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SUB1998-00011
• • June 28, 1999 CITY OF TIGARD Bill Hanson • OREGON 14825 SW Wheaton Lane Beaverton, OR 97007 Re: Incomplete Submittal for Padre Vista Subdivision /SUB 98 -0011 Dear Mr. Hanson: The City received your application materials for the above referenced development on November 25, 1998. Staff determined that your submittal was incomplete and notified you in a letter dated December 24, 1998. Seven months have passed since the original application submittal and the materials necessary to continue with the land use review have not yet been submitted. Therefore, I suggest you may wish to formally withdraw - the application and receive a partial refund of the application fee. The alternative is that the. City would have to deny the project and no refund would be assessed. If you are still interested in pursuing this proposal, you will have to resubmit an application under the existing Community Development Code regulations. The 180 -day opportunity provided under ORS 227.178(3) for completing your application and proceeding under the old (pre- 11/26/98) development code has expired. If you elect to withdraw the application, please notify the City in writing within 30 days of this letter. Since the application was never completed, you would be entitled to an 80% refund of the application fee. The refund check would be payable to KCL, Inc as named on the receipt for the application fee. If you have any questions concerning this information, please feel free to contact me at (503) 639 -4171 ext. 315. Sicrel • Mark J. Roberts Associate Planner i:\ curpin \mjr\sub\sub98- 11.wthrdrw.doc c: SUB 98 -0011 Land use file Michael Robinson, Stoel Rives LLP Attorneys Standard Insurance Center 900 SW Fifth Avenue, Suite 2600, Portland OR 97204 -1268 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639 -4171 TDD (503) 684 -2772 9 • . SUBDIVISION APPLICATION i Allhi .13125 SW Hall Blvd., Tigard,. OR `97223 (503) 639 -4171 FAX: (503) .684 -7297 ., !J' Al . CITY OF TIGARD PRE -APP. HELD WITH: ►NI 8 P a GENERAL INFORMATION DATE OF PRE - APP.: Property Address/Location(s): /✓o S, ;4 Adote eao • dorms, ' FOR STAFF USE ONLY 4;01.e. o ,' O v l l Kip,. gd , /Do gall - of ko s liA K a. q 00 // Tax Map & Tax Lot #(s): 25 " 1 - 8 A i3 T1'- 1 200 Case No.(s): , Other Case No.(s):.::::..:: i T /c_ 120 Receipt No: ' 79 3 /b :, Site Size: 6. 111 A' • Applicatio Accepted /r By: �� Date: f l �. Property Owner /Deed Holder(s) *: I h 14r ivr�• an$v� Address: W r' one. dd ess Ph 0 13 5 J � O °1 Date Detert To Be Complete: -.:: : -::`; City: f?-aiklaAvr. Zip: cf7A0$ Applicant *: 13 ;11 1-14.1,16y, Comp Plan/Zone Designation'''::':':::: hh, , Address: 1'i 2 S Ski WAeet /Dn rune.Phone: 511 — WC/ City: zip: 9 70 ' I3.�Av�cr , .. C Area` • When the owner and the applicant are different people, the applicant Recording Date and Number must be the purchaser of record or a lessee in possession with written authorization from the owner or an t a en of the owner. The owners : . : g owner( s) :: • Rev:B/31/98 i:l curp inl mastersCwbapp.doc must sign this application in the space provided on the back of this form or submit a written authorization with this application. • PROPOSAL SUMMARY REQUIRED SUBMITTAL ELEMENTS The owners of record of the subject property request Subdivision approval to divide a: 1 Application Elements Submitted: / • ❑ ; Application Form k�i rio . // 44. parcel into 2 7 ' lots between Ue0 ❑ Owner's Signature/Written Authorizatio 3 Sy and /o � 5 square feet in size. ❑ Title Transfer Instrument or Deed . lileQ •. ❑ WA. CO. Subdivision Name Approval . P «4 ❑ Site/Plot Plan C C, :Az! (provide any additional information here) (# of copies based on pre - app check list) I 4 ❑ Site/Plot Plan (reduced 8 11") Ue Q.m' p Applicant's Statement .c (4 " (# of copies based on pre- app,check list) — 4-5 315 . , . ' ❑ : Filing Fee (Preliminary Plat)....$ � . (t) ,: g27 (Final Plat) $ � ' 1 List any VARIANCE OR OTHER LAND USE ACTIONS to be considered as part of this application: lfrAire rere.e— /7/zo VG / 7 f 4 or, 5,er..410 , /8.1 fD • • • APPLICANTS: To consider an application complete, you will need to submit ALL 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 • 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 ow of the subject property. i DATED this z - �"- day of 19 `I Owner's Signature Owner's Signature )4 74 Owner's Signature 7//o /f z Owner's Signature • 2 • • e f,A R DPL ANNING JUL Construction, Inc. 1 6 1999 P.O. Box 489 • 915 S 12th Ave • Cornelius, Oregon 97113 • (503) 357-2 � .4"p(_(503) 357 -3649 27 /5 /4/ £ if-i%5 T /47 r .,_s7 7o Gui TN' 4 • Tde /-04-/v,0 5rL_ Hz / 6, i © 10,e_ Ackoc___ 5 %4 -=).6411)//0-1(1/ 9g—©c//, - 77 S /n5 le(94- till! /e(5OLut4 /50t-5 4 de;) N X / rS ,b-TM I g i/v &L 4 e e_ g-1 `s ow (/Uoilli ( L) J t()) ,-m,Ls q_-- N £ /v' IIvt /how "vi '%rf 7- 6il./2,6 3 .1/4 / /1L . 6) :: 1 I 6/1 s o Ai A diversified excavation, utility, street and site development company • • MEMORANDUM CITY OF TIGARD, OREGON `- L TO: M. J. Roberts FROM: Cathy Wheatley DATE: December 16, 1998 s SUBJECT: Padre Vista Development - Bull Mountain Road M.J., here are a number of letters from people who are concerned about the above - referenced development. As I note in my letter (sample copy attached), I cannot forward this to the City Council at this time. If appealed to the City Council, the hearing would be a quasi - judicial hearing and, therefore, the Council should not receive written or verbal testimony outside of the hearing. Please incorporate these letters as written testimony in the hearing that will be before the Hearings Officers once the application has been completed. Thanks. I:\ADM \CATHY\COUNCIL \PADRE VISTA MEMO TO MJ.DOC • AJ December 16, 1998 CITY OF 1IG� OREGON Charles & Karen Halvorson • 15565 SW Roshak Road Tigard, OR 97224 Thank you for your recent letter noting your concerns with the proposed Padre Vista development off Bull Mountain Road. Your letter has been forwarded to the Planning Department staff to incorporate into the file on this development and also to record your concerns. This development is required to have a hearing before the Hearings Officer. The hearing date will not be set until the application is complete. Since the decision made by the Hearings Officer can be appealed to the City Council, I am not able to forward your letter to the Council at this time. Should the decision be appealed to the Council, your letter would then become part of the record to be reviewed by the Council in a public hearing setting. Please call me (639 -4171) if you would like additional information on the hearing process before Council. If you want to check on the status of this development proposal, please contact M. J. Roberts in the City's Planning Department at 639 -4171. Sincerely, ��✓t�P (mot/ Catherine Wheatley City Recorder C: M.J. Roberts, Planning Department 41S g - I:\ADIN\CATHY\COUNCILIPADRE VISTA.DOC ff\y-- � V 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639 -4171 TDD (503) 684 -2772 • • Charles & Karen Halvorson Larry and Star Moore Jeffrey and Janet Patterson 15565 SW Roshak Road. 15585 SW Roshak Road 15590 SW Baker Lane Tigard, OR 97224 Tigard, OR 97224 Tigard OR 97224 Maggie Pedersen, LPC Louis J. and. H. Virginia Babcock Joyce and Gregg Josephson 15605 SW Roshak Road 15380 SW Bull Mountain Road 14000 SW 157 Place Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 Lee and Sharon Torland David & Amy Butts David & Jeanette Phelps 14020 SW 158 Terrace 15540 SW Baker Lane 15305 SW Bull Mountain Road Portland OR 97224 Tigard OR 97224 Tigard, OR 97224 I: \adm \cathy \council \padre vista labels.doc • • 121/7/98 Mayor Nicolij and Council Members, We arci writing to express our thoughts on the proposed Padre Vista development Bull Mountain Road. First w are concerned with the increased traffic that this development will bring to the already dangerous S -curve at the intersection with Roshak and 13u11 Mountain. A nyone who has lived near this intersection recognizes the many and varied problems that already exist. Adding the traffic from 29 homes at this spot is a real concert . The traffic at this particular spot has already been negatively impacted by the connection of Roshak to feeder streets that connect to Barrows. Adding traffc from yet another direction only increases the danger to all. Of particular concern are school bus stops and icy conditions in the winter. Our n xt concern is the further loss of wild animal habitat on this side of the mountain. WW have noticed significant increase in the deer, raccoon, owl, and skunk activity just in our own back yard as more and more development has come up behind us from Schools Ferry. There is currently forest area that is proposed to be lost to this pew development. Also, with the addition of more concrete and streets the water run off and • drainage issue# has not been addressed. Lastly, it seems to us that our democratic right to a voice in what happens to our area has ben circumvented by the County giving the city control over this Development.: Whereas we can vote for County commissioners who in turn decide matters in uni>icorporated parts of Washington Co., we can not vote for City council members who are making these decisions that greatly affect us. For lack of a better analogy this $ems like "Taxation without representation ". Charles & K e Halvorson • 15565 SW Roshak Rd. Tigard, OR 97224 • ZO - d £V89 ZZZ EOS 321IM N2i31S3M V8S = SO 86- 80 - 12/08/98 09:01 $503 684 7297 CITY OF TIGARD fj001 • • s *s ACTIVITY REPORT * ** TRANSMISSION OK TX /RX NO. 0390 CONNECTION TEL 503 684 3636 CONNECTION ID JIM NICOLI START TIME 12/08 09:00 USAGE TIME 00'51 PAGES • 1 RESULT OK 121/7/98 Mayor Nicolij and Council Members, We are writing to express our thoughts on the proposed Padre Vista development 6ff Bull Mountain Road. First we are concerned with the increased traffic that this development will bring to the already dangerous S -curve at the intersection with Roshak and Bull Mountain. A riyone who has lived near this intersection recognizes the many and varied problems that already exist. Adding the traffic from 29 homes at this spot is a real concerti. The traffic at this particular spot has already been negatively impacted by the connection of Roshak to feeder streets that connect to Barrows. Adding traffic from yet another direction only increases the danger to all. Of particular conFern are school bus stops and icy conditions in the winter_ Our mixt concern is the further Loss of wild animal habitat on this side of the mountain_ W6 have noticed significant increase in the deer, raccoon, owl, and skunk activity j ust in our own back yard as more and more development has come up behind us from Schools Ferry. There is currently forest area that is proposed to he lost to this 'pew development. Also, gith the addition of more concrete and streets the water run off and drainage issuq has not been addressed. Lastly, it seems to us that our democratic right to a voice in what happens to our area has ben circumvented by the County giving the city control over this Development. whereas we can vote for County commissioners who in turn decide matters in unincorporated parts of Washington Co., we can not vote for City council 12/10/98 THU 11:36 FAX 503 5905232 Larry and Star Moore 0 001 • • Larry sad Star Moore 15585S.W, Raba' Row/ 1gard,, Oregon 97224 Axe: (503) 5903827 • FA% (503) 5905232 • E,rwalk wooieCJ4ne net Decewbe, 9, 1998 FAX To: Moyer Nicoll sod Council Members fix: (501) 6847297 We are very concerned with the proposed Padre Vista Development on Bull Mountain. As I'm sure you are aware there are numerous issues that need to be evaluated prior to going forward. Below is a list of the concerns that have been brought to our attention. It is our hope that this will help you and the members of the city through the evaluation process. 1. Traffic on Bull Mountain Road is already extreme and growing rapidly due to the saturation of other new developments in the area. 2. The proposed intersection at the 90° bend on Bull Mountain Road will be extremely unsafe. The main concern is for the school children and the other pedestrians that need to use the right of way. 3. Based on the statements of Jay Harris at the November 12, 1998 Water run off studies have been less than adequate. 4. The loss of natural beauty will be devastating. Because of the existing trees and open areas wildlife is still very prevalent in the area. Deer, coyote, redwing hawks, and many others of God's creatures will be lost. 5. The land would be better put to use as a community nature park. Think of the possibilities since the property is adjacent to the existing land locked area called Cach Park. (And, I bet the citizens of Bull Mountain would be happy to fund it!) It might be helpful for you and the council members to see the property from a different perspective. Please consider this as an invitation to come to our home. From our yard you will be able to view the potential negative impact on the area. Please feel free to call at anytime (503) 590 -3827. Regards Lour sod Star Moore 12/09/1998 17:03 5035201 SKIES AMERICA • PAGE 01 December 9, 1998 TO: Mayor Nicoll, City of Tigard and Members of the City Council Arr FROM: Jeffrey Patterson, Janet Patterson Bull Mountain Residents, Stanhurst, 15590 SW Bak Lane, Tigard, OR 97224 RE: Concerns Over Proposed 1-Acre Back -Fill Area Directly Above Cache Creek Park. Recently, we've been made aware of a proposed new development —Padre Vista — adjacent to a natural park purchased last year by the City of Tigard (Cache Creek Park). The concerns we have stem primarily to the 1 -acre parcel directly above /adjacent to the park, which is currently slated to be "filled," raising the elevation over six feet. This type of drastic alteration to the natural slope will have a negative affect on all existing vegetation within said 1 -acre site. The slope change poses additional concerns, such as drainage, erosion and slide dangers to surrounding residences. Additionally, the proposed development does not offer a buffer between the development and the park. We respectfully request that the City of Tigard review this plan. Because the negative impact is too great, the 1 -acre parcel of land adjacent to Cache Creek Park should not be developed. As per Research Wildlife Ecologist, Dr. Bruce G. Marcot's recent evaluation, it is critical to maintain the integrity of the natural forest area and that its destruction, as proposed by the developer, will cause irreparable damage to the park. Given the City of Tigard already recognizes the importance of preservation on Bull Mountain by purchasing Cache Creek Park, we urge the City to acquire this additional 1-acre parcel to further protect its investment. As we all fully understand that development on Bull Mountain must continue, it is still imperative that the land be planned and developed sensibly and responsibly As concerned residents of Bull Mountain and Tigard, we respectfully urge you to review this serious matter and protect this 1 -acre area of proposed back -fill (land destruction). We appreciate your time and consideration. , "DEC-10-1998 06 :16 AM i liGGIE PEDERSEN 503 9076 P.01 Maggie Pedersen, LPC 15835 SW Roshak Road Tigard, OR 97224 (903) 990 -9076 December 9, 1998 Mayor Nicoli and Council Members c/o Duane Roberts • 13125 9.4 Hall Tigard, OR 97223 Dear Council, I wish to express our concerns over the Padre Vista development on Bull Mountain. Our property is just west of the proposed development (Stanhurst Lot 4). Last summer, we signed • an agreement with Bill Hanson, the owner, to allow a sewer easement through our property to 157th Place. In discussions last summer regarding this easement, it sounded like Bill Hanson was willing to sell a portion of his property (the northern wooded section) to the city of Tigard if they came up with the funds to purchase it. I was very disappointed to learn that he has not accepted the city's proposal to purchase that property. I think that we should do everything possible to. preserve . these woods. They serve as a buffer to the existing green space north of the Padre Vista property. Keeping them will greatly reduce the erosion and drainage problems into the existing green space as well as into the homes that lie northwest and west of the greenspace. These woods also provide hones for many birds and other wildlife. An additional problem is drainage downhill from the Padre Vista development into the ad,ioining.lots of the Stanhurst development. It seems ,that our "mountain" is filled with water and every time there is a disruption of the contours, water starts appearing in strange places. There must be some sort of underground layer of rock or clay that prevents the water from seeping down deep. It goes down a ways and then runs downhill • • underground. I think that it is important for this problem to be investigated and addressed before development begins. The third problem, about which I'in sure you have heard from many people is the congestion at the dangerous intersection of Bull Mountain and Roshak Roads. There will have to be major changes there in order for 50 or more cars from 27 new homes to be accommodated. Thank you for considering these problems in relationship to appr• al of the Padre Vista development. Si ci Maggi= Pedersen • • • 1.2/09/98 WED 14:21 FAX 503 63754 • TEKTRONIX • U001 RECEIVED PLANNING DEC 1 0 1998 CITY OF TIGAMD December 9, 1998 VIA FACSIMILE (503) 684 -7297 Duane Roberts Planning Department City of Tigard 13125 SW Hall Blvd Tigard, OR 97223 Dear Mr. Roberts: We live at 15380 SW Bull Mountain Road and are aware of the proposed "Padre Vista" development across the road from our property. Several weeks ago we attended the meeting at the Tigard Water District office regarding this development. Apparently, there is an extra acre involved in this plan that has no particular use in the general scheme of the planned development. There was some discussion of using the acre as a place to move extra fill with the result that it would destroy the natural state of the area. The acre adjoins the Cache Creek Park currently owned by the City of Tigard. Since the extra acre does not fit in the development scheme, it makes more sense for the City to buy the acre rather than to let the developer use it to dump extra fill. This would enhance the current property owned by the City and further serve to protect the environment on Bull Mountain. Your consideration and action to implement this option will be appreciated by those of us who live in this area. Sincerely, o f u : 4 00 4 4ced e__ _ Louis J. Babcock 1 S-- 3C6 V eD m ( L14 - J ici,rd- ,.