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SUB1996-00009
• • • • CITY OF TIGARD Community (Development Shaping 4 Better Community CITY OF TIGARD • • - Washington County, Oregon S NOTICE OF FINAL ORDER a BY THE HEARINGS OFFICER Case Number(s): SUBDIVISION (SUB) 96 -0009 Case Name(s): EVERGREEN SPRINGS SUBDIVISION I Name of Owners: Bradley Peter Fudge Trust and Kitty C. Higgins -Fudge Name of Applicant: Consulting Engineering Services Attention: Anthony Weller Address of Applicant: 15256 NW Greenbrier City: Beaverton State: Oregon Zip: 97006 Address of Property: 14235 SW 115th Avenue City: Tigard State: Oregon Zip: 97224 Tax Map & Lot No(s).: WCTM 2S110BA. Tax Lots 00200 and 00300. Request: –> A request to subdivide a 5.24 acre parcel into 18 lots ranging in size from 7,598 square feet to 16,363 square feet. Zone: Residential, 4.5 Units Per Acre (R -4.5). APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.50, 18.88, 18.92, 18.96, 18.100, 18.102, 18.108, 18.150, 18.160 and 18.164. Action: — ❑ Approval as requested © Approval with conditions ❑ Denial Notice: Notice was published in the newspaper, posted at City Hall and mailed to: © Owners of record within the required distance . F:3 Affected governmental agencies © The affected Citizen Involvement Team Facilitator © The applicant and owner(s) final DeciSIon:% THE DECISION SHALL BE FINAL ON MONDAY MAY 19,1997 UNLESS AN APPEAL IS FILED. The adopted findings of fact, decision and statement of conditions can be obtained from the City of Tigard Planning Department, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Appeal: Any party to the decision may appeal this decision in accordance with 18.32.290 (B) and Section 18.32.370, which provides that a written appeal may be filed within ten (10) days after notice is given and sent. The appeal may be submitted on City forms and must be accompanied by the appeal fee(s) of $1,745.00 plus transcript costs, not in excess of $500.00. THE DEADLINE FOR FILING OF AN APPEAL IS 3:30 P.M. Oil MAY 19 ,1991. Questions: If you have any questions, please call the City of Tigard Planning Division at (503) 639 -4171. SU si -Iil! EiuuEu SMOGS MOM= NOTICE IF nut sun rt TIE umminE IMCF! MID UHT) • • BEFORE THE LAND USE HEARINGS OFFICER FOR THE CITY OF TIGARD, OREGON In the matter of an application by Consulting Engineering ) FINAL ORDER Services for a preliminary plan to divide 5.24 acres into 18 ) - lots for single family dwellings at 14235 SW 115th Avenue ) SUB 96 -0009 in the R -4.5 zone of the City of Tigard, Oregon ) (Evergreen Springs) I. ,SUMMARY A. This final order concerns an application to divide 5.24 acres into 18 lots. A nineteenth lot (TL 300) is included in the application but will not be divided as a result of the proposal except for public right of way. The site is roughly between SW 117th and 115th Avenues south of and adjoining SW Gaarde Street. All proposed lots, including TL 300 after dedications, do or can comply with dimensional requirements of the R -4.5 zone. An existing house will be retained on one lot. Seventeen lots will be used for single family detached dwellings. B. The applicant will dedicate right of way for and make a 3 /4 -width improvement to 117th Avenue from Sable Lane to SW Gaarde Street and full-width dedications and improve- ments to SW Sable Lane from SW 117th Avenue to the east edge of the site and to SW 116th Terrace. A private drive (SW Chestnut Lane) will serve two lots. The applicant will dedicate right of way for Gaarde Street, but will not improve or have access to that street. All proposed lots will have frontage on a proposed public or private street on the site. The applicant will collect runoff and water flowing onto the site and will improve and dedicate a water quality facility on the site. The applicant will extend public sewer and water service to each lot. C. At the public hearings in this matter, city staff recommended subject to conditions. The - applicant generally accepted the staff recommendations with one major exception. One member of the public testified orally with objections and concerns. The hearings officer held open the record two weeks to allow additional public testimony and response by the applicant. The principal issue in this case involve whether the applicant should be required to dedicate and improve a pedestrian pathway outside of street rights of way on the. D. For the reasons provided and referenced in this final order, the hearings officer approves the preliminary plan for the subdivision substantially as proposed, subject to the conditions recommended by city staff with certain modifications described more herein. II. HEARING AND RECORD A. Tigard Land Use Hearings Officer Larry Epstein (the hearings officer) held a duly noticed public hearing on April 14, 1997 to receive and consider public testimony in this matter. The following testimony was offered at the hearing. 1. City planner Mark Roberts summarized the proposal and existing conditions on and around the site. He discussed TL 300, noting it is included in the application only to facilitate dedication of right of way for Sable Lane. He used overheads of the area and site to show where city staff recommend the applicant be required to build a pedestrian pathway. See condition of approval 42 in the Staff Report to the Hearings Officer dated April 7, 1997 (the Staff Report). He recommended the examiner require the applicant to place the pathways in tracts rather than in easements to make it easier to administer and enforce maintenance requirements. Hearings Officer Find Order - SUB96 -0009 (Evergreen Springs) Page 1 • • 2. City engineer Brian Rager discussed two issues. a. First he explained the basis for recommended condition of approval 13, which prohibits direct vehicular access to SW Gaarde Street from any lot in the subdivision, including TL 300. He noted Gaarde Street is a major collector, and the code prohibits direct vehicular access from a single family dwelling to a major collector if their is an alternative. In this case, there are two alternatives - -- SW 117th Avenue and SW Sable Lane. Therefore the existing access from TL 300 to Gaarde Street should be terminated, and a new access created to the west or south. b. Second he discussed the jog in the centerline of Gaarde Street north of TL 300 and proposed lots 1 and 2. That 10 -foot wide jog occurs in a 180 -foot length of roadway. Although the history is not certain, it appears that the jog was intentionally created when the right of way was dedicated in 1904 to help protect graves in the cemetery to the north. He discussed how the city could address the jog (e.g., by building Gaarde Street with a jog in it), but recommended the applicant be required to dedicate a half -width right of way measured from the centerline of the street across TL 300, lot 1, and the relevant part of lot 2. Mr. Roberts opined that lot lines could be adjusted so that the lots affected by the jog will continue to comply with minimum dimensional requirements. 3. Tony Weller testified for the applicant. He accepted most of the conditions of approval recommended by city staff in the Staff Report and the memorandum from Mr. Rager to the hearings officer dated April 14, 1997. He expressed concern about the right of way line approaching the house on TL 300, and requested some flexibility in the required right of way width if necessary to preserve the house. He disputed the wisdom of a pedestrian pathway in this case, because of the relatively small size of the subdivision and the ready availability of alternative pedestrian routes that generally are no longer. He argued the proposed path would not be safe or secure, because it is not visible from public streets. He argued there is not enough room for such a pathway, plus a drive for existing TL 100, plus a drive to the water quality facility. See recommended condition of approval 26. He clarified that proposed Tract "C" separates TL 100 from the east edge of the subdivision site; the subdivision surrounds TL 100 on all sides. He introduced a letter from Rita Mroczek, PWS, in which she offers expert testimony that a ditch across the site is not a waterbody for the reasons described therein. He introduced a maintenance agreement for the driveway that serves TL 100. He introduced a deed showing the applicant have purchased the right of way for 117th Avenue required to be dedicated and improved as part of this proposal. See condition of approval 5. 4. Linda Quandt is the owner of TL 100. She requested a continuance so she could study the Staff Report and the application materials. The hearings officer denied that • • request, because the Staff Report had been available at least 7 days before the hearing, and the city had given mailed notice to Ms. Quandt as provided by law. She then requested that the record be held open. The hearings officer agreed. Ms. Quandt then testified with concerns about the ownership of Tract "C" and the safety and security of her property and lot 10 if the pedestrian path winds around and behind those lots out -of -view of the street. 5. Nick Stearns is the applicant for "Hawk Meadows" subdivision east of the site (SUB97 -01). He objected to the pedestrian pathway, based on his experience finding trash and stolen goods on such a pathway behind his home. He expressed concern about the visual isolation of the pathway. 6. Eldon Hodapp testified with questions and concerns about what the drawings appear to show on his property (TL 4100 and 4200 north of Gaarde Street and to the east). He observed that the plans appear to show a sanitary sewer easement across his property, Hearings Officer Final Order SUB96 -0009 (Evergreen Springs) Page 2 • • but no one has approached him for such an easement. Mr. Weller responded that the sewer is east of TL 4100 and 4200. If the developer of Hawk Meadows extends a sewer line along Sable Lane east of the site, the developer of evergreen Springs can extend it west from there without crossing Mr. Hodapp's property. B. After the public hearings and before the record closed, the hearings officer received into the record a letter dated April 21, 1997 from Ms. Quandt. In the letter, she objects to the proposed pedestrian pathway, because it would interfere with and is not authorized by the easement from Gaarde Street to her home on TL 100. The applicant did not respond to Ms. Quandt's letter or offer additional argument before the record closed on April 28, 1997. III. DISCUSSION A. City staff recommended approval of the application based on findings and conclusions and subject to conditions of approval recommended in the Staff Report as modified by Mr. Rager's memorandum to the hearings officer and testimony at the hearing in this matter. The hearings officer agrees generally with those findings, conclusions and conditions, and adopts the affirmative findings in the Staff Report as support for this Final Order except as expressly provided to the contrary in this Final Order. B. The only issue disputed in this case is whether to extend a pedestrian/bikeway from SW 116th Terrace to the east and north to proposed Jaki Lane in Hawk Meadows. 1. City staff correctly point out that CDC 18.164.040(B)(2) states that when the length of a block is more than 600 feet, pedestrian/bikeways shall be provided through the block. See pp. 18 -19 of the Staff Report. The block length of Sable Lane•will be more than 600 feet, because it will not intersect another through street between SW 117th and SW 114th Avenues. Ergo, a pedestrian path is required. 2. But implementation of CDC 18.164.040(B)(2) is not straightforward. City staff recognized that existing development can preclude extension of a pedestrian pathway. For that reason, staff did not recommend requiring a pathway to extend south of the site. Staff did not apply that principle to the site and land to the east (Hawk Meadows), although they did not discuss the issue much in the Staff Report or at the hearing. 3. The hearings officer recognizes there is a significant difference between land that is developed and land that is not developed. The city has no practical means of creating a pedestrian pathway to the south, because of existing development. Therefore a path should not extend south. The city has a practical means of creating an east -west pathway between SW 114th Avenue and 116th Terrace through the site in this case and the Hawk Meadows case by requiring it as a condition of approval before those sites are developed. Such a requirement potentially serves a permitted government purpose: pedestrian safety and connectivity. It is directly related to the impact of the subdivision, because the subdivision violates the block length standard, and it is an alternative to denial for failure to comply with those standards. City staff are correct in requiring an applicant who proposes a subdivision that does not comply with the block length standard to provide an alternative connection for pedestrian and bicycles, absent circumstances that preclude such a pathway. 4. But the hearings officer finds that, at least in this case, the general rule is subject to proposed development as well as existing development. In this case development is proposed (Evergreen Springs and Hawks Meadow) and development exists (i.e., the house on TL 100) that preclude a functional, safe and convenient pedestrian/bikeway, like existing development in Shadow Hills to the south. The hearings officer finds that the proposed and existing houses in the alignment between SW Chestnut Lane and SW Jaki Hearings Officer Final Order - SUB96 -0009 (Evergreen Springs) Page 3 • • Lane (in Hawk Meadows) make the proposed path circuitous, reducing its convenience and any savings in travel distance.' Existing and proposed development also make the pathway • difficult to accommodate while protecting the privacy and security of adjoining properties, particularly substandard -sized TL 10). The lack of visibility of much of the pathway route raises reasonable fears about the safety of people on the pathway. Based on the foregoing concerns and limitations of the pathway recommended in this case, and given the absence of city standards for pathway location and development; the hearings officer finds that the potential adverse impact of the pathway outweighs its potential benefits, and concludes the pathway should not be required. The hearings officer expressly rejects the portion of the Staff Report that recommends such a pathway. C. The applicant requested that the hearings officer authorize the city engineer to reduce the required dedication for Gaarde Street to preserve the house on TL 300. It was not realized until the day of the hearing that the jog in Gaarde Street could require the applicant to dedicate right of way approaching the house. The issue is whether the circumstances warrant varying from the requirement of CDC 18.164.030(A) that an applicant dedicate a half -width right of way for streets abutting a development. The hearings officer finds that authority should be granted to the city engineer to reduce the required right of way dedication for SW Gaarde Street to the minimum extent reasonably necessary to preserve the house on TL 300 and to protect the house and its occupants from adverse impacts of traffic, because the house is an existing condition that does or may preclude compliance with CDC 18.164.030(A). D. In response to testimony by Mr. Hodapp, sewer service to the site can be provided through Hawk Meadows without crossing his property. If that or something similar does not happen (i.e., the sewer cannot be extended in a public right of way), such that the only route for sewer service is through Mr. Hodapp's property, the applicant is responsible for securing an easement or equivalent for such a crossing. E. Condition of approval 26 requires the applicant to pave the access drive to the water quality facility and to have a drive separate from the drive to TL 100. That may be desirable but is not required by the CDC. To reduce storm water runoff and compaction, the city engineer should have authority to allow another all- weather surface to be used for the drive and to allow access to the water quality facility to share the drive serving TL 100 if the owner of TL 100 agrees to allow the city to use the easement for that purpose. IV. CONCLUSION The hearings officer concludes that the application complies with the relevant standards and criteria of the Tigard Community Development Code (CDC) or with standards and criteria for permitted adjustments and modifications to the CDC (e.g., regarding solar access, right of way dedication and improvement, and creation of pathways as mitigation for oversized 1 The pathway might save up to 750 feet of a journey to a destination south on 114th Avenue. City staff suggested at the hearing that the pathway could go along the easement between Sable Lane and TL 100. But it is not clear from the record that the city has the authority to require a pathway along the easement to TL 100. Ms. Quandt disputes that the city has such authority, and the city has not responded to the contrary. Moreover such a location for a pathway achieves little functional connectivity and subjects users to the potential hazard of vehicles entering and exiting TL 100 and the storm water facility. The hearings officer finds such a location for the pathway is not warranted by CDC 18.164.040(B)(2). 2 A pathway would be more functional and safe, even if it crosses private property, if it was straight and readily visible from both ends. But SW Jaki Lane and Chestnut Lane are not aligned. and a pathway connecting them cannot be straight or visible from both ends. The shape and orientation of the sites and location of the house on TL 100 appear to preclude their alignment. Hearings Officer Final Order SUB96 -0009 (Evergreen Springs) Page 4 • • block length) as provided in this Final Order, provided the application is subject to conditions of approval that ensure the final subdivision plat and subsequent development • will comply with applicable CDC standards and criteria. Therefore the application should be approved subject to such conditions. V. DECISION Based on the findings and conclusions provided or referenced in this Final Order, the hearings officer hereby approves SUB96 -09 (Evergreen Springs) subject to the conditions of approval in the Staff Report with the following changes: A. Condition of approval 4 is hereby amended to read as follows: 4. Additional right of way shall be dedicated to the public along the frontage of SW Gaarde Street to increase the right of way to 37 feet from the centerline except as otherwise provided herein. This dedication shall be made on the final plat. The dedication shall reflect the existing jog in the centerline. The city engineer may reduce the required dedication to the minimum extent reasonably necessary to preserve the house on TL 300. If the city engineer reduces the required dedication, he or she may impose conditions to protect the house and its occupants from adverse impacts of traffic. B. Condition of approval 13 is hereby amended to read as follows: 13. Lots 1 through 5 and Tax Lot 300 shall not be permitted to access directly onto SW Gaarde Street. The final plat shall contain a non - access reserve strip on the SW Gaarde Street frontage of these lots. The applicant shall close -off the existing driveway for the house on Tax Lot 300 (WCTM 2S1 10BA) and provide a new access to this lot from SW 117th Avenue or SW Sable Lane. C. Condition of approval 26 is hereby amended to read as follows: 26. The applicant shall provide a maintenance access road to the water quality facility and any drainage structures within the facility to accommodate city maintenance vehicles. The access roadway shall be paved or improved with another all- weather surface approved by the city engineer. The improved width shall be at least 15 feet wide. The road shall be separate from the driveway serving the home on TL 100 unless the city engineer concludes the driveway to TL 100 provides adequate access to the water quality facility and the owner of TL 100 authorizes the city to use it for that purpose. D. Condition of approval 32 is hereby amended to read as follows: 32. The final plat shall indicate how access is to be provided to Tax Lot 100 and • the water quality facility. E. Condition of approval 42 is hereby amended to read as follows: DA a this 6th d. ,;- May 19 .%/ . ,% tar. w Eps , 1 "" City of Tip : . ,.r ngs Officer Hearings Officer Final Order - SUB96 -0009 (Evergreen Springs) Page 5 • • • Agenda Item: 2.1 Hearing Date: April 14.1997 7:00 PM STAFF REPORT TO THE...' :. >.:..::.:::' : ::• . .:::.....:'; ! ': < i: ' .:: ' •: ' :i : : : <: <;:'? .� •I �� °: `: <iii`r:;`:i:i, :....::.. HEARING S OFFICER CITY: • A : ..FOR;T HE .0 TY SECTION I: APPLICATION SUMMARY CASES: FILE NAME: EVERGREEN SPRINGS SUBDIVISION Subdivision SUB 96 -0009 PROPOSAL: The applicant has requested subdivision approval to divide two parcels totaling 5.24 acres into eighteen lots ranging in size from 7,598 to 16,363 square feet. APPLICANT: Consulting Engineering Services OWNER: Kitty C. Huggins -Fudge Attention: Anthony Weller Attention: Brad Fudge 15256 NW Greenbrier Parkway 14235 SW 115th Avenue Beaverton, OR 97006 Tigard, OR 97224 COMPREHENSIVE • PLAN DESIGNATION: Low Density Residential; 1 -5 Dwelling Units Per Acre. ZONING DESIGNATION: Residential, 7,500 Square Foot Minimum Lot Size; R-4.5. LOCATION: 14235 SW 115th Avenue; WCTM 2S110BA, Tax Lots 00200 and 00300. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.50, 18.88, 18.92, 18.96, 18.100, 18.102, 18.108, 18.150, 18.160 and 18.164. SECTION II: STAFF RECOMMENDATION • Staff recommends that the: Hearing's Officer::find' that the proposed development will not adversely affect the health safety, and Welfare Of the: Therefore, staff recommends.. APPROVAL subject to the following recommended Conditions of Approval:. • STAFF REPORT TO THE H.O. SUB 96-0009 - EVERGREEN SPRINGS SUB. PAGE 1 • • CONDITIONS OF APPROVAL ALL CONDITIONS SHALL . BE. SATISFIED PRIOR TO APPROVAL OF FINAL PLAT. 'OTHERWISE SPECIFIED,' THE STAFF CONTACT , FOR; ALL CONDITIONS IS BRIAN RAGER. WITH. THE ENGINEERING: DEPARTMENT; (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 Department. Once redline comments are addressed and the plans are revised, the design engineer shall then submit nine (9) sets of revised drawings and one (1) itemized construction cost estimate for final review and approval (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 name, address, and telephone number(s) of the individual(s) or corporate entity who will be responsible for executing the compliance agreement and providing the financial assurance for the public improvements. 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. Additional right -of -way shall be dedicated to the Public along the frontage of SW Gaarde Street to increase the right -of -way to 37 feet from the centerline. This dedication shall be made on the final plat. 5. Prior to approval of the public improvement permit, the applicant shall demonstrate that the necessary right -of -way for SW 117th Avenue has been obtained and . dedicated to the public. The City shall review and approve the right -of -way dedication prior to recording. 6. The applicant shall dedicate right -of -way at the southeast corner of SW 117th Avenue and SW Gaarde Street to provide a 25 -foot right -of -way radius. This dedication can be made on the final plat. 7. Prior to approval of the construction drawings, the applicant shall coordinate with the developer of the Hawk Meadows subdivision with regard to the centerline alignment of SW Sable Lane at the eastern boundary of this site. It appears that the centerline STAFF REPORT TO THE H.O. SUB 96 -0009 - EVERGREEN SPRINGS SUB. PAGE 2 • of the roadway will need to be shifted 10 feet to the south so that the centerline is offset ten (10) feet from the north boundary of the Hawk Meadows Subdivision site (Tax Lots 3700, 3800, 3900 and 4300; 2S110BA). 8. The applicant shall construct a 3/4- street improvement along the frontage of SW 117th Avenue. The street, when fully improved, will have a pavement width of 28 feet. The improvements adjacent to this site shall include: A. City standard pavement section from curb to centerline equal to 14 feet, plus an additional ten (10) feet of pavement on the west side of centerline to ensure . safe, two -way traffic will be accommodated; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. curb; D. storm drainage, including any off -site storm drainage necessary to convey subsurface runoff; E. Five (5) -foot concrete sidewalk on the east side; F. street striping, if necessary; G. streetlights, as determined by the City Engineer; H. underground utilities (NOTE: the applicant may be eligible to pay a fee in -lieu of undergrounding existing overhead utilities); I. street signs; J. driveway apron (if applicable); and K. adjustments in vertical and /or horizontal alignment to construct SW 117th Avenue in a safe manner, as approved by the Engineering Department. 9. 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 subdivision. Improvements shall be designed and constructed to local street standards. 10. The internal public streets are approved to have 42 -foot right -of -way and 28 -foot pavement widths. 11. A profile of SW 117th Avenue shall be required, extending 300 feet south of the subject site showing the existing grade and proposed future grade. 12. An agreement shall be executed by the applicant, on forms provided by the City, which waives the property owner's right to oppose or remonstrate against a future Local Improvement District formed to improve SW Gaarde Street. 13. Lots 1 through 5, plus Tax Lot 300, shall not be permitted to access directly onto SW Gaarde Street. The final plat shall contain a non - access reserve strip on the SW • Gaarde Street frontage of these lots. STAFF REPORT TO THE H.O. SUB 96-0009 - EVERGREEN SPRINGS SUB. PAGE 3 • • 14. The applicant shall cause a statement to be placed on the final plat to indicate that the proposed private street (SW Chestnut Lane, Tract D) will be jointly owned and maintained by the private property owners who abut and take access from it. 15. 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 street. 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 street. The applicant shall submit a copy of the CC &R's to the Engineering Department prior to approval of the final plat. • 16. 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. Fire hydrant locations shall be approved by the Water Department. 17. The applicant shall replace the 6 -inch public water line in SW 117th Avenue, along the site frontage, as a part of the required street improvements. 18. Sanitary sewer and storm drainage details shall be provided as part of the public improvement plans. Calculations and a topographic map of the storm drainage basin and sanitary sewer service area shall be provided as a supplement to the public improvement plans. Calculations shall be based on full development of the serviceable area. The location and capacity of existing, proposed, and future lines shall be addressed. - 19. The applicant shall provide sanitary sewer service to the adjacent undeveloped properties. The public sewer line in SW Sable Lane shall be extended to SW 117th Avenue in such a manner that it can be further extended south in SW 117th Avenue in the future. The line shall be extended to the edge of any street improvement that is constructed in SW 117th Avenue. 20. Prior to construction approval, the applicant shall obtain an off -site public sanitary sewer easement from the parcel(s) to the east for extension of the existing public sanitary sewer line. The easement shall be reviewed and approved by the City prior to recording. 21. Prior to construction approval, the applicant's design engineer shall • submit documentation, for review by the City Engineering Department, of the downstream capacity of any existing storm facility impacted by the proposed development. The design engineer must perform an analysis of the drainage system downstream of the development to a point in the drainage system where the proposed development site constitutes ten (10) percent or less of the total tributary drainage volume, but in no event less than 1/4 mile. STAFF REPORT TO THE H.O. SUB 96-0009 - EVERGREEN SPRINGS SUB. PAGE 4 • 22. If the capacity of any downstream public storm conveyance system or culvert is surpassed during the 25 -year design storm event due directly to the development, the developer shall correct the capacity problem or construct an on -site detention facility. 23. If the projected increase in surface water runoff that will leave a proposed development will cause or contribute to damage from flooding to existing buildings or dwellings; the downstream stomiwater system shall be enlarged to relieve the identified flooding condition prior to development or the developer must construct an on -site detention facility. 24. The applicant shall provide storm sewer service to adjacent unserved /undeveloped parcels. 25. Final design plans and calculations for the proposed public water quality facility shall be submitted to the Engineering Department 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 facilities shall be maintained by the developer for a three (3) -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. 26. The applicant shall provide a maintenance access road to the facility and any drainage structures within the facility to accommodate City maintenance vehicles. The access roadway shall be paved, a minimum of 15 feet wide and shall be separate from the private driveway access to Tax Lot 100. • 27. 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." 28. 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). 29. 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. 30. The applicant shall obtain a 1200 -C General Permit issued by the City of Tigard - pursuant to ORS 468.740 and the Federal Clean Water Act. STAFF REPORT TO THE H.O. SUB 96 -0009 - EVERGREEN SPRINGS SUB. PAGE 5 • 31. The applicant shall either place the existing overhead utility lines along SW Gaarde Street 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, it shall be paid prior to approval of the final plat. 32. The final plat shall indicate how access is to be provided to Tax Lot 100. 33. Utility plans shall be revised in accordance with the recommended changes detailed in the City Department section of this report. STAFF CONTACT: Mike Miller, Water Department. 34. The Tualatin Valley Fire District reviewed this proposal and stated that the plan was not approved and that plans shall be submitted to the Fire Marshall's Office for review and approval. The plan shall be revised to address the comments listed under agency comments within this report. CONTACT: Gene Birchill, Tualatin Valley Fire District. 35. Any existing homes that are to be kept shall be connected to sanitary sewer • service. STAFF CONTACT: David Scott, Building Division. • 36. The applicant shall pay a $295 Final Plat review check fee prior to submitting the final plat to the City for review. STAFF CONTACT: Mark Roberts, Planning Division. _ 37. A bond or other method of assurance shall be provided prior to approval of the subdivision plat in order to insure planting of required street trees. Prior to release of a bond the street trees shall be planted. STAFF CONTACT: Mark Roberts, Planning Division. 38. The applicant shall mitigate for the loss of the existing 197 caliper inches of trees so that no net loss occurs. STAFF CONTACT: Mark Roberts, Planning Division. 39. The existing detached garage shall be removed or relocated to comply with the five (5) -foot side and rear yard setback standard. Development Code standards allow a detached accessory structure to be developed at up to 15 feet in height and 528 square feet in size. If the existing detached garage does not comply with these standards, the structure would also be required to be modified to comply if it is relocated to another portion of the property. STAFF CONTACT: Mark Roberts, Planning Division. 40. The applicant shall also record a deed restriction for those trees that are to be preserved. The deed restriction may be removed or may be considered invalid if a tree preserved in accordance with this section should either die or be removed as a hazardous tree. STAFF CONTACT: Mark Roberts, Planning Division. • STAFF REPORT TO THE H.O. SUB 96-0009 - EVERGREEN SPRINGS SUB. PAGE 6 • • ' 41. The applicant shall also construct the recommended tree protection measures for trees that are recommended for preservation. The consulting arborist shall provide a written report that these measures have been installed. STAFF CONTACT: Mark Roberts, Planning Division. - 42. The subdivision shall be redesigned to provide a pedestrian pathway system from the end of SW Chestnut Lane ,between Lots 10 and 11 to the east, and then north to an alignment with proposed street, SW Jaki Lane, within the pending Hawk Meadows Subdivision. It is also recommended that pathway be provided south from SW Sable Lane along the eastern property line to the same SW Jaki Lane alignment. This will provide a complete pedestrian system throughout both projects. This will necessitate paving a pathway roughly in an alignment with the existing gravel driveway that serves Tax Lot 100. This pathway shall at a minimum, be designed to comply with • the 'City's Engineering Design Standards. STAFF CONTACT: Mark Roberts, Planning Division. 43. A wetlands' determination, and if necessary, delineation shall be provided for the property in order to address Unified Sewerage Agency (USA) concerns over the perennial stream through the site. This study shall be prepared by a wetland's biologist. STAFF CONTACT: Mark Roberts, Planning Division. . • ?:: THE:: FOLLOWING ':CONDITIONS °SHALL`BE':S T 44. Prior to issuance of building permits, the applicant shall provide the Engineering • Department with one (1) recorded mylar copy of the subdivision plat. 45. 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 (1) 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. I IN ADDITION `THE APPLICANT SHOULD >FOLLOWINGSECTIONS OF::THE:COMMUNITY::DEVELOP »''CODE': THIS IS'':NOT AN EXCLUSI 18.160.170 Improvement Agreement: 1. Before City approval is certified on the final plat, and before approved construction plans are issued by the City, the Subdivider shall: STAFF REPORT TO THE N.O. SUB 96 -0009 - EVERGREEN SPRINGS SUB. PAGE 7 A. Execute and file an agreement with the City Engineer specifying the period within which all required improvements and repairs shall be completed; and B. 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. 2. 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. 18.160.180 Bond: 1. As required by Section 18.160.170, the subdivider shall file with the agreement an assurance of performance supported by one of the following: A. An irrevocable letter of credit executed by a financial institution authorized to transact business in the State of Oregon; B. 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 C. , Cash. • 2. 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. 3. The subdivider shall not cause termination of nor allow expiration of said guarantee without having first secured written authorization from the City. 18.160.190 Filing and Recording: 1. 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. 2. Upon final recording with the County, the applicant shall submit to the City a mylar copy of the recorded final plat. 18.162.080 Final Plat Application Submission Requirements: 1. Three copies of the subdivision plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. 2. 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. 3. Street centerline monumentation shall be provided as follows: STAFF REPORT TO THE H.O. SUB 96 -0009 - EVERGREEN SPRINGS SUB. PAGE 8 A. Centerline Monumentation 1. 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. 2. The following centerline monuments shall be set: a. All centerline - centerline intersection points. - b. All cul-de -sac center points. c. Curve points, beginning and ending points (PC's and PT's). 3. All centerline monuments shall be set during the first lift of pavement. B. Monument Boxes Required 1. Monument boxes conforming to City standards- will be required around all centerline intersection points, cul-de -sac center points, and curve points. 2. The tops of all monument boxes shall be set to finished pavement grade. 18.164 Street & Utility Improvement Standards: • 1. 18.164.120 Utilities A. 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. 2. 18.164.130 Cash or Bond Required A. 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. B. 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. C. The cash or bond shall comply with the terms and conditions of Section 18.160.180. 3. 18.164.150 Installation: Prerequisite/Permit Fee A. 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. STAFF REPORT TO THE H.O. SUB 96-0009 - EVERGREEN SPRINGS SUB. PAGE 9 • 4. 18.164.180 Notice to City Required • A. Work shall not begin until the City has been notified in advance. B. If work is discontinued for any reason, it shall not be resumed until the City is notified. 5. 18.164.200 Engineer's Certification Required A. 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 <SHALLBE:VALID SECTION III: BACKGROUND INFORMATION _ Site History: The property is presently developed with two detached, single - family residences, a barn and two sheds. A third detached, single - family residence and barn is located within a • . separate lot that is surrounded by the subdivision. The majority of the property is presently planted with Christmas Trees. Other trees are also scattered throughout the . • site. • The City Council recommended approval of annexation of the subject properties to the City on April 25, 1995 through Zone Change Annexation (ZCA) #95 -0002. At that time, the City Council recommended annexation of Tax Lots 200 and 300 without Tax Lot 100. Tax Lot 100 is surrounded by the subdivision, but is not owned by the applicant. The Boundary Commission approved the annexation on June 1, - 1995 but required the annexation to include all three tax lots. No other development applications have been • filed for the property since that action. • Vicinity Information: To the west the property is adjoined by detached, single - family residences. To the south, the property abuts detached, single - family residences within the Shadow Hills Subdivision. To the north, the property has frontage on SW Gaarde Street. Also to the north of SW . Gaarde Street is a cemetery. To the east, the property is adjacent to detached, single - family residences and vacant lots within the Coles Acres Subdivision. Areas to the east also have a pending subdivision application known as Hawk Meadows. STAFF REPORT TO THE H.O. SUB 96 -0009 - EVERGREEN SPRINGS SUB. PAGE 10 4 Site Information and Proposal Description: • The site slopes towards the north and east a total of 58 feet over a distance of 600 feet. The property is presently developed with two detached, single - family residences; a barn and . two sheds. A third detached, single - family residence and barn is located within a separate lot that is not on the applicant's property but would be within the subdivision. The majority of the property is presently planted with Christmas Trees. Other trees are also scattered throughout the site. The proposal is to subdivide two adjoining properties, with a total of 5.24 acres; into eighteen lots to develop seventeen new detached, single - family residences. A public street to be developed as a project entry from SW 117th Avenue. This street is proposed to be named SW Sable Lane and would be extended to the east by future development to SW 114th Avenue. A private street is proposed to be developed from the second public street. The second public street is proposed to be developed as a cul -de -sac street, SW 116th Terrace. SECTION IV: APPLICABLE REVIEW CRITERIA AND FINDINGS COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE SECTIONS: Impact Study: Section 18.32.050 states the applicant shall either specifically concur with a requirement for public right -of -way dedication, or provide evidence that • supports that the real property dedication requirement is not roughly proportional to the projected impacts of the development Alternatively, an applicant may • specifically concur with the requirement for dedication of right -of -way to the public and waive the impact study analysis by dedicating the right -of -way and completion of a waiver statement An impact study waiver was provided. The applicant proposes to - develop under existing required system development fees and construct full street improvements for proposed Local Streets, SW Sable Lane and SW 116th Terrace that are being developed to serve the proposed development. The applicant also proposes to 'construct a private street (SW Chestnut Lane) to serve two (2) or three (3) of the lots. Any required street improvements to certain collector or higher volume streets, and the Washington County Traffic Impact Fee (TIE) 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% of the traffic impact of new development on the Collector and Arterial Street system. Presently, the TIF for each trip that is generated is $169.00 The total TIF for a detached, single - family dwelling is $1,690.00. Because these are Local Streets, no TIF Credits are applicable in conjunction with the development of Local Street Improvements to serve this development. A right -of -way dedication of 1,500 square feet of property has been recommended for future widening of the site's SW Gaarde Street frontage. Assuming $3 per square foot, a total value of STAFF REPORT TO THE H.O. SUB 96 -0009 - EVERGREEN SPRINGS SUB. PAGE 11 411 • $4,500 is estimated. This section of SW Gaarde Street is eligible for a credit of up to 1/2 of this value. Upon completion of the subdivision improvements, the future builders of the residences will be required to pay TIF's of approximately $28,730.00 ($1,690 x 17 dwelling units). If the estimated non TIF creditable right -of -way for SW Gaarde Street is added ($2,250) then a total traffic impact fee payment of $30,980 is assumed. Based on an estimate that total TIF fees cover 32 percent of the impact on major street improvements citywide, a fee that would cover 100 percent of the project traffic impact on major streets is $89,760.00 ($5,280 x 17). For this reason, development of the property under the required Conditions of Approval in this Staff Report will have an unmitigated traffic impact of $58,780.00. For this reason, the cost of all required and potential future street improvements (as discussed within this report) are less than the impact and, therefore, roughly proportional to the impact of the development. Use Classification: Section 18.42 sets forth use definitions for use classifications. The applicant is proposing to create building sites for detached, single - family residences. This use is classified in Section 18.42 as single family detached residential dwelling. Section 18.42 lists detached, single - family residences as a pemiitted use in the R-4.5 Zoning District. - The applicant proposes to develop seventeen new detached, single - family residences that are one of the permitted uses within the R-4.5 Zoning District. Dimensional Requirements: Section 18.50 states that the minimum lot area for each • dwelling - unit in the R-4.5 zoning district is 7,500 square feet. An average lot width requirement of 50 feet is required in the R-4.5 Zoning District. Each of the eighteen proposed lots exceeds the 7,500 square foot lot minimum, in compliance with this standard. Each lot also exceeds the 50 foot average width requirement. Lots 1-4 have the narrowest widths with an- average of 67 feet. Development Standards: Section 18.50 contains standards for the R-4.5 Zoning District. Section 18.144 sets forth standards for the permitted size, height and setbacks for detached accessory structures. Single - family detached residential units are a permitted use in the zone, and must comply with the following dimensional requirements: Minimum lot size 7,500 Square Feet Average lot width 50 Feet Front setback - 20 Feet Garage setback 20 Feet - Interior sideyard setback 5 Feet Corner sideyard setback 15 Feet Rear setback 15 Feet Maximum building height 30 Feet Detached Accessory Structure (Side, Rear Setback) 5 Feet STAFF REPORT TO THE H.O. SUB 96-0009 - EVERGREEN SPRINGS SUB. PAGE 12 S • The preliminary plat submittal did not indicate the precise building envelope after subtraction of setbacks. However, the proposed building sites appear to be of sufficient width and depth to accommodate detached, single - family residences as proposed. Considering the location of the proposed property lines, the existing home will also comply with the R-4.5 Zoning District setback standards. The existing barn is located partially within SW 116th Terrace. Due to its location, the barn cannot comply with the front yard setback standards and must be removed prior to recording the plat. The existing sheds within Lots 9 and 12 appear to comply with the five (5) -foot side and rear yard setback standards. If it is determined during the final plat review, that these structures do not comply with the setback standards, they shall be removed or relocated so that they do comply. Where in compliance with other development standards, the applicant may also reconfigure lot lines to comply with this setback. Also, it should be noted that the current Development Code standards allow a detached accessory structure to be developed at up to 15 feet in height and 528 square feet in size. If the existing sheds do not comply with these standards, they would be required to be modified or relocated to comply with the code. Solar Access: Section 18.88.040(C)(1) contains solar access standards for new residential development. A subdivision complies with the design standards where 80% or more of the newly created parcels meet either the Basic Solar 'Access Standard, the Solar Building Line Option or the Performance Option. A lot meets the basic solar access lot standard if it has a north -south dimension of 90 feet or more and has a front lot line that is oriented within 30 degrees of a true east - west axis. Alternatively, an applicant can meet the City's Solar Access Standards by complying with the protected Solar Building Line Option or the Performance Option; Energy efficiency is ensured through the location of the residence with sufficient solar access or through the design of the homes that incorporates window glazing • with solar orientation. An applicant can request an exception to the solar access • • standards based on the following development constraints: Site topography in excess of a 10 percent slope, shade from existing on -site or off -site vegetation or structures, significant natural features, existing street public easement patterns, impacts to density, cost or amenities of the project that adds five percent or more to the cost of each lot. To comply with the Basic Standard, a minimum of fifteen (15) of the eighteen (18) lots (or 80 %) are required to comply with the Basic Solar Access standard, the Solar Building Line Option, or the Performance Option. As designed, a total of twelve (12) lots comply with the Basic Standard. Specifically Lots 1 -7, 9, 11, 12, 13 and 14 comply because they provide a minimum north -south dimension of 90 feet or more. Due to impacts to site density that would add more than five (5) percent to the cost of each lot, it is recommended that three (3) of the remaining lots be exempted from compliance with the standard. Specifically Lots 16 -18 should be exempted from compliance with the three (3) . subdivision design requirements. Solar Balance Point: Section 18.88.050(B) requires that one and two (2) family residences that are developed on lots that were exempted from Compliance with the Basic Solar Access standards comply with the Solar Balance Point requirements. The Solar Balance Point standards' will apply to this development at the time of Building STAFF REPORT TO THE H.O. SUB 96 -0009 - EVERGREEN SPRINGS SUB. PAGE 13 Permit application. The plans for the residences to be built on each of the lots will be reviewed for conformance with the height and building design standards of the Solar Balance Point requirements. Each home will be required to be designed to ensure that the ' southern building elevation will have access to passive solar energy for heating and cooling purposes. The Solar Balance Point Standards apply to each lot whether they were exempted from the subdivision design standard or not. Density: Section 18.92.020 contains standards for determining the permitted project density. The number of allowable dwelling units is based on the net development area. The net area is the remaining area, excluding sensitive lands and land dedicated for public roads or parks. The net area is then divided by the minimum parcel size permitted by the zoning district to determine the number of lots that may be created on a site. The applicant has provided calculations concerning the allowed density for this site. The total gross site area is 5.24 acres or 228,254 square feet. A total square footage of 45,650 square feet or 20% of the site is deducted for areas dedicated to the public for right -of -way. The minimum lot size of the zoning district, 7,500 square feet, is also deducted for the two (2) existing homes that are to remain. This leaves a net buildable area of 167,604 square feet. By dividing the minimum lot size of 7,500 square feet into the net buildable area, the property has the area to yield up to twenty -two (22) dwelling units. The applicant has proposed to develop a total of seventeen (17) new dwelling units and maintain the two (2) existing dwellings. Because the nineteen (19) total dwellings are less than the 23 dwelling units that are permissible, this subdivision complies with the density standards of this section. _ • Landscaping: Section 18.100 contains landscaping standards for new development The applicant must also comply with the standards set forth in Section 18.100.035 that requires that all development projects fronting on a public or private street, or a private driveway more than 100 feet in length plant street trees. Section 18.100.035(B) states the specific spacing of street trees by size of tree shall be as follows: 1. 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; 2. 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; • 3. Large trees (over 40 feet tall and more than 35 feet wide branching) shall be spaced no greater than 40 feet apart; The applicant's submittal included a street tree planting plan. The street tree planting plan proposes to provide Redmond Linden trees on SW Sable Lane and SW Chestnut Lane. The street tree planting plan also proposes Red Maples on SW 116th Terrace. Based on the trees large size at maturity, the proposed 30 -foot spacing complies with the street tree planting standards, as proposed. A bond or other method of assurance shall be provided prior to recording the subdivision plat in order to assure planting. Prior to release of the deposit, the street trees shall be planted. STAFF REPORT TO THE H.O. SUB 96 -0009 - EVERGREEN SPRINGS SUB. PAGE 14 • • Visual Clearance Areas: Section 18.102 requires that a clear vision area shall be maintained on the corners of all property adjacent to intersecting right -of -ways or the . intersection of a public street and a private driveway. A visual clearance area is the triangular area formed by measuring a 30 foot distance along the street right -of -way and the driveway and then connecting these two (2) 30 foot distance points with a straight line. A clear vision area shall contain no vehicle, hedge, planting, fence, wall • structure, signs, or temporary or permanent obstruction exceeding three feet in height The height is measured from the top of the curb, or where no curb exists, from the street center line grade, except that trees exceeding this height may be located in this area, provided all branches below eight feet are removed. Through the building permit review process, setbacks of the structures will be checked. Based of the location of the buildable areas on this property, it is expected that future site improvements can comply with this requirement. • Access: Section 18.108 sets minimum standards for access to residential development Section 18.108.070 (A) allows private streets to be developed to serve up to six dwelling units. As proposed, up to three (3) lots would utilize SW Chestnut Lane (a private street), for access. Because less than six (6) dwellings will take access from the - private street, this subdivision conforms to this standard as proposed. • Tree Removal: Section 18.150.025 requires that a tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided with a subdivision application. The tree plan shall include identification of all existing trees, identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper, which trees are to be removed, protection program . defining standards and methods that will be used by the applicant to protect trees during and after construction. The applicant has provided an arborist report and conceptual mitigation plan that identifies all existing trees greater than 12 inches in diameter. Much of the property is presently planted with trees for sale as Christmas trees. Community Development Code . Section 18.150. 030(B)(4) exempts the removal of Christmas trees from permit requirements. The site has nine (9) other viable trees that are in excess of 12 inches in diameter. Most of these trees were planted around the existing residences on the property. The proposed site plan identifies two (2) trees that will be saved. Due to the extensive grading necessary to develop the property, it is recommended that the applicant be permitted to remove the trees, as proposed. Since the applicant is retaining less than 75 percent of the existing trees, Section 18.150.070.D of the code requires tree mitigation for 100% of the trees that are to be lost. A total of 197 caliper inches will be lost through the development of the property. • The applicant agreed to comply with one (1) or more of the allowed tree mitigation measures. • Prior to recording the plat, the applicant shall record a deed restriction for those trees that are to be preserved. The applicant shall also construct the recommended tree protection measures for these trees. The applicant shall mitigate for the loss of the existing 197 caliper inches of trees, such that, no net loss occurs. STAFF REPORT TO THE H.O. SUB 96 -0009 - EVERGREEN SPRINGS SUB. PAGE 15 • • Subdivision Design: Section 18.160.060(A) contains standards for subdivision of parcels into four or more lots. To be approved, a preliminary plat must comply with • the following criteria: 1. The proposal must comply with the City's Comprehensive Plan, the applicable zoning ordinance and other applicable ordinances and regulations; 2. The proposed plat name must not be duplicative and must otherwise satisfy the provisions of ORS Chapter 92; 3. Streets and roads must be laid out so as to conform to the plats of subdivisions and maps of 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; and 4. An explanation has been provided for all common improvements. Compliance with the standards listed in Criterion 1 are addressed elsewhere within this staff report. The proposed Evergreen Springs plat name is not known to duplicate other plats as, required by Criterion 2. The proposal addresses Criterion 3 because street improvements for the new Local and a Private Street are proposed. Due to engineering design constraints, it is recommended that street improvements to SW Gaarde Street be deferred until improvement of the length of the entire street is undertaken. The common area that is proposed is to serve as a Water Quality Treatment facility for this subdivision. No other common areas have been proposed as part of this subdivision, therefore, Criterion 4 is met. Street and Utility Improvements Standards: Section 18.164 contains the following standards for streets and utilities serving a subdivision: Street Improvements: Section 18.164.030(A) requires streets within and adjoining a development to be dedicated and improved based on the classification of the street. The applicant has been required to complete street improvements such as curb, gutter, and sidewalk along the property frontage within the development through the recommended Conditions of Approval in this Staff Report. Street improvements along SW Gaarde Street for the properties frontage have not been required at this time because of design considerations in developing a partial street improvement at this time. Minimum Rights -of -Way and Street Widths: Section 18.164.030(E) provides a range for Public Streets to be developed for Local Street purposes. This chart provides a _ range for right-of-way and street widths. The right -of -way width range provided for this purpose is 36 to 50 feet The street width range is 24 to 34 feet of width. Upon review with the applicant, it was determined that the proposed private street indicated on the plan set was supposed to be a public street. The applicant has proposed the use of a public street to serve the existing and new residences. This street, as proposed, has a total right - of -way of 42 feet with a paved section of 28 feet. A review of the expected number of average daily trips was provided with the Evergreen Springs Subdivision. Based on the 370 estimated trips, the street design (as proposed) is consistent with the Local Street STAFF REPORT TO THE H.O. SUB 96 -0009 - EVERGREEN SPRINGS SUB. PAGE 16 • • classification. The applicant has proposed the use of a private street to serve up to three (3) of the new lots. This street, as proposed, has a total right -of -way of 30 feet with a paved section of 20 feet. The proposed private street section meets or exceeds the minimum width standards allowed for a private street. For these reasons, the proposed right -of -way widths and street design complies with the design range allowed for the street classification. Future Street Plan and Extension of Streets: Section 18.164.030(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 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. This site is a small infill property within a heavily developed area. Due to the fact that it is a remainder parcel adjoining a Major Collector Street (SW Gaarde Street) and a Local Street _ (SW 117th Avenue), the extension of a street across this site in a northerly direction is not possible. The extension of a street across the site in an east -west direction has been proposed as SW Sable Lane. The extension of SW Sable Lane to SW 114th Avenue is expected through future development to the east. The extension of a street to the south to SW Cloud Street is precluded because of the existing homes that were developed on this existing cul-de -sac street. - Street Alignment and Connections: Section 18.164.030(G) requires all local streets that 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. Provision of a street extension to the east has been provided. Continuation of the street would be provided by the future developer of the property to the east to SW 114th Avenue. This would likely be completed by the developer of the Hawk Meadows Subdivision (also pending). Curbs. Curb Cuts. Ramps. and Driveway Approaches: Section 18.164.030(N) requires the following: 1. Concrete curbs, curb cuts, wheelchair, bicycle ramps and driveway approaches shall be constructed in accordance with standards specified in this chapter and Section 15.04.080, and; A. Concrete curbs and driveway approaches are required; except B. Where no sidewalk is planned, an asphalt approach may be constructed with City Engineer approval; and C. Asphalt and concrete driveway approaches to the property line shall be built to City configuration standards. STAFF REPORT TO THE H.O. SUB 96-0009 - EVERGREEN SPRINGS SUB. PAGE 17 • • Through the required engineering plans, these street improvements will be reviewed and approved by the Engineering Department for the applicant's frontage within the subdivision. Future curb, gutter, and sidewalk for these streets will be provided in accordance with City standards. Block Design: Section 18.164.040(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. The proposed development of SW Sable Lane provides for a future extension of the street to SW 114th Avenue through the proposed Hawk Meadows Subdivision that is also pending. An extension of a second Public Street in, or near, the alignment of proposed private street SW Chestnut Lane appears unfeasible based on the development pattern to the east of the property. Three (3) existing homes are located within this area. Each of these homes are provided with access to SW 114th Avenue by means of a flag lot access configuration. Block Sizes: Section 18.164.040(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: A. Where street location is precluded by natural topography, wetlands or other bodies of water or, pre - existing development or; - B. For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. C. For non - residential blocks in which internal public circulation provides equivalent access. This development site is a portion of a residential block. Through this development, the applicant proposes to develop a Local Street parallel with SW Gaarde Street. Considering existing development constraints, the extension of a Local Street (SW Sable Lane) to the east, is the most that is possible. Given the level of buildout in the area and the existing . zoning and access restrictions to Collector Streets, it is not possible to extend the new proposed street in a southerly, northerly, or westerly direction. Block Lengths: Section 18.164.040(B)(2) states that when block lengths greater than 600 feet are permitted, pedestrian /bikeways shall be provided through the block. The proposed block length of SW Sable Lane will provide for the future extension of sidewalk to the east. A mid -block pedestrian connection has been proposed to SW Gaarde Street from SW Sable Lane. Proposed cul-de -sac street SW 116th Terrace is precluded from extension of a pedestrian pathway to the south because of existing development on SW Cloud Court. Section 18.164.040(A) Block Design, also provides that existing development constraints may be considered when designing a block. Because existing residences within the Shadow Hills Subdivision have been developed to the south; extension of a future pedestrian pathway to the south is not recommended. It is recommended that the subdivision be redesigned to provide public access easements on the final plat. A pedestrian pathway system shall be provided from the end of SW Chestnut Lane, between Lots 10 and 11 to the east, and then north to an alignment with the STAFF REPORT TO THE H.O. SUB 96 -0009 - EVERGREEN SPRINGS SUB. PAGE 18 • • proposed private street (SW Jaki Lane) within the pending Hawk Meadows Subdivision. It is also recommended that pathway be provided south from SW Sable Lane along the eastern property line, to the same SW Jaki Lane alignment. This will provide a complete pedestrian system throughout both projects. This will necessitate paving a pathway roughly in an alignment with the existing gravel driveway that serves Tax Lot 100. This pathway shall, at a minimum, be designed to comply with City's Engineering Design Standards Manual. Lots - Size and Shape: Section 18.164.060(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 subdivision, as designed, complies with this standard. Lot 3 has the greatest lot depth -to -width ratio. This proposed site has approximately 135 feet of depth, to 68 feet of width. Considering these dimensions, this lot, and the others, comply with this standard. Lot Frontage: Section 18.164.