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CUP2012-00001
CUP2O12 - 00001 EAST BUTTE HERITAGE NEIGHBORHOO D PARK 120 DAYS: -6/23/2012 DATE OF FILING: 4/26/20: DATE MAILED: 4/30/2012 CITY OF TIGARD TIGARD Washington County, Oregon NOTICE OF FINAL ORDER BY THE HEARINGS OFFICER Case Numbers: CONDITIONAL USE PERMIT (CUP) 2012-00001 ADJUSTMENT(VAR) 2012-00001 SIGN (SGN) 2012-00006 Case Name: EAST BUTTE HERITAGE NEIGHBORHOOD PARK Applicant's Name/Address: City of Tigard 13125 SW Hall Blvd.Tigard Or 97223 Owner's Name/Address: Same Address of Property: 10310 SW Canterbury Lane,Tigard Or Tax Map/Lot Nos.: Washington Co.Tax Assessor's Map No. 2S111BC,Tax Lot 02603. A FINAL ORDER INCORPORATING THE FACTS, FINDINGS AND CONCLUSIONS APPROVING A REQUEST FOR A CONDITIONAL USE. ADJUSTMENT. AND SIGN . THE CITY OF TIGARD HEARINGS OFFICER HAS REVIEWED THE APPLICANT'S PLANS,NARRATIVE,MATERIALS, COMMENTS OF REVIEWING AGENCIES,THE PLANNING DIVISION'S STAFF REPORT AND RECOMMENDATIONS FOR THE APPLICATION DESCRIBED IN FURTHER DETAIL IN THE STAFF REPORT. THE HEARINGS OFFICER HELD A PUBLIC HEARING ON APRIL 23, 2012 TO RECEIVE TESTIMONY REGARDING THIS APPLICATION. THIS DECISION HAS BEEN BASED ON THE FACTS, FINDINGS AND CONCLUSIONS CONTAINED WITHIN THIS FINAL ORDER. Request: > The City is requesting a conditional use permit to develop a new neighborhood park on a 3.06 acre parcel zoned residential. The proposed improvements include a playground, picnic area, picnic shelter, bathrooms, walking paths, lawn area, landscaping, a soft surface trail connecting 103rd 104th and 106th Avenues along the Murdock Street right-of-way, and quarter street improvements along 103rd Avenue. In addition, the applicant is requesting a special adjustment to the street improvement standards for a meandering sidewalk along SW 103rd Avenue and a sign permit for an entry sign. At the duly noticed public hearing on April 23, 2012 the Hearings Officer approved the Conditional Use,Adjustment and Sign,subject to conditions of approval. Zones: R-3.5: Low-Density Residential District. Applicable Review Criteria: Community Development Code Chapters 18.330, 18.360, 18.370, 18.390, 18.510, 18.705, 18.725, 18.740, 18.745, 18.755, 18.765, 18.780, 18.790,and 18.810. Action: > ❑ Approval as Requested © Approval Subject to Conditions ❑ Denial Notice: Notice was published in the newspaper and mailed to: © Owners of Record within the Required Distance B Affected Government Agencies © Interested Parties © The Applicants and Owners The adopted findings of fact and decision can be obtained from the Planning Division/Community Development Department at the City of Tigard Permit Center at City Hall. Final Decision: THIS DECISION IS FINAL ON APRL 30, 2011 AND BECOMES EFFECTIVE ON MAY 15,2011 UNLESS AN APPEAL IS FILED. Appeal: The decision of the Review Authority is final for purposes of appeal on the date that it is mailed. Any party with standing as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the notice of the decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard,Tigard,Oregon 97223. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON MAY 14, 2012. Questions: If you have any questions,please call the City of Tigard Planning Division at 503.639.4171. BEFORE THE LAND USE HEARINGS OFFICER FOR THE CITY OF TIGARD, OREGON Regarding an application by Steve Martin on behalf of the ) FINAL ORDER City of Tigard Parks Department for a conditional use permit ) to develop a new neighborhood park on a 3.06-acre parcel ) CUP2012-00001 at 10310 SW Canterbury Lane in the City of Tigard, Oregon ) (East Butte Park) A. SUMMARY 1. Steve Martin, City of Tigard Parks&Facilities Manager, filed the application on behalf of the City of Tigard Parks Department (the "applicant"). The applicant requests approval of a conditional use permit to develop a new neighborhood park on a 3.06-acre parcel located at 10310 SW Canterbury Lane in the City of Tigard; also known as Washington County Tax Assessor's Map 2S 111 BC,Tax Lot 02603. The proposed improvements include a playground, picnic area, picinic shelter, bathrooms, walking paths, lawn area, landscaping, a soft surface trail connecting 103rd, 104th and 106th Avenues along the Murdock Street right-of-way and half-street improvements along 103rd Avenue. The applicant also requests approval of a special adjustment to the street • improvements standards to allow a meandering sidewalk along 103rd Avenue and a sign permit for an entry sign. The site and surrounding properties to the north, south, east and northwest, are zoned R-3.5 (Low-Density Residential, 3.5 units/acre). Properties to the west are zoned R-12 (Medium-Density Residential, 12 units/acre). The northeast corner of the site, containing the John Tigard House, is also subject to historic overlay zoning. Additional basic facts about the site and surrounding land and applicable approval standards are provided in the Staff Report to the Hearings Officer dated April 13, 2012 (the " Staff Report"), incorporated herein by reference. 2. Tigard Hearings Officer Joe Turner(the "hearings officer") conducted a duly noticed public hearing to receive testimony and evidence in this matter. At the public hearing, City staff recommended conditional approval of the application. Representatives of the applicant and five members of the public testified in support of the application and with questions about the application. Other than service providers,no one else testified orally or in writing. Disputed issue in this case include: a. Whether the applicant is required to reduce the volume of runoff flowing onto adjacent properties; b. Whether the applicant is required to install speed humps on 103rd Avenue; and c. Whether the proposed development will encourage graffiti, vandalism, and other illegal activities in the area. This Final Order also addresses VAR2012-00001 and SGN2012-00006. F 3. The hearings officer concludes that the applicant sustained the burden of proof that the proposed development complies with the applicable approval criteria for a conditional use permit, adjustment and sign permit, based on the findings and conclusions included and incorporated herein and subject to conditions at the end of this final order. B.HEARING AND RECORD 1. The hearings officer received testimony at the public hearing about this application on April 23, 2012. All exhibits and records of testimony are filed with the Tigard Department of Community Development. At the beginning of the hearing,the hearings officer made the declaration required by ORS 197.763. The hearings officer disclaimed any ex parte contacts, bias or conflicts of interest. The following is a summary by the hearings officer of selected testimony offered at the public hearing in this matter. 2. City planner Gary Pagenstacher summarized the Staff Report. He noted that the site includes the unimproved Murdock Street right of way and the John Tigard House property. A conservation easement and a historic overlay zone protect the John Tigard House property. No structures are proposed on the John Tigard House property. Proposed improvements on the John Tigard House property are limited to a soft surface path and a sewer connection near the west boundary of the John Tigard House property. The applicant also requested approval of an adjustment to allow for a meandering sidewalk along the 103rd Avenue right-of-way. The meandering sidewalk will allow the applicant to limit the grade of the sidewalk and preserve additional trees on the site. 3. City engineer Gus Duenas noted that the applicant will construct half-street improvements along the site's 103rd Avenue right-of-way. The reference to, "quarter- street improvements"on page 1 of the Staff Report is a typographical error. He noted that the City has a procedure for reviewing the need for speed humps and a prioritized list for the installation of speed humps. He encouraged Ms. Nokes to contact the City regarding the possible need for speed humps on 103rd 4. Planner Steve Duh and City Parks & Facilities Manager Steve Martin testified for the applicant. a. Mr. Duh summarized the proposed development and responded to public testimony. He noted that no structures are proposed within the historic overlay area. The applicant will preserve the majority of the existing trees on the site. The applicant must remove 19 trees to accommodate the proposed restrooms and construction of half-street improvements on the site's 103rd Avenue frontage. The applicant will construct soft-surface pathways through the park, which will provide a formalized east- west connection through the site and create a safe access for students walking to the schools east of the site. He accepted the findings and conclusions in the Staff Report without objections. CUP2012-00001, VAR2012-00001 and SGN2012-00006 Hearings Officer Final Order (East Butte Park) Page 2 i. He opined that the proposed improvements to 103rd Avenue may alleviate some of the existing runoff problems noted by Ms. Nokes. The existing design of this street is "not optimal."Under existing conditions, stormwater flows north along the 103rd Avenue pavement. The applicant will construct half-street improvements along the site's 103rd Avenue frontage, which will provide better road crown to divert stormwater runoff to the sides of the road. The applicant will install stormwater facilities on the west side of the road to capture and dispose of the runoff. ii. The applicant will operate and maintain the park facilities to limit vandalism and other illegal activities. The restrooms will be locked at night. Park staff will clean the restrooms on a daily basis. The applicant will install low-level illumination near the restrooms to provide visual security. If conditions warrant, the City can install cameras to discourage vandalism. iii. He waived the applicant's right to hold the record open to submit a closing argument. b. Mr. Martin testified that the restrooms will be equipped with an automatic lock on a timer. The timer will be set to lock the restrooms when the park closes at dusk. Park staff attempt to remove any graffiti on the same day it appears. 5. Kathy Nokes testified that stormwater flowing down 103rd Avenue runs into her driveway under existing conditions. She expressed hope that the proposed development will alleviate that problem. She also expressed concerns with the volume and speed of traffic on 103rd Avenue under existing conditions. She argued that the City should install speed bumps on this street to control traffic speeds and discourage cut-through traffic. 6. Mary Feller, president of the Tigard Historic Association(the"Association"), testified on behalf of the Association. The Association owns and operates the John Tigard House, located in the northeast corner of the site. The Association is excited about the proposed development, especially the applicant's plans for restroom facilities. 7. Peggy Faber noted that the proposed park will provide recreational opportunities for children living in the surrounding neighborhood. 8. Holly Campbell-Polivka testified that she is"looking forward to"the completion of the proposed park. She has two small children who will use the proposed playground facilities. 9. Julie Smelter expressed concerns that the proposed improvements may attract unwanted activities, such as vandalism. She questioned how the applicant will deal with such problems if they occur, including enforcing the hours of use of the park and securing the restrooms. CUP2012-00001, VAR2012-00001 and SGN2012-00006 Hearings Officer Final Order (East Butte Park) Page 3 6. The hearings officer closed the public record at the end of the hearing and announced his intention to approve the applications subject to the recommended conditions of approval in the Staff Report. C. DISCUSSION 1. City staff provided basic facts about the site and its vicinity and existing and proposed uses in the Staff Report and recommended that the hearings officer approve the applications, subject to conditions of approval set out in the Staff Report. The applicant accepted the findings and recommended conditions, as amended, without exceptions. The hearings officer adopts the findings and conclusions in the Staff Report as his own except to the extent they are inconsistent with the findings and discussion in this final order. 2. As Mr. Duenas noted,the applicant will construct half-street improvements along the site's 103rd Avenue frontage. The reference to "quarter street improvements"on page 1 of the Staff Report is a typographical error. 3. The applicant is not required to resolve the flooding problem noted by Ms. Nokes. The applicant is not required remedy all perceived and existing deficiencies in the vicinity of a development. The Code only requires an applicant to mitigate impacts a development causes or to which it contributes significantly. However, construction of the proposed half-width improvements on 103rd Avenue will likely reduce, and will not exacerbate, the existing flooding problems. Under existing conditions, stormwater flows north on 103rd Avenue and into Ms.Nokes' driveway. The applicant will modify 103rd Avenue to direct stormwater to the sides of the road and into stormwater facilities that will collect,treat and dispose of stormwater runoff before it reaches properties to the north. 4. The applicant is not required to install speed humps on 103rd Avenue. As noted above, the applicant is not required to remedy existing problems. Speeding on this street is an existing problem. The proposed park will generate little, if any, additional vehicular traffic on this street. The minimal volume of traffic generated by the proposed park is not sufficient to require this applicant to install speed humps or other traffic calming measures. However the City can install speed bumps or other traffic control devices on this street if they are warranted based on actual conditions. The hearings officer encourages local residents to contact the City public works department to request a review of traffic conditions and the need for traffic calming measures on this street. 5. The proposed park may attract additional people to the immediate area, which may lead to an incremental increase the amount of litter, vandalism, and illegal activities. However the hearings officer finds that the applicant will reduce the potential for such activities through the design and operation of the park. The park will only be open to the public during daylight hours. The restrooms will be cleaned on a daily basis and locked at night. The applicant will install low-level security lighting to facilitate visual surveillance of the restroom building. The applicant will promptly correct any graffiti or other CUP2012-00001, VAR2012-00001 and SGN2012-00006 Hearings Officer Final Order (East Butte Park) Page 4 vandalism that may occur. If necessary, the applicant can undertake other measures to limit vandalism and other illegal activities that may occur. D. CONCLUSIONS Based on the findings and discussion provided or incorporated in this final order, the hearings officer concludes that the applicant sustained the burden of proof that the proposed conditional use permit, adjustment and sign permit, do or will comply with the applicable criteria of the Community Development Code, provided development that occurs after this decision complies with applicable local, state, and federal laws and with conditions of approval warranted to ensure such compliance occurs in fact. E. DECISION In recognition of the findings and conclusions contained herein, and incorporating the Staff Report and public testimony and exhibits received in this matter, the hearings officer hereby approves CUP2012-00001 (East Butte Park), subject to the following conditions of approval: CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY ONSITE IMPROVEMENTS, INCLUDING GRADING, EXCAVATION AND/OR FILL ACTIVITIES: To be reviewed and approved by the Development Services Division (Gary Pagenstecher, 503-718-2434 and Todd Prager, 503-718-2700): 1. Prior to site work, the applicant shall submit construction details of the proposed bike racks consistent with bicycle parking design requirements. 2. Prior to site work,the applicant shall position tree protection measures as directed by the project arborist. The applicant shall allow access by the City Arborist for the purpose of monitoring and inspection of the tree protection to verify that the tree protection measures are performing adequately. Failure to follow the plan, or maintain tree protection fencing in the designated locations shall be grounds for immediate suspension of work on the site until remediation measures and/or civil citations can be processed. 3. If work is required within an established tree protection zone,the project arborist shall prepare a proposal detailing the construction techniques to be employed and the likely impacts to the trees. The proposal shall be reviewed and approved by the City Arborist before proposed work can proceed within a tree protection zone. The City Arborist may require changes prior to approval. The project arborist shall be on site while work is occurring within the tree protection zone and submit a summary report certifying that the work occurred per the proposal and will not significantly impact the health and/or stability of the trees. CUP2012-00001, VAR2012-00001 and SGN2012-00006 Hearings Officer Final Order (East Butte Park) Page 5 4. The applicant shall have an on-going responsibility to ensure that the Project Arborist has submitted written reports to the City Arborist, at least once every two weeks, as the Project Arborist monitors the construction activities from initial tree protection zone(TPZ)fencing installation through the building construction phases. The reports shall evaluate the condition and location of the tree protection fencing, determine if any changes occurred to the TPZ, and if any part of the Tree Protection Plan has been violated. If the amount of TPZ was reduced, then the Project Arborist shall certify that the construction activities did not adversely impact the overall, long-term health and stability of the tree(s). If the reports are not submitted to the City Arborist at the scheduled intervals, and if it appears the TPZ's or the Tree Protection Plan are not being followed by the contractor or a sub-contractor, the city can stop work on the project until an inspection can be done by the City Arborist and the Project Arborist. Prior to final inspection, the applicant shall submit a final report by the Project Arborist certifying the health of protected trees and that the street trees were properly planted per the approved street tree plan. Tree protection measures may be removed and final inspection authorized upon review and approval by the City Arborist. 5. Prior to site work, the applicant shall include a note on the construction plans which states: "Exercise extreme caution during ground disturbing activities for the project and if any cultural material is discovered during construction activities, all work shall cease immediately until a professional archaeologist can assess the discovery." To be reviewed and approved by Development Engineering: 6. Prior to site work, dedicate 7 feet of property as right-of-way(ROW) along the east property frontage on SW 103rd Avenue to meet the local street standard of 27 feet from centerline of ROW. 7. Prior to site work,provide an 8-foot PUE (Public Utility Easement) parallel to and adjacent to the new east ROW line along SW 103rd Avenue to accommodate the undergrounding of overhead utilities along the property frontage. 8. Prior to site work,the construction plans for SW 103rd shall include the following: ® 16 feet of pavement from centerline of ROW ® concrete curb ® storm sewers and other underground utilities ® 5-foot concrete sidewalk with sections meandering to avoid grade changes. Maintain 2%cross-slopes throughout. Vertical slopes greater than 5% should be avoided. The maximum vertical slope is 8.33%. Slopes between 5% and 8.33%must have a landing when the rise exceeds 30 inches. ® 5-foot or greater planter exclusive of curb ® street trees spaced in accordance with City standards ® street signs, traffic control devices, and streetlights ® Other: 1. Tapers as needed to transition back to the existing street 2. 13-foot radii on all curb returns. 2. LIDA water quality treatment facilities in accordance with the approved plans. The street improvements on SW 103rd Avenue will be managed through the city's Capital Improvement Program process for construction of capital improvement projects. A PFI Permit will not be required for this project. CUP2012-00001, VAR2012-00001 and SGN2012-00006 Hearings Officer Final Order (East Butte Park) Page 6 9. Prior to site work, the applicant shall ensure compliance with Clean Water Services design and construction standards in the design and construction of the water quality treatment facilities on the project THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: To be reviewed and approved by Development Engineering: 10. Prior to the issuance of building permits, if the City Engineer deems a construction access and parking plan for the onsite construction phase is necessary, the applicant shall provide the plan for review and approval. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO A FINAL BUILDING INSPECTION. To be reviewed and approved by the Development Services Division (Gary Pagenstecher,503-718-2434 and Todd Prager, 503-718-2700): 11. Prior to a final building inspection, the applicant shall call for a final planning inspection to ensure the project was completed per the approved plan. To be reviewed and approved by Development Engineering: 12. Prior to a final building inspection,the applicant shall complete all the required public improvements (including undergrounding of utilities)and obtain conditional acceptance from the city. Place overhead utilities underground along the SW 103rd Avenue frontage. Any utility service to the site shall be installed underground as well. 13. Prior to a final building inspection, the applicant shall complete the installation of any underground service to the development. Connect to public sewer and pay the sewer reimbursement fee applicable at the time of connection. Connect to the existing water system in accordance with approved plans. Coordinate with the City of Tigard Water Division for this connection. 14. Prior to a final building inspection, the applicant shall record a 15-foot public storm drain easement on the property, 7.5 feet on each side of the centerline of the existing storm line. Provide a copy of the recorded easement to Development Engineering. 15. Prior to a final building inspection, the applicant shall provide Development Engineering with written confirmation from the professional engineer monitoring the work that the water quality facilities have been constructed and completed in conformance with Clean Water Services requirements and the approved plans. 16. Prior to a final building inspection, the applicant shall provide Development Engineering with one paper copy of the as-built drawings of the public improvements and electronic copies in DWG and PDF formats. CUP2012-00001, VAR2012-00001 and SGN2012-00006 Hearings Officer Final Order (East Butte Park) Page 7 THIS APPROVAL MUST BE IMPLEMENTED WITHIN 18 MONTHS FROM THE EFFECTIVE DATE OF THE HEARINGS OFFICER'S DECISION. DATED this3Qd of April 2012. a04..• Joe Turner, Esq., AICP City of Tigard Land Use Hearings Officer CUP2012-00001, VAR2012-00001 and SGN2012-00006 Hearings Officer Final Order (East Butte Park) Page 8 T VICINITY MAP b - ---- --- - CUP2012-00001 VAR2012-00001 i �., i SGN2012-00006 r G VIEW TER " EAST BUTTE _ .�. CC NEIGHBORHOOD PARK • + r 1 - 1€ r INEZ S1 '!t`''•"' Subject Site '� , n ss%. . ock . I CANTERBURY Li cT MURDOCK PC ".f", n'^• � r� :...,: MURDOC N { ' 1 L` ����0i .*iii • ?„;,..r: . 217 a F 1 1111AC c r �. .. 4 A. . . Ir, �' U DOCK ST rAP5MFAeOISKOKOrd r.4.044E4 MURDOCK ST IF .... .. ----"' i _: $ __,r. W• I --.7 .•; ,j+ `% '11; r - ,, t- I Information on this map is for general location t___.'' r..1 only and should be verified with the +;`• S •k• -r Q Development Services Division. DEL MONTE DR rr Yet = Approx.Scale 1:4,000-1 in=333 ft �"�-� �• ` �(, ..1 I - 8 Map printed at 01:45 PM on 24-Feb-12 T._J I:J 1 I.1 R 1 O it IS DERIVED FROM MULTIPLE SOURCES THE CITY OF TIGARD MAKES NO WARRANTY REPRESENTATION OR GUARANTEE AS TO THE ... - ^" � - CONTENT,ACCURACY TIMELINESS OR COMPLETENESS OF ANY OF THE DATA PROVIDED HEREIN.THE CITY OF TIGARD SHALL ASSUME NO I LIABILITY FOR ANY ERRORS.OMISSIONS,OR INACCURACIES IN THE INFORMATION PROVIDED REGARDLESS OF HOWCAUSED. LADY MARION DR City of Tigard Feet • I 13125 SW Hall Blvd () �� I i , j i TIGAR MAPS Tigard,03 639-4171 23 � ' ■ www.tigard-or.gov Tic,4IiD KEY NDTEB ; i 3 /TON IEOrt 2 r: PA ALARM AREA B 3 3 l SW CANTERBURY LN r•r, E.-D• 0 MOOSE SIDErALM.SEE CIVIL °3 - - - - - - -- -•"r^�-- -• ] wm OUP T A2( ` i iP s sECarnAMr MAC C OMA..SWAGS. P T 735"narldn-iN CITY OF TIGARD °"°`""`" =1 ;g E \ I sT11EET 01.T,SEE OYL F Approved \ Y— sTaa.ATEn wwm.sx c 1 q Conditionally Approved 0"NCRET"° !In i3 For only the work as described in: 1 �CONCRETE VI a.` To cDxaErt MAV.fa aYIE -._-- PERMIT NO. C +� P 2.0I Z -oaf - ; o p MRE,BETIVE AEA.TOO See Letter to: Follow 1 ) 4 •,; . Attach [ l i r ' /p o •� PLAN NOTE Job Address: t. ._ 0 COSMO MCCOMAS TREE TO ALAMO • ■I f 'M-�f�y v�t '�'�T OB EnsrWC >OrGEENN IMEE TO ROAM By: Date: H-3o-/2 ■■ g - 11 O(Avow LNCE To E EAN 1 ..Q� ® ,,; M O wAlf STRUT RMPROSOOTTS CINL■ C EO EXTSTMO 1RAMIOM i0 E Mf10D"rED EwOO OMB I ' , le �' t(1 ` RMB BG1®LLE I MOTE 0 I REM O WA. Mrt o HERITAGE 0 Oi PROMC iNL PARK PA `_� Q O `P j O MALT PICOTS/CU Y' TO,IIIKE RACK O ME-MN*SACtu[ 31..T01 d DOMq[rE SLAB �` ® mo• fY-,/. II O PE-YMMFACTWR[O I1p1MOpT .0.PAM DIM Sal y ;; O MI WOWED WAIT NOW.{W"E 3TM.TO YNTT.LED o T2 O I 1. . 1 ' O bs0 ir, _..s P" hP'FAQ'9t' • • EM _ �•. f_...._. I l e iz --- PA -- PA SW MURDOCK ST+ +'r SHEET TITLE MURDOCK ST EASEMENT EVE P" O ! ' DEVSPAHR O .. _. ------- �M •-- PLAN r /• OTECITED BY SAG MOM BY Co SPAT I /• L2.0 " D „ in O OM 211026000 CONDITIONAL USE PERMIT-FEBRUARY .... MEETING RECORDS " City of Tigard TIGARD Hearings Officer Agenda m , MEETING DATE: April 23, 2012, 7:00 p.m. MEETING LOCATION: City of Tigard —Town Hall, 13125 SW Hall Blvd., Tigard, OR 97223 STAFF REPORTS: Available to the public 7 days prior to the hearing date Assistive Listening Devices are available for persons with impaired hearing and should be scheduled for Hearings Officer meetings by noon on the Friday prior to the meeting. Please call 503-639-4171,ext. 2438 (voice) or 503-684-2772 (TDD - Telecommunications Devices for the Deaf). Upon request,the city will also endeavor to arrange for qualified sign language interpreters for persons with speech or hearing impairments;and qualified bilingual interpreters. Since these services must be scheduled with outside service providers,it is important to allow as much lead time as possible. To request such services,please notify the City of Tigard of your need(s) by 5:00 p.m. no less than one (1) week prior to the meeting date at the same phone numbers listed above so that we can make the appropriate arrangements. 1. CALL TO ORDER 2. PUBLIC HEARING 2.1 EAST BUTTE HERITAGE NEIGHBORHOOD PARK CONDITIONAL USE PERMIT (CUP)2012-00001 ADJUSTMENT (VAR) 2012-00001 SIGN PERMIT (SGN)2012-00006 REQUEST: The city is requesting a conditional use permit to develop a new neighborhood park on a 3.06 acre parcel zoned residential. The proposed improvements include a playground, picnic area, picnic shelter, bathrooms, walking paths,lawn area, landscaping,a soft surface trail connecting 103rd 104th and 106th Avenues along the Murdock Street right-of-way, and quarter street improvements along 103rd Avenue. In addition, the applicant is requesting a special adjustment to the street improvement standards for a meandering sidewalk along S\V 103rd Avenue and a sign permit for an entry sign. LOCATION: The property is located at 10310 S\V Canterbury Lane. The site is bounded by SW Canterbury on the north, SW 103rd Street on the east, and SW Murdock Street ROW on the south; Washington County Tax Assessor's Map 2S111BC,Tax Lot 02603. ZONE: R-3.5: The R-3.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 10,000 square feet. Duplexes are permitted conditionally. Some civic and institutional uses are also permitted conditionally. COMPREHENSIVE PLAN DESIGNATION: Low Density Residential APPLICABLE REVIEW CRITERIA: Community Development Code Chapters: 18.330 Conditional Use; 18.360 Site Development Review; 18.370, Variances and Adjustments; 18.390, Procedures; 18.510, Residential zZoning Districts; 18.705, Access Egress and Circulation; 18.725, Environmental Performance Standards; 18.740,-Historic Overlay; 18.745, Landscaping and Screening; 18.755, Mixed Solid Waste; 18.765, Off-Street Parking and Loading; 18.780, Signs; 18.790, ee Removal; 18.795, Visual Clearance; 18.810, Street and Utility Improvement Stancards. 3. OTHER BUSINESS 4. ADJOURNMENT HEARINGS OFFICER AGENDA —APRIL 23, 2012 City of Tigard I 13125 SW Hall Blvd.,Tigard, OR 97223 I 503-639-4171 I www.tigard-or.gov I Page 1 oft Agenda Item: 2.1 Hearing Date:April 23,2012 Time:7:00PM STAFF REPORT TO THE HEARINGS OFFICER FOR THE CITY OF TIGARD, OREGON TIGARD 120 DAYS = i h SECTION I. APPLICATION SUMMARY FILE NAME: EAST BUTTE HERITAGE NEIGHBORHOOD PARK CASE NOS: Conditional Use Permit (CUP) CUP2012-00001 Adjustment(VAR) VAR2012-00001 Sign (SGN) SGN2012-00006 APPLICANT/ Steve Martin APPLICANT'S Steven Duh OWNER: Parks&Facilities Manager REP: Conservation Technix City of Tigard Parks Division PO Box 12736 13125 SW Hall Blvd. Portland,OR 97212 Tigard, OR 97223 PROPOSAL: The City Parks Division is requesting a conditional use permit to develop a new neighborhood park on a 3.06 acre parcel zoned residential. The proposed improvements include a playground, picnic area, picnic shelter, bathrooms, walking paths, lawn area, landscaping, a soft surface trail connecting 103`d, 104th and 106th Avenues along the Murdock Street right-of-way, and quarter street improvements along 103rd Avenue. In addition, the applicant is requesting a special adjustment to the street improvement standards for a meandering sidewalk along SW 103rd Avenue and a sign permit for an entry sign. LOCATION: The property is located at 10310 SW Canterbury Lane. The site is bounded by SW Canterbury on the north, SW 103rd Street on the east, and SW Murdock Street ROW on the south; Washington County Tax Assessor's Map 2S111BC, Tax Lot 02603. ZONING: R-3.5: Low-Density Residential District. The R-3.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 10,000 square feet. Duplexes are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.330, 18.360, 18.370, 18.390, 18.510, 18.705, 18.725, 18.740, 18.745, 18.755, 18.765, 18.780, 18.790,and 18.810. SECTION II. STAFF RECOMMENDATION Staff recommends that the Hearings Officer find that the proposed Conditional Use, Special Adjustment, and Sign will not adversely affect the health, safety and welfare of the City and meets the applicable approval standards as outlined in Section VI of this report. Therefore, Staff recommends APPROVAL, subject to the following recommended Conditions of Approval: EAST BUTTE HERITAGE PARK PAGE 1 OF 23 CUP2012-00001 4/23/2012 PUBLIC HEARING STAFF REPORT TO THE HEARINGS OFFICER CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY ONSITE IMPROVEMENTS, INCLUDING GRADING, EXCAVATION AND/OR FILL ACTIVITIES: To be reviewed and approved by the Development Services Division (Gary Pagenstecher, 503-718- 2434 and Todd Prager, 503-718-2700): 1. Prior to site work, the applicant shall submit construction details of the proposed bike racks consistent with bicycle parking design requirements. 2. Prior to site work, the applicant shall position tree protection measures as directed by the project arborist. The applicant shall allow access by the City Arborist for the purpose of monitoring and inspection of the tree protection to verify that the tree protection measures are performing adequately. Failure to follow the plan, or maintain tree protection fencing in the designated locations shall be grounds for immediate suspension of work on the site until remediation measures and/or civil citations can be processed. 3. If work is required within an established tree protection zone, the project arborist shall prepare a proposal detailing the construction techniques to be employed and the likely impacts to the trees. The proposal shall be reviewed and approved by the City Arborist before proposed work can proceed within a tree protection zone. The City Arborist may require changes prior to approval. The project arborist shall be on site while work is occurring within the tree protection zone and submit a summary report certifying that the work occurred per the proposal and will not significantly impact the health and/or stability of the trees. 4. The applicant shall have an on-going responsibility to ensure that the Project Arborist has submitted written reports to the City Arborist, at least once every two weeks, as the Project Arborist monitors the construction activities from initial tree protection zone (TPZ) fencing installation through the building construction phases. The reports shall evaluate the condition and location of the tree protection fencing, determine if any changes occurred to the TPZ, and if any part of the Tree Protection Plan has been violated. If the amount of TPZ was reduced, then the Project Arborist shall certify that the construction activities did not adversely impact the overall, long-term health and stability of the tree(s). If the reports are not submitted to the City Arborist at the scheduled intervals, and if it appears the TPZ's or the Tree Protection Plan are not being followed by the contractor or a sub-contractor, the city can stop work on the project until an inspection can be done by the City Arborist and the Project Arborist. Prior to final inspection, the applicant shall submit a final report by the Project Arborist certifying the health of protected trees and that the street trees were properly planted per the approved street tree plan. Tree protection measures may be removed and final inspection authorized upon review and approval by the City Arborist. 5. Prior to site work, the applicant shall include a note on the construction plans which states: "Exercise extreme caution during ground disturbing activities for the project and if any cultural material is discovered during construction activities, all work shall cease immediately until a professional archaeologist can assess the discovery." To be reviewed and approved by Development Engineering: 6. Prior to site work,dedicate 7 feet of property as right-of-way (ROW)along the east property frontage on SW 103'd Avenue to meet the local street standard of 27 feet from centerline of ROW. 7. Prior to site work,provide an 8-foot PUE (Public Utility Easement) parallel to and adjacent to the new east ROW line along SW 103`d Avenue to accommodate the undergrounding of overhead utilities along the property frontage. 8. Prior to site work,the construction plans for SW 103'd shall include the following EAST BU TI'E HERITAGE PARK PAGE 2 OF 23 CUP2012-00001 4/23/2012 PUBLIC HEARING STAFF REPORT TO THE HEARINGS OFFICER Z 16 feet of pavement from centerline of ROW ® concrete curb ® storm sewers and other underground utilities ® 5-foot concrete sidewalk with sections meandering to avoid grade changes. Maintain 2% cross-slopes throughout. Vertical slopes greater than 5% should be avoided. The maximum vertical slope is 8.33%. Slopes between 5% and 8.33% must have a landing when the rise exceeds 30 inches. ® 5-foot or greater planter exclusive of curb ® street trees spaced in accordance with City standards ® street signs, traffic control devices, and streetlights ® Other: 1. Tapers as needed to transition back to the existing street 2. 13-foot radii on all curb returns. 2. LIDA water quality treatment facilities in accordance with the approved plans. The street improvements on SW 103`d Avenue will be managed through the city's Capital Improvement Program process for construction of capital improvement projects. A PFI Permit will not be required for this project. 9. Prior to site work, the applicant shall ensure compliance with Clean Water Services design and construction standards in the design and construction of the water quality treatment facilities on the project THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: To be reviewed and approved by Development Engineering: 10. Prior to the issuance of building permits if the City Engineer deems a construction access and parking plan for the onsite construction phase is necessary, the applicant shall provide the plan for review and approval. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO A FINAL BUILDING INSPECTION. To be reviewed and approved by the Development Services Division (Gary Pagenstecher, 503-718- 2434 and Todd Prager, 503-718-2700): 11. Prior to a final building inspection, the applicant shall call for a final planning inspection to ensure the project was completed per the approved plan. To be reviewed and approved by Development Engineering: 12. Prior to a final building inspection, the applicant shall complete all the required public improvements (including undergrounding of utilities) and obtain conditional acceptance from the city. Place overhead utilities underground along the SW 103rd Avenue frontage. Any utility service to the site shall be installed underground as well. 13. Prior to a final building inspection, the applicant shall complete the installation of any underground service to the development. Connect to public sewer and pay the sewer reimbursement fee applicable at the time of connection. Connect to the existing water system in accordance with approved plans. Coordinate with the City of Tigard Water Division for this connection. 14. Prior to a final building inspection, the applicant shall record a 15-foot public storm drain easement on the property, 7.5 feet on each side of the centerline of the existing storm line. Provide a copy of the recorded easement to Development Engineering. 15. Prior to a final building inspection, the applicant shall provide Development Engineering with EAST BUTTE HERITAGE PARK PAGE 3 OF 23 CUP2012-00001 4/23/2012 PUBLIC HEARING STAFF REPORT TO THE HEARINGS OFFICER written confirmation from the professional engineer monitoring the work that the water quality facilities have been constructed and completed in conformance with Clean Water Services requirements and the approved plans. 16. Prior to a final building inspection, the applicant shall provide Development Engineering with one paper copy of the as-built drawings of the public improvements and electronic copies in DWG and PDF formats. THIS APPROVAL MUST BE IMPLEMENTED WITHIN 18 MONTHS FROM THE EFFECTIVE DATE OF THE HEARINGS OFFICER'S DECISION. SECTION III. BACKGROUND INFORMATION Proposal: The City Parks Division is requesting a conditional use permit to develop a new neighborhood park on a 3.06 acre parcel zoned residential. The proposed improvements include a playground, picnic area, picnic shelter, bathrooms, walking paths, lawn area, landscaping, a soft surface trail connecting 103rd 104th and 106th Avenues along the Murdock Street right-of-way, and quarter street improvements along 103rd Avenue. In addition, the applicant is requesting a special adjustment to the street improvement standards for a meandering sidewalk along SW 103rd Avenue and a sign permit for an entry sign. Site History: The subject site had previously been jointly owned by the cities of Tigard, Durham and King City and the Tigard Water District. The portion of the property not used for water facilities was declared surplus in 2008, and the site was acquired by the City of Tigard in 2009 for development of a neighborhood park. A search of city records for previous land use reviews on the subject property found land use case file CU 5- 79, an approval to place the John Tigard House on the subject site; MIS 2008-00008, an approval for a lot line adjustment resulting in the present 3.06 acre property;and MIS2011-00002, an approval to construct a storage shed in the vicinity of the John Tigard House. Vicinity Information: The subject site is 3.06 acres and is bordered by SW 103'x, SW Murdock, and SW Canterbury. The property is located adjacent and to the east of the Tigard Water District two-tank storage facility. The property has an eastern aspect and slopes from 402 foot elevation on the west to 377 foot elevation on the east.The property includes a conservation easement on the northeast corner for the John F. Tigard House, which is listed on the National Historic Register and is protected by an historic district overlay zone.The property is otherwise zoned R-3.5, low density residential and is surrounded on three sides by the same zone. To the west the property abuts the R-12, medium density residential zone. One single family residence abuts the park on the north. Neighbor Comments: The applicant held a formal neighborhood meeting on November 10, 2011 with 18 neighbors in attendance. Neighbor concerns ranged from parking to park amenities and process. The city received a written comment from Jim Welsh who highlighted potential problems with parking and traffic in opposition to locating a city park at the subject site. RESPONSE: East Butte Heritage Park is already being used as a neighborhood park. East Butte was purchased as a park partly in response to neighbor concerns as to what future development might occur on the property. Each park is developed to meet different needs, and neighborhood parks are smaller parks designed for each neighborhood. When the city met with neighbors in 2009, there was a general consensus that the neighbors would like to see a low key park that met the needs of the neighbors, made it safer for kids walking through the property to school, and worked with the ohn Tigard House that sits on the property. The neighbors liked the trees (in fact they wanted more trees), and liked the open, quiet feel of the park. The city s goal with neighborhood parks is to benefit the neighborhood and not draw people and cars from outside the area. While the Tigard House activities will continue to draw people and cars from outside the area, the Tigard Historical Association - the group that maintains and runs the house, does have an agreement with the Presbyterian Church for parking for their functions. EAST BUTTE HERITAGE PARK PAGE 4 OF 23 CUP2012-00001 4/23/2012 PUBLIC HEARING STAFF REPORT TO THE HEARINGS OFFICER SECTION IV. REPORT MAKING PROCEDURES, PERMITS AND USE Use Classification Chapter 18.130 lists the Use Categories used in the Development Code. The proposed park is considered a Community Recreation use and is permitted as a conditional use in the R-3.5 zone. Summary of Land Use Permits and Decision-making Procedures Section 18.330.020.A states that a request for approval for a new conditional use shall be processed as a Type IIIA procedure, as regulated by Chapter 18.390.050, using approval criteria contained in Section 18:330.030A. Type IIIA procedures apply to quasi-judicial actions that predominantly apply discretionary approval criteria. Type IIIA actions are decided by the Hearings Officer with appeals being heard by the City Council. The applicant has requested a special adjustment to the street improvement standards. The Director may approve an adjustment per Section 18.370.020.0 by means of Type II procedure, as governed by Section 18.390.040. The applicant has requested a sign permit. Per 18.780.030.B, permits for new signs will be processed by means of Type I procedure as governed by Section 18.390.030. In cases where more than one review is requested, they may be reviewed simultaneously using the procedure providing the greatest level of notice and review, in this case, the Type IIIA procedure. SECTION V. SUMMARY OF APPLICABLE REGULATIONS Staff has reviewed the proposal for consistency with the following code sections. Findings for these code sections are in Section VI of this report. A. Zoning Districts 18.510— Residential Zones B. Applicable Development Code Standards 18.330 - Conditional Use 18.360 - Site Development Review 18.370 -Variances and Adjustments 18.705 -Access Egress and Circulation 18.725 - Environmental Performance Standards 18.740—Historic Overlay 18.745 - Landscaping and Screening 18.755 - Mixed Solid Waste and Recyclables Storage 18.765 - Off-Street Parking and Loading 18.780- Signs 18.790 - Tree Removal 18.810 - Street and Utility Improvement Standards C. Impact Study 18.390 SECTION VI. APPLICABLE REVIEW AND APPROVAL CRITERIA AND FINDINGS A. ZONING DISTRICTS Residential Zoning Districts (Chapter 18.510) Lists the descriptions of the residential Zoning Districts. The proposed site is zoned R-3.5 and R-3.5(PD). Table 18.510.2 includes development standards in residential zones related to lot size, width, coverage, and building setbacks, height, and landscape requirements. The table below compares the proposed dimensions with the applicable standards in the base zone and those standards for community recreation and park use. EAST BUTTE HERITAGE PARK PAGE 5 OF 23 CUP2012-00001 4/23/2012 PUBLIC HEARING STAFF REPORT TO THE HEARINGS OFFICER TABLE 18.510.2 DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES STANDARD R-3.5 Proposed Minimum Lot Size -Detached unit 10,000 sq.ft. 133,294 sq.ft. -Duplexes -Attached unit Average Minimum Lot Width -Detached unit lots 65 ft. 140 ft. -Duplex lots 90 ft. -Attached unit lots Maximum Lot Coverage - - Minimum Setbacks -Front yard 20 ft. 75 ft. -Side facing street on corner&through lots 20 ft. 120 ft. -Side yard 5 ft. 45 ft. -Rear yard 15 ft. 92 ft. -Side or rear yard abutting more restrictive zoning district -Distance between property line and front of garage 20 ft. NA Maximum Height 30 ft. 14 ft. Minimum Landscape Requirement - - FINDING: As shown in the applicant's submittal and in the comparative table above, the proposed development meets all of the applicable development standards of the underlying zoning district. B. APPLICABLE DEVELOPMENT CODE STANDARDS Conditional Use (Chapter 18.330) Purpose. The purpose of this chapter is to provide standards and procedures under which a conditional use may be permitted, enlarged or altered if the site is appropriate and if other appropriate conditions of approval can be met. There are certain uses which due to the nature of the impacts on surrounding land uses and public facilities require a case-by-case review and analysis. The applicant requests approval of a new park use on the subject site. The following standards in this chapter ensure the proposed development will not adversely impact surrounding uses and public facilities. 18.330.030.A Approval Standards The Hearings Officer shall approve, approve with conditions, or deny an application for a conditional use or to enlarge or alter a conditional use based on findings of fact with respect to each of the following criteria: The site size and dimensions provide adequate area for the needs of the proposed use; As described in the applicant's narrative, the 3.06-acre site is adequately sized to accommodate the proposed neighborhood park. While the City of Tigard does not maintain minimum park size criteria, neighborhood parks similar to those proposed are typically sited on properties ranging from 3 - 5 acres in size. This approval criterion is met. The impacts of the proposed use of the site can be accommodated considering size, shape, location, topography and natural features; EAST BUl 1 h HERITAGE PARK PAGE 6 OF 23 CUP2012-00001 4/23/2012 PUBLIC HEARING STAFF REPORT TO THE HEARINGS OFFICER techniques for consideration may include, but are not limited to the following: (1) Water quality facilities (for infiltration, retention, detention and/or treatment); (2 Pervious pavement; 3 Soil amendment; 4 Roof runoff controls; 5 Fencing to guide animals toward safe passageways; 6 Re-directed outdoor lighting to reduce spill-off into habitat areas; 7) Preservation of existing vegetative and canopy cover. According to the City of Tigard "Significant Habitat Areas Map," the subject site does not include any significant habitat areas. Surface water drainage patterns, identified per Section 18.810.100.A.3, are shown on the Existing Conditions Plan (Sheet C2.0). According to the City Development Review Engineer, the subject site does not have any upstream drainage flows that pass through the site. Except for the proposed five-foot concrete walkway along SW 103rd Avenue and the roofs for the picnic shelter and bathrooms, improvements are all pervious materials including gravel and woodchip surfaces. Stormwater will be allowed to sheet flow across the site. The proposed LIDA stormwater street-side swales are shown on the Plan/Profile plans (Sheets C2.1/2). The applicant proposes preservation of 95% of the trees on the site. This criterion is met. Additionally, ODF&W commented in their February 29, 2012 letter, that although they support the design overall, additional measures could be undertaken to enhance wildlife in the proposed park. The applicant should confer with ODF&W to discuss the additional suggested wildlife enhancement measures and consider incorporating any that may be appropriate. 090.A.10. Crime prevention and safety: a. Windows shall be located so that areas vulnerable to crime can be surveyed by the occupants; b. Interior laundry and service areas shall be located in a way that they can be observed by others; c. Mailboxes shall be located in lighted areas having vehicular or pedestrian traffic; d. The exterior lighting levels shall be selected and the angles shall be oriented towards areas vulnerable to crime; and e. Light fixtures shall be provided in areas having heavy pedestrian or vehicular traffic and in potentially dangerous areas such as parking lots, stairs, ramps and abrupt grade changes. Fixtures shall be placed at a height so that light patterns overlap at a height of seven feet which is sufficient to illuminate a person. The proposed development plans were submitted to the Tigard Police Department for review. The Department commented on the proposal and had no objections. Most of the crime and safety standards relate to residential uses and areas having heavy pedestrian and vehicular traffic. The proposed park use is restricted to daytime activity and lighting is not applicable in this case. However, the Site Development Plan (Sheet L2.0) does include street lighting on SW 103`d and a low level light at the bathrooms. This criterion is met. 090.A.11. Public transit: Provisions within the plan shall be included for providing for transit if the development proposal is adjacent to an existing or proposed transit route• the requirements for transit facilities shall g p p q be based on: the location of other transit facilities in the area; and the size and type of the proposal. The following facilities may be required after City and Tri-Met review: bus stop shelters; turnouts for buses; and connecting paths to the shelters. Tri-Met bus service is located approximately 2,000 feet from the subject site on SW Pacific Hwy. Therefore, this criterion is not applicable. Provision for the disabled: All facilities for the disabled shall be designed in accordance with the requirements set forth in ORS Chapter 447; Provisions for the disabled apply to required walkways within commercial, institutional, industrial and multi-family residential sites (Chapter 18.705) as well as for parking lots (Chapter 18.765.Proposed park facility improvements do not include these elements. However, Federal ADA design standards may apply to bathroom facilities and access ways and will be reviewed at the time of building permit issuance. FINDING: According the analysis above, all of the applicable site development review approval criteria EAST BUTTE HERITAGE PARK PAGE 9 OF 23 CUP2012-00001 4/23/2012 PUBLIC HEARING STAFF REPORT TO THE HEARINGS OFFICER are met. To ensure continued compliance, the following condition is imposed. CONDITION: Prior to site work, the applicant shall include a note on the construction plans which states: "Exercise extreme caution during ground disturbing activities for the project and if any cultural material is discovered during construction activities, all work shall cease immediately until a professional archaeologist can assess the discovery." Variances and Adjustments (Chapter 18.370) 18.370.020.C.11 Adjustments for street improvement requirements (Chapter 18.810). By means of a Type II procedure, as governed by Section 18.390.040, the Director shall approve, approve with conditions, or deny a request for an adjustment to the street improvement requirements, based on findings that the following criterion is satisfied: Strict application of the standards will result in an unacceptably adverse impact on existing development, on the proposed development, or on natural features such as wetlands, bodies of water, significant habitat areas, steep slopes or existing mature trees. In approving an adjustment to the standards, the Director shall determine that the potential adverse impacts exceed the public benefits of strict application of the standards. FINDING: The city's sidewalk design standards include a minimum 5-foot planter strip and vertical slopes less that 8.33%. The half-street improvements proposed by the applicant will provide a meandering sidewalk to avoid a relatively steep slope over 3 to 5 feet along the property frontage. The sidewalk will meander as needed along the eastern side of the property adjacent to 103`d Avenue. Strict application of the standards would result in an unacceptably adverse impact on existing mature trees adjacent to the right of way that would have to be removed to accommodate the standard sidewalk. The requested adjustment to the sidewalk standards meets this approval criterion because the potential adverse impacts exceed the public benefits of strict application of the standards. Access, Egress and Circulation (Chapter 18.705) The provisions of this chapter shall apply to all development including the construction of new structures, the remodeling of existing structures (see Section 18.360.050), and to a change of use which increases the on-site parking or loading requirements or which changes the access requirements. The applicant proposes a new park on the subject site. Therefore, the provisions of this chapter apply. No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The applicant submitted a Site Development Plan (Sheet L2.0-1), which shows the proposed pedestrian circulation. No streets or auto accessways are proposed. This standard is met. Required walkway location (18.705.030.F): On-site pedestrian walkways shall comply with the following standards: 1. Walkways shall extend from the ground floor entrances or from the ground floor landing of stairs, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways shall be constructed between new and existing developments and neighboring developments; The proposed park use is a civic use. The applicant's Site Development Plan (Sheet L2.0-1) shows walkway connections between two proposed structures, including a restroom and a picnic shelter, and to EAST BU 1"1'E HERITAGE PARK PAGE 10 OF 23 CUP2012-00001 4/23/2012 PUBLIC HEARING STAFF REPORT TO THE HEARINGS OFFICER surrounding street including SW Canterbury Ln, SW 103`d Avenue, SW 104`' Avenue, and SW Murdock Street. This standard is met. 4. Required walkways shall be paved with hard surfaced materials such as concrete, asphalt, stone, brick, other pervious paving surfaces, etc. Any pervious paving surface must be designed and maintained to remain well-drained. Walkways may be required to be lighted and/or signed as needed for safety purposes. Soft-surfaced public use pathways may be provided only if such pathways are provided in addition to required pathways. As described in the applicant's submittal, walkways will be constructed of concrete along SW 103`d Avenue and soft surface engineered wood fiber paths on the interior, each designed to drain. The park will be closed at dusk and therefore lighting is not provided on the interior. Streetlights are provided on 103`d Avenue and a low level light is provided on the restroom building exterior. This standard is met. FINDING: According the analysis above, all of the applicable access, egress and circulation standards have been met. Environmental Performance Standards (18.725) These standards require that federal and state environmental laws, rules and regulations be applied to development within the City of Tigard. Section 18.725.030 (Performance Standards) regulates: Noise,visible emissions,vibration and odors. Noise. For the purposes of noise regulation, the provisions of Sections 7.41.130 through 7.40.210 of the Tigard Municipal Code shall apply. Visible Emissions. Within the commercial zoning districts and the industrial park (IP) zoning district, there shall be no use, operation or activity which results in a stack or other point- source emission, other than an emission from space heating, or the emission of pure uncombined water (steam) which is visible from a property line. Department of Environmental Quality (DEQ) rules for visible emissions (340-21-015 and 340-28-070) apply. Vibration. No vibration other than that caused by highway vehicles, trains and aircraft is permitted in any given zoning district which is discernible without instruments at the property line of the use concerned. Odors. The emissions of odorous gases or other matter in such quantities as to be readily detectable at any p point beyond the property line of the use creating the odors is prohibited. DEQ rules for odors (340-028-090) ppl . Glare and heat. No direct or sky reflected glare, whether from floodlights or from high temperature processes such as combustion or welding, which is visible at the lot line shall be permitted, and; 1) there shall be no emission or transmission of heat or heated air which is discernible at the lot line of the source; and 2) these regulations shall not apply to signs or floodlights in parking areas or construction equipment at the time of construction or excavation work otherwise permitted by this title. Insects and rodents. All materials including wastes shall be stored and all grounds shall be maintained in a manner which will not attract or aid the propagation of insects or rodents or create a health hazard. FINDING: The proposed park use would not typically generate unacceptable levels of noise, visible emissions, vibrations, odors, glare, heat, or attract insects and rodents. To ensure compliance, any activities that would generate unacceptable adverse effects would be subject to the enforcement provisions of the Tigard Municipal Code. Historic Overlay (18.740) The purpose of this chapter is to: EAST BU1'1 E HERITAGE PARK PAGE 11 OF 23 CUP2012-00001 4/23/2012 PUBLIC HEARING STAFF REPORT TO THE HEARINGS OFFICER 1. Facilitate the protection, enhancement and perpetuation of such improvements and of such districts which represent or reflect elements of the City's cultural, social, economic, political and architectural history; 2. Enhance any registered historic or cultural areas designated in the City; 3. Stabilize and improve property values in such districts; 4. Strengthen the economy of the City; 5. Promote the use of historic districts and landmarks for the education, pleasure, energy conservation, housing, and public welfare of the City; and 6. Implement the applicable provisions of LCD Goal 5 and the City of Tigard Comprehensive Plan. The provisions of this chapter apply to: 1. The demolition of structures within an historic overlay zone area, as governed by Section 18.740.030; and 2. The exterior alteration or new construction within the historic overlay zone area, as governed by Section 18.740.030. FINDING: The majority of the proposed park improvements are located outside of the Historic Overlay district for the John F. Tigard House. However, a soft path is proposed along the western edge of the district just outside of the picket fence that connects the park with SW Canterbury. In addition, a sewer connection is proposed from a lateral north of the John Tigard House running around the house and south to the proposed restrooms in the park. These two improvements are not subject to the applicability criteria because they do not involve demolition or exterior alteration of structures within the historic overlay zone. Therefore, the standards of the chapter do not apply to the proposed park development. However, the park improvements will enhance of the adjacent historic district by providing nearby bathroom facilities for use by patrons and new opportunities to visit the John F. Tigard House for historic education and community recreation and pleasure for park users. Landscaping and Screening (18.745) Street Trees: Section 18.745.040 states that all development projects fronting on a public street or a private drive more than 100 feet in length shall be required to plant street trees in accordance with Section 18.745.040.0 Section 18.745.040.0 requires that street trees be spaced between 20 and 40 feet apart depending on the size classification of the tree at maturity (small,medium or large). The proposed Eastern Redbud trees along 103rd Avenue as shown on Sheet L3.0 of the submittal meet the street tree requirements. 18.745.050.A Buffering and Screening General provisions. 1. 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. The proposed park improvements would enhance the pedestrian experience with improved trails through the park and perimeter landscaping to provide enhanced separation from surrounding uses including the water district facility to the west and a residence to the north. The design and use of the proposed picnic shelter and bathrooms are of a scale that could not be considered to contribute to visual or noise pollution that would adversely affect the adjacent dwelling. No fences or hedges are proposed that would interfere with views from neighboring properties.This requirement is met. 2. Buffering and screening is required to reduce the impacts on adjacent uses which are of a different type in accordance with the matrices in this chapter (Tables 18.745.1 and 18.745.2). 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. EAST BUTTE HERITAGE PARK PAGE 12 OF 23 CUP2012-00001 4/23/2012 PUBLIC HEARING STAFF REPORT TO THE HEARINGS OFFICER The proposed park use is not identified in Table 18.745.1. Therefore the buffering and screening requirements do not apply. FINDING: Based on the analysis above, the applicable landscaping and screening standards are met. Mixed Solid Waste and Recyclables Storage (18.755): Chapter 18.755 requires that new construction incorporates functional and adequate space for on-site storage and efficient collection of mixed solid waste and source separated Recyclables prior to pick- up and removal by haulers. FINDING: The applicant's narrative states that four standard waste receptacles, three feet in height will be provided and distributed to the park's activity nodes including the picnic shelter and restroom. The containers are constructed of steel and are of a standard design used in other parks within the city. The containers will be accessible to city maintenance staff for collection. The mixed solid waste and recyclables storage standards apply to facilities subject to pick up by commercial haulers. Therefore, these standards do not apply to the proposed park use where City of Tigard Public Works provides the service. Off-Street Parking and Loading (18.765) Section 18.330.050.5.b for conditional uses includes the following parking standards for Community Recreation and Parks: There are no off-street parking requirements, except that five automobile parking spaces are required for a dog park or off-leash area with a fenced area of one acre or more, along with an approved parking plan for anticipated peak use periods. Off-site peak use or overspill parking shall require a signed agreement with the landowner providing the additional parking. Three automobile parking spaces are required for a dog park or off-leash area with a fenced area of less than one acre, along with an approved parking plan for anticipated peak use periods. Offsite peak use or overspill parking shall require a signed agreement with the landowner providing the additional parking. The proposed use is a neighborhood park which does not include a dog park. Therefore, no off-street parking is required. Bicycle Parking Location and Access: Section 18.765.050 states bicycle parking areas shall be provided at locations within 50 feet of primary entrances to structures; bicycle parking areas shall not be located within parking aisles, landscape areas or pedestrian ways; outdoor bicycle parking shall be visible from on-site buildings and/or the street. When the bicycle parking area is not visible from the street, directional signs shall be used to locate the parking area; and bicycle parking may be located inside a building on a floor which has an outdoor entrance open for use and floor location which does not require the bicyclist to use stairs to gain access to the space. Exceptions may be made to the latter requirement for parking on upper stories within a multi-story residential building. As shown in the Site Development Plan (Sheet L2.0) the location of the four proposed parking spaces would be visible from the street. This standard is met. Bicycle Parking Design Requirements: Section 18.765.050.C. The following design requirements apply to the installation of bicycle racks: The racks required for required bicycle parking spaces shall ensure that bicycles may be securely locked to them without undue inconvenience. Provision of bicycle lockers for long-term (employee) parking is encouraged but not required; bicycle racks must be securely anchored to the ground, wall or other structure; bicycle parking spaces shall be at least 21/2 feet by six feet long, and,when covered,with a vertical clearance of seven feet. An access aisle of at least five feet wide shall be provided and maintained beside or between each row of bicycle parking; each required bicycle parking space must be accessible without moving another bicycle; required bicycle parking spaces may not be rented or leased except where required motor vehicle parking is rented or leased. At-cost or deposit fees for bicycle parking are exempt from this requirement; and areas set aside for required bicycle parking must be clearly reserved for bicycle parking only. EAST BUTTE HERITAGE PARK PAGE 13 OF 23 CUP2012-00001 4/23/2012 PUBLIC HEARING STAFF REPORT TO THE HEARINGS OFFICER Outdoor bicycle parking facilities shall be surfaced with a hard surfaced material, i.e., pavers, asphalt, concrete or similar material. This surface must be designed to remain well drained. As shown in the Site Development Plan (Sheet L2.0) a gravel surface covers the area in the vicinity of the picnic shelter and picnic tables. The applicant has not provided a detail of the bike racks to demonstrate consistency with these design standards. Staff is unable to confirm that this standard is met. Therefore, the applicant shall provide construction details of the proposed bike racks consistent with bicycle parking design requirements prior to commencing any onsite improvements. Minimum Bicycle Parking Requirements: The total number of required bicycle parking spaces for each use is specified in Table 18.765.2 in Section 18.765.070.H. In no case shall there be less than two bicycle parking spaces. Single-family residences and duplexes are excluded from the bicycle parking requirements. The Director may reduce the number of required bicycle parking spaces by means of an adjustment to be reviewed through a Type II procedure, as governed by Section 18.390.040, using approval criteria contained in Section 18.370.020.C.5.e. Pursuant to Table 18.765.2, bicycle parking for parks is 0.3 spaces per 1,000 square feet, or a minimum of two spaces. The applicant proposes four bicycle parking spaces. This standard is met. FINDING: Based on the analysis above, the off-street parking standards have not been fully met. However,if the applicant complies with the conditions listed below, the standards can be met. CONDITION: The applicant shall provide construction details of the proposed bike racks consistent with bicycling parking design requirements prior to commencing any onsite improvements. Signs (18.780) 18.780.130.A.4 includes Zoning District Regulations for the R-3.5 zone and stipulates that for nonresidential uses, one illuminated or non-illuminated freestanding sign not exceeding six feet in height and 32 square feet in area per sign face for uses approved under the site development review or conditional use process will be permitted. FINDING: The subject zone is R-3.5 and the proposed use, Community Recreation/Park, is non- residential. As shown on Sheet L2.2, the applicant proposes a non-illuminated, wood, three- foot high freestanding sign eight square feet m size (2 feet by 4 feet). Therefore, the proposed sign meets the applicable sign regulations. Tree Removal (18.790) 18.790.030, Tree Plan Requirement A. Tree plan required. A tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, partition, site development review, planned development or conditional use is filed. Protection is preferred over removal wherever possible. A tree plan has been provided by the applicant, and contains all of the required elements. B. Plan requirements. The tree plan shall include the following: 1. Identification of the location, size and species of all existing trees including trees designated as significant by the city; The Tree Preservation and Removal Plans (Sheets L1.0 and L1.1) contain the required information. This requirement is met. 2. Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060D, in accordance EAST BUTTE HERITAGE PARK PAGE 14 OF 23 CUP2012-00001 4/23/2012 PUBLIC HEARING STAFF REPORT TO THE HEARINGS OFFICER with the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: a. Retention of less than 25% of existing trees over 12 inches in caliper requires a mitigation program in accordance with Section 18.790.060D of no net loss of trees; b. Retention of from 25% to 50% of existing trees over 12 inches in caliper requires that two-thirds of the trees to be removed be mitigated in accordance with Section 18.790.060D; c. Retention of from 50% to 75% of existing trees over 12 inches in caliper requires that 50 percent of the trees to be removed be mitigated in accordance with Section 18.790.060D; d. Retention of 75% or greater of existing trees over 12 inches in caliper requires no mitigation. As shown in the Tree Preservation and Removal Plans (Sheets L1.0 and L1.1), 95% of the existing trees over 12" diameter will be retained. Therefore, no mitigation is required. 3. Identification of all trees which are proposed to be removed; The Tree Preservation and Removal Plans (Sheets L1.0 and L1.1) contain the required information. A total of 19 trees are proposed for removal. Fourteen of these are Douglas firs located in areas scheduled for sidewalk improvements along 103'd and for restroom construction. This requirement is met. 4. A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. Details of tree protection are included in the February 16, 2012 arborist report and displayed on sheet L1.0 of the submittal. This requirement is met. FINDING: Based on the analysis above, the applicable Tree Removal requirements have been met. To ensure continued compliance with these requirements, the following conditions of approval are imposed. CONDITIONS: • The applicant shall position fencing as directed by the project arborist. The applicant shall allow access by the City Arborist for the purpose of monitoring and inspection of the tree protection to verify that the tree protection measures are performing adequately. Failure to follow the plan, or maintain tree protection fencing in the designated locations shall be grounds for immediate suspension of work on the site until remediation measures and/or civil citations can be processed. • If work is required within an established tree protection zone, the project arborist shall prepare a proposal detailing the construction techniques to be employed and the likely impacts to the trees. The proposal shall be reviewed and approved by the City Arborist before proposed work can proceed within a tree protection zone. The City Arborist may require changes prior to approval. The project arborist shall be on site while work is occurring within the tree protection zone and submit a summary report certifying that the work occurred per the proposal and will not significantly impact the health and/or stability of the trees. • The applicant shall have an on-going responsibility to ensure that the Project Arborist has submitted written reports to the City Arborist, at least once every two weeks, as the Project Arborist monitors the construction activities from initial tree protection zone (11'Z) fencing installation through the building construction phases. The reports shall EAST BUT1'E HERITAGE PARK PAGE 15 OF 23 CUP2012-00001 4/23/2012 PUBLIC HEARING STAFF REPORT TO THE HEARINGS OFFICER evaluate the condition and location of the tree protection fencing, determine if any changes occurred to the TPZ, and if any part of the Tree Protection Plan has been violated. If the amount of TPZ was reduced, then the Project Arborist shall certify that the construction activities did not adversely impact the overall, long-term health and stability of the tree(s). If the reports are not submitted to the City Arborist at the scheduled intervals, and if it appears the TPZ's or the Tree Protection Plan are not being followed by the contractor or a sub-contractor, the city can stop work on the project until an inspection can be done by the City Arborist and the Project Arborist. Prior to final inspection, the applicant shall submit a final report by the Project Arborist certifying the health of protected trees and that the street trees were properly planted per the approved street tree plan. Tree protection measures may be removed and final inspection authorized upon review and approval by the City Arborist. Visual Clearance Areas (18.795): Chapter 18.795 requires that a clear vision area shall be maintained on the corners of all property adjacent to intersecting right-of-ways or the intersection of a public street and a private driveway. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, or temporary or permanent obstruction exceeding three (3) feet in height. The code provides that obstructions that may be located in this area shall be visually clear between three (3) and eight (8) feet in height (trees may be placed within this area provided that all branches below eight (8) feet are removed). A visual clearance area is the triangular area formed by measuring a 30-foot distance along the street right-of- way (non-arterials) and the driveway, and then connecting these two (2),30-foot distance points with a straight line. FINDING: The proposed park improvements are not adjacent to intersecting right-of-ways. The corner of SW Canterbury and 103`d is occupied by the existing Tigard House, which is not included in the proposed development. The right-of-way of SW Murdock Street is unimproved at its intersection with SW 103`d and provides no access. Therefore, these standards do not apply to the proposed development. Street And Utility Improvements Standards (Chapter 18.810) Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.810.030E and Figure 18.810.1 require a three- lane collector to have right-of-way varying from 70 feet to 74 feet. Improvements required include sidewalks, bike lanes, underground utilities, street lighting, storm drainage, planter strips and street trees. 103`d Avenue is a local street in the Tigard Transportation System Plan. To meet the local street standards, sufficient right-of-way needs to be dedicated to provide 27 feet from centerline of right-of-way along the property frontage. Although ROW dedication and street improvements are not roughly proportional to the development proposed, the city has opted to dedicate the ROW on SW 103`d Avenue and construct half-street improvements on that street in accordance with city standards. ROW dedication and half-street improvements on SW Murdock Street would typically be required as part of a development. However,the city chooses not to pursue dedication or improvements on Murdock Street at this time. EAST BU TIE HERITAGE PARK PAGE 16 OF 23 CUP2012-00001 4/23/2012 PUBLIC HEARING STAFF REPORT TO THE HEARINGS OFFICER The project proposes to construct half-street improvements to meet city local street standards on the 103`' Avenue frontage as follows: /1 16 feet of pavement from centerline of ROW ►1 concrete curb ■ storm sewers and other underground utilities /1 5-foot concrete sidewalk with sections meandering to avoid grade changes. Maintain 2% cross- slopes throughout. Vertical slopes greater than 5% should be avoided. The maximum vertical slope is 8.33%. Slopes between 5% and 8.33% must have a landing when the rise exceeds 30 inches. 5-foot or greater planter exclusive of curb street trees spaced in accordance with City standards ■ street signs, traffic control devices,and streetlights ■ Other: 1. Tapers as needed to transition back to the existing street 2. 13-foot radii on all curb returns Future Street Plan and Extension of Streets: Section 18.810.030.F states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundaries of the proposed land division. This section also states that where it is necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed and a barricade shall be constructed at the end of the street. These street stubs to adjoining properties are not considered to be cul-de-sacs since they are intended to continue as through streets at such time as the adjoining property is developed. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer, the cost of which shall be included in the street construction cost. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub streets in excess of 150 feet in length. There are no future streets proposed through this development. A 2-foot dedication along SW Murdock Street is required to meet local street ROW standards. However, the city opts not to address SW Murdock at this time and that requirement is not proportional to the impact of the development. Street Alignment and Connections: Section 18.810.030.H.1 states that full street connections with spacing of no more than 530 feet between connections is required except where prevented by barriers such as topography, railroads, freeways, pre-existing developments, lease provisions, easements, covenants or other restrictions existing prior to May 1, 1995 which preclude street connections. A full street connection may also be exempted due to a regulated water feature if regulations would not permit construction. Section 18.810.030.H.2 states that all local, neighborhood routes and collector streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. Land is considered topographically constrained if the slope is greater than 15% for a distance of 250 feet or more. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. The extension of SW Murdock Street would be required if proportional to the impact of the proposed development. The impact is not proportional to the cost of extending Murdock Street. Hence, no requirements for SW Murdock will be included in the project. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, EAST BUTTE HERITAGE PARK PAGE 17 OF 23 CUP2012-00001 4/23/2012 PUBLIC HEARING STAFF REPORT TO THE HEARINGS OFFICER consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of-way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development or; • For blocks adjacent to arterial streets,limited access highways,major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. The existing block formed by SW 103rd Avenue, SW Murdock Street, SW Canterbury Street and SW 106th Avenue meets the block size requirement. However, Murdock Street does not fully extend to intersect with 103rd Avenue, but the ROW does exist for that future extension. The impact of the proposed development is not proportional to the cost of extending Murdock Street. As a result, the requirement to extend Murdock Street will not be imposed on this development project. Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. Bike and pedestrian connections would be provided with the future extension of SW Murdock Street. The extension of SW Murdock is not justified by the impact of the proposed development. The proposed development will provide a pedestrian walkway connection through the site from 103'd Avenue to the existing stub streets on SW Murdock and SW 104th. With the construction of these walkway connections, this requirement is met. Easements: Section 18.810.050 A storm drain easement is required to accommodate an existing storm drain line crossing the site. Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. Private streets and industrial streets shall have sidewalks on at least one side. The half-street improvements proposed by the applicant will provide a meandering sidewalk to avoid a relatively steep slope along the property frontage. The sidewalk will meander as needed along the eastern side of the property adjacent to 103rd Avenue. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Sewer service is required and is available to the site. A portion of this property is included in Sanitary Sewer Reimbursement District No. 50. The cost attributable to the property is $19, 213 if development and connection to sewer was made within 3 years after sewer was made available. Sewer connection is proposed with this development. The original reimbursement fee plus interest from the time sewer was available will be charged. The applicant will be required to pay the applicable fee upon connection to sewer. This requirement is met. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration EAST BUTTE HERITAGE PARK PAGE 18 OF 23 CUP2012-00001 4/23/2012 PUBLIC HEARING STAFF REPORT TO THE HEARINGS OFFICER of additional development within the area as projected by the Comprehensive Plan. The development will connect to an existing sewer lateral that was installed as part of Sanitary Sewer Reimbursement District No. 50. This requirement is not applicable. Storm Drainage: General Provisions: Section 18.810.100.A requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). The amount of storm runoff generated by new imperious areas on the site is minimal. Those flows will be directed to pervious areas on the site for disposal. The project plans indicate connection from the LIDA swales to the existing underground storm drainage system on SW 103`d. This requirement is met. In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. Storm water runoff will be disposed of onsite via sheet flow towards pervious areas. With that approach, storm water detention is not required. This requirement is met. Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that developments adjoining proposed bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or right-of-way. There are no proposed bikeways through the site, and pedestrian walkways will be provided onsite. There is no need for dedication of bike and pedestrian easements on the property. Utilities: Section 18.810.120 states that all utility lines, but. not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street EAST BU FIE HERITAGE PARK PAGE 19 OF 23 CUP2012-00001 4/23/2012 PUBLIC HEARING STAFF REPORT TO THE HEARINGS OFFICER • improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case-by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under- grounding. Undergrounding of utilities along the 103`d Avenue frontage is required. The project proposes to underground the existing overhead utilities with the half-street improvements on the 103' Avenue frontage. An 8-foot public utility easement (PUE) is required adjacent to the right-of-way to accommodate the undergrounding of utilities. This requirement is met with the dedication of the PUE and undergrounding of overhead of utilities within the PUE. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Fire and Life Safety: Tualatin Valley Fire and Rescue (TVF&R) is the service provider for fire and emergency services. The District should be contacted for information regarding the adequacy of circulation systems, the need for fire hydrants, or other questions related to fire protection. As indicated in the comments provided by John Wolf, TVF&R, in his March 12, 2012 email correspondence to Gary Pagenstecher,Associate Planner, the hydrant and access issues are met with the proposed development. Public Water System: Water service is available to the site. The City of Tigard is the water service provider in this area. The proposed development will connect to water. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. (For Private Facilities) To ensure compliance with Clean Water Services design and construction standards, the applicant shall employ the design engineer responsible for the design and specifications of the private water quality facility to perform construction and visual observation of the water quality facility for compliance with the design and specifications. These inspections shall be made at significant stages throughout the project and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Inspection Supervisor) with written confirmation that the water quality facility is in compliance with the design and specifications. (For privately maintained Stormwater Management Units) The proposed unit from Stormwater Management is acceptable, provided the property owner agrees to hire the manufacturer (or approved equal) to provide the required maintenance of the EAST BUl'1'E HERITAGE PARK PAGE 20 OF 23 CUP2012-00001 4/23/2012 PUBLIC HEARING STAFF REPORT TO THE HEARINGS OFFICER unit. Prior to a final building inspection,the applicant shall demonstrate that they have entered into a maintenance agreement with Stormwater Management, or another company that demonstrates they can meet the maintenance requirements of the manufacturer. Water quality treatment is required in accordance with current CWS standards for the expanded roadway on SW 103`d. The applicant proposes to provide water quality treatment using LIDA swales located within the ROW. The city will maintain the swales in the future. This requirement is met. Grading and Erosion Control: CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb one or more acre of land. An erosion control plan will be submitted with the site plans for the project. An erosion control plan will be submitted with the street improvement plans for review and approval. Site Permit Required: A site permit from the Building Division is required before any work begins on the site. An erosion control plan will be submitted as part of the application for the site permit. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard. An addressing fee in the amount of$50.00 per address shall be assessed. This fee shall be paid to the City prior to site permit. For multi-tenant buildings, one address number is assigned to the building and then all tenant spaces are given suite numbers. The City is responsible for assigning the main address and suite numbers. This information is needed so that building permits for tenant improvements can be adequately tracked in the City's permit tracking system. C—IMPACT STUDY SECTION 18.390.040.B.e requires that the applicant include an impact study. 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 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 of real property interest, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. An impact study in Section 3 (pages 3-1 to 3-5) of the submittal, addresses the system elements listed above. As shown in the applicant's .plan set and narrative, the applicant specifically concurs with the required real property right-of-way dedication for SW 103rd Avenue. ROUGH PROPORTIONALITY ANALYSIS The Transportation Development Tax (TDT) is a mitigation measure required for new development and will be paid at the time of building permits. Based on Washington County implementation figures for 2011/2012, TDTs are expected to recapture approximately 23.3 percent of the traffic impact of new development on the Collector and Arterial Street system. Based on a credit for the previous single family use, the proposed park EAST BUTTE HERITAGE PARK PAGE 21 OF 23 CUP2012-00001 4/23/2012 PUBLIC HEARING STAFF REPORT TO THE HEARINGS OFFICER use,and the minimal improvements proposed, the TDT due is zero. FINDING: The value of the public facility improvements to SW 103`d required under the Tigard Development code substantially exceeds the estimated full traffic impact of the proposed development. Therefore, the costs of the conditions imposed are not roughly proportional. However, as identified in the applicant's submittal, right-of-way and half street improvements for SW 103`d Avenue are proposed with this project. Therefore, the findings for section 18.810 and the conditions of approval require the applicant to dedicate and improve right-of-way to city standards. SECTION VII. OTHER STAFF COMMENTS The City of Tigard Arborist has reviewed the proposal and provided comment and recommended conditions of approval which are contained in the findings for the Landscaping and Screening, Tree Removal,and conditions of approval sections of this report. The City of Tigard Building Department reviewed the proposal and commented that building permits are required for the shelter and restroom, including plumbing and electrical. The proposal may require separate permits for site utilities if using different contractors. Structural engineering is required for shelter and restroom facilities. Although the building code does not require ADA related improvements, the project must still meet Federal ADA requirements. (Contact Mark VanDomelen, Building Official, 503- 718-2448) The City of Tigard Police Department reviewed the proposal and has no objections to it. The City of Tigard Development Engineering Division has reviewed the proposal and provided findings (attached) which are included in the Access, Egress and Circulation section and Street and Utility Improvements section of this report. Recommended conditions are included in the conditions of approval. SECTION VIII. AGENCY COMMENTS The Oregon Parks and Recreation Department, State Historic Preservation Office (SHPO), reviewed the proposal and commented that, although there have been no previous cultural resource surveys completed near the propose project areas, the area is generally perceived to have a high probability for possessing archaeological sites and/or buried human remains. SHPO recommends extreme caution during future ground disturbing activities. ORS 358.905 and ORS 97.740 protect archaeological sites and objects and human remains on state public and private lands in Oregon. If any cultural material is discovered during construction activities, all work should cease immediately until a professional archaeologist can assess the discovery. Questions can be directed to Dennis Griffin, State Archeologist (503-986-0674). Oregon Department of Fish and Wildlife reviewed the proposal and submitted a comment letter dated February 29, 2012 in support of the proposed park improvements including recommendations to further support wildlife habitat included preserving additional trees and snags and to restrict mowing in meadow areas outside the critical nesting period for migratory birds between .April 1" and July 15`h. Questions can be directed to Elizabeth Ruther, Habitat Conservation Biologist (503-621-3488). Clean Water Services (CWS) has reviewed the proposal and submitted a Sensitive Area and Pre- Screening Site Assessment stating that the project will not significantly impact the existing or potentially sensitive areas found near the site. In addition, CWS provided a comment letter dated March 5, 2012, requiring a sewer and storm water connection permit prior to any work on site. This requirement is ensured through conditions of approval in this Conditional Use permit. Portland General Electric (PGE) reviewed the proposal and requested the applicant contact PGE before construction to coordinate undergrounding with PGE, Frontier and Comcast providers. Comments included a detailed Field View Map which is available in the land use file. Questions can be directed to Ralph N. Reisbeck, Service and Design Project Manager Wilsonville Live Crew Center, (503-570-4409). EAST BUTTE HERITAGE PARK PAGE 22 OF 23 CUP2012-00001 4/23/2012 PUBLIC HEARING STAFF REPORT TO THE HEARINGS OFFICER Tualatin Valley Fire and Rescue (TVF&R) reviewed the proposal and provided the following qualifying email (3-12-2012) and comment letter from John Wolff, Deputy Fire Marshal II: Thank you for the opportunity to review the proposed site plan surrounding the above named development project. Tualatin Valley Fire &Rescue endorses this proposal. I have attached my comments surrounding the East Butte Heritage Neighborhood Park Project CUP 2012-00001 for the record (in land use file). I had responded to this in the early stages to Steve Duh during the initial application process. My comments from that review dated 12-19-2011 are attached and still apply. Our only concerns were fire hydrant locations and fire department access. Steve e-mailed me back and confirmed that the minimum hydrant requirements have been satisfied. I determined that the minimum access requirements have been met as well. Attachments Exhibit A: Development Review Engineering Comments,March 28,2012 Exhibit B: Vicinity Map Exhibit C: Site Plan PREPARED BY , ary agenstecher DATE Assoc ate Planner 4- - M���� v/3/z REVIEWED Y: Tom McGuire DATE Principal Planner EAST BUTTE HERITAGE PARK PAGE 23 OF 23 CUP2012-00001 4/23/2012 PUBLIC HEARING STAFF REPORT TO THE HEARINGS OFFICER Exhibit A MEMORANDUM CITY OF TIGARD, OREGON DATE: March 28, 2012 TO: Gary Pagenstacher, Associate Planner FROM: Gus Duenas, Development Engineer RE: CUP2012-00001 East Butte Heritage Park Access Management (Section 18.705.030.H) Section 18.705.030.H.1 states that an access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the City and AASHTO. There is no vehicular access to the site. This requirement dots not apply. Section 18.705.030.H.2 states that driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far from the intersection as possible. Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. The minimum spacing of local streets along a local street shall be 125 feet. There are no driveways proposed into the site. These sections do not apply. Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: ENGINEERING COMMENTS CUP2012-00001 East Butte Heritage Park PAGE 1 Future Street Plan and Extension of Streets: Section 18.810.030.F states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundaries of the proposed land division. This section also states that where it is necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed and a barricade shall be constructed at the end of the street. These street stubs to adjoining properties are not considered to be cul-de-sacs since they are intended to continue as through streets at such time as the adjoining property is developed. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer, the cost of which shall be included in the street construction cost. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub streets in excess of 150 feet in length. There are no future streets proposed through this development. A 2-foot dedication along SW Murdock Street is required to meet local street ROW standards. However, the city opts not to address SW Murdock at this time and that requirement is not proportional to the impact of the development. Street Alignment and Connections: Section 18.810.030.H.1 states that full street connections with spacing of no more than 530 feet between connections is required except where prevented by barriers such as topography, railroads, freeways, pre-existing developments, lease provisions, easements, covenants or other restrictions existing prior to May 1, 1995 which preclude street connections. A full street connection may also be exempted due to a regulated water feature if regulations would not permit construction. Section 18.810.030.H.2 states that all local, neighborhood routes and collector streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. Land is considered topographically constrained if the slope is greater than 15% for a distance of 250 feet or more. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. The extension of SW Murdock Street would be required if proportional to the impact of the proposed development. The impact is not proportional to the cost of extending Murdock Street. Hence,no requirements for SW Murdock will be included in the project. ENGINEERING COMMENTS CUP2012-00001 East Butte Heritage Park PAGE 3 Private Streets: Section 18.810.030.T states that design standards for private streets shall be established by the City Engineer. The City shall require legal assurances for the continued maintenance of private streets, such as a recorded maintenance agreement. Private streets serving more than six dwelling units are permitted only within planned developments, mobile home parks, and multi-family residential developments. N/A Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of- way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development or; • For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. The existing block formed by SW 103rd Avenue, SW Murdock Street, SW Canterbury Street and SW 106h Avenue meets the block size requirement. However, Murdock Street does not fully extend to intersect with 103`d Avenue, but the ROW does exist for that future extension. The impact of the proposed development is not proportional to the cost of extending Murdock Street. As a result, the requirement to extend Murdock Street will not be imposed on this development project. Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. Bike and pedestrian connections would be provided with the future extension of SW Murdock Street. The extension of SW Murdock is not justified by the impact of the proposed development. The proposed development will provide a pedestrian walkway connection through the site from 103`d Avenue to the existing stub streets on SW Murdock and SW 104`h. With the construction of these walkway connections, this requirement is met. ENGINEERING COMMENTS CUP2012-00001 East Butte Heritage Park PAGE 5 available. Sewer connection is proposed with this development. The original reimbursement fee plus interest from the time sewer was available will be charged. The applicant will be required to pay the applicable fee upon connection to sewer. This requirement is met. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. The development will connect to an existing sewer lateral that was installed as part of Sanitary Sewer Reimbursement District No. 50.This requirement is not applicable. Storm Drainage: General Provisions: Section 18.810.100.A requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). The amount of storm runoff generated by new imperious areas on the site is minimal.Those flows will be directed to pervious areas on the site for disposal. The project plans indicate connection from the LIDA swales to the existing underground storm drainage system on SW 103`d. This requirement is met. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). N/A In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute ENGINEERING COMMENTS CUP2012-00001 East Butte Heritage Park PAGE 7 authority determines that the cost and technical difficulty of under- grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case- by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under- grounding. Undergrounding of utilities along the 103`d Avenue frontage is required. The project proposes to underground the existing overhead utilities with the half-street improvements on the 103rd Avenue frontage. An 8-foot public utility easement (PUE) is required adjacent to the right-of-way to accommodate the undergrounding of utilities. This requirement is met with the dedication of the PUE and undergrounding of overhead of utilities within the PUE. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Fire and Life Safety: Tualatin Valley Fire and Rescue (TVF&R) is the service provider for fire and emergency services. The District should be contacted for information regarding the adequacy of circulation systems, the need for fire hydrants, or other questions related to fire protection. Public Water System: Water service is available to the site. The City of Tigard is the water service provider in this area. The proposed development will connect to water. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. (For Private Facilities) To ensure compliance with Clean Water Services design and construction standards, the applicant shall employ the design engineer responsible for ENGINEERING COMMENTS CUP2012-00001 East Butte Heritage Park PAGE 9 The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard. An addressing fee in the amount of $50.00 per address shall be assessed. This fee shall be paid to the City prior to site permit. For multi-tenant buildings, one address number is assigned to the building and then all tenant spaces are given suite numbers. The City is responsible for assigning the main address and suite numbers. This information is needed so that building permits for tenant improvements can be adequately tracked in the City's permit tracking system. Recommendations: THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCEMENT OF ANY WORK ON SITE: • The street improvements on SW 103'd Avenue will be managed through the city's Capital Improvement Program process for construction of capital improvement projects.A PFI Permit would not be required for this project. • Dedicate 7 feet of property as right-of-way (ROW) along the east property frontage on SW 103rd Avenue to meet the local street standard of 27 feet from centerline of ROW. • Provide an 8-foot PUE (Public Utility Easement)parallel to and adjacent to the new east ROW line along SW 103`d Avenue to accommodate the undergrounding of overhead utilities along the property frontage. • The construction plans for SW 103`d shall include the following: ® 16 feet of pavement from centerline of ROW ® concrete curb ® storm sewers and other underground utilities ® 5-foot concrete sidewalk with sections meandering to avoid grade changes. Maintain 2% cross-slopes throughout. Vertical slopes greater than 5% should be avoided. The maximum vertical slope is 8.33%. Slopes between 5% and 8.33%must have a landing when the rise exceeds 30 inches. ® 5-foot or greater planter exclusive of curb ® street trees spaced in accordance with City standards ® street signs,traffic control devices,and streetlights ® Other: 1. Tapers as needed to transition back to the existing street 2. 13- foot radii on all curb returns. 2. LIDA water quality treatment facilities in accordance with the approved plans. ENGINEERING COMMENTS CUP2012-00001 East Butte Heritage Park PAGE 11 • Prior to a final building inspection, the applicant shall provide the Development Engineer with one paper copy of the as-built drawings of the public improvements and electronic copies in DWG and PDF formats. ENGINEERING COMMENTS CUP2012-00001 East Butte Heritage Park PAGE 13 //7 -- VICINITY MAP Fr i' , . = '� =..:7, —_i CUP2012-00001 VAR2012-00001 .,.I SGN2012-00006 it>c--' _ - a EAST BUTTE VIEW TER i NEIGHBORHOOD PARK t ,,.,n;, I I N E Z ST Subject Site f CANTERBURY tJ ■• I ��f Q •* ••► A• u . o• 71 MURDOCK ST `°'�."�1 MA . I;:. f- 8 Information on this map is for general location only and should be verified with the VDevelopment Services Division. l'! t MONTE DR Approx.Scale 14,000-1 in=333 ft I- - Map panted at 01:45 PM on 24-Feb-12 O DATA IS DERIVED FROM MULTIPLE SOURCES.THE CRY OF TIGARD MAKES NO WARRANTY,REPRESENTATION DR GUARANTEE AS TO THE ___— _ _- CONTENT,ACCURACY,TIMELINESS OR COMPLETENESS OF ANY OF THE DATA PROVIDED HEREIN.THE CITY OF TIGARD SHALL ASSUME NO r� LIABILITY FOR ANY ERRORS.OMISSIONS,OR INACCURACIES IN THE I I INFORMATION PROVIDED REGARDLESS OF HOW CAUSED. x City of Tigard CT LADY MARION DR D 13125 it SW Hall Blvd ill .74 Feet TIGaR me, Tigard,OR 97223 I • CD c 500 M 503639-4171 www.tigardor.gov itc,AR1) 0 I KEY ND7� YDrz ,M 7'''' PA Pt TIM1C FA SW CANTERBURY LN r-r r-r OWT CTxrz A scan.. coon + orevo -- +L ' •-� IMO OUP TAO. W —^' — SECONDARY TRAIL O GRAVEL SWFAGNO C °MrM I O PICW MA O STN.,LION,.f,A GK CY ;' T 5 y O STOPYY A TUI VARIER. CIVIL R£ , n: 'o OPLAroO ND G E�y 0 CONCRETE srAw.A CM 71. c b r a `- IOO COYGER RAM,A GK ..__--.—._- '` ` +r�, tO1 WTGNETITE MfA MO �" omm..i; r O °���� PLAN 1011511- _ 01 0 0 !d mom OCIW DECIDUOUS Q!O 11171A IR A f '-%~- y 1 O CASING.1.011E01 TIF TD IEA ,I 0 C0/511114 MICE TO REPAIR SIIAS V II © r IU OIxl SIA1 I ROLUOI&A GM ■y V; O EESTINO 1MY00 TO r PAELOCIITE0 WINO COM Ih I - ID . SIE PtN�110/OE I Ir 1. I'.• O IMP mow a• I 1 ta._ 'Q �1 EAST BUTTE I Q nollc rEwE hEFITAGE M 0 O 0 'Q most WWT*GE PAM o p I �O i �\ eI ') -- .N�0 `Q PRE-wwsACTUPm snEa w cowmen sus - i 0-�'�- *-- - -o?-!r-'-- 'O ME-EwLLSACru o ammo I • -- -- I t O IAM[MIRY 9DII 3' Q CALL YGIRrED uora mom.Lwow Yrat 10 Mtt.LED O P.� O . c r A ,. r-. O Ti ,� M O I. i • PA e� O F I1 REVISIENS • 1 - �I , .►'r ';'I..• • 1■ SW ST oa I ���y�C�r,KI�p�EASEMENT .. I _ I .. - sium lNA*YI 511EEI llrlC y, _ DEVELOPMENT -- ►'I. r_rrr-r. _.� PLAN r .. / / oCREAM D TN GIm Et NW am / L2.0 _. /, 0 IS f0 (0 -qU AY ISO- CONDITIONAL USE PERMIT-FEBRUARY 16,2012 - -_ REQUEST FOR COMMENTS Gary Pagenstecher From: Steve Martin Sent: Thursday, April 12, 2012 10:34 AM To: Gary Pagenstecher Cc: Steve Martin Subject: FW: East Butte Heritage Park Hi Gary, Attached is the email from Mr. Welsh—before the neighborhood meeting, and my reply. Thanks, Steve Steve Martin Parks and Facilities Manager City of Tigard 13125 SW Hall Blvd. Tigard, OR 97223 503-718-2583 steve @tigard-or.gov From: Steve Martin Sent: Thursday, November 10, 2011 9:13 AM To: 'Jim Welsh'; Dennis Koellermeier; Brian Rager; Kim McMillan; Mike McCarthy; Rob Murchison Subject: RE: East Butte Heritage Park Hi Jim, Thank you for your input on East Butte Heritage Park. It needs to be pointed out that East Butte Heritage Park is already used as a neighborhood park. East Butte was purchased as a park partly in response to neighbor concerns as to what future development might occur on the property. Each park is developed to meet different needs, and neighborhood parks are smaller parks designed for each neighborhood. The amenities developed in each park vary widely from a very few features such as soft trails and benches to a lot. For instance, the property next to the Library you mentioned in your email is part of Fanno Creek Park and is already "developed" as it was designed. The meeting on November 10, 2011 is to talk to neighbors on how East Butte Heritage Park should be improved and maintained. When we met with neighbors in 2009, there was a general consensus that the neighbors would like to see a low key park that met the needs of the neighbors, made it safer for kids walking through the property to school, and worked with the John Tigard House that sits on the property. The neighbors liked the trees (in fact they wanted more trees), and liked the open, quiet feel of the park. Our goal with neighborhood parks is to benefit the neighborhood and not draw people and cars from outside the area, and I think our preliminary plans for the park meet that goal. While the Tigard House activities will continue to draw people and cars from outside the area, the Tigard Historical Association - the group that maintains and runs the house, does have an agreement with the Presbyterian Church for parking for their functions. 1 From your email it is obvious tha,you would like to see very little develot_.lent in the park, and we will note your concerns. I will also see that your comments on 103rd and Canterbury are passed along to the City staff that deal with traffic engineering. If you have any other questions or concerns, please feel free to contact me. Thank you, Steve Steve Martin Parks and Facilities Manager City of Tigard 13125 SW Hall Blvd. Tigard, OR 97223 503-718-2583 steve@tigard-or.gov From: Jim Welsh Lmailto:jimwelsh69©yahoo.comj Sent: Wednesday, November 09, 2011 6:39 PM To: Steve Martin; Dennis Koellermeier; Brian Rager; Kim McMillan; Mike McCarthy; Rob Murchison Subject: East Butte Heritage Park • I will not be able to make the neighborhood meeting, currently planned for November 10, 2011. This is regards to the proposed East Butte Heritage Park, located on the corner of Canterbury Lane and 103rd Street in Tigard. Let me just say that a park at this location is not in the best interest of Tigard and the residents in the area. Putting a park in this area would be like pounding a square peg into a round hole - it will fit, but there will always be problems with the it. This area already has had problems with 'taggers', and a park here would cause it to become a'tagger'magnet. There is inadequate parking in the area, I do not think that the Calvin church would allow their parking lot to be used as a public parking area. Traffic control in the area is lacking or non- exsistent. 103rd and Canterbury Lane is like a speedway in the evening during the commute, as people try and beat the stop light at Mcdonald and Hwy 99. I'm surprised that there has been no accidents or injuries. You would either have to add a 4way stop,or in this case, a 3way stop and or a traffic signal. Why this area was chosen is beyond me, as the negatives far outweigh the positives. Tigard had the perfect chance to make a park at the site of the former Christian Science? nursing home on SW Canterbury Lane behind the Canterbury Animal Hospital. This 16 acre site would have made the ideal park/greenspace, with minimal construction. As it was, Tigard let this area slip through its fingers, and instead let a high density housing development build there. A 16 acre greenspace - gone. One very good location for a new park is next to the Tigard City Library. This area already has the necessary facilities to support a park, not to mention it would be close to the police department. And I'm sure that Tigard does not want to experience an 'occupy' situation where the demonstrators completely destroyed 2 parks in downtown Portland. Please reconsider this, and do not let this area be destroyed just so a park can be built. As it stands now, this area is just fine like it is, no need to mess it up. Thank you, Jim welsh jimwelsh69@,yahoo.com 2 It,� 'I t uregon Parxs artnt State Historic Preservation Office 5/ John A.Kitzhaber,MD,Governor 725 Summer St NE,Ste C Salem,OR 97301-1266 (503)986-0671 April 2, 2012 Fax(503)986-0793 www.oregonheritage.org Mr.Gary Pagenstecher City of Tigard Planning Div i1r: H!STORY 13125 SW Hall Blvd !STOry Tigard,OR 97223 RE: SHPO Case No. 12-0450 East Butte Neighborhood Park Proj CUP 2012-00001 FOE/development of park Tigard Comm Dev/City of Tigard 10310 SW Canterbury Ln(2S 1W 11 BC),Tigard, Clackamas County Dear Mr.Pagenstecher: Our office recently received a request to review the proposal for the project referenced above. In checking our statewide cultural resource database,I find that there have been no previous cultural resource surveys completed near the proposed project area. However,the project area lies within an area generally perceived to have a high probability for possessing archaeological sites and/or buried human remains. While not having sufficient knowledge to predict the likelihood of cultural resources being within your project area, extreme caution is recommended during future ground disturbing activities. ORS 358.905 and ORS 97.740 protect archaeological sites and objects and human remains on state public and private lands in Oregon. If any cultural material is discovered during construction activities,all work should cease immediately until a professional archaeologist can assess the discovery. If your project has a federal nexus (i.e.,federal funding, permitting,or oversight)please coordinate with your federal agency representative to ensure that you are in compliance with Section 106 of the NHPA. If you have any questions about my comments or would like additional information, please feel free to contact our office at your convenience. In order to help us track your project accurately, please be sure to reference the SHPO case number above in all correspondence. Sincerely, Dennis Griffi ,Ph.D.,RPA State Archaeologist (503)986-0674 dennis.griffin @state.or.us 1 • 41 ■ City of Tigard T G A R n REQUEST FOR COMMENTS DATE: February 27,2012 TO: PER ATTACHED FROM: City of Tigard Planning Division STAFF CONTACT: Gary Pagenstecher,Associate Planner Phone: (503) 718-2434 Fax: (503) 718-2748 Email:garyp(a),tigard-or.gov CONDITIONAL USE PERMIT (CUP) 2012-00001/ ADJUSTMENT (VAR) 2012-00001/SIGN (SGN) 2012-00006 - EAST BUTTE HERITAGE NEIGHBORHOOD PARK - REQUEST: The City is requesting a conditional use permit to develop a new neighborhood park on a 3.06 acre parcel zoned residential. The proposed improvements include a playground, picnic area, picnic shelter, walking paths, lawn area, landscaping, a soft surface trail connecting 103rd 104th and 106th Avenues along the Murdock Street right-of-way, and quarter street improvements along 103rd Avenue. In addition, the applicant is requesting a special adjustment to the street improvement standards for a meandering sidewalk along SW 103rd Avenue and a sign permit for an entry sign. LOCATION: The property is located at 10310 SW Canterbury Lane. The site is bounded by SW Canterbury on the north,SW 103rd Street on the east,and SW Murdock Street ROW on the south;Washington County Tax Assessor's Map 2S111BC,Tax Lot 02603. ZONE: R-3.5: The R-3.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 10,000 square feet. Duplexes are permitted conditionally. Some civic and institutional uses are also permitted conditionally. COMPREHENSIVE PLAN DESIGNATION: Low Density Residential.. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters: 18.330, Conditional Use; 18.360, Site Development Review; 18.370,Variances and Adjustments; 18.390,Procedures; 18.510, Residential Zoning Districts; 18.705,Access Egress and Circulation; 18.725, Environmental Performance Standards; 18.740, Historic Overlay; 18.745, Landscaping and Screening; 18.755, Mixed Solid Waste; 18.765, Off-Street Parking and Loading; 18.780, Signs; 18.790, Tree Removal; 18.795, Visual Clearance; 18.810, Street and Utility Improvement Standards. Attached are the Site Plan,Vicinity Map and Applicant's Statement/Plans for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: MONDAY MARCH 12,2012. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date,please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions,contact the Tigard Planning Division, 13125 SW Hall Boulevard,Tigard,OR 97223. ��467,5- 9/ PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: �� Vitiev.mue Li MS We have reviewe the proposal an have no objections to it. C v1/ Cevtet Please contact N f■it SI►W 1 C, n'Ali 6n1 eARP.LZI-/h of our office. Please refer to the enclosed letter. E;4 570 (40q, Vq Written comments provided below: C Name &Number of Person(s) Commenting. 16kt/14 W, 1113,1 8EZie--- SO Ail (5D3J S"70—4+U 7 MOOttf, TAR V1 f 0iA w!ts° u.e 31114A ' c pE •f6rv, (103) 5-70-406 PGEPortland General Electric Company 9480 SW Boeckman Road•Wilsonville,Oregon 97070 Gary Pagenstecher AssociatePlanner City of Tigard Planning Division 13125 SW Hall Blvd. Tigard,Or.97223 RE: East Butte Heritage Neighborhood Park—Request for Portland General Electric remove 2 distributions poles and underground 3 spans of PGE Feeder along the West Side of SW 103`d Ave. I have looked at our poles,lines and overhead and underground services in the field.I have attached a PGE Field View(PGE poles&wire)Map of our facilities and marked up a preliminary proposal for the undergrounding of PGE's Feeder on SW 103rd Ave. The City of Tigard and their contractor would be responsible for all trenching,conduits,crossings, vaults, transformer pads,hand holes,back fill,restoration and an 8 foot PUE for PGE,Comcast and Frontier to install their Underground facilities out of the Public Right of Way. The city and their contractor would provide and install 2-6"conduits for our underground feeder from the new PGE pole on the NW corner of SW Canterbury Ln&SW 103rd Ave to the existing PGE pole# 1142 on the south side of(undeveloped)SW Murdock St.Provide and install 1-4"conduit for the local 3 phase underground circuit from PGE pole# 1139 @ SW Canterbury Ln.& 103rd to the new 660-PGE vault to the new 5106-PGE vault to the existing PGE pole# 1143 on SW Durdock St.east of SW 103rd.Provide and install 1-2"conduit from the 5106-PGE vault to the new 644-3-PGE transformer vault, 1-3"conduit from the 644-3-PGE TF vault across SW 103`'to existing 30ft Frontier pole @ 14730 SW 103rd house.Provide &install 1-3"conduit north from 644-3-PGE TF vault to a provided&installed 1730-24-PGE Handhole to intercept existing conduit off PGE pole# 1140(to be removed)to feed 14600 SW 10314 existing underground service to house. PGE will install a new 50ft pole about 40 feet north of SW Canterbury Ln.on the west side of SW 103`d. Install a new anchor and down guys on PGE Pole# 1139 south of pole about 35feet.PGE will need to replace 1 or both anchors and down guys at PGE Pole# 1142 at(undeveloped)SW Murdock St. PGE would install all underground conductors,feeder,primary local circuit,secondary and service in customer provided vaults and conduits.PGE will remove all overhead conductor and service wire.Comcast and Frontier would be responsible to remove their conductors from our poles and remove the 2 poles# 1140 and 1141. If you haven't contacted Comcast and Frontier,you should do so for their design of their underground. If you have any questions of my proposal please call me @ (503)570-4409. I'm in Monday-Friday lam— 4pm. 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Um- AP Co U T Y C( r No I 6 ro& LOCAL 3 0kL XLP UC C VD' I Scale: 1 su= 50 ft -{ ,Q Field View `IG Val _TIG' Q 13 \ T� 75791 • 6s-S- D , C 21-)IV F ' ` q , Department of Fish and Wildlife I�T :o Sauvie Island Wildlife Area 1�}. :z North Willamette Wildlife District John Kitzhaber, Governor \' ..y John 18330 NW Sauvie Island Road Portland,OR 97231 Voice: 503-621-3488 Fax: 503-621-3025 http://www.dfw.state.or.us Date: February 29, 2012 OREGON To: Gary Pagenstecher 7/ City of Tigard Planning Division 13125 SW Hall Blvd Fish&WildIHe Tigard, OR 97223 RE: Request for Comments: Conditional Use Permit for park development Dear Mr. Pagenstecher: This correspondence is in response to the request for comments received by the Oregon Department of Fish and Wildlife (ODFW) from the City of Tigard Planning Division. The City plans to develop East Butte Heritage Park previously described as the Canterbury property. Overall, ODFW supports the design. Soft substrate trails in the interior of the park are less impactful, the majority of the trees will remain standing, night illumination will be kept to minimum, and the planting scheme splits part of the open habitat into lawn for recreation and a native meadow mix providing for both humans and wildlife. The planned vegetation is mostly native and the shrubs selected for understory are of high wildlife value. ODFW identified a few more recommendations that will benefit wildlife presently at the site or that may use it in the future. They are listed below: Live Trees Planned for Removal ODFW recommends retaining the Big Leaf Maple (Tree #121)that is in fair condition. It is large and is likely on its way to becoming a snag. Hardwood snags provide different insects (food source) and potential nesting sites than conifers. ODFW recommends pruning the tree if necessary and placing the limbs on the ground in another part of the park (meadow area) for ground structure and habitat elements for wildlife away from the picnic benches. Dead Trees Planned for Removal included in Survey I'615*'4 The Douglas fir snag (Tree #50 topped) and tree snag (Tree #120 pped) have already been topped and provide food resource and current and future nesting sites for birds and other wildlife. Since the trees are already topped it is unclear how they are a hazard to safety. ODFW recommends leaving these trunks for wildlife and pruning extending limbs if necessary to address safety. Tree #50 is close to the trail and as such presents an opportunity for wildlife snag education through signage or other means. It is unclear how Tree #120 poses any threat to safety since it is far from the trail. Snags Not Surveyed,but in Arborist Report ODFW appreciates the extra information that was provided by the arborist about the snag resources on site that were not included in the original survey. This kind of information is especially helpful when planning for open spaces where more flexibility surrounds snag preservation and removal and supports ODFW's previous recommendation to the City to include snags in tree inventories for development projects. ODFW recommends preserving the snag next to Tree #65 since it is far from any human activity. ODFW recommends that the snags near Tree #21 and between Trees #26 and 27 be pruned to adequate safety, but retained for wildlife use instead of being removed. Tufted Hair Grass and Meadow Mix If mowing will be implemented in these habitats, please mow outside of the critical nesting period for migratory birds (April IS` to July 15t). Please allow these seeds to grow to full maturity for highest wildlife benefits and aesthetics. Also, tufted hair grass responds well to mowing and initial seeding may not need to be very high, as cover will increase each season. ODFW appreciates the opportunity to provide recommendations to support the best stewardship of the state's fish and wildlife resources as possible and to support the City of Tigard in protecting natural resources, benefitting wildlife species, and increasing functioning habitats that are dwindling within the UGB and within the City. Please address any questions you may have regarding these comments to Elizabeth Ruther at 503.621-3488 x228. Sincerely, Elizabeth J. Ruther Habitat Conservation Biologist North Willamette Watershed District Gary Pagenstecher From: Wolff, John F. <John.Wolff @tvfr.com> Sent: Monday, March 12, 2012 8:53 AM To: Gary Pagenstecher Subject: CUP 2012-00001 Attachments: City of Tigard CUP 2012-00001 East Butte Heritage.pdf Gary, Thank you for the opportunity to review the proposed site plan surrounding the above named development project. Tualatin Valley Fire & Rescue endorses this proposal I have attached my comments surrounding the East Butte Heritage Neighborhood Park Project CUP 2012- 00001 for the record. I had responded to this in the early stages to Steve Duh during the initial application process. My comments from that review dated 12-19-2011 are attached and still apply. Our only concerns were fire hydrant locations and fire department access. Steve e-mailed me back and confirmed that the minimum hydrant requirements have been satisfied. I determined that the minimum access requirements have been met as well. Tualatin Valley Fire & Rescue John Wolff IAAI -Certified Fire Investigator Command and Business Operation Center Central Integrated Operations 11945 SW 70th Ave Tigard, OR 97223-9196 503.259.1504 1 V 71 se ill City of Tigard T l G A R D REQUEST FOR COMMENTS DATE: February 27,2012 TO: PER ATTACHED FROM: City of Tigard Planning Division STAFF CONTACT: Gary Pagenstecher,Associate Planner Phone: (503) 718-2434 Fax: (503) 718-2748 Email:garyp @tigard-or.gov CONDITIONAL USE PERMIT (CUP) 2012-00001/ ADJUSTMENT (VAR) 2012-00001/SIGN (SGN) 2012-00006 - EAST BUTTE HERITAGE NEIGHBORHOOD PARK - REQUEST: The City is requesting a conditional use permit to develop a new neighborhood park on a 3.06 acre parcel zoned residential. The proposed improvements include a playground, picnic area, picnic shelter, walking paths, lawn area, landscaping, a soft surface trail connecting 103rd 104th and 106th Avenues along the Murdock Street right-of-way,and quarter street improvements along 103rd Avenue. In addition, the applicant is requesting a special adjustment to the street improvement standards for a meandering sidewalk along SW 103rd Avenue and a sign permit for an entry sign. LOCATION: The property is located at 10310 SW Canterbury Lane.The site is bounded by SW Canterbury on the north,SW 103rd Street on the east,and SW Murdock Street ROW on the south;Washington County Tax Assessor's Map 25111 BC,Tax Lot 02603. ZONE: R-3.5: The R-3.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 10,000 square feet. Duplexes are permitted conditionally. Some civic and institutional uses are also permitted conditionally. COMPREHENSIVE PLAN DESIGNATION: Low Density Residential.. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters: 18.330, Conditional Use; 18.360, Site Development Review; 18.370,Variances and Adjustments; 18.390,Procedures; 18.510, Residential Zoning Districts; 18.705,Access Egress and Circulation; 18.725, Environmental Performance Standards; 18.740, Historic Overlay; 18.745, Landscaping and Screening; 18.755, Mixed Solid Waste; 18.765, Off-Street Parking and Loading; 18.780, Signs; 18.790, Tree Removal; 18.795, Visual Clearance; 18.810, Street and Utility Improvement Standards. Attached are the Site Plan,Vicinity Map and Applicant's Statement/Plans for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY:MONDAY MARCH 122012. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date,please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions,contact the Tigard Planning Division, 13125 SW Hall Boulevard,Tigard,OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. — _ Please contact of our office. . Please refer to the enclosed letter. Written comments provided below: Name&Number of Person(s) Commenting: -I 0;,4,J V.10" /T Wolff, John F. From: Steve Duh <steve@conservationtechnix.com> Sent: Tuesday, December 20, 2011 6:00 PM To: Wolff, John F. Subject: RE: City of Tigard Parks Division - pending land use application for new park John - thanks for the response on our park project. The hydrant info was not available in GIS or on our utility locate info, so I took another look on site. Four hydrants exist within 500'of the property line of the park, and three of them are within 500' of both proposed park structures. The locations are as follows: • 2 hydrants at the entry to the Water District site adjacent to the park on Canterbury Lane (opposite the Calvin Church) • 1 hydrant at the SE corner of Murdock St and SW 103rd Avenue I will add this information to our land use application narrative. Thanks, Steve Steve Duh, CPRP Conservation Technix,Inc. PO Box 12736 Portland,OR 97212 (P):503-989-9345 (F):503-287-4389 htty://www.conservationtechnix.com Planning Today...Greening Tomorrow From: Wolff, John F. [mailto:John.Wolff @tvfr.com] Sent: Monday, December 19, 2011 5:18 PM To: steve @conservationtechnix.com Subject: RE: City of Tigard Parks Division - pending land use application for new park Steve, Firefighting water: I see a hydrant and fire water line noted in the legend; however I was not able to locate either of them on this plan given? Is there a hydrant within 500 feet of the furthest structure? It looks as if the only structures that are proposed are to be constructed of non- combustible construction, with metal roofs, but we will need to ensure that we have a hydrant within the 500 foot margin. Fire Dept. Access: According to the plan it appears that the furthest structure is within the 150 foot minimum fire department access requirements, therefore, no additional fire department access roads should be required Overall your plan as submitted looks like we should have no foreseen problems. . , 4 CleanWater Services MEMORANDUM Date: March 5, 2012 To: Gary Pagenstecher, Associate Planner, City of Tigard From: Jackie Sue Humphreys', lean Water Services (the District) Subject: East Butte Heritage Neighborhood Park, CUP 2012-00001, 2S111BCO2603 Please include the following comments when writing your conditions of approval: PRIOR TO ANY WORK ON THE SITE A Clean Water Services (the District) Storm Water Connection Permit Authorization must be obtained. Application for the District's Permit Authorization must be in accordance with the requirements of the Design and Construction Standards, Resolution and Order No. 07-20, (or current R&O in effect at time of Engineering plan submittal), and is to include: a. Detailed plans prepared in accordance with Chapter 2, Section 2.04.2.b-1. b. Detailed grading and erosion control plan. An Erosion Control Permit will be required. Area of Disturbance must be clearly identified on submitted construction plans. If site area and any offsite improvements required for this development exceed one-acre of disturbance, project will require a 1200-CN Erosion Control Permit. c. Detailed plans showing the development having direct access by gravity to public storm and sanitary sewer. d. Provisions for water quality in accordance with the requirements of the above named design standards. Water Quality is required for all new development and redevelopment areas per R&O 07-20, Section 4.05.5, Table 4-1. Access shall be provided for maintenance of facility per R&O 07-20, Section 4.02.4. e. If use of an existing, offsite or regional Water Quality Facility is proposed, it must be clearly identified on plans, showing its location, condition, capacity to treat this site and, any additional improvements and/or upgrades that may be needed to utilize that facility. 2550 SW Hillsboro Highway • Hillsboro,Oregon 97123 v Phone: (503)681-3600 • Fax: (503)681-3603 • cleanwaterservices.org f. If private lot LIDA systems proposed, must comply with the current CWS Design and Construction Standards. A private maintenance agreement, for the proposed private lot LIDA systems, needs to be provided to the City for review and acceptance. g. Show all existing and proposed easements on plans. Any required storm sewer, sanitary sewer, and water quality related easements must be granted to the City. h. Any proposed offsite construction activities will require an update or amendment to the current Service Provider Letter for this project. CONCLUSION This Land Use Review does not constitute the District's approval of storm or sanitary sewer compliance to the NPDES permit held by the District. The District, prior to issuance of any connection permits, must approve final construction plans and drainage calculations. MEMORANDUM CITY OF TIGARD, OREGON DATE: March 28, 2012 ✓4' TO: Gary Pagenstacher, Associate Planner FROM: Gus Duenas, Development Engineer RE: CUP2012-00001 East Butte Heritage Park Access Management (Section 18.705.030.H) Section 18.705.030.H.1 states that an access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the City and AASHTO. There is no vehicular access to the site. This requirement does not apply. Section 18.705.030.H.2 states that driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far from the intersection as possible. Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. The minimum spacing of local streets along a local street shall be 125 feet. There are no driveways proposed into the site. 'these sections do not apply. Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: ENGINEERING COMMENTS CUP2012-00001 East Butte Heritage Park PAGE 1 L Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.810.030E and Figure 18.810.1 require a three-lane collector to have right-of-way varying from 70 feet to 74 feet. Improvements required include sidewalks, bike lanes, underground utilities, street lighting, storm drainage, planter strips and street trees. 103rd Avenue is a local street in the Tigard Transportation System Plan. To meet the local street standards, sufficient right-of-way needs to be dedicated to provide 27 feet from centerline of right-of-way along the property frontage. Although ROW dedication and street improvements are not roughly proportional to the development proposed, the city has opted to dedicate the ROW on SW 103`d Avenue and construct half-street improvements on that street in accordance with city standards. ROW dedication and half-street improvements on SW Murdock Street would typically be required as part of a development. However, the city chooses not to pursue dedication or improvements on Murdock Street at this time. The project proposes to construct half-street improvements to meet city local street standards on the 103'd Avenue frontage as follows: ® 16 feet of pavement from centerline of ROW ® concrete curb ❑ storm sewers and other underground utilities ® 5-foot concrete sidewalk with sections meandering to avoid grade changes. Maintain 2% cross-slopes throughout. Vertical slopes greater than 5% should be avoided. The maximum vertical slope is 8.33%. Slopes between 5% and 8.33%must have a landing when the rise exceeds 30 inches. ® 5-foot or greater planter exclusive of curb ® street trees spaced in accordance with City standards ® street signs,traffic control devices,and streetlights ® Other: 1. Tapers as needed to transition back to the existing street 2. 13- foot radii on all curb returns ENGINEERING COMMENTS CUP2012-00001 East Butte Heritage Park PAGE 2 Future Street Plan and Extension of Streets: Section 18.810.030.F states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundaries of the proposed land division. This section also states that where it is necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed and a barricade shall be constructed at the end of the street. These street stubs to adjoining properties are not considered to be cul-de-sacs since they are intended to continue as through streets at such time as the adjoining property is developed. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer, the cost of which shall be included in the street construction cost. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub streets in excess of 150 feet in length. There are no future streets proposed through this development. A 2-foot dedication along SW Murdock Street is required to meet local street ROW standards. However, the city opts not to address SW Murdock at this time and that requirement is not proportional to the impact of the development. Street Alignment and Connections: Section 18.810.030.H.1 states that full street connections with spacing of no more than 530 feet between connections is required except where prevented by barriers such as topography, railroads, freeways, pre-existing developments, lease provisions, easements, covenants or other restrictions existing prior to May 1, 1995 which preclude street connections. A full street connection may also be exempted due to a regulated water feature if regulations would not permit construction. Section 18.810.030.H.2 states that all local, neighborhood routes and collector streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. Land is considered topographically constrained if the slope is greater than 15% for a distance of 250 feet or more. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. The extension of SW Murdock Street would be required if proportional to the impact of the proposed development. The impact is not proportional to the cost of extending Murdock Street. Hence,no requirements for SW Murdock will be included in the project. ENGINEERING COMMENTS CUP2012-00001 East Butte Heritage Park PAGE 3 Cul-de-sacs: 18.810.030.L states that a cul-de-sac shall be no more than 200 feet long, shall not provide access to greater than 20 dwelling units, and shall only be used when environmental or topographical constraints, existing development pattern, or strict adherence to other standards in this code preclude street extension and through circulation: • All cul-de-sacs shall terminate with a turnaround. Use of turnaround configurations other than circular, shall be approved by the City Engineer; and • The length of the cul-de-sac shall be measured from the centerline intersection point of the two streets to the radius point of the bulb, and • If a cul-de-sac is more than 300 feet long, a lighted direct pathway to an adjacent street may be required to be provided and dedicated to the City. N/A Grades and Curves: Section 18.810.030.N states that grades shall not exceed ten percent on arterials, 12% on collector streets, or 12% on any other street (except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet). Centerline radii of curves shall be as determined by the City Engineer. N/A Access to Arterials and Major Collectors: Section 18.810.030.Q states that where a development abuts or is traversed by an existing or proposed arterial or major collector street, the development design shall provide adequate protection for residential properties and shall separate residential access and through traffic, or if separation is not feasible, the design shall minimize the traffic conflicts. The design shall include any of the following: • A parallel access street along the arterial or major collector; • Lots of suitable depth abutting the arterial or major collector to provide adequate buffering with frontage along another street; • Screen planting at the rear or side property line to be contained in a non-access reservation along the arterial or major collector; or • Other treatment suitable to meet the objectives of this subsection; • If a lot has access to two streets with different classifications, primary access should be from the lower classification street. Access to the site is from SW 103rd Avenue, a local city street. This requirement is not applicable. ENGINEERING COMMENTS CUP2012-00001 East Butte Heritage Park PAGE 4 Private Streets: Section 18.810.030.T states that design standards for private streets shall be established by the City Engineer. The City shall require legal assurances for the continued maintenance of private streets, such as a recorded maintenance agreement. Private streets serving more than six dwelling units are permitted only within planned developments, mobile home parks, and multi-family residential developments. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of- way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development or; • For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. The existing block formed by SW 103rd Avenue,SW Murdock Street,SW Canterbury Street and SW 106th Avenue meets the block size requirement. However,Murdock Street does not fully extend to intersect with 103`d Avenue,but the ROW does exist for that future extension.The impact of the proposed development is not proportional to the cost of extending Murdock Street.As a result, the requirement to extend Murdock Street will not be imposed on this development project. Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. Bike and pedestrian connections would be provided with the future extension of SW Murdock Street. The extension of SW Murdock is not justified by the impact of the proposed development.The proposed development will provide a pedestrian walkway connection through the site from 103`d Avenue to the existing stub streets on SW Murdock and SW 104t. With the construction of these walkway connections,this requirement is met. ENGINEERING COMMENTS CUP2012-00001 East Butte Heritage Park PAGE 5 Section 18.810.050 Easements A storm drain easement is required to accommodate an existing storm drain line crossing the site. Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. N/A Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. N/A. No new lots are being created.This is a pre-existing lot. Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. If there is an existing sidewalk on the same side of the street of the development and within 300 feet of the development site in either direction, the sidewalk shall be extended from the site to meet the existing sidewalk, subject to rough proportionality. Private streets and industrial streets shall have sidewalks on at least one side. The half-street improvements proposed by the applicant will provide a meandering sidewalk to avoid a relatively steep slope along the property frontage.The sidewalk will meander as needed along the eastern side of the property adjacent to 103rd Avenue. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Sewer service is required and is available to the site. A portion of this property is included in Sanitary Sewer Reimbursement District No. 50. The cost attributable to the property is $19, 213 if development and connection to sewer was made within 3 years after sewer was made ENGINEERING COMMENTS CUP2012-00001 East Butte Heritage Park PAGE 6 available. Sewer connection is proposed with this development. The original reimbursement fee plus interest from the time sewer was available will be charged. The applicant will be required to pay the applicable fee upon connection to sewer. This requirement is met. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. The development will connect to an existing sewer lateral that was installed as part of Sanitary Sewer Reimbursement District No. 50.This requirement is not applicable. Storm Drainage: General Provisions: Section 18.810.100.A requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). The amount of storm runoff generated by new imperious areas on the site is minimal. Those flows will be directed to pervious areas on the site for disposal. The project plans indicate connection from the LIDA swales to the existing underground storm drainage system on SW 103"'.This requirement is met. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute ENGINEERING COMMENTS CUP2012-00001 East Butte Heritage Park PAGE 7 a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. Storm water runoff will be disposed of onsite via sheet flow towards pervious areas. With that approach, storm water detention is not required. This requirement is met. Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that developments adjoining proposed bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or right-of-way. "There are no proposed bikeways through the site, and pedestrian walkways will be provided onsite. There is no need for dedication of bike and pedestrian easements on the property. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval ENGINEERING COMMENTS CUP2012-00001 East Butte Heritage Park PAGE 8 authority determines that the cost and technical difficulty of under- grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case- by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under- grounding. Undergrounding of utilities along the 103`d Avenue frontage is required. The project proposes to underground the existing overhead utilities with the half-street improvements on the 103"' Avenue frontage. An 8-foot public utility easement (PUE) is required adjacent to the right-of-way to accommodate the undergrounding of utilities. This requirement is met with the dedication of the PUE and undergrounding of overhead of utilities within the PUE. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Fire and Life Safety: 1 ualatui Valley Fire and Rescue (TVF&R) is the service provider for fire and emergency services.The District should be contacted for information regarding the adequacy of circulation systems,the need for fire hydrants,or other questions related to fire protection. Public Water System: Water service is available to the site.The City of Tigard is the water service provider in this area. The proposed development will connect to water. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. (For Private Facilities) To ensure compliance with Clean Water Services design and construction standards, the applicant shall employ the design engineer responsible for ENGINEERING COMMENTS CUP2012-00001 East Butte Heritage Park PAGE 9 the design and specifications of the private water quality facility to perform construction and visual observation of the water quality facility for compliance with the design and specifications. These inspections shall be made at significant stages throughout the project and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Inspection Supervisor) with written confirmation that the water quality facility is in compliance with the design and specifications. (For privately maintained Stormwater Management Units) The proposed unit from Stormwater Management is acceptable, provided the property owner agrees to hire the manufacturer (or approved equal) to provide the required maintenance of the unit. Prior to a final building inspection, the applicant shall demonstrate that they have entered into a maintenance agreement with Stormwater Management, or another company that demonstrates they can meet the maintenance requirements of the manufacturer. Water quality treatment is required in accordance with current CWS standards for the expanded roadway on SW 103`d. The applicant proposes to provide water quality treatment using LIDA swales located within the ROW. The city will maintain the swales in the future. This requirement is met. Grading and Erosion Control: CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb one or more acre of land. An erosion control plan will be submitted with the onsite plans for the project.An erosion control plan will be submitted with the street improvement plans for review and approval. Site Permit Required: A site permit from the Building Division is required before any work begins on the site.An erosion control plan will be submitted as part of the application for the site permit. Address Assignments: ENGINEERING COMMENTS CUP2012-00001 East Butte Heritage Park PAGE 10 The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard. An addressing fee in the amount of $50.00 per address shall be assessed. This fee shall be paid to the City prior to site permit. For multi-tenant buildings, one address number is assigned to the building and then all tenant spaces are given suite numbers. The City is responsible for assigning the main address and suite numbers. This information is needed so that building permits for tenant improvements can be adequately tracked in the City's permit tracking system. Recommendations: THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCEMENT OF ANY WORK ON SITE: • The street improvements on SW 103'd Avenue will be managed through the city's Capital Improvement Program process for construction of capital improvement projects.A PFI Permit would not be required for this project. • Dedicate 7 feet of property as right-of-way (ROW) along the east property frontage on SW 103''Avenue to meet the local street standard of 27 feet from centerline of ROW. • Provide an 8-foot PUE (Public Utility Easement) parallel to and adjacent to the new east ROW line along SW 103`d Avenue to accommodate the undergrounding of overhead utilities along the property frontage. • The construction plans for SW 103`d shall include the following: ® 16 feet of pavement from centerline of ROW ® concrete curb ® storm sewers and other underground utilities • 5-foot concrete sidewalk with sections meandering to avoid grade changes. Maintain 2% cross-slopes throughout. Vertical slopes greater than 5% should be avoided. The maximum vertical slope is 8.33%. Slopes between 5% and 8.33%must have a landing when the rise exceeds 30 inches. ® 5-foot or greater planter exclusive of curb ® street trees spaced in accordance with City standards ® street signs,traffic control devices,and streetlights ® Other. 1. Tapers as needed to transition back to the existing street 2. 13- foot radii on all curb returns. 