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SUB1999-00001 NOTICE OF TYPE II DECISION SUBDIVISION (SUB) 1999-00001 CITY OF TIGARD DURHAM SCHOOL PARK SUBDIVISION Community (Development Sfiaping ABetterCommunity 120 DAYS = 7/26199 SECTION I. APPLICATION SUMMARY CASES: DURHAM SCHOOL PARK SUBDIVISION Subdivision SUB 1999-00001 'Adjustment VAR 1999-00012 The applicant has requested approval to divide 3 lots totaling 3.07 acres into 32 lots. The applicant has also requested an adjustment to the street improvement .standards. APPLICANT: Herb Hoffert 4632 SW Vermont Portland, OR 97219 APPLICANT'S Spencer Va~ Planning Consultant Jay Harris REPS: 4505 NE 24 Harris-McMonagle Associates Portland, OR 97211 12555 SW Hall Boulevard Tigard, OR 97223 OWNERS: Edward & Violet Cotter Marion Goble Michael & Linda Halseth 8065 SW Durham Road 3595 S 1600 E 7975 SW Durham Road Tigard, OR 97224 Wendell, ID 83355 Tigard, OR 97224 COMPREHENSIVE PLAN DESIGNATION: Medium Density Residential, 12 Units Per Acre; R-12. ZONING DESIGNATION: R-12; Residential, 12 Units Per Acre. The R-12 zoning district is designed to accommodate a full range of housing types at a minimumlot size of 3,050 square feet. A wide range of civic and institutional uses are also permitted conditionally. LOCATION: The subject site is located at 7975, 8025 and 8065 SW Durham Road; WCTM 19 112CD Tax Lot 1200 and 1 S112CC, Tax Lots 1900 and 2000. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.370, 18.430, 18.510, 18.705, 18.715, 18.745, 18.765, 18.790, 18.795 and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has approved the above request subject to certain conditions of approval. The findings and conclusions on which the decision is based are noted in Section V of this Decision. NOTICE OF DECISION PAGE 1 OF 23 SUB 1999-00001NAR 1999-00003 - DURHAM SCHOOL PARK SUBDIVISION CONDITIONS OF APPROVAL PRIOR TO APPROVAL OF THE FINAL PLAT, THE FOLLOWING CONDITIONS SHALL BE SATISFIED: (Unless otherwise noted, the staff contact shall be Brian Rager, Engineering Division (503) 639-4171.) 1. Prior to approval of the final plat, a public improvement permit and compliance agreement is required for this project. Six (6) sets of detailed public improvement plans and profile construction drawings shall be submitted for preliminary review to the Engineering Division. (NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public improvement plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall. 2. As a part of the public improvement plan submittal, the Engineering Division shall be provided with the exact legal name, address and telephone number of the individual or corporate entity who will be responsible for executing the compliance agreement (if one is required) and providing 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 Division will delay processing of project documents. 3. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. All construction vehicle parking shall be provided on-site. No construction vehicles or equipment will be permitted to park on the adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved, in the construction of site improvements or buildings proposed by this application, and shall include the vehicles of all suppliers and employees associated with the project. 4. Prior to approval of the final plat, the applicant shall pay an addressing fee in the amount of $960 5. The applicant shall dedicate, on the face of the final plat, additional right-of-way along the frontage of SW Durham Road to provide 40 feet from centerline. 6. The applicant shall plant street trees along the frontage of SW Durham Road. 7. Full width street. improvements, including traffic control devices, mailbox clusters, concrete sidewalks, driveway aprons, curbs, asphaltic concrete pavement, sanitary sewers, storm drainage, streetlights, and underground utilities shall be installed within the interior subdivision streets. Improvements shall be designed and constructed to local street standards. 8. The applicant shall provide a minimum 42-foot-wide right-of-way for the new public street. The paved width of the street is approved at 28 feet. The street trees shall be located within a widened public utility easement. 9. The partial cul-de-sac bulb at the end of the public street shall be constructed such that it will satisfy the minimum turn-around dimensions for fire trucks. 10. Lots 1 and 23 = 32 shall not be permitted to access directly onto SW Durham Road. A note to this effect shall be placed. in the final plat. NOTICE OF DECISION PAGE 2 OF 23 SUB 1999-00001NAR 1999-00003 - DURHAM SCHOOL PARK SUBDIVISION 1 1 1 ' • • 11. The applicant shall cause a statement to be placed on the final plat to indicate that the proposed private streets will be jointly owned and maintained by the private property owners who abut and take access from them. 12. Prior to approval of the final plat, the applicant shall prepare Conditions, Covenants and Restrictions (CC&R's) for this project, to be recorded with the final plat, that clearly lays out a maintenance plan and agreement for the proposed private streets. The CC&R's shall obligate the private property owners within the subdivision to create a homeowner's association to ensure regulation of maintenance for the streets. The applicant shall submit a copy of the CC&R's to the Engineering Division (Brian Rager) prior to approval of the final plat. 13. The pavement and rock section of the proposed private streets shall meet the City's public street standard for local residential streets. 14. Any extension of public water lines shall be shown on the proposed public improvement construction drawings and shall be reviewed and approved by the City's Water Division, as a part of the Engineering Division plan review. NOTE: An estimated 12% of the water system costs must be on deposit with the Water Division prior to approval of the public improvement plans from the Engineering Division and construction of public water lines. 15. Final design plans and calculations for the proposed public water quality facility shall be submitted to the Engineering Division (Brian Rager) as a part of the public improvement plans. Included with the plans shall be a proposed landscape plan to be approved by the City Engineer. The proposed facility shall be dedicated in a tract to the City of Tigard on the final plat. As a part of the improvement plans submittal, the applicant shall submit an Operations and Maintenance Manual for the proposed facility for approval by the Maintenance Services Director. The facility shall be maintained by the developer for a three-year period from the conditional acceptance of the public improvements. A written evaluation of the operation and maintenance shall be submitted and approved prior to acceptance for maintenance by the City. Once the three-year maintenance period is completed, the City will inspect the facility and make note of any problems that have arisen and require them to be resolved before the City will take over maintenance of the facility. In addition, the City will not take over maintenance of the facility unless 80 percent of the landscaping is established and healthy. If at any time during the maintenance period, the landscaping falls below the 80 percent level, the developer shall immediately reinstall all deficient planting at the next appropriate planting opportunity. 16. An erosion control plan shall be provided as part of the public improvement drawings. The plan shall conform to "Erosion Prevention and Sediment Control Plans - Technical Guidance Handbook, February 1994." 17. A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of the lots, and show that they will be "pad" graded to insure that the drainage is directed to the street or a public facility approved by the Engineering Division. A soils report shall be provided detailing the soil compaction requirements consistent with the requirements of Appendix Chapter 33 of the Uniform Building Code (UBC). 18. The applicant shall provide a geotechnical report, per Appendix Chapter 33 of the UBC, for the proposed grading slope construction. The recommendations of the report shall be incorporated into the final grading plan. A final construction supervision report shall be filed with the Engineering Division prior to issuance of building permits. NOTICE OF DECISION PAGE 3 OF 23 SUB 1999-00001NAR 1999-00003 - DURHAM SCHOOL PARK SUBDIVISION • 19. The design engineer shall indicate, on the grading plan, which lots will have natural slopes between 10% and 20%, as well as lots that will have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections and/or permits will be necessary when the lots develop. 20. Submit a revised plan that shows an emergency vehicle access will be provided. The emergency vehicle access must be yes a minimum of 20 feet wide and must be an all weather surface. This may be gravel, grass-crete, etc. This emergency access must be shown as an easement or tract on the plat and must be constructed prior to final plat approval. Staff Contact: Julia Hajduk, Planning Division. 21. Submit a plan that shows the number of street trees that will be provided including the species and proposed spacing in accordance with Section 18.745.040.C. Staff Contact: Julia Hajduk, Planning Division. 22. Prior to Final Plat, submit a bond for proposed on-site mitigation, pay the fee-in-lieu for the 306 caliper inches removed, or provide a combination of bond and fee for the total number of caliper inches. Staff Contact: Julia Hajduk, Planning Division. 23. Prior to Final Plat, submit deed restrictions for the trees proposed to be retained. If any trees currently proposed to be retained are removed, approval must be granted PRIOR to any tree removal and mitigation requirements adjusted accordingly. In order to obtain approval to remove a tree retained as part of the tree plan, an arborist must certify that the tree is dead or poses and immediate hazard to life or property. If a tree is damaged due to improper construction practices, the trees must be mitigated and a fine may be assessed. Staff Contact: Julia Hajduk, Planning Division. 24. Prior to ANY site work, tree protection measures must be installed for all trees to be retained. Once installed, the tree protection measures must be approved by a certified arborist and a member of the Planning Staff. Staff Contact: Julia Hajduk, Planning Division. 25. Submit a detail of the proposed pedestrian connection between the cul-de-sac bulb and Durham Road this must be shown as an easement or tract on the plat. Contact: Julia Hajduk 26. Revise the plat so that lot 16 has a depth no less than 2.5 times the lot width and continues to have at least 25 feet of frontage. Staff Contact: Julia Hajduk, Planning Division. 27. The temporary fire truck turn-around shall be posted with signs and curb painting "No Parking". Staff contact: Bob Poskin, Building Division. 28. The fire truck turn-around cannot be used by lot 22 as driveway parking. A note to this effect shall be placed on the final plat. Staff contact: Bob Poskin, Building Division. 29. Provide a fire hydrant at the entrance to the subdivision and an additional fire hydrant within 500 feet of the most remote exterior walls of any proposed building on lot 22. Provide fire hydrant flow test report. Staff contact: Bob Poskin, Building Division. 30. The private street storm drain system shall be constructed to requirements of the OPSC, Chapter 11. Staff Contact: Bob Poskin, Building Division. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE ISSUANCE OF BUILDING PERMITS: NOTICE OF DECISION PAGE 4 OF 23 SUB 1999-00001NAR 1999-00003 - DURHAM SCHOOL PARK SUBDIVISION 31. Prior to final building inspection, the applicant shall provide the Engineering Division with a recorded mylar copy of the subdivision/partition plat. 32. Prior to issuance of any building permits within the subdivision, the public improvements shall be deemed substantially complete by the City Engineer. 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 completely finished, and 4) all street lights are installed and ready to be energized. 33. The applicant shall either place the existing overhead utility lines along SW Durham Road underground as a part of this project, or 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 $27.50 per lineal foot. If the fee option is chosen, the amount will be $14,740, and it shall be paid prior to issuance of building permits. 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: ♦ Execute and file an agreement with the City Engineer specifying the period within which all required improvements and repairs shall be completed; and ♦ 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:. ♦ An irrevocable letter of credit executed by a financial institution authorized to transact business in the State of Oregon; ♦ 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 ♦ 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. NOTICE OF DECISION PAGE 5 OF 23 SUB 1999-00001NAR 1999-00003 - DURHAM SCHOOL PARK SUBDIVISION 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: 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: ♦ All centerline-centerline intersection points; ♦ All cul-de-sac center points; and ♦ 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. NOTICE OF DECISION PAGE 6 OF 23 SUB 1999-00001NAR 1999-00003 - DURHAM SCHOOL PARK SUBDIVISION 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 therefor 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. SECTION III. BACKGROUND INFORMATION Site History: City records do not indicate any previous development approvals have been granted for these properties. Vicinity Information: The site is surrounded by property to the north, east and west zoned R-12. Across Durham Road, to the south, property is zoned I-P. Durham Elementary school is also across the street on property zoned R-12. The property to the north, east and west, while zoned R-12 is developed at a density lower than R-12. While the proposed development is a density higher than the surrounding uses, it is within the limits of the zoning allowed. Site Information and Proposal Description: The subject site consists of 3 lots totaling 3.07 acres. Currently there is a single-family residence on each lot. All existing structures are proposed to be removed as part of this development. The property is generally flat. The site has frontage on SW Durham Road. The proposal is to construct a 32 lot single-family subdivision on this site. The proposal also involves a variance request to allow a cul-de-sac longer than the code generally permits and serving more lots than the code generally permits. The subdivision takes advantage of the lot size averaging provisions in the development code. NOTICE OF DECISION PAGE 7 OF 23 SUB 1999-00001NAR 1999-00003 - DURHAM SCHOOL PARK SUBDIVISION SECTION IV. COMMENTS FROM PROPERTY OWNERS WITHIN 500 FEET -The Tigard Development Code requires that property owners within 500 feet of the subject site be notified of the proposal and be given the opportunity to provide written comments prior to a decision being made. Staff received several comments which are summarized below. A summary of the comment or concern is stated in bold and the staff response to each comment follows. Copies of the letters submitted are in the public record and are available for review. Concern about existing and increased traffic on Durham. There is also a concern about side street speeding and that people did not obey traffic lights. This is addressed under Public Facility Concerns. In addition, staff can not deny an application, or even add additional regulations to a proposal because existing citizens break the law. If speeding and failing to obey traffic signals is a problem, the best option for reducing this safety risk is to contact the Tigard Police to see about additional enforcement. This comment was forwarded. to the Police Division. Parking on the street (791h) There will be no access to 79th as a result of this subdivision proposal, therefore, any parking problems on this street will not be exacerbated by this development. Environmental issues - - waste, water, garbage Garbage collection will be the responsibility of the individual home owner. There are provisions in the Tigard Municipal Code that regulate nuisances in the event that any homeowner (in this new subdivision or existing subdivisions) were to fail to maintain their home and yard. In the event of a problem, contact the Code Compliance Specialist. Water issues are addressed under public facility concerns. Wildlife - - encroachment on their natural habitat. One comment indicates that a deer had been spotted in the front of their yard. These lots are currently developed with single-family residences which are not surrounded by existing forest acreage. Staff does not agree that a large residential yard is wildlife's natural habitat. In any event, there are no provisions within the development code that would allow staff to deny an application because of the potential for disruption of wildlife, unless an area were identified as a goal 5 resource. The site is not listed as a significant natural habitat area in any city plans. Concern that more people will bring more crime While this concern may be valid, there are no provisions for staff to deny an application for a Subdivision based on the potential for increased crime. Many people raised issue with the lot size. They pointed out that several lots are below the minimum lot size and the average lot size is less than 3050 square feet. This observation was correct. Staff notified the applicant's engineer of this issue prior to preparing a decision and they decided to ask for an extension so that they could correct this issue and re-notice the property owners within 500 feet for comments. The plan reviewed and approved, meets the average lot size requirements. NOTICE OF DECISION PAGE 8 OF 23 SUB 1999-00001NAR 1999-00003 - DURHAM SCHOOL PARK SUBDIVISION Concerns about the tree plan and tree retention. Staff is asked to ensure that the section of the code requiring a tree plan be closely followed. Several have requested copies of the arborist's report. One comment was made requesting the number of lots be reduced to allow the retention of more trees. The applicant prepared a tree report as part of the submittal. This report is part of the public record and available for review at any time during regular business hours. The notice of pending decision indicated that all submittal materials were available for review and copies at a nominal charge. Trees will be closely reviewed and are discussed in detail within this decision under the Tree Removal section. Staff does not have the authority to require reduction in the number of lots to protect trees, however, the code does provide incentives for the protection of trees. In this case, the applicant did not chose to take advantage of these incentives. Staff will require the applicant to protect the trees proposed to be retained to insure as many trees as possible remain. In this case, many trees that border proposed property lines will be retained as well as mature trees adjacent to Durham Road. Minimum right of way and street width. Many people expressed concern that the cul-de-sac does not provide a 40 foot radius as required if the map they were provided is drawn to scale. Concern that the fire truck turn-around is not wide enough because it appears to include the sidewalk width. They also raised concerns with allowing a half-circle cul-de-sac design as proposed and request that the applicant's be required to develop a full cul-de-sac at the required radius. There was also concern raised after the second request for comments that the new right of way proposed did not meet the requirements and that a narrower than normal street would hinder emergency vehicle access. The pavement width is not narrower than normal, therefore, Emergency access will not be hindered. In addition, as discussed further in this decision, a second access for emergency vehicles will be required. Right-of-way width and cul-de-sac design are addressed in more detail under the Public Facility Concerns section of this decision. There was also a comment that states "we understand that a minimum of 45 feet is required for the amount of traffic that uses Durham Road. ' Current maps indicate 40 feet with an additional 5 feet, for sidewalk improvements. We request the City address this issue and require the 45 feet." This is addressed under Public Facility Concerns section of this decision. Setbacks. Staff is asked to pay very close attention to the setbacks during construction, to insure that the setback requirement is fully met. Setbacks are enforced and reviewed as part of the building plan review. In addition, the building inspectors inspect setbacks during the footings inspection and foundation inspection at which point if the setbacks are not met, the builder must correct the error. However, if it is felt that the building being constructed is closer than the setbacks permit, feel free to contact the code compliance officer so we can verify that the setbacks are in fact met or require alteration. Concerns that the private drives do not provide adequate fire truck turn-around for access and egress. Private drives are only required to provide emergency vehicle turn-arounds if they are in excess of 150 feet. Neither private drive is over 150 feet, therefore, staff can not require an emergency vehicle turn-around on the private drives. NOTICE OF DECISION PAGE 9 OF 23 SUB 1999-00001NAR 1999-00003 - DURHAM SCHOOL PARK SUBDIVISION Concerns about noise pollution stating that "the decibels have already increased since the street was widened and new businesses have been allowed to encroach further up the street." The proposal is for a single-family residential. development which will not create decibel levels higher than the existing single-family residences. It is probable that construction of the units in this proposal will aid in blocking existing noise from Durham Road. Concern about drainage for the lots behind the subject site. It is stated that these homes are "bogs" in the rainy season and they are concerned that this will get worse when additional homes, sidewalks, driveways and streets are constructed. The development has addressed on-site drainage as part of the development proposal as discussed under Public Facility Concerns. All developers are required to capture run-off on-site so as not to add additional drainage onto off-site properties. Several people raised issue with the applicant requesting 32 lots and that variances were necessary. Comments that the developer was squeezing too many lots on a site that could not support it were received. The applicant is within the density requirements of the code. It should be noted that the developer could have proposed a multi-family development (apartment complex) in this area which would have perhaps fit better on this site that a single-family development. It is staff's opinion, however, that a single-family development is more compatible with the existing neighborhood than other uses that could. go into this site at the same density. While the lots are smaller than the surrounding developments, the applicant is meeting the criteria and SECTION V. APPLICABLE REVIEW CRITERIA AND FINDINGS 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 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 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 approval requires the transfer to the public of an interest in real property, the approval authority shall adopt findings 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. 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 TIF for each trip that is generated is $189. The total TIF for an attached, single-family dwelling is $1,899. NOTICE OF DECISION PAGE 10 OF 23 SUB 1999-00001NAR 1999-00003 - DURHAM SCHOOL PARK SUBDIVISION The internal streets within the subdivision are needed to allow the subdivision to develop and the need for streets is created by the subdivision. Because the need for the internal streets is created by *the development, the impact of the development is roughly proportional to the cost of dedication and construction of the internal streets. The applicant is proposing to dedicate 5 feet of right-of-way along SW Durham Road. The estimated cost of dedication is $3 per square foot. The estimated cost in this case, therefore, $8,040. Upon completion of this development, the future builders of the residences will be required to pay TIF's of approximately $60,768 ($1,899 x 32 dwelling units). Based on the estimate that total TIF fees cover 32 percent of the impact on major street improvements citywide, a fee that would cover 100 percent of this projects traffic impact is $189,900 ($60,768 divided by .32). The difference between the TIF paid and the full impact, is considered an unmitigated impact. Since the TIF paid is $60,768, the unmitigated impact can be valued at $129,132. Given the estimated cost of the dedication and the unmitigated impact, the dedication requirement meets the . rough proportionality test related to the impact of the development. LAND DIVISION: SUBDIVISION (18.430) Approval Standards - Preliminary Plat: The proposed preliminary plat complies with the applicable zoning ordinance and other applicable ordinances and regulations The proposed project complies with the Comprehensive Plan's Medium Density Residential designation for the subject property because it complies with the applicable provisions of the Community Development Code which implement the plan. Compliance with the majority of specific regulations and standards will be addressed further within this decision. The proposed plat name must not be duplicative and must otherwise satisfy the provisions of ORS Chapter 92. The applicant has provided evidence that the proposed subdivision name has been reserved with Washington County, thus insuring that the name is not duplicative. The Streets and roads are laid out so as to conform to the plats of subdivisions and maps of major partitions or subdivisions already approved for adjoining property as to width, general direction and in all other respects unless the City determines it is in the public interest to modify the street or road pattern. Street layout is discussed in. more detail, and conditioned if necessary, further in this decision. An explanation has been provided for all common improvements. The applicant has provided an explanation for all common improvements as required and, therefore, satisfied this criterion. Specific details of the proposed improvements are discussed later in this decision under Public Facilities Concerns. FINDING: Based on the analysis above, the proposal meets, or will be conditioned to meet further in this decision, the preliminary plat approval standards for subdivisions. TIGARD DEVELOMENT CODE SECTIONS APPLICABLE TO SUBDIVSIONS. Subdivision General provisions: Lot size avera in . Section 18.430.020.D 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 allowed in the underlying zoning district. NOTICE OF DECISION PAGE 11 OF 23 SUB 1999-00001NAR 1999-00003 - DURHAM SCHOOL PARK SUBDIVISION The applicant has proposed averaging of the lot sizes. The minimum lot size in this zone is 3,050, therefore, the minimum lot size at 80% is 2,440. The proposal does not include any lots less than 2,520 and the average lot size is 3,066. FINDING: Based on the analysis above, the subdivision complies with the lot size averaging criteria. Variances and Adjustments: Subdivision Adjustment.- Maximum length of a Cul-de-sac and number of lots taking access of a cul-de-sac: Community Development Code Section 18.370.020C.9 allows the Director to approve, approve with conditions, or deny a request for an adjustment to the street improvement requirements based on findings that the following criterion is satisfied: Strict application of the standard 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. The development is constrained in that the strict application of the code would result in violation of other code standards. If the street were not terminated in a cul-de-sac, it would extend to SW 79th closer to the intersection of SW Durham road than the code allows. If the development has a cul-de-sac of 200 feet or less, it would not provide access to adjacent parcels as required by Section 18.810.030.F of the TDC and would not allow development to its full potential. For this reason, staff finds that strict application of the cul-de-sac length standard will result in an adverse impact on the potential development of this site and future development potential of properties to the east. While the property to the east, if this adjustment were not approved, could potentially develop, it would require an adjustment which would affect traffic and safety more than extending the cul-de-sac as discussed in more detail below. Tualatin Valley Fire and Rescue provided verbal comments that the cul-de-sac serving more than 25 dwelling units must have a second access for emergency vehicle access. In order to insure that the granting of this adjustment will not result in an unacceptable adverse impact, a second access for emergency vehicles must be provided. A logical place for this would be the same location as the pedestrian path required (as discussed further in this decision). The emergency vehicle access must be a minimum of 20 feet wide and must be an all weather surface. This may be gravel, grass-crete, etc. This emergency access must be shown as an easement or tract n the plat and must be constructed prior to final plat approval. In approving an adjustment to the standards, the Director shall determine that the potential adverse impacts exceed the public benefits of strict application of the standards. As described above, the adverse impact of not allowing a cul-de-sac to exceed 200-foot requirement exceeds the public benefit of strict application of the standard, in that, while connectivity is diminished, the resulting safer access (not having an intersection too close to a major collector) provides a safer community. Allowing a length slightly greater than the standard does not interfere with the rights of adjoining property in any way. Surrounding properties have the ability to continue to use their property as they currently exist or to potentially develop the properties, whether or not the City grants the adjustment. FINDING: Because the applicant has not proposed an emergency vehicle access at the end of the cul-de-sac, the variance and adjustment standards have not been met. If the applicant submits a revised plan that shows an access will be provided, staff can find that the potential impacts of not allowing the variance exceed the impacts of permitting this variance and that no adverse impact on public life or property will result from the. approval of this variance, thus satisfying the criteria. NOTICE OF DECISION PAGE 12 OF 23 SUB 1999-00001NAR 1999-00003 - DURHAM SCHOOL PARK SUBDIVISION CONDITION: Submit a revised plan that shows an emergency vehicle access will be provided. The emergency vehicle access must be a minimum of 20 feet wide and must be an all weather surface. This may be gravel, grass-crete, etc. This emergency access must be shown as an easement or tract n the plat and must be constructed prior to final plat approval. Residential Zoning Districts The R-12 zoning district has the following dimensional requirements: Minimum Lot Size 3,050 square feet Average lot width none front yard setback 15 Feet side facing street on corner or through lot 10 feet rear yard setback 15 Feet Side Yard setback (all lots) 5 feet Distance between property line and garage 20 feet Maximum height 35 feet Maximum Lot coverage 80% Minimum Landscaping 20% The preliminary plat received April 23, 1999 does not show that all lots will be above the minimum lot size, however, the subdivision standards (18.430.020.D) permit lot size averaging provided the average lot area is not less than the minimum lot size for the zone and that no lot is less than 20% of the minimum lot size. Twenty percent of 3,050 is 2,440. There is no lot proposed that is less than 2,440 square feet. The average of all lots based on the lot sizes provided on the preliminary plat is 3,066 square feet. The applicant will be required to comply with the setbacks, height and lot coverage/landscape requirements during the building permit review for the homes on individual lots. This is not a planned development, therefore, there will be no flexibility in the setbacks. Based on the lot dimensions, staff finds it feasible that the required setbacks can be met. FINDING: Based on the analysis above, the residential zoning district dimensional standards are satisfied or can be met and will be required to be met as part of the building permit review on individual. lots. Access Egress and Circulation: Chapter 18.705 establishes standards and regulations for safe and efficient vehicle access and egress on a site and for general circulation within the site. Table 18.705.1 states that the minimum vehicular access and egress for single-family dwelling units on individual lots shall be one, 10-foot paved driveway within a 15-foot-wide accessway. The minimum access width for 3-6 dwelling units is 20 feet with 20 feet of pavement. The access and egress into the site itself is discussed later in this decision under Street and Utility Standards and PUBLIC FACILITY CONCERNS. Access to individual lots will be reviewed for compliance during the building permit phase. The two private drives (Tract A and Tract B) serve less than 6 dwelling units and will be greater than 20 feet in width with 20 feet of pavement. FINDING: Because the private drives serve less than 6 lots, the access to individual lots will be reviewed as part of the building permit process and access to the site is addressed and conditioned, if necessary further in this decision, the Access, Egress and Circulation standards have been satisfied. NOTICE OF DECISION PAGE 13 OF 23 SUB 1999-00001NAR 1999-00003 - DURHAM SCHOOL PARK SUBDIVISION Density Computations and Limitations: Chapter 18.715 implements the Comprehensive Plan by establishing the criteria for determining the number of dwelling units permitted. The number 'of allowable dwelling units is based on the net development area. The net area is the remaining parcel area after exclusion of sensitive lands and land dedicated for public roads or parks. The net area is then divided by the minimum lot size permitted by the zoning district to determine the number of dwelling units that may be developed on a site. The gross acreage of the site is 133,267 square feet. The net site area is 101,204 after deduction for public and private streets. The maximum density, therefore, is 33.2 lots and the minimum is 26 lots. The applicant is proposing 32 lots. FINDING: Because the applicant has proposed 32 lots and 33 lots are the maximum permitted based on the net acreage of the site, this standard has been satisfied. Landscaping and Screening: Chapter 18.745 contains landscaping provisions for new development. Section 18.745.100 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 18.745.040.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 has not submitted a plan that shows street trees will be planted, therefore, staff can not determine if this standard is met. Staff finds it feasible for this standard to be met if the applicant submits a revised plan that shows street trees will be planted, the type of proposed tree and proposed spacing. The existing trees along Durham Road which will be retained may count toward a portion of . the street tree requirement. 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, this section does not apply. FINDING: Because the applicant has not submitted a plan that shows street trees, staff can not make a finding that the landscaping and screening standards have been met. If the applicant submits a plan that shows street trees will be provided and shows the species and proposed spacing in accordance with Section 18.745.040.C, this standard will be satisfied. CONDITION: Submit a plan that shows street trees will be provided and shows the species and proposed spacing will be in accordance with Section 18.745.040.C. NOTICE OF DECISION PAGE 14 OF 23 SUB 1999-00001NAR 1999-00003 - DURHAM SCHOOL PARK SUBDIVISION • • Off-street narking and loading requirements: Chapter 18.765, Table 18.765.2 requires that gle-family residences be provided with one (1) off-street parking space for each dwelling sin u ni t. The'ap.plicant has stated that this standard will be satisfied with the future driveways and residential garages on the individual lots. The building permit review will require that the applicant to show off- street parking spaces. The code requires 20 feet from the property line to the face of a garage which will insure that at least one car can park off the street, outside of any garage. 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, this standard has been satisfied. Tree Removal: Chapter 18.790 requires mitigation of trees over 12" diameter at breast height (dbh) removed as part of the development of the site. The applicant has submitted a tree conditions and removal report prepared by Robert Mazany, a certified arborist. The report evaluates the condition of all trees over 12 inches caliper and makes recommendation on which trees can be retained based on the proposed layout. In addition, the plan submitted shows several trees less than 12 inches caliper can be retained because they are near property lines and will not be harmed during construction, provided appropriate protection measures are in place. The applicant's tree report states that there are 20 trees on the site which have diameters greater than 12 inches, however, the inventory indicates there are 21 trees. In any event , the report indicates 5 trees over 12 inches caliper will be retained, which represents less than 25% of the trees over 12 inches caliper being retained. The applicant must mitigate, therefore, inch for inch. There are 306 caliper inches being removed that must be mitigated. The applicant has proposed retaining the existing trees along Durham Road and the trees near the rear lot lines of lots 8-13 and 18-21. Because these trees are within the rear yard setback area it is reasonable that these trees can be retained. In addition, the arborist has provided guidelines to insure that the trees to be retained are protected. In order to insure that the trees indicated to be retained are not harmed during construction, a condition will be imposed that prior to any site work, the tree protection measures must be in place. Because this plan has been approved as part of this subdivision, any deviation which may result in additional trees being removed must be approved PRIOR to any removal. Failure to obtain approval to remove a tree proposed to be retained may result in a fine as prescribed in Section 18.790.060 - Illegal Tree Removal. FINDING. Based on the analysis above, the Tree Removal standards will be met, if the applicant complies with the conditions listed below. CONDITION: Prior to Final Plat, submit a bond for proposed on-site tree mitigation, pay the fee-in-lieu for the 306 caliper inches removed, or provide a combination of bond and fee for the total number of caliper inches to be removed. Prior to Final Plat, submit deed restrictions for the trees proposed to be retained. If any trees currently proposed to be retained are removed, approval must be granted PRIOR to any tree removal and mitigation requirements adjusted accordingly. Prior to ANY site work, tree protection measured must be installed for all trees to be retained. Once installed, the tree protection measures must be approved by a certified arborist and a member of the Planning Staff. NOTICE OF DECISION PAGE 15 OF 23 SUB 1999-00001NAR 1999-00003 - DURHAM SCHOOL PARK SUBDIVISION 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. The applicant has not proposed any structures or vegetation in the vision clearance area. All structures to be located on individual lots will be reviewed for compliance with the vision clearance standards during the building permit phase. Staff did a quick evaluation of lots 1 and 32 to determine how the vision clearance would affect the buildability of these lots. The vision clearance area will not affect the building footprint for lot 32 and will minimally affect the building footprint on lot 1, therefore, both of these lots have suitable building envelopes in relation to the rest of the subdivision. FINDING: 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. Street And Utility Improvements Standards: Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are . addressed below: Improvements: Section 18.810.030(A) requires streets within and adjoining a development to be dedicated and improved based on the classification of the street. Dedication requirements and improvement standards are addressed and conditioned as necessary later in this decision under Public Facility Concerns. Minimum Rights-of-Way and Street Widths: Section 18.810.030(E) requires a residential local street to have a 42-50 right-of-way width and 24-32-foot paved section between curbs and sidewalks. The applicant's plans show the right=of-way will be 42 feet with 28 feet of pavement. This standard is discussed in more detail under PUBLIC FACILITY CONCERNS. Future Street Plan and Extension of Streets: Section 18.810.030(F) states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundaries of the proposed land division. This section also states that where it is necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed and a barricade shall be constructed at the end of .the street. These street stubs to adjoining properties are not considered to be cul-de-sac since they are intended to continue as through streets at such time as the adjoining property is developed. With the approval of the subdivision adjustment to the length and number of lots taking access of a cul-de-sac, this development will insure that the lots to the east can be developed without additional adjustments to the street standards. NOTICE OF DECISION PAGE 16 OF 23 SUB 1999-00001NAR 1999-00003 - DURHAM SCHOOL PARK SUBDIVISION Street Alignment and Connections: Section 18.810.030(G) requires all local 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. 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. There are no existing streets stubbing to the property, therefore, this standard does not apply. Cul-De-Sacs: Section 18.810.030(K) requires that a cul-de-sac shall be no more than 200 feet long shall not provide access to greater than 20 dwelling units, and shall only be used when environmental or topographical constraints, existing development pattern, or strict adherence to other standards in this code preclude street extension and through circulation: ♦ All cul-de-sac shall terminate with a turnaround. Use of turnaround configurations other than circular, shall be approved by the City Engineer; and ♦ The length of the cul-de-sac shall be measured along the centerline of the roadway from the near side of the intersecting street to the farthest point of the cul-de-sac. ♦ If a cul-de-sac is more than 300 feet long, a lighted direct pathway to an adjacent street may be required to be provided and dedicated to the City. These items are addressed further in this decision under PUBLIC FACILITY CONCERNS. The cul- de-sac is greater than 300 feet in length. The applicant has not proposed a lighted direct pathway to an adjacent street. Because of the length of the cul-de-sac, it is necessary'to provide a pedestrian path from the end of the cul-de-sac to SW Durham Road. The logical location for this pathway is between lot 23 and the water quality facility. Grades And Curves: Section 18.810.030(M) requires that grades shall not exceed 12 percent on local streets, except that local residential streets may have segments with grades up to 15 percent for distances of no greater than 250 feet. The street grades are discussed under PUBLIC FACILITY CONCERNS. 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. Specifically: 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. NOTICE OF DECISION PAGE 17 OF 23 SUB 1999-00001NAR 1999-00003 - DURHAM SCHOOL PARK SUBDIVISION • The perimeter blocks around the site exceed 1,800 feet, however, a street through this development that would make the block length less is not possible due to existing development to the north of the subject site. The project received a variance to the cul-de-sac length standards partly because the code requirement that spacing between intersections on Collectors must be at least 300 feet outweighs the requirement that a cul-de-sac not exceed 200 feet in regards to public safety benefit. The block length standard, therefore, does not apply because street location is precluded to the north due to existing development and the block is adjacent to a major collector, thus additional street connections are limited. Block Lengths: Section 18.810.040(B)(2) states that when block lengths greater than 600 feet are permitted, pedestrian/bikeways shall be provided through the block. The block lengths exceed 600 feet. As discussed previously in this decision, the applicant will be required to provide a pedestrian access from the cul-de-sac bulb to SW Durham Road, therefore, this standard has been addressed. 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-12 zoning district for single-family detached development is 3,050 square feet. Only Lot 16 is larger than 1.5 times the minimum lot size. The average lot depth of this lot is 117, the average lot width is 43. Based on this information, staff finds that the average lot depth is not greater than 2.5 times the width. In order to meet the standard, the applicant must revise the lot dimension so that the lot depth is no greater than 2.5 times the width. This could be accomplished by adjusting the property line between lot 11 and 16, 10.5 feet to the east. However, this would require an adjustment of the property line between lots 16 and 15 so that 16 would continue to have 25 feet of frontage, as discussed below. 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. As shown on the Preliminary Site Plan, all proposed lots have at least 25 feet of frontage on public or private streets. Lots 7, 8, 11 and 16 have the necessary frontage, however, it is based on combined frontage along the private street fronting the north/south property line and the east/west property line. For the purpose of establishing front yard setbacks, the north/south property line will be considered the front property line. If the lot line between 11 and 16 is adjusted as discussed above, lot 16 would only have 19 feet of frontage unless the lot line between 15 and 16 was adjusted 6 feet to provide 25 feet frontage for lot 16 and 34 feet of frontage for lot 15. Sidewalks: Section 18.810.070 requires sidewalks adjoining all residential streets. The applicant is proposing to construct 5-foot-wide sidewalks to City standards on all public streets. Therefore, this criterion is met. Sanitary Sewers: Section 18.810.090 requires sanitary sewer service. The Engineering Division has reviewed the applicants materials, including the Preliminary Utilities Plan. Sanitarysewer is discussed later- in this decision under PUBLIC FACILITY CONCERNS. Based on the analysis therein, the sanitary sewer service will be provided as required and this criterion is either satisfied outright or will be met upon compliance with the applicable conditions of approval. NOTICE OF DECISION PAGE 18 OF 23 SUB 1999-00001NAR 1999-00003 - DURHAM SCHOOL PARK SUBDIVISION • • Storm Drainage: Section 18.810.100 requires adequate provisions for storm water runoff and dedication of easements for storm drainage facilities. Storm drainage is discussed later in this decision under PUBLIC FACILITY CONCERNS. Based on the analysis therein, storm water drainage provisions will be provided as required and that this criterion is either satisfied outright or will be met upon compliance with the applicable conditions of approval. FINDING: Based on the analysis above, the applicant has not met all of the Street and Utility Improvement Standards. Staff finds it feasible for the standards to be met if the applicant complies with the conditions specified below. CONDITIONS: Submit a detail of the proposed pedestrian connection between the cul-de-sac bulb and Durham Road. This must be shown as an easement or tract on the plat. Revise the plat so that lot 16 has a depth no less than 2.5 times the lot width and continues to have at least 25 feet of frontage. PUBLIC FACILITY CONCERNS: The City Engineering Division has reviewed this proposal and has offered the following comments: Streets: TDC 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. TDC 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. SW Durham Road This site lies adjacent to SW Durham Road, which is classified as an arterial street on the City of Tigard Transportation Plan Map. This roadway classification requires a right-of-way (ROW) width of up to 90 feet. At present, there is approximately 30 to 35 feet of ROW from centerline on the north site, according to the most recent tax assessor's map. The widest ROW widths in this area appear to be 40 feet from centerline. The applicant should dedicate additional ROW on the final plat to provide a minimum of 40 feet from the centerline. SW Durham Road is currently improved with curb and sidewalk. The only improvement lacking would be street trees. The applicant should plant street trees in accordance with the City's approved street tree list as a part of this project. New Public Street .The applicant's plan indicates that a new public street will be extended from SW Durham Road into this site to serve the proposed lots. All lots within the development will have direct access to this street. At the east end of the street, the applicant has proposed a partial cul-de-sac bulb to facilitate potential future development of the parcel directly east of this site. The Future Development Plan, Sheet 4/4, indicates how that parcel to the east may be divided in the future. The applicant's partial cul-de-sac proposal seems to accommodate future development of the parcel and is acceptable to Staff. In addition, the partial cul-de-sac is designed such that it will meet the dimensional requirements of a fire truck turn-around. NOTICE OF DECISION PAGE19 OF 23 SUB 1999-00001NAR 1999-00003 - DURHAM SCHOOL PARK SUBDIVISION • The applicant has proposed that the new street will have a 42-foot wide (ROW) and a 28-foot wide paved width. Table 18.810.1 of the CDC provides the requirements for minimum ROW and paved widths. The minimum paved width for a street with a 42-foot wide ROW is 24 feet. The applicant is proposing a larger paved width of 28 feet inside the 42-foot ROW. They are proposing the wider paved width because the average daily trips from this subdivision will be between 200 and 500 vehicles per day (ADT). Table 18.810.1 states that for traffic volumes between 200 and 500 ADT, the minimum paved width shall be 28 feet. Staff supports that proposal, and finds that although the applicant is increasing the paved width, they do not necessarily need to increase the ROW width, as the street trees can be placed outside of the ROW in a wider public utility easement (PUE). This concept is permitted because 18.745.040.C.1 indicates that street trees may be placed within front and exterior side yards (ie, on private property). The capacity of a street is not based upon the width of the ROW, but is based upon the width of the driving surface. The applicant is accommodating the potential traffic from this development with an appropriate paved width of 28 feet. Proposed Private Streets The plan proposes that lots 5 - 10 and lots 11 - 16 be served from private streets (Tracts A and B). TMC 18.810.030(S) limits the number of lots to be served from a private street to a total of six (6). Neither of the proposed private streets would serve over six lots. 18.810.030(S) also indicates that the applicant shall ensure the continued maintenance of private streets by establishing a homeowners association. It is recommended that the applicant place a statement on the face of the final plat indicating the private streets will be owned and maintained by the properties that will be served by it. In addition, the applicant should record Conditions, Covenants and Restrictions (CC&R's) along with the final plat that will clarify how the private property owners are to maintain the private streets. These CC&R's shall be reviewed and approved by the City prior to approval of the final plat. The City's public improvement design standards require private streets to . have a pavement section equal to a public local street. The applicant will need 'to provide this type of pavement section in each of the private streets. Water: This site will be served from the City's public water system. There is an existing 12-inch public water line in SW Durham Road that will be extended with the new public street to serve each lot. Sanitary Sewer: There is an existing 8-inch public sanitary sewer line in SW Durham Road that presently terminates approximately 170 feet east of this site. The applicant proposes to extend this main line west in SW Durham Road to where it can be extended into the project site to serve each lot. Since the property west of this site (Bond Park No. 4) is presently served by the public sewer system, there is no need for the main line in Durham Road to be further extended to the west. Therefore, the applicant's proposed sanitary sewer plan is acceptable. Storm Drainage: The topography of this site falls to the southeast. There is an existing public storm drainage line in SW Durham Road that can serve this site. The applicant's storm drainage plan indicates that the surface water from the site will be directed to the southeast corner where it will be detained and treated in an onsite facility before entering the existing public system. Staff reviewed the applicant's preliminary sizing calculations for this facility and finds that it appears to be adequately sized. NOTICE OF DECISION PAGE 20 OF 23 SUB 1999-00001NAR 1999-00003 - DURHAM SCHOOL PARK SUBDIVISION Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) Design and Construction Standards (adopted by Resolution and Order No. 96-44) 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 USA Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. Prior to the City accepting this facility as a public facility, the developer shall maintain it for a minimum of three years after construction is completed. The pond shall be placed in a tract and conveyed to the City on the final plat. The developer will be required to submit annual reports to the City which show what maintenance operations were conducted on the facility for that year. Once the three-year maintenance period is completed, the City will inspect the facility and make note of any problems that have arisen and require them to be resolved before the City will take over maintenance of the facility. In addition; the City will not take over maintenance of the facility unless 80 percent of the landscaping is established and healthy. If at any time during the maintenance period, the landscaping falls below the 80 percent level, the developer shall immediately reinstall all deficient planting at the next appropriate planting opportunity. Grading and Erosion Control: USA Design and Construction Standards also regulates 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 USA regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The applicant's design engineer will be required to prepare a final grading plan for review and approval. The plan shall detail the provisions for surface drainage of the lots that are to be "pad" graded to insure that the drainage is directed to the street or a public facility approved by the Engineering Division. A soils report shall be provided detailing the soil compaction requirements consistent with the requirements of Appendix Chapter 33 of the Uniform Building Code (UBC). The applicant will also be required to provide a geotechnical report, per Appendix Chapter 33 of the UBC, for the proposed grading slope construction. The recommendations of the report will need to be incorporated into the final grading plan and a final construction supervision report must be filed with the Engineering Division prior to issuance of building permits. The design engineer shall also indicate, on the grading plan, which lots will have natural slopes between 10% and 20%, as well as lots that will have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections and/or permits will be necessary when the lots develop. Existing Overhead Utility Lines: There are existing overhead utility lines on SW Durham Road. Section 18.810.120 of the 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. If the fee in-lieu is proposed, it is equal to $27.50 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 536 lineal feet; therefore the fee would be $14,740. NOTICE OF DECISION PAGE 21 OF 23 SUB 1999-0000 WAR 1999-00003 - DURHAM SCHOOL PARK SUBDIVISION 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). For parcels within the USB, an addressing fee, in the amount of $30 per address shall be assessed. This fee shall be paid to the City prior to approval of the final plat. For this project, the addressing fee will be $960 (32 lots X $30/address = $960). FINDING: Based on the information provided from Engineering, the applicant's plan does not fully comply with all of the Street and Utility Improvement standards. If the applicant complies with the Conditions 1-19 and 31-33 specified at the beginning of this decision, then staff can determine that the standards have been met. SECTION VI. OTHER STAFF COMMENTS The Tigard Police Division has reviewed this proposal and provided the following comments: "In efforts to minimize or reduce delays in providing emergency services, addressing of property of all homes along "Tract A/Private Drive, Tract B/Private Drive need to be posted not only on residence, but at foot of private drive near "Road A", public. Illumination will be recommended. The Tigard Building Division has reviewed this proposal and has offered the following comments: (1) The temporary fire truck turn-around shall be posted with signs and curb painting "No Parking" (2) turn-around cannot be used by lot 22 as driveway parking, (3) Provide a fire hydrant at the entrance to the subdivision, (4) provide an additional fire hydrant within 500 feet of the most remote exterior walls of building on lot 22 (5) provide fire hydrant low test report, (6) the private street storm drain system shall be constructed to requirements of the OPSC, Chapter 11. Staff Response: These requirements have been incorporated into the conditions of approval. The City of Tigard Operations Division has reviewed the proposal and has no objections. The City of Tigard Operations Utility Manager has reviewed the proposal and stated that, although they have no objection, they will require a review of the water and fire hydrant layout. SECTION VII. AGENCY COMMENTS Tualatin Valley Fire and Rescue provided verbal comments that the cul-de-sac serving more than 25 dwelling units must have a second access for emergency vehicle access. A logical place for this would be the same location as the required pedestrian path. The emergency vehicle access must be a minimum of 20 feet wide and must be an all weather surface. This may be gravel, grass-crete, etc. This emergency access must be shown as an easement or tract in the plat and must be constructed prior to final plat approval. The Unified Sewerage Agency of Washington County has reviewed this proposal and has offered comments which have been incorporated into the body of this. decision. GTE has reviewed the proposal and provided the following comments: Developer to provide trenches per GTE specs and coordinate time frames with GTE. Any undergrounding or moving of existing per will be paid for by developer. Portland General Electric and TCI, have reviewed this application and have offered no comments or objections. NOTICE OF DECISION PAGE 22 OF 23 SUB 1999-00001NAR 1999-00003 - DURHAM SCHOOL PARK SUBDIVISION SECTION VIII. 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 20, 1999 AND EFFECTIVE ON JUNE 4, 1999 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 appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. ~JL_ THE DEADLINE FOR FILING AN APPEAL IS 3:30 PM ON JUNE 3, 1999. Questions: If you have any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon at (503) 639-4171. May 20. 1999 60, 949,2~ PREPARED B Julia Powell jduk DATE Associate Planner May 20. 1999 APPROVED BY: Richard Bew rsdorff DATE Planning Manager iAcurpln\julia\sub\Durham School Park.doc NOTICE OF DECISION PAGE 23 OF 23 SUB 1999-00001NAR 1999-00003 - DURHAM SCHOOL PARK SUBDIVISION AMOL, N 8'42'32' W 40.80' 6°2 $ e 9600 23.00' fV Q $ z4r8 7 R 11 1660 18 R N 8'42'32' W f 85.58' are »R amp YR .ux » 2 noo, i $ g 24.0' 34.00' 3..C0' 39.09' - W c aoo• a a es.o0' S..oo• 6 $ g 6x9. »R < f ^ 62x9 »R A 12 $ 8 1 5 $ k < 6 3 a6A YR 3 Za a,AYR mgr n t 22 5 2yo - 6300'~E 63.00' $ g $ g a6sx »R 20 aon »R yob 10 17 18 19 21 $TORMART SEWER r ~I LMx Y6, o >1A »R 14Nn1EUERi »a $ 13 $ „ 14 $ a3xx Y R axn »R am »a 6A rwn.a x.10. W.3>. a+n »n. x1.0' 3 p, 3 4 I^ N0.70164V 63.00• 63M' 3..00 34.00' 34.00' 3400' 2.01• ,0. L-1.6 N D I ■ CURB ROAD 'A' (KOM) CURB f. 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Y1 a6U »R I <F M m 00' 45.S' L._ - - - - SrL - - - - - _ _"8'42n- E _ -536.57' g F SW DURHAM ROAD. 4 LL O U SUB 99-0001 - ~ SITE PLAN CASE NO. t DURHAM EXHIBIT MAP N SCHOOL PARK SUBDIVISION Q F CITY of TIGARD Z y ~I (0 GEOGRAPHIC IN FOR YATION SYSTEY VICINITY MAP ROSS ST F 0 SUB 99-0001 w W X W - N c DURHAM a m SCHOOL PARK SN > SUBDIVISION a N R n ET C ;U 3 SUBJECT J BO co PARCELS 0 j < z y N co LN co -W ON > N m = 0 200 400 600 Feet DURHAM RD Q 1"= 424 feet 4 x 9ti ti U) City of Tigard Information an this map is for general location only and should be verified with the Development Services Division. 13125 SW Hall Blvd ~yqM Tigard, OR 97223 ~Q (503) 6394171 httpJtw .ci.tigard.or.us Community Development Plot date: Mar 17,1999; C:Unagic\MAGIC03.APR Herb Hoffert ' 4632 SW Vermont SUB 99-0001 Portland, 97219 DURHAM SCHOOL PARK SUBDIVISION Spencer Vail EXHIBIT B Planning Consultant is\curpin\setuPUabeis\sub99-0001.lbs.doc 4505 NE 24th Avenue Portland, OR 97211 Jay Harris PHILIP & JOAN NARDI Harris-McMonagle associates 15860 SW 80TH AVENUE 12555 SW Hall Boulevard TIGARD OR 97224 Tigard, OR 97223 BARBARA LEE & CARLOS GONZALES Edward & Violet Cotter 7915 SW BOND STREET 8065 SW Durham Road TIGARD OR 97224 Tigard, OR 97224 BRADLEY & PAULA JOHNSON 8000 SW BOND STREET Marion Goble TIGARD OR 97224 3595 S 1600 E ELIZABETH HAGAN Wendell, ID 83355 8020 SW BOND STREET TIGARD OR 97224 Michael & Linda Halseth MICHAEL NEWBERRY 15954 SW 81ST COURT 7975 SW Durham Road TIGARD OR 97224 Tigard, OR 97224 GREG & CAROL DUSKIN 7998 SW BOND STREET Bond Park Neighborhood Association TIGARD OR 97224 7998 SW Bond Street Tigard, OR 97224 RICHARD & SHARON WEIJO 8110 SW BOND STREET TIGARD OR 97224 STEPHEN DAUENHAUER & KAY YANCEY 7932 SW BOND STREET TIGARD OR 97224 CYNTHIA ROGERS 15932 SW 81ST CT. TIGARD OR 97224 KRISTOFER KAELIN & REBECCA 8090 SW BOND STREET TIGARD OR 97224 AFFIDAVIT OF MAILING CITY OFTIGARD Community (Development S(tapingA Better Community STATE OE OgaGON ) County of Washington ) ss. City of Tigard 1, Tatricia L. Lunsford, beingfirst duly sworn/affirm, on oath depose and say that I am an AdministrativeSpecidut II for the City of Tigard, Washington County, Oregon and that I served the following: (Check Appropriate Box(y) Below) ❑ NOTICE OF PENDING LAND USE APPLICATION FOR: 0::7 ❑ AMENDED NOTICE (File NoJName Reference) ❑ City of Tigard Planning Director 0 NOTICE OF DECISION FOR: SUB 1999-00001/VAR 1999-00012 - DURHAM SCHOOL PARK SUBDIVISION ❑ AMENDED NOTICE (File No./Name Reference) Q City of Tigard Planning Director ❑ NOTICE OF PUBLIC HEARING FOR: 22 / ❑ AMENDED NOTICE (File NoJName Reference) (Date of Public Hearing) ❑ City of Tigard Planning Director ❑ Tigard Hearings Officer ❑ Tigard Planning Commission ❑ Tigard City Council NOTICE OF FINAL ORDER NO. FOR: E77 ❑ AMENDED NOTICE (File NoJName Reference) (Date of Public Hearing) ❑ City of Tigard Planning Director ❑ Tigard Hearings Officer ❑ Tigard Planning Commission ❑ Tigard City Council F1 NOTICE OF- (Type/Kind of Notice) FOR: 2~:7 I (File NoJName Reference) (Date of Public Hearing, If applicable) A copy of the PUBLIC NEARING NOTICE/NOTICE OF DECISION/NOTICE OF FINAL ORDER/OTHER NOTICE[S] of which is attached, marked EXhi it T, was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit "R In the 20" day of M 1999, an idepo ited in the United States Mail on the 200 day of 11111111, 1999, postage prepaid. GI~V ~ (Person that e o ' e) / Subscribed and sworn/affirmed befor a on the day of , 19 OFFICIAL SEAL E DIANE M JELDERKS NOTARY PUBLIC-OREGON Builds: COMMISSION NO. 0461 a2 my Commission MY COMMISSION EXPIRES SEPTEMBER 07. 1999, NOTICE OF TYPE II DECISION SUBDIVISION (SUR) 1999-00001 DURHAM SCHOOL PARK SUBDIVISION CITY OF TIGARD Community Dcveevefo pnaent Shaping ABetterCommunit 120 DAYS = 7/26/99 SECTION I. APPLICATION SUMMARY CASES: DURHAM SCHOOL PARK SUBDIVISION Subdivision SUB 1999-00001 Adjustment VAR 1999-00012 The applicant has requested approval to divide 3 lots totaling 3.07 acres into 32 lots. The applicant has also requested an adjustment to the street improvement standards. APPLICANT: Herb Hoffert 4632 SW Vermont Portland, OR 97219 APPLICANT'S REPS: Spencer Vail, Planning Consultant Jay Harris 4505 NE 24`h Harris-McMonagle Associates Portland, OR 97211 12555 SW Hall Boulevard Tigard, OR 97223 OWNERS: Edward.& Violet Cotter Marion Goble Michael & Linda Halseth 8065 SW Durham Road 3595 S 1600 E 7975 SW Durham Road Tigard, OR 97224 Wendell, ID 83355 Tigard, OR 97224 COMPREHENSIVE PLAN DESIGNATION: Medium Density Residential, 12 Units Per Acre; R-12. ZONING DESIGNATION: R-12; Residential, 12 Units Per Acre. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also permitted conditionally. LOCATION: The subject site is located at 7975, 8025 and 8065 SW Durham Road; WCTM 1S112CD Tax Lot 1200 and 1S112CC, Tax Lots 1900 and 2000. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.370, 18.430, 18.510, 18.705, 18.715, 18.745, 18.765, 18.790, 18.795 and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has approved the above request subject to certain conditions of approval. The findings and conclusions on which the decision is based are noted in Section V 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 twenty-five cents (25G) per page, or the current rate charged for copies at the time of the request. SECTION III. PROCEDURE AND APPEAL INFORMATION Notice: Notice 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 20, 1999 AND EFFECTIVE ON JUNE 4, 1999 UNLESS AN APPEAL IS FILED. Appeal: The Director's Decision is final on the date that it is mailed. All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellanise hearing on an appeal from the Directebecision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS 3:30 PM ON JUNE 3, 1999. 71 Questions: For further information please contact the Planning Division Staff Planner, Julia Hajduk at (503) 639-4171, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. F- Ia' N '42'32' W 40.80' ° -8 LU r n9 0 g rm 42Y-' W 63.36' w tt' g •_S, k ,w Z 4i 4 4 _ g a a u 3 yp. g a 2 f - Z 10 to 13 Y a t----~ - pi - = 2 Q 6 F. I @+ Y 311 30 1, 29 a 28 y 27 i 26 p 25 , 24 Y 23 to ' ~ • *.SW DURHAM ROAD E"- LL U SUB 99-0001 SITE PLAN CASE NO.====== DURHAM EXHIBIT MAP N SCHOOL PARK SUBDIVISION I VICINITY MAP ST ROSS S; SUB 99-0001 ~o S N 70N. A ~L DURHAM 6 a SCHOOL PARK SUBDIVISION n 7 x 1 3 SUBJECT g ~ ~ n~ PARCELS o F LN _ST " N N l H DURHAM RD 4 n., In City ofT'igard v Nbm.tl.n.n Ni.imyl.b q-N WC.YOn qV,'W _ `SLyD s'~~P .now a .«ra _u w rr ~ ~ c.w.. pwlon. G Ty.1..OR 41]]7 IPO (»141H1]I Community Development Plot date: Mar 17, 1999; C:\magicVMGIC03.APR i:\curpln\setup\decision summaries\sub 9M001.doc Sufi IV. "T H Harold Mildred Hamback Dale Schoewe Mi 1 & L' d1 HalsXnl 7735 SW Durham Rd 7925 SW Durham Rd 7975 S Rd Tigard, OR 9727.4 Tigard, OR 97224 T rd, OR 7224 Robert Drimer Dorothy Darlene Gage & M A Gage TIGARD FRIENDS CHURCH 15685 SW 79th Ave 8000 SW 54th Ave 7130 SW Beveland Rd Tigard, OR 97224 Portland, OR 97219 Tigard, OR 97223 Werner & Inge Knebel Muriel & Edward Settler Judith Benjamin 7483 SW Ashford St Mary Settler 15965 SW 81st Ct Tigard, OR 97224 13360 SW Morgan Rd Tigard, OR 97224 Shem-ood, OR 97140 Eat~d c@ <972 'oa MarliGobte David dt Dianne Metzger 8065 5w' 3595 0 E PO Box 275 Tigard, OR dell, ID -355 Sherwood, OR 97140 Ralph Durkee & H Co•Trs Mary Michael Hamhach & Sandra Sattler ..TIGAR=TUALATIN SCHOOL 7910 SW Durham Rd 7735 SW Durham Rd 1313TSW Pacific Hwy t Tigard, OR 97224 Tigard, OR 97224 7 Tigard; OR.