbs, curb cuts, ramps and driveway approaches will be constructed at the time of development. P. Streets adjacent to railroad right-of-way Response: The subject site is not in proximity to any railroad right-of-way. Q. Access to arterials and collectors Response: There are no arterials or collectors adjacent to the subject site and none are proposed. All access will be taken from the local streets or the new private street. R. Alleys, public or private Response: The proposed development does not contain any alleys. S. Survey monuments Response: Survey monuments will be set at the time of final plat processing and recording. T. Private streets Response: The section for the private street is shown on Sheet 5, and the plan and profile is shown on Sheet 13. A maintenance agreement will be recorded as Irma Dell Buttefield Park part of the final plat process. The proposed private street will only serve two dwelling units, Lots 12 and 13, and is thus allowed in a subdivision without going through the planned development process. U. Railroad crossings Response: The proposed development does not contain any railroad crossings. V. Street signs W. Mailboxes X. Traffic signals Response: The developer will pay the cost of the required street signs. The location of the joint mailboxes will be designated with the final subdivision plan drawings. No new traffic signals are required for this project. Y. Street light standards Z. Street name signs Response: Street lights along the proposed street will be installed in accordance with City standards at the time of construction. Street name signs and other required signs will be installed with construction of the subdivision. AA.Street cross-sections Response: The street extensions and the new private street will comply with the standards of this section. Sheet 5 of the submitted site plan shows the typical section for the street extensions and the new private street. 1313.Traffic calming Response: No traffic calming has been proposed as part of this development. CC.Traffic study Response: A traffic study is not required for this project due to the low number of lots. Section 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. Irma Dell Butterfield Park B. Sizes Response: None of the perimeters of the blocks formed by SW 88th Avenue, SW Inez Street and SW 89th Avenue exceed 2,000 feet as measured along the centerline. Section 18.810.050 Easements A. Easements. Easements for sewers, drainage, water mains, electric lines or other public utilities shall be either dedicated or provided for in the deed restrictions, and where a development is traversed by a watercourse or drainageway, there shall be provided a stormwater easement or drainage right-of-way conforming substantially with the lines of the watercourse. B. Utility easements. A property owner proposing a development shall make arrangements with the city, the applicable district, and each utility franchise for the provision and dedication of utility easements necessary to provide full services to the development. The city's standard width for public main line utility easements shall be 15 feet unless otherwise specified by the utility company, applicable district, or city engineer. Response: An eight-foot wide public utility easement is proposed along the frontage of al.l the lots. Any sewer, water, utility and planting easements will be sized in accordance with that deemed appropriate by the City, and provided �.. on the final plat. Section 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: Response: None of the proposed lots contain any existing or proposed public right-of-way within their dimensions. None of the depths of the lots exceeds 2 '/2 times the average width. The subject property is zoned residential, not commercial or industrial. 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. Response: All of the proposed lots meet or exceed the minimum 25-foot lot frontage requirement as can be seen upon a review of the Preliminary Plat, which is Sheet 4 of the submitted plan set. Irma Dell Butterfield Park 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: Response: None of the proposed lots are through lots. D. Lot side lines. The side lines of lots, as for as practicable, shall be at right angles to the street upon which the lots front. Response: The side lot lines of all the lots in the proposed subdivision are at right angles to the streets upon which they front. E. Large lots. Response: None of the proposed lots are large enough to be re-divided. Section 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 adioining the development, even if no sidewalk exists on the other side of the street. B. Requirement of developers. Response: Sidewalks will be provided along both sides of all public streets and one side of the private street. Additional pedestrian routes are not required to be identified as this 13-lot subdivision will not generate more than 1,000 vehicle trips per day. 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... Response: A five-foot wide planter strip will be installed as required. D. Maintenance. Maintenance of sidewalks, curbs, and planter strips is the continuing obligation of the adjacent property owner. Response: The maintenance of the proposed sidewalks, curbs and planter strips will be the continuing obligation of the future adjacent property owners of each of the proposed lots in the subdivision. Section 18.810.080 Public Use Areas Irma Dell Butterfield Park Response: This project does not propose any public use areas. This section is not applicable. Section 18.810.090 Sanitary Sewers Response: All lots in the proposed subdivision will be connected to the City's sanitary sewer system. Sheet 6 of the submitted plan set shows proposed sewer laterals to each individual lot. Section 18.810. 100 Storm Drainage Response: A proposed water quality swale, identified as Tract A on Sheet 4 of the submitted plan set, is located on the east side the project. Adequate drainage facilities will be provided with a combination of water quality and detention via the aforementioned Tract A. The subject property is not traversed by a watercourse, drainage way, channel or stream. The proposed system has been preliminarily designed to accommodate any potential upstream drainage without increasing downstream drainage. The proposed Tract A will connect with storm line to be installed in SW Inez Street as shown on Sheet 6. Section 18.810. 1 10 Bikeways and Pedestrian Pathways Response: Bike lanes are required along all arterial and collector routes and where identified on the City's adopted bicycle plan in the transportation,system plan. There aren't any arterial or collector routes adjacent to or within the subject property or proposed development. The subject property also does not contain any identified bikeways or pedestrian pathways from the City's adopted bicycle plan. This section is not applicable to this development. Section 18.810.120 Utilities Response: All utilities will be placed underground at the time of construction. Engineering construction documents will be submitted to the City Engineer for review and approval once preliminary land use approval has been received. TIGARD URBAN FORESTRY MANUAL Section 2 Street Tree Planting and Maintenance Standards Response: As has been noted previously in this narrative, the subject development requires planting of street trees equivalent to one street tree per 40 feet of linear street frontage. The required plantings are shown on Sheet 10 of the submitted plan set. The proposed development does not require any median trees. Irma Dell Butterfield Park Section 10 Urban Forestry Plan Standards Part 2 Urban Forestry Plan -Tree Canopy Site Plan Requirements Response: Sheets 8 through 10 submitted with this application have all of the required elements of the City's Urban Forestry Plan. Part 3 Urban Forestry Plan -Supplemental Report Requirements Response: The arborist's report, along with Sheets 8 through 10, provide all of the information required from the City's Urban Forestry Plan Supplemental Report requirements. Irma Dell Buttefield Park CITY OF TIGARD d PRE-APPLICATION CONFERENCE NOTES ` RD (Pre-Apphcation Meeting Notes are Valid for Six 6) Months) PRE2016-00047 r PRE-APP.MTG.DATE: September 1.2016 STAFF AT PRE-APP.: BG P.GB RESIDENTIAL APPLICANT: Emerio Design AGENT: Annemarie Skinner Phone: 503-746-8812 Phone: PROPERTY LOCATION: ADDRESS/GENERAL LOCATION: 8770 SW Mountain View Lane (plus Tracts C and D of Greenswards Park No. 2 TAX MAP(S)/LOT#(S): 2S111AA07400 NECESSARY APPLICATIONS: Subdivision (SUB) PROPOSAL DESCRIPTION: 13-lot subdivision COMPREHENSIVE PLAN MAP DESIGNATION: Low Density Residential ZONING MAP DESIGNATION:R-4.5 Low Density:Residential 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. MASIMUM SITE COVERAGE:_%Minimum landscaped or natural vegetation area:_°io. Setbacks: Front 20 ft. Side 5 ft. Rear 15 ft. Corner 15 ft. from street GARAGES: 20 ft. ® NEIGHBORHOOD MEETING (Refer to the Neighborhood Meeting Handout) THE APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 500 FEET, INTERESTED PARTIES, AND THE CITY OF TIGARD PLANNING DIVISION of their proposal. A minimum of two (2) weeks between the mailing date and the meeting date is required. Please review the Land Use Notification handout concerning site posting and the meeting notice. Meeting is to be held prior to submittingyour application or the application will not be accepted. NOTE: In order to also preliminarily address building code standards, a meeting w-ith a Plans Examiner is encouraged prior to submittal of a land use application. I L— -� a. f. CITY OF TIGARD Pre-Application Conference Notes Page 1 of 8 Residential Applicanon,'Plannmg 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 V/2STORIES or 25 feet,whichever is less in most zones;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 ar evergreen trees and shrubs and must also achieve a balance between vertical and horizontal plantings. Sits"' obscuring screens or fences may also be required; these are often advisable even if not required by the Code. The required buffer areas may only be occupied by vegetation, fences, utilities, and walkways. Additional information on required buffer area materials and sizes may be found in the Development Code. The ESTIMATED REQUIRED BUFFERS applicable to your proposal area is: Buffer Level along north boundary. Buffer Level along east boundary. Buffer Level along 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 (IYPE II), AND SUBDIVISION (IYPE 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-wap 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. CITY OF TIG ARD Pre.application Conference Notes Page 3 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 Si�gn Permits" handout is available upon request. Additional sign area or height beyond Code standards may be ermined if the sign proposal is reviewed as part of a development review application. Alternatively,a Sign ode 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% 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 tree preservation and removal site plan standards in Section 10,part 1 of the Urban Forestry Manual; - Meet tree canopy site plan standards in Section 10,part 2 of the Urban Forestry Manual;and - Meet 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 forestryplan review. The discretionary urban forestry plan review cannot be used to modify an already approved urban forestry plan, any tree preservation or treeplanting 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 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. CITY OF TIGARD Pre-Application Conference Notes Page 5 of 8 Residential Application/Planning Di%rision Section ADDITIONAL CONCERNS OR COMMENTS: 1. This Pre-application conference considers Tract C to the extent it relates to the proposed subdivision. 2. Please refer to attached notes from Public Works regarding public improvements, particularly public streee standards. 3. This property contains a portion of a mapped tree grove. Please note that incentives apply for preservation of a portion of the grove, and not just individual trees, as set forth in Chapter 18.790.050.D. These include density transfer and reduced minimum lot size. PROCEDURE Administrative Staff Review II Public hearing before the Land Use Hearings Officer. Q Public hearing before the Planning Commission. Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. APPLICATION SUBMITTAL PROCESS All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications submitted by mail or dropped off at the counter without Planning Division acceptance may be returned. The Planning counter closes at 5:00 PM. Mas submitted with an a lication shall be folded IN ADVANCE to 81/2" x 11". One 81/2" x 11" map of a proposed projects ll 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 at . 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 willically occur approximately 45 to 60 days after an application is accepted as being complete by the P= Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from thePlanning staff are issued seven (7) days prior to the public hearing. A 10-day public appeal period follows all land use decisions. An appeal on this matter would be heard by the Tigard Hearings Officer . A basic flow chart which illustrates the review process is available ftom 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 ppotential 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 pplat naming request with the Washington County 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 FOP REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. Final inspection approvals by thy,, 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 MY OF TIG ARD Pre application Conference Notes Page 7 of 8 Residential Application/Planning Division section PRE4PPLICOTION CONFERENCE NOTES ➢ ENGINEERING SECTION Is Community(Development IL S ,x tBatW Butterfield Park- 13 lots PUBLIC FACILITIES Tax WPM 2St 11AA Tax LOS): 1400 Ise Type: Ras 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 proiection 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 Inez St. to 50 feet ® SW 89th Av. to 25 feet from centerline ® SW 88th Av. to 46 feet ❑ SW to feet Street improvements: ® Full street improvements will be necessary along SW Inez St., to include: ® 28 feet of pavement ® concrete curb, gutter ® storm sewers and other underground utilities ® 5 -foot concrete sidewalk and 5 -foot curb tight planter strip ® street trees ® street signs, traffic control devices, streetlights and a two-year streetlight fee. CRY OF fl6ARg Pre-Appticatien Conference NeteS � X r tYti�� �_l � Page 1 et 6 ee Enginring WwWent Seeds® 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 elir' for such a future improvement guarantee: 'Ifte (1.) (2.) Overhead Utility Lines: ❑ Section 18.810.120 of the Tigard Municipal Code (TMC) requires all overhead utility lines adjacent to a development to be placed underground or, if approved by the City Engineer, a fee in-lieu of undergrounding can be paid. This requirement is valid even if the utility lines are on the opposite side of the street from the site. If the fee in-lieu is approved, it is equal to $ 35.00 per lineal foot of street frontage that contains the overhead lines. There are existing overhead utility lines which run adjacent to this site along SW Sanitary Sewers: The nearest sanitary sewer line to this property is a(n) 8- inch line which is located in Inez, 88th, 89th. The proposed development must be connected to a public sanitary sewer. It is the developer's responsibility to provide service to each lot. Water Supply: The City provides public water service in the area of this site. This service provider should be contacted for information regarding water supply for your proposed development. Extend with 8-inch DIP. 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: As stated in 18.810.100, 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 su' t a proposed storm drainage plan for the site, and may be required to prepare a sub-basin draine CITY Of BOND Pro4timucatfon Conference Notes 1`1111111030111 EolleeaieS BeperteeetSedln TjkNSPORTATION DEVELOPMENT FEES The Washington County 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. The Permitee shall pay fees as required. TDT credit may be available. In April 2015, the City of Tigard adopted a Transportation System Development Charge (TSDC) for residential development with an effective date of July 1, 2015. The fee will apply to building permits issuing on or after July 1, 2015. The fee is in addition to and similar to the TDT. It is collected from new development, and redevelopment projects in some cases, based upon the projected impact of the proposed development on the city's transportation system. TSDC estimates are included in the city's pre-application conference notes and are also calculated at the time of building permit submittal. They are due upon building permit issuance. In addition to TSDCs, development is responsible for paying all other SDCs that are in effect at the time of building permit issuance, including but not limited to parks, sewer, and stormwater.The city is currently considering the adoption of a new non-residential TSDC and an update to its Parks SDC. The Permitee shall pay fees 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 the Engineering Department. A PFI permit application is available at the Planning/Engineering counter in City Hall. For more extensive work such as street widening improvements, main utility line extensions or subdivision infrastructure, plans prepared by a registered Oregon professional engineer must be submitted for review and 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. NOTE: When a PFI Permit is required,the applicant must obtain that permit prior to release of any permits from the Building DIVISION. Building Division Permits: CITY OFTIGARR Pre-Appliced n Cederence Netu Pape 5 0 6 EnllnaeNng UNAMONSOCON Impact Study for Irma Dell Butterfield Park 13-lot Subdivision City of Tigard Transportation System: The site is served by three local streets: SW Inez Street, SW 88th Avenue and SW 89th Avenue. No traffic study is required for this development because it does not trigger the threshold requirements as identified in Section 18.810.020.CC. No traffic study will be required by Washington County because this development does not generate 10% traffic volumes on county roads or 10% traffic volumes at high collision intersections. This subdivision has access to Hall Boulevard via SW 88th Avenue's connection to SW Greensward Lane and SW Inez Street's connection to SW 86th Avenue and SW Greensward Lane. A 46-foot wide right- of-way with 32 feet of pavement is proposed for SW 88th Avenue. A 50-foot right- of-way with 28 feet of pavement is proposed for Inez Street. Adequate sight distance is available at all the street intersections. The speed limit for all the streets adjacent to the subject property is 25 mph. Bus service is available at 1000 feet to the east along Hall Boulevard. Bikeways: Bike paths are provided along both sides of Hall Boulevard. No additional bike paths are required in the interior of this 15-lot subdivision. Storm Drainage System: A Preliminary Utility Plan has been prepared for this project and is contained in the submitted plan set. The area has an existing storm line. The project proposes to drain all storm water resulting from the newly-created impervious surfaces to a proposed water quality facility, identified as Tract A, located on the east side of the subject site. Sanitary Sewer System: Sanitary sewer lines for this 13-lot subdivision will be extended from SW 88th Avenue to the north and from SW Inez Street to the east and west. Exhibit 2 Impact Study Irma Dell Butterfield Park 1EA/X1ERI0 '`� Water System: Tigard Water District water lines are located in both SW 88th Avenue and SW Inez Street. Parks System: No parks are proposed or required as part of this project. Park systems development charges will be paid at the time of building permits and future lot/home owners will pay City of Tigard property taxes for park use. Noise Impacts: This 13-lot subdivision will not create excessive noise impacts. Noise generally associated with residential dwellings will occur. Exhibit 2 Impact Study Irma Dell Butterfield Park IF, IVY JE RI O WASHINGTON COUNTY LAND USEAND TRANSPORTAHON SURVEYOR'S OFFICE I 1SLTBDIYISI4DN PLRT NgMZNG I request that the Washington County Surveyor's Office reserve the following subdivision name: I PROPOSED NAME OF T SUBDIVISION: MAP AND TAX LOT NUMBER: !,G-�-5 t LtOU �2000t ZAOU F CITY JURISDICTION (Which City?)or r COUNTY JURISDICTION: SURVEYOR'S NAME: `t-,Cs h2\ S COMPANY NAME: 2r OWNER'S NAME: i 1 understand that if the name is not used within five years, it will be automatically canceled. tt Name of person reserving name: PC..ry, 3C1Si C� Company name: C 2S Address: "-8 2Sj S W A1 LM S 190 ' P_a Ue Ur- Telephone number. ?s- -I Li 12- E-Mail:P MP 2 0,C t- 1-IN Signature: ybn-T\ Date: Neme approved Washington County Surveyor's Office 155 North First Avenue, Suite 350,MS 15,Hillsboro, OR 97124 Phone:503-846-8723 VShare"LTRVEY\DATADMR Web sito\Downtoadable FiiutSubdivision-Plat-Naming.pdf 3i E \V V r� AFFIDAVIT OF MAILING/POSTING NEIGHBORHOOD MEETING NOTICE !IMPORTANT NOTICE: THE APPLICANT IS REQUIRED TO NL4IL THE CITE' OF TIGARD A COPY OF THE 'NEIGHBORHOOD MEETING NOTICE THAT PERTAINS TO THIS AFFIDAN71T AT THE SAIME TIME PROPERTY JWNERS ARE M_AILED NOTICE,TO THE ADDRESS BELOW: Citi of Tigard Planning Division 13125 SW Hall Boulevard Tigard, OR 97223-8189 I IN ADDITION, THE APPLICA_N i SHALL SUBMIT THIS AFFIDAVIT& COPIES OF ALL NOTICES AT THE TIME OF APPLICATION. MAILING: I, g PrL—dal of , rt_h (� being dul; sworn, depose and sap that on the 20 _, I caused to av m ed to eacof the per on on the attached list, alnotice of a meeung to discuss a proposed development at ;or near h r V ►1��'—�-' 1 -�, E1\AERIC7) (�4e- ' / t 8285 SW NIMBUS AVE, SUITE 180 BEAVERTON,OREGON 97008 TEL:(503) 746-8812 FAX:(503) 639-9592 www.emeriodesign.com NOTICE OF NEIGHBORHOOD MEETING Date of Mailing: August 25, 2016 RE: 13 to 16-Lot Subdivision 8770 SW Mountain View Lane,Tigard Dear Interested Party: I,Annemarie Skinner with Emerio Design,am representing the applicant for a proposed development at the property located at 8770 SW Mountain View Lane,Tax Lot 1400.We are proposing a 13 to 16- lot subdivision on this parcel. Prior to applying to the City of Tigard for necessary land use approvals,I would like to discuss the proposal in more detail with the surrounding property owners. You are invited to attend a meeting as follows: Tuesday, September 13,2016 Twality Middle School 14650 SW 97th Ave.,Tigard, OR 97224 Beginning promptly at 6:30 p.m. Please notice this will be an informational meeting on preliminary plans. These plans may be altered prior to the submittal of the application to the city. look forward to more specifically discussing the proposal with you. Please call me at 971) 330-1129 if you have any questions. c rel n em e er Pla Hing Di r JMCDONALn T C Area Notified (500 Ft) Irma Dell Butterfield Park LU ___i — -- 8770 SW Mountain View Lane COLONY CREEK CT 2S111AA01400 a ELR_OSE CT DoUj r J � Ljj Y VIEW Q � 1 U < CREEK Subject Site c VIEW C) — m Notification Area INEZ ST - j BONITA RD a — LU > ' a) _ � 83RD CT ao Property owner information is valid for 3 - months from the date printed on this map. I OD _ ! --1—I 2 Map punted at of,52 AM on 22-Aug-16 cl n hU p l bDnoubo orlUJ_7 J DvubPwl BrvoeWllonrAlh _ DATA IS DERIVED FROM MULTIPLE SOURCES.THE CITY OF TIGARD —a MMES NO WARRANTY,REPRESENTATION OR GUARANTEE AS TO THE M U R D O C K ST CONTENT,ACCURACY,TIMELINESS OR COMPLETENESS OF ANY OF I 94 THE DATA PROVIDED HEREIN THE CITY OF TIGARD SHALL ASSUME NO LIABILITY FOR ANV OE ERRORS,OMISSIONS,OR INACCURACIES IN THE 1 /L Y = INFORMATIDN PROVIO REGARDLESS OF HOW CAUSED. LA SCHECKLA DR Q '\ "'a GUMMUNI I V UtVtLUPMtN I UtPAK I MhN I r C( X Wi > City of IRjard N ♦p 1'., 00 Q -_ p 131825 SW Hall Blvd Feet 00 A " rIGARAPS TIg036 OR 9-017123 .