„AdBd-ebtk H. Virginia Babcock Dec -09 -98 11:24A Greg Joyce Josephson (,) 590 -3501 P_02 • • 12/08/98 Dear Duane Roberts, Mayor Nicoli, and Members of the City Council: I have heard from members of Friends of Cache Creek that there will be a meeting on Thursday, December 9th, to discuss the development Padre Vista located on Bull Mountain. I am writing to voice my concern over this proposed development. While I do realize that development is going to happen, I hope that we take the time to look at the data to make sure that we develop responsibly. Our neighbors, Bob and Maggie Millette, worked out the sewer easement with Bill Hanson because they were told that Bill intended to save the back one acre parcel of trees or to sell them to the city. Apparently, after Bill was given his easement, he changed his mind. It is unfortunate that this statement was not put in writing. The trees are essential for many reasons. They provide a buffer between homes and park, provide habitat for birds and wildlife, assist with drainage, keep erosion in control, and support the trees that are in the park. Research, that I am sure you are aware of, has made these conclusion. I am not sure if the tree issue is the only item to be discussed today, but many of us are also greatly concerned over the intersection and traffic issues that will occur at the corner of Roshak and Bull Mountain. With the development below by Polygon Homes only partially complete, the corner is going to become a huge problem. We are worried that this will not be handled correctly by the developer. Anyhow...Thank you for taking the time to listen to our concerns. We just hope the remaining undeveloped areas will be developed with integrity. Sincerely, C901/ Ci Joyce and Gregg Josephson ) D 0 \&) pt Dec -09 -98 11:24A Greg Joyce Josephson (5) 590 -3501 P_03 December 9, 1998 Mayor Nicoli and Members of City Council c/o Mr. Duane Roberts 13125 S.W. Hall Blvd Tigard, OR 97223 Dear Members of City Council and Mayor Nicoli: We are writing to express our' concerns over the proposed development called Padre Vista that joins the newly purchased Cache Park on Bull Mountain. We have heard that the back portion of land, approximately one acre, will be cleared of the trees. According to the reports by Research Wildlife Ecologist, Dr. Bruce Marcot, this destruction will have a huge negative impact on the park. We hope you will look at this data closely before deciding to develop this parcel. The city, and people in general, have recognized the need for preservation, green spaces, and parks. We urge the city to acquire this one parcel, or to have the developer leave it alone, to protect the investment made in Cache Creek Park. We understand the need for development. But we are hoping that we can set our sights on the future and develop responsibly. Thank you for your time. Sincerely, 1.ie7oytit.k1i i jiktix: Lee and Sharon Torland IS f - mac . x - )aa � • • • • December 10, 1998 Mr. Duane Roberts City of Tigard 13125 SW Hall Blvd. Tigard OR 97223 Dear Mr. Roberts, This is concerning the proposed Padre Vista Development on Bull Mountain. We are concerned about the possible clearing of the northern -most forested acre included in the proposed development. The loss of this mature native forest would negatively affect the area. We urge the City of Tigard to acquire this acre and add it to the forest park adjacent. Please keep us informed on this issue. Sincerely, I/ D id & Jeanette Phelps cc: James Nicoli, Mayor of Tigard 15305 SW BULL MOUNTAIN ROAD TIGARD OR 97224 .12/08/1998 11:15 503 - 6434588 GRIOT- BEAVERTON PAGE 02 December 7, 1998 Mayor Nicoli City of Tigard and Members of the City Council Dear Mr. Mayor and Members of City Council: We are writing to you to express our serious concern about a one acre parcel of land which is part of the proposed "Padre Vista" development, directly adjacent to a natural park recently acquired by the City of Tigard, Cache Creek Park. The acreage immediately adjacent to the park is sloped. The plan intends to fill the approximately 1 acre parcel raising the elevation by more than 6 feet. All the natural understory and the trees will be buried. This will obviously kill every tree on this approximately one acre parcel and that destruction will have a huge impact on the park (which even the developer, Jay Harris, openly admits). The proposed development plan offers no buffer between the development and the park. The plan does not address how this elevation change will impact surrounding residences with respect to drainage, erosion or even slide danger. We respectfully urge the City of Tigard to review this plan and come to the same conclusion that the surrounding community has: "This one acre parcel immediately adjacent to the park should not be developed ". The negative impact is too great. As you are aware, Research Wildlife Ecologist, Dr. Bruce G. Mascot, has evaluated this parcel and emphatically declared that this parcel is critical to maintaining the integrity of the natural forest area and that its destruction, as proposed by the developer, will cause irreparable damage to the park. . This parcel of land has many trees and is considered an environmentally sensitive area. Our current model for dense housing cannot supersede the importance of maintaining some of our natural habitat and resources here on Bull Mountain. in fact, if we destroy all of our natural resources what will the value of our area and Tigard be to future generations. The City has already recognized the importance of preservation here on Bull Mountain by purchasing the Cache Creek Park and we would urge the City to acquire this one parcel so as to protect their investment in Cache Creek Park. Please understand, we recognize that there will continue to be development in this area of Bull Mountain, however with our sights set on a future here, in Tigard, we feel it is imperative to develop our available land responsibly. .'12/68/1998 11:15 503 - 643.88 GRIOT -BEAVER TOo PAGE 03 • We believe it is in the best long term interests of the City and the surrounding community to preserve this one acre parcel and thereby preserve Cache Creek Park Sincerely, I " A, gok i i 4 David I utts Bu 15540 S.W. Baker Lane 15540 Baker Lane Tigard, OR 97224 Tigard, OR. 97224 • December 9, 1998 Daoian��y� CITY OF TIGARD Bill Hanson O REGO N 14825 SW Wheaton Lane Beaverton, OR 97007 • Re: Notice of Incomplete Submittal Padre Vista Subdivision /SUB 98 -0011 Dear Mr. Hanson: This letter is in response to your recent application for a 27 lot subdivision. This application has been considered to be incomplete pending submission of the following additional information. As we discussed at the pre - application conference, the Bull Mountain Community Plan applies to this development application. This is a continuing requirement of ' the Urban Services Agreement between the City of Tigard and Washington County. For this reason the following information will need to be provided in order for this application to be considered complete: • Obtain a written interpretation from the Washington County Department of Land Use and Transportation that specifies that the development proposal on Tax Lot 1200 complies with its Goal 5 designation as a Signficant Natural Resource area and as a Wildlife Habitat. Because of its designation, it is unclear if development is permitted within this area. Also, if an interpretation states that development can occur, the interpretation would also need to address the extent to which Goal 5 resource sites can be developed. Given the site constraints and other project design alternatives, it is not evident that this area must be developed. Alternatively, you may submit revisions to the applicant's narrative and proposed subdivision plans that address project conformance with the , Significant Natural Resource Area protections of the applicable Bull Mountain Community Plan. • Provide a future street plan showing how a feasible street could be developed on the adjoining property to the east. • Provide preliminary sizing calculations for the proposed water quality facility. • Add details to the proposed grading plan concerning the total cubic yards of cut and fill material to be graded. 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639 -4171 TDD (503) 684 -2772 •, 1 • • The Bull Mountain Community Plan designated Tax Lot 1200 as a Wildlife Habitat within a Significant Natural Resource Area designation. You have proposed development and removal of more than 50 percent of the existing trees on Tax Lot 1200. Because this area is designated as a Goal 5 Resource, it is not clear that development can take place on Tax Lot 1200. Even if it is permissible to develop a Goal 5 Resource Area, subsections 4 and 5 of the development standards for the Summit and Slopes Sub Area within the • Bull Mountain Community Plan call for preservation of a minimum of 50 percent of these trees and revegetation of trees that are removed. For this reason, the City will likely have to recommend denial of the proposed application unless Washington County is able to make an interpretation that Tax Lot 1200 is not a protected Goal 5 Resource and /or that this area can be developed as has been proposed. It should be noted that the Community Development Code does allow for the use of a Planned Development to reduce lot sizes below the minimum square footage of the zoning district. In this way, density from protected areas could be transferred to buildable areas on site. By use of a Planned Development, it appears possible to redesign the subdivision to preserve Tax Lot 1200 largely in tact as an Open Space area and possibly develop the same number of lots as has been proposed. I have also enclosed a copy of a letter we have received from an attorney representing the Friends of the Cash Creek Park property concerning this project. Also, my last day with the City of Tigard is December 18, 1998, at which time this project will be turned over to Mark J. Roberts (formerly MJ Roberts). Please feel free to contact me concerning this information at 639 -4171. Sincerely, 66ee)e Mark Roberts Associate Planner AICP • C: Michael Robinson, Stoel Rives David Smith, Attorney for the Friends of the Cash Creek Park MJ Roberts i:\cu rpin \markr\letters \hanson.doc .. F • DAVID B. SMITH • RECEIVED PLANNING ATTORNEY AT LAW DEC U 7 1998 6975 S.W. Sandburg Road, Suite 130 Tigard, Oregon 97223 cir( OF TIGARD (503) 624-9352 Fax (503) 624 -2735 December 3, 1998 Mr. Dick Bewersdorf Tigard Planning Department Tigard Civic Center 13125 SW Hall Blvd. Tigard, OR 97223 Re: Padre Vista Subdivision, Intersection of SW Bull Mountain & SW Roshawk Roads Dear Dick: I have been retained by the Friends of Cash Creek Park (FCCP) to represent them in participating in preliminary plat review of the 27 lot subdivision referenced above being engineered by Harris McMonagle Associates. The FCCP has concerns over traffic impacts and storm water runoff impacting adjacent and nearby housing. When I attended the neighborhood meeting on November 12, Jay Harris indicated the application would be submitted prior to Thanksgiving. The FCCP intends to submit comments to the City for consideration in its review of the application. The FCCP would like a copy of the application and its supporting documents and studies to review, and agrees to reimburse the City for the reasonable copy costs. Please advise me when I can pick up that copy. Thank you. Very truly yours, David B. Smith Attorney for Friends of Cash Creek Park cc: Mr. Steve Ammann, FCCP 9816- 002.LTR • • MEMORANDUM CITY OF TIGARD, OREGON .....,� ?: L TO: M.J. Roberts ,� ,/ FROM: Cathy Wheatley Y DATE: January 8, 1999 SUBJECT: Padre Vista M.J., here is a letter from Robert L. Millette noting his concerns with the proposed Padre Vista development. I have also copied you with my acknowledgement letter to Dr. Millette. On December 16, 1998, I forwarded a set of letters to you on this same matter. Will these people be notified when the hearings officer hearing is to take place? Bill suggested that the individuals who wrote in might want to address their letters to the Hearings Officer. Thanks. I:\ADM \CATHY\COUNCIL \MEMORANDUM - PADRE VISTA - MJ ROBERTS.DOC • �uar January 8, 1999 CITY OF TIGARD OREGON Robert L. Millette, Ph.D. Professor of Biology, PSU 15605 SW Roshak Road Tigard, OR 97224 Thank you for your recent letter noting your concerns with the proposed Padre Vista development off Bull Mountain Road. Your letter has been forwarded to the Planning Department staff to incorporate into the file on this development and also to record your concerns. This development is required to have a hearing before the Hearings Officer. The hearing date will not be set until the application is complete. Since the decision made by the Hearings Officer can be appealed to the City Council, I am not able to forward your letter to the Council at this time. Should the decision be appealed to the Council, your letter would then become part of the record to be reviewed by the Council in a public hearing setting. Please call me (639 -4171) if you would like additional information on the hearing process before Council. If you want to check on the status of this development proposal, please contact M. J. Roberts in the City's Planning Department at 639 -4171. • 1 Sincerely, Catherine Wheatley City Recorder c: M.J. Roberts, Planning Department I:WDM \CATHY\COUNCIL\PADRE VISTA.DOC • 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639 -4171 TDD (503) 684 -2772 • • Pom1AND STAN] UNIVERSITY January 4, 1999 JAN 5 G Mayor Jim Nicoli and City Council Members Tigard City Hall 13125 SW Hall Blvd. Tigard, OR 97223 Dear Mayor Nicoli and City Council Members: I am writing you concerning the proposed "Padre Vista" development by Bill Hanson near the corner of Roshak and Bull Mountain Roads. This parcel lies adjacent to our property at 15605 SW Roshak Rd. My concern about this proposed development is three fold: i) it will have a detrimental impact on the adjacent green space area (recently acquired from J. Cash); ii) it will have a negative impact on drainage in this area; iii) it will severely impact on traffic congestion at the corner of Bull Mtn. and Roshak Roads. 1) Detrimental effect on the adjacent green space: As a part of his develpment plan, Mr. Hanson has proposed to cut a 1+ acre of mature forested area on the north end of his property. This area is contiguous with the green space recently acquired from Mr. Cash, and it contains valuable mature stands of fir, maple, and other trees. It is home to a variety of valuable species (e.g. coyote, racoon, skunk, deer, pileated woodpecker, red - tailed hawk, great horned owl, band tailed pigeon), and a pair of red - tailed hawks annually nest in one of the large fir trees on this property. A recent study by a state forester has attested to the ecological value of this parcel. He has stated that cutting of this forest will jeopardize the stability of the adjacent green space forest, and it will exacerbate drainage /runoff problems into the green space area. As a biologist myself, it is obvious to me that this is a valuable tract with significant biological diversity and ecological value to the area. I understand that the city has funds remaining from the Greenspaces bond measure for the acquisition of natural areas. We, and other neighbors here, have talked to Mr. Hanson about the sale of the one -acre parcel to the city as open space, and I think he might be persuaded to go along with an offer, if it is attractive enough. To make the Hanson forest parcel and adjacent green space more accessible, we have agreed to donate out 20 -foot strip of land that borders both of these spaces to the Greenspaces project. I strongly urge that the City of Tigard pursue the purchase of this valuable green space addition. 2) Negative impact on drainage: We and other neighbors on Roshak Road adjacent to the Hanson property can attest to the major runoff problems from the Hanson property that exist even now. This appears to be due to large amounts of ground water seeping from this area. Although I am not opposed to developing this area per se, it must be done only following a DEPARTMENT OF BIOLOGY POST OFFICE BOX 751 • PORTLAND, OREGON 97207-0751 • (503) 725-3851 • FAX (503) 725 -3SSS , • • thorough study of the ground water run -off problem. Any development must be carried out with steps taken to minimize increased drainage into adjacent properties. Part of this drainage problem involves its impact on the adjacent green space. This is all the more reason to protect the forested part of the Hanson property and not allow a significant increase in the water flow into the green spaces drainage. 3) Impact on traffic congestion at Bull Mountain and Roshak Roads: The proposed development will greatly increase the number of cars pouring daily onto Bull Mountain Road. This will occur at an intersection that is already congested and dangerous (a number of accidents have already occurred here). To minimize this impact, any development of the Hanson parcel should strive for a minimum number of homes (i.e. not the allowed 6 or 7 homes per acre) to limit the amount of increased traffic flow. Not developing the forested acre will help alleviate this problem. However, any development of the Hanson property will necessitate major traffic /road reconstruction at the above intersection in order to make it safe for all who live in our area and use these roads. I will be very grateful if the Mayor and Council Members give full consideration to these serious concerns. Thank you. Sincerely, 41111. l Robert L. Millette, Ph.D. Professor of Biology, PSU 15605 SW Roshak Rd. Tigard, OR 97224 590 -9076 cam.. DL,.c,Ke fR s -e rrs 01/04/99 MON 13:39 FAX 503 725 3888 SCIENCE PSU 0 002 • P0RTLAND STAm -uNNE, {s\ , January 4, 1999 Mayor Jim Nicoli and • City Council Members Tigard City Hall 13125 SW Hall Blvd. • Tigard, OR 97223 Dear Mayor Nicoli and City Council Members: I am writing you concerning the proposed "Padre Vista" development by Bill Hanson near the corner of Roshak and Bull Mountain Roads. This parcel lies adjacent to our property at 15605 SW Roshak Rd. My concern about this proposed development is three fold: i) it will have a detrimental impact on the adjacent green space area (recently acquired from J. Cash); ii) it will have a negative impact on drainage in this area; iii) it will severely impact on traffic congestion at the corner of Bull Mtn. and Roshak Roads. 1) Detrimental effect on the adjacent green space: As a part of his develpment plan, Mr. Hanson has proposed to cut a 1+ acre of mature forested area on the north end of his property. This area is contiguous with the green space recently acquired from Mr. Cash, and it contains valuable mature stands of fir, maple, and other trees. It is home to a variety of valuable species (e.g. coyote, racoon, skunk, deer, pileated woodpecker, red - tailed hawk, great horned owl, band tailed pigeon), and a pair of red - tailed hawks annually nest in one of the large fir trees on this property. A recent study by a state forester has attested to the ecological value of this parcel. He has stated that cutting of this forest will jeopardize the stability of the adjacent green space forest, and it will exacerbate drainage /runoff problems into the green space area. As a biologist myself, it is obvious to me that this is a valuable tract with significant biological diversity and ecological value to the area. I understand that the city has funds remaining from the Greenspaces bond measure for the acquisition of natural areas. We, and other neighbors here, have talked to Mr. Hanson about the sale of the one -acre parcel to the city as open space, and I think he might be persuaded to go along with an offer, if it is attractive enough. To make the Hanson forest parcel and adjacent green space more accessible, we have agreed to donate out 20 -foot strip of land that borders both of these spaces to the Greenspaces project. I strongly urge that the City of Tigard pursue the purchase of this valuable green space addition. 2) Negative impact on drainage: We and other neighbors on Roshak Road adjacent to the Hanson property can attest to the major runoff problems from the Hanson property that exist even now. This appears to be due to large amounts of ground water seeping from this area. Although I am not opposed to developing this area per se, it must be done only following a DEPARTMENT OF BIOLOGY loco . rev ism\ 77.5_IRAS 01/04/99 MON 13:40 FAX 503 725 3888 SCIENCE PSU U003 • • thorough study of the ground water run -off problem. Any development must be carried out with steps taken to minimize increased drainage into adjacent properties. Part of this drainage problem involves its impact on the adjacent green space. This is all the more reason to protect the forested part of the Hanson property and not allow a significant increase in the water flow into the green spaces drainage. 