~ 97223 SCHOOL DISTRICT NO 23J Llc Durham 11 ; . LiL-D a 13137 SW Pacific Hwy 8100 SW Durham Rd 81 W► Rd Tigard, OR 97223 Tigard, OR 97224 Dgard, OR 97224 BURLINGTON NORTHERN INC Fantily Johnson DURHAM CITY OF PROPERTY TAX DEPT 8965 SW Burnham St PO Box 23483 1700 E Golf Rd Tigard, OR 97223 Tigard, OR 97281 Schaumburg. IL 601,73 Michael & Sheila Buchanan Richard Bowen UNIFIED SEWERAGE AGENCY 10525 SW Tigard St 2023 Lloyd C tr 150 N 1st Ave Tigard, OR 97223 Portland, OR 97232 Hillsboro, OR 97124 Peter dt Jean Nall R David Aiersche Judith Hoffman 7895 SW Bond St 7885 SW Bond St 7865 SW Bond St Tigar(l, OR 97224 Tigard, OR 47224 Tigard, OR 97224 Robert Flecker L Simm I)Pnnhy Shetee Diane Sandlin 16707 Graef C:ir 7785 SW Bond St 7765 SW Bond St Lakc Oswego, OR 97035 Tigard, OR 97224 Tigard, OR 97224 FROM tFIRST PMEPICRN TITLE • S03 790 7872 1991 07 1 t 2/0A I I Gregory Flint & CT Margaret Robert Quinn Cindy Berg 7745 SW Bond St 2105 Peregrine Ct 7780 SW Bond St Tigard, OR 97224 West Linn, OR 97068 Tigard, OR 97224 Glen Simons & Jcan Healy Stanley Bcnge & Marlys Noble Marianne Smith-Henry PO Box 5996 7850 SW Bond St 7870 SW Bond St Portland, OR 97228 Tigard, OR 97224 Tigard, OR 97224 Robert & Miriam Schnepf Robert 8t. Trish Couture !tqhen Daue ucr & Kay Yancey 15880 SW 79th Ave PO Box 3273 793 nd St Tigard, OR 97224 Arlington, WA 98223 7- 97224 Richard Heidcr & M Laurelei Rodcy & Denise Racanelli Bret & Evelyn Toll 7948 SW Bond St 7964 SW Bond St 7980 SW Bond St Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 Gene & Chan= Lamott Laura Goldberg Sonja Olnhank 3467 Cascade Ter 7963 SW Bond St 7947 SW Bond St Wcst Linn, OR 97068 Tigard, OR 97224 Tigard, OR 97224 Robert & Carol Tracy bm" 1 em .Q9dos Gonzales Deborah Abrams 14045 SW 158th Ter 7915 SyaQond St 7914 SW Churchill Way Tigard, OR 97224 Ti OR 22a Tigard, OR 97224 Carol & William Gano Timothy & Reba Bailey Paul & Heidi Colligan 7930.SW Churchill Way 7946 SW Churchill Way 7962 SW Chwcbfll Way Tigard, OR 97224 Tlgatd, OR 97224 Tigard, OR 97224 Tiffany Bratrude & Aaron Bratrude Carol & Colin Pelosi Roger & Lorilee McFadden 7994 SW Churchill Way 7913 SW Churchill War 7929 SW Churchill Way Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 John & Tami Marick James & Mary Amt Foley Kurt & Susan Haarmann 7945 SW thnrchill Way 7%1 SW Churchill Way 7977 SW Churchill Way Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 Kirk & Amy Madcovitz Kurt Ahlstroni Marcia Jamch 7993 SW Churchill Way 7978 SW Churchill Way 641 Manzartita Dr Tigard, OR 97224 Tigard, OR 97224 Los Osos, CA 93402 FROM rFIRST PMERICAN TITLE S03 790 7872 1 x'•12-07IJ I11=336 #3=. 3 1p Kenneth Steele Marsha Enright / William & Trudy Dc 8005 SW Churchill Ct 8035 SW Churchill Ct 8020 SW Churchill Ct • Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 Dennis & Virginia Deck Robert Logan & Nancy Sue Read Kyle Fowler 8010 SW Churchill Ct 4710 Avery Ln 15765 SW 80th Ave Tigard, OR 97224 Lake Oswego, OR 97035 Tigard, OR 97224 H G & Lori Holmes John & Manta Vandcrheiden Aaron Zialinsld 1239 NW 175th PI 1075 Nutwood Ave 15830 SW 80th Ave Beaverton, OR 97006 Coos Bay, OR 97420 Tigard, OR 97224 rp & Jo ardi Gx~g & Carol Dnskin radley & Paula Johnson 1586 ~80th Ave 7998 W 80 W Bond St d, OR~Q7224 Tip,~kM Tigard, 4 E ' bcth Hagan Dean Kirkpatrick & L Christina William & Kristen Baustien 8020 WWBsjnd-SF 8050 SW Bond St 8070 SW Bond St pp"l-'OR-_97224 Tigard, OR 97224 Tigard, OR 97224 Gregory Johnson Steven Moore John & Ann Schcruer 15770 SW 80th Ave 8030 SW Churchill Ct 15800 SW 80th Ave Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 David dt Saraiyn Feathers Michael & Diana Ray lgars E 15.95 SW 80th Ave 7979 SW Bond St 8020SW w+chill Ct Tigard, OR 97224 Tigard, OR 97224 , O~ R. 9M4 Dennis & Virginia Dock K#UKaelin & Rebecca Aictard & Sh-a-f an Weijo 8010 SW Churchill Ct 800sw StSt 8110 St Tigard, OR 97224 Ti oOR,2,7224 Ti R 4 Kchael & Sharon Esposito Robert & Kim Boon L Edward Mdacy 8132 SW Bond St 8154 SW Bond St 15910 SW 81st Ct Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 Shia Roger!;-- Ichael New Deborah Sayler 15932 .y15934 SCt 13500 SW Pacific Hwy #442 1Ygpd, O-99,Z24 Tiga~d,'~ R 4 T*atd, OR 97223 ctiiO"i i-t--L-u I FROM rFIRST AMERICAN TITLE S03 790 -ee72 199E07 113 . 37 #306 P.04 RgeMe Kennedy & U Rude Carol Jensen-Jungwirth Dan & Tyler Keefer 15943 SW 81st Ct Ronald Jungwirth 15889 SW gist Ct Tigard, OR 97224 7733 SW 50th Ave Tigard, OR 97224 Portland, OR 97219 Allan Shugar Timothy Trachtenberg Richasd Crouse 15867 SW gist Ct 15845 SW 81st Ct 8085 SW Bond St Tigard, OR 97224 Tigard, OR 97224 TIpA OR 97224 Douglas & Katie Watt ;TIGARD SCHOOL DISTRICT& NO 231 Jeanne Walker 15987 SW 81st Ct ~,iA3157 SW Pacific Hwy 15720 SW 79th Ave Tigard, OR 91224 Tigard; OR 97223 Portland, OR 97224 ri William KglIV IV TUtde, Tau & Lisa Patter Jr>"h & Sally Alv ander 8210 SW Patti Ln 8222 SW Patti Ln 15785 SW 82nd Ave Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 Kevin Martinelli & Jennifer Worth Fred & Clare Cox Ky & Kim Hnynh 1.5773 SW 82nd Ave 15769 SW 82nd Ave 15761 SW 82nd Ave Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 Huong & Quyen Tran Ta & Lien Ngo Brew & Suzanne Black 15745 SW 82nd Ave 15729 SW 82nd Ave 15698 SW 82nd Ave Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 Dan & Debra Johnson Colette Kay Olmsted Jeffrey & Dawn Johnson 15714 SW 82nd Ave 15730 SW 82nd Ave 15752 SW 82nd Ave Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 William & Grctehen Savolainen & Bqr&w.I.EkXWt Pobm $ Rar" Bodyfell 15443 SW gist Ave .79th Ave 1Y 157 Ave' . Tigard, OR 97224 ~-OR• 97224 *--0224 Robert & Barbara Bodyfelt Rdt B Bodyfelt Muriel & Edward Sattler 15740 SW 79th Ave 157 M th Ave 4 Mary Sattler Tigard, OR 97224atd,:OR 224 13360 SW Morgan Rd Shem"d, OR 97140 t Lllc, Durh - • 8100 ' Durhartt R,d~ O 7224 . 0 • AFFIDAVIT OF MAILING CITY OFTIGARD Community (Development Slrapingy! Better Community STAZL OE OREGON ) County of (Washington ) ss. City of Tigard ) 1, (Patricia L. Lunsford, being first duly sworn/affirm, on oath depose and say that I am an Administrative SpeciaCut II for the City of Tigard, Washington County, Oregon and that I served the following: (Check Appmptiate Box(s) Bebw) ❑ NOTICE OF PENDING LAND USE APPLICATION FOR: L7 AMENDED NOTICE (File NoJName Reference) ❑ City of Tigard Planning Director ❑x NOTICE OF DECISION FOR: SUB 1999-00001/VAR 1999-00012 - DURHAM SCHOOL PARK SUBDIVISION ❑ AMENDED NOTICE (File NoJName Reference) 0 City of Tigard Planning Director ❑ NOTICE OF PUBLIC HEARING FOR: L~7 / ❑ AMENDED NOTICE (File NoJName Reference) (Date of Public Heating) 0 City of Tigard Planning Director 0 Tigard Hearings Officer 0 Tigard Planning Commission 0 Tigard City Council ❑ NOTICE OF FINAL ORDER NO. FOR: V~7 ❑ AMENDED NOTICE (File NoJName Reference) (Date of Public Heating) ❑ City of Tigard Planning Director ❑ Tigard Hearings Officer ❑ Tigard Planning Commission 0 Tigard City Council H NOTICE OF (Type/Klnd of Notice) FOR: L:? I (File NoJName Reference) (Date of Public Heating, If applicable) A copy of the PUBLIC HEARING NOTICE/NOTICE OF DECISION/NOTICE OF FINAL ORDER/OTHER NOTICEIS] of which is attached, marked Exhibit "A", was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit "B" on the 20' day/,of Ma 99, and deposited in the United States Mail on the 20'' day of May, 1999, postage prepaid ( 're i (P at-P epar 'N tice) Subscribed and sworn/affirmed before me on the C7!>z I day of , 19 OFFICIAL SEAL DIANE M JELDERKS M~RY PUB-LIC 1""E" NOTARY PUBLIC OREGON COMMISSION NO. 046142 My Commission Expires: 'Z MY COMMISSION EXPIRES SEPTEMBER 07, 1999 CITY OF TIGARD Community Deveropment S(apingA Better Community LAND USE PROPOSAL DESCRIPTION 120 DAYS =1/9/99 FILE NO.: SUBDIVISION (SUB) 99-0001 FILE TITLE: DURHAM SCHOOL PARK SUBDIVISION APPLICANT: Herb Hoffert 4632 SW Vermont Portland, OR 97219 APPLICANT'S Spencer Va~ Planning Consultant Jay Harris REPS: 4505 NE 24 Harris-McMonagle Associates Portland, OR 97211 12555 SW Hall Boulevard Tigard, OR 97223 OWNERS: Edward & Violet Cotter Marion Goble Michael & Linda Halseth 8065 SW Durham Road 3595 S 1600 E 7975 SW Durham Road Tigard, OR 97224 Wendell, ID 83355 Tigard, OR 97224 REQUEST: A request for Subdivision approval on a 3.07 acre site. The applicant proposes to create 32 single-family residential lots. LOCATION: The subJ''ect site is located at 7975, 8025 and 8065 SW Durham Road; WCTM 1S112CD Tax Lot 1200 and 1S112CC, Tax Lots 1900 and 2000. COMPREHENSIVE PLAN DESIGNATION: Medium Density Residential, 12 Units Per Acre; R-12. ZONING DESIGNATION: R-12; Residential, 12 Units Per Acre. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of 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, 18.765, 18.790 and 18.810. CIT AREA: South CIT FACILITATOR: List Available Upon Request DECISION MAKING BODY: DATE COMMENTS DUE: WEDNESDAY-MARCH 31, 1999 K STAFF DECISION DATE OF DECISION: THURSDAY 4/29/99 HEARINGS OFFICER EMONJ DATE OF HEARING: TIME: 1:00 PM PLANNING COMMISSION EMONJ DATE OF HEARING: TIME: 7:30 PM CITY COUNCIL [TUESJ DATE OF HEARING: TIME: 7:30PM COMPONENTS RELATED TO THE PROJECT AVAILABLE FOR VIEWING IN THE PLANNING DIVISION) X VICINITY MAP X LANDSCAPING PLAN X NARRATIVE X SITE PLAN X TREE PLAN TRAFFIC IMPACT STUDY X ARBORIST REPORT X STORM WATER QUALITY REPORT STAFF CONTACT: Julia Powel Hajduk, Associate Planner (503) 639-4171 Ext. 407 SUB 99-0001 DURHAM SCHOOL PARK SUBDIVISION LAND USE PROPOSAL SUBDIVISION TYPE II or SUBDIVISION TYPE III w/PD CITY OF TIGARD APPLICATION 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 FAX.• (503) 684-7297 GENERAL INFORMATION PRE-APP. HELD WITH: I (t G, hA ,)k Property Address/Location(s): 1 7 S, X2-5, ~cKS DATE OF PRE-APP.: 2 ~ 3 at _ Tax Map & Tax Lot #(s): 7Z- 12-06 l V I j 2,4-b FOR STAFF USE ONLY ms's <<~ . z~:~ 1 s r / z ~Su~ X9-660 Case No. s Site Size: 7 A:--W-Y Other Case No.(s): Property Owner/Deed Holder(s)': Receipt No.: Q!/' ~a 3S Re" Phone: Application Accepted By: Address: Date: / City: rr Zip: Applicant*: Hey-L Date Determi d T ;4e Complet : Address: 4 6 3 a 5CJ VeKMrhone: 22-4 d 97~ q g (00141- -1 C~ I Comp Plan/Zone Designation: / City:' 0 Tc R f 62 ~ Zip: 'q -7 Z l~ * When the owner and the applicant are different people, the / applicant must be the purchaser of record or a lessee in possession CIT Area: ~oic.`iLk with written authorization from the owner or an agent of the owner. Recording Date and Number: The owner(s) must sign this application in the space provided on the back of this form or submit a written authorization with this application. Rev. 11/26/98 is\curpln\masters\subapp.doc PROPOSAL SUMMARY The owners of record of the subject property request Subdivision REQUIRED SUBMITTAL ELEMENTS approval to divide a: ✓ Application Elements Submitted: 3 y~ Ageparcel into 33 lots between a1~0 S and ~ square feet in size. ner's Signature/Written Authorization eF_ITI~tl!eer lication Form ~l u2~8~ 3oSo T Instrument or D dee P I ~~Gr1y~ ❑ WA. CO. Subdivision Name Approval (provide any additional infor ation here) An usTit~f e ~ 2-"Site/Plot Plan of copies based on pre-app check list) % b''t(~ ro U e vrl~~ S"~ie/ S' S VApplicant's ite/Plot Plan (reduced 8'/2"x 11 7O. d Z~ Statement jz_ -3 of copies based on pre-app check list) l S 1 c3.~ t S Syf~/ ~y I S/liri Filing Fee (Preliminary Plat) $2,125.00 R~~ ~4 t $10 Per Lot) (Final Plat) 295.00 * Add 20% PD Fee 1 List any VARIANCE OR OTHEAND USE ACTIONS to be considered as $0 of this application: APPLICANTS: To consider an application complete, you will need to submit ALL of the REQUIRED SUBMITTAL ELEMENTS as described on the front of this application in the "Required Submittal Elements" box. (Detailed Submitt al Requirement Information sheets can be obtained, upon request, for all types of Land Use Applications.) THE APPLICANT(S) SHALL CERTIFY THAT: • The above request does not violate any deed restrictions that may be attached to or imposed upon the subject property. • If the application is granted, the applicant will exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. • All of 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, may 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. SIGNATURES of each owner of the subject property. DATED this day of , 19 Owner's Signature Owner's Signat Owner's Signature Owner's Signature 1 2 'ROW CITY OF TIGARD OREGON March 9, 1999 Herb Hoffert 4632 SW Vermont Portland, OR 97219 RE: Notice of Complete Submittal SUB 99-0001 Dear Mr. Hoffert: The City has received your additional application materials for the Durham School Park Subdivision on SW Durham Road near the 79th Avenue intersection. After reviewing the additional submittals, Staff has deemed the application complete and will begin the review process. The subdivision review is a Limited Land Use decision; reviewed by Staff. A tentative decision date is scheduled for April 29, 1999. If you have questions about the information in this letter, please don't hesitate to contact me at 639-4171 ext. 407. Sincerely, Julia Powell Haj uk Associate Planner is\curpln\julia\sub\durhamschoolacc2.doc c: Spencer Vail, 4505 NE 24th, Portland, OR 97211 Jay Harris, 12555 SW Hall Boulevard, Tigard, OR 97223 SUB 99-0001 Land use file 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503) 684-2772 PROPERTY OWNERS Edward E and Violet C. Cotter-TL 1900 8065 SW Durham Road Tigard. Or 97224 Marion Goble- TL 2000 3595 S 1600 E Wendell, Idaho 83355 Michael C. and Linda Halseth- TL 1200 7975 SW Durham Road Tigard. Or 97224 SPENCER VAIL o PLANTING CONSULTANT Mmsv~ RECEIVED PLANNING FF. d 1 1999 January 29, 1999 CITY OF TIGM Julia Hajduk City of Tigard Planning Dept. 13125 SW Hall Blvd. Tigard, OR 97223 Re: Durham School Park Subdivision Dear Julia Here are copies of the deeds to the three properties involved in the subdivision indicating that the Halseth's (TL 1200), Goble's (TL 2000) and Cotter's (TL 1900) owners of record. Thank you for your attention to this application. Please let me know if there is additional information required. Very truly yours n Scer H. Vail 4505 N.E. 24TH AVENUE PORTLAND OREGON 97211 • 503/281-8245 • FAX 503/284-5506 _r .~c y"-~=++~.i' _ .'Jik:; ._~•~:sS~'_'. ii.•yai6i.t._!r~ 9 -ate^~ v • ~~~•:.c.~. .C AME11, 910'21057M•. ~ y HVaahlnpton COtrnity ~yti%,~ C,iC,tl 14 MW STATUTORY WARRANTY DEED s*: ALBERT HUNTLEY - . _ conveys and warrants to MICHAEI. C. HALSETH and LINDA . husband a- w e, Grantor, o~ the following described real property tree of Hens and encumbrances, except as specs icnay set forth herein: SEE EXHIBIT "A" FOR LEGAL DESCRIPTION ."M Norman Tale h tnOsu✓ rgase-e~C Company @f Otago 0 This property is free of Bens and encumbrances, EXCEPT: Rights of the public in and to that portion of the premises herein described lying within the limits of roads, streets and highways, THIS 24ST'RUMENT WILL NOT ALLOW USE OF THE PROPERTY DESCRIBED IN THIS IVSIRUMP.NT IN :~imono VIOLATION OF APPLICABLE LAND USE LAWS AND REGULATIONS. BEFORE SIGNING OR ACCMING " THIS INSTRUMENT. THE PERSON ACQUIRING FEE TITLE TO THE PROPERTY SHOULD CHECK WITH 4 THE APPROPRIATE CITY OR COUNTY PLANNING DEPARTMENT TO VERIFY APPROVED USES. The true consideration for this conveyance Is S 150.500.00 (Here mmalrwith the "guhements orORS 93010) ~ Dated thl,ta?,jday of April 9 91 i WASHINGTON eouNTY " p TEAL I'Rt7PERTY TRANSFER TAX - N" :'Y~tt ftF PAID DATE c~:3 q ALBERT HUNTLE:Y ir~+l 11~WMI. -r STATE OF OReCON CjytN Of VASHINGTON }at. Es rT REMEMBERED, 7ha an rldt day of April , 19-11-, before me, the undmlpt4 a Notay Public Ln and forsaid Cbunty and SW4 persoaa0y appeaed the wgh!n named ALBERT HUN.TLEY Mom tome to be the ldentkal 4ndlv&sW _desafbad 41 and who ex mkd fhe wahin 4ubument and admowkdged (o ~ a me that HE exueuted the same freely and vole nft*. B Qa„~s IN 7ESTMONY ]91YEREt?F, t have hereunto set my hand and afjiwd my offidd seal the day and year fart above = tvrllttrl. OFFICIAL SEAL Notary blcjor0 AUDRMUSLIUCKLAND 31. 1994 - U~ JULY - dp NOTARYPUBLIC-0OREGON ~ CO .ih11SSION x:0.00040 6 1tY C0 wS10:1 EXPIRES JULY 31. 1994 - TItle Order No. 375092 Escrow No. 9140430 THIS SPACE RESERVED FOR RECORDER'S USE Aftw raeerdliv raturn to: MICHAEL RMSETH 7975 SW DURHAH ROAD GARD OR 97224 Nom, Address. ap Wills e 4 (04vasted OX tax uatammts aha0 bs ant = totM addrsa. r - 797s SW MMHm ROAD TTGARD- .:rtf~r~z_.i-".•j~-.:r `i iu:}~C .1.,:{'i .'.;(1'~':•:~..1 : a~_• ai ~.-`~c:- i.M.~.:.~•°='°.`-'c-•-• ',°'1.i#~` ~r ;.r. .•r,~~. ~ •J - V 1,`~1t. :.i .:iii?i%';•[,+:'J a••%f~ ~l:EJ4,~4 r~, .;5? ir:a:X+.RC::ti6~ _~r.r;~ : . is ::dL`:i•a-.t:r~...,~`:.. EXHIBIT "A" y't•° The West half of Lot 4,, DURHAM ACRES, in the County of ae~ Washington and State of orc cn bein more ~k4• g , g particularly described Ea.. as followst Beginning at the Northwest corner of said Lot 41 thence South 262.7 feet to the center line of Durham Roadf thence Easterly en eu e= along the center line of said road 165.975 feetf thence North on the mean of the bearings of the East and West boundaries of said Lot 4, 262.7 fact to the South boundary of said Lot 5f thence QK;'r West 165.485 feet to the point of beginning. ',~itae'ltiilRl - ~J EMT= BTATEOFOAEOON~ County atWtthtnpton ! 88 i and Ta"flo aH tt of Aeteumant S,.,r• v 1118 eyarma for rder of con. _ r y~en,1• ry/ ':•c ! retain sio, poi wr71(rtp '1stehe0 and ` c'v i • 06' •_ot;p00fda0f%P ynty. ,i~:ia: ''ti * .nY 'q N N Or of .•~tV~:t. ` dtA Ex. rt Z t elf Doc 91021057 - - Rect: 53288 - 04/26/1991 04:11:34PM 189.00 ~ y. y. ~J• . +J III "`7«7, -:r, ~,~d•~a~~.J~' "1"' .P~t'lin+Gt.~lF++'~ ' •'Ts1~ D M- •e'~A 3- Mass el. t- aL►. ! a.. .-w•.~..,e r ~....~-w M..7M. 14-74 TALL- KNOW ALL MEN BY THWE PRESENTS. That . 1 c•~l G8Qlfw.r, KQCA.,. C1 ,ArA~t~1R1►_J.. KOCA, husband and wife hanitsafter fytbd the dranltor, for the ooslsidsratlon hersaafter stated, to grantor paid by O AZ4W...l W. JX...GOXA.JW4..J3M1Z...L...GOBLS..husband and.. wife . hereinafter called ~I - Mks the grantee, dose hereby grant. bargain, asA and convey unto the said grantee and grantee's heirs, atcoeeoom and Asagllq that certain reef property, with the tuamaalte. hersditaments and appurtenances thersunto belonging or ap- pertaining, situated in the County of....Washington... and Stab of Orogam described as follows, to-wit: ~ A'Tract of land in the Southwest quarter of Section 12, Township 2 South, Range 1 Neat of the Willamette Meridian, Washington County, Oregon, described as follows: ti Beginning at a point on the South line of said Section 12, North 89 561 Bast 1,155.3 feet from the Southwest corner thcseofI thence North 89 56' East on said South line 170.8 feet to an iron pipet thence North Oo 30. 30" East 417.7 feetto an iron pipet thence South 89 56' West 170.8 feet: thence South Oo 301 30" West and parallels with the West line of said Section 12, a distance of 417.7 feet to !I the point of beginning. it ~ "f SPACE ~#OC1EW, CON14MA oESCR1.TION ON REVERSt $ietl . ro Have and to Hold the same unto the said grantee and grantees heirs, successors and aaaidns forever. ;j And said grantor hereby covenants to and with said grantee and dantee's heirs, successors and assigns, that grantor is lawfully seized in tee simple of the above granted premises. free from all encumbrances I • :I and that grantor will warrant and forever defend the said premises and every, part and pawl thenol adain st the lawful Claims ! and demands of all person whomsoever, except thaw ciaimind under the above described encumbrances. The true and actual consideration paid for this transfer, stated in terra of dollars, is s 34. 75.0••00 OR TM e•nt.rap be w~ fM symbols //Eat app/lwW...twwtd M deleted. Sea ORS 97.O.M.) ' Q!I In construing this deed and whom the owns& so requires, the singular includes the plural and all drammatiul changes shell be implied to musks the provision hereof apply equally to poi tione and to individuals. In Witness Whereol, the grantor has executed this instrument thiay of December 19.76 ; • • r ! if a corporate grantor, it has caused its name to be signed and seal affixed by its afticers, duty authorized thereto by order of its board of directors. r.. , C19 ---WW sw e.rewewe ` . . as. v ! STATE OF OREGON, ) STATE OF OREGON. County o( . ~ Dec el[1~Cr 0~.1•1G~i. IR76 Personally appeared and IA c«,.rro Washin ton j" r>a w , he bey duir sewn. f i each for himedl std not one for the oeher, did say that the lermer is the j, ! ~=To-• Personally aped the above named . George.. Koch and president and ct t the latter is the ij ~i• . . Barbara J. Koch husband and seeavtarr of ~I t. . oorpwstbn. I w t"r acXnowlddad the foregoing h stru- ' - and that the seal allised to an foregoing ltetromeM is the oorpwaN 17,410 to be seal I thtl+•r ...............voluntary act and deed. of said corporation and that said inuruaent was sinned and styled inbe- - , I . • . i i, iQft hall of said corporation by aurhoriry o1 its board of diniCwa: and earl! o! them acknowledged said instrument to be its voluntary arc and dead. Before me: I OFF1Clrtl. i /kJ lA///V DOFF ~i . 5EAt) : : _ Norarv Public for Oregon ~/~fy..0. Notary Pttblk for Oregon I( • . ii - My oeeenislon .spine . ~ /1941 At., coasularlon eapirve: „ ~ 1j.' T STATE Of OREM M APQeorBe._.E.._.Koak., et_...ux....... ceteatvof w.delegtea 'a3X3uKi owAw»a•s w•ea ANO Aooreaw 1. Rarlr ~TdeaMaa. Oiteoer of Heaw~ r. ~!1~:.#~ I red It' and EaOMlele. Posen ter of Osw . serattaa, tai sold • eaaety. da ItatseN:op Mel the eMtfeifl beheatatd of EerAlaS vfA cos awswM M. rio.u_Ma.L..11.n. GAb14Ek,.._et...ux w ..7400 f" t • ,v-.•,E - i MYfttl•; Yel an,a Aeeasw MAU auaeerso « My I•~ w^v _ Ann nodae core r rue ~ weconoo•e erec wfeee, ; -I~r14i` '~.~.i~ OpDle..---•- air Qentd w ssr .::uses _ Row" r:toatsESt4.'obwm of idle • _a.Qt~1.e__._.._ . _ tt.e.ter t. ~roweV' ~ . ' . Visa a secs r "Vert on tes as"ssaa rata to sea r as sdeeeq oar- ~ I - 3 12 119'76 ~x _.122 Ferri...Street $.E-....- .Appal w313 ~S , Sales ,__.Oregon _ _.._.9731.0..... 'a-e Attn: M-5684 •3 01/06/9.8 TUE 11:33 FAX 503 643 16 STEWART TITLE Q003 r~ -~~0~1 W7..Qps?dCIY CRlD .eew.wr~._. ~~.AM.~.~~. ~ ~ ~ M X.&Ow amc. MEN ar ram Pusam. I~ Lko"J "oo .A.. r 4;a.-.T1L1v~8e~ ..ad•t!3:1~4 . . _ 1 _ hete6aaftu called Cl grantor, . II iA conaiderarian d . ~-..»-4'8n,•a•a0 ZOa,•,• • ••1' - t~or (i _ . it towr ~ paid by Eduard , Et„ Cotter and '71o1e„C. Cotter, huebaAd and _ . hemimia ro called dw granrae, . (I does hereby grant, ,I bargain, sell and am.ey wen the said grantee and Qnrruee'a hbin, swvesaors and as- I mgrs, that cert8rr red pnol with da taneamnap herdib ur-mts and appwtananas themunto brianging I \ I or app mai n6 sirtwad in the Col of Valhi is . .and stare cf Oregon, desribed f as forbore, to-viN i Beginning at a point in the South line of Section 22, Township 2 South, Range 2 West at the Willamette Nerediem, which point is 9SS.3 feet East of the southwest cornar of I ' Section 12; thence Bast along said section line 200.0 feat to a point; thence North 417.7 feet to a point; thence West ftRB 200 feet to a point; thence South 417.7 feet to the place x of beginning, EXCEPTIM theW.Z me, however, the Went 40.3 feet hereof for a street of highway if and when the sane is established in said County of Washington and State of Oregon. A ro Have and go Hold the 4hore described and granted permute unto the said grantee and grantee's hi sucoassora and aaeii forever. Ard said grantor heraDr eoveraata to and With said grantee and grantee a heir, aucoelaors and as. I Olt I I' aiEtth that grantor is lawful aeued in lee simple og the abort ljrmued premix. ~r~e from 411 encumbraneos coP~_.eosetaeA.#5...assd .9r, realrictions of record• if nny. ' _ M-. _ . • _ ism that g ar&V will Warrant and lamwer ddend rho above granted pre"aea and even part and parrsl thereof agill the laar_ tul dalams and demumi of at! oanKli a ohomumver- !nom this deed and where the oonta:t so r; tnnag laQiales, the aengular indudb the plural. wITNESS grantor's land sad seal doa 25th day of....... Y /967_ 0.0 Aeei ty y ' . ~fQ~ , ~ p~fil s!'K.o•w. ......-...(Sew) ........(Srru) r, s :1,;.; ~7.4TE Q o1aRE00N, Caunrrot..-K&.V. U0121QA...• m. lQaleh 25/67........ /9... 1r appeared dw above neamd....... "I-..~...~lil?Sn4~..mod.-LOrra oo,• A-_ B®r rli• Ali, '.-AlP 1-d_,~1d- rt iQ._.. . •~F - i~ aEnd *Wmawledged the loregai:rg histrvamu to, he........__ a ..,,•volvresarY act and deer!. • /10of P tear Oregon i (Orml SawL) r1 My UWAVasion ecp6ea....._.9ept 8-1969 /Sb WARRANTY DEED ex W' ^A c ,G~-.e•-~ aiteca•~L* ~,p :•~atoi.i W all Flame. and lip --1r, ae "nmv `°t mar d. al i 000" aaa ous , Itwer.v~ a'M.ec ..;~.r~,...d arN I dd 211111 NAXOni o~a 1. r' .c, nas -"am m ~ d.oa4 Oae~er.,. were rmeoaa«a ari vo rsr~r r.rse tam al 61 msa.a 0 0 kTURN IV auoa, ?"Cl Do a,. Z ~ 274NL UnAl A ii 11 Y 01/21/99 THU 15:24 FAX 503 0167 THE HASSON CO 1003 JAN-19-99 12:37 PM SNAWEIRDRV 15207697145 P. 01 41/18!99 5Iu\ 15:28 Fat 503 6412167 THE HASSON CO 2002 ® ;;I i T I Janij ary 18, 1999 City of Tigard 13125 SW I]ah Blvd. Tigard Oregon 97223 To whom it way concern, Please be advised that the undersigned do. hereby authorize Herb I1affart to make any and all applications required by the City pertaining to obtaining an approval or his Subdivision request that includes our property located at: 8025 SW Durham Road, Tigard, Oregon 97224. Sincerely yRUrs, Marian Goble i t. 01/21/99 THU 15:25 FAT 503 E~167 THE HASSON CO 2004 V1110/tl0 YVav. o.. • i y i1 ;i G? e ?f January 18, 1999 Y City of Tigard 13125 SCI dull Blvd. Tigard Oman 97223 To whom it may concero, Please be advised that the un3endpod do bmby ant'btrriae limb Hof a t to make anyand. e11 applications required by the City pezubft to obWnft an epproval of his subdiviaiaa request that includes our. property Tomb at 7975 SW Dina 164,1:1ad, Tiga O gm 97224 Sincerely your.. I hda Hwwtb Mike Halseth I i i. 01/21/99 THU 15:24 FAX 503 2167 THE HASSON CO [002 January 18, 1999 City of Tigard 13125 SW Hall Blvd. Tigard Oregon 97223 To whom it may concern, Please be advised that the undersigned do hereby authorize Herb Hoffart to make any and all applications required by the City pertaining to obtaining an approval of his subdivision request that includes our property located at: 8065 SW Durham Road, Tigard, Oregon 97224 Sincerely yours, iola Cotter Edward Cotter ~o CITY OF TIGARD OREGON March 9, 1999 Herb Hoffert 4632 SW Vermont Portland, OR 97219 RE: Notice of Complete Submittal SUB 99-0001 Dear Mr. Hoffert: The City has received your additional application materials for the Durham School Park Subdivision on SW Durham Road near the 79th Avenue intersection. After reviewing the additional submittals, Staff has deemed the application complete and will begin the review process. The subdivision review is a Limited Land Use decision, reviewed by Staff. A tentative decision date is scheduled for April 29, 1999. If you have questions about the information in this letter, please don't hesitate to contact me at 639-4171 ext. 407. Sincerely, Julia Powell Hajduk Associate Planner is\curpln\julia\sub\durhamschoolacc2.doc c: Spencer Vail, 4505 NE 24th, Portland, OR 97211 Jay Harris, 12555 SW Hall Boulevard, Tigard, OR 97223 SUB 99-0001 Land use file 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503) 684-2772 TRtLNSM1T*f AL Harris - McMonagle Associates, Inc. "BAR Engineers - Surveyors - 12555 S.W. Hall Boulevard Tigard, Oregon 97223 199 ~EvE~~P~"" ~f Tel. (503) 639-3453 - Fax 639-3453 COWIA411MIJI ULYELOM111 t lr ~f TO: ~1 ~.0 0 f " c ~'/V ~C--. COMPANY: 4:~ DATE: PROJECT: WE ARE SENDING YOU ATTACHED THE FOLLOWING ITEMS: SHOP DRAWINGS PRINTS SAMPLES CHANGE ORDER COPY OF LETTER PLANS DATA SPECIFICATIONS MYLARS OTHER: FOR YOUR: REVIEW COMMENTS APPROVAL USE FILE COPIES DATE DESCRIPTION DPI E- e A~ t4' -hate... REMARKS: SIGNED: February 19, 1999 Herb Hoffert 4632 SW Vermont CITY OF TIGARD Portland, OR 97219 OREGON Dear Mr. Hoffert: The City received your application for a 33 lot subdivision on SW Durham ne 79th Avenue intersection. Staff has conducted a preliminary review of the application and determined that the following required information is necessary before your application can be deemed complete: Submit preliminary calculations for the water quality facility; J Either provide variance information for reducing the right-of-way from 46 feet (as required by Section 18.810.030.D, Table 18.810.1) to 42 feet OR revise the right-of-way width (and density calculation, if applicable) to provide the width required by the Tigard Development Code; • Submit a list certifying that the property owner list provided represents the property owners within 500 feet of the site and that the list was obtained from the most recent property tax assessment roll from Washington County. This list must provide the names in 1" x 4" label format in the event that the City must send out additional notice; and Provide additional information on the tree removal plan. The Tree preservation plan (sheet 2 of 4) states that all trees shown are being removed, however, the narrative indicates that only 13 of the trees over 12 inches are being removed. Furthermore, the narrative states that there are 18 trees over 12 inches caliper, however, I was only able to locate 17. In addition, the Code requires that "a tree plan be prepared by a certified arborist identify 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." Once the required information is submitted, staff will deem the application complete and begin the review process. If you have questions about the information in this letter, please don't hesitate to contact me at 639-4171 x 407. Sincerely, Julia Powell Hajduk Associate Planner iAcurpKjulia\sub\durham schoolaccl.doc c: Spencer Vail, 4505 NE 24th, Portland, OR 97211 Jay Harris, 12555 SW Hall Blvd., Tigard, OR 97223 SUB 99-0001 Land use file 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503) 684-2772 TRANSMITIPAL Harris = McMonagie Associates, Inc. Engineers - Surveyors 12535 S.W. Hall Boulevard Tigard, Oregon 97223 Tel. (503) 639-3453 - Fax 639-1232 DATE: TO: ~!J ! G~ f~ G! ► dye PROJECT: WE ARE SENDING YOU ATTACHED THE FOLLOWING ITEMS: SHOP DRAWINGS rR1NTS SAMP1 CHANGE ORDER COPY OF L_-1 I _F F! ANS A- S;:=•;,IFiCA; IONS MYL4RS O -1H E R: FOR YOUR: REVIEW COMMENTS APPROVAL FiLE COPIES ! DATE ! DESCRIPTION Lzw 4&:2;0az< i I REMARKS: Gy 2 SIGNED: vj WASHINGTON COUNTY 1..1 ND USE AND TRANSPORTATION SURVEYOR'S OFFICE I request that the Washington County Surveyor's Office reserve the following subdivision name: PROPOSED NAME OF SUBDIVISION: Ovdvt i MAP AND TAX LOT NUMBER: 2 5 _ rW~ /Z~G /900 Zoa 2S-/w- /Z co 121p0 CITY J ~ ISDICTION (Which Chyf1 COUNTY JURISDICTION. SURVEYORS NAME: _ OWNER'S NAME: Herb 11O ffgr't I understand that if the name is not used within two years, it will be automatically canceled. Name of person reserving name: PT~'~"i r Address: Z Telephone number: Fax number' .0-1940-2 Signature: 01 Onto: /0 -7 - 9 8 Name approved Washingfort County Surveyor's Office 155 North Pirsr Avenue, SuMe 360-15 HJpiAero. OR 97123 Four: 681.2909 o:ISHAREC%SURV Et%WIPSHAREISURNAME.DaC SPENCER VAIL o PLANNING CONSULTANT msv~ RECEI4/ro March 3, 1999 MAR 0 4 1999 COMMUNITY DEVELOPMENT Julia Hajduk, Associate Planner Tigard Planning Dept. 13125 SW Hall Blvd. Tigard, OR 97223 Re: Sub 99-0001 Dear Julia Here are 20 copies on the following: Revised text incorporating all revisions necessitated in complying with the issues set forth in your "completeness" letter of Feb 19, 1999; Preliminary calculations for the water quality facility; A Tree Condition/Mitigation Review prepared by a certified arborist, Robert Mazany, ASCA, ACFE. Revised preliminary plat showing a change in the road width of Public Road "A" from 42 feet to 46 feet which complies with the minimum Code standard for this type of road. Changing the road width to 46 feet resulted in a decrease in the number of lots. The proposal now indicates 32 lots- down one lot from the 33 lots shown in the initial submittal. Also attached is a copy mailing list used and label format together with a letter from the title company that prepared the list. You will also find an 81/2" x 11" reduction of the revised 32 lot plat. I trust this information is sufficient for you to deem our application complete so that we may move forward in the review process. Very truly ours S e cer H. Vail 4505 N.E. 24TH AVENUE • PORTLAND OREGON 97211 • 503/281-8245 • FAX 503/284-5506 VNR-08-99 MON 1145 HARR 6McMONAGLE FAX NO. 503IJ9 1232 P. 01 FAX M--EM---O' Harris - McMonagle Associates, Inc. Engineers - Surveyors 12555 S.W. Hall Boulevard Tigard, Oregon 97223 Tel. (503) 639-3453 - Fax 639-1232 K To: v Company: /n4 '0 o4 /-J Date: ? IqA GI Fax Number: Tel. Number: From: Project: 'Xor" '6400 ! Alle~ Number .of pages to follow: COMMENTS n SIGNED: MAR- FROM 08-99 MON FMER 46 I CG1tJ T H ERRiiMcMONAGLE FAX NO. 509 9 1232 i i , 20 #03~, P 022 02 5 t A M I R First American Title Insurance Company of Oregon. 4 y~ An assumed business name of TITLE INSURANCE COMPANY OF OREGON 1700 SW Fourth Avenue, Suite 102 - Portland, OR 97201-5512 Phone: (503) 790-7871 - Fax: (503) 790-7872 March 8. 1999 Jay Harris 12555 SW Hall Boulevard Tigard, OR 97223 Dear Sir: Re: Durham Tigard School Park First American Title completed a search for properties within 500 feet of the following tax lots in Washington Counly, Oregon: 2SIW12CC 900 2S 1 W 12CD 2000 2SIW12CD 1200 This search was completed with the use of our copies of the tax assessor maps and by utilizing a database called Metroscan that we purchase from Transamerica Intellitech, Inc. If you have any Rather customer service needs please do not hesitate to contact me. Sincerely, John D. Cozier Customer Service Managcr PROJEC DURHAM SCHOOL PARK 3/1/99 J.O.H. SUBJECT: WATER QUALITY SWALE DESIGN dur-sch.xls CRITERIA: a. Storm event of 0.36 inches of precipitation falling in 4 hours with an average return period of 96 hours this results in a rainfall intensity of 0.09 inches/hour. b. Maximum design depth = 0.5 foot c. Velocity = 0.90 fps (max) d. Slope = 0.015 ft/ft (min) e. Mannings "n" = 0.25 f. Side slopes in treatment area = 4:1 g. Hydraulic residence time = 9 minutes EWIPERVIOUS AREA Street impervious area 18,050 sq. ft. Private Dr. Tract A impervious area 2,147 sq. ft. Private Dr. Tract B impervious area 2,200 sq. ft. Lot impervious area= 29 lots x 2,640 sf/lot 76,560 sq. ft. (32 new lots - 3 ex..Homesites) Total impervious area 2.27 acres DESIGN FLOW - O Qd = CiA Where: Qd = flow rate in cubic feet/second (cfs) C = runoff coefficient = 0.95 i = rainfall intensity in incheslhour = 0.09 A = area in acres = 2.27 -Q0.19 cfs SWALE SIZING Slope Bottom Width Tannings Side Slopes Flow Depth (ft/ft) (ft) h:v (ft) 0.015!.::`:.. . 6.00 0.25 4.00 - 0.15 . SWALE HYDRAULICS Q Velocity Flow Area Wp R (cfs) (fps) (sq. ft.) (ft) (ft) 0.19 0.19 0.99 7.24 0.14 SWALE LENGTH Length of Swale for 9 minute residence time = 104 .l.f. • • S~ AMER,, First American Title Insurance Company of Oregon An assumed business name of TITLE INSURANCE COMPANY OF OREGON v HARRIS, MCMONAGLE ENGINEERING INC. March 03, 1999 ATTN: JAY HARRIS 12555 SW HALL TIGARD, OR 97223 We appreciate this opportunity to be of service to you. If you have any questions regarding this report, please call: GREG 790-7883 i First American Title Insurance Company of Oregon 1700 SW Fourth Avenue, Suite 102 Portland, OR 97201-5512 Phone: (503) 795-7619 Fax: (503) 790-7872 This title information has been furnished, without charge, in conformance with the guidelines approved by the State of Oregon Insurance Commissioner. The Insurance Division cautions intermediaries that this service is designed to benefit the ultimate insureds; indiscriminate use only benefitting intermediaries will not be permitted. Said services may be discountinued. No liability is assumed for any errors in this report. •MetroScan / Washington Parcel Number Owner Name Site Address YB Owner Phone __7 R0512430 Hamback Harold Mildred 7735 SW Durham Rd Tigard 1956 503-639-2329 R0512449 Schoewe Dale D 7925 SW Durham Rd Tigard 1920 503-639-3564 R0512485 Halseth Michael C & Linda 7975 SW Durham Rd Tigard 1942 ,R0512494 Driesnei Robert E Tr 15685 SW 79th Ave Tigard- 1949 503-639-3483 R0512760 Gage Dorothy Darlene *No Site Address* 503-244-1491 R0512797 Tigard Friends Church 15800 SW Hall Blvd Tigar 1988 R0512831 Knebel Werner & Inge B 8335 SW Durham Rd Tigard 1945 R0512859 Sattler Muriel I Edward 8255 SW Durham Rd Tigard 1948 503-625-1642 R0512868 Benjamin Judith A 15965 SW 81st Ct Tigard 1988 R0512877 Cotter Edward E & Viola C 8065 SW Durham Rd Tigard 1940 503-639-2407 R0512886 Goble Marion Marlin 8025 SW Durham Rd Tigard 1945 R0514054 Metzger David G & Dianne S 7800 SW Durham Rd Tigard 503-625-5310 R0514063 Durkee Ralph D & Mary H Co 7910 SW Durham Rd Tigard 1964 503-639-1057 R0514072 Hambach Michael V Et Al 7630 SW Durham Rd Tigard 1925 503-639-2329 R0514081 Tigar-Tualatin School *No Site Address* 503-620-1620 R0514107 School District No 23j *No Site Address* 503-620-1620 R0514116 Durham Ii Llc 8100 SW Durham Rd Tigard 1996 R0514125 Castile James W & Audrey 8168 SW Durham Rd Tigard 1948 503-620-7512 R0514143 Burlington Northern Inc *No Site Address* 847-995-2001 R0514170 Johnson Family Trust The 7420 SW Durham Rd Tigard R0514287 Durham City Of *No Site Address* R1032509 Buchanan Michael R & Sheil SW 79th Av Tigard 1985 503-598-9122 R1281598 Bowen Richard L 8175 SW Durham Rd Tigard 1940 R1292988 Unified Sewerage Agency 16580 SW 85th Ave Tigard R1307507 Hall Peter T & Jean C Trus 7895 SW Bond St Tigard 9 1984 R1307516 Hiersche R David 7885 SW Bond St Tigard 9 1985 R1307525 Hoffman Judith A 7865 SW Bond St Tigard 9 1984 R1307534 Flecker Robert H 7845 SW Bond St Tigard 9 1984 R1307543 Danahy L Susan 7785 SW Bond St Tigard 9 1985 503-620-4539 R1307552 Sandlin Sheree Diane 7765 SW Bond St Tigard 9 1984 R1307561 Flint Gregory B 7745 SW Bond St Tigard 9 1984 503-639-2778 R1307687 Quinn Robert D 7760 SW Bond St Tigard 9 1984 503-656-9888 R1307696 Galloway Michael C 7780 SW Bond St Tigard 9 1984 R1307703 Simons Glen H 7800 SW Bond St Tigard 9 1984 R1307712 Benge Stanley C;Noble Marl 7850 SW Bond St Tigard 9 1984 503-968-2630 R1307721 Smith-Henry Marianne 7870 SW Bond St Tigard 9 1984 R1307730 Schnepf Robert W & Miriam 15880 SW 79th Ave Tigard 1921 503-620-4103 R1322679 Couture Robert E & Trish s 7916 SW Bond St Tigard 9 1984 R1322688 Dauenhauer Stephen W 7932 'SW Bond St Tigard 9 1984 503-684-9642 R1322697 Heider Richard R 7948 SW Bond St Tigard 9 1986 R1322704 Racanelli Rocky & Denise 7964 SW Bond St Tigard 9 1985 R1322713 Toll Bret L & Evelyn J 7980 SW Bond St Tigard 9 1985 R1322722 Lamott Gene P & Chanze H 7996 SW Bond St Tigard 9 1985 503-557-0969 R1322759 Goldberg Laura D 7963 SW Bond St Tigard 9 1984 R1322768 Onthank Sonja R 7947 SW Bond St Tigard 9 1985 R1322777 Tracy Robert E & Carol L 7931 SW Bond St Tigard 9 1984 503-590-9192 R1322786 Gonzales Barbara Lee & Car 7915 SW Bond St Tigard 9 1985 503-639-0376 R1322795 Abrams Deborah J 7914 SW Churchill Way Ti 1985 R1322802 Gano Carol L & William T 7930 SW Churchill Way Ti 1985 503-620-5089 R1322811 Bailey Timothy & Reba L 7946 SW Churchill Way Ti 1985 R1322820 Colligan Paul W/Heidi L 7962 SW Churchill Way Ti 1985 R1322848 Bratrude Tiffany A 7994 SW Churchill Way Ti 1985 R1322857 Villesvik Sanford M & Jane *No Site Address* 1985 R1322866 Mcfadden Roger D & Lorilee 7929 SW Churchill Way Ti 1985 503-639-6564 R1322875 Marick John'S & Tami E 7945 SW Churchill Way Ti 1985 503-598-9599 R1322884 Foley James J & Mary Ann 7961 SW Churchill Way Ti 1985 R1322893 Haarmann Kurt E & Susan K 7977 SW Churchill Way Ti 1984 R1322900 Markovitz Kirk A & Amy S 7993 SW Churchway Tigard 1985 503-684-5164 R1346341 Ahlstrom Kurt R 7978 SW Churchill Way Ti 1985 R1377879 Janich Marcia 8065 SW Bond St Tigard 9 1986 R1378351 Delp William W & Trudy L 8005 SW Churchill Ct Tig 1986 503-684-2573 The Information Provided Is Deemed Reliable, But Is Not Guaranteed. - = M E T R O SrA N P R O P E R T Y 46E P O R T = Washington (OR) * Date :12/03/98 Prepared By * Time :17:21:00 Prepared For: * Report Type :SINGLELN.TCF Company * Sort Type :PARCEL Address * Parcels Printed :118 City/ST/Zip * Search Parameters Reference Parcel Number ...118 2S112CC 00102 2S112CC 00111 2S112CC 00112 2S112CC 00200 2S112CC 01100 2S112CC 01600 2S112CC 01700 2S112CC 01701 2S112CC 01800 2S112CC 01801 2S112CC 01804 2S112CC 01900 2S112CC 02000 2S112CC 02100 2S112CC 02200 2S112CC 03601 2S112CC 03700 2S112CC 03800 2S112CC 03900 2S112CC 04000 2S112CC 04101 2S112CC 04300 2S112CC 04200 2S112CC 04401 2S112CC 04501 2S112CC 04600 2S112CC 04700 2S112CC 04800 2S112CC 04900 2S112CC 05000 2S112CC 05100 2S112CC 05200 2S112CC 05300 2S112CC 05400 2S112CC 05500 2S112CC 05600 2S112CC 05700 2S112CC 05800 2S112CC 05900 2S112CC 06000 2S112CC 06100 2S112CC 06200 2S112CC 06300 WetroScan / Washington Parcel Number Owner Name Site Address YB Owner Phone ,R1378360 Steele Kenneth M 8035 SW Churchill Ct Tig 1986 503-598-1263 R1378510 Enright Marsha K 8020 SW Churchill Ct Tig 1986 R1378529 Deck Dennis D & Virginia A 8010 SW Churchill Ct Tig 1985 503-639-8144 R13778538 Read Robert Logan & Nancy 15735 SW 80th Ave Tigard. 1985 81378547 Fowler Kyle H 15765 SW 80th Ave Tigard 1986 R1378565 Holmes H G & Lori 15825 SW 80th Ave Tigard 1986 503-645-8379 R1378574 Vanderheiden John P & Mari 15855 SW 80th Ave Tigard 1985 541-267-6712 R1378609 Zialinski Aaron D 15830 SW 80th Ave Tigard 1986 R1378618 Nardi Philip J & Joan A 15860 SW 80th Ave Tigard 1986 503-620-1851 R1378627 Duskin Greg A & Carol A 7998 SW Bond St Tigard 9 1986 R1378636 Johnson Bradley A & Paula 8000 SW Bond St Tigard 9 1986 R1378645 Hagan Elizabeth R Trustee 8020 SW Bond St Tigard 9 1985 503-620-5770 R1378654 Kirkpatrick Dean L 8050 SW Bond St Tigard 9 1985 R1378663 Baustien William S & Krist 8070 SW Bond St Tigard 9 1985 503-684-1059 R1394645 Johnson Gregory C 15770 SW 80th Ave Tigard 1986 503-620-7582 R1394654 Moore Steven A 8030 SW Churchill Ct Tig 1986 R1405072 Scherner John A & Ann P 15800 SW 80th Ave Tigard 1986 503-624-7442 R1405447 Feathers David L & Saralyn 15795 SW 80th Ave Tigard 1986 R1450753 Ray Michael D & Diana L 7979 SW Bond St Tigard 9 1985 R1453670 Enright Marsha K *No Site Address* R1453689 Deck Dennis D & Virginia A *No Site Address* 1985 503-639-8144 R1456383 Kaelin Kristofer R 8090 SW Bond St Tigard 9 1988 R1456392 Weijo Richard O & Sharon K 8110 SW Bond St Tigard 9 1989 503-684-3408 R1456409 Esposito Michael F & Sharo 8132 SW Bond St Tigard 9 1988 503-624-9158 R1456418 Boon Robert L & Kim E 8154 SW Bond St Tigard 9 1989 R1456427 Vickrey L Edward 15910 SW 81st Ct Tigard 1988 503-624-7001 R1456436 Rogers Cynthia R 15932 SW 81st Ct Tigard 1988 R1456445 Newberry Michael H 15954 SW 81st Ct Tigard 1989 R1456454 Sayler Deborah A 15976 SW 81st Ct Tigard 1988 R1456463 Kennedy Reese C 15943 SW 81st Ct Tigard 1989 503-639-3869 R1456472 Jensen-Jungwirth Carol 15921 SW 81st Ct Tigard 1988 R1456481 Keefer Dan M & Tyler A 15889 SW 81st Ct Tigard 1988 R1456490 Shugar Allan L 15867 SW 81st Ct Tigard 1988 R1456506 Trachtenberg Timothy N 15845 SW 81st Ct Tigard 1988 R1456515 Crouse Richard L 8085 SW Bond St Tigard 9 1988 503-620-3346 R1496054 Watt Douglas A/Katie S 15987 SW 81st Ct Tigard 1988 R1497428 Tigard School District 7630 SW Durham Rd Tigard R2004710 Walker Jeanne L 15720 SW 79th Ave Portla 1940 R2005945 Tuttle William Kelley Iv 8210 SW Patti Ln Tigard 1991 R2005946 Porter Tau & Lisa R 8222 SW Patti Ln Tigard 1991 R2005947 Alexander Joseph F & Sally 15785 SW 82nd Ave Tigard 1991 R2005948 Martinelli Kevin D;Worth J 15773 SW 82nd Ave Tigard 1991 R2005949 Cox Fred B & Clare C 15769 SW 82nd Ave Tigard 1991 503-684-0964 R2005950 Huynh Ky & Kim 15761 SW 82nd Ave Tigard 1991 R2005951 Tran Huong & Quyen 15745 SW 82nd Ave Tigard 1991 R2005952 Ngo Ta & Lien 15729 SW 82nd Ave Tigard 1991 R2005997 Black Brent A & Suzanne M 15698 SW 82nd Ave Tigard 1991 503-598-9804 R2005998 Johnson Dan G & Debra J 15714 SW 82nd Ave Tigard 1991 503-624-0468 R2005999 Olmsted Eric W & Colette K 15730 SW 82nd Ave Tigard 1991 503-598-8846 R2006000 Davis Scott W 15752 SW 82nd Ave Tigard 1991 R2006001 Savolainen William G & Gre 15770 SW 82nd Ave Tigard 1991 503-684-4078 R2017528 Bodyfelt Robert A & Barbar 15740 SW 79th Ave Tigard 1975 503-620-0912 R2017529 Bodyfelt Robert & Barbara *No Site Address* 503-620-0912 R2017530 Bodyfelt Robert & Barbara *No Site Address* 503-620-0912 R2017531 Bodyfelt Robert & Barbara *No Site Address* 503-620-0912 R2045169 Sattler Muriel I & Edward 8273 SW Durham Rd Tigard 1948 503-625-1642 R2071310 Castile James W & Audrey *No Site Address* 503-620-7512 The Information Provided Is Deemed Reliable, But Is Not Guaranteed. • ~ - . _ ...~."~.__._-r'^...~".T'^:'v)'1 % 474_... Harold Mildred Hamhack Dale Schoewe Michael & Linda Halseth 7735 SW Durham Rd 7925 SW Durham Rd 7975 SW Durham Rd Tigard, OR 97224 Tigard. OR 97224 7"Ig,ard, OR 97224 Robcrt Driesaer Dorothy Darlene Gage & M A Gage TIGARD FRIENDS CHURCH 15685 SW 79th Ave 1000 SW 54th Ave 7130 SW Bevcland Rd Tigard, OR 97224 Portland, OR 97219 Tigard, OR 97223 Werner & ingc Knebel Muriel & Edward Sarder Judith Benjamin 7483 SW Ashford St Mary 5attler 15965 SW 81st Ct Tigard, OR 97224 13360 SW Morgan Rd Tigard, OR 97224 v Shemvod,, OR 97140 Edward c@ Viola Cotter Marion Marlin Gobie David & Dianne ?Metzger 8065 SW Durham Rd 3595 S 1600 E PO Box 275 Tigard, OR 97224 Wendell, ID 83355 Sherwood, OR 97140 Ralph Durkee & H Co-Tts Mary Mchael Hambach & Sandra Sattler alGAIt IUALATIN SCHOOL 7910 SW Durham Rd 7735 SW Durham Rd 13137•SW;Pacific ffm-f i Tigard, OR 97224 Tigard, OR 97224 rFTi0d,'0R 97223 SCHOOLDISTRICT NO 23J ' Lac Durham 11 tz.Llc Durham U 13137;SW Pacific Hwy 8100 SW Durham Rd 8100 SW.Outhami Rd Tigard,=OR I97223 i Tigard, OR 97224 ,Tigard; PR 97224 BURUINGTONNORTHERN WC Family Johnson DURHAlvi CITY OF PROPERTY TAX DEPT 8965 SW Burnham St PO Box 23483 1700 E Golf Rd Tigard, OR 97223 Tigard, OR 97281 SchaumIxtrg, iL 60173 Michael & Sheila Buchanan Richard Bowen UMF7M3 SEWfiRAGE AGENCY 10525 SW Tigard St 2023 Lloyd Ctr 150 N Ist Ave Tigard, OR 97223 Portland, OR 97232 Hillsboro, OR 97124 Peter & Jean Hall R. David Hiersche Judith Hoffman 7895 SW Bond St 7885 SW Bond St 7865 SW Bond St Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 Robert Flecker L Sim= Dannhy Shctee Diane Sandlin 16707 Cif-360r 7785 SW Bond St 7765 SW Bond St Lake Oswego, OR 97035 Tigard, OR 97224 Tigard, OR 97224 FROM I F I RST AMERICAN TITLE • S03 790 7672 1996.? 113.3G 03OG P.02/04 Gregory Flint & G Margaret Robert Quinn Cindy Berg 7745 SW Bond St 2105 Peregrine Ct 7780 SW Bond St Tigard, OR 97224 West Linn, OR 97068 Tigard, OR 97224 Glen Simons & Jcan Healy Stanley Bcnge & Marlys Noble Marianne Smith-Henry PO Box 5996 7850 SW Bond St 7870 SW Bond St Portland, OR 97228 Tigard, OR 97224 Tigard, OR 97224 Robert & Miriam Schnepf Robert & Trish Couture Stephen Dauenhaucr & Kay Yancey 15880 SW 79th Ave PO Box 3273 7932 SW Bond St Tigard, OR 97224 Arlington, WA 98223 Tigard, OR 97224 r-- Y. Richard Heider & M Laurelei Rocky & Denise Racanelli Bret & Evelyn Toll 7948 SW Bond St 7964 SW Bond St 7980 SW Bond St Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 Gene & Chan= Lamott Laura Goldberg Sonja Ondrank 3467 Cascade Ter 7963 SW Bond St 7947 SW Bond St Wcst Linn, OR 97068 Tigard, OR 97224 Tigard, OR 97224 Robert & Carol Tracy Barbara Lee & Carlos Gonzales Deborah Abrams 14045 SW 158th Ter 7915 SW Bond St 7914 SW Churchill Way Tigard. OR 97224 Tigard, OR 97224 Tigard, OR 97224 Carol & William Gano Timothy & Reba Bailey Paul & Heidi Colligan 7930.SW Churchill Way 7946 SW Churchill Way 7962 SW Churchill Way Tigard. OR 97224 Tigard, OR 97224 Tigard, OR 97224 Tiffany Bratrude & Aaron Bratrude Carol & Colin Pelosi Roger & Lorilee McFadden 7994 SW Churchill Way 7913 SW Churchill War 7929 SW Churchill Way Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 John & Tami Maricc James & Mary Ann Foley Kurt & Susan Haarmann 7945 SW Churchill Way 7961 SW Churchill Way 7977 SW Churchill Way Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 Kirk & Amy Markovitz Kurt Ahlstrom Mania Janich 7993 SW Churchill Way 7978 SW Churchill Way 641 ManzanhaDr Tigard, OR 97224 Tigard, OR 97224 Los Osos, CA 93402 FROM 3 F I RST AMERICAN TITLE* 503 790 7872 191W2-07 1113G 0306 P.03/04 William & Trudy Delp Kenneth Steele Marsha Enright 8005 SW Churchill Ct 8035 SW Churchill Ct 8020 SW Churchill Ct Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 Dennis & Virginia Deck Robert Logan & Nancy Sue Read Kyle Fowler 8010 SW Churchill Ct 4710 Avery Ln 15765 SW 80th Ave Tigard, OR 97224 Lake Oswego, OR 97035 Tigard, OR 97224 H G & Lori Holmes John & Marita Vandc rheiden Aaron Zialinsld 1239 NW 175th PI 1075 Nutwood Ave 15830 SW 80th Ave Beaverton, OR 97006 Coos Bay, OR 97420 Tigard, OR 97224 Philip & Joan Nardi Greg & Carol Dudda Bradley & Paula Johnson 15860 SW 80th Ave 7998 SW Bond St 8000 SW Bond St Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 ElizaWli Hagan Dean Kirkpatrick & L Christina William & Kristen Baustien 8020 SW Bond St 8050 SW Bond St 8070 SW Bond St Tigard OR 97224 Tigard, OR 97224 Tigard, OR 97224 Gregory Johnson Steven Moore John & Ann Schemer 15770 SW 80th Ave 8030 SW Churchill Ct 15800 SW 80th Ave Tigard, OR 97224 Tigard OR 97224 Tigard, OR 97224 David & Saralyn Feathers Michael & Diana Ray ,Marsha Enc{ght .15795 SW 80th Ave 7979 SW Bond St k#020 SW Churchill Ct Tigaid~ OR 97224 Tigard, OR 97224 ~Xigard, OR .97224' Dennis & Virgrma Deck Kristofer Kaelin & Rebecca Richard & Sharon Weijo 8010 SW Churchill Ct 8090 SW Bond St 8110 SW Bond St Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 Michael & Sharon Esposito Robert & Kim Boon L Edward ydaey 8132 SW Bond St 8154 SW Bond St 15910 SW gist Ct Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 Cynthia Rogers Michael Nmberry Deborah Sayler 15932 SW gist Ct 15954 SW 81st Ct 13500 SW PaciSc Hwy #442 Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97223 FROM s F I RST AMER I CAN TITLE • S03 790 7972 1991F 007 11: 37 11306 P.04/04 Reese Kennedy & U Ruth Carol Jenscn-Jungwirth Dan & Tyler Keefer 15943 SW 81st Ct Ronald Jungwirth 15889 SW 81st Ct Tigard, OR 97224 7733 SW 50th Ave Tigard, OR 97224 Portland, OR 972I9 Allan Shugar Timothy Trachtenberg Richard Crouse 15867 SW 81st Ct 15845 SW Rlst Ct 8085 SW Bond St T1g trd, OR 97224 Tigard, OR 97224 'ISlpatd, OR 97224 Douglas & Katie Watt 01GARD'SCHO01 DISTRICT 'N023J Jeannc Walker 15987 SW 81st Ct 6013 SW pacific Hwy 15720 SW 79th Ave Tigard. OR 97224Tigard, OR 97223 Portland, OR 97224 William Kgll" IY jUtUQ Tau & Lisa Patter. Jo"h & SallJT A1cYandcr 8210 SW Patti Ln 8222 SW Patti Ln 15785 SW 82nd Ave Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 Kevin Martinelli & Jennifer Worth Fred & Clare Cox Ky & Kim Huynh 15773 SW 82nd Ave 15769 SW 82nd Ave 15761 SW 82nd Ave Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 Huong & Quyen Tran Ta & Lien Ngo Brat & Suzanne Black 15745 SW 82nd Ave 15729 SW 82nd Avc 15698 SW 82nd Ave Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97223 Dan & Debra Johnson Colette Kay Olmsted Jcffrcy & Dawn Johnson 15714 SW 82nd Ave 15730 SW 82nd Ave 15752 SW 82nd Ave Tigard, OR 97224 T"rgan OR 97224 Tigard, OR 97224 WWlam & GrctChen Savotainen Robert &.Barbarl;Bo&j*1t R,obett $ Barbara Bodyfelt c 15443 SW 81st Ave 740.SW 79th Avr ' a i 5740 SW 79th Ave Tigard, OR 97224 ;Trgard,-OR':97224 t'~pWOlt • 97zzd Robert & Barbara Bodyfelt Robert & Barbara IlWyfelt Muriel & Edward Satder 15740 SW 79th Ave '11740 SW 79th Ave . Mary Sauter Tigard, OR 97224 Tfggd, OR 97224 13360 SW Morgan Rd Sherwood, OR 97140 ~:Slcpurham II • X100 urham Rd l Tigard,SWD OR -97224 AFFIDAVIT OF MAILING STATE OF OREGON ) ) SS. City of Tigard ) I, c~e1L r I• being duly sworn, depose and say at on 1914 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) I p 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 , with postage prepaid thereon. ig t All (In th pr sence f a Notary Public) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETE/NOTARIZE) Subscribed and sworn/affirmed before me on the day of ~Ta*l U Qj~24 , 19-1 .1 NSEN =PUBLIC- AL OREGON 051263 NOTARY P BLIC OF OREGON COMUARY 94, 2000 . My Commission Expires: py !/~-(J (Applicant, please complete information below for proper placement with proposed project) ---------------------------t I NAME OF PROJECT OR PROPOSED NAME: - TYPE OF PROPOSED DEVEL PM~NT: 5! 3 Name of Appheant/Owner: Hex a Address or General Location of Subject Property. ~O c✓ Subject Property Tax Map(s) and Lot #(s): 2- T 1 12 ?f 2 d2 T / / z. c D rL uo L------------------------------------------------------------------t h:Vog-inlpattyGa sterstaffma i I.mst HARRIS - McMONAGLE ASSOCIATES INC. ENGINEERS - SURVEYORS 12555 SW HALL BOULEVARD TIGARD, OREGON 97223 TEL (503) 639-3453 FAX 639-1232 December 22, 1998 RE: PROPOSED DEVELOPMENT: The meeting scheduled for December 21st 1998 was not held due to poor winter roadway conditions. We would like to invite you to another neighborhood meeting to discuss our preparation of a Development Review Application to be submitted to the City of Tigard for a 33 single family lot development project "DURHAM SCHOOL PARK", to be located on Tax Lots 1900, and 2000, Map 2S1-12CC and Tax Lot 1200, Map 2S1-12CD, located at 8065 SW Durham Road, Tigard, Oregon. Dear Residents: Hams-McMonagle & Associates, Inc. (Engineering, and Surveying), and Spencer Vale (Planner), is representing Mr. Herb Hoffart of Herb Hoffart and Company, the developer of the property located at 8065 SW Durham Road, located on north side of Durham Road approximately 400 feet west of SW 79th Avenue. Prior to applying to the City of Tigard Planning Department for the necessary approval, we would like to discuss the proposal in more detail with the members of the Citizen Involvement Team and surrounding property owners and residents. You are invited to attend a meeting on: Friday January 8th, 1999 City of Tigard Water Dept. Building 8777 SW Burnham Street Tigard, OR 97223 6:00-6:45 pm Please note that this will be an informational meeting on preliminary development plans. These plans may be altered prior to submittal of the application to the City. I look forward to discussing the project in more detail at the meeting. Please call Spencer Vale at 281-8245, or Jay Harris at Harris McMonagle Associates Inc., 639- 3453, if you have any questions. Sincerely, i ames arris ' Project Engineer Dur-meet.doc Reese Kennedy & U Ruth Carol Jensen.Jungwirth Dan & Tyler Keefer 15943 SW 81st Ct Ronald Jungwirth 15889 SW 81st Ct Tigard, OR 97224 7733 SW 50th Ave -Tigard, OR 97224 Portland, OR 97219 Allan Shugar Timothy Trachtenberg Richard Crouse 15867 SW 81st Ct 15845 SW 81st Ct 8085 SW Bond St Tigard, OR 97224 Tigard, OR 97224 Tigard. OR 97224 Douglas & Katie Watt TIGARD SCHOOL DISTRICT & NO 23J Jeanne Walker 15987 SW 81st Ct 13157 SW Pacific Hwy 15720 SW 79th Ave Tigard, OR 97224 Tigard, OR 97223 Portland, OR 97224 William KgllVy jy TIUMe Tau & Lisa PArter Joseph & Sally Aler2ndes 8210 SW Patti La 8222 SW Patti Ln 15785 SW 82nd Ave Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 Kevin Martinelli & Jennifer Worth Fred & Clare Cox Ky & Kim Huynh 15773 SW 82nd Ave 15769 SW 82nd Ave 15761 SW 82nd Ave Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 Huong & Quyen Tran Ta & Lien Ngo Brent & Suzanne Black 15745 SW 82nd Ave 15729 SW 82nd Ave 15698 SW 82nd Ave Tigard, OR 97224 Tigard, OR 97224 Tigard. OR 97224 Dan & Debra Johnson Colette Kay Olmsted Jeffrey & Dawn Johnson 15714 SW 82nd Ave 15730 SW 82nd Ave 15752 SW 82nd Ave Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 William & Gretchen Savolainen Robert & Barbara Bodyfelt Robert & Barbara Bodyrelt 15443 SW gist Ave 15740 SW 79th Ave 15740 SW 79th Ave Tigard, OR 97224 T-Iacd, OR 97224 Tigard, OR 97224 Robert & Barbara Bodyfelt Robert & Barbara Bodyfelt Muriel & Edward Sattler 15740 SW 79th Ave 15740 SW 79th Ave Mary Sattler Tigard, OR 97224 Tigard, OR 97224 13360 SW Morgan Rd Shcr%vW, OR 97140 . Llc Durham U 8100 SW Durham Rd Tigard, OR 97224 t Gregory Flint & G Margaret Robert. Quinn Cindy Berg 7745 SW Bond St 2105 Peregrine Ct 7780 SW Bond St Tigard, OR 97224 West Linn, OR 97068 Tigard., OR 97224 Glen Simons roc Jcan Healy Stanley Bcnge & Marlys Noble Marianne Smith-Henry PO Box 5996 7850 SW Bond St 7870 SW Bond St Portland, OR 97228 Tigard, OR 97224 Tigard, OR 97224 Robert & Miriam Schnepf Robert & Trish Couture- Stephen Dauenhaucr & Katy Yancey 15880 SW 79th Ave PO Box 3273 7932 SW Bond St Tigard, OR 97224 Arlington, WA 98223 Tigard, OR 97224 Richard Heidcr & M Laurelei Rocky & Denise Racanelli Bret & Evelyn Toll 7948 SW Bond St 7964 SW Bond St 7980 SW Bond St Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 Gene & Chanzc Lamott Laura Goldberg Sonja Omhank 3467 Cascade Ter 7963 SW Bond St 7947 SW Bond St Wcst Linn, OR 97068 Tigard, OR 97224 Tigard, OR 97224 Robert & Carol Tracy Barbara Lee & Carlos Gonzales Deborah Abrams 14045 SW 158th Ter 7915 SW Bond St 7914 SW Churchill Wav Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 Carol & William Gano Timothy & Reba Bailey Paul & Heidi Coiligan 7930 SW Churchill Way 7946 SW Cbivrchill Way 7962 SW Churchill Way Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 Tiffany Bratrude & Aaron Bratrude Carol & Colin Pelosi Roger & Lorilee McFadden 7929 SW Churchill Way 7994 SW Churchill Way 7913 SW Churchill Wav Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 John & Tami Marick James & Mary Ann Foley Kurt & Susan Haarmann 7945 SW Churchill Way 7961 SW Churchill Way 7977 SW Churchill Way Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 Kirk & Amy Markovitz Knit Ahistrom Marcia Janich 7993 SW Churchill Way 7978 SW Churchill way 641 MarzanitaDr Tigard, OR 97224 Tigard, OR 97224 Los Osos, CA 93402 William & Trudy Delp Kenneth Steele Marsha Enright 8005 SW Churchill Ct 8035 SW.Churchill Ct 8020 SW Churchill Ct 'Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 Dennis & Virginia Deck Robert Logan & Nancy Stie Redd Kyle Fowler 8010 SW Churchill Ct 4710 Avery Ln 15765 SW 80th Ave Tigard, OR 97224 Lake Oswego, OR 97035 Tigard, OR 97224 H G & Lori Holmcs John & Marita Vandcrheiden Aaron Zialinski 1239 NTW 175th PI 1075 Nutwood Are 15830 SW 80th Ave Beaverton, OR 97006 Coos Bay, OR 97420 Tigard, OR 97224 Philip & Joan Nardi Grcg & Carol Duskin Bradley & Paula Johnson 15860 SW 80th Ave 7998 SW Bond St 8000 SW Bond St Tigard. OR 97224 Tigard, OR 97224 Tigard, OR 97224 Elizabeth Haean Dean Kirkpatrick & L Christina William & Kristen Baustien 8020 SW Bond St 8050 SW Bond St 8070 SW Bond St Tigard. OR 97224 Tigard, OR 97224 Tigard, OR 97224 Gregory Johnson Steven Moore John & Ann Schcrner 15770 SW 80th Ave 8030 SW Churchill Ct 15800 SW 80th Ave Tigard, OR 97224 Tigard- OR 97224 Tigard, OR 97224 David & Saralyn Feathers Michael & Diana Ray Marsha Enright 15795 SW 80th Ave 7979 SW Bond St 8020 SW Churchill Ct Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 Dennis & Virginia Deck Kristo&r Kaelin & Rebecca Richard & Sharon Weijo 8010 SW Churchill Ct 8090 SW Bond St 8110 SW Bond St Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 N6chael & Sharon Esposito Robert & Kim Boon L Edward Vickrey 8132 SW Bond St 8154 SW Bond St 15910 SW gist Ct Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 Cynthia Rogers Michael Newberry . Deborah Saylcr 15932 SW 81st Ct 15954 SW 81st Ct 13500 SW Pacific Hwy 0442 Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97223 Harold Mildred Hamback Dale Schoewe Michael & Linda Halseth 7735 SW Durham Rd 7925 SW Durham Rd 7975 SW Durham Rd Tigard, OR 977-24 Tigard, OR 97224 Tigard, OR 97224 Robert Driesner Dorothy Darlene Gage & M A Gage TIGARD FRIENDS CHURCH 15685 SW 79th Ave 8000 SW 54th Ave 7130 SW Beveland Rd Tigard, OR 97224 Portland, OR 97219 Tigard, OR 97223 Werner & Inge Knebel Muriel & Edward Sattlei Judith Benjamin 7483 SW Ashford St Mary Sattler 15965 SW 81st Ct Tigard, OR 97224 13360 SW Morgan Rd Tigard, OR 97224 Sherwood, OR 97140 Edward & Viola Cotter Marion Marlin Goble David & Dianne Metzger 8065 SW Durham Rd 3595 S 1600 E PO Box 275 Tigard, OR 97224 Wendell, ID 83355 Sherwood, OR 97140 Ralph Durkee & H Co-Trs Mary Michael Hambach & Sandra Sattler TIGAR-TUALATIN SCHOOL 7910 SW Durham Rd 7735 SW Durham Rd 13137 SW Pacific Hwy Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97223 SCHOOL DISTRICT NO 23J Llc Durham II Llc Durham If 13137 SW Pacific Hwy 8100 SW Durham Rd 8100 SW Durham Rd Tigard, OR 97223 Tigard, OR 97224 Tigard, OR 97224 BURLINGTON NORTHERN INC Family Johnson DURHAM CITY OF PROPERTY TAX DEPT 8965 SW Burnham St PO Box 23483 1700 E Golf Rd Tigard, OR 97223 Tigard, OR 97281 Schaumburg, IL 60173 Michael & Sheila Buchanan Richard' Bowen UNIFIED SEWERAGE AGENCY 10525 SW Tigard St 2023 Lloyd Ctr 150 N Ist Ave Tigard, OR 97223 Portland, OR 97232 Hillsboro, OR 97124 Peter & Jean Hall R. David Hiersche Judith Hoffman 7895 SW Bond St 7885 SW Bond St 7865 SW Bond St Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 Robert Flecker L Susuuu Donaby Sheree Diane Sandlin 16707 Ganef Cir 7783 SW Bond St 7765 SW Bond St Lake Oswego, OR 97035 Tigard, OR 97224 Tigard, OR 97224 AFFIDAVIT OF POSTING NOTICE THIN; SEVEN (7) CALENDAR DAYS OF THE SIGN I'OS'I'ING, RETURN THIS' AFF.IDiAVIT TQ' 9 v City o£... Planning.'Divis on . 13125 SW Hall Boulevard: T R 97223 l90-49 . do affirm that I am (represent) the party initiating interest in a proposed affecting the land located at (state the approximate location(s) if no a dress(s) and/or tax lot(s) currently registered) RA117 dv~~ir~ , , and did on the 2day of , 19 S pe sonally post notice indicating that the site may be proposed for a ~ ~ application, and the time, date and place of a neighborhood meeting to discuss the proposal. r S/ D~ U The sig was posted at '1~z4fe= 4Z (state location you posted notice on property) Sign ure In th presence of a Notary ublic) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETUNOTARIZE) 7~1 Subscribed and sworn/affirmed before me on the day of i6o L )Q , 19 ~.9 OFFICIAL LAMM 8LUDWM NOTARY PUBLIC-OREGON COMMISSION NO.305..%2 NOTARY PUBLIC OF OREGON 19-0 MMISSION EXPIREQ OCT 2,1. 20th M Commission Expires: yc ZDl Zo©/ (Applicant, please complete information below for proper placement with proposed project) - - - NAME OF PROJECT OR PROPOSED NAME— TYPE OF PROPOSED DEVELOP N : i~ Name of Applicant/Owner: I Address or General Location of Subject Property: owl, r H/ Subject Property Tax Map(s) and Lot #(s): e- _ _ ~U L--------------------------- - --------------i h:Vog in\pattyMasterstaffpost.mst " Minutes of Meeting January 8, 1999 4 Durham School Park Subdivision The meeting, conducted Tigard Water District Auditorium on January 8, 1999, was called to order at 6:05 PM by Spencer Vail, Planning Consultant for the developer. Those attending the meeting are shown on the attached sign-up sheet. Mr. Vail distributed copies of the proposed subdivision to the attendees and explained the proposal. He discussed the size and number of lots, the proposed street layout and reasons for the cul-de-sac. He also explained the differences between the current proposal and the one considered at a meeting last October. He also stated that the primary reason for the increase in the number of units is due the City's Code requirement that development must be at least 80% of the allowable density of a particular site. He also circulated a rendering of the typical home proposed for development and indicated where the developer has constructed similar units if anyone wanted to see a finished unit. Those neighbors in attendance expressed concern over the following issues: Overall density orientation of the lots perceived decrease in the property values of the lots abutting on the north of the site loss of privacy It was agreed that the following questions and/or concerns would be forwarded to the developer for his consideration and/or response. Would consideration be given to selling proposed lots 7,8,11 and 16 to the abutting properties to the north? Strict adherence to permitted hours of constriction activity. Would developer consider developing comparable lot size and building value to that of the homes to the north. Would developer/builder agree to meet with neighbors What is the square footage of the homes to be constructed. The meeting was adjourned at 6:45 PM. Note: attached is a copy of the letter sent to Brad Johnson, the neighborhood contact person, regarding the above questions. SHV/me January 11, 1999 A .4 S~~d r U! 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Tigard, OR 97223 DEEDHOLDERS: Edward E and Violet C. Cotter-TL 1900 8065 SW Durham Road Tigard. Or 97224 Marion Goble- TL 2000 3595 S 1600 E Wendell, Idaho 83355 Michael C. and Linda Halseth- TL 1200 7975 SW Durham Road Tigard. Or 97224 `f SITE LOCATION: 7975, 8025 and 8065 SW Durham Rd. LEGAL DESCRIPTION: TL 1200 1 S 1 12CD and TL's 1900 and 2000 1 S 1 12CC SITE SIZE: 3.07 Acres ZONING: R-12, Medium Density Multiple Residential, 12 units per acre PROPOSAL: The applicant proposes to subdivide the property into 32 lots as depicted on the attached site plan. o j-q' gT n l1 MAR 0 ~ 1999 Subdivision Request Durham School Park SITE DESCRIPTION: The subject property is located on the north side of SW Durham Road between SW 791h and SW Hall Blvd. The site is comprised of three individual tax lots, each with an older, single family home. These three lots are being purchased by the applicant. The homes will be removed and the property subdivided into 32 individual lots. The intent is that each lot will be developed with a detached, single family home. SURROUNDING AREA: To the north and west of the site is a fully developed subdivision also in zone R-12. It is developed with single family homes on approximately 5000 sq.ft. lots. The rear yards of 14 of these lots about the subject site. To the east of the site are three large underdeveloped lots on the northwest corner of SW Durham Rd. and SW 79`'. To the south, and across SW Durham Road is the Durham School complex. ZONING CODE: The following Code sections are deemed applicable to this proposal: Chapter 18.510 Residential Zoning Districts Section 18.510.020.F states that the R-12 zone is designed to accommodate a full range of housing types at a minimum lot size of 3,050 sq.ft. The applicant proposed to develop the proposed subdivision lots with single family detached housing units, a permitted use according to Table 18.510.1. Section 18.510.040.A sets forth the minimum and maximum densities. It states that the minimum density in each zoning district have been established at 80% of the maximum density. Section 18.510.040.13 states that the establishment of the appropriate densities is governed by the formulas is Chapter 18.715. This chapter and the density calculations are discussed on pages 3 and 4. Section 18.510.040.C pertains to Adjustments in the density requirements. This proposal will not require this type of Adjustment. -page 2- Subdivision Request Durham School Park Section 18.510.050 and Table 18.510.2 set forth the Development Standards for the R-12 zone. (1) The Code minimum lot area is 3050 sq.ft*. * Section 18.430.020.D allows for lots less than the minimum lot size allowed in the underlying zone as long as the average lot size is not less than allowed by the underlying zoning district. In this case that is 3050 sq.ft.. In addition, none of the proposed new lots is less than 80% of the minimum lot size as allowed in the R-12 zone.