• www,tigard-or.gov Neighborhood Meeting Information The City of Tigard requires developers to hold a neighborhood meeting to notify affected property owners about their proposed development. This is done as part of the development review process for most land use applications. Below are some frequently asked questions about the neighborhood meeting process. WHAT IS THE PURPOSE OF THIS NEIGHBORHOOD MEETING? The purpose of the meeting is to allow the prospective developer to share with you what they are planning to do. This is your opportunity to become informed of their proposed development and to let them know what issues or concerns you have in regard to their proposal. WHAT HAPPENS AFTER THE NEIGHBORHOOD MEETING? After the neighborhood meeting,the prospective developer finalizes their submittal package (often taking into account citizen concerns) and submits an application to the city. Sometimes it takes awhile before the developer's application is ready to submit, so there could be several months between the neighborhood meeting and the submittal of an application. .Once an application is submitted to the city, staff reviews it for completeness. Once an application has been deemed complete,the formal application review begins. It takes approximately 6-8 weeks from the time the application is accepted for a decision to be made. Many types of applications require a public hearing at which citizens are given the opportunity to provide comments or concerns. Property owners within 500 feet will be notified after a complete application is submitted. They will be provided an opportunity to comment. Any appeals are decided based on the provisions of applicable laws and the development code. WHAT IF THE PROPOSAL PRESENTED AT THE NEIGHBORHOOD MEETING IS NOT WHAT IS ACTUALLY SUBMITTED? Applicants are not required to submit exactly what was presented at the neighborhood meeting if it generally follows the type of development proposed. This provides for the opportunity to address the neighborhood issues and address other changes necessitated by the development or staff. If the project is significantly different,a new neighborhood meeting would be required as determined by staff. HOW DO I KNOW WHAT ISSUES ARE VALID? A decision is reviewed based on compliance with Title 18 of the Tigard Municipal Code (also known as the Community Development Code). Review the city's development code to familiaritieyoursedf witli what is permitted and what may not be permitted A copy of the development code is available for viewing at the Tigard Public Library, on the city's web site at w-ww.tigard-or.gov, or a copy may be purchased by contacting our records department www.tigard-or.gov/city--hafl/public—records.php. You may also contact city planning staff by calling 503.718.2421 and ask what the standards are for a specific issue. If a development meets the code standards,it can proceed. For your assistance, attached is a list of questions that may assist you in determining your position on '-"'\a particular proposal. i:CommumdyDevelopment\Forms\Pre-appPacket Updated 7/7/2015 = Typical Questions to Help Ensure Common Neighborhood Concerns are Considered The following is a list of questions intended to aid you in formulating your own questions for proposed development in your area. Feel free to ask more or alter the questions to address your own unique concerns and interests PROCESS ► What applications are you (the developer) applying for? When do you expect to submit the application(s) so that neighbors can review it? What changes or additions are expected prior to submittal? ► `Fill the decision on the application be made by city staff,Tigard Hearings Officer,Planning Commission or City Council? How long is the process? (timing) ► At what point in the process are citizens given notice and the opportunity to provide input? ► Has a pre-application conference been held with City of Tigard staff? ■ Have any preliminary requirements been addressed or have any critical issues been identified? ■ What city planner did you speak with regarding this project? (This person is generally the planner assigned to the land use case and the one to contact for additional information). STREETS ► Will there be a traffic study done? What is the preliminary traffic impacts anticipated as a result of the development and how do you propose to mitigate the impacts if necessary? ► What street improvements (including sidewalks) are proposed? What connections to existing streets are proposed? / Are streets proposed to be public or private? What are the proposed street and sidewalk widths? / What are the emergency access requirements and what is proposed to meet those requirements? ZONING AND DENSITY ► khat is the current zoning? What uses are allowed under this zoning? / Will there be a re-zone requested by the developer? If yes,to what zone? ► How many units are proposed for the development and what is the minimum and maximum number of units allowed in the zone? DRAINAGE AND WATER QUALITY What is your erosion control and drainage plan? What is the natural slope of the property? What are the grading plans? ► Is there a water quality facility planned within the development and where will it be located? Who will own and maintain the facility? TREES AND LANDSCAPING ► What is the urban forestry plan and how will the applicable development requirements be met? ► What are the landscaping plans? What buffering or fencing is required and/or proposed? ADDITIONAL INFORMATION ► How do I request more information or a follow-up meeting from/with the applicant? I:\CURPLN\blasters\Pre-Application Conference Packet\Neighborhood Meetmg Information_Questions.doc Updated 3/25/2013 Annemarie Skinner of Emerio Design started the meeting at 6:30 p.m. with a reading of the required Neighborhood Meeting Statement from the City of Tigard. The preliminary layout was provided to all attendees. The project was introduced as a 13-lot subdivision with the water quality facility noted as being Tract A. The introduction included discussion of density, trees, street improvements and the timing of the project. Ms. Skinner explained the 13 units met the minimum density requirements of the City of Tigard's development code, the trees were currently being inventoried, trees to be preserved have not yet been identified and the tree report will be available when the application is submitted. It was explained that the street improvements will meet City of Tigard standards as shown on the preliminary layout. A time line was presented indicating the application would be submitted for completeness review in about 30 days with preliminary plat approval expected in about 180 days, engineering approval and permits for site development expected about nine months following preliminary approval, with construction beginning June or July 2017. The first few of the proposed homes are expected to be completed around March 2018. The meeting was then opened for questions and comments from attendees. The following questions and concerns were raised by attendees: 1. Question: Is 7.500 sf lot size a minimum or average? Response: The 7500sf is an average of all pts in th_e_oroj_e_ct-aac the-,2inim,_um lot size i_s_6,0_00af. — 2. Concern: I believe there is a section of the code written back in the late 1980's that prohibits small lots adjacent to large lots. I will be looking into this section of the code. Response: i am not aware of any section of the code prohibiting small lots from abutting large lots, but we will check into it. 3. Concern: There may be a fence encroachment. What is to be done about it? Response: You may want to hire a land surveyor to confirm the location of fences. We are also doing a boundary survey and will contact property owners of any encroachments if needed. 4. Question: I was told that this property would never be sold as long as Mr. Butterfield was alive. What happened? Response: He apparently changed his mind about selling the,property. 5. Concern: I hope SW 89th and Pinebrook will not need to be torn up again. Response: There are no plans to do any off site construction at this time. S. Concern: Is a traffic study required? It is difficult to turn left onto Hall Blvd from SW Greensward Lane and SW Pinebrook, Response: No. The City of Tigard does not require a traffic study on a project of this size. 7. Question: I would like to push for speed bumps. What is the process for doing that? Response: Please contact the City of Tigard planning and development services department. 8. Question: Who is responsible for cleaning of streets during construction? Response: The contractor who is hired by the developer. If there are issues that arise during construction, call the City of Tigard for enforcement. 9. Question: What are the time restrictions for work? Response: I'm not sure, but we can take down your contact information and get back to you. Another attendee stated approved work hours are from 7 a.m. to 8 p.m., seven days a week. 10. Question: My name is Erin Handy and I live off of Inez St. Can I be contacted prior to falling of the trees? Response: Yes. We will be sure to contact you prior to commencement of construction. ^� 11. Question: I am concerned about storm drainage. Have you confirmed the existing system has capacity? Response: We are currently working on the storm calculations, but the preliminary figures indicate Tract A and the existing pipes are adequately sized. The storm water flows should be reduced post-development since the water quality facility will detain and hold the water and release it more slowly than the current storm runoff. Annemarie Skinner of Bmerio resign started the meeting at 6:30 p.m. with a reading of the required Neighborhood Meeting Statement from the City of Tigard. The preliminary layout was provided to all attendees. The project was introduced as a 13-lot subdivision with the water quality facility noted as being Tract A. The introduction included discussion of density, trees, street improvements and the timing of the project. Ms. Skinner explained the 13 units met the minimum density requirements of the City of Tigard's development code, the trees were currently being inventoried, trees to be preserved have not yet been identified and the tree report will be available when the application is submitted. It was explained that the street improvements will meet City of Tigard standards as shown on the preliminary layout. A time line was presented indicating the application would be submitted for completeness review in about 30 days with preliminary plat approval expected in about 180 days, engineering approval and permits for site development expected about nine months following preliminary approval, with construction beginning June or July 2017. The first few of the proposed homes are expected to be completed around March 2018. The meeting was then opened for questions and comments from attendees. The following questions and concerns were raised by attendees: 1. Question: Is 7,500 sf lot size a minimum or average? Response: The 7500sf is an average of all lots in theroject.and ihernimum_lot_siza_is 6,00Osf_. 2. Concern: i believe there is a section of the code written back in the late 1980's that prohibits small lots adjacent to large lots. I will be looking into this section of the code. Response: I am not aware of any section of the code prohibiting small lots from abutting large lots, but we will check into it. 3. Concern: There may be a fence encroachment. What is to be done about it? Response: You may want to hire a land surveyor to confirm the location of fences. We are also doing a boundary survey and will contact property owners of any encroachments if needed. 4. Question: I was told that this property would never be sold as long as Mr. Butterfield was alive. What happened? Response: He apparently changed his mind about selling the property. 5. Concern: I hope SW 89th and Pinebrook will not need to be torn up again. Response: There are no plans to do any off site construction at this time. 6. Concern: Is a traffic study required? It is difficult to turn left onto Hall Blvd from SW Greensward Lane and SW Pinebrook. Response: No. The City of Tigard does not require a traffic study on a project of this size. -Question-:-�-wauld-like-to-pus4-fnr-..sir p�What--is-thyprocess-for-doing-that?Response Please contact the City of Tigard planning and development services department. 8. Question: Who is responsible for cleaning of streets during construction? Response: The contractor who is hired by the developer. If there are issues that arise during construction, call the City of Tigard for enforcement. 9. Question: What are the time restrictions for work? Response: I'm not sure, but we can take down your contact information and get back to you. Another attendee stated approved work hours are from 7 a.m. to 8 p.m., seven days a week. 10. Question: My name is Erin Handy and I live off of Inez St. Can i be contacted prior to falling of the trees? Response: Yes. We will be sure to contact you prior to commencement of construction. 11. Question: I am concerned about storm drainage. Have you confirmed the existing system has capacity? Response: We are currently working on the storm calculations, but the preliminary figures indicate Tract A and the existing pipes are adequately sized. The storm water flows should be reduced post-development since the water quality facility will detain and hold the water and release it more slowly than the current storm runoff. Neighborhood Meeting Attendance Sheet September 13, 2016 6:30 p.m. Subdivision at 8770 SW Mountain View Lane NAME ADDRESS EMAIL ADDRESS (Please Print) (Street Address,, City, Zip) -j q I it [litj i, vri Neighborhood Meeting Attendance Sheet September 13, 2016 6:30 p.m. Subdivision at 8770 SW Mountain View Lane NAME ADDRESS EMAIL ADDRESS (Please Print) (Street Address, City, Zip) Y q tWO 4-- P14 C,C. "7( A�v) ,A'j,j� A j rti0 1A C fo.9ra--1 `41 IRMA DELL BUTTERFIELD PARK Z 4 0 9 a LL .O w w 05$. A 13 LOT SUBDIVISION W o o o w NE 1/4 SECTION 11, T 2S, R 1 W,W.M. k�N o m TAX LOT 01400 N Q. TIGARD, OREGON m_j o $ w 4;t BENCHMARK INFORMATION II I LN= R xD VICINITY MAP 4 ~ V n rnw n Wm SCALE',al" 40' I� /} T CITY OF TIGARD S0AY CDNIROL BENCH MARK P22IILABOR 1OB.RJ EEEiJ DATMM.NCw 29 t3 �1�� l p _I I fll{nI17 -r14�IC p n,b m ��ll .�1 ]1lfrlf���Wsl( j Zv) � nl�lm I I I Ill.!1R II 1T TI n oC C7 -- I- SITEI \,('III p Z UTILITY CONTACTS WZ PVMR: GACA _ I)JIIIF /Qy Pa1MND GENERAL ELECRiIC 8Asr / IL 2T 7 IL Imo I II I-I 1 OI U ,LL\ / 'I I I W Q 190 SW�EC!(MAN ROM111D0 SW NNIOADOON CT. WILS RCEA,ORIGIN 97010 K.RTUN,OREGON 0m J LL um 1mmONe W O cltt DF REA. rRDMEER cc.Wcnnals I I I --_..__ —___ IMI1s sW xm NLw vD DDx naD > TIGARD,DR 97UJ %kYERION,GRECUN 91075 (901)718-2591 I I {U�' JC .• �� U I n limo I n 1wm I fL``�r OEr6, cAE ' 11 10 9 G C PLANNING DRAWING INDEX NOR1HWtSi NATURAL PAS COMPANY IUA,ATIN VNIEY FINE k FESCUE !ppCl: NO. T17LE t, 2N NW 2ND ARE 701 WASHD COURT,SUITE 101 ` `�', ___ __-_--- PGR..OAECCN 87109 NPIATIN,OREGON 07061INa%q OkAWINGS G (w9) .-ARU,OR) Ga xl l luc co6mnDe A INua Inns PIAN -i1-lf 'il"""-"' -"--`"' �"_—---- -"-'-- - U At AL111111,11111Y k LIRGCNAl1Ul1 RAN _ HI U9 Pk[LIMINARI P AI � �r 05 sotto strnau S _ 5wfivEZST IM IR IIUINAxr Ulllnr PIAN -- - -- - -- - -. UI PRELININANY LRAUING AN:1 EROSION Ca11ROl PIN+ Ina PN-EVAHIN 4 REMOVAL PLAIT III iRll PRFYR.H.k RONOVAI PINI i y2 y 6 I' - li IW EI.1111AHAN AW PRflCLi THEE 11.11.GING RNI NC7IIEELI n lmm n IP „m I a 3 ! 9 s m 17 .,W IN Ak PI AN N 1 11 i 11 VXIVAIC 6TRElT k SW 89111 Ak PIAN k PflOfla SITE PLAN_ saA�t l••a' "A SITE DATA PROJECT_CONTACTS SITE AREA: 122 ACRES APPLICANT: PLANNER: 111000{{{ 'am LMA,LLC AND FOUR D CONSTRUCTI0N EMERIO DESIGN,LLC W c �yyyW ZONING, R-4.5 5740 SW ARROW WOOD LN. 8285 SW NIMBUS AVE,STE 180 TAX MAY. 251 11AA PORTLAND,OR 977.25 BLA4ERTO,N,OR 97008 CONTACT:ANNE MARIE SKINNER TAX LOT: 1400 (971)310-1129(P) J NO LOIS: a OWNER: SURVEYOR: �QQ MARK BUTTERFIEIL EMERIO DESIGII,LLC 8770 SW MOUNTAIN VIFW LN. SUITE 180 8285 SW NIMBUS AVENUE TIGARD,011 97224 BEAVERTON,OREGON 970WQ.�� 8 CONTACT:KING PHELPS Q (503)146-BB12(P) KING PHFLPSNFMERIOOESIGN.COM SHEET € 01 Df 13 I Y Y Q IRMA DELL BUTTERFIELD PARI � W a O az � w G ( A 13 LOT SUBDIVISION o ? 0- NE NE 1/4 SECTION 11, T 2S, R 1W, W.M. =M N o a cc Dcno. -ja 0 TAX LOT 01400 m a i= TIGARD, OREGON J o � N Lu O 40' 0 20' 40' VICINITY MAP V BENCHMARK INFORMATION 1 I I ( SCALE: i" �40'-- i N a 7200 y TL 5200 CITY OF TIGARD SURVEY CONTROL BENCH MARK/222 I I f'I ! ELEVATION: 208.63 FEET I I I17r1 DAVM:NGVD 29 I I W f W � Z T.73M I I n 5100 �. 060 UTILITY CONTACTS n 12100 SITE, _Z Z--- POWER: CABLE* / PORTLAND GENERAL ELECTRIC COMCAST I _ n lsoo � 9480 SW BCECKMAN ROAD 14200 SW BRIGADOIXJ Cl I � ! 7 I W WILSONVILLE,OREGON 97070 BEAVERTON,OREGON 97005 12 8J UL -- -f-------T WATER: TELEPHONE 1 �I L — — — �r��— CITY OF TIGARD FRONTIER COMMUNICATIONS 13125 SW HALL BLVD. P.O.BOX 1100 TIGARD,OR 97223 BEAVERTON,OREGON 97075 503 718-2591 }: ----1 n 119M n 12000 GAs FIRE I li 10 9 6 PLANNING DRAWING INDEX NORTHWEST NATURAL GAS COMPANY TUALATIN VALLEY FIRE&RESCUEI I ( 1 E`1 n 1500 N0. TITLE y ( 220 NW 2ND AVE. 7401 WASHO COURT,SUITE 101 I I - ' PORTLAND,OREGON 97209 TUALATIN.OREGON 97062 I I L — L — _ — — J 7 L — _ J O1 COVER,LEGEND&INDEX OF DRAWINGS J � G 02EXISTING CONDITION&DEMOLITION PLAN z (503)612-7010(P) F� a 03 AERIAL PHOTOGRAPHY&CIRCULATION PLAN i o 04 PRELIMINARY PLAT z a � N _ 05 STREET SECTIONS u'7 S'WiZa O6 PRELIMINARY UTILITY PLANLLJ • .• •. - '• - - - 1PRELIMINARYGRD NSOCONTROL PLANOB TREE PRESERVATION&REMOVAL PLAN a r- I- F- -7 r 09 TREE PRESERVATION&REMOVAL PLAN o o 10 TREE MITIGATION AND STREET TREE PLANTING PLAN z o 1 n loeao ( 11 SW INEZ PIAN&PROFILE n l070o n 12za0 �' 1 2 3 4 S n 5000 I 12 SW 881H AVE PLAN&PROFILE I I 13 PRIVATE STREET&SW 89TH AVE PLAN&PROFILE — � - - - L - - � I - -- J L0 Ji Jr-- J o I I --- �•• � m o -----1------- ---T----1----- \ I _ I I I SITE PLANw�^ SCALE 1'=40' a w 1 iowm SITE DATA PROJECT CONTACTS �m SITE AREA: 3.22 ACRES APPLICANT: PLANNER: a LWD,LLC AND FOUR D CONSTRUCTION EMERIO DESIGN, LLC g ZONING: R-4.5 5740 SW ARROW WOOD LN. 8285 SW NIMBUS AVE, STE 180 TAX MAP: 2S1 11AA PORTLAND,OR 97225 BEAVERTON,OR 97008 N CONTACT: ANNE MARIE SKINNER TAX LOT: 1400 (971)330-1129(P) �A c NO.LOTS: 13 OWNER: SURVEYOR: MARK BUTTERFIELD EMERIO DESIGN,LLC 8770 SW MOUNTAIN VIEW LN. SUITE 180 8285 SW NIMBUS AVENUE ���� : TIGARD,OR 97224 BEAVERTON,OREGON 97008 CONTACT: KING PHELPS Q� (503)746-8812(P) SHEET E KING.PHELPS®EMERIODESIGN.COM77 01 OF N lz13 W Y a I I 6' I I� ✓5 °P LEGEND � Z 9 O - _---_--- 10, MwraTES POWER POLE Ir Z Lu INDICATES WATER VALVE aWxI --- - ------- I � WOOD:FENCE MORMTES FIRE HYDRANT w (/'3 r 0 m IN8951'15'E 130.07' �z9. x I N x I II INDICATES WATER BLOW O w m INDICATES/RR1G471ON CONTROL VALVE W Q r \ \ I\ \ -- �_- / \_- / R 7200 I 1 OW INDICATES WATER METER O R .%�f�\y\� ----_ J25RPS 1 6/ osrOP� I 11 3 TL 5200 I I I r--T----------- N ~ a L/■ = ------- .U.6(WPST OG GNE M x I I INDICATES CATCH 849N O G-- \ 1 ( � ll ( ///(__ - l l / /' / / / / o NDIrATEscL wour m t/) Q J _O 4 SO' 0 16' 60' _ \ \ �/ l \ t i I r-- j l l I 3 / l l / ( % % ® MDIGAtES STORM MANHOLE ~ ~ b �\ \ \ ' - -t- \ \\ / J�\I I \ /1I sD—xsDxso�xsq�,xsD<--/ / / 1 I J O LL N }\\1rt\ \----�---IF'' - ------//f'/�--�-/--l-rl1--� INDICATES SIGN J J \ �1 \\ � �FENFE�\ \ srOR o \ �i // / / l f I t r1 w I O SCALE: 1" = 30' 1 7 \ ON ���E� \ RIM y// / I I 1 7L 17 0 ® INDICATES S4NIrARY MANHOLE M L 1 - h 11 l T r / ! </ / \\ !Z18ADSE2 q I NI x1 / r� Q _ / I\ \\ 9 1 MOrrATEs STREET ucrrr o I / \ \ \\IE IS AD5 s. z- II I / / / / / f/ I` ! 1 I g INDICATES DECIDUOUS TREE / /, / j x r2 V ,,gyp 1 7 II h3 TL`d100 ( I INDICATES EVERGREEN TREE 6 FE CEI 4 (SAN/ 1T A'IH I ( I \ 1 ` I I I �.6'Sasryur� 1 / I I ( !lztgsl 1 I I i ' 11 �(1 / / / / (LINAE(LE 1 X ASdVILIT) ` INDICATES TELEPHONE PEDESTAL TL-121GQ / I x / I 1 / 1}�I ! / / / I 1 1 I x L� I I I \ ) I I I I I I I 1 1 ® MaCATEs ELECTmCAL PEoEsrAC I I / l 6'woO kEN I I I I �ijx l I I l I I I l,l / 1" I I I I m INDICATES ELECTRICAL METER // 1 Il I LIrT� \1 1 II l 1 11 1 N8949'48'E 297.20 / / / / ! / / 1 \ 1 1 INDICATES RR TREE �f[ X \GUARDRAIL W / / / / l 2� 1 \ 1 I �u INDICATES MAPLE TREE W INDICATES PINE TREE Z EAngi60Q E\ ' INDCATES DECIDUOUS TREE O INDICATES ALDER TREE INDICATES CHERRY TREE' INDICATES CEDAR TREE Z, IAO/CASES COTTONWOOD TREE I I /J `�� / / 1 \ m> INDICATES HOLLY TREE O O I ( I ------------- INDICATES EDGE OF PAVEMENT IPUMP�HW;E / / / ! / / / / \ \ ) —X X X INDICATES FENCELINE 0 I I 1 ) / / / / / / / ( / `�\ I / l I —T — — — — — INDICATES 5 FOOT INTERVAL CONTOUR Z O INDICATES 1 FOOT INTERVAL CONTOUR EXISTING HOUSE I�f \ 1 I I I ( / I 1 / ) I ( 1 I L I f ` / / l l l - / / I -- Ii 1 1 I C9Nr-I PA / / / / ca Y BAs i\ l G—G—G— INDICATES GAS LOCATE N rt_ / GRATE=192.1E INDICATES ELECTRIC LOCATE l � E IBADS W 789/23TL 71900 TL 1200 / EXISTING GARAGE I11 / ( 1 i I I / / / ) \ 1 , /lE18APSE=1SA33IES FIBER OPnc LOCATE I \ / g6"ENAlNLINK FENCE / EXISTING TREE TO BE REMOVED EXISTING RETAINING l I I I EAsr OF/ ui LINE / , - WALL TO BE REMOVED I\ II I !l l X / // J —rte— —4-0— TREE PROTECRON FENCING o / ' I 11500/ / / // / -\ I \ CCRAaT#tsz�af I I \(x I 4'CHAINLI/�UFF3 / I l / / / 1 1 I 1 / / ,I 0'WEST OF L114E l 1 I/E 7B!'ADS,W=187. I/ l l IE ld-AOS/E=188 0 / / SANITARY TARP MH ( 1 --------------- IE 8"PVC N-18520 K a E 87PVC E=78501 - T- 6/WODIIF,4, I �1E"--5=184.84 SITE INFORMATION �m ry ' / / / / / r l I/ ( \ 1 TREE PROTECTION zcn y z i N / / // / / / / / / SITE AREA: 3.22 ACRES / / I I I FENCING(TYP) / sD sD XSD--XSD Z o< o / o xw—xw—xwxw sw Z xvtpc I ZONING: R-4.5 N �, _ / \ S 1 —xsD x50 xsD xsD MN, XSD " _N89'59'26'E 77.69'-- I ( I ( l 7 ! l l I l l / / I I I I I ( ' / / TAX MAP: 2SI IIAA Of - xss—xssxssxss—xssT-a'ss xss Xs Xs ss xss \/ / I I l I l l / l l l / / / / I I I I I / / x " ! xw�wW— xwQ--xw- -xw-BB--,w- aC� TAX LOT: 1400 \ \AC SAWCUT LINE / __ =�1 1 ( I ' I I l l ( I I / / I I I J / T STORM MH R / / / I / I I I h R1M=192.72 I \I \E%/STING RETAINING /i '� I , / / ( ( I I I I I / ) /I ) / � i C I o I 'I ,WALL TO BE REMOVED / / (I !E 12 ADS N-18780 I z FEN�E / l IE 18"ADS E=187.73 NK / IE 18-ADS 5={187.75 \,- / / / / T // \I TL loeoo //TC o7o i I j be kiln 11{z6m I 1 // // / / / / / / I T / / / / / I I TL 6000 I 4900 'b 1 /' VIII / // �E 4' ARBED` Yem I WIRE�FENCE- e o I-N1 // J h I 4.7i NORTH LINE 8 M,'E 1 X / / 1 / / \ r-X�M X xi X r---- ARDR N8959'OS'W 34242 I I / 4' \ \ \ I \ JI / f T SUFVEY NOTES: �� s I�`CHAINLIN FENCE 1 II \ ( / ! I / f 6' AINUNK FENCEl I i.I'NORTH L", I + \LL ( ( / I ( 1 I ONYNE / //( 1 THE 04 M FOR THIS SURVEY IS BASED UPON CITY OF TIG4R0 BENCHMARK NO.222 Y / r 1 ELEVATION-208.63 �I 2S1 11AD TL 1 I \ r I ! 251 11AD /) / I 2S1 IAD TL 1 // I I 251/IAD TL A 7mMdLE 5800 SERIES ROBOTIC INSTRUMENT WAS USED TO COMPLETE THIS SURVEY. 