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02/05/2007 - Packet • S TIGARD PLANNING COMMISSION AGENDA q FEBRUARY 5, 2007 7:00 p.m. TIGARD TIGARD CIVIC CENTER—TOWN HALL 13125 SW HALL BOULEVARD TIGARD, OREGON 97223 1. CALL TO ORDER 2. ROLL CALL 3. COMMUNICATIONS AND COMMITTEE REPORTS 4. APPROVE MINUTES 5. PUBLIC HEARINGS 5.1 DEVELOPMENT CODE AMENDMENT (DCA) 2006-00007 RESIDENTIAL ZONING DISTRICTS USE REGULATIONS AMENDMENT REQUEST: A Zone Ordinance Amendment to amend the Residential Zoning Districts Chapter (18.510) of the Tigard Development Code. The proposed amendment would allow school bus parking as a restricted use on school sites within all residential zones. This use is restricted to high school sites only and cannot be within 200 feet of a property line abutting a residential use. LOCATION: Citywide. ZONE: All Residential Zones. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.380, 18.390, 18.510, and 18.745; Comprehensive Plan Policies 1, 2, 4, 6, 7, and 12; The Metro Urban Growth Management Plan Titles 1, 8, and 12; Metro Regional Framework Plan Policies 1.14 and 8.3; and Statewide Planning Goals 1, 2, 5, 6, 10, 11 and 12. 5.2 SUBDIVISION (SUB) 2006-00008/PLANNED DEVELOPMENT REVIEW (PDR) 2006-00001/ZONE CHANGE (ZON) 2006-00001/SENSITIVE LANDS REVIEW (SLR) 2006-00010/ADJUSTMENT (VAR) 2006-00080 ANNAND HILL SUBDIVISION REQUEST: Approval of a 40-lot Subdivision and Planned Development on 4.53 acres. The lots are proposed to be developed with detached single-family homes. Lot sizes within the development are proposed to be between 2,788 and 5,377 square feet. A Zone Change is required to apply the PD Overlay over a portion of the site (Tax Map 2S110AD, 8800), and Sensitive Lands Review is required for slopes greater than 25%. The applicant is also seeking a street improvement Adjustment for the proposed cul-de-sac from the maximum of 20 lots served to 34 lots, and to the 200 foot length. LOCATION: The project is located at 14600 SW Pacific Highway;WCTM 2S110AC,Tax Lot 00200 and 2S110AD,Tax Lot 08800. (continued on next page) • • COMPREHENSIVE PLAN DESIGNATION: Medium-Density Residential District. ZONE: R-12: Medium-Density Residential District. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also permitted conditionally AND R-12 (PD): PD: Planned Development. The purposes of the PD Overlay zone are to provide a means for creating planned environments through the application of flexible standards which allow for the application of new techniques and new technology in community development which will result in a superior living arrangement; to facilitate the efficient use of land; and to preserve to the greatest extent possible, the existing landscape features and amenities through the use of a planning procedure that can relate the type and design of a development to a particular site, among other purposes. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.350, 18.360, 18.370, 18.390, 18.510, 18.705, 18.715, 18.720, 18.725, 18.745, 18.765, 18.775, 18.780, 18.790, 18.795 and 18.810. 6. OTHER BUSINESS 7. ADJOURNMENT • • Tigard Planning Commission - Roll Call Hearing Date: 01-5- 0 7 Starting Time: 7 = uzypvt . COMMISSIONERS: V Jodie Inman (President) Tom Anderson Rex Caffall Margaret Doherty Jeremy Vermilyea David Walsh STAFF PRESENT: Dick Bewersdorff Tom Coffee Gary Pagenstecher Ron Bunch Cheryl Gaines Emily Eng Duane Roberts Kim McMillan Beth St. Amand Gus Duenas Phil Nachbar Sean Farrelly • • CITY OF TIGARD PLANNING COMMISSION Meeting Minutes February 5, 2007 1. CALL TO ORDER President Inman called the meeting to order at 7:00 p.m. The meeting was held in the Tigard Civic Center,Town Hall, at 13125 SW Hall Blvd. 2. ROLL CALL Commissioners Present: President Inman; Commissioners Anderson, Caffall, Doherty, and Walsh. Commissioners Absent: Commissioner Vermilyea Staff Present: Dick Bewersdorff,Planning Manager; Gary Pagenstecher,Associate Planner; Cheryl Caines,Assistant Planner; Kim McMillan, Development Review Engineer;Jerree Lewis, Planning Commission Secretary 3. PLANNING COMMISSION COMMUNICATIONS AND COMMITTEE REPORTS None 4. APPROVE MEETING MINUTES None 5. PUBLIC HEARINGS 5.1 DEVELOPMENT CODE AMENDMENT (DCA) 2006-00007 RESIDENTIAL ZONING DISTRICTS USE REGULATIONS AMENDMENT REQUEST: A Zone Ordinance Amendment to amend the Residential Zoning Districts Chapter (18.510) of the Tigard Development Code. The proposed amendment would allow school bus parking as a restricted use on school sites within all residential zones. This use is restricted to high school sites only and cannot be within 200 feet of a property line abutting a residential use. LOCATION: Citywide. ZONE: All Residential Zones. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.380, 18.390, 18.510, and 18.745; Comprehensive Plan Policies 1, 2, 4, 6, 7, and 12; The Metro PLANNING COMMISSION MEETING MINUTES—February 5,2007—Page 1 • • Urban Growth Management Plan Titles 1, 8, and 12; Metro Regional Framework Plan Policies 1.14 and 8.3; and Statewide Planning Goals 1, 2, 5, 6, 10, 11 and 12. STAFF REPORT Cheryl Gaines summarized the staff report. She advised that the applicant is requesting to amend the use regulations within residential zoning districts to allow bus parking as a restricted use on high school sites. The Development Code does not address this issue and therefore the use is not permitted in the zone. The proposed code language describes the circumstances under which bus parking is allowed - high school sites, not within 200 feet of a property with residential use. Staff is proposing one slight modification to call out bus parking as an accessory use and not a restricted use. Bus parking is not being proposed as a separate use classification. The placement of an "R" within the use table by the school use makes it seem that schools are a restricted use. That is not the purpose of this amendment. The only site currently affected by this change is Tigard High School. Any future proposed high school would be allowed to include this as an accessory use if the code is revised. The current bus storage facility on Pacific Hwy. has been sold. The District must find a new location for their buses. This application is only to amend the code. The buses will be parked in the NE corner, adjacent to sites zoned Industrial Park and developed with commercial buildings. Buses were previously parked in this location, but it was not a permitted use. Residential uses to the north and west are separated by streets. Homes within the Waverly Estates subdivision are adjacent to the site's southern boundary, but are approximately 800 feet from the proposed parking location. During the review process, concerns over diesel fumes and noise were raised by a property owner to the south of the school site. No strong evidence was provided to prove or disprove that the buses will have effects on air quality. Staff searched the internet and found an Oregon Department of Education memo addressing the issue of diesel exhaust and presents guidelines to school districts to reduce student exposure. At this time, it's unknown what regulations, if any, the Tigard-Tualatin School District has adopted. Staff has recommended that the applicant further address this issue during the hearing. Staff advised that there is no limit on the number of school buses that can be parked at the High School. The Planning Commission can choose to include this in the code language. APPLICANT'S PRESENTATION PLANNING COMMISSION MEETING MINUTES—February 5,2007—Page 2 • • Roy Burling, CFO, Tigard-Tualatin School District;Judy Frieze, Director of Transportation; Ed Murphy from Parati, 20085 NW Tanasbourne Dr., Hillsboro, OR 97124; and Randy Harvey, Director of Operations for TTSD, provided details of the request. Currently, buses are parked at the old administration site on Hwy. 99W. Previous to that, they were parked at Tigard High School. The School District is in the process of selling the old administration site and First Student, the contract provider, has been asked to find a parcel of land to accommodate their large buses. The District will park 17 buses at the High School. If First Student can find a parcel large enough to accommodate all the buses, the District would be open to that arrangement. The District considered improving the bus yard on Hall Blvd., but found that there were issues with wetlands and the site was constrained. It was too expensive to develop the site to add the number of spaces they needed. The District plans to park only the short buses behind the Swim Center. Regarding noise and traffic, the buses are dispatched in a staggered manner—they don't all leave at the same time. They expect a minimal impact on Durham Road. In terms of air quality issues, the District has informally adopted the guidelines as written by the Department of Education. They made a commitment to take the guidelines to the Board to be formally adopted. In terms of mitigating pollution and diesel effects, the buses are regularly maintained and tuned up. In addition, the fleet is kept current so they meet the most current clean air standards. The Planning Commission expressed concern about creating noise in neighborhood. Another concern is about runoff of grease, oil, and fuel into the groundwater and storm water. The applicant said they would try to comply with Clean Water regulations. With the current remodel of Tigard High School, one of the conditions was to provide monitoring of the storm water system. The District has entered into a contract for that service. They are sensitive to environmental concerns. Regarding traffic, the Commission asked if it would be difficult to get out onto Durham Road and asked if any traffic counts or analysis had been done. The applicant advised that this application is only a legislative change/text amendment to allow buses to park on the High School site. The main condition is to keep it back 200' from any residentially zoned property. If paving for additional parking becomes necessary,it would automatically kick in a site development review which would then require a traffic study. Buses leaving the site are staggered over an hour and a half. The applicant advised that only TTSD school buses would be stored at this limited space. The applicant was asked if they have drawn up any plans to comply with air and water quality standards. They said they would ask the School Board to formally adopt the Oregon Department of Education guidelines. They are willing to comply with any other necessary PLANNING COMMISSION MEETING MINUTES—February 5,2007—Page 3 • • guidelines. Over time, as older buses are replaced, they will all meet 2007 air quality standards. Staff advised that this legislative amendment applies to the entire parcel, but buses could not be parked within 200' of residential use. There will be another review when the District modifies the access and moves the parking on site. At that point,water quality measures, parking, and maneuvering on site will be reviewed. The applicant advised that bus drivers will park their personal cars at the pool and High School parking areas. There will be fencing around the buses. They have not yet decided what to do with existing portables on the site. PUBLIC TESTIMONY— IN FAVOR None PUBLIC TESTIMONY— IN OPPOSITION Malcolm Pennington, 16653 SW 88th Place, Tigard, OR 97224 expressed his opposition to the proposed amendment. He is concerned about health effects from diesel exhaust on students, the fact that there is no restriction on the number of buses, and noise. He believes the contractor should find their own parking location, possibly in an industrial area. He submitted written testimony (Exhibit A). The Commission asked staff what would happen if the Commission decided not to move forward with the request. Staff answered that the Commission has 3 options: recommend the amendment as written; put further restrictions on the footnote; or recommend denial. All recommendations would go to City Council for a second public hearing. APPLICANT'S REBUTTAL The applicant reiterated that this is just a legislative change for school bus parking, not within 200' of residential properties. The text amendment will provide greater flexibility in the future. It's meant as a temporary stop-gap approach, but may become long term. Other buses won't be parking there. The District wouldn't be able to add more buses; pre-trips are done in 15 minutes (they don't idle the whole time); and there's already a catch basin with a fuel separator on site. The applicant advised that the buses will be parked adjacent to the soccer field. The field is not used in the early morning and in the afternoon, buses come in are shut down immediately. PUBLIC HEARING CLOSED PLANNING COMMISSION MEETING MINUTES—February 5,2007—Page 4 The Commission discussed the application. Some of the Commissioners were concerned about this becoming a permanent location for the school buses. They would rather see this as a temporary use, maybe for 2 years. After that time,it could be reevaluated. They do not want it to be open-ended. Staff advised that there is a temporary use section in the Development Code. Staff could go back and redraft language for that section to allow bus barn parking on school property as a temporary use. If it were allowed as a temporary use, the district could come back multiple times to request a temporary use permit. If the Commissioners would like the amendment redrafted as temporary use, they would have to recommend denial to City Council. In the recommendation, the Commission could propose that it be redrafted as a temporary use. Commissioner Walsh moved to recommend approval as presented. President Inman seconded the motion. The motion failed by a vote of 2-3. Commissioner Walsh and President Inman voted in favor; Commissioners Caffall, Doherty, and Anderson voted against. After discussion about other possible options, the Planning Commission decided to re-open the public hearing to hear more testimony. PUBLIC HEARING RE-OPENED Kelly Hossaini, from Miller-Nash, advised that there is limited area for bus parking;if the District wants to do anything more, they would have to apply to the City. They have a storm water system already in place, they're not near any residences, and the buses comply with air standards. This legislative amendment gives them flexibility to park their buses,but it's not optimum for long term use. If the Commission wants the District to meet other standards, they will have to be very specific what those standards are. Randy Harvey,TTSD Director of Operations, testified that this particular site was previously used for parking short buses and they had no problems. They won't take away any more space than they absolutely have to. The solution may not be temporary;it may be long term. They believe the request is reasonable and they meet all the requirements that have been raised in terms of health and safety. Malcolm Pennington said short term parking probably won't have long term effects, but over the long term,it could be a concern. He believes that, from an air standard quality,it's an issue for kids. He urged the Commission to consider allowing it only on a short term basis. Commissioner Walsh moved for approval as presented. President Inman seconded the motion. The motion passed with a vote of 4-0; Commissioner Caffall abstained. 5.2 SUBDIVISION. (SUB) 2006-00008/PLANNED DEVELOPMENT REVIEW (PDR) 2006-00001/ZONE CHANGE (ZON) 2006-00001/SENSITIVE LANDS PLANNING COMMISSION MEETING MINUTES—February 5,2007—Page 5 • • REVIEW (SLR) 2006-00010/ADJUSTMENT (VAR) 2006-00080 ANNAND HILL SUBDIVISION REQUEST: Approval of a 40-lot Subdivision and Planned Development on 4.53 acres. The lots are proposed to be developed with detached single-family homes. Lot sizes within the development are proposed to be between 2,788 and 5,377 square feet. A Zone Change is required to apply the PD Overlay over a portion of the site (Tax Map 2S110AD, 8800), and Sensitive Lands Review is required for slopes greater than 25%. The applicant is also seeking a street improvement Adjustment for the proposed cul-de-sac from the maximum of 20 lots served to 34 lots, and to the 200 foot length. LOCATION: The project is located at 14600 SW Pacific Highway; WCTM 2S110AC, Tax Lot 00200 and 2S110AD, Tax Lot 08800. COMPREHENSIVE PLAN DESIGNATION: Medium-Density Residential District. ZONE: R-12: Medium-Density Residential District. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also permitted conditionally AND R-12 (PD): PD: Planned Development. The purposes of the PD Overlay zone are to provide a means for creating planned environments through the application of flexible standards which allow for the application of new techniques and new technology in community development which will result in a superior living arrangement; to facilitate the efficient use of land; and to preserve to the greatest extent possible, the existing landscape features and amenities through the use of a planning procedure that can relate the type and design of a development to a particular site, among other purposes. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.350, 18.360, 18.370, 18.390, 18.510, 18.705, 18.715, 18.720, 18.725, 18.745, 18.765, 18.775, 18.780, 18.790, 18.795 and 18.810. Commissioners Anderson and Walsh reported site visits. STAFF REPORT Gary Pagenstecher presented the staff report. He advised that this application would be reviewed under the old Planned Development standards. The application is for a 40-lot residential subdivision and planned development on 4.53 acres. The zone change is requested to apply the PD overlay on Tax Lot 8800 and a sensitive lands review is required for slopes greater than 25%. There is also a street improvement adjustment for the proposed cul-de-sac from the maximum 20 homes served to 34, and an adjustment to the minimum residential density requirement from 43 units to 40. Most base zone development standards are met with some exceptions: Front yard perimeter setbacks (from 15' to 6') Street side yard for lots 1, 29, and 40 (from 10' to 8') Staff recommends approval of the proposal with the conditions of approval listed in the staff report. PLANNING COMMISSION MEETING MINUTES—February 5,2007—Page 6 • • APPLICANT'S PRESENTATION Matt Sprague and Ben Altman, SFA Design Group, 9020 SW Washington Square Dr., Suite 350, Portland, OR 97223, described their project to the Planning Commission. They testified that this is a hilltop site with trees, sandwiched between apartments, and next to an old cemetery. They plan to build single-family detached homes. The development comes in at minimum density, rather than the maximum. Having narrow streets allows them to protect trees. They will be preserving 56 trees on site and will mitigate for those trees being removed. The only public access will be from 109th. They will be extending a public cul-de- sac. There will be open space tracts to preserve trees and a variety of lot sizes that adapt to the topography. The applicant is requesting 3 adjustments: 1. The cul-de-sac will accommodate 34 homes. 2. There is a minor adjustment to the minimum density (40 instead of 43 homes). 3. Front yard setbacks will be reduced from 15' to 10'; street side setbacks will be reduced from 10' to 8'; and side yard setbacks will be reduced from 5' to 4'. Rear yard setbacks will be 15'. They agree with the conditions of approval as shown in the staff report. The Planning Commission discussed details of the planned development with the applicant. They asked about concerns raised by TVF&R. The applicant advised the hammerhead at end of long drive has a turn around that exceeds TVF&R's requirements. Staff also advised that TVF&R requires all the units to be sprinkled because there is only one access to the development. The applicant noted that the streets will be wider than most private streets to allow for parking on one side of the street. The applicant advised that people attending the neighborhood meeting liked the single- family development rather than multi-family. They had some initial concerns about street circulation and trees, but the applicant answered their questions. The Commissioners asked specifically how the trees would be protected during development. The applicant advised they would be fenced. Staff noted that it's typical for developers to use orange mesh for fencing which can easily be moved. Chain link fencing could also be used. The Commission noted that there is only one option for access and it's not really set up for a public street circulation system. The applicant was asked if they had looked at other alternatives. The applicant said they thought about public streets, but that required some of the lots to face in other directions. In addition, the other options would eliminate more trees. PLANNING COMMISSION MEETING MINUTES—February 5,2007—Page 7 • • The Commission noted that there are extra deep walkways and wondered why there aren't planter strips. The applicant said it's not a requirement of a planned development under the old code. They want to leave something for the architects and builders to decide what they want to place on the lots. It was advised that street trees are required. President Inman asked about the lack of landscape strips in lots 7-11 and 21-25. The plan shows street trees behind the sidewalk, but with only 6' to the front porch setback, it's unlikely that someone will plant a substantial tree there. The applicant said they would not be averse to including planter strips from lots 8-11 and 21-23. John Annand, one of the property owners involved, testified that he's not sure what the prices will be for the homes, but envisions 2-story homes about 2400 square feet in size. The applicant noted that some lots will be larger to allow for play and some lots will have limited yard area. The open space tracts will primarily be planted with native vegetation. President Inman would like to see a soft pathway and benches in the open space tracts. PUBLIC TESTIMONY None PUBLIC HEARING CLOSED With regard to the request for reduced side yard setbacks, staff advised that the Planned Development Code doesn't address street side yard setbacks specifically. The applicant is requesting 8' setbacks, which is 2' less than what is required. The Variance chapter of the Development Code allows up to a 20% reduction on certain setbacks, but not for street side yard setbacks. The applicant could have requested a variance, but they didn't. The Commission could add a condition that would require that, prior to issuance of building permits, the applicant provide a site plan that shows the street side yard as met at 10'. The applicant disagreed, saying that the intent of the code isn't to limit the side yard to an interior yard between 2 walls. The intent is to allow flexibility to the setbacks for the base zoning district for which they are applying the planned unit development. The intent is to allow the flexibility to permit, through the PD process, an 8' street side yard setback. A street side yard setback is still a side yard setback. They believe the Planning Commission has the authority to approve it without a variance. Commissioner Walsh noted that under the new code, the intent is to provide flexibility for the Planning Commission. Staff advised that the Planning Commission could require the applicant to come back for street side yard variances or they could indicate that there is flexibility in the code to allow for street side yard setbacks to be adjusted. President Inman moved to approve Subdivision (SUB) 2006-00008/Planned Development Review (PDR) 2006-00001/Zone Change (ZON) 2006-00001/Sensitive Lands Review (SLR) PLANNING COMMISSION MEETING MINUTES—February 5,2007—Page 8 • • 2006-00010/Adjustment (VAR) 2006-00080 / Adjustment (VAR) 2007-00001 Armand Hill with the staff report as presented, the conditions, and some additional conditions, 1. add a minimum 4'planter strip in front of lots 8 through 11 and 21 through 23; 2. provide a landscape plan demonstrating a soft pathway connecting Tract A through Tract E with passive recreation and seating; 3. use a 6' chain link fence for tree protection, including and taking into account all testimony and deliberations heard tonight. Commissioner Walsh seconded the motion. The motion passed unanimously. 6. OTHER BUSINESS None 7. ADJOURNMENT The meeting adjourned at 10:17 p.m. /)ye__ A/ Jerree wis,Planning Co *ssion Secretary ‘74�k,P L4()4 it Jooc -;1",4 A'fl'hST: President Jodie Inman Air PLANNING COMMISSION MEETING MINUTES—February 5,2007—Page 9 • • File No: Development Code Amendment (DCA) 2006-00007 File Title: Residential Zoning Districts Use Regulations Amendment • To whom it may concern: I am a resident of the City of Tigard and live in close proximity to the Tigard High School site proposed for bus parking. My first concern is that this ordinance (if I understand it correctly) would create industrial use of what is now zoned for residential use by making it a parking and dispatch location for up to 30 class 6 diesel vehicles. I have received conflicting information from the City and the School District as to what is being requested by the School District. The City states that the District's request would place up to 30 diesel buses (both large and small, both district owned and contractor owned) at Tigard High School, amongst almost 2,000 children (1930 students per the district's web site) and the residences surrounding the High School, potentially on a permanent basis. The District states that there would only be 13 small district owned buses placed at the High School on a temporary basis. I believe there are important distinctions between these two positions. My second concern has to do with the long term health risks of diesel exhaust and it's affect on children. Diesel exhaust contains particulate matter, black carbon, sulfur dioxides, nitrogen oxides and more than 40 chemicals that are classified as "hazardous air pollutants" under the Clean Air Act. Diesel vehicles make up only 2 percent of vehicles in the United States, but they are responsible for more than 60 percent of all particulates and nearly half of all nitrogen oxides. Diesel engines emit significant quantities of particulate matter (PM2.5). These fine particles penetrate deep into the lungs contributing to persistent human health problems such as asthma attacks, reduced lung function, lung disease and even premature death. Fourteen of the 40 toxins in diesel exhaust are known to cause cancer and contribute to cardiopulmonary disease. Other health effects are also troubling, though harder to quantify. The particles in diesel exhaust impair the lungs and aggravate diseases like emphysema and bronchitis; they can also worsen -- or trigger-- asthma attacks. What's more, children are more susceptible than adults to these effects --they breathe faster and their lungs are less able to defend themselves from pollutants. In addition, exposures early in life can return to haunt them as they age, in the form of chronic health problems. Government regulators estimate, based on lifetime risks, that diesel exhaust is responsible to date, for 125,000 cancers nationwide. Since children often are exposed to diesel exhaust when they ride buses to school every day for many years, their exposure adds up --which translates into an unacceptably high risk of getting cancer later in life. Out of every million children that ride a school bus an hour or two each day during the school year, 23 to 46 of them may eventually develop cancer from the excess diesel exhaust they inhale on their way to and from school. A school bus will run it's engine at least 30 minutes before each route during its pre-trip inspection and warm up period (typically 3 times or more a day), or at least one and a half hours a day exposing students to these harmful particulates and gases. Do we really want to risk our citizen's health, and especially the health of our most vulnerable citizens, our children by making the High School a bus parking/dispatch yard? I think not. Therefore I would recommend we only allow our 13 small school buses to park on a specified temporary basis at Tigard High School. The district's contractor can and should find its own facility in a properly zoned area. Sincerely, �. ("". Malcolm B. Pennington 16653 SW 88th Place Tigard, OR 97224-5443 (503) 624-1106 • • • . COMMUNITY PUBLIC HEARING ITEM: ■ SPAI'ERS The following will be considered by the Tigard Planning 6605 SE Lake Road, Portland,OR 97222• PO Commission on Monday February 5. 