(Also see discussion of 18.430 on page 5) (2) There is no minimum lot width. All lots widths are indicated on the proposed plat. (3)(a) Minimum front yard for single family homes is 15 feet. Minimum setback for corner lots is 10 feet for each street frontage. (c) Minimum side yard is 5 feet. (d) Minimum rear yard is 15 feet. (e) All abutting property is zoned R-12 (f) Minimum distance between property line and front of garage is 20 feet. (4) Maximum height is 35 feet. (5) Maximum lot coverage is 80% (6) Minimum landscaping is 20 All lots meet the minimums described above and all new construction will comply with the above referenced dimensional standards. No Variances from these standards will be required to develop this site. Chapter 18.715- Density Calculations Section 815.715.020 sets forth the formula for Density Calculations. The gross site area involved is 3.07 acres or 133,267 sq.ft. Subtracting from this total 2,683 sq.ft dedicated for Durham Rd.; 26,736 sq.ft. for the dedication of public road "A"; 2,238 sq.ft for private road "A" and 2,142 sq.ft. for private road "B" for a total of 33,799 sq.ft. leaves a net area of - page 3 - Subdivision Request Durham School Park 99,468 sq.ft. Dividing this net area by the minimum lot size of 3,050 sq.ft. results in 32.6 lots. 32 lots are proposed. These calculations are also noted on the Index sheet of the site plan. Chapter 18.730- Exceptions to Development Standards This Chapter presents exceptions to the height and setback standards contained in the various zoning districts. The site plan indicates that 5 feet is being dedicated for additional right-of- way for SW Durham road. This will create a 40' from center line distance as required by the City in the Engineering Section of the December 3, 1998 pre-application conference notes . This and the required yard setbacks of the R-12 zone will assure compliance with Section 18.730.040 and Table 18.730.1 which requires a 45 foot building setback from the center line of Durham Rd. No exceptions from the requirements of this chapter is required. Chapter 18.795- Visual Clearance The proposed public street "A" has been design to comply with the visual clearance criteria of the City's codes. No deviation from the standards is necessary. Chapter 18.765- Off-Street Parking Section 18.765.080 requires one off-street parking space per single family dwelling unit. All homes constructed in the subdivision will have one or two car garages. Chapter 18.705- Access, Egress and Circulation The proposed subdivision includes the dedication of a new public street, with sidewalks, and two private access drives. It will be noted on the site plan that the new street, Road "A", meets the Code required standard of a a 46 foot width for a new street. Private Drive "A" and "B" also meet the Code required standards for width and number of units served. See Sheet 2. None of the new lots will have direct access onto SW Durham Road. The three existing driveways will be eliminated. - page 4 - Subdivision Request Durham School Park Chapter 18.790- Tree Removal A Tree Condition and Mitigation Review was conducted by Robert Mazany, ASCA#133, ACFE. A copy of his report is included with the submittal materials. A Tree Preservation Plan is shown on Sheet 2 of the site plan document. It shoe's a survey of the trees and their caliper. The numbering system of the trees ( a number within a circle) and is consistent with the numbering system used in the Mazany report. The survey shows the trees that will remain and the ones that need to be removed because the condition of the tree or because of conflicts with street or building location . According the Mazany report, there are 20 trees on the site with diameters greater than 12" and that five of those trees should be retained. The report, in the summary statement, states that seen of the trees to be removed warrant mitigation. The total diameter of these trees in 146 inches. Since this 29% of the existing trees in the over 12" category. Section 18.790.030.B.2b requires a mitigation plan be prepared that would provide for the replacement of 2/3rds of the trees removed. Section 18.790.060, Guidelines for Replacement, states, at subsection D3 that the number of replacement trees required shall be determined by dividing the estimated caliper of tree(s) being removed by the caliper of size of the largest reasonable available replacement trees. The seven (7) trees being removed have a combined caliper of 146 inches. Dividing that amount by the 4" caliper of the replacements is 37 trees. The Code section referenced above requires that two "thirds of that number or 24 trees ( with a 4" caliper) be planted as mitigation for the trees removed by the development. It should also be noted that 12 trees that are under 12" caliper are being retained. These include a row of 12 fir trees situated along the common lot line of lots 31 and 32. Additionally, new street trees will be planted for each of the lots as they are developed as required by code. The recommendations and suggestions contained in the Mazany report will be incorporated into final construction plans as will a landscape plan prepared by a certified professional detailing the location of the new trees. -page 5- Subdivision Request Durham School Park Chapter 18.430- Subdivision Standards This Chapter sets forth the general provisions and approval process for new subdivisions with the city of Tigard. The submittal materials contain all the information required by this chapter. As noted above, the application is making use of Section 18.430.020.D- Lot Averaging. As can be noted on Sheet 1, the lot sizes range from 2520 sq.ft. (Lots 12 and 15) to 4852 sq.ft. (lot 16). The average lot size is 3,108 which is above the 3050 sq.ft. minimum required by the Code. (Also see discussion of 18.510.050(l) on page 3). The preliminary plat document, on Sheets 1-4, contains the required information pertaining to the street plan and its future extension, lot orientation and dimensions, grading, tree preservation and storm drainage plan, sanitary sewer and domestic waterworks plan and a future development plan. Chapter 18.810-Street and Utility Improvements This Chapter provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers and drainage and takes into account the comments provided in the pre- application notes. The proposed streets within the subdivision conform to the right of way and improvement widths set forth in this chapter and in Table 18.810.1. In addition, a Future Street plan has been prepared as required by 18.810.030.F. This plan shows the completion of the cul-de-sac which provides access to 7 tentative new lots. Use of the cul-de-sac for access by these new lots eliminates the need for access onto either SW Durham, a designated arterial or SW 79`h, a minor collector. Utilities There is a sanitary sewer line available east of the site. This line will be extended to serve the proposed subdivision. Water is provided to the site by the Tigard Water Dept. There is a 12" water line in SW Durham Rd. Fire protection is provided by the Tualatin Valley Fire and Rescue -page6- - • i Subdivision Request Durham School Park A storm drain plan, with preliminary calculations as requested in the pre- application notes, is submitted with this application for the City's review and approval. The plan, in part, calls for on site retention of storm water. This retention area is shown on the proposed subdivision plan as Tract C. ADJUSTMENTS: Chapter 18.370- Variances and Adjustments As noted on the site plan, the proposed subdivision includes a new public street ( labeled as Road "A"). The road intersects with SW Durham Road between lots 1 and 32 approximately 565 feet west of SW 79`x'. The new road is terminates in a half cul-de-sac at the easterly boundary of subject site. This road is approximately 537 feet in length and is the only entry into the 32 lot subdivision. It provides primary access to 20 lots and indirect access to the remaining 13 lots via their private drives. It is envisioned that the balance of the cul-de-sac will be completed when the properties to the east are ready for redevelopment. A Future Street Plan, as required by 18.8710.F is shown on Sheet 2. It shows the extension and completion of the cul-de-sac which then provides for access to 7 new lots. It also shows a private drive tract with a gated fire and emergency vehicle extension to SW 79". This street plan allows for redevelopment of the corner properties without them requiring direct access onto SW Durham of 79`h A street of this length, serving this number of houses is in excess of the standards contained in this Chapter. The right of way, street widths and cul-de-sac radius are all in compliance with the street standards of this Chapter. However, Table 18.810.1 indicates that a length of 200 feet serving no more than 20 houses is the maximum allowed. To construct the street as planned an Adjustment is necessary. Section 18.370.020 C.9- Adjustment for street improvement requirements of (Chapter 18.810). The approval criterion for such adjustments is: "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 - page 7 - Subdivision Request Durham School Park standards, the Director shall determine that the potential adverse impacts exceed the public benefits of strict application of the standards" An Adjustment to the standards for this application should be granted for the following reasons: 1. The orientation of the street proposed is the best option for providing access to the lots in the subdivision. Other options were explored but they all resulted in the need for an Adjustment. One alternative explored the use of a road that would loop through the property. Instead of ending in a cul-de-sac, the road returned to Durham Road. This place the new street intersection about 200 feet west of SW 79`h . This was closer than the Code allows. 2. A loop road did nothing to provide alternative access to the properties east of the subject site. A strict interpretation of the requirements would result in "...an unacceptably adverse impact on...the proposed development" in that it would severely limit the ability to comply with the minimum density requirements. A 200 foot long street serving only 20 lots is what a strict interpretation would allow. A 20 lot subdivision is only 61 % of the 33 lots allowed by the underlying zone. This is far below the minimum density requirements. If Additionally, a 200 foot long street would not be able to provide for alternative access to the properties to the east. CONCLUSIONS: Based upon the information provided above, the 32 lot subdivision, with the requested Adjustment to the street improvement standards, should be approved with the condition that the tree mitigation plan be submitted for approval prior to the issuance of development permits. SHV/me March 3, 1999 -page8- ~ i PROJEC DURHAM SCHOOL PARK 3/1/99 J.O.H. SUBJECT: WATER QUALITY SWALE DESIGN dur-sch.xls CRITERIA: a. Storm event of 0.36 inches of precipitation falling in 4 hours with an average return period of 96 hours this results in a rainfall intensity of 0.09 inches/hour. b. Maximum design depth = 0.5 foot c. Velocitv = 0.90 fps (max) d. Slope = 0.015 ft/ft (min) e. Mannings "n" = 0.25 f. Side slopes in treatment area = 4:1 g. Hydraulic residence time = 9 minutes IMPERVIOUS AREA Street impervious area 18.050 sq. ft. Private Dr. Tract A impervious area 2,147 sq. ft. Private Dr. Tract B impervious area 2;200 sq. ft. Lot impervious area= 29 lots x 2,630 sf/lot 76,560 sq. ft. (32 new lots - 3 ex. Homesites) Total impervious area 2.27 acres DESIGN FLOW - Q Qd = CiA Where: Qd = flow rate in cubic feet/second (cfs) C = runoff coefficient = 0.95 i = rainfall intensity in inches hour = 0.09 A = area in acres = 2.27 Q~ 0.19 cfs SWALE SIZING , Slope Bottom Width tannings Side Slopes i Flow Depth (ft/ft) (ft) j "n" h:v (ft) 0.015 6.00 0.25 4.00 4:' . 0.15 SWALE HYDRAULICS Q velocity Flow Area Wp R (cfs) I (fps) (sq. ft.) (ft) 0.19 i 0.19 0.99 7.24 1 0.14 SWALE LENGTH Length of Swale for 9 minute residence time = 104 I.f. Tree Condition/Mitigation Review Durham School Park - Tigard Prepared for: Herb Hoffart and Company 4632 Southwest Vermont Avenue Portland, Oregon 97219 (503 244-0876 Harris-McMonagle Associates, Inc. Engineers - Surveyors 12555 Southwest Hall Boulevard Tigard, Oregon 97224-6287 (503) 639-3453 Prepared by: Robert Mazany ASCA 9133, ACFE Consulting Arborist Robert Mazany and Associates Post Office Box 1305 Beaverton, Oregon 97075 (503) 646-0897 0 • ~o~iEZt azcuu~ and ogs.sDciatz MEMORANDUM TO: Jay Harris, Senior Project Engineer Harris-McMonagle Associates, Inc. FROM: Robert Mazany ASCA #133 Consulting Arborist DATE: February 28, 1999 RE: Tree Condition Review Durham School Park - Tigard I have completed my site and plan review of those trees located within the limits of the proposed Durham School Park development as requested. I respectfully submit the following documentation based on this site and plan review. 1. There are twenty trees on the site with diameters greater than twelve inches. These have been numbered on the plan provided and noted in the field note narrative attached. 2. There are five trees which have a diameter greater than twelve inches to be retained I strongly recommend the thirty inch diameter Cedar at the northeast corner of Lot 31 be retained and is included in the five. This is a healthy specimen which I believe is so located, that with proper precautions and protection it can be retained. 3. The fruit trees within the site are in poor condition showing serious signs of decline from lack of proper maintenance for what appears to be quite a number of years. The larger Apple trees have serious decay throughout the crowns and many have weak stem unions prone to failure. These would not be recommended for retention due to their condition and potential for failure leading me to conclude that mitigation for these trees is questionable. In summary, it is my professional opinion there are seven trees to be removed which warrant .mitigation. These have a total diameter of one hundred forty-six (146) inches. I have attached my field note narrative, site specific tree preservation/protection requirements, Tree and Plant Preservation/Protection specifications and number plan. I trust this memorandum and attached information will be sufficient for your needs at this time. Please contact me if additional information is required or if I may be of fiirther assistance on this project. J~ Box 1305, 1~EavEZEon, (97z9on 97075 - (5o3) 646-0897 • Field Note Narrative Tree Condition Analysis Durham School Park - Tigard The following trees have been reviewed for condition and potential construction impact. Only those trees with diameters greater than twelve inches have been addressed and noted on the attached plan. 1 Sequoia - 66" diameter, good condition, retain and protect. 2 Sequoia - 62" diameter, good condition, retain and protect. 3 Chestnut - 18" diameter, fair to good condition. Has had some pruning for utility line clearance. Retain and protect. 4 Birch - 16" diameter, fair condition. Has a pronounced lean to the west from what appears to be partial root failure. Has been side pruned for utility clearance. Has a failure potential sufficient to question mitigation. It is located in the proposed entry road and will require removal. S Cedar - 16" diameter in good condition. Is located at edge of proposed road and will need to be removed due to severe root zone intrusion. Mitigate. 6 Maple - 24" diameter in good condition. Located in close proximity to proposed improvements. Severe root zone and crown intrusion dictates removal. Mitigate. 7 Apple - 14" diameter in poor condition. In serious decline with decay evident in old wounds. Mitigation questionable. 8 Apple - 14" diameter in poor condition. Conditions similar`£o Tree 7. Mitigation questionable. 9 Birch - 20" diameter in fair condition. Diameter was noted as 8" on plan. Located in proposed road dictating removal. Mitigate. 10 Cherry - 24" diameter in poor condition. Condition and proximity to improvements dictates removal with mitigation questionable. 11 Cedar - 30" diameter in good condition. Not designated to be retained on plan provided, but size and condition require serious consideration for retaining and protecting. 12 Apple - 14" diameter in poor condition. Condition similar to Trees 7 and 8 with mitigation questionable. Field Note Narrative Tree Condition Analysis Durham School Park - Tigard Page Two 13 Apple - 20" diameter in poor condition. This tree appears to be older than the other apples and has more severe decay and advanced decline. Mitigation questionable. 14 Apple - 14" diameter in poor condition- Similar to other apples. Mitigation questionable. 15 Walnut - 14" diameter in fair condition. Is located close to the center of the parcel and building envelope. Remove. Mitigate. 16 Maple - 24" diameter in good condition. Location within building envelope indicates removal will be required. Mitigate. 17 Cherry - 24" diameter in fair condition. Showing signs of decline. Location indicates removal will be required. Mitigation questionable. 18 Apple - 18" diameter in poor condition. Conditions similar to other apples. Mitigation questionable. 19 Ash - 16" diameter in fair condition. Location within proposed condition dictates removal. Mitigate. 20 Maple - 30" diameter in good condition. It appears it is so located as to require removal. Mitigate. 21 Apple - 14" diameter in poor condition. Located at rear of parcel 20 - Retain. ~r• Trees with diameters of more than twelve inches to be retained: I - 2 - 3 - 11 - 21 with diameter inches totalling 190. Trees with diameters of more than twelve inches to be mitigated: 5 - 6 - 9 - 15 - 16 - 19 - 20 with diameter inches totalling 146. Trees with diameters of more than twelve inches - Mitigation questionable: 4 - 7 - 8 - 10 - 12 - 13 -14 - 17 - 18 with diameter inches totalling 160. End of Narrative Site Specific Requirements Durham School Park - Tigard in addition to the measures contained in the attached Tree and Plant Preservation/Protection Specifications the following site specific requirements must be adhered to. 1. Tree protection fence must be installed as directed and approved by the Project Consulting Arborist prior to the commencement of any demolition or construction activity which may be potentially injurious to trees designated to be retained. This fence must remain in place throughout the duration of construction. 2. Any necessary intrusion into the tree protection areas must be approved and directed by the Project Consulting Arborist. 3. Pruning of all trees to be retained must be done prior to the start of construction. Pruning %%rill be to ANSI A-300 Crown Cleaning standards for deadwood removal and interior thinning. Removal of live tissue (branches) is not to exceed fifteen percent. 4. Deep root liquid injection fertilizing to National Arborist Association standards, using slow release formulations, must be done prior to the start of construction. 5. Root zone aeration may be required as determined by the Project Consulting Arborist. 6. Additional therapeutic care may be required based on observatioip during site monitoring a by the Project Consulting Arborist. TREE & PLANT PRESERVATION/PROTECTION PART 1- GENERAL 1.01 DESCRIPTION: A General requirements: Preservation, protection, and trimming of existing trees and shrubs, and other vegetation indicated to remain. B. Definitions: 1. Consulting Arborist: A Consulting Arborist registered with the American Society of Consulting Arborists (ASCA). 2. Certified Arborist: Certified by The International Society of Arboriculture (ISA). 1.02 PROJECT CONDITIONS: A. Make every effort to protect all trees, shrubs, ground cover and other vegetation existing on the Project site with the exception of that indicated to be removed. B. Meet local jurisdiction requirements for protection of existing trees and vegetation. C. Provide temporary fencing, barricades and guards as required to protect trees and other plants, which are to remain, from all damage. Erect prior to commencement of clearing and demolition work and remove only after a}l work potentially injurious to trees and other plants is complete. Fence shall be placed as far from trees as is practical, but in no instance closer than one foot behind required construction limits. Fence shall be 4' visibility plastic on steel posts placed no further than 6' apart extending no less than 4-1/2' above the ground, kept taut at all times. D. Protect all trees from stockpiling, material storage, vehicle parking and driving within the tree drip line or tree protection fence area. E. Protect all plant growth including root systems of trees and plants from: 1. Dumping of refuse. 2. 'Chemically injurious materials and liquids. 3. Noxious materials in solution caused by run-off and spillage during mixing and placement of construction materials, and drainage from stored materials. 4. Continual puddling of running water. F. Restrict vehicular and foot traffic to prevent compaction of soil over root systems. PART 2 - PRODUCTS 2.01 MATERIALS: A. As indicated and required elsewhere in this Specification Section, and as may be recommended by Consulting Arborist. PART 3 - EXECUTION 3.01 GENERAL: A. Protect root systems of existing trees, shrubs and ground covers from damage due to noxious materials in solution caused by run-off and spillage during mixing and placement of construction materials, and drainage from stored materials. B. , Protect root systems from flooding, erosion, excessive wetting and drying resulting from de-watering and other operations. C. Protect all exiting plan material to remain against unnecessary cutting, breaking and skinning of roots and branches, skinning or bruising of bark. D. Do not allow fires under and adjacent to trees or other plants which are to remain. E. Engage a Consulting Arborist to direct removal of branchps from trees and large shrubs, which are to remain, if required to clear new construction and where indicated; and to direct tree root pruning and relocation work. F. Where directed by Consulting Arborist, extend pruning operations to restore natural shape of entire tree. G. Cut branches and roots with sharp pruning instruments. Do not break, chop or mutilate. H. Water trees and other vegetation which are to remain as. necessary to maintain their health during the course of the work. Maintain a water schedule and document. 3.02 EXCAVATION AROUND TREES: A_ Excavate within root zone of trees only where indicated and acceptable to the Consulting Arborist. B. Excavate around tree roots within tree root zone only under the direction of a Consulting Arborist retained by the Contractor. C. Where trenching for utilities is required within root zones, tunnel under and around roots by hand digging. Do not cut main lateral support roots. Cut smaller roots which interfere with installation of new work; use sharp pruning tools. D. Where excavating for new construction is required within root zones of trees, hand excavate to minimize damage to root systems. Use narrow tine spading forks and comb soil to expose roots. Relocate roots in back-fill areas whenever possible. If large, main lateral roots are encountered,. expose beyond excavation limits as required to bend and relocate without breaking. E. If encountered immediately adjacent to location of new construction and relocation is not practical, cut roots approximately 6 inches back from new construction. F. Do not allow exposed roots to dry out before permanent backfill is placed; provide temporary earth cover, pack with wet peat moss or 4 layers of wet untreated burlap and temporarily support and protect from damage until permanently relocated and covered with back-fill. Water puddle backfill to eliminate voids and air pockets. . G. All pruning shall be performed to ANSI A-300 Pruning standards by Oregon state registered tree care firms employing Certified Arborists. Other therapeutic care work shall be performed to National Arborist Association standards. 3.03 GRADING AND FILLING AROUND TREES: ,r A. Maintain existing grade within root zones of trees unless otherwise indicated or acceptable to the Consulting Arborist. B. Lowering Grades: Where existing grade is above new finish grade shown around trees, under direction of Consulting Arborist, carefully hand excavate within root zones to new grade. Cut roots exposed by excavation to approximately 3 inches below elevation of new finish grade. C. Raising Grades: Permitted only as acceptable to the Consulting Arborist. 3.04 REPAIR AND REMOVAL OF TREES: A. Retain a Consulting Arborist to direct tree repair work. Engage a Certified Arborist, acceptable to the Consulting Arborist, to perform tree repair work Repair trees damaged by construction operations in a manner acceptable to the Consulting Arborist. Make repairs promptly after damage occurs to prevent progressive deterioration of damaged trees.. B. Remove dead and damaged trees which are determined by the Consulting Arborist to be incapable of restoration to normal growth pattern. 3.05 REPAIR AND REPLACEMENT OF SHRUBS: A. Repair shrubs, and other vegetation damaged by construction operations in a manner acceptable to the Consulting Arborist. Make repairs promptly after damage occurs to prevent progressive deterioration of damaged plants. B. Remove and replace dead and damaged plants which are determined by the Consulting Arborist incapable of restoration to normal growth pattern. 1. Provide new shrubs of same size and species as those replaced or as otherwise acceptable to the Consulting Arborist. 2. Plant and maintain as acceptable to the Consulting Arborist. 3.06 HARDSCAPE INSTALLATION WITHIN TREE PROTECTION ZONES: A. Electrical conduit and irrigation main lines should be run under walkways, within stone or concrete subbase, and should not cut into native,soil within the Tree Protection Zone (within the drip line). Drip irrigation shall be installed within the Tree Protection Zone. Lateral electrical lines to individual lights, should be installed as close to the soil surface as possible with short runs from the main conduit. B. Electrical fixtures, housing, and irrigation valves must be installed with care to avoid cutting roots. Digging must be minimal with excess dirt removed from the tree preservation area. Do not cut roots greater than 1" in diameter without the approval of the Consulting Arborist. Roots greater than V in diameter exposed during excavation must be cut squarely at the edge of the excavation with a sharp saw or appropriate pruning tool. C. Install walkways as close to grade as possible to minimize excavation into the soil where large roots and areas of high root density exist. Backfill with loose dirt to the minimum depth necessary to achieve a natural look. Mulch if appropriate, as directed by the Consulting Arborist. 3.07 COMPENSATION TO OWNER FOR TREES: A. Contractor shall pay the Owner the value of existing trees to remain that died or were damaged and required removal because of the Contractor's failure to provide adequate protection and maintenance. B. Value of existing trees will be determined by the Consulting Arborist in accordance with the evaluation formula set forth in "The Council of Tree and Landscape Evaluation Guide for Plant Appraisers," Eighth edition, 1992.. C. Any wound or damage to a preserved tree constitutes partial injury. These include, but are not limited to: Any cambian tissue damage. Unauthorized cutting, breaking or removing tree branches. Unauthorized cutting or damaging protected root zones. Soil compaction. Toxic run-off into tree preservation areas. D. Partial injury will be calculated by percentage of the total value of the damage tree. E. The loss value penalty will include cost to the Owner for'loss appraisal by the Consulting Arborist plus the cost for necessary damage repair. PART 4 - PRE-CONSTRUCTION TREE CARE r 4.01 PRUNING AND STRUCTURAL SUPPORT: A. All trees designated to be retained within the project limits shall be pruned to ANSI A-300 Pruning standards with selective low limb removal, as directed and approved by the Consulting Arborist, where required for construction clearance. B. Structural support (cabling) may be required on specific trees as identified by the Consulting Arborist, to National Arborist Association Standards. C. All therapeutic care recommended will be directed, inspected and approved by the Consulting Arborist. S U46 qq~Ow • • On 9 ► AQ) 53/"1'4,1 ~e.ctv~d I-z5 -9 SUBDIVISION REQUEST APPLICANT: Herb Hoffert 4632 SW Vermont Portland, OR 97219 REPRESENTATIVES: Spencer H. Vail, Planning Consultant 4505 NE 24" Portland, Oregon 97211 Harris-McMonagle Associates Engineer-Surveyor 12555 SW Hall blvd. Tigard, OR 97223 DEEDHOLDERS: Edward E and Violet C. Cotter-TL 1900 8065 SW Durham Road Tigard. Or 97224 Marion Goble- TL 2000 3595 S 1600 E Wendell, Idaho 83355 Michael C. and Linda Halseth- TL 1200 7975 SW Durham Road Tigard. Or 97224 SITE LOCATION: 7975, 8025 and 8065 SW Durham Rd. LEGAL DESCRIPTION: TL 1200 1 S 1 12CD and TL's 1900 and 2000 1 S 1 12CC SITE SIZE: 3.07 Acres ZONING: R-12, Medium Density Multiple Residential, 12 units per acre PROPOSAL: The applicant proposes to subdivide the property into 33 lots as depicted on the attached site plan. Subdivision Request Durham School Park SITE DESCRIPTION: The subject property is located on the north side of SW Durham Road between SW 791h and SW Hall Blvd. The site is comprised of three individual tax lots, each with an older, single family home. These three lots are being purchased by the applicant. The homes will be removed and the property subdivided into 33 individual lots. The intent is that each lot will be developed with a detached, single family home. SURROUNDING AREA: To the north and west of the site is a fully developed subdivision also in zone R-12. It is developed with single family homes on approximately 5000 sq.ft. lots. The rear yards of 14 of these lots about the subject site. To the east of the site are three large underdeveloped lots on the northwest corner of SW Durham Rd. and SW 79`h To the south, and across SW Durham Road is the Durham School complex. ZONING CODE: The following Code sections are deemed applicable to this proposal: Chapter 18.510 Residential Zoning Districts Section 18.510.020.F states that the R-12 zone is designed to accommodate a full range of housing types at a minimum lot size of 3,050 sq.ft. The applicant proposed to develop the proposed subdivision lots with single family detached housing units, a permitted use according to Table 18.510.1. Section 18.510.040.A sets forth the minimum and maximum densities. It states that the minimum density in each zoning district have been established at 80% of the maximum density. Section 18.510.040.13 states that the establishment of the appropriate densities is governed by the formulas is Chapter 18.715. This chapter and the density calculations are discussed on pages 3 and 4. Section 18.510.040.C pertains to Adjustments in the density requirements. This proposal will not require this type of Adjustment. -page 2- Subdivision Request Durham School Park Section 18.510.050 and Table 18.510.2 set forth the Development Standards for the R-12 zone. (1) The Code minimum lot area is 3050 sq.ft*. * Section 18.430.020.1) allows for lots less than the minimum lot size allowed in the underlying zone as long as the average lot size is not less than allowed by the underlying zoning district. In this case that is 3050 sq.ft.. In addition, none of the proposed new lots is less than 80% of the minimum lot size as allowed in the R-12 zone.(Also see discussion of 18.430 on page 5) (2) There is no minimum lot width. All lots widths are indicated on the proposed plat. (3)(a) Minimum front yard for single family homes is 15 feet. Minimum setback for corner lots is 10 feet for each street frontage. (c) Minimum side yard is 5 feet. (d) Minimum rear yard is 15 feet. (e) All abutting property is zoned R-12 (f) Minimum distance between property line and front of garage is 20 feet. (4) Maximum height is 35 feet. (5) Maximum lot coverage is 80% (6) Minimum landscaping is 20 All lots meet the minimums described above and all new construction will comply with the above referenced dimensional standards. No Variances from these standards will be required to develop this site. Chapter 18.715- Density Calculations Section 815.715.020 sets forth the formula for Density Calculations. The gross site area involved is 3.07 acres or 133267 sq.ft. Subtracting from this total 2,683 sq.ft dedicated for Durham Rd.; 25,160 sq.ft. for the dedication of public road "A"; 2,238 sq.ft for private road "A" and 2,226 sq.ft for private road "B" or a total of 32,307 sq.ft leaves a net area of 100,960 sq.ft. Dividing this net area by the minimum lot size of 3,050 sq.ft. results page 3 - Subdivision Request Durham School Park in 33.1 lots. 33 lots are proposed. These calculations are also noted on the Index sheet of the site plan. Chapter 18.730- Exceptions to Development Standards This Chapter presents exceptions to the height and setback standards contained in the various zoning districts. The site plan indicates that 5 feet is being dedicated for additional right-of- way for SW Durham road. This will create a 40' from center line distance as required by the City in the Engineering Section of the December 3, 1998 pre-application conference notes. This and the required yard setbacks of the R-12 zone will assure compliance with Section 18.730.040 and Table 18.730.1 which requires a 45 foot building setback from the center line of Durham Rd. No exceptions from the requirements of this chapter is required. Chapter 18.795- Visual Clearance The proposed public street "A" has been design to comply with the visual clearance criteria of the City's codes. No deviation from the standards is necessary. Chapter 18.765- Off-Street Parking Section 18.765.080 requires one off-street parking space per single family dwelling unit. All homes constructed in the subdivision will have one or two car garages. Chapter 18.705- Access, Egress and Circulation The proposed subdivision includes the dedication of a new public street, with sidewalks, and two private access drives. It will be noted on the site plan that the new street, Road "A", meets the Code required standards for a new street. Private Drive "A" and "B" also meet the Code required standards for width and number of units served. See Sheet 2. None of the new lots will have direct access onto SW Durham Road. The three existing driveways will be eliminated. Chapter 18.790- Tree Removal A Tree Preservation plan is shown on Sheet 2 of the site plan document. It shows a survey of the trees and their caliper. The survey shows the trees -page 4- Subdivision Request Durham School Park that will remain and the ones that need to be removed because of conflicts with street or building location. The plan shows that there are 18 trees in the over 12" caliper category. The proposed development requires that 13 of these trees be removed. This leaves 5 trees over 12" being retained. Since this 28% of the existing trees in the over 12" category. Section 18.790.030.B.2b requires a mitigation plan be prepared that would provide for the replacement of 2/3rds of the trees removed. Section 18.790.060, Guidelines for Replacement, states, at subsection D3 that the number of replacement trees required shall be determined by dividing the estimated caliper of tree(s) being removed by the caliper of size of the largest reasonable available replacement trees. The 13 trees being removed have a combined caliper of 245 inches. Dividing that amount by the 4" caliper of the replacements is 61 trees. The Code section referenced above requires that two thirds of that number or 41 trees ( with a 4" caliper) be planted as mitigation for the trees removed by the development. It should also be noted that 12 trees that are under 12" caliper are being retained. These include a row of 12 fir trees situated along the common lot line of lots 31 and 32. Additionally, new street trees will be planted for each of the lots as they are developed as required by code. A landscape plan prepared by a certified professional detailing the mitigation plan, tree protection plan and location of the new trees will be submitted when construction permits are requested. The replacement trees will probably be pines and Western Red Cedar. The plan will be submitted at that time because the final design of the proposed subdivision will be complete and any and all conditions of approval imposed by the City can be incorporated into the plan. This would eliminate the possible need to redo the plan to accommodate the conditions of other changes the City may require. Chapter 18.430- Subdivision Standards This Chapter sets forth the general provisions and approval process for new subdivisions with the city of Tigard. The submittal materials contain all the information required by this chapter. As noted above, the application is making use of Section 18.430.020.D- Lot Averaging. As -page 5- Subdivision Request Durham School Park can be noted on Sheet 1, the lot sizes range from 2705 sq.ft. (Lot 23) to 4954 sq.ft. (lot 16). The average lot size is above the 3050 sq.ft. minimum required by the Code. (Also see discussion of 18.510.050(1) on page 3). The preliminary plat document, on Sheets 1-4, contains the required information pertaining to the street plan and its future extension, lot orientation and dimensions, grading, tree preservation and storm drainage plan, sanitary sewer and domestic waterworks plan and a future development plan. Chapter 18.810-Street and Utility Improvements This Chapter provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers and drainage and takes into account the comments provided in the pre- application notes. The proposed streets within the subdivision conform to the right of way and improvement widths set forth in this chapter and in Table 18.810.1. In addition, a Future Street plan has been prepared as required by 18.810.030.F. This plan shows the completion of the cul-de-sac which provides access to 7 tentative new lots. Use of the cul-de-sac for access by these new lots eliminates the need for access onto either SW Durham, a designated arterial or SW 79`h, a minor collector. Utilities There is a sanitary sewer line available east of the site. This line will be extended to serve the proposed subdivision. Water is provided to the site by the Tigard Water Dept. There is a 12" water line in SW Durham Rd. Fire protection is provided by the Tualatin Valley Fire and Rescue A storm drain plan, as requested in the pre-application notes, is submitted with this application for the City's review and approval. The plan, in part, calls for on site retention of storm water. This retention area is shown on the proposed subdivision plan as Tract C. -page6- i • Subdivision Request Durham School Park ADJUSTMENTS: Chapter 18.370- Variances and Adjustments As noted on the site plan, the proposed subdivision includes a new public street (labeled as Road "A"). The road intersects with SW Durham Road between lots 1 and 33 approximately 565 feet west of SW 79`n. The new road is terminates in a half cul-de-sac at the easterly boundary of subject site. This road is approximately 537 feet in length and is the only entry into the 33 lot subdivision. It provides primary access to 20 lots and indirect access to the remaining 13 lots via their private drives. It is envisioned that the balance of the cul-de-sac will be completed when the properties to the east are ready for redevelopment. A Future Street Plan, as required by 18.8710.17 is shown on Sheet 2. It shows the extension and completion of the cul-de-sac which then provides for access to 7 new lots. It also shows a private drive tract with a gated fire and emergency vehicle extension to SW 79`n. This street plan allows for redevelopment of the corner properties without them requiring direct access onto SW Durham of 79`n A street of this length, serving this number of houses is in excess of the standards contained in this Chapter. The right of way, street widths and cul-de-sac radius are all in compliance with the street standards of this Chapter. However, Table 18.810.1 indicates that a length of 200 feet serving no more than 20 houses is the maximum allowed. To construct the street as planned an Adjustment is necessary. Section 18.370.020 C.9- Adjustment for street improvement requirements of (Chapter 18.810). The approval criterion for such adjustments is: "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 adverse impacts exceed the public benefits of strict application of the standards" An Adjustment to the standards for this application should be granted for the following reasons: - page 7 - Subdivision Request Durham School Park 1. The orientation of the street proposed is the best option for providing access to the lots in the subdivision. Other options were explored but they all resulted in the need for an Adjustment. One alternative explored the use of a road that would loop through the property. Instead of ending in a cul-de-sac, the road returned to Durham Road. This place the new street intersection about 200 feet west of SW 79`h . This was closer than the Code allows. 2. A loop road did nothing to provide alternative access to the properties east of the subject site. A strict interpretation of the requirements would result in "...an unacceptably adverse impact on...the proposed development" in that it would severely limit the ability to comply with the minimum density requirements. A 200 foot long street serving only 20 lots is what a strict interpretation would allow. A 20 lot subdivision is only 61% of the 33 lots allowed by the underlying zone. This is far below the minimum density requirements. Additionally, a 200 foot long street would not be able to provide for alternative access to the properties to the east. CONCLUSIONS: Based upon the information provided above, the 33 lot subdivision, with the requested Adjustment to the street improvement 'standards, should be approved with the condition that the tree mitigation plan be submitted for approval prior to the issuance of development permits. SHV/me January 24, 1999 - Page 8 - - 1 M 1 1 N 8.42'32' W 36.80' N o I! +II 89.9 90.00' 73.50' 1,7.34' N O i E i 8 N 1 9C 4F f.2D m 7 1 1 2.971.yR A 11 10.50• 1 6 S 3.296 op.R n ♦532 qR Z ! 1011 pR N 8'42'32' W 65.56' 14 1 79,36' .00' m g g 24.47 34.00' 34.00' k. 39.09' 63.00' 63.00' 34.00 ao 6 8 9 2.726 90. W 2764 "R ` ` $ 8 15 8 ke 12 4 3 3 2.520 .an 79.71' i 2.620 .4.n. 22 N m m e e 5 Lp i 63.00' < q 63.00' g w a 3.037 -q R n0 g 3037 qR qo~ 10 a 17 m '18 19 20 C4 STORM DRAINAGE 3270? R zAZ2 .4n. 9/n 4rr*owol If) EASEMENT 322 ro.R 3.2e7 qR 3.267 t4 R C 3,499 '4" S i 8 14 0 a 93,84' p .s 13 8 ♦ 2.709 -tL . L I L.s7, 2.709 .6.a. 2t.o' c 3 8 4 1. 70'15.45' ' 63.00' 83.00' 34.00' 34.00' 34.00' 34.00' 22.51' (rl2• ~i, 0 c 3,223 Wt. 1 CUR N 82,89' L+ ~ .1._._..-. _S8C42'32'E 394.40' p m Zb c ROAD -A' N 3 pp 1 26.736 K ft. 'v~ c 2.620 wfL R 2s.OD 36.00 36.00 36.00 36.00 36.00 36.00 36.00 36.00 33.01 0 2 s 2 a ` r~ 2Aid aR I D A M6 0/1 A, F + 8 32 8 31 S 30 $ 29 8 28 8 27 0 26 8 25 8 24 8 23 8 S Is 8 S m 8 S m 3.090 .pn. 2.660 pk 2.660 *p.n. 2.660 w.tt. 2660 Q.tt. 2.660 @4R 2a50 p.R 1 E~ 2660 q. h. 2650 VL 2A6o wC VU S 'o C M1 ifl 3.063 pR M ;I 6101, 24.W 36.00' 36.00' 1 r .00' 36.00' 0' 38.00. 36-00- woo. W.00, 4 -S-88'42 E -535 r SW DURHAM ROAD DURHAM SCHOOL PARK PRELIMINARY PLAT AND STREET PLAN V CITY OF TIGARD PRE-APPLICATION CONFERENCE NONS, Commu mmu nnity0eRAWor~elomcfopme nt (Pre-Application Meeting Notes are Valid for Six (61 Months) shaP=ngA Better Community RESIDENTIAL PRE-APP. MTG. DATE: STAFF AT PRE-APP.: APPLICANT: y 1-tq I'~,:5 AGENT- Phone:( 1 .431-31/53 Phone:( l PROPERTY LOCATION: ADDRESS/GEN. LOCATION: TAX MAP(S1/LOT #(S]: 2s/ /Z C -D lzo o e aS11ZCc- 2000, a s~ Iz CC -X90 NECESSARY APPLICATION(Sl: PROPOSAL DESCRIPTION: -r4 dVi do I /0A , 41b 3 z /ads COMPREHENSIVE PLAN MAP DESIGNATION: 4ca~~~, S . ZONING MAP DESIGNATION: l4' l.?, C.I.T. AREA. FACILITATOR: PHONE: (5031 ZONING DISTRICT DIMENSIONAL REQUIREMENTS MINIMUM LOT SIZE sq. ft. 5 yyrage lot width:_ ft. Maximum building height: 3s, ft. Setbacks: Front /S z~ ft. Side ft. Rear /s 2a ft. Corner Zo ft. from street. MAXIMUM SITE COVERAGE: 8'0 % Minimum landscaped or natural vegetation area: 20 (Refer to Code Section 18. S"/v. SL 1 TIONAL LOT DIM UM 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 21/2 times the average width, unless the parcel is less than 1'/2 times the minimum lot size-of the applicable zoning district. (Refer to Code Section 18.810.0601 CITY OF TIURD Pre-Application Conference Notes Page 1 of 11 BesWen l Apptication/Pianninp UhAsion Section SPECIAL SETBAC treets: ys feet from the centerline of Dui~14M ➢ boundary. ➢ Flag lot: Ten (10)-foot side yard setback. ➢ Zero lot line lots: Minimum ten (10)-foot separation between buildings. ➢ Multi-family residential building separation: [Refer to CodeSecdon 1813.0401 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 setbacks for primary structuresJ BDIVISION PLAT NAME RESERVATION SUB A SUBDIVISION LAND USE APPLICATION with the City of Tigard, applicant's are REQUIRED to complete and file a subdivision plat naming request with the Washington County Surveyor's Office in order to obtain approval/reservation for any subdivision name. Applications will not be accepted as complete until the City receives the faxed confirmation of approval from the County of the Subdivision Name Reservation. [County Surveyors Office: 503-648-88841 FLAG LOT BUILDING HEIGHT PROVISIONS MU EIGHT OF 1'/ DRIES o 5 feet, hic r is less in t zones; 2'/z ories, r 35 feet in R-7, R- , R-25 R-40 zones provi wthe standards of Code lion 1 . 30.010.C1 e satisfied. TIAL DENSITY CALC [See example belo The NET RESIDENTIAL UNITS ALLOWED on a particular site may be calculated by dividing the net area of the developable land by the minimum number of square feet required per dwelling unit as specified by the applicable zoning designation. Net development area is calculated by subtracting the following land area(s) from the gross site area: s~ All sensitive lands areas including: ➢ Land within the 100 year floodplain; ➢ Slopes exceeding 25%; and ➢ Drainageways. Public right-of-way dedication: ➢ Single-family allocate 20% of gross acres for public facilities; and ➢ Multi-family allocate 15% of gross acres for public facilities. [Refer to Code Chapter 18.1151 EXAMPLE OF RESIDENTIAL DENSITY CALCULATIONS: EXAMPLE: USING A ONE ACRE SITE IN THE R-12 ZONE (3,050 MINIMUM LOT SIZE) WITH NO DEDUCTION FOR SENSITIVE LANDS Single-Family Multi-Family 43,560 sq. ft. of gross site area 43,560 sq. ft. of gross site area 8.712 sq. ft. (20%) for public right-of-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 areal - 3.050 (minimum lot area) = 11A Units Per Acre = 121 Units Per Acre The Development Code requires that the net site area exist tor the next whole dwelling unit NO ROUNDING UP IS PERMITTED. CITY OF TIGARD Pre-Application Conference Notes Page 2 of 11 Residential AppllcatioNPlanning Division Section BLOCK 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. When block lengths greater than 600 feet are permitted, pedestrian/bikeways shall be provided through the block. . [Refer to Code Section 18.810.0901 IDENTIAL DENSITY TRANS -rFe-t1q-6fi Tgard allows a RESIDENTIAL DENSIV TRANSFER OF UP TO 25% of the units that could otherwise have been developed on sensitive lands areas listed in the density calculations that may be applied to the developable portion of the site. (Refer to Code Section 18.715.0301 It is the responsibility of the applicant for a residential development application to PROVIDE A DETAILED CALCULATION FOR BOTH the permitted residential density and the requested density transfer. SID IAL DENSITY TRANS ION R ardless of the Ilowed house density in a zonin distri ANY PROPERTY WI HIN 10 FEET OF DESIGNA ED ESTABLI ED AREA SH LL NOT E DEVELOPED T A DE ITY GRE TER THA 125% of them imum Comp ehensive Pla designation ( t zoning) of he adjace parcel. ransition area appli to any pr erty which is a d ignated es blished area. e subject p e is designated as an are . The subject property is adjoined by establ ed/ evelo in areas to then , south, east and west. TUBE STREET PLAN AND EKTE E 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. [Refer to Code Section 18.810.030.FJ AKINGA AD-ACC N 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. [Refer to Code Section 18365.0801 CITY OF TIUR0 Pre-Application Conference Notes Page 3 of 11 Residential Appticatioo Planning Rhdslon Section NO MORE THAN 40% OF REQUIRED SPACES MAY BE DESIGNATED AND/OR DIMENSIONED AS COMPACT SPACES. Parking stalls shall be dimensioned as follows: ➢ Standard parking space dimensions: 8 ft. 6 inches X 18 feet ➢ Compact parking space dimensions: 7 ft. 6 inches X 16.5 feet ➢ 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. B CYCLE RACKS YCLE RACKS are required FOR MULTI-FAMILY, COMMERCIAL AND INDUSTPMAL DE MENTS. Bicycle racks shall be located in areas protected from automobile traffi and in convenient ions. Minimum number of acc es: Minimum access ' the Maximum access width: Minimum pa ent width: REQUIRED WALKWAY LOCATION Within all ATTACHED HOUSING (except tw - i y dwellings) and multi-family developments, each residential dwelling SHALL CTED BY WALKWAY TO THE VEHICULAR PARKING AREA SPACE AND RECREATION FACILITIES. R VISION AR e 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. [Refer to Code Chapter 183951 FFERING AND SCREEN crease 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 Community Development Code. / [Refer to Code Chapter 18.7451 The REQUIRED BUFFER WIDTHS which are app icable to your propcfsal area are as ;o1#1'ows: feet along north boundary. feet along east boundary. feet along south boundary. feet along west boundary. In addition, sight obscuring screening is required along CITY Of TIGARD Pre4opfication Conference Notes Page 4 of ll 8esWenW Mpll aUen/Manning Wgon SeMn TTREES 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. These design features may include the use of landscaped berms, decorative walls, and raised planters. For detailed information on design requirements for parking areas and accesses. [Refer to Code Chapters 18.745,18365 and 183051 EE REMOVAL PLAN REQUIREMEN 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, major partition, site development review, planned development or conditional use is filed,. Protection is preferred over removal where possible. The TREE PLAN SHALL INCLUDE the following: ➢ Identification of the location, size and species of all existing trees including trees designated as significant by the city; ➢ 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: b Retainage of less than 25% of existing trees over 12 inches in caliper requires a mitigation program according to Section 18.790.060.D. of no net loss of trees; b 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.; b 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.; b 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. [Refer to Code Section 18390.030.CJ CITY Of TIGNO Pre4wication Conlerence Notes Page 5 of 11 ae"ntw ApoticatioNPlanning amdon section TION PLACEMENT 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; and ➢ 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. [Refer to Code Section 18390.060.EJ SIGNS 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 review before the Hearings Officer. SENSITIVE LANDS The Code provides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE F DEVELOPMENT DUE TO AREAS WITHIN THE 100-YEAR FLOODPLAIN, N RAL DRAINAGEWAYS, WETLAND AREAS, ON SLOPES IN EXCESS OF 25%, OR ON STABLE GROUND. Staff will attempt to preliminarily identify sensitive lands areas at pre-application conference based on available information. HOWEVER, the res onsi ' ' o precisely identify sensitive lands areas and their boundaries is the responsibility oft licant. Areas meeting the definitions of sensitive lands must be clear) indicated on Qlar's-submitted with the develo en application. Chapter 18.775 also, provides regulations for use, protection, or modification of sensitive lands areas. RESIDENTIAL DEVELOPMENT I OHIBITED WITHIN FLOODPLAINS. [Refer to Code Chapter 18.715 STEEP SLOPES When STEEP S ES exist, prior to issuance of a final order, a geotechnical report must be submitted addresses the approval standards of the Tigard Community Development Code Sectio .775.080.C. The report shall be based upon field exploration and investigation and shall i de specific recommendations for achieving the requirements of Sections 18.775.080.C.2. and 18.775.080.C.3. CITY OF TIGARD Pre Plication Conference Notes Page 6 of 11 RaWenU AppllceUoWMnning WrJoa Secoon UNIFIED SEWERAGE AGENCY [USAI BUFFER STANDARDS, RESOLUTION AND ORDINANCE [R 8 01 96-44 LAND DEVELOPMENT ADJACENT TO SENSITIVE AREAS shall preserve and maintain or crest ' a vegetated corridor for a buffer wide enough to protect the water quality functioning of the se itive area. Design Criteria: THE VEGETATED CORRIDOR SHALL BE A MINIMUM OF 25 FEET WIDE, meas d horizontally, from the defined boundaries of the sensitive area, except where approval has be granted by the Agency or City to reduce the width of a portion of the corridor. If approval is gra ed by the Agency or City to reduce the width of a portion of the vegetated corridor, then the surf a water in this area shall be directed to a6 area of the vegetated corridor that is a ' mum of 25 feet wide. The maximum allowable encroachment shall be 15 feet, except as all wed in Section 3.11.4. No more than 25% of the length of the vegetated corridor within the devel pment or project site can be less than 25 feet in width. In any case, the average width of the veget ed corridor shall be a minimum of 25 feet. Restrictions in the Vegetate Corridor: NO structures, development, construction tivities, ens, I wns, application of chemicals, dumping of any materials of any kind, or oth r activities shal permitted which otherwise detract from the water quality protection provided y the vegetated corridor, EXCEPT AS ALLOWED BELOW: ➢ A GRAVEL WALKWAY OR BIKE PATH, N T EXCEEDING EIGHT (8) FEET IN WIDTH. If the walkway or bike path is paved, then the veg tated corridor must be widened by the width to the path. A paved o I walkway or bike pa may not be constructed closer than ten (10) feet from the bou ary of the s 'tive area, unles approved by the- Agency or City. Walkways and bike paths sh II be constructed s s to minimi a disturbance to existing vegetation; and ➢ WATER QUAL FACILITIES may en ch i to the vegetated corridor a maximum of ten (10) feet with the appr al of the Agency or City. Location of Ve etated Corr or: IN ANY RESIDENTIAL DE LOPM ENT 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 part of any parcel to be used for the construction of a dwelling unit. I -44/USA Regulad ns - Chapter 3, Design for SWMI WATER RESOUR S OVERLAY DISTRICT THE W ER RESOURCES (WR) OVERLAY DISTRICT implements the policies of the Tigard Comprehe ive Plan and is intended to resolve conflicts between development and conservation of significant etlands, streams and riparian corridors identified in the City of Tigard Local. Wetlands Invento . Specifically, this chapter allows reasonable economic use of property while establishing clear d objective standards to: protect significant wetlands and streams; limit development in design ted riparian corridors; maintain and enhance water quality; maximize flood storage capacity; pres a native plant cover; minimize streambank erosion; maintain and enhance fish and wildlife habitats; and conserve scenic, recreational and educational values of wate ur S fe Harbor: HE WR OVERLAY DISTRICT ALSO MEETS THE REQUIREMENTS OF STATEWIDE PLANNING OAL 5 (Natural Resources) and the "safe harbor" provisions of the Goal 5 administrative rule (OAR 60, Division 23). These provisions require that "significant" wetlands and riparian corridors be mapped and protected. The Tualatin River, which is also a "fish-bearing stream," has an average annual flow of more than 1,000 cfs. CITY OF TIGARD Pre-Application Conference Notes Page 1 of 11 BWdeMal Appllcadon/Manalnu Blvralon Seem Major Streams: Streams which are mapped as "FISH-BEARING STREAMS" by the Orego Department Forestry and have an average annual flow less than 1,000 cubic feet per second (cfs). ➢ MAJOR STREAMS IN TIGARD INCLUDE FANNO CREEK, ASH CR (EXCEPT T NORTH FORK AND OTHER TRIBUTARY CREEKS) AND BALL CREEK. Minor Streams: Streams which are NOT "FISH-BEARING REAMS" accor to Oregon Department Forestry maps . Minor streams in Tigard include Su mer Creek, Derry De Creek, Red Rock Cree North Fork of Ash Creek and certain short tributarie of the Tualatin River. Riparian Setback Area: THIS AREA IS MEASURED HORIZONTALLY OM AND PARALLEL TO AJOR STREAM TUALATIN RIVER TOP-OF-BANKS, OR THE ED OF AN ASSOCIATED W LAND, whicheve is' greater. The riparian setback is the same as the "riparian corridor boundary' OAR 660-23- 090(1)(d). ➢ The standard Tualatin River riparian setback is 75 et, unless modified in acco ance with this chapter ➢ The majo streams riparian tback is 50 feet, unles modified in accordance with s chapter. ➢ Isolated w tlands and minor streams ' cluding adjacent w lands) have no riparian setback; however, a 5-foot "water quality buffer" ' required under ified Sewerage Agency (USA) standards a pted and administered by the ' of Tigard. [Refer to Code S tion 18.191.0301 Riparian Setback Reductions The DIRECTOR MAY APPR VE A SITE-SPECIFIC REDUCTION OF THE TUALATIN RIVER OR ANY MAJOR STREAM RIPAR N SETBACK BY AS MUCH AS 50% to allow the placement of structures or impervious surfaces erwise prohibited by this chapter, provided that equal or better protection for identified major strea resources is ensured through streambank restoration and/or enhancement of riparian vegetation in eserved portions of the riparian setback.area. Eli i i for Ri arian ack in Disturb Areas. To e ELIGIBLE FOR A R IAN SE BACK REDUCTION, the applicant must demonstrate that the parian corridor was substan ' disturbed at the time this regulation was adopted. This deter ination must be based on the Vegetation Study required by Section 18.797.050.C that demon ates all of the following: ➢ Na a plant species currently cover less than 80% of the on-site riparian corridor area; ➢ The t e canopy currently covers less than 50% of the on-site riparian corridor and healthy trees h ve not been removed from the on-site riparian setback area for the last five (5) years; t getation was not removed contrary to the provisions of Section 18.797.050 regulating removal of native plant species; ➢ That there will be no infringement into the 100-year floodplain; and ➢ The average slope of the riparian area is not greater than 20%. [Refer to Code Section 18391.1001 =NARRATIVE PPLICANT SHALL SUBMIT A NARRATIVE which provides findings for all 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. Applicant should review code for applicable criteria. CITY OF TIGARD Pre-Application Conference Notes Page 8 of 11 Residential AppllcadoMadinu Ohdsion section CODE CHAPTERS 18.350 18.715 18.795 _ 18.780 18.330 /'18.430 18.775 f 18.730 ✓ 18.765 '18.755 18.370 '18.420 _ 18.797 _ "18.745 18.705 _ 18.360 L/ 18.790 ✓ 18.8$0 VO 1!tT:U:a:Dpa>rt of the APPLICATION SUBMITTAL REQUIREMENTS, applicants are required to include 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. [Refer to Code Sections 18.390.040 and 18.390.0501 EIGHBORH OD tT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 500 FEET AND THE APPROPRIATE CIT FACILITATOR 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. * 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. (Refer to the Neighborhood Meeting Handout) URDIVISION PLAT NAME RESERVATIO PRIOR TO SUBMITTING A SUBDIVISION LAND USE APPLICATION with the City of Tigard, applicant's are required to complete and file a subdivision plat naming request with the Washington County Surveyor's Office in order to obtain approval/reservation for any subdivision name. Applications will not be accepted as complete until the City receives the faxed confirmation of approval from the County of the Subdivision Name Reservation. (County Survevors Office: 503-648-88841 (!!t!U 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 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 IN WHICH THE DEMOLITION PERMIT IS OBTAINED). CITY OF TIGARD Pre-Applicadon Conference Notes Page 9 of 11 Re9dentlal Appllcadon/Planning Wslon SeMon RECYCLING pA should CONTA T FRAN ISE HAULER F REVIE ND APPRO AL OF ITE SERVICI COMPATIB ITY with Prid Disposal's v icles. CONTA PERS Lenny ' g with Pride Di osal at (5 3) 625-6177. [Refer to a aper 18.1551 ADDITIONAL CONCERNS OR COMMENTS: (/L4dv, Ll - a , , /•l. !d H•M.S n / o fi> 1trA4s ~2_►- A a 20, t: S a 1 Ii .c .i r 1~ r o Wi it / ® ~1 ! w r) ~n L 1 ,L o r' d4* 1. 1 -e , y l (n F cT 1 r c. 5'd 2. 2_ 1 _ 3 r2 Srw, _ 4r ~J S~~tYAc L' G 1 l/ F14 o wJ fry, fr~,e- k I'~r.. wa...i1 t~►~ U71 j P1 r&Y u ni11 ran/- ~✓4Iri r/~a/1 Aot eg" n►~pQ-/ f-y 1-■t ~ /1'r.{/. P rot v V~r~/ c C7~0rri lerA PROCEDURE r.-/ 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. P:LICATION SUBMITTI(CPROCESS All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the Community Development Department at Tigard City Hall offices. PLEASE NOTE:. Applications submitted by mail or dropped off at the counter without Planning Division acceptance may be returned Applications will NOT be accepted after 3:00 P.M. on Fridays or 4:30 on other week days. Maps submitted with an application shall be folded IN ADVANCE to 8.5 by 11 inches. One (1). 8%" x 11" map of a proposed project should be submitted for attachment to the staff report or administrative decision. Application with unfolded maps shall not be accepted. The Planning Division and Engineering Division 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 TIGARO Pre-Application Conference Notes Page 10 of 11 Residential Application/Planning Mine Section The administrative decision or public hearing will typically occur approximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public hearing. A ten (10)-day public eal period follows all land use decisions. An appeal' on this matter would be heard by the Tigard ap9n . A basic flow chart which illustrates the review process is ailable from the Planning Division upon request. This pre-application conference and the notes of the conference are intended to inform the prospective applicant of the primary Community Development Code requirements applicable to the potential development of a particular site and to allow the City staff and prospective applicant to discuss the opportunities and constraints affecting development of the site. PLEASE NOTE: The conference and notes cannot cover all Code requirements and aspects of good 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. 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 PRE-APPLICATION CONFERENCE, (unless deemed as unnecessary by the Planning Division). PREPARED BY: 9 b1✓k. CITY OF TIGARD FUNNING DIVISION - STAFF PERSON HOLDING PRE-APP. MEETING PHONE: [5031639-4171 FAIL: 150316847297 E-MAIL (staff's first name)@Citigard.orAs i:\curpln\masters\revised\preapp-r.mst (Engineering section: preapp.eng)\ Updated: 11/98 CITY OF TIGARD Pre-Application Conference Notes Page 11 of 11 Beswen1W Mpgcagon/Ramdug Division section CITY OF TIGARD LAND USE APPLICATION CHECKLIST Please read this form carefully in conjunction- with the notes provided to you at the pre- application conference. This checklist identifies what is required for submittal of a complete land use application. Once an application is deemed complete by Community Development staff, a decision may be issued within 6-8 weeks. If you have additional questions after reviewing all of the information provided to you, please contact the staff person named below at the City of Tigard Planning Division, (503) 639-4171. Staff: J ~R Date: M. - 3 - 98 1. BASIC INFORMATION ALL LAND USE APPLICATIONS REQUIRE THE FOLLOWING: Completed Application Form with property owner's signature or name of agent and letter of authorization Title transfer instrument or grant deed Written summary of proposal Narrative demonstrating compliance with all applicable development standards and approval criteria (as specified in the Pre-Application Conference notes) Two (2) sets of stamped, addressed envelopes and a notarized list of all owners of property within 500 feet of the subject property. Mailing envelopes shall be legal-size, addressed with 1" x 4" labels Documentary evidence of neighborhood meeting (if required) Impact Study per Section 18.390.040.B.2.(e) Copy of the Pre-Application Conference notes Filing Fee 2. PLANS REQUIRED In addition to the above basic information, each type of land use application will require one or more of the following maps or plans. PLEASE SUBMIT EACH OF THE PLANS CHECKED BELOW WITH YOUR APPLICATION (Section 5 of this checklist provides details on what information to include on each plan): 81, Vicinity Map Preliminary Grading/Erosion Control Plan CY Existing Conditions Map M' Preliminary Utilities Plan B" Subdivision Preliminary Plat Map a Preliminary Storm Drainage Plan ❑ Preliminary Partition/Lot Line Adjustment Plan Wr"o' Tree Preservation/Mitigation Plan ❑ Site Development Plan ❑ Architectural Drawings ❑ Landscape Plan ❑ Sign Drawings e Public Improvements/Streets Plan 3. NUMBER OF COPIES REQUIRED The City requires multiple copies of submittal materials. The number of copies required depends on the type of review process. FOR AN APPLICATION SUCH AS YOU ARE PROPOSING THE CITY REQUIRES *-Ly COPIES OF ALL APPLICATION MATERIALS. City of Tigard Land Use Application Checklist Page 1 of 5 4. SPECIAL STUDIES AND REPORTS Because of the nature of your project and/or the site you propose to develop, THE FOLLOWING ADDITIONAL STUDIES WILL BE REQUIRED. These studies must be prepared by certified professionals with experience in the appropriate field: ❑ Traffic Study ❑ Local Streets Traffic Study ❑ Wetlands/Stream Corridor Delineation and Report ❑ Habitat Area Evaluation 8'*~' Storm Drainage System Downstream Analysis ❑ Preliminary Sizing Calculations for Proposed Water Quality and/or Detention Facility ❑ Geotechnical Report ❑ Other 5. PREPARING PLANS AND MAPS Plans and maps should be prepared at an engineering scale (1" = 10/20/50/100/200') and include a north arrow, legend and date. The same scale should be used for all your plans. Where possible the City prefers the use of a scale that allows a site plan or subdivision plat to be shown on a single sheet. Architectural drawings may be prepared at an architectural scale. One copy of each plan must be submitted in photo-ready 8%2 x 11 format. THE FOLLOWING IS A LIST OF REQUIRED INFORMATION FOR EACH TYPE OF PLAN (If the plans ou submit do not include all of the information requested because you feel it is not applicable, please indicate this and provide a brief explanation). - Vicinity Map L~ /egSe Pfe 1+Xes Showing the location of the site in relation to: 1,9 ele, A lvt • Adjacent properties ❑ • Surrounding street system including nearby intersections ❑ • Pedestrian ways and bikeways ❑ • Transit stops ❑ • Utility access ❑ Existing Conditions Map 4 Parcel boundaries, dimensions and gross area ❑ v~-* Contour lines (2' intervals for 0-10% slopes or 5' for slopes >10%) ❑ v~ Drainage patterns and courses on the site and on adjacent lands ❑ ,j A=> Potential natural hazard areas including: • Floodplain areas ❑ • Areas having a high seasonal water table within 24" of the surface for three or more weeks of the year ❑ • Slopes in excess of 25% ❑ • Unstable ground ❑ • Areas with severe soil erosion potential ❑ • Areas having severely weak foundation soils ❑ l,A =4~ Locations of resource areas including: • Wildlife habitat areas identified in the Comprehensive Plan ❑ • Wetlands ❑ Other site features: • Rock outcroppings ❑ Trees with 6" caliper measured 4' from ground level ❑ NIA Location and type of noise sources ❑ Locations of existing structures and their uses ❑ v=> Locations of existing utilities and easements ❑ Locations of existing dedicated right-of-ways ❑ City of Tigard Land Use Application Checklist Page 2 of 5 Youbdivision Preliminary Plat Map The proposed name of the subdivision ❑ vL-> Vicinity map showing property's relationship to arterial and collector streets ❑ Names, addresses and telephone numbers of the owner, developer, engineer surveyor and designer (as applicable) ❑ -i~'* Scale, north arrow and date ❑ vL-> Boundary lines of tract to be subdivided w=> Names of adjacent subdivisions or names of recorded owners of adjoining parcels of unsubdivided land ❑ Contour lines related to a City-established benchmark at 2' intervals for 0-10% grades and 5' intervals for grades greater than 10% ❑ The purpose, location, type and size of all of the following (within and adjacent to the proposed subdivision):. Public and private right-of-ways and easements ❑ 4-• Public and private sanitary and storm sewer lines ❑ • Domestic water mains including fire hydrants ❑ • Major power telephone transmission lines (50,000 volts or greater) ❑ ~yc• Watercourses ❑ No Deed reservations for parks, open spaces, pathways and other land encumbrances ❑ The location of all trees with a diameter 6 inches or greater measured at 4 feet above ground level ❑ /e The location of all structures and the present uses of the structures, and a statement of which structures are to remain after platting ❑ Supplemental information including: • Proposed deed restrictions (if any) ❑ • A proposed plan for provision of subdivision improvements ❑ VIP Existing natural features including rock outcroppings, wetlands and marsh areas The proposed lot configurations, lot sizes and dimensions and lot numbers. Where lots are to be used for purposes other than residential, it shall be indicated upon such lots ❑ If any of the foregoing information cannot practicably be shown on the preliminary plat, it shall be incorporated into a narrative and submitted with the application materials ❑ Preliminary Partition/Lot Line Adjustment Plan The owner of the subject parcel ❑ The owner's authorized agent ❑ The map scale, north arrow and date ❑ Proposed property lines ❑ Description of parcel location and boundaries ❑ Contour lines (2' intervals for slopes 0-10% or 5' for slopes >10%) ❑ Location, width and names of streets, easements and other public ways within and adjacent to the parcel ❑ Location of all permanent buildings on and within 25' of all property lines ❑ Location and width of all water courses ❑ Location of any trees with 6" or greater caliper at 4' above ground level ❑ All slopes greater than 25% ❑ Location of existing and proposed utilities and utility easements ❑ Any applicable deed restrictions ❑ Evidence that land partition will not preclude efficient future land division where applicable ❑ Future street extension plan showing existing and potential street connections ❑ City of Tigard Land Use Application Checklist Page 3 of 5 Site Development Plan The proposed site and surrounding properties ❑ Contour line intervals ❑ The locations, dimensions and proposed names of the following: • Existing and platted streets and other public ways ❑ • Easements on the site and on adjoining properties ❑ • Proposed streets or other public ways and easements on the site ❑ ' Alternative routes of dead-end or proposed streets that require future extensions ❑ .,.The locations and dimensions of the following: ` • Entrances and exits on the site ❑ • Parking and circulation areas ❑ • Loading and service areas ❑ • Pedestrian and bicycle circulation ❑ • Outdoor common areas ❑ • Above ground utilities ❑ • Trash and recyclable material areas ❑ The locations, dimensions and setback distances of the following: • Existing permanent structures, improvements, utilities and easements which are located on the site and on adjacent property within 25' of the site ❑ • Proposed structures, improvements, utilities and easements on the site ❑ • Sanitary sewer facilities ❑ • Existing or proposed sewer reimbursement agreements ❑ • Storm drainage facilities and analysis of downstream conditions ❑ Locations and type(s) of outdoor lighting considering crime prevention techniques ❑ The locations of the following: • All areas to be landscaped ❑ • Mailboxes ❑ • Structures and their orientation ❑ Landscape Plan Location of trees to be removed ❑ Location, size and species of existing plant materials ❑ General location, size and species of proposed plan materials ❑ Landscape narrative that addresses: • Soil conditions and how plant selections were derived for them ❑ • Plans for soil treatment such as stockpiling the top soil ❑ • Erosion control measures that will be used ❑ Location and description of the irrigation system where applicable ❑ Location and size of fences, buffer areas and screening ❑ Location of terraces, decks, shelters, play areas, and common open spaces ❑ Public Improvements/Streets Plan Proposed right-of-way locations and widths ❑ A scaled cross-section of all proposed streets plus any reserve strips ❑ Approximate centerline profiles showing the finished grade of all streets including street extensions for a reasonable distance beyond the limits of the proposed subdivision ❑ City of Tigard Land Use Application Checklist Page 4 of 5 `-Grading/Erosion Control Plan The locations and extent to which grading will take place ❑ Existing and proposed contour lines ❑ Slope ratios ❑ ,*Utilities Plan Approximate plan and profiles of proposed sanitary and storm sewers with grades and pipe sizes indicated on the plans ❑ Plan of the proposed water distribution system, showing pipe sizes and the locations of valves and fire hydrants ❑ Preliminary Storm Drainage Plan The location of all areas subject to inundation or storm water overflow ❑ Location, width and direction of flow of all water courses and drainageways ❑ Location and estimated size of proposed storm drainage lines ❑ Where applicable, location and estimated size and dimensions of proposed water quality/detention facility ❑ Tree Preservation/Mitigation Plan Identification of the location, size and species of all existing trees ❑ Program to save existing trees or mitigate tree removal (Section 18.790.030) ❑ A protection program defining standards and methods to be used during and after construction ❑ Architectural Drawings Floor plans indicating the square footage of all structures and their proposed use ❑ Elevation drawings for each elevation of the structure ❑ Sign Drawings Specify proposed location, size and height ❑ is\;curpln\masters\revised\chklist.doc 26-Nov-98 City of Tigard Land Use Application Checklist Page 5 of 5 777 PRE-APPLICATION CONFERENCE NOTES c~piotneardorogen ➢ ENGINEERING SECTION' Q Community development ~S1 IZC® PUBLIC FACILITIES Z->00 ,'S,o 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: ( 44AStA to 40 feet from centerline. ( ) to feet from centerline. ( ) to feet from centerline. ( ) to feet from centerline. Street improvements: ( ) street improvements will be necessary along , 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 TIGARD Pre-Application Conference Notes Page 1 of 6 Engineering Department Section ( ) streenprovements will be necessary ald• , 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. ( ) street improvements will be necessary along , 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. ( ) street improvements will be necessary along , 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. ( Section 18.164.120 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 $ 27.50 per lineal foot of street frontage that contains the overhead lines. T ere are existing overhead utility lines which run adjacent to this site along SW ~~Ra-bA►~ Prior to Ric- Pmt , the applicant shall either place these utilities underground, or pay the fee in-lieu described above. CITY OF TIGARD Pre-Application Conference Notes Page 2 of 6 Engineering Department Seetten In some cases, where str0improvements or other necessary elic 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 execute a non-remonstrance agreement which waives the property owner's right to remonstrate against the formation of a local improvement district. The following street improvements may be eligible for such an agreement: (1.) (2.) Sanitary Sewers: The nearest sanitary sewer line to this property is a(n) inch line which is-JuraW WAS s-wgP,e* -s; 'f` k k~ F46A -Tt~ WU-~u . The proposed development must be connected to a public sanitary sewer. It is the developer's responsibility to 6x.Tcr.1~ ix-t~ st-w~~ u~.tEC_S) Water Supply: The CIS l ~ AP-Q - Phone:(503) &'A-4('11 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 (Contact: Gene Birchill, (503) 526-2469) provides fire protection services within the City of Tigard. The District should be contacted for information regarding the adequacy of circulation systems, the need for fire hydrants, or other questions related to fire protection. Storm Sewer Improvements: All proposed development within the City shall be designed such that storm water runoff is conveyed to an approved public drainage system. The applicant will be required to submit a proposed storm drainage plan for the site, and may be required to prepare a sub-basin drainage analysis to ensure that the proposed system will accommodate runoff from upstream properties when fully, developed. A downstream analysis will also likely be necessary to determine if runoff from the proposed development will cause adverse impacts to the existing storm system downstream of the site. 