3900 kloo 2000 / / f. 1000 Q ( // /I I ✓\ I I / I l I I\ ) / BOUNDARIES WERE DRAWN PER PLAT AND MONUMENTS FOUND. THIS IS NOT A BOUNDARY h SURVEY.NO PROPERTY CORNERS WERE SET/N THIS SURVEY, o NO WARRANTIES ARE M40C AS TO MATTERS OF UNWRITTEN TITL&SUCH AS ADVERSE ` _ I j I ' \\ i ( / / / r / POSSE-WON.ESTOPPEL,ACQUIESCENCE.ETC. � o 2S7 11AD / 251 11AD 251 11AD \\ THE UNDERGROUND UTILITIES AS SHOWN ON THIS MAP HAVE BEEN LOCATED FROM FEW -` \ / SURVEY OF ABOVE GROUND STRUCTURES AND AS MARKED BY OTHERS.THE SURVEYOR P R N ( I TL 2200 \ / R 1900 TL 1100 '\ MAKES NO GUARANTEE THAT THE UNDERGROUND UTILITIES SHOWN COMPROMISE ALL a I SUCH LMU77ES IN THE AREA EITHER IN SERVICE OR ABANDONED.THE SURVEYOR FURTHER DOES NOT WARRANT rH4r THE UNDERGROUND UTILTES ARE/N THE EAACr LOCATION INDICATED,ALTHOUGH HE DOES CERTIFY THAT THEY ARE LOCATED AS GENERAL NOTES ACCU7A�EiY AS POSSIBLE FROM INFORMATION A✓ALABLE THE SURVEYOR HAS NOT PHYSIC/VLY LOCATED THE UNDERGROUND UTILITIES SUBSURFACE AND ENV/RONMENrAL / T A. THE SUBJECT PROPERTY DOES NOT CONTAIN ANY SENSITIVE LANDS CONDITIONS WERE NOT EXAMINED OR CONSIDERED AS A PART OF THIS SURVEY.NO Q� SrATEMLMT 15 MADE CONCERNING THE EXISTENCE OF UNDERGROUND OR OVERHEAD ` e 1\ CONTANERS OR FACILITIES THAT MAY AFFECT THE USE OR DEVELOPMENT OF THIS TRACT B. THE SUBJECT SITE IS OUTSIDE THE 100-YEAR FLOOD PLAIN. THIS SURVEY DOES NOT CONSTITUTE A TITLE SEARCH BY SURVEYOR. SHEET .� NO TITLE REPORT WAS SUPPLIED OR USED IN THE PREPARATION OF THIS MAP. THERE MAY IX11SSTT EASMENT5 CONO/TIONS,OR RESIR/CTIONS iNAT COULD AFFECT THE TITLE OF 02 �I C. ALL EXISTING STRUCTURES TO BE REMOVED THIS P/VPLD7IY.NO Ar7EMPr HAS BEEN MACE W THIS SURVEY T SNOW SUCH MATTERS OF N THAT MAY AFFECT TITLE. D. ALL FENCING AND CONCRETE TO BE REMOVED lz 13 4 C ;r n s 4 j ,.,. It h 3 Aw . n � v , _ e X 4 y � .. .. .d.- i i fi Yilk .k , a' 1` by �• axe tart7701, i Art j y r } . 1 s { , 4 43,C`." � Y It t Jim Iv a 4. .. s 3 ^ y■ a - � � ►�`.' `� I t} ' --*.*ss�.'..t '� i ���k �"."„moi �� ,� I�. , r N t z f 64 - x. y. Ilk Aa �r P,a v � w 3 a y.,.�"" .•—ear` .gpy`„�w� �y i4# ter � �e } F . 1w 1" , v � O REVISIONS o = 10 1�1�FRI4 N0. DATE DESCRIPTON AERIAL PHOTOGRAPHY & IRMA DELL BUTTERFIELD PARK 0 10/2016 IST PLANNING SUBMITTAL CIRCULATION PLAN 13-LOT SUBDIVISION TAX MAP 2S1 W 11 AA T 7(� 8281 sw N1Meus AVE,SUITE III TAX LOT 01400 •r BEAVERTON,OREGON 97008 FAX':(5033 639-9892 CITY OF TIGARD, OREGON riodesign. EILBP:X236-014 irma dell butterfield park�dwg /an 236-014_03circ,W Layout 03 AERIAL PHOTOGRAPHY&CIRCULATION PLAN,Plot Date: 11 21 2016 4:03 PM,by Sheri Morkwardt 236-014 IRMA DELL BUTTERFIELD PARK Y Y a Z O CL oLuW � 0 ------ r "' wo WN O a Zr :) N8951'15"E 130.07' I I MM 0. J (f c --- 130.1' I I I 30' 0 15• 30' 60' W 0 P: n 7200 i n 5200 J O O a SCALE: 1"= 30' 0 r - - V 13 f tasel s 0 3 1 - - - - - 44.0'EXTG Row LEGEND TL 7300 I n 5100 n 12100 RIGHT-OF-WAY 1L� I I SITE BOUNDARY ! I PROPERTY LINE J L - - _ J -- ADJACENT/ADJOINING LOT LINE N89'49'48"E 291.20' __--_ [L - 93]' _ 4.5' - - Ill 7'- - i - -129 0'_ -_ _ - ROADWAY CENTERLINE EASEMENT LINE I ------------- PROPOSED PUBLIC UTILITY EASEMENT LL. H 26.0' - - TL 1600 12 8 I I 7,564 SF 7,041 SF 7,533 SF �I I I I I --------T L - - - - J M L J L _ 29.0'- - PLAT NOTES: W I I I 107.1 - 11 0� - J 46.0'PROP ROW 68.0' 61.0' N 73.6' 66.0' 78.5' I I _ - 1. LOTS 12 AND 13 WILL ACCESS SW INEZ FROM THE NEW PRIVATE STREET Lai - - - F 616 i 10 1 7,=-SF x99944 SF 8,2109� 7.66s s TL 1500 GENERAL NATES 30.0 VISION TRIANGLE t A. THE SUBJECT PROPERTY DOES NOT CONTAIN ANY SENSITIVE LANDS. I _ - -J 30.0'VISION TRIANGLE B. THE SUBJECT SITE IS OUTSIDE THE 100-YEAR FLOOD PLAIN. a - - a ------_---_----T--------_----- - -_-- - _-. �------------- ------------------ L 28.066.0N Sw a 47.9'- _ _61.0' s s 25.0'PROP SITE CALCULATIONS 50.0'EXTG ROW N HALF ROW 50.0'PROP ROW 50.0'EXTG ROW m N N8959'26"E 77.69' - L - - - - --- - - - EXISTING TAX LOT 1400: 140,299 SF o 25.0'EXTG 50.0'PROP ROW RE f N HALF ROW (�1 SW INEZ STREET IOENTIAL AREA: 99,324 SF 7,065 - - - - - - - - - - - - - - - -_______ _ ________ ____ ________ _________ PLIC ROW DEDICATION: 29,888 SF • 45.5' 66.0' 66.0' 60.0' 60.6' z o I / - -------------- ----------------- ----------_-__ PRIVATE STREET DEDICATION(TRACT B): 4,022 SF i TOTAL AREA: 140,299 SF 30.0'VISION TRIANGLE � F � � � � � MAX BUILDING HEIGHT: 30.0' 0 a I I E _ TOTAL LINER STREET FRONTAGE: 1,232 LF N I INI m 10700 12200 4 S REQUIRED MINIMUM AVERAGE LOT WIDTH: 50.0'n 10800 o �o n I ( I- � 1 6,193 SF 8,626 SF 8,619 SF I B4OW 8F I 8,030 SF -o-E I S MINIMUM AVERAGE LOT AREA: 7,500 SF z� o 25.0'EXTG 25.0'PROP w s I I 1 PROVIDED AVERAGE LOT AREA: 7,640 SF y� HALF ROW HALF ROW I I I I MINIMUM LOT SIZE WITH AVERAGING RULE APPLIED: 6,000 SF n m o - - -, - -- - - �- - - - J L - - - J L - - - -J a I I 50.0'PROP ROW I I W o -_----__I__r J 165.4' 66.0' 66.0' 60.0' 60.0' N8959'05"W 342.42' / SETBACKS I 2S1 11AD TL I �\ 2S1 11 AD TL 2S1 IIAD TL // �\ A 03 I 3000 I \ 2100 ! 2000 / \ FRONT YARD: 20.0' -` I I I \ / \ GARAGE: 20.0' a a SIDE YARD: 5.0' / STREET SIDE YARD: 15.0' \ / REAR YARD: 15.0' \ AV I 2Si 11 AD �\ I / 2S1 11 AD I 2S1 1 Q a I I n 2200 \ / n 1900 n i \ I SHEET zt 04 OF N 13 Y Y a cr. Z w azm � a /O� Lij 30' o 15' 36 so � 0 a V W 1 LL, (_nrCc) � ------ I ---' LL >w to ! O W — -— —— ———— SCALE: T"=30' �� 0 r O 0 I --- I cm 0, x -�'--x---#i -- i \ 50'ROW O. J N i 1 n 7200 I I 25' CL 25 m O 1 1 I 15200 r--- HALF ROW ROW HALF ROW J H 0 N 5 5 14' 14' S' 5' ROW 0 r ^s I \ SIDEWALK PLANTER PAVEMENT PAVEMENT PLANTER SIDEWALK Q 13 r------ --------i os' 0.5' os' os' 1.5% 1�s9 1\ F -- — — — — --I I I 3.369. I 3.36 1\ I IL 7300 I n 5100 \• I I TL 12100 ETE SIDEWALK /� I CONCR (n _moo" J CRUSHED"HT ROCK BASEADED HMAC CURB AND GUTTER O SW INEZ STREET-TYPICAL SECTION �— — — F 1- SCALE: 1"= 5' jui50 'RDW CL 25' .. ,'` 1 I _ ' '2n Yu HALF ROW W _X!' ROW ui ...R _ ROW --1 sY __ SAWCUT PAVEMENT SIDEWALK PLANTER F -1 _ I I I -_ �- MATCH EXISTING I 3.36% I _ - TL 12000 i I "• �� EXISTING ASPHALT PAVING CURB AND GUTTER - -' I 11 IO- 6 ASPHALT PAVING GRADED HMAC CRUSHED ROCK BASE T I l I I SW 89TH AVE -TYPICAL SECTION = " 1 •Iac> i --JL SCALE: 1"= 5' n z tr • _- - - ... 46'ROW CL..� .... .......Y,,...:?t. ....., ...v,. ..4"�.43'+Y`.....i v-;4 w...w ....,., ._ �4•,c` #r ai<, - "-l-�`-�^y,?^r^.� •.moi :^-r". -mow-.,_ .N;'d':M-<,°=a. �,a.<.i:: -� `-�",i-�`'.°.:;., - ',±��5: g� r`<.dt�b`..a�-x.��fw 23' 23' HALF ROW .,`' ,. ;;.x. ;..;`#3'' .r.... K.?`Y:..�„c.�n. .,. .. "v..,.T.•"f:. ..:.:.:-:Fi::,s, HALF ROW ROW }�,,;,,.,..,i":;,;r $,l:<..:' :'k,...e'Mdy'g =`-�y'.'""r•- t.,t:r - :4 ;tel^.:.:.-�.N - ;{.5b, RDW N 6' 16' 6• z o SIDEWALK PAVEMENT PAVEMENT SIDEWALK Fyg ______ 0.5 0.5' • o ___________ 1.59. 2.87% 2.87% 1_59 O a i I I ! w� W I n 10700 I n 12200 CONCRETE SIDEWALK a w n m m w ASPHALT PAVING GRADED HMAC CRUSHED ROCK BASE CURB AND GUTTER h I SW 88TH AVE -TYPICAL SECTION wowm I I 1 SCALE: 1" =5' „w w — — — — — — — — J — _ J L 28'TRACT WIDTH m o ' "- CL PIE J o n 1 I / 10' TO' S' PAVEMENT PAVEMENT SIDEWALK 2513000 n i 251211 n j 2S100 2000 n ' 1' I � A 2.0% s '2.0% 1_59 1 I 2S1 IIAD / 2S1 11AD I n 2200 / Q a n 1900 CONCRETE SIDEWALK E ASPHALT PAVING GRADED HMAC SHEET - CRUSHED ROCK BASE CURB AND GUTTER 05 v 0 PRIVATE STREET-TYPICAL SECTION OF N SCALE: 1" = 5' z F� 13 W Y Y IL �� IL z C Q Z V W � O w k WcAr00 m W � � 41 Lu J -- N - -- W Q r O Q h cc Q N ~ �X N :) U) CL_5 a m r— TL 7200 I I w' D 15' 70' 60, m O K \ J� T i N 5200 ---- -------------- —�� W J 17 X F O SCALE: 1" = 30' Q *M' a~ � j \ ` ---- 1 hSC--hSCXc tSC--xSC -` � V •j\3~ I ! I g 3 TL 1700 — i I TL 7300 I 3 I TL 5100 \ r 1 I CONNECT WATER MAIN � \\ LEGEND l� 1 TL 12100 CONNECT NEW SEWER LINE TO EXISTING BLOW-OFF r_TO EXISTING SEWER MAIN I LOCATION J X --XSD�I EXISTING STORM SEWER&MANHOLE XSD EXISTING STORM SEWER&INLET r E -}, � —x55—S"� EXISTING SANITARY SEWER&MANHOLE /• —xW EXISTING WATERLINE&SERVICE Z I —xw�4 EXISTING WATER VALVE&BOX Q TL 1600 ' � 7 —xc EXISTING GAS LINE j2 I $ I� EXISTING FIRE HYDRANT a, \ PROPOSED SEWER AND STORM Z WATER SERVICE 1 I I I I I SERVICE STUBS(TYP) • I ' ' STUBS FOR FOR i - - LOTS 12 AND 13 , i 8+ —SD PROPOSED STORM DRAIN MANHOLE ------ -------- I L J \ 9,111 ( E — \\\ —Spm PROPOSED STORM GRAIN CATCH BASIN WN f I PROPOSED STORM LATERAL LL. OXI155—� PROPOSED SANITARY SEWER&MANHOLE n' APPRMATE'LOCATION OF FUTURE� I I PROPOSED SANITARY LATERAL I TRANSFORMER, FINAL LOCATION TO BE I IPROPOSED 1"WATER METER I DETERMINED BY PGE AT A LATER DATE. � I -------- TL 11900 TL 12000 I I I £ PROPOSED WATER QUALITY —w—wPROPOSED WATER LINE FACILITY PER TIGARD AND CLEAN — 6 WATER SERVICES STANDARDS 5 o PROPOSED FIRE HYDRANT 11 10 9 TREE PROTECTION FENCING c PROPOSED FIRE ( a 3 HYDRANT I i II TL 1500 m I I x I � I c $ I PROPOSED SINGLE ' _INSTALL WATER L __ — — PROPOSED DUALJ I L WATER METER(TYP) METERS FOR LOTS WATER METERS(TYP) �� '� CONNECT WATER MAIN � /I � I x 2 1 TO EXISTING BLOW-OFF _ 12 AND 13 -f -------------- --- -- ----- / [-$] \ UTILITY NOTES: > a ____________________ T LOCATION > _ _ ------- I _ _____ / � ^' / I k 1 PROPOSED SEWER MAINS SHALL BE 8"IN o AwxwA ,�w w IV—� Sp - �� sc}—sD DIAMETER UNLESS OTHERWISE NOTED. w w w w w w—w w—w w w w w w yr—w—w w— —w w w —w w —xsC—xso—xso zsDxsDxsD L - - - - x � 2. PROPOSED STORM MAINS SHALL BE 12" o 0 xss xss- xss—Ass nss Ass—xss xss ss xs '\ i ss-55 ss ss —ss—ss -Ss ss ss —ss ¢ xw xw xw -xw--xw B&-xw- IN DIAMETER UNLESS OTHERWISE NOTED. a A �o 11 111 3. PROPOSED WATER MAINS SHALL BE 8"IN 2 - - - - DIAMETER UNLESS OTHERWISE NOTED. \ x ------------------- NEW 48 DIA. ---- --- -PROPOSED STREET --- --PROPOSED CURB ---_ ----------- CONNECT WATER MAIN CONSTRUCT NEW MANHOLE I 7 MANHOLE(TYP) LIGHT(TYP) INLET CATCH TO EXISTING BLOW-OFF OVER EXISTING SEWER MAIN I1 I ; BASIN(TVP) _ _ _ LOCATION V CONNECT SEWER SERVICE �� 1 m TO EXISTING SEWER MAIN E If I I I TL 10800TL 10700 TL 12200 N ; I j Z 3 4 5 TL 5000 TL 4900 I I N I— ------- JOx i �I t CONNECT WATER MAIN TO EXISTING BLOW-OFF f LOCATION I I 2S1 11 AD TL I \\ 2Si 11AD TL I 2S1 11AD Il // 1�\ 2S1 11AD TL � c I I 3000 2100 2000 / \ 1000 N 2SI 11AD \ / 2S1 11AD 2S1 11AD 1 I I It.2200 // TL 1900 1 TL 1100 ` \ SHEET E 06 OF N 13 Y a Z w aZQ O � Oa LL, k LL O J TLu �3 ---__.-__-_-_ J LLJ Q O a N � � NoQ � cna � c� a \ \ - -- • —, w' a LL u' w' 60' 07 1 N _____X-3 -,- f I �[ �� 117200 ! it I 1�---T------ W 0 O n 9200 ___ / / \ _------- ---�•+-� '\*-\ / \ / I�I�l,,/ _ I I I / I / / �I I SCALE: 1"= 30' 0 M \ \ \(f\\`� \ I�f \\ \I \�/(f�/ \' / --\-- \\\\ ' 11 `II 1 _\Jll/r� ' 3 SD XSD—xs�/xsq-/—ixso j/' =/ o � n 17 \ �jlj II If / ,' I /r I ' / i' / / -- Vr / / / / / T� 730{ 11 �/// i� x I I 1 \ 1 n�iw10 Tuzloo , ,' 1 1! I / / / I ' f / I ( / \ SEDIMENT FENCE(TYP) I —✓ aL — /— L /� ) ) ` \ \ 1 �I 1 G / , / / — '\ \ EROSION CONTROL LEGEND —� 0 0 o— TREE PROTECTION FENCING V J L /moo \ I \ T��'i6°'� a 1 I 11 —■ ■— SEDIMENT FENCE 71 / 1 I 12 1 �/j \ / / 8' - - / \ \ \ \ 1 DIRECTION OF FLOW (n [L i/ /- \ 1 r l , I / r / / it I =i � J J / ■ \I Z_ BIOFILTER BAGS SURROUNDING C �/ - / // I I 1 ' \ ✓1\l� /( i l / ' l / / l /( ( / \ T I I — / I 1 \ \ 11 ( i SILTSACK-LINED CATCH BASIN G_ li -- / I --------------- Li / i �/ / J \ ` i ' W - / �'/ I / I ® BIOFILTER BAGS J \ / W p LIMITS OF GRADING P w — (L 712 I / / / / 1/ 1r / ^ f ' ` I J X ULTRA-BLOCK I '/ ! I / / �• $^go RETAINING WALL TL 11900 / / / •/ ; I II !1 / r I I i !�I y� I �/ I I Rw} •\\ / /n I / a 1 / / , / r � ( � 1 r 111 Il l / / I1500/ EXISTING RETAINING ! WALL TO BE REMO1 VED/, 'l\ ( i / LIMITS OF GRADING I I 1 ' // ------------ LLJ SD XSD-\ o xw—xw—xw—xwxw\ %w x ' — -1- / - / / . / •/ / / -- / I I / 1 I / i \ \ \\ \ \ _ j BIO BAG SEDIMEN\ � 1 o o — D—XSD %SDh(SD�—/%SD XS —%SD—_ D ,,�. / I / % ` / ! / / / / I , I I / r , , FILTER(TW) ' I wwxw xw --- ------- - - --------- -- - --- -- o \1 \ I EXISTING RETAINING -- ,_ {_•�__ •__ 1 _a� ' -BIO-BAG AND SILT SAC WALL Y_ Tt___ _ - \I \ WALL TO BE REMOVED \ 1 ro f I - SEDIMENT FILTER(TYP) �/ I 1 I 1 I�1� / / --- ----1�1.-•�� f'----- - �..-' �' � / I I I! T T IIIIIII1111 / '\\ / / LI MITS OF GRADING �zmON'P I� I f / TL loaoo t 107001 1$2hm I! \ / / 1 / 2 3 4 �S n 6000 ( n 4900 r-11I =ow'v o /� / / /- SEDIMENT FENCE(TYP) Y / / 1 2 Y—r— J — I— —/— --------1-r---------- �- 1-----` --i—�� - N1171 - J------ ----------- N 3 2S1 1 AD n 211 IIAD / 2S1 1AD TL 1 f 251 11AD n 3100 1 I \\r I r IZ100 / / I 2000 / l f ! \{. 1000 a 1 / / /� Q� v 2Si 1IAD \\ / 2Si 11 AD ! 2S1 11AD Q c TL 2200 \ ' n 1900 TL 1100 `\ SHEET a 07 OF N 13 W Y Y (L a z W aza O x� 3 LEGEND o O_ Q o w K TL 7100 I I x n 5300 , G IXIS77NC DECIDUOUS TREE TO BE RETAINED/PRO7EC7FD W T O O m TL 6800 j TL 6900 n 7000 0 3 W T O Q G EXSRNC CONIFEROUS TREE TO BE RETAINED/PROTECTED T W I h Z"N { EXISTING TREE TO BE REMOVED ? (n,_ cc --- .___--_.-_-..-_ -------I L TREE PROTECTION FENCING N O TREE STAND BOUNDARY Im r Q XX 30' ° 15' 90' 60' tip 10060 \ N x J O < O N -X---X-3C-- x- X---^� J ' \ x I x I W M #,°°#10 \ R66z ##6 n 7200 I I I I scAn 5zoo 30 -------------- TREE R T F >" H x 2 \ I PROTECTION NOTES: a U / DOj`� LL �J7-` 1. TREE PROTE(�TION ZONE. THE TREE PROTECTION ZONE (TPZ) SHALL r" _ N XSD—XSD—XSD--xSD—XSD \ BE ESTABLISHED AT THE DRIPLINE OF PROTECTED TREES AS A STAND 3 — — 1�06 ! z� Z MINIMUM. IF INFRASTRUCTURE MUST BE INSTALLED CLOSER TO r . > I " Y- PROTECTED TREES, THE TPZ MAY BE ESTABLISHED WITHIN THE nam \ - n 1700 DRIPLINE AREA IF THE PROJECT ARBORIST DETERMINES THAT THE ?x #,007 - - \" oos9:"� f::" /- / I I I \ TREES WILL NOT BE UNDULY DAMAGED. THE CONTRACTOR RST PRIOR 06 N ' 1 �\ RESPONSIBLE FOR COORDINATING WITH THE PROJECT ARBORIST TO WORKING BENEATH PROTECTED TREE DRIPLINES. Z atoo7z f / --,>t / z n 7300 % I n 5100 \\\ O Z - ++,,``\ J ��eo I 2. PROTECTION FENCING. ALL TREES TO BE RETAINED SHALL BE 1407\4 I ` /P j -- "I" APPROXIMATE LOCATION OF THE CITY I I PROTECTED BY 5-FOOT TALL METAL FENCING UNLESS OTHERWISE Q TL 12100 I \ \\ APPROVED BY THE CITY MANAGER OR DESIGNEE. PROTECTION J OF TIGARD TREE GROVE OVERLAY I x FENCING SHALL BE SECURED TO STEEL POSTS PLACED NO FURTHER Q t°a}T '"" \ THAN 8-FEET APART AND SHALL BE INSTALLED AT THE EDGE OF > O. ry t .. - f ` � - #t°Toa STAND 1 a,o I 1 I i I \ THE TPZ. n/ I\ „�_. ry ryry5 ryry--ry ti ti- -' p � / J_ _ __ _- .dZ \\ 3. PRECONSTRUbTION CONFERENCE. THE PROJECT ARBORIST SHALL BE (jJ Q /~ ti A i� 5 R / ON SITE TO bISCUSS METHODS OF TREE REMOVAL AND TREE \ #,R7 6 Tory �t / ,) \ J 'J / I ) PROTECTION PRIOR TO ANY CONSTRUCTION. OSTAND 2 ua& ` #,B,arl y ” IjJ _ _ I /, / \ n 1600 4. PRUNING. THE PROJECT ARBORIST CAN HELP IDENTIFY IF AND WHERE x1 1� / p PRUNING IS NECESSARY ONCE TREES PLANNED FOR REMOVAL HAVE o\z / I / / / li / / / DC7 t s BEEN REMOVED AND THE SITE IS STAKED AND PREPARED FOR / td � I / / / \ #tei3a': W al0rss t CONSTRUCTION. PRUNING SHALL BE PERFORMED BY A QUALIFIED TREE SERVICE. W LL 72/ I I Ii \ I� I a�T6T LLI � / r I J r / I I I� 1 % .. :�" � 5. TREE PROTECTION ZONE MAINTENANCE. THE PROTECTION FENCING ` SHALL NOT BE MOVED, REMOVED, OR ENTERED BY EQUIPMENT I I I I \ \ r / 1 /� / J l l °?ss � EXCEPT UNDER DIRECTION OF THE PROJECT ARBORIST. .. . 6736 \ � 6. STORAGE OF MATERIAL OR EQUIPMENT. THE CONTRACTOR SHALL NOT \SEE NOTE 4 ON THIS STORE MATERIALS OR EQUIPMENT WITHIN THE TPZ. \ I I y y\I \I / I Y l I I I SHEET FOR REMOVAL I / �1 Un( A I I OF THESE TREES 7. EXCAVATION.'EXCAVATION BENEATH PROTECTED TREE DRIPLINES I I 1 1 I l / I j o / / / / / I "''/ SHALL BE AVOIDED IF ALTERNATIVES ARE AVAILABLE. IF EXCAVATION a 0771 IS UNAVOIDA9LE, THE PROJECT ARBORIST SHALL EVALUATE THE o //I at TT PROPOSED EXCAVATION TO DETERMINE METHODS TO MINIMIZE J -- n 11900 1 n 12000 _r h l }� I I#1bz� - \/ , I \I; I I I I / j / r I I) 1 ` \ I '�'J G o TT IMPACTS TO TREES. ALL CONSTRUCTION BENEATH THE DRIPLINE OF ass V II I I I I l - PROTECTED TREES SHALL BE UNDER THE ON-SITE TECHNICAL m I I / 11/ zss 10ak9 I \ I j 9 1 / STAND 4 SUPERVISION OF THE PROJECT ARBORIST. G y i / / 1 l i a n 1500 8. LANDSCAPING. FOLLOWING CONSTRUCTION AND WHERE LANDSCAPING I IS DESIRED, APPLY APPROXIMATELY 3-INCHES OF MULCH BENEATH z o / ,1 } I o I THE DRIPLINE OF PROTECTED TREES, BUT NOT DIRECTLY AGAINST N l r/ / l / / ` / f 1 / / / / I TREE TRUNKS. SHRUBS AND GROUND COVERS MAY BE PLANTED N / / 1' / \ '` 1 / 7 / p WITHIN TREE PROTECTION AREAS. IF IRRIGATION IS USED, USE DRIP w N o L T- I / -` ,. #,°776 I I IRRIGATION INSTALLED AT NATIVE GRADE (NO TRENCHING)ONLY --- --------------I Y/---- / 1/-- f --f/-- ---1--�7--� -�-/----I /�' �/ 1 \' 1 \ \ I I / f l BENEATH THE DRIPLINES OF PROTECTED TREES o ------------ - - -- ` T / J / / / -I- --"--1---1---�- / - \i \\ \ -- ----i----i-"'-" --- F I/ \ 9. TREE PROTECTION INSPECTION. THE PROJECT ARBORIST SHALL /I 1 \ �- I INSPECT AND VERIFY THE LOCATION OF PROTECTION MEASURES PRIOR o • -_`____ 1 - - --_ \ \ TO CONSTRUCTION, MONITOR TREE PROTECTION MEASURES - / -_ REGULARLY, AND PROVIDE BIWEEKLY WRITTEN REPORTS TO THE CITY � —xw—xw—xw—xw—xw xw—x - / / / // / / / / / / / / / / / I I i I j / / - 1 \ \ \ I DURING PERIODS OF ACTIVE CONSTRUCTION. o _ / 761 \ \ \I D z o 0 -xs0—xs0—XSD—xs0 x5D XSD _—_� s --C� lTT- l —T'7 / r !%I �-r T ,"f" d7 ."- / / I— � 7 10. FINAL REPORT. AFTER THE PROJECT HAS BEEN COMPLETED, THE W ss—x55—xss—xss—x55—xss x Xss 55—xss\ s / l 1 I I I I l / l l l / // W«�T 1 1 I [ _ I ! /l I i / PROJECT ARBORIST SHALL PROVIDE A FINAL REPORT THAT DESCRIBES THE/ I / "0TH_, T� TREES. SURES NEEDED TO MAINTAIN AND PROTECT THE REMAINING x I f -� - �--- / r _esza — — T — — — t--F-- 1--- 0 T---- f /----y---- 7--- / T #109Y wo W I I � / - . � / f �l jr ARBORIST STATEMENT:r F7 �W t wr� 1, MORGAN HOLEN, ATTEST THAT THIS TREE 8.. PRESERVATION AND REMOVAL PLAN MEETS THE �� / I I I -{ °d3E9s6" REQUIREMENTS IN SECTION 10, PART 1, OF THE �owm` / / / / / / I I / / I I I / CITY OF TIGARD URBAN FORESTRY MANUAL. (jam .. o TL 10800 I n 10700 n 12200 J 1/ / Z 3/ �Q w / / / I - :\..:T`- # 7 n 5000 n 4900 Vv s i i *82 _ ..: b�" MORGAN HOLEN ' ISA BOARD CERTIFIED MASTER ARBORIST PN-61458 /� RTC / /� r °964 110 \'�`"109si`.� I ISA TREE RISK ASSESSMENT QUALIFIED I I >/ \ / I I 1 C 1 .: "R a9 i DATE.October 016 3. vz _----T------------_j_---1-----_.1-._.___--- 1, J �., h ry' U �v h' h ��P g '�6' Off' -T'� ----- ------ ---------- ( I\ J J #10976 #109 \/ / #10964 / y I I / 2SI 11AD TL \ 2S1 11AD IL 2S1 11AD 1L /J 2S1 11AD TL ® I 3000 1 \ 2100 1 2000 / 1 1000 SHEET 0-3 o V wF � OF N 13 Y Y � a cc Z o a O W LL 0 O IULI CC W 1 W T C (r m 0 EXISTING TREE INVENTORY EXISTING STAND INVENTORY � o _LOt Dominant Tree Species Arg DBH1 Avg Condi Total Canopy UJ 0 0 a E�1- No. Common Name Species Name DBHI C-Ili Cano 3 OS4 ? aPY f HTS Cond6 Pres? Comments Treatment Tree Species Common of Znd Arg DBH 2 Arg CondOverall Stand PreservedDouglas-fir PseudotOugo menlre5u 10 8 s id 2 I very dense duster of firs remove Siand No. Tree Species Common of 3rd Avg D8H 3 Arg Cond 3 Preservation Rating Total Canopy(sq tt) (sq ft) Comments 0 Douglas--5r Pseudotsugcrrenaesn 22 12 S ;J vzry dense dusterroi ilr=. remove che,,y,o-I'ssppl - or r-cr�.r.zsr;ith poor structu�e;v:rgmv:n;.it- m Q o 2 • a kc�yeru,sc^�a�,t i elv idem reds rvasiva.,, 1-he ~ 102E4 Douglas-fir Pseudogoga srenneso 8 7 - S N 2 1 very dense cluster of firs remove 1 sweet char,,JR nus arum) 6 _ 1 l b31 C stn.c ocl.des one pamariy oR-v:e brgmat maple rn:h:car —� O C Q (y 10265 Douglas-fir Pseudotscgo rnennesir 10 8 S N n 1 very dense duster of firs structure,decay,son:tie property ine fence compzemartalced J J �( �"' O remove bigleaf—:apse lAcer macrophyllum) 2x20 entree trunk at me,recture of codommant stems W ('7 a 10266 Douglas-fir Pseudo[suga menttesii 6 6 s N 2 1 very dense cluster of firs remove `levy dense row or 27 western materials,eeerall,live crowns with 0 T >_ 10267 Douglas-fir Pseudotsuge mentiesri 8 7 - 5 N 2 1 very dense duster of fns remove western redcedar(Thuja phcota) SS 2 272 0 good rear and generefygood condition as intact group,but C U 10268 Dou las-fir Pseudotso omsnnesu individual trees with moderate to poor st-uctu-e,old topping G B 9 18 11 S N 2 2 very dense leaders Of firs remove cuts,multiple leaders,lower and interior dead ranches. X 10269 Scots pine Prrtus sylvestris 30 24 0 N 2 2 multiple leaders remove Relatrve yme tree trunks Mature benature stand,unmanaged,eextensiveivy.'forest Hoar alri(Acer macrophyllum) 14 Invasive species,top dseback,dead endo sop� gle-, f maple accounts for 29 of 10270 European white birch Betide pendula 20 16 0 N 1 1 and broken branches,broth decay remove 41_O trees m stand 3,most of which are in moderate to peer coidRmn with door st•urture and decay.Also includes four red _y codommant stems,highly 3 Douglas-fir(Pseudotsuga mennesu) 23 2 1 14,191 3.529 alders,one urvas ve swee,cherry,one western redcedar,and six W 10270.1 Port-Orford-cedar Chcmcecypons(mvsonrcnc 2x20 14 0 N 2 2 susceptible to root disease remove Douglas-firs in generally good condition,which are the best 10271 English holly Ilex opurfolium 3x10 14 0 N 2 1 invasive species,poor structure remove exstmg trees n stand 3.Three on-sole Douglas-firs are suitable Z red alder(Alnus rebs) 12 1 for retention and five offeite Douglas-firs contiguous with the O 10272 laurel Laurus spp. 28 22 - 0 N 1 1 very Poor structure remove stand spall be protected Z 10273 8 giant sequoia Secuoadendron gigonteum 68 20 1,256 0 N 3 3 remove ivy from trunk retain Coat„-ed Q 10274 arborvitae Thuja spa 12 8 - 0 N 2 1 shrub species remove Relatively natures stand,unmanaged,extensive ivy,blackberry, Q J 10275 Port-Orford-cedar Chemaecyporis lowsoriona 12 8 S N 2 2 self-correcbn but excessive lean Oregon ash(F nous lati`alis) 12 1 and sore English holly,generally declining trees in poor mnditcri Q. B remove "I in poor structure Mature Oregon ash accoun-s for 23 of 54 self-correcting lean,codominant on-site trees in stand 4 Also includes 12 bigleaf maples,seven �, J 10276 Port-Orford-cedar Chomcercypons lowsonrono 10,16 g - S N 2 2 stems remove muasve sweet:berry,five nvasivetree-of-heaven,four Oregon W 4 big;eaf macre(Acer macrophyllum) is 2 1 11497 615 white oaks within the proposed street alignment,two plums,and '^ / invasive species,codominant one western redcedar win no ma`or defects which is the best V I 10425 sweet cherry Prunus avium 20 15 5 N 2 1 leaders remove existing tree in stand 4,The western redcedar is sudable for W OC 10429 laurel Laurus spp. 6 12 5 N 2 1 poor structure,one-sided with lean remove retention and one off-sGe bigleaf maple contiguous with the W G 10954 En lish hawthorn C.