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. The minimum frontage width standard is met for each of the eighteen (18) lots because they have frontage in excess of the 25 -foot minimum requirement. Sidewalks: Section 18.164.070 requires sidewalks adjoining all residential streets. Sidewalks have been proposed to be provided within the development. Full half - street improvements along the applicants frontage on SW Gaarde Street are not being required at • this time due to engineering issues with completion of a partial street improvement. Sanitary Sewers: Section 18.164.090 requires sanitary sewer service. Sanitary sewer facilities are to be extended from a sewer line that runs parallel to SW Gaarde Street. This line has sufficient capacity to meet the additional demand that will be created by the development of this subdivision. • Storm Drainage: Section 18.164.100 requires adequate provisions for storm water runoff and dedication of easements for storm drainage facilities. Existing storm drainage facilities are in place to serve this site. The applicant proposes to direct storm water from this subdivision, to a line that is to be extended that parallels SW Gaarde Street. This line would also be partially within the street extension of SW Sable Lane. The applicant will be required to demonstrate that down stream facilities have sufficient capacity to handle the increase in storm water runoff that is created by this development. PUBLIC FACILITY CONCERNS: Sections 18.164.030(E,)(1)(a) (Streets), 18.164.090 (Sanitary Sewer), 18.164.100 (Storm Drains) and 18.164.120 (Overhead Utilities) are required to be addressed through the development review process. A review of required Water Quality Treatment, Erosion Control and Water Service have also been provided below: STREETS: This site is located adjacent to SW Gaarde Street, a major collector street, and proposed right -of -way (ROW) for SW 117th Avenue, a local residential street. STAFF REPORT TO THE H.O. SUB 96 -0009 - EVERGREEN SPRINGS SUB. PAGE 19 • • SW Gaarde Street Southwest Gaarde Street is a major collector street that is not fully improved in this area. This street is among a list of streets that could potentially be improved through a local improvement district (LID) or a City capital improvement project (CIP). At this time, funding for a major improvement of this facility does not exist, however, the City has a desire to see this facility improved within the next ten (10) years. The applicant's project will result in additional traffic being dispersed onto SW Gaarde Street. However, the immediate impact does not necessarily indicate the street should be widened at this time. In addition, incremental widening projects on a major collector facility like SW Gaarde Street is not recommended because of the difficulty in making smooth transitions for the traffic between improved and unimproved sections. It is much more efficient to improve SW Gaarde Street as one large project, from SW Pacific Highway (99W) to SW 121st Avenue. The applicant should be required to enter into a non - remonstrance agreement that will obligate the subdivision to participate in the future widening of the roadway if it were improved under a LID. The applicant should also be required to dedicate additional ROW on SW Gaarde Street to allow for the future widening. A major collector street requires between 60 to 80 feet of total ROW. The City has determined that 74 feet of ROW will be necessary. Therefore, 37 feet is required south of the centerline. The applicant's plan indicates they will dedicate the additional ROW on the final plat. SW 117th Avenue At present, there is no dedicated ROW for SW 117th Avenue. The most recent tax • assessor's map indicates . a 50- foot -wide strip of land (Tax Lot 800, WCTM 2S1 10BA) that is currently used as a private driveway access to SW Gaarde Street. The City's most recent tax roll information indicates that the applicant does not own Tax Lot 800. The • applicant has, however, represented that they are able to obtain the necessary ROW to dedicate the street as a public street. In order for the applicant's proposed plan to function, access from SW 117th Avenue is necessary. Prior to approval of construction drawings for the project, the applicant will need to provide evidence that the off -site ROW for SW 117th Avenue has been obtained. The new improvements of SW 117th Avenue will necessitate improvement at the intersection of SW Gaarde Street. In order to provide a safe intersection, the applicant will need to widen the entrance and provide a curb return at the southeast corner. In order to accomplish this, the applicant will need to dedicate additional ROW at the intersection corner to give a 25 -foot ROW radius. There are no physical improvements within the strip of land to be dedicated as ROW, other than the existing paved driveway for several homes. Because the applicant will be creating a public street that will carry a considerable increase in traffic, they should be required to improve the roadway to City standards. The applicant indicates that they will construct a 3/4- street improvement as a part of their project. The limits of the improvement will be from Gaarde Street to the south boundary of the subject site, to include the intersection improvement at the proposed SW Sable Lane. The applicant STAFF REPORT TO THE H.O. SUB 96 -0009 - EVERGREEN SPRINGS SUB. PAGE 20 • • proposes that SW 117th Avenue be built to a narrow street standard (28 -feet of pavement • overall). TDC 18.164.030(E), Figure 23, indicates that a local street with under 500 • average daily trips (ADT) could be reduced in width to 28 feet. The Institute of Transportation Engineers (ITE) estimates that each single - family lot will generate an average of 10 trips per day. Therefore, 50 lots could be served from a 28- foot -wide street. There are approximately ten (10) existing homes that are served from the private driveway. The new project will add another eighteen (18) lots, which will result in a total of 28 lots. This is well within the limits of the narrow street criteria. It is also important to note that there is another subdivision application under review for Hawk Meadows, immediately to the east. That project will extend SW Sable Lane to SW 114th Avenue, which will allow traffic to access either SW 117th Avenue or SW 114th Avenue. Therefore, the total load on either street will not be significant and further supports the use of the narrow pavement width on SW 117th Avenue. Proposed New Streets As mentioned above, there will be new streets created with this development. Southwest Sable Lane will extend from SW 117th Avenue eastward through this site and will stub out at the east boundary of the development. The street is also proposed to be a narrow public street, with a 42 -foot ROW and 28 -foot paved width. The Hawk Meadows project to the east, also under review, will extend the street to SW 114th Avenue. In reviewing both applications, it appears there is a discrepancy in the centerline alignment where the street crosses the joint property line between the two (2) projects. The Hawk Meadows application indicates that the centerline of the street will be offset ten (10) feet south of the north boundary of that site. However, the Evergreen Springs plan shows the centerline of . the street aligning directly with the Hawk Meadows north property boundary. The consulting engineer for both projects is the same, so Staff believes this discrepancy can easily be resolved. The applicants for both projects will need to coordinate with regard to the alignment of the street prior to construction approval. Southwest 116th Terrace will extend south from SW Sable Lane and will also have a 28 -foot paved width within a 42 -foot ROW, which is acceptable, based on the number of lots it will serve. There is one (1) private street proposed (Tract D), which will extend easterly from SW 116th Terrace to serve Lots 10 and 11. Rather than create a private street, the applicant could just designate Tract D as a private driveway to serve the two (2) lots. Other Access Issues The subject site surrounds an existing tax lot (Tax Lot 100, WCTM 2S1 10BA) and provides access to SW Gaarde Street via an access easement for the existing house on that tax lot. The existing access easement abuts the east boundary of the site and there is a gravel driveway from the house on Tax Lot 100 out to Gaarde Street. According to the applicant's plan, access to Tax Lot 100 will change in that, it will now be provided to SW Sable Lane via an access easement or tract (Tract C). The owner of Tax Lot 100 will then need to drive to the west to SW 117th Avenue, then north to SW Gaarde Street. Although this will be a different route than before, Staff believes the access will be safer because vehicles will enter and exit SW Gaarde Street from a public street, rather than a STAFF REPORT TO THE H.O. SUB 96 -0009 - EVERGREEN SPRINGS SUB. PAGE 21 • • narrow private driveway. The applicant will need to resolve if the access will be within an easement, or within a tract, and clarify this on the final plat. Access to the proposed water quality facility (Tract B) will be provided from SW Sable Lane. The City will desire the facility access to be separate from the private driveway access to Tax Lot 100 (Tract C) in order to avoid conflicts with private vehicles. WATER: There is an existing six (6) -inch public water line on Tax Lot 800 (future ROW for SW 117th Avenue) that is fed from an existing 12 -inch water line in SW Gaarde Street. The plan indicates an eight (8) -inch water line will be constructed in SW Sable Lane that will extend to the eastern boundary for further extension by the Hawk Meadows project. The Water Department indicates that the developments will likely not have adequate fire flow protection because of the small size of the line in SW 117th Avenue. In order to adequately provide fire suppression flows, the six (6) -inch water line will need to be upsized to an eight (8) -inch water line. The applicant will need to upsize the portion of water line that falls within their project frontage. The water line can be replaced along with the street improvements for SW 117th Avenue. The Water Department indicates that the fire hydrant locations should be adjusted to ensure that adequate fire protection is provided for the house on Tax Lot 100. The fire hydrant on SW Sable Lane should be relocated to the southeast corner of SW Sable Lane and SW 116th Terrace which will bring it closer to the driveway for Tax Lot 100. In addition, the Water Department suggests the hydrant on SW 116th Terrace be relocated to the west side of SW 116th Terrace near the flair out for the cul -de -sac bulb. SANITARY SEWER: The closest public sanitary sewer line is located east of this site on Tax_ Lot 4700 (WCTM 2S1 10A). This sewer line was extended as a part of a partition. The line is approximately 180 feet east of the subject site. The applicant intends to obtain an off -site sewer easement across Tax Lots 4200 and 4100 to reach the sewer line. The alignment of the sewer line will be acceptable because it will end up within the future improvements of SW Sable Lane. However, for the Evergreen project to move forward, the applicant will need to provide proof that the off -site public sewer easements have been obtained prior to approval of the construction drawings. The applicant will be required to submit a basin analysis for the sanitary and storm sewer systems to establish which adjacent properties can be served from those systems. The applicant will need to provide sanitary and storm sewer stub -outs to adjacent undeveloped or unserved parcels. The applicants' plan should be revised to show that public sewer will be extended to SW 117th Avenue to allow for future extension to properties upstream on SW 117th Avenue. • STAFF REPORT TO THE H.O. SUB 96-0009 - EVERGREEN SPRINGS SUB. PAGE 22 • • • STORM DRAINAGE: . This site is toward the upper end of an existing drainageway that slopes to the east. The topography of the site concentrates storm flows in a swale that discharges water near the midpoint of the eastern boundary. As discussed in the previous section, the applicant will be required to provide a drainage basin study to determine what upstream properties can be served from the proposed public sanitary and storm sewer system and how large those systems should be in order to serve those parcels when fully developed. In addition, the City is concerned about the potential impact to the downstream storm system from the additional storm water that will be generated from development of this site. The plan indicates the storm water will be collected in a piped system, treated in a water quality facility, then released to the downstream system via an off -site pipe. The off -site pipe is proposed to cross the adjacent parcel where the Hawk Meadows project would be constructed. The applicant will need to obtain an off -site public storm drainage easement prior to approval of the construction drawings. The off -site pipe will eventually tie into an existing public storm drainage line in SW 117th Avenue. The storm water then discharges into an open ditch that flows east SW 117th Avenue. The applicant will need to provide a downstream analysis to determine if the downstream system will have enough capacity to accommodate the additional storm water from this site. If a capacity problem is encountered, the applicant will either need to upsize the downstream system, or provide on -site detention. The method of the downstream analysis must be in accordance with the Unified Sewerage Agency design and construction standards. 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 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 is required to 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 R &O 91-47. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to • issuance of the building permit. As mentioned in the previous section, the applicant proposes to construct an on -site water quality facility to treat the storm water generated from this project. Access to the facility will be provided from a driveway onto SW Sable Lane. This access must be paved, a minimum of 15 feet wide and be separate from the private driveway to Tax Lot 100. STAFF REPORT TO THE H.O. SUB 96-0009 - EVERGREEN SPRINGS SUB. PAGE 23 • • GRADING AND EROSION CONTROL: USA R &O 91-47 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 that accelerates erosion. Per R &O 91-47, the applicant is required to submit an erosion - control plan for City review and approval prior to issuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb five or more acres of land. Since this site is over five acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the site and /or building permit. EXISTING OVERHEAD UTILITY LINES: There are existing overhead utility lines on SW Gaarde Street. Section 18.164.120 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. SECTION V: OTHER STAFF COMMENTS The Building Division reviewed this proposal and have offered the following comments: Any existing homes that are to remain shall be connected to sanitary sewer service. The Water Department reviewed this proposal and have offered the following comments: 1. Fire hydrant placement shall be revised in order for Tax Lot 100 to have coverage. 2. Water Meter for Tax Lot shall be a one -inch meter due to meter location on SW Sable Lane. 3. Utility easements for water service to Lots 10 and 11 are necessary. 4. Fire hydrants shall be placed near the corner of SW Gaarde Street and SW 117th Avenue. A second hydrant on Lot 7 near the corner of SW Sable Lane and SW 116th Terrace and a third hydrant on Lot 15 that is near the southern end of proposed cul -de -sac street SW 116th Terrace. Other affected departments have reviewed this application and have offered no additional comments or objections. STAFF REPORT TO THE H.O. SUB 96 -0009 - EVERGREEN SPRINGS SUB. PAGE 24 • • SECTION VI: AGENCY COMMENTS The Tualatin Valley Fire District reviewed this proposal and stated that the plan was not approved and that plans shall be submitted to the Fire Marshall's Office for review and approval that address the following comments: 1. When buildings are completely protected with an approved automatic fire sprinkler system, the requirements for fire apparatus access many be modified as approved by the Chief (UFC Sec. 902.2.1 Exception 1). 2. Where there are 20 or more dwellings, an approved second fire apparatus access roadway must be provided to a city /county roadway or access easement (UFC Sec. 902.2.2). 3. Fire apparatus access roads shall have an unobstructed width of not less than 20 feet (15 feet for not more than two (2) dwelling units), and an unobstructed vertical • clearance of not less than 13 feet 6 inches (UFC Sec. 902.2.2.1). 4. The inside turning radius and outside turning radius shall not be less than 25 feet and 45 feet respectfully, as measured from the same center point (UFC Sec. 902.2.2.3). • 5. Where fire apparatus access roadways are not of sufficient width to accommodate parked vehicles, "No Parking" signs shall be installed on one or both sides of the roadway and in turnarounds as needed. (UFC Sec. 902.2.4). Signs shall read "NO PARKING - FIRE LANE - TOW AWAY ZONE, ORS 98.810" and shall be installed with a clear space above ground level of 7 feet. Signs shall be 12 inches wide by 18 inches high and shall have black or red letters and border on a white • background (UFC Sec. 901.4.5.(1)(2) & (3)). • 6. Fire hydrants for single - family dwellings and duplexes shall be placed at each intersection. Intermediate fire hydrants are required if any portion of a structure exceeds 500 feet from a hydrant as measured in an approved manner around the outside of the structure and along approved fire apparatus access roadways. Placement of additional fire hydrants shall be as approved by the Chief (UFC Sec. 903.4.2.2). 7. The minimum available fire flow for single - family dwellings and duplexes shall be 1,000 gallons per minute. If the structure(s) are 3,600 square feet or larger, the required fire flow shall be determined according to UFC Appendix Table A- III -A -1 (UFC Appendix III -A, Sec. 5). 8. Approved fire apparatus access roadways and fire fighting water supplies shall be installed and operational prior to any other construction on the site or subdivision (UFC Sec. 8704). STAFF REPORT TO THE H.O. SUB 96-0009 - EVERGREEN SPRINGS SUB. PAGE 25 • • 9. The existing house on Tax Lot 100, adjacent to Lots 8 -10, shall be provided with a turnaround. The Unified Sewerage Agency (USA) reviewed this proposal and provided the following comments: SANITARY SEWER: Each lot within the development shall be provided with a means of disposal for sanitary sewer. The means of disposal should be in accordance with R &O 96-44 (Unified Sewage Agency's Construction Design Standards, July 1996 edition). Engineer should verify that public sanitary sewer is available to up -hill adjacent properties or extend service as required by R &O 96-44. STORM SEWER; • Each lot within the development should have access to public storm sewer. Engineer should verify that public storm sewer is available to up -hill adjacent properties, or extend storm service as required by R &O 96-44. Hydraulic and hydrologic analysis of storm conveyance system is necessary. If downstream conveyance does not have capacity to convey the volume during a 25 -year, 24 -hour storm event, the applicant is responsible for mitigating the flow. WATER QUALITY: Developer should provide a water quality facility to treat the new impervious surface being constructed as part of this development. SENSITIVE AREA: - A "Sensitive Area" may exist. Developer must preserve a 25 -foot corridor as described in R &O 96-44, separating the sensitive area from the impact of development. NOTE: THE APPLICANT INDICATES THAT NO WETLANDS, PONDS, OR STREAMS EXIST ON • THIS PROPERTY. UPON FURTHER DISCUSSION WITH USA, A CONDITION OF APPROVAL IS RECOMMENDED TO ADDRESS THE CONCERN THAT A STREAM CORRIDOR WETLAND MAY EXIST DUE TO A PERENNIAL STREAM DESIGNATION ON A USA MAP. • Other affected agencies have reviewed this application and have offered no additional comments or objections. STAFF REPORT TO THE H.O. SUB 96-0009 - EVERGREEN SPRINGS SUB. PAGE 26 • • • • SUBDIVISION APPROVAL SHALL BE VALID ONLY IF THE FINAL PLAT IS • SUBMITTED TO THE CITY OF TIGARD WITHIN EIGHTEEN MONTHS OF THE EFFECTIVE DATE OF THIS DECISION. c (-• - /Yri".?,‘/4— April 7. 1997 PREPARED BY: Mark Roberts DATE Associate Planner, AICP 7 454, April 7. 1997 APPROVED BY: Richard ewersdorff DATE Planning Manager I:\CURPLN\SUB99- 09.DOC STAFF REPORT TO THE H.O. SUB 96-0009 - EVERGREEN SPRINGS SUB. PAGE 27 • • f • 1 , 4 L .__ L-- _______ - _ ""-- • _ -• SW GAARDE . I-- i 1 I • i l' � S � f 1 . Q 1 : g II. 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Evergreen Springs Subdivision i n Ca j v. l ai ct k uwZev' S wi I 1 uo i Li sia�' • ttico tv �u ✓citace a 'nip wIouk •I I .7-S'l call / CITY OF TIOARD MLA) d ex`f� u w 9 l (b� Community . t ter communii opnunt S&wingA gkter Co ( ^ ..% f Q� CITY OF TIGARD Washington County, Oregon ti NOTICE OF FINAL ORDER a BY THE HEARINGS OFFICER Case Number(s): SUBDIVISION (SUB) 96 -0009 ,Case Name(s): EVERGREEN SPRINGS SUBDIVISION Name of Owners: Bradley Peter Fudge Trust and Kitty C. Higains -Fudge Name of Applicant: Consulting Engineering Services Attention: Anthony Weller . • Address of Applicant: 15256 NW Greenbrier City: Beaverton State: Oregon Zip: 97006 Address of Property: 14235 SW 115th Avenue City: Tigard State: Oregon Zip: 97224 Tax Map & Lot No(s).: WCTM 2S110BA. Tax Lots 00200 and 00300. • Request –> A request to subdivide a 5.24 acre parcel into 18 lots ranging in size from 7,598 square feet to 16,363 square feet. Z000: Residential, 4.5 Units Per Acre (R -4.5). APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.50, 18.88, 18.92, 18.96, 18.100, 18.102, 18.108. 18.150, 18.160 and 18.164. Ac On: — ❑ Approval as requested E3 Approval with conditions 0 Denial Notice: Notice was published in the newspaper, posted at City Hall and mailed to: © Owners of record within the required distance © Affected governmental agencies © The affected Citizen Involvement Team Facilitator © The applicant and owner(s) Final Declsion:rt. THE DECISION SHALL BE FINAL ON MONDAY MAY 19,1991 UNLESS AN APPEAL IS FILED. The adopted findings of fact, decision and statement of conditions can be obtained from the City of Tigard Planning Department, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. • Appeal: Any party to the decision may appeal this decision in accordance with 18.32.290 (B) and Section 18.32.370, which provides that a written appeal may be filed within ten (10) days after notice is given and sent. The appeal may be submitted on City forms and must be accompanied by the appeal fee(s) of $1,745.00 plus transcript costs, not in excess of $500.00. THE DEADLINE FOR FILING OF AN APPEAL IS 3:30 P.M. ON MAY 19 ,1991. Questions: If you have any questions, please call the City of Tigard Planning Division at (503) 639 -4171. 11141N EtEIMI WINGS SUIIVIslsr IRUCE IF RAU siui BY EVE HAMS iFO CEI MYER sari • • fit; 31. The applicant shall either place the existing overhead utility lines along SW G part of this project, or they shall pay the fee in -lie j u Street underground as a pa P 1 undergrounding. The fee shall be calculated by the frontage of the site that is paralle; t_ to the utility lines and will be $27.50 per lineal foot. If the fee option is chosen, it shall be paid prior to approval of the final plat. 32. The final plat shall indicate how access is to be provided to Tax Lot 100. 33. Utility plans shall be revised in accordance with the recommended changes detailed in the City Department section of this report. STAFF CONTACT: Mike Miller, Water Department. 34. The Tualatin Valley Fire District reviewed this proposal and stated that the plan was for not approved and that plans shall be be be revised to address Marshall's e Office listed st d review and approval. The plan shall under agency comments within this report. CONTACT: Gene Birchill, Tualatin Valley Fire District. 35. Any existing homes that are to be kept shall be connected to sanitary sewer service. STAFF CONTACT: David Scott, Building Division. 36. The applicant shall pay a $295 Final Plat review check fee prior to submitting the final plat to the City for review. STAFF CONTACT: Mark Roberts, Planning Division. 37. A bond or other method of assurance shall be provided prior to approval of the subdivision plat in order to insure planting trees. Mark Roberts, Planning a bond the street trees shall be planted. S TAFF CONTACT Division. 38. The applicant shall mitigate for the loss of the existing 197 caliper inches of trees so that no net loss occurs. STAFF CONTACT: Mark Roberts, Planning Division. 39. The existing detached garage shall V to tCode standards the allow v a (5) -foot side and rear yard setback standard detached accessory structure to be developed at up to 15 feet in height and 528 square feet in size. If the existing detached garage does not comply with these standards, the structure would also be required to be modified to comply if it is relocated to another portion of the property. STAFF CONTACT: Mark Roberts, Planning Division. 40. The applicant shall also record a deed restriction for those trees that are to be • preserved. The . deed restriction may ther die o considered be as a lf e tr preserved in accordance with this section should either hazardous tree. STAFF CONTACT: Mark Roberts, Planning Division. • STAFF REPORT TO THE H.O. SUB 96 -0009 - EVERGREEN SPRINGS SUB. PAGE 6 • • TREE MITIGATION PERFORMANCE BOND BOND NO: KNOW ALL MEN BY THESE PRESENTS: That we, , as Principal , and , a organized and doing business under and by virtue of laws of the State of Oregon and duly licensed to conduct a general surety business in the State of Oregon, as Surety, are held and firmly bound unto as Obligee in the sum of 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 Final Plat Recordation for: entered into an agreement or agreements with said Obligee to complete the improvements specified in said agreement or agreements. NOW THEREFORE, the condition of the obligation is such, that if the above Principal shall well and truly perform said agreement or agreements during the original term thereof or for 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 THEREOF, the seal and signature of said Principal is hereto affixed and the corporate seal and the name of said Surety is hereto affixed and attested by its duly authorized Attorney -at -fact at , this day of , 199 PRINCIPAL SURETY BY: i:curpin /markr /tremit.doc • 12/07/98 12:47 $503 684 7297 CITY OF TIGARD z001 411 • ***** * ** * * *$****x*$*** **x** *** ACTIVITY REPORT :k** *********1:***************** TRANSMISSION OK TX /RX NO. 0367 CONNECTION TEL 503 296 0044 CONNECTION ID LEONARD ADAMS CO START TIME 12/07 12:45 USAGE TIME 01'42 PAGES 3 RESULT OK Post -Ir Fax Note 7671 Dill Z.A' ; aae hGf � i 1 ✓ ~ L u 4�u g2-5 w � t g `t0 1 itvz AIR Co./Dept. Co. G OF 4r, cover stfte- Cost Phone # 00-7-7 Phone S w • 6 3q- q, -f-o w� J � ace a (a �l !tile+ - � ► 'L Fax ` q 1A _OD Y 6- 1 Fax (7ss`1 _729 7 zSl ca � K of TIGARD wd Qr e l l(to4 miry Oev&pmerte e w�o�e .�e.� till i ur 161111111 Washington county, Oregon NOTICE OF FINAL ORDER a BY THE HEARINGS OFFICER Case Number(s): 'Case Name(s): EVERGREEN SPRINGS SUBDIVISION Name of Owners: Bradley Per Fudge Trustind Kitty C. Higgins -Fudge Name of Applicant •a - • is i_ i,. - 111 .4 1 - ., i i., A - - Address of Applicant 15256 NW Greenbrier City: Overton State: Oregon Zip: 97006 Address of Property: 14235 SW 115th Avenue City: Tigard State: dreaon Zip: 97224 Tax Map & Lpt No(s).: WCIM 2S110BA..Dix Lots 00200 and 00300- �r' • Reanest--7 A request to subdivide a 5.24 acre parcel into 18 lots ranging in size from 7,598 square feet to 16,363 square feet. 10110: Residential, 4.5 Units Per Acre (R -4.5). APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.50, 18.88, 18.92, 18.96, 18.100, 18.102, 18.108 18.150, 18.160 and 18.164. c- Acdrn : —> ❑ Approval as requested El Approval with conditions ❑ Denial Notice: Notice was published in the newspaper, posted at City Hall and mailed to: • © Owners of record within the required distance RI Affected governmental agencies ® The affected Citizen Involvement Team Facilitator ® The applicant and owner(s) Final Declslen:I M I • CITY OF TIGARD Community , Dew(opmtnt Shorn ,! Better Community CITY OF TIGARD Washington County, Oregon NOTICE OF FINAL ORDER a BY THE HEARINGS OFFICER Case Number(s): SUBDIVISION (SUB196 -0009 'Case Name(s): EVERGREEN SPRINGS SUBDIVISION I Name of Owners: Bradley Peter Fudge Trust and Kitty C. Higgins -Fudge Name of Applicant: Consulting Engineering Services Attention: Anthony Weller • Address of Applicant: 15256 NW Greenbrier City: Beaverton State: Oregon Zip: 97006 Address of Property: 14235 SW 115th Avenue City: Tigard State: Oregon Zip: 97224 Tax Map 8 Lot No(s).: WCTM 2S110BA. Tax Lots 00200 and 00300. Request – A request to subdivide a 5.24 acre parcel into 18 lots ranging in size from 7,598 square feet to 16,363 square feet. inns: Residential, 4.5 Units Per Acre (R -4.5). APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.50, 18.88, 18.92, 18.96, 18.100, 18.102, 18.108, 18.150, 18.160 and 18.164. ACtlen: —> 0 Approval as requested © Approval with conditions 0 Denial ROHM Notice was published in the newspaper, posted at City Hall and mailed to: © Owners of record within the required distance © Affected governmental agencies © The affected Citizen Involvement Team Facilitator © The applicant and owner(s) Final Deeisi0n:9> THE DECISION SHALL BE RNAL ON MONDAY MAY 19, 1997 UNLESS AN APPEAL IS FILED. The adopted findings of fact, decision and statement of conditions can be obtained from the City of Tigard Planning Department, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. IPPeal: Any party to the decision may appeal this decision in accordance with 18.32.290 (B) and Section 18.32.370, which provides that a written appeal may be filed within ten (10) days after notice is given and sent. The appeal may be submitted on City forms and must be accompanied by the appeal fee(s) of $1,745.00 plus transcript costs, not in excess of 5500.00. THE DEADLINE FOR RUNG OF AN APPEAL IS 3 :30 P.M. ON MAY 19 ,1997. Duestions: If you have any questions, please call the City of Tigard Planning Division at (503) 639 -4171. U SNUI =UM sang sU M U UTIC[ U nut SUB ST ilE EMU MU (u*a smT) • • ► BEFORE THE LAND USE HEARINGS OFFICER FOR THE CITY OF TIGARD, OREGON In the matter of an application by Consulting Engineering ) FINAL ORDER Services for a preliminary plan to divide 5.24 acres into 18 ) lots for single family dwellings at 14235 SW 115th Avenue) SUB 96 -0009 in the R -4.5 zone of the City of Tigard, Oregon ) (Evergreen Springs) I. SUMMARY A. This final order concerns an application to divide 5.24 acres into 18 lots. A nineteenth lot (TL 300) is included in the application but will not be divided as a result of the proposal except for public right of way. The site is roughly between SW 117th and 115th Avenues south of and adjoining SW Gaarde Street. All proposed lots, including TL 300 after dedications, do or can comply with dimensional requirements of the R -4.5 zone. An existing house will be retained on one lot. Seventeen lots will be used for single family detached dwellings. B. The applicant will dedicate right of way for and make a 3 /4 -width improvement to 117th Avenue from Sable Lane to SW Gaarde Street and full-width dedications and improve- ments to SW Sable Lane from SW 117th Avenue to the east edge of the site and to SW 116th Terrace. A private drive (SW Chestnut Lane) will serve two lots. The applicant will dedicate right of way for Gaarde Street, but will not improve or have access to that street. All proposed lots will have frontage on a proposed public or private street on the site. The applicant will collect runoff and water flowing onto the site and will improve and dedicate a water quality facility on the site. The applicant will extend public sewer and water service to each lot. C. At the public hearings in this matter, city staff recommended subject to conditions. The applicant generally accepted the staff recommendations with one major exception. One member of the public testified orally with objections and concerns. The hearings officer held open the record two weeks to allow additional public testimony and response by the applicant. The principal issue in this case involve whether the applicant should be required to dedicate and improve a pedestrian pathway outside of street rights of way on the. D. For the reasons provided and referenced in this final order, the hearings officer approves the preliminary plan for the subdivision substantially as proposed, subject to the conditions recommended by city staff with certain modifications described more herein. II. HEARING AND RECORD • A. Tigard Land Use Hearings Officer Larry Epstein (the hearings officer) held a duly noticed public hearing on April 14, 1997 to receive and consider public testimony in this matter. The following testimony was offered at the hearing. 1. City planner Mark Roberts summarized the proposal and existing conditions on and around the site. He discussed TL 300, noting it is included in the application only to facilitate dedication of right of way for Sable Lane. He used overheads of the area and site to show where city staff recommend the applicant be required to build a pedestrian pathway. See condition of approval 42 in the Staff Report to the Hearings Officer dated April 7, 1997 (the Staff Report). He recommended the examiner require the applicant to place the pathways in tracts rather than in easements to make it easier to administer and enforce maintenance requirements. Hearings Officer Final Order SUB96 -0009 (Evergreen Springs) Page • • 2. City engineer Brian Rager discussed two issues. a. First he explained the basis for recommended condition of approval 13, which prohibits direct vehicular access to SW Gaarde Street from any lot in the subdivision, including TL 300. He noted Gaarde Street is a major collector, and the code prohibits direct vehicular access from a single family dwelling to a major collector if their is an alternative. In this case, there are two alternatives - -- SW 117th Avenue and SW Sable Lane. Therefore the existing access from TL 300 to Gaarde Street should be terminated, and a new access created to the west or south. b. Second he discussed the jog in the centerline of Gaarde Street north of TL 300 and proposed lots 1 and 2. That 10 -foot wide jog occurs in a 180 -foot length of roadway. Although the history is not certain, it appears that the jog was intentionally created when the right of way was dedicated in 1904 to help protect graves in the cemetery to the north. He discussed how the city could address the jog (e.g., by building Gaarde Street with a jog in it), but recommended the applicant be required to dedicate a half -width right of way measured from the centerline of the street across TL 300, lot 1, and the relevant part of lot 2. Mr. Roberts opined that lot lines could be adjusted so that the lots affected by the jog will continue to comply with minimum dimensional requirements. 3. Tony Weller testified for the applicant. He accepted most of the conditions of approval recommended by city staff in the Staff Report and the memorandum from Mr. Rager to the hearings officer dated April 14, 1997. He expressed concern about the right of way line approaching the house on TL 300, and requested some flexibility in the required right of way width if necessary to preserve the house. He disputed the wisdom of a pedestrian pathway in this case, because of the relatively small size of the subdivision and the ready availability of alternative pedestrian routes that generally are no longer. He argued the proposed path would not be safe or secure, because it is not visible from public streets. He argued there is not enough room for such a pathway, plus a drive for existing TL 100, plus a drive to the water quality facility. See recommended condition of approval 26. He clarified that proposed Tract "C" separates TL 100 from the east edge of the subdivision site; the subdivision surrounds TL 100 on all sides. He introduced a letter from Rita Mroczek, PWS, in which she offers expert testimony that a ditch across the site is not a waterbody for the reasons described therein. He introduced a maintenance agreement for the driveway that serves TL 100. He introduced a deed showing the applicant have purchased the right of way for 117th Avenue required to be dedicated and improved as part of this proposal. See condition of approval 5. 4. Linda Quandt is the owner of TL 100. She requested a continuance so she could study the Staff Report and the application materials. The hearings officer denied that request, because the Staff Report had been available at least 7 days before the hearing, and the city had given mailed notice to Ms. Quandt as provided by law. She then requested that the record be held open. The hearings officer agreed. Ms. Quandt then testified with concerns about the ownership of Tract "C" and the safety and security of her property and lot 10 if the pedestrian path winds around and behind those lots out -of -view of the street. 5. Nick Stearns is the applicant for "Hawk Meadows" subdivision east of the site (SUB97 -01). He objected to the pedestrian pathway, based on his experience finding trash and stolen goods on such a pathway behind his home. He expressed concern about the visual isolation of the pathway. 6. Eldon Hodapp testified with questions and concerns about what the drawings appear to show on his property (TL 4100 and 4200 north of Gaarde Street and to the east). He observed that the plans appear to show a sanitary sewer easement across his property, - Hearings Officer Final Order SUB96 -0009 (Evergreen Springs) Page 2 • • but no one has approached him for such an easement. Mr. Weller responded that the sewer is east of TL 4100 and 4200. If the developer of Hawk Meadows extends a sewer line along Sable Lane east of the site, the developer of evergreen Springs can extend it west from there without crossing Mr. Hodapp's property. B. After the public hearings and before the record closed, the hearings officer received into the record a letter dated April 21, 1997 from Ms. Quandt. In the letter, she objects to the proposed pedestrian pathway, because it would interfere with and is not authorized by the easement from Gaarde Street to her home on TL 100. The applicant did not respond to Ms. Quandt's letter or offer additional argument before the record closed on April 28, 1997. III. DISCUSSION A. City staff recommended approval of the application based on findings and conclusions and subject to conditions of approval recommended in the Staff Report as modified by Mr. Rager's memorandum to the hearings officer and testimony at the hearing in this matter. The hearings officer agrees generally with those findings, conclusions and conditions, and adopts the affirmative findings in the Staff Report as support for this Final Order except as expressly provided to the contrary in this Final Order. • B. The only issue disputed in this case is whether to extend a pedestrian/bikeway from SW 116th Terrace to the east and north to proposed Jaki Lane in Hawk Meadows. 1. City staff correctly point out that CDC 18.164.040(B)(2) states that when the length of a block is more than 600 feet, pedestrian/bikeways shall be provided through the block. See pp. 18 -19 of the Staff Report. The block length of Sable Lane will be more than 600 feet, because it will not intersect another through street between SW 117th and SW 114th Avenues. Ergo, a pedestrian path is required. 2. But implementation of CDC 18.164.040(B)(2) is not straightforward. City staff recognized that existing development can preclude extension of a pedestrian pathway. For that reason, staff did not recommend requiring a pathway to extend south of the site. Staff did not apply that principle to the site and land to the east (Hawk Meadows), although they did not discuss the issue much in the Staff Report or at the hearing. 3. The hearings officer recognizes there is a significant difference between land that is developed and land that is not developed. The city has no practical means of creating a pedestrian pathway to the south, because of existing development. Therefore a path should not extend south. The city has a practical means of creating an east -west pathway between SW 114th Avenue and 116th Terrace through the site in this case and the Hawk Meadows case by requiring it as a condition of approval before those sites are developed. Such a requirement potentially serves a permitted government purpose: pedestrian safety and connectivity. It is directly related to the impact of the subdivision, because the subdivision violates the block length standard, and it is an alternative to denial for failure to comply with those standards. City staff are correct in requiring an applicant who proposes a subdivision that does not comply with the block length standard to provide an alternative connection for pedestrian and bicycles, absent circumstances that preclude such a pathway. 4. But the hearings officer finds that, at least in this case, the general rule is subject to proposed development as well as existing development. In this case development is proposed (Evergreen Springs and Hawks Meadow) and development exists (i.e., the house on TL 100) that preclude a functional, safe and convenient pedestrian/bikeway, like existing development in Shadow Hills to the south. The hearings officer finds that the proposed and existing houses in the alignment between SW Chestnut Lane and SW Jaki Hearings Officer Final Order SUB96 -0009 (Evergreen Springs) Page 3 • • Lane (in Hawk Meadows) make the proposed path circuitous, reducing its convenience and any savings in travel distance.' Existing and proposed development also make the pathway difficult to accommodate while protecting the privacy and security of adjoining properties, particularly substandard -sized TL 100. The lack of visibility of much of the pathway route raises reasonable fears about the safety of people on the pathway. Based on the foregoing concerns and limitations of the pathway recommended in this case, and given the absence of city standards for pathway location and development, the hearings officer finds that the potential adverse impact of the pathway outweighs its potential benefits, and concludes the pathway should not be required. The hearings officer expressly rejects the portion of the Staff Report that recommends such a pathway. C. The applicant requested that the hearings officer authorize the city engineer to reduce the required dedication for Gaarde Street to preserve the house on TL 300. It was not realized until the day of the hearing that the jog in Gaarde Street could require the applicant to dedicate right of way approaching the house. The issue is whether the circumstances warrant varying from the requirement of CDC 18.164.030(A) that an applicant dedicate a half -width right of way for streets abutting a development. The hearings officer finds that authority should be granted to the city engineer to reduce the required right of way dedication for SW Gaarde Street to the minimum extent reasonably necessary to preserve the house on TL 300 and to protect the house and its occupants from adverse impacts of traffic, because the house is an existing condition that does or may preclude compliance with CDC 18.164.030(A). D. In response to testimony by Mr. Hodapp, sewer service to the site can be provided through Hawk Meadows without crossing his property. If that or something similar does not happen (i.e., the sewer cannot be extended in a public right of way), such that the only route for sewer service is through Mr. Hodapp's property, the applicant is responsible for securing an easement or equivalent for such a crossing. • E. Condition of approval 26 requires the applicant to pave the access drive to the water quality facility and to have a drive separate from the drive to TL 100. That may be desirable but is not required by the CDC. To reduce storm water runoff and compaction, the city engineer should have authority to allow another all- weather surface to be used for the drive and to allow access to the water quality facility to share the drive serving TL 100 if the owner of TL 100 agrees to allow the city to use the easement for that purpose. IV. CONCLUSION The hearings officer concludes that the application complies with the relevant standards and criteria of the Tigard Community Development Code (CDC) or with standards and criteria for permitted adjustments and modifications to the CDC (e.g., regarding solar access, right of way dedication and improvement, and creation of pathways as mitigation for oversized 1 The pathway might save up to 750 feet of a journey to a destination south on 114th Avenue. City staff suggested at the hearing that the pathway could go along the easement between Sable Lane and TL 100. But it is not clear from the record that the city has the authority to require a pathway along the easement to TL 100. Ms. Quandt disputes that the city has such authority, and the city has not responded to the contrary. Moreover such a location for a pathway achieves little functional connectivity and subjects users to the potential hazard of vehicles entering and exiting TL 100 and the storm water facility. The hearings officer fmds such a location for the pathway is not warranted by CDC 18.164.040(B)(2). 2 A pathway would be more functional and safe, even if it crosses private property. if it was straight and readily visible from both ends. But SW Jaki Lane and Chestnut Lane are not aligned. and a pathway connecting them cannot be straight or visible from both ends. The shape and orientation of the sites and location of the house on TL 100 appear to preclude their alignment. Hearings Officer Final Order SUB96 -0009 (Evergreen Springs) Page 4 • • block length) as provided in this Final Order, provided the application is subject to conditions of approval that ensure the final subdivision plat and subsequent development will comply with applicable CDC standards and criteria. Therefore the application should be approved subject to such conditions. V. DECISION Based on the findings and conclusions provided or referenced in this Final Order, the hearings officer hereby approves SUB96 -09 (Evergreen Springs) subject to the conditions of approval in the Staff Report with the following changes: A. Condition of approval 4 is hereby amended to read as follows: 4. Additional right of way shall be dedicated to the public along the frontage of SW Gaarde Street to increase the right of way to 37 feet from the centerline except as otherwise provided herein. This dedication shall be made on the final plat. The dedication shall reflect the existing jog in the centerline. The city engineer may reduce the required dedication to the minimum extent reasonably necessary to preserve the house on TL 300. If the city engineer reduces the required dedication, he or she may impose conditions to protect the house and its occupants from adverse impacts of traffic. B. Condition of approval 13 is hereby amended to read as follows: 13. Lots 1 through 5 and Tax Lot 300 shall not be permitted to access directly onto SW Gaarde Street. The final plat shall contain a non - access reserve strip on the SW Gaarde Street frontage of these lots. The applicant shall close -off the existing driveway for the house on Tax Lot 300 (WCTM 2S 1 10BA) and provide a new access to this lot from SW 117th Avenue or SW Sable Lane. C. Condition of approval 26 is hereby amended to read as follows: 26. The applicant shall provide a maintenance access road to the water quality facility and any drainage structures within the facility to accommodate city maintenance vehicles. The access roadway shall be paved or improved with another all- weather surface approved by the city engineer. The improved width shall be at least 15 feet wide. The road shall be separate from the driveway serving the home on TL 100 unless the city engineer concludes the driveway to TL 100 provides adequate access to the water quality facility and the owner of TL 100 authorizes the city to use it for that purpose. D. Condition of approval 32 is hereby amended to read as follows: 32. The final plat shall indicate how access is to be provided to Tax Lot 100 and the water quality facility. E. Condition of approval 42 is hereby amended to read as follows: - ID A / this 6th d • May 19497 all �vAti ./ r' w Eps „'. 1 t City of T . 'ngs Officer Hearings Officer Find Order SUB96 -0009 (Evergreen Springs) Page 5 05/07/97 16:32 $503 • 7297 CITY OF TIGARD • a 001 ********** * *$ *** * *$ * * ** * ** **** ** *** *** *** ' * ** ACTIVITY MANAGEMENT REPORT TX * ** ********** * * * * * * * * * * * * * * * * * * * * * * * * * * * * * ** 0 ACTY# MODE CONNECTION TEL CONNECTION ID START TIME USAGE T. PAGES RESULT *8447 TX G3 6431582 05/07 09:33 01'13 2 OK *8455 TX G3 503 226 1670 CIDA 05/07 10:55 06'03 12 OK *8458 TX G3 503 225 0224 05/07 11:09 01'36 4 OK *8463 TX G3 6902595 05/07 11:30 00'52 1 OK *8465 TX G3 503 620 2086 NICOLI ENG.,Inc. 05/07 11:33 00'56 2 OK *8467 TX G3 5037715579 503 05/07 11:36 00'53 2 OK *8469 TX G3 6699384 05/07 11:39 02'29 4 OK *8471 TX G3 503 652 1037 05/07 11:43 02'28 4 OK *8480 TX G3 503 620 2086 NICOLI ENG.,Inc. 05/07 12:24 01'04 2 OK *8484 TX G3 503 620 2086 NICOLI ENG.,Inc. 05/07 14:13 00'56 2 OK *8485 TX G3 6556436 05/07 14:15 01'18 2 OK *8487 TX G3 6492440 05/07 14:28 01'19 2 NG 2 # #104 *8489 TX 6492440 05/07 14:31 00'00 0 NG 0 STOP *8494 TX G3 503 639 1656 TIGARD CHAMBER 05/07 15:37 00'36 1 OK *8497 TX G3 6492440 05/07 16:10 02'26 4 OK 8499 TX G3 503 697 1824 05/07 16:20 08'49 12 OK ********** * * * * * * * * * * * * * * * * * * * * * * * * * * * * * ** * ** ACTIVITY MANAGEMENT REPORT RX * ** ********** * * * ** * * * * * * * ** * * * ** * * * * * * * *: * ** ACTY# MODE CONNECTION TEL CONNECTION ID START TIME USAGE T. PAGES RESULT *8448 AUTO RX G3 503 243 2944 05/07 09:35 05'15 8 OK *8449 AUTO RX G3 503 464 8706 05/07 09:42 00'51 1 OK *8450 AUTO RX G3 5032432944 05/07 10:14 11'23 24 OK *8451 AUTO RX G3 503 639 6795 CITY OF TIGARD 05/07 10:27 01'39 3 OK L *8452 AUTO RX G3 503 264 6181 INTEL PCD 05/07 10:37 00'47 1 NG 1 is #106 *8453 AUTO RX G3 503 264 6181 INTEL PCD 05/07 10:40 03'42 3 OK. *8454 AUTO RX G3 5032996703 05/07 10:47 01'00 2 OK *8456 AUTO RX G3 5035260775 05/07 11:01 01'04 2 OK *8459 AUTO RX G3 503 639 4673 05/07 11:16 00'38 1 OK *8460 AUTO RX G3 7621823 05/07 11:20 01'34 2 OK *8462 AUTO RX G3 05/07 11:27 01'30 2 OK *8473 AUTO RX G3 503 639 1656 TIGARD CHAMBER 05/07 11:53 00'38 1 OK *8474 AUTO RX G3 503 639 1656 TIGARD CHAMBER 05/07 11:55 03'13 6 OK *8475 AUTO RX G3 503 238 9767 05/07 11:59 01'17 2 OK *8476 AUTO RX G3 05/07 12:07 01'59 3 OK *8477 AUTO RX G3 05/07 12:11 00'15 0 NG 0 # #201 *8478 AUTO RX G3 05/07 12:12 00'47 1 OK *8481 AUTO RX G3 503 681 2908 05/07 13:33 01'32 3 OK *8482 AUTO RX G3 1 503 526 0244 05/07 13:59 01'06 1 OK *8483 AUTO RX G3 05/07 14:05 01'37 2 OK *8491 AUTO RX G3 05/07 15:06 00'45 1 OK *8492 AUTO RX G3 05/07 15:09 00'36 1 OK *8495 AUTO RX G3 503 873 5384 05/07 15:41 01'19 2 OK *8496 AUTO RX G3 503 281 2547 05/07 15:51 01'59 4 OK • • • As, £XRIBIT A CITY OF TIOARD Community (Development Shaping Better Community CITY OF TIGARD Washington County, Oregon NOTICE OF FINAL ORDER a BY THE HEARINGS OFFICER • Case Number(s): SUBDIVISION (SUB) 96 -0009 Case Name(s): EVERGREEN SPRINGS SUBDIVISION Name of Owners: Bradley Peter Fudge Trust and Kitty C. Higgins - Fudge Name of Applicant: Consulting Engineering Services Attention: Anthony Weller Address of Applicant: 15256 NW Greenbrier City: Beaverton State: Oregon Zip: 97006 Address of Property: 14235 SW 115th Avenue City: Tigard State: Oregon Zip: 97224 Tax Map & Lot No(s).: WCTM 2S110BA. Tax Lots 00200 and 00300. Request,• – A request to subdivide a 5.24 acre parcel into 18 lots ranging in size from 7,598 square feet to 16,363 square feet. lane: Residential, 4.5 Units Per Acre (R -4.5). APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.50, 18.88, 18.92, 18.96, 18.100, 18.102, 18.108, 18.150, 18.160 and 18.164. Action: —> ❑ Approval as requested © Approval with conditions ❑ Denial Notice: Notice was published in the newspaper, posted at City Hall and mailed to: © Owners of record within the required distance © Affected governmental agencies © The affected Citizen Involvement Team Facilitator © The applicant and owner(s) Final Decislon:9 THE DECISION SHALL BE FINAL ON MONDAY MAY 19, 1997 UNLESS AN APPEAL IS FILED. The adopted findings of fact, decision and statement of conditions can be obtained from the City of Tigard Planning Department, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Appeal: Any party to the decision may appeal this decision in accordance with 18.32.290 (B) and Section 18.32.370, which provides that a written appeal may be filed within ten (10) days after notice is given and sent. The appeal may be submitted on City forms and must be accompanied by the appeal fee(s) of $1,745.00 plus transcript costs, not in excess of $500.00. THE DEADLINE FOR FILING OF AN APPEAL IS 3:30 P.M. ON MAY 19 ,1997. Questions: If you have any questions, please call the City of Tigard Planning Division at (503) 639 -4171. SUSS-111U ims.m snug susnaur MCI Of nut swum usurps smeis {cHU • BEFORE THE LAND USE HEARINGS OFFICER FOR THE CITY OF TIGARD, OREGON In the matter of an application by Consulting Engineering ) FINAL ORDER Services for a preliminary plan to divide 5.24 acres into 18 ) lots for single family dwellings at 14235 SW 115th Avenue) SUB 96 -0009 in the R -4.5 zone of the City of Tigard, Oregon ) (Evergreen Springs) I. SUMMARY A. This final order concerns an application to divide 5.24 acres into 18 lots. A nineteenth lot (TL 300) is included in the application but will not be divided as a result of the proposal except for public right of way. The site is roughly between SW 117th and 115th Avenues south of and adjoining SW Gaarde Street. All proposed lots, including TL 300 after dedications, do or can comply with dimensional requirements of the R -4.5 zone. An existing house will be retained on one lot. Seventeen lots will be used for single family detached dwellings. B. The applicant will dedicate right of way for and make a 3 /4 -width improvement to 117th Avenue from Sable Lane to SW Gaarde Street and full -width dedications and improve- ments to SW Sable Lane from SW 117th Avenue to the east edge of the site and to SW 116th Terrace. A private drive (SW Chestnut Lane) will serve two lots. The applicant will dedicate right of way for Gaarde Street, but will not improve or have access to that street. All proposed lots will have frontage on a proposed public or private street on the site. The applicant will collect runoff and water flowing onto the site and will improve and dedicate a water quality facility on the site. The applicant will extend public sewer and water service to each lot. C. At the public hearings in this matter, city staff recommended subject to conditions. The applicant generally accepted the staff recommendations with one major exception. One member of the public testified orally with objections and concerns. The hearings officer held open the record two weeks to allow additional public testimony and response by the applicant. The principal issue in this case involve whether the applicant should be required to dedicate and improve a pedestrian pathway outside of street rights of way on the. D. For the reasons provided and referenced in this final order, the hearings officer approves the preliminary plan for the subdivision substantially as proposed, subject to the conditions recommended by city staff with certain modifications described more herein. II. HEARING AND RECORD • 'A. Tigard Land Use Hearings Officer Larry Epstein (the hearings officer) held a duly noticed public hearing on April 14, 1997 to receive and consider public testimony in this matter. The following testimony was offered at the hearing. 1. City planner Mark Roberts summarized the proposal and existing conditions on and around the site. He discussed TL 300, noting it is included in the application only to facilitate dedication of right of way for Sable Lane. He used overheads of the area and site to show where city staff recommend the applicant be required to build a pedestrian pathway. See condition of approval 42 in the Staff Report to the Hearings Officer dated April 7, 1997 (the Staff Report). He recommended the examiner require the applicant to place the pathways in tracts rather than in easements to make it easier to administer and enforce maintenance requirements. Hearings Officer Final Order • SUB96 -0009 (Evergreen Springs) Page 1 • • 2. City engineer Brian Rager discussed two issues. a. First he explained the basis for recommended condition of approval 13, which prohibits direct vehicular access to SW Gaarde Street from any lot in the subdivision, including TL 300. He noted Gaarde Street is a major collector, and the code prohibits direct vehicular access from a single family dwelling to a major collector if their is an alternative. In this case, there are two alternatives - -- SW 117th Avenue and SW Sable Lane. Therefore the existing access from TL 300 to Gaarde Street should be terminated, and a new access created to the west or south. b. Second he discussed the jog in the centerline of Gaarde Street north of TL 300 and proposed lots 1 and 2. That 10 -foot wide jog occurs in a 180 -foot length of roadway. Although the history is not certain, it appears that the jog was intentionally created when the right of way was dedicated in 1904 to help protect graves in the cemetery to the north. He discussed how the city could address the jog (e.g., by building Gaarde Street with a jog in it), but recommended the applicant be required to dedicate a half -width right of way measured from the centerline of the street across TL 300, lot 1, and the relevant part of lot 2. Mr. Roberts opined that lot lines could be adjusted so that the lots affected by the jog will continue to comply with minimum dimensional requirements. 3. Tony Weller testified for the applicant. He accepted most of the conditions of approval recommended by city staff in the Staff Report and the memorandum from Mr. Rager to the hearings officer dated April 14, 1997. He expressed concern about the right of way line approaching the house on TL 300, and requested some flexibility in the required right of way width if necessary to preserve the house. He disputed the wisdom of a pedestrian pathway in this case, because of the relatively small size of the subdivision and the ready availability of alternative pedestrian routes that generally are no longer. He argued the proposed path would not be safe or secure, because it is not visible from public streets. He argued there is not enough room for such a pathway, plus a drive for existing TL 100, plus a drive to the water quality facility. See recommended condition of approval 26. He clarified that proposed Tract "C" separates TL 100 from the east edge of the subdivision site; the subdivision surrounds TL 100 on all sides. He introduced a letter from Rita Mroczek, PWS, in which she offers expert testimony that a ditch across the site is not a waterbody for the reasons described therein. He introduced a maintenance agreement for the driveway that serves TL 100. He introduced a deed showing the applicant have purchased the right of way for 117th Avenue required to be dedicated and improved as part of this proposal. See condition of approval 5. 4. Linda Quandt is the owner of TL 100. She requested a continuance so she could study the Staff Report and the application materials. The hearings officer denied that request, because the Staff Report had been available at least 7 days before the hearing, and the city had given mailed notice to Ms. Quandt as provided by law. She then requested that the record be held open. The hearings officer agreed. Ms. Quandt then testified with concerns about the ownership of Tract "C" and the safety and security of her property and lot 10 if the pedestrian path winds around and behind those lots out -of -view of the street. 5. Nick Stearns is the applicant for "Hawk Meadows" subdivision east of the site (SUB97 -01). He objected to the pedestrian pathway, based on his experience finding trash and stolen goods on such a pathway behind his home. He expressed concern about the visual isolation of the pathway. 6. Eldon Hodapp testified with questions and concerns about what the drawings appear to show on his property (TL 4100 and 4200 north of Gaarde Street and to the east). He observed that the plans appear to show a sanitary sewer easement across his property, Hearings Officer Final Order SUB96 -0009 (Evergreen Springs) Page 2 but no one has approached him for such an easement. Mr. Weller responded that the sewer is east of TL 4100 and 4200. If the developer of Hawk Meadows extends a sewer line along Sable Lane east of the site, the developer of evergreen Springs can extend it west from there without crossing Mr. Hodapp's property. B. After the public hearings and before the record closed, the hearings officer received into the record a letter dated April 21, 1997 from Ms. Quandt. In the letter, she objects to the proposed pedestrian pathway, because it would interfere with and is not authorized by the easement from Gaarde Street to her home on TL 100. The applicant did not respond to Ms. Quandt's letter or offer additional argument before the record closed on April 28, 1997. III. DISCUSSION A. City staff recommended approval of the application based on findings and conclusions and subject to conditions of approval recommended in the Staff Report as modified by Mr. Rager's memorandum to the hearings officer and testimony at the hearing in this matter. The hearings officer agrees generally with those findings, conclusions and conditions, and adopts the affirmative findings in the Staff Report as support for this Final Order except as expressly provided to the contrary in this Final Order. B. The only issue disputed in this case is whether to extend a pedestrian/bikeway from SW 116th Terrace to the east and north to proposed Jaki Lane in Hawk Meadows. 1. City staff correctly point out that CDC 18.164.040(B)(2) states that when the length of a block is more than 600 feet, pedestrian/bikeways shall be provided through the block. See pp. 18 -19 of the Staff Report. The block length of Sable Lane will be more than 600 feet, because it will not intersect another through street between SW 117th and SW 114th Avenues. Ergo, a pedestrian path is required. 2. But implementation of CDC 18.164.040(B)(2) is not straightforward. City staff recognized that existing development can preclude extension of a pedestrian pathway. For that reason, staff did not recommend requiring a pathway to extend south of the site. Staff did not apply that principle to the site and land to the east (Hawk Meadows), although they did not discuss the issue much in the Staff Report or at the hearing. 3. The hearings officer recognizes there is a significant difference between land that is developed and land that is not developed. The city has no practical means of creating a pedestrian pathway to the south, because of existing development. Therefore a path should not extend south. The city has a practical means of creating an east -west pathway between SW 114th Avenue and 116th Terrace through the site in this case and the Hawk Meadows case by requiring it as a condition of approval before those sites are developed. Such a requirement potentially serves a permitted government purpose: pedestrian safety and connectivity. It is directly related to the impact of the subdivision, because the subdivision violates the block length standard, and it is an alternative to denial for failure to comply with those standards. City staff are correct in requiring an applicant who proposes a subdivision that does not comply with the block length standard to provide an alternative connection for pedestrian and bicycles, absent circumstances that preclude such a pathway. 4. But the hearings officer finds that, at least in this case, the general rule is subject to proposed development as well as existing development. In this case development is proposed (Evergreen Springs and Hawks Meadow) and development exists (i.e., the house on TL 100) that preclude a functional, safe and convenient pedestrian/bikeway, like existing development in Shadow Hills to the south. The hearings officer finds that the proposed and existing houses in the alignment between SW Chestnut Lane and SW Jaki Hearings Officer Final Order - SUB96 -0009 (Evergreen Springs) Page 3 • Lane (in Hawk Meadows) make the proposed path circuitous, reducing its convenience and any savings in travel distance.' Existing and proposed development also make the pathway difficult to accommodate while protecting the privacy and security of adjoining properties, • particularly substandard -sized TL 100. The lack of visibility of much of the pathway route raises reasonable fears about the safety of people on the pathway. Based on the foregoing concerns and limitations of the pathway recommended in this case, and given the absence of city standards for pathway location and development, the hearings officer finds that the potential adverse impact of the pathway outweighs its potential benefits, and concludes the pathway should not be required. The hearings officer expressly rejects the portion of the Staff Report that recommends such a pathway. C. The applicant requested that the hearings officer authorize the city engineer to reduce the required dedication for Gaarde Street to preserve the house on TL 300. It was not realized until the day of the hearing that the jog in Gaarde Street could require the applicant to dedicate right of way approaching the house. The issue is whether the circumstances warrant varying from the requirement of CDC 18.164.030(A) that an applicant dedicate a half -width right of way for streets abutting a development. The hearings officer finds that authority should be granted to the city engineer to reduce the required right of way • dedication for SW Gaarde Street to the minimum extent reasonably necessary to preserve the house on TL 300 and to protect the house and its occupants from adverse impacts of traffic, because the house is an existing condition that does or may preclude compliance with CDC 18.164.030(A). D. In response to testimony by Mr. Hodapp, sewer service to the site can be provided through Hawk Meadows without crossing his property. If that or something similar does not happen (i.e., the sewer cannot be extended in a public right of way), such that the only route for sewer service is through Mr. Hodapp's property, the applicant is responsible for securing an easement or equivalent for such a crossing. E. Condition of approval 26 requires the applicant to pave the access drive to the water quality facility and to have a drive separate from the drive to TL 100. That may be desirable but is not required by the CDC. To reduce storm water runoff and compaction, the city engineer should have authority to allow another all- weather surface to be used for the drive and to allow access to the water quality facility to share the drive serving TL 100 if the owner of TL 100 agrees to allow the city to use the easement for that purpose. IV. CONCLUSION The hearings officer concludes that the application complies with the relevant standards and criteria of the Tigard Community Development Code (CDC) or with standards and criteria for permitted adjustments and modifications to the CDC (e.g., regarding solar access, right of way dedication and improvement, and creation of pathways as mitigation for oversized 1 The pathway might save up to 750 feet of a journey to a destination south on 114th Avenue. City staff suggested at the hearing that the pathway could go along the easement between Sable Lane and TL 100. But it is not clear from the record that the city has the authority to require a pathway along the easement to • TL 100. Ms. Quandt disputes that the city has such authority, and the city has not responded to the contrary. Moreover such a location for a pathway achieves little functional connectivity and subjects users to the potential hazard of vehicles entering and exiting TL 100 and the storm water facility. The hearings officer fords such a location for the pathway is not warranted by CDC 18.164.040(B)(2). 2 A pathway would be more functional and safe. even if it crosses private property, if it was straight and readily visible from both ends. But SW Jaki Lane and Chestnut Lane are not aligned. and a pathway connecting them cannot be straight or visible from both ends. The shape and orientation of the sites and location of the house on TL 100 appear to preclude their alignment. Hearings Officer Final Order SUB96 -0009 (Evergreen Springs) Page 4 • • block length) as provided in this Final Order, provided the application is subject to conditions of approval that ensure the final subdivision plat and subsequent development will comply with applicable CDC standards and criteria. Therefore the application should • be approved subject to such conditions. V DECISION Based on the findings and conclusions provided or referenced in this Final Order, the hearings officer hereby approves SUB96 -09 (Evergreen Springs) subject to the conditions of approval in the Staff Report with the following changes: A. Condition of approval 4 is hereby amended to read as follows: 4. Additional right of way shall be dedicated to the public along the frontage of SW Gaarde Street to increase the right of way to 37 feet from the centerline except as otherwise provided herein. This dedication shall be made on the final plat. The dedication shall reflect the existing jog in the centerline. The city engineer may reduce the required dedication to the minimum extent reasonably necessary to preserve the house on TL 300. If the city engineer reduces the required dedication, he or she may impose conditions to protect the house and its occupants from adverse impacts of traffic. B. Condition of approval 13 is hereby amended to read as follows: 13. Lots 1 through 5 and Tax Lot 300 shall not be permitted to access directly onto SW Gaarde Street. The final plat shall contain a non - access reserve strip on the SW Gaarde Street frontage of these lots. The applicant shall close -off the existing driveway for the house on Tax Lot 300 (WCTM 2S1 10BA) and provide a new access to this lot from SW 117th Avenue or SW Sable Lane. C. Condition of approval 26 is hereby amended to read as follows: 26. The applicant shall provide a maintenance access road to the water quality facility and any drainage structures within the facility to accommodate city maintenance vehicles. The access roadway shall be paved or improved with another all- weather surface approved by the city engineer. The improved width shall be at least 15 feet wide. The road shall be separate from the driveway serving the home on TL 100 unless the city engineer concludes the driveway to TL 100 provides adequate access to the water quality facility and the owner of TL 100 authorizes the city to use it for that purpose. D. Condition of approval 32 is hereby amended to read as follows: 32. The final plat shall indicate how access is to be provided to Tax Lot 100 and the water quality facility. E. Condition of approval 42 is hereby amended to read as follows: A ` a this 6th • May 19 Eps : n, • City of Tip ,t v• ngs Officer Hearings Officer Final Order SUB96 -0009 (Evergreen Springs) Page 5 • • AFFIDAVIT OF MAILING FTI CRY OF TIOARD Community 'Development Shaping Better Community STATE Oq' OrUGON ) County of Washington ) ss. City of Tigard ) I, Patricia L Lansford, being first duly sworn /affirm, on oath depose and say that I am an Administrative Specialist II for The City of Tigard, Oregon. ❑ That I served NOTICE OF (AMENDED ❑ PUBLIC NEARING FOR: (ed W Om II MMaYe) Inter MUc Wm /ttel {check upmpwWs box below} ❑ City of Tigard Planning Director O Tigard Hearings Officer ❑ Tigard Planning Commission O Tigard City Council ❑ That I served NOTICE OF (AMENDED 0) DECISION FOR: cea•d Ira +.e.11,waedu} City of Tigard Planning Director That I served NOTICE OF (AMENDED ❑) FINAL ORDER FOR: gammilitammatilw {cheek appreprtate bin balm} o - City of Tigard Planning Director • Tigard Hearings Officer ❑ Tigard Planning Commission ❑ Tigard City Council ❑ That I served OTHER NOTICE OF FOR: J A copy of the PUBLIC HEARING NOTICE/NOTICE OF DECISION/NOTICE OF FINAL ORDER/OTHER NOTICEIS] of which is attached, marke • Exhibit "A ", mailed t• ea A med person(s) at the address(s) shown on the attached list(s), marked Min , • the da .f M 199 ' and deposited in the United States Mail on the I d. o jib,.. 