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. 91-47, as amended by R&O 91-75) 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 newly created impervious surfaces. The resolution contains a provision that would allow an applicant CITY OF TIGARD Pre-Application Conference Notes Page 3 of 6 Engineering Department SaMen to pay a fee in-lieu of corecting an on-site facility provided 46ific 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 new 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. 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. sl~-~ ~-at~TC IS A ~a-~~1~-mil l~v~'r Sa...~ {ao.J R~JA~1~ Pis) cc.~.D r~ R~cJF,~Pat~~ tk-~,~ TAtL~ Int-~o ~cE.«~~ -rte EausT~.t~ P,~I~~~Ka s g.l, Tom- 1 ~ o~ . Fs-C~dtiG 1 rtTE,12~'cG'fr~i @ 71 4~N ( r WCP-r4 C N V0 . t4~f Cam- 4:f"t-1 MC&~c -vj soo' ~!fac.1a!3 pe matteMAa_ s TEL I0 . e to . o 1,cp C., Mt►J ofZ cA~.~-rte . 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 of the TIF may be allowed to be deferred until the issuance of an occupancy permit. Deferral of the payment until occupancy is permissible oo when the TIF is greater than $5,000.00. PA s PERMITS Engineering Department Permits: Any work within a public right-of-way in the City of Tigard requires a permit from the Engineering Department. There are two types of permits issued by Engineering, as follows: Street Opening Permit (SOP). This permit covers relatively minor work in a public right-of-way or easement, such as sidewalk and driveway installation or repair, and service connections to main utility lines. This work may involve open trench work within the street. The permittee must submit a plan of the proposed work for review and approval. The cost of this type of permit is calculated as 4% of the cost of the work and is payable prior to issuance of the permit. In addition, the permittee will be required to post a bond or similar financial security for the work. CITY OF T16ARD Pre-Applicadon Conference Notes Page 4 016 Engineering Department Section Compliance Agreel@ht (CAP). This permit covers mooxtensive work such as main utility line extensions, street improvements, etc. In subdivisions, this type of permit also covers all grading and private utility work. Plans prepared by a registered professional engineer must be submitted for review and approval. The cost of this permit is also calculated as 4% of the cost of the improvements, based on the design engineer's estimate, and is payable prior to issuance of the approved plan. The permittee will also be required to post a performance bond, or other such suitable security, and execute a Developer/Engineer Agreement which will obligate the design engineer to perform the primary inspection of the public improvement construction work. Prior to City acceptance of any permitted work, and prior to release of work assurance bond(s), the work shall be deemed complete and satisfactory by the City in writing. The permittee is responsible for the work until such time written City acceptance of the work is posted. NOTE: If an Engineering 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 cases where the lot they are working on has slopes in excess of 20% and foundation excavation material is not to be hauled from the site. Building Permit (BUP). This permit covers only the construction of the building and is issued after, or concurrently with, the SIT permit. Master Permit (MST). This permit is issued for all single and multi-family buildings. It covers all work necessary for building construction, including sub-trades (excludes grading, etc.). This permit 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. CITY OFTIGARD Pre-Applicatlon Conference Notes Page 5 of 6 Engineering Department Section GRADING PLAN REQUIREMENTS F&UBDIVISIONS 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: ENGINEERING DEPARTMENT STAFF Phone: 15031639,4171 Fa): 15031684-7297 h: \pattyVnasters\preapp.eng (Master section: preapp-r.mst) 01-Sept-98 CITY OF TIGARD Pre-Applicadon Conference Notes Page 6 of 6 Engineering Department sectlon : b ~m r. . post t r. d r x... x is r.. r x ..r y VAR, ,.a r wzT. , E...Jx i T-7 r. mAlift S M T W T F S _ 1 2 3 4 5 7 6 8 9 10 11 12 1 14 17 1 1 3 5 6 18 19 20 21 22 2 24 3 25 26 27 28 29 30 31 e 8:00 8:30 9:00 9:30 10:00 10:30 11:00 11:30 12:00 12:30 1:00 1:30 2:00 2:30 3:00 3:30 4:00 4:30 5:00 5:30 6:00 2:03PM Wednesday, November 25, 1998 AdOL _ :Y GARD ITT, - + ~ ii: T. ...TA •e ,I w .5 l i 5i.~~ _ 'rs . _ ' y, , ~ : PRE=APPLICAFIOH CONFERENCENOTES ~«ny~/-~-~~-~// COflwu/ut 'LLVGJOfIRKI{i~. Setter Co~ , [3FP.re=ApOil "900 Meeting NOW are Valld Mr~six,16] Months!"' .~rupi,gA I RESIDENTIAL PRE-APP. MTG. DATE: Z STAFF AT PRE-APP.: vl~ APPLICANT: L XAcA agvp,~ AGENT: Phone:1 ) Phone: I I PROPERTY LOCATION: ADDRESS/GEN. LOCATION: __70(_F2 . zgZci + 0Zf-j:-;, 5w Dup,.Kq pb . TAR MAPIS)/LOT #IS): -ft- 19~ -.s I (&Z Tt- 2XM 9M .c,:L (Zc.C- NECESSARYAPPLICATIONISI: _ S~~~vCs~ml~Nu n1T PROPOSAL DESCRIPTION: ~i COMPREHENSIVE PLAN MAP DESIGNATION: J~l~•t ,sc~ ResAw,m_ G-(2- ucw-tS c ZONING MAP DESIGNATION: 2- A c CJ.T.AREA: CC_tygw of FACILITATOR: PHONE: 15031 ZONING DISTRICT DIMENS M LOT SIZE: W sq. ft. Average lot width: ft. Maximum building height: 155 ft. M Setbacks: Front it) ft. Side ~ ft. Rear - ft. Corner j 0 ft. from street. MAXIMUM SITE COVERAGE: , Minimum landscaped or natural vegetation area: 7 [Refer to Code Section 18.54 ADDITIONAL LOT DIMENSIONAL REQUIREMENTS 1 Minimum lot frontage: 25 feet, unless lot is created through the Minor Land Partition process. Lots created as part of a pa ` irti ion 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 21/2 times the average width, unless the parcel is less than 1 times the minimum lot size of the applicable zoning district. [Refer to Code Section 18JUD60 Lots] CITY OF TIGARD Pmbpgcadon Conference Notes Pape 1 of 12 11319139111p10atl11R1111111 OM3111 sectl11 0 0 ' SP SETB Streets: l4 ( feet from the centerline of _01V24PM_ I~e~f ➢ Established areas: feet from ➢ Lower intensity zones: feet, along the site's boundary. ➢ Zero lot line lots: Minimum ten (10)-foot separation between buildings. ➢ Multi-family residential building separation: [Refer to Code Section 18.96.0301 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 1000 SQUARE FEET on parcels of at least 2.5 acres in size. ee applicable zon n s~ t setbacks for primary Umctures l UBDMS10N PLAT ~RESERV ON R TO SUBMITTING A SUBDIVISION LAND USE APPLICATION with the City of Tigard, applicant's are REQUIRED to complete and file a subdivision plat naming request with the Washington County Surveyor's Office in order to obtain approval/reservation for any subdivision name. Applications will not be accepted as complete until the City receives the faxed confirmation of approval from the County of the Subdivision Name Reservation. [County Surveyors Office: 503-648-88841 FLAG LOT BUILDIN HEIGHT PROVISIONS I I IMU HEIGHT STORIES or feet, whiche r is less in mo zones; 2~ 2 tories, or 35 in R- R-1 -25 or 40 zon rovided that the sta Ode Section 18.98. e satisfied. (~t xample below] AL UNITS ALLOWED on a particular site may be calculated by dividing the net area of the developable land by the minimum number of square feet required per dwelling unit as specified by the applicable zoning designation. Net development area is calculated by subtracting the following land area(s) from the gross site area: All sensitive lands areas including: ➢ Land within the 100 year floodplain; ➢ Slopes exceeding 25%; and ➢ Drainageways. Public right-of-way dedication: ➢ Single-family allocate 20% of gross acres for public facilities; and ➢ Multi-family allocate 15% of gross acres for public facilities. [Refer to Code Section 18.921 El1AMPLE OF RESIDENTIAL DENSITY CALCULATIONS: EXAMPLE: USING A ONE ACRE SITE IN THE R-12 ZONE (3,050 MINIMUM LOT SIZE) wrrH NO DEDUCTION FOR SENSITIVE LANDS Single-Family Multi-Family 43,560 sq. ft. of gross site area 43,560 sq. ft. of gross site area 8,712 sq. ft. (20%) for public right-of-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 (mhrnum lot area) 11A Units Per Acre = 121 Units Per Acre The DevelopmentCode reoulres mat the net site area exist forme 089081e dwel ing aon. NO BOUNDING UP IS P®MITTED. CITY OF TIGARD Pre-Appneadon Contemuce Notes Page 2 of 12 Ieelaootlal Uaneatlea/Naafto Division Section OCKS • . e 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. When block lengths greater than 600 feet are permitted, pedestrian/bikeways shall be provided through the block. [Refer to Code Sectlon 18164.0401 RESIDENTIAL DENSIfT1f1RA i of Tigard allows a RESIDENTIAL DENSITY TRANSFER OF UP TO 25% of the units that could otherwise have been developed on sensitive lands areas listed in the density calculations that may be applied to the developable portion of the site. (Refer to Code Section 18.92.0301. It is the responsibility of the applicant for a residential development application 'to PROVIDE A DETAILED CALCULATION FOR BOTH the permitted residential density and the requested density transfer. RESIDENTIAL DENSITY TRANSITION egardless of the allowed using de ity in a zoning district, ANY P OPER WITHIN 100 FEET F A DESIGNATED STABLISHED REA SHALL NOT B DEVELOP AT A DENSITY G EATER THAN 5% of the maximu Comprehensive an designation of zoning) of the ad cent parcel. ansition area applies to any erty w ' is a designated estab ' d area. The subs t prope is designated as an area. The subject property is adjoined by established/developing/areas to the north, south, east and west. FUTURE STREET PLAN AND EKTENSION OF STREETS l ^V I UI"iC .7 1 1"SCC 1 ➢ 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. [Refer to Code Sectlon 18164.0301 RESIDENTIAL DEVELOPMENT SOLAR ACCESS REQUIREME A TITIONS ARE SUBJECT TO SOLAR ACCESS REQUIREMENTS. These requirements state that a minimum of 80% of all lots created must be oriented for solar accessibility. The basic standard, which determines solar accessibility, requires that 80% of total number of proposed lots: ➢ Demonstrate a north-south dimension of at least 90 feet. ➢ Demonstrate a front lot line orientation within 30 degrees of a true east-west axis. Cn'Y OF TIGARD h*41ppOcadon Contemace Notes Page 3 of 12 U:IUntld Applladm7lopuUo OMtlom Eutln The total or partial exempt of a site from the solar access req iirement may be approved for the • following reasons: ➢ East, west or north slopes steeper than 20%; ➢ Off-site shade sources (structures, vegetation, topography); On-site shade sources (vegetation). Adjustments allowing a reduction of the 80% solar lot design requirement may be made for the following reasons: ➢ Reduced density or an increased cost of at least five (5)% due to either: b East, west or north slope greater than 10%; C~ Significant natural feature; b Existing road or lotting pattern; b Public easement or right-of-way. Reduction in important development amenities; ➢ Pre-existing shade (vegetation). PLEASE NOTE: Maps and text are required which are sufficient to show that the development complies with the solar design standards, or that specific lots should be exempted or adlusted ouL The following items shall be included in the analysis: ➢ The north-south lot dimension and front lot line orientation of each proposed lot. Protected solar building lines and relevant building site restrictions, if applicable. ➢ For the purpose of identifying trees related to exemption requests, a map showing existing trees which are at least 30 feet tall and over 6 inches diameter at a point 4 feet above grade shall be submitted. THIS MAP SHALL INCLUDE THE FOLLOWING: b Height; b Diameter; b Species; and b Statement declaring that they are to be retained. ➢ Copies of all private restrictions relating to solar access. The design characteristics of a developed solar-oriented lot are high levels of wintertime sun striking the south walls and roofs of the house, house orientation maximizing south window area, and a south-sloping roof area. To achieve this, one may utilize the following Protected Solar Building Line - The.solar building line must: b be oriented to within 30 degrees of a true east-west axis; b provide a minimum distance of 70 feet from the middle of the lot to the south property line; b provide a minimum distance of 45 feet from the northernmost buildable boundary of the subject lot to the north property line. ➢ Performance Options - There are two performance options which may be utilized as follows: b The house to be oriented within 30 degrees of an east-west axis and have at least 80% of the ground floor's south wall protected from shade. b At least 32% of the glass and 500 square feet of the roof area face south and be protected from shade. CITY OF TIGAND Pra Weatlon CeNerence Notes Page 4 0112 Uallaatlal4WeatlaaRlaaalav Wslaa Stetln PLEASE NOTE: Regardless of the option[si used through the design of the SubdIvIslon or Minor Land Partition, all one and two family, single-family residences are reviewed through the building permit process for compliance with Solar Balance Point standards. Please contact the Building Division for further information regarding the Solar Balance Point standards and the options that are available related to building height and construction. PARKING AND ACCESS ALL PARKI AREAS AND DRIVEWAYS MUST BE PAVED. Single family: Requires two (2) off-street parking spaces per dwelling unit. ➢ Multiple family: Requires 1.5 parking spaces per unit for 1 bedroom. (Multi-family - requires 2 parking spaces per unit for 1+ bedrooms.) Multi-family dwelling units with more than 10 required spaces shall provide parking for the use of guests and shall consist of 15% of the total required parking. [Refer to Code Section 18106.0301 NO MORE THAN 40% OF REQUIRED SPACES MAY BE DESIGNATED AND/OR DIMENSIONED AS COMPACT SPACES. Parking stalls shall be dimensioned as follows: Standard parking space dimensions: 8 ft. 8 inches X 18 ft. ➢ Compact parking space dimensions: 8 ft. X 15 ft. 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 BACKS BICYCLE RACKS are required FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL DEVELOPMENTS le racks shall be located in areas protected from automobile traffic and in convenient loc 'ons. Bic le.parking spaces shall be provi on asis of one space for every. =mber uired vehicula arkir spaces. of accesses: Minimum access wi Maximum access width: Minimum pavement width: REQUIRED WALKWAY LOCATION Within all ATTA HO NG (except two-family dwellin i-family developments, each esidential ling SHALL B CONNECTED BY AY TO T EHICULAR PARKING MMON OPEN SPACE '=A ON FACILITIES. I C~SION-AREA. The City requires that CLEAR VISION AREAS BE MAINTAINED BETWEEN THREE AND EIGHT 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. [Refer to Code Section 181021 CF Y OF IGARO Pro-APPOcatlon Conference Motes Page 5 of 12 lesldenft aracatlaUMa■alve enn:iu s•eden BUFFERING AND SCR /ING • • In order to' crease privacy and to either reduce or eliminate adverse noise or visual impacts between adjacen evelopments, especially between different land uses, the CITY REQUIRES LANDSCAPED BUFF AREAS ALONG CERTAIN SI ERIMETERS. Required buffer areas are described by the C de in terms of width. Buffe eas must a occupied by a mixture of deciduous and evergreen tree and shrubs and must o achieve a bal nce between vertical and horizontal plantings. Site obs uring screens or fen s may also be requi ed; these are often advisable even if not required by th Code. The req ' d buffer areas may o I be occupied by vegetation, fences, utilities, and w Ikways. Additio I information on required uffer area materials and size ay be and in the C mmunity Dev opment Code. (Refer to de Chapter 181001 e R IRED BUFFER WIDTHS which are applicable to r proposal area are s f How : feet along north boundary. feet along a st oundary. feet along south boundary. feet along t boundary. on, sight obscuring screening is required along EET TREES S ET TREES ARE REQUIRED FOR ALL DEVELOPMENTS FRONTING ON A PUBLIC OR RIVATE 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 feet of the right-of-way boundary. Street trees must have a minimum caliper of at least two inches when measured four 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 TREE FOR EVERY SEVEN 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. These design features may include the use of landscaped berms, decorative walls, and raised planters. For detailed informati n on design requirements for parking areas and accesses. ~Re o Code Chapters :100,18.106 and 18.108) TREE REMOVAL PLAN REQUIREMENTS A TREE PLAN FOR OLANTING, REMOVAL AND PROTECTION OF TREES prepared by a certified ' s all be provided for any lot, parcel or combination of lots or parcels for which a evelopment application for a subdivision, major partition, site development review, planned development or conditional use is filed. Protection is preferred over removal where possible. The TREE PLAN SHALL INCLUDE the following: ➢ Identification of the location, size and species of all existing trees including trees designated as significant by the city; ➢ 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 18.150.070.D. according to the following standards: b 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; b 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 18.150.070.D; CffY OF fl6ARD Pro-APP1cadon Conference Notes Page 6 of 12 leslleotlel4PAeetleWlencloo OMeloo Section b Retainage ofem 50 to 75% of existing trees over 12 inchet caliper requires that 50% of the trees to be removed be mitigated according to Section 18.150.070.D; b 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 18.150.070.D. [Refer to Code Section 18150.0251 ITIGATION EPLACEMENT 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. [Refer to Code Section 18.150.070 111 SIGN 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 review before the Hearings Officer. SENSITIVE LANDS The Code provides GULATIONS FOR NDS WHICH ARE POTENTIALLY UNSUITABLE FOR DEVELOPMENT DUE TO AREAS ITHIN THE 100-YEAR FLOODPLAIN, NATURAL RAINAGEtt.,aff S, WETLAND AREAS, O SLOPES IN EXCESS OF 25%, OR ON UNSTABLE ROUND will attempt to prelimina y identify sensitive Ian reas a he pre-application c nfe ce based on available information. HOWEVER, th es onsibili to recisel ider#ti sensitive lands areas and their boundaries is a res ons' ' of the applicant. A Yeas meeting the definitions of sensitive lands must be clear) in ' on plans submitted with the develo ment application. CRY OF TIGARD Pre4WP111cat11on Conference Notes Page 1 of 12 IesldendolAppllaUn/Rleeeloo lMsln Section Chapter 18.84 also provides regulations for the use, protection, or modification of sensitive lands areas. RESIDENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS. [Refer to Code Chapter 18.841 STEEP LOPES When STE SLO ES exist, prior to issuance o al order, a geotechnical report must be submitte which add sses the approval sta rds of the igard Community Development Code Secti 18.84.040.8. he report shall b ased upon field a loration and investig an shall in de specific reco endation or achieving the req ' ements of 1 .4.040.13.2 and 18.84.040.8.3. UNIFIED L! RAGE AGENCY WSAI BUFFER STANDARDS, RESOLUTION AND ORDINANCE M a 0196-44 L d DEVELOPMENT ADJACENT TO SENSITIVE AREAS shall preserve and maintain or create a getated corridor for a buffer wide enough to protect the water quality functioning of the sensitive area. Design Criteria: The VEGETATED CORRIDOR SHALL BE A MINIMUM OF 25 FEET WIDE, measured horizontally, from the defined boundaries of the sens' ' except where approval has been granted by the Agency or City to reduce the wi a portion of the rridor. If approval is granted by the Agency or City to reduce the width o portion of the vegetated cor 'dor, then the surface water in this area shall be directed to an ar of the vegetated corridor that is minimum of 25 feet wide. The maximum allowable encr ment shall be 15 feet, except as allow d in Section 3.11.4. No more than 25% of the len he vegetated corridor within the developme t or project site can be less than 25 feet in wi . In any case, the average width of the vegetated c ridor shall be a minimum of 25 feet. Restrictions in the Vegetate Corridor: NO structures, development, construction activities, gardens, lawns, application of chemicals, dumping of any materials of any kind, or other activi es shall be permitted which otherwise detract from the water quality protection provided by the vegetated corridor, EXCEPT AS ALLOWED BELOW: ➢ A gravel walkway or bike path, not exceeding 8 feet in width. If the walkway or bike path is paved, then the vegetated corridor must be wi ened by the width to the path. A paved or gravel walkway or bike path may not be construct closer than 10 feet from the boundary of the sensitive area, unless approved by the Age cy or City. Walkways and bike paths shall be constructed so as to minimize disturbance to a isting vegetation; and ➢ Water quality facilities may encroach into the getated corridor a maximum of 10 f I h the approval of the Agency or City. 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 tr t, and shall not be a part of any parcel to be used for the construction of a dwelling unit. [Refer o R a 0 96-44/111SA Regulations - Chapter 3, Design for SWMI WATER RESOURC OVERLAY DISTRICT The W TER RESOURCES (WR) OV DISTRICT implement the policies of the Tigard Compr hensive Plan and is inten o resolve conflicts between deve pment and conservation of sig ificant wetlands, stre s and riparian corridors identified in th City of Tigard Local Wetla ds Inventory. S ically, this chapter allows reasonable economic use of property while establi ing clea d objective standards to: protect significant wetlands and streams; limit developmen in designated riparian corridors; maintain and enhance water quail . • maximize flood CRY OF TIGARD Pre-Application Conference Notes Page 8 of 12 Residential APoneadeo flooolos111IVIslooSootloo sto age capacity; preservative plant cover; minimize streambft erosion; maintain and enhance fis and wildlife habitats; and conserve scenic, recreational and educational values of water r ource areas. afe Harbor: The WR OVERLAY DISTRICT ALSO MEETS THE REQUIREMENTS OF STATEWIDE PLANNING GOAL 5 (Natural Resources) and the "safe harbor" provisions of the Goal 5 administrative rule (OAR 660, Division 23). These provisions require that "significant" wetlands and riparian corridors be mapped and protected. The Tualatin River, which is also a "fish-bearing stream," has an average annual flow of more than 1000 cfs. Major Streams: Streams which are mapped As-!FW3-BEARING STREAMS" by the Oregon Department of Forestry and have an average al flow less t n 1000 cubic feet per second (cfs). ➢ MAJ STREAMS IN TIGARD NCLUDE FANNO CREEK, ASH CREEK (EXCEPT THE TH FORK AND OTHER TRI UTARY CREEKS) AND BALL CREEK. nor Streams: Streams which are NOT "FISH-BEARI G STREAMS" according to Oregon Department of Forestry maps . Minor streams in Tigard includ Summer Creek, Derry Dell Creek, Red Rock Creek, North Fork of Ash Creek and certain short trib taries of the Tualatin River. Riparian Setback Area: This AREA IS MEASURED HORIZ TALLY FROM AND PARALLEL TO MAJOR STREAM OR TUALATIN RIVER TOP-OF-BANKS, OR THE EDGE OF AN ASSOCIATED WETLAND, w ' is greater. The riparian setback is he same as the "riparian corridor boundary' ' R 660-23- 090(1)(d). ➢ The standard Tualatin River iparian setback is 75 feet, unless odified in accordance with this chapter. ➢ The major streams riparian etback is 50 feet, u s modified in accordance with this chapter. ➢ Isolated wetlands and minor stre s in g adjacent wetlands) have no riparian setback; however, a 25-foot "water quality buffer" is required under Unified Sewerage Agency (USA) standa ds adopted and administered by the City of Tigard. (Refer to Code Section 18.85.8101 Riparian Setback R unions The DIRE TOR MAY APPROVE A SITE-SPECIFIC REDUCTI HE TUALATIN RIVER OR ANY MAJ R STREAM RIPARIAN SETBACK BY AS AS 50% t allow the placement of structures or impervious surfaces otherwise prohibi y this chapter, provr ed that equal or better protectio for identified major stream resourc is ensured through strea bank restoration and/or enhance ent of riparian vegetation in pres ed portions of the riparian __c k area. Eli ibili for Riparian arian Setback in Dist ed Areas. To be LNaant FOR A RIPAR SETBACK REDUCTION, the applicLaa monstrate that the rip idor was s tantially disturbed at the time this regul dopted. This determ ust be sed on the Vegetation Study required by 85.050.C that demon of t ollowing: ➢ species currently cover less than 80% of the on-site rip r area; ➢ The tree canopy currently covers less than 50% of the on-site rip or and healthy trees have not been removed from the on-site ripar ian setback area five years; ➢ That vegetation was not removed contrary to the provisions of Se050 regulating removal of native plant species; CITY OF TIURD P"PlIcafion Conference Motes Page 9 of 12 Residential AopOoatlaa/Rraulq Mraa sectla■ ➢ That there will be nnfringement into the 100-year floodpl; and The aver o t e riparian area is not grea than 20%. (Refer to Code Section 18.85.1 001 RA he APPLICANT SHALL SUBMIT A NARRATIVE which provides findings for all applicable approval stan ands. Failure to provi e a narrative or a equa ely address criteria would be reason to consider an application incomplete and delay review of the proposal. Applicant should review code for applicable criteria. CODE SECTIONS I',' ( CS -C7- Lf- _ 18.80 18.92 _Z 18.102 _ 18.116 18.150 _ 18.84 ✓ 18.96 18.106 _ 18.120 _ 18.85 _ 18.98 / 18.108 _ 18.130 18.162 18.88 ~ 18.100 -/18.114 _ 18.134 -718.164 I ACT STUD s a part of the APPLICATION SUBMITTAL REQUIREMENTS, applicants are required to include 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. [Refer to Code Chapter 18.32 Section.0501 WHEN A CONDITION OF APPROVAL REQUIRES TRANSFER TO THE PUBLIC OF AN INTEREST IN REAL PROPERTY, the approval authority shall adopt findings 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. 0101 de Chapter 18.32 Section.2501 NEI NBORNOOD MEETING SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 250 FEET AND THE APPROPRIATE CIT FACILITATOR 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. • 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. -(Refer-t a Neighborhood Meeting Nandout) SUBDIMISION PLAT NAME RES ON P MITTING A SUBDIVISION LAND USE APPLICATION with the City of Tigard, applicant's are required to complete and file a subdivision plat naming request with the Washington County Surveyor's Office in order to obtain approval/reservation for any subdivision name. Applications will not be accepted as complete until the City receives the faxed confirmation of approval from the County of the Subdivision Name Reservation. (County Surveyors Office: 503-648-88841 CITY OF TIPARD Pre-APPReatlon Conference Notes Page 10 of 12 sesuentlel ppoftidenMannin OM:In Section BUILDING PERMI P 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 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 IN WHICH THE DEMOLITION PERMIT IS OBTAINED.) RECYCLING Applicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE SERVICING COMPATIBILITY with Pride Disposal's vehicles. CONTACT PERSON: Lenny Hing with Pride Disposal at (503) 625-6177. [Refer to Code Sectlon 181161 AODMONAL CONCERNS OR COMMENTS: fl if S ( ~ ALL 1r~uM c 2 ' Z'( S +eC- _ Z -233 rdVli~i Q F, u _ AA 11`1C,Ayo-, fv D'-. r rl(<rats' -i Q<~rrlOr '►ke1f- rE~.~1 gal( o eje,. b 11f 1 7 Nxntawfl FuPL-) 4-erf- repgrR 71e J ~~7.'ra►. f. PROCEDU 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 P SS IONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications submitted by mail or dropped off at the counter without Planning Division acceptance may be returned. Applications will NOT be accepted after 3:00 P.M. on Fridays or 4:30 on other week days. CRY OF TIGARD Pre-Appgcadon Coherence Notes Pape 11 of 12 Issl1/etlUlOollestleaMm/sloe Wilon Seetlon Maps submitted with an lication shall be folded IN ADVAS to 8.5 b 11 inches. One 1 8%" x 11" map of a proposed project should be submitted for attachment to the staff report or administrative decision. Application with unfolded maps shall not be accepted. The Planning Division and Engineering Division will perform a preliminary review of the application and will determine whether an application is complete within 30 days of the counter submittal. Staff will notify the applicant if additional information or additional copies of the submitted materials are required. The administrative decision or public hearing will typically occur approximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public hearing. A 10, to 20 day public appeal period follows all land use decisions. An appeal on this matter would be heard by the Tigard . A basic flow chart which illustrates the review process is available from the Planning Division upon request. This pre-application conference and the notes of the conference are intended to inform the prospective applicant of the primary Community Development Code requirements applicable to the potential development of a particular site and to allow the City staff and prospective applicant to discuss the opportunities and constraints affecting development of the site. PLEASE NOTE: The conference and notes cannot cover all Code requirements and aspects of good 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 CRY staff relative to Code requirements prior to submitting an application. 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 PRE-APPLICATION CONFERENCE, (unless deemed as unnecessary by the Planning Division). PREPARED BY: ~s CITY OF TI D PLANNING DIVISION - STAFF PERSON HOLDING PRE-APP. MEETING PHONE: [5031639-4171 FAX- [50316847297 E-MAIL: (staff's first nam.)@CLt1gard.Or.us h:Uogin)patty\masters\preapp-r.mst (Engineering section: preapp.eng)\ Updated: 26-May-98 CITY OF TIURD Pro-Appgcadon Conference Notes Page 12 of 12 teeldendal Applicadee/1leeelod Main Seelloe PRE-APPLICATION ACONFERENCE NOTES j d ➢ "ENGINEERING SECTION CI4►otTparoregen Community Develapdtent . SFiapinpiA.BetterCommunittj . . . 25 17- CC PUBLIC FACILITIES I0*00 , zo~,o The purpose of the pre-application conference is to: u1 1 Z. G P (1.) Identify applicable Comprehensive Plan policies and ordinance provisions. l 200 (2.) To provide City staff an opportunity to comment on specific concerns. C3p►~/tttq y (3.) To review the Land Use Application review process with the applicant and to identify who the final decision making authority shall be for the application. 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: Sv r Q 52D • to feet from centerline. ? ( ) to feet from centerline. ( ) to feet from centerline. Street improvements: ( ) street improvements will be necessary along \c~en street improvem/ermined ces ry \sers, provements on shall feet of pavement from e, plus the installation otters, stnderground placement of es (a fee may be colleced apprEngineering Department), a five-foo wide sidewal k (sidewquired trterials or major collector streets, or i the Central Busineecessary d traffic control devices, streetlights, an a two year stre ( ) Street improvements on shall include feet o avement from cen terline, plus the installation of curb and gutters, storm sewers, underground placement of CITY OF TIGARD P"Pllcation Conference Notes Page 1 of 5 Engineering Department seatloe utility wires (a fee robe collected if determined appropr* by the Engineering Department), a five-foot wide sidewalk (sidewalks may be required to be wider on arterials or major collector streets, or in the Central Business District), necessary street signs and traffic control devices, streetlights, and a two year streetlighting fee. (V4/1"'Section 18.164.120 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 $ 27.50 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 Da~P4 A,; . Prior to -C- Per , the applicant shall either place these utilities underground, or pay the fee in-lieu described above. In some cases, where street improvements or other necessary public improvements are not currently I ctical, the improvements may be deferred. In such cases, a condition of development approval ma be specified which requires pro rty owner(s) to execute a non-remonstrance agreement whic waives the property ov mes right to r onstrate against the fo a io of a local improvement distric The following stre improvements ma be eligible for such n agreeme t: (1.) (2.) P destrianwa s/bikewa s: Sanitary Sewers: W.S sTuP,~rp The crest sanitary sewer line to this property is a(n) inch line which is 'aeated -E 14ao FRO.-A -rk4-- W-f-m . The proposed development must be connected to a public sanitary sewer. It is the developer's responsibility to €-r~ Iu~- sue-- '6 SeAA~, TrhS ~rc~. Water Supply: The lUd2-~ Waterers `rct - Phone:(503) provides public water service in the area of this site. The District should be contacted for information regarding water supply for your proposed development. CRY OF TIGARN Pre-Application Conference Notes Page 2 of 5 Engineering Department section Fire Protection: • • Tualatin Valley Fire and Rescue District (Contact: Gene Birchill, (503) 526-2469) provides fire protection services within the City of Tigard. The District should be contacted for information regarding the adequacy of circulation systems, the need for fire hydrants, or other questions related to fire protection. Storm Sewer Improvements: All proposed development within the City shall be designed such that storm water runoff is conveyed to an approved public drainage system. The applicant will be required to submit a proposed storm drainage plan for the site, and may be required to prepare a sub-basin drainage analysis to ensure that the proposed system will accommodate runoff from upstream properties when fully developed. A downstream analysis will also likely be necessary to determine if runoff from the proposed development will cause adverse impacts to the existing storm system downstream of the site. SLJ!M 11' Dwv,.-1 AAA ,nil ads S AtJ T> SZ~R-NI DI t o 0A-,s 8LP4J Fes_ Rol E3,-✓ 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. Weep 14 VPIA/11~1_ _G Pat-A SW T1 A~s T.o ~~fs~t,~_.fr~ ~ ~4si~.1 P~ ~-fQ•f~ 1►~o T~hs Sl't~ . ~I~-t~I S P~p~.J 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. 91-47, as amended by R&O 91-75) 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 newly created 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 new 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. CRY OFfl6ARD Pre PlIcatlon Conference Notes Page 3 of 5 EnDlneering Department SeeUen 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 of the TIF may be allowed to be deferred until the issuance of an occupancy permit. Deferral of the payment until occupancy is permissible oo when the TIF is greater than $5,000.00. f>A r PERMITS Engineering Department Permits: Any work within a public right-of-way in the City of Tigard requires a permit from the Engineering Department. There are two types of permits issued by Engineering, as follows: Street Opening Permit (SOP). This permit covers relatively minor work in a public right-of-way or easement, such as sidewalk and driveway installation or repair, and service connections to main utility lines. This work may involve open trench work within the street. The permittee must submit a plan of the proposed work for review and approval. The cost of this type of permit is calculated as 4% of the cost of the work and is payable prior to issuance of the permit. In addition, the permittee will be required to post a bond or similar financial security for the work. Compliance Agreement (CAP). This permit covers more extensive work such as main utility line extensions, street improvements, etc. In subdivisions, this type of permit also covers all grading and private utility work. Plans prepared by a registered professional engineer must be submitted for review and approval. The cost of this permit is also calculated as 4% of the cost of the improvements, based on the design engineer's estimate, and is payable prior to issuance of the approved plan. The permittee will also be required to post a performance bond, or other such suitable security, and execute a Developer/Engineer Agreement which will obligate the design engineer to perform the primary inspection of the public improvement construction work. Prior to City acceptance of any permitted work, and prior to release of work assurance bond(s), the work shall be deemed complete and satisfactory by the City in writing. The permittee is responsible for the work until such time written City acceptance of the work is posted. NOTE: If an Engineering 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. CITY OF TIGARD Pre-Application Conference Notes Page 4 of 5 Engineering Deportment section Site Improvement Pt it (SIT). This permit is genera y enera y issued for all new commercial , industrial and multi-family projects. This permit will also be required for land partitions where lot grading and private utility work is required. This permit covers all on-site preparation, grading and utility work. Home builders will also be required to obtain. a SIT permit for grading work in cases where the lot they are working on has slopes in excess of 20% and foundation excavation material is not to be hauled from the site. Building Permit (BUP). This permit covers only the construction of the building and is issued after, or concurrently with, the SIT permit. Master Permit (MST). This permit is issued for all single and multi-family buildings. It covers all work necessary for building construction, including sub-trades (excludes grading, etc.). This permit 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 comers of the lot. The builder shall also indicate the proposed elevations at the four corners of the building. PREPARED BY. 21 (q6 ENGINEERING MARMOT STAFF Phone: [5031639-4111 Fax: 15031684-1291 h ApattyXmasters\preapp.eng (Master section: preapp-r.mst) 18-Nov-97 CITY Of TIGARD Pre-Applicadon Conference Notes Page 5 of 5 Engineering pepartment secttoo CITY OF TIGARD COMMUNITY DEVELOPMENT DEPARTMENT APPLICATION CHECKLIST CITY OF TIGARD The items on the checklist below are required for the succesful completion of your application submission requirements. This checklist identifies what Is required to be submitted with your application. This sheet MUST be returned and submitted with all other applicable materials at the time you submit your land use application. See your application for further explanation of these items or call the City of Tigard Planning Division at (503) 639-4171. Staff: Beers Date: -7 4t APPLICATION & RELATED DOCUMENT(S) SUBMITTAL REQUIREMENTS INCLUDE MARKED ITEMS A) Application form (1 copy) B) Owner's signature/written authorization g C) Title transfer instrumentlor grant deed Q' D) Applicant's statement No. of Copies_ 17 Filing Fee 42l05; ()a 2t0~(nt $ SITE-SPECIFIC MAP(S)/PLAN(S) SUBMITTAL REQUIREMENTS INCLUDE /MARKED ITEMS A) Site Information showing: No. of Copies 1. Vicinity map Cr 2. Site size & dimensions 3. Contour lines (2 ft at 0-10% or 5 ft for grades > 10%) 4. Drainage patterns, courses, and ponds 5. Locations of natural hazard areas including: (a) Floodplain areas o' (b) Slopes in excess of 25% 12, (c) Unstable ground ra' (d) Areas with high seasonal water table Cr (e) Areas with severe soil erosion potential 0 (f) Areas having severely weak foundation soils ly .6. Location of resource areas as shown on the Comprehensive Map Inventory including: 21 (a) Wildlife habitats 0- (b) Wetlands o' 7. Other site features: (a) Rock outcroppings Gr (b) Trees with 6" + caliper measured 4 feet from ground level o' 8. Location of existing structures and their uses Ey 9. Location and type of on and off-site noise sources o- 10. Location of existing utilities and easements 11. Location of existing dedicated right-of-ways LAND USE APPLICATION J LIST PAGE 1 OF 5 B) Site-Development Plan indicatin : No. of Copies 2. C tour rvals ~ 3. he locatensions and names of all: 1. Th ropganddimension and surrounding properties t (a) Exislatted streets er public ays and easn the ' and on adjoining roperties (b) Pror s or other public ways easements on Q( (c) Al routes of dead end or pr posed streets at future extension e locatdimension of: (a) Entrances and exits on the sit (b) Parking and circulat ion area of (c) Loading and services area r~ (d) Pedestrian and bicycle c' culation t~ (e) Outdoor common are d (f) Above ground utiliti e! 5. The location, dimensions & setback distances of all: (a) Existing permanen structures, improvements, utilities easements which are located on the site and a jacent property within 5 feet of the site e' (b) Proposed structur , improve s, utilities and easements on the site 6. Storm drainage facilities and analysis of downstream conditions 7. Sanitary sewer facilities d 8. The location areas to be landscaped 12/ 9. The location and type of outdoor lighting considering crime prevention techniques 10. The location of mailboxes 11. The location of all structures and their orientation 12. Existing or proposed sewer reimbursement agreements C) Grading Plan Indicating: No. of Copies The site development plan shall include a grading plan at the same scale as the site analysis drawings and shall contain the following information: 1. The location and extent to which grading will take place indicating: (a) General contour lines (b) Slope ratios (c) Soil stabilization proposal(s) [a' (d) Approximate time of year for the proposed site development G~ 2. A statement from a registered engineer supported by data factual substantiating: (a) Subsurface exploration and geotechnical engineering report d (b) The validity of sanitary sewer and storm drainage service proposals d (c) That all problems will be mitigated and how they will be mitigated cf LAND USE APPLICATION / LIST PACE 2 OF 5 D) Architectural DrawAs Indicating: •No. of Copies The site development plan proposal shall include: 1. oor plans indicating the square footage of all structures proposed for use on-site Typical elevation drawings of each structure Landscape Plan Indicating: No. of Copies The landscape plan shall be drawn at the same scale of the site analysis plan or a larger scale if necessary and shall indicate: 1. Descriptio the irrigation syste where applicable ❑ 2. Loc ' n and height of fences, buff rs and screenings ❑ 3. ocation of terraces, decks, shelters play areas, and common open spaces ❑ 4. Location, type, size and species of xisting and proposed plant materials ❑ 5. Landscape narrative which also ad resses: (a) Soil conditions ❑ (b) Erosion control measures th will be used ❑ F) Sign Drawings: ❑ Sign drawings shall be submitted in acco ance with Chapter 18.114 of the Code as part of the Site Development aining a Building Permit to construct a sign. G) Traffic Generation Estimate: S 7 H) Preliminary Partition/Lot Line Adiustment Ma Indicatin : No. of Copies 1. Th owner of the subject parcel 2. Th owner's authorized agent 3. T map scale (20,50,100 or 200 feet a 1) inch north arrow and date ❑ 4. D scription of parcel location and' boundaries o 5. L cation, width and names of streets, easements and other public ays within and adjacent to the parcel ❑ 6. ocation of all permanent buildings on and within 25 feet of all roperty lines ❑ 7. ocation and width of all water courses ❑ 8. ocation of any trees within 6" or greater caliper at 4 feet above round level ❑ 9. A 1 slopes greater than 25% ❑ 10. Lo ation of existing utilities and util' sements ❑ 11. For 'or land partition creates a public street: (a) The p e right-of-way location and width ❑ (b) A scaled cross-section of the proposed street plus any reserve strip ❑ 12. Any applicable deed restrictions ❑ 13. Evidence that land partition will not preclude efficient future land division where applicable ❑ LAND USE APPLICATION / LIST PACE 3 OF 3 1) Subdivision Prelim,& Plat Map and Data Indicating: *No. of Copies 1. Scale equaling 30,50,100 or 200 feet to the inch and limited to one phase per sheet 2. The proposed name of the subdivision 3. Vicinity map showing property's relationship to arterial and collector streets 4. Names, addresses and telephone numbers of the owner, developer, engineer, surveyer and designer (as applicable) t 5. Date of application m' 6. Boundary lines of tract to be subdivided La' 7. Names of adjacent subdivision or names of recorded owners of adjoining parcels of un-subdivided land 21/ 8. Contour lines related to a City-established benchmark at 2-foot intervals for 0-10% grades greater than 10% d 9. The purpose, location, type and size of all the following (within and. adjacent to the proposed subdivision): (a) Public and private right-of-ways and easements ta' (b) Public and private sanitary and storm sewer lines (c) Domestic water mains including fire hydrants a (d) Major power telephone transmission lines (50,000 volts or greater) CY (e) Watercourses d (f) Deed reservations for parks, open spaces, pathways and other land encumbrances 10. Approximate plan and profiles of proposed sanitary and storm sewers with grades and pipe sizes indicated on the, plans o' 11. Plan of the proposed water distribution system, showing pipe sizes and the location of valves and fire hydrants r/ 12. Approximate centerline profiles showing the finished grade of all streets including street extensions for a reasonable distance beyond the limits of the proposed subdivision 13. Scaled cross sections of proposed street right-of=way(s) o' 14. The location of all areas subject to inundation or storm water overflow m' 15. Location, width & direction of flow of all water courses & drainage-ways Q' 16. The proposed lot configurations, approximate lot dimensions and lot numbers. Where lots are to be used for purposes other than residential, it shall be indicated upon such lots. Q' 17. The location of all trees with a diameter 6 inches or greater measured at 4 feet above ground level, and the location of proposed tree plantings e' 18. The existing uses of the property, including the location of all structures and the present uses of the structures, and a statement of which structures are to remain after platting Q' 19. Supplemental information including: (a) Proposed deed restrictions (if any) ta/ (b) Proof of property ownership 0' (c) A proposed plan for provision of subdivision improvements d 20. Existing natural features including rock outcroppings, wetlands & marsh areas 0-1 21. If any of the foregoing information cannot practicably be shown on the preliminary plat, it shall be incorporated into a narrative and submitted with the application LAND USE APPLICATION I LIST PAGE 4 Of 5 J) Solar Access Calculations: 0 K) Other Information No. of Copies ❑ h:Vogin\panyMastersV<id ist.mst Mav 2], 1995 LAND USE APPLICATION J LIST PAGE 5 OF 5 . Y :t ± S M T W T F S 1 2 4 3 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 2 27 2 6 8 29 30 31 T 8:00 8:30 it u > 44'> :5 `<<<<> ; . 9:30 9:00 10:00 <«><>»>>>> >'`<<<''`<>>»»>»<»»>>»<>><<>'<>>>>>':. 10:30 11:00 11:30 12:00 12:30 1:00 1:30 2:00 2:30 3:00 3:30 4:00 4:30 5:00 5:30 6:00 4:11 PM Monday, July 06, 1998 I L,AAL H0[1ES L P•ID . 245211 3Ll 1 17 , 985 1u :1_~t; F .111 To 1 l- r s r•, • 1 ~ From -Conq any. N...~"~ ~ U Go~ipa~p• ~M'11iUn 'fax 1nIn"I'lr , p For b Tnlrphnnn 1. ca, Co'nmrnlc ~c 1.11-~1^ ~'.t 1 / Return f.ttli 10. P~r.Wh, -1L-1L~1 ! ~ •~-(.~i.:- I ~ 1--~v ~U~~.~l'x l I~.~, r ~f~t C~ - ~Z a~at~'.x~ 0~►..~. D t) T, J U. F 1V CN JJ1• a~ i r,r _ y r ,r m Gr V,. r h c'~ w t) I D 61 hh LN i 90 DUR~~~AM ROAD {.3(YSING A tin, ►tr~~~: (XICV," VIVO ~r,.,;,:•„ i~ 1111;1.a')P,9RP.~ i t - 3 3 Yet A~~IVV ~t i 4co a ~ y 4zr jJ 2 t 2 flri' STM so, t t t t t Q~r p4c co r,- ,J 'IRV 7r.4 15 N ti nFxxx G RE f E x x. < -Inn L ; . 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A ~ •as _ i 091 ~ x 2.691 / h / .1 6 Z91 X ~ ,i / -13 795 767 7 1998> E1a1-21 OG: S6 4 306 P.02/13 SC AREA • First American Title Insurance Company of Oregon Washiogton (OR) Prepared For: Prepared By: ANNA STEVE MCHUGH Customer Service Department 1700 SW Fourth Avenue - Portland, Orcgon 97201-5512 Phone: (503) 222-'3651 Fax: (503'090-78772 OWNERSHIP I-FORVfATJON Owner : Halseth Michael C & Linda Ref Parcel .Number : 2S 112CD 01200 CoOµner 1:02S R: 01W S:12 Q:252 Site Address : 7975 SW Durham Rd Tigard 97224 Parcel Number : 80512485 A1ail,Address :7975 SW Durham Rd Tigard OT 97224 h4ap 7vumber Telephone : Owner. Tenant: , County : Washington (OR) SALES AND LOAN INFORMATION Transferred : 04/26/91 Lvan Amuunt Document # :21057 Lender Sale. Price : S150,500 Loatt Tipe l?eed 771re. Inrerest Rate ;v6 On wed Vesting Tye PROPERTY DESCRIPTION ASSESSMENT AND Tax INF0WNU110N Map Page & Grid : 685 F1 Land :$29,250 (:ensw4q : D-ant: 308.02 Bin. ck: 3 Smlcture ..$118,650 Subdivision!Plat : Durham Other leighborhood Cd ; MUG Total : S 147,900 Land Use : 1012 Res.Improved % Improved :80 Legal : DUR14A-M ACRES, LOT PT 4, ACRES.87 97-93 Taxer : $17762.22 Exempt Amount Exempt Type Levv Code :02374 Mlllage Rate. : 15.00111 PROPERTI CILARACTERISTICS Beelruuty& :4 Lui,4eras :.87 )'car Built :1942 Bathrooms :2.00 Lot SgFt :37,897 L•ffYearBIt :1956 Heat Method : Forced Bstn Fin SgFt Floor Cover : Carpet Pout Bsm Urigrn SgFt :1.480 Foundation : Concrete Ftg Appliances Bsm Low SgFt - Root Shape Dishwasher Bldg SgFt : 3,890 Roof'Mad : Comp Shingle Hood Fan Ist Flr SgFt -1,618 InterinrMat : Drywall Deck ClpperFlrSyFt Paving Mad : Asphalt Garage Type : Detached Porch SgFt Const T1pe : Wd Studshig Garage SF :484 4ttfc SgFt :792 F-ct Finish :251 Desk ,Sgl't This He information has been furnished. without charge, in conformance with the guidelines approved by the State of Oregon Insurance Gomnn7?roner. The Insurance [ Msion eeuh4m4 intermedieriP4 thOt this SAME A la t10 9monem in tienPflt the IdllnmRtQ InS1lrPtiG Inrfl.rrlminata o:,r only benefiting Intermediaries will not be permitted. Said servicas may be discontinued. No liability is assumed for any errors in this report 1S03 79S 7677 503 :'?5 T6 `7 1?98,04-21 08+59 "306 P.0-1.1113 psi A. M 30t I '4- First American 'Title Insurance Company of Oregon - Washington (OR) ; i Prepared For: Prepared By: ANNA STEVE MC.HUGH Customer Service Department { 1700 SW Fourth Avenue - Portland, Oregon 07201-5512 E Phone: (503) 222-3651 Fa-,:(503.1790-7872 OWNERSHIP LVFORMATIO` Owner : C:cotter Edward F.. & Viola C ' Ref Parcel .Number :2S 112CC 01900 ~ C60wner 1:02S P: 01W S:12 Q: 252 Site Address : 8065 SW Durham Rd Tigard 97224 - Parcel Nurnber• : R0512877 Mail Address : 8065 SW Durham Rd Tigard Or 97224 Map Number ? Telephone : 0%?ner: 503-639-2407 Tenant: County : Washington (ORl SALES AN-J) LOAN INFORMATION Tr mr.cferrcd Loan Amount Document 0 Lender Sale Price Loan Twe Deed Type Interest Rare Yn 0%wicd Vesting Ttpe I PROPERTY DESCRIPTION ASSESSMENT AND TAX INFORMA710N Mop Page Grid : 655137 U 11d -$68,160 Census : Tract: 303.02 Block: 3 Stricture :$62,750 SubdivisionlPlat. Other Neighborhood Cd : DMTG Total : $130,91.0 Land Use : 1012 Res,Improved % Improved : 48 Legal : ACRES 1.19 97-95 Taccs : 51,385.70 Ecerrrpt Amount Exempt Tipe Levi, Code : 02374 ,lfillage Rate :15.0001 PROPERTY CHARACTERISTICS 1 .Bedroom r : 4 LM Acres :1.19 Year Built : 1940 Bathrowns : 1.00 Lot Sgrt : 51.836 Eo'earBir :1951 Hear Merhod : Forced R.sm Fin SgFt -306 P'luur Cover : Carpet Pool Bsm Unfin Sq!'t Foundation : Concrete Pte a Appliances Bsm d.o%SgFr Ragf'Shape Dichwvasher Bldg SgFt :2,398 Roof Mad : Comp Shingle Hood Fan 1st Fir SgFt -1,204 InteriorAlat : Drywall Deck Upper Fir SgFt Paving A-fall Garage Type Porch SgFt Const AN : it'd Stud\shig Gat-age SF Attic SgFt : 698 Ext Finish :251 Deck SgFt This title information has been fumished, without charge. In confonnance with the guidelines approved by the State of Oregon Insurance • r.wwlp.Y-wtw wl. wtw r.. Palm' ■w~wa.~.=r+wI10........ I m ..n :a w~nw~nn. .,:=~u~'y_.'....,.w.~..,~_,,e...n v.a~'v~ v.w11v.ew v cv~e~w••'M1ytf'f1 V1,IflAtR USe - S 5@3 .795 75 7 7 • S03 79S 7677 19 4 7 1 09 t 01 #306 P. 10.11 13 I AM1aR, S First.Antericalt Title Insurance Company of Oregon Washington (OR) Prepared For: Prepared By: ANNA STEVE MCHUGH Customer Scrnice Department 1700 SW Fourth Avenue - Prntland, Oreeon 97201-5512 Phone: (503) 222-3651 Fax: (.503) 790-7872 OWNERSHIP INFORINWTION Owner : Goble Marion Marlin Re_1'Parcel Number : 2S112CC 02000 CoOwner 7:02S R: 01W S: 12 Q:252 Site Address : 8025 SW Durham Rd Tigard 97224 Parcel Number : 80512886 dfail Address : 8025 SW Durham Rd Tigard Or 97224 Afap Number Telephone. : Owner. 503-639-5849 Tenant: C.ount%) : Washington (OR) i SALES AND LOAN INFOR IAT1ON Transferred Loan Arrtounr Document N :1129031-1 Lender Sulu Price Lunn Tyne Deed Type hrterest Rate io Owned Vesting Type PROPERTY DESCRIPTION ASSESSAIENT AND TAX INFORMATION ~ Map Page c& Grid :655 G7 Land :$64.,11.10 Census Tract: 308.02 Blnck: 3 Structure -S49,500 Subdhision/Plat Other Neighborhood Cd : DNITG Total :$113.610 t Land Use : 1012 Res,Improved Improved :44 Legal : ACRES 1.01 97-98 Taxes : $1,134.43 Exempt.4nromrt I. Exempr Tipe Le«, Corte :02374 Aliliarge Rate :15-0001 PROPERTY CHARACTERISTICS Bedrooms :4 Lot Acres :1.01 fear Built :1945 Bathrooms :1.00 Lot Sgft : 43,995 Cfj?'earBlt :1945 Heat Method - Flr1wn11 Bsrrl Fin SqFt Floor Cover : Garret Pool Bsnl Unfrn SqFt Foundation : Concrete Ttg Appliances Bsrlr Low SgFr Roof Shape. Dishimsher Bldg SqFt : 1,256 Rootlllatl : Comp Shingle Hood Fan 1st Fir SgFt :836 hlteriorMat : Drywall Deck Upper Fir SgFt Pat•ing Mall , Garage Dpe : Unimprov Pnr•ch SqFt Const Type : Wd Studisbtg Garage SF :420 Attic SqFt :420 Ect Finish :251 Deck SqFt This flNa InfrvmoNnn hat homn fitminhnrt withnttt rharne in rmfmmanre with the m ldplimn aonrevod by the State of Orecon Insurance Please also find attached plat maps of each lot for your reference. The three lots are as follows; 1.7975 SW Durham Road. Tax Lot 1200, Map 1S1-12CD .87 acres 2. 8025 SW Durham Road Tax Lot 2000, Map 2S1-12CC 1.01 acres 3. 8065 SW Durham Road Tax Lot 1900. Map 2S1-12CC 1.19 acres 3.07 acres Sol 79S r G-, Sol 79S 7G77 19'913.04 - 21 O'S 03 It3Rc 5 P. 13.13 SWI/4SW1/4 SECTION 12 TZS RIW W.M. 2S I 12CC lVA3N1/COT~N COU:iT7 CRF,~~M SCALE I-• *V ,e N 1/. 11 •Ir. •1. I • • SEE NAP / 74 :31 lilts 2 ~T _ I I tie00 .r 11 ~A tolc0 q M -0 r 10:< -0 to It. nl a Il±.n li' _tu=tt _1 100 5000 12900 te00 40 .1 -8 4 a+ J! Ae, too I ,aAa 70 , 97 76 3t 35 y 27 >s ! At n.. r J. • r .r .r .r 7 _ , 2rCC• $.W.•• LANGTREEw STREET 55 0 rim rroo !i%IO iX r.m 9300 0i:o meo 0000 a leoo W X11 +q° I ! ucmo a Z'1034 31 30 to to If 20 t! •A •3 n trl to Z 0 ns~ I _e•!30o .•1. Y t =25-g00 •w . IVh ;r .5 T F. ~ W rlrv ra :t(3 } -'1.70 I Z 17700 •134( 0 13700 13R~7 5000 @too r ~e;01 y Q I 1»3.00 ! .4= s 1 lop •y 1T^7i ` \ o ` ,e r~ eeu± eo I ? 1=3500 2 t5oo - e ' fl I t • 11900 I e+fMY r `71 a: % ` AtWO 13700 ' ' as W~/ I• s, ~o sl `31ea aoo 64 r ; .r 13107 11 it Ol w Q • ltow it .w 6300 e•m C - r2 100 1 / T3 • 1 *4 3 18 t0 v ,t,~ o~ III !3 l_ a ^e 0 t 0 ~ i w . yr e ♦ co A, y 1 g ` S. W. 7y BONAVENTURE t LN. 1t:Lb I 11t' a=3e00 i woo s' ,J.. p Ee 21 r6pp r' 1 •.w 11300 1>:e0o Iz700 Ize7o ilao repo 7io0 , I - J S• / 3 • z7m 3300 c~ ML ET ) ZZ ' n 0 e 7 55 1 jy0._ ` - ` •,4;/ 1 gtNl~ RE T .•1. C ,+po '-~ilfxx ..1 1 Ip C r~ Y rlrr' w r r 7 = t L I ••Q1 3' "Y 75w JQpety~ w' 7t ; . • rr V{ 2500 I 1 > u SEE NAP 1100 I - (•WOT 3' - d 1301 to 1 Itco :./•Ja rao7 • I 7rn ee a 73 _3 j 1 3 \ N.• r 11 C=: S.W. PATTIi LN. I az0o O .em I : 2 Li~1 -I 7~7e N 02 3 ro yW 74 f 1 A P J 100 ~r 6117 ( 94: j 4 300 7 :.700 3 000 3 ~ 1 ~i 3 t 1: I .1 ~ 71 N 73 S.W., ONO Slr 1200 1400 1600 1701 SAO slog 5000 :300' e e .tta Fa?!r: l:ttea sN!r: n1 ~ ~kOR .90° _ )~6A00c7 7i~' » .e r7 re ~ ~ e3 'S ez t ~ s 0 ,L 5`•300}• ,r 5:00'1 _ N. 'Y. e ~ ~ = 1900 tCCO i 9 1'.l.IMNI • 1^0 J` (D 1 o•. 7e!.Q . /JIJa /.O. J.. ttm'r( p .ter IA !OA .57EY'aME!fT IVi7P^.iE 1300 y 69 >••E ~ b r~• C~L7. CO NOT gtLT OM EON 707• OIA-'•4oij ANY CTwEN USE. 1 3 700 1800 00 e, 1871 a N M AL I I T y,•4 wIJ w X11. < .•!l• _Y Y...... e S.W. t i DURHAM y 1' OAD , 1<.•.u a«•. roan tae fr/Tt w11vs • . 17~ SEE NAP is 1 136 TIGJAR( 2S 1 1 2C1 IS03 795 7577 S03 795 7577 19aa,04-21 08:57 #306 P.04,•13 SE 1/4 SW 1/4 SECTION 12 T2S R I W W.M. 2S 1 12CDi WA54'N3TON COUh7Y OgE;ON SCA_E 100' H•t•utt • .n ,t-. I • t s:E MAP is ".CA S t • 1 •.•w s0.. 1 I9co W zcw 702. tvi I j X00 _ E j f`r tsf.~: .lf~ .rt " Z I e~:e ..r.. a. 25 Li OWN 9 I Y ~ Q - - - - ` 7 I! Is ~I ! 'p '~My/(- r% 173 ",i.. ~ ~ '7C ~._(r eeo7 's Tq ',fG 0•'11AOC I630C y _i I T N* s~/i 1 j , f i:01 1 3CC +cu A9 n •f6 AS w r n g J ,aic 1 L:J .c N % I a _ % ~ i w . . ei , r. 618)0 C ,OFO f 0k~~' = CHURCHILL WAY' rP Fl lOG,D 0900 E900 SM MAP 41 40 3A 37,.g 3 900 5400 SS00 Sf,OD \ 21001>!%?•00 2300 _0 12500 2900 -,700 ?J 27K10 X000 710^_ 32trJ 9 6 7 S S 1C 7--w ! •I J' r. t~ .I. y L 790'2 I! 7700 P BOND :STREET a 3= rsAt. =S W. y - 29.1 4400 4000 yOp•~39C ! :13F00 ! 13x00 3300 1 _ 40 .S t X00 A9oo l A70p vn0 X00 \ 1 00 - ~lp0 fX:O L , 4 I 22 21 20 I l 1R 17 is! •S If 1E O, . 2 1 2 o' ~ 30 2ti r 29125 1200 .NAG • 0!7[_ f 701 mAz ti•. ! r,ae 1i9 I IICC y~ t 7 i 1-j- I I _ I Sf: MAP _ sm MAP ze I aaA i , \ YW., 06-7 00 n0' RCL7 0% MR \ ANY OTHER 1.l T I GARD ` 2S I 12CD I I I r TRANSMITTAL.. RECEIVED Harris - McMonagle Associates, Inc. JUN 0 31999 Engineers - Surveyors 12555 S.W. Hall Boulevard COMMUNITY DEVELOPMENT Tigard, Oregon 97223 Tel. (503) 639-3453 - Fax 639-1232 DATE: TO: JuLAI, a A U r PROJECT: 1J~2H4-► v~ `5c~o% -T~~~ WE ARE SENDING YOU ATTACHED THE FOLLOWING ITEMS: SHOP DRAWINGS PRINTS SAMPLES CHANGE ORDER COPY OF LETTER LAS DATA SPECIFICATIONS MYLARS OTHER: FOR YOUR: REVIEW COMMENTS APPROVAL USE FILE COPIES DATE DESCRIPTION REMARKS: ~2U i S o w 5 G C~t &Le- cs e- Des P, 6) Coro e-cri o,J Lo N O D - P"\) A-t_ ,4S Fd (L co e,S ~i 216 ©nJ e Q ON7 -p1- TIa c A -n &A-) w l T7-- SIGNED: S 4. 3 9 - -7. S 101, 9' 9) 4,-3q X:N'G~q 191 k 2~I ,lo°~ (AV4. Z or Xi~-~1 ~ (f Ol.q ~ 2 0.80 43 76.50' 114.34' 3 O 00 S 01 °17'28 W o a o N 76 n o 16 1 44 19&48 4,778 sq.ft. ° 85 sq.ft. 1.3.50' 7.50 n 16.68' U' 8 14 24.47' o v o S 36°08'07" Y401 32" E `45 o q9 S 88`42'32 E 139 v► I 63.00' 34.00' L 03/26/2001 Conditions Associated with Case SUB99-00001 11:25:03 AM Cond. Stat. Changed Updated Code Title Hold Status Changed By Tag Updated By 0055 H2O QUAL FAC (PVT) SUBMISSION REQ 0 Met 02/15/200 BDR 06/23/2000 BDR Final design plans and calculations for the proposed private water quality facility shall be submitted to the Engineering Department (Brian Rager) as a part of the public improvement plans. Included with the plans shall be a proposed landscape plan and maintenance plan to be approved by the City Engineer. the proposed facility shall be dedicated in a tract to the City of Tigard on the final plat. As a part of the improvement plans submittal, the applicant shall submit an Operations and Maintenance Manual for the proposed facility for approval by the Maintenance Services Director. The facility shall be maintained by the developer for a three-year period from the conditional acceptance of the public improvements. A written evaluation of the operation and maintenance shall be submitted and approved prior to acceptanced for maintenance by the City. Once the three-year maintenance period is completed, the City will inspect the facility and make note of any problems that have arisen and require them to be resolved before the City will take over maintenance of the facility. In addition, the City will not take over maintenance of the facility unless 80 percent of the landscaping is established and healthy. If at any time during the maintenance period, the landscaping falls below the 80 percent level, the developer shall imeediately reinstall all deficient planting at the next appropriate planting opportunity. 0014 EROSION CTRL PRVD W/P-IMP DRAWNGS 0 Met 02/15/200 BDR 06/23/2000 BDR An erosion control plan shall be provided as part of the public improvement drawings. The plan shall conform to "Erosion Prevention and Sediment Control Plans - Technical Guidance Handbook, February 1994." 0057 GRADING FINAL PLAN REQUIREMENTS: , 0 . Met 02/15/200 BDR 06/23/2000 BDR A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of the lots that are to be "pad" graded to insure that the drainage is directed to the street or a public facility approved by the Engineering Department. A soils report shall be provided detailing the soil compaction requirements consistent with the requirements of Appendix Chapter 33 of the Uniform Building Code (UBC). 0058 GEOTECH/GRADE SLOPE CONSTRCT 0 Met 02/15/200 BDR 06/23/2000 BDR REQD The applicant shall provide a geotechnical report, per Appendix Chapter 33 of the UBC, for the proposed grading slope construction. The recommendations of the report shall be incorporated into the final grading plan. A final construction supervision report shall be filed with the Engineering Department prior to issuance of building permits. 0059 SLOPE REQ'RMNTS/GRADE PLAN 0 ' Met 02/15/200 BDR 06/23/2000 BDR The design engineer shall indicate on the grading plan which lots will have natural slopes between 10% and 20%, as well as, lots that will have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections and/or permits will be necessary when the lots develop. 0001 EMER VEHICLE ACCESS 0 Met 02/15/200 BDR 06/23/2000 BDR Submit a revised plan that shows an emergency vehicle access will be provided. The emergency vehicle access must be a minimum of 20 feet wide and must be an all eather surface. This may be gravel, grass-crete, etc. This emergency access must be shown as an easement or tract on the plat and must be constructed prior to final plat approval. Staff Contact: Julia Hajduk, Planning Division. 0001 STREET TREE SPECIES & SPACING 0 Met 02/15/200 JPH 08/02/2000 JPH Submit a plan that shows the number of street trees that will be provided including the species and proposed spacing in accordance with Section 18.745.040.0. Staff Contact: Julia Hajduk, Planning Division. 0001 BOND FOR MITIGATION 0 Met 06/28/200 JPH 08/02/200000. °JPH Prior to final plat, submit a bond for proposed on-site mitigation, pay the fee-in-lieu for the 30 caliperanches or emoved, or provide a combination of bond and fee for the total number of caliper inches. Staff Contact J lia, * jduk, Planning l Division. 0001 DEED RSTRCTIONS FOR TREE RTNTION 0 Not Met 06/25/1999 JMA Prior to final plat, submit deed restrictions for the trees proposed to be retained. If any trees currently proposed to be retained are removed, approval must be granted PRIOR to any tree removal and mitigation requirements adjusted accordingly. In order to obtain approval to remove a tree retained as part of the tree plan, an arborist must certify that the tree is dead or poses an immediate hazard to life or property. If a tree is damaged due to improper construction practives, the trees must be mitigated and a fine may be assessed. Staff Contact: Julia Hajduk, Planning Division. 