2. LIDA water quality treatment facilities in accordance with the approved plans. ENGINEERING COMMENTS CUP2012-00001 East Butte Heritage Park PAGE 11 • The applicant shall ensure compliance with Clean Water Services design and construction standards in the design and construction of the water quality treatment facilities on the project • Prior to issuance of the site permit, the applicant shall obtain approval from TVF&R for the fire protection system and hydrant placement as needed. • Connect to public sewer and pay the sewer reimbursement fee applicable at the time of connection. • Place overhead utilities underground along the SW 103'' Avenue frontage. Any utility service to the site shall be installed underground as well • Connect to the existing water system in accordance with approved plans. Coordinate with the City of Tigard Water Division to coordinate this connection. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: • The City Engineer may determine the necessity for, and require submittal and approval of,a construction access and parking plan for the onsite construction phase. If the City Engineer deems such a plan necessary, the applicant shall provide the plan prior to issuance of building permits. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO A FINAL BUILDING INSPECTION: • Prior to a final building inspection, the applicant shall complete all the required public improvements (including undergrounding of utilities) and obtain conditional acceptance from the city. • The applicant shall complete the installation of any underground service to the development. • The applicant shall record a 15-foot public storm drain easement on the property, 7.5 feet on each side of the centerline of the existing storm line. Provide a copy of the recorded easement to the Development Engineer. • The applicant shall provide the City of Tigard Development Engineer with written confirmation from the professional engineer monitoring the work that the water quality facilities have been constructed and completed in conformance with Clean Water Services requirements and the approved plans. ENGINEERING COMMENTS CUP2012-00001 East Butte Heritage Park PAGE 12 • • • Prior to a final building inspection, the applicant shall provide the Development Engineer with one paper copy of the as-built drawings of the public improvements and electronic copies in DWG and PDF formats. ENGINEERING COMMENTS CUP2012-00001 East Butte Heritage Park PAGE 13 City of Tigard TIGARD Memorandum To: Gary Pagenstecher From: Todd Prager Re: East Butte Heritage Park Date: February 28, 2012 As you requested I have provided comments on the "East Butte Heritage Park" project. If you have any questions or concerns regarding my comments please contact me anytime. 18.745.040, Street Trees The proposed Eastern Redbud along 103rd Avenue on sheet L3.0 of the submittal meet the street tree requirements. 18.790.030. Tree Plan Requirement A. Tree plan required. A tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided for any lot,parcel or combination of lots or parcels for which a development application for a subdivision, partition, site development review,planned development or conditional use is filed. Protection is preferred over removal wherever possible. A tree plan has been provided by the applicant, and contains all of the required elements. B. Plan requirements. The tree plan shall include the following: 1. Identification of the location, size and species of all existing trees including trees designated as significant by the city; This requirement has been met. 2. Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060D, in accordance with the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: a. Retention of less than 25% of existing trees over 12 inches in caliper requires a mitigation program in accordance with Section 18.790.060D of no net loss of trees; b. Retention of from 25% to 50% of existing trees over 12 inches in caliper requires that two-thirds of the trees to be removed be mitigated in accordance with Section 18.790.060D; c. Retention of from 50% to 75% of existing trees over 12 inches in caliper requires that 50 percent of the trees to be removed be mitigated in accordance with Section 18.790.060D; d. Retention of 75% or greater of existing trees over 12 inches in caliper requires no mitigation. 95% of the existing trees over 12" diameter will be retained. Therefore, no mitigation is required. 3. Identification of all trees which are proposed to be removed; This requirement has been met. 4. A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. This requirement has been met. Details of tree protection are included in the February 16, 2012 arborist report and displayed on sheet L1.0 of the submittal. CONDITIONS OF APPROVAL Tree Protection The applicant shall position fencing as directed by the project arborist. The applicant shall allow access by the City Arborist for the purpose of monitoring and inspection of the tree protection to verify that the tree protection measures are performing adequately. Failure to follow the plan, or maintain tree protection fencing in the designated locations shall be grounds for immediate suspension of work on the site until remediation measures and/or civil citations can be processed. If work is required within an established tree protection zone, the project arborist shall prepare a proposal detailing the construction techniques to be employed and the likely impacts to the trees. The proposal shall be reviewed and approved by the City Arborist before proposed work can proceed within a tree protection zone. The City Arborist may require changes prior to approval. The project arborist shall be on site while work is occurring within the tree protection zone and submit a summary report certifying that the work occurred per the proposal and will not significantly impact the health and/or stability of the trees. The applicant shall have an on-going responsibility to ensure that the Project Arborist has submitted written reports to the City Arborist, at least once every two weeks, as the Project Arborist monitors the construction activities from initial tree protection zone (TPZ) fencing installation through the building construction phases. The reports shall evaluate the condition and location of the tree protection fencing, determine if any changes occurred to the TPZ, and if any part of the Tree Protection Plan has been violated. If the amount of TPZ was reduced, then the Project Arborist shall certify that the construction activities did not adversely impact the overall, long-term health and stability of the tree(s). If the reports are not submitted to the City Arborist at the scheduled intervals, and if it appears the TPZ's or the Tree Protection Plan are not being followed by the contractor or a sub-contractor, the City can stop work on the project until an inspection can be done by the City Arborist and the Project Arborist. Prior to final inspection, the applicant shall submit a final report by the Project Arborist certifying the health of protected trees and that the street trees were properly planted per the approved street tree plan. Tree protection measures may be removed and final inspection authorized upon review and approval by the City Arborist. City of Tigard TIGARD REQUEST FOR COMMENTS DATE: February 27,2012 TO: PER ATTACHED FROM: City of Tigard Planning Division STAFF CONTACT: Gary Pagenstecher,Associate Planner Phone: (503) 718-2434 Fax: (503) 718-2748 Email:garyp @tigard-or.gov CONDITIONAL USE PERMIT (CUP)2012-00001/ ADJUSTMENT (VAR) 2012-00001/SIGN (SGN)2012-00006 - EAST BUTTE HERITAGE NEIGHBORHOOD PARK — REQUEST: The City is requesting a conditional use permit to develop a new neighborhood park on a 3.06 acre parcel zoned residential. The proposed improvements include a playground, picnic area, picnic shelter, walking paths, lawn area, landscaping, a soft surface trail connecting 103rd 104th and 106th Avenues along the Murdock Street right-of-way,and quarter street improvements along 103rd Avenue. In addition, the applicant is requesting a special adjustment to the street improvement standards for a meandering sidewalk along SW 103rd Avenue and a sign permit for an entry sign. LOCATION: The property is located at 10310 SW Canterbury Lane.The site is bounded by SW Canterbury on the north,SW 103'Street on the east,and SW Murdock Street ROW on the south;Washington County Tax Assessor's Map 2S111BC,Tax Lot 02603. ZONE: R-3.5:The R-3.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 10,000 square feet. Duplexes are permitted conditionally. Some civic and institutional uses are also permitted conditionally. COMPREHENSIVE PLAN DESIGNATION: Low Density Residential.. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters: 18.330, Conditional Use; 18.360, Site Development Review; 18.370,Variances and Adjustments; 18.390,Procedures; 18.510, Residential Zoning Districts; 18.705,Access Egress and Circulation; 18.725, Environmental Performance Standards; 18.740, Historic Overlay; 18.745, Landscaping and Screening; 18.755, Mixed Solid Waste; 18.765, Off-Street Parking and Loading, 18.780, Signs; 18.790, Tree Removal; 18.795, Visual Clearance; 18.810, Street and Utility Improvement Standards. Attached are the Site Plan,Vicinity Map and Applicant's Statement/Plans for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: MONDAY MARCH 12,2012. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date,please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions,contact the Tigard Planning Division, 13125 SW Hall Boulevard,Tigard,OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. _ Please contact of our office. _ Please refer to the enclosed letter. Written comments provided below: Name & Number of Person(s) Commenting: a, 2:5-47 I I V IN • • City of Tigard TIGARD REQUEST FOR COMMENTS DATE: February 27,2012 TO: PER ATTACHED FROM: City of Tigard Planning Division STAFF CONTACT: Gary Pagenstecher,Associate Planner Phone: (503) 718-2434 Fax: (503) 718-2748 Email: garyp(aitigard-or.gov CONDITIONAL USE PERMIT (CUP) 2012-00001/ ADJUSTMENT (VAR) 2012-00001/SIGN (SGN) 2012-00006 - EAST BUTTE HERITAGE NEIGHBORHOOD PARK - REQUEST: The City is requesting a conditional use permit to develop a new neighborhood park on a 3.06 acre parcel zoned residential. The proposed improvements include a playground, picnic area, picnic shelter, walking paths, lawn area, landscaping, a soft surface trail connecting 103rd 104th and 106th Avenues along the Murdock Street right-of-way,and quarter street improvements along 103rd Avenue. In addition, the applicant is requesting a special adjustment to the street improvement standards for a meandering sidewalk along SW 103rd Avenue and a sign permit for an entry sign. LOCATION: The property is located at 10310 SW Canterbury Lane.The site is bounded by SW Canterbury on the north,SW 103rd Street on the east,and SW Murdock Street ROW on the south;Washington County Tax Assessor's Map 2S111BC,Tax Lot 02603. ZONE: R-3.5: The R-3.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 10,000 square feet. Duplexes are permitted conditionally. Some civic and institutional uses are also permitted conditionally. COMPREHENSIVE PLAN DESIGNATION: Low Density Residential.. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters: 18.330, Conditional Use; 18.360, Site Development Review; 18.370,Variances and Adjustments; 18.390,Procedures; 18.510,Residential Zoning Districts; 18.705,Access Egress and Circulation; 18.725, Environmental Performance Standards; 18.740, Historic Overlay; 18.745, Landscaping and Screening; 18.755, Mixed Solid Waste; 18.765, Off-Street Parking and Loading; 18.780, Signs; 18.790, Tree Removal; 18.795, Visual Clearance; 18.810, Street and Utility Improvement Standards. Attached are the Site Plan,Vicinity Map and Applicant's Statement/Plans for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: MONDAY MARCH 12,2012. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date,please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions,contact the Tigard Planning Division, 13125 SW Hall Boulevard,Tigard,OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. _ Please refer to the enclosed letter. Written comments provided below. — 1Namc &Number of Person(s) Commenting: I CITY OF TIGARD REQUEST FOR r" 'ENTS -I Ij 7 ' -' ° Oa .,1TIFICATION LIST FOR LAND USE & COMMUNITY DEYL. _FIT APPLICATIONS ,-) FILE NOS.: G"t'2t;j2..-01l 1,41-4 20/2-41,Srwd%1-d FILE NAME: T. t.' /7e Atic, ',Wye /24 CITY OFRCES 8 _C.D.ADMINISTRATION/Ron Bunch,CD Director v/X DEVELOPMENT SERVICES/Todd Prager,Assoc.Planner/Arborist _PUBLIC WORKS/Ted Kyle,City Engineer _C.D.ADMINISTRATIOWSusan Hartnett,Asst.CD Director✓ BUILDING DIVISION/Mark VanDomelen,Building Official X HEARINGS OFFICER(+2 sets) _CITY ADMINISTRATIONCathy Wheatley,City Recorder ✓ POLICE DEPARTMENT/Jim Wolf,Crime Prevention Officer PLANNING COMMISSION(+12 sets) DEVELOPMENT SERVICES/Planning-Engineering Techs. PUBLIC WORKS/Brian Rager,Assistant PW Director x FILE/REFERENCE(+2 sets) ✓ X DEVELOPMENT SERVICES/Gus Duenas,Development Eng._PUBLIC WORKS/Steve Martin,Parks Manager SPECIAL DISTRICTS 73 P- TUAL.HILLS PARK&REC.DIST.*_X TUALATIN VALLEY FIRE&RESCUE* _ TUALATIN VALLEY WATER DISTRICT* X CLEAN WATER SERVICES* Planning Manager North Division Administrative Office Development Services Department 15707 SW Walker Road John Wolff,Deputy Fire Marshall 1850 SW 170t"Avenue David Schweitzer/SWM Program Beaverton,OR 97006 14480 SW Jenkins Road Beaverton,OR 97006 2550 SW Hillsboro Highway Beaverton,OR 97005-1152 Hillsboro,OR 97123 LOCAL AND STATE JURISDICTIONS 2... CITY OF BEAVERTON 11t _ CITY OF TUALATIN * XOR.DEPT.OF FISH&WILDLIFE _OR.DIV.OF STATE LANDS — Planning Manager Planning Manager Elizabeth Ruther,Habitat Biologist Melinda Wood (WLUN Form Required) Steven Sparks,De,Svcs.Manager 18880 SW Martinazzi Avenue North Willamette Watershed District 775 Summer Street NE, Suite 100 PO Box 4755 Tualatin,OR 97062 18330 NW Sauvie Island Road Salem,OR 97301-1279 Beaverton,OR 97076 Portland,OR 97231 _ OR.PUB.UTILITIES COMM. METRO-LAND USE&PLANNING #f _OR.DEPT.OF GEO.&MINERAL IND. 550 Capitol Street NE _ CITY OF DURHAM * 600 NE Grand Avenue 800 NE Oregon Street,Suite 5 Salem,OR 97310-1380 City Manager Portland,OR 97232-2736 Portland,OR 97232 17160 SW Upper Boones Fry. Rd._ Joanna Mensher,Data Resource Center(ZCA-Adopted) _US ARMY CORPS.OF ENG. Durham,OR 97224 _ Paulette Copperstone,(ZCA-RFC Only) OR.DEPT.OF LAND CONSERV.&DVLP. Kathryn Harris(Maps&Cws Leiter Only) _ O.Gerald Uba,Ph.D.,(CPA/DCA/ZON) Mara Ulloa(Comp Plan Amendments&Measure 37) Routing CENWP-OP-G _CITY OF KING CITY* 635 Capitol Street NE,Suite 150 PO Box 2946 City Manager Salem,OR 97301-2540 Portland,OR 97208-2946 15300 SW 116th Avenue King City,OR 97224 WASHINGTON COUNTY _ OR.DEPT.OF ENERGY(Poweranes in Area) _OR.DEPT OF AVIATION(Monopole Towers) Dept.of Land Use&Transp. Bonneville Power Administration Tom Highland,Planning 155 N.First Avenue — CITY OF LAKE OSWEGO * Routing TTRC–Attn: Renae Ferrera 3040 25th Street,SE Suite 350,MS 13 Planning Director PO Box 3621 Salem,OR 97310 Hillsboro,OR 97124 PO Box 369 Portland,OR 97208-3621 _Naomi Vogel-Beattie(General Apl Lake Oswego,OR 97034 _Brent Curtis(CPA) _ OR.DEPT.OF ENVIRON.QUALITY(DEQ) ODOT,REGION 1 * —Assessment&Taxation(ZCA)MS 9 —CITY OF PORTLAND (Notify for Wetlands and Potential Environmental Impacts) _Development Review Coordinator _Dona mat*,cartog(apay(ZCA)MS 14 Planning Bureau Director Regional Administrator _Carl Torland, Right-of-Way Section(vacation.) 1900 SW 4'h Avenue,Suite 4100 2020 SW Fourth Avenue,Suite 400 123 NW Flanders Portland,OR 97201 Portland,OR 97201-4987 Portland,OR 97209-4037 A OR.PARKS&REC.DEPT. —WA.CO.CONSOL.COMM.AGNCY _ODOT,REGION 1 -DISTRICT 2A* _ODOT,RAIL DIVISION STATE HISTORIC Dave Austin iwcCCA)"911"Monopaw T....r.) Chad Gordon,Assistant District Manager (Notify if ODOT R/R-Hwy.Crossing is Only Access to Land) PRESERVATION OFFICE PO Box 6375 6000 SW Raab Road Dave Lanning,Sr crossing Safety Specialist (Notify it Property Has HD Overlay) Beaverton,OR 97007-0375 Portland,OR 97221 555-13th Street,NE,Suite 3 725 Sumner St. NE,Suite C Salem,OR 97301-4179 Salem,OR 97301 UTILITY PROVIDERS AND SPECIAL AGENCIES 5 —PORTLAND WESTERN R/R,BURLINGTON NORTHERN/SANTA FE R/R, OREGON ELECTRIC R/R(Burlington Northern/Santa Fe R/R Predecessor) P11 'S (y Bruce Carswell,President&General Manager / 200 Hawthorne Avenue SE,Suite C320 Salem,OR 97301-5294 _SOUTHERN PACIFIC TRANS.CO.R/R _METRO AREA COMMUNICATIONS I COMCAST CABLE CORP. _TRI-MET TRANSIT DVLPMT. Clifford C.Cabe,Construction Engineer Debra Palmer(Annexations Only) Gerald Backhaus(s..M.p for A,..Contact (If Project is Within V.Mile of a Transit Route) 5424 SE McLoughlin Boulevard Twin Oaks Technology Center 14200 SW Brigadoon Court Ben Baldwin,Project Planner Portland,OR 97232 1815 NW 169th Place,S-6020 Beaverton,OR 97005 710 NE Holladay Street 'Y Beaverton,OR 97006-4886 Portland,OR 97232 X PORTLAND GENERAL ELECTRIC X NW NATURAL GAS COMPANY 1.VERIZON .QWEST COMMUNICATIONS Mike Hieb Svc.Design Consultant Scott Palmer,Engineering Coord. John Cousineau,OSP Network Lynn Smith, Eng.ROW Mgr. 9480 SW Boeckman Road 220 NW Second Avenue 4155 SW Cedar Hills Blvd. 8021 SW Capitol Hill Rd,Rm 110 Wilsonville,OR 97070 Portland,OR 97209-3991 Beaverton,OR 97005 Portland,OR 97219 _TIGARD/TUALATIN SCHOOL DIST.#23J_BEAVERTON SCHOOL DIST.#48 _COMCAST CABLE CORP. _COMCAST CABLE COMMUNIC. Teri Brady,Administrative Offices Jennifer Garland,Demographics Alex Silantiev(sae Map for Area Contact) Brian Every(Apps E.or H.Ms.of WW) 6960 SW Sandburg Street 16550 SW Merlo Road 9605 SW Nimbus Avenue,Bldg. 12 10831 SW Cascade Avenue Tigard,OR 97223-8039 Beaverton,OR 97006-5152 Beaverton,OR 97008 Tigard,OR 97223-4203 * INDICATES AUTOMATIC NOTIFICATION IN COMPLIANCE WITH INTERGOVERNMENTAL AGREEMENT IF WITHIN 500'OF THE SUBJECT PROPERTY FOR ANY/ALL CIPf PROJECTS(Project Planner Is Responsible For Indicating Parties To Notify). h\pathAmasters\Request For Comments Notification List doc (UPDATED: 12-Jul-11) (Also update:i.•\curptn\setuptabels\annexations\annexation_utilities and franchises doc,mailing labels&auto text when updating this document) L MAILING / NOTIFICATION RECORDS • AFFIDAVIT OF MAILING TIGARD I, Shelley LaBarre, being first duly sworn/affirm, on oath depose and say that I am a Sr. Administrative Specialist for the City of Tigard, Washington County, Oregon and that I served the following: {CL..A Appropri. -8oxfsl&lox; © NOTICE OF FINAL DECISION FOR: EAST BUTTE NEIGHBORHOOD PARK: CUP2012-00001, VAR2012-00001, SGN2012-00006 (File No/Name Reference) ❑ AMENDED NOTICE ® City of Tigard Planning Director A copy of the said notice being hereto attached, marked Exhibit "A", and by reference made a part hereof, was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit "B", and by reference made a part hereof, on April 30, 2012, and deposited in the United States Mail on April 30, 2012, postage prepaid. I , , ..\ . 4. . 44, i *of" ....r....: 1.4" ' dE erson t at Prepare•":tice) STATE OF OREGON County of Washington ) ss. City of Tigard ) Subscribed and sworn/affirmed before me on the rt- day of M Ay , 2012. l` !-?- OFFICIAL SEAL f ONIRLIV I TREAT MY°OMM!SSION EXPIRES JULY 06.2015 , d4 eY C-+ ( ���� NO IAKY PUB IC OF OREGON My Commission Expires: 7 /40//( Exhibit A 120 DAYS: 6/23/2012 DATE OF FILING: 4/26/2012 • DATE MAILED: 4/30/2012 g . CITY OF TIGARD TIGARD Washington County, Oregon NOTICE OF FINAL ORDER BY THE HEARINGS OFFICER Case Numbers: CONDITIONAL USE PERMIT(CUP) 2012-00001 ADJUSTMENT(VAR)2012-00001 SIGN (SON) 2012-00006 Case Name: EAST BUTTE HERITAGE NEIGHBORHOOD PARK Applicant's Name/Address: City of Tigard 13125 SW Hall Blvd.Tigard Or 97223 Owner's Name/Address: Same Address of Property: 10310 SW Canterbury Lane.Tigard Or Tax Map/Lot Nos.: Washington Co.Tax Assessor's Map No.2S111BC,Tax Lot 02603. A FINAL ORDER INCORPORATING THE FACTS, FINDINGS AND CONCLUSIONS APPROVING A REQUEST FOR A CONDITIONAL USE. ADJUSTMENT. AND SIGN . THE CITY OF TIGARD HEARINGS OFFICER HAS REVIEWED THE APPLICANT'S PLANS,NARRATIVE,MATERIALS, COMMENTS OF REVIEWING AGENCIES,THE PLANNING DIVISION'S STAFF REPORT AND RECOMMENDATIONS FOR THE APPLICATION DESCRIBED IN FURTHER DETAIL IN THE STAFF REPORT. THE HEARINGS OFFICER HELD A PUBLIC HEARING ON APRIL 23. 2012 TO RECEIVE TESTIMONY REGARDING THIS APPLICATION. THIS DECISION HAS BEEN BASED ON THE FACTS, FINDINGS AND CONCLUSIONS CONTAINED WITHIN THIS FINAL ORDER. Request: D. The City is requesting a conditional use permit to develop a new neighborhood park on a 3.06 acre parcel zoned residential. The proposed improvements include a playground, picnic area, picnic shelter, bathrooms, walking paths, lawn area, landscaping, a soft surface trail connecting 103rd 104th and 106th Avenues along the Murdock Street right-of-way, and quarter street improvements along 103rd Avenue. In addition, the applicant is requesting a special adjustment to the street improvement standards for a meandering sidewalk along SW 103rd Avenue and a sign permit for an entry sign. At the duly noticed public hearing on April 23, 2012 the Hearings Officer approved the Conditional Use,Adjustment and Sign,subject to conditions of approval. Zones: R-3.5: Low-Density Residential District. Applicable Review Criteria: Community Development Code Chapters 18.330, 18.360, 18.370, 18.390, 18.510, 18.705, 18.725, 18.740, 18.745, 18.755, 18.765, 18.780, 18.790,and 18.810. Action: > ❑ Approval as Requested © Approval Subject to Conditions ❑ Denial Notice: Notice was published in the newspaper and mailed to: © Owners of Record within the Required Distance © Affected Government Agencies © Interested Parties C3 The Applicants and Owners The adopted findings of fact and decision can be obtained from the Planning Division/Community Development Department at the City of Tigard Permit Center at City Hall. Final Decision: THIS DECISION IS FINAL ON APRL 30,2011 AND BECOMES EFFECTIVE ON MAY 15,2011 UNLESS AN APPEAL IS FILED. Appeal: The decision of the Review Authority is final for purposes of appeal on the date that it is mailed. Any party with standing as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the notice of the decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall,13125 SW Hall Boulevard,Tigard,Oregon 97223. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON MAY 14, 2012. Questions: If you have any questions,please call the City of Tigard Planning Division at 503.639.4171. BEFORE THE LAND USE HEARINGS OFFICER FOR THE CITY OF TIGARD, OREGON Regarding an application by Steve Martin on behalf of the ) FINAL ORDER City of Tigard Parks Department for a conditional use permit ) to develop a new neighborhood park on a 3.06-acre parcel ) CUP2012-00001 1 at 10310 SW Canterbury Lane in the City of Tigard, Oregon ) (East Butte Park) A. SUMMARY 1. Steve Martin, City of Tigard Parks&Facilities Manager, filed the application on behalf of the City of Tigard Parks Department(the"applicant"). The applicant requests approval of a conditional use permit to develop a new neighborhood park on a 3.06-acre parcel located at 10310 SW Canterbury Lane in the City of Tigard; also known as Washington County Tax Assessor's Map 2S 111 BC,Tax Lot 02603. The proposed improvements include a playground,picnic area, picinic shelter, bathrooms,walking paths, lawn area, landscaping, a soft surface trail connecting 103rd, 104th and 106th Avenues along the Murdock Street right-of-way and half-street improvements along 103rd Avenue. The applicant also requests approval of a special adjustment to the street improvements standards to allow a meandering sidewalk along 103rd Avenue and a sign permit for an entry sign. The site and surrounding properties to the north, south, east and northwest, are zoned R-3.5 (Low-Density Residential, 3.5 units/acre). Properties to the west are zoned R-12 (Medium-Density Residential, 12 units/acre). The northeast corner of the site, containing the John Tigard House, is also subject to historic overlay zoning. Additional basic facts about the site and surrounding land and applicable approval standards are provided in the Staff Report to the Hearings Officer dated April 13, 2012 (the " Staff Report"), incorporated herein by reference. 2. Tigard Hearings Officer Joe Turner(the"hearings officer") conducted a duly noticed public hearing to receive testimony and evidence in this matter. At the public hearing, City staff recommended conditional approval of the application. Representatives of the applicant and five members of the public testified in support of the application and with questions about the application. Other than service providers, no one else testified orally or in writing. Disputed issue in this case include: a. Whether the applicant is required to reduce the volume of runoff flowing onto adjacent properties; b. Whether the applicant is required to install speed humps on 103rd Avenue; and c. Whether the proposed development will encourage graffiti, vandalism, and other illegal activities in the area. This Final Order also addresses VAR2012-00001 and SGN2012-00006. 3. The hearings officer concludes that the applicant sustained the burden of proof that the proposed development complies with the applicable approval criteria for a conditional use permit, adjustment and sign permit, based on the findings and conclusions included and incorporated herein and subject to conditions at the end of this final order. B. HEARING AND RECORD 1. The hearings officer received testimony at the public hearing about this application on April 23, 2012. All exhibits and records of testimony are filed with the Tigard Department of Community Development. At the beginning of the hearing, the hearings officer made the declaration required by ORS 197.763. The hearings officer disclaimed any ex parte contacts, bias or conflicts of interest. The following is a summary by the hearings officer of selected testimony offered at the public hearing in this matter. 2. City planner Gary Pagenstacher summarized the Staff Report. He noted that the site includes the unimproved Murdock Street right of way and the John Tigard House property. A conservation easement and a historic overlay zone protect the John Tigard House property. No structures are proposed on the John Tigard House property. Proposed improvements on the John Tigard House property are limited to a soft surface path and a sewer connection near the west boundary of the John Tigard House property. The applicant also requested approval of an adjustment to allow for a meandering sidewalk along the 103`d Avenue right-of-way. The meandering sidewalk will allow the applicant to limit the grade of the sidewalk and preserve additional trees on the site. 3. City engineer Gus Duenas noted that the applicant will construct half-street improvements along the site's 103`d Avenue right-of-way. The reference to,"quarter- street improvements"on page 1 of the Staff Report is a typographical error. He noted that the City has a procedure for reviewing the need for speed humps and a prioritized list for the installation of speed humps. He encouraged Ms.Nokes to contact the City regarding the possible need for speed humps on 103rd 4. Planner Steve Duh and City Parks& Facilities Manager Steve Martin testified for the applicant. a. Mr. Duh summarized the proposed development and responded to public testimony. He noted that no structures are proposed within the historic overlay area. The applicant will preserve the majority of the existing trees on the site. The applicant must remove 19 trees to accommodate the proposed restrooms and construction of half-street improvements on the site's 103rd Avenue frontage. The applicant will construct soft-surface pathways through the park, which will provide a formalized east- west connection through the site and create a safe access for students walking to the schools east of the site. He accepted the findings and conclusions in the Staff Report without objections. CUP2012-00001, VAR2012-00001 and SGN2012-00006 Hearings Officer Final Order (East Butte Park) Page 2 i. He opined that the proposed improvements to 103rd Avenue may alleviate some of the existing runoff problems noted by Ms. Nokes. The existing design of this street is "not optimal."Under existing conditions, stormwater flows north along the 103rd Avenue pavement. The applicant will construct half-street improvements along the site's 103rd Avenue frontage, which will provide better road crown to divert stormwater runoff to the sides of the road. The applicant will install stormwater facilities on the west side of the road to capture and dispose of the runoff. ii. The applicant will operate and maintain the park facilities to limit vandalism and other illegal activities. The restrooms will be locked at night. Park staff will clean the restrooms on a daily basis. The applicant will install low-level illumination near the restrooms to provide visual security. If conditions warrant,the City can install cameras to discourage vandalism. iii. He waived the applicant's right to hold the record open to submit a closing argument. b. Mr. Martin testified that the restrooms will be equipped with an automatic lock on a timer. The timer will be set to lock the restrooms when the park closes at dusk. Park staff attempt to remove any graffiti on the same day it appears. 5. Kathy Nokes testified that stormwater flowing down 103rd Avenue runs into her driveway under existing conditions. She expressed hope that the proposed development will alleviate that problem. She also expressed concerns with the volume and speed of traffic on 103rd Avenue under existing conditions. She argued that the City should install speed bumps on this street to control traffic speeds and discourage cut-through traffic. 6. Mary Feller, president of the Tigard Historic Association (the"Association"), testified on behalf of the Association. The Association owns and operates the John Tigard House, located in the northeast corner of the site. The Association is excited about the proposed development, especially the applicant's plans for restroom facilities. 7. Peggy Faber noted that the proposed park will provide recreational opportunities for children living in the surrounding neighborhood. 8. Holly Campbell-Polivka testified that she is"looking forward to"the completion of the proposed park. She has two small children who will use the proposed playground facilities. 9. Julie Smelter expressed concerns that the proposed improvements may attract unwanted activities, such as vandalism. She questioned how the applicant will deal with such problems if they occur, including enforcing the hours of use of the park and securing the restrooms. CUP2012-00001, VAR2012-00001 and SGN2012-00006 Hearings Officer Final Order (East Butte Park) Page 3 6. The hearings officer closed the public record at the end of the hearing and announced his intention to approve the applications subject to the recommended conditions of approval in the Staff Report. C. DISCUSSION 1. City staff provided basic facts about the site and its vicinity and existing and proposed uses in the Staff Report and recommended that the hearings officer approve the applications, subject to conditions of approval set out in the Staff Report. The applicant accepted the findings and recommended conditions, as amended, without exceptions. The hearings officer adopts the findings and conclusions in the Staff Report as his own except to the extent they are inconsistent with the findings and discussion in this final order. 2. As Mr. Duenas noted, the applicant will construct half-street improvements along the site's 103"1 Avenue frontage. The reference to "quarter street improvements"on page 1 of the Staff Report is a typographical error. 3. The applicant is not required to resolve the flooding problem noted by Ms. Nokes. The applicant is not required remedy all perceived and existing deficiencies in the vicinity of a development. The Code only requires an applicant to mitigate impacts a development causes or to which it contributes significantly. However, construction of the proposed half-width improvements on 103'1 Avenue will likely reduce,and will not exacerbate,the existing flooding problems. Under existing conditions, stormwater flows north on 103"' Avenue and into Ms. Nokes' driveway. The applicant will modify 103"1 Avenue to direct stormwater to the sides of the road and into stormwater facilities that will collect,treat and dispose of stormwater runoff before it reaches properties to the north. 4. The applicant is not required to install speed humps on 103"'Avenue. As noted above, the applicant is not required to remedy existing problems. Speeding on this street is an existing problem. The proposed park will generate little, if any, additional vehicular traffic on this street. The minimal volume of traffic generated by the proposed park is not sufficient to require this applicant to install speed humps or other traffic calming measures. However the City can install speed bumps or other traffic control devices on this street if they are warranted based on actual conditions. The hearings officer encourages local residents to contact the City public works department to request a review of traffic conditions and the need for traffic calming measures on this street. 5. The proposed park may attract additional people to the immediate area,which may lead to an incremental increase the amount of litter,vandalism,and illegal activities. However the hearings officer finds that the applicant will reduce the potential for such activities through the design and operation of the park. The park will only be open to the public during daylight hours. The restrooms will be cleaned on a daily basis and locked at night. The applicant will install low-level security lighting to facilitate visual surveillance of the restroom building. The applicant will promptly correct any graffiti or other CUP2012-00001, VAR2012-00001 and SGN2012-00006 Hearings Officer Final Order (East Butte Park) Page 4 vandalism that may occur. If necessary, the applicant can undertake other measures to limit vandalism and other illegal activities that may occur. D. CONCLUSIONS Based on the findings and discussion provided or incorporated in this final order, the hearings officer concludes that the applicant sustained the burden of proof that the proposed conditional use permit, adjustment and sign permit,do or will comply with the applicable criteria of the Community Development Code,provided development that occurs after this decision complies with applicable local, state,and federal laws and with conditions of approval warranted to ensure such compliance occurs in fact. E. DECISION In recognition of the findings and conclusions contained herein, and incorporating the Staff Report and public testimony and exhibits received in this matter, the hearings officer hereby approves CUP2012-00001 (East Butte Park), subject to the following conditions of approval: CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY ONSITE IMPROVEMENTS, INCLUDING GRADING, EXCAVATION AND/OR FILL ACTIVITIES: To be reviewed and approved by the Development Services Division (Gary Pagenstecher, 503-718-2434 and Todd Prager, 503-718-2700): 1. Prior to site work,the applicant shall submit construction details of the proposed bike racks consistent with bicycle parking design requirements. 2. Prior to site work, the applicant shall position tree protection measures as directed by the project arborist. The applicant shall allow access by the City Arborist for the purpose of monitoring and inspection of the tree protection to verify that the tree protection measures are performing adequately. Failure to follow the plan, or maintain tree protection fencing in the designated locations shall be grounds for immediate suspension of work on the site until remediation measures and/or civil citations can be processed. 3. If work is required within an established tree protection zone,the project arborist shall prepare a proposal detailing the construction techniques to be employed and the likely impacts to the trees. The proposal shall be reviewed and approved by the City Arborist before proposed work can proceed within a tree protection zone. The City Arborist may require changes prior to approval. The project arborist shall be on site while work is occurring within the tree protection zone and submit a summary report certifying that the work occurred per the proposal and will not significantly impact the health and/or stability of the trees. CUP2012-00001, VAR2012-00001 and SGN2012-00006 Hearings Officer Final Order (East Butte Park) Page 5 4. The applicant shall have an on-going responsibility to ensure that the Project Arborist has submitted written reports to the City Arborist, at least once every two weeks, as the Project Arborist monitors the construction activities from initial tree protection zone (TPZ) fencing installation through the building construction phases. The reports shall evaluate the condition and location of the tree protection fencing, determine if any changes occurred to the TPZ, and if any part of the Tree Protection Plan has been violated. If the amount of TPZ was reduced, then the Project Arborist shall certify that the construction activities did not adversely impact the overall, Ions-term health and stability of the tree(s). If the reports are not submitted to the City Arborist at the scheduled intervals, and if it appears the TPZ's or the Tree Protection Plan are not being followed by the contractor or a sub-contractor,the city can stop work on the project until an inspection can be done by the City Arborist and the Project Arborist. Prior to final inspection, the applicant shall submit a final report by the Project Arborist certifying the health of protected trees and that the street trees were properly planted per the approved street tree lan. Tree protection measures may be removed and final inspection authorized upon review and approval by the City Arborist. 5. Prior to site work,the applicant shall include a note on the construction plans which states: "Exercise extreme caution during ground disturbing activities for the project and if any cultural material is discovered during construction activities,all work shall cease immediately until a professional archaeologist can assess the discovery." To be reviewed and approved by Development Engineering: 6. Prior to site work, dedicate 7 feet of property as right-of-way(ROW) along the east property frontage on SW 103"I Avenue to meet the local street standard of 27 feet from centerline of ROW. 7. Prior to site work, provide an 8-foot PUE (Public Utility Easement)parallel to and adjacent to the new east ROW line along SW 1031'Avenue to accommodate the undergrounding of overhead utilities along the property frontage. 8. Prior to site work, the construction plans for SW 103`' shall include the following: ® 16 feet of pavement from centerline of ROW ® concrete curb ® storm sewers and other underground utilities ® 5-foot concrete sidewalk with sections meandering to avoid grade changes. Maintain 2%cross-slopes throughout. Vertical slopes greater than 5% should be avoided. The maximum vertical slope is 8.33%. Slopes between 5% and 8.33% must have a landing when the rise exceeds 30 inches. • 5-foot or greater planter exclusive of curb ® street trees spaced in accordance with City standards ® street signs,traffic control devices, and streetlights ® Other: 1. Tapers as needed to transition back to the existing street 2. 13-foot radii on all curb returns. 2. LIDA water quality treatment facilities in accordance with the approved plans. The street improvements on SW 103"I Avenue will be managed through the city's Capital Improvement Program process for construction of capital improvement projects. A PFI Permit will not be required for this project. CUP2012-00001, VAR2012-00001 and SGN2012-00006 Hearings Officer Final Order (East Butte Park) Page 6 9. Prior to site work, the applicant shall ensure compliance with Clean Water Services design and construction standards in the design and construction of the water quality treatment facilities on the project THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: To be reviewed and approved by Development Engineering: 10. Prior to the issuance of building permits, if the City Engineer deems a construction access and parking plan for the onsite construction phase is necessary,the applicant shall provide the plan for review and approval. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO A FINAL BUILDING INSPECTION. To be reviewed and approved by the Development Services Division (Gary Pagenstecher, 503-718-2434 and Todd Prager,503-718-2700): 11. Prior to a final building inspection,the applicant shall call for a final planning inspection to ensure the project was completed per the approved plan. To be reviewed and approved by Development Engineering: 12. Prior to a final building inspection,the applicant shall complete all the required public improvements (including undergrounding of utilities) and obtain conditional acceptance from the city. Place overhead utilities underground along the SW 103rd Avenue frontage. Any utility service to the site shall be installed underground as well. 13. Prior to a final building inspection, the applicant shall complete the installation of any underground service to the development. Connect to public sewer and pay the sewer reimbursement fee applicable at the time of connection. Connect to the existing water system in accordance with approved plans. Coordinate with the City of Tigard Water Division for this connection. 14. Prior to a final building inspection, the applicant shall record a 15-foot public storm drain easement on the property, 7.5 feet on each side of the centerline of the existing storm line. Provide a copy of the recorded easement to Development Engineering. 15. Prior to a final building inspection, the applicant shall provide Development Engineering with written confirmation from the professional engineer monitoring the work that the water quality facilities have been constructed and completed in conformance with Clean Water Services requirements and the approved plans. 16. Prior to a final building inspection, the applicant shall provide Development Engineering with one paper copy of the as-built drawings of the public improvements and electronic copies in DWG and PDF formats. CUP2012-00001, VAR2012-00001 and SGN2012-00006 Hearings Officer Final Order (East Butte Park) Page 7 THIS APPROVAL MUST BE IMPLEMENTED WITHIN 18 MONTHS FROM THE EFFECTIVE DATE OF THE HEARINGS OFFICER'S DECISION. DATED this day of April 2012. 606.0 Joe Turner, Esq., AICP City of Tigard Land Use Hearings Officer CUP2012-00001, VAR2012-00001 and SGN2012-00006 Hearings Officer Final Order (East Butte Park) Page 8 VICINITY MAP CUP2012-00001 VAR2012-00001 SGN2012-00006 a EAST BUTTE ▪ VIFW TER NEIGHBORHOOD PARK CC L _ INEZ ti' Subject Site 1,�RQOC,cr CANTERBUR)5 t ;<t MURDOCK PL 5 i. /f(-- MURnOCK LN �l , L ff If" 99W R i l.0 ! vM L Jr ct MUkUO(K ST — — � c MURUUCK 51 ` • -`— t d -..: .- 3• Information on this map Is for general location only and should be verified with the j Development Services Division. 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You did mention the affidavit of mailing.That too. Thank you, Gary I:\CURPLN\Gary\Conditional Use\CUP2012-00001 ( East Butte Herritage Park)\SETUP From: Shelley LaBarre Sent: Monday, April 30, 2012 4:33 PM To: Gary Pagenstecher Cc: Tom McGuire Subject: RE: Mailing Final Order East Butte Heritage Park Hello Gary, Several follow-up items: 1. I reviewed the digital recording to see if we missed any interested parties, they all signed the Sign-In sheet so we have a complete hearing record of them and their addresses. a. Attached: I have created address labels and will scan them for your record (affidavit of filing) if needed. b. Attached: the Sign in is also attached for the folder. 2. Rather than attach the audio file to an email, please send me a link to where you want the East Butte hearing digital recording to be placed. Have a good evening! Shelley From: Gary Pagenstecher Sent: Friday, April 27, 2012 1:15 PM To: Shelley LaBarre Cc: Tom McGuire Subject: Mailing Final Order East Butte Heritage Park Shelley, Welcome back- it's Monday morning! I have attached a Final Order that should be mailed today to correspond to the final date of April 30`n I have put the file on your desk and have prepared the final order. Please copy and mail today to Steve Martin, as applicant and owner, and to those people that testified at the hearing (I believe you have the sign in sheet). Please review the SOP for disposition of the hearing minutes- no hurry there-let's discuss. Thank you, Gary 1 i VICINITY MAP ' �� CUP2012-00001 I VAR2012 00001 N Q SGN2012-00006 C . ., . . _ .- EAST BUTTE M ' 0 VIEW FEK 1— NEIGHBORHOOD PARK Ce en t!' 0 4: !3 L - INEZ ST ='n!I • ' Subject Site . . Imo.. � •�� .• �g a7g1•I-R k CANTERBURY LN Cr ' i 41 I.r 4 ■ MURDONCUK RLDN OCK PL I ��� ' _if/jr -1----.-- µl �• 1 4 I� l_. = Q �����__�� ���4 ' ,y` yam_- J ,t I1 �r i ; 1"'' --�—� MOCK ST ttfisl-i���r:�.�..��� OA ST . _ ..ice'__ ---4- ri `_ _ } I ' �Ly r' -41 � : I 1 S 1-:__,., Information on this map is for general location /..1' •• - r� �} _ •y� only and should be verified with the ,J - _-- .- .› Development Services Division. DEL MONTE DR , �-:.. , - �= Approx.Scale 1:4,000-1 in=333 ft ` C� Map printed at 01 45 PM on 24-Feb-12 {( ? DATA IS DERIVED FROM MULTIPLE SOURCES.THE CITY OF TIGARD - '-�A-•L.. MANES NO WARRANTY,REPRESENTATION PRESS OR GUARANTEE AS TO THE •- THE DAT PROVIDED HEREIN THE CITY OF TIGARD SHALL ASSUME NC LABILITY FOR ANY ERRORS.OMISSIONS.OR INACCURACIES IN THE INFORMATION PROVIDED REGARDLESS OF HOW CAUSED. LADY MARION DR City of Tigard F eet 1ICAR MAPS 1T r,OR 7234 i 1 . 0 500 t _ , I II - I 1 �1 T www.tigardor.gov IR.\KD . i II III Notice of a Public Hearing — Type IIIA Conditional Use Permit (CUP) 2012-00001 T `'"R° Adjustment (VAR) 2012-00001 Sign (SGN) 2012-00006 Tigard Community Development Contact Information Date of Notice: Tuesday, March 27, 2012 To: Interested Persons Staff Contact: Gary Pagenstecher 503-718-2434 Garyp @tigard-or.gov Development is proposed in your neighborhood that requires a land use review. The Hearings Officer will conduct a public hearing beginning at 7:00 pm on Monday,April 23, 2012 in the Town Hall of the Tigard Civic Center at 13525 SW Hall Blvd.,Tigard, Oregon 97223. Anyone wishing to present written testimony on this proposed action may do so by sending it in writing to Gary Pagenstecher. We need to receive your written comments by 5:00 p.m. on Friday, April 13, 2012 . Please mail or deliver your comments to 13125 SW Hall Blvd.,Tigard, Oregon 97223. Include the Case ID Number: Permit (CUP) 2012-00001. Please address your comments to the appropriate staff person: Gary Pagenstecher. Anyone wishing to present oral testimony may do so at the hearing. Information About the Proposal Description of the Proposal: The City is requesting a conditional use permit to develop a new neighborhood park on a 3.06 acre parcel zoned residential. The proposed improvements include a playground, picnic area, picnic shelter,walking paths, lawn area, landscaping,a soft surface trail connecting 103rd 104th and 106th Avenues along the Murdock Street right-of-way, and quarter street improvements along 103rd Avenue. In addition, the applicant is requesting a special adjustment to the street improvement standards for a meandering sidewalk along SW 103rd Avenue and a sign permit for an entry sign. Applicant/ Steve Martin, Parks & Facilities Manager Owner : City of Tigard Parks Division 13125 SW Hall Blvd. Tigard, OR 97223 Click here to enter text. Proposal 10310 SW Canterbury Lane Address: City of Tigard,Community Development Division•13125 SW Hall Blvd.,Tigard,Oregon 97223 Legal Washing-'County Tax Assessor's Map 2S1 11 BC, Lot 02603. Description: Zoning. R-3.5: Low-Density Residential District Approval Community Development Code Chapters: 18.330, Conditional Use; 18.360, Site Criteria: Development Review; 18.370, Variances and Adjustments; 18.390, Procedures; 18.510, Residential Zoning Districts; 18.705,Access Egress and Circulation; 18.725,Environmental Performance Standards; 18.740, Historic Overlay; 18.745, Landscaping and Screening; 18.755, Mixed Solid Waste; 18.765, Off-Street Parking and Loading; 18.780, Signs; 18.790, Tree Removal;18.795,Visual Clearance; 18.810,Street and Utility Improvement Standards. What You Should Know About This Type IIIA Proposal This proposal requires a land use review. The goal of this notice is to invite interested parties to participate early in the decision-making process by submitting comments in writing during the open comment period or through oral testimony at the public hearing. The Community Development Department will be making a recommendation to the Hearings Officer on this proposal; our staff report and recommendation will be available for review at least seven days before the hearing. The final decision will be made by the Hearings Officer after consideration of the staff recommendation, relevant evidence and public comments received during the open comment period and at the hearing. The Hearings Officer's decision will be mailed to the applicant, to owners of property located within 500 feet of the proposal site and anyone who submitted written comments or is otherwise entitled to a decision notice. Public Information Requests: A copy of the application, documents and evidence considered will be contained in the public record and available for public review. If you would like to review this material at no cost, please schedule an appointment with Lora Garland, Records Management Specialist, 503-718- 2483. If you wish to receive copies of the materials,city records will prepare them for you at a reasonable cost. Public Comment and Hearing Process Information The public hearing on this matter will be conducted in accordance with the Tigard Development Code, Chapter 18.390 and rules of procedure adopted by the Tigard City Council which are available online or by request at City Hall. At the hearing, the Hearings Officer will receive a staff report presentation from the city planner, open the public hearing and invite both oral and written testimony. The Hearings Officer may continue the public hearing into an additional meeting in order to obtain more information or may close the public hearing and take action on the application. If evidence in support of the application is submitted less than seven days prior to the public hearing,any party is entitled to request a continuance of the hearing. If there is no continuance granted at the hearing, any participant in attendance may request that the record remain for at least seven additional days after the hearing. Appeal Information Failure to raise any issue regarding this proposal, either in person or in writing prior to the close of the public hearing, or failure to provide testimony or sufficient evidence to allow the hearings officer to City of Tigard,Community Development Division.13125 SW Hall Blvd.,Tigard,Oregon 97223 respond to the issue,precludes appeal to the Land Use Board of Appe, .eased on that issue. Failure of any party to address the relevant approval criteria with sufficient specificity may preclude subsequent appeals to the Land Use Board of Appeals or Circuit Court on that issue. Comments directed at the relevant approval criteria (Tigard Municipal Code) are what constitute relevant evidence. Details regarding the appeal process and requirements are contained within Tigard Municipal Code Chapter 18.390. There is a fee charged for appeals. Attachments Included in this Notice Zoning and site map. Notice to Mortgagee, Lienholder,Vendor, or Seller The Tigard Development Code requires that if you receive this notice it shall be promptly forwarded to the purchaser. Final Comment Deadline at 5 pm: Friday,April 13,2012 120 days =June 23, 2012 City of Tigard,Community Development Division•13125 SW Hall Blvd.,Tigard,Oregon 97223 c") � 0 . B tl 4 P z ., VICINITY MAP n ; _ 1 24_ ? = CUP2012-00001 ' 0 VAR2012-00001 ..-11 1 �_ W SGN2012-00006 ' a EAST BUTTE C7 a cc VIEW TER NEIGHBORHOOD PARK• =f ` E- f f '�i i `ar d , }t} . . .r INEZ ST i+•.. Subject Site �O L1��O0CK CANTERBURY!Pd w.;a.;r,: Cr MURD Jc 1:71'f--. ' )Pt R"7 I tj MURDOCkLn, �i s�;? ' �o rit—. r«. � _� � w na MURDOCK ST F ��� MURDOCK ST t ` — r Q { a [[77 •i- l I Information on this map is for general location- .".lJ only and shown he vantied with the rt `� r• �f L—� Q Development Services Division. DEL MONTE DR = APPron Scale 14,WO-1.n=333tt 0 l.•..�F?JI "p1`} .".:j: Map printed at 01.45 PM on 24-Feb-12 8 '.. _• ..-..i •- — — a ver S DEWED FROMM.r..awve ES DE C AFT.r�a0 ..ti!:. -l; L� .wESrawrm.wrr. rnoMpr nrrEEAarvTrE o oorTEM./000RFCY,Tab ORCOYRE oF•wror o { - ,iran,roeN.,NEN1001?NE C1rr OF T 1YO*YU ESNl1! J r r 1 r l I I I I Kptwnim.M+oo essMULE95 of NOM'C/Ir9FD N N LADY MARION DR City SW Hall t" Feet R° 1 T125sw H97223 TINA I t Tigard,OR 97223 C ECC } I 503639-4171 Iwww tgard-or gov N O �R7 ' H I-� x:00i .:r D) b • n • .h H[It N Pik4 a R-4. • (HD) i O cizi I c Li 1 d R-2 R-4.5 D 1 4 ,; R-12/..cp 1 ti CI - _fund . y U1 b4. R-25 T W • Tom 1 R-3.5 :F,..;f,[.iy iiiii R-4047 R-12 (PD) • G1 Lk OM" ' - i T ii ; R-3.5—(HD)3 A-25 (PD} - , I ¢ 0 ri a R-3.5 (PD) ag O II: I 0 R-7 N P4 n YJy W ! R-7 (PD) o t000 I Comments: NA City of Tigard,Community Development Division•13125 SW Hall Blvd.,Tigard,Oregon 97223 1t 410• , COMMUNITY NEWSPAPERS 6605 SE Lake had,Portland,OR 91222 PO On 22109 Portland 06012602100 Plane:503684-0360 Fax:503-620-3433 E-mall: sepals @commnewspapers.com AFFIDAVIT OF PUBLICATION State of Oregon, County of Washington, SS ', Charlotte Allsop, being the first duly sworn, PUBLIC HEARING ITEM: depose and say that I am the Accounting The following will be considered by the Manager of The Times (serving Tigard, II Tigard Hearings Officer on Monday April Tualatin & Sherwood), a newspaper of 23. 2012 at 7:00 PM at the Town Hal general circulation, published at Tigard, in the 13125 SW Hall Blvd.,Tigard,Oregon. Both . public oral and written testimony is invited. aforesaid county and state, as defined by The public hearing on this matter will be ORS 193.010 and 193.020, that TIGARD conducted in accordance with the Tigard Municipal Code and the rules of procedure City of Tigard adopted by the Council and available at Notice of Public Hearing/CUP2012-00001 City Hall or the rules of procedure set forth in Chapter 18.'390. TTI1649 Testimony may be submitted in writing prior to or at the public hearing or verbally at the public hearing only. Failure to raise an issue in person or by letter at some point prior to the close of A copy of which is hereto annexed, was the hearing accompanied by statements or evidence sufficient to published in the entire issue of said afford the decision-maker an opportunity to respond to the issue newspaper for precludes appeal to the Land Use Board of Appeals based on 1 that issue. Failure to specify the criterion from the Community week in the following issue: Development Code or Comprehensive Plan at which a comment April 5, 2012 is directed precludes an appeal based on that criterion. A copy of the application and all documents and evidence submitted by or on behalf of the applicant and the applicable ��n , UI``iK i , I I criteria are available for inspection at no cost. A copy of the l/` / { staff report will be made available for inspection at no cost at Charlotte Allsop (Accounting Manager) least seven(7)days prior to the hearing,and copies for all items can also be provided at a reasonable cost. Subscribed and sworn to before me this Further information may be obtained from the Planning Division (staff contact: Gary Pagenstecher. Associate Planners at April 5, 2012. 13125 SW Hall Blvd., Tigard, Oregon 97223, by calling 503- 718-2434.or by e-mail to garypa.tiaard-or.gov. CONDITIONAL USE PERMIT (CUP)2012-00001/SIGN(SGN)2012-00001/ADJUSTMENT NOTARY PUBLIC FOR VN �'�)2012-00001/SIGN(S 2012-00006 -EAST BUTTE HERITAGE NEIGHBORHOOD PARK- �ly commission expires I �/S ' REQUEST: The City is requesting a conditional use permit to develop a new neighborhood park on a 3.06 acre parcel Acct#10093001 zoned residential. The proposed improvements include a "Attn: Gary Pagenstecher playground, picnic area, picnic shelter, walking paths, lawn City of Tigard area, landscaping, a soft surface trail connecting 103rd 104th 13125 SW Hall Blvd and 106th Avenues along the Murdock Street right-of-way, 1 25,SW 97223 and quarter street improvements along 103rd Avenue. In Tigard, addition, the applicant is requesting a special adjustment to the street improvement standards for a meandering sidewalk Size: 2 x 11.75" along SW 103rd Avenue and a sign permit for an entry sign. Amount Due: $196.22* LOCATION: The property is located at 10310 SW Canterbury *Please remit to address above Lane.The site is bounded by SW Canterbury on the north,SW 1 nerd strqtt„Qn t tt east- an( SW Murdock Street ROW on • NOTARY PUBLIC-OREGON // 1(f 1 OMM COMMISSION NO.461515 MY COMMISSION EXPIRES SEPTEMBER 01,2015 Gary Pagenstecher From: LFaxon @CommNewspapers.com Sent: Tuesday, March 27, 2012 12:26 PM To: Gary Pagenstecher Subject: RE: East Butte Heritage Neighborhood Park Good Afternoon Gary, Notice received. I will get this notice with map in the April 5th edition of The Times. Once published, I will send affidavits of publication to your attention. Thank you, Louise Faxon Legal Advertising Community Newspapers/Portland Tribune 6605 SE Lake Rd,Portland 97222-2161 PO Box 22109,Portland OR 97269-2109 (503)546-0752; fax(503)620-3433 Legals Notices are online at: http://publicnotices.portlandtribune.com From: Gary Pagenstecher f mailto:GarypCa�tigard-or.govl Sent: Tuesday, March 27, 2012 11:30 AM To: Louise Faxon Subject: East Butte Heritage Neighborhood Park Louise, Please let me know if these attachments are according to Hoyle. Of course, the city will need an affidavit of notice. Thanks, Gary Gary Pagenstecher Associate Planner Community Development City of Tigard 13125 SW Hall Blvd. Tigard, OR 97223 Phone: 503-718-2434 Fax: 503-718-2748 Email:garvp @tgard-or.gov DISCLAIMER: E-mails sent or received by City of Tigard employees are subject to public record laws. If requested, e-mail may be disclosed to another party unless exempt from disclosure under Oregon Public Records Law. E-mails are retained by the City of Tigard in compliance with the Oregon Administrative Rules "City General Records Retention Schedule." 1 IIICity of Tigard • ■ PLEASE PLACE UNDER CITY OF TIGARD LOGO IN THE LEGALS TIGARD SECTION OF THE TIGARD TIMES, THE FOLLOWING: PUBLIC HEARING ITEM: The following will be considered by the Tigard Hearings Officer on Monday April 23, 2012 at 7:00 PM at the Town Hall, 13125 SW Hall Blvd.,Tigard,Oregon. Both public oral and written testimony is invited. The public hearing on this matter will be conducted in accordance with the Tigard Municipal Code and the rules of procedure adopted by the Council and available at City Hall or the rules of procedure set forth in Chapter 18.390. Testimony may be submitted in writing prior to or at the public hearing or verbally at the public hearing only. Failure to raise an issue in person or by letter at some point prior to the close of the hearing accompanied by statements or evidence sufficient to afford the decision-maker an opportunity to respond to the issue precludes appeal to the Land Use Board of Appeals based on that issue. Failure to specify the criterion from the Community Development Code or Comprehensive Plan at which a comment is directed precludes an appeal based on that criterion. A copy of the application and all documents and evidence submitted by or on behalf of the applicant and the applicable criteria are available for inspection at no cost. A copy of the staff report will be made available for inspection at no cost at least seven (7) days prior to the hearing,and copies for all items can also be provided at a reasonable cost. Further information may be obtained from the Planning Division (staff contact: Gary Pagenstecher,Associate Planner) at 13125 SW Hall Blvd.,Tigard, Oregon 97223,by calling 503-718-2434,or by e-mail to garyp @tigard-or.gov. CONDITIONAL USE PERMIT (CUP) 2012-00001/ADJUSTMENTS (VAR) 2012-00001&2012-00006 - EAST BUTTE HERITAGE NEIGHBORHOOD PARK - REQUEST: The City is requesting a conditional use permit to develop a new neighborhood park on a 3.06 acre parcel zoned residential. The proposed improvements include a playground, picnic area, picnic shelter, walking paths, lawn area, landscaping, a soft surface trail connecting 103rd 104th and 106th Avenues along the Murdock Street right-of-way, and quarter street improvements along 103`d Avenue. In addition, the applicant is requesting a special adjustment to the street improvement standards for a meandering sidewalk along SW 103rd Avenue and a sign permit for an entry sign. LOCATION: The property is located at 10310 SW Canterbury Lane. The site is bounded by SW Canterbury on the north, SW 103rd Street on the east, and SW Murdock Street ROW on the south;Washington County Tax Assessor's Map 2S111BC, Tax Lot 02603. ZONE: R-3.5: The R-3.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 10,000 square feet. Duplexes are permitted conditionally. Some civic and institutional uses are also permitted conditionally. COMPREHENSIVE PLAN DESIGNATION: Low Density Residential. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters: 18.330, Conditional Use; 18.360, Site Development Review; 18.370, Variances and Adjustments; 18.390, Procedures; 18.510, Residential Zoning Districts; 18.705, Access Egress and Circulation; 18.725, Environmental Performance Standards; 18.740, Historic Overlay; 18.745, Landscaping and Screening; 18.755, Mixed Solid Waste; 18.765, Off-Street Parking and Loading; 18.780, Signs; 18.790, Tree Removal; 18.795, Visual Clearance; 18.810, Street and Utility Improvement Standards. TT PUBLISH DATE: APRIL 5,2012 (PLEASE PUBLISH THE VICINITY MAP INCLUDED WITH THIS EMAIL WITH THIS LEGAL NOTICE. THANK YOU.) t • VICINITY MAP H i mt 1 CUP2012-00001 T ---Ti -1- __+ VAR2012-00001 C SGN2012-00006 • T Ef €3 . -- _ a ; EAST BUTTE o VIEW TER NEIGHBORHOOD PARK '' c l l m o - _n e-• ^ N 11. .:?_, INEZ51 j `'=;,..:i- !�` Subject Site AMU r OCkET CANTERBURY L! MURDOCK PL -.� , ; i.i... • ■ MURDoc K IN I L'r ��,�D♦+♦O� ++ r Tp l IJJ l .. .. .. ... ............... I- r t. �' lJ DOCK ST ,,er+.e..-:r:--4-4 MURDOCK ST Tom - [ • Ei. : • I- •_ y a • Ill .. r - �] `• y ; Information on this map is for general location y'. ] L..._,'? I _ yD only and should be verified with the 6_r.,, ;_1 f'�.`� _ _ - - .. -.- ,� Development Services Division. ,,�`J f;• 4A.. r;. OEL MONTE DR a ..,� fc = Approx.Scale 1:4,000-1 in=333 ft •..� C 1 - 0 Map punted at 01:45 PM on 24-Feb-12 f ' o 14' l DATA IS DERIVED FROM MULTIPLE SOURCES THE CITY OF TIGARD i F.'`„ MAKES NO WARRANTY REPRESENTATION OR GUARANTEE AS TO THE - .� •. --- .. �., �- CONTEST ACCURACY TIMELINESS OR COMPLETENESS OF ANY OF --� '-- - - - - -. THE DATA PROVIDED HEREIN.THE CITY OF TIGARD SHALL ASSUME NO ` LIABILITY FOR ANY ERRORS.OMISSIONS,OR INACCURACIES IN THE I I INFORMATION PROVIDED REGARDLESS OF HOW CAUSED. L I • I LADY MARION DR .. . D 131City of Tigard 25 SW Hall Blvd 0 Feet X00 } ' TIGARM1 Ti5036 9-417123 a . www.tigardor.gov t i L,`k D _ Gary Pagenstecher From: Nancy Lof Sent: Wednesday, March 28, 2012 8:45 AM To: Gary Pagenstecher Subject: RE:Web Post for Conditional Use Permit Gary, The hearings officer hearing has been posted: http://www.tigard-or.gov/city hall/public notices/default.asp http://www.tigard-or.gov/community/calendar/calendar.asp Thanks! Nancy From: Gary Pagenstecher Sent: Tuesday, March 27, 2012 12:41 PM To: Nancy Lof Subject: Web Post for Conditional Use Permit Nancy, Please post to the web per attached. Thank you, Gary Gary Pagenstecher Associate Planner Community Development City of Tigard 13125 SW Hall Blvd. Tigard, OR 97223 Phone: 503-718-2434 Fax: 503-718-2748 Email:garyp@tigard-or.gov DISCLAIMER: E-mails sent or received by City of Tigard employees are subject to public record laws. If requested, e-mail may be disclosed to another party unless exempt from disclosure under Oregon Public Records Law. E-mails are retained by the City of Tigard in compliance with the Oregon Administrative Rules "City General Records Retention Schedule." 1 . .� • f PLEASE POST ON THE CITY'S WEBSITE AT http://www.tigard- or.gov/city hall/public notices/default.asp and http://www.tigard- or.gov/community/calendar/calendar.asp PUBLIC HEARING: Hearings Officer • Monday, April 23, 2012, 7:00 p.m. • Tigard Civic Center - Town Hall, 13125 SW Hall Blvd., Tigard, Oregon 1. EAST BUTTE HERITAGE NEIGHBORHOOD PARK, Conditional Use Permit(CUP)2012-00001/ADJUSTMENT (VAR) 2012-00001/SIGN PERMIT(SGN) 2012-00006 2. The City is requesting a conditional use permit to develop a new neighborhood park on a 3.06 acre parcel zoned residential.The proposed improvements include a playground, picnic area, picnic shelter, walking paths, lawn area, landscaping, a soft surface trail connecting 103rd 104th and 106th Avenues along the Murdock Street right- of-way, and quarter street improvements along 103rd Avenue. In addition, the applicant is requesting a special adjustment to the street improvement standards for a meandering sidewalk along SW 103rd Avenue and a sign permit for an entry sign. STAFF CONTACT: Gary Pagenstecher, Planning Department, 503-718-2434 AFFIDAVIT OF POSTING NOTICE OF A LAND USE PROPOSAL IMPORTANT NOTICE: in THIS AFFIDAVIT MUST BE ACCOMPANIED BY A COPY I OF THE NOTICE THAT WAS POSTED ON THE SITE. TIGARD In the Matter of the Proposed Land Use Applications for: Land Use File Nos.: CUP2012-00001/VAR2012-00001/SGN2011-00006 Land Use File Name: EAST BUTTE HERITAGE NEIGHBORHOOD PARK I, Gary Pagenstecher.Associate Planner for the City of Tigard, do affirm that I posted notice of the land use proposal affecting the land located at (state the approximate location(s) IF no address(s) and/or tax lot(s) currently registered) , and did personally post notice of the Public Hearing on the proposed land use application(s) by means of weatherproof posting in the general vicinity of the affected territory, a copy of said notice being hereto attached and by reference made a part hereof,on the 2 l `day of / ry ,20/2 . 0 . Signa • : of 'e -.n Who Perform !osting (In the 'resence of the Notary) (THIS SECTION FOR A STATE OF OREGON,NOTARY PUBLIC TO COMPLETE/NOTARIZE) STATE OF OREGON ) County of Washington ) ss. Subscribed and sworn/affirmed before me on the 27 day of RA IZ Llt ,20 i'L.. 4'r.. OFFICIAL SEAL 0":" KRISTIE J PEERMAN ' NOTARY PUBLIC OREGON COMMISSION N0. 459737 Mr COMMISSION EXPIRES JULY 21,2115 NOT Y PUBL OF OREGON My Commission Expires: 2 8, aors h:\login\patty\masters\affidavit of posting for applicant to post public hearing.doc NOTICE OF PUBLIC HEARING The following will be considered by the Tigard Hearings Officer on Monday April 23, 2012 at 7:00 PM at the TOWN HALL OF THE TIGARD CIVIC CENTER AT 13125 SW HALL BOULEVARD, Tigard, Oregon. Both public oral and written testimony is invited. The public hearing on this matter will be conducted in accordance with the Tigard Municipal Code and the rules of procedure adopted by the Council and available at City Hall or the rules of procedure set forth in Chapter 18.390. Testimony may be submitted in writing prior to or at the public hearing or verbally at the public hearing onle Failure to raise an issue in person or by letter at some point prior to the close of the hearing accompanied by statements or evidence sufficient to afford the decision-maker an opportunity to respond to the issue precludes appeal to the Land Use Board of Appeal based on that issue. Failure to specify the criterion from the Community Development Code or Comprehensive Plan at which a comment is directed precludes an appeal based on that criterion. A copy of the application and all documents and evidence submitted by or on behalf of the applicant and the applicable criteria are available for inspection at no cost. A copy of the staff report will be made available for inspection at no cost at least seven (7) days prior to the hearing, and copies for all items can also be provided at a reasonable cost. Further information may be obtained from the Planning Division (staff contact: Gary Pagenstecher, Associatiii Planner) at 13125 SW Hall Blvd., Tigard, Oregon 97223, by calling 503-639-4171, or by email t garyp @tigard-or.gov. CONDITIONAL USE PERMIT (CUP) 2012-00001 ADJUSTMENT (VAR) 2012-00001 SIGN (SGN) 2012-00006 - WESTSIDE CHRISTIAN HIGH SCHOOL - REQUEST: The City is requesting a conditional use permit to develop a new neighborhood park on • a 3.06 acre parcel zoned residential. The proposed improvements include a playground, picnic area, ' picnic shelter, walking paths, lawn area, landscaping, a soft surface trail connecting 103rd 104th and 106th Avenues along the Murdock Street right-of-way, and quarter street improvements along 103rd Avenue. In addition, the applicant is requesting a special adjustment to the street improvement standards for a meandering sidewalk along SW 103rd Avenue and a sign permit for an entry sign. LOCATION: The property is located at 10310 SW Canterbury Lane. The site is bounded by SW Canterbury on the north, SW 103rd Street on the east, and SW Murdock Street ROW on the south; Washington County Tax Assessor's Map 2S111BC, Tax Lot 02603. ZONE: R-3.5: The R-3.5 district is designed to accommodate detached single-family homes with or without accessory residentia g g Y rY units at a minimum lot size of 10,000 square feet. Duplexes are permitted conditionally. Some civic and institutional uses are also permitted conditionally. COMPREHENSIVE PLAN DESIGNATION: Low Density Residential. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters: 18.330, Conditional Use; 18.360, Site Development Review; 18.370, Variances and Adjustments; 18.390, Procedures; 18.510, Residential Zoning Districts; 18.705, Access Egress and Circulation; 18.725, Environmental Performance Standards; 18.740, Historic Overlay; 18.745, Landscaping and Screening; 18.755, Mixed Solid Waste; 18.765, Off-Street Parking and Loading; 18.780, Signs; 18.790, Tree Removal; 18.795, Visual Clearance; 18.810, Street and Utility Improvement Standards. IP AFFIDAVIT OF MAILING •. • TIGARD I, Shelley Labarre, being first duly sworn/affirm, on oath depose and say that I am a Planning Administrative Assistant for the City of Tigard,Washington County,Oregon and that I served the following: {Chuck Appaopnate Box(s)Below) © NOTICE OF PUBLIC HEARING FOR: CUP2012-00001/VAR2012-00001 /SGN2012-00006 East Butte Heritage Park HEARING BODY: HEARING DATE: ❑ City of Tigard Planning Director ® Tigard Hearings Officer April 23,2012 ❑ Tigard Planning Commission El Tigard City Council A copy of the said notice being hereto attached, marked Exhibit "A", and by reference made a part hereof, was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit "B", and by reference made a part hereof, on April 6,2012,and deposited in the United States Mail on ,2012 postage prepaid. 44rT47&no on tha ent STATE OF OREGON County of Washington ss. City of Tigard � J Subscribed and sworn/affirmed before me on the 4 r day of A el ,2012. ?.: SHIRLEY L SEAL at-at ,,�. ` / cOIAMISSION NO.469846 N ARY PURL F OREGON MY COMPASSION EXPIRES JULY 06,2016 ?