3) Impact on traffic congestion increase the Bull umbe of cars g daily The proposed development will greatly incre y onto Bull Mountain Road. This will occur at an intersection that is already congested and dangerous (a number of accidents have already occurred here). To minimize this impact, any development of the Hanson parcel should strive for a minimum number of homes (i.e. not the allowed 6 or 7 homes per acre) to limit the amount of increased traffic flow. Not developing the forested acre will help alleviate this problem. However, any development of the Hanson property will necessitate major traffic/road reconstruction at the above intersection in order to make it safe for all who live in our area and use these roads. I will be very grateful if the Mayor and Council Members give full consideration to these serious concerns. Thank you. Sincerely, OO / Robert L. Millette, Ph.D. Professor of Biology, PSU 15605 SW Roshak. Rd. Tigard, OR 97224 590 -9076 12/09/98 WED 14:21 FAX 503 6 3754 TEKTRONIX • 1Z001 RECEIVED PLANNING DEC 1 0 1998 CITY OF TIGARD December 9, 1998 VIA FACSIMILE (503) 684 -7297 Duane Roberts Planning Department City of Tigard 13125 SW Hall Blvd Tigard, OR 97223 Dear Mr. Roberts: We live at 15380 SW Bull Mountain Road and are aware of the proposed "Padre Vista" development across the road from our property. Several weeks ago we attended the meeting at the Tigard Water District office regarding this development. Apparently, there is an extra acre involved in this plan that has no particular use in the general scheme of the planned development. There was some discussion of using the acre as a place to move extra fill with the result that it would destroy the natural state of the area. The acre adjoins the Cache Creek Park currently owned by the City of Tigard. Since the extra acre does not fit in the development scheme, it makes more sense for the City to buy the acre rather than to let the developer use it to dump extra fill. This would enhance the current property owned by the City and further serve to protect the environment on Bull Mountain. Your consideration and action to implement this option will be appreciated by those of us who live in this area. Sincerely, 0 Louis J. Babcock y it H. Virginia Babcock Dec -09 -98 11:24A Grell,& Joyce Josephson ( 3) 590 -3501 P_02 12/08/98 Dear Duane Roberts, Mayor Nicoli, and Members of the City Council: I have heard from members of Friends of Cache Creek that there will be a meeting on Thursday, December 9th, to discuss the development Padre Vista located on Bull Mountain. I am writing to voice my concern over this proposed development. While I do realize that development is going to happen, I hope that we take the time to look at the data to make sure that we develop responsibly. Our neighbors, Bob and MaggieMillette, worked out the sewer easement with Bill Hanson because they were told that Bill intended to save the back one acre parcel of trees or to sell them to the city. Apparently, after Bill was given his easement, he changed his mind. It is unfortunate that this statement was not put in writing. The trees are essential for many reasons. They provide a buffer between homes and park, provide habitat for birds and wildlife, assist with drainage, keep erosion in control, and support the trees that are in the park. Research, that I am sure you are aware of, has made these conclusion. I am not sure if the tree issue is the only item to be discussed today, but many of us are also greatly concerned over the intersection and traffic issues that will occur at the corner of Roshak and Bull Mountain. With the development below by Polygon Homes only partially complete, the corner is going to become a huge problem. We are worried that this will not be handled correctly by the developer. Anyhow...Thank you for taking the time to listen to our concerns. We just hope the remaining undeveloped areas will be developed with integrity. Sincerely, ()a/a Joyce and Gregg Josephson Dec -09 -98 11:24A Greg Joyce Josephson () 590 -3501 P_03 December 9, 1998 Mayor Nicoli and Members of City Council c/o Mr. Duane Roberts • 13125 S.W. Hall Blvd Tigard, OR 97223 • Dear Members of City Council and Mayor Nicoli: We are writing to express our concerns over the proposed development called Padre Vista that joins the newly purchased Cache Park on Bull Mountain. We have heard that the back portion of land, approximately one acre, will be cleared of the trees. According to the reports by Research Wildlife Ecologist, Dr. Bruce Marcot, this destruction will have a huge negative impact on the park. We hope you will look at this data closely before deciding to develop this parcel. The city, and people in general, have recognized the need for preservation, green spaces, and parks. We urge the city to acquire this one parcel, or to have the developer leave it alone, to protect the investment made in Cache Creek Park. We understand the need for development. But we are hoping that we can set our sights on the future and develop responsibly. Thank you for your time. Sincerely, LeCiavia.144./ aLt,t4x, Lee and Sharon Torland • • • • PHELPS 5 035246268 P. 01 • December 10, 1998 Mr. Duane Roberts City of Tigard 13125 SW Hall Blvd. Tigard OR 97223 • Dear Mr. Roberts, This is concerning the proposed Padre Vista Development on Bull Mountain. We are concerned about the possible clearing of the northern -most forested acre included in the proposed development. The loss of this mature native forest would negatively affect the area. We urge the City of Tigard to acquire this acre and add it to the forest park adjacent. Please keep us informed on this issue. Sincerely, David & Jeanette Phelps cc: James Nicoll, Mayor of Tigard 15305 SW BULL MOUNTAIN ROAD TIGARD OR 97224 12/08/1998 11:15 503 - 64588 GRIOT- BEAVERTi PAGE 02 December 7, 1998 Mayor Nicoll City of Tigard and Members of the City Council Dear Mr. Mayor and Members of City Council: We are writing to you to express our serious concern about a one acre parcel of land which is part of the proposed "Padre Vista" development, directly adjacent to a natural park recently acquired by the City of Tigard, Cache Creek Park. The acreage immediately adjacent to the park is sloped. The plan intends to fill the approximately 1 acre parcel raising the elevation by more than 6 feet. All the natural trnderstory and the trees will be buried. This will obviously kill every tree on this approximately one acre parcel and that destruction will have a huge impact on the park (which even the developer,. Jay Harris, openly admits). The proposed development plan offers no buffer between the development and the park. The plan does not address how this elevation change will impact surrounding residences with respect to drainage, erosion or even slide danger. We respectfully urge the City of Tigard to review this plan and come to the same conclusion that the surrounding community has: This one acre parcel immediately adjacent to the park should not be developed ". The negative impact is too great. As you are aware, Research Wildlife Ecologist, Dr. Bruce G. Mascot, has evaluated this parcel and emphatically declared that this parcel is critical to maintaining the integrity of the natural forest area and that its destruction, as proposed by the developer, will cause irreparable damage to the park. . This parcel of land has many trees and is considered an environmentally sensitive area. Our current model for dense housing cannot supersede the importance of maintaining some of our natural habitat and resources here on Bull Mountain. in fact, if we destroy all of our natural resources what will the value of our area and Tigard be to future generations. The City has already recognized the importance of preservation here on Bull Mountain by purchasing the Cache Creek Park and we would urge the City to acquire this one parcel so as to protect their investment in Cache Creek Park. Please understand, we recognize that there will continue to be development in this area of Bull Mountain, however with our sights set on a future here, in Tigard, we feel it is imperative to develop our available land responsibly. 12/08/1998 11:15 503 - 640588 GRIOT- BEAVERT1 PAGE 03 We believe it is in the best long term interests of the City and the surrounding community to preserve this one acre parcel and thereby preserve Cache Creek Park Sincerely, David utts Bu 15540 S.W. Baker Lane 15540 Baker Lane Tigard, OR 97224 Tigard, OR 97224 • DAVID B. SMITH RECEIVED PLANNING ATTORNEY AT LAW DEC 0 7 1998 6975 S.W. Sandburg Road, Suite 130 Tigard, Oregon 97223 CITY OF TIGARD (503) 624-9352 Fax (503) 624-2735 December 3, 1998 Mr. Dick Bewersdorf Tigard Planning Department Tigard Civic Center 13125 SW Hall Blvd. Tigard, OR 97223 Re: Padre Vista Subdivision, Intersection of SW Bull Mountain & SW Roshawk Roads Dear Dick: I have been retained by the Friends of Cash Creek Park (FCCP) to represent them in participating in preliminary plat review of the 27 lot subdivision referenced above being engineered by Harris McMonagle Associates. The FCCP has concerns over traffic impacts and storm water runoff impacting adjacent and nearby housing. When I. attended the neighborhood meeting on November 12, Jay Harris indicated the application would be submitted prior to Thanksgiving. The FCCP intends to submit comments to the City for consideration in its review of the application. The FCCP would like a copy of the application and its supporting documents and studies to review, and agrees to reimburse the City for the reasonable copy costs. Please advise me when I can pick up that copy. Thank you. Very truly yours, David B. Smith Attorney for Friends of Cash Creek Park cc: Mr. Steve Ammann, FCCP 9816- 002.LTR, • 4 ' PADRE VISTA DEVELOPMENT APPLICATION Prepared by: HARRIS - McMONAGLE ASSOCIATES, INC. (PLANNING- ENGINEERING) STOEL -RIVES L.L.P. (LAND USE ATTORNEYS) LANCASTER ENGINEERING (TRANSPORTATION) November 20, 1998 • • • TABLE OF CONTENTS SUMMARY INFORMATION 1 PROPOSAL 2 SITE DESCRIPTION 2 PROJECT DESCRIPTION 2 TIGARD MUNICIPAL CODE CHAPTER 18.40 ADMINISTRATION 3 CHAPTER 18.52 R -7: SINGLE FAMILY RESIDENTIAL (5,000 SQUARE FEET) 4 CHAPTER 18.84 SENSITIVE LANDS 6 CHAPTER 18.88 SOLAR ACCESS REQUIREMENTS 8 CHAPTER 18.92 DENSITY COMPUTATIONS 10 CHAPTER 18.96 ADDITIONAL YARD SETBACK REQUIREMENTS 11 CHAPTER 18.100 LANDSCAPING AND SCREENING 12 CHAPTER 18.102 VISUAL CLEARANCE AREAS 13 CHAPTER 18.106 OFF - STREET PARKING AND LOADING REQUIREMENTS 14 CHAPTER 18.108 ACCESS, EGRESS, AND CIRCULATION 15 CHAPTER 18.150 TREE REMOVAL 16 CHAPTER 18.160 LAND DIVISION: SUBDIVISION 17 CHAPTER 18.164 STREET AND UTILITY IMPROVEMENT STANDARDS 18 IMPACT ANALYSIS 23 ENCLOSURES: PLAT NAME RESERVATION FORM TRAFFIC REPORT FROM LANCASTER ENGINEERING NEIGHBORHOOD MEETING INFORMATION PRE - APPLICATION CONFERENCE NOTES ATTACHMENTS: DEVELOPMENT APPLICATION SITE PLANS ■ • • SUMMARY INFORMATION Property Location: Tax Map /Tax Lot: 2S- 1W -8AB, #1200 & #1201 Property Size: 6.11 Acres Necessary Applications: Land Subdivision — Preliminary Plat Proposal Description: 27 Lot Subdivision Comprehensive Plan Designation: medium Zoning Designation: Washington County R -6, City of Tigard R -7 Citizen Involvement Team West Owner: Ruth and Wilmar Hanson 13950 SW Hiteon Drive Beaverton, Oregon 97008 Applicant: Bill Hanson 14825 SW Wheaton Lane Beaverton, Oregon 97007 Phone: 519 -4651 Planning/Engineering /Surveying: Harris - McMonagle Associates, Inc. 12555 SW Hall Boulevard Tigard, Oregon 97123 Phone: 639 -3453 Contact: Jay Harris Planning/Land Use Attorney: Stoel -Rives LLP 900 SW 5 Portland, Oregon 97204 Phone: 294 -9194 Contact: Michael Robinson Traffic Engineering: Lancaster Engineering, Inc. Union Station Suite 206 800 NW 6 Avenue Portland, Oregon 97209 Phone: 248 -0313 Contact: Tom Lancaster 1 • PROPOSAL • The applicant is proposing to develop 27 lots on 6.11 acres of vacant land in Washington County which is within the City of Tigard urban planning area . The site is currently zoned as R -6 Washington County, but will be reviewed,by the City of Tigard under their comparable zone of R -7. This application addresses all applicable sections of the City of Tigard Community Development Code. SITE DESCRIPTION The Padre Vista site consists of two vacant parcels, Tax Map /Tax Lot - 2S -1 W -8AB/ 1200, 1201. The northerly property line abuts Cash Creek Park, to the south Bull Mountain Road, to the west the Stanhurst Subdivision, and the east abuts a several single family homesites on large lots. The subdivisions and parcels on all sides of the project are also in the Washington County R -6 zone. The southern 3 /4 of the site slopes generally from the south to the northwest at grades between 2% and 8 %. The northerly '/o of the site slopes to the north at a average gradient of 13%. The elevation drop across the site ranges from of 560 feet at the southeast property corner to approximately 475 feet at the northwest property corner. The northerly 150' of the site is a heavily wooded area with stand of mature trees. There are no significant natural features such as rock outcroppings or lakes, historical features or cultural features, nor are there any wetlands, waterways or significant drainageways on the project site. PROJECT DESCRIPTION The applicant is proposing To build 27 lots on this 6.11 -acre site, with a density of 4.4 dwelling units per acre. Of the 266,152 square feet of total site area, 48,559 square feet will be dedicated for public street right -of -way and 2,934 square feet for private street area. Based on the standards for density calculations of Section 18.92 of the Tigard Municipal Code, the maximum number of lots that can be developed on this site is (266,152- 48,559- 2,934)/5000 sf per lot= 42 lots. The Padre Vista lots range in size from 5,359 square feet to 10,546 square feet, averaging 7,950 square feet in size. Since all of adjacent lands are in the same Washington R -6 zone the transitional requirements of Municipal Code, Section 18.40.040 do not apply. Respecting the need for street and pedestrian connectivity, a roadway is proposed to be stubbed to tax lot 1100 to the east, and a pedestrian pathway connection is proposed to the north property line to Cash Creek Park. A storm water quality facility is located on the site, at the northeast corner of the property. This facility will be sized to treat the storm water runoff from the impervious areas onsite. 2 • • TIGARD MUNICIPAL CODE The following contains responses to applicable sections of the City of Tigard Municipal Code as they pertain to this Land Division for Padre Vista. Chapter 18.40 ADMINISTRATION 18.40.40 Residential Density Transition Regardless of the allowed housing densities stated in Chapters 18.44 through 18.58, or in Chapters 18.80, 18.92 or 18.94, any property within 100 feet of an established area shall not be developed at a residential housing density greater than 125 percent of the allowed density in the adjacent established area(s). For purposes of this limitation only, the allowed density is as specified in the comprehensive plan land use designation, not as in the zoning district. For example, the property within 100 feet of an established low density residential area (one to five dwellings per acre) shall not be developed at residential densities greater than 6.25 dwellings per acre (6.25 = 5 x 1.25). • RESPONSE All of the properties adjacent to Padre Vista are zoned Washington County R -6. Since all of the properties are the same zoning the residential density transfer does not apply. 3 • �. Chapter 18.52 R -7: SINGLE - FAMILY RESIDENTIAL (5.000 SQUARE FEET) 18.52.010 Purpose The purpose of the R -7 zoning district is to establish sites for single family detached and attached units for medium density developments. 18.52.30 Permitted Uses. A. Permitted uses in the R -7 district are as follows: 1. Single family detached residential units at one dwelling unit per lot; 2. Single family attached residential units, at one dwelling unit per lot with no more than 5 attached units per grouping; 3. Duplex residential units; 4. Public support facilities; 5. Mobile home parks and subdivisions; 6. Residential treatment home; 7. Fanning; 8. Manufactured homes; 9. Family day care; 10. Home occupation; 11. Temporary use; 12. Fuel tank; or 13. Accessory structures. • RESPONSE The applicant is proposing to develop 27 single family detached residential lots. This is a permitted use in an R -7 district. 18.52.50 Dimensional Requirements. A. Dimensional requirements in the R -7 district are as follows: 1. The minimum lot area shall be: a) 5,000 sf per each attached unit; b) 10,000 sf for duplexes; c) 5,000 sf for each attached unit. • RESPONSE The Padre Vista lots range in size from 5,359 square feet to 10,546 square feet, averaging 7,950 square feet in size. This proposal exceeds the minimum lot size. 2. The average minimum lot width shall be: a) 50 feet for detached unit lots; and b) 40 feet for attached unit lots. • RESPONSE All of the proposed lots meet the minimum lot width requirement of the R -7 district. 3. The maximum lot coverage shall be 80% including all buildings and impervious surfaces. 4 • • • • • RESPONSE The builder for the project has not been selected at this time. Since no yard setback variances are proposed the builder should be able to meet the maximum lot coverage requirement, as reviewed at a later date by the City of Tigard Building Department. 4. Except as otherwise provided in Chapter 18.96 and Section 18.100.130, the minimum setback requirements are as follows: a. The front yard setback shall be a minimum of 15 feet; b. On corner and through lots the minimum setback for each side facing a street shall be a minimum of 10 feet; however, the provisions of Chapter 18.102 must be satisfied; c. The side yard setback shall be a minimum of five feet; d The rear yard setback shall be a minimum of 15 feet; and e. Where the side yard or rear yard of a single family attached residential dwelling abut a more restrictive zoning district, such setbacks shall no be less than 30 feet, and; f The distance between the property line and the front of the garage shall be a minimum of 20 feet; • RESPONSE All setbacks for the future buildings will be in conformance with this Section. 5. Except as otherwise provided in Chapter 18.98, no building in an R -7 zoning district shall exceed 35 feet in height. • RESPONSE All of the future building heights will be in conformance with this Section. • 5 • • Chapter 18.84 SENSITIVE LANDS 18.84.010 Purpose A. Sensitive lands are lands potentially unsuitable for development because of their location within: 1. The 100 year floodplain; 2. Natural drainageways 3. Wetland areas which are regulated by the other agencies including the U.S. Army Corps of Engineers and the Division of State Lands, or area designated as significant wetland on the Comprehensive Plan Floodplain and Wetland Map; and 4. Steep slopes of 25 percent or greater and unstable ground • RESPONSE The existing ground slope in the northeast corner of the site (water quality tract area) is at approximately 33 %. No structures are proposed to be constructed in this portion of the site. A 100' long water quality swale is proposed in this area. Retaining walls approximately 4' in height will be constructed on the uphill and downhill sides of the swale to minimize grading in this area. No drainageways or wetlands exist on the project site. B. Sensitive lands are designated as such to protect the public health, safety, and welfare of the community through the regulation of these sensitive land areas. C. Sensitive land regulations contained in this chapter are intended to maintain the integrity of the rivers, streams, and creeks in Tigard by minimizing erosion, promoting band stability, maintaining and enhancing water quality, and fish and wildlife habitats, and preserving scenic quality and recreation potential. D. The regulations in this chapter are intended to implement the cities flood plain management program as required by the National Flood Insurance Program, and help preserve land areas from encroaching use, and to maintain the zero foot rise floodway elevation. • RESPONSE The water quality swale area of disturbance will be re- planted with native trees to re- establish the wooded area. A. Sensitive Lands Permits Issued by the Director 1. The Director shall have the authority to issue a sensitive lands permit in the following areas: a) Drannageways; b) Slopes that are 25 percent or greater; unstable ground; 6 • • c) Wetland areas which are not regulated by other local, state, or federal agencies and are not designated as significant wetlands on the Comprehensive Plan Floodplain and Wetland Map. 2. Sensitive lands permits shall be required for the areas in subsection D. 1. above when any of the following circumstances apply: a) Ground disturbance(s) or landform alterations involving more than 50 cubic yards of material; b) Repair, reconstruction, or improvement of an existing structure or utility, the cost of which equals or exceeds 50% of the market value of the structure prior to the improvement or the damage requiring reconstruction; c) Residential and non - residential structures intended for human habitation; and; d) Accessory structures which are greater than 528 square feet in size. • RESPONSE The grading and wall construction for the water quality swale will move displace /move approximately 75 cubic yards of material. The walls will be approximately 4 feet high on the uphill and downhill sides of the swale to minimize grading in this area. Trees will be planted in the disturbed areas to re- vegetate this portion of the site. 7 • • Chapter 18.88 • SOLAR ACCESS REQUIREMENTS 18.88.10 Purpose The purpose of this chapter is to implement comprehensive plan policies to promote the use of renewable energy sources by establishing criteria to allow improved access to sunlight for single family and duplex residences. 18.88.20 Applicability of Provisions. The provisions of this chapter shall apply to the creation of lots which are intended for single family or duplex residences and the construction of single family or duplex residences. 