0001 TREE PROTECTION MEASURES 0 Met 06/25/199 JPH 06/23/2000 JPH Prio to ANY site work, tree protection measures must be installed for all trees to be retained. Once installed, the tree protection measure must be approved by a certified arborist and a member of the Planning Staff. Staff Contact: Julia Hajduk, Planning Division. 0001 PEDESTRIAN CONNECTION 0 Met 06/23/200 JPH 06/23/2000 JPH Submit a detail of the proposed pedestrian connection between the cul-de-sac bulb and Durham Road this must be shown as an easement or tract on the plat. Staff Contact: Julia Hajduk. 0001 LOT 16 DEPTH VS WIDTH 0 Met 06/03/199 JPH 06/23/2000 JPH Revise the plat so that lot 16 has a depth no less than 2.5 times the lot width and continues to have at least 25 feet of frontage. Staff Contact: Julia Hajduk, Planning Division. 0001 TEMP FIRE TRUCK TURNAROUND 0 Met 06/26/200 BDR 06/26/2000 BDR The temporary fire truck turn-around shall be posted with signs and cub painting "No Parking". Staff contact: Bob Poskin, Building Division. Page 2 of 3 6/28/00 , Her Hoffart and Co. 46;2 S. W. Vermont Portland, OR 97219 244-0876; Mobile 250-2493 244-0877-FAX JOYCE FARMS Following is the estimate to plant 306 caliper inches of trees either on . ite, off site, or a combination of both. Planting to be done in the dormant season, using bare root trees of the varieties selected by Joyce Farms. Planting conditions and subsequent maintenance would hav.- to be approved by Joyce Farms otherwise warrenties would not app y. Examples of the prices and varieties available are as follows: Prig°s include planting and staking. _U 1-1/4" 1 3/211 Che:,,tnut 15.00 19.00 25.00 Norway Maple var. 30.00 35.00 45.00 Ash var. 26.00 32.00 45.00 Thoi nless Locust var. 33.00 40.00 50.00 Flowering Plum Var. 25.00 30.00 35.00 For B&B plants add $20.00/ plant Usin 1 an average price for each size times the 306 inches required would be as follows: 306 1" trees @ 26.00 $7,956.00 245 1 1/4" trees @ 32.00 $7,840.00 204 1/2" trees @ 45.00 $9,180.00 NURSEF Y • ORCHARD • LANDSCAPE ;^21725 S.W. CHAPMAN RD. • SHERWOOD. OR 97140 . TS 60 e©, 8f iJnf Ted zzi- SW6UA 33AOf bbTZ-SZ9-209+ SUB ~4- pooo/ STA. _ OF OREGON ,~FTElz Al -ecbvb]Ll~q fzffulzJ:Tr County of Washington SS t t O A I, Jerry ` T of Assess- ment and : o County Clerk for I rtify that 4(p3Z Sam/ V~i21vy~.►T rj-~, the wit ceived and re a ;d f said ~a~ZTL qN il i U i2 c'Y~ZI~f county I irector of \ A is~n axation, Ex- lerk Doc 2000052648 Rect: 257839 32.00 TREE AGREEMENT 06/30/2000 02: 21: 46pm _ . This Tree Agreement (the "Agreement") is made this a~ day of June, 2000, by Herb Hoffart $ Company (the "Developer") and the City of Tigard, Washington County (the "City"). RECITALS: WHEREAS: The developer has applied for and received conditions of approval for the single family residential subdivision of DURHAM SCHOOL PARK The City conditioned its approval, in part, upon a deed restriction which subjects the subdivision to a restriction of the removal of any trees located within the entire subdivision as of the date of this agreement. WHEREAS: The developer has identified the trees subject to this Agreement by the drawing Exhibit "A" which is attached hereto and incorporated herein by this reference. THEREFORE: The developer agrees as follows: TERMS AND CONDITIONS: 1. The developer agrees and shall not remove any trees presently existing on the Exhibit "A" property unless the following conditions are present: A. A certified arborist confirms in writing that the tree is deseased and cannot be cured, or 8. A certified arborist confirms in writing that the tree as died, or C. A certified arborist confirms in writing that the tree presents a hazard to life or property, and 1-~ Z0 30dd 00 ? lNdddOH SN31-1 LL80VVZE09 Eb:OI Z00Z/E0/t70 CD A 1 I I CD ! 1 i a 0 D P A' K N 0. i m [80ND P ARK NO"3 ~ ~ ~ ~ m A R K I N 0- 4 I I I I e2 aT 80 79 78 TT 76 I 30 29 28 27 2 I I ` I ' m p d 1,~71ff,aM d FIR 7 9 tJ t4 - m w 1Y FIR u' coif ® u' it APPLE ci) d o~ i 6 a, ne O 12 16 a ° d rs 22 ~ i 5 10 s me ~ 17 t 8 l9 20 21 ~ r ® - Y nw 11 16 -i 24- aim" e FIR 4 AFMFP%E w `Yf' N H O -Tl 8? 2 :.i ..aE 4ww r D 32 31 30 29 28 27 26 25 24 23 b 1 ,Y n~ ~ 4c ~ O _ ~LR I ,r ocrn.,. cix Ser SE EXHIBIT A E EEEEEETTHEE SC° E '2°- _ SCHOOL PARK S _ DURHAM 4 Y TREE LOCATION PLAN •.OT 100 'IAX MaA 25t-138A 111 TAX MAP 251-138 TAX LOT 401 TAX LOT 300 (DURHAM ELEM- SCHOOL) D. Under subparagraph A, B, or C herein, the developer first provides written confirmation of the certified arborist to the City before taking any further action to remove the affected tree(s). 2. This agreement shall apply only to all existing trees as of this date as shown on the attached Exhibit "A" and does not apply to any other trees or vegetation located on the site. 3. The terms of this agreement shall inure to the benefit of every successive owner of each lot in the subdivision of DURHAM SCHOOL PARK and shall be binding on all parties having any right, title or interest in the subject property or any portion thereof, their heirs, successors or assigns. AGREED TO THIS DAY OF JUNE, 2000. CITY OF TIGARD HERB HOFFART & COMPANY State of Oregon ) County of Multnomah ) Before me, a Notary Public in and for the State and County, appeared the above named Herbert J. Hoffart who acknowledged that he did sign the foregoing instrument and that the signing of the same was his voluntary act and deed and for the purposes herein described. IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal this o2(- day of June, 2000. OFEI7f7 SEAL GINGER ENGI.AN'J ~ NOTARY PUBLIC,OREGON COMMISSION NO. 058987 MY COMMISSION EXPIRES JAN 07 200 b0 39Vd 00 a iNVA30H EIN3H LL80VVZE09 E17:0T T00Z/EO/b0 T ANSMI?AL Harris - McMonagle Associates, Inc. Engineers - Surveyors 12555 S.W. Hall Boulevard Tigard, Oregon 97223 RECEIVED PLANNING Tel. (503) 639-3453 - Fax 639-1232 DATE: August 21, 2000 AUG 2 6 2000 CITY OF TIGARD TO: MATT SCHEIDEGGER CITY OF TIGARD (PLANNING DEPARTMENT) PROJECT: DURHAM SCHOOL PARK WE ARE SENDING YOU ATTACHED THE FOLLOWING ITEMS: SHOP DRAWINGS PRINTS SAMPLES CHANGE ORDER COPY OF LETTER PLANS DATA SPECIFICATIONS MYLARS OTHER: FOR YOUR: REVIEW COMMENTS APPROVAL USE FILE COPIES DATE DESCRIPTION 7 LOT 1 (REVISED) SITE PLAN REMARKS: MATT, HERE IS THE REVISED LOT 1 SITE PLAN FOR DURHAM SCHOOL PARK. AS I TOLD YOU FRIDAY I WENT OUT AND MEASURED THE ACTUAL AS BUILT DRIVEWAY DROP AND IT MEASURED 10.5 FEET IN WIDTH. THIS IS BEYOND DESIGN MINIMUM STANDARDS. I DON'T BELIEVE THIS LOT NEEDS A JOINT ACCESS AGREEMENT WITH LOT 2. PLEASE INFORM THE BUILDING DEPARTMENT OF THIS SO THEY CAN ISSUE A BUILDING PERMIT AS SOON AS POSSIBLE. IF YOU HAVE ANY QUESTIONS PLEASE CALL MEAT 639-3453 X-16. SINCERELY, LANCE LUDWICK SIGNED: , SITE PLAN N LOT: 1 BLOCK: N/A SUBDIVISION: DURHAM SCHOOL PARK OWNER: HERB HOFFART & Co. SECTION: SW 1/4 12 T-2S R-1W W.M. CITY: TIGARD 4632 S.W. VERMONT Comm WASHIINGTON STATE: OREGON SCALE: 1 8' PORTLAND, OREGON 97219 TAX MAP AND TAX LOT No.: TAX MAP 251-12CC TAX LOT TELEPHONE: 244-0876 w E SITE ADQRESS: 8099 S.W. DURHAM COURT ZONING: R - 12 I WATER MET I , ~1 -----------82.63' ---Aro.- ~ ~ LOT LINE 0 o w U) 0 39.00' fp I Cyr z ~2. I.E 3 w o o , 3 I F ss 15' LOT 1 20 uj z w BLDG AND GARAGE FIN FLOOR = 172.0 / O I 0 4.00' ST 6g I O Q o N , CN T rl , U-) LOT AREA 3,161 S. F. o o SD ° 04 ~0 0 l SAM ~ I 35.00' G I ET ~ \P ~ V SBACK LINE r~ SURFACE FLOW 0 4W L07 AND 10' EASEMENT LINE ----SUBDIVISION BOUNDARY LINE---- N 88'4232"-W-65.03----____-- 3 SW DURHAM ROAD ANIL July 3, 2002 CITY OF TIGARD OREGON Herb Hoffart 4632 SW Vermont Portland, OR 97219 RE: "Durham School Park" - SUB99-00001/ Bond Release Dear Mr. Hoffart: This letter serves as written acknowledgement that the City of Tigard has no further interest in the Nine Thousand One Hundred Eighty dollar ($9,180.00) Bond #844394S between INSCO/DICO and Herb Hoffart & Co. and the City of Tigard, Oregon. All work assured thereby is satisfactorily complete. If you have any questions regarding this matter, please contact Morgan Tracy, Associate Planner at (503) 639-4171, ext. 2428. Since ely, Mor anTrac 9 Y Associate Planner C: INSCO/DICO One Centerpointe, Suite 420 Lake Oswego, OR 97035 SUB99-00001 Land Use Case File Dee Wise, Records 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503) 684-2772 HERB HOFFART & COMPANY C~ 4632 SW VERMONT, PORTLAND, OREGON 97219 (503) 244-0876 FAX (503) 244-0877 REAL ESTATE BROKER" PROPERTY MANAGEMENT" BUILDERS & DEVELOPERS * CCB 34247 June 26, 2002 Mr. Mike White JAN 2 7 2002 Senior Engineering Technician ' OF T1GARD City of Tigard 13125 SW Hall Boulevard Tigard, OR 97223 Dear Mike: RE: TREE MITIGATION - DURHAM SCHOOL PARK It is my understanding that Ms. Julia Hajduk has been assigned to long range planning so I am addressing this letter to you with the request that you forward it on to the appropriate person in the planning department. Attached is a letter that I received from the contractor that I retained to plant any trees in the Durham School Park subdivision that we recently completed. The staff report required that we mitigate 306 caliper inches and according to the attached letter we have mitigated 320.50 inches. I trust that this will meet with the approval of the planning staff person and that the matter of mitigation is satisfied. Thank you. Cordially, Herb Hoffart 11 'JF 6/11/02 JOYCE FARMS Herb Hoffart and Company 4632 SW Vermont Portland, OR 97219 Following are the trees and sizes planted at Durham Park in Tigard, Oregon. 12 2" Crimson Sentry Maple 24" 17 2' Kwanzan Flowering Cherry 34" 10 2" Redmond Linden 20" 13 2" Capitol Flowering Pear 26" 13 2" Columnar Pin Oak 26" 2 1 1/2" Vine Maple 311 67 2" Virisccns Cedar 134" 5 2 1/2" Coast Pine 12.5" 1 1 1/2" Krauter Vesufius Flowering Plum- 1.511 8 1 1/2" Acer Groceri--Snakebark Maple 12" 6 1 1%2" Laburnum Vossi--Golden Chain 9" 2 2 1/2" Douglas Fir 511 2 1 1/4" Oregon Ash 2.5" 6 1" Viriscens Cedar 6" 5 1" Vine Maple 511 320.5" Amount to be mitigated= 306" Exceeded mitigation requirements by 14.5 caliper (diameter) inches. c Joyce Farms CB # 5403 A) NURSERY - ORCHARD - LANDSCAPE - 21725 S.W. CHAPMAN RD. - SHERWOOD, OR 97140 (503) 625-6834 - FAX (503) 625-2144 . 41~C insc IC0 70 CR OMG°- SUBDIVISION IMPROVEMENTS PERFORMANCE BOND BOND NO: 844394S KNOW ALL MEN BY THESE PRESENTS: That we, Herbert J. Hoffart dba Herb Hoffart & Co. as Principal, and Develovers Insurance Company , a Corporation organized.and doing business under and by virtue of the laws of the State of California and duly licensed to conduct a general surety business in the .State of Oregon, as Surety, are held and firmly bound unto City of Tigard OR as Obligee in the sum of Nine thousand one hundred eighty and no/100------- ($9,180.--------------) Dollars for which payment, well and truly to be made, we bind ourselves, our heirs, executors and successors, jointly and severally firmly by these presents. THE CONDITION OF THE OBLIGATION IS SUCH THAT: WHEREAS, the above named Principal, as a condition of the filing of the final subdivision map of: Tree mitigation - Durham School Park entered into an agreement or agreements with said Obligee to complete the improvements specified in.said agreement or agreements. NOW THEREFORE, the condition of this obligation is such, that if the above Principal shall well and truly perform said agreement or agreements during the original term thereof or of any extension of said term that may be granted by the Obligee with or without notice to the Surety, this obligation shall be void, otherwise it shall remain in full force and effect. IN WITNESS WHEREOF, the seal and signature of said Principal is hereto affixed and the corporate seal and the name of the said Surety is hereto affixed and attested by its duly authorized Attorney-in-fact at Lake Oswego. OR this 28th day of June 2000 PRINCIPAL SURETY Herbert J. Hoffart dba Herb Hoffart & Co. Deve rs Insurance Company 4M.Burnett byby: er Attorney-in-fact Insco Insurance Services, Inc. One Centerpointe • Suite 420 • Lake Oswego, OR 97035 • (503) 684-9606 • (800) 223-2451 • Fax (503) 684-4065, hftp://www.insco.com Underwriting Manager for: Developers Insurance Company • Indemnity Company of California • Developers Surety and Indemnity Company ,i POWER OF ATTORNEY OF ILEMNITY COMPANY OF CALIFO AND DEVELOPERS INSURANCE COMPANY. N20'97757 P.O. BOX 19725, IRVINE, CA 92623 • (949) 263-3300 NOTICE: 1. All power and authority herein granted shall in any event terminate on the 31st day of March, 2002. 2. This Power of Attorney is void if altered or if any portion is erased. 3. This Power of Attorney is void unless the seal is readable, the text is in brown ink, the signatures are in blue ink and this notice is in blue ink. 4. This Power of Attorney should not be returned to the Attorney(s)-In-Fact, but should remain a permanent part of the obligee's records. KNOW ALL MEN BY THESE PRESENTS, that except as expressly limited, INDEMNITY COMPANY OF CALIFORNIA and DEVELOPERS INSURANCE COMPANY, do each severally, but not jointly, hereby make, constitute and appoint ***Blaine D. Williamson, Geri M. Burnett, Brent Olson, Morag A. Corey, jointly or severally*** the true and lawful Attorney(s)-In-Fact, to make, execute, deliver and acknowledge, for and on behalf of said corporations as sureties, bonds, undertakings and contracts of suretyship in an amount not exceeding Ten Million Dollars ($10.000,000) in any single undertaking; giving and granting unto said Attorney(s)-In-Fact full power and authority to do and to perform every act necessary, requisite or proper to be done in connection therewith as each of said corporations could do,, but reserving to each of said corporations full power of substitution and revocation; and all of the acts of said Attorney(s)-In-Fact, pursuant to these presents, are hereby ratified and confirmed., This Power of Attorney is granted and is signed by facsimile under and by authority of the following resolutions adopted by the respective Board of Directors of INDEMNITY COMPANY OF CALIFORNIA and DEVELOPERS INSURANCE COMPANY, effective as of September 24,1986: RESOLVED, that the Chairman of the Board, the President and any Vice President of the corporations be, and that each of them hereby is, authorized to execute Powers of Attorney, qualifying the attorney(s) named in the Powers of Attorney to execute, on behalf of the corporations, bonds, undertakings and contracts of suretyship; and that the Secretary or any Assistant Secretary of the corporations be, and each of them hereby is, authorized to attest the execution of any such Power of Attorney; RESOLVED, FURTHER, that the signatures of such officers may be affixed to any such Power of Attorney or to any certificate relating thereto by facsimile, and any such Power of Attorney or certificate bearing such facsimile signatures shall be valid and binding upon the corporation when so affixed and in the future with respect to any bond, undertaking or contract of suretyship to which it is attached. IN WITNESS WHEREOF, INDEMNITY COMPANY OF CALIFORNIA and DEVELOPERS INSURANCE COMPANY have severally caused these presents to be signed by their respective Presidents and attested by their respective Secretaries this 3rd day of December, 1999. INDEMNITY COMPANY OF CALIFORNIA DEVELOPERS INSURANCE COMPANY By By r Crowell Vfir Crowell resident OOakpo CFC resident ~QSOPPpggCF ti G Q G OCT. 5 r~0 ~0 ATTEST o =MAR. 27 w 1967 :0 i 1979 a Cq</FOP~\P a yp cq</FOPN`P ~ By * By • Walter Crowell Walter Crowell Secretary Secretary STATE OF CALIFORNIA ) ) SS. COUNTY OF ORANGE ) On December 3, 1999, before me, Caroline A. Hrycyk, personally appeared Harry Crowell and Walter Crowell, personally known to me (or proved to me on the basis of satisfactory evidence) to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument. WITNESS my hand ;officia/lseal. CAROLINE A. HRYCYK Signature t p COMM. # 1237813 Notary Public - California 0 3 ORANGE COUNTY My Comm. Expires OCT 12, 2003 CERTIFICATE The undersigned, as Senior Vice President of INDEMNITY COMPANY OF C NIA, and Senior Vice President of DEVELOPERS INSURANCE COMPANY, does hereby certify that the foregoing and attached Power of Attorney remains in full force and has n t bee revoked; and furthermore, that the provisions of the resolutions of the respective Boards of Directors of said corporations set forth in the Power of Attorney, are in force / ~y~~( the ate this Certificate. This Certificate is executed in the City of Irvine, California, thiSX day of INDEMNITY COMPANY OF CALIFORNIA DEVELOPERS INSURANCE COMPANY C240:7 CMPANVOF \NSURg4 G ~G OPP B Ogq C' ~Qi~'(i`~~ t~,Q'yOPPOggcF 2 ? rFp9G O ?G lpC~ Y - OCT.5 By w MAR. 27 v William T. Sherer o 1967 2 William T. Sherer 19" 1J _ Senior Vice President 2 ~y//FOa~P a` Senior Vice President °q</FOpN`P Y ID-314 (REV. 12/99) From: Herb Hoffart To: Ms. Julia Hajduk • Date: 4/27/00 Time: 7:56:50 AM Page 2 of 3 ~1 I TREE AGREEMENT This Tree Agreement (the "Agreement") is made this day of May, 2000, by Herb Hoffart & Company (the "Developer"). RECITALS: WHEREAS: The developer has applied for and received conditions of approval for the single family residential subdivision of DURHAM SCHOOL PARK. The City conditioned its approval, in part, upon a deed restriction which subjects the subdivision to a restriction of the removal of any trees located within the entire subdivision as of the date of this agreement. WHEREAS: The developer has identified the trees subject to this Agreement by the drawing Exhibit "A" which is attached hereto and incorporated herein by this reference. THEREFORE: The developer agrees as follows: TERMS AND CONDITIONS: 1. The developer agrees and shall not remove any trees presently existing on the Exhibit "A" property unless the following conditions are present: A. A certified arborist confirms in writing that the tree is deseased and cannot be cured, or B. A certified arborist confirms in writing that the tree as died, or C. A certified arborist confirms in writing that the tree presents a hazard to life or property, and t From: Herb Hoffart To: Ms. Julia Hajduk • Date: 4/27/00 Time: 7:56:50 AM Page 3 of 3 D. Under subparagraph A, B, or'C herein, the developer first provides written confirmation of the certified arborist to the City before taking any further action to remove the affected tree(s). 2. This agreement shall apply only to all existing trees as of this date as shown on the attached Exhibit "A" and does not apply to any other trees or vegetation located on the site. 3. The terms of this agreement shall inure to the benefit of every successive owner of each lot in the subdivision of DURHAM SCHOOL PARK and shall binding on all parties having any right, title or interest in the subject property or any portion thereof, their heirs, successors or assigns. AGREED TO THIS DAY OF MAY, 2000. CITY OF TIGARD HERB HOFFART & COMPANY State of Oregon ) County of Multnomah ) Before me, a Notary Public in and for the State and County, appeared the above named Herbert J. Hoffart who acknowledged that he did sign the foregoing instrument and that the signing of the same was his voluntary act and deed and for the purposes herein described. IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal this day of May, 2000. From: Herb Hoffart To: Ms. Julia Hajduk Date: 4/27/00 Time: 7:56:50 AM Page 1 of 3 FACSIMILE COVER PAGE • To : Ms. Julia Hajduk From : Herb Hoffart Sent : 4/27/00 at 7:56:48 AM Pages : 3 (including Cover) Subject • 0 • Su ~4 -"Mot RECEIVED PLANNING Date 09/09/99 u File Tigard ,fri SEP 14 1999 UNIFIED SEWERAGE AGENCY 155 N. First Avenue, Ste. #270 CITYOFTIGARD Hillsboro, Oregon 97124 (503) 648-8621 Project Durham School Park Subject Red Lines To John Hagman City of Tigard Item Copies Date Description 1 Plans r as you requested Remarks: See plans for comments &P G te'4- ❑ for your information Plans look good AAS ❑ for your approval IaIQJI., ❑ for your review ❑ return requested From Julia Huffman REQUEST FOR CONSTRUCTION PLAN COMMENTS TO: Julia Huffmar>; Unified Sewerage Agency FROM: John Hagman Date: 8 f tZ 199 Project Name: Tigard Case Number SUZ V` 99 -OWO ► Site Address(s) '1`1 5 S.uJ, ~u ~w~~.d, zSt-tz~p . 1Zoo~ PLEASE RETURN COMMENTS NO LATER THAN g - ZG - M COMMENTS: U By: Date: 1 ACityTra2.bdr i ----------------I----- V WET WEATHER EROSION CONTROL SPECIAL MEASURES: 1. THE "EROSION PREVENTION AND SEDIMENT CONTROL TECHNICAL GUIDANCE HANDBOOK"? IS HEREBY MADE A PART OF THESE PLANS. ANY COMBINATION OF THE VARIOUS MEASURES SET FORTH THEREIN MAY BE EMPLOYED TO MITIGATE THE EROSION THAT MAY OCCUR FROM SEDIMENT LEAVING THE SITE. 2. ANY GRADING MATERIAL THAT IS STOCKPILED SHALL BE HYDRO-SEEDED AS SET FORTH IN SECTION- 3.3.6 IN TIME FOR THE SEED TO GERMINATE AND THE GRASS COVER TO ESTABLISH ITSELF TO CONTROL EROSION. IF DUE TO THE TIME OF YEAR, THE GRASS CAN -NOT BE ESTABLISHED, ALL EXPOSED ` SOIL SHALL BE COVERED BY NOV 1ST IN ACCORDANCE WITH THOSE APPLICABLE SECTIONS*.OFy 3.3.7 THROUGH 3.3.8, AS DETERMINED BY THE ENGINEER AND THE CITY. d I r1 r DESIGN DESIGNED BY: F,O PROF xAI~IS-McMoxAGT~ G INf SUBJECT TO REVIEW ASSOCIATES,, :INC: 15,998 ' E y ENGINEERS-SURVEYORS,' `-440 RKW HERB HOFFART & CHECKED 12555 S.W. HALL :;6LVD, . 4632 S.W. VERMONT TIGARD, OR 97223::=628 21'A JOH PORTLAND, OREGON 97219 PHONE: (503) 639„;345 0. lk DATE PHONE: (503) 244-0876 FAX: (503) 639:123 EXPIRES JUNE 30th, 1999 08/02/99 rr..x E n e Y , d i YY <Rf f Y E a ...r ~ i i.a < ~ a x , n` u 4 t Q ...a, x x_. u. . Si : y',. r 4,1 " a < ' . . x:r.:E L . ......:.:.::.,OFF ~ ..j. ) g : s- < ASK NOT ICE OF TYPE 11 DECISION SUBDIVISION [SUB] 1999-00001 Le DURHAM SCHOOL PARK SUBDIVISION J Community DevcC eve1oopment Sha Communityl 120 DAYS = 7/26/99 SECTION 1. APPLICATION SUMMARY CASES: DURHAM SCHOOL PARK SUBDIVISION Subdivision SUB 1999-00001 Adjustment VAR 1999-00012 The applicant has requested approval to divide 3 lots totaling 3.07 acres into 32 lots. The applicant has also requested an adjustment to the street improvement standards. APPLICANT: Herb Hoffert 4632 SW Vermont Portland, OR 97219 APPLICANT'S REPS: Spencer Vail, Planning Consultant Jay Harris 4505 NE 24" Harris-McMonagle Associates Portland, OR 97211 12555 SW Hall Boulevard Tigard, OR 97223 OWNERS: Edward.& Violet Cotter Marion Goble Michael & Linda Halseth 8065 SW Durham Road 3595 S 1600 E 7975 SW Durham Road Tigard, OR 97224 Wendell, ID 83355 Tigard, OR 97224 COMPREHENSIVE PLAN DESIGNATION: Medium Density Residential, 12 Units Per Acre; R-12. ZONING DESIGNATION: R-12; Residential, 12 Units Per Acre. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also permitted conditionally. LOCATION: The subject site is located at 7975, 8025 and 8065 SW Durham Road; WCTM 1S112CD Tax Lot 1200 and 1S112CC, Tax Lots 1900 and 2000. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.370, 18.430, 18.510, 18.705, 18.715, 18.745, 18.765, 18.790, 18.795 and 18.810. SECTION 11. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has approved the above request subject to certain conditions of approval. The findings and conclusions on which the decision is based are noted in Section V 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 twenty-five cents (25G) per page, or the current rate charged for copies at the time of the request. SECTION III. PROCEDURE AND APPEAL INFORMATION Notice. Notice 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 20, 1999 AND EFFECTIVE ON JUNE 4, 1999 UNLESS AN APPEAL IS FILED. Appeal: The Director's Decision is final on the date that it is mailed. All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellar3f e hearing on an appeal from the DirectA Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. F7 THE DEADLINE FOR FILING AN APPEAL IS 3:30 PM ON JUNE 3, 1999. Questions: For further information please contact the Planning Division Staff Planner, Julia Haiduk at (503) 639-4171, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. F-- a N •42']z• W 36.80' g L LJ ar.:, 1a s 11 z t j ♦x aM• w rise' Y s I ° 'R , 9 x 1:. 9 e ,15, B ti+ o y R v v It 4 t 22 Z 10 + 135 . 17, 6 19-' 19, 20 1. z 1 9 13 8 [,e. 14 g G..` z 2 : Q G 9 31 9 30 t 29 i 28 Y 27 j 26 p 25 Y 24 Y 23 I~ _L J--- - sl E SW DURHAM ROAD 4- LL } F- U SUB 99-0001 T CASE NO.====== SITE PLAN DURHAM EXHIBIT MAP N SCHOOL PARK SUBDIVISION VICINITY MAP ST L SUB 99-0001 N DURHAM 9 a SCHOOL PARK SUBDIVISION n T - 3 SUBJECT ~D x PARCELS P LN N N m 100 •00 000 F••I DURHAM RD r, •u WI I i T~ N tiD City of Tigard J~ Nbm•tl•n an W m•D I. b gmr4 bu0m DrD/ •N i `S~yO q~P mDUU a wnn.D.m n• o•waor.a 6•MU. om.a.. (JR .tP 10116 aW M•1 TOM, ON 0 223 )110 ~/?D (5011600..111 NIDIMw.64p•N.a,w Community Development Plot date: Mar 17,1999; C:%mapicVAAGIC03.APR i:\curpln\setup\decision summaries\sub GIMOC I.doc NOTICE TO MORTGAGEE, LIENHO&R, VENDOR OR SELLER: THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE, IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER. REVISED NOTICE OF PENDING LAND USE APPLICATION CITY OF TIGARD Community (Development SUBDIVISION Sha ingABetterCommuni 500-FOOT PROPERTY OWNER NOTICE DATE OF NOTICE: April 26, 1999 FILE NO./NAME: SUBDIVISION (SUB) 99-0001 DURHAM SCHOOL PARK SUBDIVISION PROPOSAL: A request for Subdivision approval on a 3.07 acre site is proposed. The applicant proposes to create 32 single-family residential lots. COMPREHENSIVE PLAN DESIGNATION: Medium Density Residential, 12 Units Per Acre; R-12. ZONING DESIGNATION: R-12; Residential, 12 Units Per Acre. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of 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, 18.765, 18.790 and 18.810. REVISION TO PROPOSAL: A The applicant has requested a modification to the right-of-way (ROW) width proposed. The applicant-has asked that the ROW be reduced to 42' with 28' ofI paving. The paving width is the same as previously proposed, however, the full right-1 of-way is reduced by 4 feet. This will allow the lot sizes to be larger, thus meeting the! average lot size requirement. Because this is a change to the plan previously viewed by neighbors, you are provided an additional. 14-day comment period. If you do not have additional comments, there is no need to re-submit comments. All comments o previously received will be considered in reviewing the application. LOCATION: The subject site is located at 7975, 8025 and 8065 SW Durham Road; WCTM 1S112CD, Tax Lot 1200 and 1 S112CC, 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 5:00 PM ON TUESDAY - MAY 11, 1999. All comments should be directed to JULIA POWELL HAJDUK. 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. 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 WRITTEN COMMENTS WILL BECOME A PART OF THE PERMANENT PUBLIC RECORD AND SHALL CONTAIN THE FOLLOWING INFORMATION: ♦ Address the specific "Applicable Review Criteria" described in the section above or any other criteria believed to be applicable to this proposal; SUB 99-0001 DURHAM SCHOOL PARK SUBDIVISION REVISED 14-DAY PROPERTY OWNER NOTICE ♦ Raise any issues and/or concen0elieved to be important with sufficient idence to allow the City to provide a response; ♦ Comments that provide the basis for an appeal to the Tigard Planning Commission 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 DIRECTORS 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 DIRECTORS 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 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. 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." ROSS SST 1 I T1~ I ~I I I f8 II I~ 'I 5 li a II o I _ ~lnnoiRrFS~ q I I1 ~'1 a 3SUBJEQ 7_7 PARCELS I t 1~ I ' LN _.I I 1 , S DURMA RD i I i i _ Sw ,fir rJ RO A5=23-99 FRI 09:29 HARRIS-McMONAGLE FAX NO. 503 639 1232 P.02 04/22/1999 15:43 503277 HERB HOFFART PAGE 02 HERB HOFFART & COMPANY 4632 SW VERMUT STREET, VORTLAM, ORE009 97219 (503)244-0876 FAX (803)244-0979 C0Nd98RCIAL REAL ESTATE SSRVICE * A339T WWAUM LITT * BUILDERS 9 DEVKLOPERS * CCB -14247 April 22, 1999 Attention Julia Hajduk City of Tigard Planning Department Herb Hoffart 6 Company wishes to re-notice property owners within 500 feet of the site in order to reduce the right of way from 46 feet to 42 feet. We grant on additional 20 days to process the application of this re-notice. Sincerely, Herb Hoffart & Company APR-"23-99 FRI 09:28 HARRIS-McMONAGIE FAX NO, 503 639 1232 P.01 Ft X M E Nf-0 Harris - McMonagle Associates, Inc. Engineers - Surveyors 12555 S.W. Hall Boulevard Tigard, Oregon 97223 Tel. (503) 639-3463 - Fax 639-1232 To: r U ~ ~i1 Gi 1 v Company: ee, ti 4%j 4o 7-1 ed e- Date: Fax Number: 66? tl 7 97 -#7 Tel. Number: From: ~G+ 41 f+rl~ / Project: Number of pages to follow: COMMENTS &.1ah 1 to r, dn' ZAA L A'~ w ~ on SIGNED: oooe' CITY OF TIGARD RETURr,. F V F M P!!`T o CITY HALUPLANNING DIV. SF 13125 SW HALL BLVD. AS TIGARL , OR 97223 TIGARD I=RrDWS CHURCH _ g CD 7130 SW Bevcland Rd Z cyl Tigard, OR 97223 > C-'t O Q W Q • ~3'~'£ls'33 Its{ss{srs{ss{s{ss{s{ssI{s{s s{sssfill i{ss{s{ss{{sill CITY OF TIGARD CITY HALUPLANNING DIV. 223 13125 SW HALL BLVD. iLt tea. . aL; ,S~d - >nt•~,te TIGARD, OR 9722. ; ; cTtr%7d L RECEIVED PLANNING R'iWam KFii;y Iv Tuttle 8210 SW Patti Ln Tigard, OR 97224 MAR 2 2 1999 CM OF TIGARD ' 74 1lritrlrrrLrlrl:rl11 111111t11111111111 11 rlt11111 1111111111111 NOTICE TO MORTGAGEE, LIENHOR, 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 SUBDIVISION CITY OF TIGARD Community ~DeveCopment Sha A Better Communi 500-FOOT PROPERTY OWNER NOTICE DATE OF NOTICE: March 17, 1999 FILE NO(S)/NAMES: SUBDIVISION (SUB) 99-0001 DURHAM SCHOOL PARK SUBDIVISION PROPOSAL: A request for Subdivision approval on a 3.07 acre site is proposed. The applicant proposes to create 32 single-family residential lots. COMPREHENSIVE PLAN DESIGNATION: Medium Density Residential, 12 Units Per Acre; R-12. ZONING DESIGNATION: R-12; Residential, 12 Units Per Acre. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of 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, 18.765, 18.790 and 18.810. LOCATION: The subject site is located at 7975, 8025 and 8065 SW Durham Road; WCTM 1 S112CD Tax Lot 1200 and 1 S112CC, 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 5:00 PM ON WEDNESDAY - MARCH 31. 1999. All comments should be directed to JULIA POWELL HAJDUK. 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. 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 WRITTEN COMMENTS WILL BECOME A PART OF THE PERMANENT PUBLIC RECORD AND SHALL CONTAIN THE FOLLOWING INFORMATION: ♦ Address the specific "Applicable Review Criteria" described in the section 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 Planning Commission 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 findingE directed at the relevant approval criteria are what constitute relevant evidence. SUB 99-0001 DURHAM SCHOOL PARK SUBDIVISION 14-DAY PROPERTY OWNER NOTICE AFTER THE 14 DAY COMMENT PERIOD CLOSES THE DIRECTOR SHALL ISSUE A I YPE 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 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. 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." m I ~ ~L I 1 .I ~ ROSS T FT ST F -S 8 ~ w I' a II i i 3 SUBJECT PARCELS m A u I_S. P LN m ~J w > _j 11 DURHAM RD C I ° N P~ q,~RO SUB 99-0001 DURHAM SCHOOL PARK SUBDIVISION 14-DAY PROPERTY OWNER NOTICE May 10, 1999 D MAY 1 1 1999 Greg & Carol Duskin 7998 SW Bond St. Tigard, OR 97224 Julia Powell Hajduk Associate Planner City of Tigard Planning Division 13125 SW Hall Boulevard Tigard, OR 97223 Re: Durham School Park Subdivision: Revision to Proposal In response to the recent revision to proposal for a reduced right-of-way (ROW) in the Durham School Park Subdivision: We ask that the City of Tigard not grant a variance to the minimum ROW outlined in Chapter 18.810.020. E. Minimum riis-of-way and street widths. Unless otherwise indicated on an approved street plan, or as needed to continue an existing improved street, street right-of-way and roadway widths shall not be less than the minimum width described below. TABLE 18.810.1 MINIMUM RIGHTS-OF-WAY AND STREET WIDTHS T e of Street` ht-of--Wa Roadw# Yp g y. y Moving Lanes :Width feet Width feet Arterial 60'-90' 12'/lane 2-4 Major Collector 60'-80' 44' 2-4 Minor Collector 60' 40' 2-3 Local Street -Commercial and Industrial 50' 34' 2 Residential Access Streets a. Through street with: • Less Than 1500 ADT 50' 32' 2 • Less Than 500 ADT 46' 28' 1-2 • Less Than 200 ADT 42' 24' 1-2 b. Cul-de-sac dead-end streets: • Less Than 500 ADT 46' 28' 1-2 • Less Than 200 ADT 42' 24' 1-2 (Cul-de-sacs shall be no more than 200 feet long and serve no more than 20 dwelling units Turn-Arounds for Dead-end Streets in 50' radius 42' radius Industrial and Commercial Zones Only Turn-Arounds for Cul-de-sac Dead-End 47' radius 40' radius Streets in Residential Zones Only Alley: Residential 16' 16' Alle : Business or Industrial 20' 20' It is important to note that the Cul-de-sac roadway (which is also proposed at outside the maximum of 200 ft. in length) is designed to support 32 individual residences. Statistically, that number of residences will far exceed the 200 ADT and requires the minimum width of 46' ROW and 28' roadway for safety, utility, access and livability of the Tigard residences in this development as outlined in the following code: 1. The decision-making body shall make its decision about desired right-of-way width and pavement width of the various street types within the subdivision or development after consideration of the following: a. The type of road as set forth in the Comprehensive Plan Transportation Chapter - Functional Street Classification; b. Anticipated traffic generation; c. On-street parking needs; d. Sidewalk and bikeway requirements; e. Requirements for placement of utilities; f. Street lighting; g. Drainage and slope impacts; h. Street tree location; i. Planting and landscape areas; j. Safety and comfort for motorists, bicyclists, and pedestrians; k. Access needs for emergency vehicles. As this subdivision is zoned R-12 (Medium-Density Residential District), according to Code Section 18.510.020, para. F: "The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet." We recognize the need of the developer to meet at least minimum lot size requirements. We ask that the developer do this within the guidelines of all current code. We do not believe that it is in the best interest of the Tigard community to set precedents that will allow a developer to meet one portion of the code at the expense of another. Thank you in advance for addressing these additional items. Sincerely, Greg & Carol Duskin 7998 SW Bond St Tigard, OR 97224 RECD MAY 11899 RECEIVED MAY 11 1999 W140NITY DEVELOPMENT Michael and Leni Newberry 15954 S. W. 81st Ct. Tigard, OR 97224 Tigard City Planning Commission: We as residence of Bond Park 94 subdivision feel that granting any additional variance on the new division being build next to ours would create an unnecessary fire hazard. The existing homes in Bond Park #4 have wood siding and shake roofs as mandated in the CCNR. We are totally opposed to narrower than normal streets because the size of the lots you are requesting will force people to park on the streets due to lack of room on the lots. This would hinder emergency vehicles in the event of any kind of disaster and compromise personal safety in the homes that are already developed. We would ask that they do not grant a variance and be required to build according to the original plans with full width streets and fewer but larger lots. Sincerely, P.S. Remember the fires in Oakland, California. I do I lived in the area! May 1, 1999 MAY ® Q 1999 Julia Powell Hajduk Association Planner CITY OF TIGARD PLANNING DIVISION 13125 SW Hall Boulevard Tigard, OR 97223 Re: Durham Park Subdivision Ms Hajduk: In response to your Revised Notice of Pending Land Use Application I would like to submit the following: Chapter 18.810.020, Section E states: Unless otherwise indicated on an approved street plan, or as needed to continue an existing improved street, street right-of-way and roadway widths SHALL NOT BE LESS THAN THE MINIMUM described below. The minimum requirements listed in the Community Development Code indicate that the minimum right-of-way for this development is 46 feet, 4 feet more than is proposed by the building. I can't help but wonder why the builder is determined to put 32 units on 3.07 acres when in so doing minimum standards set by the City of Tigard will not be met. It seems he is proposing to meet the minimum lot size while failing to meet the minimum right-of-way. In reference to my letter of March 28,1999, in which I stated my concern regarding Code Chapter 18.790, which recognizes the aesthetics and clean air contributions made by neighborhood trees the developer's revised proposal will do nothing to maintain the appropriate number of trees. As City Code indicates, an appropriate plan must be developed by a CERTIFIED ARBORIST with regard to the trees' protection or removal. Thank you for keeping a caring neighborhood informed on a situation that will negatively impact its way of life Chapter 18.510: One of the major purposes of the regulations governing development in RESIDENTIAL zoning districts is to protect the livability of existing and future residential neighborhoods.... Sincerely, Ss. Hagan 80 SW Bond Ti ard, OR 9722 • D April 28, 1999 MY 0 3 1999 8000 SW Bond St. Tigard, OR 97224 Julia Powell Hajduk Associate Planner City of Tigard Planning Division 13125 SW Hall Boulevard Tigard, OR 97223 Re: Durham School Park Subdivision Dear Ms. Hajduk: This letter is in response to the "Revised Notice of Pending Land Use Application" for the Durham School Park subdivision (File # Subdivision (SUB) 99-0001). We appreciate the opportunity to comment on the proposed revision and highlight what we believe are pertinent sections of the Community Development Code. One of the stated purposes of Chapter 18.430 of the Community Development Code is: "To provide adequate light and air, prevent overcrowding of land, and facilitate adequate provision for transportation Additionally, one of the purposes of Chapter 18.510 states: "One of the major purposes of the regulations governing development in residential zoning districts is to protect the livability of existing and future residential neighborhoods... at an appropriate scale." Chapter 18.810.020, Section c states: "Unless otherwise indicated on an approved street plan, or as needed to continue an existing improved street, street right-of-way and roadway widths shall not be less than the minimum described below." Table 18.810.1 which lists the minimum requirements states that the minimum right-of- way for this proposed development is 46 ft. The 4 ft. reduction proposed by the builder represents a 9% reduction in the minimum. With all due respect to the builder, it's become apparent that his goal is to put 32 units on an area that will not support such a number without obtaining variances that don't meet the City of Tigard's minimum standards. In this instance, the builder is simply trading lack of compliance in one area (i.e., failure to meet the minimum lot size l 0 • requirement) with lack of compliance in another (a 4-ft. reduction in the minimum right- of-way.). As we previously stated in our original letter to you dated March 27, 1999, we understand that a developer has incentive to ensure the maximum return for his investment and is motivated to squeeze as many homes as possible into a given parcel of land. We also believe, however, that city regulations are designed to ensure the livability of the community and should be enforced. All that we ask is that the builder comply with these same regulations and not be allowed to bypass Tigard's minimum standards simply so he can create one more lot where it's clearly not appropriate. We therefore respectfully, but in the strongest terms possible, request that the City of Tigard disallow this proposed revision. Once aig."a"ni`ti la i C :YO iii 7hic, --opp ortui pity to on his•revisioh. kIVe look f6r4'uru to your response and hearing about the resolution of any other matters addressed by other homeowners in the area. Sincerely, Brad and Paula Johnson MAR.31.1999 4 41PM STOEL RIVES LLP NO.669 P.2/2 I March 31, 1999 Julia Powell Hajduk, Associate Planner Planning Division, City of Tigard 13125 SW Hall Blvd, Tigard, OR 97223 Re: Applicable Review Criteria: Community Development Code Chapters 18.390, 18.430, 18.510, 18.705, 18.715, 18.765, 18.790 and 18.810 Dear Ms. Hajduk, We live at 7915 SW Bond and are very concerned about the proposed development of Subdivision 99-0001 - Durham School Park Subdivision and the effect it will have on our neighborhood, We believe the building of 32 new single-family homes is far too many for the 3.07 acre site. The adverse effects 32 new homes built in that area would be: (1) more traffic on Durham and the side street (79th and Hall) speeding, and people not obeying the traffic lights; (2) parking is already a problem on our street (79th), an average of three vehicles per home, as well as commercial vehicles illegally parked; (3) environmental issues waste, water, garbage (4) wildlife encroachment on their natural habitat. Just the summer before last we had a deer in front of our house (on Bond Street). (5) more people in the neighborhood means more crime. Just last week our neighbor's Blazer was broken into and the radio stolen and window broken. Please consider this factors and do not authorize 32 new homes in the above-referenced parcel. Thank you for your consideration. Respectfully submitted by a concerned citizens of Tigard, Bar a and Carlos Gonzales 7 5 SW Bond Tigard, Oregon 97224 Phone: 6930376 .•I MAR.31.1999 4:40PM STOEL RIVES LLP NO.666 P.1/2 STOEL, RIVES LLP ATTORNEYS 700 NB MMTNOMA;, SUM 950 PORTLAND, OREGON 972324109 Zelephone (503) 29¢-9100 Fa (503) 23061907 Name: Fax No. Company/Finn: Office No. TO: Julia Powell Haiduk 684-7297 City of Tigard, 639-4171 ' Planning Division Name: Sender's Direct Dial: FROM: Barbara L. Gonzales (503) 8724860 Client; Matter: DATE: March 31, 1999 No, Of Pages (including this cover): 2 Originals Not Forwarded Unless Checked: Q First Class Mail ❑ Overnight Delivery I3and Delivery In case of error call the fax operator at (503) 294-9100, This facsimile may contain confidential igormation that is protected by the attorney-client or work product privilege. if the reader of this message is not the intended recipient or an employee responsible for delivering the facsimile, please do not distribute this facsimile, notify us immediately by telephone, and return this facsimile by mail. Thank you. COMMENTS: FOR IMMEDIATE DELIVERY PLEASE. i March 28, 1999 15860 SW 80`" Avenue Tigard, OR 97224 Julia Powell Hajduk Associated Planner City of Tigard Planning Division 13125 SW Hall Boulevard Tigard, OR 97224 Re: Durham School Park Subdivision, File # Subdivision (SUB) 99-0001 In accordance with your recent letter informing us of our right to review and comment upon the above referenced subdivision, we respectfully submit the following items for consideration. We have reviewed the Chapters in the City of Tigard Community Development Code for details regarding the following areas of concern. Lot Size This subdivision is zoned R-12 (Medium Density Residential District). According to Code Section 18.510.020, para. F: `The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet.' Based on the enclosed map that shows the square footage of each lot, the proposed development does nor comply with this requirement. Lot # Sq. Ft. 1 3,083 2 2,816 3 2,820 4 3,223 5 3,037 6 2,784 7 3,268 8 2,971 9 2,726 10 409 3 Y9~ 11 3,011 12 2,520 13 2,709 14 2,709 15 2,520 16 4,852 17 2,822 18 3,222 19 3,287 20 3,287 21 3,270 22 3,037 23 2,880 24 2,880 25 2,880 26 2,880 27 2,880 28 2,880 29 2,880 30 2,880 31 2 880 32 3 080 3,29 d Average Lot Size 3,012 Median Lot Size 2,880 Mode Lot Size 2,880 Required Size per Code 3,050 As shown, the proposal does not comply with the referenced section's requirements. While there is provision elsewhere in the Code for averaging the lot sizes under certain circumstances, the overall average still cannot be less then the minimum of 3,050. Even if the lots were to be averaged, the proposal still does not meet the requirements under any commonly accepted definition of the word `average". We are aware that a developer's incentive is to ensure the maximum return for the investment, and is thereby motivated to squeeze as many homes as possible into a given parcel of land. We request, however, that this apparent lack of compliance be considered in the approval process, especially given the fact that the minimum lot size, per code, of 3,050 square feet is approximately 40% less then the average size of existing lots in the area. Tree Plan Requirement Code Chapter 18.790 recognizes the fact that neighborhood trees add to `the aesthetic beauty of the community, help clean the air, help control erosion, maintain water quality and provide noise barriers'. There are a number of trees on the existing lots on which the proposed subdivision will be built, many of which will have to be removed to accommodate 32 homes. Code Section 18.790.030, para. A states: v • • 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.... is filed. The requirements of this section are numerous and very specific with respect to retention, removal and replacement of trees on existing lots. We request that the City of Tigard ensure this section of codes is followed very closely by the builder to mitigate the unfavorable impact that. building 32 homes will have on the three acres. In addition, may we please be provided copies of the arborist's plan or would the city of Tigard please let us know where we can obtain copies? Additionally, Section 18.790.040, para A.2. states: `To retain existing trees over 12 inches in caliper in the development plan for any land division under 18.400, lot size may be averaged to allow lots less than the minimum lot size allowed by the underlying zone as long as the average lot area for all lots and private open spaces is not less than that allowed by the underlying zone. No lot area shall be less than 80% of the minimum lot size allowed in the zone'. This section allows the builder to develop lots less than the 3,050 sq. ft. minimum previously discussed, as long as the average is not less than that allowed. However, the per lot average of 3,012 sq. ft. still does not appear to comply with the requirement. Minimum Rights-of-Way and Street Widths We have a number of concerns about the design of the current cul-de-sac proposal at the East end of the development. Table 18.810.1 (Minimum Rights -of-Way and Street Widths) states that for `Turn-Arounds for Cul- de-sac Dead-End Streets in Residential Zones Only', the roadway width must have a 40' radius (the distance from the center point of a circle to any point on its circumference). If the map is drawn precisely to scale, it doesn't appear that the proposed cul-de-sac meets this requirement. The width of the proposed street is 28 feet. On the map, the greatest width of the cul-de-sac from curb to curb is 2.7 times the width of the street, resulting in a maximum width of 75.6 ft. (i.e., 28ft. x 2.7). The maximum radius of this half-circle is only 37.8 ft., 5,5% less than the minimum requirement. The map states that the temporary fire truck turn-around at the cul-de-sac is 90 ft. in width (resulting in a 45 ft. radius). However, it appears that this 90 ft. width includes the side walk. Is a fire truck going to have to run over the sidewalks in order to turn around at the end of the street? Additionally, due to the fact that this cul-de-sac is only a half circle, it cuts in half the area in which a vehicle can turn around. A fire truck would either have to begin turning halfway into the cul-de-sac (essentially, at the first quarter of the cul-de-sac were it is a full circle), or drive to the end of the cul- de-sac and make two (2) approximately 13 5 degree turns to reverse direction. Section 18.810.030, para. K states that `Use of turnaround configurations other than circular, shall be approved by the City Engineer'. We believe there are legitimate safety concerns with this current half-circle cul-de-sac design. It is apparent that the builder is already attempting to `push the Y • • envelope' of the allowable minimums since the lot sizes are already below what we understand to be the minimum lot size required. We request that this item be addressed to require a full circle cul-de- sac at the required 40 ft. radius from curb to curb, given the fact that it has safety implications for not only the homeowners in the subdivision, but also owners of existing homes if fire trucks can't negotiate streets efficiently Finally, no one knows whether this cul-de-sac could ever be expanded to a full circle. The only way it could is if adjoining homeowners sold their property to allow for the expansion. There is no indication that these homeowners are so inclined, and no one can guarantee they ever will in the future. Setbacks As existing homeowners, we are requesting that the minimum setback requirements be monitored by the City very closelX. Since the proposed lots are so small and the builder is obviously going for maximum density, it's most likely the builder will not provide setbacks that are anything but the minimum required. Accordingly, the new homes will already be very close to existing homes and any variation from the minimum setbacks will have a correspondingly greater impact than if the lots were bigger. We request that the City pay very close attention to the requirements listed in Table 18.510.2 of the Code. As a final note of concern, we request the City advise us of their intentions to handle the additional impact on traffic on Durham Road. From the hours of approximately 7:00 to 8:30 AM each weekday morning and from 4:00 to 6:00 PM each evening traffic is frequently at a near standstill from 72°d to Hall Blvd. Statistics show that an average residence in the Metro area generates 2.3 vehicles each. That is an additional 64 vehicles (minimum) trying to negotiate in and out of a closed loop, most likely during highly congested hours. We appreciate the opportunity to comment on this proposal. We look forward to your response and the resolution of any additional matters addressed by other homeowners in the area. Sincerely, Phil and Joan" Nardi Joan A Nardi 1b880 SW 80th Ave Tigard, OR 97224-7340 March 31, 1999 Kris and Becky Kaelin 8090 Sw Bond St. Tigard, OR 97224 JULIA POWELL. HAJDUK Associate Planner City of Tigard Planning Division 13125 SW Hall Blvd Tigard OR 97223 Re: Durham School Park Subdivision We appreciate the opportunity to comment on the proposed Durham Schoo Park subdivision (File # Subdivision(SUB) 99-0001). We have reviewed the Chapters in the City of Tigard Community Development Code and would like to comment on the following areas: Lot Size This subdivision is zoned R-12 (Medium Density Residential District). According to Code Section 18.510.020, para. F: "The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet." Based on the enclosed map that shows the square footage of each lot, the proposed development does not comply with this requirement: Lot # Sq. Ft. 1 3,083 2 2,816 3 2,820 4 3,223 5 3,037 6 2,784 7 3,268 8 2,971 9 2,726 10 3.409 11 3,011 12 2,.520 13 2,709 14 2.709 15 2,520 16 4,8.52 17 2,822 18 3.222 19 3,287 20 3,287 21 3,270 22 3.037 23 2,880 24 2,880 25 2,880 26 2.880 27 2,880 28 2,880 29 2,880 30 2.880 31 21980 32 3.080 Average Lot Size 3,012 Median Lot Size 2.880 Mode Lot Size 2,880 Required Size per Code 3,050 As shown, the proposal does not comply with this sections requirements. While there is provision elsewhere in the Code for averaging the lot sizes under certain circumstances,, the overall average still cannot be less than the mininmmn of 3,050. Even if the lots were to be averaged, the proposal still does not meet the requirements under anv commonly accepted definition of the word "average" We understand that a developer has incentive to ensure the maximum return for the investment and is motivated to squeeze as many homes as possible into a given parcel of land. We request, however, that this apparent lack of compliance be considered in the approval process, especially given the fact that the minimum lot size requirement of 3,050 sqw. ft. is already approximately 40% less than the average size of existing lots in the area. Tree Plan Requirement Code Chapter 18.790 recognizes the fact that neighborhood trees add to " the aesthetic beauty of the community, help clean the air, help control erosion, maintain water quality and provide noise barriers." There are a mmuber of trees on the existing lots on which the proposed subdivision will be built, many of which will have to be removed to accommodate 32 homes. Code Section 18.790.030,para. A. states: " A tree plan for 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... is filed." The requirements of this section are numerous and very specific with respect to retention, removal and replacement of trees on existing lots. We request that the City of Tigard ensure this section of the Code is followed very closely by the builder to mitigate the unfavorable impact that building 32 homes will have on the three acres. In addition, may we please be provided copies of the arborists plan or would the City of Tigard please let us know where we can obtain copies? Additionally, Section 18.790.040, para. A.2. states: " To retain existing trees over 12 inches in caliper in the development plan for any land division under 18.400, lot size may be averaged to allow lots less that the mininnun lot size allowed by the underlying zone as long as the average lot area for all lots and private open space is not less than that allowed by the underlying zone. No lot area shall be less than 80% of the minimum lot size allowed in the zone." This section allows the builder to develop lots less than the 3,050 sq. ft. nnininmum previously discussed as long as the average is not less than that allowed. However, the per lot average of 3,012 sq. ft. still does not appear to comply with the requirement. Minimum Rights of Way and Street Widths We have a nnunnber of concerns about the design of the current cul-de-sac proposal at the East end of the development. Table 18.810.1 (Minimiun Rights of Way and Street Widths) states that for "Turn-Arounds for Cul-de-sac Dead-End Streets in Residential Zones Only", the roadway must have a 40' radius (the distance from the center point of a circle to any point on its circumuference). If the map is drawn precisely to scale. it doesn't appear that the proposed cul-de-sac meets this requirement. The width of the proposed street is 28ft. On the map the greatest width of the cul-de-sac from curb to club is 2.7 times the width of the street, resulting in a maximums width of 75.6ft. (i.e., 28ft. x 2.7). The maxinnun radius of this half circle is only 37.8 ft., 5.5% less than the maxinnun requirement. The map states that the temporary fire trick turn-around at the cul-de-sac is 90ft. in width( resulting in a 4511. radius). However it appears that this 9011 width includes the sidewalk. Is a fire trick going to have to ruts over sidewalks in order to turn around at the end of the street? Additionally, due to the fact that this cul-de-sac is only half a circle, it cuts in half the area in which a vehicle can turn around. A fire trick would either have to begin honing halfivav into the cul-de-sac (essentially, at the first quarter of the cul-de-sac where it is a ftill circle), or drive to the end of the cul-de-sac and make approximately two 135 degree hunts to reverse direction. Section 18.810.030, para. K states that "Use of turnaround configurations other than circular, shall be approved by the City Engineer". We believe there are legitimate safety concerns with this current half-circle ctrl-de-sac design. It is apparent that the builder is already attempting to "push the envelope" of the allowable minimums since the lot sizes are already below what we understand to be the utuiuuinuun size required. We request that this item be addressed to require a full circle cull-de-sac at the required 4011. radius from curb-to-curb, given the fact that it has safety implications for not only the homeowners in the subdivision, but also owners of existing homes if fire trucks can't negotiate streets efficiently. Finally, no one knows whether this ctrl-de-sac could ever be expanded to a fiill circle. The ouily way it could is if adjoining homeowners sold their property to allow for expansion. There is no indication that these homeowners are so inclined, and no one can guarantee they ever will in the future. Setbacks As existing homeowners, we are requesting that the minimum setback requirements be monitored by the City very closely. Since the proposed lots are so small and the builder is obviously going for maximum density, it's most likely the builder will not provide setbacks that are anything but the utuuuinuunt required. Accordingly, the new homes will already be very close to existing homes and any variation from the minimum setbacks will have a correspondingly greater impact than if the lots were bigger. We request the City pay very close attention to the requirements listed in Table 18.510.2 of the Code. Thank you for the opportunity to continent on this proposal. We look forward to your response and hearing about the resolution of any other matters addressed by other homeowners in the area. Sinl, Kaelin M,97,"4 March 30, 1999 Julia Powell Hajduk Associate Planner City of Tigard Planning Division 13125 SW Hall Boulevard Tigard, OR 97223 Re: Durham School Park Subdivision, I am responding to the request for comments regarding the proposed subdivision. My comments address "Applicable Review Criteria". Lot Size Based on the information provided on proposed lot sizes, it appears the R-12 zone requirement is being violated. The minimum lot sizes of a number of the proposed home sites are less than the minimum requirement of 3, 050 square feet. The average of all the lots together is only 3,012 which is less than the requirement of 3,050. I would request the City of Tigard to review the developer's proposal and ensure the plan is in accordance with the Medium-Density Residential District building code, 18.510.020 para. F. Minimum Rights-of-Way and Street Widths I am very concerned with the design of the proposed cul-de-sac. It appears the maximum radius of the proposed cul-de-sac is only 37.8 ft, which is less than the minimum 40' radius required by code 18.810.0. I feel this poses a safety hazard for the residents as well as neighbors in the Durham area. A fire truck would be forced to go up on the curb to turn around, which would delay the arrival at a fire or other emergency, as well as potentially harming children who may be on the sidewalks, or cause damage to the sidewalk. I would request to have the City Engineer review and approve this proposed turn-around solution to ensure no safety codes are violated. Setbacks I am very concerned with the number of homes that are planned for this subdivision. With lot sizes at the minimum code level (or below), I would request the City of Tigard to monitor very closely that the minimum setback requirements from the existing homes is kept in compliance with code Table 18.510.2. - G'~ry~,t/tiai Sao • Tree Plan Requirement The current property includes a large number of very nice large trees. I request the City of Tigard to ensure the developer complies with the section of the Code 18.790.030 and 18.790.040 regarding tree plans. A certified arborist should develop a tree plan to ensure existing trees are retained as much as possible. Thank you for providing the opportunity to submit comments on the proposed development. I look forward to your response on these concerns. Sincerely, arxx" R - k?'Q~ Cynthia R. Rogers Page -2- 03/28/99 Julia Powell Hajduk Associate Planner City of Tigard Planning Division 13125 SW Hall Blvd Tigard OR 97223 RE: Durham School Park Subdivision Dear Ms. Hajduk: As a long-time resident of the Bond Park subdivision, I appreciate the opportunity to register comments on the recently proposed Durham School Park subdivision (SUB 99-001). I have some concerns, and offer general comments as well. The first area of interest to me is the proposed lot size. I believe the R-12 zoning requires a minimum lot size of 3,050 square feet. Based on the City of Tigard Planning Department map I reviewed, the development does not meet that minimum requirement. I would urge rejection of this proposal on those grounds alone. An additional serious consideration is the traffic volume versus street capacity, for traffic, parking, and the adequate space for maneuvering emergency vehicles into and out of the development. The information I have seen suggests the development does not provide minimum requirements in this area. I urge you to carefully review the statues that pertain to developments of this type, and if the requirements were not met, would ask you to reject the proposal. I am in favor of mixed-use housing, and fully expect the property in question to be developed. Landowners have rights too. However, I also believe zoning ordinances have minimum requirements for good reasons, and urge you to uphold those in your consideration of the proposal in question. Thank you for the opportunity to respond. Y Sincer , Steve Dau nhauer 7932 SW Bond Street Tigard OR 97224-7867 503.684.9642 March 30, 1999 Greg & Carol Duskin 7998 SW Bond St. Tigard, OR 97224 Julia Powell Hajduk Associate Planner City of Tigard Planning Division 13125 SW Hall Boulevard Tigard, OR 97223 Re: Durham School Park Subdivision In response to the Notice recently sent to property owners within 500 feet of the proposed Durham School Park Subdivision (File # Subdivision (SUB) 99-0001), we have several concerns regarding the current proposal that we would like to bring before the City Planning Department. Section 18.510.020 - Lot Size This subdivision is zoned R-12 (a Medium-Density Residential District). According to Code Section 18.510.020, para. F: "The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet." While we understand that Metro requires certain housing density, the current proposal does not appear to meet the minimum outlined in Section 18.510.020 (as seen in map provided by Mark in the City Planning office on March 23, 1999). Lot # Sq. Ft. 1 3,083 2 2,816 3 2,820 4 3,223 5 3,037 6 2,784 7 3,268 8 2,971 9 2,726 10 3,409 11 3,011 12 2,520 13 2,709 14 2,709 15 2,520 16 4,852 17 2,822 18 3,222 19 3,287 20 3,287 21 3,270 22 3,037 23 2,880 24 2,880 25 2,880 26 2,880 27 2,880 28 2,880 29 2,880 30 2,880 31 2,880 32 3,080 Average Lot Size 3,012 Median Lot Size 2,880 Mode Lot Size 2,880 Required Size 3,050 Per Code As the current Durham School Park Development proposal does not appear to meet minimum lot size requirements, we request that the City of Tigard Planning Department enjoin the developer to modify their proposal to meet the 80% density requirements, with larger homes and lot sizes commensurate with the surrounding properties. • • The average lot size of surrounding properties in Bond Park is between 4000 and 5000 sq. ft. We would very much like to see a development that flows out of what has gone before: consistent, congruent with the existing neighborhood plan-functionally and aesthetically a plus for this visible and well-traveled section of Tigard. Section 18.790 - Trees Code Chapter 18.790 recognizes the fact that neighborhood trees add to "the aesthetic beauty of the community, help clean the air, help control erosion, maintain water quality and provide noise barriers." There are a number of trees on the existing lots, on which the proposed subdivision will be built, many of which will have to be removed to accommodate 32 homes. Code Section 18.790.030, para. A. states: "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... is filed." We request that the City of Tigard require such a report from a certified arborist, and to make that report available to the public prior to approval. Additionally, Section 18.790.040, para. A.2. states: "To retain existing trees over 12 inches in caliper in the development plan for any land division under 18.400, lot size may be averaged to allow lots less than the minimum lot size allowed by the underlying zone as long as the average lot area for all lots and private open space is not less than that allowed by the underlying zone. No lot area shall be less than 80% of the minimum lot size allowed in the zone." This section allows the builder to develop lots less than the 3,050 sq. ft. minimum previously discussed, as long as the average is not less than that allowed. However, the per lot average of 3,012 sq. ft. still does not appear to comply with the requirement. Section 18.810 - Minimum Street Widths and Rights-of-Way Cul-de-sac: We have a number of concerns about the design of the current cul-de-sac proposal at the East end of the development. Table 18.810.1 (Minimum Rights-of-Way and Street Widths) states that for "Turn- Arounds for Cul-de-sac Dead-End Streets in Residential Zones Only", the roadway width must have a 40' radius (the distance from the center point of a circle to any point on its circumference). If the map is drawn precisely to scale, it does not appear that the proposed cul-de-sac meets this requirement. The width of the proposed street is 28 feet. On the map, the greatest width of the cul- de-sac from curb to curb is 2.7 times the width of the street, resulting in a maximum width of 75.6 ft. (i.e., 28 ft. x 2.7). The maximum radius of this half-circle is only 37.8 ft., 5.5% less than the minimum requirement. The map states that the temporary fire truck turn-around at the cul-de-sac is 90 ft. in width (resulting in a 45 ft. radius). However, it appears that this 90-ft. width includes non-usable sidewalk space. Due to the fact that this cul-de-sac is only a half circle, it cuts in half the area in which a vehicle can turn around. A fire truck would either have to begin turning halfway into the cul-de-sac (essentially, at the first quarter of the cul-de- sac were it a full circle), or drive to the end of the cul-de-sac and make two approximately 135 degree turns to reverse direction. Section 18.810.030, para. K states that "Use of turnaround configurations other than circular, shall be approved by the City Engineer." We believe there are legitimate safety concerns with this current half-circle cul-de-sac design. We request that this item be addressed to require a full-circle cul-de-sac at the required 40 ft. radius from curb-to-curb, given the fact that it has safety implications for not only homeowners in the subdivision, but also owners of existing homes if fire trucks can't negotiate streets efficiently. The developer provided a plan for potential future development to the lot just East of Durham School Park. At this juncture, such a plan seems tenuous. We understand that the developer made several unsuccessful attempts to purchase the adjoining property to the East. If the developer's plan will not likely come to fruition, it is therefore not a good substitute for meeting full circle cul-de-sac requirement for roadways of this length. Private Drives: In addition, the two proposed private drives do not appear to provide adequate fire truck access for entrance and egress. The safety concern is not only for the homes built alongside these driveways, but also for the homes adjoining this property to the North (Bond Park subdivision). Inadequate width for firefighting equipment and personnel is a risk to all. Durham Road: In reviewing Durham Road requirements, in relation to the Durham School Park development, we understand that a minimum of 45' is required for the amount of traffic that uses Durham Road. Current maps indicate 40' with an additional 5' for sidewalk improvements. We request that the City address this issue and require the 45 feet. We believe that the current traffic volume, especially during rush hour, does not provide for safe entrance and egress into the Durham School Park Development. Meeting the 45' requirement may also allow for right turn only entrance and exit merge lanes. 