� /� My Commission Expires: `3 71 Notice of a Public Hearing - Type IIIA ..d. Conditional Use Permit (CUP) 2012-00001 EXHIBIT , T I G A R D Adjustment (VAR) 2012-00001 Sign (SGN) 2012-00006 Tigard Community Development Contact Information Date of Notice: Tuesday, March 27, 2012 To: Interested Persons Staff Contact: Gary Pagenstecher 503-718-2434 Garyp @tigard-or.gov Development is proposed in your neighborhood that requires a land use review. The Hearings Officer will conduct a public hearing beginning at 7:00 pm on Monday,April 23, 2012 in the Town Hall of the Tigard Civic Center at 13525 SW Hall Blvd.,Tigard, Oregon 97223. Anyone wishing to present written testimony on this proposed action may do so by sending it in writing to Gary Pagenstecher. We need to receive your written comments by 5:00 p.m. on Friday, April 13, 2012 . Please mail or deliver your comments to 13125 SW Hall Blvd.,Tigard, Oregon 97223. Include the Case ID Number: Permit (CUP) 2012-00001. Please address your comments to the appropriate staff person: Gary Pagenstecher. Anyone wishing to present oral testimony may do so at the hearing. Information About the Proposal Description of the Proposal: The City is requesting a conditional use permit to develop a new neighborhood park on a 3.06 acre parcel zoned residential. The proposed improvements include a playground, picnic area,picnic shelter,walking paths,lawn area, landscaping, a soft surface trail connecting 103rd 104th and 106th Avenues along the Murdock Street right-of-way, and quarter street improvements along 103rd Avenue. In addition, the applicant is requesting a special adjustment to the street improvement standards for a meandering sidewalk along SW 103rd Avenue and a sign permit for an entry sign. Applicant/ Steve Martin, Parks & Facilities Manager Owner : City of Tigard Parks Division 13125 SW Hall Blvd. Tigard, OR 97223 Click here to enter text. Proposal 10310 SW Canterbury Lane Address: City of Tigard,Community Development Division•13125 SW Hall Blvd.,Tigard,Oregon 97223 Legal Washinguin County Tax Assessor's Map 2S111BC, ax Lot 02603. Description: Zoning: R-3.5: Low-Density Residential District Approval Community Development Code Chapters: 18.330, Conditional Use; 18.360, Site Criteria: Development Review; 18.370, Variances and Adjustments; 18.390, Procedures; 18.510, Residential Zoning Districts; 18.705,Access Egress and Circulation; 18.725,Environmental Performance Standards; 18.740, Historic Overlay; 18.745, Landscaping and Screening; 18.755, Mixed Solid Waste; 18.765, Off-Street Parking and Loading; 18.780, Signs; 18.790, Tree Removal;18.795,Visual Clearance; 18.810,Street and Utility Improvement Standards. What You Should Know About This Type IIIA Proposal This proposal requires a land use review. The goal of this notice is to invite interested parties to participate early in the decision-making process by submitting comments in writing during the open comment period or through oral testimony at the public hearing. The Community Development Department will be making a recommendation to the Hearings Officer on this proposal; our staff report and recommendation will be available for review at least seven days before the hearing. The final decision will be made by the Hearings Officer after consideration of the staff recommendation, relevant evidence and public comments received during the open comment period and at the hearing. The Hearings Officer's decision will be mailed to the applicant, to owners of property located within 500 feet of the proposal site and anyone who submitted written comments or is otherwise entitled to a decision notice. Public Information Requests: A copy of the application, documents and evidence considered will be contained in the public record and available for public review. If you would like to review this material at no cost, please schedule an appointment with Lora Garland, Records Management Specialist, 503-718- 2483. If you wish to receive copies of the materials, city records will prepare them for you at a reasonable cost. Public Comment and Hearing Process Information The public hearing on this matter will be conducted in accordance with the Tigard Development Code, Chapter 18.390 and rules of procedure adopted by the Tigard City Council which are available online or by request at City Hall. At the hearing, the Hearings Officer will receive a staff report presentation from the city planner, open the public hearing and invite both oral and written testimony. The Hearings Officer may continue the public hearing into an additional meeting in order to obtain more information or may close the public hearing and take action on the application. If evidence in support of the application is submitted less than seven days prior to the public hearing,any party is entitled to request a continuance of the hearing. If there is no continuance granted at the hearing, any participant in attendance may request that the record remain for at least seven additional days after the hearing. Appeal Information Failure to raise any issue regarding this proposal, either in person or in writing prior to the close of the public hearing, or failure to provide testimony or sufficient evidence to allow the hearings officer to City of Tigard,Community Development Division.13125 SW Hall Blvd.,Tigard,Oregon 97223 respond to the issue, precludes Llii appeal to the Land Use Board of Appea. based on that issue. Failure of any party to address the relevant approval criteria with sufficient specificity may preclude subsequent appeals to the Land Use Board of Appeals or Circuit Court on that issue. Comments directed at the relevant approval criteria (Tigard Municipal Code) are what constitute relevant evidence. Details regarding the appeal process and requirements are contained within Tigard Municipal Code Chapter 18.390. There is a fee charged for appeals. Attachments Included in this Notice Zoning and site map. Notice to Mortgagee, Lienholder,Vendor, or Seller The Tigard Development Code requires that if you receive this notice it shall be promptly forwarded to the purchaser. Final Comment Deadline at 5 pm: Friday,April 13,2012 120 days =June 23, 2012 City of Tigard,Community Development Division•13125 SW Hall Blvd.,Tigard,Oregon 97223 n cn 9 4 �G z �F VICINITY MAP _ - z c N _ _I=�. _ . _1 __ CUP2012-00001 -" _ r-_ __._.....,,._-__1_ VAR2012-00001 SGN2012-00006 a, ' a EAST BUTTE n a VIEW TER �'� NEIGHBORHOOD PARK I u INEZ S.T . ; Subject Site M�ROOCK CANTF[?iil iw r.� r:_ . -i ....4: CT _ MURDOCK P1 ( _� ' „ p ;- C7 MI IRn,,, �r„ I T P O L ±I i I . } !'. 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Josh Thomas Susan Beilke 10372 SW Bonanza Way 11755 SW 114th Place Tigard, OR 97224 Tigard, OR 97223 EXHIBIT Gretchen Buehner David Walsh 13249 SW 136th Place 10236 SW Stuart Court Tigard, OR 97224 Tigard, OR 97223 Shannen Williams Rappold Marketing/Business Development Manager Patty Newth Perlo Construction 12180 SW Merestone Court 7190 SW Sandburg Street Tigard, OR 97223 Portland, OR 97223 Tim Esau Heidi Brenneman PO Box 230695 11680 SW Tigard Drive Tigard, OR 97281 Tigard, OR 97223 CPO 4B Lora Garland 16200 SW Pacific Highway, Suite H242 Records Management Specialist Tigard, OR 97224 13125 SW Hall Blvd Tigard, OR 97223 Ross Sundberg 16382 SW 104th Avenue Tigard, OR 97224 Brian Wegener 9830 SW Kimberly Drive Tigard, OR 97224 Todd Harding and Blake Hering Jr. Norris Beggs & Simpson 121 SW Morrison, Suite 200 Portland, OR 97204 Rex Caffall 13205 SW Village Glenn Tigard, OR 97223 John Frewing 7110 SW Lola Lane Tigard, OR 97223 CITY OF TIGARD - SOUTH INTERESTED PARTIES (pg. I of I) (i:\curpin\setup\labels\CIT South.doc) UPDATED: 1-Jul-11 2S111BC04300 WILDER,RANDY A/JANETTE L 14541 SW 100TH AVE TIGARD,OR 97224 2S110AD00610 WILLIAMS,TERRY T LONGORIA,MARLENE K 10625 SW CANTERBURY LN TIGARD,OR 97223 2S111BC05000 YOX FAMILY LIVING TRUST 14730 SW 103RD AVE TIGARD,OR 97224 2S110AD03700 2S110AD02200 STRICKLER,JAMES P&TINA R UHLER,ANN S& 14677 SW 106TH AVE COATES,LAURA C TIGARD,OR 97224 14684 SW 106TH AVE TIGARD,OR 97224 2S110AD07810 2S 10A008690 TARLOW, DONALD 0/PATRICIA A UN \•WN OWNER 4974 CASCARA LN , 0,4 1 LAKE OSWEGO,OR 97035 2S110AD0':s. 2S110AD04201 TARLOW, •■'NALD 0/PATRICIA A USA SECRETARY OF HOUSING&URBAN 4974 C•.CA'• N BY SHAPIRO&SUTHERLAND LLC LAKE •SWEGO,OR 97035 5501 NE 109TH CT,SUITE N VANCOUVER,WA 98662 2S111C800900 2S110AD07700 THOMAS,DON W BONNIE L VACHAL,JANET L 14940 SW 103RD AVE 6843 SW 63RD AVE TIGARD,OR 97224 PORTLAND,OR 97219 2S111CB02700 2S 10AD07710 THOMAS,DONALD W VA AL, NET L BONNIE L 6843 63RD AVE 14940 SW 103RD PORT D,OR 97219 TIGARD,OR 97224 2S111BCO2603 2S110AD03800 TIGARD,CITY OF WENSTRAND,ROBERT G&HEATHER 13125 SW HALL BLVD 14661 SW 106TH AVE TIGARD,OR 97223 TIGARD,OR 97224 2S111BCO2600 2S110AD00810 TIGARD,CITY OF&TIGARD WATER D WHITMORE,DOUGLAS DURHAM,CITY OF& KING CITY,CITY 14803 SW 10TH AVE BY TIMOTHY V RAMIS TIGARD,OR 97224 TWO CENTERPOINTE,6TH FLOOR LAKE OSWEGO,OR 97035 2S110AD05800 2S110AD08510 TREAT,SHIRLEY L WHITMORE,DOUGLAS E&GWENDOLYN 14900 SW 106TH AVE 10621 SW CANTERBURY LN TIGARD,OR 97224 TIGARD,OR 97224 2S110AD04800 2S1 0AD0 0 TRUHN,SALLY E WHIT O ,DOUGLAS E&GWENDOLYN 14800 SW 106TH AVE 10621 CANTERBURY LN TIGARD,OR 97224 TIGA , 97224 2S110AD02210 2S111BC04400 UHLER,ANN S& WILDER, RANDY A&JANETTE L COATES,LAURA C COCHRAN,BOYD C&WANDA J 14684 SW 106TH AVE WESTENHAVER,DANA L&MARY LYN T TIGARD,OR 97224 14563 SW 100TH AVE TIGARD,OR 97224 2S110AD08200 2S110AD04700 PHILLIPS,JAMES RICHARD& RICHARDSON,DAVID E ANNE CLAIRE 10570 SW MURDOCK ST 14809 SW 106TH AVE TIGARD,OR 97224 TIGARD,OR 97224 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2S110AD08700 NIKKA ,JANICE M PACIFIC CREST INVESTORS LLC 1485 106TH PO BOX 62 TIG D, 97224 KENTFIELD,CA 94914 2S111BCO2302 2S110AD08801 NOKES,DESTON S PAC FIC C EST INVESTORS LLC 15532 SW PACIFIC HWY PO B X 2 STE C-1 B#22 KENT LD,CA 94914 TIGARD,OR 97224 2S111BCO2303 2S110AD05310 NOKES,KATHY EVELYN PARSONS,LYNDA L PO BOX 230231 14020 SW 98TH AVE TIGARD,OR 97281 TIGARD,OR 97224 2S110AD07500 2S110AD05300 NOPP,MICHAEL&TERRI PARSONS, LYNDA L 10380 SW WASHINGTON ST 14020 SW 98TH AVE PORTLAND,OR 97225 TIGARD,OR 97224 2S110AD07 0 2S110AD04220 NOPP, AEL&TERRI PHH MORTGAGE CORP 10380 S ASHINGTON ST ATTN: REO DEPT PORT D, R 97225 2001 BISHOPS GATE BLVD MT LAUREL,NJ 08054 2S110AD04202 2S111BC01100 O'HAGAN,JEANNINE PHILLIPS,AMY 14625 SW 106TH AVE LINN,JEREMY J TIGARD,OR 97224 10220 SW VIEW TER TIGARD,OR 97224 2S111BC00800 2S111BCO2501 KNIGHT,W A LIVING TRUST MAYS,KENNETH W&KARLEEN R 10175 SW INEZ ST 10115 SW MURDOCK ST TIGARD,OR 97224 TIGARD,OR 97224 2S110AD01500 2S111BC00700 LAMONTAGNE,ABIGAIL 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2S111CB00700 DAVIS,CHERYL J ETZEL,PATRICIA L 10621 SW MURDOCK ST STOW,JIM A TIGARD,OR 97224 14860 SW 103RD AVE TIGARD,OR 97224 2S110AD031 0 2S111BC03700 DAVI C RYL J FAIRLEY,RONALD S&KAREN S 10621 MURDOCK ST 10420 SW VIEW TERRACE TIGA , 97224 TIGARD,OR 97224 2S110AD01100 2S111BCO2300 DELERMA,GLADYS FANTZ FAMILY REVOCABLE LIVING TR DHONDT,ELENA G 14530 SW 103RD AVE 10615 SW CANTERBURY LN TIGARD,OR 97224 TIGARD,OR 97224 2S110AD01110 2S110AD05410 DEL RM ,GLADYS FLORES,JOSE VELASCO DHO ,ELENA G VELASCO,TERESA L 10615 CANTERBURY LN 14862 SW 106TH AVE TIGA 97224 TIGARD,OR 97224 2S111CB01304 2S110AD05400 DERIDDER,JANET E FLO ES, SE VELASCO 10365 SW DEL MONTE DR VELA ,TERESA L TIGARD,OR 97224 1486 W 106TH AVE TIG OR 97224 2S111CB01303 2S111CB00103 DEVERS,JAMES R&SUSAN M FOSTER,CRAIG A&CAREN L 14870 SW 104TH AVE 10200 SW MURDOCK ST TIGARD,OR 97224 TIGARD,OR 97224 2S111CB00300 2S111BC04500 DICKEY,TIMOTHY A FRISWOLD,JAMES E&DIANA J KEENAN,LISA 14700 SW 103RD AVE 14875 SW 103RD AVE TIGARD,OR 97224 PORTLAND,OR 97224 2S110AD 203 2S110AD096 BUK ,MIWAKO CALW Y H L HOMEOWNERS ASSOC 14615 106TH AVE BY ST DKINS BUILDER,INC TIG D, R 97224 8459 S RBUR BLVD PORT ND, R 97223 2S110AD08100 2S110AA9 00 BURGER,MEGAN CAN URY HEIGHTS CONDOMINIUMS, 14825 SW 106TH AVE THE O ERS OF ALL UNITS TIGARD,OR 97224 , 00 00 2S110AD04600 2S110AD90000 CAGLE,RAYMOND E&GLORIA P CAN RY WOODS CONDO 10560 SW MURDOCK ST UNIT ERS TIGARD,OR 97224 , 0 000 2S110AD02810 2S110AD03600 CAGLE,THOMAS E LIVING TRUST CHAMBERS,HELEN A PO BOX 26 14685 SW 106TH AVE TUALATIN,OR 97062 TIGARD,OR 97224 2S1 0AD028 2S110AD07600 CAGL T MAS E LIVING TRUST COLLIGAN,PAUL W&HEIDI L PO BO 6 14873 SW 106TH ST TUA TI ,OR 97062 TIGARD,OR 97224 2S110AD09800 2S110AD07610 GALWAY HILL HOMEOWNERS ASSOC COLL A ,PAUL W&HEIDI L BY STAN ADKINS BUILDER, INC 14873 S 106TH ST 8459 SW BARBUR BLVD TIGA , R 97224 PORTLAND,OR 97223 2S110AD09700 2S110AD04900 CALW HIL OMEOWNERS ASSOC CONNET,JOHN ROBERT&C JANE BY STA KINS BUILDER,INC 8416 SW 57TH 8459 SW RBUR BLVD PORTLAND,OR 97219 PORT ND, R 97223 2S110AD01200 25111BC04800 CALWAY IL OMEOWNERS ASSOC COOPER,THEODORE P& BY STAN A INS BUILDER, INC SHELLEY R 8459 SW A BUR BLVD 10198 SW INEZ ST PORT D, 97223 TIGARD,OR 97224 2S110AD09400 2S111BCO2503 CALWAY IL OMEOWNERS ASSOC CORLISS,JAMES L&CORA K BY STAN INS BUILDER,INC 9750 SW INEZ 8459 SW A BUR BLVD TIGARD,OR 97224 PORT ND,0 97223 2S110A 09500 2S110AD02010 CALWA ILLMEOWNERS ASSOC CRIST,DAVID L&BARBARA A BY STAN (INS BUILDER, INC 14672 SW 106TH AVE 8459 SW BUR BLVD TIGARD,OR 97223 PORT D, 97223 2S111CB00104 2S110AD02310 ALEXANDER,RONALD E BENZ,FRED S MARY T PO BOX 230029 10150 SW MURDOCK ST TIGARD,OR 97281 TIGARD,OR 97223 2S111CB00102 2S110ADO2 0 ALEXANDER,RONALD E BEN F D S MARY T PO B 230029 10150 SW MURDOCK TIG D, R 97281 TIGARD,OR 97223 2S110AD06000 2S111BC03800 BALFOUR,DONNA D&GENE A BERTULEIT,MIRIAM R/DANIEL TRS 10545 SW DEL MONTE DR 10390 SW VIEW TERRACE ST TIGARD,OR 97224 TIGARD,OR 97224 2S111CB01301 2S111BCO2900 BANFORD,ROBERT D BOEHR, IRWIN I AND PATRICIA L BETTY R TRUSTEES 14790 SW 104TH 10470 SW VIEW TERRACE TIGARD,OR 97223 TIGARD,OR 97224 2S111CB02600 2S111CB01310 BARTON,RICHARD M&DIANE M BRADSHAW-BAKER,LEANNE BARTON REV LIV TRUST 14825 SW 104TH AVE 14915 SW 100TH AVE TIGARD,OR 97224 TIGARD,OR 97224 2S111BC03600 2S110AD07400 BATES,STEPHEN CHRISTOPHER AND BRADY,BARBARA L JODETTE SUGDEN 14911 SW 106TH AVE 10430 SW VIEW TERRACE TIGARD,OR 97224 TIGARD,OR 97224 2S111BC01000 2S11 ADO7 10 BAUMAN,C WAYNE&MARY BRAD ,B RBARA L 10270 SW VIEW TER 14911 106TH AVE TIGARD,OR 97224 TIGAR , 97224 2S110AD05900 2S111BC04600 BECKER,JOAN M BREEN,HENNY&MURRAY E 10555 SW DELMONTE DR 10125 SW MURDOCK ST TIGARD,OR 97224 TIGARD,OR 97224 2S110AD04250 2S110AD01800 BEHRENDT,ROBERT F&SHARON A BROWN,SCOTT C 14605 SW 106TH AVE 14630 SW 106TH AVE TIGARD,OR 97224 TIGARD,OR 97224 2S110AD0 04 2S110AD04240 BEHREN ,ROBERT F&SHARON A BUKRES,MIWAKO 14605 S 106TH AVE 14615 SW 106TH AVE TIGARD OR\97224 TIGARD,OR 97224 // I I �� Area Notified (500 Ft) ,(,,,,. "sk .ighl `- _ =k=1_ =\ East Butte Heritage Park 11110k_ a 7� � 2S 111 BCO2603 CC III _ �"—, Al- :, 1:'•"al o ♦ TER ! TER _ et!ii4,,,,,,,, ,,,z,�•� �� �\P , �1 �,� ;` ?`t 1471 1. CANTERBURY LN �,± ■ CITY OF TIGARD REQUEST FOR Cr :NTS .' ' II y �i •'All - ;aL .1JTIFICATION UST FOR LAND USE & COMMUNITY DEYEL.,itNT APPLICATIONS - FILE NOS.: C'''t it- --G i • .aC,/z/2-`1 ,-'i/ -t FILE NAME: i,/;;_ '-'.J CITY OFFICES `' _C.D.ADMINISTRATIONRon Bunch,CD Director ./X DEVELOPMENT SERVICES/Toda Prager Assoc Planner/Arborist PUBLIC WORKS/Ted Kyle.City Engineer _C.D ADMINISTRATION'Susan Hartnett Asst CD Director ✓,.BUILDING DIVISION/Marls VanDomelen.Building Official HEARINGS OFFICER(.2 sets) _CITY ADMINISTRATIONCathy Wheatley,City Recorder $(POLICE DEPARTMENUJ,m Welt Crime Prevention Officer PLANNING COMMISSION(+12 sets) DEVELOPMENT SERVICES/Planning-Engineering Techs _PUBLIC WORKSIBnan Pager,Assistant PW Director X FILE/REFERENCE(.2 sets) X DEVELOPMENT SERVICES/Gus Duenas,Development Eng _PUBLIC WORKS/Sieve Martin.Parks Manager SPECIAL DISTRICTS TUAL.HILLS PARK&REC.DIST.5 �!TUALATIN VALLEY FIRE&RESCUE• _ TUALATIN VALLEY WATER DISTRICT c y CLEAN WATER SERVICES a • Planning Manager ' North Division Administrative Office Development Services Department 15707 SW Walker Road John Wolff,Deputy Fire Marshall 1850 SW 170hAvenue David Schweitzer/SWM Program Beaverton,OR 97006 14480 SW Jenkins Road Beaverton,OR 97006 2550 SW Hillsboro Highway Beaverton,OR 970051152 HiIisborO.OR 97123 LOCAL AND STATE JURISDICTIONS I. CITY OF BEAVERTON * _ CITY OF TUALATIN �!OR.DEPT.OF FISH&WILDLIFE OR. DIV.OF STATE LANDS _ Planning Manager Planning Manager ' -Elizabeth Ruther Habitat Biologist Melinda Wood tv:.u'FCne Requred) _ Steven Sparks, :,.. Svcs r.•a-agr 18880 SW Martinazzi Avenue Nortn Willamette VVatershed District 775 Summer Street NE,Suite 100 PO Box 4755 Tualatin,OR 97062 18330 NW Sauvie Island Road Salem,OR 97301-1279 Beaverton,OR 97076 Portland OR 97231 _ OR. PUB. UTILITIES COMM. METRO-LAND USE&PLANNING S _OR.DEPT.OF GEO.&MINERAL IND. 550 Capitol Street NE _ CITY OF DURHAM *- 600 NE Grand Aven— :Ann NF Oregon Street, Suite 5 Salem,OR 97310-1380 City Manager Portland,OR 9723:; OR 97232 17160 SW Upper Boones Fry Rd _ Joanna Mensher,Da 1 _US ARMY CORPS.OF ENG. Durham,OR 97224 _ Paulette Copperslor A f_ Q 1T.OF LAND CONSERV.&DVLP. Kathryn Harris(n,epsacvscaneronH) _ 0.Gerald Uba,Ph.t I ' 411k -�.�J 'oa(Comp Pun Amencmeniu 8 Measure 37) Routing CENWP-OP-G CITY OF KING CITY * itol Street NE, Suite 150 PO Box 2946 — City Manager _� V ( 3R 97301-2540 Portland,OR 97208-2946 15300 SW 116th Avenue King City,OR 97224 WASHINGTON COUNTY * OR.DEPT.OF ENE a il � )T OF AVIATION(Monopole Towers) Dept of Land Use&Transp Bonneville Power A � ihland,Piannno 155 N First Avenue — CITY OF LAKE OSWEGO * Routing TTRC-Atl 1117-'124_, .— th Street,SE Suite 350, MS 13 Planning Director PO Box 3621 DR 97310 Hillsboro,OR 97124 PO Box 369 Portland,OR 9720 ', • _Naomi Vogel-Beattie cce r'ai A,,, Lake Oswego, OR 97034 / / _Brent Curtis(CPA) OR.DEPT.OF ENVIF -� 0 REGION 1 * _Assessment a Tau:or 2CAi MS 9 _CITY OF PORTLAND (N.:07 lc'v.+oands•nS Potenr,a,Enwo^menia'inpa.-is) _I�eveiupment Review Coordinator _oo'a Ma'e)a c,nogrsp"y(zcv)vs,4 Planning Bureau Director Regional Administrator _Carl Tortand, Right-of-Way Section ivarairon.) 1900 SW 41"Avenue, Suite 4100 2020 SW Fourth Avenue, Suite 400 123 NW Flanders Portland,OR 97201 Portland,OR 97201-4987 Portland, OR 97209-4037 X:.OR. PARKS&REC.DEPT. —WA.CO.CONSOL.COMM.AGNCY _000T, REGION 1 -DISTRICT 2A * _ODOT,RAIL DIVISION STATE HISTORIC Dave Austin iwcccAl-n,°'•..a..,.To...,n Chad Gordon,Assistant 0,51.1 Manage! INObf,0 ODOT R/R-Hwy Crossings Only Access to sand) PRESERVATION OFFICE PO Box 6375 6000 SW Raab Road Dave Lanning, Sr crossing Safety Speceast (NOT✓y d Property rigs HD Overlay) Beaverton,OR 97007-0375 Portland,OR 97221 555-137"Street,NE,Suite 3 725 Sumner St NE,Suite C Salem,OR 97301-4179 Salem,OR 97301 UTILITY PROVIDERS AND SPECIAL AGENCIES . —PORTLAND WESTERN RJR,BURLINGTON NORTHERN/SANTA FE R/R, OREGON ELECTRIC RJR(Burlington Northern/Santa Fe R/R Predecessor) 1�i` .5 1�y P Bruce Carswell, President&General Manager /— 200 Hawthorne Avenue SE,Suite C320 Salem,OR 97301-5294 SOUTHERN PACIFIC TRANS.CO.RJR _METRO AREA COMMUNICATIONS COMCAST CABLE CORP. _TRI-MET TRANSIT DVLPMT. Clifford C Cabe,Construction Engineer Debra Palmer,r,nn..ai on,onr,) Gerald Backhaus s«wec ti c.+.u, Protect❑Wino Y U e of a Trans,.ROCte) 5424 SE McLoughlin Boulevard Twin Oaks Technology Center 14200 SW Bnga000n Court Ben Baldwin, Project Planner Portland,OR 97232 1815 NW 169th Place,S-6020 Beaverton.OR 97005 710 NE Holladay Street Beaverton, OR 97006-4886 Portland, OR 97232 PORTLAND GENERAL ELECTRIC Y NW NATURAL GAS COMPANY 't(VERIZON L QWEST COMMUNICATIONS C Mike Hieb Svc Design Consultant Scott Palmer Engineering Coord ' John Cousineau,OSP Network Lynn Smith Eng ROW Mgr 9480 SW Boeckman Road 220 NW Second Avenue 4155 SW Cedar Hills Blvd 8021 SW Capitol Hill Rd,Rm 110 2 Wilsonville, OR 97070 Portland,OR 972093991 Beaverton,OR 97005 Portland, OR 97219 — TIGARD/TUALATIN SCHOOL D1ST.#23J_BEAVERTON SCHOOL DIST.N48 _COMCAST CABLE CORP. _COMCAST CABLE COMMUNIC. N Teri Brady,Administrative Offices Jennifer Garland,Demographics Alex Silantiev ia..N.abC..),Area C ) Brian Every ioes vn .e of n. .,ao I 6960 SW Sandburg Street 16550 SW Merlo Road 9605 SW Nimbus Avenue,Bldg 12 10831 SW Cascade Avenue Tigard, OR 97223-8039 Beaverton,OR 97006-5152 Beaverton,OR 97008 Tigard,OR 97223-4203 * INDICATES AUTQMATIC NQTIFIUITION IN COMPLIANCE WITH INTETIMERNMENTAL AGAEE ILENT IF WITHIN 500'OF THE SUiJEQ POPLAR FOR ANT/ALL CITY PROJECTS (Project Planner Is Responsible For Indicating Parties To Rosily). h 1patiylmasiers1Request For Comments Notification List riot (UPDATED 12-Jul.111 (Also update ■l curpin\setup1labeislannexaiwnslannexationutilities and IranUtises dos.mailing labels&auto text when updating this document) CITY OF TIGARD REQUEST FOR Cr rNTS 13 } ''1I 4 r''f' ' od N .rt)TIFICATION LIST FOR LAND USE & COMMUNITY DEVEL,,..,ENT APPLICATIONS FILE NOS.: C.41 f1 i& it—G i 1 !AK ,..ii: f r;/ 7 FILE NAME: r_' 1-' . 1 ii Ic' ' CITY OFFICES �' _C.D ADMINISTRATION'Ron Bunch,CD Director .�X DEVELOPMENT SERVICES/Todd Prager,Assoc Planner/Arborist PUBLIC WORKS/Ted Kyle,City Engineer _CD ADMINISTRATION'Susan Hartnett Asst CD Director 1,..4„BUILDING DIVISION/Mark VanOomelen.Building Official _HEARINGS OFFICER(+2 sets) _CITY ADMINISTRATION'Cathy Wheatley,City Recorder ,s/.POLICE DEPARTMENT/Jim Wolf.Crime Prevention Officer PLANNING COMMISSION 1.12 sets) DEVELOPMENT SERVICES/Planning-Engineering Techs _PUBLIC WORKS-Brian Rager.Assistant PW Director X FILE/REFERENCE(.2 sets) X DEVELOPMENT SERVICES/Gus Duenas,Development Eng _PUBLIC WORKSrsieve Martin.Parks Manager SPECIAL DISTRICTS TUAL.HILLS PARK&REC.DIST.* TUALATIN VALLEY FIRE&RESCUE• _ TUALATIN VALLEY WATER DISTRICT 0 X CLEAN WATER SERVICES• ,� Planning Manager ' North Division Administrative Office Development Services Department 15707 SW Walker Road John Wolff.Deputy Fire Marshall 1850 SW 170th Avenue David Schweitzer/SWM Program Beaverton,OR 97006 14480 SW Jenkins Road Beaverton,OR 97006 2550 SW Hillsboro Highway Beaverton,OR 97005-1152 Hillsboro.OR 97123 LOCAL AND STATE JURISDICTIONS �_ CITY OF BEAVERTON * _ CITY OF TUALATIN * OR. DEPT. OF FISH&WILDLIFE _OR.DIV.OF STATE LANDS _ Planning Manager Planning Manager Elizabeth Ruther.Habitat Biologist Melinda Wood "UN Form Regered) _ Steven Sparks,De. sres Manager 18880 SW Martnazzi Avenue North Willamette Watershed District 775 Summer Street NE,Suite 100 PO Box 4755 Tualat.n.OR 97062 18330 NW Sauvie Island Road Salem,OR 97301-1279 Beaverton, OR 97076 Portland, OR 97231 _ OR. PUB. UTILITIES COMM. METRO•LAND USE&PLANNING • _OR. DEPT.OF GEO.&MINERAL IND. 550 Capitol Street NE CITY OF DURHAM • 600 NE Grand Avenue 800 NE Oregon Street, Suite 5 Salem,OR 97310-1380 City Manager Portland,OR 97232-2736 Portland,OR 97232 17160 SW Upper Boones Fry Rd. _ Joanna Mensher,oata Resowce Center(zcA•Adopied) _US ARMY CORPS.OF ENG. Durham,OR 97224 _ Paulette Copperstone,(zcA-RFC only) _OR. DEPT.OF LAND CONSERV.&DVLP. Kathryn Harris(Maps acwstenerOnM) 0.Gerald Uba,Ph.D.,(cPA/ocNzoN) Mara Ulloa(comp Plan Amendments a Measure 37) Routing CENWP-OP-G _CITY OF KING CITY * 635 Capitol Street NE,Suite 150 PO Box 2946 City Manager Salem,OR 97301-2540 Portland,OR 97208-2946 15300 SW 116th Avenue King City,OR 97224 WASHINGTON COUNTY • _ OR.DEPT.OF ENERGY(pnwermmy.,A,ea, OR.DEPT OF AVIATION IMonapo a m„<rs) Dept of Land Use&Transp Bonneville Power Administration Tom Highland,pwmm�g 155 N.First Avenue _ CITY OF LAKE OSWEGO • Routing TTRC—Attn: Renae Ferrera 3040 25th Street.SE Suite 350. MS 13 Planning Director PO Box 3621 Salem,OR 97310 Hillsboro,OR 97124 PO Box 369 Portland,OR 97208-3621 _Naomi Vogel-Beattie(Gene•ai Alm Lake Oswego,OR 97034 _Brent Curtis(CPA) OR.DEPT.OF ENVIRON.QUALITY(DEQ) ODOT, REGION 1 * Assessment a Taxmen 1ZCA)MS 9 _CITY OF PORTLAND INahy or vAewnds and Potential Enwonmeniai(mpaas) _Development Review Coordinator _oor.a Maie)a can�raP"y( C )MS 14 Planning Bureau Director Regional Administrator _Carl Torland, Right-of-Way Section Iw,ation:) 1900 SW 4t"Avenue,Suite 4100 2020 SW Fourth Avenue,Suite 400 123 NW Flanders Portland,OR 97201 Portland,OR 97201-4987 Portland, OR 97209-4037 OR. PARKS&REC.DEPT. _WA.CO.CONSOL.COMM.AGNCY _ODOT,REGION 1 -DISTRICT 2A • _ODOT,RAIL DIVISION STATE HISTORIC Dave Austin(wcccA)°asi'w......swears' Chad Gordon,Assrsianf entnn Manager (Notify if 000T FUR-Hwy Cross., is OH,Access to Land) PRESERVATION OFFICE PO Box 6375 6000 SW Raab Road Dave Lanning, Sr Crossing Safety Specra`st (Nagy if Properly Has HO Overlay) Beaverton.OR 97007-0375 Portland,OR 97221 555-13t"Street, NE.Suite 3 725 Sumner St. NE,Suite C Salem,OR 97301-4179 Salem,OR 97301 UTILITY PROVIDERS AND SPECIAL AGENCIES —PORTLAND WESTERN RJR,BURLINGTON NORTHERN/SANTA FE R/R,OREGON ELECTRIC RJR(Burlington Northern/Santa Fe FUR Predecessor) , Bruce Carswell, President&General Manager , 200 Hawthorne Avenue SE.Suite C320 Salem,OR 97301-5294 f___ SOUTHERN PACIFIC TRANS. CO.RJR _METRO AREA COMMUNICATIONS COMCAST CABLE CORP. _TRI-MET TRANSIT DVLPMT. Clifford C Cabe.Construction Engineer Debra Palmer(Annexations Only) Gerald Backhaus se..,....,...:-..n (II Prosecl es Watxn X Mee of a Transit Rowe) 5424 SE McLoughlin Boulevard Twin Oaks Technology Center 14200 SW Br)gadoon Court Ben Baldwin, Project Planner Portland.OR 97232 1815 NW 169th Place.S-6020 Beaverton.OR 97005 710 NE Holladay Street Beaverton.OR 97006-4886 Portland.OR 97232 PORTLAND GENERAL ELECTRIC L NW NATURAL GAS COMPANY 1 VERIZON QWEST COMMUNICATIONS Mike Hreb Svc Design Consultant Scott Palmer,Engineering Coord ' John Cousineau,OSP Network ' Lynn Smith. Eng ROW Mgr 9480 SW Boeckman Road 220 NW Second Avenue 4155 SW Cedar Hills Blvd 8021 SW Capitol Hill Rd,Rm 110 2 Wilsonville,OR 97070 Portland,OR 97209-3991 Beaverton,OR 97005 Portland,OR 97219 _TIGARD/TUALATIN SCHOOL DIST.#23J_BEAVERTON SCHOOL DIST.#48 _COMCAST CABLE CORP. _COMCAST CABLE COMMUNIC. lerl Brady,Administrative Offices Jennifer Garland,Demographics Alex Silantiev(a,..i.D,ub.......0 Brian Every(App•E el...'..t WW1 I 6960 SW Sandburg Street 16550 SW Merlo Road 9605 SW Nimbus Avenue,Bldg 12 10831 SW Cascade Avenue J Tigard,OR 97223-8039 Beaverton,OR 97006-5152 Beaverton,OR 97008 Tigard,OR 97223-4203 V) • INDICATES AUTQMATIC I1QTIFKATI0N IN COMPLIANCE WITH INTERGOVERNMENTAL AGREEMENT If WITHIN AY OF THE SUBJECT PROPERTY FOR ANT/All CITY PROJECTS (Project Planner Is Responsible For Indicating Parties To Notify). h 1petty'.nasiers\Request For Comments Notification List doc (UPDATED 12'Ju1-t 1) (Also update '\curpinlsetup/tabeislannexahonslannexation_unl!ties and franchises doe,mailing labels d auto text when updating this document; I I ;� 1111 Area Notified (500 Ft) • `\=1\\— � East Butte Heritage Park ``_ -I t l= - 9 - \ 2S111 Butte He 3 -\+— ,.._H-■� ` `k ,. ,�, - \�� • o . TER VIEW TER V \,__ _— -- \ 211111 .� �. �/h ,700 I" . .,.. , ... . NIa,'F3a•°1 3 ....-,„te _ •••••••••1 ��� 4-61:� , \\\"\ .1 4.&� CA NTERB URY LN�_yi l•li b„,,, •••t a M •r A 9:f44 a • ��� � �� riv.V j Y a .n n'`� �` � ■■ ..... Subject Site���� � �2` i•a a. j PEMBROOK S¢ 51 1 BCD260 1&************♦: •`•5i o.^.. ' , a] `` ►:a{ g iiiiii 1l \ IL ii ��►�����*�tA.4 S111BGO .aE \ �� a t()-Ark-‘413;t0 413;t, .hitell ' ') ?� ,.28110ADQ881 44M r• •. to *V.•{' .�! Lid r R:i 1 o A p”. 1 !Tip-119f`..f ��•�•�•�1�•�•�•�•�.�.�•�•�•1, I%1C� . , 1, 1 J..1 4. JJ i r f`•'� 4y, km5i ...",..Bette,..:4••••••• S 14 igi ► q\ Property owner information Is valid _ �������...4• 'i\� \ \ \`� for 3 months from the date puntedon ,� ,� ;;�,;, •► _ MUR• • 11` this map. _ 6,9 1.... ,,• 9•a a•V a i °' W L 1 _ �,�I'F wig r., •..ti.,l.:/l ` +" 1bRDat+ .111(?Rga51$QDCB�'�� ∎',Si •`„01` LY\∎I\ /' l'‘ �� ,A;4�•��leil :��tilr 1 �r , L � l���� � , ,.. 11111 _ �i. r,�•N�y07,/�)<'a�'�\, ``� �� ���' Rj ��11 � � Map Punted 16-Feb-12 ' /4 �• �!)Ty;. ),,,,-,JJ:a1iJ �§lh• - _7,111 Nik Minh, � ` `�.�, • • 1 • ., •;'j N ,!�^_ W Information on this map is for general location ,/ , .■.' only and shouldSerwces Division.with the Development CI I �u )° 'll It DATA IS DERIVED FROM MULTPLE SOURCES.THE CRY OF TIGARD • ■\ �. MARES NOT WARRANTY,REPRESENTATION.OR GUARANTEE ANY TO THE ■~ CONTENT.ACCURACY TIMELINESS OR COMPLETENESS OF ANY OF THE ill ' DATA PROVIDED HEREIN ERR. S,OMISSIONS.OF TMARINACCU ASSUME I NO LMABILRY FOR ANY ERRORS OMISSRDLESS INACCURACIES IN THE NFORMATION PROVIDED REGARDLESS OF HOW CAUSED a 1lIJIIIIiiIIJ1IIIi LADY MARION DR COMMUNITY DEVELOPMENT DEPARTMENT �/ 1COhd 111 I P 9 N ■.■■■.■-III_ R) 503679.1171 2S111CB00104 2S110AD02310 ALEXANDER,RONALD E BENZ,FRED S MARY T PO BOX 230029 10150 SW MURDOCK ST TIGARD,OR 97281 TIGARD,OR 97223 2S111CB00102 2S110AD02 0 ALEXANDER,RONALD E BEN F D S MARY T PO B 230029 10150 SW MURDOCK TIG D, R 97281 TIGARD,OR 97223 2S110AD06000 2S111BC03800 BALFOUR,DONNA D&GENE A BERTULEIT,MIRIAM R/DANIEL TRS 10545 SW DEL MONTE DR 10390 SW VIEW TERRACE ST TIGARD,OR 97224 TIGARD,OR 97224 2S111CB01301 2S111BCO2900 BANFORD,ROBERT D BOEHR,IRWIN I AND PATRICIA L BETTY R TRUSTEES 14790 SW 104TH 10470 SW VIEW TERRACE TIGARD,OR 97223 TIGARD,OR 97224 2S111CB02600 2S111CB01310 BARTON,RICHARD M&DIANE M BRADSHAW-BAKER,LEANNE BARTON REV LIV TRUST 14825 SW 104TH AVE 14915 SW 100TH AVE TIGARD,OR 97224 TIGARD,OR 97224 2S111BC03600 2S110AD07400 BATES,STEPHEN CHRISTOPHER AND BRADY,BARBARA L JODETTE SUGDEN 14911 SW 106TH AVE 10430 SW VIEW TERRACE TIGARD,OR 97224 TIGARD,OR 97224 2S111BC01000 2S11 ADO7 10 BAUMAN,C WAYNE&MARY BRAD ,B RBARA L 10270 SW VIEW TER 14911 106TH AVE TIGARD,OR 97224 TIGA , R 97224 2S110AD05900 2S111BC04600 BECKER,JOAN M BREEN,HENNY&MURRAY E 10555 SW DELMONTE DR 10125 SW MURDOCK ST TIGARD,OR 97224 TIGARD,OR 97224 2S110AD04250 2S110AD01800 BEHRENDT,ROBERT F&SHARON A BROWN,SCOTT C 14605 SW 106TH AVE 14630 SW 106TH AVE TIGARD,OR 97224 TIGARD,OR 97224 2S110Aq 04 2S110AD04240 BEHREN ,ROBERT F&SHARON A BUKRES,MIWAKO 14605 S 106TH AVE 14615 SW 106TH AVE TIGARD OR\97224 TIGARD,OR 97224 2S110AD 203 2S110AD096 BUK , MIWAKO CALW Y H L HOMEOWNERS ASSOC 14615 106TH AVE BY ST DKINS BUILDER, INC TIG$■ D, R 97224 8459 S RBUR BLVD PORT ND, R 97223 2S110AD08100 2S110AA9 00 BURGER,MEGAN CAN URY HEIGHTS CONDOMINIUMS, 14825 SW 106TH AVE THE 0 ERS OF ALL UNITS TIGARD,OR 97224 , 00 00 2S110AD04600 2S110AD90000 CAGLE,RAYMOND E&GLORIA P CANdRY WOODS CONDO 10560 SW MURDOCK ST UNIT ERS TIGARD,OR 97224 , 0 000 2S110AD02810 2S110AD03600 CAGLE,THOMAS E LIVING TRUST CHAMBERS,HELEN A PO BOX 26 14685 SW 106TH AVE TUALATIN,OR 97062 TIGARD,OR 97224 2S1 0AD028 2S110AD07600 CAGL T MAS E LIVING TRUST COLLIGAN,PAUL W&HEIDI L PO BO 6 14873 SW 106TH ST TUA TI ,OR 97062 TIGARD,OR 97224 2S110AD09800 2S110AD07610 CALWAY HILL HOMEOWNERS ASSOC COLL A ,PAUL W&HEIDI L BY STAN ADKINS BUILDER, INC 14873 106TH ST 8459 SW BARBUR BLVD TIGA , R 97224 PORTLAND,OR 97223 2S110AD09700 2S110AD04900 CALW HIL OMEOWNERS ASSOC CONNET,JOHN ROBERT&C JANE BY STA KINS BUILDER, INC 8416 SW 57TH 8459 SW RBUR BLVD PORTLAND,OR 97219 PORT ND, R 97223 2S110AD01200 2S111BC04800 CALWAY IL OMEOWNERS ASSOC COOPER,THEODORE P& BY STAN A INS BUILDER,INC SHELLEY R 8459 SW A BUR BLVD 10198 SW INEZ ST PORTL D, 97223 TIGARD,OR 97224 2S110AD09400 2S111BCO2503 CALWAY IL OMEOWNERS ASSOC CORLISS,JAMES L&CORA K BY STAN INS BUILDER, INC 9750 SW INEZ 8459 SW A BUR BLVD TIGARD,OR 97224 PORT ND,O 97223 2S110A 09500 2S110AD02010 CALWA ILMEOWNERS ASSOC CRIST,DAVID L&BARBARA A BY STAN INS BUILDER,INC 14672 SW 106TH AVE 8459 SW BUR BLVD TIGARD,OR 97223 PORT D, 97223 2S110AD02000 2S111CB01390 GRIST,DAVI L&BARBARA A ERICKSON HEIGHTS HOMEOWNERS ASSO 14672 S 6TH AVE ATTN:CARL RUGGIERO TIGARD 97223 10509 SW NAEVE ST TIGARD,OR 97224 2S110AD02110 2S110AD02400 CROMBIE,RICHARD D JR ERICKSON,LISA 14678 SW 106TH AVE PO BOX 19635 TIGARD,OR 97224 PORTLAND,OR 97280 2S110AD02100 2S110AD02 10 CR BI RICHARD D JR ERIC O ,LISA 14678 106TH AVE PO BO 9635 TIGA , 97224 PORT OR 97280 2S110AD03100 2S111CB00700 DAVIS,CHERYL J ETZEL,PATRICIA L 10621 SW MURDOCK ST STOW,JIM A TIGARD,OR 97224 14860 SW 103RD AVE TIGARD,OR 97224 2S110AD031 0 2S111BC03700 DAVI C RYL J FAIRLEY,RONALD S&KAREN S 10621 MURDOCK ST 10420 SW VIEW TERRACE TIGA , 97224 TIGARD,OR 97224 2S110AD01100 2S111BCO2300 DELERMA,GLADYS FANTZ FAMILY REVOCABLE LIVING TR DHONDT,ELENA G 14530 SW 103RD AVE 10615 SW CANTERBURY LN TIGARD,OR 97224 TIGARD,OR 97224 2S110AD01110 2S110AD05410 DEL.RM ,GLADYS FLORES,JOSE VELASCO DHO ' ,ELENA G VELASCO,TERESA L 10615 ' CANTERBURY LN 14862 SW 106TH AVE TIG'-•, •: 97224 TIGARD,OR 97224 2S111CB01304 2S110AD05400 DERIDDER,JANET E FLO ES, SE VELASCO 10365 SW DEL MONTE DR VELA ,TERESA L TIGARD,OR 97224 1486 W 106TH AVE TIG OR 97224 2S111CB01303 2S111CB00103 DEVERS,JAMES R&SUSAN M FOSTER,CRAIG A&CAREN L 14870 SW 104TH AVE 10200 SW MURDOCK ST TIGARD,OR 97224 TIGARD,OR 97224 2S111CB00300 2S111BC04500 DICKEY,TIMOTHY A FRISWOLD,JAMES E&DIANA J KEENAN,LISA 14700 SW 103RD AVE 14875 SW 103RD AVE TIGARD,OR 97224 PORTLAND,OR 97224 2S111CB01302 2S110AD08410 FRY,HERMAN W JR&BETTY JUNE HOERNER,KATHLEEN L 14830 SW 104TH 25115 LORING RD TIGARD,OR 97224 WILDOMAR,CA 92595 2S110AD04100 2S110AD084 GALYEN,SUSAN E HOER R, THLEEN L 14641 SW 106TH AVE 25115 LO ING RD TIGARD,OR 97224 WILDO A CA 92595 2S110AD01900 2S110AD05200 HAASE,JOHN G HOVORAK,JULIE A 14666 SW 106TH AVE 14840 SW 106TH AVE TIGARD,OR 97224 TIGARD,OR 97224 2S110AD01910 2S110AD00900 HAA ,JOHN G HOYT,JOYCE 14666 106TH AVE 10619 SW CANTERBURY LN TIGA , R 97224 TIGARD,OR 97224 2S111CB00200 2S1 SADOs•10 HART,THOMAS J AND LEONA M HO J'• CE 14915 SW 103RD AVENUE 10619 ' CANTERBURY LN TIGARD,OR 97224 TIG• ', .- 97224 2S110AD04000 2S110AD08000 HARTMANN,LYNETTE HUFFMAN,JANE A 8338 SW 11TH AVE 14835 SW 106TH AVE PORTLAND,OR 97219 TIGARD,OR 97224 2S110AD03900 2S111CB00101 HERTZ,BONNIE J IRVING,JAMES A&KAREN D 14655 SW 106TH AVE 10250 SW MURDOCK ST TIGARD,OR 97224 TIGARD,OR 97224 2S110AD05510 2S110AD05700 HETLAGE,RAYMOND F& IVEY,WILLIAM G JR&CAROL A LOPER-HETLAGE,DEE E 14890 SW 106TH 14868 SW 106TH AVE TIGARD,OR 97224 TIGARD,OR 97224 2S110AD05500 2S110AD03400 HET E, YMOND F& KENNEDY,PATRICIA L LOPER- LAGE,DEE E 10639 SW MURDOCK ST 14868 S 06TH AVE TIGARD,OR 97223 TIGA ,O 9 224 2S111BC04700 25110 0 10 HEYWORTH,MEGAN E&SEAN A KENNE ,PATRICIA L 6333 SW GARDEN HOME RD 10639 MURDOCK ST PORTLAND,OR 97219 TIGA ,0 97223 2S111BC00800 2S111BCO2501 KNIGHT,W A LIVING TRUST MAYS,KENNETH W&KARLEEN R 10175 SW INEZ ST 10115 SW MURDOCK ST TIGARD,OR 97224 TIGARD,OR 97224 2S110AD01500 2S111BC00700 LAMONTAGNE,ABIGAIL MCBRIDE,GLEN W& 10540 SW CANTERBURY LN JANET HALL TIGARD,OR 97224 10135 SW INEZ TIGARD,OR 97224 2S111CB01308 2S110AD00710 LAPIDUS,DAVID J/KAY W MCELHANEY,JONATHAN D 14905 SW 104TH 10623 SW CANTERBURY LN TIGARD,OR 97223 TIGARD,OR 97224 2S111BCO2100 25110AD01600 LITTLETON,DAVID A AND WANDA J MCGUIRE,STEPHEN 10090 SW INEZ 10550 SW CANTERBURY LN TIGARD,OR 97224 TIGARD,OR 97224 2S111BC04000 2S111CB00400 LOONEY,TIM J&LINDSAY D MCNIERNEY,CHRISTOPHER J 10330 SW VIEW TER 14835 SW 103RD AVE TIGARD,OR 97224 TIGARD,OR 97224 2S110AD02500 2S110AD05600 LOVE,JOHN CHRISTOPHER&SARAH J MERRICK,MICHAEL D 10567 SW MURDOCK ST 14874 SW 106TH AVE TIGARD,OR 97224 TIGARD,OR 97224 25110AD02510 2S110AD0 610 LOV J N CHRISTOPHER&SARAH J MER C ,MICHAEL D 10567 MURDOCK ST 14874 106TH AVE TIG D, R 97224 TIGA , R 97224 2S110AD02710 25110AD08300 LYNCH,DORIS M METCALF,COLLEEN L TRUST 10579 SW MURDOCK ST BY METCALF,ROY E JR TR TIGARD,OR 97224 2455 BELLEVUE TER WEST LINN,OR 97068 2S11 ADO 700 2S110AD08310 LYNC RIS M MET ALF,C LEEN L TRUST 10579 MURDOCK ST BY M C ,ROY E JR TR TIGAR , 97224 2455 B EVUE TER WEST ,OR 97068 2S111CB01311 2S111BCO2700 MARGESON,ERIC C&DEBRA J MILLER,PAUL E&JUDITH A 14785 SW 104TH 10380 SW CANTERBURY TIGARD,OR 97224 TIGARD,OR 97224 2S111BC04900 2S110AD04230 MITCHELL,MICHAEL W&PATRICIA O'HA N,J ANNINE 10205 SW MURDOCK ST 14625 06TH AVE TIGARD,OR 97224 TIGAR 97224 2S111BC05100 2S110AD03300 MITCHELL,MICHAEL W&PATRICIA OTTERSON FAMILY TRUST 14325 SW 97TH AVE BY OTTERSON,JACK W&ESTHER M TRS TIGARD,OR 97224 10633 SW MURDOCK ST TIGARD,OR 97224 2S111CB00500 2S110AD03310 MUNHALL LIVING TRUST OTT S FAMILY TRUST BY MUNHALL,WALTER F&JEAN B TRS BYO RSON,JACK W&ESTHER M TRS 14805 SW 103RD AVE 1063 URDOCK ST TIGARD,OR 97224 TIG D,O 7224 2S110AD07900 2S110AD08806 NIKKARI,JANICE M PACIFIC CREST INVESTORS LLC 14855 SW 106TH 900 LARKSPUR LANDING CIRCLE#100 TIGARD,OR 97224 LARKSPUR,CA 94939 2511 AD07910 2S110AD08700 NIKKA ,JANICE M PACIFIC CREST INVESTORS LLC 1485 106TH PO BOX 62 TIG D, 97224 KENTFIELD,CA 94914 2S111BCO2302 2S110AD08801 NOKES,DESTON S PACIFIC C EST INVESTORS LLC 15532 SW PACIFIC HWY PO B X 2 STE C-1 B#22 KENT LD,CA 94914 TIGARD,OR 97224 2S111BCO2303 2S110AD05310 NOKES,KATHY EVELYN PARSONS,LYNDA L PO BOX 230231 14020 SW 98TH AVE TIGARD,OR 97281 TIGARD,OR 97224 2S110AD07500 2S110AD05300 NOPP,MICHAEL&TERRI PARSONS,LYNDA L 10380 SW WASHINGTON ST 14020 SW 98TH AVE PORTLAND,OR 97225 TIGARD,OR 97224 2S110AD07 0 2S110AD04220 NOPP, AEL&TERRI PHH MORTGAGE CORP 10380 S ASHINGTON ST ATTN:REO DEPT PORT D, R 97225 2001 BISHOPS GATE BLVD MT LAUREL, NJ 08054 2S110AD04202 2S111BC01100 O'HAGAN,JEANNINE PHILLIPS,AMY 14625 SW 106TH AVE LINN,JEREMY J TIGARD,OR 97224 10220 SW VIEW TER TIGARD,OR 97224 2S110AD08200 2S110AD04700 PHILLIPS,JAMES RICHARD& RICHARDSON,DAVID E ANNE CLAIRE 10570 SW MURDOCK ST 14809 SW 106TH AVE TIGARD,OR 97224 TIGARD,OR 97224 2S110AD08210 2S111CB01309 PHIL S, MES RICHARD& RITLOP,FRANK ANNE IRE AKIN,ROBIN E 14809 6TH AVE 14865 SW 104TH AVE TIGA ,OR 224 TIGARD,OR 97224 2S111BCO2401 2S111BC01200 PHOU,SUNCHEA SEARS,ALLEN C 10155 SW MURDOCK ST %WILLIAMS,GRANT&LANA TIGARD,OR 97224 10190 SW VIEW TER TIGARD,OR 97224 2S110AD01000 2S110AD05100 POWELL,JACQUELINE S SEELEY,TANYA P 0 BOX 23322 14830 SW 106TH AVE TIGARD,OR 97281 TIGARD,OR 97224 2S 10Ae.1010 2S111CB00600 PO E ,JACQUELINE S SHELLEY,ANDREW N&SAMANTHA J P O n•X 23322 14820 SW 103RD AVE TIG •i, •R 97281 TIGARD,OR 97224 2S111BCO2800 2S110AD01700 PRESBYTERY OF PORTLAND THE SKOVRON,DANIEL CALVIN PRESBYTERIAN CHURCH ROBINSON,JESSIE 10445 SW CANTERBURY LN 14620 SW 106TH AVE TIGARD,OR 97224 TIGARD,OR 97224 2S111BC00900 2S111CB00800 PRESBYTERY OF THE CASCADES SMELTER,CRAIG C&JULIE A BY CALVIN PRESBYTERIAN CHURCH 14900 SW 103RD AVE 10445 SW CANTERBURY LN TIGARD,OR 97224 TIGARD,OR 97224 2S110AD03200 2S110AD02610 RADCLIFFE,KATHERINE E STANLEY,CHERIE 10627 SW MURDOCK ST 10573 SW MURDOCK TIGARD,OR 97224 TIGARD,OR 97224 2S110AD03210 2511 AD02600 RADCLIFFE,KATHERINE E STAN ,CHERIE 10627 SW MURDOCK ST 10573 W MURDOCK TIGARD,OR 97224 TIG D, R 97224 2S111BC03900 2S110AD08600 RAUDY,BEVERLY STAPLETON,ELEANOR A TRUST 10360 SW VIEW TERRACE 10505 SW CANTERBURY LN TIGARD,OR 97224 TIGARD,OR 97224 2S110AD03700 2S110AD02200 STRICKLER,JAMES P&TINA R UHLER,ANN S& 14677 SW 106TH AVE COATES,LAURA C TIGARD,OR 97224 14684 SW 106TH AVE TIGARD,OR 97224 2S110AD07810 2S 10A'08690 TARLOW,DONALD 0/PATRICIA A UN •WN OWNER 4974 CASCARA LN , 0'00 LAKE OSWEGO,OR 97035 2S110ADI•:so 2S110AD04201 TARLOW, 'NALD 0/PATRICIA A USA SECRETARY OF HOUSING&URBAN 4974 C•-CA- N BY SHAPIRO&SUTHERLAND LLC LAK •SWEGO,OR 97035 5501 NE 109TH CT,SUITE N VANCOUVER,WA 98662 2S111CB00900 2S110AD07700 THOMAS,DON W BONNIE L VACHAL,JANET L 14940 SW 103RD AVE 6843 SW 63RD AVE TIGARD,OR 97224 PORTLAND,OR 97219 2S111CB02700 2S 10AD07710 THOMAS,DONALD W VA AL, NET L BONNIE L 6843 63RD AVE 14940 SW 103RD PORT D,OR 97219 TIGARD,OR 97224 2S111BCO2603 2S110AD03800 TIGARD,CITY OF WENSTRAND,ROBERT G&HEATHER 13125 SW HALL BLVD 14661 SW 106TH AVE TIGARD,OR 97223 TIGARD,OR 97224 2S111BCO2600 2S110AD00810 TIGARD,CITY OF&TIGARD WATER D WHITMORE,DOUGLAS DURHAM,CITY OF& KING CITY,CITY 14803 SW 10TH AVE BY TIMOTHY V RAMIS TIGARD,OR 97224 TWO CENTERPOINTE,6TH FLOOR LAKE OSWEGO,OR 97035 2S110AD05800 2S110AD08510 TREAT,SHIRLEY L WHITMORE,DOUGLAS E&GWENDOLYN 14900 SW 106TH AVE 10621 SW CANTERBURY LN TIGARD,OR 97224 TIGARD,OR 97224 2S110AD04800 2S1 OADO 0 TRUHN,SALLY E WHI O ,DOUGLAS E&GWENDOLYN 14800 SW 106TH AVE 10621 CANTERBURY LN TIGARD,OR 97224 TIG 97224 2S110AD02210 2S111BC04400 UHLER,ANN S& WILDER,RANDY A&JANETTE L COATES,LAURA C COCHRAN,BOYD C&WANDA J 14684 SW 106TH AVE WESTENHAVER,DANA L&MARY LYN T TIGARD,OR 97224 14563 SW 100TH AVE TIGARD,OR 97224 2S111BC04300 WILDER,RANDY A/JANETTE L 14541 SW 100TH AVE TIGARD,OR 97224 2S110AD00610 WILLIAMS,TERRY T LONGORIA,MARLENE K 10625 SW CANTERBURY LN TIGARD,OR 97223 2S111BC05000 YOX FAMILY LIVING TRUST 14730 SW 103RD AVE TIGARD,OR 97224 Josh Thomas Susan Beilke 10372 SW Bonanza Way 11755 SW 114th Place Tigard, OR 97224 Tigard, OR 97223 Gretchen Buehner David Walsh 13249 SW 136th Place 10236 SW Stuart Court Tigard, OR 97224 Tigard, OR 97223 • Shannen Williams Rappold Marketing/Business Development Manager Patty Newth Perlo Construction 12180 SW Merestone Court 7190 SW Sandburg Street Tigard, OR 97223 Portland, OR 97223 Tim Esau Heidi Brenneman PO Box 230695 11680 SW Tigard Drive Tigard, OR 97281 Tigard, OR 97223 CPO 4B Lora Garland 16200 SW Pacific Highway, Suite H242 Records Management Specialist Tigard, OR 97224 13125 SW Hall Blvd Tigard, OR 97223 Ross Sundberg 16382 SW 104th Avenue Tigard, OR 97224 Brian Wegener 9830 SW Kimberly Drive Tigard, OR 97224 Todd Harding and Blake Hering Jr. Norris Beggs & Simpson 121 SW Morrison, Suite 200 Portland, OR 97204 Rex Caffall 13205 SW Village Glenn Tigard, OR 97223 John Frewing 7110 SW Lola Lane Tigard, OR 97223 CITY OF TIGARD -SOUTH INTERESTED PARTIES (pg. I of I) (i:\curpin\setup\labels\CIT South.doc) UPDATED: 1-Jul-11 APPLICANT MATERIALS TIGARD City of Tigard February 24, 2012 Steve Martin, Parks&Facilities Manager City of Tigard Parks Division 13125 SW Hall Blvd. Tigard, OR 97223 RE: Completeness Review for East Butte Heritage Park Conditional Use Permit (CUP2012-00001,VAR2012-00001, SGN2012-00006) Dear Mr. Martin: The City received your supplemental application materials on February 17, 2012 for a conditional use permit to develop a new neighborhood park located at 10310 SW Canterbury Lane on a 3.06 acre parcel (WM2S111BC Tax Lot 02603) zoned R-3.5. Applications for a special adjustment to street improvement standards for the meandering sidewalk and a sign permit for the entry sign have also been received. Your application is now deemed complete. Notice of pending land use decision will be sent next week inviting comment from property owners within 500 feet of the subject site and other interested parties. A hearing with the Hearings Officer has been scheduled for 7 p.m. Monday April 9th, 2012. Should you have any questions,please contact me at 503-718-2434. Sincerely, 6-42.47 Gary Pagenstecher Associate Planner 13125 SW Hall Blvd. • Tigard, Oregon 97223 • 503.639.4171 TTY Relay: 503.684.2772 • www.tigard-or.gov LAND USE APPLIC'ION Date:ect: •4op//G „r�� ,,zle �Uj.4012-1 Z_01 2__ COMPLETENESS REVIEW X COMPLETE INCOMPLETE _________2-2_:21-j- 2- STANDARD INFORMATION: ,N, Deed/Title/Proof of Ownership ,171' Neighborhood Mtg. Affidavits, Minutes, List of Attendees g, Impact Study (18.390) E USA Service Provider Letter EAth Construction Cost Estimate Envelopes with Postage(Verify Count) ); #Sets Of Application Materials/Plans-"Paper Copies" ( Pre-Application Conference Notes t #Sets Of Application Materials/Plans-"CD's" PROJECT STATISTICS: .❑ Building Footprint Size ❑4/"t`%of Landscaping On Site ,❑ %of Building Impervious Surface On Site ❑ Lot Square Footage , PLANS DIMENSIONED: ,j Building Footprint /i4 Parking Space Dimensions(Include Accessible&Bike Parking)❑A/truck Loading Space Where Applicable Li- Building Height E n -Access Approach and Aisle q•rVisual Clearance Triangle Shown ADDITIONAL PLANS: Vicinity Map ,Q Architectural Plan , Existing Conditions Plan ,l Landscape Plan .�" Tree Inventory �" 'Site Plan ❑ Lighting Plan THE PLAN/MITIGATION PLAN: Lam] ! ADDITIONAL REPORTS: (list any,special reports) aj Twvit „v 4)-�'t-- Cl ICI ❑❑ RESPONSE TO APPLICABLE CODE SECTIONS: 12' 18.330(Conditional Use) ❑ 18.630(Washington Square Regional Center) ❑ 18.775(Sensitive Lands Review) ❑ 18.340(Director's Interpretation) ❑ 18.705(Access/Egress/Circulation) .e" 18.780(Signs) ❑ 18.350(Planned Development) ❑ 18.710(Accessory Residential Units) ❑ 18.785(Temporary Use Permits) 2' 18.360(Site Development Review) ❑ 18.715(Density Computations) Et 18.790(Tree Removal) a 18.370(Variances/Adjustments) ❑ 18.720(Design Compatibility Standards) ❑ 18.795(Visual Clearance Areas) fEl 18.380(Zoning Map/Text Amendments) .J 18.725(Environmental Performance Standards) CI 18.798(Wireless Communication Facilities) �7 18.390(Decision Making Procedures/Impact Study) ❑ 18.730(Exceptions To Development Standards) ❑ 18.810(Street&Utility Improvement Standards) ❑ 18.410(Lot Line Adjustments) .❑ 18.740(Historic Overlay) ❑ 18.420(Land Partitions) ❑ 18.742(Home Occupation Permits) ❑ 18.430(Subdivisions) ❑ 18.745(Landscaping&Screening Standards) ❑ 18.510(Residential Zoning Districts) Cl 18.750(Manufactured/Mobil Home Regulations) ❑ 18.520(Commercial Zoning Districts) -Q 18.755(Mixed Solid Waste/Recycling Storage) ❑ 18.530(Industrial Zoning Districts) ❑ 18.760(Nonconforming Situations) ❑ 18.620(Tigard Triangle Design Standards) a 18.765(Off-Street Parking/Loading Requirements) ADDITIONAL ITEMS: i.\curpin lmasters\forms-revised\land use application completeness review.dot REVISED: 6-Jun-07 II TIGARD February 3, 2012 City of Tigard Steve Martin,Parks &Facilities Manager City of Tigard Parks Division 13125 SW Hall Blvd. Tigard,OR 97223 RE: Completeness Review for East Butte Heritage Park Conditional Use Permit (CUP2012-00001,VAR2012-00001, SGN2012-00006) Dear Mr. Martin: The City received your application submittal January 25, 2011 for a conditional use permit to develop a new neighborhood park located at 10310 SW Canterbury Lane on a 3.06 acre parcel (WM2S11IBC Tax Lot 02603) zoned R-3.5. Applications for a special adjustment to street improvement standards for the meandering sidewalk and a sign permit for the entry sign have also been received. The application for tree removal for trees in sensitive lands is not applicable to the subject site. To substantively complete your application, please submit the following items: 1. Arborist Comments: The City Arborist has reviewed the proposal and has provided comments (attached). Please review these comments and incorporate responses to them in your revised submittal. 2. Development Review Engineer Comments: The Development Review Engineer has reviewed the proposal and has provided comments (attached). Please review these comments and incorporate responses to them in your revised submittal. 3. Copies: Submit thirteen (13) full set copies of all application materials, collated, tabbed and bound (including plan sets printed at 11 x 17 inches). In addition, submit three (3) full sized plan sets, six (5) reduced plan sets at 11 x 17 inches, one (1) plan set reduced to 8 1/2 x 11 inches for our records, and a CD copy of your complete application submittal. 4. Envelopes: Please provide two sets of pre-addressed (no return address), stamped (not metered), #10 size envelopes. Contact Shelley LaBarre at 503-718-2417 for address labels of property owners located within 500 feet of the subject site. Once these items are received by the City and your application is found complete, a hearing with the Hearings Officer can be set for the 2"d or 4th Monday of the month. Should you have any questions,please contact me at 503-718-2434. Sincerely, -- r �i eI w` w' -ti_, Gary Pagenstecher Associate Planner 13125 SW Hall Blvd. • Tigard, Oregon 97223 • 503.639.4171 TTY Relay: 503.684.2772 • www.tigard-or.gov East Butte Heritage Neighborhood Park Completeness Item Met Not Met N/A Comments 18.745.040: X -Additional street trees are required Street Trees along the 103`d frontage to meet spacing standards (One medium size street tree every 30 feet) 18.745.050: X Buffering and Screening 18.790.030: X -The project arborist is required to Tree Plan identify the location, species, and size of Requirement all trees over 6 inch diameter on the project site (not just those trees planned for removal). -The project arborist is required to clearly calculate the percentage of trees over 12 inch diameter to be preserved, and any mitigation requirements. -The tree protection fencing location on sheet L.1 is required to be shown to scale where it will be installed. I imagine this will be at the edges of where the pathways and other improvements so that construction vehicles and equipment remain within limits. -Tree protection fence needs to be 5' minimum chain link. 18.790.050: X There are no sensitive lands on the Permit Applicability property. Therefore, tree removal permits are not required. Todd Prager Associate Planner/Arborist February 3, 2012 PUBLIC FACILITY PLAN Project: .:UP2012-00001 East Butte HP COMPLETENESS CHECKLIST Date: January 30, 2012 GRADING ❑ Existing and proposed contours shown. ❑ Are there grading impacts on adjacent parcels? ❑ Adjacent parcel grades shown. ❑ Geotech study submitted? STREET ISSUES ❑ Right-of-way clearly shown. ❑ Centerline of street(s) clearly shown. ❑ Street name(s) shown. ❑ Existing/proposed curb or edge of pavement shown. ❑ Street profiles shown. ❑ Future Street Plan: Must show street profiles, topo on adjacent parcel(s), etc. ❑ Traffic Impact and/or Access Report ❑ Street grades compliant? ❑ Street/ROW widths dimensioned and appropriate? ❑ Private Streets? Less than 6 lots and width appropriate? ® Other: Street improvements No streetlights proposed. Streetlight required for local streets. Include streetlights in the plans submitted with the PFI permit application. SANITARY SEWER ISSUES ® Existing/proposed lines shown. Sanitary Sewer Reimbursement Fee will have to be paid as part of this project. ❑ Stubs to adjacent parcels required/shown? WATER ISSUES ❑ Existing/proposed lines w/ sizes noted? ❑ Existing/proposed fire hydrants shown? ❑ Proposed meter location and size shown? ❑ Proposed fire protection system shown? STORM DRAINAGE AND WATER QUALITY ISSUES ❑ Existing/proposed lines shown? ® Preliminary sizing calcs for water quality/detention Water quality ca/cs are provided but are not provided? correlated to the LIDA swale proposed. Infiltration rate not provided for the swale area. This infiltration rate is needed for design of the swale.These items will need to be submitted with the PFI permit application. REVISED: 01/31/12 IZ Water quality/detention fa_ .y shown on plans? Need more..,;tail on LIDA swale. Submit details for the LIDA swale with the PFI permit application. ® Area for facility match requirements from calcs? Unknown. Not provided. ❑ Facility shown outside any wetland buffer? ❑ Storm stubs to adjacent parcels required/shown? The submittal is hereby deemed ® COMPLETE ❑ INCOMPLETE By: 19 Date: January 30, 2012 REVISED: 01/31/12 City of Tigard TIGARD Land Use Permit Application C. :.� ., ..': - 'ts Y«..,...--:- r :Flw. _. - • s..^.,:!.: .... ^4: :tai::_3:..:3:::cTX Y�9�. -i-, _ ,. rSL, ;�l.c .-!.x:�: F.'Srv.7:.:aVAiS;r,;: 5: APPLICATIONS WILL NOT BE ACCEPTED IN PARTIAL SUBMITTALS. ALL ITEMS MUST BE SUBMITTED AT ONE TIME. ➢ This form is required to complete your submittal. The applicant must check the box next to the item verifying that the information is present. Staff will check off the items at intake. ➢ Three (3) copies of all materials are required for the initial review process. The balance of the copies will be requested once your submittal is deemed substantially complete. ➢ Each packet must be collated. ➢ Plans are required to be a minimum of 24"x 36"or 22"x 34". ➢ Plans must be FOLDED,rolled plans are not accepted. Applicant Staff Documents, Copies and Fees Required / Completed Master"Land Use Permit"Application with property owner's signature or name ✓ of agent and letter of authorization ✓ Title transfer instrument or grant deed t/ Written summary of proposal Narrative demonstrating compliance with all applicable development standards and approval criteria (as specified in the Pre-Application Conference notes) Documentary evidence of Neighborhood Meeting: Neighborhood Meeting Affidavits of Posting&Mailing Notice,Minutes,Sign-in Sheets Service Provider Letter .� Impact Study per Section 18.390.040.B.2(e) L.— Copy of the Pre-Application Conference notes ✓ Filing Fee (see fee schedule) -NA- Preliminary Sight Distance Certification v Preliminary Storm Calculations L/ ✓ Arborist Report —NA— Traffic Report(if Required) Maps or Plans (Plans must be at least 24"x 36") L� Architectural Drawings (elevations & floor plans) Existing Conditions Map Landscape Plan t/ �• Preliminary Grading/Erosion Control Plan —HA— Preliminary Partition/Lot Line Adjustment Plan —d/,4- Preliminary Storm Drainage Plan 1✓ �� Preliminary Utilities Plan Public Improvements/Streets Plan Site Development Plan -MA- Subdivision Preliminary Plat Map Topography Map t/ t� Tree Preservation/Mitigation Plan Vicinity Map Once your application has been deemed substantially complete you will be notified by the Planning Division in the form of a completeness letter indicating that you will need to provide the following: Two (2) sets of stamped, addressed#10 envelopes for all owners of property within 500 feet of the subject property (the 2 sets must remain separated for the purpose of 2 mailings). Mailing envelopes shall be standard legal-size (#10), addressed with 1"X 4"labels (please see envelope submittal requirements). Property owner mailing lists must be prepared by the City for a minimal fee(please see request for 500'property owner mailing list form). I:\CURPLN\Masters\Submittal Requirements Check List.doc (updated:21-january-10) 1,11 MEMORANDUM T I GARD TO: Gary Pagenstecher,Associate Planner FROM: Mike McCarthy, Senior Project Engineer��j � RE: East Butte Heritage Park—Revisions to sidewalk and stormwater quality treatment in order to preserve trees DATE: May 28, 2013 We have been working with our project arborist on the East Butte Heritage Park project which was the subject of CUP 2012-0001 and MMD 2013-0004. The project plans reviewed for these planning actions included stormwater quality treatment swales along 103rd Ave, relocation of existing overhead utilities, and a meandering sidewalk at park elevation paralleling the street. This configuration would necessitate the removal of a dozen trees in the first row of the fir grove along 103rd Ave. After his review of the site, our arborist has advised us that this first row of trees is especially important to the health of the grove, and he advised us to do what we can to especially preserve this first row. Based on our arborist's recommendation,we are proposing revisions to the plans in order to preserve these dozen trees along the important first row of the fir grove along 103rd Avenue. The proposed changes (see attached) would treat stormwater in a filtered catch basin rather than an above-ground swale. This would allow the sidewalk to be moved closer to 103rd Ave, thus reducing the amount of ground disturbance necessary for construction, and moving the sidewalk so that it is no longer in conflict with the existing trees. Our analysis indicates this change meets the appropriate standards and codes, and would benefit the community by maintaining more of the existing character of the area and preserving these trees. These changes will be shown on the project's `as-built' drawings at the end of the project. o." Ln 45 / a N k U h f E g 2 Z 2 2 H N 2 1 m Q 1816 Z it It o e t h s; in W Ok 6 '1 a a N h bi h o R p Nom, tE 4 O wi ENOINEERMN� ospA EAST BUTTE HERITAGE PARK FIGURE 4 IN PUBLIC WORKS DEPARTIE�R TIG4R sO `ON BLVD. WATER QUALITY STORMFILTER FIG 4 o� � ' AG4R0, OREGON 97223 _ ° FAX:E 50J-624-0752 VOIC : 503-639-4171 SIDEWALK/STREET CROSS-SECTION FILE � TIGARD WWW.TIGARD-oR.cov 92003 Plotted by:KARLEEN AICHELE on Tuesday, May 28, 2013 of 9:51:19 AM from the CATCH BASIN layout tab Fib Nome/Poth:C\ENG\1 - ACTIVE PROJECTS\92001 EAST BUTTE HERITAGE PARK\CAD PILES\COT STORMFILTER DESIGN\S7ORMF7LTER CATCH BASIN DETAILS -SINGLE STD\STORMOEIENT1ONEUMINATION.OMG G1 u �, o m I Z z zpceo qii N:.wa ,Z m m z m D D (1) n m 12" DU DUCPLE IRON PIPE (10 LONG) 14+801 ^ RIM - 374.94 XJ 14+701 1£ (IN) 371.03 CG-2 TYPE CATCH lE (OUT) = 372.63 2 D -I BASIN WITH 18" SUMP T r m TC- 375.54 W RIM- 375.04 / D lE (OUT) - 173.03 REPLACE EXISTING CB WITH CONTE-CH TCHBA STEEL 'A GITCH&IS/N STORMFILTER - �I, m MATCH EXISTING RIM AND Z '^ OUTLET ELEVATIONS. T1 0 -I O D -n m m �o > 11 N ; g v 8 OUTLET STUB (SEE NOTES 445) J to 6" S OVERLAP k ,, • c WEIR WALL 'f . . . a� a ■ •.0 AMON\`O_\ \" \ p ■ \` .• 4" v p. \\\�`�\\ SCUM BAFFLE \�_j♦� (TYP) • ,. . '‘iisp 1...„: ,. .•. .' .. • • .i A • C" REINFORCISEE NOTE 6) NG B 5 AR E' INLET STUB ( (OPTIONAL) h (SEE NOTES 445) N h 1-CARTRIDGE CATCHBASIN - PLAN VIEW 0 n 4"(2) COVER INLET GRATE OPENING — 2 1/2" CONCRETE COLLAR (SEE NOTE 6) OUTLET STUB !II (SEE NOTES 445) ,1 ■ It- o 1 j L Ill i 1 1111111W STORMFILTER 8 CLEANOUT ACCESS CARTRIDGE(TYP) ii c� PLUG ON WEIR WALL (SEE NOTE 2) I U NDERDRAIN I,' MANIFOLD 2'-4" _.4...._ 2 h 1/15100 /15100 c�, 4'-4 3/4" o R OUTSIDE THE STORMWATER MANAGEMENT h 1-CARTRIDGE CATCHBASIN - SECTION VIEW A U.S.PATENT7CV22,629, p 1 NNoo..6409704287.NNoo..50247,67369.N h AND OTHER U.S.AND FOREIGN N N ©2006 CONTECH Stormwater Solutions PATENTS PENDING .W A.it.\ITCAIJ® DEEP STEEL CATCHBASIN STORMFILTER DRAWING e s�i�►��� ■ ��r! 6 STORMWATER PLAN AND SECTION VIEWS - �LUTIONS_ STANDARD DETAIL - 1 CARTRIDGE UNIT 1/3 1 contechstormwater.com DATE 11/01/05 I SCALE NONE I FILE NAME.CBSFI-SD-DTL [DRAWN.MJW I CHECKED:ARG Vi L '"° °DEPA EAST BUTTE HERITAGE PARK FIGURE PUBLIC WORKS DEPARTMENT . 11G4R S0Ir. >0N 7220. WATER QUALITY STORMFILTER F�c- $i � {� 11G4R0, OREGON 97 223 o VOICE: 503-639-4171 FAX: 503-624-0752 CATCH BASIN DETAIL FILE NO Q.`` TIGARD wwW.TIG4RD—OR.GOV 92003 PERMANENT POOL ELEVATION 4"0 OPENING VARIES 3'-3 5/8"MAX. • 3-3 5/8" 5" ' , • INLET STUB (OPTIONAL) 2' OUTLET STUB (ME NOTES 44 5) INSIDE . (SEE NOTES 445) 2"0 OUTLET PIPE 2'-O I/2" I FROM UNDERDRAIN OUTSIDE 0 1-CARTRIDGE CATCHBASIN - SECTION VIEW B h N 2 h LIFTING EYE U 19 0 mi 161 PERMANENT $ I POOL ELEVATION _O -_-r-- _``) H IuI�•I • 1 sO I N..-� 1_6" Ec CARTRIDGE P) -e Mr) eSUPPORT SY P� F 4, -% 1-CARTRIDGE CATCHBASIN - SECTION VIEW el 0 THE STORMWATER MANAGEMENT u 5tormFdter® c�i� U.S.PATENT No.5.322.029.No.0.027.039 No.0.049.048.5.707.527. .040 N 0) 9.048.No.5,024,576. N ph� AND OTHER U.S.AND FOREIGN N NN (-2006 CONTECH Stormwater Solutions PATENTS PENDING .W 0■, 1■1119EALI® DEEP STEEL CATCHBASIN STORMFILTER DRAWING °e :4��� i Imo:? SECTION VIEWS 2 E STORMWATER �LUTIONS STANDARD DETAIL 1 CARTRIDGE UNIT pp' contechstormwater.com DATE:11/01/05 ISCALE.NONE I FILE NAME C65"1-SD-DTL I DRAWN:MJW ICHECKED:ARG PUBLIC WgOR(8 DEPARTMENT EAST BUTTE HERITAGE PARK FIGURE g 15125 S.W. HALL BLVD. AG-2 TIGARD, OREGON 97223 WATER QUALITY STORMFILTER 0. FAX: 550033--62 -0471572 1 03-624 0752 FILE NO TIGARD WWWnGARD—OR.GOV CATCH BASIN DETAIL 92003 GENERAL NOTES I)STORMFILTER BY CONTECH STORMWATER SOLUTIONS;PORTLAND,OR(800)548-4667;SCARBOROUGH,ME(877) 907-8676;ELKRIDGE,MD(866)740-33 18. 2)FILTERS TO BE SIPHON-ACTUATED AND SELF-CLEANING. 3)STEEL STRUCTURE TO BE MANUFACTURED OF 1/4 INCH STEEL PLATE. 4)STORMFILTER REQUIRES 3.3 FEET OF DROP FROM RIM TO OUTLET. INLET SHOULD NOT BE LOWER THAN OUTLET. INLET(If- APPLICABLE)AND OUTLET PIPING TO BE SPECIFIED BY ENGINEER AND PROVIDED BY CONTRACTOR. 5)CBSF EQUIPPED WITH 4 INCH(APPROXIMATE)LONG STUBS FOR INLET(IF APPLICABLE)AND OUTLET PIPING.STANDARD OUTLET STUB I5 8 INCHES IN DIAMETER.MAXIMUM OUTLET STUB IS 15 INCHES IN DIAMETER. CONNECTION TO COLLECTION PIPING CAN BE MADE USING FLEXIBLE COUPLING BY CONTRACTOR. 6)FOR H-20 LOAD RATING,CONCRETE COLLAR I5 REQUIRED.CONCRETE COLLAR WITH QUANTITY(2)#4 REINFORCING BARS TO BE PROVIDED BY CONTRACTOR. 7)ALL STORMFILTERS REQUIRE REGULAR MAINTENANCE. REFER TO OPERATION AND MAINTENANCE GUIDELINES FOR MORE INFORMATION. I -CARTRIDGE DEEP CATCHBASIN STORMFILTER DATA STRUCTURE ID WQCB WATER QUALITY FLOW RATE(cfs) 0.0I PEAK FLOW RATE(<I.8 cfs) 0.09 RETURN PERIOD OF PEAK FLOW(yrs) 25 CARTRIDGE FLOW RATE(15 OR 7.5 qpm) 15 MEDIA TYPE(CSF,PERLITE,ZPG) PERLITE RIM ELEVATION 374.77 E PIPE DATA: I.E. DIAMETER INLET STUB 372.63 12' N OUTLET STUB _372.63 IS" I r CONFIGURATION it, OUTLET OUTLET �O O■ m INLET INLET SLOPED LID NO e SOLID COVER NO NOTES/SPECIAL REQUIREMENTS: In W O i INLET GRATE ACCESS COVER c5 o : a . a � ��.�.�.:I •.•: �i �___IIIIv 0 1►�.�.∎.�.�.4. - •A• 2'-4�� h� JR I►1111♦AI j�������I _ ' INSIDE RIM . .•: �►......I a •it Ia 1►......I Y __ • E 4••U • .. 4 I 12-4 4 4a 214" • 44 g itISIDE RIM INSIDE RIM—� m 4-8 3/4" THE STORMWATER MANAGEMENT OUTSIDE RIM - StormFiltere, U.S.PATENT No.5,322,629. ti cs 1-CARTRIDGE CATCHBASIN - TOP VIEW ® No. .0 9.048.No.5.027.579 No.6.649.048.No.5,624,576. -h AND OTHER U.S.AND FOREIGN N g k 2006 CONTECH Stormwater Solutions "Tr:'-`-,F"77'',J7 �� AIt.\ITCALI* DEEP STEEL CATCHBASIN STORMFILTER � Wi►fvl i rte:? STORMWATER TOP VIEW, NOTES AND DATA 3 BSI ----SOLUTIONS STANDARD DETAIL - 1 CARTRIDGE UNIT 1 conlechsto rnwater corn DATE.11/01/05 I SCALE:NONE 1 FILE NAME CBSF I-SD-DTL I DRAWN.MJW I CHECKED:ARG °U°' "'"° °"EPA EAST BUTTE HERITAGE PARK FF PUBLIC WORKS DEPARTMENT A 13125 S.W. HALL BLVD. T1GARD, OREGON 97223 WATER QUALITY STORMFILTER u {5 FAX:: 503 62s 0752 FILE NO TIGARD WW .nG4RD-OR.GOV CATCH BASIN DETAIL 92003 B--•---1 SEE STANDARD DRAWING NO. 320 FOR FRAME AND COVER. �' •• • + • 'X11111 A T ,��� - A LIE — •—° . 1__ • .: • • A. • . a . • :I• • ' PLAN VIEW RECESSED CURB INLETS TO BE REINFORCED AMMO CONCRETE INSTALLED H IN ACCORDANCE WITH B [CURB DRAWING NO. 310 TOP OF • 4PAVEMENT • I I J: ;4 • • • _ 3" WEEP . • ' -.4„.-- HOLES ,r d : x O a • : I d 21" °m MAX MAX • . - a , i . . 6" FOR POURED IN a — • - PLACE �. ••' fo0 �d :• 5" WITH iv) - . ' REINFORCEMENT ' 'p t • • a'. • • FOR PRECAST • a ' • • •,,,� • • e ... .• • 28" - 27" SECTION A-A SECTION B-B NOTES: 1. CATCH BASIN SHALL BE CONSTRUCTED IN ACCORDANCE WITH ASTM C-478. 2. INSTALL STEPS WHEN DISTANCE FROM TOP OF GRATE TO FLOW LINE OF PIPE IS GREATER THAN 48". SEE STANDARD DRAWING NO. 100. SET FIRST STEP 12" FROM TOP OF GRATE. 3. INSTALL STRUCTURE ON MINIMUM OF 8" OF W-0" COMPACTED BASE MATERIAL. 4. REINFORCEMENT FOR PRE CAST CATCH BASIN SHALL BE REBAR MEETING ASTM A-615 GRADE 60 OR WELDED WIRE MEETING ASTM A-497. 5. ALL POURED INPLACE CONCRETE SHALL HAVE A 28 DAY STRENGTH OF 3000 P.S.I. AND A SLUMP OF 2" TO 4". 6. CHANNEL REQUIRED IN FLOW THROUGH APPLICATIONS, AS APPROVED. ALL OTHER APPLICATIONS REQUIRE AN 18" SUMP BELOW LOWEST PIPE INVERT. 7. FULL CURB EXPOSURE REQUIRED CANNOT BE LOCATED IN SIDEWALK RAMPS OR RAMP WINGS. GUTTER & CURB INLET CATCH BASIN CeanWate Services DRAWING NO. 300 ( CC- 2) REVISED 12-06 Our commitment is clear. Walter H. Knapp&Associates, LLC Consultants in Arboriculture,Silviculture,and Forest Ecology November 22, 2013 City of Tigard Attn: Mike McCarthy, P.E. 13125 SW Hall Blvd. Tigard, Oregon 97223 Dear Mike, We conducted the final tree protection site inspection at the East Butte Heritage Park project site in Tigard on November 19, 2013.Now that construction and landscaping are complete,tree protection inspections are no longer needed. The trees were well protected throughout construction,as documented in the enclosed complete tree protection monitoring report for this project. The City of Tigard and its contractors were mindful of tree protection measures throughout construction. The tree protection plan was followed and workers coordinated with us as needed to provide additional recommendations. Please note that we recommend regular monitoring of irrigation beneath the driplines of protected trees to avoid root zone saturation which may result in detrimental impacts. We appreciate the opportunity to work with the City of Tigard and it was our pleasure to provide consulting arborist services for the East Butte Heritage Park project. Please contact us if you have questions or if we can be of further assistance with this or any future project. Sincerely, / • Walter H. Knapp Morgan E. Holen Walter H.Knapp&Associates,LLC Morgan Holen&Associates,LLC ISA Certified Arborist,PN-0497A ISA Certified Arborist, PN-6145A Certified Forester,SAF 406 ISA Tree Risk Assessment Qualified Cc: Al Dickman, Albert Shields, Greg Stout, Kenny Fisher, and Kim McMillan (City of Tigard) Enclosures: 1329 East Butte Heritage Park—Complete Tree Protection Monitoring 7615 SW Dunsmuir Lane,Beaverton,OR 97007 Phone:(503)646-4349 Fax:(503) 747-4863 Walter H. Knapp&Associates,LLC Consultants in Arboriculture,Silviculture,and Forest Ecology 11/22/2013 1329 East Butte Heritage Park -Tree Protection Monitoring Page 1 of 4 Inspection Inspector On Site Item Condition or Comment Recommendation for Resolution Date Contact ( orrcctn c lction Date Recommended protection of outer trees in 05/01/13 Walt Knapp Mike,Dave tree protection Discussed location of sidewalk,tree impacts,grove grove.Use of modified paving profile(copy N/A sent to Mike). tree marking, Marked trees in grove.Discussed stump removal @ Stump removal by restroom:(1)sever roots with 05/08/13 Walt Knapp Mike, Dave,Al flat blade/bucket,pull stump.(2)Outside misc restroom.Hazard tree evaluation recommendations. foundation:use stump grinder or approach(1). Reviewed tree marking and removal in plantation. Now that most of the vegetation clearing has Marked hazard trees in other areas.Data for hazard been completed,need to install tree protection 05/1 7/13 Walt Knapp Zen,Dave tree marking, trees will be sent on spreadsheet early next week. fencing.Zen or Dave should contact me when 05/29/13 misc. Also flagged questionable trees. Discussed with Zen fencing is installed.Please note that I will not and Dave. be available during the week of May 20. 1.Fencing on street side of plantation will not Construction fencing is installed in good condition be necessary.Arborist to be on site during around the interior portion of the plantation,as well excavation/construction of sidewalk in this area. 05/29/13 Walt Knapp Kenny Fisher tree protection as in areas near construction.No fencing is installed 2.Fencing around interior trees will need to be N/A fence on street side of plantation or around scattered evaluated later;avoid equipment use/tracking in interior trees. this area,except for open area away from trees. 3.When installing fencing,leave a narrow gap to permit human entry into protection area. 05/29/13 Walt Knapp Kenny Fisher root pruning Roots are exposed in the excavation vicinity of Prune roots at edge of excavation,using a sharp 06/14/13 restroom. saw. Kenny Fisher, Fences up and in good condition overall. Play area Fence along plantation bdry near picnic shelter 06/14/13 Walt Knapp Dave Erickson tree protection and restroom construction well underway;trees will need to be adjusted to include all trees when 07/12/13 protected. construction starts in that area. Fences up and generally in good condition.Some Tighten tree fence and adjust near picnic shelter Kenny Fisher, (see 6/14 note).Remove soil from dripline area 06/26/13 Walt Knapp 07/12/13 Dave Erickson tree protection need to be restaked and tightened.Soil is temporarily when site is less saturated from recent rains piled beneath dripline of trees near restroom. (probably early next week). 07/12/13 Walt Knapp Dave Erickson tree protection A section of fence is open near picnic shelter.Fence Close gap in fence. 07/18/13 around play area in good condition. 7615 SW Dunsmuir Lane,Beaverton,OR 97007 Phone:(503)646-4349 Fax:(503)747-4863 waltknapp @gmail.com Walter H.Knapp&Associates,LLC Consultants in Arboriculture,Silviculture,and Forest Ecology 11/22/2013 1329 East Butte Heritage Park -Tree Protection Monitoring Page 2 of 4 Inspection On Site Recommendation for Resolution Inspector Item Condition or Comment Date Contact Corrective Action Date Vegetation clearing on trail completed to final width; 07/12/11 Walt Knapp Dave Erickson trail clearing no damage to trees.Raised grade on north end of trail N/A N/A to eliminate dips-no root damage. 07/12/13 Walt Knapp Dave Erickson Curb installation Excavation spoils temporarily stored on top of slope b Notify arborist when sidewalk excavation and N/A powerline work is scheduled. Will be adding up to 4"of topsoil topped by 4"chips I don't anticipate any adverse impact to trees 07/18/13 Walt Knapp Dave Erickson tree protection on paths between fir grove and playground/picnic N/A from this activity. shelter. 07/18/13 Walt Knapp Dave Erickson tree protection Excess soil was being removed and site prepared for Site meeting 7/22 to discuss sidewalk N/A sidewalk installation. installation. 08/01/13 Walt Knapp Dave Erickson, Excavation 1.Ditch excavation.Some roots cut,but no long term No action needed. N/A Mike McCarthy impacts expected. 08/01/13 Walt Knapp Dave Erickson, Grading 2.Grading around trees next to picnic shelter:2-4" No action needed. N/A Mike McCarthy soil added,minor impact 08/01/13 Walt Knapp Dave Erickson, tree protection 3.Tools and debris scattered under trees by picnic Remove from tree protection area. 08/23/13 Mike McCarthy shelter. Dave Erickson, 4.Fence open by picnic shelter and pulled back from Reinstall fence outside tree grove when work is 08/01/13 Walt Knapp protection fence 08/23/13 Mike McCarthy trees during construction. completed. Dave Erickson, 5.Minor damage to Douglas-fir adjacent to play area 08/01/13 Walt Knapp No action needed. N/A Mike McCarthy tree protection no corrective action necessary scar 14 times 8. Use channel iron over large root on tree next to Dave Erickson, sidewalk 6.Installation of sidewalk.One major root will the sidewalk.Meander sidewalk and vary width 08/01/13 Walt Knapp from 5 feet 6 feet as needed.Walt and Dave to 08/14/13 Mike McCarthy installation require adjustment to design. explore other roots on Monday prior to weekly mtg. 08/14/13 Walt Knapp none sidewalk base installation substantially complete except No action needed. N/A installation adjacent to large root near north corner 8/23/2013 Tree protection fence generally in good condition. Reinstall fence on N side of grove.Remove dirt 9/13/2013 See Fence down along N side of tree grove.Dirt piled piles as soon as possible in conjunction with 9/27/2013 Walt Knapp none tree protection 10/24/2013 under trees in NE corner adjacent to sidewalk.Some sidewalk paving.Remove equipment and 10/10/2013 equipment and supplies piled under trees in grove. supplies from grove. Follow-up 10/24/2013 9/13/2013 Walt Knapp& none picnic shelter Protection fencing partially collapsed and in need of Repair the protection fencing as needed. 9/27/2013 Morgan Holen tree protection maintenance near the picnic shelter. 7615 SW Dunsmuir Lane,Beaverton,OR 97007 Phone:(503)646-4349 Fax:(503)747-4863 waltknapp @gmail.com Walter H. Knapp& Associates,LLC Consultants in Arboriculture,Silviculture,and Forest Ecology 11/22/2013 1329 East Butte Heritage Park-Tree Protection Monitoring Page 3 of 4 Inspection On Site Recommendation for Resolution Inspector Item Condition or Comment Date Contact Corrective Action Date 9/13/2013 Relocate equipment from protection areas;do 9/27/2013 Walt Knapp& west side tree Equipment parked beneath protected trees on the west not park equipment or stockpile materials See 10/10/2013 Morgan Holen none protection side of the project site. Stockpiles of mulch were also beneath tree driplines.Install protection fencing 11/5/2013 10/24/2013 observed but are of less concern. on the west side of the site or keep out of this Follow-up area as planned. Walt Knapp& restroom tree Protection fencing partially collapsed and in need of 9/13/2013 Morgan Holen none protection maintenance around the new restroom structure. Repair the protection fencing as needed. 9/27/2013 Prune exposed roots less than 2"diameter clean to sound wood using a pruning saw;roots larger Walt Knapp& Trenching had been performed around the new than 2"should remain intact within the trench. 9/13/2013 Morgan Holen none exposed roots restroom structure and roots were revealed within the Contact the arborist prior to conducting any 9/27/2013 shallow trench. additional trenching or excavation adjacent to protected trees. Protection measures satisfactorily in place where 9/27/2013 Morgan Holen none tree protection None. N/A needed elsewhere across the site. Tree protection fencing removed in portions of the See site for final landscaping. Irrigation installed.Grass Direct irrigation spray heads away from tree 10/10/2013 Morgan Holen none landscaping 10/24/2013 will be seeded in beneath the dripline of trees in the trunks and avoid tree root zone saturation. Follow-up western portion of the site. Protection measures satisfactorily in place where 10/10/2013 Morgan Holen none tree protection None. N/A needed elsewhere across the site. tree protection- The concrete sidewalk had been installed. Small stockpiles of excess soil and construction supplies Remove dirt piles and supplies from the eastern 10/24/2013 Morgan Holen none eastern portion 11/05/13 remain piled under trees within the grove as first portion of the grove. of project site documented on 8/23/2013. Grass seed had been sprayed throughout the western Create grass-free mulch rings around tree trunks tree protection- See portion of the site and directly against the base of tree in an 8-foot radius,direct spray heads away 10/24/2013 Morgan Holen none western portion 11/5/2013 trunks; irrigation spray heads had been installed from tree trunks,and avoid tree root zone of project site Follow-up throughout this area. saturation. 7615 SW Dunsmuir Lane,Beaverton,OR 97007 Phone: (503)646-4349 Fax: (503)747-4863 waltknapp @gmail.com Walter H. Knapp&Associates,LLC Consultants in Arboriculture,Silviculture,and Forest Ecology 11/22/2013 1329 East Butte Heritage Park -Tree Protection Monitoring Page 4 of 4 Inspection On Site Recommendation for Resolution Inspector Item Condition or Comment Date Contact Corrective Action Date Tree protection fencing removed across the site,work complete except final construction at restroom building.Supplies stockpiled beneath tree driplines Relocate stockpiled materials away from 11 5 201 3 Morgan Nolen none tree protection east of the restroom and along the north side of the protected trees.Adjust sprinklers as much as 11/19/13 grove.Zen(City)informed us that some adjustments feasible away from protected trees. of sprinklers might be possible,and that grass around trees will be sprayed to expedite mowing. Final tree protection site inspection.Construction is 11/19/2013 Walt Knapp& none tree protection complete and tree protection measures are no longer None. N/A Morgan Nolen needed.The trees were well protected during construction of the park improvements. GENERAL COMMENTS: Adjust sprinkler heads as much as feasible away from protected trees and monitor irrigation regularly to avoid tree root zone saturation. 7615 SW Dunsmuir Lane,Beaverton,OR 97007 Phone:(503)646-4349 Fax:(503)747-4863 waltknapp @gmail.com Walter H. Knapp& Associates, LLC Consultants in Arboriculture,Silviculture,and Forest Ecology 5/30/2013 1329 East Butte Heritage Park -Tree Protection Monitoring.xlsx Page 1 of 1 Inspection On Site Recommendation for Resolution Inspector Item Condition or Comment Date Contact Corrective Action Date tree Discussed location of sidewalk, tree impacts, Recommended protection of outer trees in 05/01/13 Walt Mike, Dave protection grove grove. Use of modified paving profile N/A (copy sent to Mike). Marked trees in grove. Discussed stump Stump removal by restroom: (1) sever tree marking, roots with flat blade/bucket, pull stump. (2) NIA 05/08/13 Walt Mike, Dave, Al misc removal @ restroom. Hazard tree evaluation Outside foundation: use stump grinder or recommendations. approach (1). Reviewed tree marking and removal in Now that most of the vegetation clearing plantation. Marked hazard trees in other areas. has been completed, need to install tree 05/17/13 Walt Zen, Dave tree marking, Data for hazard trees will be sent on protection fencing. Zen or Dave should 05/29/13 misc. spreadsheet early next week. Also flagged contact me when fencing is installed. questionable trees. Discussed with Zen and Please note that I will not be available Dave. during the week of May 20. 1. Fencing on street side of plantation will not be necessary. Arborist to be on site Construction fencing is installed in good during excavation/construction of sidewalk tree i condition around the interior portion of the in this area. 2. Fencing around interior 05/29/13 Walt Kenny Fisher protection plantation, as well as in areas near construction. trees will need to be evaluated later; avoid fence No fencing is installed on street side of equipment use/tracking in this area, plantation or around scattered interior trees. except for open area away from trees. 