2007 at 7:00 PM at the Tigard Civic Center -Town Hall, 13125 SW Hall Blvd., Tigard, Box 22109•Portland, OR 97269 Oregon. Phone: 503-684-0360 Fax: 503-620-3433 Public oral or written testimony is invited. The public hearing on Email: legals @commnewspapers.com this matter will be held under Title 18 and rules of procedure adopted by the Council and available at City Hall or the rules of AFFIDAVIT OF PUBLICATION procedure set forth in Section 18.390.060E. The Planning Commission's review is for the purpose of making a recommen- State of Oregon, County of Washington, SS dation to the City Council on the request. The Council will then hold a public hearing on the request prior to making a decision. I, Charlotte Allsop, being the first duly sworn, • Further information may be obtained from the City of Tigard depose and say that I am the Accounting Planning Division (Staff contact: Cheryl Caines) at 13125 SW Hall Blvd.,Tigard,Oregon 97223,by calling 503-639-4171, or by Manager of The Times(serving Tigard, email to cherylc @tigard-or.gov. Tualatin & Sherwood), a newspaper of DEVELOPMENT CODE AMENDMENT(DCA)2006-00007 general circulation, published at Beaverton, in RESIDENTIAL ZONING DISTRICTS USE REGULA- the aforesaid county and state, as defined by TIONS AMENDMENT ORS 193.010 and 193.020, that REQUEST: A ZONE ORDINANCE AMENDMENT TO AMEND THE RESIDENTIAL ZONING DISTRICTS City of Tigard CHAPTER (18.510) OF THE TIGARD DEVELOPMENT Public Hearing-Residential Zoning CODE. THE PROPOSED AMENDMENT WOULD ALLOW TT10902 SCHOOL BUS PARKING AS A RESTRICTED USE ON SCHOOL SITES WITHIN ALL RESIDENTIAL ZONES. THIS USE IS RESTRICTED TO HIGH SCHOOL SITES ONLY AND a copy of which is hereto annexed, was CANNOT BE WITHIN 200 FEET OF A PROPERTY LINE published in the entire issue of said ABUTTING A RESIDENTIAL USE. LOCATION: CITYWIDE. newspaper for ZONE: ALL RESIDENTIAL ZONES. APPLICABLE REVIEW 1 CRITERIA: COMMUNITY DEVELOPMENT CODE successive and consecutive weeks in the CHAPTERS 18.380, 18.390, 18.510, AND • 18.745; following issues - COMPREHENSIVE PLAN POLICIES 1, 2, 4, 6, 7, AND 12; 9 THE METRO URBAN GROWTH MANAGEMENT PLAN January 18, 2007 TITLES 1, 8, AND 12; METRO REGIONAL FRAMEWORK PLAN POLICIES 1.14 AND 8.3; AND STATEWIDE C1VLQx 1,o OUIA_lf) PLANNING GOALS 1, 2, 5, 6, 10, 11 AND 12. PUBLISH 1/18/2007 TT10902 Charlotte Allsop(Accounting Mana • JanuaL 2007 r�°"`m -`y OFF•ctAL sEaL --- �} BCEN A.',3URGESS ==. : {'- NOT.'/PUBLIC-OREGON �� > iF.0 / � ;` ;IcS.O,�.NO.390701 NOTARY PUBLIC FOR OR-�eN co... I My commission expires ,YCOiria'.a3l -- 'XPIRESfiM1AY16,2009 Acct#10093001 Patricia Lunsford/ATTN:NP City of Tigard 13125 SW Hall Blvd. Tigard, OR 97223 Size:2 x 5.25 Amount Due$87.67 'Remit to address above • • V �F Tigard Planning Commission r‘,Irll n1A0 NOTE: If you would like to speak on this item, please print your name &address on this form. Agenda Item# S 1 Page / of Date of Hearing o? -5- o 7 Case Number(s) 4 o2 00 6, - 00007 Case Name t_i•,, • _�i i!� c s �L ‘744 A'As 6(a. Location 6 17,„;c1 e- Please PRINT your name, address, and zip code Proponent (for the proposal): Opponent (against the proposal): l o(W) 7 Name: Name: Y`" Address: Address: 116 5/ S tel City, State, Zip: City,State, Zip: 2 '72 Z y Name: Name: Address: Address: City, State, Zip: City,State, Zip: Name: Name: Address: Address: City, State, Zip: City, State,Zip: Name: Name: Address: Address: City,State, Zip: City,State, Zip: Name: Name: Address: Address: City,State, Zip: City, State, Zip: • • Agenda Item: 5.1 Hearing Date: February 5.2007 Time: 7:00 PM STAFF REPORT TO THE v PLANNING COMMISSION FOR THE CITY OF TIGARD, OREGON TIGARD SECTION I. APPLICATION SUMMARY CASE NAME: CODE AMENDMENT TO ALLOW BUS PARKING WITHIN RESIDENTIAL ZONES ON HIGH SCHOOL SITES CASE NO.: Development Code Amendment(DCA) DCA2006-00007 PROPOSAL: To amend Chapter (18.510 — Residential Zoning Districts) of the Tigard Development Code to allow school bus parking as a restricted use on school sites within all residential zones. This use is restricted to high school sites only and cannot be within 200 feet of a property line abutting a residential use. APPLICANT: Tigard-Tualatin School District 6960 SW Sandburg St. Tigard, OR 97223 APPLICANT'S Parati REP.: Attn: Ed Murphy 20085 NW Tanasbourne Dr. Hillsboro, OR 97124 ZONE: N/A. LOCATION: Residential Zones. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.380, 18.390, 18.510, and 18.745; Comprehensive Plan Policies 1, 2, 4, 6, 7, and 12;The Metro Urban Growth Management Plan Titles 1, 8, and 12; Metro Regional Framework Plan Policies 1.14 and 8.3; and Statewide Planning Goals 1,2, 5, 6, 10, 11,and 12. SECTION II. STAFF RECOMMENDATION Staff recommends that the Planning Commission find in favor to amend the Residential Zoning District regulations as proposed by the applicant, with any alterations as determined through the public hearing process and make a final recommendation to the Tigard City Council. ICA2006-00007 PAGE 1 OF 10 2/5/07 PUBLIC HEARING STAFF REPORT TO PLANNING COMMISSION • • SECTION III. BACKGROUND INFORMATION The proposal is to amend the residential zoning districts code to allow bus parking as an accessory use at high school sites. Currently there is only one high school facility in the City of Tigard (Tigard High School). Any future development of a high school facility will be able to include this use if the proposed amendment is approved. The school district has sold one of the site's it currently uses for bus storage along Pacific Highway and now seeks to re-locate these buses to the High School site. Buses have been stored on the school site in the past, but were moved to make room for modular buildings and the school remodeling project. The future proposed location of the bus storage is an existing parking lot near the NE corner of the site. The location is not adjacent to residential properties. The City's residential zoning districts code does not address bus parking on school sites and is therefore not allowed. This proposed use would be accessory to the primary use - schools. Non-accessory parking is not allowed within most residential zones, but is allowed as a conditional use within the higher density zones (R-12, R-25 and R-40). One of the restrictions for residential zones is to only allow park-and-ride or other transit related facilities. SECTION IV. SUMMARY OF APPLICABLE CRITERIA Chapter 18.380 states that legislative text amendments shall be undertaken by means of a Type IV procedure, as governed by Section 18.390.060G. Chapter 18.390.060G states that the recommendation by the Commission and the decision by the Council shall be based on consideration of the following factors: • The Statewide Planning Goals and Guidelines adopted under Oregon Revised Statutes Chapter 197; Forty-five day advance notice was provided to DLCD on December 18, 2006, 49 days prior to the first scheduled public hearing as required. In addition, the Tigard Development Code and Comprehensive Plan have been acknowledged by DLCD. The following are the applicable Statewide Planning Goals that are applicable to this proposal: Statewide Planning Goal 1—Citizen Involvement: This goal outlines the citizen involvement requirement for adoption of Comprehensive Plans and for changes to the Comprehensive Plan and implementing documents. This goal has been met by complying with the Tigard Development Code notice requirements set forth in Chapter 18.390. Notice has been published in the Tigard Times Newspaper prior to the public hearing. In addition a notice was mailed to all property owners within 500 feet of the Tigard High School site because it is the only parcel currently affected by the proposed amendment. Statewide Planning Goal 2—Land Use Planning: This goal outlines the land use planning process and policy framework. The Comprehensive Plan was acknowledged by DLCD as being consistent with the statewide planning goals. The Development Code implements the Comprehensive Plan. The Development Code establishes a process for and policies to review changes to the Development Code consistent with Goal 2. The City's plan provides analysis and policies with which to evaluate a request for amending the Code consistent with Goal 2. DCA2006-00007 PAGE 2 OF 10 2/5/07 PUBLIC I-TEARING STAFF REPORT TO PLANNING COMMISSION • • Statewide Planning Goal 5—Open Spaces, Scenic and Historic Areas, and Natural Resources This goal outlines the protection of natural resources and conservation of scenic, historic and open spaces. This goal does not apply to the one site affected by the amendment because there are no open spaces, historic areas or natural resource areas on the site. If the bus parking use were proposed in or adjacent to these areas, then the regulations outlined in the Development Code for protection of these areas would apply. These chapters include but are not limited to 18.740 Historic Overlay and 18.775 Sensitive Lands. Statewide Planning Goal 6—Air,Water and Land Resources Quality This goal presents guidelines on how to maintain and improve the quality of the air, water and land resources of the state. Although there is no demonstrable evidence to show bus parking effects air pollution,idling buses may diminish air quality of the immediate surrounding area. The Oregon Department of Education has addressed this issue by recommending school districts adopt guidelines to reduce student exposure to diesel exhaust. The applicant has not submitted any evidence to support its claims that buses parked at the high school will not increase the impacts to air quality. If the buses are parked on school sites, then other land can be left vacant or developed with other uses. The only high school site located within the City of Tigard is not adjacent to any water resources. Statewide Planning Goal 10—Housing This goal outlines provisions to insure state housing needs are met. The Tigard Development Code allows schools within residential zones as a conditional use, which is consistent with the Comprehensive Plan. The bus parking will only be allowed on sites approved for school uses. To ensure minimal effect upon surrounding residential uses, the bus parking is proposed to be 200 feet from any abutting property line with a residential use. Statewide Planning Goal 11—Public Facilities and Services Goal 11 outlines the need to plan and develop an arrangement of public facilities and services which will serve as a framework for urban and rural development. This code change only allows bus parking on approved high school sites. Schools are considered part of a community's necessary public facilities. Allowing bus parking on the school site will enhance efficiency of this public facility by not requiring the district to purchase additional land and operate an off-site facility. Statewide Planning Goal 12—Transportation This goal outlines how to provide and encourage a safe, convenient and economic transportation system. School buses are not included within the transportation systems to be provided by the City, but will operate by utilising the street system planned and provided by the City. Transportation needs were addressed and goals set by adoption of the Tigard Transportation System Plan. This code amendment will have no effect on those goals because the existing Tigard High School site included in the study. • Any applicable Metro regulations; Metro Urban Growth Management Plan Title 1— Requirements for Housing and Employment Accommodation of this section of the Functional Plan facilitates efficient use of land within the Urban Growth Boundary (UGB). Each city and county has determined its capacity for providing housing and employment that serves as their baseline and if a city or county chooses to reduce capacity in one location, it must transfer that capacity to another location. Cities and counties must report changes in capacity annually to Metro. Land being used for bus parking will be part of the high school campus and not used for residential homes. Therefore, this text amendment does not reduce the City's housing capacity. DCA2006-00007 PAGE 3 OF 10 2/5/07 PUBLIC I-FEARING STAFF REPORT TO PLANNING COMMISSION • • Title 8—Compliance Procedures This title ensures that all cities and counties in the region are fairly and equitably held to the same standards and that the Metro 2040 Growth Concept is implemented. It sets out compliance procedures and establishes a process for time extensions and exemptions to Metro Code requirements. This title is not applicable. Title 12—Protection of Residential Neighborhood The purpose of this title is to protect the region's existing residential neighborhoods from air and water pollution, noise and crime, and to provide adequate levels of public services. In particular the title addresses making public schools more accessible to neighborhood residents. Allowing bus parking on high school sites will not affect accessibility to and from the surrounding neighborhood. Metro Regional Framework Plan Policy 1.14 School and Local Government Plan and Policy Coordination 1.14.1 Coordinate plans among local governments, including cities, counties, special districts and school districts for adequate school facilities for already developed and urbanizing areas. 1.14.2 Consider school facilities to be "public facilities" in the review of city and county comprehensive plans for compliance with the Regional Framework Plan. Policy 8.3 Schools 8.3.7 Encourage local jurisdictions to prioritize development applications and streamline processes for public agencies, including schools, to ensure that public needs are met without jeopardizing opportunities for citizen input or oversight for health and safety or environmental protection. 8.3.8 Encourage local jurisdictions to partner (including funding) with school districts to jointly use school sites for the public good (such as combined libraries, parks, connections with local services such as police, neighborhood centers, senior centers, etc.). These policies have been addressed by the implementation strategies of the Tigard Comprehensive Plan. Allowing bus parking on high school sites will not adversely affect coordination between local governments and the school districts to insure adequate school facilities are being provided. Currently bus parking within residential zones is not addressed by the Development Code and therefore is not allowed. By allowing bus parking as an accessory use enables the school district to easily utilize land already owned by the district rather than seeking and acquiring an off-site location. • Applicable Comprehensive Plan Policies: Comprehensive Plan Policy 1.1.1: General Policies The city shall ensure that: A. This comprehensive plan and all future legislative changes are consistent with the statewide planning goals adopted by the land conservation and development commission, the regional plan adopted by the metropolitan service district; DCA2006-00007 PAGE 4 OF 10 2/5/07 PUBLIC HEARING STAFF REPORT TO PLANNING COMMISSION • • B. Any neighborhood planning organization plans and implementation measures adopted by the city of tigard after the effective date of this comprehensive plan are designed to be consistent with this plan; and C. The tigard comprehensive plan and community development code are kept current with the needs of the community. In order to do this: 1. This plan shall be reviewed and updated at least every five years. As indicated above under the individual Statewide and Regional Plan goals applicable to this proposed amendment, the amendment is consistent with the Statewide Goals and the Regional Plan. Comprehensive Plan Policy 2.1.1, 2.1.2 and 2.1.3: Citizen Involvement 2.1.1 The city shall maintain an ongoing citizen involvement program and shall assure that citizens will be provided an opportunity to be involved in all phases of the planning process. 2.1.2 The opportunities for citizen involvement provided by the city shall be appropriate to the scale of the planning effort and shall involve a broad cross-section of the community: The citizen involvement teams shall be the primary means for carrying out the program; 2.1.3 the city shall ensure that information on land use planning issues is Available in an understandable form for all interested citizens. This policy is satisfied because notice of the proposed amendment was mailed to all property owners within 500 feet of the Tigard High School. In addition, notice was published in the Tigard Times of the Public Hearing and notice will be published again prior to the City Council public hearing. Public input has been invited in the notice. Comprehensive Plan Policy 4.2.1 and 4.3.1: Air,Water and Land Resources Quality 4.2.1 All development within the Tigard urban planning area shall comply with applicable federal, state and regional water quality standards, including those contained in the Clean Water Services' Design and Construction Manual. (rev. Ord. 02-15) 4.3.1 The city shall: A. Require development proposals located in a noise congested area or a use which creates noise in excess of the applicable standards to incorporate the following into the site plan: 1. Building placement on the site in an area where the noise levels will have a minimal impact; or 2. Landscaping and other techniques to lessen noise impacts to levels compatible with the surrounding land uses. B. Coordinate with DEQ in its noise regulation program and apply the Vol. Ii,policy 4-4 DEQ land use compatibility program. C. Where applicable require a statement from the appropriate agency (prior to the approval of a land use proposal) that all applicable standards can be met. Bus parking is only allowed as an accessory use to a high school. To develop a site with a school requires review through a land use application. That review will verify that Clean Water Services Design and Construction standards are being met. Policy 4.3.1 addresses uses that create noise impacts on surrounding properties. The proposed code amendment requires that the bus parking be located at least 200 feet from the property line of neighboring residential uses. In addition the Tigard Development Code requires screening of DCA2006-00007 PAGE 5 OF 10 2/5/07 PUBLIC HEARING STAFF REPORT TO PLANNING COMMISSION • • parking areas. There is no demonstrable evidence that making the High School eligible for bus parking will impact the quality of air,water and land resources. Comprehensive Policy 6.6.1: Housing 6.6.1 the city shall require: A. Buffering between different types of land uses (for example between single family residential and multiple family residential, and residential and commercial uses, and residential and industrial uses) and the following factors shall be considered in determining the type and extent of the required buffer: 1. The purpose of the buffer, for example to decrease noise levels, absorb air pollution, filter dust or to provide a visual barrier; 2. The size of the buffer needed in terms of width and height to achieve the purpose; 3. The direction(s) from which buffering is needed; 4. The required density of the buffering; and 5. Whether the viewer is stationary or mobile.Vol. Ii, policy 6-5 B. On-site screening of such things as service areas and facilities, storage areas and parking lots, and the following factors, shall be considered in determining the type and extent of the screening: 1. What needs to be screened; 2. The direction from which it is needed; 3. How dense the screen needs to be; and 4. Whether the viewer is stationary or mobile. 5. Whether the screening needs to be year round. Policy 6.6.1 requires buffering between different types of land uses. The Tigard Development Code does not require a buffer between schools and residential homes, but does require increased setbacks around schools up to 30 feet. The proposed 200-foot setback and required screening for parking areas act as a buffer from neighboring uses. Comprehensive Policy 7.8.1: Public Facilities and Services 7.8.1 The city shall work closely with the school districts to ensure the maximum community use of[the] school facilities for Tigard residents through locational criteria and the provisions of urban services. Schools are considered public facilities. The Comprehensive Plan states the City shall work closely with the school districts to ensure the maximum community use of the school facilities for Tigard residents through locational criteria and the provisions of urban services. These locational criteria mainly relate to new schools, but are addressed further below under Policy 12. The City can make joint agreements with the school district to allow community use of school facilities for recreation, open space and meeting rooms. The proposed code amendment will not restrict community use of the facilities. Comprehensive Policy 12.4.1: Location Criteria 12.4.1 The city shall provide for the location of community facilities in a manner which accords with: A. The applicable policies in this plan; B. The locational criteria applicable to the scale and standards of the use. Medium impact utilities and facilities A. Locational criteria DCA2006-00007 PAGE 6 OF 10 2/5/07 PUBLIC 1-TEARING STAFF R1 POR'I'TO PLANNING COMMISSION • • (1) access (a) there is direct access from the site to a collector street and traffic will not be routed through local neighborhood streets. (b) site access will not cause dangerous intersections or traffic congestion considering the roadway capacity, existing and projected traffic counts, speed limits and number of turning movements. (c) there is public transit within one-quarter mile of the site. (2) impact of the proposed change on adjacent lands Vol. Ii,policy 12-13 (a) it is compatible with surrounding uses, considering scale, character and use. (b) it will reinforce orderly and timely development. (c) associated lights and noise will not interfere with the activities and uses on surrounding properties. (d) large scale construction and parking lots can be buffered from the adjacent uses. (e) privacy of adjacent residential developments can be maintained. (f) the site layout can respond to existing community identity and street patterns. (g) buffering can screen the project from adjacent uses. (h) there is adequate area landscaping to filter the dust from the site area. (3) site characteristics (a) the land intended for development has an average site topography of less than a 10%grade, or it can be demonstrated that through engineering techniques, all limitations to development and the provision of services can be mitigated. (note: this does not apply to parks.) (b) the site is of a size which can accommodate the present and future uses and is of a shape which allows for a site layout in a manner which maximizes user convenience and energy conservation. (c) the unique natural features, if any, can be incorporated into the design of the facilities or arrangement of land uses. This policy addresses location of community facilities in accordance with applicable policies of the Comprehensive Plan and with locational standards related to the use. In this case High Schools are defined as a medium impact facility. These standards are related to access, impact on adjacent lands and site characteristics. The proposed code amendment could allow development that would impact these standards. As has been discussed previously in this report, impact on adjacent lands will be mitigated by screening and setbacks. Changes to access and the site characteristics will be reviewed with any necessary land use applications. • Any applicable provision of the City's implementing ordinances. Code Section 18.380: This section regulates amendments. It outlines the process for reviewing Development Code Text Amendments. The present amendment will be reviewed under the Type IV legislative procedure as set forth in the chapter. This procedure requires public hearings by both the Planning Commission and City Council. Code Section 18.390: This chapter establishes standard decision-making procedures for reviewing applications. The amendment under consideration will be reviewed under the Type IV legislative procedure as detailed in the chapter. DCA2006-00007 PAGE 7 OF 10 2/5/07 PUBLIC HEARING STAFF REPORT TO PLANNING COMMISSION • S Code Section 18.780: This chapter establishes procedures and criteria for development within residential zoning districts. The purpose of these regulations is: 1. Preserve neighborhood livability. One of the major purposes of the regulations governing development in residential zoning districts is to protect the livability of existing and future residential neighborhoods, by encouraging primarily residential development with compatible non-residential development -- schools, churches, parks and recreation facilities, day care centers, neighborhood commercial uses and other services -- at appropriate locations and at an appropriate scale. 