199 stage prepaid. Im P, • ' ared Notice Subscribed and sworn /affirmed before me on the day of *AAA: , 14_7. • OFFICIAL SEAL e , DIANE M JELDERKS / I lidt yg4 NOTARY PUBLIC - OREGON NOTARY PUBLIC I 0 ' GON COMMISSION NO 046142 MY COMMISSION EXPIRES SEPTEMBER 07, 1999 MV Commissio 1 I IreS: ?/7/?'7 FILF INFO: f7 musk ' .q og / uuNUMQSk yi1/J') /,em a 0 CITY OF TIOARD Community (Development S hoping A Better Community PROPOSAL DESCRIPTION FILE NO: SUBDIVISION (SUB) 96 -0009 FILE TITLE: EVERGREEN SPRINGS SUBDIVISION APPLICANT: CES, Inc. OWNERS: Bradley Peter Fudge Trust Anthony Weller and Kitty C. Higgins -Fudge 15256 NW Greenbrier 14235 SW 115th Avenue Beaverton, OR 97006 Tigard, OR 97224 (503) 690 -6600 (503) 244 -2300 REQUEST: A request to subdivide a 5.24 acre parcel into 18 lots ranging in size from 7,694 square feet to 16,364 square feet. LOCATION: 14235 SW 115th Avenue; WCTM 2S110BA, Tax Lots 00200 and 00300. ZONE: Residential, 4.5 Units Per Acre (R -4.5). I0/1' ti APPLICABLE � ,Q, e1 REVIEW I CRITERIA: Community Development Code Chapters /18.50, 18.88, 18.92,18.96, 18.150, 18.16Q and 18.164. CIT: Central CIT FACILITATOR: List Available Upon Request PHONE NUMBER: (503) DECISION MAKING BODY STAFF DECISION DATE COMMENTS DUE: Thursday- March 6,1997 PLANNING COMMISSION DATE OF HEARING: TIME: 7:30 X HEARINGS OFFICER DATE OF HEARING: 41-TIME: 7:00 CITY COUNCIL DATE OF HEARING: TIME: 7:30 PROJECT RELATED COMPONENTS AVAILABLE FOR VIEWING IN THE PLANNING DIVISION X VICINITY MAP LANDSCAPING PLAN NARRATIVE X ARCHITECTURAL PLAN SITE PLAN ) OTHER STAFF CONTACT: Mark Roberts (503) 639 -4171 x317 SUB 96 -0009 EVERGREEN SPRINGS SUBDIVISION PROPOSAL/REQUEST FOR COMMENTS • Z 3 85 t 0 SUBDIVISION APPLICATION w.,y► l ;1 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639 -4171 FAX: (503) 684 -7297 CITY OF TIGARD PRE -APP. HELD WITH: vRe GENERAL INFORMATION DATE OF PRE -APP.: i ml/ 5/1 6 Property Address /Location(s): 11 Z 3 5 '5W k 15 . FOR STAFF USE ONLY 10?- / O F Ca a"dc- 64. S'C.A a 9 ,_ago 9 . :..:.. / C ase No.(s): Tax Map & Tax Lot #(s): WtA F 2S I l b BA Other Case No. s : `'O �- 2 0 0 a .d 3001 Receipt No.: ' o 1 3 .. Site Size: i t - Or c- Application Accepted By: — Property Owner /Deed Holder(s) *: �-� G• b � n S - �q a Date: l' �` WI Address: 1 1-( Z 3 5 5 U5 /S.vt Phone: z. MLt - Z 300 JJ City: - 1 - ; yx.ra o It- Zip: 9 ? Z Date Determined To Be Complete: Applicant *: j nA in VcP.a CE �nC, • .. Address: I 'SZ 5 N�/ la rc cn bc'; c Phone: (q0 -6 (a0 Comp Plan/Zone Designation City: f�nv e.r'�O n r) T - Zip: ° 170O G� t: l .. • When the owner and the applicant are different people, the applicant CIT Area must be the purchaser of record or a lessee in possession with written ecording Date and Number: authorization from the owner or an agent of the owner. 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. Rey. arai/ss i kurpin\masrersLsubapp.Eoc PROPOSAL SUMMARY The owners of record of the subject property request Subdivision approval to divide a: REQUIRED SUBMITTAL ELEMENTS S".Zy parcel into P3I lots between 1 Application Elements Submitted: 7C0 4 St and 1 `'1 square feet in size. p6lication Form Owner's Signature/Written Authorization ❑ Title Transfer Instrument or Deed (provide any additional information here) ❑ Site /Plot Plan (81/2"x 11 (# of copies based on pre -app check list) ❑ Applicant's Statement (# of copies based on pre -app check list) ❑ Filing Fee (Preliminary Plat).... $2,125.00 (+ $10 Per Lot) (Final Plat) $ 295.00 1 IP List any VARIANCE OR OTHER LAND USE ACTIONS to be considered as part 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 Submittal 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 INC./v-,., , 19 c (p 1. ,, -, 'A ■ '. A t Owner's , ignatu '1 v Owner's Signature Owner's Signature Owner's Signature c 2 • 4 10 CONSULTING ENGINEERING SERVICES, INC. 15256 N.W. Greenbrier Parkway • Beaverton, Oregon 97006 • (503) 690 -6600 • FAX (503) 690 -2595 December 9, 1996 City of Tigard 13125 SW Hall Boulevard Tigard, Oregon 97223 RE: EVERGREEN SPRINGS SUBDIVISION 14235 SW 115TH AVENUE TIGARD, OREGON 97224 TAX MAP 2 S 1 10BA TAX LOT 200 Gentlemen: The undersigned is the legal owner of the subject real property. Please be advised that Anthony R. Weller is my duly authorized representative and agent in connection with the subject real property for purposes of filing all applications and requests with you in connection with the construction of improvements upon said real property. He is • empowered to represent me in connection therewith during the course of processing thereof. Yours very truly, 44 Kitty a. Higgir EO /scg \952 \wp\auth rep.let A,/ A IR I Of CITY OF TIGAR February 28, 1996 OREGON Consulting Engineering Services Attention: Mrs. Ilene Obermiller 15256 NW Greenbrier Parkway Beaverton, OR 97006 Re: Evergreen Springs Subdivision /SUB 96 -0009 Dear Ilene: This letter is in response to the Evergreen Springs Subdivision application. This application has been considered complete as of February 7, 1997. • A Public Hearing is scheduled before the Hearings Officer for 7:00 PM on March 24, 1997. Please feel free to contact me concerning this information at (503) 639 -4171. Sincerely, 1 7 Mark Roberts Associate Planner, AICP iJcurpin/mark_r /Evergm2.doc c: ySUB - 96 =0009 land use file 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639 -4171 TDD (503) 684 -2772 January 10. 1997 Anthony OF TIGARD nthony Weller Consulting Engineering Services, Inc. OREGON 15256 NW Greenbrier Parkway Beaverton. OR 97006 Re: Notice of Incomplete SubmittalEvergreen Springs Subdivision (SUB) 96 -0009 Dear Mr. Weller. This application has been considered incomplete pending the submission of the following information or plans: 1.) An arborist report is needed for this site because it appears that healthy trees in excess of 12 inches in diameter are proposed to be removed. The arborist • report should include a mitigation plan. Such a plan can be tied to a street or other type of tree planting plan on site or elsewhere within the City. 2.) A street tree planting plan shall be provided that indicates the size, species type, location and spacing of the required street trees. A proposed method of ensuring street tree planting should also be provided. 3.) It appears that the proposed street, SW Sable Lane, may handle in excess of 50 average daily vehicle trips. This may necessitate a revision to a 32 -foot paved section within 45 -50 feet of right -of -way. This may not be required where a traffic engineer provides an estimate of the average daily vehicle trips this street would be expected to handle. As a Condition of Approval, the City will also likely recommend a 3/4 street improvement for the section of SW 117th Avenue that is to be used as the project entrance to the development. Please feel free to contact me concerning this information. Sincerely, 114-6144 le? Mark Roberts Associate Planner, AICP ecurpinlmark_rbvergren.doc c: SUB 96 -0009 land use file 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639 -4171 TDD (503) 684 -2772 • S AGREEMENT TO DEVELOPMENT IMPROVEMENTS AND CONDITIONS . IN LIEU OF PROVIDING IMPACT STUDY WHEREAS, the undersigned t4C1.1 -1 i� -f t4 �,v� � � warrant(s) that (I /we /they) are owner(s) of real property in the City of igard, V atington County, Oregon as described: +A� map 2S I 1015A - tax 104- zoo hed hereto, and incorporated by reference herein. WHEREAS, the undersigned wishes to develop the above described property for . i vS without preparing an impact study to quantify the effect of the development on public facilities and services. The preapplication conference established that the developer will transfer an interest in real property. The undersigned wish to develop the above referenced property in accordance with the preapplication conference. • NOW, THEREFORE, the undersigned agree(s) to the following: 1. That the value of the real property interests required to be transferred for the above referenced development are roughly proportional to the impacts of the proposed development upon public facilities and systems. As such, the undersigned hereby agrees to comply fully with real property requirements and public improvements and waives the right to pursue any legal challenge to those conditions. 2. This agreement is a binding contract between the City of Tigard and all persons who presently have an interest in the property or who acquire any interest in the property in the future. 3. This covenant shall run with the land, shall be recorded in the Washington County deed records and shall be binding on the undersigned and all successors in interest of any property affected by this development. 4. Should any portion of this agreement be declared void by a court of law, the remaining portions of this agreement shall remain in full force and effect. Dated , 19 96o Dated . 19 Sig :ture of owner(s) City of Tigard t1 i STATE OF OREGON ss. COUNTY OF WASHINGTON Personally appeared before me on the da y of 11.lt c o,►rnlA.n. , . 19 %, K �} C " - 4 . 119 i n -who acknowledged that the foregoing was his voluntary act and deed. 1 fi,��� "At. OFFICIAL SEAL I /0111 4 a-VALE 1IE A SPARKS l f j Va ' NOTARY PUBLIC - OREGON Notary Public for Orejon , COMMISSION NO. 050064 � rhbump MY COMMISSION EXPIRES JAN 4, 2000 My Commission Expires: 1 - ` vv I • c CONSULTING ENGINEERING SERVICES, INC. 15256 N.W. Greenbrier Parkway • Beaverton, Oregon 97006 • (503) 690 -6600 • FAX (503) 690 -2595 October 30, 1996 CIT Representative Brian Martin 10965 SW Pathfinder Way Tigard, OR 97223 -3930 RE: Gaarde Street Subdivision Application Dear Interested Party: Consulting Engineering Services, Inc. is representing the owner of property located south of SW Gaarde Street and east of 117th Avenue, tax lots 200, 300, & 500, map 2S 1 10BA. We are considering proposing a subdivision at this location. Prior to applying to the City of Tigard for the necessary permits, We would like to discuss the proposal in more detail with the surrounding property owners and residents. You are invited to attend a meeting on: October 30, 1996 7:00pm Tigard Town Hall 13125 SW Hall Boulevard • Tigard, OR 97223 Please notice this will be an informational meeting on preliminary plans. These plans may be altered prior to the submittal of the application to the City. We look forward to more specifically discussing the proposal with you. Anthony Weller or Eileen Obermiller at 690 -6600 if you have • any questions. Sincerely, 'CONSULTING ENGINEERING SERVICES, INC. Anthony R. Weller, P.E., P.L.S. 952 \wp \meetnot2 ' • Name of applicant Consulting Engineering Services, Inc. Anthony R. Weller S ea Pro Tax Map and Lot Tax Map 2S 1 10BA Tax Lots 200, 300, 500 p�Y • Address or General Location South of SW Gaarde Street and Fast of 1151-h Avenue AFFIDAVIT OF POSTING NOTICE (. ,k$4oAl Oe/l rb , do affirm that i am ( represent) the parry Initiating interest In a proposed _ 20 lot 's ubdivision affecting the Land located at South of Gaarde Street/East of 115th Ave and did on the 1(p day of nl'. -b cwc ,19 cXo personally past notice indicating t the site may be proposed for a preliminary application, and the time, data and place c; neighborhood meeting to disc= the proposal Or r� `1 � The sign was posted at' Glo� � 644( g.0ag.06.4 50 -c�k T ne{ QAS1' cAlqLQJr (state location on property) This 7 i day of 0 61 4 - 6 t2•elf , 10 / �o • ..: :•.T 1� l ' . ,grhature Subsczbed and sworn to, affirmed. before me this Q day of Ocl-obcr , 19 "I • • 11 t . I . • f • f: OFFICIALSEAI N o t a r y Public . f t ' e State of Orenn revs MARY ALICE O'NEAL My Commission ••ires: - - "` NOTARYPUBLIC- OREGON `�. �, o COMMISSION NO. 054717 MY COMMISSION EXPIR JUNE 4, 2000 WITHIN SEVEN (7) CALENDAR DAYS OF THE SIGN POSTING, RETURN THIS AFFIDAVIT TO: • City of Tigard • Planning Division 13125 SW Hall Stvd Tigard. OR 97223 • • AFFIDAVIT OF MAJUNG STATE OF OREGON ) SS CITY OF TIGARO ) _ Ak It _ a7 being duty sworn, depose and say that on (A+ 6 . 19 lO , 1 caused to have mailed to each of the persons on the attached list a notice of 0E SW a meeting to discuss a proposed development at 1 ( i€ S"f 2€er, p 4$r" OP OEILAIE 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 t said ersons and 0 „,cltif_)__, were deposited on the date indicated above in the United States Post Office at ID ,� with postage prepaid thereon. .... A Signature &6174 Subscribed and sworn to before me this A day of , 19 4 16 . f !'`�� OFFICIAL SEAL f J Akieic2A) r c ��:, , DONNALYN ACOSTA 1 �„ COMMISSION NO. 030540 PUBLIC-OREGON f Notary Pubii ON �Y / - >9 —9 7 r MY COMMISSION EXPIRES DEC. 29, 1997 ) My Commi Expires: h : \Iccin\jo \atf nail.cit • • GAARDE STREET SUBDIVISION NEIGHBORHOOD MEETING NOTES OCTOBER 30, 1996 ATTENDANCE Sign in Lynn Hurd 14145 SW 117th Avenue Tigard, OR 97224 William H. Hickok 14185 SW 117th Avenue Tigard, OR 97224 Tim & Beckie Anderson 14245 SW 114th Avenue Tigard, OR 97224 Lynn & Sharon Hatch 14135 SW 114th Avenue Tigard, OR 97224 Brad & Kitty Fudge 14235 SW 115th Avenue Tigard, OR 97224 Erik Anderson 14105 SW 117th Avenue Tigard, OR 97224 624 -1407 would like a copy of site plan mailed November 1, 1996 concerns: widening of 117th avenue, traffic control at 117th avenue and Gaarde, neighborhood aesthetics including types of homes to be constructed (no manufactured homes please) Karen Anderson 14225 SW 117th Avenue Tigard, OR 97224 Carl T. Miller 14190 SW 117th Avenue Tigard, OR 97224 Penn R. Stohr 11575 SW Cloud Court Tigard, OR 97224 Beverly Froude 12200 SW Bull Mountain Road Tigard, OR 97224 410 410 transportation concerns: how and when the subdivision road enters Gaarde, center turn lane as a refuge for turning, bus turnout, hopefully full street improvements. Michael A. Smith 11645 SW Cloud Court Tigard, OR 97224 concerns: roof/ sight lines Eldon & Judy Hodapp 11460 SW Gaarde St Tigard, OR 97224 possible sewer hook -ups with easement through our property, concerned about water drainage from springs -once housing project starts. Would like to be informed before problems develop. Willing to work with you as needed. Alan Deharpport 4035 Douglas Way LO OR 97035 Linda Quandt 14165 SW 115th Avenue Tigard, Or 98224 would like a copy of plan faxed October 31, 1006 Meeting questions Eldon Hodapp Q where is sewer coming from? He has sewer to his property (tl 4100) Linda Quandt (tl 100) Q will current driveway still exist? yes there is a spring under road and it drains from north with surface flows Q how much will street improvements cost the neighbors? nothing, the developer pays the costs Q will surrounding neighbors be required to connect to sewer? A that is an agreement between owners and city Bill Hickok there is a drainfield under 117th street for storm water Eldon Hodapp springs up and down Gaarde Street from 114th to 112th Avenue Bill Hickok sight problem exists leaving 117th avenue onto Gaarde Street. Vegetation and telephone pole is in the way • Erik Anderson Q will 117th be widened? A yes, probably 1/2 street plus, that is 26' paving and a curb on development side Mike Smith Becky Anderson Q when will Gaarde be improved? A up to city Lynn Hatch Q will retention pond overflow through my lot to 114th Ave to Fennel Creek... has an existing easement for drainage and would like to see it piped, not on the surface. Has an agreement with Mr. Fudge for sanitary sewer. Brad Fudge suggested that easements are best on property line Erik Anderson Q when will project begin? A anticipating construction in spring Mrs. Hatch Q when starting? A late spring early summer Linda Quandt Q what will the water quality facility look like? concrete? A no it is usually grassed, not a constructed wetland Q will it be a mosquito pond? A It is to be built to USA standards, and they are typical for every subdivision miscellaneous questions after meeting: Q why not use 115th Ave? A we initially tried that but an existing house prevented us from aligning directly to the existing 115th Ave which is required Q house across from entrance road with headlights directly into it. A planting to screen Q why not put the road through proposed lot 20? Q septic tank in proposed road of lot 500 Q Access road at angle to avoid headlight into house Q detention pond in southern subdivision was locked up and has never been revisited by the city • • Q regional sites for storm water an option Q access to lot 100 Q spring in lot 17 Q ownership of 117th to the city? A most likely, however there is a chance that the city might not want ownership of 117th, then surrounding homeowners pay for upkeep Q will we be notified again? A yes for preliminary hearing Q how are planned development and subdivisions different. A some differences in lot size and shape but not much difference edo 962 \wp \meetatt • • PROPOSED GAARDE STREET SUBDIVISION NEIGHBORHOOD FETING OCTOBER 30, 1996 ATTENDANCE RECORD NAME: V /Li" ADDRESS: � Y/ 1/t/ 774 Please include your comments, concerns and /or issues: NAME: � iDi ADDRESS: % y /8'5 50 J/7 4. 4)Q_ Please include your comments, concerns and /or issues: NAME : /,vl ADDRESS: / 4240 Sk ( //4 T-/ Please include your comments, concerns and /or issues: NAME: y,vi / .Seta r'cn A4-k14 ADDRESS: p-ff35 Sc,..) /1 L(`c`' A Please include your comments, concerns and /or issues: • • r PROPOSED GAARDE STREET SUBDIVISION NEIGHBORHOOD MEETING OCTOBER 30, 1996 ATTENDANCE RECORD NAME: ADDRESS : L/ S / /,� 7 � 3S Please include your comments, concerns and /or issues: NAME: j5j^4 ,AirJ rSe741 ADDRESS: /t{ /OS SGV /77 ' /1.1 6ici- -/y07 Ple s e include your comments, concerns and /or issues: * we of/fd: ,2rfG a K.u f of ifia //1<ih .* Mt/ CGitttP.�i.S Inri ift O F /Q 4 c coo f-,/ (a 'f 74t 4P44k-L1( aes t e iJ dAd114 -hyel a tostagi iv tie Ca del LAO %ir i, '/ 4an j (ease NAME: / ' / ,ic,e, " `) ADDRESS: / /aa / Please include your comments, concerns and /or issues: NAME : ADDRESS: 7 9 (q S" c Please include your comments, concerns and /or issues: • • PROPOSED GAARDE STREET SUBDIVISION NEIGHBORHOOD MEETING OCTOBER 30, 1996 ATTENDANCE RECORD NAME: C, /\)&) ADDRESS : / f S 5 < W Please include your comments, concerns and /or issues: NAME: � )n, ADDRESS: 1 Z Z O �l�() 1/ )Z4- Please include your comments, concerns and /or issues: {?C pr r , —se./. l a c I cc l err l7 a--7 y2" d �� ���� �l /r NAME : 446014 14 ., ADDRESS : / / lp 5 gW l �C fit( v nee,v) Ple -se i clude your comments, concerns and /or issues: 5( NAME: � � i I • ADDRESS : 6 �z,), �' Please include your comments, concerns and /or issues: ice.. / /i ��� �.. , ' C-PA i x�� /.0 - ?a-r Z` /�vyi�! i (-4„ezvw� • / afc� . • • 1 PROPOSED GAARDE STREET SUBDIVISION NEIGHBORBOOD MEETING OCTOBER 30, 1996 ATTENDANCE RECORD NAME: 4404- J 7) 11 Z (� ? 02-T' ADDRESS: y L) .[ T )v( -( t(-4.1 L_ V 07?--- ? 7e )- S� ---- Please include your comments, concerns and /or issues: NAME :c16u (t / ADDRESS: SW //S 2 v'e.. Plea e include your comm nt , concerns and /or issues: re-te 9/)t-a4-12__ a_ pct.° t-D NAME: ADDRESS: Please include your comments, concerns and /or issues: NAME: ADDRESS: Please include your comments, concerns and /or issues: • • Parcel Number Owner Name Site Address Phone R0476069 ARCHDIOCESE OF PORTLA *NO SITE ADDRESS* 234 -5334 R0476078 ROMAN CATHOLIC ARCHBI *NO SITE ADDRESS* R0489475 HATCH LYNN A & SHARON *NO SITE ADDRESS* 620 -5660 R0489509 HATCH LYNN A & SHARON *NO SITE ADDRESS* 620 -5660 R0491211 FUDGE BRADLEY P & HIG *NO SITE ADDRESS* R0491257 HIGGINS -FUDGE KITTY C *NO SITE ADDRESS* R1005076 SHADOW HILLS *NO SITE ADDRESS* R1005012 KELLER BOB M & SUSAN 116505 SW CLOUD CT R0478263 WALKER GORDON V 13900 SW 115TH AVE 620 -9436 R0477905 SCHROEDER DONALD A & 11400 SW VIEWMOUNT LN 661 -1584 R0477898 SCHROEDER DONALD A & 11460 SW VIEWMOUNT LN 661 -1584 R0477889 GOECKS ROY 11492 SW VIEWMOUNT LN R0489536 HATCH LYNN A & SHARON 14080 SW 114TH AVE 620 -5660 R0489484 HATCH LYNN A & SHARON 14135 SW 114TH AVE 620 -5660 R0489554 ANDERSON TIM C & BECK 14245 SW 114TH AVE 620 -0650 R0989434 CAYTON CHRISTOPHER L 14255 SW 114TH AVE 684 -9841 R0489545 MACK JOSEPH P 14265 SW 114TH AVE 684 -5816 R0489572 MARTIN VERNE ELLEN 14285 SW 114TH AVE 639 -3912 R0489563 BURNETTE DAVID G & TH 14305 SW 114TH AVE 624 -9356 R0489590 FLOREN VERNON & MAGDA 14325 SW 114TH AVE 620 -5241 R0489581 DELANEY DANA R 14335 SW 114TH AVE R0491186 QUANDT LINDA J 14165 SW 115TH AVE R0491195 HIGGINS -FUDGE KITTY C 14235 SW 115TH AVE R0491202 FUDGE BRADLEY PETER & 14040 SW 117TH AVE R0491300 WASHINGTON MUTUAL BAN 14100 SW 117TH AVE 461 -2075 R0491275 ANDERSON ERIK F & JIL 14105 SW 117TH AVE R0491266 HURD LYNN C 14145 SW 117TH AVE R0491220 HICKOK WILLIAM HENRY 14185 SW 117TH AVE 620 -8396 R0491248 MILLER CARL T 14190 SW 117TH AVE 639 -5559 R0491319 ANDERSON ELWIN W & DO 14225 SW 117TH AVE R0491239 TIGHE SHIRLEY M BROOK 14230 SW 117TH AVE R1005058 SORRENSEN ALLEN C 11515 SW CLOUD CT R1005067 WALSH ROBERT E 11545 SW CLOUD CT 620 -7377 R1005085 STOHR PENN R 11575 SW CLOUD CT 639 -5806 R1005021 DOUGHERTY DAVID L & L 11580 SW CLOUD CT 620 -7971 R1005094 KERR JAMES RICHARD 11615 SW CLOUD CT 620 -5819 R1005101 SMITH MICHAEL A 11645 SW CLOUD CT R0489493 SNOOK RICK Q & PAULA 11430 SW GAARDE ST R0489518 HODAPP ELDON J JUDITH 11460 SW GAARDE ST 639 -0831 R0489527 SHUEY NEIL F & DONNA 11480 SW GAARDE ST 640 -5609 R0491293 THORNBURGH CRAIG RYAN 11720 SW GAARDE ST R0476087 TURNBALL VENITIA M 11735 SW GAARDE ST 639 -6629 R0491337 OLSEN JOHN W & MARY J 11740 SW GAARDE ST 684 -5597 R0491284 VANSLYKE JERRY G & MA 11770 SW GAARDE ST 639 -9833 R1005129 POLSON JAMES C & ELIZ 14400 SW MCFARLAND BLVD R1005110 MORENO FERDINAND A 14430 SW MCFARLAND BLVD 639 -0667 The Information Provided Is Deemed Reliable, But Is Not Guaranteed. • • • ARCHDIOCESE OF PORTLAND ST ANTHONYS CEMETERY ROMAN CATHOLIC ARCHBISHO Lynn & Sharon Hatch 2838 E Burnside St 2838 E Burnside St 14135 SW 114th Ave Portland, OR 97214 Portland, OR 97214 Tigard, OR 97224 Bradley Fudge Kitty Higgins -Fudge Kitty Higgins -Fudge Bradley Peter Fudge Bob & Susan Keller 14040 SW 117th Ave 14235 SW 115th Ave 11650 SW Cloud Ct Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 Gordon Walker & B Susan Donald & Margo Schroeder Roy Goecks 13900 SW 115th Ave 19475 SE Debora Dr 12805 SW 77th P1 Tigard, OR 97223 Boring, OR 97009 Tigard, OR 97223 Christopher Cayton Tim & Beckie Anderson M Francoise Joseph Mack & D Kay 14245 SW 114th Ave 14255 SW 114th Ave 14265 SW 114th Ave Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 1 . Vernon Floren Verne Ellen Martin , David & Theresa Burnette I Magdalena Floren 14285 SW 114th Ave 14305 SW 114th Ave 14325 SW 114th Ave Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 Bradley Peter Fudge Dana Delaney & L Sandra 1 Linda Quandt Fudge Bradley 14335 SW 114th Ave 14165 SW 115th Ave 10725 SW Barbur Blvd Tigard, OR 97224 Tigard, OR 97224 #100 Portland, OR 97219 WASHINGTON MUTUAL BANK I Erik & Jill Anderson Lynn Hurd & Susan Benson 1191 2nd Ave 14105 SW 117th Ave 14145 SW 117th Ave Seattle, WA 98101 Tigard, OR 97224 Tigard, OR 97224 William Henry Hickok ' I Carl Miller & R Sibylla Elwin & Dorothy Anderson 14185 SW 117th Ave 14190 SW 117th Ave 14225 SW 117th Ave Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 Shirley Brooks Tighe ,I Allen Sorrensen E Glen A Cathie Robert Walsh & J Sharla 14230 SW 117th Ave 11515 SW Cloud Ct 11545 SW Cloud Ct Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 Penn Stohr & Lynn Sylvia David & Lynne Dougherty James Richard Kerr 11575 SW Cloud Ct 11580 SW Cloud Ct 11615 SW Cloud Ct Tigard, OR 97224 j Tigard, OR 97224 Tigard, OR 97224 • • Michael Smith S Kathleen Rick & Paula Snook Eldon Judith Hodapp 11645 SW Cloud Ct 11430 SW Gaarde St 11460 SW Gaarde St Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 Craig Ryan Thornburgh Neil & Donna Shuey Lynn Jennifer Venitia Turnball 157 NE Shannon St 11720 SW Gaarde St 11735 SW Gaarde St Hillsboro, OR 97124 Tigard, OR 97224 Tigard, OR 97224 Jerry Vanslyke John & Mary Jo Olsen Marjorie Vanslyke James & Elizabeth Poison 11760 SW Gaarde St 11700 SW Gaarde St 14400 SW Mcfarland Blvd Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 Ferdinand Moreno R Jean 14430 SW Mcfarland Blvd Tigard, OR 97224 II , I , I � 4 10 . n Gaarde Road Tree Inventory and Arborist Report prepared by: ET Environmental Consulting 141 N. State St. Lake Oswego, OR 97034 Wednesday, 29 January, 1997 MAR -12 -1997 12 :09 CES P.02 to Gaarde Road Arborist Report General Site Description as it affects Trees The site is an existing conifer nursery with two single family residences on it, neither of which will be disturbed. The land slopes significantly in a `V- shape' from north to south with the lowest point somewhere near mid- property. Rather extensive grading will be required to create buildable lots. The only trees of significance are landscape specimens occuring near the single family residences. Nine of these have diameters greater than 12 inches and so will be inventoried here. All trees in the nursery itself are much younger, most less than 8 feet in height on average, and are being grown for landscape use. There is no native vegetation remaining • anywhere on site; no wood lots and no understory. The site is surrounded by single family homes of mixed ages except on the north where it is bounded by Gaarde Road. The existing large trees are for the most part very well formed, healthy, maturing specimens and would add value to any lot they can be retained for. Only one has my removal recommendation for any, reason other than construction - related. The over - mature, 46" cherry has begun to decline due to size and age. Two of the other trees are actually quite notable due to their size and species, the largest walnut and the American chestnut. Both are introduced species for this area, however, and in both cases a record size for the tree is over twice its current girth. Only the chestnut can be saved. Plant Types on Site The following tree types occur on site: Pseudotsuga menziesii, Douglas fir (one) - (may be mislabeled on some early plans); Picea pungens, Colorado Spruce (one); Prunus sp., Flowering Cherry (two); Juglans nigra, Black Walnut (two); Abies concolor, White fir (two); and Castanea dentata, American Chestnut (one). Specific Recommendations for Trees The site requires extensive grading in order to create `buildable' flat lots_ As a result only the chestnut and the 46" cherry can be preserved. I am recommending the cherry be taken out so it does not become a hazard to properties constructed later. It is overly mature and beginning to decline. It will be a hazard as soon as a building has been constructed close enough to be a target. The American chestnut is growing on the top of a driveway embankment which causes it to be perched nearly four feet above the driveway grade on that one side. The driveway itself will be preserved in some form as a right -of -way, but as of this writing final elevations in its area are unknown. Care must be taken to preserve the chestnut's roots while grading and constructing in its area. If in fact more than 3" of cut or fill will take place anywhere inside the predetermined construction protection zone of the chestnut (which would normally extend to the drip line on all sides), the following precautions should be observed: • 1) The arborist should be called. 2) The affected area beneath the canopy of the tree should be estimated as a percentage of the total area beneath the canopy. 3) If the affected area will exceed 40% of the total, consideration should be given to removing the tree. 4) If 25 to 40% will be affected, an engineered fill should be used which will satisfy the needs of construction and allow full aeration and water penetration to the existing tree roots. Such a fill should encompass a system of interconnected, perforated pipe and stand pipes whose purpose would be drainage and aeration for the existing root system. A design for the particular requirements of the site can be prepared if required. 5) If less than 25% of the tree's root system will be disturbed, no exceptional action is required (beyond what the arborist would consider prudent based on time of year and actual site conditions extant). The walnuts will both see grade changes in their area by as much as eight feet. The larger northern one is located over the path of an eight foot wide utility trench as well. I am advising that each be removed as opposed to trying to preserve them by building tree pits or rock walls as the case would require. Water movement patterns are going to be drastically changed throughout the subdivision and these large, established trees will not be able to adjust to them. It is unlikely that a large enough percentage of their root systems can be left undisturbed in any case. The remaining five trees are all located within the right -of -way of future roads, driveways or house footprints and therefore cannot be saved. Each location will see extensive grading changes as well. Mitigation recommendations The applicant will be removing seven (7) out of nine (9) trees 12" dbh or larger solely for construction purposes. That is 79% of the total and requires mitigation per Tigard Municipal Code Section 18.150.025.B and Section 18.150.070.D. Since less than 25% of existing trees of this size are being saved, mitigation per this code requires `no net loss of trees'. The number of replacement trees is calculated by dividing the total caliper inches of trees to be removed (197 ") by the replacement caliper size. If 2" trees are used this would result in: 197" / 2" = 99, 2" caliper trees. The applicant would be required to plant 99, 2" dbh Douglas fir (for example) on site or elsewhere during or after construction. Planting is best done in the late fall so trees have the wet winter months to help establish their root systems. Supplemental water should be provided on a weekly basis during the first ensuing dry season either by water truck or a simple drip irrigation sprinkler line fed from a hose bibb. Tree Protection Plan: These procedures would apply to the American chestnut: 1. Before any construction activity takes place at the site, all construction personnel should study these tree preservation rules and sign off on them. 2 (lb Barrier Fencing: 2. Under direction of the arborist, barrier fencing should be placed around each tree to be protected before construction activity begins at the site. Fencing should extend to the edge of expected construction in every direction around the tree or to the tree's dripline, whichever is furthest from the trunk and be firmly anchored in place. 3. No activities of any kind should be allowed within established tree fences. A "keep out" sign should mark the area inside each fenced tree. 4. The arborist should be called whenever a fence position must be altered. The construction superintendent should question any fence movement in the first place. Material Storage: 5. Storage of materials of any kind beneath trees or within established tree protection zones should be strictly prohibited. Every process of this sort contributes to compaction and eventual decline of the tree. Mulch: 6. All" bare ground within the fencing should be mulched to a 6" depth with coarse wood chips. The chips should not be spread closer than one foot away from the trunk, in order to prevent rodent damage to the tree's bark. Mulch helps to hold moisture and prevent soil compaction. Wood chips from the tree removal process are ideal. 7. During sunny weather where temperatures are above 60 degrees no tree should be left without mulch covering its root system. Whether or not weeds and brush have been grubbed away mulch is vital to prevent deadly moisture stress in such weather. 8. Mulched trees should be watered a minimum of weekly during warm summer • months when average daily temperatures are above 60 degrees. Pruning: 9. All pruning should be done under the direct supervision of the arborist. 10. Roots larger than 2 -1/2" diameter should be cut only under the direction of the arborist. Under no circumstances should such roots be buried without inspection by the arborist 11. If construction traffic will pass beneath any of the protected trees, . their lowest limbs should be pruned, where necessary, under the direction of the arborist. By doing so early in the project the risk of inadvertently ripping off a limb later is much reduced. 12. All trenching in the vicinity of protected trees must be done under the direct supervision of the arborist. In particular, trenching inside the drip line of a tree should be done only in the presence of the arborist. General Recommendations for Construction Site Procedures with regard to Trees 1. Tree Protection Zones should remain off limits to construction equipment, personnel and materials. Observe the "Keep Out" signs. 3 + l b 2. Preplan how construction site spaces will be used: (The following specifications should be placed in the engineering drawings): a. Position on -site office trailers to locations away from trees. b. Always limit material storage to non -tree areas. c. Provide specific parking spaces for construction vehicles including subcontractors and laborers away from tree protection areas. d. Keep toilet, lunch and break sites away from tree protection areas. e. Provide for a cement washout pit away from tree protection areas. 3. Where trucks and construction equipment must pass close to trees designate a specific corridor they can use and limit them to it to prevent unwanted site compaction. 4. Designate a turnaround point for trucks away from trees. 5. Assign utility trenches to nontree areas. a) Where they must pass through trees specify they should be made serpentine to give trees as wide a berth as possible (never less than 10 feet). b) Where they cannot avoid roots any other way specify that utilities should tunnel beneath tree roots. The majority of root systems will be located in the top 30" of soil or less making this option entirely feasible. Conclusion The recommendations given in this report are not a guarantee that any particular tree will survive or remain healthy during or after the construction process. Unfortunately, no way exists to accurately predict the future success or failure;of specific trees. Removal recommendations were based on appearance, site considerations and accepted guidelines. No instruments were used to help gauge a tree's health. Trees to be saved in some cases meet only the minimal requirements for such consideration and must still endure the rigors of site construction and their habitat's extreme alteration. 4 DEVELOPMENT APPLICATION EVERGREEN SPRINGS SUBDIVISION CITY OF TIGARD WASHINGTON COUNTY, OREGON APPLICANT: Anthony R. Weller Consulting Engineering Services - 15256 NW Greenbrier Parkway Beaverton, Oregon 97006 690 -6600 PROPERTY OWNERS: Tax Lot 200 Kitty C. Higgins -Fudge 14235 SW 115th Tigard, OR 97224 Attention: Brad Fudge 244 -2300 Tax Lot 300 Bradley Peter Fudge Trust (address same as above) REQUEST: A residential subdivision consisting of 18 lots in the R -4.5, Low Density Residential. PROPERTY DESCRIPTION: Tax Lot 200 & 300, Map 2S 1 10BA PROPERTY LOCATION: South of SW Gaarde Street and east of 117th Avenue. PROJECT SIZE: 5.24 acres LOCATION The project is located in the City of Tigard. It is situated south of the SW Gaarde right -of -way, between SW 117th. Ave. and SW 114th. Ave. The project is across from the St. Anthony Cemetery and is surrounded by single - family residential uses. SW 115th. Avenue terminates at the northeastern corner of the project across Gaarde Street. STATEMENT OF INTENT The intent of this proposal is to obtain preliminary plat approval for an 18 lot, single family subdivision. The subject property is described as Tax Lots 200 & 300, Map 2S 1 10BA. Tax Lot 100 is located inside Lot 200 and is not part of this project, however, access to tax lot 100 will be provided through this subdivision. The project area contains 5.24 acres. A Land Use Map is included in this application. The Land Use Map illustrates the proposed development, neighborhood access patterns and the site vehicular relationship to adjacent properties. Review of the map will show that the property is currently restricted from access on the south and east due to existing residential development. The proposed through street (Sable Lane) enters off of 117th Avenue, runs west to east and terminates at a stub along the eastern property line. EXISTING CONDITIONS - ON SITE The subject property is a rectangular parcel oriented in a north -south arrangement, with Gaarde Street along the north property line. Tax lot 100 is situated within tax lot 200. The property is currently a Christmas -tree farm. Several trees with a 6" diameter at 4' above ground exist on site along the south property line. Few trees with 12" diameter exist on site are identified on the Land Use Plan Map. Wetlands, streams, or ponds do not exist on site. Surface runoff from a spring on adjacent tax lot 500 traverses the site, exiting on the east side of the property. There is an existing house on tax lot 200 and on tax lot 100. The existing residences will remain. TOPOGRAPHY The project slopes from the northwest and the southwest toward the center of the site and east. Slopes average from 6 - 20 %. City of Tigard, Preliminary Application Page 2 4 11/ 4 110 SOILS Soils on site include Cornelius and Kinton silt loams, Cascade silt loam, and Huberly silt loam. Runoff is medium to slow to ponding. Erosion hazard runs from medium to slight. PROPOSED DESIGN Eighteen 7500 square foot and larger lots are proposed. Lot 11 will contain the existing house, while the remaining 17 lots will provide new housing. We propose to access the project via SW 117th. Avenue through tax lot 300 approximately 150 feet south Gaarde Street. (The existing residence on tax lot 4200 is located such that we are not proposing an extension of SW 115th. Avenue along the project's eastern boundary.) The proposed road alignment (Sable Lane) will continue to the east property line ending in a stub street for future connections. A proposed cul -de -sac (approximately 350 feet in length) will provide access to the southern lots, with a private street (Chestnut Lane) at the end of the cul -de -sac providing access to lots 10 and 11. The cul- de -sac (116th Terrace) will provide a turnaround at its terminus and provide access to a total of 10 units. Tax lot 100 will continue the existing access pattern with a 20 foot easement along the east property line. Improvements will be made to 3/4 of 117th Avenue which is currently a ,private street. 117th Avenue will be dedicated to the City from the proposed site entrance to SW Gaarde Street upon completion of the project. SOLAR ACCESS Fourteen lots are required to meet the solar access standards. As proposed ten lots meet these standards: 1 -7, 9, 12 and 13. Lot 11'has an exiting house. Do to the infill nature of this subdivision, existing street patterns and the north -south orientation of the parcel which limit east -west street orientation, we are requesting an exemption from remaining 4 lots required for solar standards (18.88.030 S, 18.88.040 E (iii) . DENSITY Net Residential Units allowed are calculated by dividing the net area of developable land by the minimum number of square feet required per dwelling unit as specified by the applicable zoning designation. Net developable area was calculated by the following: gross acreage minus land dedicated for public right -of -way, minimum sf of zone for existing house, and private streets = net developable area City of Tigard, Preliminary Application Page 3 gross acres (total acres in proposal) 213,879 sf (4.91ac) minus all sensitive land areas Osf land dedicated for park purposes Osf land dedicated for public roadways 22,742sf 7500sf per existing house (lot 11) 7,500sf private street Tract C 2,197sf 32,439sf (0.75ac) Net developable area 181,440sf (4.16ac) 181,440sf net developable area divided by 7,500sf minimum number of sf required per dwelling unit = 24.2 Net Residential Units allowed + 1 Existing residential unit (lot 11) = 25 Net Residential Units Comprehensive Plan Designation for this area is Low Density Residential 1 -5 units per acre. Proposed density for this project is 3.6 units per acre. FUTURE STREETS PLAN The Future Streets Plan shows connection from the proposed street stub (Sable Lane) to 114th Avenue. A private street is shown that intersects with Sable Lane, running south and turns east to connect again with 114th Avenue. This arrangement:would provide safe and efficient use of the property while maximizing adjacent lots. The adjacent lots to the southeast (tax lots 3600, 3500 and 3300) were found to be limited in size and location. Attempts at various layouts were found to be undesirable. Roadways necessary to provide access to the entire area created numerous undesirable lots with streets on two sides, ineffectively segregating the parcels. These versions also increased roadway square footage and impervious surface without providing additional benefits. Existing houses on both the proposed site and the adjacent easterly tax lots further limited future street options. LANDSCAPING A landscaping plan is not being submitted at this time as specific home plans are not part of this application. STREET TREES Proposed street trees are shown on the Street Tree Plan (sheet 7 of 7). Requirements in Section 18.100.036 are met. City of Tigard, Preliminary Application Page 4 VISUAL CLEARANCE AREAS Structures, plants or other obstructions are not proposed in the visual clearance areas. TREE REMOVAL Several larger trees exist on site. Trees located on lot 11 along the rear property line are generally under 6" DBH and are not expected to be removed. Several trees with 12" DBH and larger exist on site. Of these trees, the chestnut located close to the existing house is expected to be retained. The remaining large trees will likely need to be removed to allow necessary site grading for roadways, driveways and building pads. Tree locations are shown on the Land Use Plan. A tree inventory prepared by a certified arborists is included in this application and discusses tree species, health and mitigation options in further detail. TREE REMOVAL MITIGATION PLAN According to the arborist's report, tree mitigation will require antotal of 197" caliper DBH. Tree mitigation will be accomplished through one of the following options or a combination there of: • the minimum caliper of street trees may be increased 1 -3" with the increase in caliper above 2" to count toward to the total mitigation required, • additional trees may be planted on each lot with the caliper counted toward the total mitigation required, ■ and /or a fee may be paid to the city in lieu of tree replacement on site (section 18.150.070 E). UTILITIES Sanitary sewer will service all proposed lots and t existing house on tax lot 300. Sanitary sewer will be extended to the property line of tax lot 100. Sanitary sewer will exit the site at the end of the proposed through road (Sable Lane) and run along an easement to tax lot 400 where connection will be made to an existing 8" line. A water connection will be made on 117th Avenue, continue along the end of the proposed through road, branch off to service the cul -de -sac and terminate at lots 10, 11 and 12. Storm water will be collected on site and treated in a water quality pond which will be located along the eastern property line. Outflow will be piped north to the proposed through road, and exit the site crossing tax lots 4300 and 3900. Piping will continue south on 114th Avenue to tie in with the existing storm water system. ESTIMATE OF AVERAGE DAILY VEHICLE TRIPS ON SABLE LANE This project is anticipated to generate 190 average daily vehicle trips per day on SW Sable Lane. This represents the number of trips City of Tigard, Preliminary Application Page 5 I li/ 4 1110 anticipated by the actual development of a total of 18 new single family units and the existing unit on tax lot 100. When adjacent property is developed and SW Sable Lane is connected to 114th Avenue, the anticipated average daily vehicle trips will likely increase to a total daily average of 370. This increase reflects all units located along 117th Avenue using SW Sable Lane and lots currently using SW Gaarde Street. The estimated 370 average daily vehicle trips represents the highest probable use on SW Sable Lane. • City of Tigard, Preliminary Application Page 6 % lib N I __I L - - - - - - - - - - - , SW (3AARDE __ !� • Nom__ -__■••■__ , 'M r..WEIIMMOM. .01.11•■•••■••■••• , I : 1 2 1 3 4 S' I I � ; 9 o N \1 e/ t 18 1 I 1 I f 7 6 1 ' / ' I : i s - i i 1 17 . I TRXT BO, 1 di ( I a WATER i t, 11 . 1 QUAULY/: i • EXISTING „ r ' �'� _ , § . OFF -SITE EAfocr-J - I ' DIM moony . SPRING ����_ l i LT. 4 ; e • ,r SHED 1d i ; T o 1 i 10 1 1 i i { 14 met o1 ' SW CHESTNUT : N NE 12 e I ` s► HausE o 0. CONSULTING ENGINEERING SERVICES, INC. J EVERGREEN 8PRN08 SUBDIVISION 1 1 /96 15256 N.W. GREENBRIER PARKWAY DATE BEAVERTON, OR 97006 (503) 690 -6600 SITE PLAN DATE FIGURE NTS From: "Brian Rager" <brian©ci.tigard.or.us> To: markr @ci.tigard.or.us Date sent: Wed, 12 Mar 1997 15:40:30 +0000 Subject: Re: Evergreen Springs Priority: normal I do not recommend moving the utility easement or going with a ditch. The location works because their storm discharge into the pond is near the south end of the pond and the outlet from the pond is at the north end. This is the way it should be design -wise for better filtration of the water (that way water won't just enter the pond and immediately exit it). As far as the ditch concept, that will not work because Public Works does not like to maintain ditches and no matter how good of a job the developer does at grading out the ditch, the homebuilders and /or home owners will find some way to destroy the ditch or fill it in. It would be a constant battle and maintenance headache. Sorry I can't be more sympathetic toward the oak tree. I like oak trees, but I don't see how to do it here. Call me if you want. From: "Mark Roberts" <FINANCE /MARKR> To: Brian Date: Wed, 12 Mar 1997 15:18:02 +0000 Subject: Evergreen Springs Reply -to: markr @ci.tigard.or.us Cc: Dick I have a question about the possibility of preserving a 100 -year old Oak tree located roughly along the northerly lot line of Lot 9 (the southerly line of Lot 8 (near the shed on Lot 9). The arborist says it isn't possible to save this tree due to disruption of current ground water flows through the site and the grading necessary for the proposed utility easement planned for the southerly 20 feet of Lot 8. Is it possible to relocate this easement to the northerly 20 feet of Lot 8 and still have it work as a utility easement. Presently both storm drainage and sanitary sewer are to be run through this easement. To address the arborist concern about disruption of storm water flows could an above ground ditch be provided to allow some drainage flows past the tree? ( 91047544 F id li National Title Company of Orel Washington County . o� co t,► ) .. STATUTORY WARRANTY DEED l (Individual or Corporate) f1 cH I$TINE F FUGERE , grantor, conveys and warrants to KITTY C. HIGGINS ..•_ grantee, the following described real property, free and clear of encumbrances except as specifically set forth herein, situated in the county of Washington , State of Oregon, to wit: See attached exhibit "A" WASHINGTON COUNTY ! �+ k`, REAL PROPERTY TRANSFER TAX aili • `,� $ /02.0 ° eP- 7 T tf ,..,. FEE PAID GATE JQ *Grantee herein agree to assume and pay the farm deferral taxes levied against the T property and shall be entirely responsible for the entire amount of taxes assessed against the property at whatever time the property, or any portion thereof, becomes O D disqualified for the special tax assessment for farm land. • in Subject to and excepting: 1991 -92 taxes, a lien not yet payable. , the premises herein described w have been classified for FARM LAND. Teh premises are subject to the statutory power of f"�- assessment of the UNIFIED SEWERAGE AGENCY.., rights of the public and governmental agencies 1— in adn to any portion of said land included within the boundaries of roads, streets & ¢ Highways., Agreements recorded 2/8/49 292/641, 5/22/91 1191026354., Easement 11/14/66 621/53 Zo THIS INSTRUMENT WILL NOT ALLOW USE OF THE PROPERTY DESCRIBED IN THIS INSTRUMENT IN VIOLATION OF f= APPLICABLE LAND USE LAWS AND REGULATIONS. BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT THE Z PERSON ACQUIRING FEE TITLE TO THE PROPERTY SHOULD CHECK WITH THE APPROPRIATE CITY OR COUNTY PLANNING DEPARTMENT TO VERIFY APPROVED USES. `` �.i THE TRUE AND ACTUAL CONSIDERATION FOR THIS CONVEYANCE IS $...1.7.145.0()...00 al • (See ORS 93.030) • 26th Dated this day of ,,,August , 19 ..91; - qzu y y R 111 led by a corporation, Christine F. Fugere affix corporate seal) STATE OF OREGON, ) STATE OF OREGON, County of ) ss. County of .. MO- trWill4h ) as. , 19 ..August 26th , 19... Personally appeared .and Personally appeared the above named who, being duly sworn, ..Chxiatitie each for himself and not one for the other, did say that the former is the 0 i•. '' 1 . ' president and that the latter is the c -f .secretary of ....� . , a corporation, .......,...,andoa lcrib,vleitged the foregoing i ,�+� natru and that the seal affixed to the foregoing Instrument is the corporate seal merit otbe C ^= ; r • voluntary act and deed. of said corporation and that said instrument was signed and sealed in be- ••.:d''� � -'• N om; half of said corporation by authority of its board of directors; and each of t ' ` ') I ° them acknowledged said instrument to be its voluntary act and deed. (OFFICIAL,':::. Before me: •• •• •••• (OFFICIAL SEAL) , .••( i } • :,/ SEAL) ''•Notery441bllc for Oregon Notary Public for Oregon My commission expires: 3 -15 -93 My commission expires: Fugere I STATE OF ORECON, GRANTOR'S NAME AND ADDRESS County of 1 certify that the within instru- Higgins ment was receiued for record on the SPACE RESERVED day of , 19 , GRANTEE'S NAME AND ADDRESS FOR at o'clock M., and recorded Alter recording return to RECORDER•s uss in book /reel /volume No. on Kitty Higgins page or as document /fee /file/ instrument /microfilm No. 16¢1. 12$tlt „Avo. , Record of Deeds of said county. xigaxd,..9x..91.224 NAME. ADDRESS. ZIP Witness my hand and seal of Until o change is 'squirted all for statements shall be sent to the following address.. County affixed. ..same FNTO -0011 NAME. ADDRESS. ZIP • j . By Deputy }-Y • 4 ( i ) + N Fidelity ational Title Company of ( gon 401 S.W. Fourth Avenue, Portland, Oregon 97204 -2273 • (503) 223-8338 ▪ Page No. 6 Order No. 515481 -003 1 EXHIBIT A PARCEL I: A tract of land in Section 10, Township 2 South, Range 1 West of the Willamette Meridian, Washington County, Oregon described as follows: BEGINNING at the quarter corner on the North line of Section 10, Township 2 South, Range 1 West of the Willamette Meridian and running thence West along said Section line 223.50 feet to the point of beginning of the tract of land being conveyed; thence West along said Section line 123.0 feet; thence South 0 ° 26' West 355.00 feet; thence North 89 ° 41' East 123.00 feet; thence North 0 ° 26' East a distance of 355.00 feet, more or less, to the point of beginning. PARCEL II: A tract of land in Section 10, Township 2 South, Range 1 West of the Willamette Meridian, Washington County, Oregon described as follows: BEGINNING at the quarter corner on the North line of Section 10, Township 2 South, Range 1 West of the Willamette Meridian and running thence West along said Section line 346.5 feet; thence South 0 ° 26' West 660 feet; thence North 89 ° 41' East along the legal subdivision line 346.5 feet to North and South center line of said Section 10; thence North along said center line of Section, 660 feet to the place of beginning. EXCEPTING THEREFROM tract conveyed to Marshall L. Brosius et ux by deed recorded August 13, 1946 in Book 263, Page 693, Deed Records. AND FURTHER EXCEPTING that portion in Parcel I as described above. STATE OF OREGON County of Washington SS 1, Jerry R. Han • • ' ti or of Assessment and Taxation as • I = • ffic o - • rder of Con- ' veyances for - • c nnttrPbt• ) - re • entity that • the within . .• e .. • =1ved and reco • • { i� •fai • ounty. (► "lie + . : ,. _:: • , I:r at • , Ex- S s ,.t 1. ti -C ' ` = 'r *t ''J... " : ' i ; '• - r�i'l . •' � . � (tf couN -1 DOC : 91047544 s� Rect: 61017 210.00 ':. 08/27/1991 03: 29: 25PM -ate. � 3`. 1 Agenda Item: 2.1 • Hearing Date: April 14.1997 7:00 PM • • STAFF REPORT TO THE HEARING'S OFFICER : :... -44- CITY of TIGARD FOR THE CITY OF TIGARD, OREGON C """ 4 � f . 2" d S '6., P wy Community SECTION I: APPLICATION SUMMARY CASES: FILE NAME: EVERGREEN SPRINGS SUBDIVISION Subdivision SUB 96 -0009 PROPOSAL: The applicant has requested subdivision approval to divide two parcels totaling 5.24 acres into eighteen Tots ranging in size from 7,598 to 16,363 square feet. APPLICANT: Consulting Engineering Services OWNER: Kitty C. Huggins -Fudge Attention: Anthony Weller Attention: Brad Fudge 15256 NW Greenbrier Parkway 14235 SW 115th Avenue Beaverton, OR 97006 Tigard, OR 97224 COMPREHENSIVE PLAN DESIGNATION: Low Density Residential; 1 -5 Dwelling Units Per Acre. ZONING DESIGNATION: Residential, 7,500 Square Foot Minimum Lot Size; R-4.5. LOCATION: 14235 SW 115th Avenue; WCTM 2S110BA, Tax Lots 00200 and 00300. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.50, 18.88, 18.92, 18.96, 18.100, 18.102, 18.108, 18.150, 18.160 and 18.164. SECTION II: STAFF RECOMMENDATION • Staff recommends that the Hearing's Officer find that the proposed development will not adversely affect the health, safety, and welfare of the City. Therefore, staff recommends APPROVAL, subject to the following recommended Conditions of Approval: STAFF REPORT TO THE H.O. SUB 96 -0009 - EVERGREEN SPRINGS SUB. PAGE 1 40 • CONDITIONS OF APPROVAL ALL CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT. UNLESS OTHERWISE SPECIFIED, THE STAFF CONTACT FOR ALL CONDITIONS IS BRIAN RAGER WITH THE ENGINEERING: DEPARTMENT; (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 Department. Once redline comments are addressed and the plans are revised, the design engineer shall then submit nine (9) sets of revised drawings and one (1) itemized construction cost estimate for final review and approval (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 name, address, and telephone number(s) of the individual(s) or corporate entity who will be responsible for executing the compliance agreement and providing the financial assurance for the public improvements. 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. Additional right -of -way shall be dedicated to the Public along the frontage of SW Gaarde Street to increase the right -of -way to 37 feet from the centerline. This dedication shall be made on the final plat. 5. Prior to approval of the public improvement permit, the applicant shall demonstrate that the necessary right -of -way for SW 117th Avenue has been obtained and dedicated to the public. The City shall review and approve the right -of -way dedication prior to recording. 6. The applicant shall dedicate right -of -way at the southeast comer of SW 117th Avenue and SW Gaarde Street to provide a 25 -foot right -of -way radius. This dedication can be made on the final plat. 7. Prior to approval of the construction drawings, the applicant shall coordinate with the developer of the Hawk Meadows subdivision with regard to the centerline alignment of SW Sable Lane at the eastem boundary of this site. It appears that the centerline STAFF REPORT TO THE H.O. SUB 96-0009 - EVERGREEN SPRINGS SUB. PAGE 2 • • • of the roadway will need to be shifted 10 feet to the south so that the centerline is offset ten (10) feet from the north boundary of the Hawk Meadows Subdivision site (Tax Lots 3700, 3800, 3900 and 4300; 2S110BA). 8. The applicant shall construct a 3/4- street improvement along the frontage of SW 117th Avenue. The street, when fully improved, will have a pavement width of 28 feet. The improvements adjacent to this site shall include: A. City standard pavement section from curb to centerline equal to 14 feet, plus an additional ten (10) feet of pavement on the west side of centerline to ensure safe, two -way traffic will be accommodated; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. curb; D. storm drainage, including any off-site storm drainage necessary to convey subsurface runoff; E. Five (5) -foot concrete sidewalk on the east side; F. street striping, if necessary; G. streetlights, as determined by the City Engineer; H. underground utilities (NOTE: the applicant may be eligible to pay a fee in -lieu of undergrounding existing overhead utilities); I. street signs; J. driveway apron (if applicable); and K. adjustments in vertical and /or horizontal alignment to construct SW 117th Avenue in a safe manner, as approved by the Engineering Department. 9. 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 subdivision. Improvements shall be designed and constructed to local street standards. 10. The intemal public streets are approved to have 42 -foot right -of -way and 28 -foot pavement widths. 11. A profile of SW 117th Avenue shall be required, extending 300 feet south of the subject site showing the existing grade and proposed future grade. 12. An agreement shall be executed by the applicant, on forms provided by the City, which waives the property owners right to oppose or remonstrate against a future Local Improvement District formed to improve SW Gaarde Street. 13. Lots 1 through 5, plus Tax Lot 300, shall not be permitted to access directly onto SW Gaarde Street. The final plat shall contain a non - access reserve strip on the SW • Gaarde Street frontage of these Tots. STAFF REPORT TO THE H.O. SUB 96 -0009 - EVERGREEN SPRINGS SUB. PAGE 3 • • 14. The applicant shall cause a statement to be placed on the final plat to indicate that the proposed private street (SW Chestnut Lane, Tract D) will be jointly owned and • maintained by the private property owners who abut and take access from it. 15. 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 street. - 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 street. The applicant shall submit a copy of the CC &R's to the Engineering Department prior to approval of the final plat. 16. 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. Fire hydrant locations shall be approved by the Water Department. 17. The applicant shall replace the 6 -inch public water line in SW 117th Avenue, along the site frontage, as a part of the required street improvements. 18. Sanitary sewer and storm drainage details shall be provided as part of the public improvement plans. Calculations and a topographic map of the storm drainage basin and sanitary sewer service area shall be provided as a supplement to the public improvement plans. Calculations shall be based on full development of the serviceable area. The location and capacity of existing, proposed, and future lines shall be addressed. - 19. The applicant shall provide sanitary sewer service to the adjacent undeveloped properties. The public sewer line in SW Sable Lane shall be extended to SW 117th Avenue in such a manner that it can be further extended south in SW 117th Avenue in the future. The line shall be extended to the edge of any street improvement that is constructed in SW 117th Avenue. 20. Prior to construction approval, the applicant shall obtain an off -site public sanitary sewer easement from the parcel(s) to the east for extension of the existing public sanitary sewer line. The easement shall be reviewed and approved by the City prior to recording. 21. Prior to construction approval, the applicant's design engineer shall submit documentation, for review by the City Engineering Department, of the downstream capacity of any existing storm facility impacted by the proposed development. The design engineer must perform an analysis of the drainage system downstream of the development to a point in the drainage system where the proposed development site constitutes ten (10) percent or Tess of the total tributary drainage volume, but in no event less than 1/4 mile. STAFF REPORT TO THE H.O. SUB 96 -0009 - EVERGREEN SPRINGS SUB. PAGE 4 • • - 22. If the capacity of any downstream public storm conveyance system or culvert is surpassed during the 25 -year design storm event due directly to the development, the developer shall correct the capacity problem or construct an on -site detention facility. 23. If the projected increase in surface water runoff that will leave a proposed development will cause or contribute to damage from flooding to existing buildings or dwellings, the downstream stormwater system shall be enlarged to relieve the identified flooding condition prior to development or the developer must construct an on -site detention facility. 24. The applicant shall provide storm sewer service to adjacent unserved /undeveloped parcels. 25. Final design plans and calculations for the proposed public water quality facility shall be submitted to the Engineering Department 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 facilities shall be maintained by the developer for a three (3) -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. 26. The applicant shall provide a maintenance access road to the facility and any drainage structures within the facility to accommodate City maintenance vehicles. The access roadway shall be paved, a minimum of 15 feet wide and shall be separate from the private driveway access to Tax Lot 100. • 27. 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." 28. A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of the Tots 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). 29. 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. 30. The applicant shall obtain a 1200 -C General Permit issued by the City of Tigard pursuant to ORS 468.740 and the Federal Clean Water Act. STAFF REPORT TO THE H.O. SUB 96-0009 - EVERGREEN SPRINGS SUB. PAGE 5 • • 31. The applicant shall either place the existing overhead utility lines along SW Gaarde Street 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, it shall be paid prior to approval of the final plat. 32. The final plat shall indicate how access is to be provided to Tax Lot 100. 33. Utility plans shall be revised in accordance with the recommended changes detailed in the City Department section of this report. STAFF CONTACT: Mike Miller, Water Department. 34. The Tualatin Valley Fire District reviewed this proposal and stated that the plan was not approved and that plans shall be submitted to the Fire Marshall's Office for review and approval. The plan shall be revised to address the comments listed under agency comments within this report. CONTACT: Gene Birchill, Tualatin • Valley Fire District. 35. Any existing homes that are to be kept shall be connected to sanitary sewer service. STAFF CONTACT: David Scott, Building Division. 36. _ The applicant shall pay a $295 Final Plat review check fee prior to submitting the final plat to the City for review. STAFF CONTACT: Mark Roberts, Planning Division. 37. A bond or other method of assurance shall be provided prior to approval of the subdivision plat in order to insure planting of required street trees. Prior to release of a bond the street trees shall be planted. STAFF CONTACT: Mark Roberts, Planning Division. 38. The applicant shall mitigate for the Toss of the existing 197 caliper inches of trees so that no net Toss occurs. STAFF CONTACT: Mark Roberts, Planning Division. 39. The existing detached garage shall be removed or relocated to comply with the five (5) -foot side and rear yard setback standard. Development Code standards allow a detached accessory structure to be developed at up to 15 feet in height and 528 square feet in size. If the existing detached garage does not comply with these standards, the structure would also be required to be modified to comply if it is relocated to another portion of the property. STAFF CONTACT: Mark Roberts, Planning Division. 40. The applicant shall also record a deed restriction for those trees that are to be preserved. The deed restriction may be removed or may be considered invalid if a tree preserved in accordance with this section should either die or be removed as a hazardous tree. STAFF CONTACT: Mark Roberts, Planning Division. STAFF REPORT TO THE H.O. SUB 96-0009 - EVERGREEN SPRINGS SUB. PAGE 6 • • • 41. The applicant shall also construct the recommended tree protection measures for trees that are recommended for preservation. The consulting arborist shall provide a written report that these measures have been installed. STAFF CONTACT: Mark • Roberts, Planning Division. 42. The subdivision shall be redesigned to provide a pedestrian pathway system from the end of SW Chestnut Lane ,between Lots 10 and 11 to the east, and then north to an alignment with proposed street, SW Jaki Lane, within the pending Hawk Meadows Subdivision. It is also recommended that pathway be provided south from SW Sable Lane along the eastern property line to the same SW Jaki Lane alignment. This will provide a complete pedestrian system throughout both projects. This will necessitate paving a pathway roughly in an alignment with the existing gravel driveway that serves Tax Lot 100. This pathway shall at a minimum, be designed to comply with • the City's Engineering Design Standards. STAFF CONTACT: Mark Roberts, Planning Division. 43. A wetlands' determination, and if necessary, delineation shall be provided for the property in order to address Unified Sewerage Agency (USA) concerns over the perennial stream through the site. This study shall be prepared by a wetland's biologist. STAFF CONTACT: Mark Roberts, Planning Division. • FOLLOWING CONDITIONS SHALL BE SATISFI PRIOR: TO :THE ISSUANCE OF BUILDING::. PERMITS:: 44. Prior to issuance of building permits, the applicant shall provide the Engineering Department with one (1) recorded mylar copy of the subdivision plat. 45. 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 (1) 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. IN ADDITION, THE APPLICANT SHOULD BEAWARE OF THE FOLLOWING. SECTIONS OF::THE.COMMUNITY CODE; THIS IS NOTAN EXCLUSIVE 18.160.170 Improvement Agreement: 1. Before City approval is certified on the final plat, and before approved construction plans are issued by the City, the Subdivider shall: STAFF REPORT TO THE H.O. SUB 96-0009 - EVERGREEN SPRINGS SUB. PAGE 7 • • A. Execute and file an agreement with the City Engineer specifying the period within which all required improvements and repairs shall be completed; and • B. 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. 2. 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. • 18.160.180 Bond: 1. As required by Section 18.160.170, the subdivider shall file with the agreement an assurance of performance supported by one of the following: A. An irrevocable letter of credit executed by a financial institution authorized to transact business in the State of Oregon; B. 