18.88.40 Solar Access for New Development A. Purpose. The purpose of this section is to ensure that land is divided so that structures can be oriented to maximize solar access and to minimize shade on adjoining properties from structures and trees. B. Applicability. The solar design standard in section 18.88.040. C. shall apply to applications for a development to create lots in R -1, R -2, R -7, R-4.5, and R -7 zones and to create lots for single family detached and duplex dwellings in all other residential zones, except to the extent the approval authority finds that the applicant has shown one or more of the conditions listed in sections 18.88.040 D and E exist, and exemptions or adjustments provided for therein are warranted C. Design Standard At least 80 percent of the lots in a development subject to this section shall comply with one or more of the options in this section; provided, a development may, but is not required to, use the options in subsections 18.88.040 C.2. or C.3. to comply with this section. 1. Basic Requirement. A lot complies with this section if it: a. Has a north -south dimension of 90 feet or more; and b. Has a front lot line that is oriented within 30 degrees of a true east -west axis. D. Exemptions from Design Standard A development is exempt from section 18.88.040. C if the approval authority finds the applicant has shown that one or more of the following conditions apply to the site. A development is partially exempt from section 18.88.040. C to the extent the approval authority finds the applicant has shown that one or more of the following conditions apply to a corresponding portion of the site. If a partial exemption is granted for a given development, the remainder of the development shall comply with section 18.88.040.C'. E. Adjustments to Design Standard The approval authority shall reduce the percentage of lots that must comply with section 18.88.040. C to the minimum extent necessary if it finds the applicant has shown it would cause or is subject to one or more of the following conditions: 1. Adverse impacts on density and cost or amenities. a. If the design standard in section 18.88.040.C. 1 is applied, either the resulting density is less than that proposed, or on -site development costs (e.g. grading, water, storm drainage and sanitary systems, and road) and solar related off - site development costs are at least 5 percent more per lot than if the standard ' is not applied The following conditions , among others, could constrain the design of a development in such a way that compliance with section 18.88.040.C. 1 would reduce density or increase per lot costs in this manner. 8 • • • The applicant shall show which, if any, of these or other similar site characteristics apply in an application for development: (iii) Existing road patterns must be continued through the site or must terminate on -site to comply with applicable road standards or public road plans in a way that prevenis given streets or lots in the development from being oriented for solar access. • RESPONSE Lots 1, 11, 12, 17, 18, 22, 24, 25, and 26 (9 lots total) meet the basic requirement by having a north -south dimension of 90 feet or more. An exemption to the solar access requirements is requested for the remaining non- conforming lots, as follows: The narrow east -west width of the site (300 feet) requires a north to south road to fully access all areas of the project. Adding additional east -west roads to create more lots with north to south depths to meet the basic solar access requirements would cause at least 2 lots to be lost to provide the road right -of- way. The increased costs for infrastructure, which would exceed 5% of construction costs, and the loss of density justify an adjustment to the design standard. If several streets were extended to the site from Roshak Road during the development of the Stanhurst subdivision most of the lots within Padre Vista would have met the basic solar requirement. The planning staff, and City Council at the City of Tigard has removed this solar access Section from the newly adopted Development Code, because they have realized that it does not promote the effective development of projects. 9 • • Chapter 18.92 DENSITY COMPUTATIONS 18.92.10 Purpose The purpose of this chapter is to implement the comprehensive plan by establishing the criteria for determining the number of dwelling units permitted. 18.92.20 Density Calculation A. Net development area, in acres, shall be determined by subtracting the following land area(s) from the gross acres, which is all of the land included in the legal description of the property: 1. All sensitive land areas: a. Land within the 100 year floodplain; b. Land or slopes exceeding 25 percent; c. drainageways; and d. wetlands; 2. All land dedicated to the public for park purposes; 3. All land dedicated for public right -of —way: a. single family: allocate 20 percent of gross acres for public facilities; and b. multi family: allocate 15 percent of gross acres for public facilities; 4. All land proposed for private streets; and 5. A lot of at least the size required by the applicable base zoning district, if an existing dwelling is to remain on the site. B. To calculate the net units per acre, divide the number of square feet in the net acres by the minimum number of square feet required for each lot by the applicable zoning district. C. All density calculations shall comply with the provisions of Section 18.40.040, Residential Density Transition. • RESPONSE In determining the net development area it should be noted that there are no sensitive land areas on the site or land areas dedicated for parks. Of the 266,152 square feet of total site area, 48,559 square feet will be dedicated for public street right -of -way and 2,934 square feet for private street area. Based on the standards for density calculations of Section 18.92 of the Tigard Municipal Code, the maximum number of lots that can be developed on this site is (266,152- 48,559- 2,934)/5000 sf per lot= 42 lots. By doing the density calculation for the site based on the procedures defined above, 42 lots could be developed on the site under R -7 zoning. The applicant is requesting to develop 27 lots on the site. 10 • • Chapter 18.96 ADDITIONAL YARD SETBACKS 18.96.010 Purpose A. The purpose of this chapter is to permit of afford better light, air, and vision clearance on more heavily traveled streets and on streets of more substantial width, to make the location of structures compatible with the need for the eventual widening of streets by providing for additional yard setback distances, to ensure there is adequate distance between buildings on the site and to provide standards for projections into yard areas. 18.96.020 Additional Setback from Centerline Required 1. Arterial Streets: 2. Collector Streets: a) The required setback distance for buildings on the following collector streets is the setback required by the zoning district plus 30 feet measured from centerline of the street. Bull Mountain Road • RESPONSE The right -of -way width required to be dedicated along Bull Mountain Road is 33' from centerline, which exceeds the 30' setback described above. The future homes on lots 1 and 27 will have standard 10' sideyards along Bull Mountain Road, as required in the R -7 zoning district. 11 • • • • Chapter 18.100. LANDSCAPING AND SCREENING A.100.10 Purpose A. The purpose of this chapter is to establish standard for landscaping, buffering, and screening of land use within Tigard in order to enhance the aesthetic environmental quality of the City: 1. By protecting existing street trees and requiring the planting of street trees in new. developments; 2. Through the use of plant materials as a unifying element; 3. By using planting materials to define spaces and articulate the uses of specific areas; and 4. By using trees and other landscaping materials to mitigate the efforts of the sun, wind, noise, and lack of privacy by the provision of buffering and screening. 18. 100.30 Street Trees A. All development projects fronting on a public, private street, or a private driveway more that 100 feet in length approved after the adoption of this title shall be required to plant street trees in accordance with the standards in Section 18.100.35. B. Certain trees can severely damage utilities, streets and sidewalks or can cause personal injury. Approval of any planting list shall be subject to review by the Director. • RESPONSE Street trees will be planted in accordance with the standards in Section 18.100.35 before final building occupancy is granted by the City of Tigard Building Department. 18. 100.70 Buffering and Screening — General Provisions A. It is the intent that these requirements shall provide for privacy and protection and reduce or eliminate the adverse impacts of visual or noise pollution at a development site, without unduly interfering with the view from neighboring properties or jeopardizing the safety of pedestrians and vehicles. B. Buffering and Screening is required to reduce the impact on adjacent uses which are of a different type in accordance with the matrix in this chapter. The owner of each proposed development is responsible for the installation and effective maintenance of buffering and screening. When different uses would be abutting one another except for separation by a right -of -way, buffering, but not screening, shall be required as specified in the matrix. • RESPONSE There are no buffering or screening requirements between existing development in an R -7 zone and proposed development in an R -7 zone. The development of the Padre Vista site will not require any screening or buffering since all of the adjacent lands will be reviewed under the same R -7 zoning by the City of Tigard. 12 • Chapter 18.102 VISUAL CLEARANCE AREAS 18.102.10 Purpose A. The purpose of this chapter is to establish standards which will assure proper sight distances at intersections in order to reduce the hazard from vehicular turning movements. 18.102.20 Visual Clearance: Required A. Except within the CBD zoning district a visual clearance area shall be maintained on the corners of all property adjacent to the intersection of two streets, a street and a railroad, or a driveway providing access to a public or private street. B. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, or temporary or permanent obstruction (except for an occasional utility pole or tree), exceeding 3 feet in height, measured from the top of the curb, or where no curb exists, from the street center line grade, except that trees exceeding this height may be located in this area, provided all branches below 8 feet are removed C. Where the crest of a hill or vertical curve conditions contribute to the obstruction of clear vision areas at a street or driveway intersection, hedges, plantings, fences, walls, wall structures and temporary or permanent obstructions shall be further reduced in height or eliminated to comply with the intent of the required clear vision area. • RESPONSE Visual clearance areas will be maintained on all of the lots located at intersections within the Padre Vista site according to the standards established in this section. Obviously, this responsibility will shift as lots are sold and homes are built and landscaping is installed. 13 • 1 Chapter 18.106 OFF- STREET PARKING AND LOADING REOUIREMENTS 18.106.10 Purpose A. The purpose of these regulations is to establish parking areas having adequate capacity and which are appropriately located and designed to minimize any hazardous conditions on -site and at access points. B. The parking requirements are intended to provide sufficient parking in close proximity to the various uses for residents, customers, and employees, and to establish standards which will maintain the traffic carrying capacity of nearby streets. 18.106.20 General Provisions H. Location of Required Parking 1. Off - street parking spaces for single family and duplex dwellings and single family attached dwellings shall be located on the same lot with the dwelling. 18.106.30 Minimum Off - Street Parking Requirements A. Residential Uses 1. Single family residences (attached or detached) — 2 off - street spaces for each dwelling unit. • RESPONSE A two -car garage and a driveway large enough for two parking spaces will be provided for every single - family residence within the Padre Vista site. This requirement will be met. • 14 • • •. Chapter 18.108 . ACCESS, EGRESS, AND CIRCULATION 18.108.10 Purpose A. • The purpose of this chapter is to establish standards and regulations for safe and efficient vehicle access and egress on a site and for general circulation within the site. 18.108.40 Public Street Access A. All vehicular access and egress as in Sections 18.108.070 and 18.108.080 shall connect directly with a public or private street approved by the City for public use and shall be maintained at the required standards on a continuous basis. B. Vehicular access to structures shall be provided to residential uses and shall be brought to within 50 feet of the ground floor entrance or the ground floor landing of a stairway, ramp, or elevator leading to the dwelling units. • RESPONSE As shown on the development plans, every lot within the Padre Vista site will have direct access to a public or private street meeting City of Tigard street standards. This requirement will be met. 18.108.70 Minimum Requirements: Residential Use A. Vehicular access and egress for single family, duplex or attached single family dwelling units on individual lots, residential use, shall not be less than the following: Number Dwelling Minimum Number of Minimum Access Minimum Pavement Units /Lot Driveways Required Width Width • 1 or 1 15' 10' 18.108.90 Width and Location of Curb Cuts A. Curb cuts shall be in accordance with Subsection 18.164.030.N. • RESPONSE A driveway will be provided to the garage of each home built in Padre Vista. These driveways will meet the width and location requirements of Sections 18.108.70 and 18.108.90. Driveway installation will be the responsibility of the homebuilder, not the developer of the lots and will be monitored through the building permit process. 1 15 • • Chapter 18.150 TREE REMOVAL 18.150.10 Purpose A. After years of both natural growth and planting by residents, the City now benefits from • a large number of trees. These trees of'varied types add to the aesthetic beauty of the community, help clean the air, help control erosion, maintain' water quality and provide noise barriers. B. The purposes of this chapter are to: 1. Encourage the preservation, planting and replacement of trees in the City; 2. Regulate the removal of trees on sensitive lands in the City to eliminate unnecessary removal of trees; 3. Provide for a tree plan for developing properties; 4. Protect sensitive lands from erosion; 5. Protect water quality; and 6. Provide incentives for tree retention and protection; 7. Regulate commercial Forestry to control the removal of trees in an urban environment. C. The City recognizes that, notwithstanding these purposes, at the time of development it may be necessary to remove certain trees in order to accommodate structures, streets, utilities, and other needed or required improvements within the development. • RESPONSE A stand of mature trees exists over the northerly 150 feet of the site. The rest of the site is open fields with randomly spaced large walnut trees. To serve lots 10 through 13 with gravity sanitary sewer the cul -de -sac bulb area and the front yards of the future need structural fill to be placed/compacted which will remove a large number of large trees. The water quality swale construction will also require the removal of a large number of trees. Currently over the entire site there is a total of 1845- inches of trees over 12- inches in diameter. 1256- inches of the 12 -inch trees will be removed due to construction, which amounts to 68% removal rate, or, 32% of the 12 -inch trees on site will be retained. Section 18.150.025.B.2.b indicates that with a retainage of 25% to 50% of the 12 -inch diameter (or greater) trees that 2/3 of the tree loss (in inches) needs to be replaced. 2/3 of 1,256- inches is 837 - inches, or (209) 4 -inch trees. Refer to the tree preservation plan for further information about the trees to be removed, and mitigated. Note that since this preliminary plat application package does not include all of the final design considerations, the total number of trees removed, and therefor the total number of inches to be mitigated, will change when the final subdivision improvement plans are prepared. The final construction plan set will contain a final tree preservation and mitigation plan in conformance with this Section. A consulting arborist will also be hired to be onsite during the construction activities to implement the final tree preservation and mitigation plan to assure that the trees to remain will not be damaged by the construction activities, and that the mitigated trees are planted and cared for properly. 16 • • 1 Chapter 18.160 LAND DIVISION: SUBDIVISION 18.160.10 Purpose A. The purpose of this chapter is: 1. To implement the comprehensive plan; 2. To provide rules, regulations, and standards governing the approval of plats and subdivisions; 3. To carry out the development pattern and plan of the City; 4. To promote the public health, safety, and general welfare; S. To lessen congestion in the streets, and secure safety from fire, flood, pollution, and other dangers; 6. To provide adequate light and air, prevent overcrowding of land, and facilitate adequate provision for transportation, water supply, sewage, and drainage; and 7. To encourage the conservation of energy resources. 18.160.60 Approval Standards: Preliminary Plat A. The Hearings Officer may approve, approve with conditions or deny a preliminary plat based on the following approval criteria: 1. The proposed preliminary plat complies with the City's comprehensive plan, the applicable zoning ordinance and other applicable ordinances and regulations; 2. The proposed plat name is not duplicative or otherwise satisfies the provisions of ORS Chapter 92[ 090(1)]; 3. The streets and roads are laid out so as to conform to the plats of subdivisions and maps of major partitions already approved for adjoining property as to width, general direction and in all other respects unless the City determines it is in the public interest to modify the street or road pattern; and 4. An explanation has been provided for all common improvements. • RESPONSE A Preliminary Plat has been submitted with this application. This proposed Preliminary Plat complies with the City's Comprehensive Plan, applicable zoning ordinances and applicable sections of the Tigard Municipal Code. The plat name has not been duplicated and satisfies the provisions of ORS Chapter 92. Streets have been laid out to serve adjacent properties upon their development. 18.160.090 Variances Authorized A. Variances to the subdivision regulations prescribed by this title may be authorized by the Hearings Officer, and application shall be made with a preliminary plat application in accordance with Section 18.160.070. 18.160.120 Criteria for Granting a Variance A. The Hearings Officer shall consider the application for variance at the same meeting at which it considers the preliminary plat. • RESPONSE There are no variances proposed in this application. 17 • .. Chapter 18.164 . STREET AND UTILITY IMPROVEMENT STANDARDS 18.164.10 Purpose A. The purpose of this chapter is to provide construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. 18.164.30 Streets A. Improvements: 1. No development shall occur unless the development has frontage or approved access to a public street; a. Streets within a development and streets adjacent shall be improved in accordance with this title; b. Any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with this code; • RESPONSE All of the proposed lots within Padre Vista will have frontage onto a public or private street. All of the remaining standards of this chapter will be met and all streets will be dedicated in accordance to the code. 18.164.40 Blocks A. Block Design: 1. 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. B. Sizes: 1. 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. 