Loading...
LUBA2006-131 - Richard Franzke 1 . BEFORE THE LAND USE BOARD OF APPEALS.. 2 OF THE STATE OF OREGON OCT31' 06 RM 8:48 LUBA 3 4 RICHARD FRANZKE, 5 Petitioner, 6 7 vs. 8 9 CITY OF TIGARD, 10 Respondent, 11 12 and 13 14 VENTURE. PROPERTIES, INC., 15 Intervenor-Respondent. 16 17 LUBA No. 2006-131 18 19 FINAL OPINION 20 AND ORDER 21 22 Appeal from City of Tigard. • 23 24 Lawrence R. Derr, Portland, filed the petition for review and argued on behalf of 25 petitioner. With him on the brief was Josselson, Potter & Roberts. 26 27 Gary Firestone, Portland, filed a response brief and argued on behalf of respondent. 28 With him on the brief were Timothy V. Ramis and Ramis Crew Corrigan, LLP. 29 30 Roger A. Alfred, Portland, filed a response brief and argued on behalf of intervenor- 31 respondent. With him on the brief were Michael C. Robinson and Perkins Coie, LLP. 32 33. RYAN,. Board Member; BASSHAM, Board Chair; HOLSTUN, Board Member, 34 participated in the decision. 35 3.6 AFFIRMED 10/31/2006 37 38 You are entitled to judicial review of this Order. Judicial review is governed by the 39 provisions of ORS 197.850. Page 1 l 1 Opinion by Ryan. 2 NATURE OF THE DECISION 3 Petitioner appeals a hearings officer's' decision affrming- the decision of the city's 4 planning director approving *an' application for a 17-lot subdivision on approximately 2.53 5 acres of land located in unincorporated Washington County, at the intersection of S.W. Bull 6 Mountain Road and S.W. 133`d Avenue. 7 MOTION TO INTERVENE 8 Venture Properties, Inc. (intervenor),. the applicant below, moves to intervene on the 9 side- of respondent: There is no opposition to the .motion, and it:is allowed. 10 FACTS 11 The subject property is located within a 3.4 square mile area of unincorporated 12 Washington County (Bull Mountain area) * that is subject to the Bull Mountain Community 13 Plan (BMCP), a comprehensive plan adopted by Washington County! The city processed • 14 the application under Tigard Community Development Code (TCDC) Section 18.390.040 as 15 a "Type II Procedure," which provides for notice and an opportunity to comment in writing 16 on the application within 14 days 2 Under TCDC 18.390.040.G, appeals of planning 17 director's decisions are heard by a hearings officer, and are generally limited to persons with The subject property is located outside of the city limits of the City of Tigard, but within its urban service area. Under a 1997 intergovernmental agreement (IGA) and related agreements between the.City.of Tigard and Washington County, the city administers land development services.for the Bull Mountain area, according to the provisions of the Washington County Community Development Code (WCCDC). In order to facilitate the city's administration of its land use ordinances within the Bull Mountain area, shortly after entering into the IGA Washington County amended the BMCP and zoning maps to apply the city's zone and use designations to properties within the Bull Mountain area. In Friends of Bull Mountain v. City of Tigard, _ Or LUBA _ (LUBA No. 2006-005, May 25, 2006), we considered in some detail the relationship between the city and the county with respect to the applicability and administration of land use plans and regulations in the Bull Mountain area. 2 The decision is a statutory "limited land-use decision" under ORS 197.015(13) and ORS197.195. Page 2 • 1 standing (as defined in TCDC), and to issues raised during the written comment period.3 .2 Although petitioner did not submit written comments during the initial 14-day comment 3 period, and did not appeal the director's decision, he did receive. written.notice of the . 4 director's decision, and submitted written comments to the hearings officer. Record 71-77. 5 The hearings officer issued a decision denying the appeal, affirming the decision of 6 the planning director, and approving the application subject to conditions set forth in his 7 decision. - Record 9. Regarding the issues raised by petitioner in his letter, the hearings 8 officer adopted the following finding: 9 "The hearings officer finds that the issues raised in Mr. Franzke's letter exceed 10 the limited scope of appeal permitted by TDC 18.390.040.G.2.b, because 11 those specific issues were not raised during the initial comment period and 12 they are not otherwise `necessary to resolve the case.' TDC 18.390.040.G.2.b. 13 However, for the sake of completion, the hearings officer makes the following 14 findings with regard to the issues raised in Mr. Franzke's letter." Id. 15 This appeal followed. • 16. FIRST AND SECOND ASSIGNMENTS OF ERROR 17 Petitioner's first and second assignments of error maintain generally that the city 18 .improperly construed applicable law, specifically the BMCP and the TCDC, in (1) allowing 19 removal of trees, (2) failing to require a tree mitigation plan to be approved prior to the 20 decision, and (3) allowing payment of a fee in lieu of mitigation planting. 3 TCDC 18.390.040G.2.b provides: "Scope of appeal. The appeal of a Type Il Administrative Decision by a person with standing shall be limited to the specific issues raised during the written comment period, as provided under Section 18.390.040C, unless the Hearings Officer, at his or her discretion, allows additional evidence or testimony concerning any other relevant issue. The Hearings Officer may allow such additional evidence if he or she determines that such evidence is necessary to resolve the case. The intent of this requirement is to limit the scope of Type 11 Administrative Appeals by encouraging persons with standing to submit their specific concerns in writing during the comment period. The wri tten comments received during the comment period will usually limit the scope of issues on appeal. Only in extraordinary circumstances should new issues be considered by the Hearings Officer on appeal of a Type II Administrative Decision." Page 3 • 1 Intervenor argues as an initial matter that petitioner's issues were not raised during the 2 initial 14-day comment' period, and therefore; petitioner may not raise these issues before 3 LUBA under.ORS"-197:763(1). More significantly, intervenor argues that petitioner did not 4 assign error to the hearings officer's finding set forth above, namely that the issues raised in . 5 petitioner's letter exceeded the limited scope of "the appeal from the planning director's 6 decision, and were not "necessary, to resolve the case." Intervenor argues that because 7 petitioner has not assigned error to that finding, the hearing's officer's conclusion that the 8 issues raised by petitioner were outside the scope of his review must be affirmed. 9 We agree with intervenor. The hearings officer found as an initial matter that 10 petitioner failed to take the steps required under the TCDC to bring the issues he attempted to 11 raise before the hearings officer within the hearings officer's limited scope of review under 12 TCDC 18.390.040.G.2.b. That code section gives the hearings officer limited authority to 13 consider unpreserved issues and additional evidence on appeal, if the hearings officer finds • 14 the unpreserved issues or additional evidence is "necessary to resolve the case." The hearings 15 officer found that the unpreserved issues that petitioner attempted to raise on appeal were not 16 "necessary to resolve the case." With that finding, the hearings officer lacked authority under 17 TCDC 18.390.040.G.2.b to consider petitioner's issues. Although the hearings officer 18 adopted alternative findings "for the sake of completion," it is clear that the hearings officer 19 did not apply TCDC 18.390.040.G.2.b to expand his scope of review.4 Regardless of the 20 merits of the hearings officer's findings regarding his scope of review; petitioner may not-fail 21 to assign error to those findings, and then attempt in this appeal to rely on the same issues 22 that the hearings officer found were not preserved. See Wetherell v. Douglas County, 51 Or 23 LUBA.699, 717, aff'd _ Or App P3d _ (2006) (assignment of error alleging county a We understand the hearings officer's alternative findings addressing petitioner's issues to have been adopted for consideration on appeal, in the event LUBA sustained an assignment of error that challenged his finding that petitioner's issues were beyond his scope of review under TCDC 18.390.040(G)(2)(b). Page 4 • 1 failed to adopt any findings addressing a criterion will be denied where there are two 2 unchallenged findings addressing that criterion); Wal-Mart Stores, Inc. v. City of Hillsboro, 3 46 Or LUBA 680; 684-85, afed 194 Or App 211; 95 P3d 269- (2004) (a. city's decision 4 denying a permit application must be affirmed, where there is an unchallenged finding that 5 the proposal violates an applicable approval criterion); DLCD v. Josephine County, 18 Or 6 LUBA 798,801=802 (1990) (an assignment of error that does not challenge the legal theory 7 that the decision maker relies on must be rejected). 8 The first and second assignments of error are denied. 9 The city's decision is affirmed. Page 5 Certificate of Mailing I hereby certify that I served the foregoing Final Opinion and Order for LUBA.No. 2006-131 • on October 31, 2006, by mailing to said parties or their attorney a true copy thereof contained in a sealed envelope with postage prepaid addressed to said parties or their attorney as follows: Lawrence R. Derr Attorney at Law 425 10th Avenue, #306 Portland, OR 97209 Michael C. Robinson Perkins Coie LLP 1120 NW Couch Street I Oth Floor Portland, OR 97209-4128 Timothy V. Ramis Ramis Crew Corrigan LLP 1727 NW Hoyt Street Portland, OR 97209 . Dated this 31 st day of October, 2006. Kelly Burgess Debra A. Frye Paralegal Executive Support Specialist law OffICES Of JOSSELSON, POTTER & RObERTS • THE GREGORY • SUITE 306 425 NW 10TH AvENUE PORTIavd, OREGON 97209 TEIEpHONE: (503) 228-1455 July 18, 2006 VIA CERTIFIED MAIL RETURN RECEIPT REQUESTED Land Use Board of Appeals Public Utility Commission Building 550 Capitol NE, Suite 235 Salem, OR 97301-2552 Re: Richard Franzke v. City of Tigard Dear Clerk: Enclosed for filing is a Notice of Intent to Appeal, along with two copies and a check to cover filing fees. Very truly yours, awrence R. Derr cc: Timothy Ramis, Esq. Michael C. Robinson, Esq. Tigard City Hall Richard Franzke Alpha Community Development Rick & Cheryl L. Gimlin Douglas C. & Charlene N. Potter Jay Larsen Steve Roper Dan Rissmiller LAWRENCE R. DERR FACSIMAE: (503) 228-0171 OF COUNSEL E-MAIL jpR@)pRIAW.COM BEFORE THE LAND USE BOARD OF APPEALS OF THE STATE OF OREGON Richard Franzke, ) ) Petitioner, ) vs. ) LUBA No. City of Tigard, ) Respondent. ) NOTICE OF INTENT TO APPEAL I. Notice is hereby given that petitioner intends to appeal that limited land use • decision of respondent entitled FINAL ORDER, SUB2005-00022 (Wilson Ridge No. 2). Regarding an appeal of an administrative decision approving an application for a 17-lot subdivision on 2.53 acres located at 13280 and 13210 SW Bull Mountain Road in the City of Tigard, Oregon, which became final on June 27, 2006. A copy of the NOTICE OF FINAL ORDER BY THE HEARINGS OFFICER is attached as Exhibit A. U. Petitioner, Richard Franzke, is represented by: Lawrence R. Derr, 425 NW 10th Avenue, Suite 306, Portland, OR 97209, (503) 228-1455. III. Respondent City of Tigard has as its mailing address and telephone number: Tigard City Hall, 13125 SW Hall Boulevard, Tigard, OR 97223, (503) 639-4171 and has as its legal counsel: Timothy Ramis, 1727 NW Hoyt Street, Portland, OR 97209, (503) 222-4402. Page 1 - Notice of Intent to Appeal IV. The applicant is Venture Properties, Inc., represented by Michael C. Robinson, Perkins Coie LLP, 1120 NW Couch 10th Floor, Portland, OR 97209, (503) 727-2264. Other persons mailed written notice of the land use decision or limited land use decision by the City of Tigard as indicated by its records in this matter, include the persons listed in Exhibit B attached. NOTICE: Anyone designated in paragraph IV of this Notice who desires to participate as a party in this case before the Land Use Board of Appeals must file with the Board a Motion to Intervene in this proceeding as required by OAR 661-10-050. r ce. R. Derr Attorney for Petitioner Page 2 - Notice of Intent to Appeal EXHIBIT A 120 DAYS T 6/27/2006 (Includes a 31-day extension) DATE OF FILING: 6/23/2006 DATE MAILED: 6/27/2006 CITY OF TIGARD Washington County, Oregon NOTICE OF FINAL ORDER BY THE HEARINGS OFFICER Case Number: SUBDIVISION SUB 2005-00022 Case Name: WILSON RIDGE NO.2 SUBDIVISION Appellant's Name/Address: a Larson 14800 SW 133rd Avenue T OR 9224 Applicant's Name/Address: Venture Properties, Inc. 4230 SW Galewood Stree Suite 100 Lake OnM. OR 9 035 Owner's Names /Addresses: Rick and Ch 1 Gimlin 13280 SW Bull Mountain Road TXmd. OR 97224 Do and Charlene Potter 1 21 SW Bull Mountain Road Timl R 97224 Address of Property: 13210 & 1 280 SW Bull Mountain Road Tag Ma /Lot Nos.: Washington Co. Tag Assessor's Ma No. 2S109AC, Tag Lots 01900 and 02000. A FINAL ORDER. INCORPORATING THE FACTS, FINDINGS AND CONCLUSIONS DENYING THE APPEAL AFFIRMING THE PLANNING MANAGERS DECISION AND APPROVING A REQUEST FOR A SUBDIVISION. . THE CITY OF TIGARD HEARINGS OFFICER HAS THE APPLICANT'S PLANS, NARRATIVE, MATERIALS, COMMENTS OF REVIEWING AGENCIES, THE PLANNING DIVISION'S- STAFF REPORT AND RECOMMENDATIONS FOR THE APPLICATION DESCRIBED IN FURTHER DETAIL IN THE STAFF REPORT. THE HEARINGS OFFICER HELD A PUBLIC HEARING ON JUNE 12, 2006 TO RECEIVE TESTIMONY REGARDING THIS APPLICATION. THIS DECISION HAS BEEN BASED ON THE FACTS, FINDINGS AND CONCLUSIONS CONTAINED WITHIN THIS FINAL ORDER. Item on Appeah D On May 3, 2006 the Director issued a decision to approve a request to subdivide a 2.53-acre site to create 17 lots ranging in size between 4,180 and 8,387 square feet (5,016 square feet on average). The site currently contains 3 existing single-family detached residences that will be removed upon development. In addition, a Temporary Use pemit is requested for a model home/sales office. On May 17, 2006 an appeal was filed by a neighbor pertaining to minimum lot width and size requirements, street design standards, and adverse off-site impacts. COMPREHENSIVE PLAN DESIGNATION: Medium-Density Residential District ZONING DESIGNATION: R-7:. Medium-Density Residential. District The R-7 zoning district is designed to accommodate attached single-family homes,'detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet Mobile home parks and subdivisions are also permitted outright Some civic and institutional uses are also permitted conditionally. REVIEW CRITERIA BEING APPEALED: Community Development Code Chapters 18.120,18.430,18.510 and 18.810. Action: A ❑ Approval as Requested © Approval with Conditions ❑ Denial Notice: Notice was published in the newspaper and mailed to: 0 Owners of Record Within the Required Distance 0 Affected Government Agencies - 1E The Affected Citizen Involvement Team Facilitator 10 The Applicants and Owners ecision: Final .Decision: ,,9~ The adopted findings of fact, decision and statement of conditions can be obtained from the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon. Appeal: A review of this decision may be obtained by filing a notice of intent with the Oregon Land Use Board of Appeals (LUBA) within 21 days according to their procedures. Questions: If you have any questions, please call the City of Tigard Planning Division at (503) 639-4171. EXHIBIT B Alpha Community Development Attn: Jerry Palmer/Kirsten Van Loo 9600 SW Oak Street, Suite 230 Portland, OR 97223 Rick & Cheryl L. Gimlin 13280 SW Bull Mountain Road Tigard, OR 97224 Douglas C. & Charlene N. Potter P.O. Box 231226 Tigard, OR 97281 Jay Larsen 14800 SW 133` Tigard, OR 97224 Steve Roper 8196 SW Hall Boulevard, Suite 232 Beaverton, OR 97008 Dan Rissmiller 14845 SW 133`d Avenue Tigard, OR 97224 CERTIFICATE OF FILING AND SERVICE I certify that on July 18, 2006, 1 caused to be filed the original of this Notice of Intent to Appeal together with two copies with the Land Use Board of Appeals, Public Utility Commission Building, 550 Capitol N.E. Suite 235, Salem, OR 97301-2552 by certified mail. I also certify that on July 18, 2006, I caused to be served true and correct copies of this Notice of Intent to Appeal on all persons listed in paragraphs III and IV of this Notice pursuant to OAR 661-10-015(2) by first class mail. DATED: July 18, 2006 ce . Derr Attorney for Petitioner BEFORE THE LAND USE BOARD OF APPEALS OF THE STATE OF OREGON RICHARD FRANZKE, ) LUBA NO. 2006-131 Petitioner, ) Index and Record vs. ) CITY OF TIGARD, ) WILSON RIDGE NO.2 SUB2005-00022/ Respondent. ) TUP2006-00002 TRANSMITTAL OF CITY OF TIGARD RECORD LUBA RECORD NO. 2006-131 Richard Franzke vs. City of Tigard City of Tigard File Nos. SUB2005-00022/TUP2006-00002 - Wilson Ridge No. 2 Subdivision I, Patricia Lunsford, Senior Administrative Specialist of the City of Tigard, herewith transmit a copy of the original of the entire record under review in the proceeding named on the cover and listed in the preceding table of contents. I certify that I have compared the copy of any document or paper filed herein with the original and this is a true and correct copy of the original and the whole thereof. Dated this 1" day of August, 2006. r' T atricia Lunsfo Sr. Administrative Specialist, Ci f Tigard 0 i CERTIFICATE OF FILING 46 LUBA RECORD NO. 2006-131 Richard Franzke vs. City of Tigard City of Tigard File No. SUB2005-00022/TUP2006-00002 - Wilson Ridge No. 2 Subdivision I, Patricia Lunsford, hereby certify that on August 1, 2006, I filed a copy of the original of this INDEX RECORD in LUBA No. 2006-131 with the Land Use Board of Appeals, Public Utility Commission B ding, 550 apito treet NE, Suite 235, Salem, Oregon 97301-2552, by first class mail. i , r BY: atricia Lunsford Sr. Administrative Sp ialist, Ci f Tigard Dated this 1' day of August, 2006 CERTIFICATE OF SERVICE LUBA RECORD NO. 2006-131 Richard Franzke vs. City of Tigard City of Tigard File Nos. SUB2005-00022/TUP2006-00002 - Wilson Ridge No. 2 Subdivision I, Patricia Lunsford, hereby certify that on August 1, 2006, I served a true and correct copy of this INDEX AND RECORD in LUBA No. 2006-131, City of Tigard File No. SUB2005- 00022/TUP2006-00002 by first class mail on the following persons: Petitioner: Richard Franzke Applicant: Venture Properties, Inc. Attorney for Petitioner: Attorney for Applicant: Lawrence R. Derr Michael C. Robinson 425 NW 10`x' Avenue, Suite 306 Perkins Cole LLP Portland, OR 97209 1120 NW Couch, 10`h Floor Portland, OR 97209 Respondent: City of Tigard Attorney for Respondent: Timothy V. Ramis Ramis, Crew Corrigan wyer 1727 NW' o Street Portland, O 97209 By: atricia Lunsford Sr. Administrative Spec st, C' f Tigard Dated this 1" day of August, 2006 11 Postal CO r-1 ERTIFIED MAILP, RECEIPT CD (Domestic Mail Only; No Insurance Coverage Provided) m • Q It U L ,1 L. `D Postage $ ` O Certified Fee E3 P g' p Retum Reclept Fee (Endorsement Required) Hep' RosMcted Delivery Fee .A (Endorsement Required) ru ru Total Postage & Fees $ , M C3 ent To C3 Land Use Board of Appeals or O bXNo. Public Lhility Commission Building Pbeox% 550 Capitol Street NE Suite 235 Salem, OR 97301-2552 SECTION SENDER: COMPLETE THIS SECTION COMPLETE THIS ON DELIVERY ■ Complete items 1., 2, and 3. Also complete A. Signature item 4 if Restricted Delivery is desired. X ❑ Agent ■ Print your name and address on the reverse ❑ Addressee so that we can return the card to you. B. Received by (Printed Name) C. Date of Delivery ■ Attach this card to the back of the mailpiece, or on the front if space permits. D. Is eW" om Item 1? ❑ Yes 1. Article Addressed to: If YE,; enter de live slow: ❑ No AUG U `U4s Land Use Board of Appeals s Public Utility Commission Building 550 Capitol Street NE, Suite 235 3. Service Type ) Salem, OR 97301-2552 19 Certified Man ❑ Express Mail ❑ Registered ❑ Return Receipt for Merchandise ❑ Insured mail ❑ C.O.D. 4. Restricted Delivery? (Extra Fee) 0 Yes 2. Article Number 7003 2260 0001 6391 7 818 {Transfer from service label) • PS Form 3811, February 2004 Domestic Return Receipt 102595-02-nn-1540 • Postal U S. a CERTIFIED MAIL,,, RECEIPT 0 cO (Domestic Mail Only, No Insurance Coverage 1-rovided) ~ m ..n L(~• If~ Ll l-~1 L evt Postage $ 6 p Certified Fee C3 p Return Redept Fee (Endorsement Required) O Restricted Delivery Fee (Endorsement Required) Total Postage & Fees $ M 0 Sent To ? r` Vaeei siyr No-;'__. Lawrence R. Den or PO Box No. 425 c . Sraie ziP+a" Portlia d, OR 97209' Suite 306 SECTION PS Form 3800, June 2002 See Reverse f SENDER: COMPLETE THIS SECTION COMPLETE THIS ON DELIVERY ■ Complete items 1, 2, and 3. Also complete A. Si ' item 4 if Restricted Delivery is desired. f Agent ■ Print your name and address on the reverse F ` - ❑ Addressee so that we can return the card to you. g. 5 by (Printed Name) a of Delivery ■ Attach this card to the back of the mailpiece, or on the front if space permits. D. Is delivery address di f from item 1? ❑ Yes 1. Article Addressed to: If YES, enter delivery address below: ❑ No Lawrence R. Den 425 NW 10LI, Avenue, Suite 306 3. Service Type f Portland, OR 97209 X Certified Mail ❑ Express Mail p ❑ Registered ❑ Return Receipt for Merchandise I' ❑ Insured Mall ❑ C.O.D. I~ 4. Restricted Delivery? (Extra Fee) ❑ Yes 2. Article Number 7003 2260 0001 6391 7801 (Transfer from service iabeQ S • PS Form 3811, February 2004 Domestic Return Receipt 102595-02-M-t540 ' e U.S. Postal ServiceT. rt.l , M co Do M 7 70F[ DC~OAL U3~[E Postage $ O Certified Fee C3 a~c C3 Return Reclept Fee (Endorsement Required) / re O Restricted Delivery Fee .0 (Endorsement Required) ti rU Total Postage & Fees $ fU -70 77j] m 3 nr o ' firnothy V. Rains P- b°treei i1pElVO.;- Rans, Crew, Corrigan Lawyers or POBorNo. 1727 NW Hoyt Street - - ' Ciry, Scam, Z1F44 - Portland, OR 97209 SECTION PS Form 3800, June 2002 See Reverse for instructionms SENDER: COMPLETE THIS SECTION COMPLETE THIS ON DELIVERY ■ Complete items 1, 2, and 3. Also complete A. Sitem 4 if Restricted Delivery is desired. ❑ Agent ■ Print your name and address on the reverse X - Addressee so that we can return the Card to you. g eiv y (Printed Name C. Date of Delivery ■ Attach this card to the back of the mailpiece, or on the front if space permits. D. Is delivery address different from item 17 ❑ Yes 1. Article Addressed to: If YES, enter delivery address below: ❑ No y t Timothy V. Rama 1 Ramis, C-ew, Corrigan Lawyers 3 1727 NW Hoyt Street . Service Type in Portland, OR 97209 Certified Mail El Express Mail 1 ❑ Registered ❑ Return Receipt for Merchandise i ❑ Insured Mail ❑ C.O.D. i 4. Restricted Delivery? (Extra Fee) ❑ Yes 2. Article Number (7hansfer r from from service iabe!) 7003 2260 0001 6391 7832 (trans PS Form 381 1, February 2004 Domestic Retum Receipt 102595-02-M-1540 U.S. Postal ServiceTM Ln MAIL. i CERTIFIED RECEIPT I'Ll cc) (Domestic Mail Only; No Insurance Coverage Provided) M Postage $ rl Certified Fee , t O C3 Retum Redept Fee I re (Endorsement Required) ~y `l O Restricted Delivery Fee ~ ..D (Endorsement Required) ru ru Total Postage & Fees $ / r m St. C3 Fen Michael C. Robinson C3 r~ AjW O.Perkins Cole UP Box No. 1120 NW Couch, 10rh Floor . W144 Portland, OR 97209 SECTION PS Form 3800, June 2002 See Reverse for Instructiorr- ON DELIVERY ■ Complete items 1, 2, and 3. Also complete A. Signatu item 4 if Restricted Delivery is desired. X ~"~-Agent ■ Print your name and address on the reverse ❑ Addressee so that we can return the card to you. B. • ed Printed me) C. Date of Delivery ■ Attach this card to the back of the mailpiece, r~ or on the front if space permits. 1. Article Addressed to: D. Is delivery address different from item 1? ❑ Yes If YES, enter delivery address below: ❑ No M 1 Michael C. Robinson Perkins Cote LLP 3. ce Type 1120 NW Couch, 101h Floor rtified Maii ❑ Express Mail Portland, OR 97209 ❑ Registered ❑ Return Receipt for Merchandise ❑ Insured Mail ❑ C.O.D. 4. Restricted Delivery? (Extra Fee) ❑ Yes 2. ArtideNumber 7003 2260 0001 6391 7825 (rrarrsfer frorom m service label) PS Form 3811, February 2004 Domestic Return Receipt 102595o24n.1540 • • TABLE OF CONTENTS OF RECORD LUBA RECORD NO. 2006-131 Richard Franzke vs. City of Tigard City of Tigard File Nos. SUB2005-00022/TUP2006-00002 - Wilson Ridge No. 2 Subdivision Statement Certifying the Record Statement Certifying the Record i Certificate of Filing/Certificate of Service ii Table of Contents iii-v VOLUME I PAGE Affidavit of Mailing Notice of Final Order by the Hearings Officer for the Appeal of SUB2005-00022/TUP2006- 00002 - Wilson Ridge No. 2 Subdivision dated June 27, 2006, including attachments 1 E-mail from Joe Turner to Patty Lunsford dated June 23, 2006 regarding a 1-day extension of the 120 days 61 Public Testimony Submitted at the June 12, 2006 Public Hearing Exhibit 1: Re onse to the a ea! rom Al ha En ineerin dated une 1, 2006 62 Exhibit 2: Re onse to the a eal rom Michael Robinson dated une 8, 2006 67 Exhibit 3: Testimon rom Richard Fran ke dated une 12, 2006 71 Exhibit 4: Alternative cul--se-sac plan proposed b appellant no date 78 Exhibit S: Summit Ride Street Improvements plan dated M 2, 2005 79 Exhibit 6. Figure 8-16 ` -ocal Sheet Connective "plan no date 83 Exhibit 7: Alternative (Bull Mountain Road connection plan proposed appellant no date 85 Exhibit 8: Condition language proposed Mr. Robinson written on appellant's cal-de-sac Ian no date 86 • Exhibit 9: Revised relimina plat dated anua 6, 2006 87 Exhibit 10: Desi n Seed/Minimum Centerline Radius standards dated u 15, 1998 88 Sign-in Sheet for the June 12, 2006 Public Hearin before the Hearings Officer 89 Hearings Officer Agenda dated June 12, 2006 90 Memorandum dated June 2, 2006 to Joe Turner from Assistant Planner Cheryl Caines with attachments 91 Attachment 1: Director's Decision see pages 121-158 Attachment 2. A eal slip orm and attachments see a es 103-111 Attachment 3: Residents, a envies and other staff comments received during comment period (see a es 180-2 ,g 17Attachment 4: A hcant's submittal (seepages 260457 Affidavit of May 25, 2006, 2005 Publication of Public Hearing by Community Newspapers for SUB2005- 00022/TUP2006-00002 - Appeal of Wilson Ride No. 2 Subdivision 92 Affidavit of May 24, 2006 Posting Notice of a Land Use Proposal - SUB2005-00022/TUP2006-00002 - Appeal of Wilson Ridge No. 2 Subdivision including attachment 93 Affidavit of May 22, 2006 Mailing Notice of Public Hearing - SUB2005-00022/TUP2006-00002 - Appeal of Wilson Ride No. 2 Subdivision 95 Appeal Filing Form for Land Use Decisions, b a Larson dated May 17, 2006, including attachments 103 Memorandum to the File dated May 12, 2006 from Cheryl Caines regarding a correction to condition #32 112 Affidavit of May 3, 2006 Mailing Notice of Decision "Summary" for SUB2005-00022/TUP2006-00002 - Wilson Ridge No. 2 Subdivision, including attachments 113 Affidavit of May 3, 2006 Mailing Notice of Decision for SUB2005-00022/TUP2006-00002 - Wilson Ridge No. 2 Subdivision, including attachments 120 Email dated April 26, 2006 from Michael C. Robinson to Dick, Kim & Cheryl at the City of Tigard recapping their April 21, 2006 meeting 160 Letter dated April 25, 2006 from Michael C. Robinson/Perkins Coie to Cheryl Caines/City of Tigard regarding a revised tentative subdivision plan 162 Email dated March 31, 2006 from Michael C. Robinson/Perkins Coie to Dick Bewersdorff/City of Tigard regarding a 30-day extension of the 120 days 165 Letter of Transmittal dated March 27, 2006 to Cheryl Caines/City of Tigard from John Marquart/Alpha Community Development regarding Potter signatures for Tax Lot 2000 166 lu • Fax Transmittal dated March 23, 2006 to Cheryl Caines/City of Tigard from John Marquart/Alpha Community Development regarding Right-of-way dedications 168 Email dated March 14, 2006 From Gary Pagenstecher/City of Tigard to Jeff Vanderdasson/Alpha Community Development regarding Wilson Ridge No. 2 design issues 170 Hand drawn sketch b Kim Mcmillan/Ci of Tigard regarding Access 174 Email dated March 10, 2006 from Jeff Vanderdasson/Alpha Community Development to Gary Pagenstecher/City of Tigard regarding Wilson Ridge No. 2 design issues 175 Alternative plan dated March 6, 2006 submitted b a Larson 176 Affidavit of Posting February 6, 2006 Notice of a Land Use Proposal - SUB2005-00022/TUP2006-00002 - Wilson Ridge No. 2 Subdivision, including attachment 178 VOLUME II PAGE Comments received from Property Owners within 500 feet, Staff, and Agencies during the Initial Comment Period of February 3. 2006 through February 17, 2006 Memorandum from Kim McMillan, Ci Development Review Engineer, dated March 30, 2006 180 Letter rom Jay Larson, dated Februa 17, 2006 200 Letter from Mada n A. and Rajv Ut dated Februa 16, 2006 203 Letter from Eric McMullen/Tualatin Val Fire & Rescue, dated Februa 16, 2006 205 Memorandum from Matt Stine, Ci Forester, dated Februa 15, 2006 207 Re nest or comments from Steve Conway, Wlasbin ton Co. Department of Land Use & Transportation, dated Februa 6, 2006 214 Re nest ar comments from Rob Murchison, Ci Public Works Project En ineer, dated Februa 3, 2006 with attachment 215 Re nest or comments from Jim Wolf, Tigard Police Department Crime Prevention O zcer, dated Februa 3, 2006 217 February 3, 2006 Request for Comments Notification and Mailing List of City Offices, Special Districts, Local and State jurisdictions and Utility Providers and Special Agencies that were notified 218 Affidavit of January 31, 2006 Mailing, Pending Land Use Application for SUB2005-00022/TUP2006-00002 - Wilson Ride No. 2 Subdivision, including attachments 220 Ma and Mailing list of property owners within 500' of the proposed subdivision dated December 15, 2005 228 Current Property owners of record as of December 15, 2005 235 • Land Use Proposal Description for Wilson Ride No. 2 Subdivision 236 Letter dated February 9, 2006 to Venture Properties from Dianna Howse/City of Tigard regarding a refund of fees including attachments 237 Receipt for payment of land use fees dated February 9, 2006 240 Two Receipts for payment of land use fees dated February 2, 2006 241 Printout of Fees Associated with Case #SUB2005-00022/Wilson Ridge II dated February 1, 2006 243 Letter dated January 27, 2006 to Kirsten Van Loo/Alpha Community Development from Gary Pagenstecter/City of Tigard regarding application completeness 244 Letter of Transmittal dated January 23, 2006 to Gary Pagenstecher/City of Tigard from Kirsten Van Loo/Alpha Community Development 245 Letter of Transmittal dated January 18, 2006 to Gary Pagenstecher/City of Tigard from Kirsten Van Loo/Alpha Community Development 246 Letter of Transmittal dated January 12, 2006 to Gary Pagenstecher/City of Tigard from Kirsten Van Loo/Alpha Community Development 247 Letter of Transmittal dated January 9, 2006 to Gary Pagenstecher/City of Tigard from Kirsten Van Loo/Alpha Community Development 248 Letter dated January 6, 2005 (Should read January 6, 2006) to Kirsten Van Loo/Alpha Community Development from Gary Pa enstecher/Ci of Tigard regarding completeness review, including attachment 249 Letter dated December 14, 2005 to Gary Pagenstecher/City of Tigard from Kirsten Van Loo/Alpha Community Development regarding completeness items, including attachment 251 Letter dated December 2, 2005 to Jeff Vanderdasson/Alpha Engineering, Inc. from Gary Pagenstecher regarding completeness review, including attachments 255 Applicant's Submittal Land Use Permit Application 260 \Tarrative 263 Pre-Application Conference Notes 286 Neighborhood Meeting Information 328 Title Report 356 iv Clean Water Services Site Assessment Report 366 Plat Name Reservation 369 Impact Statement 372 Preliminary Sight Distance Certification 375 Stormwater Calculations 377 Arborist Report 404 Reduced Plan Set 448 The following oversized documents are NOT included with this record: Oversized Drawings 1 Audio tape from the 6/12/06 Hearings Officer Public Hearing A copy of all oversized documents can be obtained by contacting Patricia Lunsford, City of Tigard, 503-639-4171, 13125 SW Hall Boulevard, Tigard Oregon 97223 V ' I AFFIDAVIT OF MAILING U D I, Patricia L. Lansford, being fast dulysworn/affimr, on oath depose and say that I am a Senior Administrative Specialist for the City of Tigard, Washington County, Oregon and that I served the following: B-4, &b., D NOTICE OF FINAL ORDER FOR SUB2005-00022/WILSON RIDGE NO.2 SUBDIVISION (Re rbJName Refecene) ❑ MWNDEDNOR7CF HEARING BODY: HEARING DATE: ❑ City of Tigard Plariring Director ® Tigard Hearings Officer (6/12/2006) ❑ Tigard Planning Comrnissnon ❑ 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 byreference made a part hereof, on June 27, 2006, and deposited in the United States Mail on June 27, 2006, postage prepaid. erson ared Nome) STATE OF OREGON County of Washington ss. City of Tigard ~ Subscribed and swom/affinned before me on the ~""~day of , 2006. OFFICIAL SEAL . DIANE M JELDERI NOTARY PUBLIC-0REG' N k. MY COMMISSION E SIR SN SEPT. 25 2007 / I NOTARY PUB OREGON My Commission Expires: 1 120 DAYS T 6/27/2006 (Includr •.31-day extension) EXHIBIT DATE OF FILING: 6/23/20. _ D a DATE MAILED: 6/27/2006 CITY OF TTGARn Washington County, Oregon NOTICE OF FINAL ORDER BY THE HEARINGS OFFICER Case Number. SUBDIVISION SUB 2005-00022 Case Name: WILSON RIDGE NO.2 SUBDIVISION Appellant's Name/Address: a Larson 14800 SW 133 Avenue jiZaLd OR 97224 Applicant's Name/Address: Venture Properties, Inc. 4230 SW Galewood Street Suite 100 Lake OsmLegg. OR 97035 Owner's Names /Addresses: Rick and Ch Gimlin 13280 SW Bull Mountain Road T OR 97224 Do and Charlene Potter 13210 SW Bull Mountain Road ligad OR 97224 Address of Property 13210 & 13280 SW Bull Mountain Road Tax Ma /Lot Nos.: Washington Co. Tag Assessor's N& No. 2S109AC, Tag Lots 01900 and 02000. A FINAL ORDER INCORPORATING THE FACTS, FINDINGS AND CONCLUSIONS DENYING THE APPEAL. AFFIRMING THE PLANNING MANAGERS DECISION AND APPROVING A REQUEST FOR A SUBDIVISION. THE CITY OF TIGARD HEARINGS OFFICER HAS REVIEWED THE APPLICANT'S PLANS, NARRATIVE, MATERIALS, COMMENTS OF REVIEWING AGENCIES, THE PLANNING DIVISION'S STAFF REPORT AND RECOMMENDATIONS FOR THE APPLICATION DESCRIBED IN FURTHER DETAIL IN THE STAFF REPORT. THE HEARINGS OFFICER HELD A PUBLIC HEARING ON JUNE 12- 2006 TO RECEIVE TESTIMONY REGARDING THIS APPLICATION. THIS DECISION HAS BEEN BASED ON THE FACTS, FINDINGS AND CONCLUSIONS CONTAINED WITHIN THIS FINAL ORDER m on Appeah ➢ On May 3, 2006 the Director issued a decision to approve a request to subdivide a 2.53-acre site to to 17 lots ranging in size between 4,180 and 8,387 square feet (5,016 square feet on average). The site currently contains 3 existing single-family detached residences that will be removed upon development. In addition, a Temporary Use permit is requested for a model home/sales office. On May 17, 2006 an appeal was filed by a neighbor pertaining to minimum lot width and size requirements, street design standards, and adverse off-site impacts. COMPREHENSIVE PLAN DESIGNATION: Medium-Density Residential District ZONING DESIGNATION: R-7:. Medium-Density Residential District. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet Mobile home parks and subdivisions are also permitted outright Some civic and institutional uses are also permitted conditionally. REVIEW CRITERIA BEING APPEALED: Community Development Code Chapters 18.120,18.430, 18.510 and 18.810. Action: ➢ ❑ Approval as Requested © Approval with Conditions ❑ Denial Notice: Notice was published in the newspaper and mailed to: © Owners of Record Within the Required Distance ® Affected Government Agencies ® The Affected Citizen Involvement Team Facilitator © The Applicants and Owners Final Decision: _ THIS IS THE FINAL- DECISIUN OF THE CITYAND )BECOMES EFFECTIVE OI~JLTNE27, 2006. The adopted findings of fact, decision and statement of conditions can be obtained from the City of Tigard Planning 40ppea. vision, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon. A review of this decision may be obtained by filing a notice of intent with the Oregon Land Use Board of Appeals (LUBA) within 21 days according to their procedures. Questions: If you have any questions, please call the City of Tigard Planning Division at (503) 2 BEFORE THE LAND USE HEARINGS OFFICER FOR THE CITY OF TIGARD, OREGON Regarding an appeal of an administrative decision ) FINAL ORDER approving an application for a 17-lot subdivision ) on 2.53 acres located at 13280 and 13210 SW Bull ) SUB2005-00022 Mountain Road in the City of Tigard, Oregon ) (Wilson Ridge No. 2) A. SUMMARY 1. The applicant, Venture Properties, Inc., requests approval of a preliminary plan for a 17-lot subdivision of a 2.53-acre parcel in the R-7 (Single Family Medium Density Residential) zone located at the southeast corner of the intersection of SW Bull Mountain Road and SW 133`d Avenue, at 13280 and 13210 SW Bull Mountain Road; also known as Tax Lots 1900 and 2000, WCTM 2S 109AC (the "site"). The applicant proposes to remove the existing homes on the site and develop each of the 17 new lots with a single family detached dwelling. The applicant will extend a new public street (proposed "A" Street) through the site from SW 133rd Avenue. The applicant will stub the street to the south boundary of the site, near the east boundary, to allow for future extension and connection to SW Batterson Road when the abutting property south of the site redevelops. The applicant will dedicate right of way and construct frontage improvements along the site's SW Bull Mountain Road and SW 133`d Avenue frontages. The applicant proposes to collect storm water from impervious areas of the site and to convey it to a storm water facility within the right of way for proposed "A" Street, for treatment, detention and discharge to the existing storm sewer in SW Bull Mountain Road north of the site. All proposed lots will be served by public water and sanitary sewer systems. 2. On May 3, 2006, the Tigard Planning Manager (the "manager") issued a Type II decision approving the application subject to conditions of approval. On May 17, 2006, the City received an appeal of the Manager's decision filed by Jay Larson (the "appellant"). The appeal alleged that: a. The proposed development "creates undo impacts" on the appellant's property in violation of Tigard Development Code ("TDC") 18.120.030(99); b. The proposed preliminary plat does not comply with the minimum lot size and lot width requirements of the Code; c. The design of "A" Street does not comply with the minimum centerline radius requirements of the City's design standards; d. The Fire Code prohibits on-street parking on proposed "A" Street; and 3 e. It is unnecessary to stub "A" Street to the boundary of the site to allow for future extension through the Appellant's property. The site could be developed with a cul-de-sac street. 3. On June 12, 2006, Tigard Land Use Hearings Officer Joe Turner (the "hearings officer") conducted a duly noticed public hearing to consider the appeal. City staff recommended the hearings officer deny the appeal and affirm the manager's decision. See the Memorandum to the Hearings Officer dated June 2, 2006 (the "Memorandum"). Representatives of the applicant testified in support of the application. A representative of the appellant testified orally in support of the appeal. One area resident testified in writing in support of the appeal. Appeal Exhibit 3. The principal issues in this case include the following: a. Whether the proposed lots can comply with the minimum dimensional standards of the Code, specifically average lot area and width; b. Whether proposed "A" Street does or can comply with the centerline radius requirements of the Code; c. Whether the TDC allows on-street parking on "A" Street; d. Whether TDC 18.120.030(99), which defines the term "offsite impacts", is relevant to review of this development; e. Whether alternative designs for development on this site are relevant; f. Whether it is feasible to terminate "A" Street in an on-site cul-de-sac; and g. Whether statewide planning Goal 2 and the policies and approval criteria of the Bull Mountain Community Plan are relevant approval criteria and whether such issues fall within the limited scope ofappeal allowed by TDC 18.390.040.G.2.b. 4. Based on the findings and conclusions contained herein and the testimony and evidence in the public record, the hearings officer denies the appeal and affirms the administrative decision conditionally approving the application for the reasons provided herein. B. HEARING AND RECORD HIGHLIGHTS 1. The hearings officer received testimony at the public hearing about the appeal on June 12, 2006. All exhibits and records of testimony are filed with the Tigard Department of Community Development. At the beginning of the hearing, the hearings officer made the declaration required by ORS 197.763. The hearings officer disclaimed any ex parte contacts, bias or conflicts of interest. The following is a summary by the hearings officer of selected testimony and evidence offered at the hearing. Hearings Officer Final Order Appeal of SUB2005-00022(Wilson Ridge No. 2) 4 2. City planner Cheryl Cains summarized the managers decision, the appeal and her June 2, 2006 Memorandum in response to the appeal. She noted that the conditions of approval require that the applicant revise the preliminary plat to ensure that all lots comply with the minimum lot size and lot width standards of the Code. She opined that it is feasible to do so. If necessary, the applicant could eliminate one of the proposed lots and remain in compliance with the minimum density requirements of the Code. 3. City engineer Kim McMillan noted that the applicant proposed to construct "A" Street consistent with the City's "skinny street" standards, which require a minimum 24-foot paved width and allow on-street parking on one side. TDC Figure 18.810.5.B. This code provision pre-dates the adoption of the current Fire District standards prohibiting parking on streets less than 26 feet wide. She testified that the minimum centerline radius requirements set out in the City's "Public Improvement Design Standards" implement TDC 18.810.030.N(2), which provides that "centerline radii of curves shall be determined by the City Engineer." 4. Attorney Michael Robinson testified on behalf of the applicant, Venture Properties, Inc. a. He noted that TDC 18.390.040.G.2.b limits appeals to issues raised during the written comment period. Many of the issues identified in the appeal were not raised during the written comment period and therefore are beyond the permitted scope of appeal. b. He testified that the applicant would like to work with the appellant to reduce or eliminate the impact of the proposed development on the appellant's property. However the City limits cul-de-sac streets to a maximum 200 feet in length. The applicant is willing to terminate "A" Street in a cul-de-sac provided the design allowed for the creation of 17 lots on the site. He requested that the hearings officer add a condition of approval to allow the applicant to construct an alternative plan with a cul-de- sac, subject to City approval of an adjustment to the maximum cul-de-sac length standards. c. He agreed that the proposed lots do not comply with the average lot size and lot width requirements of the Code. The conditions of approval in the manager's decision require that the applicant revise the plan to comply with those standards. He submitted a revised preliminary plat demonstrating that it is feasible to comply with the dimensional requirements of the Code. Appeal Exhibit 9. d. He argued that the City engineer has discretion to approve changes to the required centerline radii for "A" Street. The applicant will design the street to meet the standards established by the City engineer TDC 18.810.030.N(2). e. He noted that TDC Figure 18.810.5.13 allows parking on one side of "skinny streets". Skinny streets are only allowed where they will carry less than 500 Hearings Officer Final Order Appeal ofSUB2005-00022(Wilson Ridge No. 2) 5 • J J • vehicles per day ("vpd"). The 17 lots proposed on this site will generate an average of 170 vpd. Therefore proposed "A" Street can be developed as a skinny street. There is no substantial evidence in the record that the road will not comply with the requirements of the Fire Code. Tualatin Valley Fire and Rescue ("TVFR") will ensure compliance with the Fire Code prior to signing the final plat. The hearings officer has no authority to apply the Fire Code in this proceeding. f. He noted that the statewide planning goals cited in Mr. Franzke's letter are inapplicable to this subdivision application. The manager's decision addresses the relevant provisions of the Bull Mountain Community Plan. Other policies of the Community Plan cited by Mr. Franzke are not applicable approval standards. They are aspirational policies and contextual statements. g. He argued that the utility stubs on Mr. Larson's property are not "existing development" sufficient to preclude the extension of "A" Street to Batterson Road. h. He argued that the City's local connectivity plan does not preclude the extension of "A" Street to Batterson Road. The plan is conceptual and not intended to designate the location and alignment of all local street connections. 5. City Planning Director Dick Bewersdorff argued that the Code requires that the applicant extend "A" Street to the boundaries of the site in order to comply with the street spacing standards of CDC 810.030.H(1) and the maximum cul-de-sac length standards of 810.030.L. 6. Steve Roper testified on behalf of the appellant, Jay Larson. a. He argued that it is feasible to develop the site without extending a street through Mr. Larson's property. The applicant could construct a cul-de-sac street within the site as illustrated in Appeal Exhibit 4. Mr. Larson would be willing to provide a pedestrian easement between the cul-de-sac and Batterson Road. In the alternative, the applicant could extend the street to Bull Mountain Road as shown in Appeal Exhibit 7. The extension of "A" Street is not necessary to comply with the City's local street connectivity plan. Appeal Exhibit 6. b. He argued that Mr. Larson's property constitutes "existing development" which precludes extension of "A" Street, because utilities for eight residential lots were stubbed to the south boundary of Mr. Larson's property with construction of Batterson Road. Mr. Larson's property can be platted as illustrated in Appeal Exhibit 5. The utility stubs illustrate a clear intent to develop Mr. Larson's property consistent with the existing R-7 zoning as shown on Appeal Exhibit 5. c. He noted that the centerline radius of "A" Street shown in the applicant's preliminary plan does not comply with City standards, which require a Hearings Officer Final Order Appeal of SUB2005-00022(Wilson Ridge No. 2) 6 minimum 166-foot radius, based on Table D-1 of the City's Public Improvement Design Standards. Appeal Exhibit 10. d. He questioned whether TVFR will approve the proposed 24-foot wide street with parking on one side. The Fire District stated that on-street parking is prohibited on streets less than 26 feet wide. 7. At the end of the hearing, the hearings officer closed the public record and took the matter under advisement. C. DISCUSSION 1. TDC 18.390.040.G authorizes the hearings officer to hear appeals of Type II decisions, such as the city's decision conditionally approving the subdivision application. TDC 18.390.040.G.2.b provides that appeals: [S]hall be limited to the specific issues raised during the written comment period, as provided under Section 18.390.040.C, unless the Hearings Officer, at his or her discretion, allows additional evidence or testimony concerning any other relevant issue. The Hearings Officer may allow such additional evidence if he or she determines that such evidence is necessary • to resolve the case. The intent of this requirement is to limit the scope of Type II Administrative Appeals by encouraging persons with standing to submit their specific concerns in writing during the comment period. The written comments received during the comment period will usually limit the scope of issues on appeal. Only in extraordinary circumstances should new issues be considered by the Hearings Officer on appeal of a Type II Administrative Decision. The hearings officer finds that many of the issues listed in the written appeal were raised during the written comment period. Although the appellant himself did not raise the issues, City staff and other agencies did. (See, e.g., the comments from TVFR and the City Engineer). Therefore those issues fall within the limited scope of appeal allowed by TDC 18.390.040.G.2.b. 2. There is no dispute that the lot sizes shown in the applicant's original preliminary plat do not comply with the minimum average lot size and lot width requirements of the Code. See pp. 13 and 14 of the manager's decision. However the hearings officer finds that it is feasible to revise the proposed lots to comply with these dimensional standards, based on the applicant's revised plat. Appeal Exhibit 9. There is no substantial evidence to the contrary. 3. The hearings officer finds that it is feasible to comply with the centerline radius requirements of the Code. TDC 18.810.030.N(2) provides that "Centerline radii of curves shall be as determined by the City Engineer." Based on Ms. McMillan's testimony, the "Public Improvement Design Standards" (Appeal Exhibit 10) establishes the Hearings Officer Final Order Appeal of SUB2005-00022(Wilson Ridge No. 2) 7 . requirements of the City Engineer. It appears that the proposed design of "A" Street does not comply with the standards set out in the "Public Improvement Design Standards." However it is feasible to redesign the street to comply with this standard. The site contains sufficient area to accommodate a larger street radius. The applicant can eliminate one of the proposed lots if necessary to accommodate the revised street design. Condition of approval 12 of the manager's decision expressly requires compliance with those standards. 4. The hearings officer finds that the design of "A" Street is consistent with the "skinny streets" standard in TDC Figure 18.810.5.13, provided the applicant demonstrates that this street will carry less than 500 vpd. TDC Figure 18.810.5.13 expressly allows on- street parking on one side of such streets. Therefore the street design complies with the Code, provided the applicant's traffic engineer demonstrates that the street will carry less than 500 vpd as required by the City Engineer's comments. A condition of approval is warranted to this effect. a. It appears that the street design is also acceptable to TVFR, based on the comments in Section VIII(4) of the manager's decision. The first paragraph in this section, which states that ""NO PARKING" signs shall be installed on roads less than 26 feet wide, appears to be TVFR's standard language. However the comment goes on to say that "the proposed street width and traffic control plan are acceptable." In any case, the hearings officer has no authority to implement the requirements of the Fire Code or TVFR regulations. TVFR must sign off on the final plat and it can ensure that the design of the proposed development is acceptable prior to final plat approval. 5. The hearings officer finds that TDC 18.120.030(99), cited in the appeal, is not an applicable approval criteria for this application. TDC 18.120.030(99) is merely a definition of the term "offsite impacts." However the term "offsite impacts" is not used in any of the applicable approval criteria for this subdivision. 6. The hearings officer finds that the alternative subdivision designs proposed by the appellant are irrelevant. If the proposed development complies with the Code it must be approved. Whether alternative designs are also feasible or subjectively "better" is irrelevant. However in this case the applicant agreed to consider alternative designs that terminate "A" Street in an on-site cul-de-sac. The hearings officer appreciates the applicant's willingness to consider alternative designs that reduce the impact of this development on the appellant's property. However the hearings officer finds that the Code clearly prohibits construction of a cul-de-sac street on this site. Cul-de-sac streets are only allowed "[w]hen environmental or topographical constraints, existing development pattern, or strict adherence to other standards in this code preclude street extension and through circulation." TDC 18.810.030.L. In this case, there is nothing to preclude the future extension of "A" Street through the appellant's property to intersect Batterson Road. a. The hearings officer finds that the utility stubs extending from Batterson Road to the appellant's property do not constitute "development" as defined by TDC Hearings Officer Final Order Appeal ofSUB2005-00022(Wilson Ridge No. 2) 8 I . 18.120.030(56).1 Although the appellant may intend to subdivide his property into eight lots, he has not done so. Therefore there is no "development" on the appellant's property that might preclude the extension of "A" Street. In addition, there is no evidence that the City would approve a subdivision of the appellant's property without providing for a stub road to the site to provide for cross-circulation. b. The hearings officer further finds that the City could not approve an adjustment to the cul-de-sac standards. In order to approve such an adjustment, the director must find that: Strict application of the standards will result in an unacceptably adverse impact on existing development, on the proposed development, or on natural features such as wetlands, steep slopes or existing mature trees. In approving an adjustment to the standards, the Director shall determine that the potential impacts exceed the public benefits of strict application of the standards. TDC 18.370.020(11). As discussed above, there is no existing development on the appellant's property and there are no natural features on the appellant's property that would be impacted by the extension of "A" Street. Therefore the City could not approve an • adjustment to cul-de-sac standards of TDC 18.810.030.L, because an adjustment application would not comply with the approval criteria of TDC 18.370.020(11). Therefore, although the hearings officer would like to allow the applicant to revise the design of the plat to address the appellant's concerns, it is not feasible to do so. The condition proposed by Mr. Robinson allowing the applicant to apply for an adjustment to the cul-de-sac standards would be pointless. 7. The hearings officer finds that the issues raised in Mr. Franzke's letter exceed the limited scope of appeal permitted by TDC 18.390.040.G.2.b, because those specific issues were not raised during initial comment period and they are not otherwise "necessary to resolve the case." TDC 18.390.040.G(2)(b). However, for the sake of completion, the hearings officer makes the following findings with regard to the issues raised in Mr. Franzke's letter. a. The hearings officer finds that Statewide Planning Goal 2 does not apply to the application, because the TDC has been acknowledged to comply with the Statewide Planning Goals. 1 TDC 18.120.030(56) defines "Development" as: 1) A building or mining operation; 2) a material change in the use or appearance of a structure or land; or 3) division of land into two or more parcels, including partitions and subdivisions as provided in Oregon Revised Statutes 92. Hearings Officer Final Order Appeal of SUB2005-00022(Wilson Ridge No. 2) 9 b. The subsections of the Bull Mountain Community Plan numbered 1 through 8 in Mr. Franzke's letter are policies and goals that are implemented through the adopted zoning, the development code and applicable approval criteria in the Bull Mountain Community Plan. c. The manager's decision addressed the community plan subsections numbered 9 through 16 in Mr. Franzke's letter. The hearings officer adopts and incorporates herein the findings in the manager's decision as his own. D. CONCLUSIONS Based on the findings adopted and incorporated herein, the hearings officer concludes that the appeal should be denied, because the applicant sustained the burden of proof that the proposed subdivision does or will comply with the applicable approval standards of the Tigard Community Development Code, subject to conditions adopted by the manager, and the appellant failed to provide substantial evidence or evidence of equal or greater probative value to the contrary and/or failed to persuade the hearings officer that the application violates the applicable approval standards based on such evidence. Therefore the hearings officer should affirm the manager's decision. E. DECISION • In recognition of the findings and conclusions contained and incorporated herein, the hearings officer hereby denies the appeal, affirms the decision of the planning manager and approves SUB2005-00022(Wilson Ridge No. 2) subject to the following conditions of approval: CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY ON-SITE IMPROVEMENTS, INCLUDING TREE REMOVAL, CLEARING, GRADING, EXCAVATION, AND/OR FILL: The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the CURRENT PLANNING DIVISION, ATTN: Cheryl Caines 503-639-4171, EXT 2434. The cover letter shall clearly identify where in the submittal the required information is found: 1. Prior to commencing on site improvements, the applicant shall submit PFI construction drawings that indicate the type and location of street trees along the public streets (SW Bull Mountain, SW 13P, and SW "A" Street) for the City Forester's review and approval. Spacing of such trees shall be in accordance with Section 18.745.040.C.2PC of the Tigard Development Code. The applicant's engineer shall provide expected traffic counts with the PFI permit application demonstrating that "A" Street will carry less than 500 vehicle trips per day once the street is extended to Batterson Road. 2. Prior to commencing on site improvements, the applicant shall submit an erosion control plan that shows methods for re-vegetation of disturbed areas. All areas graded during subdivision development will need to be re-seeded and/or planted to ensure stabilization. Hearings Officer Final Order Appeal of SUB2005-00022(Wilson Ridge No. 2) 10 3. Prior to commencing on site improvements, the applicant shall submit a plan for review and approval showing a lot configuration that meets the minimum average lot size. 4. Prior to commencing site work the applicant shall submit a revised plan for review and approval that shows each lot having an average lot width of at least 50 feet. 5. Prior to commencing site work, the applicant shall submit a revised plan for review and approval that meets the minimum access width requirements for any lot having a shared or individual accessway. 6. Applicant shall submit a revised tree mitigation plan for review and approval by the City Arborist. 7. Prior to commencing site work, the applicant shall submit security in the form of cash or other means acceptable to the City for the equivalent value of tree mitigation required (201 inches x $125=$25,125). If additional trees are preserved through the subdivision improvements and construction of houses, and are properly protected through these stages by the same measures afforded to other protected trees on site, the amount of the cash assurance may be correspondingly reduced. Any trees planted on the site or off site in accordance with 18.790.060.1) will be credited against the assurance for two years following final plat approval. After such time, the applicant shall pay the remaining value of the assurance as a fee in-lieu of planting. Any planting by the applicant must be approved by the City Arborist. • 8. Prior to commencing any site work, the applicant shall submit construction drawings that include the approved Tree Removal, Protection and Landscape/Mitigation Plan. The plans shall also include a construction sequence including installation and removal of tree protection devices, clearing, grading, and paving. Only those trees identified on the approved Tree Removal plan are authorized for removal by this decision. An tree that is located on property adjacent to the construction project that will have more than 15% of its root system disturbed by construction activities shall be protected. 9. Prior to commencing any site work, the applicant shall establish fencing as directed by the project arbonst to protect the trees to be retained. The applicant shall allow access by the City Forester for the purpose of monitoring and inspection of the tree protection to verify that the tree protection measures are performing adequately. Failure to follow the plan, or maintain tree protection fencing in the designated locations shall be grounds for immediate suspension of work on the site until remediation measures and/or civil citations can be processed. 10. Prior to any Certificates of Occupancy, the applicant shall ensure that the Project Arborist has submitted written reports to the City Forester, at least, once every two weeks, from initial tree protection zone (TPZ) fencing installation, through site work and building construction, as he monitors the construction activities and progress. These reports must be provided to the City Forester until the time of the issuance of any Certificates of Occupancy. The reports shall include any changes that occurred to the TPZ as well as the condition and location of the tree protection fencing. If the amount of TPZ was reduced then the Project Arborist shall justify why the fencing was moved, and shall certi that the construction activities to the trees did not adversely impact the overall, long-term health and stability of the tree(s). If the reports are not submitted or received by the City Forester at the scheduled intervals, and if it appears the TPZ's or the Tree Protection Plan is not being followed by the contractor, the City can stop work on the project until an inspection can be done by the City Forester and the Project Hearings Officer Final Order Appeal of SUB2005-00022(Wilson Ridge No. 2) 11 Arborist. This inspection will be to evaluate the tree protection fencin&, determine if the fencing was moved at any point during construction, and determine if any part of the Tree Protection Plan has been violated. 11. The construction plans shall show the pedestrian pathway to be constructed across lots 10 and 11. 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 ENGINEERING DEPARTMENT, ATTN: KIM MCMILLAN 503-639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal the required information is found: 12. Prior to commencing onsite improvements, a Public Facility Improvement (PFI) permit is required for this project to cover street improvements and any other work in the public right-of-way. Six (6) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www. ci.tigard.or.us). 13. The PFI permit plan submittal shall include the exact legal name, address and telephone number of the individual or corporate entity who will be desiggnnated 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. 14. 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. 15. 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 Bull Mountain Road. The improvements adjacent to this site shall include: A. City standard pavement section for a Collector street from curb to centerline equal to 23 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. 6 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; 1. underground utilities; J. street signs (if applicable); K. driveway apron (if applicable); and L. adjustments in vertical and/or horizontal alignment to construct SW Bull Mountain Road in a safe manner, as approved by the Engineering Department. Hearings Officer Final Order Appeal of SUB200S-00022(Wilson Ridge No. 2) 12 A 16. 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 133`d Avenue. The improvements adjacent to this site shall include: A. City standard pavement section for a Neighborhood Route (local street) from curb to centerline equal to 16 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 133`d Avenue in a safe manner, as approved by the Engineering Department. 17. The applicant's Public Facility Improvement permit construction drawings shall indicate that full width street improvements for Street "A", including traffic control devices, mailbox clusters, concrete sidewalks, driveway aprons, curbs, asphaltic concrete pavement, sanitary sewers, storm drainage, street trees, • streetlights, and underground utilities shall be installed within the interior subdivision streets. Improvements shall be designed and constructed to local "skinny" street standards. 18. Profiles of Bull Mountain Road, 133`d Avenue and Street "A" shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. 19. Lots 3-9 shall not be permitted to access directly onto Bull Mountain Road. 20. Lot 1 shall not be permitted to access directly onto 133`d Avenue. 21. The applicant's plans shall indicate the location of proposed driveways for lots 1- 4. 22. Prior to construction, the applicant's engineer shall submit expected traffic counts to support the "skinny" street section. 23. The construction plans shall clearly indicate the horizontal corner radii for Street "A" review and approval. 24. Prior to construction, 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. 25. Any extension of public water lines shall be shown on the proposed Public Faility Improvement (PFI) permit construction drawings and shall be reviewed Hearings Officer Final Order Appeal of SUB2005-00022(Wilson Ridge No. 2) 13 1 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. 26. 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). If the property is annexed prior to the land use decision becoming final, the 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. 27. An erosion control plan shall be provided as part of the Public Facility Improvement ~PFI) permit drawings. The plan shall conform to the "Erosion Prevention an Sediment Control Design and Planning Manual, February 2003 edition." 28. 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 pri vate storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. 29. The applicant shall obtain a 1200-C General Permit issued by the City of Tigard • pursuant to ORS 468.740 and the Federal Clean Water Act. 30. The applicant's engineer shall provide final sight distance certification for the intersection of Bull Mountain Road and Angus Place upon completion of the street improvements. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the CURRENT PLANNING DIVISION, ATTN: Cheryl Caines 503-639-4171, EXT 2434. The cover letter shall clearly identify where in the submittal the required information is found: 31. If the proposed plat is revised to include a joint access for any lots, the applicant shall record a reciprocal agreement ensuring access and maintenance rights. 32. The plat shall be revised to show a temporary easement near the dead end of "A" Street for an emergency and service vehicle turnaround. A note shall be placed on the plat stating the purpose of the easement and that the easement will terminate on the extension of the public street now known as "A" Street to SW Batterson Road. 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 ENGINEERING DEPARTMENT, ATTN: KIM MCMILLAN 503-639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal the required information is found: 33. Prior to final plat approval, the applicant shall pay the addressing fee. (STAFF CONTACT: Bethany Stewart, Engineering). Hearings Officer Final Order Appeal ofSUB2005-00022(Wilson Ridge No. 2) 14 • 34. The applicant shall cause a statement to be placed on the final plat to prohibits access along the project frontage to Bull Mountain Road for lots 3-9 and 133 Avenue for lot 1. 35. 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. 36. The applicant shall cause a statement to be placed on the final plat to indicate that the proposed common driveway(s) will be jointly owned and maintained by the private property owners who abut and take access from it (them). 37. Prior to final plat approval, the applicant shall complete the striping for the bike lane or pay $1,748.00 to the City for the striping of the bike lane along the frontage of Bull Mountain Road. 38. The applicant's engineer shall, upon completion of the public improvements and prior to final plat approval, submit final sight distance certification for the intersection of Street "A" and 133' Avenue. 39. 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). 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. 40. Final Plat Application Submission Requirements: A. Submit for City review four (4) paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. B. Attach a check in the amount of the current final plat review fee (Contact Planning/Engineering Permit Technicians, at (503) 639-4171, ext. 2421). C. The final plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. D. The right-of--way dedication for Bull Mountain Road (35 feet from centerline) and 133' Avenue (27 feet from centerline) shall be made on the final plat. E. NOTE: Washington County will not begin their review of the final plat until they receive notice from the Engineering Department indicating that the City has reviewed the final plat and submitted comments to the applicant's surveyor. F. After the City and County have reviewed the final plat, submit two mylar copies of the final plat for City Engineer signature (for partitions), or City Engineer and Community Development Director signatures (for subdivisions). THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the CURRENT Hearings Officer Final Order Appeal of SUB2005-00022(Wilson Ridge No. 2) 15 • PLANNING DIVISION, ATTN: Cheryl Caines 503-639-4171, EXT 2434. The cover letter shall clearly identify where in the submittal the required information is found: 41. Prior to the issuance of building permits, the developer shall sign a copy of the City's sign compliance agreement. 42. Prior to issuance of any Certificates of Occupancy, the applicant/owner shall record a deed restriction to the effect that any existing tree greater than 12" diameter may be removed only if the tree dies or is hazardous according to a certified arborist. The deed restriction may be removed or will be considered invalid if a tree preserved in accordance with this decision should either die or be removed as a hazardous tree. 43. Prior to issuance of building permits, the applicant shall submit site plan drawings indicating the location of the trees that were preserved on the lot, location of tree protection fencing, and a signature of approval from the project arborist regarding the placement and construction techniques to be employed in building the house. All proposed protection fencing shall be installed and inspected prior to commencing construction, and shall remain in place through the duration of home building. After approval from the City Forester, the tree protection measures may be removed. CONDITIONS SPECIFIC TO THE TEMPORARY USE: 44. The applicant shall provide the planning division with proof that the lot has been surveyed and staked consistent with the preliminary plat approval. • 45. The applicant shall submit a written statement that holds the City of Tigard harmless of any consequences that could arise by allowing them to move forward with the building permit. 46. Sewer connection/erosion control permits shall be issued, and water quality/quantity fees will be assessed at the time of building permits. STAFF CONTACT: Building Permit Technicians at (503) 639-4171, x2439. 47. All public improvements in the project, or phase, within which the lot is located, shall be substantially complete as defined by the Development Review Engineer. STAFF CONTACT: Kim McMillan, Development Review Engineer at (503) 639-4171, x2462. NOTE: By definition, a "Model Home" is a sales office that will be used as an example of the workmanship and floor plans of houses the seller is offering. The approval of this permit requires that the lot not be sold or occupied until the subdivision has been platted and all improvements are complete. Any activity generated by an approved Model Home permit that conflicts with any public agency's construction activity shall be grounds for immediate suspension of all activities/inspections until the public agency determines that the conflict(s) no longer exist. 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 ENGINEERING DEPARTMENT, ATTN: KIM MCMILLAN 503-6394171, EXT 2642. The cover letter shall clearly identify where in the submittal the required information is found: Hearings Officer Final Order Appeal of SUB2005-00022(Wilson Ridge No. 2) 16 48. Prior to issuance of building permits, the applicant shall provide the Engineering Department with a "photomylar" copy of the recorded final plat. 49. 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. 50. 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. 51. 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). 52. 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. 53. The applicant shall either place the existing overhead utility lines along SW Bull Mountain Road underground as a part of this project, or, if approved by the City Engineer, they shall pay the fee in-lieu of undergroundmg. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $ 35.00 per lineal foot. If the fee option is chosen, the amount will be $ 17,150.00 and it shall be paid prior to issuance of building permits. 54. Prior to a final building inspection, the applicant shall demonstrate that they have entered into a maintenance agreement with Stormwater Management, or another company that demonstrates they can meet the maintenance requirements of the manufacturer, for the proposed onsite storm water treatment facility. ADDITIONAL CONDITIONS FOR THE LIFE OF THE TEMPORARY USE: 55. Any proposed signage must be obtained in accordance with Section 18.780 Signs. STAFF CONTACT: Planning/Engineering Technicians at (503) 639-4171 x2421. 56. No advertising or display of products shall be permitted to be located in, or project into the right-of-way. 57. The temporary use of this site shall comply with all applicable federal and State of Oregon standards regarding designated disabled person parking and access. A minimum of one (1) signed and marked disabled parking space shall be provided. STAFF CONTACT: Mark VanDomelen, Residential Plans Examiner at (503) 639-4171 x2425. Hearings Officer Final Order Appeal of SUB2005-00022(Wilson Ridge No. 2) 17 l 58. This temporary use permit will be valid for one (1) year for the period from May 3, 2006 to May 3, 2007. An extension may be granted in accordance with Community Development Code Section 18.785. IN ADDITION, THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE; THIS IS NOT AN EXCLUSIVE LIST: 18.430.080 Im rovement Agreement: Before City approval is certified on the final plat, and before approved construction plans are issued y the City, the Subdivider shall: 1. Execute and file an agreement with the City Engineer specifying the period within which all required improvements and repairs shall be completed; and 2. Include in the agreement provisions that if such work is not completed within the period specified, the City may complete the work and recover the full cost and expenses from the subdivider. The agreement shall stipulate improvement fees and deposits as maybe required to be paid and may also provide for the construction of the improvements in stages and for the extension of time under specific conditions therein stated in the contract. 18.430.090 Bond: As require y ection 18.430.080, the subdivider shall file with the agreement an assurance of performance supported by one of the following: • 1. An irrevocable letter of credit executed by a financial institution authorized to transact business in the State of Oregon; 2. A surety bond executed by a surety company authorized to transact business in the State of Oregon which remains in force until the surety company is notified by the City in writing that it may be terminated; or 3. Cash. The subdivider shall furnish to the City Engineer an itemized improvement estimate, certified b a registered civil engineer, to assist the City Engineer in calculating the amount of the performance assurance. The subdivider shall not cause termination of nor allow expiration of said guarantee without having first secured written authorization from the City. 18.430.100 Filing and Recordin : Within 60 days o tie City review and approval, the applicant shall submit the final plat to the County for signatures of County officials as required by ORS Chapter 92. Upon final recording with the County, the applicant shall submit to the City a mylar copy of the recorded final plat. 18.430.070 Final Plat A lication Submission Requirements: Three copies o the subdivision plat prepare by a an surveyor licensed to practice in Oregon, and necessary data or narrative. The subdivision plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. STREET CENTERLINE MONUMENTATION SHALL BE PROVIDED AS FOLLOWS: Hearings Officer Final Order Appeal of SUB2005-00022(Wilson Ridge No. 2) 18 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 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 Reuired 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. Hearings Officer Final Order Appeal of SUB2005-00022(Wilson Ridge No. 2) 19 DATED this 23`d day of June 2006. - Z'04 - K e Turner, Esq., AICP City of Tigard Land Use Hearings Officer APPEAL EXHIBITS SUB2005-00022(Wilson Ridge No. 2) Exhibit # Date Title 1 6/1/06 Alpha Engineering response to appeal 2 6/8/06 Michael Robinson's response to appeal 3 6/12/06 Written testimony from Richard Franzke 4 N.D. Alternative cul-se-sac plan proposed b appellant 5 5/2/05 Summit Ride Street Improvements plan 6 N.D. Figure 8-16 "Local Street Connectivity" plan • 7 N.D. Alternative (Bull Mountain Road connection) plan proposed b a ellant 8 N.D. Condition language proposed by Mr. Robinson (written on a ellant's cul-de-sac plan) 9 1/6/06 Revised preliminary plat oversized 10 7/15/98 Design Speed/Minimum Centerline Radius standards Hearings Officer Final Order Appeal of SUB2005-00022(Wilson Ridge No. 2) 20 ► , ATTACHMENT NOTICE OF TYPE II DECISION "URBAN SERVICE AREA _ F SUBDIVISION (SUB) 2005-00022 WILSON RIDGE NO., 2. SUBDIVISION (Includes a 30-day extension) 120 DAYS = 6/26/2006 SECTION I. APPLICATION SAY "URBAN SERVICE AREA" FILE NAME: WILSON RIDGE NO.2 SUBDIVISION CASE NO.: Subdivision (SUB) SUB2005-00022 Temporary Use Permit (rUP) TUP2006-00002 REQUEST: A request for subdivide a 2.53 acre site to create 17 lots ranging in size between 4,180 and 8,38T square feet (5,016 square feet on average). The site currently contains 3 existing single-family detached residences that will be removed upon development. In additio a Temporary Use Permit is requested for a model home7sales office. An appplication or annciation of the subject parcels has also been submitted concurrently with tins application for subdivision approval APPLICAN'T': Veiature Properties, Inc. OWNER: Rick & Cheryl Gimlin 4230 SW Galewood Street, Suite 100 14520 SW Bull Mountain Road . Labe Oswego, OR 97035 Tigard, OR 97224 &&PLICANT'S Alpha Community Development OWNER: Doug & Charlene Potter REP.. Attn: enyPalmer 13210 SW Bull Mountain Road 9600 SW Oak Street, Suite 230 Tigard, OR 97224 Po4land, OR 97223 COMPREHENSIVE PLAN DESIGNATION: R-7; Single-Family, Medium-Density Residential ZONE: R -T Medium Dense Residential. The R 7 zoning district is designed to accommodate attache single-family homes, etached su 0 family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot- size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. LOCATION: 13280 and 13210 SW Bull Mountain Road; WCIM 2S 109AC, Tax Lots 1900 and 2000. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390 (Decision Making Procedures); 18.430 Subdivisin); 18.510 (Residential Zon ng Districts);. 18.705 (Acces ess and Carculation); 18.715 (Dense Co utation); 18.745 (Landscaping and Scree nul' ; 18.765 (Off-Street Parking); 18.78 (Sites}; 18.785 (Temporary Uses; 18.790 (Tree Removal) 18.795 (Visual -Clearance Areas); and 18.810 (Street and Utility Improvement Standards; and the Bull Mountain Community Plan. ECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request for both the subdivision and temporary use subject to certain conditions of approval. The f indings and conclusions on which the decision is based are noted in Section VI of this Decision. NOTICE OF DECISION 21 SUB2005-00022- WIISON RIDGE NO.2 SUBDIVISION . .CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY ON- SITE IMPROVEMENTS, INCLUDING TREE REMOVAL, CLEARING, GRADING, EXCAVATION, AND/OR FILL: The applicant sprepare a cover letter an submit it, along withi any supportm documents and/or plans that address the fo-llowm' requirements to the CURRENT PLANNING DIVISION, ATTN: Cheryl Gaines 503-639-41u71 EXT 2434 The cover letter shall clearly identify where in the submittal the required information is fon~: 1. Prior to commencing on site improvements, the appplicant shall submit PFI constriction dra pings that indicate the type and location of street trees along the pub&c streets (SW Bull Mountain, SW 133`x, and SW "A" Street) for the City Forester's review and approval Spacing of such trees shall be in accordance with Section 18.745.040.G2.C of the Tigard Development Code. 2. Prior to commencing on site improvements, the applicant shall submit an erosion control plan that shows methods for re-vegetation of disturbed areas. All areas graded during subdivision development will need to be re-seeded and/or planted to ensure stabilization. 3. Prior to commencing on site improvements, the applicant shall submit a plan for review and approval showing a lot configuration that meets the minimum average lot size. 4. Prior to commencing site work the applicant shall submit a revised plan for review and approval that shows each lot having an average lot width of at least 50 feet. 5. Prior to commencing site work, the applicant shall submit a revised plan for 'review and approval that meets the minimum access width requirements for any lot having a shared or individual accessway. 106. Applicant shall submit a revised tree mitigation plan for review and approval by the City Arborist. 7. Prior to commencing site work, the applicant shall submit security in the form of cash or other means acceptable to the City for the. equivalent value of tree mitigation requued (201 inches x $125 =$25,125). If additional trees are preserved through the subdivision improvements and construction of houses, and are properly protected through these stages by the same measures afforded to other protected trees on site, the amount of the cash assurance may be corres ondingly reduced. Any trees planted on the site or off site in accordance with 18.790.060.D will be cre,zled against the assurance for two years following final plat approval. After such time, the appli cant shall pay the remaining value of the assurance as a fee.in-lieu of planting. Any planting by the applicant must be approved by the C ity Arborist. 8. Prior to commencing any site work, the applicant shall submit construction drawings that include the approved Tree Removal Protection' and Landscape/Mit' anon Plan. The plans shall also include a construction sequence including installation and removal of tree protection devices, clearing, grading, and paving. Only those trees identified on the approved Tree Removal plan are authorized for removal by this decision. Any tree that is located on property adjacent to the construction project that will have more than 15%.of its root system disturbed by construction activities shall be protected. 9. Prior to commencing any site workte applicant shall establish fencing as directed by the project arborist to protect the trees to be retained. applicant shall allow access by the City Forester for the puurrppose of monitoring and inspection of the tree protection to verify that the tree protection measures are performin adequately. Failure to follow the plan, or maintain tree protection fencing in the designated locations shall be grounds for immediate suspension of work on the site until remediation measures and/or civil citations can be processed. - 22 NOTICE OF DECISION SUB2005.00022- WIISONRIDGE NO.2 SUBDIVISION 00. Prior to any Certificates of Occupancy, the applicant shall ensure that the Project Arborist has submitted written reports to the City Forester, at feast once every two weeks, from initial tree protection zone (IPZ) fencing installation, through site work and wilding construction, as he monitors the construction activities and progress. These reports must be provided to the City Forester until the time of the issuance of any Certificates of Occupancy. The reports shall include anchanges that occurred to the TPZ as well as the condition and location of the tree protection fencing. Ifythe amount of TPZ was reduced =then the Project Arborist s hall justify why the fencing was moved, and shall certify that the constriction activities to the trees did not adversely impact the overall, long-term health and stability of the tree(s). If there orts are not submitted or received by the City Forester at the scheduled intervals, and if it appears the TPZs or the Tree Protection Plan is not being followed by the contractor, the City can stop work on the project until an inspection can be done b the City Forester and the Project Arbonst. This inspection will be to evaluate the tree protection fencin , determine if the fencing was moved at any point during constriction, and determine if any part of the Treerotection Plan has been violated. 11. The construction plans shall show the pedestrian pathway to be constricted across lots 10 and 11. The applicant shall prepare a cover letter and submit it, along with any supppportingg documents and/or plans that address the following requirements to the EGINEERINGDEFARTMENT, ATTN: HIM MCMILLAN 503-639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal the required information is found: 12. Prior to commencing onsite improvements, a Public Facility Improvement (PQ pemiit is required for this project to cover street mprovements and any other work in the public right-of-way. Six (6) sets of detailed public impro vement plans shall be submitted for review to the Engineering Department.. NTE: these plans are in addition to any drawl' required by the B Division and should only include sheets relevant to publi c improvements. Pubacility Improvement pperm~~it plans shall conform to City of Tigard Public Improvement Design Standards, which are available at Ciiy fall and the Citys web page (www.ci tigard.onus). i13. 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 "Penmittee", and who wffl provide the financial assurance for the public improvements. For example, specify if the entity is a co oration, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provicle the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. 14. 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 constriction phase. 15. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility which indicate that they will construct a half-street improvement along the frontage of Impprovement pem . it' MountainRoad. The improvements adjacent to this site shall include: A City standard pavement section for a Collector street from curb to centerline equal to 23 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyondpthe 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.. 6 foot concrete sidewalk with a 5 foot planter strip; F. street trees. in the planter strip spaced per TDC requirements; G. street stnpng• H streetlight layout by applicant's engineer, to be approved by City Engineer, I. underground utiliues; street signs (if ap Iii driveway apron if applicable); and L. adjustments in vertical and/or horizontal alignment to construct SW Bull Mountain Road in a safe manner, as approved by the Engineering Department. NOTICE OF DECISION 23 SUB2005-00022- WIISONRIDGE NO.2 SUBDIVISION 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 133`d Avenue. The improvements adjacent to this site shall include: A- Gty standard pavement section for a Neighborhood Route (local street) from curb to centerline equal to 116 feet; B. ppavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built-beyondthe 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 stripng; I~ stre et light layourt by applicant's engineer, to be approved by City Engineer, I. underground utilities; T street signs (if ap licable); driveway apron if applicable); and L. adjustments in vertical and/or horizontal alignment to construct SW 133d Avenue in a safe manner, as approved by the Engineering Department. 17. The applicant's Public Fac2i Improvement permit construction drawurgs shall indicate that full width street improvements for Street "A~ including traffic control devices, mailbox clusters, concrete sidewalks, driveway aprons, curbs, asphaltic concrete pavement, sanitary sewers, storm drainage, street trees, streetlights, and underground- utilities shall be installed within the intenor subdivision streets. improvements shall be designed and constructed to local "skinny" street standards. 18. Profiles of Bull Mountain Road, 133d Avenue and Street "A" shall be required, extending 300 feet either side of • the subject site showing the existing grade and proposed future grade. 19. Lots 3-9 shallnot be permitted to access directly onto Bull Mountain Road. 20. Lot 1 shall not be permitted to access directly onto 133`d Avenue. 21. The applicant's plans shall indicate the location of proposed driveways for lots 1-4. 22. Prior to construction, the applicant's engineer shall submit expected traffic counts to support the "skinny" street section. 23. The construction plans shall clearly indicate the horizontal comer radii for Street "A" review and approval. 24. Prior to construction, the applicant's des' grr engineer shall submit documentation, for review by the qty (Kim McMillan), of the downstream capacity o} any existing storm facility ' acted by the roposed development. The design engineer must perform an analysis of the drainage system downstream oFthe development to a point in the drainage system where the proposed development site constitutes 10 percent or less of the total tributarydrainage volume, but in no event less than 1/4 mile. 25. Any extension of public water lines shall be shown on the proposed Public Facility Improvement (PR -permit construction drawings and shall be reviewed and appproved by the Cu~s Water Department, as a part of the E ' eenng De artment plan review. NOTE: An estimated 12% of the water system costs must be on deposn with the Water Department prior to approval of the PFI. permit plans from the Engineering Department and construction of public water lines. 26. 1$e applicant shall provide an on-site water quality facility as required by Clean Water Services Design and Construction Standards (adopted by Resolution and C►rder No. 06 7). If the propert y is annexed pprior to the land use decision beco final, the final plans and calculations shall be submitted to the E eering Department (Kim McNllan 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. NOTICE OF DEGSION 24 SUB2005-00022- WILSON RIDGE NO.2 SUBDIVISION An erosion control plan shall be provided as part of the Public Facility Improvement (I'FI) ernut drawings. The plan shall conform to the Erosion Prevention and Sediment Control Design and g Manual, February2003 edition." 28. A final grading plan shall be submitted showing the existmi and proposed contours. The plan shall detail the provisions for surface drainage of all lots and show at 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, appro hate private storm drainage lines shall be provided to suf}iciently contain and convey runoff from each lot. 29. The applicant shall obtain a 1200-C General Permit issued by the City of Tigard pursuant to ORS 468.740 and the Federal Clean Water. Act. 30. The applicant's engineer shall provide final sight distance certification for the intersection of Bull Mountain Road and Angus Place upon completion of the street improvements. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: The applicant sprepare a cover letter an submit it, along with any supports ocuments and/or plans that address the following requirements to the CURRENT PLANNING ON, ATTN: Cheryl C Ames 503-639-4171, EXT 2434. The cover letter shall clearly identify wherein the submittal the required information is found: 31. If the proposed plat is revised to include a joint access for any lots, the applicant shall `record a reciprocal agreement ensuring access and maintenance rights. .32. The plat shall be revised to show a tract at the dead end of "A" Street for an emergency and service vehicle turnaround. A note shall be placed on the plat stating the purpose of the tract and that it is to be owned and maintained bythe adjacent property owners. The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address tFie following requirements to the EGINEERINGDEFARTMENT, ATTN: HIM MCMILLAN 503-639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal the required information is found: 33. Prior to final plat approval, the applicant shall pay the addressing fee. (STAFF CONTACT- Bethany Stewart, Engineering). 34. The apppplicant shall cause a statement to be placed on the final plat to prohibit access along the project frontage to BuIlMountain Road for lots 3-9 and 133 Avenue for lot 1. 35. The applicant shall provide si'gna a 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. 36. The applicant shall cause a statement'to be placed on the final plat to indicate that the proposed common a s) will be jointly owned and maintained by the private property owners who abut and take access from drivewm . it (the 37. Prior to'final plat approval, the applicant shall complete the striping for the bike lane or pay $1,748.00 to the City for the striping of the bike lane along the frontage of Bull Mountain Road. 38. The applicant's engineer shall, upon completion of the public improvements and prior to final plat approval, 0 submit a final sight distance certification for the intersection of Street "A" and 1334 Avenue. 39. The applicant's final pplat shall contain State Plane Coordinates on two monuments with a tie to the Crt/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 ?rom north to grid north. These coordinates can be established by. NOTICE OFDEQSION 25 SUB2005-00022- WILSON RIDGE NO.2 SUBDIVISION • GPS tie networked to the Cats GPS survey. • By random traverse using conventional surveying methods. 40. Final Plat Application Submission Requirements: A. Submit for City review four (4) pa er copies of the final plat prepared by a land surveyor licensed to practice in Oregon and necessary data or narrative. B. Attach a check in the amount of the current final plat review fee (Contact Planning/Engineering Permit Technicians, at (503) 639-4171, ext. 2421). C. The final plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes ORS 92.05) Washington Coup and bythe City of T~gand D. The right-of :way dedication or Bull Mountain Road (35 feet f rom centerline) and 1334 Avenue (27 feet from centerline) shall be made on the final plat E. NOTE: Washin~ on County will not begin their review of the final plat until they receive notice from the Engineeringepartment indicating that the City has reviewed the final plat and submitted comments to the a pplicant's surveyor. F. After the City ai pTgun have reviewed the final plat, submit two mylar copies of the final plat for City Engineer s~Inaature for partitions), or City Engineer and Community Development Director signatures (for subdivisions). THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERNIITS: The applicant shall _ prepare a cover etter an su nut it, a ong wi any supporting documents and/or plans that address the following requirements to the CCJRRENT PLANIVINGDIVISION, ATTN: Cheryl Gaines 503-639-4171 EXT 243 The cover letter shall clearly identify where in the submittal the required information is found: 41. Prior to the issuance of building permits, the developer shall sign a copy of the City's sign complian ce agreement. 42. Prior to issuance of any Certificates of Occupancy, the applicant owner shall record a deed restriction to the effect that any existing tree greater than 12 diameter may be removed only if the tree dies or is hazardous according to a certified arborist. The deed restriction may be removed or will be considered invalid if a tree preserved in accordance with this .decision should either die or be removed as a hazardous tree. 43. Prior to issuance of building permits, the. applicant shall submit site plan drawings indicating the location of the trees that were preserved c the lot, location of tree protection fencing, and a signature of approval from the project arborist regarding the placement and construction techniques to be employed in building the house. All proposed protection fencing shall be installed and insppected prior to commencing construction, and shall remain in place through the duration of home building. After approval from the City Forester, the tree protection measures may be removed. CONDITIONS SPECIFIC TO THE TEMTORARY USE: 44. The applicant shall provide the planning division with proof that the lot has been surveyed and staked consistent with the prelims naryplat approval. 45. The applicant shall submit a written statement that holds the City of Tigard harrnless of any consequences that could arse by allowing them to move forward with the building permit. 46. Sewer connection/erosion. control permits shall be issued, and water ~ qquality/quails fees will be assessed at the time of building permits. STAFF CONTACT: Building Permit Technicians at 0503) 639-4171, x2439. 46 . 47. All public improvements in the project, or phase, within which the lot is located, shall be substantially complete as defined b the Development view Engineer. STAFF CONTACT: Kim McMillan, Development Review Engineer at 503) 639-4171, x2462. NOTICE OF DECISION 26 SUB2005-00022- WILSON RIDGE NO.2 SUBDIVISION • NOTE: By defion, a "Model Home" is a sales office that will be used as an example of the workmanship and floor plans of houses the seller is offering. The approval of this permit requires that the lot not be sold or occupied until the subdivision has been platted and all improvements are complete. Any activity generated by an approved Model Home permit that conflicts with any public agency's construction activity shall be grounds for immediate suspension of all activities/inspections until the public agency determines that the conflict(s) no longer exist. The applicant shallpre are a. cover letter and submit it, along with any supppportino, documents and/or plans that addre ss the ollowin requirements to the ENGIERING DEFARTIV~ENT, ATTN: HIM MCMILLAN 503-639-4171, EXT 2642. The cover letter shall. clearly identify where in the submittal the required information is found: 48. Prior to issuance of building permits, the applicant shall provide the Engineering Department with a "photomA-e copy of the recorded final plat. 49. The City E eer may determine the necessity for, and require submittal and ap royal of, a construction access andparkk pnlan for the home building has If the GityEngineer deems such a plan necessary, the applicant shall provide the plan prior to issuance of bull ' Permits. 50. Prior to issuance of building permits within the subdivisior~ u qty Enyneer shall deem the public improvements substantially complete. Substantial completion shall be when: 1) all utilities are installed and irispec~ted for compliance, including franchise utilities, all local residential streets have at least one lift of asp) t, 3) any off-site street and/or utility improvements are substantially completed, and 4) all street lights are installed and ready to be energized 51. Prior to issuance of boil ' permits, the applicant shall provide the City with as-built drawings of the public improvements as follows 3 mil mylar, 2) a diskette of t7ie as-bults in DWG" format, if available; otherwise "DYF" 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). 52. 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. 53. The applicant shall either place the existing overhead utility lines along SW Bull Mountain Road underground as apart of this project, or, if approved bythe CityEngineer, they shall pay the fee in lieu of undergroundumg. The fee shall be calculated by the frontage of the site that u parallel to the utility lines and will be $ 35.00 per lineal foot. If the fee option is chosen, the amount will be $ 17,150.00 and ii shall be paid prior to issuance of building permits. 54. Prior to a final building inspection, the applicant shall demonstrate that they have entered into a maintenance agreement with Stormwater Management, or another company that demonstrates they can meet the maintenance requirements of the manufacturer, for the proposed onsite storm water treatment facility. ADDITIONAL CONDITIONS FOR THE LIFE OF THE TEMPORARY USE: 55. Any proposed signage must be obtained in accordance with Section 18.780 Signs. STAFF CONTACT: Planning/Engineering Technicians at (503) 639-4171 x2421. 56. No advertising or display of products shall be permitted to be located in, or project into the right-of-way. 57. The temporary use of this site shall comply with all applicable federal and State of Oregon standards • re des Hated disabled erson Parkin di g and access. A minimum of one 1) si ned and marked sabe dg par Iig space shall be rovided. STAFF CONTACT: Mark VanDo mien, Residential Plans Examiner at (503) 639-4171 x2425p 58. This temporary use pennit will be valid for one &1) year for the period from May 3 2006 to May 3, 2007. An extension maybe granted in accordance with mmunityDevelopment Gode Section 18_7R5_ NOTICE OF DECISION 27 SUB2005.00022- WIISON RIDGE NO.2 SUBDIVISION • IN ADDITION, THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE; THIS IS NOT AN EXCLUSIVE LIST: 18.430.080 Improvement Agreement: Before City approval is certified on the final plat, and before approved construction plans are issued by the City, the Subdivider shall: 1.. Execute and file an agreement with the City Engineer specifying the period within which all required improvements and repairs shall be completed, and 2. ude in the agreement provisions that if such work is not completed within the period specified, the City may complete the work and recover the full cost and expenses fro m the subdivider. The agreement shall stipulate improvement fees and deposits as may be required to be paid and may also provide for the construction of the improvements in stages and for the extension of time under spedic conditions therem stated in the contract. 18.430.090 Bond: As require by Section 18.430.080, the subdivider shall file with the agreement an assurance of performance supported by one of the following:. 1. An irrevocable letter of credit executed by a financial institution authorized to transact business in the State of Oregon; 2. A surety bond executed by a surety company authorized to transact business in the State of Oregon which remains in force until the surety company is notified by the City in writing that it may be terminated; or 3. Cash. • The subdivider shall furnish to the City Engineer an itemized improvement estimate, certified by a registered civil engineer, to assist the City Engineer in ulatuig the amount of the performance assurance. The subdivider shall not cause termination of nor allow expiration of said guarantee without having fast secured written authorization from the City. 18.430.100 Filing and Recordin : Within 60 days o the qty review and approval, the applicant shall submit the final plat to the County f or signatures of County officials as required by ORS Chapter 92. Upon final recording with the County, the-applicant shall submit to the Qtya mylar copy of the recorded final plat. 18.430.070 Final Plat Application Submission Requirements: Three. copies o the subdivision plat prepared by a lafid surveyor licensed to practice in Oregon, and necessary data or narrative. The subdivision plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. STREET CENTERLINE MONUMENTATIONSHALL 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 (PCs and-PT's). All centerline monuments shall be set during the fast lift of pavement. NOTICE OF DEQSION 28 SUB2005-00022- WILSON RIDGE NO.2 SUBDIVISION Monument Boxes Required • Monument boxes co orming 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 A uti ity dies ink uding, but not limited to those required for electric, communication, lighting and cable television services and related fties shall be placed underground, except for surface-mounted transformers, surface-mounted connection boxes, and meter cabinets which may be pplaced above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,D00 volts or above. 18.810.130 Cash or Bond Re d All improvements installed y e subdivider shall be guaranteed as to workmanship and material for a period of one year following acceptance by the City. Such tee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City E~ng aner. The cash or bond shall comply with the terms and conditions of Section 18.810.180. 18.810.150 Installation Prereuisite No division improvements, including sanitary sewers, storm sewers, streets, sidewalk, curbs, lighting or other land requirements shall be undertaken except after the plans therefore have been approved by the City, pen-hit fee paid and pemut issued • 18.810.180 Notice to Cit.vRe~.uired Work shall not begin until the _Gtyhas been notified in advance. If work is discontinued for any reason, it shall not be resumed until the City is notified. 18.810.200E eer's Certification The land ivider's 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. SECTION III. BACKGROUND INFORMATION Site Histo A search o city records indicates that the subject arcels do not have any previous land use cases on file. The subject parcels are in the process of bei annexedp The annexation proposal was heard before qty Council on April 25, 2006. Council members vote-Ito approve the annexation, but the decision is not final until 30 days following the vote provided no appeal is filed with the Land Use Board of Appeals. Presently the site is within the Urban Services Area, and is therefore under the City of Tigard's planning review subject to the Intergovernmental Agreement with Washington County. Site Information and Proposal Description: The applicant is requesting a proval or a 17-lot single-f; detached subdivision with lots ranging in size between 4,180 and 7,317s( uare feet F4,919 square feet on average). Re subject property is approximately Z.53 acres. There • are currently three existing homes on the Site which will be removed. NOTICE OF DECISION 29 SUB200S00022- WIISON RIDGE NO.2 SUBDIVISION Vicinity Information: The proposed eve o ment currentl lies within unincorporated Washington Coun between SW Bull Mountain Road` and SW Beef end Road andyis accessed from SW Bull Mountain Road. The property is located at the intersection of SW 133 and Bull Mountain Road on the southeast comer. The entire immediate area is zoned R-7. SECTION IV. COMMENTS FROM PROPERTY OWNERS WITHIN 500 FEET Two letters were received from.neighbonug property owners. The letter received from Mr. Tay Larson, the property owner to the south, addresses the design and location of the proposed "A" Street: Mr.) arson asks wh does "A" Street not end in a cul-de-sac or exit back onto SW Bull Mountain Road. Representatives of the City Engineering Department presented these other options to the applicant: but the applicant has chosen to dead-end "A Street with a future connection to SW Batterson Road. Mr. Mon is distressed over the effect this connection will have on future development of his property.. By dead ending the street at his property line, he is forced to complete that connection it and when he chooses to develop his own site. While this is true, the City cannot deny the applicant's design if it can meet the standards. A street connection with a low traffic volume street like SW Batterson is more desirable than a connection with SW Bull Mountain Road, which is a collector street. Mr. Larson is also concerned about life safety and fire protection issues created by the street design. This application has been reviewed by. Tualatin Valley Fire and Rescue (I'VF&R). The applicant will be required to provide a fire apparatus turn-around at the end of "A" Street as conditioned bythe Catyof Tigard and TVF&R. All of the comments from TVF&R. are included at the end of this report. The second letter was sent in by Madalyn and Ray Utz. They object to another development that intends to destroy existing -homes. By removing the existing homes on large lots and replacing them with homes on small lots that are close together. There is no where for children to play and the character of the area is changing. These types of 170 raised not only on Bull Mountain, but throughout the entire Metro area as neighborhoods issues are be redevelop and. using densities increase. Redevelopment like this is likely to continue because the population of M the Metro region continues to grow and there is a limited supply of land. created by the Urban Growth Boundary. Although there is value in the viewpoint of Mr. and Mrs. Utz on this issue it is not a review criterion of the Tigard Development Code and therefore cannot be addressed within this review. The Bull Mountain Community Plan was also referred to in the Utz's letter. This plan is discussed later in the decision. SECTION V. SUMMARY OF APPLICABLE CRITERIA A summary of the applicable criteria in this case in the Chapter order in which they are addressed in this decision are as follows: A. Subdivision 18.430 B. ADvlicabte Develo ment Code Sections 1.10 sidential onu~g Districts) 18.705 cce P~e Egress an d Circulation) 18.715 ensity) 18.725 nvironmental Performance Standards) 18.745 (Lmdsca and Screening) 18.765 Off-Street Ilarkulg and Loading Requirements) 18.780 Signs) 18.785 empoI Uses) 18.790 ree moval) 18.795 ision Clearance) G Street and UtiliIm rovement 18.810 Street and Utility Improvement Standards) • D. Decision Makin Procedures 18.390 (Impact S E. Washington County Bull Mountain Community Plan • NOIICE OF DECISION 30 SUB2005-00022- WILSON RIDGE NO.2 SUBDIVISION The proposal contains 'no elements related to the provisions of these Specific Development Standard Code Chapters: 18.710 (Accessory Residential Units), 18.T40 (Historic Overlay, 18.742 (Home Occupations), 18.750 ufactured/Mobile Home Re ations), 18.755 (Mined Solid Waste & Recyclable Storage) 18.760 (Nonconfo Situations), and 18.798 (Wireless Communication Facilities). These chapters are, there ore, found to be inapplice as approval standards. SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS A - SUBDIVISION GENERAL PROVISIONS: Approval throuh two-step process. An application for a subdivision shall be processed through a two- step process: the- preliminary plat and the final plat. The preliminary plat shall be approved by the Approval Authority before the final plat can be submitted for approval consideration; and The final plat shall reflect all conditions of approval of the preliminary plat.. The applicant has submitted a preliminary plat .for approval consideration. Final plat review will occur after the decision is final. Compliance with ORS Chapter 92. All subdivision proposals shall be in conformity with all state regulations set forth in ORS Chapter 92, Subdivisions and Partitions. The applicant is responsible for-ensuring that the plat satisfies any requirements of Oregon Revised Statutes (ORSJ Chapter 92 beyond what is already required in the Tigard Development Code. Such conformance is assure through Washington County's plat review. 