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 C. Cash. 2. The subdivider shall fumish 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. 3. The subdivider shall not cause termination of nor allow expiration of said guarantee without having first secured written authorization from the City. 18.160.190 Filing and Recording: 1. 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. 2. Upon final recording with the County, the applicant shall submit to the City a mylar copy of the recorded final plat. 18.162.080 Final Plat Application Submission Requirements: 1. Three copies of the subdivision plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. 2. 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. 3. Street centerline monumentation shall be provided as follows: STAFF REPORT TO THE H.O. SUB 96 -0009 - EVERGREEN SPRINGS SUB. PAGE 8 • • A. Centerline Monumentatiort 1. 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. 2. The following centerline monuments shall be set: a. All centerline - centerline intersection points. b. All cul-de -sac center points. c. Curve points, beginning and ending points (PC's and PTs). 3. All centerline monuments shall be set during the first lift of pavement. B. Monument Boxes Required 1. Monument boxes conforming to City standards will be required around all centerline intersection points, cul-de -sac center points, and curve points. 2. The tops of all monument boxes shall be set to finished pavement grade. 18.164 Street & Utility Improvement Standards: • 1. 18.164.120 Utilities A. 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. 2. 18.164.130 Cash or Bond Required A. 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. B. 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. C. The cash or bond shall comply with the terms and conditions of Section • 18.160.180. 3. 18.164.150 Installation: Prerequisite /Permit Fee A. 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. STAFF REPORT TO THE H.O. SUB 96-0009 - EVERGREEN SPRINGS SUB. PAGE 9 • • • 4. 18.164.180 Notice to City Required A. Work shall not begin until the City has been notified in advance. B. If work is discontinued for any reason, it shall not be resumed until the City is • notified. 5. 18.164.200 Engineer's Certification Required A. 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. LID :'<:' >:THIS APPROVAL SHALL BE VALID FOR:18 MON H . • FROM THE EFFECTIVE DATE OF DECISION. SECTION III: BACKGROUND INFORMATION Site History: The property is presently developed with two detached, single - family residences, a barn and two sheds. A third detached, single - family residence and barn is located within a separate lot that is surrounded by the subdivision. The majority of the property is presently planted with Christmas Trees. Other trees are also scattered throughout the . site. The City Council recommended approval of annexation of the subject properties to the City on April 25, 1995 through Zone Change Annexation (ZCA) #95 -0002: At that time, the City Council recommended annexation of Tax Lots 200 and 300 without Tax Lot 100. Tax Lot 100 is surrounded by the subdivision, but is not owned by the applicant. The Boundary Commission approved the annexation on June 1, 1995 but required the annexation to include all three tax lots. No other development applications have been filed for the property since that action. • Vicinity Information. To the west the property is adjoined by detached, single - family residences. To the south, the property abuts detached, single - family residences within the Shadow Hills Subdivision. To the north, the property has frontage on SW Gaarde Street. Also to the north of SW Gaarde Street is a cemetery. To the east, the property is adjacent to detached, single - family residences and vacant Tots within the Coles Acres Subdivision. Areas to the east also have a pending subdivision application known as Hawk Meadows. • STAFF REPORT TO THE H.O. SUB 96-0009 - EVERGREEN SPRINGS SUB. PAGE 10 • • Site Information and Proposal Description; The site slopes towards the north and east a total of 58 feet over a distance of 600 feet. - The property is presently developed with two detached, single - family residences; a barn and two sheds. A third detached, single - family residence and barn is located within a separate lot that is not on the applicant's property but would be within the subdivision. The majority of the property is presently planted with Christmas Trees. Other trees are also scattered throughout the site. The proposal is to subdivide two adjoining properties, with a total of 5.24 acres; into eighteen lots to develop seventeen new detached, single - family residences. A public street to be developed as a project entry from SW 117th Avenue. This street is proposed to be named SW Sable Lane and would be extended to the east by future development to SW 114th Avenue. A private street is proposed to be developed from the second public street. The second public street is proposed to be developed as a cul -de -sac street, SW 116th Terrace. • SECTION IV: APPLICABLE REVIEW CRITERIA AND FINDINGS COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE SECTIONS: Impact Study: Section 18.32.050 states the applicant shall either specifically concur with a requirement for public right -of -way dedication, or provide evidence that supports that the real property dedication requirement is not roughly proportional to the projected impacts of the development. Alternatively, an applicant may specifically concur with the requirement for dedication of right -of -way to the public and waive the impact study analysis by dedicating the right -of -way and completion of a waiver statement. An impact study waiver was provided. The applicant proposes to develop under existing required system development fees and construct full street improvements for proposed Local Streets, SW Sable Lane and SW 116th Terrace that are being developed to serve the proposed development. The applicant also proposes to construct a private street (SW Chestnut Lane) to serve two (2) or three (3) of the lots. 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% of the traffic impact of new development on the Collector and Arterial Street system. Presently, the TIF for each trip that is generated is $169.00 The total TIF for a detached, single - family dwelling is $1,690.00. Because these are Local Streets, no TIF Credits are applicable in conjunction with the development of Local Street Improvements to serve this development. A right -of -way dedication of 1,500 square feet of property has been recommended for future widening of the site's SW Gaarde Street frontage. Assuming $3 per square foot, a total value of STAFF REPORT TO THE H.O. SUB 96-0009 - EVERGREEN SPRINGS SUB. PAGE 11 • • $4,500 is estimated. This section of SW Gaarde Street is eligible for a credit of up to 1/2 of this value. Upon completion of the subdivision improvements, the future builders of the residences . will be required to pay TIF's of approximately $28,730.00 ($1,690 x 17 dwelling units). If the estimated non TIF creditable right -of -way for SW Gaarde Street is added ($2,250) then a total traffic impact fee payment of $30,980 is assumed. Based on an estimate that total TIF fees cover 32 percent of the impact on major street improvements citywide, a fee that would cover 100 percent of the project traffic impact on major streets is $89,760.00 ($5,280 x 17). For this reason, development of the property under the required Conditions of Approval in this Staff Report will have an unmitigated traffic impact of $58,780.00. For this reason, the cost of all required and potential future street improvements (as discussed within this report) are Tess than the impact and, therefore, roughly proportional to the impact of the development. Use Classification: Section 18.42 sets forth use definitions for use classifications. The applicant is proposing to create building sites for detached, single - family residences. This use is classified in Section 18.42 as single family detached residential dwelling. Section 18.42 lists detached, single - family residences as a permitted use in the R-4.5 Zoning District. The applicant proposes to develop seventeen new detached, single - family residences that are one of the permitted uses within the R-4.5 Zoning District. Dimensional Requirements: Section 18.50 states that the minimum lot area for each dwelling unit in the R-4.5 zoning district is 7,500 square feet. An average lot width requirement of 50 feet is required in the R-4.5 Zoning District. Each of the eighteen proposed lots exceeds the 7,500 square foot lot minimum, in compliance with this standard. Each lot also exceeds the 50 foot average width requirement. Lots 1-4 have the narrowest widths with an average of 67 feet. Development Standards: Section 18.50 contains standards for the R-4.5 Zoning District. Section 18.144 sets forth standards for the permitted size, height and setbacks for detached accessory structures. Single- family detached residential units are a permitted use in the zone, and must comply with the following dimensional requirements: Minimum lot size 7,500 Square Feet Average lot width 50 Feet Front setback 20 Feet Garage setback 20 Feet Interior sideyard setback 5 Feet Corner sideyard setback 15 Feet Rear setback 15 Feet Maximum building height 30 Feet Detached Accessory Structure (Side, Rear Setback) 5 Feet STAFF REPORT TO THE H.O. SUB 96-0009 - EVERGREEN SPRINGS SUB. PAGE 12 • • The preliminary plat submittal did not indic the precise building envelope after subtraction of setbacks. However, the proposed building sites appear to be of sufficient width and depth to accommodate detached, single - family residences as proposed. Considering the location of the proposed property lines, the existing home will also comply with the R-4.5 Zoning District setback standards: The existing barn is located partially within SW 116th Terrace. Due to its location, the barn cannot comply with the front yard setback standards and must be removed prior to recording the plat. The existing sheds within Lots 9 and 12 appear to comply with the five (5) -foot side and rear yard setback standards. If it is determined during the final plat review, that these structures do not comply with the setback standards, they shall be removed or relocated so that they do comply. Where in compliance with other development standards, the applicant may also reconfigure lot lines to comply with this setback. Also, it should be noted that the current Development Code standards allow a detached accessory structure to be developed at up to 15 feet in height and 528 square feet in size. If the existing sheds do not comply with these standards, they would be required to be modified or relocated to comply with the code. Solar Access: Section 18.88.040(C)(1) contains solar access standards for new residential development. A subdivision complies with the design standards where • 80% or more of the newly created parcels meet either the Basic Solar Access - Standard, the Solar Building Line Option or the Performance Option. A lot meets the basic solar access lot standard if it has a north -south dimension of 90 feet or more and has a front lot line that is oriented within 30 degrees of a true east - west axis. Alternatively, an applicant can meet the City's Solar Access Standards by complying with the protected Solar Building Line Option or the Performance Option. Energy efficiency is ensured through the location of the residence with sufficient solar access or through the design of the homes that incorporates window glazing with solar orientation. An applicant can request an exception to the solar access standards based on the following development constraints: Site topography in excess of a 10 percent slope, shade from existing on -site or off -site vegetation or structures, significant natural features, existing street public easement patterns, impacts to density, cost or amenities of the project that adds five percent or more to the cost of each lot. To comply with the Basic Standard, a minimum of fifteen (15) of the eighteen (18) Tots (or 80 %) are required to comply with the Basic Solar Access standard, the Solar Building Line Option, or the Performance Option. As designed, a total of twelve (12) lots comply with the Basic Standard. Specifically Lots 1 -7, 9, 11, 12, 13 and 14 comply because they provide a minimum north -south dimension of 90 feet or more. Due to impacts to site density that would add more than five (5) percent to the cost of each lot, it is recommended that three (3) of the remaining lots be exempted from compliance with the standard. Specifically Lots 16 -18 should be exempted from compliance with the three (3) subdivision design requirements. Solar Balance Point: Section 18.88.050(B) requires that one and two (2) family residences that are developed on Tots that were exempted from Compliance with the Basic Solar Access standards comply with the Solar Balance Point requirements. The Solar Balance Point standards will apply to this development at the time of Building STAFF REPORT TO THE H.O. SUB 96-0009 - EVERGREEN SPRINGS SUB. PAGE 13 • • Permit application. The plans for the residences to be built on each of the Tots will be reviewed for conformance with the height and building design standards of the Solar • Balance Point requirements. Each home will be required to be designed to ensure that the southern building elevation will have access to passive solar energy for heating and cooling , - purposes. The Solar Balance Point Standards apply - to each lot whether they were exempted from the subdivision design standard or not. - Density: Section 18.92.020 contains standards for determining the permitted project density. The number of allowable dwelling units is based on the net development area. The net area is the remaining area, excluding sensitive lands and land dedicated for public roads or parks. The net area is then divided by the minimum parcel size permitted by the zoning district to determine the number of lots that may be created on a site. The applicant has provided calculations concerning the allowed density for this site. The total gross site area is 5.24 acres or 228,254 square feet. A total square footage of 45,650 square feet or 20% of the site is deducted for areas dedicated to the public for right -of -way. The minimum lot size of the zoning district, 7,500 square feet, is also deducted for the two (2) existing homes that are to remain. This leaves a net buildable area of 167,604 square feet. By dividing the minimum lot size of 7,500 square feet into the net buildable area, the property has the area to yield up to twenty -two (22) dwelling units. The applicant has proposed to develop a total of seventeen (17) new dwelling units and maintain the two (2) existing dwellings. Because the nineteen - (19) total dwellings are Tess than the 23 dwelling units that are permissible, this subdivision complies with the density standards of this section. Landscaping: Section 18.100 contains landscaping standards for new development. - The applicant must also comply with the standards set forth in Section 18.100.035 that requires that all development projects fronting on a public or private street, or a private driveway more than 100 feet in length plant street trees. Section 18.100.035(B) states the specific spacing of street trees by size of tree shall be as follows: 1. 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; 2. 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; 3. Large trees (over 40 feet tall and more than 35 feet wide branching) shall be spaced no greater than 40 feet apart; The applicant's submittal included a street tree planting plan. The street tree planting plan proposes to provide Redmond Linden trees on SW Sable Lane and SW Chestnut Lane. The street tree planting plan also proposes Red Maples on SW 116th Terrace. Based on the trees large size at maturity, the proposed 30 -foot spacing complies with the street tree planting standards, as proposed. A bond or other method of assurance shall be provided prior to recording the subdivision plat in order to assure planting. Prior to release of the deposit, the street trees shall be planted. STAFF REPORT TO THE H.O. SUB 96-0009 - EVERGREEN SPRINGS SUB. PAGE 14 • • . Visual Clearance Areas: Section 18.102 requires that a clear vision area shall be maintained on the corners of all property adjacent to intersecting right -of -ways or the intersection of a public street and a private driveway. A visual clearance area is the triangular area formed by measuring a 30 foot distance along the street right -of -way and the driveway and then connecting these two (2) 30 foot distance points with a straight line. A clear vision area shall contain no vehicle, hedge, planting, fence, wall • structure, signs, or temporary or permanent obstruction exceeding three feet in height The height is measured from the top of the curb, or where no curb exists, from the street center line grade, except that trees exceeding this height may be located in this area, provided all branches below eight feet are removed. Through the building permit review process, setbacks of the structures will be checked. Based of the location of the buildable areas on this property, it is expected that future site improvements can comply with this requirement. Access: Section 18.108 sets minimum standards for access to residential development Section 18.108.070 (A) allows private streets to be developed to serve up to six dwelling units. As proposed, up to three (3) lots would utilize SW Chestnut Lane (a private street), for access. Because less than six (6) dwellings will take access from the private street, this subdivision conforms to this standard as proposed. Tree Removal: Section 18.150.025 requires that a tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided with a subdivision application. The tree plan shall include identification of all existing trees, identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper, which trees are to be removed, protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. The applicant has provided an arborist report and conceptual mitigation plan that identifies all existing trees greater than 12 inches in diameter. Much of the property is presently planted with trees for sale as Christmas trees. Community Development Code Section 18.150. 030(B)(4) exempts the removal of Christmas trees from permit requirements. The site has nine (9) other viable trees that are in excess of 12 inches in diameter. Most of these trees were planted around the existing residences on the property. The proposed site plan identifies two (2) trees that will be saved. Due to the extensive grading necessary to develop the property, it is recommended that the applicant be permitted to remove the trees, as proposed. Since the applicant is retaining less than 75 percent of the existing trees, Section 18.150.070.D of the code requires tree mitigation for 100% of the trees that are to be lost. A total of 197 caliper inches will be lost through the development of the property. The applicant agreed to comply with one (1) or more of the allowed tree mitigation measures. Prior to recording the plat, the applicant shall record a deed restriction for those trees that are to be preserved. The applicant shall also construct the recommended tree protection measures for these trees. The applicant shall mitigate for the loss of the existing 197 caliper inches of trees, such that, no net loss occurs. STAFF REPORT TO THE H.O. SUB 96 -0009 - EVERGREEN SPRINGS SUB. PAGE 15 • • Subdivision Design: Section 18.160.060(A) contains standards for subdivision of parcels into four or more Tots. To be approved, a preliminary plat must comply with the following criteria: 1. The proposal must comply with the City's Comprehensive Plan, the applicable zoning ordinance and other applicable ordinances and regulations; 2. The proposed plat name must not be duplicative and must otherwise satisfy the provisions of ORS Chapter 92; 3. Streets and roads must be laid out so as to conform to the plats of subdivisions and maps of 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; and 4. An explanation has been provided for all common improvements. Compliance with the standards listed in Criterion 1 are addressed elsewhere within this staff report. The proposed Evergreen Springs plat name is not known to duplicate other plats as, required by Criterion 2. The proposal addresses Criterion 3 because street improvements for the new Local and a Private Street are proposed. Due to engineering design constraints, it is recommended that street improvements to SW Gaarde Street be deferred until improvement of the length of the entire street is undertaken. The common area that is proposed is to serve as a Water Quality Treatment facility for this subdivision. No other common areas have been proposed as part of this subdivision, therefore, Criterion 4 is met. Street and Utility Improvements Standards: Section 18.164 contains the following standards for streets and utilities serving a subdivision: Street Improvements: Section 18.164.030(A) requires streets within and adjoining a development to be dedicated and improved based on the classification of the street The applicant has been required to complete street improvements such as curb, gutter, and sidewalk along the property frontage within the development through the recommended Conditions of Approval in this Staff Report. Street improvements along SW Gaarde Street for the properties frontage have not been required at this time because of design considerations in developing a partial street improvement at this time. Minimum Rights -of -Way and Street Widths: Section 18.164.030(E) provides a range for Public Streets to be developed for Local Street purposes. This chart provides a range for right -of -way and street widths. The right -of -way width range provided for this purpose is 36 to 50 feet. The street width range is 24 to 34 feet of width. Upon review with the applicant, it was determined that the proposed private street indicated on the plan set was supposed to be a public street. The applicant has proposed the use of a public street to serve the existing and new residences. This street, as proposed, has a total right - of -way of 42 feet with a paved section of 28 feet. A review of the expected number of average daily trips was provided with the Evergreen Springs Subdivision. Based on the 370 estimated trips, the street design (as proposed) is consistent with the Local Street STAFF REPORT TO THE H.O. SUB 96-0009 - EVERGREEN SPRINGS SUB. PAGE 16 • • classification. The applicant has proposed the use of a private street to serve up to three (3) of the new Tots. This street, as proposed, has a total right -of -way of 30 feet with a paved section of 20 feet. The proposed private street section meets or exceeds the minimum width • standards allowed for a private street. For these reasons, the proposed right -of -way widths and street design complies with the design range allowed for the street classification. Future Street Plan and Extension of Streets: Section 18.164.030(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 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. This site is a small infill property within a heavily developed area. Due to the fact that it is a remainder parcel adjoining a Major Collector Street (SW Gaarde Street) and a Local Street (SW 117th Avenue), the extension of a street across this site in a northerly direction is not possible. The extension of a street across the site in an east -west direction has been proposed as SW Sable Lane. The extension of SW Sable Lane to SW 114th Avenue is expected through future development to the east. The extension of a street to the south to SW Cloud Street is precluded because of the existing homes that were developed on this existing cul-de -sac street. Street Alignment and Connections: Section 18.164.030(G) requires all local streets that 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. Provision of a street extension to the east has been provided. Continuation of the street would be provided by the future developer of the property to the east to SW 114th Avenue. This would likely be completed by the developer of the Hawk Meadows Subdivision (also pending). Curbs. Curb Cuts. Ramps. and Driveway Approaches: Section 18.164.030(N) requires the following: 1. Concrete curbs, curb cuts, wheelchair, bicycle ramps and driveway approaches shall be constructed in accordance with standards specified in this chapter and Section 15.04.080, and; A. Concrete curbs and driveway approaches are required; except B. Where no sidewalk is planned, an asphalt approach may be constructed with City Engineer approval; and C. Asphalt and concrete driveway approaches to the property line shall be built to City configuration standards. - STAFF REPORT TO THE H.O. SUB 96 -0009 - EVERGREEN SPRINGS SUB. PAGE 17 • • Through the required engineering plans, these street improvements will be reviewed and approved by the Engineering Department for the applicant's frontage within the subdivision. Future curb, gutter, and sidewalk for these streets will be provided in accordance with City , standards. Block Design: Section 18.164.040(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. The proposed development of SW Sable Lane provides for a future extension of the street to SW 114th Avenue through the proposed Hawk Meadows Subdivision that is also pending. An extension of a second Public Street in, or near, the alignment of proposed private street SW Chestnut Lane appears unfeasible based on the development pattern to the east of the property. Three (3) existing homes are located within this area. Each of these homes are provided with access to SW 114th Avenue by means of a flag lot access configuration. Block Sizes: Section 18.164.040(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: A. Where street location is precluded by natural topography, wetlands or other bodies of water or, pre - existing development or; B. For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. C. For non - residential blocks in which internal public circulation provides equivalent access. - This development site is a portion of a residential block. Through this development, the applicant proposes to develop a Local Street parallel with SW Gaarde Street. Considering existing development constraints, the extension of a Local Street (SW Sable Lane) to the east, is the most that is possible. Given the level of buildout in the area and the existing zoning and access restrictions to Collector Streets, it is not possible to extend the new proposed street in a southerly, northerly, or westerly direction. Block Lengths: Section 18.164.040(B)(2) states that when block lengths greater than 600 feet are permitted, pedestrian /bikeways shall be provided through the block. The proposed block length of SW Sable Lane will provide for the future extension of sidewalk to the east. A mid -block pedestrian connection has been proposed to SW Gaarde Street from SW Sable Lane. Proposed cul-de -sac street SW 116th Terrace is precluded from extension of a pedestrian pathway to the south because of existing development on SW Cloud Court. Section 18.164.040(A) Block Design, also provides that existing development constraints may be considered when designing a block. Because existing residences within the Shadow Hills Subdivision have been developed to the south; extension of a future pedestrian pathway to the south is not recommended. It is recommended that the subdivision be redesigned to provide public access easements on the final plat. A pedestrian pathway system shall be provided from the end of SW Chestnut Lane, between Lots 10 and 11 to the east, and then north to an alignment with the STAFF REPORT TO THE H.O. SUB 96 -0009 - EVERGREEN SPRINGS SUB. PAGE 18 • • proposed private street (SW Jaki Lane) within the pending Hawk Meadows Subdivision. It is also recommended that pathway be provided south from SW Sable Lane along the eastern property line, to the same SW Jaki Lane alignment. This will provide a complete pedestrian . system throughout both projects. This will necessitate paving a pathway roughly in an alignment with the existing gravel driveway that serves Tax Lot 100. This pathway shall, at a minimum, be designed to comply with City's Engineering Design Standards Manual. Lots - Size and Shape: Section 18.164.060(A) prohibits lot depth from being more than 2.5 . times the average lot width, unless the parcel is Tess than 1.5 times the minimum lot size of the applicable zoning district. The subdivision, as designed, complies with this standard. Lot 3 has the greatest lot depth -to -width ratio. This proposed site has approximately 135 feet of depth, to 68 feet of width. Considering these dimensions, this lot, and the others, comply with this standard. Lot Frontage: Section 18.164.060(B) requires that Tots have at least 25 feet of frontage on public or private streets, other than an alley. The minimum frontage width standard is met for each of the eighteen (18) Tots because they have frontage in excess of the 25 -foot minimum requirement. Sidewalks: Section 18.164.070 requires sidewalks adjoining all residential streets. Sidewalks have been proposed to be provided within the development. Full half - street improvements along the applicants frontage on SW Gaarde Street are not being required at this time due to engineering issues with completion of a partial street improvement. • Sanitary Sewers: Section 18.164.090 requires sanitary sewer service. Sanitary sewer facilities are to be extended from a sewer line that runs parallel to SW Gaarde Street. This line has sufficient capacity to meet the additional demand that will be created by the development of this subdivision. Storm Drainage: Section 18.164.100 requires adequate provisions for storm water runoff and dedication of easements for storm drainage facilities. Existing storm drainage facilities are in place to serve this site. The applicant proposes to direct storm water from this subdivision, to a line that is to be extended that parallels SW Gaarde Street. This line would also be partially within the street extension of SW Sable Lane. The applicant will be required to demonstrate that down stream facilities have sufficient capacity to handle the increase in storm water runoff that is created by this development. PUBLIC FACILITY CONCERNS: • Sections 18.164.030(E1(11(a) (Streets), 18.164.090 (Sanitary Sewer), 18.164.100 (Storm Drains) and 18.164.120 (Overhead Utilities) are required to be addressed through the development review process. A review of required Water Quality Treatment, Erosion Control and Water Service have also been provided below: STREETS: This site is located adjacent to SW Gaarde Street, a major collector street, and proposed right -of -way (ROW) for SW 117th Avenue, a local residential street. STAFF REPORT TO THE H.O. SUB 96 -0009 - EVERGREEN SPRINGS SUB. PAGE 19 • • SW Gaarde Street Southwest Gaarde Street is a major collector street that is not fully improved in this area. This street is among a list of streets that could potentially be improved through a local , • improvement district (LID) or a City capital improvement project (CIP). At this time, - funding for a major improvement of this facility does not exist, however, the City has a desire to see this facility improved within the next ten (10) years. The applicant's project will result in additional traffic being dispersed onto SW Gaarde Street. However, the immediate impact does not necessarily indicate -the street should be widened at this time. In addition, incremental widening projects on a major collector facility like SW Gaarde Street is not recommended because of the difficulty in making smooth transitions for the traffic between improved and unimproved sections. It is much more efficient to improve SW Gaarde Street as one large project, from SW Pacific Highway (99W) to SW 121st Avenue. The applicant should be required to enter into a non - remonstrance agreement that will obligate the subdivision to participate in the future widening of the roadway if it were improved under a LID. The applicant should also be required to dedicate additional ROW on SW Gaarde Street to allow for the future widening. A major collector street requires between 60 to 80 feet of total ROW. The City has determined that 74 feet of ROW will be necessary. Therefore, 37 feet is required south of the centerline. The applicant's plan indicates they will dedicate - the additional ROW on the final plat. - SW 117th Avenue - At present, there is no dedicated ROW for SW 117th Avenue. The most recent tax assessor's map indicates a 50- foot -wide strip of land (Tax Lot 800, WCTM 2S1 10BA) that is currently used as a private driveway access to SW Gaarde Street. The City's most recent tax roll information indicates that the applicant does not own Tax Lot 800. The applicant has, however, represented that they are able to obtain the necessary ROW to dedicate the street as a public street. In order for the applicant's proposed plan to function, access from SW 117th Avenue is necessary. Prior to approval of construction drawings for the project, the applicant will need to provide evidence that the off -site ROW for SW 117th Avenue has been obtained. The new improvements of SW 117th Avenue will necessitate improvement at the intersection of SW Gaarde Street. In order to provide a safe intersection, the applicant will need to widen the entrance and provide a curb return at the southeast corner. In order to accomplish this, the applicant will need to dedicate additional ROW at the intersection corner to give a 25 -foot ROW radius. There are no physical improvements within the strip of land to be dedicated as ROW, other than the existing paved driveway for several homes. Because the applicant will be creating a public street that will carry a considerable increase in traffic, they should be required to improve the roadway to City standards. The applicant indicates that they will construct a 3/4- street improvement as a part of their project. The limits of the improvement will be from Gaarde Street to the south boundary of the subject site, to include the intersection improvement at the proposed SW Sable Lane. The applicant STAFF REPORT TO THE H.O. SUB 96-0009 - EVERGREEN SPRINGS SUB. PAGE 20 • • proposes that SW 117th Avenue be built to a narrow street standard (28 -feet of pavement overall). TDC 18.164.030(E), Figure 23, indicates that a local street with under 500 average daily trips (ADT) could be reduced in width to 28 feet. The Institute of . Transportation Engineers (ITE) estimates that each single - family lot will generate an average of 10 trips per day. Therefore, 50 lots could be served from a 28- foot -wide street. There are approximately ten (10) existing homes that are served from the private - driveway. The new project will add another eighteen (18) lots, which will result in a total of 28 lots. This is well within the limits of the narrow street criteria. It is also important to note that there is another subdivision application under review for Hawk Meadows, immediately to the east. That project will extend SW Sable Lane to SW 114th Avenue, which will allow traffic to access either SW 117th Avenue or SW 114th Avenue. Therefore, the total load on either street will not be significant and further supports the use of the narrow pavement width on SW 117th Avenue. Proposed New Streets As mentioned above, there will be new streets created with this development. Southwest Sable Lane will extend from SW 117th Avenue eastward through this site and will stub out at the east boundary of the development. The street is also proposed to be a narrow public street, with a 42 -foot ROW and 28 -foot paved width. The Hawk Meadows project to the east, also under review, will extend the street to SW 114th Avenue. In reviewing both applications, it appears there is a discrepancy in the centerline alignment where the street crosses the joint property line between the two (2) projects. The Hawk Meadows application indicates that the centerline of the street will be offset ten (10) feet south of the north boundary of that site. However, the Evergreen Springs plan shows the centerline of the street aligning directly with the Hawk Meadows north property boundary. The consulting engineer for both projects is the same, so Staff believes this discrepancy can easily be resolved. The applicants for both projects will need to coordinate with regard to the alignment of the street prior to construction approval. Southwest 116th Terrace will extend south from SW Sable Lane and will also have a 28 -foot paved width within a 42 -foot ROW, which is acceptable, based on the number of lots it will serve. There is one (1) private street proposed (Tract D), which will extend easterly from SW 116th Terrace to serve Lots 10 and 11. Rather than create a private street, the applicant could just designate Tract D as a private driveway to serve the two (2) Tots. Other Access Issues The subject site surrounds an existing tax lot (Tax Lot 100, WCTM 2S1 10BA) and provides access to SW Gaarde Street via an access easement for the existing house on that tax lot. The existing access easement abuts the east boundary of the site and there is a gravel driveway from the house on Tax Lot 100 out to Gaarde Street. According to the applicant's plan, access to Tax Lot 100 will change in that, it will now be provided to SW Sable Lane via an access easement or tract (Tract C). The owner of Tax Lot 100 will then need to drive to the west to SW 117th Avenue, then north to SW Gaarde Street. Although this will be a different route than before, Staff believes the access will be safer because vehicles will enter and exit SW Gaarde Street from a public street, rather than a STAFF REPORT TO THE H.O. SUB 96-0009 - EVERGREEN SPRINGS SUB. PAGE 21 • • • narrow private driveway. The applicant will need to resolve if the access will be within an easement, or within a tract, and clarify this on the final plat. Access to the proposed water quality facility (Tract B) will be provided from SW Sable Lane. The City will desire the facility access to be separate from the private driveway access to Tax Lot 100 (Tract C) in order to avoid conflicts with private vehicles. WATER: There is an existing six (6) -inch public water line on Tax Lot 800 (future ROW for SW 117th Avenue) that is fed from an existing 12 -inch water line in SW Gaarde Street. The plan indicates an eight (8) -inch water line will be constructed in SW Sable Lane that will extend to the eastern boundary for further extension by the Hawk Meadows project. The Water Department indicates that the developments will likely not have adequate fire flow protection because of the small size of the line in SW 117th Avenue. In order to adequately provide fire suppression flows, the six (6) -inch water line will need to be upsized to an eight (8) -inch water line. The applicant will need to upsize the portion of water line that falls within their frontage. The water line can be replaced along with the street improvements for SW 117th Avenue. The Water Department indicates that the fire hydrant locations should be adjusted to ensure that adequate fire protection is provided for the house on Tax Lot 100. The fire hydrant on SW Sable Lane should be relocated to the southeast corner of SW Sable Lane and SW 116th Terrace which will bring it closer to the driveway for Tax Lot 100. In addition, the Water Department suggests the hydrant on SW 116th Terrace be relocated to the west side of SW 116th Terrace near the flair out for the cul -de -sac bulb. SANITARY SEWER: The closest public sanitary sewer line is located east of this site on Tax Lot 4700 (WCTM 2S1 10A). This sewer line was extended as a part of a partition. The line is approximately 180 feet east of the subject site. The applicant intends to obtain an off -site sewer easement across Tax Lots 4200 and 4100 to reach the sewer line. The alignment of the sewer line will be acceptable because it will end up within the future improvements of SW Sable Lane. However, for the Evergreen project to move forward, the applicant will need to provide proof that the off -site public sewer easements have been obtained prior to approval of the construction drawings. The applicant will be required to submit a basin analysis for the sanitary and storm sewer systems to establish which adjacent properties can be served from those systems. The applicant will need to provide sanitary and storm sewer stub -outs to adjacent undeveloped or unserved parcels. The applicants' plan should be revised to show that public sewer will be extended to SW 117th Avenue to allow for future extension to properties upstream on SW 117th Avenue. STAFF REPORT TO THE H.O. SUB 96 -0009 - EVERGREEN SPRINGS SUB. PAGE 22 • • STORM DRAINAGE: • This site is toward the upper end of an existing drainageway that slopes to the east. The topography of the site concentrates storm flows in a swale that discharges water near the • midpoint of the eastern boundary. As discussed in the previous section, the applicant will be required to provide a drainage basin study to determine what upstream properties can be served from the proposed public sanitary and storm sewer system and how large those systems should be in order to serve those parcels when fully developed. In addition, the City is concerned about the potential impact to the downstream storm system from the additional storm water that will be generated from development of this site. The plan indicates the storm water will be collected in a piped system, treated in a water quality facility, then released to the downstream system via an off -site pipe. The off -site pipe is proposed to cross the adjacent parcel where the Hawk Meadows project would be constructed. The applicant will need to obtain an off -site public storm drainage easement prior to approval of the construction drawings. The off-site pipe will eventually tie into an existing public storm drainage line in SW 117th Avenue. The storm water then discharges into an open ditch that flows east of SW 117th Avenue. The applicant will need to provide a downstream analysis to determine if the downstream system will have enough capacity to accommodate the additional storm water from this site. If a capacity problem is encountered, the applicant will either need to upsize the downstream system, or provide on -site detention. The method of the downstream analysis must be in accordance with the Unified Sewerage Agency design and construction standards. 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 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 is required to 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 R &O 91-47. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to issuance of the building permit. As mentioned in the previous section, the applicant proposes to construct an on -site water quality facility to treat the storm water generated from this project. Access to the facility will be provided from a driveway onto SW Sable Lane. This access must be paved, a minimum of 15 feet wide and be separate from the private driveway to Tax Lot 100. • STAFF REPORT TO THE H.O. SUB 96 -0009 - EVERGREEN SPRINGS SUB. PAGE 23 • • GRADING AND EROSION CONTROL: USA R &O 91-47 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 that accelerates erosion. Per R &O 91-47, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb five or more acres of land. Since this site is over five acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the site and /or building permit. EXISTING OVERHEAD UTILITY LINES: There are existing overhead utility lines on SW Gaarde Street. Section 18.164.120 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. SECTION V: OTHER STAFF COMMENTS The Building Division reviewed this proposal and have offered the following comments: Any existing homes that are to remain shall be connected to sanitary sewer service. The Water Department reviewed this proposal and have offered the following comments: 1. Fire hydrant placement shall be revised in order for Tax Lot 100 to have coverage. 2. Water Meter for Tax Lot shall be a one -inch meter due to meter location on SW Sable Lane. 3. Utility easements for water service to Lots 10 and 11 are necessary. 4. Fire hydrants shall be placed near the corner of SW Gaarde Street and SW 117th Avenue. A second hydrant on Lot 7 near the corner of SW Sable Lane and SW 116th Terrace and a third hydrant on Lot 15 that is near the southern end of proposed cul -de -sac street SW 116th Terrace. Other affected departments have reviewed this application and have offered no additional comments or objections. STAFF REPORT TO THE H.O. SUB 96 -0009 - EVERGREEN SPRINGS SUB. PAGE 24 • • SECTION VI: AGENCY COMMENTS The Tualatin Valley Fire District reviewed this proposal and stated that the plan was not approved and that plans shall be submitted to the Fire Marshall's Office for - review and approval that address the following comments: 1. When buildings are completely protected with an approved automatic fire sprinkler system, the requirements for fire apparatus access many be modified as approved by the Chief (UFC Sec. 902.2.1 Exception 1). 2. Where there are 20 or more dwellings, an approved second fire apparatus access roadway must be provided to a city /county roadway or access easement (UFC Sec. 902.2.2). 3. Fire apparatus access roads shall have an unobstructed width of not less than 20 feet (15 feet for not more than two (2) dwelling units), and an unobstructed vertical clearance of not less than 13 feet 6 inches (UFC Sec. 902.2.2.1). 4. The inside turning radius and outside turning radius shall not be less than 25 feet and 45 feet respectfully, as measured from the same center point (UFC Sec. 902.2.2.3). • 5. Where fire apparatus access roadways are not of sufficient width to accommodate parked vehicles, "No Parking" signs shall be installed on one or both sides of the roadway and in turnarounds as needed. (UFC Sec. 902.2.4). Signs shall read "NO PARKING - FIRE LANE - TOW AWAY ZONE, ORS 98.810" and shall be installed with a clear space above ground level of 7 feet. Signs shall be 12 inches wide by 18 inches high and shall have black or red letters and border on a white background (UFC Sec. 901.4.5.(I)(2) & (3)). • 6. Fire hydrants for single - family dwellings and duplexes shall be placed at each intersection. Intermediate fire hydrants are required if any portion of a structure exceeds 500 feet from a hydrant as measured in an approved manner around the outside of the structure and along approved fire apparatus access roadways. Placement of additional fire hydrants shall be as approved by the Chief (UFC Sec. 903.4.2.2). 7. The minimum available fire flow for single - family dwellings and duplexes shall be 1,000 gallons per minute. If the structure(s) are 3,600 square feet or larger, the required fire flow shall be determined according to UFC Appendix Table A- III -A -1 (UFC Appendix III -A, Sec. 5). 8. Approved fire apparatus access roadways and fire fighting water supplies shall be installed and operational prior to any other construction on the site or subdivision (UFC Sec. 8704). STAFF REPORT TO THE H.O. SUB 96 -0009 - EVERGREEN SPRINGS SUB. PAGE 25 • • 9. The existing house on Tax Lot 100, adjacent to Lots 8 -10, shall be provided with a . turnaround. • The Unified Sewerage Agency (USA) reviewed this proposal and provided the . following comments: SANITARY SEWER: Each lot within the development shall be provided with a means of disposal for sanitary sewer. The means of disposal should be in accordance with R &O 96-44 (Unified Sewage Agency's Construction Design Standards, July 1996 edition). Engineer should verify that public sanitary sewer is available to up -hill adjacent properties or extend service as required by R &O 96-44. STORM SEWER: Each lot within the development should have access to public storm sewer. Engineer should verify that public storm sewer is available to up -hill adjacent properties, or extend storm service as required by R &O 96-44. Hydraulic and hydrologic analysis of storm conveyance system is necessary. If downstream conveyance does not have capacity to convey the volume during a 25 -year, 24 -hour storm event, the applicant is responsible for mitigating the flow. WATER QUALITY: Developer should provide a water quality facility to treat the new impervious surface being constructed as part of this development. SENSITIVE AREA: A "Sensitive Area" may exist. Developer must preserve a 25 -foot corridor as described in R &O 96-44, separating the sensitive area from the impact of development. NOTE: THE APPLICANT INDICATES THAT NO WETLANDS, PONDS, OR STREAMS EXIST ON THIS PROPERTY. UPON FURTHER DISCUSSION WITH USA, A CONDITION OF APPROVAL IS RECOMMENDED TO ADDRESS THE CONCERN THAT A STREAM CORRIDOR WETLAND MAY EXIST DUE TO A PERENNIAL STREAM DESIGNATION ON A USA MAP. Other affected agencies have reviewed this application and have offered no additional comments or objections. STAFF REPORT TO THE H.O. SUB 96-0009 - EVERGREEN SPRINGS SUB. PAGE 26 • • SUBDIVISION APPROVAL SHALL BE VALID ONLY IF THE FINAL PLAT IS SUBMITTED TO THE CITY OF TIGARD WITHIN EIGHTEEN MONTHS OF THE • EFFECTIVE DATE OF THIS DECISION. j 7/446 4 April 7. 1997 PREPARED BY: Mark Roberts DATE Associate Planner, AICP 7 ew 45.e April 7. 1997 APPROVED BY: Richard ewersdorff DATE Planning Manager I :\CURPLN\SUB96- 09.DOC • STAFF REPORT TO THE H.O. SUB 96 -0009 - EVERGREEN SPRINGS SUB. PAGE 27 I , le ' L _ __ -- 1--- _ __1-- _____ _____--- ______ - ---�- • - -� SW GAARDE 111.. 1 . 1 i I i 1 3 4 i W f 1 • :; Q 1 I ' 1 I _ 1 I 1 P.' t . . ) - • iffl' - l $ -.1 ---- -_ ------- 18 ) I • III 1 1 z 1 I f f i 1 ' I Q . ....1 1 f 1 1 f 1 I 1 ; itxr r i Ow - ' •i 1 1 g •• 7E 'ali - , CC g spRen -. - i R0w f I I .. Q Q I ' i 9 I (.5 ao 1 .• i. to - E-- l' l 1 I L 14 r"- 0 W s « ST MJT LANE; l >. I z 1.- V • PLOT PLAN a CASE NO. EXHIBIT A � ? EVERGREEN SPRINGS SUBDIVISION SUB 96 -0009 �__-- - _-- ' _ gii. . - t i .** :# All Po. 3. . *. licia: uk 1 .. • ,,,,‘ AIM 0 wa ; ; • 4 *Akatb-; /11111 diaillree ' PAO , ■ A a AIM ' - ! . WAANI b Malin - AP la ! . jr .s. At. rial■ in no 6 11 111 ral imam lir dr 4 4iE,iin an ir E ;MKT/ Lai TA /4 • ' ' • ; MI/ . A • mar IN 67 11 - : 6- i I Illir OS§ 1111 ; xi MINN tim -.. moo _ , 1 en , En' sw ' .. a 1 e, .'V 1 II: ST i 111 Epp qpi .. t ry gl.: ....1 11; 1 1 C ' 1 All 11114 fe A N_ m _in .c 1. IINI 1 El ; c I II 111 I co! ' OP ".. " ji ' . talirfal WM ! co . / ; I II film w / ' 1 mal . glimi, , , 111 1,./ : saw - a . Vicinitil Map swASPel - SUB 96-0009 - .+E Evergreen Springs Subdivision , . . _ • . EXHIBIT B NICK STEARNS NOTICE OF FINAL ORDER BY THE HEARINGS OFFICER THE EQUITY GROUP, INC. SUB 91 - 0001 4035 DOUGLAS WAY HAWK MEADOWS SUBDIVISION h:\patty \doCs \sub91 01.Ibs LAKE OSWEGO OR 97035 EILEEN OBERMILLER LINDA QUANDT CONSULTING ENGINEERING SVCS. 14165 SW 115TH AVENUE 15256 NW GREENBRIER TIGARD OR 97224 BEAVERTON OR 97006 RITA MROCZEK S LYNN HATCH 3980 S AVENUE 14135 SW 114TH AVENUE A OR 97007 TIGARD OR 97224 ALAN DEHARPPORT & NICK STEARNS RIVERWOOD DEVELOPMENT L.L.C. 4035 DOUGLAS WAY LAKE OSWEGO OR 97035 LYNN AND SHARON HATCH 14135 SW 114TH AVENUE TIGARD OR 97224 ALAN DEHARPPORT 6155 SW CHESTNUT LANE BEAVERTON OR 97005 • ELDON HODAPP 11460 SW GAARDE STREET TIGARD OR 97224 ERIK ANDERSON 14105 SW 117TH AVENUE TIGARD OR 97224 BECKIE ANDERSON 14245 SW 114TH AVENUE TIGARD OR 97224 • CARL T. MILLER 11490 SW 117TH AVENUE TIGARD OR 97224 • • ! AI AFFIDAVIT OF MAILING c mf O F TIOARD t Community Development Shaping Better Community SATE OAF OlaCON ) County of Washington ) ss. City of Tttgari ) I, Patricia L LunSfOrd, being first duly swom /affirm, on oath depose and say that I am an Administrative Specialist II for The ity of Tigard, Oregon. That I served NOTICE OF (AMENDED 0) PUBUC HEARING FOR: • Nu n' te..�a....■ae.....w3 mat pu uc Wig Intl {Oak sponarlsa bn Mew} : City of Tigard Planning Director Tigard Hearings Officer O Tigard Planning Commission O Tigard City Council ❑ That I served NOTICE OF (AMENDED ❑) DECISION FOR: cei.e...........e,s.} City of Tigard Planning Director ` ❑ That I served NOTICE OF (AMENDED 0) FINAL ORDER FOR: {Oak a ipri rtate be: belew} ❑ City of Tigard Planning Director • ❑ Tigard Hearings Officer ❑ Tigard Planning Commission O Tigard City Council ❑ That I served OTHER NOTICE OF FOR: I A copy of the PUBUC HEARING NOTICE/NOTICE OF DECISION/NOTICE OF FINAL ORDER/OTHER NOTICEISI of which is attached, marked Exhibit "A ", w- mailed to eac amed •erson(s) at the address(s) shown on the attached list(s), marked EMI!" ! ' : , • the ,_ .ay of 1/., A 199 1", and deposited in the United States Mail on th. „' A' day o Aim .. t 199 postage prepaid. i I ... i ' �.i� /��T /lam P red Notice M 1 . ' Subscribed and sworn /affirmed before me on the j--- day of i�..■y , 1V. 6C DIA ,�. lint OFFICIAL SEAL -v " 4 / NE M JELDERKS l ii n I/ NOTARY FUBLC OREGON �;, COMMISSION NO 048142 NOT. ' Y PUBUC OF:. I N MY COMMISSION EXPIt=ll;s SEPT 07, 1999 my Commission :+ g 1 RLE INFO: Cy � 4 / CASEAIat 506 9/r6 =MTh : t7T41./ 1 • .J1.R l B.l'd' A CITY OF TIGARD d community Development Shaping A Better Community PUBLIC HEARING NOTICE 1 NOTICE IS HEREBY GIVEN THAT THE TIGARD HEARINGS OFFICER, AT A MEETING ON MONDAY APRIL 14. 1997 AT 7:00 PM, IN THE TOWN HALL OF THE TIGARD CIVIC CENTER, 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223 WILL CONSIDER THE FOLLOWING APPLICATION: FILE NO: SUBDIVISION (SUB) 96 -0009 FILE TITLE: EVERGREEN SPRINGS SUBDIVISION APPLICANT: CES, Inc. OWNERS: Bradley Peter Fudge Trust Anthony Weller and Kitty C. Higgins -Fudge 15256 NW Greenbrier 14235 SW 115th Avenue Beaverton, OR 97006 Tigard, OR 97224 REQUEST > A request to subdivide a 5.24 acre parcel into 18 Tots ranging in size from 7,694 square feet to 16,364 square feet. LOCATION: 14235 SW 115th Avenue; WCTM 2S110BA, Tax Lots 00200 and 00300. APPLICABLE REVIEW CRITERIA: - Community Development Code Chapters 18.32, 18.50, 18.88, 18.92, 18.96, 18.100, 18.102, 18.108, 18.150, 18.160 and 18.164. ZONE: Residential, 4.5 Units Per Acre (R -4.5). THE PUBLIC HEARING ON THIS MATTER WILL BE CONDUCTED IN ACCORDANCE WITH THE RULES OF CHAPTER 18.32 OF THE COMMUNITY DEVELOPMENT CODE AND RULES OF PROCEDURE ADOPTED BY THE TIGARD CITY COUNCIL AND AVAILABLE AT CITY HALL, OR RULES OF PROCEDURE SET FORTH IN CHAPTER 18.30. ASSISTIVE LISTENING DEVICES ARE AVAILABLE FOR PERSONS WITH IMPAIRED HEARING. THE CITY WILL ALSO ENDEAVOR TO ARRANGE FOR QUALIFIED SIGN LANGUAGE INTERPRETERS AND QUALIFIED BILINGUAL INTERPRETERS UPON REQUEST. PLEASE CALL (503) 639 -4171, EXT. 320 (VOICE) OR (503) 684 -2772 (TDD - TELECOMMUNICATIONS DEVICES FOR THE DEAF) NO LESS THAN ONE WEEK PRIOR TO THE HEARING TO MAKE ARRANGEMENTS. ANYONE WISHING TO PRESENT WRITTEN TESTIMONY ON THIS PROPOSED ACTION MAY DO SO IN WRITING PRIOR TO OR AT THE PUBLIC HEARING. ORAL TESTIMONY MAY BE PRESENTED AT THE PUBLIC HEARING. AT THE PUBLIC HEARING, THE HEARINGS OFFICER WILL RECEIVE A STAFF REPORT PRESENTATION FROM THE CITY PLANNER, OPEN THE PUBLIC HEARING, AND INVITE BOTH ORAL AND WRITTEN TESTIMONY. THE HEARINGS OFFICER MAY CONTINUE THE PUBLIC HEARING TO ANOTHER MEETING TO OBTAIN ADDITIONAL INFORMATION, OR CLOSE THE PUBLIC HEARING AND TAKEACTION ON THE APPLICATION. ' SUB 96 -0009 EVERGREEN SPRINGS SUBDIVISION PUBLIC HEARING NOTICE • IF A PERSON SUBMITS EVIDENC�I SUPPORT TO THE APPLICATION *ER MARCH 24, 1997, ANY PARTY IS ENTITLED TO REQUEST A CONTIN ANCE OF THE HEARING. IF THERE Ib NO CONTINUANCE GRANTED AT THE HEARING, ANY PARTICIPANT IN THE HEARING MAY REQUEST THAT THE RECORD REMAIN OPEN FOR AT LEAST SEVEN (7) DAYS AFTER THE HEARING. A REQUEST THAT THE RECORD REMAIN OPEN CAN BE MADE ONLY AT THE FIRST EVIDENTIARY HEARING (ORS 197.763(6). INCLUDED IN THIS NOTICE IS A LIST OF APPROVAL CRITERIA APPLICABLE TO THE REQUEST FROM THE TIGARD COMMUNITY DEVELOPMENT CODE AND THE TIGARD COMPREHENSIVE PLAN. APPROVAL OR DISAPPROVAL OF THE REQUEST BY THE HEARINGS OFFICER WILL BE BASED UPON THESE CRITERIA AND THESE CRITERIA ONLY. AT THE HEARING IT IS IMPORTANT THAT COMMENTS RELATING TO THE REQUEST PERTAIN SPECIFICALLY TO THE APPLICABLE CRITERIA LISTED. FAILURE TO RAISE AN ISSUE IN PERSON OR BY LETTER AT SOME POINT PRIOR TO THE CLOSE OF THE HEARING ON THE REQUEST ACCOMPANIED BY STATEMENTS OR EVIDENCE SUFFICIENT TO ALLOW THE HEARINGS AUTHORITY AND ALL PARTIES TO RESPOND PRECLUDES AN APPEAL, AND FAILURE TO SPECIFY THE CRITERION FROM THE COMMUNITY DEVELOPMENT CODE OR COMPREHENSIVE PLAN AT WHICH A COMMENT IS DIRECTED PRECLUDES AN APPEAL TO THE LAND USE BOARD OF APPEALS BASED ON THAT ISSUE. ALL DOCUMENTS AND APPLICABLE CRITERIA IN THE ABOVE -NOTED FILE ARE AVAILABLE FOR INSPECTION AT NO COST OR COPIES CAN BE OBTAINED FOR TWENTY -FIVE CENTS (25c) PER PAGE, OR THE CURRENT RATE CHARGED FOR COPIES AT THE TIME OF THE REQUEST. AT LEAST SEVEN (7) DAYS PRIOR TO THE HEARING, A COPY OF THE STAFF REPORT WILL BE AVAILABLE FOR INSPECTION AT NO COST, OR A COPY CAN BE OBTAINED FOR TWENTY -FIVE CENTS (25c) PER PAGE, OR THE CURRENT RATE CHARGED FOR COPIES AT THE TIME OF THE REQUEST. - FOR FURTHER INFORMATION PLEASE CONTACT THE STAFF PLANNER MARK ROBERTS AT (503) 639 -4171, TIGARD CITY HALL, 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223. • • I L 1 \1111CI ' � ! ! • r• '11 1 1=1 n-1 • , , I ; , .1\). 1 I I I \ I ! i I 5-Th Ammnart. • . v r H ; ; • euu i j ! / SUB 96 -0009 EVERGREEN SPRINGS SUBDIVISION PUBLIC HEARING NOTICE Jut) C4 - papa E-vv -1-reen 3 prrn9S 3kb1- (Jet • • 2S110BA -00900 2S110BA -01200 ANDERSON, ELWIN W & DOROTHY C ANDERSON, ERIK F /JILL C TRUSTEES 14105 SW 117TH AVE 14225 SW 117TH TIGARD,OR 97223 TIGARD,OR 97224 2S110AB -03600 2S103CD -03300 ANDERSON, TIM C /BECKIE L ARCHDIOCESE OF PORTLAND 14245 SW 114TH AVE ST ANTHONYS CEMETERY TIGARD,OR 97224 2838 E BURNSIDE PORTLAND,OR 97214 2S110AB -03100 2S110AB -03500 BURNETTE, DAVID G & THERESA AN CAYTON, CHRISTOPHER L & 14305 SW 114TH AVE FRANCOISE M TIGARD,OR 97224 14255 SW 114TH AVE TIGARD,OR 97224 2S110BA -00400 2S110AB -02900 DAMIANO, MICHAEL & JANE DELANEY, DANA R AND 14100 SW 117TH SANDRA L TIGARD,OR 97223 14335 SW 114TH AVENUE TIGARD,OR 97223 2S110BA -02900 2S110AB -03000 DOUGHERTY, DAVID L/LYNNE D FLOREN, VERNON/MAGDALENA 11580 SW CLOUD COURT 14325 SW 114TH AVE TIGARD,OR 97223 TIGARD,OR 97224 2S110BA -00800 2S110BA -00300 FLOWERS, RALPH L ESTATE OF FUDGE, BRADLEY PETER TR & 12930 SW BLUEBELL HIGGINS- FUDGE, KITTY CARLENA T BEAVERTON,OR 97008 BY 10725 SW BARBUR BLVD #100 PORTLAND,OR 97219 2S103DC -01300 2S110AB -03900 GOECKS, MICHAEL RAY HATCH, LYNN A & SHARON K 11492 SW VIEWMOUNT LN 14135 SW 114TH TIGARD,OR 97223 TIGARD,OR 97223 110AB -04300 110AB -03800 HA H, LYNN A & SHARON K H , LYNN A & SHARON K 14135 114TH 14135 S 114TH TIGARD, 97223 TIGARD,OR 7223 10AB -03700 2S110BA -01000 HAT LYNN A & SHARON K HICKOK, WILLIAM HENRY 14135 S 114TH 14185 SW 117TH TIGARD,OR 97223 TIGARD,OR 97224 2 110BA -00500 2S110BA -00200 HIG S- FUDGE, KITTY CARLENA & HIGGINS- FUDGE, KITTY CARLENA & FUDG , RADLEY PETER, TRUSTEES FUDGE, BRADLEY PETER, TRUSTEES 14235 SW TH 14235 SW 115TH TIGARD,OR 4 TIGARD,OR 97224 buts 'i t < -000'7 C vCr9(r.rr 7p/1 J wb . (.1 , Zt Ord) • 2S110AB -04100 2S110BA -01100 HODAPP, ELDON J JUDITH L HURD, LYNN C & 11460 SW GAARDE ST BENSON, SUSAN J TIGARD,OR 97223 14145 SW 117TH AVE TIGARD,OR 97224 2S110BA -02800 2S110AB -03300 KELLER, BOB M & SUSAN D MACK, JOSEPH P AND 11650 SW CLOUT CT KAY D TIGARD,OR 97223 .14265 SW 114TH AVE TIGARD,OR 97223 2S110AB -03200 2S110BA -00600 MARTIN, VERNE ELLEN MILLER, CARL T 14285 SW 114TH AVE SIBYLIA R TIGARD,OR 97224 14190 SW 117TH AVE TIGARD,OR 97223 2S110BA -03800 2S110BA -01500 MORENO, FERDINAND A AND OLSEN, JOHN W/MARY JO R JEAN 11760 SW GAARDE ST 14430 SW MCFARLAND BLVD TIGARD,OR 97224 TIGARD,OR 97223 2S110AB -04200 2S110BA -03900 OREGON, STATE OF DEPT OF VETS POLSON, JAMES C AND ELIZABETH c/o SHUEY, NEIL F & DONNA M 14400 SW MCFARLAND BLVD 157 NE SHANNON TIGARD,OR 97224 HILLSBORO,OR 97124 2S110BA -00100 2S103DC -01400 QUANDT, LINDA J SCHROEDER, DONALD A & MARGO A 14165 SW 115TH 19475 SE DEBORA DR TIGARD,OR 97223 BORING,OR 97009 2 03DC -01500 2S110BA -03600 SCH EDER, DONALD A & MARGO A SCHULZ, MARTHA 19475 S DEBORA DR c/o KERR, JAMES RICHARD AND BORING,O 97009 GLORIA 11615 SW CLOUD CT TIGARD,OR 97224 110BA -03400 2S110BA -03700 SH OW HILLS SMITH, MICHAEL A AND OWN S OF LOTS KATHLEEN S , 00000 11645 SW CLOUD ST TIGARD,OR 97223 2S110AB -04000 2S110BA -03200 SNOOK, RICK Q AND PAULA D SORRENSEN ALLEN C AND 11430 SW GAARDE ST CATHIE A TIGARD,OR 97224 11515 SW CLOUD COURT TIGARD,OR 97223 2S110BA -03500 2S110BA -01400 STOHR, PENN R AND THORNBURGH, CRAIG RYAN AND SYLVIA LYNN JENNIFER LYNN 11575 SW CLOUD COURT 11720 SW GAARDE ST TIGARD,OR 97223 TIGARD,OR 97224 �u0 91' ucvy royrren Jprirj5 QU.o LPy otj) • • , 2S110BA -00700 2S103CD -03500 TIGHE, SHIRLEY M BROOKS TURNBALL, VENITIA M GLEN E 11735 SW GAARDE ST 14230 SW 117TH AVE TIGARD,OR 97223 TIGARD,OR 97223 2S103CD -03400 2S110BA -01300 TURNBALL, VENITIA M VANSLYKE, JERRY G & MARJORIE E Go ROMAN CATHOLIC ARCHBISHOP, 11700 SW GAARDE ST THE ARCHDIOCESES OF PORTLAND I TIGARD,OR 97224 2838 E BURNSIDE ST PORTLAND,OR 97214 2S103DC -05000 2S110BA -03300 WALKER, GORDON V AND WALSH, ROBERT E AND SUSAN B SHARLA J 13900 SW 115TH 11545 SW CLOUD CT TIGARD,OR 97223 TIGARD,OR 97223 ANTHONY WELLER CES, INC. 15256 NW GREENBRIER BEAVERTON OR 97006 • • 7 ' w � [111111 I .r ST ) 1 • OW _Az i AIL 1111 si 4:a. t s il 4... wi . , ; • R 1 ' 41 11! 1 VIEWMOUNT 1 / / P I I [ I ► :me S103 «. 1 '1k4 03Cp 1 c • .. 28103CD -03300 S1 • • • • VIEWMOU T LN- 4 64. •.1 C 43 ,r : iW 1 G..'D ST 11:11 S ----- f:::1 I 2S11 i T' �: " <„ 10300 2S11�:� T i c ,: ns s 2'110:• c, r' IBA - 0c • el 2S 10•: ! ;$i0PB-03 "11 106A -01» — � . 2S110BA-00200 2S110AB -03800 ■ —• 2S 1013A-0 0 , OBA-01 11 C 2S1 "10: • 11 00 2S 10BA 0 ,?;� OBA 51•11 2S110AB 03700 2S 10BA- 01 :;s'I OBA 11700 2S11i ;tic ,1.1 1 .11�_ 0.10 ----A.L 2S °10:• 1.,:;c 'r�rc• c,•;ry.., <,,. , s ::..'' 2S 10BA ■ :11 j ' /1 AB 03 00 �� �: ► D : 41 it • T 2S 10BA-0 1c 12 .: 2•.110BA- Q -7,t y� "IS: 1 .00 rip 1,41/1111 ■ I A, D I JP 0,D i ff IMP 1 1r— O I ■ A U D 1 -------. — IV - BULLMOUNTAINR Q� 3 i Vicinity Map SUB 96 -0009 Notification Map CITY OF TIGARD Community (Devethpment SfiapingA Better Communitt REQUEST FOR COMMENTS DATE: February 21,1991 TO: Per Attached FROM: City of Tigard Planning Diulsion STAFF CONTACT: Mark Roberts 1x3111 Phone: 150816894171 Fax: (508) 6841291 RE: SUBDIVISION (SUB) 96 -0009 > EVERGREEN SPRINGS SUBDIVISION Q A request to subdivide a 5.24 acre parcel into 18 lots ranging in size from 7,694 square feet to 16,364 square feet. LOCATION: 14235 SW 115th Avenue; WCTM 2S110BA, Tax Lots 00200 and 00300. ZONE: Residential, 4.5 Units Per Acre (R -4.5). APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.50, 18.88, 18.92, 18.96, 18.150, 18.160 and 18.164. Attached is 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 thig application, WE NEED YOUR COMMENTS BACK BY: Thursday - March 6, 1997. You may use the space provided below or attach a separate letter to return your comments. If YOU are unable to respond by the One date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If yot4 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: • V bt (Please provide the foffowing information) Name of Person(s) Commenting: Phone Numbertsl: SUB 96 -0009 EVERGREEN SPRINGS SUBDIVISION PROPOSAL/REQUEST FOR COMMENTS Q 0 REQUEST FOR COMMENTS • NOTIFICATION LIST FOR LAND USE & DEVELOPMENT APPLICATIONS •.:..... . CITArea :.(CI::IEI :ISI :(WI : :. :: > : : : > :W:: :, - : - :: ... :• : : : : CITIZEN:1 .......... NYOLVEMENT TEAMS < > ; Wa for reulnw I n U btary Off Book[tIl FILE NAME: ✓. €14.2�� 5pv�t4 j s , ) v i Steo FILE NOES": sue em —d OO 7 CITY'O E : . ' / A NCED PLANNING /Nadine Smith PknnnySupaMaor _ 1. UNITY DVLPMNT. DEPT. /onpmnt. Svc. e�nnio.n. _ -1" E D EPT. / c one Preoemmn onker UILDING DIV. /David Scott, e o EERING DEPT . /Brian Rager oNp Re vrow En 4,W TER DEPT. /Michael Miller Operotione m..9., _ CITY ADMINISTRATION /Cathy Wheatley, City Recorder PERATIONS DEPT. /John Roy, Property Manager OTHER . SPECIAL�1115ThICTS :: > ' : :: TUALATIN U ALATIN VALLEY FIRE & RESCUE _ TUALATIN VALLEY WATER DISTRICT — NIFIED SEWERAGE AGENCY Fire Marshall Administrative Office Lee Walker, SWM Program Washington County Fire District PO Box 745 155 N. First Street (place In plck -up box) Beaverton, OR 97075 Hillsboro, OR 97124 LOCAL AND STATE IUIIISDICTIONS CITY OF BEAVERTON _ CITY OF TUALATIN _ OR. DEPT. OF FISH & WILDLIFE _ OR. DIV. OF STATE LANDS PO Box 4755 Planning Director 2501 SW First Avenue 775 Summer Street, NE Beaverton, OR 97076 PO Box 369 PO Box 59 Salem, OR 97310 -1337 Tualatin, OR 97062 Portland, OR 97207 _ Larry Conrad, Senior Planner _ OR. PUB. UTILITIES COMM. _ Mike Matteucci, Neighbmd. Coord. METRO _ OR. DEPT. OF GEO. & MINERAL IND. 550 Capitol Street, NE 600 NE Grand Avenue 800 NE Oregon Street, Suite 5 Salem, OR 97310 -1380 _ CITY OF DURHAM Portland, OR 97232 -2736 Portland, OR 97232 City Manager _ US ARMY CORPS. OF ENG. PO Box 23483 _ Mary Weber, Growth Management Coordinator _ OR. DEPT. OF LAND CONSERV.& DVLP. 333 SW First Avenue Durham, OR 97281 -3483 _ Mel Huie, Greenspaces Coordinator (CPA's/ZOA's) 1175 Court Street, NE PO Box 2946 Salem, OR 97310 -0590 Portland, OR 97208 -2946 _ CITY OF KING CITY _ METRO AREA BOUNDARY COMMISSION City Manager 800 NE Oregon Street OREGON DEPT. OF TRANS. (ODOT) WASHINGTON COUNTY 15300 SW 116th Avenue Building #16, Suite 540 Aeronautics Division Dept. of Land Use & Trans. King City, OR 97224 Portland, OR 97232 -2109 Attn: Tom Highland, Planning 155 N. First Avenue 3040 25th Street, SE Suite 350, MS 13 _ CITY OF LAKE OSWEGO _ OR. DEPT. OF ENERGY Salem, OR 97310 Hillsboro, OR 97124 Planning Director Bonneville Power Administration PO Box 369 PO Box 3621 _ ODOT, REGION 1 _ Brent Curtis ( cPA's) Lake Oswego, OR 97034 Routing TTRC - Attn: Renae Ferrera Sonya Kazen, DNpmt. Rev. Coord. Scott King (CPA's) Portland, OR 97208 -3621 123 NW Flanders _ Mike Borreson (Engineer) _ CITY OF PORTLAND Portland, OR 97209 -4037 _ Jim Tice (IGA's) David Knowles, Planning Bureau Dir. _ OREGON, DEPT. OF ENVIRON. QUALITY _ Tom Harry (Current PI. Apps.) Portland Building 106, Rm. 1002 811 SW Sixth Avenue _ ODOT, REGION 1 - DISTRICT 2A _ Phil Healy (current PI, Apps.) 1120 SW Fifth Avenue Portland, OR 97204 Jane Estes, Permit specialist Portland, OR 97204 PO Box 25412 Portland, OR 97298 -0412 > : .:UTILITY PROVIDERS SPECIALAGENCIES :: : : ' ` _ BURLINGTON NORTHERN R/R _ METRO AREA COMMUNICATIONS _ SOUTHERN PACIFIC TRANS. CO. TRI -MET TRANSIT DVLPMT. Administrative Office Jason Hewitt Clifford C. Cabe, Construction Engineer Kim Knox, Project Planner 1313 W. 11th Street Twin Oaks Technology Center 5424 SE McLoughlin Boulevard 710 NE Holladay Street Vancouver, WA 98660 -3000 1815 NW 169th Place, S -6020 Portland, OR 97232 Portland, OR 97232 Beaverton, OR 97006 -4886 _ COLUMBIA CABLE COMPANY _ ICI CABLEVISION OF OREGON _ US WEST COMMUNICATIONS Craig Eyestone NW NATURAL GAS COMPANY Linda Peterson Pete Nelson 14200 SW Brigadoon Court Scott Palmer 3500 SW Bond Street 421 SW Oak Street Beaverton, OR 97005 220 SW Second Avenue Portland, OR 97201 Portland, OR 97204 Portland, OR 97209 -3991 _ GENERAL TELEPHONE Paul Koft, Engineering _ PORTLAND GENERAL ELECTRIC COMPANY MC: 0R030546 Brian Moore Tigard, OR 97281 -3416 14655 SW Old Scholls Ferry Road Beaverton, OR 97007 h:\pattymesterslrfcnotice.msl 7- Feb -97 CITY OF TIGARD . OREGON June 9, 2004 Chris Harrell 1672 SW Willamette Falls Dr. • West Linn, OR. 97068 RE: Evergreen Springs Tree Mitigation Bond - Bond Release Mr. Harrell, This letter serves as written acknowledgment that the City of Tigard has no further interest in the Eighteen Thousand Eight Hundred Twenty Five Dollar ($18,825.00) Bond #518251S between Renaissance Development Corporation and The INSCO DICO Group and the City of Tigard, Oregon. All work under this assurance is satisfactorily complete. If you have any questions regarding this matter, please contact me at 503 -639- 4171, ext. 2428. Sincerely, Morgan Tracy Associate Planner c: Project File I:\ENG'MATTIMATTICAPLETRS\Bond- Release Evergreen Springs Tree Mitigation (8) dot 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639 -4171 TDD (503) 684 -2772 t-r4 TREE MITIGATION PERFORMANCE BOND BOND NO: 518251 S KNOW ALL MEN BY THESE PRESENTS: That we, RENAISSANCE DEVELOPMENT CORP. , as Principal , and DEVELOPERS INSURANCE COMPANY , a CALIFORNIA CORP. organized and doing business under and by virtue of laws of the State of Oregon 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 13125 SW HALL BLVD. TIGARD, OR 97223 as Obligee in the sum of EIGHTEEN THOUSAND EIGHT HUNDR 1 A. k 11 11 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 Final Plat Recordation for. EVERGREEN SPRINGS SUBDIVISION entered into an agreement or agreements with said Obligee to complete the improvements specified in said agreement or agreements. NOW THEREFORE, the condition of the obligation is such, that if the above Principal shall well and truly perform said agreement or agreements during the original term thereof or for 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 THEREOF, the seal and signature of said Principal is hereto affixed and the corporate seal and the name of said Surety is hereto affixed and attested by its duly authorized Attorney -at -fact at PORTLAND, OREGON , this 8TH day of DECEMBER , 199 8 PRINCIPAL SURETY • RENAISSANCE vgODIERT CORP. DEVELOPERS I. RANCE OHR, ATTORNEY -IN -FACT i :w rpirvmarkritremit.doc If %IC0 ���)�p 17780 Fitch, Irvine, CA 92614 (949) 263 -3300 FAX (949) 252 -1955 SURETY COMPANY SUBDIVISION STATUS INQUIRY REC 7P° fi\ i D 09 -12 -2001 DATE CIT OF TIGARD S E P 1. 