2. Encourage construction of affordable housing. Another purpose of these regulations is to create the environment in which construction of a full range of owner-occupied and rental housing at affordable prices is encouraged. This can be accomplished by providing residential zoning districts of varying densities and developing flexible design and development standards to encourage innovation and reduce housing costs. The proposed amendment includes provisions to ensure the continued protection neighborhood livability by requiring that the bus parking be located at least 200 feet from a property with a residential use. The use is also restricted to high school sites, which are considered medium impact facilities by the Comprehensive Plan. There is an anticipated level of activity associated with these sites. Adding bus parking to the list of activities will not significantly increase the impact on neighboring sites. Presently the code does not address and therefore does not allow bus parking within a residential zone. DCA2006-00007 RESIDENTIAL ZONING DISTRICTS USE REGULATIONS AMENDMENT December,2006 'Explanation of Formatting These text amendments employ the following formatting: Stfikethfeugh - Text to be deleted [Bold, Underline and Italic] — Text to be added Proposed code language is as follows: TABLE 18.510.1 USE TABLE USE CATEGORY R-1 R-2 R-3.5 R-4.5 R-7 R-12 R-25 R-40 Schools C/R12 C/R12 C/R72 C/R'2 C/R'2 C/R72 C/R'2C/R'2 72School bus parking is permitted at public high school sites as a restricted use; it must be located a minimum of 200 feet from the nearest property line of any tax lot used for residential purposes. The applicant has proposed bus parking as a restricted use. Because the bus parking will only be allowed as an accessory use to an approved conditional use, the proposed restricted use is not correct. To add bus parking as a restricted use would require listing it as a separate use classification. This is not the intention of the applicant. The accurate code language within the use table should be as follows: DCA2006-00007 PAGE 8 OF 10 2/5/07 PUBLIC HEARING STAFF REPORT TO PLANNING COMMISSION • • TABLE 18.510.1 USE TABLE USE CATEGORY R-1 R-2 R-3.5 R-4.5 R-7 R-12 R-25 R-40 Schools C'2 C'2 C'2 C'2 C'2 C'2 'School bus parking is permitted on public high school sites as an accessory use if located a minimum of 200 feet from the nearest property line of any tax lot used for residential purposes. SECTION V. STAFF ANALYSIS Restrictions on usage within the residential zones are an important aspect of promoting the peaceful enjoyment of a neighborhood. However, schools are typically found in residential neighborhoods to safely and efficient serve the communities children. The City needs to balance these two uses, and may do so through restrictions on place,size,screening and buffering. Staff met with the applicant during a pre-application conference on October 10, 2006 to discuss these issues and discuss possible changes to the code. The proposed code revision addresses the applicant's concerns by allowing bus parking on high school sites. To ensure the public welfare and safety is protected, proximity to pro erties with a residential use must be 200 feet or greater. Staff believes that the proposed amendment strikes the best balance of restriction while still meeting the needs of the school district. The potential negative impacts by allowing bus parking are noise and traffic when the buses enter and exit the site. The applicant states that buses wou_d generally enter and exit the property two times a day between the hours of 6:15 a.m. to 8:30 a.m. and 3:00 p.m. to 4:00 p.m. Currently there is only one high school site within the City of Tigard. It is located on Durham Road between SW 85th and SW 92nd Avenues. Durham Road is classified as an arterial and therefore has heavier traffic and noise volumes. This 43.65 acre site is separated from properties on the north, east and west by streets. Properties to the south are a mix of residential and industrial. Bus parking can work well on this site with the proposed restrictions. To add the accessory use to this or any other existing high school site may require a minor or major modification to the approved conditional use (school). This will depend on what the applicant must do to prepare the site for the buses. In the case of Tigard High School, no application is necessary because no site changes are proposed. The buses will utilize an existing parking lot and access onto Durham Road. Bus parking proposed for any new high school site would be reviewed through a Type III land use process, which requires a public hearing. This process is required because schools are a conditional use within residential zones. The proposed code amendment is only for residential zones and has no effect on commercial zones where schools are also allowed as a conditional use. Currently non-accessory parking is allowed in most commercial zones. This use would allow bus parking, but not as an accessory use on school sites. Comments were received from one neighbor of the Tigard High School site. Mr. Malcolm Pennington expressed that he is in favor of allowing short buses owned by the school district to be parked on the property. He lives on the south side of the Waverly Estates subdivision located south of the Tigard High site. He has concerns with the long or diesel-powered buses due to noise and air pollution. Mr. Pennington also fears that buses owned by outside contractors rather than the district will have signs and balloons posted on buses to recruit for bus drivers. Although there is no demonstrable evidence to show bus parking effects air pollution, idling buses may diminish air quality of the immediate surrounding area. The Oregon Department of Education has addressed this issue by recommending school districts adopt guidelines to reduce student exposure to diesel exhaust. The applicant has not submitted any evidence to support its claims that buses parked at the high school will not increase the impacts to air quality. This issue should be addressed by the applicant during the public hearing process. Signs are permitted within residential zones, but are regulated by the sign code. Signs on vehicles are prohibited within the City of Tigard (18.780.070- Certain Signs Prohibited). DCA2006-00007 PAGE 9 OF 10 2/5/07 PUBLIC HEARING STAFF REPORT TO PLANNING COMMISSION • • SECTION VI. OTHER ALTERNATIVES No Action — The code would remain unchanged, and bus parking on school sites would continue to be prohibited in residential zones. Expanded Action—Allow bus parking on all school sites within residential zones. Alternate Actions — Decrease or increase the proposed 200 foot setback from residential properties. Add landscape buffer requirements to reduce noise pollution to surrounding properties. Require the school district to adopt Oregon Department of Education guidelines to reduce student exposure to diesel exhaust. (Attachment A). SECTION VII. ADDITIONAL CITY STAFF & OUTSIDE AGENCY COMMENTS The City of Tigard Police Department and the Building Division have reviewed the proposal and have no objections to it. The City of Tigard Engineering Department, Tualatin Valley Fire and RescueClean Water Services, Oregon Department of Land Conservation and Development were notified of the proposed amendment and did not respond. ATTACHMENT: Exhibit A—ODE Executive Memorandum 66-2002-03 January 24, 2007 PREPARE BY: Cheryl Gaines DATE Assistant Planner 41110Por y' January 24, 2007 APPROVED BY: Dick Bewers..rf' DATE Planning Manager DCA2006-00007 PAGE 10 OF 10 2/5/07 PUBLIC HEARING STAFF RI PORT TO PLANNING COMMISSION ODE - ODE Executive Memor dum 66-2002-03 Page 1 of 2 • Home > Publications > Executive Numbered Memos > 2002-03 October 11, 2002 EXHIBIT A TO: Superintendents and Transportation Supervisors RE: Reducing Diesel Exhaust School buses have an excellent safety record and according to National Highway Traffic Safety Administration (NHTSA), the school bus is the safest way to transport children to and from school. However, some recent evidence of adverse environmental and health impacts from diesel exhaust, such as inducing asthma attacks, has raised concerns with the Department of Education and Department of Environmental Quality (DEQ). Particulate levels may vary within individual buses over time but many cases may be controlled. The most important influences on variability include: bus idling behavior, queuing practices, bus ventilation via windows, and outdoor concentration of particulates on bus routes. Engine model, age of engine, and number of miles since last overhaul, maintenance cycles, location of bus engine (front, next to driver, or rear) can also influence the levels. Elevation change, passenger load, and climate may all influence levels of interior pollutants and children's exposure. Bus parking and maintenance facilities have the potential to create localized particulate air pollution that far exceeds ambient outdoor levels. Pollution may routinely migrate to adjacent properties when buses are left idling or during periods of peak use-early mornings and afternoons. If vehicles are parked near schools, both outdoor and indoor school air quality may be diminished. The Department of Education strongly recommends that school districts adopt guidelines to reduce exposures of students to diesel exhaust. The following items should be included: 1. Drivers should turn bus engines off upon reaching their destinations or whenever idling time exceeds 2-3 minutes. Buses should not be turned on until ready to depart. Exceptions should include conditions that would compromise passenger safety, such as: a. Extreme weather conditions b. Idling in traffic 2. District should inform drivers about the effects of idling on both indoor and outdoor air quality. 3. Districts should ensure that buses are monitored and maintained so that emissions remain at their lowest possible level and ensure that engine compartments are completely sealed from interior passenger space. 4. Districts, whenever possible, should locate bus-parking facilities so as to have a minimal effect on air pollution in the vicinity of schools, playgrounds, and residential areas. 5. After the driver completes the pretrip inspection, the engine should be turned off until time to depart or the driver should depart immediately. Diesels do not warm up unless they are at a high idle or placed under a load. Besides polluting the air, an idling bus consumes fuel and adds wear and tear on the engine. According to the DEQ, a bus idling for an hour each day during a school year adds the equivalent of 1260 miles of wear on the engine. Operational costs associated with idling are estimated at about $250 per year per bus. Reducing idling time is not only a good health and environmental policy, but it also makes good economic sense. For more information about diesel exhaust and the health effects and for further ways to reduce diesel emissions, please contact Kevin Downing at the Department of Environmental Quality, 503.229.6549 or email downing.kevin @deq.state.or.us. Please feel free to contact Deborah Lincoln at the Department of Education, Pupil http://www.ode.state.or.us/pubs/memos/2002_03/066_03.htm 1/22/2007 ODE - ODE Executive Memorandum 66-2002-03 Page 2 of 2 Transportation section at 503.378.3600, Ext. 2664 or email deborah.lincolnCalstate.or.us if you need further information or have questions. Nancy Heiligman Deputy Superintendent Of Public Instruction Copyright© 1998-Today, Oregon Department of Education Page last updated on: 8/16/2004 3:27:54 PM http://www.ode.state.or.us/pubs/memos/200203/066_03.htm 1/22/2007 • • • • • • • •• `� ClATI • Cr • • • • • • • Tigard-Tualatin School District 23J • Development Code Text • Amendment Application • -A • - November 21, 2006 'l' - F 9 1 R r-, • . • c- 1 • ,,E. ':� • • • • � . • __"4000a • • • • • • • • • • a 7�- • • • • • • • • _ • PAS- . • • November 21, 2006 �o • • Cheryl Caines, Assistant Planner NO • City of Tigard Department of Community Development 2 2 2095 13125 SW Hall Blvd. • Tigard, Oregon 97223 • 0 • RE: Development Code Text Amendment application • • Dear Ms. Caines: • • On behalf of the Tigard-Tualatin School District, I am submitting an application for • a Development Code Text Amendment. This amendment, if adopted by the City • Council, would allow the bus parking in residential zones at a public high school. • More specifically, the text amendment will allow the School District to park buses • at Tigard High School, as long as the bus parking is located at least 200 feet away • from the property line of any parcel used for residential purposes. • • Enclosed are 18 copies of the application, per your request. Please let me know if • you need anything else. I look forward to reading your staff report. • • If you have any questions regarding this application please contact me at 503-352- • 1136 or murphye(aparaticompany.com. • • • • Since , • C%--\ • Ed Murphy, AI P • • • 20085 NW Tanasbourne Drive Hillsboro,OR 97124 • cc. Roy Burling, Chief Financial Officer, Tigard-Tualatin School District P503.858A242 Kelly Hossaini, Miller-Nash, Attorney for School District E 503.645.5500 • Project #1446.001 E corporate @paraticompany.com 1~Eti 877.648.4061 • www.paraticompany.com • sbvo.C • '1ianook,CR '✓anco uer.b',A oel!evue, • Coeur d'Alene,ID ccklin,CA • C =moat,Ft, • • • • • PRE-APP.HELD BY: • ',,-,T' 712,. r . .: . ; ^I gT 0+ iGARD^ P✓A N IN DE�SION- ▪ c LAND USE. ?E.IRMIT AP?_-_,JCNION • City of Tigard Pernat Center 13125 SW Hall Bhd, Tigarc? OR 97223 • Phone. 503.639.4171 Fax: 503.598.1960 • File# Other Case# • • Date By Receipt# Fee Date Complete . • TYPE OF PERMIT YOU ARE APPLYING FOR • •❑Adjustment/Variance (I or II) El Minor Land Partition(II) ❑ Zone Change(III) :❑ Comprehensive Plan Amendment(IV) ❑Planned Development(III) ❑ Zone Change Annexation(IV) •❑ Conditional Use(III) ❑Sensitive Lands Review(I,II or III) g Zone Ordinance Amendment(IV) :❑Historic Overlay(II or III) ❑Site Development Review(II) :❑Home Occupation(II) ❑Subdivision(II or III) LOCATION WHERE PROPOSED ACTIVITY/IWILL OCCUR(Address if avad61e) /I „in T Ctr^d tii�t 5 -400( 1000 SG) Duri1awi ,'Oo.d •TAX MAPS&TAX OT NOS. ( • Z5 Hi-(AA 0oro0 TOTAL SITE SIZE ZONING CLASSIFICATION • a cfe--s 1 APPLICANT' {0 T�4 vd- TA(c1' Shoal D sfr;cfi •MAILINGADDRESS QTY/STATE/ZIP • 6 (1GD Sw SGvlc(bu`ci cf. , 7714"1, OR g7Z23 PHONE NO. FAX NO. • .5-03- -(3(- ycc3 s03 -4/ r- yoY7 •PRIMARY CONTACT PERSON PHONE NO. { • ,d MurP'"Y, 12avct ► So3- ES8- 412,12 •PROPERTY OWNER/DEED HOLDER(Attach list if more than one) (•MAILING ADDRESS/QTY/STATE/ZIP. • •PHONE NO. FAX NO. •*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. I PROPOSAL SUMMARY(Please be specific) • Zar1„1 l74• Am4,00( ehi 1 n((auw hoc pa►-k n (ii rts,deH `ci( topics, re5-ric1d • f', kli1i Sc1oa( S, S. • . • • APPLICATIONS WILL NOT BE ACCEPTED WITHOUT ALL OF THE REQUIRED SUBMITTAL ELEMENTS AS • DESCRIBED IN THE "BASIC SUBMITTAL REQUIREMENTS" INFORMATION SHEET. i•\riimin\macrarc\innr{ttcP annlirarinnc\land iicP nerrnit ann.dnrr. • • • • • • • I_ CERSIFY HAT • • 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 cr • ue;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). • • • GNATURES OF L,ACI-HOWIVER OF THE SUBJECT PROPERTY ARE REQUIRED. • • • • __//p4/212. 424 • ;<<oer's Sig tune Da • r • ,.vner's Signature Date • • ',miler's Signature Date t • • i• vner's Signature Date • • sauces Signature Date • • • opticant/Agent/Representative's Signature Date • .,,.rsiicant/ gentiikepresentative's Signature Date • • • • • • • • • • • • KEY INFORMATION • • Project Name: Bus Parking Text Amendment • Property Description: 2S114AA00100 • Location: 9000 SW Durham Road. The proposed text amendment would only apply to • public high schools. The only high school in Tigard is Tigard High School, located south of • Durham Road, between SW 85th Avenue and SW 92nd Avenue. • Parcel size: Approximately 43.65 acres • Zoning: R-4.5 • Applicant: Tigard-Tualatin School District • Property Owner: Tigard-Tualatin School District 233 • 6960 SW Sandburg Street • Tigard, Oregon 97223 Attention: Roy Burling, Chief Financial Officer • Telephone: 503-431-4003 • Fax: 503-431-4047 • Applicant's Representative: • Ed Murphy, AICP, Comprehensive Planning Manager • Parati • 20085 NW Tanasbourne Drive Hillsboro, Oregon 97124 • • • SUMMARY • • • The Tigard-Tualatin School District wants the ability to park some of its school buses at Tigard High School, including buses that are not related to transporting high school • students. Currently, the District parks buses in two other locations in Tigard, which include • the 8.4-acre bus barn located at 13000 SW Hall Blvd. (tax lot 2S102DA00500) and the 1.37-acre parcel located at 13137 SW Pacific Highway (tax lot 2S102CB00200), where the • Hibbard Administration Center Administrative Building was located. • The School District is selling the site on Highway 99w, so that site will no longer be available • for bus parking. Finding a suitable and available site where bus parking would be permitted • by the zoning district, where the surrounding property owners would not be adversely impacted, and which would work for the District logistically, has proven problematic. The • School District officials have decided that parking buses at Tigard High School, near the • swim center, is the best option available. This option has the added benefit of allowing the District to reduce the vehicle miles traveled of the buses, because it allows the District to • park at least some of the buses that serve the southern part of the district in a more • southerly area. • • • 1 • ejm/1446.001/docs/plan/applicationfd/11/13/06 • • • • • • • The Tigard Development Code does not expressly allow bus parking in the R-4.5 zone. In • order to allow bus parking in this zone, a text amendment to the Tigard Development Code • Text is required. The proposed text amendment, if adopted by the City, would allow school bus parking as a restricted use within residential zones, as long as it is located at a public • high school and sited away from any residential uses. • • The proposed amendment is a legislative decision, and would be applicable to any site • within the City that met the criteria. However, the criteria are narrowly written to limit • the school bus parking to high school sites. • • This application is for a text amendment only. No site improvements are planned, and • no new access ways are proposed. (According to City planning staff, as long as the District continues to use its access off Durham Road, no modification to the Conditional • Use Permit is required. Should the District decide to pursue the permanent use of the • temporary construction road access connecting to SW 85th Avenue, a modification to the Conditional Use Permit application, an adjustment to the driveway spacing standards, • and approval of a revised site plan may be required). • • The capacity of the high school will not change. • • • No additional parking spaces are proposed. The area where the buses would be parked is not currently used for off-street parking, and the existing parking at the high school is • more than the minimum number of spaces required. • • There will be virtually no impact to the sewer, water, and storm water systems. There • will be no increase in the amount of impervious surface. There will be some traffic • impact because the buses will be utilizing this site rather than the 99w site. • • BACKGROUND INFORMATION • • History: Currently, no buses are stored at the high school. The District stores some buses at its site on Pacific Highway, which is zoned R-12, and others at its site on Hall Blvd., • zoned Light Industrial. There is not enough room at the Hall Blvd. site to park all of the • buses, since much of the property is unusable for parking due to environmental factors. • The District has been using the Pacific Highway site as a temporary solution to its bus • parking needs since it demolished the old Administration Building in 2004. Currently there are 17 short buses and 9 long buses parked at the 99w site. The District is selling its • property on 99w, and needs to find another site to park the buses when they are not • transporting students. • The District would like to re-locate the buses currently stored at the 99W site, and perhaps • three or four more to accommodate anticipated growth, at the high school. It has stored buses at the high school before; in fact, the District moved buses from the high school to • the 99W site to make room for modular buildings and materials related to the school • remodeling project. • The contractor for the high school remodeling project constructed a temporary access road • connecting the site to 85th Avenue, but it cannot be used to access the bus parking area • unless it is converted to a permanent access road through the Conditional Use Permit process. • • 2 • ejm/1446.001/docs/plan/applicationfd/11/13/06 • • • • • • • The site: The property is made up of one tax lot, a 43.65-acre parcel with frontage on SW • Durham Road on the north side, SW 85th Avenue on the east side and SW 92nd Avenue on • the west side. (Please refer to the Tax Assessor's map, Exhibit '1'). The site slopes slightly • from north to south, and from west to east. It is mostly cleared of vegetation except for the group of trees just south of the swim center. The aerial photograph (Exhibit '2') shows the School District property and • surrounding neighborhood. • This application is for a Text Amendment, and not for approval of an specific location. • However, as a point of information, the District plans to site the parking area south of the • portables and behind the soccer field that is east of the swim center. The site would be • approximately 240 feet from the Durham Road south right-of-way line. A close up view (Exhibit '3') indicates the area on the site where the buses would be stored, if the text • amendment is approved. Adjacent uses: The high school property is zoned R-4.5, as are the neighborhoods to the • north, the west and the south. The homes to the south directly abut the school property. • The homes to the west and north are separated by 92nd Avenue and Durham Road, respectively. The area to the east is zoned Light Industrial, and is developed with light • industrial uses. See Exhibit '4', Zoning Map. • Description of Proposal: • • The proposal is to allow school bus parking as a "Civic (Institutional)" use permitted, with restrictions, in the R-1 through R-40 zones. A footnote would provide the details of the • restrictions. In this case, the restriction would be that school bus parking is permitted only • at a public high school, and:must be located at least 200 feet away from the property line of any parcel used for residential purposes. Bus parking would be a permitted use, not a • conditional use. Exhibit '5' illustrates the area where bus parking would be prohibited at the • high school site (200 feet from the nearest property lines of any tax lots that are used for residential), as well as the specific area where the District is proposing to park the buses. • While "schools" are permitted as a Conditional Use in the R-4.5 zone, bus parking is not listed as a permitted use or a conditional use. The definition of"accessory use" is a use that • is "incidental and subordinate to the main use of the property". Since the main use of the • property is a high school, and since many of the buses to be parking at this site are not related to the high school use, bus parking would not qualify as an accessory use. Also, the • definition refers to an accessory use as a "freestanding structure", and a parking area is not • a structure. • The proposal text amendment would be made by amending Table 18.510.1, as shown on • the following table. The full table, as it would be amended, is attached as Exhibit '6'. • TABLE 18.510.1 • USE TABLE • USE CATEGORY R-1 R-2 R-3.5 R-4.5 R-7 R-12 R-25 R-40 CIVIC (INSTITUTIONAL) • Schools C/R12 C/R12 C/R12 C/R22 C/R12 C/R12 C/R12 C/R12 • 12School bus parking is permitted at public high school sites as a restricted use; it must be • located a minimum of 200 feet from the nearest property line of any tax lot used for • residential purposes. • 3 • ejm/1446.001/docs/plan/applicationfd/l 1/13/06 • • • • • Prior Reviews: A pre-application conference with city staff was held on the proposed text • amendment on October 10, 2006. (Please refer to the pre-application notes, Exhibit '7'). • No neighborhood meeting was held, since this is a legislative amendment. • • IMPACT ANALYSIS • Impact Analysis. Chapter 18.390.040.8.2.e requires an impact study as part of the Type • II procedure. Although the text amendment by itself has no impacts, the subsequent use of • a portion of the Tigard High School property for bus parking may have some minor impacts, • depending on exactly where it is located. No improvements to the transportation, drainage, parks, water, and sewer systems are necessary to meet City standards or to minimize the • impact of the development on the public at large, public facilities systems, and affected • private property users. • Following are comments regarding the impact of parking buses at the high school, based on • the planned location of the bus parking as shown on Exhibit'3'. • Transportation System: There are no significant impacts to the transportation system as a • result of this proposed text amendment or the subsequent use of a portion of the Tigard High School site for bus parking. The proposed text amendment would allow the District to • park buses at the high school. Approximately 30 buses would be parked on the site, and • would enter and exit the site twice a day, typically between the hours of 6:15 AM to 8:30 AM, and 3:00 PM to 4:00 PM, although buses may be coming and going throughout the day. • The buses will utilize the existing driveways between the swim center and the auditorium. • Drainage System: There will be no impact to the drainage system as a result of this • proposal. • Parks System: There will be no impact to the parks system as a result of this proposal. • • Water System: There will be no impact to the water system as a result of this proposal. • Sewer System: There will be no impact to the sewer system as a result of this proposal. • Noise impacts: There will be some future noise impacts as a result of this proposal because • of the buses entering and leaving the site in the morning and again in mid-afternoon. The • noise would only affect homes in the immediately surrounding area across Durham Road • from the swim center and auditorium. • Lighting: There will be no impact to the lighting system because of this text amendment. No • changes to the outside lighting are proposed. The District does not plan to install any new parking lot lights. • Police, Fire and other Emergency Services: There will be no impact to police, fire or other • emergency services as a result of this proposal. • Environmental impacts. There will be no impact on sensitive lands (i.e., wetlands, steep • slopes, floodplains, or wildlife habitats) as a result of this text amendment, or as a result of • the bus parking the text amendment would permit. • • • 4 • ejm/1446.001/docs/plan/applicationfd/11/13/06 • • • • • • • • RESPONSE TO STATE PLANNING GOALS • The foundation of the statewide land use planning program are a set of 19 Statewide • Planning Goals. Goals 1-14 are applicable to Tigard; the rest of the Goals are applicable to • coastal areas and the Willamette River greenway areas. The statewide goals are achieved through the Tigard Comprehensive Plan and the City's zoning and land division regulations • contained in the Tigard Development Code. This amendment to the text of the • Development Code must be consistent with the applicable state policies. Most of the statewide goals are not applicable to the proposed text amendment or the subsequent results of the text amendment. Nonetheless, the following section addresses these goals. State Planning Goals: • Goal 1. Citizen Involvement. Develop a citizen involvement program that ensures the opportunity for citizens to get involved in all aspects of the planning process. • Even though this is a legislative change to the Development Code that could theoretically • apply throughout the City, the City staff plans to notify all property owners within 300 feet • of the Tigard High School property, and to notify the neighborhood organizations. This, and the required public notices in the newspaper, provides adequate opportunities for citizen • involvement. Goal 2. Land Use Planning. Establish a land use planning process and policy • framework as the basis of all land use decisions and actions, and ensure an • adequate factual data base to substantiate those decisions and actions. The proposed text amendment allows a new use in a residential zone that the City currently • allows only in a commercial zone. However, the use is not a commercial use, and it is a use • that is related to school facilities, which are allowed as conditional uses in residential zones. • Goal 3. Agricultural Lands. Preserve and maintain agricultural lands beyond the • Urban Growth Boundary of the community. Not applicable. • Goal 4. Forest Lands. Conserve forest lands, not committed for urban uses, for • strictly forest uses. Not applicable. • Goal 5. Open Spaces, Scenic and Historic Areas, and Natural resources. Conserve • open space and protect natural and service resources. Not applicable, unless the use was proposed in or adjacent to open spaces, scenic and historic areas and natural • resources, in which case regulations related to those resources would apply. The goal is not • applicable to the specific site where the District plans to park buses. • Goal 6. Air, Water and Land Resources Quality. Maintain and improve the quality • of air, water and land resources. Not applicable. In a general sense, the buses will be utilized within the Tigard-Tualatin School District boundaries, regardless of where they are • parking when they are not in use. Allowing buses to be parked at the high school will not • increase the impacts to the air, water and land resources over the existing impacts caused by the buses. • • Goal 7. Areas Subject to Natural Disasters and Hazards. Protect the community's life and property from natural disaster and hazard areas. Not applicable, unless the • use was proposed in or adjacent to area subject to natural disasters and hazards, in which • case regulations related to those hazards would apply. The goal is not applicable to the • specific site where the District plans to park buses. • • 5 • ejm11446.001/docs/plan/applicationfd/I1/13/06 • • • • • • • Goal 8. Recreational Needs. Meet the recreational needs of the community and the • State. Not applicable. • Goal 9. Economic Development. Diversity and improve the economy of the • community and the State. Not applicable. • Goal 10. Housing. Provide adequate housing for the needs of the community, • region and state. Not applicable. Since the use will be allowed only at a high school, the • land that the use would consume would not otherwise be available to meet the City's • housing needs. • Goal 11. Public Facilities and Services. Plan and develop a timely, orderly and efficient arrangement of public facilities and services to serve as the framework • for urban development. The school buses should be considered part of the community's • necessary public facilities. As such, the City needs to address be best place to locate these • facilities so that public services, including school bussing, can be provided efficiently. • Goal 12. Transportation. Provide and encourage a safe, convenient and economic • transportation system. The goal calls for a safe, convenient and economic