2. When block lengths greater than 600 feet are permitted, pedestrian/bikeways shall be provided through the block. • RESPONSE Upon future development of tax lot 1100 to the east of the project, the block length, as measured along the inside right -of -way, will be approximately 2,000 feet for an extension of SW Padre Drive to connect to a northerly extension of the existing SW 153rd right -of -way. The location of SW Padre Drive street stub was placed to allow a dead end street to be constructed in the northerly portion of tax lot 1000 and a pedestrian pathway to Cash Creek Park (similar to Padre Vista). A pedestrian pathway extension is proposed to the north property line into Cash Creek Park. In the future the City of Tigard Parks Department may construct a pedestrian pathway system for a connection to SW Baker Lane. 18 • • A street stub to the west is not practical because the Stanhurst subdivision lots are not large enough to develop and dedicate street right -of -way; they will most likely develop as partitions in the future. • 18.164.50 Easements A. Easements: 1. Easements for sewers, drainage, water mains, electric lines or other public utilities shall be either dedicated or provided for in the deed restrictions, and: a. Where a development is traversed by a watercourse, or drainageway, there shall be provided a storm water easement or drainage right -of -way conforming substantially with the lines of the watercourse. B. Utility Easements: 1 A property owner proposing a development shall make arrangements with the City, the applicable district and each utility franchise for the provision and dedication of utility easements necessary to provide full services to the development: a. The City's standard width for public main line utility easements shall be 15 feet unless otherwise specified by the utility company, applicable district, or City Engineer. • RESPONSE Easements will be provided for all utilities, based on the standards established by the City or applicable district or utility franchises. Easements have been shown on the Preliminary Plant and will be finalized on the Final Plat. 18.164.60 Lots A. Size and Shape: 1. Lot size, width, shape and orientation shall be appropriate for the location of the development and for the type of use contemplated, and: a. No lot shall be dimensioned to contain part of an existing or proposed public right -of -way; b. The depth of all lots shall not exceed 2 -1/2 times the average width, unless the parcel is less than 1 -1/2 times the minimum lot size of the applicable zoning district; B. Frontage 1. Each lot shall abut upon a public or private street, other than an alley, for a with of at least 25 feet unless the lot is created through a minor land partition in which case Subsection 18.162.050 applies, or unless the lot is for an attached single family dwelling unit, in which case the lot frontage shall be at least 15 feet. • RESPONSE No lot shown on the preliminary plat includes the proposed right -of -way. Lot 1 exceeds the 2.5:1 lot depth to width ratio but is larger than 1.5 times the minimum lot size of 5000 square feet. All lots meet this standard. All lots have a minimum frontage of 25' on a public or private roadway. 19 - • • 18.164.70 Sidewalks • A. Sidewalks shall be constructed, replace or repaired to City design standards as set forth in the standard specifications manual and located as follows: 1. On both sides of arterial and collector street to be built at the time of street construction; 2. On both sides of all other streets and in pedestrian easements and rights -of -way, except as provided further in this section, to be constructed along all portions of the property designated for pedestrian ways in conjunction with development of the property; B. A planter strip separation of at least five feet between the curb and the sidewalk shall be required in the design of any arterial or collector street where parking is prohibited adjacent to the curb, except where the following conditions exist: there is inadequate right -of -way; the curbside sidewalks already exist on predominant portions of the street; or it would conflict with the utilities. • RESPONSE Sidewalks will be provided on both sides of all of the streets within the Padre Vista site. There are no streets within the site that have a classification higher than local collector, and as a consequence, no planter strips are required between the curb and sidewalk. The sidewalk along Bull Mountain Road is proposed to be curb tight, unless otherwise requested by the City of Tigard Engineering Department during construction plan review. 18.164.90 Sanitary Sewers A. Sewers: Required 1. Sanitary sewers shall be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Standard Specification Manual and the adopted policies of the comprehensive plan. • RESPONSE Sanitary sewer lines will be installed within the right -of -way of the proposed streets within the Padre Vista site and laterals will be stubbed out to each of the 27 lots. The sanitary sewer system will flow offsite connecting into the existing 8 -inch main in Roshak Road via a proposed public sanitary sewer easement over the northerly portion of Lot 4 Stanhurst, to the west of the site. 18.164.100 Storm Drainage A. Storm Drainage: General Provisions 1. The Director and City Engineer shall issue a development permit only where adequate provisions for storm water and flood water runoff have been made, and a. The storm water drainage system shall be separate and independent of any sanitary sewerage system; b. Where possible, inlets shall be provided so surface water is not carried across any intersection or allowed to flood any street; and c. Surface water drainage patterns shall be shown on every development proposal plan. 20 • • • RESPONSE • As part of the Final Development Plan for the Padre Vista site, a storm water drainage system will be designed to the City Engineering Department standards. Roof and footing drain lines from the future homesites will discharge through curb weep holes, or into a piping system, which will discharge into the water quality facility. Inlets will be placed at low points and intersections, as required by the City of Tigard Engineering Department. Accommodation of Upstream Drainage: 1. A culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development, and :: a. The City Engineer shall approve the necessary size of the facility, based on the provisions of the 1981 master drainage plan. • RESPONSE Since the site is near the top of the hill, there are no culverts or drainage facilities that currently drain onto the site that need to be accommodated by the proposed storm water drainage system. This requirement has been met. Effect on Downstream Drainage: 1. Where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the 1981 master drainage plan. • RESPONSE The City of Tigard Engineering Department requires a downstream analysis extending 1/4 of a mile downstream from the proposed discharge point during construction plan review. If a deficiency is found in the downstream system (in the park area) it will be repaired by the developer of Padre Vista, or detention will be provided onsite in the water quality tract area. 18.164.110 Bikeways A. Developments adjoining proposed bikeways identified on the adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or rights -of -way. B. Development permits issued for planned unit developments, conditional use permits, subdivisions, and other developments which will principally benefit from such bikeways shall be conditioned to include the cost or construction of bikeway improvements. • RESPONSE The Padre Vista site does not abut any proposed bikeways identified on the adopted pedestrian/bikeway plan, except that a short portion of a bike lane may be installed along the 21 • • half street improvements being installed along Bull Mountain Road, as required by the City of Tigard Engineering Department. The pedestrian pathway connection to the north may be used as a bikeway at a later time if the City develops a pathway system in the park. 18.164.120 Utilities A. Underground Utilities: 1. All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be place underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity, electric lines operating at 50,000 volts or above, and: a. The subdivider shall make all necessary arrangements with the serving utility to provide the underground services; b. The City reserves the right to approve location of all surface mounted facilities; c. All underground utilities, including sanitary sewers and storm drains installed in streets by the subdivider, shall be constructed prior to the surfacing of the streets; and d. Stubs service connections shall be long enough to avoid disturbing the street improvements when service connections are made. • RESPONSE All utility lines will be placed underground within the Padre Vista site based on standards established by this section and the City of Tigard Engineering Dept. • • 22 Y ' • • • IMPACT ANALYSIS TRANSPORTATION SYSTEM At this time (before Padre Vista develops) the intersection of Bull Mountain Road and Roshak Road is stop controlled for the east bound traffic on Roshak Road. The west and east bound traffic on Bull Mountain Road is not stop controlled; traffic must negotiate a 90° turn at the intersection. The proposed intersection will be a four way stop for all directions of traffic, with the option of installing a free right turn lane for the east bound Bull Mountain Road traffic. The free right turn lane option for the east bound traffic would most likely require right -of -way dedication by tax lot 1503 to enable the construction of the turn lane with an adequate radius. Tom Lancaster at Lancaster Engineering has provided a traffic study and design recommendations for the proposed intersection, enclosed with this narrative. STORM WATER DRAINAGE SYSTEM Property owners downstream of the site indicated at the neighborhood meeting that the surface runoff from the undeveloped site was causing problems in their yards/homes. Installation of the storm drainage, sanitary sewer, and waterworks trenches onsite should help collect some of the subsurface drainage within the project site. The downstream neighbors should notice a dramatic decrease in the surface runoff from the site after development is completed. All of the runoff from the impervious surfaces will be piped to the existing channel in Cash Creek Park. The rear yard landscape areas will be the only flows which will continue to flow onto the downstream properties. Storm drainage impacts to the adjacent properties should improve significantly with development of this site. Refer to the composite utility plan for storm drainage pipe and structure locations. SANITARY SEWER SYSTEM It is anticipated that this site will have a minimal impact on the existing offsite sanitary sewer system that flows from Roshak Road south through the Koven Heights subdivision to Bull Mountain Road. WATER SUPPLY SYSTEM The City of Tigard a 12 -inch mainline on the south side of Bull Mountain Road along the frontage of the project site. A 8 -inch mainline is proposed to be installed within the subdivision for domestic and fire flows. Currently the system will dead -end at the east property line for future extension into tax lot 1100, looping back to SW 153rd Avenue upon development of tax lot 1100. PARK SYSTEM The Padre Vista residents will make use of parks throughout the City of Tigard, including Cash Creek Park which abuts the north property of the project. 23 NOV -09`98 12:53 FROM:WASH CSRVEYOR 503- 681 -2909 TARR ISMCMONAGLE PAGE: 01/01 :OCT-22 -98 THU 10 :38 P.02/02 Post - Fax Note 7671 Dtiiu /1 -1-1% 11:4e f JAN -23 98 ,1.1: 18 FAOM: WASH ( 1 FACE: 05'05 T° AAA/ C. E From �r /i BART Co./Depl. Co. • 'Phone a Phone a Fax #' Fax _rya DIVISION D4441 TN�ZNCa� Y request that the Washington County Surveyor's Office reserve the following subdivision name: PROPOSED NAME OF SUBDIVISION: da re j MAP AND TAX LOT NUMBER: 2 S 1 � A 2ex CITY JURISDICTION (Which city?) -r ! G/fi-fZO OA COUNTY JURISDICTION: w A-S C■d SURVEYOR'S NAME: 4 Y- 4 - OWNER'S NAME: ka IM, N I understand that if the name is not used within two years, it will be automatically canceled. L l�t t.5 C,t S. I � w t C Nam* of person reserving name: Address: 1 555 /2. 3 Z Telephone number: (-?3"1 - It/ S 3 Fax number:63 1 Signature: - S • -/ Date: / 45 KA(- /6(7 7 I8 Name approved Washington County Surveyor's Office 155 North First Avenue, Suite 360.15 Hillsboro. OR 97123 Pax: 881 - 2909 r ASH e1 AECISUCIVE rtWFSNARENSUONAME,DOC • 11/19/1998 19:14 503248 251 TOM R LANCASTER PAGE 02 .•• 0 iii '_' • q t i''f' STER ENGINEERING t1:"; � ludiaf • Planning • Salelr 1",i <' � rlr; PADRE VISTA SUBDIVISION ,1 ' Traf is Analysis �� Tigard, Oregon • ,� November 20, 1998 ;x <: r�� 3� ,,;tilt I Introduction sA 1141; The proposed Padre Vista subdivision will be located just north of the 1,0100 intersection of Bull Mountain Road and Roshak Road in Tigard. The access to the !gip subdivision will form the fourth le of the intersection. There will be 27 single-family : f ;; g g Y Q wit houses in Padre Vista. g„ p is i ' T he purpose of this analysis is to develop alternatives for the improvement of n i�� P rP Y � P �P ' the intersection of Bull Mountain and Roshak when it becomes a four -leg intersection lv i upon completion of Padre Vista. Al i IOW! ! Background f �€t g11 4 : The intersection of Bull Mountain and Roshak is presently a three -leg i iii; ==i intersection. Bull Mountain comprises the east and south legs, and Roshak is the west h aligill leg. Th e only traffic control at the intersection is a Stop sign for eastbound traffic on aiia YrIP�► i" Roshak. Traffic between the east and south legs is free-flowing, and the intersection i# has a large turning radius in the southeast corner which facilitates these movements. bop Each intersection approach has two traffic lanes, although there is no center stripe on Il)<' < €1$� li Roshak. There are no turn lanes at the intersection. ''', � Bull Mountain is designated as a Major Collector, and the posted speed zone is c I;t s 40 mph. It provides a connection between Highway 99W on the east and Beef Bend WNW . tj 1 {lit ' Road on the west. There are Turn warning signs for traffic on Bull Mountain a$. :t i nd i cat i ng a safe speed through the intersection of 10 mph. Roshak is designated as a ski;•¢ Minor Collector, and the posted speed zone is 25 mph. The Washington County is '1 I t *Jr Transportation Plan shows that Roshak is planned to be extended to the west, then to a l ow turn to the north and ultimately intersect with Scholls Ferry Road. 1 ;s - -• -1- 3•3r: • i ton, Suite 206 • 800 N.W. 6th Avenue • Portland, OR 97209 • Phone '503) 248 -0313 • FAX (503) 248 -9251 W iiSCi'3'. T 11/19/1998 19:14 5032251 TOM R LANCASTER PAGE 03 • A manual turning movement traffic count was made at the intersection in November. 1998, from 7 to 9 AM and from 4 to 6 PM. The peak hours were found to be from 7:05 to 8:05 AM and from 5:00 to 6:00 PM. As expected, the primary traffic flow is between the east and south legs. In the morning the highest traffic volumes were toward the east, and in the evening the highest volumes were from the east. There were very few turns between the west leg and the south leg; nearly all traffic on the west leg was to or from the east leg. To estimate the number of trips that will be generated by the proposed Padre Vista subdivision, the trip rates from TRIP GENERATION, Sixth Edition, published by the Institute of Transportation Engineers, were used. For Padre Vista, trip rates for ITE land -use code 210, Single - Family Detached Housing, were used. The trip generation rate for this land use is based on the number of dwelling units. It was found that there will be an estimated 20 trips generated by Padre Vista during the morning peak hour, and 27 trips during the evening peak hour. There will be about 258 trips generated per day, half of which will be entering the subdivision and half of which will be exiting. The directional distribution of these trips was estimated based on existing intersection traffic volumes and on projected traffic patterns from the planned subdivision. A diagram following this report shows the existing intersection traffic volumes, the traffic estimated to be generated by the site, and the total of existing traffic and site - generated traffic. Volumes are shown for both the morning and the evening peak hours. Sight Distance The available sight distances were measured at the intersection. For a driver northbound on the south leg intending to turn west (left), the sight distance to the east is restricted by a utility pole, vegetation, and a solid wood fence in the southeast quadrant of the intersection. The sight distance varies greatly depending on the exact stopping point of the driver, but could be very short if the vehicle is not stopped at the optimum location. This restriction would also apply to drivers intending to proceed to the north after the north leg is constructed. A minimum of 400 feet of sight distance is required for 40 mph traffic, although the speed of westbound traffic on Bull Mountain approaching the intersection is probably less than 40 mph due to the 25 mph speed zone for through traffic and the 10 mph turn for the majority of traffic which turns left. There will also be a sight distance restriction for southbound drivers on the north leg after the north leg is constructed. Sight distance to the west will be restricted by vegetation on the inside of a horizontal curve on Roshak Road. Measured from a f point on the future north leg about ten feet north of the edge of the traffic lane on Bull • • f -2- 11/19/1998 19:14 5032489251 TOM R LANCASTER PAGE 04 • Mountain, the existing sight distance is about 130 feet. Minor trimming of some tree limbs could increase the sight distance to about 170 feet. .Extensive removal of ornamental trees and landscaping (some of which may be outside the right -of -way) could provide several hundred feet of sight distance. With the posted speed of 25 mph on Roshak, a minimum of 250 feet of sight distance will be required unless the existing Stop sign for eastbound traffic on Roshak is retained. Alternatives Three potential alternatives were investigated for configuration and control of the intersection when a fourth leg is added to serve the Padre Vista subdivision: (A) The first alternative is to reconstruct the intersection as a standard four -leg intersection and to install two -way Stop signs on the north and south legs. The east and west legs would be free - flowing. No roadway widening for traffic lanes would be required. Sight distance improvements in the southeast and northwest quadrants would be necessary. (B) The second alternative is to reconstruct the intersection as a standard four -leg intersection and to install all -way Stop signs on all four legs. No roadway widening for traffic lanes would be required. (C) The third alternative is to widen the south leg of the roadway to provide a northbound right -turn lane. Additional right -of -way may be required. A Stop sign with a Right Turn Permitted Without Stopping sign would be installed for northbound traffic. The existing Stop sign on the west leg would remain, and a Stop sign would be installed on the future north leg. Northbound right - turning traffic and all westbound traffic would be free - flowing. This would be similar to the existing operation of the intersection. Accident History To assist in the evaluation of the three alternatives, the intersection accident history was obtained. According to Washington County staff, there have been no accidents reported at the intersection for the three -year period from 1995 through 1997. It is possible that there have been accidents that have been unreported. The absence of a history of reported accidents tends to show that the existing configuration is not unsafe. As a result, the accident history does not provide any positive guidance in selecting a preferred intersection configuration alternative. u -3- • 11/19/1998 19:14 5032489251 TOM R LANCASTER • PAGE 05 • Level of Service Analysis To compare the impacts �n traffic efficiency of the three intersection alternatives, a level of service analysis was made. The level of service can range from A, which indicates very little or no delay, to level F, which indicates a high degree of congestion and delay. The level of service is based on the average delay per vehicle. Currently, level D is typically the minimum acceptable level of service for unsignalized intersections in Washington County. The level of service was analyzed using the procedures in the latest edition of the HIGHWAY CAPACITY MANUAL, published by the Transportation Research Board. Alternative A, with a two -way Stop, would operate at level of service A in the morning peak and level B in the evening peak. For the future north leg, the average delay per vehicle would be three seconds during both the morning and evening. For the south leg the average delay would be five seconds in the morning and six seconds in the evening. The average delay for all entering traffic would be two seconds per vehicle. Alternative B. the four -way Stop, would operate at level of service B during both peak hours. The average delay per entering vehicle would be eight seconds. Alternative C, with free - flowing traffic on Bull Mountain, would have an average delay per vehicle of six seconds for all minor - street traffic. The average delay for all entering traffic would be one second per vehicle. Alternatives A (two -way Stop) and C (free flow on Bull Mountain) would result in substantially less delay than Alternative B (four -way Stop). Alternative B would result in approximately eight times as much delay as Alternative C. Even so, all alternatives would result in level of service B or better. which exceeds Washington County standards. Summary The three intersection configuration alternatives were evaluated based on accident history, sight distance, roadway improvements, and delay. The absence of any reported accidents does not provide support for any particular intersection alternative. Alternative A (two -way Stop) would result in a low amount of traffic delay, but would require sight distance improvements in the southeast and northwest quadrants. -4- 11/19/1998 19:14 5032489251 TOM R LANCASTER PAGE 06 • • Alternative B (four -way Stop) would result in substantially more delay than the other two alternatives, but the amount of delay would meet Washington County standards. No significant roadway improvements would be required. Alternative C (free flow on Bull Mountain) would result in the least amount of intersection delay. Widening and possibly additional right -of -way would be required on the south leg. -5- • 11/19/1998 19:14 5032489251 TOM R LANCASTER PAGE 07 • 0 AM PEAK HOUR PM PEAK HOUR (-- V FY" 03 }--)- --166 12 HA yl92 i 10 HA 138 os o9 Existing Traffic Volumes ) Z 2 © WI R- {9 ,,, 10 4- o J to --� 4- ( � � „, 00 0 0_ 0 Padre Vista Traffic iit C 78 4-122 I 133 I-* 4-166 1 —L 92 f 0 H i38 )_, r \ ooh o __ Existing Plus Site Traffic r TRAFFIC VOLUMES U i ' STER ENGINEERING • t:yr' ,:' te01e/ • illIlllflp • Sllety 0 ' 1VCeOdWNO'V 2 VCO 11nef7i}e • 11/19/1998 19:14 5032489251 TOM R LANCASTER PAGE 08 iI 4 Roshdr Rood u BuW Mountain Road cc 1 Tito-Way Stye' I Roshdr Road `led !loofas) Rood ec 1 ® Farr -Way Stop SZ I iI Roshdk Rood .Qorl Mountain Rood 6 ® RigSt TWT1 Perwittvd Without Sri • INTERSECTION ALTERNATIVES STER ENGINEERING • .,tudles • Planning • Selety .1vc •a•nere.