7 2oo 13125 SW HALL BLVD 518251S TIGARD OR 97223 BY- BOND NUMBER DEVELOPERS SURETY AND INDEMNITY COMPANY COMPANY SUBDIVIDER RENAISSANCE DEVELOPMENT CORP Tract: EVERGREEN DESCRIPTION Type of Work: TREE MITIGATION - EVERGREEN SPRINGS SUBDIVISION OF WORK Work to be Completed: Bond Amount: Effective Date: • $ 18,825.00 $ 18,825.00 12 -10 -1998 Without prejudicing your rights or affecting our liability under our bond described above, we would appreciate such of the following information as is now available. Very TrulyYours, 1 0300 BW 35600 The INSCO /DICO Group By: Service Department. Home Office 1. IF THE BONDED IMPROVEMENTS HAVE BEEN COMPLETED, PLEASE STATE: Approximate date of acceptance of work ATTACH copy of minutes, if possible. 2. IF THE BONDED IMPROVEMENTS ARE NOT COMPLETED, PLEASE STATE: Approximate uncompleted portion of work: $ and or %. Anticipated date of completion 3. Are you aware of any unpaid bills for labor or material, stop notices, or mechanics liens? (check) YES ❑ NO ❑ If yes, please give details. 4. Remarks / Comments: Signature Title /Dept. Date Print Name Telephone No. 40=0 1 RECEIVED PLANNING Ir1SC %ICO I ( KOL p 17780 Fitch, Irvine, CA 92614 SEP 15 2000 (949) 263 -3300 FAX (949) 252 -1955 SURETY COMPANY SUBDIVISION STATUS INQUIRY DITYOFTIGARD 09 -12 -2000 DATE CIT OF TIGARD 13125 SW HALL BLVD 518251S TIGARD OR 97223 BOND NUMBER DEVELOPERS INSURANCE COMPANY COMPANY SUBDIVIDER RENAISSANCE DEVELOPMENT CORP Tract: EVERGREEN DESCRIPTION Type of Work: OF TREE MITIGATION - EVERGREEN SPRINGS SUBDIVISION WORK Work to be Completed: Bond Amount: Effective Date: $ 18,825.00 $ 18,825.00 12 -10 -1998 Without prejudicing your rights or affecting our liability under our bond described above, we would appreciate such of the following information as is now available. Very TrulyYours, 1 0300 BW 35600 The INSCO /DICO Group By: Service Department. Home Office 1. IF THE BONDED IMPROVEMENTS HAVE BEEN COMPLETED, PLEASE STATE: Approximate date of acceptance of work ATTACH copy of minutes, if possible. 2. IF THE BONDED IMPROVEMENTS ARE NOT COMPLETED, PLEASE STATE: Approximate uncompleted portion of work: $ and or %. Anticipated date of completion 3. Are you aware of any unpaid bills for labor or material, stop notices, or mechanics liens? (check) YES ❑ NO ❑ If yes, please give details. 4. Remarks / Comments: • Signature Title /Dept. Date Print Name Telephone No. SUBDIVISION COMPLIANCE AGREEMENT THIS AGREEMENT dated the 9 - day of M r GV� , 1998 between the CITY OF TIGARD, a municipality of the State of Oregon, hereinafter termed the "CITY ", and Renaissance Development Corporation, Inc., an Oregon Corporation, hereinafter termed "Petitioner ". WITNESSETH: WHEREAS, Petitioner has applied to the City for approval for filing in Washington County, a subdivision plat known as Evergreen Springs, in Section 10 , Township 2 South, Range 1 West, Willamette Meridian, Washington County, Oregon; and WHEREAS, the City has adopted the Standard Specifications for Public Works Construction by Oregon Chapter APWA, for street, structure and related work, and Unified Sewerage Agency Standards and Specifications, for sanitary and storm sewer construction, prepared by professional engineers, for subdivision improvement development; and WHEREAS, the improvements to be constructed in Petitioner's development are incomplete, and Petitioner has nonetheless requested the City to permit progressive use of property in the subdivision, and the parties desire hereby to protect the public interest generally and prospective purchasers of Tots in said subdivision by legally enforceable assurances that necessary public and private improvements will be installed as required and completed within the time hereinafter set forth. NOW, THEREFORE, in consideration of the foregoing premises and the covenants and agreements to be kept and performed by the Petitioner and its sureties, IT IS HEREBY AGREED AS FOLLOWS: (1) Petitioner shall proceed with development, with the intent and purpose to complete all improvements except sidewalks and street trees of said subdivision. not later than two (2) years from the date of this agreement, and Petitioner agrees to comply with all subdivision standards as set forth in the Tigard Municipal Code and the standard specifications of the City of Tigard, to comply with all terms and provisions specified therein this improvement by the Council and Planning Commission of the City of Tigard, Oregon, or as may be specified by the Engineering Department and to use only such material and to follow such designs as may be required by or approved by said Department. Petitioner shall provide certification of installation conformance and one as -built mylar, both stamped by a registered civil engineer, to the City prior to City inspection of petitioners improvement work for City conditional and final acceptance consideration. Petitioner's contractor shall be licensed, bonded, and insured. (2) If the petitioner desires to proceed to record the development plat prior to completion of installation of all required improvements, Petitioner agrees to tender to the City a surety bond in form approved by the City in the amount of $427,484.00 (or in an amount equal to the value of all incomplete improvement work plus the one year guarantee amount). THE PLAT SHALL NOT BE RECORDED UNTIL ALL IMPROVEMENTS ARE COMPLETE OR ARE ASSURED. (3) In the event that Petitioner shall fail, neglect or refuse to proceed with the work in an orderly and progressive manner to assure completion within the time limits, upon ten (10) days notice by the City to Petitioner and Petitioner's sureties, and such default and failure to proceed continuing thereafter, the City may at its option proceed to have the work completed and charge the costs hereof against Petitioner and Petitioner's Sureties and in the event same be not paid, to bring an action on the said bond to recover the SUBDIVISION COMPLIANCE AGREEMENT Page 1 of 4 amount thereof. In the event such action be brought, Petitioner and Petitioner's Sureties promise and agree to pay, in addition to the amounts accruing and allowable, such sum as the court shall adjudge reasonable as attorney's fees and costs incurred by the City, both in the Trial Court and Appellate Court, if any, or the City may, at its option, bring proceedings to enforce against the Petitioner and/or Petitioner's Sureties specific performance of the contract and compliance with the subdivision standards and ordinances of the City of Tigard, and in such event, in like manner, the City shall be entitled to recover such sum as the court shall adjudge reasonable as and for the City attorney's fees and costs, both in the Trial Court and Appellate Court, if any. (4) Petitioner, concurrent with the execution hereof, shall deposit with the City an amount estimated to equal pole and luminar maintenance fees, for street lighting facilities within the subdivision, according to Portland General Electric Schedule #91, Option "B ", together with a further sum equal to the estimated cost of providing electrical energy to energize the street lighting facilities for a period of two (2) years from the date of initial energizing of said lights. Said amount being $965.76 (5) The City agrees to make and provide periodic and final inspections which in the City's interest are desirable to assure compliance herewith, in consideration whereof the Petitioner shall pay prescribed inspection fees.* *Project Fee $14,589.48 Sewer Fee $ 2,509.88 (6) The City agrees to install street identification and traffic signs within said subdivision, in consideration of payment in the amount of $738.60. (7) At such time as all required improvements except sidewalks, street trees and asphalt overlay of local streets within the subdivision have been completed in accordance with the City's requirements, Petitioner shall submit a "certificate of installation conformance" to the City to notify the City of readiness for conditional acceptance inspection and, then, upon notification by the Engineering Department, that the requirements of the City have been met, the Petitioner will submit to the City a good and sufficient guarantee bond, if not already provided with the performance bond, form approved by the City to provide for correction of any incomplete work or any defective work or maintenance becoming apparent or arising within one (1) year after conditional acceptance of the public improvements by the City. (8) Upon receipt of certification from the Engineering Department that all requirements have been met, and a One Year Guarantee Bond, the City agrees to conditionally accept the public improvement subject to the requirement of completion of all work and correction of deficiencies and maintenance for a period of one year as set forth above. (9) That in addition to or supplementary of the requirements of Tigard Municipal Code and the provisions hereof, Petitioner binds itself to conform to the following requirements, scheduling limitations: (a) No building permits, or permits to connect to City utility services shall be issued for lots within Petitioner's subdivision as described until: 1) the City Engineer has determined that the corresponding public improvements are substantially complete to assure that the health and safety of the citizens will not be endangered from inadequate public facilities, and 2) Petitioner has provided to the City Engineer one check print of the as -built drawings, prepared by a registered civil engineer, for review and approval, along with certification of substantial completion, signed and stamped by Petitioner's engineer. SUBDIVISION COMPLIANCE AGREEMENT Page 2 of 4 (b) Upon a determination by the City Engineer that the public improvements are substantially complete and a check print of the as -built drawings has been reviewed and approved, the Petitioner or individual lot owners within the subdivision may receive building permits or utility service for not more than 50- percent of the platted lots within the subdivision. (c) No building permits shall be issued or utility service approved for any lot which, together with previously approved lots, would exceed 50- percent of the platted lots within the subdivision until: 1) all required public improvements have been completed in accordance with the approved plans, except for those improvements listed in Section 7 above, 2) Petitioner has provided one as -built mylar stamped by a registered civil engineer, 3) the Petitioner has submitted a "certificate of installation conformance" as described in Section 7 above, 4) a One Year Guarantee Bond, as described in Section 8 above, has been submitted by Petitioner, and 5) the remaining, incomplete improvements listed in Section 7 are assured by a performance assurance. (d) None of the lots of Petitioner's subdivision as described may be occupied for residential purposes until an Occupancy Permit is issued under authority of the City an no Occupancy Permit shall be issued prior to conditional acceptance of the subdivision and to the time that the sidewalk paralleling the street for each developed lot proposed to be occupied, is installed as a part of the development; provided that all sidewalks as required by the plans and Tigard Municipal Code shall be installed throughout said subdivision not later than three (3) years from the date of this Subdivision Compliance Agreement. (e) All landscaping trees on that portion of each lot between the public sidewalks and the curb (parking area), if required, shall be planted in place prior to final inspection and issuance of Occupancy Permit for each such lot in the subdivision. Provided that final inspection and application for Occupancy Permit occurs within any calendar month from October to April of any year, such plantings may be deferred until the next following growing season. In any event, all required landscaping and trees in all areas shall be planted and in place within the entire subdivision within three (3) years from the date of this subdivision improvement contract. (f) After conditional City acceptance of the public improvements, the Petitioner agrees to place an asphalt concrete overlay on all streets within the development; placement scheduling to be approved by the City. (g) Compliance with all terms and provisions specified for said subdivision development by the Council and the Planning Commission of the City of Tigard, Oregon, in regard to variances allowed from the Tigard Municipal Code, conditions specified by the zone use classification and, also on the approved plat(s) and plan(s). (h) Petitioner agrees to correct any defective work and to perform any maintenance, upon notification by the City, arising during the guarantee period as set forth above. (10) At such time as all required improvements have been completed in accordance with the City's requirements, Petitioner shall notify the City of readiness for final inspection and upon certification by the Engineering Department that all requirements of the City have been met, the City agrees to accept the public improvements for operation and maintenance responsibility, and release the Petitioner's Guarantee Bond. SUBDIVISION COMPLIANCE AGREEMENT Page 3 of 4 (11) Petitioner agrees to cause to have said bond executed and filed with the City concurrently with the execution of this agreement or as may otherwise be described herein. Petitioner further agrees to maintain said bond in full force and effect until otherwise authorized by the City in writing. (12) The specific requirements of Paragraph 9 hereof shall for all purposes be included as a part of the obligation secured by the performance bond mentioned above, and the City shall be entitled to recourse in the event of default on the part of the Petitioner with respect to any requirement thereof. IN WITNESS WHEREOF, Petitioner acting by and through its duly authorized undersigned officers pursuant to resolution of its Board of Directors has caused this agreement to be executed, and the City acting pursuant to resolution of its Council adopted at a regularly scheduled meeting on the 13th day of October, 19 86 , has caused this agreement to be executed by the City.Engineer. PETITIONER: By: Renaissance Development Corps., Inc. OFFICIAL. SEAL iaRSTE IA G f THE CITY OF TIGARD N O T A R Y PYWC- OREGON COMMISSION NO. 041245 ` MY COMMISSION EXPIRES FEB. 01, 1999 l By: Q ✓ r. City Engineer (Attached Notary Acknowledgment hereto) Return signed copy to: Mr. Randal S. Sebastian Renaissance Development Cops., Inc. 1672 Willamette Falls Drive West Linn, OR 97068 ii: \eng\johnh \evrgrns2. doc • SUBDIVISION COMPLIANCE AGREEMENT Page 4 of 4 09/21/2001 Conditions Associated with Case #: SUB96 -00009 9:34:11 AM Cond. Stat. Changed Updated Code Title Hold Status Changed By Tag Updated By 0001 OBTAIN COT 1200 -C GENERAL PERMIT Met 10/09/1998 BDR The applicant shall obtain 1200 -C General Permit issued by the City of Tigard pursuant to ORS 468.740 and the Federal Clean Water Act. 0001 UNDERGRND EXISTNG UTIL OR PAY FEE Not Met 12/01/199 12/01/1998 BDR The applicant shall either place the existing overhead utility lines along SW Gaarde Street 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, it shall be paid prior to approval of the final plat. 0001 H2O QUAL FAC ACCESS ON F -PLAT Met 11/23/199 11/23/1998 BDR The final plat shall indicate how access is to be provided to Tax Lot 100 and the water quality facility. 0001 UTILITIES PER COT RECOMMENDATIONS Not Met 07/09/1997 SMW Utility plans shall be revised in accordance with the recommended changes detailed in the City Department section of this report. STAFF CONTACT: Mike Miller, Water Department. 0001 TVF +R PLAN APPROVAL Met 11/23/1998 BDR The Tualatin Valley Fire District reviewed this proposal and stated that the plan was not approved and that plans shall be submitted to the Fire Marshall's Office for review and approval. The plan shall be revised to address the comments listed under agency comments within this report. CONTACT: Gene Birchill, Tualatin Valley Fire District. 0001 EXISTING HOMES CONNECT TO S /SEWER Met 11/23/199 11/23/1998 BDR Any existing homes that are to be kept shall be connected to sanitary sewer service. STAFF CONTACT: David Scott, Building Division. 0001 F -PLAT SUBMISSION REQUIREMENTS: Met 03/09/199 03/09/1998 MR The applicant shall pay a $295 Final Plat review check fee prior to submitting the final plat to the City for review. STAFF CONTACT: Mark Roberts, Planning Division. 0001 PRVD ST TREE PLANTING PLAN /BOND Met 11/19/199 11/19/1998 MBR A bond or other method of assurance shall be provided prior to approval of the subdivision plat in order to insure planting of required street trees. Prior to relase of a bond the street trees shall be planted. STAFF CONTACT: Mark Roberts, Planning Division. 0001 PROVIDE TREE MITIGATION PLAN Met 12/09/199 12/09/1998 MBR The applicant shall mitigate for the loss of the existing 197 caliper inches of trees so that no net loss occurs. STAFF CONTACT: Mark Roberts, Planning Division. The mitigation plan accounted for mitigation 235 inches because one additional tree was removed. Another 16" Grand fir will likely also need to be removed on Lot 12. The bond posted for this purpose addresses 251 inches of mitigation. An additional 16 inches will need to be added to the mitigation plan. 0001 SETBACK REQUIREMENTS: Met 11/14/199 11/19/1998 MBR The existing detached garage shall be removed or relocated to comply with the five (5) -foot side and rear yard setback standard. Development Code standards allow a detached accessory structure to be developed at up to 15 feet in height and 528 square feet in size. If the existing detached garage does not comply with these standards, the structure would also be required to be modified to comply if it is relocated to another portion of the property. STAFF CONTACT: Mark Robers, Planning Division. 0001 RCRD TREE PRESRVTN DEED RESTRCTN Not Met 12/09/1998 MBR The applicant shall also record a deed restriction for those trees that are to be preserved. The deed restriction may be removed or may be considered invalid if a tree preseerved in accordance with this section should either die or be removed as a hazardous tree. STAFF CONTACT: Mark Roberts, Planning Division. 0001 TREE PROTECTION FOR PRESERVATION Not Met 12/09/1998 MBR The applicant shall also construct the recommended tree protection measures for trees that are recommended for preservation. The consulting arborist shall provide a written report that these measures have been installed. STAFF CONTACT: Mark Roberts, Planning Division. 0001 USA REQUIREMENTS: Not Met 04/02/199 04/02/1998 MR A wetlands' determination, and if necessary, delineation shall be provided for the property in order to address Unified Sewerage Agency (USA) concerns over the perennial stream through the site. This study shall be prepared by a wetland's biologist. STAFF CONTACT: Mark Roberts, Planning Division. 0001 NO B- PERMIT W/O RCRD MYLAR/F -PLAT Met 12/30/199 12/30/1998 BDR Prior to issuance of building permits, the applicant shall provide the Engineering Department with one (1) recorded mylar copy of the subdivision plat. 0001 NO BLDG PRMT BEFORE P -IMP APPROVL Met 12/30/199 12/30/1998 BDR 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 (1) 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. Page 3 of 3 09/21/2001 Conditions Associated with Case #: SUB96 -00009 9:34:11 AM Cond. Stat. Changed Updated Code Title Hold Status Changed By Tag Updated By 0001 APPRV /RECORD PRIVATE ST CC +R'S Not Met 11/23/1998 BDR 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 street. 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 street. The applicant shall submit a copy of the CC &R's to the Engineering Department prior to approval of the final plat. 0001 APPR H2O LINES ON P -IMP CONS DRWS Met 03/09/199 03/09/1998 BDR 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. Fire hydrant locations shall be approved by the Water Department. 0001 REQD STREET IMPROVEMENTS INCLUDE: Met 03/09/199 03/09/1998 BDR The applicant shall replace the 6 -inch public water line in SW 117th Avenue, along the site frontage, as a part of the required street improvements. 0001 S /SEWER + STORM DRG ON P -IMP PLAN Met 03/09/199 03/09/1998 BDR Sanitary sewer and storm drainage details shall be provided as part of the public improvement plans. Calculations and a topographic map of the storm drainage basin and sanitary sewer service area shall be provided as a supplement to the public improvement plans. Calculations shall be based on full development of the serviceable area. The location and capacity of existing, proposed, and future lines shall be addressed. 0001 PRVD S /SEWER TO ADJCNT UNDEV PROP Met 03/09/199 03/09/1998 BDR The applicant shall provide sanitary sewer service to the adjacent undeveloped properties. The public sewer line in SW Sable Lane shall be extended to SW 117th Avenue in such a manner that it can be further extended south in SW 117th Avenue in the future. The line shall be extended to the edge of any street improvement that is constructed in SW 117th Avenue. 0001 OFF -SITE UTILITY EASEMENTS APPRVL Met 03/09/199 03/09/1998 BDR Prior to construction approval, the applicant shall obtain an off -site public sanitary sewer easement from the parcel(s) to the east for extension of the existing public sanitary sewer line. The easement shall be reviewed and approved by the City prior to recording. 0001 XSTNG STORM FACILITY IMPACT REPRT Met 03/09/199 03/09/1998 BDR Prior to construction approval, the applicant's design engineer shall submit documentation, for review by the City Engineering Department, of the downstream capacity of any existing storm facility impacted by the proposed development. The design engineer must perform an analysis of the drainage system downstream of the development to a point in the drainage system where the proposed development site constitutes ten (10) percent or less of the total tributary drainage volume, but in no event less than 1/4 mile. 0001 FIX P -STORM SYSTEM CAPACITY /BUILD Met 03/09/199 03/09/1998 BDR If the capacity of any downstream public storm conveyance system or culvert is surpassed during the 25 -year design storm event due to the development, the developer shall correct the capacity problem or construct an on -site detention facility. 0001 CONS ON -SITE RUNOFF DETNT'N FCLTY Met 03/09/199 03/09/1998 BDR If the projected increase in surface water runoff that will leave a proposed development will cause or contribute to damage from flooding to existing buildings or dwellings, the downstream stormwater system shall be enlarged to relieve the identified flooding condition prior to development of the developer must construct an on -site detention facility. 0001 PRVD ADJCNT PRCL W /STORM SWR SRVC Met 03/09/199 03/09/1998 BDR The applicant shall provide storm sewer service to adjacent unserved /undeveloped parcels. 0001 INCL H2O QUAL FCLTY ON P -IMP PLAN Met 03/09/199 03/09/1998 BDR Final design plans and calculations for the proposed public water quality facility shall be submitted to the Engineering Department 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 facilities shall be maintained by the developer for a three (3) -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. 0001 PRVD H2O QUAL FAC ACCSS RD TO COT Met 03/09/199 03/09/1998 BDR The applicant shall provide a maintenance access road to the water quality facility and any drainage structures within the facility to accomodate city maintenance vehicles. The access roadway shall be paved or improved with another all- weather surface approved by the city engineer. The improved width shall be at least 15 feet wide. The road shall be separate from the driveway seving the home on TL 100 unless the city engineer concludes the driveway to TL 100 provides adequate access to the water quality facility and the owner of TL 100 authorizes the city to use it for that purpose. 0001 PRVD EROSION CTRL W/P -IMP DRAWNGS Met 03/09/199 03/09/1998 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." 0001 FINAL GRADING PLAN REQUIREMENTS: Met 03/09/199 03/09/1998 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). 0001 PRVD GEOTECH REPORT /G -SLOPE CONS Met 03/09/199 03/09/1998 BDR 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. Page 2 of 3 09/21/2001 Conditions Associated with Case #: SUB96 -00009 9:34:11 AM Cond. Stat. Changed Updated Code Title Hold Status Changed By Tag Updated By 0001 PRVD P -IMP PLAN /COMPL AGRMNT INFO Met 03/09/199 03/09/1998 BDR 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. Once redline comments are addressed and the plans are revised, the design engineer shall then submit nine (9) sets of revised drawings and one (1) itemized construction cost estimate for final review and approval (NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements.) Public inprovement plans shall conform to City of Tigard Public Improvement Design Standards which are available at City Hall. 0001 NAME OF RESPONSIBLE PARTY Met 05/29/199 05/29/1998 BDR As a part of the public improvement plan submittal, the Engineering Department shall be provided with the name, address, and telephone number(s) of the individual(s) or corporate entity who will be responsible for executing the compliance agreement and providing the financial assurance for the public improvements. 0001 PRVD CONSTRT'N VEHICLE ACCESS /PRK Met 03/09/199 03/09/1998 BDR 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. 0001 ADDTN'L ROW DEDICAT'N ON F -PLAT Met 11/23/199 11/23/1998 BDR Additional right of way shall be dedicated to the public along the frontage of SW Gaarde Street to increase the right of way to 37 feet from the centerline except as otherwise provided herein. This dedication shall be made on the final plat. The dedication shall reflect the existing jog in the centerline. The city engineer may reduce the required dedication to the minimum extent reasonably necessary to preserve the house on TL 300. If the city engineer reduces the required dedication, he or she may impose conditions to protect the house and its occupants from adverse impacts of traffic. 0001 ROW DEDICATED PRIOR TO P -IMP PRMT Met 11/23/199 11/23/1998 BDR Prior to approval of the public improvement permit, the applicant shall demonstrate that the necessary right -of -way for SW 117th Avenue has been obtained and dedicated to the public. The City shall review and approve the right -of -way dedication prior to recording. 0001 DEDICATE 25' ROW RADIUS ON F -PLAT Met 11/23/199 11/23/1998 BDR The applicant shall dedicate right -of -way at the southwest corner of SW 117th Avenue and SW Gaarde Street to provide a 25 -foot right -of -way radius. This dedication can be made on the final plat. 0001 CENTERLINE ALIGNMENT REQUIREMENTS Met 03/09/199 03/09/1998 BDR Prior to approval of the construction drawings, the applicant shall coordinate with the developer of the Hawk Meadowssubdivision with regard to the centerline alignment of SW Sable Lane at the eastern boundary of this site. It apprears that the centerline of the roadway will need to be shifted 10 feet to the south so that the centerline is offset ten (10) feet from the north boundary of the Hawk Meadows Subdivision site (Tax Lots 3700, 3800, 3900 and 4300; 2S110BA). 0001 STREET IMPRVMNT REQRMNTS INCLUDE: Met 03/09/199 03/09/1998 BDR The applicant shall construct a 3/4- street improvement along the frontage os SW 117th Avenue. The street, when fully improved, will have a pavement width of 28 feet. The improvements adjacent to this site shall include: A. City standard pavement section from curb to centerline equal to 14 feet, plus an additional ten (10) feet of pavement on the west side of centerline to ensure safe, two -way traffic will be accommodated; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. curb; D. storm drainage, including any off -site storm drainage necessary to convey subsurface runoff; E. Five (5) -foot concrete sidewalk on the east side; F. street striping, if necessary; G. streetlights, as determined by the City Engineer; H. underground utilities (NOTE: the applicant may be eligible to pay a fee in -lieu of undergrounding existing overhead utilities); I. street signs; J. driveway apron (if applicable); and K. adjustments in vertical and /or horizontal alingment to construct SW 117th Avenue in a safe manner, as approved by the Engineering Department. 0001 LOCAL ST STANDARD REQMNTS INCLUDE Met 03/09/199 03/09/1998 BDR 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 subdivision. Improvements shall be designed and constructed to local street standards. 0001 PUBLIC STREET ROW PAVEMENT WIDTHS Met 11/23/199 11/23/1998 BDR The internal public streets are approved to have 42 -foot right -of -way and 28 -foot pavement widths. 0001 REQD PROFILE OF XSTNG /PRPSD GRADE Met 03/09/199 03/09/1998 BDR A profile of SW 117th Avenue shall be required, extending 300 feet south of the subject site showing the existing grade and proposed future grade. 0001 LID NON - REMONSTRATE AGRMNT REQ'D Met 12/01/199 12/01/1998 BDR An agreement shall be executed by the applicant, on forms provided by the City, which waives the property owner's right to oppose or remonstrate against a future Local Improvement District formed to improve SW Gaarde Street. 0001 NO- ACCESS RESERVE STRIP ON F -PLAT Met 11/23/199 11/23/1998 BDR Lots 1 through 5 and Tax Lot 300 shall not be permitted to access directly onto SW Gaarde Street. The final plat shall contain a non - access reserve strip on the SW Gaarde Street frontage of these lots. The applicant shall close -off the existing driveway for the house on Tax Lot 300 (WCTM 2S110BA) and provide a new access to this lot from SW 117th Avenue or SW Sable Lane. 0001 JOINT PRIVATE ST MAINTNCE REQ'RD: Not Met 11/23/199 11/23/1998 BDR The applicant shall cause a statement to be placed on the final plat to indicate that the proposed private street (SW Chestnut Lane, Tract D) will be jointly owned and maintained by the private property owners who abut and take access from it. Page 1 of 3 1 Q z I-- co VI EWMOUNT W GMRDE ST �� i T1 H (( a 4/ A • k )( 17 > < . I b k 6 _ 1141.111141.11,1 Ill& N 11 s ti . a ,_ ,_ WI ■, OL s• :►0: 0C u A MI ..s at. - GJ Alir Community Development P / ;g,'I 1 0.44 -A October 8, 2001 CITY OF TIGARD OREGON Terri Young, Office Manager Renaissance Development Corporation 1672 SW Willamette Falls Drive West Linn, OR. 97068 Re: Request for Release of Tree Mitigation Bond Evergreen Springs Subdivision. Ms. Young: I received your request for release of the tree mitigation bond (Bond Number 518251S) for Evergreen Springs Subdivision (SUB296- 00009) I have reviewed the status of the tree mitigation and find no indication that the mitigation trees have been planted as called for by the tree mitigation plan submitted to and approved by the City. The subject bond is to ensure the mitigation of 251 caliper inches. The planting was to include 20 Canadian hemlocks, 57 Columnar Whit Pine, 48 Green Ash and 12 transplanted evergreens. This bond will not be released until the planting is complete and site inspected by a member of our planning staff. To arrange for an on site please contact Matt Scheidegger, Assistant Planner at (503) 639 -4171, ext. 317 Sincerely Sherman Casper Permits Coordinator c: Matt Scheidegger, INSCO /DICO GROUP, Dick Bewersdorff, Mike White, SUB96 -00009 file 13125 SW Hall Blvd., Tigard; OR 97223 (503) 639 -4171 TDD (503) 684 -2772 RENAISSANCE DEVELOPMENT CORPORATION February 3, 2004 Mike White, Engineering Technician City of Tigard, Engineering Department 13125 SW Ha11 Blvd. Tigard, OR 97223 RE: Tree Mitigation Requirement for Renaissance at Evergreen Springs Dear Mike, As previously discussed, a requirement of 251 caliper inches shall be mitigated for at Renaissance at Evergreen Springs. Enclosed please find a plan that illustrates the plantings that have occurred as we worked closely with individual property owners to provide additional trees during the landscaping process to help remediate the tree mitigation requirement for the above referenced site. The mitigation plan submitted shows a total of 293 caliper inches that have been planted at total build out and request your review and approval as we move to bring closure of this issue. Once the plan is approved I will contact you for a site visit and final inspection if needed. If you have any questions regarding this matter please feel free to contact me at 503.572.2591 or charrell@renaissance-homes.com. Sincerely, & % ( / Christopher Harrell Land Development Manager Encl 1672 SW Willamette Falls Drive • West Linn, Oregon 97068 • 503.557.8000 • Fax 503.656.1601 .;v S o10 E,C1- - gooO January 8, 2001!°��'III1'lll ►� CITY OF TIGARD Terri Young, Office Manager OREGON Renaissance Development Corporation 1672 SW Willamette Falls Drive West Linn, OR 97068 Re: Request for Bond Release of Tree Mitigation Bond #518251S Evergreen Springs Subdivision /SUB96 -00009 Dear Ms. Young: Your request for release of the tree mitigation bond for Evergreen Springs Subdivision (SUB96- 00009) was forwarded to me from Mike White of the Engineering Department. After a cursory inspection, it appears that the mitigation trees have not been planted according to the tree mitigation plan submitted to the City. The plan calls for mitigation of 251 caliper inches. Planting was to include 20 Canadian Hemlocks, 57 Columnar White Pine, 48 Green Ashes, and 12 transplanted Evergreens. I will not be able to authorize release of the bond until you arrange for a site inspection with a member of your firm to go over the mitigation planting with a member of our planning staff. Please call Mathew Scheidegger, Assistant Planner at 503 - 639 -4171, extension 314 to arrange for an on site inspection. In reviewing the site, I also noted that street trees according to the street tree plan have not been planted. These are in addition to mitigation requirements. In addition, the file provides no information regarding the required deed restriction for trees that were preserved as required by the City Hearings Officer's decision. A consulting arborist report was to be provided for tree protection measures for the trees that were preserved to indicate -that the measures were installed. This also does not appear to have been completed. Please contact Mathew Scheidegger regarding the items mentioned above. Sin - -I , Richard H. Bewersdorff Planning Manager I : \curpin \dick\letters \SUB96 -9 Tree Mitigation Bond.doc c: Mathew Scheidegger, Mike White, Randy Sebastian, Jim Hendryx SUB96 -00009 Land use file 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639 -4171 TDD (503) 684 -2772 S llp 1 RECEIVED JAN - 32.001 BY: RENAISSANCE DEVELOPMENT CORPORATION January 2, 2001 City of Tigard 13125 SW Hall Blvd Tigard OR 97223 Re: Evergreen Springs Tree Mitigation Bond I am in receipt of the renewal statement from our insurance company for the Tree Mitigation Bond #518251S for Evergreen Springs Subdivision. I am requesting that you issue an Acceptance/Release Letter so that I can cancel the bond. Please call with any questions. Sincerely, Terri Y Office Manager 1672 SW Willamette Falls Drive • West Linn, Oregon 97068 • 503.557.8000 • Fax 503.656.1601 01/ Conditions ...sociated with Case #: SUBS )0009 11:17:57 AM Cond. Stat. Changed Updated Code Title Hold Status Changed By Tag Updated By 0001 OBTAIN COT 1200 -C GENERAL PERMIT Met 10/09/1998 BDR The applicant shall obtain 1200 -C General Permit issued by the City of Tigard pursuant to ORS 468.740 and the Federal Clean Water Act. 0001 UNDERGRND EXISTNG UTIL OR PAY FEE Not Met 12/01/199 12/01/1998 BDR The applicant shall either place the existing overhead utility lines along SW Gaarde Street 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, it shall be paid prior to approval of the final plat. 0001 H2O QUAL FAC ACCESS ON F -PLAT Met 11/23/199 11/23/1998 BDR The final plat shall indicate how access is to be provided to Tax Lot 100 and the water quality facility. 0001 UTILITIES PER COT RECOMMENDATIONS Not Met 07/09/1997 SMW Utility plans shall be revised in accordance with the recommended changes detailed in the City Department section of this report. STAFF CONTACT: Mike Miller, Water Department. 0001 TVF +R PLAN APPROVAL Met 11/23/1998 BDR The Tualatin Valley Fire District reviewed this proposal and stated that the plan was not approved and that plans shall be submitted to the Fire Marshall's Office for review and approval. The plan shall be revised to address the comments listed under agency comments within this report. CONTACT: Gene Birchill, Tualatin Valley Fire District. 0001 EXISTING HOMES CONNECT TO S /SEWER Met 11/23/199 11/23/1998 BDR Any existing homes that are to be kept shall be connected to sanitary sewer service. STAFF CONTACT: David Scott, Building Division. 0001 F -PLAT SUBMISSION REQUIREMENTS: Met 03/09/199 03/09/1998 MR The applicant shall pay a $295 Final Plat review check fee prior to submitting the final plat to the City for review. STAFF CONTACT: Mark Roberts, Planning Division. 0001 PRVD ST TREE PLANTING PLAN /BOND Met 11/19/199 11/19/1998 �� A bond or other method of assurance shall be provided prior to approval of the subdivision plat in order to insure planting of required street trees. Prior to relase of a bond the street trees shall be planted. STAFF CONTACT: Mark Roberts, Planning Division. 0001 PROVIDE TREE MITIGATION PLAN . Met 12/09/199 12/09/1998 MBR The applicant shall mitigate for the loss of the existing 197 caliper inches of trees so that no net loss occurs. STAFF CONTACT: Mark Roberts, Planning Division. The mitigation plan accounted for mitigation 235 inches because one additional tree was removed. Another 16" Grand fir will likely also need to be removed on Lot 12. The bond posted for this purpose addresses 251 inches of mitigation. An additional 16 inches will need to be added to the mitigation plan. 0001 SETBACK REQUIREMENTS: Met 11/14/199 11/19/1998 MBR The existing detached garage shall be removed or relocated to comply with the five (5) -foot side and rear yard setback standard. Development Code standards allow a detached accessory structure to be developed at up to 15 feet in height and 528 square feet in size. If the existing detached garage does not comply with these standards, the structure would also be required to be modified to comply if it is relocated to another portion of the property. STAFF CONTACT: Mark Robers, Planning Division. 0001 RCRD TREE PRESRVTN DEED RESTRCTN Not Met 12/09/1998 MBR The applicant shall also record a deed restriction for those trees that are to be preserved. The deed restriction may be removed or may be considered invalid if a tree preseerved in accordance with this section should either die or be removed as a hazardous tree. STAFF CONTACT: Mark Roberts, Planning Division. 0001 TREE PROTECTION FOR PRESERVATION Not Met 12/09/1998 MBR The applicant shall also construct the recommended tree protection measures for trees that are recommended for preservation. The consulting arborist shall provide a written report that these measures have been installed. STAFF CONTACT: Mark Roberts, Planning Division. 0001 USA REQUIREMENTS: Not Met 04/02/199 04/02/1998 MR A wetlands' determination, and if necessary, delineation shall be provided for the property in order to address Unified Sewerage Agency (USA) concerns over the perennial stream through the site. This study shall be prepared by a wetland's biologist. STAFF CONTACT: Mark Roberts, Planning Division. 0001 NO B- PERMIT W/O RCRD MYLAR/F -PLAT Met 12/30/199 12/30/1998 BDR Prior to issuance of building permits, the applicant shall provide the Engineering Department with one (1) recorded mylar copy of the subdivision plat. 0001 NO BLDG PRMT BEFORE P -IMP APPROVL Met 12/30/199 12/30/1998 BDR 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 (1) 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. • Page 3 of 3 01/08/2001 Conditions ....'sociated with Case #: SUBS 00009 11:17:57 AM Cond. Stat. Changed Updated B Code Title Hold Status Changed By Tag Updated By 0001 PRVD P -IMP PLAN /COMPL AGRMNT INFO Met 03/09/199 03/09/1998 BDR 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. Once redline comments are addressed and the plans are revised, the design engineer shall then submit nine (9) sets of revised drawings and one (1) itemized construction cost estimate for final review and approval (NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements.) Public inprovement plans shall conform to City of Tigard Public Improvement Design Standards which are available at City Hall. 0001 NAME OF RESPONSIBLE PARTY Met 05/29/199 05/29/1998 BDR As a part of the public improvement plan submittal, the Engineering Department shall be provided with the name, address, and telephone number(s) of the individual(s) or corporate entity who will be responsible for executing the compliance agreement and providing the financial assurance for the public improvements. 0001 PRVD CONSTRT'N VEHICLE ACCESS /PRK Met 03/09/199 03/09/1998 BDR 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. 0001 ADDTN'L ROW DEDICAT'N ON F -PLAT Met 11/23/199 11/23/1998 BDR Additional right of way shall be dedicated to the public along the frontage of SW Gaarde Street to increase the right of way to 37 feet from the centerline except as otherwise provided herein. This dedication shall be made on the final plat. The dedication shall reflect the existing jog in the centerline. The city engineer may reduce the required dedication to the minimum extent reasonably necessary to preserve the house on TL 300. If the city engineer reduces the required dedication, he or she may impose conditions to protect the house and its occupants from adverse impacts of traffic. 0001 ROW DEDICATED PRIOR TO P -IMP PRMT Met 11/23/199 11/23/1998 BDR Prior to approval of the public improvement permit, the applicant shall demonstrate that the necessary right -of -way for SW 117th Avenue has been obtained and dedicated to the public. The City shall review and approve the right -of -way dedication prior to recording. 0001 DEDICATE 25 ROW RADIUS ON F -PLAT Met 11/23/199 11/23/1998 BDR The applicant shall dedicate right -of -way at the southwest corner of SW 117th Avenue and SW Gaarde Street to provide a . 25 -foot right -of -way radius. This dedication can be made on the final plat. 0001 CENTERLINE ALIGNMENT REQUIREMENTS Met 03/09/199 03/09/1998 BDR Prior to approval of the construction drawings, the applicant shall coordinate with the developer of the Hawk Meadowssubdivision with regard to the centerline alignment of SW Sable Lane at the eastern boundary of this site. It apprears that the centerline of the roadway will need to be shifted 10 feet to the south so that the centerline is offset ten (10) feet from the north boundary of the Hawk Meadows Subdivision site (Tax Lots 3700, 3800, 3900 and 4300; 2S110BA). 0001 STREET IMPRVMNT REQRMNTS INCLUDE: Met 03/09/199 03/09/1998 BDR The applicant shall construct a 3/4- street improvement along the frontage os SW 117th Avenue. The street, when fully improved, will have a pavement width of 28 feet. The improvements adjacent to this site shall include: A. City standard pavement section from curb to centerline equal to 14 feet, plus an additional ten (10) feet of pavement on the west side of centerline to ensure safe, two -way traffic will be accommodated; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. curb; D. storm drainage, including any off-site storm drainage necessary to convey subsurface runoff; E. Five (5) -foot concrete sidewalk on the east side; F. • street striping, if necessary; G. streetlights, as determined by the City Engineer; H. underground utilities (NOTE: the applicant may be eligible to pay a fee in -lieu of undergrounding existing overhead utilities); I. street signs; J. driveway apron (if applicable); and K. adjustments in vertical and /or horizontal alingment to construct SW 117th Avenue in a safe manner, as approved by the Engineering Department. 0001 LOCAL ST STANDARD REQMNTS INCLUDE Met 03/09/199 03/09/1998 BDR 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 subdivision. Improvements shall be designed and constructed to local street standards. 0001 PUBLIC STREET ROW PAVEMENT WIDTHS Met 11/23/199 11/23/1998 BDR The internal public streets are approved to have 42 -foot right -of -way and 28 -foot pavement widths. 0001 REQD PROFILE OF XSTNG /PRPSD GRADE Met 03/09/199 03/09/1998 BDR A profile of SW 117th Avenue shall be required, extending 300 feet south of the subject site showing the existing grade and proposed future grade. 0001 LID NON - REMONSTRATE AGRMNT REQ'D Met 12/01/199 12/01/1998 BDR An agreement shall be executed by the applicant, on forms provided by the City, which waives the property owner's right to oppose or remonstrate against a future Local Improvement District formed to improve SW Gaarde Street. 0001 NO- ACCESS RESERVE STRIP ON F -PLAT Met 11/23/199 11/23/1998 BDR Lots 1 through 5 and Tax Lot 300 shall not be permitted to access directly onto SW Gaarde Street. The final plat shall contain a non - access reserve strip on the SW Gaarde Street frontage of these lots. The applicant shall close -off the existing driveway for the house on Tax Lot 300 (WCTM 2S110BA) and provide a new access to this lot from SW 117th Avenue or SW Sable Lane. 0001 JOINT PRIVATE ST MAINTNCE REQ'RD: Not Met 11/23/199 11/23/1998 BDR The applicant shall cause a statement to be placed on the final plat to indicate that the proposed private street (SW Chestnut Lane, Tract D) will be jointly owned and maintained by the private property owners who abut and take access from it. Page 1 of 3 • oliosi2ool Conditions . _,sociated with Case #: SUBS 00009 11:17:57 AM Cond. Stat. Changed Updated Code Title Hold Status Changed By Tag Updated By 0001 APPRV /RECORD PRIVATE ST CC +R'S Not Met 11/23/1998 BDR 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 street. 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 street. The applicant shall submit a copy of the CC &R's to the Engineering Department prior to approval of the final plat. • 0001 APPR H2O LINES ON P -IMP CONS DRWS Met 03/09/199 03/09/1998 BDR 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. Fire hydrant locations shall be approved by the Water Department. 0001 REQD STREET IMPROVEMENTS INCLUDE: Met 03/09/199 03/09/1998 BDR The applicant shall replace the 6 -inch public water line in SW 117th Avenue, along the site frontage, as a part of the required street improvements. • 0001 S /SEWER + STORM DRG ON P -IMP PLAN Met 03/09/199 03/09/1998 BDR Sanitary sewer and storm drainage details shall be provided as part of the public improvement plans. Calculations and a topographic map of the storm drainage basin and sanitary sewer service area shall be provided as a supplement to the public improvement plans. Calculations shall be based on full development of the serviceable area. The location and capacity of existing, proposed, and future lines shall be addressed. 0001 PRVD S /SEWER TO ADJCNT UNDEV PROP Met 03/09/199 03/09/1998 BDR The applicant shall provide sanitary sewer service to the adjacent undeveloped properties. The public sewer line in SW Sable Lane shall be extended to SW 117th Avenue in such a manner that it can be further extended south in SW 117th Avenue in the future. The line shall be extended to the edge of any street improvement that is constructed in SW 117th Avenue. 0001 OFF -SITE UTILITY EASEMENTS APPRVL Met 03/09/199 03/09/1998 BDR Prior to construction approval, the applicant shall obtain an off-site public sanitary sewer easement from the parcel(s) to the east for extension of the existing public sanitary sewer line. The easement shall be reviewed and approved by the City prior to recording. 0001 XSTNG STORM FACILITY IMPACT REPRT Met 03/09/199 03/09/1998 BDR Prior to construction approval, the applicant's design engineer shall submit documentation, for review by the City Engineering Department, of the downstream capacity of any existing storm facility impacted by the proposed development. The design engineer must perform an analysis of the drainage system downstream of the development to a point in the drainage system where the proposed development site constitutes ten (10) percent or less of the total tributary drainage volume, but in no event less than 1/4 mile. 0001 FIX P -STORM SYSTEM CAPACITY /BUILD Met 03/09/199 03/09/1998 BDR If the capacity of any downstream public storm conveyance system or culvert is surpassed during the 25 -year design storm event due to the development, the developer shall correct the capacity problem or construct an on -site detention facility. 0001 CONS ON -SITE RUNOFF DETNT'N FCLTY Met 03/09/199 03/09/1998 BDR If the projected increase in surface water runoff that will leave a proposed development will cause or contribute to damage from flooding to existing buildings or dwellings, the downstream stormwater system shall be enlarged to relieve the identified flooding condition prior to development of the developer must construct an on -site detention facility. 0001 PRVD ADJCNT PRCL W /STORM SWR SRVC Met 03/09/199 03/09/1998 BDR The applicant shall provide storm sewer service to adjacent unserved /undeveloped parcels. 0001 INCL H2O QUAL FCLTY ON P -IMP PLAN Met 03/09/199 03/09/1998 BDR Final design plans and calculations for the proposed public water quality facility shall be submitted to the Engineering Department 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 facilities shall be maintained by the developer for a three (3) -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. 0001 PRVD H2O QUAL FAC ACCSS RD TO COT Met 03/09/199 03/09/1998 BDR The applicant shall provide a maintenance access road to the water quality facility and any drainage structures within the facility to accomodate city maintenance vehicles. The access roadway shall be paved or improved with another all- weather surface approved by the city engineer. The improved width shall be at least 15 feet wide. The road shall be separate from the driveway seving the home on TL 100 unless the city engineer concludes the driveway to TL 100 provides adequate access to the water quality facility and the owner of TL 100 authorizes the city to use it for that purpose. 0001 PRVD EROSION CTRL W/P -IMP DRAWNGS Met 03/09/199 03/09/1998 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." 0001 FINAL GRADING PLAN REQUIREMENTS: Met 03/09/199 03/09/1998 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). 0001 PRVD GEOTECH REPORT /G -SLOPE CONS Met 03/09/199 03/09/1998 - BDR 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. Page 2 of 3 , * • .0 January 8, 2001 . , '�� w �u pli,'�I1i L22r CITY OF TIGARD Terri Young, Office Manager OREGON Renaissance Development Corporation 1672 SW Willamette Falls Drive West Linn, OR 97068 Re: Request for Bond Release of Tree Mitigation Bond #518251S Evergreen Springs Subdivision /SUB96 -00009 Dear Ms. Young: Your request for release of the tree mitigation bond for Evergreen Springs Subdivision (SUB96- 00009) was forwarded to me from Mike White of the Engineering Department. After a cursory inspection, it appears that the mitigation trees have not been planted according to the tree mitigation plan submitted to the City. The plan calls for mitigation of 251 caliper inches. Planting was to include 20 Canadian Hemlocks, 57 Columnar White Pine, 48 Green Ashes, and 12 transplanted Evergreens. I will not be able to authorize release of the bond until you arrange for a site inspection with a member of your firm to go over the mitigation planting with a member of our planning staff. Please call Mathew Scheidegger, Assistant Planner at 503 - 639 -4171, extension 314 to arrange for an on site inspection. In reviewing the site, I also noted that street trees according to the street tree plan have not been planted. These are in addition to mitigation requirements. In addition, the file provides no information regarding the required deed restriction for trees that were preserved as required by the City Hearings Officer's decision. A consulting arborist report was to be provided for tree protection measures for the trees that were preserved to indicate that the measures were installed. This also does not appear to have been completed. Please contact Mathew Scheidegger regarding the items mentioned above. Sin I , 7� d' Richard H. Bewersdorff Planning Manager • I: \curpin \dick\Ietters \SUB96 -9 Tree Mitigation Bond.doc c: Mathew Scheidegger, Mike White, Randy Sebastian, Jim Hendryx SUB96 -00009 Land use file 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639 -4171 TDD (503) 684 -2772 • Sui59le RECEIVED JAN °32001 BY: RENAISSANCE DEVELOPMENT CORPORATION January 2, 2001 City of Tigard 13125 SW Hall Blvd Tigard OR 97223 Re: Evergreen Springs Tree Mitigation Bond I am in receipt of the renewal statement from our insurance company for the Tree Mitigation Bond #518251S for Evergreen Springs Subdivision. I am requesting that you issue an Acceptance/Release Letter so that I can cancel the bond. Please call with any questions. Sincerely, Terri Yo Office Manager • 1672 SW Willamette Falls Drive • West Linn, Oregon 97068 • 503.557.8000 • Fax 503.656.1601 01 /08i2001 Conditions fibsociated with Case #: SUB .30009 11:17:57 AM Cond. Stat. Changed Updated Code Title Hold Status Changed B y Tag Updated By 0001 OBTAIN COT 1200 -C GENERAL PERMIT Met 10/09/1998 BDR The applicant shall obtain 1200 -C General Permit issued by the City of Tigard pursuant to ORS 468.740 and the Federal Clean Water Act. 0001 UNDERGRND EXISTNG UTIL OR PAY FEE Not Met 12/01/199 12/01/1998 BDR The applicant shall either place the existing overhead utility lines along SW Gaarde Street 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, it shall be paid prior to approval of the final plat. 0001 H2O QUAL FAC ACCESS ON F -PLAT Met 11/23/199 11/23/1998 BDR The final plat shall indicate how access is to be provided to Tax Lot 100 and the water quality facility. 0001 UTILITIES PER COT RECOMMENDATIONS Not Met 07/09/1997 SMW Utility plans shall be revised in accordance with the recommended changes detailed in the City Department section of this report. STAFF CONTACT: Mike Miller, Water Department. 0001 TVF +R PLAN APPROVAL Met 11/23/1998 BDR The Tualatin Valley Fire District reviewed this proposal and stated that the plan was not approved and that plans shall be submitted to the Fire Marshall's Office for review and approval. The plan shall be revised to address the comments listed under agency comments within this report. CONTACT: Gene Birchill, Tualatin Valley Fire District. 0001 EXISTING HOMES CONNECT S /SEWER Met 11/23/199 11/23/1998 BDR Any existing homes that are to be kept shall be connected to sanitary sewer service. STAFF CONTACT: David Scott, Building Division. 0001 F -PLAT SUBMISSION REQUIREMENTS: Met 03/09/199 03/09/1998 MR The applicant shall pay a $295 Final Plat review check fee prior to submitting the final plat to the City for review. STAFF CONTACT: Mark Roberts, Planning Division. 0001 PRVD ST TREE PLANTING PLAN /BOND Met 11/19/199 11/19/1998 ya A bond or other method of assurance shall be provided prior to approval of the subdivision plat in order to insure planting of required street trees. Prior to relase of a bond the street trees shall be planted. STAFF CONTACT: Mark Roberts, Planning Division. 0001 PROVIDE TREE MITIGATION PLAN Met 12/09/199 12/09/1998 MBR The applicant shall mitigate for the loss of the existing 197 caliper inches of trees so that no net loss occurs. STAFF CONTACT: Mark Roberts, Planning Division. The mitigation plan accounted for mitigation 235 inches because one additional tree was removed. Another 16" Grand fir will likely also need to be removed on Lot 12. The bond posted for this purpose addresses 251 inches of mitigation. An additional 16 inches will need to be added to the mitigation plan. 0001 SETBACK REQUIREMENTS: Met 11/14/199 11/19/1998 MBR • The existing detached garage shall be removed or relocated to comply with the five (5) -foot side and rear yard setback standard. Development Code standards allow a detached accessory structure to be developed at up to 15 feet in height and 528 square feet in size. If the existing detached garage does not comply with these standards, the structure would also be required to be modified to comply if it is relocated to another portion of the property. STAFF CONTACT: Mark Robers, Planning Division. 0001 RCRD TREE PRESRVTN DEED RESTRCTN Not Met 12/09/1998 MBR The applicant shall also record a deed restriction for those trees that are to be preserved. The deed restriction may be removed or may be considered invalid if a tree preseerved in accordance with this section should either die or be removed as a hazardous tree. STAFF CONTACT: Mark Roberts, Planning Division. 0001 TREE PROTECTION FOR PRESERVATION Not Met 12/09/1998 MBR The applicant shall also construct the recommended tree protection measures for trees that are recommended for preservation. The consulting arborist shall provide a written report that these measures have been installed. STAFF CONTACT: Mark Roberts, Planning Division. 0001 USA REQUIREMENTS: Not Met 04/02/199 04/02/1998 MR A wetlands' determination, and if necessary, delineation shall be provided for the property in order to address Unified Sewerage Agency (USA) concerns over the perennial stream through the site. This study shall be prepared by a wetland's biologist. STAFF CONTACT: Mark Roberts, Planning Division. 0001 NO B- PERMIT W/O RCRD MYLAR/F -PLAT Met 12/30/199 12/30/1998 BDR Prior to issuance of building permits, the applicant shall provide the Engineering Department with one (1) recorded mylar copy of the subdivision plat. 0001 NO BLDG PRMT BEFORE P -IMP APPROVL Met 12/30/199 12/30/1998 BDR 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 (1) 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. • Page 3 of 3 01/08/2001 Conditions Isociated with Case #: SUB.0009 11:17:57 AM Cond. Stat. Changed • Updated Code Title Hold Status Changed By Tag Updated By 0001 PRVD P -IMP PLAN /COMPL AGRMNT INFO Met 03/09/199 03/09/1998 BDR 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. Once redline comments are addressed and the plans are revised, the design engineer shall then submit nine (9) sets of revised drawings and one (1) itemized construction cost estimate for final review and approval (NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements.) Public inprovement plans shall conform to City of Tigard Public Improvement Design Standards which are available at City Hall. 0001 NAME OF RESPONSIBLE PARTY Met 05/29/199 05/29/1998 BDR As a part of the public improvement plan submittal, the Engineering Department shall be provided with the name, address, and telephone number(s) of the individual(s) or corporate entity who will be responsible for executing the compliance agreement and providing the financial assurance for the public improvements. 0001 PRVD CONSTRT'N VEHICLE ACCESS /PRK Met 03/09/199 03/09/1998 BDR 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. 0001 ADDTN'L ROW DEDICAT'N ON F -PLAT Met 11/23/199 11/23/1998 BDR Additional right of way shall be dedicated to the public along the frontage of SW Gaarde Street to increase the right of way to 37 feet from the centerline except as otherwise provided herein. This dedication shall be made on the final plat. The dedication shall reflect the existing jog in the centerline. The city engineer may reduce the required dedication to the minimum extent reasonably necessary to preserve the house on TL 300. If the city engineer reduces the required dedication, he or she may impose conditions to protect the house and its occupants from adverse impacts of traffic. 0001 ROW DEDICATED PRIOR TO P -IMP PRMT Met 11/23/199 11/23/1998 BDR Prior to approval of the public improvement permit, the applicant shall demonstrate that the necessary right -of -way for SW 117th Avenue has been obtained and dedicated to the public. The City shall review and approve the right -of -way dedication prior to recording. 0001 DEDICATE 25 ROW RADIUS ON F -PLAT Met 11/23/199 11/23/1998 BDR The applicant shall dedicate right -of -way at the southwest corner of SW 117th Avenue and SW Gaarde Street to provide a 25 -foot right -of -way radius. This dedication can be made on the final plat. 0001 CENTERLINE ALIGNMENT REQUIREMENTS Met 03/09/199 03/09/1998 BDR Prior to approval of the construction drawings, the applicant shall coordinate with the developer of the Hawk Meadowssubdivision with regard to the centerline alignment of SW Sable Lane at the eastern boundary of this site. It apprears that the centerline of the roadway will need to be shifted 10 feet to the south so that the centerline is offset ten (10) feet from the north boundary of the Hawk Meadows Subdivision site (Tax Lots 3700, 3800, 3900 and 4300; 2S110BA). 0001 STREET IMPRVMNT REQRMNTS INCLUDE: Met 03/09/199 03/09/1998 BDR The applicant shall construct a 3/4- street improvement along the frontage os SW 117th Avenue. The street, when fully improved, will have a pavement width of 28 feet. The improvements adjacent to this site shall include: A. City standard pavement section from curb to centerline equal to 14 feet, plus an additional ten (10) feet of pavement on the west side of centerline to ensure safe, two -way traffic will be accommodated; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. curb; D. storm drainage, including any off-site storm drainage necessary to convey subsurface runoff; E. Five (5) -foot concrete sidewalk on the east side; F. • street striping, if necessary; G. streetlights, as determined by the City Engineer; H. underground utilities (NOTE: the applicant may be eligible to pay a fee in -lieu of undergrounding existing overhead utilities); I. street signs; J. driveway apron (if applicable); and K. adjustments in vertical and /or horizontal alingment to construct SW 117th Avenue in a safe manner, as approved by the Engineering Department. 0001 LOCAL ST STANDARD REQMNTS INCLUDE Met 03/09/199 03/09/1998 BDR 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 subdivision. Improvements shall be designed and constructed to local street standards. 0001 PUBLIC STREET ROW PAVEMENT WIDTHS Met 11/23/199 11/23/1998 BDR The internal public streets are approved to have 42 -foot right -of -way and 28 -foot pavement widths. 0001 REQD PROFILE OF XSTNG /PRPSD GRADE Met 03/09/199 03/09/1998 BDR A profile of SW 117th Avenue shall be required, extending 300 feet south of the subject site showing the existing grade and proposed future grade. 0001 LID NON - REMONSTRATE AGRMNT REQ'D Met 12/01/199 12/01/1998 BDR An agreement shall be executed by the applicant, on forms provided by the City, which waives the property owner's right to oppose or remonstrate against a future Local Improvement District formed to improve SW Gaarde Street. 0001 NO- ACCESS RESERVE STRIP ON F -PLAT Met 11/23/199 11/23/1998 BDR Lots 1 through 5 and Tax Lot 300 shall not be permitted to access directly onto SW Gaarde Street. The final plat shall contain a non - access reserve strip on the SW Gaarde Street frontage of these lots. The applicant shall close -off the existing driveway for the house on Tax Lot 300 (WCTM 2S110BA) and provide a new access to this lot from SW 117th Avenue or SW Sable Lane. 0001 JOINT PRIVATE ST MAINTNCE REQ'RD: Not Met 11/23/199 11/23/1998 BDR The applicant shall cause a statement to be placed on the final plat to indicate that the proposed private street (SW Chestnut Lane, Tract D) will be jointly owned and maintained by the private property owners who abut and take access from it. Page 1 of 3 o1I.8i2oo1 Conditions isociated with Case #: SUBS0009 11:17:57 AM Cond. Stat. Changed Updated Code Title Hold Status Changed By Tag Updated By 0001 APPRV /RECORD PRIVATE ST CC +R'S Not Met 11/23/1998 BDR 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 street. 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 street. The applicant shall submit a copy of the CC &R's to the Engineering Department prior to approval of the final plat. • 0001 APPR H2O LINES ON P -IMP CONS DRWS Met 03/09/199 03/09/1998 BDR 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. Fire hydrant locations shall be approved by the Water Department. 0001 REQD STREET IMPROVEMENTS INCLUDE: Met 03/09/199 03/09/1998 BDR The applicant shall replace the 6 -inch public water line in SW 117th Avenue, along the site frontage, as a part of the • required street improvements. • 0001 S /SEWER + STORM DRG ON P -IMP PLAN Met 03/09/199 03/09/1998 BDR Sanitary sewer and storm drainage details shall be provided as part of the public improvement plans. Calculations and a topographic map of the storm drainage basin and sanitary sewer service area shall be provided as a supplement to the public improvement plans. Calculations shall be based on full development of the serviceable area. The location and capacity of existing, proposed, and future lines shall be addressed. 0001 PRVD S /SEWER TO ADJCNT UNDEV PROP Met 03/09/199 03/09/1998 BDR The applicant shall provide sanitary sewer service to the adjacent undeveloped properties. The public sewer line in SW Sable Lane shall be extended to SW 117th Avenue in such a manner that it can be further extended south in SW 117th Avenue in the future. The line shall be extended to the edge of any street improvement that is constructed in SW 117th Avenue. 0001 OFF -SITE UTILITY EASEMENTS APPRVL Met 03/09/199 03/09/1998 BDR Prior to construction approval, the applicant shall obtain an off -site public sanitary sewer easement from the parcel(s) to the east for extension of the existing public sanitary sewer line. The easement shall be reviewed and approved by the City prior to recording. 0001 XSTNG STORM FACILITY IMPACT REPRT Met 03/09/199 03/09/1998 BDR Prior to construction approval, the applicant's design engineer shall submit documentation, for review by the City Engineering Department, of the downstream capacity of any existing storm facility impacted by the proposed development. The design engineer must perform an analysis of the drainage system downstream of the development to a point in the drainage system where the proposed development site constitutes ten (10) percent or less of the total tributary drainage volume, but in no event less than 1/4 mile. 0001 FIX P -STORM SYSTEM CAPACITY /BUILD Met 03/09/199 03/09/1998 BDR If the capacity of any downstream public storm conveyance system or culvert is surpassed during the 25 -year design storm event due to the development, the developer shall correct the capacity problem or construct an on -site detention facility. 