transportation system that addresses the needs of the transportation disadvantaged. Many school children • are "transportation disadvantaged". That is why the School District provides bus services. • Allowing the District to park buses at the high school furthers the goal of creating a safe, convenient and economic transportation system. • Goal 13. Energy Conservation. Conserve energy. Not applicable. Re-locating the bus • parking area to the high school will not significantly impact the energy used by the buses. • Goal 14. Urbanization. Provide for an orderly and efficient transition from • urbanizable to urban land uses. Not applicable. • • • • RESPONSE TO METRO PLANS • • Regional Framework Plan • In 1992, the region's voters adopted a Charter for Metro that required the adoption of a • Regional Framework Plan. The Regional Framework Plan, updated and effective 12/28/05, unites all of Metro's adopted land use planning policies and requirements. The Charter • directs Metro to address the following subjects in the Plan: • • Management and amendment of the Urban Growth Boundary • Protection of lands outside the Urban Growth Boundary for natural resource use and • conservation, future urban expansion or other uses • • Urban design and settlement patterns • Housing densities • • Transportation and mass transit systems • •- Parks, open spaces and recreational facilities • Water sources and storage • • Coordination with Clark County, Washington • • Planning responsibilities mandated by state law • • Other issues of metropolitan concern • • 6 • ejm/1446.001/docs/plan/applicationfd/11/13/06 • • • • • • Chapter 1 of the Regional Framework Plan addresses school and local government plan and • policy coordination, as follows: • 1.14 School and Local Government Plan and Policy Coordination. • It is the policy of the Metro Council to: • 1.14.1 Coordinate plans among local governments, including cities, • counties, special districts and school districts for adequate school facilities • for already developed and urbanizing areas. • 1.14.2 Consider school facilities to be "public facilities"in the review of city • and county comprehensive plans for compliance with the Regional • Framework Plan. • 8.3 Schools • It is the policy of the Metro Council to: • 8.3.7 Encourage local jurisdictions to prioritize development applications • and streamline processes for public agencies, including schools, to ensure • that public needs are met without jeopardizing opportunities for citizen • input or oversight for health and safety or environmental protection. • 8.3.8 Encourage local jurisdictions to partner (including funding) with • school districts to jointly use school sites for the public good (such as combined libraries, parks, connections with local services such as police, neighborhood centers, senior centers, etc.). Response. A parking area for school buses is a school-related public facility. This policy • directs and encourages the City to accommodate school-related public facilities in the City's • Comprehensive Plan and implementing ordinances. It also encourages joint use of school sites for the public good. The proposed text amendment is consistent with this policy. • • Urban Growth Management Functional Plan • Metro's Urban Growth Management Functional Plan provides tools that help the cities and • counties with territory inside the Metro Urban Growth Boundary meet the goals of the 2040 • Growth Concept. The Urban Growth Management Functional Plan is Section 3.07 of the • Metro Code. There are 12 titles in that section, which are summarized below. • Title 1 (Metro Code Sections 3.07.110 - 3.07.170) - Requirements for Housing and • Employment Accommodation. This section of the Functional Plan facilitates efficient use • of land within the Urban Growth Boundary (UGB). Each city and county has determined its capacity for providing housing and employment which serves as their baseline and if a city • or county chooses to reduce capacity in one location, it must transfer that capacity to • another location. Cities and counties must report changes in capacity annually to Metro. • Response: The land that the School District plans to use for bus parking, while zoned for • residential uses, is part of the high school campus, and would not otherwise be used for homes. The text amendment does not reduce the City's housing capacity. 7 • ejm/1446.001/docs/plan/applicationfd/11/13/06 • • • • • • Title 2 (Metro Code Sections 3.07.210 - 3.07.220) - Regional Parking Policy. The • Metro 2040 Growth Concept calls for more compact development to encourage more • efficient use of land, promote non-auto trips and protect air quality. In addition, the federally mandated air quality plan adopted by the state relies on the 2040 Growth Concept • fully achieving its transportation objectives. This title establishes regionwide parking • policies that set the minimum number of parking spaces that can be required by local governments for certain types of new development. It does not affect existing • development. Parking maximums are also specified. By not creating an over supply of • parking, urban land can be used most efficiently. • Response: This Title is not applicable. It does not apply to bus parking. Nonetheless, it ID would allow a more efficient use of urban land. • • Title 3 (Metro Code Sections 3.07.310 - 3.07.370) - Water Quality, Flood • Management and Fish and Wildlife Conservation. The goal of the Stream and Floodplain Protection Plan (Title 3) is to protect the region's health and public safety by • reducing flood and landslide hazards, controlling soil erosion and reducing pollution of the • region's waterways. Title 3 specifically implements the Oregon Statewide Land Use Goals 6 and 7 by protecting streams, rivers, wetlands and floodplains by avoiding, limiting or • mitigating the impact on these areas from development. • • Response: This Title is not applicable. The high school campus does not have any streams, rivers, wetlands or floodplains. • • Title 4 (Metro Code Sections 3.-07.410 - 3.07.440) - Industrial and Other • Employment Areas. Title 4 places restrictions of certain uses in three designations on•the 2040 Growth Concept Map. In Regionally Significant Industrial Areas, non-industrial uses • are limited to: • • • Retail uses less than 20,000 square feet and amounting to only 5 percent of the • contiguous Regionally Significant Industrial Area • • Commercial office uses that are not accessory to the industrial uses with the exception of large corporate headquarters, and; • • Uses necessary to serve the needs of businesses and employees of the Regionally • Significant Industrial Area. • In Industrial Areas, non-industrial uses are limited to less than 20,000 square feet and amount • to 10 percent of the Industrial Area. • In Employment Areas, retail uses are limited to less than 60,000 square feet. This can be • increased if it is demonstrated that transportation facilities are adequate to serve the retail • use and to serve other planned uses in the Employment Area. • Response: This Title is not applicable. • • Title 5 (Metro Code Sections 3.07.510-3.07.540) - Neighbor Cities and Rural Reserves. This section of the Functional Plan directs Metro to work with its neighbor cities to protect • common locations for green corridors along transportation corridors connecting the Metro • • 8 • ejm/1446.001/docs/plan/applicationfd/11/13/06 • • • • • • region and each neighboring city. The intent is to protect the land along these corridors from • continuous strip development to maintain their rural character and agricultural economy. • Metro's neighboring cities are Canby, Sandy and North Plains. • Title 5 requests that the counties and the cities adjacent to green corridors and rural reserves • adopt comprehensive plan policies to reflect the rural reserve policies contained in the 2040 • Growth Concept. • Response: This Title is not applicable. • Title 6 (Metro Code Sections 3.07.610 - 3.07.650) - Central City, Regional Centers, • Town Centers and Station Communities. The intention of Title 6 is to enhance the Centers • designated on 2040 Growth Concept Map by encouraging development in these Centers. Metro will work with cities and counties to implement development strategies which will include an • analysis of the barriers to development, an accelerated review process for preferred types of • development, an analysis of incentives to encourage development and a program to adopt the incentives. Cities and counties are encouraged to site government offices in Centers and are • required to report on the progress made in their Centers to Metro every two years. S • Response: This Title is not applicable. • Title 7 (Metro Code Sections 3.07.710-3.07.760) - Affordable Housing. This section of • the functional plan will ensure that all cities and counties in the region are providing opportunities for affordable housing for households of all income levels. • • The intent of Title 7 is to provide a choice of housing types, reduce barriers to sufficient and • affordable housing for all income levels in the region, create housing opportunities commensurate with the wage rates of jobs available across the region, initiate a process for • addressing current and future needs for affordable housing, and reduce concentrations of poverty. Local jurisdictions are required to report on land-use and non-land-use tools and strategies they • have considered for adoption by January 31, 2002; to report on status of comprehensive plans amendments and adoption of affordable housing land-use tools by December 31, 2003; and to • report on the amendments to comprehensive plans, outcomes of affordable housing tools • implemented and any other affordable housing developed and expected by June 30, 2004. • Response: This Title is not applicable. S • Title 8 (Metro Code Sections 3.07.810-3.07.890) - Compliance Procedures. This title ensures that all cities and counties in the region are fairly and equitably held to the same • standards and that the Metro 2040 Growth Concept is implemented. It sets out compliance • procedures and establishes a process for time extensions and exemptions to Metro Code requirements. S Response: This Title is not applicable. • Title 9 (Metro Code Sections 3.07.910-3.07.920) - Performance Measures. This title • ensures that progress or lack of progress is measured in the implementation of the Urban • Growth Management Functional Plan (UGMFP) and the 2040 Growth Concept. This will help ensure better program management. Indicators for monitoring and evaluating policies and S • 9 • ejm/1446.001/docs/plan/application fd/I 1/13/06 S • • • • • • requirements in each Functional Plan title will be identified and reviewed by the Metro Policy • Advisory Committee (MPAC), the Joint Policy Advisory Committee on Transportation • (JPACT) and adopted by the Metro Council. Metro will gather the data necessary for measuring progress with the assistance of the local jurisdictions. Analysis of the data will include reporting • at the regional level, jurisdiction levels and Growth Concept design type boundaries or center • areas. • Response: This Title is not applicable. • • Title 10 (Metro Code Section 3.07.1010) - Definitions. This title defines the words and terms used in the document. • • Response: This Title is not applicable. • Title 11 (Metro Code Sections 3.07.1105 - 3.07.1140) - Planning for New Urban Areas. The purpose of this title is to guide planning of areas brought into the UGB for conversion from • rural to urban use. All land added to the UGB shall be included within a city's or county's comprehensive plan prior to urbanization. The comprehensive plan amendment must be • consistent with all applicable titles of this Functional Plan. Title 11 lists ten provisions that need • to be addressed in the comprehensive plan amendment including an urban growth plan diagram and policies consistent with the Regional Framework Plan and adopted 2040 Growth Concept • design types. • Response: This Title is not applicable. • • Title 12 (Metro Code Sections 3.07.1210 - 3.07.1240) - Protection of Residential • Neighborhood. The purpose of this, title is to protect the region's existing residential neighborhoods from air and water pollution, noise and crime, and to provide adequate levels of • public services. • Response: This Title is somewhat applicable. Section D. of this Title states: • • D. To make public schools more accessible to neighborhood residents, cities, counties and school districts shall prioritize school sites that are near concentrations of • population and are connected to those concentrations by safe and convenient • walking, biking and, where transit is available or planned, transit facilities. • The intent of this title is to encourage siting of school facilities in locations that encourage • access via a range of transportation modes, and that protect existing residential neighborhoods • from pollution, noise and crime. The proposed text amendment, with the requirements that bus parking is restricted to high school sites, and then only if the proposed location for the bus • parking is located at least 200 feet away from existing residential uses, is consistent with this • title. • • • • • • • 10 • ejm/1446.001/docslplan/applicationfd/11/13/06 • • • • • • • RESPONSE TO COMPREHENSIVE PLAN POLICIES • • • Comprehensive Plan Policies • The Comprehensive Plan provides the policy framework for the City's planning program, and • directs the implementation strategies. Like the statewide goals, many of the policies are not directly applicable to the proposed text amendment. Following are the applicable • policies. There are twelve policy areas listed in the Comprehensive Plan, which are not • exactly the same as the state goals. • 1. General Policies. Not applicable. • 2. Citizen Involvement. Applicable. • • POLICY 2.1.1 THE CITY SHALL MAINTAIN AN ONGOING CITIZEN INVOLVEMENT PROGRAM AND • SHALL ASSURE THAT CITIZENS WILL BE PROVIDED AN OPPORTUNITY TO BE INVOLVED IN • ALL PHASES OF THE PLANNING PROCESS. • Response: The City staff plans to notify all property owners within 300 feet of the Tigard • High School property, and to notify the neighborhood organizations. This, and the required • public notices in the newspaper, provides adequate opportunities for citizen involvement. • 3. Natural Features and Open Space. Not applicable. • 4. Air, Water and Land Resources Quality. The policy on noise is applicable. • • POLICY 4.3.1 THE CITY SHALL: • a. REQUIRE DEVELOPMENT PROPOSALS LOCATED IN A NOISE CONGESTED AREA OR A USE • WHICH CREATES NOISE IN EXCESS OF THE APPLICABLE STANDARDS TO INCORPORATE THE FOLLOWING INTO THE SITE PLAN: • 1. BUILDING PLACEMENT ON THE SITE IN AN AREA WHERE THE NOISE LEVELS WILL • HAVE A MINIMAL IMPACT; OR 2. LANDSCAPING AND OTHER TECHNIQUES TO LESSEN NOISE IMPACTS TO LEVELS • COMPATIBLE WITH THE SURROUNDING LAND USES. • b. COORDINATE WITH DEQ IN ITS NOISE REGULATION PROGRAM AND APPLY THE DEQ LAND USE COMPATIBILITY PROGRAM. • c. WHERE APPLICABLE REQUIRE A STATEMENT FROM THE APPROPRIATE AGENCY • (PRIOR TO THE APPROVAL OF A LAND USE PROPOSAL) THAT ALL APPLICABLE STANDARDS CAN BE MET. • • IMPLEMENTATION STRATEGIES 1. The Tigard Community Development Code shall ensure that future "noise sensitive" • developments are designed and located so as to minimize the intrusion of noise from motor • vehicle traffic and/or neighboring noisy uses. 2. The Tigard Community Development Code shall ensure that new commercial, industrial • and public developments are landscaped and designed such that Department of • Environmental Quality (DEQ) noise standards are met and neighboring "noise sensitive" • properties are not negatively impacted by the new land use or associated activities. This shall be accomplished through building setbacks, buffering standards and use compatibility. • • 11 • ejm/1446.001/dots/plan/applicationfd/11/13/06 • • • • • • • 3. The City shall seek a response and/or assistance from the Department of Environmental • Quality (DEQ) when reviewing commercial or industrial uses in or near residential areas to • prevent degradation of previously quiet environments. • Response: The proposed site is not in a noise congested area, or a use that will generate • noise in excess of applicable standards. It does not involve the placement a building. It will minimize the intrusion of noise from the noise sensitive residential areas by being set back • on the site at least 100 feet away from the property line. • 5. Economy. Not applicable. • • 6. Housing. Policy 6.6 is somewhat applicable. • 6.6ALL AREAS • POLICY • 6.6.1 THE CITY SHALL REQUIRE: • a. BUFFERING BETWEEN DIFFERENT TYPES OF LAND USES (FOR EXAMPLE BETWEEN SINGLE FAMILY RESIDENTIAL AND MULTIPLE FAMILY RESIDENTIAL AND • RESIDENTIAL AND COMMERCIAL USES, AND RESIDENTIAL AND INDUSTRIAL USES). • AND THE FOLLOWING FACTORS SHALL BE CONSIDERED IN DETERMINING THE TYPES AND EXTENT OF THE REQUIRED BUFFER: • 1. THE PURPOSE OF THE BUFFER, FOR EXAMPLE TO DECREASE NOISE • LEVELS, ABSORB AIR POLLUTION, FILTER DUST OR TO PROVIDE A VISUAL BARRIER; 2. THE SIZE OF THE BUFFER NEEDED IN TERMS OF WIDTH AND HEIGHT TO ACHIEVE THE PURPOSE; • 3. THE DIRECTION(S) FROM WHICH BUFFERING IS NEEDED; 4. THE REQUIRED DENSITY OF THE BUFFERING; and 5. WHETHER THE VIEWER IS STATIONARY OR MOBILE. • • Response: While the land use (a public school) is different from the land uses allowed on • the adjacent and nearby properties, schools are allowed in the R-4 zone. Typically, no buffering is required between a school and adjoining residential properties. (CHECK BUFFER • CHART) Nonetheless, the proposed text amendment would require a 100-foot buffer • between the property line and the bus parking area, when the adjoining property is zoned residential. • • The proposed bus parking area is not adjacent to a residential area, so no visual barrier is needed. Further, any noise impacts from the buses would be caused by the moving buses, not from the parked buses, so buffering would not have any effect on the noise levels. • 7. Public Facilities and Services - Partially Applicable. • • 7.8 SCHOOLS Findings • The location and development of school facilities has a significant impact on • residential development, transportation system location and development of public facilities and services. S • POLICY S 12 • ejm/1446.001/docs/plan/applicationfd/l1/13/06 • • • • • • • 7.8.1 THE CITY SHALL WORK CLOSELY WITH THE SCHOOL DISTRICTS TO ENSURE THE • MAXIMUMUM COMMUNITY USE OF[THE] SCHOOL FACILITIES FOR TIGARD • RESIDENTS THROUGH LOCATION CRITERIA AND THE PROVISIONS OF URBAN SERVICES. • • IMPLEMENTATION STRATEGIES 3. The City shall develop 'Vocational Criteria"and will cooperate with the school districts • in their efforts to select new school sites in order to ensure adequate facilities and • minimize conflicts with the Comprehensive Plan. • Response: Parking for school buses should be considered a "public facility" or part of the "school facilities". The location of school facilities was considered when the Comprehensive Plan was adopted. The Comprehensive Plan map designates the Tigard High School site as • "Public Institution" which includes areas deemed appropriate for"municipal uses, school • uses or other public uses". • Schools, and particularly high schools, can have significant impacts on residential • neighborhoods. Parking buses at the high school intensifies the impact of the high school somewhat, but setting the bus parking back from the street, out of view from Durham • Road, and not near or abutting any homes, mitigates this minor added impact. • 8. Transportation - Not applicable. • • 9. Energy - Not applicable. 10. Urbanization - Not applicable. • • 11. Special Areas of Concern - Not applicable. 12. Location Criteria - Applicable • 12.4 COMMUNITY UTILITIES AND FACILITIES • • Public utilities and facilities include public and private activities which are owned and operated for the benefit of the public. These include, for example, schools, libraries, • hospitals, parks, golf courses, police and fire stations, water service, sewerage facilities and • other operations performed as a public service. These facilities and uses have a direct effect on the public health, safety and welfare. They must be located in a manner which • maximizes the net gains to the public and relates to the service area. • The purposes of this section are to: • 1. Provide services where and when appropriate; • 2. Locate community utilities and facilities where appropriate access and required services can be achieved; • 3. Support community identify and development of community centers; • 4. Reduce auto trips by clustering public services with other commercial, office and industrial uses; • 5. Minimize adverse impacts on adjacent development through site location and design • guidelines; and 6. Promote reduced crime potential through design and location based on principals of defensible space. • • • 13 • ejm/1446.001/docs/plan/applicationfd/11/13/06 • • • • • • • POLICIES • • 12.4.1 THE CITY SHALL PROVIDE FOR THE LOCATION OF COMMUNITY FACILTIES IN A MANNER WHICH ACCORDS WITH: • A. THE APPLICABLE POLCIES IN THIS PLAN; • B. THE LOCATIONAL STANDARDS APPLICABLE TO THE SCALE AND STANDARDS OF THE USE. • • This section of the Comprehensive Plan then lists various land uses, and groups them according to impact. High schools are listed under"medium impact utilities and facilities". • • Section 2 lists locational criteria for these types of utilities and facilities. These locational criteria apply to broad categories of land uses. The following section shows that school bus • parking at a high school is consistent with the locational criteria. • 2. Medium Impact Utilities and Facilities • (1) Access (a) There is direct access from the site to a collector street and traffic will not be routed through local neighborhood streets. • (b) Site access will not cause dangerous intersections or traffic congestion • considering the roadway capacity, existing and projected traffic counts, speed limits and number of turning movements. • (c) There is public transit within one-quarter mile of the site. • Response. The bus parking area will have direct access to Durham Road, a collector street. Traffic will not be routed through local neighborhood street. The site access • driveways to the high school are already well established, and are being used, or have been • used in the past, by buses. There is public transit within one-quarter mile of the site. • (2) Impact of the Proposed Change on Adjacent Lands • (a) It is compatible with surrounding uses, considering scale, character and use. • (b) It will reinforce orderly and timely development. • (c) Associated lights and noise will not interfere with the activities and uses on the surrounding properties. • (d) Large scale construction and parking lots can be buffered from • adjacent uses. (e) Privacy of adjacent residential developments can be maintained. (f) The site layout can respond to existing community identity and street • patterns. (g) Buffering can screen the project from adjacent uses. • (h) There is adequate area landscaping to filter the dust from the site • area. • Response: The bus parking area will be compatible with the surrounding uses, which are a • high school campus and industrial buildings. The lights and noise from the buses will not interfere with the activities of the high school or with the adjacent industrial uses. The use • will be buffered by the proposed location on the high school campus, and by the proposed • 100-foot setback from the adjoining residential property lines. There are no residences near where the District plans to park the buses. Buffering is provided with the deep setback, and • screening is provided by the stand of oak trees. (3) Site characteristics • • 14 • ejm/1446.001/docs/plan/applicationfd/11/13/06 • • • • • • • (a) The land intended for development has an average site topography of • less than a 10% grade, or it can be demonstrated that through • engineering techniques, all limitations to development and the provision of services can be mitigated. (Note: This does not apply to • parks.) • (b) The site is of a size which can accommodate the present and future uses and is of a shape which allows for a site layout in a manner which • maximizes user convenience and energy conservation. • (c) The unique natural features, if any, can be incorporated into the design of the facilities or the arrangement of land uses. • • Response: The site is flat. The campus is quite large, with few environmental constraints, and the high school buildings and fields are already firmly established. The • proposed bus parking area does not diminish the use of the property for other present or • future uses. The natural features of the site will serve as a buffer from the residential areas on the north side of Durham Road. • • • RESPONSE TO DEVELOPMENT CODE REQUIREMENTS • Development Code criteria and standards • • The applicable Development Code Sections are Chapters 18.380 (Zoning Map/Text Amendments); 18.390 (Decision Making • Procedures/Impact Study); 18.510 (Residential Zoning Districts); and 18.745 (Landscaping • and Screening Standards) - if necessary. • Chapter 18.380.020 requires Legislative Text Amendments to the Development Code • requires a Text Amendment to be processed by a Type IV procedure, which is how this application will be processed. Therefore, the application meets the requirements of Chapter • 18.830. • Chapter 18.390 provides the procedures for reviewing proposed text amendments. This • application will go first to the Planning Commission, which will make a recommendation to • the City Council. A District had a pre-application conference with the City staff. The Director indicated that he would waive the application time period. Eighteen copies of the • application have been submitted, along with the application fee and a completed application • form. The appropriate criteria have been addressed by the applicant. The City will provide the property notices (and in fact, will send notices to all property owners within 300 feet of • the high school, which is not a requirement of the Code). • Section 18.390.060.G requires the Planning Commission and City Council to base their • decision on the following factors: • 1. The Statewide Planning Goals and Guidelines adopted under Oregon Revised Statutes Chapter 197; • 2. Any federal or state statutes or regulations found applicable; • 3. Any applicable METRO regulations; 4. Any applicable comprehensive plan policies; and • 5. Any applicable provisions of the City's implementing ordinances. • The application addresses these factors. Therefore, the application meets the requirements • of Chapter 18.390. • • 15 • ejm/1446.001/docs/plan/applicationfd/11/13/06 • • • • • • • Chapter 18.510 lists the uses allowed in the R-1 through R-40 zones, and the • development standards that apply. Section 18.510.030.2 provides for "restricted uses", • which is a use permitted outright providing it is in compliance with special requirements, exceptions or restrictions. The proposed text amendment creates a new restricted use, • listed under the CIVIC (Institutional) category, and identifies the restrictions that would • apply to that use in a residential zone. Therefore, the application meets the requirements of Chapter 18.510. • • Chapter 18.745 establishes standards for landscaping, buffering and screening of land uses in order to enhance the aesthetic environmental quality of the City. This section does • not apply specifically to a Text Amendment, but may apply to the proposed bus parking. • Section 18.745.020 states that the provisions of this chapter apply to "...a change of use which results in the need for increased on-site parking or loading requirements or which • changes the access requirements. • However, schools are a use permitted in a residential zone, so they are considered the same • use. No buffering or screening would normally be required, according to Table 18.745.1. • Even if the school and the nearby house are considered different uses, buffering, but not screening, is required when the uses are separated by a right-of-way, according to Section • 18.745.050.A.2. (Actually footnote [1] of Table 18.745.2 contradicts this requirements by • stating "Buffers are not required between abutting uses that are of a different type when the uses are separated by a street as specified in Section 18.745.050.A2.") • • Nonetheless, the proposed Text Amendment would require a 200-foot setback from any property line of a parcel used for residential purposes, which results in a much greater • buffer than the buffer distances required by Table 18.745.1. • Although the application is for a Text Amendment and not for approval of a specific site, the • proposed location is next to properties zoned and used for industrial purposes, and is • screened from view from Durham Road by buildings and trees. • • SUMMARY • • Allowing buses to be parked at the high school is a good idea. Bus parking is a school- • related public facility and use that is appropriate on a high school campus. The 43-acre • high school site is designated "public/institutional" on the Comprehensive Plan map, and is already developed as a high school. It will also help reduce vehicle miles traveled, as buses • serving the southern portions of the district can be located at the high school instead of the • bus barn further north on Hall Boulevard. • The simplest and most consistent method of allowing bus parking at the high school is to • simply make it a restricted use under the "Civic (Institutional)/Schools" category, with restrictions that include 1). It has to be located on a high school campus; and 2). It has to • located a minimum of 200 feet from any property line of a parcel that is used for residential • purposes. • • • • • 16 • ejm/1446.001/docs/plan/applicationfd/11/13/06 • • • • • • • • EXHIBITS • • Exhibit'1' Tax Map • • Exhibit'2' Aerial Photograph • Exhibit'3' Aerial Photograph - East Property • Exhibit'4' Zoning Map • • Exhibit'5' No Bus Parking Buffer Map • Exhibit'6' Table 18.510.1 - As Proposed • Exhibit'7' Pre-application Conference Notes • • • • • • • • • • • • • • • • • • • • • • • • • • 17 • ejm/1446.001/docs/plan/applicationfd/11/13/06 • • • ....................................... ................................,. • •• ••• .. . • • r, • ` u. u. • • • ,. . . • • • • • • • • • .