�atae us mono ria dam sweet cher Prunus avmm 12 t stand snail be protected Three partially oo-site trees are r^a. S 9 gY P 12 0 N 1 1 invasive species,poor structure remove cherry ) recommended for removal which requires authonzaton from the li W Continued.. neighboring property owner, W 10957 English hawthorn Crotoe us mono no clump DBH is tree diameter measured at 4.5-feet above the ground level,in inches W 8 9 9Y P 12 0 N 1 1 invasive species,poor structure remove Cond is the numerical condition rating 10-3)as defined in the Tigard Urban Forestry Manual: W 10964 Enghsh hawthorn Crctaegus monogyno clump 15 0 N 1 1 invasive species,poor structure remove LL RATING VIGOR CANOPY DENSITY' DEADWOOD FAILURE HISTORY PESTS DECAY 10970 serviceberry Amelanchier clnrfolra clump 10 S N 1 1 large shrub remove moderate structure,codommant 0 dead to severe decline x30% major scaffold branches >l scaffold Infested major conks and sivitses stems,visual assessment limited to 1 declining 30-60% twig and branch dseback scaffold branch Infested one to a few conks,small cavities observations made from project site - 2 average 60-9096 smalltw wits small branches Minor present only at pruning wounds o 10976 off-site Oregon ash Fraxinus laofoho 10 10 0 N 2 2 only protectFEE3 good to excellent 90.10040 tittle or none none None absent to present only at pruning wounds _ 10978 Oregon ash Froxmus lohfolia 6 6 0 1 N 2 2 forked leaders,one-sided crown remove P,es is the numerical suitability for preservation rating(0-3)as defined in the Tigard Urban Forestry Manual $ 10982 Oregon ash Frcxinde latifolra 6 6 - O N 2 2 lower trunk wound remove RATING CONSIDERATIONS a s 1DBHutree diametenneasured at 4.5-feet above the ground in inches; multiple trunks splitting below DBH are measured separately and individual Crook measurements are separated byacomma,except multiple trvunks of the same size as indicated 0 Nuisance trees are the dominant spedern she stand and/or continued viability of the stand is unlikely due to pests,competition from nuisance tree or plant species,hydrologic changes or other factors. m as quantity x are, 2CRadis the average crown radius measured in feet 1 The stand requires a currently cost prohibitive level of investment and management of pests,diseases,nusance tree or plant species,hydrology or other(actors to become viable a N 2 Thestand is viable but requires more frequent management and monitoring of pests,diseases,nuisance tree or plant species,hydrology or other factors for continued viability than astand rated ase"3 Z m 3Conopy is the average tree canopy area(k2)for on—site trees to be retained with Condition and Preservation ratings>2,calculated as:Canopy=(C—Rad)2 x p. c< lm3 3 The stand is cable but requires gess frequent management and monitoring of pess,diseases,nuisance tree or plant species,hydrology or ofherfactors for continued viabilitythan astand rated are"2"40/S identifies the trees as either Open brown or Stand Grown. topy ss the average tree canopy area(rn square Feet)calculated using Lgard MapsTotal Cano .SHT identifies whether or notthetree is aSHT identifies whether or not the tree aHen[a�eTree retherY for per or Nfor no)Tree reicherY for per or Nfor no)blondis the numerical condition rating(l}3)for on-site trees as defined n the Tigard Urban Forestry Manual ]Pres is the numerical suitability for preservation rating(D-3)for on-vte trees as defined tin the Tigard Urban Forestry Manual. RATING VIGOR CANOPY DENSITY DEADWOOD FAILURE HISTORY PESTS DECAY E3 a 4 0 dead to severe decline <30% major scarfold branches >l scaffold Infested major conks and cavities ca 1 dedlning 30-60% twig and branch dseback scaffold branches Infested one to a few conks,small cavities z o 2 average 60-90% small twigs smallbranches Minor present only at pruning wounds 3 good to excellent 90-100% little or none none None absent to present only at pruning wounds \/ RATING CONSIDERATIONS ow W H The tree is a"hazard tree'as defined In chapter 18.120 of the Tigard Development Code and"hazard tree abatement"as defined in Chapter 18.120 in the Tgard Development Code cannot be completed in a manner that remits m tree w N 4 retention consistent with tree care industry standards E The tree is dead,in severe decline,or dechmng but may Stoll be retained d desirable for wildlife or other benefits because it is not considered a"hazard tree”or"hazard tree abatement"mold be performed. aero 1 rn� ?o0 0 2 The tree has average health and/or structural stabddcou Illy thatld be alleviated with treatment,the tree will be less resilient to development impacts and will require more frequent management and monitoring aper development thane ions m s tree rated as a"3'. � zF ; w mm J P� ts QR,Q o SHEET E Z 09 OF n 13 Y Y cc a a z W az O LL 0 ^IO w k xl x W in q m TL 7100 I TL 5300 ILL > d Q o TIL seoo n ssoo n 1000 x X N 51 p o 0 C, NQa CMC C -- -- - ---- - - i a% - - M N o. J (3 s0' ;0' 60' m I" M 0 LL 10090I I x I SCALE: 1"= 30' �j 'iJ ~ Q X -: -----XI p T #,0091 -� x a,o IL 7200 r TL 5200 LEGEND U 9081 x x 006] x cc IXISTINC DECIDUOUS TREE TO BE RETAINED/PROTECTED --- x x -- I`\ IX/57TNC CONIFEROUS TREE 7U BE RETAINED PROTECTED 3 XSD—%50—%SD—XSD—XSD 1 r— ------------------ IX/SnNG TREE TO 8E REEIOYEO Z 13 I 3 \\ -♦- - -�—i— TREE PROTECTION FENCING Q #,99]#,99 ^ ]1 1 PROPOSED STREET TREE I.L x n 7300 I X I TL 5100 (FLOWERING DOGNOOD) 010071 I /- 1.5"caliper minimum W TL 12100 1 I 1— GNJOPTREE l }- � i`ecasa'S (HEDGE A[APGE ORY RAYWOOD ASH) 32\1 _ ims \ __ 1.5"capper minimum ^ 17 TL 16 31, 12 e , r 12]] LU = 15 I-- � w — — a I - NOTES: 1 1. PRIOR TO STREET TREE PLANTING, LANDSCAPE CONTRACTOR SHALL EXCAVATE 14 TO A DEPTH OF 36-INCHES AND BACKFILL WITH AMENDED TOPSOIL, TOPSOIL AMENDMENTS SHALL BE DETERMINED BY THE LANDSCAPE CONTRACTOR. 21 1 � I 2. IRRIGATION TO BE DESIGN BUILD BY THE LANDSCAPE CONTRACTOR. -- n 11900 n 12000h �I IPO 13 , \ 3. NEW TREES THAT ARE PLANTED TO MEET THE EFFECTIVE CANOPY 12- 1 eC I N 6 I REQUIREMENTS SHALL C014FORM TO THE APPLICABLE STANDARDS IN THE m Q TIGARD URBAN FORESTRY MANUAL. THEY SHALL BE PLANTED IN ACCORDANCE F'� 11 10 I J 1\ I a WITH THE AMERICAN NATIONAL STANDARDS INSTITUTE (ANSI) STANDARDS FOR g z TREE PLANTING (A300, PART 6) AND ADDITIONAL STANDARDS ADOPTED BY N 12 1L 15 THE OREGON LANDSCAPE CONTRACTORS BOARD. NURSERY STOCK SHALL MEET O v THE REQUIREMENTS OF THE AMERICAN ASSOCIATION OF NURSERYMEN FOR N a 'r P NURSERY STOCK (ANSI FOR GRADE N0.1 OR BETTER. DOUBLE STAKE N ,/I TREES IF NEEDED FOR STABILITY TY DURING THE ESTABLISHMENT PERIOD. w m J 1 J #,0779 of / I \ 4. ROOT BARRIERS SHALLBE INSTALLED ACCORDING TO THE MANUFACTURER'S - ---"T------------- T------------------ ----- ------------------ - -------------------- --------------------- /- `____----_--_-_ __---------____--_- SPECIFICATIONS WHENA STREET TREE IS PLANTED WITHIN 5'OF ANY HARD N - 1 - SURFACE, PAVING, OR UTILITY BOX. o ry — xw—xwxw—xw—xw xw—x — \ \ \ _�� � \ / \ / \ _ ARBORIST STATEMENT: o -XSD—XSD XSD—XSD xws XSD \ \ SW I1VEZ STREET 2 ;ss—xss—xss xss—xss—xss x xss ss—xss---� ---- -- - �\ i �\ -- T- \ \----- I, MORGAN HOLEN, ATTEST THAT THIS TREE •'• •' , - '' - '• -i /. SECTION 110,EPART 2M OF THE CITY T GARTD ,_ IN /� .• , t 5 9 " d\ xI ------� --------- ------ URBAN FORESTRY MANUAL. m -------------- ----- ---- ----------- \ I MORGAN HOLEN 1 I ISA BOARD CERTIFIED MASTER ARBORIST PN-61458i�o"o E I / ISA TREE RISK ASSESSMENT QUALIFIED (((]]]���� z�'^' DATE:October Z],2016 I\\ F3 a I n loeoo I n lobo I n lzzoo � \ � 1 2 3 4 5 77 5 '[UUUwI J x11", 11 w I ••�� 1 f }34�I 1 35 I l 36\I 37\i T J I I 2S1 11A0 n i \ 251 11 AO n I 251 11AD n 3000 \ 2100 2000 / I 1 / SHEET 10 OF 13 � O O � -N• N N W W � I ' - + o cn o cn o cn o cn r ( i� o o CD PRIVATE STREET(TR B) 9+2197 7 ... fv11� 10 rj CD [.E 6 0 ff - 0 I - •I (— — — — — — — — + �— SW89THAVENUEILI + X55—%85—%88—%ss ELELEV= 225.23 V. / - '•::a:"'..;Vii:' - ,•av'.� ",', / EVC=10+30 ELEV=223.37 --------------------- BVC 10 95 ELEV=216.22 �,'"}" y;. I m `n + S Z G: .. D N N o C n< .cd•``✓µg,;.:'I' „ m II II m _. D g A II '�II II N haz'M m Y.... N ' o L 5'�'`�'•� m N N c - I I AVENUE ! ELEV=210.77 ---------------------------- - eFrc1,,.;ts: uwe: ��I'H z :''s�','jy�..:^,•�i''`:+�' .." ° m BVC=11+95 „a1 Z�" — ELEV=209 go Kq I - / S S {'R m N— IF II — — o / a / EVC=12+65 � a".',,� '•:�{''': / ELEV=205.01 't. ,' ''; + ------------- I.W r�i.1+•t.1os" .t o • w� � cis N I � � + v O O � � N N W W n D O d V f N A REVISIONS _ .QNB- �� 10. DATE DESCRIPTION SW INEZ PLAN & PROFILE IRMA DELL BUTTERFIELD PARK 0 10/2016 IST PLANNING SUBMITTAL 13-LOT SUBDIVISION y � TAX MAP 2S1 W 19 AA �p.� 8285BEAVERT(ON,)OREGON 597008 UITE 80 TAX LOT 01 400 7 6-8812 FAX:(503) 639-9592 CITY OF TIGARD, OREGON rloaesig0.o FIL£'P: 236-014 Irma dell butterheld pork dwg lon 236-014_71st01,W LopuG 11 SW INEZ PLAN&PROFILE,Plot Date,' 11121 2016 4:11 PM,by Sheri Markwardt 236-014 IRMA DELL BUTTERFIELD PARK ! I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I - - -- - J L — - - - - - J I- - — — J ----------------------- -------------------------------- -------------------------------- --- N N N SWEVEZSTREET rn 4� _ " .:,;;:,a a1^..... ,.,;Mi?.5 r/, 5�,� .� y �i,.e,,,F'.;•3f,':}",: CL INTERS CTION �S�� •�. ... .. o —70+00.00,SW 88TH AVE-_ `..: :3:.�' �..5.• i',y':''::7.{;.;g,:. ai;.:PX,:.-.�,'= �.3;W'#.. 'P£.'- `< :a';', o I t 11+91.26,SW INEZ ST '•x.,.;�. - 7 .. a». ' `•. o^„ ELEV-209.5 ;g, &r%,Y..x,tfi,:1'.d:'o«ao:,,.. .W.o•simi:t:uI=-.,t,.;}i<;-,.....•..cS;;.1a.L.t•peoa"t:.,..,z,V"a':.s,.z'>»��y':'.�,a^y/2�tffSTA 10+12.50 z�x1 ,'f• - ; ELEV= 209.15 .:: �,,:5'',. ,:��ya.cr,rx-. .3s.✓�r.,.,�. .e O � .1 -,., ELEV=208.69 -- --------------------�-'.,\ ° ...3r}i yl:�;: ---'/-------------------------- --- I �o o II gmnm� ! �I: `'` G s3' •I/ f/10 � tu co 00 ' D EVC=10+8808. G ELEV=252 n ';,'s�:'r`;�*frrt.',".p9 Z o m _ ::. J m u' Z I e I c ! V 1 '}rt. .Sty. r m vis v y :3.: q:' cn , STA=12+00.47 _ "`' — •�-�t—•iP o I —0LEV= 210.51 0 ©8O I � I + I N OMS ll I I 00 L ll E n m o � N /7��/�\' REVISIONS = An "•• "”' RiO N0. DATE DESCRIPTION SW 88TH AVE PLAN & IRMA DELL BUTTERFIELD PARK N ;p4-z/1 i 0 10/2016 15T PLANNING SUBMITTAL PROFILE 13-LOT SUBDIVISION l�iy C��� TAX MAP 2S1 W 11 AA 8285 SW N(IMBU))S AVE,SUITE 180 TAX LOT 01400 y BFTEL:T 503)R74 639N959208 , OREGON CITY OF TIGARD merlatleeign.com RLBP: 236-014 firma dell butter(eld park dwg /on 236-014_12st02,Lo}wut: 12 SW 88TH AVE PLAN&PROFILE,Plot Dote: 11 21 2016 4:12 PM,by Sheri Markwordt 236-014 IRMA DELL BUTTERFIELD PARK N N N N l O VI O CNII O (Wll + I av l I lSZ Qa 2 I I I I + -7 VI G + C cncn 00 EVC=10+75.66 D i co—ELEV=222.02 I 00Ul IOOLO I = mn m m + ` wu o O 1 BVC=10+35.66 Z : TI I ELEV=224.03 ------------------- .+ _ CI_INTERSECTION ,'... �:m-"us: "•i3:;. .r.;-,.�:"^+ i3?" ;-7�� o — nA ,0+00.00,SW 897H AVE- •:.- to+oo..;,�,,,�i ';b''e.y+sa.��' y;'�,'v.o'""o n� 0+00M.SW INEZ ST I z� ELEV=225.23 I I mo ,I + b IVJI N_ j N N — — _ — — • � _ 4 • r N N O (T O CNI, O (WJ1 O O (Nii O (wli O N + nn + __ CL INTERSECTIONOil 11YGlJ 0 10+00.00,PRIVATE ROAD- m. O - '�4 a 8+50 9+33,46,SW INEZ ST '„v4 '_g :,e-t ^z�•� ;.,, j %:f'. ELEV=226.76 ... t r r m y (n m X - -- �' I. m m 00M ll j < I L + —I m Z + .. STA 11+50+46 :;' -- - --- --- ----- o —ELEV I � II + i - O N N N N N N I I n m II• o � '0 Emlal v.c) REVISIONS .� N0. DATE DESCRIPTION PRIVATE STREET & SW IRMA DELL BUTTERFIELD PARK 0 111/1111 1ST PLANNING SUBMITTAL 89TH AVE PLAN & PROFILE 13-LOT SUBDIVISION TAX MAP 2S1 W 11 AA �Lly 5285BEAVERT(ON,)OREGON 597008UITE 180 TAX LOT 01400 T 746-8812 nx (503) 639- 9592 CITY OF TIGARD OREGON riodesign."m FlLE.•P: 236-014 Irmo dell butterfield pork dwg lon 236-014-13st03,Layout., 13 PRIVATE SIREET&SW 89TH A,E PLAN&PROFILE,Plot Date. 1112172-07 4.•13 PM,by Sheri Markwardt 236-014 IRMA DELL BUTTERFIELD PARK ADDITIONAL DOCUMENTS "FOR COUNCIL NEWSLETTER" (Sent on 11/28/2016) LAND USE PROPOSAL DESCRIPTION 120 DAYS = 3/22/2017 FILE NOS.: SUBDIVISION (SUB) 2016-00010 FILE TITLE: IRMA DELL BUTTERFIELD PARK APPLICANT: LWD LLC &Four D APPLICANT'S Emerio Design Construction REP: c/o Anne Marie Skinner c/o Alan DeHarpport 8285 SW Nimbus Avenue, S180 5740 SW Arrow Wood Ln. Beaverton, OR 97008 Portland, OR 97225 OWNER: Mark J. Butterfield 8770 SW Mountain View Lane Tigard,OR 97224 REQUEST: The applicant requests a 13-lot subdivision on a 3.22-acre site located south of SW Greensward Ln and between extensions of SW Inez Street. Lot size ranges from 6,007 to 14,581 square feet, with an average lot size of 7,640 square feet are proposed. Most trees will be removed with some retained on the northern portion of the site. LOCATION: 8770 SW Mountain View Lane;Washington County Tax Map 2S111AA,Tax Lot 01400. ZONE/ COMP PLAN DESIGNATION: 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 Chapters 18.390, 18.430, 18.510, 18.705, 18.715, 18.745, 18.765, 18.790, 18.795 and 18.810. DECISION MAKING BODY BELOW: ❑ TYPE I ® TYPE II ❑ TYPE III ❑ TYPE IV COMMENTS WERE SENT: November 28.2016 COMMENTS ARE DUE: December 12.2016 ❑ HEARINGS OFFICER (MON.) DATE OF HEARING: TIME: 7:00 PM ❑ PLANNING COMMISSION (MON.) DATE OF IIF:ARING: TIME: 7:00 PM ❑ CITY COUNCIL (TUES.) DATE OF HEARING: TIME: 7:30 PM ® STAFF DECISION (TENTATIVE) DATE OF DECISION: January 5.2017 COMPONENTS RELATED TO THE PROJECT AVAILABLE FOR VIEWING IN THE PLANNING DIVISION VICINITY MAP DRAINAGE PLAN IMPACT STUDY ® SITE PIAN ® STORM WATER ANALYSIS ® TRAFFIC STUDY ® NARRATIVE ® TREE PLAN ® OTHER:MISCELLANEOUS STAFF CONTACT: Gary Pagenstecher.Associate Planner (503)718-2434 dry ."K 01$vlI 17- � ..� � �G�y � IRMA DELL BU TTERFIELD PARK RECORDED AS DOCUMENT N0. �_ _ 0k }' t `Ff r a� � A GEE SWARDOPARKPNO. 2N AND OTHER OF TRACT "LAND LOCATED IN THE LEGEND /{ N.E. 1/4 OF SEC. 11, T.2S., RAW., W.M. p SET 5/8' X 30" IR WITH YPC MARKED "EMERIO DESIGN" CITY OF TIGARD, WASHINGTON COUNTY, OREGON ♦ SET 5/8' X 30" IR WITH YPC MARKED "EMERIO DESIGN"IN MONUMENT BOX ✓✓ t EE JANUARY 30, 2018 ■ FOUND 5/8"IR WITH YPC MARKED "EMERIO DESIGN' SET IN R7 • FOUND MONUMENT AS NOTED IN MONUMENT REFERENCE TABLE IR IRON ROD IP IRON PIPE YPC YELLOW PLASTIC CAP 2 AC ALUMINUM CAP 55 GREENSWARp PARK NO 56 I SF SWARF FEET SN SURVEY NUMBER, WASHINGTON COUNTY SURVEY RECORDS FD.FOUND (H) HEIR MONUMENT POSITION (H) D N 89' '09" E 130.07' R2 REFERENCE NUMBER ©(H) w II MONUMMENT AL�LINGN(CARD NAL) 44.13' 14(H) 58 Z 38 PUE PUBLIC UTILITY EASEMENT wORNER LOT 15 AL Par1r .n E1 PRIVATE EASEMENT FOR RIGHT OF WAY AND UTILITIES DOCUMENT NO. 2012-031892 NE CORNER � N I DBC MONUMENT DESTROYED BY CONSTRUCTION, REPLACED AS SHOWN $� � Q ' v u REFERENCES co1.10• 2 Ri SN 33199 ® 3 °D EENSw ARD PARK 21 R3 SN 324R2 SN 83 GR 3 R4 PLAT OF"GREENSWARD SOTH" LOT 13 M to R5 PLAT OF "GREENSWARD PARUK NO. 2" 15 14,560 SF I R6 PLAT OF"GREENSWARD PARK" c IM 59 R7 PLAT OF"PINEBROOK TERRACE" 4V 22' 22' 37 RD PARK RS USBT BOOK 9, PAGE 540 a GREENSwA MONUMENT REFERENCE TABLE ypv� (® Dec V) N 89'49'48" E 291.20' (H)N/S 9.12' O S 89'36'33' E 93.35' 22.00 22.00 ® ®(H) SEE NARRATIVE 1 FD. 5/8" IR WITH YPC MARKED 'NORTHWEST SURVEYING, INC.", DOWN 0.1', SET IN R2 R2 FD. 5/8" IR WITH AC MARKED "WAKER ASSOCIATES, INC FLUSH, SET IN R5 g�P 111.66' 23.00' 123.00' 129.00' PLAT CORNER 3 FDN 645,838.427 . 5/8" IR WITH AC MARKED "WAKER ASSOCIATES, INC FLUSH, SET IN R6 37 5'09'26"E 4.54' I I E 7,620 028.752 g FD. 5/8' IR, NO CAP, FLUSH, SET- IR NTH AC MARKED KNRR6SSOCIATES, INC FLUSH, SET IN R6 e n $ ©FD. 5/8" IR WITH AC MARKED "WAKER ASSOCIATES, INC", FLUSH, SET IN R6 M S89'39'58"E LOT 12 3 LOT 8 ,`�� W I oI LOT 7 22 ❑7 FD. 2" BRASS DISK IN MONUMENT BOX MARKED "DLC 44 T2S R1W 1996" 28.00' 7046 SF 7546 I tO� 7754 SF WASHINGTON COUNTY GEODETIC CONTROL MONUMENT GC-22-013 SET IN R8 W ;' o Z ©FD. 5/8" IR, NO CAP, FLUSH, SET IN R7 a0 SET MONUMENT 1.00' $ I I S 89'43'48" W 129.01' 9 FD. 5/8" IR WITH YPC MARKED "NORTHWEST SURVEYING, INC.", DOWN 0.3', SET IN R2 n EAST ON LINE z Q 1 FD. 5/8" IR WITH YPC MARKED "NORTHWEST SURVEYING, INC.", DOWN 0.2'. SET IN R2 S 89'36'33" E 107.08 S 8936'33" E 111.00' 72.78' 56.23' 4.20' 11 FD. 5/8" IR WITH YPC MARKED "NORTHWEST SURVEYING, INC.", DOWN 0.3', SET IN R2 M 76.08' 66.00' 76.00' 1 FD. 5/8" IR WITH YPC MARKED 'EMERIO DESIGN% FLUSH, SET IN R4 O W m I 8.00' PUE (H) 13 FD. 5/8" IR WITH AC MARKED "WAKER ASSOCIATES, INC", FLUSH, SET IN RS O _ m 14 FD. 5/8" IR WITH YPC MARKED "WAKER ASSOCIATES, INC", FLUSH, SET IN R5 Z a w _ O1 1 FD. 5/8" IR, NO CAP, SET IN R7 N w N 8.00' PUE---I 3 w 16 FD. 5/8" IR WITH YPC MARKED "WAKER ASSOCIATES, INC", DOWN 0.4', SET IN R5 n m N m N (A M 1Q FD. 5/8" IR WITH AC MARKED "WAKER ASSOCIATES, INC", FLUSH, SET IN R6 14 a F�uS o I M NI LOT 6 w TRACT A ec � 1 FD. 5/8" IR, NO CAP, UP 0.2', SET IN R7 QN o a LOT 11 w LOT 10 w LOT 9 m g ° 8237 SF N 6387 SF a M 23 U 1�9]FD. 5/8" IR WITH YPC MARKED "WAKER ASSOCIATES, INC", FLUSH, SET IN R5 g = 8720 SF n 6997 SF N 7931 SF I I z I o SEE NOTE 2 8 0 I 23' 23' I z bo IN V) °D NiARRRP SE OF THIS SURVEY IS TO SUBDIVIDE THE LAND DESCRIBED IN DOCUMENT NO. z SEE DETAIL z I ( 3 2017-035840, WASHINGTON COUNTY DEED RECORDS AS APPROVED IN CITY OF TIGARD PLANNING SHEET 2 8.00' PUE fn I FILE NO. SUB2016-00010. 8.00' PUE 2.00' E7 L -L=28.16' L=28.40' THE BASIS OF BEARINGS AND BOUNDARY DETERMINATION ARE PER SN 33199, WASHINGTON COUNTY (H)1Q 28.00' 49y55 26.89' 66.00' 57.65' C2 I C3_- 55.16' 55.76' SURVEY RECORDS. THE MOST NORTHERLY PLAT LINE WAS ADJUSTED AFTER MONUMENTS 1, 21 AND 14 WERE RETIED AND HELD FOR THE BOUNDARY. g N 89'5926 E 77.55 S 89'57'53' E 150.54' N 90'00'00"E 770.92' o N 9 in MONUMENT 17, AN ORIGINAL ADJOINING PLAT MONUMENT WAS FOUND AT THE NORTHEAST PLAT N (H)DBC a (H)� - 04 - �' _ N - `� N - CORNER, AND THE MONUMENT SET IN SN 33199 BY EMERIO DESIGN WAS FOUND TO BE OUT OF 10 S 89'57'53" E 191.26' N 90'00'00' E 152.05' 3-o POSITION BY ABOUT 0.3'. THE EMERIO MONUMENT WAS REMOVED TO AVOID CONFUSION. MONUMENT DBC 147.05' - 17 IS HELD AT THE NORTHEAST PLAT CORNER, AND THE BOUNDARY LINES RUNNING WESTERLY AND S 89'5926" W 77,69' g s S.W. INEZ STREET SOUTHERLY FROM THAT MONUMENT ARE IDENTICAL TO THE BOUNDARY LINES SHOWN ON SN 33199. N N S.W. INEZ STREET ul in S.W. INEZ STREET w N N 3 N S 89'57'53" E 150.22' - - N 90'00'00" E 751.89' - cq w 54.29' 62.00' 33.93' 28.07' 62.00' 61.82' :V x Cl_ _ - - O N ? L-25.15 ' - 8.00' PUE O CURVE TABLE 8.00' PUE (/1 WRVS LENGTH RADIUS DELTA CHORD BEARING CHORD n r o o Cl 25.15 16.00 22.64 3 2.00' E7 '* n _ I g 8 $ o C2 1 28.18 1 18.00 1 8q'n'4Q" N4 25.38 J'C C3 1 28.40 1 18.00 1 90-23'27* 25.54 m l LOT 1 w LOT 2 w LOT 3 w LOT 4 w LOT 5 0 24 SCALE: 1"= 40' 1 O TRACT A N Q) 7QQ4 SF N N N N � C co 3 + w 6230 SF a 6222 SF 6275 SF a 6177 SF pP p P P G' 40' 80' V 3 N I I S O O O Z vi g Tit I Z Z Z = REGISTERED /nC/ntGO 25' 25 z N8535'25"E PROFESSIONAL 1®O.4B' ®(H) x _ LAND SURVEYOR ® 25.00' 70.00' 30.17' 31.83' 62.00' 62.00' 1.42' (H) DBC S 8957'14" W 125.17' 8(H) 124.91' (125.00')R7 30.92' j (125.13')R2 S $9'54'34"W 217"25' PLAT CORNER 89�49• OREGON• Z S00'O *54 0.30' N 645,514.266 2B 41 27 E 7,620,018.923 `r9��?+ JANUARY 15, 1 7 6445 SW FALLBROOK PLACE, STE. 100 OK TERRACE 25' 125' OOK TERRACE 18 cpo-, JON T. FEIGION BEAVERTON, OREGON 97008 OREGON NORTH ZONE 2252 PINE PINEBR 17 I x NAD 83/91 TEL: (503) 746-8812 O EXPIRES 12-31-19 FAX: 503 639-9592 BR 19 16 N s4aszs.766 ( ) 3� �\ E 7,620,688.114 www.emeriodesign.Com uj COMBINED SCALE FACTOR 0.9998994 y© (GRID) JOB N0. 236-014 GC22-013 SHEET 1 OF 2 "' °> IRMA DELL BU TTERFIELD PARK RECORDED AS DOCUMENT N0. _°��8 o . A REPLAT OF A PORTION OF TRACT "D", GREENSWARD PARK NO. 2 AND OTHER LAND LOCATED IN THE N.E. 1/4 OF SEC. 11, T.2S., RAW., W.M. CITY OF TIGARD, WASHINGTON COUNTY, OREGON JANUARY 30, 2018 CITY OF TIGARD APPROVALS APPROVED THIS 15A DAY OF FPkY'uzu-4 - 20�& CITY OF TIGARD, CITY ENGINEER DECLARATION SURVEYOR'S CERTIFICATE / I, JON T- FEIGION, CERTIFY THAT I HAVE CORRECTLY SURVEYED AND MARKED WITH PROPER MONUMENTS, THE LANDS BY: KNOW ALL MEN BY THESE PRESENTS THAT LWD,LLC, AN OREGON LIMITED LIABILITY COMPANY REPRESENTED ON THE ANNEXED MAP OF"IRMA DELL BUTTERFIELD PARK', SITUATED IN THE N.E. 1/4 OF SECTION 11 TOWNSHIP AND FOUR D CONSTRUCTION COMPANY, AN OREGON CORPORATION, ARE THE OWNERS OF THE 2 SOUTH,RANGE 1 WEST. WILLAMETTE MERIDIAN. CITY OF TIGARD, WASHINGTON COUNTY, OREGON. BEING MORE PARTICULARLY LAND DESCRIBED IN THE ACCOMPANYING SURVEYOR'S CERTIFICATE, AND HAVE CAUSED THE DESCRIBED AS FOLLOWS: SAME TO BE SUBDIVIDED IN ACCORDANCE WITH THE PROVISIONS OF ORS CHAPTER 92, ALL LOTS APPROVED THIS I5 DAY �blZar cY - 201.K AND TRACTS BEING THE DIMENSIONS SHOWN AND DO HEREBY GRANT ALL EASEMENTS AS SHOWN BEGINNING AT THE INITIAL POINT WHERE I FOUND A 5/8"IRON ROD WITH YELLOW PLASTIC CAP MARKED "NORTHWEST CITY OF TI ARD,COMMUNITY DEVELOPMENT DIRECTOR OR NOTED, AND DO HEREBY DEDICATE THE RIGHTS OF WAY TO THE PUBLIC. SURVEYING, INC." AT THE NORTHEAST CORNER OF LOT 15, "GREENSWARD SOUTH", ALSO BEING THE NORTHWEST CORNER OF THAT TRACT OF LAND CONVEYED TO LWD, LLC AND FOUR D CONSTRUCTION CO. BY DEED RECORDED AS DOCUMENT NO. BY: ate- -- LOUD, LLC FOUR D CONSTRUCTION COMPANY 2017-035840, WASHINGTON COUNTY DEED RECORDS; THENCE ALONG THE NORTHERLY LINES OF SAID LWD TRACT, NORTH 89'48'09"EAST, 130.07 FEET AND SOUTH 00'23'43" WEST, // ! 105.12 FEET TO THE SOUTH LINE OF THE PLAT OF"GREENSWARD PARK NO. 2 THENCE ALONG SAID SOUTH LINE AND ITS BY: �-�� u� BY: EASTERLY EXTENSION, NORTH 89'49'48" EAST, 291.20 FEET TO THE NORTHEAST CORNER OF SAID LWD TRACT ON THE WEST ALAN RAY ARPPORT, NIGER DAVI J. DEHARP T, PRESIDENT LINE OF THE PLAT OF"GREENSWARD PARK'; THENCE ALONG SAID WEST LINE SOUTH 00'22'21" WEST, 324.31 FEET TO THE WASHINGTON COUNTY APPROVALS NORTH LINE OF THE PLAT OF"PINEBROOK TERRACE"; THENCE ALONG SAID NORTH UNE, SOUTH 89'54'34" WEST, 217.25 FEET; 41- ,,QQ THENCE CONTINUING ALONG SAID NORTH UNE,SOUTH 89'57'14"WEST, 125.17 FEET TO THE SOUTHEAST CORNER OF THE PLAT APPROVED THIS U DAY OF �RV,4K 20� WASHINGTON COUNTY SURVEYOR OF"GREENSWARD SOUTH"; THENCE ALONG THE EASTERLY LINE OF SAID "GREENSWARD SOUTH". NORTH OOV2'11" WEST, 125.66 FEET TO AN ANGLE POINT THEREON; THENCE CONTINUING ALONG SAID EASTERLY LINE, SOUTH 89.59.26" WEST, 77.69 FEET AND NORTH 00'20'02"EAST. 302.91 FEET TO THE INITIAL POINT. BY: ACKNOWLEDGEMENT CONTAINING 140,250 SQUARE FEET(3.22 ACRES), MORE OR LESS j STATE OF OREGON ) ALL TAXES, FEES. ASSESSMENTS OR OTHER CHARGES AS PROVIDED SS BY ORS 92.095 HAVE BEEN PAID AS OF THIS IGDAY OF COUNTY OF WASHINGTON REGISTERED THIS INSTRUMENT WAS ACKNOWLEDGED BEFORE ME ON ->"+-�'✓ 201 PROFESSIONAL Y b f J G r.l Zo I1a. A tl' TED TY BY ALAN RAY DEHARPPORT AS MANAGER OF LWD, LLC. N OREGON MI LIA81LI LAND SURVEYOR DIRECTOR OF ASSESSMENT AND TAXATION 1nf,�• (WASHINGTON COUNTY ASSESSOR) COMPANY, NOTARY SIGNATURE DEPUTY ' f�//CI ri le l'o`1�ii -J JANZE 15,J198 NOTARY PUBLIC - OREGON JON T. 21GIO � N STATE OF OREGON )SS COMMISSION NO- 6� MY COMMISSION EXPIRES ��t 3Z - 20_Z7_ EXPIRES 12-31-19 COUNTY OF WASHINGTON ) I DO HEREBY CERTIFY THAT THIS SUBDIVISION PLAT WAS RECEIVED ACKNOWLEDGEMENT FOR REcoRO oN THIs _I��� DAY OF tiabvN•� 20 Ll STATE OF OREGON ) PLAT NOTES AT 11.49 O'CLOCK P M. AND RECORDED IN THE COUNTY SS 1) THIS PLAT IS SUBJECT TO THE CONDITIONS IMPOSED BY THE,CITY OF TIGARD IN PLANNING FILE NO- SUB2016-00010. CLERK RECORDS. COUNTY OF WASHINGTON ; 2) TRACT A IS A STORM WATER QUALITY AND DETENTION TRACT. THIS INSTRUMENT WAS ACKNOWLEDGED BEFORE ME ON 1 20-0 3) TRACT B IS SUBJECT TO A PUBLIC UTILITY EASEMENT AND A PRIVATE ACCESS EASEMENT FOR THE BENEFIT OF LOTS 12 AND 13 DEPUTY COUNTY CLERK BY DAVID J. DEHARPPORT AS PRESIDENT OF FOUR D CONSTRUC110 COM ANY, AN' OVER ITS ENTIRETY. TRACT B IS ALSO SUBJECT TO A PRIVATE ACCESS EASEMENT FOR THE BENEFIT OF LOT 15, 'GREENSWARD SOUTH" OREGON CORPpRATION. OVER ITS ENTIRETY PER DOCUMENT NO. 2017-099171. NOTARYSIGNATURE APPROVED THIS 16LDAY OF FE8��1S ��A✓i/tG�yl,A WASHINGTON COUNTY BOARD OF COMMISSIONERS NOTARY PUBLIC- OREGON COMMISSION NO. 2g X/� zBY _ MY COMMISSION EXPIRES ski 3/ 20-1-7ATTEST THIS Jb*DAY OF F4VvA✓!j 2015 t DIRECTOR OF ASSESSMENT AND TAXATION EX-OFFICIO COUNTY CLERK CONSENT AFFIDAVITS w BY .m f l A SUBDIVISION CONSENT AFFIDAVIT FROM COMMUNITY FINANCIAL CORPORATION, AN OREGON DETAIL LEGEND CORPORATION, HAS BEEN RECORDED AS DOCUMENT NO. Xoil 0.1 I.7>• p E1 PRIVATE EASEMENT FOR RIGHT OF WAY AND UTILITIES WASHINGTON COUNTY DEED RECORDS. 