18.510 - Setbacks We would ask that the minimum setback requirements be monitored by the City very closely. As the proposed lots are so small and the builder is obviously going for maximum density, we believe it is in the City of Tigard's best interest not to set future precedent by allowing encroachment of the 5-foot side and 15-foot front/back setback. In addition, it appears that the intent of the zoning ordinance is to assist those properties that face back-to-back and side-to-side. The Northernmost lots of the proposed development are set such that the sides of Durham School Park homes will face the back of the existing Bond Park subdivision. Any encroachment on the 5' side setback is a considerable issue to those homeowners. We request that the City pay very close attention to the requirements listed in Table 18.510.2 of the Code. Thank you for the opportunity to provide comment. If you have additional questions, please feel free to contact Greg Duskin at (503) 350-5951 (daytime phone). Per the notice, we request that the properties encompassed by the Bond Park Neighborhood association be mailed your findings. We understand the Neighborhood Association was not required for noticing, but is required for mailing the results. Please include a map of any changes that might occur, as a current map of the development proposal was inadvertently left out of the most recent notice mailing. Finally, we wish to express appreciation to Jo (front counter) and Mark (Associate Planner) for researching and locating the necessary information during Julia Powell Hajduk's absence. Our contact with the staff at the Tigard City Planning Department has been a pleasure. Sincerel Greg & Carol Duskin 7998 SW Bond Street Tigard, OR 97224 • Richard and Sharon Wei'o • March 28, 1999 Julia Powell Hajduk Associate Planner City of Tigard Planning Division 13125 SW Hall Boulevard Tigard, OR 97223 Re: Durham School Park Subdivision My wife and I appreciate the opportunity to provide comments on the proposed Durham School Park Subdivision (File # Subdivision (SUB) 99-0001). We have reviewed the applicable chapters of the City of Tigard Community Development Code. The proposed subdivision does not comply with City of Tigard Development Code in some important areas: Lot Size The proposed subdivision is zoned for R-12 density (Medium-Density Residential District). According to Code Section 18.510.020, paragraph F: "The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet." Based on information provided on the enclosed map that shows the square footage of each lot, the proposed development does not comply with this requirement. Fully 22 of the 32 proposed lots are less than 3,050 square feet. Two of the proposed lots are only 2,520 square feet! More than one-half of the lots are under 2,880 square feet. While provisions elsewhere in the Code allows for averaging the lot sizes under certain circumstances, the overall average size of the lots still cannot be less than the minimum of 3,050 square feet. Even than, the proposed Durham School Park Subdivision still does not even comply with these requirements. The average lot size of the proposed subdivision is only 3,012 square feet. We request that this lack of compliance with lot size be considered in the City of Tigard approval process, especially considering that a minimum lot size of 3,050 square feet is already 2,000 square feet smaller than the average size of existing lots in the area. We recommend that a minimum lot size of 3,050 square feet be required for all lots included in the proposed Durham School Park Subdivision. This is especially important given our concerns, addressed later, about minimum setbacks. 8110 SW Bond Street Tigard, OR 97224 • Richard and Sharon Weijo • Minimum Rights-of-Way and Street Widths We have very serious safety concerns with regards to the current design of the cul-de-sac proposed at the East end of the development. Table 18.810.1 (minimum Rights-of-Way and Street Widths) states that for "Turn- Arounds for the Cul-de-sac Dead-end Streets in Residential Zones Only", the roadway width must have a 40' radius (the distance from the center point of a circle to any point on its circumference). If the map is drawn precisely to scale, than the proposed cul-de-sac does not meet this requirement. The map states that the temporary truck turn-around at the cul-de-sac is 90 feet in width (resulting in a 45 ft. radius). However, it appears that this 90 ft. width includes the sidewalk. Is a fire truck going to have to run over sidewalks in order to turn around at the end of this street? Additionally, due to the fact that the cul-de-sac is only a half circle, it removes half of the available area for a vehicle to turn around. A fire truck would either have to begin turning halfway into the cul-de-sac (essentially, at the first quarter of the cul-de-sac were it a full circle), or drive to the end of the cul-de-sac and make two approximately 135 degree turns to reverse direction. Section 18.810.030, paragraph K states that "Use of turnaround configurations other than circular, shall be approved by the City Engineer". We believe there are very serious safety concerns with the proposed half-circle cul-de-sac design. It is apparent that the builder is already attempting to "push the envelop" with allowable minimums since the lot sizes are already below the minimum size required. We request that a full-circle cul- de-sac be constructed on the Durham School Park Subdivision, at the required 40 foot radius from curb-to-curb. This cul-de-sac has safety implications for not only homeowners in the subdivision, but also owners of neighboring homes if fire trucks can't negotiate streets effectively. Finally, no one knows whether this cul-de-sac would ever "eventually" be expanded to a full circle. The only way it could depends on adjoining homeowners selling their property to allow for the expansion. There is no indication that these homeowners are so inclined, and no one can guarantee they ever will in the future. Setbacks As homeowners living next to this development, we request that the minimum set back requirements be monitored very closely by the City. Since the proposed lots for this subdivision are already so very very small, it is most likely the developer will be motivated to be "very aggressive" with City required minimum setbacks. Even with minimum setbacks, the new homes will be unusually close to existing homes located in the Bond Park subdivision. Any variations from the minimum setbacks will have a corresponding greater negative impact on both new homeowners and the existing homeowners. Requiring larger lot sizes, as discussed earlier, would help to mitigate the potentially negative impact of minimum setbacks to both new and existing homeowners. 8110 SW Bond Street Tigard, OR 97224 • Richard and Sharon Weijo • Tree Plan Requirements Code Chapter 18.790 recognizes that neighborhood trees add to "the aesthetic beauty of the community, help clean the air, help control erosion, maintain water quality and provide noise barriers." There are a number of beautiful trees on the existing lots on which the proposed subdivision will be built, many of which will be removed to accommodate 32 homes. Code Section 18.790.030, paragraph A states: "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... is filed." The requirements of this section are numerous and very specific with respect to the retention, removal and replacement of trees on existing lots. We request the City of Tigard ensure this section of the Code be followed very closely by the builder to help mitigate the closeness of new homes and minimum setbacks being forced on existing homes located next to this proposed subdivision. May we please be provided with copies of the arborist's plan or will the City of Tigard please let us know where we can obtain copies? Conclusion The proposed Durham School Park Subdivision currently does not comply with existing City of Tigard Development Code in important areas, specifically lot size and minimum rights-of-way and street widths. Further, the density of the proposed development exacerbates concerns around minimum setback requirements and aesthetic preservation or replacement of trees located between existing homes and the proposed subdivision. If you have any questions, please call us at 684-3408. Thank you. Sincerely; C j ~JJ c1-- ~ ~ J ~ Richard O. Weijo, Ph.D. Sharon K. Weijo 8110 SW Bond Street Tigard, OR 97224 W n tar Q N 8.42'32^ W 3 0.80' N 1P »s0' 9000 $ ° ess 16 Z N '42'32 w 65.56' 37.09• 8 11 loco' fis? 3..ar t 24,47' 34-06 C 7 ^ 1011 wR ^ o V' . a7.6 qR e ? m 63.00, 34100• 63.00' R 9 0 $ $ 15 s a 22 R 6 L779 » 12 4 ty~ 4 L)74 »R a SAO wR g LT7. »R 8 c R : is7o » m ` 63.00` S 19 20 2 z 7 T' 8 6).00' .t« 17 .1 Q rR a]I9 wR pp rwc•a SS L i~~ wR atn 5 10 0. g ti4 $ g 13 ttsr i~ o. ~.se. L/0• wR 7+0 3x.00 3+.00' 3..ar ..1.e N 61.a0' 3.00 63.ao' 0. 76 15. AV 3 8 af33 »R _3 66.7 32 C 30t W j _ - - - - - - J N - b ° _ - - _ w - -v- In ROAD 'A' (P~K) 2b i ` i X17/ x.00 33.01 p i bV Q I x.oo 36.00 30.00 L.3. C'. 01 00 Z 36.00 36.OD 36. [ N 1670 .6R y(~6'7 36 00 Q d ` 24.00 ~ • ~ 2 s 8 25 8 24 23 8 t R ^ 31 T $ amO .T. $ L6.e :.660 L3,. »R 32 8 _ 8 30 0 29 8 28 $ 27 9 26 Los. qT. 7.eso an. 2660 »T »R 7666 S $ 7.ew »R "W SW DURHAM ROAD 14 um 4 . t ~ March 20,1999 Julia Powell Hajduk, Associate Planner CITY OF TIGARD 13125 SW Hall Boulevard Tigard, OR 97223 Ms Hajduk: Regarding the proposed 3.07-acre subdivision on SW Durham Road, I submit the following for your continued consideration: Due to the ongoing overbuilding on Durham between 72nd and Hall, it seems shortsighted to construct 32 homes on 3.07 acres. The over-sized office/industrial complex located just across the street, the enlarged school facility, and more to come will impact traffic on the just-widened street. Another 32 homes with 2-car potential will make traffic between Hall and 72nd a nightmare. Noise pollution is another major concern. The decibels have already increased since the street was widened and new businesses have been allowed to encroach further up the street. Drainage! Homes in back of the subject site are already bogs through the rainy season. Imagine homes, sidewalks, driveways and streets on three acres with no place for runoff. Aesthetics, will be further destroyed due to removal of needed and valuable trees. Tigard is not a pretty or pleasant city at best, as more and more trees are removed its appeal is further lost. Recall the trees that were lost when the street was widened, drive up Durham and picture more houses and fewer trees, additional noise and traffic congestion and you have a picture of Tigard's final destruction. My appeal, if it is so important to the city to build, build, build I would beg that at least the number of homes be reduced leaving more trees and green space to absorb the noise, the water, reduce a bit of the traffic and maintain some small degree of natural beauty along Durham. To say nothing of causing a smaller impact on the existing homes. Sincerely, Mrs. n Hagan 802 SW Bond Street Tigard, OR 97224 503 968-1340 March 28,1999 Julia Powell Hajduk Associate Planner CITY OF TIGARD, PLANNING DIVISION 13125 SW Hall Boulevard Tigard, OR 97223 RE: Durham School Park Subdivision Ms Hajduk: This is an addendum to my letter of March 20, 1999, in which I failed to refer to the Applicable Review Criteria. Regarding Code Chapter 18.790, which recognizes the aesthetics and clean air contributions made by neighborhood trees, I would like to make the following comments: There are many large and lovely trees on the subject 3.07 acres. Has an appropriate plan been developed by a certified arborist with regard to their protection or removal? If so, I would appreciate having an opportunity to review the plan. The maintenance of the large, well developed trees would create a sound barrier (noise pollution), help provide better runoff (drainage), provide a better air quality and certainly add to the aesthetics of the area. Code Section 18.510.020, regarding minimum lot size, would indicate that the developer has not complied with the requirements. Add to the proposed lot sizes the restrictions given by Code Chapter 18.790 (trees) and it is impossible to build 32 homes on the subject 3.07 acres. Section 18.810.030: "...Turnaround configurations other than circular, shall be approved by the City Engineer." The very narrow street and lack of tum-around capability is a significant concern. After reviewing a map of the proposed street configuration it is apparent that no thought has been given to safety needs of the area. Fire trucks could not possibly navigate in the limited space afforded for turn-around. Thank you for considering these additional comments. Your response is anticipated. / kagan s. 802 W Bond Tigard, OR 97224 R L March 27, 1999 8000 SW Bond St. Tigard, OR 97224 Julia Powell Hajduk Associate Planner City of Tigard Planning Division 13125 SW Hall Boulevard Tigard, OR 97223 Re: Durham School Park Subdivision We appreciate the opportunity to comment on the proposed Durham School Park subdivision (File # Subdivision (SUB) 99-0001). We have reviewed the Chapters in the City of Tigard Community Development Code and would like to comment on the following areas: Lot Size This subdivision is zoned R-12 (Medium-Density Residential District). According to Code Section 18.510.020, para. F: "The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet." Based on the enclosed map that shows the square footage of each lot, the proposed development does not comply with this requirement: Lot # Sq. Ft. 1 3,083 2 2,816 3 2,820 4 3,223 5 3,037 6 2,784 7 3,268 8 2,971 9 2,726 10 3,409 11 3,011 12 2,520 13 2,709 14 2,709 15 2,520 16 4,852 17 2,822 18 3,222 19 3,287 20 3,287 21 3,270 22 3,037 23 2,880 24 2,880 25 2,880 26 2,880 27 2,880 28 2,880 29 2,880 30 2,880 31 2,880 32 3,080 Average Lot Size 3,012 Median Lot-Size 2,880 Mode Lot Size 2,880 Required Size per 3,050 Code As shown, the proposal does not comply with this section's requirements. While there is provision elsewhere in the Code for averaging the lot sizes under certain circumstances, the overall average still cannot be less than the minimum of 3,050. Even if the lots were to be averaged, the proposal still does not meet the requirements under any commonly accepted definition of the word "average". We understand that a developer has incentive to ensure the maximum return for the investment, and is motivated to squeeze as many homes as possible into a given parcel of land. We request, however, that this apparent lack of compliance be considered in the approval process, especially given the fact that the minimum lot size requirement of • • 3,050 sq. ft. is already approximately 40% less than the average size of existing lots in the area. Tree Plan Requirement Code Chapter 18.790 recognizes the fact that neighborhood trees add to "the aesthetic beauty of the community, help clean the air, help control erosion, maintain water quality and provide noise barriers." There are a number of trees on the existing lots on which the proposed subdivision will be built, many of which will have to be removed to accommodate 32 homes. Code Section 18.790.030, para. A. states: "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... is filed." The requirements of this section are numerous and very specific with respect to retention, removal and replacement of trees on existing lots. We request that the City of Tigard ensure this section of the Code is followed very closely by the builder to mitigate the unfavorable impact that building 32 homes will have on the three acres. In addition, may we please be provided copies of the arborist's plan or would the City of Tigard please let us know where we can obtain copies? Additionally, Section 18.790.040, para. A.2. states: "To retain existing trees over 12 inches in caliper in the development plan for any land division under 18.400, lot size may be averaged to allow lots less than the minimum lot size allowed by the underlying zone as long as the average lot area for all lots and private open space is not less than that allowed by the underlying zone. No lot area shall be less than 80% of the minimum lot size allowed in the zone." This section allows the builder to develop lots less than the 3,050 sq. ft. minimum previously discussed, as long as the average is not less than that allowed. However, the per lot average of 3,012 sq. ft. still does not appear to comply with the requirement. Minimum Rights-of-Way and Street Widths We have a number of concerns about the design of the current cul-de-sac proposal at the East end of the development. Table 18.810.1 (Minimum Rights-of-Way and Street Widths) states that for "Turn- Arounds for Cul-de-sac Dead-End Streets in Residential Zones Only", the roadway width must have a 40' radius (the distance from the center point of a circle to any point on its circumference). If the map is drawn precisely to scale, it doesn't appear that the proposed cul-de-sac meets this requirement. The width of the proposed street is 28 feet. On the map, the greatest width of the cul- de-sac from curb to curb is 2.7 times the width of the street, resulting in a maximum width of 75.6 ft. (i.e., 28 ft. x 2.7). The maximum radius of this half-circle is only 37.8 ft., 5.5% less than the minimum requirement. The map states that the temporary fire truck turn-around at the cul-de-sac is 90 ft. in width (resulting in a 45 ft. radius). However, it appears that this 90 ft. width includes the sidewalk. Is a fire truck going to have to run over sidewalks in order to turn around at the end of the street? Additionally, due to the fact that this cul-de-sac is only a half • • circle, it cuts in half the area in which a vehicle can turn around. A fire truck would either have to begin turning halfway into the cul-de-sac (essentially, at the first quarter of the cul-de-sac were it a full circle), or drive to the end of the cul-de-sac and make two approximately 135 degree turns to reverse direction. Section 18.810.030, para. K states that "Use of turnaround configurations other than circular, shall be approved by the City Engineer". We believe there are legitimate safety concerns with this current half-circle cul-de-sac design. It is apparent that the builder is already attempting to "push the envelope" of the allowable minimums since the lot sizes are already below what we understand to be the minimum size required. We request that this item be addressed to require a full-circle cul-de-sac at the required 40 ft. radius from curb-to-curb, given the fact that it has safety implications for not only homeowners in the subdivision, but also owners of existing homes if fire trucks can't negotiate streets efficiently. Finally, no one knows whether this cul-de-sac could ever be expanded to a full circle. The only way it could is if adjoining homeowners sold their property to allow for expansion. There is no indication that these homeowners are so inclined, and no one can guarantee they ever will in the future. Setbacks As existing homeowners, we are requesting that the minimum setback requirements be monitored by the City very closely. Since the proposed lots are so small and the builder is obviously going for maximum density, it's most likely the builder will not provide setbacks that are anything but the minimum required. Accordingly, the new homes will already be very close to existing homes and any variation from the minimum setbacks will have a correspondingly greater impact than if the lots were bigger. We request that the City pay very close attention to the requirements listed in Table 18.510.2 of the Code. Thank you for the opportunity to comment on this proposal. We look forward to your response and hearing about the resolution of any other matters addressed by other homeowners in the area. Sincerely, Brad and Paula Johnson rooo N 4,1.5k ~i 65.56 0 842 32 )9.09' 3 0.80' N W Z 34.x. N g 42 32! v 16 u.oc 24 aT 89.9 1~ S ~a 1wR' 8 $ 6).{A N.W' S., 22 ^ b o `1` R 1 ~ e Q 83.00 .8 a 2}.,~ 7 s,as aR c 15 q 8 tQ roco, ~ $ q :9n eR 8 19 20 stn .,R 9/r 9 } 2 4 s,n »R 9, ,Tw n »R m~ l ls.tA } 7 q } 8 s)92 6 ~ 1 " Ft »R. yyt rM1 r, ~ t 8)09' ~t*e. 7.911 ~ D g ,1N ~ A e'4 8 tl?tt owl d }0 rte 5 1'iaa ~'J 4M „M1 $ }3 r.o'8~ r~ _ _ qugkoE Om 630 ~ 9 4 ~ y0. )C(1}.a5• - S pd•42'YY ~ - l N , ~i• 1 ~ 33.04 of 36.00 z $ 1,111 j . ' w st.oe tc, •N b 34.00 $ Z t o ti t, 36.00 $ 23 8 t 36.00 '8 25 $ 24 $ ti t. 14.00 A S 25 $ 27 4 tmo »R. 30 g 29 g R ` •g 31 a »R ,,aw» $ t,,a »ti , 8 32 $ 2,9989 _ _ . - • _ - - - so. V - - yr` _ - - DU~NAM RQAQ - Q _.I= 4(r MEMORANDUM CITY OF TIGARD, OREGON DATE: May 3, 1999 TO: Julia Hajduk, Associate Planner FROM: Brian Rager, Development Review Engineer RE: SUB 99-0001, Durham School Park Subdivision Description: This application is for a 32-lot single-family residential subdivision to be located at 7975, 8025 and 8065 SW Durham Road (WCTM 2S1 12CD, Tax Lot 1200, 2S1 12CC, Tax Lots 1900 and 2000). Findinas: 1. Streets: TDC 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. TDC 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. SW Durham Road This site lies adjacent to SW Durham Road, which is classified as an arterial street on the City of Tigard Transportation Plan Map. This roadway classification requires a right-of-way (ROW) width of up to 90 feet. At present, there is approximately 30 to 35 feet of ROW from centerline on the north site, according to the most recent tax assessor's map. The widest ROW widths in this area appear to be 40 feet from centerline. The applicant should dedicate additional ROW on the final plat to provide a minimum of 40 feet from the centerline. SW Durham Road is currently improved with curb and sidewalk. The only improvement lacking would be street trees. The applicant should plant street trees in accordance with the City's approved street tree list as a part of this project. ENGINEERING COMMENTS SUB 99-00001 Durham School Park PAGE 1 0 • New Public Street The applicant's plan indicates that a new public street will be extended from SW Durham Road into this site to serve the proposed lots. All lots within the development will have direct access to this street. At the east end of the street, the applicant has proposed a partial cul-de-sac bulb to facilitate potential future development of the parcel directly east of this site. The Future Development Plan, Sheet 4/4, indicates how that parcel to the east may be divided in the future. The applicant's partial cul-de-sac proposal seems to accommodate future development of the parcel and is acceptable to Staff. In addition, the partial cul-de-sac is designed such that it will meet the dimensional requirements of a fire truck turn-around. The applicant has proposed that the new street will have a 42-foot wide (ROW) and a 28-foot wide paved width. Table 18.810.1 of the CDC provides the requirements for minimum ROW and paved widths. The minimum paved width for a street with a 42-foot wide ROW is 24 feet. The applicant is proposing a larger paved width of 28 feet inside the 42-foot ROW. They are proposing the wider paved width because the average daily trips from this subdivision will be between 200 and 500 vehicles per day (ADT). Table 18.810.1 states that for traffic volumes between 200 and 500 ADT, the minimum paved width shall be 28 feet. Staff supports that proposal, and finds that although the applicant is increasing the paved width, they. do not necessarily need to increase the ROW width, as the street trees can be placed outside of the ROW in a wider public utility easement (PUE). This concept is permitted because 18.745.040.C.1 indicates that street trees may be placed within front and exterior side yards (ie, on private property). The capacity of a street is not based upon the width of the ROW, but is based upon the width of the driving surface. The applicant is accommodating the potential traffic from this development with an appropriate paved width of 28 feet. Proposed Private Streets The plan proposes that lots 5 - 10 and lots 11 - 16 be served from private streets (Tracts A and B). TMC 18.810.030(S) limits the number of lots to be served from a private street to a total of six (6). Neither of the proposed private streets would serve over six lots. 18.810.030(S) also indicates that the applicant shall ensure the continued maintenance of private streets by establishing a homeowners association. It is recommended that the applicant place a statement on the face of the final plat indicating the private streets will be owned and maintained by the properties that will be served by it. In addition, the applicant should record Conditions, Covenants and Restrictions (CC&R's) along with the final plat that will clarify how the private property owners are to maintain the private streets. These CC&R's shall be reviewed and approved by the City prior to approval of the final plat. The City's public improvement design ENGINEERING COMMENTS SUB 99-00001 Durham School Park PAGE 2 standards require private streets to have a pavement section equal to a public local street. The applicant will need to provide this type of pavement section in each of the private streets. 2. Water: This site will be served from the City's public water system. There is an existing 12-inch public water line in SW Durham Road that will be extended with the new public street to serve each lot. 3. Sanitary Sewer: There is an existing 8-inch public sanitary sewer line in SW Durham Road that presently terminates approximately 170 feet east of this site. The applicant proposes to extend this main line west in SW Durham Road to where it can be extended into the project site to serve each lot. Since the property west of this site (Bond Park No. 4) is presently served by the public sewer system, there is no need for the main line in Durham Road to be further extended to the west. Therefore, the applicant's proposed sanitary sewer plan is acceptable. 4. Storm Drainage: The topography of this site falls to the southeast. There is an existing public storm drainage line in SW Durham Road that can serve this site. The applicant's storm drainage plan indicates that the surface water from the site will be directed to the southeast corner where it will be detained and treated in an onsite facility before entering the existing public system. Staff reviewed the applicant's preliminary sizing calculations for this facility and finds that it appears to be adequately sized. 5. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) Design and Construction Standards (adopted by Resolution and Order No. 96-44) 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 USA Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. ENGINEERING COMMENTS SUB 99-00001 Durham School Park PAGE 3 Prior to the City accepting this facility as a public facility, the developer shall maintain it for a minimum of three years after construction is completed. The pond shall be placed in a tract and conveyed to the City on the final plat. The developer will be required to submit annual reports to the City which show what maintenance operations were conducted on the facility for that year. Once the three-year maintenance period is completed, the City will inspect the facility and make note of any problems that have arisen and require them to be resolved before the City will take over maintenance of the facility. In addition, the City will not take over maintenance of the facility unless 80 percent of the landscaping is established and healthy. If at any time during the maintenance period, the landscaping falls below the 80 percent level, the developer shall immediately reinstall all deficient planting at the next appropriate planting opportunity. 6. Grading and Erosion Control: USA Design and Construction Standards also regulates 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 USA regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The applicant's design engineer will be required to prepare a final grading plan for review and approval. The plan shall detail the provisions for surface drainage of the lots that are to be "pad" graded to insure that the drainage is directed to the street or a public facility approved by the Engineering Department. A soils report shall be provided detailing the soil compaction requirements consistent with the requirements of Appendix Chapter 33 of the Uniform Building Code (UBC). The applicant will also be required to provide a geotechnical report, per Appendix Chapter 33 of the UBC, for the proposed grading slope construction. The recommendations of the report will need to be incorporated into the final grading plan and a final construction supervision report must be filed with the Engineering Department prior to issuance of building permits. The design engineer shall also indicate, on the grading plan, which lots will have natural slopes between 10% and 20%, as well as lots that will have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections and/or permits will be necessary when the lots develop. ENGINEERING COMMENTS SUB 99-00001 Durham School Park PAGE 4 7. Existing Overhead Utility Lines: There are existing overhead utility lines on SW Durham Road. Section 18.810.120 of the 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. If the fee in-lieu is proposed, it is equal to $ 27.50 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 536 lineal feet; therefore the fee would be $ 14,740.00. 8. 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). For parcels within the USB, an addressing fee in the amount of $ 30.00 per address shall be assessed. This fee shall be paid to the City prior to approval of the final plat. For this project, the addressing fee will be $960.00 (32 lots X $30/address = $960.00). Recommendations: THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: Note: Unless otherwise noted, the staff contact for the following conditions will be Brian Rager, Engineering Department (639-4171). 1. Prior to approval of the final plat, a public improvement permit and compliance agreement is required for this project. Six (6) sets of detailed public improvement plans and profile construction drawings shall be submitted for preliminary 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 improvement plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall. 2. As a part of the public improvement plan submittal, the Engineering Department shall be provided with the exact legal name, address and telephone number of the individual or corporate entity who will be responsible for executing the compliance agreement (if one is required) and providing 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 ENGINEERING COMMENTS SUB 99-00001 Durham School Park PAGE 5 name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. 3. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. All construction vehicle parking shall be provided on-site. No construction vehicles or equipment will be permitted to park on the adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application, and shall include the vehicles of all suppliers and employees associated with the project. 4. Prior to approval of the final plat, the applicant shall pay an addressing fee in the amount of $960.00. 5. The applicant shall dedicate, on the face of the final plat, additional right-of- way along the frontage of SW Durham Road to provide 40 feet from centerline. 6. The applicant shall plant street trees along the frontage of SW Durham Road. 7. Full width street improvements, including traffic control devices, mailbox clusters, concrete sidewalks, driveway aprons, curbs, asphaltic concrete pavement, sanitary sewers, storm drainage, streetlights, and underground utilities shall be installed within the interior subdivision streets. Improvements shall be designed and constructed to local street standards. 8. The applicant shall provide a minimum 42-foot wide right-of-way for the new public street. The paved width of the street is approved at 28 feet. The street trees shall be located within a widened public utility easement. 9. The partial cul-de-sac bulb at the end of the public street shall be constructed such that it will satisfy the minimum turnaround dimensions for fire trucks. 10. Lots 1 and 23 - 32 shall not be permitted to access directly onto SW Durham Road. 11. The applicant shall cause a statement to be placed on the final plat to indicate that the proposed private streets will be jointly owned and maintained by the private property owners who abut and take access from them. ENGINEERING COMMENTS SUB 99-00001 Durham School Park PAGE 6 12. Prior to approval of the final plat, the applicant shall prepare Conditions, Covenants and Restrictions (CC&R's) for this project, to be recorded with the final plat, that clearly lays out a maintenance plan and agreement for the proposed private streets. The CC&R's shall obligate the private property owners within the subdivision to create a homeowner's association to ensure regulation of maintenance for the streets. The applicant shall submit a copy of the CC&R's to the Engineering Department (Brian Rager) prior to approval of the final plat. 13. The pavement and rock section of the proposed private streets shall meet the City's public street standard for a local residential streets. 14. Any extension of public water lines shall be shown on the proposed public improvement 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 public improvement plans from the Engineering Department and construction of public water lines. 15. Final design plans and calculations for the proposed public water quality facility shall be submitted to the Engineering Department (Brian Rager) as a part of the public improvement plans. Included with the plans shall be a proposed landscape plan to be approved by the City Engineer. The proposed facility shall be dedicated in a tract to the City of Tigard on the final plat. As a part of the improvement plans submittal, the applicant shall submit an Operations and Maintenance Manual for the proposed facility for approval by the Maintenance Services Director. The facility shall be maintained by the developer for a three-year period from the conditional acceptance of the public improvements. A written evaluation of the operation and maintenance shall be submitted and approved prior to acceptance for maintenance by the City. Once the three-year maintenance period is completed, the City will inspect the facility and make note of any problems that have arisen and require them to be resolved before the City will take over maintenance of the facility. In addition, the City will not take over maintenance of the facility unless 80 percent of the landscaping is established and healthy. If at any time during the maintenance period, the landscaping falls below the 80 percent level, the developer shall immediately reinstall all deficient planting at the next appropriate planting opportunity. 16. An erosion control plan shall be provided as part of the public improvement drawings. The plan shall conform to "Erosion Prevention and Sediment Control Plans - Technical Guidance Handbook, February 1994." ENGINEERING COMMENTS SUB 99-00001 Durham School Park PAGE 7 17. A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of the lots, and show that they will be "pad" graded to insure that the drainage is directed to the street or a public facility approved by the Engineering Department. A soils report shall be provided detailing the soil compaction requirements consistent with the requirements of Appendix Chapter 33 of the Uniform Building Code (UBC). 18. The applicant shall provide a geotechnical report, per Appendix Chapter 33 of the UBC, for the proposed grading slope construction. The recommendations of the report shall be incorporated into the final grading plan. A final construction supervision report shall be filed with the Engineering Department prior to issuance of building permits. 19. The design engineer shall indicate, on the grading plan, which lots will have natural slopes between 10% and 20%, as well as lots that will have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections and/or permits will be necessary when the lots develop. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: 20. Prior to final building inspection, the applicant shall provide the Engineering Department with a recorded mylar copy of the subdivision/partition plat. 21. Prior to issuance of any building permits within the subdivision, the public improvements shall be deemed substantially complete by the City Engineer. 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 completely finished, and 4) all street lights are installed and ready to be energized. 22. The applicant shall either place the existing overhead utility lines along SW Durham Road underground as a part of this project, or 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 $ 27.50 per lineal foot. If the fee option is chosen, the amount will be $ 14,740.00, and it shall be paid prior to issuance of building permits. ENGINEERING COMMENTS SUB 99-00001 Durham School Park PAGE 8 • 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. 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 SUB 99-00001 Durham School Park PAGE 9 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 SUB 99-00001 Durham School Park PAGE 10 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 therefor 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. ENGINEERING COMMENTS SUB 99-00001 Durham School Park PAGE 11 THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. i Aeng\bdanr\comments\sub99-0001.bd r.doc ENGINEERING COMMENTS SUB 99-00001 Durham School Park PAGE 12 MEMORANDUM CITY OF TIGARD, OREGON DATE: May 3, 1999 TO: Julia Hajduk, Associate Planner FROM: Brian Rager, Development Review Engineer l0 03~ e RE: SUB 99-0001, Durham School Park Subdivision Description: This application is for a 32-lot single-family residential subdivision to be located at 7975, 8025 and 8065 SW Durham Road (WCTM 2S1 12CD, Tax Lot 1200, 2S1 12CC, Tax Lots 1900 and 2000). Findings: 1. Streets: TDC 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. TDC 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. SW Durham Road This site lies adjacent to SW Durham Road, which is classified as an arterial street on the City of Tigard Transportation Plan Map. This roadway classification requires a right-of-way (ROW) width of up to 90 feet. At present, there is approximately 30 to 35 feet of ROW from centerline on the north site, according to the most recent tax assessor's map. The widest ROW widths in this area appear to be 40 feet from centerline. The applicant should dedicate additional ROW on the final plat to provide a minimum of 40 feet from the centerline. SW Durham Road is currently improved with curb and sidewalk. The only improvement lacking would be street trees. The applicant should plant street trees in accordance with the City's approved street tree list as a part of this project. ENGINEERING COMMENTS SUB 99-00001 Durham School Park PAGE 1 New Public Street The applicant's plan indicates that a new public street will be extended from SW Durham Road into this site to serve the proposed lots. All lots within the development will have direct access to this street. At the east end of the street, the applicant has proposed a partial cul-de-sac bulb to facilitate potential future development of the parcel directly east of this site. The Future Development Plan, Sheet 4/4, indicates how that parcel to the east may be divided in the future. The applicant's partial cul-de-sac proposal seems to accommodate future development of the parcel and is acceptable to Staff. In addition, the partial cul-de-sac is designed such that it will meet the dimensional requirements of a fire truck turn-around. The applicant has proposed that the new street will have a 42-foot wide (ROW) and a 28-foot wide paved width. Table 18.810.1 of the CDC provides the requirements for minimum ROW and paved widths. The minimum paved width for a street with a 42-foot wide ROW is 24 feet. The applicant is proposing a larger paved width inside the 42-foot ROW. Staff supports that proposal, as the street trees can be placed outside of the ROW in a wider public utility easement (PUE). This concept is permitted because 18.745.040.C.1 indicates that street trees may be placed within front and exterior side yards (ie, on private property). Proposed Private Streets The plan proposes that lots 5 - 10 and lots 11 - 16 be served from private streets (Tracts A and B). TMC 18.810.030(S) limits the number of lots to be served from a private street to a total of six (6). Neither of the proposed private streets would serve over six lots. 18.810.030(S) also indicates that the applicant shall ensure the continued maintenance of private streets by establishing a homeowners association. It is recommended that the applicant place a statement on the face of the final plat indicating the private streets will be owned and maintained by the properties that will be served by it. In addition, the applicant should record Conditions, Covenants and Restrictions (CC&R's) along with the final plat that will clarify how the private property owners are to maintain the private streets. These CC&R's shall be reviewed and approved by the City prior to approval of the final plat. The City's public improvement design standards require private streets to have a pavement section equal to a public local street. The applicant will need to provide this type of pavement section in each of the private streets. 2. Water: This site will be served from the City's public water system. There is an existing 12-inch public water line in SW Durham. Road that will be extended with the new public street to serve each lot. ENGINEERING COMMENTS SUB 99-00001 Durham School Park PAGE 2 3. Sanitary Sewer: There is an existing 8-inch public sanitary sewer line in SW Durham Road that presently terminates approximately 170 feet east of this site. The applicant proposes to extend this main line west in SW Durham Road to where it can be extended into the project site to serve each lot. Since the property west of this site (Bond Park No. 4) is presently served by the public sewer system, there is no need for the main line in Durham Road to be further extended to the west. Therefore, the applicant's proposed sanitary sewer plan is acceptable. 4. Storm Drainage: The topography of this site falls to the southeast. There is an existing public storm drainage line in SW Durham Road that can serve this site. The applicant's storm drainage plan indicates that the surface water from the site will be directed to the southeast corner where it will be detained and treated in an onsite facility before entering the existing public system. Staff reviewed the applicant's preliminary sizing calculations for this facility and finds that it appears to be adequately sized. 5. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) Design and Construction Standards (adopted by Resolution and Order No. 96-44) 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 USA Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. Prior to the City accepting this facility as a public facility, the developer shall maintain it for a minimum of three years after construction is completed. The pond shall be placed in a tract and conveyed to the City on the final plat. The developer will be required to submit annual reports to the City which show what maintenance operations were conducted on the facility for that year. Once the three-year maintenance period is completed, the City will inspect the facility and make note of any problems that have arisen and require them to be resolved before the City will take ENGINEERING COMMENTS SUB 99-00001 Durham School Park PAGE 3 over maintenance of the facility. In addition, the City will not take over maintenance of the facility unless 80 percent of the landscaping is established and healthy. If at any time during the maintenance period, the landscaping falls below the 80 percent level, the developer shall immediately reinstall all deficient planting at the next appropriate planting opportunity. 6. Grading and Erosion Control: USA Design and Construction Standards also regulates 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 USA regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The applicant's design engineer will be required to prepare a final grading plan for review and approval. The plan shall detail the provisions for surface drainage of the lots that are to be "pad" graded to insure that the drainage is directed to, the street or a public facility approved by the Engineering Department. A soils report shall be provided detailing the soil compaction requirements consistent with the requirements of Appendix Chapter 33 of the Uniform Building Code (UBC). The applicant will also be required to provide a geotechnical report, per Appendix Chapter 33 of the UBC, for the proposed grading slope construction. The recommendations of the report will need to be incorporated into the final grading plan and a final construction supervision report must be filed with the Engineering Department prior to issuance of building permits. The design engineer shall also indicate, on the grading plan, which lots will have natural slopes between 10% and 20%, as well as lots that will have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections and/or permits will be necessary when the lots develop. 7. Existing Overhead Utility Lines: There are existing overhead utility lines on SW Durham Road. Section 18.810.120 of the 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. If the fee in-lieu is proposed, it is equal to $ 27.50 per lineal foot of street frontage that ENGINEERING COMMENTS SUB 99-00001 Durham School Park PAGE 4 contains the overhead lines. The frontage along this site is 536 lineal feet; therefore the fee would be $ 14,740.00. 8. 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). For parcels within the USB, an addressing fee in the amount of $ 30.00 per address shall be assessed. This fee shall be paid to the City prior to approval of the final plat. For this project, the addressing fee will be $960.00 (32 lots X $30/address = $960.00). Recommendations: THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: Note: Unless otherwise noted, the staff contact for the following conditions will be Brian Rager, Engineering Department (639-4171). 1. Prior to approval of the final plat, a public improvement permit and compliance agreement is required for this project. Six (6) sets of detailed public improvement plans and profile construction drawings shall be submitted for preliminary 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 improvement plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall. 2. As a part of the public improvement plan submittal, the Engineering Department shall be provided with the exact legal name, address and telephone number of the individual or corporate entity who will be responsible for executing the compliance agreement (if one is required) and providing the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. 3. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. All construction vehicle parking shall be provided on-site. No construction vehicles or equipment will be permitted to park on the adjoining residential public streets. Construction vehicles ENGINEERING COMMENTS SUB 99-00001 Durham School Park PAGE 5 include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application, and shall include the vehicles of all suppliers and employees associated with the project. 4. Prior to approval of the final plat, the applicant shall pay an addressing fee in the amount of $960.00. 5. The applicant shall dedicate, on the face of the final plat, additional right-of- way along the frontage of SW Durham Road to provide 40 feet from centerline. 6. The applicant shall plant street trees along the frontage of SW Durham Road. 7. Full width street improvements, including traffic control devices, mailbox clusters, concrete sidewalks, driveway aprons, curbs, asphaltic concrete pavement, sanitary sewers, storm drainage, streetlights, and underground utilities shall be installed within the interior subdivision streets. Improvements shall be designed and constructed to local street standards. 8. The applicant shall provide a minimum 42-foot wide right-of-way for the new public street. The paved width of the street is approved at 28 feet. The street trees shall be located within a widened public utility easement. 9. The partial cul-de-sac bulb at the end of the public street shall be constructed such that it will satisfy the minimum turnaround dimensions for fire trucks. 10. Lots 1 and 23 - 32 shall not be permitted to access directly onto SW Durham Road. 11. The applicant shall cause a statement to be placed on the final plat to indicate that the proposed private streets will be jointly owned and maintained by the private property owners who abut and take access from them. 12. Prior to approval of the final plat, the applicant shall prepare Conditions, Covenants and Restrictions (CC&R's) for this project, to be recorded with the final plat, that clearly lays out a maintenance plan and agreement for the proposed private streets. The CC&R's shall obligate the private property owners within the subdivision to create a homeowner's association to ensure regulation of maintenance for the streets. The applicant shall submit a copy of the CC&R's to the Engineering Department (Brian Rager) prior to approval of the final plat. ENGINEERING COMMENTS SUB 99-00001 Durham School Park PAGE 6 13. The pavement and rock section of the proposed private streets shall meet the City's public street standard for a local residential streets. 14. Any extension of public water lines shall be shown on the proposed public improvement 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 public improvement plans from the Engineering Department and construction of public water lines. 15. Final design plans and calculations for the proposed public water quality facility shall be submitted to the Engineering Department (Brian Rager) as a part of the public improvement plans. Included with the plans shall be a proposed landscape plan. to be approved by the City Engineer. The proposed facility shall be dedicated in a tract to the City of Tigard on the final plat. As a part of the improvement plans submittal, the applicant shall submit an Operations and Maintenance Manual for the proposed facility for approval by the Maintenance Services Director. The facility shall be maintained by the developer for a three-year period from the conditional acceptance of the public improvements. A written evaluation of the operation and maintenance shall be submitted and approved prior to acceptance for maintenance by the City. Once the three-year maintenance period is completed, the City will inspect the facility and make note of any problems that have arisen and require them to be resolved before the City will take over maintenance of the facility. In addition, the City will not take over maintenance of the facility unless 80 percent of the landscaping is established and healthy. If at any time during the maintenance period, the landscaping falls below the 80 percent level, the developer shall immediately reinstall all deficient planting at the next appropriate planting opportunity. 16. An erosion control plan shall be provided as part of the public improvement drawings. The plan shall conform to "Erosion Prevention and Sediment Control Plans - Technical Guidance Handbook, February 1994." 17. A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of the lots, and show that they will be "pad" graded to insure that the drainage is directed to the street or a public facility approved by the Engineering Department. A soils report shall be provided detailing the soil compaction requirements consistent with the requirements of Appendix Chapter 33 of the Uniform Building Code (UBC). 18. The applicant shall provide a geotechnical report, per Appendix Chapter 33 of the UBC, for the proposed grading slope construction. The ENGINEERING COMMENTS SUB 99-00001 Durham School Park PAGE 7 recommendations of the report shall be incorporated into the final grading plan. A final construction supervision report shall be filed with the Engineering Department prior to issuance of building permits. 19. The design engineer shall indicate, on the grading plan, which lots will have natural slopes between 10% and 20%, as well as lots that will have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections and/or permits will be necessary when the lots develop. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: 20. Prior to final building inspection, the applicant shall provide the Engineering Department with a recorded mylar copy of the subdivision/partition plat. 21. Prior to issuance of any building permits within the subdivision, the public improvements shall be deemed substantially complete by the City Engineer. 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 completely finished, and 4) all street lights are installed and ready to be energized. 22. The applicant shall.either place the existing overhead utility lines along SW Durham Road underground as a part of this project, or 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 $ 27.50 per lineal foot. If the fee option is chosen, the amount will be $ 14,740.00, and it shall be paid prior to issuance of building permits. 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: ENGINEERING COMMENTS SUB 99-00001 Durham School Park PAGE 8 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: 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: ENGINEERING COMMENTS SUB 99-00001 Durham School Park PAGE 9 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: 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. ENGINEERING COMMENTS SUB 99-00001 Durham School Park PAGE 10 i i 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 therefor 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. I:\eng\brianr\comments\sub99-0001.bdr.doc ENGINEERING COMMENTS SUB 99-00001 Durham School Park PAGE 11 t REQUEST FOR COMMENTS CITY OF TIOARD Community (Development ShapingA Better Community DATE: March 11, 1999 TO: Julia Huffman, USA/SWM Program FROM: City of Tigard Planning Division L!,"--- SUBDIVISION STAFF CONTACT: Julia Haiduk, Associate Planner Phone: [5031639-4111/ Fax:15031684-1291 (SUB) 99-0001 ➢ DURHAM SCHOOL PARK SUBDIVISION Q A request for Subdivision approval on a 3.07 acre site. The applicant proposes to create 32 single-family residential lots. LOCATION: The sub' ect site is located at 7975, 8025 and 8065 SW Durham Road; WCTM 1 S112CD Tax Lot 1200 and 1 S112CC, Tax Lots 1900 and 2000. COMPREHENSIVE PLAN DESIGNATION: Medium Density Residential, 12 Units Per Acre; R-12. ZONING DESIGNATION: R- 12; Residential, 12 Units Per Acre. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of 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, 18.765, 18.790 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Statement 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: WEDNESDAY - MARCH 31, 1999. 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. ,ZC! Please refer to the enclosed letter. Written comments provided below: ~~Plcase prmde the following information) Name of Persons) Commenting: 3 z y Phone Numberfsh SUB 99-0001 DURHAM SCHOOL PARK SUBDIVISION REQUEST FOR COMMENTS REQUEST FOR COMMENTS CITY OF TIOARD Community Deveropment ShapingA Better Community DATE: March 17, 1999 TO: Lori Dorney, US West Communications FROM: City of Tigard Planning Division STAFF CONTACT: Julia Na1duk Associate Planner Phone: 15031639-4111/ Fax: 15031684-1297 SUBDIVISION [SUB) 99-0001 ➢ DURHAM SCHOOL PARK SUBDIVISION Q A request for Subdivision approval on a 3.07 acre site. The applicant proposes to create 32 single-family residential lots. LOCATION: The sub1''ect site is located at 7975, 8025 and 8065 S.W Durham Road; WCTM 1 S112CD Tax Lot 1200 and 1 S112CC, Tax Lots 1900 and 2000. COMPREHENSIVE PLAN DESIGNATION: Medium Density Residential, 12 Units Per Acre; R-12. ZONING DESIGNATION: R- 12; Residential, 12 Units Per Acre. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of 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, 18.765, 18.790 and 18.810. Attached are the Site Plan, Vicinity Map and Applicants Statement 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: WEDNESDAY - MARCH 31,1999. You may use the space provided below or attach a separate letter to return your comments. H 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. C Written comments provided below: (Tkase provide the following information) Name of Person(s) Commenting: \ Phone Number(s): SUB 99-0001 DURHAM SCHOOL PARK SUBDIVISION REQUEST FOR COMMENTS a N 8'42'32' W 40.80' 0 g Lu e . 90.00 )J.'A' N oo Q n ~ n 7 19T8 M1 11 ~ 10.30'6 O LI'°w" »R z N 8'42'32' W 165.56' $ 8 24.47 34.00• 34.00' 19.01' 3.00' 61.00' Sa.op' ♦ R s $ s V Ln. wR < d srr wn, r $ 8 15 8 N 12 q s LJ)0.M1 3 w IAA wn. m~ n g 22 5 lyc - aJ oo G 6100 $ 8 8 8 am wR LaJf $}pRt OR.so . b 1aa 10 + S~ ~a 17 o 18 19 20 21 LMI wR fi $ m g 4 $ L~ 'fin 11]] . M1 111) MR 1)J) wR .1.IA wR p~,~ N LASd0l1 SDAM CA 8 13 1 q5 ' lyd.", ' LAe »R - "x1.0' a • I,lp »n. 3 $ 4 1.' o.M,14 a W 63M' 14.00' o0 34.00 34 L1 N w x .at• l wR r^ l-ta •a ~p a fV b b N , CO _ . _ _ . _ . ..q.~ _ ROAD -e (pism) 1aA wR J ♦ .A0 ~ a x4.00 J6.00 36.00 M.00 M.W ]6.00 16.00 3e.oo Xw 33.0, ,1 .SOr 1_ 1 _ $ 2 3 $ 32 8 31 .8 30 8 29 8 28 8 27 8 26 8 25 $ 24 8 23 8 zem »R Lem »n. Lam wM1 8 8 8 Lw a n. 8 Lam . n. 8 Lem a" 8 ~8 Les' . n. 8 Lam wR ~ Lme . n 8 v ~ t 1 • I.em wR. xw wR ~ a - _ - _ , nL - - - - - _ 5-88'42'32" E _ =-536:57' T- - - - - - - - - - - . - - i--- - - _i _ SW DURHAM ROAD _ - - - LL U SUB 99-0001 VICINITY CASE NO. - URHAM OOL EXHIBIT MAP SCH PARK SUBDIVISION g CITY of - . (O GEOGRAPHIC INFORMATION SYSTEM VICINITY MAP ROSS ST - - - - - - F W o SUB 99-0001 w m W - - - - - - P N H DURHAM a a SCHOOL • 1~ w PARK s~ Q SUBDIVISION T 3 SUBJECT eo GO PARCELS J z y N P LN GO O j H N 0 200 400 600 Feet DURHAM RD q r= aza root ti AN CO City of Tigard Information on this map is for general location only and Sr 0~ should be verified with the Development Services Division. A 13125 SW Hal Blvd ~y.9M Tigard, OR 97223 ~Q (503) 6394171 httpJMww.c Ugard.or.us Community Development Plot date: Mar 17, 1999; C:UnagiCWIAGIC03.APR REQUEST FOR COMMENTS CITY OF TIOARD Community Development Shaping A Better Community DATE: March 11, 1999 TO: Michael Miller, Operations Utility Manager FROM: City of Tigard Planning Division STAFF CONTACT: Julia Halduk, Associate Planner Phone: 15031639,4111/ Fax: 15031684-1291 SUBDIVISION [SUB) 99-0001 ➢ DURHAM SCHOOL PARK SUBDIVISION Q A request for Subdivision approval on a 3.07 acre site. The applicant proposes to create 32 single-family residential lots. LOCATION: The subject site is located at 7975, 8025 and 8065 SW Durham Road; WCTM 1 S112CD Tax Lot 1200 and 1 S112CC, Tax Lots 1900 and 2000. COMPREHENSIVE PLAN DESIGNATION: Medium Density Residential, 12 Units Per Acre; R-12. ZONING DESIGNATION: R- 12; Residential, 12 Units Per Acre. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of 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, 18.765, 18.790 and 18.810. Attached are the Site Plan, Vicinity Map and Applicants Statement 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: WEDNESDAY - MARCH 31,1999. You may use the space provided below or attach a separate letter to return your comments. H 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: AarI-TL OLACJb WE 4Atml A.)6 On l€CXtyn1C GJE Gc~IG~i ~El~~ ,~EV~~ of T~--'- ty14T~1 .4~vo ~yo✓~wY C~-iowr, (Nease pmvZe the following info>mation) Name of Person[s] Commenting: L Phone Number[s]: j, 3957- SUB 99-0001 DURHAM SCHOOL PARK SUBDIVISION REQUEST FOR COMMENTS N '42'32' W 40.80- LLJ 89.27 ftoo 7 i!r sR 11 w ,nso X16 0 A >w, YR YR Z N 8'42'32' W 85.58 8 N..T x.00' x.00' af.09' E w q V a 1 J.00' _ _ U.00' x.00' r 6 $ 9 i,N »R < t i>u »R 12 8 15 8 A Y S i!m YR S (6 : vA Y., mkt a ~y 22 5 110 - f aJOS• a00 id, YR >'n onb, p~ ~Y 10 ~<a J ~ a 8 8 20 Y 21 mwl f IM1 17 ne 19 OAfdai ifE] YR i!A »R 13 9 's 14 9 L.,e.a>. ~ i,M YR ~ ~ x,.o• ~ ~ i,a. Yf. 3 4 I. `"o.>puu ! aa.00 aJ.oo' x.af x.oo 0o sr Q llu M. N b b S T 2b aoc 'A- (rasa) _ 3 / 2..00 aa.00 J6.00 Ja.oO x.OC x.00 x,00 x.00 x.00 aa.0, 80,25, $ 2 € s 32 8 ,31 .8 30 8 29 •g 28 8 27 8 26 : 8 25 a 24 8 23 8 00 -y EI >O l.ew »R ifl0 YR - zen -ry, 1 -k 1- -.R. ire YR „an, YR ~ t 1 1alE Yn ib0 »R 690 - _ - - - - - - _ - - - - V -l- - - - /l 5-88'42'32=E _ _-53E 57- ---b b - ~i SW DURHAM ROAD - - - ,w. - LL O H - U SUB 99-0001 VICINITY CASE No. EXHIBIT DMAP SCHOOL' PARK SUBDIVISION CITY of TIGARD r 1": GEOGRAPHIC INFORMATION SVDTEM Z h VICINITY MAP ST ROSS F SUB 99-0001 W o W p DURHAM m 8 a SCHOOL Q PARK Mw SN Q SUBDIVISION -LANQI EE S"? 0 T 3 SUBJECT J e PARCELS 0 J N y a0 jO l.N Go w --I- LLLLiL O Q N 00 F- 0 200 400 600 Feet DURHAM RD 1, 424 feet 9 ti U) ti0 City of Tigard J~ Information on this map is for general location only and S(y .rP should be verified with the Developnront Services Division. 13125 SW Hall Blvd Ry Tigard, OR 97223 (503) 639.4171 httpJMw .ci.6gard.Or.us Plot date: Mar 17,1999; CAma9iCWIAGIC03.AP9 Community Development REQUEST FOR COMMENTS CITY OF TIOARD Community Development S(apingA Better Community DATE: March 17, 1999 TO: John Roy, Property Manager/Operations Department FROM: City of Tigard Planning Division STAFF CONTACT: Julia HalduK Associate Planner Phone: 15031639-4171/ Fax: 15031684-7297 SUBDIVISION [SUB] 99-0001 ➢ DURHAM SCHOOL PARK SUBDIVISION Q A re vest for Subdivision approval on a 3.07 acre site. The applicant proposes to create 32 sin le-family residential lots. LOCATION: The subject site is located at 7975, 8025 and 8065 SW Durham Road; WCTM 1 S112CD Tax Lot 1200 and 1 S112CC, Tax Lots 1900 and 2000. COMPREHENSIVE PLAN DESIGNATION: Medium Density Residential, 12 Units Per Acre; R-12. ZONING DESIGNATION: R- 12; Residential, 12 Units Per Acre. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of 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, 18.765, 18.790 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Statement 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: WEDNESDAY MABCN 31, 1999. 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: rovide the foM,,v ng information) Name of Person[s] Commenting: T(;r---,,--"Pl Phone Number[s]: SUB 99-0001 DURHAM SCHOOL PARK SUBDIVISION REQUEST FOR COMMENTS Adak I a N 8'42'32' W 4 0.80, N g W 80.97 9a00 ]SAO' N Q O 7 un8 n 11 laso 6 R ara »w n . x »ti 2 N '42'32' W 85.58' 8 24.47 14.00' 34.0' 39b1' 0 1 61.00' - ~ 63.00' N w ~ r V Q 12 g Y 4 um15 wa 3 s9m »n. m ~z g 22 5 "Id - 6100• 61.00' $ g 3 lOT »a. R aan #F DI ttAOC h b •ta? ,N 10 17 18 19 20 21 at ~I aw »a $ $ 14 $ you »n. - aav »n X., »a am »n aim »a A4Oioa 13 yra »n. I v ~ Ve.l). 1 y,01 an. h.0' i 3 $ 4 I. ~q 2ela.s' I 63.00• 63.ar 1,00• w 34.00 Soar 2.sr 4 Q P y-ta 'a ~Nn ' I u 1 -b _3 LW423r L -W ROAD b 3 s (PLOX) N a yam »a abA • 'P / 24.00 16.00 36.00 36.00 36.OL x.00 36.00 ]6.00 16.00 31.01 60 2w $ 2 3 Q ~ ya,4 »w I s° 32 9 31 30 g 29 8 28 $ 27 $ 26 g 25 $ 24 2.3 9 9 2 al yO saeo »n yam »n l.em »n. aam w n are »w yam 1t 1 yam »n. yam »a :am »n. v 'I = H a6u »a R ~I 'J - - I-_ - s - - - 5-88'42'32" E _ _-536:57'- - - - - T - - - - ' ' _ - I SW DURHAM ROAD LL O U SUB 99-0001 VICINITY CASE NO. URHAM EXHIBIT MAP SCH OOL PARK SUBDIVISION F CITY of TIGARD Z H. (D GEOGRAPHIC INFORMATION SYSTEM I VICINITY MAP ROSS ST l~ - F Wa SUB 99-0001 p H N DURHAM Sa SCHOOL L _U PARK w 5" Q SUBDIVISION n n T = X 3 SUBJECT PARCELS 00 GO J J z y N GO Pq LN O w 7 N 0 200 400 600 Feet DURHAM RD 4 r= 424 feet g U) City of Tigard Information on this map is for general location only and should be verified with the Development Services Division. S•yO~~ygAl 13125 SW Hall Blvd Tigard, OR 722 (503) 639.4171 httpJh~.cf.tigard.or.us Community Development Plot date: Mar 17,1999; C:lmagiCWIAGIC03.APR REQUEST FOR COMMENTS CITY OF TIGARD Community (Development ShapingA Better Community DATE: March 11, 1999 TO: Brian Moore, PGE Service Design Consultant FROM: City of Tigard Planning Division STAFF CONTACT: Julia Halduk Associate Planner Phone: [50316394171/ Fax: 150316844297 SUBDIVISION [SUB] 99-0001 ➢ DURHAM SCHOOL PARK SUBDIVISION Q A request for Subdivision approval on a 3.07 acre site. The applicant proposes to create 32 single-family residential lots. LOCATION: The subject site is located at 7975, 8025 and 8065 SW Durham Road; WCTM 1S112CD Tax Lot 1200 and 1S112CC, Tax Lots 1900 and 2000. COMPREHENSIVE PLAN DESIGNATION: Medium Density Residential, 12 Units Per Acre; R-12. ZONING DESIGNATION: R- 12; Residential, 12 Units Per Acre. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also permitted conditional). APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.430, 18.51y0, 18.705, 18.715, 18.765, 18.790 and 18.810. Attached are the Site Plan, Vicinity Map and ApplicanrS Statement 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: WEDNESDAY - MARCH 31,1999. You may use the space provided below or attach a separate letter to return your comments. H 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: ~Please pmvide the fo(h wing information) Name of Person[s] Commenting: tie tnJ ~Ro Phone Number[s]: SUB 99-0001 DURHAM SCHOOL PARK SUBDIVISION REQUEST FOR COMMENTS Maur 19-99 12:37P TCI S_Helens 503 397 5686 P_02 r REQUEST FOR COMMENTS CIYY OF TIGARD 0 Community (44-iorropireat rfle:cc+r %'ornrrrr~rtajr ,51iapirril;-1 DATE: March 11, 1999 T0: P8[ IViC H~ln, T 1. 1 _elsi0 of Dreg 4 RECEIVED PLANNING FROM: C11V of Tigard F1aRninD_Divis on. MAR 2 2 1999 STAFF CONTACT; !olio N duk Associate Planner CITY OF TIGARD 1`111000; 15031699-4171/ Fay:1[5031684-1291 SUBDIVISION (SUR) 99-0001 DURNA SONOOt PARK SUBDIVISION A request for Subdivision ap~pproval on a 3.07 acre site. The applicant proposes to create 32 single-family residential lots. LOCATION: The subject site is located at 7975, 8025 and 8065 SW Durham Road; WCTM 1S112CD Tax Lot 1200 and 15112CC, Tax Lots 1900 and 2000. COMPREHENSIVE PLAN DESIGNATION: Medium Density Residential, 12 Units Per Acre; R-12. ZONING DESIGNATION: R- 12; Residential, 12 Units Per Acre. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.430, 18.510, 18.705, 18.715,18.765, 18.790 and 18.810. Attached are the Site Plan, Vicinity Man and Applicant's Statement for your review. Frond information supplied by various departments and agencies and from other information available to our staff, a report and recornrriendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WEDNESDAY - MARCH, 31,,1999_. You may use the space provided below or attach a separate letter to return your comments. If yDt± ark unable tare po»IA_b .the.,abatse##Q, 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 97123. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: ~ X 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: _ _ (41rws r r~r'arn,li rFe (oC(r, turiry usfiymu t.i.rrr) Nettle of PorsOraEsl COl llltlcll Phone Number(s): , _ _ _ SUf3 99 -1:?r1U'I rXJRHAM SCH(.)01 PARK - IFinivisiom car:701 IrcT r(-i rnhmn r rm Ma 19-99 12:36P TCI Helens 5034J97 5686 P-01 r~ r FAX COVER SHEET DATE, T[ME: A TO : i r FROM: TCI OF TUALATIN VALLEY 14200 S.W. BRIGADOON CT. BEAVERTON, OREGON. 97005 PHQNE: (503) 605-4395 FAX: (503) GoS-11866 NUMBER OF PACES IN THIS TRANSMISSION INCLUDING THIS COVER SHEET: _ NOTES: TCI at Tuatadn Maley, inc. 1a200 5.W. Brigaaaan Court Beaverton, OR 97005 (303) 805.4.899 fAX (503) 6446.8004 REQUEST FOR COMMENTS CITY OF TIGARD Community (Development ShapingA Better Community DATE: March 11, 1999 TO: Elaine Self, GTE RECEIVED PLANNING FROM: City of Tigard Planning Division MAR 2 2 1999 STAFF CONTACT: Julia HOW Associate Planner CITY OF T40ARD Phone: [5031639-4171/ Fa)t (5031684-7291 SUBDIVISION (SUB) 99-0001 ➢ DURHAM SCHOOL PARK SUBDIVISION 4 A request for Subdivision approval on a 3.07 acre site. The applicant proposes to create 32 sin le-family residential lots. LOCATION: The subject site is located at 7975, 8025 and 8065 SW Durham Road; WCTM 1 S112CD Tax Lot 1200 and 1 S112CC, Tax Lots 1900 and 2000. COMPREHENSIVE PLAN DESIGNATION: Medium Density Residential, 12 Units Per Acre; R-12. ZONING DESIGNATION: R- 12; Residential, 12 Units Per Acre. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also permitted conditionally APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.430, 18.5'f 0, 18.705, 18.715, 18.765, 18.790 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Statement 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: WEDNESDAY - MARCH 31, 1999. 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: _Z/ r U 00 r 01 • OA A (Please prtrvufe the following infonnation) Name of Person(s) Commenting: Phone Number(s): 7,23 ,G - SUB 99-0001 DURHAM SCHOOL PARK SUBDIVISION REQUEST FOR COMMENTS • • REQUEST FOR COMMENTS CITY OF TIOARD Community (Development ShapingA(Better Community . DATE: March 11, 1999 TO: Jim Wolf, Tigard Police Department Crime Prevention Officer RECEIVED PLANNING FROM: City of Tigard Planning Division STAFF CONTACT: Julia Hal ft Associate Planner MAR 18.1999 Phone: 15031639-4111/ Fax: 15031684-1291 CITY OF TIGARD SUBDIVISION (SUB] 99-0001 ➢ DURHAM SCHOOL PARK SUBDIVISION Q A request for Subdivision approval on a 3.07 acre site. The applicant proposes to create 32 single-family residential lots. LOCATION: The sub* t site is located at 7975, 8025 and 8065 SW Durham Road; WCTM 1 S112CD Tax Lot 1200 and 1 S112CC, Tax Lots 1900 and 2000. COMPREHENSIVE PLAN DESIGNATION: Medium Density Residential, 12 Units Per Acre; R-12. ZONING DESIGNATION: R- 12; Residential, 12 Units Per Acre. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of 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, 18.765, 18.790 and 18.810. Attached are the Site Plan, Vicinity Map and AppiicanYs Statement 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: WEDNESDAY - MARCH 31, 1999. 