3. When installing fencing, leave a narrow gap to permit human entry into protection area. 05/29/13 Walt Kenny Fisher root pruning Roots are exposed in the excavation vicinity of Prune roots at edge of excavation, using a restroom. sharp saw. 7615 SW Dunsmuir Lane, Beaverton,OR 97007 Phone: (503)646-4349 Fax: (503)747-4863 waltknapp @gmail.com IN CITY OF TIGARD RECEIPT 13125 SW Hall Blvd.,Tigard OR 97223 503.639.4171 TI(;, RD Receipt Number: 194305 - 12/16/2013 CASE NO. FEE DESCRIPTION REVENUE ACCOUNT NUMBER PAID CUP2012-00001 Conditional Use Permit- LRP 100-0000-43117 $710.00 CUP2012-00001 Conditional Use Permit 100-0000-43116 $4,813.00 Total: $5,523.00 PAYMENT METHOD CHECK# CC AUTH.CODE ACCT ID CASHIER ID RECEIPT DATE RECEIPT AMT Cash 420-8000-56005 CCAINES 12/16/2013 $5,523.00 Payor: City of Tigard Total Payments: $5,523.00 Balance Due: $0.00 Page 1 of 1 e General Ledger r Journal Entry Proof List ell User: amyl • . .. Printed: 2/6/2012- 5:26 PM Batch: 10005.02.2012 TI GARD ® Account Number Account Description Debit Amount Credit Amount Line Description Project Management Journal Entry:098-08-2012 Journal Entry Date:02/06/2012 100-0000-43116 Land Use Application Fee 0.00 4,813.00 CUP2012-00001 100-000043117 Long Range Planning Surcharge 0.00 710.00 CUP-LRP2012-00001 100-0000-43116 Land Use Application Fee 0.00 564.00 VAR2012-0000l 100-0000-43117 Long Range Planning Surcharge 0.00 83.00 VAR-LRP2012-00001 100-0000-43115 Sign Permit Fees 0.00 144.00 SGN2012-00006 100-0000-43117 Long Range Planning Surcharge 0.00 21.00 SGN-LRP2012-00006 100-0000-10100 Cash 6,335.00 0.00 Permit Fees 420-8000-56005 Capital Improvement Projects 4,813.00 0.00 CUP2012-00001 420-8000-56005 Capital Improvement Projects 710.00 0.00 CUP-LRP2012-00001 420-8000-56005 Capital Improvement Projects 564.00 0.00 VAR2012-00001 420-8000-56005 Capital Improvement Projects 83.00 0.00 VAR-LRP2012-0000l 420-8000-56005 Capital Improvement Projects 144.00 0.00 SGN2012-00006 420-8000-56005 Capital Improvement Projects 21.00 0.00 SGN-LRP2012-00006 420-0000-10100 Cash 0.00 6,335.00 Permit Fees Journal Entry Totals 12,670.00 12,670.00 Journal Entry Balance 0.00 I GL-Journal Entry Proof List(2/6/2012- 5:26 PM) Page 1 Account Number Account Description Debit Amount Credit Amount Line Description Project Management l Report Totals: 12,670.00 12,670.00 0.00 GL-Journal Entry Proof List(2/6/2012- 5:26 PM) Page 2 City of Tigard East Butte Heritage Neighborhood Park Conditional Use Application Special Adjustment Sign Permit Submitted to City of Tigard Current Planning Division January 19, 2012 ( Rev. 02/15/12) RECEIVED FEB 17 2012 CITY OF TIGARD PANNING/ENGINEERING S- CONSERVA DN ';�? , T E C H N I X 16 February 2012 City of Tigard Planning Division c/o Gary Pagenstecher 13125 SW Hall Blvd Tigard, OR 97223 RE: Response to Completeness Letter dated 02/13/12: East Butte Heritage Park Conditional Use Permit (CUP2012-00001) Dear Mr. Pagenstecher The applicant and the project team reviewed the Completeness Letter for the above stated project. The application materials have been adjusted to meet the requirements outlined in the Letter,and the following edits have been made: Engineering • Street lights have been added to the drawing set as per city standards and addressed in the appropriate sections of the narrative. • The Stormwater Report(Appendix F)was amended to clarify the design calculations for the swales for the proposed improvements to 103rd Avenue. ' me Street Trees J • The Landscaping Plan 3.0 has been revised to adjust the locations of the street trees to meet the P g �- ) 1 spacing requirement. Tree Plan Requirements • The Arborist Report(Appendix D) has been edited to calculate the percentage of trees preserved;this information is also noted in the narrative(Section 4). • The Tree Protection Plan drawings (L.1.0&L1.1)have been edited to clearly demarcate the tree protection zones on-site,illustrate tree protection fencing and identify all trees on site by location,size and condition. One other edit of note is that the applicant has removed the wood chip trail from within the small grove of Douglas Fir trees from the previous drawing set. Additionally, the required sets of application materials,the CD and the addressed envelopes have also been provided as requested. Please contact me at 503-989-9345 with any questions. •Sincerely// ,I IF. St- � • .t., ' i .cipal Con ervation Technix, Inc. On behalf of City of Tigard Steve Martin,Parks and Facilities Manager PO Box 12736 • Portland,OR 97212 • 503.989.9345 (p) • 503.287.4389 (f) www.conservationtechnix.com ■ Tt,GARD February 3, 2012 City of Tigard Steve Martin, Parks & Facilities Manager City of Tigard Parks Division 1 3125 SW Hall Blvd. Tigard, OR 97223 RE: Completeness Review for East Butte Heritage Park Conditional Use Permit (CUP2012-00001,VAR2012-00001, SGN2012-00006) Dear Mr. Martin: The City received your application submittal January 25, 2011 for a conditional use permit to develop a new neighborhood park located at 10310 SW Canterbury Lane on a 3.06 acre parcel (WM2S111BC Tax Lot 02603) zoned R-3.5. Applications for a special adjustment to street improvement standards for the meandering sidewalk and a sign permit for the entry sign have also been received. The application for tree removal for trees in sensitive lands is not applicable to the subject site. To substantively complete your application, please submit the following items: 1. Arborist Comments: The City Arborist has reviewed the proposal and has provided comments (attached). Please review these comments and incorporate responses to them in your revised submittal. 2. Development Review Engineer Comments: The Development Review Engineer has reviewed the proposal and has provided comments (attached). Please review these comments and incorporate responses to them in your revised submittal. 3. Copies: Submit thirteen (13) full set copies of all application materials, collated, tabbed and bound (including plan sets printed at 11 x 17 inches). In addition, submit three (3) full sized plan sets, six (5) reduced plan sets at 11 x 17 inches, one (1) plan set reduced to 8 '/a x 11 inches for our records, and a CD copy of your complete application submittal. 4. Envelopes: Please provide two sets of pre-addressed (no return address), stamped (not metered), #10 size envelopes. Contact Shelley LaBarre at 503-718-2417 for address labels of property owners located within 500 feet of the subject site. Once these items are received by the City and your application is found complete, a hearing with the Hearings Officer can be set for the 2"d or 4th Monday of the month. Should you have any questions,please contact me at 503-718-2434. Sincerely, , .__`_ 2c. i c� 1� �`• Gary Pagenstecher Associate Planner 13125 SW Hall Blvd. • Tigard, Oregon 97223 • 503.639.4171 TTY Relay: 503.684.2772 • www.tigard-or.gov East Butte Heritage Neighborhood Park Completeness Item Met Not Met N/A Comments 18.745.040: X -Additional street trees are required Street Trees along the 103`d frontage to meet spacing standards (One medium size street tree every 30 feet) 18.745.050: X Buffering and Screening 18.790.030: X -The project arborist is required to Tree Plan identify the location, species, and size of Requirement all trees over 6 inch diameter on the project site (not just those trees planned for removal). -The project arborist is required to clearly calculate the percentage of trees over 12 inch diameter to be preserved, and any mitigation requirements. -The tree protection fencing location on sheet L.1 is required to be shown to scale where it will be installed. I imagine this will be at the edges of where the pathways and other improvements so that construction vehicles and equipment remain within limits. -Tree protection fence needs to be 5' minimum chain link. 18.790.050: X There are no sensitive lands on the Permit Applicability property. Therefore, tree removal permits are not required. Todd Prager Associate Planner/Arborist February 3, 2012 PUBLIC FACILITY PLAN Project: CUP2012-00001 East Butte HP COMPLETENESS CHECKLIST Date: January 30, 2012 GRADING ❑ Existing and proposed contours shown. ❑ Are there grading impacts on adjacent parcels? ❑ Adjacent parcel grades shown. ❑ Geotech study submitted? STREET ISSUES ❑ Right-of-way clearly shown. ❑ Centerline of street(s) clearly shown. ❑ Street name(s)shown. L❑ Existing/proposed curb or edge of pavement shown. ❑ Street profiles shown. ❑ Future Street Plan: Must show street profiles, topo on adjacent parcel(s), etc. ❑ Traffic Impact and/or Access Report El Street grades compliant? ❑ Street/ROW widths dimensioned and appropriate? I ❑ Private Streets? Less than 6 lots and width appropriate? ® Other: Street improvements No streetlights proposed. Streetlight required for local streets. Include streetlights in the plans submitted with the • _ PFl permit application. SANITARY SEWER ISSUES ® Existing/proposed lines shown. Sanitary Sewer Reimbursement Fee will have to be paid as part of this project. ❑ Stubs to adjacent parcels required/shown? WATER ISSUES ❑ Existing/proposed lines w/sizes noted? ❑ Existing/proposed fire hydrants shown? ❑ Proposed meter location and size shown? ❑ Proposed fire protection system shown? STORM DRAINAGE AND WATER QUALITY ISSUES ❑ Existing/proposed lines shown? ® Preliminary sizing caics for water quality/detention Water quality calcs are provided but are not provided? correlated to the LIDA swale proposed. Infiltration rate not provided for the swale area. This infiltration rate is needed for design of the swale.These items will need to be submitted with the PFI permit application. REVISED: 01/31/12 ® Water quality/detention facility shown on plans? I Need more detail on LIDA swale. Submit details for the LIDA swale with the PFI permit application. Area for facility match requirements from calcs? Unknown. Not provided. ❑ Facility shown outside any wetland buffer? ❑ , Storm stubs to adjacent parcels required/shown? I The submittal is hereby deemed ® COMPLETE ❑ INCOMPLETE By: Q J ' ��� Date: January 30, 2012 REVISED 01/31/12 TABLE OF CONTENTS Section 1 . Summary of Proposal 1-1 Section 2. Proposed Development 2-1 Section 3. Current Conditions & Impact Study 3-1 Section 4. Application Narrative 4-1 Appendix A. Pre-Application Conference Notes A-1 Appendix B. Neighborhood Meeting Notes B-1 Appendix C. Service Provider Letter C-1 Appendix D. Arborist Report D-1 Appendix E. Deed & Emcumbrances E-1 Appendix F. Preliminary Storm Calculations F-1 FIGURES 1. Vicinity Map 2. Zoning Map 3. Aerial Parcel Map 4. Site Photos T1.0 Plan Set Title Sheet C2.0 Existing Conditions Map C2.1 Public Improvements Plan/ Plan + Profile C2.2 Public Improvements Plan/ Plan + Profile C2.3 Utility Plan L1.0 Tree Preservation/Removal Plan L1.1 Tree Preservation/Removal Plan Legend L2.0 Site Development Plan L2.1 Grading Plan L2.2 Building & Sign Plans + Elevations L3.0 Landscaping Plan PRE-APP.HELD BY il w CITY OF TIGARD PLANNING DIVISION • .,1,0*.d: LAND USE PERMIT APPLICATION City of Tigard Permit Center 13125 SW Hall Blvd., Tigard, OR 97223 '1,,:.‘,, ' 'T I G A R D , Phone 503 639.4171 Fax 503.5981960 , ,,', .4y' :, - , ;.... File#i I Other Case# I Date I By Receipt# - Fee I Date Complete TYPE OF PERMIT YOU ARE APPLYING FOR ®Adjustment/Variance(I or II) ❑Minor Land Partition(H) ❑ Zone Change(III) ❑Comprehensive Plan Amendment(IV) ❑Planned Development(III) ❑ Zone Change Annexation(IV) ®Conditional Use(III) ❑Sensitive Lands Review(I,II or III) ❑Development Code Amendment(IV) ❑Historic Overlay(H or III) ❑Site Development Review(II) ❑Home Occupation(H) ❑Subdivision(II or III) LOCATION WHERE PROPOSED ACTIVITY WILL OCCUR(Address if available) East Butte Heritage Park- 10310 SW Canterbury Lane TAX MAPS&TAX LOT NOS. 2S111BC, Lot 02603 TOTAL SITE SIZE ZONING CLASSIFICATION 3.06 ac R-3.5 r ICANT' City of Tigard Parks Division MAILING ADDRESS/CITY/STATE/ZIP 13125 SW Hall Blvd.,Tigard,OR 97223 PHONE NO. FAX NO. 503-718-2591 503-684-8840 PRIMARY CONTACT PERSON PHONE NO. Steve Martin, Parks & Facilities Manager 503-718-2583 PROPERTY OWNER/DEED HOLDER(Attach list if more than one) City of Tigard MAILING ADDRESS/CITY/STATE/ZIP 13125 SW Hall Blvd.,Tigard,OR 97223 PHONE NO. FAX NO. 503-639-4171 503-684-7297 *When the owner and the applicant are different people,the applicant must be the purchaser of record or a lessee in possession with written authorization from the owner or an agent of the owner. The owners must sign this application in the space provided on the back of this form or submit a written authorization with this application. PROPOSAL SUMMARY(Please be specific) Conditional Use to approve development of a new neighborhood park serving residents of the East Butte area of Tigard. Site improvements are proposed to include the installation of walking paths, playground, restroom, picnic shelter, landscaping and half-street improvements. A sign permit,tree permit and special adjustment to street im- provement standards are also requested.Twenty trees are proposed for removal. APPLICATIONS WILL NOT BE ACCEPTED WITHOUT ALL OF THE REQUIRED SUBMITTAL ELEMENTS AS DESCRIBED IN THE"BASIC SUBMITTAL REQUIREMENTS"INFORMATION SHEET. is\curpin\masters\land use applications\other land use applications.doc THE APPLICANT SHALL CERTIFY THAT: • If the application is granted,the applicant shall exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. • All the above statements and the statements in the plot plan,attachments,and exhibits transmitted herewith, are true;and the applicants so acknowledge that any permit issued,based on this application,map be revoked if it is found that any such statements are false. • The applicant has read the entire contents of the application,including the policies and criteria,and understands the requirements for approving or denying the application(s). SIGNATURES OF EACH OWNER OF THE SUBJECT PROPERTY ARE REQUIRED. Owner's Signature D to Owner's Signature Date Owner's Signature Date Owner's Signature Date Owner's Signature Date Applicant/Agent/Representative's Signature Date Applicant/Agent/Representative's Signature Date llq • . City of Tigard Sign Permit Application TIGARD GENERAL INFORMATION Name of Development/Project FOR STAFF USE ONLY Site East Butte Heritage Park Address/ Street Address Permit No.: Location 10310 SW Canterbury Lane Approved By: Suite/Bldg.# City/State Zip Tigard,OR 97223 Date: Name Receipt#: Property City of Tigard Map/TL#: Owner Mailing Address Suite Zoning: 13125 SW Hall Blvd. Allowable Total Area: City/State Zip Phone Tigard,OR 97223 503-639-4171 Electrical Permit Required? El Yes El No Tenant or Name Business City of Tigard Parks Division Building Permit Required? ❑ Yes El No Name Rev.7/1/11 is\curpin\masters\land use applications\sign permit app.doc Sign Contractor Mailing Address Suite City/State Zip Phone REQUIRED SUBMITTAL ELEMENTS (Note: applications will not be accepted Oregon Const Cont.Board License# Exp.Date without the required submittal elements) ❑ Completed Application Form Proposed ® Permanent ® Freestanding ❑ Freeway ❑ 2 copies of site/plot plan,drawn to scale Sign ❑ Temporary El Roof ❑ Electronic (3 copies,if a building permit is required) (Check all that ❑ Wall ❑ Other t » » » » apply) size requirement: 8/2 x 11 ,or 11 x 17 ❑ 2 copies of elevations,drawn to scale ® New sign? ❑ Alter to existing sign? (3 copies,if a building permit is required) Sign Dimensions: size requirement: 81/2"x 11",to 24"x 36" 4-0 x2 -0 Total Sign Area(sq. ft.): 8 sf ❑ $165.00 Fee (Permanent sign,any size) Total Wall Area(sq. ft.) II] $52.00 Fee (Temporary sign,any type) Sign Data NA = o (Complete all Direction Wall Faces(circle one): items in this NOTES: secti0n) N S 0 W NE NW SE SW Height to top of sign(feet): 36" • Wall signs do not need to be drawn to scale, but Projection From Wall(inches): NA must include dimensions of wall face and sign placement. Materials: Steel posts w/wood panel • Wall signs do not require site/plot plans. Will sign have illumination? ❑ Yes ® No • Freestanding signs over 6 ft. required a building Type: El Internal El External permit. Are there any existing freestanding or wall signs at this location, luding wall signs that overlap a tenant space? El Yes [2] No If"yes",a list or diagram of all sign dimensions and square (OVER FOR SIGNATURES) footage must also be submitted. City of Tigard I 13125 SW Hall Blvd.,Tigard, OR 97223 I 503-718-2421 I www.tigard-or.gov I Page 1 of 2 APPLICANTS: To consider an application complete,you will need to submit ALL of the REQUIRED SUBMITTAL ELEMENTS as described on the front of this application in the"Required Submittal Elements"box. NOTE: Person specified as"Applicant"shall be designated"Permittee"and shall provide financial assurance for work. * When the owner and the applicant are different people,the applicant must be the purchaser of record or a lessee in possession with written authorization from the owner or an agent of the owner. The owner(s)must sign this application in the space provided on the back of this form or submit a written authorization with this application ,. 1� BY SIGNING BELOW,THE APPLICANT(S) SHALL CERTIFY THAT: • 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, and 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 and denying the application. I hereby acknowledge that I have read this application,that the information given is correct, that I am the owner or authorized agent of the owner, and that plans submitted are in compliance with the City of Tigard. SIGNATURES of each owner of the subject property are required. S/� /211/ -L- A.• c.gnature Date Signature of Owner/Agent Date Contact Person Name Phone No. City of Tigard I 13125 SW Hall Blvd.,Tigard,OR 97223 I 503-639-4171 I www.tigard-or.gov I Page 2 of 2 i s t Section 1 . Summary of Proposal Applicant: Steve Martin, Parks & Facilities Manager City of Tigard Parks Division 8777 SW Burnham Street Tigard, OR 97223 Phone: (503) 718-2583 Fax: (503) 684-8840 Email: stevega,tigard-or.gov Applicant's Representative: Steve Duh Conservation Technix PO Box 12736 Portland, OR 97212 Phone: (503)989-9345 Email: steve@conservationtechnix.com Project Request: Type III-Hearing Officer(HO) Conditional Use to approve development of a new neighborhood park serving residents of the East Butte area of Tigard. The review will also demonstrate compliance with provisions of Chapter 18.360 (Site Development Review)and a request for concurrent street improvement adjustment for meandering sidewalk, tree removal permit and sign permit. A copy of the August 4, 2011 Pre-Application Conference notes is included in Appendix A. The required neighborhood meeting was held on November 10,2011 and documentation to which is provided in Appendix B. Location: 10310 SW Canterbury Lane Site Size: 3.06 acres Legal Description: 2S111BC, Lot 02603 Comprehensive Plan Designation: Low Density Residential Current Zoning: R-3.5 Section 1 1-1 City of Tigard East Butte Heritage Neighborhood Park January 3, 2012 Applications Submitted For: Conditional Use Special Adjustment Tree Removal Sign Neighborhood: Southview Summary: The City adopted its Park System Master Plan in 2009. The plan outlines the need to acquire park property and construct park improvements to preserve open spaces, enhance water quality and provide recreational opportunities. On November 2, 2010, Tigard voters passed a$17 million general obligation bond to fund the purchase of real property for parks and to fund a limited amount of park development. The City of Tigard Parks Division intends to develop East Butte Heritage Park(formerly known as the Canterbury property)as a neighborhood park. This park project was identified as a high priority project in the Park System Master Plan, the adopted City of Tigard CIP and the Notice of City Measure Election provided to voters regarding the parks bond. East Butte Heritage Park is located on a single parcel consisting of 3.06 acres located at 10310 SW Canterbury Lane. Access to site is from Canterbury Lane, 103rd Avenue, 104th Avenue and 106th Avenue. The site is un-irrigated, mostly wooded and has several `use paths' traversing it. A small grove of Douglas Fir trees(approximately 1 acre)exists along 103rd Avenue, which was originally planted as Christmas trees. The proposed park development will include a playground, picnic area, picnic shelter,walking paths, lawn area, landscaping and a trail connecting 103rd Avenue to 104th Avenue and 106th Avenue along the Murdock Street right-of-way. No off-street or formal on-street parking is proposed for the park. Due to a 3' to 5' existing grade change along the right-of-way of 103rd Avenue, a curvilinear sidewalk is proposed that is setback from the roadside and also follows an existing dirt `use path' along the upper edge of the right-of-way. No improvements to the John Tigard House are proposed,and no structures will encroach into the Historic District zoning overlay. Section 1 1-2 City of Tigard East Butte Heritage Neighborhood Park January 3, 2012 Design Team for City of Tigard East Butte Heritage Neighborhood Park Land Use Planner: Conservation Technix PO Box 12736 Portland, OR 97212 Phone: (503) 989-9345 Landscape Architect and Group Mackenzie Civil Engineering: RiverEast Center, Suite 100 1515 SE Water Avenue Portland, OR 97214 Phone: (503) 224-9560 Fax: (503)228-1285 Arborist: Pacific Resources Group 4800 SW Meadows Road, Suite 300 Lake Oswego, OR 97035 Phone: (503) 222-4320 Section 1 1-3 City of Tigard East Butte Heritage Neighborhood Park January 3, 2012 Narrative&Impact Study Section 2. Proposed Development Summary of Proposed Project: East Butte Heritage Park is located on a single parcel (2S1 11 BC, Lot 02603)consisting of 3.06 acres located at 10310 SW Canterbury Lane (see Vicinity Map—Figure 1). The property had been previously owned in joint by the cities of Tigard, Durham and King City and the Tigard Water District. The area of the property unused for water facilities was declared surplus in 2008, and the site was acquired by the City of Tigard in 2009 for development as a neighborhood park. The parcel includes the historic John Tigard House, which is currently leased by the City to the Tigard Historical Association for museum operations and management. The proposed park development project does not affect, encroach upon or impact the Tigard House, and with the exception of a wood chip pathway, it will occur completely outside of the existing Historic District(HD)overlay zone (see Zoning Map—Figure 2) related to design protection of this historical home. Aside from the Tigard House,the site is undeveloped and un-irrigated, contains a mix of wooded area and lawn area and has several use paths' traversing it. A small grove of Douglas Fir trees (approximately 1 acre) exists along 103rd Avenue, which was originally planted as Christmas trees (see Aerial Parcel Map—Figure 3). The City adopted its Park System Master Plan in 2009. The plan outlines the need to acquire park property and construct park improvements to preserve open spaces, enhance water quality and provide recreational opportunities.On November 2, 2010, Tigard voters passed a $17 million general obligation bond to fund the purchase of real property for parks and to fund a limited amount of park development. The passage of the 2010 Parks Bond provides funding to enable the development of East Butte Heritage Park (formerly known as the Canterbury property), which the City of Tigard Parks Division intends to develop a neighborhood park. This park project was identified as a high priority project in the Park System Master Plan, the adopted City of Tigard CIP and the Notice of City Measure Election provided to voters regarding the parks bond. The Park System Master Plan is the guiding document of the overall parks bond program, and it describes, by example,the characteristics of a City neighborhood park. Specific design criteria or standards have not been adopted by the City related to park development; however, a site master plan is used to guide the layout and design of proposed public improvements. The playground will be designed and constructed to industry standards, and street, water and sewer improvements will be designed in accordance with the City's Public Improvement Design Standards and corresponding design details. Stormwater facilities will meet Clean Water Services' design standards. The proposed park development will include a playground, picnic area, picnic shelter, restroom, walking paths, lawn area, landscaping and a trail connecting 103rd Avenue to 104th Avenue and 106th Avenue along the Murdock Street right-of-way. No off-street or formal on-street parking is proposed for the park. Due to a 3' to 5' existing grade change along the right-of-way of 103rd Section 2 2-1 City of Tigard East Butte Heritage Neighborhood Park January 3,2012 Avenue, a curvilinear sidewalk is proposed that is setback from the roadside and also follows an existing dirt use path' along the upper edge of the right-of-way. No improvements to the John Tigard House are proposed, and no structures will encroach into the HD zoning overlay. Public Outreach: Prior to the passage of the Bond, a community-based site master planning process was initiated during the Spring and Summer of 2009 to solicit resident input and guidance toward alternative park design concepts. Two public meetings were held, and the resulting conceptual development plan illustrated the community's interests in the design and development of East Butte Heritage Park. The City of Tigard's Parks and Recreation Advisory Board (PRAB) reviewed, considered and recommended the adoption of the conceptual development plan at a regularly scheduled PRAB meeting on July 11, 2011, at which public comment and testimony was welcomed. The PRAB will review the final development plans for this park, and they will provide direction on the project budget and phasing. Additional community outreach was conducted to finalize the design concept in advance of land use permitting for this park. As per the City's land use code, a public meeting was held on November 10, 2011 to solicit additional feedback on the design and permitting of the park project. This meeting was announced via direct mailing to residents within 500' of the site, in addition to postings through news media and the City's website. The meeting notification, sign- in sheets and responses to questions are located in Appendix B. Proposed Site Plan & Improvements: As noted above,the proposed park development, as illustrated on the site plan (Figure L2.0), will include a playground, picnic area, picnic shelter, restroom, walking paths, lawn area, landscaping and a trail connecting 103`d Avenue to 104`h Avenue and 1061 Avenue along the Murdock Street right-of-way. The restroom building is planned to accommodate two single users, with timed, locking doors managed by City parks maintenance staff. The restroom design has not been finalized, but the exterior appearance is intended to complement the Tigard House. A low-wattage security light will be installed on/near the restroom to provide low-level illumination for surveillance and park patron security. The picnic shelter is planned to accommodate a covered group picnic area with four tables. Table 2-1: Proposed Lot Coverage by Type Coverage Type S.F. I % Impervious Building Footprints 700 1% Paved Sidewalk 2,100 2% Subtotal I 2,800 I 2% Landscaping/Open Space 1 130,494 I 98% TOTAL (3.06 ac.) 1 133,294 I 100% FAR(700 GSF/3.06 ac.) I 0.005 Section 2 2-2 City of Tigard East Butte Heritage Neighborhood Park January 3,2012 On-Site Pedestrian Circulation: The development of the park will enhance safe and convenient pedestrian access through the site. A proposed network of walking trails crosses the property connecting east/west and north/south. The trail network is intended to provide walking and bicycling connectivity through the site and to the broader neighborhood. Access points into the park are planned along SW 103`d Avenue, SW 104th Avenue and Murdock Street. Interior park trails are proposed as wood chip trails to retain the rustic character of the park and to minimize the installation of impervious surfaces. The planned meandering sidewalk along SW 103`d Avenue will provide a hard-surface extension of the sidewalk that currently terminates near the Tigard House and connects southward to the Murdock Street right-of-way. Landscaping: As a public park,the proposed design takes full advantage of the existing trees and smaller vegetation on site. The grove of fir trees along SW 103`d Avenue will become a focal point of the park and accommodate passive recreation and walking under the trees. Invasive species, such as blackberry,will be removed,and hazard trees will be removed and/or pruned to address public safety.New landscape plantings are proposed along the western and southern edges of the park to add native vegetation and to enhance screening and buffering from the surrounding residential lots.Turf areas will be organized into two primary zones: a traditional lawn area along the playground and shelter, and a meadow mix along border plantings. On-Site Infrastructure Impacts& Improvements: Given the generally flat topography of the site,the proposed park construction has very little impact on the site, and modest site grading will occur in small areas as necessary near the playground, shelter,restroom and along the street frontage.The construction of the planned restroom will require an extension of sewer and water service into the park.An existing sewer stub is located on the northern edge of the property and connects to an 8"main located in Canterbury Lane. The water line will extend from the eastern edge of the site and connect to an existing 6" line located within SW 103`d Avenue.A half-street frontage improvement to include two stormwater basins is proposed for SW 103`d Avenue southward to the Murdock Street right-of-way. Section 2 2-3 City of Tigard East Butte Heritage Neighborhood Park January 3, 2012 n N m n o0 0 0. East Butte Heritage • N Park: Vicinity Map ,-, Q < m n' m N 3. CO '* C 'C CD z a1 _°. Tigard Area taxlots cm O z N Parks cF1. S 6 O o Unimproved Right of Way 0 v z- 1 rf., 1 ! 7, .r( . At 41p,''... , • r .— i J . Map pnnlad at 10:50 M1 Gn 13-09o-11 DATE b OEIEVEO FPOM MUITF9E 9OU11GF9 T.E WTI Of TOEEO MOW NOPruRUnr PFPPESENYTRJ..OP GUEERN,EL AS TO„E CC STEM.•G.l1ROC{TIMF14f.as OP WWI.FIEME59 Of we Of TIE DATE PIIOVTOEO HEREIN Tl OTF OF TOf W 91i:l*99WE NO ueW41T(FOP A N(EWETHW.CMITMONl.OR W.COUPRCIE9 RE TK CU INFOREMTION PROVIOEO REEMOEE99 CE•OM CJYAEO J O Cdy d 7Ep,d w GARDE1 PS 'T SW Hal d . . T� MA 5036341171 r N s .bgad.w.gH TIE;Rt11 O N N ■ N A n if) T < 2 c O 0 East Butte Heritage _ al IPo4 N I) Zoning Map N, a Overlay Zones N i Historic District o Overlay o o. 03 S Z3 CD CO , Zoning Q0 30,000 Sq Ft Min Lot zrANTERpUt:Y :"! fD Size R-3, 5 (HD) _-_20,000 Sq Ft Min Lot -, Size 0 R-12 10,000 Sq Ft Min Lot o Q Size v 7,500 Sq Ft Min Lot 9 Size ii.. -Tr3-5----- -'5,000 Sq Ft Min Lot Size 3,050 Sq Ft Min Lot a Size F 1,480 Sq Ft Min Lot Size 1 40 Units Per Acre __Mixed Use Residential IDEt MONTE DR ..` 1 I Mixed Use Residential f Nao parted al 1E154 AM on 134Ox>11 .AD`r MARION DR .SIFF:IRO ikuYNLL:r.kS00.EJ 0..Orv,.,k;.k„ >rons.Moe.M'v 6k •'....\Mrtnre Fk AS`01M! • i:.vc..,ACC...,,S,LW*55:a to 16.E'15 OF Let OF *rE On.ekO 1*0*REM ult Or'Or 1t 000 94i6 ASSUYE H.. fll I -MOU T/FOR Oh FRAC rE 31.1S•6 CO IOCC1.R&GFS n MF k,CAYn110.F•S ODES k£Okaat*e CF HOF 300 CU Lay wIjad TNT.o Apt 179aa OR 97223 W Ftel M 5W 839.41// Eir soo N NOODVIEW DR O ` vFr..gardo.gov aid N N In Figure 3 - Aerial Parcel Map lir f _ ji 't 1 . ..._ lirlia_ li_____ d 11..., r iw 1 . 4. t ...t ; 4 - -11, ..,- ....__ 4 . . _i _ , , - _ _ . i Ir. ' , _ - � _ 111 � �,�le i Project °s i, iti Site c• ,_-_,I .-..-.4 , me.- 1 I _ _ .. . _ , ' 1 2S111BC,#02603 `` . *7..'" ii:-. i ' .._ il I .1 _ ' f L___ ... ,--; -'0-- , .1. 1 . MURDOc�'3 !� I a Mr, I ..ate aiii Ilk Ad Section 2 2-6 City of Tigard East Butte Heritage Neighborhood Park January 3, 2012 Section 3 . Current Conditions Et Impact Study Vicinity: East Butte Heritage Park is located on a single parcel (Tax Map 2S1 11 BC, Lot 02603) consisting of 3.06 acres located at 10310 SW Canterbury Lane along 103rd Avenue. Access to site is from Canterbury Lane, 103rd Avenue, 104th Avenue and 106th Avenue. The project site is located in the Southview neighborhood, in the East Butte region of east-central Tigard. The proposed project represents the only public neighborhood park within a 1-mile radius. As per the adopted City of Tigard Parks Master Plan (2009), neighborhood parks are intended to serve residents within a '/4-to ''/2-mile walking distance. When developed, the proposed park will improve the geographic distribution of developed city parks and offer accessible recreation and social opportunities to nearby residents. Zoning: The site is zoned R-3.5, and Community Recreation is permitted as a conditional use according to Table 18.510.1 of the Tigard Development Code. Nearby parcels to the north, east and south have R-3.5 zoning, and the parcels immediately west are zoned R-12. The northeast corner of the property (approximately 0.4 acres) has a Historic District overlay zone atop the portion of the property upon which the John Tigard House sits (see Zoning Map—Figure 2). No proposed structures will encroach into the HD zoning overlay; therefore,the provisions of the HD overlay zone do not apply to the proposed project. Site Characteristics: The site is un-irrigated, partly wooded and has several `use paths' traversing the site. A small, dense grove of Douglas Fir trees (approximately 1 acre, with dbh's ranging from 16" to 24") exists along 103rd Avenue; this stand was originally planted as Christmas trees. The site slopes gently from west to east with slopes approximately 3%. Minor areas of steeper slopes exist on the property, especially along the road frontage of SW 103rd Avenue. The site accommodates pedestrian access from all four sides of the property: from the north at Canterbury Lane, from the east along 103rd Avenue, from the west at the 104th Avenue road stub and from the south at the 106th Avenue road stub. See site photos on the following page. The soil types on the site are Cornelius and Kinton silt loarns, which are moderately well-drained soils with a typical depth to water table of about 27 to 37 inches. The property does not contain any mapped features based on the City's Local Wetland Inventory or its Goal 5 Inventory. No 100-year floodplain boundary is located within or adjacent to the project limits. Two wells are located on the adjacent water site (2S 111 BCO2600) operated by the Tigard Water District—an Aquifer Storage Recovery (ASR) well for underground water storage and a monitoring well. There is a 2,501 s.f.easement for a future ASR on the park property located near the SE corner of the property. An 8" underground stormwater line crosses the site and connects to SW 103rd Avenue. Sanitary sewer was recently extended to the northern edge of the property (stubbed on Canterbury Lane northwest of the Tigard House) for future use. The proposed project will connect a sewer line from the park property as part of the installation of a public restroom for use by park patrons. Section 3 3-1 City of Tigard East Butte Heritage Neighborhood Park January 3,2012 Figure 4: Site Photos i ,,. 'i y 4 C ti A. $!r ,hs /4 es• .,,e It ;;,, r; 1 , ii ` --, ..y • odi;4. O., r // V l.•.• Figure 4A—Frontage along 103" Ave(to north) Figure 4B—Frontage along 103`d Ave(to south) pir. i3O%,. i: It. . . .- • 1; Ili .1 .! I• . I .r 'j y `-'` ^ �,. •., � -.•fie+. - ' 1 Figure 4C—Doug Fir stand Figure 4D—Open Grassy Interior 1^+ R t • ` ' J , i >c ,...r..-4,,,....- `�e r tip-'- ..�~ .G.. f�JJ-� � ,II A Figure 4E—'Use Path'along Murdock ROW Figure 4F—'Use Path'entry at Murdock St/106` Section 3 3-2 City of Tigard East Butte Heritage Neighborhood Park January 3, 2012 Impact Study Parks System: The 2009 Tigard Park System Master Plan identifies acquisition,expansion, and/or development of neighborhood parks, community parks and open space adequate to serve the current and projected population of Tigard at the service standards established in the plan. Within the 1.4 square mile area near the proposed park and bound by Durham Road, Hall Boulevard, Pacific Highway and McDonald Street,no City-owned public parks exist. Within this neighborhood region, recreational spaces include school district lands at the Twality and Templeton campus,the Summerfield Golf Course and several small private open space serving residential developments. The proposed East Butte Heritage Neighborhood Park will enhance and create additional recreational opportunities for residents of the Southview neighborhood. The proposed park will provide public recreation facilities and offerings that help meet the community's need for recreation. Unprogrammed open lawn area can accommodate free play, informal recreational use and picnicking. Walking paths will offer an opportunity for exercise, and picnicking facilities (e.g., shelter,tables)will provide spaces for residents to gather outdoors. Additionally,the proposed site plan locates recreational amenities in appropriate areas to reduce the use of and potential damage to the site's existing and planned landscaping and natural features. Transportation System: As per the Tigard Park System Master Plan, neighborhood parks anticipate pedestrian and bicycle access as the primary forms of travel to these parks. The proposed park is intended to serve the residents of the immediate Southview neighborhood vicinity,and automobile access to the park is anticipated to be very low.For this reason,the Tigard Development Code does not require parking for city park development, except dog parks. The proposed project proposes no formal on-site or off-site parking. Informal and unmarked on-street parking may be available for use by residents within the improved half street along SW 103`d Avenue. The development of this site may trigger the completion of half street improvements along SW 103`d Avenue. The frontage improvements along Canterbury Lane and a the portion of 103rd Avenue at the Tigard House have been completed and meet city standards. The Murdock Street right-of-way along the entire southern edge of the project site will remain undeveloped at this time. The completion of this undeveloped right-of-way is not currently planned and does not appear on the City's capital improvement program project list.No improvements to this right-of- way are proposed, except for soft-surfaced pathway connections to the existing road stubs at 104th Avenue and 106th Avenue. As per the Tigard Development Code and comments received at the Pre-Application Conference, the dedication of road right-of-way has been requested by the City along SW Murdock Street, SW 103rd Avenue and the undefined alignment along the western edge of the property. The undefined right-of-way alignment(equivalent to SW 105th Avenue) is adjacent to and not included within the property boundary of the project site; furthermore, it occupies land owned by the Water District, abuts the rear yards of homes along 106th Avenue,and provides no logical, planned or future neighborhood connectivity. The applicant disagrees with the need for right-of- Section 3 3-3 City of Tigard East Butte Heritage Neighborhood Park January 3,2012 way dedication along SW Murdock Street and the undefined alignment because they are not essential to general traffic circulation. The applicant contends that no clear and direct impact is caused by the proposed development to necessitate an exaction of right-of-way dedications or physical half street improvements and that the potential cost of half street improvements and right-of-way dedications is not roughly proportional to the impacts of the proposed development. However,the applicant is willing to construct voluntarily the half street improvements along SW 1031d Avenue and negotiate with the City for the added right-of-way dedication for this road segment only,as noted in the responses to Section 18.810. The nearest transit routes(Lines#12^)are located along Pacific Highway,which is approximately 1,000 feet to the northwest of the project site.No impacts affecting transit ridership are anticipated from the proposed project. Bikeways: In terms of designated bike routes,Canterbury Lane is identified as a Medium Traffic Thru Street,which connects to SW 103`d Avenue and Inez Street as Low Traffic Thru Streets.The proposed project and its associated half street improvements will enhance cycling conditions in the immediate area through the widening of the half-width paving of SW 103rd Avenue, along with the development of pathways through the park site. The proposed pathway improvements illustrated on the site plan may improve pedestrian and bicycle connectivity for the residential area immediately west of the project site. The installation of walking paths will provide a formalized east-west connection through the Murdock Street right-of-way and the park and may enable local students the opportunity to walk or bike more safely to the Twality and Templeton school campus. Drainage System: Surface water runoff from the proposed park will be detained on site. As noted above, 98%of the park will remain in pervious landscaping and open space. The walking paths crossing the site will be surfaced with engineered wood fiber and will cause no runoff. Half street improvements to SW 103`d Avenue are proposed and will include an extension of a concrete sidewalk southward to Murdock Street,and stormwater facilities will be provided as per CWS standards. Stormwater connections exist within 103"1 Avenue and Murdock Street at 106th Avenue.The proposed stormwater system for this segment of half street includes two stormwater detention bioswales.The required CWS service letter is contained in Appendix C. Water System: Water service to the site is provided by the City of Tigard Water Division.A 6" water line exists within 103`"Avenue, and a 8"water line exists within Canterbury Lane. The proposed project will require a water line to service the needs for the restroom and a partial irrigation system. A 2"water line will connect to the existing water main located within SW 103rd Avenue. This service line will connect to a 1-1/2"water meter and backflow preventer near the curb and continue as a 1-1/2"water line to service the park facility needs. Sufficient flow and capacity exists within the existing water mains to support this project. The limited nature and Section 3 3-4 City of Tigard East Butte Heritage Neighborhood Park January 3, 2012 seasonality of the water need requirements for the irrigation system and the restroom are not anticipated to strain the existing water system, and sufficient capacity will be available. Sewer System: An existing 8" sewer line is located within the Canterbury Lane right-of-way directly north of the project site and adjacent to the Tigard House. This sewer line was recently extended to facilitate a sewer connection for a nearby residence, and a portion of the project site is included within Sanitary Sewer District No. 50. The proposed public restroom within the park will connect to this existing sewer line. Sanitary sewer flows from the proposed restroom are not anticipated to exceed the capacity of the existing 8" sewer line. Fire Suppression: Fire protection is provided by the Tualatin Valley Fire and Rescue Department(TVF&R). Four hydrants exist within 500' of the property line of the park, and three of them are within 500'of both proposed park structures. These hydrants are located as follows: 2 hydrants at the entry to the Water District site adjacent to the park on Canterbury Lane (opposite the Calvin Church)and 1 hydrant at the southeast corner of Murdock St and SW 1031d Avenue. The proposed restroom and shelter structures will be constructed of non-combustible materials with metal roofs.As illustrated on the site plan,the farthest structure is within the 150 foot minimum fire department access requirements,therefore, no additional fire department access roads should be required.All proposed amenities for the park will fall within State Fire Prevention Codes and Guidelines. Noise Impacts: Minimal temporary noise would be created at the time of park construction, during normal working hours. Low-level construction noise would be generated from vehicles and equipment used in park construction. Once the park is built and open to the public, low- level, pedestrian type noise is anticipated from the use of the walking paths, open lawn area and picnic facilities.No formal sport fields are proposed for this park,and the range and type of recreation facilities for this neighborhood park likely will not draw large crowds or attract residents from outside the immediate neighborhood area. The type of noise would be in the same category found in any area frequented by walkers,hikers and bicycle riders. In an effort to minimize potential noise impacts,the design of the park intentionally places the recreational activity nodes of the playground and picnic shelter toward the center of the park site. This location maximizes the distance of these facilities from all adjacent neighbors, while also increasing the potential of existing and planned vegetation to reduce noise levels at the property edges. The proposed landscaping plan illustrates the intent to increase vegetative screening and buffering along the property edges for the benefit of adjacent neighbors. Vegetative screening will be designed to allow visual access for local Police enforcement. During the period of park construction, work hours will be restricted per City standards, and the use of muffled equipment will be enforced by an on-site construction manager. In the event that unforeseen noise impacts become known during the construction and future use of the park,the applicant will coordinate directly with affected neighbors for enhanced site management and other improvements as appropriate. Section 3 3-5 City of Tigard East Butte Heritage Neighborhood Park January 3, 2012 Section 4. Application Narrative The purpose of this section is to demonstrate that the proposed park project meets all the applicable standards and requirements of the Tigard Development Code, Title 18. Conditional Use(Chapter 18.330) Section 18.330.020 Approval Process A. Initial applications. A request for approval for a new conditional use shall be processed as a Type III HO procedure, as regulated by Chapter 18.390.050, using approval criteria contained in Section 18.330.030.A and subject to other requirements in this chapter. Finding: This is a new conditional use,therefore, it will be processed as a Type III-HO application. Section 18.330.030 Approval Standards and Conditions of Approval A. Approval standards. The Hearings Officer shall approve, approve with conditions, or deny an application for a conditional use or to enlarge or alter a conditional use based on findings of fact with respect to each of the following criteria: 1. The site size and dimensions provide adequate area for the needs of the proposed use. Finding: The 3.06-acre site is adequately sized to accommodate the proposed park development. While the City of Tigard does not maintain minimum park size criteria, neighborhood parks similar to the one proposed are typically sited on properties ranging from 3 —5 acres in size. This approval criterion is met. 2. The impacts of the proposed use of the site can be accommodated considering size, shape, location, topography, and natural features. Finding: The site is generally flat,partly wooded and has several existing `use paths' traversing the site. The property does not contain any mapped features based on the City's Local Wetland Inventory or its Goal 5 Inventory,and the existing silt-loam soils are moderately well draining.The existing vegetation and minimal topography make this site ideally suited for development as a neighborhood park. This approval criterion is met. 3. All required public facilities have adequate capacity to serve the proposal. Finding: As described in the Impact Study in Section 3,there are adequate public facilities and services to serve the site subject to on-site updates of the water, sanitary sewer and stormwater treatment facilities. This approval criterion is met. 4. The applicable requirements of the zoning district are met except as modified by this chapter. Finding: In this chapter,the applicant is demonstrating compliance with applicable design, development and performance standards except where it has requested a Special Adjustment for the proposed meandering sidewalk. The findings for these is presented above. Section 4 4-1 City of Tigard East Butte Heritage Neighborhood Park January 3,2012 5. The applicable requirements of 18.330.050. Finding: The provisions of Section 18.330.050(B)related to community recreation and parks apply in this case. As demonstrated below,the additional standards pertaining to the proposed use are met. 6. The supplementary requirements set forth in other chapters of this code including but not limited to Chapter 18.780, Signs, and Chapter 18.360, Site Development Review, if applicable/are met. Finding: This chapter includes all of the applicable regulations that apply to this site as detailed in the Pre-Application Conference notes(Appendix A). Section 18.330.050(B)Additional Development Standards for Conditional Use Types 5.)Community Recreation and Parks a.All building setbacks shall be a minimum of 30 feet from any property line Finding: Two structures are proposed on site. The restroom is located 46 feet from the nearest property line,and the picnic shelter is located 91 feet from the nearest property line. This approval criterion is met. b. There are no off-street parking requirements, except ...for a dog park or off-leash area Finding: The proposed park will not be a designated dog park,and there will not be any sort of fenced enclosure where dogs are allowed off-leash. This approval criterion does not apply to the project. Site Development Review(Chapter 33.360) Section 18360.030 Approval Process A. New developments and major modifications. Site development review for a new development or major modification of an approved plan or existing development, as defined in Section 18.360.020.A1 shall be processed by means of a Type II procedure, as governed by Section 18.390.040, using approval criteria contained in Section 18.360.090. Finding: The SDR for this project is being reviewed in conjunction with the Type III Conditional Use application. Section 18360.090 Approval Criteria A. Approval criteria. The Director shall make a finding with respect to each of the following criteria when approving, approving with conditions, or denying an application: 1. Compliance with all of the applicable requirements of this title including Chapter 18.810, Street and Utility Standards; Finding: Documentation of compliance with all applicable provisions of Chapter 18,as identified in the Pre-Application Conference notes, is provided in the remainder of this section. This provision will be met. 2. Relationship to the natural and physical environment: a. Buildings shall be... Section 4 4-2 City of Tigard East Butte Heritage Neighborhood Park January 3,2012 (1)Located to preserve existing trees, topography and natural drainage where possible based upon existing site conditions; (2)Located in areas not subject to ground slumping or sliding; (3)Located to provide adequate distance between adjoining buildings for adequate light, air circulation, and fire-fighting;and (4) Oriented with consideration for sun and wind. Finding: The proposed project is a public park; a strong relationship between the built and natural environment is a guiding principle to park planning and design. The proposed restroom and picnic shelter were located to complement the property's mature tree canopy and minimize ground disturbances during construction. These structures are located on generally flat,well-draining ground and do not constrict air circulation or light. This provision is met. b. Trees shall be preserved to the extent possible. Replacement of trees is subject to the requirements of Chapter 18.790, Tree Removal. Finding: The proposed project is for a city park.The preservation and expansion of natural areas and public landscapes is a core component of park development. A significant majority of existing trees and other vegetation will remain intact upon project completion, and the landscaped area will exceed 95%of the gross site area. The Tree Preservation/Removal Plan(Figures L1.0& L1.1) identifies the location, size and species of all existing trees on site. c. Innovative methods and techniques to reduce impacts to site hydrology and fish and wildlife habitat shall be considered based on surface water drainage patterns, identified per Section 18.810.100.A.3. and the City of Tigard "Significant Habitat Areas Map. "Methods and techniques for consideration may include, but are not limited to the following: (1) Water quality facilities (for infiltration, retention, detention and/or treatment); (2)Pervious pavement; (3)Soil amendment; (4)Roof runoff controls; (5)Fencing to guide animals toward safe passageways; (6)Re-directed outdoor lighting to reduce spill-off into habitat areas; (7)Preservation of existing vegetative and canopy cover. Finding: The proposed project is a public park, and approximately 98%of the total site consists of pervious or landscaped area.No significant habitat areas or Goal 5 lands exist on site. A significant majority of existing trees and other vegetation will remain intact upon project completion,and new landscape screening and buffer plantings will be added in addition to new street trees. This provision will be met. 3. Exterior elevations: a. Along the vertical face of single-family attached and multiple family structures, offsets shall occur at a minimum of every 30 feet by providing any two of the following... Finding: The proposed project is a public park.This provision does not apply. Section 4 4-3 City of Tigard East Butte Heritage Neighborhood Park January 3,2012 4. Buffering, screening and compatibility between adjoining uses: a. Buffering shall be provided between different types of land uses,for example, between single-family and multiple family residential, and residential and commercial uses, and the following factors shall be considered in determining the adequacy of the type and extent of the buffer... Finding: As a public park,the proposed design takes full advantage of the existing trees and smaller vegetation on site.The grove of fir trees along SW 103rd Avenue will remain and continue to provide substantial screening from the residences along 103rd Avenue. New landscape plantings are proposed along the western and southern edges of the park to add native vegetation and to enhance screening and buffering from the surrounding residential lots. This provision will be met. b. On site screening from view from adjoining properties of such things as service areas, storage areas,parking lots, and mechanical devices on roof tops, i.e., air cooling and heating systems, shall be provided and the following factors will be considered in determining the adequacy of the type and extent of the screening: Finding: New landscape plantings are proposed throughout the park to add native vegetation and to enhance screening and buffering from the surrounding residential lots. In addition to the existing vegetation and trees that will remain be preserved on site,the new landscaping will enhance screening from adjoining properties.No storage areas, parking lots or mechanical devices atop structures will be provided. This provision will be met. S. Privacy and noise—Multifamily or group living uses: Finding: The proposed project is a public park. This provision does not apply. 6. Private outdoor area—Multifamily use: Finding: The proposed project is a public park. This provision does not apply. 7. Shared outdoor recreation areas Multifamily use: Finding: The proposed project is a public park. This provision does not apply. 8. Where landfill and/or development is allowed within and adjacent to the 100 year floodplain, the City shall require consideration of the dedication of sufficient open land area for greenway adjoining and within the floodplain. This area shall include portions at a suitable elevation for the construction of a pedestrian/bicycle pathway within the floodplain in accordance with the adopted pedestrian/bicycle plan. Finding: The proposed project is a public park,and none of the proposed development or recreational amenities are within or adjacent to a 100-year floodplain.This provision does not apply. 9. Demarcation of public, semi-public and private spaces for crime prevention: a. The structures and site improvements shall be designed so that public areas such as streets or public gathering places, semi-public areas and private outdoor areas are clearly defined to establish persons having a right to be in the space, to provide for crime prevention and to establish maintenance responsibility; and Section 4 4-4 City of Tigard East Butte Heritage Neighborhood Park January 3, 2012 Finding: The proposed project is a public park. This provision does not apply. 10. Crime prevention and safety: a. Windows shall be located so that areas vulnerable to crime can be surveyed by the occupants; Finding: The proposed project is a public park. This provision does not apply. b. Interior laundry and service areas shall be located in a way that they can be observed by others; Finding: The proposed project is a public park. This provision does not apply. c. Mailboxes shall be located in lighted areas having vehicular or pedestrian traffic; Finding: The proposed project is a public park.No mailboxes are proposed. This provision does not apply. d. The exterior lighting levels shall be selected and the angles shall be oriented towards areas vulnerable to crime; and Finding: The proposed restroom will have a single, low-wattage security light attached to provide low level illumination for surveillance and park patron security. This provision will be met. e. Light fixtures shall be provided in areas having heavy pedestrian or vehicular traffic and in potentially dangerous areas such as parking lots, stairs, ramps and abrupt grade changes. Fixtures shall be placed at a height so that light patterns overlap at a height of seven feet which is sufficient to illuminate a person. Finding: The proposed project is a public park, and the City of Tigard regulates park hours by ordinance with park closure at dusk. Heavy pedestrian traffic is not anticipated in the evening hours. As noted above, low level illumination will be provided for surveillance and park patron security. This provision will be met. 11. Public transit: a. Provisions within the plan shall be included for providing for transit if the development proposal is adjacent to or within 500 feet of existing or proposed transit route; Finding: The proposed public park is not adjacent to or within 500 feet of an existing or proposed transit route. The nearest transit routes are over 1,000 to the northwest from the site and located on Pacific Highway. This project is not anticipated to add demand for transit ridership. This provision does not apply. 12. Landscaping: a. All landscaping shall be designed in accordance with the requirements set forth in Chapter 18.745; Finding: As described in detail below, the proposed project meets the requirements set forth in Chapter 18.745. This provision is met. Section 4 4-5 City of Tigard East Butte Heritage Neighborhood Park January 3,2012 b. In addition to the open space and recreation area requirements of Subsections A.5 and 6 above, a minimum of 20%of the gross area including parking, loading and service areas shall be landscaped; and Finding: The proposed project is the development of a public neighborhood park. Parking, loading and service areas will not be provided. This provision does not apply. c. A minimum of 15%of the gross site area shall be landscaped. Finding: The proposed project is the development of a public neighborhood park. Excluding the floor area for the restroom, picnic shelter and wood chip walking paths, the landscaped area will exceed 95%of the gross site area. This provision is met. Table 4-1: Proposed Lot Coverage by Type Coverage Type S.F. I % Impervious Building Footprints 700 1% Paved Sidewalk 2,100 2% Subtotal I 2,800 I 2% Landscaping/Open Space 1 130,494 1 98% TOTAL(3.06 ac.) 1 133,294 1 100% FAR(700 GSF/3.06 ac.) I 0.005 13. Drainage:All drainage plans shall be designed in accordance with the criteria in the adopted 1981 master drainage plan; Finding: Surface water runoff from the proposed park will be detained on site. Approximately 98%of the park will remain in pervious landscaping and open space. The walking paths crossing the site will be surfaced with engineered wood fiber and will cause no runoff. The proposed stormwater system for this segment of half street includes two stormwater detention bioswales. The on-site collection and treatment of stormwater will meet all the current requirements of the CWS Stormwater Manual. 14. Provision for the disabled:All facilities for the disabled shall be designed in accordance with the requirements set forth in ORS Chapter 447; and Finding: All new construction is required to meet applicable standards of the Americans with Disabilities Act as integrated into the Uniform Building Code. The new 2010 Accessibility Standards will be met. Playground and bark walking surfaces will conform to ASTM F 1951-99 and the gravel pathways will conform to ADA 302 Floor and Ground Surfaces Standard. This provision will be met. 15. All of the provisions and regulations of the underlying zone shall apply unless modified by other sections or this title, e.g., Planned Developments, Chapter 18.350; or a variance or adjustment granted under Chapter 18.370. Finding: As noted above,the applicant is requesting an adjustment for the proposed meandering sidewalk. Section 4 4-6 City of Tigard East Butte Heritage Neighborhood Park January 3,2012 Variances and Adjustments (Chapter 18.370) Section 18.370.020 Adjustments C. Special adjustments. Adjustments for street improvement requirements (Chapter 18.810). By means of a Type II procedure, as governed by Section 18.390.040, the Director shall approve, approve with conditions, or deny a request for an adjustment to the street improvement requirements, based on findings that the following criterion is satisfied:Strict application of the standards will result in an unacceptably adverse impact on existing development, on the proposed development, or on natural features such as wetlands, bodies of water, significant habitat areas, steep slopes or existing mature trees. In approving an adjustment to the standards, the Director shall determine that the potential adverse impacts exceed the public benefits of strict application of the standards. Finding: The strict application of street improvement standards to widen 103rd Avenue and add a sidewalk will result in an adverse impact on the existing slope and adjacent existing mature trees. The current application is proposing a non-standard design that moves the sidewalk to the top of the slope to still provide a public benefit and also save the existing mature trees. Therefore,an adjustment is requested to minimize impact on existing trees. Decision-Making Procedures(Chapter 18.390) Section 18.390.050 Type III Procedures A. Pre-application conference. A pre-application conference is required for all Type III actions. Finding: The PAC notes for this application are contained in Appendix A. B. Application requirements 1. Application forms. Type III applications shall be made on forms provided by the Director as provided by Section 18.390.080.E.1. Finding: The appropriate application materials have been submitted. 2. Content. Type III applications shall: a. Include the information requested on the application form. Finding: Compliance has been achieved as demonstrated by the completeness letter. b. Address the relevant criteria in sufficient detail for review and action. Finding: All of the relevant approval criteria are addressed. Documentation of compliance has been achieved as demonstrated by the completeness letter. c. Be accompanied by the required fee. Finding: The required fee has been submitted. d. Include two sets of pre-stamped,pre-addressed envelopes for all persons who are property owners of record as specified in Section 18.390.050.C. Finding: The two sets of envelopes will be submitted. Section 4 4-7 City of Tigard East Butte Heritage Neighborhood Park January 3, 2012 e. Include an impact study. Finding: The impact study is provided in Section 3. The study addresses the transportation, drainage, parks, water, sewer systems, as well as bikeway and noise impacts of the proposed park development. This provision is met. Residential Zoning Districts (Chapter 18.510) Section 18.510.050 Development Standards A. Compliance required. All development must comply with: 1. All of the applicable development standards contained in the underlying zoning district, except where the applicant has obtained variances or adjustments in accordance with Chapters 18.370. 2.All other applicable standards and requirements contained in this title. Finding: As demonstrated in the remainder of this narrative and impact study,all applicable standards and requirements are shown to be met. B. Development standards. Development standards in residential zoning districts are contained in Table 18.510.2. _Criteria from Table 18.510.2 Standard(11-3.5) Subject Property Minimum Lot Size 10,000.c.f.' 133,294 s.f. Average Minimum Lot Width 65 ft. 140 ft. Maximum Lot Coverage — — Minimum Setbacks Front yard 20 ft. 75 ft. Side facing street on corner&through lots 15 ft. 120 ft. Side yard 5 ft. 45 ft. Rear yard 15 ft. 92 ft. Side or rear yard abutting more restrictive zoning — — district Distance between property line and front of garage 20 ft. NA—no garage Maximum Height 30 ft. 14 ft. Minimum Landscape Requirement — — Finding: The proposed project meets all applicable dimensional standards for the R-3.5 zone. This approval criterion is met. Access, Egress And Circulation (Chapter 18.705) 18.705.030 General Provisions A. Continuing obligation of property owner. The provisions and maintenance of access and egress stipulated in this title are continuing requirements for the use of any structure or parcel of real property in the City. Section 4 4-8 City of Tigard East Butte Heritage Neighborhood Park January 3, 2012 Finding: As illustrated on the proposed site plan(Figure L2.0),no vehicular access is planned in the future development of the park, which will serve the residents of the immediate neighborhood vicinity. The restroom and picnic shelter structures are intended for pedestrians access only.This requirement does not apply. B. Access plan requirements. No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. Finding:No vehicular access or egress is planned,and the proposed structures are intended for pedestrians access only. This requirement does not apply. C. Joint access. Owners of two or more uses, structures, or parcels of land may agree to utilize jointly the same access and egress when the combined access and egress of both uses, structures, or parcels of land satisfies the combined requirements as designated in this title... Finding: This proposal pertains to a single parcel and single owner. Joint access provisions do not apply. D. Public street access.All vehicular access and egress as required in Sections 18.705.030.H and 18.705.030.1 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. Finding: As illustrated on the proposed site plan(Figure L2.0),no vehicular access and egress to a public or private street approved by the City for public use is planned in the future development of the park. This requirement does not apply. E. Curb cuts. Curb cuts shall be in accordance with Section 18.810.030.N. Finding: As illustrated on the proposed site plan(Figure L2.0),no vehicular access and egress is planned for the park,and no curb cuts are proposed.This requirement does not apply. F. Required walkway location. On-site pedestrian walkways shall comply with the following standards: 1. Walkways shall extend from the ground floor entrances or from the ground floor landing of stairs, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways shall be constructed between new and existing developments and neighboring developments; Finding: The proposed park development is a civic use. The proposed design includes two structures, a restroom and picnic shelter. Pathways are designed to provide access to and between these public structures. This requirement does not apply. 2. Within all attached housing(except two-family dwellings)and multi family developments, each residential dwelling shall be connected by walkway to the vehicular parking area, and common open space and recreation facilities; Finding: The proposed park development is a civic use. This requirement does not apply. Section 4 4-9 City of Tigard East Butte Heritage Neighborhood Park January 3, 2012 3. Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum six-inch vertical separation (curbed)or a minimum three-foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping,pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum offour feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards; Finding:No vehicular access, egress or parking lots are planned for the park. This requirement does not apply. 4. Required walkways shall be paved with hard surfaced materials such as concrete, asphalt, stone, brick, other pervious paving surfaces, etc. Any pervious paving surface must be designed and maintained to remain well-drained Walkways may be required to be lighted and/or signed as needed for safety purposes. Soft-surfaced public use pathways may be provided only if such pathways are provided in addition to required pathways. Finding: The proposed design includes a combination of a hard surface pathway (e.g., sidewalk)and soft surface walking paths. All pathways are designed to drain to adjacent parkland in the case of hard surface,and the soft surface paths are composed of engineered wood fiber that drains directly below the surface. The restroom will have a low-level safety light. Per City municipal code,the park will close at dusk,therefore, additional safety lighting is not needed. Environmental Performance Standards (Chapter 18.725) Section 18.725.020 General Provisions A. Compliance with applicable state and federal regulations. In addition to the regulations adopted in this chapter, each use, activity or operation within the City of Tigard shall comply with the applicable state and federal standards pertaining to noise, odor and discharge of matter into the atmosphere, ground, sewer system or stream. Regulations adopted by the State Environmental Quality Commission pertaining to non point source pollution control and contained in the Oregon Administrative Rules shall by this reference be made a part of this chapter. Finding: The only additional regulations that apply are related to stormwater management that is the province of Clean Water Services(CWS), which enforces its stormwater manual county- wide. Compliance with CWS regulations is described in Section 3. Generally,this provision does not apply. B. Evidence of compliance. Prior to issuance of a building permit, the Director may require submission of evidence demonstrating compliance with state,federal and local environmental regulations and receipt of necessary permits; these include Air Contaminant Discharge Permits (ACDP) or Indirect Source Construction Permits (ISCP). Finding: Except for on-site stormwater,this provision does not apply. Section 4 4-10 City of Tigard East Butte Heritage Neighborhood Park January 3, 2012 C. Continuing obligation. Compliance with state,federal and local environmental regulations is the continuing obligation of the property owner and operator. Finding: Advisory. This provision generally does not apply. Section 18.725.030 Performance Standards A.Noise. For the purposes of noise regulation, the provisions of Sections 7.40.130 through 7.40.210 of the Tigard Municipal Code shall apply. Finding: As a public park, low-level,pedestrian type noise is anticipated from the use of the walking paths, open lawn area and picnic facilities.No formal sport fields are proposed for this park, and the range and type of recreation facilities for this neighborhood park likely will not draw large crowds or attract residents from outside the immediate neighborhood area,thereby minimizing the potential for noise disruptions for adjacent neighbors.The type of noise would be in the same category found in any area frequented by walkers, hikers and bicycle riders. In an effort to minimize potential noise impacts,the design of the park intentionally placed the recreational activity nodes of the playground and picnic shelter toward the center of the park site. This location maximizes the distance of these facilities from all adjacent neighbors,while also increasing the potential of existing and planned vegetation to reduce noise levels at the property edges. The anticipated level of noise associated with the park use will be within acceptable limits. In the event that unforeseen noise impacts become known during the construction and future use of the park,the applicant will coordinate directly with affected neighbors for enhanced site management and other improvements as appropriate. B. Visible emissions. Within the commercial zoning districts and the industrial park(IP)zoning district, there shall be no use, operation or activity which results in a stack or other point source emission, other than an emission from space heating, or the emission of pure uncombined water (steam)which is visible from a property line. Department of Environmental Quality(DEQ)rules for visible emissions (340-21-015 and 340-28-070) apply. Finding: The proposed project is a public park,which will have no activities that would result in visible emissions. This provision does not apply. C. Vibration. No vibration other than that caused by highway vehicles, trains and aircraft is permitted in any given zoning district which is discernible without instruments at the property line of the use concerned Finding: The proposed project is a public park,which will have no activities that would result in vibration. This provision does not apply. D. Odors. The emission of odorous gases or other matter in such quantities as to be readily detectable at any point beyond the property line of the use creating the odors is prohibited. DEQ rules for odors (340-028-090)apply. Finding: The proposed project is a public park,which will have no activities that would result in odors.This provision does not apply. E. Glare and heat. No direct or sky-reflected glare, whether from floodlights or from high temperature processes such as combustion or welding, which is visible at the lot line shall be permitted, and, Section 4 4-11 City of Tigard East Butte Heritage Neighborhood Park January 3,2012 1. There shall be no emission or transmission of heat or heated air which is discernible at the lot line of the source; and 2. These regulations shall not apply to signs or floodlights in parking areas or construction equipment at the time of construction or excavation work otherwise permitted by this title. Finding: The proposed project is a public park, which will have no activities that would result in undue glare and heat. This provision does not apply. F. Insects and rodents.All materials including wastes shall be stored and all grounds shall be maintained in a manner which will not attract or aid the propagation of insects or rodents or create a health hazard. Finding: As per standard city park maintenance practices,the waste containers will be accessible for collection by maintenance staff daily. Park maintenance staff will manage the disposal of refuse and other"wet" garbage in the industrially-acceptable manner that prevents any potential vector infestation. This provision will be met. Historic Overlay District (Chapter 18.740) 18.740.040 Approval Process D. Criteria for construction of new structures. Approval for exterior alterations of structures in an historic overlay district shall be granted by means of a Type II procedure, as governed by Section 18.390.040, by the Director using the following criteria: 1. The purpose of the historic overlay district as set forth in Section 18.740.010 Finding: During the Pre-Application process,the applicant had contemplated the construction of a new restroom structure within the HD zone of the subject property in partnership with the Tigard House Association.Following the Pre-Application Conference, the applicant decided to move the restroom structure closer to the core activity node of the park. The restroom,as now shown on the proposed site plan(Figure L2.0), is located outside the HD zone of the larger subject property.No new structures or buildings are proposed within the HD zone to trigger this provision.A wood chip pedestrian pathway is shown on the south side of,and tangential to,the fence associated with the Tigard House which may have been the intended boundary of the HD overlay zone. The proposed pathway does not impact or encroach on the historic nature and character of the Tigard House. This requirement does not apply. 