8 DOCUMENT NO. 2012-031892 LOT 11 Z LOT 10 � � S89'59'26"E 0.08' 5 89'59'26" E E1 ----r-------- E1 - 2.00' NOO'08'22'E 2.02' S00'02'11'E 2.02' 5 89.59'26" E S 8957'53"E 6445 SW FALLBROOK PLACE, STE. 100 N89'57'53'W 0.09' BEAVERTON, OREGON 97008 TEL: (503) 746-8812 S.W. INEZ STREET FAX: (503) 639-9592 www.emeriodesign.com E1 DETAIL JOB NO. 236-014 NOT TO SCALE SHEET 2 OF 2 AFTER RECORDING RETURN TO: LWD LLC 5740 SW Arrow Wood Lane Portland,OR 97225 DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS FOR IRMA DELL BUTTERFIELD PARK A 13 LOT SUBDIVISION WITH 1 TRACT IN THE CITY OF TIGARD, COUNTY OF WASHINGTON,STATE OF OREGON TABLE OF CONTENTS 1. LAND USE AND BUILDING TYPE.................................................................................1 2. TRACT.................................................................................................1 3. DWELLING STRUCTURES..............................................................................................2 4. STRUCTURES PROHIBITED AS RESIDENCES............................................................2 5. NO COMMERCIAL USE...................................................................................................2 6. NUISANCE.........................................................................................................................2 7. GARBAGE AND REFUSE DISPOSAL.............................................................................2 8. EXTERIOR MATERIALS..................................................................................................3 9. FENCES AND RETAINING WALLS................................................................................3 10. LANDSCAPING.................................................................................................................3 11. PARKING............................................................................................................................3 12. SERVICE FACILITIES;ANTENNAS AND SATELLITE DISHES.................................3 13. OIL AND MINING OPERATIONS....................................................................................3 14. CONSTRUCTION TIME....................................................................................................4 15. BUILDING LOCATION.....................................................................................................4 16. ANIMALS...........................................................................................................................4 17. USE OF IMPROVEMENTS DURING CONSTRUCTION; DAMAGE OR DESTRUCTION.................................................................................................................4 18. MAINTENANCE BY OWNER..........................................................................................4 19. SIGNS..................................................................................................................................4 20. STREET TREE COVENANT.............................................................................................4 21. BENEFIT.............................................................................................................................5 22. ARCHITECTURAL REVIEW............................................................................................5 23. TITLES SUBJECT TO RESTRICTIONS...........................................................................5 24. ENFORCEMENT;ATTORNEYS'FEES...........................................................................5 25. SEVERABILITY.................................................................................................................6 26. AMENDMENT...................................................................................................................6 DECLARATION OF COVENANTS,CONDITIONS,AND RESTRICTIONS FOR IRMA DELL BUTTERFIELD PARK The undersigned, LWD LLD and FOUR D CONSTRUCTION CO., Oregon corporations, ("Declarant"), are the owners of the real property described oil Exhibit "A" attached hereto located in the County of Washington, Oregon known as IRMA DELL BUTTERFIELD PARK (hereinafter referred to as "the Property"), and hereby make the following Declaration of Covenants, Conditions and Restrictions ("Declaration"), covering the Property, specifying that this Declaration shall constitute covenants to run with all of said land and be binding upon all persons claiming under them and that all covenants and restrictions shall be for the benefit of and limitations upon all future owners, occupants, and tenants of said real property. 1. Land Use and Building Tyke. IRMA DELL BUTTERFIELD PARK currently consists of thirteen (13) Lots, all of which are restricted to single family homes used for residential purposes. "Lot"shall mean and refer to each and any of Lots 1 though 13 of IRMA DELL BUTTERFIELD PARK according to the plat thereof recorded in the Washington County,Oregon. 2. Tracts A and B. IRMA DELL BUTTERFIELD PARK contains two(2)Tracts A and B. 2a.Tract A is a storm water quality treatment facility which shall be owned by the City of Tigard subject to storm, surface water, and drainage easements for the benefit of City of Tigard who has the authority to monitor and require maintenance of Tract A. Only City of Tigard or a contractor licensed and bonded in the State of Oregon shall perform maintenance Tract A. Maintenance of Tract A shall be the responsibility of the Declarant or successor Declarant for a period of two years following the date the plat is recorded at Washington County, after which, City of Tigard shall be responsible for the maintenance of Tract A. Tract A is not common open space and shall not be open to the public. Each part of the stormwater system, including the catch basins and any flow-through planters, must be inspected and maintained at least quarterly for the first three years,at least twice a year thereafter,and within 48 hours of a major storm event,(a storm event with greater than or equal to 1.0 inch of rain during a 24-hour period). All stormwater must drain out of catch basins within 24 hours after rainfall ends, and out of any flow-through planters within 48 hours after rainfall ends. All structural components, including inlets and outlets, must freely convey stormwater. Desirable vegetation in flow-through planters must cover at least 90%of the facility-excluding dead or stressed vegetation,dry grass or other plants,and weeds. 2b. Tract B is a private drive, which shall be owned and maintained by the Irma Dell Butterfield Park Home Owners Association. ("HOA") PAGE i-IRMA DELL BUTTERFIELD PARK DECLARATION OF COVENANTS.CONDITIONS AND RESTRICTIONS 2d. The HOA shall be responsible for the collection and distribution of funds for the maintenance and repair of the common elements in Tract B such as but not limited to road,sidewalk,and curb repair and paving within Tract B. 2e. The City of Tigard shall have ongoing authorization to assess and maintain IRMA DELL BUTTERFIELD PARK for any necessary maintenance of landscaping within the public rights of way, if not adequately maintained. Any subsequent revision to this provision 2e without City of Tigard consent is prohibited. 2f. Fencing around Tract A shall be restricted to a low level along the open space to a maximum of 60"in height and shall be only be built of materials and a style approved by the HOA. 3. Dwelling Structures. All dwellings and other buildings shall be constructed on site, and in accordance with the building requirements of the State of Oregon and City of Tigard. The floor area of each two story detached single-family dwelling on Lots 1-13, exclusive of open porches,patios,breezeways,garages and carports shall be not less than two thousand four hundred (2,400) square feet in size, with a minimum of one thousand (1,000)square feet on the main level. 4. Structures Prohibited As Residences. No single- or double-wide trailers, manufactured homes, mobile homes, modular homes, tents, shacks, garages or other out buildings shall be allowed for residences. 5. No Commercial Use. No building or any part of any thereof shall be erected, maintained, or used on any Lot for any commercial purpose; provided that home occupations permitted in accordance with City of Tigard Zoning Code (such as a home office or art studio) may be allowed, provided that such home occupation does not generate significant pedestrian or vehicular traffic. 6. Nuisance. No obnoxious, noxious, or offensive activity shall be carried on upon any Lot,nor shall anything be done thereon which may reasonably become an annoyance or nuisance to other persons in the subdivision. Parking of machinery, equipment,motor homes, trailers, recreational vehicles, or other heavy duty vehicles or equipment on the street, and parking Of vehicles which would encroach into or block the sidewalk shall be deemed a nuisance. No inoperable motor vehicles, vehicles in disrepair or not currently licensed,trailers or similar items shall be stored on the Property.. 7. „Garband Refuse Disi)osal. No Lot shall be used or maintained as a dumping ground for rubbish. Trash, garbage or waste shall not be kept except in sanitary containers. All incinerators or other equipment for the storage or disposal of such materials shall be kept in a clean and sanitary condition. PAGE 2-IRMA DELL BUTTERFIELD PARK DECLARATION OF COVENANTS,CONDITIONS AND RESTRICTIONS 8. Exterior Materials. Roofing material shall be Architectural Composition in colors of gray, with a minimum life expectancy of twenty-five (25) years. All exterior walls shall be of double wall construction with siding such as cedar, redwood, fiber cement, cultured stone, brick, or other equivalent materials. Exterior trim, fences, doors, railings, decks, eaves, gutters and the exterior finish of garages and other accessory buildings shall be designed, built and maintained to be compatible with the exterior of the structure they adjoin. 9. Fences and Retaining Walls. No fence shall exceed six (6) feet in height and/or be forward of the front building line of the house. Fences shall be constructed of wood, brick,wrought iron or stone. 10. Landscaping. All front yard landscaping must be complete within three (3) months of completion of the dwelling. Backyard landscaping must be complete within nine(9) months of completion of the dwelling. Owners of Lots 1 --- 15 agree to maintain, water, and properly maintain and care of said landscaping, in keeping with the standards of the neighborhood. 11. Wig. Parking shall be in designated areas only. No recreational vehicle, boat or trailer shall be stored or parked forward of the front building line for more than seven (7) days. Storage of said vehicles for any period longer than seven (7) days shall be behind a sight-obscuring fence and shall be fenced on all sides. No owner shall permit any vehicle which is in extreme state of disrepair to be abandoned or to remain parked upon any Lot or street for a period in excess of twenty-four(24)hours. 12. Service Facilities-, Antennas and Satellite Dishes. Service facilities (garbage containers, fuel tanks,clotheslines,etc.) shall be screened such that such facilities are not visible at any time from the street. All telephone, electrical, cable television and other utility installations shall be placed underground in conformance with applicable law and subject to review by the ARC (see Section 21). Except as otherwise provided by law or this section, no exterior antennas, satellite dishes, microwave, aerial, tower or other devices for the transmission or reception of television, radio or other forms of sound or electromagnetic radiation shall be erected, constructed or placed on any Lot. Exterior satellite dishes with a surface diameter of one (1) meter or less and antennas designed to receive television broadcast signals or multi-channel multi-point distribution (wireless cable), may be placed on an Owner's Lot if they are not visible from the street and are screened from neighboring Lots. This section shall not unreasonably delay or increase the cost of installation, maintenance or use, or preclude reception of a signal of acceptable quality. 13. Oil and Mining Operations. No part of the Property shall be used for the purpose of exploring for, taking thereof or producing therefrom gas, oil, or other hydrocarbon substances. PACE 3-IRMA DELL BUTTERFIELD PARI:DECLARATION OF COVENANTS,CONDITIONS AND RESTRICTIONS 14. Construction Tune. A time limit is hereby imposed on the length of time required for constriction once construction starts of the residence structure. A period of time not to exceed eighteen(18)months is allowed. 15. Building Location. All residences within the Property shall comply with City of Tigard setback requirements. 16. Animals. No animals, livestock or poultry of any kind, other than a reasonable number of cats, dogs or birds as household pets that are not kept, bred, or raised for commercial purposes and that are reasonably controlled so as not to be a nuisance, shall be raised, bred, kept or permitted within any Lot. Owners whose pets cause any inconvenience or unpleasantness to other owners shall take all steps reasonably necessary to prevent recurrence thereof and owners whose pets damage other owners' Lots or personal property shall reimburse such other owners for reasonable costs actually incurred by such other owners in repairing such damage. An owner shall ensure that such owner's dog is leashed when on the Property and outside of such owner's Lot. 17. Use of Improvements During Construction: Damage or Destruction. No improvement upon any Lot shall be occupied until the same is completed and made to comply with covenants, conditions and restrictions contained in this Declaration. Any improvements which are partially or totally destroyed or damaged by fire, earthquake or otherwise, shall be removed, repaired or replaced within a reasonable time after such destruction or damage occurs. 18. Maintenance By Owner. Each owner shall be responsible for maintenance of his/her Lot and home in a clean,sanitary and attractive condition and shall keep the same free from rubbish and litter and maintain such Lot in a good condition as not to create a fire hazard and repair and adequately paint, stain or otherwise maintain, repair and replace all improvements located thereon. In addition, each owner shall keep all shrubs, trees, grass, plantings, of every kind on his/her Lot neatly trimmed, irrigated, properly cultivated and free of trash,weeds and other unsightly material. 19. ns. No sign of any kind shall be displayed to the public view on any Lot except one professional sign conforming to the City of Tigard sign regulations regarding placement and dimensions, advertising the property for sale or rent, or signs used by a builder to advertise the property during the construction and sales period. Real estate signs must be removed within three (3) days of the closing of the sale or signing of a rental agreement. Standard street signs and visual address signs for directing fire,life and safety personnel shall be allowed. The Declarant shall be exempt from any restriction on "For Sale"or "For Rent"signs. Until such time the Declarant no longer owns any Lots, Owners of Lots must obtain written approval from the Declarant to place one"For Sale" or "For Rent" sign on each Lot which shall be regulated as previously stated in this section. PAGE 4-IRMA DELL BUTTERFIELD PARK DECLARATION OF COVENANTS,CONDITIONS AND RESTRICTIONS 20. Beneflt. The foregoing protective covenants, conditions, and restrictions shall inure to the benefit of and shall be binding upon Declarant and all parties who claim any interest in the Property, including,without limitation, all residents of the Property. These provisions shall constitute a covenant running with the land, and shall be deemed to touch and concern the land. 21. Architectural Review. No improvement shall be commenced, erected,placed or altered on any Lot until the construction plans and specifications showing the nature, shape, heights, materials, colors, and proposed location of the improvement have been submitted to and approved in writing by the Architectural Review Committee ("ARC"). Declarant shall be the ARC until IRMA DELL BUTTERFIELD PARK is 100% built out. After build out, the owners of Lots 1 - 15 may elect from among themselves a two (2) member ARC. The ARC, at its sole discretion, may withhold consent to any proposed work if the ARC finds the proposed work would be inappropriate for the particular Lot or incompatible with the design standards that the ARC intends for IRMA DELL BUTTERFIELD PARK. The ARC may consider siting,shape,size, color, design,height, solar access or other effect on the enjoyment of other Lots or any other factors that it reasonably believes to be relevant in determining whether or not to consent to any proposed work. Consent by the ARC to any matter proposed to it or within its jurisdiction shall not be deemed to constitute precedent or waiver impairing its right to withhold approval as to any similar matter thereafter proposed or submitted to it for consent. Neither the ARC nor any member thereof shall be liable to any person or entity for any damage, loss or prejudice suffered or claimed on account of any action or failure to act of the ARC or a member thereof,provided only that the ARC or the member has, in accordance with its or his actual knowledge, acted in good faith. The ARC shall not be responsible for determining compliance with structural and building codes, solar ordinances, zoning codes or other governmental regulations, all of which are the applicant's responsibility. 22. Titles Subject to Restrictionl.Restrict' Nothing contained in this Declaration shall impair or defeat the lien of any mortgage or deed of trust made in good faith and for value, but titles to any property subject to this Declaration obtained through sale in satisfaction of any such mortgage or deed of trust shall,therefore,be held subject to all of the protective covenants,conditions and restrictions hereof. 23. Enforcement: Attorneys' Fees. The Lot owners or any mortgagee on any Lot shall have the right to enforce all of the covenants, conditions, restrictions, reservations, easements, liens and charges now or hereinafter imposed by any of the provisions of this Declaration as may pertain specifically to such parties or owners by any proceeding at law or in equity. Failure by the owners or mortgagee to enforce any covenant, condition or restriction herein contained shall in no event be deemed a waiver of their right to do so thereafter. In the event suit or action is commenced to enforce the terms and provisions of this Declaration,the prevailing party shall be entitled to its attorneys' fees and costs in PAGE 5-IRMA DELI,BUTTERFIELD PARI:DECLARATION OF COVENANTS,CONDITIONS AND RESTRICTIONS such suit or action to be fixed by the trial court, and in the event of an appeal, the cost of the appeal, together with reasonable attorneys'fees,to be set by the appellate court. 24. Severability. Invalidation of any one of these covenants, conditions and restrictions by judgment or court order shall in no way affect any of the other provisions which shall remain in full force and effect. 25. Ailaendment. This Declaration of Covenants, Conditions, and Restrictions may be amended with the consent of not less than seventy-five percent(75%)of the owners of all Lots and the Declarant as long as the Declarant owns any Lot. The undersigned Declarant of the subject property has caused this Declaration to be executed this 9-1 day of s �r �� ,2017. LWD LLC Alan R DeHarpport,Member/Manager STATE OF OREGON) ) s County of Personally appeared before me on 2017 the above-named Alan R DeHarpport who, being duly sworn, did sa t hat he is the Member/Manager of LWC LLD and and that said instrument was signed on behalf of said corporation by authority of its Board of D'rectom and lie-acknowledged.said instrument to be its vol act and deed. OFFICIAL STAMP CRISTINE DIANE ALVAREZ NOTARY PUBLIC-OREGON COMMISSION NO.96M IISSION EXPIRES AUGUST 19,2021 --- ,.._.... NOTARY PUBLIC(4R OREGON t Z'st I any 111dX9 011991 WOOS V4 008 6*ON N 9SiW 8J NO HO-onEl d lON Z Ailf SNVI ON IND dWVLS iVl 0 PAGE 6-IRIOA DELI.BUTTERTIELD PARK DECLARATION OP COVENANTS,CONDITIONS AND RESTRICTIONS FOUR D CONSTRUCTION CO. By:D id J Defla 6port Its: President STATE OF OREGON vo� t ss. 20County o� ) David J DeHarpport who personally appeared, being duly sworn, did say that he is the President of FOUR D CONSTRUCTION CO., an Oregon corporation, and that the foregoing instrument was signed in behalf of said corporation- arc n wledged said instrument to be its voluntary act and deed. NOTARY P BL FOR REGON AL ST CRISTINE DI ANE AL AMP NOTARY PUBLIC-OREGON MY COMMISStONEXptRE8 AIIGUSMMISSION NO �021 23 Bylaws of IRMA DELL BUTTERFIELD PARK Homeowners Association AFTER RECORDING, RETURN TO: LWD LLC 5740 SW Arrow Wood Ln. Portland,OR 97225 BYLAWS OF IRMA DELL BUTTERFIELD PARK HOMEOWNERS ASSOCIATION I.PLAN OF LOT OWNERSHIP;DEFINITIONS 1. Bylaws Applicability. These Bylaws apply to all Lots 1-I3 and Tract A in IRMA DELL BUTTERFIELD PARK, a subdivision in Washington County, Oregon,that has been subjected to the Declaration of Covenants,Conditions and Restrictions for IRMA DELL BUTTERFIELD PARK (the "Declaration"), as well as to the IRMA DELL BUTTERFIELD PARK Homeowners (the "Association") and the entire management structure thereof. These Bylaws are made applicable to all Lots Tract A in the plat of"IRMA DELL BUTTERFIELD PARK", as recorded in the plat records of Washington County,Oregon. 2. Lots: Property. The Lots and the Tract A may be collectively referred to in these Bylaws as the "Property" or 'Project" and the Lots individually as a "Lot" or collectively as the"Lots." 3. Personal Application. All present or future Owners, tenants, Occupants, and their employees, and any other person that might occupy any portion of the Property in any manner, shall be subject to the provisions set forth in these Bylaws. The acquisition, rental, or occupancy of any of the Lots shall constitute acceptance and ratification of these Bylaws and agreement to comply with all the provisions hereof. 4. Definitions. Capitalized terms used but not defined herein shall have meanings attributed to them in Article 1 of the Declaration. 5. Oregon Planned Communit,1 Act. The Property, all Lots and Owners thereof, the Association and all Members thereof, shall be subject to the Oregon Planned Community Act,ORS 94.550 et seq.(the "PCA"). I Bylaws of IRMA DELL BUTTERFIELD PARK Homeowners Association 2. ASSOCIATION MEMBERSHIP,VOTING, MAJORITY OF OWNERS.QUORUM,PROXIES 2.l.Membership in the Association. Upon recordation of a conveyance or contract to convey a Lot, the grantee or purchaser named in such conveyance or contract shall automatically be and shall remain a Member of the Association until such time as such person's ownership ceases for any reason. For all purposes of the Declaration and the administration of the Property, Lot ownership shall be determined from the records maintained by the Association. The record shall be established by the Owner filing with the Association a copy of the deed to or land sale contract for such Owner's Lot, to which shall be affixed the certificate of the recording officer of the County of Washington, Oregon, showing the date and place of recording of such deed or contract. No person shall be recognized as an Owner unless a copy of the deed or contract has been filed with the Association as provided above showing such Owner to be the current Owner or contract purchaser of a Lot. Notwithstanding the foregoing, Declarant shall be the Owner of all previously unsold Lots, although no deed or land sale contract,with respect to such Lots, has been filed with the Association. 2.2.Voting Riglits. The Association shall have two(2)classes of voting Members: 2.2.1. Class A. Class A Members shall be all Owners of Lots other than Declarant, and each Class A Member shall be entitled to one (1) vote for each Lot owned with respect to al I matters upon which Owners are entitled to vote. 2.2.2. Class B. The Class B Member shall be Declarant, its successors and assigns. The Class B Member shall have four (4) votes for each Lot owned; provided, however, that Class B membership shall cease on the Termination Date, as defined in Section 3.3. After termination of Class B membership,each Owner(including Declarant) shall be entitled to one(1) vote for each Lot owned with respect to all matters upon which Owners are entitled to vote, and the total number of votes shall equal the total number of Lots annexed to the Property and subjected to these Bylaws. When more than one(1)person or entity owns a Lot, the vote for such Lot may be cast as they shall determine, but in no event shall fractional voting be allowed. Fractionalized or split votes shall be disregarded,except for purposes of determining a quorum. 2.2.3. MAjority of Owners. As used in these Bylaws, the term "majority" shall mean those Owners holding over fifty percent (50%) of the voting rights allocated to the Owners in accordance with the Declaration and Section 2.2 above. "Majority of Owners present" shall mean Owners holding over fifty percent (50%) of the votes present at any legal meeting. 