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 $W 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: e~" -}D m~rmrtQ, of (edoCA. &aJ5 \r 9404 !n ~w/~~ Scr~~c,5 , addt~xn~ OR 9(0~w(~\ of 01A \\Oms' (An " 7(ac~- A' Tract- I& ~ Q( -Jakk't4 NIL ~ W& h -Jo p~ ro'C en ley~JeMCx 1 b~~ a►~ -foot o~ Q<,Ja'ce d<~x, t~o~f Roan 'A°, (~~vc, II\orn~vw~on Wo~~ ~ leco~v+~d~edt . ftlease pma, the following information) Name of Person(s] Commenting: Phone Number(s): I -Ala SUB 99-0001 DURHAM SCHOOL PARK SUBDIVISION REQUEST FOR COMMENTS REQUEST FOR COMMENTS CITY OF TIGARD Community Development ShapingA Better Community DATE: March 17, 1999 TO: Acting Building Official RECEIVED PLANNING FROM: City of Tigard Planning Division MAR 2 2 1999 STAFF CONTACT: Julia Halduk Associate Planner CITY OF TO" Phone: 15031639-4171/ We 15031684-1291 SUBDIVISION (SUB) 99-0001 ➢ DURHAM SCHOOL PARK SUBDIVISION Q A request for Subdivision approval on a 3.07 acre site. The applicant proposes to create 32 single-family residential lots. LOCATION: The sub' et site is located at 7975, 8025 and 8065 SW Durham Road; WCTM 1 S112CD Tax Lot 1200 and 1 `c12CC, Tax Lots 1900 and 2000. COMPREHENSIVE PLAN DESIGNATION: Medium Density Residential, 12 Units Per Acre; R-12. ZONING DESIGNATION: R- 12; Residential, 12 Units Per Acre. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of 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, 18.765, 18.790 and 18.810. Attached are the Site Plan, Vicinity Map and Applicants Statement 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: WEDNESDAY - MARCH 31,1999. You may use the space provided below or attach a separate letter to return your comments. H 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: r fJj i *d M7n n y'n k* r -Jr- e ft,.. c IS tv r 4r .i dl t /S >Dt l t gP J) 9..nf eW;& 67,4e;t%.rfb CP f``rr 4rL"4,- ( r49PNM0f- k3 -t %-4 de ~y de't ~S2S Of A,iJP ~t Q Gt l/ d1i~~w»Ct~ Vv )7, OVf dQ Gty1 Q 661-41 -t Z-1 6 ~ r S1o a l~ 22-- R 62 o v w ~e f fi rep~orfi tiC~ Trl i- 2 f't r P ~ ~ I ~r rte n ra s f r r ~ ~ r• ~ ~ ~4'lease pmide the following information) Name of Person(s) Comm Phone Number(s): SUB 99-0001 DURHAM SCHOOL PARK SUBDIVIS ON REQUEST FOR COMMENTS AFFIDAVIT OF MAILING CITY OFTIGARD Community (Deveropment SrtapinD,4 BetterConmunity STATE OT OUGOX ) County of Washington ) ss. City of Tigard ) 1, (Patricia L. Lunsford, being first duly sworn/affirm, on oath depose and say that I am an Administrative SpeciaCut II for the City ofTWard, Washington County, Oregon and that I served the following: {Check Appmpriate Box(s) Below) NOTICE OF PENDING LAND USE APPLICATION FOR: Et7 SUB 99-0001/1)URHAM SCHOOL PARK SUBDIVISION Q AMENDED NOTICE (File NoJName Reference) Q City of Tigard Planning Director ❑ NOTICE OF DECISION FOR: ❑ AMENDED NOTICE (File NoJName Reference) ❑ City of Tigard Planning Director ❑ NOTICE OF PUBLIC HEARING FOR: L~ / ❑ AMENDED NOTICE (File NoJName Reference) (Date of Public Hearing) ❑ City of Tigard Planning Director ❑ Tigard Hearings Officer ❑ Tigard Planning Commission ❑ Tigard City Council ❑ NOTICE OF FINAL ORDER NO. FOR: et7 ❑ AMENDED NOTICE (File NoJName Reference) (Date of Public Hearing) ❑ City of Tigard Planning Director ❑ Tigard Hearings Officer ❑ Tigard Planning Commission ❑ Tigard City Council 1-1 NOTICE OF- • (Type/Kind of Notice) FOR: 0~1 1 (File NoJName Reference) (Date of Public Hearing. If applicable) A copy of the PUBLIC HEARING NOTICE/NOTICE OF DECISION/NOTICE OF FINAL ORDER/OTHER NOTICEIS] of which is attached, marked Exhibit "A", was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit "B", on the 21" day of April, 1999, and deposited in the United States Mail on the 2r day of April, 1999, postage prepaid. (Person that Prepared Notice) C, n Subscribed and sworn/affirmed before me on the day o , 19~ 0 OFFICIAL SEAL DIANE M JELDERKS NOTARY PUBLIC-OREGON IC FOR 0 COMMISSION NO. 046142 MY COMMISSION EXPIRES SEPTEMBER 07. 1999 My Commission Expi S' ♦ Raise any issues and/or concern*elieved to be important with sufficienedence to allow the City to provide a response; ♦ Comments that provide the basis for an appeal to the Tigard Planning Commission 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 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. 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." 7 ~I ST II III--~ I I I Sw~ ~ LANGIBEES'T i I SUBJEQ L sw I rie 111e~~~"'111 PAAQl3 ~I ~ VFUniAC IN ST I I 6 I ~ 11 GURN RD C I ~ "w 'p0 P S)XHIBIT B /0 Herb Hoffert j -4632 SW Vermont SUB 99-0001 Portland, 97219 DURHAM SCHOOL PARK SUBDIVISION Spencer Vail Planning Consultant is\curpln\setup\labels\sub99-0001.lbs.doc 4505 NE 24th Avenue Portland, OR 97211 Jay Harris Harris-McMonagle associates 12555 SW Hall Boulevard Tigard, OR 97223 Edward & Violet Cotter 8065 SW Durham Road Tigard, OR 97224 Marion Goble 3595 S 1600 E Wendell, ID 83355 Michael & Linda Halseth 7975 SW Durham Road Tigard, OR 97224 Bond Park Neighborhood Association 7998 SW Bond Street Tigard, OR 97224 • i Su'p' ~'~'-0~ ' Harold Mildred Hamback Vale Schocwe Michael do Linda Halseth 7735 SW Durham Rd 7925 SW Durham Rd 7975 SW Durham Rd Tigard, OR 97274 Tigard, OR 97224 Tigard, OR 97224 Robert Driesner Dorothy Darlene Gage & M A Gage TIGARD FRIENDS CHURCH 15685 SW 79th Avc 8000 SW 54th Ave 7130 SW Be%•ctand Rd Tigard, OR 97224 Portland, OR 97219 Tigard, OR 97223 Werner & Inge Knebel Muriel & Edward Sather Judith Benjamin 7483 SW Ashford St Mary Sattler 15965 SW 81st Ct Tigard, OR 97124 13360 SW Morgan Rd Tigard, OR 97224 Shemwd, OR 97140 Edward & Viola Cotter Marion Marlin Goble David 8t Dianne Metzger 8065 SW Durham Rd 3595 S 1600 E PO Box 275 Tigard, OR 97224 Weudell, ID 83355 Sherwood, OR 97140 Italph Durkee & H Co-Trs Mary Mchael Harnbach & Sandra Satdcr TIGAR-TUALATIN SCHOOL. 7910 SW Durham Rd 7735 SW Durham Rd 13137,SW Pacific TIN.y r Tigard, OR 97224 Tigard, OR 97224 `=Tigard; OR'97223 SCHOOL DISTRICT NO 231 Llc Durham 11 LIc Durham 11. 13137 SW. Pacific Hwy 8100 SW Durham Rd 8100 S%V Durh:un Rd Tigard,. OR 97223 Tigard, OR 97224 Tigard; OR 97224 BURLINGTON NORTHERN INC Family Johnson DURHA-M CITY OF PROPERTY TAX DEPT 8965 SW Burnham St PO Box 23483 1700 E Golf Rd Tigard, OR 97223 Tigard, OR 97281 Schaumburg, IL 60173 Michael & Sheila Buchanan Richard Bowen UNIFIED SEWERAGE AGENCY 10525 SW Tigard St 2023 Lloyd Ctr 150 N 1st Ave Tigard, OR 97223 Portland, OR 97232 Hillsboro, OR 97124 Peter & Jean Hall R David liierache Judith Hagman 7895 SW Bond St 7885 SW Bond St 7865 SW Bond St Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 Robert Fkcker L Swan Danaby Shetee Diane Sandlin 16707 GraeCC:ir 7785 SW Bond St 7765 SW Bond St Lake Oswego, OR 97035 Tigard, OR 97224 Tigard, OR 97224 -JAr FROM IFIRST AMEPICAN TITLE • S03 790 7e72 199£0 07 ~ 1c *15- 2/04 Gregory Flint & G Margaret Robert Quinn Cindy Berg 7745 SW Bond St 2105 Peregrine Ct 7780 SW Bond St Tigard, OR 97224 West Linn, OR 97068 Tigard, OR 97224 Glen Simons & Jcan Healy Stanley Bcnge & Marlys Noble Marianne Smith-Henry PO Box 5996 7850 SW Bond St 7870 SW Bond St Portland, OR 97228 Tigard, OR 97224 Tigard, OR 97224 Robert & blinam Schnepf Robert & Trish Couture Stephen Dauenhaucr & Kay Yancey 15880 SW 79th Ale PO Box 3273 7932 SW Bond St Tigard, OR 97224 Arlington, WA 98223 Tigard, OR 97224 r r. Richard Hcider & M Laurclei Rocky & Denise Racanelli Bret & Evelyn Toll 7948 SW Bond St 7964 SW Bond St 7980 SW Bond St Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 Gene & Chanzc Lamott Laura Goldberg Sonja Onthank 3467 Cascade Ter 7963 SW Bond St 7947 SW Bond St West Linn. OR 97068 Tigard, OR 97224 Tigard, OR 97224 Robert & Carol Tracy Barbara Lee & Carlos Gonzales Deborah Abrams 14045 SW 158th Ter 7915 SW Bond St 7914 SW Churchill Way Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 Carol & William Gano Timothy & Reba Bailey Paul & Heidi Colligan 7930.SW Churchill way 7946 SW Churchill way 7962 SW Churchill Way Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 Tiffany Bratrude & Aaron Bratmde Carol & Colin Pelod Roger & l orilee McFadden 7994 SW Churchill Way 7913 SW Churchill Way 7929 SW Churchill Way Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 John & Tami Manche James & Mary Ann Foley Kurt & Susan Haamrann 7945 SW Churchill Way 7961 SW Churchill Way 7977 SW Churchill Way Tigard, OR 97224 Tlgatd, OR 97224 Tigard, OR 97224 Kirk & Amy Markovitz Kurt Ahlstmm Marcia Janich 7993 SW Churchill Way 7978 SW Churchill Way 641 Manzanita Dr Tigard, OR 97224 Tigard, OR 97224 Los Osos, CA 93402 FROM SFIRST RMERICAN TITLW S03 790 7972 1 •12-07 11=36 tI3 3' V4 William & Trudy Delp Kenneth Steele Marsha Enright 8005 SW Churchill Ct 8035 SW Churchill Ct 8020 SW Churchill Ct Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 Dennis & Virginia Deck Robert Logan & Nancy Sue Read Kyle Fowler 8010 SW Churchill Ct 4710 Avery Lit 15765 SW 80th Ave Tigard, OR 97224 lake Oswego, OR 97035 Tigard, OR 97224 H G & Lori Holmes John & Maritk Vandcrheiden Aaron Zialirtsid 1239 NW 175th PI 1075 Nutwood Ave 15830 SW 80th Ave Beaverton, OR 97006 Coos Bay, OR 97420 Tigard, OR 97224 Philip & Joan Nardi Greg & Carol Duslan Bradley 8t Paula Johnson 15860 SW 80th Ave 7998 SW Bond St 8000 SW Bond St Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 Elizabeth Hagan Dean Kirkpatrick & L Christina William & Kristen Baustien 8020 SW Bond St 8050 SW Bond St 8070 SW Bond St Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 Gregory Johnson Steven Moore John & Ann Schermer 15770 SW 80th Ave 8030 SW Churchill Ct 15800 SW 80th Ave Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 David & Saralyn Feathers Michael & Diana Ray Marsha Enright... -15795 SW Stith Ave 7979 SW Bond St .8020-SW Churchill Ct Ti&ud+ OR 97224 Tigard, OR 97224 4t Tigard; OR 97224 Dennis & Virginia Deck Kristoter Kaelin & Rebecca Richard & Sharon Weijo 8010 SW Churchill Ct 8090 SW Bond St 8110 SW Bond St Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 Michael & Sharon Esposito Robert & Kim Boom L Edward Mcktey 8132 SW Bond St 8154 SW Bond St 15910 SW gist Q Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 Cynthia Rogers Nfichael Neaterry Deborah Saylor 15932 SW gist Ct 15954 SW 81st Ct 13500 SW Pacific Hwy #442 Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97223 FROM IFtRST AMERICAN TITLE S03 790 7872 1990..-07 11=37 #30G P.04 ~g~ 'Reese Kennedy & U Ruth Carol JenSen-Jungwirth Dan & Tyler Keefer 15943 SW 81st Ct Ronald Juneirth 15889 SW gist Ct Tigard, OR 97224 7733 SW 50th Ave Tigard, OR 97224 Portland, OR 972I9 Allan Shugar Timothy Trachtenberg Richard Crouse 15867 SW 81st Ct 15845 SW 81st Ct 8085 SW Bond St Tigard, OR 97224 Tigard, OR 97224 TSgxrd, OR 97224 Douglas & Katie Watt eK.nGAFD SCHOOL DISTRICT & NO 231 Jeanne Walker 15987 SW 81st Ct x,13157 SW Pacific Hwy 15720 SW 79th Ave Tigard, OR 97224Tigard; OR 97223 Portland, OR 97224 r William KglI" Iv TUV& Tau & U-a Porter Joseph & Sally Alexander 8210 SW Patti Ln 8222 SW Patti Ln 15785 SW 82nd Ave Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 Kevin Martinelli & Jennifer Worth. Fred & Clare Cox Ky & Kim Huynh 1,5773 SW 82nd Ave 15769 SW 82nd Ave 15761 SW 82nd Ave Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 Huong & Quyen Tran Ta & Lien Ngo Brat & Suzanne Black 15745 SW 82nd Ave 15729 SW 82nd Avc 15698 SW 82nd Ave Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97223 Dan 2Yc Debra Johnson Colette Kay Olmsted Jdfiq & Dawn Johnson 15714 SW 82nd Ave 15730 SW 82nd Avc 15752 SW 82nd Ave Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 William & Grctcben Savolainen Robert & Barbara Bvdyfelt RAbett & Barbara Bodyfelt' 15443 SW gist Ave 15740 SW. 79th Ave .Xij%0'SW 796Ave Tigtud, OR 97224 'rigatQ`.OR.• 9'77.24 T*A vd; OX 97224' Robert & Barbara Bodyfelt Robert & Barbara Bodyfelt Muriel & Edward Sattler 15740 SW 79th Ave "S740•SW 79th.Ave Mary Sattler Tigard, OR 97224 Tgard,.OR• 97224 13360 SW Morgan Rd Sherwood, OR 97140 2100 SW Durham Rd-, Tigard, OR. 97224 AFFIDAVIT OF MAILING CITY OFTIGARD Community (Developneut S(wpingfl (BetterConnauuity STATE OE OUGON ) County of Washington )ss. City of Tigard ) 1, (Patricia L. Lunsford, being first duly sworn/affirm, on oath depose and say that I am an Administrative SpeciaCut II for the City of TWard, Washington County, Oregon and that I served the following: (Check Appropriate Box(s) Below) Z NOTICE OF PENDING LAND USEAPPLICATION FOR: E:~7 SUB 99-0001/1)URHAM SCHOOL PARK SUBDIVISION ❑ AMENDED NOTICE (File No./Name Reference) 121 City of Tigard Planning Director ❑ NOTICE OF DECISION FOR: ❑ AMENDED NOTICE (File No./Name Reference) ❑ City of Tigard Planning Director ❑ NOTICE OF PUBLIC HEARING FOR: L7 ❑ AMENDED NOTICE (File NoJName Reference) (Date of Public Hearing) ❑ City of Tigard Planning Director ❑ Tigard Hearings Officer ❑ Tigard Planning Commission ❑ Tigard City Council ❑ NOTICE OF FINAL ORDER NO. FOR: 07~7 ❑ AMENDED NOTICE (File NoJName Reference) (Date of Public Hearing) ❑ City of Tigard Planning Director 0 Tigard Hearings Officer ❑ Tigard Planning Commission ❑ Tigard City Council 1-1 NOTICE • (Type/Kind of Notice) FOR: e~:7 I (File NoJName Reference) (Date of Public Hearing, If applicable) A copy of the PUBLIC HEARING NOTICEMOTICE OF DECISION/NOTICE OF FINAL ORDER/OTHER NOTICEES) of which is attached, mar hibit T, was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Ell l 'B" on the Irday of March 1 9, a d deposited in the United States Mail on the TP day of March,1999, postage p re paid. ( erson t leiefIared i e) 1 14 Subscribed and sworn/affirmed before me on the day of OFFICIAL SEAL r I DIANE M JELDERKS NOTARY PUBLIC OF DREG NOTARY PUBLIC-OREGON COMMISSION NO. 046142 11 My COMMISSIOF Expir MV COMMISSION EXPIRES SEPTEMBEP J y9~' NOTICE TO MORTGAGEE, LIENHOAR, VENDOR OR SELLER: EXH111T A 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 SUBDIVISION CITY OF TIOARD Community (Development Shaping ABetterCeommuni 500-FOOT PROPERTY OWNER NOTICE DATE OF NOTICE: March 17, 1999 FILE NO(S)/NAMES: SUBDIVISION (SUB) 99-0001 DURHAM SCHOOL PARK SUBDIVISION PROPOSAL: A request for Subdivision approval on a 3.07 acre site is proposed. The applicant proposes to create 32 single-family residential lots. COMPREHENSIVE PLAN DESIGNATION: Medium Density Residential, 12 Units Per Acre; R-12. ZONING DESIGNATION: R-12; Residential, 12 Units Per Acre. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of 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, 18.765, 18.790 and 18.810. LOCATION: The subject site is located at 7975, 8025 and 8065 SW Durham Road; WCTM 1 S112CD Tax Lot 1200 and 1S112CC, 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 5:00 PM ON WEDNESDAY - MARCH 31, 1999. All comments should be directed to JULIA POWELL HAJDUK. 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. 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 WRITTEN COMMENTS WILL BECOME A PART OF THE PERMANENT PUBLIC RECORD AND SHALL CONTAIN THE FOLLOWING INFORMATION: ♦ Address the specific "Applicable Review Criteria" described in the section 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 Planning Commission 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. SUB 99-0001 DURHAM SCHOOL PARK SUBDIVISION 14-DAY PROPERTY OWNER NOTICE AFTER THE 14 DAY COMMENT PERIOD41OSES, THE DIRECTOR SHALL ISSUE A ME 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 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. 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." m ~ r~ ROSS S7 S7 l__/ EN7 F ~ P-S, tiro B a G. R E. _ r 3 SUBJECT PARCELS m ao u H .W. n LN H TS7 I a i DURHAM RD ~ S{yOG 1p,`.t.P~ ~'40 SUB 99-0001 DURHAM SCHOOL PARK SUBDIVISION 14-DAY PROPERTY OWNER NOTICE EXHIBIT B ,5~ Herb Hoffert ( F )SUB 99-0001 4632 SW Vermont DURHAM SCHOOL PARK SUBDIVISION Portland, OR 97219 Spencer Vail Planning Consultant 4505 NE 24th Avenue is\curpln\setup\labels\sub99-0001.Ibs.doc Portland, OR 97211 Jay Harris Harris-McMonagle associates 12555 SW Hall Boulevard Tigard, OR 97223 Edward & Violet Cotter 8065 SW Durham Road Tigard, OR 97224 Marion Goble 3595 S 1600 E Wendell, ID 83355 Michael & Linda Halseth 7975 SW Durham Road Tigard, OR 97224 Harold Mildred Hamback Dale Schocwe Micbael & Linda Halseth 7735 SW Durham Rd 7925 SW Durham Rd 7975 SW Durham Rd Tigard, OR 97274 Tigard, OR 97224 Tiprd, OR 97224 Robert Driestter Dorothy Darleue Gage & M A Gagc TIGARD FRIENDS CHURCH 15685 SW 79th Ave R000 SW 54th Ave 7130 SW Bevcland Rd Tigard. OR 97224 Portland, OR 97219 Tigard, OR 97223 Werner & Inge Knebel Muriel & Edward Sattler Judith Benjamin 7483 SW Ashford St Mary Settler 15965 SW 81st Ct Tigard, OR 97224 13360 SW Morgan Rd Tigard, OR 97224 Shem-wd, OR 97140 - Edwazd & Viola Cotter Mariou Marlin Goble David 8t Dianne Metzger 8065 SW Durham Rd 3595 S 1600 E PO Box 275 Tigard, OR 97224 Wendell, ID 83355 Sherwood, OR 97140 Ralph Durkee & H Co-Tt5 Mary Michael Hambach & Sandra Settler TIGAR•TUA.LATIN SCHOOL, 7910 SW Durham Rd 7735 SW Durham Rd 13137 SW Pacific Nay Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97223 SCHOOL DISTRICT NO 231 Llc Durharu Il Llc Durham II 13137 SW Pacific Hwy 8100 SW Durham Rd 8100 SW Durliarn Rd Tigard, OR 97223 - Tigard, OR 97224 ;Tigard, OR 97224 I.3UR1".INGTONNORTHEMN INC Family Johnson DURHAM CITY OF PROPERTY TAX DEPT 8965 SW Burnham St PO Box 23483 1700 E Golf Rd Tigard, OR 9722:1 Tigard. OR 97281 Schaumburg. lL 60173 Michael & Sheila Buchanan Richard Bowen LNIFIED SEWfi"RAGL AGENCY 10525 SW Tigard St 2023 Lloyd Ctr 150 N Ist Ave Tigard, OR 97223 Portland, OR 97232 Hillsboro, OR 97124 Peter & Jean Hall R. David fliersche Judith Hoffman 7895 SW Bond St 7885 SW Bond St 7865 SW Bond St Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 Robert Flecker L Stmm Donnhy Sheree Diane Sandlin 16707 Giuef C:ir 7785 SW Bond St 7765 SW Bond St Lakc Oswcgo, OR 97035 Tigard, OR 97224 Tigard, OR 97224 SIA6 1i9 - J 1 FROM FIRST AMERICAN TITLE • 503 790 7872 1998 *7 I~9 /04 Gregory Flint & G Margaret Robert Quinn Cindy Berg 3745 SW Bond St 2105 Peregrine Ct 7780 SW Bond St Tigard, OR 97224 West Linn, OR 97068 Tigard, OR 97224 Glen Simons & Jcan Healy Stanley Bcnge & Marlys Noble Marianne Smith-Henry PO Box 5996 7850 SW Bond St 7870 SW Bond St Portland, OR 97228 Tigard, OR 97224 Tigard, OR 97224 Robert & Miriam Schnepf Robert & Trish Couture Stephen Dauenhaucr & Kay Yancey 15880 SW 79th Ave PO Box 3273 7932 SW Bond St Tigard, OR 97224 Arlington, WA 98223 Tigard, OR 97224 v,. Richard Heider & M Laurelei Rocky & Denise Racanelli Bret & Evelyn Toll 7948 SW Bond St 7964 SW Bond St 7980 SW Bond St Tigard, OR 97224 Tigard, OR 97224 Tigard. OR 97224 Gene & Chan= Lamott Laura Goldberg Sonja Omhank 3467 Cascade Ter 7963 SW Bond St 7947 SW Bond St West Linn. OR 97068 Tigard, OR 97224 Tigard, OR 97224 Robert & Carol Tracy Barbara Lee & Carlos Gonzales Deborah Abrams 14045 SW 158th Ter 7915 SW Bond St 7914 SW Churchill Way Tigard. OR 97224 Tigard, OR 97224 Tigard, OR 97224 Carol & William Gano Timothy & Reba Bailey Paul & Heidi Colligan 7930.SW Churchill Way 7946 SW Churchill way 7962 SW Churchill Way Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 Tiffany Bratrude & Aaron Bratrude Carol & Colin Pelosi Roger & Lorilee McFadden 7994 SW Churchill Way 7913 SW Churchill War 7929 SW Churchill Way Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 John & Tami Marick James & Mary Amt Foley Kurt & Susan Haarmann 7945 SW Churchill Way 7961 SW Churchill Wily 7977 SW Churchill Way Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 Kirk & Amy Markovitz Kurt Ahistro Marcia Jamch 7993 SW Churchill Way 7978 SW Churchill Way 641 ManzanitaDr Tigard, OR 97224 Trgatd, OR 97224 Los Osos, CA 93402 lt~iA ~~11-7 - ► ` FROM :FIRST AMERICAN TITLE• S03 790 7e72 1912-07 1136 tt3 3/ 4 William & Trudy Delp Kenneth Steele Marsha Enright 8005 SW Churchill Ct 8035 SW Churchill Ct 8020 SW Churchill Ct Tigard, OR 97224 Tigard, OR 97214 Tigard, OR 97224 Dennis & Virginia Deck Robert Logan & Nancy Sue Read Kyle Fowler 8010 SW Churchill Ct 4710 Avery Ln 15765 SW 80th Ave Tigard, OR 97224 Lake Oswego, OR 97035 Tigard, OR 97224 H G & Lori Hotmcs John & Marita Vandcrheiden Aaron Zialinsld 1239 NW 175th PI 1075 Nutwood Ave 15830 SW 80th Ave Beaverton, OR 97006 Coos Bay, OR 97420 Tigard, OR 97224 Philip & Joan Nardi Greg & Carol Duskin Bradley & Paula Johnson 15860 SW 80111 Ave 7998 SW Bond St 8000 SW Bond St Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 Elizabcth Hagan Dean Kirkpatrick & L Christina William & Kristen Baustien 8020 SW Bond St 8050 SW Bond St 8070 SW Bond St Tigard. OR 97224 Tigard, OR 97224 Tigard, OR 97224 Gregory Johnson Steven Moore John & Ann Schemer 15770 SW 80th Ave 8030 SW Churchill Ct 15800 SW 80th Ave Tigard, OR 97224 Tigard, OR 97224 Tigard. OR 97224 David & Saralyn Feathers Michael & Diana Ray Marsha Enright _15795 SW 80th Ave 7979 SW Bond St 8020 SW Churchill Ct Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 Dennis & Virginia Deck Kristofer Kaelin & Rdmm Richard & Sharon We yo 8010 SW Churchill Ct 8090 SW Bond St 8110 SW Bond St Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 Michael & Sharon Esposito Robert & Kim Boon L Edward Mckrey 8132 SW Bond St 8154 SW Bond St 15910 SW gist Ct Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 Cynthia Rogers Michael Nmberty Deborah Sayler 15932 SW gist Ct 15954 SW 8191 Ct 13500 SW Pacific Hwy 0442 Tigard. OR 97224 Tigard, OR 97224 Tigard, OR 97223 5 K In) 1_'1 I -(_W ► 5 FROM IrIPST AMERICAN TITLE is S03 790 7972 19907 111.37 #306 P.04 Reese Kennedy & U Rudi Carol Jensen-Jungwirth Dan & Tyler Keefer 15943 SW 81st Ct Ronald Juneirth 15889 SW gist Ct Tigard, OR 97224 7733 SW 50th Ave Tigard, OR 97224 Portland, OR 97219 Allan Shugar Timothy Trachtenberg Richard Crouse 15867 SW 81st Ct 15845 SW 8Ist Ct 8085 SW Bond St Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 Douglas & Katie Watt r -TIGARD SCHOOL DISTRICT & NO 23J Jeanne Walker 15987 SW 81st Ct 13157 SW Pacific Hwy 15720 SW 79th Ave Tigard OR 97224 Tigard, OR 97223 Portland, OR 97224 William Kq]IV IV TUttle, Tau & Lim Pater Joseph & Sally Ale omder 8210 SW Patti Ln 8222 SW Patti Ln 15785 SW 82nd Ave Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 Kevin Martinelli & Jennifer Worth Fred & Clare Cox Ky & Kim Huynh 15773 SW 82nd Ave 15769 SW 82nd Ave 15761 SW 82nd Ave Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 Huong & Quyen Tran Ta & Lien Ngo Brent & Suzanne Black 15745 SW 82nd Ave 15729 SW 82nd Ave 15698 SW 82nd Ave Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 Dan & Debra Johnson Colcttc Kay Olmsted Jeffrey & Dawn Johnsoa 15714 SW 82nd Ave 15730 SW 82nd Ave 15752 SW 82nd Ave Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 William & Gretchen Savolainen Robert& Bidwra Bodyfelt Robert & Barbara Bodyfelt 15443 SW gist Ave 15740 SW 79th Avc 15740 SW 79th Ave Tigard, OR 97224 Tfsard, OR 97224 ,Tigard, OR 97224 Robert & Barbara Bodyfelt Robert & Barbara Bodyfelt Muriel & Edward Sattler 15740 SW 79tH Ave 15740 SW 79th Ave Mary Sattler Tigard, OR 97224 Tigard OR 97224 13360 SW Morgan Rd Shem ood, OR 97140 Llc Durham It 8100 SW Durham Rd Tigard, OR 97224 • • REQUEST FOR COMMENTS CITY OF TIGARD Community (Development ShapingA Better Community DATE: March 11, 1999 TO: PER ATTACHED FROM: City of Tigard Planning Division STAFF CONTACT: Julia Halduk Associate Planner Phone: 15031639-4111/ Fax: 15031684-7291 SUBDIVISION (SUB) 99-0001 ➢ DURHAM SCHOOL PARK SUBDIVISION Q A request for Subdivision approval on a 3.07 acre site. The applicant proposes to create 32 single-family residential lots. LOCATION: The subject site is -located at 7975, 8025 and 8065 SW Durham Road; WCTM 1 S112CD Tax Lot 1200 and 1 S112CC, Tax Lots 1900 and 2000. COMPREHENSIVE PLAN DESIGNATION: Medium Density Residential, 12 Units Per Acre; R-12. ZONING DESIGNATION: R- 12; Residential, 12 Units Per Acre. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of 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, 18.765, 18.790 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Statement 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: WEDNESDAY - MARCH 31,1999. 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: ~Plcase pravule the following information) Name of Person(s) Commenting: Phone Numberls):. SUB 99-0001 DURHAM SCHOOL PARK SUBDIVISION REQUEST FOR COMMENTS *REQUEST FOR COMMENTS r NOTIFICATION LIST FOR LAND USE & COMMUNITY DEVELOPMENT APPLICATIONS CFFAMa: tcl M (S) M CITIZEN INVOLVEMENT TEAMS ®Race forrWowInUhrmCRBoot[sl FILE NOISI.: 5&3 99 - D 00/ FILE NANIEISJ: I?~.i .ter 14,,-/ Art SL4 CITY OFFICES ADVANCE¢PILANNING/Nadine Smith, Parv*gs.peviser _COMMUNITY DVLPMNT. DEPTJDvv-ts~ .Twv*ieo L,"P'OLICE DEPTJJim Wolf, c& .R..u nomc« t/61.1I1-DING blVJDavid Scott, tww vakiei _ENGINEERING DEPT./Brian Rager, DvOr LRW wErgh. dWATER DEPT./Michael Miller, utwo. men w _ CITY ADMINISTRATION/Cathy Wheatley, atyRee d. _L-OPERATIONS DEPT./John Roy, Pmp"m..gx _ OTHER SPECIAL DISTRICTS _ TUAL. HILLS PARK & REC. DIST. ✓TUALATIN VALLEY FIRE & RESCUE * _TUALATIN VALLEY WATER DISTRICT : tiNIFIED SWRGE. AGENCY Planning Manager Fire Marshall Administrative Office Julia Huffman/SWM Program 15707 SW Walker Road Washington County Fire District PO Box 745 155 N. First Street Beaverton, OR 97006 (place in pick-up box) Beaverton, OR 97075 Hillsboro, OR 97124 LOCAL AND STATE JURISDICTIONS _ CITY OF BEAVERTON _ CITY OF TUALATIN _ OR. DEPT. OF FISH & WILDLIFE _ OR. DIV. OF STATE LANDS _ Planning Manager Planning Manager 2501 SW First Avenue 775 Summer Street, NE _ Mike Matteucci, N.ighbma. c.«d. PO Box 369 PO Box 59 Salem, OR 97310-1337 PO Box 4755 Tualatin, OR 97062 Portland, OR 97207 Beaverton, OR 97076 _OR. PUB. UTILITIES COMM. _ METRO-LAND USE 8r PLANNING* -OR. DEPT. OF GEO. B 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 _ US ARMY CORPS. OF ENG. Durham, OR 97281-3483 _ Paulette Allen, Growth Manager ent Coordrtator _ OR. DEPT. OF LAND CONSERV.B DVLP. 333 SW First Avenue - Mel Huie, GreenmpeoesCoodineta(CPAVZOA•.) 635 Capitol Street NE, Suite 200 PO Box 2946 _ CITY OF KING CITY * Salem, OR 97301-2540 Portland. OR 97208-2946 City Manager - METRO AREA BOUNDARY COMMISSION 15300 SW 116th Avenue 800 NE Oregon Street _ OREGON DEPT. OF TRANS. (ODOT) _ WASHINGTON COUNTY King City, OR 97224 Building #16, Suite 540 Aeronautics Division Dept. of Land Use & Trans. Portland, OR 97232-2109 Tom Highland, PWnnrtg 155 N. First Avenue _ CITY OF LAKE OSWEGO 3040 25th Street, SE Suite 350, MS 13 Planning Director _ OR. DEPT. OF ENERGY Salem, OR 97310 Hillsboro, OR 97124 PO Box 369 Bonneville Power Administration _ Brent Curtis (CPA's) Lake Oswego, OR 97034 Routing TTRC - Attn: Renae Ferrera _ ODOT, REGION 1 _ Scott King (CPA's) PO Box 3621 Sonya Kazen, DApint. Rev. Coord. _ Mike Borreson (Engineer) _ CITY OF PORTLAND Portland, OR 97208-3621 123 NW Flanders _ Jim Tice (tGA•s) David Knowles, Plannrg Bureau Mr. Portland, OR 97209-4037 -Torn Harry (currm,t Pt. Apps.) Portland Building 106, Rm. 1002 - OREGON, DEPT. OF ENVIRON. QUALITY - Phil Healy (arrant P(. Apps.) 1120 SW Fifth Avenue 811 SW Sixth Avenue _ ODOT, REGION 1 - DISTRICT 2A _ Sr.Cartographer (CPA=A) MS,. Portland, OR 97204 Portland, OR 97204 Jane Estes, Permit spedaiist 5440 SW Westgate Drive, Suite 350 _ ODOT, REGION 1 - DISTRICT 2A Portland, OR 97221-2414 Right-of-Way Section (veoetionm) Rick Reeves 123 NW Flanders Portland, OR 972094037 UTILITY PROVIDERS AND SPECIAL AGENCIES _ PORTLAND WESTERN R/R, BURLINGTON NORTHERN/SANTA FE R/R, OREGON ELECTRIC R/R (Burlington Northem/Santa Fe R/R Predecessor) Robert I. Melbo, President & General Manager 110 W. 10th Avenue Albany, OR 97321 L _ SOUTHERN PACIFIC TRANS. CO. R/R _ METRO AREA COMMUNICATIONS ✓TCI CABLEVISION OF OREGON TRI-MET TRANSIT DVLPMT. Clifford C. Cabe, Construction Engineer Debra Palmer (Ann.moonsony) Pat McGann Michael Kiser, Project Planner 5424 SE McLoughlin Boulevard Twin Oaks Technology Center 14200 SW Brigadoon Court 710 NE Holladay Street Portland, OR 97232 1815 NW 169th Place, S-6020 Beaverton, OR 97005 Portland, OR 97232 Beaverton, OR 97006-4886 -PORTLAND GENERAL ELECTRIC -NW NATURAL GAS COMPANY -GENERAL TELEPHONE SUS WEST COMMUNICATIONS Brian Moore, Svc.Design Consultant Scott Palmer Elaine Self, Engineering Lori Domey, Engineering Dept.. 9480 SW Boeckman Road 220 NW Second Avenue MC: OR030546 8021 SW Capitol Hill Rd, Rm 110 Wilsonville, OR 97070 Portland, OR 97209-3991 Tigard, OR 97281-3416 Portland, OR 97219 1--T'IGARDfrUALATIN SCHOOL DIST. #23J - BEAVERTON SCHOOL DIST. #48 Marsha Butler, Administrative Offices Joy-Gay Pahl, Demographs & Planning Dept. 13137 SW Pacific Highway 16550 SW Medo Road Tigard, OR 97223 n Beaverton, OR 97006 )It - 1MOICA><CS A91r9AA1rIC MOTIFICA1r10411111 IF WIlf11M !FO. OF TATS $9619Cfr POOPIT411717 FOR AAWAL'L C18r PROACC0. (PROACCi PLAMMCR IS 8CSPOMSI6LC FOR IMOICAfRAG PARTIES TO M9T8Fr) h:tpattylmastersNcnotice.mst 2-Dec-98 TRANSMITTAL Harris - McMonagle Associates, Inc. Engineers • Surveyors 12535 S.W. Hall Boulevard Tigard, Oregon ST223 Tel. (503) 639-3453 - Fax 639-1232 DATE: Z I ~ECE~vFD TO: - 171a a APR 2 3 1999 COMMUNITY utvELOPMENT PROJECT: WE ARE SENDING YOU ATTACHED THE FOLLOWING ITEMS: SHOP CRAWINGS rrc ; S SAM. CL.ANG=_ ORDER COPY OF L i i =z PLANS CAT r. SPECIFiCA T IONS MYLARS C 7'-"E R: FOR YOUR: -VIc COMMENT S APPROVAL .:SE F;L= COPIES ! DATE ! DESCRIPTION I i ! v F_ P_ p :z 4iZi2tez" ! I i ! I REMARKS: g:5) 71- u SIGNED: t ' SUBDIVISION REQUEST (As Revised) APPLICANT: Herb Hoffert 4632 SW Vermont Portland, OR 97219 REPRESENTATIVES: Spencer H. Vail, Planning Consultant 4505 NE 24"' Portland, Oregon 97211 Harris-McMonagle Associates Engineer-Surveyor 12555 SW Hall blvd. Tigard, OR 97223 DEEDHOLDERS: Edward E and Violet C. Cotter-TL 1900 8065 SW Durham Road Tigard. Or 97224 Marion Goble- TL 2000 3595 S 1600 E Wendell, Idaho 83355 Michael C. and Linda Halseth- TL 1200 7975 SW Durham Road r Tigard. Or 97224 SITE LOCATION: 7975, 8025 and 8065 SW Durham Rd. LEGAL DESCRIPTION: TL 1200 1 S 1 12CD and TL's 1900 and 2000 1 S 1 12CC SITE SIZE: 3.07 Acres ZONING: R-12, Medium Density Multiple Residential, 12 units per acre PROPOSAL: The applicant proposes to subdivide the property into 32 lots as depicted on the attached site plan. ~MAR 0 4 i9~~ Subdivision Request Durham School Park SITE DESCRIPTION: The subject property is located on the north side of SW Durham Road between SW 79" and SW Hall Blvd. The site is comprised of three individual tax lots, each with an older, single family home. These three lots are being purchased by the applicant. The homes will be removed and the property subdivided into 32 individual lots. The intent is that each lot will be developed with a detached, single family home. SURROUNDING AREA: To the north and west of the site is a fully developed subdivision also in zone R-12. It is developed with single family homes on approximately 5000 sq.ft. lots. The rear yards of 14 of these lots about the subject site. To the east of the site are three large underdeveloped lots on the northwest corner of SW Durham Rd. and SW 79". To the south, and across SW Durham Road is the Durham School complex. ZONING CODE: The following Code sections are deemed applicable to this proposal: Chapter 18.510 Residential Zoning Districts Section 18.510.020.E states that the R-12 zone is designed to accommodate a full range of housing types at a minimum lot size of 3;050 sq.ft. The applicant proposed to develop the proposed subdivision lots with single family detached housing units, a pennitted use according to Table 18.510.1. ir. Section 18.510.040.A sets forth the minimum and maximum densities. It states that the minimum density in each zoning district have been established at 80% of the maximum density. Section 18.510.040.13 states that the establishment of the appropriate densities is governed by the formulas is Chapter 18.715. This chapter and the density calculations are discussed on pages 3 and 4. Section 18.510.040.0 pertains to Adjustments in the density requirements. This proposal, will not require this type of Adjustment. -page 2- Subdivision Request Durham School Park Section 18.510.050 and Table 18.510.2 set forth the Development Standards for the R-12 zone. (1) The Code minimum lot area is 3050 sq.ft*. * Section 18.430.020.D allows for lots less than the minimum lot size allowed in the underlying zone as long as the average lot size is not less than allowed by the underlying zoning district. In this case that is 3050 sq.11.. In addition, none of the proposed new lots is less than 80% of the minimum lot size as allowed in the R-12 zone.(Also see discussion of 18.430 on page 5) (2) There is no minimum lot width. All lots widths are indicated on the proposed plat. (3)(a) Minimum front yard for single family homes is 15 feet. Minimum setback for corner lots is 10 feet for each street frontage. (c) Minimum side yard is 5 feet. (d) Minimum rear yard is 15 feet. (e) All abutting property is zoned R-12 (f) Minimum distance between property line and front of garage is 20 feet. (4) Maximum height is 35 feet. (5) Maximum lot coverage is 80% ~r (6) Minimum landscaping is 20 All lots meet the minimums described above and all new construction will comply with the above referenced dimensional standards. No Variances from these standards will be required to develop this site. Chapter 18.715- Density Calculations Section 815.715.020 sets forth the formula for Density Calculations. The gross site area involved is 3.07 acres or 133,267 sq.ft. Subtracting from this total 2,683 sq.ft dedicated for Durham Rd.; 26,736 sq.ft. for the dedication of public road "A"; 2,238 sq.ft for private road "A" and 2,142 sq.ft. for private road "B" for a total of 33,799 sq.ft. leaves a net area of - page 3 - Subdivision Request Durham School Park 99,468 sq.ft. Dividing this net area by the minimum lot size of 3,050 sq.ft. results in 32.6 lots. 32 lots are proposed. These calculations are also noted on the Index sheet of the site plan. Chapter 18.730- Exceptions to Development Standards This Chapter presents exceptions to the height and setback standards contained in the various zoning districts. The site plan indicates that 5 feet is being dedicated for additional right-of- way for SW Durham road. This will create a 40' from center line distance as required by the City in the Engineering Section of the December 3, 1998 pre-application conference notes . This and the required yard setbacks of the R-12 zone will assure compliance with Section 18.730.040 and Table 18.730.1 which requires a 45 foot building setback from the center line of Durham Rd. No exceptions from the requirements of this chapter is required. Chapter 18.795- Visual Clearance The proposed public street "A" has been design to comply with the visual clearance criteria of the City's codes. No deviation from the standards is necessary. Chapter 18.765- Off-Street Parking Section 18.765.080 requires one off-street parking space per single family dwelling unit. All homes constructed in the subdivision will have one or two car garages. Chapter 18.705- Access, Egress and Circulation The proposed subdivision includes the dedication of a new public street, with sidewalks, and two private access drives. It will be noted on the site plan that the new street, Road "A", meets the Code required standard of a a 46 foot width for a new street. Private Drive "A" and "B" also meet the Code required standards for width and number of units served. See Sheet 2. None of the new lots will have direct access onto SW Durham Road. The three existing driveways will be eliminated. -page 4- Subdivision Request Durham School Park Chapter 18.790- Tree Removal A Tree Condition and Mitigation Review was conducted by Robert Mazany, ASCA#133, ACFE. A copy of his report is included with the submittal materials. A Tree Preservation Plan is shown on Sheet 2 of the site plan document. It shows a survey of the trees and their caliper. The numbering system of the trees ( a number within a circle) and is consistent with the numbering system used in the Mazany report. The survey shows the trees that will remain and the ones that need to be removed because the condition of the tree or because of conflicts with street or building location . According the Mazany report, there are 20 trees on the site with diameters greater than 12" and that five of those trees should be retained. The report, in the summary statement, states that seen of the trees to be removed warrant mitigation. The total diameter of these trees in 146 inches. Since this 29% of the existing trees in the over 12" category. Section 18.790.030.B.2b requires a mitigation plan be prepared that would provide for the replacement of 2/3rds of the trees removed. Section 18.790.060, Guidelines for Replacement, states, at subsection D3 that the number of replacement trees required shall be detennined by dividing the estimated caliper of tree(s) being removed by the caliper of size of the largest reasonable available replacement trees. The seven (7) trees being removed have a combined caliper of 146 inches. Dividing that amount by the 4" caliper of the replacements is 37 trees. The Code section referenced above requires that two thirds of that number or 24 trees ( with a 4" caliper) be planted as mitigation for the trees removed by the development. It should also be noted that 12 trees that are under 12" caliper are being retained. These include a row of 12 fir trees situated along the common lot line of lots 31 and 32. Additionally, new street trees will be planted for each of the lots as they are developed as required by code. The recommendations and suggestions contained in the Mazany report will . be incorporated into final construction plans as will a landscape plan prepared by a certified professional detailing the location of the new trees. - page 5 - Subdivision Request Durham School Park Chapter 18.430- Subdivision Standards This Chapter sets forth the general provisions and approval process for new subdivisions with the city of Tigard. The submittal materials contain all the information required by this chapter. As noted above, the application is making use of Section 18.430.020.D- Lot Averaging. As can be noted on Sheet 1, the lot sizes range from 2520 sq.ft. (Lots 12 and 15) to 4852 sq.ft. (lot 16). The average lot size is 3,108 which is above the 3050 sq.ft. minimum required by the Code. (Also see discussion of 18.510.050(1) on page 3). The preliminary plat document, on Sheets 1-4, contains the required information pertaining to the street plan and its future extension, lot orientation and dimensions, grading, tree preservation and storm drainage plan, sanitary sewer and domestic waterworks plan and a future development plan. Chapter 18.810-Street and Utility Improvements This Chapter provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers and drainage and takes into account the comments provided in the pre- application notes. The proposed streets within the subdivision conform to the right of way and improvement widths set forth in this chapter and in Table 18.810.1. In addition, a Future Street plan has been prepared as required by 18.810.030.F. This plan shows the completion of the cul-de-sac which provides access to 7 tentative new lots. Use of the cul-de-sac for access by these new lots eliminates the need for access onto either SW Durham, a designated arterial or SW 79`h, a minor collector. Utilities There is a sanitary sewer line available east of the site. This line will be extended to serve the proposed subdivision. Water is provided to the site by the Tigard Water Dept. There is a 12" water line in SW Durham Rd. Fire protection is provided by the Tualatin Valley Fire and Rescue -page 6- Subdivision Request Durham School Park A storm drain plan, with preliminary calculations as requested in the pre- application notes, is submitted with this application for the City's review and approval. The plan, in part, calls for on site retention of storm water. This retention area is shown on the proposed subdivision plan as Tract C. ADJUSTMENTS: Chapter 18.370- Variances and Adjustments As noted on the site plan, the proposed subdivision includes a new public street ( labeled as Road "A"). The road intersects with SW Durham Road between lots 1 and 32 approximately 565 feet west of SW 79`'. Tile ne\v road is terminates in a half cul-de-sac at the easterly boundary of subject site. This road is approximately 537 feet in length and is the only entry into the 32 lot subdivision. It provides primary access to 20 lots and indirect access to the remaining 13 lots via their private drives. It is envisioned that the balance of the cul-de-sac will be completed when the properties to the east are ready for redevelopment. A Future Street Plan, as required by 18.87 10.17 is shown on Sheet 2. It shows the extension and completion of the cul-de-sac which then provides for access to 7 new lots. It also shows a private drive tract with a gated fire and emergency vehicle extension to SW 79'h. This street plan allows for redevelopment of the corner properties without them requiring direct access onto SW Durham of 791h A street of this length, serving this number of houses is in excess of the standards contained in this Chapter. The right of way, street widths and cul-de-sac radius are all in compliance with the street standards of this Chapter. However, Table 18.810.1 indicates that a length of 200 feet serving no more than 20 houses is the maximum allowed. To construct the street as planned an Adjustment is necessary. Section 18.370.020 C.9- Adjustment for street improvement requirements of (Chapter 18.810). The approval criterion for such adjustments is: "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 - page 7 - Subdivision Request Durham School Park standards, the Director shall determine that the potential adverse impacts exceed the public benefits of strict application of the standards" An Adjustment to the standards for this application should be granted for the following reasons: 1. The orientation of the street proposed is the best option for providing access to the lots in the subdivision. Other options were explored but they all resulted in the need for an Adjustment. One alternative explored the use of a road that would loop through the property. Instead of ending in a cul-de-sac, the road returned to Durham Road. This place the new street intersection about 200 feet west of SW 79`h . This was closer than the Code allows. 2. A loop road did nothing to provide alternative access to the properties east of the subject site. A strict interpretation of the requirements would result in "...an unacceptably adverse impact on...the proposed development" in that it would severely limit the ability to comply with the minimum density requirements. A 200 foot long street serving only 20 lots is what a strict interpretation would allow. A 20 lot subdivision is only 61% of the 33 lots allowed by the underlying zone. This is far below the minimum density requirements. Ir Additionally, a 200 foot long street would not be able to provide for alternative access to the properties to the east. CONCLUSIONS: Based upon the information provided above, the 32 lot subdivision, with the requested Adjustment to the street improvement standards, should be approved with the condition that the tree mitigation plan be submitted for approval prior to the issuance of development permits. SHV/me March 3, 1999 -page 8- PROJEC DURHAM SCHOOL PARK 3/1/99 J.O.H. SUBJECT: WATER QUALITY SWALE DESIGN dur-sch.xls CRITERIA: a. Storm event of 0.36 inches of precipitation falling in 4 hours with an average return period of 96 hours this results in a rainfall intensitv of 0.09 inches/hour. b. Maximtun design depth = 0.5 foot c. Velocity = 0.90 fps (max) d. Slope = 0.015 ft/ft (min) e. Mannings "n" = 0.25 f Side slopes in treatment area = 4:1 g. Hydraulic residence time = 9 minutes UWPERVIOUS AREA Street impervious area 18,050 sq. ft. Primate Dr. Tract A impervious area 2,147 sq. ft. Private Dr. Tract B impervious area 2,200 sq. ft. Lot impervious area= 29 lots x 2.640 sf/lot 76,560 sq. ft. (32 new lots - 3 ex. Homesites) Total impervious area 2.27 acres DESIGN FLOW - O Qd = CiA Where: Qd = flow rate in cubic feet/second (cfs) C = runoff coefficient = 0.95 i = rainfall intensity in inchesihour = 0.09 A = area in acres = 2.27 0, 0.19 cfs f SWALE SIZING Slope Bottom Width Mannings Side Slopes Flow Depth (ft/ft) i (ft) I ..n,, h:v i (ft) 0.015 6.00 0.25 4.00 j : 0:15 SWALE HYDRAULICS i Q Velocity Flow Area Wp R (cfs) (fps) (sq. ft.) (ft) (ft) 0.19 0.19 0.99 7.24 0.14 SWALE LENGTH Length of swale for 9 minute residence time = 104.11 Tree Condition/Mitigation Review Durham School Park - Tigard Prepared for: Herb Hoffart and Company 4632 Southwest Vermont Avenue Portland, Oregon 97219 (503 244-0876 Harris-McMonagle Associates, Inc. Engineers - Surveyors 12555 Southwest Hall Boulevard Tigard, Oregon 97224-6287 (503) 639-3453 • r Prepared by: Robert Mazany ASCA #133, ACFE Consulting Arborist Robert Mazany and Associates Post Office Box 1305 Beaverton, Oregon 97075 (503) 646-0897 ,:,qotrEZt c azant ancd o41WCiatEl 97z. and -f Lq 6on.,LdL n9 eSEZVicE MEMORANDUM TO: Jay Harris, Senior Project Engineer Harris-McMonagle Associates, Inc. FROM: Robert Mazany ASCA #133 Consulting Arborist DATE: February 28, 1999 RE: Tree Condition Review Durham School Park - Tigard I have completed my site and plan review of those trees located within the limits of the proposed Durham School Park development as requested. I respectfully submit the following documentation based on this site and plan review. 1. There are twenty trees on the site with diameters greater than twelve inches. These have been numbered on the plan provided and noted in the field note narrative attached 2. There are five trees which have a diameter greater than twelve inches to be retained. I strongly recommend the thirty inch diameter Cedar at the northeast corner of Lot 31 be retained and is included in the five. This is a healthy specimen which I believe is so located, that with proper precautions and protection it can be retained. 3. The fruit trees within the site are in poor condition showing serious signs of decline from lack of proper maintenance for what appears to be quite a number of years. The larger Apple trees have serious decay throughout the crowns and many have weak stem unions prone to failure. These would not be recommended for retention due to their condition and potential for failure leading me to conclude that mitigation for these trees is questionable. In summary, it is my professional opinion there are seven trees to be removed which warrant mitigation. These have a total diameter of one hundred forty-six (146) inches. I have attached my field note narrative, site specific tree preservation/protection requirements, Tree and Plant Preservation/Protection specifications and number plan. I trust this memorandum and attached information will be sufficient for your needs at this time. Please contact me if additional information is required or if I may be of further assistance on this project. (9. Box -1305, r3EavEZtor2, C)TE9on. 97075 - 503) 646-0&97 Field Note Narrative Tree Condition Analysis Durham School Park - Tigard The following trees have been reviewed for condition and potential construction impact. Only those trees with diameters greater than twelve inches have been addressed and noted on the attached plan. I Sequoia - 66" diameter, good condition, retain and protect. 2 Sequoia - 62" diameter, good condition, retain and protect. 3 Chestnut - 18" diameter, fair to good condition. Has had some pruning for utility line clearance. Retain and protect. 4 Birch - 16" diameter, fair condition. Has a pronounced lean to the west from what appears to be partial root failure. Has been side pruned for utility clearance. Has a failure potential sufficient to question mitigation. It is located in the proposed entry road and will require removal. 5 Cedar - 16" diameter in good condition. Is located at edge of proposed road and will need to be removed due to severe root zone intrusion. Mitigate. 6 Maple - 24" diameter in good condition. Located in close proximity to proposed improvements. Severe root zone and crown intrusion dictates removal. Mitigate. 7 Apple - 14" diameter in poor condition. In serious decline with decay evident in old wounds. Mitigation questionable. 8 Apple - 14" diameter in poor condition. Conditions similario Tree 7. Mitigation questionable. 9 Birch - 20" diameter in fair condition. Diameter was noted as 8" on plan. Located in proposed road dictating removal. Mitigate. 10 Cherry - 24" diameter in poor condition. Condition and proximity to improvements dictates removal with mitigation questionable. 11 Cedar - 30" diameter in good condition. Not designated to be retained on plan provided, but size and condition require serious consideration for retaining and protecting. 12 Apple - 14" diameter in poor condition. Condition similar to Trees 7 and 8 with mitigation questionable. Field Note Narrative Tree Condition Analysis Durham School Park - Tigard Page Two 13 Apple - 20" diameter in poor condition. This tree appears to be older than the other apples and has more severe decay and advanced decline. Mitigation questionable. 14 Apple - 14" diameter in poor condition. Similar to other apples. Mitigation questionable. 15 Walnut - 14" diameter in fair condition. Is located close to the center of the parcel and building envelope. Remove. Mitigate. 16 Maple - 24" diameter in good condition. Location within building envelope indicates removal will be required. Mitigate. 17 Cherry - 24" diameter in fair condition. Showing signs of decline. Location indicates removal will be required. Mitigation questionable. 18 Apple - 18" diameter in poor condition. Conditions similar to other apples. Mitigation questionable. 19 Ash - 16" diameter in fair condition. Location within proposed condition dictates removal. Mitigate. 20 Maple - 30" diameter in good condition. It appears it is so located as to require removal. Mitigate. 21 Apple - 14" diameter in poor condition. Located at rear of parcel 20 - Retain. ~r• Trees with diameters of more than twelve inches to be retained: I - 2 - 3 - 11 - 21 with diameter inches totalling 190. Trees with diameters of more than twelve inches to be mitigated: 5 - 6 - 9 - 15 - 16 - 19 - 20 with diameter inches totalling 146. Trees with diameters of more than twelve inches - Mitigation questionable: 4 - 7 - 8 -10 - 12 - 13 - 14 - 17 - 18 with diameter inches totalling 160. End of Narrative Site Specific Requirements Durham School Park - Tigard in addition to the measures contained in the attached Tree and Plant Preservation/Protection Specifications the following site specific requirements must be adhered to. 1. Tree protection fence must be installed as directed and approved by the Project Consulting Arborist prior to the commencement of any demolition or construction activity which may be potentially injurious to trees designated to be retained. This fence must remain in place throughout the duration of construction. 2. Any necessary intrusion into the tree protection areas must be approved and directed by the Project Consulting Arborist. 3. Pruning of all trees to be retained must be done prior to the start of construction. Pruning Nvill be to ANSI A-300 Crown Cleaning standards for deadwood removal and interior thinning. Removal of live tissue (branches) is not to exceed fifteen percent. 4. Deep root liquid injection fertilizing to National Arborist Association standards, using slow release formulations, must be done prior to the start of construction. 5. Root zone aeration may be required as determined by the Project Consulting Arborist. 6. Additional therapeutic care may be required based on observations during site monitoring by the Project Consulting Arborist. TREE & PLANT PRESERVATION/PROTECTION PART 1- GENERAL 1.01 DESCRIPTION: A. General requirements: Preservation, protection, and trimming of existing trees and shrubs, and other vegetation indicated to remain. B. Definitions: 1. Consulting Arborist: A Consulting Arborist registered with the American Society of Consulting Arborists (ASCA). 2. Certified Arborist: Certified by The International Society of Arboriculture (ISA). 1.02 PROJECT CONDITIONS: A. Make every effort to protect all trees, shrubs, ground cover and other vegetation existing on the Project site with the exception of that indicated to be removed. B. Meet local jurisdiction requirements for protection of existing trees and vegetation. C. Provide temporary fencing, barricades and guards as required to protect trees and other plants, which are to remain, from all damage. Erect prior to commencement of clearing and demolition work and remove only after a)4 work potentially injurious to trees and other plants is complete. Fence shall be placed as far from trees as is practical, but in no instance closer than one foot behind required construction limits. Fence shall be 4' visibility plastic on steel posts placed no further than 6' apart extending no less than 4-1 /2' above the ground, kept taut at all times. D. Protect all trees from stockpiling, material storage, vehicle parking and driving within the tree drip line or tree protection fence area. E. Protect all plant growth including root systems of trees and plants from: 1. Dumping of refuse. 2. 'Chemically injurious materials and liquids. 3. Noxious materials in solution caused by run-off and spillage during mixing and placement of construction materials, and drainage from stored materials. 4. Continual puddling of running water. F. Restrict vehicular and foot traffic to prevent compaction of soil over root systems. PART 2 - PRODUCTS 2.01 MATERIALS: A. As indicated and required elsewhere in this Specification Section, and as may be recommended by Consulting Arborist. PART 3 - EXECUTION 3.01 GENERAL: A. Protect root systems of existing trees, shrubs and ground covers from damage due to noxious materials in solution caused by run-off and spillage during mixing and placement of construction materials, and drainage from stored materials. B. Protect root systems from flooding, erosion, excessive wetting and drying resulting from de-watering and other operations. C. Protect all exiting plan material to remain against unnecessary cutting, breaking and skinning of roots and branches, skinning or bruising of bark. D. Do not allow fires under and adjacent to trees or other plants which are to remain. E. Engage a Consulting Arborist to direct removal of branches from trees and large shrubs, which are to remain, if required to clear new construction and where indicated; and to direct tree root pruning and relocation work. . F. Where directed by Consulting Arborist, extend pruning operations to restore natural shape of entire tree. G. Cut branches and roots with sharp pruning instruments. Do not break, chop or mutilate. H. Water trees and other vegetation which are to remain as necessary to maintain their health during the course of the work. Maintain a water schedule and document. 3.02 EXCAVATION AROUND TREES: A. Excavate within root zone of trees only where indicated and acceptable to the Consulting Arborist. B. Excavate around tree roots within tree root zone only under the direction of a Consulting Arborist retained by the Contractor. C. Where trenching for utilities is required within root zones, tunnel under and around roots by hand digging. Do not cut main lateral support roots. Cut smaller roots which interfere with installation of new work; use sharp pruning tools. D. Where excavating for new construction is required within root zones of trees, hand excavate to minimize damage to root systems. Use narrow tine spading forks and comb soil to expose roots. Relocate roots in back-fill areas whenever possible. If large, main lateral roots are encountered, expose beyond excavation limits as required to bend and relocate without breaking. E. If encountered immediately adjacent to location of new construction and relocation is not practical, cut roots approximately 6 inches back from new construction. F. Do not allow exposed roots to dry out before permanent backfill is placed; provide temporary earth cover, pack with wet peat moss or 4 layers of wet untreated burlap and temporarily support and protect from damage until permanently relocated and covered with back-fill. Water puddle back-fill to eliminate voids and air pockets. G. All pruning shall be performed to ANSI A-300 Pruning standards by Oregon state registered tree care firms employing Certified Arborists. Other therapeutic care work shall be performed to National Arborist Association standards. 3.03 GRADING AND FILLING AROUND TREES: A. Maintain existing grade within root zones of trees unless otherwise indicated or acceptable to the Consulting Arborist. B. Lowering Grades: Where existing grade is above new finish grade shown around trees, under direction of Consulting Arborist, carefully hand excavate within root zones to new grade. Cut roots exposed by excavation to approximately 3 inches below elevation of new finish grade. C. Raising Grades: Permitted only as acceptable to the Consulting Arborist. 3.04 REPAIR AND REMOVAL OF TREES: A. Retain a Consulting Arborist to direct tree repair work Engage a Certified Arborist, acceptable to the Consulting Arborist, to perform tree repair work Repair trees damaged by construction operations in a manner acceptable to the Consulting Arborist. Make repairs promptly after damage occurs to prevent progressive deterioration of damaged trees.. B. Remove dead and damaged trees which are determined by the Consulting Arborist to be incapable of restoration to normal growth pattern. 3.05 REPAIR AND REPLACEMENT OF SHRUBS: A. Repair shrubs, and other vegetation damaged by construction operations in a manner acceptable to the Consulting Arborist. Make repairs promptly after damage occurs to prevent progressive deterioration of damaged plants. B. Remove and replace dead and damaged plants which are determined by the Consulting Arborist incapable of restoration to normal growth pattern. 1. Provide new shrubs of same size and species as those replaced or as otherwise acceptable to the Consulting Arborist. 2. Plant and maintain as acceptable to the Consulting Arborist. 3.06 HARDSCAPE INSTALLATION WITHIN TREE PROTECTION ZONES: A. Electrical conduit and irrigation main lines should be run under walkways, within stone or concrete subbase, and should not cut into native,,soil within the Tree Protection Zone (within the drip line). Drip irrigation shall be installed within the Tree Protection Zone. Lateral electrical lines to individual lights, should be installed as close to the soil surface as possible with short runs from the main conduit. B. Electrical fixtures, housing, and irrigation valves must be installed with care to avoid cutting roots. Digging must be minimal with excess dirt removed from the tree preservation area. Do not cut roots greater than I" in diameter without the approval of the Consulting Arborist. Roots greater than I" in diameter exposed during excavation must be cut squarely at the edge of the excavation with a sharp saw or appropriate pruning tool. C. Install walkways as close to grade as possible to minimize excavation into the soil where large roots and areas of high root density exist. Backfill with loose dirt to the minimum depth necessary to achieve a natural look. Mulch if appropriate, as directed by the Consulting Arborist. 3.07 COMPENSATION TO OWNER FOR TREES: A. Contractor shall pay the Owner the value of existing trees to remain that died or were damaged and required removal because of the Contractor's failure to provide adequate protection and maintenance. B. Value of existing trees will be determined by the Consulting Arborist in accordance with the evaluation formula set forth in "The Council of Tree and Landscape Evaluation Guide for Plant Appraisers," Eighth edition, 1992. C. Any wound or damage to a preserved tree constitutes partial injury. These include, but are not limited to: Any cambian tissue damage. Unauthorized cutting, breaking or removing tree branches. Unauthorized cutting or damaging protected root zones. Soil compaction. Toxic run-off into tree preservation areas. D. Partial injury will be calculated by percentage of the total value of the damage tree. E. The loss value penalty will include cost to the Owner for loss appraisal by the Consulting Arborist plus the cost for necessary damage repair. PART 4 - PRE-CONSTRUCTION TREE CARE 4.01 PRUNING AND STRUCTURAL SUPPORT: A. All trees designated to be retained within the project limits shall be pruned to ANSI A-300 Pruning standards with selective low limb removal, as directed and approved by the Consulting Arborist, where required for construction clearance. B. Structural support (cabling) may be required on specific trees as identified by the Consulting Arborist, to National Arborist Association Standards. C. All therapeutic care recommended will be directed, inspected and approved by the Consulting Arborist. SUBDIVISION REQUEST (As Revised) APPLICANT: Herb Hoffert 4632 SW Vermont Portland, OR 97219 REPRESENTATIVES: Spencer H. Vail, Planning Consultant 4505 NE 24`h Portland, Oregon 97211 Harris-McMonagle Associates Engineer-Surveyor 12555 SW Hall blvd. Tigard, OR 97223 DEEDHOLDERS: Edward E and Violet C. Cotter-TL 1900 8065 SW Durham Road Tigard. Or 97224 Marion Goble- TL 2000 3595 S 1600 E Wendell, Idaho 83355 Michael C. and Linda Halseth- TL 1200 7975 SW Durham Road Tigard. Or 97224 `r SITE LOCATION: 7975, 8025 and 8065 SW Durham Rd. LEGAL DESCRIPTION: TL 1200 1 S 1 12CD and TL's 1900 and 2000 1 S 1 12CC SITE SIZE: 3.07 Acres ZONING: R-12, Medium Density Multiple Residential, 12 units per acre PROPOSAL: The applicant proposes to subdivide the property into 32 lots as depicted on the attached site plan. MAR 0 4 1999 L Subdivision Request Durham School Park SITE DESCRIPTION: The subject property is located on the north side of SW Durham Road between SW 79`h and SW Hall Blvd. The site is comprised of three individual tax lots, each with an older, single family home. These three lots are being purchased by the applicant. The homes will be removed and the property subdivided into 32 individual lots. The intent is that each lot will be developed with a detached, single family home. SURROUNDING AREA: To the north and west of the site is a fully developed subdivision also in zone R-l2. It is developed with single family homes on approximately 5000 sq.ft. lots. The rear yards of 14 of these lots about the subject site. To the east of the site are three large underdeveloped lots on the northwest corner of SW Durham Rd. and SW 79"i. To the south, and across SW Durham Road is the Durham School complex. ZONING CODE: The following Code sections are deemed applicable to this proposal: Chapter 18.510 Residential Zoning Districts Section 18.510.020.F states that the R-12 zone is designed to accommodate a full range of housing types at a minimum lot size of 3.050 sq.ft. The applicant proposed to develop the proposed subdivision lots with single family detached housing units, a permitted use according to Table 18.510.1. r Section 18.510.040.A sets forth the minimum and maximum densities. It states that the minimum density in each zoning district have been established at 80% of the maximum density. Section 18.510.040.13 states that the establishment of the appropriate densities is governed by the formulas is Chapter 18.715. This chapter and the density calculations are discussed on pages 3 and 4. Section 18.510.040.C pertains to Adjustments in the density requirements. This proposal will not require this type of Adjustment. - page 2 - Subdivision Request Durham School Park Section 18.510.050 and Table 18.510.2 set forth the Development Standards for the R-12 zone. (1) The Code minimum lot area is 3050 sq.ft*. * Section 18.430.020.1) allows for lots less than the minimum lot size allowed in the underlying zone as long as the average lot size is not less than allowed by the underlying zoning district. In this case that is 3050 sq.ft.. In addition, none of the proposed new lots is less than 80% of the minimum lot size as allowed in the R-12 zone.(Also see discussion of 18.430 on page 5) (2) There is no minimum lot width. All lots widths are indicated on the proposed plat. (3)(a) Minimum front yard for single family homes is 15 feet. Minimum setback for corner lots is 10 feet for each street frontage. (c) Minimum side yard is 5 feet. (d) Minimum rear yard is 15 feet. (e) All abutting property is zoned R-12 (f) Minimum distance between property line and front of garage is 20 feet. (4) Maximum height is 35 feet. (5) Maximum lot coverage is 80% ~r• (6) Minimum landscaping is 20 All lots meet the minimums described above and all new construction will comply with the above referenced dimensional standards. No Variances from these standards will be required to develop this site. Chapter 18.715- Density Calculations Section 815.715.020 sets forth the formula for Density Calculations. The gross site area involved is 3.07 acres or 133,267 sq.ft. Subtracting from this total 2,683 sq.ft dedicated for Durham Rd.; 26,736 sq.ft. for the dedication of public road "A"; 2,238 sq.ft for private road "A" and 2,142 sq.ft. for private road "B" for a total of 33,799 sq.ft. leaves a net area of - page 3 - Subdivision Request Durham School Park 99,468 sq.ft. Dividing this net area by the minimum lot size of 3,050 sq.ft. results in 32.6 lots. 32 lots are proposed. These calculations are also noted on the Index sheet of the site plan. Chapter 18.730- Exceptions to Development Standards This Chapter presents exceptions to the height and setback standards contained in the various zoning districts. The site plan indicates that 5 feet is being dedicated for additional right-of- way for SW Durham road. This will create a 40' from center line distance as required by the City in the Engineering Section of the December 3, 1998 pre-application conference notes . This and the required yard setbacks of the R-12 zone will assure compliance with Section 18.730.040 and Table 18.730.1 which requires a 45 foot building setback from the center line of Durham Rd. No exceptions from the requirements of this chapter is required. Chapter 18.795- Visual Clearance The proposed public street "A" has been design to comply with the visual clearance criteria of the City's codes. No deviation from the standards is necessary. Chapter 18.765- Off-Street Parking Section 18.765.080 requires one off-street parking space per single family dwelling unit. All homes constructed in the subdivision will have one or two car garages. Chapter 18.705- Access, Egress and Circulation The proposed subdivision includes the dedication of a new public street, with sidewalks, and two private access drives. It will be noted on the site plan that the new street, Road "A", meets the Code required standard of a a 46 foot width for a new street. Private Drive "A" and "B" also meet the Code required standards for width and number of units served. See Sheet 2. None of the new lots will have direct access onto SW Durham Road. The three existing driveways will be eliminated. page 4 - Subdivision Request Durham School Park Chapter 18.790- Tree Removal A Tree Condition and Mitigation Review was conducted by Robert Mazany, ASCA#133, ACFE. A copy of his report is included with the submittal materials. A Tree Preservation Plan is shown on Sheet 2 of the site plan document. It shows a survey of the trees and their caliper. The numbering system of the trees ( a number within a circle) and is consistent with the numbering system used in the Mazany report. The survey shows the trees that will remain and the ones that need to be removed because the condition of the tree or because of conflicts with street or building location . According the Mazany report, there are 20 trees on the site with diameters greater than 12" and that five of those trees should be retained. The report, in the summary statement, states that seen of the trees to be removed warrant mitigation. The total diameter of these trees in 146 inches. Since this 29% of the existing trees in the over 12" category. Section 18.790.030.B.2b requires a mitigation plan be prepared that would provide for the replacement of 2/3rds of the trees removed. Section 18.790.060, Guidelines for Replacement, states, at subsection D3 that the number of replacement trees required shall be determined by dividing the estimated caliper of tree(s) being removed by the caliper of size of the largest reasonable available replacement trees. The seven (7) trees being removed have a combined caliper of 146 inches. Dividing that amount by the 4" caliper of the replacements is 37 trees. The Code section referenced above requires that two thirds of that number or 24 trees ( with a 4" caliper) be planted as mitigation for the trees removed by the development. It should also be noted that 12 trees that are under 12" caliper are being retained. These include a row of 12 fir trees situated along the common lot line of lots 31 and 32. Additionally, new street trees will be planted for each of the lots as they are developed as required by code. The recommendations and suggestions contained in the Mazany report will be incorporated into final construction plans as will a landscape plan prepared by a certified professional detailing the location of the new trees. - page 5 - Subdivision Request Durham School Park Chapter 18.430- Subdivision Standards This Chapter sets forth the general provisions and approval process for new subdivisions with the city of Tigard. The submittal materials contain all the information required by this chapter. As noted above, the application is making use of Section 18.430.020.D- Lot Averaging. As can be noted on Sheet 1, the lot sizes range from 2520 sq.ft. (Lots 12 and 15) to 4852 sq.ft. (lot 16). The average lot size is 3,108 which is above the 3050 sq.ft. minimum required by the Code. (Also see discussion of 18.510.050(1) on page 3). The preliminary plat document, on Sheets 1-4, contains the required information pertaining to the street plan and its future extension, lot orientation and dimensions, grading, tree preservation and storm drainage plan, sanitary sewer and domestic waterworks plan and a future development plan. Chapter 18.810-Street and Utility Improvements This Chapter provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers and drainage and takes into account the comments provided in the pre- application notes. The proposed streets within the subdivision conform to the right of way and improvement widths set forth in this chapter and in Table 18.810.1. In addition, a Future Street plan has been prepared as required by 18.810.030.F. This plan shows the completion of the cul-de-sac which provides access to 7 tentative new lots. Use of the cul-de-sac for access by these new lots eliminates the need for access onto either SW Durham, a designated arterial or SW 79`h, a minor collector. Utilities There is a sanitary sewer line available east of the site. This line will be extended to serve the proposed subdivision. Water is provided to the site by the Tigard Water Dept. There is a 12" water line in SW Durham Rd. Fire protection is provided by the Tualatin Valley Fire and Rescue -page 6- Subdivision Request Durham School Park A storm drain plan, with preliminary calculations as requested in the pre- application notes, is submitted with this application for the City's review and approval. The plan, in part, calls for on site retention of storm water. This retention area is shown on the proposed subdivision plan as Tract C. ADJUSTMENTS: Chapter 18.370- Variances and Adjustments As noted on the site plan, the proposed subdivision includes a new public street ( labeled as Road "A"). The road intersects with SW Durham Road between lots I and 32 approximately 565 feet west of SW 79"'. The new road is terminates in a half cul-de-sac at the easterly boundary of subject site. This road is approximately 537 feet in length and is the only entry into the 32 lot subdivision. It provides primary access to 20 lots and indirect access to the remaining 13 lots via their private drives. It is envisioned that the balance of the cul-de-sac will be completed when the properties to the east are ready for redevelopment. A Future Street Plan, as required by 18.8710.F is shown on Sheet 2. It shoes the extension and completion of the cul-de-sac which then provides for access to 7 new lots. It also shows a private drive tract with a gated fire and emergency vehicle extension to SW 79`h. This street plan allows for redevelopment of the corner properties without them requiring direct access onto SW Durham of 791h. A street of this length, serving this number of houses is in excess of the standards contained in this Chapter. The right of way, street widths and cul-de-sac radius are all in compliance with the street standards of this Chapter. However, Table 18.810.1 indicates that a length of 200 feet serving no more than 20 houses is the maximum allowed. To construct the street as planned an Adjustment is necessary. Section 18.370.020 C.9- Adjustment for street improvement requirements of (Chapter 18.810). The approval criterion for such adjustments is: "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 - page 7 - Subdivision Request Durham School Park standards, the Director shall determine that the potential adverse impacts exceed the public benefits of strict application of the standards" An Adjustment to the standards for this application should be granted for the following reasons: 1. The orientation of the street proposed is the best option for providing access to the lots in the subdivision. Other options were explored but they all resulted in the need for an Adjustment. One alternative explored the use of a road that would loop through the property. Instead of ending in a cul-de-sac, the road returned to Durham Road. This place the new street intersection about 200 feet west of SW 79" . This was closer than the Code allows. 