2. The economic effect of the new structure on the historic value of the district Finding:No new structures are proposed within the HD zone. This requirement does not apply. 3. The visual effect of the proposed new structure on the architectural character of the district Finding: No new structures are proposed within the HD zone. This requirement does not apply. Section 4 4-12 City of Tigard East Butte Heritage Neighborhood Park January 3,2012 4. The general compatibility of the exterior design, arrangement,proportion, detail, scale, color, texture and materials proposed to be used in the construction of the new building or structure Finding:No new structures are proposed within the HD zone. This requirement does not apply. Landscaping and Screening(Chanter 18.745) Section 18.745.030 General Provisions A. Obligation to maintain. Unless otherwise provided by the lease agreement, the owner, tenant and his agent if any, shall be jointly and severally responsible for the maintenance of all landscaping and screening which shall be maintained in good condition so as to present a healthy, neat and orderly appearance, shall be replaced or repaired as necessary, and shall be kept free from refuse and debris. Finding: As a future city park,the City of Tigard parks maintenance staff will take great pride in this park and maintain it to a high standard, as required by this regulation. B. Pruning required.All plant growth in landscaped areas of developments shall be controlled by pruning, trimming or otherwise so that: 1. It will not interfere with the maintenance or repair of any public utility. 2. It will not restrict pedestrian or vehicular access. 3. It will not constitute a traffic hazard because of reduced visibility. Finding: As part of maintaining its on-site landscaping,City park maintenance staff will prune and trim landscaping so that it will not interfere with maintenance and repair of public utilities; not restrict pedestrian access; nor impede visibility, in compliance with these requirements. C. Installation requirements. The installation of all landscaping shall be as follows: 1. All landscaping shall be installed according to accepted planting procedures. Finding: The landscaping plan (Figure L3.0)for the proposed park includes standard installation guidelines used by the industry to which the applicant will adhere during installation. 2. The plant materials shall be of high grade, and shall meet the size and grading standards of the American Standards for Nurberg Stock(ANSI Z60, 1-1986, and any future revisions). Finding: Plant materials will be obtained from a certified landscaping purveyor to meet the size and grade standards for each specimen, in compliance with these requirements. 3. Landscaping shall be installed in accordance with the provisions of this title. Finding: See below for further information. D. Certificate of occupancy. Certificates of occupancy shall not be issued unless the landscaping requirements have been met or other arrangements have been made and approved by the City such as the posting of a bond. Finding: The applicant understands that the Certificate of Occupancy cannot be granted until the installed landscaping is approved and inspected by the City. Section 4 4-13 City of Tigard East Butte Heritage Neighborhood Park January 3,2012 E. Protection of existing vegetation. Existing vegetation on a site shall be protected as much as possible: 1. The developer shall provide methods for the protection of existing vegetation to remain during the construction process; and 2. The plants to be saved shall be noted on the landscape plans (e.g., areas not to be disturbed can be fenced, as in snow fencing which can be placed around individual trees). Finding: The landscaping plan(Figure L3.0) includes information that illustrates the measures taken to protect existing vegetation, in compliance with this requirement. The landscaping plan notes the existing vegetation to be preserved, except for 19 trees identified for removal due to hazard conditions, structural defects or unavoidable conflicts with planned development. Mitigation requirements for these trees is addressed below in findings pertaining to Chapter 18.790. Otherwise,this requirement is met. F. Care of landscaping along public rights-of-way. Appropriate methods for the care and maintenance of street trees and landscaping materials shall be provided by the owner of the property abutting the rights-of-way unless otherwise required for emergency conditions and the safety of the general public. Finding: The applicant acknowledges that it has the obligation for care of street trees and other vegetation within the public right-of-way along the park's frontage. City park maintenance staff will provide ongoing and consistent care and maintenance of the site's landscaping and vegetation. This provision will be met. G. Conditions of approval of existing vegetation. The review procedures and standards for required landscaping and screening shall be specified in the conditions of approval during development review and in no instance shall be less than that required for conventional development. Finding: This provision is advisory. H. Height restrictions abutting public rights-of-way. No trees, shrubs or plantings more than 18 inches in height shall be planted in the public right-of-way abutting roadways having no established curb and gutter. Finding: The applicant will undertake half street improvements along SW 103`d Avenue on the eastern property line,which will include the installation of street trees in the curbside planting strip in compliance with this provision.No other plantings are proposed within the right-of-way that exceed the 18 inch height restriction. This provision will be met. Section 18.745.040 Street Trees A. Protection of existing vegetation. All development projects fronting on a public street,private street or a private driveway more than 100 feet in length approved after the adoption of this title shall be required to plant street trees in accordance with the standards in Section 18.745.040.C. Finding: Street trees will be planted on the SW 103rd Avenue frontage in compliance with this requirement and the requirements in Chapter 18.810, Street and Utility Improvement Standards. No private driveways are proposed for this project. This requirement will be met. Section 4 4-14 City of Tigard East Butte Heritage Neighborhood Park January 3,2012 B. Street tree planting list. 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. Finding: As illustrated in Figures L3.0,the species selected for planting on the property frontage have been selected with great care by the applicant's landscape architect to prevent any personal injury and undue damage on nearby utilities, streets and sidewalks. The new trees proposed along SW 103rd Avenue are Eastern Redbud(Cercis canadensis)which are noted in the City of Tigard's Street Tree List as very good urban trees with a typical height of 15 —25'at maturity. This requirement will be met. C. Size and spacing of street trees 1. Landscaping in the front and exterior side yards shall include trees with a minimum caliper of two inches at four feet in height as specified in the requirements stated in Section 18.745.040.0.2 below. Finding: The specimens planted per the proposed landscaping plan(Figures L3.0)will be selected to meet these requirements. 2. The specific spacing of street trees by size of tree shall be as follows... (a.-c.) Finding: The applicant's consulting landscape architect has used these standards in determining the number and location of trees to which these requirements apply. d. Except for signalized intersections as provided in Section 18.745.040.H, trees shall not be planted closer than 20 feet from a street intersection/nor closer than two feet from private driveways (measured at the back edge of the sidewalk),fire hydrants or utility poles to maintain visual clearance. Finding: There are no street intersections within or adjacent to the project site along its street frontages. The Murdock Street right-of-way to the south is unimproved. The street trees on the east frontage, SW 103`d Avenue,will be planted at least 2'from utility poles as illustrated in Figure L3.0.No private driveways or fire hydrants exist along this frontage. This provision is met. e. No new utility pole location shall be established closer than five feet to any existing street tree. Finding: The placement of utility poles shall be coordinated with street tree planting as part of the applicant's installation of half street improvements along SW 103`d Avenue. This requirement will be met. f Tree pits shall be located so as not to include utilities(e.g., water and gas meters) in the tree well. Finding: The landscaping and utility plans have been coordinated to be in compliance with this requirement. g. On premises utilities(e.g., water and gas meters)shall not be installed within existing tree well areas. Finding: The landscaping and utility plans have been coordinated to be in compliance with this requirement. Section 4 4-15 City of Tigard East Butte Heritage Neighborhood Park January 3,2012 h. Street trees shall not be planted closer than 20 feet to light standards. Finding: Proposed street trees are planted no closer than 20 feet from proposed light standards. This provision is met. i. New light standards shall not be positioned closer than 20 feet to existing street trees except when public safety dictates, then they may be positioned no closer than 10 feet. Finding:No street trees currently exist along 103rd Avenue. This provision does not apply. j. Where there are overhead power lines, the street tree species selected shall be of a type which, at full maturity, will not interfere with the lines. Finding: The existing overhead wire along SW 103rd Avenue is proposed to be undergrounded as per the requirements of Chapter 18.810. This provision does not apply. k Trees shall not be planted within two feet from the face of the curb. Finding: As illustrated in the Landscaping Plan(Figure L3.0),the location of the proposed street trees will comply with this requirement. 1. Trees shall not be planted within two feet of any permanent hard surface paving or walkway: Finding: As illustrated in the landscaping plan (Figure L3.0), street trees will not be planted within 2 feet of hard surface paving or walkway, in compliance with this provision. D. Pruning requirements. Trees, as they grow, shall be pruned to provide at least eight feet of clearance above sidewalks and 13 feet above local street, 15 feet above collector street, and 18 feet above arterial street roadway surfaces. Finding: As part of its obligation to maintain plantings in the public right-of-way along its street frontage [Section 18.745.030(F)],the applicant will prune trees in the manner required above to insure adequate sight distances. E. Cut and fill around existing trees. Existing trees may be used as street trees if no cutting or filling takes place within the drip-line of the tree unless an adjustment is approved by the Director by means of a Type I procedure, as governed by Section 18.390.030, using approval criteria in Section 18.370.020.C.4.a. Finding: New street trees, Eastern Redbud(Cercis canadensis),are proposed in the parkstrip between the new sidewalk and edge of street; therefore. existing site trees will not be used to satisfy the street criteria. This provision does not apply. F. Replacement of street trees. Existing street trees removed by development projects or other construction shall be replaced by the developer.... Finding: The frontage along SW 103rd Avenue will be improved to current half street design standards, and no street trees currently exist with the public right-of-way. This requirement does not apply. Section 4 4-16 City of Tigard East Butte Heritage Neighborhood Park January 3, 2012 G. Granting of adjustments.Adjustments to the street tree requirements may be granted by the Director by means of a Type I procedure, as regulated in Section 18.390.030, using approval criteria in Section 18.370.020.C6.b. Finding: The applicant does not need any adjustments to these standards. H. Location of trees near signalized intersections.... Finding: There are no signalized intersections near the site.This provision does not apply. Section 18.745.050 Buffering and Screening A. General provisions 2. Buffering and screening is required to reduce the impacts on adjacent uses which are of a different type in accordance with the matrices in this chapter(Tables 18.745.1 and 18.745.2). 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. Finding: The proposed use is Community Recreation,which is not a listed use in Tables 18.745.1 and 18.745.2, and no parking lots are proposed. This provision does not apply. 3. In lieu of these standards, a detailed buffer area landscaping and screening plan may be submitted for the Director's approval as an alternative to the buffer area landscaping and screening standards,provided it affords the same degree of buffering and screening as required by this code. Finding: The proposed use is Community Recreation,which is not a listed use in Tables 18.745.1 and 18.745.2. This provision does not apply;however,the landscaping plan(Figure L3.0) illustrates significant revegetation of the site,especially along the property edges, in general compliance with the intent of this subsection. B. Buffering and screening requirements (1-9) Finding: The proposed use is Community Recreation,which is not a listed use in Tables 18.745.1 and 18.745.2. This provision does not apply. C. Setbacks for fences or walls (1-4) Finding: The proposed use is Community Recreation,which is not a listed use in Tables 18.745.1 and 18.745.2. This provision does not apply. D. Height restrictions (1-2) Finding: The proposed use is Community Recreation,which is not a listed use in Tables 18.745.1 and 18.745.2. This provision does not apply. E. Screening:special provisions (1-4) Finding: The proposed use is Community Recreation,which is not a listed use in "l"ables 18.745.1 and 18.745.2. This provision does not apply. Section 4 4-17 City of Tigard East Butte Heritage Neighborhood Park January 3, 2012 F. Buffer matrix(1-2) Finding: The proposed use is Community Recreation,which is not a listed use in Tables 18.745.1 and 18.745.2. This provision does not apply. Section 18.745.060 Re-vegetation A. When re-vegetation is required. Where natural vegetation has been removed through grading in areas not affected by the landscaping requirements and that are not to be occupied by structures, such areas are to be replanted as set forth in this section to prevent erosion after construction activities are completed. Finding: The proposed Landscaping Plan (Figure L3.0) illustrates all proposed landscaped areas, including those re-planted following construction, in compliance with this requirement. B. Preparation for re-vegetation. Topsoil removed from the surface in preparation for grading and construction is to be stored on or near the sites and protected from erosion while grading operations are underway. Finding: As part of the instructions by the applicant's consulting landscape architect,these measures governing re-vegetation will be undertaken in compliance with these requirements. C. Methods of re-vegetation 1. Acceptable methods of re-vegetation include hydro-mulching or the planting of rye grass, barley, or other seed with equivalent germination rates, and: a. Where lawn or turf grass is to be established, lawn grass seed or other appropriate landscape cover is to be sown at not less than four pounds to each 1,000 square feet of land area; b. Other re-vegetation methods offering equivalent protection may be approved by the approval authority; c. Plant materials are to be watered at intervals sufficient to ensure survival and growth; and d. The use of native plant materials is encouraged to reduce irrigation and maintenance demands. Finding: As part of the instructions by the applicant's consulting landscape architect,these measures governing re-vegetation will be undertaken in compliance with these requirements. Mixed Solid Waste and Recyclable Storage(Chapter 18.755) Section 18.755.040 Methods of Demonstrating Compliance A Alternative methods of compliance.An applicant shall choose one of the following four methods to demonstrate compliance: 1. Minimum standards. Finding: The applicant is selecting this option. B. Provisions. The following provisions apply to all four methods of demonstrating compliance: I. Section 18.755.050, Location, Design and Access Standards, except as provided in 18.755.040 G. Finding: These requirements will be met; see below. Section 4 4-18 City of Tigard East Butte Heritage Neighborhood Park January 3,2012 2. The floor area of an interior or exterior storage area required by this chapter shall be excluded from the calculation of lot coverage and from the calculation of building floor area for purposes of determining minimum storage requirements. Finding: This provision is advisory. C. Minimum standards method 4. General requirements: a. The storage area requirement is based on the predominant use(s)of the building(i.e. residential, office, retail wholesale/warehouse/manufacturing, educational/institutional, or other). If a building has more than one of the uses listed herein and that use occupies 20 percent or less of the floor area of the building, the floor area occupied by that use shall be counted toward the floor area of the predominant use(s). If a building has more than one of the uses listed herein and that use occupies more than 20%of the floor area of the building, then the storage area requirement for the whole building shall be the sum of the requirement for the area of each use. Finding: In the proposed park development,the predominant use of the restroom and picnic shelter buildings are civic in nature. The calculation for required storage area will be calculated based on this use. This requirement will be met. b. Storage areas for multiple uses on a single site may be combined and shared Finding: Only one use (civic)will exist on site. This provision does not apply. c. The specific requirements are based on an assumed storage height of 4 feet for solid waste/recyclable. Vertical storage higher than 4 feet but no higher than 7 feet may be used to accommodate the same volume of storage in a reduced floor space (potential reduction of 43%of specific requirements). Where vertical or stacked storage is proposed, the site plan shall include drawings to illustrate the layout of the storage area and dimensions of containers. Finding: The proposed city park will include 4 standard waste receptacles, which are 3 feet in height.No vertical or stacked storage containers or storage areas are proposed. 5. Specific requirements: a. Non-residential buildings shall provide a minimum storage area of 10 square feet,plus: (5) Other: 4 square feet/1,000 square feet GFA. Finding: The proposed park will include two structures: a restroom and a picnic shelter. The combined area of these buildings will be 700 square feet GFA and a total of 15.6 s.f. of storage of mixed solid waste (receptacles)will be provided. The proposed project exceeds the required minimum storage area. Section 18.755.050 Location,Design and Access Standards for Storage Areas B. Location standards 1. To encourage its use, the storage area for source-separated recyclable shall be co-located with the storage area for residual mixed solid waste; Finding: No vertical or stacked storage containers or storage areas are proposed;therefore, no co-located recyclable waste storage is provided. This provision does not apply.As per Section 4 4-19 City of Tigard East Butte Heritage Neighborhood Park January 3, 2012 current standard city park maintenance practices,the separation of recyclable material in city parks and open space is not provided. Refuse is collected daily. 2. Indoor and outdoor storage areas shall comply with Uniform Building and Fire Code requirements; Finding: The waste receptacles are in compliance with the building and fire codes, as will be documented in the building permit submission. 3. Storage area space requirements can be satisfied with a single location or multiple locations, and can combine both interior and exterior locations; Finding: Advisory. The applicant will provide waste receptacles in multiple locations throughout the proposed park near the activity nodes of the picnic shelter and restroom. 4. Exterior storage areas can be located within interior side yard or rear yard areas. Exterior storage areas shall not be located within a required front yard setback or in a yard adjacent to a public or private street; Finding: The proposed exterior waste receptacles are not located within setbacks.This requirement does not apply. 5. Exterior storage areas shall be located in central and visible locations on a site to enhance security for users; Finding: As illustrated on the site plan(Figure L2.0),the proposed exterior waste receptacles are located in central and visible locations within the proposed park. 6. Exterior storage areas can be located in a parking area, if the proposed use provides at least the minimum number of parking spaces required for the use after deducting the area used for storage. Storage areas shall be appropriately screened according to the provisions in 18.755.050 C, design standards; Finding: The proposed exterior waste receptacles will be located within the interior of the proposed park;no parking area is proposed. 7. The storage area shall be accessible for collection vehicles and located so that the storage area will not obstruct pedestrian or vehicle traffic movement on the site or on public streets adjacent to the site. Finding: The waste receptacles will be located near activity nodes of the proposed park and adjacent to the interior pedestrian walking paths. The location of these containers will not obstruct pedestrian movement on the site or on public streets adjacent to the site. The waste containers will be accessible to City maintenance staff for collection. C. Design standards. 1. The dimensions of the storage area shall accommodate containers consistent with current methods of local collection; Finding: The applicant proposes the placement of 4 waste containers on site that are of standard materials,dimensions and locations typical to a city-owned, public park. Section 4 4-20 City of Tigard East Butte Heritage Neighborhood Park January 3, 2012 2. Storage containers shall meet Uniform Fire Code standards and be made and covered with waterproof materials or situated in a covered area; Finding: The storage containers will be constructed of steel and will meet Uniform Fire Code standards and are made of waterproof materials. 3. Exterior storage areas shall be enclosed by a sight-obscuring fence wall, or hedge at least six feet in height. Gate openings which allow access to users and haulers shall be provided. Gate openings for haulers shall be a minimum of 10 feet wide and shall be capable of being secured in a closed and open position; Finding: The proposed waste storage containers are located throughout the park site,and are not aggregated into a single area or enclosure.This requirement does not apply. 4. Storage area(s)and containers shall be clearly labeled to indicate the type of materials accepted. Finding: This is standard procedure for city parks. This requirement will be met. D. Access standards. 1. Access to storage areas can be limited for security reasons. However, the storage area shall be accessible to users at convenient times of the day, and to collection service personnel on the day and approximate time they are scheduled to provide collection service; Finding: Waste containers provided on site will not have limited/restricted access;they will be available to park patrons during park hours regulated by the municipal code and accessible by maintenance staff for daily collection. 2. Storage areas shall be designed to be easily accessible to collection trucks and equipment, considering paving, grade and vehicle access. A minimum of 10 feet horizontal clearance and eight feet of vertical clearance is required if the storage area is covered; Finding: Waste containers will be emptied by hand, and vehicles will not access the park interior. This provision does not apply. 3. Storage areas shall be accessible to collection vehicles without requiring backing out of a driveway onto a public street. If only a single access point is available to the storage area, adequate turning radius shall be provided to allow collection vehicles to safety exit the site in a forward motion. Finding: As per standard city park maintenance practices,the waste containers will be accessible for collection by maintenance staff daily. Containers will be emptied by hand, and vehicles will not access the park interior. This provision does not apply. Off-Street Parking and Loading(Chapter 18.765) Section 18.765.030 General Provisions (A-H) Finding: Chapter 18.330.050.B(5)directs that there are no off-street parking requirements for Community Recreation,except for dog parks. The proposed project is not, and does not contain, a dog park. This provision and the remaining provisions(A-H)of this subsection do not apply. Section 4 4-21 City of Tigard East Butte Heritage Neighborhood Park January 3, 2012 Section 18.765.040 General Design Standards(A-N) Finding: Chapter 18.330.050.B(5)directs that there are no off-street parking requirements for Community Recreation,except for dog parks. The proposed project is not,and does not contain, a dog park. This provision and the remaining provisions(A-N)of this subsection do not apply. Section 18.765.050 Bicycle Parking Design Standards A. Location and access. With regard to the location and access to bicycle parking: 1. Bicycle parking areas shall be provided at locations within 50 feet of primary entrances to structures; Finding: As illustrated on the site plan (Figure L2.0),a bicycle parking area containing four bike racks is located within 5 feet of the proposed picnic shelter. The shelter is the primary structure for the park. This provision is met. 2. Bicycle parking areas shall not be located within parking aisles, landscape areas or pedestrian ways; Finding: As illustrated on the site plan (Figure L2.0), the proposed bicycle parking area is not located within a parking aisle, landscape area or pedestrian way. This provision is met. 3. Outdoor bicycle parking shall be visible from on-site buildings and/or the street. When the bicycle parking area is not visible from the street, directional signs shall be used to located the parking area; Finding: The proposed bicycle parking area is located within 5 feet of the primary structure on site and will be visible from it.This provision is met. 4. Bicycle parking may be located inside a building on a floor which has an outdoor entrance open for use and floor location which does not require the bicyclist to use stairs to gain access to the space. Exceptions may be made to the latter requirement for parking on upper stories within a multi-story residential building. Finding: Aside from a small restroom, no enclosed buildings are proposed in which bicycle parking could be located.This provision does not apply. B. Covered parking spaces. 1. When possible, bicycle parking facilities should be provided under cover. Finding: Advisory. The proposed bicycle parking is located outdoors in the central open space of a future city park. Covered bicycle parking is not practicable for this location or use. 2. Required bicycle parking for uses served by a parking structure must provide for covered bicycle parking unless the structure will be more than 100 feet from the primary entrance to the building, in which case, the uncovered bicycle parking may be provided closer to the building entrance. Finding: No parking structure is proposed. This provision does not apply. C. Design requirements. The following design requirements apply to the installation of bicycle racks: Section 4 4-22 City of Tigard East Butte Heritage Neighborhood Park January 3, 2012 1. The racks required for required bicycle parking spaces shall ensure that bicycles may be securely locked to them without undue inconvenience. Provision of bicycle lockers for long- term (employee)parking is encouraged but not required; Finding: The applicant has selected a bicycle rack system that meets this requirement. 2. Bicycle racks must be securely anchored to the ground, wall or other structure; Finding: The proposed bike racks will be installed with concrete footings to securely anchor them to the site. This provision will be met. 3. Bicycle parking spaces shall be at least 2'/2 feet by six feet long, and, when covered, with a vertical clearance of seven feet. An access aisle of at least five feet wide shall be provided and maintained beside or between each row of bicycle parking; Finding: The proposed bicycle parking area is 2-'V2 feet wide by 8 feet long. A single row of bike racks is proposed. This provision is met. 4. Each required bicycle parking space must be accessible without moving another bicycle; Finding: The proposed bicycle parking area has been designed to meet this requirement as illustrated on the site plan (Figure L2.0). 5. Required bicycle parking spaces may not be rented or leased except where required motor vehicle parking is rented or leased.At-cost or deposit fees for bicycle parking are exempt from this requirement; Finding: As a future city park,there are no plans to rent or lease the required bicycle racks. This requirement will be met. 6. Areas set aside for required bicycle parking must be clearly reserved for bicycle parking only. Finding: The proposed bicycle parking area is reserved for this parking function only, in compliance with this provision. D. Paving. Outdoor bicycle parking facilities shall be surfaced with a hard surfaced material, i.e.,pavers, asphalt, concrete, other pervious paving surfaces, or similar material. This surface must be designed and maintained to remain well-drained Finding: The proposed bike racks will be installed with concrete footings and will be located within a pervious, '/a"minus gravel, hard-surfaced area serving the primary picnic area of the park. This provision will be met. E. Minimum bicycle parking requirements. The total number of required bicycle parking spaces for each use is specified in Table 18.768.2 in Section 18.765.070.H. In no case shall there be less than two bicycle parking spaces. Single-family residences and duplexes are excluded from the bicycle parking requirements. The Director may reduce the number of required bicycle parking spaces by means of an adjustment to be reviewed through a Type II procedure, as governed by Section 18.390.040, using approval criteria contained in Section 18.370.020.C.5.e. Finding: According to Table 18.768.2,the minimum bicycle parking for Community Recreation is 0.3 spaces per 1,000 s.f. of floor area. Using the combined floor area of the restroom and shelter,this formula results in a need for 0.21 spaces; however,notation#2 from Table 18.768.2 Section 4 4-23 City of Tigard East Butte Heritage Neighborhood Park January 3, 2012 states that"in no case shall there be fewer than two spaces provided."The proposed bicycle parking area includes 4 bike racks. This provision is met. Section 18.765.060 Parking Structure Design Standards(A-D) Finding: No parking structure is proposed. Provisions 18.765.060 A-D do not apply. Section 18.765.070 Minimum and Maximum Off-Street Parking Requirements A. Parking requirements for unlisted uses. 1. The Director may rule that a use, not specifically listed in Section 18.765.070.H, is a use similar to a listed use and that the same parking standards shall apply. If the applicant requests that the Director's decision be rendered in writing, it shall constitute a Director's Interpretation, as governed by Section 18.340. Finding: Minimum and maximum off-street parking requirements for Community Recreation are identified in Table 18.765.2. However, Chapter 18.330.050.B(5)directs that there are no off- street parking requirements for Community Recreation, except for dog parks. The proposed project is not,and does not contain,a dog park. This provision and the remaining provisions(B- I)of this subsection do not apply. 2. The Director shall maintain a list of approved unlisted use parking requirements which shall have the same effect as an amendment to this chapter. Finding: Advisory. This provision does not apply. Section 18.765.080 Off-Street Loading Requirements A. Off-street loading spaces. Commercial, industrial and institutional buildings or structures to be built or altered which receive and distribute material or merchandise by truck shall provide and maintain off-street loading and maneuvering space as follows: B. Off-street loading dimensions. Finding: The proposed project is a civic use and does not include the construction of any commercial, industrial and institutional buildings or structures. This provision does not apply. Siens (Chapter 18.780) 18.780.080 Sign Illumination A. Surface brightness. The surface brightness of any sign shall not exceed that produced by the diffused output obtained from 800 milliampere fluorescent light sources spaced not closer than eight inches, center on center. Finding: The proposed park entry sign will be non-illuminated. This provision does not apply. B. No exposed incandescent lamps. Any exposed incandescent lamp which exceeds 25 watts shall not be used on the exterior surface of any sign so as to expose the face of such bulb or lamp to any public street or public right-of-way with the exception of electronic information signs. Finding: The proposed park entry sign will be non-illuminated. This provision does not apply. 18.780.085 Sign Measurement A. Projecting and freestanding signs. Section 4 4-24 City of Tigard East Butte Heritage Neighborhood Park January 3, 2012 1. The area of a freestanding or projecting sign shall include all sign faces counted in calculating its area. Regardless of the number of sign cabinets or sign faces, the total allowable area shall not be exceeded. Finding: As illustrated on the Sign Plan (Figure L2.2),the area of the proposed sign face is 8 square feet,which is less than the maximum allowable. This provision will be met. 2. The area of the sign shall be measured as follows if the sign is composed of one or more individual cabinets or sides: a. The area around and enclosing the perimeter of each cabinet, sign face or module shall be summed and then totaled to determine total area. The perimeter of measurable area shall not include embellishments such as pole covers,framing and decorative roofing,provided there is no written advertising copy, symbols or logos on such embellishments; Finding: Advisory. The area of the proposed sign face is 8 square feet,which is less than the maximum allowable and excludes the dimensions of the framing. b. If the sign is composed of more than two sign cabinets, sign facia or modules, the area enclosing the entire perimeter of all cabinets and/or modules within a single, continuous geometric figure shall be the area of the sign. Pole covers and other embellishments shall not be included in the area of the sign measurement if they do not bear written advertising copy, symbols or logos; and Finding: Advisory. The proposed sign is a single panel, sign face. This provision does not apply. c. The overall height of a freestanding sign or sign structure is measured from the grade directly below the sign to the highest point of the sign or sign structure and shall include architectural and structural embellishments. Finding: Advisory. The proposed sign measures 3 feet from the grade directly below the sign. 18.780.130 Zoning District Regulations A. In the R-7, R-4.5, R-3.5, R-2 and R-1 zones. No sign of any character shall be permitted in an R-7, R-4.5, R-3.5, R-2 or R-1 zone except the following: 4. For nonresidential uses, one illuminated or non-illuminated freestanding sign not exceeding six feet in height and 32 square feet in area per sign face for uses approved under the site development review or conditional use process will be permitted. Wall signs may not exceed five percent of the gross area of the wall face on which the sign is mounted; Finding: One non-illuminated freestanding sign is proposed as a park entry sign. As illustrated on the Sign Plan(Figure L2.2),the proposed sign will be 3 feet in height with an area of 8 square feet for the sign face. This provision will be met. Section 4 4-25 City of Tigard East Butte Heritage Neighborhood Park January 3, 2012 Tree Removal (Chapter 18.790) 18.790.030 Tree Plan Requirement A. Tree plan required. A tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided for any lot,parcel or combination of lots or parcels for which a development application for a subdivision,partition, site development review,planned development or conditional use is filed. Protection is preferred over removal wherever possible. Finding: The required tree plan illustrating the removal and protection of trees has been submitted with this application as part of the Arborist Report(Appendix D),the Tree Preservation/Removal Plan(Figures L1.0& L1.1)and the Landscaping Plan(Figure L3.0). B. Plan requirements. The tree plan shall include the following: 1. Identification of the location, size and species of all existing trees including trees designated as significant by the city; Finding: The Tree Preservation/Removal Plan (Figure L1.0& L1.1) identifies the location, size and species of all existing trees on site. This requirement has been met. 2. Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060D, in accordance with the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: d. Retention of 75%or greater of existing trees over 12 inches in caliper requires no mitigation. Finding: As noted below,the Tree Preservation/Removal Plan identifies the retention of 95%of existing trees over 12"in caliper; therefore, no mitigation for the planned removals is required. 3. Identification of all trees which are proposed to be removed; Finding: As illustrated on the Tree Preservation/Removal Plan(Figures L1.0& L1.1),the trees that are proposed for removal are clearly identified with an"X" in those locations. In total, nineteen trees have been identified for removal,and fifteen of the trees are over 12" in caliper. As highlighted in the Arborist Report(Appendix D),three hazard trees(#50—24" Douglas Firy — 18"Bigleaf Maple)were identified for removal; the Douglas Fir is dead and the Maple has internal decay and insufficient sound wood. Both trees pose a risk to the public.Near the southeast corner of the site and within the Murdock Street right-of-way, two Mazzard Cherry trees(#169— 14"dbh& #170— 11"dbh)and one Hawthorn (#167— 14"dbh) are proposed for removal due to uncorrectable structural defects and crown crowding. Fourteen Douglas Fir trees(#165 °,A-N—varying dbh) are proposed for removal to facilitate the planned sidewalk along SW 103rd Avenue and the restroom building. 4.A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. Finding: Trees to remain on site will be protected as illustrated on the Tree Preservation/ Removal Plan and described in the Tree Report. C. Subsequent tree removal. Trees removed within the period of one year prior to a development Section 4 4-26 City of Tigard East Butte Heritage Neighborhood Park January 3, 2012 application listed above will be inventoried as part of the tree plan above and will be replaced according to Section 18.790.060D. Finding: The applicant acknowledges this restriction; any trees removed within a one-year period to this development application will be inventoried and mitigated as part of the tree plan. 18.790.040 Incentives for Tree Retention A. Incentives. To assist in the preservation and retention of existing trees, the Director may apply one or more of the following incentives as part of development review approval and the provisions of a tree plan according to Section 18.790.030: 1. Density bonus. For each 2%of canopy cover provided by existing trees over 12 inches in caliper that are preserved and incorporated into a development plan, a 1%bonus may be applied to density computations of Chapter 18.715. No more than a 20%bonus may be granted for any one development. The percentage density bonus shall be applied to the number of dwelling units allowed in the underlying zone. This bonus is not applicable to trees preserved in areas offloodplain, slopes greater than 25%, drainageways, or wetlands that would otherwise be precluded from development; Finding: The proposed project is for a city park. This provision does not apply. 2. Lot size averaging. To retain existing trees over 12 inches in caliper in the development plan for any land division under Chapter 18.400, lot size may be averaged to allow lots less than the minimum lot size allowed by the underlying zone as long as the average lot area for all lots and private open space is not less than that allowed by the underlying zone. No lot area shall be less than 80%of the minimum lot size allowed in the zone; Finding: The proposed project is for a city park.This provision does not apply. 3. Lot width and depth. To retain existing trees over 12 inches in caliper in the development plan for any land division under Chapter 18.400, lot width and lot depth may be reduced up to 20%of that required by the underlying zone; Finding: The proposed project is for a city park. This provision does not apply. 4. Commercial/industrial/civic use parking. For each 2%of canopy cover provided by existing trees over 12 inches in caliper that are preserved and incorporated into a development plan for commercial, industrial or civic uses listed in Section 18.765.080, Minimum and Maximum Of Street Parking Requirements, a I%reduction in the amount of required parking may be granted. No more than a 20%reduction in the required amount of parking may be granted for any one development; Finding: The proposed project is for a city park, which does not have associated parking requirements. This provision does not apply. 5. Commercial/industrial/civic use landscaping. For each 2%of canopy cover provided by existing trees over 12 inches in caliper that are preserved and incorporated into a development plan, a I%reduction in the required amount of landscaping may be granted. No more than 20%of the required amount of landscaping may be reduced for any one development. Section 4 4-27 City of Tigard East Butte Heritage Neighborhood Park January 3,2012 Finding: The proposed project is for a city park.The preservation and expansion of natural areas and public landscapes is a core component of park development.No reduction in required landscaping is requested. B. Subsequent removal of a tree. Any tree preserved or retained in accordance with this section may thereafter be removed only for the reasons set out in a tree plan, in accordance with Section 18.790.030, or as a condition of approval for a conditional use, and shall not be subject to removal under any other section of this chapter. The property owner shall record a deed restriction as a condition of approval of any development permit affected by this section to the effect that such tree may be removed only if the tree dies or is hazardous according to a certified arborist. The deed restriction may be removed or will be considered invalid if a tree preserved in accordance with this section should either die or be removed as a hazardous tree. The form of this deed restriction shall be subject to approval by the Director. Finding: Should any subsequent trees need to be removed,the applicant will follow all applicable standards and requirements. 18.790.050 Permit Applicability A. Removal permit required Tree removal permits shall be required only for the removal of any tree which is located on or in a sensitive land area as defined by Chapter 18.775... Finding: The trees proposed for removal on site are not located within or on a sensitive land area. This requirement does not apply. 18.790.060 Illegal Tree Removal A. Violations... B. Remedies... C. Fines... Finding: As noted above, over 75%of the trees over 12" in caliper are being retained on site: therefore, mitigation is not required. D. Guidelines for replacement... E. In lieu-of payment... Finding: As noted above,over 75%of the trees over 12" in caliper are being retained on site; therefore, no mitigation, replacement or in lieu-of payment is required. F. Exclusivity. The remedies set out in this section shall not be exclusive. Finding: The applicant acknowledges that the remedies set out in this section are not exclusive. Street and Utility Improvement Standards (Chapter 18.810) 18.810.020 General Provisions A. When standards apply. Unless otherwise provided, construction, reconstruction or repair of streets, sidewalks, curbs and other public improvements shall occur in accordance with the standards of this title... Finding: The development of this site triggers the need for these improvements. Section 4 4-28 City of Tigard East Butte Heritage Neighborhood Park January 3, 2012 D. Adjustments. Adjustments to the provisions in this chapter related to street improvements may be granted by means of a Type II procedure, as governed by Section 18.390.040, using approval criteria in Section 18.370.030.C.9. Finding: The applicant is requesting a Special Adjustment for the proposed meandering sidewalk along SW 103`d Avenue,as governed by Section 18.370.020, in response to the existing steep slope and significant grade separation between the paved road surface of SW 103rd Avenue and the grade of the park interior. 18.810.030 Streets A. Improvements. 1. No development shall occur unless the development has frontage or approved access to a public street. Finding: The site fronts onto SW 103`d Avenue,which is a public street in compliance with this requirement. 2. No development shall occur unless streets within the development meet the standards of this chapter. Finding: Demonstration of compliance is provided below. 3. No development shall occur unless the streets adjacent to the development meet the standards of this chapter,provided, however, that a development may be approved if the adjacent street does not meet the standards but half-street improvements meeting the standards of this title are constructed adjacent to the development. Finding: Half-street improvements for SW 103rd Avenue have been designed and are planned to be constructed along with the Park improvements. This regulation is met. 4 Any new street or additional street width planned as a portion of an existing street shall meet the standards of this chapter; Finding: The City Engineer's requirement is based on code requirements. This regulation is met. S. If the City could and would otherwise require the applicant to provide street improvements, the City Engineer may accept a future improvements guarantee in lieu of street improvements if one or more of the following conditions exist: Finding: This provision is not required,as the applicant voluntarily will complete the half- street improvements along SW 1031d Avenue as part of the project. 6. The standards of this chapter include the standard specifications adopted by the City Engineer pursuant to Section 18.810.020.B. Finding: This is advisory. 7. The approval authority may approve adjustments to the standards of this chapter if compliance with the standards would result in an adverse impact on natural features such as wetlands, bodies of water, significant habitat areas, steep slopes, or existing mature trees. The approval authority may also approve adjustments to the standards of this chapter if compliance with the standards would have a substantial adverse impact on existing Section 4 4-29 City of Tigard East Butte Heritage Neighborhood Park January 3, 2012 development or would preclude development on the property where the development is proposed. In approving an adjustment to the standards, the approval authority shall balance the benefit of the adjustment with the impact on the public interest represented by the standards. In evaluating the impact on the public interest, the approval authority shall consider the criteria listed in Section 18.810.030.E.1.An adjustment to the standards may not be granted if the adjustment would risk public safety. Finding: The applicant is requesting a Special Adjustment for the proposed meandering sidewalk along SW 103rd Avenue,as governed by Section 18.370.020, in response to the existing steep slope and significant grade separation between the paved road surface of 103rd Avenue and the grade of the park interior. See response to Section 18.370.020.C(11)above. B. Creation of rights-of-way for streets and related purposes. Rights-of-way shall be created through the approval of a final subdivision plat or major partition; however, the Council may approve the creation of a street by acceptance of a deed,provided that such street is deemed essential by the Council for the purpose of general traffic circulation. Finding: The proposed park project abuts existing public right-of-way,and neither a subdivision plat nor major partition are proposed for the subject property.No new streets are proposed. This provision does not apply. C. Creation of access easements. The approval authority may approve an access easement established by deed without full compliance with this title... Finding: There is no need for an access easement for this project. These provisions do not apply. Sections D-I--related to development of new streets. Finding: These provisions do not apply as the creation of a new street is not part of this proposal. .1 Existing rights-of-way. Whenever existing rights-of-way adjacent to or within a tract are of less than standard width, additional rights-of-way shall be provided at the time of subdivision or development. Finding: The applicant has included an impact study(Section 3)as required and has demonstrated that there will be no increased impact upon the transportation, sewer, stormwater or water systems,and it will positively improve the city's level of service with regard to the provision of developed parkland. While this provision requires right-of-way dedications,no clear and direct impact is caused by the proposed development to necessitate an exaction of physical half street improvements or right-of-way dedications. The potential cost of half street improvements and right-of-way dedications is not roughly proportional to the impacts of the proposed development. Based on the TDT calculation provided by City of Tigard Engineering staff,the TDT for the proposed project is -$3,284, and therefore,there is no mitigated or unmitigated impact on the street system.A preliminary cost estimate provided by Group Mackenzie for the half street improvements for SW 103rd Avenue is anticipated to be $86,000. Although no new streets are created with the proposed project,the City also has requested a right-of-way dedication to widen the right-of-ways to 27'from the centerlines of SW Murdock Street, SW 103rd Avenue and the undefined alignment(equivalent to SW 105th Avenue)along the western property edge. Along all three segments,an additional 7' of ROW is requested. The Section 4 4-30 City of Tigard East Butte Heritage Neighborhood Park January 3, 2012 site has approximately 355 feet of frontage along SW 103`'Avenue, 525 feet along SW Murdock Street and 93 feet adjacent to the undefined right-of-way along the western property boundary. The estimated cost of the right-of-way dedications is$68,110(6,811 square feet x$10.00/square foot- the average assessed value per foot for adjacent parcels). The aggregate request for public infrastructure for the half street and right-of-way dedications equals $154,110 and is not proportional to the impacts caused by the development. The undefined right-of-way alignment(equivalent to SW 105th Avenue) is adjacent to and not included within the property boundary of the project site; furthermore, it occupies land owned by the Water District,abuts the rear yards of homes along 106th Avenue,and provides no logical, planned or future neighborhood connectivity. The applicant disagrees with the need for right-of- way dedication along the undefined alignment and SW Murdock Street because they are not essential to general traffic circulation, but it agrees to coordinate with the City for the dedication of right-of-way along SW 103"I Avenue. Even though the City is not requiring the half street completion along SW 103`'Avenue due to a negative TDT value,the applicant is willing to construct voluntarily these half street improvements and negotiate for the added right-of-way dedication for this road segment only. This improvement and ROW dedication is equivalent to$110,850 or(72%)of the total potential requirement for public improvements. The applicant feels that this level of improvement is appropriate and proportional to the size of the property and proposed improvement value for the park, which is estimated to be $350,000.The requested public improvements for the half street along SW 103`'Avenue and right of ways represent over 44%of the total project cost. K. Partial street improvements. Partial street improvements resulting in a pavement width of less than 20 feet; while generally not acceptable, may be approved where essential to reasonable development when in conformity with the other requirements of these regulations, and when it will be practical to require the improvement of the other half when the adjoining property developed Finding: No partial street improvements are proposed.This provision does not apply. L. Culs-de-sacs. A cul-de-sac shall be no more than 200 feet long shall not provide access to greater than 20 dwelling units, and shall only be used when environmental or topographical constraints, existing development pattern, or strict adherence to other standards in this code preclude street extension and through circulation: Finding: No cul-de-sacs are proposed. This provision does not apply. M Street names. No street name shall be used which will duplicate or be confused with the names of existing streets in Washington County, except for extensions of existing streets. Street names and numbers shall conform to the established pattern in the surrounding area and as approved by the City Engineer. Finding: No new streets are proposed. This provision does not apply. N. Grades and curves. Finding: The proposed grades for the half street improvement to SW 103'd Avenue will not exceed 5%and will match existing slopes. The centerline curve radius for the half street Section 4 4-31 City of Tigard East Butte Heritage Neighborhood Park January 3, 2012 improvement to SW 103`d Avenue will not change from its existing configuration. This provision is met. 4. Curbs, curb cuts, ramps, and driveway approaches. Concrete curbs, curb cuts, wheelchair, bicycle ramps and driveway approaches shall be constructed in accordance with standards specified in this chapter and Section 15.04.080... Finding: As illustrated on the Plan/Profile drawings (Figures C2.1 &C2.2),a 22' concrete driveway curb cut and concrete curbs are proposed per city standards. This provision is met. P. Streets adjacent to railroad right-of-way. Wherever the proposed development contains or is adjacent to a railroad right-of-way,provision shall be made for a street approximately parallel to and on each side of such right-of-way at a distance suitable for the appropriate use of the land. Finding: The proposed project is not adjacent to a railroad right-of-way.This provision does not apply. Q. Access to arterials and collectors. Where a development abuts or is traversed by an existing or proposed arterial or collector street, the development design shall provide adequate protection for residential properties and shall separate residential access and through traffic, or if separation is not feasible, the design shall minimize the traffic conflicts. Finding: The proposed project does not abut or traverse an arterial or collector street. This provision does not apply. R. Alleys,public or private. Finding:No alleys are proposed. This provision does not apply. S. Survey monuments. Upon completion of a street improvement and prior to acceptance by the City, it shall be the responsibility of the developer's registered professional land surveyor to provide certification to the City that all boundary and interior monuments shall be reestablished and protected. Finding:No new streets are proposed. This provision does not apply. T. Private streets. Finding: No private streets are proposed. This provision does not apply. U Railroad crossings. Where an adjacent development results in a need to install or improve a railroad crossing, the cost for such improvements may be a condition of development approval, or another equitable means of cost distribution shall be determined by the public works Director and approved by the Commission. Finding: The proposed project is not adjacent to a railroad,and no railroad crossings are required.This provision does not apply. V. Street signs. The City shall install all street signs, relative to traffic control and street names, as specified by the City Engineer for any development. The cost of signs shall be the responsibility of the developer. Finding: No new streets are proposed.This provision does not apply. Section 4 4-32 City of Tigard East Butte Heritage Neighborhood Park January 3,2012 W. Mailboxes. Joint mailbox facilities shall be provided in all residential developments, with each joint mailbox serving at least two dwelling units. Finding: The proposed project is not a residential development. This provision does not apply. X. Traffic signals. The location of traffic signals shall be noted on approved street plans. Finding: No new streets or traffic signals are proposed. This provision does not apply. Y. Street light standards. Street lights shall be installed in accordance with regulations adopted by the City's direction. Finding: Two new street lights are proposed along 103`d Avenue. This provision is met. Z. Street name signs. Street name signs shall be installed at all street intersections. Stop signs and other signs may be required Finding: No new streets are proposed. Street name signs exist at intersections adjacent to the subject property. This provision does not apply. AA. Street cross-sections. The final lift of asphalt concrete pavement shall be placed on all new constructed public roadways prior to final City acceptance of the roadway and within one year of the conditional acceptance of the roadway unless otherwise approved by the City Engineer. Finding: No newly constructed public roadways are proposed. This provision does not apply. AB. Traffic calming. When, in the opinion of the City Engineer, the proposed development will create a negative traffic condition on existing neighborhood streets, such as excessive speeding, the developer may be required to provide traffic calming measures. Finding: The proposed project is for the development of a neighborhood park. No new street development or parking are proposed. The only alteration to the street system will be the completion of half street improvements along approximately 350 feet of frontage on SW 103rd Avenue. The proposed park development is not anticipated to create negative traffic conditions on the existing streets. This provision does not apply. AC. Traffic study. Subsections I & 2... Finding: The proposed neighborhood park is expected to generate trips from the surrounding neighborhood, and the limited offering of proposed recreation elements is not anticipated to attract users from outside the immediate neighborhood. The ITE Trip Generation Manual has limited information given for parks, especially small neighborhood parks with no formal, developed parking. Based upon previous trip generation studies conducted within the greater Portland metro region, average peak hour trip end rates have been estimated at approximately 1.65 per acre of neighborhood parkland. The proposed development is a 3-acre neighborhood park, and the anticipated peak trips generated is less than five. 18.810.040 Blocks (A-B) -- related to creation of new blocks Finding: These provisions do not apply as the creation of new blocks is not part of this proposal. Section 4 4-33 City of Tigard East Butte Heritage Neighborhood Park January 3,2012 18.810.050 Easements A. Easements. Easements for sewers, drainage, water mains, electric lines or other public utilities shall be either dedicated or provided for in the deed restrictions, and where a development 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. Finding: There is an existing storm line crossing the site.This may need to be placed in an easement. B. Utility easements. A property owner proposing a development shall make arrangements with the City, the applicable district and each utility franchise for the provision and dedication of utility easements necessary to provide full services to the development. The City's standard width for public main line utility easements shall be 15 feet unless otherwise specified by the utility company, applicable district, or City Engineer. Finding: All utilities necessary to service the site are available without the need to create new easements. Section 18.810.060 Lots(A-E) --related to the creation of new lots Finding: These provisions do not apply as the subject lot is pre-existing,and no new lots are being created as part of this proposal. 18.810.070 Sidewalks A. Sidewalks. All industrial streets and private streets shall have sidewalks meeting City standards along at least one side of the street. All other streets shall have sidewalks meeting City standards along both sides of the street. A development may be approved if an adjoining street has sidewalks on the side adjoining the development, even if no sidewalk exists on the other side of the street. Finding: As this is a quasi-judicial proceeding,the applicant is required to provide sidewalks to city standards only along its property lines, in this case along the incomplete street frontage of SW 103rd Avenue. The applicant will meet this regulation as it applies to the site. B. Requirement of developers. 1.As part of any development proposal, or change in use resulting in an additional 1,000 vehicle trips or more per day, an applicant shall be required to identify direct, safe (1.25 x the straight line distance)pedestrian routes within 1/2 mile of their site to all transit facilities and Neighborhood Activity Centers (schools,parks, libraries, etc.). In addition, the developer may be required to participate in the removal of any gaps in the pedestrian system off-site if justified by the development. Finding: The proposed use will not generate 1,000 trips a day, so this provision does not apply. 2. If there is an existing sidewalk, on the same side of the street as the development, within 300 feet of a development site in either direction, the sidewalk shall be extended from the site to meet the existing sidewalk, subject to rough proportionality(even if the sidewalk does not serve a neighborhood activity center). Finding: There is an existing sidewalk to the north side of the site,and the new public sidewalk is proposed to match it.This provision will be met. Section 4 4-34 City of Tigard East Butte Heritage Neighborhood Park January 3, 2012 C. Planter strip requirements. A planter strip separation of at least five feet between the curb and the sidewalk shall be required in the design of streets, except where the following conditions exist: there is inadequate right-of-way; the curbside sidewalks already exist on predominant portions of the street; it would conflict with the utilities, there are significant natural features (large trees, water features, sign(cant habitat areas, etc) that would be destroyed if the sidewalk were located as required, or where there are existing structures in close proximity to the street(15 feet or less). Additional consideration for exempting the planter strip requirement may be given on a case-by-case basis if a property abuts more than one street frontage. Finding: A meandering sidewalk is proposed due to steep slopes on the site, so the planter strip will average considerably more than 5'. D. Sidewalks in central business district. Finding: This project is not located within the central business district. This provision does not apply. E. Maintenance. Maintenance of sidewalks, curbs, and planter strips is the continuing obligation of the adjacent property owner. Finding: This is a standard provision that property owners are responsible for the maintenance of the public sidewalk along their respective street frontages. The applicant will comply by this requirement. F. Application for permit and inspection. If the construction of a sidewalk is not included in a performance bond of an approved subdivision or the performance bond has lapsed, then every person,firm or corporation desiring to construct sidewalks as provided by this chapter, shall, before entering upon the work or improvement, apply for a street opening permit to the Engineering Department to so build or construct: 1.An occupancy permit shall not be issued for a development until the provisions of this section are satisfied Finding: The applicant proposes to install half street improvements along SW 103rd Avenue to include the extension of the public sidewalk as part of construction,and full compliance of this will be provided at final inspection prior to the granting of the occupancy permit. 2. The City Engineer may issue a permit and certificate allowing temporary noncompliance with the provisions of this section to the owner, builder or contractor... Finding: The applicant does not intend to request for delay of the construction of the public sidewalk. This provision does not apply. 3. The City Engineer shall inspect the construction of sidewalks for compliance with the provision set forth in the standard specifications manual. Finding: This provision is advisory. G. Council initiation of construction. In the event one or more of the following situations are found by the Council to exist, the Council may adopt a resolution to initiate construction of a sidewalk in accordance with City ordinances. Finding: None of these situations exist. This provision does not apply. Section 4 4-35 City of Tigard East Butte Heritage Neighborhood Park January 3, 2012 18.810.080 Public Use Areas(A-B)--related to the dedication and acquisition of parkland Finding: These provisions do not apply as the proposed project is for the development of a City- owned public park. 18.810.090 Sanitary Sewers A. Sewers required. 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 Design and Construction Standards for Sanitary and Surface Water Management(as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments)and the adopted policies of the Comprehensive Plan. Finding: A sewer will be provided with this project. This provision is met. B. Sewer plan approval. The City Engineer shall approve all sanitary sewer plans and proposed systems prior to issuance of development permits involving sewer service. Finding: A sewer will be provided with this project. This provision is met. C. Over-sizing. Proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. Finding: A sewer will be provided that is big enough to serve the entire lot, even though it will currently only serve the restroom.This provision is met. D. Permits denied Development permits may be restricted by the Commission or Hearings Officer where a deficiency exists in the existing sewer system or portion thereof which cannot be rectified within the development and which if not rectified will result in a threat to public health or safety, surcharging of existing mains, or violations of state or federal standards pertaining to operation of the sewage treatment system. Finding: There is no known deficiency in the existing sewer system. This provision does not apply. 18.810.100 Storm Drainage A. General provisions. 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: 1. The storm water drainage system shall be separate and independent of any sanitary sewerage system; 2. Where possible, inlets shall be provided so surface water is not carried across any intersection or allowed to flood any street; and 3. Surface water drainage patterns shall be shown on every development proposal plan. Finding: The majority of proposed surfaces shown are pervious,resulting in very little storm water leaving the site. The small impervious surfaces will flow to adjacent pervious surfaces to reduce runoff capacity. This provision has been met. B. Easements. Where a development is traversed by a watercourse, drainageway, channel or stream, there shall be provided a storm water easement or drainage right-of-way conforming substantially with the lines of such watercourse and such further width as will be adequate for conveyance and maintenance. Section 4 4-36 City of Tigard East Butte Heritage Neighborhood Park January 3, 2012 Finding: There is an existing storm line crossing the site.This may need to be placed in an easement. C.Accommodation of upstream drainage. A culvert or other drainage facility shall be large enough to accommodate potential runofffrom its entire upstream drainage area, whether inside or outside the development, and: 1. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management(as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments). Finding: There is no known upstream drainage that would impact this site. This provision does not apply. D. Effect on downstream drainage. Where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management(as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments). Finding: There should be no additional runoff from the site. The minor road widening will produce very little additional drainage. This provisions of this section do not apply. 18.810.110 Bikeways and Pedestrian Pathways A. Bikeway extension. 1. As a standard, bike lanes shall be required along all arterial and collector routes and where identified on the City's adopted bicycle plan in the Transportation System Plan (TSP). Bike lane requirements along collectors within the Downtown Urban Renewal District shall be determined by the City Engineer. Finding: The adjacent frontage of SW 103rd Avenue is classified as a Local Street,not an arterial or collector.No proposed bike lanes or bike boulevards are proposed in the City's TSP for streets adjoining the project site. The TSP identifies the installation of shared-lane markings generally along Murdock Street from 96th Avenue to Pacific Hwy-99W. The provisions of this section (18.810.110.A -C)do not apply. 18.810.120 Utilities A. Underground utilities. All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground... Finding: This work will be done with this project. This condition is met. B. Information on development plans. The applicant for a development shall show on the development plan or in the explanatory information, easements for all underground utility facilities... Finding: There is an existing storm line crossing the site.This may need to be placed in an easement. Section 4 4-37 City of Tigard East Butte Heritage Neighborhood Park January 3,2012 C. Exception to undergrounding requirement Finding: All overhead lines will be placed underground. This provision does not apply. D. Fee in-lieu of undergrounding Finding: All overhead lines will be placed underground. This provision does not apply. 