0001 CONS ON -SITE RUNOFF DETNT'N FCLTY Met 03/09/199 03/09/1998 BDR If the projected increase in surface water runoff that will leave a proposed development will cause or contribute to damage from flooding to existing buildings or dwellings, the downstream stormwater system shall be enlarged to relieve the identified flooding condition prior to development of the developer must construct an on -site detention facility. 0001 PRVD ADJCNT PRCL W /STORM SWR SRVC Met 03/09/199 03/09/1998 BDR The applicant shall provide storm sewer service to adjacent unserved /undeveloped parcels. 0001 INCL H2O QUAL FCLTY ON P -IMP PLAN Met 03/09/199 03/09/1998 BDR Final design plans and calculations for the proposed public water quality facility shall be submitted to the Engineering •Department 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 facilities shall be maintained by the developer for a three (3) -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. 0001 PRVD H2O QUAL FAC ACCSS RD TO COT Met 03/09/199 03/09/1998 BDR The applicant shall provide a maintenance access road to the water quality facility and any drainage structures within the facility to accomodate city maintenance vehicles. The access roadway shall be paved or improved with another all- weather surface approved by the city engineer. The improved width shall be at least 15 feet wide. The road shall be separate from the driveway seving the home on TL 100 unless the city engineer concludes the driveway to TL 100 provides adequate access to the water quality facility and the owner of TL 100 authorizes the city to use it for that purpose. 0001 PRVD EROSION CTRL W/P -IMP DRAWNGS Met 03/09/199 03/09/1998 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." 0001 FINAL GRADING PLAN REQUIREMENTS: Met 03/09/199 03/09/1998 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). 0001 PRVD GEOTECH REPORT /G -SLOPE CONS Met 03/09/199 03/09/1998 BDR 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. Page 2 of 3 RETRUN RECORDED DOri.1MENT TO: CITY HALL RECORDS IRTMENT, CITY OF TIGARD STATE OF OREGON 1 • 13125 SW Hall Blvd. SS Tigard, OR 97223 County of Washington \) 1, Jerry ,; . • : ! , of Assess - INDIVIDUAL ment : and , •� r ., 11 • =+ 14; i. •o County Clerk for /.: ��. + ' + : • .: rtify tht \` the wit l ,- r. �.ra.s 3,: 2\ eceived and rev a ,� e. �►.� ' u , . nn •f said \ county . File No. Ski (• ' 0000 * : W�! '� * 1 Irl _wi . � �• 0& c.;r of DEDICATION DEED` . a1 1, ierat :on, Ex- FOR ROAD OR STREET PURPOSES Doc : 2000095860 Rect: 267791 32.00 11/30/2000 10:32:39am Space above reserved for Washington County Recording infar•mati Bradley P. Fudge and Kitty C. Biggins –Fudge does hereby dedicate to the public a perpetual right -of -way for street, road, and utility purposes on, over, across, under, along, and within the following described real propety in Washington County, Oregon: Attached Exhibit "A" To have and to hold the above - described and dedicated rights unto the public forever for uses and purposes hereinabove stated. The grantors hereby covenant that they are the owner in fee simple and the property is free of all liens and encumbrances, they have good and legal right to grant their right above - described, and they will pay all taxes and assessments due and owing on the property. / The true consideration for this conveyance is $ 0.00 . However, the actual consideration consists of or includes other property or value given or promised which is the whole consideration. IN WITNESS WHEREOF, I hereunto set my hand on this ow day of %I _, 20DO / S li ---- l e-) ignature 'i: atur; Tax Statement Mailing Address Mailing Address STATE OF OREGON ) ,.�.�..:..` ���.,-- .��-��. �.�-�...�," f i ' • OFFICIAL SEAL r ) ss. � DIANE JOLLY r County o r �" - , 1 NOTARY PUBLIC •OREGON r h' f Washington ) f �-; COMMISSION NO. $O7 3 , 4 MY COMMISSION EXPIRES OE . 1 This instrument was acknowledged before me on , - NU date) by: f oLe. P RA pr � Kt'm, G. N"1 r- ><-�iAi,S—•�'u ©t^.� / (name of person(s)). •� ✓!. .0., / / Notary's Signature / 6 Accepted on behalf of the City of Tigard this 25 day of bcf2).1 , 2000. Q p. ia Zity Engineer 1----3— 1 – 5 • • EXHIBIT "A" A TRACT OF LAND IN SECTION 10, TOWNSHIP 2 SOUTH, RANGE 1 WEST OF THE WILLAMETTE MERIDIAN, IN THE CITY OF TIGARD, COUNTY OF WASHINGTON AND STATE OF OREGON, DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHEAST CORNER OF THE NORTHWEST QUARTER OF SECTION 10, TOWNSHIP 2 SOUTH, RANGE 1 WEST, WILLAMETTE MERIDIAN THENCE S 89 °41' WEST 426.5 FEET MORE OR LESS; THENCE SOUTH 0 °26' WEST 20.00 FEET TO THE TRUE POINT OF BEGINNING OF THE TRACT HEREIN DESCRIBED; THENCE CONTINUING SOUTH 0 °26' WEST 160.38 FEET TO THE POINT OF A CURVE TO THE RIGHT (HAVING A RADIUS OF 65.00 FEET AND A CENTRAL ANGLE OF 34 °45'35 "); THENCE ALONG THE ARC OF SAID CURVE 39.43 FEET; THENCE SOUTH 35 °11'35" WEST 32.92 FEET TO THE POINT OF A CURVE TO THE LEFT (HAVING A RADIUS OF 120.00 FEET AND A CENTRAL ANGLE OF 34 °45'35 "); THENCE ALONG THE ARC OF SAID CURVE 72.80 FEET; THENCE SOUTH 0 °26' WEST 344.64 FEET; THENCE SOUTH 89 °41' WEST 50.00 FEET; THENCE NORTH 0 °26' EAST 345.29 FEET TO THE POINT OF A • CURVE TO THE RIGHT (HAVING A RADIUS OF 170.00 FEET AND A CENTRAL ANGLE OF 34 °45'35") THENCE ALONG THE ARC OF SAID CURVE 103.13 FEET; THENCE NORTH 35 °11'35" EAST 32.92 FEET TO THE POINT OF CURVE TO THE LEFT (HAVING A RADIUS OF 15.00 FEET AND A CENTRAL ANGLE OF 34 °45'35 "); THENCE ALONG THE ARC OF SAID CURVE 9.10 FEET; THENCE NORTH 0 °26' EAST 159.73 FEET; THENCE NORTH 89 °41' EAST 50.00 FEET TO THE POINT OF BEGINNING. • • 1 EXHIBIT "B" A TRACT OF LAND IN SECTION 10, T.2 S., R.1 W., W.M. CITY OF TIGARD, WASHINGTON COUNTY, OREGON POINT OF S 89'41' W 426.5' BEGINNINGS 50.00' r- 0'26' W N 89'41' E 20.00' NORTHEAST CORNER OF THE NORTHWEST QUARTER OF SECTION 10, T.2 S., R.1 W., W.M. lo TRUE POINT o OF BEGINNING to co w 3 i0 O N O Z N C4 N 35'11'35" E— . C1 32.92' C3 S 3511'35" W 32.92' C2 CURVE TABLE CURVE RADIUS LENGTH DELTA C1 65.00' 39.43' 34'45'35" C2 120.00' 72.80' 34'45'35" C3 170.00' 103.13' 34'45'35" C4 15.00' 9.10' 34'45'35" N O tf) M M w 3 10 lo 1 " =60 FEET E s Nw 0 z N 15573 SW BANGY ROAD, STE 300 LAKE OSWEGO, OREGON 97035 S 89'41' W 503.968.6655 www.cesnw.com 50.00' 3� 3 RETURN RECORDED DOCUMENT TO: Cl D. ' UAi L RECORDS DEPARTMENT TE OF OREGON 1l SS CITY OF TIGARD u nty of Washington 13125 S\V Hall Blvd. • r of Assess - Tigard, OR 97223 Jerry n � ment and 'a= .a n a ' : Io County Clerk for Ai• o• .y o frtify that CORPORATION the wit ` r ,` ,• , 1 eceived and re •rile• n'••••',V1' ord of said C county. * 4 t; 71a1: � 4 t‘ L. - File No. 1JFj C� ((o' CC'� (P % 44 C7r �' S ti t'a a of pa4Taxat ationon, Ex- - s , l ieqalerk Doc : 98148934 Rect: 223256 21.00 EASEMENT 12/31/1998 10:44:30am PERMANENT SANITARY AND STORM SEWER ) Evergreen Springs LLC. an Oregon limited liability company hereinafter called the Grantors, grant and convey unto the City of Tigard a perpetual easement for constructing, reconstructing, operating, maintaining, inspecting, and repairing of an underground storm drainage line and sanitary sewer line, together with the right to remove, as necessary, vegetation, foliage, trees, and other obstructions on the parcel of land described in Exhibit A ", situated in the City of Tigard, Washington County, State of Oregon. THE TRUE CONSIDERATION for this conveyance is $ 0.00. However, the actual consideration consists of or includes other property or value given or promised which is the whole consideration. IT IS EXPRESSLY UNDERSTOOD that this easement does not convey any right, title, or interest except those expressly stated in this easement, nor otherwise prevent Grantors from the full use and dominion thereover; provided, however, that such use shall not interfere with the uses and purposes of the intent of the easement. IN CONSIDERATION of the premises, Grantee agrees that if said Grantee, its successors or assigns should cause said easement to be vacated, the right of the Grantee in the above - described easement will be forfeited and shall immediately revert to the Grantors, their successors, and assigns in the case of such event. TO HAVE AND TO HOLD the above - described and granted premises unto said Grantee, its successors, and assigns forever. IN WITNESS WHEREOF, I hereunto set my hand on this Z3 day of ( 4640•'" , 19 96 . Evergreen Springs LLC, an Oregon limited liability company Name of Corporation Signature 1652 Willamette Falls Drive Sole Member Address Title West Linn, OR 97068 Signature Title STATE OF OREGON ) 6 4 ) ss. County of - ) This instrument was acknowledged before me on (1`(1.-2 (R913 (date) by QA C.S- SG8ASt7 (name(s) of person (s)) as OL M f 8 (type of auth• ity, e.g., officer, trustee, etc) of 62G geew Ftzt IJ as LLC .. (name of party on be f of . • • . instru - nt was executed). 0,,,„ OFFICIAL SEAL JOAN M. A LQRICH •tary's Signature N NOTARY PUBLIC-OREGON COMMISSIO My Commi .'.n Expires: ZDU •• 'MY COMMISSION EXPIRES N JU A054256 NE 6, 2000 • Accepted on behalf of the City of Tigard this 1 day of No Vt -'w bay' , 19 9 Ci ngineer NO CHANGE IN TAX STATEMENT 3 I:\ENG\PUB- FORMSANSEW -C.DOT / �� • • EXHIBIT "A" UTILITY EASEMENT A PORTION OF THAT TRACT OF LAND DESCRIBED IN DEED TO EVERGREEN SPRINGS, L.L.0 AND RECORDED IN DOCUMENT NUMBER 97- 089396 ON SEPTEMBER 24, 1997, WASHINGTON COUNTY RECORDS WITHIN THE NORTHWEST ONE QUARTER OF SECTION 10, TOWNSHIP 2 SOUTH, RANGE 1 WEST OF THE WILLAMETTE MERIDIAN, CITY OF TIGARD, WASHINGTON COUNTY, OREGON. SAID TRACT BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHEAST CORNER OF THE NORTHWEST QUARTER OF • SAID SECTION 10; THENCE SOUTH 89 °10'00" WEST, 346.50 FEET ALONG THE NORTH LINE OF SECTION 10; THENCE SOUTH 00 °05'00" EAST, 341.10 FEET TO THE NORTHEAST CORNER OF SAID EVERGREEN SPRINGS, L.L.C. TRACT, SAID POINT BEING THE TRUE POINT OF BEGINNING OF THE HEREIN DESCRIBED PROPERTY; THENCE SOUTH 00 °05'00" EAST, 35.17 FEET ALONG THE EAST LINE OF SAID EVERGREEN SPRINGS, L.L.C. TRACT; THENCE SOUTH 89 °10'00" WEST, 17.00 FEET; THENCE NORTH 00 °05'00" WEST, 20.17 FEET; THENCE SOUTH 89 °10'00" WEST, 114.76 FEET TO THE EAST LINE OF THE ROADWAY DESCRIBED IN SAID EVERGREEN SPRINGS, L.L.C. TRACT; THENCE NORTH 00 °05'00" WEST, 15.00 FEET ALONG SAID EAST LINE, TO THE NORTHWEST CORNER OF SAID EVERGREEN SPRINGS, L.L.C. TRACT; THENCE NORTH 00 °05'00" EAST, 131.76 FEET TO THE TRUE POINT OF BEGINNING. CONTAINING 2319 SQUARE FEET OR 0.05 ACRES MORE OR LESS. • • A PORTION OF THAT TRACT OF LAND WITHIN THE NORTHWEST ONE QUARTER OF SECTION 10, TOWNSHIP 2 SOUTH, RANGE 1 WEST OF THE WILLAMETTE MERIDIAN, WASHINGTON COUNTY OREGON. 20 10 0 20 FOUND 2" BRASS CAP IN MONUMENT BOX. NORTHEAST 1/4 CORNER OF NORTHWEST CORNER OF SECTION 10. S8910'00 "W 346.50 \-1 DEBORAH J. & DARREL CLARK °o DOC. NO. 96- 103228 NOVEMBER 11, 1996 WASHINGTON CO. DEED RECORDS 0 0 C o z S89'10'00 "W 131.76 Q c2 l av�i 2319 SQ. FT OR 0.05 ACRES o i o (A w N89 '10'00 "E 114.76 N° ° a oo 0 0 • S00'05'00 "E 15.00 v o EVERGREEN SPRINGS L.LC. N8910'00 "E DOC. NO. 97- 089396 17.00 SEPTEMBER 24, 1997 WASHINGTON CO. DEED RECORDS l CONSULTING ENGINEERING SERVICES, INC. EXHIBIT 'A' DATE 8/18/9 15256 N.W. GREENBRIER PARKWAY U TILITY EASEMENT EN T BEAVERTON, OR 97006 (503) 690 -6600 3 Kt. 1 KLAN RECORDED DOCUMENT TO: STATE OF OREGON • CITY HALL RECORDS DSRTNIENT, •ounty J of Washington SS . CITY OF TIGARD 13125 SW Hall Blvd. I, Jerry ;,,d , r ? 4 r of Assess - r� Tigard, OR 97223 ment and is ; n anal D ; s ' io County . f Clerk for i.e.` ..107,41 r tt, 4 rtify that W the wit ',ifi�'tr. �,, C . A • eceived lY and re • ' ' said n county. , / CORPORATION g_. \ - t` _. t� a SUPS q l9 -cloy \-u.- V Q97S ••'' \# R& Ir ector `� File No. H . of - s itihr . fiTaxation, Ex- a , ry'8f latf . Doc : 98148933 Rect: 223256 21.00 DEDICATION DEED 12/31/1998 10: 44: 30am FOR ROAD OR STREET PURPOSES EVERGREEN SPRINGS LLC, an Oregon limited * ** does hereby dedicate to the public a perpetual right -of -way for street, road, and utility purposes on, over, across, under, along, and within the following described real properties in Washington County, Oregon: * * *liability company Attached Exhibit "A" To have and to hold the above - described and dedicated rights unto the public forever for uses and purposes hereinabove stated. The grantors hereby covenant that they are the owner in fee simple and the property is free of all liens and encumbrances, they have good and legal right to grant their right above - described, and they will pay all taxes and assessments due and owing on the property. The true consideration for this conveyance is $ 0.00. However, the actual consideration consists of or includes other property or value given or promised which is the whole consideration. IN WITNESS WHEREOF, 1 hereunto set my hand on this Z3 day of CM/6W— , 19 EVERGREEN SPRINGS LLC Name of Corporation Signature 1672 WILLAMETTE FALL DRIVE SnLE MEMBFB Address Title WEST T.TNN, OR 97068 - Signature SAME AS ABOVE Tax Statement Mailing Address (if different from above) Title STATE OF OREGON ) ss. County of 't* - it' ) -` This instrument was acknowledged before me on Ce, Z3� fcCb (date`f by l, 0 n 9L .,S'; Sti 7 �1 e 41 J / (nai (s) of person (s)) as X044 44 644 44 "Pe of authority, e. , officer, trustee, etc) of CA re45CCN,W?ariS uC (name of pa on behalf of whom in tment was executed). N 'r e►¢ ¢., OFFICIAL SEAL �� - it JOAN M. ALDRICH ` • NOTARY PUBLIC - OREGON ` f4 ' COMMISSION NO. A054256 M Y COMMISSION D(PIRES JUNE b, 2006 otary's Sign ore My C mission Expires: CO' "- Accepted on behalf of the City of Tigard this 1 7 day of No✓'e k, .-y , 19 98 Q P. 0_.. 3 City Engineer rL• "IG1PU ©- FOItMMOWDE- CO.DOT • • EXHIBIT "A" RIGHT -OF -WAY DEDICATION A PORTION OF THAT TRACT OF LAND DESCRIBED IN DEED TO EVERGREEN SPRINGS, L.L.0 AND RECORDED IN DOCUMENT NUMBER 97- 089398 ON SEPTEMBER 24, 1997, WASHINGTON COUNTY RECORDS WITHIN THE NORTHWEST ONE QUARTER OF SECTION 10, TOWNSHIP 2 SOUTH, RANGE 1 WEST OF THE WILLAMETTE MERIDIAN, CITY OF TIGARD, WASHINGTON COUNTY, OREGON. SAID TRACT BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHEAST CORNER OF THE NORTHWEST QUARTER OF SAID SECTION 10 AND SAID NORTHEAST CORNER BEING MARKED WITH A 2" BRASS CAP IN A MONUMENT BOX AT THE INTERSECTION OF COUNTY ROAD 411 (SW GAARDE STREET) AND COUNTY ROAD 358 (SW 115 AVE); THENCE SOUTH 89 °10'00 ", 346.50 FEET WEST ALONG THE NORTH LINE OF SAID SECTION 10; THENCE SOUTH 00 °05'00" EAST, 20.00 FEET TO THE NORTHEAST CORNER OF SAID EVERGREEN SPRINGS L.L.C. TRACT, SAID POINT BEING THE TRUE POINT OF BEGINNING OF THE HEREIN DESCRIBED PROPERTY AND SAID CORNER BEING ON THE SOUTH LINE OF SAID COUNTY ROAD 411 AND SAID SOUTH LINE BEING 20.00 FEET SOUTH OF AND PARALLEL WITH THE CENTERLINE OF SAID CR 411; THENCE SOUTH 00 °05'00" EAST, 17.00 FEET ALONG THE EAST LINE OF SAID EVERGREEN SPRINGS, L.L.C. TRACT; THENCE SOUTH 89 °10'00" WEST, 55.40 FEET TO THE BEGINNING OF A CURVE CONCAVE TO THE SOUTHEAST HAVING A RADIUS OF 25.00 FEET; THENCE ALONG THE ARC OF SAID CURVE THROUGH A CENTRAL ANGLE OF 89 °15'00" (THE LONG CHORD OF WHICH BEARS SOUTH 44 °32'30" WEST, 35.12 FEET) 38.94 FEET, TO A POINT ON THE EAST LINE OF THE PRIVATE TRACT RESERVED FOR A ROADWAY AND DESCRIBED IN DEED TO EVERGREEN SPRINGS, L.L.C. AND RECORDED IN DOCUMENT NUMBER 97- 089396 ON SEPTEMBER 24, 1997, WASHINGTON COUNTY RECORDS; THENCE ALONG SAID EAST LINE, NORTH 00 °05'00" WEST, 41.67 FEET, TO THE SOUTH LINE OF SAID COUNTY ROAD NUMBER 411 (SW GAARDE STREET); THENCE NORTH 89 °10'00" EAST, 80.08 FEET ALONG THE SOUTH LINE OF SAID COUNTY ROAD NUMBER 411 TO THE TRUE POINT OF BEGINNING. CONTAINING 1491 SQUARE FEET OR 0.03 ACRES MORE OR LESS. IVPZ STATE OF OREGON RETRUN RECORDED DOC "M11ENT TO: . CITY HALL RECORDS D•TMENT. CITY OF TIGARD • ounty of Washington SS ( 13125 SW Hall Blvd. I, Jerry ; itkrium . ty • r of Assess - Tigard, OR 97223 Clerk fo ment and ' r" ' Qn :n. +; ' Rio County r : i . C:' ; r_„ that the wit ' l �.: o r ofd- of said "P \ • '141- ; eceived and re. .rf�'e. e`.b .� . y.�` �' d count � � �+ «, * CORPORATION .. � , , - File No. 1 / 4 .)13 y (o - � ( J��y o ' rector of ijdsgtlillAra axation, Ex- • qvih,i lerk Doc : 98148932 Rect: 223256 26.00 DEDICATION DEED 12/31/1998 10: 44 : 29am FOR ROAD OR STREET PURPOSES EVERGREEN SPRINGS LLC, an Oregon limited * ** does hereby dedicate to the public a perpetual right -of -way for street, road, and utility purposes on, over, across, under, along, and within the following described real properties in Washington County, Oregon: ** *liability company Attached Exhibit "A" To have and to hold the above- described and dedicated rights unto the public forever for uses and purposes hereinabove stated. The grantors hereby covenant that they are the owner in fee simple and the property is free of all liens and encumbrances, they have good and legal right to grant their right above - described, and they will pay all taxes and assessments due and owing on the property. The true consideration for this conveyance is $ 0.00 . However, the actual consideration consists of or includes other property or value given or promised which is the whole consideration. IN WITNESS WHEREOF, 1 hereunto set my hand on this . 23 day of !9, `1Z , 19 PVRR(RF-EN SPRINGS LLC Name of Corporation Signature 1672 WILLAMETTE FALL DRIVE Address SOLE MEMBER Title WEST T.TNN, OR 97068 - Signature SAME AS ABOVE Tax Statement Mailing Address (if different from above) Title STATE OF OREGON ) ss. County of This instrument was acknowledged be me on ()mace. 23 i'19 1i (date) by • e(s) of person (s)) as ELF M C-44 pig (type • . t ority, e.g., • fficer, trustee, etc) ofr, orR rIpCY , . S (name of party o alf of whom ', stru ent was executed). JOAN OFFICIAL ML SEAL 1. ADRICH �,'� NOTARY PUBLIC - OREGON L otary's Signature COMMISSION N0. A054256 MY COMMISSION EXPIRES JUNE 6, 2000 Commi • •.n Expires: (n --6or2. DW Accepted on behalf of the City of Tigard this 1 7 day of l vcAm btv , 19 7 City Engineer I:IENn, PUB- F0R11Ut0WDE CO.DOT • • • EXHIBIT "A" RIGHT -OF -WAY DEDICATION A PORTION OF THAT TRACT OF LAND DESCRIBED IN DEED TO EVERGREEN SPRINGS, L.L.0 AND RECORDED IN DOCUMENT NUMBER 97- 089398 ON SEPTEMBER 24, 1997, WASHINGTON COUNTY RECORDS WITHIN THE NORTHWEST ONE QUARTER OF SECTION 10, TOWNSHIP 2 SOUTH, RANGE 1 WEST OF THE WILLAMETTE MERIDIAN, CITY OF TIGARD, WASHINGTON COUNTY, OREGON. SAID TRACT BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHEAST CORNER OF THE NORTHWEST QUARTER OF SAID SECTION 10; THENCE SOUTH 89 °10'00" WEST, 346.50 FEET ALONG THE NORTH LINE OF SECTION 10; THENCE SOUTH 00 °05'00" EAST, 159.02 FEET TO A POINT ON THE EAST LINE OF SAID EVERGREEN SPRINGS L.L.C. TRACT, SAID POINT BEING THE TRUE POINT OF BEGINNING OF THE HEREIN DESCRIBED PROPERTY; THENCE SOUTH 00 °05'00" EAST, 42.00 FEET ALONG THE EAST LINE OF SAID EVERGREEN SPRINGS, L.L.C. TRACT; • THENCE SOUTH 89 °10'00" WEST, 69.59 FEET TO THE BEGINNING OF A CURVE CONCAVE TO THE SOUTHEAST HAVING A RADIUS OF 17.00 FEET; THENCE ALONG THE ARC OF SAID CURVE THROUGH A CENTRAL ANGLE OF 66 °26'51" (THE LONG CHORD OF WHICH BEARS SOUTH 55 °56'35" WEST, 18.63 FEET) 19.72 FEET, TO THE EAST LINE OF THE PRIVATE TRACT RESERVED FOR A ROADWAY AND DESCRIBED IN DEED TO EVERGREEN SPRINGS, L.L.C. AND RECORDED IN DOCUMENT NUMBER 97- 089396 ON SEPTEMBER 24, 1997, WASHINGTON COUNTY RECORDS; THENCE ALONG SAID EAST LINE, ALONG THE ARC OF A CURVE CONCAVE TO THE NORTHWEST AND HAVING A RADIUS OF 65.00 FEET, THROUGH A CENTRAL ANGLE OF 26 °13'07" (THE LONG CHORD OF WHICH BEARS NORTH 09 °36'36" EAST, 29.49 FEET) 29.74 FEET; THENCE NORTH 00 °05'00" WEST, CONTINUING ALONG SAID EAST LINE, A DISTANCE OF 40.44 FEET TO THE BEGINNING OF A CURVE CONCAVE TO THE NORTHEAST AND HAVING A RADIUS OF 17.00 FEET; 02\ • • THENCE ALONG THE ARC OF SAID CURVE THROUGH A CENTRAL ANGLE OF 90 °45'00" (THE LONG CHORD OF WHICH BEARS SOUTH 45 °27'30" EAST, 24.20 FEET) 26.93 FEET, THENCE NORTH 89 °55'00" EAST, 62.85 FEET TO THE TRUE POINT OF BEGINNING. CONTAINING 3459 SQUARE FEET OR 0.08 ACRES MORE OR LESS. • • A PORTION OF THAT TRACT OF LAND WITHIN THE NORTHWEST ONE QUARTER OF SECTION 10, TOWNSHIP 2 SOUTH, RANGE 1 WEST OF THE WILLAMETTE MERIDIAN, WASHINGTON COUNTY OREGON. 20 10 0 20 FOUND 2" BRASS CAP IN MONUMENT BOX. NORTHEAST 1/4 CORNER OF NORTHWEST CORNER OF SECTION 10. R= 17.00' L =26.93' D =90 S8910'00 "W 346.50 CH= 24.20' C8= S4527'30"E • t Z 0 0 cn EVERGREEN SPRINGS L.L.C. >o 0 DOC. NO. 97- 089398 C 0 o SEPTEMBER 24, 1997 co rn w z WASHINGTON CO. DEED RECORDS o 1- (3) o , co • CO ° 0 Z W c,, , r N8910'00 "E 62.85 0 10 0 _ Z m V O Z W W Z O WO cr PROPOSED PLAT OF 0 N z 3459 SQ. FT OR 0.08 ACRES ° "EVERGREEN SPRINGS" W N N O ° '�'^ ° ' W o * S89 "W 69.59 on tp o) i7 O1 co a n Qp DEBORAH J. & DARREL CLARK n m a 0 R =17.00' J N = DOC. NO. 96- 103228 n o L =19.72' ° m D= 66'26'51" NOVEMBER 11, 1996 co CH =18.63' WASHINGTON CO. DEED RECORDS C8= S55'56'35 "W CeS CONSULTING ENGINEERING SERVICES, INC. EXHIBIT ' A' DATE 15256 8/18/9 AY BEAVER TON, OR RI �503) so 6600 RIGHT —OF —WAY DEDICATION WE OF OREGON - RETURN RECORDED DOC'II.' TO: IN of Washington 1 SS L CITY HALL RECORDS DEPARTMENT, / CITY OF TIGARD it • r of Assess - u 13125 SW Hall Blvd. ment and a n � �; s Clerkfor�.:i•"p.. .., _ � �o County Tigard, OR 97223 ,�,,., .,, r' • rtify that I, Jerry j and re. �r> e�n� • • " eceived count ° t ."`�ia� O ° 'd )of said CORPORATION 'sA � ,� , L «: a t� • .so� rector of �-- seartrag6Taxation, Ex- File •. SO& 9 ( - WO tai ± - • ! Y Clerk Doc : 98143325 Rect: 222564 16.00 12/18/1998 11:42:21am WAIVER (NON- REMONSTRANCE AGREEMENT) STREET IMPROVEMENTS The undersigned owners (including purchasers) of the real property described below do hereby record their consent to the formation of a local improvement district by the City of Tigard for the purposes of improving the public street or streets upon which the described property abuts. The undersigned expressly waive all present,and future rights to oppose or remonstrate against the formation of a local improvement district for the improvement of the abutting street or streets, reserving only the right to contest the inclusion of particular cost items in the improvement district proceeding and any right they may have under the laws of the State of Oregon to contest the proposed assessment formula. The real property that is the subject of this consent covenant is described as follows: Attached Exhibit "A" IN WITNESS WHEREOF, I hereunto set my hand on this j t± day of 19 9E . EVERGREEN SPRINGS LLC �: Print Name of Corporation Signature 1652 WILLAMETTE FALLS DRIVE SOLE MEMBER Address Title WEST LINN, OR 97068 • Signature Title STATE OF OREGON ) ) ss. County of Washington ) This i strument was acknowledged before me on RQtelvJoeiy 1 � i ? S' (date) by Q✓�C�G Q S. Se has.I.-A, (name(s) of person (s)) as 'FreS%'(lAtn (type of authority, e.g., officer, trustee, etc) of £v0,(' :ervSpri s (name of party on behalf of whom instrument was executed). OFFICIAL SEAL / Ai Iiii TERRI YOUNG Y NOTARY PUBUC- OREGON Notary's Signat LIF COMMISSION NO. 317253 My Commission Expires: ()CA-. MY COMMISSION EXPIRES OCTOBER 22, 2002 Accepted on behalf of the City of Tigard this /0 day of Oa-a-z- ✓ , 19 cis. . om P. NO CHANGE IN TAX STATEMENT / City Engineer I:\ENG\PUB- FORM \NR- STR -C. DOT • EXHIBIT "A" Lots 1 through 18 and Tracts "A ", `B" and "C ", according to the duly filed plat of EVERGREEN SPRINGS, in the City of Tigard, recorded December 18,1998 in Plat Book 121 , Pages 29,30 , in the Records of Washington County and State of Oregon. (72' ,,. CONSULTING ENGINEERING SERVICES, INC. 11,7732 Op P 4RAM@FV Q4 TL f 14f.5 15256 NW Greenbrier Parkway Beaverton, OR 97006 (503) 690 -6600 DATE , - /� JOB NO. 9sZ ATTENTION L/ • TO � � RE: r Met PaeAlS /Yen 5 erttAYS C► � T r ro( P /a,,pi , r � I a— WE ARE SENDING YOU ❑ Attached ❑ Under separate cover via the following items: ❑ Shop drawings ❑ Prints ❑ Plans ❑ Samples ❑ Specifications ❑ Copy of letter ❑ Change order ❑ COPIES DATE NO. DESCRIPTION • THESE ARE TRANSMITTED as checked below: ❑ For approval ❑ Approved as submitted ❑ Resubmit copies for approval IQ --Pet -your use ❑ Approved as noted ❑ Submit copies for distribution s requested • ❑ Returned for corrections ❑ Return corrected prints ❑ For review and comment ❑ ❑ FOR BIDS DUE ❑ PRINTS RETURNED AFTER LOAN TO US REMARKS COPY TO SIGNED: 6 If enclosures are not as noted, kindly notify us at once. • 1 . 1 • The Efficient One Tag No. .,s Invoice No. WESTERN FLASH DELIVERY .� 3 2 8 8 4 2 7620 NE Killingsworth, Suite 200 Date d �,/ Portland, OR 97218 1 / i q / ? TT i "RUSH MESSENGER SERVICE" / U v (503) 254-3334 Driver: / i Account No. FROM SENDER fl a R Fr,.n: Company Name Telephone r30,,7iryx.77.7 f a 1 7.21Z: T1 ( J3 ) i('O(1 '511 Address i • . .J. 323 'q-r 1?Sr3 .9^J317.1.:1 ?C rt City State Zip d '1 nJ I('4:e TO RECEIVER To: (From) Company Name Telephone o ,_. A - :_j c 1 I : 7, ,.-1 I Cfril fl i ( ) _ Address L /)Ia Ei l 7-62/ I 61Jb City State Zip r No. Pieces J Description of Article Weight I d � :r,9 s II' I .S 2-- _ j SPECIAL INSTRUCTIONS: Charge To: Rush �� j ! d r `�' a f s r ��t�bew Sender Iii Receiver RQUte ❑ -L � Other ❑ ENT.. El BILLING INFORMATION PO/GL* \ Walt Time Weaing Charge Alrbill LoaWUnload Time Unloading Charge AirbWII Freight Charge Extra Stop Charge P/U Time , Del Time Sub Total Del. Charge Total Charge • AM , '- U '77 PM AM ��� PM 4 c, �-� ((1 G ;,, � - ., r: - -z4 — Sender Signatur Recei Signature • Page No. 1 CONDITIONS /CORRECTIONS FOR CASE NO.: SUB96 -0009 CES ANTHONY WELLER 14235 SW 115TH AVE 03/30/99 1) PRVD P -IMP PLAN /COMPL AGRMNT INFO -- 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. Once redline comments are addressed and the plans are revised, the design engineer shall then submit nine (9) sets of revised drawings and one (1) itemized construction cost estimate for final review and approval (NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements.) Public inprovement plans shall conform to City of Tigard Public Improvement Design Standards which are available at City Hall. 2) NAME OF RESPONSIBLE PARTY -- As a part of the public improvement plan submittal, the Engineering Department shall be provided with the name, address, and telephone number(s) of the individual(s) or corporate entity who will be responsible for executing the compliance agreement and providing the financial assurance for the public improvements. 3) PRVD CONSTRT'N VEHICLE ACCESS /PRK -- 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) ADDTN'L ROW DEDICAT'N ON F -PLAT -- Additional right of way shall be dedicated to the public along the frontage of SW Gaarde Street to increase the right of way to 37 feet from the centerline except as otherwise provided herein. This dedication shall be made on the final plat. The dedication shall reflect the existing jog in the centerline. The city engineer may reduce the required dedication to the minimum extent reasonably necessary to preserve the house on TL 300. If the city engineer reduces the required dedication, he or she may impose conditions to protect the house and its occupants from adverse impacts of traffic. 5) ROW DEDICATED PRIOR TO P -IMP PRMT -- Prior to approval of the public improvement permit, the applicant shall demonstrate that the necessary right -of -way for SW 117th Avenue has been obtained and dedicated to the public. The City shall review and approve the right -of -way dedication prior to recording. 6) DEDICATE 25' ROW RADIUS ON F -PLAT -- The applicant shall dedicate right -of -way at the southwest corner of SW 117th Avenue and SW Gaarde Street to provide a 25 -foot right -of -way radius. This dedication can be made on the final plat. 7) CENTERLINE ALIGNMENT REQUIREMENTS -- Prior to approval of the construction drawings, the applicant shall coordinate with the developer of the Hawk Meadowssubdivision with regard to the centerline alignment of SW Sable Lane at the eastern boundary of this site. It apprears that the centerline of the roadway will need to be shifted 10 feet to the south so that the centerline is offset ten (10) feet from the north boundary of the Hawk Meadows Subdivision site (Tax Lots 3700, 3800, 3900 and 4300; 2S110BA). Page No. 2 NDITIONS /CORRECTIONS FOR CASE NO.: SUB96 -000 CES ANTHONY WELLER 14235 SW 115TH AVE 03/30/99 8) STREET IMPRVMNT REQRMNTS INCLUDE: -- The applicant shall construct a 3/4- street improvement along the frontage os SW 117th Avenue. The street, when fully improved, will have a pavement width of 28 feet. The improvements adjacent to this site shall include:;;A. City standard pavement section from curb to centerline equal to 14 feet, plus an additional ten (10) feet of pavement on the west side of centerline to ensure safe, two -way traffic will be accommodated;;B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage;;C. curb;;D. storm drainage, including any off -site storm drainage • necessary to convey subsurface runoff;;E. Five (5) -foot concrete sidewalk on the east side;;F. street striping, if necessary;;G. streetlights, as determined by the City Engineer;;H. underground utilities (NOTE: the applicant may be eligible to pay a fee in -lieu of undergrounding existing overhead utilities);;I. street signs;;J. driveway apron (if applicable); and;K. adjustments in vertical and /or horizontal alingment to construct SW 117th Avenue in a safe manner, as approved by the Engineering Department.; 9) LOCAL ST STANDARD REQMNTS INCLUDE -- 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 subdivision. Improvements shall be designed and constructed to local street standards. 10) PUBLIC STREET ROW PAVEMENT WIDTHS -- The internal public streets are approved to have 42 -foot right -of -way and 28 -foot pavement widths. 11) REQD PROFILE OF XSTNG /PRPSD GRADE -- A profile of SW 117th Avenue shall be required, extending 300 feet south of the subject site showing the existing grade and proposed future grade. 12) LID NON- REMONSTRATE AGRMNT REQ'D -- An agreement shall be executed by the applicant, on forms provided by the City, which waives the property owner's right to oppose or remonstrate against a future Local Improvement District formed to improve SW Gaarde Street. 13) NO- ACCESS RESERVE STRIP ON F -PLAT -- Lots 1 through 5 and Tax Lot 300 shall not be permitted to access directly onto SW Gaarde Street. The final plat shall contain a non - access reserve strip on the SW Gaarde Street frontage of these lots. The applicant shall close -off the existing driveway for the house on Tax Lot 300 (WCTM 2S110BA) and provide a new access to this lot from SW 117th Avenue or SW Sable Lane. 14) JOINT PRIVATE ST MAINTNCE REQ'RD: -- The applicant shall cause a statement to be placed on the final plat to indicate that the proposed private street (SW Chestnut Lane, Tract D) will be jointly owned and maintained by the private property owners who abut and take access from it. 15) APPRV /RECORD PRIVATE ST CC &R'S -- 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 street. 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 street. The applicant shall submit a copy of the CC &R's to the Engineering Department prior to approval of the final plat. 16) APPR H2O LINES ON P -IMP CONS DRWS -- 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. Fire hydrant locations shall be approved by the Water Department. 17) REQD STREET IMPROVEMENTS INCLUDE: -- The applicant shall replace the 6 -inch public water line in SW 117th Avenue, along the site frontage, as a part of the required street improvements. Page No. 3 DITIONS /CORRECTIONS FOR CASE NO.: SUB96 -00 CES ANTHONY WELLER 14235 SW 115TH AVE 03/30/99 18) S /SEWER & STORM DRG ON P -IMP PLAN -- Sanitary sewer and storm drainage details shall be provided as part of the public improvement plans. Calculations and a topographic map of the storm drainage basin and sanitary sewer service area shall be provided as a supplement to the public improvement plans. Calculations shall be based on full development of the serviceable area. The location and capacity of existing, proposed, and future lines shall be addressed. 19) PRVD S /SEWER TO ADJCNT UNDEV PROP -- The applicant shall provide sanitary sewer service to the adjacent undeveloped properties. The public sewer line in SW Sable Lane shall be extended to SW 117th Avenue in such a manner that it can be further extended south in SW 117th Avenue in the future. The line shall be extended to the edge of any street improvement that is constructed in SW 117th Avenue. 20) OFF -SITE UTILITY EASEMENTS APPRVL -- Prior to construction approval, the applicant shall obtain an off -site public sanitary sewer easement from the parcel(s) to the east for extension of the existing public sanitary sewer line. The easement shall be reviewed and approved by the City prior to recording. 21) XSTNG STORM FACILITY IMPACT REPRT -- Prior to construction approval, the applicant's design engineer shall submit documentation, for review by the City•Engineering Department, of the downstream capacity of any existing storm facility impacted by the proposed development. The . design engineer must perform an analysis of the drainage system downstream of the development to a point in the drainage system where the proposed development site constitutes ten (10) percent or less of the total tributary drainage volume, but in no event less than 1/4 mile. 22) FIX P -STORM SYSTEM CAPACITY /BUILD -- If the capacity of any downstream public storm conveyance system or culvert is surpassed during the 25 -year design storm event due to the development, the developer shall correct the capacity problem or construct an on -site detention facility. 23) CONS ON -SITE RUNOFF DETNT'N FCLTY -- If the projected increase in surface water runoff that will leave a proposed development will cause or contribute to damage from flooding to existing buildings or dwellings, the downstream stormwater system shall be enlarged to relieve the identified flooding condition prior to development of the developer must construct an on -site detention facility. 24) PRVD ADJCNT PRCL W /STORM SWR SRVC -- The applicant shall provide storm sewer service to adjacent unserved /undeveloped parcels. 25) INCL H2O QUAL FCLTY ON P -IMP PLAN -- Final design plans and calculations for the proposed public water quality facility shall be submitted to the Engineering Department 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 facilities shall be maintained by the developer for a three (3) -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. 26) PRVD H2O QUAL FAC ACCSS RD TO COT -- The applicant shall provide a maintenance access road to the water quality facility and any drainage structures within the facility to accomodate city maintenance vehicles. The access roadway shall be paved or improved with another all- weather surface approved by the city engineer. The improved width shall be at least 15 feet wide. The road shall be separate from the driveway seving the home on TL 100 unless the city engineer concludes the driveway to TL 100 .provides adequate access to the water quality facility and the owner of TL 100 authorizes the city to use it for that purpose. Page No. ' 4 ,ITIONS /CORRECTIONS FOR CASE NO.: SUB96 -00,. CES ANTHONY WELLER 14235 SW 115TH AVE 03/30/99 27) PRVD EROSION CTRL W/P - IMP DRAWNGS -- 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." 28) FINAL GRADING PLAN REQUIREMENTS: -- 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). 29) PRVD GEOTECH REPORT /G -SLOPE CONS -- 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. 30) OBTAIN COT 1200 -C GENERAL PERMIT -- The applicant shall obtain 1200 -C General Permit issued by the ' City of Tigard pursuant to ORS 468.740 and the Federal Clean Water Act. 31) UNDERGRND EXISTNG UTIL OR PAY FEE -- The applicant shall either place the existing overhead utility lines along SW Gaarde Street 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, . it shall be paid prior to approval of the final plat. 32) H2O QUAL FAC ACCESS ON F -PLAT -- The final plat shall indicate how access is to be provided to Tax Lot 100 and the water quality facility. 33) UTILITIES PER COT RECOMMENDATIONS -- Utility plans shall be revised in accordance with the recommended changes detailed in the City Department section of this report. STAFF CONTACT: Mike Miller, Water Department. 34) TVF &R PLAN APPROVAL -- The Tualatin Valley Fire District reviewed this proposal and stated that the plan was not approved and that plans shall be submitted to the Fire Marshall's Office for review and approval. The plan shall be revised to address the comments listed under agency , comments within this report. CONTACT: Gene Birchill, Tualatin Valley Fire District. 35) EXISTING HOMES CONNECT TO S /SEWER -- Any existing homes that are to be kept shall be connected to sanitary sewer service. STAFF CONTACT: David Scott, Building Division. 36) F -PLAT SUBMISSION REQUIREMENTS: -- The applicant shall pay a $295 Final Plat review check fee prior to submitting the final plat to the City for review. STAFF CONTACT: Mark Roberts, Planning Division. 37) PRVD ST TREE PLANTING PLAN /BOND -- A bond or other method of assurance shall be provided prior to approval of the subdivision plat in order to insure planting of required street trees. Prior to relase of a bond the street trees shall be planted. STAFF CONTACT: Mark Roberts, Planning Division. Clii PROVIDE TREE MITIGATION PLAN -- The applicant shall mitigate for the loss of the existing 197 caliper inches of trees so that no net loss occurs. STAFF CONTACT: Mark Roberts, Planning Division. The mitigation plan accounted for mitigation lac ;jc,hQ because one additional tree was removed Another 16" Grand fir will likely also need to be removed on Lot 12. The bond posted for this purpose addresses 251 inches of mitigation. An additional 16 inches will need to be added to the mitigation plan. `1 l< / \ (\S)C\ _\ 1\ M 6' ).N\V / \*/ '' N ' - r /1- Page No. 5 DITIONS /CORRECTIONS FOR CASE NO.: SUB96 -000; CES ANTHONY WELLER 14235 SW 115TH AVE 03/30/99 • 39) SETBACK REQUIREMENTS: -- The existing detached garage shall be removed or relocated to comply with the five (5) -foot side and rear yard setback standard. Development Code standards allow a detached accessory structure to be developed at up to 15 feet in height and 528 square feet in size. If the existing detached garage does not comply with these standards, the structure would also be required to be modified to comply if it is relocated to another portion of the property. STAFF CONTACT: Mark Robers, Planning Division. 40) RCRD TREE PRESRVTN DEED RESTRCTN -- The applicant shall also record a deed restriction for those trees that are to be preserved. The deed restriction may be removed or may be considered invalid if a tree preseerved in accordance with this section should either die or be removed as a hazardous tree. STAFF CONTACT: Mark Roberts, Planning Division. 41) TREE PROTECTION FOR PRESERVATION -- The applicant shall also construct the recommended tree protection measures for trees that are recommended for preservation. The consulting arborist shall provide a written report that these measures have been installed. STAFF CONTACT: Mark Roberts, Planning Division. 42) USA REQUIREMENTS: -- A wetlands' determination, and if necessary, delineation shall be provided for the property in order to address Unified Sewerage Agency (USA) concerns over the perennial stream through the site. This study shall be prepared by a wetland's biologist. STAFF CONTACT: Mark Roberts, Planning Division. 43) NO B- PERMIT W/O RCRD MYLAR /F -PLAT -- Prior to issuance of building permits, the applicant shall provide the Engineering Department with one (1) recorded mylar copy of the subdivision plat. 44) NO BLDG PRMT BEFORE P -IMP APPROVL -- 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 (1) 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. • CONSULTING ENGINEERING SERVAS, INC. �1A4TR 3 URAG� @GI�� 11L \R� , i 15256 NW Greenbrier Parkway Beaverton, OR 97006 (503) 690 -6600 DATE /^ 1 1 + J g JOB NO. /� 2 ATTENTION (/` ✓h butt- (.. :4 r-- i / RECEIVED PLANNING DEC 0 7 1998 CITY OF TIGARD WE ARE SENDING YOU ❑ Attached ❑ Under separate cover via the following items: > ❑ Shop drawings ❑ Prints ❑ Plans ❑ Samples ❑ Specifications ❑ Copy of letter ❑ Change order ❑ COPIES DATE NO. DESCRIPTION �,,y t ,, n /� ` ,, ,(//► / �Y zir yr (i, 4f24 { f� y �/t.QJZ / ' , // X //�1 l lire / THESE ARE TRANSMITTED as checked below: ❑ For approval ❑ Approved as submitted ❑ Resubmit copies for approval ❑ For your use ❑ Approved as noted ❑ Submit copies for distribution ❑ As requested ❑ Returned for corrections ❑ Return corrected prints > Ior review and comment ❑ ❑ FOR BIDS DUE ❑ PRINTS RETURNED AFTER LOAN TO US REMARKS �n ^ / / tvL k d �,- h-a- �i 1, �t a h 1 .4_ _f - u i„„ /4,1-, ' C � ig , w Loa S-e. _ I.._ A 0 i J L_ , /Y 1 A .� CI L. AR,-,--e- / .....4( p / l `n S . COPY TO _ �� SIGNED: If enclosures are not as noted, kindly notify us at once. • hit i L‘, 0 Wfv6,e 04:4 0.11 44 \Afe ttae- (0 d 0 ■.) e-v-- ectOpe''" 4c14425. `c4lieelicvl plo 444ciy litrd It° VeWa he, vevLoa akicefe L.0 6P 6" hi L4-12. , W taLAJk. _ _ _ 12/08/98 12:04 $503 684 7297 CITY OF TIGARD 2001 • • . * ** ACTIVITY REPORT * ** * * * * * * * * * * * * * * * * * * * * * * * * * ** TRANSMISSION OK TX /RX NO. 0398 CONNECTION TEL 6902595 CONNECTION ID . START TIME 12/08 12:03 • USAGE TIME 00'45 PAGES 1 RESULT OK CONSULTING ENGINEERING SERVICES, INC. (�[[�( Q[ l�R A������� S,.5 15256 NW Greenbrier Parkway Be OR 97006 (503) 6904600 JOB NO. I • DATE /2 - -..— ••. - --.- ATTENTION Post -ft• Fax Note 7671 D8t /2 Pa RE T om ! ' teem IJi+PiIlf /d From - 0 . , ^ A i w. , _ ~ / G coioept. CO. G o •f £WED PLANNING Phone # Q O O Phone # 6 L7_ 1I 6 OQ 2.5fQ� b� V Fug L 2.59 , g . Fax# .��r - 7247' - r - = WY OF TIGARD the following items: WE ARE SENDING YOU ❑Attached 0 Under separate cover via i ❑Specifications ❑ Prints 0 Plans ❑ Samples p Shop drawings ❑ Copy of letter ❑ Change order ❑ ,.,—...—r DESCRIPTION COPIES DATE NO. MI 7, / _ _ I l v2 _ r d QSLr -t- 1 �t Q a I� �� iKi - g f-o r - ue et, i ohn 6 ',7' 6 0 1 S P•^ THESE ARE TRANSMITTED as checked below: (j lel L(]�1 - gri — F --- ❑ For approval ❑ Approved as submitted r, O r i m) Y� qait G t- ❑ For your use ❑ Approved as noted pro td 1 li `/ KQi V 1- ❑ As requested ❑Returned for corrections tren/42Gt , I } s V JZ Wed. F3�or review and comment 0 41' . • TREE MITIGATION PERFORMANCE BOND BOND NO: 518251 S KNOW ALL MEN BY THESE PRESENTS: That we, RENAISSANCE DEVELOPMENT CORP. , as Principal , and DEVELOPERS INSURANCE COMPANY , a CALIFORNIA CORP. organized and doing business under and by virtue of laws of the State of Oregon 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 13125 SW HALL BLVD. TIGARD, OR 97223 as Obligee in the sum of EIGHTEEN THOUSAND EIGHT HUNDRED TWENTY FIVE 00/100 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 Final Plat Recordation for. EVERGREEN SPRINGS SUBDIVISION entered into an agreement or agreements with said Obligee to complete the improvements specified in said agreement or agreements. NOW THEREFORE, the condition of the obligation is such, that if the above Principal shall well and truly perform said agreement or :agreements during the original term thereof or for 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 THEREOF, the seal and signature of said Principal is hereto affixed and the corporate seal and the name of said Surety is hereto affixed and attested by its duly authorized Attomey -at -fact at PORTLAND, OREGON , this . 8TH day of DECEMBER , 199 8 PRINCIPAL SURETY RENAISSANCE D OPME CORP. DEVELOPERS I. RANCE Ctjir BY. ,...As "L CIf A OHR, ATTORNEY -IN -FACT i;curpIn marfcdtremit.doc MAY -09 -97 FRI 13:34 McKe er /Morris /EPslein FAX NO, 5O38 7365 P. 01 LARRY EPSTEIN, PC ATTORNEYS AT LAW 722 SW Scwild Avenue, Slice 400 Portland, Oregon 97204 (503) 223 -4855 • FAX (503) 228.7365 FAX TRANSMITTAL COVER SHEET DATE: May 9, 1997 TO: cPatty_Lunsford, City of Tigard Planning Dept.; 684 -7297 REGARDING: Evergreen Springs and Hawk Meadows PAGES: 3 (including cover) MESSAGE: I attach revised pages for the Evergreen Springs and Hawk Meadows decisions. The originals are being sent by US Mail. Sony for the inconvenience. R Z _ I e Vev v�� 0 7 yiw 0 tee,t„ v ee, ' 1 a Ca1� Ct.eS f geo D _ o - -- Telephone (503) 223 -4855 if the is a problem with transmission - -- This communication contains attorney - privileged and confidential information intended only for the use of the recipient identified above. If the person receiving this message is not the identified recipient or an agent of the identified recipient, please notify me by telephone immediately and return the original message to me by mail at the address in the letterhead above. Dissemination, distribution or copying of this communication is strictly prohibited except by the identified recipient or by his or her agent. Thank you. MAY -09 -97 FRI 13:35 McKe er /Morris /Epstein FAX NO, 50328 7365 P. 02 .,. 2. Eileen Ohermiller testified on behalf of Consulting Engineering Services (CES) and the applicant. She accepted the conditions of approval recommended by city staff generally, with the following specific exceptions: • a. She requested that condition of approval 4 be modified or administered to allow the applicant to use a reverse curve to match the centerline segments of SW Sable Lane on this site and the Evergreen Springs subdivision site rather than requiring all of the lots in Hawk Meadow to shift. b. She introduced a letter from Rita Mroczek who determined the site does not contain a wetland or waterbody. Therefore she requested that condition of approval 24 be deleted. c. Shc raised concerns about condition of approval 26, which requires relocating the Jaki Lane tum- around to save the large tree there or show it is damaged or diseased. She speculated that the tree may have to be removed, because there is no way to place the turn- around outside of the crown of the tree without reducing the size of resulting lots too much. She requested that the condition of approval allow that. d. She objected to condition of approval 27, which requires the pathway in the private drive and across lot X to connect to the pathway from Evergreen Springs, due to concerns about visibility and user safety. 3. Several witnesses testified against condition of approval 27, arguing the pathway would be unsafe, including Carl Jensen of CES, Alan Deharpport, Becky Anderson, Linda Quandt and Mr. Lynn Hatch (one of the owners of the site). B. The applicant submitted a report from an arborist before the record closed on April 21, 1997. III. DISCUS .SION A. City staff recommended approval of the application based on findings and conclusions and subject to conditions of approval recommended in the Staff Report as modified by Mr. Roberts' testimony at the hearing in this matter. The hearings officer agrees generally with those findings, conclusions and conditions, and adopts the affirmative findings in the Staff Report as support for this Final Order except as expressly provided to the contrary in this Final Order. B. As in the companion case decided this day (SUB 96 -0009 (Evergreen Springs)), a significant disputed issuc in this case is whether to extend a pedestrian/bikeway from SW 114th over Jaki Lane and across lot 8 to the pathway segment recommended in the Staff Report for the Evergreen Springs subdivision. The hearings officer's analysis is similar in both cases. 1. The block length of Sable Lane will be more than 600 feet, because it will not intersect another through street between SW 117th and SW 114th Avenues. Therefore CDC 18.164.040(B)(2) requires a pedestrian/bikeway. 2. But existing development can preclude extension of a pedestrian pathway. For that reason, staff did not recommend requiring a pathway to extend north or south of the site. Staff did not apply that principle to the site and land to the west, although they did not discuss the issue much in the Staff Report or at the hearing. Hearings Officer Final Order SUB 97.0001 (Hawk Meadows) Puge 2 MAY -09 -97 FRI 13:36 McKeer /Morr /Epstein FAX NO. 50348 7365 P,03 block length) as provided in this Final Order, provided the application is subject to conditions of approval that ensure the final subdivision plat and subsequent development will comply with applicable CDC standards and criteria. Therefore thc application should be approved subject to such conditions. V. DECISION Based on thc findings and conclusions provided or itferenced in this Final Order, the hearings officer hereby approves SUB96 -09 (Evergreen Springs) subject to the conditions of approval in the Staff Report with the following changes: A. Condition of approval 4 is hereby amended to read as follows: 4. Additional right of way shall be dedicated to the public along the frontage of SW Gaarde Street to increase the right of way to 37 feet from the centerline except as otherwise provided herein. This dedication shall be made on the final plat. The dedication shall reflect the existing jog in the centerline. The city engineer may reduce the required dedication to the minimum extent reasonably necessary to preserve the house on TL 300. If the city engineer reduces the required dedication, he or she may impose conditions to protect the house and its occupants from adverse impacts of traffic. B. Condition of approval 13 is hereby amended to read as follows: 13. Lots 1 through 5 and Tax Lot 300 shall not be permitted to access directly onto SW Gaarde Street. The final plat shall contain a non- access reserve strip on the SW Gaarde Street frontage of these lots. The applicant shall close -off the existing driveway for the house on Tax Lot 300 (WCTM 2S 1 I.OBA) and provide a new access to this lot from SW 117th Avenue or SW Sable Lane. C. Condition of approval 26 is hereby amended to read as follows: 26. The applicant shall provide a maintenance access road to the water quality facility and any drainage structures within the facility to accommodate city maintenance vehicles. The access roadway shall be paved or improved with another all- weather surface approved by the city engineer_ The improved width shall be at least 15 feet wide. The road shall be separate from the driveway serving the horse on TL 100 unless the city engineer concludes • the driveway to TL 100 provides adequate access to the water quality facility and the owner of TL 100 authorizes the city to use it for that purpose. D. Condition of approval 32 is hereby amended to read as follows: 32. The final plat shall indicate how access is to be provided to Tax Lot 100 and the water quality facility. E. Condition of approval 42 is hereby deleted. rA is 6th d of May, 1' • 7 .try Ep City of 11 - 'figs Officer Hearings Officer Final Order SUB96 -0009 (Evergreen Springs) Page 5 • • March 13, 1997 C ITY OF TIGARD Linda Quandt 14165 SW 115th Avenue OREGON • Tigard, OR 97224 Re: Evergreen Springs (SUB 96 -0009) and Hawk Meadows (SUB 9T-0001) Subdivisions Dear Ms. Quandt: This letter is in response to your letter dated February 28, concerning the Evergreen Springs and Hawk Meadows Subdivisions. Upon receipt of your letter I referred many of your questions that concerned utilities and the existing access easement to Mr. Brian Rager the City's Development Review Engineer. If he has not already responded, he • will be preparing a response separately to those issues. In your letter you requested a copy of the arborist report for the site in order to review the possible preservation of the Oak tree near your property (see enclosure). The . arborist and consulting engineer do not recommend preservation of the tree due to necessary grading and disruption of existing drainage patterns in the area. The City has looked into requiring the drainage easement to be relocated and to continue to direct some of the existing storm drainage flows through this area in order to preserve the tree. Unfortunately, due to the topography of the site, the utility easement must be located where it has been proposed. Also, ongoing maintenance and enforcement issues with keeping a new drainage ditch maintained and undisturbed lead us to concur with the arborist and consulting engineers' recommendations. For these reasons, it does not appear possible to preserve the tree and develop required public utilities to serve the development. Please feel free to contact me concerning this information at (503) 639 -4171. Sincerely, .?///tui,4 Mark Roberts Associate Planner, AICP is curplNmark_r /evertree.doc c: Eileen Obermiller 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639 -4171 TDD (503) 684 -2772 • • Gaarde Road Tree Inventory and Arborist Report prepared by: ET Environmental Consulting 141 N. State St. Lake Oswego, OR 97034 Wednesday, 29 January, 1997 MAR -12 -1997 12:09 • _ • P.02 Gaarde Road Arborist Report General Site Description as it affects Trees The site is an existing conifer nursery with two single family residences on it, neither of which will be disturbed The land slopes significantly in a `V- shape' from north to south with the lowest point somewhere near mid- property. Rather extensive grading will be required to create buildable lots. The only trees of significance are landscape specimens occuring near the single family residences. Nine of these have diameters greater than 12 inches and so will be inventoried here. All trees in the nursery itself are much younger, most less than 8 feet in height on average, and are being grown for landscape use. There is no native vegetation remaining anywhere on site; no wood lots and no understory. The site is surrounded by single family homes of mixed ages except on the north where it is bounded by Gaarde Road. The existing large trees are for the most part very well formed, healthy, maturing specimens and would add value to any lot they can be retained for. Only one has my removal recommendation for any reason other than construction - related. The over - mature, 46" cherry has begun to decline due to size and age. Two of the other trees are actually quite notable due to their size and species, the largest walnut and the American chestnut. Both are introduced species for this area, however, and in both cases a record size for the tree is over twice its current girth. Only the chestnut can be saved. Plant Types on Site The following tree types occur on site: Pseudotsuga menziesii, Douglas fir (one) - (may be mislabeled on some early plans); Picea pungens, Colorado Spruce (one); Prunus sp., Flowering Cherry (two); Juglans nigra, Black Walnut (two); Abies concolor, White fir (two); and Castanea dentata, American Chestnut (one). Specific Recommendations for Trees The site requires extensive grading in order to create `buildable' Sat lots. As a result only the chestnut and the 46" cherry can be preserved. I am recommending the cherry be taken out so it does not become a hazard to properties constructed later. It is overly mature and beginning to decline. It will be a hazard as soon as a building has been constricted close enough to be a target. The American chestnut is growing on the top of a driveway embankment which causes it to be perched nearly four feet above the driveway grade on that one side. The driveway itself will be preserved in some form as a right -of -way, but as of this writing final elevations in its area are unknown. Care must be taken to preserve the chestnut's roots while grading and constructing in its area. If in fact more than 3" of cut or fill will take place anywhere inside the predetermined construction protection zone of the chestnut (which would normally extend to the drip line on all sides), the following precautions should be observed: • • 1) The arborist should be called. 2) The affected area beneath the canopy of the tree should be estimated as a percentage of the total area beneath the canopy. 3) If the affected area will exceed 40% of the total, consideration should be given to removing the tree. 4) If 25 to 40% will be affected, an engineered fill should be used which will satisfy the needs of construction and allow full aeration and water penetration to the existing tree roots. Such a fill should encompass a system of interconnected, perforated pipe and stand pipes whose purpose would be drainage and aeration for the existing root system. A design for the particular requirements of the site can be prepared if required. 5) If less than 25% of the tree's root system will be disturbed, no exceptional action is required (beyond what the arborist would consider prudent based on time of year and actual site conditions extant). The walnuts will both see grade changes in their area by as much as eight feet. The larger northern one is located over the path of an eight foot wide utility trench as well. I am advising that each be removed as opposed to trying to preserve them by building tree pits or rock walls as the case would require. Water movement patterns are going to be drastically changed throughout the subdivision and these large, established trees will not be able to adjust to them. It is unlikely that a large enough percentage of their root systems can be left undisturbed in any case. The remaining five trees are all located within the right -of -way of future roads, driveways or house footprints and therefore cannot be saved. Each location will see extensive grading changes as well. _ Mitigation recommendations The applicant will be removing seven (7) out of nine (9) trees 12" dbh or larger solely for construction purposes. That is 79% of the total and requires mitigation per Tigard Municipal Code Section 18.150.025.B and Section 18.150.070.D. Since less than 25% of existing trees of this size are being saved, mitigation per this code requires `no net loss of trees'. The number of replacement trees is calculated by dividing the total caliper inches of trees to be removed (197 ") by the replacement caliper size. If 2" trees are used this would result in: 197" / 2" = 99, 2" caliper trees. The applicant would be required to plant 99, 2" dbh Douglas fir (for example) on site or elsewhere during or after construction. Planting is best done in the late fall so trees have the wet winter months to help establish their root systems. Supplemental water should be provided on a weekly basis during the first ensuing dry season either by water truck or a simple drip irrigation sprinkler line fed from a hose bibb. Tree Protection Plan: These procedures would apply to the American chestnut: 1. Before any construction activity takes place at the site, all construction personnel should study these tree preservation rules and sign off on them. 2 • • Barrier Fencing: • 2. Under direction of the arborist, barrier fencing should be placed around each tree to be protected before construction activity begins at the site. Fencing should extend to the edge of expected construction in every direction around the tree or to the tree's dripline, whichever is furthest from the trunk and be firmly anchored in place. 3. No activities of any kind should be allowed within established tree fences. A "keep • out" sign should mark the area inside each fenced tree. 4. The arborist should be called whenever a fence position must be altered. The construction superintendent should question any fence movement in the first place. Material Storage: 5. Storage of materials of any kind beneath trees or within established tree protection zones should be strictly prohibited. Every process of this sort contributes to compaction and eventual decline of the tree. Mulch: 6. All bare ground within the fencing should be mulched to a 6" depth with coarse wood chips. The chips should not be spread closer than one foot away from the trunk, in order to prevent rodent damage to the tree's bark. Mulch helps to hold moisture and prevent soil compaction. Wood chips from the tree removal process are ideal. 7. During sunny weather where temperatures are above 60 degrees no tree should be left without mulch covering its root system. Whether or not weeds and brush have been grubbed away mulch is vital to prevent deadly moisture stress in such weather. 8. Mulched trees should be watered a minimum of weekly during warm summer months when average daily temperatures are above 60 degrees. Pruning: 9. All pruning should be done under the direct supervision of the arborist. 10. Roots larger than 2 -1/2" diameter should be cut only under the direction of the arborist. Under no circumstances should such roots be buried without inspection by the arborist 11. If construction traffic will pass beneath any of the protected trees, their lowest limbs should be pruned, where necessary, under the direction of the arborist. By doing so early in the project the risk of inadvertently ripping off a limb later is much reduced. 12. All trenching in the vicinity of protected trees must be done under the direct supervision of the arborist. In particular, trenching inside the drip line of a tree should be done only in the presence of the arborist. General Recommendations for Construction Site Procedures with regard to Trees 1. Tree Protection Zones should remain off limits to construction equipment, personnel and materials. Observe the "Keep Out" signs. 3 • • • 2. Preplan how construction site spaces will be used: (The following specifications should be placed in the engineering drawings): a. Position on -site office trailers to locations away from trees. b. Always limit material storage to non -tree areas. c. Provide specific parking spaces for construction vehicles including subcontractors and laborers away from tree protection areas. d. Keep toilet, lunch and break sites away from tree protection areas. e. Provide for a cement washout pit away from tree protection areas. 3. Where trucks and construction equipment must pass close to trees designate a specific corridor they can use and limit them to it to prevent unwanted site compaction. . 4. Designate a turnaround point for trucks away from trees. 5. Assign utility trenches to nontree areas. a) Where they must pass through trees specify they should be made serpentine to give trees as wide a berth as possible (never less than 10 feet). b) Where they cannot avoid roots any other way specify that utilities should tunnel beneath tree roots. The majority of root systems will be located in the top 30" of soil or less making this option entirely feasible. Conclusion The recommendations given in this report are not a guarantee that any particular tree will survive or remain healthy during or after the construction process. Unfortunately, no way exists to accurately predict the future success or failure of specific trees. Removal recommendations were based on appearance, site considerations and accepted guidelines. No instruments were used to help gauge a tree's health. Trees to be saved in some cases meet only the minimal requirements for such consideration and must still endure the rigors of site construction and their habitat's extreme alteration. 4 • • II RECEIVED PLANNING APR 21 1997 14165 SW 115th Avenue Tigard, Oregon 97224 CITYOFTIGARD April 21, 1997 Mr. Larry Epstein, Hearings Officer c/o City of Tigard Planning Director 13125 SW Hall Blvd. Tigard, Oregon 97223 REF: Evergreen Springs Subdivision, SUB 96 -0009 Hawk Meadows Subdivision, SUB 97 -0001 Dear Mr. Epstein: I am writing to protest the proposed pedestrian pathway adjoining the Evergreen Springs Subdivision and the Hawk Meadows Subdivision. The proposed pathway would interfere with the recorded twenty foot wide easement which extends from S.W. Gaarde Street to my home (Tax Lot 100). The pathway is not allowed pursuant to this easement and would detract from the value and security of my home. I do not believe the city has the authority to force the developers of Evergreen Springs Subdivision or the developers of Hawk Meadows Subdivision to construct a public right of way on this easement. • In addition to encroaching on my property, I believe this pathway would not be a safe place for children in daylight hours or night, and it certainly would create a safety hazard for surrounding residents at night. Law enforcement officers would not be able to adequately patrol the pathway except by bicycle or footpatrol. The pedestrian pathway does not make sense from the standpoint that it would seem to overlap my easement the entire distance from Sable Lane southward and I don't believe the city has the authority to impose this requirement. Sincerely, 4 :eliti k etn,t6t _ Linda Quandt EveifTe.,,,arpvitIS cu44 Haul< WifecloWS wi fc4Lm 7 rtigtv . 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I 1 I � I :: 21 1 CO 5 )4, 1 � 1 1 1 1II I 1 71 :° (n . ( ; .__..,�_� I � 1 - - - _--� . J O 5 f11 ^_ ^ i 78 ' 51 t�• ALE 70' .1 �1-b �. v .,•- ..� ...... +w• •,.�nt. x.- ..n f +.0, as - O1 1rl►ov.rtL!' M .A /IIM CMS nesI ore sekaiiMmaw t1+' ^" ■ o O 0 uliiir--(100110""--- - - - 40 - I 4 - - - - - - en en ..SW 114TH AVE o R o rh Z 1 - DEPT. .4 CITY OF TIGARD PLANNING DEP . .. Sit. • "t'Z+,�r ? `• \ ��, ►. *'= �'dir•,:•.. r n 'r .'.S -, , `,�t� It' ,0 • . k is ok'ri^ r; /''-t; ir.{` LJ' j �j .::ti .+ i ` _t C• ' . �t` C•��r `iih .atAt•'i J:g ... ?�i,::• ' ^: • p ?rn t•1 ,,.:.. � . l . fsc. l .. }j, v , •t b'1 '�'Si'r1' : ,.. ,�: -:,u 1 � '• �• �'i t l r' r{''``. 2; ;v'l+ : :. r 1 , i t 'S ... �ii�'t" J• { f;' Y � .' . 1 .ti . p , yt.: .S • r .1: +.ti Y. • ii, j c4. r t , • t t ��; ..c r v,• agrees to release the Fugere s property f rom this maintenance 4r it i l` � YY a - ,.c.� t rim , �� ;c . • �. Ii? WITNESS WHEREOF, the :ti''y t, ' %? ;.10- :'t v' • . • ? • �f +r r1 ' 1-::: parties have ex ecuted this : `'. tm . 4 • ,:, ' 7. -"••,•••• •,° • instrument the day and year first above written. :xi -o. � Y . -. �'1^ �~ gteel'/Y1L )i'.^l�it•r Sa .. a , /, r 7 _ : 2 ''� C r st ne Fa Fuge R _Of 1d E `, _ '1 ' �, s�.�.;�r O • _ _ '. ' : ;.�," • Susan J. prop naif:.c �r; • •. STATE OF OREGON ) C � „ �a.� 0-•••4•7:••;. • �,�` ,'1,11-14., , ) S . May � D , 1991 � ` ?, County of 4 t '��ft: •.41.501...L4/ • J..y 1:j •i • �J 1 •y .. ra v i � �� r �� . •' a �'� •n e iY Y -.arm^ Personally appeared the above named CHRISTINE F. r'UGERE �' "'j'' 'µ "A o : who acknowledged the foregoing instrument her e ' ' '�` ?•:. • „and instr voluntary n, deed. nt to be vo1 y act �.�;. : . ': „� 4�' ; .:' �{'r , ' 1 j• ` - _ - -. 'fit ° ga s � t ' 3 .1 n f'• , ; r .,u • •''':''..' ' " O. - f .Grr .. Y'.{r' Y t y' - ,Y 4 • • � '. ° ' No ary Pu c or 0 gon _ 1f ,;rst,�z titer. :;�"•w-3:-',..;;;13.;•;••-• t r,.. My Commie. ion Exp' es: g-26 .... r� ,I= • ° ; • i1 'rtrr SSi U - t). � , ......• 1 •' • . - % &�; S TATE OF µ . ^i • Cr t May 20 , 1991 •, .. ,...V.t,;.- y + Count\ of �� - . ;.0. 'a t Personally appeared the above name E. �R 3 " ' ;1, ' ` 'N d RONALD f QUIC. .;� P l • 1 L amm7..k Worcmaza irwho acknowledged Gore t ' r: •: . -�: " ,'. • ^'be. their M voluntary act and deed, 3 the going instrument to : , , _ ` ice.: . -1 , ' 'al'' • :,; c ~ } U �.r t'Y t•,r• ear • 't�.s :1 , C . , 1 i 1 r �•' / ,/�' // .e. ___ _ !4 ` • ' xt f tjr.`1't .. _ �.. • A Z _ : i , + ` / - ,_.,, -� te r=-_ k • 4 : ; y t f �+ • i i , ` s • • ., • , 1 . 1 1, ' Notary Pue C for e egcr, ; tht'� ri ti : .'o My ContmiDion rx / res: f' 6 '9G - tai! 'i r' u,..:: » h. • •l.• :. . . .7- • ::.' �- ' k �,t �, S i +"+fi ^ � `'r t Z ,I i- • ` . - '1 n - ' ,''� • Kenneth S. Ross '1'1 r', -; • Attorney Law a'; • ;.' :�' S 21 y a t i y ��� r •° 4 S . rrl . Clay St., t 2 0 5 ' . 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J3. ^ ` >!. r i i ' x��+ d .j .4 :t r s r: e', .�t •1 c C. •• asf'2" +.J :i • s .0 1 ./ •• , .�� .r.. '- 'r !'t`� di, y • ' • : ∎ • t- 0•. a' ��r ., Lr Y '��`4' / d.� ' n ''+l.%?�• ?. is . t, f,J �•r iS : % c•: 5 r'..'[' t ..., - +. t l' { t t�r•S. PS, t• r :I<1 S �,, �;{. ; t �t;4: t {� I r'11 .. •,' : r K . _ 1 A ' 4 . : , i . : r rt - j I T, , f tA. _ �:��:.t ..� {. r.�: �'��I� isYf+ST.?�i„ �•�. t ``,,.