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. As proposed the largest arcel is 7,317 square feet. The minimum lot size of the R-7 zoning district is 5,000 square feet. Therefore, none of the proposed parcels are large enough to be re-divided in the future. This standard has been met. Lot Size Averaging: Section 18.430.20 states 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 a owed in the underlying zoning district The smallest lot is 4,180 square feet, which is larger than 80% of 5,000 square feet. As proposed two of the lots are considered-flag lots and the access poles cannot be counted in the lot size per code section 18.730.050(E)(2). The average of all lots in the subdivision is 4,919 square feet, which is not in compliance with this standard. FINDING: The proposed average lot size is below the minimum of 5,000 square feet, but can be conditionally met. Please see the condition at the end of this section. Temporary sales office. Temporary sales offices in conjunction with any subdivision may be granted as set forth in Chapter 18.785, Temporary Uses. The applicant has proposed a model home. The criteria for this model home will be reviewed later in this report under-Temporary Use Permits (18.785). • Minimize flood damage. All subdivision proposals shall be consistent with the need to minimize flood damage. There are no water courses on the subject site. Preliminary engineered drawings for storm water conveyance have been submitted to show how storm drainage will be handled to m,n ze flood damage potential. NO'I1CE OF DEMON 31 SUB2005-00022- VMON RIDGE NO .2 SUBDIVISION Floodplain dedications. Where land filling and/or development is allowed within and adjacent to the 100- year floodplain outside the zero-foot rise floodway, the City shall require consideration of the dedication of sufficient open land area for a greenway adjoining and within tFie floodplain. This area shall include portions at a suitable elevation for the construction of a pedestrian/ bicycle pathway within the floodplain in accordance with the adopted pedestrian bicycle pathway plan. The site is not within nor adjacent to the 100-year floodplaim The nearest floodplain is approximately 9,000 feet to the northeast. The elevation of the nearest floodplain is 166 feet. The lowest elevation of the proposed subdivision is 565 feet. This standard is not applicable. Need for adequate utilities. All subdivision proposals shall have public utilities and facilities such as sewer, gas, electrical, and water systems located and constructed to minimize flood damage. There are no flood hazards identified for this site. Therefore, this standard does not apply. Need for adequate drainage. All subdivision proposals shall have adequate drainage provided to reduce exposure to flood damage; and Drainage and storm water detention facilities are discussed in greater detail under the Street and Utility Improvement section. Determination of base flood elevation. Where base flood elevation has not been provided or is not available from another-authoritative source, it shall- be generated for subdivision proposals and other proposed developments which contain at least 50 lots or five acres (whichever is less). The proposed subdivision is for 17 lots and the subject site is 2.53 acres. The subject property is not within the 100-year floodplain. The subject site is within Zone X on the FEMA Floodplain map. Therefore, this standard • does not apply. Section 18.430.0308) describes the approval process for Phased Developments. The Approval Au ority may approve a time schedule for developing a subdivision in phases, but in no case sfia-11 the actual construction time period for any phase be greater than two years without re-applying for a preliminary plat The criteria for approving a phased site development review proposal are: The public facilities shall be scheduled to be constructed in conjunction with or prior to each phase to ensure provision of public facilities prior to building occupancy; The development and occupancy of'any phase shaII not be dependent on the use of temporary public facilities: The application for phased development approval shall be reviewed concurrently with the preliminary plat application and the decision may be appealed in the same manner as the preliminary plat The applicant has not proposed a phased development. Therefore, this standard does not apply. The Approval Authority may approve, approve with conditions or deny a preliminary plat based on the following approval criteria: The proposed preliminary plat complies with the applicable zoning ordinance and other applicable ordinances and regulations; Compliance with the zoning ordinance and other applicable ordinances and regulations will be assured through review and imposition of conditions of approval as necessary, as outlined in this decision. The Cary of Tigard signed an Intergovernmental Agreement (IGA) with Washington County when it agreed to take over planning jurisdiction in the urban services area. The urban services area is the area outside of the current Tigard City Limits, but within Tigard's Urban Growth Boundary. Fundamental to the agreement between Tigard and Washington County is the • understanding that areas iii the urban services area will, over time be incorporated into the City of - Tigard as they are more intensively developed and as they require urban services. -Tie proposed development will intensify the need for urban services in this area and is adjacent to the City of Tigard; the applicant is in the process of annexuig the site into the City. NOTICE OF DEQSION 32 SUB2005.00022- WILSON RIDGE NO.2 SUBDMSION The proposed plat name is not duplicative or otherwise satisfies the provisions of ORS Chapter 92; The applicant has provided a plat name reservation approval for "Wiilson Ridge No. 2" from Washington County. The streets and roads are laid out so as to conform to the plats of subdivisions and maps of major partitions already approved for ad'oiningg property as to width, general direction and in all other respects unless the City deternunes it is in the public interest to modify the street or road pattern; and This will be discussed in greater detail under Tigard Development Code (TDC) Chapter 18.705, Access and Chapter 18.810, Street and UtilityImprovement Standards. An explanation has been provided for all common improvements. At this time there are no common improvements proposed. Section 18.430.060A. authorizes the granting of adjustments for subdivisions in accordance with 18.430.050, provided that the application shall be made with a preliminary plat application with the criteria for granting such adjustments are contained in Section 18.370.020 C1. The applicant had originally requested adjustments to the access and egress standards. Due to a revision of the proposed plan, the adjustment is no longer necessary. Although the applicant did not revise the narrative to exclude the adjustment, the applications have been withdrawn.. Therefore, this standard does not apply. FINDING: Based on the analysis above, the subdivision standards have not been satisfied. If the applicant complies with the condition listed below, the standard will be met. CONDITION:Prior to commencing on site improvements, the applicant shall submit a plan for review showing a lot configuration that meets the minimum average lot size. B- APPLICABLE TIGARD DEVELOPMENT CODE SECTIONS Residential Zoning Districts (18.510) Lists the description of the residential Zoning District The site is located in the R7: MediunrDensityresidential zoning district. The R-7 zoning district has the following dimensional requirements: STANDARD R-7 Minimum Lot Size Detached unit 5,000 sq. ft. Duplexes 10,000 s .ft. Average Minimum Lot Width Detached unit lots 50 ft Duplex lots 50 ft Maximum Lot Coverage 80% Minimum Setbacks Front yard 15 ft Side facing street on comer & through lots 10 ft Side yard 5 ft Rear yard 15 ft Side or rear yard abutting more restrictive zoning district 30 ft Distance between property line and front of garage 20 ft • Maximum Height 35 ft Minimum Landscape Requirement 20% N nCE OF DECISION 33 SUB2005-00022- WILSON RIDGE NO.2 SUBDIVISION • The proposed lots range in size between 4,180 and 7,317 square feet (4,919 square feet on average). As noted under the subdivision section, the average minimum lot size of 5,000 square feet is not met, but can Be met conditionally. Most of the lots meet the minimum lot width requirements, based on the dimensions provided on the plan with the exception of lot 12. This site plain must be revisedto meet the average minimum lot width of 50 feet. Proposed lot 12 cant will be required to comply with the setbacks, he" "ht and lot is approximately 44 feet wide. The appli coverage/landscape requirements during the buildinjpermit review process for the homes on individual lots. All lots within this subdivision are for single-family units. This is not a planned development; therefore, the setbacks are as prescribed bythe base zone. FINDING: Based on the analysis above, the residential zoning district dimensional standards can be satisfied conditionally. CONDITION:Prior to commencing site work the applicant shall submit a revised plan for review and approval that shows each lot having an average lot width of at least 50 feet. Access Egress and Circulation (18.705): 18.705.030-(C). escri es joint access provisions. Owners of two or more uses, structures, or parcels of land may agree to utilize jointly"the same access and egress when the combined access and egress of both uses, structures, or parcels of land satisfies the combined requirements as designated in this tie, provided: Satisfactory legal evidence shall be presented in the form of deeds, easements, leases or contracts to establish the joint use; and Copies of the deeds, easements, leases or contracts are placed on permanent file with the City. At this time the proposed plan shows lots 2 and 3 having individual accessways to "A" Street. If this configuration changes to be a shared access, the applicant shall record a reciprocal easement ensuring access and maintenance Public street access. All vehicular access and egress as required in Sections 18.705.030H and 18.705.0301 shall connect directly with a public or private street approved by the City for public use and shall be maintained at the required standards on a continuous basis. All lots will directly access a public street. Therefore, this standard has been satisfied. Required walkway location. On-site pedestrian walkways shall comply with the following standards: Walkways shall extend from the ground floor entrances or from the ground floor landing of stairs, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildinks in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways shall be constructed between new and existing developments and neighboring developments; Within all attached housing (except two-family dwellings) and multi-family developments, each residential dwelling shall be connected by walkway to the vehicular parking area, and common open space and recreation facilities; Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall.be designed and located for pedestrian safety. Required walkways shall be ph sically separated. from motor vehicle traffic and panting by either a minimum 6-inch vertical separation curbed) or a minimum 3-foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards; Required walkways shall be paved with hard surfaced materials such as concrete, asphalt, stone, brick, etc. Walkways may be required to be li gghted and/or signed as needed for safety purposes. Soft-surfaced public use pathways may be provided orn7y if such pathways are provided in addition to required pathways. This proposal is for a single-family development, this standard does not apply. NOTICE OF DECISION 34 SUB2005-00022- WILSON RIDGE NO.2 SUBDIVISION • Curb cuts shall be in accordance with Section 18.810.030N. Inadequate or hazardous access. Applications for building permits shall be referred to the Commission for review when, in the opinion o the Director, the access proposed: Would cause or increase existing hazardous traffic conditions; or Would provide inadequate access for emergency vehicles; or Would in any other way cause hazardous conditions to exist which would constitute a clear and present danger to the public health, safety, and general welfare. With reggard to streets and street intersections, these issues are addressed under TDC Chapter 18.810 and through the AASHTO, Washington County and City's road desire standards. The proposed subdivision has no direct access onto Bull Mountain Road, which is a heavily traveled collector street. Individual homes can be accessed from local streets only. No inadequate o' hazardous access is created by this design. Direct individual access to arterial or collector streets from single-family dwellings and duplex lots shall be discouraged. Direct access to collector or arterial streets shah be considered onlyy if there is no practical alternative way to access the site. If direct access is permitted by the City, the applicant will be required to mitigate for any safety or neighborhood traffic management (NTM) impacts deemed applicable by the City Engineer. TThis may include, but will not be limited to, the construction of a vehicle turnaround on the site to eliminate the need for a vehicle to back out onto the roadway. The exist* access points to SW Bull Mountain Road (a collector) will be removed. New lots will be required to access 133rd Avenue or the proposed internal street, "A" Street. Direct access to SW Bull Mountain Road will be prohibited. Therefore, no single-family lot will have direct access to a-collector or arterial street. In no case shall the design of the service drive or drives require or facilitate the backward movement or other . maneuvering of a vehicle within a street, other than an alley. Single-family and duplex dwellings are exempt from this requirement The proposed single-family development is exempt from this requirement. Access Management (Section 18.705.030.H) Section 18.70 .030.H. 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 AASO. 'Mewapplicant's engineer has provided preliminary sight distance certification for the proposed intersection onto 133 . AAvenue. The rogosed street is 200 feet south of the intersection of Bull Mountain Road and 133`d Avenue. The speed limit for ~33 Avenue is 25 mph which requires a minimum of 250 feet of sight distance. The en ineer states that there is over 250 feet of sight distance to the south. The sight distance to the north is limited to 206 feet due to the intersection location. The engineer states that this is adequate because vehicles turning southbound onto 133 Avenue will not be traveling at 25 mph. The applicant's engineer shall, upon completion of the public street improvements, submit a final sight distance certification. 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 p%posed 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 wherea 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. Bull Mountain Road is classified as a Collector on Tigard's TSP. The applicant's plans indicate that lots 1, 2, 3 & 4 will have access to `A' Street, either directly or through shared access easements. None of the driveways will be placed in the influence area of a Collector intersection, thereby meeting this criterion. The applicant has proposed an alternative to provide access for lots 1 and 4 directly onto A' Street. Lots 2 & 3 will have direct access to 133 NOTICE OF DEMON 35 SUB2005-00022- WILSON RIDGE NO.2 SUBDIVISION Avenue, with the driveways placed as far from the intersection as possible, due to the project having less than 150 feet street frontage. Either of these alternatives satisfies this criterion. The PFI plan submittal shall clearly indicate the alternative the developer will pursue. 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 6$0 feet The minimum spacing of local streets along a local street shall be 125 feet. There. are no driveways proposed along Bull Mountain Road. The applicant shall place a note on the plat that indicates there is "No access along Bull Mountain Road frontage. The proposed "A" Street is approximately 177 feet south of the Bull Mountain Road ROW and over 180 feet north of the Batterson Road ROW, thereby meeting this criterion. Minimum access requirements for residential use. Vehicular access and egress for single-famil , dupplex or attached single-family dwelling units on individual lots and multi-family residential uses shall not be less than as provided in Table 18.705.1 and Table 18.705.2; The access and egress into the site itself is discussed later in this decision under the Street and Utility Improvements Standards section of this decision. Access to individual lots will be. reviewed for compliance during the building permit phase with the excel tion of lots having a shared access or an access-way. As proposed the ten foot accessways for lots 2 and 3 do not meet the minimum width of fifteen feet. The applicant may choose to eliminate the accessways and have direct access onto SW 133u Avenue. This was discussed earlier under 18.705.03OH2. Vehicular access to multi-family str uctures shall be brought to within 50 feet of the ground floor entrance or the ground floor landing of a stairway, ramp, or elevator leading to the dwelling units; No multi-family structures are proposed with this application. Therefore, this standard does not apply. Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform Fire Code; There are no residential access drives apart from typical driveways proposed with this project. Access drives in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus by one of the following: A circular, _paved surface having a minimum turn radius measured from center point to outside edge of 35 et; Ahammerhead-configured, paved surface with each leg of the hammerhead having a minimum depth of 40 feet and a minimum width of 20 feet;. The maximum cross slope of a required turnaround is 5%. There are no private access drives in excess of 150 feet in length proposed with this application. Therefore, this standard is not applicable. Vehicle turnouts, (providing a minimum total driveway width of 24 feet for a distance of at least 30 feet), may be required so as to re duce the need for excessive vehicular backin motions in situations where two vehicles traveling in opposite directions meet on driveways in excess of 260 feet in length; There are no driveways that will exceed 200'feet in length. Therefore, this standard does not apply. Where permitted, minimum width for driveway approaches to arterials or collector streets shall be no less than 20 feet so as to avoid traffic tuming from the street having to wait for traffic exiting the site. This standard is not applicable as there are no driveway approaches to *arterial or collector streets. FINDING: Based on the analysis above, the Access Egress and Circulation standards will be met, if the applicant complies with the conditions below. NOMCE OF DECISION 36 SUB2005.00022- WILSON RIDGE NO.2 SUBDIVISION • CONDITIONS: • If the proposed plat is revised to include a joint access for any lots, the applicant shall record a reciprocal agreement ensuring. access and maintenance rights. • Prior to commencing site work, the applicant shall submit a revised plan for review and approval that meets the minimum access width requirements for any lot having a shared or individual accessway. Density Comyutations and Limitations (18.715): Chapter 18.7 imp ements the Comprehensive Plan by establishing the criteria for detennmin 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. Based on the formulas in Chapter 18.715 of the City of Ti and Community Development Code, the maximum and minimum number of units permitted on the site Is based on the net developable are subtracting sensitive land areas, land dedicated to public parks, land dedicated for public right-of-way, and land Tor private streets from the total site area. Of the total site area (110,207 square feet , 23,621 square feet will be dedicated to public streets. Therefore, the maximum number of lots permitted on site based on 5,000 square foot lots is 17, and the minimum number of lots is 13. The applicant's proposal to build-17 lots for single-}amily detached homes meets the minimum and maximum density requirements of the R-7 zone. Due to revisions that need to be made to meet minimum standards the applicant may lose one lot. Even if this occurs, the minimum number of lots required to meet density will stil'1 be exceeded. FINDING: Based on the analysis above, the Density Standards have been satisfied. Environmental performance standards (18.725): These standards require that federal and.state environmental laws, rules and regulations be applied to development within the qty of Tigard. Section 18.725.030 (Performance Standards) regulates: Noise, visible emissions, vibration and odors. Noise. For the purposes of noise regulation, the provisions of Sections 7.41.130. through 7.40.210 of the Tigard Municipal Code shall apply. Visible Emissions. `Within the commercial zoning districts and the industrial park (IP) zoning district, there shall be no use, operation or activity which results in a stack or other point- source emission, other than an emission from space heating, or the emission of pure uncombined water (steam) which is visible from a property line. Department of Environmental Quality (DEQ) rules for visible emissions (340-21-015 and 3428-070) apply. Vibration. No vibration other than that caused by highway vehicles, trains and aircraft is permitted in any given zoning district which is discernible without instruments at the property line of the use concerned. Odors. The emissions of odorous gases or other matter in such quantities as to be readily detectable at any point nt beyond the property line of the use creating the odors is prohibited. DEQ rules for odors (340-028-090) Papply. Glare and heat No direct or sky reflected glare, whether from floodlights or from high temperature processes such as combustion or welding, which is visible at the lot line shall be permitted, and; 1) there shall be no emission or transmission of heat or heated air which is discernible at the lot line of the source; and 2) these regulations shall not apply to signs or floodlights in parking areas or construction equipment at the time of construction or excavation work otherwise permitted by this title. Insects and rodents. All materials including wastes shall be stored and all grounds shall be maintained in a manner which will not attract or aid the propagation of insects or rodents or create a health hazard. This is a detached single-family project, which is permitted within the R-7 zone. There is nothing to indicate that these standards will not be met. )wever, ongoing maintenance to meet these standards shall be maintained and anyviolation of these standards will be addressed by the City of Tigards' Code Enforcement Officer. NOTICE OF DEMON 37 SUB20D5.00022- WaSON RIDGE NO.2 SUBDIVISION I FINDING: The Environmental Performance standards are met. Landscapine and Screening (18.745): Chapter -18.745 contains landscaping pprovisions for new development. Section 18.745.040 requires that street trees be planted in conjunction with all development that fronts a street or driveway more than 100 feet long. A proposed planting list must be submitted for review by the Director since certain trees can damage utilities, streets and sidewalks or cause personal injury. Section 18.745.030.E states that existing vegetation on a site shall be protected as much as possible for example, areas not to be disturbed can be fenced as in snow fencing which can be around individual trees). Section 18.745.040.C contains specific standards for spacing of street trees as follows: Small or narrow stature trees (under 25 feet tall and less than 16 feet wide branching) shall be spaced no greater than 20 feet apart; Medium sized trees (25 feet to 40 feet tall, 16 feet to 35 feet wide branching) shall be spaced no greater than 30 feet apart; and Large trees (over 40 feet tall and more than 35 feet wide branching) shall be spaced no greater than 40. feet apart; The applicant's plan shows street trees along "A" Street but not along SW Bull Mountain or SW 133`d, nor does the plan spec ify a species. Street trees are required along all frontages. Therefore, the applicant is required to provide a an sho the type and location of street trees for the City Forester's approval in compliance with Section 3.745.04 2.C of the Tigard Development Code. (See also comments below from the City Forester). Section 18.745.050 contains the provisions and requirements for buffering and screening. The Buffering and Screening Matrix (Section'18.745,1) does not require buffering or screen' when a single-family detached residential use is proposed adjacent to existing detached single-family dwellings. Therefore, this section does not apply. Section 18.745.060 contains the provisions for re-vegetation where natural vegetation has been removed through grading. Such areas are to be replanted as set forth in this section to prevent erosion after construction activities are completed. The applicant has provided a preliminary erosion control tnr*bed showing sediment barriers. Final erosion control plans will need to show methods for re-vegetation of areas. All areas graded during subdivision development will need to be re-seeded and/or planted to ensure stabilization. FINDING: The types of street trees need to be identified, revegetation details are required on the erosion control plan. OONDITIONS: • Prior to commence. site work, the applicant shallsubmit a PFI construction drawings that indiate the type and location of street trees along the public streets SW Bull Mountain, SW 133rd and S% A Street) for the City Forester's review and approval Spacing of such trees shall be in accordance with Section 18.745.040.C2.C of the Tigard Development Code. • Prior to commencing site work, the applicant shall submit an erosion control plan that shows methods for re-veggetation of disturbed areas. All areas graded during subdivision development will need to 6e re-seeded and/or planted to ensure stabilization. Off--Street Parkine and Loading Requirements 1(18.765)- Chapter 18.765 ale 18.765.2 requires that single-family residences be provided with one (1) off-street parking space or each dwelling unit. Compliance with this standard will be enforced during the building permit review process. Since the Code requires 20 feet from-the property line to the face of a garage, this will insure that at least one car can park off of the street, outside of any garage. NOMCE OF DECISION 38 SUB2005-00022- WILSON RIDGE NO.2 SUBDIVISION FINDING: Because each individual home will be reviewed for compliance with this standard during' the building permit phase and it is feasible that this standard will be met by Providing driveways and garages, the Off-Street Parking and Loading requirements have been satisfied. Signs (18.78Q)-. Chapter 18.780 regulates the placement, number and design criteria for signage. No signs are proposed in conjunction with this development. Any future signage will be subject to the sign permit requirements in Chapter 18.780. There has been a proliferation of ~n'gn violations from new subdivisions. In accordance with a new policy adopted by the Director's Designee, all new subdivisions must enter into a sign compliance agreement to facilitate a more expeditious court process for citations. FINDING: To expedite enforcement of sign violations, a sign compliance agreement will be required. CONDITION:Prior to the issuance of building permits, the developer shall sign a copy of the Gaty's sign compliance agreement. Temporary Uses (18.785). Community Development Code Section 18.785.040.0 allows the Director to approve or approve with conditions, a temporary use for a temporary sales office/model home. Approval or approval with conditions shall be based onfindnngs that all of the following criteria are satisfied: The model house shall be located within the boundaries of the subdivision or tract of land where the real property to be sold is situated; and The proposed model home will be located on a lot within the Wilson Ridge 2 subdivision, but the applicant has not proposed a specific lot number at this time. The property to be used for a model house shall be a permanently designed dwelling structure. The applicant's narrative states that the model home will be a permanently designed dwelling that will remain after build-out of the subdivision. FINDING: The applicant's proposal meets the standards for a model home, but the building pemnit for the modeI home cannot be issued until the following conditions are met. CONDITIONS: • The applicant shall provide the planning division with roof that the lot has been surveyed and staked consistent with the preliminary plat approvy • The applicant shall submit a written statement that holds the City of T and harmless of any consequences that could arise by allowing them to move forward with the building permit. • Sewer connection/erosion control permits shall be issued, and waterguality/quantity fees will be assessed at the time of building permits. STAFF CONTACT: Building Permit Technicians at (503) 639-4171, x2439. • All public improvements in the pproject, or phase, within which the lot is located, shall be substanmplete as defined by e Development Review Engineer. STAFF CONTACT: Kim ay~ I3evelopment Review Engineer at (503) 639-4171, x2462. • Building permit submittal for the model home must meet all requirements for sugle-family dwelling units including required setbacks. The setbacks in this zone are 15-foot front yard, • 5-foot side yard, 15-foot rear yard, and 10-foot street side yard. NOTE: By definition, a "Model Home" is a sales office that will be used as an example of the workmanship and floor plans of houses the seller is offering. The approval of this permit requires that the lot not be sold or occupied until the subdivision has been platted and all improvements are complete. NOTICE OF DECISION 39 SUB2005-00022- WIISONRIDGE NO.2 SUBDIVISION I • Any activity generated by an approved Model Home permit that conflicts with any public agency's construction activity shall be grounds for immediate suspension of all activities/ inspections until the public agency determines that the conflict(s) no longer exist. • . An proposed signage must be obtained in accordance with Section 18.780 Signs. STAFF CONTACT: Planning/Engineering Technicians at (503) 639-4171 x2421. • No advertising or display of products shall be permitted to be located in, or project into the right-of-way. • The temporary use of this site shall comply with all applicable federal and State of Oregon standards regarding desnated disabled person parking and access. A minimum of .one (1 signed and marked disabled parking space shaIl be provided. STAFF CONTACT: Mar Van Domelen, Residential Plans. Examiner at (503) 63-9-4171 x2425. • This temporary use permit will be valid for one (1) year for the period from May 3, 2006 to May 3, 2007. An extension may be granted in accordance with Community Development Code Section 18.785. Tree Removal (18.790 Chapter 18.790.030 requires the submittal of a tree plan that identifies the location size and species of all trees on the site, a grogram to save existing trees over 12-inch diameter at breast height (dbh) or mitigate for their removal identification of trees .to a removed, and a protection program de g standards and methods that will be used by the applicant to protect trees during and after construction. The applicant has submitted a tree plan that identifies the location, size and s ecies of all trees that were located on the site prior to cutting. All trees are proposed to be removed from the site. P&e applicant indicates that there are 8 • non-hazardous - trees over 12 inches in diameter on site totaling 201 caliper inches. The applicant's tree removal/mitigation plan states that 27 existing trees over 12-inch caliper are to be removed with a total of 801 inches to be mitigated on site. These numbers do not match the arborist report found in the narrative. Staff calculations are based on the numbers from the Halstead's arborist report dated December 27, 2005. As 100% of the trees on site are to be removed, 100% of the caliper inches are required to be mitigated. The applicant has proposed to mitigate by planting 100, 2-inch caliper trees on site along the boundary. Proposed tree species and location are preliminary. Street trees are already a requirement of the code; they cannot be used for mitigation. The City Forester states that the proposed mit ation plan is unacceptable. Therefore, a revised mitigation plan must be submitted for review andapproval by the City Forester as conditioned below. Section 18.790.040 states that any tree preserved or retained in accordance with this section may thereafter be removed only for the reasons set out in a tree lplan, in accordance with Section 18.790.030, or as a condition of approval for a conditional use, and shaII not be subject to removal under an other section of this chapter. The property owner shall record a deed restriction as a condition of approval of any development permit affected by this section to the effect that such tree may be removed only if the tree dies or is hazardous according to a certified arborist. The deed restriction may be removed or will be considered invalid if a tree preserved in accordance with this section should either die or be removed as a hazardous tree. The form of this deed restriction shall be subject to approval by the Director. There are no trees that are retained on site; therefore this standard does not apply. If any existing trees on site are preserved, then a deed restriction will be required. FINDING: Based on the analysis above, the Tree Removal standards will be met, if the applicant complies with the conditions listed below. OONDITIONS: . • • Applicant shall submit a revised tree mitigation plan for review and approval by the City porist. NOUCE OF DECISION 40 SUB2005.00022- WILSON RIDGE NO.2 SUBDIVISION • Prior to commencing site work, the applicant shall submit a*cash assurance, bond, or other • means of ensure' compliance with the required mitigation in the value of 201 caliper inches in mitigation (201 x $125=$25,125). If additional trees are preserved through the subdivision improvements and construction of 'houses, and are properly protected through these stages by the same measures afforded to other protected trees on site, the amount of the cash assurance may be correspondinglyreduced. Any trees planted on the site or off site in- accordance with 18.790.060. will be credited against the assurance for two years following final plat approval. After such time, the applicant shall pay the remaining value of the assurance as a fee in lieu of Planting. • Prior to issuance of any Certificates of Occupancy, the ap licant/owner shall record a deed restriction to the effect that any existing tree greater than 13" diameter may be removed only if the tree dies or is hazardous according to a certified arborist. The deed restriction may be removed or will be considered invalid if a tree preserved in accordance with this decision should either die or be removed as a hazardous tree. ♦ Prior to commencing any site work, the applicant shall submit construction drawings that include the approved Tree Removal, Protection and Landscape/Mitigation Plan. The plans shall also include a construction sequence including installation and removal of tree protection devices, .clearing, grading, and paving. My those trees identified on the approved Tree Removal plan are authorized for removal by this decision. • Prior to commencing any site work, the applicant shall establish fencing as directed by the ~Tject Aborist to protect the trees to be retained. The applicant shall allow access by the y Forester for the purpose of monitoring and inspection of the tree protection to verify that the tree protection measures are performing adequately. Failure to follow the plan, or maintain tree protection fencing in the designated locations shall be grounds for immediate suspension of work on the site until remediation measures and/or civil citations can be processed. ♦ Prior to any Certificates of Occupancy, the applicant shall ensure that the Project Arborist has submitted written reports to the City Forester, at least, once every two weeks, from initial tree protection zone (I'PZ) fencing installation, through site work, as he monitors the construction activities and progress. These reports must be provided to the City Forester until the time of the issuance of an yCertificates of Occupancy. The reports shall include any changes that occurred to the TPZ as well as the condition and location of the tree protection fencing. If the amount of TPZ was reduced then the Project Arborist shall justify why the fencing was moved, and shall ceitifythat the construction activities to the trees did not adversely impact the overall, tori~-term health and stability of the tree(s). If the reports are not submitted or received by the CatyForester at the scheduled intervals, an d if it Vpears the TPZ's or the Tree Protection Plan is not being followed by the contractor, the O canstop work on the lect until an inspection can be done by the City Forester and the Project Arborist. spection will bthe fencing was mat any point dTree Protection Pbeen violated. ♦ Prior to issuance of building permits, the applicant shall submit site plan drawings indicating 'the location of the trees that were preserved on the lot, location of tree protection fencing and a signature of approval from the project arborist . regarding the placement construction techniques to be employed in building the house. All proposed protection fencing shall be installed and inspected prior to commencing construction, and shall remain in place through the duration of home building. After approval fro m the City Forester, the tree protection measures may be removed. Vision Clearance: 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. NOTICE OF DEMON 41 SUB2005.00022- WILSON RIDGE NO.2 SUBDIVISION • The applicant has shown the vision clearance areas at the intersection of 133`d and "A" Street on the proposed Utility Plan. Because no structures are currently proposed in the vision clearance area and all future buildings will be reviewed for compliance during the building penrut phase, this standard has been satisfied. C - STREET AND UTILITY IMPROVEMENTS STANDARDS (SECTION 18.810): Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards tor the unplementation 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 Collector street to have a 70 right of way width and 46-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 ad'acent to SW Bull Mountain Road, which is classified as a Collector on the City of Tigard Transportation IC Map. At present, thereis approximately 20 feet of ROW from centerline, according to the most recent tax assessor s map. The applicant should dedicate the additional ROW needed to provide 35 feet from centerline. SW Bull Mountain Road is currently partially improved. In order to mitigate the impact from this development, the applicant should construct half-street improvements for a 3-lane Collector. Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a Neighborhood Route to have a 54 night-of way width. and 32-foot pawed section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies ad'acent to SW 133` Avenue, which is classified as a Neighborhood Route on the City of Tigard Transportation cent Map. At present, there is approximately 25 feet of-ROW from centerline, according to the most recent tax assessor's map. The applicant should dedicate the additional ROW to provide 27 feet from centerline. SW 133`a Avenue is currently partially improved. In order to mitigate the impact from this development, the applicant should complete the half-street improvements that meet the Neigh-borhood Route standard. The applicant's plans did not provide a typical section indicating what improvements are already complete. The construction plans shall clearly show the portions of improvements that have been completed and the remainder to be conmpletedwith this development. Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a Local Street to have a 54 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 applicant has proposed to construct Street `A' as a "skinny" local street with a 46 foot ROW and 24 foot paved section. This section may not be used for streets with greater than 500 vehicle trips per day. The applicant states that their development will contribute 170 vehicle trips pe~r~ day, but did not address future use once the street is extended to Batterson Road. The applicant's engineer shall provide expected traffic counts with their PH permit application. The City Engineer must review and approve of the traffic report prior to issuance of permits. • The horizontal desire of Street `A' shall meet the minimum design standards for a radius comer. - The PFI permit plans shall include adequate dimensions to meet the design criteria. NOTICE OF DEQSION 42 SUB2005-00022- WaSON RIDGE NO.2 SUBDIVISION 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 propperties 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 tumouts.or temporary cul-de-sac -bulbs shall be constructed for stub streets in excess of 150 feet in length. The applicant has submitted a future street plan that shows the extension of "A" Street to Batterson Road. A temporary hammerhead turnout has been proposed near the intersection of SW 133`d Avenue. This type of turnaround must be provided for emergency and service vehicles and as proposed does not function for this purpose. FINDING: The applicant has provided for a future connection to SW Batterson Street, but has not provided a temporary turnout or cul de-sac. CONDITTON:The plat shall be revised to show a temporary easement near the dead end of "A" Street for an emergency and service vehicle turnaround. A note shall be placed on the plat stating the purpose of the easement and that the easement will terminate upon the extension of the public street now known as "A" Street to SW Batterson Road. Street Alignment and Connections: Section 18.810.030.H.1 states that full street connections with sppacing of no more than 530 feet between connections is required except where prevented by barriers such as topography, railroads, freeways, pre- existingg ~developments, lease provisions, easements, covenants or other restrictions existing prior to May 1, 1995 which preclude street connections. A full street connection may also be exempted due to a regulated • water feature if regulations would not permit construction. Section 18.810.030112 states that all local neighborhood routes and collector streets which abut a development site shall be extended within tie site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfi ~ire the street pattern to provide required extensions. Land is considered topographically constrained if the slope is greater than 15% for a distance of 250 feet or more. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. The proposed extension of Batterson Road will result in street connection spacing of less than 530 feet, thereby meeting this criterion. 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 detemnned by the City Engineer. The "applicant's plans indicate that the grades on Bull Mountain Road and Street `A' are less than 12%, thereby meeting this criterion. Access to Arterials and Major Collectors: Section 18.810.030.Q states that where a development abuts or is traversed by an existing, or proposed arterial or major collector street, the development design shall provide adequate protection or residential properties and shall separate residential access and through traffic or if separation is not feasible, the design shall minimize the traffic conflicts. The design shall inclu& any of the following: • • A parallel access street along the arterial or major collector, • Lots of suitable depth abutting the- arterial or major collector to provide adequate buffering with frontage along another street; • Scre en planting at the rear or side property line to be contained in a non-access reservation along the arterial or mayor collector, or NOTICE OF DEQSION 43 SUB2005-00022- WILSON RIDGE NO.2 SUBDIVISION • • Other treatment suitable to meet the objectives of this subsection; • If a lot has access to two streets with different classifications, primary access should be from the lower classification street. The applicant's plans indicate one internal street that accesses onto SW 133`d Avenue and runs parallel with SW Bull Mountain Road, a collector.- No direct access to SW Bull Mountain Road is proposed with this design. On the tree mitigation plan the applicant has indicated trees will. be planted in the rear yards of. the homes abutting Bull g road. These plans have not yet been approved by the Qty Forester. 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 converuent access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 2,000 feet measured along the right-of-way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre- existing development or, • For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. The proposed subdivision is adjacent to Bull Mountain Road, which is a collector.. "A" Street will form a block when the connection to Batterson Road is completed. Therefore, this standard has been satisfied. The connection will happen when the site to the south develops. It cannot be made at this time because the site is not owned by the developer of this subdivision. Section 18.810.040.B.2 also states that bicycle and pedestrian connections onpubli c easements or ri ght-of- • was 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. A pedestrian connection located between lots 10 and 11 is proposed for this application. The location of the easement appears on the plans. This pathway will connect wrath another pedestrian pathway on the Alberta Rider site to the east. FINDING: The specifics of the pathway are not outlined in the application. CONDITION-The construction plans shall show the pedestrian pathway to be constructed across lots 10 and 11. 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. The minimum lot size of the R-7 zoning district is 5,000 square feet. Based on the standard above; none of the proposed parcels can be more than 2.5 times the average lot width unless they are less than 15 times the minimum lot size (5,006 square feet). No lots are more than 1.5 times the minirnum lot size. Therefore, no lot depth is more than • 2.5 times the average lot width. 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 ap li es, which requires a parcel to either have a minimum 15-foot frontage or a minimum L5-foot wide reco ed access easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 1.5 feet. All lots provide more than the required 25 feet of frontage. If lots 2 and 3 remain as flag lots, both have frontage along SW 133` (50 feet and 70 feet respectively). 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. 44 NOnCE OF DECISION SUB2005-00022- WILSON RIDGE NO.2 SUBDIVISION • The applicant's plans show sidewalks will be constructed along all public street frontages, thereby meeting this cntenon. 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 rovisions 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.C states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. There is an existing 8 inch sanitary sewer line in Batterson Road. The applicant has proposed to extend the sewer through their development within easements and the ROW created for Street `A'. 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.C 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 En uieer shall ap rove the necessary size of the facility, based on the provisions of Design and ~onsction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). There are no upstream drainage ways that impact this development. Effect .on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City En ineer that the additional runoff resulting from the development will overload an existing drainage facility the Director and En re eer shall withold approval of the development until provisions%ave been made for improvement of potential condition or until provisions have been made for storage of additional. runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no. net. increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of unpervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. The applicant's plans indicate they will be providing detention in pipes under Street `A'. However the existing topography indicates that a 1ar~e portion of the site flows to the southeast, not to Bull Mountain Road. Therefore, the applicant shall submit a downstream analysis of the public storm system in Bull Mountain Road, per CWS standards, prior to constriction. Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that developments adjoining proposed bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or right-of-way. Bull Mountain Road is classified as a bicycle facility. • Cost of Construction: Section 18.810.110.B states that development permits issued for planned unit developments, conditional use permits, subdivisions, and other developments which will principally benefit from such bikeways shall be conditioned to include the cost or construction o} bikeway improvements. NOTICE OF DEQSION 45 SUB2005-00022- WILSON RIDGE NO.2 SUBDIVISION • The applicant shall provide bicycle stripinalong their Bull Mountain Road frontage. If no other portion of the newly improved section of Bull Mountain ad is striped it may make sense to collect a fee-In-lieu so that a larger stretch of the road can be striped some time in the future. The amount of the striping would be as follows: 460 feet of 8-inch white stripe, at $2.50/lf $1,150.00 12 Mono- directional reflective markers @ $4.00/ea $ 48.00 2 Bike lane legends @ $175/ea $ 350.00 2 Directional mini-arrows (a7 $100/ea $ 200.00 $1,748.00 Minimum Width: Section 18.810.110.C states that the minimum width for bikeways within the roadway is five feet per bicycle travel lane. Minimum width for two-way bikeways separated from the road is eight feet The bicycle lane width for. a Collector is 6 feet. 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 placedunderg-round, 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 small be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.C 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 deternunes that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of under-grounding in conjunction with the development The deternnination shall be on a case-by-case basis. -The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above- ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under-grounding. There are existing overhead utility lines along the frontage of SW Bull Mountain Road and 133`a Avenue. If the fee in-lieu is proposed, is must be in writing to the City Engineer and it is equal to $35.00 per lineal foot of street frontage that contains the overhead lines. The Bull Mountain Road frontage along this site is 490 lineal feet; therefore the fee would be $17,150.00. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND- UTILITY IMPROVEMENT STANDARDS: Public Water System: The City o Tlgarrprovides service in this area. The PFI permit plans shall include the proposed water system and meters for review and approval by the Qty of Tigard Water Department. • NOTICE OF DECISION 46 SUB2005.00022- WILSON RIDGE NO.2 SUBDIVISION • Storm Water uali : The City as a ree 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 construction, the aplicant shall submit plans and calculations for a water quality facility that will meet the intent of the CWS Design tandards. The applicant has proposed a Stormwater agement Manhole for water quality. The City of Tigard no longer allows this specific product for use in public water quality facilities. The applicant's plans shall be revised to provide a Stormwater Management vault or a pond or Swale. GradinLy 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 re ires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issuedC1uor 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 and proposed contours. The plan shall detail the provisions for surface a of all lots, and show that be graded to insure that surface drainage is directed to the street or a public storm drainage system approved bythe 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 proposed development will be disturbing more than one acre of land, therefore an NPDES 1200C permit will be required prior to construction. Address Assi nments• is responsible for assigning addresses for parcels within the City of Tigard and within the Urban e City o Tig ard Service Boundary MB). An'addressing fee iii the amount of $50.00 per address shall be assessed. This fee shall be paid to the City prior to final plat approval The developer will also be required to provide s~'gnage 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. Surve Re uirements• The applicant's final plat shall contain State Plane Coordinates 83A91)] on two monuments with a tie to the 2T,s global positioning system (GPS) geodetic control network GC 22). These monuments shall be on the same line hall 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 Citys 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 NAI3 83 (91). NOTICE OF DECISION 47 SUB2005.00022- VWIISON RIDGE NO .2 SUBDIVISION D. - IMPACT STUDY Section 18.390.050 states that the applicant shall provide an impact study to quantify the effect of development on public facilities and services. The study shall address, at a minimum, the transportation system including bikeways, the drainage system, the parks system, the water system, the sewer system, and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at la e, public facilities systems and affected private property users. In situations where the Community Development Code requires the dedication of real pro erty interests, the applicant shall either specifically concur with a requirement for public right-of-way dedication, or provide evidence that supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. Section 18.390.050 states that when a condition of ap~pproval requires the transfer to the public of an interest in real property, the approval authority shall adopt Madings which support the conclusion that the interest in real proppe~rty to be transferred is roughly proportional to the impact the proposed development will have on the pubgic. The applicant's narrative includes an impact study which addresses impacts of the proposed development on public facilities and services. A new public street is being constructed to service the subdivision. "A" Street will connect with existing SW 133`d. Avenue. Stone, sanitary and water service will be provided by new lines within "A" Street that connect to existing lines in the area. No negative noise impacts are anticipated from this residential development. Because the subdivision will be annexed nto the City of Tigard, each new unit will be assessed a Parks Development Fee at issuance of building permit. Any required street improvements to certain collector or higher volume streets and the Washington County Traffic Impact Fee (TIF) are mitigation measures that are required at the time of development. Based on a transportation impact study prepared by Nk. David Larson for the A -Boy Expansion/Dolan II/Resolution 95-61, TIF's are expected to recapture 32 percent of the traffic impact of new development on the Collector and Arterial Street system. Presently; the T Ffor a detached, single-fuiady dwelling is $2,850. The internal street within the subdivision is needed to allow the subdivision to develop and the need for this street is created by the subdivision. Because the need for the internal street is created by the development the impact of the development is directly proportional to the cost of dedication and construction of the inter street. Uppon completion of this development, the future builders of the residences - will be required to pay TIF's totalin approximately $48,450 ($2,850 x 17 dwelling units). Based on the estimate that total 11F fees cover 32 percent o~ the Im act on major street improvements citywide, a fee that would cover 100 percent of this projects traffic impact is $15,406 ($48,450 divided by .32). The difference between the TIF paid and the full impact, is considered as unmit' ated impact. Since the TIF to be paid is $48,450, the unmitigated impact has an estimated value of $102,956. The estimated cost of the dedication and half-street improvements is: aloe SW Bull Mountain Road RO : 4,808 s.. x $3 = $14 424 Improvement: 459.5 linear feet x $200=$91,900 and aloe SW 133`' ROW: 618 s.. x $3 = $1,854 TOTAL COST: $108,178 No improvement value was calculated for SW 133`' Avenue. When Alberta Rider Elementary School was constructed to the east of the subject arcels, improvements. along 133` Avenue were installed. These included pawing, curbing and sidewalk but no planter strip or street trees, which are required to meet current standards. Rather than removing the existing sidewalk to construct a planter strip, street trees should be installed behind the existing sidewalk Two feet of dedication is still required to meet current standards. The total value of these ' rovements and right-of- way dedication is greater than the total value of the projected • impacts. However, the dedication and improvement of SW Bull Mountain Road and SW 133d Avenue are required to meet the street improvement requirements of 18.810.030. In addition, the applicant has proposed making these improvements. Therefore, although the exactions are not proportionate, they are necessary for approval of the proposed development. NOTICE OF DECISION 48 SUB2005.00022- WILSON RIDGE NO.2 SUBDIVISION • E. - WASHINGTON COUNTY BULL MOUNTAIN COMMUNITY PLAN This area is within the City o T' ar 's Ur an Services Area. In 1997 the City o Tigard and Washington County entered into an agreement that igard would review all applications for development within the Ur an Services Area. Washington County adopted the City's Development Code for this area to guide, limit and control development and an Urban Planning Area Agreement was signed The City's code was adopted by the County as the sore local regulatory standards, background, justification and guidance applicable to applications for any and all land uses requinng ministerial or quasi-jGdicial decision make' with the affected area. The a eement indicated that the City would continue to review projects in the "areas oI .special concern" as defined in the Bull Mountain Community Plan (May 12, 1997 Urban Services Intergovernmental Agreement). This project site is not in any Areas of Special Concern, but is within the Summits and Slopes sub-area. The following addresses those portions of the Bull Mountain Community Plan. It should be noted that the Oregon Revised Statutes required that, within two years of September 29, 1991, cities and counties shall incorporate all comprehensive plan standards applicable to limited land use decisions into their land use. regulations. It indicated that if a City or County does not incorporate its comprehensive plan provisions into its Land use regulations the comprehensive ppl~a~n provisions may not be used as a basis for a decision by the city or county or on appeal Irom that decision. Washington County, adopted the City of Tigard Development Code with few exceptions. Only the standards of that development code are relevant to development review. Summit and Slopes - Design Elements: 1. The residential character of this subarea is to be .protected. Improvement of roadways should be done in a manner which does not encourage excessive traffic. All roads planned for improvement or connection to SW Bull Mountain Road within the Planning area should be constructed as minor collectors or local streets following the topography generally and not directly aligned with other major roadways. The proposed development is a residential subdivision. One new street is being proposed as part of this development. It does not direct1y access onto Bull Mountain Road It will be constructed as a Kcal street with a future connection to the south to SW Batterson Road. 2. Hillside building techniques and foundation designs such as stilts, stepped foundations etc. shall be used to miniTi,iie the alteration of existing slopes over 20 percent Detailed site plans, elevations and sections shall be required showing all structures, foundations, and techniques proposed for. hillside construction. These, as well as other site plan requirements for building on steep slopes, as defined in the Community Development Code, are intended to ensure that development activities do not increase the. potential for earth movements such as landslides or land failures in the steeply sloped subarea. Small areas of existing slopes over 20% can be found on site. These were most likely man-made to accommodate structures on the site. All will be eliminated by proposed grading of the site. This grading will be reviewed by the City of Tigard Engineering Department as part of the developer's Pub c Facilities Improvement (Pq permit submittal. 3. No gradmi , filling, clearing or excavation of any kind shall be initiated on steep slopes until a grading pla as deed in the Community Development Code, is approved. Borrowing to obtain fill material shag be prohibited unless the material is obtained from a cut permitted under an approved grading plan, or imported from. outside-the hillside area. As stated above grading will be reviewed aV4 rt of the applicant's PH permit submittal. All proposed site work is reviewed under this same application by the of Tigarc s Engineering 13epartment. 4. Removal of natural vegetation shall be ni nim»-ed, existing vegetation protected and destroyed vegetation replaced. This is required in order to conserve important natural areas, decrease the potential for erosion, decrease the amount of surface water runoff and help prevent earth movement in hazardous areas. A slope stabilization and revegetation plan, whic-h includes a schedule for revegatation after areas have been cleared, shall be included with the required grading plan. • Revegetation shall be completed before October 15 of the year of construction, or a temporary treatment shall be required sufficient to prevent erosion prior to the rainy season There are no hillsides contained within this phase. Moreover, an erosion control/grading plan will also be required to help prevent soil migration. Condition # 2 requires anygraded areas be re-seeded or replanted to prevent erosion. NOTICE OF DECISION 49 SUB2005-00022- WaSONROGE .NO.2 SUBDIVISION • 5. Because trees are such an iin octant natural and scenic resource on SW Bull Mountain, development in areas of standing trees shaft be designed to minimize the number of trees to be cut At the time of development, no more than fifty percent of the mature standing trees six inch diameter or greater) shall be.removed from any parceL Development design and clearing for structures shall provide for maximum retention of old rowth trees. Prior to development, the harvesting of forest tree species for their commercial value shall be in accord with the Oregon Forest Practices Act The slope stabilization and revegetation plan shall indicate the mature tree planned for removal and describe the replacement programs. Replacement trees must be of at least 11/2-inch diameter. The applicant and their arborist have addressed the proposed tree removal according to the City development code. There are no requirements. in the tree removal section of the City code to retain 50 percent of the standing trees. There are no areas containin stands of trees or old growth trees. The exisu'ng trees on site are landscape trees for the existing single-family residences. The Bull Mountain plan preceded IVletro minimum density requirements requiring a site to be developed to at least 80% of its maximum density. There are limited layout posslbiliues for the development and man~yp of the trees are located within future building footprints or in areas affected by regi4'red street Improvements. In addition, some of the trees have been deemed hazardous by the Project Arbonst. All of the viable trees greater than 12 Inch diameter must be mitteI'~ated for as discussed under the Tree Removal code section of this report. The applicant has proposed mitigationby planting trees of 2" caliper on site. This mitigation plan has not been accepted by the City Forester and must be re-submitted. (See Condition of Approval # 7). 6. Streams, seasonal waterways and Zi editely adjaent riparian zonety Developmt Code, shall be pre ein their natural condition including topography and vegetation. Where roads are re quired bdgg.~ shall be pre ferred means of crossing streams and waterways rather than ma and piping or C61eliza6 n of water flow. There are no streams or waterways on this site. This element does not apply. 7. Use of power lire easements for farm operations, open.space, and wildlife habitat shall be encouraged as appropriate in this subarea. There are no power line easements within the subject proposal area. This element is not applicable. 8. This Design element refers to Area of Special Concem 1, which is not within the project area. Therefore, this element does not apply. 9. This Design element refers to Area of Special Concern 2, which is not within the project area: Therefore, this element does not apply. 10. This Design element refers to Area of Special Concern 3, which is not within the project area. Therefore, this element does not apply. SECTION VII. OTHER STAFF COMMENTS The City of Tigard Police Department has reviewed the proposal and has no objections to it. The City of Tigard Public Works Department had comments arding the water system These items are typical and will be reviewed as part of the Public Facilities Improvement Vq permit submittal. The City of Tigard Urban Forester has reviewed the proposal and notes that the developer must submit a mitigation plan for on site planting for approval. This will be made a condition. 1. - LANDSCAPING AND SCREENING 18.745.030.0, Installation Requirements The installation of all landscaping shall be as follows: • 1. All landscaping shall be installed according to accepted planting procedures. 2. The plant material shall be of high grade, and shall meet the size and gradin standards of the American Standards for Nurberg Stock (ANSI Z-60 1-1986: and any other future revisions); and 3. Landscaping shall be installed in accordance with tie provisions of this title. NOTICE OF DEasION 50 SUB2005-00022- WILSON RIDGE N0.2 SUBDMSION The accepted planting procedures are the guidelines described in the Tigard Tree Manual. These guidelines follow those set forth by the International Society of Arboriculture (1SA) tree planting defines as well as the standards set forth in the American Institute of Architects Architectural ~Traphic Standards, 10' edition. In the Architectural Graphic Standards there are guidelines for selecting and planting trees based on the soil volume and size at maturity Additionally, there are directions for soli amendments and modifications. In-order to develop tree species diversity onsite it is recommended that the following guidelines be followed: ■ No more than 30% of any one family be planted onsite. ■ No more than 20% of any one genus be planted onsite. ■ No more than 10% of any one species be planted onsite. 18.745.030.E Protection of Existing Landscaping. Existing vegetation on a site shall be protected as much as possible: 1. The developer shall provide methods for the protection of existing vegetation to remain during the construction process; and 2. The plants to be saved shall be noted on the landscape plans ((e.g. areas not to be disturbed can be fenced, as in snow fencing which can be placed around the individual trees). See comments under "Tree Removal". 18.745.030.G Conditions of roval of Existing Vegetation. The review procedures and standards for required landscaping and screening sha be spec' ie in the conditions of ap royal during development review and in no instance shall be less than that required for conventional development • See recommended conditions of approval at the end of this memorandum 18.745.040 Street Trees A. Protection o existing vegetation. All development projects fronting on a public street, private street or a private driveway more than 100 feet in length approved after the adoption of this title shall be required to plant street trees in accordance with the standards in Section 18.745.040.E The accepted planting procedures are the guidelines described in the Tigard Tree Manual. These guidelines follow those set forth by the International Society of Arboriculture (ISN tree planting ~udelines as well as the standards set forth in the American Institute of Architects Architectural Graphic Standards, 10'' edition. In the Architectural Graphic Standards there are guidelines for selecting and planting trees based on the soil volume and size at maturity Additionally, there are directions for soil amendments and modifications. In order to develop tree species diversity onsite it is recommended that the following guidelines be followed: ■ No more than 30% of anyone f amily be planted onsite. ■ No more than 20% of anyone genus be planted onsite. • No more than 10% of anyone species be planted onsite. . 2. TREE REMOVAL 18.790.030, Tree Plan Requirement A. Tree plan required. A tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels fr which a • development application for a subdivision, partition, site development review, tanned development or conditional .use is filed. Protection is preferred over removal wherever possi le. B. Plan requirements. The tree plan shall include the following: 1. Identification o the location, size and species of all existing trees including trees designated as significant by the city; NOTICE OF DECISION 51 SUB2005-00022- WELSON RIDGE NO.2 SUBDIVISION • 2. Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Miti tion must follow the replacement guidelines of Section 18.790.060D, in accordance wig the following standards and shall be exclusive of trees required by other development code provisions r landscaping, streets and parking lots: a. Retention of less than 25% of existing trees over 12 inches in caliper requires a mitigation program in accordance with Section 18.790.0601) of no net loss of trees; b. Retention of from 25% to 50% of existing trees over 12 inches in caliper requires that two- thirds of the trees to be removed be mitigated in accordance with Section 18.790.060D; c. Retention of from 50% to 75% of existing trees over 12 inches in caliper requires that 50 percent of the trees to be removed be mitigated in accordance with Section 18.790.0601); d. Retention of 75% or greater of existing trees over 12 inches in caliper requires no mitigation. 3. Identification of all trees which are proposed to be removed; 4. A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. . As required, the applicant submitted a tree plan that was conducted b a certified arborist, David Halstead. The report contains the four required components, and is therefore acceptable. I suggest planting native species of trees as street trees such as bji leaf maple, cascara or Oregon white oak Properly sized oaks can be found at River Oak Farm & Nursery. Call Diane at 503- 357-2745. The species of street trees used in this development are not listed. The species must be approved before the trees can be planted. The tree mitigation plan is unacceptable. I have attached a copy of guidelines that must be followed regardiri planting mitigation trees on the development site. Additionally, appropriate native species s e used such as Oregon white oak, bigleaf maple, Douglas fir, western red cedar, cascara, western redbud or Willamette Valley ponderosa pines. ATTACHMENT Mitigation Tree Planting Guidelines My guidelines are as follows: Trees native to the Willamette Valley shall be the only species planted as mitigation trees unless otherwise appproved by the Qty Forester. No more than three trees ma be in the backyard of any home. Of these three trees, no more than two maybe large or medium. By "large", "medium and "small" I am ref erring to the tree's size at maturity. No more than two trees may be planted in the front yard of any home. U these two trees, no more than one may be large or medium The existing trees in the yards of each home must be accounted for. The total number of trees in any one back yard may not exceed three trees. The maximum number of trees in any one front yard may not exceed two trees (not including street trees). The minimum spacing for medium and large sized trees is 20 feet. Small trees may not be planted closer than 10 feet from any other sized tree. The developer is responsible for caring for these trees for a~ppe~riod of three years or three growing seasons, whichever is eater. Maintenance includes watering, fert?fi~.ing, mulching and pn m* g according to the guidelines set forth by the ANSI standards for tree care. If antree dies within the three year maintenance period the developer is responsible for replacing that tree. This rmir rarx~ penal is ir for try that are pplard on City prnpert~t Select the street treespecies to trees that will create large canopies when they reach maturity. Have at least two different species of street trees from various families of trees. This diversity will minimize the adverse effects of possible infestations that could wipe out the entire species of tree(s).. Street trees may be used for mitigation requirements, but only the inches over two caliper inches may be counted towards the tree.mitigation. NOTICE. OF DECISION 52 SUB2005-00022- WILSON RIDGE NO.2 SUBDIVISION • TREE PROTECTION Below are my suggestions for the applicant to follow for tree protection guidelines: Prior to construction, a Tree Protection Plan shall be included with the proposed construction drawings conforming to the International Society of Arboriculture (ISA) guidelines for review and approval by the City Forester. All tree rotection devices, alo with their details and specifications,, shall be shown on the -This Tree Protection Plan. plan shall also include the building footprints shown in relation to the trees being preserved. Any tree that will not be removed onsite that is within the limits of disturbance of this project must be protected. Any tree that is located on property adjacent to the construction project that will have more than 15°o of its root system disturbed by construction activities shall also be protected. A note shall be laced on the final set of plans indicating that equipment, . vehicles, machinery, grading, dumping, storage, burial of debris, or any other construction related activities shall not be located inside of any tree protection zone or outside of the linuts of disturbance where other trees are being protected. All tree protection devices shall be: ■ Visible. ■ Constructed of 11 Gauge steel chain-link fencing supported on at least 2" O.D. steel posts. Each post shall be no less than four feet high from the top of grade. Each post shall be driven into the ground to a depth of no less than two and a half feet below grade. Each post shall be spaced no further apart than four feet. ■ Between each post, securely attached to the chain link fencing, shall be a sign indicating that the area behind the fencing is protected and no construction activity, including material storage, may occur behind the fencing. ■ Inspected and approved in the field by the project arborist and City Forester prior to clearing, grading, or the beginning of construction. ■ Remain nn place and maintained until all construction is completed and a final inspection is conducted. To determine the size of the tree protection zone (TPZ) the project arborist should follow the guidelines listed below: For individual trees follow the trunk diameter method. For every one-inch of diameter at breast height (DB", or 4 1h feet above the ground, allow 12 inches of space from the trunk of the tree. For example, a tree that is 15" at DBH must have at least 15' of tree protection zone around the entire canopy of the tree.. For groups of trees the tree protection zone nnist be outside of the dri line of the trees on the edge of the stand Ithere are conifers wrrh narrow crowns on the edge of the st Tfollow the trunk diameter method or the drip line method, whichever is greater. Calculate and follow the Optimal Tree Protection Zone calculation as shown in "Trees and Developpment: A Technical Guide to Preservation of Trees During Land Development" by Nelda Matheny and James R. Clark The Project arborist may ppropose an alternate method for the establishment of the TPZ, provided the effort is coordinated with the CiiyForester. If it is necessary to. enter the tree protection zone at any time with equipment (trucks, bulldozers., etc.) the project arborist and City Forester must be notified before any entry occurs. Before entering the TPZ, the pro ect arborist and City Forester shall determine the method by which entry can occur, along with any adional tree protection measures. Prior to issuance of any Certificates of Occupancy, the Project Arborist shall submit a final certification indicating the elements of the Tree Protection Plan were followed and that all remaining trees on the site are healthy, stable and viable in their modified growing environment. RECOMMENDED CONDITIONS OF APPROVAL: 1. Prior to commencing site work, the shall submit a cash assurance for the equivalent value of mitigation required. If additional trees are. preserved through the subdivision improvements and construction o} houses, and are properly protected through these stages by the same measures afforded to other protected trees on site, the amount of the cash assurance may be correspondingly reduced. Any trees planted on the site or off site in accordance with 18.790.060 (D) will be credited against the cash assurance, NOTICE OF DECISION 53 SUB2005-00022- WILSON RIDGE NO.2 SUBDIVISION ti • for two years following final plat approval. After such time, the applicant shall pay the remaining value of the cash assurance as a fee in lieu o planting. 2. Prior to issuance of any Certificates of Occupancy, the applicant/owner shall record a deed restriction to the effect that any existing tree greater than 12 diameter may be removed only if the tree dies or is hazardous according to a certified arborist. The deed restriction may be removed or will be considered invalid if a tree preserved in accordance with this decision should either die or be removed as a hazardous tree. 3. Prior to commencing any site work, the applicant shall submit construction drawings that include the approved Tree Removal Protection and Landscape Plan. The plans shall also include a construction sequence including installation and removal of tree protection devices, clearing, grading, and paving. Only those trees identified on the approved Tree Removal plan are authorized for removal by this decision. 4. Prior to commencing any site work, the applicant shall establish fencing as directed by the project arborist to protect the trees to be retained. The applicant shall allow access by the City Forester for the puurrpose. of monitoring and inspection of the tree protection to verify that the tree protection measures are pertormulg adequately. Failure to follow the plan, or maintain tree protection fencing in the designated locations shall be ggrounds for immediate suspension of work on the site until remednation measures and/or civil citations can be processed. 5. Prior to any Certificates of Occupancy, the applicant shall ensure that the Project Arborist has submitted written reports to the City Forester, at feast, once every two weeks, from initial tree protection zone (TPZ) fencing installation, through site work, as he monitors the construction activities and progress. These reports must be provided to the City Forester until the time of the issuance of any Certificates of Occupancy. The reports shall include an changes that occurred to the TPZ as well as the condition and location o} the tree protection fencing. If the amount of TPZ was reduced then the Project Arborist shall justify why the fencing was moved, and shall certify that the constriction activities to the trees did not adversely impact the overall, long-term health and stability of the tree(s). If the reports are not submitted or • received by -the qty Forester at the scheduled intervals, and if. it appears the TPZ's or the Tree Protection Plan is not being followed by the contractor, the Caty can stop work on the project until an inspection can be done b the City Forester and the Project Arbonst. inspection will be to evaluate the tree protectionencing, determine if the fencing was moved at any point during construction, and determine if any part of the Tree Protection Plan has been violated. 6. Prior to issuance of building permits, the applicant shall submit site plan drawings indicating the location of the trees that were preserved on the lot, location of tree protection fencing, and a signature of approval from the project arborisi regarding the placement and construction techniques to be employed in building the house. All proposed protection fencing shall * be installed and inspected prior to commencing construction, and shall remain in place through the duration of home building. After approval from the City Forester, the tree protection measures maybe removed. SECTION VIII. AGENCY COMMENTS Tualatin Valley-Fire and Rescue endorses this proposal predicated on the following criteria and conditions of approvaL• 1) FIRE APPARATUS ACCESS ROAD DISTANCE FROM BUILDING AND TURNAROUNDS: Access roads shall be within 150 feet of all portions o the exterior wall o the first story o e buildingg as measured by an .approved route around the exterior of the budding. An approved turnaround is required if-the remaining distance to an approved intersecting roadway, as measured along the fire apparatus access road, is greater than 150 feet. 2) DEAD END ROADS: Dead end fire apparatus access roads in excess of 150 feet in length shall be provided with an approved turnaround. A fire apparatus turn-around will be required at the end of "A" street (see item #3 exception) s) FIRE APPARATUS ACCESS ROAD EXCEPTION FOR AUTOMATIC SPRINKLER PROTECTION: When buildings are completely protected with an approved automatic ire sprinkler system, the requirement or fire apparatus access may be modified as approvedythe fire code official. NOTICE OF DEQSION 54 SUB2005-00022- WILSON RIDGE NO.2 SUBDIVISION 4) FIRE APPARATUS ACCESS ROAD WIDTH AND VERTICAL CLEARANCE: Fire apppparatus access roads shall have an unobstructed width o not less an 20 feet 12 feet or up to two dweing units and accessory buildings), and an unobstructed vertical clearance of not less than 13 feet 6 inches. Were fire apparatus roadways are less than 26 feet wide, "NO PARKING" signs shall be installed on both sides of the roadway and in turnarounds as needed. Where) fire apparatus roadways are more than 28 feet wide but less than 32 feet wide, "NO PARKING" signs shall be installed on one side of the roadway and in turnarounds as needed. Where fire apparatus roadways are 32 feet wide or more, parking is not restricted. The proposed street width and traffic control plan are acceptable as submitted. 5) NO PARKING SIGNS: Where fire apparatus roadways are not of sufficient width to accommodate parked vehicles and feet o unobstructed driving surface, "No Parks" s~'gns shall be installed on one or both sides of the roadway and in turnarounds as needed. Roads 26 feet wide orless shall be posted on both sides as afire lane. Roads more than 26 feet wide to 32 feet wide shall be posted on one side as afire lane. Siam shallread "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. s) SURFACE AND LOAD CAPACITIES: Fire apparatus access roads shall be of an all-weather surface that is easily distinTgwms a from the surroun ' area and Fis capable of su porting not less than 12,500 pounds point load (wheelZoad) and 75,000 pounds live oad (gross vehicle weightf You may need to provide documentation from a registered engineer that the design will be capable of supporting such loading. 7) TURNING RADIUS: The inside turning radius and outside turning radius shall be not less than 28 feet and 48 feet respectively, measured from the same center point. 8) GRADE: Fire apparatus access roadway grades shall not exceed 10 percent. Intersections and turnarounds shall be level (maximum 5%) with the exception of crowning for water run-off. When fire sprinklers are installeda maximum grade of 15% may be allowed. The approval of fire sprinklers as an alternate shall be accomplished in accordance with the provisions of ORS 455.6x0(5). s) GATES: Gates securing fire apparatus roads shall comply with all of the following: Minimum unobstructed width shall be 16 feet, or two 10 foot sections with a center post or island. Gates serving one- or two-familydwellings shall be a minimum of 12 feet in width Gates shall be set back at mnnunum of 30 feet from the intersecting roadway. Gates shall be of the swinging or sliding type Manual operation shall be capable by one person Electric gates shall be equipped with a means for operation by fire department personnel Locking devices shall be approved. io) SINGLE FAMILY DWELLINGS - REQUIRED FIRE FLOW- The minimum available fire flow for singe family we s and duplexes serve by a municipal water supply shall be 1,000 gallons per minute. If the structure(s) is (are) 3,600 square feet or larger, the required fire flow shall be determined according to IFC Appendix B. FIRE HYDRANTS - ONE- AND TWO-FAMILY DWELLINGS & ACCESSORY STRUCTURES: Where a portion o a structure is more than 600 feet from a h rant on a ire apparatus access road as measured in an approved route around the exterior of the structure(s), on site fire hydrants and mains shO be provided The proposed number and distribution of fire hydrants is acceptable as submitted. 12) FIRE HYDRANT DISTANCE FROM AN ACCESS ROAD: Fire hydrants shall be located not more than 15 feet from an approve ire apparatus access roadway. 13) REFLECTIVE HYDRANT MARKERS: Fire Znbe t locations shall be identified by the installation of re ective mars. a markers s e b ue. They located adjacent and to the side of the centerline of the access road way that the fire hydrant is located on. In case that there is no center line, then assume a centerline, and place the reflectors accordingly 14) ACCESS AND FIRE FIGHTING WATER SUPPLY DURING CONSTRUCTION: Approved fire apparatus access roadways and ig ring water supplies shall be installed and operational prior to any combustible construction or storage of combustible materials on the site. NOTICE OF DEMON 55 SUB2005.00022- WIISON RIDGE NO. 2SUBDIVISION i " SECTION IX. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at C.aty Hall and mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON MAY 3, 2006 AND EFFECTIVE ON MAY 18 , 2006 UNLESS AN APPEAL IS FILED. Anee rector's Decision is final on the date that it is mailed. Any party with standing as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18. 90.040.G.2. of the I~~gand Community Development Code winch provides that a written appeal to ether with the required fee shall Be filed with the Director within ten (10) business days of the date the Notice oY Decision was mated. 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 beconfined 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 dll rii aa the appeal. hearing, subject to anyadditiona7 rules of procedure that may be adopted from time to time bytFie appellatebody. Oil THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON MAY 17, 2006. estions: If you have any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon at (503) 63974171. May 3.2006 PREPARED BY: e Caines DATE Assistant Planner May 3 , 2006 APPROVED Richard ers o DATE Planning Manager NOTICE OF DECISION 56 SUB2005-00022- WIISON RIDGE NO.2 SUBDIVISION w GITY a I- 0 OEOORAPHIC INFORMATION SYS N M HOOD VICINITY Ma In ALPINE VIE S . ALP IE - - SUB2005-00022 T Z TUP2006-00002 W o WILSON RIDGE NO.2 SUBDIVISION o = Q BI IE SF Fe h pj~ 1 ~ NIrA o eE~Fa~ao ~ Ro 2gard Area Mop Pte' G N RHETT 0 100 200 300 400 Feel Aw 1"- 328 feet City of Tigard Information on this map Is for general location only and should be ved5ed with the Development Services Dlvlslon. 13125 SW Hall Blvd Tigard. OR 97223 (503) 839-4171 htlp:lAvww.el.tigard.or.ua Plot date: Feb 3, 200 agic\MAGIC03.APR `,.Communjt lopment 00 Ln 1 1 1 I I AVE e' 0.5 I ` \ 7 i.N R 1 1 y. ♦ \ ~ I I NKR R , -A! eraeer * ` I MOl 101[KL 739 sr I I 7 ~ V~ 1 C r..aL__7, ].cr ' 'al l 2 i; iIke sr , i 9Q\\ I -ae• in `•r.1 '~j i (~.oov) it I Ij /Oy a lir. "t" I I se wow[ - °?--y' I ` ' Loa 0.]H v Lur MEW" 3w "cum CLEAR C 7111A.ML TN, I ' 71 I 7 1 yl ' ( •.e° V dI \ , v~IR 9 J19 1 I •Ale V I/ . 1 ' ~1 I ~ ` ` I LN l r • ~QW ` \ @47 L MoUNTMN RD 4,474 V ` ` e' RoN o[OI NCONRLO N01 10 IO lCKL 6.427 If i.11 I I I I I j ~ rte: 14 -------1 1 11 s0 7Tl V ' I 4711t e V IIIlN i 1e 6 V 1II1 aW17.V ♦`;17 l]i ` `t-- ai oeV i y1 I I . 11 L TL 1 1 L JL I I ...t l _ i--------------f._ 1 ' us wr ,,r ' •.r a r--' ~ I h I 1Z 1 1 : t tl 1 `I I I 7 1 ,,1e7 V~~1 1 1 1 •.ell V , I I . I FUTURE Mf- uN Or ftuLI A~I I I , I I I • 1 ~ 1 I I ° _ SW BAT_TERSON ROAD_ • I „ SUB2005-00022/TUP2006-00002 CITY OF TIGARD - s PluAa WILSON RIDGE NO. 2 SUBDIVISION Ma is not to scale J t • - 71 MEMORANDUM TIGARD TO: Land Use File, SUB2005-00022 FROM: Cheryl Caines, Assistant Planner RE: Correction to Condition #32 DATE: 5/12/06 An error was made affecting condition #32 of the Land Use Decision for file SUB2005- 00022. The decision was issued with the condition in the body of the report worded differently from the conditions list. Wording used in the body is correct and listed condition #32 should read as follows: The plat shall be revised to show a temporary easement near the dead end of "A" Street for an emergency and service vehicle turnaround. A note shall be placed on the plat stating the purpose of the easement and that the easement will terminate upon the extension of the public street now known as "A" Street to SW Batterson Road. • 59 EXHIBML Venture Properties, Inc. SUB2005-00022/TUP2006-00002 SW Galewood Street, Suite 100 WILSON RIDGE NO.2 SUBDIVISION Oswego, OR 97035 Alpha Community Development Diane Rissmiller Attn: Jerry Palmer/Kirsten Van Loo 14845 SW 133`d Avenue 9600 SW Oak Street, Suite 230 Tigard, OR 97224 Portland, OR 97223 Rick & Cheryl Gimlin 13280 SW Bull Mountain Road Tigard, OR 97224 Rick L. & Cheryl L. Gimlin PMB # 305 15685 SW 116`h Avenue King City, OR 97224 Douglas C. & Charlene N. Potter PO Box 231226 Tigard, OR 97281 Doug & Charlene Potter 13210 SW Bull Mountain Road Tigard, OR 97224 Jay Larson 14800 SW 133`d Tigard, OR 97224 Michael Robinson Perkins Coie LLP 1120 NW Couch Street, Tenth Floor Portland, OR 97209-4128 Richard Franzke 14980 SW 133`d Avenue Tigard, OR 97224 `0eve Roper 8196 SW Hall Blvd. # 232 Beaverton, OR 97008 60 Patty Lunsford - Wilson❑Ridge 2 .Final Order Page 1. r From: Joe Turner <jtpc@verizon.net> To: Patty Lunsford <PATTY@tigard-or.gov> Date: Friday, June 23, 2006 3:45:38 PM Subject: Wilson Ridge 2 Final Order Here you go. The 120-day clock expires on Monday (the applicant agreed to extend it for one day at the hearing) CC: Cheryl Caines <CHERYLC@tigard-or.gov>. • 61 • RECEIVE* alpha JUN 0 8 2006 COMMUNITY DEVELOPMENT CITY OF TIGARD June 1, 2006 PLANNING/ENGINEERING Mr. Epstein, Hearings Officer f City of Tigard 13125 SW Hall Blvd. Tigard, OR 97223 re: SUB 2005-00022 (Wilson Ridge No. 2) appeal Dear Mr. Epstein, Pursuant to the appeal of SUB 2005-00022, please consider and enter into the record the applicant's assertion that the appeal is without merit based on the following: • centerline radius: The City of Tgard Community Development Code • clearly states below that centerline curve radius is flexible and subject to the discretion of the City Engineer. 18.810.030 Streets N. Grades and curves. 2. Centerfine radii of curves shall be as determined by the City Engineer. The City's approval with conditions dated May 3, 2006 (effective May 18), does not contain comments to the effect that the proposed centerline radius is unacceptable. The City Engineer has conditioned only that final E construction documents include final improvements, radii, specifications, o details, etc. for Street "A" (conditions 17 and 23). Tualatin Valley Fire & 'Rescue has commented only that the inside and outside turning radii measure at least 28 and 48 feet, respectively; dimensions that are easily met. Therefore, it is the applicant's assertion that the centerline radius of Street "A" is appropriate and approvable by the City Engineer with submittal of final construction documents. E E • lot dimensional standards: The applicant has made minor modifications to the preliminary plat -prior to recordation- to ensure that Q all. proposed residential lots-meet dimensional standards with respect to minimum lot width and minimum lot area. 3 Plaza West, Suite 230, 9600 SW Oak, Portland, Oregon 97223 [T] 503-452-8003 [F] 503-452-8043 EXIiIBIT 1 62 Table 18.510.2 Development Standards in Residential Zones Standard R-7 Minimum Lot Size - - detached units 5,000 sq. ft. - duplexes 10,000 sq. ft. - attached units 5,000 sq. ft. Minimum Lot Width - - detached units 50 - duplex lots 50 - attached units 40; where "lot width" is defined as follows: 18.120.030 Meaning of Specific Words and Terms 89. Lot-related definitions: n. "lot width" -The average horizontal distance between side lot lines measured within the building envelope; and where: 18.430.020 General Provisions D. Lot averaging. Lot size may be averaged to allow lots less than the minimum lot size allowed in the underlying zoning district so 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 City's approval with conditions makes finding that the average lot size as initially submitted measures only 4,919 square feet, where 5,000 are required, due to the "flag" lot configuration of 2 lots. However, the approval document also conditions that the applicant re-submit a preliminary plat/site plan with a revised lot configuration that meets the minimum average lot size (5015 sq feet per lot average). This task has been performed, and the applicant therefore asserts that this basis of appeal is also without merit. • cul-de-sac vs. connectivity: City of Tigard Community Development Code clearly outlines criteria for neighborhood connectivity, which a Street "A" cul-de-sac simply would not meet. 18.810.030 Streets F. Future street Alan and extension of streets 2. Where necessary to give access or permit a satisfactory division of adjoining land, streets shag be extended to the boundary lines of the tract to be developed, and a. The extended streets or street stubs to adjoining properties are not to be considered culs-de-soc since they are intended to continue as through streets at such time as the adjoining property is developed. The applicant has extended Street "A" to the southern boundary of the subject site as outlined above in order to provide for convenient, neighborhood-scaled access to underdeveloped lands along SW Batterson Rd. and eventually to points south, such as the Summit Ridge and Bella Vista subdivisions. 63 H. Street alignment an connections. 1. Full street connections with spacing of no more than 530 feet between connections is required except where prevented by barriers such as topography, railroads, freeways, pre-existing developments, lease provisions, easements, covenants or other restrictions. existing prior to'May 1, 1995 which preclude street connections. A full street connection may also be exempted due to a regulated water feature if regulations would not permit construction. As stated above,.the applicant has stubbed Street "A" to the southern boundary of the subject site. The future extension/completion of Street "A" southward to SW Batterson Rd. will provide for completed block spacing of less than 530 feet, thereby meeting this criterion. Further, there are no barriers, prohibitive topography or pre-existing developments whatsoever south of the subject site which would otherwise preclude this eventual full street connectivity. 3. Proposed street or street extensions shall be located to provide direct access to existing or planned transit stops, commercial services, and other neighborhood facilities, such as schools shopping areas and party As stated above, the applicant has stubbed Street "A" to the southern boundary of the subject site. The future extension/completion of Street "A" southward will provide for the most convenient, direct -and likely safest, as it offers pedestrian refuge from the SW Bull Mountain arterial- route from this subdivision to the newly-dedicated Alberta Rider Elementary School via Street "A," SW Batterson Rd. and SW 132nd Terrace. Alberta Rider'property also features outdoor play areas which may be used as recreational open space by residents of this and other nearby subdivisions. In summary, the combination of Street "A" and SW Batterson Rd. clearly offers the safest, most direct route to these neighborhood amenities, where a cul-de-sac would force much longer travel routes. L Culs-de-sac. A cul-de-sac shall be no more than 200 feet long, shall not provide access to greater than 20 dwelling units, and shall only be used when environmental or topographical constraints, existing development pattern, or strict adherence to other standards in this code preclude street extension and through circulation. There are no barriers, prohibitive topography or pre-existing developments whatsoever south of the subject site which would permit the construction of a cul-de-sac to serve this subdivision and preclude full street connectivity. More importantly, perhaps, is the language of this Section specifying that, even if permitted due to site constraints, the City of Tigard does not allow cuts-de-sac to exceed 200 feet in length in any case. As illustrated in the plan sets already on file with the City, the subject site is considerably deeper than 200 feet east-to-west, meaning that any cul-de-sac long enough to effectively serve all lots would for exceed the maximum 200 feet permitted. In fact, Street "A" measures roughly 540 feet in length to its proposed stub terminus at the southern boundary. Such a cul-de-sac alignment would thus 64 1 I nearly triple the allowable length. Clearly, there exists no viable cul-de-sac alignment through this site which would meet the needs of 17 residential lots while remaining under 200 feet in length, and the applicant asserts that this basis for appeal is also without merit. fire protection: The City's approval with conditions contains comments from Tualatin Valley Fire & Rescue that dead-end fire apparatus access roads in excess of 150 feet in length shall be provided with an approved turn-around. As amended, the applicant's site plan provides for the necessary turn-around on lots 9 and 10. Specifically related to a potential cul-de-sac alternate for Street "A" (versus a full through-street type alignment), TVF&R's conversations with the applicant indicated an unwillingness to sign-off on such .a lengthy cul-de-sac, with particular regard to a turning radius unable to accommodate firefighting apparatus. Even if mountable curbs and sidewalks with adequate load- bearing capacity were utilized, as TVF&R has permitted in the past, the site still offers insufficient space to accommodate the apparatus' turning requirements. Therefore, the applicant concludes that can such a cul- de-sac alternative is simply neither feasible nor in the best interests of the neighborhood's safety. If you should have any questions or require any further documentation, please do not hesitate to contact me at kvl@alphacommunity.com or (503) 452-8003. We look forward to your continued attention to this case and the June, 2006 hearing before the Planning Commission. Thank you. Sincerely, ALPHA COMMUNITY DEVELOPMENT Kirsten Van Loo Senior Planner 65 I I I I ~ I al ha \ \ I I 1 I I I I COMMUNITY \ DEVELOPMENT I 9e00 SW pOIL Sulle 230 . ` ' \ \ \ I i I PorO-d. OR 97223 I I Ir' mmus2aooe m91149e013 . I 11 s►~~ ~ I I ww.apncamuAN can II I ~ 11 6,982 Si ! I I MO, DATA 0lttC11Rt1oM 1 !I ! ! 0&1 I`--------~ ! ' 1 l i 2 i i 7.151 sF 9a I 1 4.600 l 1 1 I II S _ _ / 5.378 SF //i ' 30' VISION I I r_-____ .I I / / ~ ~ by h CLEARANCE I I I SF J \ I TRIANGLE, TTP. I I 1 I I I 4,808 ` \ I 4411 SF 1+00 ;WA STRE T - I ! ! 8 1 + .21 1 RDA _ ,-o Te 9 THE 3.00 1 `R~'•! 4.474 SF H ~h I I 9 WILSON ' \ \ ~ROW 0 5,61-1 SF r----~ r?UE r---- \ I RIDGE 2 ,11 I I I I I I \ II I I 1 1 I I gllj \ ' \"~~~~~'^I I I -I , n 17 I I I 18 1 I 1 15 I l I 14 13 I SUBDIVISION . I 114717 SF III 4,181 SF III 4,236 SF I (I 4.164 SF' I I I 4.515 SF . \ \ 10 I ( . II ' I I I I I I ' I I \ 5,300 SF l II 11 I I JLIL___L-________J - - - - 1 - r--------\ 1 tY I Lr--------~ -1{ 12 11 - I I 11 I 1 I .I REVISED I 41922 SF I I ' I I 4,511 SF I 1 I PT - 5+29.3e I I I I I PRELIMINARY I -1J PLAT I 1 I _I L I I EXHIBIT I FUTURE EXTENSION (Y or STREET A-\.I 1 I I I I I I 1 1 I I I I -*t#alpha COMMUNITY DEVELOPMENT _ SW BAT_TERSON ROAD- - PIb~CTIRt 4ef`,EN "APPEND BGLE M1O p t! b ao ~ puN. \ a. a .T ' N:WTatt 1T4+0\A'nAV\V101~.0~lPR MO•Ylel~ert loot. m•e~+~M Perkins Coie • RECEIVED JUN 112o N.W. Couch Street, Tenth Floor Michael C. Robinson 0 8 2006 Portland, OR 97209-4128 PBoN&- 503.727.2264 PHONE: 503.727.2000 DAAa: mrobinson@perkinscoie.com CITY OF TIGARD PANNING/EN FAX- 503.727.2222 GINEERING www.perkinscoie.com June 8, 2006 VIA EMAIL Ms. Cheryl Caines Assistant Planner City of Tigard 13125 SW Hall Blvd. Tigard, OR 97223 Re: City of Tigard File No. SUB 2005-00022; Wilson Ridge 2 Subdivision Dear Ms.. Caines: This office represents the applicant. Please place this letter before the Hearings Officer at the appeal hearing on June 12, 2006. This letter responds to the issues raised by Mr. Larson, the appellant. Exhibit 1 is a June 1, 2006 letter from Alpha Community Development. Alpha Community Development is the applicant's engineering and planning firm. 1. The Hearings Officer Should Reject Arguments Not Contained In Mr. Larson's Written Comments Received Prior To The Decision. The appeal is limited to the specific issues raised during the written comment period pursuant to Tigard Community Development Code ("TCDC") 18.390.040.C: "Unless the Hearings Officer, at his or her discretion allows additional evidence or testimony concerning any other relevant issue. The Hearings Officer may allow such additional evidence if he or she determines that such evidence is necessary to resolve the case. The intent of this requirement is to limit the scope of Type H Administrative Appeals by encouraging persons with standing to submit their specific concerns in writing during the comment period. The written comments received during this comment period will [57679-0007/PA061580.018) ANCHORAGE • BEIJING BELLEVUE • BOISE • CHICAGO • DENVER HONG KONG • LOS ANGELES MENLO PARK • OLYMPIA PHOENIX • PORTLAND • SAN FRANCISCO SEATTLE • WASHINGTON, D.C. Perkins Coie LLP and Affiliates 67 1 ~ Ms. Cheryl Caines Assistant Planner City of Tigard June 8, 2006 Page 2 usually limit the scope of issues on appeal. Only in extraordinary circumstances should new issues be considered by the Hearings Officer on appeal of a Type II Administrative Decision." Mr. Larson's written comment is recited in the Director's decision and is more limited than the specific reasons contained in his appeal. The Hearings Officer should reject the issues outside of his written comments. Venture Properties did not change its application to address the issues raised by staff prior to the issuance of the Director's decision. Therefore, Mr. Larson had a full opportunity to raise his issues prior to the issuance of the Director's decision. 2. The Approval Criteria Contained No Requirement That Off-Site Impacts Be Described. Mr. Larson cites TCDC 18.120.030.99, the definition of "off-site impacts." However, the applicable approval criteria in TCDC 18.430.040.A(1)-(5) do not require that off- site impacts be addressed. 3. The Applicant Can Satisfy TCDC 18.430.020.D. This TCDC provision allows lot sizes to be averaged provided that the average lot area for all lots is not less than that allowed by the underlying zoning district. The R-7 Zoning District allows a minimum of 5,000 square feet for single-family detached dwelling units. (Decision at 13.) Mr. Larson argues that the lot size averaging requirement is not satisfied. The Decision at page 11 contains a Finding that the standard can be met through a condition of approval. Condition of Approval 3 requires the applicant to demonstrate compliance with this criterion. Alpha Community Development's letter at page 2 states that the 5,000 square foot average lot size can be satisfied. The revised preliminary plat attached to the letter demonstrates how the application meets the standard. TCDC 18.430.040.B authorizes the approval authority to attach conditions necessary to implement the applicable approval criteria. Because there is substantial evidence demonstrating that it is feasible to satisfy this condition, the Hearings Officer can find that this approval criterion can be satisfied. [57679.0007/PA061580.018] 06/08/06 68 Ms. Cheryl Caines Assistant Planner City of Tigard June 8, 2006 Page 3 4. The Applicant Can Satisfy The Lot Width Standard. Mr. Larson argues that the applicant has failed to satisfy the lot width standard in TCDC 18.510 (R-7 Zoning District Standards). The Decision found that a revised application can satisfy the lot width standards for lots 4 and 12. Condition of Approval 4 requires that the applicant demonstrate that the 50-foot lot width standard is met for these two lots. The Alpha Community Development letter at page 2 and the attached exhibit demonstrate that it is feasible to meet this standard. The Hearings Officer should reject this argument and find that it is feasible to satisfy the approval criterion. 5. The Center Line Radius Requirement Can Be Satisfied. Mr. Larson argues that the center line radius is not satisfied. The City found that the 40 center line radius can be satisfied. The Alpha Community letter at page 1 demonstrates that the center line radius can be satisfied. 6. Applicable City Standards Authorize Parking On One Side Of The Local Street. Mr. Larson argues that the City is required to prohibit parking on both sides of the proposed street. The applicant can satisfy the requirement of TCDC 18.810.53 which provides for parking on one side of the street and a 46-foot right-of-way provided that less than 500 vehicle trips per day will be on the road. (Decision at 22.) The application contains substantial evidence demonstrating that this standard is satisfied. 7. A Stub Street Is Appropriate. Mr. Larson argues that the applicant must provide a cul-de-sac rather than a stub street. For the reasons explained in the Director's decision, the applicant is required to extend a stub street to Mr. Larson's northerly boundary so that it can be extended through his property in the future. The applicable approval criteria do not provide for an exception to the stub street standard. The Alpha Community Development letter explains why the stub street is required. [57679-0007/PA061580.018] 06108/06 69 Ms. Cheryl Caines Assistant Planner City of Tigard June 8, 2006 Page 4 8. Conclusion. For these reasons, the applicant respectfully requests that the Hearings Officer reject the appeal and approve the application with the recommended conditions of approval. Very truly yours, c•~ MIA&~ Michael C. Robinson Ij MCR:lt ` Enclosure cc: Ms. Kelly Ritz (w/encl.) (via email) Ms. Kirsten Van Loo (w/encl.) (via email) Mr. Jeff Vanderdasson (w/encl.) (via email) [57679-0007/PA061580:018] 06108/06 70 ~ j • June 12, 2006 To: City of Tigard Hearings Officer Reference: Appeal of subdivision Wilson Ridge No. 2 WPC 2006-0002 My name is Richard Franzke. I reside at 14980 SW 133`d Avenue 97224, unincorporated Washington County. I present these comments in support of the pending appeal in this matter. The proposed subdivision should be denied for the reasons set forth below: 1. The proposal and the City of T igard's approval of the proposal are not consistent with the laws governing such proposals. Specifically, the project is subject to the Bull Mountain Community Plan; (BMCP) the comprehensive plan applicable to the site of the proposed subdivision. The BMCP was developed by the citizens of the unincorporated Bull Mountain area. It was, after review and modifications required by Washington County,adopted by the county. The BMCP was incorporated as part of Washington County's comprehensive plan. That plan, in turn, was acknowledged by the State of Oregon. The BMCP remains as the controlling "blueprint" for development in the unincorporated portion of Bull Mountain. Statewide Planning Goal No. 2, Land Use Planning, provides that "City.... actions related to land use shall be consistent with the comprehensive plan...." (OAR &AV7 660-015-0000(2)). It further provides "The plans shall be the basis for specific implementation measures" and states implementation measures "are the means to Innnl~n r -min G 71 carry out the plan"; implementation measures include (city) ordinances and regulations. Finally, State Goal #.2, provides: "ORS Chapter 197 requires that the provisions of the zoning and subdivisions ordinances.conform to the comprehensive plan" "Ordinances", include building codes and similar ordinances. the bottom line is that development codes, such as those relied on by the City of Tigard in considering this application,are merely "implementation measures" and are subordinate to the Bull Mountain Community Plan. City codes and ordinances not consistent with the BMCP are a nullity. The application must be remanded to the city for analysis in accordance with the BMCP provision and for compliance with the BMCP. - The following provisions of the Bull Mountain Community Plan are especially pertinent to this appeal: 1. Nature of Growth: "The development approach planned for the Bull Mountain Area is intended to ensure the careful and NOT APVI deliberate owth of a distinct residentia cominunily. (Emphasis added.) 2. Recognition of History of Developments: "The Bull Mountain Area is not intended to be developed as an independent or self-sufficient community, mainly because of its 1.) rugged and , k scenic terrain, 2) proximity to Wdstin and planned shopping and employmen{ centers, 3 f lack of bisecting arterial roadways, 4) 'sto of resident 72 develov and 5 location on the a of the Elrban 0 boundary: (Emphasis added 3. Recognition of Natural Setting: , Bull Mountain is to be developed as a Noll 00 distinctive residential environment in a naturally C fortunate se= with development opportunities for a ik variety o housing options. (Emphasis added.) 4. Density Pattern: "The development pattern begins with medium density housing along major collector and arterial. roads at the foot of Bull Mountain where approprate. Residential densities, as lanned, decreasegractually up Bull Mountain with the greater part of the summit and surrounding ridges designated at the County's lowest, urban residential density." 