• +,vcor • PADRE VISTA NEIGHBORHOOD MEETING MINUTES 1: Steve Amman - What has the city asked us to do about intersection Bull Mt. & Roshak? Response: We will be constructing a half street improvement and most likely installing a four way stop at the new intersection. Lancaster engineering is currently working on the design. 2: Walking paths in front of Bull Mtn? Response: No walking paths are proposed offsite along Bull Mountain Road other than the sidewalk along the frontage of our project site. 3: What police dept. will respond to this area? Response: The Washington County Sheriffs department is responsible for this area. 4: Storm Water Detention / Water Quality installed? Response: Water quality will be installed. Detention may be installed upon a further study of the downstream conveyance system. 5: Unknown: Speaker wants to know why his CC &R's that say 3/4 acres minimum. Response: Will check with Title Co. to make sure CC &R'S are recorded with the property, and if they are still valid/effective. 6: Grade Changes onsite? Response: Yes, the cul -de -sac area is proposed to be filled to allow sanitary access for northerly lots 7: Bob Millet - Destroy 1 acre of forrest, why? Response: Possibly sell to C.O.T Parks Dept. We will contact long range planning and confirm the Parks Dept. interest in the property. • • 8: Donna Strand - Why Bull Mtn., enough development already. Response: Bull mountain has some of the last larger parcels of land availabel for development. 9: Lloyd Osmand - Price of homes, who's the Builder? Response: The homes will most likely be in the $295,000 to $350,000 range. 10: Virginia Babcock - Traffic Control at intersection, what are you doing about it? Response: Fix intersection per recommendations of Lancaster Engineering and City of Tigard and Washington County Engineering Departments. 11: CC &R's: Any yet? Are they or will they be recorded? Builder? Response: None at this time. Owner will most likely record documents before the plat records. 12: Dave Phelps ( ?) - Stub street to east needs to be moved north? Response: Yes the stub street will be moved north to better serve the land to the east when it develops in the future. 13: Larry Vaughn - 1st: Intersection concerns towards west adequate signs and sight distance to stop. 2nd: Walls between lots? Response: Lancaster engineering will evaluate the sight distance and sign placement along the roadway. Most lots will not have walls between them. 14: Eric Lund - How many developable lots left on Bull Mtn.? Response: If you consider that many of the smaller parcels could partition, Bull Mountain is most likely only 50 % -60% built out. • • 15: Jeff Patterson - Larger lots - 2 or 3 (X) sized lots. ] • Response: The owner of the property feels that the most money to be realized from this development would be from the size of lots proposed. 16: Michelle Nathenson - Park, access to, parking? Response: We will be providing a pedestrian access to the Cash Creek Park. Parking will be permitted by the City on our streets, between driveways. 17. Dave Butts - Water concern - geotechnical by whom? Response: A geotechnical engineer will hired to prepare a soils report for the site. The runoff from the developed project will be less than occurs now onto the adjacent properties because will be piping away all of the water from the street and roof areas. 18: Steve Hawken - Larger Lots? Owner should look harder at it. Response: Will pass comment on for owner to look at making larger lots. 19: Bob Millette - Very concerned about north forested area. 590 -9076 Response: We will be preparing a tree preservation and mitigation plan to offset the effects of our development on the existing trees /wooded area. PADRE VISTA - NEIGHBORHOOD REVIEW MEETING November 12, 1998 - 6:00 PM City of Tigard Water Depart. ATTENDENCE ROSTER PLEASE PRINT Building NAME ADDRESS TELEPHONE . 1 hfor1(1.0..1- 1...6,trv-i Vai,t5t\ v\ is3q5 5t0 tt II /144-t IC4 2 c.„---7 3 • 1 (,q/ 0 5 ': f / 6 . ..4,X4.,/e I ti e,A.—.. /.6 n'6 s e. i . /)‘,., ii'zi. til' , A-)e-(7 e- -7, .. ....s /( v..6y .--) /)6 36 s) w 7 3 e4 t--- ..._ (3 -- Y )?Cile624, it / cc 2 S 6.-ir c-s•L.,4 b. 9 ±;b <.i,,,Ct _ i'Cia 0 7 fi; /C. e / 3 1(-( 51-v _Iste5i /575_5 456ti dee4/. _E4 .0f _5770- .36 3 12 ‘- 7 -1 14/1 M (16j /5i) ,•;15 _ss Lc.) At kr. LI, i _ - e):173 13 .9i27z. '' , -C; - AZ .6 Arrg r ,Cie.) /?.0,f#4 4 X S9z) - 3,y 14 JeCt Pt elle. -1)14e (FS /5 . 305 5w au // M. . ,5e7O -0/L6 15 - 7;474-- A., WC64//r.,..- t yr 5GO t? /e. d . C -1 ,o z.... . _. .. PADRE VISTA - NEIGHBORHOOD REVIEW MEETING November 12, 1998 - 6:00 PM City of Tigard Water Depart ATTENDENCE ROSTER PLEASE PRINT Building NAME ADDRESS TELEPHONE • 16 \--)_/)_ . — 5 Iv\ vT\i _ _ , 6‹.‘"1 c 5w_ fl /or 00 (QRG •F ‘73 . . ...___ ._fialt. 5 • 17 b013 i 'IP e0c9(_, J 3 D boll ■r\i‘-,N.,.._...2)..,.._.. ._ _____ .._...9(_?:s.”:(0. .. 18 wo MOke6(2-5 141(8 sw 6vz.46-wbvic3-t 1 ± 19 ''' C.V..; 4 , if ...,--k: 0 1.-i 9-2 ( sc.,.., --( , . r -77 4 ,..,,A "A . 16119-0 c o30/___ 21 . 1 Lt PesLe e_t/L. c‘Ld lito-le---, / 23 ac 4 a j://l-c■-wl .I. 5 85. 5 ( eXtkIZI ‘Y7...-17 U ,on ?7,224,1 5 567 7 24 DAN/1j 13t/ 4-1° 1 s Lio S i34 ie-t L.,, 779, OA- 9 7 Z2 q 5 k_S4_\ G I4N5 3UJ \ 26 1.4) R \)_■ -\-; \17th, ' 14000 3\M \5"7 PI m.9c■{6 ogcric).D-i- nw-tct_o__ iZ _ 7 ••" r i ,e__., ",_.,._ . ---- :,./' e..._,,,--.._. / , 5 - 3 .6` - .74i., . L.2 „k=1 c /77.7_ , / fy_ 77 4, ( i_ 28 -1 1 9 In.1 a. &LCOC-1<- -,/ 15?)0 - Buil IX n RA ) ei/2-aq- 590-532,o _ 29 DIYO:\ANG- C2Ce_CO_ vs s.64)- R,0 tr%A.kv 10 9T).cf sio-loac.'' - , 1 i . 30 / i i , ,.. . ._._ ...._ - . PADRE VISTA - NEIGHBORHOOD REVIEW MEETING November 12, 1998 - 6:00 PM City of Tigard Water Depart. ATTENDENCE ROSTER PLEASE PRINT Building NAME ADDRESS TELEPHONE • 'Po (9'360 31 \44-1(----Cair I y Pfb_0_0_ c,C, ere 47 a50 0 / (9- 3 • 32 5r2-_74- Z 6-76 ° r44 ee.-7eya s?..0 -907c 34 • 35 36 37 38 39 40111 41 42 43 44 45 . , • • HARRIS - McMONAGLE ASSOCIATES INC. ENGLNEERS - SURVEYORS 12555 SW HALL BOULEVARD TIGARD, OREGON 97223 TEL (503) 639 -3453, FAX 639 -1232 October 22, 1998 RE: PROPOSED DEVELOPMENT: Preparation of a Development Review Application in the City of Tigard for a 27 single family lot development project "PADRE VISTA ", to be located on Tax Lots 1200 and 1201, Map 2S1 -8 AB, located on SW Bull Mountain Road, Tigard, Oregon. Dear Residents: Harris - McMonagle & Associates, Inc. (engineering, surveying, and planning), is representing Bill Hanson, the owner /developer of the property located on north side of Bull Mountain Road approximately 50 feet east of SW Roshak Road. Prior to applying to the City of Tigard Planning Department for the necessary approval, we would like to discuss the proposal in more detail with the members of the Citizen Involvement Team and surrounding property owners and residents. You are invited to attend a meeting on: Thursday, November 12th, 1998 City of Tigard Water Dept. Building 8777 SW Burham Street Tigard, OR 97223 6:00 -6:45 pm Please note that this will be an informational meeting on preliminary development plans. These plans may be altered prior to submittal of the application to the City. 1 look forward to discussing the project in more detail at the meeting. Please call Jay Harris or Lance Ludwick at Harris McMonagle Associates Inc., 639 -3453, if you have any questions. Sincerely, Lance S. Ludwick Project Engineer " Dur-meetdoc OREGAT TITLE INSURANCE POMPANY 1515 Southwest Fifth Avenue Portland, Oregon 97201 Washington (OR) Harris- McMonagle Attn: Lance Prepared By: Elizabeth Bunga 12555 SW Hall Blvd. Date: 10/22/98 Tigard, OR 97223 SEARCH PARAMETERS Reference Parcel Number...28 2S108AB 01000 2S108AB 01100 2S108AB 01300 2S108AB 01400 2S108AB 01500 2S108AB 01503 2S108AB 01602 2S108AB 01604 2S108BA 00400 2S108BA 04500 2S108BA 04600 2S108BA 04700 2S108BA 04800 2S108BA 04900 2S108BA 05000 2S108BA 05100 2S108BA 05300 2S108BA 06700 2S108BA 06800 2S108BA 07000 2S108BA 07100 2S108BA 07200 2S105DC 00300 2S105DC 00600 2S105CD 01200 2S105CD 01300 2S105CD 01400 2S105CD 01500 Thank You For Choosing Oregon Title PHONE (503) -0614 FAX (503) 228 -8844 or (503) 228 -4847 • • TIGARD CITY OF David & Jeanette Phelps Roald Lund 111 SE Washington St #42 PO Box 551 15315 SW Bull Mountain Rd Hillsboro, OR 97123 • Tualatin, OR 97062 Tigard, OR 97224 Gregg & Joyce Josephson Allan & Cheryl Laird Robert & Carol Nathanson 14000 SW 157th P1 14055 SW 157th P1 13530 SW Fem St Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97223 David & Amy Butts Robert & Carol Nathanson Jeffrey Patterson & D W Janet 15540 SW Baker Ln 13530 SW Fern St 15590 SW Baker Ln Tigard, OR 97224 Tigard, OR 97223 Tigard, OR 97224 Larry & Martha Ashley Vaughn Louis John Babcock Jr. & H Virginia Erik Lund 15345 SW Bull Mountain Rd 15380 SW Bull Mountain Rd 15395 SW Bull Mountain Rd Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 Larry & Cathy Maiorano Hipolito Hernanz Trent & Kellie Davis 15400 SW Bull Mountain Rd 15420 SW Bull Mountain Rd 15510 SW Bull Mountain Rd Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 Lorinda Ryan Robert & Sharon Haan Christopher & Louise Kardas 11765 SW Gaarde St 14270 SW Koven Ct 14304 SW Koven Ct Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 Roger & Rebecca Edwards Daniel & Theresa Pike K C & Donna Strand Sr. 14342 SW Koven Ct 15522 SW Roshak Rd 15536 SW Roshak Rd Tigard, OR 97224 Portland, OR 97224 Tigard, OR 97224 Thomas McGuire & A Deborah Charles Halvorson & R Karen Lawrence & Star Moore 15545 SW Roshak Rd 15565 SW Roshak Rd 15585 SW Roshak Rd Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 Avis Louise Chiapuzio R L Millette Avis Louis Chiapuzio Lloyd & Patricia Ostby 15605 SW Roshak Rd 15615 SW Roshak Rd 15655 SW Roshak Rd Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 Claudia Murdock 15110 SW Sunrise Ln Tigard, OR 97224 CITY OF TIGARD COMMUNI1\ 1VOLVEMENT TEAMS [CITSI NOTIFICATION LIST FOR APPLICANTS WITH LAND USE PROPOSALS WES'f CIT LAND USO.SUDCOMMMICE EAST CIT SOUTH CIT CENTRAL CIT • Abdullah Alkadi Clark G. Zeller Beverly Ftoude Craig Hopkins Jack Biethan 11905 • ► • 12200 . • .. 1 7430 SW Varns Street 15525 SW 109th Avenue • • 97223 Tigard, OR Tigard, OR 91223 liigard, OR 97224 (503) 524-1068 (503) 524-0994 (503) 639-2529 Bill Gross Larry Westerman Kathy Smith Mark F. Mahon John Benneth ► • 11310 SW 91st Court 15550 SW 109th Avenue • • Tigard, • • • Tigard, OR 97223 Tigard, OR 97224 r r r r r:•• Kathie Kallio Christy Herr Linda Masters Pat Wyden 12940 SW Glacier Lily • .. Loop r 8122 SW Spruce Street Tigard, • • Tigard, , • OR OR Tigard, OR 97223 r tr r 3) 590-1970/(503) 624-:r r 3) 620-7662 Ed Howden Barbara Saltier Scott Russell • Sue Rorman • 11829 SW Morning !till 11245 SW Morgen Cowl 31291 Raymond Creek Roa 11250 SW 82nd Avenue • • Tigard, • • 97223 Tigard, • • 97223 Scappoose, • ' 97056 Tigard, OR 97223 ► .r•r r r r Bonne & Jim Roach June ..: Cal Woolery 14447 SW Twekesbury Drive 15949 SW 146th Avenue 12356 SW 132nd Court Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97223 t 590-0461 r •r r • Karl Swanson 11410 SW Ironwood .a1 Tigard, OR 97223 r •r PLEASE NWT: ,In addition to properly owners wilhin 250 feet, notice of meetings on land use proposals shall be sent to all the names on this list. h.ungsn.Oa11W11alINaVltn01 lit 11 PAM ill • • • • • • • • • • AFFIDAVIT OF MAILING STATE OF OREGON ) ) ss. City of Tigard ) • • • v _ _ 41 being duly sworn, depose and say that on cC t- Z1 /'L. , 19, I caused to have mailed to each of the persons on the attached list, a notice of a meeting to discuss a proposed development at (or near) /.e6" /Zoo ' /a.° / 2$— / a copy of which notice so mailed is attached hereto and made a part of hereof. I further state that said notices were enclosed in envelopes plainly addressed to said persons and were deposited n the date indicated above in the United States Post Office located at Tr y 4. with postage prepaid thereon. Sign ture (In the presence of a Notary Public) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETE'NOTARIZE) pi-- Subscribed and sworn /affirmed before me on the day of ���''�' 19 !; <, • OFFICIAL SEAL ilgttr a LANCE S um= VOTARY PU8UC-OfEEOON COMMISSION NO. 305992 MY COMMISSION EXPIRES OCT 20. 2081 NOTARY PUBLIC OF OREGON My Commission Expires: /o/z0/2_ / (Applicant, please complete information below for proper placement with proposed project) NAME OF PROJECT OR PROPOSED NAME: • TYPE OF PROPOSED DEVELOPMENT: Name of Applicant/Owner: ! Address or General Location of Subject Property. L Subject Property Tax Map(s) and Lot #(s): J R:uoynWtttyvnastermafh nanut • • AFFIDAVIT OF POSTING NOTICE WITHIN SEVEN (7). CALENDAR DAYS OF THE SIGN POSTING, RETURN. THIS AFFIDAVIT TO: City of Tigard Planning Division 13125 SW Hall Boulevard Tigard, OR 97223 I, 3 rtte.., � y � 0. /j ,Yif , do affirm that I (represent) the party initiating interest in a proposed 217 /�� S vbd,✓� flc�, ' affecting the land located at (state the approximate location(s) if no address(s) and /or tax lot(s) currently registered) Tip. /200 4 /Z ,A1 2f —J — Op�Q and did on the 26 / day of OG-ft 19 Cl 3 personally post notice indicating that the site may be proposed for a 7f? /,/- application, and the time, date and place of a neighborhood meeting to discuss the proposal. The sign was posted at Ad (state location you posted notice on property) Si a(ure I the presence or a Notary p otary Public) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETE"NOTARIZE) Tid Subscribed and swom /affirmed before me on the , 2 & day of Oc - c) — , 19_ . OFFICIAL SEAL WEIVRCIC ` ; i VOTARY PU S - OREGON `� S COMMISSION NO. 305962 NOTARY PUBLIC OF OREGON MY COMMISSION EXPIRES OCT 20, 2001 My Commission Expires: /o/ /2.oit (Applicant, please complete information below for proper placement with proposed project) _ • NAME OF PROJECT OR PROPOSED NAME: TYPE OF PROPOSED DEVELOPMENT: Name of Applicant/Owner: I Address or General Location of Subject Property. LS ubject Property Tax Map(s) and Lot #(s): J truogropanyvnasters a1Tpostmst , < < . .+l4� I T' i'*Jr '- v'• r�1�r•�`ti. �4 •!' 1 L v'x,::_. rt,r•..ar,l;L�f-`- Z � �C^r� -"'�- "moo --�" .� - :� -:s..- _X., ������„-s •.- .;--.. ;,;� ,—. ,,,,: I � :1,;-i I EAT0 <<- wO NFERE C N : } f x, t i Uty otT[9ard;' b : f i.. � .1' 'P{" . ■rL" ■�� t. ix� � '. . ■� Mel � _ , _ .- I D 1 , yy� • �� . �� .rv. a�' F :TJ--- l 71.4' I u I f . 10i � e f n g I . I . 1 I r S 1 �� _o ( • I' ^ 1 a .. h-.: '` i :n`�.r RESIDENTIAL PRE -APP. MTG. DATE: . to STAFF AT PRE -APP.: rE i (l fak5 a Ha v-y�i APPLICANT: AGENT: J Y , S / SI , 1 ra V ✓ , 1 4' 4_1/14 r /.r Phone: ( 1 Phone: ( 1 6 3 9 - y5 PROPERTY LOCATION: ADDRESS/GEN. LOCATION: 1/1 &i4 e— r S a4 TAX MAP(S)/LOT AS): "2-5 1 C$ 4L 1 a uti 17.0 /_ rr / NECESSARY APPLICATION(S): a . d b v i 5 io c1 ) °' C. u j edfeJ Sind iU iJ, PROPOSAL DESCRIPTION: S u6J a %c/Q Cv o 1 0 "iss l'd 3 / lobs 1 COMPREHENSIVE PLAN f MAP DESIGNATION: 1/14 ed %u w► 4D s,` bs J e,+. l'a 1 / nn ZONING MAP DESIGNATION: K 7 i �1� r�l CIT. AREA: W2- ' FACILITATOR: 5Pe4i PHONE: (5031 ZONING DISTRICT DIMENSIONAL REQUIREMENTS Minimum lot size: 5 ft. Average lot width: 50 ft. Maximum building height: ft. Setbacks Front IS ft. Side ft. Rear I G ft. Comer / o ft. from street. Maximum site coverage: 5/) % Minimum landscaped or natural vegetation area:' 20 (Refer to Code Section 18. 52- 1 ADDRIONAL LOT DIMENSIONAL REQUIREMENTS Minimum lot frontage: 25 feet, unless lot is created through the Minor Land Partition process. Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum 15 -foot wide access easement. 1 The depth of all lots shall not exceed 2' times the average width, unless the parcel is Tess than 1 times the minimum lot size of the applicable zoning district. r (Refer to Code Section 18.164.060 Lots) l XICARD PAN Conference Mates Pape 11112 y ` InnalbUMssstn.Mdse Ssctlw 1'. SPECIAL SETBACKS • • w Z( /1 gin ,W • > ' Streets: 3 v : feet from the centerline of S > Established areas: 0 ` feet from N f � . > Lower intensity zones: 1,4_ feet, along the site's yi at boundary. > Flag lot: (10 -foot side yard setback. > Zero lot line Tots: Mini m ten (10) -foot separation between buildings. > Multi- family residential builds separation: (Refer to Code Section 18.96.030) • CE - = - - • - • - - - - • 528 SQUARE FEET in size may be permitted on Tots less than 2.5 - = _ • - _' :. • : - • • inimum setback from side and rear lot lines. Accessory structure up to 1000 square won parcels of at least 2.5 acres in size. (See applicable zoning district setbacks for primary struetaresi S BDIVISION PLAT NAME RESERVATION Prior to submitting a Subdivision land use application with the City of Tigard, applicant's are REQUIRED to complete and file a subdivision plat naming request with the Washington County Surveyor's Office in order to obtain approvaVreservation for any subdivision name. Applications will 1/4--( not be accepted as complete until the City receives the faxed confirmation of approval from the County of the Subdivision Name Reservation. (County Surveyor's Office: 648 -88841 FLAG LOT BONDING HEIGHT ' ; I ' OHS MAXIMUM HEIGHT 0 r 11/2 STORIES or 25 feet, whichever is Tess in most zones; 2' stories, or 35 feet in R -7, R -12, R -2 • - -40 zones provided that the standards of Code Section 18.98.030(6) are - _ • ied. RESIDENTIAL DENSITY CALCULATION (See example below) The NET RESIDENTIAL UNITS allowed on a particular site may be calculated by dividing the net area of the developable land by the minimum number of square feet required per dwelling unit as specified by the applicable zoning designation. Net development area is calculated by subtracting the following land area(s) from the gross site area: All sensitive lands areas including: / / / > Land within the 100 year floodplain; - ,. Z z- 2 0 �� , 4., > Slopes exceeding 25 %; and '--1, �e .