• : : •• .•••. • • rse•••T) k'•••••:' .• .• ••••• • . • • • • • :••• ......... -• • L.L • .1,. ••!....) • .• • • (*xi • • .• • .•: • . . • . • • • • • .• • ....................... . . . . • • O . • • • • • • • • ....• •... .•• .•••.,---•••••••:......;:::::::::::::::::::::::::-.::::::::::::::-.:;:.:44,N., , :41 .4., . . . • ••••• • • :,•4•4•• •47 11W, ' •••• •••• .4•-• ,•::•„:S:•:A•M•f.4 • .4 4.-•.!., ilielt...4 , ... . • 4171iri..:' . • •••••• • . • . .. :• ••••• . 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Pe :, • r .: ..4.7,7.:& • ' .'6I 1. . .. .•.. •1/2 ...; .:4•• • ‘,4.••• 4€ -,. . • • .:::::'• ---. -- 1 -..-.27 ,i..„., ?.....: '.-".. •••••---•.• 4........4*....W.,. 4 ' • .444 "g*t•...4k. .. 4.' . . •.:...., , .• ,• ,, . .%)))414414P- 1. , .4,4''•4 '4 4., .4.M.; '.• g.,: a•,',....'0• 4.. •44••••••'•-frt.':oF ..•"" .. .""m".`" ' •• ... 4 ; • ...iv., , ....:. i.•.. 4: 1::::':',....- . • ... .>4. ..... ....... .A. ..„.., 443.4. - . . . .. ..... ... • • . . . • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • Exhibit 6 • • TABLE 18.510.1 • USE TABLE • • USE CATEGORY R-1 R-2 R-3.5 R-4.5 R-7 R-12 R-25 R-40 • RESIDENTIAL • Household Living P P P P P P P P Group Living R1/C R'/C R'/C R'/C R'/C R'/C R'/C R'/C • Transitional Housing N N N N N C CC • Home Occupation R2 R2 R2 R2 R2 R2 R2 R2 • HOUSING TYPES • Single Units, Attached N N N R8 R9/C P P P • Single Units, Detached PP P P P P P P Accessory Units R3 R3 R3 R3 R3 R3 R3 R3 • Duplexes N N C C P P PP • Multi-Family Units N N N N N P P P Manufactured Units PPP P P P P P p • Mobile Home Parks/Subdivisions N N C C P P P P • • CIVIC (INSTITUTIONAL) Basic Utilities C4 C4 C4 C4 C4 C4 C4 C4 • Colleges C C C C C C C C • Community Recreation C C C C C C C C Cultural Institutions N N C C C C N N • Day Care P/C5 P/C5 P/C5 P/C5 P/C5 P/C5 P/C5 P/C5 • Emergency Services C C , C C C N N N • Medical Centers N N C C C C CC Postal Service N N N N N N N N • Public Support Facilities P P P P P P PP • Religious Institutions C C C C C C C C 11 12 12 12 12 12 12 12 Schools C/R C/R C/R12 C/R C/R_ C/R C/R C/R • Social/Fraternal Clubs/Lodges N N N N N C C C • COMMERCIAL • Commercial Lodging N N N N N N N N • Eating and Drinking Establishments N N N N N N N N Entertainment-Oriented • - Major Event Entertainment N N N N N N N N • - Outdoor Entertainment N N N N N N N N • - Indoor Entertainment N N N N N N N N - Adult Entertainment N N N N N N N N • General Retail • - Sales-Oriented N N N N N N R'-' R" - Personal Services N N N N N N R" R" • -Repair-Oriented N N N N N N R" R" • -Bulk Sales N N N N N N N N -Outdoor Sales N N N N N N N N • - Animal-Related N N N N N N N N • • 18.510-3 • • • • • • • • TABLE 18.5110.1 (CON'T) • • USE CATEGORY R-1 R-2 R-3.5 R-4.5 R-7 R-12 R-25 R-40 • Motor Vehicle Related - Motor Vehicle Sales/Rental N N N N N N N N • - Motor Vehicle Servicing/Repair N N N N N N N N • - Vehicle Fuel Sales N N N N N N N N • O f f i c e N N N N N N N N Self-Service Storage N N N N N N N N • Non-Accessory Parking N N N N N C'° co C'o INDUSTRIAL • Industrial Services N N N N N N N N • Manufacturing and Production • - Light Industrial N N N N N N N N - General Industrial N N N N N N N N • - Heavy Industrial N N N N N N N N • Railroad Yards N N N N N N N N Research and Development N N N N N N N N • Warehouse/Freight Movement N N N N N N N N • Waste-Related N N N N N N N N Wholesale Sales N N N N N N N N • • OTHER • Agriculture/Horticulture P6 P6 P6 P6 P6 N N N Cemeteries N N C C C N N N • Detention Facilities N N N N N N ' N N • Heliports N N N N N N N N • Mining N N N N N N N N Wireless Communication Facilities P/R7 P/R7 P/R7 P/R7 P/R7 P/R7 P/R7 P/R7 • Rail Lines/Utility Corridors C C C C C C C C • • P=Permitted R=Restricted C=Conditional Use N=Not Permitted • 'Group living with five or fewer residents permitted by right; group living with six or more residents permitted • as conditional use. • 2Permitted subject to requirements Chapter 18.742. • • 3Permitted subject to compliance with requirements in 18.710. • 4Except water and storm and sanitary sewers, which are allowed by right. • • 51n-home day care which meets all state requirements permitted by right; freestanding day care centers which meet all state requirements permitted conditionally. • • 6When an agricultural use is adjacent to a residential use, no poultry or livestock, other than normal household • pets, may be housed or provided use of a fenced run within 100 feet of any nearby residence except a dwelling on the same lot. • • 18.510-4 • • • • • • • • 7See Chapter 18.798, Wireless Communication Facilities, for requirements for permitted and restricted • facilities. • • 8Attached single-family units permitted only as part of an approved planned development. • 9Permitted by right if no more than five units in a grouping; permitted conditionally if six or more units • per grouping. • 1°Only park-and-ride and other transit-related facilities permitted conditionally. • • Limited to ground-floor level of multi-family projects, not to exceed 10% of total gross square feet of • the building. • 12School bus parking is permitted at public high school sites as a restricted use; it must be located a • minimum of 200 feet from the nearest property line of any tax lot used for residential purposes. • • 18.510.040 Minimum and Maximum Densities • A. Purpose. The purpose of this section is to establish minimum and maximum densities in each • residential zoning district. To ensure the quality and density of development envisioned, the maximum • density establishes the ceiling for development in each zoning district based on minimum lot size. To ensure that property develops at or near the density envisioned for the zone, the minimum density for • each zoning district has been established at 80% of maximum density. • B. Calculating minimum and maximum densities. The calculation of minimum and maximums • densities is governed by the formulas in Chapter 18.715, Density Computations. • C. Adjustments. Applicants may request an adjustment when, because of the size of the site or other • constraint, it is not possible to accommodate the proportional minimum density as required by Section • 18.71 5020C and still comply with all of the development standards in the underlying zoning district, • as contained in Table 18.5 10.2 below. Such an adjustment may be granted by means of a Type I procedure, as governed by Chapter 18.390, using approval criteria in Section 18.370.020.C.2. • • 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. • • B. Development Standards. Development standards in residential zoning districts are contained in • Table 18.510.2. • • • 18.510-5 • • • • • CITY OF TIGARD • • PRE-APPLICATION CONFERENCE NOTES Community Devetopment • (Pre-Application Meeting Notes are Valid for Six (6) Months) ShapmgA Better Community • I m osE 10 - • s ,T CAS • ---- NON-RESIDENTIAL • APPLICANT: —I icc:✓� 'Tk�IC&+ ��1i�� 1 t)1-y-ice- AGENT: k/ei(y f-tuSset`,n.i • Phone: [.a�) L I?�I - mot- Phone: ( e,:,) cG 3 • PROPERTY LOCATION: • ADDRESS/GENERAL LOCATION: C�.t f c,v,i: d e. 'Re-. ;d e,1-1-;,LI • l • TAX MAP(S)/LOT #(S): • NECESSARY APPLICATIONS: i)c. L Ibevi'Iccrn ea+ 0-L' • • • PROPOSAL DESCRIPTION: Ptw,e 8 -}c X+ o F -i tic- t s d z.�-- X1) c.t.► de • TD P?l f 1 V w ►7iL3� /�e�rKi ?ti /S {�vrnt e • COMPREHENSIVE PLAN • MAP DESIGNATION: Tl re s c-t 1 • • ZONING MAP DESIGNATION: t,) ; d e res; cl • • • • ZONING DISTRICT DIMENSIONAL REQUIREMENTS (Refer to Code Section 18. Nl A • MINIMUM LOT SIZE: sq. ft. Averase . width: ft. Max. building height: ft. Setbacks Front ft. Side Rear ft. Corner ft. from street. • MAXIMUM SITE COV - ° : % Minimum landscaped or natural vegetation area: %. • NEIGHBORHOOD MEETING [Refer to the Neighborhood Meeting Handout] •Nv�+ THE APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 500 FEET, INTERESTED �1 PARTIES, AND THE CITY OF TIGARD PLANNING DIVISION of their proposal. A minimum of two gib`'"( 2) weeks between the mailing date and the meeting date is required. Please review the Land Use • Notification handout concerning site posting and the meeting notice. Meeting is to be held prior to • submitting your application or the application will not be accepted. • * NOTE: In order to also preliminarily address building code standards, a meeting with a Plans • Examiner is encouraged prior to submittal of a land use application. • • • CITY OF TIGARD Pre-Application Conference Notes Page 1 of 8 NoN•Residenoal ApptcaaoNPlanrung tDivision Section • • • • • > 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: • 1 The number of replacement trees required shall be determined by dividing the estimated caliper size of the tree removed or damaged, by the caliper size of the largest reasonably • available replacement trees. If this number of trees cannot be viably located on the • subject property, the Director may require one (1) or more replacement trees to be planted on other property within the city, either public property or, with the consent of the owner, • private property. • > The planting of a replacement tree shall take place in a manner reasonably calculated to allow growth to maturity. • • IN-LIEU OF TREE REPLACEMENT under Subsection D of this section, a party may, with the consent of the Director, elect to compensate the City for its costs in performing such tree • replacement. • • ❑ CLEAR VISION AREA [Refer to Code Chapter 18.795) The City requires that CLEAR VISION AREAS BE MAINTAINED BETWEEN THREE (3) AND • EIGHT (8) FEET IN HEIGHT at road/driveway, road/railroad, and road/road intersections. The size of the required clear vision area depends upon the abutting street's functional classification and any • existing obstructions within the clear vision area. II • ❑ ADDITIONAL LOT DIMENSIONAL REQUIREMENTS [Refer to Code Section 18.819.060) • MINIMUM LOT FRONTAGE: 25 feet unless lot is created through the minor land partition process. Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum • 15-foot-wide access easement. • • The DEPTH OF ALL LOTS SHALL NOT EXCEED 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) 1$.765(Off-Street ParlcinglLoading Requirement) - 18.340(Directors Interpretation) 18.630(Washington square Regional Center) _ 18.775(Sensitive Lands Review) • _ 18.350(Planned Development) 18.705(Access/Egress/Circulation) _ 18.780(signs) • _ 18.360(Situ Development Review) 18.710(Accessory Residential Units) _ 18.785(Temporary Use Permit) • _ 18.370(variances/Adjustments) 18.715(Density Computations) _ 18.790(Tree Removal) ...2� 18.380(Long Map/Text Amendments) 18.720(Design Compathitty Standards) _ 18.795(visual Clearance Areas) • _ 18.385(Misceilaneous Permits) 18.725(Environmental Performance Standards) _ 18.798(Wireless communication Facilities) • K 18.390(Decision Making Procedures/Impact Study) 18.730(Exceptions To Development Standards) _ 18.810(Street&UUTrty Improvement Standards) • _ 18.410(Lot tine Adasonents) 18.740(Historic Overlay) - 18.420(Land Partitions) 18.742(Flame Occupation Perms) • _ 18.430(subdivisions) 7t 18.745(Landscaping a screening standards) - i-1 rye c e.S s et • X 18.510(Residential Zoning Districts) 18.750(Manufactured/Mobil Home Regulations) • _ 18.520(commercial zoning Districts) 18.755(Maed solid wastaiRecydug storage) _ 18.530(Industrial Zoning Districts) 18.760(Nonconforming Situations) • • • o • • CITY OF TIGARD Pre-Application Conference Notes Page 6 of 8 NON-Residential Apprction/Plammng Division Section • . • • • • AINIMONAL CONCERNS OR COMMENTS: • •-�:�n 9 t l•:x.�L'';1 fY i t�iS f i >`?c�I c,.�C.. i'Z S p�n s�� �-�� ;-j•'i'-t. C_'-t;v � C���'�? f!;�- :r j 11 MIL _�� �;CI✓'�� Deveh) e C . ore_h,,75'rG{... Pia.-i t7el/C'-/e . c::,1 r� • Q 1 1 e_ i /`'_nYIin4; - • P .i-' f?- • i' She ( e..• • • 1 L Fe__ TIT o-,'ol i co--k c:11 " ?Ict>iv, •;1_ 4"*Y-1 ft)/r.�.f • c'vC 1^,CµY;ncj F)V rtco �'1Men� ci lei ✓!C i1 . O`+ £Ju etc' (A df be Ct S (li ar;'- . ia • - T�'�3 1 S ' L Ct'd2 ��-v1e +r o • exct_enple.. Zc7 �Po.3 - oceo S: /nom >':v,e;,'+ a /So 201dlooq.-cam • 1`c� 1'u: 2rs) `�'�1•s -t'+ jet ( .piecxse Cc.Q^.•tcL`C'/.4 Lac a.- &a,-/and H our' • 1 f�'[.�i'-[j..s nilJi_S ; Q'7 et 4- ():B) 71 CJ - T4.'3, • • a PTA-es s o n -1-u S(-AJ ?S rel be_ p os c; 1,Ic1 LAJ i u n a d u s-6N14,„ . • • • • • • • • • • • • PROCEDURE Administrative Staff Review. • Public hearing before the Land Use Hearings Officer. • Public hearing before the Planning Commission. • ,/ Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be • held by the City Council. • 'APPLICATION SUBMITTAL PROCESS • All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the • Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications submitted 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. • CITY OF TIGARD.Pre-Application Conference Notes Page 7 of 8 . • NON-Residential Appficztion/Plannirm Division Section •� The administrative decision or public hearing will typically occur approximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or • protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public • hearing. A 10-day public appeal period follows all land use decisions. An appeal on this matter • would be heard by the Tigard )_ 1 PaP . 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 WILL NOT BE ACCEPTED FOR • REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. Final inspection approvals by the Building Division will not be granted until there is compliance with all conditions of • development approval. These pre-application notes do not include comments from the • Building Division. For proposed buildings or modifications to existing buildings, it is recommended to contact a Building Division Plans Examiner to determine if there are • building code issues that would prevent the structure from being constructed, as proposed. Additionally, with regard to Subdivisions and Minor Land Partitions where any structure to be • demolished has system development charge (SDC) credits and the underlying parcel for that • structure will be eliminated when the new plat is recorded, the City's policy is to applythose system development credits to the first building permit issued in the development (UNLESS OTHERWISE • DIRECTED BY THE DEVELOPER AT THE TIME IN WHICH THE DEMOLITION PERMIT IS • OBTAINED). • 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. w It is recommended that a prospective applicant either obtain and read the Community Development Code or • ask any questions of City staff-relative to Code requirements prior to submitting an application. • AN ADDITIONAL PRE-APPLICATION FEE AND CONFERENCE WILL BE REQUIRED IF AN • APPLICATION PERTAINING TO THIS PRE-APPLICATION CONFERENCE IS SUBMITTED AFTER A • PERIOD OF MORE THAN SIX (6) MONTHS FOLLOWING THIS CONFERENCE (unless deemed as ▪ unnecessary by the Planning Division). • • ��.- 0 • Cam '7 • PREPARED BY: at4, C ' QTY OF TIGARD PLANNING DIVISION - STAFF PERSON HOLDING PRE-APP. MEETING • PHONE: 503-639-4171 FAX: 503-684-7297 • EMAIL f� �nei-@-67tigard:ews • he. lc, cm,)tick ra.—u':r .r3 • TITLE 18(CITY OF TIGARD'S COMMUNITY DEVELOPMENT (ODE)INTERNET ADDRESS: www.cLtigard.or.1ls • • • H:lpattylmasters\Pre-App Notes Commercial.doc Updated: 15-Dec-04 • (Engineering section:preapp.eng) • • • CITY OF TIGARD Pre-Application Conference Notes Page 8 of 8 NON•Residendal Aopfcalionn'lanning Oivis,on Section 4111-. ' \/-- pass', bli✓ 0-:plik.-fi_61c p611c:,e_5 • • • VOLUME II • FINDINGS, POLICIES AND IMPLEMENTATION STRATEGIES • TABLE OF CONTENTS • Policy# - Page# • INTRODUCTION • / 1. GENERAL POLICIES 1-4-_,- • ;/ 2. CITIZEN INVOLVEMENT 2-1 • 3. NATURAL FEATURES AND OPEN.SPACE 3-1 • 3.1 Physical Limitations and Natural Hazards and Wetlands • 3.2 Floodplains 3.3 Natural Resources • 3.4 Natural Areas 3.5 Parks, Recreation and Open Space • 3.6 Park Standards • 3.7 Historical-Cultural Resources • 4. AIR,WATER AND LAND RESOURCES QUALITY 4-1 • 4.1 Air Quality 4.2 Water Quality •. • -4.3 Noise Pollution 4.4 Land Resources • • 5. ECONOMY 5-1 • 6. HOUSING 6-1 6.1 Housing Needs _- 411/ 6.2 Housing Costs - „ • , 6.3 Established Residential Areas 6.5 Housing Conditions • r76.6 All Areas • 7. PUBLIC FACILITIES AND SERVICES 7-1 • 7.1 General 7.2 Storm Drainage and Wastewater Management • 7.3 Water Service • 7.4 Sewer Service 7.5 Police Protection • • 7.6 Fire Protection 7.7 Private Utilities • ✓7.8 Schools • 7.9 Health Services . 7.10 Local Government Facilities • 7.11 Library Services • 7.12 Solid Waste Disposal and Recycling • 8. TRANSPORTATION 8-1 8.1 Transportation System • 8.2 Trafficways . • 8.3 Public Transportation 8.4 Transportation for the Disadvantaged • 8.5 Pedestrian and Bicycle Pathways • 8.6 Railroads • 9. ENERGY 9-1 • 10. URBANIZATION 10-1 • 10.1 Annexation of Land 10.2 Extension of Services Outside the City Limits . • • 10.3 Annexation of Land Outside the Urban Growth Boundary . • • • • • • • 11. SPECIAL AREAS OF CONCERN 11-1 11.1 Neighborhood Planning Organization#1 • 11.2 Ash Avenue 11.3 Neighborhood Planning Organization#3 • 11.4 Neighborhood Planning Organization#4 11.5 Neighborhood Planning Organization#5 • 11.6 Action Areas • 11.8 Neighborhood Planning Organization#8 11.9 Washington Square Regional Center • 11.10 Durham Quarry Mixed Use Development Area • 12. LOCATIONAL CRITERIA 12-1 • 12.1 Residential 12.2 Commercial • 12.3 Industrial • 12.4 Community Utilities and Facilities 12.5 Mixed Use Districts • • . S • S • • • • • S • • • S • • • • • • • • • • • • • • • • J.0 a3io1.13 — f 0 '985 L-E09 • a Jaluao all Ileo 'aals!6ai of JO suo!Isanb aoJ ueaAalglpaaou!•mmm i!s!n'uogewio}u! aaow :(sluaw!puoc COMMUNITY 8 MeicayS 'M'S Otl 8 'loo 8 Aaeivawa13 -ban 'sllnil }c i Ile Aaeagll all u! •w•d 8 of OE:9 woa}play eq aeq pales :}l NEWSPAPEIS ssel0 •aJeopllyo pue.iauu!p sapnlou! pue OL$' Il0000aq :s)l s! seep wee Jo} uo!leuop palsa66ns ayl'gZ JO '6op ui 6605 SE Lake Road, Portland,OR 97222• PO is pue road u!6aq MOU ll!M sasselo ayl•uo!1 youaiid yl!N Box 22109• Portland, OR 97269 )o a.ieopl!yo yl!AC lo!iluoo e of anp sae onnl }o aolog3 — Phone:503-684-0360 Fax: 503-620-3433 uodlsod uaaq anal (Aepsanyl) Aepoi lvels of Email: legals @commnewspapers.com Ins aaaM Jell poomiayS u! sasseio 6u!luaaed , alq!paaoul laann-ZL s,aalua3 aojinosaa Allwe1 � � AFFIDAVIT OF PUBLICATION � State of Oregon, County of Washington, SS I, Charlotte Allsop, being the first duly sworn, depose and say that I am the Accounting Manager of The Times(serving Tigard, Tualatin & Sherwood), a newspaper of general circulation, published at Beaverton, in the aforesaid county and state, as defined by ORS 193.010 and 193.020, that City of Tigard • Public Hearing-Annand Hill TT10901 a copy of which is hereto annexed, was published in the entire issue of said newspaper for 1 successive and consecutive weeks in the following issues January 18, 2007 _.1.0 4 ,,, ' Is , , Charlotte Allsop (Accounting Mana•-r) January , 2007 CL SEAL k6' GO ROBIN1 OFFI i IA'3 . URGESS A. r y� Y - NOTAR\, lBLIC-OREGON COMM19 .,?N NO.390701 NOTARY PUBLIC FOR OR e N MY COMMISSION;;��+l2ES MAY 16,2009 .My commission expires • -°— -' " Acct#10093001 Patricia Lunsford/ATTN:A/P City of Tigard 13125 SW Hall Blvd. Tigard, OR 97223 Size:2 x 13 Amount Due$217.10 *Remit to address above • • • COMMUNITY it CITY OF TIGARD NEWSPAPEKS 14 : OREGON 6605 SE Lake Road, Portland,OR 97222•PO TIGARD Box 22109•Portland, OR 97269 PUBLIC HEARING ITEM: Phone:503-684-0360 Fax:503-620-3433 The following will be considered by the Tigard Planning Email: Iegals @commnewspapers.Com Commission on Monday February 5. 2007 at 7:00 PM at the Tigard Civic Center - Town Hall, 13125 SW Hall Blvd., Tigard, Oregon. Both public oral and written testimony is invited. AFFIDAVIT OF PUBLICATION The public hearing on this matter will be conducted in accordance State of Oregon, County of Washington, SS with the Tigard Municipal Code and the rules of procedure adopt- ed by the Planning Commission and City Council and available at City Hall or the rules of procedure set forth in Chapter 18.390. I, Charlotte Allsop, being the first duly sworn, Testimony may be submitted in writing prior to or at the public depose and say that I am the Accounting hearing or verbally at the public hearing only. Failure to raise an Manager of The Times(serving Tigard, issue in person or by letter at some point prior to the close of the Tualatin & Sherwood), a newspaper of hearing accompanied by statements or evidence sufficient to general circulation, published at Beaverton, in afford the decision-maker an opportunity to respond to the issue the aforesaid county and state, as defined by precludes appeal to the Land Use Board of Appeal based on that issue. Failure to specify the criterion from the Community ORS 193.010 and 193.020,that Development Code or Comprehensive Plan at which a comment is directed precludes an appeal based on that criterion. City of Tigard A copy of the application and all documents and evidence submit- Public Hearing-Annand Hill ted by or on behalf of the applicant and the applicable criteria are TT10901 available for inspection at no cost. If you want to inspect the file, please call and make an appointment with either the project plan- ner or the planning technicians. A copy of the staff report will be a copy of which is hereto annexed,was made available for inspection at no cost at least seven (7) days published in the entire issue of said prior to the hearing, and copies for all items can also be provided newspaper for at a reasonable cost. 1 Further information may be obtained from the Planning Division successive and consecutive weeks in the (staff contact: Gary Pagenstecher) at 13125 SW Hall Blvd., following issues Tigard, Oregon 97223, by calling 503-639-4171, or by email to January 18, 2007 garyp @tigard-or.gov. SUBDIVISION(SUB)2006-00008/PLANNED DEVELOPMENT REVIEW(PDR)2006-00001/ZONE n CHANGE (ZON)2006-00001/SENSITIVE LANDS REVIEW i' ) I∎L '. . e '� �_=/J (SLR)2006-00010/ADJUSTMENT(VAR)2006-00080 Charlotte Allsop (Accounting Mana•-r) -ANNAND HILL SUBDIVISION- REQUEST: Approval of a 40-lot Subdivision and Planned Development on 4.53 acres. The lots are proposed to be developed January 2007 with detached single-family homes. Lot sizes within the develop- ment are proposed to be between 2,788 and 5,377 square feet. A � ` ,,n/� Zone Change is required to apply the PD Overlay over a portion of NOTARY PUBLIC FOR OR 1N the site (Tax Map 2S110AD, 8800), and Sensitive Lands Review My commission expires is required for slopes greater than 25%. The apnlicant •,1,-' ing a street improvement Adjustment for the proposed cul-de-sac from the maximum of 20 lots served to 34 lots,and to the 200 foot Acct#10093001 length. LOCATION: The project is located at 14600 SW Pacific Acct#1#10093001 A/P Highway; WCTM 2S110AC, Tax Lot 00200 and 2S110AD, Tax Lot 08800. COMPREHENSIVE PLAN DESIGNATION: City of Tigard Medium-Density Residential District. ZONE R-12: Medium- 13125 SW Hall Blvd. Density Residential District. The R-12 zoning district is designed Tigard, OR 97223 to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional Size:2 x 13 uses are also permitted conditionally AND R-12 (PD): PD: Amount Due$217.10 Planned Development. The purposes of the PD Overlay zone are *Remit to address above to provide a means for creating planned environments through the application of flexible standards which allow for the application of new techniques and new technology in community development which will result in a superior living arrangement; to facilitate the efficient use of land; and to preserve to the greatest extent possi- ble,the existing landscape features and amenities through the use of a planning procedure that can relate the type and design of a development to a particular site,among other purposes. APPLIC- ABLE REVIEW CRITERIA: Community Development Code Chapters 18.350, 18.360, 18.370, 18.390;48.510, 18.705, 18.715, '18.720, 18:725, 18.745,'18:765, 18.775,1 8.780, 18.790, 18.795 and 18.810.Publish 1/18/2007 TT10901 , , - ,;;M L h; T I 1•. ,�' Y i i i / /\���i/C ` � \'lC.7N!'1'I\L1!' :;1_m // i \ r• 3 jI ii- 1Ir_' yI; L / v =- +— " ; �. tit∎101116-Ig11; _ ' i I I PDR2006-00001 i � ,�✓ r-ZON2IXXr00001 1T_) — _ _/ —/ —1 1--L sut2006-tNA)10 b , ii1.„,! YAKZ006 000811 , ANNAND H11.1. 1 _1 J.- -- r J „/ i \ • /' `\ 10 SUBDIVISION 1 1 -4 — .�._ -./ — / t' V —FI l i - - - - ik— L .�Jt, ~1 — a ' — — — — 'f S111:�\fit\, -.._ -. r ! V. ,r Jl ? L—_-��T� iiii[ii • v Tigard Planning Commission NOTE: If you would like to speak on this item, please print your name &address on this form. Agenda Item# 5, Z Page l of Date of Hearing ,2-S -O 7 Case Number(s) Sti 6 C OD(o-00007 p D f2 csD 6,- 00&) Case Name arni h / di I)is Location /L/6,0n St) //1/' (, 1/^},j Please PRINT your name, address, and zip code Proponent (for the proposal): Opponent (against the proposal): Name: /3$M Am.o., I 5 f4¢ Dc y,6- `izpa, Name: Address: 1(411' Sw lv4s4,n'TIN so. oc. 57e 30-0 Address: City,State, Zip:,PGRjL//4 9/ 7 yy 3 City,State, Zip: Name: Name: Address: Address: City, State, Zip: City, State, Zip: Name: Name: Address: Address: City, State, Zip: City,State, Zip: Name: Name: Address: Address: City,State, Zip: City,State, Zip: Name: Name: Address: Address: City,State, Zip: City,State, Zip: . • NOTICE OF FINAL ORDER NO. 2007-01 PC a BY THE PLANNING COMMISSION FOR THE CITY OF TIGARD, OREGON TIGARD A FINAL ORDER APPROVING A LAND USE APPLICATION FOR A SUBDIVISION, PLANNED DEVELOPMENT, ZONE CHANGE, SENSITIVE LANDS REVIEW, AND TWO ADJUSTMENTS. THE COMMISSION HELD A PUBLIC HEARING TO RECEIVE TESTIMONY ON THIS APPLICATION ON FEBRUARY 5, 2007. 120 DAYS = 4/3/2007 SECTION I. APPLICATION SUMMARY FILE NAME: ANNAND HILL SUBDIVISION CASE NOS.: Subdivision(SUB) SUB2006-00008 Planned Development Review (PDR) PDR2006-00001 Zone Change (ZON) ZON2006-00001 Sensitive Lands Review (SLR) SLR2006-00010 Adjustment(VAR) VAR2006-00080 Adjustment(VAR) VAR2007-00001 APPLICANT/ Annand Properties IV-PLLC, et al OWNER: 8260 SW Hunziker St., Suite 150 Tigard, OR 97223 APPLICANT'S Ben Altman REP: SFA Design Group 9020 Wagton Square Drive,Suite 350 Portland, OR 97223 REQUEST: Approval of a 40-lot Subdivision and Planned Development (PD) on 4.53 acres. The lots are proposed to be developed with detached single-family homes. Lot sizes within the development are proposed to be between 2,788 and 5,377 square feet. A Zone Change is required to apply the PD overlay on Tax Lot 8800 and Sensitive Lands Review is required for slopes greater than 25%. The applicant is also seeking approval for a street improvement Adjustment for the proposed cul-de-sac from the maximum 20 homes served to 34 and for an Adjustment to the minimum residential density requirement of 43 units to 40. ZONING DESIGNATIONS: R-12, Medium Density Residential; and R-12 (PD), Medium Density Residential with planned development overlay. LOCATION: The project is located at 14600 SW Pacific Highway, south of SW Canterbury Lane and southeast of Hwy 99W;WCTM 2S110AC,Tax Lot 00200 and 2S110AD,Tax Lot 08800. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters: 18.350, 18.360, 18.370, 18.390, 18.510, 18.705, 18.715, 18.720, 18.725, 18.745, 18.765, 18.775, 18.780, 18.790, 18.795 and 18.810. SECTION II. PLANNING COMMISSION DECISION The Planning Commission finds that the proposed Planned Development will not adversely affect the health, safety and welfare of the City and meets the Approval Standards as outlined in this Final Order. Therefore,the Commission APPROVES the proposed Subdivision, Planned Development, Zone Change, Sensitive Lands Review, and Adjustments,subject to the following Conditions of Approval and Findings within this Final Order. ANNAND HILL.SUBDIVISION(SUB3306-00008) PAGE 1 OF 37 NOTICE OF FINAL ORDER NO.3307-01 PC BY THE PLANNING COMMISSION • • CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY ONSITE IMPROVEMENTS,INCLUDING GRADING,EXCAVATION AND/OR FILL ACTIVITIES: The applicant shall prepare a cover letter and submit i alon with any_s�upporting_documents and/or plans that address the followi��ngg�,,requirements to the submit PLANNING DIVISION, ATTN: Gary Pagenstecher 503-639-4171, EX1 2434. The cover letter shall clearly identify where in the submittal the required information is found: 1. Prior to commencing any site work, the applicant shall submit a revised preliminary plat showing that all proposed lots (including Lots 24 and 25) have at least 25 feet of frontage on a public or pnvate street. 2. Prior to commencing any site work, the applicant shall submit a geo-tech report repared by a licensed geo-technical engineer to ensure that the site is not subject to ground slumping and sliding. 3. Prior to commencing_ work, the applicant shall submit a cash assurance for the value of the required tree mitigation for $53,250 (426 caliper inches x $125/caliper inch). Trees planted for mitigation on the site or off site in accordance with 18.790.060 (D) will be credited against the cash assurance, for two years following final occupancy inspection (a mitigation plan shall be submitted for review and approval to the City Forester). After such time, the remaining value of the cash assurance will be retained by the City as a fee in-lieu of planting. 4. Prior to commencing any site work, the applicant shall submit construction drawings that include the approved Tree Removal, Protection and Landscape Plan. The plans shall also include a construction sequence including installation and removal of tree protection devices, clearing, grading, and paving. A note shall be placed on the final set of plans indicating that equipment, vehicles, machinery, grading, dumping, storage= burial of debris, or any other construction-related activities shall not be located inside of any tree protection zone or outside of the limits of disturbance where other trees are being protected. 5. Only those trees identified on the approved Tree Removal plan are authorized for removal by this decision. The following note shall be placed on the final construction documents: Notwithstanding any other provision of this title, any pparty found to be in violation of this chapter pursuant to Chapter 1.16 of-the Tigard Municipal Code shall be subject to a civil penalty of up to $500 and shall loe required to remedy any damage caused by the violation. Such remediation shall include, but not be limited to, the following: A. Replacement of unlawfully removed or damaged trees in accordance with Section 18.790.060 (D) of the Tigard Development Code;and B. Payment of an additional civil penalty representing the estimated value of any unlawfully removed or damaged tree, as determined using the most current International Society of Arboriculture's Guide for Plant Appraisal. 6. Prior to commencing any site work, the applicant shall establish fencing as directed by the ro'ect arborist to protect the trees to be retained. In addition pursuant to the Planning Commission's final order, the applicant shall use a 6-foot chain link fence for tree protection. The applicant shall allow access by the Planning Staff for the purpose of monitoring and inspection of the tree protection to verify that the tree fprotection measures are performing adequately. Failure to follow the plan, or maintain tree protection encing 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. 7. Prior to issuance of building permits and any Certificates of Occupancy, the applicant shall ensure that the Project Arbonst has submitted written reports to the Planning Staff, at least, once,every two weeks, from initial tree protection zone (1PZ) fencing installation, through building construction, as he monitors the construction activities and progress. These reports must be provided to the City Forester until the time of the issuance of any Certificates of Occupancy. The reports shall include any changes that occurred to the TPZ as well as the condition and location of the tree protection fencing. If the amount of TPZ was reduced then the Project Arbonst shall justify why the fencing was moved, and shall certify that the construction activities to the trees did not adversely impact the overall, long-term health and stability of the tree(s). If the reports are not submitted or received by the Planning Staff at the scheduled intervals,and if it appears the TPL.'s or the Tree Protection Plan is not being followed by the contractor, the City can stop work on the project until an inspection can be done by the Planning Staff and the Project Arbonst. This inspection will be to evaluate the tree protection fencing, determune if the fencing was moved at any point during construction,and determine if any part of the Tree Protection Plan has been violated. ANNAND HILL SUBDIVISION(SUB200600008) PAGE 2 OF 37 NOTICE OF FINAL ORDER NO.2007-01 PC BY THE PLANNING OOMMISSION • • The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or in plans that address the follow requirements to the ENGINEERING DEPARTMENT, ATTN: KIM MCMILLAN 503-639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal the required information is found: 8. Prior to commencing onsite improvements, a Public Facility Improvement (PFI) permit is required for this project to cover street improvements and any other work in the public right-of-way. Six (6) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building ivision and should only include sheets relevant to public improvements. Public Facility Improvement(PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www.tigard-or.gov). 9. The PFI permit plan submittal shall include the exact legal name, address and telephone number of the individual or corporate entity who will be designated as the "Permittee", and who will provide the financial assurance for the public improvements. For example specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. 10. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. 11. Prior to issuance of the PFI permit,additional right-of-way shall be conveyed to the State of Oregon, by and through its Department of Transportation,Highway Division, along the frontage of Highway 99 to increase the right-of-way to 50 feet from centerline. The description shall be tied to the existing right-of-way centerline. Verification that the conveyance has been submitted to the State shall be provided to the City Engineering, Department. (For additional information, contact Martin Abero, Oregon Department of Transportation,Right-of-Way Section, 123 NW Flanders,Portland, OR 97209-4037;Phone: 731-8425). 12. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, indicating that they will construct the following frontage improvements along SW 109th Avenue as a part of this project: A. 5-foot concrete sidewalk; B. street trees spaced per TDC requirements; and C streetlight layout by applicant's engineer,to be approved by City Engineer. 13. The applicant's Public Facility Improvement permit construction drawings shall indicate that full width street improvements for Annand Court, including traffic control devices, mailbox clusters, concrete sidewalks, driveway aprons,curbs, asphaltic concrete pavement,sanitary sewers, storm drainage, street trees, streetlights, and underground utilities shall be installed within the interior subdivision streets. Improvements shall be designed and constructed to local street standards 18.810.5.A. The curb and sidewalk around the cul-de-sac bulb shall be reinforced. The curb radius shall be no less than 40 feet. 14. A profile of Annand Court shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. 15. Prior to issuance of the PFI permit, the applicant shall obtain an ODOT Miscellaneous Permit from the State of Oregon Highway Division, to perform work within the right-of-way of Highway 99. A copy of the permit shall be provided to the City Engineering Department. The permit shall include the widening of Highway 99 curb, 6 foot sidewalk, storm sewer, drainage behind the sidewalk and any improvements needed for the cemetery access located within ODOT ROW. The work shall include the extension of the 6 foot sidewalk to and in front of the transit stop. The bicycle lane striping shall also be included in the ODOT Miscellaneous Permit. 16. Prior to issuance of the PFI permit, the applicant shall ensure to ODOT's satisfaction that trees are stable within the proximity of the State Highway. 17. The applicant shall construct a 5 foot concrete sidewalk from the private street to the cemetery access road within the proposed pedestrian easement. ANNANL)HILL SUBDIVISION(SUB2006-00008) PAGE 3 OF 37 NOTICE OF FINAL ORDER NO.2007-01 PC BY THE PLANNING COMMISSION • • 18. Lot 40 shall not be permitted to access directly onto 109th Avenue. 19. The applicant's construction drawings shall show that the pavement and rock section for the proposed private street(s) shall meet the City's public street standard for a local residential street. In addition,pursuant to the Planning Commission's final order, the applicant' construction drawings shall add a minimum 4-foot planter stnp in front of lots 8 through 11 and 21 through 23. 20. An ODOT Drainage Permit is required for connection to the state highway drainage facilities. A copy of the issued permit must be submitted to the City's Engineering Department prior to issuance of the PFI permit. 21. The public storm water line improvements in Annand Court must be included on the PFI permit drawings. 22. Any extension of public water lines shall be shown on the proposed Public Facility Improvement (PFI) permit construction drawings and shall be reviewed and approved-by the City's Water Department, as a part of the Engineering Department plan review. NOTE: An estimated 12% of the water system costs must be on deposit with the Water Department prior to approval of the PFI permit plans from the Engineering Department and construction of public water lines. 23. The water meters must be banked at the ROW of Annand Court. Any other proposed alternative must be approved by the City's Water Department prior to issuance of permits. 24. The applicant's construction plans shall include the upsizing of the 8 inch public water line to a 12 inch water line. 25. Final design plans and calculations for the proposed private water quality facility shall be submitted to the Engineering Department (Kim McMillan) as a part of the Public Facility Improvement (PFI) permit plans. Included with the plans shall be a proposed landscape plan and maintenance plan. A copy of the final design plans and calculations shall also be included with the applicant's submittal to ODOT for the ODOT Drainage Permit. 26. An erosion control plan shall be provided as part of the Public Facility Improvement (PFI) permit drawings. The plan shall conform to the "Erosion Prevention and Sediment Control Design and Planning Manual, February 2003 edition." 27. A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of all lots, and show that they will be graded to insure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Department. For situations where the back portions of lots drain away from a street and toward adjacent lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. 28. The design engineer shall indicate, on the grading plan,which lots will have natural slopes between 10% and 20%, as well as lots that will have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections and/or permits will be necessary when the lots develop. 29. The applicant shall obtain a 1200-C General Permit issued by the City of Tigard pursuant to ORS 468.740 and the Federal Clean Water Act. 30. Prior to issuance of the PH permit the applicant shall submit TVFR approval for their proposed project layout with regards to parking, hydrant layout and required dwelling units to be sprinkled. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the followin requirements to the CURRENT PLANNING DIVISION, ATTN: Gary Pagenstecher 503-639-4171, EXT 2434. The cover letter shall clearly identify where in the submittal the required information is found: 31. Prior to final plat, the applicant shall submit a revised preliminary plat showing that proposed Lot 11 is consistent with the lot size and shape standards. ANNAND HILL SUBDIVISION(SUB2006-00008) PAGE 4 OF 37 NOTICE OF FINAL ORDER NO.2007-01 PC BY'THE PLANNING COMMISSION • • 32. Prior to final plat, Pursuant to the Planning Commission's final order, the applicant shall provide a landscape plan demonstrating a soft pathway connecting Tracts A and B, through Tract E, with passive recreation and seating. 33. Prior to final plat, the applicant shall provide the city with a copy of covenants and restrictions for the use and maintenance of open space tracts}or the development project. 34. Prior to final plat approval the applicant shall ensure that the Project Arborist has submitted written reports to the Planning Sta}f,. at least, once every,two weeks, from initial tree protection zone (111Z) fencing installation through site work, as he monitors the construction activities and progress. These reports should include any changes that occurred to the TPZ as well as the condition and location of the tree frotection fencing, the amount of TPZ was reduced then the Project Arborist shall justify why the encing was move, and shall certify that the construction activities to the trees did not adversely impact the overall, long-term health and stability of the tree(s). If the reports are not submitted or received by the City Forester at the scheduled intervals, and if it appears the TPZ's or the Tree Protection Plan is not being followed by the contractor, the City can stop work on the project until an inspection can be done by the Planning Staff and the Project Arborist. This inspection will be to evaluate the tree protection fencing, determine if the fencing was moved at any point during construction, and determine if any part of the Tree Protection Plan has been violated. The applicant shall prepare a cover letter and submit itt,, alon with an suj�pportin documents and/or plans That address the requirements to the ENGINEERINGyDEPARTMENT, ATTN: KIM MCMILLAN 503-639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal the required information is found: 35. Prior to final plat approval, the applicant shall pay the addressing fee. (STAFF CONTACT: Bethany Stewart,Engineering). Prior to approval of the final lat, the applicant shall obtain a Site Permit from the Building Department to cover all grading for the lot all on-site private utility installation water, sewer, storm, etc.) and all drivewy construction. NO : this permit is separate from a Public Facility Facility permit issued by the Engineering Department for work in the public right-of-way. 37. A joint use and maintenance agreement shall be executed and recorded on City standard forms for the common driveway for lots 24 &(5. The agreement shall be referenced on and become part of all applicable parcel Deeds. The agreement shall be approved by the Engineering Department prior to recording. 38. The applicant shall cause a statement to be placed on the final plat to indicate that the proposed private streetcsj will be jointly owned and maintainedbythe private property owners who abut and take access from it (them). 39. Prior to approval of the final plat, the engineer shall provide final sight distance certification for the intersection of 109th Avenue and Annand Court. 40. Prior to approval of the final plat, the applicant shall prepare Conditions, Covenants and Restrictions (CC&R's) lor this project, to be recorded with the final,plat, that clearly lays out a maintenance plan and agreement for the proposed private street(s). The CC&R s shall obligate the rivate property owners within the subdivision to create a homeowner's association to ensure regulation ofpmaintenance for the street(s). The applicant shall submit a copy of the CC&R's to the Engineering Department (Kim McMillan) prior to approval of the final plat. 41. Prior to approval of the final plat, the applicant shall demonstrate that they have formed and incorporated a homeowner s association. 42. Prior to approval of the final plat, the applicant shall prepare Conditions, Covenants and Restrictions (CC&.R's) Ior this project, to be recorded with the final.plat that clearly lays out a maintenance plan.and agreement for the proposed private water quality/detention f'acility.� The CC;tcK's shall obligate the private property owners within the subdivision to create a homeowner's association to ensure regulation of maintenance for the facility. The applicant shall submit a copy of the CC&R's to the Engineering Department (Kim McMillan) prior to approval of the final plat. 43. Lob e applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the City's global-positioning. system (GPS) geodetic control network (GC 221 as recorded in Washington County survey records. "These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: ANNAND HILL SUBDIVISION(SUB2006-00008) PAGE 5 OF 37 NOTICE OF FINAL ORDER NO.2007-01 PC BY THE PLANNING COMMISSION • • • GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. 44. Final Plat Application Submission Requirements: A. Submit for City review four(4) paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon,and necessary data or narrative. B. Attach a check in the amount of the current final plat review fee (Contact Planning/Engineering Permit Technicians, at (503) 639-4171,ext.2421). G The final plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05),Washington County, and by the City of Tigard. D. The right-of-way dedication for 109th Avenue, providing 27 feet from centerline, shall be made on the final plat. Additional right-of-way dedication on Annand Court, providing for the cul-de-sac bulb,shall be made on the final plat. E. NOTE: Washington County will not begin their review of the final plat until they receive notice from the Engineering Department indicating that the City has reviewed the final plat and submitted comments to the applicant's surveyor. F. After the City and County have reviewed the final plat, submit two mylar copies of the final plat for City Engineer signature (for partitions), or City Engineer and Community Development Director signatures (for subdivisions). THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the CURRENT PLANNING DIVISION, ATTN: Gary Pagenstecher 503-639-4171, EXT N 2434. The cover letter shall clearly identify where in the submittal the required information is found: 45. Prior to issuance of building permits, the applicant shall demonstrate that the dwellings with reduced 4-foot side yard setbacks meet the Uniform Building Code (UBC) requirements for fire walls. 46. Prior to issuance of building permits, the applicant shall demonstrate that all impervious surfaces on lots created by this subdivision shall not exceed 80% coverage. 47. Prior to issuance of building permits,the applicant shall demonstrate that all proposed structures located on the perimeter of the project have 15-foot perimeter front yard and rear yard setbacks. 48. Prior to issuance of building permits, the developer shall sign a copy of the City's sign compliance agreement. 49. Prior to issuance of building permits, the Project Arborist shall submit a final certification indicating the elements of the Tree Protection Plan were followed and that all remaining trees on the site are healthy, stable and viable in their modified growing environment. 50. Prior to issuance of building permits, the applicant shall submit site plan drawings indicating.the location of the trees that were preserved on the adjacent lots location of tree protection-fencing, and a signature of approval from the project arborist regarding the placement and construction techniques to be employed in building the houses. All proposed protection fencing shall be installed and inspected prior to commencing construction, and shall remain in place through the duration of home building. After approval from the Planning Staff,the tree protection measures may be removed. 51. Prior to issuance of building permits, the applicant shall submit a revised street tree plan specifying street trees that are included on the Qty of Tigard street Tree List. The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the ENGINEERING DEPARTMENT, ATTN: KIM MCMILLAN 503-639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal the required information is found: 52. Prior to issuance of building permits, the applicant shall provide the Engineering Department with a "photomylar" copy of the recorded final plat. ANNAND HILL SUBDIVISION(SUB2006-00008) PAGE 6 OF 37 NOTICE OF FINAL ORDER NO.2007-01 PC BY THE PLANNING COMMISSION • 53. Prior to issuance of building permits, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) 3 mil mylar,2) a diskette of the as-bunks in`DWG" format,if available;otherwise "DXF" will be acceptable, and 3) the as-built drawings shall be tied to the City's GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). 54. The applicant shall provide signage at the entrance of each shared flag lot driveway or private street that lists the addresses that are served by the given driveway or street. The signage will not be necessary if the private streets are named. The signage will be necessary for lots 24 &25 that will have a shared access off of Tract C;. IN ADDITION, THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE;THIS IS NOT AN EXCLUSIVE LIST: 18.430.080 Improvement Agreement Before City approval is certified on the final plat, and before approved construction plans are issued by the City, the Subdivider shall: 1. Execute and file an agreement with the City Engineer specifying the period within which all required improvements and repairs shall be completed; and 2. Include in the agreement provisions that if such work is not completed within the period specified,the City may complete the work and recover the full cost and expenses from the subdivider. The agreement shall stipulate improvement fees and deposits as may be required to be paid and may also provide for the construction of the improvements in stages and for the extension of time under specific conditions therein stated in the contract. 18.430.090 Bond: As required by Section 18.430.080,the subdivider shall file with the agreement an assurance of performance supported by one of the following: 1. An irrevocable letter of credit executed by a financial institution authorized to transact business in the State of Oregon; 2. A surety bond executed by a surety company.authorized to transact business in the State of Oregon which remains in force until the surety company is notified by the City in writing that it may be terminated; or 3. Cash. The subdivider shall furnish to the City Engineer an itemized improvement estimate, certified by a registered civil engineer,to assist the City Engineer in calculating the amount of the performance assurance. The subdivider shall not cause termination of nor allow expiration of said guarantee without having first secured written authorization from the City. 18.430.100 Filing and Recording: Within 60 days of the City review and approval,the applicant shall submit the final plat to the County for signatures of County officials as required by ORS Chapter 92. Upon final recording with the County,the applicant shall submit to the City a mylar copy of the recorded final plat. 18.430.070 Final Plat,AAppplication Submission Requirements: Three copies of the subdivision plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. The subdivision plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05),Washington County,and by the City of Tigard. ANNAND HILL SUBDIVISION(SUB2006-00008) PAGE 7 OF 37 NOTICE OF FINAL ORDER NO.2007-01 PC BY THE PLANNING COMMISSION • • STREET CENTERLINE MONUMENTATION SHALL BE PROVIDED AS FOLLOWS: Centerline Monumentation In accordance with Oregon Revised Statutes 92.060, subsection (2), the centerline of all street and roadway rights-of- way shall be monumented before the City accepts a street improvement. The following centerline monuments shall be set: 1. All centerline-centerline intersection points; 2. All cul-de-sac center points; and 3. Curve points,beginning and ending points (PC's and PT's). All centerline monuments shall be set during the first lift of pavement. Monument Boxes Required Monument boxes conforming to City standards will be required around all centerline intersection points, cul-de-sac center points,and curve points. The tops of all monument boxes shall be set to finished pavement grade. 18.810 Street&Utility Improvement Standards: 18.810.120 Utilities All utility lines including,, but not limited to those required for electric, communication, lighting and cable television services and related f ities shall be placed underground, except for surface-mounted transformers, surface-mounted connection boxes, and meter cabinets which may be laced above ground, temporary utility service facilities during construction,high capacity electric lines operating at 50,000 volts or above. 18.810.130 Cash or Bond Required All improvements installed by the subdivider shall be guaranteed as to workmanship and material for a period of one year following acceptance by the City. Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer. The cash or bond shall comply with the terms and conditions of Section 18.810.180. 18.810.150 Installation Prerequisite No land division improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans therefore have been approved by the City,permit fee paid and permit issued. 18.810.180 Notice to City Required Work shall not begin until the City has been notified in advance. If work is discontinued for any reason,it shall not be resumed until the City is notified. 