5. Preservation Of High Quality of Life: The purpose of the Bull Mountain Community Plan is to ensure the hi uali of life currentl foud in the u Mountain ommuni an ea is m.aintaine anance as development o the area occurs. (Emphasis added.) 6. Preservation of Unique Attributes: "Major development concerns, community design considerations and the land use prescri ptions created to address them are enumerated as Community Design 11 Elements in this section of the Plan. The Community Design elements are central to the Community Plan. The rote t what is uni a about the Bull Mountain ommuni in Area anat t e same time connect its an uses with the surrounding metropolitan community." (Emphasis added) 73 S 2r~ ~ . Y,A~ . 7. Sub-areas: { tv EeFnents which q% . .,Those Conununity Design ; e whole Plannin Area are first Isted; . `'F'lier..: . th land uses plazmed or Bull Mountain are characfien2ed . by sub-area and desiggnn elements specific to eacYi sub= area are presented- Bull Maintain sub=areas include ~I the Summit and Slopes, the Southern Lowlands; the Northwestern Lowlands, and the North' 0 ...TriariglC. All of the design elements in this Plan, both general to Iari the Planning Area and site-specfic shall guide d use in the Bull Mountain Area."' g. pensity on Summit and Slopes: "Low densities are planned on the Bull Mountain summit and slopes mainly because of the dominance of steep slopes and the established pattern of low density residential development. This low density II designation extends from the Fern Street development and the eastern edge of the Planning Area, where it is in the contiguous to a similar land use des f tie Planning City of Tigard to the southwest edge Area at the UL tan Growth Boundary. 9. Discourage Excessive Traffic: "Improvement of roadways should be done in a manner which does not encourage excessive thro~h traffic ...a pro nosed Minor Collector between 132 Avenue an u ountaln o ou not e e w1 venue sou o u ountain RM. A erect route nu t encourage no -sou ough traffic over BuI ountain: (Emphasis -added.) 10. Streets to Follow Topography: "For similar reasons, all the roads planned for improvement or connection to Bull Mountain Road within the Planning Area should be constructed 74 minor collectors or local. StteCLg f9liowing q en and not directly aligned with other major ro ways. (Emphasis added.) 11. Hillside Building Techniques: "Hillside building techniques and foundation designs such as stilts, stepped foundations, etc. shall be used to minimize the allteration of existing slopes over 20 percent." 12. Detailed Site Plans: "Detailed site plans elevations and sections shall be required showing alb structures, foundations, and techniques proposed for hillside construction." 13. Reduce Risk of Earth Movement: "These as well as other site plan requirements for building on steep slopes, as definedin the Community • Development Code, are intended to ensure that development activities do not increase the potential for earth movements such as landslides or land failures in the steeply sloped sub-area." 14. Removal of Vegetation; Revegetation Plan: "Removal of natural vegetation shall be minimizedi existing ve etation protected and destroyed vegetation replaced. is is required in order to conserve important natural areas, decrease the potential for erosion, decrease the amount of surface water runoff and help regent earth movement in hazardous areas. A slope stabilization and revegetationplan, which includes a schedule for revegetation after areas have been cleared, shall be included with the required grading plan." 15. Tree Preservation: "Because trees are such an important natural scenic resource on Bull Mountain, development in areas of 75 hV~ * Z - S -of grml " than fif t y :.pates' of the rnature na 11uwre- VM. y ) pment shall be nd- trees (s x inch diameter ot;g ea erne sta remove from any=parcel. (Emphss'ad d). 16. Tree Replanting Program: T "The slope stabilization and revegetation plan v~ d 1 indicate the mature trees planned f describe the replacement programs. Replacement trees must be of at least 1-1/2-inch diameter. r The city's tree preservation measures are a sham and are invalid. Through the ruse of permitting "mitigation" for tree removal the city, in effect, treats the trees as though they were owned by the city, happily calculating the value of the trees to be removed and upon receipt 4f a cash payment from the developer, permits 100% of the trees to be removed. Presumably, the proceeds received by the city from the "sale" of the trees to the developer go in the city's coffers. Clearly, the city does not require the developer to demonstrate that total tree removal is necessary- only that it is convenient. That is a travesty. It must be noted that BMCP defines the mature trees as those larger than 6 inches in diameter; the city disregards the 6 inch standard and proposes to amend it to 12 inches. The comprehensive plan (BMCP) controls. Likewise, the BMCP limitation of a maximum of 50% that can be removed from any parcel is controlling. Finally, the city and developer attempts to change the BMCP provision pertaining to "standing trees" cannot be interpreted as applying only to "stands of trees", which would be a blatant revision of the comprehensive plan. 76 • - ^~:rr:d j'~ '4 ~Y~rt'r.•,r~ eY ? r; ct~~ ~".~t,C'~"~r ~ _ ~ " .zt_ After initial review of the application for completeness, the city staff returned the application to the developer advising it that, among other things , the application did not meet the BMCP in regard to trees and tree removal. In it's response to the City, there was no additional information showing compliance with the BMCP. Finally, no driveways should be allowed to connect to 133rd Avenue. The access street serving the subdivision is already in violation of the normal minimum spacing between streets. The original proposal was to have lots 1-4 access SW 133`d Avenue via the new east-west access road. There has been no showing that that plan is not available. Due to the numerous school buses traveling on 133`d Avenue, there should be no driveways connecting directly to 133`d Avenue. • This case should be remanded to the city for conformance with the requirements of the Bull Mountain Community Plan and to correct access from driveways onto 133`d Avenue. RespectfRichard 77 REA: 2. 6 ACRES ~ • GROSS SI TE A ON 0' 6 ACRES NET SITE AREA: 2 UNITS I RIW OEOI CA Z ACRES t MAX DENSITY' I \ \ N, ppSSIBLE us FIRS pRp ND Tt1RNA . I \ R_140 I I I 1 j.. I ' SCALE . ' I GRAPHIC I _ 0 I 60 30 I - , 11 IN FEET ) Cs, ` ~ 4• i inch 60. ft. hh Imo I yati o~, I,h•h• ~ „ 79 I ' u o to 8 ~ --J1 _ - r _ {6 CS) B - r- SW 133R6 AVENUE 91. STA. 5+57.32, 5. 0 RT BATTE SON I VCs: 5+44.32 _ RIM-511.67 ,'ENCE: 6 1.48 - - 1 - IE IN (10'L NE)+S 8.17 IE OU (12 , Q-515.97 590.0 N _ qq ti\ 1 VCS: 15404 32 14,+ 11 4' LATER L IE MAIN, _ I.d l 1 II ' o - - - - - - IE END- 58 EVCS: 14+13 EvcE Safi. s _L° I m . D n1a H gg ~ ` N m ~ I, }S STA. 1+40 4'. LA RAL IIIE AT MAIN-S 7.68 ° 1• I AT END-5 8.31 -I~ II sob D DR Q w~ ST . 10+19.81 TOM I J!`' ST . 13+94, 5. 0' RT BA RSON RIMS 9.75 Y A IE N (4~, N ~:^d lE I 12 , W 3 F43 4" 'ArERAL IE T MAIN-57 .38 . IE AT END-557 .99 $ ry ~I i I i ' I ! I ~ 8 TA. 12+85 ' I I Y I V ' 555... I I Y LATERAL 1 I' I -i- IE AT M INm570.33 i Y I IE AT ND-570.96 SD 8 It I 1 ' I /r 8+72.01 5T RM SIX STA. 12+48, 5.0 R I R I i M-57 + MEIN ' I , $ IE IN (10', N 6: 5.58 .63 I ! I I ~I IE OUT 12'„ -58 .43 I I 8 I / i I BVCS 12+33 _ , I I I• I• 1 1 STA. 12+25. _ l' - N m I BVCS: 574.18 1 _1h - _L I IE AT END 569.20 ; 1 I 1 I I ~I i I~ It t I! f • ~ r _ I I I I1 ' r O 1 yI' I I N I I ( I 1 r f u v I lo" e g ° I q II I 1 t it W4 k u t~ I i ° N I 1 li T• I1 1 I o I I 1 V T I I I i 1 . „ . ~ q ' I I 1 I Z7 BE 11+70 I i' cl q r I 4" _ STA. 1+65 4' LA AL EVCE: 573.71 • • 4 AT MAINm 6801 AT END-9 8.84 ' J f I I r I• N E i I I 1 gay I D 4 SO 5 I - g i I t I I i m + ,4 sTA.7+ STORM ' r ' STA. 11+ 9, 5.00' RT .52ATTERSON i '\`_I-' 1 1 _i .i IM.572.85 ' I I 1 Iv'~ IE IN (1, W) I )*587.3 IE I (10'N ES567.35 5 M `pt N I I ! 572.9 Y I 1 l! s E OUT (12', S) 56715 ! _ _ I I_ : 1 I MATCH LINE - STA. 11+25 SEE SHEET 0307 MATCH LINE - 8TA 11+25 SEE SHEET 0307 r ;o c, r a D po v f s% N P m N N IIIII oil y~ y, y1 1/~ 1~ IA I/~ •1' b 0 • N o • c m o 4 V"'° Nf S t~ Z ~C -1 p -1 Y ~~~•Ny 1 1 y 1 ra y > O Q O ^I 85- (n m o o ~~~LL~" °m 2 ~ z !I q s+ fat:95^yt`I =QN N o~ _ „--Ni' i1 1~'t i1 !1~~'♦h „1+ 5~+ ?0 pia Co i~o O W P SS nm ~na--mnmn 4,--nmmn (p., I,1 R R J $ C 8~ o 1A O ° ae S6iN~ $ Al N+A I (a I rf C A m 1~1 C C p a Cpa S Q -%i 1 I I I 1 1 10 i', IQ I~ Ian f~. . $ y C . 2 { t ~5 = Q L rn p Vol l__ m s ii > oc o IonlTj k 8p ZY ro 5dji ~zj R q g $ g. r a S m Fig M2 A g. 9 L4 to -I co 99 m~ 4 2 = 2~ A'Ilnn co w w C12 z o 14 132 ° z 4YY01 7e O ~rI I• N i ,-yl P rt' uy~ ''O`bi Yoef$p ° m ~ P-N o > 0'o9 m~e`68 REVISIONS - SUMMIT RIDGE STREET IMPROVEMENTS ` WESTLAKE P \ / T I GARD, OREGON CON9ULTANT9.d - ~ ,o CON BNGINEBRING ♦ SURVEYING • PUNNING p BATTERSON STREET STORM „I te) ; ;:;,;0 DALE DESCRIPTION MPCr PRT .ijy EXPIRES 6-30-200 STA. ' 5+O62.32 TO STA. 11 +25 0) I ERMIT SUBMITTAL - 05/20/05 v .o s MATCH LINE - STA,11+25 SEE SHEET C306 _ ' • STA 11+65 4' TERM D 1 N, y ' + 70.3 IE AT MAIN 586.84 '~n I 1 1 a•.'. ` p pq py a 572.11 S 4 I Y II u l STA + ST. 10+84.29, 16.21' RT 1 2ND \ ) -1- 1 5 IE IN (,2% W)= 89 IE OW 12', S m5 5.89 I11 rl%;\ ~~II I CV I 8 10+50 / I I 5~ 4 572.7 560.85 I • 589.65 , \ I I 1 4 Il I %r R ~ it f1,I1 J r I/ / ' q4 571.3 - I li I / 567.08 0 ( wry I (I I ~ /~i t~+ 1 ~ r- 1 568.3 565.41 I I D y. i !V\ N I' J 566.3 1 J 564.84 , 1 ) I~ .1 'O: Irv m D b o° r-sl 3 u I I`r ''1 1~ I ST 4+34.22 S ORM OW'POINT ` 588.8 . 9 RIM-514.58 IE 1 (12', N ~S 9.08 "ID IE I (10' E :5 9.08 ; o IE 11 1 (10' W =S 9.78 '4• IE OU (12', S e5 8.88 567.0 84. 1_'HV( :X4-48 / ' . - }I~ • ; . i R 584.82 ,C ION-baNr- e, 508.0 564.77 t B4CE: 584.09 r I - A.I 568.4 x 563.41 ;:17 i(cn 1 I I I EVCE:,' SB .47 u !I I 1 I ! + 567.4 581.88 8 I + i / i it 568.4 r I ZI:r;,~ 1 MATCH LINE - STA. 6+75 SEE SHEET C308-'~ Km / { - S E C308 rpD rAD raD raD raD m w t yl p c m ~ V P, ul + yl N , 111 III not III III _I Fi 11 ~yyy S .r .pripppp♦- {{m~~ ~pmw P'm p_w± z rZ •°R q oC~ i 'id p>p 'idt ,:gjJ g p9o o ' I . ]•lf• ~ $ ZZZO ff88 4 ' l,l {m/' ~ 'il ~ cf K ~ 8 -(N K ~ y , y tl A Z Y nm w--{m}In.,w-_~yp yyw__(m~ u- (mew--,yyH~O .~>yS 1 nAr R y°, ~pq° °e,g ~Q ~4 4 Ry Si ~ Mat g S N A ► +AA♦ ♦ C1 Cl1N V ♦ A+ L f7 l y° K A1i~~~ O Y, 1 A O R ---11i O ~ g p >«c~ I I 1 I I yII i I 1~1/I I I I ♦ +r+ ~ k' ~ ~Z° IP y yp q~} -N'I -1 ~ ~1 -1 ° 9 Am y R' rc c 2v Z Z P, -I _ 0ig YnG! pD + > > D > D > pD 1•~1{gj7 r~, o go ;:j z IRE p- p Q 1qw V V + V N ♦ .rn S N V N• ~n gg r~ ~ 8 2 q 1~ ti0` psi y,~m a8 1Su 8m m 6t u M P g o $ co HB.,, (D~ /1~'IQ1{ m `A r -ri r r a y A z z z2 n? lyi m ~,r2~, ° m 8 3 1.1 . ^ ~ ~ f.l -1 • i -i -i ti -1 ti •Y ~ti O ~ -1 G7 ~ ~ ~ - g g y ° ~ E ul y1, n o Sao oq $ IS z > RQI Q$ m m y p 1.11- U N K O ~ Z 41N PIP tjgj~j~ OJ V° TOIV v V V J r'11-11~~1_111~~ +N O Nm♦ N J{~,I W +O' ~ O ° 711. i, REVISIONS SUMMIT RIDGE STREET IMPROVEMENTS 0 I~) WESTLAKE CA) ea DDN~ T I GARD, OREGON CONSULTAM- O BNGZI.T"HG • SVRVBWG • PLIKING . N AM , 1q, tgT W MPC it T Ie~~ RENO SW 132ND -STREET & STORM 1' 6 °B P IT 6,,,,, 15o „X (/0o/) e;_e;; X DATE DESCRIPTION ~Q EXPRES 6-30-2006 STA. 1 1 +25 TO STA. 6+75 ERMIT SUBMITTAL - 05/20/05. . 00 0 j1 N O~ J N 10 1D gQ~ - LY/ _ dI GM)'=~ [/I . Cam' TA. 11+16.1 SANITARY _--_J STA. 15+67 2, 5.00' LT BATTERSON' RIM-591.85 - - IE IN 8~ N -5686.00 592,0 ; T-gyy 133RD AVENUE N -r I 11 ••y ( w'' w 59 0.0 L i I STA. 10+50 SAN ARY \ II 4' LA ERAL I AT MAINS 9.30 _ AT END-5 0.13 aI 547.0 8 ~ v' I E~ I I OD Nv -j-------- I I p STA. 9+9 9 SANITARY i I I f .0 1 26 lee IE AT AIN.575.66 .1 - IE AT ND.578.49 X 71 , ;r. F'. Mr 580.6 11 1 ° STA. 9+50 SANITARY 1 I 1 I 4' LATERAL ,yp I 1 rv^11 IE AT MAI .572.16 I 1 I / 570.2 IE AT EN .572.98 o ss5 y }I f CC ST A. 9+45.70 ANITARY,t G STA. 13+941 5.00' LT EITTERSON W RI .579.75 IE IN (8', .571.69 i o N N D I OUT (8', E .571.49 = I $ 1 I - - STA. 9+ SANITARY 7A 1 I r"~ 4' LATERAL IE AT AIN.570.13 I / 574.9 IE AT ND.570.88 - Ik _ - ! • - I, l ! • I _ o / _ I ll„ v ' 'v co 571 00 0 , , I + - - ~z . i co 573.9 N ' Is S 8+45 SA ITARY - ( I I I . 4' L RAL 1 AT MAIN. 88.05 IE AT ENDS 68.86 p ; I 1 7♦ 1 HST ~ ! SS'4 I I ! ' ti ( I _ 1 I ~ STA. 12 52, 5.00' LT SATTERSON e 1 f RIM.574.23 IE IN (8' 568.40 I { IE OUT (8- E)-566.29 1 ; I N 575.4 STA. 7+8 SANITARY' I-- - ---1 ' 'LATERAL IE AT MAIN '4 i I I j1 IE AT ND.:566.86 ; I i!! I N I g I ~ N I + o N S I T o ~ i, ~I 1 r ; II ST 7+24 SAtAITARYm m 9 1 ; 4 ` I '~,rl u 573,3 E AT MAIN. 85.01 I _ E AT END- 68.84 w y g a I - F -I-- 574.7 Itl , I cak x I 572.9 MATCH LINE - STA. 11+25 SEE SHEET C310 MATCH LINE STA. 11+25 SEE SHEET C310 Y N P 1° Q° ~ P' V ± f~ N -0 12 ± -0 Q -V =N =N N =N mH xN~ N A- Qim R~ FiN • e ~I~ 1~ 9~k I~ 1~ I~ 9I~ NK ~ ~ X ~ MRS MRS X38 i Ns X9 R_Le3 y8g '-I' yv 15 aN r~> , + v S 5 5 5 ~ roe's t7 S Sd F i °z c F o o c) ~c) o yr n Z4 1 '1 Z4 08 LTi c su' c sAA 8A. S^^~z s+'r^e PA. oy O O O O O O 2 ~l0 K 9 JO m ° O O REVISIONS 1SUMMIT RIDGE STREET IMPROVEMENTS WESTLAKE OWE 6A ~ o ON T I GARD, OREGON II~ CONSUL ANT m BNOTNEffmG • Su1?v8YIN0 • PIANNTNG O MPC PRT w SW BATTERSON SANITARY & ' WATER 9WISM M-1811,,,$ ,AX 103) su-aP6, DATE DESCRIPTION ~R1 r as E%PIRES 8-30-2008 STA. 15+58.70 TO STA. 1 1 +25 2MIT SUBMITTAL -.0.5/20/05' • MATCH LINE - STA. f1+25 SEE SHEET 0309 II I I TA. 6+84 ITARY 1 L ; I 1O ' 4' TERAL 1 r^~ 1, 1 IE AT MAIN 563.98 4.. IE AT EN 554.84.81. ` Owl 570.3 i ~ 4 1 ! 0' 1 1~ Q . I SS 3 * f~.m L'+een...: ST . 6+33.69 5 ITARY i r°'" Q''~ 572 STA. 10+8 .85, 5.39' R 132ND 8', W 583.29 ; N I r--- - - - E IN t IE OUT S) 563.09 , III , I P pp I VAN i I 111 ' ~ ' 5727 ~ ~ ~ r I I Fn'l+ I I ti r 5724 ~ a ; ~rJ I I 1 1 t ~ 1 g + at °'~f 1 1 ~ gl a T 569.8 1 1 568.3 at O pma I I I 507.0 H ' O I ~ I 1 I I I q ' 568.3 8 i ✓V O I D STA. 4+43 SANITARY 4 LATERAL .r, IE AT MA 559.29 IE AT E D.559.79 88.8 I - I a 1 t v , M. ' ,tl 1 _ I ~ •yaV~• I N., Al 5680 _ I 1 8; i ' STA. 3+24'SALATE N17 Al I , IE T MAIN-55 .89 568.1 ' SS 2 •e ~ 1 ~ 4 m , 'S A. 3+17.84 SANITARY I I I + li STA. +68, 6.00' T 132N0 ' • RI -584.18 + 86.4 IE IN (6*. -866rb0 > ou:F I i o ~ I 1 I sq 2 0 ri 1 a I I f~ I ( J I e I + 557.4 8 STA. 2+3 SANITARY ' o ' LATERAL ( . IE Al IN:555.08 IE AT END 555.58 + p MATCH LINE - STA. 6+75 SEE SHEET C3fl MATCH LINE - STA. 6+75 SEE SHEET C31I m fo w P, + 1., N r r~ ra rr, v+ rr, ~N v v Y! z ~ ~g,A Rog RQx FA TVA AC T T 0 + + p a V/ J 10 .n} N O ~N =N lN IN =Np aN g P, 0) - yp N 1 8 pp 88 g 8 N0 z$ . ~yp p - •T~ M319. ARE Agg Sg MR ~ w i ~ _ v N N ~32g '82 2 .T x C Mme'. v 4 a ~ o o ~ 9 ~ 3~ ; s ~ b ~f 5Q !~l REVISIONS SUMMIT RIDGE STREET IMPROVEMENTS WESTLAKE b5 p e I`' CONSULTUM- F T I GARD, OREGON ~ram,rBRlrra suRTer~,s Pru+N>rrQ ON % SW 132ND SANITARY & WATER J O MP PRT 5d" EXPIRES 8RENO -30-2006 STA. 1 1+25 TO STA. ' 6+75 DATE DESCRIPTION -R IT SUBMITTAL - .05/20/05 00 N DKSAssociates TO SCALE ~O Q -l = cmr of Tl(;A JA Trans R[ m WALNUT SYsterr Piz or L GAARD ST UJJIM o a - W 99W w m EN - Le end f -Stub End Street - Direction otgccess E • • • - Pedestrian connection tt - school site LOCAL SIRE 'Figure 8-16 ET CONNECTIVITY am a~ Southwes ~ t Tigard ~~m ~n ao SC ALE 406 ` ; GRPKI~ 200 1 50 700 ~ 1 too inch \ 1 1 \ \ \ 1 1 1 1 1 2 6 ACRES f S SITE AREA O' ACRES GROSEpICA TION: f W 2 ACRES SITE ARyA 1:T2 UNI TS JVET MAX OENSI t ` i PosseUE Avo Ay~ • 1 t 1 1 y~ R= ec~ t ~ 1 1 1 RAPNI C SCALE G 6° 1 / I 0 } - n I 60 3 FEET 1 _ 3,~ ► ( IN 60 ft. ,I ` 4 `fi: 4.4• y. inch 11 4 l A 1 0 1 o a~' y~ h hb I o~ 1 hry ary as o 0 `f h ~ 96 i i i ,,A \ ~ ~ ~ ~ ~ ~ ~ \ ~ a I \ I ~ COM DEVEL i \ ~ \ ~ I ~ ~ 9600 SW O ~ Portland, • ~ s~\ [Tj 503-452-8003 \ ~ www.alphac ~ ~ ~ 3 e 6,982 SF \ .a ~ \ i ~ a 'loo ~ ~ ~ ~ REVI \ ~ NO. DATE ,~1 j~ . ~ _aT _ ~ 4 ~ ~ ~ 2 I 7,151 SF ~o ~ 4;600 SF / ~ .a I ~ ~ 5 i 30' VISION i I ~ - _ _ 5,376 SF ~ ~ CLEARANCE ~ ~ , TRIANGLE, TYP. i s ~ ~ ~ 4,800 SF SF ~ y 5,202 SF ~ ~ ~ / ~ ~ ~ 7 l~ ~ _ 4,411 SF ~ ' L ` \ / 8 \ ~ MMUNITY 1+00 'A' STREET = 12+35.21 SW 133RD AVE o ~ ~ ' ° ' ~ ~8~ ~ (FLOPMENT 2+ooA STREET 3+00 - T---- - _ ~O`~~ 4,474 SF ~ \ - - - Cf> r7 N ~t - - ----1 d- N N ~ / \ ~ ~ i SW Oak. Suite 230 ~ 1_'- - - ROW a ~I \ i I p~j ~ a - - _ ~ ~ ' O~ o ~ ~ 17 ~ 16 ~ 15 ~ ' 14 M ~ 13 3 452-8003 [F] 503-452-8043 x,4,7"7 SF ~ 4,281 SF I 4,238 SF I 4,164 SF ~ 4,515 SF I a LnInhnc-nmmi lnitv_(-nm _ _ _ - - - - - - - - - REVISIONS )ATE DESCRIPTION 1 4,922 i I pr I I ~ - - t ! 4  01"11 CS 1 1 I FUTURE EX URE EXTENSION OF S I,,`~ Cy OF STREET I ~ I 4 S W BA TTERSON ROAD COMMUNITY r PROJECT NO ~ SCALE TYPE' 1 I ,30 0 15 30 60 DATE: SITE PLAN AUNITY DEVELOPMENT SCALE: 1" = 60' 1 W = 60 Pl" N:\proj\402-027\dwg\Planning\17-LOT\pppeal 1 1x17 plat exhibit.dwg-SHEET: SITE Jun 12, 2006-2:59pmafc ,JECT NO.: 402-027 E: PLANNING E: 01/06/06 06/12/2006 14:20 FAX 5035981960 CITY OF TIGARD a002 TABLED 1 DESIGN SPEEDIMINIMUM CENTERLINE RADIUS .7 - (Standards below are proposed; See CDC at 1 1 aWr current standards) DESIGN MINIMUM CENTERLINE RADIUS SPEED (Centerline Crown) _ 25 MPH 166' 30 MPH 275' 35 MPH 415' 40 MPH 710' 45 MPH 930' NOTES: The use of superelevation will be permitted only if approved in advance. Where permitted, calculations shall be provided for the proposed centerline radius. Street curves should be . designed for a maximum superelevation rate of 0.04. If terrain dictates sharp curvature, a maximum superelevation of 0.06 is justified if the curve is long enough to provide an adequate superelevation transition. The minimum superelevation shall be 0.01. Exceptions to the centerline radius request will be considered for cul-de-sacs an ow volume local streets which serve only the immediate residences and are not a t o t. See items A. an 1/ r/ i,f/ /2" ~wi o~ S.~G 7 TABLE D-2 DESIGN CONTROLS FOR CREST VERTICAL CURVES BASED ON STOPPING SIGHT DISTANCE DESIGN SPEED K 25 MPH 20 30 MPH 30 35 MPH 40 40 MPH 60 45 MPH 80 50 MPH 110 55 MPH 110 Revised July 15, 1898 Page 12 88 Depending on the number of people wishing to testify, the Tigard Hearing's Officer may limit the amount of time each person has to speak. We ask you to limit your oral comments to 3 - 5 minutes. The Hearing's Officer may further limit time if necessary. Written comments are always appreciated by the Hearing's Officer to supplement oral testimony. AGENDA ITEM NO.: 2.1 DATE: JUNE 12, 2006 PAGE 1 OF FILE NAME: "APPEAL" OF WILSON RIDGE NO.2 SUBDIVISION CASE NOS.: SUBDIVISION (SUB) 2005-00022 TEMPORARY USE PERMIT (TUP) 2006-00002 IF YOU WISH TO TESTIFY ON THE ITEM INDICATED ABOVE, PLEASE PRINT YOUR NAME, ADDRESS & INCLUDE YOUR ZIP CODE PROPONENT - (Speaking In Favor or Neutral) OPPONENT - (Speaking Against) Name, Address, Zip Code and Phone No. 1 Name, Address,, Zip Code and Phone No. ,fit x- PI .RNs wp I1" gF sW 133 11Zv NM1 muu+ 5-r.,TIVh Ft 2 I -~I Q~, v 2 97224 C~b3~639- ~zZz Name, Address, Zip Code and Phone No. Name, Address, Zip Code and Phone No. OR-, ciloof - - - - Name, Address, Zip Code and Phone No. Name, Address, Zip Code and Phone No. GLA L, ;sSM lle_~- ' 3 T=om r = - Name, Address, Zip Code and Phone No. I Name, Address, Zip Code and Phone No. 1 I Name, Address, Zip Code and Phone No. (Name, Address, Zip Code and Phone No. I Name, Address, Zip Code and Phone No. I Name, Address, Zip Code and Phone No. I 1 I------------ 1 I 89 CITY OF 'D ! COMMUNITY DEVELOPMEA,)- CURRENT PLANNING V TIGARD HEARINGS OFFICER Assistive Listening Devices are available for persons with impaired hearing and should be scheduled for Hearings Officer meetings by noon on the Friday prior to the meeting. Please call 503-639-4171, Ext 2438 (voice) or 503-684-2772 (IDD - Telecommunications Devices for the Dean. Upon request, the City will also endeavor to arrange for qualified sign language interpreters for persons with speech or hearing impairments and qualified bilingual interpreters. Since these services must be scheduled with outside service providers, it is important to allow as much lead time as possible. To request such services, please notify the City of Tigard of your need(s) by 5:00 p.m., no less than one (1) week prior to the meeting date at the same phone numbers listed above so that we can make the appropriate arrangements. Hearings are held in Town Hall at the City of Tigard at 13125 SW Hall Boulevard Staff reports are available to the public 7 days prior to the hearing date 1. CALL TO ORDER 2. PUBLIC HEARING 2.1 "APPEAL" OF WILSON RIDGE NO. 2 SUBDIVISION SUBDIVISION (SUB) 2005-00022 TEMPORARY USE PERMIT (I UP) 2006-00002 ITEM ON APPEAL: On May 3, 2006 the Director issued a decision to approve a request to subdivide a 2.53-acre site to create 17 lots ranging in size between 4,180 and 8,387 square feet (5,016 square feet on average). The site currently contains 3 existing single-family detached residences that will be removed upon development. In addition, a Temporary Use permit is requested for a model home/sales office. On May 17, 2006 an appeal was filed pertaining to minimum lot width and size requirements, street design standards, and adverse off-site impacts. LOCATION: 13280 and 13210 SW Bull Mountain Road; WCTM 2S109AC, Tax Lots 1900 and 2000. ZONE: R-7: Medium-Density Residential District. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outnght. Some civic and institutional uses are also permitted conditionally. REVIEW CRITERIA BEING APPEALED: Community Development Code Chapters 18.120,18.430, 18.510 and 18.810. 3. OTHER BUSINESS 4. ADJOURNMENT Page 1 of 1 90 • ~1 MEMORANDUM TO: Joe Turner, City of Tigard Hearings Officer FROM: Cheryl Caines, Assistant Planner RE: Wilson Ridge II (SUB2005-00022) Appeal DATE: June 2, 2006 A Tigard area resident has filed an appeal with the Ci of Ti and in regard to a Director's decision approving the Wilson Ridge iI Subdivision. The ap et's let ter received May 17, 2006 outlines the stated grounds for appeal. The issues include but are not limited to: adverse off-site impacts on the neighboring property, minimum lot width and substandard design of Street A (centerline radius not met and parking proposed for a street only24 feet wide). The City of Tigard has reviewed the information within the appeal and stands by the findin s and conditions of approval within the decision. Additional information addressin Me concerns of the appellant will be addressed by the applicant at the June 12th hearing. Sta will be available for questions. Attachments: 1. Director's Decision 2. Appeal filing form and attachments 3. Residents; agencies and other staff comments received during the comment period 4. Applicants submittal 91 CITY OF TIGARD ILIC HEARING ITEM The following will be considered by the Tigard Hearings Officer COMMUNITY on Monday June 12. 2006 at 7:00 PM at the Tigard Civic Center SPADE S -Town Hall, 13125 SW Hall Blvd., Tigard, Oregon. Both public oral and written testimony is invited. JLW The public'hearing on this matter will be conducted in accordance 6605 SE Lake Road, Portland, OR 97222 • PO with, the Tigard Municipal Code and the rules of procedure adopt- Box 22109 - Portland, OR 97269 ed by the Council and available at City Hall or the rules of proce- Phone: 503-684-0360 Fax: 503-620-3433 dure set forth in Chapter 18.390. Testimony may be submitted in Email: writing prior to or at the public hearing or verbally at the public legaladvertising@commnewspapers.com hearing only. Failure to raise an issue in person or by letter at some point prior to the close of the hearing accompanied by state- ments or evidence sufficient to afford the decision-maker an AFFIDAVIT OF PUBLICATION opportunity to respond to the issue precludes appeal to the Land State of Oregon, County of Washington, SS Use Board of Appeal based on that issue. Failure to.specify the criterion -from . the Community Development Code or Comprehensive. Plan at which a comment is directed precludes an I, Charlotte Allsop, being the first duly sworn, appeal based on that criterion. depose and say that I am the Accounting A copy of the application and all documents and evidence submit- Manager of The Times (serving Tigard, ted by or on behalf of the applicant and the applicable criteria are Tualatin & Sherwood), a newspaper of available for inspection at no cost. 'A copy of the staff report will general circulation, published at Beaverton in be made available for inspection at no cost at least seven (7) days prior to the hearing, and copies for all items can also be provided the aforesaid county and state, as defined by at a reasonable cost. ORS 193.010 and 193.020, that Further information may be obtained from the Planning Division (,staff contact; Cheryl Caines) at 13125 SW Hall Blvd., Tigard, City of Tigard Oregon 97223, or by calling 503-639-4171. Public Hearing SUBDIVISION (SUB) 2005-00022/TEMPORARY TT10799 USE PERMIT (TUP) 2006-00002 ® APPEAL OF WILSON RIDGE'NO.2 SUBDIVISION < ITEM ON APPEAL: On May 3, 2006 the Director issued a deci- a copy of which is hereto annexed, was sign to approve a request to subdivide a 2.53-acre site to create 17 published in the entire issue of said lots ranging in size between 4,180 and 8,387 square feet (5,016 newspaper for square feet on average). The site currently contains 3 existing sin- 1 gle-family detached residences that will be removed upon devel- ~successive and consecutive weeks in the opment. In addition, a Temporary Use permit is requested for a following issues model home/sales office. On May 17, 2006 an appeal was filed May 25, 2006 pertaining to minimum lot width and size requirements,' street design standards, and adverse off site impacts.. LOCATION: 13280 and 13210 SW Bull Mountain Road; WCTM 2S109AC, Tax Lots 1900 and 2000. ZONE: R-7: Medium-Density Residential District. The R-7 zoning district is designed to accom- modate attached • single-family homes, detached single-family homes with or without accessory residential units, at a minimum Charlotte Allsop (Accounting Mana er) lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also Subscribed and sworn to before me this permitted conditionally. REVIEW" CRITERIA BEING Ma 25, 2006 APPEALED: Community Development Code Chapters 18.120, 18.430, 18.510 and 18.810. "Comy NOTA PUBLIC FOR OREGON My commission expires ~~v sus2oas-00012 ! j iUP100600002 r r - WILSON &IDGF 10.2' Acct #10093001 SUBDIV51011 F Patricia Lunsford SEAL OFFICIAL II City of Tigard SUZETTE I CURRA /j f -,I 13125 SW Hall Blvd. NOTARY PUBLIC-0REG f t s COMMISSIONN0.3730 E Tigard, OR 97223 MY COMMISSION IXPIRES NOV. 28 • Size:2 x 10.25 - I _ Amount Due $171.18 ' 'Remit to address above Publish 5/25/2006 TT 10799 92 AFFIDAVIT OF POSTING NOTICE OF A LAND USE PROPOSAL IMPORTANT NOTICE: THIS AFFIDAVIT MUST BE ACCOMPANIED BY A COPY OF THE NOTICE THAT WAS POSTED ON THE SITE. In the Matter of the Proposed Land Use Applications for. Land Use File No.: SUB2005-00022/TUP2006-00002 Land Use File Name: APPEAL OF WILSON RIDGE NO.2 SUBDIVISION I, Cheryl Caines, Assistant Planner for the City of Tigard, do affirm that I posted notice of the land use proposal affecting the land located at (state the approximate location(s) IF no address(s) and/or tax lot(s) currently registered) J 3A 10 can d 13Q80 50 3ckj1 ~ >~d. and did personally post notice of the proposed land use application(s) by means of weatherproof posting in the general vicinity of the affected 0 territory, a copy of said notice being hereto attached and by reference made apart hereof, on the day of M" , 2006. Signature of Person Who Performed Posting • b:Vogia\patty\nwUrs\affidav¢ of pos=g for staff to post a skedoc 93 NOTICE OF PUBLIC HEARING The following will be considered by the Tigard Hearings Officer on Monday June 1212, 2006 at 7:00 PM at the Tigard Civic Center - Town Hall, 13125 SW Hall Blvd., Tigard, Oregon. Both public oral and written testimony is invited. The public hearing on this matter will be conducted in accordance with Chapter 18.390 of the Tigard Municipal Code, and the rules of procedures adopted by the Hearings Officer. Testimony may be submitted in writing prior to or at the public hearing or verbally at the public hearing only. Failure to raise an issue in person or by letter at some point prior to the close of the hearing accompanied by statements or evidence sufficient to afford the decision-maker an opportunity to respond to the issue precludes appeal to the Land Use Board of Appeal based on that issue and failure to specify the criterion from the Community Development Code or Comprehens Plan at which a comment is directed precludes an appeal based on that criterion. Further information may be obtained from the Planning Division (staff contact: Cheryl Caines) at 13125 SW Hall Blvd., Tigard, Oregon 97223, or by calling 503-639-4171. A copy of the application and all documents and evidence submitted by or on behalf of the applicant and the applicable criteria are available for inspection at no cost. A copy of the staff report will be made available for inspection at no cost at least seven (7) days prior to the hearing, and copies for all items can also be provided at a reasonable cost. PUBLIC HEARING ITEM: SUBDIVISION (SUB) 2005-00022/TEMPORARY USE PERMIT (TUP) 2006-00002 ➢ APPEAL OF WILSON RIDGE NO.2 SUBDIVISION Q ITEM ON APPEAL: On May 3, 2006 the Director issued a decision to approve a request to subdivide a 2.53-acre site to create 17 lots ranging in size between 4,180 and 8,387 square feet (5,016 square feet on average). The site currenthT contains 3 existing single-family detached residences that will be removed upon development. In addition, a Temporary Use permit is.requested for a model home/sales office. On May 17, 2006 an appeal was filed pertaining to minimum lot width and 'size requirements, street design standards, and adverse off-site impacts. LOCATION: 13280 and 13210 SW Bull Mountain Road; WCTM 2S109AC, Tax Lots 1900 and 2000. ZONE: R-7: Medium-Density Residential District. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or, without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. REVIEW CRITERIA BEING APPEALED: Community Development Code 4:1 Chapters 18.120,18.430,18.510 and 18.810. ~ t 5k • AFFIDAVIT OF MAILING I, cPatrk&f. LunsforQ being first duly sworn/affirm, on oath depose and say that I am a Senior Administrative Speciafstforthe city of7ig=4 WWasaWton County, Oregon and that I served the following: (Check Ap MPMte sings) BdG4 Z NOTICE OF PUBLIC HEARING FOR: E:~, SUB200S-00022/TUP2006-00002 - APPEAL OF WILSON RIDGE NO.2 SUBDIVISION AMENDED NOTICE (File NoMame Reference) HEARING BODY: HEARING DATE: ❑ City of Tigard Planning Director S Tigard Hearings Officer (6/12/2006) ❑ Tigard Planning Commission ❑ Tigard City Council A copy of the said notice being hereto attached, marked Eld IN I", 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 Wili1t "B", and by reference made a part ~eof, on MaV 22, 2006, and deposited in the United States Mail on Mall 22, 2006, postage prepaid. ~ t F (Person pare otice) Svggr OF onco5v q o~'`Wasjn,:gtO,t s& City Tigard Subscribed and sworn/affirmed before me on the day of t'A4_1_~ _'2006. SEAL DIANE MIJEL R KS NOTARY PUBLIC-OREGON MY COMMISSIO N EXPIR SNSEPT. 25, 2007 My commission " es: 05-046 95 V NOTICE TO MORTGAGEE, - 7NHOLDER, VENDOR OR SF -,ER. EXHIBITA THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE, T IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER TIGARD PUBLIC HEARING NOTICE NOTICE IS HEREBY GIVEN THAT THE TIGARD HEARINGS OFFICER. AT A MEETING ON MONDAY, JUNE 12, 2006 AT 7:00 PM, IN THE TOWN HALL OF THE TIGARD CIVIC CENTER, 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223, WILL CONSIDER THE FOLLOWING APPLICATION: "URBAN SERVICE AREA" FILE NOS.: SUBDIVISION (SUB) 2005-00022 TEMPORARY USE PERMIT (TUP) 2006-00002 FILE NAME: APPEAL OF WILSON RIDGE NO.2 SUBDIVISION APPLICANT: Venture Properties, Inc. OWNER: Rick & Cheryl Gimlin 4230 SW Galewood Street, Suite 100 13280 SW Bull Mountain Road Lake Oswego, OR 97035 Tigard, OR 97224 APPLICANT'S Alpha Community Development OWNER Doug & Charlene Potter REP.: Attn: Jerry Palmer 13210 SW Bull Mountain Road 9600 SW Oak Street, Suite 230 Tigard, OR 97224 Portland, OR 97223 APPELLANT: Jay Larson 14800 SW 133~d Avenue Tigard, OR 97224 ITEM ON APPEAL: On May 3, 2006 the Director issued a decision to approve a request to subdivide a 2.53-acre site to create 17 lots ranging in size between 4,180 and 8,387 square feet (5,016 square feet on average). The site currently contains 3 existing single-family detached residences that will be removed upon development. In addition, a Temporary Use permit is requested for a model home/sales office. On May 17, 2006 an appeal was filed by a neighbor pertaining to minimum lot width and size requirements, street design standards, and adverse off-site impacts. LOCATION: 13280 and 13210 SW Bull Mountain Road, WCTM 2S109AC, Tax Lots 1900 and 2000. COMP. PLAN DESIGNATION: Medium-Density Residential District ZONING DESIGNATION: R-7: Medium-Density Residential District The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. REVIEW CRITERIA BEING APPEALED: Community Development Code Chapters. 18.120,18.430,18.510 and 18.810. INKE PUBLIC HEARING ON THIS MATTER WILL BE CONDUCTED IN ACCORDANCE WITH THE RULES OF CHAPTER 18.390 OF THE COMMUNITY DEVELOPMENT CODE AND RULES OF PROCEDURE ADOPTED -BY THE TIGARD HEARINGS OFFICER AND CITY COUNCIL AND AVAILABLE AT CITY HALL. 96 ASSISTIVE LISTENING DEVICES AR MAILABLE FOR PERSONS WITH IMP. IED HEARING. THE CITY WILL ALSO ENDEAVOR TO ARRANGE FOR QUALIFIED SIGN LANGUAGE INTERPRETERS AND QUALIFIED BILINGUAL INTERPRETERS UPON REQUEST. PLEASE CALL (503) 639-4171, EXT. 2438 (VOICE) OR (503) 6842772 (TDD - AijkLECOMMUNICATIONS DEVICES FOR THE DEAF) NO LESS THAN ONE WEEK PRIOR TO THE HEARING TO MAKE qW[RANGEMENTS. ANYONE WISHING TO PRESENT WRITTEN TESTIMONY ON THIS PROPOSED ACTION MAY DO SO IN WRITING PRIOR TO OR AT THE PUBLIC HEARING. ORAL TESTIMONY MAY BE PRESENTED AT THE PUBLIC HEARING. AT THE PUBLIC HEARING, THE HEARINGS OFFICER WILL RECEIVE A STAFF REPORT PRESENTATION FROM THE CITY. PLANNER, OPEN THE PUBLIC HEARING, AND INVITE BOTH ORAL AND WRITTEN TESTIMONY. THE HEARINGS OFFICER MAY CONTINUE THE PUBLIC HEARING TO ANOTHER MEETING TO OBTAIN ADDITIONAL INFORMATION OR CLOSE THE PUBLIC HEARING AND TAKE ACTION ON THE APPLICATION. IF A PERSON SUBMITS EVIDENCE OR DOCUMENTS LESS THAN 7 DAYS PRIOR TO THE PUBLIC HEARING DATE, THE HEARINGS AUTHORITY MAY ALLOW A CONTINUANCE OF THE HEARING, SUBJECT TO ORS 215.428 OR 227178. IF THERE IS NO CONTINUANCE GRANTED AT THE HEARING, ANY PARTICIPANT IN THE HEARING MAY REQUEST THAT THE RECORD REMAIN OPEN FOR AT LEAST SEVEN (7) DAYS AFTER THE HEARING. A REQUEST THAT THE RECORD REMAIN OPEN CAN BE MADE ONLY AT THE FIRST EVIDENTIARY HEARING (ORS 197.763(6). INCLUDED IN THIS NOTICE IS A LIST OF APPROVAL CRITERIA APPLICABLE TO THE REQUEST FROM THE TIGARD COMMUNITY DEVELOPMENT CODE AND THE TIGARD COMPREHENSIVE PLAN. APPROVAL OR DISAPPROVAL OF THE REQUEST BY THE HEARINGS OFFICER WILL BE BASED UPON THE CRITERIA LISTED OR OTHER CRITERIA IN THE COMPREHENSIVE PLAN OR DEVELOPMENT CODE WHICH THE PERSON BELIEVES TO APPLY TO THE DECISION. AT THE HEARING IT IS IMPORTANT THAT COMMENTS RELATING TO THE REQUEST PERTAIN SPECIFICALLY TO THE APPLICABLE CRITERIA IN THE COMPREHENSIVE PLAN OR THE DEVELOPMENT CODE. FAILURE TO RAISE AN ISSUE IN PERSON OR BY LETTER AT SOME POINT PRIOR TO THE CLOSE OF THE HEARING ON THE REQUEST, ACCOMPANIED BY STATEMENTS OR EVIDENCE SUFFICIENT TO ALLOW THE HEARINGS AUTHORITY AND ALL PARTIES TO RESPOND PRECLUDES AN APPEAL, AND FAILURE TO SPECIFY THE CRITERION FROM THE MMUNITY DEVELOPMENT CODE OR COMPREHENSIVE PLAN AT WHICH A COMMENT IS DIRECTED PRECLUDES APPEAL TO THE LAND USE BOARD OF APPEALS BASED ON THAT ISSUE. ALL DOCUMENTS AND APPLICABLE CRITERIA IN THE ABOVE-NOTED FILE ARE AVAILABLE FOR INSPECTION AT NO COST OR COPIES CAN BE OBTAINED FOR TWENTY-FIVE CENTS (25~) PER PAGE, OR THE CURRENT RATE CHARGED FOR COPIES AT THE TIME OF THE REQUEST. AT LEAST SEVEN (7) DAYS PRIOR TO THE HEARING, A COPY OF THE STAFF REPORT WILL BE AVAILABLE FOR INSPECTION AT NO COST, OR A COPY CAN BE OBTAINED FOR TWENTY- FIVE CENTS (25~) PER PAGE, OR THE CURRENT RATE CHARGED FOR COPIES AT THE TIME OF THE REQUEST. FOR FURTHER INFORMATION PLEASE CONTACT THE STAFF PLANNER CHERYL CAINES AT (503) 639-4171, TIGARD CITY HALL, 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223. vnuumr m" e SUB2005-00022 1UP2006.00002 WILSON RIDGE NO.2 SUBDIVISION IBM FFITF RHM 1 N ti I 1 1 1 97 ► EXHIBITS Venture Properties, Inc. SUB2005-00022/TUP2006-00002 0 SW Galewood Street, Suite 100 WILSON RIDGE NO. 2 SUBDIVISION 3e e Oswego, OR 97035 Alpha Community Development Attn: Jerry Palmer 9600 SW Oak Street, Suite 230 Portland, OR 97223 Rick & Cheryl Gimlin 13280 SW Bull Mountain Road Tigard, OR 97224 Rick L. & Cheryl L. Gimlin PMB #305 15685 SW 116th Avenue King City, OR 97224 Douglas C. & Charlene N. Potter PO Box 231226 Tigard, OR 97281 • Doug & Charlene Potter 13210 SW Bull Mountain Road Tigard, OR 97224 Jay Larson 14800 SW 133d Tigard, OR 97224 Madalyn A. & Ray Utz 14880 SW 133 Tigard, OR 97223 98 1 2S109AD-03300 2.S109AC-01500 EXHIBIT. 'ALVERTS ROBERT L & SHARON J DILLON DONALD L AND 14569 SW 130TH AVE 0 NADINE ~IGARD, OR 97224 14840 SW 133RD TIGARD, OR- 97223 " 2S109AB-01800 2S109AB-01000 ARABSHAHI HAMID & ECF ALPINEVIEW LLC' ABEDINI AZEDEH 131.0 SW 17TH AVE 14473 SW .134TH DR PORTLAND, OR 9720.1 TIGARD, OR 97224 2S109BD-07800 109AB 00800 BALCOM RICK L & EC I IEW LLC SHARIN A 1310 AVE 14798 SW SCARLETT DR RTLAND, O 97201 TIGARD, OR 97224 2S109AD-03100 09A&00900 BENNETT GINA M EC PIN EW LLC 14605 SW 130TH AVE 1310 7TH AVE TIGARD, OR 97224 RTLAND, R 97201 2S109AC-02300 2S109AB-01700 BERRY JEFFERY P EGGER JACOB L.& MARY MARCIA TRS 13175 SW BULL MTN RD 13395 SW BULL MTN RD TIGARD, OR 97223 TIGARD; OR 97224 2S109AC-00300' 2S109AC-02200 ' BOSLEY.DAVID A/PATRICIA L FORAN' PATRICIA A 14665 SW 133RD AVE 13145 SW BULL MOUNTAIN RD TIGARD,- OR 97223 TIGARD, OR 97224 2S109AD-02800 2S109AC-01900 BURTON MAXINE DEE GIMLIN RICK L/CHERYL L 14661 SW 130TH ST PMB #305 TIGARD, OR 97224 15685 SW 116TH AVE KING CITY, OR 97224 2S109AC-00100 2SI096D-07500 CASA TERRA LLC GUTTRIDGE RONALD D AND PO BOX 1082 KATHERINE M CLACKAMAS, OR 97015 14690 SW 136TH PL TIGARD, OR 97224 109AC-00200 2S109AC-00400 CA TER LLC HARPER THOMAS F & CATHERINE L P14635 SW 133RD AVE OR 97015 TIGARD, OR 97224 S109AB-04200 2S109AD-03400 CL.AUSS JAMES M & LORRAINE E HIRCSHMANN GUNTHER JR & MARISOL 14394 SW 133RD AVE 14547 SW 130TH AVE TIGARD, OR 97224 TIGARD, OR 97224 99 2S109AC-00500 2S109AB-01100 HUMMEL B W & GERALDINE B PAL• MROSE DAVID H & SONU C 14695 SW 133RD 13265 SW BULL MOUNTAIN RD •TIGARD, OR 97223 TIGARD, OR. 97224 2S109AC-00900 2S109AC-02000 KILLINGSWORTH SEAN & POTTER DOUGLAS C & CHARLENE N KILLINGSWORTH BRENDA K PO BOX 231226 14925 SW 133RD AVE TIGARD, OR 97281 TIGARD, OR 07224 2S109AC-02400 2S109AC-00600 KNUDESON KIM & RIETMAN SHAWN C & B JORINE REBECCA 14715 SW 133RD AVE 13125 SW BULL MOUNTAIN RD TIGARD, OR 97224 TIGARD, OR 97224 2S109AC-01800 2S109AC-00800 LARSON JAY W/MARGARET ANN RISSMILLER RONALD W & 14800 SW 133RD DIANE L TIGARD, OR 97224 14845 SW 133RD AVE TIGARD, OR 97224 2 09AC-01600 2S109AD-02900 LAR N J /MARGARET ANN STEWART RANDY A & LENORE K 1480 133RD 7712 SW LOCUST ST T ARD, OR 7224 PORTLAND, OR 97223 09AC-01700 2S109AC-02500 LAR W/MARGARET ANN SURVIVOR'S TRUST UNDER PRICE FAM 148 3RD RESIDUARY TRUST UNDER PRICE FAMLIY ARD, OR 9 24 C ELIZABETH PRICEILEE' GODDARD SQ 4875 SW 78 AVE NO 241 PORTLAND, OR 97225 . 2S109AD-03200 2S109AB-01400 LARSON TIMOTHY & JANENE SWAN ROBERT J DONNA B 14583 SW 130TH AVE 13285 SW BULL MTN RD TIGARD, OR 97224 TIGARD, OR 97223 2S109B13-03300 2S109AC-00700 MARSHALL J G & TAYLOR JAMES M FRIEDE KARLA A 14795 SW 133RD 13580 SW TARLETON CT TIGARD, OR 97223 TIGARD, OR 97224 2S109BD-03200 2S109AD-01300 MCGUIRE GRANT & SUSAN TIGARD-TUALATIN SCHOOL 13570 SW TARLETON CT DISTRICT 23J TIGARD,-OR 97224 6960 SW SANDBURG ST TIGARD, OR 97223 S109AG-02600 2S109AC-02100 NAHM KEVIN I & ALICE S TIGARD-TUALATIN SCHOOL DIST 23J 13135 SW BULL MOUNTAIN RD c/o RIDER ALBERTA LIFE ESTATE TIGARD, OR 97224 ATTN: BUSINESS MANAGER 6960 SW SANDBURG ST TIGARD, OR 97223 100 i 2S109AC-01400 UTZ FREDERICK R MADALYN 14880 SW 133RD •TIGARD, OR 97223 2S109BD-07600 VANHOUTON MARIA 14710 SW 136TH PL TIGARD, OR 97223 2S109AD-03000 VOYDAT JOSEPH B & BETHANY L 14627 SW 130TH AVE TIGARD, OR 97224 2S109AB-01600 WESTER JOHN W & PEREZ MARIA E 13379 SW BULL MOUNTAIN RD . TIGARD, OR 97224 2S109BD-07400 WESTGATE JOHN B AND GRETCHEN R 14670 SW 136TH PL TIGARD, OR 97224 • 101 Charlie and Larne Stalzer 4781 SW Juliet Terrace Ipgard, OR 97224 Craig Smelter _ PO Box 1467 Tualatin, OR 97062 Harold and.Ruth Howland 13145 SW Benish Tigard, OR 97223. Kevin. Hogan 14357 SW 133 Avenue Tigard, OR 97224 Gretchen Buehner 13249 SW 1361 Place Tigard, OR 97224 CPO 4B Holly. Shumway,.Chair 14535 SW: Woodhue Street Tigard, OR 97224 Beverly Froude 12200 SW Bull Mountain Road Tigard, OR 97224 Barry Albertson 15445 SW 150th Avenue Tigard, OR 97224 John Frewing 7110 SW Lola Lane Tigard, OR 97223 qPO 4B 16200 SW Pacific Highway, Suite H242 Tigard, OR 97224 CITY OF TIGARD - WEST INTERESTED PARTIES (ov. I of I) (i:\curoIn\setuD\I2bels\CIT West.doc) UPDATI 102 Jar hear txj daA, ~ED ~ APPEAL FILING FORM R~gY FOR LAND USE DECIS ?446 CITY OF TIGARD .T1Ggq 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 FAX: (503) 68~F9'P ARD The City of Tigard supports the citizen's right to participate in local government. Tigard's Land Use Code, therefore, sets out specific requirements for filing appeals on certain land use decisions. The following form has been developed to assist you in filing an appeal of a land use decision in proper form. To determine what filing fees will be required or to answer any questions you have regarding the appeal process, please contact the Planning Division or the City Recorder at the phone/fax listed at the top of this form. GENERAL INFORMATION FOR STAFF USE ONLY Property Address/Location(s) and Name(s) of the Application Being Appealed:ltl1LSO A/ & n (.E At 0. Z So 13. Case. No.(s): `u-bo?Itb5 -00 0 Q,a Case Name(s): Vji)Aon Riche jkl(). f 32So 413?-16 -SW BvLL MQv xITAJ~J t20A D Receipt No.: ob[~ - a $ How Do You Qualify As A Party?: Vj M41 21 sro A1v77tJ _,,dTip 3 o v iuc ► R y Application Accepted BY: Date: 17-0(0 Approved As To Form By: Appellant's Address: 14$00 . 5 W X33 R~ Date: City/State: 1 /~141Ld _ t}g Zip: 97Z?1(- Denied As To Form By: Day Phone Where You Can Be Reached: 0'J) ~v3'1, G ZZ1- Date: Scheduled Date Decision Is To Be Final: S - /8 • o& Rev. 7/1/05 is\curpln\masters\reAsed\appeal.doc Date Notice of Final Decision Was Given: 5- 3 -o Specific Grounds For Appeal or Review: REQUIRED SUBMITTAL ELEMENTS R F-1.( EVE i f~f/5 Peo_Tac T Gg- ATE 5 ✓ Application Elements Submitted: QN Da 1 M PACE o Al MY PR )PF_2T`l SEE u ❑ Appeal Filing Form (completed) _D ~F S 17E 1149 / g. Mo. 4 30 qq E] Filing Fee (based on.criteria below) Ar-TS ➢ Director's Decision to Plannin Commission $ 250.00 .l- T~ DD 9.5 M07` AE&A 2 T441 T646 P Expedited eview (deposit) $ 300.00 - D Hearing Referee $ 500.00 P2 o Po 5 ~D ! /7• LOT S (J f5 b 1 ~/J S / D.( M J5~ ➢ Planning Commission/Hearing's Officer to City council $2,387.00 ip(+ Transcript) -74E M114. LOT /ZE AVE-94&F- AS bF_7P_t2M i NFD -23Y -41 -1.o? , KEA 4,12410Zo6 Signature(s) of Ap ellant(s}: • jh Lo T SIZE Ayarz 4G I p1 G ifs 4 0 o zo b 1-6-1 xu I DTU iAS MFSuIZAP Al Th~E .0 M MA N V t t W ~>u v~ L e Pl` 7~1~ €zi N t i owl 103 t t t APPEAL. FILING FORM 'FOR LAND USE DECISIONS (Cont'd.) 18, 120 030-S`j_, in- Tg1C MIM La T WtDTI4 /5 EX MABLEI85/o,z Pr, ti R.-7 zoutNn, A Lo 5 #4 - 17- '7">-t- ~ ~E~t 7-L~ 2 L t E' }2,4 i u s PP~t12 5 r0 I.4o ~ ~ Fog 5 'r R ~ ~'f ,4 -T A 15 15 L - 5 5 14A N TYE M t ~.f 16e.' THE C o T Pubttc Zmp2ovr-mgmr bEs/aw s-rAAloAtZbs 846 IZ `rA-8LE b-1_ `T"#EtZE /S AN FxGEAT!o.y ►`o -AAT ST.LNbd D ByT oML.Y FD 1Z GyL- DE- ShG'S j ARourag sT12Efi15 MvST MF-ET THE ,sT'AN bA2D. S5r12EET "A" 1s P2oPaso> To St= A, 1ulkov&N SzRFEr_ 'fi4E- -Pt..Am sw5m rrrb xgr7w rNE AppLic.Anoj sf 6w-<, AEK/NG 661~ CLUE- S WE o F THE ST2EF-r C SA6FT 9 SEGTIOM 1/f tL G6mmEt4 V9-orhENGY's 7"7Etit '04 57-A'Es Mo IRAEK-I/VG oA, llcT<l 51D,"S '1`ofL J?,oA bS L.~SS -MArf ZG' TIDE 'APPlie-Alu S D~si~ur s.~ou/s Z4t -'gEe-EFogF Alo eAR--'INe' 5#ouLD BE , ~ Lot,✓~>~~~2TuQ Tr,~ VAL-L F-Y Ft R.E. P-E Sc-u s . 744 Ric-p-tu T bFiuri-aip tEar or C3,4rEE2Sox1 Lu_ 7-/Ieova" 71Az r--- s AlcP- D L o Y R-.rE Y S Me p-1 I, ExsA„rr J~iurEt M%t w i FE AN b S b i b ,AL D T w A u T i W.E 20An dint b 141ga-V U,&7- Gome- KALSAxm CDdz tr w9axi `TgA77 PDtZrrDAt ',Q)5 4201e- REQREje-rY "S M t vet -rg F- u o gn- N e a ju Poe? t o ^i o y v xt ~2y PEA T [S S v >3 s Ec'f Ty AbbtTION AL LinS5 1r- -rgis sua blyismat is APet.? DyCn iv,7,# a p-d5Ap Qni b j2A.41>, ZT YVO'r-l L!( 1tirILL was i r-c ~ TIDE Loss o f QA o 2 T --Wt) 13 u, L-b,n4r Lp1"s,. avT ALSd i i4E- i3 yg-b,Exi of C,!2mPLE7i yG 'A" ST 2E: ET To CD aare--r i o U77~&<bAf LA( SAL 7f~~ r--Z~Aer- 7EF "A" ST2EE-r w001-D €Ai10 /A/ A CUL-,1 . s e._ A/D AbbrTio•y.QL c.osTS wo u L b IEr I AIc&,d2 F o 8 Y--2w-17W no FAf-7-Y AAt o r>yE AMEA< a F i }4 E. -hr--V F_ L o PE/L G-o e- - > IjL 15AS I[-Y mg- 7-, 104 CITY OF TIGARD ~vvo . 13125 SW Hall Blvd. • *lPM R2-1F*Tigard, Oregon 97223 (503) 639-4171 Receipt 27200600000000002418 Date: 05/17/2006 Line Items: Case No Tran Code Description Revenue Account No Amount Paid SUB2005-00022 [LANDUS] Appeal DD to HO 100-0000-438000 250.00 Line Item Total: $250.00 Payments: Method Payer User ID Acct./Check No. Approval No. How Received Amount Paid _ Check JAY & MEG LARSON CAC 10199 In Person 250.00 Payment Total: $250.00 0 U" pt.rpt Page 1 of 1 , I b. Any party who was mailed written notice of a pending Type II administrative decision; c. Any other party, who demonstrates by clear and convincing evidence that they participated in the proceeding through the submission of written or verbal testimony; .2. Appeal procedure. a. Notice of appeal. Any party with standing, as provided in Section G1 above, may *appeal a Type H Administrative Decision by filing a Notice of Appeal according to the following procedures; (1) Time for filing. A Notice of Appeal shall be filed `with the Director within ten business days of the date the Notice of Decision was mailed; (2) Content of notice of appeal. The Notice of Appeal shall contain: (a) An identification of the decision being appealed, including the date of the decision; (b) A statement demonstrating the party filing the Notice of Appeal has standing to appeal; (c) A detailed statement of the specific issues raised on appeal; (d) A statement demonstrating that- the ' specific issues raised on appeal were raised during the comment period, except when the appeal is filed by the applicant; (e) Filing fee. (3) All Notices of Appeal for Type II Administrative Appeals shall be filed with the Director, together with the required filing fee. The aqiount of the filing fee shall be established by the Director. The maximum fee for an initial hearing shall be the cost to the local government for preparing and for conducting the hearing, or the statutory maximum, whichever is less. b. Scope of appeal. The appeal of a Type II Administrative Decision by a person with standing shall be limited to the specific issues raised during the written comment period, as provided under Section_ 18.390.040C, unless the Hearings Officer; at his or her discretion, allows additional evidence or testimony concerning any other relevant issue. The Hearings Officer may allow such additional evidence if he or she determines that such evidence is necessary to resolve the case. The - intent of this requirement is to limit the scope of Type II Administrative Appeals by encouraging persons with standing to submit their specific concerns in writing during the comment period. The written comments received during the comment period will usually limit the scope of issues on appeal. Only in extraordinary circumstances should new issues be considered by the Hearings Officer on appeal of a Type H Administrative Decision; c. Appeal procedures. Type III notice and hearing procedures shall be used for all Type II Administrative Appeals, as provided in Sections 18.390.050 C - F; Decision-Making Procedures 18.390-8 SE Update: 10104 106 4 rr~""...r~" R~W lph R~W 46' - 24' $ 12. C/L 12' 0.5~ P.U.E. COMMUNITY ~ ~-0 5 TRAVEL 5' 7' p DEVELOPMENT ( \ I P.U.E. RAVEL A2KING I ( ~ ~ I f \ ~ ~ 5' G.5' ( ~ 5' S' 5' S~ 3.57 2.0% I 9600 SW Oak, Suite 230 ~ ~ 2A9 3.5% _ I I Portland, OR 97223 e. ~ . ,a, I ~ ~ SIDEWALK r_ CURB P.ND [T] 503-452-8003 [F] 503-452-8043 i. 4m f, ~ { G ~ . \ GUTTER www.alphacommunity.com I 5 . 4 ~ .9 _ I ~ I g `4"` ~ 'A' STREET I;,- s ,'^a. 'S \ ( I, ~ NOT TO SCALE I~ . ~ \ I I REVISIONS ~ ti, \ I 7 317 SF , 1~ ~ ~ I ~ 8 387 SF r~. s . I, Q ~ ' N \ ~ C/L NO. DATI' DESCRIPTION . o. ~ 0 ~ e I....._~.. ~ w , I ~ ~ ~ ~ R~W 35.0' a i ` ~ ~ ~ f ~ r' s ~ i . QO, I ' , I I I i /Q ~ --0.5' NOTE. I ~ 5 959 SF ~ 2 "O \ ~ ~ SAWC~.~T L NE a I I 4, 500 SF I ~ . I 5.0. MINIM~~M I'~SIDt I , SF I I 5a7o . i ~ i~ . \ ~ .5' EXIS1fNG ED~~ \ \ PLASTRIP 14.0' I~ PAVE~~ENT r ~ 5 I ~ ~ . I~ . _ , , ~ 5 376 SF ~ i I ~i 01 ( i r . I 50,0- , \ ~h ~ _ ~ ; 6.0' MAX. Q z ~t' VISION ~ i o o h ~ ~ t 3~ E~ I o. 60 ~ , 2A~ VARIES Iu~ ~ ~~EaRAr`ICE ~ti . i Sao 4 o ~ ~ ~ I ~ I i T ~ ~ TYP. I • f ~ , ~ N I f , I . fi r - ~ ~ ' \ ~ SIDEWALK I~ f s SF o , f ~ 4, 518 ~ , ~ ~ ~I I I ~ ~ ~ ~ / . i I ~ S ~ • I\ ~ . I o" \ 44.0 m BULL MOUNTAIN[ RD . 4 i ,J. f , . ~ T S ~ 15' ROW DEDICATION REQUIRED if f f r 'i ' STREET ~ - U A - ~ 1+00 ~ , a a,a cF NOT TO SCALE W 133RD AVE o 2+00 c 12+35.21 S + _ ~ X19 ~~0 ~ ~ N ~t ~ ~ c0 N} r - - - ~ ~:,E`~I y Y.:. 11 I_;. a' W ~ ~ Q f ' ~ 1' . i. ~ I 1 ~ i . ~ , ~ .0 28.0 22.1 `..r'. ~ _ ~ ~ ~ 41.0 50.0 ROW 50 8 PUE " rn E x ~ ~ , 4 ~ ; j j rn a , ~ ~ ~ a~ = I { ~ ~ I I I . I_ I I~ (I ; , L i "1 5 ~ ~ ~ ~ I~ ~ ~ ~ ~ ~ , ~ r I• ~ SF ~ 180 ~F , l .4,238 I 4, ~ I I, ! U , c` I 281 SF ~ ~ = 4 i ~,,~,717 t ~i~ ► ~ ~ ! ' a a i II f i S ~ , L...,_ i r s. I f f i f ~ 5. X0.0 50.0 44.4 - - 55,0 50.0 ~ I 0 ~ q ~ I I - - i I I FUTURE E x TEr~~,;~' C= c~~.ET I _ _ t. i _ - _ ~_____._-1  - I ~ I 1, a COMMUNITY DEVELOPMENT - SITE -P SITE PLAN Zl- A ZrALE. PROJECT NO.: 402-027 TYPE: PLANNING SCALE DATE: 01/06106 40 p 20 40 80 N M ~ 1 IN = 40 FT 'ID 00 b ci ~ H jdh N:\proj\402-027\dwg\Planning\17-LOT\40202751TE.dwg-SFIEEf:SITE Mar16;?p05-9:21amjdh 107 "a COMMUNITY I ~ I DEVELOPMENT I I ~ I s I 9600 SW Oak, Suite 230 Portland, OR 97223 F" ~ ~i C.. A ~ • i. ~ \ [T] 503-452-8003 [F] 503-452-8043 , L • I 5 ~ www.alphacommunity.com 3 \ . s i I I ~ 9 I~ 9 , r~ ~S I; . ~ ~ . i; ~ ~ ~ I; r. REVISIONS r` ~ I 7,317 SF 1~ ~ , 8, 387 SF ~ I I 0 ~ ' 0 NO. DATA DESCRIPTION I I '1 ~,-n-..,,..-.,.,. ~ a ; ~ . ~ ~ e ~y4 t~ S ...M.. ,.....90..0,_,.. i I S0~ i ~ I i ,0, I i , R_ I I ~ 959 SF ! 5, , 2 i . Y k' ~ ~ I I ~w 5aa sF i ; ~ . i 4, ~ , . R_~ SF I I (5,x74 , ~ / / A I 5 ( I _ ,.....m_..f s I SF / 5, 376 3t?~ VISION ~ o o ~ ~ ~ a ~ - - I ~ ~.~.~.ARANCE 1 o 4 ~ 3~ M f N I _ ~ 1 ~ A, ~ 4, 518 SF o I .I dl r~ ~ I s L Y y . '0' ~ 44, ~ ~ - 0 ' 11 l ~ ~ ~ 00 A STREET - , - 1 ~ , VE ~ 3+00 v~ . 21 SW 133RD A ~ ~+OO 2+35 + o , 1 , ~ F ~ ; ~19 a80 N ~ ~ ~ ~ r -~-..1 1- • I P ~ 7 " ~ ~ ~ ~ W 50.0 28.0 2z. ~ ~ ~ ~ 41.0. 50.0 Ra O L ~ \ ~ N' - - w ~ ~ 8 PUE ~ ~ M ti ~ fir I ~ ~ ~ E o } 1 1- . . ~ ~ _ ~ I '~3 _ 5 ~ ri I f ~ ~ ~ I _ ~ aa _ II ' i i f ~ ~ tir I' SF ~ ~ 180 ,.F l .4,238 ( 4, it I U I 281 SF I ~ 4 , i ~;,.~',717 , ~ ~ 1 ~ s ~ ~ ; h l! ~ ~ ~ A ? , f (f( . i ~ ~ I~ ! I 1 ~ . 14. . I ~ ,4 5. 44 50.0 55.0' 50.0 - - - 95.6' I ' 0 J; ~ i - - FUTURE E~~TE~,~;~,,~, i ~ r 6 L ~ - _ _ ~ i L. I i ' I  J A-, alpha o r--, COMMUNITY DEVELOPMENT SITE P SITE PLAN C ~I A L E: =cALE_ 40' 402-027 PROJECT Nfl.. TYPE: PLANNING SCALE DATE: p1/06106 ~a N 40 0 20 40 as 03O 1 IN = 40 FT ID jdh N:\proj\402-027\dwg\PlanningU 740T\402027SITE.dwg -SHEET: SITE Mar 16 ?006 - 9:21am jdh fi R/W x, RAW 46' 24' 8~ 12' 12' 0.5=- P.U.E. COMMUNITY ~ ~ I -0.5~ D P.U.E. TRAVEL 5' 7' ~ i ' ~ RAVEL ARKING DEVELOPMENT I I I ~ , 5. 5' S 5 i 9600 SW Oak, Suite 230 ~ ~ 2A7 3.5~ 3.5~ 2.0% Portland, OR 97223 . ~ ~ . a,. ~ ~ I ~ I SIDEWALK r- CURB PND [T] 503-452-8003 [F] 503-452-8043 I 5 ~ ~ i GUTTER i I , I www.aiphocomri-iunity.com i ~ 9 ' I : 9 z. 'A' STREET ~S ~ I : ~ ~ I; NOT TO SCALE o^ I : REVISIONS 1 7, 317 SF , . I~ ~ 8 387 SF} j I i 4y"~., 6p ~ _ 4. NO. DATE DESCRIPTION M4,. , ~ a . ~ a I ' RAW ~ ~ 35.0' 1 . ~ ' , • ~ .....90.0..... .a i 1 t SOS I ~ + - . p, ~ ~ I i 959 SF , i 5, . 2 i E o R I I I al I 500 5F 1 ~ I 1 ~s 5,070 SF , j / , . I I ' ~ ( I I _ _ i ~ SF / • 5,376 - ~ f~ ~ . I ' ~ ~ I f, ~ I ..._$0.0...., . _ 3~ VISION ~ ~ o o I , f~' ~ ~ t E I ~ ~~EARANC ~ 4, -r~~~,~ , TYP• ~ I I ~ I J ~ I~ I , 4,518 SF o ► •I ~I ~ / ,4:.. ~ ,,w ~ , _ _ ~ , r ..a _.._......r ._.t I I U - - - - - N ~ -i-- - 1. ' '0 ~ 44 ' I ~0 • STREET - s, 1 +00 A i ~ ~ ti, SW 133RD AVE o .~+oo < ~ ~ 3+00 - ~ t 12+35.21 + ~ _ 1, ; , , ~ ~ Q . F N °d. ~ . 1 ~ , N . • t. ' ( Y / , ' ~ OW 50,0' 28.0 22,1 41.0 50.0 R 0 / G~ 8 PUE . u.., .r .,......~......v ~r. _ . 1 i ~ i t ~ 3 1 } ! ~ 1, ~ o } ~ ~ i f ~i I i 14 ~ ~ + ~ I . I - : 4 - f - - - ~ _v _ _ 1 , I- ~ I: ~ t S IE ~ 5 ~~~x~~ ~ ~ SF ~ 180 ~F ; ~ .4,238 I 4, . I I ~ I 281 SF ~ . I 71 i 4, li F E t A f I 1 ~I ~ _ ~ i, ~y_..w... _ ~o.o' I ~ 5. ' 0.0 50.0 44.4 ~ 55.0 5 _ _ I _ 0 ~ 4 ~ ~ ~t _ _ I FUTURE Ex T~;;~;~,,•, (i`- ~~~Y I 4 i 1 ~ i _ I ~J  i alpha CD COMMUNITY DEVELOPMENT SITE P etTC QI dN - - - - - - r r SCALE: t PROJECT NO.: 402-027 TYPE: PLANNING DATE: 01106/06 v ~ N 75 rf) M CT 03O ..n oo Idh 109 e~ f ~t ~m.w.~+"'""rl~ {4{4 j X41 R/w R ~W 46' p ha 24' 8~ 12' ~ 2 0.5=-- P.U.E. COMMUNITY \ ~ `-0.5 TRAVEL 5' 7' p I I ~ P.U.E. RAVEL A2KING DEVELOPMENT I I ~ ~ ~ I i i 5' 5' \ 5 5~ ~ 2.0% 3.5% 3.5~ 2.0% 9600 SW Oak, Suite 230 \ fi- . ~ . . =n. Portland, OR 97223 ~ ~ I ~ I SIDEWALK CURB AND [T] 503-452-8003 [F] 503-452-8043 i ~ g.2 ~ GUTTER j 3 ~ I I www.alphacomn unity.coni 9 ~a ~ I ~ 9 s •S~ ~t . 'A' STREET I: ~ ~ I; NOT TO SCALE icy ~ I REVISIONS o l; ~ ~ I 7 317 SF •:;~1 II 1 ~ ~ I } 8 387 SF • ~ ~ ~ I i ~ 0 ~ 0 N ~ R/W NO. DA.TI' DESCRIPTION ~ ~ . ~ , . _ \ ~ ~ 35.0' ' .w. .sue T-+ Y - ~ ____..1 -T :........90.0'.......... ~ ~ j_ I s I , o, o, I ~ ~ II ~O I ---~_5~ NOTE: I 5 959 SF I ~ ~ SAWC!~T ENE ~ ~ a ~ I I p ~ s I . 't 4, 500 SF I •a i 5 Q. F MINtM~JM I`lfSiC't I I ~ ~ SF I 5, 070 ~ I , / / , ~ ~ ~ 5 . I . 5,376 SF ; I 84.0- _ ~ VISION ~ o o ( y ~ 3 f I E ( c,~E.ARANC l ~ c~ ~ ~ 80Q _a, 4 TYP I ~ ' ~ ~ ~ ~ _ ~ ~ - ~ SF ~ o ~ ~ ~ 4, 518 I ~ } ~ . z ~ ~ ~ -1-- - '0' ~ 44,p ~ ~ r` ~d~ t , ' .r. [~~5 00 A STREET - I°a v; 1+ ~ ~ 3 AVE ~ ~-o0 3+00 ~ti 35.21 SW 13 RD + o 12~- ~ - ~ 1 1 ~ co ~ ~ i 1 1 ~ 9 ~ t~. ~ ~ ~ w 50,o Zs.a 22 ~ ~ ~ ~ 41.0 50.0 RO • ~,i k~ I,.. ~ ~ i. ~ \ 1 ~ ' f ~ y ~ ~ II +I . c~ ~ i , . ~ ` I ~ I ~ ~ ~ ~,~t ~ SF ~ q 180 ..F I I .4,238 I I I ~ I ~ c~. I 281 SF I I 1 4 ; ~ r~i , . 4~, 717 j I~ I a t i i ~ i ~ f I ~ 4. ,,:.1 . !s - ~ k.. , gin, 1 t 1 ~O.o I .4 5. 50.0 44 r_ - 55,0 50.0 9 5.6' M 0 ~ 4 t,~ 7 i e FUTURE Ek~TE~~~a~~~,=', U~ i I i ~ ( _ _ ~J  1 alphaG COMMUNITY DEVELOPMENT ~ M. SITE P SITE PLAN- »w A27 CA ' l PROJECT NO.: 4g2-0 ~x TYPE.: PLANNING DATA 01/06/06 ~ N P4 0 o o oo an cn ► c~a ~ I"'' jdh 'T 110 k 1 r I ;'S i^i1Y ..r~~ h r R/W R ~W 46' p ha 24' 12' ~ Z 0.5'--- P.U.E. COMMUNITY --0.5~ D ( I ~ P.U.E. TRAVEL g~ 7' RAVEL ARKING DEVELOPMENT I I ~ I \ ~ I ~ ~ 5' G.5~- 2.0% 3. I ( 9600 SW Oak, Suite 230 ► k. . Portland, OR 97223 • d, [T] 503-452-8003 [F] 503-452-8043 , ~ ~ I ~ .2 5 ~ 3 ~ I SIDEWALK r- CURB PND i GUTTEF2 i ' I ~ ~ ! I www.a lphacommu nity.com I . 9 .s~ A I ~ 'A' STREET \ • \ It NOT TO SCALE i ~ ~ ~ Vo I} ' .A REVISIONS ~ ~ ~ ' 7 317 SF ~ ~ , ~ 8 387 SF ~ ~ ~ ~ RAW L/L NO. DA.TF DESCRIPTION _w, Q. q~ ( ~ a: . ' l . ~ ~ I 35.0' . A ~ ~ n'y+. ~ ~ ~ 'fit 90.a,..._. ~ I , _ ~ f s0~ T ~ - , Q• ~ ~ t. I ~i I ! ( I ~ SF ~ • , 5,959 2 i ~ ~ ~ a t I I I o I r ~ ~ `~ti 4 500 SF , I ~ % ; , ~ 1 , , ~ I F I I i n• , 5,070 S ~ , / ~ , 5 J I I ~ . 5 376 SF i ; i I i; s0,o- VISION o o ► ' 3l, f ~i ~ I . ~ E ( o' ~~.~ARANC ~ o ~ ~ ~U4 . 4 ,,*~~~~~l~E TYP. • I , ( ~ - 1 I i ~4 i F ~ / 4, 518 SF o , ~ I ~ ~ 5 t~w ~,w s~ ~ ; ; p' \ ~ 44.0 ~ . a ~ Il !1 1 ~ . ~ 'V vi 1+00 A STREET - ~ t 3 D AVE ~ 4~ o ~ , 3~+00 U +35,21 SW 13 R + o I ~+a _ ,e~ ~ F 12 ~y ~ ~t iii ~ N ~y4 t r " ( ~x f~ ' ~ 50.0' ROW 50.0 28.0 22,1' p 41.0 _ N' ~ . , 8 PUE ~N .~w ~ ~ ~ ~ i { ~ ► ! ~ S •e f ~ i i i1 ! ~ t rn l ! r st v { ~ { L~ I , { ! I 'Q; ! -E E , y. , ~ I I ~ , 1 ~ I ~ ~ i ~ li 9 . ~ ~ ~ SF ~ ~ 80 SF ~ o - ~ I .4,238 I 4,1 , I , I I „ c~. I 281 SF ~ , ~ r~ .4~ 717 a~ 4, , ; I , ! ~ E ~ i C r I! • a F ' ~ I ► I! ! i E _ i 1 E., I ' ~ ~d.~~ 11 1 l~ ' 50.0' 44.4 5• 55,a 5a.o _ - - - _ - 9 5.6' . _ _ I ~ ' 0 ~ z ~ I , , v. I EUTI,RE I l l~ ~ I ~ _ ~J  i r' b r alpha COMMUNITY DEVELOPMENT ~ i SITE P `C- ALE: t PROJECT NO.: 402-027 TYPE: PLANNING DATE.: 01106106 a N cd .i M aN ~i ~F °o 1 00 dh ■ yyt 5 now MEMORANDUM TO: Land Use File, SUB2005-00022 FROM: Cheryl Caines, Assistant Planner RE: Correction to Condition #32 DATE: 5/12/06 An error was made affecting condition #32 of the Land Use Decision for file SUB2005- 00022. The decision was issued with the condition in the body of the report worded differently from the conditions list. Wording used in the body is correct and listed condition #32 should read as follows: The plat shall be revised to show a temporary easement near the dead end of "A" Street for an • emergency and service vehicle turnaround. A note shall be placed on the plat stating the purpose of the easement and that the easement will terminate upon the extension of the public street now known as "A" Street to SW Batterson Road. 112 i i AFFIDAVIT OF MAILING TIGARD I, Patricia L. Lunsford, being first duly swom/affirm, on oath depose and say that I am a Senior Administrative Specialist for the City of Tigard; Washington County, Oregon and that I served the following: (Ch~-k Appmpaze Box(s) Below) O NOTICE OF DECISION FOR: SUB2005-00022/TUP2006-00002 - WILSON RIDGE NO.2 SUBDIVISION (He No./Name Reference) AMENDED NOTICE ® City of Tigard Planning Director A copy of the said notice being hereto attached, marked Exhibit "A", and by reference made a part hereof, was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit "B", and by reference made a part hereof, on May 3, 2006, and deposited in the United States Mail on May 3, 2006, postage prepaid. l (Person repare otice) STATE OF OREGON County of Washington ss. City of Tigard Subscribed and swom/affirmed before me on the ~ day of , 2006. OFFICIAL SEAL DIANE h1 JELDERKS NOTARY pUj3uC-OREG0N COMMISSION NO. 373021 MY COMMISSION EXPIRES SEPT. 25, 2007 . N ARY PUBLIC CF OREGON My Commission Expires: 0 113 EXHIBIT.L NOTICE OF TYPE II DECISION "URBAN SERVICE AREA" SUBDIVISION (SUB) 2005-00022 WILSON RIDGE NO.2 SUBDIVISION ' (Includes a 34dayextension) 120 DAYS = 6/26/2006 SECTION I. APPLICATION SUMMARY "URBAN SERVICE AREA" FILE NAME: WILSON RIDGE NO.2 SUBDIVISION CASE NO.: Subdivision (SUB) SUB2005-00022 Temporary Use Permit (IUP) TUP2006-00002 REQUEST: A request for subdivide a 2.53 acre site to create 17 lots ranging in size between 4,180 and 8r38T square feet (5,016 square feet on average). The site currently contains 3 existing single family detached residences that wr11 be removed upon development. In addition, a Temporary Use Permit is requested for a model home/sales office. An appplication for annexation of the subject parcels has also been submitted concurrently with tFirs application for subdivision approval APPLICANT: Venture Properties, Inc. OWNER Rick & Cheryl Gimlin 4230 SW Galewood Street, Suite 100 14520 SW Bull Mountain Road Lake Oswego, OR 97035 Tigard, OR 97224 APPLICANT'S Alpha C:ommunityDevelopment OWNER DOUZ & Charlene Potter REP.: Attn: Ter yPalmer 13210 SW Bull Mountain Road 9600 SW Oak Street, Suite 230 Tigard, OR 97224 Portland, OR 97223 COMPREHENSIVE PLAN DESIGNATION: R-7; Single-Family, Medium-Density Residential ONE: R-7 Medium Densi Residential. The R-7 zoning district is designed to accommodate attached single-family, omen, tacked single-family homes with or without accessory and duplexes, at a minimum lot residential units, at a minimum lot size of 5,000 square, feet size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. LOCATION: 13280 and 13210 SW Bull Mountain Road; WCIM 2S109AC; Tax Lots 1900 and 2000. APPLICABLE REVIEW CRITERIA: Community Development Code Qiapters 18.390 (Decision Making Procedures); 18.430 (Subdivision); 18.510 (Residential Zonurg Districts); 18.705 (Accesress and Circulation); 18.715 (Density CAmputauon); 18.745 (Landsca and Screenrngj; 18.765 (Off-Street Parking; 18.780 (Signs); 18.785 (Temporary Uses; 18.790 (Tree Removal) 18.795 (Visual Clearance Areas); and 18.810 (Street and Utility Improvement Standardsj; and the Bull Mountain Community Plan. SECTION II. DECISION Notice is hereby ~rven that the City of Tigard Community Development Director's designee has APPROVED the above request The findings and conclusions on which the decision is based are noted in the full decision, available at C hyHall. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. All documents and applicable criteria in the above-noted file are available for inspection at no cost or copies can be obtained for twenWfrve cents (25C) per page, or the current rate charged for copies at the time of the request. CTION III. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at Cary Hall and mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies 114 Final Decision: THIS DEQSION IS FINAL ON MAY 3, 2006 AND EFFECTIVE ON MAY 18, 2006 UNLESS AN APPEAL IS FILED. Appeal: The Director's Decision is final on the date that it is mailed. Any party with standing as provided in Section 18.390.040.G.1. may apppeal this decision in accordance with Section 18.390.040.G2. of the T and Community Development Code which pro vides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal maybe submitted by anypartyduring the ayeal hearing, subject to any additional rules of procedure that maybe adopted from time to Eme by -appellate bo y. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON MAY 17, 2006. Ouestions: For further information lease contact the Q of Tigard Planning Division at (503) 639-4171, Tigard Qty Hall, 13125 SW Hall Boulevar~ Tigard, Oregon 97223. nmarr wrw SUB2005-00022 TUP2006-00002 VVILSON RIDGE H01 SUBDIVISION nTTT A FMTT-M I ary&.T16M R 5- GE 0~2 SUB WILSON Dry1510N h mite taY . 115 i '2S109AD-03300 I 25109AC-01500 ) EXH I B IT-(L ALVERTS ROBERT L & SHARON J DILLON DONALD LAND 14569- SW -180TH AVE 0 NADINE. •TIGARD, OR 97224 14840 SW 133RD TIGARD, OR 97223 2S109AB-01800 2S109AB-01000' . ARABSHAHI HAMID & ECF ALPINE "VIEW •LLC' ABEDINI AZEDEH 1310 SW 17TH AVE 14473 SW.134TH DR. PORTLAND, 'OR 9720.1 TIGARD, OR 97224 2S109BD-07800 t 09A&OOSOQ BALCOM RICK L 8<'" EC I IEW LLC SHARIN"A. ' 1310 AVE 14798 SW SCARLETT DR RTLAND, O 97201 TIGARD, OR 97224 2S709AD-03100 09A8 00900 BENNETT GINA M EC PI EW LLC 14605 SW 130TH AVE 1AVE TIGARD, OR 97224 R 97201 2S109AC-02300 2S109AB-01700 BERRY JEFFERY P EGGER JACOB L.& MARY MARCIA TRS 13175 SW BULL MTN RD 13395 SW BULL MTN RD TIGARD, OR 97223 TIGARD; OR 97224 2S109AC-00300' 2S109AC-02200 ' BOSLEY.DAVID A/PATRICIA L FORAN'PATRICIA A 14665 SW 133RD AVE 13145 SW BULL MOUNTAIN RD TIGARD, OR 97223 TIGARD, OR 97224 2S109AD-02800 2S109AC-01900 BURTON MAXINE DEE GIMLIN RICK UCHERYL L 14661 SW 130TH ST PMB #305 TIGARD, OR 97224 15685 SW 116TH AVE KING CITY, OR 97224 2S I09AC-00100 2S109BD-07500 CASA TERRA LLC GUTTRIDGE RONALD D AND PO BOX 1082 KATHERINE M CLACKAMAS, OR 97015 14690 SW 136TH PL TIGARD, OR 97224 109AC-00200 " 2SI09AC-00400 CA TER LLC HARPER THOMAS F & CATHERINE L PO 082 14635 SW 133RD AVE' CKA OR 97015 TIGARD, OR 97224 S109AB44200 2S109AD-03400 CLAUSS JAMES M & LORRAINE E HIRCSHMANN GUNTHER JR & MARISOL 14394 SW 133RD AVE 14547 SW 130TH AVE TIGARD, OR 97224 TIGARD, OR 97224 116 2S109AC-00500 2S109AB-01100 HUMMEL B W & GERALDINE B PALMROSE DAVID H & SONU C 14695 SW 133RD 13265 SW BULL MOUNTAIN RD TIGARD, OR 97223 TIGARD, OR 97224 2S109AC-00900 2S109AC42000 KILLINGSWORTH SEAN & POTTER DOUGLAS C & CHARLENE N KILLINGSWORTH BRENDA K PO BOX 231226 . 14925 SW 133RD AVE TIGARD, OR 97281 TIGARD, OR 97224 2S109AC-02400 2S709AC-00600 KNUDESON KIM & RIETMAN SHAWN C & B JORINE REBECCA 14715 SW 133RD AVE 13125 SW BULL MOUNTAIN RD TIGARD, OR 97224 TIGARD, OR 97224 2S109AC-01800 2S109AC-00800 LARSON JAY W/MARGARET ANN RISSMILLER RONALD W & 14800 SW 133RD DIANE L TIGARD, OR 97224 14845 SW 133RD AVE TIGARD, OR 97224 2 09AC-01600 2S109AD-02900 LAR NJ /MARGARET ANN STEWART RANDY A & LENORE K 1480 133RD 7712 SW LOCUST ST T ARD, OR 7224 PORTLAND, OR 97223 2 09AC-01700 2S109AC-02500 LAR SM)Alf W/MARGARET ANN SURVIVOR'S TRUST UNDER PRICE FAM 148 3RD RESIDUARY TRUST UNDER PRICE FAMLIY T4tARD, OR 97224 C ELIZABETH PRICE/LEE GODDARD SQ 4875 SW 78 AVE NO 241 PORTLAND, OR 97225 2S109AD-03200 2S109AB-01400 LARSON TIMOTHY & JANENE SWAN ROBERT J DONNA B. 14583 SW 130TH AVE 13285 SW BULL MTN RD TIGARD, OR 97224 TIGARD, OR 97223 2S109BD-03300 2S109AG-00700 MARSHALL J G & TAYLOR JAMES M FRIEDE KARLA A 14795 SW 133RD 13580 SW TARLETON CT TIGARD, OR 97223 TIGARD, OR 97224 2S109BD-03200 2S109AD-01300 MCGUIRE GRANT & SUSAN TIGARD-TUALATIN SCHOOL 13570 SW TARLETON CT DISTRICT 23J TIGARD;OR 97224 6960 SW SANDBURG ST TIGARD, OR 97223 S109AC-02600 2S109AC-02100 ONAHM KEVIN I & ALICE S TIGARD-TUALATIN SCHOOL DIST 23J 13135 SW BULL MOUNTAIN RD Go RIDER ALBERTA LIFE ESTATE TIGARD, OR 97224 ATTN: BUSINESS MANAGER 6960 SW SANDBURG ST TIGARD, OR 97223 117 I J 2S109AC-01400 UTZ FREDERICK R MADALYN 14880 SW 133RD of IGARD, OR 97223 2S1096D-07600 VANHOUTON MARIA 14710 SW 136TH PL TIGARD, OR 97223 2S109AD-03000 VOYDAT JOSEPH B & BETHANY L 14627 SW 130TH AVE TIGARD, OR 97224 2S109AB-01600 WESTER JOHN W & PEREZ MARIA E 13379 SW BULL MOUNTAIN RD TIGARD, OR 97224 2S109BD-07400 WESTGATE JOHN B AND GRETCHEN R 14670 SW 136TH PL TIGARD, OR 97224 118 Charlie and Lane Stalzer* 4781. SW Juliet Terrace Wigard, OR 97224 Craig Smelter PO Box 1467 Tualatin, OR 97062 Harold and Ruth Howland 13145 SW Benish Tigard, OR 97223. Kevin. Hogan 14357 SW 133rd Avenue Tigard, OR 97224 Gretchen Buehner 13249 SW 136th Place Tigard, OR 97224 CPO 4B Holly. Shumway,.Chair 14535 SW Woodhue Street Tigard, OR 97224 Beverly Froude 12200 SW Bull Mountain Road Tigard, OR 97224 Bart' Albertson 15445 SW 150th Avenue -Tigard, OR 97224 John Frewing .7110 SW Lola Lane Tigard, OR 97223 StPO_ 4B 16200 SW Pacific Highway, Suite H242 Tigard, OR 97224 CITY OF TIGARD - WEST INTERESTED PARTIES (ov. I of 11 (i:\curoln\setuo\Iabels\CIT West.doc) UPDAT 119 i AFFIDAVIT OF MAILING TIGARD I, Patricia L. Lunsford, being first duly sworn/affirm, on oath depose and say that I am a Senior Administrative Specialist for the City of Tigard, Washington County, Oregon and that I served the following (Chink App-p.- Bos(s) Bd-) D NOTICE OF DECISION FOR: SUB2005-00022/TUP2006-00002 - WILSON RIDGE NO.2 SUBDIVISION (Fae No./N=e Refamce) AMENDED NOTICE ® City of Tigard Planning Director A copy of the said notice being hereto attached, marked Exhibit "A", and by reference made a part hereof, was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit "B", and by reference made a part hereof, on May 3. 2006, and deposited in the United States Mail on May 3. 2006, postage prepaid. (Person that Pre Notice) STATE OF OREGON County of Washington ss. City of Tigard Subscribed and sworn/affirmed before me on the day of , 2006. OFFICIAL SEAL DIANE M JELDERKS NO COMON NO. TARY PUBLIC-OREGON MY COMMISSIIO MIE IRES SEPT. 25, 2007 1XDX NOTARY PU`BL C OREG N / My Commission Expires: 5 ~7 0 120 EXHIBIT. NOTICE 'OF TYPE II DECISION - "URBAN SERVICE AREA": - SUBDIVISION (SUB) 2005-00022 WILSON RIDGE NO., 2-SUBDIVISION (Includes a 30-day extension) 120 DAYS = 6/26/2006 SECTION I. APPLICATION SUMMARY "URBAN SERVICE AREA" FILE NAME: WILSON RIDGE NO.2 SUBDIVISION CASE NO.: Subdivision (SUB) SUB2005-00022 Temporary Use Permit TUP2006-00002 REQUEST: A request for subdivide a 2.53 acre site to create 17 lots ranging in size between 4,180 and 8,387- square feet (5,016 square feet on average). The site currently contains 3 existing srrlgle-family detached residences that will be removed upon development. In addition a Temporary Use Permit is requested for a model home7sales office. An application ?or annexation of the subject parcels has also been submitted concurrently with YU application for subdivision approvaL APPLICANT: Venture Properties, Inc. OWNER Rick & Cheryl Gimlin 4230 SW Galewood Street, Suite 100 14520 SW Bull Mountain Road Lake Oswego, OR 97035 Tigard, OR 97224 APPLICANT'S Alpha Community Development OWNER: Doug & Charlene Potter REP.: Attn: Jerry Palmer 13210 SW Bull Mountain Road 9600 SW Oak Street, Suite 230 Tigard, OR 97224 Portland, OR 97223 COMPREHENSIVE PLAN DESIGNATION: R-7; Single-Family, Medium Density Residential ZONE: R-7 Medium Dense Residential. The R-7 zo u~g district is designed to accommodate attac a sing e- arniry homes, etached suigle-family homes with or without accessory residential urnts, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. LOCATION: 13280 and 13210 SW Bull Mountain Road; WCIM 2S109AQ Tax Lots 1900 and 2000. APPLICABLE RE VIE W CRITERIA: Community Development Code Chapters 18.390 (Decision Making Procedures); 18.430 (Subdivision); 18.510 (Residential Zoning Districts); 18.705 (Access, E_ ress and Circulation); 18.715 (Density Computation); 18.745 (Landsca uig and Screening; 18.765 (Off-Street Parking); 18.780 (Signs); 18.785 (Temporary Uses; 18.790 (Tree Removal) 18.795 (Visual Clearance Areas); and 18.810 (Street and Utility Improvement Standards); and the Bull Mountain Community Plan. SECTION II. DECISION Notice is hereby given that the Qty of Tigard Community Development Director's designee has APPROVED the above request for both the subdivision and temporary use subject to certain conditions of approval. The findings and conclusions on which the decision is based are noted in Section VI of this Decision. NOTIci OF DEasION 121 SUB2005-00022- WaSONRMGE NO.2 SUBDIVISION t r CONDITIONS OF APPROVAL *THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY ON- SITE IMPROVEMENTS, INCLUDING TREE REMOVAL, CLEARING, GRADING, EXCAVATION, AND/ OR FILL: The applicant s a prepare a cover letter an submit it, a ong wi _a_nyy supppportingg ocuments an or plans that address the followin re uire ments to the CURRENT PLANNINGDIVISION, ATTN: Cheryl Gaines 503-639-4171 EXT 243. Tre cover letter shall clearly identify where in the submittal the required information is found: 1. Prior to commencing on.site improvements, the applicant shall submit PFI construction dran s that indicate the type and location of street trees along the public streets (SW Bull Mountain, SW 133`d, and SW "A" Street) for the G Forester's review and approval Spacing of such trees shall be in accordance with Section 18.745.040~,2.C of the Tigard Development Code. 2. Prior to commencing on site improvements, the applicant shall submit an erosion control plan that shows methods for re-vegetation of disturbed areas. All areas graded during subdivision development will need to be re-seeded and/or planted to ensure stabilization. 3. Prior to commencing on site improvements, the applicant shall submit a plan for review and approval showing a lot configuration that meets the minimum average lot size. 4. Prior to commencing site work the applicant shall submit a revised plan for review and approval that shows each lot having an average l6t width of at least 50 feet. 5. Prior to commencing site work, the applicant shall submit a revised plan for review and approval that meets the minimum access width requirements for any lot having a shared or individual accessway. 6. Applicant shall submit a revised tree mitigation plan for review and approval by the Qty Arborist. 7. Prior to commencing site work, the applicant shall submit security in the form of cash or other means acceptable to the City for the equivalent value of tree mitigation required (201 inches x $125=$25,125). If additional trees are preserved through the subdivision improvements and construction of houses, and are properly protected through these stages by the same measures afforded to other protected trees on site, the amount of the cash assurance may be correspondingly reduced. Any trees planted on the site or off site in accordance with 18.790.060.D will be credited against the assurance for two years following final plat approval. After such time, the applicant shall pay the remaining value of the assurance as a fee in-lieu of planting. Any planting by the applicant must be approved by the City Arborist. 8. Prior to commencing any site work, the applicant shall submit construction drawin s that include the approved Tree Removal, Protection and Landscape/Mite' ation Plan. The plans shall also include a construction sequence includin installation and removal of tree protection devices, clearing, grading, and paving. Only those trees identified on the approved Tree Removal plan are authorized for removal by this decision. Any tree that is located on property adjacent to the construction project that will have more than 15%. of its root system disturbed by construction activities shall be protected. 9. Prior to commencing any site work, the applicant shall establish fencing as directed by the project arborist to protect the trees to be retained. The applicant shall allow access by the City Forester for the purp ose. of monitoring and inspection of the tree protection to verify that the tree protection measures are performing adequately. Failure to follow the plan, or maintain tree protection fencing in the designated locations shall be grounds for immediate suspension of work on the site until remediation measures and/or civil citations can be processed. NOTICE OF DECISION 122 SUB2005-00022- WIISON RIDGE NO.2 SUBDIVISION I f 10. Prior to any Certificates of Occupancy the applicant shall ensure that the Project Arborist has submitted written reports to the City Forester, at feast once every two weeks, from initial tree protection zone (TPZ) fencing installation, through site work and ;adding construction, as he monitors the construction activities and pprogress. These reports must be provided to the City Forester until the time of the issuance of any Certificates of Occupancy. The reports shall include anchanges that occurred to the TPZ as well as the condition and location of the tree protection fencing. Ifythe amount of TPZ was reduced then the Project- Arborist shall justify why the fencing was moved, and shall certify that the construction activities to the trees did not adversely impact the overall, long-term health and stability of the tree(s). If the reports are not submitted or received by the City Forester at the scheduled intervals, and if it appears the TPZ~s or the Tree Protection Plan is not being followed by the contractor, the City canstop work on the project until an inspection can be. done b the qty Forester and the Project Arbonst. This inspection will be to evaluate the tree protection fencing, determine if the fencing was moved at any point during construction, and determine if any part of the Tree Protection Plan has been violated. 11. The construction plans shall show the pedestrian pathway to be constructed across lots 10 and 11. The applicant shall-prepare a cover letter and submit it, along with any supppportin documents and/or plans that address me ollow n requirements to the ENGINEERING DEIsARTi ENT, ATTN: HIM MCMILLAN 503-639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal the required information is found: 12. Prior to commencing onsite improvements, a Public Facility Improvement (PFI) permit is required for this project to cover street improvements and any other work in the public right-of-way. Six (6) sets of detailed public unprovement plans shall be submitted for review to the Engineenng Department. NOTE: these plans . are in addition to any dra required by the Building Division and should only include sheets relevant to public improvements. Pub acillty Improvement (PF1 pe~nni plans shall conform to City of Tigard Public win Improvement Design Standards, which are available at Catyl~all and the Cites web page (www.ci trgard.or.us). 13. The PH permit plan submittal shall include the exact legal name, address and telephone number of the individual or corporate entity who will be designated 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 willdelay processing of project documents. 14. 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. 15. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement ppermit, which indicate that they will construct a half-street improvement along the frontage of Bull Mountain at The improvements adjacent to this site shall include: A. City standard pavement section for a Collector street from curb to centerline equal to 23 feet; B. pavement topers needed to tie the new improvement back into the existing edge of pavement shall be built beyondthe 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. 6 foot concrete sidewalk with a 5 foot planter strip; F. street trees in the planter strip spaced per TDC requirements; G. street striping H a e t li g h ~ y o ; t a b y applicant's engineer, to be approved by City Engineer; d utilities; streetslgns (if ap )licable); driveway apron (if applicabl~e)); and L. adjustments rn vertical andlor horizontal alignment to construct SW Bull Mountain Road in a safe manner, as approved by the Engineering Department. NOTICE OF DECISION 123 SUB2005.00022- WILSON RIDGE NO.2 SUBDIVISION i 16. 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 o133rd Avenue. 'The improvements adjacent to this site shallinclude: A. City standard pavement section for a Neighborhood Route (local street) from curb to centerline equal Of Oet; B. pavement topers needed to tie the new improvement back into the existing edge of pavement shall be built beyondthe 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 nnoff; 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; FL streetlight layo~ ut by applicant's engineer, to be approved by Caty Engineer; I. underground utilities; street signs (if ap hcable); driveway apron (if applicable); and L. adjustments in vertical and/or horizontal alignment to construct SW 133rd Avenue in a safe manner, as approved by the Engineering Department. 17. The applicant's Public Facility Immpprovement permit construction draw%C, hall indicate that full width street improvements for Street "AincIuding traffic control devices, mailbox ters, concrete sidewalks, driveway aprons, curbs, asphaltic concrete ~ppavement, sanitary sewers, storm dra~na~e, street trees, streetlights, and underground utilities shall be insta]Ied within the intenor subdivision streets. Improvements shall be designed and constructed to local "skinny" street standards. 18. Profiles of Bull Mountain Road, 133rd Avenue and Street "A" shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. 19. Lots 3-9 shall not be permitted to access directly onto Bull Mountain Road. 20. Lot 1 shall not be permitted to access directly onto 133rd Avenue. 21. The applicant's plans shall indicate the location of proposed driveways for lots 1-4. 22. Prior to constriction, the applicant's engineer shall submit expected traffic counts to . support the "skinny" street section. 23. The construction plans shall clearly indicate the horizontal corner radii for Street "A" review and approval. 24. Prior to construction, the applicant's desr'gn engineer shall submit documentation, for review by the City (Kim McMillan), of the downstream capacity o} 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. 25. Any extension of public water lines shall be shown on the proposed Public Facility Improvement (PFI) permit construction drawngs and shall be reviewed and appproved by the Caty'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 witch the water Department prior to approval of the PH permit plans from the Engineering . Department and construction of public water lines. 26. The applicant shall provide an on-site water quality facility as re uired by Clean Water Services Design and Construction Standards (adopted by Resolution and Order No. 0~7). If the propperty is annexed ppnor to the land use decision beco final,' the final plans and calculations shall be arnitted to the E ' Bering Department (Kim McIVEM or review and approval prior to issuance of the site permit. In addition, a proposed maintenance plans be submitted along with the plans and calculations for review and approval. NOTIG? OF DEGSION 124 SUB2005-00022- WILSON RIDGE NO.2 SUBDIVISION I ~ 27. An erosion control plan shall be provided as part of the Public Facility Improvement (PF.) permit drawings. The plan shall conform to the Erosion Prevention and Sediment Control Design and Planning Manual, February 2003 edition." 28. 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 awayy from a street and toward adjacent lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. 29. The? ppli cant shall obtain a 1200- C General Permit issued by the City of Tigard pursuant to ORS 468.740 and the deral Clean Water. Act. 30. The applicant's engineer shall provide final sight distance certification for the intersection of Bull Mountain Road and Angus Place upon completion of the street improvements. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: The appp shall prepare a cover letter an submit it, a on~gg with ~~a~~nyy sitpp rungg documents an or plans t~iat address the following requirements to the CURRENT PLANNINGDIMON, ATTN: Cheryl Chines 503-639-4171 EXT 2434. The cover letter shall clearly identify where in the submittal the required information is found: 31. If the proposed plat is revised to include a joint access for any lots, the applicant shall record a reciprocal agreement ensuring access and maintenance rights. ~32. The plat shall be revised to show a tract at the dead end of "A" Street for an emergency and service vehicle turnaround. A note shall be placed on the plat stating the purpose of the tract and that it is to be owned and maintained by the adjacent property owners. The applicant shall prepare a cover letter and submit it, along with arty supppportingg documents and/or plans i iat address the following requirements to the ENGINEERINGDEFARTMENT, ATTN: HIM MCMILLAN 503-639-4171, EX 2642. The cover letter shall clearly identify where in the submittal the required' information is found: 33. Prior to final plat approval, the applicant shall pay the addressing fee. (STAFF CONTACT: Bethany Stewart, Engineering). 34. The apppplicant shall cause a statement to be glaced on the final plat to prohibit access along the project frontage to BuIlMountain Road for lots 3-9 and 133 Avenue for lot 1. 35. The applicant shall provide sr'gnage 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. 36. The applicant shall cause a statement to be placed on the final plat to indicate that the proposed common drivewa s) will be jointly owned and maintained by the private property owners who abut and take access from it (them . 37. Prior to final plat approval, the applicant shall complete the striping for the bike lane or pay $1,748.00 to the City for the striping of the bike lane along the frontage of Bull Mountain Road. 38. The applicant's engineer shall, upon completion of the public improvements and prior to final plat approval, submit a final sight distance certification for the intersection of Street "A" and 133' Avenue. 9. The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the Cats 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. NOTICE OF DEQSION 125 SUB2005-00022- WILSON RIDGE NO.2 SUBDIVISION ♦ GPS tie networked to the Citys GPS survey. ♦ By random traverse using conventional surveying methods. 40. Final Plat Application Submission Requirements: A. Submit for City review four (4) pa er copies of the final plat prepared by a land surveyor licensed to practice in Oregorn~ and necessary data or narrative. B. Attach a check in the amount of the current final plat review fee (Contact Planning/Engineering Permit Technicians, at (503) 639-4171, ext. 2421). C. The final plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05) Washington County, and by the City of Tigard. D. The right- of-way dedication for Bull Mountain Road (35 feet from centerline) and 133d Avenue (27 feet from centerline) shall be made on the final plat. E. NOTE: Was on Countywill not begin their review of the final plat until they receive notice from the Engineering eppartment indicating that the City has reviewed the final plat and submitted comments to the a pplicant's surveyor. F. After the City andp9 have reviewed the final plat, submit two mylar copies of the finalplat for qty Engineer s~gnatu. for partitions), or qty Engineer and Community Development Director signatures (for subdivisions). ° THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: The app cants preppare a cover letter an submit it, a on wn~ anyy suppppordg ocuments and/or hall plans that address the followin require ments to the CURREN PLANNINGDIVISION, ATTN: Cheryl Gaines 503-639-4171 EXT 243 The cover letter shall clearly identify where in the submittal the required information is found: (041. Prior to the issuance of building permits, the developer shall sign a copy of the City's sign compliance agreement. 42. Prior to issuance of any Certificates of Occupancy', the applicant/owner shall record a deed restriction to the effect that any existing tree greater than 12' diameter may be removed only if the tree dies or is hazardous according to a certified arborist. The deed restriction may be removed or will be considered invalid if a tree preserved in accordance with this decision should either die or be removed as a hazardous tree. 43. Prior to issuance of building ermits, the applicant shall submit site plan drawings indicating the location of the trees that were presd on the lot, location of tree protection fencing, and a signature of approval from the project arborist regarding the placement and construction techniques to be employed in building the house. All proposed protection fencing shall be installed and insppected prior to commencing construction, and shall remain in place through the duration of home building. After approval from the City Forester, the tree protection meas ures may be removed. CONDITIONS SPECIFIC TO THE TEMPORARY USE: 44. The applicant shall provide the planning division with proof that the lot has been surveyed and staked consistent with the preliminaryplat approval. 45. The applicant shall submit a written statement that holds the City of Tigard harmless of any consequences that could arise by allowing them to move forward with the building permit. 46. Sewer connection/erosion control permits shall be issued, and water~ qquality/quanti fees will be assessed at the time of building permits. STAFF CONTACT: Building Permit Technicians at ( 03) 639-4171, x2439. 047. All publi c improvements in the project, or phase, within which the lot is located, shall be substantially complete as defined b the DevelopmentTZeview Engineer. STAFF CONTACT: Kim McMillan, Development Review Engineer at 503) 639-4171, x2462. NOTICE OF DECISION 126 SUB2005.00022- WILSON RIDGE NO.2 SUBDIVISION I I NOTE: By definition, a "Model Home" is a sales office that will be used as an example of the workmanship and floor plans of houses the seller is offering. The appproval of this permit requires that the lot not be sold or occupied until the subdivision has been platted and T improvements are complete. Any activity generated by an approved Model Home permit that conflicts with any public agents construction activity shall be grounds for immediate suspension of all activities/inspections until the public agency determines that the conflict(s) no longer exist. The applicant shall prepare a. cover letter and submit it, along with any supppportingg documents and/or plans that address the following requirements to the ENGINEERING DEPARTMENT, ATTN: HIM MCMILLAN 503-639-4171, EXT 2642. The cover letter shall. clearly identify where in the submittal the required information is found: 48. Prior to issuance. of building permits, the applicant shall provide the Engineering Department with a "photomylar" copy of the recorded final plat. 49. The Ca Wre ineer ma determine the necessity for, and require submittal and approval of, a construction access and plan for the home building phase. If the CatyEngineer deems such a plan necessary, the applicant shall pthe pla n prior to issuance bf building permits. 50. Prior to issuance of building permits within the subdivision. the City EnT*n er shall deem the public improvements substantially co pplete. Substantial completion s lud hall be when: ) all utilities are installed and inspected for compliance, incing 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 readyto be energized. 51. Prior to issuance of building permits, the applicant shall P rovide the City with as-built dra gs of the public improvements as follows: l 3 mil mylar, 2) a diskette of the as-builts in DWG" format, if available; otherwise "D-XF" 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). 52. 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. 53. The applicant shall either place the existing overhead utility lines along SW Bull Mountain Road underground as apart of this project, or, if approved by the City Engineer, they shall pay the fee in-lieu of under grounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $ 35.00 per lineal foot. If the fee option is chosen, the amount will be $ 17,150.00 and it shall be paid prior to issuance of building permits. 54. Prior to a final building inspection, the applicant shall demonstrate that they have entered into a maintenance agreement with Stormwater Management, or another company that demonstrates they can meet the maintenance requirements of the manufacturer, for the proposed onsite storm water treatment facility. ADDITIONAL CONDITIONS FOR THE LIFE OF THE TEMPORARY USE: 55. Any proposed signage must be obtained in accordance with Section 18.780 Signs. STAFF CONTACT: Plaiiri /Engmeeririg Technicians at (503) 639-4171 x2421. 56. No advertising or display of products shall be permitted to be located in, or project into the right-of-way. 57. The temporary use of this site shall comply with all applicable federal and State of Oregon standards regarding designated disabled person PPark dis ing and access. A minimum of one (1 signed and marked abled par space shall be rovided. STAFF CONTACT: Mark VanDomelen, Residential Plans 0 Examiner at ( ) 639-4171 x2425p 58. This temporary use permit will be valid for one &1) year for the period from May 3, 2006 to May 3, 2007. An extension maybe granted in accordance with mmunityDevelopment Code Section 18.785. NOTICE OF DEQSION SUB2005-00022- WIISON RIDGE NO.2 SUBDIVISION 127 • IN ADDITION, THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE COM34UNITY DEVELOPMENT CODE; THIS IS NOT AN EXCLUSIVE LIST: 18.430.080 Im rovement Agreement: Be ore City appprov is certified on the final plat, and before approved construction plans are issued by the City, the Subdivider shall l.. Execute and file an agreement with the City Engineer specifying the period within which all required improvements and repairs shall be completed; and 2. Include in the agreement provisions that if such work is not completed within the period specified, the CAty may complete the work and recover the full cost and expenses from the subdivider. Be agreement shall stipulate improvement fees and deposits as may be required to be paid and may also provide for construction of the improvements in stages and for the extension of time under Specr~ic conditions therem stated in the contract. 18.430.090 Bond: As require by Section 18.430.080, the subdivider shall file with the agreement an assurance of performance supported by one of the following: 1. An irrevocable letter of credit executed by a financial institution authorized to transact business in the State of Oregon; 2. A surety bond executed by a surety company authorized to transact business in the State of Oregon which remains in force until the surety company is notified by the Qty in writing that it may be terminated; or 3. Cash. The subdivider shall furnish to the City_ Engineer an itemized improvement estimate, certified by a registered civil engineer, to assist the City Engineer in calculating the amount of the perfornance assurance. The subdivider shall not cause termination of nor allow expiration of said guarantee without having first secured written authorization from the Qty. 18.430.100 Film and Recordin : idii- 60 ys o the City review and approval, the applicant shall submit the final plat to the County for signatures of County officials as required by ORS C hla ter 92. Upon final recording with the County, the applicant shall submit to the City a mylar copy of the recorded final plat. 18.430.070 Final Plat Application Submission Requirements: Three. copies o the sub vision plat prepare by a lafid surveyor licensed to practice in Oregon, and necessary data or narrative. The subdivision plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington Gounty, and by the City of Tigard. 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 03. Curve points, beginning and ending points (PCs and PT's). All centerline monuments shall be set during the first lift of pavement. NOTICE OF DEQSION 128 SUB2005-00022- WILSON RIDGE NO.2 SUBDIVISION Monument Boxes Required • Monument oxen conforming to City standards will be re quired 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 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 tra.nsfomrers, 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 Re uired All r'mprovements installed by ifie'-subdivider shall be guaranteed as to workmanship and material for a period of one year following acceptance by the Qty. 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 Prere uis* No land 'vision improvements, includin~ sanitary sewers, storm sewers, streets, sidewak, curbs, lighting or other requirements shall be undertaken except r the plans therefore have been approved by the Caty, pernut fee paid and permit issued. 18.810.180 Notice to City Re uired shall not begin until the ty has been notified in advance. If work is discontinued for any reason, it shall not be resumed until the City is notified. 18.810.200E ineer's Certification 7lie-- 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 o? 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. SECTION III. BACKGROUND INFORMATION Site Ilisto AA se city records indicates that the subject parcels do not have any previous land use cases on file. The subject parcels are in the process of beurg annexedThe annexation proposal was heard before qty Council on April 25, 2006. Council members voted to approve the annexation, but the decision is not final until 30 days following the vote provided no appeal is filed with the Land Use Board of Appeals. Presently the site is within the Urban Services Area, and is therefore under the City of Tigard's planning review subject to the Intergovernmental Agreement with Washington County. Site Information and Proposal Description: The app 'cant is requesting a prov or a 17-lot single-family detached subdivision with lots ranging in size between 4,180 d7 173square feet F4,919 square feet on ave e). The subject property is approxima53 acres. There M are currently three existing homes on the site which vAfSe removed. NOTICE OF DECISION 129 SUB2005-00022- WILSON RIDGE NO .2 SUBDIVISION I ~ • Vicini Information: 'Ihe propose eve opment currently lies within unincorporated Washington County between SW Bull Mountain Road and SW Beef Send Road and is accessed from SW Bull Mountain Road. The property is located at the intersection of SW 133`d and Bull Mountain Road on the southeast corner. The entire immediate area is zoned R-7. SECTION IV. COMMENTS FROM PROPERTY OWNERS WITHIN 500 FEET Two letters were received from neighboring property owners. The letter received from Mr. Tay Larson, the property owner to the south, addresses the design and location of the proposed "A" Street. Mr. ,arson asks wh does "A" Street not end in a cul-de-sac or exit back onto SW Bull Mountain Road. Representatives of the C 7ss Engineering Department presented these other options to the applicant, but the applicant has chosen to dead-end "A Street with a future connection to SW Batterson.Road. Mr.T.arson is distresse&over the effect this connection will have on'future development of his property. By dead ending the street at his property line, he is forced to complete that connection if and when he chooses to develop his own site. While this is true, the City cannot deny the applicant's design if it can meet the standards. A street connection with a low traffic volume street like SW Batterson is more desirable than a connection with SW Bull Mountain Road, which is a collector street. Mr. Larson is also concerned about life safety and fire protection issues created by the street design. This application has been reviewed by Tualatin Valley Fire and Rescue ff. VF&R). The applicant will be required to provide a fire apparatus turn-around at the end of "A" Street as conditioned by the City of Tigard and TVF&R All of the comments from TVF&R are included at the end of this report. The second letter was sent in by Madalyn and Ray Utz. They object to another development that intends to destroy existing homes. By removing the tin homes on large lots and replacing them with homes on small lots that are close together. There is no where for children to play and the character of the area is changing. These types of issues are being raised not only on Bull Mountain, but throughout the entire Metro area as neighborhoods redevelop and housing densities increase. Redevelopment like this is likely to continue because the population of the Metro region continues to grow and there is a limited supply of land created by the Urban Growth Boundary. Although there is value in the viewpoint of Mr. and Mrs. Utz on this issue it is not a review criterion of the Tigard Development Code and therefore cannot be addressed within this review. The Bull Mountain Community Plan was also referred to in the Utz's letter. This plan is discussed later in the decision. SECTION V. SUMMARY OF APPLICABLE CRITERIA A summary of the applicable criteria in this casein the Chapter order in which they are addressed in this decision are as follows: A. Subdivision 18.430 B. Applicable Development Code Sections 1.10 si enti oning Distri cts 18.705 P~ece Egress and Carculauon) 18.715 ensity) 18.725 nvironmental Performance Standards) 18.745 dscaping and Screening) 18.765 Off-Street Parking and Loading Requirements) 18.780 Signs) 18.785 emporary Uses) 18.790 reell~Zeemoval) 18.795 isnon Clearance) C. Street and Udh Im rovement 18.810 Street anU ' ty Improvement Standards) D. Decision Makin Procedures 18.390 (Impact S 10E. Washington County Bull Mountain Community Plan NOTICE OF DECISION 130 SUB2005-00022- WIISON RIDGE NO.2 SUBDIVISION The proposal contains no elements related to the provisions of these Specific Development Standard Code Chapters: 18.710 Accessory Residential Units), 18.740 (I- istoric Overl~ay~, 18.742 (Home Occupations), 18.750 (Mmutactured/Mobile Home Regulations), 18.755 (Mixed Solid Waste & Recyclable .Storage). 18.760 (Ngnconformin Situations), and 18.798 (Wireless Communication Facilities). These chapters are, there ore, found to be inapplicabre as approval standards. SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS A - SUBDIVISION GENERAL PROVISIONS: Approval throuh two-step process. An application for a subdivision shall be processed through a two- step process: the- preliminary plat and the final plat. The preliminary plat shall be approved by the Approval Authority before the final plat can be submitted for approval consideration; and The final plat shall reflect all conditions of approval of the preliminary plat.. The applicant has submitted a preliminary plat for approval consideration. Final plat review will occur after the decision is final. Comppliance with ORS Chapter 92. All subdivision proposals shall be in conformity with all state regurations set forth in ORS Chapter 92, Subdivisions and Partitions. The applicant is responsible for ensuring that the plat satisfies any requirements of Oregon Revised Statutes (ORS) Chapter 92 beyond what is already required in the Tigard Development Code. Such conformance is assured through Washington County's plat review. 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. As proposed the largest of is 7,317 square feet. The minimum lot size of the R 7 zoning district is 5,000 square feet. Therefore, none o} the proposed parcels are large enough to be re-divided in the future. This standard has been met. Lot Size Averaggingg: Section 18.430.020:D states lot size maybe 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 a owed in the underlying zoning district. The smallest lot is 4,180 square feet, which is larger than 80% of 5,000 square feet. As proposed two of the lots are considered flag lots and the access poles cannot be counted in the lot size per code section 18.730.050(E)(2). The average of all rots in the subdivision is 4,919 square feet, which is not in compliance with this standard. FINDING: The proposed average lot size is below the minimum of 5,000 square feet, but can be conditionally met. Please see the condition at the end of this section. Temporary sales office. Temporary sales offices in conjunction with any subdivision may be granted as set forth in Chapter 18.785, Temporary Uses. The applicant has proposed. a model home. The criteria for this model home will be reviewed later in this report under~I'emporary Use Permits (18.785). ize floo d damage. All subdivision proposals shall be consistent with the need to minimize flood . eMdam'amge There are no water courses on the subject site. Preliminary engineered drawings for storm water conveyance have been submitted to show how storm drainage will be handle to in nimize flood damage potential. NOTICE OF DECISION SUB2005S00022- WILSON RIDGE NO.2 SUBDIVISION 1 1 ~ OFloodplain dedications. Where land fillingg and/or development is allowed within and adjacent to the 100- year floodplain outside the zero-foot rise lloodway, the City shall require consideration of the dedication of sufficient open land area for a greenway adjoining and within the floodplain. This area shall include portions at a suitable elevation for the construction of a pedestrian/bicycle pathway within the floodplain in accordance with the adopted pedestrian bicycle pathway plan. The site is not within nor adjacent to the 100-year floodplain. The nearest floodplain is approximately 9,000 feet to the northeast. The elevation of the nearest floodplain is 166 feet. The lowest elevation of the proposed subdivision is 565 feet. This standard is not applicable. Need for adequate utilities. All subdivision proposals shall have public utilities and facilities such as sewer, gas, electrical, and water systems located and constructed to minimize flood damage. There are no flood hazards identified for this site. Therefore, this standard does not apply. Need for adequate drainage. All subdivision proposals shall have adequate drainage provided to reduce exposure to. flood damage; and Drainage and storm water detention facilities are discussed in greater detail under the Street and Utility Improvement section. Determination of base flood elevation. Where base flood elevation has not been provided or is not available from another authoritative source, it shall be generated for subdivision proposals and other proposed developments which contain at least 50 lots or five acres (whichever is less). The proposed subdivision is for 17 lots and the subject site is 2.53 acres. The subject property is not within the 100-year floodplain. The subject site is within Zone X on the FEMA Floodplain map. Therefore, this standard does not apply. Section 18.430.030(E) describes the approval process for Phased Developments. The Approval Authority may approve a time schedule for developing a subdivision in phases, but in no case shall the actual construction time period for any phase be greater than two years without re-applying for a preliminary plat. The criteria for approving a phased site dvelopment review proposal are: The public facilities shall be scheduled to be constructed in conjunction with or prior to each phase to ensure provision of public facilities prior to building occupancy; The development and occupancy of any phase shall not be dependent on the use of temporary public facilities: The application for phased development approval shall be reviewed concurrently with the preliminary plat application and the decision may be appealed in the same manner as the preliminary plat. The applicant has not proposed a phased development. Therefore, this standard does not apply. The Approval Authority may approve, approve with conditions or deny a preliminary plat based on the following approval criteria: The proposed preliminary plat complies with the applicable zoning ordinance and other applicable ordinances and regulations; Compliance with the zoning ordinance and other applicable ordinances and regulations will be assured through review and imposition of conditions of approval as necessary, as outlined in this decision. The City of Tigard signed an Intergovernmental Agreement (IGA) with Washington County when it agreed to take over planning junsdiction 'in the urban services area. The urban services area is the area outside of the current Tigard GtyLirruts, but within Tiard's Urban Growth Boundary. Fundamental to the agreement between Tigard and Washington County is- the derstanding that areas iii the urban services area will, over time be incorporated into the Q of Tigard as they are more intensively developed and as they require urban services. Tie proposed development will intensify the need for urban services in this area and is adjacent to the City of Tigard; the applicant is in the process of annexing the site into the City. NO'IICE OF DEQSION 132 SUB2005-00022- WILSON RIDGE NO.2 SUBDIVISION • The proposed plat name is not duplicative or otherwise satisfies the provisions of ORS Chapter 92; The applicant has provided a plat name reservation approval for "Wilson Ridge No. 2" from Washington County. The streets and roads are laid out so as to conform to the plats of subdivisions and maps of major partitions already approved for adloining property as to width, general direction and in all other respects unless the City detemunes it is in the public interest to modify the street or road pattern; and This will be discussed in reater detail under TI'g~and Development Code (MC) Chapter 18.705, Access and Chapter 18.810, Street and Utilityimprovement Standards. An explanation has been provided for all common improvements. At this time there are no common improvements proposed. Section 18.430.060A. authorizes the granting of adjustments for subdivisions in accordance with 18.430.050, provided that the application shall be made with a preliminary plat application with the criteria for granting such adjustments are contained in Section 18.370.020 C1. The applicant had originally requested adjustments to the access and egress standards. Due to a revision of the proposed plan, the adjustment is no longer necessary. Although the applicant did not revise the narrative to exclude the adjustment, the applications have been withdrawn.. Therefore, this standard does not apply. FINDING: Based on the analysis above, the subdivision standards have not been satisfied. If the applicant complies with the condition listed below, the standard will be met. CONDITION:Prior to commencing on site improvements, the applicant shall submit a plan for review showing a lot configuration that meets the minimum average lot size. • B- APPLICABLE TIGARD DEVELOPMENT CODE SECTIONS Residential Zoning Districts (18.510 Lists the description of the reentiial Zoning District. The site is located in the R-7: Medium Density residential zoning district. The R-7 zoning district has the following dimensional requirements: STANDARD R-7 Minimum Lot Size Detached unit 5,000 sq. ft. Duplexes 10,000 s .ft. Average Minimum Lot Width Detached unit lots 50 ft. Duplex lots 50 ft. Maximum Lot Coverage 80% Minimum Setbacks Front yard 15 ft. Side facing street on comer & through lots 10 ft. Side yard 5 ft. Rear yard 15 ft. Side or rear yard abutting more restrictive zoning district 30 ft. Distance between property line and front of garage 20 ft Maximum Height 35 ft. Minimum Landscape Requirement 20% NOTICE OF DECISION 133 SUB2005.00022- WILSON RIDGE NO .2 SUBDIVISION • The proposed lots range in size between 4,180 and 7,317 square feet (4,919 square feet on average). As noted under the subdivision section, the average minimum lot size of 5,000 square feet is not met, but can Be met conditionally. Most of the lots meet the minimum lot width requirements, based on the dimensions provided on the plan with the exception of lot 12. This site plan must be revisedto meet the average minimum lot width of 50 feet. Proposed lot 12 is approximately 44 feet wide. The applicant will be regwred to comply with the setbacks, he ht and lot coverage/landscape requirements during the buildup permit review process for the homes on individual lots. All lots within this subdivision are for single-family units. This is not a planned development; therefore, the setbacks are as prescribed bythe base zone. FINDING: Based on the analysis above, the residential zoning district dimensional standards can be satisfied conditionally. CONDITION:Prior to commencing site work the applicant shall submit a revised plan for review and approval that shows each lot having an average fot width of at least 50 feet. Access E ress and Circulation (18.705): 18.705.0307(C). escri es oint access provisions. Owners of two or more uses, structures, or parcels of land may agree to utilize jointly the same access and egress when the combined access and. egress of both uses, structures,. or parcels of land satisfies the combined requirements as designated in this title, provided: Satisfactory legal evidence shall be presented in the form of deeds, easements, leases or contracts to establish the joint use; and Copies of the deeds, easements, leases or contracts are placed on permanent file with the City. At this time the proposed plan shows lots 2 and 3 having individual accessways to "A' Street. If this configuration changes to be a shared access, the applicant shall record a reciprocal easement ensuring access and maintenance rights. 