-1,2 �� =s -;;' -_ - > Drainageways. , y 3 ?; X f. Fsg-) 4 tee K Public right -of -way dedication. Zr Z s Z r 6 X s `� t9` - > Single- family allocate 20% of gross acres for public facilities; and > Multi- family allocate 15% of gross acres for public facilities. - u Ye, 4 12._ &..,/1s (Refer to Code Section 18.92) `Rea, ?lb p ✓ d �3 I EXAMPLE OF RESIDENTIAL DENSITY CALCULATIONS: ie 'L° u vR q r�a ✓ a r .rJ ` EXAMPLE: USING A ONE ACRE SITE IN THE R -12 ZONE (3,050 MINIMUM LOT SIZE) WITH NO DEDUCTION FOR SENSITIVE LANDS Single- Family Multi- Family 43,560 sq. ft. of gross site area 43,560 sq. ft. of gross site area 8.712 sq. ft. (20 %) for public right -of -way 6,534 sq. ft. (15 %) for public right -of -way NET: 34,848 square feet NET: 37,026 square feet 0 (minimum lot areal - 3.050 (minimum lot area i = 1U4 Units Per Acre = 12.1 Units Per Acre . * The Deeelepmeat Cede moulres ant me net sits area exist tor me next Mole dwelling unit 110 BOUNDING OP IS PERMITTED. J CITY OFTI6ABD PriNinticattla 6ulerence Metes Pape 2 e112 annum anaeausanings, Edda Ueda BLOCKS . The perimeter of BLOCKS FORMED BY STREETS SHALL NOT EXCEED 1,800 FEET measured along the right -of -way line except where street location is precluded by natural topography, wetlands or other bodies of water or, pre - existing development. When . block lengths greater than 600 feet are permitted, pedestrian/bikeways shall be provided through the block. [Refer to Cede Se RESIDENTIAL DENSITY TRANSFER The City of Tigard allows a RESIDENTIAL DENSITY TRANSFER OF UP TO 25% of the units that could otherwise have been developed on sensitive lands areas listed in the density calculations that may be applied to the developable portion of the site. [Refer to Code Section 18.92.0301. It is the responsibility of the applicant for a residential development application to PROVIDE A DETAILED CALCULATION FOR BOTH the permitted residential density and the requested density transfer. RESIDENTIAL DENSITY 1 : , i i ON Regardless of the alto ed housing density in a zoning district, ANY PROPERTY WITHIN 100 FEET OF A DESIGNATED ESTABLISHED AREA SHALL NOT BE DEVELOPED AT A DENSITY GREATER THAN 12 °° of the maximum Comprehensive Plan designation (not zoning) of the adjacent parcel. Transitio - rea applies to apy property whicl1 is a d ignated established area. The subject property is designate • as an OM h ei det rn �`- area. The subject property is adjoine. .y established/developinq/ar to the north, south, east and west. IITURE STREET PLAN AND EXTENSION OF STREETS A FUTURE STREET PLAN shall: . Be filed by the applicant in conjunction with an application for a subdivision or partition. The plan shall show the pattern of existing and proposed future streets from the boundaries of the proposed land division and shall include boundaries of the proposed land division and shall include other parcels within 200 feet surrounding and adjacent to the proposed land division. > Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and pedestrian facilities on or within 500 feet of the site. Where necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed. [Refer to Code Section 18.164.0301 / RESIDENTIAL DEVELOPMENT SOLAR ACCESS REQUIREMENTS ALL SUBDIVISIONS AND MINOR PARTITIONS ARE SUBJECT TO SOLAR ACCESS REQUIREMENTS. These requirements state that a minimum of 80% of all lots created must be oriented for solar accessibility. The basic standard, which determines solar accessibility, requires that 80% of total number of proposed lots: > Demonstrate a north -south dimension of at least 90 feet. Demonstrate a front lot line orientation within 30 degrees of a true east -west axis. Cm ofn6ARD Pro401111catlon Ceoterence Rotes Me 3 et12 bslbItltlywqdavN*nW, aisles Esc In The total or partial exen•On of a site from the solar access r•irement may be approved for the ' following reasons: > East, west or north slopes steeper than 20 %. > Off -site shade sources (structures, vegetation, topography). • On -site shade sources (vegetation). Adjustments allowing a reduction of the 80% solar lot design requirement may be made for the following reasons: > Reduced density or an increased cost of at least five (5)% due to either. 1 a East, west or north slope greater than 10 %. b Significant natural feature. b Existing road or lotting pattern. b Public easement or right -of -way. > Reduction in important development amenities. > Pre - existing shade (vegetation). PLEASE NOTE: Maps and text are required which are sufficient to show that the development complies with die solar design standards, or that specrc lots should be exempted or adjusted oat. The following Items shall be included In the analysis > The north -south lot dimension and front lot line orientation of each proposed lot. > Protected solar building lines and relevant building site restrictions, if applicable. > For the purpose of identifying trees related to exemption requests, a map showing existing trees which are at least 30 feet tall and over 6 inches diameter at a point 4 feet above grade shall be submitted. THIS MAP SHALL INCLUDE THE FOLLOWING: Height; b Diameter; b Species; and b Statement declaring that they are to be retained. > Copies of all private restrictions relating to solar access. • The design characteristics of a developed solar- oriented lot are high levels of wintertime sun striking the south walls and roofs of the house, house orientation maximizing south window area, and a south- sloping roof area. To achieve this. one may utilize the following: > Protected Solar Building Line - The solar building line must: b be oriented to within 30 degrees of a true east -west axis; b provide a minimum distance of 70 feet from the middle of the lot to the south property line; b provide a minimum distance of 45 feet from the northernmost buildable boundary of the subject lot to the north property line. > Performance Options - There are two performance options which may be utilized as follows: b The house to be oriented within 30 degrees of an east -west axis and have at least 80% . of the ground floor's south wall protected from shade. b • At least 32% of the glass and 500 square feet of the roof area face south and be protected from shade. COT OFfl6AIO Pre- Apppcatteo conference Notes Pave et 12 ISstlnn.ttroppan,unuwt Melon Section PLEASE NOTF. Regardless of th *ptlon[sl used through the design of.tbabdivision or Minor Land Partition, one and two family, single- famihr residences are reviewed through the building permit rrocess for compliance with Solar Balance Pobtt standards. Please contact the Building Dhdalon for further information regarding the Solar Balance Point standards and the options that are available related to building height and construction f — PARIUNG AND ACCESS ALL PARKING AREAS AND DRIVEWAYS MUST BE PAVED. ➢ Single family: Requires two (2) off- street parking spaces per dwelling unit. ➢ Multiple - - . Requires 1.5 parking spaces per unit for 1 bedroom. (Multi - family - requires 2 parking spaces per unit for 1+ bedrooms.) Multi - family dwelling units ith more than 10 required spaces shall provide parking for the use of guests and shall consist of 1 0 0 of the total required parking. [Refer to Code Section 18.10 .. f 0) NO MORE THAN 40% OF REQUI' D SPACES MAY BE DESIGNATED AND /OR DIMENSIONEI. AS COMPACT SPACES. Parking stal - shall be dimensioned as follows: ➢ Standard parking space dimensio : 8 ft. 8 inches X 18 ft. ➢ Compact parking space dimensions: 8 ft. X 15 ft. ➢ Handicapped parking: All parking a = - s shall provide appropriately located an ,. dimensioned disabled person parking spaces. The minimum number of disabled perso parking spaces to be provided, as well as the parka . stall dimensions, are mandated by th - Americans with Disabilities Act (ADA). A handout is a = liable upon request. A handicappe parking space symbol shall be painted on the parking sp_ e surface and an appropriate sig shall be posted. BICYCLE RA . BICYCLE - _ KS are required FOR MULTI - FAMILY, COMMERCIAL AND INDUSTRIAL DEVELOPMENT Bicycle racks shall be located in areas protected from automobile traffic and in convenient Iocatio is. Bicycle parking spaces shall be provided on the basis of one space for every fifteen (15) required - B - parking spaces. Minimum number of acces - s: Minimum access width: Maximum access width: Minimum pavement width: REQUIRED WALKWAY LOCATI C ' Within all ATTACHED HO SING (except two- family dwellings) and multi- family developments, each residential dwelling SHALL = CONNECTED BY WALKWAY TO THE VEHICULAR PARKING AREA, COMMON OPEN SPACE ' • RECREATION FACILITIES. (CLEAR VISION AREA The City requires that CLEAR VISION AREAS BE MAINTAINED BETWEEN THREE AND EIGHT FEET IN HEIGHT AT ROAD /DRIVEWAY, ROAD /RAILROAD, AND ROAD /ROAD INTERSECTIONS. The size of the required clear vision area depends upon the abutting street's functional classification. L..' [ Refer to Code Section 18.102) ..----) MR OF TIGARD Pro-A Conference Notes M151112 ptl/astltl4tllptles/ryhuhl MOM Satin BUFFERING AND SCREENING In order to increase privacy - • to either reduce or eliminate adverse noise or visual impacts between adjacent developments, especia between different land uses, the CITY REQUIRES LANDSCAPED - BUFFER AREAS ALONG CERT IN SITE PERIMETERS. Required buffer areas are described by the Code in terms of width. Buffe areas must be occupied by a mixture of deciduous and evergreen trees and shrubs and must also . chieve a balance between vertical and horizontal plantings. Site obscuring screens or fences may also be required; these are often advisable even if not required by the Code. The required buffer reas may o! be occupied by vegetation, fences, utilities, and walkways. Additional information . required buffer area materials and sizes may be found in the Community Development Code. (Refer to Code Chapter 18.100) The REQUIRED BUFFER WIDTHS which - e applicable to your proposal area are as follows: feet along north boundary. feet along east boundary. feet along south boundary. feet along west boundary. In addition, sight obscuring screening is required along STREET TREES STREET TREES ARE REQUIRED FOR ALL DEVELOPMENTS FRONTING ON A PUBLIC OR PRIVATE STREET as well as driveways which are more than 100 feet in length. Street trees must be placed either within the public right -of -way or on private property within six feet of the right -of -way boundary. Street trees must have a minimum caliper of at least two inches when measured four feet above grade. Street trees should be spaced 20 to 40 feet apart depending on the branching width of the proposed tree species at maturity. Further information on regulations affecting street trees may be obtained from the Planning Division. A MINIMUM OF ONE TREE FOR EVERY SEVEN PARKING SPACES MUST BE PLANTED in and around all parking areas in order to provide a vegetative canopy effect. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. These design features may include the use of landscaped berms, decorative walls, and raised planters. For detailed information on design requirements for parking areas and accesses. (Refer to Code Chapters 18.100,18.106 and 18.108) TREE REMOVAL P .1' ' 1 1 ' a 4 - - A TREE PLAN FOR THE PLANTING, REMOVAL AND PROTECTION OF TREES prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, major partition, site development review, planned development or conditional use is filed. Protection is preferred over removal where possible. The TREE PLAN SHALL INCLUDE the following: Identification of the location, size and species of all existing trees including trees designated as significant by the city; Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.150.070.D. according to the following standards: Retainage of less than 25% of existing trees over 12 inches in caliper requires a mitigation program according to Section 18.150.070.D. of no net loss of trees; b Retainage of from 25 to 50% of existing trees over 12 inches in caliper requires that two - thirds of the I trees to be removed be mitigated according to Section 18.150.070.D; CRY OF fl6ARD Pre.ppppcatloa Coatereace Notes Page 6 8112 narm wpuieansunu , u, owe.■ Satin • • b Retainage *m 50 to 75% of existing trees over 12 Inc, caliper requires that 50% of the trees i to be removed be mitigated according to Section 18.150.070.0; Retainage of 75% or greater.of existing trees over 12 inches in caliper requires no mitigation; ➢ Identification of all trees which are proposed to be removed; and ➢ A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. Trees removed within the period of one (1) year prior to a development application listed above will be inventoried as part of the tree plan above and will be replaced according to Section 18.150.070.D. [Refer to Code Section 18.150.025) MR16A110N REPLACEMENT OF A TREE shall take place according to the following guidelines: ➢ A replacement tree shall be a substantially similar species considering site characteristics. ➢ If a replacement tree of the species of the tree removed or damages is not reasonably available, the Director may allow replacement with a different species of equivalent natural resource value. ➢ If a replacement tree of the size cut is not reasonably available on the local market or would not be viable, the Director shall require replacement with more than one tree in accordance with the following formula: ➢ The number of replacement trees required shall be determined by dividing the estimated caliper size of the tree removed or damaged, by the caliper size of the largest reasonably available replacement trees. If this number of trees cannot be viably located on the subject property, the Director may require one (1) or more replacement trees to be planted on other property within the city, either public property or, with the consent of the owner, private property. ➢ The planting of a replacement tree shall take place in a manner reasonably calculated to allow growth to maturity. IN -LIEU OF TREE REPLACEMENT under Subsection D of this section, a party may, with the consent of the Director, elect to compensate the City for its costs in performing such tree replacement. [Refer to Code Section 18.150.010 ID] SIGNS SIGN PERMITS MU E OBTAINED PRIOR TO INSTALLATION OF ANY SIGN in the City of Tigard. A "Guidelines for n Permits" handout is available upon request. Additional sign area or height beyond Code stands ds may be permitted if the sign proposal is reviewed as part of a development review applicati . Altematively, a Sign Code Exception application may be filed for review before the Hearings Officer. SENSITIVE LANDS The Code provides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR DEVELOPMENT DUE TO AREAS WITHIN THE 100 -YEAR FLOODPLAIN, NATURAL DRAINAGEWAYS, WETLAND AREAS, ON SLOPES IN EXCESS OF 25 %, OR ON UNSTABLE GROUND. Staff will attempt to preliminarily identify sensitive lands areas at the pre- application conference based on available information. HOWEVER, the responsibility to precisely identify sensitive lands areas, and their boundaries, is the responsibility of the applicant. Areas meeting the definitions of sensitive lands must be clearly indicated on plans submitted with the development application. CM OF MAN Pro- Appfcanga Conference Nast Pape 1 tt 12 ��tUnIW YWatlq lutag Min Sutln • Chapter 18.84 also pro es regulations for the use, protectioi'l, modification of sensitive lands areas. RESIDENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS. (Refer to Code Chapter 18.841 STEEP SLOPES. - When STEEP SLOPES exist, prior to issuance of a final order, a geotechnical report must be - submitted which addresses the approval standards of the Tigard Community Development Code Section 18.84.040.8. The report shall be based upon field exploration and investigation and shall include specific recommendations for achieving the requirements of 18.84.040.8.2 and 18.84.040.8.3. UNIFIED SEWERAGE AGENCY MOSAI BUFFER STANDARDS, RESOLUTION AND ORDINANCE fB a 0) 96.44 Land DEVELOPMENT ADJACENT TO SENSITIVE AREAS shall preserve and maintain or create a vegetated corridor for a buffer wide enough to protect the water quality functioning of the sensitive area. • Design Criteria: The VEGETATED CORRIDOR SHALL BE A MINIMUM OF 25 FEET WIDE, measured horizontally, from the defined boundaries of the sensitive area, except where approval has been granted by the Agency or City to reduce the width of a portion of the corridor. If approval is granted by the Agency or City to reduce the width of a portion of the vegetated corridor, then the surface water in this area shall be directed to an area of the vegetated corridor that is a minimum of 25 feet wide. The maximum allowable encroachment shall be 15 feet, except as allowed in Section 3.11.4. No more than 25% of the length of the vegetated corridor within the development or project site can be less than 25 feet in width. In any case, the average width of the vegetated corridor shall be a minimum of 25 feet. Restrictions in the Vegetate Corridor. NO structures, development, construction activities, gardens, lawns, application of chemicals, dumping of any materials of any kind, or other activities shall be permitted which otherwise detract from the water quality protection provided by the vegetated corridor, EXCEPT AS ALLOWED ( BELOW: A gravel walkway or bike path, not exceeding 8 feet in width. If the walkway or bike path is paved, then the vegetated corridor must be widened by the width to the path. A paved or gravel walkway or bike path may not be constructed closer than 10 feet from the boundary of the sensitive area, unless approved by the Agency or City. Walkways and bike paths shall be constructed so as to minimize disturbance to existing vegetation; and Water quality facilities may encroach into the vegetated corridor a maximum of 10 feet with the approval of the Agency or City. Location of Vegetated Corridor. IN ANY RESIDENTIAL DEVELOPMENT WHICH CREATES MULTIPLE PARCELS OR LOTS intended for separate ownership, such as a subdivision, the vegetated corridor shall be contained in a separate tract, and shall not be a part of any parcel to be used for the construction of a dwelling unit. Ulefer to R a 0 96.44/USA Regulations - Chapter 3, Design for SWMI WATER RESOURCES 0 1 1. ' DI • The WATER RESOURCES R) OVERLAY DISTRICT implements the policies of the Tigard Comprehensive Plan and is i ended to resolve conflicts between development and conservation of significant wetlands, strea and riparian corridors identified in the City of Tigard Local Wetlands Inventory. Specifically, thi : • . pter allows reasonable economic use of property while establishing clear and objective standar• to: protect significant wetlands and streams; limit development in designated riparian corridors; m -' • ain and enhance water quality; maximize flood CITY OF TIGARD Pre- Ap!Dcen Conference Metes Pape 8 of 12 bdIn tgrimillutla/NuWg Min halos • storage capacity; prese•nati _ •lant cover; minimize streak erosion; maintain and enhance fish and wildlife habitats; and con - rve scenic, recreational and educational values of water resource areas. Safe Harbor. The WR OVERLAY DISTRICT ALS• MEETS THE REQUIREMENTS OF STATEWIDE PLANNING GOAL 5 (Natural Resources) and the "safe harbor" provisions of the Goal 5 administrative rule (OAR 660, Division 23). These provisio v s require that "significant" wetlands and riparian corridors be mapped and protected. The Tua :tin River, which is also a "fish- bearing stream," has an average annual flow of more than 1000 cfs Major Streams: Streams which are mapped as "Fl ' - BEARING STREAMS" by the Oregon Department of Forestry and have an average annual flow less an 1000 cubic feet per second (cfs). > MAJOR STREAMS IN TIGARD I • LUDE FANNO CREEK, ASH CREEK (EXCEPT THE NORTH FORK AND OTHER TRIBUT ' RY CREEKS) AND BALL CREEK. Minor Streams: Streams which are NOT "FISH- BEARING REAMS" according to Oregon Department of Forestry maps . Minor streams in Tigard include S mmer Creek, Derry Dell Creek, Red Rock Creek, North Fork of Ash Creek and certain short tributari of the Tualatin River. Riparian Setback Area: This AREA IS MEASURED HORIZONTALLY F OM AND PARALLEL TO MAJOR STREAM OR TUALATIN RIVER TOP -OF- BANKS, OR THE DGE OF AN ASSOCIATED WETLAND, whichever is greater. The riparian setback is the same as the "riparian corridor boundary" in OAR 660-23 - 090(1)(d). > The standard Tualatin River riparian set ck is 75 feet, unless modified in accordance with this chapter. > The major streams riparian setback is 50 feet, unless modified in accordance with this chapter. > Isolated wetlands and minor streams (includin adjacent wetlands) have no riparian setback; however, a 25 -foot "water quality buffer" is required under Unified Sewerage Agency (USA) standards adopted and administered by the City/of Tigard. [Refer to Code Section 18.85.0101 Riparian Setback Redactions The DIRECTOR MAY APPROVE A SITE- SPECIFIC RE UCTION OF THE TUALATIN RIVER OR ANY MAJOR STREAM RIPARIAN SETBACK BY AS M CH AS 50% to allow the placement of structures or impervious surfaces otherwise prohibited by is chapter, provided that equal or better protection for identified major stream resources is ensure• hrough streambank restoration and/or enhancement of riparian vegetation in preserved portions of the 'parian setback area. Eligibility for Riparian Setback in Disturbed Areas. To be ELIGIBLE FOR A RIPARIAN SETBACK REDUCTION, t e applicant must demonstrate that the riparian corridor was substantially disturbed at the time th'- regulation was adopted. This determination must be based on the Vegetation Study require. by Section 18.85.050.0 that demonstrates all of the following: > Native plant species currently cover less than 80% of the on -site 'parian corridor area; > The tree canopy currently covers less than 50% of the on -site ri. arian corridor and healthy trees have not been removed from the on -site riparian setback area • r the last five years; > That vegetation was not removed contrary to the provisions of Secti• n 18.85.050 regulating removal of native plant species; CRY OF WARD Pre-AppDtaloe Conference Motes Pass 91112 swr.aw innannmuwi nwsa. Sutton 7 That there will be• infringement • to the 100 -year flood "; and ➢ The average slope of the riparian are is not greater than 20 %. (Refer to Code Section 18.85.1001 The APPLICANT SHALL SUBMIT A NARRATIVE which provides findings for all applicable approval standards. Failure to provide a narrative or adequately address criteria would be reason to consider an application incomplete and delay review of the proposal. Applicant should review code for applicable criteria. . CODE SECTION � - Z � 0L PO.) :3 Vi a _�,8!f'02 _ 18.116v1� 50 _V 18.84 100 1. /11.6 18.120 ,/9 8.160 _ 18.85 _ 1 8. 