2 Bylaws of MMA DELL BUITERFIELD PARK Hoineowners Association 2.3. uoruin. Except as otherwise provided in these Bylaws, the presence in person or by proxy of Owners holding twenty percent(20%)or more of the outstanding votes in the Association,as defined in Section 2.2 of this Article,shall constitute a quortim. 2A.Voting. Proxies. Owners may cast votes in person, by written ballot, or by proxy. Proxies must be filed with the Secretary of the Association ("Secretary") before or during the appointed meeting. A proxy shall expire one(1) year after the date it was signed unless a shorter period is specified in the proxy. The proxies may require the holder to cast a vote for or against any special proposal set out in the notice calling the meeting. Unless withdrawn,a proxy given to another person to vote at a specific meeting shall also be valid at an adjourned meeting called under the provisions of Section 3.8. Proxies and ballots must be retained by the Association for one (1) year fi-om the date of the determination of the vote, except that proxies and ballots relating to an amendment must be retained by the Association for one(1)year from the date the amendment is effective. 2.5.Authority to Vote. All Owners, including those who have leased their Lot to a third party, shall be entitled to vote. An Owner's right to vote may not be revoked. A purchaser under a land sale contract entitled to immediate possession of the Lot shall be deemed the Owner thereof,unless otherwise provided in such contact. 2.6.Fiduciaries and Joint Owners. An attorney-in-fact, executor, administrator, guardian, conservator or trustee may vote, in person or by proxy, at any meeting of the Association with respect to any Lot owned or held by such person in such capacity, whether or not the same shall have been transferred to such person's name,provided that such person has satisfied the Secretary that such person is the attorney-in-fact, executor, administrator, guardian, conservator or trustee holding such Lot in such capacity. Whenever any Lot is owned by two (2) or more persons jointly according to the records of the Association, the vote of such Lot may be exercised by any one of the Owners then present, in the absence of protest by a co-owner. In the event of such protest,no one co-owner shall be entitled to vote without the approval of all co-owners. In the event of disagreement among the co-owners, the vote of such Lot shall be disregarded for all purposes, except for determining whether a quorum is present. 3. ADMINISTRATION 3.I.Association Responsibilities. The Owners shall constitute the Members of the Association. Except as otherwise provided in the Declaration or these Bylaws,decisions and resolutions of the Association shall require approval by a majority of the Owners present at any legal meeting. A legal meeting is one duly called pursuant to these Bylaws at which a quorum is present, in person or by proxy at a formal gathering or, if a vote is taken by written ballots, when ballots are returned representing more than fifty percent (50%) of the vote, unless a larger vote is required to approve a ballot item, in which case the quorum requirements shall be the number of votes required to approve the proposal. 3 Bylaws of IRMA DELL BUTTERFIELD PARK Homeowners Association 3.2.Place of Meetinvs. Formal meetings of the Association shall be held at suitable places convenient to the Owners as may be designated by the Board of Directors of the Association (the"Board"). 3.3.Turnover Meeting. Declarant shall call a meeting (which shall be the initial meeting) for the purpose of turning over administrative control of the Association fionn Declarant to the Members within sixty (60) days after of the earliest of the following dates (the"Termination Date"): 3.3.1. Latest Date Based on Lot Sales. The date on which the last Lot in I MA DELL BUTTERFIELD PARK has been sold and conveyed to an Owner other than Declarant;and 3.3.2. Earliest Date. The date on which Declarant delivers written notice to the Association of termination of Class B membership. Declarant shall give notice of the Turnover Meeting to eacli Owner as provided in these Bylaws. If Declarant does not call such meeting as required under this Section 3,the transitional advisory committee or any Owner may do so. At the Turnover Meeting,Declarant shall relinquish control of the administration of the Association and tine Owners shall assume such control and shall elect the Board in accordance with the provisions of Article 4 of these Bylaws and change the registered agent of the Association with the Oregon Secretary of State. Additionally,Declarant shall deliver to the Association all business and financial records,together with all Association bank accounts,fiends and other assets as required by ORS 94.616. The turnover meeting may not be conducted by written ballot. 3.3.3. Transitional Advisory Committee. Declarant shall form a transitional advisory committee (the "Committee") to provide for the transition of administrative control of the Association from Declarant to the Class A Members. Within sixty (60)days after Declarant has conveyed fifty percent (50%) or more of Lots then existing in the Project to Owners other than a successor declarant, Declarant shall call a meeting of Owners for the purpose of selecting the Committee, which shall consist of three (3) Members. The Class A Members shall, by majority vote, elect two (2) Members, and Declarant shall elect one(1)Member. The Committee's function shall be facilitating the transfer of control of the administration of the Association from Declarant to the Owners. The Committee shall have access to the information,documents and records that Declarant must turn over to the Owners under the PCA and this Article 3. Declarant shall give notice of the meeting required under this Section 3.4 to each Owner at least seven(7),but not more than fifty(50), days prior to the meeting. The notice shall 4 Bylaws of IRMA DELL BUTTERFIELD PARK Homeowners Association state the purpose of the meeting and the time and place where it is to be held. If Declarant does not call such meeting within the time specified,an Owner may call such meeting. If the Owners,other than Declarant,do not select Members for the Committee under this Section 3.4, Declarant shall have no further responsibility to form the Committee. 3.3.4. Annual Meetings. The Board, by a Board action, shall cause the first annual meeting of the Association to be held during the calendar year following the calendar year in which the Turnover Meeting is held. The Board, at its discretion, from time to time, may change the meeting date, provided that the meeting is held annually. At such meetings, the Owners shall elect new members of the Board in accordance with the requirements of Section 4.7 of these Bylaws to replace those Directors whose terms have expired. The Owners also may transact such other business of the Association as may properly come before them. Annual meetings of the Association may not be conducted by written ballot. 3.3.5. Special Meetings. The President shall call a special meeting of the Owners if so directed by a resolution of the Board or a petition, presented to the Secretary and signed by thirty percent (30%) or more of the Owners. All meetings called because of petition of Owners shall be held at a formal gathering, and not by written ballot, notice of which shall be sent within thirty(30)days after the Secretary's receipt of the petition. The notice of any special meeting shall state the time and place of such meeting and the purpose thereof. No business other than that stated in such notice shall be transacted at a special meeting unless by consent of all the Owners of the Lots or as otherwise set out in these Bylaws. 3.3.6. Notice of Meetings. The Secretary shall mail by first class mail, hand deliver, or deliver via electronic communication, a notice of each annual and special meeting, stating the purpose thereof and the time and place where such meeting is to be held, to each Owner of record at least ten (10) but not more than fifty (50) days before such meeting or the date on which ballots for a ballot meeting are required to be returned. The Board of Directors may propose that the Owners take an action by written ballot without a meeting, pursuant to the provisions of the PCA and the Oregon Nonprofit Corporation Act. Such notices shall be mailed to the Owner's mailing or email address last given to the Secretary in writing by the Owner or such Owner's vendee. If Lot ownership is split or the Lot has been sold on a contract, notice shall be sent to a single address, of which the Secretary has been notified in writing by such parties. If no address has been given to the Secretary in writing,then mailing to the Lot shall be sufficient. The mailing or emailing of a notice in the manner provided in this Section shall be considered notice served. Provided however, an owner may decline to receive notices or ballots via electronic communication by written notice to the Secretary. 3.3.7. Adjourned Meetings. If any gathering of Owners is not a legal meeting because a quorum has not attended, the Owners who are present, either in person or by 5 Bylaws of IRMA DELL BUTTERFiELD PARK Homeowners Association proxy, may adjourn the meeting to a time not less than forty-eight (48) hours or more than twenty(20)days from the time of the original meeting.The adjourmment provisions of this Section do not apply to actions proposed to be taken by written ballot. 3.3.8. Ballot Meetings. Unless prohibited or limited by the Articles of Incorporation of the Association, any action that may be taken at any annual or special meeting of the Owners may be taken without a meeting if the Association delivers a written ballot to every Owner entitled to vote on the matter as provided in ORS 94.647. Provided, however, action by written ballot may not substitute for the turnover meeting, annual meeting, meeting to remove a director or special meeting called at the request of the Owners. Such ballot shall set forth each proposed action and provide an opportunity to vote for or against each proposed action. A proposed action shall be deemed to be approved by written ballot when the number of votes cast by ballot equals or exceeds any quorum required to be present at a meeting authorizing the action, and the number of approvals equals or exceeds the number of votes that would be required to approve the matter at a meeting at which the total number of votes cast was the same as the number of votes cast by ballot. The Board must provide Owners with at least ten(10)days'notice as required by ORS 94.647 before written ballots are mailed or otherwise delivered. If, at least three (3) days before written ballots are scheduled to be mailed or otherwise distributed,at least ten percent(10%)of the Owners petition the Board requesting secrecy procedures, a written ballot must be accompanied by a secrecy envelope, a return identification envelope to be signed by the Owner and instructions for making and returning the ballot. The Board of Directors may extend the date for counting the ballots of a ballot meeting, in one or more extensions, for up to ninety (90) days after the originally scheduled ballot return date if a quorum of ballots has not been returned and/or for matters on which a certain percentage approval is required and that vote has not been received nor have sufficient votes in opposition been received to negate such approval. Provided, however, if a secret ballot is required, secrecy ballots may not be examined or counted prior to the date certain specified in the notice or any extension thereof. 3.3.9. Order of Business. The order of business at all annual meetings shall be as follows: Roll call. Proof of notice of meeting or waiver of notice. Reading of minutes of the preceding meeting. Reports of officers. Reports of committees. Election of inspectors of election. Election of Directors. Unfinished business. New business. Adjournment. 6 Bylaws of IRINA DELL BUTTERFIELD PARK Homeowners Association 4. BOARD OF DIRECTORS 4.1.Number and Qualification. The Board shall be composed of five(5) persons, all of whom must be an Owner or a co-owner of a Lot; provided, however, that if a Lot is owned by more than one (1) Owner, only one (1) co-owner of that Lot may serve on the Board of Directors at any one time. Au officer or employee of a corporation, the trustee of a trust,the personal representative of an estate,or an employee of a trust or estate may serve on the Board if the corporation,trust or estate owns a Lot. 4.2.Powers and Duties. The Board shall have the powers and duties necessary for the administration of the affairs of the Association and may do all such acts and things as are not by law or by these Bylaws directed to be done by the Owners. 4.3.Other Duties. hl addition to duties imposed by these Bylaws or by resolutions of the Association, the Board shall have authority to carry out and be responsible for the following matters: 4.3.1. Upkeep of Tract A. Care,upkeep and supervision of the Tract A. 4.3.2. Reserves. Establishment and maintenance of replacement Reserve Accounts which the Board deems prudent for replacement of facilities within Tract A. 4.3.3. Assessment Collection. Designation and collection of assessments from the Owners,in accordance with these Bylaws and the Declaration. 4.3.4. Budget: Voucher System. Establishment of a budget and payment of all common expenses of the Association and institution and maintenance of a voucher system for such payment, which shall require a sufficient number of signatories thereon as may be reasonably necessary to prevent any misuse of Association funds, in accordance with these Bylaws and the Declaration. 4.3.5. Insurance. Procurement and maintenance of insurance policies and payment of premiums therefor out of the common expense funds, as more specifically provided in Article 8 of these Bylaws. 4.3.6. Personnel. Designation and dismissal of the personnel necessary for the maintenance and operation of the Project. 4.3.7. Financial Statements. Causing the preparation and distribution of annual financial statements of the Association to each of the Owners, as more specifically provided in the Declaration. 4.3.8. Rules. Adoption and amendment of administrative Rules and Regulations governing the details of administration of the Association, including a fine schedule for violations of these Bylaws, the Declaration or any rules or regulations promulgated 7 Bylaws of IRMA DELL BUTTERFIELD PARK Homeowners Association thereunder. Provided, however, that any such Rules and Regulations shall always be subject to rescission or amendment by the Association upon a majority vote of Owners present at any properly called meeting. 4.3.9. -Copies of Documents: Bank Accounts. Causing the Association to comply with ORS 94.670 relating to maintenance within the State of Oregon of documents delivered to the Association by the Declarant, depositing all assessments in a separate federally insured account in the name of the Association, payment of all expenses of the Association from the Association's bank account, and maintenance and distribution of financial statements and to maintain copies suitable for duplication of the following: the Declaration, the Articles of Incorporation, the Bylaws, the Association rules and regulations and any amendments thereto, the most recent annual financial statement, and the current operating budget of the Association. Further, the Board of Directors shall cause to be maintained and kept current the information required to enable the Association to comply with ORS 94.670. 4.3.10.Tax Returns. Causing the Association to file the necessary tax returns of the Association. 4.3.1 I.Mailing Address. Establishing and maintaining a current mailing address for the Association. 4.3.12.Professional Services. Employment of legal, accounting, and other personnel or consultants for reasonable compensation to perform such services as may be required for the proper administration of the Association, and preparing and filing the required income tax returns or forms. 4.41imited Authority. The Board shall not take any of the following actions, except with the vote or written assent of a majority of the voting power of the Owners other than Declarant: 4.4.1. Third Party Contracts. Enter into a contract with a third party wherein the third person will furnish goods or services for maintenance of Tract A, or the Association for a term longer than one(1)year with the following exceptions: (a) Management contract, the provisions of which have been approved by the Federal Housing Administration, U.S. Housing and Urban Development or Veterans Administration. (b) A contract with a public utility company in Washington County, or a service contract if the rates charged for the materials or services are regulated by the Oregon Public Utilities Commission; provided, however, that the term of the contract shall not exceed the shortest term for which the supplier will contract at the regulated rate. 8 Bylaws of IRNtA DELL BUTTERFIELD PARK Homeowners Association (c) A prepaid casualty and/or liability insurance policy the term of which does not exceed three (3) years, provided that the policy permits short-rate cancellation by the insured. 4.4.2. Capital Expenditures. incur aggregate expenditures for capital improvements (as opposed to maintenance, repair and replacement costs) to Tract A, during any fiscal year in excess of five percent(5%)of the budgeted gross expenses of the Association for that fiscal year. 4.4.3. Compensating Board Members. Pay compensation to members of the Board or officers of the Association for services performed in the conduct of the Association's business; provided, however, that the Board may cause a member or officer to be reimbursed for expenses incurred in carrying on the business of the Association. 4.5.Management Agent, The Board may employ a management agent, to be compensated in an amount established by the Board, to perform such duties and services as the Board shalt authorize, including, but not limited to, the duties listed in Section 4.3 of these Bylaws. Any such management contract must be cancelable without penalty upon ninety (90) days' written notice. Any management contract entered into by the Declarant before the Turnover Meeting may be canceled by the Board of Directors elected at the turnover meeting upon thirty (30) days' written notice given not later than sixty (60) days after the turnover meeting. 4.6.Lnterim Board and Officers. Declarant hereby reserves administrative control of the Association until the Turnover Meeting. Declarant, in its sole discretion, may appoint and remove members of the Board and officers of the Association whose terms of service shall end on or before the date of the Turnover Meeting. However,at the Turnover Meeting, at least one (1) Director shall be elected by Owners other than Declarant, even if Declarant otherwise has voting power to elect all three(3)Directors. 4.7.Election and Term of Office. At the Turnover Meeting of the Association,the term of office of three (3) Directors shall be fixed for two (2) years. The term of office of two (2) Directors shall be fixed at one (1) year. Should the number of Directors serving on the Board be increased, the same sequential election terms shall apply as nearly as is practicable. Upon expiration of the initial term of office of each respective Director, such Director's successor shall be elected to serve a term of two (2) years. The Directors shall hold office until their successors have been elected and hold their first meeting. At tine Turnover Meeting, upon agreement by vote of the Owners, the Owners may elect Directors by using a ballot that permits each Owner to vote for five (5) nominees. In such event, the three (3)nominees receiving the highest number of votes shall be the two (2) year Directors and the two(2)nominees receiving the next highest number of votes shall be the one(1)year Directors. 9 Bylaws of rRMA DELL BUTTERFIELD PARK Homeowners Association 4.8.Vacancies. Vacancies on the Board caused by any reason other than the removal of a Director by a vote of the Association shall be filled for the balance of the term of each directorship by vote of a majority of the remaining Directors, even though they may constitute less than a quorum. Each person so elected shall be a Director until a successor is elected upon expiration of the term for which such person was elected by the other Directors to serve. 4.9.Removal of Directors. At any legal annual or special meeting at which removal of a Director is on the agenda (not including actions proposed to be taken by written ballot without a meeting), any one (1) or more of the Directors may be removed with or without cause, by a majority vote of the total voting power of the Owners and a successor may be then and there elected to fill the vacancy thus created; provided, however, that the notice of meeting shall specifically indicate that the removal of one (1) or more named Directors is an agenda item for such meeting. The owners must vote on removal of each Director whose removal is proposed as a separate question. Any Director whose removal has been proposed by the Owners shall be given an opportunity to be heard at such meeting. 4.10.0rganizational Meeting. The first meeting of a ne-tvly elected Board shall be held within ten (10) days of election at such place as shall be fixed by the Directors at the Association meeting at which such Directors were elected, and no notice shall be necessary to the newly elected Directors in order to hold such meeting legally, providing a majority of the newly elected Directors are present. 4.1 I.Re,gular Meetings. Regular meetings of the Board may be held at such time and place as shall be determined,from time to time,by a majority of the Directors. Notice of regular meetings of the Board may be called by the President ort at least three(3)days'notice to each Director, given personally or by mail, telephone, e-mail or facsimile, which notice shall state the time,place(as hereinabove provided)and purpose of the meeting. 4.12.Speeial Meetings. Special meetings of the Board may be called by the President or Secretary or on the written request of at least two (2) Directors. Special meetings of the Board may be called on at least three(3)days' notice to each Director,given personally or by mail, telephone, e-mail or facsimile, which notice shall state the time, place (as hereinabove provided)and purpose of the meeting. 4.13.-Waiver of Notice to Directors. Before, at or after any meeting of the Board, any Director may, in writing,waive notice of such meeting and such waiver shall be deemed equivalent to the giving of such notice. Attendance by a Director at any meeting of the Board shall be a waiver of notice by such Director of the time and place thereof. If all the Directors are present at any meeting of the Board, no notice to Directors shall be required and any business may be transacted at such meeting. 4.14.Board of Directors' Quorum. At all meetings of the Board,a majority of the existing Directors shall constitute a quorum for the transaction of business,and the acts of the 10 Bylaws of IRMA DELL BUTTERFIELD PARK Homeowners Association majority of the Directors shall be the acts of the Board. If quorum requirements are not met at any meeting of the Board, the majority of those present may adjourn the meeting from time to time. At any such adjourned meeting,any business that might have been transacted at the meeting as originally called may be transacted without further notice. 