0 Public street access. All vehicular access and egress as required in Sections 18.705.030H and 18.705.0301 shall connect irec y with a public or private street approved by the City for public -use and shall be maintained at the required standards on a continuous basis. All lots will directly access a public street. Therefore, this standard has been satisfied. Required walkway location. On-site pedestrian walkways shall comply with the following standards: Walkways shall extend from the ground floor entrances or from the ground floor landing of stairs, ramps or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways shall be constructed between new and existing developments and neighboring developments; Within all attached housing (except two-family dwellings) and multi-family developments, each residential dwelling shall be connected by walkway to the vehicular parking area, and common open space and recreation facilities; Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be ph sically separated from motor vehicle traffic andparking by either a minimum 6-inch vertical separation ~urbed) or a minimum 3-foot horizontal separation, except that pedestrian crossings of traffic aisles are pernutted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four feet in width, exclusive of vehicle overcngs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards; Required walkways shall be paved with hard surfaced materials such as concrete, asphalt, stone, brick 0etc. Walkways may be required to be lighted and/or signed as needed for safety purposes: Soft-surfaced public use pathways may be provided only if such pathways are provided in addition to required pathways. This proposal is for a single-family development, this standard does not apply. NOTICE OF DEMON 134 SUB2005-00022- WILSON RIDGE NO.2 SUBDIVISION • Curb cuts shall be in accordance with Section 18.810.030N. Inade uate or hazardous access. Applications for building permits shall be referred to the Commission for review w en, in the opinion o T& Director, the access proposed: Would cause or increase existing hazardous traffic conditions; or Would provide inadequate access for emergency vehicles; or Would in any other way cause hazardous conditions to exist which would constitute a clear and present danger to the public health, safety, and general welfare. With regard to streets and street intersections, these issues are addressed under TDC Chapter 18.810 and through the AASHTO, Washington County and Caty's road design standards. The proposed subdivision has no direct access . onto Bull Mountain Road, which is a heavily traveled collector street. Individual homes can be accessed from local streets only. No inadequate o'r hazardous access is created by this design. Direct individual access to arterial or collector streets from single-family dwellings and duplex lots shall be discouraged. Direct access to collector or arterial streets shall" be considered only if there is no practical y, the applicant will be required to alternative way to access the site. If direct access is permitted Belonstruction he Cit mitigate for any safety or neighborhood traffic management M) impacts deemed applicable by the City ngineer. This may include, but will not be limited to, of a vehicle turnaround on the site to eliminate the need for a vehicle to back out onto the roadway. The existing access points to SW Bull Mountain Road (a collector) will be removed. New lots will be required to access 133rd Avenue or the proposed internal street, "A" Street. irect access to SW Bull Mountain Road will be prohibited. Therefore, no single-family lot will have direct access to a collector or arterial street. In no case shall the design of the service drive or drives re quire or facilitate the backward movement or other maneuvering of a vehicle within a street, other than an alley. Single-family and duplex dwellings are exempt from this requirement. The proposed single-family development is exempt from this requirement. Access Management (Section 18.705.030.H) Section 18.70 .030.H. 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 ~n~eeds, sight distance and deceleration standards as set by ODOT, Washington County, the City and AASHTO. The applicant's engineer has provided preliminary sight distance certification for the proposed intersection onto 133`d Avenue. The proposed street is 200 feet south of the intersection of Bull Mountain Road and 133`d Avenue. The speed limit for 133 Avenue is 25 mph which requires a minimum of 250 feet of sight distance. The engineer states that there is over 250 feet of sight distance to the south. The sight distance to the north is limited to 200 feet due to the intersection location. The engineer states that this is adequate because vehicles turning southbound onto 133`d Avenue will not be traveling at 25 mph. The applicant's engineer shall, upon completion of the public street improvements, submit a final sight distance certification. 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 p%posed 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. Bull Mountain Road is classified as a Collector on T'igard's TSP. The applicant's plans indicate that lots 1, 2, 3 & 4 will have access to `A' Street, either directly or through shared access easements. None of the driveways will be placed in the influence area of a Collector intersection, thereby meeting this criterion. The applicant has proposed an alternative to provide access for lots 1 and 4 directly onto A' Street. Lots 2 & 3 will have direct access to 133'' NOUCE OF DECISION SUB2005 00022- WILSON FMGE NO.2 SUBDIVISION 135 t ~ Avenue, with the driveways placed as far from the intersection as possible, due to the pproject having less than 150 Weet street frontage. Either of these alternatives satisfies this criterion. The PH plan submittal shall clearly indicate the alternative the developer will pursue. 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. There are no driveways proposed along Bull Mountain Road. The applicant shall place a note on the plat that indicates there is "No access along Bull Mountain Road frontage. The proposed "A" Street is appproximately 177 feet south of the Bull Mountain Road ROW and over 180 feet north of the Batterson Road ROW, thereby meeting this criterion. Minimum access requirements for residential use. Vehicular access and egress for single-family, dupplex or attached sin e- a dwe in units on individual lots and multi-famil residential uses shall not be less than as provided in Table 18.765.1 and Table 18.705.2; y The access and egress into the site itself is discussed later in this decision under the Street and Utility Improvements Standards section of this decision. Access to individual lots will be reviewed for compliance dunng the budding permit phase with the exce tion of lots having a shared access or an accessway. As proposed the ten foot access,% y for lots 2 and 3 do not meet the minimum width of fifteen feet. The applicant may choose to eliminate the accessways and have direct access onto SW 133`d Avenue. This was discussed earlier under 18.705.030.H2. Vehicular access to multi-family structures shall be brought to within 50 feet of the ground floor entrance or the ground floor landing of a stairway, ramp, or elevator leading to the dwelling units; No multi-family structures are proposed with this application. Therefore, this standard does not apply. .Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform Fire Code; There are no residential access drives apart from typical driveways proposed with this project. Access drives in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus by one of the following: A circular, paved surface having a minimum turn radius measured from center point to outside edge of 35 fet; Ahammerhead-configured, paved surface with each leg of the hammerhead having a minimum depth of 40 feet and a minimum width of 20 feet;. The maximum cross slope of a required turnaround is 5%. There are no private access drives in excess of 150 feet in length proposed with this application. Therefore, this standard is not applicable. Vehicle turnouts, (providin a minimum total driveway width of 24 feet for a distance of at least 30 feet), may be required so as to Muce the need for excessive vehicular backin motions in situations where two vehicles traveling in opposite directions meet on driveways in excess of 2t0 feet in length; There are no driveways that will exceed 200 feet in length. Therefore, this standard does not apply. Where permitted, minimum width for driveway approaches to arterials or collector streets shall be no less than 20 feet so as to avoid traffic turning from the street having to wait for traffic exiting the site. This standard is not applicable as there are no driveway approaches to arterial or collector streets. .FINDING: Based on the analysis above, the Access Egress and Circulation standards will be met, if the applicant complies with the conditions below. NOTICE OF DECISION 136 SUB2005-00022- WIISONRIDGE NO.2 SUBDIVISION 1 ~ CONDITIONS: ♦ If the proposed plat is revised to include a joint access for any lots, the applicant shall record a reciprocal agreement ensuring access and maintenance rights. ♦ Prior to co'nimencirig site work, the applicant shall submit a revised plan for review and approval that meets the minimum access width requirements for any lot having a shared or individual accessway. Density Computations and Limitations (18.715) Chapter 18.7 implements the Compreensive Plan by establishing the criteria for determining the number of dwelling units ppemutted. The number of allowable dwelling units is based on the net development area. The net aa is the remaining parcel area after exclusion of sensitive lands and land dedicated for public roads or parrs. The net area is then divided by the minimum lot size permitted by the zoning distnct to determine the number of dwelling units that may be developed on a site. Based on the formulas in Chapter 18.715 of the City of T' and Community Development Code, the maximum and minimum number of units permined on the site is based on the net developable area subtracting sensitive land areas, land dedicated to public parks, land dedicated for public right-of-way, and land for rivate streets from the total site area. Of the total site area (110,207 square feet), 23,621 square feet will be dedPcated to public streets. Therefore, the maximum number of lots pernuned on this site based on 5,000 square foot lots is 17, and the minimum number of lots is 13. The applicant's proposal to build 17 lots for single~amily detached homes meets the minimum and maximum density requirements of the R-7 zone. Due to revisions that need to be made to meet minimum standards the applicant may lose one lot. Even if this occurs, the minimum number of lots required to meet density will sa be exceeded. FINDING: Based on the analysis above, the Density Standards have been satisfied. Environmental performance standards (18.725) These star ar require t t federal and state environmental laws, rules and regulations be applied to development within the City of Tigard. Section 18.725.030 (Performance Standards) regulates: Norse, visible emissions, vibration and odors. Noise. For the purposes of noise regulation, the provisions of Sections 7.41130. through 7.40.210 of the Tigard Municipal Code shall apply. g distri Visible Emissions. Within the commercial zoning districts and the industrial park (IP) zonin ct, ere shall be no use, operation or activity which results in a stack or other point- source emission, other than an emission from space heating, or the emission of pure uncombined water (steam) which is visible from a property line. Department of-Environmental Quality (DEQ) rules for visible emissions (340-21-015 and 346 28-07) apply. Vibration. No vibration other than that caused by highway vehicles, trains and aircraft is permitted in any given zoning district which is discernible without instruments at the property line of the use concerned. Odors. The emissions of odorous gases or other matter in such quantities as to be readily detectable at an o' t beyond the property line of the use creating the odors is prohibited. DEQ rules for odors (340-028-090) apply. Glare and heat. No direct or sky reflected glare, whether from floodlights or from high temperature processes such as combustion or welding, which is visible at the lot line shall be permitted, and; 1) there shall be no emission or transmission of heat or heated air which is discernible at the lot line of the source; and 2) these regulations shall not apply to signs or floodlights. in arking areas or construction equipment at the time of construction or excavation work otherwise pernutted by this title. and rodents. All materials including wastes shall be stored and all grounds shall be maintained in ,Insects a manner w 'ch.will not attract or aid the propagation of insects or rodents or create a health hazard. This is a detached single-family project, which is permitted within the R-7 zone. There is nothing to indicate that these standards will not be met. However, ongoing maintenance to meet these standards shall be maintained and any violation of these standards will be addressed by the City of Tigards' Code Enforcement Officer. NOTICE OF DECISION SUB2005-00022- WILSON RIDGE NO.2 SUBDIVISION 137 FINDING: The Environmental Performance standards are met. Land scapin and Screening (18.745): C~iapter 18. 45 contains landcaping pprovisions for new development Section 18.745.040 requires that street trees be planted in conjunction wrth all development that fronts a street or driveway more than 100 feet long. A proposed plan tin list must be submitted for review by the Director since certain trees can damage utilities, streets and sidewalks or cause personal injury. Section 18.745.030.E states that existing vegetation on a site shall be protected as much as possible for example, areas not to be disturbed can be fenced as in snow fencing which can be around individual trees). Section 18.745.040.0 contains specific standards for spacing of street trees as follows: ♦ Small or narrow stature trees (under 25 feet tall and less than 16 feet wide branching) shall be spaced no greater than 20 feet apart; Medium sized trees (25 feet to 40 feet tall, 16 feet to 35 feet wide branching) shall be spaced no greater than 30 feet apart; and ♦ Large trees (over 40 feet tall and more than 35 feet wide branching) shall be spaced no greater than 40. feet apart; The applicant's plan shows street trees along "A" Street but not along SW Bull Mountain or SW 133`d, nor does the plan spPecify a species. Street trees are required along all frontages. Therefore, the applicant is required to provide a an So the type and location of street trees for the City Forester's approval in compliance with Section 8.745.042.C of the Tigard Development Code. (See also comments below from the City Forester). Section 18.745.050 contains the provisions and requirements for buffering and screening. The Buffering and Screening Matrix (Section 18.745.1) does not require buffering or screening when a single-family detached residential use is proposed adjacent to existing detached single-family dwellings. Therefore, thls section does not apply. Section 18.745.060 contains the provisions for re-vegetation where natural vegetation has been removed through grading. Such areas are to be replanted as set forth in this section to prevent erosion after construction activities are completed. The applicant has provided a preliminary erosion control plan showing sediment barriers. Final erosion control plans will need to show methods for re-vegetation of disturbed areas. All areas graded during subdivision development will need to be re-seeded and/or planted to ensure stabilization. FINDING: The types of street trees need to be identified; revegetation details are required on the erosion control CONDITIONS: ♦ Prior to commencing site work, the applicant shall submit a PH construction drawings that d location of street trees along the public streets SW Bull Mountain, SW indicate the typ"A7 an 133 , and SW Street) for the City Foresters review and approva Spacing of such trees shall be in accordance with Section 18.745.040.C-2.C of the Tigard Development Code. ♦ Prior to commencing site work, the applicant shall submit an erosion control plan that shows methods for re-veggetation of disturbed areas. All areas graded during subdivision development will need to 6e re-seeded and/or planted to ensure stabilization Off-Street Parkin and Loading Requirements 18.765 .Chapter 18.765 Table 18.765. requires that single-family residences be provided with one (1) off-street .parking space ?or each dwelling unit Compliance with this standard will be enforced during the building permit review process. Since the Code requires 20 feet from-the property line to the face of a garage, this will unsure that at least one car can park off of the street, outside of any garage. NOTICE OF DECISION 138 SUB2005-00022- WUON RIDGE NO.2 SUBDIVISION I ) WINDING: Because each individual home will be reviewed for compliance with this standard during the building permit phase and it is feasible that this standard will be met by Providing driveways and garages, the Off-Street Parking and Loading requirements have been satisfied. Si ns (18.780): Ater 18.7 0 regulates the placement, number and design criteria for signage. No signs are proposed in conjunction with this development. Any future signage will be subject to the sign permit requirements in Chapter 18.780. There has been a proliferation of 2* n violations from new subdivisions. In accordance with a new policy adopted by the Director's Designee, new subdivisions must enter into a sign compliance agreement to facilitate a more expeditious court process for citations. FINDING: To expedite enforcement of sign violations, a sign compliance agreement will be required. CONDITION:Prior to the issuance of budding permits, the developer shall sign a copy of the Qt-/s sign compliance agreement. Tempo_rv Uses (18.785) Community Deve po mint Code Section 18.785.040.C allows the Director to approve or approve with conditions, a temporary use for a temporary sales office/model home. Approval or approval with conditions shall be based on Findings that all of the following criteria are satisfied: The model house shall be located within the boundaries of the subdivision or tract of land where the real property to be sold is situated; and The proposed model home will be located on a lot within the Wilson Ridge 2 subdivision, but the applicant has not proposed a specific lot number at this time. The property to be used for a model house shall be a permanently designed dwelling structure. The applicant's narrative states that the model home will be a permanently designed dwelling that will remain after build-out of the subdivision. FINDING: The appli cant's proposal meets the'standards for a model home, but the building permit for the model home cannot be issued until the following conditions are met. CONDITIONS: • The applicant shall provide the planning division with proof that the lot has been surveyed and staked consistent with the preliminary plat approval. ♦ The applicant shall submit a written statement that holds the City of Ti and harmless of any consequences that could arise by allowing them to move forward with the building permit. ♦ Sewer connection/erosion control permits shall be issued, and water quality/quantity fees will be assessed at the time of budding permits. STAFF CONTACT: Building Permit Technicians at (503) 639-4171, x2439. • All public improvements in the pro'ect, or phase, within which the lot is located, shall be substantiall y complete as defined 6y Te Development Review Engineer. STAFF CONTACT: Kim Mc ISevelopment Review Engineer at (503) 639-4171, x2462. • Building permit submittal for the model home must meet all requirements for sole-family dwelling units including required setbacks. The setbacks in this zone are 15-foot front yard, • 5-foot side yard, 15-foot rear yard, and 10-foot street side yard. NOTE: By definition, a "Model Home" is a sales office that will be used as an example of the workmanship and floor plans of houses -the seller is offering. The approval of this permit requires that the lot not be sold or occupied until the subdivision has been platted and all improvements are complete. NOTICE OF DECISION 139 SUB2005-00022- WILSON RIDGE NO.2 SUBDIVISION i 1 . Any activity generated by an.approved Model Home permit that conflicts with any public agency's construction activity shall be grounds Tor immediate suspension of all activities/inspections until the public agency determines that the conflict(s) no longer exist. ♦ Any proposed signage must be obtained in accordance with Section 18.780 Signs. STAFF CONTACT: Pla.6 ing/Engineering Technicians at (503) 639-4171 x2421. ♦ No advertising or display of products shall be permitted to be located in, or project into the right-of-way. ♦ The temporary use of this site shall comply with all applicable federal and State of Oregon standards regarding designated disabled person parking and access. A minimum of one (1) signed and marked disabled parking space shat be rovided. STAFF CONTACT: Mark Van Domelen, Residential Plans Examiner at (503) 63-9-4171 x2425. ♦ This temporary use permit will be valid for one (1) year for the period from May 3, 2006 to May 3, 2 07. An extension may be granted in accordance with Community Development Code Section 18.785. Tree Removal (18.790 Chapter 18.790.030 requires the submittal of a tree plan that identifies the location size and species of all trees on the site, a program to save existing trees over 12-inch diameter at breast height (dbh) or mitigate for their removal identification of trees to be removed, and a protection program de -fining standards and methods that wilt be used by the applicant to protect trees during and after construction. The applicant has submitted a tree plan that identifies the location, size and species of all trees that were located on the site prior to cutting. All trees are proposed to be removed from the site. The applicant indicates that there are 8 non-hazardous trees over 12 inches in diameter on site totaling 201 caliper inches. The applicant's tree removal/mitigation plan states that 27 existing trees over 12-inch calipper are to be removed with a total of 801 inches to be mitigated on site. These numbers do not match the arborist report found in the narrative. Staff calculations are based on the numbers from the Halstead's arborist report dated December 27, 2005. As 100% of the trees on site are to be removed, 100% of the caliper inches are required to be mitigated. The applicant has proposed to mitigate by planting 100, 2-inch caliper trees on site along the boundary. Proposed tree species and location are preliminary. Street trees are already a requirement of the code; they cannot be used for mitigation. The City Forester states that the proposed mitigation plan is unacceptable. Therefore, a revised mitigation plan must be submitted for review and approval by the City Forester as conditioned below. Section 18.790.040 states that any tree preserved or retained in accordance with this section may thereafter be removed only for the reasons set out in a tree plan, in accordance with Section 18.790.030, or as a condition of approval for a conditional use, and shall not be subject to removal under an other section of this chapter. The property owner shall record a deed restriction as a condition of approval of any development permit affected by this section to the effect that such tree may be removed only if the tree dies or is hazardous according to a certified arborist. The deed restriction may be removed or will be considered invalid if a tree preserved in accordance with this section should either die or be removed as a hazardous tree. The form of this deed restriction shall be subject to approval by the Director. There are no trees that are retained on site; therefore this standard does not apply. If any existing trees on site are preserved, then a deed restriction will be required. FINDING: Based on the analysis above, the Tree Removal standards will be met, if the applicant complies with the conditions listed below: CONDITIONS: • Applicant shall submit a revised tree mitigation plan for review and approval by the City Arborist. NOTICE OF DEQSION 140 SUB2005-00022- WILSON RIDGE NO.2 SUBDIVISION • • Prior to commencing site work, the applicant shall submit a 'cash assurance, bond, or other means of ensuring compliance with the required mitigation in the value of 201 caliper inches in mitigation (201 x $125=$25,125). If additional trees are preserved through the subdivision improvements and construction of houses, and are properly protected through these stages by the same measures afforded to other protected trees on site, the amount of the cash assurance maybe corresondinglyreduced. Any trees planted on the site or off site in accordance with 18.790.0608 will be credited against the assurance for two years following final plat approval. After such time, the applicant shall pay the remaining value of the assurance as a fee in lieu of planting. • Prior to issuance of any Certificates of Occupancy, the applicant/owner shall record a deed restriction to the effect that any existing tree greater than1 " diameter may be removed only if the tree dies or is hazardous according to a certified arborist. The deed restriction may be removed or will be considered invalid if a tree preserved in accordance with this decision should either die or be removed as a hazardous tree. • Prior to commencing any site work, the applicant shall submit construction drawings that include the approved Tree Removal, Protection and Landscape/Mitigation Plan. The plans shall also include a construction sequence includin Wy t ill ation and removal of tree protection devices, clearing, grading, and aving. those trees identified on the approved Tree Removal plan are authorized for removal by this decision. • Prior to commencing any site work, the applicant shall establish fencing as directed by the project arborist to protect the trees to be retained. .The applicant shall allow access by the pity Forester for the purpose of monitoring and inspection of the tree protection to verify that the tree protection measures are performing adequately. Failure to follow the plan, or maintain tree protection fencing in the designated locations shall be grounds for immediate suspension ?work on the site until remediation measures and/or civil citations can, be processed. • Prior to any Certificates of Occupancy, the applicant shall ensure that the Project Arborist has submitted written reports to the qty Forester, at least, once every two weeks, from initial tree protection zone (TPZ) fencing installation, through site work, as he monitors the construction activities and progress. These reports must be provided to the City Forester until the time of the issuance of aVZ rtif icates of Occupancy. The reports shall include any changes that occurred to the as well as the condition and location of the tree protection fencing. If the amount of TPZ was reduced then the.Pro'ect Arborist shall justify why the fencing was moved, and shall cert ify that the construction activities to the trees did not adversely impact the overall, ion -term health and stability of the tree(s). If the reports are not submitted or received by the City Forester at the scheduled intervals, and if it appears the TPZ's or the Tree Protection Plan is not being followed by the contractor, the City can stop work on the project until an inspection can be done by the Caty Forester and the Project Arbonst. This inspection will be to evaluate the tree protection fencing, determine if the fencing was moved at any point during construction, and determine if any part of the Tree Protection Plan has been violated. ♦ Prior to issuance of building permits, the applicant shall submit site plan drawings indicating the location of the trees that were preserved on the lot, location of tree protection fencing and a signature of approval from the project arborist regarding the placement construction techniques to be employed in building the house. All proposed protection fencing shall be installed and inspected prior to commencing construction, and shall remain in place through the duration of home building. After approval from the City Forester, the tree protection measures may be removed. Vision Clearance: 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. 141 NOTICE OF DECISION SUB2005-00022- WILSON RIDGE NO.2 SUBDIVISION 1 ~ The appplicant has shown the vision clearance areas at the intersection of 133'd and "A" Street on the proposed ~LJtility.PIan. Because no structures are currently proposed in the vision clearance area and all future buildings will be reviewed for compliance during the building permit phase, this standard has been satisfied. C - STREET AND UTILITY IMPROVEMENTS STANDARDS (SECTION 18.810- Street And Utility Improvements Standards (Section 18.810) Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in 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 Collector street to have a 70 n lit oif-way width and 46-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 Bull Mountain Road, which is classified as a Collector on the City of Tigard Transportation IIan Map. At present, there is approximately 20. feet of ROW from centerline, according to the most recent tax assessors map. The applicant should dedicate the additional ROW needed to provide 35 feet from centerline. *SW Bull Mountain Road is currently partially improved. In order to mitigate the impact from this development, the applicant should construct half-street improvements for a 3-lane Collector. Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a Neighborhood Route to have a 54 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 133d Avenue, which is classified as a Neighborhood Route on the City of Tigard .Transportation Plan Map. At present, there is approximately 25 feet of-ROW from centerline, accordin to the most recent tax assessor's map. The applicant should dedicate the additional ROW to provide 27 f et from centerline. SW 133` Avenue is currently partially improved. In order to mitigate the impact from this development, the applicant should complete the half-street improvements that meet the Neighborhood Route standard. The applicant's plans did not provide a typical section indicating what improvements are already complete. The construction plans shall clearly show the portions of improvements that have been completed and the remainder to be completed with this development. Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a Local Street to have a 54 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 applicant has proposed to construct Street `A' as a "skinny" local street with a 46 foot ROW and 24 foot paved section. This section may not be used for streets with greater than 500 vehicle trips per day. The applicant states that their development will contribute 170 vehicle trips pe~r~ day, but did not address future use once the street is extended to Batterson Road. The applicant's engineer shall provide expected traffic counts with their PH permit application. The Qty Engineer must review and approve of the traffic report prior to issuance of permits. Whe horizontal des a of Street `A' shall meet the minimum design standards for a radius comer. The PFI permit plans shall include adequate dimensions to meet the design criteria. NOTICE OF DECISION 142 SUB2005-00022- WILSON RIDGE NO.2 SUBDIVISION 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 propperties 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. Tern orary hammerhead turnouts .or temporary cul-de-sac bulbs shall be constructed for stub streets in excess of 150 feet in length. The applicant has submitted a future street plan that shows the extension of "A" Street to Batterson Road. A temporary hammerhead turnout has been proposed near the intersection of SW 133'd Avenue. This type of turnaround must be provided for emergency and service vehicles and as proposed does not function for this purpose. FINDING: The applicant has provided for a future connection to SW Batterson Street, but has not provided a temporary turnout or cul-de-sac. CONDITION.-The plat shall be revised to show a temporary easement near the dead end of "A" Street for an emergency and service vehicle turnaround. A note shall be placed on the plat stating the purpose of the easement and that the easement will terminate upon the extension of the public street now known as "A' Street to SW Batterson Road. Street Alignment and Connections: Section 18.810.030.H.1 states that full street connections with spacing of no more than 530 feet. between connections is .required except where prevented by barriers such as topography, railroads, freeways, pre- existingg developments, lease provisions, easements, covenants or other restrictions existing prior to May 1 1995 which preclude street connections. A full street connection may also be exempted due to a regulated water feature if regulations would not permit construction. Section 18.810.03011.2 states that all local neighborhood routes and collector streets which abut a development site shall be extended within tie site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. Land is considered topographically constrained if the slope is greater than 15% for a distance of 250 feet or more. In the case of environmental or - topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. The proposed extension of Batterson Road will result in street connection spacing of less than 530 feet, thereby meeting this criterion. 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 indicate that the grades on Bull Mountain Road and Street `A' are less than 12%, thereby meeting this criterion. Access to Arterials and Major Collectors: Section 18.810.030.Q states that where a development abuts or is traversed by an existing or proposed arterial or major c 15ector street, the development design shall provide adequate protection or residential properties and shall separate residential access and through traffic or if separation is not feasible, the design shall minimize the traffic conflicts. The design shall include any of the following: . • A parallel access street along the arterial or major collector, • Lots of suitable depth abutting the arterial or major collector to provide adequate buffering with frontage along another street; • Screen planting at the rear or side property line to be contained in a non-access reservation along the arterial or major collector, or NOTICE OF DECISION 143 SUB2005-00022- WIISON RIDGE NO.2 SUBDIVISION } f 0Other treatment suitable to meet the obie~ctives of this subsection; ♦ If a lot has access to two streets with different classifications, primary access should be from the lower classification street The applicant's plans indicate one internal street that accesses onto SW 133'd Avenue and runs parallel with SW Bull Mountain Road, a collector. No direct access to SW Bull Mountain Road is proposed with this design. On the tree mitigation plan the applicant has indicated trees will be planted in the rear yards of the homes abutting Bull Mountain road. These plans have not yet been approved by the City Forester. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due re gard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 2,000 feet measured along the right-of-way line except: ♦ Where street location is precluded by natural topography, wetlands or other bodies of water or, pre- existing development or, ♦ For blocks adjacent to arterial streets; limited access highways, major collectors or railroads. ♦ For non-residential blocks in which internal public circulation provides equivalent access. The proposed subdivision is adjacent to Bull Mountain Road, which is a collector. "A" Street will form a block when the connection to Batter-son Road is completed. Therefore, this standard has been satisfied. The connection will happen when the site to the south develops. It cannot be made at this time because the site is not owned by the developer of this subdivision. Section 18.810.040.B.2 also states that bicycle and pedestrian connections onpublic easements or ri Ell be of- ways shall be provided when full street connection is not possible. Spacing between connections shall be more than 330. feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. A pedestrian connection located between lots 10 and 11 is proposed for this application. The location of the easement appears on the plans. This pathway will connect with another pedestrian pathway on the Alberta Rider site to the east. FINDING: The specifics of the pathway are not outlined in the application. CONDITION:The construction plans shall show the pedestrian pathway to be constructed across lots 10 and 11. 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. The minimum lot size of the R-7 zoning district is 5,000 square feet. Based on the standard above; none of the proposed arcels can be more than 2.5 tunes the average lot width unless they are less than 1.5 times the minimum lot size (5,00 square feet). No lots are more than 1.5 times the rrnn mum lot size. Therefore, no lot depth is more than 2.5 times the average lot width. 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 munmum 15-foot wide recoided access easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. All lots provide more than the required 25 feet of frontage. If lots 2 and 3 remain as flag lots, both have frontage along SW 133'd (50 feet and 70 feet respectively). This standard Is met. idewalks: 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. NOTICE OF DECISION 144 SUB2005-00022- WILSON RIDGE NO.2 SUBDIVISION I ~ W The applicant's plans show sidewalks will be constructed along all public street frontages, thereby meeting this ntenon. 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 pvisions set forth in Design and Construction Standards for Sanitary and Surface Water Management 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.C states that proposed sewer systems shall include consideration of additional development within the area as projected-by the Comprehensive Plan. There is an existing 8 inch sanitary sewer line in Batterson Road. The applicant has proposed to extend the sewer through their development within easements and the ROW created for Street `A'. 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.C states that a culvert or other drainage facility shall be large enough to accommodate otential runoff from its entire upstream drainage area, whether inside or outside the development The' City En weer shall approve the necessary size of the facility, based on the provisions of Design and tonsction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). There are no upstream drainage ways that impact this development. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated, by the City En~gsneer the additional runoff resultin from the development will overload an existm drainage faclity the Dire ctor and Engsneer shall with old approval of the development until provisionshave been madeor 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 re visions or amendments). . In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section Y of that plan includes a recommendation that local governments institute a storrnwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The Ca will require that all new developments resulting in an increase of unpervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. The applicant's plans indicate they will be providi lZ detention in pipes under Street `A'. However the existing topograpphy indicates that a large portion of the site flows to the southeast, not to Bull Mountain Road. Therefore, the applicant shall submit a downstream analysis of the public storm system in Bull Mountain Road, per CWS standards, prior to construction. Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that developments adjoining proposed bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or right-of-way. Bull Mountain Road is classified as a bicycle facility. .Cost of Construction: Section 18.810.110.B states that development permits issued for planned unit developments, conditional use permits, subdivisions, and other developments which will principally benefit from such bikeways shall be conditioned to include the cost or construction of bikeway improvements. NOTICE OF DECISION 145 SUB2005-00022- WILSON RIDGE NO.2 SUBDIVISION The applicant shall provide bicycle striping along their Bull Mountain Road frontage. If no other portion of the *newly unproved section of Bull Mountain Road is striped it may make sense to collect a fee-in-lieu so that a larger stretch of the road can be striped some time in the future. The amount of the striping would be as follows: ♦ 460 feet of 8-inch white stripe, at $2.50/lf $1,150.00 12 Mono- directional reflective markers @ $4.00/ea $ 48.00 2 Bike lane legends @ $175/ea $ 350.00 2_Directional mini-arrows a- $100/ea $ 200.00 $1,748.00 Minimum Width: Section 18.810.110.C states that the minimum width for bikeways within the roadway is five feet per bicycle travel lane. Minimum width for two-way bikeways separated from the road is eight feet. The bicycle lane width for. a Collector is 6 feet. 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 utili ty 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; 0♦ The City reserves the right to approve location of allsurface 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.C states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a. case-by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above- ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public rig-ht-of-way from the applicant's property shall pay a fee in-lieu of under-grounding. There are existing overhead utility lines along the frontage of SW Bull Mountain Road and 133` Avenue. If the fee in-lieu is proposed, is must be in writing to the City Engineer and it is equal to $35.00 per lineal foot of street frontage that contains the overhead lines. The Bull Mountain Road frontage along this site is 490 lineal feet; therefore the fee would be $17,150.00. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water S tem• e City o Tigar provides service in this area. The PH permit plans shall include the proposed water system and weters for review and approval by the City of Tigard Water Department. NOTICE OF DEQSION 146 SUB2005-00022- WILSON RIDGE NO .2 SUBDIVISION ► 1 Storm Water ali T e City as a ree 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 phosphors contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to construction, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the CWS Design Standards. The applicant has proposed a Stormwater Management Manhole for water quality. The City of Tigard no longer allows this specific product for use in public water quality facilities. The applicant's plans shall be revised to provide a Stormwater Management vault or a pond or swale. 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 existt~rnn~ an d proposed contours. The Ian shall detail the provisions for surface drainage of all lots, and show that theywr~Il be graded to insurethat surface drainage is directed to the street or a public storm arainage system approved by the Engineering Department. For situations where the back .portions of lots drain away from a street an d toward adjacent lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. The proposed development will be disturbing more than one acre of land, therefore an NPDES 12000 permit will be required prior to construction. Address Assi nments• e City o Trga is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). An addressing fee iii the amount of $50.00 per address shall be assessed. This fee shall be paid to the City prior to final plat approval. The developer will also be rewired 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. Surve Re uirements• The app 'cant's P ~t shall contain State Plane Coordinates N~D 83 (91)] on two monuments with a tie to the Ca 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 Citywrth anelectronic 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 147 SUB2005-00022- WILSON RIDGE NO.2 SUBDIVISION D. - IMPACT STUDY Section 18.390.050 states that the applicant shall provide an impact study, to quantify the effect of development on public facilities and services. The study shall address, at a minimum, the transportation system including bikeways, the drainage system, the parks system, the water system, the sewer system, and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at. lamr~e, ppublic facilities systems and affected private property users. In situations where the Communty Development Code requires tie dedication of real ppro erty interests, the applicant shall either specifically concur with a requirement for public right-of--way dedipcation, or provide evidence that supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development Section 18.390.050 states that when a condition of apppproval re quires the transfer to the public of an interest in real property, the approval authority shall adopt Iindings which support the conclusion that the interest in real property to be transferred is roughly proportional to the impact the proposed development will have on the public. The applicant's narrative includes an impact study which addresses impacts of the proposed development on public facilities and services. A new public street is being constructed to service the subdivision. "A" Street will connect with existing SW 133`d Avenue. Storm, sanitary and water service will be provided by new lines within "A" Street that connect to existin lines in the area. No negative noise impacts are anticipated from this residential development. Because the subdivision will be annexed into the City of Tigard, each new unit will be assessed a Parks Development Fee at issuance of building permit. Any required street improvements to certain collector or higher volume streets and the Washington County Traffic Impact Fee (TIF) are mitigation measures that are required at the time of development. Based on a transportation impact study prepared by Mr. David Larson for the A -Boy Expansion/Dolan II/Resolution 95-61, TIF's are ,expected to recapture 32 percent of the traffic impact of new development on the Collector and Arterial Street system. Presently, the TIFfor a detached, single-family dwelling is $2,850. The internal street within the subdivision is needed to allow the subdivision to develop. and the need for this street is created by the subdivision. Because the need for the internal street is created by the development the impact of the development is directly proportional to the cost of dedication and construction of the interna~ street. Upon completion of this development, the future builders of the residences will be required to pay TIF's totaling approximately $48,450 ($2,850 x 17 dwelling units). Based on the estimate that total TTF fees cover 32 percent o} Me act on major street improvements citywide, a fee that would cover 100 percent of this projects traffic impact is $1,406 ($48,450 divided by .32 . The difference between the TIF paid and the full impact, is considered as uruniti' ated impact. Since the TIF to be paid is $48,450, the unmitigated impact has an estimated value of $102,956. The estimated cost of the dedication and half-street improvements is: along SW Bull Mountain Road RO : 4,808 s.. x $3 = $14 424 Improvement: 459.5 linear feet x $200=$91,900 and along SW 133'd ROW. 618 s.. x $3 = $1,854 TOTAL COST: $108,178 No improvement value was calculated for SW 133`d Avenue. When Alberta Rider Elementary School was constructed to the east of the subject garce ls, im provementsalong 133d Avenue were installed. These included pawing, curbing and sidewalk but no er strip or street trees, which are required to meet current standards. Rather than removing the exis ' sidewalk to construct a planter strip, street trees should be installed behind the existing sidewalk. Two feet of dedication is still required to meet current standards. The total value of these improvements and right-of= way dedication is greater than the total value of the projected Oto impacts. However, the dedication and improvement of SW Bull Mountain Road and SW 133` Avenue are required meet the street unprovement requirements of 18.810.030. In addition, the applicant has proposed making these improvements. Therefore, although the exactions are not proportionate, they are necessary for approval of the proposed development. NOTICE OF DEQSION 148 SUB2005-00022- WIISONRIDGE NO.2 SUMMSION E. -WASHINGTON COUNTY BULL MOUNTAIN COMMUNITY PLAN IWIhis area is within the City o T' ar 's Urban Services Area. In 1997 the qty o Tigard and Washington County entered into an agreement that Tigard would review all applications for development within the Urban Services Area. Washington County adopted the City's Development Code for this area to limit and control development and an Urban Planning Area Agreement was signed. The City s code was adopted by the County as the sole local regulatory standards, background justification and guidance applicable to applications for any and all land uses requiring ministerial or quasi-judicial decision making with the affected area. The a reement indicated that the City would continue to review projects in the "areas of special concern" as definein the Bull Mountain Community Plan (May 12, 1997 Urban Services Intergovernmental Agreement). This protect site is not in any Areas of Special Concern, but is within the Summits and Slopes sub-area. The following adZesses those portions of the Bull Mountain Community Plan. It should be noted that the Oregon Revised Statutes required that, within two years of September 29, 1991, cities and counties shall incorporate all comprehensive plan standards applicable to limited land use decisions into their land use regulations. It indicated that if a City or County does not incorporate its comprehensive plan provisions into its and use regulations the comprehensive plan provisions may not be used as a basis for a decision by the city or county or on appeal from that decision. Washington County adopted the City of Tigard Development Code with few exceptions. Only the standards of that development code are relevant to development review. Summit and Slopes - Design Elements: 1. The residential character of this subarea is to be protected. Improvement of roadways should be done in a manner which does not encourage excessive traffic. All roads planned for rim rovement or connection to SW Bull Mountain Road within the Planning area should be constructed as minor collectors or local streets following the topography generally and not directly aligned with other major roadways. The proposed development is a residential subdivision. One new street is being proposed as part of this development. It does not direcd~y access onto Bull Mountain Road. It will be constructed as a local street with a future connection to Othe south to SW Batterson Road. 2. Hillside building techniques and foundation designs such as stilts, stepped foundations, etc. shall be used to minimize the alteration of existing slopes over 20 percent. Detailed site plans, elevations and sections shall be required showing all structures, foundations, and techniques proposed for hillside construction. These, as well as other site plan requirements for building on steep slopes, as defined in the Community Development Code, are intended to ensure that development activities do not increase the. potential for earth movements such as landslides or land failures in the steeply sloped subarea. Small areas of existing slopes over 20% can be found on-site. These were most likely man-made to accommodate structures on the site. All will be eliminated by proposed grading of the site. This grading will be reviewed by the City of Tigard Engineering Department as part of the developer's Public Facilities Improvement (PQ permit submittal. 3. No grading,filling, clearing or excavation of any kind shall be initiated on steep slopes until a grading plan as de 'fined in the Community Development Code, is approved. , Borrowing to obtain fill material shall' be prohibited unless the material is obtained from a cut permitted under an approved grading plan, or imported from. outside the hillside area. As stated above grading will be reviewed as City of the tipplicant's PH permit submittal. All proposed site work is reviewed under this same application by the City of Tigard's Engineering Department. 4. Removal of natural vegetation shall be minimized, existing vegetation protected and destroyed vegetation replaced. This is required in order to conserve important natural areas, decrease the potential for erosion, decrease the amount of surface water runoff and help prevent earth movement in hazardous areas. A slope stabilization and revetation plan, which includes a schedule for revegatation after areas have been cleared, shall geel included with the required grading plan. Revegetation shall be completed before October 15 of the year of construction, or a temporary treatment shall be required sufficient to prevent erosion prior to the rainy season There are no hillsides contained within this phase. Moreover an erosion control/grading plan will also be required to help prevent soil migration. Condition # 2 requires anygradecl'areas be re-seeded or replanted to prevent erosion. NOTICE OF DEQSION 149 SUB2005-00022- WILSON RIDGE NO.2 SUBDIVISION i • 5. Because trees are such an important natural and scenic resource on SW Bull Mountain, development in areas of standing trees shah be designed to minimize the number of trees to be cut. At the time of development, no more than fifty percent of the mature standing trees. (six inch diameter or greater) shall be removed from an parcel Development design and clearing for structures shall provide for maximum retention of old growth trees. Prior to development, the harvesting of forest tree species for their commercial value shall be in accord with the Oregon Forest Practices Act The slope stabilization and revegetation plan shall indicate the mature tree planned for removal and describe the replacement programs. Replacement trees must be of at least 11/2-inch diameter. The applicant and their arborist have addressed the proposed tree removal accordingg to the City development code. There are no requirements in the tree removal section of the Qty code to retain 50 percent of the standing trees. There are no areas containing stands of trees or old growth trees. The existing trees on site are landscape trees for the existing single-family residences. The Bull Mountain plan preceded Metro minimum density requirements requiring a site to be developed to at least 80% of its maximum density. There are limited layout possibilities for the .development and man of the trees are located within future building footprints or in areas affected by regt~i~red street improvements. In addition, some of the trees have been deemed hazardous by the Project Arbonst. All of the viable trees greater than 12 inch diameter must be mitigated for as discussed under the Tree Removal code section of this report. The applicant has proposed mitigation-by planting trees of 2" caliper on site. This mitigation plan has not been accepted bythe City Forester and must be re-submitted. (See Condition of Approval # 7). 6. Streams, seasonal waterways and Zi editeadjacent riparian zones, as defined in the ~getat unity Deelopment Codeshall bpre ein their natural condition including topography and o n. Where roads are re quired bndgges shall be pre ferre d means of crossing stre ams and waterways rather than infill and piping or c~iannelizati on of water flow. There are no streams or waterways on this site. This element does not apply. 7. Use of power line easements for farm operations, open space, and wildlife habitat shall be encouraged • as appropriate in this subarea. There are no power line easements within the subject proposal area. This element is not applicable. 8. This Design element refers to Area of Special Concern 1, which is not within the project area. Therefore, this element does not apply. 9. This Design element refers to Area of Special Concern 2, which is not within the project area. Therefore, this element does not apply. 10. This Design element refers to Area of Special Concern 3, which is not within the project area. Therefore, this element does not apply. SECTION VII. OTHER STAFF COMMENTS The City of Tigard Police Department has reviewed the proposal and has no objections to it. The City of Tigard Public Worms Department had comments re arding the water system. These items are typical and will be reviewed as part of the Public Facilities Improvement permit submittal The City of Tigard Urban Forester has reviewed the proposal and notes that the developer must submit a mitigation plan for on site planting for approval. This will be made a condition. 1. LANDSCAPING AND SCREENING 18.745.030.0, Installation Requirements The installation of all landscaping shall be as follows: 01. All landscaping shall be installed according to accepted plant' procedures. 2. The plant material shall b~eaf hi de, and shall meet the size and rading standards of the American Standards for Nrg Itock (ANSI Z-60 1-1986, and any other future revisions); and 3. Landscaping shall be installed in accordance with tie provisions of this title. NOTICE OF DECISION 150 SUB2005.00022- WILSON RIDGE NO.2 SUBDIVISION I I The accepted planting procedures are the guidelines described in the Tigard Tree Manual. These • guidelines follow. those set forth by the International Society of Arboriculture (ISN tree planting ~ruudel nes as well as the standards set forth in the American Institute of Architects Architectural Graphic Standards; 10' edition. In the Architectural Graphic Standards there are guidelines for selecting and planting trees based on the soil volume and size at maturity Additionally, there are directions for soil amendments and modifications. In order to develop tree species diversity onsite it is recommended that the following guidelines be followed: ■ No more than 30% of any one family be planted onsite. ■ No more than 20% of any one genus be planted onsite. ■ No more than 10% of any one species be planted onsite. 18.745.030.E Protection of Existing Landscaping. Existing vegetation on a site shall be protected as muc as possible: 1. The developer shall provide methods for the protection of existing vegetation to remain during the construction process; and 2. The plants to be saved shall be noted on the landscape plans ((e.g. areas not to be disturbed can be fenced, as in snow fencing which can be placed around the individual trees). See comments under "Tree Removal". 18.745.030.E Conditions of ADDroval of Existin Ve etation. The review procedures and standards for requiredan scaPing an shaff be speci a in the conditions of ap roval during development review and in no instance shall be less than that required for conventional development. •See recommended conditions of approval at the end of this memorandum. 18.745.040 Street Trees A. Protection o existing vegetation. All development projects fronting on a public street, private street or a private driveway more than 100 feet in length approved after the adopption of this title shall be required to plant street trees in accordance with the standards in Section 18.745.040.C. The accepted planting procedures are the guidelines described in the Tigard Tree Manual. These guidelines follow those set forth by the International Society of Arboriculture (ISA) tree plantm* guidelines as well as the standards set forth in the American Institute of Architects Architectural Graphic Standards; 10`~ edition. In the Architectural Graphic Standards there are guidelines for selecting and plantuig trees based on the soil volume and size at maturity Additionally, there are directions for soil amendments and modifications. In order to develop tree species diversity onsite it is recommended that the following guidelines be followed: ■ No more than 30% of anyone family be planted onsite. ■ No more than 20% of anyone genus be planted onsite. ■ No more than 10% of anyone species be planted onsite. 2. TREE REMOVAL 18.790.030, Tree Plan Requirement ° A. Tree plan re wired. A tree plan for the planting, removal and protection of trees pre ared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a • development application for a subdivision, partition, site development review, planned development or conditional use is filed. Protection is preferred over removal wherever possible. B. Plan requirements. The tree plan shall include the following: 1. Identification o the location, size and species of all existing trees including trees designated as significant by the city; NOTICE OF DECISION 151 SUB2005-00022- WILSON RIDGE NO.2 SUBDIVISION i • 2. Identification of a program to save existing trees or miti gate tree removal over 12 inches in caliper. Miti gation must follow the replacement guidelines of Section 18.790.060D, in accordance with the followin standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: a. Retention of less than 25% of existing trees over 12 inches in caliper requires a mitigation program in accordance with Section 18.790.060D of no net loss.of trees; b. Retention of from 25% to 50% of existing trees over 12 inches in caliper requires that two- thirds of the trees to be removed be mitigated in accordance with Section 18.790.060D; c. Retention of from 50% to 75% of existing trees over 12 inches in caliper requires that 50 percent of the trees to be removed be mitigated in accordance with Section 18.790.060D; d. Retention of 75% or greater of existing trees over 12 inches in caliper requires no mitigation. 3. Identification of all trees which are proposed to be removed; 4. A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. As required, the applicant submitted a tree plan that was conducted by a certified arborist, David Halstead. The report contains the four required components, and is therefore acceptable. I suggest planting native species of trees as street trees such as b' leaf maple, cascara or Oreggon white oak Properly sized oaks can be found at River Oak Farm & Nursery. Call Diane at 503- 357-2745. The species of street trees used in this development are not listed. The species must be approved before the trees can be planted. • The tree mitigation plan is unacceptable. I have attached a copy of guidelines that must be followed regarding Planting mitigation trees on the development site. Additionally, appropriate native species s e used such as Oregon white oak, bigleaf maple, Douglas fir, western red cedar, cascara, western redbud or Willamette Valleyponderosa pines. ATTACHMENT Mitigation Tree Planting Guidelines My guidelines are as follows: Trees native to the Willamette Valley shall be the only species planted as mitigation trees unless otherwise approved by the Qty Forester. No more than three trees may be in the back yard of any home. Of these three trees, no more than two may be tare or medium By ` rge", "medium' and "small" I am referring to the tree's size at maturity. No more than two trees may be planted in the front yard of any home. W these two trees, no more than one may be large or medium The existing trees in the yards of each home must be accounted for. The total number of trees in any one back yard may not exceed three trees. The maximum number of trees in any one front yard may not exceed two trees (not including street trees). The minimum spacing for medium and large sized trees is 20 feet. Small trees may not be planted closer than 10 feet from any other sized tree. The developer is responsible for caring for these trees for a period of three years or three growing seasons, whichever is greater. Maintenance includes watering, fertirig, mulching and pruning according to the guidelines set orth by the ANSI standards for tree care. If any tree dies within the three ar maintenance ppperiod the developer is responsible for replacing that tree. This mri&enarxt? peod ri is for tip that am Selpthe etP pecies to trees that will create large canopies when they reach maturity. Have at least two different species of street trees from various families of trees. This diversity will minimize the adverse effects of possible infestations that could wipe out the entire species of tree(s).. Street trees may be used for mitigation requirements, but only the inches over two capper inches may be counted towards the tree mitigation. NOIRE OF DECISION 152 SUB2005-00022- WIISON RIDGE NO: 2 SUBDMSION 1 ~ TREE PROTECTION Below are my suggestions for the.applicant to follow for tree protection guidelines: Prior to construction, a Tree Protection Plan shall be included with the proposed construction drawings conforming to the International Society of Arboriculture (ISA) guidelines for review and approval by the City Forester. All tree protection devices, along with their details and specifications,. shall be shown on the Tree Protection Plan. TIhs plan shall also include the building footprints shown in relation to the trees being preserved. Any tree that will not be removed onsite that is within the limits of disturbance of this project must be protected. Any tree that is located on property adjacent to the construction project that will have more than 15°/o of its root system disturbed by construction activities shall also be protected. A note shall be Placed on the final set of plans indicating that equipment, vehicles, machinery, grading, dumping, storage, burial of debris, or any other construction related activities shall not be located inside of any tree protection zone or outside of the limits of disturbance where other trees are being protected. All tree protection devices shall be: ■ Visible. ■ Constructed of 11 Gauge steel chain-link fencing supported on at least 2" O.D. steel posts. Each post shall be no less than four feet high from the top of grade. Each post shall be driven into the ground to a depth of no less than two and a half feet below grade. Each post shall be spaced no further apart than four feet. ■ Between each post, securely attached to the chain-link fencing, shall be a sign indicating that the area behind the fencing is protected and no construction activity, including material storage, may occur behind the fencing. ■ Inspected and approved in the field by the project arborist and City Forester prior to clearing, grading, or the beginning of construction. ■ Remain in place and maintained until all construction is completed and a final inspection is conducted. • To determine the size of the tree protection zone (TPZ) the project aborist should follow the guidelines listed below: For individual trees follow the trunk diameter method. For every one-inch of diameter at breast height (DBH), or 41/z feet above the ground, allow 12 inches of space from the trunk of the tree. For example, a tree that is 15" at DBH must have at least 15' of tree protection zone around the entire canopy of the tree. For groups of trees the tree protection zone must be outside of the drip line of the trees on the edge of the stand. Ifthere are conifers with narrow crowns on the edge of the stand follow the trunk diameter method or the drip line method, whichever is greater. Calculate and follow the Optimal Tree Protection Zone calculation as shown in "Trees and Development: A Technical Guide to Preservation of Trees During Land Development" by Nelda Matheny and James R. Clark The project aborist may propose an alternate method for the establishment of the TPZ, provided the effort is coordinated with the Qiy Forester. If it is necessary to enter the tree protection zone at any time with equipment (trucks, bulldozers, etc) the project aborist and Cary Forester must be notified before ahy entry occurs. Before entering the TP , the project arborist and City Forester shall determine the method by which entry can occur, along with any additional tree protection measures. Prior to issuance of any Certificates of Occupancy, the Project Arborist shall submit a final certification indicating the elements of the Tree Protection Plan were followed and that all remaining trees on the site are healthy, stable and viable in their modified growing environment. RECOMMENDED CONDITIONS OF APPROVAL: S 1. Prior to commencing site work the applicant shall submit a cash assurance for the equivalent value of mitigation re wired. If additional trees are preserved through the subdivision improvements and construction t houses, and are properly protected through these stages by the same measures afforded to other protected trees on site, the amount of the cash assurance may be correspondingly reduced. Any trees planted on the site or off site in accordance with 18.790.060 (D) will be credited against the cash assurance, NOTICE OF DECISION SUB2005-00022- WILSON RIDGE NO.2 SUBDIVISION 153 1 ► for two years following final pplat a proval. After such time, the applicant shall pay the remaining value of the cash assurance as a fee in heu o planting. 2. Prior to issuance of any Certificates of Occupancy', the applicant/owner shall record a deed restriction to the effect that any existing tree greater than 12' diameter may be removed only if the tree dies or is hazardous according to a certified aborist. The deed restriction may be removed or will be considered invalid if a tree preserved in accordance with this decision should either die or be removed as a hazardous tree. 3. Prior to commencing any site work, the applicant shall submit construction drawings that include the approved Tree Removal, Protection and Landscape Plan. The plans shall also include a construction sequence including installation and removal of tree protection devices, clearing, grading, and paving. Only those trees identified on the approved Tree Removal plan are authorized for removal by this decision. 4. Prior to commencing any site work, he applicant shall establish fencing as directed by the project aborist to protect the trees to be. retained. The applicant shall allow access by the City Forester for the purp ose. of monitoring and inspection of the tree protection to verify that the tree protection measures are per Formin adequately. Failure to follow the plan, or maintain tree protection fencing in the designated locations shall be grounds for immediate suspension of work on the site until remediation measures and/or civil citations an be processed. 5. Prior to any Certificates of Occupancy, the applicant shall ensure that the Project Arborist has submitted written reports to the City Forester, at feast, once every two weeks, from initial tree protection zone ('TPZ) fencing installation, through site work, as he monitors the construction activities and progress. These reports must be provided to the qty Forester until the time of the issuance of an y Certificates of Occupancy. The reports shall include any changes that occurred to the TPZ as well as the condition and location o} the tree protection fencing. If the amount of TPZ was reduced then the Project Arborist shall justify why the fencing was moved, and shall certify that the construction activities to the. trees did not adversely impact the overall, long-term health and stability of the tree (s). If the reports are not submitted or received by the City Forester at the scheduled intervals, and if it appears the TPZ's or the Tree Protection Plan is not being followed by the contractor, the Cittyy can stop work on the project until an inspection can be done byy the City Forester and the Project Arbo`n%t. This inspection will be to evaluate the tree protection }encing, determine if the fencing was moved at any point during construction, and determine if any part of the Tree Protection Plan has been violated. 6. Prior to issuance of building pem .ts, the applicant shall submit site plan drawings indicating the location of the trees that were preserved on e' lot, location of tree protection fencing, and a signature of approval from the project aborist regarding the placement and construction techniques to be employed in building the house. All proposed protection fencing shallbe installed an d insppected prior to commencing construction, and shall remain in place through the duration of home builcrmg. After approval from the City Forester, the tree protection measures maybe removed. SECTION VIII. AGENCY COMMENTS Tualatin Valley Fire and Rescue endorses this proposal predicated on the following criteria and conditions of approval: 1) FIRE APPARATUS ACCESS ROAD DISTANCE FROM BUILDING AND TURNAROUNDS: Access roads shall be -within 150 feet of all portions o the exterior wall o the first story o the building as measured by an approved route around the exterior of the building. An approved turnaround is required. the remaining distance to an approved intersecting roadway, as measured along the fire apparatus access road, is greater than 150 feet. 2) DEAD END ROADS: Dead end fire apparatus access roads in excess of 150 feet in length shall be provided with an approve turnaround. • A fire apparatus turn-around will be required at the end of "A" street (see item #3 exception) s) FIRE APPARATUS ACCESS ROAD EXCEPTION FOR AUTOMATIC SPRINKLER PROTECTION: When uildings are completely protected with an approved automatic ire sprinkler system, the requirements or fire apparatus access maybe modified as approved' By the fire code official. NOTICE OF DECISION 154 SUB2005.00022- WILSON RIDGE NO.2 SUBDIVISION :4) FIRE APPARATUS ACCESS ROAD WIDTH AND VERTICAL CLEARANCE: Fire apparatus access roads s ave an unobstructed width o not less an 20 feet 12 feet or up to two dweiffin units and accessory buildings), and an unobstructed vertical clearance of not less than 13 feet 6 inches. Were fire apparatus roadways are less than 26 feet wide, "NO PARKING" signs shall be installed on both sides of the roadway and in turnarounds as needed. Where fire apparatus roadways are more than 28 feet wide but less than '32 feet wide, "NO PARKING" signs shall be installed on one side of the roadway and in turnarounds as needed. Where fire apparatus roadways are 32 feet, wide or more, parking is not restricted. The proposed street width and tragic control plan. are acceptable as submitted. 5) NO PARKING SIGNS: Where fire apparatus roadways are not of sufficient width to accommodate parked vehicles an20 eet o unobstructed driving surface, "No Parking" signs shall be installed on one or both sides of the roadway and in turnarounds as needed. Roads 26 feet wide orless shall be posted on both sides as a fire lane. Roads more than 26 feet wide to 32 feet wide shall be posted on one side as a fire lane. Signs shall read "NO PARKING - FIRE LANE" and shall be installed with a clear space above grade level of 7 feet. Signs shall be 12 inches wide by 18 inches high and shall have red letters on a white reflective background. s) SURFACE AND LOAD CAPACITIES: Fire apparatus access roads shall be of an all-weather surface that is not less than 12,500 pounds point. easily ' tinggwwss a e from the surroun ' area and is capable of sup o load (wheel-load) and 75,000 pounds live load (gross vehicle weightf You may need to provide documentation from a registered engineer that the design will be capable of supporting such loading. 7) TURNING RADIUS: The inside turning radius and outside turning radius shall be not less than 28 feet and 48 feet respectively, measured from the same center point. s) GRADE: Fire apparatus access roadway grades shall not exceed 10 percent. Intersections and turnarounds shal-WeTevel (maximum 5%) with the exception of crowning for water run-off. When fire sprinklers are installed, a maximum grade of 15% may be allowed. The approval of fire sprinklers as an alternate shall be accomplished in accordance with the provisions of ORS 455.610(5). s) GATES: Gates securing fire apparatus roads shall comply with all of the following: Minimum unobstructed width shall be 16 feet, or two 10 foot sections with a center post or island. Gates serving one- or two-family dwellings shall be a minimum of 12 feet in width. Gates shall be set back at minimum of 3 feet from the intersecting roadway. Gates shall be of the swinging or sliding type Manual operation shall be capable by one person Electric gates shall be equipped with a means for operation by fire department personnel Locking devices shall be approved. 1o) SINGLE FAMILY DWELLINGS - RE UIRED FIRE FLOW: The minimum available fire flow for singe * y we ' s and duplexes serve by a municipal water supply shall be 1,000 gallons per minute. If the structure(s) is (are) 3,600 square feet or larger, the required fire flow shall be determined according to IFC Appendix B. FIRE HYDRANTS - ONE- AND TWO-FAMILY DWELLINGS & ACCESSORY STRUCTURES: Where a portion o a structure is more an 600 feet from a hydrant on a ire 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. The proposed number and distribution of fire hydrants is acceptable as submitted. 12) FIRE HYDRANT DISTANCE FROM AN ACCESS ROAD: Fire hydrants shall be located not more than 15 feet from an approve ire apparatus access roadway. 13) REFLECTIVE HYDRANT MARL ERS: Fire hydrant locations shall be identified by the installation of reflective markers. The markers shall be blue. They shall be located adjacent and to the side of the centerline of the access road way that the fire hydrant is located on. In case that there is no center line, then assume a centerline, and place the reflectors accordingly • 14) ACCESS AND FIRE FIGHTING WATER SUPPLY DURING CONSTRUCTION: Approved fire apparatus access roadways and fighting water supplies shall be ins e and operational prior to any combustible construction or storage of combustible materials on the site. NOTICE OF DECISION 155 SUB2005-00022- WII.SON RIDGE NO.2 SUBDIVISION 1 i ECTION IX. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON MAY 3, 2006 AND EFFECTIVE ON MAY 18 , 2006 UNLESS AN APPEAL IS FILED. Ar)r)eal: The Director's Decision is final on the date that it is mailed. Any party with stand' as provided in Section 18.390.040.G.1. may apppeal this decision in accordance with Section 18.390.040.6.2. of the Tigard Community Development Code wIuch provides that a written appeal togge~ther with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mated. The appeal fee schedule and forms are available rom 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 propperI raised in the Notice of Appeal may be submitted by an y~pparty dunrig the appeal hearing, subject to anyaddnuoiZ Hiles of procedure that maybe adoptedyfromtime to time bythe appellatebody. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON MAY 17, 2006. t Owe--s-tnon--s: 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. May 3, 2006 PREPARED BY Che Caines DATE Assistant Planner G•. Mav 3 , 2006 APPROVED Ric ers o DATE Planning ger NOTICE OF DECISION 156 SUB2005-00022- WIISON RIDGE NO.2 SUBDIVISION w CITY of TIGARD 0 OEOORAPNIC INFORMATION eTeTE Z N ALPINE VIE HOOD CV) VIONtTY S r4w ALP f"I G) SUB2005-00022 T M TUP2006-00001 Q ~P m WILSON RIDGE NO.2 = SUBDIVISION 3 D V Q`~ ho BI IE a' Ro h fc0. s J aF~ ~ ' < a 7 a NITA D ^VV BE~FB~RO, ~ a Tigard Area Mop P5 G RHETT N 0 100 200 300 400 Feet 1'= 329 feet F City of Tigard Information on this map Is for general location only and should be veri9ed with the Development Services Division. 13125 SW Hall Blvd Tigard, OR 97223 (50 171 http:/ M.or.us 171 TI-n Communitv D elopment Plot date: Feb 3, 2006; . 9iC\MAGIC03.APR 00 R/W \ \ 1 . 1 I I I I I I . . RA. u I C 11' 0.eA•- I I ) I I `OA' AKl I ` \ I I i I I I I e' 0. I p I ` \ I I SIOEWMII I Ir .`yam I ii sk.\ I I W STREET II a I NOT TO SOME II ],317 Sr G~ \ I I I 1 I 2 i I Ii aesev 90\ I a.s0o s< / / NDro WIN-IN INSIDE eA~T L~ E I I - i _ g I j 51,]15 u • \ EIRSDNO EDDE DP 30' VISION PAKN[NI TNME. TV. I I I r OI itI I / / / / ` ) s, S CLEARANCE 4 f m'A' STREET I - i / S \ \ ` BULL MOUNTAIN RD I VyN J / 4.71/ Sr 17' ROW DEDICATION REQUIRED r~~~ y~.• NOT TO SOME I I it \ 5.527 St` ---I r-----~ r < 1 1 .11 I I I I l i e rte; ~ 11 I I I I I I ~I 1 ` 1 I I I FI I11117 Sf 1 I 1.1e1 v III 1.1]157 4.leO Sidi I 3,053 v \ \ 10 I RI I 11 1 1 I I 1 1 I I :y\T \ 51300 Sr _ L y 4.302y 1 1,E11N j 41 q I ( NNROF $MET~~ I I . I I - I I I I I I _ SW BATTERSO N ROAD I I . CITY OF TIGARD ~ SUB2005-00022/TUP2006-00002 srrE PLAN N WILSON RIDGE NO. 2 SUBDIVISION Ma is not to scale • Am Ak s T Venture Properties, Inc. EXHIBI SUB2005-00022/TUP2006-00002 4 3 e 0 SW Oswego, OR Galewood 97035 Street, Suite 100 WILSON RIDGE NO.2 SUBDIVISION ~ Alpha Community Development .Attn: Jerry Palmer 9600 SW Oak Street, Suite 230 Portland, OR 97223 Rick Cheryl Gimlin 13280 SW Bull Mountain Road Tigard, OR 97224 Rick L. & Cheryl L. Gimlin PMB #305 15685 SW 116th Avenue King City, OR 97224 Douglas C. & Charlene N. Potter PO Box 231226 Tigard, OR 97281 • Doug & Charlene Potter 13210 SW Bull Mountain Road Tigard, OR 97224 Jay Larson 14800 SW 133rd Tigard, OR 97224 Madalyn A. & Ray Utz 14880 SW 133rd Tigard, OR 97223 159 Cheryl Caines -Wilson Ridge 2 Subdivision SuBd 00 5-oova4~ Page 1 ! i From: "Robinson, Michael C. (Perkins Coie)" <MRobinson@perkinscoie.com> To: <dick@ci.tigard.or.us>, <kim@ci.tigard.or.us>, <CHERYLC@tigard-or.gov> Date: 4/26/2006 12:44:02 PM Subject: Wilson Ridge 2 Subdivision Dear Cheryl, Kim and Dick, I am writing to confirm our meeting with Kelly on Friday April 21 regarding this subdivision. The purpose of the meeting was to discuss how we could extend the proposed street meeting all applicable TCDC requirements, avoid renotice of an amended decision and meet our requirement for 17 lots. I want to confirm how I believe the meeting concluded. If I have misstated the conclusion, please let me know. We are going to provide to you a revised site plan with the following changes. Lots 2 and 3 will be served by driveways to SW 133rd. This will allow us to eliminate the flagpoles to Street "A". Lot 1 will be served by a driveway to Street 'W'. By eliminating the flagpoles, this area will be able to be counted in both the lot area and density calculations. Second, we are going to eliminate the large turnaround area adjacent to the flagpoles and instead. provide a temporary turnaround closer to the terminus of Street "A". You have agreed that the area within the temporary turnaround can be counted for purposes of lot area and density determination. Third, we discussed how Street "A" should terminate. I understand that you have reviewed a design of a cul-de-sac that would comply with applicable TCDC standards. However, Kelly indicated her desire to stub the street adjacent to the property to the south and provide for a temporary public easement turnaround. Based on that discussion, we will be able to meet applicable TCDC requirements and provide for 17 lots. I believe the proposed conditions of approval are broad enough to allow the City to issue a decision with this concept. I will provide an additional letter addressing applicable TCDC provisions regarding the driveway and lot area calculations. Please let me know if you have any questions. Mike sent by Lisa Twombly Secretary to Michael C. Robinson and Lynne M. Paretchan Perkins Coie LLP 1120 N.W. Couch Street, Tenth Floor Portland, OR 97209-4128 Phone: (503) 727-2000 Direct: (503) 727-2146 Fax: (503) 727-2222 IMPORTANT TAX INFORMATION: This communication is not intended or written 160 Cheryl Caines - Wilson Ridge 2 Subdivision Page 2 1 by Perkins Coie LLP to be used, and cannot be used by the taxpayer, for the purpose of avoiding penalties that may be imposed on the taxpayer under the Internal Revenue Code of 1986, as amended. 57679-7 NOTICE: This communication may contain privileged or other confidential information. If you have received it in error, please advise the sender by reply email and immediately delete the message and any attachments without copying or disclosing the contents. Thank you. CC: - <kritz@donmorissettehomes.com>, <kvl@,AlphaCommunity.com>, <jav@alpha- eng.com>, "Robinson, Michael C. (Perkins Coie)" <MRobinson@perkinscoie.com> • 161 %'L 04:K WSJ I...? W.0 Perkins Coie 1120 N.W. Couch Street, Tenth Floor Michael C. Robinson Portland, OR 97209-4128 PHONe 503.727.2264 PHONE: 503.)2].2000 EMAIL_ mrobinson@perkinscoie.com FAX: 503.727.2222 www.perkinscoie.com April 25, 2006 VIA EMAIL Ms. Cheryl Caines Assistant Planner City of Tigard 13125 SW Hall Blvd. Tigard, OR 97223 Re: Wilson Ridge 2. Tentative Subdivision Application Dear Cheryl: • This letter addresses the issues associated with revisions to the Wilson Ridge 2 Subdivision. I have attached a revised tentative subdivision plan (Exhibit 1). 1. Driveway Location for Lots 1, 2 and 3. We discussed with you, Kim and Dick whether driveways could be located on SW 133rd Street for lots 1, 2 and 3. We agreed that driveways from lots 2 and 3 (the most northerly two lots) could access SW 133rd Street. Lot 1 will have its driveway to Street "A". Exhibit 1 shows the driveway locations. Tigard Community Development Code ("TCDC") 18.705.030.H.2 provides that the minimum driveway setback from a collector or arterial street intersection for a driveway shall be 150 feet in a case where a project has less than 150 feet of street frontage, the applicant must explore any option for shared access with an adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far from the intersection as possible. The site's frontage on SW 133rd Street is less than 150 feet. Accordingly, this section allows the driveways for lots 2 and 3 to be placed as far as possible from the intersection with Bull Mountain Road onto SW 133rd Street. (57679-0007/PA061150.0671 ANCHORAGE - BEIIING BELLEVUE - BOISE - CHICAGO • DENVER HONG KONG - LOS ANGELES MENLO PARK - OLYMPIA PHOENIX - PORTLAND • SAN FRANCISCO SEATTLE - WASHINGTON. D.C. Perkins Coie LLP and Affiliates 162 • Ms. Cheryl Caines Assistant Planner City of Tigard April 25, 2006 Page 2 2. Turnaround. TCDC Section 18.810._.F.2 provides that streets are required to be extended to the boundary lines of the tract to be developed. This application proposes to extend Street "A" to its southerly boundary. Subsection (2)(c) requires that a temporary hammerhead turnaround be constructed for stub streets in excess of 150 feet in length. Street "A" exceeds 150 feet in length. Exhibit 1 shows a proposed temporary turnaround located on the common lot line between lots 9 and 10. The temporary turnaround will be a temporary easement in favor of the public for turnaround purposes. The express language of the easement will provide for its termination upon extension of the road through the adjacent tract. The applicant considered but rejected a cul-de-sac for two reasons. First, the cul-de- sac would be in excess of the 200 foot standard and would require an adjustment. Second, the applicant agrees with the City that the road should be extended and the temporary stub street provides the best means to do so. Please confirm that this information allows the City to approve the Wilson Ridge 2 Subdivision as shown on the attached exhibit. The proposed general conditions of approval regarding driveways and the stub street are acceptable. I understand from our discussion that renoticing of this application is not required. Very truly yours, C . 03bl ~v Michael C. Robinson MCR:lt Enclosure cc: Mr. Dick Bewersdorff (via email) (w/encl.) Ms. Kim McMillan (via email) (w/encl.) Ms. Kelly Ritz (via email) (w/encl.) Ms. Kirsten Van Loo (via email) (w/encl.) Mr. Jeff Vanderdasson (via email) (w/encl.) [57679-0007/PA061150.067j 04125/06 163 alpha COMMUNITY 1 r ^ac'w fir:. r DEVELOPMENT vs]p sw ou,. $wl• vsr. I `~Rw .G ~ft~:••.. 17 f'AC: asoi l(!SJ.))i)•: I 1 ~ a.ra P '\•v eG ~ I 'A' STREET REVISIONS - I I I I , _ . '•a ~,q~\ ~`1 I .ti :n wa ow*e otacw.wn ~1 no• 5 M•~, My , n• vva-., I-' ~ - I ~ a)N s I' I ~,y''. r.._ _I an I Cuu[ p ^•il•K t.t1 U :,:a(. ' I ~ ~ t /,..ae s• ~ ~ ~'\,,,I I ~ i _ ' ,AC'\~L~~~gl •.aau. i•.>'+` n° 1r""u~{ a l _ dA'~ STR - - . v E \ L BULL MOUNTAIN RD I v . v ' .ru ta , I - - - _ I I I _ - \ I WILSON u I 1 to I I ) RIDGE 2 W I I SUBDIVISION ~ I t I° t I I _ --__SW BATTFRSON ROAD_ -I - I I SITE I - PLAN '''alpha 81T-E PLAN O wn" on -T .r13 r "q: YD.NI K y I G.I, u•ru, I Wilson Ridge II Subdivision ~~u. F -A 0 Cs, CV U ~ Page 1 of 1 Dick Bewersdorff - Wilson Ridge II Subdivision • From: "Robinson, Michael C. (Perkins Coie)" <MRobinson@perkinscoie.com> To: <dick@ci.tigard.or.us> Date: 3/31/2006 8:05 AM Subject: Wilson Ridge II Subdivision CC: <kritz@donmorissettehomes.com>, <jav@alpha-eng.com>, "Robinson, Michael C. (Perkins Coie)" <MRobinson@perkinscoie.com> Dick, I represent Venture Properties on this matter. Kelly has asked me to ask you to delay issuing the decision on this matter to give us a chance to resolve issues concerning density. I have been authorized to grant a 30-day extension of the 120-day clock. Thanks. Mike sent by Lisa Twombly Secretary to Michael C. Robinson and Lynne M. Paretchan Perkins Coie LLP 1120 N.W. Couch Street, Tenth Floor Portland, OR 97209-4128 Phone: (503) 727-2000 Direct: (503) 727-2146 Fax: (503) 727-2222 IMPORTANT TAX INFORMATION: This communication is not intended or written by Perkins Coie LLP to be used, and cannot be used by the taxpayer, for the purpose of avoiding penalties that may be imposed on the taxpayer under the Internal Revenue Code of 1986, as amended. 57679-7 NOTICE: This communication may contain privileged or other confidential information. If you have received it in error, please advise the sender by reply email and immediately delete the message and any attachments without copying or disclosing the contents. Thank you. • file://CADocuments and Settings\dick\Local Settings\Temp\GW}00001.HTM 165 ~alpha COMMUNITY DEVELOPMENT Letter of Transmittal ❑ For Approval ❑ For Your Use /I-As Requested ❑ For Review & Comment To Da/2cc-~ rJJoob- No. Re W~u~o vL~l~t l3k ZS sw ALL_ `fiWI~. We are sending you: ❑ Attached Copies Date Description 3 POT 1~ _v ❑ Under Separate Cover Via ❑ Fax ❑ Messenger ❑ First Class Mail ❑ Overnight Delivery ❑ Pick-up ❑ Electronic File If enclosures are not as noted, please notify us at once: 503-452-8003 • Remarks • `(w` Alpha Community Development Signed ._~.)tm 9600 SW Oak, Suite 230 Portland, Oregon 97223 CC TEL 503-452-8003 Received by Date FAX 503-459--RnAl www.c - 166 h T. J1 lV THE APPLICANT $,iALL_~El~'fIFY THAT: • 1- • if the application is granted, the applicant shall exercise the rights granted In accordance with the terms and sublact to all the conditions and limlta'lons of the approval ♦ All the ahava s;atements and the statements in tha plot plan, attachments, and exhlbits transmitted herewith, are true- and the applicants so acknowledge, that any parmit issued, based on this application, map be revoked if it is found tt^at any such statements are false. • The applicant has read tine entire contents of the application, including the policies and criteria, and understands me requirements for approving or denying the application(s). SIGNATURES OF EACH OWNER OF THE SUBJECT PROPERTY ARE REQUIRED. ---:;I- Owner's Signature Date /11 Q1prn7 ' Signature 3'Jev Date owner's Signature onto owners Signature date owners Signature Date AppiieanVAgentlRepr6"ntative's Signature Date ApplicanVAgent/Representative's Signature pate ' 167 Mar.23. 2006 12:26PM Alpha Community Development No-6502 P. 1 ► SUBz)) ooS-o 40aj, V~a I h a COMMUNITY DEVELOPMENT Fax Transmittal DATE: March 23, 2006 ATTENTION: Cheryl Caines TO: City of Tigard, current planning FAX NO.: 503-624-3681 RE: Wilson Ridge no. 2 PROJECT NO.: Alpha 402-027 • TOTAL PAGES: 2 Including this page REMARKS: Per your conversation with Jeff Vanderdasson this morning, please find attached for your use an exhibit illustrating the ROW dedications on both 1331d and 6MR. Dimensions vary base on previous dedications, but the drawing is to s ale , and areas are labeled. If you need anything further, please contact Jeff or me at 5031451-8001. Thank you_ SIGNED: C~ John Marquart i CC: I i i t t i Plaza West. Suite 230, 9600 SW Ooir Portland. Oregon 97223 fl) 503-4528003 (F] 503452-8043 168 Mar•23. 2006-12:26PM Alpha Community Development No-6502-4• 2 I I ~ ~ I 1 I GULL MOUNTAI ROW I IN DEDICATION 4807.70 SF i 1 I ` I I z 1 4` ~qd\ ty + ( 1 I I 6 ~ ` I E - A' STREET _ _ a • I 19080.20 SF e G I c'~ I \ v \ f r • i I 17 16 15 14 1s 1 10 I 133RD ROW DEDICATION 12 11 618.83 SF W i cn I w - - I - - - - - - - - SCALE Q 80 0 40 80 160 1 IN = 80 FT VJ~ r•• o RFVIFW I) t3Y OA I - __,104alpha 61 . COMMUNITY DEVELOPMENT :i I \AII r•r.ni nnr•r n I I J 169 Che I Caines - RE: Wilson Ridge II desi n issues Page.1 _ ' _ I.~t3~oo5'.-aooaa From: Gary Pagenstecher To: Vanderdasson, Jeff Date: 3/14/2006 12:38:27 PM Subject: RE: Wilson Ridge II design issues Jeff, Your proposal will be reviewed as submitted. Gary "Jeff Vanderdasson" <jav@,AlphaCommunity.com> 03/14 10:58 AM Gary, I would like to have an idea of what you are proposing so as to avoid the extension if possible. Thank you, Jeff A. Vanderdasson, P.E. Principal Alpha Community Development 9600 SW Oak, Suite 230 Portland, Oregon 97223 Office 503-45278003 Direct 503-473-8911 Fax: 503-452-8043 Cell: 503-351-3412 Email: jav(cD-alr)hacommunitv.com • From: Gary Pagenstecher [mailto:Garyp@tigard-or.gov] Sent: Tuesday, March 14, 2006 10:07 AM To: Jeff Vanderdasson Cc: Dick Bewersdorff; Kim Mcmillan Subject: RE: Wilson Ridge II design issues Jeff, We always look for ways to approve, if possible. In this case, we have identified some problems, including the likely impact a deduction for access easements will have on the density calculation and the location and type of temporary turnaround. At this point, with the decision date close at hand, we will review what you have submitted, or you could request an extension of the 120-day rule to give us time to consider amendments to your proposal that address the points we've identified. Gary Gary Pagenstecher Associate Planner City of Tigard 503-718-2434 GaryP@tigard-or.gov . "Jeff Vanderdasson" <jav@jAJphaCommunity.com> 03/13 4:15 PM Gary, where do we stand on this? If the city is recommending denial we need to know so Venture can get there attorney involved. Thank you, 170 Cheryl Caines - RE: Wilson Ridge II design issues Page 2 ! E Jeff A. Vanderdasson, P.E. Principal Alpha Community Development 9600 SW Oak, Suite 230 Portland, Oregon 97223 Office 503-452-8003 Direct 503-473-8911 Fax: 503-452-8043 Cell: 503-351-3412 jav(a~alphacommunity.com Email: From: Gary Pagenstecher [mailto:Garyp@tigard-or.gov] Sent: Friday, March 10, 2006 2:11 PM To: Jeff Vanderdasson Cc: kdtz@donmorissettehomes.com; Kim Mcmillan Subject: RE: Wilson Ridge II design issues Jeff, You can provide an easement for access but it is still deducted from the lot for density calculations and for net buildable area. The emergency turnaround needs to be in a tract. Please get a sign-off from Pride for your proposed turnaround. We thought you rejected the cul-de-sac option. Our decision target date is March 23rd. Gary "Jeff Vanderdasson" <jav@AlphaCommunity.com> 03/10 1:27 PM Hi Gary and Kim, We can provide an easement for access to the corner lot since it has legal frontage on 133rd. Do you agree? Are we nearing 'a decision with conditions of approval soon? I have not heard a reply from Kim regarding the cul-de-sac that will not meet development standards? Please, send us and update. Thank you, Jeff A. Vanderdasson, P.E. Principal Alpha Community Development 9600 SW Oak, Suite 230 Portland, Oregon 97223 Office 503-452-8003 Direct 503-473-8911 Fax: 503-452-8043 Cell: 503-351-3412 jav(c~alohacommunitv.com Email: From: Gary Pagenstecher [mailto:Garyp@tigard-or.gov] Sent: Thursday, March 09, 2006 1:40 PM To: Jeff Vanderdasson Cc: Kim Mcmillan Subject: RE: Wilson Ridge II design issues Jeff, The comer lot is within 150 feet of Bull Mountain and needs the flag access to meet the access and 171 Chery_I Caines - RE: Wilson Ridge II design issues _ Page 3. ~ I 1 egress standards. The other two lots can access 133rd. However, the 15 foot access can serve two lots and the corner lot with Street A can access on A. Gary "Jeff Vanderdasson" <jav@,AIphaCommunity.com> 03/09 1:10 PM Will you condition it with access off 133rd deleting flags From: Gary Pagenstecher [mailto:Garyp@tigard-or.gov] Sent: Thursday, March 09, 2006 1:10 PM To: Jeff Vanderdasson Cc: Kim Mcmillan Subject: Re: Wilson Ridge II design issues Jeff, Exceptions to Development Standards 18.730.050.E.2 states that the lot area shall be provided entirely within the building site area exclusive of any accessway (see figure). When figuring density and minimum lot size we never include the area of the pole. Gary "Jeff Vanderdasson" <jav@AlphaCommunity.com> 03/09 12:56 PM Hi Kim, We have further reviewed your concerns In regard to density calculations the development code is very clear - I quote it below: • A. Definition of net development area. Net development area, in acres, shall be determined by subtracting the following land area(s) from the gross acres, which is all of the land included in the legal description of the property to be developed: 1. All sensitive land areas: a. Land within the 100-year floodplain; b. Land or slopes exceeding 25%; c. Drainage ways; and d. Wetlands. 2. All land dedicated to the public for park purposes; 3. All land dedicated for public rights-of-way. 4. All land proposed for private streets; and 5. A lot of at least the size required by the applicable base zoning district, if an existing dwelling is to remain on the site. There is no "subtraction" of land for the "pole" portion of flag lots identified in the development code for density calculation - nor is there any "subtraction" of land for emergency vehicle access easements so identified in the development code. (flags are subtracted by Washington County code). If it becomes critical please condition us to remove the flags and take access off of SW 133rd. There is not a tract on the proposed plat for interim fire department turn-around - it is an easement on the vehicle access portions of several lots. We feel we should not modifiy the proposed plan to a non-compliant design requiring a variance - there are no findings I can make to support such a variance under challenge. Our plan meets the minimum/maximum density calculation standards. The 36 foot ROW radius cul-de-sac cited will not satisfy the TVFR staff for a 300+ foot long dead end street. I can only guess that the example cul-de-sac that you cited was served by a street less than 150' long. The regulations have changed and we have confirmed all requirements with TVF&R staff. I believe we will address any potential land use decision appeals if (and when) they arise. Thank you, • Jeff A. Vanderdasson, P.E. Principal 172 Che I Caines - RE: Wilson Ridge II desi n issues y Page 4_ Alpha Community Development 9600 SW Oak, Suite 230 Portland, Oregon 97223 Office 503-452-8003 Direct 503-473-8911 Fax: 503-452-8043 Cell: 503-351-3412 Email: iav .alphacommunity.com CC: Bewersdorff, Dick; Caines, Cheryl; kdtz@donmorissettehomes.com; Mcmillan, Kim 173 t i.~ 1 m+sorai*""`ue'"'xwdm*.~i• ~ na~s•.~m2aRrac~wwa~rr'z'fl+t~~err,,,r.'k~.~ya. . ~ - _.r____.:..._- . - - _ - - . -T_ a~n.1~p w1~Yn-rr i Che I Caines - RE: Wilson Rid a II desi n issues u Page 1 From: "Jeff Vanderdasson" <jav@AlphaCommunity.com> . To: "Gary Pagenstecher' <Garyp@tigard-or.gov> Date: 3/10/2006 4:38:38 PM Subject: RE: Wilson Ridge II design issues Hi Gary, We did reject the cul-de-sac scenario. I respectfully disagree that the diagram you reference in the code relates to a "flag" lot where the flag is used to establish legal frontage to a public street. We meet the minimum frontage requirement on 133rd and therefore should not deduct an "easement" from our gross area. Jeff From: Gary Pagenstecher [mai Ito: Garyp@tigard-or.gov] Sent: Friday, March 10, 2006 2:11 PM To: Jeff Vanderdasson Cc: kritz@donmorissettehomes.com; Kim Mcmillan Subject: RE: Wilson Ridge II design issues Jeff, You can provide an easement for access but it is still deducted from the lot for density calculations and for net buildable area. The emergency turnaround needs to be in a tract. Please get a sign-off from Pride for your proposed turnaround. We thought you rejected the cul-de-sac option. • Our decision target date is March 23rd. Gary "Jeff Vanderdasson" <jav@AJphaCommunity.com> 03/10 1:27 PM Hi Gary and Kim, We can provide an easement for access to the corner lot since it has legal frontage on 133rd. Do you agree? Are we nearing a decision with conditions of approval soon? I have not heard a reply from Kim regarding the cul-de-sac that will not meet development standards? Please send us and update. Thank you, Jeff A. Vanderdasson, P.E. Principal Alpha Community Development 9600 SW Oak, Suite 230 Portland, Oregon 97223 Office 503-452-8003 Direct 503-473-8911 Fax: 503-452-8043 Cell: 503-351-3412 Email:jav@alphacommunity.com • 175 .o ~jy'Yl fP' ~ jy~Gi'lf.'~..= I WG, f r li9U ~~t Dot yall ~.ZC ALE 400 GRAS' z00 'g (10o 50 i0o (IN FE 0o It. inch 1~ . 1 r r~ ~ 1 1 ' 1 406 APilic SCALE GR z°° 1 ` A.0° 50, wo 1 1 1 1 1 i ~ r t r t . .1 1 f AFFIDAVIT OF POSTING NOTICE OF A LAND USE PROPOSAL IMPORTANT--NOTICE: THIS'AFFIDAVIT:MUST.BE ACCOMPANIED -BY-A.COPY.OF THE NOTICE~THAT:WAS POSTED ON STHE SITE : In the Matter of the Proposed Land Use Applications for: Land Use File No.: SUB2005-00022/TUP2006-00002 Land Use File Name: WILSON RIDGE NO.2 SUBDIVISION I, Gary Pagenstecher, Associate Planner for the City of Tigard, do affirm that I posted notice of the land use proposal affecting the land located at (state the approximate location(s) IF no address(s) and/or tax lot(s) currently registered) Z00 Sc,eJ ~Lz) and did personally post notice of the proposed land use application(s) by means of weatherproof • posting in the general vicinity of the affected territory, a copy of said notice being hereto attached and by reference made a part hereof, on the day of 2006. i Signature o Person Performed Posting • h:Vogin4Mttytrnasters\affidavit of posting for staff to post a site.doc 178 WILSON RIDGE ■ 2 SUBDIVISION SUBDIVISION (SUB) 2005-00022/TEMPORARY USE PERMIT JUP) 2006-00002 REQUEST: The applicant requests approval to subdivide a 2.53-acre site to create 17 lots ranging in size between 4,180 and 8,387 square feet (5,016 square feet on average). The site currently contains 3 existing single-family detached residences that will be removed upon development. In addition, a Temporary Use permit is requested for a model home/sales office. An application for annexatic,. of the subject parcels has also been submitted concurrently with this application for subdivision approval. LOCATION: 13280 and 13210 SW Bull Mountain Road; WCTM 2S109AC, Tax Lots 1900 and 2000. ZONE: R-7: Medium-Density Residential District. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and. duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permittei conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.780, 18.790, 18.795 and 18.810; and the Bull Mountain Community Plan. irther information may be obtained from the Planning Division (staff contact: Gary igenstecher) at 13125 SW Hall Blvd., Tigard, Oregon 97223, by calling 503-639-4171, or by email garyp(aD-tigard-or.gov. A copy of the application and all documents and evidence submitted by or i behalf of the applicant and the applicable criteria are available for inspection at no cost and pies for all items can also be provided at a reasonable cost. TABLE OF CONTENTS OF RECORD LUBA RECORD NO. 2006-131 Richard Franzke vs. City of Tigard City of Tigard File Nos. SUB2005-00022/TUP2006-00002 - Wilson Ridge No. 2 Subdivision VOLUME II PAGE Comments received from Property Owners within 500 feet, Staff, and Agencies during the Initial Comment Period of February 3. 2006 through February 17,. 2006 Memorandum from Kim McMillan, Ci Development Review En ineer, dated March 30, 2006 180 Letter rom Jay Larson, dated Februa 17, 2006 200 Letter rom Mada n A. and Ray Ut dated Februa 16, 2006 203 Letter from Eric McMullen/Tualatin Vall Fire & Rescue, dated Februa 16, 2006 205 Memorandum rom Matt Stine, Ci Forester, dated February 15, 2006 207 Re nest or comments from Steve Conway, Washin ton Co. Department o Land Use & Tran ortation, dated Februa 6, 2006 214 Re nest or comments from Rob Murchison, Ci Public Works Project Engineer, dated Februa 3, 2006 with attachment 215 Request or comments from Jim Wlo , Tigard Police Department Crime Prevention O icer, dated Februa 3, 2006 217 February 3, 2006 Request for Comments Notification and Mailing List of City Offices, Special Districts, Local and State jurisdictions and Utility Providers and Special Agencies that were notified 218 Affidavit of January 31, 2006 Mailing, Pending Land Use Application for SUB2005-00022/TUP2006-00002 - Wilson Ride No. 2 Subdivision, including attachments 220 Ma and Mailing list of property owners within 500' of the proposed subdivision dated December 15, 2005 228 Current Property owners of record as of December 15, 2005 235 Land Use Proposal Description for Wilson Ride No. 2 Subdivision 236 • Letter dated February 9, 2006 to Venture Properties from Dianna Howse/City of Tigard regarding a refund of fees including attachments 237 Receipt for payment of land use fees dated February 9, 2006 240 Two Receipts for payment of land use fees dated February 2, 2006 241 Printout of Fees Associated with Case #SUB2005-00022/Wilson Ride II dated February 1, 2006 243 Letter dated January 27, 2006 to Kasten Van Loo/Alpha Community Development from Gary Pagenstecter/City of Tigard regarding application completeness 244 Letter of Transmittal dated January 23, 2006 to Gary Pagenstecher/City of Tigard from Kirsten Van Loo/Alpha Community Development 245 Letter of Transmittal dated January 18, 2006 to Gary Pagenstecher/City of Tigard from Kirsten Van Loo/Alpha Community Development 246 Letter of Transmittal dated January 12, 2006 to Gary Pagenstecher/City of Tigard from Kirsten Van Loo/Alpha Community Development 247 Letter of Transmittal dated January 9, 2006 to Gary Pagenstecher/City of Tigard from Kirsten Van Loo/Alpha Community Development 248 Letter dated January 6, 2005 (Should read January 6, 2006) to Kirsten Van Loo/Alpha Community Development from Gary Pa enstecher/Ci of Tigard regarding completeness review, including attachment 249 Letter dated December 14, 2005 to Gary Pagenstecher/City of Tigard from Kirsten Van Loo/Alpha Community Development regarding completeness items, including attachment 251 Letter dated December 2, 2005 to Jeff Vanderdasson/Alpha Engineering, Inc. from Gary Pagenstecher regarding completeness review, including attachments 255 Applicant's Submittal Land Use Permit Application 260 Narrative 263 Pre-Application Conference Notes 286 Neighborhood Meeting Information 328 Title Report 356 Clean Water Services Site Assessment Report 366 Plat Name Reservation 369 Impact Statement 372 Preliminary Sight Distance Certification 375 Stormwater Calculations 377 Arboris Report 404 Reduced Plan Set 448 The following oversized documents are NOT included with this record: Oversized Drawings 1 Audio tape from the 6/12/06 Hearings Officer Public Hearing A copy of all oversized documents can be obtained by contacting Patricia Lunsford, City of Tigard, 503-639-4171, 13125 SW Hall Boulevard, Tigard Oregon 97223 • MEMORANDUM CITY OF TIGARD, OREGON DATE: 3120106 TO: Cheryl Caines, Assistant Planner FROM: Kim McMillan, Development Review Engineer6 RE: SUB2005-00022 Wilson Ridge 2 Access Management (Section 18.705.030.H) 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's engineer has provided preliminary sight distance certification for the proposed intersection onto 133`d Avenue. The proposed street is 200 feet south of the intersection of Bull Mountain Road and 133`d Avenue. The speed • limit for 133`d Avenue is 25 mph which requires a minimum of 250 feet of sight distance. The engineer states that there is over 250 feet of sight distance to the south. The sight distance to the north is limited to 200 feet due to the intersection location. The engineer states that this is adequate because vehicles turning southbound onto 133`d Avenue will not be traveling at 25 mph. The applicant's engineer shall, upon completion of the public street improvements, submit a final sight distance certification. 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. • ENGINEERING COMMENTS SUB2005-00022 Wilson Ridge 2 PAGE 1 180 i 1 i Bull Mountain Road is classified as a Collector on Tigard's TSP. The applicant's plans indicate that lots 1, 2, 3 & 4 will have access to 'A' Street, either directly or through shared access easements. None of the driveways will be placed in the influence area of a Collector intersection, thereby meeting this criterion. The applicant has proposed an alternative to provide access for lots 1 and 4 directly onto 'A' Street. Lots 2 & 3 will have direct access to 133rd Avenue, with the driveways placed "as far from the intersection as possible, due to the project having less than 150 feet street frontage. Either of these alternatives satisfies this criterion. The PFI plan submittal shall clearly indicate the alternative the developer will pursue. 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. There are no driveways proposed along Bull Mountain Road. The applicant shall place a note on the plat that indicates there is "No access" along Bull Mountain Road frontage. The proposed Street 'A' is approximately 177 feet south of the Bull Mountain Road ROW and over 180 feet north of the Batterson Road ROW, 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 Collector street to have a 70 right-of-way width and 46-foot paved section. Other improvements required may include on-street parking, sidewalks and • bikeways, underground utilities, street lighting, storm drainage, and street trees. ENGINEERING COMMENTS SUB2005-00022 Wilson Ridge 2 1 181 ~ t This site lies adjacent to SW Bull Mountain Road, which is classified as a Collector on the City of Tigard Transportation Plan Map. At present, there is approximately 20 feet of ROW from centerline, according to the most recent tax assessor's map. The applicant should dedicate the additional ROW needed to provide 35 feet from centerline. SW Bull Mountain Road is currently partially improved. In order to mitigate the impact from this development, the applicant should construct half-street improvements for a 3-lane Collector. Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a Neighborhood Route 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 133rd Avenue, which is classified as a Neighborhood Route on the City of Tigard Transportation Plan Map. At present, there is approximately 25 feet of ROW from centerline, according to the most recent tax assessor's map. The applicant should dedicate the additional ROW to provide 27 feet from centerline. SW 133rd Avenue is currently partially improved. In order to mitigate the impact from this development, the applicant should complete the half-street improvements that meet the Neighborhood Route standard. The applicant's plans did not provide a typical section indicating what improvements are already complete. The construction plans shall clearly show the portions of improvements that have been completed and the remainder to be completed with this development. Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a local street to have a 54 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 applicant has proposed to construct Street `A' as a "skinny" local street with a 46 foot ROW and 24 foot paved section. This section may not be used for streets with greater than 500 vehicle trips per day. The applicant states that their development will contribute 170 vehicle trips per day, but did not address future use once the street is extended to Batterson Road. The applicant's engineer shall provide expected traffic counts with their PFI permit application. The City Engineer must review and approve of the traffic report prior to issuance of permits. ENGINEERING COMMENTS SUB2005-00022 Wilson Ridge 2 182 1 1 The horizontal design of Street 'A' shall meet the minimum design standards for a radius corner. The PFI permit plans shall include adequate dimensions to meet the design criteria. .Future Street Plan and Extension of Streets: Section 18.810.030.17 states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundaries of the proposed land division. This section also states that where it is necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed and a barricade shall be constructed at the end of the street These street stubs to adjoining properties are not considered to be cul-de-sacs since they are intended to continue as through streets at such time as the adjoining property is 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. The applicant has submitted a future street plan that shows the extension of Street `A' to Batterson Road. Street Alignment and Connections: Section 18.810.030.H.1 states that full street connections with spacing of no more than 530 feet between connections is required except where prevented by barriers such as topography, railroads, freeways, pre-existing developments, lease provisions, easements, covenants or other restrictions existing ' prior to May 1, 1995 which preclude street connections. A full street connection may also be exempted due to a regulated water feature if regulations would not permit construction. Section 18.810.030.H.2 states that all local, neighborhood routes and collector streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. Land is considered topographically constrained if the slope is greater than 15% for a distance of 250 feet or more. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. The proposed' extension of Batterson Road will result in street connection spacing of less than 530 feet, thereby meeting this criterion. ENGINEERING COMMENTS SUB2005-00022 Wilson Ridge 2 183 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 indicate that the grades on Bull Mountain Road and Street 'A' are less than 12%, thereby meeting this criterion. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of- way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development or; • For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. PLANNING Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. PLANNING Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. PLANNING Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access ENGINEERING COMMENTS SUB2005-00022 Wilson Ridge 2 184 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 will be constructed along all public street frontages, 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.C states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. There is an existing 8 inch sanitary sewer line in Batterson Road. The applicant has proposed to extend the sewer through their development within easements and the ROW created for Street 'A'. 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.C 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). ENGINEERING COMMENTS SUB2005-00022 Wilson Ridge 2 185 1 I • There are no upstream drainage ways that impact this development. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. The applicant's plans indicate they will be providing detention in pipes under Street W. However, the existing topography indicates that a large portion of the site flows to the southeast, not to Bull Mountain Road. Therefore, the applicant shall submit a downstream analysis of the public storm system in Bull Mountain Road, per CWS standards, prior to construction. Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that developments adjoining proposed bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or right-of-way. Bull Mountain Road is classified as a bicycle facility. Cost of Construction: Section 18.810.110.6 states that development permits issued for planned unit developments, conditional use permits, subdivisions, and other developments which will principally benefit from such bikeways shall be conditioned to include the cost or construction of bikeway improvements. The applicant shall provide bicycle striping along their Bull Mountain Road frontage. If no other portion of the newly improved section of Bull Mountain Road ENGINEERING COMMENTS SUB2005-00022 Wilson Ridge 2 186 ~ i is striped it may make sense to collect a fee-in-lieu so that a larger stretch of the road can be striped some time in the future. The amount of the striping would be as follows: • 460 feet of 8-inch white stripe, at $2.50/If $1150.00 • 12 Mono-directional reflective markers @ $4.00/ea $48.00 • 2 Bike lane legends @ $175/ea $350.00 • 2 Directional mini-arrows @ $1001ea $200.00 $1748.00 Minimum Width: Section 18.810.110.C states that the minimum width for bikeways within the roadway is five feet per bicycle travel lane. Minimum width for two-way bikeways separated from the road is eight feet. The bicycle lane width for a Collector is 6 feet. 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.C 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 ENGINEERING COMMENTS SUB2005-00022 Wilson Ridge 2 187 short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under- grounding. There are existing overhead utility lines along the frontage of SW Bull Mountain Road and 133rd Avenue. If the fee in-lieu is proposed, is must be in writing to the City Engineer and it is equal to $ 35.00 per lineal foot of street frontage that contains the overhead lines. The Bull Mountain Road frontage along this site is 490 lineal feet; therefore the fee would be $ 17,150.00. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: The City of Tigard provides service in this area. The PFI permit plans shall include the proposed water system and meters for review and approval by the City of Tigard Water Department. 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 construction, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the CWS Design Standards. The applicant has proposed a Stormwater Management Manhole for water quality. The City of Tigard no longer allows this specific product for use in public water quality facilities. The applicant's plans shall be revised to provide a Stormwater Management vault or a pond or swale. 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 ENGINEERING COMMENTS SUB2005-00022 Wilson Ridge 2 188 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 proposed development will be disturbing more than one acre of land, therefore an NPDES 12000 permit will be required prior to construction. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). 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. 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: ENGINEERING COMMENTS SUB2005-00022 Wilson Ridge 2 189 . ~ i 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). 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, 639-4171, ext. 2642) for review and approval: Prior to commencing onsite improvements, a Public Facility Improvement (PFI) permit is required for this project to cover street improvements and any other work in the public right-of-way. Six (6) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement.(PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www.tigard-or.gov). 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. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, which indicate that they ENGINEERING COMMENTS SUB2005-00022 Wilson. Ridge 2 190 will construct a half-street improvement along the frontage of Bull Mountain Road. The improvements adjacent to this site shall include: A. City standard pavement section for a Collector street from curb to centerline equal to 23 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. 6 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; 1. underground utilities; J. street signs (if applicable); K. driveway apron (if applicable); and L: adjustments in vertical and/or horizontal alignment to construct SW Bull Mountain Road 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 133`d Avenue. The improvements adjacent to this site shall include: A. City standard pavement section for a Neighborhood Route from curb to centerline equal to 16 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; 1. underground utilities; J. street signs (if applicable); K. driveway apron (if applicable); and L. adjustments in vertical and/or horizontal alignment to construct SW 133`d Avenue in a safe manner, as approved by- the Engineering Department. The applicant's Public Facility Improvement permit construction drawings shall indicate that full width street improvements for Street `A', including ENGINEERING COMMENTS SUB2005-00022 Wilson Ridge 2 191 i I M traffic control devices, mailbox clusters, concrete sidewalks, driveway aprons, curbs, asphaltic concrete pavement, sanitary sewers, storm drainage, street trees, streetlights, and underground utilities shall be installed within the interior subdivision streets. Improvements shall be designed and constructed to local "skinny" street standards. Profiles of Bull Mountain Road, 133rd Avenue and Street 'A' shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. Lots 3-9 shall not be permitted to access directly onto Bull Mountain Road. Lot 1 shall not be permitted to access directly onto 133rd Avenue. The applicant's plans shall indicate the location of proposed driveways for lots 1-4. Prior to construction, the applicant's engineer shall submit traffic counts, . including neighborhood traffic, to support the "skinny" street section. The construction plans shall clearly indicate the horizontal corner radii for Street 'A' for review and approval. Prior to construction,. 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. 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. 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 PFI permit. The applicant shall revise the construction plans to provide a Stormwater Management vault or a pond or swale. A Stormwater Management manhole will not be allowed. ENGINEERING COMMENTS SUB2005-00022 Wilson Ridge 2 192 ~ i An erosion control plan shall be provided as part of the Public Facility Improvement (PFI) permit drawings. The plan shall conform to the "Erosion Prevention and Sediment Control Design and Planning Manual, February 2003 edition." 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 shall obtain a 1200-C General Permit issued by the City of Tigard pursuant to ORS 468.740 and the Federal Clean Water Act. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: Prior to final plat approval, the applicant shall pay the addressing fee. (STAFF CONTACT: Bethany Stewart, Engineering). 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. The applicant shall cause a statement to be placed on the final plat to indicate that the proposed common driveway(s) will be jointly owned and maintained by the private property owners who abut and take access from it (them). The applicant shall cause a statement to be placed on the final plat to prohibit access onto Bull Mountain Road along the project frontage. Prior to final plat approval, the applicant shall complete the striping for the bike lane or pay $1748.00 to the City for the striping of the bike lane along the frontage of Bull Mountain Road. ENGINEERING COMMENTS SUB2005-00022 Wilson Ridge 2 193 . ) I The applicant's engineer shall, upon completion of the public improvements and prior to final plat approval, submit a final sight distance certification for the intersection of Street 'A' and 133rd Avenue. 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). 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. Final Plat Application Submission Requirements: A. Submit for City review four (4) paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. B. Attach a check in the amount of the current final plat review fee (Contact Planning/Engineering Permit Technicians, at (503) 639-4171, ext.. 2421). C. The final plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. D. The right-of-way dedication for Bull Mountain Road (35 feet from centerline) and 133rd Avenue (27 feet from centerline) shall be made on the final plat. E. NOTE: Washington County will not begin their review of the final plat until they receive notice from the Engineering Department indicating that the City has reviewed the final plat and submitted comments to the applicant's surveyor. F. After the City and County have reviewed the final plat, submit two mylar copies of the final plat for City Engineer signature (for partitions), or City Engineer and Community Development Director signatures (for subdivisions). THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: ENGINEERING COMMENTS SUB2005-00022 Wilson Ridge 2 194 Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: Prior to issuance of building permits, the applicant shall provide the. Engineering Department with a "photomylar" copy of the recorded final plat. 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. 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). 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. The applicant shall either place the existing overhead utility lines along SW Bull Mountain Road underground as a part of this project, or, if approved by the City Engineer, they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $ 35.00 per lineal foot. If the fee option is chosen, the amount will be $ 17,150.00 and it shall be paid prior to issuance of building permits. Prior to a final building inspection, the applicant shall demonstrate that they have entered into a maintenance agreement with Stormwater Management, or another company that demonstrates they can meet the maintenance requirements of the manufacturer, for the proposed onsite storm water treatment facility. ENGINEERING COMMENTS SUB2005-00022 Wilson Ridge 2 195 • I I j - IN ADDITION, THE APPLICANT,SHOULD BE AWARE OF. THE FOLLOWING. SECTIONS OF THE COMMU.N,ITY DEVELOPMENT. .CODE}. THIS IS Nf)T:AN`EXCLUSIVE LIST "x 18.430.080 Improvement Agreement: Before City approval is certified on the final plat, and before approved construction plans are issued by the City, the Subdivider shall:. 1. Execute and file an agreement with the City Engineer specifying the period within. which all required improvements and repairs shall be completed; and 2. Include in the agreement provisions that if such work is not completed within the period specified, the City may complete the work and recover the full cost and expenses from the subdivider. The agreement shall stipulate improvement fees and deposits as may be required to be paid and may also provide for the construction of the improvements in stages and for the extension of time under specific conditions therein stated in the contract. 18.430.090 Bond: As. required by Section 18.430.080, the subdivider shall file with the agreement an assurance of performance supported by one of the following: 1. An irrevocable letter of credit executed by a financial institution authorized to transact business in the State of Oregon; 2. A surety bond executed by a surety company authorized to transact business in the State of Oregon which remains in force until the surety company is notified by the City in writing that it may be terminated; or 3. Cash. The subdivider shall furnish to the City Engineer an itemized improvement estimate, certified.by a registered civil engineer, to assist the City Engineer in calculating the amount of the performance assurance. The subdivider shall not cause termination of nor allow expiration of said guarantee without having first secured written authorization from the City. 18.430.100 Filing and Recording: ENGINEERING COMMENTS SUB2005-00022 Wilson Ridge 2 196 • i f Within 60 days of the City review and approval, the applicant shall submit the final plat to the County for signatures of County officials as required by ORS Chapter 92. Upon final recording with the County, the applicant shall submit to the City a mylar copy of the recorded final plat. 18.430.070 Final Plat Application Submission Requirements: Three copies of the subdivision plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. The subdivision plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. 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: ENGINEERING COMMENTS SUB2005-00022 Wilson Ridge 2 197 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 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 ENGINEERING COMMENTS SUB2005-00022 Wilson Ridge 2 198 ` FROM THE EFFECTIVE DATE OF THIS;DECISIO • ENGINEERING COMMENTS SUB2005-00022 Wilson Ridge 2 199 RECEIVED PANNING FFB-1._ZZOO.s - - A 17 A L-., --Pd- 7 - AL'A, Zoo Pa 00~ 'oo~~ iL -j--w 'Ant -Ti rlo 201 C F 0 _ -..._._.1~ 10- S i 202 February 16, 2006 RECEIVED PLANNING • Gary Pagenstecher, Assoc. Planner City of Tigard FEB 17 2006 13125 S.W. Hall Blvd. Tigard, OR 97223 CITY OF TIGARD Re: Pending Land Use Application, Wilson Ridge No. 2 Subdivision Dear Mr. Pagenstecher: We strongly object to the Land Use Application for the Wilson Ridge No. 2 Subdivision. In particular, we object to yet an other development that intends to destroy more existing homes. At the present time in our immediate vicinity there have been 8 good houses torn down to accommodate development. If the above subdivision is approved, 4 more structures will be "removed" with the possibility of at least 2 or 3 more on the private road across Bull Mtn. Rd. Some of these homes were beautiful and custom-built, while others were more modest. All were livable and important and valuable to our community. They also offered a diversity of size and style with space around the homes, important to many who enjoy space around their house for gardens, play areas for children, etc., • within easy commute to Portland. All have been reduced to a sad pile of rubble. From the planning point of view, this "planning" seems to benefit no one but the developers of the subdivisions. Development on open land is one thing; development of land with existing homes should be quite another. There has been no respect for the character and history of these homes or our neighborhood, much less, any respect for those of us who live in the neighborhood. In fact, the neighborhood as we knew it is quickly being destroyed. If a property is to be developed, then the existing house should be left on a plot, and the property developed on what is left. But of course, this would reduce profits and taxable potential. We further urge you to reconsider the policies that are so destructive, and to take into consideration the uniqueness and beauty of Bull Mtn. The beautiful vistas and green spaces which were once integral have been replaced with houses so close together that neighbors could touch the next house from a window. Nor is there any attention being paid to the Bull Mtn. Plan which was laboriously compiled many years ago at the behest of Washington County. In some cases, developers have changed even • the topography, and of course have cut down important and beautiful trees (sometimes during the night.) 203 Page Two • Please respect what was once a natural, beautiful area and help preserve what is left of it. We understand that Tigard has already more than met its density requirements, so we ask you to encourage developments with some room for yards and greenery. Our neighborhood is grieving for the houses that have been destroyed. Thank you for your attention. Yois s very truly, AA'd'~ a, Mad alyn A. Utz Ray Utz ms 204 UALATIN VALLEY FIRE & RESC ) • SOUTH DIVISION ° COMMUNITY SERVICES OPERATION6 • FIRE PREVENTION Tualatin Valley Fire & Rescue • February 16, 2006 Gary Pegenstecher, Associate Planner City of Tigard 13125 SW Hall Blvd Tigard, OR 97223 Re: Wilson Ridge No. 2 Subdivision Dear Gary, Thank you for the opportunity to review the proposed site plan surrounding the above named development project. Tualatin Valley Fire & Rescue endorses this proposal predicated on the following criteria and conditions of approval: 1) FIRE APPARATUS ACCESS ROAD DISTANCE FROM BUILDING AND TURNAROUNDS: Access roads shall be within 150 feet of all portions of the exterior wall of the first story of the building as measured by an approved route around the exterior of the building. An approved turnaround is required if the remaining distance to an approved intersecting roadway, as measured along the fire apparatus access road, is greater than 150 feet. 2) DEAD END ROADS: Dead end fire apparatus access roads in excess of 150 feet in length shall be provided with an approved turnaround. A fire apparatus turn-around will be required at the end of "A" street (see item #3 exception) • 3) FIRE APPARATUS ACCESS ROAD EXCEPTION FOR AUTOMATIC SPRINKLER PROTECTION: When buildings are completely protected with an approved automatic fire sprinkler system, the requirements for fire apparatus access may be modified as approved by the fire code official. 4) FIRE APPARATUS ACCESS ROAD WIDTH AND VERTICAL CLEARANCE: Fire apparatus access roads shall have an unobstructed width of not less than 20 feet (12 feet for up to two dwelling units and accessory buildings), and an unobstructed vertical clearance of not less than 13 feet 6 inches. Where fire apparatus roadways are less than 26 feet wide, "NO PARKING" signs shall be installed on both sides of the roadway and in turnarounds as needed. Where fire apparatus roadways are more than 28 feet wide but less than 32 feet wide, "NO PARKING" signs shall be installed on one side of the roadway and in turnarounds as needed. Where fire apparatus roadways are 32 feet wide or more, parking is not restricted. The proposed street width and traffic control plan are acceptable as submitted. 5) NO PARKING SIGNS: Where fire apparatus roadways are not of sufficient width to accommodate parked vehicles and 20 feet of unobstructed driving surface, "No Parking" signs shall be installed on one or both sides of the roadway and in turnarounds as needed. Roads 26 feet wide or less shall be posted on both sides as a fire lane. Roads more than 26 feet wide to 32 feet wide shall be posted on one side as a fire lane. Signs shall read "NO PARKING - FIRE LANE" and shall be installed with a clear space above grade level of 7 feet. Signs shall be 12 inches wide by 18 inches high and shall have red letters on a white reflective background. 6) SURFACE AND LOAD CAPACITIES: Fire apparatus access roads shall be of an all-weather surface that is easily distinguishable from the surrounding area and is capable of supporting not less than 12,500 pounds point load (wheel load) and 75,000 pounds live load (gross vehicle weight). You may need to provide documentation from a registered engineer that the design will be capable of • supporting such loading. 7401 SW Washo Court, Suite 101 • Tualatin, Oregon 97062 9 Tel. (503) 612-7000 9 Fax (503) 612-700 205 7) TURNING RADIUS: T )iside turning radius and outside turning r is shall be not less than 28 feet and 48 feet respects,,aly, measured from the same center point. 8) GRADE: Fire apparatus access roadway grades shall not exceed 10 percent. Intersections and • turnarounds shall be level (maximum 5%) with the exception of crowning for water run-off. When fire sprinklers are installed, a maximum grade of 15% may be allowed. The approval of fire sprinklers as an alternate shall be accomplished in accordance with the provisions of ORS 455.610(5). 9) GATES: Gates securing fire apparatus roads shall comply with all of the following: Minimum unobstructed width shall be 16 feet, or two 10 foot sections with a center post or island. Gates serving one- or two-family dwellings shall be a minimum of 12 feet in width. Gates shall be set back at minimum of 30 feet from the intersecting roadway. Gates shall be of the swinging or sliding type Manual operation shall be capable by one person Electric gates shall be equipped with a means for operation by fire department personnel Locking devices shall be approved. 10) SINGLE FAMILY DWELLINGS - REQUIRED FIRE FLOW: The minimum available fire flow for single family dwellings and duplexes served by a municipal water supply shall be 1,000 gallons per minute. If the structure(s) is (are) 3,600 square feet or larger, the required fire flow shall be determined according to IFC Appendix B. 11) FIRE HYDRANTS - ONE- AND TWO-FAMILY DWELLINGS & ACCESSORY STRUCTURES: Where a portion of a structure is more than 600 feet from a hydrant on a fire apparatus access road, as measured in an approved route around the exterior of the structure(s), on-site fire hydrants and mains shall be provided. The proposed number and distribution of fire hydrants is acceptable as submitted. 12) FIRE HYDRANT DISTANCE FROM AN ACCESS ROAD: Fire hydrants shall be located not more than 15 feet from an approved fire apparatus access roadway. • 13) REFLECTIVE HYDRANT MARKERS: Fire hydrant locations shall be identified by the installation of reflective markers. The markers shall be blue. They shall be located adjacent and to the side of the centerline of the access road way that the fire hydrant is located on. In case that there is no center line, then assume a centerline, and place the reflectors accordingly 14) ACCESS AND FIRE FIGHTING WATER SUPPLY DURING CONSTRUCTION: Approved fire apparatus access roadways and fire fighting water supplies shall be installed and operational prior to any combustible construction or storage of combustible materials on the site. Please contact me at (503) 612-7010 with any additional questions. Sincerely, Eric T. McMullen Eric T. McMullen Deputy Fire Marshal • Page 2 of 2 206 MEMORANDUM TO: Gary Pagenstecher FROM: Matt Stine, City Forester RE: Wilson Ridge II Subdivision DATE: February 15, 2006 As you requested I have provided some comments on the "Wilson Ridge II Subdivision" project. If you have any questions or concerns regarding my comments please contact me anytime. 1. LANDSCAPING AND SCREENING 18.745.030.C, Installation Requirements The installation of all landscaping shall be as follows: 1. All landscaping shall be installed according to accepted planting • procedures. 2. The plant material shall be of high grade, and shall meet the size and grading standards of the American Standards for Nurberg Stock (ANSI Z-60,11-1986, and any other future revisions); and 3. Landscaping shall be installed in accordance with the provisions of this title. • The accepted planting procedures are the guidelines described in the Tigard Tree Manual. These guidelines follow those set forth by the International Society of Arboriculture (ISA) tree planting guidelines as well as the standards set forth in the American Institute of Architects' Architectural Graphic Standards, 10th edition. In the Architectural Graphic Standards there are guidelines for selecting and planting trees based on the soil volume and size at maturity. Additionally, there are directions for soil amendments and modifications. • In order to develop tree species diversity onsite it is recommended that the following guidelines be followed: o No more than 30% of any one family be planted onsite. o No more than 20% of any one genus be planted onsite. o No more than 10% of any one species be planted onsite. • 207 M . 18.745.030.E, Protection of Existing Landscaping. Existing vegetation on a site shall be protected as much as possible: 1. The developer shall provide methods for the protection of existing vegetation to remain during the construction process; and 2. The plants to be saved shall be noted on the landscape plans-(e.g., areas not to. be disturbed can be fenced, as in snow fencing which can be placed around the individual trees). See comments under "Tree Removal". 18.745.030.G, Conditions of Approval of Existing Vegetation. The review procedures and standards for required landscaping and screening shall be specified in the conditions of approval during development review and in no instance shall be less than that required for conventional development. See recommended conditions of approval at the end of this memorandum. 18.745.040, Street Trees A. Protection of existing vegetation. All development projects fronting on a public street, private street or a private driveway more than 100 feet in length approved after the adoption of this title shall be required to plant • street trees in accordance with the standards in Section 18.745.040.C. • The accepted planting procedures are the guidelines described in the Tigard Tree Manual. These guidelines follow those set forth by the International Society of Arboriculture (ISA) tree planting guidelines as well as the standards set forth in the American Institute of Architects' Architectural Graphic Standards, 10th edition. In the Architectural Graphic Standards there are guidelines for selecting and planting trees based on the soil volume and size at maturity. Additionally, there are directions for soil amendments and modifications. • In order to develop tree species diversity onsite it is recommended that the following guidelines be followed: o No more than 30% of any one family be planted onsite. o No more than 20% of any one genus be planted onsite. o No more than 10% of any one species be planted onsite. 208 i j 2. TREE REMOVAL 18.790.030. Tree Plan Requirement A. Tree plan required. A tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, partition, site development review, planned development or conditional use is filed. Protection is preferred over removal wherever possible. B. Plan requirements. The tree plan shall include the following: 1. Identification of the location, size and species of all existing trees including trees designated as significant by the city; 2. Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060D, in accordance with the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: a. Retention of less than 25% of existing trees over 12 inches in caliper requires a mitigation program in accordance with Section 18.790.060D of no net loss of trees; b. Retention of from 25% to 50% of existing trees over 12 inches in caliper requires that two-thirds of the trees to be removed be mitigated in accordance with Section 18.790.0601); c. Retention of from 50% to 75% of existing trees over 12 inches in caliper requires that 50 percent of the trees to be removed be mitigated in accordance with Section 18.790.0601); d. Retention of 75% or greater of existing trees over 12 inches in caliper requires no mitigation. 3. Identification of all trees which are proposed to be removed; 4. A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. • As required, the applicant submitted a tree plan that was conducted by a certified arbo'rist, David Halstead. The report contains the four required • components, and is therefore acceptable. 209 1 suggest planting native species of trees as street trees such as bigleaf maple, cascara or Oregon white oak. Properly sized oaks can be found at River Oak Farm & Nursery. Call Diane at 503-357-2745. • The species of street trees used in this development are not listed. The species must be approved before the trees can be planted. The tree mitigation plan is unacceptable. I have attached a copy of guidelines that must be followed regarding planting mitigation trees on the development site. Additionally, appropriate native species shall be used such as Oregon white oak, bigleaf maple, Douglas fir, western red cedar, cascara, western redbud or Willamette Valley ponderosa pines. Below are my suggestions for the applicant to follow for tree protection guidelines: • Prior to construction, a Tree Protection Plan shall be included with the proposed construction drawings conforming to the International Society of Arboriculture (ISA) guidelines for review and approval by the City Forester. All tree protection devices, along with their details and specifications, shall be shown on the Tree Protection Plan. This plan shall also include the building footprints shown in - relation to the trees being preserved. Any tree that will not be removed onsite that is within the limits of disturbance of this project must be protected. Any tree that is located on property adjacent to the construction project that will have more than 15% of its root system disturbed by construction activities shall also be protected. • A note shall be placed on the final set of plans indicating that equipment, vehicles, machinery, grading, dumping, storage, burial of debris, or any other construction-related activities shall not be located inside of any tree protection zone or outside of the limits of disturbance where other trees are being protected. • All tree protection devices shall be: ■ Visible. ■ Constructed of 11 Gauge steel chain-link fencing supported on of least 2" O.D. steel posts. Each post shall be no less than four feet high from the top of grade. Each post shall be driven into the ground to a depth of no less than two and a half feet below grade. Each post shall be spaced no further apart than four feet. ■ Between each post, securely attached to the chain-link fencing, shall be a sign indicating that the area behind the fencing is protected and no construction activity, including material storage, may occur behind the fencing. ■ Inspected and approved in the field by the project arborist and City Forester prior to clearing, grading, or the beginning of construction. • Remain in place and maintained until all construction is completed and a final inspection is conducted. 210 a To determine the size of the tree protection zone (TPZ) the project arborist should follow the guidelines listed below: ■ For individual trees follow the trunk diameter method. For every one-inch of diameter at breast height.(DBH), or 4'h feet above the ground, allow 12 inches of space from the trunk of the tree. For example, a tree that is 15" at DBH must have at least 15' of tree protection zone around the entire canopy of the tree. ■ For groups of trees the tree protection zone must be outside of the drip line of the trees on the edge of the stand. If there are conifers with narrow crowns on the edge of the stand follow the trunk diameter method or the drip line method, whichever is greater. ■ Calculate and follow the Optimal Tree Protection Zone calculation as shown in "Trees and Development: A Technical Guide to Preservation of Trees During Land Development" by Nelda Matheny and James R. Clark. ■ The project arborist may propose an alternate method for the establishment of the TPZ, provided the effort is coordinated with the City Forester. • If it is necessary to enter the tree protection zone at any time with equipment (trucks, bulldozers, etc.) the project arborist and City Forester must be notified before any entry occurs. Before entering the TPZ, the project arborist and City Forester shall determine the method by which entry can occur, along with any additional tree protection measures. • Prior to issuance of any Certificates of Occupancy, the Project Arborist shall submit a final certification indicating the elements of the Tree Protection Plan were followed and that all remaining trees on the site are healthy, stable and viable in their modified growing environment. RECOMMENDED CONDITIONS OF APPROVAL: 1. Prior to commencing site work, the applicant shall submit a cash assurance for the equivalent value of mitigation required. If additional trees are preserved through the subdivision improvements and construction of houses, and are properly protected through these stages by the same measures afforded to other protected trees on site, the amount of the cash assurance may be correspondingly reduced. Any trees planted on the site or off site in accordance with 18.790.060 (D) will be credited against the cash assurance, for two years following final plat approval. After such time, the applicant shall pay the remaining value of the cash assurance as a fee in lieu of planting. 2. Prior to issuance of any Certificates of Occupancy, the applicant/owner shall record a deed restriction to the effect that any existing tree greater than 12" diameter may be removed only if the tree dies or is hazardous according to a 211 certified arborist. The deed restriction may be removed or will be considered invalid if a tree preserved in accordance with this decision should either die or be removed as a hazardous tree. 3.. Prior to commencing any site work, the applicant shall submit construction drawings that include the approved Tree Removal, Protection and Landscape Plan. The plans shall also include a construction sequence including installation and removal of tree protection devices, clearing, grading, and paving. Only those trees identified on the approved Tree Removal plan are authorized for removal. by this decision. 4. Prior to commencing any site work, the applicant shall establish fencing as directed by the project arborist to protect the trees to be retained. The applicant shall allow access by the City Forester for the purpose of monitoring ' and inspection of the tree 'protection to verify that the tree protection measures are performing adequately. Failure to follow the plan, or maintain tree protection fencing in the designated locations shall be grounds for immediate suspension of work on the site until remediation measures and/or civil citations can be processed. 5. Prior to any Certificates of Occupancy, the applicant shall ensure that-the Project Arborist has submitted written reports to the City Forester, at least, once every two weeks, from initial tree protection zone (TPZ) fencing installation, through . site work, as he monitors the construction activities and progress. These reports must be provided to the City Forester until the time of the issuance of any Certificates of Occupancy. The reports shall include any changes that occurred to the TPZ as.well as the.condition and location of the tree protection fencing. If the amount of TPZ was reduced then the Project Arborist shall justify why the fencing was moved, and shall certify that the construction activities to the trees did not adversely impact the overall, long-term health and stability of the tree(s). If the reports are not submitted or received by the City Forester at the scheduled intervals, and if it appears the TPZ's or the Tree Protection Plan is not being followed by the contractor, the City can stop work on the project until an inspection can be done by the City Forester and the Project Arborist. This inspection will be to evaluate the tree protection fencing, determine if the fencing was moved at any point during construction, and determine if any part of the Tree Protection Plan has been violated. 6. Prior to issuance of building permits, the applicant shall submit site plan drawings indicating the location of the trees that were preserved on the lot, location of tree protection fencing, and a signature of approval from the project arborist regarding the placement and construction techniques to be employed in building the house. All proposed protection fencing shall be installed and inspected prior to commencing construction, and shall remain in place through the duration of home building. After approval from the City Forester, the tree protection measures may be removed. 212 If you have any questions please call me anytime. Thank you for requesting my comments on this project. 213 r I REQUEST FOR COMMENTS Community Oevelnpment Shaping A Better Community DATE: February S, 2006 TO: Steve Comm, Washinuton County Deparpnent of Land Use A Transportation RECEIVED FROM: ON of Tlnard Planning OMslon 0 ~A SUFF ~ONTACT: Garr Pagenstecher, Associate Planner W4341 '~g~ °~~'apT`ra 0 Phone: 15031639-4171 Fax: [503] 6841297 Email: nanm0pard-or.gov SUBDIVISION [SUS] 2005-000221TEMPORARV USE PERMIT (TOP) 2006-00002 WILSON RIDGE NO.2 SUBDIVISION Q REQUEST: The applicant requests approval to subdivide a 2.53-acre site to create 17 lots ranging in size between 4,180 and 8,387 square feet (5,016 square feet on average). The site currently contains 3 existing single-family detached residences that will be removed upon development. In addition, a Temporary Use permit is requested for a model home/sales office. An application for annexation of the subject parcels has also been submitted concurrently with this application for subdivision approval. LOCATION: 13280 and 13210 SW Bull Mountain Road; WCTM 2S109AC, Tax Lots 1900 and 2000. ZONE: R-7: Medium-Density Residential District. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community evelopment Code Chapters 18.390, 18.430, 18,510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.780, 8.790, 18.795 and 18.810; and the Bull Mountain Community Plan, 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: FEBRUARY 17. 2006. 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. Written comments provided below: N 8 h of o In 214 Tn ,a nc:bT 4nn7 )T aaa QnF7-afiQ-cnc-xpJ •n73rr „n........ REQUEST FOR COMMEWS ORYOFnGARD Community Development Shaping A Better Community INTE: February 3, 2006 TO: Rob Murchison, Public Works Prolect Engineer FROM: City of.Tlgard Planning Ghdslon STAFF CONTACT: Gary Pagenstecher, Associate Planner [x24341 Phone: 15031639-4171 Fax: 15031684-7297 Email: garyp@tlgard-or.gou SUBDIVISION (SUB] 2005-00022MMPORARY USE PERMIT 1TUPI 2006-00002 ➢ WILSON RIDGE NO.2 SUBDIVISION Q REQUEST: The applicant requests approval to subdivide .a 2.53-acre site to create 17 lots ranging in size between 4,180 and 8,387 square feet (5,016 square feet on average). The site currently contains 3 existing single-family detached residences that will be removed upon development. In addition, a Temporary Use permit is requested for a model home/sales office. An application for annexation of the subject parcels has also been submitted concurrently with this application for subdivision approval. LOCATION: 13280 and 13210 SW Bull Mountain Road; WCTM 2S109AC, Tax Lots 1900 and 2000. ZONE: R-7: Medium-Density Residential District. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a minimLIM lest Qi7a of ()()f) size of 10,000 square feet. Mobile - - - - - ✓ic and institutional uses are also imunity 40 Development Code Chapter 18.786, 8.790, 18.795 and 18.810; II Attached are the Site Plan, Vicit ` Al c, l~ - -pplied by various departments and agencie - / cation will be prepared and a decision wills u 6- S . it on this application, WE NEED YOUR C provided below or attach a separate letter e, please s possible. phone the staff contact noted ab n ~ y7 [ys W I~ / O If you have any questions, contac (21 3. PLEASE CHECK THE FOLLOW I ~N r 7f~d°~' - We have reviewed the_propo I d;~~c v- 1 "LA, - Please contact CA 4 _D 00 )ur office.. Please refer to the enclosed xe-o-'Xf- Written comments provided b W A7 /~Ll #V ' Our cxF vk&& SA&V L ti s- AV-TA Name & Phone Number of Person Commenting: 215 \ I I I I I LEGEND I EASEMENT LINES alpha \ I I I I a- PROPOSED SANITARY SEWER J 1 I I I -nl-EXSOSEDTRMBCOMMUNITY `VI I i M MAIN DRAW EX STON ,A1yTAP`P o"r ~4`yr'~►~ \ i SroWATE DEVELOPMENT PR D MATE OPOSED R LWC EX MATER LUTE ~t/- I✓\Wtiy li~~ A~ I I I ` ` ` I I I -a-•~ EX CAS LWE if'~ ^ ` \ I I • PROPOSED SAMTARY MARHOLE 9600 SW Oak. suite 2J0 W PLAT w n 4M~ it \ s ` ` I Q EX SANITARY MANHOLE Por"ond. OR 97229 C•o T, I I I PROPOSED SAMTARY CLEAN.' mSONS14om MMNS24M TUE~AI OEL I I II . ( I I • PROPOSEDRM MANHOLE 0hoeOrtnwlly- Ex STORM -RIME NVnV 'YS IN (~P uyc6 ~'•L I iL-____- ___-_J„ 'I\ry`~~y~ML' - _ _ _ _ I I / , \G 1 I • PROPOSED CATCH BASIN I Lott ~ I o EX CATCH BASH J p O I i I I I O r4j~: , PROPOSED STORM n[AHOUT REVISIONS i - 4 i 9\ • EX STORM QCANWT MO. wm DE•CWPTIOM II { - ) I I I I I i I I I M PROPOSED FIRE HYDRANT h SGtUE~ I 41 ' I I I x e+` \ \ I I Yi( Ex FIRE H"ANT 7 , PROPOSED WARP METER MIA' JkA RS Ex MATER u[rzR M ~t 't ; I I I 1 d PROPOSED NA2R VALK ~,OYA7 OfY '.~7 I a ' `.I PNOPOSEDi i eF ' /WAS ` s ` I y Ex wAIER VALK ` V 6►1 L'~1~^7 I ~ I I~1, zrNRANT U L___ _ _ _ i ^ pP \ N PROPOSED BLOW-Orf SILL _ _ PR oscD, Y \ \ EXnow-ar 4L Pot . I NRC 4- =2 SEWER ^ 5 ~~py i I L.II ; i______'11 ______T lr______Yi I 1 I II Ili Ili ` \ 16 l IS l i 74 i l `m oSEd. ~YY\- I I I I ~IC7 I I I ~.`Y `L PROPOYD 0 I I I I i~ I I III I11 I I ' I I I I III WAi@ L $10RMfArzR L------ JIl------ JIL______JIl LQrzR, ` --------L-- TP. WILSON I , I I i 12 PROPOSED I I I RIDGE 2 • I iDPLE... I 1 I I i MWATER ME. I I SUBDIVISION I PROPOSED SA SEEN ' I I ' I I I - I I ' Ex. SANITARY SEWER UTILITY PLAN alpha N UTIUTY PLAN O COMMUN" DEVELOPMENT SCALE: I' . .0' PROJECr MO.I .WNr SCALE T`T•t PaJLTDIIM• w m w eo wtc •TI•w• T•1..0 rr x:Haan.mmna.o~Nx.+w~IraonwmneoMF.wa•RaEr:um Jo,aamL-z.Tml p1 ~•J+ . r REQUEST FOR COMMENTS Community Devekpment ShapingA Better Community OTE: February 3, 2006 TO: Jim Wolf, Tigard Police Department Crime Prevention Officer FROM:.. City of Tigard Planning Division STAFF CONTACT: Gary Pagenstecher,Associate Planner [x24341 Phone: 15031639-4171 Fax:. (50316847297. Email: garyp@t card-or.gou SUBDIVISION (SUB) 2005=00022/TEMPORARY USE PERMIT [TUP) 2006-00002 ➢ WILSON RIDGE NO.2 SUBDIVISION Q REQUEST: The applicant requests approval to subdivide a 2.53-acre site to create 17 lots ranging in size between 4,180 and 8,387 square feet (5,016 square feet on average). The site currently contains 3 existing single-family detached residences that will be removed upon development. In addition, a Temporary Use permit is requested for a model home/sales office. An application for annexation of the subject parcels has also been submitted concurrently with this application for subdivision approval. LOCATION:. 13280 and 13210 SW Bull Mountain Road; WCTM 28109AC, Tax Lots 1900 and 2000. ZONE: R-7: Medium-Density Residential District. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18:390, 18.430, 18.510, 18.705, 18.715, 18.725,'18.745, 18.765, 18.780, 8.790, 18.795 and 18.810; and the Bull Mountain Community Plan. 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: FEBRUARY 17, 2006. 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. Written comments provided below: Name & Phone Number of Person Commenting: 64A `~v `,~,`L 601b, 1,11B.15101 01 217 I ~ REQUEST FOR COMMENTS CITY OFTIGARD Community (Development ShapingA Better Community E: February 3, 2006 TO: PER ATTACHED FROM: City of Tigard Planning Division STAFF CONTACT: Gary Pagenstecher, Associate Planner (x24341 Phone: 15031639-4171 Fax: 15031684-1291 Email: garyo@Nard-or.gou SUBDIVISION (SUB) 2005-00022/TEMPORARY USE PERMIT ITUPI 2006-00002 ➢ WILSON RIDGE NO.2 SUBDIVISION Q REQUEST: The applicant requests approval to subdivide a 2.53-acre site to create 17 lots ranging in size between 4,180 and 8,387 square feet (5,016 square feet on average). The site currently contains 3 existing single-family detached residences that will be removed upon development. In addition, a Temporary Use permit is requested for a model home/sales.office. An application for annexation of the subject parcels has also been submitted concurrently with this application for subdivision approval. LOCATION: 13280 and 13210 SW Bull Mountain Road; WCTM 28109AC, Tax Lots 1900 and 2000. ZONE: R-7: Medium-Density Residential District. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.430, 18.510, 18.705,. 18.715, 18.725, 18.745, 18.765, 18.780, 8.790, 18.795 and 18.810; and the Bull Mountain Community Plan. 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: FEBRUARY 17, 2006. 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. Written comments provided below: Name & Phone Number of Person Commenting: 218 "'ITY OF TIGARD REQUEST FC-,COMMENTS Q NOTIFICATION LIST FOR LAND USE & COMMUNITY DEV,ELOPMEN APPLICATIONS FILE NOS.: FILE NAME ! Su CITIZEN:INVOLVEMENT TEAMS t_: 14-DAY PENDING APPLICATION NOTICE TO INTERESTED PARTIES OF AREA: ❑Central J?rE"ast ❑South ❑West R: e - r _ LONG RANGE PLANNING/Barbara Shields, Planning Mgr. -COMMUNITY DVLPMNT. DEPTJPlanning-Engineering Techs. LICE DEPTJJim Wolf, Crime Prevention Officer _ BUILDING DIVISION/Gary Lampella, Building Official GINEERING DEPTJK1m McMillan, Dvlpmnt. Review Engin PUBLIC WORKS/Matt Stine, Urban Forester _ CITY ADMINISTRATION/Cathy Wheatley, City Recorder _ UBLIC WORKS/Rob Murchison, Project Engineer NER - POST PROJECT SITE IF A PUBLIC HEART ITEM-10 BUSINESS DAYS PRIOR TO THE PUBLIC HEARINGI SPECIAL DISTRICTS.' _ TUAL. HILLS PARK & REC. DIST.* TUALATIN VALLEY FIRE & RESCUE* 1ALATIN VALLEY WATER DISTRIC c _ CLEANWATER SERVICES Planning Manager Fire Marshall Administrative Office Lee Walker/SWM Program 15707 SW Walker Road Washington County Fire District PO Box 745 155 N. First Avenue Beaverton, OR 97006 (place in pick-up box) Beaverton, OR 97075 Hillsboro, OR 97124 LOCAL AND STATE1URISDICTIONS . y . 1 CITY OF BEAVERTON _ CITY OF TUALATIN _ OR. DEPT. OF FISH & WILDLIFE _ OR. DIV. OF STATE LANDS _ Planning Manager Planning Manager 3406 Cherry Avenue NE Melinda Wood (WLun Form Required) _ Steven Sparks, Dev. sera. manager 18880 SW Martinaai Avenue Salem, OR 97303 775 Summer Street NE, Suite 100 PO Box 4755 Tualatin, OR 97062 Salem, OR 97301-1279 Beaverton, OR 97076 _ OR. PUB. UTILITIES COMM. METRO - LAND USE & PLANNING _ OR. DEPT. OF GEO. & MINERAL IND. 550 Capitol Street NE _ CITY OF DURHAM 600 NE Grand Avenue 800 NE Oregon Street, Suite 5 Salem, OR 97310-1380 City Manager Portland. OR 97232-2736 Portland, OR 97232 PO Box 23483 _ Bob Knight, Data Resource certar(zcA) _ US ARMY CORPS. OF ENG. Durham, OR 97281-3483 _ Paulette Allen, GrowthManmgemerdCoordndor _ OR. DEPT. OF LAND CONSERV.& DVLP Kathryn Harris (maps&cwsutter ony) _ Mel Huie, Greenspaoascoonfinatur(cPArzoA) Larry French (comp. Pier, Amwrdmenesonty) Routing CENWP-OP-G CITY OF KING CITY _ Jennifer Budhabhatti, Regiorral Plarn,er(wenarms) 635 Capitol Street NE, Suite 150 PO Box 2946 City Manager _ C.D. Manager, Growth Management Services Salem, OR 97301-2540 Portland, OR 97208-2946 15300 SW 116th Avenue King City, OR 97224 WASHINGTON COUNTY _ OR. DEPT. OF ENERGY (Poweranea in Arse) _ OR. DEPT OF AVIATION (Monoper Towers) Dept of Land Use & Transp. Bonneville Power Administration Tom Highland, Pl.*v 155 N. First Avenue _ CITY OF LAKE OSWEGO Routing TTRC - Attn: Renae Ferrera 3040 25th Street, SE Suite 350, MS 13 Planning Director PO Box 3621 Salem, OR 97310 Hillsboro. OR 97124 PO Box 369 Portland, OR 97208-3621 Steve Conway (General Apps.) Lake Oswego, OR 97034 Ar- _ Gregg Leion (CPA) _ OR.DEPT.OF ENVIRON.QUALITY (DEQ) ODOT, REGION 1 _ Brent Curtis (CPA) _ CITY OF PORTLAND (ratify forwatiandsand Potential Environmental Impacts) _ Grant Robinson, Deveopmend Pe iswcoordinaw _ Doria Mateja (ZCA) Ms 14 Planning Bureau Director Regional Administrator _ Carl Torland, Right-of-Way Section (vacatiom) _ Sr.Cartographer (CPArz A)W514 1900 SW 4"' Avenue, Suite 4100 2020 SW Fourth Avenue, Suite 400 123 NW Flanders -Jim Nims, Surveyor MaA)MS 15 Portland, OR 97201 Portland, OR 97201-4987 Portland, OR 97209-4037 _ WA.CO.CONSOL. COMMAGNCY _ ODOT, REGION 1 -DISTRICT 2A _ ODOT, RAIL DIVISION _ STATE HISTORIC Dave Austin McccA)-st1-(M_pr.T_) SamHunaidi,AssistarrtDisbictmanager (Notify If oOOTRIR44wy.Crossing Is onyA«essto Land) , PRESERVATION OFFICE PO Box 6375 6000 SW Raab Road Dave fanning, sr. Crossing safety sped alt4 (worry If Properly Has HD overlay) Beaverton, OR 97007-0375 Portland, OR 97221 555-1P Street, NE, Suite 3 1115 Commercial Street, NE Salem, OR 97301-4179 Salem OR 97301-1012 OTILIT1f PROVIDERS AND SPECIAL-AGEN61ES i = = - i - - _ PORTLAND WESTERN R/R, BURLINGTON NORTHERN/SANTA FE R/R, OREGON ELECTRIC R/R (Burlington Northern/Santa Fe R/R Predecessor) Bruce Carswell, President & General Manager 1200 Howard Drive SE Albany, OR 97322-3336 _ SOUTHERN PACIFIC TRANS. CO. R/R _ METRO AREA COMMUNICATIONS _ COMCAST CABLE CORP. _ TRI-MET TRANSIT DVLPMT. Gifford C. Cabe, Construction Engineer Debra Palmer(Am.,dions ordy) Randy Bice (s..M4fvA c-o (If Project is Wdhin Y. Mde of a Transit Route) 5424 SE McLoughlin Boulevard Twin Oaks Technology Center 14200 SW Brigadoon Court Ben Baldwin, Project Planner Portland, OR 97232 1815 NW 169th Place, S-6020 Beaverton, OR 97005 710 NE Holladay Street Beaverton, OR 97006-4886 Portland, OR 97232 PORTLAND GENERAL ELECTRIC 4014,w_ NATURAL GAS COMPANY _L4EPJZON EST COMMUNICATIONS • Ken Gutierrez, Svc. Design Consultant Scott Palmer, Engineering Coord. David Bryant, Engineering Florence Mott, Eng. ROW Mgr. 9480 SW Boeckman Road 220 NW Second Avenue OR 030533/PO Box 1100 8021 SW Capitol Hill Rd, Rm 110 Wilsonville, OR 97070 Portland, OR 97209-3991 Beaverton, OR 97075-1100 Portland, OR 97219 IGARD/TUALATIN SCHOOL DIST. #23J_ BEAVERTON SCHOOL DIST. #48 _ COMCAST CABLE CORP. _ COMCAST CABLE COMMUNIC. Teri Brady, Administrative Offices Jan Youngquist, Demographics Alex Silantiev (s+M~wA~c~o Diana Carpenter (A F dMrm--t w) 6960 SW Sandburg Street 16550 SW Merlo Road 9605 SW Nimbus Avenue, Bldg. 12 10831 SW Cascade Avenue Tigard, OR 97223-8039 Beaverton, OR 97006-5152 Beaverton, OR 97008 Tigard, OR 97223-4203 INDICATES AUTOMATIC NOTIFICATION IN COMPLIANCE WITH INTERGOVERNMENTAL AGREEMENT IF WITHIN S00' OF THE SUBJECT PI A CITY PROJECTS (Project Planner Is Responsible For Indicating Parties To Notify). h:lpady\masters\Request For Comments Notification List. 217 (Also update: i:tcumin\setunUabelslanneYatinn utititioc and franrhtcac rtrv r } ) 'AFFIDAVIT OF MAILING CITY OFTIGARD 0 Community Development • ShapingA Better Community I, Patricia f- LurufnrQ being first duly swom/affirm, on oath depose and say that I am a SeniorAdministrativeSpeciaRst for the City of Tigari( Washington County, Oregon and that I served the following: (Check PpWop ate ear(s) edo.) 19-NOTICE OF PENDING LAND USE DECISION FOR: SUB2005-00022frUP2006=00001 - WILSON RIDGE NO. 2 SUBDIVISION a AMENDED NOTICE (File NoMame Reference) ® City of Tigard Planning Director A copy of the said notice being hereto attached, marked Exhibit "A and by reference made a part hereof, was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit"B", and by reference made a part hereof, on )anuarY31,2006, and deposited in the United States Mail on lanuary31,2006,.postage prepaid. (Perso at Pr p otic S A2E o! F =.G Countyoofy W)S& City of ?'►gard ) T1. Subscribed and sworn/affirmed before me on the O~ I day of , 2006. I~ OFFICIAL SEAL SUE ROSS Imo" NOTA?':' PJBLICOREGON / 7 COMMHH-ION NO. 375152 MYCOM~4 MON DtTRES DEC. 1, 2GD7 MV Comm 1 Expll'BS: ~ 220 NOTICE TO MORTGAGEE, LIENHC ..DER, VENDOR OR SELLER: ~ THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE, IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER. NOTICE OF PENDING LAND USE APPLICATION CITY OFMARD SUBDIVISION Community ~Deve(opment SkapingA Better Community DATE OF NOTICE: January 31, 2006 "URBAN SERVICE AREA" FILE NUMBERS: SUBDIVISION (SUB) 2005-00022 TEMPORARY USE PERMIT (TUP) 2006-00002 FILE NAME: WILSON RIDGE NO. 2 SUBDIVISION PROPOSAL: The applicant requests approval to subdivide a 2.53-acre site to create 17 lots ranging in size between 4,180 and 8,387 square feet (5,016 square feet on average). The site currently contains 3 existing single-family detached residences that will be removed upon development. In addition, a Temporary Use permit is requested for a model home/sales office. An application for annexation of the subject parcels has also been submitted concurrently with this application for subdivision approval. ZONE: R-7: Medium-Density Residential District. The R-7 zoning district is designed to • accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.780, 18.790, 18.795 and 18.810; and the Bull Mountain Community Plan. LOCATION: 13280 and 13210 SW Bull Mountain Road; WCTM 2S109AC, Tax Lots 1900 and 2000. YOUR RIGHT TO PROVIDE WRITTEN COMMENTS: Prior to the City making any decision on the Application, you are hereby provided a fourteen (14) day period to submit written comments on the application to the City. THE FOURTEEN (14) DAY PERIOD ENDS AT 1 11111 111 1 11 All comments should be directed to Gary Pagenstecher, Associate Planner in the Planning Division at the City of Tigard, 13125 SW Hall Boulevard, Tigard, Oregon 97223. You may reach the City of Tigard by telephone at 503-639-4171 or by e-mail to garyp(M-tigard-or.gov. ALL COMMENTS MUST BE RECEIVED BY THE CITY OF TIGARD IN WRITING PRIOR TO 5:00 PM ON THE DATE SPECIFIED ABOVE IN ORDER FOR YOUR COMMENTS TO BE CONSIDERED IN THE DECISION-MAKING PROCESS THE CITY OF TIGARD APPRECIATES RECEIVING COMMENTS AND VALUES YOUR INPUT. COMMENTS WILL BE CONSIDERED AND ADDRESSED WITHIN THE NOTICE OF DECISION. A DECISION ON THIS ISSUE IS TENTATIVELY SCHEDULED FOR MARCH 23, 2006. IF YOU PROVIDE COMMENTS, YOU WILL BE SENT A MOPY OF THE FULL DECISION ONCE IT HAS BEEN RENDERED. WRITTEN COMMENTS WILL BECOME A ART OF THE PERMANENT PUBLIC RECORD AND SHALL CONTAIN THE FOLLOWING INFORMATION: 221 • Address the specific "Applicab,_ keview Criteria" described in the season above or any other criteria believed to be applicable to this proposal; Raise any issues and/or concerns believed to be important with sufficient evidence to allow the City to provide a response; • Comments that provide the basis for an appeal to the Tigard Hearings Officer must address the relevant approval criteria with sufficient specificity on that issue. Failure of any party to address the relevant approval criteria with sufficient specificity may preclude subsequent appeals to the Land Use Board of Appeals or Circuit Court on that issue. Specific findings directed at the relevant approval criteria are what constitute relevant evidence. AFTER THE 14-DAY COMMENT PERIOD CLOSES, THE DIRECTOR SHALL ISSUE A TYPE II ADMINISTRATIVE DECISION. THE DIRECTOR'S DECISION SHALL BE MAILED TO THE APPLICANT AND TO OWNERS OF RECORD OF PROPERTY LOCATED WITHIN 500 FEET OF THE SUBJECT SITE, AND TO ANYONE ELSE WHO SUBMITTED WRITTEN COMMENTS OR WHO IS OTHERWISE ENTITLED TO NOTICE. THE DIRECTOR'S DECISION SHALL ADDRESS ALL OF THE RELEVANT APPROVAL CRITERIA. BASED UPON THE CRITERIA AND THE FACTS CONTAINED WITHIN THE RECORD, THE DIRECTOR SHALL APPROVE, APPROVE WITH CONDITIONS OR DENY THE REQUESTED PERMIT OR ACTION. SUMMARY OF THE DECISION-MAKING PROCESS: • The application is accepted by the City • Notice is sent to property owners of record within 500 feet of the proposed development area allowing a 14-day written comment period. • The application is reviewed by City Staff and affected agencies. • City Staff issues a written decision. • Notice of the decision is sent to the Applicant and all owners or contract purchasers of record of the site; all owners of record of property located within 500 feet of the site, as shown on the most recent property tax assessment roll; any City-recognized neighborhood group whose boundaries include the site; and any governmental agency which is entitled to notice under an intergovernmental agreement entered into with the City 40 which includes provision for such notice or anyone who is otherwise entitled to such notice. INFORMATION/EVIDENCE AVAILABLE FOR REVIEW: The application, written comments and supporting documents relied upon by the Director to make this decision are contained within the record and are available for public review at the City of Tigard Community Development Department. If you want to inspect the file, please call and make an appointment with either the project planner or the planning technicians. Copies of these items may be obtained at a cost of $.25 per page or the current rate charged for this service. Questions regarding this application should be directed to the Planning Staff indicated on the first page of this Notice under the section titled "Your Right to Provide Written Comments." eH VICINITY MAP SUB200S-00022 TUP2006-00002 ° - WILSON RIDGE N01 SUBDIVISION wErr I w gyps, gym.. Rad-r'gw I I - 222 2S109AD-03300 1 2S109AC-01500 ALVERTS ROBERT L & SHARON J DILLON DONALD L AND . 14569 SW 130TH AVE 0 NADINE. WARD, OR 97224 14840 SW 133RD ' TIGARD, OR 97223 2S109AB-01800 2S109AB-01060 ARABSHAHI HAMID & ECF ALPINE VIEW LLC ABEDINI AZEDEH 131.0 SW 17TH AVE 14473 SW 134TH DR. PORTLAND, OR 9920.1 TIGARD, OR 97224 2S1096D-07800 109AB 00800 BALCOM RICK L & EC 1 IEW LLC SHARIN A . 1310 AVE 14798 SW SCARLETT DR RTLAND, O 97201 TIGARD, OR 97224 2S109AD-03100 09AB-00900 BENNETT GINA M EC PI EW LLC 14605 SW 130TH AVE 1310 7TH AVE TIGARD, OR 97224 RTLAND, R 97201 2S109AC-02306 2S109AB-01700 BERRY JEFFERY P EGGER JACOB L.& MARY MARCIA TRS 13175 SW BULL MTN RD 13395 SW BULL MTN RD TIGARD, OR 97223 TIGARD; OR 97224 2S109AC-00300' 2S1Q9A6-02200. ' BOSLEY.DAVID A/PATRICIA L FORAN-PATRICIA A 14665 SW 133RD AVE 13145 SW BULL MOUNTAIN RD TIGARD; OR 97223 TIGARD, OR 97224 '2S109AD-02800 2S109AC-01900 BURTON MAXINE DEE GIMLIN RICK L/CHERYL L 14661 SW 130TH ST PMB #305 TIGARD, OR 97224 15685 SW 116TH AVE KING CITY, OR 97224 2S109AC-00100 2S1096D-07500 CASA TERRA LLC GUTTRIDGE RONALD D AND PO BOX 1082 KATHERINE M CLACKAMAS, OR 97015 14690 SW 136TH PL TIGARD, OR 97224 109AC-60200 2S109AC-00400 CA TER LLC HARPER THOMAS F & CATHERINE L PO 082 14635 SW 133RD AVE' C OR 97015 TIGARD, OR 97224 C 0S109AB-04200 2S109AD-03400 LAUSS JAMES M & LORRAINE E HIRCSHMANN GUNTHER JR & MARISOL 14394 SW 133RD AVE 14547 SW 130TH AVE TIGARD, OR 97224 TIGARD, OR 97224 223 2S109AC-00500 2S109AB-01100 I HUMMEL B W & GERALDINE B PALMROSE DAVID H & SONU C 14695 SW 133RD 13265 SW. BULL MOUNTAIN RD ~GARD, OR 97223 TIGARD, OR 97224 2S109AC-00900 2S109AC-02000 KILLINGSWORTH SEAN & POTTER DOUGLAS C & CHARLENE N KILLINGSWORTH BRENDA K PO BOX 231226 14925 SW 133RD AVE TIGARD, OR 97281 TIGARD, OR 97224 2S109AC-02400 2S109AC-00600 KNUDESON KIM & RIETMAN SHAWN C & B JORINE REBECCA 14715 SW 133RD.AVE 13125 SW BULL MOUNTAIN RD TIGARD, OR 97224 TIGARD, OR 97224 2S109AC-01800 2S109AC-00800 LARSON JAY W/MARGARET ANN RISSMILLER RONALD W & 14800 SW 133RD DIANE L ' TIGARD, OR 97224 14845 SW 133RD AVE TIGARD, OR 97224 2 09AGU1600 2S109AD-02900 LAR N J /MARGARET ANN STEWART RANDY A & LENORE K 1480 133RD 7712 SW LOCUST ST T ARD, OR 7224 PORTLAND, OR 97223 2 09AG01700 2S109AC-02500 LAR i924 MARGARET ANN SURVIVOR'S TRUST UNDER PRICE FAM 148 RESIDUARY TRUST UNDER PRICE FAMLIY AR D, OR C ELIZABETH PRICEILEE' GODDARD SQ 4875 SW 78 AVE NO 241 PORTLAND, OR 97225 2S109AD-03200 2S109AB-01400 LARSON TIMOTHY & JANENE SWAN ROBERT J DONNA B 14583 SW 130TH AVE 13285 SW BULL MTN RD TIGARD, OR 97224 TIGARD, OR 97223 2S1096D-03300 2S109AC-00700 MARSHALL J G & TAYLOR JAMES M FRIEDE KARLA A 14795 SW 133RD 13580 SW TARLETON CT TIGARD, OR 97223 TIGARD, OR 97224 2S109B13-03200 2S109AD-01300 MCGUIRE GRANT & SUSAN TIGARD-TUALATIN SCHOOL 13570 SW TARLETON CT DISTRICT 23J TIGARD, OR 97224 6960 SW SANDBURG ST TIGARD, OR 97223 ~S109AC-02600 2S109AC-02100 NAHM KEVIN 1 & ALICE S TIGARD-TUALATIN SCHOOL DIST 23J 13135 SW BULL MOUNTAIN RD Go RIDER ALBERTA LIFE ESTATE TIGARD, OR 97224 ATTN: BUSINESS MANAGER 6960 SW SANDBURG ST TIGARD, OR 97223 224 2S109AC-01400 UTZ FREDERICK R MADALYN 14880 SW 133RD IGARD, OR 97223 2S109BD-07600 VANHOUTON MARIA 14710 SW 136TH PL TIGARD, OR 97223 2S109AD-03000 VOYDAT JOSEPH B & BETHANY L 14627 SW 130TH AVE TIGARD, OR 97224 2S109AB-01600 WESTER JOHN W & PEREZ MARIA E 13379 SW BULL MOUNTAIN RD TIGARD, OR 97224 2S109BD-07400 WESTGATE JOHN B AND GRETCHEN R 14670 SW 136TH PL TIGARD, OR 97224 i i 225 Charlie .and Lade Stalzer 781 SW-Juliet Terrace ard, OR 97224 mew Craig Smelter PO Box 1467 Tualatin, OR 97062 Harold and Ruth Howland 13145 SW Benish . Tigard, OR 97223. Kevin.Hogan 14357 SW 133 Avenue Tigard, OR 97224 Gretchen Buehner 13249 SW 1361 Place Igard, OR 97224 CPO 4B Holly. Shumway,.Chair 14535 SW. Woodhue Street Tigard, OR 97224 Beverly Froude 12200 SW Bull Mountain Road Tigard, OR 97224 Barry Albertson 15445 SW 150th Avenue -Tigard, OR 97224 John Frewing .7110 SW Lola Lane Tigard, OR 97223 CPO 4B 16200 SW Pacific Highway, Suite H242 Tigard, OR 97224 226 CITY OF TIGARD - WEST INTERESTED PARTIES (oo. I of 11 (i:\curDln\setuD\labels\CIT West.doc) UPC Venture Properties, Inc. SUB2005-000221TUP2006-00002 30 SW Galewood Street, Suite 100 Oe Oswego, OR 97035 WILSON RIDGE NO. 2 SUBDIVISION Alpha Community Development Attn: Jerry Palmer 9600 SW Oak Street, Suite 230 Portland, OR 97223 Rick & Cheryl Gimlin 13280 SW Bull Mountain Road Tigard, OR 97224 Rick L. & Cheryl L. Gimlin PMB #305 15685 SW 116th Avenue King City, OR 97224 Douglas C. & Charlene N. Potter PO Box 231226 Ti ard, OR 97281 Doug & Charlene Potter 13210 SW Bull Mountain Road Tigard, OR 97224 227 Z CITY of TIGARD N Cl) GEOGRAPHIC INFORMATION SYSTEM NE VIE Hoop S AIWA NOMR0 00 ALP (50W) N 17 X IM m 0 o FOR: Kirsten Van Loo co w co o O X co RE: 2S 109AC; 1900/2000 U. 1111111311132200 D m.aanaa nteuaamu 3 C = _ _ _ _ _ _ _ _ n/ . nm~u>tn y ~7V ntoua ms sum me"= !Dt"Cl1e Property owner information nnat.>wa is valid for 3 months from cam the date printed on this map. nsntrmaa nmaenaa nsn en~w nwarroau nvuonna 131 1E noumma mm cu m nttnoeRw nwulmue 1O1'O°0 J n. tamauaue nsaaa= nteuaaaan ~ nmarama matatau mluAOUm mouse= ncucm m N mmaaaam RH ETf nmats=$ nmaaama 0 200 400 BC nsucnm 1"- 415 feet A ntoucom . , y~, mmaaaaw City of Tigard Information on this map is for general location only and should be verified with the Development Services Division. 13123 SW Hall Blvd Tigard, OR 97223 (503 4171 http:r rd.or.us Community OWFlopment Plot date: Dec 15,2005; ic\MAGIC03.APR 2S 1 09AD -63300 2S109AC-01500 - ALVERTS ROBERT L & SHARON J DILLON DONALD L AND . 14569 SW -130TH AVE 0 NADINE TIGARD, OR 97224 14840 SW 133RD TIGARD, OR 97223 2S109AB-01800 2S109AB-01000 ARABSHAHI HAMID & ECF ALPINE VIEW LLC' ABEDINI AZEDEH 1310 SW 17TH AVE 14473 SW 134TH DR PORTLAND, OR 9720.1 TIGARD, OR 97224 2S10913D-07800 109AI3 f800 BALCOM RICK L & EC I IEW LLC SHARIN A 1310 AVE 14798 SW SCARLETT DR RTLAND, O 97201 TIGARD, OR 97224 2S109AD-03100 09A6-00900 BENNETT GINA M EC PI VIEW LLC 14605 SW 130TH AVE 1310 7TH AVE TIGARD, OR 97224 RTLAND, R 97201 2S109AC-02300 2S109AS-01700 BERRY JEFFERY P EGGER JACOB L. & MARY MARCIA TRS 13175 SW BULL MTN RD 13395 SW BULL MTN RD TIGARD, OR 97223 TIGARD, OR 97224 •2S109AC-00300 2S109AC-02200 BOSLEY DAVID A/PATRICIA L FORAN PATRICIA A 14665 SW 133RD AVE 13145 SW BULL MOUNTAIN RD TIGARD, OR 97223 TIGARD, OR 97224 2S109AD-02800 2S109AC-01900 BURTON MAXINE DEE GIMLIN RICK UCHERYL L 14661 SW 130TH ST PMB #305 TIGARD, OR 97224 15685 SW 116TH AVE KING CITY, OR 97224 2S109AC-00100 2S1098D-07500 CASA TERRA LLC GUTTRIDGE RONALD D AND PO BOX 1082 KATHERINE M CLACKAMAS, OR 97015 14690 SW 136TH PL TIGARD, OR 97224 109AC-00200 2S109AC-00400 CE LLC HARPER THOMAS F & CATHERINE L 14635 SW 133RD AVE OR 97015 TIGARD, OR 97224 AWS109AB-04200 2S109AD-03400 LAUSS JAMES M & LORRAINE E HIRCSHMANN GUNTHER JR & MARISOL 14394 SW 133RD AVE 14547 SW 130TH AVE TIGARD, OR 97224 TIGARD, OR 97224 229 2S109AC-00500 2S109AB-01100 HUMMEL B W & GERALDINE B PALMROSE DAVID H & SONU C 14695 SW 133RD 13265 SW BULL MOUNTAIN RD IGARD, OR 97223 TIGARD, OR 97224 2S109AC-00900 2S109AC=02000 KILLINGSWORTH SEAN & POTTER DOUGLAS C & CHARLENE N KILLINGSWORTH BRENDA K PO BOX 231226 14925 SW 133RD AVE TIGARD, OR 97281 TIGARD, OR 97224 2S109AC-02400 2S109AC700600 KNUDESON KIM & RIETMAN SHAWN C & B JORINE REBECCA 14715 SW 133RD AVE 13125 SW BULL MOUNTAIN RD TIGARD, OR 97224 TIGARD, OR 97224 2S109AC-01800 2S109AC-00800 LARSON JAY W/MARGARET ANN RISSMILLER RONALD W & 14800 SW 133RD DIANE L TIGARD, OR 97224 14845 SW 133RD AVE TIGARD, OR 97224 2 09AC-01600 2S109AD-02900 LAR <D224 /MARGARET ANN STEWART RANDY A & LENORE K 1480 7712 SW LOCUST ST T ARDPORTLAND, OR 97223 09AC-01700 2S109AC-02500 LAR W/MARGARET ANN SURVIVOR'S TRUST UNDER PRICE FAM 148 3RD RESIDUARY TRUST UNDER PRICE FAMLIY ARD, OR 9 24 C ELIZABETH PRICE/LEE GODDARD SQ 4875 SW 78 AVE NO 241 PORTLAND, OR 97225 2S109AD-03200 2S109AB-01400 LARSON TIMOTHY & JANENE SWAN ROBERT J DONNA B 14583 SW 130TH AVE 13285 SW BULL MTN RD TIGARD, OR 97224 TIGARD, OR 97223 2S109BD-03300 2S109AC-00700 MARSHALL J G & TAYLOR JAMES M FRIEDE KARLA A 14795 SW 133RD 13580 SW TARLETON CT TIGARD, OR 97223 TIGARD, OR 97224 2S109BD-03200 2S109AD-01300 MCGUIRE GRANT & SUSAN TIGARD-TUALATIN SCHOOL 13570 SW TARLETON CT DISTRICT 23J TIGARD, OR 97224 6960 SW SANDBURG ST TIGARD, OR 97223 S109AC-02600 2S109AC-02100 AHM KEVIN I & ALICE S TIGARD-TUALATIN SCHOOL DIST 23J 13135 SW BULL MOUNTAIN RD Go RIDER ALBERTA LIFE ESTATE TIGARD, OR 97224 ATTN: BUSINESS MANAGER 6960 SW SANDBURG ST TIGARD, OR 97223 230 2S 1 o9Ac--b 1400 UTZ FREDERICK R MADALYN 14880 SW 133RD OTIGARD, OR 97223 251096D-07600 VANHOUTON MARIA 14710 SW 136TH PL TIGARD, OR 97223 2S109AD-03000 VOYDAT JOSEPH B & BETHANY L 14627 SW 130TH AVE TIGARD, OR 97224 2S109AB-01600 WESTER JOHN W & PEREZ MARIA E 13379 SW BULL MOUNTAIN RD TIGARD, OR 97224 251096D-07400 WESTGATE JOHN B AND GRETCHEN R 14670 SW 136TH PL TIGARD, OR 97224 231 i Charlie and Larie Stalzer 4781 SW Juliet Terrace "gard, OR 97224 Craig Smelter PO Box 1467 Tualatin, OR 97062 Harold and Ruth Howland 13145 SW Benish .Tigard, OR 97223 . Kevin Hogan 14357 SW 1331d Avenue Tigard, OR 97224 Gretchen Buehner 13249 SW 136th Place Tigard, OR 97224 CPO 4B Holly. Shumway, Chair 14535 SW Woodhue Street Tigard, OR 97224 Beverly Froude 12200 SW Bull Mountain Road Tigard, OR 97224 Barry Albertson 15445 SW 15V1 Avenue Tigard, OR 97224 John Frewing 7110 SW Lola Lane Tigard, OR 97223 OP04B 16200 SW Pacific Highway, Suite H242 Tigard, OR 97224 CITY OF TIGARD - WEST INTERESTED PARTIES (oo. I of I) fi:\curDln\setuD\Iabels\CIT West.doc) UPDATE 232 Uee-14. ML b:ZUNM AIPna UommunitY Uevelopment NO-Mb P. I i CITY 0F TIGARD RECEIVE6 COMMUNITY DEVELOPMENT DEPARTMENT SEC 15 2005 PLANNING DIVISION CITY oFttaar:n I I SW HALL BOULEVARD CM of T"D C M=nint eve TI GAR D, OREGON 97223 3 PHONE: 503.6394171 FAX: 503-59 - 960 (Attn: Patty/Plannino shapigA'Better Co=wdty am 0° QO 00°pa p p a~ Property owner information is valid for 3 months from the date of your request INDICATE ALL PROJECT MAP & TAX LOT NUMBERS (i.e. 1 S1 34AB, Tax Lot 001'00) OR THE ADDRESSES FOR ALL, PROJECT PARCELS BELOW: Z's 1 OR AQ j aCO F zooo PLEASE BE AWARE THAT ONLY 1 SET OF LABELS WILL BE PROVIDED AT THIS TIME FOR HOLDING YOUR NEIGHBORHOOD MEETING. After submitting your land use. application to the City, and the project planner has reviewed your application for completeness, you will be notified by means of an incompleteness letter to obtain your 2 final sets of labels. The 2 final sets. of labels need to be placed on envelopes with first class letter-rate postage on the envelopes in the form of postage stamps (no metered envelopes and no return address) and resubmitted to the City for the pur ose of providing notice to property owners of the proposed land us abpplicati n and the decision. The sets of envelopes must be kept separate. The person listed below wi? be calle% pick up and pay for the labels when they are ready. NAME OF CONTACT PERSON: i ksJr--t,) \ QW l-Op -OL-PHONE: ND~452-bocU3 soAAt~ N\A aOA4zT FAX: _ 457--B043 This request may be mail axed or hand delivered to the City o igard. Please al ow a 2-day minimum for processing requests. Upon completion of your request, the contact person will be called to pick up.their request that will be placed in "Will Calf" by their last name, at the Community Development Reception Desk. The cost of processing your request must be paid at the time of pick up, as exact cost can not be pre-determined. PLEASE NOTE: FOR REASONS OF ACCURACY, ONLY ORIGINAL MAILING LABELS PROVIDED BY THE CITY VS. RE-TYPED MAILING LABELS WILL BE ACCEPTED. Cast Description: $11 to generate the mailing list, plus $2 per sheet for printing the list onto labels (20 addresses per sheet). Then, multiply the cost to print one set of labels b the number bf sets requested. . EXAMPLE COST FOR THIS REQUEST 4 sheets of (abets x $21sheel = $8.00 x 2 sets = $16.00 I sheet(s) of tabels x $21sheet = $x -A sets = co 2 sheets of labels x $2/sheet for interested parties x 2 sets= $ 4.00 / sheet(s) of labels x $21sheet for interested parties = GENERATE UST = $9 GENERATE LIST TOTAL = $31.00 TOTAL b ,233 W- WITY OF TIGARD 12105 125 SW Hall Blvd. 123 M Tigard, Oregon 97223 (503) 639-4171 Receipt 27200500000000006425 Date: 12/20/2005 Line Items: Case No Tran Code Description Revenue Account No Amount Paid LANDUS Land Use Misc. - 25.0000 @ $1.0000 100-0000-438000 25.00 Line Item Total: $25.00 Payments: Method Payer User ID AcctJCheck No. Approval No. How Received Amount Paid _ Check ALPHA COMMUNITY CAC 32203 In Person 25.00 DEVELOPMENT Payment Total: $25.00 N W >t.rpt Page 1 of 1 2S109AC-01900 GIMLIN RICK UCHERYL L PMB #305 15685 SW 116TH AVE WNG CITY, OR 97224 2S109AC-02000 POTTER DOUGLAS C & CHARLENE N PO BOX 231226 TIGARD, OR 97281 • 235 CITY OF TIGARD Community (Deve4ment ShapingA Better Community LAND USE PROPOSAL DESCRIPTLON - } 120 DAYS = 5/27/2006 "URBAN SERVICE AREA" FILE NOS.: SUBDIVISION (SUB) 2005-00022 TEMPORARY USE PERMIT (TUP) 2001-00002 FILE TITLE: WILSON RIDGE NO. 2 SUBDIVISION APPLICANT: Venture Properties, Inc. OWNER: Rick & Cheryl Gimlin 4230 SW Galewood Street, Suite 100 13280 SW Bull Mountain Road Lake Oswego, OR 97035 Tigard, OR 97224 APPLICANT'S Alpha Community Development OWNER: Doug & Charlene Potter REP.: Attn: Jerry Palmer 13210 SW Bull Mountain Road 9600 SW Oak Street, Suite 230 Tigard, OR 97224 Portland, OR 97223 REQUEST: The applicant requests approval to subdivide a 2.53-acre site to create 17 lots ranging in size between 4,180 and 8,387 square feet (5,016 square feet on average). The site currently contains 3 existing single-family detached residences that will be removed upon development. In addition, a Temporary Use permit is requested for a model home/sales office. An application for annexation of the subject parcels has also been submitted concurrently with this application for subdivision approval. LOCATION: 13280 and 13210 SW Bull Mountain Road; WCTM 2S109AC, Tax Lots 1900 and 2000. ZONE: R-7: Medium-Density Residential District. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory. residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.780, 18.790, 18.795 and 18.810; and the Bull Mountain Community Plan. DECISION MAKING BODY: ❑ TYPE 1 ® TYPE 11 ❑ TYPE III ❑ TYPE IV DATE COMMENTS WERE SENT: FEBRUARY 3, 2006 DATE COMMENTS ARE DUE: FEBRUARY 17, 2006 ❑ HEARINGS OFFICER (MON.) DATE OF HEARING: TIME: 7:00 PM ❑ PLANNING COMMISSION (MON.) DATE OF HEARING: TIME: 7:30 PM ❑ CITY COUNCIL (TUES.) DATE OF HEARING: TIME: 7:30 PM ® STAFF DECISION (TENTATIVE) DATE OF DECISION: MARCH 23 2006 COMPONENTS RELATED TO THE PROJECT AVAILABLE FOR VIEWING IN THE PLANNING DIVISION q1K VICINITY MAP ® TREE PLAN ® OTHER ® SITE PLAN ❑ WETLAND DELINEATION ® IMPACT STUDY ® NARRATIVE ® DRAINAGE REPORT ® ARBORIST REPORT STAFF CONTACT: Gary Pagenstecher, Associate Planner (503) 639-4171, x2434 236 I ~k~,,-; :T" - ~ - . - , . " . . . A~-, ~nlp~~. ~~.`,~!~~Vli '~,~~s , . , ~ - ,.,r;,ie,,-,,~5!,~,~:~~:,~,!~.Y',,~,,,.,~~,~-~~~~t~i'~,~e~i~,.~,-"",~,~,~,~~",. , -,2.,.,- - - , , . . - 1 --e~'..j, . ,v-~x-, . .1. , - z " ~11--:i~-~!:", - , A;'.- t~~01 11~1~-,~~.. , . . ~ t'gp;e,~~ * I, ; . 1~ cl~'. V,..!"~-.. ~k`,`~ ~,t'; j': 3*1,~-, " el,,!.~,-.,,--a~-~~--,l ~~--~i~- I, 7 " V - ~~-~.,',f, " . , " ~ . . - - . - , , ,~,Uli'- ;~~4'~~,,- .-.--~-t j~r-t~j,.,,.'-~, ~ -,-:,L~,-,~~:,;i"~, .~A'*~~ . , -1~1 - 1-5~-.11~-,~t-~.-,'~~i~-',,~~!~",Iz~,,.',,'~~,'~~,,,,,~~.~z,F~-,, ~ --I- 4- ; .-i, -1 '~O`~-~~,;, 'k,-'.~~'%"f~,~~,,~t~~~7~-~.~:,;,; 'i",~,.-.,~,~'.'~ll-~,.',-~,,'..'4,~v.-, . I - . - ~'tf*tx' ,~-;,~;q.- .a,7-..- ~ ~ ~ 1, ' - - , I,,, , ~ . -4 ~ R~1%4.,-~,`4 ~~,,~'.':,,.11' . ~11, I .1, Y, ti - - . V, - - , I -1 I - - - 1. , , - 1, -1 , - ~ I , , , mm --.1-1-1. ~ -~.:~:,~'v - , - ~ S, , , - ~ 1~;, , , -..~e~a~,-~-., ~ ~ '~j " - t C~~ 4,-~'; C~~y, - ~ - - ; I.". '?,,%~~`,'.M, - , . . , .i , .1 - " .1 ,j',t.-,,~.~ - , ,~~Jz4-",Mj!".4~i,-:;v -11 - ~ - - fl~~ , . j . I,. z. ,,,~,-7 ',,'~j~,.~;- - .V... ;I', " , , . " -1 . . - 1. 1, I I . . , - " 1 , , ~ , - , I , , - . 1. - - I , 3~t i4. V.~.,w; ,1.1-,.~Iwl.;~.e~";,jj~' " P,i " I f-M, q-",~,r~',~'!'-'I~L",."i;~~ri~~,Z-,,,~-,-I~ ~t,~ , ~ ,v-,", - -.t -,';Z~.- , - , - - " 1$ 14= ~ , - - vll- 17'. - - I . . I ~11. ill.;- ~ .I... - . - ~ . ~ 1. - , ,71 .n~ . - - . ~ ':V.,,~e~~74,~!~~-~~,~"-i~,-~~--,-,Zi-~~,~~"--, ~,.!-~o~ ~i-17 T - - - - I I - -C.~'t ~-~~-,,,J,-,.,',~*,- , ..,6- ~ - ~'A' r~ , , 'M~~.W'w j-A!,~1-4,1z~~-~- - . , - , . , lr,~ 0, `?~-j i7 a"" ~ I -'r,"'Y' , ~ , -,.Z.f ".Qk.; --%M: . . - - ~1-1.-. ~---.01---.- , .1-e- - . ~ - 4~ - --J,.~~4-,i",4`!-~- - ~ - , - , .~r.A,1, -,~-'k :'~,,-P-. -73V ;.."j. - .2;, , z". ~j --4'r" , , --.1.11 - i" ; 'i" ~ ,J*.~4~~,,V ~ 1,~, " , , i ~ . -~,,L57j,-. , 1.~';' -7 ~ ~ , , ~ -i I'Z'~--Y f-,~,eN~,- K-.~U~g,~*,;I~!,~ i I ~ , , , " - , , . , . - , " " . . -,Z~~.~'W,"~O'. - , - - . , , U . '01411~ ~1, -1 -1., I- . ,"T , , ,I - - ..~11 -:-----~-vz-K1-- lr~-, -'j 2,3-,;&~, - Z - - , , , , , I-. I.";,k . I , 'A' 1 - - I'll. 44;~~ji;"-*;k,..- -,~,~~,t~q -11 - i . - -,i-- , . , .1 7, . - , ~ '~1,111 ~ , - ,.g . " , : -~+,.-4.~,~ - " ~ t~ r i~ , n, , . . g.,,'4.~71.~g - Y~; .-I . -,"'V- Z~ , gjeg,'~,4, , - , W, , , , " - .1 - . - - - - - , - - - NIP-, If .11 , -11 - " ~ , S , - " I ~ . - " ~ ,a :;%"z,., 1. - , " 1. . - ~j 4 ,z , " , tt,~ ;;~~;,5!~,;~,,,,,--.,~.".~ZL:~", . , , .ji~,~., - , - -1; 1. , ,,r 1~-,, -IT , t ",-:,~%,~f ~'Ilz~~'~~-- , -,~A v,3'41~, - ~,-,i, ~22- - -,,-J, - i- . , ,~4~ , - - - `~j - - - . --~,W%r , , , , -1,~~ . . ;'i-','~ - v';0W.--,i:;--~ --C,- IWIN~,i-, - , - -*,w ~ "-A-~~- -,-~-;~:-',-r.-~47'1,1'r~ '~4'1"i~~,-_,,7,~,~Z".*'~",:7,;~" - , 1-11 - . - "S'. ~T , U~~ ~i - " --.~-~~N . . -.1- , ,-vi.~- ~ I-T -.",i,1Qt. " , A,c,7 I , .~~;,n 11 - - , - -1 , I—' - " -~~,;,e',t ~ Xf ,,4 - ~ , . ~ -x,;?,V",;~' -.~!Wj,-v "~,"Q;-% -,r . " , , ~4' , , ~ -,I,,- Oi~. ',7 . e f-,'."~J""-11 ~ ap-0 " t-w. ,;1"." " 1-t"'e ;g - I 11". - 1. t~~.-, I - , - - ' ' , Z-,~,,~,,--i-,Y'.- " , . z I . -1 -p~-7~4-zw,--,'- 4~iwl - ~ M-7 Y yi*~,, ~ " ,~V, , ; - ~.N - , K, -1 11T-,011~1, I ~ L---", ~~,-;.';m;,gAk4l~r'. 3~ , l, . C~7,~-',-4 1~., . tV '0, - - ~ "7, ~ - - - p. , ~ , "C6 - - e . - - - I , , - ~ . - - ~ - - , . - , " ,Z~ 6~ ' A , , , , , - W,-, ~*Z~~:- . - .L, - 't, . - -r--,y -Pi;.0,,V " , ~1 3"~: Nj.,~ "N g,l":kr,~~,, ~ . - V " - , :n . . , 14~;,, ~-,z p -"fa-w~.- , 'a~,r.-,.,-Ugl:~`~~ .-I ~ R v 4 p 4~. , - - 2, I 1-11-1,- - -,,t~- , ~ - , , ?Ai,4~.'.!, , ,iz , -1. - ~~l;fl,:~-;;,,. -,~`V~~,;'~ '4;,' M I- , -~-l I , & fe I - _ , " --A , , , - , Z , -Z . . - , S-P-z"T.; '4,,~ ;~,-'~~J~~, rn"M!t~taf-jt J.. r', - I ~ - - J,%~Ly~--,,~,~~, .4, r3m,"v , ;~~--,'~~,~p fp~`1111,;,-VI -1 'i"'T 2-7. . ~ , "-',1A- V . ---fv~-,. 'I , -~,5-- . , " ~ 4 1- - - , 'S', . - , . , - v" - ~ . . 'I - 11;1111A~V 1 . - - . , , - 011 1~~i I.."I".."', r~ pj--5.7"--T~ RZ.~.i" "i I i~~-~.-. F" . --t-4;):,~--,-7:~.,7,k7 qrjr"Fi~rm~%,~~.~-,d,z - - - 'M`7~~,!;, 1 -',,!-'6: , 'r 1~1~7*1,,'~7.1 ~ - -1. Ii. ,-!,~~.Jt ",.Y,e - - r- , -1. , , , zt -~e~;--, 1-~A 1-3 K , ~ - - ~~l;,.'~'~% ""4, ~ - - . ,.;F " ; ~ 1~ I - ~ " ~ - .%,-jj----,;,~ -1, - , . . V 4 , ie ~rv " .1 1 1.91'..( " I,- v 1-Y , , -4. , r. , M-,'--v - - . - - ~ .".9. I Y.~,-,, % - - , - - .--;1rj--.-- . . ~ , -t- 6 " ~ , .7 " + 4~ - - I .11- Iff - ~ lVill 4~ V 11 . - - - . 111- 4 ,f I . , -Y'~, , . .1 -C `f,!~ --1 'g " - . F ! , , : '-f. - i~ M ,-S,,v%~-.1,-,H.n-)t~ -,!,W~,,--~, 4;41~,!-, - v - - , Y , " . ?v~.t, ~ ~ - - . , ,-~7 --'--,,,~J~11 . ~7,- ly, I " - I -11V.11 -1 ~ ~ ~'l ~ - - T~S,~VA I - ;'A I - ; - ' 17~~'. I ~V. - I--- - I .,q ~ , ~ , i;,'~ ~ 4'~ 9 ~ ~j i~ , I ~ r~ , ~7 M 11--7)P ,',J~ ~O km,;~;- " _ , , , . A7, , , " '?K' 'S%Z~N~11-1.~e~,~ e,%~ - Tl , w, ~ v ~ , , . , X~~ - 1, ~ - , - , ~ ,p . ,dv - .1 y-,,~.-.~O;, ~',T:~,,~- ~ , - ,~e )'A~,7pe." -t~', N V,j 27 . r I,- ~ - - . i5j, ~A~ ~ - I , , N 1~, - 41~fzP~ ~ " - 1,,~~.; I,' ~ .,,,,;1_- ~'A.~ .3 - . , - , ,I; , - - - I - , , ~ . ,F N VF . t',~ ~ ,W. , - , , , . 4T 1~~1.1 "I tl~~14 11:~~!- ~1. -,1;,,K'~-~";""i'-1. - I " ~ 7 . , ~ , . .17,5', I . ~r,-,; J, . , '1~1 .1 .1. ,N ,~,gv,-:~,~.~n,-.'-,~ -,~,t:4'-)'>'~~T . ~t- ~1, I.-M...wl.". 111" t -W -1 .~-,Y.11N-*,-c,--.%~F,,1 z , - ~ ~ " , - , ~ . ~ - - . , . , x ~ ~j--- 14" " - - - 0'- -7~W -4 - I"l- ~,~N, -11,~`--,44~,,,,~,-:, `7"." , " , --'t-,"r~, va-%~~-,~, P"~'T,m,-,A-~ -1. -e, I ~1, - 1. , . - ~ -4 , , N. ~f ~ . - .j~.-`jL- . . - " - - . . - " U " 4 I , - , 5 -~'Zl- 7" - , - ~ - ~ I . , i , i t ~~-,~-;;4:k~,t,2'~', vlr~,?~fr-%--- i,',--'-+' - ~ - .Z;. I'.? I , , - I-,' -1'0,,~ . - '%l't,~,~;,V,".: M': 1-&~-~,' I., - fl.k " :?S-,',1'.Q-',,!~-',i--'~ ~~el I , I - T~ "I -c W'. - ;w""~ - N, `1 . 11 - ~'~t~,. , ~e, 1.1itL--.1.1a~ _---,~---j!~' , -.I~S 3Z-4 t~~'-, , . kcN - - 'i-,", Y- 11 ~ Y,.A~,1?.,'.-;i,-" " , " - ~ Y,,~, - w I ~ jPja I eV S - - - - , ~Z,,~,-. , 7; ~~g,~..Y' - .4 - - ~,,rk 2 .!M~l "I A~-P -1:1-141i.~~ , - . .4- - . " ~ ,;~j , ly~t't~rjTg'~~T , Q, - .1 t,-~-,15-m- -t~- - . 1,~A .4" 0, 0.% e~iz " I ~1~ ~,;i - ~ - - - 1. ,,z;~, -~,.~L~z~,'~ T . . -L~ ~ - I . - -1 - - 11 1~~. - , - , , ,~P~ I 'r, - - " - . , " - qzT~~%,g~t~~i. ,,g~-~! ~ , - * * I. 1. S,qz", -~,~,V~ AC., 'pf , - W~ - ;p .`-j,1~1)7---j..' ,,,Kt-rl ~;C - 1-1,1,14,~P~,-. ~I-,-,-; enw-~W-,~ - 1,--~a lA - - - " ,4 ;b~; W- ~ , ~ ,-~,Z ;?,.-,~7~,:i ~,3,1'1(,~ ,`,4-! , , 7, I ~ I t ? ~ "i"gyk, ,~r A - z - "g."... , ~ -.1" wl . X, - - - - , -1, , w ~t ,'~Vr,~-- . . - is4l,S414AI`5r-i~:4(,~ ~..t-~W-.-;,thw~Zw~,g.~~?, ;4 - -N 01 L, I- " " , ~ , a , " g~-'~g ~~v-.14:,~;Z, ~m , . , . ` v i~ . , , , , I - - , - - ~ ~ , I . -e,,~;~-~,-;,"&Q ~ffr,-~'A~~-~-~~r-~:~-~l),Yq;~,'~~~-'~ ,f,-,,r'- -e t , , , "I vww"~,~~t-Z ~,-,5;11`11-1:-;~.,~ ,p*, ~"I-~,!~~ - - 414. - -1w, 4-~kLt"WOIZ,k --z- , IT71YAO ~ " - I i, r , ~ ~ -A~~JRA i; I , a - , -V?~2,;,-;.,,~:,~t.i~~,49,t,~,;~-"~% -rjj~l ,~z - V4.~~-,-IL4 ,;j " , ~ , - ,,,_,~-7, ~71~ -:1ite,,kV "".1 I-, -~T',,~%~'L,'~ Qp.~~ ~ I ? A, 4,!q. '41 - Z' 11 - I - - ,"r a . P" - 11 I , -f , M.~' , . - I ~ t , p, 7 ~ li- '1!,,,&"'..~f.~~,:~r""~~,,~AIX,,, 1~ 11~1;~p M., --~.rc"W.-"~,~ R ,,:-a f~ I - . '4~%, ~111t~- ~ ,q ,~,-IWV-1,7'p~ , "I - , '17-&Z~ '01 Mx-~A~',--~i-~;5:,, F.~'~.;,-'?"S,~ .J, l', - . . . . . . . . . . . . -1 -1- 1~ t~r~;--; ri,~-~',: ,i -e ..Wil Y Ill, '-1, , , ~Tli i ,)A ~al -A ~A%-!'~'-,O~i!64~~ -i , W "r ~ PEI , "U, , / . , - m?" hT .7. - I , ~ I - "'T - .1, . ~ - nai -!~-rk~.&,~ --y - - Q-,~~, I . 'io, - , . - - , - go. - a f ,;i~ -~f~,6 - , . , w 4- -,:.4~~-- X - ,,,r4~4-g_ -7,zf,4~W~Q.r,;t. r , , v - - . ~ kp;m~ ~ L- - ~4"-4,k~~~.q;~w.z~,-~~,,~~-;~,-., - , I 'm . - -..~4i~ A. -,--'.e , - , , , , r,4~7,1 , 115,~,!. -V,-~-- ~S '1~7t'~W,~~ .h Nlr~~-~ . - . i , - ~~,I,-'~,~;7; ~ ZIA - j~.-,S,..;~l ~ ~~,-,N,,~r~k, OR SON , . - :M- ~ 1-l" r,~--~~-, - .m".','-~Ii-,U,,.~~--4i 1*1- IF - -!.--I 11-i't-1, . rwf% ~--V?.- " " . , Q,7: - --,O~"-W" 2~ M 21 t~ ~R,R-, 111~ ~ , '-_1 ~ i 1111~` I - - , , - - " , z * I— - - ~ - - - , . . I , 1~ K ,g -,t - . lj,,~, I ~111 "I -Wl t~,-,~ - , I M. - ~ agm, ;-~,f-g.-g~ , - -~,,N A-Ptv.~ , , 1~,~ - . ~ ,'~-~,s,~ , , . - f :~e,' ,e-g I , ,v - , P , ~ - ~ - , 8~-~tWy- . ~ ---~6~ - '1`~' - - ,-",?t~, -,;P~.IIAV: liti~llil~~Z.'-~l.~~otr"z-.,'P~3. 70~'4~, - P 'V~;Z- 't"', d"'t ~ , ,-1 "t "".~hag.i.,, ~ g, ~ tj,~- -tv~ ~Y-)V,114~1r, r.zl~-, , V, I M, , - nox , - " ,J"~r - '!F.'-;111-~~-~,- - - - ,-T, - - ~ , "I n 1Z. ~p , - - , ~ , - I T"'. ~ I , ,~~!,~W,~CM.~ P.,-`-M -~~,~,",~,;~'.7v-,~~z~.qi.i~~~,~~~~wl, ~ - 04~ - f-, - - -Y,- - -.q , "g ~4 - . - ~11171':, " M, W. "N " , - ~ - . - 1~~-I~--- , I - , ~ - ,i~~ , I - j . 1; ~10-U d . . . . . -".'~,F-7,w 1,- Ili, ni; ---.-.-1--,5.,;t 5 , ~v #,-,~.T 4~-~T'pt,,;----;_11 ~ - .0.1 . - -~~,V~,,~ -1 ~ , g~-. ~ ~ . , ,*~~m3p , - , .A, " , ~N~ , = N . - ,7.f -w--,-Vv_l.j~-~~,-~c V-v , - -~,~v M . - 4z.-, ,--T-N,.',7 ebtda' .--,9 c--2 U 0 6 X, 11-1 -t~'-~.,,~4,0,Lwf~i'~.~-,,~..-,;,.-A-- .'~~-.v --~~-W, - li~4 M 41 - , I . . m 1, 11,~K,11~ - 'I , - 1;,,i,~1'.1,!R_,,~%, - .f "It' , ~1.15= I L " " Mlsr I 1;L% , V.11 ~ %t~,-- -----X,.-- WI-vig . "I I.." tli~~A*,;Z , gy; , " ,-zvmFN,9,4 t , - 'P' , , , , . ~ , ,v g'A'; "E . , *1 I - -.--1 I . - - - - ---r-*,,~:mz~r-.5-"T]::6.1 k-"AW~,~g.-,F,p,~-, -1 . g",W..." A-C-W ~ :1.~~t , ~ --r-7-2. fft~ --~i~ - fi ?5~~nww*M - IT I . -1 T - I'M - I ~ , , , 'N. - , k , -1-1 -~gl ~,F " gg~ I 11 .1 -41 . . i " ~ ,T,~~ ,~j~ ~~',R~E;"""--'-,:~ 'I ,v Z~v - ~ ~ - , 11 . , :re-.--r~~ ~'~'~'~11.', , " .11, Ix 5~6 _U - 4 - - ,,,Tl ~ ~,";'Ij- , , ~:gjj , , ~ I - ~ - - V.-I - - i , .,.;,.'A' ~3 ~ I" 1.~ ; , ~11 , , -gt~ W-1 -MIXM, I ~11,M 'i~ I - I - . . , , i WN , ,"t ~g~ ~ . , - mle' -,M-q--,~~ 1 - - - v , ~ - . .7 ~ , 14~17~ i 4~ * ~-Z~~,-W,,'p~~ M-~,~--,, ,Ot,~,,,; '1- - ~ - I - , ,~t,'t~ V , m YP -Y,W~ , , * A - , "'j.. ~ i~;~~ - --r,~,Q..;4,~Z~ -W R, ~~i~l - - . - h~,?~, -i'M ru TV 0ii. - 1, , 11-1~ , ~ - 7 ~ * . , tP w , - - , , - ~ - - , 'I P -~--Xj~~ , - `-4- - '~--t~ " 1, I . - ;%~-~:,,-grl- i~, "I, -.1 ~ .!P~, -n':~, .",-~~~.~.-,t~e',~v,,z3,~,~-,,V%, ;D11- . ~ In-, " 1 zz- -k'W"I" - - ~ -NA~,'* , . TX, ~ ,-Z~,~. -~v - " -w- i'l , , , " - , " -1 - - "I - - - .111. >j , ,,'.,.,:JP,<~,j~-j~ , , -M-i-, - - . g .1m, I .1-:, l1q, I . , , 4, -,4,1~. `~v . , - I - ,~V-~k~,~ e ~ ~ - , -W~:T- - -1.~ - - .-M-, - I- Y -1 - - - -r,.- - - k- , z 1-g , ~ - - '5 - ,,AF~ii , v , N ~ R, & - , - - ~ei-.IRM,,' -1,11,) - - - c,~~ ~ , " h a g, , , j , -n - -p'" z-r - . ~.'~,-.~~~~:,,~p"~,,,ie~-7;"~f4,,z,~. .-I 7 - . wl-t: 'r - - " , - - - , , , v - , w~~ , 4b,, t,t4f M, X;c X01-M--m-1132 - t-1 W-NMOM I.S~:r~; R-A~,,N..,-g, viz~ ,3 , " T; ~i p~l I- " . , 1. ~f-- , , "'N. , ,,0 , j~. , 'i ,-!n-.- 0. . - . ~E 4 - - ~ - -c"I'S , ~~-'M '-fW1.11-41 ,,~M -1 . , W~ - - - , RIA .1 lmk W. ~T~,~,_V-Nn I , ~ . M5 , , z V A 'Mr e, ~ 11 1, .Tzl~llp - 4 ~ V - . j - M W - ~3. ~ t k - . ;F7". , -4; , - - z . j~~ ~ - , ~tR . -Ai~ .r; , '1k: Y- . . q- , Y. , ~ ~ ~ ~ .1 , - ~ -~f-,~4~M:0 1 ~ ~ -U7,,, * . -11-A, Y, - W e-1 --1 -i. . . - " , ~~,4 ~ ~;~-F,,- , jp., I - ,W ~vt . , _6 I mg~ - , zff, 11, T,M~ & - im- - vw .U , . , , F.. C, L:1 - - -j ,~tz I 1, . * , - r , g - , . " v, - , ~0,-. , 'P-,; -1 -~~I~~' I 1, , U-P - ~ , t~~ " ~ , ~4!~~J;~f~ ~t, .-a,, P I - , ~ ON " C~ , I ,j~!,, , , " . I . . , , - -0 k~'! !.Vj,,N M ,m , 1 , ~ 3 , - . . - - - ~ - " - 'f - -1'-,k1 ;a-.V'YPT:Vk - M~ M -k , j,V i~ ~ ~ . ~11;1- , - ',f4",d",-- ~ . ~ t , ;5-0 k- - EM , - ~ ,11 ~ ~r ~ , , - ~n ~ , , ` , _ 'N - . - -1 ,;.T ~.-~j - nA; t , 'I , I P . I ~ I ,4 , -,A-~,-~~---~~ ~ , - op ANA - -.121511,10-M. 142.~ 1 -rI~ , - g ~ - ` * -~~~-,M"FA"--~4~t,'.~-,~',,~.",t.-I~~, , -1 - - V k..'l, .1" t d -~:,.~,L .t , - zl, i I I , , , I ~ , - ik'VN2~:?~, ,i - - ~ I . I , '4~~ -,~-§-;l iii 1- 'i Ej, ,0,2.v, - ,;i- I ..'~--~j, , '7 - - 11-4 WC, - ..g-~~M~ - A " , ~ - ~ , - ~?~Mr" -!,;~U-,,Q~7k-1r-:;Z, ~ I w,-.,.Fro' p- dfti , ~~~,,~-.A-"~~,a.,,~~~-,-,i'.~,-,~,,~-.~,z . -1 ~0-2,~A--!Apvll,K~ 'r, , ,?~-q -71, t'. , I P, - ,-;-el 01h-'--- , 1~ ."I ~ . i , - . , t. es ~ - " - - -1 - ,n~-~4- ~Yw-t i7~,!4,t- , ,A~ ,1, ,-T,'.W`i~ `1~4 4-- - , - *-,j, I " .."r, - - I . - A. 11 -a,~ -4 r. - - - , 11 "In", - .,~-j ~ - 2.'V, ~ , - - ~ ~ 7, , ~ ~ P,;'A.'~,i .vi,P , - - ~ . - , ~111$11m. --t~' 3,1, ~ - , ~ , c Z.4~ r~ 141~9.11'~"*,;~: .1, "ir - " , , 11~,,~, W ~ ~ ~ ~ - - j ~111 4.v.' Nw( T " ,.-,F..~~,, -I.,.., 1'i,- t~ - e- - , F.~-", ~,Z,j4,-., 1, - ~ , - L.. ..v , ~ C~7,VW.M, L ~ ~ - -~f~- - I ~ "W . , - , ~ i.,~,- 4 ~ 4 --m- ~ , - Q - , - I , I , 3,~ z W~P'T, 'V. -'t.-, - ----,~~("A~"~ - - ~ I , - ~:t ~8, i,~ ~3 W- . 4 `42JOl ' 4i~ , .,,"~-,;,.!,~I'l,q~'~Mi'~..;--,,A~ ~ ,~T ~ I , - ` . X . l -N ~t~. - .1 , . - $ - - - T,~7,k,,-,%-,~~7.`~.--, LG--~ - -~Gdl&`~;' ! , - ~ , ~ , , I ~ ,,,'V~~* . - - . QZ` -N . - , , ~',~I`~~ , , ~ I - - - .,J,~~""Fq;,-",~.-~-~-,.-i~~SW-. wbbd -S&W I 00 ~`WV- ~*-~t "';~1g,"-," A' -1. -,,tN*.' , ,-1 " ..01 6" - . -"-3,-~,~'r,. w LZ ~ ~T .1-1 Fl. ;~W;J-- , ~-~~,~,,-"T,-~~-~, ~ . ~ -Z 11 ~,,,r,-~.~-~~'11. , - FT. - , - x - - - - - - 1-1~~-- --,;~'t~L~"' , 1,~r~ 11., - -1 , -.1,1; -7 - " , z .4 - -11~ . --l"'", "I -p - Vt:.~';?,~ , ihW t~.Z,;,&~,-~ "I" , , ,,~p,~ -1 ~ - ~ , M;7 - 1',V;zZ, - - - V,~~V,M-~, A ~ -1 . ~ -t~41f-- -;f:*~4,g,!I~u ,.,g~C~U-:,V".-~E,.' e~-, - ,,.M~ `T= n . ~ , -'!5~412'1,'~,~:V-- .,,-c , ,4 'I - 11 .1 - 11 , . .n 1 . - 4., ,!7,~z I A , ---Zv--~,- I . , a - ,~-;;,.-.~~t,p,~~~,~:""-,-~,-- " - W ~ , " - , ;1 I , ,;;2,~ . - . Z- -.'&r;~~5 ~~g- - , W - ,-,1-2,- ~4';~~.,, -,~'ICIU"V.11.1~-Iz~ -1; * - - ~~.1-~-~:,,,~~~.,I~,~*---~~,..:L ~ ~ , L 7035 - ,M* # ! - l6 . - 1 - " . ` " '~'O` k696~~QW59 ' ~ ' ~ 1~tm-A,-~,~ L, , - " , r , "F g" 1~ -4 - , , , ' ` V - - -1. Ni ~R..-;- _,,S-- W,6 . - - -~j~~ " 4*7- , ~:-,E, - C, 'S1 ji'Q"~2-- tK11'-X--'ffi*4. ~ - ; g , - - - k -v `%N N 4~ 'A --~,-~-f-,A:,~I. . , '-~~j ,N:,~-Z~W-!-~'p g , -.,h I , r - 4 - '111 , - - , - ~ -~p A 14 ,-'k , " . . . -J~-- . --V-'A~-' ~4",:~,~~4'1.".~-jff ~W, , X - - - - - , - , - - 'j. , 41, i- 1~-%-,-,--4-0"-~ -,i-,~~, ~!~.j4 4A ~i-,-~I-'~`~,,-~, k-1, , ~ - -~W-M,~4-,~-. -Ve ~ . 1, ~ ~ I - llj~-'~ 11-1 ,.Mf.-~', ~ Y7,; . ~~4,ti, " 7,:,-,~~*--:.,-". A~ " i , ,Z~, - , A ` " - ,W- - A%Sk~% ,4~~ - I : - L-;A tz, -.V,&, - SL - , ,~T,"~, - I, ~ - 11,.,'-~,-~-J,.~JT-~W tr - -7, - 1-.-1L1'.-1T I 1-111- I—- I- ~ - . " , , - ';i~')~~ --t: W' 'd - - H '-j-'ifi&z;'P7t:-:3~' ~ 5, I ~10,;o~,~vf-~~,-~~ ,Attfi I - - 511t Y.~~ , - Ulu - "7 - .n - - ~V"-v -1 g ~ - - - " , - - I 4,,-,-;U.,~.15~~`. , , ,~i,!.*;N.X~ ~ , - - , - , . ;`~!.f'.'..!~~-4'.:, -~i':,~~'4-1,-I- j~--,---_ - - -1 11. - - - - 1. - I— , ~ q 11.,.i~ I " - -6.1111 ~ - - --1 -1 - ;Z 4~~ --~gl - - - - - - - -i.~4---, ~ -X~~ -1~~ , . - ff - ~r~l I - ~ " 'f,~ lz - - , - ,~,-,-J~ - , , ; ~ - ~ ~11XQ I.A-NW~--- - -'U-~--`. . - ~ -4 ~i-.Z"-.~,-I~:*.~,..,-t,?,-Z-,~~- ; - ~ I , ,;'4-,! ~j,;,,,;%-~,.,~,,';-,~4~',~~,'~i , - ~ , - - , ~-Yfv,~ ~ - " ,Jt'k~`.~e 4,4,'~~. ~ -11.1?, - ,""'11-4--.- .W,m, -'~~.z - ~t~~,--v--- " - - ,?Vv-,, , ,W` . " ~ -,i2~,'~-- - -i - I.M - ~!~V- ~ ~ _ tl,-~,7~ - ~ g:5,- ,F,e"".z~e4lalAvg- - , ;V11-4 -1- ~ ,r.-,,-,,,-~5~,i,y"~-.~~~t,.~~~-~rrg.~.~,;~IM,~'~'-, ,4 - -za , ,aF7~-'-e'LV - , ~ ~ - - -u " - M-'A":X, - . " - - - tA`- !~~i',~l , - , 6,~ ~ - ` I - *t - --,,,.r, 7,~~J~~,v2~- a-~f 1v - , ;,:-*~r, 'j,-, , . , F;.-5~0- - - -1-_1 1-, -1 ~ , , jt~m. Z, ~~p , _f A . I iti~-V,MA---'f-.~, K~ 1, - ,~~I;~;;,;~ , - 'T 'A - -,,-,~U~-p - .%z ~ , 1~ ~:,.-l ~ . ",~~'~:~!--f~,-;-?,!,~-i" -1, 91-g-, ~ '~r~,Iffi~,,',T-;- & i,;Fp,~g - ~~4 - - 6, , ax ~ .r. , . - , , -1 ` R -,V,,1,?M,, M~~j~jt . . - , V7 -r? N,Wt ~ . , " - - - , . . 77--j,-m-!t- --"T-I-. - , ~ . , , e, - , , y Kf I - ~ - ---7~'. -Z~zl rz~~ lj~ " - - i L., , -~,.i - 11. ;1, ~S ~,4;~,~--~7k;~O,-,,,-~`r~ -to,,,, ~~91- M-!-12'-p,--~-Ptq'rQt Nd ' ,-1 1 " - ~~g, 1 r " - , " - , " , - - ~ 1. , , . ` " , L. Z-P ~1, ~ . ~ , . , - , I ~ ~.r ~ - - - " . . , % ~".,.",.-",,;~K~~:..-~-~';*,.',',-."~.',,'--"."~:"7. ~ ~ , -~WVAA2005- ) ( , 'a ~ . , . - I 0083M4~,,'S ' `58T-W&89`VY;~1 ~'--~-rz',`--, ' ' - ' . - 1~ " -1 ~,----'.-,;7".~~.',~':Z~,~-.--.;~:,i~"-',, ~ - , . ) 11 - I.'; .t - - - I ~-,j -,~,f - r .gt-,7 ~'S-- 1~,~~'4~i,-,j,-; - , - - , - --Z',-~.-- - .,;-,W1 ~4-1~~ W'-;- ,Z~--74S,,41 ;~Z~.-,,~',5~~ ,i,.nd. , - f iT-~. - - z 4.1 " .~,J-' , 2~J'- i - , . . ~V -','4, . . , ~ - ,f.-." - P . ,-.,~,,~l-,',Z~;,'~~-~~";V;:!,~',k~l~".Z"" ,.S,~~..--- -!;Ii~'.,;,z"~~'-,'I~,.-'~?.-.-.t,','Y~,i,':-,,'V~~-*'~,-~4--&~~t4..r,~,- . - - - ~ (,~~.%N',~N~~J~ 'Y .'T"'. - " `11'rl;~';'~`~r~:, ~-1-1~ - -!~---t';~~-~11 , 1, , - - - , , - - - -Y, 11 11 - " -1, ,.'.~3'A~.-~'-'~--~~,-7~.-,,,-~r,~~.,,.~: . -v - - -~--;S~-, - .Q , 74 ;V, , 'Ai .r,,,,- - - ,j ~ ~~i~ ~,-.V-- ~,i -,,,~-~,~W-,'J- - . - - , : - ~ .1 . -1 , . 1;~'..- 'qg ~ i , , -,;i - i~ n~~---j,t,---,,,~ , ~ --t-y','..7, ,Z-4- ..,l~-~,,--ti~;,~~'&-~":-"*,-"-~S-,, ,~i, 'Qy~p , , A41-;~-'%;-, ~,~MR `~~..`--'~`11 - , - ~~,.71~i-."',347 1- ~'--Ni , ,-',V;.~~----~ , .~O'~' ~U ,~j'i _At~;! . w "t, L- r,~ - , i K I - ~ - - ~ ~ , . . 4 - 'N ,-r---~-J, ~ -~-'-~~,'V~- , - , - -~~r;',,- ,it'..,~"4~v.;-, ~ k~~~.'-.',~10~~--,: -1,110-"-f~z,~~,'.,~- i'."U , . t - ~ -1, - - - . ~ . ~ ; . , " - - ~ - , ~~'C!,. ~ - , . , --n,~.~t~,~~,* . , w- -t,-;- , afW. Hdiiiffidff,~'i~Z -K,:; !~~,-ee; - " 4 , -.1-i- . - - , , ij~--- 7~-~~`,-;-~~-',,!~ ~ D6, -1~ ~ . - . p i0u-,4-'e',-~~t,~'~5 ,V:~,--11111, - . .,~'i '4,~-~#,,,~N,.. ~.,Ak'~'%-~,-~8'2`~*~~&-, - - -~,,~j--- , ~0-~-.- - -~~--!~.'e, m~ , ~ ~ - - - ~ I I . , ; --~,~~.'-',;;,~".-,,,,i4z:;'i-~'~-~,~~~ - - 2% , .1-- 1~. " - -~;~~ill, ~A,,~?-,~ ~ - ~4- , lw- , - ~ , ~ - - ~ , , -1 - ,,:,w~~r,~,;_--,,`, 4 - I,-~~ ~ - ~w , - . --.-Za~ -~'Q ~ ~ W:! , - .~N - ~ ~-:,,~~~~;-;,,~~.~~*'.~.,e-.~..-I~~,-..,~~,,-,- . 1~, -t~~,- ,~7~~'~,~.-'-".',!;~~-.-'~z--k~~~:".~,,4~,~~~-,!,~.--~-,,~,.~,4 P . -;Sf';.,-,::;~:-&,_,, 1''.. ~,4T ~ - -wk 5 ,,~-J;, ~ , ~ - " - . - :10~~W~!,5,~-11; :~.-,o;~~ ~ -'-'i-.~.-*,1~ - F:~ i ~ ,Z~-- I- . , , -:""-,!,~~r ~ , `~Q , ,~t 0 -1, - f . . -5- ~-Z- - -0~--'- --,--~~,i!z~~,~* ~,i~ta4- , .1t-111v - ~ - 1 . Z ~ - ~01:~,;-, --,:.,i~V; - - j~ - - Z~ , " , , w, -Z', ~ !4~- . -4~ ;z q '14z , r~~,~--.~ `-0-"-' k zp,.- - - - - , . . w "'~i , ~,J,~ !",I,U~ e'o;~-, ,V , ~ , - - T~",-"q-,"~~~.~:v,,--"W-.~~- -j'r -~'AC~4-!q5',`~~- '-:'j-~!,~ 41~~!t' -.7 . . Z~,~,~~, , ~ - - * V- , ~k:.-"-'-A-7,-,T;cA,", S, - ~ . 4 r,~; mq ~ ~ j~ilu~-i. U" . - - F244,-- -'A~~,,O,'~~ - -1~ I - ~ - - . - ,;Z~.-,11,0L . - . , . ' , `.~~--T. ~~p ;tr~ .""I" "P., .1 - 'N' " -;iV') - , g - A 4 , V,l ~r - -t- I , - _ ~4 , , " " - - . - A " 3,,-;~-RA`!~.,~~ , " , , t~~ l, ~~.,10,~- 1~1 ixo ,Q,-~-~q,t~'~,~~. "'M ~e 'k lvo .~~I-gl zl-~ I,,- -~.-~,-v i 541VX ~--)N~-~R*,". --54- - _-_~---&i7 .~t-V,-- i~~ - , , ` ` - 4ri.? ",::L-"-"~~E~~` -ig~,, W~T.'t,j, ~ ..A; - " . - -11 Z-f-- ;ii-~~- I , , . ~ 1-~ , ~ , , ~ 40-- -i --T--W~; -z".1. -1 i - R"V" , . V~ ~ . - A . , , . ~ ~ " ".1 -1-11 " - - - - " - ^p" 4" ~ -1--,-; N - f -T* - hag-,-6 6' 0 , , -t -1:%;A ~ TXIi6',-C b igAid iE 616dl ~t*',XM4~~ -~-,ik-r - ~%-`~,~S'j - ` - , ~y " ,44 V,~.:W ~ ~ " , , ~ - , . b "i b 11 . , , , -gf~ - , 1~ . - ' - -Z... ~ I , " - - e,a ove re . ~ .erniitM:'X ~66-1 " - - " . - -11'.It.-~`,~~- i~-~.'J~4~'*' nced P. ,~;"-"2!~:~~':..:i~-;-~~,~.1,~,,.,,,, p C-10sc-A-reftind - 7" - , , . 4 , - - - . - - - - - " - . " I 1~.... ~ ~ , , ~C--4h(~ fb I I o ~1~,:,~-';` ~-,,~,~~-~,~-f~:i~~~,~.,;"~~~"".,-,;,~~~-,~- *,:~!;k~-zr,-F~ - - - . - ~ . , , , ~4 .L~;T~ ~ - wing: , '.Zj~~- ----~,Y': ~,7 ~ ~:~,zj,4,~-.--~, ',3~~ - --,L-;-~-', - ~ r, I , ~,~-'ff-V --~~7~' ,-,~,,,~,-~.'~',~e!~~-~~-~~'~ T~. ~ _~,.-a~,j~~;~- . 1, - -::I)-7- ',:r~E." - , '1-i, , , - . - - . ~ , - _e~ - 1. -V - . z r~, -,,~t -1 1, , _ .4 , -,Tf~~ '.J 1,~ - ? . I I - 4 - .I.- , 4~ - , Z~ r.",;O-~ " -:.~f' ----,:~'~'<-g.-,-rz",~-~ - . " -l, I -2~ " ,4-~.i-!,7j;.i~~!~,~ - ~ ~ ; - , , - ~ ,~T " - - - - . e~. " -t' ~~t-~~--,i , 'U--, iL -_-~Ifl ~~.f:=,-Yff,-;~,.~. .4~- --..4,,-v . i, , . ; - ~!?~,x 'r~!-;-,,7-1'!~,'i,-Zme-% -,1,,,,;-;,M1 ".",-11". I I - - " - ~ -4;,~7, J , , -',-.,,~~%,~fl~--.-- , - . , ~ ,,.~%~.4-.,p,,3,4- , - , 1`- " . . . - , - , r j ~ , , - ~ , ~ . - ~ ~ . ~ , - . - , 7 v. , -1---* -4,-~', -,YR.,*V , '~:f~~4,' - t~, ~ . - .~Z'~, ~%"`-~7,~'.`-, ~ ~z '4~ . I I - - r - -~l- ~t~-t ~ , - , ~X - . - ~ ,1~~,~oL~~ - 'A , . , ~ - F. --7~:-, ~ - , - .,.~,~"-."2~,.,,.,'-~~~.,~-ir~, ,7- - , ~:~Y;,;`~ ,'~~7.1~,- - ;e,~ ~44~....-,;"T-4~~- V,-!.~fn' ~ : i . ~ ~ - ~j ~ Z ~ ~j, 7.7, , , - - 7:~ .~Zk~! - '1~4"-~7'~ ~ 'll, -~F~.~ .;0-'-'- ~,~~,~~~~A,~5;"-5-~.'i~~3~~.!,',-~z,--,--~,~~.,~-~--,~-.f- - ~ . I 1. I - j , ,V -P~jx,t~ ~ 1~ J , ~Iix,5~Vl~, , . 1, ~ - ~ - - ~ , - ~ ,%Z~ `N- r-i~-;- ~ I- --K-,-~ - -,r Q., 1~1- , ,f ~ , . , - , ~ ,c ~ , - Y - - -,!~f,~,;- 3". - ~ - , - , ~ -?-.11 - ..-,i.. - 1. - ~ . . , . - -~A Vt'Z.~~,mi-~-;~~,~IT"-",~A;,~-it~',--t ---gyg *z.~--;~o , , - K~.--T`j,2"W~l - r:;~'-7-.. - , . - - . . , . I ~'v,~ I. . I..., ~ . " - - . - ~ , . . - j - ~ " ';'5,~-~~~~Ay:,~~~,-~,,;~,~-~,'~'~T , ff4.-,, -%~o " I ~ - - - 11~~ I- - , - , - ~ - ,f.-- -~?,~i` 10A~ . , . - . - ----,,,-,.-c., ~Site'Addr6k~ ,,e~~,,,& 132 ' - - --;*4 - - le , - : - -,~z~~-.-:~,,;w-4;, n~'-~,~00,-~~,~- , , -B . ~ -1328WS-W- 'Wl-"M6-mtAlft"Kd-~j~,-'~7~;!;~'-'~--~"-";~ - . , I - - -~?,-;---r -A , - ~ : ~ - - - ~ , ~ , , f,., - ! .,,z.,,,`,i-` . - -l-,Z," rqjedUNaffdf:kn~~, ~.,-~~,~g"~- 1~;~Fr~.~, - ,~fp,~,~ - ~ . - -~-Xi~ ~1711- ',~',-f~~-~7,',--3r, ,j'~&6----'g- ".,.~,,-~'t~,,,,,c,'-',,~,~~,-,~.-~,I 11 I., X-.111 '-,`,7";,, , , , 'i~ - - .1 mq . --~Wllsqq' IMM~t~~ AA:Mk.v-P-X-,2t i-,-,g~,~,~,%-~~..'g -4 , ,A~N, -r~!-i , ~ 7j--x1~11;-X-'~'.-*, -.~~l~-~.-!j RidgdWp-'~T?~;, W', - - - "S'44- dl ~ , " ~ ~ - I '---m: , _,a , -d-:, - ",~;~.;~~-4 -c,-,- ~n - x,~X-11-'---;a il, z N i: V-,~,~-~,,~,,,,~c,i;,~.~~~i.:~*!~', - - - - - , -7.`,~-:,~~ , - . "I.-,- "V,m~~- ~ ~ - , - , , v " ; " , ,~I,Z - . - - . 111.1 . . ~ I ~ , . j6v 6 t " , --~"Y-,-$"~','~~K;.--,'~~ , ~ , -q~~,- ~ ,;-',~~-T , V.,-,t~'~,',` ,L~'-;.,~-"-,~;r,,~-,--~i,.,-.--~-~&, t-- I - . , , .L:.,,:~ ~t`.~,~- , - ~71-`-'--~::`,:~" .~:I~~,-,~i,~,';,i'i~-.~,~,~~.,Ii:---~"t,";qvA~i~~~i,i~,~.~f~.;~~~, , , ~ , ~ - , - , - --i1*21" ~ . N , , - .."v- . , - :.7 .."~,,~~,,~'..;~Z.,-".~';,~~:,,-t~;,,,.,.x.~l!e-~:-,-.~~~,.~~ - . --~~-'.,T. -0,~*~~.~'r.,F . ~ - 14. - ~ , , - *i, - ".P. ";Aj, - . " , 'w.,~- 1-1-f~';'~ I I,.. , . ~~-f'~--,' " " Z~l . ~ . ~ ,-,,,~,e-,t-~,,~;,- ,;~-i,-qt~~-~, ;-Z J I I , - --'-~~Z.-~;.,~-F:, : - 1 ~,?.,~l -,1"- . 4"t I I - , , ;7 --'e~,~~7,V"',`..` ~ ~ -,,:,*~,~--i-- ~ " , - '2~,i- I "4,7'-7,!-~,k*,~,~a!-~~. n -',',i~::~.~~,.'~~.~,.-;~t.~-,-~,~,~~,:~- i, - .:~,~r- P --,!nWP~ ,-~;,,,k 1. -4 -i 1, - , ~ - - . -;-`~.Rffbjid.li?j~"!~t,~', , , - W - - 17n~~-- ,~e - - - - - ~i- ~ ~ J.*, ch-1.1111 -1 .-'Z~. - X~V,,,-,Z4 - , , - , , 'r;t M!,,~- ~ , 11 -11 - r , I , , i . t.,~-"-2- , Z;~,;~. fil-~-~:,,~i~~r -~-~vir. .M~ ,-,~2:~ff - ..q~ ~ , , ~ , . " ~ , , , " , A,,-,~.,- - - 1~ - - " , " , - ~1- - - - ,b .W43661", -jh-~;,' A~~ " . ,11-,-~r,--M-','- ,~%~:!~,'~~,,,,Z,~ ,:~~:."IFMIM&.`-.;~- - - . 1~ ~ -~Iy~-~M,~--, I ;.l "i" ' %S~'20' "r - , j, - - - ,--~:Z-,~ ~4 - - in, i~amo6F&f,5f:-. 5 - 4 , ~-r -,~i~ It ~0~"'.-2~ , 1~&"--~-. -4~1~ -:df, , . ,-Z.."' ~ - ;~:~~--;~--~-i~, -:~j<.,",1--"-1--- --'-.,-,~TIVII- -4 - I - - ~ - 1----:,'-t,Z~ I - , . , L~:.~r!-'q ,,~Wv:~4~-:;-- .,0.T--,~--1- ~~P,~~4'~ -C',V.!~,'~~~,'It~,;~a- - - - ,~,,~~,,,"~,,-~-".T,t~~-,;~~~,~,~~ , - ~~--A-,~:~~.,';~,-~- ,-,-V1-,.,-1 1~ ---~Pfzl*,~,111-~j , " ~ - . '-;~~,.t', - , , - --4~lll , - - - - r,~ - , .,~,~."~,,.~~,,~-,.:~-~~f,~~<~-,~,, - ~ 1"~- _-g-~-,.; - - , , - is - "V. " , V-1 ~ ~ - ~z - I - - -.-Y", ,-:"7,~~-,~;~,~,~~5--`~ -~3~ " - ci6 ;-7~`-`--,~221 ~ I ~ . . . ~ , - - " 'Q --d"retLirn~p,,xd&6i0t ' , - ~ - 14 " , . , I I— . I - .),...,.~~f.-,-. -:Z,7,.~-,.,.. 1:- - . , , 1 ~car , ,L- i` th -of,$N[Azl.-"-",'i-~1'4"~,,?"~,~',,--I - - - , , ~ w. , , , d - m- earnoi *1-1.11-- 111:1 - 11 ~~J' ~ 1". - f~ A , - -7u, ,.~:,;k~~i~, . - - - h , . - , ~ - - , . - --Vrit -i-,", e7~~,% ~~v-;~-;S7.~~-,*,'- ".~~A~;Ao IRI~7- 5 - --,-t~,~,, ---.-~~4.1~1--,~,' 1:--: 1<~',`~..- ~ -1- -4i',.,;"'j?,W; , -Z, : 4'.n.- ,;,.~~'-~,-~"~i-~'4'~f-'~,,,~,-.'.',L~~--~---~~i.""4-~--...,~~,~,'-z , - - , e. - , -v"',-, - , ~ - - " , , , . - - ; . - - te",~'~,;"~~4.,~~"-,:l"),-~,-,."-.-,- - ~ ~ ~ '11111~1..;11.. --4~' ;~,--.,--'v~?~,e-"~ " , ~',-~",'-~";,."4~,.-~7,-i~~,,.--.~~-. .i~,~,~~;,~~,,,--~~,~t--,~,~Ll",.-,,r.-.,.,;'.-,~~,~,~,- !-~A - ni~-;, -~,2i~'- 7,~t~ --~'.'~~~,!',~~.".-,~~7~,'~7"A~"LI"~.'~:~~";~-,~, Y , ,t-:,-r~,u-g~~. - ,~-'-."-A,~&- 'W. tj'~'47~,~,- ..-,',!,,'-~.5,, " -E~ . -1 't;~~,~.2~~--~-,~~~,k:~~,:~-~t.*~~,,~"I~t','~"-.~,-. 4.,, , 1-1, ~,-.-Z!, - " --.."'j, ~ Zj . -,f-~~ , I , ~Q ~F. - - llz~ - I ~ I . 1'--;gfv~~-~f~'?%~ , - . - - ~ r.~~,~-,~~, - .~,.,!~-k~ , , , , - , . 4. . ~ , - - I - -'4 - -1 , . ~ - ~ , , 1. ~ . - ,I f ' . - ~:~K,;R~~ . , , p . t~~W, "t.,N6t6~", dd 800/ ' & - - - , ~,,!~7, , " 11 - _ _ ,4 .-V,7 - - . - I I , . - . ,-I~-,~'A'~:--.-~-O-:--,- - ,1 W- . I- 1. - -~-.1:,,,,~- Adif ~o app idatl6n;'f, - - --I - - ~ -ff - -..-~-~4-'-~.A?,~~',~ - A~.f,~:, ~ - - - t ~.7 - ~ . . 1;-111.1 ~-:-'i', " - - ~ , ees as p anningsta Eas, etefinin"d th d - - ~ ,,'.,;-1-.1',~, , , - -;-?~r -,"f4,-i~ - , ~~'!~,.-,D,-',-,- - - a. , -:r, - : " , -~v-^, . e A - - : . I . . * e~, ~ -f; , - I ,-~--~~Z..~, - .4'. - " , , - " -,-j;.- , I , , ~ . ~5,:,~, - - - , A justiheft&~ - , , 7 -f4f, * ,:'~,*~,,~--,t:l~.-~-~,,It,~~,;,:,L - - - , . . -l",-7"~-Z-79 are no n( - i~ `-,t~ , ~,~z,%,'~,~~,-,~~-,,,-~.~.--,!ZT', ~~---~j~~.,C,Z~,~~A-,~!~-W~-' : - , -~%`7' - , " 't -,des~ai.~--',' - - , . C,;; . , - ~ , is prpjedt..~z.S.,~,,-4A-,,,t- T',~*.,~.31'---N,~,-- ',~~J,-- ~ -i-,~-..--!;Z-, , , ~ . ~ ~ .1 . - J , ~.-4 - '-j-'-",,,,~~!,-g,',.`.-; ',"~~,-I,:i-:`;- i-'. - . 1; - , . I . ~ . - - ,;3c~.;.-:,,_~-.,,,]~~~~-;~r;",;-.,~,-.,,,-.~.,.~.-.4~:~-~ i,'."~:!~~:s~~;:~~-.~--,~;,.:~;t.""--c, ~~Us, - - - f- , -`;i~ 1.~-..111- `~"--V' . e- - I .-I , I ~c- -,-,~a,- ,`----4,~*:--~-~,*- i r:.~~ " , i~~-_; - -m!~-~-.~;~~',~. "7-,:,. ~ . - .i'-~- - , - --V,~, ~ ~ , - ~ 4 - , - - - - - ~;,,,,~,~.;j,.17,;~;j:,.: -:7~- - -2F j, ~:~,-".~,."",-3.~,r7,--,4t~-.'-.~,,,';i- . , - ~ - - , - , , .~~.--;..,;'.;,Z.~~I;,,- - a-~-j,~---.~..J~~, `;'r, , ,T-n, - " - - . , - " -,t! - , . - 7 ~ :~C-.-'14,7~"-`~W- ..'.4;`i;" , . . , - - , . - - , . I ,ECW:!~"11~~ ~ * , - % , . ~ ~ ;~z ,.,~,j .CK~~, - ~;~~,',-I,~,3`i 4,~~,,-,--,- - ~ -T,'' . - - - n*~-.',~,,;.;~z 1~,:-., ,~P ~-.v,- - - - ~ . . - , . ..i V~!-~, ~ . ,;4--., -`~Ilt-~~.,.,trll ~ I - .;4,~~.~;.";7~- ;je~- -,-~~A;4-m:.~]~',~',`,- . . , - - , . - . 1; -.1 . - . . - . , , - ~ .1 r - - - ~ ~ ,i. , - . . - . ~Y .il. , " - ~-9,:~!,:~i~. - , . - - - 5r,-_ . ~ r ~7 - 11'x', -~"14 , - - - - - , , , , ~ l F ~ ~~.,*~75: - - , ~ : , - - r -I - I - I - -:..,.-L, - . - A!f7 - " . . , - , . - _.j,~,-I..,~,;,-~~,",:r),7..~,-~._t,~,.,t~~-~.,-, T~,r-, - . , , . ~ - " - I . f. " , . '~-4--~-, ,:,Z,~ " ~ - , - _r'~.~ 1'~ ,~~-4 , 2~ ~ - - ~ - " . - . . I - - - . " : . . ;-t . ~ --l - , - , - ...,-17i;- - . '-~Z--,'~-,-',~'~ ; ~ . , - - - ;~Y. . " :t.- - ~,~O~ . . ~ -1, j ~ ~ - -fw~-, --k, ~ F, ~ ~ ---~1, . . . ~ . - -k -14- t~~'-.-%Z% " ~ '-v~---11-.~,~-*.* :~~kmy!~!, . -,',~~4,~..,,~,;~"-i'~~t-g-~.?-,:.--~4', , - I- - . - ~7~~, ~ g, , -Y'~ - ~ . - . - ~ , ;~w - - , , - * - - - ~ ~ " - . ` - , ~ I I - - - - . ~ F-, I - -4 ~ ~r--- . . - V& lf.;, I . . ~7~ - ~ , -~~l . ~ . - , - , , I'll, - . - t" , , ~ ~ i _i- .~~`~,,r;-- r- 1~ - . - - - - . - i ns' * - - - taf - - " ' ' ' ' ' " , I. 1. .1. - ~ . ~ *-~i'-. ~-:-Z: -,',~Jfy6~'fia any. quest 6 please.con ct-rneAt!(50)'-118:N , - - - - ~ ~ . . - - , , - - " ~-P ,,'~:'Z':~,, . - - rb 0 i-~ ~ - ~ . . - . . ,r.-~6 - . ~~i,,~,.,~~,-W~- ~ t - , ~r~ - - - - ~ . ~ . - - - - - , ~ :.,'~.7~',;.-~~,,~,~;~.'.,~-~.~- - -~--;.".,-~~,~~-~,:M,,' ~ , .1 - , - , , , -~'i 11 - -16~1,~ ~ -*,-v, " . - ~ ---~X~~ '~a,~~J- * .1; .i I - . ,vi~-,Vz~- 7-,-- - ,e - -~.,-,Ijx~,-;-.,;,-~~'C,~ -%L,---.7z~-,,--f:..r--~! ~z-'-- - - - ! . . . - . , -1 . - - - -1. z A r- t:r , ~ - - - * ".1., , - - - :2~~ . - . ~ , , , - . , ,jl;" j,~,--,. - - ~ . . - - - ~C:, - - - - -Iir., , - . I .1 ~ - - , 4 -?K.-"h7-,*,..`.'3~;, ,j4- -p -l", , , - ~ ~ .11 , -1- , , 'A - - . , M,-Z"&~r , . - I , ` - - - - - ~ - ~ - 1. - - - .~j. : . - " - . , --r.- - .:L 1~ ~Z, -:".,-!I',~ - ~ 4~~,~, 4 - . . . R;-- - L~ , I - 't , -7 -i. - - -rli~~ .w:-- I r, --.1% 11 - - -~~14;~#~~"::;;, I , . .~,--~:!~-'S* --,~~-'-,.i'-,--;,..;"i~,.-';,.~-~,--,--~', X~ ~ --,.-,CZ~l.-iZ~;~".7";~l~;,~., , ~~~,~~:~,6~~~,--;:-,5.---,-~',.'~'F.~,-, - , - - ~ ~ I ~ , - t - .4 - , t,'~ - - , , Z - - " 11- --Zex~,",' , -wl F- -,.:7if , 7 , - -f.,- ,.t~~. 13*7' P-1--rz-~: , . . , - - '~,-.-~Pv , - , ,~Ir-`4'- 7:~r V~*~-R-- ,f4 - -t- , - .f, . , - p~-..;A`f~ax-,~;-W~ 5~-~, 1,;,., incere y, ,V7, , -~j,,,-- , ~Z. ~~-~~1~~.M,~~,A; ,-,-~:Fj~-~'~~,4,~."!~:~,~~,4~~--,~i~.,~----~.-~~-,-~4-~~ - _ .,~r. - _ - -P , " 'T 1, . ` , - ~i,- . - , , . -~C---- -;,,,~~Z~,- - ir - I - , 7 -.1 , - - . . - . I . - 1 - . - - ~ . -V-~f , - , - - - ;~-Z~---F~f,'L.&-.~-z~ . ~ 1 . ~ , - , .-I... 1'7.,j-1,~~,,,'---. - .,,f - , --!f~0-;~ , " ~.,:,%",-;X-"i&4;, -,,~~--z;~j~;.-" . , - - .114 , , , - f~ - . - , - - -',-'I- ~~-n---.,~~4'-- 1. " . - . - . . - - , - - , ~ - - . * - . - . . - ~ , -i!,4-~ .a~-'-' " ZU, -;~~7~;z . ,1~ ~ ~ - 1 . .j4z,~,:'~.~-~,'- e I J. ~ ~ , Z',*,-~'i-'~-.,- ~,l- - . , . ~ ~ -1 41 , 'f~ . ~ - . , . - - -~e ..--.I',. - - - " - . 1 ,W , 'I". -,~,,z~,p , 7 ~ " , " , - - - - - - - - - , ~ - - - r. " . .i~t , - - - , - , ~ 7 : - ~ , - ,i:i , - , - ,a, n~jt,~V.*Z-f ,~~.~.~,K, - - - ~7 : " - . - 1: - ,7 - - ~ , ~ : - - -11~- - ~ : -1 , , .11, i--~- - - - ~ 7-1 7 ~:1-11- --.~~;x-~,7,..---'-~:-, ~ - - ,t~z " -~;4a,~-N;,-%~~,~e.t ~ - . , - . --.e, ~7 , - " - - - - - . , - - , --Rc-`:~Z~ ,.~---:,-:~g,v-~. - -L- ~ t - . . ~ l , , 'i . . . .11 ~ - 1-1~-, - ~ ~ - - . - , , - 1. - , - - , - i" - ~ - ~ , - - - - . , ~ . . . . " , .!~5- I.- 1. ~ A , , - - - --I- ~ 1. - - - , " , . - . ~ ` , ~ - ~ 1'. : - . ; . I - . - - -C - - - zi - " ~ , . , , , -A:~ ~~Z. - , - . - - % . , I . . . . - --~',~,-1~ i~-- - -*~;7~,~,---:--v - ~ . - - - - , k- - , . , . , , .e ~ - , . , - 1.` , - , - ~ - .:1 . - . , " ~ 1 - . ~ , , . - , , - - I . %11;:~~., , ~ ~ - - - - - .,o.! - t'., - . " . , - - - ~ - . . " . , . , " , - - ~ , - ~ .11~~-', - ~ --L `:,~~r~ . , . , - , , I : -e, , - - ~ ~ ~ - . - . - , " . - - . - - - - - ~ - . ~ . - - 4 41' . ,.,-,~..~,*~.---:;~.-~,,-,,,~,-~,,,7~"? , - - " -~f~. ;7..,.,'~'f;-~'n, - ~ ~ a - ~i-- Z. 'm , - - , , , - - - - :i,~ : -~l , -ill . . . ~ , L- , ~ -3 f~~'-~:,~~-- - - - . 1. - I ~ . . , I J,:. , ~ C7 -1 , - , - , ~ - l --:~:~,'4- -p ~ , , . - I - - , - - - - - . I - ~ . - , ~ - . , 2r7 -'t , ~ - - - - - : ~ , -r. . - -1 , . - j. - - - ~ - - , . - - 1--1A`- --If7:~~:~-f~~-,,~-, I .11, "I. . " , - - 1, - . - ~ ,~f- . ~ . ; . ~ . -7 ~ 1, - , - - - - - . '.3 '1` - . - , t - - :~r - " " V-_ - ls~e~ , . - . - - -j~ ~Z~-!. .:Z, r - ~ I t . - . . ~ - ~ , ' - , - , - - - ~ ~ - t. ~ , ~ - -1 - - - 1,n-.~ :--S, - - . , - owse. ~,--~::-~4-.,-:L,,~ " - - 7,;~. - ~z--Dtanna -~,~j5 , . - - - . - !L- - . - ~-,--y,, - , , - - - - . * , , ~ il%- S.- v *.-I,%'~;.,~ , - - . - o'X-- . - - ~g ":.-".~;,t-,..,~,.~"r~--;'-'-Z-.~~,,',', - - , -1 , I, s F~ . I -1~ . , . , - T - - - : -4,. - 3 Z- ;t-.--.- - -1~ - .C~r- " - - - , 4: - , ~ - - - . " --4.---;: " - - - . - , - . - - 9 , - ~ 1,~,V~~:,:- , * - - - ---~-,~-f- , - ~ - , -~i!T'-~~~?~-'~Z41-~"Z-~'-.-~~--...,--,-,e.-:~-~ : ~ - - - - - . - - ~ - - ~ - ~;,-~;Z- . " . . : - -I:... , - ernut'spdcia Ist. , , , , , - - ' - 7:b:`, -~4~--~~t~,,-- -_,---,-.--,-.,~;~:.-'-~-1;~,."~,,--,'-.-,~--~~~.-,'~..,:,:t~ 4.,-;f~- , 1'~, - I , , ~ ' ` . - X- -1 ~ - : - ~ - - - - . . - -~'-7-'-j : ---:.`:l - - l . ~ , " j , .:~t. -:.1, ~ , ~ ':t - . - . - - . . . - -t , - - i-'~w,:*' - - . ~ ~'~-r 'f- - - ,;;--,~,,~-*4~,;,;mz%~j --:,;---L--~;34-.. - ,f-~~,--~.Ii---;;-~ , - - - . , Z.i - -I,- ~ r - -T, - - -5~ , , ~ - - - , t.~ - - . , - - - 1~ . I-- . - , ~~..1--',. - . . - k- , -.-~~,f~~ :.~P-,;-,-,'%~',~'; I , . - -1 . ~ - .11- %--_.t- ".-'.'.-S,~ .i - I 1, ~;,Z_ I I " 1, ~ I ~ , - I ,z - t - ~ , - - . - z - , . - 'i ----%--:-_,-r-.','-~.- - ;.:2~ I'-- - ~ . - --2, , ~ - , - , ~ ~ 1.,-- :'-.f--~:-'t-;. -W, - - - , , . ;;~-,',~,---.~-,j-,::;,., . I - , - - , ~ - I - - , I ,:?Z- , - - . ~ - , - . .3~, ~ - . I - - 1. - , I * - 1~~,` , I - " - , --.~,~~-S',---,---- I - - . - ~ L~~Edd: " ---.-.--~-.-:.-,--f~:-'~z~.-'.,* - -;:-"--,:,-,.,~--.~~,~j, , - li I ~~E.-~, -4*!'~~,;;'4' . . - . - -,~n*r~-~; W, . . , S., - . - I . - - - - - - - - - . " - ~ - I - - - . ~ - - ~v . . , - - - - , Z- - - .;:7 I--.,"- -,;-1- 74-~ -f , . :-X- - - * 4!~-, - 7 - ~~--.-~~14---.:,'---- - Z- . l-': . I - - - - - - -L.127~, - --~j~,, , - . - . , -~-:t-;'-- , -~4~~:~, ,-4.-,4~', , - - . -1. . - - -~7`-~-~~-~'~ - , .-~1,4-1- . , ~ 1 . . . ~~-v :--~---;,.,~t - , - . z , - , -il', - ,'-~J-,~,4,-;-.r~~-~~, - , ."e:~t- ~ - --i-:'~~-~- A,!,:,z - - - . ~ , ; - 7-&;'. I,- 'i~- . --z - -1 - - - ~ I . - - -.f , , - ~ . - . , ~ . ~ ~ , . I - a . -,~j . - - -f- . ,v . " . - . - , ~ --~;i- , . Z, J : .,i~ I .~;f-.:j-,-'-'- , 1;1.z - 8--- . , , - - , - , I I ~ - * . . . . - 1!.`~- i~~^,~Ti -t- . - , , - , " , , - ,-Z-,.:.7 " &-:V~'Z,7%-- ~ ~ ~ -~-,~,*-,F-- - - - - ~ - . , v i -11L4- -11:-1; - -r - ~ ~ - - , ~ . - * - - * z , , Ttj t ~ , "I' . - . - - , - . . -_-!,,~T, r , . I ~ ~ - - . - ) - - , , .1, - . ~ . 1, c ~ ~,,~.,L-"--- 17.."; I -1 - - - - t,-17~i , 4- - f, " * - , . : .n~- - -A~ 7~.,,,~. , - - . ,.~":2~~r, - -`,~~--,L-;r"--..:. - I t, - X,~~, - - ~ ; - - - -:,-Zn ~ . - ~ tt " ~~j-. - . -.0, - - .11 . - - - - ~ , - - --,-I , - ~"-,4~,,- ,~~m -L - * -.2. . - . .-Z-~-,--,-~-~,--- - , ; - ~ , - - - ~ . - i. - - . I -1 I 7 , - 1, . - - - - - - -`.t,%;,.-. ~ , -11 - - --k~- , 1 , ~ - " , --j-~-~11 I , ~ - - - - . - - -1 - -e , , ~X. 4- - - - . . ~ . 1. . , ~ .~k, - -T-,;%-,, . " , . .S~` I - - , - , y . ,I'3-'. .z;-' , ~~--:t-,:, .1; - - - .,~F~., I - , - - S~ - ~ , - - . . - - - ~ , , , - I 5! ~ t" , - - - - - - , ~ , - . I Iii, .-~r-~ I - - - i. ~ w~': . - - - --w - ~ 1, e ~ - - - 2-,~C'-- - - - - --4- 1. - ,%-~-~;~,'~~Z~,- --~~!;tv - - - , - : ;,~~11-`-'Z~2:1 - .;t ~ " -'.mz . . - " 1 - ~ " - . ~ . . - ---'-,~a-11; - . 4, r-,:- - -.z - , - - - 11 ~ --Z~ - ~ ".V~ A.- - - ~ 7 * , ~ - - - , " ~ , ,~7~iyl~i .7 -i , - ~ . . .t - ~ " , ~Z--~:"-:~~ ..4~7: -',w,~-,,, Z ~ , , . - - , " , - - - ~ ; - . . 1. " , 'v . . ; - , - .-~,*-L-T-,'.j~.-', - - - - i~ - : 'imi~~ ~ 1~-':- ~ . . If -3 -7 , ,.Z.-~- - - , , - . - t.. - . . ~ - . ~ - - - - . - " - -1 ~ , - - - 1, -,t------~~.~-:-A:-~.~-,' , . j ~,-;z;~- & -.z j,- ~ - , , 1~1 - - - I , - ~ t- . " , ~>4- - - -~fji~, -T-'-, - * . . . * Z- 1, - - - - - - - - - - - - - I , , 7 1-1 I,- -1: -4. - - - - - : . . , - , - - - ,.:-7 ~ - - - . , I - . -4. * ! ~ , ~ ~ 4- . T, - - - - -7 - r-.- , . . , ~ ` " , - . -fr-~- ~ " - " ~ - - I *-'o -",i-,- - - " - - , , , -4 - -Z--,~ ~ - - - - ' - - ~ - , . ~ .1 -X', - " ~ - - - ~ ~~'r , ~~.j L - ~ ~ -7~~: mw.w- - - - - . - - - - - ~ ~ - - -3, -4 t -I 1 ~Z- " ' , - - Z-` I—- - . zi:lt~~.;, , ~ - . . , .z - - , - -.~Z.A~ . _;4 - ~ - I . . -~,.',-;-~--~~.~,-,~5-4 - . - - , ~ , - : - - ~ -,--Z~ -~Z-, ~-4 q, , - , - - - - , ! . - - .-I ~ , , - - - ~i-~-t,l:~-~~Z: ~ - - 4 .)P4 . - - . . - - - . - . - . 1~,- ~~Z~.r---~-F~ ~---a-~-~ , - - `K , F~ -11:r. -I , , - - - 3Y , : , _-:.:.:.,;*-,7 - . - , 1-. . - - . ~-~.,;:~-;5.-*-- -,4 ; - ---~r'.~:-n% I - , - . - - - - ,~Z. ~.',F:,7-~.n-;:~ ~ g~-- - , - ~ - ~ - - - -t ~ - ~ , - - - -1 - ~ - - - I ~-'B u i I -d ifig" X!Ri fra,k~~ [~.f il~~6 - - . ~ - - , , . " - - , - - , :1 - - - :.1 . . - - ~ -1 . . - . - . . . . . ~ " i idcZlPii&tdoc-65/04`;~~' " . - - - - - ~ . . . .I.- . - . ~ - . - - - - . . - - - . . - - - e, - . , . - . . . . -~Ir~t" - lj~ - . , ~ . - - . , ~ I , . - . - , . - , . - I - -T . - - - - rd-~-` - - " - - - - - ` - - i. ~ , z - iqa - I . : - " 1~125SW`Ha1'1B1v-d.,-. ~ , ~ I ~ . I . I . - . ~ - - - - ~ t, ' " i - . - 1, T - I . , - . , -1 - - -1 - - ~ - , - . . . . . , - - ~ - ~ - , . . ' OR 97223 (.503) 639-41-71 JDD.(55503) 684-2772:- - - ~ ~ , . . - .-W. , , - I . ~ - - -t, - - - - , - * . , , - , ~ i~--~,~,~~' ."Z-111?- - - . - , , - , - - , .~.-~~-~7 - . - - ,:--1.-:".z- , 11, . . , - " ,f, " , . - , . . . - . - - , - - I ~ 11 - ; I. . - . - - - a ,,-:I,'-,! - . ~ '--.-.1z"- ~ ~ ~ f. - ~ :,--.7' - -1 , , - , , . - . ~ I I . 1-.~', . , , 1!~-,- -.,7. ---;--I ~ - - 4;~ , ~ . . % I - , , ~ - - , , , , . - . - , ~p - , " - - . . , . - - , , - - - , - - I 7;, " , - - . ~ , - - ~ I . , I . . - - - - - - - , r---j, ~ -i 1. . ~ I... - - - - , - - . , ` ~ - 237 . . - - - - - ~ I?- , . ~ - - z , - . - .T - - - , ~ .1 , I ~ ---Z-~~ ~ , - - ~4~. - - - . - , f~~-: .7 , , ; - -5 i.:il I . 1, " - . - , 'I - , . - -1 ~ I ~ - , - , , ` ~"l' - - ~ ~ , ~ . ~--~.'~-V--~ - : . -1 - ~ . . - 1~ I 11 - - , , , -;f. , . - I - . , - - - ~ . . * : . . , - .r!~,;~. .-I ! -i- ~,-`-k ~ ~ . . - .i.