18.810.200 Engineer's Certification The land divider's engineer shall provide written certification of a form provided by the City that all improvements workmanship and materials are in accord with current and standard engineering and construction practices, and are oi? high grade, prior to the City acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. ANNAND HILL SUBDIVISION(SUB2006-00008) PAGE 8 OF 37 NOTICE OF FINAL ORDER NO.2007-01 PC BY THE PLANNING COMMISSION • • SECTION III. BACKGROUND INFORMATION Site History The 4.53-acre site consists of two parcels. Tax Lot 200 is zoned R-12 (PD) and is currently developed with a single- family residence built in 1937, which is proposed to be removed. In anticipation of the pro-posed development, the owner placed Tax Lot 200 in the County's forest deferral program and fogged it in April 2005. Tax Lot 8800 is vacant and zoned R-12. The whole site slopes from approximately 415 feet in the southeast corner to approximately 343 feet in the northwest corner(an average slope of 1-0-12%),which then drops in a steep vertical embankment to the grade of Hwy 99W at approximately 320 feet. Vicinity Information: The site is located adjacent to and southeast of Highway 99W. Adjacent parcels are zoned R-12 and R-12 (PD) and have been developed in multi-family residential condominiums and apartments. In addition, a .33-acre vacant parcel and the .79-acre Evangelical cemetery abuts the subject site to the north. Summary of Planned Development Issues: The majority of the subject site has a PD overlay, which requires the developer to submit a planned development application.In addition the applicant has applied to extend the overlay to include Tax Lot 8800. The applicant seeks to provide a detached single-family residential development in contrast to the multi-family developments that surround it. The applicant envisions urban density without the compact,uniform feel of typical small-lot development. The proposed 40-lot subdivision and planned development would be developed with detached single-family homes. Lot sizes within the development are proposed to be loetween 2,788 and 5,377 square feet. The applicant has applied for a street improvement adjustment for the proposed cul-de-sac from the maximum 20 homes served to 34 and an adjustment to the minimum residential density requirements from 43 lots to 40 lots. Most other development standards are met. The Commission will need to determine whether the reduced street side yard setbacks from 10 feet to 8 feet should be approved for lots 1,29,and 40. SECTION V. DECISION MAKING PROCEDURES, PERMITS AND USE USE CLASSIFICATION: SECTION 18.130.020 Lists the Use Categories. The applicant is seeking approval of a 40-lot subdivision on 4.53 acres. The lots are to be developed with detached single-faamily homes. The existing single-family home on site is to be removed. The site is located within the R-12 zone, Medium Density Residential District. Planned Developments are permitted in all zoning districts. Household living in a detached single family housing type is a permitted use in this zone. SUMMARY OF LAND USE PERMITS: CHAPTER 18.310 Defines the decision-making type to which the land-use application is assigned. This is a Planned Development/Subdivision, which is defined as a Type III-PC Application. Adjustments are typically Type II Administrative decisions;however,when applications are heard concurrently,the highest decision making body will make the decision on all matters. DECISION MAKING PROCEDURES: CHAPTER 18.390 Describes the decision-making procedures. Type III procedures apply to quasi-judicial permits and actions that contain predominantly discretionary approval cntena. Type III-PC actions are decided by the Planning Commission with appeals to the City Council. SECTION V. NEIGHBORHOOD COMMENTS The Tigard Community Development Code requires that property owners within 500 feet of the subject site be notified of the proposal, and be given an opportunity for written comments and/or oral testimony prior to a decision being made. Staff has not received any written comments from any neighbors about this application. ANNAND HILL SUBDIVISION(SUB2006.00008) PAGE 9 OF 37 NOTICE OF FINAL ORDER NO.2007-01 PC BY TILE PLANNING COMMISSION • • SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS The applicable review criteria are addressed in this report in the following order: 18.350 Planned Developments) 18.370 Variances and Adjustments) 18.430 Subdivisions) 18.510 Residential Zoning Districts) 18.705* Access, Egress and Circulation) 18.715* Density Computations) 18.725 Environmental Performance Standards) 18.730 Exceptions to Development Standards) 18.745* Landscaping and Screening) 18.765* Off-street Parking and Loading Requirements) 18.775 Sensitive Lands Review) 18.780* Signs) 18.790 Tree Removal) 18.795* Vision Clearance) 18.810 Street and Utility Improvements) 18.390 Decision Making Procedures, Impact Study) According to Section 18.350.100 gr the Planned Dezelcpiwnt Chapter, these chapters are utilized as guideline,and stria:coliarne is not rreo3sary where a d'zelgdnerrt prvzides alternatize designs and nrtlxrds that promote the purpose gthe PD arapter. The proposal contains no elements related to the following provisions of these Specific Development Standard Code Chapters. These chapters are,therefore,found to be inapplicable as approval standards: 18.710 (A amass ry Residential Units) 18.720 (Design Con patibility Standards) 18.740 (Historic Ozeriay) 18.742 (Home Occupations) 18.750 (Mansfacture d/Mchil Hone R-: .tions) 18.755 (Mixed Solid Waste& Rs • f,Storage) 18.760 (Nonconforming Situations) 18.785 (Tenporary Uses) 18.798 (W kss Cnnmaication Facilities) 18.350- (PLANNED DEVELOPMENTS) The applicant has requested a Planned Development (PD) overlay zone change for a portion (Tax Lot 8800) of the subject property. A PD overlay exists over the remaining portion of the site. Te PD overlay requires developers to follow the Planned Development process for any proposal on affected sites. The Planned Development chapter fprovides for flexibility in development design and allows deviation from certain standards of the base zone. The ollowing addresses compliance with the process and applicable base zone standards. Note: This application was submitted prior to the November 23, 2006 effective date of the revised Planned Development chapter. The Planned Development Process: Section 18.350.020 states that there are three elements to the planned development approval process, as follows: • The approval of the planned development overlay zone; • The approval of the planned development concept plan; and • The approval of the detailed development plan. This application is for all three elements of the planned development process including an overlay zone over a portion of the site (Tax Lot 8800), concept plan, and detailed plan. The applicant has applied for concurrent review of the overlay zone, conceptual plan, and subdivision of the subject property, consistent with the planned development process in TDC 18.3510.020. Allowed Uses Section 18.350.060 allows single-family detached residential units in residential zones, subject to the density provisions of the underlying zone. ANNAND HILL SUBDIVISION(SUB2006-00008) PAGE 10 OF 37 NOTICE OF FINAL ORDER NO.2007-01 PC BY THE PLANNING COMMISSION Detached single-family housing is proposed for the subject.property, which is zoned R-12. As describe in the Density Provisions section later in this report, the proposal is consistent with the density provisions of the base zone. Therefore,the proposed use and density are allowed. Applicability Of The Base Zone Development Standards: Section 18.350.070 requires compliance to specific development standards: The provisions of the base zone are applicable as follows: Lot dimensional standards: The minimum lot size, lot depth and lot width standards shall not apply except as related to the density computation under Chapter 18.715; In the R-12 zonin district the minimum lot size is 3,050 square feet, with no average lot width. The one has no minimum lot depth. The lots are proposed to be developed with detached single-family homes,with lot sizes between 2,788 and 5,377-square feet (averaging 3,448 square-feet/lot). The proposed number of lots (40) is less than the minimum (43) density requirement, for which the applicant has requested an adjustment and is addressed later in this report. Site coverage: The site coverage provisions of the base zone shall apply; The maximum lot coverage in the R-12 zone is 80%. The applicant has not proposed buildings with this application, however, building envelopes are shown. The applicant states that the ultimate builder will be responsible to design units that meet this standard. Therefore, a condition of approval shall require that all impervious surfaces on lots created by this subdivision not exceed 80% coverage, consistent with the R-12 zone coverage standard. Building height: The building height provisions shall not apply; and The base development standard height limit in the R-12 zone is 35 feet, but does not apply to this planned development application. In addition,the applicant has not proposed any specific buildings with this application. Structure setback provisions: Front yard and rear yard setbacks for structures on the perimeter of the project shall be the same as that required by the base zone unless otherwise provided by Chapter 18.360; The applicant has provided building envelopes on each lot within the development (Sheet 5). The applicant's narrative states that the perimeter front and rear yard setbacks in this zone will be met on all structures. However, the narrative is internally inconsistent when it identifies "special" front yard setbacks of 6 feet to the porch and 10 feet to the foundation for unspecified lots. Front yard setbacks to Lots 34 through 40 are on the perimeter of the project, yet appear to have the special setbacks applied, which are inconsistent with this standard. Therefore, as a condition of approval, the applicant shall demonstrate that all proposed structures located on the perimeter of the project shall have 15-foot perimeter front yard and rear yard setbacks, in particular, the front yard setbacks for proposed Lots 34 through 40 shall be a minimum of 15-feet. The side yard setback provisions shall not apply except that all detached structures shall meet the Uniform Building Code (UBC) requirements for fire walls; The applicant's narrative states that 4-foot side yard setbacks will be used on all internal side yards, subject to compliance to firewall standards. Provided dwellings associated with these reduced side yard setbacks meet the UBC requirements for fire walls, the proposed setbacks are consistent with this standard. The applicant shall be required to demonstrate that this requirement is met during the building permit process. Front yard and rear yard setback requirements in the base zone setback shall not apply to structures on the interior of the project except that (1) A minimum front yard setback of 20 feet is required for any garage structure which opens facing a street;(2) A minimum front yard setback of eight feet is required for any garage opening for an attached single-family dwelling facing a private street as long as the required off-street parking spaces are provided The applicant's site plan (Sheet 5) and narrative describe a 20-foot minimum garage setback for all lots, consistent with these standards. ANNAND HILL_SUBDIVISION(SUB2006-00008) PAGE 11 OF 37 NOTICE OF FINAL ORDER NO.2007-01 PC BY THE PLANNING COMMISSION • • Other provisions of the base zone: All other provisions of the base zone shall apply except as modified by this chapter. The proposed development complies with all other provision of the base zone except the minimum density (minunum required is 43 units,40 units proposed),for which the applicant has applied for an adjustment. FINDING: The base zone standards related to the previously discussed criteria have not been met, but can be met with adjustments and the following conditions. CONDITIONS: • Prior to issuance of building permits, the applicant shall demonstrate that, all impervious surfaces on lots created by this subdivision shall not exceed 80% coverage. • Prior to issuance of building permits the applicant shall demonstrate that all proposed structures located on the perimeter of'the project shall have 15-foot perimeter front yard and rear yard setbacks. • Prior to issuance of building permits, the applicant shall demonstrate that the dwellings with reduced 4-foot side yard setbacks meet the UBC requirements for fire walls. PD Conceptual Plan Requirements: 18.350.090 The applicant shall submit the following: A statement of planning objectives to be achieved by the planned development through the particular approach proposed by the applicant. This statement should include a descnption of the character of the proposed development and the rationale behind the assumptions and choices made by the applicant. The applicant's narrative includes a statement of planning objectives and a description of the character of the proposed development and a rationale behind the assumptions choices made. The planning objective is to provide a"high- Iaality" detached single-family residential development in contrast to the multi-family developments that surround it. The applicant envisions urban density without the compact,uniform feel of typical small-lot development. However, the applicant has not established standards, design or otherwise, that can be said to guarantee a"high quality" development. According to the applicant's narrative, the subject parcel contains topographic and developed features that require special design consideration. The site includes steep slopes bounded by�lwy99W to the northwest and fully developed parcels to the north and south, which restrict access. To accomplish an efficient design within these constraints, the applicant wishes to limit the impact of streets with a private street design and reduce setbacks internal to the project. With these efficiencies, the applicant proposes to incorporate the existing trees into the design to provide a visually pleasing environment and to provide buffering between the proposed and adjacent developments. A development schedule indicating the approximate dates when construction of the planned development and its various phases are expected to be initiated and completed. According to the applicant's narrative, the applicant proposes to sell the land once entitled, with an unphased construction schedule to be initiated by others within a two year window. A statement of the applicant's intentions with regard to the future selling or leasing of all or portions of the planned development. According to the applicant's narrative, the applicant proposes to sell the land once entitled, with an unphased construction schedule to be initiated by others within a two year window. A narrative statement presenting information,a detailed description of which is available from the Director. The narrative statement for the proposal includes an impact statement. Additional information. In addition to the general information described in Subsection A above, the conceptual development plan,data,and narrative shall include the following information,the detailed content of which can be obtained from the Director. Existing site conditions, A site concept, A grading concept, A landscape concept,A sign concept and A copy of all existing or proposed restrictions or covenants. ANNAND HILL SUBDIVISION(SUB2006-00008) PAGE 12 OF 37 NOTICE OF FINAL ORDER NO.2007-01 PC BY THE PLANNING CDMIvIISSION • S The applicant has submitted the required information except for proposed CC&R's. The applicant states that these will be provided by the future owner of the project. A condition of approval shall require the applicant or any subsequent owner to provide the city with a copy of any proposed restrictions or covenants. FINDING: The planned development conceptual plan criteria have not been fully met, but can be met with the following condition. CONDITION: Prior to final plat, the applicant shall provide the city with a copy of covenants and restrictions for the development project. PD Approval Criteria: 18.350.100 Specific planned development approval criteria. The Commission shall make findings that the following criteria are satisfied when approving or approving with conditions, the concept plan. The Commission shall make findings that the criteria are not satisfied when denying an application. All the provisions of the land division provisions, Chapters 18.410, 18.420 and 18.430, shall be met; The applicant has applied to subdivide the property concurrently with the planned development approval therefore, all subdivision critena must be satisfied. Compliance with the subdivision approval criteria is discussed in greater detail in Chapter 18.430. The application has met or can be conditioned such that the subdivision provisions are satisfied. Therefore,this criterion is satisfied. Except as noted, the provisions of the following chapters shall be utilized as guidelines. A planned development need not meet these requirements where a development plan provides alternative designs and methods, if acceptable to the Commission, that promote the purpose of this section. In each case, the applicant must provide findings to justify the modification of the standards in the chapters listed in Subsection 3 below. The developer may choose to provide or the Commission may require additional open space dedication and/or provision of additional amenities, landscaping or tree planting. Chapter 18.7152 Density Computation and Limitations. Unless authorized below, density shall be governed by the density established in the underlying zoning district. The Commission may further authorize a density bonus not to exceed 10% as an incentive to increase or enhance open space, architectural character and/or site variation incorporated into the development. These factors must make a substantial contribution to objectives of the planned development. The degree of distinctiveness and the desirability of variation achieved shall govern the amount of density increase which the Commission may approve according to the following: • A maximum of 3% is allowed for the provision of undeveloped common space; • A maximum of 3% is allowed for landscaping; streetscape development; developed open spaces, plazas and pedestrian pathways and related amenities; recreation area development; and/or retention of existing vegetation; • A maximum of 3% is allowed for creation of visual focal points; use of existing physical amenities such as topography,view, and sun/wind orientation; • A maximum of 3% quality of architectural quality and style; harmonious use of materials; innovative building orientation or building grouping; and/or varied use of housing types. The proposed 40-unit density does not meet the density established for the underlying zoning district (max=54/min = 43) as shown later in this report in the Density Computations section. In addition,the applicant has not requested a density bonus as allowed above. Chapter 18.730, Exceptions to Development Standards; No exceptions are requested with this application Chapter 18.795,Visual Clearance Areas; Meets standards Chapter 18.745, Landscaping and Screening; Specify street trees from the Qty of Tigard Street Tree List. Chapter 18.765, Off-street Parking and Loading Requirements; Meets standards Chapter 18.705,Access, Egress and Circulation; and Meets standards Chapter 18.780, Signs. .'Ration for detailed si:n is re.uired for .ro•osed monuments. Sian com.fance a:reement re.uired. ANNAND HILL SUBDIVISION(SUB2006-00008) PAGE 13 OF 37 NOTICE OF FINAL ORDER NO.2007-01 PC BY THE PLANNING COMMISSION s • Complete findings for each of the above guideline chapters can be found below under their respective chapter headings. In addition,the following criteria shall be met: Relationship to the natural and physical environment: The streets, buildings and other site elements shall be designed and located to preserve the existing trees, topography and natural drainage to the greatest degree possible; The subject site was heavily forested and still contains significant stands of trees. The site contains some steep slopes but no natural drainagways. According to the applicant's narrative, the proposed private street profile has been sited to preserve the remaining existing trees to the greatest degree possible. Staff agrees that the proposed street would satisfy this standard. The applicant does not propose any buildings with the proposed subdivision. However, Sheet 5 does show building envelopes determined by allowed setbacks from proposed lot lines to give the builder maximum flexibility in the future design of the dwellings.In general,the applicant has sited the proposed street and future building locations to preserve the natural features of the site,consistent with this standard. Structures located on the site shall not be in areas subject to ground slumping and sliding; The Washington Count Soil Survey(1975) indicates that the subject site is comprised of Cornelius and Kinton silt loans (11B, 11C,and 11D) with slopes from 2 to 20 percent. Slopes on the subject site proposed for development are generally within the 10% to 12% range. For these slopes, the soil survey states that runoff is medium and the hazard of erosion is moderate. However,steep slopes of greater than 25% exist on the subject site (Sheet 2,Existing Conditions) and ODOT has expressed concern over the potential for underground water to destabilize trees adjacent to the I-Il hway 99W right-of-way(January 8,2007 comment letter). Therefore,to ensure that the site is not subject to ground-slumping and sliding, the applicant shall submit a geo-tech report prepared by a licensed geo- technical engineer. There shall be adequate distance between on-site buildings and other on-site and off-site buildings on adjoining properties to provide for adequate light and air circulation and for fire protection; The proposed subdivision in the R-12 zone is subject to the setback provision of the zone. As allowed by the applicable setback standards, adequate distance between on-site and off-site buildings for light and air circulation and for fire protection will be ensured. The structures shall be oriented with consideration for the sun and wind directions, where possible; and The site is located on the northern face of Little Bull Mountain on moderate slopes and is well forested. Although no structures are proposed for this subdivision, some structures can be oriented with consideration for the sun and wind directions,where possible, consistent with this standard. Trees preserved to the extentpossible. Replacement of trees is subject to the requirements of Chapter 18.790,Tree Removal The applicant has submitted a Tree Plan prepared by Peter Torres, a certified arborist. The report includes an inventory and identification of all trees on site over 6" in diameter. Out of a total of 112 trees greater than 12 inches DBH, the proposal is to remove 30 of 86 trees that are not hazardous, retaining 56 trees or 65%. The arborist report notes that the total amount of mitigation required at 50%, is 426 inches. Several tracts (D, E, and H) are proposed to protect stands of trees. The report also includes tree protection measures. Staff concludes that, with the PD design and implementation of the prescribed protection measures, the trees will be preserved to the greatest extent possible. Buffering, screening and compatibility between adjoining uses: Buffering shall be provided between different types of rand uses, e.g., between single-family and multi- family residential, and residential and commercial uses; The subject site is bordered on the north and south by multi-family residential uses. Therefore, ursuant to the buffer matrix in Table 18.745.1, the proposed single-family use on the subject site requires a 10-foot buffer. The applicant proposes this buffer,consistent with the standard. ANNAND HILL SUBDIVISION(SUB2006-00008) PAGE 14 OF 37 NOTICE OF FINAL ORDER NO.2007-01 PC BY THE PLANNING COMMISSION • • In addition to the requirements of the buffer matrix (Table 18.745.1), the following factors shall be considered in determining the adequacy and extent of the buffer required under Chapter 18.745: • The purpose of the buffer, for example to decrease noise levels, absorb air pollution, filter dust, or to provide a visual barrier, • The size of the buffer needs in terms of width and height to achieve the purpose; • The direction(s) from which buffering is needed; • The required density of the buffering; and • Whether the viewer is stationary or mobile. Adjacent uses to the subject site include multi-family attached dwelling units to the north and south, which require buffering as described above. The subject site is otherwise bordered by Hwy 99W to the west and SW 109th Avenue to the east. A vacant .33-acre parcel to the northeast and a cemetery to the northwest also border the subject site and do not require any buffer. On-site screening from view from adjoining properties of such activities as service areas storage areas, parking lots and-mechanical devices on roof tops shall be provided and the following factors shall be considered in determining the adequacy of the type and extent of the screening: (a) at needs to be screened; (b) The direction from which it is needed; and (c) Whether the screening needs to be year- round. There are no specific service areas storage areas, parking lots or mechanical devices proposed with this development. Therefore,this standard does not apply. Privacy and noise: Non-residential structures which abut existing residential dwellings shall be located on the site or be designed in a manner, to the maximum degree possible to protect the private areas on the adjoining properties from view and noise; Private outdoor area -- multi- family use: Shared outdoor recreation areas - - multi-family use: These criteria relate to non-residential or multi-family structures and are not applicable to the proposed single- family development. Therefore,these standards do not apply. Access and circulation: The number of allowed access points for a development shall be provided in Chapter 18.705; The proposed private streets (Tracts A, B) are paved 24 to 30 feet wide, with occasional bulb-outs for street parking. The Ian shows a 5-foot wide walkway on each side of tracts A and B in easements on adjoining lots, consistent with the City Engineer's standards for private streets serving more than six units. All circulation patterns within a development must be designed to accommodate emergency vehicles; and Tualatin Valley Fire and Rescue commented on the subject proposal. The comments are included in their entirety at the end of this report. The applicant is conditioned later in this report to revise the preliminary plat to meet any applicable TVF&R standards. Provisions shall be made for pedestrian and bicycle ways if such facilities are shown on an adopted plan. The Transportation Plan shows a bike and pedestrian way adjacent to the site on Highway 99W, improvement of which have been conditioned in the Streets and Utilities section of this report. Landscaping and open space: Residential Development In addition to the requirements of subparagraphs (4) and (5) of section a of this subsection, a minimum of 20 percent of the site shall be landscaped; According to the applicant's narrative, the proposed development will preserve open space in proposed Tracts D - H to preserve trees.In addition, each lot will be required to maintain a minimum of 20% of the lot in landscaping. Therefore, the applicant's proposal accounts for greater than 20% of the total site area to be landscaped and in shared open space,consistent with this standard. ANNAND HILL SUBDIVISION(SUB2006-00008) PAGE 15 OF 37 NOTICE OF FINAL ORDER NO.2007-01 PC BY THE PLANNING COMMISSION • • Public transit: Provisions for public transit may be required where the site abuts a public transit route. The required facilities shall be based on: • The location of other transit facilities in the area; and • The size and type of the proposed development The required facilities shall be limited to such facilities as: • A waiting shelter, • A turn-out area for loading and unloading; and • Hard surface paths connecting the development to the waiting area This site abuts Hwy 99W, a public transit route. The proposed development includes a sidewalk connection from the private street to the cemetery access road, which in turn connects to the public sidewalk on Hwy 99W. The sidewalk on Hwy 99W is, however, not complete to the bus shelter adjacent to the subject site and has been conditioned later in this report to be completed,consistent with this standard. Signs: A sign concept is proposed with this application. However, no specific sign design is proposed. Any future signage will require a permit in compliance with the sign code. Therefore, standards for signs do not apply to this application. Parking: All parking and loading areas shall be generally laid out in accordance with the requirements set forth in Chapter Chapter 18.765; Up to 50% of required off-street arkingspaces for single-family attached dwellings may be provided on one or more common parking lots within the planned development as long as each single-family lot contains one off-street parking space. According to the applicant's narrative, parking for the proposed single-family detached dwellings will be in individual driveways in front of garages. Additionally,parking will be allowed on one side of the private street. Each home will provide a 2-car attached garage,consistent with this standard. Draina e_: All drainage provisions shall be generally laid out in accordance with the requirements set forth in Chapter 18.775, and the criteria in the adopted 1981 master drainage plan; Storm drainage complies, or will be conditioned to comply with applicable City of Tigard and Clean Water Services (CWS) requirements. For a more detailed discussion of storm drainage, see the discussion of compliance with the requirement of Chapter 18.810 later in this report. Floodplain dedication: Where landfill and/or development is allowed within or adjacent to the 100-year floodplain, the City shall require consideration of the dedication of sufficient open land area for a greenway adjoining and within the floodplain. This area shall include portions of a suitable elevation for the construction of a pedestrian/bicycle pathway with the floodplain in accordance with the adopted pedestrian bicycle pathway plan. The subject site is between 343-feet and 415-feet elevation. The nearest floodplain is approximately 1 mile south of the subject site at the Tualatin River east of HWY 99W.Therefore,this standard does not apply. Shared Open Space: Requirements for shared open space: Where the open space is designated on the plan as common open space the following applies: • The open space area shall be shown on the final plan and recorded with the Director, and • The open space shall be conveyed in accordance with one of the following methods: By dedication to the City as publicly-owned and maintained as open space. Open space proposed for dedication to the City must be acceptable to it with regard to the size, shape, location, improvement and budgetary and maintenance limitations; ANNAND HELL SUBDIVISION(SUB2006-00008) PAGE 16 OF 37 NOTICE OF FINAL ORDER NO.2007-01 PC BY THE PLANNING COMMISSION S • By leasing or conveying title (including beneficial ownership) to a corporation, home association or other legal entity, with the City retaining the development rights to the property. The terms of such lease or other instrument of conveyance must include provisions suitable to the City Attorney for guaranteeing the following: • The continued use of such land for the intended purposes; • Continuity of property maintenance; • When appropriate,the availability of funds required for such maintenance; • Adequate insurance protection; and • Recovery for loss sustained by casualty and condemnation or otherwise. By any method which achieves the objectives set forth in Subsection 2 above of this section. The applicant has identified open space tracts D thru H on the preliminary plat, and has stated that they will be conv�to the proposed homeowner's association. The use and maintenance of these areas is generally addressed in 's. The applicant has stated that CC&R's will be provided by the purchaser of the s��ub��'ect project. Therefore, as conditioned earlier in this report,the applicant or any assigns shall submit a copy of CC,&Rs that meet the open space provisions of this standard FINDING: The planned development approval criteria have not all been met. The proposal does not meet TVF&R standards for access, which will require the dwellings on the proposed lots to be sprinkled, as ro osed by the applicant; the use and maintenance of the proposed open space areas require s,which have been conditioned earlier in this report; and to ensure that the site is not subject to ground slumping and sliding, the applicant shall submit a geo-tech report prepared by a licensed geo- technical engineer. 