2. A loop road did nothing to provide alternative access to the properties east of the subject site. A strict interpretation of the requirements would result in "...an unacceptably adverse impact on...the proposed development" in that it would severely limit the ability to comply with the minimum density requirements. A 200 foot long street serving only 20 lots is what a strict interpretation would allow. A 20 lot subdivision is only 61% of the 33 lots allowed by the underlying zone. This is far below the minimum density requirements. it Additionally, a 200 foot long street would not be able to provide for alternative access to the properties to the east. CONCLUSIONS: Based upon the information provided above, the 32 lot subdivision, with the requested Adjustment to the street improvement standards, should be approved with the condition that the tree mitigation plan be submitted for approval prior to the issuance of development permits. SHV/me March 3, 1999 -page 8- PROJEC DURHAM SCHOOL PARK 3/1/99 J.O.H. SUBJECT: WATER QUALITY SWALE DESIGN dur-sch.xls CRITERIA: a. Storm event of 0.36 inches of precipitation falling in 4 hours with an average return period of 96 hours this results in a rainfall intensity of 0.09 inches/hour. b. Maximum design depth = 0.5 foot c. Velocity = 0.90 fps (max) d. Slope = 0.015 ft/ft (min) e. Mannings "n" = 0.25 f. Side slopes in treatment area = 4:1 g. Hydraulic residence time = 9 minutes IMPERVIOUS AREA Street impervious area 18,050 sq. ft. Private Dr. Tract A impervious area 2.147 sq. ft. Private Dr. Tract B impervious area 2,200 sq. ft. Lot impervious area= 29 lots x 2,640 sf/lot 76,560 sq. ft. (32 new lots - 3 ex. Homesites) Total impervious area 2.27 acres DESIGN FLOW - O Qd = CiA Where: Qd = flow rate in cubic feet/second (cfs) C = runoff coefficient = 0.95 i = rainfall intensity in inches/hour = 0.09 A = area in acres = 2.27 Q=, = 0.19 cfs SWALE SIZING ' Slope Bottom Width Tannings Side Slopes Flow Depth (ft/ft) j (ft) h:v (ft) .0.015 6.00 0.25 4.00 0:15 SWALE HYDRAULICS I Q Velocity Flow Area Wp R (cfs) (fps) (sq. ft.) (ft) (ft) 0.19 I 0.19 0.99 7.24 ( 0.14 SWALE LENGTH Length of Swale for 9 minute residence time = 104 .l.f. Tree Condition/Mitigation Review Durham School Park - Tigard Prepared for: Herb Hoffart and Company 4632 Southwest Vermont Avenue Portland, Oregon 97219 (503 244-0876 Harris-McMonagle Associates, Inc. Engineers - Surveyors 12555 Southwest Hall Boulevard Tigard, Oregon 97224-6287 (503) 639-3453 • r Prepared by: Robert Mazany ASCA 4133, ACFE Consulting Arborist Robert Niazany and Associates Post Office Box 1305 Beaverton, Oregon 97075 (503) 646-0897 cRoLvd 4--fla2W21~ and <~:7qs.s.oeiatzs ~z~ c~ 1'aizc~ica~e ~onsu,~tuu~ eSezvieE MEMORANDUM TO: Jay Harris, Senior Project Engineer Harris-McMonagle Associates, Inc. FROM: Robert Mazany ASCA #133 Consulting Arborist DATE: February 28, 1999 RE: Tree Condition Review Durham School Park - Tigard I have completed my site and plan review of those trees located within the limits of the proposed Durham School Park development as requested. I respectfully submit the following documentation based on this site and plan review. 1. There are twenty trees on the site with diameters greater than twelve inches. These have been numbered on the plan provided and noted in the field note narrative attached. 2. There are five trees which have a diameter greater than twelve inches to be retained. I strongly recommend the thirty inch diameter Cedar at the northeast corner of Lot 31 be retained and is included in the five. This is a healthy specimen which I believe is so located, that with proper precautions and protection it can be retained. 3. The fruit trees within the site are in poor condition showing serious signs of decline from lack of proper maintenance for. what appears to be quite a number of years. The larger Apple trees have serious decay throughout the crowns and many have weak stem unions prone to failure. These would not be recommended for retention due to their condition and potential for failure leading me to conclude that mitigation for these trees is questionable. In summary, it is my professional opinion there are seven trees to be removed which warrant mitigation. These have a total diameter of one hundred forty-six (146) inches. I have attached my field note narrative, site specific tree preservation/protection requirements, Tree and Plant Preservation/Protection specifications and number plan. I trust this memorandum and attached information will be sufficient for your needs at this time. Please contact me if additional information is required or if I may be of further assistance on this project. CQ. Box 1305, BFacTEZfon, L07z9on 97075 (503) 646-o897 Field Note Narrative Tree Condition Analysis Durham School Park - Tigard The following trees have been reviewed for condition and potential construction impact. Only those trees with diameters greater than twelve inches have been addressed and noted on the attached plan. 1 Sequoia - 66" diameter, good condition, retain and protect. 2 Sequoia - 62" diameter, good condition, retain and protect. 3 Chestnut - 18" diameter, fair to good condition. Has had some pruning for utility line clearance. Retain and protect. ° 4 Birch - 16" diameter, fair condition. Has a pronounced lean to the west from what appears to be partial root failure. Has been side pruned for utility clearance. Has a failure potential sufficient to question mitigation. It is located in the proposed entry road and will require removal. ° 5 Cedar - 16" diameter in good condition. Is located at edge of proposed road and will need to be removed due to severe root zone intrusion. Mitigate. 6 Maple - 24" diameter in good condition. Located in close proximity to proposed improvements. Severe root zone and crown intrusion dictates removal. Mitigate. 7 Apple - 14" diameter in poor condition. In serious decline with decay evident in old wounds. Mitigation questionable. 8 Apple - 14" diameter in poor condition. Conditions similario Tree 7. Mitigation questionable. 9 Birch - 20" diameter in fair condition. Diameter was noted as 8" on plan. Located in proposed road dictating removal. Mitigate. 10 .Cherry - 24" diameter in poor condition. Condition and proximity to improvements dictates removal with mitigation questionable. 11 Cedar - 30" diameter in good condition. Not designated to be retained on plan provided, but size and condition require serious consideration for retaining and protecting. 12 Apple - 14" diameter in poor condition. Condition similar to Trees 7 and 8 with mitigation questionable. Field Note Narrative Tree Condition Analysis Durham School Park - Tigard Page Two 13 Apple - 20" diameter in poor condition. This tree appears to be older than the other apples and has more severe decay and advanced decline. Mitigation questionable. 14 Apple -14" diameter in poor condition. Similar to other apples. Mitigation questionable. /j Walnut - 14" diameter in fair condition. Is located close to the center of the parcel and building envelope. Remove. Mitigate. 16 Maple - 24" diameter in good condition. Location within building envelope indicates removal will be required. Mitigate. 17 Cherry - 24" diameter in fair condition. Showing signs of decline. Location indicates removal NN-ill be required. Mitigation questionable. 18 Apple - 18" diameter in poor condition. Conditions similar to other apples. Mitigation questionable. 19 Ash - 16" diameter in fair condition. Location within proposed condition dictates removal. Mitigate. 20 Maple - 30" diameter in good condition. It appears it is so located as to require removal. Mitigate. 21 Apple - 14" diameter in poor condition. Located at rear of parcel 20 - Retain. jr Trees with diameters of more than twelve inches to be retained: 1 - 2 - 3 - 11 - 21 with diameter inches totalling 190. Trees with diameters of more than twelve inches to be mitigated: 5 - 6 - 9 - 15 - 16 - 19 - 20 with diameter inches totalling 146. Trees with diameters of more than twelve inches - Mitigation questionable: 4 - 7 - 8 - 10 - 12 - 13 - 14 - 17 - 18 with diameter inches totalling 160. End of Narrative Site Specific Requirements Durham School Park - Tigard in addition to the measures contained in the attached Tree and Plant Preservation/Protection Specifications the following site specific requirements must be adhered to. I. Tree protection fence must be installed as directed and approved by the Project Consulting Arborist prior to the commencement of any demolition or construction activity which may be potentially injurious to trees designated to be retained. This fence must remain in place throughout the duration of construction. 2. Any necessary intrusion into the tree protection areas must be approved and directed by the Project Consulting Arborist. 3. Pruning of all trees to be retained must be done prior to the start of construction. Pruning will be to ANSI A-300 Crown Cleaning standards for deadwood removal and interior thinning. Removal of live tissue (branches) is not to exceed fifteen percent. 4. Deep root liquid injection fertilizing to National Arborist Association standards, using slow release formulations, must -be done prior to the start of construction. 5. Root zone aeration may be required as determined by the Project Consulting Arborist. 6. Additional therapeutic care may be required based on observatiogs during site monitoring • 4 by the Project Consulting Arborist. TREE & PLANT PRESERVATION/PROTECTION PART 1 - GENERAL 1.01 DESCRIPTION: A. General requirements: Preservation, protection, and trimming of existing trees and shrubs, and other vegetation indicated to remain. B. Definitions: 1. Consulting Arborist: A Consulting Arborist registered with the American Society of Consulting Arborists (ASCA). 2. Certified Arborist: Certified by The International Society of Arboriculture (ISA). 1.02 PROJECT CONDITIONS: A. Make every effort to protect all trees, shrubs, ground cover and other vegetation existing on the Project site with the exception of that indicated to be removed. B. Meet local jurisdiction requirements for protection of existing trees and vegetation. C. Provide temporary fencing, barricades and guards as required to protect trees and other plants, which are to remain, from all damage. Erect prior to commencement of clearing and demolition work and remove only after a)4-work potentially injurious to trees and other plants is complete. Fence shall be placed as far from trees as is practical, but in no instance closer than one foot behind required construction limits. Fence shall be 4' visibility plastic on steel posts placed no further than 6' apart extending no less than 4-1/2' above the ground, kept taut at all times. D. Protect all trees from stockpiling, material storage, vehicle parking and driving within the tree drip line or tree protection fence area. E. Protect all plant growth including root systems of trees and plants from: 1. Dumping of refuse. 2. 'Chemically injurious materials and liquids. 3. Noxious materials in solution caused by run-off and spillage during mixing and placement of construction materials, and drainage from stored materials. 4. Continual puddling of running water. F. Restrict vehicular and foot traffic to prevent compaction of soil over root systems. PART 2 - PRODUCTS 2.01 MATERIALS: A. As indicated and required elsewhere in this Specification Section, and as may be recommended by Consulting Arborist. PART 3 - EXECUTION 3.01 GENERAL: A. Protect root systems of existing trees, shrubs and ground covers from damage due to noxious materials in solution caused by run-off and spillage during mixing and placement of construction materials, and drainage from stored materials. B. Protect root systems from flooding, erosion, excessive wetting and drying resulting from de-watering and other operations. C. Protect all exiting plan material to remain against unnecessary cutting, breaking and skinning of roots and branches, skinning or bruising of bark. D. Do not allow fires under and adjacent to trees or other plants which are to remain. E. Engage a Consulting Arborist to direct removal of branches from trees and large shrubs, which are to remain, if required to clear new construction and where indicated; and to direct tree root pruning and relocation work. F. Where directed by Consulting Arborist, extend pruning operations to restore natural shape of entire tree. G. Cut branches and roots with sharp pruning instruments. Do not break, chop or mutilate. H. Water trees and other vegetation which are to remain as necessary to maintain their health during the course of the work. Maintain a water schedule and document. 3.02 EXCAVATION AROUND TREES: A. Excavate within root zone of trees only where indicated and acceptable to the Consulting Arborist. B. Excavate around tree roots within tree root zone only under the direction of a Consulting Arborist retained by, the Contractor. C. Where trenching for utilities is required within root zones, tunnel under and around roots by hand digging. Do not cut main lateral support roots. Cut smaller roots which interfere with installation of new work; use sharp pruning tools. D. Where excavating for new construction is required within root zones of trees, hand excavate to minimize damage to root systems. Use narrow tine spading forks and comb soil to expose roots. Relocate roots in back-fill areas whenever possible. If large, main lateral roots are encountered, expose beyond excavation limits as required to bend and relocate without breaking. E. If encountered immediately adjacent to location of new construction and relocation is not practical, cut roots approximately 6 inches back from new construction. F. Do not allow exposed roots to dry out before permanent backfill is placed; provide temporary earth cover, pack with wet peat moss or 4 layers of wet untreated burlap and temporarily support and protect from damage until permanently relocated and covered with back-fill. Water puddle backfill to eliminate voids and air pockets. G. All pruning shall be performed to ANSI A-300 Pruning standards by Oregon state registered tree care firms employing Certified Arborists. Other therapeutic care work shall be performed to National Arborist Association standards. 3.03 GRADING AND FILLING AROUND TREES: jr. A. Maintain existing grade within root zones of trees unless otherwise indicated or acceptable to the Consulting Arborist. B. Lowering Grades: Where existing grade is above new finish grade shown around trees, under direction of Consulting Arborist, carefully hand excavate within root zones to new grade. Cut roots exposed by excavation to approximately 3 inches below elevation of new finish grade. C. Raising Grades: Permitted only as acceptable to the Consulting Arborist. 3.04 REPAIR AND REMOVAL OF TREES: A. Retain a Consulting Arborist to direct tree repair work. Engage a Certified Arborist, acceptable to the Consulting Arborist, to perform tree repair work Repair trees damaged by construction operations in a manner acceptable to the Consulting Arborist. Make repairs promptly after damage occurs to prevent progressive deterioration of damaged trees.. B. Remove dead and damaged trees which are determined by the Consulting Arborist to be incapable of restoration to normal growth pattern. 3.05 REPAIR AND REPLACEMENT OF SHRUBS: A. Repair shrubs, and other vegetation damaged by construction operations in a manner acceptable to the Consulting Arborist. Make repairs promptly after damage occurs to prevent progressive deterioration of damaged plants. B. Remove and replace dead and damaged plants which are determined by the Consulting Arborist incapable of restoration to normal growth pattern. 1. Provide new shrubs of same size and species as those replaced or as otherwise acceptable to the Consulting Arborist. 2. Plant and maintain as acceptable to the Consulting Arborist. 3.06 HARDSCAPE INSTALLATION WITHIN TREE PROTECTION ZONES: A. Electrical conduit and irrigation main lines should be run under walkways, within stone or concrete subbase, and should not cut into native,-soil within the Tree Protection Zone (within the drip line). Drip irrigation shall be installed within the Tree Protection Zone. Lateral electrical lines to individual lights, should be installed as close to the soil surface as possible with short runs from the main conduit. B. Electrical fixtures, housing, and irrigation valves must be installed with care to avoid cutting roots. Digging must be minimal with excess' dirt removed from the tree preservation area. Do not cut roots greater than V in diameter without the approval of the Consulting Arborist. Roots greater than 1" in diameter exposed during excavation must be cut squarely at the edge of the excavation with a sharp saw or appropriate pruning tool. C. Install walkways as close to grade as possible to minimize excavation into the soil where large roots and areas of high root density exist. Backfill with loose dirt to the minimum depth necessary to achieve a natural look. Mulch if appropriate, as directed by the Consulting Arborist. 3.07 COMPENSATION TO OWNER FOR TREES: A. Contractor shall pay the Owner the value of existing trees to remain that died or were damaged and required removal because of the Contractors failure to provide adequate protection and maintenance. B. Value of existing trees will be determined by the Consulting Arborist in accordance with the evaluation formula set forth in "The Council of Tree and Landscape Evaluation Guide for Plant Appraisers," Eighth edition, 1992. C. Any wound or damage to a preserved tree constitutes partial injury. These include, but are not limited to: Any cambian tissue damage. Unauthorized cutting, breaking or removing tree branches. Unauthorized cutting or damaging protected root zones. Soil compaction- Toxic run-off into tree preservation areas. D. Partial injury will be calculated by percentage of the total value of the damage tree. E. The loss value penalty will include cost to the Owner for loss appraisal by the Consulting Arborist plus the cost for necessary damage repair. PART 4 - PRE-CONSTRUCTION TREE CARE if, 4.01 PRUNING AND STRUCTURAL SUPPORT: A. All trees designated to be retained within the project limits shall be pruned to ANSI A-300 Pruning standards with selective low limb removal, as directed and approved by the Consulting Arborist, where required for construction clearance. B. Structural support (cabling) may be required on specific trees as identified by the Consulting Arborist, to National Arborist Association Standards. C. 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ENGINEERS-SURVEYORS u i 12555 S.W. HALL BLVD. REV. DESCRIPTION_ SUB. APPR. DATE DATE cl 1/1$/99 TIGARD, OR 97223-6287 AND STORM DfIAINAGE PLAN OF 4 REFER TO TRACING FOR LATEST REVISION PHONE: (503) 639-3453 ___~....m ~ ~ - - ~_m - - - ~ - - - - ~ ~ N D A N . 3 i ~ ~ N P r A N 4 ~ ~ ~ i ~ ~ ~ ~ ~ ~ - - ~ 1 I t f i - ~ 7 76 62 1 80 79 8 71 30 29 ~3 I J 8 7 ®.0 11 16 ~ ~ 35 I - r'!{ 1 ~ ~ i- ~ - _ I ,.C i ~I ~ F - - - 6 N- ~ f Q ~ ~ 15 ~ r 1,~ ~ - Q ! ~t- > ~ 7~ ~ _ ~ i 86 ~ 5 Q ~ - 10 ' ~ 20 T ~ Rn~rva~~E & ~ ~ ~ T X MAP ,_S1-1?CC 1 ~ 18 19 s ~~M c , , a~ A SANITAFY SEVER- ~ EasEMENt ~ ' c. m~ TAX MAP X51-1?CC TAX LOT ''000 ~ ~ _ 1~ ~ 1 TAX LOT 1~~1~ 13 ~ ~ ~ 1 .2 ~ L C: ~ i , f ~ ~ - I Q . ~ _ CURB [1_ saN -s rr- - saM-- - saN -saK- - - s,~ are--~ s~-4--- s,~~AX MAP ~5 h A, - = - _ _ _ _ T _ .t _ - - - T-~-~O~.i- y ~AX"i_ ROAp PUDLlC) _ ~ 3 ~,_._w - ~ w rw ~ ~ a~ - w ----r-- ~ - ~ ~ uR W - - y . N V I ~ mm I U! 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DESCRIPTION _ SUB APPR DAiE 1f18/99 REFER TO TRACING FOR LATEST REVISION I ~ - _ _ ~ i - - V t ~ f.:~~ ~ ~30N A K N .3 5 ~ ~1 \ ~ SON P , , RK ~ , ~ N ~ , , i , ~ 78 77 + ~6 30 82 81 80 7~ _ i 8 ~ 16 11 85 I _ i r' ~ ~ 9 a ~ ~d ~ l r ~ 12 U f ~ W .;(Q > ~ ~ ~ ~ tiY ~ D] a 1 ° f 1 ~ v~ ~ \ 1 aQ 86 10 ~ _ ~ , 17 18 19 / _ ~ TAX MAP ~S1 1 ~~,C ~ / a 4 1 ~ `'~1-1 ~C~_ TAX L~CT ~G00 ~ PX ~IAF' _ _ 1 ~ _ _ TAX I_C~T 19G1 ~ 3 1 r U U _ ~ - - A , //y~ `t r L.t_ / ~ ~~~~8 _ ~ TAB ~ ~ ~ TAB tiro - - R ~ RGAD 'A" (PUBLfC) _ 1"S 3 © cure _ _ ~ ~ - s~ ~ $7 2 m - 32 31 30 29 28 27 26 25 ~ 1 i i / _ W NAM ~A D f i i t I AP %~~-13C ~ ~ ThX M.. i lAX L~.,T 4v~ ~ TAX MA,P ~'SI-13D ~ 1 TAX LOT 500 ~ TAX 1.OT 3u0 ~ I !DURHAM ELEhv1 S~:MOOL~ I i I .r I I I A ~ ~ J~ CJ `7 ,'l C'u I L LL l' LL :J 'T . a we-m:.'a. ~uw~~~ ~..~..~..~~_.,~,.~_,N~.~._s~..__. DESIGN LT ......u*.a S: J.O.N. REFERENCE INFORMATION AND NOTE z TRACED J.O.N. Ct~ECk.ED y W i !J c  J rrr 1255 5 S N. HALL BLVD pF E u I REVISED STREET RIW WIDTH TO 42 0' ON PGAD A J O H 412-1193 DATE TIGARD, OR 97223-6287 ~uGa'F sn-Al--639-.1453 REv DESCRIPTION SUB APPR. DATE- REFER TO TRACING 1~18~99 FOR LATEST REVISION 5 r' Y 91 1 1 pA ~ Y as' o- WqI 5 a!. U aIFIDe P~ g ?~~i p DURHAM SCHOOL PARK T« SgA e./ A b Q A 4 ~'A k M1i y zWREItnrwurttr 4 eioa ~S1h1Dly l SITE DEVELOPMENT REVIEW PLANS F~ J VV N ~ K • IJ~ ~ i~ a se ~ rw a u ~ I ~ BOND PARKIN0.4 (BOND PARK N0.3 I BO I D PA11FN NO.~ , I I II I I I a 82 I 81 BO M4E T 79 78 77 76 30 29 I n W za I 27 ~ zs )k lei - - - - - N 8'42'32" W 3 o 8o, N D I 7 a r to VICINITY MAP 85 11 16 O NO SCALE z N 88'42'32' W 165.56' - - - I 6 9 i 12 15 86 0 5 Ina 1 22 z U') EAY sEa 10 TAX MAP 251-12cc 17 18 21 TAX MAP 251-12cD DURHAM SCHOOL PARK [as[M[Nr C14 T M TAX LOT X000 TAX LOT 1300 Y ~ TAXLOT~900 12CC 13 14 LOCATED IN THE ST 1/4 OF SECTION 12, - - - - 3 4 ° TOIFNSHIP 2 SOUTH, RANGE 1 VEV. WHIAMET E MEMAN Q o N Crff OF TIGARD, 1rASH1NGTON COUNTY, OREGON N N o_ N _ _ TAX MAP 251-12CD w PLANNER. 0 0 3 / - ROAD 'A' (PUBLIC) _ - - - - - - - TAB-LOT-+20D- - - - - iv SPENCER VAIL Z p,iAX MAP 251-12CG 4505 NE 24th O ;}TAX, LOT 1100 S1 PORTLAND, OREGON 97211 PHONE' (503) 281-8245 O FAK (503) 284-5506 m 87 2 z N DEVELOPER ENGINEER-SURVEYOR, HERB HOFFART & Co HARRIS-McMONAGLE 32 31 30 29 28 0 4632 SW. VERHONT ASSOC., INC. 1 27 26 25 24 23 1 PPHON~E: (503844-OB76 12555 S11. RAIL BLVD W E FAK {503) 244-0877 TIGARD. OREGON 97223-6287 PHONE (503) 639-3453 C FAX (503) 639-1232 Sheet Index: . ,'tr_ - - - - - - • - - - - - - - - - - - - - S88'42`32"-E 536-57'- Preliminary Plat and Street Plan l of 4 - - - - - - - - - - - _ . _ , ~ z _ _ Grading, Tree reservation, and Storm Drainage Plan 2 of 4 - - - - - - - - - - _ SW DURHAM ROAD i Sanitary Sewer, and Waterworks Plan 3 of 4 - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - Future Development Plan 4of4 GROSS PROJECT AREA- 133,267 SF. 0 30 60 DURHAM RD. R/W DEDICATION- 2,683 S F. - - scar. i^=30' ROAD A R WDEDICATION- 25,054 S.F. TRACT A R/W DEDICATION- 2,184 S.F. - - - - - - - - - - - TRACT 8 R/W DEDICATION- 2,142 S F. TAX LOT 400 NET DEVELOPMENT AREA= 101,204 SF. r TAX MAP 2S1-13B 7 5 [ MAXIMUM NUMBER OF LOTS: TAX LOT 300 TAX MAP 2S1-136A { t f 3 101,204 SF./3,050 S.F. PER LOT= 332 LOTS r , I DURHAM ELEM SCHOOL) TAX LOT 401 i AVERAGE LOT AREA; AIPR 1999 [101,204 S.F. - 2,979 S.F. (W.0)1/32 LOTS= 3,070 S.F. of 4 3 I I CITY OF TIGARD ZONING R-12 I TAX MAP 2S-1-120C. LOTS 1900 AND 2000 TAX MAP 2S-1-12CD. LOT 1200 8065 8025 AND 7975 S.W. DURHAM ROAD TIGAb. 802 AND 97224 1 x ' N N 68*42'32" W 30.80' ° a { 89 97' 01 9000' 73 50 117 34' N O W E U3 O D 20 40 I r N'7 SCALE. 1'=2D' 10 11001100' o c" co 7 o O 29715git 16 n S 'cli 11 1050'10 50' n 3 268 -q ft O 10 4,852 sq ft z 3,011 5q ft N 8'42'32" W 165.56' 79 00' 1 0 0 24 47' 34 00' 34 00' 34 00' 39 09' - T9 36' ~ ~ rn H 00 6300' 63 00' 34 00' 00 9 6 C) 2 764 sq ft N Q O n 2?26 sq it N 15 w m ry e o 0 U 1- ro 'p OD' 1 2 c o c r, 79 71 a > " " 2520 sq it c1t r _ 520 sq ft 22 Lr - -m rv 0 v co o 01 ~ ~ a, 3037 sq ft 5 63 00 U 63 00 a v m cc D 0 a, 0) 3,037 sq k 10 17 cc Lr' 18 19 20 21 STORM DP,AINAGE & 20' WIDE COMM G 3,538 s ft 0. 3,327 sq ft ERCI 3,355 so ft D/W' APPROACH - N SANITARY SEWER 1 q 3,290 sq ft 3,3_5 sq ft. EASEMENT J G c c ° 14 o 2,890 sq T: 0 N 93 84' `~9 c 13 C m 1° Q '1t L 0 . ° E--,t sq f: c Cr'- L-_ v 2,835 sq ft N N 4 N '6' un 1101 °23 sq ft 72 3C 600 63 00' 34 pC 34 DO' 34 DO' 34 00' 9 99' 0. N l CURB W N 8' 8`. 0 :n L - - - - - x - - - - - S 88'4 - E 39449' (\I ROAD "A" (PUBLIC) 0) 3 of 25,054 sq ft Cn I CURB or 2 838 sq ft i 01v 2 O L=4 48" 6 ti0 24 00 36 00 36 Oc 36 c, 36 OD 36 DD 36 00 360o 36 00 30 49 82 28 R~ L=5 60' ~ m 0 a 2 S r 0 3 n 266 sq ft + J J 20' DE COMMERCIAL D APPROACH 32 31 h 30 29 28 ° 24 23 4 W 626: a 27 00 26 00 25 m co Z a w -c' . sq ft C 9E2 sq ft PE: sa f = 952 so it 2,952 sq f; 2,952 sq 952 sqt 952 sq ft 2,952 s4 ft 2,959 sq ft F 30F , 1 U 0 0 a+ 3 rn c- ~ZWwv' 0! 61 'q ft < F- Q N A 3 3 - - 6E 03' _4 00 36 O0' 36 0C 36 00 36 00 36 DC 36 DD' 35 00' 3600' 36 0D' 45 54' - - - - SW DURHAM ROAD - +1 r In Av.s 1C RT.C/L-418 '>mv TG 0 0 I 3 T0. LT-C/LAM 46' E-AST Bs T C, LT- c/+G AS' Ens . RE. c/L-B IB IDS, t0, e' 0 10, e, A' CRTVE-WRB PUE 8, DRIVE-0~1 Bt PU.E I P.UE ~ 10' l0 BRAVE-BYES I B n' 10_ 16 DRINE-DYER 2 DO% 2 oBS---_ CURS 6' P V E. ¢ n, - 6' PUE P u E 2 0 Tom rPU ma. e 2005 CURB I 0 ie I a"w q o k 14 S/W ~._.S579 m I I 3-1/1 CLASS 'd' ASPHALTIC GONCREIE O 21 v k. STB DAPB'A aDEWUN (1W) I 3-111 3/!(CLASS'C ASPHALTIC CONCRETE 1 3/e(-) LEVEEBIG ROCK c 1 LEVEL-NO ROCK PAW4 NOTE. Y T(-) BASE ROCK Q O AND CII0 o 2' CLASS 'C AG BASE TRT T 1(-) BASE ROCK PLACE ASPHALT M Y LIFTS (SAME DAY) a 1-112' CL-m 'C AG e l Y~.N PAVING NOTE TRACT D - BASE ROCK PUCE ASPHALT W 2 UnS (SAME DO TRACT "A4 NOTE: PRIVATE DRIVE AY Roo A BLANKET ESMT SHALL EXIST OVER THE ENTIRETY ROAD A PRIVATE DRIVE OF THE PRIVATE DRIVE TRACTS FOR ALL PUaUC AND TYPICAL STREET SECTION DRIVE-OVER CONCRETE CURB DETAIL TYPICAL STREET SECTION PRIVATE STORM DRAINS SANITARY SEWER AND OTHER ScvE No xNt TYPICAL STREET SECTION NO SCALE PUBLIC AND PRIVATE UTILITIES. swu I'1 NO SCALE BESLO" HERB HOFFART & Co. AS SHOWN REFERENCE INFORMATION AND NOTES 'tOH 4682 S.N. VERMONT DURHAM SCHOOL PARK DM k. Tmm PORTLAND, OREGON 97219 DUR-PRE DWC (503) 244-0876 CHECKED -MHO O. AGLE ASSOCIATES, INC. PRELIMINARY PLAT AND BHA 1 HARR IS MeK N y I RE➢T5F0 STREET R/11 M]TN TO 420 Oh RYD A JBN ,123,98 ~WC ,Q216G55RE~$V1i w STREET PLAN oT s_ TIGARD, OR 97223-6267 REV. DEEMPTION sua APIA DATE 1/1e/`ro PHONE (503) 639-3453 ' REFER TO TRACING FOR LATEST REVISION I BOND-P BOND ABOP ARKIN0.4 6 aK i N~Q• 8 - 81 80~ 79 78 77 76 \ - 25 ; I ~0 29 26 28 21 I SAVE a' HAWIH7R,1 r rx 7 r $j': rw SAVE \ 85 1 eSr ' SAVE 11 16 SAVEL \ SAVE rHAWDf" ,r vu r" S VE - - \ _ - µ - - SAVE O tr MAKE SA' C FIR i 6 s` - 9 a ° AVE ,Y rant o >k, n 1 t cA ' a' oECEK - - - I N - - SA v FIR - y 5. - 86 5 i 22 ' Z 10 , Ax MAP 2s1-12cc 1 ! 118 19 20 2{ AX MAP zs1-12co MAP 2S,-1,. SAVE 13 TAX LOT1 000 " - TAX LOT 1300 -Y - - TA> 190n A E 'S - - - - I A-Z i- 4 - a i SN i 3 (P-- # ROAD (rueu(c i - - - - I TAX MAP 251-12CG Z TAX LOT 1100 - - , i , 19 t r Co 87 2 I~ro 3W M Q, rr /r 32 3 30 29 28 / r$ l a -27 26 25 24 SA SA SA °yyII 4° „ , ~I - - - e rw ,C~ r ~t3 V AVE ii S11011, SA - - Ir c~csm ~ A x -Aw _ _ - - _ I SW DURHAM ROAD -136 , . LET 400 r TAX TA MAP c- i.,E r I TAY, MAP 2S1-13BA TAX MAP 2S F LOT Jil 300 1_1._ ,6q I DJRHAM ELEN _CHDO., I I TA> LOT 401 TAX LOT 300 N ~ ~ I I I I ~ it I I I I W E NOTE: THE LIGHT/SHADED TREES SHOWN ARE BEING REMOVED S DURING THE CONSTRUCTION OF THE SUBDIVISION IMPROVEMENTS AND/OR NEW HOMESITES. 0 30 60 SCALE f=3' REFERENCE INFORMATION AND NOTES DESIGN HERB HQFFART & Co. SCALE ~ SHOWN LOA 4692 S.W. VERMONT DURHAM SCHOOL PARK AS PORTLAND, OREGON N 97 87219 DuR-PREDWc 30J4. PHONE' 503 244-0878 SHM I REWW SIRFET R,W WD7H TO 420 al ROD A JON 4:7,'95 CNF.CRFD HARRIS-McMONAGLE ASSOCIATES, INC. WLMc ENGINEERS-SUR4Et'OR$ GRADING, TREE PRESERVATION 2 s A-ME DAM DVE TIGARD, OR 97223-6287 REV. 1PSSS S.W. 9 BLVD AND STORM DRAINAGE PLAN OF 4- PHONE (503) 639-3453 REFER TO TRACING FOR LATEST REVISION '~w ~ I - I - BOND.. PARK 1---- t B0ND-PARKIN0.4. BOND ARK N16.3 { i 82 81 79 78 77 76 50 29 28 26 ~25 7 8 1s I~ - 85 - , I 15 12 22 '6 86 5 - AY, MAP 251-I`CD I 10 / a TAX MAP 251-12CC n 18 19 20 21 Srwu OFeuA,E & f _ I / Z SA1Apt SEWED-1 o TAX LOT 1300 E2 EN a 6 TAX MAF 2Si-12CC TAX LOT1 000 9 TAAL07 1so~ - 13 a - CL ,-SAX sN su- sw AX NAP 25~^12CD, r } Q 3 ROAD wD N ~-VTAX MAP 2S1-12CD p dpe TAX LOT 1100, r / { zl - - - - 87 2 - j 32 31 30 29 28 27 26 25 24~ 1 , a• 1 . - - - - - _ - r --4 1 ------DURHAM ROAD SAN ---:'^-----~•yM S,W-.._..~....~.- +^W. L.- - --O' - _ - EXIST, t2--------------- _ _ --_--_---_----_--°--------w- EX1ST_12"_N'ATER _ -_~-___--t - - 13E T4 CDT 400 P 51-1.'E MAP ^51-13Eh TAX MA F TA 1 _ TA) MAP 251-136A I 1 TA) LOT 300 I I A' LOT 40, { TAX LOT 3DD (DURHAM ELEM SCHOOL) W+ E I S 0 3D 50 SCALE r=3D• snrF ~°G' HERB HOFFART & Co. cA sH REFERENCE INFORMATION AND NOTES d.OH 4632 SW. VERMONT DURHAM SCHOOL PARK o N0. nwED PORTLAND, OREGON 97219 _ DUR-UTILDwc ao.N. PHONE' 503 244-0878 sRO:r CHECKM HARRIS-McMONAGLE ASSOCIATES, INC. SANITARY SEWER AND SURVEYORS I RENSFL SMO R/W MDTH TO 41A 8040 A doh AW.LNa ENGINEERS- D ,25555"R'kL BLVD 9L WATERWORKS PLAN or 4 avc TIGARD, OR 9 7723-6 2 87 REV p PnON 6uB APPIL 61TE 1/16/99 PHONE (503) 539-3453 MC FOR LATEST REVI~DN REFER TO TRAG r I~ I - B0 D-, PARK\ ~ I \ BOND ARK N~3 I., Nl~ 1 B O N D P,A R KI N 0. 82 81 A "~0 79 78 77 76 30 29 28 21~ 26 25 1 ~ - I I I' I I ~ I - 7 16 6 9 12 15 SINGLE FAMILY I 1 22 3,475 SF ( 5,550 SF I I m 5 - - _ ~ s~ , + 2 I ~ I I 86 \L 10 TAY ,IAP 2s- _cC 17 18 19 20 21 TAY MAP 2s1-IhCD I / Z / a / TAY LDT 130C I - - - + TAY MA° °5-12CC TAY LOT )cc TAY LO` 194D- 13 4 Yr~~ 3 i _ Q / 1 DUPLEX LOT - CL c~ee SAX MAP 2S-",CD! 1 4,910 5f - I lwa \ \ - - - - - 'A' (PUB IC) - - - - - - - TkY-LOT-1-2~+- - - - ~ i 1 2CD - - - - - - - - Q j TRACT FlRE GJtE I se ROAD TAX MAP -S i PRIVATE DRIVE - - - - - - AX LOT 11001 2.OD5 SP 1 11 ~ I o + I 1 zl 2 I I I W 87 -I - - - _ Q1 I / 32 31 30 29 1 1 _ 1 1 28 27 26 25 24 2 z ~ 3 ~ I s 1 s I + I N b 3 2,440 SF 1I 520 SF 1 2,440 SF 1 2750 SF I C3) 1 ~i~ I I I I ~ I 1 I , f SW DURHAM ROAD f TAY MAP 231-"3E TAB LOT 300 TAY LOT 500 T4` MA° ^-j1-1:E I TAX MAP 2S1-13BA TA) MAP 2S1-136A I TAY ~J' 3011, TAX LOT 401 i 1 I A7 LOT 300 I (DUPHAM ELEM S:HOOL' N I I I I I I 1 W E s p 30 FO SCALE 1'=30' sate R HERB HOFFART & Co. MSH REFERENCE INFORMATION AND NOTES ao.R. 4832 S.W VERMONT DURHAM SCHOOL PARK TWED pORTLOD, OREGON 97219 PHONE: 503 2- ---8 CHECKM HARRIS-McMONAGLE ASSOCIATES, INC. FUTURE DEVELOPMENT PLAN t amsm StRa7 A,It WNN m /20 OA RJL" A Jax 4.T'3/9S WLNc ,2555 S.W. . RkL NM1 BLVD. w ENGINEERSLR5 639-3453 DATE REV DESWPfgN SUB APM P iE HONEHONE . (503) 9722.3-62B7 1453 1/tn/YY P (5 REFER TO TRACWG FOR LATEST RENSION ~il~ 2 a v'~ 3 ' 1 r0 t h L Hal M~ A G a a ax'F- 1~Q i 21 &a cr - DURHAM SCHOOL PARK 9 ~a k h wimm et t + ST %I =W T X _ 11 y, r06 t gr<" w+wa ur p STIID~p -p• L A 1 SITE DEVELOPMENT REVIEW PLANS "a.~ JI e V4 n <I~ ~ a er a~a° p Big' 3 as rA BOND PARKIN0.4 BOND ARK N~0.3 I I BOND PARK NO.~ x 1Q, M L1 4EJT 81 80 79 78 82 77 76 30 29 28 27 26 N '42'32" W 3 080' o. N O 7 $ ' VICINITY MAP 11 16 NO SCALE z 85 N 8'42'32" W 65.56' - 12 15 CD 21 ° 66 5 22 N STOCM DRAINAGE & 10 z DURHAM SCHOOL PARK ~ SANITARY SEWER ~ TAX MAP 251-12CC 17 1$ 19 20 21 TAX MAP 251-12CD EASEMENT N TAX MAP 251-12CC TAY LDT1a000 TAX LOT 1300 TAX LOT 1900 13 X - - - LOCATED IN TM SA 1/4 OF SECTION 12, - ry - - - 3 4 TOWNSHIP 2 SOUTH, RANGE 1 WEST, VULA191TE MERIDIAN N CITY OF TIGARD, 11ASHDIGTON COUNTY, OREGON Q N D_ N _ _ _ _ _ TAX MAP 251-12CD LU PLANNER; N 3 ROAD 'A• (PUBLIC) - - - - - - - TAt-1-OT-+200- - - - - N SPENCER VAIL 4505 NE 24th Z )TAX MAP 2S1-12CD PORTLAND, OREGON 97211 :*TAX LOT 1100 PHONE- (503) 281-8245 Q I p FAX: (509) 284-5506 0] 87 2 I z N DEVELOPER ENGINEER-SURVEYOR. HERB HOFFART & Co. HARRIS-McMONAGLE 32 3t 30 4692 S A. VERMONT ASSOC., INC. 29 2$ 27 PORTLAND, OREGON 97219 1 26 25 24 23 4 3 PHONE- (509) 244-0878 12555 9 N RAIL BLVD 1 W E FAR (509) 244-0877 TIGARD. OREGON 97229-6287 PHONE (503) 839-3483 {4 FAIL (503) 639-1232 L Sheet Index: _ s - Preliminary Plat and Street Plan 1 of 4 _ , - e 53s-5]'- Grading, Tree Preservation, and Storm Drainage Plan 2 of 4 ' Sanitary Sewer, and Waterworks Plan 3 of 4 - - _ _ SW DURHAM ROAD - Future Development Plan 4 of 4 GROSS PROJECT AREA= 133,267 S.F. 0 30 60 DURHAM RD. R/W DEDICATION- 2,683 S.F. sOAIL 1"-30' ROAD A R /W DEDICATION- 25,054 S.F. TRACT A R/W DEDICATION- 2,184 S F. - - - ' - - - - - - TRACT a R/W DEDICATION- 2,142 S F. I TAX LOT 400 NET DEVELOPMENT AREA= 101,204 S.F. TAX MAP 25t-13B - t M1 MAXIMUM NUMBER OF LOTS; I TAX LOT 300 TAX MAP 251-13BA =T 01,204 S.F /3,050 S.F. PER LOT= 33 2 LOTS I Ax LOT ao1 I AVERAGE LOT AREA' (DURHAM ELEM SCHOOL) i., APR O 3 IS99 [101,204 S.F. - 2,979 S.F. (W 0,)]/32 LOTS- 3,070 S.F. JJJ CITY OF TIGARD ZONING R-12 iR+ TAR MAP 2S-1-120C, LOTS 1900 AND 2000 TAX MAP 2S-1-12CD, LOT 1200 8065 8025 AND 7975 S.W. DURHAM ROAD - TIGARD, OREGON 97224 ' N N 8'42'32" W 30.80' o . 89 9T 90 00' N O 73 50' 117 34' p N O W E :n O o 20 4a 11 OD t 1 00' 8 10 7 2 971 sq tt N 0 I SCALE 1"=20 3268 sgft p a n 11 10 5 70 16 o O ° r, .D 50 $ 10 3,D„ 5q It 4852 sq ft Z N 8'42'32" W 165.56' 79 OD' 79 36' N o° 0 o m m hR 24.47 34 00' 34 00' 34 00' 39 09' 10 10 63 00 63 OD' 34 DO' 2,784 sq ft Q M 2,726 sq ft m 0 c14 c 15 79 7r a 7900' 12 ° o C, 0 2 520 sq ft d N r 2 520 sq ft Q. m o 22 O o 5 ~q r a 63 00' U 63 00' o 3,037 sq ft fl- ° 5,037 sq ft 100 1 0 Q Q ° co AGE & K m SANITARY SE h~tR n~t1 r. 3,538 sq ft d 1 7 co 18 19 20 21 N EASEMENT STORM DRAINAGE 3,290 s ft 3,355 sq ft 3,327 sq it 20' WIDE G AL -7 Lr) 93 84' 1 3 c o 1 4 0 2,890 sq ft q 3,355 sq ft DEW' APPROACH OACH - ° Co m ° c N '40 36, 2 835 sq ft a a 2,835 sq ft 0 3 V 1 21C L o 4 N o ' ~ 3,223 sgft ~ 230' 6300' zoo @ P ~ O n 63 00' 34 00' 34 00' 34 00' 34 00' 9 99'60 or a N 82 89' CURB L-0 6 1 lLl _ _S 88'42'32" E 394.49' - In 3 6ROAD 'A" (PUBLIC) 1 p 1p1j 25,054 sgit > 838 sq ft CURB Q) L=4 46' O 't 56 24 00 36 00 36 00 tfi 00 Z l 3600 36 DO 3600 36 00 36 00 30 49 82 28 l L=5 60' } Ch Z 0 0 2 ° ( o ~ 2,886 sq ft M I ~ t J J ~ o 20' DE COMMERCIAL o° ° a o o D APPROACH 3 8263 32 W 31 30 29 28 N ° 27 ° ° 23 G N Z - ~I 2 952 sq it m oF_ sq ft m 2 952 Ti co CO 26 co 25 c 4 co co a 1 -q Q w ° N o 3,305 sq ti ,952 sq ft ,952 sq ft 2,952 sq It 2,952 sq ft 2,952 sq ft ~,95U sq it U O a c a, 3,161 sq ft Z u X Lc' 3~ U Lu N L''~ co co ~a3 2j - 4 CO' 3E 65 03' 00' 36 00' 36 DO' 36 00' 36 00 36 00' , 36 DO' 36 DO 36 00' 45 54' 8'4 32 n - , ; a - - o Y - e - - - - - - - ' - - - - - - + SW DURHAM ROAD =I=--- T C. rc Rr- c/L-a 1s' ~a ' c'ro LT . risr rL RE" C/L 9 1s Tc LT- c/L+0.45' T1b7 Ot c/L+O 45' 105, 10 5' Q B' B' DRI14-OVER 11 11' 1 D' B, 'DRIVE-OVER 1 0' r 0 5' PVE s B' PUE PUE CURB 1V 1V PA.. PUE CURB 10' 10; DRIVE-OVER PUE I . 3 21' r ( 2008 e'ORI`h-OVER I I 2---~ 200L CURB I o 2 OOfi. CURB ~sa u' Y I 7 I 0 zoom r s 57>< o 3 S/W STD0M of '4 9oCNU¢Om 3-1/2 Cu55'C ASPH4LTIC CONCRETE I 3-1/2 Cu59'C ASPNLTIC CONCRETE , 0 AND CL11ER IEVFL019 ROCK 2' MSS 'C AC 819: UFT f 3/4•(-) LEVSINO ROCN o I-1/2' CLASS 'C AC 11FAN Y 2(-) BAY RDCK PLACE SPHA Y 2(-) 81SE ROCK PAVPIC NOTE PALE ASPHALT M Y UFrS (54IE DAY) ' o 2 3~4'( BAY RDCK PULE ASPHLL7 IN : L f 5 (SAME O1Y} . TRACT C) Y 1-1~2'(-1 BAY ROCK - - TRACT A NOTE: PRIVATE DRIVE If - . -r ROAD A PRIVATE DRIVE A BLANKET ESMT SHALL AEXIST CTS OVER THE U13LJC tt ENTIRE TYPICAL STREET SECTION OF THE PRIVATE DRIVE 1RAC15 FOR ALL PUB C AND TYPICAL STREET SECTION DRIVE-OVER CONCRETE CURB DETAIL TYPICAL STREET SECTION PRIVATE STORM DRAINS SANITARY SEWER AND OTHER ND srAu NO SCALE NO SCALE PUBLIC AND PRIVATE UTILITIES SCALE REFERENCE INFORMATION AND NOTES DUO CH HERB HOFFART & Co. SAS SHOWN 4852 S.R. VERMONT I) * No. s TRACED PORTLAND, OREGON 97218 DURHAM SCHOOL PARK DUR-PRE DWC. 40H PHONE: 505 244-0878 SHEET I RENSEPsaaT 3/99 c[crEn HARRIS-McMONAGIE ASSOCIATES INC. W MDTN TO 420 ON RD10 N JDH 4~, WLMC PRELIMINARY PLAT AND =h DESCRPTK)N 9 APPR DATE 1IGA~E~ 7HALL 22,3-R a7 STREET PLAN OP 4 , 1/76/99 PHONE. (503) 639-3453 REFER 10 TRACING FOR LATEST REVISION F4irE' l I ~ _ BON I P I ~1t 3 a--0- 1-D D P;A R KI N 0. 4. B O N D A R K A'TK ~ I 82 81 ~4 79 78 77 76 l % - - - - - ~ ~ _ - ~ ~0 ~ 29 28 2~ 26 25 SAVE a xewnnRH I I I ar FIR SAVE 85 11 16 SAVE / T__ - - ~ 10t `AR SAVE, A VE r ,urmwex 6 e ,o• MAPLE SAVE 6 9 , r,Fx o SA 14. AaRt _ - 1 ' - n SAV~ 12 15.' ir APPLE IS N~ - f e* RR _ I r - - 4 - 22 5 86 u , B PINE TAX MAP 251-12cc 12.> 18 15 19 20, 21 TAX MAP 2S1_17CC4 I / Z va v SAVE r FIN' MAP 2S1-1' S SAVE TAX LOT X000 TAX LOT 1300 / Y - - TAX igSt,Q,-- A - 1~ t5 _ ` _ _ _ l of 4 16'. X MAP 2S1 , ROAD 'A 4 J N i1Y _ ~ ~ ~ - - TAX M 251 12" Z TAX LO 1100, n LLJ , , 8i - t 9 4J 7 m 2 uwr lfM - , r . F 32 3 30 I Q 29 28 / - 7 2 D 26 25tl 24 , 2 I < I - I yr , ~ H I _ c, 8 • I, . 7 SA SA m,tA / r nR AVE SAVE 3 S 2 / I ~ 1 3 SA ~ I - - r assn IZ CEDAR SE }1 - - - - - - - - - - - - SW D - URHAM R _ - OAD , 1-----------------.=___! T----- B iA? LOT 400 TA> MAP o _ .St ',E TAX MAP 2S1-13BA TA) LOT 30O I TAX NAP 251-13BA DURHAM ELEW SCHOOL) TAX LOT 401 I I I ~ N I I I I I I i I W E NOTE: THE LIGHT/SHADED TREES SHOWN ARE BEING REMOVED S DURING THE CONSTRUCTION OF THE SUBDIVISION IMPROVEMENTS AND/OR NEW HOMESITES 0 30 60 SCALE 1"=30' REFERENCE INFORMATION AND NOTES DEMON HERB HOFFART & CO. SCAM III a0w 4692 S.W. VERMONT Dnc xa DURHAM SCHOOL PARK SHOWN wOtD PORTLAND, OREGON 87219 Ox PHONE: 509 244-0878 DuR-PRE s , 1 WMO S7W R/w $70x TO 12O a RaW A do h 4123;95 CHECKED SHEET wLN~ HARRIS -t~euoNnc~ASSOCIATES, INC. GRADING, TREE PRESERVATION L o DATE 12555 S.W. HALL SLMD AND STORM DRAINAGE PLAN 4 t/t6/co 1ICARD. OR D722J-6257 g: REFER TO TRACING FOR LATEST REVISION PHONE (503) 639-3453 I i BO N- D_ PAR I f BON I K I B0ND''RARKIN0.4 I I I D ARK -N6.3 82 81 1 A 80 79 78 77 760 29 28 27 26 25 I I I J' I I I I I 78 _ 11 16 - \ 65 l -1 - ~ ~ 6 - 12 w 15 40 22 - - 4 ,6 5 86 - z 10 > 21 TAX MAP 2S1-12CD sTO-u DRAWAGE k as TAX MAP 2S1-12CC 17 18 19 20. Z EANiuR; SEWER / a TA) LOT 1300 - - EAS.u[NT TAX MAP 251-1?CC TAX LG1120DD I Y m TAX LC I9oa- 13 = 4 - 4 Q CURB LL yH 'Ax MAP 2S -12CD ROAO PUBUC) - 3 TAX MAP 2S1-12CD Z I - - - - TAX LOT 1100 I f BLJ 87 2~ - - - - 32 31 30 29 28 27. 26 25 24 I I~ _Y I IV 1 1 - - - 4 - - - T ~ - i 1 - - - - _ SW DURHAM ROAD - - J__ ! i- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - t - - - - EYIST. It WATER 13B I TA, LOT 4DD TAX MAP 2S1-13B TAX MAP 2S1-136A I ~ I I I TAX MAP 251-136A TAX LOT 300 TAX- LOT 401 (DURHAM ELEM SCHOOL) TAX LOT 300 I N I I I I 1 I w E I I ~ I I s 0 30 60 SCALE 1'=30' DESKN HERB FFART & Co. SASS SHOWN onc. NO. REFERENCE INFORMATION AND NOTES' ap,N 4832 2 S .W VERMONT DURHAM SCHOOL PARK TRUED PORTLAND, OREGON 97219 DUR-UTILDWC acii PHONE: (503 244-0878 SHEET wcMEcN4Mc m HARRIS- ENGINEERS-McMONAGLESURVYMS ASSOCIATES, INC. SANITARY SEWER AND 1. f'ENSfD STREET R/8 IND7! i0 11A CN R41D A 10H 41231P r, aE 2555 sw. jr . WATERWORKS PLAN 4 i `RCM. ~FSO'EPIgN 5 APFR M7E ROARD, OR 7223-6287 `r, tJtn/uP PHONE (SOS) 639-3453 REFER TO TRACING FOR LAl'EST REVISION y~;lY, K I - \ BOND R.ARKI OND A t B NO.4. I IB RK -NO:Y PA~ • I R K y t - - -82 I 81 ~p 79 78 77 I 76 29 1 I 1 - - - - ~ - . ~ ' , 30 ~ 28 27~ 26 25 _ 1 1 1 I 1 _ I 1 I _ I \ 85 - 11 16 I - - - - 6 9 r << 12 15 i L ANGLE FAMILY - I I I/ CDs N 86 5 22 / 3,475 SF I 5,65D SF I 10 T I Z ~'z TAY, MAP 257-',kD TAX MAP 2ST-~2pC 17 18 19 20 21 I ~2 m TAY MAP 2ST-12CC TAY, LOT 22000 TAY LOT19Dn AX LOT 1300 I 1 4 ~ - I , 1 a 3 / - - - - - - - - - - - \ DUPLEX LOT { TAX hgkP 2S7-12CD , 4,910 5F 3 / ROM 'A' (PUBLIC) - - - TA-1-LO T-+2DC Z - - - L = - - - - - - - - I / cuee 'AY MAP 2S1-112CD PRIVATE DRIVE TRACT - i FIRE GiTE f TAX LOT 1100) 2 0 - - - - - - L - 1 w~ 87 m 2 - i I~ - :D I _ - I I 1 <1 32 31 30 29 28 27 26 25 24 / I 1 - 1 I 1 1 ~ j 7 I 6 i 5 1 4 1 / v 2,440 SF I 2,520 SF 1 2,440 SF 12,750 SF 1 ~ - - - - - - - - - I - - I' SW DURHAM ROAD , - - - - - - - - . - I - - - - TAX IJAP 2S1-'--E iA7 LG' 400 AY. LOT 500 ~ TAB MAP .St-13E ~ I TAA LOT 300 TAX MAP 2SI-13BA _ TAX MAP 251-13BA (DURHAM ELEM SCH00L) 1 TAX LOT 401 1 I TAX LOT 300 N 1 1 I I I W E I S 0 30 60 SCALE f=30' REFERENCE INFORMATION AND NOTES DESM s HERB HOFFART & Co. SHOWN O. D ,IWm PO4RTIA". OR GON097219 DURHAM SCHOOL PARK AS owa Na aaN PHONE: (503 244-0676 DUR-PRE DWC anmsxF R~ WIN TO ,.a FNA cH 4:319 °XF"m HARRIS-McMONAGLE ASSOCIATES, INC, 6NFET 4 wLNa ENGINEERS-SURrtY0R5 FUTURE DEVELOPMENT PLAN RIV. S- GATE 12555 SW. INL BLVD 3.. hhI'fwm TIGARD, OR 97223-6267 1/ie/DD REFER TO TRACING FOR LATEST REVISION PNg4E (503) 639-3453 _ ,z ~ - - - - ' 1' "z ' ? ' :4' r +S i' a e' °`Y a'f1` YF j ~.t . . . pl _ °'t , t ~ ) t . e, r - 'k~ ° ~l 'e ~ ° .,i" - - ~ i , r Y z 1• ~ ,yam ~ :1. 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I TAx M ~ T AX LOT 300 I ~ ~ > ~,,t~.z~ o~.l I I TAX Lt DURHAM ELEP~i. SCH0O1_ I `T-~~~- . , . ~ , ~ ~ a ~a~ r ~ I ~ _ I Z8 ! I Au ~ ~ qq~~~~ P~~t~~w rn . ~^^i- ~ - m ~ Tyr ant5v~ a ~  ..,..,,=.e~~ T,.. ~ ._.r_ c,.ae +.~.a..es..x,a - .:.e~s~c.~.a.. - ~ - - _ ..dp,.,-~s5~..~asS. J4 W-- ~ x \ ~ . }w a,l . --4aM~rax " , , ~ 89.97 ~ ' o~ 90.00 ~ > _ 73.,0 ^ ~ ~ . ~ 117.34 - , ao ~ ~ ~ 11.00 11.00 ~ o i ~ ~ 2,979 sq.ft. ~j N :F%~ 3,268 sq.ft. ~ N ~ ? , " o ~ 10,50 10.50 _ - ~ ~ o 3,011 sq.ft, 4,852 sq.ft. N ~ ~ ~ : ~ - 79,36 ~ 9.00 0 - n y ~ I ~ , ~ ~ r... I 63.00 63.00 h . 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CURB ~ s~~+alx a ~ a A.ND aJTTfR - _ 3-1 J2" GtASS C" ASPHALtIC CQ~ICRETE , ~ / ° 2' CiASS'C AC BASE LIFT r ~ ~ ~v 2' 3/4"(-) IEVEIaNG ROCK - ~ 1-~ 2' CLASS 'c' ~,,c. 01 t~AR 'f ` x / ► V~. 7' 2" BASE ROGK PAVING Nt 2 3\4 BASE ROCK PA VG NOTE: PLAGE A51 ~ ~ PLACE ASPHALT iN 2 LIFTS SAldE OAY" o Y T-1~2 BASE ROCK { ~ ~1 ~t ~ ~ P ~ TACT A ~J~T~: - °,~F,.°, ~ A BLANKET ESMT. SHALL EXIST AVER TI~1: ~ R4AQ A f PR VATS f~RfV~ ' OF THE p~iVATE DRIVE TRACTS FOR ALL P FICA ~~R pp~ CT( ~Yt I~AL SI{\@~' ~/~CTIO!\ ~ E ~ ~PRI~lAT>; STORM DRAINS sAN1TARY SEWER, " NO SCALE h0 SCALE ~ ~ IP1~Bt.IC AND FRL1IAi^E t}11u11ES. l ~ - t - -I ` .•s.,.",.... .x+}is ~ ,..~..em,A..._.~~.._~+T~~ wi~'ycvaacvmu.uY~' 'msrn"sv.~am+smo..a~>.~..-.. .-.~cucz+.m~:¢r5aca.~.vc~~ -rA'[mGVS'c'a'a~[4~P're. REFERENCE INFORMATION AND NOTE5: ~ - DES!GN ` , J.O,N, z, - ~ , ~ TRACt:~O r ~ " , - -z ' ~ JA.H. F. r . - ~ ~ ~ ^ a . ~ _ CyECKEO f ~ ~ ~ - - - ~ W Lac. i--... _ ~ ~ • - .  ` ; DE RIP1lON SUB. 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L.1 l.I'y/VI\f4.1 V1\v7 1a#aa Skew as 7'wa' a a it ELM ~a a ■ aa"%a msa a w v 1 1 1-tar 17 12555 S.W 14ALL W-10 DATE T~GARD, OR 97223-6287 AND STORM DRAINAG,E PLAN RFfER TO TRACAG FOR 1 ~TEST RE~'IS,GN /~ara I-S 'HONE. (503) 639-3453 4 ~ ~ . ~ \ - _ ~ - ' ~ 't\ ~ ~ ~ ~r ~ I P _ } I ~ I - _ \ fi. ~ 1. I - 82 ~ 81 ~ 77 76 29 - ~ y ~ ~ ,t ~ ~ ~ I `A - ~ { ' ~ ~ l + ~ 1 { - t. N` 7 ~ ~5. ' I 1 ~ ' ~ 8,C _ j F r ~ g5 , ~ ~ 11 16 r ~ I ~ w.+.=T - I r A 4 ~ , ~ ~ r { , - - F. _ ~ ~ r _ + ~ { ~t ~ 9 ~ ' 1' j ~ ~ 1... _ i ~ i i f~ - ~ ~ ~ U ~ , ~ 2 ~ ~ ~ f ,t 1 d- ,r - Q- >i ~ I ~ ~ + :f 1 i. 'l f ~ 4 y r ~ I ~ i f. S i~ ~ _ ~ STORM DRAINAGE Fc ~ Q ~ t'~ i i r / i . SANITARY SE4NER - G~ ~ TAX MAP 2S) - i 2 ~ ~ ~ $ r ~ 1 a ~ 19 2®, r ~ EASEMENT' ~ cA~ ~ ~ , r i' . ~ ~ _ TAX MAP zs~ zec f - rAX DoT goo ~ f ~ TAX LOT a90 1 ~ . _ 13 I ~ ~ ~ G' 17 i ' ~ ~ y t !f ~ - i~ L r / ~ ~ 1 ~ ~ ~ / a, ~ .i , ` - - ~ , ~ - f~ I ~ ~ ~ I ~ ~ Qr ' ~ , 1 ~ r --~qj..,~............ 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PJ 1111 ' _ r.r r~s suraE mAr`a J'-.a ,a.r s+ss' r,'`air i'. r ~ REFER, TO TRACING FOR LATEST R ION 3/i a~t n . M'C",M r x. i~ *'~S ~ ~ ~ _ v ~ sf - " r ~ . ~n e + ^ ^ r ~ , . ` ~ y ~3 N ~ ~ J' S. 'fir ~Y~~{ :3:' ~ - - ~''eR-~ ~-^.a- ~w,_.~.,..~es.~msm,+~m,~m~.rPra ~~e~c~..+~uaumztiovso~sn:az~ > ~ . ~ ` `til - r ~ t •r ~ '1. { w - ^ ~4 _ '-.4 I 1 I - I 1 ~ - _ • i_---. -__r T_ ~ ~ . - . , _ ~ _ 79 78 77 76 ~ ~ - ~ * ~ ~ .~yy ~ f 4 i t ) 4 d nr 7 _ ~ ~ ~ i ~ _ 11 16 85 ~ - ~ _ ~ I r 1 1 ~ `4~ ~ 1t ~ ~ ~ f? f i ?t""""~- ~ 6 9 ~ i f ~ F r,% ~ f ~ it t / ~ ~ t' ~ i ~)7-~ ' a ~ ~ ,r ~ , _ ~ V / s~ J ~yy 7 ~ jj ~ ~ ,r +Y°' N / t ~ i ~ 1 ~ ~ _ © ~ / ~ $6 r' _ c, . .r , ~ • 1 O ~ • f- TAX MAP 2S1 ~12~0 17 ~1$ 19 a ~ ~ ~'c ~ ~ TAX MAP 2S1--12CC ; " TAX LOT 000 { r / J ~ TAX LOT 190 1 , / 13 ~ f ~ 1 a T' b ' f r ~ . j s w ~ ~ !r I ~ I % i " ~ ~ ~ r ~ ~ _ _ CURS J - r Jet f ~ \ r~' % e f~ ~ rr- ~ ' r 'C7 3 , - ? R~AO ~ (PUBLIC !i ~A f i } j ' / t 1 i ° ~ C / ~ 3 ~ 1 CV~a _ 'rte t G.. 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DATE DATE i 1/18J89 REFER TO TRACING FOR LATEST REVISION )a F i _ l r- ~m~ _ . ~ _ , m, ~,w- ~.,,e-.. .~f~-~~~~~~,~:~-~x_~~~...~. ..~,~~-~..~~.~~..:-~L.,~.~~~r~~,-~.~.~;~ -~.7.<.v .~„K_,~.~. ~nn,.~ ~.~a~..,~,.Arvn..~~~..,.. .m.8_.x.~__,w,~ ,,..g_.a__~...___~____,.n~.._.~..~~..__ - r ~s~ - r. ~ P i r -v - - ~ - ~ - I _ - - ~ ~ k i ,F r~~ F ~ _ ~ ; ~ t, ~ . ~ _ - b ~ r` do :q.. r- T ~ _ - T~ e ~ 8 . a I - s. P U - N 0 N 0 F' K K~ A N C~. . 4 ~ ~ + ~ ~ ~ ~ ~ ~ , , ~ 82 81 80 - 19 78 11 76 30 29 w i _ _ _ _ _ _ J N 8'2'32" UJ 3 ' _ _ _ 0.80 0 . 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CURS 8' P U.E. P U E. 1 p~ 10' P.U E. P U. a 2.~ 21' ZP !P~' p, 2.00%--.~ 6" DRIVE-OVER ~~'~-Y ~ - `h ~ _ ~:x~~°~ 2A0~.--- CURB {i{L ■ ■ 'gyp I n rra ~ SID. CURB s~K ~ ( ) ~ 3-1/2" CLASS 'C' ASPHALTIC CONCRETE c~, A~' 3 AND GUTTER ~ ~ 2 CLASS "C AC BASE LIFT y9 - 2" 3/4"(-) LEVE~NG ROCK ` ~ K i-1 2' CLASS 'C" AC. 93 1 YEAR + 7" 2"(-) BASE ROCK PAVING NO / PAVING NOTE PLACE ASP 2° 3\4'(-) BASE ROCK PL4GE ASPHALT fN 2 LIFTS (SA~AE DAY :1 1-1~2" - BASE ROCK ) ~ u , ~0~~: I (V'1C~ p~~VQTE ~~~~E ~A BLANKET ESMT. SHALL EXIST OVER THE ~~AD A , tDF THE PRIVATE DRIb'E TRACTS FOR ALL P~ .d 5~~~~~ ~~~~~~N ANT Y SEWER 5~~~ ~~C~~N PRIVATE STORM DRAINS S I AR , SAL NO SCALE No G E PUBLIC AND PRIVATE U1IUTIES. s 4_ _ ~ - _ _ ~ _ - - - - - y ~ ~ DESIGN REFERENCE INFORMATION AND NOTES: - J.0 H. TRACED n' J O.H. l~- CHECKED I REVISED SIREEr Rj w IkIDTk IO 42 d' ON ROAD A d O H 4/23/99 W.L Mc, REV. f1FCC:RIPTtfiN CI Ira APRR (IeTF f1eTF  n DGARD, OR 97223-6287 1 i r L.rA11 I OF !t 1 1$/99 REFER TO TRACING FOR LATEST REVISION PHONE: (503) 639-3453 - - - - ~ \ - _ ~ Q N 0 N P ~ D P A K ~ , I . I I I , I ~ , - ~ , ~ I - - - I - - t - ~ I I 82 81 80 ~ ~ , ~ ~ 79 18 17 76 34 2c 29 28 27 26 25 ~ ~ I ~ ~ SAVE s" FIR I ~ ~ I I ~ ~ ~ ~ I ~ w V i - ~ ~ - ~ ri,~ sf.. s I ~ ~ SAVE - ~ - ~ ~ ~ - 11 16 ~ 85 I - , , - _ - . { I SAVE - I ~ I ~ ~ 14" FIR AVE ' ` 4 S VE S ~ ( 8 I~A~N~CHORN ~ , ~ " - - _ ~ _ , AVE , 10 MAPLE 6 9 t d SA E - . - fi -FIR ~ ~ 14" yr - L~, ~ L - i A ~ -,.-r: Q 1 ~ _ N r T SAVE _ - 8" DECiD. r~ ~ ~ - ~ 15 12 erL "^4. " v 8 F{R - a - - m - - / - 86 5 ~ F - 8 PINE ~ - _ _ 11 ~ ~ r_ ~ 10 / ~ ~ 8 Fift i 6 TAX MAP 251-12CC 17 ~ 18 20 _ ~ F SAVE~° ~ _ 19 ~ m~1 Tr MAP 2S1-1<< AVE TAX LOT ?000 _ S 15 / - ~ TAX 1902. 13 m 1 ~ AVE V. . _ _ - - - y 8 FIR ~ ~ ~ - - ' - " - ~ ~ ~ il ~ 7 - - 10 - ~ S ~ ~ ~ ~ ' Q ~ - 9 11 - C. FRB - - ~ ~ Q.. _ 13 4 - ,_.~_s~_.~...___ - 4: - - ~ - . , - - - ~ X MAP 2~ fi~,p--~._._ - - i g / S S11~I~r - _ _ - - ROAD " ~ TM---- 4 ~ ~ 1 I O 3 - A' FUf3LfC -r , _ ~ , 1 Y _ Cl'k6 ~ ~ ~I ~ - _ ti - 1 I ~ ~ - - I V - 't 7 ~ ~ 8 , . ~ 2 ~ 30 CEDAR ~ ~ - - _ -<~6 -t~ - - - . ~ - ~ I n~ j ~r Z 32 3 .i .~~t JO I k ,ra' .u 29 - ~ ; 28 5 a~, z - 21 5 24 . 26 2 I o : ~r. 1 - i - i - SAV A - _ SAV ~ S E Q ~ , _ 8 FAR - AVE ~ ~ AVE SAVE s S VF 2 / r ~ 12 (~DRR Q - - - _ ~ - 6~~U~ 4 ~ - - Y r ~ - - ~ _ - T __J_ _ _ 1 ~ - - - - - - 4 n I i 4 i - I -1 ~B ! l I- (1, I AX ~ 4_C I I r 7 rr1.X Pv9AP ~s1--1 TAX LOT 300 I I `DURHAM Ei_EM SCHt~~tL I I l ) I I I ` I I ! I I I I n~ ~r, ' I i THE LIGHT SHADED TREES SHOWN ARE BEING REMOVED DURING THE CONSTRUCTION OF THE SUBDIVISION IMPROVEME J AND OR NEW HOMESITES. , .,.,a.~...~,-~~~n - -.~~~.,m. ~~.a .~M.~. ~ DESIGN REFERENCE WFORMATION AND NOTES; J.O.H. ~ - - TRACED T c~ J.O.H. :n CHECKED ~ J REV)SED STkEE1 RAN WlD~H FO a2 U' uN ROAD A J 0,4 4~23~99 I o ~ L.I~c.  REV. DESCRIPTIONy SUB, _ APPR r GATE _ - DATE 1 ~nrcc n n„in I 1 1 -w 1/18/89 REFER TO TRACING FOR LATEST REVISION - - 1 \ - 1 I _ _ - ~ A - N i~'1__ 1 P ~ i ~ ~ i ~ ~ i sa ~ 78 "17 76 30 29 82 81 80 79 f Y I 8 7 16 \ &0 11 j. j ~ ~ T_ _ _ 6 Q ~ ~ ~ 15 ~ 12 s Sl Q ~ ~ _ ~ / ~ ~ , - ~ 5 z ~ 86 ~ ~ : ~ - _ ~ 1 g 20 10 / a 4AP 2St ~2C~~ 17 18 ~ _ sTO~M oRA~NAGE ~ TAX h l Y SEJ~ER N ~ ~ ~ SANITRR TAX L.~T ~ QQO EASEMENT ~ TAX MAP ?Sl -1 A 1 ~ 1~ P ~ TAX SOT 190~.r- 13 - _ u v `t ~ _ - t~ ~l - - ~ CURB ~ \ AX MAP ?S ~ stiN s sa!~--- sa,~ s+~ --sAN-~-- A~---..__._ say--_ _sA~ ~ CL. w_.. _ _ _ ~ - ~ - - ~A'~ T ~ 0~ ~ ROAD " P~JBIiC) 3 ~,=---~v w yr - w w w -w w C~ - - c~Re I - - - - - I _ / - ~ i ~ ~ z ~_1• ~ 81 2 - F _ ~ 1 ' 32 31 30 29 28 - ~ 2~ 21 26 2 ~ 1 / ~ s ~ ~ ~ _ - - ~ - ~ ~ - - . - - i sw u D R~~A M f~OA D r: - - - - - - - -----r - - - - - - - - - - - - - - - - - - - - - i 5 ~ ~ ~ ~ Q I TAX SOT ~C~~~ TAX MAF 2~1-138 ~ ~ I TAX LC~T 3~D ( t (DURHAM ELEM SCHOOL.) ~ I I I ~ I ~ ~ f ~ I , 1 3 LJ I 1 - 1~ DESIGN - - - JOH. s REFERENCE INFCRMAtICN AND NOTES: U z TRACEO - J.0 H. _ - ~ CHECKED i >~i.L.Mc r, .DMZ/nn  i REVISED STREET RAW WIDTH TO 42 0' GN ROAD A d v IGARD ~ nn ~ s f emur ~ DATE o DATE 1/18/99 TIG~O, OR 97223-6287 PHONE; (503) 639-3453 rr7 REV. 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SHALL EXIST OVER TH ~v~a ~ P~IVA~~ a~~v~ z ~a O~ THE PRlVA~E DRIVE TRACTS FOR A.L1, 1 - u; TYPICAL STR~1' SECTION TYYi~'!CAl. ST~~~~ S~CTiON P ivATE STORM pRAiNS SANITARY SEINEF rx ~ Na SCA1E NO SCAEE' puslaO AND PRIVATE U11U11ES. t ~ i ~ ~ DESIGN r~ REFER~hCE INFORMATION AND NOTES: N ~.O.t~. ~ , TRACED ~ ~ ' ~ ~ _ J.0.3i. c~ , . CHECKED  o , ENGlNE~RS°~SAt~`+»Y~RS . 12555 S.R N 2 BLVD. REV GfSGR;~IIGN SUB. AFFR. DATE Al 1/18/99 TIGANO, OR 37223-628 62$T OF , STMEOET PLAN PHONE: (503) 639-3453 REFER TO TRACING FOR LATEST ~iEVISION REVISION t. ~i - ~ ~t. 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SCHOOL) z I I 0 I I ~t I ~ I xi I I 0 tv ~ ( I cV , N NOTE: ALL TREES SHOWN ARE BEING REMOVED, UNLESS NOTED, DURING THE CONSTRUCTION OE THE SUBDIVISION IMPROVEME ,3 AND OIL NEW NOMESITES. a . ~ REFERENt;E iNFORMATlON AND NOT DES~c~r ~ ES J. H. 0. J TRACED 6, T ~ ~ J,O,N. ~n i. CHECKED ' ~  ENQ Mae 5iNEERS-SbRVEYORS I~ Ll t l r ~ t El t1 Ft ! t t l411 ~ OEkRlPnON . SUB. AQPR t7AtE Lm : I CATS 555 S.W. IIALI.- eLVD- REFER JO TRAtiNG FOR LATEST REVISION t/r$/ss TIG - 14' M&287 2ARD, -0 '972 PLAN OF AND STORm, DRAINA PNGNE: (503) 6393453 ~ ~ ~,Z }j T~ ~ ~ ~ i gyp. ~ ~ r.. ~ k u i~ " ~ ii . t Y e0un*4e>'aaVVr.1vYr'~i,T%'vy"A1'KW„ - ~"F°"-'Cn°vm+° ~ ~ , s ` . ~ " ~ E ' ~ .ti ~ i ~ ~ _ a._... _ _ i { ~ ~ ~ ~ , I t ~ ~ ~ 1 l~-' 1, ~ _ ~ o ti4 ..y t.-- - e~w'wi~ w~ '~n...•v+~. .ter ...~-+..a....y '~i I . m'Mr.. 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H a _ 16 36 _ S 88 42 32 E 37 89.97 , ° ~ ~ 90, 00 76.50' S O1 17 28 W ~ 3 114.34 00 ' S O1°17'28" W ~ 1 32 ro ~ 13~ N 0 1. o ~ ~ ~ ~ N ~ 2,971 sq.ft ,n , 76 3,268 sq.ft. ~ 44 1 48 ° 3 0 o ~ 3,085 sq.ft. 4,778 s .ft. 0 1 q 33 S ~ cn 3 50 7.50 29 „ ~ 88 42 32 E 38 1 S 88 42 32 E `~0 o 0 6.68 c~ ° ° S ~ 36 z ~ 79.00 ~ ° ~ ~ 79. ~6 ° 39 ~ 88 42 3 2 E 45 49 ~ ~ S 88 42 32 E 139 > ° 3 _ o 00 ~ ~ 0 ~ n3.00 o N oq o C3 ~ ~ N ~ 3 3 2,784 s~ .ft ~ ~n _ ~r 2,726 s• .it , M ~ 1,~ F w N ~ ~ uj r' U I-" ~ a~ 00 O q~ N N Q N p o ~t 34 „ o 0 0 7 ~ > N S 88 42 32 E 40 _ ~ i~ o 2 S 88 42 32 E o w o ~ 2,520 s .ft 79.oa ~ 2,520 sq.ft. o - o ~ 79.71' ~ v~ ~ n 105 ~ ' d ~ ¢ ^ 41 S 88'42 32 E 4v- ° 50 S 88 42 32 E 138 0 0, p~ ~ U o w ~ , ~ qq ~ ~ 63.00 3,037 sq.ft. ; ~ ~ > 63,00 STtJRM DRAINAGE & s, ~ ~ tS', ~ ~ 2 SANITARY SEWER 3,538 sq ft, ~ ~ ~ ~ EASEMENT 25 ~ 2,gc S 88°42 32 E 26 o 0 00 1~ o 0 o N o 9 0 93 84 ~ ,21 ~0, x ~ n , ft. ~ri a_ ~ 2 ~j6 2,835 sq.ft. ~ 2,835 sq ° o ~ ~ r O o O U) ,k 180 to O ~Z, ~ 1 , ~ Q~ ' 3,223 sq.ft. ~ G 179 42 ° , „ 47 143 S 88 42 32 E ~F-~-- 141 i~ R =18.00 , ~ 63.00 ~ ~ ~ 12.30 ~ ' ~ L 1,_.72 21.00 6 3.00 23 S 88°4 _ 3 2 3~ f_ 24 GP#=195 ~ w 82.89' 183 ~ _ - - -x- - , _ - - ~ o - _ 5 88 4~ . o ~ ° - N o f2 =18.00' / a o , ~ ~ ti 194 ROAD A PU©LIC 4 i~~ = 4.48 cv ' 39 . ~ ~n ~ ~ ~ ~ ~ ~ X +L 1-- 2 838 s ft. t.P -196 rr ~ 25,05 sq.ft o , r~ rr L=4.48 81 r , , 176 173 172 ~ 169 z ~ , ~ 168 165 16~ 21 ~ „ 19b 7 1 G ~ S 88'42 32 E 2 ' 21.20 34. ~ ~ , x p 20 .4.20 34.20 ~ 0 ~ 34.20 ,4.20 ~ ~ 82 28 `f ^ ,r S ~ 182 ' ~1 q' 191 ~ x o ' o N ~ in , ~ ~ 2,886 5~.ft 6_ ~ ~ 0 4 , a~ 19 S 88°42 32 E ~ N o o ~ ~ . 20 0 ° o ~ r` 0 0 0 0 ° o , c9 N ~j ~ _ ~ ~ o 82.63 r-- `f ~ N N N - ~ 0 2,804 sq.ft. ~ 2,804 sq.ft. o0 2,804 sq.ft. ~ 2 804 s~ .ft. N N o ~ ~ 2 804 sr .ft. ~ ° f a 2,8 ~ 3,075 sq.ft. ~ ~ O ~ J N Q 19~ 0 200 - 0 178 . _ ~ ~ 192 3,161 s~.ft. x ~ r ~ ~ ° o X r f.- ~ i ~ o ~1 ~ ~ ~ ' - r._.-. d' 1 ~ 114 ~ ~ I71 88 42 32 E .20 X4.20 ~ 34.20 170 ~ 167 r 34.20 34.20 1 6 163 - - ~ - 65.03' ~ _ ~ ~ ~ 34,?_0 ~6 _ - - - - J - - - , - _ - - - - - _ _ ! ! ~ ' ~ 55 - - - , I -E - ~ 184 i  MAXIMUM NUMBER OF LOTS; 101,108 S.f:./3,050 S.F. PER LOT= 33.2 LOTS AVERAGE Lot' AREA [101,108 'S.E. 2,995 S.E, (W.Q.)]/32 LOTS= 3,066 S.E.. _ _ - - - - - - - f r _ , l ~ ~ - ~ ~ , r ~ - ~ - ~ I ~ ~ - ~ ~ ~ ~ F~INY FI~~~NA~~~, ~.UR~l~~~ DAT~~. SAY ~11,19~~ ~ ~ ~ ~~~~N~ SAME: DS_L~`~~N~ J0~ NSF: 99~~3 ~ ~ ~ l~ I N ~ ~ E I ~ ~ ~ ~ ~ ~ ~ I 16 z I - F_ 89.97 - _ 7 ° „ ~ 90.00 76. 9~_._µ S 01 17 28 W 50 {.o ~ 114.34 ~ S 1° 7 ~ r ~ 0 17 28 W ~ ~ ' ~1 ~ 32 r_ 0 N aj O ~ d' ~ 2,971 sq,ft, ~ ~j N ]6 3 268 s .ft ~ q o ~ 44 1 ~ 48 • o ~ o 5 ~ ft. 3,08 sa 4,778 s .ft. o ~ u, 13.5 7.~ q ' 33 S 88 42 37_ 0 ~0 , 29 S 88'42'.32" E 38 E ~0 o 0 16.68 , ~ S 36 t 79. a X9.00 ~ ° ~ ~ 36 ~ 39 S 88 4 ° ~ 2 32 E ~5 ~g w ° - S 88 42 32 E 139 > ~ - - . - o a~ v~ ° ~ 63.00' 1 o cv © ~ ~ 63.00 o ~ ~ ~ ~ ~ to i~ ~ cV ~ ~ r1 2,7$4 sq ft. v 2,726 sq.ft. i~ ' Y I.,J ~ ~ x ~ < ~ r' N (`J o ~ o Q t 34 ~ o o 0 ?_7 ~ ~ > N 5 88'42 32 E 40 ~ ~ ° S 88 42 32 E 2, r-. o W Q a o 2,520 sq ft. ct- 7 79.ao ~ 2,5~o sq.ft. o 79.71 ~ 105 ~ ~ ~ ~ C1 v~ ~ ~ ~ r 41 S 88°42'32" E 4cTi- „ ~ ~ ~ ~ 50 S 88 42 32 E 1 n° ~ U F-- 38 ~i 3,037 sq.ft. 63.00 ~ , ~a, ~ ~ 63.00 STORM DRAINAGE & ~ rn; ~ ~ I- ~ SANITARY SEWER 3,538 sq.ft ~ _ ~ 25 EASEMENT S 88'42'32" E 26 o . 2,89 o ° o 19~ fl o ~ ° 93.84' ° _ 2 ~ ~ s ~ 2 835 s .ft 0 ,3 x ~ ~ Q ,Z2• ~ 6 0 2,85 .q,ft. ~ q ° p0 ~ o o ~ . q o , ~ , 180 ~ ~ ~ j u ` i Q~ - 3,223 sq.ft. ~ 179 42 ~ 47 143 S 88°42'3 >E---~--, 2 E 141 R=18.00 ~ - ~ =1 , 7 ' 12, ~0 ~ 53.00' v L 2 2 21 CO k 23 r , 63.00 3, S 88 42 32 E 24 {,P -195 ~ ~ L w 82,89' 183 f _ _ t~J O - ~ ~t o ~ ~ - R=18.00 `L ~ 194 „ N o ~ ~ ~ ~ P ROAD A ~ ~ U~LIC ~ 394.4, ~ u~ L-- 4.48 ~ , p x 2 838 s , ft. CP =196 C~ % ~ ~ 25,054 sq it q ,1# ~ ~ © ~ ~ - L=4.48 181 176 173 _ ~ 17~ 169 ~ „ 19 h ~ ~ c~ q x----------~ 16 8 16 ~ 21 1 ~ ~ 164 S 88 42 32 E 2 ?_1.20 ~ x cJ 34.20 ~ 34.20 z ~ ~ , 0 ~4.~0 34 20 ' ii 34.20 ~ • a2. `8 ~ ^ ~ 1 ~ ~ ~ 191 G X 0 r ~ U . ~ N ~ ~ 2,886 sq. ft, ~ ~ ~ $ _ ' f' , 1 ~ S 88 42 32 E cv o ~ 20 0 0 0 _ ' ~ N (`d ~ ° ~ O 82.63 ~ ~a N a~ 0 2,804 sq.ft. a~ 2,804 sq.ft, ~ 2,804 s .ft. ~ N N o ~ ~ 2,804 sq.ft. ~ ~ 0 3 075 s .ft. 2,804 sq.ft. 2,g( ~ ~ q Q i 0 193 0 200 ~ 0 17 ~ 8 192 ~ 3,161 s .ft. X ~ ~ q cn o X ~ ~ o t~ , ~ ~ ~ N 88 42 32 W o ~ ~ ~ _ 0? 1 ~ 174 ~ 71 ~ 88 42 3 ~ .20 34.20 ~ 170 ~ 2 E 1b7 - 1 6 _ ~ 7 ~ 4.20 ~ 34.20 34, 163 65,03 _ Q 9 20 34.20 _ - _ w.____. ~ _ - - a i 1 , . ---w . - - - ~ __-I- f .1-- 184 3' 1 t ~ ' i r f~ 1 i a i ~  MAXIMUM NUMBER OF LOTS: 101,10 S.F./3,050 S.F. PER LOT= 33.2 LOTS I AVERAGE LOT AREA: [101;108 S.F. - 2,995 S.F. (W.Q.)}/32 LOTS= 3,066 S.F. f i SM ,tl CQ QI dE'i V DURHAM SCHOOL PARK t rU v xul.a~/ A Mpg A$ ~lm`"~ di k Q' . 4 J R rA,pyi~RS, aL Y~r~ - n & L IIAL SViLBI t 6'v""p f Q SW AO 9 :s- Le tl uwattx ~ S7JD+M ~ 1. ~ SITE DEVELOPMENT REVIEW PLANS lot n~ sq ' " xeea 21 i~ do- 9 4 v Nh } 6 as !x r 1BOND PARK N0.3 BOND PARK NO.~ a'r•,f`~ d BOND PARKiN0,4 I I I I 1 , _ PRO I° ~J I T I j f 82 81 80 79 78 ! 1 77 I 76 I 30 29 I 26 27 I 26 ~ N 8'42'32" W 3 080, i ry 0 I I I I 7 B M VICINITY MAP 11 16 0 NO SCALE 85 z N 8'42'32" W 165.56' 6 9 12 15 ° 86 0 5 22 DURHAM SCHOOL PARK STOPM DRAINAGE k z N SAnlv~vsEWER Ew~ 10 fr~ TAX MAP 251-12CC 17 16 19 20 21 TAX MAP 251-12C1 EASEMENT TAX MAP 2S1-12CC TAX' LOT X000 nI TAX LOT 1300 TAX LOT 1900 13 1 Y ~ - - - LOCATED IN THE 3► 1/4 OF SECTION 12, - - - 3 4 o T0VNSHF 2 SOUTH, RANGE 1 VEST, WHIAME TE MERIDIAN cv CITY OF TIGARD, WASHINGTON COUNTY, OREGON Q CA \ 0- CV N _ _ _ TAX MAP 2S1-12CD W PLANNER O N 3 ROAD -A• (PUBLIC) - _ - - - - - -T4b1LO--4-200- - - - - N SPENCER VAIL 45 NE Z 'p,TAX MAP 2S1-12CD PORTLAANNDD, .OR REGON N 287211 TAX LOT 1101 Q O PHONE 281-8245 FAR {5(050)3) 3284-5506 m I 87 2 z DEVELOPER ENGINEER-SURVEYOR: N HERB HOFFART & Co. HARRIS -McMONAGLE 4632 S LA , W. EGON 9T ASSOC., INC. 1 32 31 30 29 26 27 c T 12555 811. HAIL. BLVD 26 25 24 23 PORTLAND, (503) 2244-oars R (603) 244-0677 TIGARD, OREGON 97223-6287 1 FAX. PHONE- (613) 898-9459 q FAR. (503) 639-1232 - s Sheet Index: - - - - - Preliminary Plat and Street Plan 1 of 4 - - . .588'42 32°-E _536-57 - Grading, Tree Preservation, and Storm Drainage Plan 2 of 4 Sanitary Sewer, and Waterworks Plan 3 of 4 - _ _ _ _ _ _ SW DURHAM ROAD - Future Development Plan 4 of 4 GROSS PROJECT AREA- 133,267 SF. 0 30 60 DURHAM RD. R/W DEDICATION- 2,683 S.F. _ SCALE 1"-30' ROAD A R /W DEDICATION 25,054 S.F. - _ - - - - TRACT A R/W DEDICATION- 2,184 S F. -i--------`-_------- TRACT eR/WDEDICATION- 2,142SF. TAX LOT 400 NET DEVELOPMENT AREA= 101,204 S.F. TAX MAP 2S1-13B MAXIMUM NUMBER OF LOTS: TAX LOT 300 TAX MAP 2S1-13BA 101,204 S F/3.050 SF. PER LOT= 332 LOTS I I (DURHAM ELEM SCHOOL) I TAX LOT 401 AVERAGE LOT AREA, [101,204 S.F. - 2,979 S.F. (W,0)]/32 LOTS= 3,070 S.F. CITY OF TIGARD ZONING R-12 I I TAX MAP 2S-1-120C, LOTS 1900 AND 2000 TAX MAP 2S-1-12CD, LOT 1200 M 8 8025 AND 7975 S.W. DURHAM ROAD 11D.OR!`GON 97224 s 1 ¢ s' I I I L N 8'42'32" W 3 0.80' 0. N 89 97' 9000' 73 SO' 117 34' p N O I W E I ERR 10 7 1 0011100' o a C, I I D 20 40 m 2,971 sq It N N SCALE. f=20 10 3 268 sq ft -0 N n 11 10 50' 10 5D' 16 0 0 S 0 PO 3011 sgft 4,852 sgft z N 8'42'32" W 165.56' 0 ID 79 36' N 79 00' 0 0 o % P, rn ~4 ! 24 4T 34 00' 34 00' 3400' 39 09' W 63 00' 63 00' 34 OD' CD > 6 0 a n n 2,784 sq ft a O 2,726 sq ft M ~J N F F " " O O O 0 Q a 79 oo' 12 0 0 15 a7 > N a d w 1 2,520 sq ft 2,520 sq ft n 5 mO C' 22 6300' 12 ~0 63 00' 0 TO co v 3,037 sq ft 3,037 sq ft a O m 6, 01 If" STORM DRAINAGE & ~ ~ T0D L% 10 v' p SANITARY SEWER ~ p 3,538 sq ft a 1 7 co 18 19 20 21 EASEMENT G N 93 gq' 0 1 c -0 1 4 0 2,890 s ft 3,290 s ft 3,355 sq ft 3,327 sq it 20' WDE COMI - - LCI q q 3,355 sq ft O/W AP APPROACH H DO m 0 L `40 RE ` 2 835 sq ft v It U -t 2,835 sq ft O 210 04 4 z° N 3,22 sgrt ^ I \ \T~~2'7230 f300' X200 pE P~ p N \ 63 00' 34 DO 34 00' 34 00' 34 00' 19 99'N (~J 82 89 / I \ CURB L=0 z W I ~ N 0 bi - - - - - w - - - - - - - - - -S 88 42'32' E 394.49' - 0 3 N ~2 ROAD "A" (PUBLIC) - - - - - - - - - - - - - - - - - - - N ~p or J ~ 2,838 sq ft ° t0~~ CURB 25'054 sq it O i q, L=4 48' v ~7 O 2 56' ~1' 24 Do 3600 36 00 36 00 36 00 36 00 36 00 12 O 82 28 ~ R~ 36 00 36 00 30 49 12 L=560' o Z 2 o °o f 0 2,886 sq ft x II J. J a c ° 20' DE COMMERCIAL ° o c o 0 0 o D APPROACH 3 62 63 a 0l d 32 W 31 Q 30 29 28 a 27 26 25 24 °z co cc cN oD cc co 95= sq ft . 952 sq It 2 962 sq it 952 m 2 a 7 N a 3 305 sq ft 2, sq ft 2,952 sq ft 2 95'' s q 2 2,x52 s ri 2,950 a 0 1 0 q 952 sq ft q Sq ft 0 0 N 0 Q00 c 3 161 sq ft Z rn a, O ; CIS! 65 03' L 24 00' 36 00' 36 00 \ 36 00' 36 00' 36 00 36 DO' 36 00' 36 00' 36 00' 45 54' - - - - - - - - - - _ 88'4 32" E 535 - SW DURHAM ROAD ----~i----------------------------------------- reLT- c/L+D 4s' EAST CL rc Rr- C/L-o 15Tc, LT- c/L+0.45' 6'T 0t TC Rr- C/L-015' m y ' D.?0 Q r 9' 'DRIVE-OVER 11' 11' 1 0, 8' B' ' DRIVE-DVdt 10 5' 10 5' 10' B' f P1~ , PULE B' P0.E B' PUE PUE CURB PUE PULE CURB 10' 10 21 r I 2 lo' OOY URB OVER 2007 OICVEC~ I I 2'- 200x- e'DRI4E-C o ' D 55 14' +=_~5,7 21 MA 9K ,r I 0 . 9°~' Im 3-1/f Cuss 'C ASPWN.nC C c I J-1/f CU\55'C ASPWLTIC CONCRETE 7 SID. , D ' AND W R 9- CLAZ C I I 7 3/4'(-) LEVELING ROCK f 3/4'(-) LEVELING ROCK Y(-) BASE ROCK D I--CUSSC C YEAR 7 f(-) BASE ROCKONCRETE PAVING NOTE Y O c 2, SS C" r0 ROUE PAVING NOTE: PLACE ASPHALT IN 2 LIFTS (SAVE DAY " T,1-1u'(-1 ~ ROM PUCE ASPHALT IN 2 UFIS (SAME DAY) TRACT "A" NOTE: TRACT B" PRIVATE DRIVE- r -Ir OR ALL ROAD A PRIVATE DRIVE A BLANKET ESMT. SHALL EXIST OVER THE ENTIRETY PUBLIC EET SECTION DRIVE-OVER CONCRETE CURB DETAIL AND TYPICAL STREET SECTION TYPICAL STREET SECTION PRIVATE STORM DRAINS SANI TRACTS SEHEFk A D OTH R TYPICAL NoSCALE ` , NO RE NO SC&E PUBLIC AND PRIVATE UTILITIES. NO scuE SCAZ a s`A`E REFERENCE INFORMATION AND NOTES' ANN HERB HOFFART & Co. AS SHOWN . TRACED PO 4RTL4ND, OREGON 097219 DURHAM SCHOOL PARK D N0. DUR UR-PRE DWC Lox PHONE: 509 244-0878 . I. REYISTD STR37 ({/W M1DIN 70 420 ON ROAD A JOH 41, 7199 aECNm HARRIS-MGMONAGLE ASSOCIATES, INC. PRELIMINARY PLAT AND 9~, 1 3„ W.L.Mm ENGINEERS-SURVEYORS iP q~• 12555 SW. HALL BLVD. DESCRIPTION SLIB AP DAM TIGARD. OR 7 STREET PLAN A- PHONE' (503) 639-3453 4 REFER TO TRACING FOR LATEST REVISION BOND t BON BOND--A -ARK( ARK~X1 I I Q.P~ N0.4. I , I 63 I., I 82 61 ~0 79 78 1 77 - L. 76 ~0 I 29 I 28 27 26 25 SAVE 4ir 4 f RR:: 7 w}Fp h 8d SAYE I - - 85 t 11 16 \ c > ' SAVE Q 7AHA.Wn40RN ORN 15 Flit e T- - < Ir ^kY`° n 9 MAPLE SAVE - - 1 - - 6 9 FlIt SA 14 'APPLE Y oaett SA 'fl 2 15 " - ys r 7 ;i -,,r r 17111t OD 1 4- 86 5 / v`22 / e5o C PINE Z 10 Y IA m TAX MAP 2S1-12CD I I SAVE TAX MAP S1-12CC 1 Z s 18 19 20. 21." I I MAP 251-1- SAVE TAX LOT 2DDO - Y _ - TA> 9Q(~ VE 13 _ 14 s TAX LOT 1300 cRa I_ Sn u7 -X MAP 2S1 1. - .I 3 ROAD •A (PUBLIC Z I wv ci1R` TAX MAP 2S1-12cD - z - - - - - - - TAX LOT 1100, Co 87 2 3W AR W 32 1- 3 30 29 g _ _ Q oP >k n 28 27 26 25 24 < 4arl SA ~r SAS - - - - - I C PIR yr AVE cw SAVE Q S V~ / r 3 .1 ~ i ats>Hu- y - - - - - - - - - SW DURHAM ROAD - - - ' - - - - _ - -----------------,V---J - - - - - - = _ - _ - --s -13B TAX LOT 400 - TA? MAP 2S1-1313 - - I TAX MAP 2S1-138A TAX LOT 300 { I TAX LOT a01 I TAX MAP 251-136A { (DURHAM ELEM SCHOOL) TAX LOT 300 N I I I I t W E NOTE: THE LIGHT/SHADED TREES SHOWN ARE BEING REMOVED S DURING THE CONSTRUCTION OF THE SUBDIVISION IMPROVEMENTS AND/OR NEW HOMESITES 0 30 60 SCALE 1°=30' REFERENCE INFORMATION AND NOTES. MESON HERB HOFFART & Co. SAS SHOWN - 10 H. POR 6TlAND, S W. OREGON09 219 DURHAM SCHOOL PARK 01 N0. DUR-PRE DWG aO.H PHONE: (503) 244-0876 atnsmsmmawmmr+m,aoaRam, eon 4/:3'99 Ow HARRIS -McMO~NA~RASSOCIATES, INC. GRADING, TREE PRESERVATION 9 2 GINEERS- ftFV DESWFfgW sue APPR DATE OA1E 12555 s.W HALL BLVD ,,t°,~ 11CARD, OR 97223-6287 AND STORM DRAINAGE PLAN ~ 4 { REFER TO TRACING FOR LATEST REIQSION PHONE (503) 639-3153 BOND-P.ARKIN0.4, BOND ARK NQ3 I - BONA. P \ I , K 82• 81 79 78 77 76 ~O 29 I 1 - - - - - - I 28 27 26 25 ~I 7 85 16 77 6 < - s - 12 ' 15. IS / '-6 86 5 - - / 22 / Z STDP{1 DPAfADE a 10 AN17AR, SEVrEP TAX MAP 251-12CC 17 l8 is 20, 21 TAY. MAP 2S1-12CD EASEMENT TAX MAP 2S1-12CC / TAX LOT 1 9D TAY LOT 7D00 TAP, LOT 1300 ~ I y - 13 14. - 4 Q i SAW sm • Ax MAP 25~-12CD 3 w 6ROAD " PUBUC) o-- - - --'__A-fit ~0--~ - - - - - „ - _ c~IRB ■ Y - - - I . Z ~~-w w h ca TAX MAP 2St-12CD TAY, LOT 11D0 .i / 0+ ar - - - - - - - - I- I ~E,I 00 2 32 31 30 29 28 27 26 25 24 1 + jI I / if ; - - - - - - _ SW DURHAM ROAD - t 7 _ _ EXIST.I WATER - W _ _ _-EXI<T._12"_WATER TAY LOT ADO TAX MAP 2S1-13B TAX LOT 300 I I TAX MAP 2S1 ]3BA + TAX MAP 2S1-13BA (DURHAM ELEM SCHOOL) AX LOT 401 TAX LOT 300 I I ( ~ N ~ I I I + W E S 0 3D 60 SCALE 1'=3D REFERENCE INFORMATION AND NOTES DESON HERB HOFFART & Co. S~ a0ii S.W. AS = PORTLAND 4, OREGONO97219 DURHAM SCHOOL PARK .N0.° W" n?A LO.H PHONE; 503 244-0876 DUR-UTIL DWG 1 RENO SIRU7 R/lY WOFH TO 420' ON ROIO A JON 412J/99 SHM W LMa HARRIS-McMONAGLE ASSOCIATES, INC. SANITARY SEWER AND 3 i WE % OESC<EPfgN 500 'wfrt OArt E 12555 SR RkL w WATERWORKS PLAN 4 7 GNtD, OR 97223-6287 K. - RFER TO TRACING FOR LATEST RE>7SION 1/15/90 PHONE. (503) 539-3453 f - r; -J \ i BOND P.AR BOND AR 1 B0 D- P KIN0.4 K N63 ARK 82 I 81 \ ~0 I 79 78 - t 77 - 76 30 29 28 27 26 25 7 B I ^ \ gg - 11 16 - 9-1 I a- 12 5 - I 1 SINGLE FAAALY I 1 u 22 / 3,475 SF 5,850 SF i / 66 g 10 1 I I TAX MAP 251-12CC 17 18 19 20 21 AX" MAP 2s1-1hcD 2 I d TAY MAP 2S1-,2CC TAX LOT ODG " TAX LOT i30G / Y rfb ArLOT,94_- 13 m m 1 r_ - / \ Q CURB 3 I I ~ DUPLEX LOT D- Sf - I~ 1BC d / - - - - - - - - T - TAX MAP 2S1-12CD;- 1 4,910 fkX LOT 2DC - I 3 ROAD -A- (PUBLIC) - - - L -1 - - - l1 ae TAN MAP 2S1-112CD PRIVATE DRJye TRACT y~ FIRE GTE f I o + / - - - - / TAX LOT 11001 - - - Z005 SF i uj ' . :Dl - - Q1 1 ' 32 31 30 29 28 27 26 25 24 7 1 s 1 5 1 4 1 ' _ / v 2.440 SF I 2.520 SF 12,440 SF 12 750 SF I E cr) ~ 2. 0 1 1 1 1 r ----L--- / 15x3 1 I I SW DURHAM ROAD -I------ ---------------_----_-1__--- TAY MAP 251-13@ 14Y LOT 400 ~ TAY, LOT 50C I TAk MAP 251-13E TA> LOT 300 AY MAP 25,-138A - 136A TAY LOMAP T 00 (DURHAM ELEM SCHOOL) I AX LOT 401 I TAY LOT 300 I I I N I ~ I I I I I W E I ~ I l ~ s -L' 191111ilplilill 0 30 60 SCALE 1"=30' REFERENCE INFORMATION AND NOTES DESIGN HERB HOFFART & Co. B dO.N AS NO. SHOWN OWB NO. TWED PO 48B'17.AND, OREGON 97219 DURHAM SCHOOL PARK LOA PHONE 503 244-0878 DUR-PRE S" 4 I REV50 5rREET R,'* WETN TO 420 ox 8,140 A JON 1,23,195 CHECKED HARRIS-McMONAGLE ASSOCIATES, INC. FUTURE DEVELOPMENT PLAN WLMc ENGINEERS-SURVEYORS DAM 12555 S.W. 722 BLVD "nGNM oESOaPTM SUB APPR DATE PHDNE. (t'03) tag-5153 C, 4 , OR 97223-8287 V+B!°~ noNE REFER TO TRACING FOR LATEST REVISION ~s.