~- - - , - - - - - CITY OF TIGARD, OREGON 4 3 6 6 3 Vendor: Venture Properties Inc Check Date: 02/08/2006 Vendor No: Per00079 Vendor Acct No: Check Amount: $1,635.20 Invoice Number Date Description Invoice Amount Refund-Permit 02/07/2006 Wilson Ridge - Var2005-00083 233.60 AWefund-Permit-a 02/07/2006 Wilson Ridge - Var2005-00084 233.60 efund-Permit-b 02/07/2006 Wilson Ridge - Var2005-00085 233.60 Refund-Permit-c 02/07/2006 Wilson Ridge - Var2005-00086 233.60 Refund-Permit-d 02/07/2006 Wilson Ridge - Var2005-00087 233.60 Refund-Permit-e 02/07/2006 Wilson Ridge - Var2005-00088 233.60 Refund-Permit-f 02/07/2006 Wilson Ridge - Var2005-00089 233.60 CITY OF TIGARD US BANK 24-22 4 3 6 6 3 13125 S.W. Hall Blvd. PORTLAND. OREGON 97204 1230 Tigard, OR 97223 (503) 639-4171 CITY Of TIGARD Fed. I.D. # 93-0503940 VOID AFTER 180 DAYS Pay: * * * One thousand. six hundred thirty-five dollars and Twenty cents Date Amount 02/08/2006 $1,635.20 To the order of. Venture Properties Inc P, 4230 SW Galewood St Lake Oswego, OR 97035 SECURITY FEATURES INCLUDED. DETAILS ON BACK.Mi • 238 City of Tigard Check Refund Request City o Ti and This form is used for refund requests of permit application fees paid by check transactions only.. . Receipts, documentation and applicant's request for refund, if applicable, must be attached to this form. Approved request (original and one copy) due Monday.; 5:00 PM to Accounts. Payable for checks. by Friday. A/P will route .a copy of the request to the Tidemark.'System-A', inistrator-foi~ refund of case . fees. VENDOR NO.:. DATE: February 2, 2006 PAYABLE TO: Venture Properties, Inc. REQUESTED BY: Patty Lunsford 4230 SW Galewood St. #100 Lake Oswego, OR 97035 Attn: Wendy Hemmen, P.E. TRANSACTION Receipt See Attached Case See Attached, INFORMATION: Receipt Date: See. Attached Site Address: 13210 & 13280 Bull Mnt. Rd. Check 5775 Project Name: Wilson Ridge No. 2 (SUB2005-00022) EXPLANATION: 80% refund for 7 Adjustment applications (VAR2005-00083, 84, 85, 86, 87, 88 & 89). After preliminary review of the application, planning staff determined that the Adjustments are not necessary. EXPENDITIMER .File or- Reference No Fee Descripho From ece e~dnuecco ntAl o A~nounf: Examlile [BUffI7] PrmttTee .IE~ampl Z5_0 4320 VAR2005-00083 [ULANUS] 255-0000-438000 203.60 46 RPF 255-0000-438050 30.00 VAR2005-00084 [ULANUS] 255-0000-438000 203.60 66 RPF 255-0000-438050 30.00 VAR2005-00085 [ULANUS] 255-0000-438000 203.60 " [ULRPF] 255-0000-438050 30.00 VAR2005-00086 [ULANUS] 255-0000-438000 203.60 " rULRPFJ 255-0000-438050 30.00 VAR2005-00087 [ULANUS] 255-0000-438000 203.60 RPF 255-0000-438050 30.00 VAR2005-00088 [ULANUS] 255-0000-438000 203.60 " RPF 255-0000-438050 30.00 VAR2005-00089 [ULANUS] 255-0000-438000 203.60 " RPF 255-0000-438050 30.00 TOTAL REFUND: $1,635.20 APPROVALS: If under $500 Professional Staff If under $5,000 Division Manager If under $22,500 Department Manager • If under $50,000 City Manager If over $50,000 Local Contract Review Board FUR TIDEMARK S_TEIY_I r}NIII_STR_ATION O_I>F,_ Case Refund Processed: J Date: I - By: 239 i:lBuilding\Refunds\RefundCheckRequestLong.doc 10/27/05 • CITY OF TIGARD 2006 13125 SW Hall Blvd. 4: 29PM Tigard, Oregon 97223 (503) 639-4171 Receipt 27200600000000000663 Date: 02/09/2006 Line Items: Case No Tran Code Description Revenue Account No Amount Paid SUB2005-00022 [ULANUS] Prelim Plat w/o PD 255-0000-438000 73.00 SUB2005-00022 [ULRPF] LR Planning Surcharge 255-0000-438050 12.00 TUP2006-00002 [ULANUS] Temp Use Dir Decisn 255-0000-438000 121.90 TUP2006-00002 [ULRPF] LR Planning Surcharge 255-0000-438050 21.10 Line Item Total: $228.00 _ Payments: Method Payer User ID AcctJCheck No. Approval No. How Received Amount Paid Check VENTURE PROPERTIES, INC ST 17856 In Person 228.00 Payment Total: $228.00 N O pt.r'pt Page 1 of 1 0 F ITY OF TIGARD S 006 13125 SW Hall Blvd. 10:04:08AM Tigard, Oregon 97223 (503) 639-4171 Receipt 27200500000000005560 Date: 10/28/2005 Line Items: Case No Tran Code Description Revenue Account No Amount Paid SUB2005-00022 [ULANUS] Prelim Plat w/o PD 255-0000-438000 5,595.00 SUB2005-00022 [LRPF] LR Planning Surcharge 100-0000-438050 605.00 VAR2005-00083 [ULANUS] Special Adjust 255-0000-438000 254.50 VAR2005-00083 [ULRPF] LR Planning Surcharge 255-0000-438050 37.50 VAR2005-00084 [ULANUS] Special Adjust 255-0000-438000 254.50 VAR2005-00084 [ULRPF] LR Planning Surcharge 255-0000-438050 37.50 VAR2005-00085 [LANDUS] Special Adjust 100-0000-438000 254.50 VAR2005-00085 [LRPF] LR Planning Surcharge 100-0000-438050 37.50 VAR2005-00086 [LANDUS] Special Adjust 100-0000-438000 254.50 VAR2005-00086 [LRPF] LR Planning Surcharge 100-0000-438050 37.50 VAR2005-00087 [LANDUS] Special Adjust 100-0000-438000 254.50 VAR2005-00087 [LRPF] LR Planning Surcharge 100-0000-438050 37.50 VAR2005-00088 [LANDUS] Special Adjust 100-0000-438000 254.50 VAR2005-00088 [LRPF] LR Planning Surcharge 100-0000-438050 37.50 VAR2005-00089 [LANDUS] Special Adjust 100-0000-438000 254.50 VAR2005-00089 [LRPF] LR Planning Surcharge 100-0000-438050 37.50 Line Item Total: $8,244.00 Payments: _ Method Payer User ID Acct./Check No. Approval No. How Received Amount Paid Check VENTURE PROPERTIES CAC 5775 In Person 8,244.00 Payment Total: $8,244.00 N N 'rpt Page 1 of 1 SCITY OF TIGARD • 10006 13125 SW Hall Blvd. 10:04:24AM Tigard, Oregon 97223 (503) 639-4171 Receipt 27200500000000006149 Date: 12/02/2005 Line Items: Case No Tran Code Description Revenue Account No Amount Paid SUB2005-00022 [ULRPF] LR Planning Surcharge 255-0000-438050 605.00 VAR2005-00085 [ULANUS] Special Adjust 255-0000-438000 254.50 . VAR2005-00085 [ULRPF] LR Planning Surcharge 255-0000-438050 37.50 VAR2005-00086 [ULANUS] Special Adjust 255-0000-438000 254.50 VAR2005-00086 [ULRPF] LR Planning Surcharge 255-0000-438050 37.50 VAR2005-00087 [ULANUS] Special Adjust 255-0000-438000 254.50 VAR2005-00087 [ULRPF] LR Planning Surcharge 255-0000-438050 37.50 VAR2005-00088 [ULANUS] Special Adjust 255-0000-438000 254.50 VAR2005-00088 [ULRPF] LR Planning Surcharge 255-0000438050 37.50 VAR2005-00089 [ULANUS] Special Adjust 255-0000-438000 254.50 VAR2005-00089 [ULRPF] LR Planning Surcharge 255-0000-438050 37.50 Line Item Total: $2,065.00 Payments: Method Payer User ID AcctJCheck No. Approval No. How Received Amount Paid Check VENTURE PROPERTIES CAC 5775 In Person 2,065.00 Payment Total: $2,065.00 a N ' N t.rpt Page 1 of 1 /1/2006 Fees Associa ed With 44.29AM Case SUB22005-000002-2 City of Tigard ~lG S~~ f'~ crc PREL 1/1/1990 12/31/2005 [ULANUS] Prelim;Plat w/o PD 255-0000438000 CAC 10/28/2005 5,595.00 (16* 0.00 LRP1 12/28/2004 12/31/2005 [LRPF] LR Planning Surcharge 100-0000-438050 CAC 10/28/2005 605.00 0.00 LRP2 12/28/2004 12/31/2005 [ULRPF] LR Planning Surcharge 255-0000438050 CAC 12/1/2005 605.00 0.00 LRP1 12/28/2004 12/31/2005 Refund - [LRPF] LR Planning Su 100-0000-438050 CTR 12/2/2005 -605.00 0.00 Total: /200 $0.00 t N -P W Page 1 of 1 CaseFees..rpt t CITY OF TIGARD January 27, 2006 OREGON Kirsten Van Loo, Senior Planner Alpha Community Development Plaza West, Suite 230 9600 SW Oak Street Portland, OR 97223 RE: Completeness Review- Wilson Ridge No. 2 Subdivision, Case File No. SUB2005-00022 Dear Ms. Van Loo: The City received your supplemental application materials on January 24, 2006. This completes the information necessary to begin the review of your subdivision application (SUB2005-00022). Staff has, therefore, deemed your application submittal as complete and will begin the review process. The estimated time for • rendering a decision from the date an application is deemed complete is eight weeks. If you have any questions regarding this letter or your application, please don't hesitate to contact me at 639-4171, extension 2434. Sincerely, Gary Pa ensteche Associate Planner C: SUB2005-00022 Land Use File i:\rurpln\gary\subdivision\sub2005-00022 (wilson ridge no.2)lsub2005-00022 complete.doc 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503) 684-2772 244 alpha . COMMUNITY DEVELOPMENT Letter of Transmittal DATE: January 23, 2006 RECEIVED ATTENTION: Gary Pagenstacher RECEIVED . TO: City of Tigard JAN 2 `4 2006 Hall Blvd. OfTYOFTIl1L4W Tigard, Oregon' . RE: Wilson Ridge II PROJECT NO.: 402-027 Via: X Messenger. ❑ First Class Mail ❑ Overnight Delivery ❑ Pick-up ❑ Electronic Rush / Route Transmitted: X FOR APPROVAL ❑ FOR REVIEW AND COMMENT • ❑ FOR YOUR USE ❑ AS REQUESTED Attached: COPIES DATE DESCRIPTION 8 -NA Amended Application packages 5 NA Amended Full Sized Dw sets 2 NA Sets of notice envelopes with $.39 postage REMARKS: I have inserted the corrected findings page 13 and added the amended notes to page 8 of the full sized dwg set. I cannot change out either sheet 2 or sheet 8 of the full sized or reduced dwg sets because there is other relevant information on those sheets. The arborists map is included in all eight binders. This application was considered complete when I talked with you over a week ago, so now that the,.clarification items have been inserted, I look forward to a letter_of acceptance and proc schedule from your office. SIGNED: Kirsten Van Loo. Kirsten Van Loo' CC: Plaza West, Suite 230, 9600 SW Oak, Portland, Oregon 97223 • [i7 503-452-8003 [F] 503452-8043 245 1 1 alpha COMMUNITY DEVELOPMENT Letter of Transmittal RECEIVED DATE: January 18, 2006 JAN 2 0 2006 ATTENTION: Gary Pagenstacher OITY OF T0AtiD TO: City of Tigard F4 ONOWS Hall Blvd. Tigard, Oregon RE: Wilson Ridge II PROJECT NO.: 402-027 Via: X Messenger: ❑ First Class Mail ❑ Overnight Delivery ❑ Pick-up ❑ Electronic Rush / Route Transmitted: • ❑ FOR APPROVAL ❑ FOR REVIEW AND COMMENT X FOR YOUR USE ❑ AS REQUESTED Attached: COPIES DATE DESCRIPTION 8 1/18/06 Page 13 of 22 revised findings with tree chart oe. REMARKS: I have included a tree chart per your latest e-mail request. Please use these yellow sheets to replace the original sheet 13 of the findings document. I cannot remove the tree mitigation plan (sheet 8) because a mitigation plan is an essential part of the plan set. I respectfully request that you prepare an acceptance letter for this application and initiate the review process. All of the necessary and required materials have been submitted to your office, as well as additional clarification materials for your review benefit. SIGNED: Wirsten Van-Loo Kirsten Van Loo • CC: Wendy Hemmen 246 Plaza West, Suite 230: 9600 SW Oak, Portland. Oregon 97223 [T] 503-452-8003 [F) 503-452-8043 --kt~-alpha. COMMUNITY DEVELOPMENT Letter of Transmittal DATE: January 12, 2006 RECEIVED ATTENTION: Gary Pagenstacher ►JAN 1.'7 2006 TO: City of Tigard WYOF TWAD Planning Department MlNf RE: Wilson Ridge II PROJECT NO.: 402-027 Via: X Messenger: ❑ First Class Mail ❑ Overnight Delivery ❑ Pick-up ❑ Electronic Rush / Route Transmitted: • ❑ FOR APPROVAL ❑ FOR REVIEW AND COMMENT ❑ FOR YOUR USE X AS REQUESTED Attached: COPIES DATE DESCRIPTION 8 Jan 2006 Revised page 13 of findings 6 Jan 2006 Revised Notes for Sheet 8 of Plan Set REMARKS: Per our conversation - these revised sheets clarifies the status of the trees on-site SIGNED: % Kirsten Van Loo CC: Wendy Hemmen Plaza West, Suite 230, 9600 SW Oak, Portland, Oregon 97223 • M 503-452-8003 IF] 503-452-8043 247 _ t ] alpha COMMUNITY DEVELOPMENT Leger of Transmittal DATE: January 9, 2006 RECEIVED ATTENTION: Gary Pagenstacher TO: Tigard Planning Department JAN O 9 2006 I~IMNIA~ Tigard, Oregon RE: Wilson Ridge II Subdivision PROJECT NO.: 402-027 Via: X Messenger: ❑ First Class Mail ❑ Overnight Delivery ❑ Pick-up ❑ Electronic Rush J Route Transmitted: X FOR APPROVAL ❑ FOR REVIEW AND COMMENT ❑ FOR YOUR USE ❑ AS REQUESTED Attached: COPIES DATE DESCRIPTION 8 Dec 2005 Complete submittal package for Wilson Ridge 11 Subdivision 6 Jan 2006 Full size drawing package 1 Dec 2005 Halstead Tree report 2 NA Sets of Addressed and stamped envelopes REMARKS: Please contact me via e-mail or phone for any questions. SIGNED: &h-sten `fan L60 Kirsten Van Loo • CC: Plaza West, Suite 230, 9600 SW Oak, Portland. Oregon 97223 [T] 503-452-8003 IF] 503-452-8043 248 i CITY OF TIGARD January 6, 2005 OREGON Kirsten Van Loo, Senior Planner Alpha Community Development Plaza West, Suite 230 9600 SW Oak Street Portland, OR 97223 RE: Completeness Review, Wilson Ridge No. 2 Subdivision, Case File No. SUB2005-00022 Dear Ms. Van Loo: Staff has had an opportunity to review your revised application submittal received December 15, 2005. While many of the missing elements listed in my December 2"d letter have been addressed, the following items are still outstanding: y/ 1. Tree Plan. Your narrative summarizes the number of existing trees on the subject site, proposed tree removal, and mitigation. However, pursuant to TDC18.790.030, the tree plan must be prepared by a certified arborist. „t !4• e-~,,. , • , ;/2. Public Facilities Completeness Items. Kim McMillan, Development Review Engineer, notes that the % grade for the Bull Mountain Road profile needs to be shown on the plan set. 3. Y Envelopes. Please provide #10 Envelopes (no return address), stamped (not metered), and addressed with labels (good for 3 months). Contact Patty Lunsford at 503-718-2438 to request labels. v V 4. 1.-8 Complete Sets of Revised Materials + 6 plan sets. Once your application is found complete, submit 8 collated full sets of your application materials. If reduced plans are not to scale, include 3 full sized plans, folded to 8'/2 by 11" size: In addition to the full sets, submit 6 sets of plans only, these may be either 8.5"x11" or 11"x17" sized provided they are legible; include one 8.5"x11" reduced set for our files. Should you have any questions with regard to these items, please feel free to contact me at 503- 639-4171, extension 2434. Sincerely, Gary Pag nstecher J Associate Planner • C: SUB2005-00022 Land Use File Venture Properties (Applicant) 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503) 684-2772 249 ► ~ 2S 1 MAC /z PUBLIC FACILITYPLAN Project: Wilson Ridge 2 COMPLETENESS CHECKLIST Date: 11/17/05 GRADING ® Existing and proposed contours shown. ❑ Are there grading impacts on adjacent parcels? ❑ Adjacent parcel grades shown. ❑ Geotech stud submitted? STREETISSUES ® Right-of-way clearly shown. ® Centerline of streets clearly shown. ® Street names shown. ® Existing/proposed curb or edge of pavement shown. ❑ Street profiles shown. C1L.W G7~ Provide profile of BMR along frontage and WT V 300 feet in each direction Future Street Plan: Must show street profiles, topo Show extension of Street A to connect with on adjacent parcel(s), etc. Batterson. Provide profile for this extension. ® Traffic impact and/or Access Report Street grades compliant? Street/ROW widths dimensioned and appropriate? Show dimensions Private Streets? Less than 6 lots and width appropriate? Other: Bull Mountain Road Show BMR x-section SANITARY SEWER ISSUES ® Existin / ro osed lines shown. ❑ Stubs to adjacent parcels re uired/shown? WATER ISSUES ® Existin / ro osed lines w/ sizes noted? Existing/proposed fire hydrants shown? Show existing and proposed hydrants Proposed meter location and size shown? Show typical size ❑ Proposed fire protection system shown? STORM DRAINAGE AND WATER QUALITY ISSUES Existing/proposed lines shown? Show public line extended in BMR from Alberta Rider frontage Preliminary sizing calcs for water quality/detention Provide preliminary ca/cs -provided? Water quality/detention facility shown on plans? Show the facilities on the plans Area for facility match requirements from calcs? ❑ Facility shown outside an wetland buffer? ❑ Storm stubs to adjacent parcels re uired/shown? 0 The submittal is hereby deemed COMPLETE ® INCOMPLETE 5 By: ( O Date: 11/17/05 REVISED: 11/17/05 250 alpha • COMMUNITY DEVELOPMENT December 14, 2005 Gary Pagenstecher, Assoc. Planner City of Tigard 13125 SW Hall Blvd. Tigard, OR 97223 Re: SUB 2005-00022 (Wilson Ridge No. 2) completeness Dear Mr. Pagenstecher, Pursuant to your letter of incompleteness dated December 2, 2005, please note the following related to completeness: • deed/title info: A title report has been included in the revised application sets. plat name reservation: A signed and notarized affidavit of consent from the owner of the "Wilson Ridge" plat name has been included in the revised application sets under Plat Name Reservation. • density computations: " Density calculations have been revised to reflect the most recent changes to the site plan, and are included in the revised application narrative on page 10 under 18.715. E In summary, the gross site is 110,207 square feet the net site is 86,586 s.f. / 5,000 = 17.3 dwellings max. 17.3 x 80% = 13.9 dwellings min. 17 dwellings proposed • tree plan: Sheet 8 of the enclosed plan set includes preliminary street tree locations E as requested, as well as ponceptual/preliminary mitigation plan. Final locations for mitigation plantings have not yet been determined, but will be installed largely within the year yards of the residential units. As has been approved by the City of Tigard in previous submittals, final locations will be determined by builder and landscape subcontractor at the time of building permits. A letter of assessment and concurrence from Halstead's Arboriculture is forthcoming and will be submitted with the 8 complete sets. Plaza West, Suite 230, 9600 SW Oak, Portland, Oregon 97223 251 [T) 503-452-8003 [f] 503-452-8043 • landscape plan As described above, a landscape plan is included as sheet 8 of the plan set, although final locations for mitigation plantings will be determined by the builder and landscape contractor at the time of building permits. • public facilities completeness All items indicated on Kim McMillan's checklist have been addressed, and are illustrated as necessary on the revised plan sets included herein. • temporary use permit The application narrative has been revised to address 18.785.040.C.2, Model House, and is included on page 20 under 18.785. • annexation As you are aware, 3 sets of annexation applications have been submitted to Tigard to your attention; and Washington County Assessment & Taxation and Elections continue to process their respective exhibits required by the City. • envelopes Given that the site plan and related application has changed significantly since the initial submittal, 2 sets of addressed/stamped addressed envelopes will be provided once the 3 revised applications included herein are deemed complete. • 8 complete sets & plan sets Given that the site plan and related application has changed significantly since the initial submittal; all complete application sets, plan sets and plan reductions will be provided once the 3 revised applications included herein are deemed complete. If you should have any questions or require any further documentation, please do not hesitate to contact me at (503) 452-8003 or kvl@alphacommunity.com. We look forward to your attention to this matter. Thank you. Sincerely, ALPHA COMMUNITY DEVELOPMENT Kirsten Van Loo Senior Planner • enclosures as noted 252 ~ t i CITY OF TIGARD OREGON ACKNOWLEDGEMENT FORM I ~1.0N i gh~ VhA (am/am representing) the applicant for UJi a c-yf, ~ By signing below, I acknowledge that I will Name of Project C~ submit additional information to make my application complete as identified by .staff and that I will have up to 180 days from the date of my initial submittal to supply the information necessary to make the application complete. If the requested information has not been submitted by the 181St day after submittal, the application will become void. I understand that by failing to submit this acknowledgement, my application will be reviewed against the information that was submitted within the 30 day completeness review period following the initial application submittal. IZ =vim Signature of Applicant or Date Applicant's Representative NOTE: Submit this form to the City of Tigard Planning Office within 10 days of the date of your incompleteness letter. 13125 SW Hall Blvd„ Tigard, OR 97223 (503) 639-4171 TDD (503) 684-2772 253 ~t,~A3aDU 5 FROM :WASHINGTON-COUNTY SURVE`'- FAX NO. :5038462909 Aug. 19 2005 12:43PM P1 08-19-'05 12:11 FROM- , 'F-''Z e x001.0101 r ur_I WASHINGTON COUNTY L l N1_) III;E ANU 7'RAN,YPORTATfON PATT~ SURVEYORS ( FIKICA, $-LIkANYMiLQt~P1~1N..F NAMING I request that the Washington County Surveyor's Office reserve the following subdivision name: PROPOSED NAME OF SUBDIVISION: MAP AND TAX LOT NUMBER: 2 I UlAc ~Ljou CITY JURISDICTION (Which City?) J--\Ap'*~ M5ANN -'~c s A. OR COUNTY JURISDICTION: SURVEYOR'S NAME: COMPANY NAME: ,~~.~.i~ C_C~~1~1~1~1'•l~l ` OWNER'S NAME: C AA I understand that if the name is not used within five years, it will be automatically canceled. Name of person reserving name: : \01W 1J Q.C,i AfL7 Company name:1.4\ C{Y N r - Address:. c-- . A , - - -Z Telephone number;'' Y'2. E-Mail:,- Fax number: Signature: C Date: I~l us D W vac Y D ~ Yo•PCS.~ _`r ~ LAC- C Lt Cr✓.-,.~p_. ea vt SaS C) c' c~ mac' ` /W ~s fa in Name apprtived Washington County Surveyor's Office 165 Nonfh Fi - rst Avenue, suite 350-15 Hillsboro, OR 971.13 Fax: (503)$46.2.909 ~uF.ri'Itic°n;IriSUKVN1r~nnTA1,)fR\Wf3pPAl]1:4~ilJUALIMr.1"~CaG'110-0%-lt4ldk _ 254 r • I - C17Y OF TIGARD OREGON December 2, 2005 Jeff Vanderdasson Alpha Engineering, Inc. 9600 SW Oak Street Portland, OR 97223 RE: Completeness Review, Wilson Ridge No. 2 Subdivision, Case File No. SOB2005-00022 Dear Mr. Vanderdasson: Staff has had an opportunity to review your application submittal. The purpose of this completeness review is to establish that the required elements of the application have been submitted. There has been no attempt to comprehensively evaluate this material for its adequacy in addressing the relevant criteria. Staff reminds the applicant that the burden of proof in meeting the standards rests with the applicant. If the information cannot be gleaned from the narrative or the plans, and the shortcoming cannot be resolved with the imposition of a feasible and non-discretional condition of approval, staff will have no alternative but to deny the project. Once an application has been deemed complete and public notices sent, additional evidence may constitute a significant change and may not be considered. As this completeness review letter comes after the 30-day completeness review period has expired (November 26, 2005), please inform the city in writing within 10 days of the date of this letter whether you intend to provide the additional information requested below or want the city to review the application based on the information currently in the file. If providing additional information, completeness will be established on the date of receipt of all the identified items. The 120-day clock will start from that date. Your acknowledgement of and agreement to this fact should be included if you choose to submit additional materials. 'Failure to acknowledge the 120-days from the date of the submittal of the new information will mean our review will be based on the materials we have at the date of this letter. While many of the required elements were included in your application, the.following items require either clarification or are missing: 1. Deed/Title Info. Please include a copy of the deed or current title to establish current ownership. 2. Plat Name Reservation. You submitted a reservation form approval from Washington County. The form stipulates that you will need to obtain a plat name consent affidavit from the owner of Wilson Ridge to use the name "Wilson Ridge No. 2". Please submit this affidavit. 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503) 684-2772 255 i 4 3. Density Computations. You provided density computations in your narrative which contain errors please revise. 4. Tree Plan. Your narrative summarizes the number of existing trees on the subject site. However, the required elements of the tree plan, pursuant to TDC18.790.030, have not been included in your application including a survey, protection plan, removal plan, and mitigation program. The survey that was submitted apparently does not include the size and species of trees greater than 6 inches in diameter. The tree plan must be prepared by a certified arborist. It also appears that your proposal does not address or meet the provisions of the Bull Mountain Community Plan. Please revise your narrative to address these provisions. 5. Landscape Plan. Your plan set does not include a landscape plan. Please submit a landscape plan that shows proposed street trees and any mitigation trees you would place on site as proposed in the tree plan. 6. Public Facilities Completeness Items. Please respond or supply information pertaining to the items listed on the attached public facility checklist. For questions related to these items, contact Kim McMillan, Development Review Engineer, 503- 639-4171, extension 2642. 7. Temporary Use Permits. You have applied for a temporary use permit but have not addressed the criteria in TDC 18.785. Please revise your narrative to address the relevant criteria. 8. Annexation. While not a matter for completeness, it should be noted that annexation will be required prior to final plat approval. 9. Envelopes. Please provide #10 Envelopes (no return address), stamped (not metered), and addressed with labels (good for 3 months). Contact Patty Lunsford at 503-718-2438 to request labels. 10. 8 Complete Sets of Revised Materials + 6 plan sets. Once your application is found complete, submit 8 collated full sets of your application materials. If reduced plans are not to scale, include 3 full sized plans, folded to 8'/ by 11" size. In addition to the full sets, submit 6 sets of plans only, these maybe either 8.5"x11" or 11"07" sized provided they are legible; include one 8.5"x11" reduced set for our files. Should you have any questions with regard to these items, please feel free to contact me at 503-639-4171, extension 2434. Sincerely, r ~ Gary Pag nstech r Associate Planner 256 M Project: WAS" L ~ S✓~ aS' ' LL LAND USE APPLICATION Date: 11/ar *COMPLETENESS REVIEW ❑ COMPLETE *INCOMPLETE. STANDARD INFORMATION: ❑ Deed/Title/Proof Of Ownership Neighborhood Mtg. Affidavits, Minutes, List Of Attendees { Impact Study (18.390) USA Service Provider Letter A/A-Ej Construction Cost Estimate ❑ # Sets Of Application Materials/Plans B Pre-Application Conference Notes ❑ Envelopes. With Postage (Verify Count) PROJECT STATISTICS: Y*_a. Building Footprint Size ❑ did Of Landscaping On Site ❑ % Of Building Impervious Surface On Site DR~ Lot Square Footage PLANS DIMENSIONED: A* - ❑ Building Footprint. ❑ Parking Space Dimensions (Include Accessible $ Bike Parkino ❑ Truck Loading Space Where Applicable ❑ Building Height ❑ Access Approach And Aisle Visual Clearance Triangle Shown ADDITIONAL PLANS: Vicinity Map pJ%-a' Architectural Plan ❑ Tree Inventory Existing Conditions Plan ❑ -Landscape Plan Site Plan N73 ❑ Lighting Plan 16REE PLAN/MITIGATION PLAN: 1wvw~ ❑ D ?r ADDITIONAL REPORTS: (list any special reports) ❑ ~R~,asetsr ~P~lf" ❑ ❑ ❑ ❑ ❑ RESPONSE TO APPLICABLE CODE SECTIONS: ❑ 18.330 (conditional Use) ❑ 18.620 (Ggard Triano Design Sundards) 18.765 (oMtrea Parldng/loading Requirements) ❑ 18.340 (Dim me, Interpretation) ❑ 18.630 (washington squad RegionaS Center) ❑ 18.115 (Sensitive lands Review) ❑ 18.350 (Planned Development) J~ 18.705 (Auess/Egress/Gradatidn) . ❑ 18.780 (sign:) ❑ 18.360 (Site oerdopment Review) ❑ 18.710 (Arassory Residential Units) , ❑ 18.185 (temporary Use Permits) ❑ 18.370 gariancwadprsnunts) 0 18.715 (Density Computations) 18.790 (Gee Removal) ❑ 18.380 (loving Hap/text amendments) ❑ 18.720 (Design Compatibility Sundards) 18.795 (Ysmat Qeaava Areas) ❑ 18.385 (Miscenmeom Peraits) , ❑ 18.125 (Emimmrk w Pert n=ce stndards) ❑ 18.197 (water Resources m overlay oistrict) 18.390 (Decision Haling Procedures/Impact study) ❑ '.18.730 pceptims To Developmmt Standards) ❑ 18.198 (wueless Communication 1`06es) ❑ 18.410 (lnt line Adpam,mts) ❑ 18.740 ptaric overlay) ~ 18.810 Genet s/uti q Improvement stndards) ❑ 18.420 (land Partitions) ❑ 18.742 (Home Occupation Pemsits) " 0-' (t 18.430 ouber isinm) 18.745 (landscaping & k reming standards) Q" 18.5 10 (Residential coning Dism) ❑ 18.150 (Xanutactureftba Home Regubtidns) ❑ 18.520 (Com w al inning Districts) ❑ 18.755 (&ed Sdsd WssWRtq&g Storage) 18.530 (b dusaid inning oistticts) ❑ 18.760 (Hommatorming situations) ADDITIONAL ITEMS: 258 I i PUBLIC FACILITY PLAN Project: Wilson Ridge 2 COMPLETENESS CHECKLIST Date: 11/17/05 GRADING. ® Existing and proposed contours shown. ❑ Are there grading impacts on adjacent parcels? ❑ Adjacent parcel grades shown. ❑ Geotech stud submitted? STREET ISSUES ® Right-of-way clearly shown. ® Centerline of streets clearly shown. ® Street names shown. ® Existing/proposed curb or edge of pavement shown. ❑ Street profiles shown. Provide profile of BMR along frontage and 300 feet in each direction ❑ Future Street Plan: Must show street profiles, topo Show extension of Street A to connect with on adjacent parcel(s), etc. Batterson. Provide profile for this extension. ® Traffic impact and/or Access Report ® Street grades compliant? ❑ Street/ROW widths dimensioned and appropriate? Show dimensions ❑ Private Streets? Less than 6 lots and width appropriate? . ❑ Other: Bull Mountain Road Show BMR x-section SANITARY SEWER ISSUES ® Existing/proposed lines shown. ❑ Stubs to adjacent parcels re uired/shown? WATER ISSUES ® Existing/proposed lines w/ sizes noted? ❑ Existing/pro posed fire hydrants shown? Show existing and proposed h drants ❑ Proposed meter location and size shown? Show typical size - I El Proposed fire protection system shown? STORM DRAINAGE AND WATER QUALITY ISSUES ❑ Existing/proposed lines shown? Show public line extended in BMR from Alberta Rider frontage ❑ Preliminary sizing calcs for water quality/detention Provide preliminary calcs provided? ❑ Water quality/detention facility shown on plans? Show the facilities on the plans ❑ Area for facility match requirements from calcs? ❑ Facility shown outside an wetland buffer? ❑ Storm stubs to adjacent parcels re uired/shown? • The submittal is hereby deemed ❑ COMPLETE ® INCOMPLETE By: 4~2rm Date: 11/17/05 REVISED: 11/17/05 259 O IE "I JAN p 9 2006 . ort't off` . A lication JAN 2 4 2006 cLVA - December 13, 2005 V+fitson Rlcige n° 2 SU3 application 260 PRE- PP..HEW BYt CITY OF TIGARD PLANNING DIVISION=` 13125 SW HALL BOULEVARD TIGARD, OR 97223-8189; _ > 50163 9.4171/503.684.7297 CITY OF TIGARD of r-y T iG RL OREGON LAND USE PERMIT APPLICATION File # 5(t&A00S -000;U-4, Other Case # V QO.OS -000B2? - 89 Date `0 -027 - C J By ~ Receipt # 1,26CS-5 6 City ❑ Urb [K Date Complete TYPE OF PERMIT YOU ARE APPLYING FOR 'AAdjustment/Variance (I or II) ❑ Minor Land Partition (II) ❑ Zone Change (Ill) ❑ Comprehensive Plan Amendment (IV) ❑ Planned Development (111) ❑ Zone Change Annexation (IV) ❑ Conditional Use (111) . ❑ Sensitive Lands Review (I, II or III) ❑ Zone Ordinance Amendment (IV) ❑ Historic Overlay (II or III) ❑ Site Development Review (11) ❑ Home Occupation (11) Subdivision (11 or 111) ress available) . ~_~>,Ze~J Sw -BUL-L M-W_ 210 'J A LL M. eD_ 2 5 t 6q .Ar- RCQ F ZUoo 2 sc.J C~XL-r!-L&Mt~ ~Sv_ A boo C~~~337- 70oo L5CD _,7- 7 ~ Itst it more an one Ct~"( L_ ~ V_lcK cwL_k~) i 1GAQb i O(Z R _2A PHONE NO. FAA NU. `When the owner and the applicant are different people, the applicant must be tbf purchaser of record or a lessee in possession with written authorization from the owner or an agent of the owner. The ners must sign this application in the space provided on the back of this form or. submit a written authorization with this application. PROPOSAL S1 17WRY lease be specific) Jc Ut C 10~ J WMA [ ~LIC std AMD Mod Am) 4PPLICATIONS WILL NOT BE ACCEPTED WITHOUT ALL OF THE REQUIRED SUBMIT'DESCRIBED IN THE "BASIC SUBMITTAL REQUIREMENTS" INFORMATION SHEET. 261 THE APPLICANT SHALL CERTIFY THAT: If the application is granted, the applicant shall exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. ♦ All the above statements and the statements in the plot plan, attachments, and exhibits transmitted herewith, are true; and the applicants so acknowledge that any permit issued, based on this application, map be revoked if it is found that any such statements are false. ♦ The applicant has read the entire contents of the application, including the policies and criteria, and understands the .requirements for approving or denying the application(s). SIGNATURES OF EACH OWNER OF THE SUBJECT PROPERTY ARE REQUIRED. Own is Signature Date -d Owne s Signatu Date Owner's Signature Date Owner's Signature Date Owner's,, ignatur Date Applicant/Agen Re se ttive`s 'Signature Date ~plicant/Agent/Representative's Signature Date 262 Narrafiive 05 December 13,2a 2 Wilson Ridge no, SUB application 263 FACT SHEET Project Name: Wilson Ridge No. 2 Proposed Actions: 17 - lot Subdivision Adjustments: street spacing, driveway influence area Temporary Use: model home/sales office Tax Map: 2S 109AC Tax Lot 1900, 2000 Site Size: 2.53 acres Location: Located at the intersection of SW 133rd Avenue and SW Bull Mountain Road, along the south side of Bull Mountain Road and the east side of 133rd Avenue. The previously-approved Wilson Ridge subdivision is located directly across 1331d Avenue, and Alberta Rider School abuts to the east. This subdivision is currently undergoing annexation proceedings and `j will provide for continuity of City limits/boundaries. Zoning: City of Tigard R-7 (Washington County R-6) **site to be annexed as SUB plat requirement** Owner: TL 1900 TL 2000 Cheryl & Rick Gimlin Doug & Charlene Potter 13280 SW Bull Mtn. Rd. 13210 SW Bull Mtn. Rd. Tigard, OR 97224 Tigard, OR 97224 Applicant: Venture Properties, Inc. 4230 SW Galewood St. # 100 Lake Oswego, OR 97035 tel: 503.387.7600 contact: Wendy Hemmen, P.E. Representative: Alpha Community Development 9600 SW Oak Street, Suite 230 Portland, OR 97223 tel: 503.452.8003 contact: Jeff Vanderdasson, P.E. Wilson, Ridge No. 2 - SUB application 1 of 22 REVISED: DECEMBER 12, 2005 264 GENERAL INFORMATION: Applicant is seeking approval for a 17-lot subdivision, Wilson Ridge No. 2, on the site specifically identified as Tax Lot 1900 and 2000, Tax Map 2S1 09AC. The subject site measures approximately 2.53 acres in size and is currently zoned R-7 by the City of Tigard. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. Per City direction at the pre-application conference, annexation of the subject property to the City of Tigard is required prior to subdivision approval, and thus, is requested concurrently with this application. The site currently contains 3 existing single-family detached residences and 5 associated accessory sheds as well as 36 scattered trees of varying caliper. The site slopes downhill gradually to the south and east, with the lowest point in the southeast corner at approximately 565. The high point of roughly 600' is at the extreme northwest comer near the intersection of 1331d Avenue and Bull Mountain Road. Overall, slopes average approximately 5.4% across the site. No watercourses or sensitive areas exist on site, or within_200 feet of the site. Wilson Ridge No. 2 - SUB application 2 of-22 REVISED: DECEMBER 12, 2005 265 1 1 VICINITY & SITE INFORMATION The immediate area is currently undergoing a transition from semi-rural residential to an urban residential area. The most intense existing, proposed and approved developments are to the west, southeast and north of the site. The approved, but not yet constructed, Wilson Ridge subdivision is immediately west of the site across SW 133rd Avenue. The fully built-out Mountain Gate subdivision is west of Wilson Ridge. Phases 1 - 4 of Summit Ridge subdivision, Phases 1 - 2 of Arbor Summit subdivision and Alberta Rider School are southeast of the site. Three Mountains Estates subdivision is northwest of the site, across SW Bull Mountain Road. Site Location The site is located along the south side of SW Bull Mountain Road at the intersection of SW 1331d Avenue. The site is north of the recently completed Batterson Drive near Alberta Rider School. The access to the site will be via a proposed east-west local residential street - 'A' Street - intersecting with 1331d Avenue roughly 177.6 feet south of Bull Mountain Road (286.6 feet CL to CL). The street will be stubbed to the site's southern boundary to provide for future extension/connectivity toward Batterson Drive and SW 132nd as the surrounding properties re-develop. Existing Uses There are 8 existing structures on the site: 3 single-family detached residences and 5 associated accessory sheds. All are proposed for removal upon development. Topography The site slopes downhill gradually to the south and east, with the lowest point in the southeast corner at approximately 565'. The high point of roughly 600' is at the extreme northwest corner near the intersection of 133rd Avenue and Bull Mountain Road. Overall, slopes average approximately 5.4% across the site. No watercourses or sensitive areas exist on site, or within 200 feet of the site. Vegetation The site contains 36 scattered trees of varying species and caliper, primarily on TL 1900, as well as several low shrubs located near SW Bull Mountain Road. The eastern and southeastern portions of the site are grassy areas. Wilson Ridge No. 2 - SUB application 3 of 22 REVISED: DECEMBER 12, 200 266 ~ l Transportation The site is located adjacent to SW Bull Mountain Road and SW 133rd Avenue (southern portion), designated major and minor collectors, respectively, by the City of Tigard TSP. The subdivision proposes to dedicate additional land along the site's northern boundary to accommodate half-street improvements to SW Bull Mountain Road to City specification. SW 133rd Avenue ROW has been improved to City specifications as part of the previously-approved Summit Ridge/Alberta Rider project(s). A new local street with a 46 foot ROW 'A Street' is proposed through the subdivision. Auto and non-auto transportation facilities continue to develop in the local area. The improvements proposed with this subdivision will facilitate completion of needed transportation infrastructure, particularly sidewalks along the south side of SW Bull Mountain Road, identified as a high priority in the City of Tigard TSP. The nearest public transit service is at the intersection of SW Bull Mountain Road and Highway 99W, where Tri-Met bus route 95 can be accessed. A park-and- ride facility also exists at Christ the King Church, 11305 SW Bull Mountain Road. This location is approximately 1 -'/4 miles east of the site. Surrounding Land Uses The immediate area is currently undergoing a transition from semi-rural residential to an urban residential area. The subject site is located in a developing area of single-family residential development on relatively large lots interspersed by fully- developed subdivisions. The approved, but not yet constructed, Wilson Ridge subdivision is immediately west of the site across SW 133rd Avenue. The fully completed Mountain Gate subdivision is west of Wilson Ridge. Phases 1 - 4 of Summit Ridge subdivision, Phases 1 - 2 of Arbor Summit subdivision and Alberta Rider School are southeast of the site. Three Mountains Estates subdivision is northwest of the site, across SW Bull Mountain Road. U Wilson Ridge No. 2 - SUB application 4 of 22 REVISED: DECEMBER 12, 2005 267 i i APPLICABLE DEVELOPMENT CODE CRITERIA NEIGHBORHOOD MEETING A neighborhood meeting was held Tuesday, September 13, 2005 at 7:00 pm at Christ the King Lutheran Church, 11305 SW Bull Mountain Rd. This initial meeting was held for a 10-lot subdivision on TL 1900. A second meeting was held October 25, 2005 at 7:00 pm at Christ the King Lutheran Church for the revised 16-lot subdivision on both TL 1900 and 2000. All meeting minutes and associated documentation are attached. 18.370.020: ADJUSTMENTS 18.370.020.C.5 Special Adjustments Adjustment to Access and Egress Standards (Chapter 18.705). 705.030.H. Access Management 2. Driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be 150 feet measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or - practical, the driveway shall be placed as for from the intersection as possible. The proposed Wilson Ridge No. 2 subdivision includes a new public street, 'Street A,' intersecting with SW 133rd Avenue, designated as a Minor Collector by the Tigard TSP. Proposed lots 1, 2, 3, 4, 15, 16 and 17 will have driveways (4 total driveways) onto 'Street A' within the influence area of SW SW 133rd Avenue, as measured 150 feet from its easterly right-of-way. The subdivision does not include any adjacent parcels or potential access through adjacent parcels that could satisfy this standard. The Development Code requires locating these four residential driveways as far as possible from the intersection of 'A' Street and 133rd Avenue. Each of these driveways will be located as far east as possible in order to avoid vehicle stacking conflicts with potential exiting queues at the 133rd Avenue/A Street intersection. No other opportunities for access to these seven lots is possible. The approval criteria for this adjustment is met, therefore, this adjustment can be granted . Wilson Ridge No. 2 - SUB application { of 99 REVISED: DECE-MBER 12, 2005 268 1 3. The minimum spacing of driveways and streets along a collector shall be 200 1 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. The proposed Wilson Ridge No. 2 subdivision includes a new public street, 'Street A', intersecting with SW 1331d Avenue, designated as a Minor Collector by the Tigard TSP. The northerly right-of-way line for proposed 'Street A' will intersect with SW 133rd Avenue at a point approximately 177.6 feet from the southerly right-of-way for SW Bull Mountain Road. Due to the southeast-to-northwest direction/alignment of SW Bull Mountain Road and irregular intersection right-of- way dedication, this distance is geometrically less than if 1331d were to intersect with bull Mountain at or near 90 degrees. As a result, the distance from centerline to centerline is 286.6 feet, a figure which could nearly satisfy this underlying requirement at a more typical 90 degree intersection. In all zoning districts where access and egress drives cannot be readily designed to conform to Development Code standards within a particular parcel, access with an adjoining property shall be considered. If access in conjunction with another parcel cannot reasonably be achieved, the Director may grant an adjustment to the access requirements of Chapter 18.705 through a Type II procedure, as governed in Section 18.390.030, using approval criteria contained in Subsection 2b below. b. The Director may approve, approve with conditions, or deny a request for an adjustment from the access requirements contained in Chapter 18.705, based on the following criteria: (1) It is not possible to share access; The proposed subdivision does not have any "opportunity for access" with adjacent properties that have access to SW 1331d Avenue or Bull Mountain Road. If adjacent tax lots to the south were available with this proposal, providing alternate access to meet the spacing standard would be feasible. However, this is not the case, and the applicant is required to provide access to the subdivision from within the bounds of the site. (2) There are no other alternative access points on the street in question or from another street, No opportunity to access the proposed Wilson Ridge No. 2 subdivision exists from a street other than SW 133rd Avenue, as the site is not adjacent to any other public streets except SW Bull Mountain Road, which is an arterial - with 600 foot access spacing and limitations on individual driveways. The future streets plan identifies a future connection southward to Batterson Drive; but this scenario is contingent on the eventual development of lands to the south of the site. Additionally, there are no existing public streets stubbed to the project site which could be extended into the site as an alternate to the proposed 'Street A', and as discussed above, no adjacent parcels are included in this application. Or Wilson Ridge No. 2 - SUB application - ` R1=VISED: DECEMBER 12, 2005 269 (3) The access separation requirements cannot be met, In order to meet the lot standards and density requirements of the R-7 zone, it is necessary to plat lots on all of the available land within the site. As a result, there is no feasible way to access the site with a public street meeting both the density requirements and the spacing requirements. 'Street A' has been located to provide for a single row of lots backing up to Bull Mountain, with lots meeting the standard dimensions for similar subdivision layouts. The resulting subdivision layout, which is common to Tigard, provides for adequate R-7 density while striving to maximize the distance between Bull Mountain and 'Street A'. The applicant acknowledges that the required minimum spacing of streets and driveways along a Collector is 200 feet. However, in this case, the site does not provide sufficient SW 133rd Avenue frontage to accomplish such street spacing. The site features only 310 feet of frontage which, coupled with the need to locate north-south oriented lots on both sides of 'Street A', provides a maximum possible access spacing. As a result, the applicant has proposed a new public street as far as feasible from SW Bull Mountain Road, which will be discussed below in item (4). (4) The request is the minimum adjustment required to provide adequate access; As identified above, the applicant requests an adjustment for the residential • j driveways for lots 1, 2, 3, 4, 15, 16 and 17 (four total driveways) which will be constructed within the influence area of the intersection of 'A Street' and 1331d Avenue. The subdivision is designed to meet lot dimensional standards and density requirements while balancing those requirements with the access spacing requirements. All of these driveways will be located as for east as possible within their respective lot lines to minimize impacts to the 150 foot stacking queue area. The subdivision layout proposes to locate the public street as far south as possible, a distance of 177.6 feet, which is the smallest adjustment required to create a subdivision otherwise meeting R-7 lot size and density requirements. As a result, the degree of adjustment is minimized as much as possible. The subdivision is designed to locate the proposed new public street, 'Street A', as far as possible from existing SW Bull Mountain Road, minimizing the degree of adjustment sought. The applicant has proposed the east-west oriented right-of- way further south than mid-way between Bull Mountain and the site's southern property line in order to accommodate standard lots along both sides of the new street, a layout common to Tigard, while minimizing the degree of adjustment required. This arrangement results in an alignment that provides for a spacing of roughly 177.6feet between interior rights-of-way lines, and a CL to CL distance of 286.6 feet. This the greatest spacing possible within the bounds of the site. Wilson Ridge No. 2 - SUB opplicaion - REVISED: DECEMBER 12, 2005 270 ~ f (5) The approved access or access approved with conditions will result in 1 a safe access; If approved or approved with conditions, the residential driveways along proposed 'A Street' located within the typical 150 foot influence area of SW 133,d Avenue will still provide for a safe environment. The total vehicle trips carried by 'A Street', even with its eventual continuation south to Batterson Drive, will be less than 300 VTD. Traffic originating from the south and east will use Batterson Drive as a route to SE 1331d Avenue and continuation north to Bull Mtn. Road. The peak AM trips leaving this site will be approximately 17 vehicles - which will create minor opportunity for stacking queue conflicts with the shared driveway for lots 1, 2, 3 and 4. Conversely, the peak PM trips entering the site - 17 vehicles, will likewise create little opportunity for conflicts with driveways on lots 15, 16 and 17. If approved or approved with conditions, the street spacing between proposed 'A Street' and existing SW Bull Mountain Road is expected to provide for safe access. The proposed intersection is located along a portion of SW 1331d Avenue that enjoys a substantial line of sight in both directions of traffic flow and dead ends south of the site. (6) The visual clearance requirements of Chapter 18.795 will be met. As discussed below in this document and illustrated on the plan set, the necessary vision clearance triangle shall be maintained without obstruction at the intersection of proposed "Street A" and SW 1331d Avenue. 18.390: QUASI-JUDICIAL DECISION MAKING The applicant is submitting a proposal in compliance with all relevant code and Comprehensive Plan requirements. Included in the application is all the information requested on the application form, along with this narrative document addressing the appropriate criteria in sufficient detail for review and action; the required fees; a list of all surrounding property owners, as well as other potentially affected parties. The Subdivision is consistent with the underlying zoning requirements and all relevant City ordinances and standards. An Impact Study has been performed by Jeff Vanderdasson P.E., a professional engineer licensed by the State of Oregon. A copy of the study attached. Wilson Ridge No. 2 - SUB application REVISED: DECEMBER 12, 2005 271 I ~ 18.430.040: SUBDIVISION APROVAL CRITERIA: PRELIMINARY PLAT 1 The applicant is proposing to subdivide Tax Lots 1900 and 2000 into 17 residential lots. A proposed preliminary plat in compliance with the R-7 zoning district has been submitted with this application and plan set. The preliminary plat is also in conformance with other applicable ordinances as reflected by this narrative and the preliminary plans. The Washington County Survey Department has reviewed and accepted the proposed Wilson Ridge No. 2 plat name, and its approval is included herein. This document serves as the narrative for the project and contains explanations for all proposed improvements and applicable City of Tigard standards, guidelines and criteria. 18.510: R-7 SINGLE FAMILY RESIDENTIAL The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. The proposed subdivision containing detached single-family homes is permitted outright under the provisions of the Section. 18.510.2: DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES Except as noted below, the proposed development site will comply with the dimensional requirements as laid out in Table 18.510.2, specifically: Required Setbacks Other Requirements Front Yard 15 feet Lot Size: 5,000 sq. ft. minimum Side Yard 5 feet Lot Width: 50 feet min. average Street Side 10 feet Height: 35 feet maximum Rear Yard 15 feet Coverage: 80% maximum Garage 20 feet Landscape: 20% minimum The proposed subdivision will comply with all of the above development standards. Per Section 18.430.020(D), lot averaging is allowable provided no lots are less than 80% of the minimum lot size of the underlying district. In this case, the minimum lot size allowed would be 4,000 square feet. The average proposed lot size is 5,016 square feet, with the smallest being 4,180 square feet. The applicant is therefore seeking the averaging allowance. Wilson. Ridge No. 2 - SUB application ° ^f 00 REVISED: DECEMBER 12, 2005 272 I I 18.705: ACCESS/EGRESS & CIRCULATION I As required under Section 18.705.030, all proposed lots have direct access to a public street. In this case, all lots will have frontage/access to the new local street, "A" Street. Lots 1-3 and 17 also have frontage on SW 133rd. Lots 3-9 also have frontage on SW Bull Mountain. No lots shall take their access directly from the collectors. All curb cuts will be in accordance with Section 18.810.030N, and each lot will have a.single driveway of at least 15 feet wide (min. 10' paved). 18.715: DENSITY COMPUTATIONS According to the Residential Density Calculation provisions within the code, the number of dwelling units permitted on this site can be calculated by dividing.the net area by the minimum lot size, which in this case is 5,000 square feet. In this development, the net area is calculated by subtracting the public right-of-way, private street tracts, sloped and drainage areas (if any) from the gross acreage. The density computations for the Wilson Ridge 2 subdivision are as follows: Net Area Calculation gross square feet 110,207 square feet (2.53 acres) minus Bull Mtn. right-of-way 4,808 square feet (actual) minus SW 133rd right-of-way 619 square feet (actual) minus "Street A" right-of-way 18,194 square feet (actual) minus steep slopes/drainage 0 square feet equals net area 86,586 square feet / 5,000 = 17.3 dwellings minimum dwelling units required x.80 = 13.9 dwellings Total Dwelling Units Proposed 17 dwellings Wilson Ridge No. 2 -SUB application n of ;9 REVISED: DECEMBER 12, 20135 273 ~ t 18.725: ENVIRONMENTAL PERFORMANCE The proposed development is designed for detached single-family residences, and therefore not expected to generate significant levels of noise, emission, vibration, odor, glare or other nuisance. The applicant acknowledges that all uses, activities and operations within the City of Tigard shall comply with the applicable state and federal standards pertaining to noise, odor and discharge of matter into the atmosphere, ground, sewer system or stream. Compliance with state, federal and local environmental regulations shall be the continuing obligation of the property owner and operator. Specifically: A. The proposed subdivision is to be improved for detached single-family residences, and therefore not expected to generate significant levels of noise. The applicant acknowledges and accepts that Sections 7.40.130 through 7.40.210 of the Tigard Municipal Code shall govern noise generation. B. This Subsection is not applicable as the proposed subdivision is not located in commercial zoning district or industrial park (IP) zoning district. The development is to be improved for detached single-family residences, and therefore not expected to generate significant levels of visible emissions. C. The proposed subdivision is to be improved for detached single-family residences, and therefore not expected to generate significant vibrations of any jkind or intensity. D. The proposed development is to be improved for detached single-family residences, and therefore not expected to generate extraordinary levels of odor beyond that which may be expected of a typical residential neighborhood. The applicant acknowledges and accepts that Sections DEQ 340.028.090 shall govern odor. E. The proposed subdivision is to be improved for detached single-family residences, and therefore not expected to generate significant levels of glare or heat, with the exception of construction or excavation work during development otherwise permitted by the Code. F. The proposed development is to be improved for detached single-family residences, with individual curbside rubbish collection appropriate to a residential subdivision, and therefore not expected attract or aid the propagation of insects or rodents or create a health hazard. Wilson Ridge No. 2 - SUB application t I of 99 RE`JISED: DECEMBER 12, 2005 274 i i • ` 18.745.040: STREET TREES The proposed subdivision fronts 3 public streets, SW Bull Mountain Road, SW 133rd Avenue and the proposed local residential street, 'A Street', for more than 100 feet. Street trees measuring at least 2 inches in caliper will be installed in accordance with this Section along the public streets. The specific standards listed in Section 18.745.040C shall dictate the spacing, size and other specifications relative to planting of street trees. Vision clearance will also be preserved in determining final spacing. Final approval of species and locations shall be subject to review by the Director in accordance with Section 18.745.040B. Upon maturation, it is recognized that the street trees shall be pruned in such a manner as to provide for 8 feet of clear space between the sidewalk and the tree canopy. 18.745.050: BUFFERING AND SCREENING The proposed residential subdivision abuts only similar residential uses on all sides. Therefore, no buffer of any intensity or depth is required per the terms of this Section and Table 18.745.1. A 6' privacy fence is proposed where abutting existing residential property along the south side of the project. A similar fence is also proposed along the Bull Mountain frontage, and in all cases shall not interfere with vision clearance requirements. lei 18.765: OFF-STREET PARKING Each lot will feature two off-street parking spaces within the respective dwelling units' garages, and the ability to park up to two additional vehicles on each of the units' driveways (minus lots 1 - 3, which share a drive), for a total of 62 off- street spaces. Even if each driveway is considered to accommodate only one vehicle (minus lots 1 - 3, which are assumed to accommodate zero in the shared driveway), the subdivision can still accommodate 48 vehicles off-street. Regardless of which figure is considered, this total for exceeds the requirements set forth in the Section and Table 18.765.2. Driveways shall be constructed of concrete per City specifications. 18.775: SENSITIVE LANDS Clean Water Services' Pre-Screening Site Assessment indicates that sensitive lands do not exist on site or within 200' of the site. This Assessment form serves notice that no further service provider letter and is attached. Wilson Ridge No. 2 - SUB application " REVISED: DECEMBER 12, 2CO5 275 18.790: TREE REMOVAL (4 00%) existiFig tFees gFeateF than 12 inrher. indirated en the site plaR aFe PFOpesed to be Femeved as they aFe e ler.ated outside any sensitive aFeas, within the limits of grading fGF the now Oublis stFeet utilities OF 47 heme sites~building eRvelopes. &F;Ge less than 260% of the eligible tFees aFe pmpesed fQF pFesewatien, Fnitigaties vAll eGGUF eR site on an Revised. Finding - January 18, 2006 The Arborists report - Wilson Ridge 2 - produced by Halstead's Arboriculture Consultants, Inc., dated 12-27-2005, provides a comprehensive analysis of the trees on the subject property. The "Tree Report Dwg" identifies all trees analyzed by Halstead. All trees will be removed from the site during grading and utility installation. Eight of the trees on site are over 12 inches in diameter and eligible for preservation/mitigation. Their total diameter in caliper inches is 201 inches. The proposed mitigation plan - Sheet 8 - demonstrates that all mitigation can be achieved on-site. The final mitigation plan will be submitted during the final construction document phase and the trees will be installed after the homes are constructed. Final locations for mitigation plantings have not yet been determined, but will be installed largely within the rear yards of the residential units. As has been approved by the City of Tigard in previous submittals, final locations will be determined by builder and landscape subcontractor at the time of building permits. Tree Chart - information from Halstead Re ort - Tree Characteristics Guide sheets a S ~cie5l ~a h" °_Preserv b7e,. - Mi' . n- ; , Ia rvaUl~ Miti"afioza' 9000 Walnut/14 No/blackline none 9020 Cedar/24 es 24 inches 9001 A le/9 No/> 12+ in none 9021 Cedar/29 No/unsound none 9002 A le/6 No/>12+ in none 9022 Ma le/10 No/>12+ in none 9003 A le/6 No/>12+ in none 9023 A le/12 No/hazard none 9004 A le/9 No/hazard none 9024 removed Const.I33rd none 9005 A le/9 No/>12+ in none 9025 removed Const.I33rd none 9006 Po lar/46 No/hazard none 9026 removed Const.I33rd none 9007 Coftonwd/29 No/hazdrd none 9027 Cherry/7 No/> 12+ in none 9008 A le/10 No/>12 in none 9028 Pear/7 No/> 12+ in none 9009 Dou fir/39 No/hazard none 9029 Cherry/4x4 No/hacked none 9010 Cypress/ 11 No/hazard none 9030 Cedar/19 es 19 inches 9011 Beech/21 es 21 inches 9031 Cedar/12 No/> 12+ in none 9012 Cedar/13 No/conformation none 9032 Cedar/12 No/> 12+ in none 9013 Beech/26 es 26 inches 9033 Cedar/16 es 16 inches 9014 Walnut/19 No/blackline none 9034 Cedar/19 es 19 inches 9015 Cedar/41 es 41 inches 9035 Cedar/30 No/hazard none 9016 Beech/35 es 35 inches 9036 Ma le/14 No/hazard none 9017 Cedar/22 No/hazard none 9037 Cedar/7 No/> 12+ in none 9018 Beech/27 No/hazard none 9038 Cedar/11 No/> 12+ in none 9019 Ma le/4x3 No/>12+ in none 9039 S nice/7 No/> 12+ in none 18.795: VISUAL CLEARANCE AREAS The proposed subdivision features an intersection of two public streets, proposed 'A Street' and existing.SW 133rd Avenue, which is identified as a Minor Collector in the City of Tigard TSP. Clearance triangles, formed by the above rights-of-way and'a straight line joining the 2 at respective points 30' from their intersection, shall-be maintained without obstructions of 36" or higher as required by Section 18.795.040. Private residential driveways that.provide access to a public street, in this case proposed 'A Street'" and home setbacks shall comply with the standards set forth in Section 18.510.2 to further ensure safety of pedestrians and exiting vehicles. Wilson Ridge No. 2 - SUB application 13 of 22 REVISED: DECEMBER 12, 20W- 276 i . 18.810: STREET & UTILITY IMPROVEMENT STANDARDS Streets: The proposed new public street, 'A Street' will be constructed to City specifications for a Local Residential Street. The "Skinny Street" standards of Chapter 18.810.0030 for a Local Residential Street serving less than 500 vehicles per day will be used; and a Traffic Flow Plan illustrating where on-street parking may occur on one side, has been included with this submittal per the terms of Table 18.810.4(B). Where the northerly curb line of "A Street" is 412.5 linear feet, and therefore would typically provide roughly 20 on-street parking spaces, the existence of residential driveway curb cuts will largely preclude them, reducing the actual number to 4 on-street spaces. As illustrated on the attached Traffic Control Plan, the applicant is instead proposing that 7 on-street spaces be accommodated along the south side of "A Street." Although it provides fewer linear feet of curb line, this arrangement maximizes the number of on-street parking spaces, as curb cuts are better distributed spatially, while providing for a wider effective on-street curve. radius along the northerly travel lane to better accommodate emergency vehicles. This arrangement will also provide for better unobstructed access to proposed hydrants along the northern side of "A Street." A 46 foot right-of-way is proposed for the street with 24 feet of pavement. Five foot sidewalks are proposed for both sides of the street as are planter strips. The centerline curve has been designed to conform to Washington County/City of Tigard standards. Wilson Ridge No. 2 subdivision will not create conditions requiring a traffic impact j analysis, as 17 single-family lots are typically expected to add only roughly 10 daily vehicle trips per lot (170 total) to SW 133rd Avenue. City Engineer shall make final determinations. The new public street shall be dedicated to the City with final plat approval. The southern half of SW Bull Mountain Road will be improved and dedicated to City specifications along the frontage of the subdivision (approximately 471 linear feet). This improvement will include widening the southern half of the existing roadway and constructing curb, gutter, sidewalk and planter strip per City specifications and the objectives set forth by the TSP. An additional 2 feet of dedication is also required along SW 133rd Avenue where improvements have already occurred as part of the Summit Ridge/Alberta Rider projects (approximately 310 linear feet). Wilson Ridge No. 2 - SUB application REVISED: DECEMBER 12, 2005 277 Sanitary Sewer: Sanitary sewer service will be provided to each lot within the site by providing new individual lateral connections to a new sanitary sewer in the ROW of 'A Street'. The new sanitary sewer will then be located within an easement between lots 10 and 11, and an off-site easement along the west boundary of the Alberta Rider School site (TL 2100), where it may connect with existing sewer in Batterson Drive to the south. Surface Water Run-off: Storm water runoff will be collected via a catch basin and pipe system to a new storm drainage system within the ROW of 'A Street'. The new storm sewer will likewise be located within an easement between lots 10 and 11, and an off-site easement along the west boundary of the Alberta Rider School site (TL 2100), where it may connect with existing storm pipe in SW Bull Mountain Road to the north. The proposed storm facilities will be constructed in compliance with Resolution 91-47 whereby; Clean Water Services and the City of Tigard have agreed to enforce surface water management regulations requiring the construction of said facilities. Domestic Water: Domestic water service will be provided to each lot within the site by providing individual lateral connections to a new water line in the ROW of 'A Street' connecting to an existing main in SW 1331d Avenue. 18.810.030: STREETS 1 A. Improvements. 1. The proposed development has frontage on SW Bull Mountain Road, SW 133rd Avenue, and proposed Street A." 2. Proposed "Street A" shall meet the "Skinny Street" standards of Chapter 18.810.0030 for a Local Residential Street serving less than 500 vehicles per day. A Traffic Flow Plan has been included with this submittal per the terms of Table 18.810.4(B), which illustrates the proposed residential curb cuts and their relation to on-street parking potential. This "Skinny Street" option permits parking on one side of the street, which the applicant proposes to accommodate along the south side. This arrangement allows for maximized on-street parking, as curb cuts are better distributed spatially as compared to the north side, as well as a wider curve radius for emergency vehicles along the northerly travel lane. 3. SW Bull Mountain Road and SW 133rd Avenue, adjacent to this development, meet the standards of Chapter 18.810.030, or will be made so via half-street improvements and dedication. 8. Creation of rights-of-way for streets and related purposes. With the preliminary approval and recording of the final plat of the Wilson Ridge No. 2 subdivision, the necessary public rights-of-way will be created and dedicated. Wilson. Ridge No. 2 - SUB application REVISED: DECEMBER 12. 200'5 278 f f D. Street location, width and grade. • j The final street location, width and grade of half-street improvements on SW Bull Mountain Road and proposed 'A Street' will comply with the requirements of this Chapter and provide for appropriate service to the 17 residential lots in question as well as provide for future continuity southward toward Batterson Drive. All final grades and curves to be approved by the City Engineer per Subsection M. E. Minimum rights-of-way and street widths. The proposed public right-of-way and roadway for 'A Street' willl measure 46 feet and be sufficient to accommodate the improvements necessary for a -street generating the ADT associated with 17 single-family lots, safety, utility, lighting, emergency access, sidewalk and street tree requirements. Proposed 'A Street' meets the standards set forth by Table 18.810.1. A Traffic Flow Plan has been included with this submittal per the terms of Table 18.810.4(8). This "Skinny Street" option permits parking on one side of the street, which the applicant proposes to accommodate along the south side. This arrangement allows for maximized on-street parking, as curb cuts are better distributed spatially as compared to the north side, as well as a wider curve radius for emergency vehicles along the northerly travel lane. See the street sections on the plans for compliance review. F. Future street plan and extension of streets. A future streets plan has been submitted with this application indicating j anticipated patterns of auto travel on existing and known proposed streets in and around the subdivision within the prescribed distance of 530 feet. There are no transit stops within 530 feet of the site. The Wilson Ridge No. 2 subdivision's proposed construction of 'A Street' will intersect with SW 1331d Avenue at 90 degrees and feature an alignment stubbed to the southern property line, thereby providing for eventual connectivity southward to Batterson Drive upon future development. j. , While the City of Tigard Transportation System Plan r (excerpt at left) does not specifically call for the exact north-south oriented L connection between the R lands for the Wilson Ridge No. i 2 subdivision and Batterson Drive; it does suggest a similar scenario that is not possible given existing development patterns. That is, the completion of Alberta Rider School and construction of Batterson/ 1331d Terrace precludes strict adherence to a direct east- west connection of Batterson Drive. The applicant intends instead provide the opportunity to connect to Batterson Drive and the existing Or network to the southeast in an effort to encourage pedestrian activity and to keep block dimensions manageable in the neighborhood. Wilson Ridge No. 2 - SUB application REVISED: DECEMBER 12, 2005 279 1 I • H. Street Alignment and connections. As indicated on the plans, "Street A" meets the requirements of this Subsection. The street has been designed to facilitate direct access to and from SW 133rd Avenue for the residents of Wilson Ridge No. 2 subdivision. 1. Intersection angles. As shown on the plans, the proposed intersection of "Street A" and SW 1331d Avenue is 90 degrees, and meets the design standards of this Subsection: Alignment shall provide for a roughly 90 degree intersection with Batterson Drive. upon eventual development/build-out of the land to the south. Aside from residential driveways, which are not subject to this Subsection, this is the only intersection proposed. I Existing rights-of-way. SW Bull Mountain Road and SW 133,d Avenue are the only existing rights- of-way adjacent to the project site. Current rights-of-way meets the requirements set forth in Table 18.810.1 and the City of Tigard TSP, or will be made so via half-street improvements as illustrated in the attached plan set. M. Street names. Final name of 'A Street' shall not duplicate or be easily confused with any ~j existing street in Washington County. Final naming and numbering shall be subject to approval by the Director. N. Grades and curves. Grades on 'A Street' meet the requirements of Subsection N, and final grades and curve radii subject to approval by the City Engineer. 0. Curbs, curb cuts, ramps and driveway approaches. Concrete curbs and driveway aprons shall be constructed for each proposed lot or shared driveway as specified by Subsection O. 0. Access to arterials and collectors. Access to the Wilson Ridge No. 2 subdivision is provided via SW 1331d Avenue to proposed 'A Street', a local residential street anticipated to carry less than 500 VPD. The subdivision has been designed to minimize traffic conflicts to the greatest extent possible. No through traffic is possible as the construction of the new public street will serve only the 17 lots and be stubbed to the site's southern property line. Access into all residential lots shall be from the lower classification street, "A Street." Lots 1 - 9 shall be screened appropriately where possible from SW Bull Mountain Road by a 6 foot max. privacy-type fence. An adjustment is sought for driveways within the influence area of 133rd, a Minor Collector, which is discussed in detail above under 18.370.020, Adjustments. Wilson: Ridge No. 2 - SUB application " REVISED: DECEMBER 12. 2005 280 I Y. Street Lighting. I Street lighting shall be installed for auto, pedestrian and resident safety according to City of Tigard specifications. AA. Street cross-sections. Cross-sections of public and private streets meet the standards set forth by this Subsection and have been included in the preliminary plans for City Engineer's review. AC. Traffic Study. Preliminary indications are that the Wilson Ridge No. 2 subdivision does not require a traffic impact analysis under this Subsection. The proposal is not located at a high collision area, and the proposed 17 residential lots can typically be expected to generate only 170 vehicle trips per day. City Engineer shall make final determinations. 18.810.040: BLOCKS The Wilson Ridge No. 2 subdivision is an infill development in a semi-rural area. With the construction of 'A Street' and its eventual completion southward to Batterson Drive, a block bound by 'A Street', Batterson and SW 133rd Avenue will be formed. This block's perimeter would measure roughly 1,325 feet and effectively halve the existing block, thereby making for a more complete transportation system and more manageable pedestrian network. 18.810.060: ADDITIONAL LOT REQUIREMENTS All lot sizes, widths, shapes, and orientation are appropriate for the location and use of the development. As shown on the plans, all proposed lots meet the design requirements of this Chapter with respect to width, depth, shape and frontage. 18.810.070: SIDEWALKS Five foot concrete sidewalk constructed to City specifications shall be installed along both sides of proposed "Street A." Sidewalk to City specification has already been completed along SW 133rd Avenue as part of the Summit Ridge/Alberta Rider School projects; and this proposal calls for the addition of sidewalks to the southern side of Bull Mountain Road, thereby completing this localized portion of the pedestrian network in the vicinity of the school. Wilson Ridge No. 2 - SUB application } ^F 99 REVISED: DECPMBER 12, 2005 281 j r i 18.810.090: SANITARY SEWERS Sanitary sewer service will be provided to each lot within the site by providing new individual lateral connections to a new sanitary sewer running within the "A Street" ROW. Flow will be generally northwest to southeast, and the new sanitary sewer will turn eastward within an easement between lots 10 and 11, and then to an off-site easement along the west boundary of the Alberta Rider School site (TL 2100). At this point, the sewer will turn south, where it may connect with existing sewer in Batterson Drive to the south. 18.810.100: STORM DRAINAGE Storm water will be collected via a catch basin and pipe system to a new storm sewer running within the new ROW. Stormwater will be treated with a stormwater management vault to meet water quality requirements. Detention will be provided on-site with an underground piped system. All storm pipe shall be physically separate and independent of all sanitary pipe. Flow will be generally northwest to southeast, and the new storm sewer will turn eastward within an easement between lots 10 and 11, and then to an off-site easement along the west boundary of the Alberta Rider School site (TL 2100). At this point, the sewer will turn north, where it may connect with existing sewer in SW Bull Mountain Road to the north. 18.810.120: UTILITIES This Section requires that overhead utility lines servicing a development to be placed underground or at the election of the developer; a fee in-lieu of undergrounding can be paid at a rate determined by the City Engineer. All new utility lines will be placed underground, and those along the project's SW Bull Mountain and SW 1331d frontages will be undergrounded or fee paid prior to issuance of building permits. Wilson Ridge No. 2 - SUB application REVISED: DECI=M,BER 12, 2005 282 I ~ .I 18.785: TEMPORARY USES In accordance with this Section, the applicant is concurrently seeking a Type I approval to construct one (1) model home on the site to facilitate the sale of real property and show prospective buyers. 18.785.040.C states that "the Director may approve, approve with conditions or deny the use of any real property within the City as a temporary sales office, offices for the purpose of facilitating the sale of real property, or model home in any subdivision or tract of land within this City, but for no other purpose, provided the following criteria are satisfied:" 18.785.040.C.2. Model House: a. The model house shall be located within the boundaries of the subdivision or tract of land where the real property to be sold is situated. The proposed model house will be located within the boundaries of the Wilson Ridge No. 2 subdivision as defined on the site plan/pre-plat, on a lot to be created through the subdivision process. The model house will remain in place as a residence after the build-out of the subdivision. b. The property to be used for a model house shall be a permanently designed dwelling structure. The proposed model house will be a permanently-designed dwelling structure which will remain upon build-out of the subdivision. The model house shall be used for no other purpose than as stated in the Code per the terms set forth by this Section, and remain as a residential dwelling. The applicant is requesting that this document serve as application for model home as well as land use. Wilson Ridge No. 2 - SUB application 90 of 99 REVISED: DECEMBER 12, 200 283 1 BULL MOUNTAIN COMMUNITY PLAN • I The Bull Mountain Community Plan states: "The Bull Mountain Community Plan is one of a number of planning elements which in total comprise the Washington County Comprehensive Plan. The Bull Mountain Community Plan is an area and site specific application of County Comprehensive Planning policy and a description of community development activities envisioned for the Planning Area." The Plan continues: "The unincorporated portion of the County within the metropolitan area regional Urban Growth Boundary and outside of city planning areas is divided into a number of Community Planning Areas. The Bull Mountain Community Planning Area is one such planning area." A component of the Washington County Comprehensive Plan, the Bull Mountain Community Plan is County policy document, which is guided by County Development Code for unincorporated areas. Being that the City of Tigard, through intergovernmental agreement, has review authority for this area and requires annexation into the City as a condition of approval; it is the applicant's assertion that the Bull Mountain Community Plan does not apply to this site. That is, the applicant has filed an annexation application concurrently with this land use application; and the site will be within City limits -not unincorporated Washington County- before development occurs or land use decision is final. Therefore, a County policy can not apply to land use activity within the City of Tigard limits. Wilson Ridge No. 2 - SUB application REVISED: DECEMBER 12, 2005 284 I 1 } Nonetheless, City Planning staff has requested that the applicant address Design Element 5 of the Summit and Slopes sub-area: 5. Because trees are such an important natural and scenic resource on Bull Mountain, development in areas of standing trees shall be designed to minimize the number of trees to be cut. At the time of development no more than fifty percent of the mature standing trees (six inch diameter or greater) shall be removed from any parcel. RESPONSE: Again, the applicant wishes to assert that the elements of the Bull Mountain Community Plan are not applicable as the project site will be within City limits prior to final land use decision or development activity. However, as the City has accepted in previous applications/decisions, the site does not contain "stands" of existing trees. All existing trees within the Wilson Ridge no. 2 subdivision are proposed to be removed as they are located outside any sensitive or sloped areas and within the limits of grading for streets, home sites and building envelopes. In such a case, loss of healthy trees greater than 12" in caliper shall be mitigated on-site on a 1 inch:I inch basis per Tigard code using similar species as available. Caliper of replacement trees shall be at least 1-1/2" per Bull Mountain Community Plan. The intent of the Bull Mountain Plan is clearly to preserve old growth and/or stands of trees. There are no such "stands" of trees on the project site. The requirement for retaining 50 % of "mature" trees would therefore - - not apply. There are a total of 27 landscape and orchard trees on site greater than 12" in diameter that are scattered throughout the site in an isolated fashion. Therefore, the applicant would argue that no "stands" of trees exist. Still, mitigation will be provided for the removed trees, to occur within the 17 individual residential lots, as conceptually illustrated by the tree plan included as part of the enclosed plan set. As has been acceptable on previous applications, exact locations of final installations will be determined at the time of the permit. SUMMARY/CONCLUSION The proposed Wilson Ridge 2 subdivision complies with all applicable elements of the Comprehensive Plan and Development Code, or seeks the appropriate adjustment to accommodate the design. The proper steps have been taken to ensure compatibility with the established neighborhood character within the context of existing City of Tigard R-7 zoning. The design and number of lots proposed meet the density requirements of the site; and adequate public facilities and services exist, or are proposed, to serve the development. All utility and street improvements shall be constructed to City and other applicable standards. The proposed subdivision will create housing in a manner consistent with, and complementary to, the surrounding residential developments and complaint with zoning parameters. The applicant therefore respectfully requests that this application for subdivision with adjustments be approved. Wilson Ridge No. 2 -SUB opplicahon REVISED: DECEMBER 12, 2005 285 Pre-Application Notes • Wilson Ridge no:-2 SUB application December 13.20105 286 t f t. ' Fi.-".`-,;T1'G; ARU:,' `.tkT.- t- l - 'f a~'.' ,'.rf... • 1 Yom' i _ GARD~Otl 'Y a CflNF:ER:E •r..~• v~,: `r ^ y.ri.:r .ri:.^: z:t" isar:_,: - - ' i ! . _ • I•.. ,c.`•..s ,.`LO1K7.1.t.~~ ~~,r t ---:+t1, xt'a` 11:' - . S' • t • ' - ..1ifF: -f : r ? i'+. J ~ t r~`Mee n o es `aralid: t~p~• r _st~":~ - y_f$:- ~9. ~ ~_y f~7:SIX` 6 :~--M01t~1` • 'tf:,~i PRE-APP. MTG. DATE: ld2 7 STAFF AT PRE-APP.: "4 - RESIDENTIAL APPLICANT: lJ4alal- WA-z"- AGENT: &VeK,c e4e. iii Phone: ~M) 3e7 - 76ea Phone: ( ) PROPERTY LOCATION: ADDRESS/GENERAL LOCATION: 13 ;(6 /3z-/d Sze Aw TAX MAP(S)/LOT #(S~ 2 l c Z~®' y6y NECESSARY APPLICATIONS: S[,i3~ly~ S/~v (S via PROPOSAL DESCRIPTION: COMPREHENSIVE PLAN- MAP DESIGNATION: ZONING MAP DESIGNATION: -7 ZONING DISTRICT DIMENSIONAL REQUIREMENTS (Refer to Code Section 18. sio MINIMUM LOT SIZE: f ovosq. ft. Average Min. lot width: ft. Max. building height: 3,-- t. Setbacks: Front s' ft. Side _6 ft. Rear i S' ft. Corner _n ft. from street. MAXIMUM SITE COVERAGE: _CJ% Minimum landscaped or natural vegetation area: zc-; GARAGES: o20 ft. NEIGHBORHOOD MEETING [Refer to the Neighborhood Meeting HandouU THE. APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN. 500 FEET, INTERESTED PARTIES, AND THE CITY OF TIGARD PLANNING DIVISION of their proposal. A minimum of two (2).weeks between the mailing date and the meeting date is required. Please review the Land Use Notification handout concerning site posting and the meeting- notice. Meeting is to be held prior to submitting your application or the application will not.be accepted. • NOTE: In order to also preliminarily address building code standards, a meeting with a Plans Examiner is encouraged prior to submittal of a land use application. CITY OF TIGARD Pre-Application Conference Notes 287 Residential App6ca5o fining Division Section 21 NARRATIVE [Refer to Code Chapter18.3901 The APPLICANT SHALL SUBMIT A NARRATIVE which provides findings based on the applicable • approval standards. Failure to provide a narrative or adequately address criteria would be reason to consider an application incomplete and delay review of the proposal. The. applicant should review the code for applicable criteria. IMPACT STUDY [Refer to Code Sections 18.390.040 and 18.390.0501 As a part of the APPLICATION SUBMITTAL REQUIREMENTS, applicants are required to INCLUDE AN IMPACT STUDY with their submittal package. The impact study shall quantify the effect of the development on public facilities and. services. The. study shall address, at a minimum, the transportation system, including. bikeways, the drainage system, the parks system; the water system, the sewer.system and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property- users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur .with the dedication requirement, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the. projected impacts of the development. E~ACCESS [Refer to Chapters 18.705 and 18.7651 Minimum number of accesses: 1 "Vi`r Minimum access width: Minimum pavement width: ID' ❑ WALKWAY REQUIREMENTS [Refer to Code Chapter 183051 Within all ATTACHED HOUSING (except two-family dwellings) and multi-family developments, each residential dwelling SHALL BE CONNECTED BY WALKWAY .TO THE VEHICULAR PARKING AREA, COMMON OPEN SPACE AND RECREATION FACILITIES. RESIDENTIAL DENSITY CALCULATION [Refer to Code Chapter 18.7151- SEE EXAMPLE BELOW. The NET RESIDENTIAL UNITS ALLOWED on a particular site maybe calculated: by dividing the net area of the developable land by the minimum number of square feet required per dwelling unit as specified by the applicable zoning designation. Net development area is calculated by subtracting the following land area(s) from the gross site area: All sensitive lands areas including: ➢ Land within the 100-year floodplain; ➢ Slopes exceeding 25%; ➢ Drainageways; and ➢ Wetlands for the R-1; R-2, R-3.5, R-4.5 and R-7 zoning districts. Public right-of-way dedication: Single-family allocate 20% of gross acres for public facilities; or ➢ Multi-family allocate 15% of gross acres for public facilities; or ➢ If available, the actual public facility square footage can be used for deduction. EXAMPLE OF RESIDENTIAL DENSITY CALCULATIONS: EXAMPLE: USING A ONE ACRE SITE IN THE R-12 ZONE (3,050 MINIMUM LOT SIZE) WITH NO DEDUCTION FOR SENSITIVE LANDS Single4amily MURi-Family 43,560 sq. ft of gross site area 43,560 sq, ft of gross site area 8,712 sq. ft. (20%) for public right-of-way 6,534 sq. ft (15%) for public right-of-way NEi: 34,848 square feet HET. 37,026 square feet • = 3.050 (minimum lot area) _ 3.050 (minimum lot areal 11A Units Per Acre 121 Units Per Acre The Development Code requires that the netsite area exist for me oenwhole dwen"mg 6% NO BOUNDING BP IS PERDIfTTED. rdmimmn Project Density Is 80% of the maximum allowed density. TO DETERMINE THIS STANDARD, MULTIPLY THE MAIOMUM NUMBER OF UNITS BY.B. CITY OF TIGARD Pre-Application Conference Notes Residential Ap*atorMwning Division SecW 288 ' ❑ SPECIAL SETBACKS (Refer t. We 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 prunary structures'setback requirements] . ❑ FLAG LOT BUILDING HEIGHT PROVISIONS [Refer to Code Chapter 18.7301 MAXIMUM HEIGHT OF 1'h STORIES or 25 feet, whichever .is less in most zones; 2'h 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 18.7451 In order TO INCREASE PRIVACY AND TO EITHER REDUCE OR ELIMINATE ADVERSE NOISE OR VISUAL IMPACTS between adjacent developments, especially between different land uses, the CITY REQUIRES LANDSCAPED BUFFER AREAS along certain site perimeters. Required buffer areas are described by the Code in terms of'width.. -Buffer areas must be occupied by a mixture of deciduous and evergreen trees and shrubs and must also achieve a balance between vertical and horizontal plantings. Site obscuring screens or fences may also be required; -these are often advisable even if not required by the Code. The required buffer areas may on be occupied by . vegetation, fences, utilities, and walkways. Additional information on required- buffer area materials and sizes may be found in the Development Code. The ESTIMATED REQUIRED BUFFERS applicable to your proposal area is: Buffer Level along north boundary. Buffer Level along east boundary. Buffer Level along north boundary. Buffer Level along east boundary. IN ADDITION, SIGHT.OBSCURING SCREENING IS REQUIRED ALONG: LANDSCAPING [Refer to Code Chapters 18.745,18365 and 183051 STREET TREES ARE REQUIRED FOR ALL DEVELOPMENTS FRONTING ON A PUBLIC OR PRIVATE STREET as well as driveways which are more than 100 feet in length. Street trees must be placed either within the public right-of-way or on private property within six (6) feet -of the right-of- way boundary. Street trees must have a minimum caliper of at least two (2) inches when measured four (4) feet above grade. Street trees should be spaced 20 to 40 feet apart depending on the branching. width of the proposed. tree species at- maturity. Further information on regulations affecting street trees may be obtained from the Planning Division. A MINIMUM OF ONE (1) TREE FOR EVERY SEVEN (7) PARKING SPACES MUST BE PLANTED in and,around all parking areas in order to provide. a vegetative canopy effect. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. ❑ RECYCLING [Refer to Code Chapter 183551 Applicant should CONTACT FRANCHISE HAULER FOR REVIEW- AND APPROVAL OF SITE SERVICING COMPATIBILITY. Locating a trash recycling enclosure within a clear vision area such as at the intersection of two (2) driveways within a panting lot is. prohibited. Much of Tigard is within Pride Disposal's Service area. Lenny Hing is the contact person and can be reached at (503) 625-6177. ' CITY OF TIGARD Pre-Application Conference Notes 289 Residential Application/Planning Division section PARKING [Refer to Code Ch, > m 18365 8.183051 ► ALL PARKING AREAS AND DRIVEWAYS MUST BE PAVED. Single-family............ Requires: One (1) off-street parking space per dwelling unit; and • One (1) space per unit less than 500 square feet. ➢ Multiple-family......... Requires:. 1.25 spaces per unit for 1 bedroom; 1.5 spaces per unit for 2 bedrooms; and 1.75 spaces per unit for 3 bedrooms. Multi-family dwelling units with more than ten (10)- required spaces shall. provide parking for the use of guests and shall consist of 15% of the total required parking. NO MORE THAN 50% OF REQUIRED SPACES MAY BE. DESIGNATED AND/OR DIMENSIONED AS COMPACT SPACES. Parking stalls shall be dimensioned as follows: ➢ Standard parking space dimensions: 8 feet. 6 inches X 18 feet, 6 inches. ➢ -Compact parking space dimensions: 7 feet. 6 inches X 16 feet, 6 inches. ➢ Handicapped parking: AII. parking areas shall provide appropriately-located and dimensioned disabled person parking spaces. The minimum-number of disabled person parking spaces to be provided, as well as the parking stall dimensions, are mandated by the Americans with Disabilities Act (ADA). A handout is available upon.request. A handicapped parking space symbol shall be painted on the parking space surface and an appropriate sign shall be posted. ❑ BICYCLE RACKS [Refer to Code Secdon 18.765) 'BICYCLE RACKS are required FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL DEVELOPMENTS. Bicycle racks shall be located in areas protected from automobile traffic and in convenient locations. . ❑ SENSITiYE. LANDS [Refer to Code Chapter 18.7151 The Code provides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR DEVELOPMENT DUE TO . AREAS WITHIN THE .100-YEAR FLOODPLAIN, NATURAL DRAINAGEWAYS, WETLAND AREAS, ON SLOPES IN EXCESS OF 25 PERCENT, OR ON UNSTABLE GROUND. Staff will attempt to preliminary identify sensitive lands areas at the pre- application conference based on available information. HOWEVER, the responsibility to precisely identify sensitive land areas, and their boundaries, is the responsibility of the applicant. Areas meeting the definitions of sensitive lands must be clearly indicated on plans submitted with the development application. Chapter 18.775 also provides regulations for the use, protection, or modification of sensitive lands areas. RESIDENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS. ❑ . STEEP SLOPES [Refer to Code Section 18.775.070.C1 When -STEEP SLOPES exist, prior to issuance of a final order, a geotechnical report must be submitted which addresses the approval standards of the Tigard Community Development Code Section 18.775.080.C. The report shall be based upon field exploration and investigation and shall include specific recommendations for achieving the requirements of Section 18.775.080.C. CLEANWATER SERVICES [CWSI BURR STANDARDS [Refer to R a 0 96-WUSA Regulations - Chapter 31 LAND DEVELOPMENT ADJACENT.TO SENSITIVE AREAS shall preserve and maintain or create a vegetated corridor for a buffer"wide enough to protect the water quality functioning of the sensitive area. Design Criteria: The VEGETATED CORRIDOR WIDTH is dependent on the sensitive area. :The following table identifies the required widths: CITY .OF TIGARD Pre-Application Conference Notes 290 Residential Appkdon/Planning Division section TABLE 3.1 VEGETATED CORRIDOR WID'►. _.i SOURCE: CWS DESIGN AND CONSTRUCTION STANDARDS MANUAURESOLUTION S ORDER 96-44 .t, ~j F';%a,.•~ y SLOPE.ADyA - CEN ETATED wxz :SEN.SITIVE..AREA F N1TlON;:- t t' z TO`SENSITIVE-r AREA CQRRIDOR=1'EiZtiS1DE • Streams with intermittent flow draining: <25% 0 10 to <50 acres 15 feet 0 >50 to <100 acres 25 feet • Existing or created wetlands <0.5 acre 25 feet • Existing or created wetlands >0.5 acre <25% 50 feet ♦ Rivers, streams, and springs with year-round flow Streams with intermittent flow draining >100 acres • Natural lakes and ponds Streams with intermittent flow draining: >25% 30 feet 10 to. <50 acres t► >50 to <100 acres 50 feet • . Existing or created wetlands >25% Variable from 50-200 feet. Measure Rivers, streams, and springs with year-round flow ih 25-foot increments from the starting Streams with intermittent flow draining >100 acres point to the top of ravine (break in Natural lakes and ponds <25% slope), add 35 feet past the top of ravine3 starting point for measurement = edge of the defined channel (bankful flow) for streamstrivers, delineated wetland boundary, delineated spring boundary, and/or average high water for lakes or ponds, whichever offers greatest resource protection. Intermittent springs, located a minimum of 15 feet within the river/stream or wetland vegetated corridor, shall not serve as a starting point for measurement 2Vegetated corridor averaging or reduction-is allowed only when the vegetated corridor is certified to be in a marginal or degraded condition. 3The vegetated corridor extends 35 feet from the top of the ravine and sets the outer boundary of the vegetated corridor. The 35 feet may be reduced to 15 feet, if a stamped geotechnical report confirms slope stability shall be maintained with the reduced setback from the top of ravine. Restrictions in the Vegetate Corridor: NO structures, development, construction activities, gardens, lawns, application of chemicals, dumping of any materials of any kind, or other activities shall be permitted which otherwise detract from the water quality protection provided by the vegetated corridor, except as provided for in the USA Design and Construction Standards.. Location of Vegetated Corridor: IN ANY RESIDENTIAL DEVELOPMENT WHICH CREATES MULTIPLE PARCELS or lots intended for separate ownership, such as a subdivision, the vegetated corridor shall be contained in a separate tract, and shall not be a part of any parcel to be used for the construction of a dwelling unit. CWS Service Provider Letter: PRIOR TO SUBMITTAL of any land use applications, the applicant must obtain a CWS Service Provider Letter which will outline'the conditions necessary to comply with the R&O 96-44 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 183801 SIGN PERMITS MUST BE OBTAINED PRIOR TO INSTALLATION OF ANY SIGN in the City of Tigard.- A "Guidelines for Sign Permits" handout is-available upon request. Additional sign area or height beyond Code standards may be permitted if the sign proposal is 'reviewed as part of a development review application. Alternatively, a Sign Code Exception application may be filed for Director's review. TREE REMOVAL PLAN REQUIREMENTS [Refer to Code Section 18390.030.CJ A TREE PLAN FOR THE PLANTING, REMOVAL AND PROTECTION OF TREES prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, partition, site development review, planned development, or conditional use is filed. Protection.is preferred over removal where possible.., CITY OF TIGARD Pre-Application Conference Notes Residential AppkafiowRanning Division Section 291 • THE TREE PLAN SHA' INCLUDE the following: t ➢ Identification of the location, size, species, and condition of all existing trees .greater than 6- inch caliper. • ➢ Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060.D according to the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: Retainage of less than 25% of existing trees over 12 inches in caliper requires.a mitigation program according to Section 18.150.070.D. of no net loss of trees; Retainage of from 25 to 50% of existing trees over 12 inches in caliper. requires that two-thirds of the trees to be removed,be mitigated according to Section 18.790.060.D.; Retainage of from 50 to 75% of existing trees over 12 inches in. caliper requires that 50% of the trees to be removed be mitigated according to Section 18.790.060.D.; Retainage of 75% or greater of existing trees over 12 inches in caliper requires no mitigation; ➢ Identification of all trees which are proposed to be removed; and ➢ A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. TREES REMOVED WITHIN THE PERIOD. OF ONE (1) YEAR PRIOR TO A DEVELOPMENT APPLICATION LISTED ABOVE will be inventoried as part of the tree plan above and will be replaced according to Section 18.790.060.D. W MITIGATION [Refer to Code Section 18.790.060.EJ REPLACEMENT OF.A TREE shall take place according to the following guidelines: ➢ A replacement tree shall be a substantially similar species considering site characteristics. ➢ If a replacement tree of the species of the tree removed or damages is not reasonably available, the Director may allow replacement with a different. species of "equivalent natural resource value. ➢ If a replacement tree of the size cut is not reasonably available on the local market or would not be viable, the Director shall require replacement with more than one tree in accordance with the following formula: The number of replacement trees required shall be determined by dividing the estimated caliper size of the tree removed or damaged, by the caliper size of the largest reasonably available replacement trees. If this number of trees cannot be viably located on the subject property, the Director may require one (1) or more replacement trees to be planted on other property within the city, either public property or, with the consent of the owner; private property.. ➢ The planting of a replacement tree shall take place in a manner reasonably calculated to allow growth to maturity. IN LIEU OF TREE REPLACEMENT under Subsection D of this section, a party may, with the consent of the Director, elect to compensate the City for its costs in performing such tree replacement. CLEAR VISION.AREA [Refer to Code Chapter 183951 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 292 Residential App4ca5on/Mannirg Division Section FUTURE STREET PLAN AND E1(1 ,LION OF STREETS [Refer to Code Sectio._ ~h.810.030.FJ A FUTURE STREET PLAN shall: ➢ Be filed by the applicant in conjunction with an application for a subdivision or partition. The • plan shall show the pattern of existing and proposed future streets from the boundaries of the proposed land division and shall-include boundaries of the proposed land division and shall include other parcels within 200 feet surrounding and adjacent to the proposed land division. ➢ - Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and pedestrian facilities on or within 500 feet of the site. Where necessary to give access or permit a satisfactory future division of adjoining.land, streets shall be extended to the boundary lines of the tract to be developed. ADDITIONAL LOT DIMENSIONAL REQUIREMENTS [Refer to Code Section 18.810.0601 MINIMUM LOT FRONTAGE: 25 feet unless lot is created through the minor land partition process. Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum 15-foot wide access easement. The DEPTH OF ALL LOTS SHALL NOT EXCEED 2'/ TIMES THE AVERAGE WIDTH, unless the parcel is less than 1'/z times the minimum lot size of the applicable zoning district. BLOCKS (Referto Code Section 18.810.090) . The perimeter of BLOCKS FORMED BY STREETS SHALL NOT EXCEED 1,800 FEET measured along the right-of-way center line except where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development. When block lengths greater than 330 feet are permitted; pedestrian/bikeways shall be provided through the block. CODE CHAPTERS 18.330 (conditional use) 18.620 (Tigard Triangle Design Standards) X18.765 (off-street P~oacrng Requirements) 18.340 (Directors interpretation) 18.630 (washington square Regional cer* _ 18.775 (sensitive Lands Review) 18.350 (Planned Developmerd) -1c 18.705 (AacesslEgrewcirartation) 18.780 (signs) _ 18.360 (site Development Review) 18.710 (AccessoryResidential Units) 18.785 (Temporary Use Permits) 18.370 (varianceslAdjustments) ✓ 18.715 (Density computations) -Jef-11 8.790 (Tree Removal _ 18.380 going Mapffe dAmendments) 18.720 (Design compa%Ry standards) 18.795 (visual clearance Areas) - 18.385 (M-wenaneos Pemtils) __z- 18.725 (Environmental Performance standards) 18:798 (wireless Communication FaaTities) _JV 18.390 (Derision Making Procedureshmpact study) 18.730 (Exceptions To Development standards) 18.810 (street & utility improvement standards) 18.410 (tot Line Adjustments) 18.740 (Frslodc overlay) 18.420 (land Partitions) 18.742 (Home ooarpation Permits) 18.430 (subdivision) 18.745 (landscaping & screening standards) 18.510 (Residential Zoning Districts) 18.750 (Manubauredmou dome Regulations) _ 18.520 (comm>erdal zoning Districts) 18.755 (KD2d Solid WastelRerycling storage) _ 18.530 (industrial zoning Districts) 18.760 (Nonconiomming Situations) CITY OF TIGARD Pre-Application Conference Notes 293 Residential AppficatonlPlanning Division Section ADDITIONAL CONCERNS OR COMMI • .~i)i7P~ ar`/~i2 7a ~v1s~n~~~rav ® b~ybZv~'~n~~vr~t~~ Tofu . PROCEDURE Administrative Staff Review. Public hearing before the Land Use Hearings Officer. Public hearing before the Planning Commission. Public 'hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. APPLICATION SUBMITTAL PROCESS All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the Community Development Department at Tigard City Hall- offices. PLEASE NOTE: Applications submitted b mail or dropped off at the counter without.Plannin ivision acce tance ma be returned. The Planning counter closes at 5:00 PM. Ma submitted with an application shall be folded IN ADVANCE to 81/2' x 11". One 8'/2' x 11 ma o a ro OSe ro ect shall also be submitted or attachment tote staff report or administrative decision. Applications with'un o ed maps shall not be accepted. . The Planning Division and Engineering Department will perform a preliminary review of the application and will determine whether ;an application is complete -within 30 days of the counter submittal. Staff will notify the applicant if additional information or additional copies of the submitted materials are required. CITY OF TIGARD Pre-Application Conference Notes 294 Residential Appication/Manning Division Section The administrative de& h or public hearing will typically occu. bproximately 45 to 60 days after an application is accepted as being complete by the Planning.Division. Applications involving difficult or protracted issues or. requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning . staff are issued seven (7) days prior to the public hearing A 10-day public appeal eriod follows all land use decisions. An appeal on this matter would be heard by the Tigard - .c A basic flowchart which illustrates the review process'rs avai a le om the, Planning Division upon request. Land use applications requiring a public hearing must have notice posted on-site by the applicant no less than 10 days prior to the public hearing. This PRE-APPLICATION CONFERENCE AND THE NOTES OF THE CONFERENCE ARE INTENDED TO INFORM the prospective applicant of the primary Community. Development Code requirements applicable to the potential development of 'a particular site and to allow the City staff and prospective applicant to discuss the opportunities and constraints affecting development of the site. SUBDIVISION PLAT NAME RESERVATION [County Surveyors Office: 503-648-88841 PRIOR TO SUBMITTING A SUBDIVISION LAND USE APPLICATION with the City of Tigard, applicants are re uired_ to complete and file a subdivision plat naming request with the Washington County Surveyor's Office in order to obtain approvallreservation for any subdivision name. Applications will not be accepted as complete until the City receives the faxed confirmation of approval from the County of the Subdivision Name Reservation. BUILDING PERMITS PLANS FOR BUILDING AND OTHER RELATED PERMITS WILL NOT BE ACCEPTED FOR REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. Final inspection approvals by the Building Division will not be granted until there is compliance with all conditions of development approval. 'These pre-application notes do not include comments from the Building Division. For proposed buildings or - modifications to existing buildings, it is recommended to contact a Building' Division Plans Examiner to determine if there are building code issues that would prevent the structure from being constructed, as proposed. Additionally, with regard to Subdivisions and Minor Land Partitions where any structure to be demolished has system development charge (SDC) credits and the underlying parcel for that structure will be eliminated when the new plat is recorded, the Citv's policy is to apply those system development credits to the first building permit issued in the development (UNLESS OTHERWISE DIRECTED.BY THE DEVELOPER AT THE TIME THE DEMOLITION PERMIT IS OBTAINED). PLEASE NOTE: The conference an notes cannot cover a e reulremen s an aspects re ate to site planning that should apply to the development of your site plan.' Failure of the staff to provide information required by the Code shall not constitute a waiver of the applicable standards or requirements. It is recommended that a prospective applicant either obtain and read the Community Development Code or ask any questions of City staff relative to Code requirements prior to submitting an application. AN ADDITIONAL PRE-APPLICATION FEE AND CONFERENCE WILL BE REQUIRED IF AN APPLICATION PERTAINING TO THIS PRE-APPLICATION CONFERENCE IS SUBMITTED AFTER A PERIOD OF MORE THAN SIX (6) MONTHS FOLLOWING THIS CONFERENCE (unless deemed as unnecessary by the Planning Division). PREPARED BY. CITY OF TIGA P NI DIVISION - STAFF PERSON HOLDING PRE-APP. MEETING PHONE: 503-639-4171 FAX.' 503-684-1297 EMAIL Cstafr's fart mom)@d.tigard.or.us TITLE 18 (CITY OF TIGARD'S COMMUNITY DEVELOPMENT (ODE) INTERNET ADDRESS: wwW.cl.tigard.or.us H:lpa"asteriRe-App Notes Residential.doc Updated: 15-Dec-04 (Engineering section: preapp.eng) CITY OF TIGARD Pre-Application Conference dotes 295 Residential AppUcatorManning Division Section PRE-APPLICATION CONFERENCE NOTES ➢ ENGINEERING SECTION Q Comm nntyD e&pment Shaping A (Better Community PUBLIC FACILITIES Tax Maptsl: 2S109AC Tax Lolls): 1900 /2000 Use Type: SUB 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 Bull Mountain Road to 35 feet from centerline (3-lane Collector) ® SW 133`d Avenue to 27 feet from centerline (Neighborhood Route) ® SW Interior Street to 54 feet (Local) ❑ SW to feet Street improvements: ® Half street improvements will be necessary along SW Bull Mountain Road, to include: ® 23 feet of pavement from centerline ® concrete curb ® storm sewers and other underground utilities ® 6-foot concrete sidewalk with 5 foot planter strip ® street trees sized and spaced per TDC • ® street signs, traffic control devices, streetlights and a two-year streetlight fee. ❑ Other: CITY OF TIGARD Fr PlIcadon Conference Notes 296 Engineering Oeparment Secdon ~~y ® Half street improvements will be necessary along SW 133x` „venue, to include: ® 16 feet of pavement from centerline (24 feet total is the minimum required) ® concrete curb ® storm sewers and other underground utilities ® 5-foot concrete sidewalk with 5 foot planter strip ® street trees sized and spaced per TDC ® street signs, traffic control devices, streetlights and a two-year streetlight fee. ❑ Other: ® Full street improvements will be necessary along SW Interior Street, to include: Z. 32 feet of pavement from curb to curb ® concrete curb ® storm sewers and other underground utilities ® 5-foot concrete sidewalk with 5 foot planter strip ® street trees sized and spaced per TDC ® street signs, traffic control devices, streetlights and a two-year streetlight fee. ❑ Other: • ❑ street improvements will be necessary along SW , to include: ❑ feet of pavement ❑ concrete curb ❑ storm sewers and other underground utilities ❑ -foot concrete sidewalk ❑ street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. ❑ Other: ❑ street improvements will be necessary along SW , to include: ❑ feet of pavement ❑ concrete curb ❑ storm sewers and other underground utilities ❑ -foot concrete sidewalk ❑ street trees ❑ street signs, traffic control devices, streetlights and a two-year.streetlight fee. CITY Of TIUHD Pre-UpGcatlon Conference Notes 297 Engineering DepartmentSeotlan ❑ Other: Agreement for Future Street Improvements: • In some cases, where street improvements or other necessary public improvements are not currently practical, the improvements may be deferred. In such cases, a condition of development approval may be specified which requires the property owner(s) to provide a future improvement guarantee. The City Engineer will determine the form of this guarantee. The following street improvements may ' be eligible for such 'a future improvement guarantee: 0) (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, at.the election of the developer, 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 proposed, 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 Bull Mountain Road and 133rd Avenue. The City Engineer expects that developments will place the utilities -underground. Any request to pay the fee-in-lieu must be approved by the City Engineer. Prior to issuance of building permits, the applicant shall either place-these utilities • underground, or pay the fee in-lieu described above. Sanitary Sewers: The nearest sanitary sewer line to this property is a(n) 8 inch line which is located in Batterson Street. The proposed development must be connected to a public sanitary sewer. It is.the developer's responsibility to extend the public sewer to the property limits to serve unsewered parcels upstream. The applicant shall contact CWS for review and approval of the proposed sewer system and connection to the existing CWS system. Water Supply: The City of Tigard (Phone:(503) 639-4171) 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. Fire Protection: Tualatin Valley Fire and Rescue District (South Division) [Contact: Eric McMullen, (503) 612-7010] 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. Cull OF TIGARD Pre-Application Conference Notes 298 Falneerlog Department Section Storm Sewer Improvements- I All proposed development within the City shall be designed such that storm water runoff is conveyed to an approved public drainage system. The applicant will be required to submit a proposed storm • drainage plan for the site, and may be required to prepare a sub-basin drainage analysis to ensure that the proposed system will accommodate runoff from upstream properties when fully developed. The applicant shall submit plans and calculations to both CWS and the City of Tigard for review. CWS will issue the permits for the public storm sewer. Detention will likely be required. Storm Water Quality: The City, has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) (Resolution and Order No. 00-7) which requires the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from impervious surfaces. The resolution contains a provision that would allow an applicant to pay a fee in-lieu of constructing an on- site facility provided specific. criteria are met. The City will use discretion in determining whether or not the fee in-lieu will be offered. If the fee is allowed, it will be based upon the amount of impervious surfaces created; for every 2,640 square feet, or portion thereof, the fee shall be $210. Preliminary sizing calculations for any proposed water quality facility shall be submitted with the development application. It is anticipated that this project will require: ® Construction of an on-site water quality facility. ❑ Payment of the fee in-lieu. • Submit plans and calculations to both CWS and City of Tigard for review. CWS will issue the permits for the water quality facility. Other Comments: All proposed sanitary sewer and storm drainage systems shall be designed such that City maintenance vehicles will have unobstructed access to critical manholes in the systems. Maintenance access roadways may be required if existing or proposed facilities are not otherwise readily accessible. 