4.15.Board Meetings Open to All Association Members. Except for executive sessions,all meetings of the Board shall be open to any and all Members of the Association; provided, however, that no Association Member shall have a right to participate in the Board's meetings unless such Member is also a member of the Board. Tile President shall have authority to exclude any Association Member who disrupts the proceedings at a meeting of the Board. At the discretion of the Board,the following matters may be done in executive sessions: 4.15.1.Consultation with legal counsel; 4.15.2.Consideration of personnel matters, including salary negotiations and employee discipline; 4.15.3.Negotiations of contracts with third parties; 4.15.4.Collection of assessments;and 4.15.5. Consideration of any other matter permitted by the PCA to be discussed in executive session. Except in the case of an emergency, the Board shall vote in an open meeting whether to meet in executive session. If the Board votes to meet in executive session, the presiding officer of the Board shall state the general nature of the action to be considered,as precisely as possible, when and under what circumstances the deliberations can be disclosed to Owners. The statement,motion or decision to meet in executive session must be included in the minutes of the meeting. A contract or an action considered in executive session does not become effective unless the Board, following the executive session, reconvenes in open meeting and votes on the contract or action, which must be reasonably identified in the open meeting and included in the minutes. 4.16.Notice to Association Members of Board Meetings. For other than emergency meetings, notice of special Board meetings shall be mailed or delivered via electronic communication to each Owner at least ten (10)days before the meeting or at least three (3) days' notice by hand delivery to each Lot Owner's address or by facsimile transmission. The Board shall give Owners notice of regular Board meetings at the beginning of each year by first class mail or other reasonable means setting out the time and place of the regular meetings. For any changed time or place, the notice requirements for special meetings shall apply. 11 Bylaws of IRMA DELL BUTTERFIELD PARK Homeowners Association 4.17.Emerrgency Meetings. In the event of an emergency, Board of Directors meetings may be conducted by telephonic communication or by (lie use of a means of communication that allows all Board members participating to hear each other simultaneously or otherwise to be able to communicate during the meeting. No notice to either Directors or Association members shall be required for such meetings of the Board of Directors to be held for any emergency action. Provided, however, that no such meeting shall occur unless at least seventy-five percent(75%) of the Board of Directors participate in the same and after an attempt has been made to reach each Director. 4.18.Compensation of Directors. No Director shall be compensated in any manner, except for out-of-pocket expenses, unless such compensation is approved by vote of the Owners. 5. OFFICERS 5.I.Desi nag tion_. The principal officers of the Association shall be a President, a Secretary and a Treasurer, all of whom shall be elected by the Directors. The Directors may appoint an assistant treasurer and an assistant secretary,and any such other officers as in their judgment may be necessary. 5.2.Election of Officers. The officers of the Association may be elected by the Board at the organizational meeting of each new Board or any Board meeting thereafter, and shall hold office at the pleasure of the Board. 5.3.Removal of Officers. Upon an affirmative vote of a majority of the Board, any officer may be removed, either with or without cause, and such officer's successor may be elected at any regular or special meeting of the Board. 5.4.President. The President shall be the chief executive officer of the Association and shall preside at all meetings of the Association and of the Board. The President shall have all of the general powers and duties which are usually vested in the office of president of an association, including,but not limited to,the power to appoint committees from among the Owners from time to time as the President may, in the President's discretion, decide is appropriate to assist in the conduct of the affairs of the Association. 5.5.Secretar . The Secretary shall keep the minutes of all meetings of the Board and the minutes of all meetings of the Association and shall have charge of such books and papers as the Board may direct; and shall, in general, perform all the duties incident of the office of secretary. 5.6.Treasurer. The Treasurer shall have responsibility for Association funds and securities and shall be responsible for keeping full and accurate accounts of all receipts and disbursements in books belonging to the Association. The Treasurer shall be responsible for 12 Bylaws of IRMA DELL BUTTERFIELD PARK Homeowners Association the deposit of all monies and other valuable effects in the name, and to the credit, of the Association in such depositories as may from time to time be designated by the Board. 5.7.Directors as Officers. Any Director may be an officer of the Association. 6. OBLIGATIONS OF THE OWNERS 6.LAssessments. All Owners are obligated to pay assessments imposed by the Association to meet all the Association's general common expenses, as more particularly set forth in the Declaration. Assessments shall be payable on a periodic basis, not more frequently than monthly, as determined by the Board. Declarant (before turnover) and the Board (after turnover) may, but shall not be required to, impose interest or a service charge for late installment payments or allow a discount for payment of the annual assessment or any installment in advance. 6.2.Investrnent of Reserve Account Funds. Assessments paid into Reserve Accounts shall be kept with a safe and responsible depository, shall be accounted for separately and, if invested,the obligation or security shall be fully guaranteed as to principal by the United States of America or one of its agencies. Assessments paid into the Reserve Accounts are the property of the Association and are not refundable to sellers of Lots. However, nothing contained herein shall prevent sellers of Lots from treating their outstanding allocable share of Reserve Accounts as a separate or reimbursable item in a sales agreement. No Owner shall have any individual rights in any of these reserves,although it is understood that the value of an Owner's Lot may increase in proportion to such Lot's right to receive repair,maintenance and replacement therefrom. 6.3.Initial Assessment. The amount of the initial assessment due from Lot Owners other than the Declarant shall be determined by the Declarant. The amount of the annual assessment thereafter shall be subject to review and modification by the Board of Directors. 6.3.1. Contribution to Working Capital. At closing of the sale of each Lot, each purchaser shall contribute to the Association a sum equal to equal to one-quarter(1/4) of the annual assessment,with respect to the Lot being purchased,as a one-time contribution to the working capital of the Association. Within sixty(60)days after the first conveyance by the Declarant of the first Lot in IRMA DELL BUTTERFIELD PARK, the Declarant shall make such contribution with respect to all Lots that have not yet been conveyed to a purchaser. If the Declarant has made such contribution, no further contribution shall be required to the Association,but each purchaser shall reimburse the Declarant at closing for the amount of the contribution made by the Declarant with respect to the Lot conveyed to the purchaser. if the amount of the assessments is reduced pursuant to the authority granted to the Declarant herein, the initial deposit to the Association budget,equal to one- sixth (1/6) of the annual assessment, shall be based on the projected amount of such annual assessments after substantial or full occupancy of the Lots rather than on the 13 Bylaws of IRMA DELL BUTTERFIELD PARK Homeowners Association reduced amount. The working capital contribution shall be allocated to the general operating reserve referenced in Section 10.6.2.1 of the Declaration. The working capital contribution is in addition to regular assessments and shall not be used as a prepayment of assessments by any Owner. The Declarant may not use the working capital funds to defray any of its expenses, reserve contributions, or construction costs, or to make up any budget deficits while the Declarant is in control of the Association. All working capital contributions shall be disbursed to the Association at or prior to the Turnover Meeting and shall be credited to the operating reserve account. 6.3.2. Procedures. If the Declarant or any other person pays all of the operating expenses of the Association or subsidizes such expenses, the assessment shall be reduced by such amount, but shall not be reduced to a su►n less than the total amount of the replacement reserve items. With respect to Lots not yet conveyed by the Declarant, the Declarant may accrue the replacement reserve items. At the time of conveyance of the Lot for which the replacement reserve has been accrued, the accrued reserves must be paid to the Association. Tine Declarant, or such other person paying all operating expenses or subsidizing such expenses, shall give ten (10) days' written notice to individual Lot Owners before their obligation to pay the full assessment begins. Thereafter, each Owner, including the Declarant or such other person, shall pay the assessments to the Association. In the event that the Declarant has collected initial assessments from Lot purchasers at closing and thereafter elects to pay or subsidize the operating expenses, thereby causing the amount of the assessment to be reduced,the one-time initial contribution collected from Lot purchasers shall be held by the Declarant in a separate Association account. On the date on which Lot Owners are required to pay full assessments, the aggregate sums held in such separate account shall be deposited to the Association's general account to be used as working capital. 6.3.3. Temuorary Reduction of Assessment Amount. If the Association expenses are temporarily less than projected by the Declarant because some or most of the Lots are not yet sold or occupied, the Declarant shall have the authority to reduce temporarily the amount of the assessment to reflect the lower expenses of the project. 6.4.Income Tax Returns,Determination of Fiscal Year. 6.4.1. Fiscal Year. The fiscal year of the Association shall be the calendar year unless otherwise determined by the Board. 6.4.2. Tax Returns. The Board, in its sole discretion, shall determine the manner in which all necessary income tax returns are filed and of selecting any and all persons to prepare such tax returns. 14 Bylaws of MIA DELL BUTTERFIELD PARK Homeowners Association 6.5.Statement of Assessments. 6.5.1. The Association shall provide, within ten (10) business days of receipt of a written request from an Owner,a written statement that provides: 6.5.1.1 The amount of assessments due from the Owner and unpaid at the time the request was received, including: (a) Regular and special assessments; (b) Fines and other charges; (c) Accrued interest;and (d) Late payment charges. 6.5.1.2 The percentage rate at which interest accrues on assessments that are not paid when due. 6.5.1.3 The percentage rate used to calculate the charges for late payment or the amount of a fixed charge for late payment. 6.5.2. The Association is not required to comply with Section 6.5.1 if the Association has commenced litigation by filing a complaint against the Owner and the litigation is pending when the statement would otherwise be due. 6.6.Default. Failure by an Owner to pay any assessment of the Association shall be a default by such Owner of such Owner's obligations pursuant to these Bylaws and the Declaration. The Association shall be entitled to the remedies set forth in the Declaration. 6.7.Maintenance and Repair, 6.7.1. Lots. Except as otherwise specifically provided in the Declaration and these Bylaws, every Owner must perform promptly all maintenance and repair work to such Owner's Lot and the exterior of the improvements thereon (which do not constitute commonly maintained property in Tract A) and keep the same in good repair and sanitary and neat condition. 6.7.2. Tract A. The Association shall repair and maintain the Tract A, subject to the provisions of subsection 6.7.3. 6.7.3. Reimbursement of Association. An Owner shall reimburse the Association for any expenditures incurred in repairing or replacing any portion of the landscaping, fencing or facilities in Tract A that was damaged through such Owner's fault and that is not otherwise covered by insurance policies carried by the Owner or the Association for the Owner's and the Association's benefit. In such circumstances, the insurance obtained by the Owner sliall be deemed to be the primary coverage. The Board of Directors shall have the unfettered discretion to refuse to make a claim on the Association's policy even though 15 Bylaws of IRMA DELL BUT"TERFIELD PARK Homeowners Association coverage may pertain. Such discretion is for the purpose of maintaining the Association's insurability and controlling the amount of the premiums for the Association's insurance. Such charge shall be collectible as a reimbursement assessment as provided in the Declaration. 6.8.Right of Entry: Easements for Maintenance. 6.8.1. Emergencies. Present and future Owners, tenants, Occupants, and any other persons that occupy any portion of the Property, by virtue of acquisition, rental, or occupancy of any of the Lots, grant to the management agent or to any other person authorized by the Board or the Association the right to enter upon such Lot in the event of an emergency originating in or threatening any Owner's Lot, 7. USE AND OCCUPANCY RESTRICTIONS: RULES OF CONDUCT In addition to the restrictions and rules of conduct set forth in the Declaration, the following shall apply: 7.l.Appearance of Lots. Owners shall keep their Lots and the improvements thereon in good repair,clean,and with painted, stained or other finished exteriors compatible with the Architectural Standards, the Declaration and Rules and Regulations. Provided, however, the Association shall have such obligations with respect to the commonly maintained property in Tract A. 7.2.Nuisances. No Owner or Occupant shall cause or permit such Owner's representatives,agents, employees, or family members to cause any nuisance or to make any use or engage in any practice on the Property that is a source of annoyance to other Owners and Occupants or that interferes with other Owners' and Occupants' peaceful possession and proper use of the Property. Owners and Occupants shall exercise extreme care about creating disturbances, making noises or using musical instruments, radios, televisions and amplifiers that may disturb other Owners and Occupants. Owners and Occupants shall keep all parts of their respective Lots in a clean and sanitary condition, free of any accumulation of rubbish, refuse or garbage and free of any fire hazard and shall not cause any accumulation of rubbish, refuse or garbage or any fire hazard on any other part of the Property. Owners and Occupants shall place all of their rubbish, refuse and garbage inside disposal containers. No Owner shall make or permit any use of such Owner's Lot or of Tract A that will increase the cost of insurance upon Tract A. 7.3.1mproper,Offensive or Unlawful Use. No Owner or Occupant shall make any improper,offensive or unlawful use of any part of the Property. Owners and Occupants shall observe all valid laws, zoning ordinances and regulations of governmental bodies having jurisdiction over the Property. The responsibility for meeting the requirements of governmental bodies for maintenance, modification or repair of the Property shall be carried 16 Bylaws of IRMA DELL BUTTERFIELD PARK Homeowners Association out.and paid for in the same manner as the responsibility for the maintenance and repair of tine Property concerned. 7A.Additional Rules. In addition to the rules set forth in this Article 7,the Board may promulgate and amend, from time to time, Rules and Regulations concerning other use of the Property and shall fiirnish copies of such Rules and Regulations to any Owner or Occupant requesting such copies. 7.5.Enforcement. The Association, through its Board of Directors, shall have the power to enforce the covenants and restrictions in these Bylaws and in the Declaration. Owners shall also have the right to bring actions or suits regarding covenants and restrictions, but shall have no right or power to require the Association or Board of Directors to take any enforcement action. 7.6.Fines. The Board of Directors may,after giving written notice and an opportunity to be heard, levy reasonable fines for violations of the Declaration, Bylaws and rules and regulations of the Association,provided that fines levied are based on a schedule previously adopted by Board resolution that is mailed to the mailing address of each Lot or mailed to the mailing address designated in writing by the Owner(s). 8.INSURANCE 8.1.0eneral. The Board shall obtain and maintain at all times insurance of the type and kind and in the amounts hereinafter provided and additional insurance for such other risks of a similar or dissimilar nature as are now or as shall be hereafter customarily covered by insurance obtained by other planned communities similar in construction and design. Such additional insurance shall be governed by this Article 8. 8.2.Types of Insurance Policies Maintained By the Association. For the benefit of the Association and the Owners, the Board shall obtain and maintain at all times, and shall pay for out of the common expense funds, the following insurance to the extent that it is available at reasonable cost: 8.2.1. Liabilit A policy or policies insuring the Association, its Board, the Owners individually,and the manager against any liability to the public or the Owners and their invitees or tenants, incident to the ownership, supervision, control or use of the Property. Limits of liability under such insurance shall be not less than one million dollars ($1,000,000)per occurrence for bodily injuries and property damage liability. Such limit and coverage shall be reviewed at least annually by the Board, which may increase the limit of and/or coverage, in its discretion. Said policy or policies shall be issued on a commercial General Liability form and shall provide cross liability endorsements wherein the rights of the named insured under the policy or policies shall not be prejudiced as respects his,her or their action against another named insured. 17 Bylaws of IRMA DELL BUTTERFiELD PARK Homeowners Association 8.3.Insurance Companies Authorized. All policies obtained under this Article 8 shall be written by a company licensed to do business in Oregon and holding a "Commissioner's Rating" of"B+" and a size rating of "IX," or better, by Best's Insurance Reports,or as may be otherwise acceptable to all mortgagees and Directors. 8A.Provisions in Insurance Policies. The Boatel shall snake every reasonable effort to secure insurance policies that will provide for the following: 8.4.1. Waiver of Subrogation, A waiver of subrogation by the insurer as to any claims against the Board, the officers, the manager, the Owners and their respective servants,agents,guests and tenants. 8.4.2. Noncancellation for Owner Conduct. A provision that the master policy on the Property cannot be canceled, invalidated or suspended on account of the conduct of any one or more individual Owners. 8.4.3. Noncancellation Without Opportunity to Cure. A provision that the master policy on the Property cannot be canceled, invalidated or suspended on account of the conduct of any officer, Board member or employee of the Board or the manager without prior demand in writing that the Board or manager cure the defect. 8.4.4. No Other Insurance Clauses. A provision that any "no other insurance" clause in the master policy exclude individual Owners'policies and not otherwise prevent such individual policies from providing coverage for damage to Homes, Lots or Tract A. 8.5. Home and Lot Insurance Maintained By Each Owner. The Association shall have no responsibility to procure or to assist Owners or Occupants in procuring property loss insurance or liability insurance other than as expressly stated in this Article 8. Owners and Occupants shall procure all other insurance coverage that they deem necessary or prudent for their protection, and shall be obligated to carry property insurance with extended coverage endorsements in the amount of the replacement value of such Owners' Homes and liability insurance with minimum combined limits of $100,000 per occurrence. Insurance coverage obtained and maintained by the Board of Directors may be brought into contribution with that obtained and maintained by Owners or mortgagees only in the Board of Directors'sole and unfettered discretion. 8.6.Review of Insurance Policies. At least annually, the Board shall review all insurance carried by the Association, which review shall include a consultation with a representative of the insurance carrier writing the master policy. 8.7.Deductible Provisions. The Board of Directors may negotiate the amount of the deductible in all Association insurance policies at such limits as are reasonable and customary under the circumstances and the deductible amount may be set at different levels for different insured risks. The Board shall adopt a resolution providing the responsibility for 18 Bylaws of IRMA DELL BUTTERFIELD PARK Homeowners Association payment of the deductible, If no such resolution has been adopted, the Association shall be responsible for the deductible. 9, AMENDMENT Except as otherwise provided in this Article, and the restrictions set forth elsewhere herein, these Bylaws may be amended at any time by an instrument approved by at least a majority of the total votes of each class of Members that are eligible to vote. Any amendment must be executed,recorded and certified as provided by law. Provided, however, no amendment of these Bylaws may effect an amendment of the Declaration or the Articles without compliance with the provisions of such documents and the Oregon Nonprofit Corporation Act, and no amendment deleting or affecting any right of Declarant or its successor or assignee, including, without limitation, an amendment to this Article 9, may be adopted without the prior written consent of Declarant or its successor or assignee. 10. RECORDS AND AUDITS I O.1.General Records. The Board and the managing agent or manager, if any, shall preserve and maintain minutes of the meetings of the Association, the Board and any Board committees as required by ORS 94.670. The Board shall maintain a list of Owners entitled to vote at meetings of the Association. The minutes of the Association, the Board and Board committees, and the Association's financial records shall be reasonably available for review and copying by the Owners. A reasonable charge may be imposed by the Association for providing copies. 10.2.Assessment Roll. The Board and the managing agent or manager, if any, shall maintain the assessment roll in a set of accounting books in which there shall be an account for each Lot. Such account shall designate the name and address of the Owner or Owners, the amount of each assessment against the Owner, the dates on which and the amounts in which the assessment comes due, the amounts paid upon the account and the balance due on the assessments. 