18.810.130 Cash or Bond Required A. Guarantee. All improvements installed by the developer shall be guaranteed as to workmanship and material for a period of one year following acceptance by the City Council. B. Cash deposit or bond. Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer. C. Compliance requirements. The cash or bond shall comply with the terms and conditions of Section 18.430.090. Finding: The applicant will provide any cash deposit or bond if so required. 18.810.140 Monuments A. Replacement required Any monuments that are disturbed before all improvements are completed by the subdivider shall be replaced prior to final acceptance of the improvements. Finding: This provision does not apply. 18.810.150 Installation Prerequisite A. Approval required No public improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans have been approved by the City,permit fee paid, and permit issued Finding: The building permit process is the vehicle by which such permits are issued by the City Engineer. This requirement will be met. B. Permit fee. The permit fee is required to defray the cost and expenses incurred by the City for construction and other services in connection with the improvement. The permit fee shall be set by Council resolution Finding: The applicant will pay all applicable fees related to the submission of the building permit package in compliance with this requirement. 18.810.160 Installation Conformation A. Conformance required In addition to other requirements, improvements installed by the developer either as a requirement of these regulations or at his/her own option, shall conform to the requirements of this chapter and to improvement standards and specifications followed by the City. Finding: Compliance to this requirement will be demonstrated in the final inspection prior to the issuing of the occupancy permit. This requirement will be met. B. Adopted installation standards. The Standard Specifications for Public Works Construction, Oregon Chapter A.P.W.A., and Design and Construction Standards for Sanitary and Surface Water Management(as adopted by the Unified Sewerage Agency in 1996 and including any Section 4 4-38 City of Tigard East Butte Heritage Neighborhood Park January 3, 2012 future revisions or amendments)shall be a part of the City's adopted installation standard(s); other standards may also be required upon recommendation of the City Engineer. Finding: The applicant's civil engineer has designed all improvements to meet the city's standards,per this requirement. 18.810.170 Plan Check A. Submittal requirements. Work shall not begin until construction plans and construction estimates have been submitted and checked for adequacy and approved by the City Engineer in writing. The developer can obtain detailed information about submittal requirements from the City Engineer. Finding: The building permit submission is the vehicle by which the City Engineer approves all proposed improvements. B. Compliance. All such plans shall be prepared in accordance with requirements of the City. Finding: This is advisory. 18.810.180 Notice to City A. Commencement. Work shall not begin until the City has been notified in advance. Finding: This is advisory. B. Resumption. If work is discontinued for any reason, it shall not be resumed until the City is notified Finding: This is advisory. 18.810.190 City Inspection A. Inspection of improvements. Improvements shall be constructed under the inspection and to the satisfaction of the City. The City may require changes in typical sections and details if unusual conditions arising during construction warrant such changes in the public interest. Finding: This is advisory. 18.810.200 Engineer's Certification A. Written certification required. The developer's engineer shall provide written certification of a form provided by the City that all improvements, workmanship and materials are in accord with current and standard engineering and construction practices, and are of high grade,prior to City acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. Finding: This is advisory. Section 4 4-39 City of Tigard East Butte Heritage Neighborhood Park January 3, 2012 Pre-App Conference Notes Appendix A. Pre-Application Conference Notes Appendix A A-1 City of Tigard East Butte Heritage Neighborhood Park January 3, 2012 CITY OF TIGARD !PI PRE-APPLICATION CONFERENCE NOTES ' (Pre-Application Meeting Notes are Valid for Six(6) Months) TIGARD PRE-APP.MTG.DATE: August 4.2011 STAFF AT PRE-APP.: GBP/GD NON-RESIDENTIAL APPLICANT: City of Tigard Parks Division AGENT: Steve Martin Phone: (503) 718-2583 Phone: (503) 718-2583 PROPERTY LOCATION: ADDRESS/GENERAL LOCATION: 10310 SW Canterbury Lane TAX MVLAP(S)/LOT#(S): 2S111BC,Lot 02603 NECESSARY APPLICATIONS: Conditional Use Permit (CUP) for park development within a residential zone Special Adjustment(VAR) for sidewalk meander, Miscellaneous (MIS) for new structures within an HD Overlay DROPOSAL DESCRIPTION: Neighborhood park development on 3.06-acre city owned property. COMPREHENSIVE PLAN MAP DESIGNATION: Low Density Residential ZONING MAP DESIGNATION: R-3.5 ZONING DISTRICT DIMENSIONAL REQUIREMENTS (Refer to Code Section 18. ) MINIMUM LOT SIZE: 10,000 sq. ft. Average Min.lot width: 65 ft. Max. building height: 30 ft. Setbacks: Front: 20 ft. Side: 5 ft. Rear: 5 ft. Comer. 20 ft. from street. MAXIMUM SITE COVERAGE:_%. Minimum landscaped or natural vegetation area:_%. ® NEIGHBORHOOD MEETING (Refer to the Neighborhood Meeting Handout) THE APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 500 FEET, INTERESTED PARTIES, AND THE CITY OF TIGARD PLANNING DIVISION of their proposal. A minimum of two (2) weeks between the mailing date and the meeting date is required. Please review the Land Use Notification handout concerning site posting and the meeting notice. Meeting is to be held prior to submitting your application or the application will not be accepted. * NOTE: In order to also preliminarily address building code standards, a meeting with a Plans Examiner is encouraged prior to submittal of a land use application. F" NARRATIVE (Refer to Code Chapter 18.390) The APPLICANT SHALL SUBMIT A NARRATIVE which provides findings based on the applicable approval standards. Failure to provide a narrative or adequately address criteria would be reason to consider an application incomplete and delay review of the proposal. The applicant should review the code for applicable criteria. CITY OF TIGARD Pre-Application Conference Notes Page 1 of 8 NON-Residential Application/Planning Division Section E IMPACT STUDY (Refer to Code Sections 18.390.040 and 18.390.050) 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 public facilities and services. The study shall address,at a minimum, the transportation system,induding bikeway.., the drainage system,the parks system,the water system,the sewer system and the noise impacts of the development For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirement, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development ▪ ACCESS (Refer to Chapters 18.705 and 18.765) Minimum number of accesses: . Minimum access width: Minimum pavement width: . All driveways and parking areas,except for some fleet storage parking areas,must be paved. Drive-in use queuing areas: ® WALKWAY REQUIREMENTS (Refer to Code Section 18.705.030) W A T.KW A YS SH_A T.T. EXTEND FROM THE GROUND FLOOR ENTRANCES OR FROM THE GROUND FLOOR LANDING OF STAIRS, ramps, or elevators of all commercial,institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways should be constructed between a new development and neighboring developments. ❑ SPECIAL SETBACKS (Refer to Code Chapter 18.730) > STREETS: feet from the centerline of > LOWER INTENSITY ZONES: feet,along the site's boundary. ➢ FLAG LOT: 10-FOOT SIDE YARD SETBACK ❑ SPECIAL BUILDING HEIGHT PROVISIONS (Refer to Code Section 18.730.010.B.) BUILDING HEIGHT EXCEPTIONS-Buildings located in a non-residential zone may be built to a height of 75 feet provided that • A maximum building floor area to site area ratio(FAR) of 1.5 to 1 will exist; PP All actual building setbacks will be at least half(1/4) of the building's height; and • The structure will not abut a residential zoned district. ® BUFFERING AND SCREENING (Refer to Code Chapter 18.745) In order TO INCREASE PRIVACY AND TO EITHER REDUCE OR ELIMINATE ADVERSE NOISE OR VISUAL IMPACTS between adjacent developments, especially between different land uses, the City requires landscaped buffer areas along certain site perimeters. Required buffer areas are described by the Code in terms of width. Buffer areas must be occupied by a mixture of deciduous and evergreen trees and shrubs and must also achieve a balance between vertical and horizontal plantings. Site obscuring screens or fences may also be required; these are often advisable even if not required by the Code. The required buffer areas may only be occupied by vegetation, fences,utilities, and walkways. Additional information on required buffer area materials and sizes may be found in the Development Code. The ESTIMATED REQUIRED BUFFER WIDTHS applicable to your proposal area are: feet along north boundary. feet along east boundary. feet along south boundary. feet along west boundary. IN ADDITION,SIGHT OBSCURING SCREENING IS REQUIRED ALONG:parking and service facilities. CITY OF TIG ARD Pre-Application Conference Notes Page 2 of 8 NON-Residential Application/Planning Division Section ® LANDSCAPING (Refer to Code Chapters 18.745,18.765 and 18.705) STREET TREES ARE REQUIRED FOR ALL DEVELOPMENTS FRONTING ON A PUBLIC OR PRIVATE STREET as well as driveways which are more than 100 feet in length. Street trees must be placed either within the public right-of-way or on private property within six (6) feet of the right-of-way boundary. Street trees must have a minimum caliper of at least two (2) inches when measured four (4) feet above grade. Street trees should be spaced 20 to 40 feet apart depending on the branching width of the proposed tree species at maturity. Further information on regulations affecting street trees may be obtained from the Planning Division. A MINIMUM OF ONE (1) TREE FOR EVERY SEVEN (7) PARKING SPACES MUST BE PLANTED in and around all parking areas in order to provide a vegetative canopy effect. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. These design features may include the use of landscaped berms,decorative walls,and raised planters. ® RECYCLING (Refer to Code Chapter 18.755) Applicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE SERVICING COMPATIBILITY. Locating a trash/recycling enclosure within a dear vision area such as at the intersection of two (2) driveways within a parking lot is prohibited. Much of Tigard is within Pride Disposal's Service area. Pride Disposal can be reached at(503) 625-6177. ® PARKING (Refer to Code Section 18.765.040) REQUIRED parking for this type of use: 2.0/1.000 sf min; 4.0/1,000 sf max for community recreation. However, no off-street parking required (excepting dog parks) per 18.330.050.8.5 Parking SHOWN on preliminary plan(s):none. SECONDARY USE REQUIRED parking. Parking SHOWN on preliminary plan(s): NO MORE THAN 50%OF REQUIRED SPACES MAY BE DESIGNATED AND/OR DIMENSIONED AS COMPACT SPACES. PARKING STALLS shall be dimensioned as follows: • Standard parking space dimensions: 8 feet,6 inches x 18 feet,6 inches. • Compact parking space dimensions: 7 feet,6 inches x 16 feet,6 inches. Note: Parking space width includes the width of a stripe that separates the parking space from an adjoining space. Note: A maximum of three(3)feet of the vehicle overhang area in front of a wheel stop or curb can be included as part of required parking space depth. This area cannot be included as landscaping for meeting the minimum percentage requirements. HANDICAPPED PARKING: • All parking areas shall PROVIDE APPROPRIATELY LOCATED AND DIMENSIONED DISABLED PERSON PARKING spaces. The minimum number of disabled person parking spaces to be provided, as well as the parking stall dimensions,is mandated by the Americans with Disabilities Act(ADA). A handout is available upon request. A handicapped parking space symbol shall be painted on the parking space surface and an appropriate sign shall be posted. • BICYCLE RACKS ARE REQUIRED FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL DEVELOPMENTS. Bicycle racks shall be located in areas protected from automobile traffic and in convenient locations. ❑ LOADING AREA REQUIREMENTS (Refer to Code Section 18.765.080) Every COMMERCIAL OR INDUSTRIAL BUILDING IN EXCESS OF 10,000 SQUARE FEET shall be provided with a loading space. The space size and location shall be as approved by the City Engineer. 171 BICYCLE RACKS (Refer to Code Section 18.765) BICYCLE RACKS are required FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL DEVELOPMENTS. Bicyde racks shall be located in areas protected from automobile traffic and in convenient locations.0.3 bicycle spaces /1,000 sf of floor area;2 space minimum per Table 18.765.2 note [2]. CITY OF TIGARD Pre-Application Conference Notes Page 3 of 8 NON-Residential Application/Planning Division Section L ❑ SENSITIVE LANDS (Rey, Code Chapter 18.775) The Code provides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR DEVELOPMENT DUE TO AREAS WITHIN THE 100-YEAR FLOODPLAIN, NATURAL DRAINAGEWAYS,WETLAND AREAS,ON SLOPES IN EXCESS OF 25 PERCENT,OR ON UNSTAB' GROUND. Staff will attempt to preliminary identify sensitive lands areas at the pre-application conference bas, on available information. HOWEVER, the responsibility to precisely identify sensitive land areas, and their boundaries, is the responsibility of the applicant. Areas meeting the definitions of sensitive lands must be clearly indicated on plans submitted with the development application. Chapter 18.775 also provides regulations for the use, protection, or modification of sensitive lands areas. RESIDENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS. ❑ STEEP SLOPES (Refer to Code Section 18.775.080.C) When S'lEEP SLOPES exist, prior to issuance of a final order, a geotechnical report must be submitted which addresses the approval standards of the Tigard Community Development Code Section 18.775.080.C. The report shall be based upon field exploration and investigation and shall include specific recommendations for achieving the requirements of Section 18.775.080.C. ® CLEAN WATER SERVICES (CWS) BUFFER STANDARDS (Refer to CWS R&O 07-20/USA Regulations-Chapter 3) 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. Des!n Criteria: The VEGETATED CORRIDOR WIDTH is dependent on the sensitive area. The following table identifies the required widths: TABLE 3.1 VEGETATED CORRIDOR WIDTHS SOURCE: CWS DESIGN AND CONSTRUCTION STANDARDS MANUAL/RESOLUTION&ORDER 07-20 SENSITIVE AREA DEFINITION SLOPE ADJACENT WIDTH OF VEGETATED TO SENSITIVE AREA' CORRIDOR PER SIDES • Streams with intermittent flow draining. <25% I 10 to<50 acres 15 feet >50 to <100 acres 25 feet • Existing or created wetlands<0.5 acre 25 feet • Existing or created wetlands >0.5 acre <25% 50 feet ♦ Rivers,streams,and springs with year-round flow ♦ Streams with intermittent flow draining>100 acres • Natural lakes and ponds ♦ Streams with intermittent flow draining >25% I 10 to<50 acres 30 feet I >50 to <100 acres 50 feet ♦ Existing or created wetlands >25% Variable from 50-200 feet. Measure in 25- ♦ Rivers,streams,and springs with year-round flow foot increments from the starting point to ♦ Streams with intermittent flow draining>100 acres the top of ravine(break in<25%slope), ♦ Natural lakes and ponds add 35 feet past the top of ravine6 dJ larug point .UI I1CdJUICI1Clt= Cl1gC of LLIC defined channel CUdt1k1W flow)lUI streams/rivers,delineated wetland WUIlUdI\',delineated spring UUVRUaIV,and/or average high water for lakes or ponds,whichever offers greatest resource protection. Intermittent springs,located a minimum of 15 feet within the river/stream or wetland vegetated corridor,shall not serve as a starting point for measurement. 5Vegetated corridor averaging or reduction is allowed only when the vegetated corridor is certified to be in a marginal or degraded condition. 6The vegetated corridor extends 35 feet from the top of the ravine and sets the outer boundary of the vegetated corridor. The 35 feet may be reduced to 15 feet,if a stamped geotechnical report confirms slope stability shall be maintained with the reduced setback from the top of ravine. CITY OF T IGARD Pre-Application Conference Notes Page 4 of 8 NON-Residential Application/Planning Division Section Restrictions in the Vegetate Co�...dor NO structures, development, construction activities, gardens, lawns, application of chemicals, dumping of any materials of any kind, or other activities shall be permitted which otherwise detract from the water quality protection provided by the vegetated corridor,except as provided for in the CIVS Design and Construction Standards. Location of Vegetated Corridor. IN ANY RESIDENTIAL DEVELOPMENT WHICH CREATES MULTIPLE PARCH.S or lots intended for separate ownership,such as a subdivision,the vegetated corridor shall be contained in a separate tract,and shall not be a part of any parcel to be used for the construction of a dwelling unit. CWS Service Provider Letter. PRIOR TO SUBMITTAL of any land use applications, the applicant must obtain a CWS Service Provider Letter which will outline the conditions necessary to comply with the CWS R&O 07-20 sensitive area requirements. If there are no sensitive areas,CWS must still issue a letter stating a CWS Service Provider Letter is not required. ® SIGNS (Refer to Code Chapter 18.780) SIGN PERMITS MUST BE OBTAINED PRIOR TO INSTALLATION OF ANY SIGN in the City of Tigard. A "Guidelines for Sign Permits" handout is available upon request. Additional sign area or height beyond Code standards may be permitted if the sign proposal is reviewed as part of a development review application. Alternatively,a Sign Code Exception application may be filed for Director's review. ® TREE REMOVAL PLAN REQUIREMENTS (Refer to Code Section 18.790.030.0 and the "Tree Plan Requirements Handout" included in your pre-application conference packet) A TREE PLAN FOR THE PLANTING,REMOVAL AND PROTECTION OF TREES prepared by a certified arborist shall be provided for any lot,parcel or combination of lots or parcels for which a development application for a subdivision, partition, site development review, planned development, or conditional use is filed. PROTECTION IS PREFERRED OVER REMOVAL WHEREVER POSSIBLE (Address all items in the City's Tree Plan Requirements Handout). THE TREE PLAN SHALL INCLUDE the following • Identification of the location, size and species of all existing trees including trees designated as significant by the City; • Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060.D according to the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: Retainage of less than 25% of existing trees over 12 inches in caliper requires a mitigation program according to Section 18.150.070.D.of no net loss of trees; Retainage of from 25 to 50% of existing trees over 12 inches in caliper requires that two-thirds of the trees to be removed be mitigated according to Section 18.790.060.D.; I Retainage of from 50 to 75%of existing trees over 12 inches in caliper requires that 50% of the trees to be removed be mitigated according to Section 18.790.060.D.; I Retainage of 75%or greater of existing trees over 12 inches in caliper requires no mitigation; • Identification of all trees which are proposed to be removed;and • A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. TREES REMOVED WITHIN THE PERIOD OF ONE (1) YEAR PRIOR TO A DEVELOPMENT APPLICATION LISTED ABOVE will be inventoried as part of the tree plan above and will be replaced according to Section 18.790.060.D. CITY OF TIGARD Pre-Application Conference Notes Page 5 of 8 NON-Residential Application/Pluming Division Section Z MITIGATION (Refer to Code Section 18.790.060.E.) 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 damaged 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: I 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. ❑I CLEAR VISION ARRA (Refer to rode Chapter 1,4_795) The City requires that CT.F.AR VISION AREAS BE MAINTAINED BETWEEN THREE (3) AND EIGHT (8) FEET IN HEIGHT at road/driveway, road/railroad, and road/road intersections. The size of the required clear vision area depends upon the abutting street's functional classification and any existing obstructions within the clear vision area. ❑ ADDITIONAL LOT DIMENSIONAL REQUIREMENTS (Refer to Code Section 18.810.060) MINIMUM LOT FRONTAGE: 25 feet unless lot is created through the minor land partition process. L created as part of a partition must have a minimum of 15 feet of frontage or have a minimum 15-foot-wide access easement. The DEPTH OF ALL LOTS SHALL NOT EXCEED 21/2 TIMES THE AVERAGE WIDTH,unless the parcel is less than 11/2 times the minimum lot size of the applicable zoning district. CODE CHAPTERS ® 18.330(Conditional Use) ❑ 18.620(Tigard Triangle Design Standards) ❑ 18.760(Nonconforming Situations) ❑ 18.340(Directors Interpretation) ❑ 18.630(Washington Square Regional Center) ® 18.765(Off-Street Parking/Loading Requirements) ❑ 18.350(Planned Development) ❑ 18.640(Durham Quarry Design Standards) ❑ 18.775(Sensitive Lands Review) ® 18.360(Site Development Review) 18.705(Access/Egress/Circulation) ® 18.780(signs) ❑ 18.370(Variances/Adjustments) ❑ 18.710(Accessory Residential Units) ❑ 18.785(Temporary Use Permits) ❑ 18.380(zoning Map/Text Amendments) p 18.715(Density Computations) ® 18.790(Tree Removal) ❑ 18.385(Miscellaneous Permits) ❑ 18.720(Design Compatibility Standards) ❑ 18.795(visual Clearance Areas) ® 18.390(Decision Making Procedures/Impact Study) ® 18.725(Environmental Performance Standards) ❑ 18.798(wireless Communication Facilities) ❑ 18.410(Lot Line Adjustments) ❑ 18.730(Exceptions To Development Standards) ® 18.810(Street&Utility Improvement Standards) ❑ 18.420(Land Partitions) J 18.740(Historic Overlay) ❑ 18.430(Subdivisions) ❑ 18.742(Home Occupation Permits) ® 18.510(Residential Zoning Districts) ® 18.745(Landscaping&Screening Standards) ❑ 18.520(Commercial Zoning Districts) ❑ 18.750(Manufactured/Mobil Home Regulations) ❑ 18.530(Industrial Zoning Districts) ® 18.755(Mixed Solid Waste/Recycling Storage) CITY OF TIGARD Pre-Application Conference Notes Page 6 of 8 NON-Residential Application/Planning Division Section ADDITIONAL CONCERNS 01 )MMENTS: Responses to applicant's questions: 1)Please see Development Review Engineering notes for half-street improvements 2)No vacation of Murdock Street right-of-way;path and vegetation improvements within the right-of-way ok. 3) An adjustment for street improvement requirements (18.810) for the meandering sidewalk is required under 18.370.020.C.11. 4) A minimum of 2 bicycle parking spaces is required for any development requiring bicycle parking per Table 18.765.2 note [2]. 5)Tree grove thinning is subject to the Tree Removal standards in 18.790. 6)Please see Development Review Engineering notes for utilities. 7) Historic District Overlay: Any new building or structure within the HD overlay would require a Type II review pursuant to 18.740.040.D. 8) Land use entitlements: As indicated on the face page. Other Fees: CUP: $5,523;Street Improvement Adjustment$647;New construction in historic district$647. PROCEDURE Administrative Staff Review. Z 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. The Planning counter closes at 5:00 PM. Maps submitted with an application shall be folded IN ADVANCE to 81/2" x 11". One, 81/2" x 11" map of a proposed project shall be submitted for attachment to the staff report or administrative decision. Applications with unfolded maps shall not be accepted. The Planning Division and Engineering Department will perform a preliminary review of 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-day public appeal period follows all land use decisions. An appeal on this matter would be heard by the Tigard Hearings Officer_ A basic flow chart which illustrates the review process is available from the Planning Division upon request. Land use applications requiring a public hearing must have notice posted on-site by the applicant no less than 10 days prior to the public hearing. This PRE-APPLICATION CONFERENCE AND THE NOTES OF THE CONFERENCE ARE INTENDED TO INFORM the prospective applicant of the primary Community Development Code requirements applicable to the potential development of a particular site and to allow the City staff and prospective applicant to discuss the opportunities and constraints affecting development of the site. BUILDING PERMITS PLANS FOR BUILDING AND OTHER RELATED PERMITS NOT BE ACCEPTED FOR REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. Final inspection approvals by the Building Division will not be granted until there is compliance with all conditions of development approval. These pre-application notes do not include comments from the Building Division. For proposed buildings or modifications to existing buildings, it is recommended to contact a Building Division Plans Examiner to determine if there are building code issues that would prevent the structure from being constructed, as CITY OF TIGARD Pre-Application Conference Notes Page 7 of 8 NON-Residential Application/Planning Division Section • proposed. Additionally, with regard to Subdivisions and Minor Land Partitions where any structure to be demolished has system development charge (SDC) credits and the underlying parcel for that structure will be eliminated NO- - the new plat is recorded, the City's policy is to apply those system development credits to the first built permit issued in the development (UNLESS OTHERWISE DIRECTED BY THE DEVELOPER Ai' THE TIME IN WHICH THE DEMOLITION PERMIT IS OBTAINED). PLEASE NOTE: The conference and notes cannot cover all Code requirements and aspects related to site planning that should apply to the development of your site plan. Failure of the staff to provide information required by the Code shall not constitute a waiver of the applicable standards or requirements. It is recommended that a prospective applicant either obtain and read the Community Development Code or ask any questions of City staff relative to Code requirements prior to submitting an application. AN ADDITIONAL PRE-APPLICATION FEE AND CONFERENCE WILL BE REQUIRED IF AN APPLICATION PERTAINING 1'0 THIS PRE-APPLICATION CONFERENCE IS SUBMITTED AFTER A PERIOD OF MORE THAN SIX (6) MONTHS FOLLOWING THIS CONFERENCE (unless deemed as unnecessary by the Planning Division). PREPARED BY: Gary Pagenstecher.Associate Planner CITY OF TIGARD PLANNING DIVISION PHONE: 503-718-2434 FAX 503-624-3681 EMAIL: gmER@tigard-or.gov TITLE 18 (CITY OF TIGARD'S COMMUNITY DEVELOPMENT CODE) INTERNET ADDRESS: www.tigard-or.gov H:\patty\masters\Pre-App Notes Commercial.doc Updated: 16-May-08 CITY OF TIGARD Pre-Application Conference Notes Page 8 of 8 NON-Residential Application/Planning Division Section PRE-APPLICATION CONFERENCE vdTES " ➢ ENGINEERING SECTION < 1 G A K D City of flgant Oregon ommunity cDeueropment Shaping)!Better Community PUBLIC FACILITIES Tax Map(s): 2S111BCO2603 Heritage Park Tax Lot[s1: 2603 Use Type: Residential[R3.51 The extent of necessary public improvements and dedications which shall be required of the applicant will be recommended by City staff and subject to approval by the appropriate authority. There will be no final recommendation to the decision making authority on behalf of the City staff until all concerned commenting agencies, City staff and the public have had an opportunity to review and comment on the application. The following comments are a projection of public improvement related requirements that may be required as a condition of development approval for your proposed project. Right-of-way dedication: The City of Tigard requires that land area be dedicated to the public: (1.) To increase abutting public rights-of-way to the ultimate functional street classification right-of-way width as specified by the Community Development Code; or (2.) For the creation of new streets. Approval of a development application for this site will require right-of-way dedication for: ® Sufficient right-of-way to provide 27 feet from center line of right-of-way on SW 103rd Avenue and appropriate radius at the return. ® Sufficient right-of-way to provide 27 feet from center line of right-of-way on SW Murdock Street. If current ROW is 50 feet wide, the additional to be dedicated is 2 feet. ® SW Undefined ROW on the west boundary to 27 feet from centerline of ROW. It appears that the 20-foot ROW depicted was severed from the city property. Hence, an additional 7 feet would bring it up to 27 feet on the city's property side. ❑ SW to feet Street improvements: ® Half- street improvements will be necessary along SW 1031d Avenue to include: ® 16 feet of pavement from centerline of ROW ® concrete curb ❑ storm sewers and other underground utilities ® 5-foot concrete sidewalk with sections meandering to avoid grade changes. Maintain 2% cross-slopes throughout. Vertical slopes greater than 5% should be avoided. The maximum CITY OF TIGARD Pre-Application Conference Notes Page 1 of 5 levelepmenl Enllnee►ie9 vertical slope is 8." Slopes between 5% and 8.33°/ ust have a landing when the rise exceeds 30 inches. ® 5-foot planter exclusive of curb ® street trees spaced in accordance with City standards ® street signs, traffic control devices, streetlights and a two-year streetlight fee. 7) Other: 1. Tapers as needed to transition back to the existing street 2. 13-foot radii on all curb returns Agreement for Future Street Improvements: In some cases, where street improvements or other necessary public improvements are not currently practical, the improvements may be deferred. In such cases, a condition of development approval may be specified which requires the property owner(s) to provide a future improvement guarantee. The City Engineer will determine the form of this guarantee. The following street improvements may be eligible for such a future improvement guarantee: (1.) N/A (2.) Overhead Utility Lines: ® Section 18.810.120 of the Tigard Municipal Code (TMC) requires all overhead utility lines adjacent to a development to be placed underground or, if approved by the City Engineer, a fee in-lieu of undergrounding can be paid. This requirement is valid even if the utility lines arP on the opposite side of the street from the site. If the fee in-lieu is approved, it is equa 35.00 per lineal foot of street frontage that contains the overhead lines. Overhead utilities on SW 103rd Avenue must be undergrounded. Utility service to the site, if needed, shall also be placed underground. JQI IIIQI y • GVVeI J. A portion of this property is included in Sanitary Sewer Reimbursement District No. 50. The cost attributable to the property is $19, 213 if the property develops and connection to sewer is made within 3 years after sewer is available. The entire fee is $28,213. The applicant needs to pay the fee upon connection to sewer. Water Supply: The City of Tigard is the wafer service provider in this area. Coordinate with the City of Tigard Water Division for water service details. Fire Protection: Tualatin Valley Fire and Rescue District (South Division) [Contact: John Wolff, 503-649-8577]prof fire protection services within the City of Tigard. The District should be contacted for information CITY OF TIGARD Pre-Application Conference Motes Page 2 of 5 Development Engineering regarding the adequacy of r" -filation systems, the need for fire h''irants, or other questions related to fire protection. Storm Sewer Improvements: All proposed development within the City shall be designed such that storm water runoff is conveyed to an approved public drainage system. The applicant will be required to submit a proposed storm drainage plan for the site, and may be required to prepare a sub-basin drainage analysis to ensure that the proposed system will accommodate runoff from upstream properties when fully developed. • Provide underground drainage facilities on SW 103rd Avenue. • Storm water detention is required. Provide an on-site storm water detention facility on-site. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Resolution and Order No. 07-20, which requires the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from impervious surfaces. The resolution contains a provision that would allow an applicant to pay a fee in-lieu of constructing an on-site facility provided specific criteria are met. The City will use discretion in determining whether or not the fee in- lieu will be offered. If the fee is allowed, it will be based upon the amount of impervious surfaces created; for every 2,640 square feet, or portion thereof. Please contact the Building Division for the current fee. Preliminary sizing calculations for any proposed water quality facility shall be submitted with the development application. It is anticipated that this project will require: ® Construction of an on-site water quality treatment facility is required. ❑ Payment of the fee in-lieu. Other Comments: All proposed sanitary sewer and storm drainage systems shall be designed such that City maintenance vehicles will have unobstructed access to critical manholes in the systems. Maintenance access roadways may be required if existing or proposed facilities are not otherwise readily accessible. Other requirements are: 1. There should be an analysis performed to answer the following questions: a. What is the expected daily traffic generation to and from the proposed park? b. Where are visitors expected to park? c. Is this to be a neighborhood park involving primarily the surrounding area, or is it to proposed to be wider in scope than that? d. Do the crossing points on the adjacent streets need some kind of safety treatment to ensure safe access for pedestrians to and from the park? 2. Submit water quality and detention calculations to the Development Engineer, City of Tigard, for review and approval. 3. After construction completion, certification by a professional engineer that the water quality treatment and detention facilities were constructed in accordance with approved plans and meet Clean Water Services standards. TRANSPORTATION DEVELOPMENT TAX CITY OF TIGARD Pre-Application Conference Notes Page 3 of 5 levoloonnot Engineering In 1990, Washington County ado. • a county-wide Traffic Impact Fee , ) which was replaced in 2008 by a Transportation Development Tax (TDT) that became effective 7/1/09. The TDT program collects fees from new development based on the development's projected impact upon the City's transportation system. The applicant shall be required to pay a fee based upon the number of trips which are projected to result fro' proposed development. The calculation of the TDT incorporates the proposed use of the land and the sip., or the project. The TDT is calculated, due, and payable at the time of building permit issuance. In limited circumstances payment of the TDT may be allowed to be deferred until the issuance of an occupancy permit. Deferral of payment until occupancy is permissible only when the TDT exceeds the TDT rate for a single- family home. Pay the TDT. PERMITS Public Facility Improvement (PFI) Permit: Any work within a public right-of-way in the City of Tigard requires a PFI permit from Development Engineering. A PFI permit application is available at the Planning/Engineering counter in City Hall. For more extensive work such as street widening improvements, main utility line extensions or subdivision infrastructure, plans prepared by a registered professional engineer must be submitted for review and approval. v v The fee structure for this permit is considered a cost recovery system. A deposit is collected with the application, and the City will track its costs throughout the life of the permit, and will either refund any remaining portion of the deposit, or invoice the Permittee in cases where City costs exceeds the deposit amount. NOTE: Engineering Staff time will also be tracked for any final design-re' assistance provided to a Permittee or their engineer prior to submittal of a PFI permit application. time will be considered part of the administration of the eventual PFI permit. The Per mittee will also be required to post a performance bond, or other such suitable security. Where professional engineered plans are required, the Permittee must execute a Developer/Engineer Agreement, which will obligate the design engineer to perform the primary inspection of the public improvement construction work. The PFI permit fee structure is as follows: NOTE: If an PFI Permit is required,the applicant must obtain that permit prior to release of any permits from the Building Division. 1. Submit plans for half-street improvements to SW 10P Avenue, including undergrounding of utilities. Include any measures at crossing points on the adjacent streets. 2. Submit water quality and detention calculations to the Development Engineer. 3. Provide preliminary water quality and detention maintenance plan with the PFI permit submittal. Building Division Permits: The following is a brief overview of the type of permits issued by the Building Division. For a r detailed explanation of these permits, please contact the Development Services Counte, 503-639-4171, ext. 304. CITY OF TIGARD Pre-Application Conference Notes Page 4 N 5 Oeveiopment Eelioeenep Site Improven Permit (SIT). This permit is gen ,y issued for all new commercial, industrial and multi-family projects. This permit will also be required for land partitions where lot grading and private utility work is required. This permit covers all on-site preparation, grading and utility work. Home builders will also be required to obtain a SIT permit for grading work in cases where the lot they are working on has slopes in excess of 20% and foundation excavation material is not to be hauled from the site. Building Permit (BUP). This permit covers only the construction of the building and is issued after, or concurrently with, the SIT permit. Master Permit (MST). This permit is issued for all single and multi-family buildings. It covers all work necessary for building construction, including sub-trades (excludes grading, etc.). This permit can not be issued in a subdivision until the public improvements are substantially complete and a mylar copy of the recorded plat has been returned by the applicant to the City. For a land partition, the applicant must obtain an Engineering Permit, if required, and return a mylar copy of the recorded plat to the City prior to issuance of this permit. Other Permits. There are other special permits, such as mechanical, electrical and plumbing that may also be required. Contact the Development Services Counter for more information. GRADING PLAN REQUIREMENTS FOR SUBDIVISIONS All subdivision projects shall require a proposed grading plan prepared by the design engineer. The engineer will also be required to indicate which lots have natural slopes between 10% and 20%, as well as lots that have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections will be required when the lots develop. The design engineer will also be required to shade all structural fill areas on the construction plans. In addition, each homebuilder will be required to submit a specific site and floor plan for each lot. The site plan shall include topographical contours and indicate the elevations of the corners of the lot. The builder shall also indicate the proposed elevations at the four corners of the building. PREPARED BY: I - 7/2 e/I) Deve Opment Engineer DATE Phone: [503)718-2470 Fax: [503)718-2748 emplate1 Revised: March 4,2010 :ITY OF MAN Pre-Application Conference Notes Page 5 of 5 *veiemoent Engineering r V Appendix B. Neighborhood Meeting Notes Steve Duh, Conservation Technix,welcomed the neighborhood members to the meeting and thanked them for the recent support of the Parks Bond measure which is making this project possible. Duh read the City of Tigard's supplied statement and described the land use process for this proposal and referenced subsequent land use application review process. He introduced the remained of the project team. Steve Martin, City of Tigard, offered a summary of the park's history and the purpose of the proposed project. Dan Jenkins, Group Mackenzie,provided an overview of the sites character and the proposed draft concepts. He noted that the Murdock Street R.O.W. has not been developed, but it will not be vacated either. Jenkins mentioned that the location of the park is ideal because there are no neighborhood facilities within a '/2-mile radius. He noted that the character of the park would be low-impact and natural and allow proposed elements to blend into their surroundings. He highlighted that the proposed park program elements may include the following, depending upon the final budget allocation for the park: • Native Restoration • Vegetative Screening • Open Meadow/Lawn • Trails—soft surface to minimize impacts to tree roots and eliminate need for stormwater treatment. • Sidewalk/Crosswalk—crosswalk may be a separate project through Public Works. • Benches • Picnic Tables • Shelter • Playground—targeted towards younger children; nature play into the grove. • Interpretive area—opportunities to incorporate history • Restroom—2 single users. One would stay locked unless there was an event at the John Tigard House and/or in the Park. This item is new since 2009 park design meetings. The meeting was then opened for questions and comments. Responses have been italicized. Q -Will the memorial bench remain? A—(Martin) Yes, but it may need to be relocated within the park Q-Will the dog waste bags and dispenser stay on the site? A—(Martin) Yes, but may need to be relocated. Q -When will a sign be placed on site designating the property as a park? A—(Jenkins)Park sign(s) will be installed with park construction. Appendix B B-1 City of Tigard East Butte Heritage Neighborhood Park January 3, 2012 Q- How and how often will the restroom be maintained? A—(Martin)Regularly per standard city maintenance standards. Q-Will there be a path from the Tigard House to the park? A—(Jenkins) Yes, the proposed sidewalk, however, no connection will be made within the area of the Tigard House property at this time since it will trigger historic district review planning procedures. Q - Why is the restroom located where it is shown on the graphic? A—(Jenkins) This was an ideal location based on proximity to Tigard House and proposed loop path. Location also allows optimal views inward for security. Q - Will dogs be allowed in the park? A—(Martin) Yes, however, this is not a designated dog park Dogs will need to be kept on leashes as per city ordinances. Q - Considering the narrow width of the street,where will parking be along 103rd? A—(Jenkins) Once the half-street improvements are constructed, there may be limited street parking along the park side of 103rd. Also, the Tigard House Association has an agreement to use the parking lot at the Calvin Presbyterian Church on special event days. Q - Has the City considered the use of the Murdock R.O.W. as a parking area? A—(Martin)No, and it is also not the preference of the residents. Q-Who should people contact at the City regarding traffic/transportation issues along 103rd? A—(Martin)Mike McCarthy with Public Works. Q- What are the planned phases of development and likely development costs? A—(Jenkins)Essentially, the park will be phased starting with the natural, i.e. vegetative restoration, screening, etc., then proceeding with the built, i.e. trails, site furnishings, structures. The extent of improvements will vary depending on funding. Q- What is the project timeline? A—(Duh) The next step will be land-use approval, which will likely take approximately six months. Construction is not likely to start until the fall of 2012 at the earliest. Q- Would the proposed stormwater facilities along 103rd be similar to those along Burnham Street? A—(Martin)Similar but would be planted appropriately to be attractive and minimize maintenance. Q-Will there be special treatment or a change in the existing barrier at the entrance at Murdock and 106th? A—(Jenkins) The question cannot be answered at this time. The City's Transportation Engineers can provide more information. Appendix B B-2 City of Tigard East Butte Heritage Neighborhood Park January 3, 2012 Q- Will there be lighting in the park? A—(Jenkins) Only at the restroom. Lighting may attract unwanted users at night. If additional lighting were to occur, it would probably be solar powered pathway lighting. Q - Consider play equipment for toddlers and younger children. Install swings with saddle, climbing and sliding elements. Preserve large tree trunk along pathway leading to 106th. A—(Jenkins) Group Mackenzie shall consider this as project evolves. Q -Wind the boardwalk through the grove rather than straight geometries. A—(Jenkins) Group Mackenzie shall consider this as the project evolves. Q- Keep the forest floor natural. Do not introduce the boardwalk. A—(Jenkins) Group Mackenzie shall consider this as the project evolves. Q- Tie interpretive storylines to the Tigard House and regional name, i.e. East Butte, Little Bull Mountain, Tigardville, etc. A—(Jenkins) Group Mackenzie shall consider this as project evolves. Q- Consider relocating restroom. Current proposed location gets extremely wet. A—(Jenkins) Group Mackenzie shall consider this as project evolves. Q- Connect with and reach out to apartment residents to inform them of the planning process. A—(Jenkins) City of Tigard shall look further into this process. Comment- I like the idea of activities within the grove, however,the grove should be thinned. Comment- The intersection of 103rd and Murdock is narrow. It needs a crosswalk and/or 3 way stop. Comment- The elbow in the road at Murdock and 103rd is a concern(blind corner, speeding). Consider moving the sidewalk farther in from the road edge within the Murdock R.O.W. Comment-Want more substantial natural areas within the park. Perhaps work with the water department to borrow land for expanded natural areas. The meeting was then brought to a close. Neighborhood residents were encouraged to stay involved in the process and were told that future notices concerning this project would be sent to them. Project Team Members in Attendance: Steve Martin—City of Tigard Steve Duh—Conservation Technix Dan Jenkins—Group Mackenzie Tommy King—Group Mackenzie Appendix B B-3 City of Tigard East Butte Heritage Neighborhood Park January 3, 2012 • i y East Butte Heritage Park: Neighborhood Meeting `.( / be 10,T!GARD November 10 2011 '`�- SIGN-IN SHEET NAME - E-MAIL ADDRESS it 7 (r , L v ; C owl N d (ri }? V d l Z h 1 (c) S/9i r� 6nc�. c car�_ � - " 7v L)"i‘q,„„+( v. co"-k. r- v.) Ct- w L. \` --4" S CA) / U'S (Z,ii A v).€ 6,,48 d si- - ktS4A1 cg'464.con / 794 4,z) /pT L� ai« w;* it.6 I44i35 so 1D ME crju -WLft ?l U K4QIf J 114.1tx16l f b; (,CO s Lv 03v4A-vim -TO A/ /14.4st rivo t vreot) Ntbc cw- 141 .,4 '&6/(1-- Othk C) 044; COYY\ tOSS" 444 /0/1 514. // v I a 722V 14 W6)(161') ( r) ). (o ���� ?�►� 't L PC-►`z° "��2 East Butte Heritage Park: Neighborhood Meeting TIGARD November 10, 2011 SIGN-IN SHEET NAME E-MAIL ADDRESS e-, 7Q J ch h, /Y60 j 6-w 203 ode- �; �, der q5 cry-" 1 `7,� 3 c. S-C-3 1 Di a tir �� '►a © /03fi £0 /1-17a 6 SU) I dK `i t _ / 73 /12A L S kj 4 - 77 7 :4' 1 • City of Tigard Public Works Department T I G A R D Parks Division Notice of Neighborhood Meeting October 24, 2011 RE: An Invitation to Help Design East Butte Heritage Park When: Thursday, November 10, 2011 — 7 to 8 p.m. Where: Calvin Presbyterian Church 10445 SW Canterbury Lane In 2009, the City of Tigard purchased property in your neighborhood. The property, bordered by SW Canterbury Lane on the north and SW 103rd Avenue on the east,is slated to become a neighborhood park, named East Butte Heritage Park. A vicinity map showing the park and surrounding area can be found on the back of this notice. Shortly after the property purchase, the city hosted a series of neighborhood meetings to discuss park design. The input we received was used to create the draft East Butte Heritage Park conceptual development plan. A copy of the plan is included in this mailing. Please note that this is a preliminary plan which may be changed prior to land use application to the city. At the November 10 meeting, city staff and a landscape designer will discuss the draft conceptual development plan. The proposed park amenities are tailored to benefit nearby residents and to serve the local neighborhood. Property owners and residents are encouraged to share their thoughts and suggestions at the meeting. In November 2010,Tigard voters passed a $17 million park and open space bond. Money from the bond will be used to design and develop the park. If you have questions, or if you cannot attend the meeting and would like to comment on the plan, contact Park and Facilities Manager Steve Martin at 503.718.2583 or steve @tigard-or.gov. 13125 SW Hall Blvd. • Tigard,Oregon 97223 • 503.639.4171 TTY Relay: 503.684.2772 • www.tigard-or.gov City of Tigard East Butte Heritage Park-Vicinity Map millir„; _1.,-";7::-- —VIM Lai .i CC jn r+ 1 S ] 1 , M. r ' •N7ERBU —TV Area PE1wt8 M` II Project rea ir . ,.�. Eost gM.. i Butte c1 I �. i . : . ,. _.7 { .__. _ _ _._..__ �11rll1RQQ r-----mug= ,t...._.: , ,,.. ,I . , 1 1 ; r I ?a 1 6 • . . _ • ," I,. i . 1 _ .. P PERTREE t City of Tigat... 74 _ " TDT—COUNTYWIDE TRANSPORTATION DEVELOPMENT TAX TIGARD Rate Calculation Worksheet APPLICANT �!7 z ✓e, / ( &zn Ar DATE // -7/t MAILING ADDRESS ��c:77— PREPARED BY 74- CITY/ZIP/PHONE/3/25 ac ti, PLANS CHECI #y,�//DDD.J TAX MAP# 31 C 02605 �vV "T,5-25 3 ` 7I Y�J 2 S P 3 PROJECT TITLE'"- SITUS#ADDRESS /d 3/, ✓a4� RegRy ,Lid i—i92< FORMER USE(S) USE CODE UNITS X RATE _ � I DESCRIPTION/NOTES ./ ■ / xAojG'S- = '4, I0GS 1 i' s x = x = x = TOTAL TDT,FORMER USE(S) il'j IP G S PROPOSED USE(S) F7i9 .-- 0/h P/ fri77—19i7713-c/ q Fre A( Vi///—/�/Z USE ITE # TDT X RATE = DESCRIPTION/NOTES # CODE UNITS AMOUNT 4// J x i 4 /0 5 = 31 3 Fr/ Jam`A/LW Y,O1a / - x = x = x = TOTAL TDT,PROPOSED USE(S) 3 W-1� , 3 LESS TOTAL TDT,FORMER USE(S) - /0 G, le G C 3 .. r �D � / 7-----) 12e--- TDT INCREAS (DECREASE) / (INCREASE=TDT DUE) PAYMENT METHOD �/ -„Ie CASH/CHECK NOTES CREDIT 0.-e, it /4 sz - 6,-----R___ -�;0�s %�i"vjlcr 4Q- 1 J far- E8_-5-5 O, BANCROFT AGREEMENT �G c •�r.-3.0/ d!� (PROMISSORY NOTE) DEFER TO OCCUPANCY f���j�3 I/OFS/CD/FORMS/TDT Rate Calculation Worksheet.indd(Rev.4/22/09) IIIn Neighborhood Meeting Information TIGARD The City of Tigard requires developers to hold a neighborhood meeting to notify affected property owners about their proposed development. This is done as part of the development review process for most land use applications. Below are some frequently asked questions about the neighborhood meeting process. WHAT IS THE PURPOSE OF THIS NEIGHBORHOOD MEETING? The purpose of the meeting is to allow the prospective developer to share with you what they are planning to do. This is your opportunity to become informed of their proposed development and to let them know what issues or concerns you have in regard to their proposal. WHAT HAPPENS AFTER THE NEIGHBORHOOD MEETING? After the neighborhood meeting,the prospective developer finalizes their submittal package (often taking into account citizen concerns) and submits an application to the city. Sometimes it takes awhile before the developer's application is ready to submit,so there could be several months between the neighborhood meeting and the submittal of an application. Once an application is submitted to the city,staff reviews it for completeness. Once an application has been deemed complete,the formal application review begins. It takes approximately six to eight weeks from the time the .pplication is accepted for a decision to be made. Many types of applications require a public hearing at which citizens are given the opportunity to provide comments or concerns. Property owners within 500 feet will be notified after a complete application is submitted.They will be provided an opportunity to comment.Any appeals are decided based on the provisions of applicable laws and the development code. WHAT IF THE PROPOSAL PRESENTED AT THE NEIGHBORHOOD MEETING IS NOT WHAT IS ACTUALLY SUBMITTED? Applicants are not required to submit exactly what was presented at the neighborhood meeting if it generally follows the type of development proposed.This provides for the opportunity to address the neighborhood issues and address other changes necessitated by the development or staff. If the project is significantly different,a new neighborhood meeting would be required as determined by staff. HOW DO I KNOW WHAT ISSUES ARE VALID? A decision is reviewed based on compliance with Title 18 of the Tigard Municipal Code (also known as the Community Development Code).Review the city's development code to familiarize yourself with what is permitted and what may not be permitted.A copy of the development code is available for viewing at the Tigard Public Library,on the city's web site at www.tigard-or.gov,or a copy may be purchased by contacting our records division www.tigard-or.gov/city_hall/services/public_records/.You may also contact city planning staff by calling 503-718-2421 and ask what the standards are for a specific issue. If a development meets the code standards,it can proceed. 'or your assistance, attached is a list of questions that may assist you in determining your position on . particular proposal. 1,11 Typical Questions to Help Ensure Common TIGARD Neighborhood Concerns are Considered The following is a list of questions intended to aid you in formulating your own questions for proposed development in your area. Feel free to ask more or alter the questions to address your own unique concerns and interests. PROCESS ► What applications are you (the developer) applying for?When do you expect to submit the application(s) so that neighbors can review it?What changes or additions are expected prior to submittal? ► Will the decision on the application be made by city staff,hearings officer,Tigard Planning Commission or City Council?How long is the process? (timing) ► At what point in the process are citizens given notice and the opportunity to provide input? ► Has a pre-application conference been held with City of Tigard staff? • Have any preliminary requirements been addressed or have any critical issues been identified? • What city planner did you speak with regarding this project? (This person is generally the planner assigned to the land use case and the one to contact for additional information). STREETS Will there be a traffic study done?What are the preliminary traffic impacts anticipated as a result of the development and how do you propose to mitigate the impacts if necessary? ► What street improvements (induding sidewalks) are proposed?What connections to existing streets are proposed? ► Are streets proposed to be public or private?What are the proposed street and sidewalk widths? ► What are the emergency access requirements and what is proposed to meet those requirements? ZONING AND DENSITY ► What is the current zoning?What uses are allowed under this zoning? ► Will there be a re-zone requested by the developer?If yes,to what zone? ► How many units are proposed for the development and what is the minimum and maximum number of units allowed in the zone? DRAINAGE AND WATER QUALITY ► What is your erosion control and drainage plan?What is the natural slope of the property?What are the grading plans? ► Is there a water quality facility planned within the development and where will it be located?Who will own and maintain the facility? TREES AND LANDSCAPING / What are the tree removal plans and what is proposed to mitigate for trees removed? / What are the landscaping plans?What buffering or fencing is required and/or proposed? ADDITIONAL INFORMATION • • ► How do I request more information or a follow-up meeting from/with the applicant? AFFIDAVIT OF MAILING/POSTING NEIGHBORHOOD MEETING NOTICE IMPORTANT NOTICE: THE APPLICANT IS REQUIRED TO MAIL THE CITY OF TIGARD A COPY OF THE NEIGHBORHOOD MEETING NOTICE THAT PERTAINS TO THIS AFFIDAVIT AT THE SAME TIME PROPERTY OWNERS ARE MAILED NOTICE,TO THE ADDRESS BELOW: City of Tigard Planning Division 13125 SW Hall Boulevard Tigard,OR 97223-8189 IN ADDITION,THE APPLICANT SHALL SUBMIT THIS AFFIDAVIT&COPIES OF ALL NOTICES AT THE TIME OF APPLICATION. MAILING: 7,4-- CJ I, 3'7%,-,..__ /1401,z-cc/t) ,being duly sworn,depose and say that on the �� day of , 20_11_,I caused to have mailed tola�h of the persons^the ittached list,a notice of a meeting to discuss a proposed development at (or near) �/a'S Tr J3u E_ f Lr'71tA 3e- VA-a. ,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 s id persons and were deposited on the date indicated above in the United States Post Office located at / r (., �LX� /[ with postage prepaid thereon. --e-j A>4 — o Signature' ( n the presence of a Notary Public) POSTING: ,^ • T -eve_ MA-/2.4 affirm that I am(represent)the party initiating interest in a proposed land use application for .aa-4' J rt2 i 44.toe re jig-2/L affectin the land 1 ated at state the approximate locations IF no address(s)and all tax lot(s)currently registered) 1 a / O (5 CA) (+1)0i-er "IV 7'/@a 1D' — .),S/II C O 2 4e 0 3 ,and did on the day of Oci IV all) ,20 I( personally post notice indicating that the site may be proposed for a •*.2 IC land use application,and the time, date and place of a neighborhood meeting to discuss the proppposaL// , The sign was posted at 4nlL-- /"uvidoc/� 1' 10,� rc�/ ea 6i.J� 0,0 C,--,�'Ar f 1-hJ (state location you posted notice on propert)) ./l Signature (In the presence of a Notary Public) (THIS SECTION FOR A STATE OF OREGON,NOTARY PUBLIC TO COMPLETE/NOTARIZE) STATE OF/Jfe ) County of Was f'1 TDrI ) ss. Subscribed and sworn/affirmed before me on the 4S day of 112►áL/' ,20 // . . 7—/SC/ - 7,-,S--,e:2-71:S•,. OFFICIAL SEAL k—� /2), :«_ GREER A GASTON `r" y NOTARY PUBLIC - OREGON NOTARY PUBLIC OF OREGON � COMMISSION NO.461407 M Commission Expires: /0 -40 -45- D /Q -/S i\aupin\,...\ ighb. � r40a�tmgdoc I � OFFICIAL SEAL Page 5 ...<,..-41.7 ,,...c GREER A GASTON `�(,�N'� ` NOTARY PUBLIC - OREGON %', COMMISSION NO, 461407 MY COMMISSION EXPIRES OCTOBER 10,2015 r44:4- /It lel _ I MIMI ` Area Notified (500 Ft) - - -�— Steve Martin = 1— t—� City of Tigard Parks Dept. `— :1144k _ `�_— — _�_ 2603 LI", - 2S111BC. VIEW TER - ,-- tt,...4.. ... . • ...‘„ , „, ,„ N, L._ 4. kI `„-∎ �� INki\Ns \:44 11 • • . tt _ X-*. ... N .4• • &\ T 4. 4 upp lu._,,„,,,, go,..1„,, .1.\'' Nt IIIh& GNTERB RY W Subject Site Ir ►iiiiiiii t`\\r PEMBROOK ST '4\\I Es-"IN ■•••••••• 1% N t [ 1111 IIIII� . ••••••••1 all�r� 1►��i■a� �������•�i�iti�i•i•i•i•i•i•i•i:i . Z_ _� ��•���•�•�•�•••�•�•�•�❖�•�•aif \\\\\`�`sk Property owner information is valid for 3 months from the date printed on N.N. . ,...., ,....• . . \1■q1 .., \ • MU'_r...a. 1 this map.■4‘ ‘N>: III:1 kr' * ,06, It.- , \' �\ \\� + ` , Map Printed 20-Oct-11 rifi / \�a�r AC—O�� ` Infor nation on this map is for general Development•,�/,//i/,' ` ,I... ,■■ ■■I ` 1 a only and should be verified with the Development ' MIMI /■ Services ONisen. • � 1 ■\ DATA IS TWAR DNTY. MULTPLE SOURCES.THE CRY OF STO TIGARD 11 IN MAKES NOT WARRANTY,REPRESENTATION,OR GUARANTEE AS TO THE 111111111 �. CONRRORS. O9 COMPLETENESS OFANYIN TEE DATA PO ORATION ERRORS.OMISSIONS.OATgS OF HOWL aSUD Ip MAMMY FOR ANY ERRORS.OMISSIONS,011 INACCURACIES IN THE: NFO i1MTION PROVIDED REGARDLESS OF NOW CAUSED -- 41 IADY MARIACOMMUNITY DEVELOPMENT'Iii# _ �{� CMy of Tipsrd 0 • ••• A011 I'� 13125 SW R e7723d ! , N T� .q q s. �_- f 503 gsrd-o 71 r:11 f 1 WWW.tip9M-OTpDY ��.� 2S111C800104 0AD0420 ALEXANDER,RONALD E BEHR , OBERT F&SHARON A MARY T 14 TH AVE ir""0 SW MURDOCK ST GARD,OR 224 D,OR 97223 2S111CB00102 2S110AD02310 ALEXANDER,RONALD E BENZ,FRED S MARY T PO BOX 230029 10150 SW MURDOCK TIGARD,OR 97281 TIGARD,OR 97223 2S111BCO2401 110AD023 ALHAGI,ANDREW BE F S ALHAGI,NIKKI PO 30029 10155 SW MURDOCK ST ARD, 7281 TIGARD,OR 97224 2S110AD06000 2S111BC03800 BALFOUR,DONNA D&GENE A BERTULEIT,MIRIAM R/DANIEL TRS 10545 SW DEL MONTE DR 10390 SW VIEW TERRACE ST TIGARD.OR 97224 TIGARD,OR 97224 2S111CB01301 2S111BCO2900 BANFORD,ROBERT D BOEHR,IRWIN I AND PATRICIA L BETTY R TRUSTEES 14790 SW 104TH 10470 SW VIEW TERRACE TIGARD,OR 97223 TIGARD,OR 97224 2. . 1CB02600 2S111 CB01310 BARTON,RICHARD M&DIANE M BRADSHAW-BAKER,LEANNE BARTON REV LIV TRUST 14825 SW 104TH AVE 14915 SW 100TH AVE TIGARD,OR 97224 TIGARD,OR 97224 2S111BC03600 2S110AD07410 BATES,STEPHEN CHRISTOPHER AND BRADY,BARBARA L JODETTE SUGDEN 14911 SW 106TH AVE 10430 SW VIEW TERRACE TIGARD,OR 97224 TIGARD,OR 97224 2S111BC01000 2 10AD074 BAUMAN,C WAYNE&MARY BRA BARA L 10270 SW VIEW TER 149 06TH AVE TIGARD,OR 97224 T ARD,0 224 2S110AD05900 2S111BC04600 BECKER,JOAN M BREEN,HENNY&MURRAY E 10555 SW DELMONTE DR 10125 SW MURDOCK ST TIGARD,OR 97224 TIGARD,OR 97224 2' 'AD04250 2S110AD01800 :NDT,ROBERT F&SHARON A BROWN,SCOTT C 14u,./5 SW 106TH AVE 14630 SW 106TH AVE TIGARD,OR 97224 TIGARD,OR 97224 2S110AD04240 2 10AD09800 BUKRES,MIWAKO CAL Y HIL MEOWNERS ASSOC 14615 SW 106TH AVE BY STA INS BUILDER,INC TIGARD,OR 97224 845 BA R BLVD RTLAND,OR 97223 110AD04203 110AD09700 OU, `-S,M ^KO C W T HIL. . MEOWNERS ASSOC 1461 106TH AVE BY S '► ' •KINS BUILDER,INC ARD,0 7224 845• :1 = •BUR BLVD ••RTLAND, •• 97223 2S110AD08100 110AA90000 BURGER,MEGAN C ERB HEIGHTS CONDOMINIUMS, 14825 SW 106TH AVE THE S OF ALL UNITS TIGARD,OR 97224 000 2S110AD04600 110AD900 CAGLE,RAYMOND E&GLORIA P CA E Y WOODS CONDO 10560 SW MURDOCK ST UNI ERS TIGARD,OR 97224 0000 2S110AD02800 2S110AD03600 CAGLE,THOMAS E LIVING TRUST CHAMBERS,HELEN A PO BOX 26 14685 SW 106TH AVE TUALATIN,OR 97062 TIGARD,OR 97224 -110AD0281. 2S110AD07610 CA• - •MAS E LIVING TRUST COLLIGAN,PAUL W&HEIDI L PO :1: 6 14873 SW 106TH ST T•ALATI • 97062 TIGARD,OR 97224 2S110AD01200 10AD076 CALWAY HILL HOMEOWNERS ASSOC COL , AUL W&HEIDI L BY STAN ADKINS BUILDER, INC 148 H ST 8459 SW BARBUR BLVD ARD,OR 97224 PORTLAND,OR 97223 110AD09400 2S110AD04900 CAL, Y HIL •MEOWNERS ASSOC CONNET,JOHN ROBERT&C JANE BY STA ■•■•KINS BUILDER, INC 8416 SW 57TH 845• • BA' 'UR BLVD PORTLAND,OR 97219 ••RTLAND,OR 97223 2k1 10AD09500 2S111 BC04800 CA Y HIL •MEOWNERS ASSOC COOPER,THEODORE P& BY ST' • SKINS BUILDER, INC SHELLEY R 84 • :'RBUR BLVD 10198 SW INEZ ST •RTLAND, 'R 97223 TIGARD,OR 97224 110A009600 2S111BCO2503 CA AY HI OMEOWNERS ASSOC CORLISS,JAMES L&CORA K BY ST DKINS BUILDER, INC 9750 SW INEZ 845 RBUR BLVD TIGARD,OR 97224 RTLAND, 97223 2S110AD02010 2S111CB00300 CRIST,DAVID L&BARBARA A DICKEY,TIMOTHY A 14672 SW 106TH AVE KEENAN,LISA '7,OR 97223 14875 SW 103RD AVE PORTLAND,OR 97224 10AD02000 25111 CB01390 CRIS L&BARBARA A ERICKSON HEIGHTS HOMEOWNERS ASSO 1467 1 AVE ATTN:CARL RUGGIERO T ARD,OR 972 3 10509 SW NAEVE ST TIGARD,OR 97224 2S110AD02110 2S110AD02400 CROMBIE,RICHARD D JR ERICKSON,LISA 14678 SW 106TH AVE PO BOX 19635 TIGARD,OR 97224 PORTLAND,OR 97280 110AD02100 110AD02410 C BIE HARD D JR E SON, 1467 106TH AVE PO B 35 ARD,0 7224 TLAN ,OR 97280 2S110AD03100 2S111CB00700 DAVIS,CHERYL J ETZEL,PATRICIA L 10621 SW MURDOCK ST STOW,JIM A TIGARD,OR 97224 14860 SW 103RD AVE TIGARD,OR 97224 i 0AD03110 2S111BC03700 DA C L J FAIRLEY,RONALD S&KAREN S 1062 MURDOCK ST 10420 SW VIEW TERRACE T ARD,0 97224 TIGARD,OR 97224 2S110AD01100 25111BCO2300 DELERMA,GLADYS FANTZ FAMILY REVOCABLE LIVING TR DHONDT,ELENA G 14530 SW 103RD AVE 10615 SW CANTERBURY LN TIGARD,OR 97224 TIGARD,OR 97224 2 10AD01110 2S110AD05410 DEL ,G YS FLORES,JOSE VELASCO DHOND , LENA G VELASCO,TERESA L 10 SW C TERBURY LN 14862 SW 106TH AVE GARD,OR 9 24 TIGARD,OR 97224 2S111CB01304 110AD05400 DERIDDER,JANET E FL ES,JO VELASCO 10365 SW DEL MONTE DR VELA , ERESA L TIGARD,OR 97224 14 S 6TH AVE GARD,OR 97224 2' OB01303 2S1110600103 :S,JAMES R&SUSAN M FOSTER,CRAIG A&CAREN L 148/0 SW 104TH AVE 10200 SW MURDOCK ST TIGARD,OR 97224 TIGARD,OR 97224 2S111BC04500 2S111BC04700 FRISWOLD,JAMES E&DIANA J HEYWORTH,MEGAN E&SEAN A 14700 SW 103RD AVE 6333 SW GARDEN HOME RD TIGARD,OR 97224 PORTLAND,OR 97219 2S111CB01302 2S110AD08410 FRY,HERMAN W JR&BETTY JUNE HOERNER,KATHLEEN HLEEN L 14830 SW 104TH 25115 LORING RD TIGARD,OR 97224 WILDOMAR,CA 92595 2S110AD04100 2 110AD0840 GALYEN,SUSAN E HO NE THLEEN L 14641 SW 106TH AVE 251 ING RD TIGARD,OR 97224 DOMA , A 92595 2S110AD01900 2S110AD05200 HAASE,JOHN G HOVORAK,JULIE A 14666 SW 106TH AVE 14840 SW 106TH AVE TIGARD.OR 97224 TIGARD,OR 97224 110AD0191 2S110AD00900 H E,J G HOYT,JOYCE 146 106TH AVE 10619 SW CANTERBURY LN ARD,0 97224 TIGARD,OR 97224 2S111CB00200 110AD00910 HART,THOMAS J AND LEONA M H ,JO 14915 SW 103RD AVENUE 1061 CANTERBURY LN TIGARD,OR 97224 ARD, 97224 2S110AD04000 2S110AD08000 HARTMANN, LYNETTE HUFFMAN,JANE A PO BOX 3766 14835 SW 106TH AVE WILSONVILLE,OR 97070 TIGARD,OR 97224 2S110AD03900 2S111CB00101 HERTZ,BONNIE J IRVING,JAMES A&KAREN D 14655 SW 106TH AVE 10250 SW MURDOCK ST TIGARD,OR 97224 TIGARD,OR 97224 2S110AD05500 2S110AD05700 HETLAGE,RAYMOND F& IVEY,WILLIAM G JR&CAROL A LOPER-HETLAGE,DEE E 14890 SW 106TH 14868 SW 106TH AVE TIGARD,OR 97224 TIGARD,OR 97224 110AD05510 2S110AD03400 HE GE, OND F& KENNEDY,PATRICIA L LOPER- AGE,DEE E 10639 SW MURDOCK ST 148 W 1 TH AVE TIGARD,OR 97223 ARD,OR 224 10AD03410 2S111CB01311 KEN Y RICIA L MARGESON,ERIC C&DEBRA J 1063 RDOCK ST 14785 SW 104TH 'D.OR 223 TIGARD,OR 97224 2S111BC00800 2S111BCO2501 KNIGHT,W A LIVING TRUST MAYS,KENNETH W&KARLEEN R 10175 SW INEZ ST 10115 SW MURDOCK ST TIGARD,OR 97224 TIGARD,OR 97224 2S110AD01500 2S111BC00700 LAMONTAGNE,ABIGAIL MCBRIDE,GLEN W& 10540 SW CANTERBURY LN JANET HALL TIGARD,OR 97224 10135 SW INEZ TIGARD,OR 97224 2S111C801308 2S110AD00710 LAPIDUS,DAVID J/KAY W MCELHANEY,JONATHAN D 14905 SW 104TH 10623 SW CANTERBURY LN TIGARD,OR 97223 TIGARD,OR 97224 2S111BCO2100 2S110AD01600 LITTLETON.DAVID A AND WANDA J MCGUIRE,STEPHEN 10090 SW INEZ 10550 SW CANTERBURY LN TIGARD,OR 97224 TIGARD,OR 97224 2S111BC04000 2S111CB00400 LOONEY,TIM J&LINDSAY D MCNIERNEY,CHRISTOPHER J 10330 SW VIEW TER 14835 SW 103RD AVE TIGARD,OR 97224 TIGARD,OR 97224 2S110AD02500 2S110AD05600 LOVE,JOHN CHRISTOPHER&SARAH J MERRICK,MICHAEL D 10567 SW MURDOCK ST 14874 SW 106TH AVE TIGARD,OR 97224 TIGARD,OR 97224 110AD0251 2 110AD05610 LO CHRISTOPHER&SARAH J ME K AEL D 105 URDOCK ST 1487 6TH AVE T ARD,0 97224 T ARD,OR 7224 2S110AD02700 2S110AD08300 LYNCH, DORIS M METCALF,COLLEEN L TRUST 10579 SW MURDOCK ST BY METCALF,ROY E JR TR TIGARD,OR 97224 2455 BELLEVUE TER WEST LINN,OR 97068 f 4D0271 110AD08310 D S M ME LF,COLL N L TRUST 1057 URDOCK ST BY MET , OY E JR TR T ARD,OR 97224 2455 LE TER ST LINN,OR 7068 2S111BCO2700 2S110AD04202 MILLER, PAUL E&JUDITH A O'HAGAN.JEANNINE 10380 SW CANTERBURY 14625 SW 106TH AVE TIGARD, OR 97224 TIGARD,OR 97224 2S111BC04900 10AD0930 MITCHELL,MICHAEL W&PATRICIA RICIA O'H .JEANNINE 10205 SW MURDOCK ST 14 6TH AVE TIGARD,OR 97224 GARD,OR 224 2S111BC05100 2S110AD03300 MITCHELL,MICHAEL W&PATRICIA OTTERSON FAMILY TRUST 14325 SW 97TH AVE BY OTTERSON,JACK W&ESTHER M TRS TIGARD,OR 97224 10633 SW MURDOCK ST TIGARD,OR 97224 2S111CB00500 •110AD03310 MUNHALL LIVING TRUST 0 'SON F - LY TRUST BY MUNHALL, WALTER F&JEAN B TRS BY 0 e=•N,JACK W&ESTHER M TRS 14805 SW 103RD AVE 106 'DOCK ST TIGARD,OR 37224 T.iui+Ru,OR 9 22 2S110AD07900 2S110AD08700 NIKKARI,JANICE M PACIFIC CREST INVESTORS LLC 14855 SW 106TH PO BOX 62 TIGARD, OR 97224 KENTFIELD,CA 94914 110AD07910 110AD08801 NI RI. E M PA IC T INVESTORS LLC 1485 106TH PO T ARD, 97224 TFIELD. A 94914 2S111BCO2302 2S110AD08806 NOKES,DESTON S PACIFIC CREST INVESTORS LLC 15532 SW PACIFIC HWY 900 LARKSPUR LANDING CIRCLE#100 STE C-1 B#22 LARKSPUR,CA 94939 TIGARD,OR 97224 2S111BCO2303 2S110AD05310 NOKES,KATHY EVELYN PARSONS,LYNDA L PO BOX 230231 14856 SW 106TH AVE TIGARD,OR 97281 TIGARD,OR 97224 2S 110AD07510 2fL110AD05300, NOPP,MICHAEL&TERRI PA NDA L 10380 SW WASHINGTON ST 148 6TH AVE PORTLAND,OR 97225 ARD,OR 224 10AD075I 2S110AD04220 NOP•, u ' AEL&TERRI PHH MORTGAGE CORP 103:: ' •SHINGTON ST ATTN:REO DEPT •RTLAND, • ' 97225 2001 BISHOPS GATE BLVD MT LAUREL,NJ 08054 2S111BC01100 2S110AD04700 PHILLIPS,AMY RICHARDSON,DAVID E LINN,JEREMY J 10570 SW MURDOCK ST 1- SW VIEW TER TIGARD,OR 97224 ),OR 97224 2S110AD08200 2S111CB01309 PHILLIPS,JAMES RICHARD& RITLOP,FRANK ANNE CLAIRE AKIN,ROBIN E 14809 SW 106TH AVE 14865 SW 104TH AVE TIGARD,OR 97224 TIGARD,OR 97224 110AD08210 2S111BC01200 PHI PS.JA S RICHARD& SEARS,ALLEN C ANNE E %WILLIAMS,GRANT&LANA 148 W 6TH AVE 10190 SW VIEW TER T ARD,OR 7224 TIGARD,OR 97224 2S110AD01000 2S110AD05100 POWELL,JACQUELINE S SEELEY,TANYA P 0 BOX 23322 14830 SW 106TH AVE TIGARD,OR 97281 TIGARD,OR 97224 110AD01010 2S111C800600 PO LL QUELINE S SHELLEY,ANDREW N&SAMANTHA J P O 322 14820 SW 103RD AVE ARD,0 7281 TIGARD,OR 97224 2S111BCO2800 2S110AD01700 PRESBYTERY OF PORTLAND THE SKOVRON,DANIEL CALVIN PRESBYTERIAN CHURCH ROBINSON,JESSIE 10445 SW CANTERBURY LN 14620 SW 106TH AVE TIGARD,OR 97224 TIGARD,OR 97224 2S111BC00900 2S111CB00800 PRESBYTERY OF THE CASCADES SMELTER,CRAIG C&JULIE A BY CALVIN PRESBYTERIAN CHURCH 14900 SW 103RD AVE 10445 SW CANTERBURY LN TIGARD,OR 97224 TIGARD,OR 97224 2S110AD03200 2S110AD02600 RADCLIFFE,KATHERINE E STANLEY.CHERIE 10627 SW MURDOCK ST 10573 SW MURDOCK TIGARD,OR 97224 TIGARD,OR 97224 10AD0321 110AD02610 RAD ,KATHERINE E ST Y ERIE 106 DOCK ST 105 URDOCK T ARD,OR 97224 ARD,OR 4 V 1C03900 2S110AD08600 ,BEVERLY STAPLETON,ELEANOR A TRUST 103b0 SW VIEW TERRACE 10505 SW CANTERBURY LN TIGARD,OR 97224 TIGARD,OR 97224 2S110AD03700 10AD02200 STRICKLER,JAMES P&TINA R UHL AN & 14677 SW 106TH AVE COATE , URA C TIGARD,OR 97224 14 SW 1 H AVE GARD,OR 97224 2S110AD07810 - 1AD0869' TARLOW,DONALD 0/PATRICIA A UNKN• WNER 4974 CASCARA LN , 11:10 LAKE OSWEGO,OR 97035 110AD07800 2S110AD04201 TAR ALD 0/PATRICIA A USA SECRETARY OF HOUSING&URBAN 497 A LN BY SHAPIRO&SUTHERLAND LLC E OSWEG ,OR 97035 5501 NE 109TH CT,SUITE N VANCOUVER,WA 98662 2S111CB00900 2S110AD07700 THOMAS,DON W BONNIE L VACHAL,JANET L 14940 SW 103RD AVE 6843 SW 63RD AVE TIGARD.OR 97224 PORTLAND,OR 97219 2S1110602700 110AD07710 THOMAS.DONALD W VAC T L BONNIE L 6843 AVE 14940 SW 103RD RTLAND,0 97219 TIGARD,OR 97224 11BCO260 2S110AD03800 TIGA OF WENSTRAND,ROBERT G&HEATHER 131 L BLVD 14661 SW 106TH AVE T ARD,OR 97223 TIGARD,OR 97224 2S111BCO2600 2S110AD00810 TIGARD,CITY OF&TIGARD WATER D WHITMORE.DOUGLAS DURHAM,CITY OF& KING CITY,CITY 14803 SW 10TH AVE BY TIMOTHY V RAMIS TIGARD,OR 97224 TWO CENTERPOINTE,6TH FLOOR LAKE OSWEGO,OR 97035 2S110AD05800 2S110AD08510 TREAT, SHIRLEY L WHITMORE,DOUGLAS E&GWENDOLYN 14900 SW 106TH AVE 14803 SW 106TH AVE#44 TIGARD,OR 97224 TIGARD,OR 97224 2S110AD04800 24J0AD08500, TRUHN,SALLY E WHI DOUGLAS E&GWENDOLYN 14800 SW 106TH AVE 1480 H AVE#44 TIGARD,OR 97224 T ARD,OR 9 24 2S110AD02210 2S111 BC04400 UHLER,ANN S& WILDER,RANDY A&JANETTE L COATES,LAURA C COCHRAN,BOYD C&WANDA J 14684 SW 106TH AVE WESTENHAVER,DANA L&MARY LYN T TIGARD,OR 97224 14563 SW 100TH AVE TIGARD,OR 97224 A. J osh Thomas Susan Bei lke 10372 SW Bonanza Way 11755 SW 114th Place Tigard, OR 97224 Tigard, OR 97223 Gretchen Buehner David Walsh 13249 SW 136th Place 10236 SW Stuart Court Tigard, OR 97224 Tigard, OR 97223 Shannen Williams Rappold Marketing/Business Development Manager Patty Newth Perlo Construction 12180 SW Merestone Court 7190 SW Sandburg Street Tigard, OR 97223 Portland, OR 97223 Tim Esau Heidi Brenneman PO Box 230695 11680 SW Tigard Drive Tigard_ OR 97281 Tigard, (-IR 97223 CPO 4B 16200 SW Pacific Highway, Suite H242 Tigard, OR 97224 Ross Sundberg 16382 SW 104th Avenue Tigard, OR 97224 Brian Wegener 9830 SW Kimberly Drive Tigard, OR 97224 Todd Harding and Blake Hering Jr. Norris Beggs & Simpson 121 SW Morrison, Suite 200 Portland, OR 97204 Rex Caffall 13205 SW Village Glenn Tigard, OR 97223 John Frewing 7110 SW Lola Lane Tigard, OR 97223 CITY OF TIGARD-SOUTH INTERESTED PARTIES (pg. I of I) (i:\curpinlsetup\labels\CIT South.doc) UPDATED: 1-Jul-11 2S111BC04300 WILDER, RANDY A/JANETTE L 14541 SW 100TH AVE 'RD,OR 97224 2S110AD00610 WILLIAMS,TERRY T LONGORIA,MARLENE K 10625 SW CANTERBURY LN TIGARD,OR 97223 2S111BC05000 YOX FAMILY LIVING TRUST 14730 SW 103RD AVE TIGARD,OR 97224 Appendix C. Service Provider Letter Appendix C C-1 City of Tigard East Butte Heritage Neighborhood Park January 3, 2012 �J LS l _S T �� Clean Water Services File Number OCT 1 8 2011 II C1eanWatee\�Services l �'� S -itive Area Pre-Screening Site Assessment By uristliction: :-'• 2. Property Information(example 1S234AB01400) 3. Owner Information Tax lot ID(s): Name: Steve Martin,Parks and Facilities Manager 25111BCO2603 Company: City of Tigard Address: 13125 SW Hall Blvd. Site Address- 10330 SW Canterbury Lane City. State, Zip: Tigard,OR 97223 City, State,Zip: Tigard,OR 97223 Phone/Fax: 503-718-2583 Nearest Cross Street: 103rd Avenue E-Mail: steve @tigard-or.gov 4. Development Activity (check all that apply) 5. Applicant information ❑ Addition to Single Family Residence(rooms,deck,garage) Name: Steve Martin ❑ Lot Line Adjustment ❑ Minor Land Partition Company: City of Tigard ❑ Residential Condominium ❑ Commercial Condominium Address: 13125 SW Hall Blvd. ❑ Residential Subdivision ❑ Commercial Subdivision ❑ Single Lot Commercial ❑ Multi Lot Commercial City, State,Zip: Tigard,OR 97223 Other Phone/Fax: 503-718-2583/503-684-8840 Minor development to construct neighborhood park E-Mail: steve @tigard-or.gov 6. Will the project involve any off-site work? ❑Yes 0 No ❑Unknown Location and description of off-site work 7. Additional comments or information that may be needed to understand your project Proposed park to Include a playground,picnic shelter,wood chip paths,lawn&landscaping This application does NOT replace Grading and Erosion Control Permits,Connection Permits,Building Permits,Site Development Permits,DEQ 1200-C Permit or other permits as issued by the Department of Environmental Quality,Department of State Lands and/or Department of the Army COE. All required permits and approvals must be obtained and completed under applicable local,state,and federal law. By signing this form,the Owner or Owner's authorized agent or representative,acknowledges and agrees that employees of Clean Water Services have authority to enter the project site at all reasonable times for the purpose of inspecting project site conditions and gathering information related to the project site. I certify that I am familiar with the information contained in this document,and to the best of my knowledge and belief,this information is true,complete,and accurate. Print/Type Name Steve Martin Print/Type Title Parks and Facilities Manager ONLINE SUBMITTAL Date 10/18/2011 FOR DISTRICT USE ONLY I Sensitive areas potentially exist on site or within 200'of the site. THE APPLICANT MUST PERFORM A SITE ASSESSMENT PRIOR TO ISSUANCE OF A SERVICE PROVIDER LETTER If Sensitive Areas exist on the site or within 200 feet on adjacent properties,a Natural Resources Assessment Report may also be required. ❑ Based on review of the submitted materials and best available information Sensitive areas do not appear to exist on site or within 200'of the site.This Sensitive Area Pre-Screening Site Assessment does NOT eliminate the need to evaluate and protect water quality sensitive areas if they are subsequently discovered.This document will serve as your Service Provider letter as required by Resolution and Order 07-20, Section 3.02.1. All required permits and Iapprovals must be obtained and completed under applicable local,State,and federal law. Based on review of the submitted materials and best available information the above referenced project will not significantly impact the existing or potentially sensitive area(s)found near the site.This Sensitive Area Pre-Screening Site Assessment does NOT eliminate the need to evaluate and protect additional water uality sensitive areas if they are subsequently discovered,This document will serve as your Service Provider letter as required by Resolution and Order 07-20,Section 3.02.1. All required permits and approvals must be obtained and completed under applicable local,state and federal law. ® This Service Provider Letter is not valid unless 1 CWS approved site plan(s)are attached. ❑The proposed activity does not meet the definition of development or the lot was platted after 9/9/95 ORS 92.040(2). NO SITE ASSESSMENT OR SERVICE PROVIDER LETTER IS REWIRED. Reviewed by iL/LC�. 