1) Must provide preliminary sight distance certification for new public street with the Land Use application. 2) Must address 18.705.030. H. 2, 3 & 4. 3) Provide future street plan and profile for extension through Larson property to the south. CITY OFTIGAR0 Pre-Application Conference Notes 299 Engineering Department Section TRAFFIC IMPACT FEES In 1990, Washington County adopted a county-wide Traffic Impact Fee (TIF) ordinance. The Traffic Impact Fee 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 TIF is based on the proposed use of the land, the size of the project, and a general use based fee category. The TIF shall be calculated at the time of building permit issuance. In limited circumstances, payment ofthe TIF may be allowed to be deferred until the issuance of an occupancy permit. Deferral of the payment until occupancy is permissible only when the TIF is greater than $5,000.00. Pay the TIF. 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 professional engineer must be submitted for review and approval. The Engineering Department fee structure for this permit is considered a cost recovery system. A i deposit is collected with the application, and the City will track its costs throughout"the life of the permit, and will either refund any remaining portion of the deposit, or invoice the Permittee in cases where City costs exceeds the deposit amount. NOTE: Engineering Staff time will also be tracked for any final design-related assistance provided to a Permittee or their engineer prior to submittal of a PFI permit application. This time will be considered part of the administration of the eventual PFI permit. The Permittee will also be required to post a performance bond, or other such suitable security.. Where professional engineered plans are required, the Permittee must execute a Developer/Engineer Agreement, which will obligate the design engineer to perform the primary inspection of the public improvement construction work. The PFI permit fee structure is as follows: NOTE: If an PFI Permit is required, the applicant must obtain that permit prior to release of any permits from the Building Division. Building Division Permits: The following is a brief overview of the type of permits issued by the Building Division. For a more detailed explanation of these permits, please contact the Development Services Counter at 503-639-4171, ext. 304. • Site Improvement Permit (SIT). This permit is generally issued for all new commercial, industrial and multi-family projects. This permit will also be required for land partitions where lot grading and private utility work is required. This permit covers all on-site preparation, grading and utility work. Home builders will also be required to obtain a SIT permit for grading work in . CRY Of nGUD Pre-AppGcadon Conference Motes EnglneadnD DepanmentSection 300 cases where the lot they are working on has slopes excess of 20% and foundation excavation material i:...6t to be hauled from the site. Building Permit (BUP). This permit covers only the construction of the building and is issued • after, or concurrently with, the SIT permit. Master Permit (MST). This permit is issued for all single and multi-family buildings. It covers all work necessaryfor building construction, including sub-trades (excludes grading, etc.). This permit can not be issued in a subdivision until the public improvements are substantially complete and a mylar copy of the recorded plat has been returned by the applicant to the City. For a land partition, the applicant must obtain an Engineering Permit, if required, and.return a mylar copy of the recorded plat to the City prior to issuance of this permit. Other Permits. There are other special permits, such as mechanical, electrical and plumbing that may also be required. Contact the Development Services Counter for more information. GRADING PLAN REQUIREMENTS FOR SUBDIVISIONS All subdivision projects shall require a proposed grading plan prepared by 'the design engineer. The engineer will also be required to indicate which lots have natural slopes between 10% and 20%, as well as lots that have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections will be required when the lots develop. The design engineer will also be required to shade all structural fill areas on the construction plans. In addition, each homebuilder will be required to submit a specific site and floor plan for each lot. The site plan shall include topographical contours and indicate the elevations of the corners of the lot. The builder shall also indicate the proposed elevations at the four corners of the building. PREPARED BY: 1 27.05 ENGINEERING DEPARTMENT STAFF DATE Phone: 15031639-41x1 Fax: 15031624-0152 document2 Revised: September 2, 2003 CITY OFTIGARD Pre-Application Conference Notes 301 Engineering Uepartrnem section 1 1 PRE-APPLICATION CONFERENCE REQUEST CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 FAX: (503) 684-7297 GENERAL INFORMATION FOR STAFF USE ONLY Applicant:Venture Properties, Inc. Address:4230 Galewood St. Suite 100 Phone:503-387-7600 _ Case No.: ?Rf a o OS - OW 5 5 City:Lake Oswego. Oregon Zip:97035 Receipt No.: Application Accepted Contact Person:Wendy Hemmen Phone: By: ~y Date: 10 -1i' -OS Property Owner/Deed Holder(s): Rick and Cheryl Gimlin DATE OF PRE-APP:: /0 -Q-7-0-6- Douglas and Charlene Potter TIME OF PRE-APP.: 01= 0a Address: 13280 & 13210 SW Bull Mtn Rd -Phone: PRE-APP. HELD WITH: City: Tigard Oregon Zip: 97224 Rev. 7/1/05 i:lcurplnVnasters\reviseffre-AppRequestdm Property Address/Location(s): Bull Mountain Rd and 133rd Ave. • Southeast comer REQUIRED SUBMITTAL ELEMENTS (Note: applications will not be accepted without the required submittal elements) Tax Map & Tax Lot #(s): 2S109AC 2000 and 1900 Zoning: R-7 Pre-Application Conf. Request Form Site Size: 2.57 ac 4 COPIES EACH OF THE FOLLOWING: " Brief Description of the Proposal and PRE-APPLICATION CONFERENCE INFORMATION any site lspecifc questions/issues that you would like to have staff research prior to the meeting. All of the information identified on this form are required to be Site Plan. The site plan must show the submitted by the applicant and received by the Planning Division a d lots and/or building layouts minimum of one (1) week prior to officially scheduling a proposdrawne a scale. Also, show the location prepare Pre-applicationconference date/time to allow staff ample time to of the subject property in relation c the . nearest streets; and the locations of A pre-application conference can usually be scheduled within 1-2 driveways on the subject property and weeks of the Planning Division's receipt of the request for either across the street. Tuesday or Thursday mornings. Pre-application conferences are The Proposed Uses. one (1) hour long and are typically held between the hours of ❑ Topographic Information. Include 9:00-11:00 AM. Contour Lines if Possible. t/or9Ui PRE-APPLICATION CONFERENCES MUST BE SCHEDULED IN ❑ If the Pre-Application Conference is for PERSON AT THE COMMUNITY DEVELOPMENT COUNTER FROM i a MONOPOLE project, the applicant 8:00-4:00/MONDAY-FRIDAY. must attach a copy of the letter and proof in the form of an affidavit of • IF MORE THAN 4 PEOPLE ARE EXPECTED TO ATTEND THE mailing, that the collocation protocol was PRE-APPLICATION CONFERENCE IN YOUR GROUP, PLEASE completed (see Section 18.798.080 of INFORM THE CITY IN ADVANCE SO THAT ALTERNATE ROOM the Tigard Community Development ARRANGEMENTS CAN BE MADE TO ACCOMMODATE THE Code). GROUP. Filing Fee $351.01- 302 OTY OF TIGARD i 10i1 5 13125 SW Hall Blvd. 2:12~M Tigard, Oregon 97223 (503) 639-4171 Receipt 27200500000000005279 Date: 10/18/2005 Line Items: Case No Tran Code Description Revenue Account No Amount Paid PRE2005-00095 [ULANUS] PreApp Conf 255-0000-438000 306.00 PRE2005-00095 [ULRPF] LR Planning Surcharge 255-0000-438050 45.00 Line Item Total: $351.00 Payments: _ Method Payer User. ID AcctJCheck No. Approval No. How Received Amount Paid Check VENTURE PROPERTIES, INC CAC 17695 In Person 351.00 Payment Total: $351.00 w 0 w Pt Page 1 of 1 October 2005 November 2005 S M T W T F S ` I S M T W T F S 30 31 1 / 1 2 3 4 5 2 3 4 5 6 7 8 6 7 8 9 10 11 12 9 10 11 12 13 14 15 13 14 15 16 17 18 19 • 16 17 18 19 20 21 22 20 21 22 23 24 25 26 23 24 25 26 27 28 29 Thursday, October 27, 2005 27 28 29 30 -Pre-Apps CD Meetings Early 8:00 AM ' 9:00 AM. (9:00 AM - 10:00 AM) Pre-App Wendy Hemmen 503-387-7600 Bull Mtn Rd/133rd SUB 10:00 AM (10:00 AM - 11:00 AM) Pre-App Ken Sandblast 503-684-1020 12865 SW Beef Bnd Rd SUB 11:00 AM (11:00 AM - 12:00 PM) Pre-App 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM Late Tasks Notes Cheryl Caines 1 304 ! t COMMUNITY DEVELOPM'ENT Pre:Application Project Description 13280 4- 13210 SW Bull Mountain Road A.\ 0,400 'Tax Map 2S109AC, Lot 2000 (see also pre-app'for TL 2S109AC 1900) Pursuant to a pre-application conference for a 104ot subdivision for TL 2S 109AC 1900, the applicant is proposing a 1.6 lot single family detached - subdivision development at the site described as tax lot 1900- 2000 on tax map i S109AC. The applicant has secured additional property adjacent to the original site, and is now proposing 16lots :(net 6 gain since:,original pre-app):. The site is located at thesoutheast corner:of SW Bull Mountain Road and SW 1331d Avenue. ..Proposed access will be from SW 133rd Avenue,. the lower -classification of the 2 streets, via a new public local street which intersects with 1.331d between Bull Mountain Road and Batterson. Drive. The new public street 'is to be stubbed to the site's southem property line for future service/extension • to 1.800 south to Batterson and provides direct access to lots 1 - l S. Lot 1.6 is proposed to have a driveway directly onto SW 133rd. TL 2000 is. 1.05 acres, and the resulting composite site is 2.53 acres., with City of Tigard R-7 zoning (Washington. County R-6). Existing surrounding land uses are primarily single-family detached residential, .much of which occurs in subdivisions such as Arbor Summit and Summit Ridge to the southeast of the site, Three Mountains Estates and, the recently- -approved Wilsoan Ridge to the northwest of the site. Many large lot single family residences still. exist .nearby, but the Bull Mountain area is undergoing. a transition from. low density/semkrural to medium density; as evidenced by this and many other recent subdivisions. The new Alberta Rider school is located southeast .of the site. The site slopes generally from high points in the west-northwest portion of the site (roughly 600 feet) to low points in the east-southeast portion of the site (roughly 585 feet).. Enclosed with'/. copies of this brief project description are: 1. pre-application. conference request form copies) 2. conceptual site plan V copies): 4 f 3.. aerial photograph. V copies) 4. pre=app conference fee of $351.00 5 Ran esi. Vt2 2n, 4h3~$1?I . ~Jrtland, B;nr, y7i23 U-1 Sl'3-4s2-EUU3 IF! 5013.45-1-W3 305 .o 0 M r 1 1 1 1 1 , I o 1 1 1 r r 1 t 1 ~m1 5,872 SF di 1 2 t 1 4'y y 4.753 SF !!i ` Jj f' 3p p. 36 A"". 1 !C *c _ _ J i SF g 30.6 14.0' S' _ ! ! 4.004 SFO 1 1 t J27•,f 4 j~11/ 4.004 SF 67lI '1 r. Sao' 1 v _ s °J t f S-WEET + t 00 fill g 1 1+00 ~A A 4 . n4f ! 1 4.004 SFZ/J! . wo t wSa r ! t 1 1 4.125 SF tl I 4! ~ ~ 1_ 62.6 ~ y. ` SOp"•`~." ~ ~r 8 p y Q 1 _ .':.SI:' x H 5,246 SF i.•'1 1 1 n~ tea, . r, SSip ~~'47rx- ~ x - ~J'•"`7z___ _ w} 1 1 M 1 ` . 1 4 r ~ ml M 5.858 51 1 { y a a cej 1q I/ °7'e~ROWS$t r 1 6,045 SF 1 7 1 i. f/ 5.225 > f V£ 1 y 13 jam. `;rD • ;,d 7 N t- 1 6,041 + $ / 12 SF .4/ 1' 4 ''99? S~ p•- 11 1 1 t 4,827 / y g, Y r It~ti l 77 '4 y 1 10 1 nl ft t t 1B 1 J1 U_- 11 1 •t a It 5499 SF t 1 5.054 SF it c L- 67A 4 6489 4+94f101 t ...SS 45.9.r 1 PT m 1 -W100,~0•_~~ ~ ' ( Is.....-~ E6~► ~ { lye ~ ^8r3~ ~ _ _ 11 ~ 1' 1' ~ gITE P~qN ~ALE~ i L"ead ® , o. 2 site ~ ~~ffi Wilson M- °2004 *W pb"° ~ , y( w ~yy r y t ?w, F s atavo~' w~ v~et+n`~ioa.c+gteK ~tlro Oy.+'k°°~~r: Csntrf Cr+~v1°d bN W Q i C; fc • ttic~•'S'.-.. 1., '.i~ i:.r ~j. < _i} -J• , i :....sue r .L• - - s . __x . . ~ QTTOP~1GAiID:ORPQ019 . Sw .mot t:. •,5'. '-i s-- - _ -071Lm-C t e r,%i„k ;y.•','i' - n!` - :,f -.Jy: r:is=' .:k.i :il...: .6:. ...•:E"""` '.a' :i:c• ,.0.l•.:+':' - - p:x' ~ x p %`i `.,5 ry ~{{ma~yy..' ammuni ~_K 3. PPKP o- M -1V lali0:f-:r:31X: 60 iitfi~s Q1 - Pt 91*1 PRE-APP. MTG. DATE: STAFF AT PRE-APP.: P - - - RESIDENTIAL APPLICANT: YAM .p AGENT:. Phone: ( ) Phone: - PROPERTY LOCATION: ADDRESSIGENERAL LOCATION: 3z R&, TAX MAP(SYLOT #(S)- oZ 5 a. A e e. 17&o NECESSARY APPLICATIONS: 5 v~ Jt yi~~cn (S v~ PROPOSAL DESCRIPTION: O - o 1 ~u.k-5c k7- -,,f i~ FIiJ Sao~!%s~o 1 COMPREHENSIVE PLAN- , MAP DESIGNATION: ~~h~lJm P&7S9:~i ZONING MAP DESIGNATION: ZONING DISTRICT DIMENSIONAL REQUIREMENTS [Refer to Code Section 18. T-1ID MINIMUM LOT SIZE: S o1:90sq. ft. Average Min. lot width: 5'n ft. Max. building height: ft. Setbacks: Front IF ft. 1 Side ft. Rear !5' ft. Corner /v ft. from street. MAXIMUM SITE COVERAGE: Minimum landscaped or natural vegetation area: 2d GARAGES: ;2- 0 ft NEIGHBORHOOD MEETING [Refer to the Neighborhood Meeting Handout] THE APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN. 500 FEET, INTERESTED PARTIES, AND THE CITY OF TIGARD PLANNING DIVISION of their proposal. A minimum of two (2)-weeks between the mailing date and the meeting date is required. Please review the Land Use Notification handout concerning site posting and the meeting notice. Meeting is to be held prior to submitting your application or the application will not.be accepted * NOTE: In order to also preliminarily address building code standards, a meeting with a Plans Examiner is encouraged prior to submittal of a land use application. CITY OF TIGARD Pre-Application Conference Notes 308 Residential Appau§w lPlmning Division Section NARRATIVE (Refer to Code Chapter 18.3901 The APPLICANT SHALL SUBMIT A NARRATIVE which provides.findings based on the applicable approval standards. Failure to provide a narrative or adequately address criteria would be reason to consider an application incomplete and delay review of the :proposal. The applicant should review the code for applicable criteria. IMPACT STUDY (Refer to Code Sections 18.390.040 and 18.390.0501 As a part of the APPLICATION SUBMITTAL REQUIREMENTS, applicants are required to INCLUDE AN IMPACT STUDY with their submittal package. The impact study.shall quantify the effect of the development on public facilities and services. The study shall -address, at a minimum, the transportation system, including. bikeways, the drainage system, the parks system; the water system, the sewer.system and the noise impacts of the development. For each public facility system and type Of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property. users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirement, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the. projected impacts of the development. ACCESS (Refer to Chapters 18.705 and 18365) Minimum number of accesses: Minimum access width: t~ ) Minimum pavement width: 161 ❑ WALKWAY REQUIREMENTS (Refer to Code Chapter 183051 Within all ATTACHED HOUSING (except two-family dwellings) and multi-family developments, each residential dwelling SHALL BE CONNECTED BY WALKWAY TO THE VEHICULAR PARKING AREA, COMMON OPEN SPACE AND RECREATION FACILITIES. • RESIDENTIAL DENSITY CALCULATION [Refer to Code. Chapter 18.7151 -SEE EXAMPLE BELOW. .The NET RESIDENTIAL UNITS ALLOWED on a particular site maybe calculated: by dividing the net area of the developable land by the minimum number of square feet required per dwelling unit as specified by the applicable zoning designation. Net development area is calculated by subtracting the following land area(s) from the gross site area: All sensitive lands areas including: ➢ Land within the 100-year floodplain; ➢ Slopes exceeding 25%; ➢ Drainageways; and ➢ Wetlands for the R-1; R-2,'R-3.5, R-4.5 and R=7 zoning districts. Public right-of-way dedication: Single-family allocate 20% of gross acres for public facilities; or ➢ Multi-family allocate 15% of gross acres for public facilities; or ➢ If available, the actual public facility square footage can be used for deduction. EXAMPLE OF RESIDENTIAL DENSITY CALCULATIONS: EXAMPLE: USING A ONE ACRE SITE IN THE R-12 ZONE (3,050 MINIMUM LOT SIZE) WITH NO DEDUCTION FOR SENSITIVE LANDS Single-Family MU11142mlly 43,560 sq. ft. of gross site area 43,560 sq, ft. of gross site area 8,712 sq. ft. (20%) for public right-of-way 6,534 sq. ft. (15%) for public right-of-way NET: 34,848 square feet NET: 37,026 square feet 3.050 (minimum lot area) _ -3.050 (minimum lot areal 114 Units Per Acre 12.1 Units Per Acre *The Development Code requires that the netsite area existforthe next whole dwening aniL NO BOUNDING UP IS PERMITTED. *Minimum Project Density Is 80% of the maidmum allowed density. TO DETERMINE THIS STANDARD, MULTIPLY THE MA)UMUM NUMBER OF UNITS BY B. CITY OF TIGARD Pre-Application Cbnference Notes 309 Residential AppMorMwning Division Secran ❑ SPECIAL SETBACKS [Refer t, bile Section 18.7301 r ➢ 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 18.7301 MAXIMUM HEIGHT OF 1Y2 STORIES 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. L,nL BUFFERING AND SCREENING [Refer to Code Chapter 18.7451 In order TO INCREASE PRIVACY AND TO EITHER REDUCE OR ELIMINATE ADVERSE NOISE OR VISUAL IMPACTS between adjacent developments, especially between different land uses, the CITY REQUIRES LANDSCAPED BUFFER AREAS along certain site perimeters. Required buffer areas are described by the Code in terms of width. Buffer areas must be occupied by a mixture of deciduous and evergreen trees and shrubs and must also achieve a balance between vertical and horizontal plantings. Site obscuring screens or fences may also be required; these are often advisable even if not required by the Code. The required buffer areas may only be occupied by vegetation, fences, utilities, and walkways. Additional information on required buffer area materials and sizes may be found in the Development Code. The ESTIMATED REQUIRED BUFFERS applicable to your proposal area is: Buffer Level along north boundary. Buffer Level along east boundary. Buffer Level along north boundary. Buffer Level along east boundary. IN ADDITION, SIGHT.OBSCURING SCREENING IS REQUIRED ALONG: LANDSCAPING [Refer to Code Chapters 18.745,18365 and 183051 STREET TREES ARE REQUIRED FOR ALL DEVELOPMENTS FRONTING ON A PUBLIC OR PRIVATE STREET as well as driveways which are more than 100 feet in length. Street trees must be placed either within the public right-of-way or on private property within six (6) feet--of the right-of- way boundary. Street trees must have a minimum caliper of at least two (2) inches when measured four (4) feet above grade. Street trees should be spaced 20 to 40 feet apart depending on the branching. width of the proposed- tree species at- maturity. Further information on regulations affecting street trees may be obtained from the Planning Division. A MINIMUM OF ONE (1) TREE FOR EVERY SEVEN (7) PARKING SPACES MUST BE PLANTED in and around all parking areas in order to provide a vegetative canopy effect.- Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. ❑ RECYCLING [Refer to Code Chapter 183551 Applicant should CONTACT FRANCHISE HAULER FOR REVIEW-AND APPROVAL OF SITE . SERVICING COMPATIBILITY. Locating a trash/recycling enclosure within a clear vision area such as at the intersection of two (2) driveways within a parking- lot is prohibited. Much of Tigard is within Pride Disposal's Service area. Lenny Hing is the contact person and can be reached at (503) 625-6177. CITY OF TIGARD Pre-Application Conference Notes 310 Residential AppGca5orManning Division Section A PARMNG [Refer to Code Ch., trs 18365 a 18.7051 l ALL PARKING AREAS AND DRIVEWAYS MUST BE PAVED. ➢ Single-family............ Requires: One 1 off-street parking space per dwelling unit; and • One ~1~ space per unit less than 500 square feet. ➢ Multiple-family......... Requires: 1.25 spaces per unit for 1 bedroom; 1.5 spaces per unit for 2 bedrooms; and 1.75 spaces per unit for 3 bedrooms. Multi-family dwelling units with more than ten (10) required spaces shall. provide parking for the use of guests and shall consist of 15% of the total required parking. NO MORE THAN 50% OF REQUIRED SPACES MAY BE DESIGNATED AND/OR DIMENSIONED AS COMPACT SPACES. Parking stalls shall be dimensioned as follows: ➢ Standard parking space dimensions: 8 feet. 6 inches X 18 feet, 6 inches. ➢ Compact parking space dimensions: 7 feet. 6 inches X 16 feet, 6 inches. ➢ Handicapped parking: All parking areas shall provide appropriately-located and dimensioned disabled person parking spaces. The minimum number of disabled person parking spaces to be provided, as well as the parking stall dimensions, .are mandated by the Americans with Disabilities Act (ADA). A handout is available upon request. A handicapped parking space symbol shall be painted on the parking space surface and an appropriate sign shall be posted. ❑ BICYCLE RACKS [Refer to Code Section 183651 BICYCLE RACKS are required FOR MULTI-FAMILY, COMMERCIAL- AND INDUSTRIAL DEVELOPMENTS. Bicycle racks shall be located in areas protected from automobile traffic and in convenient locations. - . ❑ SENSITIVE UNDS [Refer to Code Chapter 18.7151 The Code provides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR DEVELOPMENT _ DUE. TO AREAS WITHIN THE 100-YEAR FLOODPLAIN, NATURAL DRAINAGEWAYS, WETLAND AREAS, ON SLOPES IN EXCESS OF 25 PERCENT, OR ON UNSTABLE GROUND. Staff will attempt to preliminary identify sensitive lands areas at the pre- application conference based on available information. HOWEVER, the responsibility to precisely identify sensitive land areas, and their boundaries is the responsibility of the applicant Areas meeting the definitions of sensitive lands must be clearly indicated on plans submitted with the development application. Chapter 18.775 also provides regulations for the use, protection, or modification of sensitive lands areas. RESIDENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS. ❑ . STEEP SLOPES [Refer to Code Section 18.775.070.C1 When-STEEP SLOPES exist, prior to issuance of a final order; a geotechnical report must be submitted which addresses the approval standards of the Tigard Community Development Code Section 18.775.080.C. The report shall be based upon field exploration and investigation and shall include specific recommendations for achieving the requirements of Section 18.775.080.C. CLEANWATER SERVICES [CWSI BUFFER STANDARDS [Refer to R a 0 96-441USA Regulations - Chapter 31 LAND DEVELOPMENT ADJACENT.TO SENSITIVE AREAS shall preserve and maintain or create a vegetated corridor for a buffer'wide enough to protect the water quality functioning of the sensitive area. Design Criteria: The VEGETATED CORRIDOR WIDTH is dependent on the sensitive area. :The following table identifies the required widths: CITY OF TIGARD Pre-Application Conference Notes 311 Residential Appkdonftnnmg Division section TABLE 31 VEGETATED CORRIDOR WID1. ,l SOURCE: CWS DESIGN AND CONSTRUCTION STANDARDS MANUAL/RESOLUTION a ORDER 96-44 _ ; • ETA ED - ~S1:OPE ADJACENT ~k;: .TH O~- T SENSIT;IVE. gRF-4=Q. IN JO SENSIT-IVE AREA ~CORRIQOR~E~SIDE • Streams with intermittent flow draining: <25% 15 feet 10 to <50 acres 25 feet >50 to <100 acres ♦ ' Existing or created wetlands <0.5 acre 25 feet ♦ Existing or created wetlands >0.5 acre <25% 50 feet • Rivers, streams, and springs with year-round flow ♦ Streams with intermittent flow draining >100 acres ♦ Natural lakes and ponds ♦ Streams with intermittent flow draining: >25% 30 feet f 10 to <50 acres 50 feet f >50 to <100 acres • Existing or created wetlands >25% Variable from 50-200 feet. Measure Rivers, streams, and springs with year-round flow in 25-foot increments from the starting ♦ Streams with intermittent flow draining >100 acres point to the top of ravine (break in ♦ Natural lakes and ponds <25% slope), add 35 feet past the top of ravine3 Starting point for measurement = edge of the defined channel (tankful flow) for streams/rivers, delineated wetland boundary, delineated spring boundary, and/or average high water for lakes or ponds, whichever offers greatest resource protection. Intermittent springs, located a minimum of 15 feet within the raver/stream or wetland vegetated corridor, shall not serve as a starting point for measurement 2/egetated corridor averaging or reduction is allowed only when the vegetated corridor is certified to be in a marginal or degraded condition. 3The vegetated corridor extends 35 feet from the top of the ravine and sets the outer boundary of the vegetated corridor. The 35 feet may be reduced to 15 feet, if a stamped geotechnical report confirms slope stabirrty, shall be maintained with the reduced setback from the top of ravine. Restrictions in the Vegetate Corridor: NO structures, development, construction activities, gardens, lawns, application of chemicals, dumping of any materials of any kind, or other activities shall be permitted which otherwise detract from the water quality protection provided by the vegetated corridor, except as provided for in the USA Design and Construction Standards. Location of Vegetated Corridor: IN ANY'RESIDENTIAL DEVELOPMENT WHICH CREATES MULTIPLE PARCELS or lots intended for separate ownership, such as a subdivision, the vegetated corridor shall be contained in a separate tract, and shall not be a part of any parcel to be used for the construction of a dwelling unit. CWS Service Provider Letter: PRIOR TO SUBMITTAL of any land use applications, the applicant must obtain a CWS Service Provider Letter which will outline the conditions necessary to comply with the R&O 96-44 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 183801 SIGN PERMITS MUST BE.OBTAINED PRIOR TO INSTALLATION OF ANY SIGN in the City of Tigard.- A "Guidelines for Sign Permits" handout is available upon request. Additional sign area or height "beyond Code standards may be permitted if the sign proposal is reviewed as part of a development review application. Alternatively, a_ Sign Code Exception application may. be filed for Director's review. TREE REMOVAL PLAN REQUIREMENTS (Refer to Code Section 18390.030.CJ A TREE PLAN FOR THE PLANTING, REMOVAL- AND PROTECTION OF TREES prepared by a certified arborist shall be'provided for any lot, parcel or combination of lots or parcels for which a development application fora subdivision, partition, site development review, planned development, or conditional use is filed. -Protection.is preferred over removal where possible. CITY OF TIGARD Pre-Application Conference Notes 312 Residential App6catoWPlanning Division section THE TREE PLAN SHAL INCLUDE the following: i ➢ Identification of the location, size, species, and condition of all existing trees.greater than 6- inch caliper: • ➢ Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060.D according to the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: Retainage of less than 25% of existing trees over 12 inches in caliper requires a mitigation program according to Section 18.150.070.D. of no net loss of trees; Retainage of from 25 to 50% of existing trees over 12 inches in caliper. requires that two-thirds of the trees to be removed be mitigated according to Section 18.790.060.D.; Retainage of from 50 to 75% of existing trees over 12 inches in caliper requires that 50% of the trees to be removed be mitigated according to Section 18.790.060.D.; Retainage of 75% or greater of existing trees over 12 inches in caliper requires no mitigation; ➢ Identification of all trees which are proposed to be removed; and ➢ A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. TREES REMOVED WITHIN THE PERIOD. OF ONE (1) YEAR PRIOR TO A DEVELOPMENT APPLICATION LISTED ABOVE will be inventoried as part of the tree plan above and will be replaced according to Section 18.790.060.D. MITIGATION [Referto Code Section 18.790.06011 REPLACEMENT OF.ATREE shall take place according to the following guidelines: - A replacement tree shall be a substantially similar species considering site characteristics. ➢ If. a replacement tree of the species of the tree removed or damages is not reasonably available, the Director may allow replacement with a different species of equivalent natural resource value. ➢ If a replacement tree of the size cut is not reasonably available on the local market or would not be viable, the Director shall require replacement with more than one tree in accordance -with the following formula: The number of replacement trees . required shall be determined by dividing the estimated caliper size of the tree removed .or damaged, by the caliper size of the largest reasonably available replacement trees. If this .number of trees cannot be viably located on the subject property, the Director may require one (1) or more replacement trees to be planted on other property within the cky, either public property or, with the consent of the owner; private property. ➢ The planting of a replacement tree shall take place in a manner reasonably calculated to allow growth to maturity. IN LIEU OF TREE REPLACEMENT under Subsection D of this section, a party may, with the consent of the Director, elect to compensate the City for its costs in performing such tree . replacement. - CLEAR VISION. AREA [Refer to Code Chapter 183951 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 Pre4pplicaton Conference Notes 313 Residential AppGca6onftnning division Section FUTURE STREET PLAN AND EK1,,__1I011OF STREETS (Refer to Code Secdo►_ .4.810.030.FJ . A FUTURE STREET PLAN shall: ➢ Be filed by the applicant in conjunction with an application for a subdivision or partition. The • plan shall show the pattern of existing and proposed future streets from the boundaries of the proposed land division and shall include boundaries of the proposed land division and shall include other parcels within 200 feet surrounding and adjacent to the proposed land division. ➢ Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and pedestrian facilities on or within 500 feet of the site. Where necessary to give access or permit a satisfactory future division of adjoining. land, streets shall be extended to the boundary lines of the tract to be developed. ADDITIONAL LOT DIMENSIONAL REQUIREMENTS (Refer to Code Section 18.810.0601 MINIMUM LOT FRONTAGE: 25 feet unless lot is created through the minor land partition process. Lots.created as part of a partition must have a minimum of 15 feet of frontage or have a minimum 15-foot wide access easement. The DEPTH OF ALL LOTS SHALL NOT EXCEED 2'/ TIMES THE AVERAGE WIDTH, unless the parcel is less than 1'/Z times the minimum lot size of the applicable zoning district. BLOCKS (Refer to Code Section 18.810.0901 . The perimeter of BLOCKS FORMED BY STREETS SHALL NOT EXCEED 1,800 FEET measured along the right-of-way center line except where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development. When block lengths greater than .330 feet are-permitted, pedestrian/bikeways shall be provided through the block. CODE CHAPTERS 18,330 (conditional use) 18.620 (Tigard Triangle Design standards) 18.765 (Off-Street Parkingloading Requirements) 18.340 (Director's in em etft) 18.630 (washington square Regionai center) 18.775 (semitive Lands Review) 18.350 (Planned Development) 8705 (AocesslEgrewamuiation) .JZ-18.780 (signs) _ 18.360 (site Development Review) 18.710 (Aooessory Residential Units) _ 18.785 (Temporary Use Permits) 18.370 (varia=c /AcrA stments) -4Z 18.715 (Density computations) 4-/- 18.790 (Tree Removal) _ 18.380 (zoning Maprre)t Amendments) - 18.720 (Design compatibiTdy Standards) 8.795 (V'& al Clearance Areas) 18.385 (Miscellaneous Permits) _18.725 (Emrironmerrta Perfamance standards) 18.798 (wireless Communication Facmes) 8.390 (Decision mawq Prooeduresnrrwct Study) 18.730 (Exceptions To Deveio ment Standards) X18.810 (Street & UtrTrty Improvement Standards) 18.410 (Lot Line gdNstments) 18.740 (Historic o verlay) 18.420 (Land Partitions) 18.742 (Home oooupatition Pemvts) ✓$.430 (suvwisions) 18.745 pndsraping & screening Standards) 18.510 (ResiderM Zoning Districts) 18.750 (Mangy Home Regulations) 18.520 (Commmial Zoning Dis 18.755 (NToced Solid wasteiftyc ng Storage) _ 18.530 (tndustriai zoning Districts) 18.760 (Nonpo*rming situations) CITY OF TIGARD Pre-Application Conference Notes 314 Residential ApplicatioNPlanning Division Section ADDITIONAL CONCERNS OR COMMI. ;a': i l~fi r ~ / - f TIM PROCEDURE , Administrative Staff Review. Public hearing before the Land Use Hearings Officer. Public hearing before the Planning Commission. Public .hearing before the Planning Commission with the Commission making a .recommendation on the.proposal to the City Council. An additional public hearing shall be held by the City Council. APPLICATION SUBMITTAL PROCESS All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications submitted b mail or dropped off at the counter without. Plannin ivision acce tance ma be returned. The Planning counter closes at 5:00 PM. Maps submitted with an a lication shall be folded IN ADVANCE to 81/2' x 11". One 81/2' x 11 ma o a ro ose ro ect s ha also be submitted or attachment tote sta re ort or administrative decision. Applications wit Fun o ded maps shall not be accepted • The Planning Division and Engineering Department will perform a preliminary review of the application and will determine whether =an application is complete within 30 days of the counter submittal. Staff will notify the applicant if additional information or additional copies of the submitted materials are required. CITY OF TIGARD Pre-Application Conference Notes 315 Residential Applicationftnning Division Section The administrative decis l or public hearing will typically occui ")proximately 45 to 60 days after an application is accepted as being complete by the f. anninq Division. Applications involving difficult or protracted issues or, requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning. staff are issued seven (7) days prior to the public hearing A 10-day public appeal eriod follows II .land use decisions. An appeal on this matter would be heard by the Tigard ` C A basic flowchart which illustrates the review pros ss is ava' able om the, Planning Division upon request. Land use applications requiring a public hearing must have notice posted on-site by the applicant no less than 10 days prior to the public hearing. This PRE-APPLICATION CONFERENCE AND THE 'NOTES OF THE -CONFERENCE ARE INTENDED TO INFORM the prospective, applicant of the primary Community Development Code requirements applicable to the potential development of a particular site and to allow the City staff and prospective applicant to discuss the opportunities and constraints affecting development of the . site. SUBDIVISION PLAT NAME RESERVATION [County Surveyofs Office: 503-648-88841 PRIOR TO SUBMITTING A SUBDIVISION LAND USE APPLICATION with the City of Tigard, applicants are re uired_ to complete and file a subdivision plat naming requestwith the Washington County Surveyor's Office in order to obtain approvallreservation for any subdivision name. Applications will not be accepted as -complete until the City receives the faxed confirmation of approval from the County of the Subdivision Name Reservation. BUILDING PERMITS PLANS FOR BUILDING AND OTHER RELATED PERMITS WILL NOT BE ACCEPTED FOR REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. Final inspection approvals by the Building Division will not be granted until there is compliance with all conditions of development approval. 'These pre-application notes do not include comments from the Building Division. For proposed buildings or modifications to existing buildings, it is recommended to contact a Building' Division Plans Examiner to detehnine if there are building code issues that would prevent the structure from being constructed, as proposed. • Additionally, with regard to Subdivisions and Minor Land Partitions where any structure to be demolished has system development charge (SDC) credits and the underlying parcel for that structure will be eliminated when the new plat is recorded, the City's policy is to apply those system development credits to the first building permit issued in the development (UNLESS OTHERWISE DIRECTED.BY THE DEVELOPER AT THE TIME THE DEMOLITION PERMIT IS OBTAINED). to PLEASE NOTE: The con erence an notes cannot cover a Code requirements an aspects relate site planning that should apply to the development of your site plan. Failure of the staff to provide information required by .the Code shall not constitute a waiver of the applicable standards or requirements. It is recommended that a prospective applicant either obtain and read the Community Development Code or ask any questions of City staff relative to Code requirements prior to submitting an application. AN ADDITIONAL PRE-APPLICATION FEE AND CONFERENCE WILL BE REQUIRED IF AN APPLICATION PERTAINING TO THIS PRE-APPLICATION CONFERENCE IS SUBMITTED AFTER A PERIOD OF MORE THAN SIX (6) MONTHS FOLLOWING THIS CONFERENCE (unless deemed as unnecessary by the Planning Division). PREPARED BY. CITY OF TIGARD N NG SION - STAFF PERSON HOLDING PRE-APP. MEETING PHONE 503-639-4111 FAX: 503-6841291 EMAIL sea's first narm)@6.6gard.or.us TITLE 18 (CITY OF TIGARD'S COMMUNITY DEVELOPMENT CODE) INTERNET ADDRESS: WWW.Ci1i92rd.or.us K: pattylrnasters\Re-App Notes Residential.doc Updated: 15-Dec-04 (Engineering section: preapp.eng) CITY OF TIGARD Pre-Application Conference Notes 316 Residen5al Ap*abanlP MNng Division Section r _ E4PPLICATION, CONFERENCE NOTES, City of Tlgant Oregon.--. - ENGINEERING.SECTION Q comnsumtyDeveropment - - . S gargA BetterCommunity PUBLIC FACILITIES Tax Maptsh 2S109AC Tax Lolls): 1900 use Type: SUB The extent of necessary public improvements and dedications which shall be required of the applicant will be recommended by City staff and subject to approval by the appropriate authority. There will be no final recommendation to the decision making authority on behalf of the City staff until all concerned commenting agencies, City staff and the public have had an opportunity to review and comment on the application. The following comments are a projection of public improvement related requirements that may be required as a condition of development approval for your proposed project. Right-of-way dedication: The City of Tigard requires that land area be dedicated to the public: (1.) To increase abutting public rights-of-way to the ultimate functional street classification right-of-way width as specified by the Community Development Code; or (2.) For the creation of new streets. Approval of a development application for this site will require right-of-way dedication for: ® SW Bull Mountain Road to 35 feet from centerline (3-lane Collector) ® SW 133`d Avenue to 27 feet from centerline (Neighborhood Route) ® SW Interior Street to 54 feet (Local) ❑ SW to feet Street improvements: ® Half street improvements will be necessary along SW Bull Mountain Road, to include: ® 23 feet of pavement from centerline ® concrete curb ® storm sewers and other underground utilities ® 6-foot concrete sidewalk with 5 foot planter strip ® street trees sized and spaced per TDC ® street signs, traffic control devices, streetlights and a two-year streetlight fee. ❑ Other: CITY OIfl6ARD Pre-ApplIcatlooConference Motes 317 Engineering gepartment section Z Half street improvements will be necessaryalong SW 133fa mvenue, to include: ® 16 feet of pavement from centerline (24 feet total is the minimum required) • ® concrete curb ® storm sewers and other underground utilities' ® 5-foot concrete sidewalk with 5 foot planter strip ® street trees sized and spaced per TDC ® street signs, traffic control devices, streetlights and a two-year streetlight fee. ❑ Other: ® Full street improvements will be necessary along SW Interior Street, to include: Z'32 feet of pavement from curb to curb ® concrete curb Z storm sewers and other underground utilities ® 5-foot concrete sidewalk with 5 foot planter strip Z street trees sized and spaced per TDC ® street signs, traffic control devices, streetlights and a two-year streetlight fee. ❑ Other: • ❑ street improvements will be necessary along SW , to include: ❑ feet of pavement ❑ concrete curb ❑ storm sewers and other underground utilities ❑ -foot concrete sidewalk ❑ street trees ❑ street signs, traffic control devices, streetlights and. a two-year streetlight fee. ❑ Other: ❑ street improvements will be necessary along SW , to include: ❑ feet of pavement ❑ concrete curb ❑ storm sewers and other underground utilities • ❑ -foot concrete sidewalk ❑ street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. CRY OF TIGARD Pre-AppDeatlon Conference Notes 318 f0lle0erilS111PU ant section Storm Sewer Improvements: 1 1 All proposed development within the City shall be designed such tnat storm water runoff is conveyed to an approved public drainage system. The applicant will be required to submit a proposed storm drainage plan for the site, and may be required to prepare a sub-basin drainage analysis to ensure that the proposed system will accommodate runoff from upstream properties when fully developed. The applicant shall submit plans and calculations to both CWS and the City of. Tigard for review. If annexation has not occurred prior to the submittal of the Land Use application, then the approvals and permits shall be issued by CWS. Detention may be required by CWS. If the parcel is annexed prior to the submittal of the Land Use application the City will review, approve and issue the permits and detention will be required. A connection permit from CWS will still be required if connecting to the system in Batterson Street. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) (Resolution and Order No. 00-7) which requires the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from impervious surfaces. The resolution contains a provision that would allow an applicant to pay a fee in-lieu of constructing an on- site facility provided specific criteria are met. The City will use discretion in determining whether or not the fee in-lieu will be offered. If the fee is allowed, it will be based upon the amount of impervious surfaces created; for every 2,640 square feet, or portion thereof, the fee shall be $210. Preliminary sizing calculations for any proposed water quality facility shall be submitted with the development application. It is anticipated that this project will require: ® Construction of an on-site water quality facility. ❑ Payment of the fee in-lieu. See notes above regarding annexation. Other Comments: All proposed sanitary sewer and storm drainage systems shall be designed such that City maintenance vehicles will have unobstructed access to critical manholes in the systems. Maintenance access roadways may be required if existing or proposed facilities are not otherwise readily accessible. 1) Must provide. preliminary sight distance certification for new public street with the Land Use application. 2) Must address 18.705.030. H.2 - The proposed street and any proposed driveways must be 150 feet from the RO W of BMR. 3) Must address 18.705.030.H.3 - Minimum spacing of driveways and streets along a Collector (BMR) shall be 200 feet. There shall be no direct access to BMR from lots 1- 5. • 4) Must address 18.705.030.E-1.4 - Minimum spacing of local streets along local streets shall be 125 feet. CITY OFTIGARD Pre-Application Conference Motes 319 Engineering Department section TRAFPQ IMPACT FEES ~ i In 1990, Washington County adopted a county-wide Traffic Impact Fee (TIF) ordinance. The Traffic Impact Fee 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 TIF is based on the proposed use of the land, the size of the project, and a general use based fee category. The TIF shall be calculated at the time of building permit issuance In limited circumstances, payment of the TIF may be allowed to be deferred until the issuance of an occupancy permit. Deferral of the payment until occupancy is permissible only when the TIF is greater than $5,000.00. Pay the TIF. 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 professional engineer must be submitted for review and approval. The Engineering Department fee structure for this permit is considered a cost -recovery system. A • deposit is collected with the application, and the .City will track its costs throughout the life of the permit, and will either refund any remaining portion of the. deposit, or invoice the Permittee in cases where City costs exceeds the deposit amount. NOTE: Engineering Staff time will also be tracked for any final design-related assistance provided to a Permittee or their engineer prior to submittal of a PFI permit application. This time will be considered part of the administration of the eventual PFI permit. The Permittee will also be required to post a performance bond, or other such suitable security. Where professional engineered plans are required, the Permittee must execute a Developer/Engineer Agreement, which will obligate the design engineer to perform the primary inspection of the public improvement construction work. The PFI permit fee structure is as follows: NOTE: If an PH Permit is required, the applicant must obtain that permit prior to release of any permits from the Building Division. Building Division Permits: The following is a brief overview of the type of permits issued by the Building Division. For a more detailed explanation . of . these permits, please contact the Development Services Counter at 503-639-4171, ext. 304. 0 Site Improvement Permit (SIT). This permit is generally issued for all new commercial, industrial and multi-family projects. This permit will also be required for land partitions where lot grading and private utility work is required. This permit covers all on-site preparation, grading and utility work. Home builders will also be required to obtain a SIT permit for grading work in CRY 0FEGARD Pre-ftlicatlon Conference Notes Esgteeerm' oeoutment Section 320 cases where the lot 'hey are working on has slopes ire excess of 20% and foundation excavation material is ..it to be hauled from the site. Building Permit (BUP). This permit covers only the construction of the building and is issued after, or concurrently with, the SIT permit. . Master Permit (MST). This permit is issued for all single and multi-family buildings. It covers all work necessary for building construction, including sub-trades (excludes grading, etc.). This permit can not be issued in a subdivision until the public improvements are substantially complete and a mylar copy of the recorded plat has been returned by the applicant to the City. For a land partition, the applicant must obtain an Engineering Permit, if required, and return a mylar copy of the recorded plat to the City prior to issuance of this permit. Other Permits. There are other special permits, such as mechanical, electrical and plumbing that may also be required. Contact the Development Services Counter for more information. GRADING PLAN REQUIREMENTS FOR SUBDIVISIONS All subdivision projects shall require a proposed grading plan prepared by the design engineer. The engineer will also be required to indicate which lots have natural slopes between 10% and 20%, as well as lots that have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections will be required when the lots develop. The design engineer • will also be required to shade all structural fill areas on the construction plans. In addition, each homebuilder will be required to submit a specific site and floor plan for each lot. The site plan shall include topographical contours and indicate the elevations of the corners of the lot. The builder shall also indicate the proposed elevations at the four corners of the building. PREPARED BY: 8 S 6 S ENGINEER IA DEPARTMENT STAFF DATE Phone: 15031639-4171 Fax: 15031624-0752 dowmenQ Revised: September 2, 2003 CITY OF TIGARD Pre4 mgcatloo Conference Motes 321 Inglneeting Department section 02/19/2004 15:58 FAX 5035981960 CITY OF TIGARD 1@ 002 E PRE-APPLICATION CONFERENCE REQUEST CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 FAX.' (503) 684-7297 GENERAL INFORMATION FOR STAFF Applicant:- y~t=l2E(Z-TlEs USE ONLY 503 V o-L Address:4Z30 SW~Lr_L_)00b SC.Phone: 1j7 7(000 Case No.: ple~ze~s" City: C)SW5_--GO OR Zip: R703S Receipt No.: mss' 38Z31_ 503 Application Accepted By: Contact Person: ~'EM(Y1LtJ Phone: -3b,7•?(oO0 Date: g19 US Property owner/Deed Holder(s): C . CANW) Q DATE OF PRE-APP.: ( (~a ~ TIME OF PRE-APP.: Z d "o Address: (3ZZO 7n) BULL NCN. Phone: PRE-APP. HELD WITH: City: -C1~A2A 0?_ Zip: ~V224 Re,,.1VV2 o2 iskc,rptnVr;a.-tersVeviseeNPre-AppRequestaoe perty Address/Location(s): 16. (3ZW SW l3- UU, 1YCN- 1Rb• REQUIRED SUBMITTAL ELEMENTS (Note: applications.will not be accepted without the required submittal elements) Tax Map & Tax Lot #(s): 2 S ~V~1AC Zoning: WASkkWcnk1 C~• ~-(o_ ❑ Pre-Application Conf- Request Form Site Size: 14 V COPIES EACH OF THE FOLLOWING: ❑ Brief Description. of the Proposal and PRE-APPLICATION CONFERENCE INFORMATION any site-specific questionsAssues that you would like to have staff research All of the information identified on this form are required to be prior to the meeting. submitted by the applicant and received by ,the Planning Division a ❑ Site Plan. The site plan must show the minimum of one (1) week prior to officially scheduling a proposed lots and/or building layouts pre-application conference date/time to allow staff ample time to drawn to scale. Also, show the location of the subject. property in relation to the prepare for the meeting. nearest streets; and the locations of A pre-application conference can usually be scheduled within 1-2 driveways on-the subject property and weeks of the Planning Division's receipt of the request for either across the street. Tuesday or Thursday mominos. Pre-application conferences are ❑ The Proposed Uses. one (1) hour long and are typically held between the hours of ❑ Topographic Information. Include 9:00-11:00 AM. Contour Lines if Possible. PRE-APPLdCATION CONFERENCES MUST BE SCHEDULED IN If the Pre-Application Conference is for PERSON AT THE COMMUNITY DEVELOPMENT COUNTER FROM a MONOPOLE project, the applicant 0-4:00/MONDAY-FRIDAY. must attach a copy of the letter and proof in the form of an affidavit of MORE THAN 4 "PEOPLE ARE EXPECTED TO ATTEND THE maling, that the collocation protocol PRE-APPLICATION CONFERENCE IN YOUR GROUP, PLEASE was completed (see Section 18.798.080 -INFORM THE CITY IN ADVANCE $O THAT ALTERNATE ROOM of the Tigard Community Development ARRANGEMENTS CAN BE MADE TO ACCOMMODATE THE Code). - - - , GROUP. ❑ Filing Fee 322 ~ITY OF TIGARD 8/005 3125 SW Hall Blvd. 8:54: AM Tigard, Oregon 97223 (503) 639-4171 Receipt 27200500000000003824 Date: 08/10/2005 Line Items: Case No Tran Code Description Revenue Account No Amount Paid PRE2005-00075 [ULANUS] PreApp Conf 255-0000-438000 306.00 PRE2005-00075 [ULRPF] LR Planning Surcharge 255-0000-438050 45.00 Line Item Total: $351.00 Payments: Method Payer User ID AcctJCheck No. Approval No. How Received Amount Paid Check VENTURE PROPERTIES INC KJP 17552 In Person 351.00 Payment Total: $351.00 VENTURE PROPERTIES INC. BANK.OFA'NIERIGA 24.7038 . ~i: 185th 8 N/ALKEF:OFFICE;2858'-; AL 4230 GAQEWO6D.;ST::$111TP>100 OR-0T, cw~:< 3230 :::..'17 LAKE OSWE66- 6RE66N:97035 -PH.503)"387:7538' PaThree hundr..eel fift:y orie dollars and_ no cents ,D CHECK NO. AMOUNT Au.g•ust 5]:7.5 52 $********351.00 :TXGARD PAY. . ;.:.,'..;•.:,.;.1;31`'Z;S':~SGJ:.:HALL BLVD...:...:. • ' ` ~ TO THE ORDER:; TI:GARD, OR 9722'3::..:::.. T: W q • N .n rpt Page 1 of 1 August 2005 ,i September 2005 • S M *T W T F S I / S M T W T F S 1 2 3 4 5 6 1 2 3 7 8 9 10 11 12 13 4 5 6 7 8 9 10 14 15F16] 17 16 19 20 11 12 13 14 15 16 17 • 21 22 23 24 25 26 27 18 19 '20 21 22 23 24 2a 29 30 31 Tuesday, August 16, 2005 25 26 27 28 29 30 -Pre-Apps CID Meetings Early 8:00 AM 9:00 AM (9:00 AM - 10:00 AM) Pre-App (John Marquart 503-452-8003 Wilson Ridge II) 10:00 AM (10:00 AM - 11:00 AM) Pre-App Gene Dickerhoof 541-740-1193 13900 SW Pacific Hwy SDR 11:00 AM (11:00 AM - 12:00 PM) No Pre-App 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM Late Tasks Notes 324 Cheryl Caines 1 -al p h a COMMUNITY DEVELOPMENT Pre-Application Project Description 13280 SW Bull Mountain Road Tax Map 2S109AC, Lot 1900 The applicant is proposing a 10 lot single-family detached subdivision development at the site described as tax lot 1900 on tax map 1 S 109AC. The site is located at the southeast comer of SW Bull Mountain Road and SW 133rd Avenue. Proposed access will be from SW 133rd Avenue, the lower classification of the 2 streets, via a new public local street which intersects with 133rd between Bull Mountain Road and SW 132nd Terrace. The new public street is to be stubbed to the eastern property line for future service/extension to TL 2000, and provides direct access to lots 1 - 9. Lot 10 is proposed to have a driveway onto SW 133rd. The proposed site is approximately 1.48 acres in size • and is zoned R-7 (Washington County R-6). Existing surrounding land uses are primarily single-family detached residential, much of which occurs in subdivisions such as Arbor Summit and Summit Ridge to the southeast of the site, Three Mountains Estates and the recently- approved Wilson Ridge to the northwest of the site. Many large lot single family residences still exist nearby, but the Bull Mountain area is undergoing a transition from low density/semi-rural to medium density, as evidenced by this and many other recent subdivisions. The new Alberta Rider school is located southeast of the site. E The site slopes generally from high points in the west-northwest portion of the 0 site (roughly 600 feet) to low points in the east-southeast portion of the site (roughly 585 feet). a Enclosed with 3 copies of this brief project description are: 1. pre-application conference request form (3 copies) E 2. conceptual site plan (3 copies) E 3. aerial photograph (3 copies) ° 4. pre-app conference fee of $351.00 co Some specific questions the applicant would like to discuss at the pre- application meeting are listed below: 1. Is annexation recommended? Required? 2. Clean Water Services standards vs. City of Tigard standards? Plaza West, Suite 230, 9600 SW Oak, Portland, Oregon 97223 325 [T] 503-452-8003 [F] 503-452-8043 Wilson Ridge No. 2 site sD 7exit": Cieeced by Wi~ro orsa:Resa!~oe w N O~ proposed site plan WILSON RIDGE No. 2 2S109AC 19001 1.48 ac. zoning: Tigard R-7 10 lots, 5,144 sq. ft. avg. 6,470 s.f.i 1 2 • 5,408 s.f. 3 V I 5,127 s. f. Q 4. ~ 4,897 s.f, 5 • .636 s.f. ~ - p~eCi - f E l3 26 TR££T (n s f .9 , 5,334 s. f. j Ln 8 0 0 4,976 s.f. N 0 5,233 s. f. 6 TL 2000 Q - 10 4,627 s.f. 4,733 s. f. X 0 F W W ` 2 (n TL 1800 n - ' i a DRAWN BY: jem' DATE: 08-04-05 REVIEWED BY: DATE: N PROJECT NO.: al ha _ p SCALE: ^0 COMMUNITY DEVELO"" 327 X006 Meefiin Nei hb°r . ~2c~mbor 13.2J~5 R►d9~ {1O.2 328 Wi lson 11ion opP0 SUB al p h a COMMUNITY DEVELOPMENT r Wilson Ridge No. 2 Neighborhood Meeting Notes October 25, 2005 Location: Christ the King Lutheran Church, 11305 SW Bull Mountain Rd. Meeting called to order at 7:05 p.m. Presenters - John Marquart (JM), Alpha Community Development Wendy Hemmen (WH), Venture Properties JM and WH introduced themselves and welcomed participants. JM read the City of Tigard prepared statement required for neighborhood meetings, and gave some background related to the previously-presented 10-lot subdivision plan for TL 1900. He then explained that the developer, Venture Properties, has since acquired TL 2000 and now plans a 16-lot subdivision. The 16-lot presentation included a discussion of: site location and vicinity, existing conditions, site zoning/ density requirements, lot count and layout, public street improvements, preliminary utility locations, other general site and project characteristics, and the potential for street-spacing adjustment between Bull Mountain and the new public street. The meeting was then opened for questions from the audience. question: Will there be a fence along Bull Mountain? ey (WH): Yes, there will be, but final design has not been performed. question: Will half-street improvements be performed on Bull Mountain? (JM): Yes. Curb, gutter, sidewalks, planter strip and wider pavement will be installed similar to what has recently occurred at Alberta Rider School. comment: Those street improvements will be a nice improvement to the area. question: Is a traffic impact study required? (JM): Determination will be made by Tigard Engineering, but preliminary indications are that 16-lots will not generate enough traffic to require a study. question: Will there be stop signs or traffic lights added to 133rd or Bull Mountain? (JM): Again, final determination will be by Tigard, but it is not likely. question: What is the project timeline? (WH): We expect to submit land use application this week. If all goes well, we expect to start construction in April/May, 2006 with a roughly 90-day construction schedule. ~l. Plaza Wes - Suiie 230 - 9600 SW Oak - Portlcnd - Oregon 97223 Office 503 452-8003 - Fax 503 452-8043 www.alphccomrriuni-.y.com 329 alpha • COMMUNITY DEVELOPMENT question: Why does the street dead end at the south boundary? (JM): The street is necessary to provide frontage/access to all lots throughout the subdivision, and is stubbed in order to provide oportunity for future extension/connectivity south to Batterson Drive. question: How large will the houses be? (WH): Homes will be roughly 3,000 square feet. question: Will there be a single builder or will the lots be sold piecemeal? (WH): There will be one builder, likely Don Morissette Homes. question: Will your sidewalk on Bull Mountain connect with existing? (JM): Yes. With this project, there will be sidewalk connecting 133rd all'the way to Alberta Rider School. comment: That connectivity will be nice for children and all pedestrians. question: What is the tree removal situation? (JM): There are 38 existing trees on the entire site (TL 1900, 2000), all of which will be removed to accommodate grading, streets, utilities and home sites. Mitigation will be performed in accordance with Tigard code. question: Will there be any driveways onto Bull Mountain? (JM): No, all residential driveways will take access internally from the new street. (WH): Additionally, the 3 existing curb cuts will be closed/removed. comment: Less driveways onto Bull Mountain will actually make it easier for us to use our driveways. Plaza Wesf - Sui;e 230 - 9600 SW Oak - Portland -.Oregon 97223 Office 503 452-8003 - =ax 503 452-8043 www.alphocommuniry.com 330 NEIGHBORHOOD MEETING SIGN-IN SHEET . ~IY~~IY~ G..'~'k~ ~ e . t a e ~ { + y ; a` w1~• .y- e ,:r } ! n..} Wil Y• t SOON a SW SC: 2jTI,.M1D o2 87223 ~ % S X72 Ala Q 1,31 3 r 22 w DATE: October 25, 2005 PROJECT: Wilson Ridge No. 2 402-027 w I l -alpha 1 COMMUNITY DEVELORMENT October 10, 2005 RE: PROPOSED 16-LOT SUBDIVISION (SINGLE FAMILY DETACHED DWELLINGS) TAX MAP 2S1 09AC, 2000 & 1900 Dear Resident: Alpha Community Development is representing the developer of the property described above. A neighborhood meeting was held September 13th to discuss a 10-lot subdivision on TL 1900. The developer, has now secured additional property (TL 2000).in order to develop a 16-lot residential subdivision. This property is currently zoned R-7 (5,000 sq. ft. minimum lot size). Prior to applying to the City of Tigard for the necessary approvals, we would like to discuss the proposal in more detail with the surrounding property owners and residents. The purpose of this meeting is to provide a forum for the applicant and surrounding property owners /residents to review the proposal and to identify issues so that such issues may be considered before the formal application is turned in to the City. You are invited to attend a meeting on: October 25, 2005, 7:00 p.m. Christ the King Lutheran Church Rainbow Room 11305 SW Bull Mountain Road rgard, OR 97224 E Please note that this will be an informal meeting on preliminary development'plans. These plans may be altered prior to the application to the City. Depending on the type of land use action required, you may also receive future notice from the City of Tigard for you to either participate with written comments and/or an opportunity to attend a . public hearing. Should you have any questions regarding this proposal, please call me at 503-452-8003. E E Sincerely, 0 CL Jeff Vanderdasson, P.E. Project Manager enclosures Plaza West, Suite 230, 9600 SW Oak, Portland, Oregon 97223 332 - M 503-452-8003 [F] 503-452-8043 z - ra c\1 fh OCOOaAVNIC INFORMATION 9YBY VIE HOOD S AREA HOTIFIE M CHIRP ALP (50W) amass"" M M cu z Q m FOR: John Marquart o v' M W v M ,Imwaalma o _ RE: 2S 109AC, 2000 umuwuaa Ii fanuu»w D _ altluaamw ur/"au" tan C ' unwolno "tluwlwa utluwom Property owner information ntluooa/e. Is valid for 3 months from famu"ofao the date printed on this map. lalallapwa 11n"w11w lO Iltlal"a"0 :stluowms BI 1E :anuoauoo fanuoa"w fatluaa"la utluoum fatlu"uoo 1111111103 J a • atllleol o unu"uw tlu""o unuewlac ~ "aaaauoo Cl= lam/acoomo umucamo nnuum" . . N mosscwaoo RH ETT ntluwaaa umaacolmo 0 200 400 8 nnuwu" ^ 1"- 410 feat "nu"t"s City of Tigard Informatlon on this map la for general location only and should be veriDad vdlh the Development Services Division. 13128 M . TIgot (6 hilip: rlavwrlnnmwnt rd,or.us DIn1 .I..re• C.... ^r7 nnnU. n.I_~_r_~a ww r.~nnn r, . FREQUENTLY ASKED City of Tigard NEIGHBORHOOD MEETING QUESTIONS S ~t~ty 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 a while 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. T all types of applications, property owners within 500 feet of the subject parcels receive notice of public hearing (if applicable), notice of the decision, and are given the opportunity to appeal the decision. 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 entirely different, a new neighborhood meeting would be required.. In any case; notice of .decision is sent to property owners within 500 feet of the proposed development allowing them the opportunity to appeal. HOw.Do I Know What Issues Are Valid? A decision- is reviewed based on compliance with the Tigard Development .Code. Review the development code to. familiarize yourself with what .is permitted -and what may. not be permitted. - A copy of the development code is available for viewing 'at the Tigard City Library or a' copy may be purchased at the Community Development Services counter. You may also contact City Planning staff "and ask what the standards are for a specific issue. Be prepared, however, that you may not LIKE all the standards, but at least you-know what they are. If a development meets the code standards, it can proceed. 0IiICt5 o iii r UIiC~ tD`il_ Ti a of 7 A. i 334 y~,=,4`Y.°~ IG[BRID~ID~ICERNS: F - R 5[ I IS 15 E R O IR ONCEgl4g; iE E. ~ rt b1lowing is a list of questions developed,by a subgroup of the Citizen Involvement Team. Th. .ions are intended to aid you in formulating your own questions for proposed development in your Feel free to ask more or alter the questions to address your own unique concerns and interests. :SS 'hat applications are you (the developer) applying for'? When. do you expect to submit the )plication(s) so that neighbors can review it? What changes or additions are expected prior to ibmittal? `ill the decision on the application be made by City Staff, Hearings Officer; Planning Commission or ity Council? How long is the process? (timing)/ t what point in the process are citizens given notice and the opportunity to provide input? as 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). TS 'ill there be a traffic study done? What are the preliminary traffic impacts anticipated as a result of the pment and how -do you propose to mitigate the impacts if necessary? That street improvements (including sidewalks) are proposed? What connections to existing strL s -e proposed? re streets proposed to be public or private? What are the proposed street and sidewalk widths? That are the emergency access requirements and what is proposed to meet those requirements? G AND DENSITY That is the current zoning? What uses are allowed under this zoning? fill there be a re-zone requested by the developer'? if yes, to what zone? ow many units are proposed for the development and what is the minimum and maximum density lowed in the zone? AGE AND WATER QUALITY That is your erosion control and drainage plan What is the natural slope of the property? What are ie grading plans? there a water quality facility planned within the development and where will it be located? Who will Nn and maintain the facility? 10 IANDS(APING /ha are- the tree removal plans and what is proposed to mitigate for trees removed? that are the landscaping plans? What buffering or fencing is required and/or proposed? 335 2S109AD-03300 ) 2S109AC-00200 t ALVERTS ROBERT L & SHARON J GRAHAM RICKIE ALLEN TR & 14569 SW 130TH AVE GRAHAM LINDA SUE TR IGARD, OR 97224 13400 SW BULL MOUNTAIN RD ' TIGARD, OR 97224 2S109AD-03100 2S109AC-00400 BENNETT GINA M HARPER THOMAS F & CATHERINE L 14605 SW 130TH AVE 14635 SW 133RD AVE TIGARD; OR 97224 TIGARD, OR 97224 2S109AC-02300 2S109AD-03400 BERRY JEFFERY P HIRCSHMANN GUNTHER JR & MARISOL 13175 SW BULL MTN RD 14547 SW 130TH AVE TIGARD, OR 97223 TIGARD, OR 97224 2S109AC-00300 2S109AC-00500 BOSLEY DAVID A/PATRICIA L HUMMEL B W & GERALDINE B 14665 SW 133RD AVE 14695 SW 133RD TIGARD, OR 97223 TIGARD, OR 97223 2S109AD-02800 2S109AC-02400 BURTON MAXINE DEE KNUDESON KIM & 14661 SW 130TH ST REBECCA TIGARD, OR 97224 13125 SW BULL MOUNTAIN RD TIGARD, OR 97224 )9AC-01500 2S109AC-01600 UILLON DONALD LAND LARSON JAY W/MARGARET ANN 0 NADINE 14800 SW 133RD 14840 SW 133RD TIGARD, OR 97224 TIGARD, OR 97223 2S109AB-01700 21, 09AC-01800 EGGER JACOB L & MARY MARCIA TRS LAR W/MARGARET ANN 13395 SW BULL MTN RD 148 3RD TIGARD, OR 97224 T ARD, OR 9 4 2S709AC-02200 2S109AC-01700 FORAN PATRICIA A LA ON J W/MARGARET ANN 13145 SW BULL MOUNTAIN RD 1480 133RD TIGARD, OR 97224 T RD, OR 24 2S109AC-01900 2S109AD-03200 GIMLIN RICK UCHERYL L LARSON TIMOTHY & JANENE PMB #305 14583 SW 130TH AVE 15685 SW 116TH AVE TIGARD, OR 97224 KING CITY, OR 97224 `9AC-00100 2S109AB-00900 J AM RICKIE ALLEN REVOCABLE T METZLER EDWARD J & SAUNDRA C :HAM LINDA SUE REVOCABLE TRUST 13267 SW BULL MTN RD BY LINDA S/ RICK A GRAHAM TIGARD, OR 97224 13400 SW BULL MOUNTAIN RD TIGARD, OR 97224 336 2S109AB-01000 2S109AD-01300 j MURPHY EDWIN ELLIOTT TRUSTEE TIGARD-TUALATIN SCHOOL 13255 SW BULL MTN RD DISTRICT 23J JGARD, OR 97224 6960 SW SANDBURG ST j TIGARD, OR 97223 2S109AC-02600 2S109AC-02100 NAHM KEVIN I & ALICE S TIGARD-TUALATIN SCHOOL DIST 23J 13135 SW BULL MOUNTAIN RD c/o RIDER ALBERTA LIFE ESTATE TIGARD, OR 97224 ATTN: BUSINESS MANAGER 6960 SW SANDBURG ST TIGARD, OR 97223 2S109AB-01100 2S109AC-01400 PALMROSE DAVID H & SONU C UTZ FREDERICK R MADALYN 13265 SW BULL MOUNTAIN RD 14880 SW 133RD TIGARD, OR 97224 TIGARD, OR 97223 2S109AC-02000 2SI09AD-03000 POTTER DOUGLAS C & CHARLENE N VOYDAT JOSEPH B & BETHANY L PO BOX 231226 14627 SW 130TH AVE TIGARD, OR 97281 TIGARD, OR 97224 2S109AC-OD600 2S109AB-01600 RIETMAN SHAWN C & B JORINE WESTER JOHN W & 14715 SW 133RD AVE PEREZ MARIA E TIGARD, OR 97224 13379 SW BULL MOUNTAIN RD . TIGARD, OR 97224 )9AC-00800 HiSSMILLER RONALD W & DIANE L 14845 SW 133RD AVE TIGARD, OR 97224 2S 109AD-02900 STEWART RANDY A & LENORE K 7712 SW LOCUST ST PORTLAND, OR 97223 2S109AC-02500 SURVIVOR'S TRUST UNDER PRICE FAM RESIDUARY TRUST UNDER PRICE FAMLIY C ELIZABETH PRICE/LEE GODDARD SQ 4875 SW 78 AVE NO 241 PORTLAND, OR 97225 2S109AB-01400 SWAN ROBERT J DONNA B 13285 SW BULL MTN RD TIGARD, OR 97223 • '19AC-00700 FOR JAMES M J5 SW 133RD TIGARD, OR 97223 337 f I Charlie and Lade Stalzer 14781 SW Juliet Terrace ard, OR- 97224 Craig Smelter PO Box 1467 Tualatin, OR 97062 Harold and Ruth Howland 13145 SW Benish Tigard, OR 97223 Kevin Hogan 14357 SW 1331d Avenue Tigard, OR 97224 Gretchen Buehner 13249 SW 136th Place Tiqard, OR 97224 L,r0 4B Holly Shumway, Chair 14535 SW Woodhue Street Tigard, OR 97224 Beverly Froude 12200 SW Bull Mountain Road Tigard, OR 97224 Barry Albertson 15445 SW 150th Avenue Tigard, OR 97224 John Frewing 7110 SW Lola Lane Tigard, OR 97223 ) 4B 1 e200 SW Pacific Highway, Suite H242 Tigard, OR 97224 CITY 01 TIGARD - WEST INTERESTED PARTIES (ov. I of 11 (i:\curDIn\setuo\Iabels\CIT West_doc) UPDATEC 338 lay-zt)-• ot) 11:15 rtsum- T-463 P001/001 F-383 CITY OF TIGARD (OMMUNITY DEVELOPMENT DEPARTMENT RECEIVED PLANNING PLANNING DIVISION 13125 SW HALL BOULEVARD SEP 2 3 2005 CITY OF TIGARD TIGARD, OREGON 97223 - - community 0melop"W"t PIIOHE- 503-639. in rAX_ 503-684-/`.1991 (Attn: Patty/Planning)' .S~raping~~ertrr~om.nunity CITY OF TIGARD ~ ~ O 0 O O O O ~ R p O ~Qr~ 0~ O p ~n~ LI1~ ~ U 11l! U UJUU U UCIWW~~ Property owner information is valid for 3 months from the date of your request INDICATE ALL PROJECT MAP & TAX LOT NUMBERS (i.e. 1S134AB, Tax-Lot 00100) OR THE ADDRESSES FOR ALL PROJECT PARCELS BELOW: 2 S I C)g zouo PLEASE BE AWARE THAT ONLY 9 SET OF LABELS WILL BE PROVIDED AT THIS TIME FOR HOLDING YOUR NEIGHBORHOOD MEETING. After submitting your land use application to the City, and the pro ect planner has reviewed your application for completeness, you will be notified by means of an incompjeteness letter to obtain your 2 final sets of labels, The 2 final sets of labels need to be placed on envelopes with first class letter-rate postage on the envelopes to the form of postage stamps (no metered envelopes and no return address) and resubmitted to the City for the purpose of providing notice to property owners of the proposed land use application and the decision. The T sets of envelos must be kept separate. The person listed below will )e called to pick up and pay for the labels when they are ready. NAME OF CONTACT PERSON: _%A A MAR_(X )Aa PHONE: C` A-) 4? 2 - t3C7r~:> FAX: ('~c:j7~~>>z - 4; This request may be mailed, faxed or hand delivered to the City of Tigard. Please allow a 2-day minimum for processing reques(s. Upon completion of your request; the contact ~pperson will be called to pick up their request that will be placed in "Will Call" by their last name, at tFie Community Development Reception Desk. The cost of processing your request must be paid at th'' time of pick up, as exact cost can not be pre-determined. PLEASE NOTE: FOR REASONS OF ACCURACY, ONLY ORIGINAL MAILING LABELS PROVIDED BY THE CITY VS. RETYPED MAILING LABELS WILL BE ACCEPTED. Cost Descri ttion: $11 to generate (he mailing list, plus $2 per sheet for printing the list onto labels (20 addresses per sheet). Then, multiply the cost to print one set of labels b ttie number of sets requested. EXAMPLE COST FOR THIS REQUEST 4 sheels of lahcls x $21sheet - 8.00 x 2 sets = $16.00 `sheet(s) of libels x $2/sheet - $ - _x / sets:: 2 sheets of lahols x $21sheet for inlerted parties x 2 refs- $ 4.00 sheet(s) of labels x $21sheel for' tcrested pal ties sets= o ~t'3 • GENERATE UST - 111A GENERATE LIST = $ 1 I TOTAL - $31.00 t OTRI_ - / 339 U11' Y UN"116AW) 10/10/2005 13125 SW Hall Blvd. 4:22:21PM Tigard, Oregon 97223 3NAM (503) 639-4171 0 M Receipt 27200500000000005117 Date: 10/10/2005 Line Items: Case No Tran Code Description Revenue Account No Amount Paid LANDUS Land Use Misc. - 17.0000 @ $1.0000 100-0000-438000 17.00 Line Item Total: $17.00 Payments: Method Payer User ID AcctJCheck No. Approval No. How Received Amount Paid Check ALPHA COMMUNITY CAC 31714 In Person 17.00 DEVELOPMENT Payment Total: $17.00 cReceipt,rpt i ; 1 of 1 . AFFIDAVIT OF MAILIV )[POSTING NEIGHBORHO` -).MEETING NOTICE t , P~flR~ ff i[0~1E R MF _ 'P lt~£ 3~ E`~ ~JR~D ~O tz>~ I 9H ~ 2 1 :~R~ ~ mg T.NG it W"i Mew, • , wlERR °AID~J °fC~ E. D D' 0 51 V,i fo 'g. -t-:~::..~~-:. '""~:~f•-~-,•L'.:= ~ ~?-t - - i=., '35,x;. - ~,~~-fiA'F~"l~~,~•S~i~.t V~^ h.~'d ~~6 S•"I -f ~C' P v 'Y~•D~~Ti~~~;E-`~~ MAILING: 1~ ty being duly swom, depose and say that on the ay of OC~U38"Z . 20_Q5~ t caused to have mailed to each of the persons onffi??e attached list, a notice of a meeting to discuss a proposed development at (or near) Z. 5 CA k LVOd a copy of which notice so mailed is attached hereto and made a part of hereof. I further state that said notices were enclosed in envelopes plainly addressed to said persons and were deposited on the date indicated above in the United States Post Qffice located at q6co SW Cl_ S~- with postage prepaid thereon. . (JUG • Signature (in a presence of a Public) POSTING: 1, 3DQ do affirm that I am (represenQ the party initiating interest in a proposed Q 163DW151n!~l affecting the land to ted at (state the approximate location(s) IF no address(s) and/or tax 19t(s) currently registered IT2Z(O 'E-W $~LL !Y10t}1Mxtb 9--b- '!d on the _ day of O 20 CE personally post notice indicating that the site may be :ed for a SL19WJISLO). application, and the time, date and place of a neighborhood meeting to s the proposal. The sign was posted at -bu.* S"t i G~A2D 5`G~rJ Z (s to location you posted notice on property) Signature (I the presence of - ublic) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETEINOTARIZE) STATE OF Q/rgvO ) County of ffa~;(%Lvm) ss. Subscribed and sworn/affirmed before me on the ~~ay of a r~ . 20_Q<_. OFFICIAL SEAL - ELIIABETFi F. RIBERA NOTARY PUBLIC-OREGON COMMISSION NO. A392588 MY COMMISSION EXPIRES MAY 9, 2009 TA PUBL OF-OREGON My Commission Expires: ~ •nt, please complete-the information below: NAM- iF PROJECT OR PROPOSED DEVELOPMENT.-' EVELOPME T.- ' WL7>J 'Z\ F_ Q0_ 2- TYPE OF PROPOSED DEVELOPMENT: J \3 r;. ; Address or General Location of Subject Property, - SubjectProperyTaxMap(s)andLot#(s): S t Cr AC ZQ 341 hNoainlp~rslaftavd 0-1 maumgpos5nd r I al pha COMMUNITY DEVELOPMENT Wilson Ridge No. 2 Neighborhood Meeting Notes September 13, 2005 Location: Christ the King Lutheran Church, 11305 SW Bull Mountain Rd. Meeting called to order at 7:00 p.m. Presenters - Jeff Vanderdasson (JV), Alpha Community Development John Marquart (JM), Alpha Community Development Wendy Hemmen (WH), Venture Properties JM, JV and WH introduced themselves and welcomed participants. JM read the City of Tigard prepared statement required for neighborhood meetings. He then gave a brief presentation of the 10-lot subdivision plan. This presentation included a discussion of: site location and vicinity, existing conditions, site zoning/ density requirements, lot count and layout, public street improvements, preliminary utility location and other general site and project characteristics. The meeting was then opened for questions from the audience. question: Are there any lots under 5,000 square feet? (JM): Yes, but code permits lots as small as 4,000, provided the average remains at least 5,000. We are not proposing any which approach as small as 4,000. question: Do you intend to comply with the Bull Mountain comprehensive plan? (JV): Yes, that is our intent. question: How will stormwater be managed? (JV): Storm will be collected via catch basin & pipe system and detained in a pipe in 133rd to be shared with Wilson Ridge No.l I. Flow is south through Summit Ridge. question: Will there be common areas or open space? (JV): No. If annexed to City, however, each lot will be responsible for a systems development charge to cover parks. question: Does the public street for Wilson Ridge No. 1 intersect with 133rd or Bull Mountain? (JM): The new street for that subdivision intersects with Bull Mountain. question: What are the yards/setbacks of the subdivision? (JM): Interior side yards will be 5 feet, side yards abutting a public street will , be 10 feet. Rear and front yards will be 15 feet. Garages will be 20 feet. Piaza West - Suite 230 - 9600 S.ti Oak - Portland - Oregon 97223 Office 503 452-Kn3- Pax 503.452-W43 342 ~W1'J.alphacomrr, Jnity.co r7t . ) 1 alpha COMMUNITY DEVELOPMENT question: Will street trees be installed? (JV): Yes. Ideal spacing is 25 feet, but consideration must be given to driveways, street lighting, clear vision easements, etc. It is likely that there will be roughly 1 per lot per side of the street. question: Where will street lights occur? (JV): Final design has not been performed, but it is likely that there will be 1 at the intersection and probably 1 more to be determined within roughly 135 -150 feet. question: Where are the contiguous city limits that will be used for annexation? (JM): We will be using Wilson Ridge No. 1 across 133rd as existing city limits. Final approval for its annexation should be granted by Council tonight. question: Will construction occur prior to annexation? (WH): No. City staff has informed us that annexation must occur prior to land use approval. (JV): There are also engineering factors to consider when building in Washington County vs. building in Tigard question: Will residents be forced to sign annexation consent in the future? (WH): No. As stated earlier, annexation will occur prior to subdivision approval. Therefore, the lots will be already be in city limits. question: Will construction activity occur before 7:00 a.m.? (JV): It is our policy, if we are contracted to provide construction management services, to ensure that contractors follows applicable laws. However, it may be a contractor's prerogative to file for permission to work beyond those hours or on weekends. question: Often, contractors nearby will start heavy equipment prior to 7:00 a.m. as "loophole" around these parameters. Will this be your policy? (JV): No. As stated earlier, it is our policy to obey the law. Project managers and inspectors may not be present 24 hours/day, so we often rely on neighbors' contact. question: Can you submit to me or CPO 4B names of contractors responsible for obeying this law? (JV): Contractors have not been selected yet, but you may call me with any concern. question: Who is the builder? (WH): It is very likely that Don Morissette Homes will build, unless higher bidder materializes. Plaza Chest - Suite 230 - 9540 SW Oak - Portland - Oregon 97223 Office 50-1-452-8-003 - Fax 503 452-&043 w,wvv.alphacomn;unity.com 343 1 1 alpha COMMUNITY DEVELOPMENT question: (to Ms. Hemmen directly) Are there any representations made by your consultant that you do not agree with or stand behind? (WH): Not to this point. It is our intent to obey all applicable laws. (JV): If construction management is the issue, please feel free to call me, as 1 am certain scheduling can be resolved without conflict. question: What is the timeframe? (JV): Contingent on annexation proceedings, so exact timing is difficult to predict. Ideally, construction should begin next summer. question: Who has jurisdiction of 133rd? (JM): It is our understanding that it is currently a county road, but will be annexed into Tigard as part of this annexation for sake of continuity to Wilson Ridge No. 1. question: Will we be subject to "pocket" or "island" annexation then? (JV): We are not in a position to answer that, as we do not represent Tigard in any fashion. Plaza Wes+ - Su Je 230 - 9600 SW Oak - Portland - Oregon 972223 Of5ce 503 452-8003 -Fax 503 452-8043 www.alphacommunfly.com i - 344 to M NEIGHBORHOOD MEETING SIGN-IN SHEET g i i 118 1. f NEW y~y p n rr~.~•~ li.¢ys? ti r ~i (u t{!ry} ~Nl 1.{ rros r. a .R3 .4S 1 .vl. k ~G. rr , b n`e', M ~Y ~,`y ( 1n .~+r= r. ~G: .k 1 Sri l~ 33 stj alt A 5'~= ~ 13 5 S (3 0 z-i _ mT l ,r l48 s s't,~ t3 AJ A 4.p 4 7 2z DATE: September 13, 2005 PROJECT: Wilson Ridge No. 2 402-027 I f - alp ha COMMUNITY DEVELOPMENT August 29, 2005 RE: PROPOSED 10-LOT SUBDIVISION (SINGLE FAMILY DETACHED DWELLINGS) TAX MAP 2S 1 09AC, 1900 Dear Resident: Alpha Community Development is representing the developer of the property described above. A 10-lot detached single-family residential subdivision is proposed for this location. This property is-currently zoned R-7 (5,000 sq. ff. minimum lot size). Prior to applying to the City of Tigard for the necessary approvals, we would like to discuss. the proposal in more detail with the surrounding property owners and residents. The purpose of this meeting is to provide a 'forum for the applicant and surrounding property owners / residents to review the proposal and to identify issues so that such issues may be considered before the formal application is turned in to the City. You are invited to attend a meeting on: September 13, 2005, 7:00 p.m. Christ the King Lutheran Church Rainbow Room 11305 SW Bull Mountain Road Tigard, OR 97224 Please note that this will be an informal meeting on preliminary development plans. E These plans may be altered prior to the application to the City. Depending on the type of land_use action required, you may also receive future notice from the City of Tigard for you to either participate With written comments and/or an opportunity to attend a public hearing. Should you have any questions regarding this proposal, please call me at 503-452-8003. E Sincerely, 1J o ~ E /G V Ji u ro Jeff Vanderdasson, P.E. Project Manager •I enclosures Plaza West Suite 230, 4600 SW Oak, Portland, Oregon 47223 346 [T] 503-452-8003 [F] 503-452-8043 M _ CITY • D ALPINE VIE HOOD 0400RAVH10 INFORMATION aY61 ALP AREA NOTIFII (500') ostawsseoo toweoaeoe m M nmwuma ~ . Q m v FOR: John Marquart leuuuo M W ~ M O tnowslns - ~ - ntauaattea D RE: 2S109AC, 1900 tnowatoos tstoueause rn ntoueonse C'ljr'D~ ' utouooucu tstewaaao ntwaosus Property owner Information is valid for 3 months from tstouoooeoe the date printed on this map. O nlauoaeo mwoottoo nlowuuo 'BI IE ' mouaoaae uuueo:aoo Q tsloeeoouao nlana04300 J stoaoon, mwooooo0 a. tstausesess ~~p nlwoanoo umuosoeae niouooteae alsesomeoo anouooomo tsteueallao mouarooe N G tetoasaooeoo RHETT t:touaeteoo tstoworlos g tUg egg 300 aoo peel 1'e 266 feel ntauasuu auweosu City of Tigard Information on this map Is for general location only and should be verified vAlh the Development Services Division. 13126 SvkHs° ^`d Tlgar ^ .1 (5 Community pment htlp9 d.or.ln Plot date: Aug 24, 2005; C7R.dqic\MAGIC03.APR FREQUENTLY ASKED City of Tigard NEIGHBORHOOD MEETING QUESTIONS st~ty 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 a while 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. Ir all types of applications, property owners within 500 feet of the subject parcels receive notice of public hearing (if applicable), notice of the decision, and are given the opportunity to appeal the decision. 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 entirely different, a new neighborhood meeting would be required.. In any case; notice of .decision is sent to property owners within 500 feet of the proposed development allowing them the opportunity to appeal. How.Do I Know What Issues Are Valid? A decision - is reviewed .based on compliance with the Tigard Development Code. Review the development code to. familiarize yourself with what -is permitted and what may not be permitted. A copy of the development code is available for viewing at the Tigard City Library or a copy may be purchased at the Community Development Services counter. You may also contact City Planning staff and ask what the standards are for a specific issue. Be prepared, however, -that. you may not LIKE all the standards, but at least you- know what they are. If a development meets the code standards, it can proceed. .~1` ~ ,~SiE~~ . ~j•. ~~.-iw.,&~~~~x~~c,~w_r3:~...~-.~--'x~.?6~.c"''~itu~aSg 348 ollowing is a list of questions developed by a subgroup of the Citizen Involvement Team. Th. ions are intended to aid you in formulating your own questions for proposed development in your Feel free to ask more or alter the questions to address your own unique concerns and interests. SS hat applications are you (the developer) applying for? When. do you expect to submit the )plication(s) so that neighbors can review it? What changes or additions are expected prior to ibmittal? ill the decision on the application be made by City Staff, Hearings Officer, Planning Commission or ty Council? How long is the process? (timing)/ what point in the process are citizens given notice and the opportunity to provide input? 3s 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). Is 'ill there be a traffic study done? What are the preliminary traffic impacts anticipated as a result of the ;pment and how do you propose to mitigate the impacts if necessary? 'hat street improvements (including sidewalks) are proposed? What connections to existing strL -e proposed? .-e streets proposed to be public or private? What are the proposed street and sidewalk widths? 'hat are the emergency access requirements and what is proposed to meet those requirements? G AND DENSITY 'hat is the current zoning? What uses are allowed under this zoning? fill there be a re-zone requested by the developer? if yes, to what zone? ow many units are proposed for the development and what is the minimum and maximum density lowed in the zone? AGE AND WATER QUALITY That is your erosion control and drainage plan What is the natural slope of the property? What are e grading plans? there a water quality facility planned within the development and where will it be located? Who will ivn and maintain the facility? LANDSCAPING /h are'the tree removal plans and what is proposed to mitigate for trees removed? that are the landscaping plans? What buffering or fencing is required and/or proposed? 349 2S109AB-01800 ! 2S109AC-00100 ARABSHAHI HAMID & GRAHAM RICKIE ALLEN REVOCABLE T ABEDINI AZEDEH GRAHAM LINDA SUE REVOCABLE TRUST 473 SW 134TH DR BY LINDA S/ RICK A GRAHAM IW ARD, OR 97224 13400 SW BULL MOUNTAIN RD TIGARD, OR 97224 2SI09BD-07800 2S109AC-00200 BALCOM RICK L & GRAHAM RICKIE ALLEN TR & SHARIN A GRAHAM LINDA SUE TR 14798 SW SCARLETT DR 13400 SW BULL MOUNTAIN RD TIGARD, OR 97224 TIGARD, OR 97224 2S109AC-02300 2S109BD-07500 BERRY JEFFERY P GUTTRIDGE RONALD D AND 13175 SW BULL MTN RD KATHERINE M TIGARD, OR 97223 14690 SW 136TH PL TIGARD, OR-97224 2S109AC-00300 2S109AC-00400 BOSLEY DAVID A/PATRICIA L HARPER THOMAS F & CATHERINE L 14665 SW 133RD AVE 14635 SW 133RD AVE TIGARD, OR 97223 TIGARD, OR 97224 2S109AB-04200 2S109AC-00500 CLAUSS JAMES M & LORRAINE E HUMMEL B W & GERALDINE B 14394 SW 133RD AVE 14695 SW 133RD TIGARD, OR 97224 TIGARD, OR 97223 _ .9AC-01500 2S109AC-00900 DILLON DONALD LAND KILLINGSWORTH SEAN & 0 NADINE KILLINGSWORTH BRENDA KAY 14840 SW 133RD 14925 SW 133RD AVE TIGARD, OR 97223 TIGARD, OR 97224 2S109AB-00800 2S109AC-02400. ECF ALPINE VIEW LLC KNUDESON KIM & 1310 SW 17TH AVE REBECCA PORTLAND, OR 97201 13125 SW BULL MOUNTAIN RD TIGARD, OR 97224. 2S109AB-01700 2S109AC-01600 EGGER JACOB L & MARY MARCIA TRS LARSON JAY W/MARGARET ANN 13395 SW BULL MTN RD 14800 SW 133RD TIGARD, OR 97224 TIGARD, OR 97224 2S109AC-02200 2 09AC-017 FORAN PATRICIA A LA AY W/MARGARET ANN 13145 SW BULL MOUNTAIN RD. 148 S 133RD TIGARD, OR 97224 T ARD, o 97224 9AC-01900 109AC-016 SIN RICK UCHERYU L LA 0 AY W/MARGARET ANN #305 148 133RD 15685 SW 116TH AVE T ARD, 97224 KING CITY, OR 97224 350 2S109813-03300 ` 2S109AB-01400 MARSHALL J G & SWAN ROBERT J DONNA B FRIEDE KARLA A 13285 SW BULL MTN RD 580 SW TARLETON CT TIGARD, OR 97223 16 ARD, OR 97224 2S109BD-03200 2S109AC-00700 MCGUIRE GRANT & SUSAN TAYLOR JAMES M 13570 SW TARLETON CT 14795 SW 133RD TIGARD, OR 97224 TIGARD, OR 97223 2S109AB-00900 2S109AC-02100 METZLER EDWARD J & SAUNDRA C TIGARD-TUALATIN SCHOOL DIST 23J 13267 SW BULL MTN RD c/o RIDER ALBERTA LIFE ESTATE TIGARD, OR 97224 ATTN: BUSINESS MANAGER 6960 SW SANDBURG ST TIGARD, OR 97223 2S109AB-01000 2S109AC-01400 MURPHY EDWIN ELLIOTT TRUSTEE UTZ FREDERICK R MADALYN 13255 SW BULL MTN'RD 14880 SW 133RD TIGARD, OR 97224 TIGARD, OR 97223 2S109AC-02600 2S1098D-07600 NAHM KEVIN I & ALICE S VANHOUTON MARIA 13135 SW BULL MOUNTAIN RD 14710 SW 136TH PL TIGARD, OR 97224 TIGARD, OR 97223 9AB-01100 2S109AB-01600 PALMROSE DAVID H & SONU C WESTER JOHN W & 13265 SW BULL MOUNTAIN RD PEREZ MARIA E TIGARD, OR 97224 13379 SW BULL MOUNTAIN RD TIGARD, OR 97224 2SI09AC-02000 2S1096D-07400 POTTER DOUGLAS C & CHARLENE N WESTGATE JOHN B AND GRETCHEN R PO BOX 231226 14670 SW 136TH PL TIGARD, OR 97281 TIGARD, OR 97224 2S109AC-00600 RIETMAN SHAWN C & B JORINE 14715 SW 133RD AVE TIGARD, OR 97224 2S109AC-00800 RISSMILLER RONALD W & DIANE L 14845 SW 133RD AVE TIGARD, OR 97224 19~A"C-02500 JVIVOR'S TRUST UNDER PRICE FAM IDUARY TRUST UNDER PRICE FAMLIY C*ELIZABETH PRICE/LEE GO-DDARD SO 4875 SW 78 AVE NO 241 PORTLAND, OR 97225 351 . ) 1 Charlie and Lade Stalzer 1-1781 SW Juliet Terrace ird, OR 97224 Craig Smelter PO Box 1467 Tualatin, OR 97062 Harold and Ruth Howland 13145 SW Benish Tigard, OR 97223 Kevin Hogan 14357 SW 133rd Avenue Tigard, OR 97224 Gretchen Buehner 13249 SW 136th Place Tinard, OR 97224 (,rO 4B Holly Shumway, Chair 14535 SW Woodhue Street Tigard, OR 97224 Beverly Froude 12200 SW Bull Mountain Road Tigard, OR 97224 Barry Albertson 15445 SW 150th Avenue Tigard, OR 97224 John Frewing 7110 SW'Lola Lane Tigard, OR 97223 14B 1000 SW Pacific Highway, Suite H242 Tigard, OR 97224 CITY OF TIGARD - WEST INTERESTED PARTIES (pg. I of 1) (iAcurpln\setup\Iabels\CIT West.doc) UPDA" 352 1925-LL-' 105 11:00 rtiUM- T-244 P003/004 F-695 . I I CITY OF TIGARD COMMUNITY DEVELOPMENT DEPARTMENT •1 . PLANNING DIVISION 13 125 SW HALL BOULEVARD c►rv of r1GaRO ' TIGARD, OREGON 97223 Community Development Shaping fI (Better Community PHONE 503-639.4171 EAK 503-G041247 (Attn: Patty/ Planning) EMU M° W@W new @EM muffl Property owner information is valid for 3 months from the date of your request INDICATE ALL PROJECT MAP & TAX LOT NUMBERS (i.e. 1S134AB, Tax Lot 00100) OR THE ADDRESSES FOR ALL PROJECT PARCELS BELOW: 0q rte. l~l(xJ AC)?-- OZ-7 PLEASE BE AWARE THAT ONLY 1 SET OF LABELS WILL BE PROVIDED AT THIS TIME FOR HOLDING YOUR NEIGHBORHOOD MEETING. After submitting your land use aplication to the City, nd the project planner has reviewed your application for completeness, you will be' notified by means of an incompleteness letter to obtain your 2 final sets of labels, The 2 final sets of labels need to be-placed on envelopes with first class letter-rate postage on the envelopes in the form of postage stamps (no metered envelopes and no return address) and resut~bmitted to the City for the ppurpose of providing notice to property owners of the proposed land use "ppllcatlon and the decision. Tfie 1 sets of envelopes must be kept separate. The person listed below will )e called to pick up and pay for the labels when they are ready. NAME OF CONTACT PERSON: =NUM MWcL~)AfZc PHONE: 15-;CP-) - 57- - F) 0c)_3 FAX: sue- d ,2_ x)04 This request may be mailed, faxed or hand delivered to the City of Tigard. Please allow a 2-day minimum for processing requesis. Upon completion of' your request, the contact person will be called to pick up their request that will be placed in "Will Call" by their last name, at the Community Development Reception Desk. The cost of processing your request must be paid at theI time of pick up, as exact cost can not be pre-determined. PLEASE NOTE: FOR REASONS OF ACCURACY, ONLY ORIGINAL MAILING LABELS PROVIDED BY THE CITY VS, RETYPED MAILING LABELS WILL BE ACCEPTED. Cost oescrivion: $11 to generate the mailing list, plus per sheet for printing the list onto labels (20 addresses per sheet). Then, multiply the cast to print one set of labels b the number of sets requested. EXAMPLE COST FOR THIS REQUEST 4 sheets of labels x $21sheel x? sets = Q- $16.00 sheet(s) of labels x $21shed =L :,CIs = 2 sheets of labels x VA-libot far interesW parties X 2 sets-- 5 4.00 T sheet(s) of labels x $`llsheet for'nle,esled µai lies = x j sets GENERATE LIST = WO GENERA 1 F LIST = TOTAL = $31.00 TOTAL = 353 C fFY OF TRUARD 8/29/2005 13125 SW Hall Blvd. 2:08:33PM Tigard, Oregon 97223 (503) 639-4171 Receipt #:.27200500000000004209 M Date: 08/29/2005 Line Items: Case No Tran Code Description Revenue Account No Amount Paid MISC Miscellaneous Fees & Charges - 17.0000 @ $1.0000 100-0000-451000 17.00 Line Item Total: $17.00 Payments: Method Payer User ID AcctJCheck No. Approval No. How Received Amount Paid Cash ALPHA ENGINEERING CAC In Person 17.00 Payment Total: $17.00 cReceipt.rpt ! 1 of 1 AFFIDAVIT OF MAILING /POSTING NEIGHBORHO~.,b MEETING NOTICE PORT t~T 0 C ~ T 1PP 1Ct 'Ly. S E4, F"' , M ~L~ HE'C T T GARD A~~COf O T _ " EIBitRb°r'Nt ND'?C-f ?I,FPt~'•071SIFtBAYTT;~H At~E[t,ESPRO: R~'`""`` _l I tE~ A1.L~E~ fO,T C E. iffy rny,V S~~;~-0~~-_~, ~:..;,,r , _ - _ ~.:.r~::,, ~ SIO •j4 ~.:iL A~:fl-~~ce3~.I ,:;r ~~_aRRg,f~R,_'_s'.;~~''~s~.< `'".~`.-,t.;t*~:s~~~;•. _ `•-"i . 7 t :c~ Ili l~e1C:3t;Ur.~ • ti ~ 5.~.:..rx., MAILING: I, ~04,1 qWZQUArC , being duly swom, depose and say that on the day of ~JU~tU 20 O5, 1 caused to have mailed to each of the persons on the attached list, a notice of a meeting to discuss a proposed development at (or near) Z S 1 W AC ROD a copy of which notice so mailed is attached hereto and made a part of hereof. I further state that said notices were enclosed in envelopes plainly addressed to said persons and were deposited on the date indicated above in the United States Post Office located at Q SW OAK ~ WLp 10 with postage prepaid thereon. I IL • Ali Signature (In the presence o a Notary Public) POSTING: I, -10013S lY1A~r'UAt do affirm that I am (represent) the party initiating interest in a proposed a)a)1kW5AoiY- affecting the land located at (state the approximate location(s) IF no ~-+ress(s) and/or lot(s) currently registered) (3250.1 BULL fYbURD, 9id on the day of _ 9,ttf5V- 20 05 personally post notice indicating that the site may be osed fora SSSNIS[OM application, and the time, date and place of a neighborhood meeting to discuss the proposal. The sign was posted at LAKS (3 Si,'J viv of, location you posted notice on property) Signature (In the presence o Notary Public). (THIS SECTION FORA STATE OF OREGON, NOTARY PUBLIC TO COMPLETE:/NOTARIZE) STATE OF County of SS. - Subscribed and sworn/affirmed before me on the-?,'- 1 da of y .209. OFRCIAL SEAL ELIZABETH F. RIBERA NOTARY PUBLIC-OREGON COMMISSION NO. A392588 MY COMMISSION EXPIRES MAY 9, 2009 - TARY UBLI REGON . My Commission Expires: E icant, please complete.the information below: NAME OF PROJECT OR PROPOSED DEVELOPMENT: wlL!S01,) Qkf aF 1JU- Z TYPE OF PROPOSED DEVELOPMENT V151n.- Address or General Location of Subject Property: 32$n 5th `PULL 355 Subject Property Tax Map(s) and Lot #(s): S [ QgAC MOC) hA1oginlpatty\masterslaffidavit of maitng-po: OVA 1i~le Re - Dec tuber 131 ,2()05 R►d9 , na 2 356 ~(145an SUB aPpiica~lan Washington (OR) OWNERSHIP INFORMATION Reference Parcel : 2S109AC 01900 ~l Parcel Number : R0485923 TRSQ : 02S -01W -09 -NE -SW Owner : Gimlin Rick L & Cheryl L CoOwner : Pmb #305 Site Address : 13280 SW Bull Mountain Rd Portland 97224 Mail Address : 15685 SW 116th Ave King City Or 97224 Telephone Owner Telephone Tenant SALES AND LOAN INFORMATION Transferred :09/10/1992 Loan Amount : $183,000 Document # :62674 Lender , : Directors Mortgage Sale Price : $230,000 Loan Type : Conventional Deed Type : Warranty Interest Rate : Fixed % Owned :100 Vesting Type : Married Persons ASSESSMENT AND TAX INFORMATION Measure 50 Mkt Land : $197,080 Exempt Amount Assd Total:$250,020 Mkt Structure : $160,510 Exempt Type Other School District : Tigard Mkt Total : $357,590 Levy Code :02378 % Improved : 45 04-05 Taxes : $3,750.41 PROPERTY DESCRIPTION Map Grid : 655 A6 Class Code : S Census : Tract: 319.06 Block: 3 NbrhdCd : BLMT MillRate :15.0004 Sub/Plat Land Use : 1012 Res,Improved Legal : ACRES 1.55 Zoning PROPERTY CHARACTERISTICS Bedrooms : 4 Lot Acres :1.55 Year Built :1930 Bathrooms : 2.06 Lot SgFt :67,518 EffYearBlt :1951 Heat Method : Stove BsmFin SF Floor Cover : Asphalt Pool BsmUnfmSF :96 Foundation : Concrete Ftg Appliances BsmLowSF Roof Shape Dishwasher Bldg SgFt : 3,677 Roof Matl Comp Shingle Hood Fan 1stFIrSgFt :944 InteriorMat : Composition Deck UpperFISF :608 Paving Matl : Asphalt Garage Type : Unimprov Porch SgFt Const Type : Wd Stud\shtg Garage SF :240 Attic SgFt : 620 Ext Finish : 245 Deck SgFt Ae Information Provided Is Deemed Reliable Bia Is Not Guaranteed 357 Washington (OR) I OWNERSHIP INFORMATION • Reference Parcel : 2S109AC 02000 ► Parcel Number : R1394486 TRSQ :02S -01W -09 -NE -SW Owner : Potter Douglas C & Charlene N CoOwner Site Address : 13210 SW Bull Mountain Rd Tigard 97224 Mail Address : PO Boa 231226 Tigard Or 97281 Telephone Owner Telephone Tenant SALES AND LOAN INFORMATION Transferred :0520/1997 Loan Amount : $342,000 Document # : 46401 Lender : Alliance Mortgage Sale Price : $380,000 Loan Type : Conventional Deed Type : Warranty Interest Rate : Adjustable % Owned :100 Vesting Type : Estate By Entire ASSESSMENT AND TAX INFORMATION Measure 50 Mkt Land :$155,680 Exempt Amount Assd Total:$258,350 Mkt Structure :$186,140 Exempt Type Other School District : Tigard Mkt Total :$341,820 Levy Code : 02378 % Improved : 54 04-05 Taxes : $3,875.36 PROPERTY DESCRIPTION Map Grid : 655 A6 Class Code : S ! Census : Tract: 319.06 Block: 3 NbrhdCd : BLMT MillRate : 15.0004 Sub/Plat Land Use : 1012 Res,Improved Legal : ACRES 1.05 Zoning PROPERTY CHARACTERISTICS Bedrooms :4 Lot Acres :1.05 Year Built : 1964 Bathrooms : 3.00 Lot SgFt : 45,738 E$YearBlt : 1966 Heat Method : Forced BsmFin SF :1,346 Floor Cover : Carpet Pool BsmUnfinSF Foundation : Concrete Ftg Appliances BsmLowSF Roof Shape Dishwasher Bldg SgFt : 2,744 Roof Mad : Wd Shake Hood Fan lstFlrSgFt :1,398 InteriorMat : Drywall Deck : Yes UpperFlSF Paving Mad : Concrete Garage Type : Detached Porch SgFt Const Type : Wd Stud\shtg Garage SF :1,200 Attic SgFt Ext Finish :251 Deck SgFt :540 The Information Provided Is Deemed Reliable But Is Not Guaranteed 358 p lu~ N C%l `V g NG ? n C\j ~ gd Ln {r M o - - - ' N ro Z O O ~~~fffVVV LLJ V a~;01, ~ ~ _ - nnu9hl•108 0=1 g1mg NVU ms R lea{n•►oor +jt/±/li<I r:tirfseplwl+:•:tr14N17:lt►~~j~[ " - a !i%IIWSIiMHyi:I H!aR5 il_;,,•'pir: 00'OOl - ' MW9¢•OON Oorµ 0.0~ 00'Oll ►l'¢8 U fd 04 ` OIL ~ ~ N R 1~111 K Ifni O I f,•• `,r,',,l• ,S` ,+,,v/`l out r I ^ e LN cl~ > \KM\\ O T 3nN3AV (]aEE~ moo-mom F479i G ~ +1 " Q oaQf re . ~ ~ N R 8 u V 3 oa y - _ ¢o•Cra _ rv M00-tr-o- , TFCOR -TITLE INSURANCE North This map is furnished for illustration and to assist in property location. The company assumes no liability for any variation in dimensions by location ascertainable by actual survey. 2S 1 09AC 2S 1 09AC _ Ji,~:: x. 1J•'.: F~t"3L~`,'a`i r r_.'?: r.., - c a-'•";_t--~•ac-+r.•~ c.~`tl~` g{ ¢ ',v +v!r ' ''~iI _ - ACV / i "r Y G 1 P•/#. W - - rXaJ..-i. w4 t <.J;.. •.~w r 1.:=:' O t>m Q •`tii•~~ ~jti•~~~~wIS .:s. i.< TTT f~ i'dwl- is 1 .f•,;4 ='8~~.drf ~X' •^.i :C~<~•r I _ ; ..<?;i •'i.~ -y .~.5.: S ~ 17'~Crr.~ 'Y-YT ~4 ~v S.''._ !X~:VY..~;.>: i~ - ::y+,w`y,;I.S ii:••t.e,Y y•.'1`f.:,.!%i` Z J h>nr ~i~. x X: J ' of t I W I .a r..,: TY - couvTroREcoP K I t w.. .j.>F. w '.:!'i`~ o t.J:3Y,. 1~I x SECMN OY RLnWMJ1 wtiswiM.0 S £ iG1E f•-1tIC fl Y.-:• i t _c$ _~t~fy'Y`~ im s• $ 1 ~ ~/H - _ i•~1 ~ c !s ~ ~ L ~ - tav~-' p't` ter, ~ U3 to 23-74 X -.7 ;R/~ ?T- ~pYI~Yt6MC1~ONt tiQlll: JX> a ~9 o t I ~`r.'.::`.' f x:•::: SQ"Yris Kgr=` _;x.=:•._,a -'%7.r-,."~: i- ef' Vic:"-.' - w~ix 23-78 MW men ' ~.'S<~It ,•vy'-•- f ' M° -s tr>i:~_%%.'1:'~~'a !.stir •'i.' At99LilT.9 T- ♦ ~r I 1 k•i..tw'>i ai: i' .f~`"•:~~ t RHP1W Fit r 04 Fpq,~cx~c~.cr YiPOSES 4". •J•_- . "1 t:.: _ . ONLP~R R7 ,MA Y 0}/ 2S 1 09AC 2S 1 09AC 360 s. l~ 92062674 F t%'ShIng1m County WARRANTY DEED -STATUTORY FORM Z* Individual/Corporate Escrow Number: 4314067) i' Calvin W. Collins - Grantor, conveys and warrants t:o hick L. Gimiin and Cheryl L. Gimlin, Husband and Wife = Grantee, the following described real property free of encumbrances except as specifically set forth herein situated in Washington County. Oregon: r` See Attached Legal Description Exhibit "A". 1TCSHIN6TON (AUNTY . ~~.i~~ IrEAL P.SOPfRTY TF,I/~Sf£R TAX ;:aT .~y~ FFE Pa1D DATE - - The above deacribad property Is free (min en urnbreneas eXcept covenants, conditions, M restrictions, rights of way, easements and reservations now of record and 1992/93 taxes a lien not yet payable. a The true and actual consideration for this conveyance Is S 230,000.00 Cn Dated this 8th day of September%B de ab bl acorporeroaraNO nom eland by Its v authorized officers by authority of the Board d D".992 ' Calvin W, Collins THIS INSTRUMENT WILL NOT ALLOW USE OF THE PROPERTY - ' r a c. DESCRIBED IN THIS INSTRUMENT IN VIOLATION OF APPLICABLE LAND USE LAWS AND REGULATIONS. BEFORE nt, SIGNING OR ACCEPTING THIS INSTRUMENT, THE PERSON s 'rue-y ACQUIRING FEE TITLE TO THE PROPERTY SHOULD CHECK _ :i.... WITH THE APPROPRIATE CITY OR COUNTY PLANNING - - ` DERkRTF.!SKTO vg-P.FFY APPRnVr-O USF9. - _ . d STATE OF OREGON. County W Clackamas STATE OF OREGON, County of ;77 Personally appeared Calvin W. P-son* appeared Collins - OFFIdAL6EAL )DAN Cis AIJIRICH who. l,atq drily swam, sari, for NmseM and not one for the other, 6d fay that NOTAitYPUSLIC-0REGON d,e Lormerb the pres.6 that tho tenor is the sevetmy of COMMISSION NO.015216 MY COMMISSION EXPIRES JUNE 6. 1996 and dun - hntnrannt to i5 valurdary er,d dose. board off d~,a a wed a~wlsd~ ba at ba lm mrpora+lan, by m+~hoCity of bvd wlunbuy as end dead. fore Before . September 8, 1992 Be "e: Narypub➢obrOraa • June 69 1996 NoLryPubliiefororepn - ~''1s Domm411an aspkes MY mmmhabn eapirec: • :ir FWD" Amn to: STATE OF OREGON. c' Mr. and Mrs. Rick Gimlin a 13250 SY Bull Mountain Road Coutriyof 1 certify that the within instru- heard, Oregon 97224 ment was received for record on the = day of ,19 - ffi otdodc_bf•. and moorded In = m W a dranpa V Iaquestee d slue artsmanb booldreallvohrme No. ,on , sha9bemutotofolooftaddress. page or as fee/illeInstrirnonY L: microflim/reception No. Mr. and Hrs. Rick Gimlia Records of Deeds of said county. [1] 13250 SU Bull Mountain Road Witness my hand and seal of Tigard, Cregon 97224 Courtly affixed. - NAME _ TITLE _ - BY Do" . FoDn No. 6004omptiler 1 t,- V 361 .4 j1; ` E&HIBIT "A^ fit. =r ~ ~ PEA " a Description: ` ' TRACT A: q Beginning - at the one-quarter section on the North line of Section 9, cam. _ Township 2 South of Range 1 West of the Willamette Meridian, in the County of Washington and State of Orecon, and runnina thence South 0' 35' East 1238.5 feet; thence South 61' 27' East 530.3 feet to an _'a iron pipe in the center of the Bull Mountain Road at the Northwest corner of that certain tract of land conveyed to Clifford W. and Margaret Bemis by Deed recorded. in Deed Book 274, Page 45, and which - = iron pipe is the true place of beginning of the herein described tract; thence from said true place of beginning, along the West line of the=-. said Bemis tract, South 0' 37' East 382,9 feet to an iron rod; thence - North 88' 25' East 92.5 feet to an iron rod; thence North 0'.40• East - :.m 242.5 feet to an iron rod; thence North 36` 37, East 74.3 feet to a r~ point on the North line of the Bemis tract and in the center of the Bull Mountain Road; thence North 61' 27' West 163.6 feet to the true ' point of beginning. TRACT B: Ww Beginning at the one-quarter section corner on the North line of Section -6 9, Township 2 South of Range 1 West of the Willamette Meridian, in the County of Washington and State of Oregon, and running thence South 0' 35' East 1238.5 feet; thence South 61' 27' East 530.3 feet to as iron pipe in the center of the Bull Mountain Road at the Northwest .,Q •s corner of that certain tract of land conveyed to Clifford W. and - Margaret Bemis by Deed recorded in Deed Book 274, Page 45; thence along the West line of the Bemis tract, South 0` 37' East 382.9 feet to an :fir? iron rod; thence North 88' 25' East, 92.5 feet to an iron rod, the true place of beginning of the herein described tract, thence from said true place of beginning, North 86' 25' East 108.9 feet to an iron rod; thence North 13' I1' East 241.9 feet to a point on the North line of the said Bemis property, North G1' 27', West 202.7 feet from the Northeast corner thereof; thence along the North line of the said Bemis property, North 61` 27' West 133.1 feet to a point South 61' 27' East iil.o feet from the Northwest corner of said Bemis property; thence South 36' 37' West 74.3 feet to an iron rod; thence South C' 40' West _ 242.5 feet to the true place of beginning. :-`ate= J Dated August 3, 1992 Page 2 2634843 :y; •;w ~:w -.._r _ L.S.'~: ;y;" ••'ar :5\'-.L'.:.: i_.._ . c, c` %`;.._i:•."-:1;' -r Yta 3?f "1.:{ . i'Nj G-0 - -_-_~--s~'~N~.~C C .•~'~n~ F- - _ : ~.:'!r••;.: w.~•- ~"~•.-~%~W fit` 7:f :I. -c:~ tf4 _..C '/rte, 7= • _ •~!:~':_3r ii_ 3 -_...i:~ - . ~ ~ ~f ....~.:q'i~ - _ - - - :b':' ~ -r J'~~ ail; :csr:. :.:c~r~=:.~,-~. ..rr. r~t+:ii'."i F`S<': Src_nay 'W t . _ - .4er_ ~3_ s : ~ r:~3G~r i,': n.. _ ' '~'-'P`~' rS•-' ~~F •4 vs4n~~~.u:" t•'::: .r.. .yy...., V• ~ti~+0.".±y='~• 7+:..... _ - ~ .~..-~~i'~'~ aL?T'~. ' Lam: ~~rt_~~ c~ ~ ~ -r. ~ '~'c-..a "-_i.'ril-Y7~ - ~ ~ti.•p ~ Yr' __..__-...:~...`e.-~~-rn.,*L "551^i~`Y~:~1i."~r".'~:l-".•:CVj-~irSlV'Y.<~-t ~`.•~~fL ~-%'+'~r =di"-•`~•_c'' - - - • Taw: • - %r - ' - - ~a_ n, .._F.s. - _ -..-••~..~...+.-:u:l.. _:e.-..-... --:.~a:~.::~ .......a-,.m.:-::...~~ (~tw- t-....c•.rr.:.:.-.r.l:. " 362 M M ~ is i , ,::.e•`~ . 6.Y. p j 1 y. -'1 1. 4♦ :.V• V';'3 •`."I;".''i , r. •,:Ia . , 'j " j: 1:,G , d . 5'•! h ~ . ! ,A~ ~ ,.,Y '.i.. ~ ,I 4 + I,~ ' •hi~'!C,''Qi~. ~~1~Ifi.:^ '71„~~.~ h~•~. ra?l'' 11 , ! ,h Bs[,Y I, ~ 1. i• J.+•it ''}w" pj :fir I+k i„~%07. '::4~: "'•d_;•: , ~:!•,.I •V'}.J ,;~1'1,.. 1 t.•..tr•.;;. ;y.l 1 (00 'S' 1: p[ S 'II,iG~ pp 1{ .i, ~ ~ t fi .:}'r.~••p. 1, IFE ~..h .,.,t.fJ_! .r:y! .I' :Irk' I:1 5.\• •Wl.:.. J ~y'r~ g 1 ' 4 .ql h. :t., 'Qi11 ~7t i tq k }1 1.,„ + 4 : YI., t 1:'i :t, . t~ Il r• I rt,t.~g;„.. I~. 1s' t~~I~.I~t4~it ~.~.:.18, u~r7: •..,..r~l•~'„..~-• .r.,..;, `:j:.;..1~.. .a• - - _ } ,,g ~ ~ P,p r ~'~1rsY,~":d~:bklt.., ~.,a~~,,, iiU,.~li: l ..r .,...,i 1° • i' _ .w 1;'~~4~~! 'f~~r'~us~ti~1~4;.~'.~9~~► 1 F~ I' }'J2' ~'O~1,kJ .~tj~, ~1 js; '~rSe k~ a ~ )7''• t ! i;l;' ijiu•Aa 8 n ~~}1S,5s,tEy `I 1' ~•1 ' ~1 ~ F ~ Iv 'Sr/~.~~., t Ir~'M:~`. ~ `vd4' •V' " 'F.,, ~ .I : .1 i •,yl { ,"'C~ ' t ,.'~SQt~' 'r ~r'' ry~•11Y~ !}~;i~ 'i'~ Slim ~ •a(,4 ~itl ~ ',:;?rc~.1 .;';.jx:i~l~';~ {.J ti" ' Yq.iC~f~~,'~L^j,t~~rL;,3+~ i', i~," ~ 0 >n ^T~.;l V•4':~", it };1 ~~'Z tjri!}+t i' I ':~a• ~ m ,,~::~.:?-~,•''~;,,Q%~+*~"•ri• '~{t'~ j1~ ~;.iftil~? - 'I i "I'~j,• J.Ci l,M ~y J!•(' f~, (Ji •lty ry F:' ~ ' p': , Z jg F c, t- m ,D O •':fit''t d'~...~, j.,,a4. ~Jii 'L 1 r;kj~, ~~}},,t ' 'I >h:, J~!` .j::'' ;y.•,Ji.;l.Q. ~KiJ r.4~' P'. S i' i a O$ 'T C' N t-:•.Y91'{ %;x.11 :pig I 1 I :a , u.•'t. ~ ~ ~ ~ ~`\G o m o~ ~3~:• i.~'`ti,.l~~~( ,~'~-.j:tiK oO~rIJ:~~'rk'.,s,~*r. °I : t i. fti ~r l'i I,$~,- N V 0~ ..,1:~r hy.l. )'1h1.'':• n S! 3' ,•7' 'd ~ p SS~IYVr~ ~ i' l~t;~'iJ' s,' °r:+ ~ • U. 0 ~ ~ O ?j.!);7.J•..,I i,..~ E~~r I;`b•:;"''1'''4i11'•,i y • ~ 1 •I 1• : t I J .d'•'; -'F 1 S yl.ri }:"=4d• ltrj' j rl t. ,:..ti Y , 43 r i (f: ~.;~ii~'p~J~S:i~i` 4j!{ ' ~ PPyCC ~ 4' f,l4; ':.,t~•'~ ;ti u O ♦:rr'~i ...h l.~.i sg,.l:a'~`~.u,• Ip~l, S~ . o o .r. 1~ Ir., . k7.:!•1.:.,~a( a1E •Y :Tr . ' l~~l ~fl 'i•~i '~~'il^~`~~r~~ {,M1',,1p;~~~=~. ANN f 'r`'li~ . • •,F,<4~}Fl:•S i ' ''~b7'Jti:~ ~t~i 'E::~. I~ t; .~y~ " !dig,, ,Y • ~ ~'~''r; . . I' 1 I. I ~Y' ~ I tl I x i r I I'~ tt i Ij.i~l:•,•yµ ,1. I 'I I ~I!iI 'I• • , 'iirli~• 11 ~i•1 it fyf i!I ; 1 I'' I ' I 144 I f~~ry li ,dli°;1 ,111• ~III~ .`III I tl I !.},'i ' I f ~ II I 1 1( i 1 4 tl.;1 ci ; . t+ y~ , S'1 i 'F:n •ir :i"rc• '^-!':T• 1411 l• ~~~'',{1Y-n r ~i fp q i R~ 1><. k !?,I . I 1•:i ,i'{I ~.:Y~`i?'ujl: ~?li: 9i s6' •~16 liu li ni E i 1 jU,/,ij~r Inriii~ Mali ~i191$liilll`ll i li I~„ " pll~iur~k' (main lill~IIy1 i~• I ii II I 11+ui I I I + I I, ~~i~~ 1 - i 1'~"Ni :f r !_,S _ ly! il.i .SIT ~a : C rii,l l i„! Y f F{. t• { tJ ,1 i l~ ry I , II I 1 I~• ~J~r::;t ;}:~'f~C'k Y}..11%• t I l: ~ tyr I ~ 11VV 1 I'~,~. i?~4Rt`~l('E+:ililiC' .~•C .1. y 1~~ •1•~II~' t='l~, rt~lli'i,, I• 1 I ';'y ~li~ i, ~ ~ r~ (e t I,... 1; , F, ~ • ~ ~ ~ , ~'1 irF t t ,p {A it,!'• r t'~ p~~r"a':ii ;'e ..i,, i! . • (~l .~~,'.1/.;, • 'l I ~ t f fj I'n': it ..!ref •~•~t:!}i, I~fi.F' ~.j~ , ih....1....r:d1,.. •.I••:b r.tt•..:j..,, r''~°i u 7 •'r~5'~ .r~1y11'i~a:r "ixLkAU :M•,!t'l i'6-i i' •'v , ~'l. I, J: 7 • II - - - - :.I:JI It; t13tG-.Ilu 1} l.1,7r.11 ad.l•,hill lth: 1.1'Alldf TO: (.i,udvnfV:es)dnutnn 1 (YUSI(t.FNIi dl. IYiITCSt 4 •In(ty 11 :fsaf•nt, U4eirt,r nl A7eNYe- u,md And Incalfo„ slid Fa• OO(dn (:tNnlly 1]„k hd gala dounl 1.3'210 ';W ltikJ, (•l Y..vl'111td 14y7t) ulowl0.:.Ylnfl.umantof do wrhlnQ hariby WAS mollify Dint 1d[9Nwl TIGARIi, QR `.97114 mul teoorded In book of nScoris of enhl Iir11.17 a riI she- N YP.u pliNll • t:ouuly. , elatem.llKU 4)(811 1:0 UCIIC to tO tile e f(i Ct1l 1GV111!1 address, SAML AS AKM, Jarfy R. (lanfnn nkeclor of - Ae"sen,twt'and Vn ntloo, f:x- - - CMWJp Colony (fork Becrow No. 1900-49601-1(. DOC : 97046401 U.JcL N.. 146318 Rert: 2nfi70 5 42::.00 tp' 05/20/1997 01:56:15pm WARRANTY DEED - STATUTORY FORM 3~0 (TNDIVJDUAL or CORPORATION) ANTHONY J. PIDANZO and GAYLE K. PIDANZO Grantor, conveys and warrants to DOUGLAS C. POTTPR and CRARLENE N. P01TER, as tenants by the entirety Grantee, tile following described real property free of encumbrances except as specifically set forth herein, (Continued) 3 This instrument will not allow use of the property described in this Instrument in violation y of applicable land use laws and regulations. Bafara signing or accepting this instrument, the parson acquiring jam title to tim yruyeci.y wi,wu714 ultw%i. wILL Lba ayy.-cr`ia.: C.- } 21 county planning department to verify approved uses and to determine any limits on lawsuits ! °P against farming or forest practices of daataad in ORS 30.930. IIII BNCUMBRANCBS: ' z 1. The premises herein described are within and subject to the statutory powers including the power of assessment of the Unified Sewerage Agency. s(ISNtNGTOM CONMTY _ 'REAL ~EX17' 71dkSFEA TLX The true consideration for this conveyance is $3f;0,000.00 t>fE q~ D1tTE f Dated May 13, 1997 , if a corporate ~ grantor, it has caused its name to be signed by ~ order of its bo rd directors. I ANTHONY J. t;pAtMO GAYLB It. FIDANZO ,f STATE OF OREGM, County of W-hincjt- )sc. _ This instrument was acknowledged before me on May 13th - 19 97 , by ANPHM J. FTDAM & GLYLE K. FIDANM This instrument was acknowledged before me on 19 by - as L G> "xJ 4 s Note P,lblic coeon N WARY~PJi1f fly a e\ 7 4/99 I M~Yx IM I "I j _Z 364 LL'C:71i. I,ILSe'NIt,'lSt)N A tra^-t of land lit the 11rnrlieatit cesin quiat:e•i• at. Srcrion 9, '11tiwitAlip 2 N„tt:it, RAs "le I Wri4r, uL Lite Willamette Meridian, lit rhr rtn,uty of tf.i:,iiingt uii ttit.l NI nlr of Or r ,ii, 11••~t i tLrd net folIowa i Beginning at an iron pirr In rh► opiritt•r of S.W. R01 l4nuirnlu G•,ad, which hea,•t Ncwtli 011•l4' Prar 12IA.90 r.et: and sotith 61127' l:aitt 530.30 feet frtna Lite title tltlttll171 aecLitiit coiner or. the'Rarch line of 7;cctiutl 9, Tuwnuliip 2 Smith, Ranye 1 11cut, of Lite Willamette critiian lit the Co:inty of WaMAngrcm anA. nrprn of Aragon, anld Iron nlrp hrinq r1u• Northweietrorner of that tract conveyed to Clifford W. Bemis, at ux, as described on Page 45 in Book 274. Washington County Deed Recordu, thence South 61127' East along the center of said road, 296.:9 feat to the Northeast corner of the James C. and Lester 0. Adam Tract of land as described in Document No. 81 10318, Washington County itecorde, thence South 13109'47' West along the East line of said Adam Tract, 20.74 feet to the South line of said Bull Mountain Road and true beginning point of the tract herein described; thence continuing South 13°09.47' West 221.17 feet to the Southeast corner of said Adam Tractl thence South 00137' Bast 44.10 feet to an iron rods thence North 89104'S71 East 235.56 feet to an iron rod on the East line of said Bemis Tract, thence North 00.55' West along said Cast line, 156.06 feet to the South line of said road, thence North 61'27• West 208.49 feet to true place of beginning. L ` f I 365 ser4ices Cleanater ,2 _ember 131,2005 wIlson Ridg° no' 2 366 SL16 Opplicotion Aus.29. 