8 _ L�18.108 _ 18.130 18 162 _18.88 _✓18.100 _ 18.114 18.134 .164 IMPACT STUDY As a part of the APPLICATION SUBMITTAL REQUIREMENTS, applicants are required to include impact study with their submittal package. The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirement, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. (Refer to Code Chapter 18.32 Section .050) WHEN A CONDITION OF APPROVAL REQUIRES TRANSFER TO THE PUBLIC OF AN INTEREST IN REAL PROPERTY, the approval authority shall adopt findings which support the conclusion that the interest in real property to be transferred is roughly proportional to the impact the proposed development will have on the public. (Refer to Code Chapter 18.32 Section .250) • NEIGHBORHOOD MEETING The APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 250 FEET AND TH APPROPRIATE CIT FACILITATOR of their proposal. A minimum of two (2) weeks between the mailing date and the meeting date is required. Please review the Land Use. Notification handout conceming site posting and the meeting notice. *Note: In order to also preliminarily address building code standards, a meeting with a Plans Examiner is encouraged prior to submittal of a land use application. (Refer to the Neighborhood Meeting Handout) 'I)ILDING PERM PLANS FOR BUILDING AND OTHER RELATED PERMITS WILL NOT BE ACCEPTED FOR REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. Final inspection approvals by the Building Division will not be granted until there is compliance with all conditions of development approval. These pre - application notes do not include comments from the Building Division. For proposed buildings or modifications to existing buildings, it is recommended to contact a Building Division Plans Examiner to determine if there are buildi a issues that would prevent the struct . •_::__.�,. _�_, ucted, as • ro • osed. CflY ( *TIM Pre•Apiucation Conference Notes Page 10 8112 Residual RECYCLING • Applicant should CONTACT RANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE SERVICING COMPATIBILITY with Pride Disposal's vehicles. CONTACT PERSON: Lenny Hing with Pride Disposal at (503) 625 -61 . [Refer to Code Section 18.116) • ADDITIONAL CONCERNS OR COMMENTS: 0 W 5 �, ■ �f'o:t �D n i � r, LA vt-14 QQ P , I Q i �. i °�SI�� ��� 5 v`aV�u 1"ve esi 5 / PROCEDURE/ �+ / ministrative Staff Review. (T Pi et‘ <q } f v fp ✓Public hearing before the Land Use Hearings Officer. Public hearing before the Planning Commission. Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. APPLICATION SUBMITTAL PROCESS All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications submitted by mail or dropped off at the counter without Planning Division acceptance may be returned. Applications will NOT be accepted after 3:00 P.M. on Fridays or 4:30 on other week days. Maps submitted with an application shall be folded IN ADVANCE to 8.5 by 11 inches. One (1). 81/2" x 11" map of a proposed project should be submitted for attachment to the staff report or administrative decision. Application with unfolded maps shall not be accepted. The Planning Division and Engineering Division will perform a preliminary review of the application and will determine whether an application is complete within 30 days of the counter submittal. Staff will notify the applicant if additional information or additional copies of the submitted materials are required. The administrative decision or public hearing will typically occur approximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public hearing. A 10, to 20 day public appeal period follows all land use decisions. An appeal on this matter would be heard by the Tigard f-{��•; < Pa / Gr k (cut4 1/ . A basic flow chart which illustrates the review proces available f m the P anning Division upon request. This pre - application conference and the notes of the conference are intended to inform the prospective applicant of the primary Community Development Code requirements applicable to the �• potential development of a particular site and to allow the City staff and prospective' applicant to discuss the opportunities and constraints affecting development of the site. CRYofTIGARD Pra•Appucauon Conference Notes Papett et12 tle 1 Mcstlea/Maoeles IMstoe Sectlee • • • I PLEASE NOTE The conference and notes cannot cover all Code requirements and aspects of good site planning. that should apply to the development of your site plan. Failure of the staff to provide information required by the Code shall not constitute a waiver of the applicable standards or requirements. It is recommended that a prospective applicant either obtain and read the Community Development • Code or ask any questions of City staff - relative to Code requirements prior to submitting an application. ADDITIONAL PRE - APPLICATION FEE AND CONFERENCE WILL BE REQUIRED IF AN APPLICATION PERTAINING TO THIS PRE - APPLICATION CONFERENCE IS SUBMITTED AFTER A PERIOD OF MORE THAN SIX (6) MONTHS FOLLOWING THIS PRE - APPLICATION CONFERENCE, (unless deemed as unnecessary by the Planning Division). PREPARED BY: CITY OF TIGARD PLANNING DIVISION - STAFF PERSON HOLDING PRE-APP. MEETING PHONE [5031639 -4171 FAX: [5031684 -7297 E-MAIL (staff's first name)@CLtigartor.US h:Uogin\patty∎masterslp reapp -r. mst (Engineering section: preapp.eng) 5- Feb-98 CITY OF TIGARD Pro- ppppctlon Conference Notes • • Pape 12 of 12 Oaslraailltuleuba/Naulal OM$Isa Section ...„,„___....,..._..... , , .._ ........,........* . ,,±.,,,,..,,, ,...,,..;,...„..., , .. , ........' .... . ,..,,„.....,...*„...4, ,., _ ,..,_„: , , • - - , . . , - . ', ... • . „ '-, 1 , , . . . .„ ... . . . 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SITE ADDRESS: • , - - . , -_-_,_ „_,, .7 . :-.7. --.1-•-,----7-71:-.7.--T-7,---..7.7,,,-.7„-T,--„7:-.v.,;--.T.=7, \ 1 ,, 1 1 ,/' • . - \• . ., ., - 12 . ; TAX LOTS 1200 /- . ,1201 . .. . , . . , , . . . „ ., . 1 f 4..,4,4444-.A...44141444.47.44*15,4.4.44.1....40,44414.444,......°24-44.44.44-.44.....-114.4444,, .. , . . 4 , ,. . .. TH 0 1 . , . ^ i • r „ , , . . 1." . . ,, .," 1 1 .:3 . ... -. I ;) t 11 i., Q . • • . . , TAX LOT 300 - , NOR A B D U D L R L E -„ S M S TN : -; RD. " _ . . - . - -- ,, __ / / it-,. 1 25 ,A) TAX LOT 201 . . I -Ix - . - . ..,,..... • - . . 100' EAST OF ROSHAK- RD. ' ; ,, . , . , .. .. < i Ill P , . ' , . . 1 , 1 _,..> 23 21 20 19 i . . . D . . . _ .. „.... ,„ „ 1 , 1-1 ; - . . . 1 1 .15 8---.8-- CITY OF TIGAR . _ . . . . . . . .' . .- ._.: . , i 0 / i 1 1 TAX MAP 2S-1-8AB . , > : I . 1 CASH - CREEK PARK ,. 1- - ,=c . I 0 1 i 17/ , I r • 1 . .........-A.,•--,--....-,......r................- ... -.A-A* ..„,„„,._,,,, „..*,„,-' . ;0 • I ' '''' ' .• .• f fAX LOT 1300 , - -20' „...........,. . ..., i .;-?: - , ' 13 , . • . .., .._ • ' - -' . .. - - -4- , .. . --, I , t . . . . . , , • ,,.-• ,-..,.,,, 24 ......[.... . .. . t... / . . . , / - ..e 1 22 - . 18 • • 17_ 14 . - . • . „ . . ... , ... - • , / -1 ...._ --',- . ... . . , , . . , ,,,, 0 , i . . • 1 .' 1 r 1 kV . ' . 0 L . . . . . - --;^' ... . 'i I . ' • ( 1 ' • 1 . . . . _ ........ ..... _,............ . ,. . - -..., .- . •,, , - - -„ ,- -- -J I i I - -- - ____ __ ..._.„._ „... _ ,.. _ .., - , / . _ :. - --- ----___ _ P , .. _ . . . ., . ... . T • ' ( ' , • , J , , , •,. ',, ,', • „ H , , , . i 1 al 1 / R . . TAX mAP 2S-1-8AB , .. - , I . _ , i , 1 1 , _ _ _ ._. " _. . _ ,,. . / 0 / I 1 V / - TAX LOT 1100 -.,.. , 1 = 1 i --- I . is r.- ,. .,.- , - if,.- REVIEW a aza: ,. - • ,- -, .. ;,' ia, 4 . A , 1 , 1 : , ....-- , .: •_„; PMEN nt:VIU- P 1 / 1 E 3 s_ . . _ . , . . . . . ...- , I 1 r 4 , , , . . ... .. . . , .. . ,.., , .. . 1 ; 1 . I . " . . , . . . . _ . . , : . , - . _ , / / I 1 A . ,,, . . . . , . - „ - . . . . , . • - e _ s . 6111 flANSON ' -, . , / / TAX LOT 1400 ,, --- . . , . - .. , . , , , , 14825 'SW WHEATON_ LANE _ , / . _ _._ _.... ___ ___ ___ 1 --- , ' [ ' - / 1 i 1 .....*.' '.. ''''' : . • BEAVER TON, OREGON 9 7007 • ---,.., ...• .,:.,,- ....- „.. . . i l( 1 ....-- -- . .• , --- • • . - .. . „ . . . „ -_ • . •,.. -„.... - ., - , --.-.....,- .,, -'-':.. . ./, ---- .,- . . , ....-,-' 1 - ..--, , .• , , . __ . ...,- ,-.. . . - . / / - -- ___ __. .._.- . ...„- TAX . LOT 600 _..„ _ .,...- ,,.. . • . _ .. „ . 4 . . . . .. . ,.. --.'' TAX MAP 2S-1 -50C . e / i ."--'. .-" \ , ..," ../' ..."'" - ..„- . ,,- . . , • . ,,.. , „ . . HARRIS - - McMONAGLE - ASSOCIATES, INC; S W - " - ; ENGINEERS-SURVEYORS• ,-• , -%- . . ., „ ., . _ .. , . „ , _ „ . -• , • ... „ ., , • _ ,_ -1.. .., / / r• Ir 1 jQi*CU A \ TAX MAP 2S--1-8AB VENUF \ , . ..---- ,-. ••-,- , - ; , . _ , . ... . ... , . _--- - , TAX LOT 1000 , 1 SW HALL BLVD. , -, . 1 ' 1-- , - , TiGARD, - OREGON. .,•• -9 7223 - 6287- ; , - , ,•_, ... , , , . , . _ - - - - - i - # . . . _ _ _ - „ , - ..,, '''-'' , •:'- . . - - - H ._ PONE. - (503) 11 - 639 .". 3453 --„, - - , , • .• _.„ • . , ,, . . . . - . _ . , - • _ . . • • • . . . . .„ , •• . i ... .21 , "S • • . • . . . ' - •• - -• j..4 • "' ''' ' - '...... eo. . _ , - . . .. _ , - . , . . 9* s. / . . . . . . . , Nk1 - . . _ . • , . ., - - - ,- -r - ... . i• . \ 1 .--o ' 1,1; r - . 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Plan. - -;.. . - . . ,,.. . . . .. . . . , . . - _.o- of 6 :.. , • . . ., .. .... . .., , . . .. , ... . . . ,. .• _ . ., ...._ ,... , . ,. .. _ .. .. . , ,..... . . _ . .. , : . . ... . . , .... = - 41 i , ' •-, , • , ° -- ' [111111-11 I , . , . ,..-_ - _ , , .. , _.•, _, . " .... ... . „ . . . . . 0 . 60 - 120 . . . . • . . ., - . • . • - . _,,,, . . ., ,. , _, _ -- , _ . . - ,- .„. _ • ,. , , . . . , . _.„-- - - - - -* - ,-, . . . . • . . ., -1-- , ,,,,,.-„, SCALE 1`-' - ,.. - _ . _ ), . _ - , _.,, , , . , . . . .• _ - - ,. - , - . _ _ _ .: 11 .,... _,.. .,, . ,, _ , . . . - - . ._ " ', ---- , - - -' - - - - ,- -,--,--,,• ----'.. - ;,..,',- - - -,- .4 , -- - . . . . „ .. . . . . 2S1 'a :AB - JAX. LOTS -1200/1201 .. . . . , . . . . . . _ , _ .• .., .. , , . . . . ... . .. ,, _ . . ,, . . , _ .• .. .._ .....• . .. , ...,. ....,.:,..• .,,,,-,: •-.../ , • . • . , . . ,_ ... . ._ . _.. . . . . . . . , .: . . . . - • .--- . . . , . . . _ .. __ . ... r ' A . r A , 'L , . • • . 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CL UT 1 1 4 1 WATER CUAUTY SWALE 1 1 / USA USA i7wr. 50 - SA UN B � : t 3 i y �'� + 24 -� #o BLOW of USA D'G,1o50-sa 1 • Z ? 1 ,1 0 ') - 22 1 g A SSEMBLY AREA DRAIN i .� Q - - i.'"- SSMH f14 U SA DwG #25a -St ; /{/ , sn t F. of LINED _ DRA►NAGE CHANNEL 1 1� �' P r >IPE USA D 1 10 -SA t .., TO BE CONSTRUCTED S ., . ,, 4. la r ............. ...._____ ..______ ..,_____ �' ` AROUND � ING TREES . .. .. at R USA {31a -ST TAX MAP 25 -1 -8A8 GROUTED t< . . / , ' ENERGY ERS (TYPICAL) _ 1 , V. {/J fAX. LOT 1100 j ':. - ': : ::_f. ..: , '' • W . . ! / . k\ /� . I . .. A . • ...4 , t ' 1 t '� . . - 1/ . 1 TAX LOT 1400 S = / TAX LOT 600 �-� 5' F 1 `_' --- __ �_ _ TAX MAP 2S -5DC � -� ti r . _ „ - „-...„ ' '..:-. 1 :;: - : „":-..-:,' :': ,,*-.:; . .- .: - --- _ 1�` TAX MAP 2S -� -8AB� / 153R AVENUE \ -�" T AX LOT 1000 - / i . 1 --- — ------ .----\,_ r ___ _ `tai . .t.,_, ..../ . , ..,......— . . , i , • .........._ . , , . . . .. - . , . , " . .. .. . ,,, - , . ._ . .. . , . . . . • - „ , _ . -, ,....,-,-.. „...:,....,_,,,,,,,, ..,•.„. . , _ , . . . . ... _ . . , _ . , . . . . .... . , . . , , . , . . . .. . . , , . _ _. . . . . . , . . ... ,. , _ , " D , . ._ . , . . , . : :1'1' ' ' ':::- ' '' '' ' ' , . . , . _ , .• ,.,... INFORMATION AND NOTES. L - = H SO =�A . . REFERENCE L.S.L. r4. A SCVvN : _ A „ , . j r. , , 14 ?” �.1H►'I'tl�N area - . ,, ., =<. P „.... , . _. .. A pp �v 1 1 _ Q L r S , • HE K D ,. ,„ . C C E h f . - J V.N.: - - s " . - - . �+p ti 1R EN VEY r . G tV •-� . ms ` s' . r , f" : AL BLVD... k 1 r SA ,- , Zr � s i 'A +s a , n y 's pt:'f2. 11� E _ fY , DESCRIPTION SUB. B. _ 4 1 F _ _ �� Esc�►pTiar - - , , , ' , � rr • -T AR' co 9 7 s . . , _ 4 1 �� 2 P N 5 34 , - - �fQE U - . . -� r r r . _ REVISION F 7 G Ott FATES , ,. . .�A .... .<. • REFER TO TRACING _ , . t r - .. rf ' ' - r i ' - 4 _ . Kr • i .- — . m „,,,,,,.,,,.,,,, , •,,,,„.,-4,... -tea , ,-, ,,,,•. ,,,g, ...,.Ti .,,,. .. ...�.. ., a. ., 0,*.< - >«:..1...1,.. r.....- .. >r -:. AR- ---s4,,,v.::•.---4.. .a��.. - :.---,.... , 4: ,, .."....r - • _> ^K ay - :=•-, -- - - - POINT -STA- Ii /G14 POINT ELEV = 547,80 - - - _ _ _ _ - : HIGH POINT STA = 2 +98 01 - _ , ' ..i PVI S = 2+76 PVI ELEV = 550.00 21' - - - 21 ` A.D. _ '-9.60 6 ; ��1� ° t K = 24.87 J 7 .1 • 14' - • , 14' _ _ _r� , 1 PVI STA = 5 +69 2 i t VC FAELEV=540.00 Q � y� �. a p o '� p p �p LO,Y POINT ELEV = 537.46 �'` " �•- LOW = a +2 .63 - -- - _ - - —`___ � _- _ �� _ - _ T . . t K = 23.71 _ •� c,‘,14' i # '�� j + � LO �i ` i `� PVI STA - 0 +0 , _�` N "' � ' ? - i __ I I < < q i�� r• - -- • �- - -' —.__!* i` 'VI ELEV = 531 I I oe I # 150.00 VC i i 4 i o .4 i , r� i � , R [� n » ,� A D. = 7.681 I o� I I iii , 3 GLASS, C ASPHALTIC CONCRETE K --- 3.25 i i 4 I ! ( I CA iii I I I i ' ' 2" 3/4"(-) EYELING ROCK 554 r _ 1 - ? 25.00' VC_ y = __ i _ _ :. _ . _ s - j j i '350 " --1 /2"( -� ®ASE ROc = s y 43 ! t '• - i i i i j i _ rYPICAL STREET SE.CION . ...•,-------.:V{----'I cto INTERIOR STREETS �' > t "°�- EXISTING GRADE i NO SCALD Fit 1SHED GRADE . I i i \i I i i g : � — — - - _ . _ -- - . _ - - ---- - . _ . _ _ -, - - - _ ,.. - - -- - - - •_,, . - - -- - ,. - — - - - E - - - -- - 1 5.53 < _ • 5 _ _,._. _,__ __ _ .. .. 1 Y . - i \ i 1 i -� . €_� =' sM zw s''^ . , --, , ,,..•..t , ' �4- °,,..rr'v� ...` �s °- -u" `a - > � O� , :,.,. a I V ag. e -' 5 - ¥z"_. 'r. �' " i � ' ' i ' s w , CENT RL1N OF SW 54TH VENUE ` 3 CL. + .. ` $' :t d & ; o • 4 3-1/2" --1 / CLASS C ASPHALTIC • CONCRETE 2 " >4'Y - L E VE I O C fC __ - _ -_.-- _ _ -_ __ . _ - - -- _. __ „_ _ - - -__._ . -- , __ _ __ - _.. _- Y - __ . _ _ ., - -_ _ < - _ . _, . - . 1 ' � - - y � L3A INC R C7 C x -- f $ TYPICAL STREET-.. SE - .> ;+ 4 24 - .., , a 3+?3 -- - -' 4- e0 - a4 '0 6410 - '74100 3 r: 0 . P R IVATF� ROAD - - d L' - `, NO SCAL E , .. 0 " °' a a LOW POINT ELEV = 547.04 < LOW POINT ELEV = 33.06 I - µ'-'1 LOaY P9ttOTSTACar3�t7 33 L0 V POINT STA = 0+12.43 PINE+ A= 094 PVI STA = 0 +20 NORTH c PVI ELEV = 546.84 !l1 PVI 511V:= 89 :,kO= Z15,559 A.D. =10.13 '.- -*-,� I(-3.91 K -2.47 25.Ofl' VC `.60 - l ,._,.. . l.- 3 I :7225.0_0„• s V - — — -_- 2900' VC f i R/W X E ISTING GRADE I W EXISTING GR DE 3' R W DEDICATION - _ . ,,. , - „ , - , ': - . 2 ca so I • 0 cc, I ::_. 30' - - d > > % \ 1 V (VARIES) 1 C ?' (VARIirS) - - : ` As.. NOTE. THE CONTRACTOR SHALL CONTACT T E 41 - S" _ _ -_ ___.LL __ -_ ____ -- ___ . _ -- ' CITY INSPEC t AND 1�HE ENGINEER PRIOR URt3 -- FINISHED BADE SAWCUTX. E.P. EP•' TO SETTING - -UP THE CURB _ _ _ __ �. _EX. PVMT 1.51 74 2 .0� -��. " 2 FIrd15t� l� GRADE ; �' �. _ _. 2 0-' r� 2 5q • ' '': : 4 ' ' • x sTRINGLINE 'FOR CHECKING AND - — -- _ �- �_ -� -- �- - _ _ & A v 5 ' S/W - } POSSIBLE ADJUSTMENT T 24 HOURS �- -- - - -- - - �, �.. , , :-.7 --, w ` • , , �,, STD. i 6 CURB 8 t ' PADRE VIS A DRIVE 1 _ - Pf�IOR TO TH E CONCRETE PLACEMENT. — • , , ` ` - a `' `� ' =�.�� y , : ° ,O I EXIS LING PAVEMENT ' R + 0 _ ! a s _____ C .NTERLINE "F SECTION 1.5" CLASS "C" ASPHALTIC CONCRETE ON PI IVATE ROAI} „ „ » n 2 C LASS B AS CONCRETE • , cif La 2 3/4 LEVELING ROCK t in 31 +Vii �f ` - 1 4" 1 -1 /2' ( —) BASE ROCK - ~ '1 - . EN . BULL MOUNTAIN ACS = p 1 c A . , I ' �> s • ".ws RS- - - '- m'4m,vs.'- Fwaczar - 4.u-.sra -_ - ®- .._y_ya. -: ..- - .r:� _ ,- -t ... — , ae.'u , zaar+ u ev .aes�A• -_ - — <- vr. ^• _ .. . . _- .._... _ . .. ..... .. .. .. m - -°cc" _ _ _ m .�.... ems . - yw s_ y R... s � - ,r.�r.,� y -z ,....., . , __ -�.u•.wo.xavm.:so. .<w�.s .:.,ma..ma.�w. .....�e�e.�_, . .rr - _ j} S1/r N REFERENCE C EIN�o TIN , NOTES: . . E N RMA t3 AND N ES: v. scai B ILL I-.NC}N ' .„., ` �+ A S 'r St �fV �N �° �.`. - ti ' - pci-A D „ , _., .., ... . - _ , ` (i�V�(1�, { 1 [/^�� [/�j j{1(`[yT (A]N �(/ i:' L S'L.Y b . v� ' - , ..x..- :.. :1 _Sr -tx4c �. 2;.� V.'ni .�.-:f Nr -,3x.” i _ _.. .., - - ..- .. �..E ^ +.u.�t . a .r.» w �t,z"v::�-, .s-+. ,rte - a , . , . ;Y , ` ' , C+iEDKE , .. . ••,.. .. • ,,, ...• . v - - , - - - - . ,.. . • .„ . • , r - ,,-._ J.Q.H. - -,- ' ' , - -- ':: -i PRELIMINARY- - 8 ...,...•• s x t E SCRIPrx,N sue.- Pt� DATE ..... ,..„ - - yj� O�qw `$ l - { Y �i' 11/17.19,, . +} c f ... 3 4 REFER, T F TRACING d T R � £ 4 C €�� E � T }S , E T NG LATEST S N . i;1/ 4 1 . a r t ' f Y - , , - y e a � _ ES t = µ 3r i g - _ t ' - S f 1 >S, '% - - - t , a , _ . s TP 3 a. — — �� —' — < ' _ rn ^ ^.x& car_ �sauuuutiw _a- sauffi�ax�rc�nasssar.luu�r seuc.eam... sv .wa' z S�llwAA'�'.• aaw� • . . - .e. r _r_ P °�.ir LTt.- -r. inTl ... &'Y Tom' `- ' u.ma:A.3& , a:- 4.' 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PR OP OSED CONTOURS (10 FT.) 530 — _- -.__ _ , A i4 sr � � WHITE OAK TREE (4" CALIPER) 0 � , RED SUNSET MAPLE TREE (4" CALIPER) w _ • Dour FIR TREE(4" cAUPER) ffl1171 iit 11 ., 0 40 $0 ,_ __ : , SCALE 1" =40' WESTERN RED CEDAR TREE (4" CALIPER) : ' , : f ' I \T TAX P ,: , IT \ / \ \ • / \ \ / A af \ i -T T " t - - \ I _ .r \ �S l \ , _..... ,_, , _ J / \ _ �� 'i \./.. r R i t 63 , ------ \ ' - . j N OO _. / �r, _ .. _ __ - _.- a .�.._ fl . _ t: \.t, ' A v \ i /� f ° ! \i , 1 fj I, t l / t�1 ! #i '„a f� i� / { t �'` " w q - '\ \ } � z \ }^ u. f` .R. .f t..S "! � r 4, ~ �, , , � s`4, . . � j 9 , ' � �' i Q l i t �y',� ., . .\ � -, .�A` 2 3 4 �,� 5 r ll ff�� co X `, „..-.,_ -°!� .a , .� s., .nom ~- ~ �e S A _ r . r° ti j - �. + Q `° , . • B c.... p c: ©7 , ......_ ..,....__ ........_. . ___.............___ r' w . , - t , , .„.., .,.,.. I- , 0 ________ _ �` __ _ _ S W 15 4TH `� VENUE ` ' '� .�� P Cn : IBS _ , I • � 1 po ' - ,,,,,,,, ,,, '. - --1# CO /`... ` --_,, \ \ \ 12 - • _4 , 4 \ r �- TAX LO T 1 t 1 _ ' \ x /` 3 FOOT RICH T OF o� ,, I � C S 1 ' . °' - ` \ C it -. r NAY GEDfCATIGN. `�, mss' - ; \ ep ti - 1 \ , 1 f TAX M A -' 2 1 8A a; f ez 5, �J t 1 0 ��fi// = . . , ---- t\ S t e e , \ „..-:,...) 1 • . , ,,,,.. .......,....,,,,.,, 0 0 4 4 €V _ i , _ .b ' \ g:;_ . ... ., ,....., ‘ 0 , g,, ,B ,..._ , _ ♦ , , ., 1300 _� ,� w...m� _, t ` \ 1 �� ' �i �1'li ` 1 ` 1 kr `` / `11'! �\ 01 \I, l 5 , 9 TAX LOT r �,.. ! `\ dli a .x” a+ _ •,,} yam; A ft 7 iA_ '!X �' ( ? l I t ; r x �. -77 '7l.i _ _ - _ w ^' y �' 2 i 0 \ -..J . • , , „ 3 v. I k ' - , . 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AUi. ruK.' +0,. 5.'itP�wNi'�nsx-+_.+c' +iuxs m.rvf sA.o� +4 gyp' Y cS '% tom•, "b*� "" 'i - P" _ - " a - .. �r _ -,. -._ - •- -mr� steam,.... s j C1E$fGN t REFERENCE .NEORMA714N AND NOTES: „ 14825 SW -.111 ArlON , , '` AH�JVYy LSL. O RAF7E{3 Y � y �� � . > " ' ' "� ; T I N : 6 . , xim^ � Q ii �Ny Y66{!! pr}�-{(� j��j/ V� /,y V i I Vil QiY �7,i f L 3 - , ,� � A ^' >F:vk' �, t:- ..�-,�- xdr. sti=r Y. .xm�lnn, . �• �•�•} J�tL4R� , ' }iECKED a` .. , : s- _ _ _ Y , r- , _ - A , - _ t , Sl H _e 1'k� R , _ . _ NtivE -- -. � A , , REV, DESCRIPTION SUB." 11 APPR ATE x ! +'` T1~ , J . ,»ter -•, -. �-� - 9 2 8 OR- 2 , , T 1? 3 � � � IGAi? t' x I '- EON 5 3 839 - ' Ft 0 REFER T y +R1 1NG FOR LATEST REVISION , ( R A 1 j V i r - t . _ .�re� a. .. », w . " -. +..g� v� c aa.c. .m_� s =-. —. r . - +. u� �r- s�+a'.e ''''a"'''','!7,77.77.41'''.''''',7' a +FL= .maw. -a-. +• .J.ass- 'Y:��t- a`- ++Lw -s. «. arm.,_ar , . Jw �- K+�• v'ct -"� ran\w'w.a+- s,+�vap�s r - , T ---r. *ewew..a °c ,w4s v.�co- - `c" -,�.- vss n ter. . sau's_v - .. - _ _° , ° : ' . > _ i - , �- _ � . .a.atgr,,. ,v s `b • ' s 5 , }y 6 7 _ t E 5 e - S 1 J # a . " _ t ,! » Y t o i f , i 7 f 4 Q -p