10.3.Payment of Vouchers. The Treasurer or management agent shall pay all expenses authorized by the Board. The Treasurer or management agent shall maintain and follow reasonable procedures to assure the accounts and proper records,and to assure that all expenditures are proper. Except in cases where an emergency exists (for example, a repair must be made immediately to prevent further damage), any voucher for non-budgeted items shall require the signature of the President; provided, however, that any withdrawal from Reserve Accounts shall require the signature of two Board members or one Board member and an officer of the Association who is not a Board member. 19 Bylaws of IRMA DELL BUTTERFIELD PARK Homeowners Association 11. COMPLIANCE WITH THE PLANNED COMMUNITY ACT: CONFLICTS These Bylaws are intended to comply with the provisions of the FCA, the provisions of which apply to IRMA DELL BUTTERFIELD PARK. In case of any conflict among the provisions of the PCA, the Articles, the Declaration, or these Bylaws, the provisions of the PCA shall control over those of the Articles and Declaration, and the provisions of the Declaration shall be control over those of the Articles and these Bylaws. 12. INDEMNIFICATION OF DiRECTORS OFFICERS EMPLOYEES ANDAGE NT The Association shall indemnify any Director,officer, employee or agent who was or is a party or is threatened to be made a party to any threatened, pending or completed action, suit or proceeding, whether civil, criminal, administrative or investigative (other than an action by the Association) by reason of the fact that such person is or was a Director, officer, employee or agent of the Association or is or was serving at the request of the Association as a Director, officer, employee or agent of another corporation, partnership, joint venture, trust or other enterprise, against expenses (including attorneys' fees), judgments, fines and amounts paid in settlement actually and reasonably incurred by said person in connection with such suit,action or proceeding if such person acted in good faith and in a manner that such person reasonably believed to be hi, or not opposed to,the best interest of the Association,and,with respect to any criminal action or proceeduigs, had no reasonable cause to believe that such person's conduct was unlawful. The termination of any action, suit or proceeding by judgment, order, settlement, conviction, or with a plea of nolo contendere or its equivalent, shall not of itself create a presumption that a person did not act in good faith and in a manner that such person reasonably believed to be in,or not opposed to, the best interest of the Association, and, with respect to any criminal action or proceedings, had reasonable cause to believe that such person's conduct was unlawful. Payment tinder this clause may be made during the pendency of such claim, action, suit or proceeding as and when incurred, subject only to the right of the Association to reimbursement of such payment from such person, should it be proven at a later time that such person had no right to such payments. All persons who are ultimately held liable for their actions on behalf of the Association as a Director, officer, employee or agent shall have a right of contribution over and against all other Directors, officers, employees or agents and Members of the Association who participated with or benefited from the acts that created said liability. 13. ASSESSMENT COLLECTION COSTS: SUITS AND ACTIQNS An Owner shall be obliged to pay reasonable fees and costs(including, but not limited to, attorneys' fees) and actual administrative costs incurred in connection with efforts to collect any delinquent unpaid assessments from such Owner, whether or not suit or action is filed. Assessments against Owners may include fees, late charges, fines and interest imposed by the Board, in addition to amounts owed toward operating expenses and the funding of reserves. If the Association brings against any Owner or Owners a suit or action for the collection of any amounts due pursuant to or for the enforcement of any provisions of the Declaration,the Articles or these Bylaws, such Owner or Owners,jointly and severally, shall pay, in addition to all other 20 Bylaws of IRMA DELL BUTTERFIELD PARK Homeowners association obligations, the costs of such suit or action, including actual administrative expenses incurred by the Association because of the matter or act which is the subject of the suit,reasonable attorneys' fees to be fixed by the trial court and, in the event of an appeal, the cost of the appeal, together with reasonable attorneys'fees in the appellate court to be fixed by such court. 14. MISCELLANEOUS 14.I.Notices. All notices to the Association or to the Board shall be sent care of the managing agent or, if there is no managing agent, to the principal office of the Association or to such other address as the Board hereafter may designate from time to time. All notices to any Owner shall be sent to such address as may have been designated by such Owner from time to time, in writing,to the Board, or if no address has been designated, then to such Owner's Lot. 14.2.Waiver. No restriction, condition, obligation or provision contained in these Bylaws shall be deemed to have been abrogated or waived by reason of any failure to enforce the same, irrespective of the number of violations or breaches thereof that may have occurred and the number of times that the pertinent restriction, condition, obligation or provision was not enforced. 14.3,Invalidity: Number: Captions. The invalidity of any part of these Bylaws shall not impair or affect in any mariner the validity, enforceability or effect of the balance of these Bylaws. As used herein, the singular shall include the plural, and the plural the singular. The masculine and neuter shall each include the masculine, feminine and neuter,as the context requires. All captions used herein are intended solely for convenience of reference and shall in no way limit any of the provisions of these Bylaws. 21 Bylaws of IRMA DELL BUTTERFIELD PARK Homeowners Association 15. ADOPTION It is hereby certified that these Bylaws have been adopted by LWD LLC, an Oregon Limited Liability Company, Declarant of IRMA DELL BUTTERFIELD PARK, and shall be recorded in the Deed Records of Washington County, together with the Declaration for said planned community, DATED this 2-7 day of 5-6 PP20 _. LWD LLC 9 By:Alan R DeHarpport Its: Member/Manager STATE OF OREG N vewkk7 ) ss. ,Nv 20_L County of I� } Alan R DeHarppott who personally appeared, being duly sworn, did say that he is the Member/Manager of LWD LLC, an Oregon corporation, and that the foregoing instrument was signed in behalf of said corporation; and acknowledged said instrument to be its voluntary act and deed. N PUBLIC F R 0 GON OFFICK STAMP CRIS[IN.DIANE ALVAREZ NoTARY PUBLIC-OREGON COMMISSION N0.885800 MY C0MMISSt0At iBtPifl AUGUST 1312021 22 Bylaws of IRMA DELL BUTTERFIELD PARK Homeowners Association FOUR D CONSTRUCTION CO. By: Davi eHar port,President Personally appeared before me on ,2017 the above-named Alan R DeHarpport who, being duly sworn, did say that he is the President of FOUR D CONSTRUCTION CO. and and that said instrument was signed on behalf of said corporation by authority of its Board of Directors; and lie acknowledged said instrument to be its voluntary act and deed. NOTARY PUBLIC O OREGON OFFICIAL STAMP ' CRISTINE DIANE ALVAREZ NOTARY PU&i0-QIgEGON i MYCOMM COMMISSION . ISSION XPIA SAUGUST13,2021 PAGE 7-IRMA DELL BUT rERFIELD PARK DF.CLARAfION OF COVENANTS,CONDITIONS AND RESTRICTIONS CITY OF TIGARD RECEIPT 13125 SW Hall Blvd.,Tigard OR 97223 503.639.4171 Receipt Number: 410574 - 05/15/2017 CASE NO. FEE DESCRIPTION REVENUE ACCOUNT NUMBER PAID SUB2016-00010 Inventory Fee-Open Grown Tree- 1st 100-0000-43116 $154.00 SUB2016-00010 Inventory Fee-Open Grown Tree-each 100-0000-43116 $1,148.00 add'I Total: $1,302.00 PAYMENT METHOD CHECK# CC AUTH.CODE ACCT ID CASHIER ID RECEIPT DATE RECEIPT AMT Check 2147 KDAFOE 05/15/2017 $1,302.00 Payor: LWD, LLC Total Payments: $1,302.00 Balance Due: $0.00 Page 1 of 1 q City of Tigard November 28, 2016 LWD LLC & Four D Construction Attn: Anne Marie Skinner 5740 SW Arrowwood Ln Portland, OR 97225 Project: Butterfield Subdivision Site: 2S111AA01400 and east 130 feet of Tract D Greensward Park No. 2 Land Use Files: SUB2016-00010 Dear Ms. Skinner: The City received your revised application submittal November 22, 2016 for the above cited permit for proposed development of 13 lots on a 3.22-arce site zoned R-4.5 located at 8770 SW Mountain View Ln. Please be advised that the land use application has been deemed complete as of November 22 d. The 120-day deadline by which the City must reach a final decision on this application is March 22, 2017. Staff estimates a decision date of January 5, 2017. If you have any questions, please contact me at 503-718-2434 or garyp@tigard-or.gov. Sincerely, Gary Pagenstecher,AICP CUD Associate Planner Attachment: Public Facility Plan Checklist Copy: File: SUB2016-00010 13125 SW Hall Blvd. • Tigard, Oregon 97223 • 503.639.4171 TTY Relay: 503.684.2772 • www.tigard-or.gov 0 City of Tigard November 10,2016 LWD LLC &Four D Construction Attn: Anne Marie Skinner 4740 SW Arrowwood Ln Portland, OR 97225 Project: Butterfield Subdivision Site: 2S111AA01400 and east 130 feet of Tract D Greensward Park No. 2 Land Use Files: SUB2016-00010 Dear Ms. Skinner: The City received your application submittal October 10, 2016 for the above cited permit for proposed development of 13 lots on a 3.22-arce site zoned R-4.5 located at 8770 SW Mountain View Ln. The basic submittal elements were included in your application packet. To complete your application please address the following completeness and approvability items: I. Completeness Items The following items need to be submitted in order for your applications to be deemed complete: 1. Arborist Report. Please submit an arborist report and related signed plan sheets. 2. PGE Transformer: Show on the Utility Plan. 3. Public Facilities Plan Completeness Checklist. Please review the attached Checklist from the Development Review Engineer and amend your application accordingly. Contact Johnny Gish at 503-718-2467. II. Re-submittal Requirements Once the items above have been incorporated, submit all of the following items concurrently. 1. A copy of this letter. 2. A letter addressing how each completeness item has been addressed, including a description of the revisions and their specific locations, e.g. page and/or plan set numbers. A thorough and detailed letter will facilitate staff's review of your application in a timely manner. v- 3. For notice and requests for comments, please submit eight (8) copies of your revised and new materials (including all elements of the submittal, collated and bound). Plan sets may be printed at 11" x 17" size as long as you include 3 copies of large set plans. Also, submit five 13125 SW Hall Blvd. • Tigard, Oregon 97223 • 503.639.4171 TTY Relay: 503.684.2772 • www.tigard-or.gov Determination of Completeness Page 2 Land Use File PDR2016-00011 d (5) additional copies of your reduced plan sets only (11" x 17"), plus one copy at 8 1/2" x 11" for our records. 4. One (1) compact discs containing all elements of your proposal. All plans must be formatted to a 300dpi. 5. Completed "Request for 500' Property Owner Notification" and receipt of payment. [Contact Joe Patton at 503-718-2714] If you have any questions, please contact me at 503-718-2434 or garyp@tigard-or.gov. Sincerely, 4.1 ,&Y�3. 6gAtl' � 7 Gary Pagenstecher,AICP CUD Associate Planner Attachment: Public Facility Plan Checklist Copy: File: SUB2016-00010 E , PUBLIC FACILITY PLAN Project: Irma Dell Butterfield Park COMPLETENESS CHECKLIST GRADING M Existing and proposed contours shown. Shown Does proposed grading impact adjacent ® No impact to adjacent lots parcels? ❑ Yes ® No ❑ Adjacent parcel grades shown. Not shown STREET ISSUES ® Right-of-way clearly shown. Shown ® Centerline of street(s) clearly shown. Shown ® Street name(s) shown. Yes © Existing/proposed curb or edge of pavement Shown shown. © Street profiles shown. Shown ❑X Future street plan: Must show street profiles, No future streets to o on adjacent parcel(s),etc. ❑ Traffic impact report. Submit preliminary sight distance certificate for public and private street intersections © Street grades compliant? Yes © Street widths dimensioned and appropriate. Yes ® Private streets?Less than 6 lots and width Yes appropriate? ❑ ENTER TEXT ENTER TEXT SANITARY SEWER ISSUES ❑ Existing/proposed lines shown. Not shown at east end of Inez ® Stubs to adjacent parcels required/shown? Not required WATER ISSUES ® Existing/proposed lines w/ sizes noted? Size shown in Utility Notes REVISED: 2/1/2016 Page 1 of 2 ® Existing/proposed fire hydrants shown? Shown ❑ Proposed meter location and size shown? Size not shown ® Proposed fire protection system shown? Not required STORM DRAINAGE AND WATER QUALITY ISSUES ❑ Existing/proposed lines shown? Not shown at east end of Inez Preliminary sizing calcs. For water Have calc s quality/detentionprovided? ® Water quality/detention facility shown on Shown Tans? ❑ Area for facility match requirements from clacs? Area not shown on wqf plan ® Facility shown outside and wetland buffer? No wetland within project zone Storm stubs to adjacent parcels ® required/shown? Not required Prepared by Al Dickman,unable to utilize`By:" field below The submittal is hereby deemed ❑ Complete ® Incomplete By Date: 10/31/2016 REVISED: 2/1/2016 Page 2 of 2 LAND USE APPLICATION Project: Date: A7 M { y COMPLETENESS REVIEW XCOMPLETE INCOMPLETE /1 6 STANDARD INFORMATION: Deed/Title/Proof of Ownership ,Er Neighborhood Mtg.Affidavits, Minutes, List of Attendees Impact Study(18.390) USA Service Provider Letter r- Construction Cost Estimate #Sets Of Application Materials/Plans-"Paper Copies" Envelopes with Postage(Verify Count) ,❑' #Sets Of Application Materials/Plans-"CD's" Pre-Application Conference Notes PROJECT STATISTICS: 1,14-0 Building Footprint Size ,f : '❑ %of Landscaping On Site /o o ,� Lot Square Footage ❑ of Building Impervious Surface On Site PLANS DIMENSIONED: ❑ Building Footprint.w_ y ❑ Parking Space Dimensions(Include Accessible&Bike Parkin ❑ Building Height ❑ Access Approach and Aisle g)El Truck Loading Space Where Applicable ❑ Visual Clearance Triangle Shown ADDITIONAL PLANS: 21" Vicinity Map Architectural Plan Existing Conditions Plan /";Ej Landscape Plan � Tree Inventory 2"° S*Plarr - - Lighting Plan TREE PLAN/MITIGATION PLAN, ❑ ❑ ❑ ❑ �ADDITIONAL REPORTS: (list any speci I eports) El RESPONSE TO APPLICABLE CODE SECTIONS: ❑ 18.330(Conditional Use) ❑ 18.630(Washington Square Regional Center El 18.340(Director's Interpretation) g } ❑ 18.775(Sensitive Lands Review) ❑ 18.705(Access/Egress/Circulation) ❑ 18.780(Signs) ❑ 18.350(Planned Development) ❑ 18.710(Accessory Residential Units) ❑ 18.785(Temporary Use Permits) ❑ 18.360(Site Development Review) ,❑ 18.715(Density Computations) 18.790(Tree Removal) ❑ 18.370(Variances/Adjustments) ❑ 18.720(Design Compatibility Standards [� 18.795(Visual Clearance Areas) ❑ 18.380(Zoning Map/Text Amendments) ❑ 18.725(Environmental Performance Standards ❑ 18.798(Wireless Communication Facilities) ❑ 18,390(Decision Making Procedures/Impact Study) ❑ 18.730(Exceptions To Development Standards ' ❑ 18.810(Street&Utility Improvement Standards) ❑ 18.410(Lot Line Adjustments) ❑ 18.740(Historic Overlay) ❑ 18.420(Land Partitions) ❑ 18,742(Home Occupation Permits) ❑' 18.430(Subdivisions) 27 18.745(Landscaping&Screening Standards) 18.510(Residential Zoning Districts) ❑ 18.750(Manufactured/Mobil Home Regulations) ❑ 18.520(Commercial Zoning Districts) ❑ 18.755(Mixed Solid Waste/Recycling Storage) ❑ 18.530(Industrial Zoning Districts) ❑ 18.760(Nonconforming Situations) ❑ 18.620(Tigard Triangle Design Standards) 18,765(Off-Street Parking/Loading Requirements) 4DDITIONAL ITEMS: Y �i✓ �tr 7 y` J � } f !Vt Y 1 G PUBLIC FACILITY PLAN Project: SUB2016-00010 m.p COMPLETENESS CHECKLIST IRMA DELL BUTTERFIELD PARK GRADING ❑X Existing and proposed contours shown. Shown on plans • Does proposed grading impact adjacent parcels? F-1YesZNo No impacts © Adjacent parcel grades shown. Shown on plans STREET ISSUES ® Right-of-way clearly shown. Shown on plans ❑X Centerline of street(s) clearly shown. Shown on plans ® Street name(s) shown. Shown on plans © Existing/proposed curb or edge of pavement Shown on plans shown. ® Street profiles shown. Shown on plans ® Future street plan: Must show street profiles, Shown on plans to o on adjacent parcel(s), etc. ❑X Traffic impact report. Included in packet © Street grades compliant? Yes ® Street widths dimensioned and appropriate. Yes ® Private streets?Less than 6 lots and width Yes appropriate? SANITARY SEWER ISSUES ® Existing/proposed lines shown. Shown on plans ® Stubs to adjacent parcels required/shown? Not required WATER ISSUES © Existing/proposed lines w/ sizes noted? Shown on plans © Existing/proposed fire hydrants shown? Shown on plans ® Proposed meter location and size shown? Shown on plans REVISED: 2/1/2016 Page 1 of 2 Z Proposed fire protection system shown? Not required STORM DRAINAGE AND WATER QUALITY ISSUES ® Existing/proposed lines shown? Shown on plans Preliminary sizing calcs. For water ® Included in packet uali /detentionprovided? ❑X Water quality/detention facility shown on Shown on plans Tans? ❑X Facility shown outside and wetland buffer? Not in buffer ❑X Storm stubs to adjacent parcels Shown on plans required/shown? The submittal is hereby deemed Complete ❑ Incomplete By: Ray Woolf Date: 11/29/2016 REVISED: 2/1/2016 Page 2 of 2 EMERIO 8285 SW NIMBUS AVE,SUITE 180 BEAVERTON,OREGON 97008 TEL:(503) 746-8812 FAX:(503)639-9592 November 22, 2016 www.emeriodesign.com Gary Pagenstecher City of Tigard 13125 SW Hall Blvd Tigard, OR 97223 RE: Land Use File SUB2016-00010 In response to the Incomplete Letter dated November 10, 2016, for your consideration and review please find the following information: 1. One copy of the Incomplete Letter 2. A detailed explanation (attached as part of this letter) of how each completeness item has been addressed 3. Eight (8) copies of the revised and new materials which include 11"x17" plan sets 4. Three (3) full-size plan sets 5. Five (5) 1111x17" plan sets 6. One 8 %" x 11" plan set 7. One CD containing all elements of the proposal 8. Completed "Request for 500' Property Owner Notification" It is our belief that the revised materials meet City of Tigard's expectations and standards and thus you will be able to deem this revised submittal as complete and eligible for further processing. a Sincerely, merio Design LC /s N, e Marie inner. / F I. Completeness Items L.. 1. Arborist Report. A full Arborist Report has been submitted with a cover page titled "Urban Forestry Plan" and dated October 27, 2016. Sheets 8, 9 and 10 of the plan set show the required elements of the urban forestry plan. Sheets 8 and 10 have been signed by the arborist. �w 2. PGE Transformer: Show on the Utility Plan. See Sheet 6 "Preliminary Utility Plan" which shows the approximate location of the future transformer, noting that the final location will be determined by PGE at a later date. The approximate location is in the northeast corner of Lot 9 in the public utility easement. 3. Public Facilities Plan Completeness Checklist. • GRADING: Adjacent parcel grades shown. Not shown. Response: Adjacent parcel grades have been added to the plan set and are shown on both Sheet 2 "Existing Condition & Demolition Plan" and on Sheet 7 "Preliminary Grading and Erosion Control Plan". • STREET ISSUES: Traffic impact report. Submit preliminary sight distance certificate for public and private street intersections. Response: The revised submittal includes three (3) sight distance certificates - one-for the private street/SW Inez intersection; one for the SW 89th/SW Inez intersection; one for the SW 88th/SW Inez intersection. • SANITARY SEWER ISSUES: Existing/proposed lines shown. Not shown at east end of Inez. Response: Sheet 6 "Preliminary Utility Plan" of the submitted plan set has been revised to show the existing sanitary sewer line at the east end of SW Inez, along with the proposed connection to said existing sanitary line. • WATER ISSUES: Proposed meter location and size shown? Size not shown. Response: The legend of Sheet 6 "Preliminary Utility Plan" of the submitted plan set has been revised to indicate that the proposed water meters are one inch (111) in size. Additionally, each lot has a water meter shown as follows: - Lot 1 at the northwest corner - Lot 2 at the northeast corner - Lot 3 at the northeast corner - Lot 4 at the northwest corner - Lot 5 midpoint along the north boundary - Lot 6 at the southwesterly corner - Lot 7 at the southwest corner - Lot 8 at the southeast corner - Lot 9 at the southwest corner - Lot 10 at the southeast corner - Lots 11, 12 and 13 at the southwest corner of Lot 11 • STORM DRAINAGE AND WATER QUALITY ISSUES: Existing/proposed lines shown? Not shown at east end of Inez. Response: Sheet 6 "Preliminary Utility Plan" of the submitted plan set has been revised to show the existing and proposed storm drain lines at the east end of SW Inez. • STORM DRAINAGE AND WATER QUALITY ISSUES: Area for facility match requirements from calcs? Area not shown on wqf plan. Response: The Preliminary Plat, which is Sheet 4 of the submitted plan set, has been revised to show the total square footage of Tract A Water Quality as 7,065 square feet. A hand markup of the water quality/quantity facility from the plan set has been added to the storm drainage report showing elevations and areas for the pond. These areas are reflected in the calculations. z City of Tigard CODIMUNITY DEVELOPMENT DEPARTMENT Request for 500' Property Owner Notification Property owner information is valid for three(3)months FOR STAFF USE ONLY from the date of your request. Contact staff member Joe Patton:503-718-2714 or joep@tigard-or.gov. Date Request Processed: Project name: �� �Q,�`JZ* .��EY7� t1 NEIGHBORHOOD MEETING LABELS t t�� Staff planner you are working with: #of sheets cost each sets Praper/y ounurr within 500 feet& Name of contact person: iaraekd�atitr; $2.00 $ Name of company: �(.� ~(iCT, Gewraktui. - - - $.21.(►0 Phone: TOTAL: $ Email: LAND VSE EMUDPESPES Please indicate all map and tax lot numbers that are included #of envelopes cost each sets in your project(i.e. 1 S134AB00100)or the addresses for all Proonr project parcels below.If more than one(1)tax lot or if the ,vAi;er50ti00faae& parcel has no address,you must separately identify each i%tw&dyarfx 180 $0.#3, 2 $446.80 tax lot associated with the project. SUBTOTAJ- $57.80 _— Portage 180 $0 2 $476.40 TOTAL- $234.20 REQUEST(only check one): One(1)set of labels for notification of neighborhood meeting. After submitting your land use application to the city,the project planner will review your application for completeness and you will be notified by means of a completeness review letter. Please indicate what the completeness letter indicates you need: Land use case number: c A 16 Type II TW.'O sets of envelopes FIType III or Type IV one set of envelopes (a second set may be required if the decision is appealed) The contact person listed above will be notified of the amount to pay at the front counter in the Permit Center once the request is processed.A printed list of all property owners within 500 feet and interested parties will be provided at time of payment.Upon request,a PDF copy is available via email. City of Tigard - 13125 SW'Hall Blvd. - Tigard,Oregon 97223 - www.tigard-or.gov - 503-718-2421 - Page 1 of 1 1:\CURPLN\4lastcrs\500'Property Chimer Notification Requcst.doex Rcv.20150514 LARGE PLANS FOR THIS FILE ARE IN THE RECORDS ROOM