2005 3:05PM CLEAN WATER SERVICES 503 6814439 No-8812 P. I I0/ r (n~ (r r I I r' I % 1. 1'~ • II i~ n, .R . i AUG 2 2 2005 f' ~ 6-1 Number C1canWater \ SezvIc `4 out commitment is clear. Sensitive Area Pre-Screening Site Assessment TcA p Lxzp, N skKS- AOEA Jurisdiction ~A1GZO,J COO 4" Date Pj laj ZOdr_ Map B Tax Lot Owner IMUN_ Applicant \)9M Qp Site Address 137 0 BULL. ettM- Company C/O CptIM M 71GArQb . _QV a 7-T4 Address 000 sw oal~ ST _ -1230 Proposed Activity 10 _ LoT sUyL,10m city State Zip L.DN1~~ 223 Phone 5p3- Z- Fax 563 -457 - 3 By submitting this form the Owner, or Owner's authorized agent or representative, acknowledges and agrees that employees of Clean Water Services have authority to enter the project site at all reasonable times for the purpose of inspecting project site conditions and gathering information related to the project site. Official use only below this Una Official use only below this line omew we only below this fine Y N NA Y N NA Sensitive Area Com site Ma Stonnwater Infrastructure ma s ❑ ® ❑ snap # X W _ ❑ as a 4S16 P Locally adopted studies or maps Other ❑ ❑ ® Specify E] 1:1 ® Specify Based on a review of the above information and the requirements of Clean Water Services Design and Construction Standards Resolution and Order No. 04-9: ❑ Sensitive areas potentially exist on site or within 200' of the site. THE APPLICANT MUST PERFORM A SITE CERTIFICATION PRIOR TO ISSUANCE OF A SERVICE PROVIDER. If Sensitive.Areas exist on the site or within 200 feet on adjacent properties, a Natural Resources Assessment Report may also be required. V Sensitive areas do not appear to exist on site or within 200' of the site. This 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 04.9, Section 3.02.1. All required permits and approvals must be obtained and completed under applicable local, state, and federal law. ❑ The proposed activity does not meet the definition of development NO SITE ASSESSMENT OR SERVICE PROVIDER LETTER IS REQUIRED. Reviewer Comments: Reviewed By: Date: $ Post-ir Fax Note 7671 Dan, ~ os #01 0, ~ Official use only to r- Returned to Applicant N sok q Mail _ Fax ~ Counter _ GoJDepl C~5 Date Of 13 I . Phoiu I Phone /mss/ 367 RECEIVED 08.29-'05 15:18 FROM- 5038463525 -TO- Oct.12. 2005 10:55AM CLEAN WATER SERVICES 503 6814439`; No.11 rl9543~_A ,P. 1 1C1-YJU- rlJ 1`3. J1 rBOM- J UILI,.:, F-625 l I I OCT 0 G F05 J C,] ~ ~ c'.aImater \ Services File Number l7ur CoA .;Ifi,CUl is cir-Ir. Sensitive Area Pre-Scmening Site Assessment CTIG1At2l~ UR_~t1J ~tiCZu1C~':~~ Jurisdiction !+~,tlStrt! ~)~l CC?~t•1t~-. Date j--\K~.--*-f? (0, 1(>(~L Map-&Tax. Lots Owner ~.t a_Ny.= ` ttti;L _ Applicant PC-~- Site Address 71U ~=~n1 jwLt. Company ~A c jnlMl,)N1'l~(~ :ib4?Iht 11G~}4?~ `I Z_ Addrvs9 7 Proposed Activity City State Zip ppc T lJ&►Jn. 5 Phone Fax By submitting this form the Owner, or Owner's authorized agent or representative, acknowledges and agrees that employees of Clean Water Services have authority to enter the project site at all reasonable times for the purpose of inspecting project site conditions and gathering information related to -the project site. MOW use only oclo* this Una official use only uelow N,is lino 01ftial uss only hatow this line Y N NA V N NA Sensitive Area Composite Map l Stormwater Infrastructure maps W❑❑ Map # 1:1 ~ ❑ CS a '4 9A to I Locally adopted studies or maps r Other I~ t-J ® Specify K] El U Specify .2 02!:, L 1 Based on a review of the above information and the requirements of Clean Water Services Design and Construction Standards Resolution and Order No. 04-9: Sensitive areas potentially exist on site or within 200' of the site. THE APPLICANT MUST PERFORM A SITE CERTIFICATION PRIOR Tn ISSUANCF OF A SERVICE PROVIDER. If Sensitive.Areas exist on the site or within 200 feet on adjacent properties, a Natural Resources Assessment Report may also be required. Sensitive areas do not appear to exist on site or within 100' of the site. This 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 Servico Provider letter as required by Resolution and Order 04.9, Soction 102.1. All required pormits and approvals must be obtained and completed under applicable local, state, and federal law. (_J The proposed activity does not moot the definition of development. NO SITE ASSCSSMEN OR SERVICE PROVIDER LETTER IS REQUIRED. Reviewer Comments.' Reviewed By: Date: Q_ Official use only Hain -35t-it' Fax Note 7671 uNl Z i s Returned lu ApV~Ccounter ro r Mail Fax canoe co. S 1). trF: ~~L-1I~ ~Y . one- _ 368 RECEIVED 10-12-'05 1108 rFROM- 5038463525 TO- . ~eSe~ation . Plot Hanne r December 13, 2005 . Wilson Ride 00.2 369 SUB application FROM :WASHINGTON-COUNTY SURVEY FAX NO. :5038462909 )Aug. 191-2005 12:38 P~Mk~1 r _ ht®8-19- ®5 12:11 FROM- WASHINGTON. COUNTY • t , LA NJ.) USE AN.) TRAAWPORTATTON SURVEYOR'S OFFICE Lipj?jYi,~~t N PLAT.' NAMING Y request that the Washington County Surveyor's Office reserve the following subdivision name, PROPOSED NAME OF SUBDIVISION: UIIL~.~►J IIY.:r~ . t..1Ca . ~MAP AND TAX LOT NUMBER: CITY JURISDICTION (Which City?) 1" :A. OR COUNTY JURISDICTION: Wk~►1 ~►.)CAI CAN C_•~:~>~ SURVEYOR'S NAME: MKWIL 4 i = 01 COMPANY NAME: OWNER'S NAME: C- QWL-W I understand that if the name is not used within five years, it will be automatically canceled. Name of person reserving name: '7 13 Q AET T-), ; r C, Company name: ~~'A -Address: 9LOO SW c~ A _ ) R?"C U11~ r__~17 .2: Telephone number:!5 ate. • ' Fax number: sX~3 ' - E-Mail: . C cam - Signature: cU 1 Date: So~ • ~ Cn~. Gta.,.,.n~~• c~ vc ~•e~.w.Jt. ae ~ - ~ e.l.•a-s W ~5 n ~t i(.QL ~ ~ , vim., $ ! C) ' e^ Q Name approved Washington County Surveyoes Office 955 North First Avenue, Suite 350-15 Hillsboro, OR 87123 fax; (503)846-2909 vefrruu~ra:tng~invi~Y~f'in~-ni)!It\WJ3g1`AUL'1.~1!DNAMf Ul.C110-07•IMWk -7- 370 C Jai rl~1" rca-Z F~ T~ fi4K ~ T1r(•r, 70171 nn q rl / nC 4 1) . .94 rTnen rnnn A rnnnn T^ • I PLAT NAME CONSENT AFFIDAVIT being duly sworn, declare that I am the holder of the "Wilson Ridge" plat name as reserved with the Washington County, Oregon Surveyor's Office. In accordance with the Surveyor's Office requirement noted on the Washington County Plat Name Reservation Form and in accordance with the City of Tigard development review requirements, I hereby consent to the use of "Wilson Ridge No. 2" plat name by Venture Properties, Inc. for a subdivision on tax lots 2S109AC 1900 and 2000. I'Z I c Sign ure Date Jerry Palmer Casa Terra, LLC 9600 SW Oak St. #230 Portland, OR 97223 NOTARY CERTIFICATE STATE OF Qre§orl ) ss COUNTY OF vyQShi~7{i/'~ ) Signed and swom/affirmed before me on this day of prizInher 011111 AAA% OMMAL SEAL 4otary ublic for he State of Oregon EUZABETH F. RIsER► NOTARY PUBUCOREGON COMMISSION NO. A392588 MY COMMISSION EXPIRES MAY 9, 2009 • I 371 Statement _ To act De,,Mber 13, 2005 Wilson no. 2 372 SUPS,090CO{ion A r aI p h a COMMUNITY DEVELOPMENT IMPACT STATEMENT for Wilson Ridge no. 2 Subdivision Purpose The purpose of this Impact Study is to review existing public facilities and address any proposed modifications that will help mitigate the proportionate project impacts that will likely occur as a result of development. Some of the necessary facilities to serve this site are currently in place in SW Bull Mountain Road and SW 1331d Avenue. Additional needed services will be provided by new construction within the site. The transportation, storm water, sanitary, water and private utility systems are or will be available and adequate in the immediate vicinity of the site. Transportation System 0i Yet-as-unnamed "Street A" will serve as the subdivision's sole access. When completed, this street will provide direct access from the Wilson Ridge no. 2 subdivision west to SW 1331d Avenue, and ultimately link to SW Bull Mountain Road and the existing transportation network. "Street A" will be constructed to City of Tigard standards as illustrated on the plans with 32' of pavement, 6" curbs, 5' planter strips (measured from back of curb) and 5' sidewalks in a 54' overall right-of-way. Parking will be permitted on both sides of this public street. Right of way dedication and half-street e improvements along the site's SW Bull Mountain Road frontage will also be constructed to City of Tigard 70' right-of-way standard across the length of the subdivision. A 2' dedication is also proposed along the site's SW 1331d Avenue frontage where half-street improvements have already been built-out as part of the Summit Ridge/Alberta Rider project. E Drainage Systems E Storm drainage will be collected via a piped system in the public street. co Stormwater will be treated by a Stormwater Management vault, and detention will be provided with an underground piped system located within the "Street A" right of way. Flow shall be toward the southeast to tie into existing facilities within Batterson Drive. Plaza West, Suite 230, 9600 SW Oak, Portland, Oregon 97223 373 IT] S03-452-8003 IF] S03-4S2-8043 1 Sanitary Sewer System Sanitary sewer service will be provided to all lots via a newly installed line, which runs through the public street. Flow shall be toward the southeast to tie into existing facilities within Batterson Drive. Water Systems Domestic water service will be provided to all lots via individual service connections to a newly installed water line in "Street A," which is proposed to connect with an existing main in SW 133^x' Avenue. The line will terminate at or near- the site's southern boundary for ultimate extension southward upon development of neighboring property. Noise Impacts No negative noise impacts are anticipated as a result of this subdivision. Noise levels generated would be typical of a small single-family neighborhood. Parks System This project does not provide for dedicated open space or neighborhood parks. However, the Tigard Tualatin School District is finalizing construction on Alberta Rider Elementary School adjacent to the project site, which contains play space that may be used during non-school hours/activities. As stated in the Bull Mountain issue papers, the city-of Tigard will be starting work on an update of its Park System Master Plan in 2006, the scope of which will include unincorporated Bull Mountain; and the City of Tigard is currently working to acquire park land and open space in the unincorporated Bull Mountain area. Jeff Vanderdasson, P.E. Alpha Community Development, Project Manager -D PROFFf fFR'f/ IN 16,723 r OREGON Fs~ ) 20. 1~SSO~ VAA0E40~ Tz,549W5 ~~3 ola~ 374 Prelimina[Y Sight Distance Certification Wilson Ridge no. 2, SUB application December 13, 2005 375 ► t - -a Iph a r: COMMUNITY DEVELOPMENT INTERSECTION SIGHT DISTANCE CERTIFICATION Date: October 27, 2005 TIGARD, OREGON Engineering Division 13125 SW Hall Blvd Tigard, Oregon 97223 RE: Proposed Wilson Ridge 2 Subdivision - Preliminary Sight Distance Certificate The access for this proposal is located 200 feet south intersection of SW Bull Mounatin Road and SW 133rd. The speed limit along SW 133rd is 25 M.P.H., based upon the posted speed limit, requiring 250 feet of sight distance in both directions. As required by code, sight distance from the proposed access was measured to be 250+ feet to the south of the proposed intersection and 200 feet to the intersection to the north. Vehicles turning southbound on 133rd will not be traveling 25, mph as they enter the street so 200 feet will be adequate. These Code Sections respectively require that measurements be based on an eye height of 3.5 feet and an object height of 4.25 feet above the road; and be assumed to be 10 feet from the near edge of pavement to the front of a stopped vehicle. (Actual measurement is taken 15 feet from pavement edge). E In conclusion, I hereby certify that the preliminary intersection sight distance at the ° proposed access for Venture Dakota Subdivision conforms to the requirements for sight u distance as set in the Tigard Development Code. Alpha Community Development \S~~~NG P E N ~FF,s`fj0 E R y CD 16,723 r OREGON ,y Q 2o, 't ~A 80t Renews 6-30-06 Plaza West, Suite 230, 9500 SW Oak, Portland, Oregon 97223 376 [T) 503-452-8003 (F) 503-452-8043 Stormwater Calculations Wilson Ridge no. 2 SUB application December 13, 2005 377 Pre-L /y ~e r.~ Sf oYht~ ~fier CS C S Table of Content v► ' WILSON RIDGE 2_play.gpw Hydraflow Hydrographs by Intelisolve Monday, Dec 12 2005,12:51 PM - ?Hydrograph Return Period Recap 2 - Year Summary Report 2 Hydrograph Reports 3 Hydrograph No. 1, SBUH Runoff, Pre-Planning 3 TR-55 Tc Worksheet 4 Hydrograph No. 2, SBUH Runoff, Post-Planning 5 Hydrograph No. 3, Reservoir, Pipe-Planning 6 Pond Report 7 10 - Year Summary Report 8 Hydrograph Reports 9 Hydrograph No. 1, SBUH Runoff, Pre..-Planning......... 9 TR-55 Tc Worksheet Hydrograph No. 2, SBUH Runoff, Post-Planning 11 Hydrograph No. 3, Reservoir, Pipe-Planning 12 Pond Report 13 25 - Year Summary Report 14 Hydrograph Reports 15 Hydrograph No. 1, SBUH Runoff, Pre-Planning 15 TR-55 Tc Worksheet 16 Hydrograph No. 2, SBUH Runoff, Post-Planning 17 Hydrograph No. 3, Reservoir, Pipe-Planning 18 Pond Report 19 100 - Year Summary Report 20 Hydrograph Reports 21 Hydrograph No. 1, SBUH Runoff, Pre-Planning 21 TR-55 Tc Worksheet 22 Hydrograph No. 2, SBUH Runoff, Post-Planning 23 _ Hydrograph No. 3, Reservoir, Pipe-Planning 24 Pond Report 25. 378 t y Hydrograph Return Period Recap Hydrograph ' Inflow Peak Outflow (cfs) Hydrograph type ' Hyd(s) -description (origin) 1-Yr 2-Yr 3-Yr, 5-Yr 10-Yr 25-Yr 50-Yr 100-Yr 1 SBUH Runoff 0.72 1.21 1.44 1.76 Pre-Planning 2 SBUH Runoff 1.09 1.66 1.93 2.29 Post-Planning 3 Reservoir 2 0.72 1-21 1.44 2.51 Pipe-Planning i Proj. file: WILSON RIDGE 2_play.gpw Monday, Dec 12 2005,12:51 PM 379 Hyd Hydrograph Summary Report Hydrograph Peak Time Time to voiume Inflow Maxim um maximum Hydrograpn type flow interval peak hyd(s) elevation storage description (origin) (cfs) (min) (min) (cult) (ft) (cult). 1 SBUH Runoff 0.72 6 486 13,171 - Pre-Planning 2 SBUH Runoff 1.09 6 480 16,439 - Post-Planning 3 Reservoir 0.72 6 498 16,438- 2 102.79 977 Pipe-Planning LWILSON RIDGE 2_play.gpw Return Period; 2 Year Monday, Dec 12 20053 12:51 PM Hyd 380 ' Hydrograph Plot Hydraflow Hydrographs by Intelisolve Monday, Dec 12 2005,12:51 PM ~Ayd. No. 1 Pre-Planning Hydrograph type = SBUH Runoff Peak discharge = 0.72 cfs Storm frequency = 2 yrs Time interval = 6 min Drainage area = 2.52 ac Curve number = 88.8 Basin Slope = 0.0% Hydraulic length = 0 ft Tc method = TR55 Time of conc. (Tc) = 17.8 min Total precip. = 2.50 in Distribution = Type IA Storm duration = 24 hrs Shape factor = N/A Hydrograph Volume = 13,171 cuft Pre-Planning Q (cfs) Hyd. No. 1 - 2 Yr Q (off) 1.00 1.00' 0.90 0.90 0.80 _-.0.80 0.70 0.70 0.60 0.60 0.50 0.50 0.40 0.40 0.30 0.30 0.20 0.20 0.10 0.10 0.00 0.00 0 2 4 6 8 10 12 14 16 18 20 22 24 26 HYd No. 1 Time (hrs) 381 TR55 Tc Worksheet Hydraflow Hydrographs by Intelisolve Hyd. No. 1 Pre-Planning Description A B C Totals Sheet Flow Manning's n-value = 0.150 0.011 0.011 Flow length (ft) = 300.0 0.0 0.0 Two-year 24-hr precip. (in) = 2.50 0.00 0.00 Land slope = 6.35 0.00 0.00 Travel Time (min) = 16.82 + 0.00 + 0.00 = 16.82 Shallow Concentrated Flow Flow length (ft) = 238.40 0.00 0.00 Watercourse slope = 6.35 0.00 0.00 Surface description = Unpaved Paved Paved Average velocity (ft/s) = 4.07 0.00 0.00 Travel Time (min) = 0.98 + 0.00 + 0.00 = 0.98 Channel Flow X sectional flow area (sqft) = 0.00 0.00 0.00 Wetted perimeter (ft) = 0.00 0.00 0.00 Channel slope = 0.00 0.00 0.00 Manning's n-value = 0.015 0.015 0.015 Velocity (ft/s) = 0.00 0.00 0.00 Flow length (ft) = 0.0 0.0 0.0 Travel Time (min) = 0.00 + 0.00 + 0.00 = 0.00 Total Travel Time, Tc 17.80 min 382 Hydrograph Plot HydraFlow Hydrographs by Intelisolve Monday, Dec 12 2005, 12.51 PM yd. No. 2 Post-Planning Hydrograph type = SBUH Runoff Peak discharge = 1.09 cfs Storm frequency = 2 yrs Time interval = 6 min Drainage area = 2.52 ac Curve number = 93.2 Basin Slope = 0.0% Hydraulic length = 0 ft Tc method = USER Time of conc. (Tc) = 10.3 min Total precip. = 2.50 in Distribution = Type IA Storm duration = 24 hrs Shape factor = N/A Hydrograph Volume = 16,439 cuft Post-Planning Q (cfs) Hyd. No. 2 - 2 Yr Q (cfs) 2.00 2.00 1.00 1.00 0.00 0.00 0 2 4 6 8 10 12 14 16 18 20 22 24 26 • Hyd No. 2 Time (hrs) 383 Hydrograph Plot Hydraflow Hydrographs by Intelisolve Monday, Dec 12 2005,12:51 PM Hyd. No. 3 Pipe-Planning Hydrograph type = Reservoir - Peak discharge = 0.72 cfs Storm frequency = 2 yrs Time interval = 6 min Inflow hyd. No. = 2 Max. Elevation = 102.79 ft Reservoir name = Pipe Detention Max. Storage = 977 cuft Storage Indication method used. Hydrograph Volume = 16,438 cuft Pipe-Planning Q (cfs) Hyd. No. 3 - 2 Yr (cfs) 2.00 2.00 1.00 1.00 0.00 0.00 • 0 2 4 6 8 10 12 14 16 18 20 22 24 26 Time (hrs) Hyd No. 3 Hyd No. 2 384 Pond-Report ) Hydraflow Hydrographs by Intelisobe Monday, Dec 12 2005,12:51 PM Pond N_-_ 1 - Pipe Detentio^ Pond Data Pipe dia. = 5.50 ft Pipe length = 28.0 ft No. Barrels = 2.0 Slope= 0.50 % Invert elev. = 100.00 ft Stage I Storage Table Stage (ft) Elevation (ft) Contour area (sqft) Incr. Storage (cuft) Total storage (cult) 0.00 100.00 00 0 0 0.28 100-28 00 26 26 0.56 100.56 00 63 89 0.85 100.85 00 83 171 1.13 101.13 00 96 268 1.41 101.41 00 107 374 1.69 101.69 00 115 489 1.97 101.97 00 121 610 2.26 102.26 00 125 735 2-54 102-54 00 128 863 2.82 102.82 00 129 992 3.10 103-10 00 129 1,122 3.38 103.38 - 00 128 1,249 3.67 103.67 00 125 1,375 3.95 103.95 00 121 1,496 4.23 104.23 00 115 1,610 4.51 104.51 00 107 1,717 4.79 104.79 00 96 1,813 5.08 105.08 00 82 1,896 5.36 105.36 00 63 1,958 5.64 105.64 00 26 1,984 Culvert I Orifice Structures Weir Structures [A] [B] [C] [D] [A] [B] [C] [D] • Rise (in) = 0.00 3.27 4.13 0-00 Crest Len (ft) = 1.00 0.00 0.00 0.00 Span (in) = 0.00 3.27 4.13 0.00 Crest El. (ft) = 105.13 0.00 0.00 0.00 No. Barrels = 0 1 1 0 Weir Coeff. = 3.33 0.00 0.00 0.00 Invert El. (ft) = 0.00 102.78 100.00 0.00 Weir Type = Rect - - - Length (ft) = 0.00 0.00 0.00 0.00 Multistage = No No No No Slope = 0.00 0.00 0.00 0.00 N-Value = .013 .013 .013 .000 Orit Coeff. = 0.60 0.60 0.60 0.00 Multistage = n/a No No No ExfiItration = 0.000 in/hr (Wet area) Tailwater Elev. = 0.00 ft Note: Culvert/Orifice w lows have been analyzed under inlet and outlet control. Stage (ft) Stage / Discharge Stage (ft) 6-00 6.00 5.00 5.00 4.00 4.00 3.00 3.00 2.00 2.00 1.00 - - -1.00 0.00 0.00 0.00 0.50 1.00 1.50 2.00 2-50 3.00 Total Q 385 . ~ I 'Hydrograph Summary Report Hydrograph Peak Time Time to Volume Inflow Maximum Maximum Hydrograph ` type flow interval peak hyd(s) elevation storage description (origin) (cfs)' (min) (min) (cult) (ft) (cuft) 1 SBUH Runoff 1.21 6 480 20,978 - Pre-Planning 2 SBUH Runoff 1.66 6 480 24,757 - Post-Planning 3 Reservoir 1.21 6 498 24,756 2 104.19 1,594 Pipe-Planning WILSON RIDGE 2_play.gpw Return Period: 10 Year Monday, Dec 12 2005, 12:51 PM Hyc 386 Hydrograph Plot Hydraflow Hydrographs by Intelisolve Monday, Dec 12 2005,12:51 PM iyd. No. 1 Pre-Planning Hydrograph type = SBUH Runoff Peak discharge = 1.21 cfs Storm frequency = 10 yrs Time interval = 6 min Drainage area = .2.52 ac Curve number = 88.8 Basin Slope = 0.0% Hydraulic length = 0 ft Tc method = TR55 Time of conc. (Tc) = 17.8 min Total precip. = 3.45 in Distribution = Type IA Storm duration = 24 hrs Shape factor = N/A Hydrograph Volume = 20,978 cult Pre-Planning Q (ofs) Hyd. No. 1 -10 Yr Q (cfs) 2.00 2.00' 1.00 1.00 0.00 0.00 0 2 4 6 8 10 12 14 16 18 20 22 - 24 26 Hyd No. 1 Time (hrs) 387 I 1( TR55 Tc Workshe;qdt Hydraflow Hydrographs by Intelisolve Hyd. No. 1 Pre-Planning Description A B C Totals Sheet Flow Manning's n-value = 0.150 '0.011 0.011 Flow length (ft) = 300.0 0.0 0.0 Two-year 24-hr precip. (in) = 2.50 0.00 0.00 Land slope = 6.35 0.00 0.00 Travel Time (min) = 16.82 + 0.00 + 0.00 = 16.82 Shallow Concentrated Flow Flow length (ft) = 238.40 0.00 0.00 Watercourse slope = 6.35 0.00 0.00 Surface description = Unpaved Paved Paved Average velocity (ft/s) = 4.07 0.00 0.00 Travel Time (min) = 0.98 + 0.00 + 0.00 = 0.98 Channel Flow X sectional flow area (sqft) = 0.00 0.00 0.00 Wetted perimeter (ft) = 0.00 0.00 0.00 Channel, slope = 0.00 0.00 0.00 Manning's n-value = 0.015 0.015 0.015 Velocity (ft/s) = 0.00 0.00 0.00 Flow length (ft) = 0.0 0.0 0.0 Travel Time (min) = 0.00 + 0.00 + 0.00 = 0.00 Total Travel Time, Tc 17.80 min 388 1 1 Hyd-rograph Plot ' HydraFlow Hydrographs by Intelisolve Monday, Dec 12 2005, 12:51 PM Iyd. No. 2 Post-Planning Hydrograph type. = SBUH Runoff Peak discharge = 1.66 cfs Storm frequency = 10 yrs Time interval = 6 min Drainage area = 2.52 ac Curve number = 93.2 Basin Slope = 0.0% Hydraulic length = 0 ft Tc method = USER Time of conc. (Tc) = 10.3 min Total precip. = 3.45 in Distribution = Type IA Storm duration = 24 hrs Shape factor = N/A Hydrograph Volume = 24,757 cult Post-Planning _ Q (cfs) Hyd. No. 2 - 10 Yr C2 (c) 2.00 2.00 1.00 1.00 0.00 0.00 0 2 4 6 8 10 12 14 16 18 20 22 24 26 • Hyd No. 2 Time (hrs) 389 Hydrograph Plot ~Hydraflow Hydrographs by Intelisolve Monday, Dec 12 2005, 12:51 PM lyd. No. 3 Pipe-Planning Hydrograph type = Reservoir Peak discharge = 1.21 cfs Storm frequency = 10 yrs Time interval = 6, min Inflow-hyd. No. = 2 Max. Elevation = 104.19 ft Reservoir name = Pipe Detention Max. Storage = 1,594 cuft Storage Indication method used. Hydrograph Volume = 24,756 cult Pipe-Planning Q (c) Hyd. No. 3 - 10 Yr Q (off) 2.00 2.00 1.00 1.00 0.00 0.00 • 0 2 4 6 8 10- 12 14 16 18 .20 22 24 26 Time (hrs) Hyd No. 3 Hyd No. 2 390 Pond Report } Hydraflow Hydrographs by Intelisolve Monday, Dec 12 2005, 12:51 PM Pond No. 9 _ Pipe Detention Pond Data Pipe dia. = 5.50 ft Pipe length = 28.0 ft No. Barrels = 2.0 Slope = 0.50 % Invert elev. = 100.00 ft Stage % Storage Table Stage (ft) Elevation (ft) Contour area (sgft) Incr. Storage (cuft) Total storage (tuft) 0.00 100.00 00 0 0 0.28 100.28 00 26 26 0.56 100.56 00 63 89 0.85 100.85 00 83 171 1.13 101.13 00 96 268 1.41 101.41 00 107 .374 1.69 101.69 00 115 489 1.97 101.97 00 121 610 2.26 102.26 00 125 735 2.54 102.54 00 128 863 2.82 102.82 00 129 992 3.10 103.10 00 129 1,122 3.38 103.38 00 128 1,249 3.67 103.67 00 125 1,375 3.95 103.95 00 121 1,496 4.23 104.23 00 115 1,610 4.51 104.51 00 107 1,717 4.79 104.79 00 96 1,813 5.08 105.08 00 82 1,896 5.36 105.36 00 63 1,958 5.64 105.64 00 26 1,984 Culvert/ Orifice Structures Weir Structures [A] [B] [C] [D] [A] [B] [C] [D] Rise (in) = 0.00 3.27 4.13 0.00 Crest Len (ft) = 1.00 0.00 0.00 0.00 Span (in) = 0.00 3.27 4.13 .0.00 Crest El. (ft) = 105.13 0-00 0.00 0.00 No. Barrels = 0 1 1 0 Weir Coeff. = 3.33 0.00 0.00 0.00 Invert El. (ft) = 0.00 102.78 100.00 0.00 Weir Type = Red - - - Length (ft) = 0.00 0.00 0.00 0.00 Multistage = No No No No Slope = 0.00 0.00 0.00 0.00 N-Value = .013 .013 .013 .000 Orit Coeff. = 0.60 0.60 0.60 0.00 Multi-Stage = n/a No No No Exl'iItration = 0.000 in/hr (Wet area) Tailwater Elev. = 0.00 ft Note: Cutvert/Orifice outflows have been analyzed under inlet and outlet control- Stage (ft) Stage / Discharge Stage (ft) 6.00 6.00 5-00 5.00- 4.00 4-00 3.00 3.00 2.00 2.00 1.00 1.00 0.00 0.00 0.00 0.50 1.00 1.50 2.00 2.50 3.00 Total Q 391 1 ~ 1Hydrograph Summary Report or . Hydrograph Peak Time Time to Volume Inflow Maximum Maximum Hydrograph type flow interval peak hyd(s) elevation storage description (origin) (cfs) (min) (min) (cuft) (ft) (cult) 1 SBUH Runoff 1.44 6 480 24,795 - Pre-Planning 2 SBUH Runoff 1.93 6 480 28,753 - Post-Planning 3 Reservoir 1.44 6 492 28,752 2 105.16 1,915 Pipe-Planning WILSON RIDGE 2-Play.gpw Return Period: 25 Year Monday, Dec 12 2005,12:51 PM 392 H Hydrograph Plot Hydraflow Hydrographs by Intelisolve Monday, Dec 12 2005,12:51 PM lyd. No. 1 Pre-Planning Hydrograph type = SBUH Runoff Peak discharge = 1.44 cfs Storm frequency = 25 yrs Time interval = 6 min Drainage area = 2.52 ac Curve number = 88.8 Basin Slope = 0.0% Hydraulic length = 0 ft Tc method = TR55 Time of conc. (Tc) = 17.8 min Total precip. = 3.90 in Distribution = Type IA Storm duration. = 24 hrs Shape factor = NA Hydrograph Volume = 24,795 cult Pre-Planning Q (cfs) Hyd. No. 1 - 25 Yr Q (off) 2.00 2.00 1.00 1.00 0.00 0.00 0 2 4 6 8 10 12 14 16 18 20 22 24 26 Time (hrs) Hyd No. 1 393 TR55 Tc Workshe,.A Hydraflow Hydrographs by Intelisolve Hyd..No. 1 Pre-Planning Description A B C Totals Sheet Flow Manning's n-value = 0150 0.011 0.011 Flow length (ft) - = 300.0 0.0 0.0 Two-year 24-hr precip. (in) = 2.50 0.00 0.00 Land slope = 6.35 0.00 0.00 Travel Time (min) = 16.82 _ + 0.00 + 0.00 = 16.82 Shallow Concentrated Flow Flow length (ft) = 238.40 0.00 0.00 Watercourse slope 6.35 0.00 0.00 Surface description = Unpaved Paved Paved Average velocity (ft/s) = 4.07 0.00 0.00 Travel Time (min) _ 0.98 + 10.00 + 0.00 = 0.98 Channel Flow X sectional flow area (sqft) = 0.00 0.00 0.00 Wetted perimeter (ft) = 0.00 0.00 0.00 Channel slope = 0.00 0.00 0.00 Manning's n-value = 0.015 0.015 0.015 Velocity (fUs) = 0.00 0.00 0.00 Flow length (ft) = 0.0 0.0 0.0 Travel Time (min) = 0.00 + 0.00 + 0.00 = 0.00 Total Travel Time, Tc 17.80 min ~j 394 1 Hydrograph Plot Hydraflow Hydrographs by Intelisolve Monday, Dec 12 2005, 12:51 PM °Iyd. No. 2 Post-Planning Hydrograph type = SBUH Runoff Peak discharge = 1.93 cfs Storm frequency = 25 yrs Time interval = 6 min Drainage area = 2.52 ac Curve number = 93.2 Basin Slope = 0.0% Hydraulic length = 0 ft Tc method = USER Time of conc. (TO = 10.3 min Total precip. = 3.90 in Distribution = Type IA Storm duration = 24 hrs Shape factor = N/A Hydrograph volume = 28,753 cult Post-Planning Q (cfs) Hyd. No. 2 - 25 Yr Q (cfs) 2.00 2.00 1.00 1.00 0.00 0.00 0 2 4 6 8 10 12 14 16 18 20 22 24 26 Hyd No. 2 Time (hrs) 395 Hydrograph Plot. •Hydraflow Hydrographs by Intelisolve Monday, Dec 12 2005,12:51 PM lyd. No. 3 Pipe-Planning Hydrograph type = Reservoir Peak discharge = 1.44 cfs Storm frequency = 25 yrs Time interval = 6 min Inflow hyd. No. = 2 Max. Elevation = 105.16 ft Reservoir name = Pipe Detention Max. Storage = 1,915 cuft Storage Indication method used. Hydrograph Volume = 28,752 cult r Pipe-Planning Q (cfs) Hyd. No. 3 - 25 Yr Q (cam) 2.00 2.00 1.00 1.00 0.00 0.00 0 2 4 6 8 10 12 14 16 18 '20 22 24 26 Hyd No. 3 Hyd No. 2. Time (hrs) 396 Pond Report ► Hydrallow Hydrographs by Intelisolve Monday, Dec 12 2005, 12:51 PM °:.'!d !`!^a - 0'.- Detention :Pond Data Pipe dia. = 5.50 ft Pipe length = 28.0 ft No. Barrels = 2.0 Slope = 0.50 % Invert elev. = 100.00 ft Stage / Storage Table Stage (ft) Elevation (ft) Contour area (sgft) Incr. Storage (cuft) Total storage (cult) 0.00 100.00 00 0 0 0.28 100.28 00 26 26 0.56 100.56 00 63 89 0.85 100.85 00 83 171 1.13 101.13 00 96 268 1.41 101.41 00 107 374 1.69 101.69 00 115 489 1.97 101.97 00 121 610 2.26 102.26 00 125 735 2.54 102.54 00 128 863 2.82 102.82 00 129 992 3.10 103.10 00 129 1,122 3.38 103.38 00 128 1,249 3.67 103.67 00 125 1,375 3.95 103.95 00 121 1,496 4.23 104.23 00 115 1,610 4.51 104.51 00 107 1,717 4.79 104.79 00 96 1,813 5.08 105.08 00 82 1,896 5.36 105.36 00 63 1,958 5.64 105.64 00 26 1,984 Culvert / Orifice Structures Weir Structures [A] [B] [C] [D] [A] [B] [C] [D] Rise (in) = 0.00 3.27 4.13 0.00 Crest Len (ft) = 1.00 0.00 0.00 0.00 Span (in) = 0.00 3.27 4.13 0.00 Crest El. (ft) = 105.13 0.00 0.00 0.00 No. Barrels = 0 1 1 0 Weir Coeff. = 3.33 0.00 0.00 0.00 Invert El. (ft) = 0.00 102.78 100.00 0.00 Weir Type = Red - - - Length (ft) = 0.00 0.00 0.00 '0.00 Multi-Stage = No No No No Slope = 0.00 0.00 0.00 0.00 N-Value = .013 .013 .013 .000 Orif. Coeff. = 0.60 .0.60 0.60 0.00 Multistage = n/a No No No Exl'iItration = 0.000 in/hr (Wet area) Tailwater Elev. = 0.00 ft Note: Cutvert/Offiice outflows have been analyzed under inlet and outlet control. Stage (ft) Stage / Discharge stage (ft) 6.00 6.00 5.00 5.00 4.00 4.00 3.00 3.00 2.00 2.00 1.00 1.00 0.00 0.00 0.00 0.50 1.00 1.50 2.00 2.50 3.00 Total Q 397 21 ) Hydrograph Summary Report Hydrograph Peak Time Time to Volume Inflow Maximum Maximum Hydrograph type flow interval peak hyd(s) elevation storage description (origin) (cfs) (min) (min) (cult) (ft) (cult) 1 SBUH Runoff 1.76 6 480 29,961 - Pre-Planning 2 SBUH Runoff 2.29 6 480 34,113 - Post-Planning 3 Reservoir 2.51 6 486 34,112 2 105.58 1,979 Pipe-Planning 1 WILSON RIDGE 2_play.gpw Return Period: 100 Year Monday, Dec 12 2005, 12:51 PM 398 :)Ive 2 Hydrograph Plot Hydraflow Hydrographs by Intelisolve Monday, Dec 12 2005, 12:51 PM Ayd. No. 1 Pre-Planning Hydrograph type = SBUH Runoff Peak discharge = 1.76 cfs Storm frequency = 100 yrs Time interval = 6 min Drainage area = 2.52 ac Curve number = 88.8 Basin Slope = 0.0% Hydraulic length = 0 ft Tc method = TR55 Time of conc. (Tc) = 17.8 min. Total precip. = 4.50 in Distribution = Type IA Storm duration = 24 hrs Shape factor = NIA Hydrograph Volume = 29,961 cult Pre-Planning Q (cfs) Hyd. No. 1 -100 Yr Q (cfs) 2.00 2.00 1.00 1.00 0.00 0.00 0 2 4 6 -8 10 12 14 16 18 20 22 24 26 Hyd No. 1 Time (hrs) 399 2 TR55 Tc WorkshL it Hydraflow Hydrographs by Intelisolve Hyd. No. 1 Pre-Planning Description A B - C Totals Sheet Flow Manning's n-value = 0.150 0.011' . 0.011 Flow length (ft) = 300.0 0.0 0.0 Two-year 24-hr precip. (in) = 2.50 0.00 0.00 Land slope = 6.35 0.00 0.00 Travel Time (min) = 16.82 + 0.00 + 0.00 = 16.82 Shallow Concentrated Flow Flow length (ft) = 238.40 0.00 0.00 Watercourse slope = 6.35 0.00 0.00 Surface description = Unpaved Paved Paved Average velocity (ft/s) = 4.07 0.00 0.00 Travel Time (min) = 0.98 + 0:00 + 0.00 0.98 Channel Flow. X sectional flow area (sqft) = 0.00 0.00 0.00 Wetted perimeter (ft) = 0.00 0.00 0.0 Channel slope = 0.00 0.00 0.00 Manning's n-value = 0.015 0.015 0.015 Velocity (ft/s) = 0.00 0.00 0.00 Flow length (ft) = 0.0 0.0 0.0 Travel Time (min) = 0.00 + 0.00 + 0.00 = 0.00 Total Travel Time, Tc 17.80 min 400 Hydrograph Plot. Hydratlow Hydrographs by Intelisolve Monday, Dec 12 2005, 12:51 PM `iyd. No. 2 Post-Planning Hydrograph type = SBUH Runoff Peak discharge = 2.29 cfs Storm frequency = 100 yrs Time interval = 6 min Drainage area = 2.52 ac Curve number = 93.2 Basin Slope = 0.0% Hydraulic length = 0 ft - Tc method = USER Time of conc. (Tc) = 10.3 min Total precip. = 4.50 in Distribution = Type IA Storm duration = 24 hrs Shape factor = N/A Hydrograph Volume = 34,113 cult Post-Planning Q (cfs) Hyd. No. 2 - 100 Yr Q (cfs) 3.00 3.00 2.00 2.00 . 1.00 1.00 I V 0.00 0.00 0 2 4 6 8 10 12 14 16 18 20 22 24 26 • Hyd No. 2 Time (hrs) 401 2 Hydrograph Plot Hydraflow Hydrographs by Intelisolve Monday, Dec 12 2005, 12:51 PM 'iyd. No. 3 Pipe-Planning Hydrograph type = Reservoir Peak discharge = 2.51 cfs Storm frequency = 100 yrs Time interval = 6 min Inflow hyd. No. = 2 Max. Elevation = 105.58 ft Reservoir name = Pipe Detention Max. Storage = 1,979 cuft Storage Indication method used. Hydrograph Volume = 34,112 cult Pipe-Planning Q (cfs) Hyd. No. 3 -100 Yr Q (cfs) 3.00 3.00 2.00 2.00 1.00 1.00 0.00 0.00 0 2 4 s 8 10 12 14 16 18 20 22 24 26 Hyd No. 3 Hyd No. 2 Time (hrs) 402 Pond Report t ► 2 Hydraflow Hydrographs by Intelisolve Monday, Dec 12 2005,12:51 PM Pend No. 1 - Pipe Detention: Pond Data Pipe dia. = 5.50 ft Pipe length = 28.0 ft No. Barrels = 2.0 Slope = 0.50 % Invert elev. = 100.00 ft Stage/ Storage Table Stage (ft) Elevation (ft) Contour area (sqft) Incr. Storage (cuft) Total storage (cult) 0:00 100.00 00 0 0 0.28 100.28 00 26 26 0.56 100.56 00 63 89 0.85 100.85 00 83 171 1.13 101.13 00 96 268 1.41 101.41 00 107 374 1.69 101.69 00 115 489 1.97 101.97 00 121 610 2.26 102.26. 00 125 735 - 2.54 102.54 00 128 863 2.82 102.82 00 129 992 3-10 103.10 00 129 1,122 3.38 103.38 00 128 1,249 3.67- 103.67 00 125 1,375 3.95 103.95 00 121 1,496 4.23 104.23 00 115 1,610 4.51 104.51 00 107 1,717 4.79 104.79 00 96 1,813 5.08 105.08 00 82 1,896 5.36 105.36 00 63 1,958 5.64 105.64 00 26 1,984 Culvert / Orifice Structures Weir Structures [A] [B] [C] [D] [A] [B] [C] [D] Rise (in) = 0.00 3.27 4.13 0.00 Crest Len (ft) = 1.00 0.00 0.00 0.00 Span (in) = 0.00 3.27 4.13 0.00 Crest El. (ft) = 105.13 0.00 0.00 0-00 No. Barrels = 0 1 1 0 Weir Coeff. = 3.33 0.00 0.00 0.00 Invert El. (ft) = 0.00 102.78 100.00 0.00 Weir Type = Red - - - Length (ft) = 0.00 0.00 0.00 *0.00 Multi-Stage = No No No No Slope = 0.00 0.00 0.00 0.00 N-Value = .013 .013 .013 .000 Orif. Coeff. = 0.60 0.60 0.60 0.00 Multistage = n/a No No No Exfiltration = 0.000 in/hr (Wet area) Tailwater Elev. = 0.00 ft Note: CulveNOnfice outflows have been analyzed under inlet and outlet control. Stage (ft) Stage / Discharge Stage (ft) 6.00 6.00 5.00 5.00 4.00 - - - 400 3.00 3.00 2.00 - - 2.00 1.00 1.00 0.00 0.00 0.00- 0.50 1.00 1.50 2.00 2.50 3.00 Total Q 403 ~--fJOJ ~0 a HALSTEAD S ARBORICULTURE "Specialists i the care and ~ preservation of trees" CONSULTANTS, INC. David Halstead, Consultant, B.S. ' Phillip Whitcomb, Consultant i ♦ P.O. Box 1182 - Tualatin, OR 97062 ' (503) 245-1383 1 I r y Venture Properties Inc. ATTN.: Ms Windy Hemmen 4230 SW Galewood Street Suite 100 Lake Oswego, OR 97035 r Reference: Wilson Ridge 2 ' Location: SW Bull Mountain Road Subject: All Trees i "Wilson Ridge 2, Subdivision, Existing Conditions and Demolition Plan". 133`d Avenue and Bull Mountain Road, Tigard, Oregon. i Page One: Introduction and Site Information Page Two and Three: Tree Totals: Hazardous Trees & Preserved Trees i ' Page Four and Five: Tree Care and Preservation Page Six: City of Tigard's Project Conditions Page Seven- -Forty Four: Tree Characteristic Guide 9000-9039 I 1 .I 1 Email: hac@spiritone.com www.halsteadsarbodculture.com 404 CCBN 0068646 HALSTEAD'S ARBORICULTURE "Specialists in the care and preservation of trees" CONSULTANTS, INC. David Halstead, Consultant, B.S. Phillip Whitcomb, Consultant P.O. Box 1182 • Tualatin, OR 97062 (503) 245-1383 i December 27, 2005 Venture Properties Inc. l ATTN.: Ms Windy Hemmen 4230 SW Galewood Street Suite 100 I Lake Oswego, OR 97035 I Reference: Wilson Ridge 2 Location: SW Bull Mountain Road Subject: All Trees Mr. James Lowery certified arborist for Halstead's Arboriculture Consultants and I have inspected the trees, the site and reviewed the "Wilson Ridge 2, Subdivision, Existing Conditions and Demolition Plan°, located on 133rd Avenue and Bull Mountain Road, Tigard, Oregon. The purpose of this inspection was to identify and assess the preservation ` potential of all trees six inches in trunk diameter (measured at four feet above ground) and larger in accordance with the City of Tigard's Tree Ordinance Chapter 18.790. We have visually inspected all trees in the field and have used the recently existing tagged tree numbers for this report. The numbers range from 9000 through 9039 series tags. In addition, we have added a "Tree Characteristic I Guide", field report of each tree and/or group of trees that will explain in detail the species, sizes and the individual tree conditions. I' Our Inspection criteria included: Tree species, crown structure and development, storm damage, insect and disease problems, overall structural integrity, root system development, wind throw potential, construction trauma resistance, approximate distance to existing taegets. In addition, the tree trunk diameters were measured at ground level, (DGL) in order to provide a true diameter of the trees' overall size. The first numbered tree starts at mid way of the project closest to 133`d Avenue, continues north and then zig zags west to east due south. 1 .I Email: hac@spiritone.com www.halsteadsarboriculture.com ccsn 0068646 405 Page 2 December 27, 2005 Reference: Wilson Ridge 2 Location: SW Bull Mountain Road Subject: All Trees TREE ASSESSMENT: There are a total of thirty seven (37) trees located within the project boundaries. There are eighteen (18) trees within the property that are twelve inches or less in 1 diameter and an additional eleven (11) trees that are twelve inches and greater in diameter and are hazardous and are not required to be part of the City of Tigard's "Tree Mitigation Identification Program." There are three trees numbered 9024. 9025 and 9026 that do not exist in the field tagging or in this report. This leaves a residual of eight (8) trees within proposed Wilson Ridge 2 that are larger than twelve inches in trunk diameter and preservable. These trees # are relatively healthy and structurally stable and constitute a one hundred # percent figure of preservable trees for this project. Any of these trees that are removed from the site due to hardscape, house footprints and/or utilities will reduce the one hundred percent figure. Retention percentage figures will vary according to the amount of trees removed. See City Of Tigard's Ordinance 18.790.30 "B° 2a-d. Eighteen (181 trees twelve inches in diameter or less at 4.5 feet above ground are as follows: Tree Number: 9001, 9002, 9003, 9004, 9005, 9008, 9010, 9019, 9022, 9023, 9024, 9027, 9028, 9031, 9032, 9037, 9038, and 9039. Hazardous Trees: 1 All of the following trees are over twelve inches in diameter at 4.5 feet above ground and are listed as hazardous due to severe trunk and limb splitting, dead trunks and dead limbs that are un-repairable and in accordance to Chapter 187.90.020 °A", "Number Three' of the City of Tigard's Standards. If additional . information is required on individual tree's condition please refer to the enclosed "Tree Characteristic Guide". l 406 F • l ( Page 3 f December 27, 2005 Reference: Wilson Ridge 2 Location: SW Bull Mountain Road Subject:.. All Trees TREE ASSESSMENT Continued: Eleven 01) hazardous trees over 12 inches at 4.5 feet above ground are as I follows: i Tree Number. 9000, 9006, 9007, 9009, 9012, 9014, 9017, 9018, 9021, 9035 and 9036. The following eight (8) trees that are twelve inches in diameter at 4.5 feet above ground are preservable. Ei ht reserved trees over 12 inches at 4.5 feet above round are as follows: Tree Number. 9011, 9013, 9015, 9016, 9020, 9030, 9033 and 9034. TREE CARE AND PRESERVATION: Tree inspections and conditions shall be an on going requirement by the City of Tigard, Oregon throughout the project from on-site improvements to final building inspection. (See supplement enclosed conditions). MEETINGS: Before the site clearing and construction begins, a pre-construction tree preservation conference will be held on-site with the general contractor in charge of tree removal, and/or in charge of heavy equipment, the resident Certified Arborist, and the City Forester from the City of Tigard. I PURPOSE: The purpose of the on-site meeting will be to. introduce all parties to the specifications and sensitivity needed in the protection and preservation of trees, their environment, and protected areas. 407 I . 1 Page 4 December 27, 2005 Reference: Wilson Ridge 2 Location: SW Bull Mountain Road Subject: All Trees ' PREPARATION / FENCING: M Fencing needs to be attached to 7-foot tall steel fence posts placed eight feet apart on center forming a protective line around the preserved trees and fence l posts need to be securely anchored in the soil to a depth of two feet. Once the fence has been established in cannot be adjusted or removed with the consent of the consulting arborist. The fencing, as described, will need to be maintained throughout the entire project. REMOVALS: r Those trees that are structurally unsound, unhealthy, or removed through mitigation within the preservation areas, will need to be approved by the City of Tigard and removed under the direct supervision of the Consulting Arborist for this project. I Tree removal will be done in such a way so as to not damage preserved trees and their root zones. Removal of these trees may require climbing the trees and j taking them down in small pieces. Stumps of the removed.trees, which are less J than 15 feet from a preserved tree, will be ground out using a stump grinder. ROOT PRUNING: Excavation when using backhoe, track-hoe, or other mechanical device, will be done towards the tree rather than along side of the tree. Furthermore, before excavation begins, "Air Spade° bridging and tunneling will be considered, especially if tree roots are found to be in excess of two (2) inches in diameter. THERAPEUTIC CARE: I Therapeutic care is described as those treatments including pruning that will be needed to increase the preserved trees chances for survival. In order to accomplish this objective, the trees will have to be periodically inspected during the construction process. 408 • f Page 5 December 27, 2005 Reference: Wilson Ridge 2 t Location: SW Bull Mountain Road Subject: All Trees THERAPEUTIC CARE CONTINUED: Individual treatment is based on the trees needs, its root zone, and structural condition and health. Factors will be taken into consideration, such as species, soil compaction, season in which construction is done, how much root zone will be affected by construction, losses of surrounding native plantings and loss of and/or over abundance of surface and. sub-surface water. The success of any project where trees are a factor is good communication between the general contractor and the consulting arborist who will be on site and/or on call for the entire project. l Sincerely, 1 I James Lowery CA#1808, Field Inspector David Halstead BS, CA #PN0159, ASCA I l t I 409 I I I THE FOLLOWING CONDITIONS SHALL BE ONGOING REQUIRMENTS THROUGHOUT. THE PROJECT FROM ON-SITE IMPROVMENTS TO FINAL BUILDING INSPECTION Submit to the City Forester: ATTN.: Mr. Matt Stein, City of Tigard, Oregon 13125 SW Hall Blvd., Tigard, OR 97223 Fx 503.684.8840 Ph 503.639.4171 ext. 2589 I 60: The property' ow and their assigns are responsible for complying with . the following requirement: ! The Project Arborist shall inspect the site at a minimum of every"two weeks, and at times when intrusions into the TPZ are required. The Project Arborist shall submit I written reports to the City Forester a minimum of once every two weeks, as he monitors the construction activities and progress. These reports shall include any changes that may have occurred to the TPZ as well as indicate the condition and location of the tree protection fencing. If the amount of TPZ was reduced, then the Project Arborist shall justify why the fencing was moved, and shall certify that the construction activities to the trees did. not adversely impact the overall and long term health and stability of the tree(s). If the reports are not submitted or received by the City Forester at the scheduled intervals, and if it appears the TPZ's or the Tree Protection Plan is not being followed by the contractor, the City can stop work on the project until an inspection can be done by I the City Forester and the Project Arborist and. appropriate remedies can be imposed, If necessary. This inspection will be to evaluate the tree protection fencing, determine if the fencing was moved at any point during construction,. and determine if any part of the I Tree Protection Plan has been violated. I I f I I 410 777 f n d r I ' Nil I 8 o :p tit m y G gip:. ' ? w ~ T * ~ •r •t 'der;: A:i.•.. .,L•'.. ..~'~S'1'',,~ I• : HAZ_ 71t~ OOHS LTA IM Tree Idumbet: _ - - oc=z:~ l v of =T 3 HeW ia3w tunb SpFa:.15 - I Crown Crass: Dominant: Co-Dominant" ' Included: Speciak. Specimen: _ Htstorla Street Tree: Indigenous I Health Rating: ~U Sbvcxure S d requires profesional care) Rabng: Root.Struc Lure Ring' W%-40% Haztree- -50%6-70%0 . • Run# g Hishi r: Pro C1r Crown Reduced:... t Cum T a~ . _ upped: l :::cRC~vmos cr k,~raeev oevfi,dni4,a1defaolsaMrieosefrsevadytvmevw-m=mmbvafG"w4... DffECr • Rda'FCRO` IN TRUNK SCAFFOLDS. BRANCHES ti e -L~esstie ad weirs: I w«mds~seam - . Decay t bark NesBnQ liobdf6ee tdve Dsa*woditk&d. -Ha~cJlmrea~~ts ' '"HAZARD - -RA i ; • ' . TING ::[Sant: ,deg, r--veriest o nahaal a wmamd- o sob LaearTss9 y .-N Tree tart awst Boeiy b fat Faime p 14Dar, 2- a w 61 e1; 34d0[ 4 se ieie e AwpecbO11Pedat_ -vxd .V__.XL eMher eotpaet 1-W(15e* 2-6-11r:(154 s:ank° FaHuePOles6ai.+.Siae a ado Tags! Romig - Hm2 d Rating 3-18.3Q'r45-75cmz4 =>30' oa+);- : only . cis.:;,. - Talyer I-oomaooate=2 3=fieqmdu= 4-axatmdiae. ~k;.. MAZARD: Prtaie: O ague rte 5esie pa2`'::O Reduaead 6 4 O aaemn dean Odin O rise eswpr a cmun eel O ee~crerp :a ? _:CabtdBramta5rbr. O amrm 'a decay ;Oaerfat t Q R?F`i ~ .tternove tram, Y_•. N : biplacb? Y N Moue Tairget Y N Other. - - :M ~ErGeQ On.a~aoe►it e, 0 mne - O e+1ude T No2Htg9ixc a owilw 0 nanaw -:93 governing agency -COMMENTS : - 412 I!>EZBOR_ - - - 71tlRE OONStlLTiWTS . HAZ S CHARACTERWTICS DGL 6 Tn HOW Oda Imb Spid: S Crown Class: Dominant: _ Co-Dominant: Z Included Speciat Specimen: H dotla Street Tnn" Indigenous: Health Rating; Sdvdur' Rati SU Root requires protesional cane) Structure Rating; 5D (2096-40°/a HazUee- -5086-70% . _ . Hal: too _Gowti R _Fkmhcuts: _T CltwNAdtCW r,4caepess,ceofftWdud eetmM m,aryea rse+aq~►c 1.. -.DEFECT FUnaraao+r~ 71tum St arPOLDS. W"C HES ! Fle a eae vnw f Woun&. seaat AAA" Decry COY 'N6sft hbkVbee,. hive s' '8oierslfmmit C vP:revEcisiallue . HA2/412D'RATING ;Eg jit.~ _ ..j, Fraa ve id O aat~~ a ummhxal p sego6eced Sai besrisg Y N Isar dbeciSom TreeaartatoSt Eaoe1yCO~6k_j e-1 a,~ ~ n~,~-~•a=, I faikyar t,-uw2i;a.::.:;,~.. k"mKffi- Pei0&'_ mwd banal G=? cow Sme at 1-~ (15 • part ark 2-Cr1 i Foow!kPtkgn !.SbwaEPat+Targett =dtazmd s•:; g 3-18.3 (45-75 cm); 4 =>30' Q50,9) Only . _ _ _ Tacget~ ~-aora9oaatuse:2=~iaaitl~tif'isei::,.:•:. I 3=6eegaa;eas= 4-axatani -HATJ,IREI` %1BAT®~IF <r_ Pitoie: p ace arte~ue pa_n`:.p end w esjO aoian+otean p min o aise eamgw D aoa m wdmm p a rtsmie ::O,st~{te rac= ~ : anoaaao~ Qae~„ ;aaer~ai: "1 ave tree; : N - Y N NW400 Tat}yet Y N 003er: t 13 -.0 NoBf[caflar= D avdnet M t] -Tdm agency - 413 H.az TUBE CONSULTANTS - CMARACTERISTICS a,.DIE- Tree rhim~? 3 Sp DGL =T 3 - Mm 1.mb Spid: 1 Crown Class: Dominant: _ Co-Dominart oL Included: Speciak Speamen; Mdodm _ Street Tree+ Indigenous- Health Rati ng: ~C Structure' Rating: 5G requires protesional care Root.Stivcxune Rating:.; (20%-40% Haziree- -50%-70% rY Pro Care: Crnwr~ Redd: , Fkmh Cuw, T `.:,:crtcirrvn cts r~, o yr ftkidud mav*swmftc Moo : s :.OSECT ROGTCROMfii TRUNK SCAFFOLDS. BRANCHES SOKWAMP Ambled b" aa~ "Y. D-V L Carey - - - EBe~gfsap Sow - - , lonsetcadoed bark L _ L =NesQap tioidlbee hhe HAZARD I RATING : deg -Fmm werid O a~ a ummbjcd- p son , 99. Y •N • Lent'" dtn~ • Faitea: v t•toaC 2-ated~ 3#,~c 4se±iet5.::': . Impecfampedd& amWi tira,od t~lttar S@ofpart 1-x(15etmk i-&ia (sds:snk": Fou-Pofe of !.Sias aE~ul. Tager Raicig O^l' - ~i . ~ ii~d Ra6'8 3-18.~D^ (a~r75 cmk 4_=>.30' (l5eie3' .j-. -J-I -ooravo®i tts~ 2= sAvrr; D segrwe deiedoe yari?`p t CW * isf D ca n dear p sib p arse eanq D tiara m&m p uma •:d CaWdB r s.: bsspc+etiatdms.. Dttxit dam 'fl dd6iip:;D"; =-:Rerno+tetree'Y::N° FLeptaee9 Y N.. ilbe7atgtt Y N Otter: - `?tt.adtrets: prone Dead . Not2fitaBam a Omer p Bazager c D gaveaig agency ,COMMENTS I 414 HA T[IAiE OONSIJL.TANTS - CHARACMUSTICS GUM Tree Nvn~ber _ OG 4 = - - = TRW= • ~ ~ t7a Lmb Sid. ! Crown Class: Dominant _ Co-Dominant: kIncluded: I Speclak-SPA: 1}iisl`od c: Sheet Tree: Indigenous: Health RaO SG ng Structure Rating Root.Struc wm Rating: (20%-400/a Haztree- -5086-70% requireS profesional care) _ i - l►- Crowd Reduced: _ flush Cusp _ Toed: CBmPastdk;gfaclorsv ::cHCwivor-r c f,draeevleseroeotk,d.id~oda smd92to r EFill 147A.. DEFECT ROOTCROMIN TRUNK SCAFFOLDS. BRANCHES WAICP I ....~kckxfed bask W D-Y .Cawky lsft now hoWaiee Mae _ .rvevreBr~enroaoesra~s ira aRn ii aT-rNG LEAft - a o eratr f aal 17 rasratusa! O mmmfad Sol t Y •N i earr',dtie!diort: Tree Part amst mmly ~ 1 ~.Q f L !t1er _as.mt .bbmnxl other 5meotpart 1---V (15aak2-lrt8`(1545: k a FaikmPat-" a.Siae oWat. Taget Ratag - Ftara:d ~+~8 3- I&W em 4 30' y ' em -1 t z Only =sferin!>teii('iise Target 1-occasional use: 2 tm= 4- Prtaie D a~e>ane de5ectae pals ':a ~u¢ eod wedgy D cram deal Q sic Q rise ea ow D co admm Q ' .:Q-sl+ape: i s ;Ca6ielBraoe: D rom corer "Qderay ;O aertaf ; t] rtwrilbr <i ,Remove tree; Y N' R*Lws? Y N.. Mavis Target Y N Odien `Ef ecton.a imes•-Qtfmte• Dew o' Notifteatibrs D oseer a - Q CC*AMENTS I 415 s HAZ T CS CONSWUMM GUME Tree Munrber: Ps } ' - - _ _ ` Botmicat Crown Class: Dominant - Co-Dominant d Incl uded: " Speciak• Specimen: History Street Tree- Indigenous: 1 Health Rati . n9: Stinrdure Rating L Root.Structme Rating: (2096-40% Haztree--50%-70%' requires profestonal care) !n9 Hidw j►: Cim Cmm Reduced: Fkmh Cuts` _ Topped: _ Compounding falors CRGWNp~s: i~ralep~roeaibrdniduefeefadsm,a~tttetr9e.a~►(aFaiodwfe;,r-ia~.).•' TfiUlRC SCAFFOf~S. MMCHES .Actdedbedc::::: _ '41angem : _ I Raft. WoUrKthaam O-W .calky . - _'Z Npot. habram hive -falme 1 • - HA2igRD'RATING ..~5. 1esd oaaa o ra.samrat o siE aoaeoea Soil Y ' N [Treegm, ®aely to fait Fuse poles tdaar, 2aredamm 3#jfL 4.s~vae." Ampee- _ wasok aw..d cow 50= cf p®t i -<w his aak 2 -m-Sweaf.Pat+T-JetP-a*S-OWY Target r 7-oacasibcWu e:2-BATt %Piurie D recrwe deter> a pa_ i``D reduce and w ig" D awn dear D aia a rime emmp'g D aomn a~ D " .:0•shape.-., ` fr : 0roat G70riQi1 'aderay:Oaerfad:O;I~W6ibF`." =~iternove tree: . Y•. N °.Ripbxe Y N. Have Taeget Y N Ott - - ~Hiectorr.a~ees•-Dr~re._De~ae - _ _ _ _ . 'Ho aaam 0 comber p m7mW 0 - - - _ ::T 9overm9 a9mx7 fly: ^S I 416 - S AR®OtilCl~.7i~E COIIM!PJLTAKM" CHAPACTERISTICSGUIDF Tree Number. Both i DGL- -O ~ • -T l OU Ma URbSpRt Crown Class: Dominant: - Co-Dominant Included: Spedak Spy: _ Hiswft Sheet:Tree- Indigenous . Health Rating: an Structure Rating:E • Root.Structure Retino-.~ (20%-409/o Hariree- -50%-70% requires profesional care) . i 8 Cim tDr+owre Reduced: ftrtsh Cutm T P : Off itCM _ r ,ee-af}Rividudae ssn gate, se+aay~seven~ UFW »l•: . -.DEFECT R CRDMq TRUWK SRMCHiES ~ :_Bnysweep _ eamdurwo Wounds/seam - DecsY 7 7 LoosaftradDed bark Nesft hok0beeh, Idve r - - s -.Baierslfem~aiRs RATING - J 'deg'fromver6d Oaat+rA pmwnxW- 0 z4v=edled Soil' 19 Y i! Lsan" Tree part most MMIY 6D Eat . Failr~ poffinI t-load 2aiefusg 3ttigfC 4-stevete . . P atnta! b®swd cow POCS Smeof 2-~18' 1Sd5:ist " pan: 7-Wlink Fa.&" Poten6d *,Siae ofiPat. T = t~td 3- t83~ (45 75 aaX 4 =>30' ( Oi~I~}/ Tafoet~ 1-oocavo®luse2-3ifaailzteirtii 3. 6- I -a= 4 -constant iae ?Pitai~ p mare des a pari~';D 91h ice end reigI O oast. dean Odin O aese ~y O c. adeee O ~,rslriP .:O.3t aae , _ I ca6iplsraee:: _ rte: ptool add~Y': _ -=:Reinovetree: Y":N° - °.RivilmT Y N.. MovaTarget Y N Geier. - adjai.pM `Eft t on.ltrees p mrte p evalrsle Nosffira6am Q owaw p t63@a!S p gcvenmg agency pagti I 417 I Haz oC 'HALSTEADS a~ae~cun cONSUCTAMM Tree Number J SPe Crown Class: Dominartl: Co-Dominant ' Included: Speciak.Sp : _ Historic SbW-TRW _ Indigenous: Hearth Rating: . Squc tur' Rating: ~t'F7 Root.Stru crate Rsting:d OM-40% Haztree- -50%-70% requires prof oval care) jl: Prv.Cam Crown R -flush CutK Tapped: :cRCr"mo k,dfcalepe ev(hubiaueldei~adrafeo rsewerltrr(s~seves~emFewderrtcMont:: ~ RfOCTQa0AIR1 TRUNK scA~oLns. BRANCHES 1411 rte:- JUN" AKi dedbalk _ l IF ,M*c: W«uds/saa<n D-Y 5r C-ftr Mee*vfsa eaw bwk -NeSft holdF43 hive HAZARD 'RATINtG -LEAIC - - deg Fmm veinal D =*ad U wrmbxW' Q setc=em d SoA hem Y iY Lean' Tree van Fmsc mmhr to 4~ ► n ' Sib= ooh I-&W 2.neducm 3 iag c 4 seeae ° - . I : t°" as aha siz,6 ar part 1 --cG- i-e-is is es: ( Fa&ae Poled-S~e aEPa~i+ Target Rafrig = F1a~d Rating 3-18. (475 csnX 4 c> 3~ (75;anj:' Only Tafgetra6ng I -aocsmal use:2=lataa+~~:..~,~ Pieuie D to me a pert`' D sedux eodsea#4 D crown dear Q II~in D raseeanoM D anon . sm O _ -Y .-Sim ~ 4Qe~i Y'~~"QOIW i D;a~MY~1n •K .4 Q Fulin ore try; Y. N : Re ece? Y N.. Now Target Y N 06er. `E sect on.a ittrs ,p mne'..D e _ ,,COMMENTS: 418 yqz AiZDOtiCU7ilftE CONSIJ<.TANTS . . . Tree OGl_ Dt~tt U Trur _ D`a Lmb Spnd:~ Cnmwn Cass: Dominant: Co-Dominant" Included: Speciak' Spemom- Fitstori _ Street Tn Indigf3nou I Health Rating: U StruExure Rati o Root.Shu o n~ cture Rating: (2096-4096 Haztree- -50%.70% requires prof onal care) _ P"Aft f . HdorY Pro-dim, Croafd Reduced: -Flush Cull: Tappedr cempsuamdtngtacto~ - - -ofkalwitud ::.1 VEFEGT CROWN TRUNK SCAFFOLDS. BRANCHES ...X.Ackded-bask - d cavfty i _ - Id R bark e hive~ s ..Iion~JtarrraTes/aids 'HAZARD I RATING s; j~j F+ay ra6eal n aatffal O umx3bxd' O s .*xmcfmd Sol Y ' N Esalt' Tree oart "M Maely to Eat Fame pWenfiat 1-fixK 2 3td* 4-s6iae.w- t~aro,as aura S"medpast --cr lu.1c 2-6-110:654s:aok" Z "Fafi"P6wnfd*-%a' aE~art•Tapetfiaiig Fia~d 3-18. em 4= 3fr an r. Only TatgetsafnW 1-oo~vooaf use; 2 -~iteraillif user"; 3- Eiequert use: 4 -omatarH use`s I O Rai-Dom Pg(,V058& cW g 0awndrar Odin O=isecmow Oa anmik a OnF fie:-ro.shwe:.. ~=aove tree: t+erpeel Omo: 'fldemy ;a ae Q a1iAhc`° r Y N `Ripbcm ' Y N.. Mme Target Y N : `?sf~ on.a ~--O none O e OEt~ tiotfticaBarc O owe o O 9waffa9 agairy a 419 HAZX MALMEAWS t~1 7'l1RE GorasmT1 Ji ,R.E,EPMRACTER%T= GUM. Tree Number. _ ('1U cal Species;;r - - ~AeArk Cam,` - uGL-.6=.~_ Tnt~ ___l- tier D~ Ln~ Spd: ~ - C Crown Class. Dominant: Cbftminwt V- included: SPedak• SPecanen; _ Street Tn3e+ Infgenous: Health Rating: $ . psft~p Root.Strucwre Ratinp:60 PO%-40% Hmb ee- -50°/,70% requires ProWonal care) Prating H3 j~; Pro Gate; _Cmwn Re&a d: Fkah CuW T circwn►aB c r avePrese= otbubj at Md a* clew DEFECT FCMCRCNM TRtAttc scAr~otas. BRANCHES 1 Paoampa : 77 . ::Bow sweep - - ::trlrJtded bak . I - . 177 r l %_t,aoscaebed harts HAZIXRD"RATINGq j{~ ~a b aa1 £7 usaoaad' Q std son hemdAF Y N head Toee paR most ®aelr 6u Eat viz c Film -POftfi*l-Aw2.w*.x Pakxh aonra! bbl a0er~_ 5me d paR 1--WIt5 emk 2 -5-18 (•1545 PaBo ePbf~l~:Slae a6P'at+TagrtF~ie9= Fwd R~fs~ g 3-78.3a''r45-75wtX 4=>3Q' (75;ao);•':` Inly 3-*BQOM 4-" 13 cage Qcamaeao Qmo n=im namo Q Mom QQellt -Qty-;C{'ael~'Q~11 ~/N; ':Replaa't YC "aglasget YC O@e~ y.4 ar ai: ' ectana Bait ~-Qnm*-:0 e `wG Q awifa 9 agwA:y Q_ M' s I 420 ~ I' d Ise a L : 13 0 i p ' jr 13 93 lit a.:: Ch .N ~G 1 r p0 CCF B 44 I H,4 L~Ot"CU.-FUM ~SU TAKFS Z - :.7REE ~ CHARACTERISTICS GILIKIFE Tree Number sped6w DGL Trunt Eft Lmb Sped. I Crown Class: Dominant: Co.Dominant+ " Included: Speciak-Specimen: }btodc: Street Tree: Ittdigenous- - Health Rating; Struture Root.SYructure. 7D -50%-70% 10- requires pmfesional care) (20%-40% HazUeC:- 50°~-70% Pnxft HY- Pro Cam _Llmwri Reduced: FNrsh a _ Tapped: :.:cii qis = ` :crtcrrao PCis k,dlraee p ce of iwiw+dir~ deieels and rye ihei Wve*y( m=moda afe. Imm". r .os~cr Roar , TRUNK scn~ocns. BRANCHES " iiogaoam:" ~ I 'Ack ded bade •Emes~(veendweigt~R: ~ 'Airge, Wes.. D-Y •++r L _ DeeKvisa Puow lawkracked bark tip, We HAZARD'RATING' `deg.Framva6cal O natural a umahsad O son bearing Y i t Lean'; Fab Tree part RtDSL qty b ' 3#,ilC 49evae.^' . . pry /-tDOr, 2-awfum _ an>8t bbmjal o1hw S+meorpast I-6'Mapk s-sis~({sds:a O CaBuePolerffiI SineaEf+act+YaegerRafdg31imdRating 3_19-W(4575em)c4 Tasgetaifg 1-ocmsiamdus= 2=iYeiuil if last':",.' I cFrt= D ace parl'`n a3& ec d waist O oom neap O din O rye snoopy om.n wIme O "•:Q.-dime . Cabkmra;e: - - to:smr. n roo: ~ Qaemy ;obi ; o > t- - _ ' Ftsinove mew Y : N - °.Repb-T Y N.- IQoae Target Y N Geier_ - <ECt on.aai -O mae O ease Bcrz O owiie p manages ":O gawenig 219enq a 'COMlf► ENTS : ~ d' - 14L I 423 HAZ HALSTE MSAABORICM7URECONSULTANTS - s!ia MMOMMEMSTICS, _ QJDE Thee Nnmbet: DGL ` 6 D { Tnid~.... Me Lab Spf& ' 6 ( ) i Crown Gass: Dominarit _ Co-Dominant; Included: j SPeciak Ste; Historla Street Tree- Indgenous f Heafth RaUng: 2'6 S6nicture-Rao Root.Strircxure. Rata ~ ~ ng {2A96-40°!0 Haztree- -50.%-70% requires Protesional care) jr. 0m. CaM _Cmm Reduced: _ Fkmh Culm T - .:femposa~ngfacfo,s` - _ - - - I txtcwN rs 4dcm pie ct*ovmw defects and race o,er~rif►( n=modamW "W4 ffrtaer . C3jEs .:.n~cr , uaarK ~ma~fc scpf~otns- moor _ :Poor-• a.. - - = kd~dee bwdc `6sessireendw~d~K: 0-r ba* Nesfttm*Vbeetdm fa&xe twr~aM RATING 6 i - _ - deg r~aa ve:fral 'O aaaaa p wmauat- O sescaceded son fas'tnfw Yid Lem OWN! [Tme mst mc* 6u Eatt Paiute f+p t 14mK ZaamunS 34sWc 4-sere g ` aedo4:-._ anaet bmrmu 3f Sore o f part 1-~ tis aak 2 --i;r eenf+al±.SJ~+H 3-31r only TaMetmft - 3-f-us= 4?'AB~T~IT '.rPiuri~ D e die yai ;o a31ux e~ resit o mma dear 00b O sise D aaan pa&= Dry I : •:O Y caafersraoe: fnspestturHier. Q [am dam '[ldeey';Llae" o d ipoC PbinaveM Y N ftegfsee? Y N.. Rfave7 Y N - !ttot~.adJai~ittree ;~mde':oe+~e Ofl~a = NcttftcaSarc Q oa iei p mmmW Q*mving appdcy nalm - - XOMMEAtTS : l 424 AR®Ot.T1t OONSIILT/11~11'5 . HAZ }TRIG t11nE - - . I Tres DGL- OBFk , i Tru im Hem 5a pia Lme SpRt Crown Class: Dominant CO-Dominant: included: Speciak Speccamert- IrQstoria Street Ttee: Indigenous Health Rating: sbudure Rating .Zd Root.Struc Lure Ratl~::LO - 29409Haztree- -509-700 requires pofesional care) } Pntning Hwy; PM Cry N Gown R _ iFkah c utz T :CompouvAbv tacb= ' °.-:.:crcct+nv~ci~ i~catep~esrs~oevfi~dihdueld~ss~+dracettidrss.ertty(i~--: - ROQECROWN TRUNK nos. BRAND ES :E~ea eemrnlod IM-- 5 ~ ~ woundseam ~ ~ ~ - - ~r cavity bark tVes6op tK*Ubee tine H/izi4Rb'RAT(NG LF~111k RamwesScat 'bay au:umbsM- nscat v N tsars' . tme t= mmiy to tall e ✓ G G~ t , ~r / rc - ; .r3 / i~' '1;/+ I wFat&ne oo~at 1•io~ 2~an< 3~a9dz 4~g... . . YiL P Siiatpam ,-<W(I5cm* 2-er+f~1!.S~abgat•Ta~et ng~ dRafa~g SCsz~g~ 3-1Sarfc45cmx 4=>3p• only Taigelra&ng 1-aotavonatus~2=taie:ail~iitiise<:~-•;.': DAMTENEbff. Preuie fl ca~oue a part`'::fl iaduoe cad q D a+oims dear D tin p wise campy D ace D die :D jftm t_ a 6stta:Snr. Madamm 'fl demY ;0 aerial t Q ntaiiilo~:': - n(teinotte tree: Y N '.R*Mcft9 Y M MOM Target Y N Odder. - 'f~redorr.ad~a~oaiRaees•-Dnmie' Dew ~ _ - . HoBFiea9arc fl oaiie- p a~anaga -:O.ga.ardcg ~y Oa~c ~ - - All 1,1 /.J7 l CA L / N5 425 HAZ HALSTEAM lAt~OR.7'it1ZiE CONS.T~ . ......'...7REECMPJkCTEMSTjcS GUM. I` Tree Nwmber, C~15 Species: C.¢~r~c CAC - Wanicik DGL- Tnnd= I Heim `6pia LaO So& 5 % { Crown Class: Dominwt _ Co-Dominw t+ Includect f Spec:lat Specimen: _ Mdoriu; Sheet Tteer _ 1tcligenom HeaIM Rating: 60 tm ctu. Rating: 5v Rot.Stcuctum Rating: d O (2 %-M Haztree- -50°/.-70% requires PMfesional cane) _ l: Pro Cate: _,Crom Reftet Firma Culm _.Toppet r1 e f "'citcter~r~> u, are ofa+ ana~a,~rse a~►ts ' f oil ~prrc TfikRM SCAFFOLDS. BRANCHES II : Fnar.pef tnrJ~,acdluuk - - .6xe.endwegtrt: ` - L woumwsam De=Y Co•~j CdnkdMLMt=wzlslbMckel y~°I:INf/iplY~6iyC~O~ baM r' - r Qes:Frow aao mil Q un' Q Sob Y .-M dketx - tWAMSiaedpait i-V(t5emk 2:k= ~l;,Sias o6;?at+ Ta~gst ~ ~ tia~ Rafi~ , . 3-78.3D' (~Er75 emX a 3tr ~jseinj:*s: knzh Tartgataffng 1-oomsimattae2=Eilerml atluse;:... 3-f~egtONtin 4 ~.;'Piw= DFOMMM iepari''QaeduoeeWvoaW Dcromci ae Qmb Qase eaaapy Qemmumdlocie 0 0•ah215e::?.r I a mt doan -Q O aerial ,;-::r ~'=tiierrtove tree ~ Y - ~Y ReplamT y m; ILewTasget Y H ?E ectun _ ~Omtre-:Delohm ~ z Eloaiiiv~ IIn>anager~-D.9~9~7► o~ 426 _ A UMMOL lILTUF E CONSILT~INTS HAZ - - f _ Q>DE Tree Number v Spec'>ss;~~ - DGL, Of3tt 35 Tn ( Heim Ra Lmb SpFd: - Crown Class: Dominant: _ Co-Dominarttr •V/Included Speciak-SPA: Mdodc: tt11 SheetTrem Indigenous. I Health Ratlrrg: Structure Rating; Root..Structure Rail _ o rrg. ~(20% 40°Yo Haziree- 50°16-70 /o requires profesional care) _ j msb* Pto Care: cmm Reduced::.- Dash Cutm-Tapped: rdmpowwbm fames - - ::ci; nvo t►,~weeo vtkdd&;a+aeres=armaaetrss e~nr(~eve~em o aoe ~~.f•: ocr itOOTtN TftUM SGAEFDtOS. BRANCHES l ..Ac dedbok wcra,dnr De-Y Cm~ • _ tmselaadued bark NesQap hotdlbee Idve -Oaabmodlshdts - s '8ae<s>taias ' I HAZARD'RATING cl ans' - Rom vasca o raaha;d p ur.moftia o soa 1 9. Y -K Lsare now Tree Part azast Moety to fad Pd 1-toati 2 3#jtC 4.yeivae3- :~P !Pel anw~ 6fiaroual allret 5~d 1- ~ t15 auk 2-6.18'.(1 545:6n FareFolenftai!-9me oEBan• Target Rafig = ffa:ad Rafrg 3-i&w (4575 cmX 4 =>'3~ (l5;tm): ' Only _ . _ Targetmfmg 1-ooeaamatese;2= rise;:,.,. I 3-fiegtertas~ 4-Eanstaniitse',;~ HAZA~-.7 'Qrurie: pia,'iave edweoarl'`n~noecd 60a naavnaean Odin paiseemgW 13a ombm a J ' = aged eiorar a ddc r ;n ae~at : ,13-j fteinovetree; Y N Ripim-7 Y N.. time Target Y M OBrer Etorl.adfacmit -pew pew Hot 9c9c .6a6 Lei p p - - 80,jerm9 a9mocy ,COMMENTS 427 HAZ TiIRE CONSJt- JR, Tree tAunber' l 1 Ce d c:' ' = - OGL DBi Tnidca:„ WOW UmLmbSPFd: Crown Class: Dominant Co-Dominant Included: I Speclak Speamen• f todc: Street:Tree- Indigenous: Health Rating: 46 Structure Rating Root.Struc Lure Rating: „ (2096-40016 Haztree- -5086-700/a requires profesional care) Pnating may: Pro"(:aM Crown Reduced:, Flush Cuts` _ Topped:✓wi . ; /~.~~0~~~~~.jj~.~yw~~..~•.y~ ~B~I{w~~yy~~~jy~~•~~~-~y~ ~ .may y: ' ~'••Vf[Vf~R ■MWRpr~te V~~IM.MYi~{a:0ii~~Yi1~~M~ - , BRANCHES {pp/EF~EC• W. MWft1. TRUNK " AB~ . waft '~w'Fp ~ _ • :6~ssitre ena we~~S? L:- . L D-y • C-by :7 7 p flow _ Laomkracked. bark l sQnp tm)kbb!ee hive ~ , peadwooNshms~. ~ ~ Z L. • " ~ . s ~eorersna~. Prt:lasfaftwe " M RATING " deg Ftorrr rerSml o r o d S'46 ag Yid Leari'; Tree pail amst ®rely to fat `C gl e. -i af l-e < L'+ TI L _ 1~ Faiuse D 146ar, 2--AMIK ! Pte:'-: a.,rel biaroral anar ; ,/tL.i 5me or pat i - pie ~~as:ank"';.: . . lz raHr.e Poled me 6EEat. T mrQ ` :370.5- ~ Eiaiir9-Ha iLY++B 3-18.~ff (x-75 cmX 4 = , ^n): 'f. . - a ~'f- _ ~d Tar9et~ 7-6ora9malus~2=~~°:.•:_. only HAZARD~ABA'i•E~HT • D Feciove a pa_ i%':"0 i~ae and wesjd D cKmn deal 13 din 0 raise campy Daman apse " ":QSi+aRe " " ; Qbtel8raee: 6ssperttsa8ser: Ci r6~ daaQr Elde y ;O aertat • Q _ - .RerrrC trees _ - - Reptaoes? Y N Moa s Target Y N Gib" .'Met on. a" tte •10 rune • D erne - - - - - . p gwrarting ate, DMK " - "COt4MENTS ~ r ~ h y ✓~1~raM c~ ,O>''alp~ `rw~~. - ~ : _ 428 i HA4L HALSTEMYS A PRO N O 91.3M CIONSM-CAM'. - - .,711IR>t I ` Tree Number. r'lD ~ - - spedi6m DGL Taw=, 2 HeW=MaLmb SPFd: yG Cmwn Class: Dominmt' _ Co-Dominant Included: SAec+ek Spec t: _ I-Bstoria _ Street Thee: Inftenous: S Health Rating: 62JA Structure Ratings Root-Sh ctm Rating:./ (2095-40% Haztree- -509/5-70% mNim Profesionai care) _ II 7►. Pro Catty: Crown Redacmt Cift Tom 17617e I. _ _ c+rlprrc P,==,OfkLwiw fwcrrcpom TMKK BRANCHES . ;lnr~ded bark 5 • - Eadwe~rt. 42 P7. ' FYdnSas - .oirdw ~ - flora bark bho t TtG azd D ummkmd' IIsisoomeled Soo, I g, Y' N • Lean' ecdo Tres pmtsn=Melydsfa~ liVl~ytct tcr1~ ~:1i~1, s ~[L~ ' y ' ' Fadrse t- w 2 taq 3 4se±R7e . biaasaral ads bd.~k s-bedparr +-crosuo $-rr+8` 1545:c;r FaB~aePoOentet+SlaeofQart+T-.4- Virg=f dRoom 3-+8. (4r75ank4=>;30'(jSVice'' - 40 zPr~n~ D ae pa P ':II ~r+ae aidwaOW 13 cam dew p ffi o wsm cmow D aamo oe nm Dam': amat aim II 2 tierrtove~aee:' Y - deraq -,M=W, ;Riipt~T Y N No"Tawt Y N agar. •fonttee~;-Dmae~:Derd4rrme - .;,;:i::::;':,' r~rager~. +raSorn IIaiiases' p 9~9~7 Oar : 'IS 17f.XT ?G l7oT /r!!PS ..t-- . 429 l HAZ - MALSTEAWS ARE rltilClL71M C TAMM !MVLRACTERASTICSGUM Tree Number _ o ` fl'Ic•, i,~~~ k - Dl Tnirl=, I t Wit Me Lmb SPF& -7~()_ I Crown Class: Dominmt Co-Dominant: Included: Spegak' Specunen; _ rit~ _ Street Trees Indgen = Health Rating: r 7b ftucWm RMft Root-Str ldm Ratirtg:&j (2096-40% Haztree- -500/6-70% requires Pm& ional care) _ Rwft - : : Pro Cam Cwm Paduced: FHrsfr Cf T h a v7 e . '"CRGyYNDAfC7~ i~cate of3dwid~r~ and ram ceerrsa+eedy►c ~l - - - . D ECF . +RD" CROYiN fRtR1lC 9GAFFOLUS BRANCHES -;kck dedbwk L An' - bxessineendad~a ~ - -:cam woumwtem Decay _ Vimw = ;_Lyoo&B/Cr~a~dye~d b~ar~k~ i kAZARD:RA TWG I Qeg. Ftam verLraf p =lkmd D umuhmd D o~eeeed SoBbea9. Y -N s ! rsn'; Tree~ea~c~ery~ta~ Fad~se pama~E t-eoaS Z a~ 4.9everer- ~ . : b peAo~•_ an,~„a► bay offer She d pat i -~(t5 emk i -&18'"{45~45:an~~l ' ' FadtaePtiten+,Siae a68at+Taget Raiog Ra6ag _ : " 3-18.3Q"'~-75aaX_4- >3D'(75=gym Tanyetta w 7-accadooafuse;2- ' DA:ede~aeP'Daeodweigfa Qaoradra~ DIIio D=jseeaoap! Deasna*ca 0:::q:.:` ace: - umtrec Y-.-. Y N Man Tae Y' a;t,`EBeetenaties-rOmae :Qe~ste n: a . W -6m D oarttr 9 9 a Qaeec Q maragar ~:O MMEArrs: - . _ 430 HAZ HALSTEAD A~OI _T[~iE CONSULTAIM - 'CHAP ylii>E GUIDE - - - ' Tres Nummer Spew _t- rr ~n saicat DGL HeWt: UGa lmb Sped: Crown Class: Dominant: Co-Dominant: ' Included Speciak' Speamem Historic _ Street Tree: Indigenous: I Health Raung: - S&Uc Lure Rati&'' Root. Stru Structure Rating RM-40% Haztree- -50%-70% requireeS pmfesionai care) Pngtrtg : Pro _C UMRi Reduced: Fkmh Cutz _ T t A►~a OFN .DEFECT RAaTCROkR1 TRUNK 9CA[F07 DS. BRANCHES :wAmep ......:Inck bask . -Excessifti : WoUnWsewn D-Y t _ I • _~eo~.sAemo'teslaa2s RATING : " .'deg-F-- rer6cal 'p aatvrat o orsaar- O w6maected Soil tasarirrg Y. ' d1i Tree part amst Roety 6o fad , - s:;;•y j k*e P I-S.K 2-tnesfisrc 3~tigliC 4-ser'ete ` : ~P? peslo&_~ arnra! 6tianrat Odom She d patt 1-~ Its aak 2 -8-i8' [1S45:ank' F?HuePofer+fet!.S~eaEt'at+TartystRa6g Hn-dRafng 3-18,30'i~75cv~k4=x3~(/S;an):':: Only Taigetla~.w 1-oocavoaaluse:2 two; 3-L I HATJARD'ABAT~tT Prtaie D sew deter part=;D amb~ and i9i D aom dlmm D IIin D rise eampy O aa.~ n~tsvI iie' Y_a_ - 6sspe~tita6eer. QcprgcipaQr 'Qdd* ;Daertal; 0 . _ -;,Fteinovetree; Y N : °.Replaom? Y N. Ewa* T qn.adjac~ pe,e Y N' Off- ' NgttEZcaear>: D oviie a guvermv agency I - 431 l HAZ ALSTEP"S N~O[~CU.TiJItIIE COMISMT/1NTS - .:IiiiE£ GUME _ Tree Number ,0- ~ - t - ~ •.c ~ ~ ' ~ . ~ • • " , • ~ - • _ _ + - - • - spas: - c~;1 r Dim Imb Spi& i Crown Class: Dominant ` Co-Dominant 4- Included: Spedak" Ste; _ HL, toff - Sheet,Tmw. Indigenous= . Health Rating:l1J Sbudure n3qui(3s fmtfesional care) Rating: Root.Struc Lure Rating: IL 9.0%40%. Haztree- -50%-70% pruning gtft PM-Pire Rimed: Fk slh cutz T I . .:cor+e~,~ • _ ""tom . " "~crsci~i~v Indiraeeoa~oeufi~i.iaueleefoctsand~or~ss+auy(ar~oderaf~~1 ~ • ~ • RWMRO~M TRUNK St:Af~OQDS. BRANCHES -MAO8 uum*vhents S - t _ • .EimeasNe end wei~a : - . VV~ ~7 .0 c icket +s now l : hWe HAZi412D'RATING ".deg;Fm,„ verscaj b vahwal n u nahmd " osWooQecled son he"faw Y -W Lc3. dkeedow Tree PM amat ®oely b kk ` ~ : P 1-fnaS 2-ae~ 3•logfC 4.seyete ; ~ angel bfiat~l a0er 5m FaHu+ePtitel. eotpert 1-~(tSawk 2-6-18'(3Sd5:k{ Sineal•T _ ~t~a 3-~s.3o' (asa5 cmk a 30' (l5;cml; Only a : I _ . Targetraftw 1-oomdoaatuse;2=Ld~aailttesit~i~::.•:.,-: 3=4e~uatinsc 4-eftuw,* 1 D Fmme tae pa4= `Q ux ad .ct D gam, dew. O din a arise a moo D cwm mh= E] -Cablegr uaeray ;ate: oaoc•; ~udm. amaaaam ovetree: `.Replace? Y N.. ohm Tarqft Y N pdm_ ( ,~EReaton. ' tees•-Oame "Oe~ate - ~ . " ~ °EOMM1TS "C.lnS - S~ _ - 4-I~ zc-~- r! . - . . 432 Haz - sa C:Ts Tree Number yO~.Z S .vr a. dCc° _ - . DAL ,.y Mt /0 TnW= HOV Dia Lme spy Crown Class: Dominant: Co-Dominant Incl uded: Speduk' Specimen: Historic SbW'.Tree: Indigenous` Health Rating:.6Q Structure Ratiirg a RoOLSh. cd= Rating: Aopo% 4", Haztree- -50%-70% 1 requires proWonal care) Pro Cam Croce R efte& _ iF r Cum T No A )C' t. _ _ - : ::ciK+avoa_FECr3~ m epew= Oft a~ar~s$a cerrse+a~►c vaem ice. cr ROM CROM TRUM scai oios. BRANCHES E,nn a;a.r~c - - Worrdsrs~azn . ( OEM HAZA3tD- RATING 4 kwFron,.e f 13 0 Off- ugcm4vcftd soaheavbw Y'-H > Tree part amst ~h ~o fait Files,pecfan POI COW_ Fa&ae'ORer~l;:SiaedParL+TagetRaigaFta-d Raft 3-78.3D('5.75em):.. 4=>30' ' - . 1... + a Targetra4g 1-aomvormlrae;2-vim::-•~-'- H J'7" . i~-lit, . - _X' - is . 2.-rhoa: comwe eP 70 eadva d E]aeandan Omb Oaisec ~op! IIa~nadue o :.'q . ( cahkOracm Qraotao~r aaeiay aaata#: '4 : .,FLernuveeree ' Y":N`" :Repdaee? Y N. ttoMMMUM Y u 08= ~`Ei~totlyp- mrc':Qer~e nr., r. 433 C HAZ - - }TtORlCU.711REJLTAM _ _ I Tree t+lurnber: C13 r - Boca - - me Lao spid: Crown Class: Dominant: Co-Domina tr 'L Inducted: Spedat Spedmem Mdodc: Street Tree: Indigenous: Health Rating J!5.'OStntdure Rating: Root.Stnuxure Rating: (2 %-409b Haztree- -50%-70% requires profesional care) _ i . Pruningi-IMm Y tt+er Ctoarti Reduced: flush cub: _ Tapped: facto= ` cstcryNoEFEC73~ Ir.9raleo evf!,"d~lareasa+idrated+eirsa+atly( m~oderale Pkw4 l rcr r~ooT aianwa eRaNC+es TRUNK . SCAFFOLDS Woundifteam nor - Ca&f Bkeeda~pfsap tbgr e bade Ne" hobd4me floe I "174RDRATING 'deg-R,. v.6eaf p p umaUMd- Duetted son beaving: Yid . Lead: Tmepart"mmeiygo,t C~llE to ~~9 ~~a k"e GdC/iw 1e1 = - anet F Pam t-[oaS 2 31agf~ ~seveta ^ dron P fJQQ j~ Size: of pmt 1- W (15 awk 2-6-i8' (15 45.cn~ y: : 1 FaBue Pb(en6af ±-Sias o£Vat*Tan get (.iig a { H ;-18~ (4S 75 anX 4 =>30' (%S;Oaj; :.'..i:` _ ; oily aeget rafing t -ooo9oaal use 2 = ` ' I ':-Piurie: D a we de ae pan: "O'FAxn and we4 Daum, ean O din O nme canopy D anon Oadoce a :.Ca5id8race: 61eettoi8ter: 0 voct , 13 decay ;D'ae", O dinriilor ` _ - =:Remove tree; Y N iLepdaae? Y N.. leave Target y m NoBEtea56rr O avmer' 13 agency VIE ~COtIArTS . / , r_ s r e I 434 J I • ~ ~ ~ ~ '1,. '~1~ •p it _ i1 ti, t~ .1 . Wl' N • ~ p p P I ~ ~ 1 1. p a o -1. Iv W S .L lLn HA ."ALSTEAD"3 711tiiE CONSMTNM CHARAcmaincsGume Tnef3 Number:9~ _r?c~c B6UMIcat - DGLJ C Mt ? Tnid= ob lmb Sid: 1 Crown Class: Dominant: Co-Dominant . Included I Spedet:. Specimen: Historic %W.Tmc Indigenous: Health Rati G rtT Structure Rating: Root.Struc ure Rating::U PD%-409 Haztree- -50°16-70% requires profesional care) I r Pro hire: Crown Redticet flush cuts: T I.. Pnxft. :citGYnvnc7 ~~e o+oevfiwiwd~;ai a m,e ~e o,eirss*e~nrc mdetaLt: r-i6~.f II :DEFECT MUT CROM TRUNK BRANCHES 1 4A.,` - ' lkila* attodvnetft `;E~essNeendw~: Wm dsb- Dec2y .CoAdf t edaigfsap.f ow t.: • 'nos _ _ ";aanx f,roe :.F HAZARD't2ATING 'deg fYamra6cal 'Oaahaaf per' Oseio~eceed Sol' Yit Lean'" Tree part amst medy to fat ae +'n 0`1 r N',•, , nn Slid P eir Fa3~ae pow 1 Zmedaaq 34i jtc 4 " . : Umpecrioo pedo&'_ aisuat tia=tra other C Size of pelt 1--VpL aak 2 -Fr18',(•15 45:an I ja ' F*Mu P.ctenfiaf !,Sfine oEPat+ Target Rafiv a liaasd Ring 78.3Q Only Z = . '7- T t~ anz 4 30- c?s.«.,1;'.* asget raf~rg 1-oaadmat use; 2 = I ' ' 3-fiequentnse: 4-~rdifsa`': _ D FeCjowe rt edae pari'';n e W xsigfd O cpam dear. Elgin Go2ftecampy n c~..at&= nom: 'a shaW., c?btetsraees -s'. hmdm- y-o" aaey :aa~sai; ia_ `STS _ - - owe 9ee: ~ M -.Ft~tsce~ Y N Rlwe Target Y N Ma - %Ettectort.a~ai~itees ~mae :0ee Nctfttgflon: Qava= Q mwuow • o . :'COQ'S 436 HAZZ S AR®ORDC~7il~E CONSULTANTS . c~ c. - _ GUM Tres Number. / c~ 2 / - - t3G1 1 I _OBit~C 5~ TciN Z 0 Crown Class: Dominant: _ CaDominant» ' Included: l Speciak Specimmn- Mdor Street:Tree. 1 . Health Rating b Shiidur0 Rating. Root.Strudure Rating. Pb%-40% Haztree- -50%-70% requires protesional Came) _ Prultmg if urjr: Pro Cim =Crown Reduced: Flush Cuts` 7X Topped: -Cd pmmdittacfor~ :.:cAC v rs r ;,a.:~~+a ad gm rsa+~arc Boa iabo : :.DEFECT RoUrClaym 7R W SCAFFOLDS a OMIES tom' Mmchwdsft `Eea~awdgis; wom 5fteazn Wsi!°°M)ee `s. -°Har~Jtemc~eslaiLLs . hive gjjA t deg Foam veSral "O aateaal O unnabsa!' O SO.Cammmed Sal beavbw Y -N ts~` Tree P~+t amst ®oely to fad Fa& P 1~oaS 2 aiedaaq 3~tiglL 4seyeie hsPecfa!Poo&_ame! .bmwual Wm Sizs6 al pmt 7--ce'I15 ank z-s-ia~'Iasds: k . 'On FaHure Pbtenfraf..Siae oEPat-* Target Ra*9 = Ha=d Rating 3-78.30 (4~r75 anX 4-=> 30' (lS anl::' . Taaletr 1-ooosmalts~2=biY!se::'"'• 4- rue'''=. . TBMEffr PRAM p amwm die Q37` iBdilOG Pad td t p cam atean p elfin p raise =moW p a~ iEdTL't p 03bf~l8 ..p MGM - pfaat GOIQI pde~ay ,OaerE31i 0j Remove M Replaee? Y N llox~e T Y !I other: 'Effect aa.trees 'O e p ry e>e a Na inc flp aver p gC' p 8 9 a3~ry Os7 - ;cot+mt s: . /R~ E fps N /4.a, c%6 U 7 owe 1 437 HAZ_ HALWEADIS Aiil30RlCU.Tt~tE CONSLTAKM Tree Number DGL He'W Crown Class: Dominan't' Co-Dominant " Included: Speaak" Speamert: _ Kdodc: Street Health Rating Strudure f Ratrrrg ~ Root.Stntctune Rating: ~ (2095-40°/u Heztree= =50°yfi-70% requires profesional care) ` pn" HM*. Pro .Care: _Cram Rehm Flush grts: _ Topped: . - CompoUndkm fhcWrr. - :ixtcwatpr ac r e pmse,oe'a w dpfp- am gm ow rsa+aune e»1•: :.o~cr Tit t[C SCAFFOLDS. er:sttVC s P.oarmpa : " . . Ale ..:ks deabmtc" :E> vee~dw rt: VV), . Wour&/saaA" " D-y . acked t twk NesQap tioldlhee td+~e ~ rr'serfae'fa~Ce - .iii' - - - ` F{AZARD'RA-nNG [FSu1C ~e9 Fram ver6rai ' ! O nani O ,mnatjfw' O s jff. d Soil Y . Lean' o-dd- Tree Part mast ®aeiy to Salt Fab- 6 1~ 2~smm 3#j!L 4 serefe.: 5meofpart I--V(isan* 2-6-1e'~as FaB-Potem5at;.Sim d pm* Tager Rafing Nand Rang ~z - . . r.., 3-78.3Q(4575emX4=>3~(TScin):'? Only Onl Ta-oorasio®ly 2- ease: 4-i~isstaMise!. ` "HAZARD -ABAT ?ituie: O Amin a 7 7 % O rs eoe 4 O emQa aee. Odin O -cmwpy n ®.n mdmm O F F=einove tree: " y. -rs~: a mat dome '"Q deraf! :O aedaf t Q 7 Y N.. "Wie Tavget Y N 7i. Mau on.adjaceit trees O nme ..0 er2ka2e O&ter. `"F • : _ Hotfttea@Gm O ov a " p manage : O g agmey I 438 HAZ Af~OR~CU.TiJR~E OONSULTAIMM. - _ . CHAPACTEMSTICSGUIVE Tree Number Sped CP, d~~ B6 wmicat - - DCL: 09tt _____Tnnlo~ Heist Dora Lmb SpKt Crown Class: Dominant: ~k Co-Dominant: ' Included: Speciak' SP Historic Street Tree: IncSgenous: Health gating: -6--jStructure Rating: -C Root.Structure Rating: M%-409 Haztree- -50%-70% mgwres pmfesional care) t orjr PtO Cane: ______Cmmi Rte: _ fhdt Cufft _ Tapped: r C d: ' ' "'cRCw~gn cis r, ~oeafr,a.r"a~swdsm c oae~ .:.o cr ROOT aZDY1N TRt,r,K 9CAFF~IDS. eRMMES ' Wowd.,aam - DecsY _ away - - - 0 Cal 7' ;kaoselcddced beds ;Nes6ag ffotdlbee hive , Oaa4woodlstr~s'. _ ' . ':Boe~Aatrro~airts . HAZAi2D'RAmNr. iFalik - - Fwa rar6eal : ; O natreat a mom' 0 s aonesled son, Y •-N Iran' Tree Part most Mmly b rah race Pd 1-low 2•aw &raq 3~C 4.seveia _ :4KpeC'ionperlo~_. arr~i l mmoxg olhe skis-orirart 1--Wp5cmk 2-6-i pd&mPownew:*.SrmeaEPart+Ta~iaP-- ig=rta~d~H 3-18.4 (43_75c );4=>:;r(75 Only 1-oom9oaat use 2 fnam fl mmme tae Val=':-0 iob end xei4 i n cobra dean 0Ibb 0 wise cmmWy fl awn ra4roe a msbx ie:::o;sfmpe ,;Ca6id8raae: - rraspe~ttpr5ea: fl mad da,~r fldrra-y';Oaeriat ; O slaiNge`:•='. • t Rim (M tare; Y.-,.: N '.Ripb=sT Y N "Wie Target Y N O@ra: - - !on.adJaFe ae NoStiwflors fl owisei' fl manage': fl gownig agaty p - i 439 HAZ -7>! CONSJLTAMS . CHAPIACTERIZISTICSGILIM Tree Number. Species; fC, - ®otanicat - - - = I Crown Class: Dominant -PLLo-DominartC Included: Speaak Spearnen; _ lliistorit~ Street Tree: Indigenous: I Health Rating: l- Sbucture Rating . O Root.Structm Rating: -50%-70% requires pmfesional care) (2095-403'o Haztree- PMning Fiisimy: Pro :Care; . Crown R ftmh Cuter _ ToRped: on e, :::CRGi17yo E6 L. poseofildVIdua+a sanaryee,eJrss+aaf►(~ev aanoae+ lion) OWNH DEFECT ~ TRUNK sca~ot~s. eltNt~rEs s s«ecp , VIA I _ •:6xses~iveendweigirt: - IC- oe=y C-fty 0 n=i. pf Meode+gfsap Sow : ticWrn. We m saa&xe HAZ-ARD "RATING .4eg-F-m ver6ml 'Q DO Sob <a ;g: Y N Isar Tree part mast owly to tat Falmp t-roaC 2 32agt[ 4-9ev5re . . ~ per'. any! brand a0er 5medpwt 1-.Vmcmk 2-6-16',(•tEr<5:6n~" AZ Fa&+ePote af!.S[aeaf~art•TargetR~icg itamdRaring 3-18.30l Cmz4: _ =..>:3' : : only T 1-oomvonat - iZt. = 0 1111eddatiepano11363oeesd1069 t Dclt.wiAdear 0gin Ocfoecmaw Dc nay 13 1ue1 ie'.:Osfmpe` M1CaGtelBrape: b ttagan%. D raw omen EZdECa`y' O aerial ;,t7iieaiAcF ` r - _ ' y Rain ove tree: ' Y ..Id _Ripbco? Y H.. Mmo Target Y H 08M 'E ton.agaoelittr . 13wod-13 e~e ` . No$Sca9atz l1 ovaim i3rwaga O govatdi ageq t]as - MMIMMMMMMMMMW~ ` 440 HAZ HALSTEMYS Tt1RE COIIITANM - - ...TRH GzJWiE Tree Phunber:%33_,_ ^ 'Spegem t74m . Bc~m" - - = - . . t Cram Class: Dominant: DL Co-DominaM Included: Speciak Ste: mdoda Sheet Tree• Indigenous: Health Rating: $hudure Rating Root.Structum Rating: G~ (2 M 40% Haztree--S0T.-70% requires profesional care) Printing HMOrk. i mpim _Cr "Reduced: _ flush Cut : T 0 .:Compocaxffngta i ° °citcrnvD~TS 4~e o~oevri~wi~i4ra1 ems a~a.~e fielrser~ih►c ~od~ i~o.r►..- - - DEffcr TRUNK SGAF OS. BRANCHES VAN ,...,Ackdedbask - . _ • .E~ess[ve end waig~a : - - . E Waard5ft-n Caw* Ams'ekraciced bark t hak9bee fdve } o a a ams: 4L " . . . ~ ~ HAZARD . 'RATING seg:Fwravft Ooakwal D Osef~8aoectad soaf~r6rg Y -N tsar' pmt r 14bw Z nt sn; 3~dglC 45evde anrua! biarwat car Sacotpart 1-~(t5aak Ampedon Only - aMad-oTargetFt~dparg ~ - - 3=6~egaent~ 4-oo~aMise':-' E'W-AM Piuri~ D Axxm detcfte Dar D ad ce endxdgm a coon dean El *in O rase cmmVT D c mm adc+e D a~trtr~ie' :D aerfaf ; Q dtanA~r ~}4 6~tt0 raR I wffm dae~ 13d6*.'" _'.tteinoue trees Y_.: - ° :Replaae? Y N.- flare Target Y N cmtm - % `'.Efcton.acgaoaittreess Die De+~le No bm D ai1Rei D mmagc Q 9muni9 agency t]s~BC - -COMMENTS -j U 441 HAZ "ALSTEMYS AIRdORlCifL711RE CONSU_TAMM . I Tree tdam_ ber: DGL-~1~ DEtt Trod= I Hemet(>1lJ . . - ` _.Z_a. ~ DFa Lmb Spld:a~-) Crown Class: Dominant: -all Co-Dominant Inducted: Speciak Spepmerr. iliistori Street.Tree: Indigenous: . Health Rating; Structure Radng~ZL Roo ftOcture Rating.-W- (209b-40% Haztree- -50%-709'0 requires Pmftrsional care) j Pnming tUOrPro-Car Crown•Reduced: Fkmh CW jW- ppped: •,:Y /[jy~//~I {~~y 1y~~•.~-yam . y " nf~V~<ItV~~R.l~ w1t{AG 'q ~gR~1t/M~~Yf~p{i~ii ~M .e0l~m=awd ~'~.~•.-~.^c BRAN 7. . Aft, .Cr Wour&jsaam /Decry _ . ' looseltracked bark ::DBaOMIOOQIS~!i. --HAZARD { RATING LEaIiC deg- Fiam rer6d O aakaal Q cam' O seLoonecyad SoA he$rf Y lsan' dkecddw Tree pm amst ma* 6u tail Faihae p t-Eoa~ Z-0eedusq 3•togi= 4serae.^ - :ks pecrwn !P am~et bbnmjd cam Smeofpeat t-~(75aaj~ 2-&-iir(15=45:cnk FaHue Patera Taga a 3-t$.3~ 9 Hmad e (4545 -X 4 = 30' (l5;em); . On t = , . . : TargeiraanT 1-ocosiooat Prune: D se o+re drfec~±e Q0!i%'. Q Mend reis' a D amen dean Gain a wise cKo0! D cman aloe Q ,;Cabtel8raoe: 6~tm9ses: Q roo! a~ •~Qderay ;O'aerfaf ; O;iii~iAoF: iiLernOWtree Y":N Ripbcft? Y N.. Notre Target Y N o avg= O Q gavenig ageey 5 aLc; k,-A c:5 V ca f c T7 T-(fu! 442 HA 1iAl tEdlD'S Ot~lCU.7tA~E CONSULTAMM Z -TREE CHARACTEMST= Tree Number. _ Speaes: C~ G DGL Io, p _ T (I Cmwn Class: Dominant: Co-E)6 minarrk Inducted Speciak Ste; _ fftodc: Street Tree: _ Indgenous: Health Rating: smsaur- Rating Root.Strudure Rating'~t'~ Hariree- -50%-70% requires prof onal care) _ " pmft flry: Pro C8M_Crowri Reduced: Fkjsh Cuts: 'roppet .CompataidkmfacW= circwwo c>s rr~rale Pace ofirufni&W dePats m+a 92M tireirWVeMy( mam : r ° DEFECT , FWOTCROVW TRUNK SCAFFOLDS. BRANCHES 6~veenav,e~t: - l - - -1 71- i . woundslsaam- . oe=y - cavity 1 bark Nes6oQ idve . - Y aft -77 H~►ZaRn Eia Qeg Ftam daSral p r,aawg II ,,,rabxd ` p Sail Ttee part amst MclY to rat -L!r1 CG` Xe-e ? ^rk- (G L~ ~ •M : - :.f . F : Faam i r F 1-ixK 2.amdasR 3469tc 4-sewde-n j Period_'_ arawt WOM-ar alAer Gd ~js a~ Sme or peat 1-<s M awk 2 -s 48r:(15 45:c;ik FaBurePblenEat s Siae aELat+ Tau/tJF!a£rig = Fled R P.~(1 3-1&W (45-75 cmk 4 30' (75.a!!l Only + = OIL- Targetrafa~g 1-oorasiaoa! use 2=8if av~RP 6~ . HAZAf81yAB/ITE~NT - - 'fY"1/~N~ 3-6xquentase: 4=~anlirse'~'` Prelreer D +eQe6ezas D Rsh~c3dxes9d Dwormdean Odin IIasec=W O= nrecce IIrestrtrbr~'::II y 'a .41 - `~,Ftein 1~ - ~tvr6eer. Q~natdoaar•'IIdgay;T3aertait,O~ror~oi~"c= - ova tr Y~la; ReplaCe7 Y H " . skm Target Y N ad= t ?n.treesv IIr~re "IIee = - Natfflcaeam II owiaa .Q manages -Qgarertdcg a Oaf CS l - 443 _ - HAZ X UacK coRNeR S - CMdOU TS . 'y JRE!E j` Tree DGL -a-L ..L'~Tn.f._..L_ - y=Dfa LaOSOW: ~ZQ l Crown Class: Dominant- Co-Dominant~ Incl uded: ► • Spedak:Specimen: Histaft_ Sbw*Ttee: Indigwwus:_ Health Rating: Structure Rating:.ZQ Root.Striichrne Rating: aQ(28%-40% HBZtree- -500/6-70% MWres prafesional care) _ "dolt. Para Cwwn Red=xt Ikrsh Oft _ T faft= = .o cr RCWTa etc . ewuucttES Maple amuftneab ~:kwkidedbwk 4 -`6aa.endv~t: . ll! S Oe=y Carnyr f _W°oselaarJoed bevic _ ':ants • HAZJ~RD - R/►TIN(~ s teal : _ deg Frata ver~f O cmtrsral II vn II Sod 19 j Y .-N • Lean':d ! Tm8 Mfumt 3c* iD bk A44t j o A .5 PL ~n ~u I AUAJ k ~ 15~r Pesbd:_ amara! b at cow siedpmt 1-4r(1scot 2-401*:(ugs:ar~~ y 'F~eIIeP±:S~ita c6faR+Tagetl~Sng=famed 3-18.30'(4545 emk4=>3s qe' . - Taigetra5w 1-ao~ionaf use: a _ . AI ISBA'I NF 3- 't'rse: 4= iP~Wft 13 Q8-" iAj=eadw!W4 13awackm 13ab Q lr., rise esnopy IIcloo ;i~ trees ~tesihec Qmasaoa~ Qdee`a"y ;f]aeriaf ~ Qaim~oF^.«:""::r;, Y N. Bove 'Breaonadise~~Omae~:Qeaakr~e TSIOM Y N ad= 7 a ate: a, Ddw J A. Flo I IQ Lv 444 _ 13RlC~~7tiE TAlll'« . HAZ ALSTEAKYS - - - s_ . rECHARACTERSTMSGUME. - Tree Number. q0 7 specibm l,r,cP.vs'c' re-dL& - • DG;1Q_ DIa Lmb 5prd: iD - i Crown Class; Dominarlf: Co-Dominant. _ inducted: I Spedak- S te' Histoft _ SUM'.Tnm _ Indigenous` HeslNt Rating: ~Q Structure Rating: Root Strucbme Rating: .0 (20%-400lo Haztree- •50o/a-70% _ZQ requires Pmfesioml care) - Hdmir. Pro Reftect _ CUtM T wo ru e RO6rCRDVM tRtuuc scams. BRANCHES } end : wctad2saa<o De=Y cmk j Sow ;_Ln bads - ~ ~ 'Bcie~slOertra~slants _ . -HAZ RATING w>aataal ' a seeded soa v 4 _ . -affi r~sse tit uo.s 3 mglX 4sdieie.=: 'Fa&aePdter~t~.SiaealPat~Ta~[l~'n9=F~e ~ siaedpart t--cVt75ca* 2-8'ts':(.s~45:aiik;±' . «;8 3-18.W(45-75emX accasbadu= -`.;:Pimia II di eperi''II~duneadwd4d naaeaaem OMb II=- .ra Who. -J• kmw Quxt ~ IIdeeay;II:aelfati Y~~IAQ~fMa ''T4 i .•v Y N Non Taeget Y N oo= "=~a: sanad~itt~--Omae~:OeeaYab - - ~;:I:.s=;:•^... _ ;j?a@ors IIoi4tei"~131ga~-Ogwauiga~,7 445 - _3fI.TitlE JLTS HAZ_ • HALSTEAEFS - .:Tim- . ~ - • - - . - • Tres Nunt6er ©3 8 Spec'I _ Cco~c~ R - _ - DGL. ~08Fi: Tnmi= Ob Lab Spn t Crown Class: DominarrL X Co-Dominant Included Speclak Speclum: Historic: _ SbW--Tree:..._ _ Irckgonous: _ Health Rating: 4Q. Structure Rating 60 Rsot.Sbucbm Rating: (20%-4ff. Haztree- -STA-700/o requires profesfonal care): I. ? r Pro cam r ftftet _ FktM CuW T AIOAJC °cRCr+r~p rn~ee ofa ~asana rye aorir s~ant3~+e _ • • DEFECT' R c TRUNK sCAFFOi QS. BRANCHES bask _ :6me~e-en4w~: - 1 ~wavr~lsearn - . DEW 0I 6a& 'Haersl4a. jzft ;Pcevbtiafad~e HAZ OWRATING : LEaI - dewFtam.er6eal D a ummomd, a soak Y --m Bran a - Treepart ,►to Fid, P 14bW 23a=.f b a0w 5'ozdpae-~ns2-ia:(?s~s:ik= • Fa~aePkitentd;:Siaea~6~aR*TagatRafiy~tla~d :,•_..s~.,: . '{45-75aak4=::;W~75;a+!t''f WY - Tmge<m_bW 1-ac=* t d u=2-tgterm 4usei".':. . HAZ/4Rt %!BA 3-5 -a= 4- +Ci~Ser.: ?.Pnoie: Q Re11 :QOm6 eeWwe?gM 130cmdun Bibb ariseeaooW Qesoeo kapelit Brad aet -aderay :Rem? Y N. ,Oaedaf; Qcr ^'s Jteinovetree;' Y".N: UweTaeget Y N o@e~ =i::.•y cna Ooes~;°Onow-:Deiakuft r 9a~z Q oua w t3tang r : a ga~aieog 39mmy Oaf - "aoivrs. ~ec ac. P c A/ oust _ it' 60a GLy C :-r J 446 H.4z_ HALSTEAM c TAMM ' CHARACTEFBSTICSGUME. Tree Number. 90,E 9 . - - _r _ • . . DGL• -(Q -2--Tkunim Dia Lt~► S'PF& ! O , i Crown Class: Dominant: Co-Dominant Included: Speciaak SPecinren: Historic _ Set,Tree.- _ indigenous: Health Rating: 70 4Stm tore R &KS ZO Root.Srtic b e Rating: ZQ M%-40% Haztree- -50°/o-70% MWreS pMIWonal care) _ HMm 1 7►: P%Cane:_Cmm Reduced: FhM Cafe .vo.r►~ .MMPOWWho TRUNK. o_ bolMdual sod sm women Dew caway ibw HAZ 3tD RATING':;;Erin dewRcmv=Gcat I a dal 13 mta~f' O son y •-N ltad TteepatmostNoelrb . P•_, carat Fral~ae pE t-[oaS 2 3~igt= 4 sauce:^;' . tonaval agmr Stae of pat 1-x(15 aok 2-a-i8'-:(a5 45:iait~.r; < F~taePot :Sfineo6Pat+T-WtRaf-9=HuardRaAny 3-18-,W(4545ank4o S ue ° • . :HAZARl1yABA?T _ - - 3-9. D w ns eWveigM aommdem amo aSMismaca,op, aan,~ a 1 - 8raee: - iapativ~ec a root aoae~ V dliary -;O~aeriat; anmiam ;•''-w•', _ -:N'• Ri~ Y N. Obw Tasger; Y N 08~s - _ 447 iReduced Plan Set Wilson Ridge no. 2 SUB application December 13, 2005 448 WILSON RIDGE 2 SUBDIVISION. alpha • COMMUNITY TAX MAP: 2S 1 09 AC,. TAXLOT: 1900 2000 DEVELOPMENT 17-LOT SUBDIVISION APPLICATION WASHINGTON COUNTY, OREGON 9600 SW0airSuite 230 Portland, OR 97223 M 50.14S?aM [95M-452-M www.alphocorrrnvnity.com • a REVISIONS PROJECT TEAM: e ~i NO. DATE DESCMP 1M OWNER VENTURE PROPERTIES ' I \ I 4230 GALEWOOD ST., SUITE 100 S LAKE OSWEGO, OR 91035 MAP 2%09AC TD MO I MAP 2S109AB I m I \ \ \ \ Tji 1100 I p r ` \ \ APPLICANT II 3 VENTURE PROPERTIES 4230 GALEWOOD ST., SUITE 100 (IL LAKE OSWEGO, OR 97035 I ' J \I I p PH:(503)387-7600 MAP 2%09AC I 3 R° CONTACT:WENDY HEMMEN I I i i; I I j 4 mmoo 2 APPLICANT'S REPRESENTATIVE I ' ; j I I' / \ G W I I _ 5 I - • ALPHA COMMUNITY DEVELOPMENT I VICINITY MAP 9600 SW OAK SUITE 230 MAP 2RO9AC Q I I I, ! • 1 17 , B WILSON PORTLAND, OR. 97223 TD 4W PH:(503)452-8003 I 1 I iL_L! FAX:150314528043 I I I I iI IL- RIDGE 2 CONTACT: JEFF VANDERDASSON 7 _l~L L UTILITIES & SERVICES I y 'A' STREET SUBDIVISION WATER: CITY OFTIGARD STORM: CWS SEWER: CWS MAP 2S109AC s SHEET INDEX: POWER: PORTLAND GENERAL ELECTRIC TU 3W FIRE: TUALATIN VALLEY FIRE d RESCUE I 11 I I ` \ \ ' POLICE: CITY OF TIGARD POLICE DEPT. - I I I j i I \ TITLE SHEET SCHOOL' TIGARD SCHOOL DISTRICT -'t I I' 17 16 III 15 III I PARKS: CITY OFTIGARD MAP 2S109AC I III III I I III 14 III 13" 10 f II ' I I ' ' I I I GAS: NORTHWEST NATURAL 2 IX. CONDITIONS & DEMOLITION PLAN T II I I ! I ITLE TD 500 IL----~ L----~ - \1 h~ 3 PRELIMINARY SITE PLAN SHEET MAP 2S109 AC NOTES: Ti; MAP 2S109AC 12 i 1 , 11 II I i 4 PRELIMINARY STREET PROFILES ' I I I I m ~ SITE AREA: 2.53 ACRES EXISTING ZONING: R-6 I I I 5 PRELIMINARY UTILITY PLAN TAX MAP: 25109 AC I TAX LOT: 1900 GRAPHIC SCALE NUMBER OF LOTS: 11 m m 6 PRELIMINARY GRADING PLAN al p h a AVERAGE LOT SIZE: 5016 SF DRAWING DATE: 01106106 I ° 0 7 AERIAL PHOTO / CIRCULATION PLAN COMMUNm DEVELOPMENT . b r ' 8 TREE PLAN pNpJE(.T NOa 4072} TYPE: PLAM3UNG • 9 TRAFFIC CONTROL PLAN DATE 01106= 1 r+:\w~naz~\awg\wcnnma\v-Lon4o20mm.awg-sxET:rmF imoL2OO6-2:491mniclh 449 ( ( F F7 CONTOUR a h a -FT CONTOUR NITARY SEWER ORM DRAIN TER LINE COMMUNITY S LINE DEVELOPMENT URIED POWER -0'- EX OVERHEAD POWER -T- Ex TELEPHONE LINE -c+z- EX CABLE TV LINE 9600 SW Oak, Suite 230 EX FENCE G Ex SANITARY MANHOLE Portland, OR 97223 © EX SANITARY CLEANOUT m5M45Z 0031950349-WO (9' EX STORM MANHOLE www.alphocommunity.com C EX CATCH BASIN D EX STORM CLEANOUT. EX FIRE HYDRANT e EX WATER METER REVISIONS \ a EX WATER VALVE NO. DATE DESCRIPTION \ \ I II I + EX GATE VALVE I I I I I F EX TELEPHONE RISER I I I I 0 EX CABLE RISER I \ \ I I I d EX LIGHT POLE I I I g e EX TREES TO REMAIN rr / \j I ~/\1 I I ~~i EX TREES TO BE REMOVED I 7\ I I I i I~ ~ I I h .I I I Ili I i c s!, f'P I I I y i ~11L N TO o'L • I ~P \ WILSON 0 l r yo I II ~I i l + i.1~CEAO `I m'I I RIDGE 2 r y ' r BE REMOVED ` I i ~ r \ * Ij N I I// J B RqIdDsT s tr t . 3 ' E LTDO~R BEP E ry~ sc SUBDIVISION I KII - rn I I~ fi ~ ~ IT REMgVn j X. 8 1 N I ! I j g h E M m it ' l \ 1 ,I / / ' G~ rr/ `^1 I EX C C' DRIVE Lj A TO B R4ye0~D r 0 VED E. BLT I I J(/~ r E REMT- lory~ ! EY(8 ILDING TO 1 I , b I . ~ - ses ! ! R M0 ~ ; /I / EXISTING CONDITIONS 59A 03 9M1a ry h + h d :ryI i; h~ & DEMOLITION . COMN TO. y69 ~;e I I PLAN E I 1 OVIED yda gin' I :;I r°{ II s. II / i ill \I aI P ha . E70STING CONDITIONS AND DEMOLMON PLAN e COMMUNITY DEVELOPMENT SCALE: I' . 40` PROJECT NO,-. 402-W SCALE TYPE: PLANNING 40 0 m 40 M DATE 1 IN a 40. PT N:ry..1\402-MA&.g\ftn inpVIMOT\40WMCON.dwg-91Q:xCON Mn06.2W6-2-51Pmja 450 ~ I R/W 45 R/W \ I I I alpha I I I I I 24' I I I I 8' C L 12 8' • P.I.I.E. `0`s'"'~ A' L ARK D.s- P.D.E COMMUNITY . DEVELOPMENT I \ I s' o. ' I ~y i ` \ I I 2.0z 3.5Z 3.5x lox 9600 SW Oak Suite 230 . ~ I 5 Portland, OR 97223 I! , \ ey J SIDEWALK CURB AND I I II \ I I W TIER m 503452 003 (FJ 5D34S2-M 'I 7,31177 SF . s~f►\ I I www.alphocommurdty.com I I~ ~ ` I, (8.387 SF) \ I I OTSTOTREET SCALE I`-----------1 ` I I \ I REVISIONS - - - - - I _ 0&1 NO. DATE DE8CRIPTION I r -~0a-- ~•4~ I I I I r, ~0` N\ R/M CA 35.0' of I 2 I i 15,959 SF 4 "P40 nl I 4,500 SF I ~ I I i!•', \ , I I (5,070 SF) \ I L------- i i 5 NOTE /r`, NOTE-- LINE 1' SAWCUT 30' VISION I I - $ °w 5,376 SF i/ i \ I MINIMUM INSIDE CLEARANCE I i 1 ° o i! i' ` ~h , I PLAN R 's EXISTING EDGE OF TRIANGLE, 7YP. c~ i _I I ;',f'• 6 ry7 5.0' STRIP PAVEMENT . \ MAX. el 1 of 4,800 SF .0 14.0' t 4,518 SF 2.Ox VARIES m7 I ° - - 4,411 SF ` SIDEWALK NO 1+00 'A STREET = BULL MOUNTAIN RD 12+35.21 SW133ROAVE 7 )A1S,'pt~, $ nn mq¢" Sf~_A__. g s y ~On~ \ 4,474 SF 15' ROW DEDICATION REOUIRED - '4'-si w ♦ v a NOT To SCALE 0 41 D 50.0 ROW 50.0 Fes`. \ 8 ` f----1 ~,PUE r---- 5.627 SF ~ I li I I I I I I of I ` I I I I :op 17 II•~ 18 Ih( 15 Ih 14-`I. 13\~ 10 • ' ri 4,717 SF I I~ 4,281 SF I I~ 4,238 SF 1 140 4.180 SF 5.053 III ! I I I I ul la SF \ ~ °I 11 I I I I V A \I 5,300 SF 1 I li_---_- 'rjc____ I WILSON I 55.7 50.0• SO.tl~ N~4' S. i ~ . -__J I 1 y: dl l o 12 11 1 I RIDGE 2 f l`. r:ml l i of I I 4,367 SF i Io ."^n I I 4.511 SF f FT. 5+25.56'•1 o I I I SUBDIVISION I I I _7Dar= u II FUTUR EXTENSION OF STREET A~ I j I I I I I I .I _ I I 1 I I _ S w BA TTEF_N ROAD ~ SITE I ` - PLAN I I I i alpha IRW SITE FLAN 8 COMMUNITY DEVELOPMENT SCALE: I' = 40'. • PROJECT No- 402-M SCALE TYPE PLANNING 40 0 20 40 50 DATE 01108100 i 1 IN - 40 FT 451 N:\IZ01\402-027\d-g\plonn0g\17{or\402027siTEtdwp-sHEr:SfE Jmo6.2a16-248pnjd 3 PA STA - 1+23.72 PH STA = 2+20 PVI ELEV = 595.11 PH ELEV = 594.15 A.D. = 2.96 K=5.07 K AD.=0.01 • . 15.00' VC 172.O0'D' vC YC a p = _ . a N N s COMMUNITY DEVELOPMENT N W IJ 6005 m m i i I I 600 I E j I I ' j f i ( 9600 SW Oak Suite 230 -3.96; ! I j i Portland. OR 97223 j i ! j W m j ! ! I LOW POINT ELEV = 5711.21 (q m J o i j I www.alphocommunity.com "N a l ` Id i LOW POINT STA 5+34 I I w vi { ! I 1 PYI STA 5+10' PN STA = 6+25 PVI' ELEV 566.32 j I PM ELEV = 573.25 X96 0 I j j ! i i €.D. - 15.62 I A.D. _ -2.87 w' I ! W ! I i ; I K= 13.44 I j K =16.96 6 REVISIONS 210.00' VC 20.00' VC j PROPOSED GRADE 0 CfL OF ROAD .N0. DAIS DESCRIPTION w OF ROAD a I i EX. GRADE 0 CA 13 20 j ! I I,Q60,T I v i z a I n n m 6 1 I ! i Im ~ I w j I e b i m 6 ± m h w w f I I r 0 I ~ j I i i ! d I I ~ u ; w w f I i ! , ! 3 I i m m I ~ I ~ ~ I ~ i I I W O i I i ! I I+m 3.13E Inn j I zJ i i wow 7{~ j I 570 j i I ` I j i am { W em I I I ~ i i ' a ro'i 1 ' I f i I ! i i r nn i • I I i j 1 f i j I o m.. o aW I SIN Soo WILSON +00 1+5p 2+00 2+50 9+00 3+50 4+00 4+50 5'+00 5+50 6+00 6+SC 'A' STREET • PROFILE RIDGE 2 = 5' HORR. SCALE: 1' = 20' VERT. SCALE: '11' 610 I i I 300' f ~0 j I i i I I I ' j j i 1 1 ; 4 ! I ~__...raD--`;.`-16X_-:-. _ DN4-GRAD5.A~/L.__:._-~.-_..._....~ TWO - OF ROAD I 590 i y s PROPOSED GRADE 0 W o s.a j WILSON I I 1 Ids I I ' i i i I ! i ' I j -i----; Z_ ',--i-------.. =---i---~ ~--~---__...._:._-_--i___;---- ' - - , t~.---•--;- RIDGE PROFILES s6o ! I I i i I I 3 I ! ' ' i ' j r i I i I i ~ t € j ( j i \ I E ' j 1300 570 I I j i ! -1 j I al ha 560 I w P ! I ! ! I ! I I !~wm ' ~j i ! COMMUNITY DEVELOPMENT i ~ : I I I ' 14 I 1 N i j 1 I t j I \r I 1 1 1 IZ ' i PROJECT NQ- 402-011 f j i I € I ; I I j j ! TYPE. PLA OMO • i DATE: aims= T+00 1+50 2+00 2+50 3+00 3+50 4+00 4+50 1 5+00 5+50 6+00 6+50 7+00 7+50 8+00 8+90 9+00 9+50 10+00 10+50 1 11+00 11+50 BULL MOUNTAIN ROAD • PROFILE 452 HORIZ. SCALE: T' = 40' VEP.T. SCALE 1' = 10' N:\Prq\402427\d-g\Nommq\I7-LOT\402027PROF.Ap•SH&T:PRoF Jan06.2006.248pmidh l ~ ( t I\ I I I LEGEND ' I EASEMENT LINES alpha- - - - - - - -55`S- PROPOSED SANITARY SEWER • I I I - - Ex SANITARY SEWER COMMUNITY . ~ I I I I ~ -SD D- PROPOSED STORM DRAIN I , , I I -SD- EX STORM DRAIN DEVELOPMENT \ \ I I I -w- PROPOSED WATER LINE 1 _ V\ -A'- EX WATER LINE I I I I -c- E% GAS LINE $I I IF-'-- 00 PROPOSED SANITARY MANHOLE 9&m SW Oak, 5uBB 230 EX SANITARY MANHOLE Portland, OR 97223 A 3 sqI I ( . PROPOSED SANITARY CLEANOUT m [9 5Q44524M 1 D PROPOSED STORM MANHOLE E% STORM ANHOLE www.alphacommunlty.com ,L-------------- \ I M _ _ _ - - I ' I J ' - - - • I I I N PROPOSED CATCH BASIN I 0 E% CATCH BASIN 0 PROPOSED STORM CLEANOUT ~'FI I I ` 4 ® E%STORM CLEANOUI REVISIONS Z I i ! r /i , ~C 1 I ~I( PROPOSED FIRE HYDRANT ND. DATE DESCRIPTION - - - - - - E% FIRE HYDRANT I I i , f \ \ I I ■ PROPOSED WATER METER EX WATER METER i I 9 1 6 \ ! v • PROPOSED WATER VALVE PROPOSEDI /PROPOSED E% WATER VALVE c% = L: I FIRE WATER PROPOSED BLOW-OFF . , I (7 1 _ HYDRANT) ' LINE i OSED 1 ! c - PR / N EX BLOW-OFF FIRE I I yIYDRANT,', PROPOSED STORM` I w \\\SEVER j I~ N % \ 1 f ' l------------ r I 17 1 1 16 I i 15 i i 14 i I i I i i I j III PROPOSED.` 0 I 1 I III III III , 3/4- - PROPOSED I I I f I I ~I III III III I WATER S TORMFILTER j • I I 1`------~ L L----- ' L------' METER. + L-~ENg------------ - - 1 i II I I I WILSON I i t 12 PROPOSE11 D f I I I i I I I ' f 1 !DETENTION RIDGE 2 I I I I I I w'; [PIPE I Ex. WATER LINE. SUBDIVISION PROPOSED SANITARY III I SEWER I I 11 ' I I B` I I I ~ I I ~I II _ \ I I I I i~ I I I I - - - - - - - _ _ EX. SANITARY SEWER - - - _ - - - UTILITY PLAN alpha UTILJTY PLAN COMMUNITY DEVELOPMENT SCALE: I- - 40' ' PROJECT N00. 4024=? SCALE TYPE PLANNING 40 0 A 40 W DATE: C1=0111 7N•10 FT 453 N:\proi\402-027\dwa\PkmninpV17-LOTA4o2o27COMP,dwp 21M:ULD I0n06.2W6 z47pmldh 5 GeV4-0 ~T G 'Q°R COMM 1324-- EE S-fT rwlOUR ~32G~ -rl cog1OUR mosow 1324~ TG I CWIOUR SW 0OV• SVIte 230 ~b1O fG 5-fl p600 Qnd OR 97223 %ADO i SEMEN' ENS n BIOSAG BARRIER L CONS1RUclION v+V" olph0c0 y.com EN~ slotAs wo• p1''~ I ~ I II I I I ` \ I 1 `1 I I s I WILSON 2 ! ~ . "~~►r FtID ! Iry N ~'n I m N s ► J !,'pi a Su13pIViS1O I I - ~soe ' i I I~- 4it I i, ~}~f~ j p NG I W !1 r'' C'IS'~ ~c10 ~ ir' {S / + ~ ~ 7 ~ y I ~ ' ~ 1 PLAN C', A ! Ill Il A! ! ' t ! ~t 1. j' ~1 ~0►~M 402 I _ + - o++ou° tom' ` py yyM1yAy'~`~ h t 75 h1p...1 _j 1 5q y / !z - t g0 fFNCE \P* SCAL-- AMENt m 1 I / ! PROPOSEO 4D p FY 40 75- AIL7 I I G~ id Goo' I \nxo+\ h alpha ` COMMUNITY DEVELOPMENT Y~r 9600 SW oak suite 230 Portland, OR P7223 M W3452aOM IFl 5M4S2- ou www.alphocornmunity.com T REVISIONS NO. DATE DESCRIPTION i. f. y t WILSON RIDGE 2 ti SUBDIVISION 3 Si Y Ya AERIAL r~ A w PHOTO * y alpha &Z qw 11 11111111 y s t COMMUNMY DEVELOPMENT PROJECT NO: 402AW SCALE TYPE PLANAIM0 40 0 27 40 W DATE: ClA6A6 AERULL PHOTO SCALE: I' = 40' T N-40 FT 455 N:\OMW\402-02A w0\Pbnn \I7-LOT\402027ABMLdwg-40£T: AWL hn06.2106.243pm1dh 7 j PLANT SCHEDULE a 1 a h a ~I 1 \ ` I TREES QTY 912E SPACING BOTANICAL NAYS C.40r9'1GN NAME COMMUNITY 13 r cet As Shown Llopldaeba stgracin a Antslcan Sweetgm 548 DEVELOPMENT j j ~ . , I l0 2• cal. As Sho;m Frexlnus Muroue Oregon an 1348 96M SW oak Suite 230 I ,s p- I 30 s' F99h As 5hom Dims contorts Shore Pine Bd8 Portland, OR 97223 •x; / i 1 M 500.49.OD 0 19 SD3a5MIXI I ` \ ; IS 5' High As Sham mtb occidemaGs 'Pyramclam' Pyrastld9 arbarvXae B45 www.alphacommurdty.com 18 r caL As 9M;w RFw typh4ne 9heghGrn 5uwc 54B i, TRE1L REVISIONS I.. , I 8 r cat As Shoup C7ataeg s ---Sm CocksW Nmthorn 548 . NO. DATE DESCRIPTION 117E I I Os 6 7caL As Sham Ce c0 acUdemAs western Remus isle IB As Shawn Specks to be detevrned by the C11.9 I. i l 2 ;Q9D'1RDE 4 ~B I ~CtJ I I` ~ 029; Total tSmUe of Propmed Trees . 100 (ewcbdrg street trees) I < 71E I 1;' 020 DE 4 Ot' ? ~ Existing CeUdrorn tree i I I EY 3'~tAEV ` i V. E. \ /9 8 / Existing Evergreen Tree 15' TREY I d i 031 1310 ' 7fab8• TRDE , \ Y Existing Trees to Be Removed .Ktv EV- I i: -35;' I of 48 CWD ; ; ! I NOTE: WILSON 17 ' I 4g I ~py1~C009'I,mJ - 27 EASTING TREES GREATER THAN 12" IN CALIPER SIZE TO BE REMOVED. Y~ls TIDE iQy000 . !,/~""'-42EV - 807• TOTAL CALIPER INCHES TO BE MITIGATED ON SITE. DE 12 AL i 90 I - TOTAL PROPOSED TREE CALIPER INCHES - 2' X 100 - 200• 90051 9003 :,I W - 1,1 I DE TRDE 1 I \ i - LOCATIONS AND THE NUMBER OF PROPOSED TREES INDICATED ON THIS :i. RIDGE Z PLAN ARE CONCEPTUAL FINAL LOCATIONS OF MITIGATION PLANTINGS TO BE DETERMINED BY BUILDER AND LANDSCAPER AT TIME OF BUILDING ---J r, r DE I 1t I PERMITS. SUBDIVISION 12 ' I - - I i ! 9036 I I TRDEIICIYDj j . TREE REMOVAL PLAN i CONCEPTUAL MITIGATION PLAN A -A alpha 8 COMMUNITY DEVELOPMENT 40 PROJECT IMO- 402-M $CI~E TYPE PLANNING 40 0 20 10 E0 DATE: 011111110011 IOM=40 FT 456 N:\po1\402-M7\dwg\Pl-r \17-LOT\x3T2nREE.dwg-SHEET. TREE 1@106.2D06.260Pm1dh 8 UN'-TY COMM. SENT DE~El-OP It-An k SuHe - sw CKS 1 ' I °^d CjR 972' va It i y I ' ' ioNs I I I 1 r t I 112 1{ 111 rlr 5 r!r I~ ~ I { r t r tJ ? - WILSON RIDGE 2 RIMT ' I DI 'VISION 43 , I t 1 y11 14 11 11 y , ,II 15 q 111 -16 Ili I i _ J l ~-t I I It 17 Ili 1 I V 5 11 1 , I cog-TPOL I I PLAN V' ~ I I I 1 l a, Pff LOPM 11 GO,,UAUMT D sl-A'-,G I 2 40 ' c oo of , ~•.o N~~ a ~E 2 SU BDIVISION H~~~~Vl~~~ a ha COMMUNITY D WASHINGTON COUNTY, OREGON a ~ ~ ~j i v Sl~, DEVELOPMENT TAX MAP: 2S 1 09 AC ~C, TAXLOT: 1900 & 2000 9600 SW Oak, Suite 230 17-LOT SUBDIVISION APPLICATION Portland, OR 97223 (T] 503-452-8003 [F] 503-452-8043 www.alphacommunity.com REVISIONS NO. DATE DESCRIPTION ~i~OJECT TEAT!/!: ~ ~ ` \ ~ ~ ~ ~ ~ OWNER ' , ~ i i VENTURE PROPERTIES ~ 4230 GALEWOOD ST., SUITE 100 ~ \ ~ LAKE OSWEGO, OR 97035 MAP 2S109AC ~ m i TL~ X00 ~ ~ ~ \ ~ M ~ ~ ~ ~p ~l~t~ ~ ~ ~ _ ~ ~ ~i ~ I' TI.• ll00 I i - ~ A ~ ~ ~ APPLICANT ~ ~ VENTURE PROPERTIES ~ 4230 GALEWOOD ST., SUITE 100 I ~ ~ ~ \ ' ~ LAKE OSWEGO, OR 97035 _ _ ~ ~OG~ I b PH:(503)387-7600 - ~ _ ~ ~ NT ~ ~ ~ I_ 9W BEEF BEND CONTACT:WENDY HEMMEN I ~ ~ 4 ~ ~I Z . qp APPLICANT'S REPRESENTATIVE ~ ~ ~ ~ ~ ~ i \ ~ VICINITY MAP ALPHA COMMUNITY DEVELOPMENT ' ~ ' --1 ! ~ 9600 SW OAK, SUITE 230 ~~1~A~ ~i Q i i I r 1 I , PORTLAND, OR. 97223 WILSON ~ ~ s ~~I ~.s P H: 503) 452-8003 1 ~ ~ ~ ! I ~i_ _ L 1__~ FAX:(503)452-8043 I M ~ ~ ~I ~ E._ . ! _ RIDGE 2 CONTACT: JEFF VANDERDASSON t ~ ~ l ~ _ I FINAL AF PR0~AL4 4 / ~ ~ n" UTILITIES & SERVICES ~ _ _ 'A' STREET SUBDIVISION WATER: CITY OF TIGARD - - -7 j ~ ~ i STORM: CWS ~ ~ s ~ SHEET INDEX: SEWER: CWS MAC 2S1O9AC ~ _ POWER: PORTLAND GENERAL ELECTRIC I _ - FIRE: TUALATIN VALLEY FIRE & RESCUE ~ ~ ~ _ - - 11 ~ f ~ POLICE: CITY OF TIGARD POLICE DEPT. - _ _ I~ i \ ~ ~ I 1 TITLE SHEET SCHOOL: TIGARD SCHOOL DISTRICT I ~ ~ ~ s 16 ` ~ ' ~5 ~ ~ 14 PARKS: CITY OF TIGARD MAP: ~1~79AC ~ I , ~ `  ~ ~ ~ ~n, l..ViVVII IVIVJ be UCIVIVLIIIVIV r~Hiv GAS: NORTHWESrt NATURAL .I.L. ~ I; a ~ ~ 4 i TITLE I! ~ 4 i_ SHEET - - - - I - - - - - - - - _ _ _ ~ , - - 3 PRELIMINARY SITE PLP,N - NOTES: ~ ~1~A~ I MAP 25109AC 12 1~ ~ 1~ ~ ~ 4 PRELIMINARY STREET PROFILES i ~ TT''` ~ i ~ TL~ 100 f SITE AREA: 2.53 ACRES ~ ~ ~ r _ I~ - - ~ ~ 5 PRELIMINARY UTILITY P! AN EXISTING ZONING: R-6 TAX MAP: 2S 1 09 AC TAX LOT: 1900 GRAPHIC SCALE °ALE NUMBER OF LOTS: 17 _~o o zo 'o eo ao ,60 6 PRELIMINARY GRADING PLAN AVERAGE LOT SIZE: 5016 SF alpha DRAWING DATE: O1/O6/O6 ( IN FEET ) COMMUNITY DEVELOPMENT 1 inch = 40 ft. z 0 A PROJECT NO.: 402-027 Z TYPE: PLANNING DATE: 01/06/06 r. 01 LEGEND ='%n EX 2-FT CONTOUR zt~~! EX 10-FT CONTOUR EX SANITARY SEWER alph a - EX STORM DRAIN d ya _ EX WATER LINE ~ C O COMMUNITY EX GAS LINE +'~+`Fi - - EX BURIED POWER D E~ ' - <;F` EX OVERHEAD POWER 1 EX TELEPHONE LINE DEVELOPMENT ~ - EX CABLE TV LINE 960 ~ n_~ EX FENCE 9600 SW Oak, Suite 230 ~ EX SANITARY MANHOLE Po EX SANITARY CLEANOUT ~ { EX STORM MANHOLE WW I'.) EX CATCH BASIN Portland, OR 97223 IT] 503-452-8003 [F) 503-452-8043 www.alphacommunity.com n° EX STORM CLEANOUT T t~; EX FIRE HYDRANT ~ EX WATER METER REVISIONS 1 I EX WATER VALVE T NO. ~ EX GATE VALVE NO. DATE DESCRIPTION 4 `~~~,t I ~ I ~ hI~ EX TELEPHONE RISER /f~'~ ~,i4 ~x5, C%; EX CABLE RISER r :r \ \ EX LIGHT POSE \ I !,~S? I ~ ~ EX TREES TO REMAIN I ~ 9, 1 ~ i \ EX TREES TO 8E REMOVED I ( ! ~ ~ j ! I 1 ! ~ q4~1 ~ ~ l ~ } tai', r,., .'1 . • X' I ~ ~ I C'~ r r ~ Y.~ .ti;. d / ! ~ .f .a. 1 fi~ . i ~ ! j ~ i a { ~ ~ wl" ~ i,~` C,, i ~ y , \ 4 ~ I ~ t r~ i 3 "t S,f) ry ' r ( r 6.. r, .~k. I IL ING TO x,~ ? 8 R MO ED , , Ij rw. M ~ J a ~ ti ti~: t 2'!'i f r "V ~ ~ L $ 7 ` u tf t ? ~ .t F~ 3. I /t ! uwiwwya ~ ~ f WILSON 1 ~ ~ ~ ~ ~ ~ ~ t ~ ~ i I r ~,3 I f ` ~ 1 v. ~ 1 ~ E F ~ r t _ ti RIDGE 2 I f; ~ << f { ~ ~ ~ I I '1~ ~ ~ 1 j `~w 3 t 1 p Yy, s•7 s~ ..A j ~ i~ ' 0 ~ ~ I ~ i E . UTQO R ~I EPL Er,.r i SUBDIVISION ~ - ~ ~ ~ REM V D 1:~ ( r f 1 ~ ~ i J.I ~ f I 0 ~ ~ ~ X. B IL IN T ~ , ~.f ~ ~ ~ f °f r~ ! / ~ rr ~ I ~,ra ~ ~r. )'"y~, E R M VE , ~ r P / f d fA ~ ,,r ;~"7 / ~ , ~ ~ r " ~ , ~ ~7 / ,f '4 f r j ~ r ~ s x' a i ~1 i ~r i ~ ~~r''' M;~- I X. A,,C. RIV WAY/ i ~ i IP ~ , 0 R OV D ! ~ I ~ w'.~'' ~ l ~ t ~ Xi .e +z r I r :r ~ ~ - ~ ~ f MOVED ~ B rj~ ~ , , EXISTING  . err ~ ~ ~ ~ 'lid ~ is I m' ~ tT' r y P } :n r it I ~ ~ ~ ~ , r~..Y i j ~ ! ~ i d t ~..n. f , r' - t I r ~r r~, + CONDITIONS „ , r~ ,D 1 G~ ,.J ~ 1 & DEMOLITION t ,ro~ ~ r' ~ ~ ~ - / r r / ~ ~ ~ ~ d e , PLAN J ✓ f r f` ! I 1 >r ~ f~ ~~r.) Y I / ~ l f d F , ,r`' r~ 1y i' 1 ! f f ~ ~ / t t~ r' 7 ,a' i f f i a L I ~ ( ! J i ~j'~' f 1' r 3~ l ~;'Y S ' a t 1 I alpha i~ COMMUNITY DEVELOPMENT ~ SCALE: 1 = 40 1 PROJECT NO.: 402-027 TYPE: PLANNING 1 L DATE: 01/06/08 1 1 1 i r t. 02 j 'f• II I'II ' I RAW 46' R/W al ha I 24' I I ~ g' 12' ~ 2~ 8~ C P.U.E. 5 TRAVEL y 0'S~ P.U.E. COMMUNITY I I 1 ~ ~ i ~ I 5~ D E ~ ~ RAVEL ARKING DEVELOPMENT I ~ .5' 0.5°--- ~ 5 5 5. 5. i vqp t ~ ti. • 9 y~',~y, I 1 , 'S, 9600 SW Oak, Suite 230 i`Y8 1 ~ \ I 2.0% 3.5% 3.5~ 2.0%1 96 Po I ~ 2 ~ ~ ~ fig. 9r~ Portland, OR 97223 ~ ~ SIDEWALK CURB AND [T] 503-452-8003 [F] 503-452-8043 I g ~ GUTTER ww ~ 'A' STREET www.alphacommunity.com I ~ ~ ~ ~ M. I oI ~ ~ ( NOT TO SCALE I~ 7,317 SF a ~ I ' . yl I 8,387 SF ~ ; . j ♦ ,dry \ ~ . . . 60 ~ ~ ~ 0(T . ; . ~ REVISIONS i -r.. e - "''~yy ~ ~ , ~ ' ~ ~ X40 \ ~ NO. \ RAW NO. DATE DESCRIPTION ..........,..90.0._ i ~ , ~ ~ I ~ s~~ o ~ 4 ~a a 35.0' ~ : ; a ~ s 5,959 SF , 'I o ~ ~n ~ 4, 500 SF ~ ~ ~ ~ ~ ~ ~ ~ :d , 5,070 SF ~ I I ~ s ~ 5 : _w . - 5 376 SF ° ~ ~ ...80.0...._ ~ m ~ " • 30' VISION I _ ~ ~ ~~r 4 Q ( ~ I I ✓r CLEARANCE I t ~i' a 3 p~ 60 TRIANGLE, TYP, ~ ~ 'o~ 4 a r,, x 3 ~ 4,aa0 S 1 i _ _ , I ~ I `t o f ~ ' 4518 SF , C N ~ i ~ . _ . 4,411 SF o ~ ~ I ,A- ~ , 44, 0 ~ \ ~ 11 it ~ ~ /n 1. J 1 +00 A STREET ~ 12+35,21 SW 133RD AVE / ► ~ ~ ~ + 0 , 2+00 3+ 0 ~ A o p _ _ ~ ~ 19,080 F N !y . ` , 'd ° Q \ , , ' ~ 1 • 0 ~ 41.0 50.0 ROW 50.0 2$.0 22.1 ' ~ XO o N ~ ~ , 8 PUE ~ ~ , f. y ! ' i E ~ 4 ~ p i I ! ~ o- ~ a ~ ° ? ' j_ t , 9 T t ~ ' A- ~ o _ i ~ it ~ I I 8 SF ~ \ c. I 14, 23 I 4180 SF 5 053 SF _ 4 ,17 ~ 4, 281 SF . I , - , ~ i ~ a a Ij ~ I ~ ~ ~ ~ ! \ i ~ . M.~ _ 1..... , WILSON I a. ' 55.0' 50.0° 50.0' 44.4' 5. ' 90.0, _ - I - - - - - _ s ...........95..6....,.... RIDGE 2 t 4 O ~ ~ SF 4,367 1 ' ; PT = 5+29,36 ' i .._.100:7, o SUBDIVISION ---_!rn I FUTURE EXTENSION OF STREET A i - _ _ I  I ~ _ _ SITE PLAN alpha con COMMUNITY DEVELOPMENT SCALE: 1" = 40' PROJECT NO.: 402-027 TYPE: PLANNING DATE: 01/06/06 f iii 03 r Pw sra = i+23.2 PVI STA = 2+20 PVI ELEV = 595.11 PVI ELEV = 594.15 A.D. = 2.96 A.D. _ -8.60 K = 5.07 K = 20.01 a a 15.00' VC 172.00' VC COMMUNITY N N N ~ N O DEVELOPMENT ~ ~ f u~i + u~ i ~r~n ~ ur t N V ~ w U 9600 SW Oak, Suite 230 600 m m > m I ~ i w i i I ~ Portland, OR 97223 [T] 503-452-8003 [F] 503-452-8043 -3. ssq - - q, _ _ _ o-. - _ _ _ i t www.alphacommunity.com o °i ~i to N I + ~ Z~ ~ ~ ~ M ~ W ~ ~ i W -f- ~ U W I -59A-a ~-W _ _ _ REVISIONS ~~w NO. DATE DESCRIPTION - PROPO ED GRADE ~ C w EX. GR DE ~ C/L OF i v~ _ - I z w m ~~sO9 ~ ~ { i i -588 - - - - r ; _ WILSON 560 G +00 1+50 2+00 2+50 3+00 3+50 'A' STRE HORIZ. SCALE: 1" _ RIDGE 2 SUBDIVISION 610 i__ 3 0' i s _ - ~ - --G - _ _ _ i- cn o _ 26~ ._t.._. _ ._f_. _ I _ _ / InG  wzo VI 1\ V/ 1/.! i i ~ i Iwo PR PROPO ED GRA E 4 1 ~ _ _ ~ _ _ FnlFTTF1~tl-Ih~lE-('t .....F3.f`ty1ll___.._.. #.....r _ Di Ia ~ 'Vi ~ ( fad 1 ~ ~ ~ ~ ! l 113 i WILSON 590 - _ o ~ _ _ s.o9q _ _ ~u J ~ _.__I_..._ _ ~ U1 RIDGE CJ W PROFILES 5 - - - r - 570 - _ AaIpha 560 _ _ - COMMUNITY DEVELOPMENT PROJECT NO.: 402-027 - - - 550 _ _ _ _ - - - TYPE: PLANNING DATE: 01/08/06 ~1+00 1+50 2+00 2+50 3+00 3+50 4+00 4+5q 5+00 5+50 6+00 BULL MOUNTA HORIZ. SCALE: 1" _ 1 I 04 ~ ~ t I ~ LEGEND ~ ~ i ~ I i i I J ~ ~ - EASEMENT LINES ~<<,, I SS- PROPOSED SANITARY SEWER a ha I ~ I ` w I I - EX SANITARY SEWER COMMUNITY ~ ~ so PROPOSED STORM DRAtN 4 I ~ ~ ~ I - - - EX STORM DRAIN D DEVELOPMENT ~ a ~ 'iw,~ \ I W PROPOSED WATER LINE I ~44..~~.. I r ` ~ kr - EX WATER LINE - ~ - EX GAS LINE I 9600 SW Oak, Suite 230 I .~Ee 15 i.1. ~i. ~ i?~a. I n.. ~'~r \ \ \ ' ~ ~ QQ PROPOSED SANITARY MANHOLE - I ~ c , I ~ 3 ~ l' ~ ~ I I EX SANITARY MANHOLE ' ~ PROPOSED SANITARY CLEANOUT Portland, OR 97223 'e. \ ~ ~ [T1 503-452-8003 [F] 503-452-8043 i t I~ I .a.. ~~~y'' www.alphacommunity.com I I I ~ . 17,. +r ~F gg $ ..r , I - \ . ~ ~ a a I _ ~ t ~ - ....I i 3 ~ ~ f. I I ~ ~ P I F i i { ~ ~ i . REVISIONS s I I , i B E ~ i. I I ~ NO. DATE DESCRIPTION ~ ' ! ~ I I I ~ _ I dri i j ~ I I , , I I ~ , "r ~ t 5 , a _ _ ~ ~ • I ; S / ~ J it ~~Y' ( t ~ i k ~ I ~ y+ ~ s~ I I ~ t 1 ~ ~ r ~f I' I ( ~ I ~ I r - ' t;v ~ ~ ~ . ~ ~ I PROPOSED I I ~ E FIRE I ~ s; ~ I ; s HYDRANT 1 I» , I ~ 3 ~,a~ ! ~ ~ - ~ r - ~ I a a ~ ~ Q^ ~i 1 , t~ ~ j j - 1 t ' ~ - h V JC f - l.i ~ S ~ ..7, , I i s~ ~ L ~ Y• lea . 61 1 ~ t i i ! / r / / ~ ~ I I !t ~ t ~ I ~ I I ~ I ~ ° i I I; ~ I' I r I _ ~ ~ I, f I '15 I ~ l 6 4 1 I f I ~ ; I `s } I ,,t - ~ e.. ~ ~ I ~ ~ d A ~y I i I ~ F t +r ~~aa a I9 ~ I t J ~ , . , { ~ ~ r a 4 } H i i~ x r~ r,i~~~~ Z ~ : `z WILSON ~i 'il.)~ ~ „5 I } =I~ i' RIDGE 2 ? a rl,, ~ EX. WATER LINE i I e t SUBDIVISION s ' i ~t! I {i 1 i i7t ~ \ i j ~ m I t f ~ y, . ~r F~ , - r'. t I z _r._., u.. _ , C t, ,.4~ - ._...54 _ ~ ~~~r f - i _ UTILITY I ` 1 ~  b ~ i PLAN - - ~ l I alpha UTILITY PL SCALE: 1" = 4 rl( PLAN co 1" = 40' COMMUNITY DEVELOPMENT PROJECT NO.: 402-027 TYPE: PLANNING SCALE 40 0 20 40 gp D 1 IN = 40 FT DATE: 01/06/06 N:\proj\402-027\dwg\Planning\ll-LOT\402027COMP.dwg -SHEET: UTIL Mar 16, 2ppb - 9:20am jdh 05 LEGEND a ha r; ----:524----- EX 1-FT CONTOUR 5; C. EX 5-FT CONTOUR ~ C -324- FG 1-FT CONTOUR D E COMMUNITY DEVELOPMENT -320- FG 5-FT CONTOUR ~ mocoooooo SEDIMENT FENCE 4 BIOBAG BARRIER 96 GRAVEL CONSTRUCTION P ENTRANCE 9600 SW Oak, Suite 230 Portland, OR 97223 [T] 503-452-8003 [F] 503-452-8043 www.alphacommunity.com REVISIONS NO. NO. DATE DESCRIPTION ~ I I ~ i I I ~ ~ J ~ I I 7 r/ \ ~ ~ ~ .t . ~ ♦ + 4 7 t +q t~ ~d, I i , + .9~y I I r Y ~ ~ '}'a I . l t~,.. f J ~ w.. 1 3 ~t ° l 111 x.11 pk ~ ~y ~ r \ . i I i' f ~ iS°r C~"t , ~ 1 I 7 , , j i t~ ~ ~ I r ~ ~ ~ [i...~ ~ 1~ r a.,~~,. ~ 0 a t 11 l i ~ ~ ti L f. ♦4 , ti ~ i tIJ :i~ ~w,,. ~ ~ ~ , tL~ ~ "'gar _ ~ - , `1 ' ~ t . ~ ~ ~ ~ 1 F yd I' ~ ~ fy I 999 ` ~ ~ 1';. t'•., i I ~ - tt ~ s ~ b- I i ~ ' ~ , z~ ~ I o + ~ ~ ~ ~ . M. ~ ~ ► ~ I • ~ ~ ~ r,` , ; r~ ~ ~ l ` + ~ F a.- , i { ~ ~ i -'LIMITS ~F GRA ING ~ ~ r, WILSON t ~ - ,r ~ CT 0 NT NC ~ ~ C NSTRIJ ! ~ ~ i ~ r s ~ 1 ~ ~ J _ i i ~ ~ - ~ 1 RIDGE 2 ti ~a i ~ ~ ' L , ~ ~ / . ~ ~ II i~ ~ i i ~ i { , . , t ~ ~ ~ - _ _ _ ~ 1 r. l / - ~ r--.~ NLE I r ; SUBDIVISION 1 ~ , r . ~ r..~ f i~ ~ 1 _ f r ~ r r _ r f t, - ~ AA ~ W 1 ~ ti ~ ) • i . I f 1 ~ ~ ~ l I ° ;d ,1 ~fr. ~y, i 1 i J 4 j ~ ; ~ ! .f 1 1 ~ . , ~ jj~~~~`` r.F G9'~A• / r ~ ~v ~ ~ [ ~ r  ~ 1 ,t - ~ ~ ~ t r ~ ; ~ 1 ~ ~ ~ I . ; ~ I. l ~ ~ ~ 1 1 ? ;6 ~ - ~ - ~ ~ ~ ~ f ~ If ~ .t' ii 1 I, ~ J f r~ ~ ~ ~ ~ r f / i GRADING ~ r ~ ~ / i ~ ~ 1 1~ ~ ,zl 3 J~ ~.,..~~ti. t ~ ~ ~ 6 ~ i i, f r r k t ~ ~ f ~ 1 r ~ ~ ^ } ~ I r 7 . , PLAN ~ { 1 , ~ I ~ l ; ~ ~ t . , ~ - - w.,M ~1 C ~ try ? ,~r ~ y,,~} I ( ~ i f ~ / ; ; ~ ~ ( / ~ ~ r l j: ~ i ~ f ~ f ~ 1 i ~ ~ ~ rF / r'' i ~ i t~ 3 / f ~l~ jf ~1 % f ~ q .4'~I ~ ~ ! t` r 1 I J I ! / j M t F,., d ~ ~l ) r~ ~ .~f ~ it j ~ a.~,uv. „r = ~ .i~ e ! 1 / ! f L - j, 1 w ' ~ t. r r~ 46#alpha 1 COMMUNITY DEVELOPMENT SCALE: 1" = 40' { PROJECT NO.: 402-027 TYPE: PLANNING DATE: 01/06/06 r t j s i 06 - - i i a a COMMUNITY DEVELOPMENT t d _ _ t , 9600 SW Oak, Suite 230 t Portland, OR 97223 t _ [T] 503-452-8003 [F] 503-452-8043 t S A S , , r... { ? Q Y ~ www.aiphacommunity.com 7 ~ f f ~ r ~ ~ r ~ 4 ( I ~ _ ~ r~ ~ ~ , ~ 4 i REVISIONS TREV.. ~ . ~ NO. DATE DESCRIPTION , ~ C i o . { < < i THE i d ~ r• ~ ~ t , j > ...f t z z , s S~ ' ~ ; a u 1 ~ i! d mn~r i 7 ~ ` 'TRDE ~ ` i s r j TIDE. , , , a { 4 .t". d, 029 . _ ~ - - ~ ~ ~ , 1 ~ f ~ .l ~ ~ , 9fl2 w , r r o ~ ~ - ~ sf ~ ~ of 0 4 f 1 ~ d ~ ~ s` _w 020 ' 4 T DE _ ~ ~ ~ „ 3, 4 TR DE 1 ~ ,v , _ ~ V E . .r'' 017 , E ~ ► x 1 p ~ 3 TREV ~ ~ € s ° i 5 TRDE -r. ~ ~ ~ ~ . 22 s: ~ ~ k. , R~ , ~ , ,,,T D . 6 ~ ~ ~ a ~ . ..n.v~ Y i~ "K.. 1 , it i ~ 9032 . _ ~ , , 1) ,o-v ~ < ~ ~ ~ 15 TREV a ~ ~ , 11 010 ,.013 n 031 , ~ 015 , 1 THE „ 8 TRDE s ~ ,~.~~~d►~ , ,~Et~ V <<~,~ , . , ~ , 4 . - ~ t i9 ~ ~a ~ ~ ~ , ~ TREV t n i EV ~ ~ E ~ ~ / i . ; ~ a. :a t DE 35 ~ ~ r x . , e 1 !b~ , ~ , , 035_ WILSON . , f x ~ ~ ~ 008 ~ ~ ~ ~ ~ ~ EV36 42EV , ~ ~ TRDE b00 , ~ { ~p ~ ~ . DE 12 INAL t ~ ~ 900 9003 .i ~ ' 7;~. MIDGE 2 ~ : ~ TRD ! 7., . TRDE 8 y . . t i , RDE 4 _ . . , K DE , , , , r. ..W .w, ~ _ , , , r . SUBDIVISION f P f i + ~ a sf ~ f ` ' 1.. i. k F • ' i, u 9036 WD TRDE14C TREE REMOVAL  PLAN C _ MIT COM SCALE TMP CONCEPTUAL MITIGATION PLAN 11 46 'alpha COMMUNITY DEVELOPMENT PROJECT NO.: 402-027 TYPE: PLANNING 40 0 20 40 80 DA 1 IN = 40 FT DATE: 01/06/06 N:\proj\402-027\dwg\Planning\17-LOT\402027TREE.dwg-SHEET: TREE Mar 16, 2006-924amjdh 08 i ' ~ ~ ~ ~ a a a I p h i I I ! ~ ~ t co I ~ ~ DEV COMMUNITY I ~ ~ DEVELOPMENT i f ~ ~n~.. ~ e~' I ~ ~ 9600 9600 SW Oak, Suite 230 + \ ` ~ ~ Porf i [T] 503 www. Portland, OR 97223 i.. ~ ' I ~ i I t [T] 503-452-8003 [F] 503-452-8043 I~ \ It. www.alphacommunity.com 1 ~ I ~ ~ I ` ¢ f ~ I I ~ I~ ~ ~ w pry, ~'k4 I ' a. I I e ~ 1 4 . REVISIONS \ ~ 1 ~ ~ ~ I NO. D \ ~ ~ NO. DATE DESCRIPTION ~ ~ ~ 4, ~ ~ ~ ~ i i~ t" ~ ~ ; . ~ ~ ~ ' ~i ~ j i ~ i "`s ~ \ i I i ~ ~ 1 ' .,pry.: t r r r d ~ r 4 4 I ~ 4 F ~r I ~ . i t.. I ~ F ~ 1 ~ 1 ~ ~ ~ ~ ~ l~ i ~ ~ / ~ ~ i E ~ \ ~ ~ ~ ~a \ a ♦ a ~ e . ~ 8 \ ~ - \ 1 ~4 ~,..a a a" • jig ~ ~'I, a I ~ d ' / f _ i \ E ~ ~ ~ ~ ~ i ~ E ; ; ~ ~ ` ~ _ ~ ~ ~ ~ ~ I' t ~ t ~ ~ ~ a .I ~ a ~ ~,~ti I~ ? ' ! ' . s ~ ~ i ; ~ ~ ' . ~ ~ ~ ~ A I i ~ ~ ` j w.~ ,w v v , 1 ~ e WILSON ~a,,..„...~,. 1 y ,4 RIDGE 2 I ~ I ~.r . I SUBDIVISION I c I `  - - l J TRAFFIC I CONTROL PLAN I - - - I alpha TRAFFIC CONTROL SCALE: 1" = 40' 'ROL PLAN ~ COMM p~~ COMMUNITY DEVELOPMENT PROJECT NO.: 402-027 TYPE: PLANNING DATE: 01108/06 09 rx; e p~M 3 ~f, i~ LEGEND 1 ?rt - EX 2-FT CONTOUR 1 t 2esu EX 10-FT CONTOUR -5=----- EX SANITARY SEWER i! ._____..5[;____ EX STORM DRAIN p ha EX WATER LINE EX GAS LINE COMMUNITY DEVELOPMENT ------~'~'Fr------ EX BURIED POWER r r i,y w 1. `ij ~ UH+ EX OVERHEAD POWER 1 EX TELEPHONE LINE ~ ~ ---~'•rTt'--- EX CABLE TV LINE 9600 SW Oak, Suite 230 1 k~ EX FENCE Portland, OR 97223 ,mss EX SANITARY MANHOLE I~~ ~ ~ ~ 'I . c~ EX SANITARY CLEANOUT [T] 503-452-8003 [Fj 503-452-8043 1 1 www.alphacommunity.com ~ {U) EX STORM MANHOLE ~ C:~ EX CATCH BASIN I n`~ c~ EX STORM CLEANOUT a ~S EX FIRE HYDRANT EX WATER METER REVISIONS 1 I ~ ~ EX WATER VA~'✓E NO. DATE DESCRIPTION \ \ ~ r'< +s EX GATE VAIN ~~1~.l. ~ EX TELEPHONE RISER ~ f .s, ~ f h' EX CABLE RISER I ~ ~ rx EX LIGHT POLE :5~; ~ I h ~ , ~ ti ~ ~ ~ ~ ~ EX TREES f0 REMAIN ' ~ \ I ~ ~ , ,j~ Vii; EX TREES TO BE REMGVED I \ ~ i 1 ^C~ ~ . r:~ 4~~ ~„.n I t~"~ `t~ { ~ 1 ;4 f~ ~ t \ I ) ~s. ~ t ~ n , ~ ~s; ~ ~ , , ; . ~ t . 1~ :f ~ ~~a,~ ,:f s A.eE4 , / - ~ ' .r ':;~.P ~ c~,`ni i 7 4 + !r ~ ~;ti "`1 + r^ `y~ n (r • .~~p ~ ~ I lIi ,},I X I Ind ` TC) i ~ , ~ ~ B R MO ED' .~rY f ~~I I t ~ ~ r ~ ~ ) i 1 i ~ I 7 1 ~ l ~ . ~~..,..w. WILSON F,~s„ _ _ _,...M.. ,..~w.. G. ; ~+t ~ ~ ( , ~ a~ ~,t... r 1 bZ RIDGE 2 I / ~ ~ 1 '"U` ' s :.i~ ;.,I / ~ l,~ r` ? , 1 I ~ i ~r7 { . i s l ~UTDUC~R ~I~ ~ E , E SUBDIVISION ! ~ ~ T eE REM~v Di . s,. ~ ~ X. 8 IL 1N 1.~. ' I ~I ERMVE _ / r ~ r' ~ ~ s , RECEIVED ~ 5 • yr , ~ ~ ~ - I } ~ . .i- L _ ! - ~ ; :SAN 0 ~i F r ' ' ~ Of MARD ~ Ji' ti ~I ~ E ~~~~~sc~~ / X r 1 i f I J Y t 111 _ _ _ _ . _  tF~~;l ;:1 ~cj~ , vu F~~.~iUVtU ~I CJ~IJ 1 IIV V ~ ~ r'~ ~ r,. ~ ~ !I ~ ~t ~ , . - CONDITIONS _ i ~ ~ r , ~ r,~ r,,/ i ,L, ?L .rte-?.-`-7' & DEMOLITION 4~; 1 ~ ~ f ~ r,. PLAN ~ ( J c J' I r' i.~3 • ' d'' I r I r t~ 1 •i t~, 'I i l I r I alpha COMMUNITY DEVELOPMENT sc~ PROJECT NO.: 402-027 I TYPE: PLANNING 1 r t 80 DATE: ~ ~ ' r e+ e. S 1 r, I J t~, t x LE~~ND 7 zGi- EX 2-FT CONTOUR ---'LSii EX 10-FT CONTOUR ----sue EX SANITARY SEWER -----sU---= EX STORM DRAIN al ha ----uv---- EX WATER LINE ~i 1 ----~3--- EX GAS LINE COMMUNITY -F'ntt-- EX BURIED POWEF2 ~ti EX OVERHEAD POWER - EX TELEPHONE LINE DEVELOPMENT tik ,C~.~ r: - fr ' c. } ----CA~v---- EX CABLE TV LINE %r EX FENCE s:, 9600 SW Oak, Suite 230 G' ~ EX SANITARY MANHOLE ;n ~9 EX SANITARY CLEANOIiT Portland, OR 97223 ~y tb~ EX STORM MANHOLE ffl 503-452- [17 -452-8043 ~ ,n i 1 ~ l~j~.>2 f, ~ IE n I .,E{., gg S'~ ,~:j F: ~l,~~'~G'Ojt~;}~~: h C7 EX CATCH BASIN www.alphacommunity.com ~ EX STORM CLEAN9UT Y, EX FIRE HYDRANT r~ EX WATER METER i ~ ca EX WATER VALVE - I ~ EX GATE VALVE F" REVISIONS NO. DATE DESCRIPTION 1 ~ EX TELEPHONE RISER E ~~C~ \ ~ ~ EX CP,3! E P.ISEP. ~Ca • ~ ~ ~F xX EX LIGHT POLE ~ ~ ~ ~ ~ ~ ~ ~ ~ EX TREES TO REMAIN ~ ~ i ;.I ~ ~ I ~ ' EX TREES TO BE REMOVED I i ~ - / ~ t ~5 / ~ I I ~ y '~Q f,i: ` t, I i '~l , i i ~ ~ {jj ~ ti _._.._i ~ ~S ~ ~ t ! , ~ r I • . , , ~ ~ ~4 ~ •`Qe r ~ ~ % ; i I ~ ~ i _ , ~ ~ t r.. ~ • ~ 1 ? ' ~ J I ~ { ~ ~E 1 i 1 r _ B RMOED ~u' J • ~ ~ ~ ~ ~ ~ , I F - r.... 'f-.. _ I 6,, i - ~ 1 s s ~.r; WILSON ' .~f,. _ J' 1 ~ A I I s i RIDGE 2 ~ ~ 1 / ~ ~ SFJ T I ~ . . i _ r ~ a r-= SUBDIVISION E UTDO R ~ 'EPL E - .'fJ~~...y, E D t _ _ ~ , ~i i e. 1 v , . qp ~ ~J r 1 i _ X. B IL IN , ~I ERMVE 9 ~ ~ ,ti I ~ - ~ , 1 I f / ' ~ i ~ . r;s ; / 9, - A. RIV j i t ~ r _ _ y • • 0 R OV i ~ ~1 ~ , ;J ~ f i j •!.~.ns• rr~~~r l f~"u' U~ \ .4• / r U ~-E Bl ILDI G TO ~ i I ~ ~ / _ l' ,,c / B R .MO ED E ~ ~ r' ~ / ~ /.,i• J ~ ..A a Y  r ~r ~ , r ~ U ~ / / ~ ;r / ~1 l" 1 "%W Me, m / /i i : ~ l ~ & DEMOLITION i ~ ~ f / / ~ i PLAN / i ~ / i ~ i F + ~ ~ ~ ' ~ , % ~ ~ / dl1 , U? ~i 1 1 I ►I~ alpha COMMUNITY DEVELOPMENT 5CA~E: t { i PROJECT NO.: 402-027 e r _ . TYPE: PLANNING DATE: 7 t a i RECEIVED n. JAN 2 z4 2006 i z CITY of rXVjW i Y 1