2/TA4 Date I L'`zc.'/( 2550 SW Hillsboro Highway - Hillsboro,Oregon 97123 • Phone:(503)681-5100 • Fax:(503)681-4439 • www.cleanwaterservices.org • SW Canterbury Ln 1:_5 _. John Tigard House EXIsting Historical Association r r it ,Proposed Budding ITHA> ..41P) ,r‘ Existing Evergreen ` �" Grove to remain if- /10 Storrnwate►Planter ltyp•1 f /,/ e• • • • • • •�^ • • • +y. �� Picnic/Seating rea 0 Picnic Table (typ.) •. ' ` 9 (hp.)Sk * t 6,4 Proposed Sidewalk r •ia i I Proposed Halt Street Improvements t . ../ .. = ,- „Vegetary y �J" \., 00 I i `•, Central Picnic/Seating area �'J ' Native Sol Grass 1 . rOVP+%.1 Interpretive Mop VV wptet�ery�ces Shelter -r• ---. _ . /� J liNry�'1/n� 6 Lowe .. • O 6. �- --Boardwalk(typ.I•`� `..A O J�j y r•' .• 8 Q , • . �•\IYv _ '+c i: Soil Surface Trod � � �—� 'r; _ ;_� _' f�••� �Q� (hp-) ' • . Bench(tyP•) Flayground • Ilgikr. — . ,cii. ' t k, > . lir .-.1,-. \I. a . • ' #4 A .} • r ' i :::'1. it •i� � 1..tvofgborhood Connection-• j 1i_ i �' i H Wood Chip Trail ` r ' + ' ' ,{ T;E. •`M�1ff„ �4 '' f s�1rs et '� �.,;:•� S . Native Reg vegetation R.O.W. --. < ••7,7• 'c 1__7• yi �yxs._„! ►'..34„..,.7.1.7....?.. _ m f •- + Existing frees to remain r f, . t— �rJ' Native Vegetative Screen �1 , .-- -- Nelgborhood Connection 1 //{ ( t Adjacent Property Owner's CITY C)F TIC' \ 1� l ) � Landscape to remain _ IN • / SCSI rI' ', 'i, East Butte Heritage P . .,- .Conceptual Development Plan June 2009 Appendix D. Arborist Report Appendix D D-1 City of Tigard East Butte Heritage Neighborhood Park January 3, 2012 T H E P A C I F I C R E S O U R C E S G R O U P LAND MANAGERS•URBAN FORESTERS•PLANT APPRAISERS•NATURAL RESOURCE CONSULTANTS February 16, 2012 Mr. Dan Jenkins Group Mackenzie 1515 SE Water Avenue, Suite 100 PO Box 14310 Portland, OR 97293 Reference: Tigard Heritage Park Revised Tree Removal &Preservation Recommendations Dear Mr. Jenkins, As requested, I visited the site of the proposed park on the northwest corner of SW 103rd Avenue and SW Murdock Street. The purpose of my site visits was to assess size, species, health, condition of those trees that you have identified for removal because they conflict with the proposed improvements along SW 103rd Avenue and those on the interior of the site. The locations, species and sizes of the trees to be preserved on this site had been performed earlier and are shown on the Tree Plan drawing. I visited the site on several occasions and from my review of various trees, it appears that the Tree Preservation&Removal Plan, sheet L 1.0 accurately reflects the species, sizes and locations of the trees. This plan illustrates that the vast majority of the trees on site are to be preserved. I also observed those trees where you have proposed construction of pathways and other improvements within their drip lines. The Tree Preservation/Removal Plan shows those trees closest to the proposed improvements that will receive tree protection fencing. The 19 trees on the accompanying chart are proposed for removal next to SW 103rd and on the interior of the site. The trees are shown on the chart and on the Tree Preservation/Removal Plan. These trees must be removed to construct the proposed improvements. During my site visit, I could not help but notice a number of other trees that will pose a risk to users of this park. There are standing dead snags in the park as well as trees with large dead wood in their crowns. Some of these trees are near the proposed pathway. A comprehensive tree assessment was not part of my scope of services, so my observations were informal and limited to what I noticed from the proposed pathway. On the accompanying chart, I listed dead snags and hazard trees that I recommend for removal. There may be other trees that warrant either removal or pruning to reduce risk, so I recommend that the City identify any such trees in the park prior to opening it to the public. As stated earlier, the vast majority of the trees on this site are planned for preservation and given that the pathways, and placements of other improvements appear to be the only areas that will be disturbed, I am optimistic that little construction injury will occur. The creation of the pathways was described to me as scraping off the surface vegetation with little excavation and then placing the wood chip surfacing material. As long as the scraping is several feet from the base of the tree and less than an a few inches in depth, the trees should suffer little, if any, root loss. There appear to be some areas where some fill will have to be placed to level the pathway. If this fill is limited to a few inches in depth, the trees should suffer no ill effects. 4500 SW MEADOWS RD SUITE 300 LAKE OSWEGO,OREGON 97035 (503)222.4320 BELLEVUE,WASHINGTON (425)451-0620 There are a number of trees that are close enough to the proposed pathways or other improvements that they may warrant some tree protection. The construction activities are expected to intrude into the drip line of these trees and therefore,they are shown as having tree protection fencing. The City requires that trees to be preserved should be protected from inadvertent damage during construction with chain link tree protection fencing that is at least 5' tall. In areas where tree protection fencing must be moved to allow construction to be completed, panels on stands or blocks will be most cost effective. The locations of trees to receive protection fencing is shown on the Tree Preservation/Removal Plan, sheet L1.0. City code appears to require fencing outside the drip line or at the root protection zone equivalent to 1' for each inch of tree diameter. In most cases of pathway or other construction, this may be excessive, given the minimal disturbance and short duration of excavation that will result from pathway and other construction, therefore I recommend that during pathway construction, a line of tree protection fencing be placed between the trees and proposed construction activities. It should be placed at the drip line of protected trees as shown on the detail on sheet L 1.0. Where excavation is to occur close to trees, the fencing can be placed several feet outside the edge of the pathway and far enough from the root flair and trunk to preclude any inadvertent mechanical injury. Enough clearance should be provided so that construction equipment can pass without damaging the fencing. The City will require the use of chain link fencing, but in areas where construction will take place close to trees, I suggest requesting a variance from this requirement as an alternative in some locations. In the past I have found that the use of orange plastic construction fencing staked every 8' to 12' can provide adequate protection where frequent access to the area within the tree protection zone is necessary to complete construction tasks. This only works if the contractor is very conscientious in keeping the fencing in place at the end of the workday. The orange construction fencing is very visible, far less expensive to install, and can be moved and reused easily without the expense of heavy equipment and multiple personnel that moving chain link requires. Since the City also requires the project arborist to be on site during construction within tree protection areas and since documentation of this activity is also required, tree protection requirements typically are easily adhered to. In addition to protecting the trees from inadvertent physical injury, the tree protection fencing should serve to minimize any soil compaction that might occur within the trees' root protection zone. This will require keeping construction materials, soil, foot traffic and equipment out of the area within the tree protection zone to the extent practical. The tree protection fencing should protect as much of the root zone as possible, without including the excavation for the pathway or other improvements. Through experience I have found the plastic fencing to be more effective and practical where improvements are within the drip line of trees, because it can be moved to accomplish work and replaced at the end of the workday. The orange fencing should stay in place until all work within the tree protection area is completed. As dictated by City Code, no construction activities should take place within the tree protection areas unless the project arborist is present to observe and supervise the work. I noted that most of the densely planted younger trees near SW 103rd, are fairly healthy, but others are in average or below average health. All the trees will benefit from fertilization but it will be most beneficial for those trees in below average health. For all of the trees that are preserved, I recommend a fertilization program that will help promote root growth prior to and following construction. To accomplish this I recommend that before construction begins, the landscape contractor or park maintenance staff fertilize the entire area beneath the preserved trees using a highly soluble high nitrogen fertilizer applied at a time when surface vegetation is dormant and tree roots are still growing. If construction is scheduled for fall and conditions permit, fertilization can take place late in the growing season. However, the best time to fertilize following construction is in late October or early November and/or in mid to late February. The fertilizer is best applied just prior to or during a rain, otherwise it can be watered into the soil. I recommend using Ammonium Sulfate(21-0-0 or 23-0-0)at a rate of 2 lbs. of Nitrogen per 1000 Tigard Heritage Park Arborist Report Revised,0 2012 The Pacific Resources Group 02/16/12 2 square feet of area treated. This equates to applying 9 lbs. of the fertilizer to each 1000 square feet of area within the drip line of each tree or woody plant. The annual amount of Nitrogen that should be applied is between 2 to 4 lbs. per 1000 square feet, the first year, and half that amount in subsequent years. If a single application is made, it should be done in late November, otherwise two applications of nitrogen can be made, one each in late fall and early spring. The fertilizer can be applied to the surface of the ground with a cyclone or "whirly" type spreader. The fertilization should be done within the drip line and to an area a few feet outside the drip line. To determine the area to be treated for trees such as this, with the tree at the center, the area to be treated is within the circle that has a radius equal to one foot for every inch of the tree's diameter. The annual fertilization should take place for at least 3 years after construction. After the first application I recommend that you take soil samples to determine existing nutrient levels and get a recommendation on the composition of fertilizer or other soil amendments that are needed by the plants on site. If you do not have another source for such testing, I recommend the City contact A& L Western Agricultural Lab in Beaverton, at 503-968-9225 for soil analysis instructions and assistance. City code also requires mitigation for tree removal unless 75%or more of the trees over 12" are preserved. Even casual observation in the field and on the tree preservation plan confirms that far more than 75%of these trees are being preserved and therefore mitigation is not required. The 212 Douglas Fir trees in the grove were not measured, but a sampling of 40 trees indicates that 85%to 90% are larger than 12" in diameter. The combination of the larger than 12" trees in the grove and those numbered trees on sheet L1.1 indicate that roughly 95% of these trees will be retained. This completes my report. If any additional information, which would effect these recommendations, becomes available I would welcome the opportunity to consider it and revise this report accordingly. If I omitted any information or if you have any questions please do not hesitate to contact me. Thank you. Sincerely yours, Stephen F. Goetz, Princi sal American Society of Consulting Arborists Reg#260 American Society of Landscape Architects,OR Lic.#80 Society of American Foresters SG:mac; Attachment: ARBORIST DISCLOSURE STATEMENT: Arborists are tree specialists who use their education,knowledge training and experience to assess trees,recommend measures to enhance their health and beauty and to attempt to reduce the risk of living near trees. Clients may choose to accept or disregard the recommendations of the arborist or to seek additional advice. Trees and other plant life arc living,changing organisms affected by innumerable factors beyond our control. Trees fail in ways and because of conditions we do not fully understand. Arborists cannot detect or anticipate every condition or event that could possibly lead to the structural failure of a tree. Conditions are often hidden within the trees and below ground. Arbonsts cannot guarantee that a tree will be healthy or safe under all circumstances, for any specific period or when a tree or its parts may fail.Further,remedial treatments,as with any treatment or therapy,cannot be guaranteed. Treatment,pruning, bracing and removal of trees may involve considerations beyond the scope of the arborists skills and usual services such as the boundaries of properties,property ownership,site lines,neighbor disputes and agreements and other issues. Therefore,arborists cannot consider such issues unless complete and accurate information is disclosed in a timely fashion. Then,the arborist can be expected,reasonably,to rely upon the completeness and accuracy of the information provided. Trees can be managed but not controlled. To live near trees,regardless of their condition,is to accept some degree of risk. The only way to eliminate all risk associated with trees is to eliminate all trees. HAZARD/HAZARD POTENTIAL: For the purposes of this evaluation and/report,a tree or tree part that presents a threat to humans,livestock,vehicles,structures, landscape features or other entity of civilization from uprooting,falling,breaking or growth development(e.g.,roots). While all large landscape trees in proximity to such targets present some degree of hazard regardless of their condition,such inherent hazard is not intended as within this definition and its usage in this evaluation and report. 'INSPECTION LIMITATIONS: The inspection of these trees consisted solely of a visual inspection from the ground. While more thorough techniques are available for inspection and evaluation,they were neither requested nor considered necessary or appropriate at this time.As trees and other plantlife are living,changing organisms effected by innumerable factors beyond our control,The Pacific Resources Group and ifs personnel offer no guarantees,stated or implied,as to tree,plant or general landscape safety,health,condition or improvement,beyond that specifically stated in writing in accepted contracts. Tigard Heritage Park Arbonst Report Revised,0 2012 The Pacific Resources Group 02/16/12 3 TIGARD HERITAGE PARK TREE REMOVALS Dia. Crown Tree No. Inches Specks Ht/Width Health Condition Comments Few or minor Partial crown due to crowding,some fine deadwood on inner crown,but A 20 Douglas Fir 75 x 20 Excellent correctable defects otherwise a nice specimen. Few or minor Partial crown due to crowding,some fine deadwood on inner crown,but B 23 Douglas Fir 75 x 25 Excellent correctable defects otherwise a nice specimen. Moderate&non- Partial crown due to severe crowding,subdominant tree with below average C 8 Douglas Fir 60 x 15 Fair correctable defects annual diameter growth. Few or minor Partial crown due to crowding,some fine deadwood on inner crown,but D 20 Douglas Fir 75 x 20 Excellent correctable defects otherwise a nice specimen. Few or minor Partial crown due to crowding,some fine deadwood on inner crown,but E 22 Douglas Fir 75 x 25 Excellent correctable defects otherwise a nice specimen. Few or minor Partial crown due to crowding,some fine deadwood on inner crown,but F 16 Douglas Fir 75 x 20 Good correctable defects otherwise a nice specimen. Few or minor Partial crown due to crowding,some fine deadwood on inner crown,but G 20 Douglas Fir 75 x 25 Good correctable defects otherwise a nice specimen. Moderate&non- H 20 Douglas Fir 75 x 20 Good correctable defects Edge tree in dense planting,partial, 114 crown,due to crowding. Moderate&non- I 14 Douglas Fir 75 x 15 Good correctable defects Edge tree in dense planting,partial, 1/4 crown,due to crowding. Moderate&non- Interior tree in dense planting,partial crown limited to very top of tree. Live J 15 Douglas Fir 75 x 15 Good correctable defects crown ratio 10%to 15%. Moderate&non- Interior tree in dense planting,partial crown limited to very top of tree. Live K 11 Douglas Fir 70 x 10 Fair correctable defects crown ratio 7%. Moderate&non- Interior tree in dense planting,partial crown limited to very top of tree. Live L 16 Douglas Fir 75 x 15 Good correctable defects crown ratio 10%to 15%. Major defects or Subdominant interior tree with partial crown limited to very top of tree. Live M 9 Douglas Fir 65 x 10 Poor problems crown ratio 5%. Major defects or Tree has partial crown,is located next to power pole and has been topped 165 22 Noble Fir 16 x 20 Fair problems below transformer and high voltage power lines. Removal recommended. Moderate&non- Partial crown due to crowding, tree with below average annual diameter 167 13 Hawthorn 40 x 20 Fair correctable defects growth. 168 No Tree Present No Tree Present No Tree Present Major defects or Tree has severe lean to the east and partial crown due to crowding,very poor 169 14 Ma7zard Cherry 45 x 25 Fair problems specimen with uncorrectable structural defects. Tigard Heritage Park Tree Removals, 02012 The Pacific Resources Group,02/15/12 1 TIGARD HERITAGE PARK TREE REMOVALS Dia. Crown Tree No. Inches Specks Ht/Width Health Condition Comments Major defects or Tree has severe lean to the north and partial crown due to crowding,very poor 170 11 Mazzard Cherry 40 x 20 Fair problems specimen with uncorrectable structural defects. Dead topped snag left standing next to trail poses a hazard to the public, 50 24 Douglas Fir Snag 60 x 0 Dead Hazard remove Dead snag was topped and is not a home to wildlife. If preserved it should be 120 Dead Snag 20 x 0 Dead Hazard monitored as it deteriorates. Tree has extensive internal decay exposed on the east site of tree from the ground well into the crown. Tree has insufficient sound wood in the trunk to 121 18 Bigleaf Maple ,55 x 30 Fair _Potential Hazard be considered sound and poses a potential hazard. Removal recommended. Snags Not Shown on Survey Dead snag with bark exfoliating,located 3 rows south of tree N and the 3rd 10 Dead Snag south of tree N 20 x 0 Dead Hazard tree from the west end of the row. Dead Snag next to tree 21 Dead Hazard Dead snag next to tree 21 poses a hazard to the public,remove Dead Snag between 26&27 Dead Hazard Dead snag between trees 26&27 poses a hazard to the public,remove Dead snag a few feet south of the fence south of tree 65 poses a hazard to the Dead Snag next to tree 65 30 x 0 Dead Hazard public. Remove. Tigard Heritage Park Tree Removals, 02012 The Pacific Resources Group,02/15/12 2 Deed&Encumbrances I Prelim Storm Calculations Appendix E . Deed Et Encumbrances Appendix D E-1 City of Tigard East Butte Heritage Neighborhood Park January 3,2012 Waf m County,Oregon 2009-042480 0511 J9 02 58 40 PM D•DBS Cnt=1 Stn=B C PFEIFER S65 00 55 00 511 00-Total=581 00 1 ICI ll 11111111 Illi ILUlU I1II1III11IW 01362953200900424800130136 I Richard Hobernicht,Director of Assessment and Taxation and Ex-Officio County Clark for Washington County,Oregon do hereby certify that the within / - instrument of writing was received and recorded in the I�� I�Fi 1 i book of records of said court' , Q Richard Hobernicht Director of Assessment and '.� . ,• • Taxation Ex-Officio County Clerk W on County,Oregon 2009-033192 04 .J09 02 57 26 PM D-DBS Cnt=1 Stn=7 K GRUNEWALD $55 00$5 00$11 00-Total=$71 00 l, AFTER RECORDING RETURN TO 1111111111111 01 I 11111 City of Tigard 0135303220'.-..331920110118 1 Records Division I Richard Hobern¢ht Direct• •f Assessment and l 3125 S W Hall Blvd Taxation and Ex-Officio • ty Clerk for Washington •+ County Oregon do ..y certify that the within %; s,nr� -4 instrument of wn -•was received and recorded in the II��t :r �' Tigard OR 97223 book of recor• •f said county _ n �" fL - d Hobermcht Director of Assessment and Taxation,Ex-Oficio County Clerk UNTIL A CHANGE IS REQUESTED This document is being rerecorded to I L SEND TAX STATEMENTS TO correct the legal description. 'Gbp City of Tigard Previously recorded as Fee No. (45 13125 SW Hall Blvd 2009-033192. Tigard, OR 97223 / S ZJ This space is reserved for recorder's use BARGAIN AND SALE DEED Effective as of March 19 , 2009 (the "Effective Date"), KING CITY, an Oregon municipal corporation, CITY OF DURHAM,an Oregon municipal corporation, and TIGARD WATER DISTRICT, an Oregon municipal service district (collectively "Grantors". and each individually a"Grantor"),convey to the CITY OF TIGARD, an Oregon municipal corporation OI ("Grantee"), all of each such Grantor's undivided tenant-in-common interest in the following t! described real property (the"Property") See Exhibit A attached hereto and incorporated herein Cc\ Grantors and Grantee hereby agree that, as of the date of recording of this Bargain and Sale if) Deed, the Property shall be released from that certain Tenancy in Common Agreement between Grantors and Grantee dated June 25,2007 a This conveyance is made subject to the matters set forth in Exhibit B attached hereto OThe true consideration for this conveyance is Six Hundred and Five Thousand Dollars z ($605,000 00) Q BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT, THE PERSON (� TRANSFERRING FEE TITLE SHOULD INQUIRE ABOUT THE PERSON'S RIGHTS, IF h" ANY, UNDER ORS 195 300, 195 301 AND 195 305 TO 195 336 AND SECTIONS 5 TO 11, CHAPTER 424, OREGON LAWS 2007 THIS IN STRUMEN 1 DUES NW ALLOW USE OF THE PROPERTY DESCRIBED IN THIS INSTRUMENT IN VIOLATION OF APPLICABLE LAND USE LAWS AND REGULATIONS BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT, THE PERSON ACQUIRING FEE TITLE TO THE PROPERTY SHOULD CHECK WITH THE APPROPRIATE CITY OR COUNTY PLANNING DEPARTMENT TO Page 1 — BARGAIN AND SALE DEED—Canterbury Surplus Property VERIFY THAT THE UNIT OF LAND BEING TRANSFERRED IS A LAWFULLY ESTABLISHED LOT OR PARCEL, AS DEFINED IN ORS 92 010 OR 215 010,TO VERIFY THE APPROVED USES OF THE LOT OR PARCEL,TO DETERMINE ANY LIMITS ON LAWSUITS AGAINST FARMING OR FOREST PRACTICES,AS DEFINED IN ORS 30 930, AND TO INQUIRE ABOUT THE RIGHTS OF NEIGHBORING PROPERTY OWNERS, IF ANY, UNDER ORS 195 300, 195 301 AND 195 305 TO 195 336 AND SECTIONS 5 TO 11 CHAPTER 424,OREGON LAWS 2007 [Signature and acknowledgment pages follow] Page 2—BARGAIN AND SALE DEED—Canterbury Surplus Property GRANTOR KING CITY, an Oregon municipal corporation By 6 Name Rory E . S'Jf►yy Title. M>4 yob STATE OF OREGON ) )ss County of Wn Shin TED ti ) This instrument was acknowledged before me on Marc,h 13 , 2009, by Ron E Shalt as k 111¢C+ r19D(of King City, an Oregon municipal corporation (J NOT Y PUBLIC FOR OREGON OFFICIAL SEAL My Commission Expires. II) -I D —1 GREERA GASTON VINC4TARY 421286 MY COMMISSION EXPIRES OCT 10,2011 [Bargain and Sale Deed Signature and Acknowledgement Page] Page 3 —BARGAIN AND SALE DEED—Canterbury Surplus Property GRANTOR: CITY OF DURHAM, an Oregon municipal corporation By: Name: Title: STATE OF OREGON ) �,v Ss. Wash County of QShin This instrument was acknowledged before me on /Y)i.'Ch /Cf , 2009, by Gel_ 5e/)i rath as L'i t aft ua' AL of the City of Durham, an Oregon municipal corporation. OFFICIAL six NOTARY PUBLIC FOR OREGON k`,; NOTARY WIEERA O ":" My Commission Expires: /1 /c' �?t// PUBUCrOREOON MY COMMISSION I I D(PtRES OCT 10,2011 [Bargain and Sale Deed Signature and Acknowledgement Page] Page 4—BARGAIN AND SALE DEED—Canterbury Surplus Property • • GRANTOR: V 1V\3�i Vl TIGARD WATER DISTRICT, an Oregon municipal service district By: S /4. 4�/sir Name: Win/ f�,ti j-/ Title: ('4i ,c c{ o f ss.,..)'v '5 STATE OF OREGON ) ) ss. County of lfASI1r►'1C IUfrt ) This instrument was acknowledged before me on plait /1 , 2009, by Chair 7 ci rd /Ce i 1 Nei i i e/ as Wall/ /s r 4_t of the Tigard Water District,an Oregon municipal service district. `7VSsK -! ��s �`D(1� NO ARY PUBLIC FOR OREGON OFFICIAL SEAL My Commission Expires: /D 10 - l l GREERA GASTON NOTARY PUBUGOREGION COMMISSION NO.421285 MY COMMISSION EXPIRES OCT.10,2011 [Bargain and Sale Deed Signature and Acknowledgement Page] Page 5—BARGAIN AND SALE DEED—Canterbury Surplus Property ACCEPTED AS OF THE EFFECTIVE DATE CITY OF TIG, jj ..• •regon municipal corporation By. - - - . . Name , '' d- �. Title LA .-- i / STATE OF OREGON ) ss County of UV t•.s 4 1 n� ) This instrument was acknowledged before me on NI iL& G1 i R , 2009, by Pr (Ia.1 d.i. �(as (T ma s1 age(' of the City of Tigard, an Oregon municipal corporation V ` )L 7/> .(' sr� ' NOTARY PUBLIC FOR OREGON SEAL �- .� - c ER OFFICIAL My Commission Expires AO -/D -...2D // NOTARY PUBLIC-OREGON COMMISSION NO 421286 MY COMMISSION EXPIRES OCT 10,2011 Page 6—BARGAIN AND SALE DEED—Canterbury Surplus Property WIIPaufic Exhibit A Ap 7, 2008 C ' RBURY SURPLUS PROPERTY LEG ► 'ESCRIPTION A TRACT i F LAND BEING LOCATED IN THE SOUTHWEST ONE I I ARTER OF THE NOR •N" ST ONE QUARTER OF SECTION 11,TOWNSHIP •OUTH, RANGE 1 WE OF THE WILLAMETTE MERIDIAN,CITY OF ' ARD, WASHINGTON •OUNTY, STATE OF OREGON,BEING MORE ARTTCULARLY DESCRIBED AS F i LOWS: COMMENCING AT NORTHWEST CORNER OF 1 OLOMAN RICHARDSON DONATI► LAND CLAIM NO. 44,BE b, G IN SAID SECTION 11, SAID POINT BEING ON 'I CENTERLINE OF THE ' GHT-OF-WAY LINE OF S.W.MURDOCK STREET, 1 CE NORTH 38°41''7"EAST 25.57 FEET TO A rion T THAT IS 20.00 FEET E. T OF TIE WES ' NE OF THE SOUTHWEST ONE QUARTER OF THE NOR `1 ST ONE • GARTER OF SAID SECTION 11, SAID POINT BEING ON THE • : • " RIGH '-OF-WAY LINE OF S.W. MURDOCK STREET, SAID POINT BEING THE UE OINT OF BEGINNING; THENCE NORTH 01°16'07"EAST LE ! G THE NORTH RIGHT-OF-WAY LINE OF SAID S.W.MURDOCK STREET • • ' • ► EL WITH AND 20.00 FEET EAST OF SAID SECTION LINE A DISTANC' OF 93.0 EET;THENCE SOUTH 89°50'49" EAST A DISTANCE OF 247.22 ' T;THENC ORTH 01°19'00"EAST A DISTANCE OF 239.79 FEET Ty THE SOUTHWE CORNER OF A TRACT OF LAND DESCRIBED IN FEE 1:ER 2005-144: " • CORDED NOVEMBER 11, 2005;THENCE NORTH 89' 7'51"EAST ALONG 1• SOUTH LINE OF SAID FEE NUMBER 2005-144029 'ISTANCE OF 136.66 FEET • THE SOUTHEAST CORNER OF SAID FE r 1:ER 2005-144e 2t THENC' ORTH 01°19'00"EAST ALONG THE EAST __. .OF SAID FEE NUMBER 2005-1• • : • TO THE NORTHEAST CO'.' R OF SAID FEE NUMBER 2005-144: ' SAID NORTHEAST CORNER BEN •N THE SOUTH RIGHT-OF-WAY LINE OF ` W. CANTERBURY LANE;THENC NORTH 89°37'51"EAST ALONG SAID SO • GHT-OF-WAY LINE OF S.W CANTERBURY LANE A DISTANCE OF 141.49 FE • TO A POINT ON THE 'ST RIGHT-OF-WAY LINE OF S.W. 103 RD. AVENUE; \ 1 CE SOUTH 0 '19'00"WEST ALONG THE WEST RIGHT-OF-WAY LINE IF S.W. 103 RD.AV a A DISTANCE OF 458.64 FEET TO A POINT ON THE N• • RIG •-OF-WAY LINE OF S.W. MURDOCK STREET;THENCE NORTH '9°50'49 WE' ALONG THE NORTH RIGHT-OF-WAY LINE OF S.W. MURDOCK .TREET T I I TRUE POINT OF BEGINNING,CONTAINING 133,309 SQ. FT., .06 RES MORE OR LESS. 9755 SW Barnes Road,Suite 300 • Portland,OR 97225 • T 503.626.0455 • F 503.526.0775 • www.whpacific.com Exhibit A April 7, 2008 CANTERBURY SURPLUS PROPERTY LEGAL DESCRIPTION A TRACT OF LAND BEING LOCATED IN THE SOUTHWEST ONE QUARTER OF THE NORTHWEST ONE QUARTER OF SECTION 11, TOWNSHIP 2 SOUTH, RANGE l WEST OF THE WILLAMETTE MERIDIAN, CITY OF TIGARD, WASHINGTON COUNTY, STATE OF OREGON, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS COMMENCING AT THE NORTHWEST CORNER OF THE SLOLOMAN RICHARDSON DONATION LAND CLAIM NO 44, BEING IN SAID SECTION 11, SAID POINT BEING ON THE CENTERLINE OF THE RIGHT-OF-WAY LINE OF S W MURDOCK STREET, THENCE NORTH 38°41'37" EAST 25 57 FEET TO A POINT THAT IS 20 00 FEET EAST OF THE WEST LINE OF THE SOUTHWEST ONE QUARTER OF THE NORTHWEST ONE QUARTER OF SAID SECTION 11, SAID POINT BEING ON THE NORTH RIGHT-OF-WAY LINE OF S W MURDOCK STREET, SAID POINT BEING THE TRUE POINT OF BEGNNING, THENCE NORTH 01°16'07"EAST LEAVING THE NORTH RIGHT-OF-WAY LINE OF SAID S W MURDOCK STREET PARALLEL WITH AND 20 00 FEET EAST OF SAID SECTION LINE A DISTANCE OF 93 02 FEET, THENCE SOUTH 89°50'49" EAST A DISTANCE OF 247 22 FEET, THENCE NORTH 01°19'00"EAST A DISTANCE OF 239 79 FEET TO THE SOUTHWEST CORNER OF A TRACT OF LAND DESCRIBED IN FEE NUMBER 2005-144209 RECORDED NOVEMBER l 1, 2005, THENCE NORTH 89°37'51" EAST ALONG THE SOUTH LINE OF SAID FEE NUMBER 2005-144209 A DISTANCE OF 136 66 FEET TO THE SOUTHEAST CORNER OF SAID FEE NUMBER 2005-114209, THENCE NORTH 01°19'00" EAST ALONG THE EAST LINE OF SAID FEE NUMBER 2005-144209 TO THE NORTHEAST CORNER OF SAID FEE NUMBER 2005-144209, SAID NORTHEAST CORNER BEING ON THE SOUTH RIGHT-OF-WAY LINE OF S W CANTERBURY LANE, THENCE NORTH 89°37'51" EAST ALONG SAID SOUTH RIGHT-OF-WAY LINE OF S W CANTERBURY LANE A DISTANCE OF 141 49 FEET TO A POINT ON THE WEST RIGHT-OF-WAY LINE OF S W 103 RD AVENUE, THENCE SOUTH 01°19'00 WEST ALONG THE WEST RIGHT-OF-WAY LINE OF S W 103 RD AVENUE A DISTANCE OF 458 64 FEET TO A POINT ON THE NORTH RIGHT-OF-WAY LINE OF S W MURDOCK STREET, THENCE NORTH 89°50'49" WEST ALONG THE NORTH RIGHT-OF-WAY LINE OF S W MURDOCK STREET TO THE TRUE POINT OF BEGINNING, CONTAINING 133,309 SQ FT , 3.06 ACRES MORE OR LESS WHPact k SUBJECT TO A 12 00 FEET EASEMENT ALONG THE SOUTH RIGHT-OF-WAY LINE OF S.W CANTERBURY LANE AS DESCRIBED IN FEE NUMBER 2007- 072292 RECORDED JUNE 29, 2007 WASHINGTON COUNTY RECORDS REGISTERED PROFESSIONAL LAND SURVEYOR C9sewaaS. 'a% OREGON 4 JULY 25,1990 CHARLES L WILEY 2474 SIGNED i/iwz.cu EXP 6/30/2010 EXHIBIT B RESERVATIONS AND ENCUMBRANCES The conveyance of the Property described in this Bargain and Sale Deed shall be subject to the following reservations and encumbrances 1 The Property shall be used only as open space, a developed or undeveloped park, or other municipal purpose,provided,however,that the matters listed in this Exhibit B are expressly permitted. 2 A fifty-foot(50') by fifty-foot (50')easement located in southeast corner of the Property, and descnbed in Exhibit B-1 attached hereto, is hereby reserved for future water system use 3 That certain Lease Agreement dated Apnl 10, 1979,between the Tigard Water Distnct, as landlord,and the Tigard Area Histoncal and Preservation Association, as tenant 4 A conservation easement, as described in Exhibit B-2 attached hereto, is hereby reserved and shall be limited to the sole use and maintenance of the historical John Tigard House and no other purpose, for so long as such lease is in effect EXHIBIT B 50014-36792 003 Canterbury Bargain h Sale DEED doe1G/3/1 1/2009 .,• . WHPãufIc APRIL 29, 2008 LEGAL DESCRIPTION Exhibit B-1 WATER FACILITY EASEMENT A TRACT OF LAND BEING LOCATED IN THE SOUTWEST ONE QUARTER OF THE NORTHWEST ONE QUARTER OF SECTION 11, TOWNSHIP 2 SOUTH, RANGE 1 WEST OF THE WILLAMETTE MERIDIAN, CITY OF TIGARD, WASHINGTON COUNTY, STATE OF OREGON,BEING MORE PARTICULARLY r DESCRIBED AS FOLLOWS. COMMENCING AT THE NORTHWEST CORNER OF THE SOLOMAN RICHARDSON DONATION LAND CLAIM NO 44 BEING IN SAID SECTION 11, SAID POINT BEING ON THE CENTERLINE OF THE RIGHT-OF-WAY LINE OF S.W.MURDOCK STREET, THENCE NORTH 38°41'37"EAST 25.57 FEET TO A POINT THAT IS 20 00 FEET EAST OF THE WEST LINE OF THE SOUTHWEST ONE QUARTER OF THE NORTHWEST ONE QUARTER OF SAID SECTION 11, BEING ON THE NORTH RIGHT-OF-WAY LINE OF SOUTHWEST MURDOCK STREET; THENCE SOUTH 89°50'49"EAST ALONG THE NOIC H RIGHT-OF- WAY LINE OF SOUTHWEST MURDOCK STREET A DISTANCE OF 475.23 FEET TO THE TRUE POINT OF BEGINNING, THENCE LEAVING THE NORTH RIGHT-OF-WAY LINE OF SOUTHWEST MURDOCK STREET NORTH 01°19'00" EAST,PARALLEL WITH AND 50.00 FEET WEST OF THE WEST RIGHT-OF-WAY LINE OF SOUTHWEST 103RD AVENUE A DISTANCE OF 50 00 FEET; THENCE SOUTH 89°50'49"EAST PARALLEL WITH AND 50.00 FEET NORTH OF THE NORTH RIGHT-OF-WAY LINE OF SOUTHWEST MURDOCK STREET A DISTANCE OF 50.00 FEET TO THE WEST RIGHT-OF-WAY LINE OF SOUTHWEST 103RD AVENUE;THENCE SOUTH 01°19'00"WEST ALONG THE WEST RIGHT-OF-WAY LINE OF SOUTHWEST 103RD AVENUE A DISTANCE OF 50.00 FEET TO THE NORTH RIGHT-OF-WAY LINE OF SOUTHWEST MURDOCK STREET; THENCE NORTH 89°50'49"WEST ALONG THE NORTH RIGHT-OF- WAY LINE OF SOUTHWEST MURDOCK STREET A DISTANCE OF 50.00 FEET TO THE TRUE POINT OF BEGtI MINING,CONTAINING 2,501 SQ.FT , 0.06 ACRES MORE OR LESS. THE BASIS OF BEARINGS FOR THIS DESCRIPTION IS WASHINGTON COUNTY SURVEY NUMBER 28,817 \ / REGISTERED 1 PROFESSIONAL LAND SURVEYOR OREGON JULY 25.7990 CHARLES L WILEY 2474 SIGNED 7/15(2008- EXP.6/30/2010 9755 SW Barnes Road.Suite 300 • Portland,OR 97225 • T 503 626 0455 • F 503 526 0775 • www whpaciftc corn . WHPãCIIIc APRIL 29, 2008 Exhibit B-2 LEGAL DESCRIPTION CONSERVATION EASEMENT A TRACT OF LAND BEING LOCATED IN THE SOUTWEST ONE QUARTER OF THE NORTHWEST ONE QUARTER OF SECTION 11,TOWNSHIP 2 SOUTH, .< RANGE 1 WEST OF THE WILLAMETTE,MERIDIAN,CITY OF TIGARD, WASHINGTON COUNTY, STATE OF OREGON,BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHEAST CORNER OF A TRACT OF LAND RECORDED NOVEMBER 11,2005 AS FEE NUMBER 2005-144209, SAID POINT BEING ON THE SOUTH RIGHT-OF-WAY LINE OF SOUTHWEST CANTERBURY LANE, SAID POINT ALSO BEING THE TRUE POINT OF'BEGINNING, THENCE NORTH 89°37'51"EAST ALONG THE SOUTH RIGHT-OF-WAY LINE-OF SOUTHWEST CANTERBURY LANE 141 49 FEET TO THE WEST RIGHT-OF- WAY LINE OF SOUTHWEST 103RD AVENUE; THENCE SOUTH 01°19'00"WEST ALONG THE WEST RIGHT-OF-WAY LINE OF SOUTHWEST 103RD AVENUE 107.83 FEET, THENCE SOUTH 89°37'51"WEST LEAVING THE SAID WEST RIGHT-OF-WAY LINE OF SOUTHWEST 103RD AVENUE 141.49 FEET TO THE EAST LINE OF SAID FEE NUMBER 2005-144209, THENCE NORTH 01°19'00" EAST ALONG THE EAST LINE OF SAID FEE NUMBER 2005-144209 107 83 FEET TO THE TRUE POINT OF BEGINNING, CONTAINING 15,250 SQ FT , 0.35 ACRES MORE OR LESS SUBJECT TO A 12.00 FOOT EASEMENT ALONG THE SOUTH RIGHT-OF-WAY LINE OF SOUTHWEST CANTERBURY LANE AS DESCRIBED IN FEE NUMBER 2007-072292 RECORDED JUNE 29, 2007 WASHINGTON COUNTY RECORDS THE BASIS OF BEARINGS FOR THIS DESCRIPTION IS'WASHINGTON COUNTY SURVEY NUMBER 28,817. REGISTERED PROFESSIONAL LAND SURVEYOR OREGON JULY 25 1990 CHARLES L WILEY 2474 SIGNED 7/l5 f Zoos EXP 6/30/2010 9755 SW Barnes Road,Suite 300 • Portland,OR 97225 • T 503 626 0455 • F 503 526 0775 • www whpacific corn Appendix F. Preliminary Storm Calculations Appendix D F-1 City of Tigard East Butte Heritage Neighborhood Park January 3, 2012 G R O U P MACKENZIE STORM WATER REPORT TREATMENT DESIGN To City of Tigard Department of Engineering For Heritage Park. Tigard, OR SW Canterbury at SW 103rd Avenue, Tigard, OR Prepared December 21, 2011 Revised February 14, 2012 Project Number 2110260.00 GROUP MACKENZIE Since 1960 RiverEast Center, 1515 SE Water Ave #100, Portland, OR 97214 PO Box 14310 Portland, OR 97293 T 503.224.9560 360.695.7879 F 503.228.1285 groupmackenzie.com -MACKENZIE 1 . SITE DESCRIPTION The proposed project involves a restroom and some bark chip walking surfaces at Heritage Park in Tigard. The project is located along SW 103" Avenue between SW Canterbury and SW Murdock. The project includes no parking spaces on site or on the street, but due to the site improvements, there will be 6' of street widening along SW 103`d. The existing conditions of the site include a two-story house — Tigard House — and many existing trees with some open area. Water quality requirements are to treat all the new impervious surface runoff from the road improvements. This is proposed with a water quality swale. Water quality calculations have been included below with this report. Pipe sizing and will be prepared to meet the City of Tigard standards and included in the final stormwater report. 2. WATER QUALITY METHODOLOGY Stormwater water quality was designed in accordance with the City of Tigard standards which follow Clean Water Services standards. The proposed system uses two LIDA water quality swales to treat all new asphalt area runoff. In Clean Water Services, LIDA swales are sized based on a direct area proportion of 6% of the contributing area. The proposed road improvements consist of 742 sf to the south basin (basin 1) and 1,003 sf to the north basin (basin 2). Areas of the basins are as follows: Basin 1 new impervious area = 742 sq ft Basin 1 contributing area = 2,187 sq ft Swale 1 area = 432 sq ft Ratio = 432/2,187 = 19.8% Basin 2 new impervious area = 1,003 sq ft Basin 2 contributing area = 2,449 sq ft Swale 2 area = 300 sq ft Ratio = 300/2,449 = 12.2% Conclusion: LIDA street swales have been adequately sized to treat these areas. GROUP MACKENZIE Since 1960 RiverEast Center, 1515 SE Water Ave #100, Portland, OR 97214 PO Box 14310 Portland, OR 97293 T 503.224.9560 360.695.7879 F 503.228.1285 groupmackenzie.com H:\Projects\211026000\CALCS\STORMREPORT.doc 1 -`MACKENZIE 3. INFILTRATION The water quality methodology described above shows the sizing of the LIDA swales. The spreadsheet on the next page calculates what infiltration rate would be required to fully infiltrate the entire ten year storm event at each swale. The swale is designed to treat the storm water, infiltrating if possible, but any storm water not infiltrated is designed to flow out the downstream curb break and continue down the gutter to the next inlet. As a result, no infiltration testing was planned at this time, as it does not affect the sizing of the facilities. GROUP MACKENZIE Since 1960 RiverEast Center, 1515 SE Water Ave #100, Portland, OR 97214 PO Box 14310 Portland, OR 97293 T 503.224.9560 360.695.7879 F 503.228.1285 groupmackenzie.com H:\Projects\211026000\CALCS\STORMREPORT.doc 2 Swale infiltration potential Given: -Site plan and area of LIDA swales Find: -Required infiltration rate to fully infiltrate 10-year storm event(3.45 inches/hour) Assumptions: -SCS rainfall method,24-hour storm,type 1 A storm event Solution: Rainfall rate(in/hr) 3.45 Swale 1 Contributing area(sf) 2187 Peak flow rate(cfs) 0.0405 Swale area(sf) 432 Required infiltration rate(inch/hour) 4.1 Swale 2 Contributing area(sf) 2449 Peak flow rate(cfs) 0.0454 Swale area(sf) 300 Required infiltration rate(inch/hour) 6.5 I Reduced Plan Set East Butte Heritage Park: Vicinity Map a Q Tigard Area taxlots 1��)� 1 Av:Or' rwa ; CAN TERRI1PV LN MURDOCK pt I:' Parks . t • Unimproved Right of Way taro 1 RII k .. ! 11r1URDOCK 51 ti ' . / , DEL MONTE DR i • . 1 • E r { r I 1 ' - Map printed at 10:50 AM on 13-Dec-11 LADY MARION DR DATA IS DERIVED FROM MULTIPLE SOURCES.THE CITY OF TIGARD . i — MAKES NO WARRANTY REPRESENTATION OR GUARANTEE AS TO THE CONTENT ACCURACY TIMELINESS OR COMPLETENESS OF ANY OF 1 j i THE DATA PROVIDED HEREIN THE CITY OF TIGARD SHALL ASSUME NO LIABILITY FOR ANY ERRORS OMISSIONS OR INACCURACIES IN THE INFORMATION PROVIDED REGARDLESS OF HOW CAUSED City of Tigard I I i' 6eQ 13125 SW Hall Blvd Feet 5Q'r'TLE i c, 't1�1/1^MRP5 Tigard,OR 97223 III,� Q �Q 503 639-4171 HOODVIEW DR -- 1 wwwtigard-or.gov twaKU U-ig' East Butte Heritage Park: Zoning Map w VIEW TER Overlay Zones a Historic District Overlay c INEZ ST pvC Zoning 1.0m c4NTERHURv LN __30,000 Sq Ft Min Lot L Size MURQOcK P R-3.5 (HD) __20,000 Sq Ft Min Lot r',uRDOCx LN ' Size R-12 ` 10,000 Sq Ft Min Lot f Size w 7,500 Sq Ft Min Lot d 1 Size 3 5 1,nuRDocx sT Size Sq Ft Min Lot 77 3,050 Sq Ft Min Lot Size j , �1,480 Sq Ft Min Lot ! •c-... L Size '" 140 Units Per Acre $ _.._ __JMixed Use Residential DF L M Or4TE �R '" 1 1Mixed Use Residential _ Map punted at 10:54 AM on 13-Dec-11• o I LADY MARION DR DATA IS DERIVED FROM MULTIPLE SOURCES THE'ITT OF TIGARD J MAKES NO WARRANTY,REPRESENTATION OR GUARANTEE AS TO THE CONTENT.ACCURACY TNIELINESS OR COMPLETENESS OF ANY OF --I THE DATA PROVIDED HEREIN THE CRY OF TIGARD SHALL ASSUME NO LIABILITY FOR ANY ERRORS.OMISSIONS.OR INACCURACIES IN THE '— INFORMATION PROVIDED REGARDLESS OF HOW CAUSED --1 'T 1.. ;:,, " City of Tigard Feet rSATTI:ER S— TIGARD MAPS 'Tgard,OR97B13d • ••0 500 503 639 4171 NOODVIEW DR R-7 www.tigardor.gov TIL:At+n C. m 6 2 C C C 3 a ; a o 0- , HERITAGE NEIGHBORHOOD PARK a 0 a D C C Q C J • TIGARD, OREGON ;,T. o^1 a m a m U O a. ' CO° C U >m 0 al` VICINTY MAP TEAM MEMBERS GENERAL NOTES INDEX OF DRAWINGS a C O C a a W OQ cc aa� , Y O C� A. ALL WORK SHALL BE PERFORMED IN ACCORDANCE WITH 71.0 TITLE SHEET c-O• G e THE NFPA WI LIFE SAFETY CODE, THE FACILITIES STANDARDS c o m C ' ^� 7 ° -�' FOR THE PUBLIC BUILDING SERVICE(PBS-P0100.1) AND s` e° m ,1 x•• d j r, + - '�: CITY OF TIGAID ar1aP uaa� LOCAL GOVERNING CODES, WHICHEVER IS MORE RESTRICTIVE CML DRAWINGS trJ 2 i-f j LL n •': >< '4 �??rr,, B. CONTRACTOR TO VERIFY ALL DIMENSIONS AND CONDITIONS .icee'j „ ,�;. ,rr}...'�'.�! ^'T'1.-" 8777 Sr Burnham St 1515 SE Water Ave /100 IN THE FIELD AND CONTACT ARCHITECT IF DISCREPANCIES ARE y$ �i �y�� C2.1 EXISTING CONDITIONS PLAN I �1., d1 .- $#Q4 !`' r j d�`fS' Tigard, OR 97223 Portland, OR. DISCOVERED. PRIOR TO PROCEEDING. s f •_ C2.1 PLAN/PROFILE SHEET STA 10+00 TO 13+50(PUBLIC IMPROVEMENTS) Giant '°-,W t• Phone 503 718-2583 Phone. 503 224-9560 C. THE DRAWINGS LOCATE PRODUCTS. SURFACES. AND MATERIALS C2.2 PLAN/PROFILE SHEET STA 13+50 TO 15+00(PUBLIC IMPROVEMENTS) �■r a` z •,;E., . •-'- ,t AND THE NOTES ESSENTIALLY CONVEY DESIGN INTENT. THE T „ `; CIF '-� q v Contact: Steve Martin Contact: Matt Butts C2.3 UTILITY PLAN .} ; s,kliy �:1'.`f PROJECT INTENT IS TO PROVIDE FOR A COMPLETE, WORKING MODEL. N >s � ,_ LANDSCAPE DRAWINGS s q! m M r y SURVEYOR LANDSCAPE ARCHTECT L1.0 TREE PRESERVATION/REMOVAL PLAN - � -t.'" L1.1 TREE PRESERVATION/REMOVAL PLAN LEGEND 3 t- Val . - Y. ��tt TJi- PIN SAVEY IQ GAWP IIA SENZE U.S SITE DEVELOPMENT PLAN II deL., v,tk r. .,i r $" a. u rf rs Nay Mo . .e� 4 L•._.'L ,. .r„i L2.2 ELEVATIONS PLAN • 1515 SE Water Ave. /100 7515 SE Water Ave. /100 ■. tri Ys :A { l Portland. OR Portland. OR r. ':r-�,-,� y^- Phone: 503 224-9560 Phone 503 224-9560 W.0 LANDSCAPE PLAN TiGALA15 i :F"' "0.'-'.,*d-•. n.i+'-'k-''''- A.r" 'i ua S Contact: Contact: Dan Jenkins '.;x 5 4 L'-- ' !.s-•, ` • r s#a,' -* Pr.EAST BUTTE E �trsMR- SYMBOL LEGEND SECTION/ FERMACE PARK SECTION KEY MARKS ® SHEET/ DETAILS DETAIL REFERENCE MARKS a SHEET/ KEYNOTES KEYNOTE BUBBLE MARK ROOM NAME OFFICE ROOM/SPACE IDENTIFICATION I 101 ROOM/ -- - - - "- DOOR SYMBOL NUMBER Q - ABBREVIATIONS REVISIONS 6 nuwsioc DELno sQ 0. i aoso+c ''. AB ANCHOR BOLT COL COLUMN FD FLOOR DRAIN HVAC HEATING. VENTILATION AND OF OUTSIDE FACE STA PT STATION POINT a AC ASPHALTIC CONCRETE CONC CONCRETE FDC FIRE DEPARTMENT CONNECTION AIR CONDITIONING OFOC OUTSIDE FACE OF CURB SID STANDARD ADJ ADJACENT CONN CONNECTION FIN FLR FINISH FLOOR ISF INSIDE FACE OHD OVER HEAD DOOR SUSP SUSPENDED AFT ABOVE FINISH FLOOR CONST CONSTRUCTION FIN CR FINISH GRADE IE INVERT ELEVATION OPNG OPENING ALT ALTERNATE CONT CONTINUOUS FLR FLOOR INSUL INSULATION OPP OPPOSITE T/ TOP OF ALUM ALUMINUM CORR CORRUGATED(ION) FOB FACE OF BRICK INT INTERIOR 0/S OUTSIDE THE THICK(NESS) ANOD ANODIZED CSP CONCRETE SEWER PIPE FOC FACE OF CONCRETE OTS OPEN TO STRUCTURE ABOVE T/RF TOP OF ROOF APPROX APPROXIMATE CN 7R CENTER FOE FACE OF FINISH JST JOIST 7S TUBE STEEL ARCH ARCHITECTURAL) EOM FACE OF MULLION LLT LIVE LOAD PLAN PLASTIC LAMINATE TYP TYPICAL DBL DOUBLE FOS FACE OF STUD IPICAL B/ BOTTOM OF DF DRINKING FOUNTAIN FOT FACE OF TRIM PLYWD PLYWOOD — BD BOARD DIA DIAMETER FOW FACE OF WALL MATL MATERIAL PVC POLY VINYL CHLORIDE UL UNDER WRITERS SHEET TITLE BTWN BETWEEN DIM DIMENSION FND FOUNDATION Max MAXIMUM PVM7 PAVEMENT LABORATORIES BLDG BUILDING DL DEAD LOAD FDIC FURNISH BY OWNER MECH MECHANICAL PT PRESSURE TREATED U/$ UNDERSIDE E BLK BLOCK ON DOWN INSTALL BY CONTRACTOR MFD MANUFACTURED PTO PAINTEDT BLKG BLOCKING DR DOOR FT FEET/FOOT MFG MANUFACTURING VERT VERTICAL BM BENCH MARK DS DOWNSPOUT FTC FOOTING MGR MANUFACTURER R RADIUS VEST VESTIBULE MN MAN HOLE RAD RADIAL 8077 BOTTOM DWG DRAWING MIN MINIMUM RD ROOF DRAIN W/ WITH BRG R BEARING PLATE GA GAUGE MISC MISCELLANEOUS REF REFERENCE WC WATER CLOSET EIFS EXTERIOR INSULATION GALV GALVANIZED MK MARK REINF REINFORCING WD WOOD CB CATCH BASIN FINISH SYSTEM GEN GENERAL CI CAST IRON ELEV ELEVATION GR GRADE MO MASONRY OPENING REO REOUIRED W/O WITH OUT , CJ CONTROL JOINT ELECT ELECTRICAL GYP BD GYPSUM BOARD MTL METAL REV REVISION WP WATER PROOF DRAM BY:INK RM ROOM WR WATER RESISTANT i CENTER LINE EC EQUAL GWB GYPSUM WALL BOARD NIC NOT IN CONTRACT RO ROUGH OPENING WAN WELDED WIRE MESH CHECKED BY DKJ CLG CEILING EXIST EXISTING H8 HOSE 8188 NO.// NUMBER ROW RIGHT OF WAY AN WATER NEATER ' CLR CLEAR EXP JT EXPANSION JOINT NC HOLLOW CORE NOM NOMINAL SHEET. CMP CORRUGATED METAL PIPE EXT EXTERIOR HDR HEADER Nis NOT TO SCALE SHTG SHEATHING CMU CONCRETE MASONRY UNIT HDW HARDWARE SIM SIMILAR CO CLEAN OUT F/STUD FACE OF STUD NM HOLLOW METAL 0/A OVERALL SPEC SPECIFICATION HORIZ HORIZONTAL OC ON CENTER SO SQUARE a HTG HEATING OD OUTSIDE DIAMETER SS STAINLESS STEEL JOB NO. ^M CONDmONAL USE PERMIT— FEBRUARY 16, 2012 HIV / LEGEND C C 3i O O V r.0 ■ / EXISTING 9 a- • A -EXISTING DRIVEWAY .00.°> W N ■ PROPERTY LINE ---- U O C ELEVATION CONTOUR - <C s SW CANTERBURY LANE ; STORM SEWER UNE - co -- -- 1 SANITARY SEWER LINE b -EXISTING DRIVEWAY R a m NATURAL GAS LINE ---- --- - c OVERHEAD POWER LINE -- m c •'a % EXISTING TIGARD P c a t HOUSE MANHOLE - Z 6 C P. CATCH BASIN 51 m W G< 2 c_ 0 O e t FIRE HYDRANT ASSEMBLY .5 °° o N 1 L5 13 1 FIRE WATER LINE - -- _ e t'. WATER METER V' J a m EXISTING MAILBOX gi Giant - PIPE BOLLARD O OA • __ _ __ _-__ -- -_ -'- EXISTING TREES TO REMAIN - • ..••••••••••••••• - t,^ - `yam, EXISTING TREES •1 --�- -_- . __ ', TO BE REMOVED .• •-.. S \ . • `EXISTING DRIVEWAY HISTORIC OVERLAY AREA 1'44 / -- DRAINAGE ARROW - I 1 -EXISTING DRIVEWAY 1 I �/ KEYNOTES J I 1. EXISTING TREE TO BE REMOVED Project EAST BUTTE HERITAGE .• g1 :`.. I PARK t 7 R - ' /EXISTING DRIVEWAY I - j Z > Q I 1 0 t CC o , GROSS SITE AREA - 1•, - - 3.06 AC(133.294 SF) ':,:i•• CO l- GROUP NACOENZIE.009 I GRAIL RIONT5 RESER00 --_ i `_ 00 Y•C N�ZIE MATNNK HOST TO BE y VS&JR REPRODUCED IN MT YNYIER' IMIHOUT PPIOR WITTEN PERMISSION REVISIONS 1 Ills REVISION ATE Er 116 =saw DATE 1 MET I , . y - -- Ni —_ • SHEET TTITLE SW MURDOCK ST i • y SW MURDOCK STREET EET (UNDEVELOPED) PLAN 7 . y j Alt X DRAWN BY:BON ✓� ,I., `..,� `- CHECKED BY: MWB _ - SHEET ---g- .' '.' , ___ /:__ / C2.0 GM71IN i CA ND I IONS PLAN e ' K 1 30 0 15 30 60 t2p 1101161. . JOB NO. 2N0260.00 (OI FELT) 1 I inch- 30 w COND111ONAL USE PERMIT- FEBRUARY 16, 2012 --- i -- -- - 7 c c 3 m . m _ - - OTYP. , I _ 7 - o I _. PPROPRIATE Rig LINE Z' Y„`�� I - l � TIVE TO POTENTIAL IMPACTS TO THE O i < _ HOHSE CONSERVATION EASEMENT AND 1 3° -, N,• L .. ` / TREATMEIIT TOR TIE PROPOSED SIDEWALK •R• �n __ _ _ 1 p • o 1O J , Off: / 0� � L[) coe i , 11 s �! r► .--.:c N uI °°oac \ ' _ _—rn- — - s- — -- = cn �] o — a MATCH E EXISTING CURB- O� •.4.1 ® _ __ -_ __ !tom _■_ - - • _—_ _ ' - _ _ -_i►� - e.-a v e AND EXISTING PAVEMENT __ _-._ _ _ -_- - - - IRS_•• -" _ _- _ - - __ _--- _- -`W W - Iy'n w c a TIP. _ •N 0 OTYP. ". --__ _._STA 12+80(21'1 O O U Orm' �YP. O © =W Eli 11+00 - QTY'. TYP. SI Y AVENUE t2 '-----y 8 RISERS _. 13+00 \�JJ TIP. II- giant • I - ----• -—i- - - ---1--_ ---------A- - -----F---- --- _ - ---I - -- - - -- _-_ I __F - , I� - - - — I I 'h . _ - - - - -- -- -- TIGARD AIL ®PLAN 7 Mr ,_ I IN MET) I inch– 10 ft . LEGEND KEYNOTES PfOp EAST BUTTE CURB AND GUTTER -- R.O.W.CENTERLINE 1. 6"CONCRETE CURB AND GUTTER HERITAGE CURB AND CUTTER EXISTING EDGE OF PAVEMENT - 2. 5'CONCRETE SIDEWALK PAW 3' VARIES 40 -- 0-5'TO 16.3' _ I SAWCUT EXISTING OVERHEAD POWER - - 3. SAWCUT UNE.MIN.1'FROM EXISTING EDGE OF PAVEMENT NEW R.O.W. OLD R.O.W. rL R.O.W. DOMESTIC WATER LINE EXISTING TELEPHONE UNE 4. NEW AC PAVING PER C.O.T.STANDARDS 0 A p 10.5' 9.5' STORM UNE i EXISTING GAS UNE 5. CURB BREAK INLET WI 1 VA 8. 6.5' SA WATER METER YCUT UNE EXISTING PAVEMENT STORM INLET o EXISTING STORM UNE - - 6. ANGLE POINT.STA 11+13.03(16.00'LT) 2 1 � e EXISTING STORM INLET - 7. STREET-SIDE SWALE PER C.W.S.STANDARDS '-CONCRETE SIDEWALK -" STANDARDS t 3 _ _ - ;=_..1. -t::_.� -- ..,, _ BACKFLOW EXISTING MAILBOX 8. 42'CONCRETE DRIVEWAY PER C.O.T. -_,�-; - :*•+Aa, 9. RELOCATE EXISTING PIPE BOLLARD BOLLARD O SWALE -NEW PAVEMENT STREET LIGHT X41�1 EXISTING JUNCTION BOX 10.8'CONCRETE STAIRS WITH HANDRAIL CURB AND GUTTER I 11.PAW PATH,SEE LANDSCAPE PLANS NEW AC PAVEMENT I I EXISTING TELEPHONE RISER 12.PROTECT EXISTING POWER POLE AND LUMINAIRE STORMWATER SWALE [ • • ■ • I EXISTING SIGN - 13.PROPOSED STREET UCHT.200 WATT HPS TYPE 51-5-3 430 STREET SECTION AT SWALE . LUMINAIRE ON A 7 LONG UIEINAIRE MAST ARM MAST y HORIZ: 1" CONCRETE SIDEWALK I I EXISTING POWER POLE EQUIPMENT T TO MEET POE STANDARDS. LIGHTING - VERT: 1"=5• CONCRETE DRIVEWAY I '-I "__- .AL°F VAaame 4D) 14.EXISTING POWER POLE TO BE REMOVED -� EsLaKR EXISTING GUY WIRE __ =ax�.cs..E rrIPI.;7'•x v>u EN':E a•C c A ' I EXISTING STREET UGHT - _ I •, -,--=[v= ! - 71 i i a m ..--_ _ - - _ c t°o „,...----- om ;o .o�a o® THE APPLICANT WILL WORK WTRI THE CITY - .- 2`0 7 0 N I TO DETERMINE AN APPROPRIATE ROW LINE - - SENSITIVE TO POTENTIAL IMPACTS TO THE J Q J TiGARD HOUSE CONSERVATION EASEMENT AND 1.. lit` 1 THE TREATMENT FOR THE PROPOSED SIDEWALK C -'t a Am- _ — TAPER SIDEWALK WITHIN J o US7 2 FEET TO MATCH 1 e.111i 011111' _ A r MATH AND GRADE a'D u O �L 376 \ - __- a 5 9 m m in n '.1��:. �r��iiBillalB� I��r� --NMI - - _- ---- -- _ -- - .y m w°<c2 G N _ _ � —�- _ _ _ T - _�. -_ _ YATtlI E10SIbIG WRB - ---.__ RD a ti)it a io 1 TV .,_C -,- CDNNECT FIELD NET LEAD =W I O TW © - -. _ . ____ _____-= W71Y. O` TO EXISTING CATCH BASIN Chant 0(0 -- ---.. 14+00 • i • 15400 SW 103RD O 14+25(2117) !- -—-—- - MATCH EXISTING PAVEIENT /1 GRADE AT EDGE CF EXISTING CATCH BASIN.PROTECT �"- - EXISTING CATCH BASIN. I II- L - - - - - -- -- -- -- -- -- -- -- T1G.}RC, I _ ®PLAN ---- -- Project ( LN FEET) EAST 1 tact.= 10 EL W 1 BUTTE I$YTAGE KEYNOTES PARK 1. 6'CONCRETE CURB AND GUTTER LEGEND 2. 5'CONCRETE SIDEWALK LEGEND 3. SAWCUT LINE.MIN.1.FROM EXISTING EDGE OF PAVEIENT SEE SHEET C2.1 4. NEW AC PAVING PER C.O.T.STANDARDS 5. WM BREAK INLET 6. 8"FIELD INLET OVERFLOW RISER 7. STREET-SIDE SWALE PER C.W.S.STANDARDS B. PARK PATH,SEE LANDSCAPE PLANS 9. PROPOSED STREET LIGHT.200 WATT HPS TYPE M-S-3 LUMINAIRE ON A 7 LONG LUMINAIRE MAST ARM.MAST ARIA MOUNTING HEIGHT TO BE 30.. AU.LIGHTING EQUIPMENT TO MEET PCE STANDARDS. 10.PROTECT EXISTING POWER POLE AND LUMINAIRE Q GROW.AO)QIIZE DING 11. EXISTING POWER POLE TO BE REMOVED Ni.NCItTS 1>ESFk1® DESE DRAWH6$WE NE PIIOPUITY OF • GROW- - - , I ' , SNOUT PRM1W Wt M MS FEMISSON USED OR REPRODUCED S WORM �p� REVISIONS: 382 a�MNR66 REMSIO0 DELTA SapT CLOSYIG DATE 380 380 -PROPOSED PROFILE p 378 el -EXISTING GROUND 378 AT CENTERLINE - - _ • I-0 r12 SHEET TITLE 376 0)1 W g°r 376 PLAN/PROFILE SHEET W W — . -- — 7> STA 13+50 TO Z 1 — v, STA 15+00 5--boos _ -� :.2665 -— - --- ----- - - 374 374 U _ - - -- - - F a STAC14+95.03(1732'LT) n DRAWN BY:BDN 372 372 GUTTER ELEV=374.24 37` CHECKED BT: MWB -.. - -EXISTING GUTTER . PROFILE SHEET: 370 n370 2 PROFILE C2.2 368 I doe No. 2110260.00 13 .50 14+00 14i 50 15i 00 CONDITIONAL USE PERMIT-FEBRUARY 16, 2012 I W _—______ O R <<P �p LANE CONNECT TO EXISTING SEWER--- -APPROXIMATE LOCATION OF O m 3 4 SW CANTERBURY LANE STUB.CONTRACTOR TO VERIFY EXISTING SEWER STUB- PPOLEANDELUMINAIR POWER ■m 0_ o n Siff LOCATION AND DEPTH PRIOR ■ t m -- TO STMT OF CONSTRUCTION U a■ 0 O —— SEE SErIER PROFILE LEGEND `° N 34 384 to+0o EXISTING <-, < APPROXIMATE EXISTING GROUND 11 - '' T� PROPERTY LINE --'— ;m x f 10'CLEAR Fitdl EXISTING ti PROPOSED BUILDING- �- BUILDING 380 380 __ - ___e _ _ FF=380.00 380 _ - 1 ELEVATION CONTOUR o y --_ _ _..________i_____ ..,---__ NOt.7 - STORM SEWER LINE o E.9 O m C C U >Oi —- ' -EXISTING 8'STORM PIPE f=,, SANITARY SEWER UNE �' ;d 1E=376.88 `''E TO GO UNDER —CONNECT TO BUILDING _ P c c 376 APPROXIMATE LOCATION • - EXISTING STS LlE WATER UNE VERIFY S[ZE NATURAL GAS LINE c p c v, /OF CONNECTION TO 3 6 PROTECT EXISTING _ LOCATION AND DEPTH _ c O G G SITARY STU BLDG PLNS o "2%M T OVERD l[NE I c-■ !!: '•n�f e� �f MANH S i 372 372 LOCATION AND LINE DEPTHIg a '�0a r" c7 o et t•r S o CATCH BASIN i • WITH BUILDING PLANS .00'9' e' '1w WATEP ,-2'WA UNE FIRE HYDRANT ASSEMBLY �. _ _WITH 1 METER -EXISTING SANITARY STUB __ -- _1 -_- AND 8 FLOW FIRE WATER UNE --- Clint 368 I I I I } 368 .r<- I 9 CONNEC 2 DW t0 WATER METER I 1A/-1-00 1VT� 11 11+50 12 _�ONTI WATER EXISTING MAILBOX N1 s' MAIN. TREET ':..'� - �' 5; RIFYA TCATION, PIPE BOLLARD 0 SANITARY PROFILE _ - t S IL ! PR ORS ART EXISTING TREES TO REMAIN ii -OF CONSTRUCTION ' ®HORIZ: 1.=20. ;. i',«_i L--' -3 TO BE TREES • .. t VENT 1-=H' 1�J �,, TO BE REMOVED I �,..`111111 Illi A 1 -?O (, - EXISTING STREET LIGHT 7SGA RII EXISTING POWER POLE jI / SOIJ AI L6Y - PROPOSED ,I 4 / I ' STORM SEWER UNE Project I' ! SANITARY SEWER UNE EAST BUTTE ,E DOMESTIC WATER UNE !ENRAGE - PAFiC , ill - . t Y'=- - ' :.- w STREET L1 1T �� 7D: III Ilv( j ;' Ig Z f S ®� 1, I Q i , t ® �. lit.A. _ –THE APPLICANT YRLL waRK WITH THE CITY ‘"k ..- .., ii- . . SENSITIVE TO POTENTIAL IMPACTS TO THE I TO CETERMINE AN APPROPRIATE ROW LINE �: ._ ff / TIGARD HOUSE CCNSERVATICN EASEMENT AND i / ..o`�. ?q / - I `\ 1I I THE TREATMENT FOR TIE PROPOSED SIDEWALK �RFF _ ''em(TS "Dg _ ••r '•� ,��' 1.I S— >Ng DAAMtr�cs AN na reorutt or i i / ya.�• l `-- Y VYC cA C4Eiu0�011[O) TYM�ER. 41 ' -e -4 ®- - _1 ~`'�' --_ - __ - v�' IP �r'� - _ REVISIONS T\ � '`, n S o 0.CLOSING DELTA MEET il 1; – ' �J - o = .'✓; _ 01 . AND UNDERGROUND ' EXISTING UTILITY LINES FROM ' - S TER CANTERBURY_. � `J UNLESS NOTED PROTECT _ . �—'SW MURDOCK ST _. V SW MURDOCK STREET(UNDEVELOPED)' --PROTECT EXISTING PONER • "" .,,},"_�. �i T_� a, POLE AND WIIINAIRE SHEET TITLE 'r ,r, -; j ,f„a',. UTInT PLAN • . c , -- -_-_ / DRAWN BY MAD • • 8 CHECKED BY FEN aj' SHEET: ■ 41)UTILJTY PLAN 0 2.3 0 t5 20 60 120 (Di F✓r IEC') e= 30 n. JOB NO I� . 211026000 CONDf11ONAL USE PERMIT—FEBRUARY 16, 2012 P m C w 4 w c C C 3 w P O O e 1 O f OG• •S • O O-D 0 N i q I C J G a' I SW CANTERBURY LN • TREE PEES VAT)ON/F�111OVAL SCHEDULE P o® .. NOTE __ - - m CO - __ __ __ ITEM NOTE c<''' _ ALL FENCE SHALL BE m m _._- - INSTALLED AS SHONN ON - '41 P c 1-2 -' -. This DETAIL PLAN c o c `-C a EXISTING DECIDUOUS TREE TO REMAIN _'-' LOCATIONS ARE \ 1 15 < G O �� /�-�ti DIAGRAMMATIC AND , --- 1►I e• p m - INTENDED TO SNOW o e t• o v •�_. EXTENT ONLY. EXISTING EVERGREEN TREE TO REMAIN I a:o: i a ••.-- �,�,. C7 J W I-J 6 m �\ t 7 -��•- ) EXISTING TREE TO BE REMOVED ---—-- "` ji/ Client -fir\ 1 �.- �.— :` �` DR ���� CHAIN UNK �' O t7 TREE PROTECTION FENCING, SEE DETAIL 1/L1.0 �/ FENCING PER CITY iiyl /� — ... OF TIGARD 1 wr , {:,v'{:;. :•}i:•r:.•: STANDARDS +� NOTE III o •� CMU BLOCK -- -- .c# - , ,� I Y F.•.G O 1. SEE SHEET L1.1 FOR TREE PRESERVATION/REMOVAL I-- •• �.-,E 1 O LEGEND. �saSR {yo:;•:•4•d:•': :{ `v � - _2 � •t • ?:F. 2- SEE SHEET L1.1 FOR TREES INCLUDED AS 0176. ■[:i:..................................gars°`.23:2r�:;.;■ 13 — L � � ^'M�iR•`I. . -. �; TREE PROTECTION FENCE a % ` "' O NTS z r • 12 ' " ~ 5..7: - Project BUTTE EAST t2 :. ' .......;.1;::::::::::::::::::....7....I..:::::::::: 1$ifTAC� \, .`.z: I <1 PARK CC 71 ® �". •�• ,�— O , ik 0 ©• '- - _- --- -- -• 11 I IOR IT BNI SI 2 , - REPRODUCED IN ANT YANEF. Y ® - 1; �` -=;:=:•'` '' WITHOUT PRIOR MtRTD!PERMISSION i.T t1T Nib lt' I REVISION :. [ S � ( I F<mesas OF1TA M cLosow GA 9EET 1 © © - - -i .- --- cy--, - ... .. ,__. .,....„ ,._...... _.__ .___.:,.... _ 14P !, e'--(31 - ,_ ,,,c:v_____. ,_:,.:.„____ ,.„:„,,,,i.,,...-_-:--_ ..,(7!-. .—e 1 ® ® • °. : 0 6 95 ® 4 iF SHE ITLE ©'.�W. 'f` C mw 0 0 72 7s 7a - p-. m 41 a_ ® ® ,;,•- :rig ''.. (t_. APB;0 REMOVAL SW MURDOCK ST 4 2t 24 '`J : (Do®- s2 \4 `_ _ 0 . .:92 -,,„• ST L7 is 5' 16 a4 m Cro .... __ a 7s 74 a a1 (•, j..•® _ DRAWN BY,TEB 15 CHECKED BY, DKJ C W SHEET. / . L1.0 „ 0 IS 30 60 120 pB NO 2110260.00 CONDmONAL USE PERMIT- FEBRUARY 16, 2012 a a E <a ccc 3a .2.5 o, 9• `^ D• 4 c c • 00 :a.o ff o7 cN `o`° m c m =J TREE LEGEND L TEE E LEGEND CONT. TREE LEG151)CONT. 'MEE LEGEND CONT. OETERAL NOTES ;a I SIZE(DBH) SPECIES PRESERVE(P) PRESERVE(P) / SIZE(DEW) SPECIES 1. f176 INCLUDES ALL TREES WITHIN DASHED LINE AS Z w I SIZE(DBN) SPECIES / SIZE(DBH) SPECIES PRESERVE(P) PRESERVE (P) 10 REMOVE(R) REMOVE(R) REMOVE(R) REMOVE(R) DELINEATED ON SHEET L1.O. IT CONSISTS OF 224 TREES. I0 3 O 0 49 25" DOUGLAS FIR P 10" WESTERN RED CEDAR P 0 13' BIGLEAF MAPLE P 0-8- BICLEAF MAPLE P a• 0 ' 0 25" DOUGLAS FIR P 50 24' DOUGLAS FIR R 98 8",5' BIGLEAF MAPLE P C 10' BIGLEAF MAPLE P -a 0 >O1 •m« 03 28" BIGLEAF MAPLE P 51 12" WESTERN RED CEDAR P 99 10' BIGLEAF MAPLE P 0 6-.6" BIGLEAF MAPLE P OP-t SocE O4 B" BIGLEAF MAPLE P ® 10' WESTERN RED CEDAR P 1® 28" DOUGLAS FIR P 10" BICLEAF MAPLE p •W«< ¢s c_V• O g am a °' OS 12" BIGLEAF MAPLE P Q 12' BIGLEAF MAPLE P 0 9" DOUGLAS FIR P a 10' BIGLEAF MAPLE P W;e• m O 10" BIGLEAF MAPLE P 54 12' BIGLEAF MAPLE P 10 22" BIGLEAF MAPLE P 4 8' BIGLEAF MAPLE P K ;i `o O L9 U m1-J Ra O10" BIGLEAF MAPLE P 55 14' BIGLEAF MAPLE P 10 13",11',9' BIGLEAF MAPLE P ® 10" RED ALDER P O11' BIGLEAF MAPLE P 56 12" 8IGLEAF MAPLE P 10 9" BIGLEAF MAPLE P 15 6" RED ALDER P plant ■ 0 9' BIGLEAF MAPLE P ® 8",8" WESTERN RED CEDAR P (3 11-.9' BIGLEAF MAPLE P @ 17• BIGLEAF MAPLE P O 12" BIGLEAF MAPLE P Q 12" WESTERN RED CEDAR P CD 9" BIGLEAF MAPLE P (5 22" BIGLEAF MAPLE P O 11" BIGLEAF MAPLE P 59 12" RED ALDER p (-3 12" BIGLEAF MAPLE P 15 RED ALDER P O BIGLEAF MAPLE P 60 NARROLW.EAF COTTONWOOD P C 25" BIGLEAF MAPLE P 156 10'.10" BIGLEAF MAPLE P IN i m ® 9• RED ALDER P 61 T RED ALDER P 0 it BIGLEAF MAPLE P 0 20" LODGEPOLE PINE P ■ O 10' BIGLEAF MAPLE P 62 12" RED ALDER P O 29' DOUGLAS FIR p 158 6".6-.6" JAPANESE MAPLE p TIGARD 15 6- BIGLEAF MAPLE P . 7- DOUGLAS FIR P ® 40" DOUGLAS FIR P 0 12• RED ALDER P 0 54" DOUGLAS FIR P 64 15" BIGLEAF MAPLE P ® 16' DOUGLAS FIR P 3 5X12 X4' BIGLEAF MAPLE P 17 8" LODGPOLE PINE P 65 19• DOUGLAS FIR P ® 17" DOUGLAS FIR p 6' BIGLEAF MAPLE P 0 12" LODGEPOLE PINE P 66 21" RED ALDER P ® 49" DOUGLAS FIR P a 10" BIGLEAF MAPLE P O B" LODGEPOLE PINE P 67 8" RED ALDER P ® 30' BIGLEAF MAPLE P a, 14X12-X8' BIGLEAF MAPLE P Propot . 6" DOUGLAS FIR P eB 6' RED ALDER P C) 19' DOUGLAS FIR P CD 6" RED ALDER P EAST BUTTE HERITAGE 21 24" WESTERN RED CEDAR P 69 6" RED ALDER P 11 42" DOUGLAS FIR P @ 20" DOUGLAS FIR R PARK O14' WESTERN RED CEDAR P 70 16' WESTERN RED CEDAR P 118 23" DOUGLAS FIR P 4Z 8" DOUGLAS FIR P 23 10" WESTERN RED CEDAR P 71 12".1Y BIGLEAF MAPLE P O 23• BIGLEAF MAPLE P 0 14' COMMON HAWTHORN R 24 24" DOUGLAS FIR P 0 16" DOUGLAS FIR P 0$ 8' BIGLEAF MAPLE P 16 NOT USED ______ __ 25 22" WESTERN RED CEDAR P m 8" BIGLEAF MAPLE P ® 18" BIGLEAF MAPLE R a 14" MAZZARD CHERRY R 26 24' DOUGLAS FIR P 74 10' DOUGLAS FIR P 1© 15" BIGLEAF MAPLE P 3 11• MAZZARD CHERRY R 27 10' DOUGLAS FIR P 75 16• BIGLEAF MAPLE P (3 25" DOUGLAS FIR P ® 16" DOUGLAS FIR P 28 12" WESTERN RED CEDAR P 76 16" DOUGLAS FIR P ® 36" DOUGLAS FIR P 17 12" DOUGLAS FIR P 29 10' WESTERN RED CEDAR P 77 12" DOUGLAS FIR P 0 23",26" BIGLEAF MAPLE P 0 14" DOUGLAS FIR P O20' WESTERN RED CEDAR P 78 16" DOUGLAS FIR p e 24" BIGLEAF MAPLE P 17 16" DOUGLAS FIR p 31 it BIGLEAF MAPLE P 79 10" DOUGLAS FIR P 0 36' DOUGLAS FIR P ?1.3---1-.8 DOUGLAS FIR P CROUP MACKEnJE loos , 'J ALL RI01TS RESIDED 32 9' BIGLEAF MAPLE P 80 16' BIGLEAF MAPLE P e 27" BIGLEAF MAPLE P e 14"-18" DOUGLAS FIR P THESE DRAWINGS ARE THE PROPERTY DR I GROUP MACKENZIE AND ARE NOT TO BE O it' WESTERN RED CEDAR P USED OR RMICR OF '!:-M1' SS:DN 81 14" BIGLEAF MAPLE P C 37' BIGLEAF MAPLE P e 0 20- DOUGLAS FIR R USED OR MICR+F_' •1∎A�n © 9' WESTERN RED CEDAR P 82 8" BIGLEAF MAPLE P 13 33" DOUGLAS FIR P e O 23• DOUGLAS FIR R REVISIONS 35 10" WESTERN RED CEDAR P O 12' BIGLEAF MAPLE P ® 19' BIGLEAF MAPLE P O 8" DOUGLAS FIR R g�AV"' Rt"T V. 9iEFr CLOSWC DATE 36 8" WESTERN RED CEDAR p 84 8' BIGLEAF MAPLE P 13 36" DOUGLAS FIR P e 0 20" DOUGLAS FIR R gX 37 II. WESTERN RED CEDAR P 85 14' BIGLEAF MAPLE p Q 18".18" BIGLEAF MAPLE P e© 22" DOUGLAS FIR R 38 1r WESTERN RED CEDAR P 86 8" BIGLEAF MAPLE P 134 12" DOUGLAS FIR P e O t6" DOUGLAS FIR R 0 39 r BIGLEAF MAPLE P 87 6' DOUGLAS FIR P (31 14",14',14' RED ALDER P e 20• DOUGLAS FIR R ' O5" WESTERN RED CEDAR P O 29" DOUGLAS FIR P CI 12" RED ALDER _ P e© 20" DOUGLAS FIR R ■ 61 5' WESTERN RED CEDAR P 89 18" DOUGLAS FIR P 13 6',6' RED ALDER P C O 14" DOUGLAS FIR R SHEET TITLE 42 5" WESTERN RED CEDAR P 90 10- DOUGLAS FIR P 13 6'.6' RED ALDER P C 0 15" DOUGLAS FIR R TREE 43 9' RED ALDER P gt 10' BIGLEAF MAPLE P e 10" RED ALDER C O PRESERVATION/ P K 11' DOUGLAS FIR R FiEMOVAL N a92 11' WESTERN RED CEDAR P 33" DOUGLAS FIR P 1®6".6".6' FLOWERING BARTLETT PEAR P C 0 16' DOUGLAS FIR R LEGEND 45 to WESTERN RED CEDAR P 93 21" BIGLEAF MAPLE P ® 6" RED ALDER P 0 0 9" DOUGLAS FIR R O7- RED ALDER P 94 18' BIGLEAF MAPLE P et1 6" RED ALDER P 47 5" RED ALDER P Q 15" BIGLEAF MAPLE P a 10",10',10" BIGLEAF MAPLE P DRAWN BY TEB O 12' WESTERN RED CEDAR P Q 14' DOUGLAS FIR P 7© 8,8.8.8.8 RED ALDER P i - CHECKED BY DKJ SKEET: L1.1 JOB NO. 2n0260.00 CONDmONAL USE PERMIT-I VAR ?�(2012 0 C n KEY NOTES a - — -- — ----— --- --'--- . c c 3 0: om ITEM NOTE m e a y ..• n PA PLANTING AREA m N «o SW CANTERBURY LN ;•_a 6•_0• O1 CONCRETE SIDEWALK.SEE CIVIL 1 . < m _ O WOOD CHIP TRAIL I 3 m un 0 SECONDARY TRAIL nvosfu smarmy LINE A �ri ME uiun �1 I 0 GRAVEL SURFACING p o v°m .' i�10' 1' ! O PICNIC AREA 1.111 > NOUSE p O .l ia= STREET LIGHT, SEE CIVIL -F-.as c © C 0 4 O '� O7 STORMWATER PLANTER, SEE CIVIL �i m m m p°n it `\._msnw art 7.-a ra o _ u�¢ O PLAYGROUND - W C.9..° e N O O c _ O CONCRETE STAIR,SEE Ctva 0 a 1-g a n UNE (112 1a -.- �, �.� a alint U^sTM M'an 10 CONCRETE RAMP,SEE CIVIL _�� ,M1 �w�j ! 11 INTERPRETIVE AREA TBD • - - • GA: : f . — PLAN NOTES 5! • - -1! ITEM NOTE N O `/ j ��� 0 EXISTING DECIDUOUS TREE TO REMAIN P' 0 I , 3t_9. "1 1i1i��un m Ta.usec+.°TM ® EXISTING EVERGREEN TREE TO REMAIN ;�11 — Mrinn E 7..„.24 Ylf9iIK - y y =y - 0 TI roTVl� N n[ 0 ��-• Ewi 0 EXISTING FENCE TO REMAIN TiGARD OVEANIENT E fDOSfD SM�. i n I © `' - .1 OD HALF STREET IMPROVEMENTS,SEE CIVIL 1 T {1{ S n _ = OE EXISTING MAILBOX TO BE RELOCATED BEHIND CURB 1 • lb...- I 8RE R 1440 SCHEDULE 7 II_ ©'� - Q ITEM NOTE - - E r O1 BENCH EAST BUTTE HERITAGE I, PICNIC TABLE - ' O O > , Q - .0 TRASH RECEPTACLE - © O BIKE RACK ' I 1- _ 0 Cr'» - O. O PRE-MANUFACTURED SHELTER ON CONCRETE SLAB III �O 5�'.-!Q - 97 u 1 O PRE-MANUFACTURED RESTROOM �.� ■■ �.�.. - O PARK ENTRY SIGN - ® I . . i - O WALL MOUNTED LIGHT FIXTURE.LUMARK XTOR, 10 WATT, LED '1,91'-11• 'T�- - ;N 1 TYPO `.. \` ® f'f • 'M1Y- - tea 4 ± ©TYP. : it ©' © C.. ■ ? , $ . \ / 4k I _ uMsW i a a o iM,E n YSmSDn ttitil,PA - - A• 'PA P -6. O REVISIONS: 0 :e TO Amu oEL ATE ` -E^`' 'Kr h' 97-10" ' 10 11114:11 • S ST MU I I"DOCK ST �`f n SHEET TITLE SIN URDOCK S PA .c— - .- O.. i f` DEVELOPMENT El' PLAN 4'`9" s's'-D' r` i - +. ` wR DRAWN BY TMK - ''_, . / CHECKED BY DKJ SHEET: / 1 Igo0 15 30 60 120 JOB NO. 2.03260.00 —. — — — CO I110NAL USE PERMIT—FEBRUARY 16,2012....,Lue n. qM,,. KEY ITEM ��p���y.� O to KE I NOTES ES-GRAJDNO C a O C G 3 ! -- - _ -_ _.— .._ ___-. .___ I O• w c. ITEM NOTE m 1.7. - m F$ FINISH SURFACE m C], N SW CANTERBURY LN FFE FINISH FLOOR ELEVATION o 2 J TC TOP OF CURB 3 w - _- -- - - - - -. I I i. • ._. .. J �j 1'CONTOUR ;m I , Ni ao 0 5 CONTOUR a'2 o: Z7 - I O PUBLIC IMPROVEMENTS, SEE CIVIL c w >°' 0 LIMIT OF GRADING _os. pC `mo lL OQ O _. �_�m ae (SAL NOTES °g o o ` ,. ALL PROPOSED SURFACES TO MATCH EXISTING ELEVATIONS UNLESS . w °c m N ti OTHERWISE INDICATED. > °i `•1 1 w' VEUFJ dN : ' iL_ Chant,.. 4 II r-- ____. ( /- Imo. ii 3• it r EFE:3eo o s ' t t ii TSGARD r i / '/7/ I / C EAST BUTTE :S! I c7 FERfTAC,E '` 0 PARK I ' FS:3114.00 I CO 0 1 1: , \ .m.. ... ,. _ . _.... . . .©O ilt- • -- 0• _ . _ 35300 4 _ _ .. , . _.....,_ , ,,. ,,,.... _ __,,, ... , ,. ,.N.N.J.INII .-- .. , zrf�,y 5 /` _. '`1 - REVISIONS: 11"• A` F 'i' -�~m ^ 1.IF\RIOs REVISION DELTA li II SW URDOC—K ST -- III MURDOCK ST B.ENT 4rj PLIW Sr i�_� = 1 1 Q' DRAWN Br:INK / CHECKED Br: DKr / SHEET: CO 011I /" L21 . 0 0 15 30 60 120 JOB NO. n11EAA� CONDmONAL USE PERMIT-FEBRUAR1'16, 2012 ��IV� �YVW Rrzw[�m�.f\mri n.Y.40..LL R..VINE,kY Ri O b 6® c c 3 O •! • sea • 'om ms I, ® 16'-8" a G 7 W a / / t a I5'-4' o c a TOTAL BUILDING AREA r- -- ^-__\'7---- ;m f 240 SF - r O A \ � A. m CIs 2 5® C STORAGE `m c r m m > 4� A ocai 12 ROOF OVERHANG o c STANDING METAL SEAM 6 r, 0..., 1 1. \I - �/ W a m n METAL ROOF • I \ 4 0 01 O i0 c>O V i i I W 0 n e N I cc BOARD AND o pI RESTROOM RESITROOY W V I-_i n BATTEN SIDING o Meet II �—i_ J 7-4' 7 Jr FRONT ELEVATION FLOOR PLAN C)PRE—FABRICATED RESTROOM — PRELIMINARY ONLY _ T,G;RD 3/16=1-0'W rY s 27-0 TOTAL BUILDING AREA 3 400 SF - --- - - ___--T MST _-r ❑ Project EAST BUTTE HERITAGE PARK 12 ■ er I, STANDING SEAM y ROOF METAL ROOF o' 7 OVERHANG p% STEEL POSTS It 1 O O ❑ FRONT ELEVATION FLOOR PLAN . TP B TZ R$$009 ALL RIONTS RCSER�ED O RE PRE—FABRICATED SHELTER — PRELIMINARY ONLY c, THESE MARINO A THE PROPERTY OF GROIR WACKEMEIE AND ARE NOT TO BE �� USED oR REPRDDUCED IN MO'RICER. 3/16...<1'-0.la WITHOUT PRIM/HITTE■PERRISAOH REVISIONS: 14 REIH! REWSON DELTA cRR O.O C DATE BEET 4-0• WOOD SIGN •CITY STANDARD EAST 'z T E 1 SHEET TITLE: HERITAGE a ELEVA71ONS CITY LOGO PARK ti T'1 STEEL FRAME \ AND POSTS -mot DRAWN BY DX CHECKED BY DKJ SHEET: z V GENTRY SIGN T L2.2 L22 3/4•=I-0.w PERMIT FEBRUARY JOB NO. .00 CONDRIONAL USE PEf1E11111 -FEBRUAf1I 16 ��1V�Vv _ .. Rd.sa..aa aceausea.AU..9E PwAa.ea. ... i OD KEY NOTES a ce o 3 o■ m ITEM NOTE •• - O Y W .. ----- - R . O EXISTING DECIDUOUS TREE TO REMAIN 0 C• •H rf RUBBER HosE SW CANTERBURY LN O2 EXISTING EVERGREEN TREE TO REMAIN \ 8 • C J t ��w - - - _-_ _ _ O EXISTING LAWN TO REMAIN q o 1 P. ✓ 1 A, �� SET TOP OF ROOTBUt �� 0 EXISTING TREE TO BE REMOVED w a .irAPk, CHAFING GUAM A 0s�GRAD , AND SLOPE Fa DRAMA E I b GUY CABLE �IT I IMAM O 0 2•,2•.e'ROOD STAKE �"V° �'� PCEnIaR TABLETS I PLANT MATEF AL$(;1' E v_`e o t;y ®QEARaFR009A1 __ UC7P.L SYMBOL BOTANICAL NAME- SIZE/ lit 1 c AOO(FTO C MIMED 9 COMMON NAME SPACING O L`u o< o * `r CC aD LO TO•y Lr e�ASNeisMmMXi Tro �0, ���, cOMAc1 BAIXFBL s , ., I jIJ T o• 0- V at cNv•HALF ROOIBALL k A �� ,- 1 - W.- O •N _-1f _. - M1Ld q -I, DFAMON S i �. O I7�E11Nf FINISH uAOE 1 :1x71.1 •111111 . 1 c0 I/i n= ....loom. .�I 3 7YP. 3 8 L) VINE MAPLE ATOM St SHOWN C7 53-1,1-' d to U= � PER wzm TABLETS �_� EXISTING SOIL Q Ir11.i1°�_� n :.� =i- I Client _ _ PLANTING SOIL COMPACT PLANTING SOIL: NOTE YINRRW]GUV I Q ., 2•FOOTBALL SIRES PER SPECBEN ,'2:1 I NAME SOLL ? DIAMETER 4. .- I /— O -■ •--t- 0 TREE PLANTING - DOUBLE STAKE a ®EV 1 TREE PLANTING- /• 0 CERCIS CANADENSIS 8-10'HT.Ble'GALE Nrs a WITH cur MTwx sr.RLE:Nrs W �. fa,,--"""SSkk��y..��At'"''' ° ao © F ::R::::uRRs 6•-8 BM EDGE OF aNMFOCONER c � EDGE t INCENSE CEDAR AS SHOWN So GC : I ■ {\\j¢ DISTANCE FROM EDGE IS SET MOM a FOOTBALL _ • / SPACwc SPECIFIED D.c. - _ - , z'ALSDAE FMLSN CRAM �� � I SHaISS FEGAAL? AND RONDE BURLAP AND Row t1 - - rot CORNEAS SERICEA 7 GAL CONT. T187NE FROM TOP HALF ^-'4r\ OF FOOTBALL �� ml-%+¢.r SPECIFIED yi��✓''/Z.--,; __ RED-OSIER DOGWOOD AS SHOWN D.C.DISTANCE- 8 (�,) ,mod EQUIDISTANT Q ?- c GAULTHERIA SHALLON 1 GAL CONT. .%�� PLANT�,,ER P% e o $ALAI AS$HONK FIN/91 GRADE 'i•. ® N= � F�� MULCH © -Q G OCEANISPRAYDISCOLOR AS SHOWN CONT. _- __ - THIN FEFrUzz TABLETS N S!' ..-•..c __ _ L' / - - E MAHOHIA AOUIFOLIUM 7 GAL. CONT. Project 1 ■.;.�� FOOTBALL --^� �. O OREGON GRAPE HOLLY AS SHOWN EAST BUTTE xn Ir1 _ PLANTING CO a - ,B IR n ._ \III �� - } meow soft IR .Lf�l -0 E PACIFIC WAXFY,RITLE ASGSHOWN CONT. HERFAGE• n u =n=I II Iri[ ceMP.cr PUHrMC wa - - P \ HAnVE soTL !� �-"' lr T FACT soD. e - fi}, '.$�6; / PHILADEiPNUS LEWIS!, 2 GAL CONT. MOCKORANGE AS SHOWN r 5 I -% titi t - - PHYSOCARPU$OPULIFOLJUS 1 GAL CON7. s CONTAINER/B+B SHRUB PLANTING a GROUNDCOVER PLANING C' COMMON NINEBARH As SHOWN y t SCALE NTS scuE NTS O 11 M1 I 1 RISES SANGUINEUM 1 GAL CONT. • 6 -x ;E7{ yam¢... _ �•� RED FLOWERING CURRANT AS SHOWN �' 4?- Yrt�g ROSA NUTKANA 1 GAL. CONT. 1;_ Eh el .:Ij 1 : : e NOOTKA ROSE AS SHOWN L- O W//id.•: - (;` SALIX PURPUREA 'NANA' 1 GAL CONT. e DWARF PURPLE-OSIER WILLOW AS SHOWN o !'. — 1 SYMPHORICARPOS ALBUS / GAL CONT. y '•.�) SNOWBERRY AS SHOWN - V6i R d F 1 ° u00: 1.Q1,` �� • iA 'j _ N;;;;r5 mM OSA SEED i� r;Enff... ° K -'�/ ! - - /4- c R i 1 6 PLUGS/SF'' _ u USED RE cook¢IN ANY MAxxEP WITHOUT RPTSM WPI-rtN PERMISSION ©TYP. f_ 111 9i MEADOW MIX SEED REVISIONS 1 - w B _/ O '' i . - - - > LAWN SEED xo CLOSING DATE l _ p T- _ I' ;� GENERAL Mores -- 4`16 - Y. O' - , 1. FULLY AUTOMATIC IRRIGATION SYSTEM TO BE INSTALLED TO MAINTAIN 1 .. _ - _ .-.;t: �`- - .. - - - LANDSCAPE MATERIAL - _ .. -- -- 1 Y - - - - • i.�. ALL LAND - 2. NOXIOUS WEED AND y .S ,C' i-OL. O / ALL PLANTING AREAS TO BE CLEARED 70 ALL a , • - - INVASIVE SPECIES PRIOR TO iNSTALLAnON G - _ :C I SEE ARSONIST LETTER FOR MORE DETAILED LANDSCAPE INFORMATION. sY1.1 -•�. ;i!� AP�_���� _� aJ'.-� a _ Vii`_ _ -1�-. ;l .; •• _ _ P. 3W MOCK ST ao� °�� yir�r Jr�c�.o- MURDOCK 8T QH—T _ 'HEFT TITLE: c - Af f / ..^/�'//���l//o'� °OO �� LAPD®CAPE NOTES LANDSCAPE /4 OlaraO ir..410j`apAo.[. ..7/fJO�ooco°o°seeeQuo p. J'�I - — ——— z '- f'.^'- -. - --- - ---' - ��� 1. THE SITE HAS SOIL CONDITIONS TYPICAL OF THE WILLAMETTE VALLEY. • - ;-• ." THESE SOILS ARE GENERALLY ACLAY/LOAM TEXTURE WITH MEDIUM- ORGANIC CONTENT AND SLIGHTLY ACIDIC. ALL DISTURBED TOPSOIL WILL BE STOCKPILED FOR REUSE ON THE SITE AS NEEDED. SOIL AMENDMENTS WILL CONSIST OF ORGANIC COMPOST TO IMPROVE . EROSION CONTROL NOTES DRAINAGE AND LIME TO NEUTRALIZE THE SOIL PH LEVEL. A COMPLETE APPROMAL NE MIS pIO9°N/SEDREMTA11a came(ESC)PLAN DAPS Nor coNsrrruTE AR APPRO.AL or PMNMOFT Row OR ONAINME OE9a(EC SZE NO Loun7 OF SOIL TEST WITH DETAILED RECOMMENDATIONS WILL BE COMPLETED ` Q Rawl PPES RE'mcrus alm481,Rc+ENTru+Forearm unTrES ETcj DURING THE CONSTRUCTION PROCESS. DRAWN BY TIAK _ 2- TIE uhmNTAna or THESE Esc PLANS ATO ME 1 0TRUCTI 0 VAM11ww0 REPLADISPD,.MO UPGRADING OF MOE Esc FAUnes Ls ' REYaSYITT Cr M 2. NATIVE TYPE PLANTS THAT ARE WELL ADAPTED TO THE EXISTING ArnTUnr/camACroR an AU 1 70117 IS DEPLETED ANO APPROVED MO 1[rrYAn7,LANET9APOO IS ESTRnuNm. SOIL CONDITIONS WERE SELECTED FOR THE PROJECT TO MINIMIZE CHECKED BY DKJ 1 M saloons cr RE ELEA/m.4 own FROWN a mIS PLAN SVU a u1ARLT rLAGMO IN THE FELD Pau 70 coNSTMKna MONO ENE coNsmucna PERIO.NO MAINTENANCE AND ON GOING WATER USE. Msn.R0M1¢7rar0 TIE FUDGED CEAwNC Weis 5NAL.OE PoarrrtD.TIE FTACCMC NOLL BE NAP/TARED B.THE AMIIGNIT/caITRwT7 FM DE 0400.117 NE LONSTTacna SHEET: a TIE ESC FACIL171,5 mow aN THIS new nnr x C9.SIRVCT107 IN ca acn.735 Au u...4 MD OWING Acnvrt¢5 AN0 w WON A WIPER AS TO IME OW • SEDMEINT NO Sm0OFT LA000 RATER DO NOT ENTER TIE 7AMADE 5TSTE11.RO*0A1i OR NaATE APPUCAaE WATER STAPIAxa5. CO 5. TIE Esc FACILITES s old4 7 THIS PLAN ME TIE NMM.M REOUm0OCn F7 AR11CPATED RTE c7Nan75 OLRINC THE c0NSmurna PERIOD TIESE Esc 7017/113 MIAU BE L3.0 - - 7R7AOED As.Emo FOR UNMECTED'TORN E.EE175 MO ra ENSRE THAT SU MON1 MO 3EDe0N0-LADEN WATER D0 NoT LEAVE THE 97E ♦ THE Esc FRUIT 5001.E 015PECTED 00,10 DE APPUCMNT/c7TRW ra MO 0400714100 As IEWAPI To ENSUE TEAL CONTROED 4149717IN8. T. DE Esc FAULTS a RUCTDE'TES 53.77 RE Mscc1ED um...Fr.RED•Nw8r a as•47TH OR rnsl TIE 48 00LR5 r0U0w*A*Kw snow 00.1. a AT No rsE 51477*70 TI0W DYE 4001 Or 5D*ONT SE AUDI.To AccuoaoTE MINN A TRIPPED Ora BASIN Au CATU BASINS MO CONAErwCE LAS SNAP.Y CLEARED -—-_-- ---- .- - PlaaE TO PAWN.INC LLEANMO CMTRAna SMALL NOT FLOW=MEW LADEN WATER MO DE 00045TREM1 513TEM.574Be13D COIISRN TTON ENDIANces 9441 PE MTMLED " T. - T TIE BECBWYFG cr caISTMTGna MO NAME..FO 5e 000An7 OF THE w0.EC1.wuma*AL MEASURES Mr BE AMMO ro Rmo E m07 All PALED AREAS ARE Orr AT FOR TIE DURATION OF 5E 150 C1.. )20 JOB NO 400 CONDITIONAL USE PERMIT - FEBRUARY 16}72012 J,M��aRJMIn8 4014 •