{ 7 � � „ `' � � t, 1 ry �15 � ' �� ?�g ) �� t it ? ' �ti +' k - � LT _ c�1 � :la= . .. ° .%fiT+:ra. -.. f.Tl'. 715 'w U... t% al' rt fL}. tti 1CU W 7, Y.' OY. ... ` i a+. w . , - ttv r... .R.�r • • •i'f + - �7 , or } i k i O t S,1t�' • • • »:$_:" ,: -. • • Vie . >n,,Ji n y :t 11. • .................... ._..:___._ • . • , , - 3:t r� } "h e, , , , M . i • d , (Propo - t; address 14155 SW Tigard, Oregon) _ F i" ;�� *+krD'��i� • • of beginning; thence South 89° • A tract in Section 10, Taanehi ii y :. 4 V'ikr Ifil p'2 South, Range 1 West of the Willamette Meridian, - � - 4 in the County of Washington and State of Oregon, described as follows; e Beginning at the one - quarter atone c:. the North line of Section 10, and o ~ �' � '' e + am` "`• 4r - $ �uP{. South 0 26' Nei' t feet; thence South 89 41' T:rest 20 feet to an iron and ce `� � tr ;- �. �?' • ,�,, L.,•." r ;• , ' •- true point. 41' Feet 100 feet; thence North 0 26' } n " "�:, 1� ¢E +tom Neat 80 feet; thence North 89 41' Boat 100 feet; thence South Q 26' West tl0 feet fv :,r/ ' a .i ;;:n l to the true point of beginning.. 1' • Y ti 1 !t• 4 t_ :..3)1;... ,, O';1.T.a. . TOGETHER WITH an easement for the use of a 20 foci lane along the East eide of the ` - 1Z • • l i • , � hereinabove described real property and continuing North to the intersection of the 7 l" • k�" r +.' , -' , fit : ='.i County Road —._ �. 411. _ 3 -• ;; ^` , � aL � '' _ L"7, � '?:' g • • F'ze �. ^ . ..1 ;t` EXHIBIT "B• • i .(Property pe rty ad dress .14235 SW 1 a : s =` • •� 15th, Tigard, Oregon) ' }' .,-,. ,, " -. A Tract of land •in Section 10 Township 2 South of Range 1 West of the Willamette J , f g•• y. Aeridian Washington County, Oregon, ' S ` t g on, described as follows: 3 7j::..;E ,,'rlrr� � .� • •• • - 4%. Beginning at the 1/4 corner on the Forth line of Section 10, Joan ship 2 South, Range s`1 ' ",' - � • i - -n , • 1 t_ Wes of the Willamette Meridian, and running thence West along said Section line s 1z i ' '4=4,114 346.5 .ft; thence South 0" 26' Nest 660 ft; thence Werth 89 o rl�ta ti ', a • • tt�- 41 r �` East along the ¢ ti t .. tt .t 41,4 ti • legal subdie line 346 ft to North and South Center line of said Section 0. :. _ '` ✓ �''33i ... a thence North along said c enter line of Section 660 ft to the point of beginning, 'iN -' • excepting therefrom tract conveyed to Marshall H. Brosuis et us by deed recorded � ^5 `'j _ , �'- ' ! �' IA ���� 8 -13 -46 in Book 263 Page 693 deed records. , r. 16k �r7 :, Fe,1::!40:: ...'tt,eftTi.:\ I t 3.1. • " I •.7 T•1TE OF OREGON FGRM O. 23 — ACKNCtVLEC Gt.tLNT , i ; ,r 1 t� , �'. ,r,v en. -x:mm �.•.a +um, CO.. town.•,. O. o. m. a %} • ��• �� Count}' Of..0 i F•.0 ri, { • ":_fir' S laek c �+ ra ,vappt,,,,, r'' • 1 BE IT REMEMBERED, 71,a ., t u`'; �N i y r'' , �^st before me, the : hfs eJ day f nny ..1., A $ u.'� e. 1..ur • •-^,�`,,•-. uaderei ed, a Notary Public j. 191 K ' ` .- •°•' 'c �' t�I3 +..�,�r�+ +: �, . :n and said County end Stntr, nerscnslly appeared the +vicFvn ��• ^ } ::L named f • roni.rt ` l r r +i an' s..+ r' • p fl' . 4 S kncrwr•.: itbt P ' � ` Q + ) , � e the identical individual.. described in and who executed the within instrument and 0 „ 14 n ' ` r e 'ra. "G4 L.do+iledo?g' to 'ate tug 'she • t. _ ... _.............. . ^...,... a freely and •-' ,�71 t P.� T : . `. y . ac 7,., . . c . . same 7• + t,. rs • �11>�t , i _ V IN•TEST11.1ONY WIIEREEOF, I hare hereunto _ ti ' ' '`` -'< t + t = o s et my fiend and affixed ~�ic• „.t: ,• },., e rr ' ` + : ' '� Y� Yr, . '. . . .•'. f• 7y Gff Co -1 t• } ' 't,.+-'•1; • is 5 e da• a - - . 2 %'' , d y last ab �• ' .�( >�,� „•�, � c written. , -,, � ( r{� ,�j,y, y r iii'” ,L Notary Public for o pOre l f x3 ' , m "+� ;ft ai j.: i� /= Y Comm, Commission ax fires �-- • �, ! e•. v,.;,4„,&,.., ; ,t`) `, ' STAT.: CF O 'EGON ' @{ x. [ j , , • • V .p ��L County of machine:on r oaii v t c .k ti� g • I. Jan R. H or s a. o' ""r` , , r_. 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Brdley pt..B4S9..21 921,0 hr 9a .QfR.lintMeer. and h• »inJbr called the __ I•�J 111 441<f1�- kUQge ..........._ ._.........._... >*' second writW For R.Ivs received and Me neld ntlon hereinafter .tat.0, the r afpr whence( Mt.by Is aekrtowfed fed the . ( 7ft' yearly Ass &Nt.d, ba/dn.d, .old and cenvey.d, end by then tM •sasttd put and ..said preemie dare parer, Der /ele6 sell and mn►.y unto y parr'• help, s cas..ors•V,.Inf ..i and amine all th. nt.t.. right and Int.,.at of the dee.u.d al the elrne d d.o•dres death. and ell the :Uhl. Nth and /Wises, that the af.t• of the d.a...d by ® ? operation d the ha or orhawln slay Aare thereon., acgUU.d le that entrain real property •1wat.d In the Cowley • CI ..•.$iph10 ,1_..._....._._... Prate of Organ, described as follows, to-wit: 1 o. Aeteronce Parcel. N 281108/1 00800 — •see Atf / I 4. • 0 : Tex Account NO. R0491211 ( I. Estate of Ralph L. !lowers and the Executor named herein make no warranties. either express or implied, as to the oo/ditlotn of the property or its 1 •gal title. • Bradley P. Nudge and Bitty C. Biggins agree to pay all beck taxes and tr•tufer 4 °• afees as additional cansidesatlon for the conveyance of the real 1 . . proporty. 4 I I to vas erxdape A. aa comma. off snot von A TO RAYS AND TO HOLD the arms one* the attend party, and record party'. heirs, auoegacn..ln- Int.rat and and a.sldna forever, i I The antra d actual q redder tfon Paid for ml. Irandet, 004 in Mime of dollars, to i ..�..Gg._._.._...•_.,.,,..,. „,_ 1 5 Homere4 the most oarld ralfon co.s.b al or lnchrdia other property at taro even a t++omlerd which br ' I oimr/d rst/an (lndk f. shleh),a. IN WITNzss WHtjlLOP the firer . i . calmer !b rueru to M fair hp mauled thh lnr /rVrrsM; h Ilnr parry /a • aorpaauen It has order d its bond oI directors. estifled la geoid any. a at1 r a ado* person duly aurhot/ted to do .o in . nos narrom tr aKiforMare flt pewtbrNa a .X safatarsew narvaaarytn i - L O igaotooh eae.o agt -�`_.. XX tit I P 7oJOS Otldd0 X Personal R•pr.nnte ttralp •threat ( 01 tea &tate af..MOJA..1rr•..111a !nee..._._... De..+.ed. MO Ib ^ t4 power MMw SP '.S.* m.11.a MsMy. A..M M *MI6 so on room • ' STATSNO�n P County of „..•.4 J4 Gfr ✓ ` • S b _ - ..•!. " a�: �L nt �e *WI Wen os _..__.gOcl k.i. ...1a•.- n_ 6 1 ., I This tt .m, (nt wa as are pa an .. • ..__ — ^— •— ...___. I I / •� OOsastatON taphti WO. O. nsD �y -s • Nam _- 1 Ny oon.Nrrat e exam .cta. • r _._Ley 11 i . Ilit t_g t.. I!. 104.1e...7.1f0=5...�.... Tj 1 89,3.9_ /.I/..,�isookolla,L_R_ SUPS OP OREGON, lhtSl 1, .AJCQQQIi __._. __ S e ' Y.ItC ... A29.ai... Ca.ettyd. _,, __ tmame•et.r.a i earthy that If. *Min Jrrtrra..rtf I AI.AQItlG3. ]�tY C. lidos, . was na Irad la mini on ties..�.4 :v. 41 Q1QJ.4_ll1Qh. N u. _,.f .lJ.>is[1ac • .. X712 _�_ -.. _.. e/oloeR...�IR,ad lsowdrdM kit ....a __ a, _ .. - woesgeese.!• oar+.. e/Sl lrs f .IFFAMf1jR� euss••rs es • / !lt/ OU• ' .�T��..A.II<.,�L'1'....:. 10.0.............m.. 000 j "„ Attlanda- grisial.._47214,.,,_„ R•.wddi►es0a a ace at to ±!•�+ta Alm. r r tp s.r s a &ran ail C WOOL iv !!sins an/ asst ei i . 16781. ,•• .107..?S.i.1I_ e.thurtie.•ytt...}h., _ i .Aaeslae>Q. ftigpp..7!l1R37� 4 � it ..•.. OM 1 _see s._ •-w- -- ---,!e -- _, VVI VV Vv l IMI 1 1 •L UIL.tl1111 HILL VIII 11V. 1. 1't/ 1'. 14 ` • ` 1 . � - 1 4 i ( 4 � ' N)LC IN141NG M 1141 1.4011 ..1St CORiICR or The. NORTnweS1 : • OuA1111* O i tlCt1OM 10 y 2 R1 W W. PA m we.t S SR °ill V/ 426, $ Fear, rI6 NC4 S 0' ,A G' W A0.0 Fear ?0 I NC ris1,4 i POINT' Of d6GINAIIMO OF mrE MAO' OSeSIN DESCRfeEO 7Kcu[d [oril/NCI♦wG S O ' 46 W /60.3P 'Err w r,r6 lb, LIT , l }i 0 OF A CuRVL Trrr, RICNr (WAyluG A RADIUS or &S:o ILA' 1 AMD A C'rNIR'A'C /1NGLE of q5 d5 1 34• ♦ "l rue alt ilu 1d6 ?to — " ASc OP OHIO Clan • 31.43 pm; 77i0vcC 5 35• ii` 35 "W aa.92 rem To rwi Fb1M' Of A CURE 710 plc 4Fr • • i (HAVING A RADIUS or /ao.o Fier ,IAID A CL7vrL'AL ANCCC _ ! 0 } or X4 3S') 7rllNC! AcouG ?VC ARC Or SAO cclRvc 7.7. ro Fser� 7NiWCt SO'.Z6' W 344.54 Fee r , m'c icc S' �9 iil'la ' ; S0.o rC , 7NCPfec. NO 34E6S tee 7v Tyr t01MT cat A CUCIL 7o • 774E RICNT 6eM v/YG A RAOlus OF t70.o fur .•' ,t AND A CIMRA( 4A)GLC 0p 34 ° ¢S / 3S 1 7710ICC ■ILOIVO ttlt AAT. Y y OF SAID CaRVC 103.13 Fehr 7NcrICr N 35° it' 35 E r `{ 9a.Qa Fair •o •rr1E POIAtr or A CURVE 7n roc LePT (NAV144 A RADIUM Or' IS.O FL'iE7 /41/0 A CENN? 4L a /fUet4 or 34. P 3S ") 7NEIVCE ALONG tyre Mc or SA'O ett a V4 9./0 FEen 7NE UCE 4 N 0' 46'E 160.0 rear, Tr•I e.lver: N 8y`41'e so.0 fair rc »IE PotAir OF BcerNN/4t6 L..010•rMWfNcr .16A4Re rOtr. or le LS, • S , 6 .i 1 ), • .4 1 u . '4. 3 • • • RITA MROCZEK, PWS 3980 SW 170 AVE. ALOHA, OR 97007 (503) 642 -3739 Fax 642 -4158 April 11, 1997 Tony Weller Consulting Engineering Services, Inc. 15256 NW Greenbrier Pkwy. Beaverton, OR 97006 Dear Mr. Weller: At your request, I examined the property on SW Gaarde Street in Tigard known as Evergreen Spring Subdivision which is proposed for development (Tax Lots 200 and 300). A small dug ditch less than a foot wide crosses the property from west to east on a 10% slope. The ditch exits the site through a culvert under 115th Avenue. The source of water in the ditch appears to be a spring and a very leaky septic system. All the houses in this area of Gaarde Street are on septic systems. Some creeping buttercup (Ranunculus repens) was observed at the ditch's edge. The septic system seepage may be the prime source of water for this area and if they were repaired or shut off, very little water would remain to sustain this wetland plant. The watershed above the drainage is only 48 acres in size. United Sewerage Agency's manual - chapter 3.11: 1a.2 - states that 'sensitive areas are limited to rivers, streams and creeks carrying flows from 100 acres or more.' This "water body" does not meet the definition of a sensitive area because its watershed is less than 100 acres and there is no area on the site that meets the three parameter definition of a wetland. If you have any questions, please let me know. Sincerely, � I Rita Mroczek, PWS v -3 2 ..„,4 4 ,,,.. z- ,, ,„..) „., _. , b • CITY OF TIGARD o� _ _ _ , _ _ _ 13125 S.W. Hall Blvd. ` Tigard, Oregon 97223 R 311 .1 �X . _ „ „ .,...,.. _ , . ,.... . , 1 4 4/0 \ - \ 0 0,4 tA • '‘' \‘1 '\4 2S 1108A -00400 DAMIANO, MICHAEL 8 JANE 14100 SW 117TH I TIGARD,OR_ 97223 DAMI100 972242035 1296 03/27/97 FORWARD TIME EXP RTN TO SEND DAMIANO ST 13 PO BOX 230474 TIGARD OR 97261-0 RETURN TO SENDER - 3,2a4I 2..E11. 1-s1 1111,111 Iil,IIIJISIJIIIIII,I,il IIIISIJlessllIIII MAR -25 -1997 15:57 CES P.01 • �� CONSULTING ENGINEERING SERVICES, INC. 15256 N.W. GREENBRIER PARKWAY • BEAVERTON, OREGON 97006 • (503)690 -6600 • FAX(503)690 -2595 • FAX TRANSMITTAL DATE: 2 -4 1 TO: FAX NO: 6 - 7 2 L 1 FROM. RE: ode_ *n ° I I C�2 5 / eAcc".4.1 vv-66 We ore transmitting sheets including this cover sheet. If you have any problems receiving this transmittal please call at (503) 690 -6600 REMARKS: 'AAet■J: 1411x A.4. et- 4( MAR -25 -1997 15:57 CES P.02 ' • .� Corr 1903 -24 14:57 11765 P.02/O9 • * THANK YOU FOR USING FIRST AMERICAN TITLE * Washington County ************************************************* * * * * * * * * * * * * * * * * ** * ** * * ** * * * * ** * =aaaa =a.iiIIa- ==aa =Qa= * * OWNERSHIP INFORMATION * * = = . LI s m was =s arc= a= *, * Reference Parcel #:2S110BA 00100 * * Parcel Number :R0491186 TRSQ:02S- 01W-10 -NW NE * * Owner :QUANDT LINDA J * * CoOwner * * Site Address :14165 SW 115TH AVE TIGARD 97224 * * Mail Address :14165 SW 115TH AVE TIGARD OR 97224 * * Telephone :Owner Tenant * * aaa = ==3sassasa ====== = == =s= * * SALES AND LOAN INFORMATION * * assn=s =saas=aaz =a == = = =s = aa * * Transferred:05 /22/91 Loan Amount * * Document # :26355 Lender * * Sale Price :$69,500 Loan Type * * Deed Type Interest Rate: * * % Owned Vesting Type : * * =_ = = =s =sa.. =sass = == * * ASSESSMENT AND TAX INFORMATION * * aim== = =aaa- aaaa =a= * * Land :$42,210 Exempt Amount: * * Structure :$64,650 Exempt * mpt Type * Other is Improved :60 * * Total :$106,860 Levy Code :02374 * * 96- 97Taxes:$1,454.90 School Dist :TIGARD * * = =ss =saataaz== ass. =s • * PROPERTY DESCRIPTION * * -= s= =- = __sa =a a * * Map Grid:655 C5 Class Code:R14 * * Census :Tract 319.01 Block 1 * * NbrhdCd :PC46 MillRate :13.6149 * * Sub /Plat: * * Land Use:1012 RES,IMPROVED * * Legal :ACRES .18 * * * * * * PROPERTY CHARACTERISTICS * * =aaaaa====== sa =-a = = = = =aa * * Bedrooms :2 Lot Acres :.18 Year Built :1949 * * Bathrooms :1.00 Lot SqFt :7,840 EffYearBlt :1949 * * Heat Method:FORCED BsmFin SF : Floor Cover:CARPET * * Pool : BamUnfinSF:190 Foundation :CONCRETE FTG * * Appliances : Bldg SqFt :1,160 Roof Shape :GABLE * * Dishwasher : lstFlrSgFt :970 Roof Matl :COMP SHINGLE * * Hood Fan UpperFlSF : InteriorMat:DRYWALL * * Deck • Porch SqFt: Paving Matl: * * Garage Type:UNIMPROV Attic SqFt:250 Const Type:WD STUD \SHTG * * Garage SF :650 Deck SqFt : Ext Finish: * * * * *************************************** *** * * * * *** * *** * * ** * * * * *** * *** *fir** * ** The Information Provided Is Deemed Reliable, But Is Not Guaranteed. • • MAR -25 -1997 15:58 CES P.03 • --- ' -- • - • ' . + cla - c-. LM ats a'Ibb ►'.03/09 * THANK YOU FOR USING FIRST AMERICAN TITLE * %* Washington County ************************** r*********************** * * * * * * *** ** * * * * * * * * * * * * * * * * * * ** * = aaaa=aaaaa= * * OWNERSHIP INFORMATION * * aa=aaa =======a=a= =aaa • * Reference Parcel #:2S110BA 00200 * * Parcel Number :R0491195 TRSQ:02S- 01W -10 -NW NE * * Owner :HIGGINS -FUDGE KITTY CARLENA * * CoOwner :FUDGE BRADLEY PETER * * Site Address :14235 SW 115TH AVE TIGARD 97224 * * Mail Address :14235 SW 115TH AVE TIGARD OR 97224 * * Telephone :Owner Tenant * * a = =a a aa- aaa= = = =ma as :aa * * SALES AND LOAN INFORMATION * * a aa == aaa =a= = = == =aaa= a = == * * Transferred:03 /11/94 Loan Amount * * Document # :23801 Lender * * Sale Price : Loan Type _ * * Deed Type :WARRANTY Interest Rate: * * % Owned :100 Vesting Type :TRUST \TRUSTEE * * a= __ _ * * ASSESSMENT AND TAX INFORMATION * ==== = = = = .aaa = a = S = a a a a =a a * * Land :$61,750 Exempt Amount: * * Structure :$75,700 Exempt Type * * Other :$2,480 % Improved :55 * * Total :$139,930 Levy Code :02374 * * 96- 97Taxes:$1,905.13 School Dist :TIGARD * * * * PROPERTY DESCRIPTION * * as =aaa_ c =aa * * Map Grid:655 C6 Class Code:R14 * * Census :Tract 319.01 Block 1 * * NbrhdCd :4TIG MillRate :13.6149 * * Sub /Plat: * * Land Use:5032 AGR,FARM DEFERRAL * * Legal :ACRES 4.91, UNZONED * * :FARMLAND - POTENTIAL ADDITIONAL TAX * * :LIABILITY * * - ..=aS= == * * PROPERTY CHARACTERISTICS * a aaaamaa= =aa = =a a a a =aaa =s * * Bedrooms :3 Lot Acres :4.91 Year Built :1932 * * Bathrooms :1.00 Lot SqFt :213,879 EffYearBlt :1961 • * Heat Method: BsmFin SF : Floor Cover: * * Pool BsmUnfinSF:1,374 Foundation : * * Appliances : Bldg SqFt :3,100 Roof Shape : * * Dishwasher :YES 1stFlrSgFt:1,374 Roof Matl * * Hood Fan :YES UpperFlSF : InteriorMat: * * Deck Porch SgFt: Paving Matl:CONCRETE * * Garage Type: Attic SqFt:352 Conat Type:WD STUD \SHTG * * Garage SF Deck SqFt : Ext Finish: * ************************************************* * * * * * * * * * * * * * * * * * * * * * * * * * * * * * ** The Information Provided Is Deemed Reliable, But Is Not Guaranteed. • • MAR -25 -1997 15:59 CES P.04 i £r .;&•'4? .. •:.*. .. .,r. . . ;.1.) J • N f • • er -� , • '3 � i . + : x , -:. ' rig �:.. - y ti1 • 4- .f ; ` j ly i i ; •S , r ': JC . r C -. �aa c�' ; r : 'Y r e'p yK 'I'l . 4. ft: �:mi . . 1 .`0i tf • r 9i i0 2 o355. . e ! d JAI3UALf.CE '1. R i ICOR TI Q L IN U/C PiCG .. waNllo'teco'iwl. ,: ' . I. �- STATCTORY i\ OEED . '$V . • ' . EDEALD- E. • •110'•!5..0 /ED S'IJrLA - J. J:ROUI1C; SU`MAhT gip 111111 . Ot<.1pr. R .: ccreeyt •atnaN to I•Ais•R. J. untrll', Il SINGLE i aj.X. • I i .. -Can\ee. ' the' fc -0cyire• 1ev't:6•4 t•.s1' .yra�ny ,ftn 'ef eaeambtarcit sure . iveair.,.1r eit fo1A h4itiii w1cas3 ie • tiAsixosCN: •:. Collln>. oregano. ail: • , 'LF.3AL D €Sr�t1IT1�+' AR'lAQi}�1 $L'PJ:,r "'} bT REFEr_xcE MADE PART. s �� 39Gk"INzJt.WITH i'!� •AICNT 10 THE USZ 0? h'ELL 1 FOtt rat BENEFIT OF •TitL DEAP'IWABOVE ''D'' DESFEISE• PRE]CIS1:S' FJP•FU'1+T' 20 THE LCREE�.E''.T SET FOATH• ID EAT CERTLIN IJ.STBUNI,NT • '�¢,.ili \y .. E..C2. DIN $07f : :2d2 :.T PhGL 641, DEED FECQR,5 CT,'Jc15NINe.:7,Y .COL.iTY 0?ECO'WC. B11VEEN � •a� � A. CCr. •AI :6'I}. 4. SNI • Jrr tr „.. ;i ...Li . TnA i War. WILL IW ' r.l -U) 1.1.111: o:: • ti.`; earremit raESC ;rI!i t r.:IS a.ivat 4S \T L•: V!t. t!ON OR S. r:} ' 1 , • ':J•r,,Y, �!.•1 .' • CALLE. LAND C A\\•.' AI+ OI tJ:fl;l;ti•nrl ::5,;'tr'GacxutPI . Cit ACCE ?17 144. TM iCi�iSaU .ekr'Y . ire'. .'s 7"N... MG9.'. 211112 0T11E :Rope RTY PIMCIt CCK WtYN Tier n'i ?R4te.IATA(,1TYC UN COTY PLn_`4 IN004rioWf • . ■• r `y Tp ('F tlFV Aiif.OVC[r Intl Tyr r.yt l,.p.�v to ircr flora :nean.M:r .,ur $UA TB ^T 71 ?OLEV GF ArrSLs?4.E .T • ;� • ' ' I CF T 2.1GiT}"ltlr r rt c A:F.1CY 11aGi:i6 OF .U}: l L'1' iC ILl S'1REb' JZOALS AND 11YOHWA2S • � 1 -•1.2∎12 Fd+ A1.12/411!,242iC.F.'FC1112.7:i;. _ t • Tke t:a'cimikestirp Ih6 rtfi'.gsnce„ 17.500.00 ['Arm co'a't wi.h.t�r`aquitereteti of ON.; 73.0..t9) • G � , . G' { pi Itrr 20 A >,r nr t;ay 1,91 i Y • G. •' ),1, C�9(, ' ! � . .fi - UG2;IL1 2:.-1451111112 1 • '.i . •' • .1: i:.a • 1•:.1Lt^,` :TtN1 t. ..,ir,:.. t • . {' :'•:..! `,.�• v::t .cv;r(arr rr•. ?'. fi r. i 1 ) n i • - . _.r ( ' 2 lee..eil _ :::,:,,,%; J DEODI i • .. . St or Oteyta C•.1.111)' IJ 1 " 1r ' uI • .:.. SQlt n.' Urra..a..CvuniY cr' ' • ' ' 'T.;' ' • el. • • ; i . • Th -fa } 'V iiiI itlalr►:'K e � t .. k,y7.1 to Orfory i« 'Mt ° : 't forgoing imleunu x rae i nu .. ltl4cd Acin m r r' 1:I;• • ' 2 31t.4j;. .... . r . t4n1' - hr - E.i of ..19 - 0< •'. S r a te; V p:.�.!t��.��, .. _.�_ _ .'�__ -� rl.^ac::.t ind. . _ + 3�t�E".'�y.,..1.. ..a eertary'nf A0, P tr.,.. -0. • � • ... -` { ` /+ f • - f • - _� �. e4r�i,ntivn. • -- 1,.A.� n '. V ZJ i` • un a.IJ .J J4, arpurat: s . • . - ' • • S:ct.ri L'.r. t1(.Organ. .. . .. l • t - rrY' i^i yoo'tap.ry •. 7514`.419 i ce �o_ °• rt: : ::: nr r rric .. . • -- M • I � I • AM • ' r• RAN: Of 'Y Y - fiit SRaci 1(c.crw f r-ti k•m! .. . • :rYa 1 10114.170 i:.• Dril uih'wi�ll, J..'r�11b • 1 IT•Tl► J QtJA1R1T L.,:.. y • • . I ,` • .. •° i , i - - •: . owl! _ panic if manual: ell t.;1 : . m ent..i►.!i lit . . • . • r ;C'r , rat tqi Ilre la9n••:ry'tt@ttre:I, • �:. '�TR'J. i;JA:Ir':.' .. 1 t LJ1;oS VH.11 Iii '. • (.. X:. itr4D, :PLC, 9'tC1 . . • *: '•t�e_ tlico- l963D2CC . • • • . Tiik NO . 3 J c 1 LVN6v 1 1 � t•"C'; Af Of ri arlrna'�1 t I . :4 1 1165' EN 1: Jlf I • • '¢t . GAni, tL =GON 9''23 I / ;L t• i ' T`.•: t-.i 13T. SIttme7r :V.rrivl nit VP; • r .II • t . i. • *0 -.. ,. ..•fig. Y- ,� - r{fh i, 4 • Y�. ..4.1-44. 'Q' s :�• 1 ': .H ' .tom •. ' ' • • :J'• •) •e: 1 f �- '• \ ��pl ' %f .f :• . "': a',V:.5iJ -.r .. i :� i �. na �l :: .- ��� . s ,r• 1 .i . • J:,.�i:. t'C "'t , � •� ' :.• > ,._ _I 1 'r� - ' ; 11 :vs'k, :. V • j • : t�.' -1•. -• fir y `x j w�:�•:f><�e .�S.ai . . ::. �i::G' aw ✓?/ _�irrLdi Ju '� Y�i: • • • • • • • • MAR -25 -1997 16:00 CES P.05 .. •. T.w. • q , '.4.:` -'c -v . • � :vim � •' f:;` ^;;1 . ;' • l • • w. • . - A tract•in• Section. 10, Township , 2 South, Range, l :West o2 t`ie t . , • - b • - :• Willa ' t xer idiaii,, in the County of Washington and' State 'of .• . Oregon,.Zeacsibed as •follows . '4D i ' . •' Beainning..'at the Ona :• uirter• stoat on -the itortn •line of Section 10, • • ._+ h ad. going thence South 0• 26' West 460:.feet= thence South 099..41' '• : . • ' '_ `• West .20 rest to an iron stake and•tru�•point of :beginning: thence, ' • :South• i9'' 4'1'. Welt 100 feet: thence Worth 0' 26' • Wast .60 feet; • •••4* . , :thence Nortl_ $9'" 41'' Last 100 thence Sout?:.0' 26'' West:80 ,feet . to •'the • tsue .paint of beginning... �.. ' TOGET$EA. W1i'H. af• **lame for the, Use 'of a 20 foot' lane. r. lon l tt;e •• ' 'East side o! the be'einabove'described :seal property and••conti.u . n9 )� .Hoeth.•to :the'intersection of the County Road no. 411. --- �, r . RA110iSUS0M • Gino d M;aMMwe M • . t r � � / f Mb- ', i: +I +h'. li d.' . • 4 , �y :. /' • • i, 1 . Y . .r' . . . -- • D ec' :'. 91026355 • ' • , • Recet 54070 ios'.Oo • .. 05/22/19,91.0 :•22141PM . •, • • • • •I .ma y), } .!t: V . . ry L • . 71, Y ° ' r r; • • • ' • MAR-25-199? 16:01 CES P.06 • • . --- _ - .- - � ` ' _ ` - _ '� . • � ` � `� .- - ` ` •-•.. -•:.• Lik,:'.11:,..:;,..-.';.•••::.•;••:.r.•;.•:..;•.:•:•.:;:...u._preut. ''....p''...,...th • ObetieS...s..te al :refer rad. • ts beiaiiiK.I ,...: • • . . ..:.- ... :.... , : ...- , .... ..'••• ' • :1 - 7." - . !:. •; .• z ' '..: ": ::. ' • ." • • .3 :. . . : tbs.: Petty reepensi ' for ' any ' : ixt or• • • •. :' • • '. ..''..• ' : •A„..::-,.;..,4,- . ., : ...... ; t • • .. . .. 4 .4.:c,A>..4 ir....) . ' x ,X' ., .-10 ...,. 'EA. , ., V . ' . ' e . . , . i .. ; Z.. i . -r.- ' - '•• ■% • {',41.. '1 • . 11 *.. ? )" .. - IVIX.'•■ • '%?..1.k.„; Zr 1.. 47 gr.' ty : ,,,,.- . ., .- -- • : . .• -• , -:.;. _ 0 7,44.i...i, . . A. ,- .4:,- - -, - ;,- . 4:i.ri.-4 A -.. .-........,, • - i - - i . It.:ii , ..4, ...: ,,,.,-,. , ...5K , -&.-.`,/-: % ; . ,i, ; ' ii:.-; %.,1 4Z .- ' • ' - ': .. ' •:'.%''','7.-;".N.v- .,ItiVie'64...j . .. .,,•kfi , -1. •SA 7 + i '4"\i'.e , ` . e'' ! '1 .- ..i . .7 .. . . Tig':1 • • • MAR -25 -1997 16:03 CES P.07 Y • r _� • .. .w_ .. .. ?' .1C1 �:: , y �i`_ }'( .: ; i'd'r �:�.D r.Y, = :�C ^.: �r$•f.`.: ",:� '.�':j '.t • T .:.'- -.!,'1. . - ; .'t.: -.v u • g t sa ` iei s - • - �n ana a .Y '• di n - y ad :•ii cl.' t! d . Dtou • p trii ; 'o lcoa _ ,,: _- � . r — .- = .: Age. ot•. ` ioadray__or� any condition:` of • the tvay:_wiuD:. kabyai = •'.".•:: •• ...:: _- •r,.- rand. Y. eaiiaed by' tAa in:. iN V11ganee Aros oegIiganes or:..viliful niscondset o!.. l • :, :=: ..- i�+ ..' '.5.: .Dtouli t 'to.' : • a . • , - a ° y'and' : ill - :cliim . a• � . indeeniE aa+l • defend °tugs =s:'tro' • 0 ot'.ot:.la eonneetion` vitA:' Dtoii ''g:!:i�'r:`: ;': ;:.::. ° ;:•, �. • `•.,.; use Of .• the • roadw►y.. or'-..an i cundi,tion of the.: toad.ra caused b ' ' - j,.'-' -_ • 9 g. nc. ;. gros p•gligine• or willful intaconduct - of Dcou Y tbo • y . ,. in: I. : This a i - :, binding u o A • _. -heirs. : legal. •and.pacional g. p a' the, parti t :: : : ' ; i! • _ ;: +sea n r repceaentatiVle, • succ�'a'aors•.and • 'with': Tbs. agreeaein.• 'cen hernia . shall attar w + • k _ he.• '.1and;':end,:shal•1 :'he,bindin ...and... `:.., .. . • of : •'partioa .`and : ill a r a pga` And to tee biAelit' :: perecns elaiaiing under. thaA • , . LL _ ,� - • ' :J111. pro ert ��'�� ', , pe y ovnern ovnin arcela '' . � — object • .t o:- °tbis.: a. reeement g t ot : ' ► ; • �1 == •�xAo; ac uic•.' �: includirty addi Dropirly owners ' • ,•:. i i 9 ep zty.aa.,a reisuit. ot':divisioee•.og . ' • - • • : "••': • - - 1. '_ aball: soart...in: t e' cost :'o!" t; ' ;; red ; i ; • :,BCwpoitiof• to thou • ltae'• ' ;. asiosinia4 tba the p y...ia provided', • however, • that, the - •!.. •. • ►t.,_. '., • - ; ... r . ;='Ouse': t tar' an n agFQt o y t } • - ''ioagvay:'•fl ba:' o Y s oC uauauel daa aic to .the `'' Y des onsible o the .naceRascy: s epa:.' :.. . "'. `' ?or;•pntposee .,beceot, • huaband• and wifo bugling a, parcel or .' a _ ,''' `�- i ° ' ' • : . ,cls.' of ' ro 'art , P r , '�_' ' � ' : :: ' ,' D p y','subiect .to teia _.'retnent• as tenants. by the.' - :o titety,; or:perdo'ii3.• or oatitiaa owing, a parcel or pacce li'of.::•::.. • 9r " sub j ect to this a greeient As joint owners, shall be. , ' • ,- :con•idesed' -aa. :a • air_ f'' ., single.. property' o w n er. =';= 7 • -.L:; ... ' '.''.. • i : .•::.:.• • ,....:.,..::.:.::-.. • :• ...:. ,..: ... . , :., - ei' l s...: : gr o ed in a ^•-ii • ._ .2. ,:' ' • •.this::agrea�ient "aay:'not 'be :modified'n •heret • • ;L - WLtbdzav ;- .iicapt' by.:ao egreaaeat in . : b g all or !' z,.) � . :? t•" • ' L _Diogetty.:. ovnera' :bound "by.: this•: a cot at o , . fi 'tat�oA as time - -of :its aodtL'.. %'' i' : :. ' _ i- ]to v id.d bow•** tba.t it; the ioadvay: *ailment is :.,: ', ''' ' "'';si• ' -;.• . .,- •. dedieatcd :'to, .and.. accep "by • • Vaehia ton .' fo azlht•i�ianca p Couatp •,s b r:'• ,..t-; ,i'•,-..•-•. • , .; :•••••.: • fro • ' their fpgrpcuea,: then the property. N ., . , ga • be c � te laieed es urher main t te } eanee': ebligatibns'. . ' ! 4 : - : :. 9..':: ..,t hi parties kn • 4c' wieGg6 • that. re a , ! -,: q;, :rrc'r :.• -,- -).:= : ..::.''. •: ••- Dtope :t,_ viii be. developed: in,. the :futureiii celiac . : . c,�. • > _ agrees , to • a p rate• iu 'a rov''n a reasonable . develo ne sch'e�rte ' . `-*.t....1....`,..: , ..� % '. � .`. ' .� ' �t o s ' . • :tbe.ra:gete'•s ' .. . eo ect p ' �' -' p . p y :and ty. accept,•sech reasonable moiitiea- - ; !$-.^: - • - _ ': : %'•' : :,tienq: t or .in.: -this • aeintenance:•.agtoexent as. mi it ' - ,,,:..4. '•,;'tr. ! r• .... : :.``: ::: :' :, • :. : :' be • b y• •such" devslc pliant 9 : • .: �,, -; , .: ,--:. '. ' F = provi3ed, however, that: ..: .W4.,......., • Dtouin` "shall` not be obligated to. accept .; ; •�: ' -•• "easement Or maintenance : 3gr emeiniwhiehawoul:dcdiminishhthe , ; _r' - ;• ,:.: c•.: .' '`va2ce •'of Abe Drooin a,' property and ' that . ti ) _,', 3 • . t � _a;:., �,• : �•-� Drouin sha'1. not' be �'I��<, rl• �_ -_; ••::::.•:.:••• obligated:•'for• any' :`development'costs incurred.. in connuct tan' 'with, • • ,y „ : .��� the ' development': of- ' 'Yugere'a property • • In addition . if at an ii : 1,,,,./T. •' ~' +7 • } .• , Pugere wishes •'to • abandan an int•eiest it the -. . � rt.,. . m .. , • roadway vbtch,is the subject thin agreement, teen Dcouin •' f � r Vii. ' ^ 1 •• ••..:;., ,',• .• Page• ;'2.' - Pr,' ate Iteidway Kalne �` �' < .� r a , ; enanee •Ayze :•t�:•: ". ''.. _ . . a ie. c.'r .:.,...,.,,...e.: ' :R . fir 1 ,,. 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No ary - Pub c. ` oc o gon ' T-. if • . ; 4 . • _r� ?' Y' ` „f My.. coraml ion ii es - 4 - . ; �- • ��j leer. 'Qd , a991 . • :` C C U n tyy' of : m •r. ro _ l:. • Ai. ? • • I petionolly appeared: the. above awned: RCtiALD. S. .:DROUitt ”" • • :_:. = ' - w h o a uknoiledgea the farayoi,ng. inatcuntent'''to ':" " -. * .. 1 ' - r-- .. .. - . ., ;;.�rr- be: M t�gr.volunearY'.sct and'�deed. � � - ' • - . '. _ . 2,- -'".): =. 1 A o ary t!u a for_ egos • } - t :5 :`. .... , My 'Cemmi ion 8x •• ea • _ " .. • : r 1� • .?.. " i C4!• 'aeco LiS air: •: > nn 9: .. .utn• Td.: • It .n t 84: R • 'Attorney. et •, 4 - . • :L.,. 'l21: • •::S;tt•'Cla 8t.' ' • : Clay s' 'i20s Portland, Ctegen' 9.7201 . •:' Page :3 :• -. P tiVate ::•Raad :intenane. 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Lnys' 1• WsE• at•'t�. tii11 - - • ts a:��a4." • r • . `.t. • - 4ft bt C9iiaiy ef: Vishtilleea''ex4 stet••`of Ot deecr1beti:"ae: telP ••• * - -- _�. t • ' � : : .. �It�niot' ae.: eL :oae�!+rttis`-stoatit.: : tbte 6et:th` 'v Ltas ot,.6aetioa,l0;:aoi- goi� ;t�_ ae_,• • . .._:_ Wipe 2t _ Qsa!' 6Wir!st; :tb.oes l' 69::41. : ct''20• foot. es. in iron _ _ • . i _. • , :". �,/�� _ Iurth Cite - •. •.. �:....... ^I�+ � • , be�� '• tba�eal SOY O . - " '"':.- �,Wss.:_60 foot; tksaes >Tortb test; 26' Veit tiO f ast • tie • tba' trl i 1a .f bo ` $vei tb t9' 61' • Vile esac;° t�etsce � _ •; 6i' �1 'Wt 100 f t� ' s t�aes tomb • Q' • Z � • •:% ;:10Ci39s Qi� s.. si�tetent for • t!t ur f• :a 20' foot' leas it is :`• s, the Sal 1iIn. of. the _1 : ,• . k.: :. .'h nt*Ooin. i.sibe& is , ifid o c rtR' to tb� ` 'Cori iei :,:2tiiti y 3: ) iapai t7• • • continuing : of , >fo ia[ttsrietiga: of'ttie "+ � ' • ' ' dig. • . . — • _ -......,..7.. _ .. • " t e... - _ . , 'atoms: ingress 42+.1.:SW.1 :i d' Oaten)." ' - :, . , o,r - 1 4. • 1 a: -to SeCtioa's:'lo` . . . . . 'its=sd3iiitiita =O1f°'a� _' BoasL- o!. *loin l:tiss of Lea ; 0i23�,rs " • . - - • ?e���4r1: • gcs0o w tollgvei ; �� . •`. p • ; �titolog. at:.stio 1/6•cozost on of, Section 10,...:iosssb1 2.:.Sauth e • • • • ;Ysil of • [he � . ' ' tta lfatiaiat}r sod. lnaiOfai tbenea'11esf:' 'aims- Laid `let6Eian , , ::.346:5: tt ;• ' . .• ;bevies - South% 0. 26' Ysst: 660. ft., thence North. SS : :.61. :. .. -; , ` ` '• .,. ' _ • . _ : ,...:;.:. lepl• snbdlvtsi�q lias ..346 3:.'6'- ,to.,Yorib aoi South _Ceotei Otid: Sec 1C: • . "'' : Chi seia� stssil4 �u�t •` _ : ;. _• . .. ; ce8ter of , . , .. : '' • ,: •''''t of t ia6' t'leiafrcta . t: co :eyea Mara t`e _ • , lita ;tecioa,660' fc to. tho�.yoLit ,of beiina • ,�' - ;. , ' • . Sall. li'.'. �:osgi . et' a by: (feel . : , , . .. •. . 1 .)46"Ia - look.263.foie , :693 deed rceardz. • ' . :o. ;1 .. J• 1 '• t • ,% • :'. r iTE OP OREGO•Y . mss . sa .. i u arrewuoorasws Y -, : C _ . r ; S ' octttty,'af. _s . 6''106 1St11t�'•"• -. ' • :`r. BS'IT').LMLAf)QS1tiD. ohs: ra..t 'a_ _.._......_..d ad • — �•r �t bibs ax.2 t6 ofatt%Pubir.' arid':• said County and Stele; perselal .ipp ted 'th w ithin` . . • l:• _ �,}C� ,. - '` i :- •r :',. ., C ;+5 • kao ;Ib� tilerricat indi►icrua7.: - deyeribed in'uad rr ....,,,..,..r.,; ` ;. - 1 - '., :.i • +td`tht ~ rithin instrument end : ::.#14 red l4* ttii.F._sba- - _ . :-z -c :-d the aadr fn.!". and r;Fhu0 , �� • �— :� i % k ' ''' r: ! • '.':: • - °=' • v TEST :T4ONY W!J ZRWOF, I liaiv'h :i.. :'G ••��-. . •; �,% :,�:,.•. ••--:•.••••;•;, • fO�wltay Yh�e:d�aatd.7lfi�ed ' i ; �. 2.J.::- ' . 4• ' J : ::Y -t r ,,.y ol li wl r ay `a fli ; M ritteet ..,:..',.k, ' a _ • Notary ?Wilk tent Ote {b fit Canntiss.Y e=Pir.t �:��.. r . •, :' ' -' _;: ti ' i, • twtt�elWeetldta0vtt. a; ! '/_'lF .: I 14 -. ., d.Tatation .. d Con �; • • p , • _, . �,:_ _ ': ;. - � C , _ ,: n c• • vorieort roe . cptn- ., •14-31 •-•: • ?. ••1'.. ` f :L : : � :._' ON wll�in 1 .! 'Ot. d ' Vii' / ' .. • ,. - �::; R - ;� � , ;a•.�" '� ;� :• ' . � ' Q C raw` ° !.4� !x : - � ,. � ^ it. ;'' .',;;::, :.; � •• L» i s ,.^.,-.." t 1 t„:..:-..., _. : :'Y • . � ~�:' :. ' n .' = : —v. i' ;7 4 ' :r; :•Doe • ' . ::.i.�.Ct. _ _.. -_•. : •j; • Pct :.34870 4 . • e00 ,', -:,;(:':.,•-7.:,,,;' . _t, . - , ' t ;%. :N7. 0S 21/1991 02:2: ~ : n:j - . ' r '' •• ,F.'..r • • :' q H . _ - _�' - - :X•• �, . i .�.. ' lf 'a. { ` : :� ' ,6° ° i i i - 'i.,Z - . • �+P . - - ':` .1. .4 • ~ ���: �• •ti�:'_ ��_ -�, -"1'. .JY :' _ . ' . : Q r ' a y ,, �� J .�t+.j - .0...X1. • Fl:'•`' - • •1 • L ,1•. r ..Lr ••ti _:�: c•"`.ib.•.,. ,fti1,. r+ ;• y1C j ; t yr� t i'- �w� =� r .+ ."••��f?C'- ti.. p '�:. _; :'�'y� 2. .a. • '.: _. . • . • ;' I • • CITY OF TIGARD Community Development Shaping si Better Community PUBLIC HEARING NOTICE NOTICE IS HEREBY GIVEN THAT THE TIGARD HEARINGS OFFICER, AT A MEETING ON MONDAY APRIL 14, 1997 AT 7:00 PM, IN THE TOWN HALL OF THE TIGARD CIVIC CENTER, 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223 WILL CONSIDER THE FOLLOWING APPLICATION: FILE NO: SUBDIVISION (SUB) 96-0009 FILE TITLE: EVERGREEN SPRINGS SUBDIVISION APPLICANT: CES, Inc. OWNERS: Bradley Peter Fudge Trust Anthony Weller and Kitty C. Higgins -Fudge 15256 NW Greenbrier 14235 SW 115th Avenue Beaverton, OR 97006 Tigard, OR 97224 REQUEST > A request to subdivide a 5.24 acre parcel into 18 lots ranging in size from 7,694 square feet to 16,364 square feet. LOCATION: 14235 SW 115th Avenue; WCTM 2S110BA, Tax Lots 00200 and 00300. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.50, 18.88, 18.92, 18.96, 18.100, 18.102, 18.108, 18.150, 18.160 and 18.164. ZONE: Residential, 4.5 Units Per Acre (R -4.5). THE PUBLIC HEARING ON THIS MATTER WILL BE CONDUCTED IN ACCORDANCE WITH THE RULES OF CHAPTER 18.32 OF THE COMMUNITY DEVELOPMENT CODE AND RULES OF PROCEDURE ADOPTED BY THE TIGARD CITY COUNCIL AND AVAILABLE AT CITY HALL, OR RULES OF PROCEDURE SET FORTH IN CHAPTER 18.30. ASSISTIVE LISTENING DEVICES ARE AVAILABLE FOR PERSONS WITH IMPAIRED HEARING. THE CITY WILL ALSO ENDEAVOR TO ARRANGE FOR QUALIFIED SIGN LANGUAGE INTERPRETERS AND QUALIFIED BILINGUAL INTERPRETERS UPON REQUEST. PLEASE CALL (503) 639 -4171, EXT. 320 (VOICE) OR (503) 684 -2772 (TDD - TELECOMMUNICATIONS DEVICES FOR THE DEAF) NO LESS THAN ONE WEEK PRIOR TO THE HEARING TO MAKE ARRANGEMENTS. ANYONE WISHING TO PRESENT WRITTEN TESTIMONY ON THIS PROPOSED ACTION MAY DO SO IN WRITING PRIOR TO OR AT THE PUBLIC HEARING. ORAL TESTIMONY MAY BE PRESENTED AT THE PUBLIC HEARING. AT THE PUBLIC HEARING, THE HEARINGS OFFICER WILL RECEIVE A STAFF REPORT PRESENTATION FROM THE CITY PLANNER, OPEN THE PUBLIC HEARING, AND INVITE BOTH ORAL AND WRITTEN TESTIMONY. THE HEARINGS OFFICER MAY CONTINUE THE PUBLIC HEARING TO ANOTHER MEETING TO OBTAIN ADDITIONAL INFORMATION, OR CLOSE THE PUBLIC HEARING AND TAKE ACTION ON THE APPLICATION. SUB 96 -0009 EVERGREEN SPRINGS SUBDIVISION PUBLIC HEARING NOTICE IF A PERSON SUBMITS EVIDEN SUPPORT TO THE APPLICATION ER MARCH 24, 1997, ANY PARTY IS ENTITLED TO REQUEST A CONTIN ANCE OF THE HEARING. IF THERE I NO CONTINUANCE GRANTED AT THE HEARING, ANY PARTICIPANT IN THE HEARING MAY REQUEST THAT THE RECORD REMAIN OPEN FOR AT LEAST SEVEN (7) DAYS AFTER THE HEARING. A REQUEST THAT THE RECORD REMAIN OPEN CAN BE MADE ONLY AT THE FIRST EVIDENTIARY HEARING (ORS 197.763(6). INCLUDED IN THIS NOTICE IS A LIST OF APPROVAL CRITERIA APPLICABLE TO THE REQUEST FROM THE TIGARD COMMUNITY DEVELOPMENT CODE AND THE TIGARD COMPREHENSIVE PLAN. APPROVAL OR DISAPPROVAL OF THE REQUEST BY THE HEARINGS OFFICER WILL BE BASED UPON THESE CRITERIA AND THESE CRITERIA ONLY. AT THE HEARING IT IS IMPORTANT THAT COMMENTS RELATING TO THE REQUEST PERTAIN SPECIFICALLY TO THE APPLICABLE CRITERIA LISTED. FAILURE TO RAISE AN ISSUE IN PERSON OR BY LETTER AT SOME POINT PRIOR TO THE CLOSE OF THE HEARING ON THE REQUEST ACCOMPANIED BY STATEMENTS OR EVIDENCE SUFFICIENT TO ALLOW THE HEARINGS AUTHORITY AND ALL PARTIES TO RESPOND PRECLUDES AN APPEAL, AND FAILURE TO SPECIFY THE CRITERION FROM THE COMMUNITY DEVELOPMENT CODE OR COMPREHENSIVE PLAN AT WHICH A COMMENT IS DIRECTED PRECLUDES AN APPEAL TO THE LAND USE BOARD OF APPEALS BASED ON THAT ISSUE. ALL DOCUMENTS AND APPLICABLE CRITERIA IN THE ABOVE -NOTED FILE ARE AVAILABLE FOR INSPECTION AT NO COST OR COPIES CAN BE OBTAINED FOR TWENTY -FIVE CENTS (250 PER PAGE, OR THE CURRENT RATE CHARGED FOR COPIES AT THE TIME OF THE REQUEST. AT LEAST SEVEN (7) DAYS PRIOR TO THE HEARING, A COPY OF THE STAFF REPORT WILL BE AVAILABLE FOR INSPECTION AT NO COST, OR A COPY CAN BE OBTAINED FOR TWENTY -FIVE CENTS (250 PER PAGE, OR THE CURRENT RATE CHARGED FOR COPIES AT THE TIME OF THE REQUEST. -. FOR FURTHER INFORMATION PLEASE CONTACT THE STAFF PLANNER MARK ROBERTS AT (503) 639 -4171, TIGARD CITY HALL, 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223. ' I I ,- ^�I i I i ,. • 7; I i I I I - r I 1 2 Silite t _"i • 1 I I I I F ni ; I 7 R >'-' al I i , , '-- i i I , 1.___117 (___,- -- --- :-- J I - -! / : _ / L_____ I i I I ' r - IaaWTA*1: I I I � Q t' // = I - ` weaMaat -i • SUB 96-0009 EVERGREEN SPRINGS SUBDIVISION PUBLIC HEARING NOTICE 11/ 411 .R ^. CITY OF TIGARD M EMORANDUM ShapingA B Community CITY OF TIGARD, OREGON TO: Planning Commission FROM: Mark Roberts 114 •R' �• DATE: March 14, 1997 SUBJECT: Revision to Evergreen Springs Subdivision (SUB 96 -0009) This memorandum is in response to a proposed revision to the Evergreen Springs Subdivision (SUB 96- 0009). In order to roughly center trees that are to be preserved within portions of Lots 2 and 3, the applicant requested an adjustment to the proposed property line. Lot 1 would also be adjusted as part of this change. As a result of this modification, certain trees within this area of the site will be more viable to preserve because they will be a greater distance from the buildable portion of Lot 2. The revision provides a 20 -foot setback distance from the westerly property line of Lot 2 instead of approximately a 10 -foot setback. Another result of this design alternative is that Lots 1 and 2 will not meet the minimum lot size standard of 7,500 square feet as required within the R-4.5 Zoning District. Lot size averaging is allowed through the performance options of the tree preservation requirements of Section 18.150.045(A)(2). Neither lot would be below the 80 percent minimum lot size provision of the tree preservation standards. This equals a 6,000 square foot minimum lot in the R-4.5 Zoning District. Through lot averaging, more trees are expected to be preserved therefore, no variance is required to utilize this approach. Also, because the number of proposed lots has not been increased, this revision does not impact the average lot size of this subdivision. For this reason, this change can be included as an alternate design approach that can be used through the development of this subdivision. Attachment: Alternative "A" i:curpin /mark_r /Iaurelrev.doc I1 4 � � I 318 +*, \� __ \ - ` 4.,„,.. „� `� 4. 1 ' e I TL 110m ia 4 --------....1, ' - $ Imii \ \ • • TR AL • 0 girlie r� • • l D LATE "* I \ • oar+.ae T LOT a \ ®� 1 .. . 1 t ca -------- , oe” N I) N 40 1 ,... nrowiamalso0 . I 1 4 ‘ . ---._ \______V-- , ,s,. - ••;„,. Willk . ° l o g G/ /�` J- I STREET • E XISTI � � 4 j 1; L VEMENTS C • r �� " ' 't �° 'Iv O0 ; 1 cv = 0 - v i \ * I 4 ✓ gi ▪ p � r 1 1 I ` \ e _ co a .. lip 3 • Nei, %�r , _ I I :1 1 . 2 , 1 11 �� 8 0 y � rr r `rrr rrt r rr - O - O 11:133t."-- 11 �_ _ _ / t y �` i4ns' = ! ll ivraror --t __ o ' t _ . _ ;vo';t3_I%tt a A► VS F and • -------- — T TL 1200 • NOTICE OF FINAL ORDER BY THE PLANNING COMMISSION NO. 97 -0001 PC SUB 96 -0009 EVERGREEN SPRINGS SUBDIVISION ODOT - REGION 1, DISTRICT 2 -A Jane Estes, Permit Specialist PO Box 25412 Portland OR 97225 ODOT - REGION 1 Sonya Kazen, Dvlpmnt. Review Coordinator 123 NW Flanders Portland OR 97209 -4037 March 18, 1997 !��`i ,� CITY OF TIGARD Ms. Linda Quandt OREGON 14165 SW 115th Avenue Tigard, OR 97223 RE: EVERGREEN SPRINGS SUBDIVISION (SUB 96- 0009), 14235 SW 115TH AVENUE (WCTM 2S1 10BA, TAX LOTS 200 AND 300), AND HAWK MEADOWS SUBDIVISION (SUB 97- 0001), 14135 SW 114TH AVENUE, (WCTM 2S1 10AB, TAX LOTS 3700, 3800, 3900 AND 4300). * * * ** REVISION TO MY PREVIOUS LETTER * * * ** Dear Ms. Quandt: Thank you for your call the other day indicating that I had made a mistake in where your property is located. In my letter to you, dated March 14, 1997, I referred to your parcel as being located on SW Gaarde Street, across from SW 115th Avenue. However, you corrected me and indicated you own Tax Lot 100, (WCTM 2S1 10AB), which is clearly surrounded by the Brad Fudge property, which is subject to the Evergreen Springs Subdivision application. I apologize for my oversight. This letter is revised to better address your specific location. I. Retention Pond You asked several good questions regarding the proposed storm water pond on the Evergreen Springs project. I have reviewed the preliminary design of the pond and it appears the applicant intends this pond to serve as a storm water treatment facility, which is required by Unified Sewerage Agency rules that the City must enforce. The plan indicates that all storm water generated from the project will be collected in pipes, filtered in the pond, and will exit the pond in a pipe that will tie directly to an existing storm drainage pipe in SW 114th Avenue. This design should not cause a raising of the water table, nor should it cause additional flooding or seepage on your parcel. The developer is required to design their storm drainage system such that it does not negatively impact adjacent properties. The pond itself will eventually be maintained by the City; however, for a period of 3 years after the pond is constructed, the developer is required to maintain the facility. The City does not require storm water ponds to be fenced. They are designed to have gradual 4:1 side slopes and are not generally very deep. The City has felt that chain link fences and gates are less attractive than the facilities themselves. 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639 -4171 TDD (503) 684 -2772 Ms. Linda Quandt • March 14, 1997 Page 2 The pond will be sized to at least treat the storm water generated from the Evergreen Springs site. It will not be required to be sized to treat water running off from your site. You are welcome to work with the developer of the Evergreen Springs project to coordinate sizing of the pond for future development of your site. The developer is required to provide storm drainage service to adjacent undeveloped parcels, such as yours. Their storm pipe design will need to be sized to accommodate storm water from all upstream properties, which will mean that there will be a storm sewer service lateral stubbed to your property line as a result of this project. As far as capacity of the system in wet years, all public storm drainage systems must be designed to accommodate a 25 -year storm. As a comparison, we have had approximately 2 of these storms this year alone. Last year, as you may recall, we had upwards of 100 -year storm events, which caused flooding everywhere. We will ensure that the Evergreen and Hawk Meadows systems are designed to handle the 25 -year events. The pond itself will only be taking on a portion of the runoff for treatment. Water quality facilities are only required to treat a storm event equal to a typical summer time rain event (small quantity). Therefore, the storm system will incorporate a flow - splitter structure upstream of the pond; the structure will divert all flows above and beyond the summer time flows away from the pond and downstream into the existing pipe system. Therefore, the pond will not take large quantities of water into it. II. Easement for Gravel Driveway In looking at your property location, I can see what you are speaking to with respect to your current access out to Gaarde Street. I could tell from my site visit that the gravel driveway is well -used. From what I can tell given a preliminary review of the Evergreen Springs application, it appears that access will continue to be provided to your site via a portion of the existing easement area. The only change would be that you would access a new east/west street proposed to be called SW Sable Lane. From there, you would be able to drive west tc SW 117th Avenue, which will be improved as a part of this project, then drive north to SW Gaarde Street. The portion of the old access easement, from Sable Lane north to Gaarde Street, will be closed and become a part of Lot 5. I am not sure what easement rights you currently hold, but you may want to consult your attorney regarding them. The extent of your rights will likely depend upon how your easement agreement is written. Ill. Black Walnut Tree on Fudge Property This issue will be addressed by the Planning Department in a separate letter. Ms. Linda Quandt • • March 14, 1997 Page 3 IV. Old Irrigation Well on Fudge Property We are not aware that the well has been capped yet. As a part of construction of the project, the well will need to be abandoned. The City will ensure that the well is capped per State and local regulations. V. Electrical Service: Overhead vs. Underground At this point, I am not sure how the electrical utility plan for this project will be designed. All new utilities must be located underground, which may impact your existing overhead service. If the pole that feeds your electrical panel must be relocated or removed during construction, the developer will be required to coordinate with you to make sure your service is restored at no cost to you. You also asked if a street light could be installed near your property. The City can only recommend installation of street lights on public streets. A private property owner may install at their expense an overhead light on their own property, with coordination with PGE. As a part of the project, SW Sable Lane will be constructed with street lights. It is likely that a street light will be located very near your driveway location. VI. Natural Gas Service The two subdivisions will likely install gas lines within the rights -of -way of the new streets. However, they are not required to extend gas service to your property, which is away from the street. It should be possible for you to coordinate with Northwest Natural Gas Company for service to your property. You may also want to coordinate with the developer of the Evergreen Springs project, where they could stub out a gas service for your lot. I am assuming you would have to reimburse them for this cost and pick up the cost of running the service line from Sable Lane down to your house. You should also call NWNG to inquire about connection charges. VII. City Sewer Connection The current City sewer connection charge for a single - family residential use is $ 2,200.00 plus a $ 35 inspection charge for the connection. As the new project is constructed, and public sanitary sewer lines are installed, the City will require the developer to provide sanitary sewer stub outs or service laterals to adjacent properties for future service. Therefore, a sanitary sewer stub will be extended in such a manner that your property could be served. In order for you to connect to the sewer, the City would need to inspect and approve the line, you would need to apply for a connection permit with the City, pay the connection and inspection fees, and hire a contractor to extend a sewer service line to your house from the Ms. Linda Quandt S S March 14, 1997 Page 4 stub out location. At this stage, I am unable to tell you where a stub out location may be placed to serve your site. Again, you may be able to coordinate with the developer of the Evergreen Springs project, who may be able to perform all the necessary pipe work up to your home while they are building the subdivision. That may be a cheaper option for you, rather than hiring a different contractor. I believe I have addressed all of your questions that pertain to my area of work. I have done my best to provide you with the information you requested. I have also attached a copy of the plot plan for the Evergreen Springs application, in case you have not seen it already. Please feel free to call me if you have any other questions. I can be reached at 639 -4171, ext. 318. I will also be present at the hearings for the two subdivisions, if you would like to talk with me then. Sincerely, Brian D. Rager, PE Development Review Engineer c: Mark Roberts, Planning Division • • : , 4:1 L___ . _______ ______ - - -_ - - - - - - -• SW DAARDE } — I I Lii I 2 1 3 4 s I ■ I Z 9/ e „ ky :» -.Pi -- • 18 ' 7 6 I 2 / 1 , , / , I I 1 17 .1 C. 1 ( w I• a WATER II t i I 0 < OFT - 9TE Emma a I rt' M - 1.1.;:w T T m r 1Q '� f ' V GO tt7p � • 13 I ;, _ - E,,,_, ' 10 ' t , '' LL �� O 14 I sw c SMUT' VANE I • �, I 1 3 12 • I F-- I U • • PLOT PLAN �! CASE NO. EXHIBIT P ,y EVERGREEN SPRINGS SUBDIVISION SUB 96 -0009 !. • • RECEIVED PLANNING FEB 2 8 1997 14165 SW 115th Avenue Tigard, OR 97224 CITY OFTIGARD February 24, 1997 Mr. Mark Roberts, City Planner City of Tigard 13125 SW Hall Blvd. Tigard, OR 97223 REF: HATCH and FUDGE Gaarde Street Subdivision Proposals Dear Mr. Roberts: I am the owner of Tax Lot 100 which is situated on the east side of the Fudge property. I have been awaiting announcement of the public hearing with regard to the Fudge subdivision proposal, but wanted to air some concerns and questions prior to the proposal getting to that point. I apologize for the length and detail of the questions, but these issues are important in light of the changes being made to the properties surrounding mine. At the Hatch property neighborhood meeting, I learned that Brad Fudge's original subdivision plan had been revised. I have not received a copy of the revised proposal and would like an update showing the new plan. In addition, I have the following questions. L Retention Pond a. What will be the effect on the water table in property surrounding the pond? b. Will there be a potential of flooding, seepage, or backup onto my property? c. Has consideration been given to the additional runoff created by turning the Fudge property into a high percentage of pavement rather than absorbing soil? d. Will there be additional assessment to property owners for pond maintenance? e. Will the pond be fenced? How close to my house will the fence be? Will there be gated access to my back yard? f. Will there be a new culvert installed in the present gravel driveway? g. Will there be a provision for drainage from my property into the pond? At what cost? h. Has a study been done to determine the volume of water which could potentially flow into and out of a pond in wet years such as 1996? II. Easement for Gravel Driveway a. Is there an expectation that I will relinquish rights to the easement on the present gravel driveway? b. What is the city's plan with regard to closing off direct access to Gaarde Street? c. What is Brad Fudge's plan for the section of the gravel driveway immediately in front of my house? d. Who will eventually "own" the driveway to my house for which I have the easement? III. Black Walnut Tree on Fudge Property a. Is there a plan to take down the very old black walnut tree which is situated just out- side the northwest corner of my property? I strongly urge the city to consider keeping the tree, as it appears to be at least 100 years old. Although I am not an arborist, I have done historical research within T2S, R1W which leads me to believe that this tree may have been planted by immigrants during 1860 -1880. A black walnut of similar size was planted by Maria Sweek in Tualatin in about 1862. These trees, if they remain in good health, should be protected and preserved. If an arborist report has been requested, I would like to have a copy of it. • Mr. Mark Roberts S Page 2 FJary 24, 1997 IV. Old Irrigation Well on Fudge Property a. There is an old irrigation well situated a few feet south of the black walnut tree on the northwest side of my property. Has it been, or will it be capped? V. Electrical Service: Overhead vs. Underground a. Presently, electrical service to my home is overhead. Will the pole from which those lines come remain in the same place? If underground electrical is installed in both subdivisions will my service be changed? At what cost to me? Is there a possibility that an overhead safety lamp may be installed at or near my property? VI. Natural Gas Service a. Presently, my property is not serviced by natural gas. If natural gas will be provided in the subdivsions, will there be an opportunity to hook in? At what cost? VII. City Sewer Connection a. Please provide a breakdown of costs associated with abandoning my present septic system and hooking into city sewer. On which side of my property will it be stubbed in? What type of payment plan is extended to homeowners for hookup? I hope these concerns can be addressed prior to the public hearing. I appreciate your time. Sincerely, /� I J ' Linda Quandt (503) 639 -4463 FAX (503) 768 -7333 • 41 March 5, 1997 CITY OF TIGARD OREGON Ilene Obermiller Consulting Engineering Services 15256 NW Greenbrier Parkway Beaverton, OR 97006 Re: Evergreen Springs Subdivision (SUB 96 -0009) Dear Ilene: This letter is in confirmation of our discussion concerning the Evergreen Springs Subdivision application. The previous Public Hearing March 24 date has been rescheduled. This item is now scheduled to be heard April 14, 1997. The Community Development Director has recommended that both the Evergreen Springs Subdivision and the adjoining Hawk Meadows Subdivision be heard on the same night. It is felt that this is the best way to address any common concerns that may arise during the Public • Hearing(s). Please feel free to contact me concerning this information at (503) 639 -4171. Sincerely, Mark Roberts Associate Planner, AICP i:lcurpinlmark_rlEvergm3.doc c: SUB 96 -0009 land use file Jim Hendryx Brad Fudge Alan DeHarpport 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639 -4171 TDD (503) 684 -2772 • • MEMORANDUM CITY OF TIGARD, OREGON DATE: April 2, 1997 TO: Mark Roberts, Planning Division FROM: Brian Rager, Development Review EngineerW----- RE: SUB 96 -0009, Evergreen Springs Subdivision Description: This application is a request to divide two parcels into 18 lots. The site is located at 14235 SW 115th Avenue (WCTM 2S1 10BA, Tax Lots 200 and 300). Findings: 1. Streets: This site is located adjacent to SW Gaarde Street, a major collector street, and proposed right -of -way (ROW) for SW 117th Avenue, a local residential street. SW Gaarde Street SW Gaarde Street is a major collector street that is not fully improved in this area. This street is among a list of streets that could potentially be improved through a local improvement district (LID) or a City capital improvement project (CIP). At this time, funding for a major improvement of this facility does not exist, however, the City has a desire to see this facility improved within the next 10 years. The applicant's project will result in additional traffic being dispersed onto Gaarde Street. However, the immediate impact does not necessarily indicate the street should be widened at this time. In addition, incremental widening projects on a major collector facility like Gaarde Street is not recommended because of the difficulty in making smooth transitions for the traffic between improved and unimproved sections. It is much more efficient to improve Gaarde Street as one large project, from Pacific Highway (99W) to SW 121st Avenue. The applicant should be required to enter into a non - remonstrance agreement that will obligate the subdivision to participate in the future widening of the roadway if it were improved under a LID. ENGINEERING COMMENTS SUB 96 -0009 Evergreen Springs PAGE 1 . • • The applicant should also be required to dedicate additional ROW on Gaarde Street to allow for the future widening. A major collector street requires between 60 to 80 feet of total ROW. The City has determined that 74 feet of ROW will be necessary. Therefore, 37 feet is required south of the centerline. The applicant's plan indicates they will dedicate the additional ROW on the final plat. SW 117th Avenue At present, there is no dedicated ROW for SW 117th Avenue. The most recent tax assessor's map indicates a 50 -foot wide strip of land (Tax Lot 800, WCTM 2S1 10BA) that is currently used as a private driveway access to SW Gaarde Street. The City's most recent tax roll information indicates that the applicant does not own Tax Lot 800. The applicant has, however, represented that they are able to obtain the necessary ROW to dedicate the street as a public street. In order for the applicant's proposed plan to function, access from SW 117th Avenue is necessary. Prior to approval of construction drawings for the project, the applicant will need to provide evidence that the off -site ROW for 117th Avenue has been obtained. The new improvements of SW 117th Avenue will necessitate improvement at the intersection of SW Gaarde Street. In order to provide a safe intersection, the applicant will need to widen the entrance and provide a curb return at the southeast corner. In order to accomplish this, the applicant will need to dedicate additional ROW at the intersection corner to give a 25 -foot ROW radius. There are no physical improvements within the strip of land to be dedicated as ROW, other than the existing paved driveway for several homes. Because the applicant will be creating a public street that will carry a considerable increase in traffic, they should be required to improve the roadway to City standards. The applicant indicates that they will construct a 3/4- street improvement as a part of their project. The limits of the improvement will be from Gaarde Street to the south boundary of the subject site, to include the intersection improvement at the proposed SW Sable Lane. The applicant proposes that SW 117th Avenue be built to a narrow street standard (28 -feet of pavement overall). TDC 18.164.030(E), Figure 23, indicates that a local street with under 500 average daily trips (ADT) could be reduced in width to 28 feet. The Institute of Transportation Engineers (ITE) estimates that each single - family lot will generate an average of 10 trips per day. Therefore, 50 lots could be served from a 28 -foot wide street. There are approximately 10 existing homes that are served from the private driveway. The new project will add another 18 lots, which will result in a total of 28 lots; this is well within ENGINEERING COMMENTS SUB 96 -0009 Evergreen Springs PAGE 2 • • the limits of the narrow street criteria. It is also important to note that there is another subdivision application under review for Hawk Meadow immediately to the east. That project will extend SW Sable Lane to SW 114th Avenue, which will allow traffic to access either 117th Avenue or 114th Avenue. Therefore, the total load on either street will not be significant and further supports the use of the narrow pavement width on 117th Avenue. Proposed New Streets As mentioned above, there will be new streets created with this development. SW Sable Lane will extend from SW 117th Avenue eastward through this site and will stub out at the east boundary of the development. The street is also proposed to be a narrow public street, with a 42 -foot ROW and 28 -foot paved width. The Hawk Meadow project to the east, also under review, will extend the street to SW 114th Avenue. In reviewing both applications, it appears there is a discrepancy in the centerline alignment where the street crosses the joint property line between the two projects. The Hawk Meadow application indicates that the centerline of the street will be offset 10 feet south of the north boundary of that site. However, the Evergreen Springs plan shows the centerline of the street aligning directly with the Hawk Meadow north property boundary. The consulting engineer for both projects is the same, so Staff believes this discrepancy can easily be resolved. The applicants for both projects will need to coordinate with regard to the alignment of the street prior to construction approval. SW 116th Terrace will extend south from SW Sable Lane, and will also have a 28 -foot paved width within a 42 -foot ROW, which is acceptable, based on the number of lots it will serve. There is one private street proposed (Tract D), which will extend easterly from SW 116th Terrace to serve Lots 10 and 11. Rather than create a private street, the applicant could just designate Tract D as a private driveway to serve the two lots. Other Access Issues The subject site surrounds an existing tax lot (Tax Lot 100, WCTM 2S1 10BA) and provides access to Gaarde Street via an access easement for the existing house on that tax lot. The existing access easement abuts the east boundary of the site and there is a gravel driveway from the house on Tax Lot 100 out to Gaarde Street. According to the applicant's plan, access to Tax Lot 100 will change in that it will now be provided to SW Sable Lane via an access easement or tract (Tract C). The owner of Tax Lot 100 will then need to drive to the west to SW 117th Avenue, then ENGINEERING COMMENTS SUB 96 -0009 Evergreen Springs PAGE 3 • • north to Gaarde Street. Although this will be a different route than before, Staff believes the access will be safer because vehicles will enter and exit Gaarde Street from a public street, rather than a narrow private driveway. The applicant will need to resolve if the access will be within an easement or within a tract and clarify such on the final plat. Access to the proposed water quality facility (Tract B) will be provided from SW Sable Lane. The City will desire the facility access to be separate from the private driveway access to Tax Lot 100 (Tract C) in order to avoid conflicts with private vehicles. 2. Water: There is an existing 6 -inch public water line on Tax Lot 800 (future ROW for 117th Avenue) that is fed from an existing 12 -inch water line in SW Gaarde Street. The plan indicates an 8 -inch water line will be constructed in Sable Lane that will extend to the eastern boundary for further extension by the Hawk Meadows project. The Water Department indicates that the developments will likely not have adequate fire flow protection because of the small size of the line in 117th Avenue. In order to adequately provide fire suppression flows, the 6 -inch water line will need to be upsized to an 8 -inch water line. The applicant will need to upsize the portion of water line that falls within their project frontage. The water line can be replaced along with the street improvements for SW 117th Avenue. The Water Department indicates that the fire hydrant locations should be adjusted to ensure that adequate fire protection is provided for the house on Tax Lot 100. The fire hydrant on Sable Lane should be relocated to the southeast corner of Sable Lane and 116th Terrace, which will bring it closer to the driveway for Tax Lot 100. In addition, the Water Department suggests the hydrant on 116th Terrace be relocated to the west side of 116th Terrace near the flair out for the cul -de -sac bulb. 3. Sanitary Sewer: The closest public sanitary sewer line is located east of this site on Tax Lot 4700 (WCTM 2S1 10A). This sewer line was extended as a part of a partition. The line is approximately 180 feet east of the subject site. The applicant intends to obtain an off -site sewer easement across Tax Lots 4200 and 4100 to reach the sewer line. The alignment of the sewer line will be acceptable because it will end up within the future improvements of SW Sable Lane. However, for the Evergreen project to move forward, the applicant will need to provide proof that the offsite public sewer ENGINEERING COMMENTS SUB 96 -0009 Evergreen Springs PAGE 4 • t� easements have been obtained prior to approval of the construction drawings. The applicant will be required to submit a basin analysis for the sanitary and storm sewer systems to establish what adjacent properties can be served from those systems. The applicant will need to provide sanitary and storm sewer stub outs to adjacent undeveloped or unserved parcels. The applicant's plan should be revised to show that public sewer will be extended to SW 117th Avenue to allow for future extension to properties upstream on 117th Avenue. 4. Storm Drainage: • This site is toward the upper end of an existing drainageway that slopes to the east. The topography of the site concentrates storm flows in a swale that discharges water near the midpoint of the eastern boundary. As discussed in the previous section, the applicant will be required to provide a drainage basin study to determine what upstream properties can be served from the proposed public sanitary and storm sewer system and how large those systems should be in order to serve those parcels when fully developed. In addition, the City is concerned about the potential impact to the downstream storm system from the additional storm water that will be generated from development of this site. The plan indicates the storm water will be collected in a piped system, treated in a water quality facility, then released to the downstream system via an offsite pipe. The offsite pipe is proposed to cross the adjacent parcel where the Hawk Meadow project would be constructed. The applicant will need to obtain an offsite public storm drainage easement prior to approval of the construction drawings. The offsite pipe will eventually tie into an existing public storm drainage line in SW 117th Avenue. The storm water then discharges into an open ditch that flows east of 117th Avenue. The applicant will need to provide a downstream analysis to determine if the downstream system will have enough capacity to accommodate the additional storm water from this site. If a capacity problem is encountered, the applicant will either need to upsize the downstream system, or provide on -site detention. The method of the downstream analysis must be in accordance with the Unified Sewerage Agency design and construction standards. 5. 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 require the construction of on -site water quality facilities. The facilities ENGINEERING COMMENTS SUB 96 -0009 Evergreen Springs PAGE 5 • • 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 is required to 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 R &O 91 -47. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to issuance of the building permit. As mentioned in the previous section, the applicant proposes to construct an on -site water quality facility to treat the storm water generated from this project. Access to the facility will be provided from a driveway onto SW Sable Lane. This access must be paved, a minimum of 15 feet wide and be separate from the private driveway to Tax Lot 100. 6. Grading and Erosion Control: USA R &O 91 -47 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 R &O 91- 47, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb five or more acres of land. Since this site is over five acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the site and /or building permit. 7. Existing Overhead Utility Lines: There are existing overhead utility lines on SW Gaarde Street. Section 18.164.120 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. Recommendations: THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: ENGINEERING COMMENTS SUB 96 -0009 Evergreen Springs PAGE 6 • 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. Once redline comments are addressed and the plans are revised, the design engineer shall then submit nine (9) sets of revised drawings and one (1) itemized construction cost estimate for final review and approval (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 name, address and telephone number of the individual or corporate entity who will be responsible for executing the compliance agreement and providing the financial assurance for the public improvements. 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. Additional right -of -way shall be dedicated to the Public along the frontage of SW Gaarde Street to increase the right -of -way to 37 feet from the centerline. This dedication shall be made on the final plat. 5. Prior to approval of the public improvement permit, the applicant shall demonstrate that the necessary right -of -way for SW 117th Avenue has been obtained and dedicated to the public. The City shall review and approve the right -of -way dedication prior to recording. 6. The applicant shall dedicate right -of -way at the southeast corner of SW 117th Avenue and SW Gaarde Street to provide a 25 -foot right -of -way radius. This dedication can be made on the final plat. ENGINEERING COMMENTS SUB 96 -0009 Evergreen Springs PAGE 7 • • 7. Prior to approval of the construction drawings, the applicant shall coordinate with the developer of the Hawk Meadows subdivision with regard to the centerline alignment of SW Sable Lane at the eastern boundary of this site. It appears that the centerline of the roadway will need to be shifted 10 feet to the south so that the centerline is offset 10 feet from the north boundary of the Hawk Meadow site (Tax Lots 3700, 3800, 3900 and 4300, 2S1 10BA). 8. The applicant shall construct a 3/4- street improvement along the frontage of SW 117th Avenue. The street, when fully improved, will have a pavement width of 28 feet. The improvements adjacent to this site shall include: a. City standard pavement section from curb to centerline equal to 14 feet, plus an additional 10 feet of pavement on the west side of centerline to ensure safe, two -way traffic will be accommodated, b. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage c. curb d. storm drainage, including any off -site storm drainage necessary to convey subsurface runoff e. 5 foot concrete sidewalk on the east side f. street striping, if necessary g. streetlights as determined by the City Engineer h. underground utilities (NOTE: the applicant may be eligible to pay a fee in -lieu of undergrounding existing overhead utilities) street signs j. driveway apron (if applicable) k. adjustments in vertical and /or horizontal alignment to construct SW 117th Avenue in a safe manner, as approved by the Engineering Department. 9. 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 subdivision. Improvements shall be designed and constructed to local street standards. 10. The internal public streets are approved to have 42 -foot right -of -way and 28 -foot pavement widths. 11. A profile of SW 117th Avenue shall be required, extending 300 feet south of the subject site showing the existing grade and proposed future grade. 12. An agreement shall be executed by the applicant, on forms provided by the City, which waives the property owner's right to oppose or remonstrate ENGINEERING COMMENTS SUB 96 -0009 Evergreen Springs PAGE 8 • • against a future Local Improvement District formed to improve SW Gaarde Street. 13. Lots 1 through 5, plus Tax Lot 300, shall not be permitted to access directly onto SW Gaarde Street. The final plat shall contain a non - access reserve strip on the Gaarde Street frontage of these lots. 14. The applicant shall cause a statement to be placed on the final plat to indicate that the proposed private street (SW Chestnut Lane, Tract D) will be jointly owned and maintained by the private property owners who abut and take access from it. 15. 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 street. 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 street. The applicant shall submit a copy of the CC &R's to the Engineering Department (Brian Rager) prior to approval of the final plat. 16. 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. Fire hydrant locations shall be approved by the Water Department. 17. The applicant shall replace the 6 -inch public water line in SW 117th Avenue, along the site frontage, as a part of the required street improvements. 18. Sanitary sewer and storm drainage details shall be provided as part of the public improvement plans. Calculations and a topographic map of the storm drainage basin and sanitary sewer service area shall be provided as a supplement to the public improvement plans. Calculations shall be based on full development of the serviceable area. The location and capacity of existing, proposed, and future lines shall be addressed. 19. The applicant shall provide sanitary sewer service to the adjacent undeveloped properties. The public sewer line in SW Sable Lane shall be extended to SW 117th Avenue in such a manner that it can be further extended south in 117th Avenue in the future. The line shall be extended to the edge of any street improvement that is constructed in SW 117th Avenue. ENGINEERING COMMENTS SUB 96 -0009 Evergreen Springs PAGE 9 s • 20. Prior to construction approval, the applicant shall obtain an off -site public sanitary sewer easement from the parcel(s) to the east for extension of the existing public sanitary sewer line. The easement shall be reviewed and approved by the City prior to recording. 21. Prior to construction approval, the applicant's design engineer shall submit documentation, for review by the City (Brian Rager), of the downstream capacity of any existing storm facility impacted by the proposed development. The design engineer must perform an analysis of the drainage system downstream of the development to a point in the drainage system where the proposed development site constitutes 10 percent or less of the total tributary drainage volume, but in no event less than 1/4 mile. 22. If the capacity of any downstream public storm conveyance system or culvert is surpassed during the 25 -year design storm event due directly to the development, the developer shall correct the capacity problem or construct an on -site detention facility. 23. If the projected increase in surface water runoff which will leave a proposed development will cause or contribute to damage from flooding to existing buildings or dwellings, the downstream stormwater system shall be enlarged to relieve the identified flooding condition prior to development or the developer must construct an on -site detention facility. 24. The applicant shall provide storm sewer service to adjacent unserved /undeveloped parcels. 25. 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 facilities 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. 26. The applicant shall provide a maintenance access road to the facility and any drainage structures within the facility to accommodate City maintenance vehicles. The access roadway shall be paved, a minimum of 15 feet wide and shall be separate from the private driveway access to Tax Lot 100. ENGINEERING COMMENTS SUB 96 -0009 Evergreen Springs PAGE 10 • • 27. 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. 28. 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). 29. 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. 30. The applicant shall obtain a 1200 -C General Permit issued by the City of Tigard pursuant to ORS 468.740 and the Federal Clean Water Act. 31. The applicant shall either place the existing overhead utility lines along SW Gaarde Street underground as a part of this project, or they shall pay the fee in -lieu of underg rounding. 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, it shall be paid prior to approval of the final plat. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: 32. Prior to issuance of building permits, the applicant shall provide the Engineering Department with a recorded mylar copy of the subdivision plat. 33. 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. ENGINEERING COMMENTS SUB 96 -0009 Evergreen Springs PAGE 11 • • :IN :ADDITION ; THEAPPLICANT: SHOULD ,:BEAWA.REOF THE FOLLOWING SECTIONS OF THE COMMUNITY, DEVELOPMENT "CODE THIS IS NOTAN EXCLUSIVE LIST .' • .. • 18.160.170 Improvement Agreement: 1. Before City approval is certified on the final plat, and before approved construction plans are issued by the City, the Subdivider shall: A. Execute and file an agreement with the City Engineer specifying the period within which all required improvements and repairs shall be completed; and B. 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. 2. 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. 18.160.180 Bond: 1. As required by Section 18.160.170, the subdivider shall file with the agreement an assurance of performance supported by one of the following: A. An irrevocable letter of credit executed by a financial institution authorized to transact business in the State of Oregon; B. 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 C. Cash. 2. 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. 3. The subdivider shall not cause termination of nor allow expiration of said guarantee without having first secured written authorization from the City. ENGINEERING COMMENTS SUB 96 -0009 Evergreen Springs PAGE 12 • • 18.160.190 Filing and Recording: 1. 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. 2. Upon final recording with the County, the applicant shall submit to the City a mylar copy of the recorded final plat. 18.162.080 Final Plat Application Submission Requirements: 1. Three copies of the subdivision plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. 2. 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. 3. Street centerline monumentation shall be provided as follows: A. Centerline Monumentation 1. 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. 2. The following centerline monuments shall be set: a. All centerline - centerline intersection points. b. All cul -de -sac center points. c. Curve points, beginning and ending points (PC's and PT's). 3. All centerline monuments shall be set during the first lift of pavement. B. Monument Boxes Required 1. Monument boxes conforming to City standards will be required around all centerline intersection points, cul -de -sac center points, and curve points. 2. The tops of all monument boxes shall be set to finished pavement grade. 18.164 Street & Utility Improvement Standards: ENGINEERING COMMENTS SUB 96 -0009 Evergreen Springs PAGE 13 • • 1. 18.164.120 Utilities A. 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. 2. 18.164.130 Cash or Bond Required A. 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. B. 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. C. The cash or bond shall comply with the terms and conditions of Section 18.160.180. 3. 18.164.150 Installation: Prerequisite /Permit Fee A. 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. 4. 18.164.180 Notice to City Required A. Work shall not begin until the City has been notified in advance. B. If work is discontinued for any reason, it shall not be resumed until the City is notified. 5. 18.164.200 Engineer's Certification Required A. 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 ENGINEERING COMMENTS SUB 96 -0009 Evergreen Springs PAGE 14 • acceptance of the subdivision's improvements or any portion thereof. for operation and maintenance. APPROVED: ff./1h V Greg Berry, Acting City Engineer i:\eng\brianr\sub96-09.bdr • ENGINEERING COMMENTS SUB 96 -0009 Evergreen Springs PAGE 15 • • , ep 40a bq <� .tak `-� T UALATIN VALLEY FIRE & RESCUE 3 FIRE PREVENTION �o ,� J 4755 S.W. Griffith Drive . P.O. Box 4755 . Beaverton, OR 97076. (503) 526 -2469 . FAX 526 -2538 c February 26, 1997 RECEIVED PLANNING Mark Roberts MAR 10 1997 City of Tigard Planning Division 13125 S.W. Hall Blvd. CITYOFTIGARD Tigard, Oregon 97223 Re: Evergreen Springs Subdivision 14235 S.W. 115` Avenue SUB 97 -0009 File Number: 1372 -97 Dear Mark: This is a Fire and Life.Safety Plan Review and is based on the 1991 editions of the Uniform Fire Code (UFC) and those sections of the Uniform Building Code (UBC) and Uniform Mechanical Code (UMC) specifically referencing the fire department, and other local ordinances and regulations. Plans for the above noted project are not approved. Please address the following items and resubmit plans to this office for review and approval. When buildings are completely protected with an approved automatic fire sprinkler system, the requirements for fire apparatus access may be modified as approved by the Chief. (UFC Sec. 902.2.1 Exception 1) Where there are 25 or more dwellings, an approved second fire apparatus access roadway must be provided to a city /county roadway or access easement. (UFC Sec. 902.2.2) Fire apparatus access roads shall have an unobstructed width of not less than 20 feet (15 feet for not more than two dwelling units), and an unobstructed vertical clearance of not less than 13 feet 6 inches. (UFC Sec. 902.2.2.1) The inside turning radius and outside turning radius shall not be less than 25 feet and 45 feet respectfully, as measured from the same center point. (UFC 902.2.2.3) Cul -de -sac bulb. "Working" Smoke Detectors Save Lives • • Mark Roberts February 26, 1997 Page 2 Where fire apparatus access roadways are not of sufficient width to accommodate parked vehicles and maintain the minimum 20 foot wide unobstructed driving surface, "No parking" signs shall be installed on one or both sides of the roadway and in turnarounds as needed. (UFC Sec. 902.2.4). Signs shall read "NO PARKING - FIRE LANE - TOW AWAY ZONE, ORS 98.810" and shall be installed with a clear space above ground level of 7 feet. Signs shall be 12 inches wide by 18 inches high and shall have black or red letters and border on a white background. (UFC Sec. 901.4.5(1)(2) &(3)) Fire hydrants for single family dwellings and duplexes shall be placed at each intersection. Intermediate fire hydrants are required if any portion of a structure exceeds 500 feet from a hydrant as measured in an approved manner around the outside of the structure and along approved fire apparatus access roadways. Placement of additional fire hydrants shall be as approved by the Chief. (UFC Sec. 903.4.2.2) The minimum available fire flow for single family dwellings and duplexes shall be 1,000 gallons per minute. If the structure(s) are 3,600 square feet or larger, the required fire flow shall be determined according to UFC Appendix Table A- III-A -1. (UFC Appendix III-A, Sec. 5) Approved fire apparatus access roadways and fire fighting water supplies shall be installed and operational prior to any other construction on the site or subdivision. (UFC Sec. 8704) Existing house (tax lot 100) adjacent lots 10, 9 and 8, access roadway needs a turnaround. If I can be of any further assistance to you, please feel free to contact me at 526 -2469 referring to the above noted file number. Sincerely, Gene Birchill, DFM Plans Examiner GB:kw cc: Anthony Weller 15256 NW Greenbrier Pkwy. Beaverton, OR 97006 • • c _ UNIFIED SEWERAGE AGENCY OF WASHINGTON COUNTY RECEIVED PLANNING MEMORANDUM MAR 1 0 1997 CITY OF TIGARD DATE: March 4, 1997 TO: Mark Roberts, City of Tigard FROM: Julia Huffman, USA SUBJECT: Evergreen Springs Subdivision, SUB 96 -0009 SANITARY SEWER Each lot within the development shall be provided with a means of disposal for sanitary sewer. The means of disposal should be in accordance with R &O 96 -44 (Unified Sewerage Agency's Construction Design Standards, July 1996 edition). Engineer should verify that public sanitary sewer is available to up -hill adjacent properties, or extend service as required by R &O 96 -44. STORM SEWER Each lot within the development should have access to public storm sewer. Engineer should verify that public storm sewer is available to up -hill adjacent properties, or extend storm service as required by R &O 96 -44. Hydraulic and hydrological analysis of storm conveyance system is necessary. If downstream storm conveyance does not have the capacity to convey the volume during a 25 -year, 24 -hour storm event, the applicant is responsible for mitigating the flow. WATER QUALITY Developer should provide a water quality facility to treat the new impervious surface being constructed as part of this development. SENSITIVE AREA A "Sensitive Area" may exist. Developer must preserve a 25 -foot corridor as described in R &O 96- 44 separating the sensitive area from the impact of development. EROSION CONTROL A joint 1200 -C erosion control permit is required. 155 North First Avenue, Suite 270, MS 10 Phone: 503/648 -8621 Hillsboro, Oregon 97124 FAX: 503/640 -3525 _- CITY OF TIGARD Community EDevefopment Shaping getter Community REQUEST FOR COMMENTS DATE: February 21,1991 TO: Lee Walker, USA/SWM Program FROM: City of Tigard Planning Division STAFF CONTACT: Mark Roberts 1x3171 Phone: 15081889 - 4171 Fax: [5081884 - 1291 RE: SUBDIVISION (SUB) 96 -0009 ➢ EVERGREEN SPRINGS SUBDIVISION Q A request to subdivide a 5.24 acre parcel into 18 lots ranging in size from 7,694 square feet to 16,364 square feet. LOCATION: 14235 SW 115th Avenue; WCTM 2S110BA, Tax Lots 00200 and 00300. ZONE: Residential, 4.5 Units Per Acre (R -4.5). APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.50, 18.88, 18.92, 18.96, 18.150, 18.160 and 18.164. Attached is 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 wiu be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on thi4 application, WE NEED YOUR COMMENTS BACK BY: Thursday - March 6, 1997. 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 yoy 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. D {E g z, Please refer to the enclosed letter. u l5 Written comments provided below: F Ell 2 5 1997 By v A (lease provide the foffywing information) Name of Persons] Commenting - I Phone Numberfsl: 6 4' I SUB 96 -0009 EVERGREEN SPRINGS SUBDIVISION PROPOSAUREQUEST FOR COMMENTS RECEIVEDNNING • • .44 'IL MAR 1 0 1997 CITY OF TIGARD Community (Development CITY OFTIGARD SC+apingA Better Community REQUEST FOR COMMENTS DATE: February 21,1991 't�j�lb TO: Development Services Technicians 1)1* Jill: / Jean: liii .. Jim: S 1 1 °°i Ronnie:I r Debbi `! FROM: City of Tigard Planning Division STAFF CONTACT: Mark Roberts 6ta111 Phone: (5031 63941T1 18x: (5031 6844291 RE: SUBDIVISION [SUM 96 -0009 ➢ EVERGREEN SPRINGS SUBDIVISION Q A request to subdivide a 5.24 acre parcel into 18 lots ranging in size from 7,694 square feet to 16,364 square feet. LOCATION: 14235 SW 115th Avenue; WCTM 2S110BA, Tax Lots 00200 and 00300. ZONE: Residential, 4.5 Units Per Acre (R -4.5). APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.50, 18.88, 18.92, 18.96, 18.150, 18.160 and 18.164. Attached is 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 thie application, WE NEED YOUR COMMENTS BACK BY: Thursday - March 6, 1997. 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: ( IN -1 l O i • 4. (please provide tfie fo ing information) Name of Persons] Commenting: / , � � / Phone Number[sl: SUB 96 -0009 EVERGREEN SPRINGS SUBDIVISION PROPOSAL/REQUEST FOR COMMENTS RECEIVED PLANNING , MAR 10 1997 CITY OF TIGARD Community 'Development SliapingA Better Community REQUEST FOR COM DATE: February 21,1991 TO: Michael Miller, Operations Water Dept Manager FROM: City of Tigard Planning Division STAFF CONTACT: Mark Roberts [x3111 Phone: 150316394111 Fat WOW 6841291 RE: SUBDIVISION (SUB) 96 -0009 ➢ EVERGREEN SPRINGS SUBDIVISION < A request to subdivide a 5.24 acre parcel into 18 lots ranging in size from 7,694 square feet to 16,364 square feet. LOCATION: 14235 SW 115th Avenue; WCTM 2S110BA, Tax Lots 00200 and 00300. ZONE: Residential, 4.5 Units Per Acre (R -4.5). APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.50, 18.88, 18.92, 18.96, 18.150, 18.160 and 18.164. Attached is 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 thi% application, WE NEED YOUR COMMENTS BACK BY: Thursday - March 6, 1997. You may use the space provided below or attach a separate letter to return your comments. II 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 yoy 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: (1 r'i tRAcEM-nir .S /4 736' ,8viqz iAJ 7;4: : (r 1t10 75 //4 -L'' CAVE AtrEPALSi /,J,ar /!, / 4 74c /.'� rU 7v 40 /DU 7; BE Ai- • A46 11 i4F Tn /Lv 7L (,ci-770. Oiu (S6) SA L4&iE � 61T/417y £s95,G77E7lo /4 fgscn ►>1c,F r Lim /64 11 Aier A Cg 4i . /KEr,FAI / 2. 7',x,5 Lon To"' Lo 7 6v 5 11�7° TZt,zie.a65= . geE 8ideEr 3 aF 7 l� W y o>a .n- IO - i a/0 0442 o /v RE O) v q (T1 ase provide t/ e folrowing information) Name of Persons] Commenting: u / Iex !� I Phone Numberfsl: X 5 95 — SUB 96 -0009 EVERGREEN SPRINGS SUBDIVISION PROPOSAUREQUEST FOR COMMENTS • • A RECEIVED PLANNING 1 ot!A CITY OF TIGARD MAR 3 1997 Community'Devetopment Shaping Better Community REQUEST FOR COMMENTS CITY °F TIGARD DATE: Februa 21,1991 TO: TI r d Police Department Crime Prevention Officer FRO City of Tigard Planning Division ( STAFF CONTACT: Mark Roberts WITH Phone: 150316394171 Fax: 150316647291 RE: SUBDIVISION [SUB) 96 -0009 ➢ EVERGREEN SPRINGS SUBDIVISION < A request to subdivide a 5.24 acre parcel into 18 lots ranging in size from 7,694 square feet to 16,364 square feet. LOCATION: 14235 SW 115th Avenue; WCTM 2S110BA, Tax Lots 00200 and 00300. ZONE: Residential, 4.5 Units Per Acre (R -4.5). APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.50, 18.88, 18.92, 18.96, 18.150, 18.160 and 18.164. Attached is 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 thig application, WE NEED YOUR COMMENTS BACK BY: Thursday - March 6, 1991. 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 yoy have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: Ci.,, 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: 4. (Please provide the fotowing information) N ame of Person[sl Commenting: q � 1 Phone Number[sl: K2-J/9' SUB 96 -0009 EVERGREEN SPRINGS SUBDIVISION PROPOSAUREQUEST FOR COMMENTS • RECEIVENING FEB 2 6 1997 D CITY OF TIGARD CR OF Community (Development Shaping Better Community REQUEST FOR COMMENTS DATE: ' February 21,1991 TO: John Roy, Property Manager FROM: City of Tigard Planning Divisi STAFF CONTACT: Mark Roberts (x3171 Phone: [50516894111 Fax: (5081684 -1291 RE: SUBDIVISION (SUB) 96 -0009 > EVERGREEN SPRINGS SUBDIVISION < A request to subdivide a 5.24 acre parcel into 18 lots ranging in size from 7,694 square feet to 16,364 square feet. LOCATION: 14235 SW 115th Avenue; WCTM 2S110BA, Tax Lots 00200 and 00300. ZONE: Residential, 4.5 Units Per Acre (R -4.5). APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.50, 18.88, 18.92, 18.96, 18.150, 18.160 and 18.164. Attached is 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 wilt be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on thi9 application, WE NEED YOUR COMMENTS BACK BY: Thursday - March 6, 1997. 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 phonq the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If yo4 have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEAS 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: 44 4t (Please pn vufe tke fo(o-wing information) Name of Person's) Commenting: Phone Number's): SUB 96 -0009 EVERGREEN SPRINGS SUBDIVISION PROPOSAUREOUEST FOR COMMENTS De ✓ RECEIVED PLANNING v p,TIN fr • • "� /- P n �`� . TUALATIN VALLEY FIRE & RESCuE 2 61997 c � _ ' FIRE PREVENTION CITY OF TIGARD 4, c 4755 S.W. Griffith Drive . P.O. Box 4755 . Beaverton OR 97076 . � U � (503) 526 -2469 . FAX 526 -2538 S & RES To: Ili 2- < / Date: Z ❑ WC ❑ CC ❑ MC ❑ BV ATI ❑ Ty ❑ DU ❑ SH O WI ❑ KC Jurisdiction File Number: * .SD? Project Name: E 1) Ef2..G, V ) i L.� i P n /.J LS Sl:ro Address: /64- 2 L7 S 5c) 11 C L:, TVF &R File Number: (Whenever referring to this project please include the TVF &R File Number) X Project approved • Project not approved - Please address items checked below and re- submit plans for review and approval to the: — ❑ TVF &R Fire Marshal's Office ❑ Planning Department having jurisdiction for routing to the TVF &R Fire Marshal's Office Project conditionally approved subject to correction of items checked below. _ This is a Fire and Life Safety Plan Review and is based on the 1994 Editions of the Uniform Fire Code (UFC) and those sections of the Uniform Building Code (UBC) and Uniform Mechanical Code (UMC) specifically referencing the fire department, and other local ordinances, regulations and guidelines. 1) FIRE APPARATUS ACCESS ROAD DISTANCE FROM BUILDING AND TURNAROUNDS; Access roads shall be within 150 feet of all portions of the exterior wall of the first story of the building as measured by an approved route around the exterior of the building. An approved turnaround is required if the remaining distance to an approved intersecting roadway, as measured along the fire apparatus access road, is greater than 150 feet. (UFC Sec. 902.2.1) 2) FIRE APPARATUS ACCESS ROAD EXCEPTION FOR AUTOMATIC SPRINKLER PROTECTION: When buildings are completely protected with an approved automatic fire sprinkler system, the requirements for fire apparatus access may be i C- modified as approved by the Chief. (UFC Sec. 902.2.1 Exception 1) 3) ADDITIONAL ACCESS ROADS; Where there are 20 or more dwellings, an approved second fire apparatus access roadway g aPP PP Y must be provided to a city/county roadway or access easement. (UFC Sec. 902.2.2) 1C FIRE APPARATUS ACCESS ROAD WIDTH AND VERTICAL CLEARANCE; Fire apparatus access roads shall have an taco structe width of not t.;ss than 20 feet (15 feet for not more than two dwelling units), and an unobstructed vertical clearance of t,ess i:iiarr t 3 feet 6 inches. (UFC Sec. 902.2.2.1) a 5) SURFACE AND LOAD CAPACITIES; Fire apparatus access roads shall be of an all- weather surface that is easily distinguishable from the surrounding area and is capable of supporting not less than 12,500 pounds point load (wheel load) and 50,000 pounds live load (gross vehicle weight). (UFC Sec. 902.2.2.2) Please provide documentation from a registered engineer that the design will be capable of supporting such loading. Please provide documentation from a registered engineer that the finished construction is in accordance with the approved plans or the requirements of the Fire Code. 6) TURNING RADIUS: The inside turning radius and outside turning ra ius shall not be less than 25 feet and 45 feet respectfully, as measured from the same center point. (UFC Sec. 902.2.2.3) v>]L JO c S s.q- e-- 6 J `(,(3 7) DEAD END ROADS; Dead end fire apparatus access roads in excess of 150 feet in length shall be provided with an approved turnaround. Diagrams of approved turnarounds are available from the fire district. (UFC Sec. 902.2.2.4) 8) BRIDGES; Bridges shall be designed, inspected and final construction approved by a registered engineer. The bridge shall be d igned in accordance with the American Association of Highway and Transportation Officials "Standard Specifications for Highway Bridges." The bridge shall be designed for a live load sufficient to carry 50,000 pounds. (UFC Sec. 902.2.2.5) 9) NO PARKING SIGNS; Where fire apparatus access roadways are not of sufficient width to accommodate parked vehicles, "No Parking" signs shall be installed on one or both sides of the roadway an:' is turnarounds as needed. (UFC Sec. 902.2.4) Signs shall read "NO PARKING - FIRE LANE - TOW AWAY ZONE, ORS ;8.810" and shall be installed with a clear space above ground level of 7 feet. Signs shall be 12 inches wide by 18 inches high and shall have black or red letters and border on a white background. (UFC Sec. 901.4.5.(1) (2) & (3)) "Working" Smoke Detectors Save Lives Page 1 of 2 • w, 4 0 TVF &R File Number 10) GRADE; Fire apparatus access roadway grades shall not exceed an average grade of 10 percent with a maximum grade of 15 percent for lengths of no more than 200 feet. (UFC Sec. 902.2.2.6). Intersections and turnarounds shall be level (maximum 5 %) with the exception of crowning for water run -off. 11) PAINTED CURBS; Fire apparatus access roadway curbs shall be painted yellow and marked "NO PARKING FIRE LANE" at each 25 feet. Lettering shall have a stroke of not less than one inch wide by six inches high. (UFC Sec. 901.4.5.2) 12) COMMERCIAL BUILDINGS - MINIMUM NUMBER OF FIRE HYDRANTS; The minimum number of fire hydrants for a building shall be based on the required fire flow prior to giving any credits for fire protection systems. There shall not be less than one (1) fire hydrant for the first 2,000 gallons per minute (GPM) required fire flow and one (1) additional fire hydrant for each 1,000 GPM or portion thereof over 2,000 GPM. Fire hydrants shall be evenly spaced around the building and their locations shall be approved by the Chief. (UFC Sec. 903.4.2.1) 13) COMMERCIAL BUILDINGS - FIRE HYDRANTS; No portion of the exterior of a commercial building shall be located pore than 250 feet from a fie hydrant when measured in an approved manner around the outside of the building and along an -/ approv fi re appa a ccess roa (UFC S ec. 903.4 14) SINGLE FAMILX DWELLINGS - FIRE HYDRANTS; Fire hydrants for single family dwellings and duplexes shall be placed at each intersection. Intermediate fire hydrants are required if any portion of a structure exceeds 500 feet from a hydrant as measured in an approved manner around the outside of the structure and along approved fire apparatus access roadways. Placement of additional fire hydrants shall be as approved by the Chief. (UFC Sec. 903.4.2.2) 15) FIRE HYDRANT DISTANCE FROM AN ACCESS ROAD; Fire hydrants shall not be located more than 15 feet from an approved fire apparatus access roadway. (UFC Sec. 903.4.2.4) • 16) FIRE HYDRANT / FIRE DEPARTMENT CONNECTION: A fire hydrant shall be located within 70 feet of a fire department connection (FDC). Fire hydrants and FDC's shall be located on the same side of the fire apparatus access roadway. (UFC Sec. 903.4.2.5) FDC locations shall be as approved by the Chief. (1996 Oregon Structural Specialty Code, Sec. 904.1.1) 17) FIRE DEPARTMENT CONNECTIONS ON Bun ZINGS; Fire department connections shall not be located on the building that is being protected. (UFC Sec. 903.4.2.5) _ > . . j . * . - 18) COMMERCIAL BUILDINGS - REQUIRED FIRE FLOW;' The required fire flow for the building shall not exceed 3,000 allons per minute (GPM) or the available GPM in the water delivery system at 20 psi. A worksheet for calculating the required A fire flow is available from the Fire Marshal's office. (UFC Sec. 903.3) 19) SINGLE FAMILY DWELLINGS - REQUIRED FIRE FLOW;'The minimum available fire flow for single family dwellings and duplexes shall be 1,000 gallons per minute. If the structure(s) are 3,600 square feet or larger, the required fire flow shall be determined according to UFC Appendix Table A- III -A -I. (UFC Appendix III -A, Sec. 5) 20) RURAL BUILDINGS - REQUIRED FIRE FLOW: Required fire flow for rural buildings shall be calculated in accordance wi National Fire Protection Association Standard 1231. Please contact the Fire Marshal's office for special help and other A2 uirements that will apply. (UFC Sec. 903.3) ACCESS AND FIREFIGHTING WATER SUPPLY DURING CONSTRUCTION; Approved fire apparatus access roadways and fire fighting water supplies shall be installed and operational prior to any other construction on the site or subdivision. (UFC Sec. 8704) 22) KNOX BOX; A Knox Box for building access is required for this building. Please contact the Fire Marshal's Office for an application and instructions regarding installation and placement. 23) REQUIRED INSPECTIONS; Please contact the Fire Marshal's office at the appropriate times for inspection of the following: \. X 24) II. x 5 v I 1,2 t 40 o S 61 - x L-0 1 eV') KIN - 1 - 4-1.- "4.r' "s 25) � - � E A) F [ 3 ( ✓ L 614 11✓ L D F PL.,a,J S F:x pA r i 4 F: 1 Plan Reviewer Signature Title cc: 4 pee_ I A AiT — 73 J t cr .4i ...,6 / ✓ (-� al /J Page 2 of 2 • g e • I \J\ ‘‘ 1A CITY OF TIGARD Community (Development ti Shaping Better Community REQUEST FOR COMMENTS DATE: February 21,1991 TO: David Scott, Building Official FROM: City of Tigard Planning Division STAFF CONTACT: Mark Roberts 1x311) Phone: (5081 6394171 Fax: (5081684-7291 RE: SUBDIVISION (SUB) 96 -0009 > EVERGREEN SPRINGS SUBDIVISION < A request to subdivide a 5.24 acre parcel into 18 lots ranging in size from 7,694 square feet to 16,364 square feet. LOCATION: 14235 SW 115th Avenue; WCTM 2S110BA, Tax Lots 00200 and 00300. ZONE: Residential, 4.5 Units Per Acre (R -4.5). APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.50, 18.88, 18.92, 18.96, 18.150, 18.160 and 18.164. Attached is 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 thi§ application, WE NEED YOUR COMMENTS BACK BY: Thursday - March 6, 1997. 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 phon§ the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If yoy have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: I We have reviewed the proposal and have no objections to it. Please contact of our office. _ Please refer to the enclosed letter. X Written comments provided below: C`A \ V clovIv\zow , 1) s Vi- \-‘,.)A R. -\ � C \ ke rc S 1w. , V 't (Ttease provide the fa information) Name of Perseids) Commenting: ! `� 5- Phone Numberlsl: 2. v� I SUB 96 -0009 EVERGREEN SPRINGS SUBDIVISION PROPOSAL/REQUEST FOR COMMENTS - -- ---- _ _ ___ -- -- - - --- - - - -- - --- -- - -- - - - - , . _ _ „ _ . -„ . _ _ • _ . . . . . , . . . . . . , . , . . , . . , . . . ' . . _ . , . . . . . , . • . : . . . ...lioeMal■FOISIMmilli - - ' - - - ' - ' . . , . , . .. . . _ _.. ,MMINISOSIMI . . . 1 _ . . . , ■ , . . , - . ' . . . . f 1 F _ • _ - . I t , . , . . I 1 - i I ' . ' EXISTING 12" DIA. WATER . . . . EXISTING 36" DIA. 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' WATER i : QUALITY'', - FAOLITY . i , • LeJ (.e D 0 I 6 , 1 4 ir,.. ii ,,,,.../* ' e., 4.0-4'13' If 6 ,71,1 p _ ,..‘ j)kik'' ...,.......„......_.... : . . ...' , I EXISTING ' ---' ----- 8" SAN 8 . , (i) U11LITY X , I OFF—S TE _, EASEMENT --- 1 „ ) , I UTILITY E MEN T Li ‘ SPRING 'C) _ ... .,....... _ sari '-) • ...._ . . . . ,..— . 2" STRM i 1 1 _.__ _ .. - • r-, BARN 2 { I Nfti I ) 1 - 14 w 11 ce _ . , . . . . ___...„. I EXTG/ }-10USE t }--• ___. ... _ ..... _ . _ _ . _ . ... _. ..... ..._„_ . . SHED . _„ _ . 1 , f .5 Irmo 1 R Tu . I 11 . , . . -f _OT 100 , I 2 i 1 - _ c Z . CNI K9 C ........_ _ ... ..„.., _ . - -._,_ .. . . . . . 1 '0 ) 9 1 . 15 • --/:‹ ; : Qrli i I < 1-- . . s...„, crY , -60, a e". Pri 11 10 1 - - r',4 _ - k.- . i . 1 1 EXISTING 1: , I .__ FIRE HYDRANT i , — -•,• - .:•.,..--. - 4 .7 ININI.I.,: .- , , .. s ... 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I SHEET 12" WATER • - ,. .- NXISTING 12" CV WATER 3 , , ____,CF= ,,,_ A zi l OM . r 11 ijAti]* °F 1 - - - . . 7 . . _ __... _._ .._ ... . ....,...... . ......... .. ..... ...... . . _. . _...._ ____ _..._. .... ._,.... ._, ,... . . , ,... ._.., . . . . . , . . ... , . ,, . . .. --- . - w . ._ ,, .4, ._ -,, ..: . .,, 2 .. _ .. , .. _ _____IF L • . . ,....... ,,,. „ p a M. th Q O J s .. • :. SW GAARDE ST - 67 67 1 67' 67 68' SIT DATA ® x r � _ — .._.._..._. ZOOM > Qr— I ! 1 ( ; I I ZONING: R -4,5 LOW DENSITY RESIDENTIAL V) 1 . 1 2 U vi PROJECT .SIZE: 9.41 ACRES w __ ,._J H () 1 � i I I - REQUIRED PROPOSED (Cr CO a 2 7 7 67 Sq. Ft. 7769 Sq. Ft. 7764 Sq. Ft. 7753 Sq. Ft. 7754 Sq. Ft. in N I ' 0.17 Acres 0.17 Acres < 0.17 Acres 0.17 Acres 0.17 Acres DWELLING UNITS PER ACRE: 1-5 3.6 CC (0 z 0 " _- _ ____ _ __ TOTAL UNITS: 24 18 - UJ KT 55' 67' 67' 101 67' 67' _ 68= 7 500 SF 8, 736SF AVG. W 9 MIN. LOT SIZE o Yr,= Iv AVG. LOT WIDTH: 5 0 ' 90 , ` , SETBACKS �- - -�- Z '<i§ 4' 0 85 � ? Q' i � 62' 78' 27' 20 FRONT: 20 20 , a /<'"' 86' , i - ' '?-# - - .. ______ .. .__ _._ SIDE: - 5 5 �2 el �_- , i ' -' . CORNER: Z I.4.1 z 9a8o sq. Ft 5 = o REA : 15' 15' w z d °° 0.20 Acres 14' - ° ° . - / j ; , , I MAX. BDG HEIGHT: . 30' zo t 14' 7713 Sq. Ft. R 7598 Sq. Ft. 1- z �z / - 0.17 Acres 0.17 Acres w 42 ' 0 pL P.1 . a6 - 104 - �_ --- .. - - - - - --- .. . .. _._ w 14' S' - - - - 102' -- __ _ " 52 TRACT 8 14' `� i ; 13199 Sq. F, _ 5' �® ( W 7904 Ft. , ' WA f E R cre� ( P CD Sq• I h 0.18 Ages CO ss7o sq. Ft. QU A TY'' t 2 :1 .400 imiiiiiiii ,i- 0.19 Acres _ � - - EXISTING r �a ii : ~ � Y ; , . �.ri;,...�,��� UTILIT SIDEWALK �� Se GUTTER OFF —SITE EASEME.NT - -_ �- 7 °' unurr EASEMENT STD - - . -_- ___ = - - 20 7 OF 2 -0" CAB . IC SPRING _ 1 .._ : ';- ,. 102' — 3/4 " -0" C.A.3 — 1 2 79 Sq. Ft. r 80 BARN /2" OF A.C. PAVEMENT, C ( LIFTS ) Cn :_ 3 AVEEN Cl TWO TS ( �_ _ a' �= 0.18 Roes • i ___... -_ 1 .... 0 I N SHED I cl Tam ( EXTGj }4OJSE l- 1 9 LOCAL � T ' a 1 ,� °° T� X 0 T 1 G 3o r ,, N, s -a -w � a 104' t 10098 S Ft. 4 i EXISTING PAVEMENT ENIOTH J q' 1720' '" x 0 23 Acres 20' .1 _ P.1 _J 20' _ _ 10' 14' ` 5' / . c. 00 cO 7850 Sq. Ft. 1® 8 5, v) 0.18 Acres l 1 C> 8619 Sq. Ft. W " 0.19 Acres Q * 21 MAX. u> / CV R31' 44' 25' i z..,,,. rte., r�7 z.R cry ' ~ 30 ' c x 'ti. STU CURB . 99 i "s j R -o -w do GUTTER Li o 19 _ TRACT •' BAR ' "' TRACT Q 95' - r OF 3/4 C.A.$. , . m I I P.L. 15. 3 1/2 OF A.C. PAVEMENT. Cl C (TWO LIFTS) j 0,22 Acres 4/ � 9741 Sq. Ft. ' 41' 41' 6 ° 1 A r l3�•r 1r • 1 �� 1 / "1� !0, p o _ c.-5) f (" f l 16363 Sq. Ft. . . 0.37 Acres 2 1 MAX ` " 1 MAX NTS . , ., 13 _ ui Minn i' / + > '� 9 Sq. Ft. a) 7857 Sq. Ft. f a ° _ ° "' . : STD. CURB CC CD 'll 0 .20 Acres E k GUTTE 4 0.18 Acres _ c :13 f X TG. HOU E r e OF 2 -0' C.A.9. - - F r OF 3 / 4 " ^O C D 'A m c - .. - - - ' 3 1/r OF A =C. PAVEMENT Cl ' (TWO LIFTS Q a -� 137' 74' SHED 136' ® 4 SHEET < , PRNATE STREET 1 c % N TS , C3 i I - O N' ! c ' 5 0 25 0 50 - , . ..-. . - ....... ...___,.__._ __.. ... , ........._,....._. _......_ . ____.___._.. __ .. __ . _ ______ ._....,....._ . , , •. ... • _ . . . • . . . ..,c \LANG\SH183 Tue Jan 28 10.04:38 1997 , s „ • „ , . . , „ . , . i „ , s i s . s s I ' . I I ___: J . . , ------ , • 1 , h , ' . ' . . s • , i . ! i , . , . . . ? 4 ...,,. 1 t , • ...... . • , : ; . s . EXISTING 67 GV WATER aW 117TH AVE ._, I i !! 1 , , ___ ....._.......,„„_______ _____ E . __ !! _ - - -- 1 -----._ l' . _ ______ _ _____ 0 •■■■••• 1••■• ! 3 i , . '".1 g _ N . ,.., , - --- — . ■ ■ ! Z • M rn , . ' 0 . ' 70 .--- ; - -- crl : N.) I 1 ' .. ! .- ., . igr Z : ------- -< , --I C) ' , dlit III • 0 CO ° , 1 ammo anew t 1 . . X i / ri \ < . k ..,... 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IMMITSIIMMIMINNINIIIIIMIIII -n . i P 1110 k . •r I" : ' D • rormairmaramitomicsaaserANNIIII. • EVERGREEN SPRINGS . m _ OWNER: , . : ' • SUBDIVISION .' fiv„J PRELIMINARY , . , ( ht...,.., .., o r CONSULTING ENGINEERING SERVICES, INC , ' , or CITY OF TIGARD / ■ 15256 N.W. GREENBRIER PARKWAY 1 ' . BEAVERTON, OR 97006 (503) 690.-6600 , . * KITTY C. HIGGINS-FUDGE TAX MAP 2S 1 108A r L UTILITY PLAN , . 12435 SW 115111 MENUE TAX LOT 200 & 300 ., ; , ; . . 11GARD, OR 97224 244-2300 ' ; SH183.DWG , , , / / . , , : .. , L • ................_ ... , . _ ............. .. _ .. ..._ <8 0 O M 10' STRM m _ # — 8 ! N C`J --- �,, j` l - '' �,. :J t 1 ; ) SW GAARDE oi � O p to ' 4 3 / d .� AA il 0,1 =OM I.... C5. / , Id 1 I .-' / / r te 0 / - 898=0 ..... I t t O I a f a 41 t I' � r �� f a�= LJ = N / / q F . ? r i d i t 1 / r j 3 / IX 0 j Q .t ~ } / / f + s I N t li W' r l �j 1 f 2 u I f` / — ' w' fNtETJ RO 1'fON YPI A , � ;' ,%" / ,, j . j ; I = 3 � I ; RO f0f� CO fROLf=E ,_ �,' ` , .a.. 9 Y - 1 ,,, ..` 4 . � ` ' 50 25 0 50 • ■ - to" S' R i / �.�, 1 � `-.1 11 / . ,J /t r.a►�►�. • ice . • rir Al � '� �+ a a i .►, •►• i •.: �.r - �s �._ .r, � .� r � i ±; ��r l�'ilt�+ . -. r., l + � Iil't /a I � R � •� Hf� lNAIRsoei� 1 , 1 ' A :t _ 111 N Y o "' "• r 12" STRM M � " 'i R' •� ., �� ■: � � � . 10 � o , • 7 ,- , !lV1, ► � li � Ot11:�� N M % a W } 'iii : , �> ..0 . .� • • EROSION CONTROL NOTES Ir GRA VEL f NTR A E r 1 '' � / r � 1 1iIF z i j 'I/ r 9 1 1 1 0 / 1 ' SHALL ACCORDANCE WITH OAR 340 -41 -55 Z z o / / ,t 1 �' 1. ALL EROSION CONTROL MEASURES SHALL BE IN A CCO D r ' 1 / 1 ' "EROSION CONTROL PLANS TECHNICAL GUIDANCE HANDBOOK / / 1 • AND THE CITY OF PORTLAND ' / FEBRUARY z 1 DATED B r ( t a D ED E RUARY 1994. r� / 1 f , _ �, � ,'� . .., 2. APPROVAL OF THIS EROSION /SEDIMENTA �` j ! TION CONTROL (ESC) PLAN DOES NOT CON— r 1 ; ` 1 4 STITUTE AN APPROVAL OF ANY OTHER PROPOSED PROJECT DESIGN ELEMENT. 6 ! ill � 3 I ` 1 i 1 AND MAINTENANCE 3. THE IMPLEMENTATION OF THESE ESC PLANS AhD THE CONSTRUCTION, , � I / � r` j REPLACEMENT, AND UPGRADING OF THESE ESC FACILITIES IS THE RESPONSIBILITY OF �.. / / �'� 1 1' THE CONTRACTOR UNTIL ALL CONSTRUCTION IS COMPLETE AND APPROVED, AND 1f __ // , 'j } rd / rf • : W ATER ! VEGETATION/LANDSCAPING IS ESTABLISHE j,, r' Q UALITY ,i , 1,�1. / / / < " I gyp , I f 4. THE BOUNDARIES OF THE CLEARING LIMITS SHOWN ON THIS PLAN SHALL BE CLEARLY 6;� 11�tTY I r FIRM Ij 1 , FLAGGED PRIOR TO CONSTRUCTION. DURING THE CONSTRUCTION PERIOD, NO ;• °°- — 1 ' • - 1 • DISTURBANCE BEYOND THE FLAGGED CLEARING LIMITS SHALL BE PERMITTED. THE EXISTING 7 � . FLAGGING SHALL BE MAINTAINED BY THE CONTRACTOR FOR THE DURATION OF CONSTR. I OFF -SITE EASTMEN� �s,. _ ,., : + :.. I I SPRING._. = `� 1 �`' t'�'�i"+r, "`j "`�"+`�"`` �``'`� 5. ON THIS PLAN MUST BE CONSTRUCTED IN CONJUNCTION N I d , _.. THE ESC FACILITIES SHOWN 1 .4 `� TR N ti -:, -- `- r" ! � WI ALL CLEARING AND GRADING ACTI VITIES, AND IN SUCH A MA NNER AS TO INSURE I 1 111111 : w 1 A v - - . .. - ! BARN I ? D! THAT SEDIMENT LADEN WATER DOES NOT ENTER THE DRAINAGE SYSTEM OR VIOLATE i �.I ''�., y` ... ,� TM ,, "`^e �` `°S E � ` �� � � 8 I APPLICABLE WATER STANDARDS. ,v '1hi �, - 1 �N S . _ g THE ESC FACILITIES H N PAN TN MINI {R MENTS FOR THE o T1 E E S OWN ON THIS L ARE E MUM REQU E �� - �:..,,w: 1 --- Ir 282 T X OT 0 •, -` I- fi r' ANTICIPATED SITE CONDITIONS. DURING THE CONSTRUCTION PERIOD THESE ESC 4 5 ` , `� ` !�, ' I I 2 84 � �` FACILITIES SHALL BE UPGRADED AS NEEDED FOR EXPECTED STORM EVENTS AND TO _ 1 °� ! 1 ENSURE THAT SEDENT LADEN WATER DOES NOT LEAVE THE SITE, ra �� 1 2 •I �: - ..._ w I o0 . , ,,` IM �� ri�. a a i` 0 , ` .,� �� 1 1 4 ._. . _._. 7. THE TI INSPECTED ILY THE CONTRACTOR AND MAINTAINED - :-...,T1 4� [ ti 1 _ • AS NECESSARY ESC FACILI TO ES ENSURE SHALL BE THEIR CONTINUED DA FUNC BY ITONING. � . . - • --` 1� STABIUZED CONSTRUCTION ENTRANCES SHALL f 4 `� 8. L BE INST E AT E BE GINNIN ADDITIONAL F . ` 1 a - °tea • ' 1� •�` °' ^`' °�.,. CONSTRUCTION AND MAINTAINED FOR THE DURATION 0 THE PROJECT. _ -. .,� • .may 1 � � � ., 98' � ^ ,` ' � � ' a ' MEASURES MAY BE REQUIRED TO INSURE THAT ALL PAVED AREAS ARE KEPT CLEAN OF THE PROJECT. ' ,p� 1; FOR THE DURATION . o Cr i OS Z _� � `� ::N: �`- ~ '� ! �" !1 m ° °T 9. THE ESC FACIUTIES ON INACTIVE SITES SHALL BE INSPECTED D MAINTAINED A 0 n „W �. , ``„ - T 3 0 4 '' °, �` �, �} _ . .., MINIMUM OF ONCE A MONTH OR WITHIN 48 HOURS FOLLOWING A STORM EVENT, I I \..,` ".,,,` �-'^�.. i, . , vow :�,_' ; , '`...,, �'a� ` ,�. e'b _� t TM.. -. Q - ` ,. T �” �_ -.,, '� ` � ;' 1 ►11 "�. � `� `-,, i 10. ALL CATCH BASINS, MANHOLES AND CONVEYANCIE UNES SHALL 8E CLEANED PRIOR TO °' - -� '� •' i� "�� r '� \ 1 `�` PAVING. THE CLEANING OPERATION SHALL NOT FLUSH SEDIMENT —LADEN WATER INTO THE g3 \ ~'' �- `•, \ -. (� DOWNSTREAM SYSTEM. ce _ ...., ° ` "' ` `� �" • '. .. • . -R _ .�`� 11. PLACE GRASS SEED OVER BARREN SOIL; 80/20 BLEND OF DWARF PERENNIAL RYE AND °d r (J o T ` 5 �o . �•' �/' �`� #`�'°� wr `� � CREEPING RE D F ESCUE , MIN. 100 /ACRE APPLY 20 -10 -10 FERTIUZER IN ACCORDANCE • 5'. m 3 2 "' WITH SUPPLIER'S RECOMMENDATIONS, m TA UPON COMPLETION �3 k \ TO BE INSTALLED U C z Lid TO INTERIOR STREET R.O.W 0 E it i SEDIMENT FENCE ADJACENT 0 TE ,� 12. SEDIMEN E �, ro { " � �� � d •" '� J .,` f j OF STREET CONSTRUCTION. SEDIMENT` FENCE ON PERIMETER OF SITE TO BE IN PLACE • w s) . -' `�+°� 6' ,�► \ IXTG. MOUE a a > - f ` .\, \ (9 ti �' \ , PRIOR TO EXCAVATION. SHEET \ \ . ', u' \ \ \ L.1, \ , , _i LA i ,'� I \ `'• SHED L. ` 4 k - 4 . . Q '\ N ) \ X •,. \ . \ ,, CO lI \ \ \ \\., '‘ OF i \ '1 \ \ \ '-‘,.. ',..,...„, ,, cr) i' lik.,_ \ \ NN- \ ...--- , .,,,,._ N 7 ... ...., .. _ _....._....... _.. n .. -. W . _ . . P: \P \952 \DWG \SH165 Tue uan 26 10.14' 11 1997 ' b r ch 0 (,� N W S - o -° 0 314.85 '4,: I v '` • -4 -' O (N BV ►: 0 +12 � o II it < y � m ' BVC : 3 o -, Q r 1`* . o 91 II II ` ' EVC : 0 +32 ; � t , o II < i i• 14. • r o - II BVC.: 0 +40 i �. +w 314.80 1 1 ' • .: 0.1 -s ..:,' o = 1 0 _ c^' ca II n EVCS: 1 +00 I x 0 , 0 2 Z MN& -1- , ► II i < D -, �� 0 314.68 ' } EVCE: 314.68 i r - . N) I it It -4 n 4 %14 p 0 , --4 + II II °� BVCS 1+45 - o ! -o0(.44 ".�` S • w + • Immoloomil 313.92 : v + xom0 o0 a II < > ry I{ to 1 1 �vw ol 0 312.48 c °o EVCE: 312.28 t al 310.37 I B V ': 1 +bO ' y S F` BVC : 309.94 0 u rn y, o III F Iv I II N + J EVCS: 3 00 1 n Co :- 0 307.89 B I EVCE: 307.89 t , o 0 01 . o N) 0 U w : 11a o aN I N.) 0 - N O 288.2 C O O O 0 O 0 2 8.44 I i 1 I ` ' a F r I p I 287.2 1 : BVCS: 0 +5p 1 I 1 I 286.65 BVCE: 286.85 I rommiti 1 0) , + 285.1 y 11 MIMI 0 285.68 1 � - 0 ..° • D p 283.2 . ,, Iii ' P - i 1 rn 286.34 o i4 II < > °MIMI : II > C < W ? N --, II �\ li � WCXI+ ' 0 P N + _.. + 283.6 \ 1 v0+N \ w o a 0 288.63 4 V I , at:/ a3 ',, v I i .; n 287.9 0 292.55 . t � . � I EVCS: 2 +70 a M �,› EVCE. 294.58 W ``� g EVCS: 2 +95 ; 5 -o -� 295.1 , . ,, :5 1 Q 2 `} {�vc,t: z� 1.1 0 0 P 0 I o I :,' o I, II < > I �,, ,, I II ,�. I = -� EVCS: 3 +45 � Ln v co I 4 , -- v`°M EVCE: 301.96 t° 0 o) i _ I RO.,FCT Na. 952 DATE. DECEMBER. 1996 RcvIsioNs 1 EVERGREEN SPRINGS Y SUBDIVISION I No i PRELIMINARY 4 ., , C ONSULTING ENGINEERING SERVICES, INC 15256 N.W. GREENBRIER PARKWAY OWNER: CITY OF TID STREET PROFILES BEAVERTON, OR 97006 (503) 690 -6600 KITTY C. HIGGINS -FUDGE TAX MAP 2S 1 108A 12435 SW 115TH AVENUE TAX LOT 200 & 300 / TIGARD, OR 97224. 244 -2300 I SH185.DWG / I i P: \P \952 \CWG \SHi86 Tue Jan 28 10: 16: 46 1997 a 0 NI co c0 O - N C,, • 313.2 o o o o o o � � $ 0 0 313.38 SVCS: 0.14 .� I rr� cn o �, } P' BVCE: 312.88 9 u u < > EVCS: 0+34 I U II I v o I ! ° ..,• i D V •yC----&----344:e2 ? P j + 305.7 _ BVCE: 310.12 N 308.64 .� ' a 1 v ,. r`r j I i ` >� b + 300.6 _ t s 8 301.82 I o u o . N U < ;:: pi u 0 N N 0 .. I I / ' 296.4 , . I N ° 295.97 / JJ . En / . , + 291.9 r EVCS: 2 +00 . 0 291.08 A ffill". 1 : �.' EVCS: 291.05 o f f 17 I • • 286.9 , I .' I i 286.68 1 ' ,�" f ! CA I 1 1 + 1 282.2° fJ I { f °a 282.28 M , /' ` BVCS: 3 +40 I f 278.0 d r BVCE: 278.75 277.91 1 .�f, ss � u < .1.„ I .. I +� Nr u u I + 274.6 r . 0 274.70 I o o + o 0 . I 0 o i .r EVCS: 4 +40 N I f I + I I 273.3 I g I EVCE: 2U3. _____. - -- - I--- 2�.5. -I5� ok �-- r--- • 0 0 . hl O irrer I O N - I I . O i FROJ CT ND.: 952 DATE. C£MBER. 1996 1 EYSIONS 1 pO� EEr. ARW I D DRAWN : EDO I- EVERGREEN SPRINGS PRELIMINARY ,, al ` CONSULTING ENGINEERING SERVICES, INC SUBDIVISION ® ® � 15256 N.W. GREENBRIER PARKWAY OWNER: CITY OF 1IGARD STREET 'PROFILES BEAVERTON, OR 97006 (503) 690 -6600 KITTY C. HiGGINS -FUDGE TAX MAP 2S 1 1OSA ` 12435 SW 115Th AVENUE TAX LOT 200 &300 . TIGARD, OR 97224 244 -2300 a SH185.DWG r t --- S W GAARDE ST 1 g (0 r- 4 D < STREET TREE LIST 0 N 8 , o SYMBOLS BOT ANICAL NAME COMMON NAME SIZE NUMBER a o 1 2 0 3 4 5 x w l 0 Ma americana ' Redmond' 'Redmond' Linden 2" cal. min. 28 00 a 'N A Z > 4 a + 4 Acer rubrum 'Embers' 'Embers' Red Maple 2" cal. min. 23 j r in a <.* ii ()'"- -(,. Ili W CI ... . ijok Ai" 1, r, "..w! . N STET TTY NOTES z ice :.., - a ; . ' . - . 1. MINIMUM CALIPER OF STREEET TREES SHALL B 2 , MIN HEIGHT 4 FEET. 0) ni 2. TREES SHALL NOT BE PLANTED CLOSER THAN 20 FEET FROM A STREET INTERSECTION, NOR CLOSER THAN TWO FEET FROM PRIVATED DRIVEWAYS. � Lam - — (MEASURED AT THE BACK EDGE OF THE SIDEWALK , FIRE HYDRANTS, OR UTILITY POLES IN ORDER TO MAINTAIN VISUAL CLEARANCE. ' ri 1 3 TREES SHALL BE LOCATED SO AS NOT TO WCLUDE UTILITIES IN THE TREE WELL. - w v . I ,�. _ r : r ,. _, .. .. t:- '' 4. STREET TREES SHALL NOT $E PLANTED CLOSER THAN 20 FEET TO LIG�IT STANDARDS. d°� �i>fitt� ��'�' ;-'�` 5. STREET TREES SHALL BE PLANTED AT LEAST TWO FEET FROM THE FACE OF THE CURB, OR ANY OTHER PERMANENT HARD SURFACE PAVING OR WALKWAY. i- _ 91.." � "" 1 6. FIELD ADJUST STREET TREES AS NECESSARY TO MEET ABOVE CRITERIA. o Y t= PLANTING NOT z 3 S 6 NOR P W�ELL DEVELOPED SR NA C> ES AND GOROUS SYSTLMS HA 7 }iEY wjTM � per, r IM Xfl.J RE D ESCCRGBED N ABOVE.D'A PAVEMENTED a 1 ` '� SHALL $E SOUND ,_HEALTHY AND VIGOROUS FREE FROM DEFECTS SUBBASE AND UNSUITABLE MATERIAL SHALL BE REMOVED FROM THE TREE PIT �i i i.„ °' ABRA OF TH E BARK, UNTIL VIRGIN SOIL IS REACHED• w a.„., - r4 ` PLANT DISEASES � 1 DISFIGURING KNOTS, SUN -SCALE INJURIES. , v) ce 0 INFESTATION. ALL PLANT MAT INSECT EGGS, SHALL BORERS AND OTHER FORMS OF BE THOROUGHLY WETTED WIT-I AN ANTITRANSPIRANT UPON DEUVERY OF MATERIAL TO THE SITE. ALL 6. IT IS UNDERSTOOD THAT THE PROPERTY OWNER SHALL ASSUME RESPONSIBIUTY z w I FOR WATERING ALL PLANT MATERIAL AND LAWN AREA BEYOND THE m N EVERGREEN MATERIAL SHALL 8E RESPRAYED PRIOR TO THE FIRST WINTER , ' ".1{ `� GUARANTEE PERIOD COMMENCING WITH THE DATE OF INITIAL ACCEPTANGE. w z r �l� �'' ( BY THE OWNER z w 8 � 1 - r 2. All PLANTS SHALL 8E PACKED. TRANSPORTED AND HANDLED WITH � • All PLANT MATERIAL SHALL BE GUARANTEED FOR A PERIOD OF ONE z � UTMOST CARE TO INSURE ADEQUATE PROTECTION AGAINST INJURY AND YEAR• L'' . I g,1111k j . , : ►a DEHYDRATION. EACH SHIPMENT SHALL BE CERTIFIED TO BE FREE FROM PRUNE TREES TO PRESERVE NATURAL CHARACTER OF PLANT IN z . �U' ;.. T RAC T B DISEASES AND INFESTATION. ANY INSPECTION CERTIFICATES REQUIRED 8. U E z , • 17 +_ - ' r +, ,, D SE S D MANNER APPROPRIATE TO ITS PARTICULAR REQUIREMENT IN LANDSCAPE i- • � BY LAW TO THIS EFFECT SHALL ACCOMPANY EACH SHIPMENT INVOICE OR DESIGN. IN GENERAL, REMOVE SOFT WOOD OR SUCKER GROWTH AND BROKEN ORDER OF STOCK AND/OR ARRIVAL. THE CERTIFICATE SHALL BE FILED OR BADLY BRUISED BRANCHES WITH A CLEAN CUT. DO NOT SHEAR PLANTS. z cv a WATER 0 WITH THE LANDSCAPE DESIGNER. 0 BADL a �W IA' 1 J AS 9. THE CONTRACTOR IS RESPONSIBLE FOR VERIFYING LOCATIONS OF ALL • i4t 040 QUAL1 T Y I . 3. PLANTING MIXTURE SHALL CONSIST OF APPROXIMATELY F� 1 A R PARTS OF EXISTING UTILITIES. THE CONTRACTOR SHALL NOTIFY ALL UTILITY `� c�t ACCEPTABLE NATURAL TOPSOIL AND ONE PART PULVERIZED PEAT AND TO COMPANIES BEFORE EXCAVATING. fitt' f FACILITY EACH CUBIC YARD SHALL BE ADDED AND INCORPORATED BY THOROUGHLY I �-- - — - - — 1 o MIXING FOUR POUNDS OF COMMERCIAL FERTILIZER HAVING AN ANALYSIS OF 10. IRRIGATION TO BE RAIN BIRD OR APPROVED EQUAL. IRRIGATION IS I 11) t { < 6 - TO BE APPLIED TO ALL PLANTS AT RATES APPROPRIATE TO THE SPECIES. k UTILITY _, -,Ii, i ;�j� — — - --- — -- EASEMENT -1 It - ' i UTILITY EASEMENT ..-• -- —' — —' l 4. ALL PLANT BEDS SHALL BE MULCHED WITH A MINIMUM OF THREE .� INCHES OF SHREDDED HARDWOOD MULCH OR OTHER MATERIAL UNLESS � C " r• " "7 OTHERWISE NOTED ON THE PLAN. THE LIMIT OF THIS MULCH FOR TREES I ,...4- . `, iv . 4 BARN SHALL BE THE AREAS OF THE PIT. __i STIED 1 , EXTG - 1 -O (, v ; 4iii III *- 16 oils O T,cI + r r I 1 J ,. 6 .to I ...._m . .. ....i * �- 'I , k ti r 1 ( I W 4 ) ... ... i- tetgF►t minimum �' a °r 4 1 �' , , f BAR . �+�i�_ T'"si'' ! rn i ,‘ r _ y ie - )_ o TNUT Z" dta. x10 todr Od 3/ 4" reinforced nor hose a 1 16" long butted ft tted in 6" circle d w tree stakes (or eta !aU - - t. � Liu ... _ _ .. 2 strands ** 12 cga. gale. wee -- -� ,`` 1 7' O" twist wire before and after- t < 1 , 'S min. mold, lacier -- set; gapping around stake -- trim ° ° Z CC - j crown of rout ball 1" above N ire ends and staple to skak.e • 1 finI.5h grade before mulching I j dta. berm around ' XTG. HOU4E r inthed cp-.ade :.rea pit F C,1 t Vail a tO SHED and _. __ Remove all ptasttc strap m CC LYvdis .ari ed Sod Wire around root ball prior to Z ln� I ba kflllrq with prcparGd W Z liva" pl:�rrt ing sad 0 W ..y d O _ -- ._ drte ^to- ror�t.kaall dtat. © 63 -- 12" � SHEET O c. 1 6 , ) nree eLoiNr//sit9 /vii. N,1r.5. " � - z _ , . OF ;----- 50 25 0 50 7 oa i 1 __ i f . i i V i 1 ,r,unnivjoinki . . . 1 .. r _________. 1 1 , i I ON SABLE LANE 1 1 m 0 ESTIMATE OF AVERAGE DAILY VEHICLE T� !N 3 (� U M j' 1 110 370 AVERAGE DAILY VEHICLE TRIPS WITH SABLE LANE CONNECTION TO 114TH AVENUE. } 37 SINGLE FAMILY UNITS X 10 ADVT = 370 1 I O ■ N N I LOTS LOCATED WEST OF AND FRONTING ON TO 11411 AVENUE WILL NOT LIKELti�, USE SABLE LANE. �' A CC O , i - - - - - - -- - - -- -- _ ... -_ 1 C, . i _ - _ - - r .. r • . r r 4200 ' 4100 4000 E l 1400 1300 1 1 o 1 ExrG HORSE �, F� ._ I ca I 0 x I I ®® U cic , __, I 1 w . j j › u.., 0 0 1 M } QC 1 37 27 25 1 25 24 o I 4 300 1 4 1 I j j_ -_ i I _ , _ } I Q 1 � i . i SW _.___________------ . _„ _ : _______ .. ... _______ .... s O } - .-- •- " - - - - -- . - - ®o �:` 14 i 11400 \ , 1 I 22 23 _ 1200 400 1 1 F_ 6 �8 4300 3900 1 � ' , W z W 35 .4► 1 /4.. 28 !- l ei: / T RACT �''`.� �l ��]� ��, 17 t WATER I `� 1 0 x Lu 1100 500 QUA TY I ILL, ILL, 1 3800 , { E� FacluT Y { `tt _ IP • I i r •. {{ 2� °'� E ARN F 1 , f U SHED , ; _ , - _ T i f 1 EXTG• AWSE 1 i 1 -- _-__ I - 1.11 _ I . .d • 9 1 1 i.O T 100 1§ i -- L± 3700 E. . am ws 1000 1 600 : , �y i +. 30 10 1 { / 33 . I jj `' 4 { °� BARN [( TRACT D - -- - _ - - -- CI t I z 1 900 3600 13 1 14ED: I °' 700 3500 } i , _�___�- __.__._..- ___ -.__ -_ ._- { 330 32 E : 4- 31 i 1 >- I 'XTG HOU E 1 j i ' Cr I Q U i l , OD CB 111411.41.25.21•11 US QM 1 sums x ' 4 + __ _ ._._ _ ,. -. ---- '---- _..... -_ -- .- ._.,., ® as�d 0 A< 111111910 . � �', t ! . C7 r 3 , t µ 1 a LJJ 8 1 rr1 r� �� �1 r r tt i�� t �, ? i 3200 � ��� ���d°��� ���� �� ���� d UNI v \ . f ry 3100 . _ . ._.. _._ ___.._ _ ._ o W -, \Oaf-VOW/I HILLO NSUEM11/10itIN , I 4 f a , `� '`/ t P SHEET \ ‘ 7 ? ) '.4). ()11,..) _41i , . • , _ . . . ..?... ..,,, # v� J 1 r / i (./.... , ,... , , 1 . I 7 / ' 1 „... i Y . -- _ . ,,, 4 , , , . . . - . . . ..- , 7 , , . . , , , . . . , . . _ , . . . , ' . . • . " .. ,- . . , _ , , . . . , . , - • • ' . . . , . . . . . . _ „ , . . , . - . :• , , . - • ., ' . , • . 4, 4 . . , - . ' ... .., , ' . - . . • „ , - ....• . . . _ . - 4 -.. ," . . . - . ,- • . ' . . ., . - . . . . - „ . - . . , • ., . • .' . , . . ' . . . - • ., „;" • — . . , , ' , : - , ., , , • , . , . ' • ' , , ' ,'• - ci repare ONE Ci•Irlk ill - 4- .,.) 3 , . • . , . . , - . , .. . . . . . , , - - ,,,, ‘,. , "41 ,# . ''.. . • 4. -, .- ' • :' ; ; ''' 1 1 ) - 1-- € : ) ,-;): - , .. . . . ', _ _ , - , . _,_,,- - ..*, ,. '' ,.',.' :i f 11;44 .' '' - , ----------: ' : '...----tr-:":' 7-'-- -:-H 7/4'1): : ' il -:''''''' . . ,..` , .... . . . _ • , .- , `, . . - .„ , . , • , . • , . .. , • ' • tf:::: F EN ' ' -: ' -' ' - , , . . ,_ 1 .., . • , -,... • ' ., . _ _--,..., ,.. , , • - . ' .-- ' . . . . , . . . , - ,,,,„, ,-,.. , . IRON FENCE ., -- t ` , , ---- — .... - ....34 I. — 4.:„.,-..,---- .,.4.-- ,4-- "-----, ` • - ' . w000. FENCE " ` _ . . - . _ 0 •• ---7-'-"---- '- , " - . --- . -;- ' ---- 7 4' ' „ - - , - , 4 4 ' ■ a . ..,,_,,,.._„_,„_.,... , . a ' a 0 4.-....■444■-""----""....-- 4 t . .4 V* 1 ' • .. . , .'" 4 , . . , • '- `'. '' $ ;'•- •t: ' , .i\- - . , N .0: E' 1,899 - - , , , . . - . . _ . . • . . , i „ • , .......--...j.r. 4.------r-• :*---,?"..-. - " "-P '' . 377 Va. '41-'.- - . .. ,, ,, .1 - ' ' " , - ' ' ' - ' ' : '' 2 , ' : ; ' ' . , , . '' • , - . , . - • . t '; '.•• ' 7."%*'S\ • , - , ' . - r I . • ...- 1 •'" A . ■ . . . 1 1 .. , . • , , ... - (,) . . ''. , ' --4-- , . ' , _ - t - . s ' ss- *-- , 9 A . 1 ' ' , . . . ., . , . - - - LANDSCAPING & TREE MITIGATION PLAN - , , ,. .t.• ..., +, r - - \ lif . _ .....- , 1 . • , , , , . ,:' ..... . ,. ... .. . .,.. , . , . ,, .. . . , _ - .,, ... s -, -- -,....4„- )- ',....-,;.,, • -- ... -,•,, 2 ...., -,..-,* •..s ‘ ,--,_ .. . , , . . . - . .. , .,. . ... ,; • •._- - . SYMBOL COMMON NAME NUMBER CALIPER MITIGATION CREDIT ' ' - . , . - .' „.„,„ .- = •,-",: :,' .._ . - , .....„.. s ., ,,, ,,,,,,-- '', ,..'"-.'-' -.,,,,, .: ,,, . , . .-• t - I ' • - Au, ' , . Sy/&,.--,„ • . • .o , ..., , , , - . . • . , • • •-- „,. tw \ ...."'," .., 4 .., . „"..:2 „ 4 . •., . , • . ..1'... . - - - , : ' :‘'" • , - • r---..... _ () ' CANDIAN HEMLOCK 20 8 MIN. HEiGHT/2" CAL. 2" CAL PER TREE - . . , , -,.: . .. , '''''..- , „..:,.. ... . . - , , I :- . ., . , , . .... . . , . - .----, . . . • _ • , - , C) 4, • 1 * COLUMNAR WI' HITE PINE 57 8' MIN. HEIGHT/2 CAL. 2" CAL. PER TREE , . '-. , I . . . . , ., „ , , , , 2' ' - -' ' ' '. - 3 ' ' ' • '. -, -_. . • , ... , - , i , . .{ o : . e .- . - , , , < 1---- - , -•,.., 1 .- , ' F '- 4• • ' . " - , ' ‘4P,' -:. 3 ? t ' '1 ' 22, SOREENIN4 TREES ONNOR114 1;1_ -- _,; ik v ..-' • . ' - , ,' 1 .- .. k z . ,. 0 GREEN ASH 38 • 1.5" 1.5" CAL. PER TREE - . : • . „ -":,.. 1 )i‘ . --,,,,-- - 1--.: lai . • (.0 . _ , . , , . . - - • _ ,. - • . . . . , ,,-- .. -• ., TRANSPLANTED EVERGREENS 12 2" CAL. ' - i • , . ,Iiiiii.- -..:' ''-' ' . • 1 I 1 ' - - ' gili All - ,. , -' if - '-'' _ , ',.. ' • '.'. ' ' I .' O -. • '' • 2" CAL PER TREE I , • . . 1 P I , • • , A ' ' .e „ 1 , • ,. ,■1 Z ' .. , 4 . __ . Q ' ' - ' ' ' • . , .. , 4 . Lii 1-0 1 MITIGATE PER CONDITIONS OF APPROVAL . '' '.,..-. ---- VII ' ' '..4 • • O■ • ' . "' I •- '4 4141, • . . 4 , , 38" TO MITIGATE FOR CHESTNUT TREE REMOVAL . . 4 . - ' . - : 1- -'. '''- - " - - - - -- -. -'- "' ' samw-1 ' - - . 411%.---164: „,....:, ,,, : ., . 004400...., , : -.: , • • .w- - 235” TO MITIGATE . - . . ..8 4 (.. 12", MITIGATION (2" CAL TREES IN WQ POND) 1 - . . , - ,, - . • . . ., - , _ Z .....e P • . : . , . A Cli rett -- - ,-. - , . , .. . -4. ___ z „ , , ,. ' ' . , . • Ili v) -- - ...„ . - . 4 ,- - ... - - -- T . „ . ,. ,...... . r „cia11#.. (0 L..-* ---i 12" MITIGATION (2" CAL TREES FROM CHRISTMAS TREE FARM) , - = , , . ■ J " ii r 40' . , , . . . . .,..- . „ . , 57" MITIGATION (1.5" CAL TREES ON 17 LOTS) . , , . 4 4 444444 4 4 ) ' ,- 14" MI . - . • , , . • , , .. 0 :., " • , - • - , - -, ' • MITIGATION (77 SCREENING TREES 0 2 " CAL) . . , , . . . 0 ',.. • - 1 . . .. , ' 111 . 14 0 (0 W . .• • , - ;-•,.. . 1/)_ - ..,:, - - -...',,, : Ct 0 ..- . • , . ,, . - ft.t,!, . . _ . ci . - ', -' ' , ,, I: 235 OF MITIGATION ACHIEVED BY MITIGATION PLAN . . . - . • . _ . . "..'-..-- - , I ,-;-,• ,. , 6, , .., ..! _ - -- d i - 18 . , , ., 1 . . . . , . . , . . . .. _ ...v. • , I' - .-' . , , - . . . ,. ., , , • , . . . . , 'Ilor - - _ . . ' ....._ ,....„...... , ' - - - -....i - . , _ ,., . . _i, ,,-,- 24 SCREIC41NG 7E744_ EASY PL ' . _.- - )- 0 , - °...• , , , i . , . . '' • 4 . . _ - = . , i• , ' . . - , , , , _ ,, . . - , • , • . , . 1 4 . .: • . :: - ,-,: .. . , - I - ..,, . .2. i''' „ ,, .... - .. . ..,..___ cri „1 .. 7: ,....:„.- • _ . • - • - - _..\ -- ,.' !..::. \ - ..---' • I - , , d -.1.•::',4 - . , • , . --. . , ... . . , ,_ . • , .-: -- . , .. : . :. IL re/S ..„. 11 .r... /1 ,,,. 4 ' ' s -'1 ' '.(''', . t 1 - % ;- ,... ' .. ,... 1 '' ,. ,4 r , :. ..... - . t., ‘ : .4, ; ..41. ..,,:: . '...-, 1 o I , . - • 4 4 ,,-- " . , , . , , . , ' 31 SOREENINO IPEES, ON WEST PL. J . . PLAtiiNG NOTES , . • , . , .- , •, . „ - . - , . . - I. ALL PLANTS SHALL BE TyPICAL OP THEIR SPECIES OR VARiTEY, SHALL S 5. TREE PIT SHALL BE TIAORQUGHLY EXCAVATED. AND BAO).(FILLED / TREE - - _ , , - -_•- . . , .,, _ _ - ....- . 1 HAVE. NORMAL .WELL-DEVELOPED BRANCI VIGOROUS ROOT SYSTEM. WITH 11-1E PLANT MIXTURE DESCRIBED ABOVE. ALL PAVEMENT • ' " . _ . , ' ' • . . , I , ' ,:ord , 4 , . I i I ' - -, . . . • , , I . ,..t.,"".' - ' . , ' ' ' ' , ' .', ' a , ' ' ; = , „`', " - ' , ' '-' ] ' : ;''.< * :: .", : '- L" - , ' "- ;- • • ' , . _ . . , 11) * ' ", ' ' '• - - i: e THEY SHALL BE SOUND, 1-1EALTI-IY'AND-VIGOROUS FREE FROM DEFECTS, SUBBASE AND UNSUITABLE MA1ERIAL SHALL 8E REmOYE0' FROM ThiE° - Pit - - - • -, . ' . . ,..,- ' --, , .,• - - ., • - q ,_-•,.. ,, ; . DISFIGURING KNOTS, SUN INJURIES, ABRAtIONS OF THE 13ARK, UNTIL VIRGIN. SOIL IS REACHED. 1.. „ , .,, • - . .• .. _ . • ., e v • '..‘._..'7".7"...":: ' '. - - - i . : -. 1 . ' ' . ' ,.. ; .1. 4„,/.1, :zz,.: , f : I,: ... , v0",,. , , 0-8-6 Itit ' ''' - ' ' ' ' ' . . , • , , • ,, . W - , al ' .. , \ : ' . :',.., PLANT DISEASES, INSECT EGGS, BORERS,- AND OTHER FORMS OF . . , , , , , , ,_ „ . . , . , . -_ . , . INFESTATION. ' ALL PLANT MATERIAL SHALL 8E THOROUGHLY WETTED WITH ' , ... '-- t_ 0 X . ..,, AN ANTITRANSPIRANT. UPON DELIVERY' OF MATERIAL TO 11-IE SITE. ALL 6. IT IS TI 'PROPERTY OWNER:SHALL- ASSUME R,ESPONSIBIUTY _. . . „„„ „, , ' •- '-',;!•-,. ,•;,...... -•,. •-\,./ i -" -- ' - i '' , ...., :',.- ' ':: ,= - ''. , . r ' . ■ n . 7 EVERGREEN MATERIAL SHALL. 8E RESPRAyED PRIOR TO THE.FiRST WiNTER , FOR WATERING Att.. PLANT MATERIAL AND .LAwN. AREA BEYOND THE: ----'- ° . . . , ,,-,, _,,- ._ • . , , • e" , , ". - 1 i 6 . - GUARANTEE PERIOD COMMENCING. M114 THE, DATE QF- INITIAI_ ACCEPTANCE. - -- - , ' , - ' . --, , „ . NI, * ..... '...'. ... ...'.'"' 7." '''' `,'"' - 7`, ,, 1.. • , ,, . . . . z . . . . BY THE OWNER. -'- ' -- - — - . - . - _ A • . - , , , , . s s ,, -, .... II ' , - - - , -a .5 9 - . . - •-• - L-•.,, ,, . •.- „: -`-: - .,, . - -,- ...,--- -i---4-, ,.. . -. gi •', ----: -' . - , 2 ALL, PLANTS SHALL BE PACKED.' TRANSPORTED AND HANDLED Mm 7. ALL PLANT MATERIAL.SHALL BE GUARANTEED FOR A PERIOD0 , f F - . . ,--- , . . . . • . , . _ , , „ _ _. , - - . . . -•• 4 . ' :.'"4 UTMOST CARE, TO INSURE ADEQUATE PROTIGTION AGAINST INJURY AND yEAR 0 )EliYDRA . - ., , , . , . , ,-: A „. , .' . ., . , , -. . • , , ,. • . .. 4 j r: . ' ' ■ ., , . 1 , ) '.' , '. 1 : . ' , '- TION.. EACH SHIPMENT, SHALL BE CERTIFIED TO BE FREE FROM ,_,, ; = _ , „ ....= ..., . . ...., ..2... , '- - - - -‘1, ,- --_-'. -,-, -, I IO ,1--, .)ISEASES' AND INFESTATION. ANY 1NSPECT,ON CERTIFICATES REQUIT-ED 8. 'JNE TREtS. TO PRESERVE' NATURA. MAOACTER OF PLANTi ' . ° . _ , ,, , . MANNLR APPROPRIATE-TO ITS P,ARTICULAk REOUJREmENT IN LA,NDSCAPE . _ . ' 'BY LAW - ro . 'oils EFFECT SHALL ACCOMPANY EACH SHIPMENT NVICE O . - . ' 0 -', t- -'• - -,-_- "."-..- ,- ...- .'- . - , ,., 1, ''- kff , , . . . , '.. , ORDER ,OF STOCK AND/OR 'ARRIVAL THE A.RTIFICATE -SHALL BE FILE D DESIGN. - IN GENERAL, REMOVE SOFT.WOOD- OR' SUCKER GROWTH AND T3ROKEN. , , ;. - "-..% , „i...,.. :"....:- ,, - - 1) i , . .... , . - OR BADLY BRUISED BRAN,CHES WITI- A, CLEAN CUT, - DO NOT,..$1-1EAR PLANTS. - , . _ . . . , . .. ,,- . . , • - . ,,,, , :...' , ii t., - i. -.,'... k `•...-,. . ".. ..' a .. 1 , , . WITH THE LANDSCAPE DESIGNER. .„40. ... - , - ..- • ., -„, ,,...., . - .., • . . . , ..,.. --.. 9. 11-IE CONTRACTOR IS RESPONSIBLE FOR 'VERIFYING LOCATIONS' OF ALL . , , . . „ • . , - - - •, " , . . , • , . . , • - 3. ' PLANTING MIXTURE SHALL CONSIST OFAOPROXIMATELY FOUR PARTS OF EXISTING UTIUTIES. THE CONTRACTOR SHALL NOTIFY ALL UTIUTY ,' . .....-:;•.,; ' ., . ' - . . . , . _, . - . . • ' ' ,.. ' . .. .. . , . - ' NCCEPTABLE NATURAL., TOPSOIL AND ONE P ART PULVERIZED PEAT, AND TO COM' , IIES BEFORE EXCAVATING. . . , , , , . - -' , . . - - .. . . , _ . ', ,,,,,'„,,., - - , '- :, ..c:ACH'CUBIC YARD SHALL T3E ADDEO AND INCORPORATED BY THOROUGHLY _ ,.. , .. . . , , . , . „,_ .- ' ' , ,. , . ' . ,., - . ..... .. .. ..-• , - . - - , , , , ...--,. MIXING FOUR POUNDS OF COMMERCIAL FER slUZER HAVING AN ANALYSIS OF . „ • , . . , . , . - • -- -- .... - . _. _ _ ' . .. , . . , . . ' , - , .. , . . - , , , 1 • - .• ,-_,,,-, ,, „ , -,•.,. ,, - „- ' 7° ; - ....--, --....-- -..109 t -- . , • _ ' •:."'.,--', . . ,./-- _. ,.•, -L-, , - - . • 1 •-,..*"' `'• . ' , . . . .... - - .' , • ' . . ' .- ' - , . , , . . . . . . ,..---. •. . , . - , , . , • ,,,,, 4. ALL PLANT BEDS SHALL BE MULCHED YA11-1 A MINIMUM OF THREE , .,,, r._ - . INCHES OF SHREDDED HARDWOOD MULCH Qa OTHER MATERIAL UNLESS . . . . .. - ,,. , , . ' , ..., , ,_ . . . , ,, • , . ., .., •• „, .01"1-1ERWISE NOTED ON THE PLAN. THE LIMIT OF THIS MULCH FOR TREES = . . . . . . , , .„, = ,_ , , • ,..., , SHALL BE 11-JE AREAS OF THE PIE , . - . : - . , . . . ' . . 1 50 25 0 50 " "' , • - . - 0 : , • A ,,- ' : - . - . , , . ' . . . . . , . . . I i . . . -..- „ -r- --,--,, .4 - - " 4" `.'" - 4-4".:*•,- :at' .,---,- , . . , • , , .. - • .,' , . • , ' - ' '• : . , . 1. ‘V /...., ... '''' ' 11 't111k ;k111110 ' - ` - 111-:%,---77*-- '7 ----- ' - ' ' -i.:-.1: . 1 4 " i: , ' '', '.',. ' ' - • - , , r , 4 ' ' - . - - , .. / 1,,, r • .,, _ '. I \ 14 4 1, 6.: -. -''''' . - 1 . . , . . , . / ... . _ . . . . - ...„ , ,...- . ., . . . ., .. 151.18# . - - ,,, 0 . ... - . ' , • , . t.- , - . . \ . \ 1/1 / , . . . . . . . ' . . . . . . / : - 1 3 741 ..., _ ill . .. . .._ , . , .. . 1 : 1 , ,, .. . ..,, ...., ._ .. ,, .,,, -. .,„ . .s, / . . ,... , . .. . . , . .. , , .. ..-- '•1_ , ,.. . . , I ‘.. . . / .. _ _ _. , . , _ . _ . ,. . . . . ,.. , , : . . , . ,., ., . . . . . , , . ....,; ,..., , , . , . . _ . . ...... . . ... \ _ . . .. ... _., . . . , ,..., ._ i , .,.. , .. .. . ...,.. ... •. 6 --__ ._ - .• . - ,, ---, ' • .) _ .. . - - . . ' •,$_ - . , . - - ...-.• ., , . .. , . .. • •' -,, 0 . , • ...± . 2" dia. x 10' locigepoole , , . ,.. .. ,....., .2.,... ..., ... umozisams,a,r.m.* ... .. 4:7 --- -... vo 4 + ..• ...0 ...-....' . . . - '- " . _ 1-0 • , ii. . ,„...„....-- i ____ - . ,.........._ ..-Aaats......apasaAeanoilr-4pr:osigr,P...p...... ON CM - or . , . , I — ../ 4" reiriforced rubber hoe - . , . - --.,/ 4 re rubber lio5e ° ., ... „., tree 5-tke ( or ecqual) i ...,1111 I E " long bii-btea in 6" Ii— circle 1. - . , .• i ''- . '• ' '' - ' ' " .. - , .. • -,, : . l8" lOng•bu-t-ted in 6" IP -circle . . . ..„ 2" min. caliper tree r ... , . . .,. 1-ieight: c.--e an Plt I,- i-t I __ 2 5trand55 4 12 qa. galv. wire. -- , i -' ', . . „ . . , - . , , • : . .' -- „ . .•- ,, , ' .. . ' - , - . •. , „ . ,. - - - ! g : ., , ''..' '._ :,, v f : t . ' l :: :: to i ir 4-1 : 4,.. t I , - varle5."0 , twi-t wire before and after , 2,-- .5 . (,...) alv, wire ------ twit wire before arid after ... , - "5" min. mulch layer -- 5 3 et Wra around .- -- trim ,\\„. , , ' w wr ir a e p ,e p h in d, clara4nd anchor - - , .. . . „ . .. , -..,, . . . . . . ., . crown of root ball I" above wire e'ic and 5., to - , - take 6' - 8' , _ , , , . . , . .. . ,-.. , ,, , , , . . . . . . , . , - . , . . . . . fin154 grade before mulching . 1 . . . . . . - - • . , At< _ 6" dia. berm arounci , . , -s-,_ ." ,_ , ,;,.. , .. . , _ , , . _ , .• i ' -... , • ___ • , . 4' . .. , . , , ' ______ ,.. 61 • • r trcee pi- - 8 g '-•„ .-•-,./ ,..e< • - . r in i shed op•-'- 1 - r lril.-31-le l dia„' 6<---5rrii - around tree pi-t with' - - . 64------- - 4 ' - . - rriin lager --- e-t. crown , . - , -• , - .:- ' - ...„'-:,.: ' ' ... • ,• - $ - - -- -1 - 11.- --- _ -- Jrn-1\---Nytt-vi,ir-t. -- _7__-; -- u_ _, cir ' # ' . ,_ . _. . , .,. . , •, . , , ., , . . -- . • ..._..2 1 p_ low fii::::111-_ N O I,11' -411E-111 . ::_,,, _ ..Tr_ ,, i , , ., _ 12 er roI i,n 6.0 6 11 11 1.- above fini5h qrade -, • 1=- . • - ,._ ei . '..•_?' -0" - - - . , • . • . 10„...- . - ., • .. 1:7 -7- 7 1 1 i i: - -- I I I __20 I I , Vat 4 . . - • . 1.-T) I I 1 I 1 I ' ::: 2:-.- P.C, all 2Iaic 5.3trap and I I 1---1 11- t-- ,:tost H t;:,-I 1 1.:-,-;.-1„ , 1 " : - , le . . ,. Di ; 6 = I_Ind15-turbed 5ail --_-2-----7-.: iziti_7--__Ii 11--- ..-- 1,- wire arouno roo-b ball prior -Lo - , ' 1 .-- ;` -- '12 • - P -- - -,, "1 -- '1;!" 2 - . ' - . Aricirior' isi.,.... . . - , . ,. , . . . _ ' ,---,. . . . . , . ' - k , s ____ __ ---yi i---: l 1 _ backfilling with pd I I_ *,,ts., ..i.- ft fl , --1. - - - --,;-- 1 i i• i I firr_ .,---- . -•,-. -_ '1 1- e rq.' i , . - . . - _ . - , _ .. . , , • ' , -_, ..' 7 - .....„......--1-,........., 1" -_ ` . . , , , , , plantiriq f.-7oil LInJ t5turbed Soil _ I 1. 112 111 • ' - ".4 - . . , _• . , , _ .. , _.. . • . ,. ...•1 - . , " ' r' i5 4 " . , . . , , , 4 : I 1-----d I i= . • ' . • • kcei- ,...all ior.5-Lic-5-trai2 and •' . ,. , , , , - . 3: . . ... .. .. . . dcie-to-roothall dis . , ., i.-,. . Li- .„ , 'wire around roo ball prior. to . , _ , . - , , Q ., -... , . , ...... ,../ 12" ttipical i---t- , • . - . . , , backfilfing with prepared . . .. , . . . q. . „ • , --, - , rcic difit ' - pjaitin4 *Oil . , , , , : r.._ ,... . . . . • ft ,•• - ,-. . . ti.. .. . . . . _ I 2' r ttipical • - , . ,. . ...... . , . . „ ,, ' - $4•-itti. . . .. - , • . - . -- ',/-/i E . . 1:--, '• ' , - _ ,_ 1 ...-', \/ -.67.(N . , - 17F,'L.- - '1-:,ANI'IN.6 P . _ . - . . ,, , ,-. , , ... ,.. . , ,.... ., , i ., , .,. ,,, , ., ., I , . N .-r5. . , , • , . ,, , . , . .. .. 1 . . . . . - „ „ . . ,..., . , . _ • k, . „ , ' ' , " . . . OF, ..', .-. - . .., 1 „ . .. . . . . . " . „ . ' , , „. . • . . . ,., , - - ,- - , . , . ., , . . . _ . . . . . .. . • I , . • : . „ , . • , , . . ... , . , •, - • - . - . . - ' , . . , ,, . , , , ,- • , . - .- • . . 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'_ I 10' 10' I 8' I Il'''P . 8 , � *4 • I I I I - I i4 1 I 2 3 � I I I I ;: I 4" I I ; » 2" 2 01 2" 18' 3 I 0' I . tit 1 O EXISTING: 8' 1 © 1 A - ' 1 w it k +l �ii' \` LANDSCAPING & TREE MITIGATION PLAN . ■1 SYMBOL TYPE NUMBER TOTAL CALIPER INCHES - - - � in 0 -\ 1Io EVERGREEN ■ 25 59 " ( 234 AT 2 CALIPER INCHES PER 8' OF TREE) /- _ _ ®_ r w - - r w . ��, _ ► ; t''1' A ! 0 DECIDUOUS 25 68" (Arb) 4" 127" J/4 :V' 1 4" 1 I TOTAL EXISTING 18` I J I 1$ _41 I I 18' (Arb) s I / 1 1 1 4" I 2" 2" 2" 2 _ I a I OLD: 1 0 " I I 4 17 2 " '‘ I LANDSCAPING & TREE MITIGATION PLAN " OI b. 8 I SYMBOL COMMON NAME NUMBER CALIPER MITIGATION CREDIT 1 40 ) - i i 0 CANDIAN HEMLOCK 20 8' MIN. HEIGHT /2" CAL. 2" CAL. PER TREE I ♦ t • ' ■ ':4 * * * P I COLUMNAR WHITE PINE P OI a " "' :' i� ' 57 8' MIN. HEIGHT/2" CAL. 2" CAL. PER TREE i 3 � , '" 0 GREEN ASH 48 1.5 " 1.5 „ CAL. PER TREE 16 I I I 1 I 1 • TRANSPLANTED EVERGREENS 12 2” CAL. 2" CAL. PER TREE �� 8 9 ® � 197" TO MITIGATE PER CONDITIONS OF APPROVAL - -" 10 ? Ili 8088 1 I 6" DOUGLAS FIR REMOVAL 8' to i 38" TO MITIGATE FOR CHESTNUT TREE REMOVAL MO Oa =MIIMMIIIMMINO 251" TO MITIGATE 4 I 15 I v I \,,,,- • )---- a 12 MITIGATION (2 CAL. TREES IN WQ POND) 10' 12" MITIGATION (2" CAL. TREES FROM CHRISTMAS TREE FARM) I 73" MITIGATION (1.5" CAL. TREES ON 17 LOTS) ` 0» 14664 r . 1 _ 154' MITIGATION (77 SCREENING TREES ®2" CAL.) �_.. .. ,,, i 1 O I 1 251" OF MITIGATION ACHIEVED BY MITIGATION PLAN I, - -,- 140 8' .. 10' t0' = I 50 25 0 50 V 1=3 kahh, 1* 8' 1 1 i .\ I ; 0 - 7 AT 1 / 2 " .• © _ 1 I 3" 0 4» 11 / 13 12 I / 1z 1 I I _i all. MN MB MI O1 /O4f2aO3 10:49:09 TREENITO2.bv _. -- — — — — - .... . 7 •-• . — . , 1 I 1 . 1 . I 1 i i 1 1 - -- . - . . r , 1 IRON FENCE WOOD FENCE IRON FENCE 0 ---- r.3 ci o o o o 2-------------- N 89'10'00" E 1,809.35' . 1 , ...... 1 40 1 — 0,.........4. — = AI- .... 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TREE LOCADONS t . „, „ilk; 0 , , EVERGIREEN 6 8z4: i g c 1 c.)" Al ...., ammemempratt -1‘. 1 03. 0 2^ Illir ;.1 1"1-2 4=:..***................. .. 0 il i v O \ DECIDUOUS : .:._ 112 is .. 2" Ace ° 0 \ " 1 /0 POTENTIAL STREET -'°'.°. I • ' \.:l I I 1 z , 5, d : 09 I 40" 11,5 IrrIN • 4 , .A. 1 8 0- - ' POTENTIAL bor, 7 01: 6 -1 titt■t e P -(2.0 ti,t/CkZ 5 2 - 4 13 1 it f p f..,/sai #A" 411k ,..10 ar. TIAL STRE TREE LOCATIONSq I I I Il 5-17: • .. / i . „ I „ 1-*4 ,.- . , 4 0r, 00 v 1 0 fr.-e- tal'ica.-4 6-0 /21,, 2 . - = 5 1 ."--, - %,i .. ...,,,..-. ...,.;..;.,:. . 'ao. a . 2. -2 2* ,. 2" , ' + 42 i r Ai ,--..----••—•• . -• LI _ • ------ • '114 VG I - I 0 04 1 4 0 A A/ - e..- ii .. 1 1 ... i -- -•'- -1 • -9 6 0 / ci7 le 17 21 1 3 e x , 0, I eTh 1 ' ,...., , h. 8 1 0 ° . 4 I .15( .......... ) 1 I 3" 111 I r 1 t 0 07 eii I N 0 VA' ...- PP' -Brirreammery X m m ,.,14p1/ 7,7_ _ _ • IIII I I 1 o es , , . iiiir oi 16.. •1 1 6 6 --- 44. I *.... POTENTIAL -. ST I ET 1 4 ) I 1 0 49 26 6 i . 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