18.370 - (VARIANCES AND ADJUSTMENTS): Adjustment to minimum residential density requirements (Chapter 18.510). The Director is authorized to grant an adjustment to the minimum residential density requirements in Section 18.510.040, by means of a Type I rocedure, as governed by Section 18.390.030 as tollows if the applicant can demonstrate by means ofpdetailed site plan that the site is so constrained that the proportional share of the required minimum density cannot be provided and that the maximum number of residential units are being provided while complying with all applicable development standards in the underlying zone. The applicant initially provided a density calculation that resulted in a maximum of 41 units and minimum of 33 units. On review, staff's analysis showed that the applicant's calculation was based on net buildable area that subtracted too much area for public streets. The corrected maximum is 54 units and minimum is 43 units. The applicant has proposed 40 units,three less than the minimum. Therefore, the applicant requested an adjustment to the minimum density requirement and provided supplemental findings (January 16, 2007 Letter from Ben Altman to Gary Pagenstecher) to demonstrate the site constraints (including topography, limited access, and tree preservation) preclude meeting the minimum density and that the maximum number of residential units are being provided,consistent with these adjustment criteria. FINDING: Staff finds that given the constraints of the site the proposed 40-lot development provides the maximum num;er of residential units while complying with all applicable development standards in the underlying zone and,therefore, approves the requested adjustment. Adjustments to Street and Utility 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, 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 m cation of the standards. ANNAND HILL SUBDIVISION(SUB2006-00008) PAGE 17 OF 37 NOTICE OF FINAL ORDER NO.2007-01 PC BY THE PLANNING COMMISSION • • Section 18.810.030.L, Cul-de-sacs, 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. The proposed cul-de-sac, as measured from the center line intersecting point of the two streets to the radius point of the bulb, is approximately 160 feet. As such the cul-de-sac meets the length criterion as proposed. However,the applicant has proposed a 400-foot long private street off of the proposed CAil-de-sac that would serve 33 units. In addition,the cul-de-sac itself could serve 4 other parcels including the proposed lot 40 and the potential 3-lot vacant parcel to the north for a potential total of 37 units. The subject site is sufficiently constrained by existing development and topography that street extension and through circulation is precluded. FINDING: Therefore, staff finds that strict application of the 20-home maximum standard would unacceptably adversely impact the proposed planned development and recommends approval of the requested adjustment. 18.380 - (ZONE CHANGES): Standards for Making Quasi-Judicial Decisions: A recommendation or a decision to approve, approve with conditions or to deny an application for a quasi- judicial zoning map amendment shall-be based on all of the following standards: Demonstration of compliance with all applicable comprehensive plan policies and map designations; The Development Code implements the goals and policies of the Comprehensive Plan. Planned developments (PD overlay designations) are permitted in all districts when they meet the applicable criteria of the Development Code. This criterion is satisfied. Demonstration of compliance with all applicable standards of any provision of this code or other applicable implementing ordinance; and According to the analysis in this report, all applicable standards in the code are met or can be conditioned to be met. Evidence of change in the neighborhood or community or a mistake or inconsistency in the comprehensive plan or zoning map as it relates to the property which is the subject of the development application. There is no change in circumstances or inconsistencies to the Comprehensive Plan or Zoning Map that warrants a zone change from the underlying zone. The underlying zoning remains in effect for allowable uses, density, and other general requirements. Specific deviations are requested and authorized within the planned development overlay, as set forth in this staff report. A zone change application is necessary to place the PD overlay designation on a portion of the subject site TL 8800). This criterion as related to a mistake, inconsistency, or change is inapplicable. FINDING: The proposal satisfies the criteria for a zone change to place the Planned Development Overlay zoning onto the subject property. 18.430 - (SUBDIVISIONS): Approval criteria: The Approval Authority may approve, approve with conditions or deny a preliminary plat based on the following approval criteria: The proposed preliminary plat complies with the applicable zoning ordinance and other applicable ordinances and regulations; It is feasible that with appropriate conditions, the proposed plat can be made to comply with the zoning ordinance and other applicable ordinances and regulations. The proposed plat name is not duplicative or otherwise satisfies the provisions of ORS Chapter 92; The applicant has provided documentation of a plat name reservation (Armand Hill) with Washington County, approved August 11,2006. Therefore,this standard is met. ANNAND HILL SUBDIVISION(SUB2006-00008) PAGE 18 OF 37 NOTICE OF FINAL ORDER NO.2007-01 PC BY THE PLANNING COMMISSION • • The streets and roads are laid out so as to conform to the plats of subdivisions and maps of major partitions already approved for adjoining property as to width, general direction and in all other respects unless the City determines it is in the public interest to modify the street or road pattern; and The proposed cul-de-sac terminates an existing street stub off of SW 109th Avenue. The applicant's private street design is responsive to the topographical and sensitive natural area constraints of the site, which precludes connection with Hwy 99W,consistent with this standard. An explanation has been provided for all common improvements. The applicant's plan set and narrative provide an explanation for all common improvements. Therefore, this standard has been met. FINDING: Staff finds that the subject proposal satisfies the applicable criteria for subdivisions. 18.510 - (RESIDENTIAL ZONING DISTRICTS) R-12: Medium-Density Residential District. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also permitted conditionally. Planned Developments are permitted in all districts provided the application satisfies all applicable criteria. Development Standards: Section 18.510.050.B states that Development standards in residential zoning distracts are contained in Table 18.510.2 below: The subject site and the surrounding properties are all designated R-12, Medium-Density Residential. In addition a portion of the subject site has a planned development (PD) overlay. In this application,the applicant has applied for extension of the planned development overlay over the remainder of the subject site (TL 8800). TABLE 18.510.2 DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES R-12 STANDARD MF DU* SF DU** Minimum Lot Size - Detached unit 3,050 sq.ft.per unit 3,050 sq.ft. per unit - Attached unit - Duplexes - Boarding,lodging,rooming house Average Lot Width None None Minimum Setbacks - Front yard 20 ft. 15 ft. - Side facing street on corner&through lots 20 ft. 10 ft. - Side yard 10 ft. 5ft.[1] - Rear yard 20 ft. 15 ft. - Side or rear yard abutting more restrictive zoning district 30 ft. 30 ft. - Distance between property line and garage entrance 20 ft. 20 ft. Maximum Height 35 ft. 35 ft. Maximum Lot Coverage [2] 80% 80% Mimimum Landscape Requirement 20% 20% [1]Except this shall not apply to attached units on the lot line on which the units are attached. [2]Lot coverage includes all buildings and impervious surfaces. * Multiple-family dwelling unit ** Single-family dwelling unit ANNAND HILL SUBDIVISION(SUB2006-00008) PAGE 19 OF 37 NOTICE OF FINAL ORDER NO.2007-01 PC BY THE PLANNING COMMISSION • • FINDING: Since the proposed development is a Planned Development, some of these standards can be altered to fit a specific design (see discussion in the Planned Development section). The applicant has submitted a Site Plan that specifies the general building envelopes and associated setbacks for each lot. The proposal maintains the front and rear yard setbacks of the underlying. development standards except the front yard setbacks in lots 34 through 40, which have been reduced from 15 feet to 6 feet for porches and 10 feet for foundations. These proposed setbacks for these perimeter lots must meet the standards and have been conditioned to do so earlier in this report. The internal side yard setbacks are reduced to four feet which is allowed under the planned development standards, provided they meet UBC standards for fire walls. The proposed 8-foot street side yard setbacks for proposed lots 1,29, and 40 are less than the 10-foot setback required by the base zoned standards and are not otherwise addressed by the planned development standards. The Commission will need to determine whether the reduced street side yard setbacks should be approved for lots 1,29, and 40. NOTE: During the Planning Commission Hearing, the Commission interpreted the "street side yard" to be included in the "side yard" setback provisions under the Applicability of The Base Zone Development Standards in the Planned Development Chapter, 18.350.070.A.4.b. The discussion resulted in the Commission allowing the proposed 8-foot side yards setbacks. However,the discussion did not resolve in a motion. 18.705 - (ACCESS AND EGRESS): *PD Guideline Chapter 18.705.030 (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 conibined requirements as designated in this title No joint access is proposed. Individual access from private and public streets will be utilized. This criterion is inapplicable. Public street access. All vehicular access and egress as required in Sections 18.705.030H and 18.705.030I shall connect directly with a public or private street approved by the City for public use and shall be maintained at the required standards on a continuous basis. All lots within the development have direct access to a private street which then accesses SW 109th Avenue, a public street, consistent with this standard. Required walkway location. Within all attached housing (except two-family dwellings) and multi-family developments, each residential dwelling shall be connected by walkway to the vehicular parking area, and common open space and recreation facilities; Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety; Required walkways shall be physically separated-from motor vehicle traffic and parking by either a minimum 6-inch vertical separation (curbed) or a minimum 3-foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks and sign posts, and shall be in compliance with ADA standards; Required walkways shall be paved with hard surfaced materials such as concrete, asphalt, stone, brick, etc. Walkways may be required to be lighted and/or signed as needed for safety purposes. Soft-surfaced public use pathways maybe provided only if such pathways are provided in addition fo required pathways. The proposal includes a sidewalk along the fronting ublic street and along the interior private streets. However, the proposal is for single-family detached units. Therefore,this standard does not apply. Inadequate or hazardous access. Applications for building permits shall be referred to the Commission for review when, in the opinion of the Director, the access proposed would cause or increase existing hazardous traffic conditions; or provide inadequate access for emergency vehicles; or in any other way cause hazardous conditions to exist which would constitute a clear and present danger to the public health, safety,and general welfare. Tualatin Valley Fire and Rescue submitted a comment letter describing several issues with the proposal including: • The hammerhead at the end of"B" street does not appear to meet fire district standards. • Only one means of access is proposed. ANNAND HILL SUBDIVISION(SUB2006-00008) PAGE 20 OF 37 NOTICE OF FINAL ORDER NO.2007-01 PC BY THE PLANNING COMMISSION • • • The fire district does not endorse the design concept wherein twenty feet of unobstructed roadway width is not provided. • The maximum grade applies to any portion of the primary access route from the nearest fire station to the proposed development.It is up to the applicant to submit the necessary information showing this condition is met. • The applicant must show adequate water supplies are available. The applicant has indicated the proposed dwellings will be sprinkled, in which case some of the above concerns may be alleviated. The applicant has later in this report been required,.prior to issuance of the PFI permit,to submit TVFR approval for their proposed project layout with regards to parking, hydrant layout and required dwelling units to be sprinkled. Direct individual access to arterial or collector streets from single-family dwellings and duplex lots shall be discouraged. Direct access to collector or arterial streets shall be considered only if there is no practical alternative way to access the site. If direct access is permitted by the City, the applicant will be required to mitigate for any safety or neighborhood traffic management (NTM) impacts deemed applicable by the City-Engineer. This may include, but will not be limited to, the construction of a vehicle turnaround on the site to eliminate the need for a vehicle to back out onto the roadway. Access for each of the proposed lots will be from the proposed private street or from SW 109th Avenue. Neither of these streets are an arterial or collector. Therefore,this standard does not apply. Access Management 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. The engineer has submitted an Access Report for the proposed development. The engineer has provided preliminary sight distance certification for the intersection of Armand Court and 109th Avenue. With a posted speed of 25 mph on 109th Avenue a minimum sight distance of 250 feet is required. The engineer states that the measured sight distance is 390 feet to the south and 335 feet to the north. The engineer does note that with parking on 109th Avenue near the Canterbury intersection the sight distance is reduced to 280 feet,which still exceeds the minimum standard. The engineer shall,upon completion of the public improvements,submit a final sight distance certification for the intersection of Armand Court and 109th Avenue. The final sight distance certification must be accepted and approved by the City prior to final plat approval. Section 18.705.030.H.2 states that driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be 150 feet, measured from the right-of-way line of the intersecting street to the throat of the 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. The applicant states that this code section does not apply because they are not proposing access to either a collector or an arterial. However, the existing access to the cemetery will be improved as part of-the frontage improvements along Highway 9, which is classified as an Arterial. The driveway is located within the influence of an Arterial intersection. The provisions as outlined in the code section above for moving the driveway as far as possible cannot be applied in this case because of the steep slopes directly adjacent to the ODOT ROW. The location of the access should remain and its limited use as access for the cemetery should ensure minimum impact to the influence area of the arterial intersection. ODOT is not requiring a permit for the existing cemetery access to remain for cemetery use only. 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. ANNAND HILL SUBDIVISION(SUB2006-00008) PAGE 21 OF 37 NOTICE OF FINAL ORDER NO.2007-01 PC BY THE PLANNING COMMISSION • • The applicant did not address the cemetery driveway as it applies to this code section. While the driveway does not serve their development they are providing the frontage improvements, including a new driveway approach. As discussed above due to the extreme topography there is no opportunity to move the driveway to better meet this spacing standard. Minimum access requirements for residential use. Vehicular access and egress for single-family, duplex or attached single-family dwelling units on individual lots and multi-family residential uses shall not be less than as provided in Table 18.705.1 and Table 18.705.2; The proposed private streets, Tract "A" and Tract "B" are 24 to 28 feet wide with 5-foot wide sidewalks on both sides, consistent with the City Engineer's standards for private streets serving more than six units. According to the applicant's narrative, each detached single-family dwelling unit will be served by a 15-foot access with 10 feet of paving,consistent with this standard. Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform Fire Code; This will be ensured during the construction document review period. The individual homeowners through the homeowner's association and its CC&R's will maintain the access drive once the property is developed and sold. Access drives in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus by one of the following: • A circular, aved surface having a minimum turn radius measured from center point to outside edge of 35 feet; • A hammerhead-configured, paved surface with each leg of the hammerhead having a minimum depth of 40 feet and a minimum width of 20 feet;. • The maximum cross slope of a required turnaround is 5%. No access drives are proposed in excess of 150 feet. Therefore,this standard does not apply. Vehicle turnouts, (providing a minimum total driveway width of 24 feet for a distance of at least 30 feet), may be required so as to reduce the need for excessive vehicular backing motions in situations where two vehicles traveling in opposite directions meet on driveways in excess of 200 feet in length. No driveways are proposed in excess of 200 feet in length. Therefore,this standard does not apply. Where permitted, minimum width for driveway approaches to arterials or collector streets shall be no less than 20 feet so as to avoid traffic turning from the street having to wait for traffic exiting the site. The site is not adjacent to a collector or arterial. Therefore,this standard does not apply. Director's authority to restrict access. To facilitate pedestrian and bicycle traffic, access and parking area plans shall provide efficient sidewalk and/or pathway connections,as feasible, between neighboring developments or Iand uses; The applicant has provided a 15-foot pedestrian access easement from the end of Tract "B" to the Cemetery access road, ch connects to the sidewalk on Highway 99W, consistent with this standard. FINDING: All of the Access and Egress standards have been met. However, TVF&R has raised several issues with the design of the proposed development. These issues may be adequately addressed if all dwellings are sprinkled as indicated in the applicant's January 16, 2007 supplemental findin s1. As conditioned elsewhere in this report, the applicant is required to submit a letter from "1'VF&R stating that the proposed development is consistent with TVF&R standards. 18.715(DENSITY COMPUTATIONS): Density Calculation: 18.715.020 Definition of net development area. Net development area, in acres, shall be determined by subtracting the following land area(s) from the gross acres, which is all of the land included in the legal description of the property to be developed: ANNAND HILL SUBDIVISION(SUB2006-00008) PAGE 22 OF 37 NOTICE OF FINAL ORDER NO.2C07-01 PC BY THE PLANNING COMMISSION • • • All sensitive land areas: a. Land within the 100-year floodplain; b. Land or slopes exceeding 25%; c. Drainage ways; and d. Wetlands. • All land dedicated to the public for park purposes; • All land dedicated for public rights-of-way. When actual information is not available, the following formulas may be used: Single-family development: allocate 20% of gross acreage; Multi-family development: allocate 15% of gross acreage. • All land proposed for private streets; and • A lot of at least the size required by the applicable base zoning district, if an existing dwelling is to remain on the site. Calculating maximum number of residential units. To calculate the maximum number of residential units per net acre divide the number of square feet in the net acres by the minimum number of square feet required for each lot in the applicable zoning district. Calculating minimum number of residential units. As required by Section 18.510.040, the minimum number of residential units per net acre shall be calculated by multiplying the maximum number of units determined in Subsection B above by 80% (0.8). The net development area is determined by subtracting from the gross area, the land needed for.public and private streets as well as areas for sensitive lands. In this case, as a planned unit development, the minimum lot size of 3,050 square feet is used to calculate density: GROSS LOT AREA 197,327 square feet (4.53 acres) Public Street dedication - 6,600 square feet Private Street dedication - 22,996 square feet Slopes exceeding 25% - 7,050 square feet NET DEVELOPABLE AREA 166,657 square feet NUMBER OF LOTS: 166,657 sf/ 3,050 sf/lot = 54.64 lots Maximum density 54 lots Minimum density(54 x .80) 43 lots FINDING: In the R-12 zone, as shown above, the maximum number of residential lots is 54. The minimum, at 80%, is 43 lots. The applicant has proposed a 40-lot subdivision, three lots less than the minimum. Therefore,the applicant has requested an adjustment to the residential density requirement,which is reviewed under the Variances and Adjustments section of this report. 18.725- (ENVIRONMENTAL PERFORMANCE STANDARDS) _ 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 visibe emissions (340-21-015 and 34U-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 ases 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. ANNAND HILL SUBDIVISION(SUB2006-00008) PAGE 23 OF 37 NOTICE OF FINAL ORDER NO.2007-01 PC BY THE PLANNING COMMISSION • . 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 ihall be permitted, and; 1) there shall be no emission or transmission of heat or heated air which is discernible at the lot line of the source; and 2) these regulations shall not apply to signs or floodlights in parking areas or construction equipment at the time of construction or excavation work otherwise permitted by this title. Insects and rodents. All materials including wastes shall be stored and all grounds shall be maintained in a manner which will not attract or aid the propagation of insects or rodents or create a health hazard. This is a detached single-family project which is permitted within planned developments in the R-12 zone. There is nothing to indicate that these standards will not be met. However, ongoing maintenance to meet these standards shall be maintained and any violation of these standards will be addressed by the City of Tigard's' Code Enforcement Officer. FINDING: The Environmental Performance standards are met. 18.730- (EXCEPTIONS TO DEVELOPMENT STANDARDS): '`PD Guideline Chapter Section 18.730.020.0 states the limitations for building heights and flag.lots. Limitations on the placement of residential structures on flag lots apply when any o}the Tollowing exist: • A flag lot was created prior to April 15, 1985; • A flag lot is created after April 15, 1985 by an approved partition; or • A flag lot is created by the approval of a subdivision and the flag lot is located on the periphery of the subdivision so that the lot adjoins other residentially-zoned land. Pursuant to TDC 18.120.030.89, "flag lot" is defined as a lot located behind a frontage lot, plus a strip of land out to the street for an access drive. Pursuant to TDC 18.120.030.74, "frontage" is defined as that portion of a development site which abuts a public or private street. Proposed Tract "B" is a private street (minimum 20 feet side with a 5-foot sidewalk). Proposed Tract "C' provides a 15-foot access drive to the proposed lots 24 and 25, located behind lot 23 and open space tract "D" at the periphery of the subdivision. Therefore, Lots 24 and 25 are flag lots subject to the following limitations on the placement of dwellings. The maximum height for an attached or detached single-family, duplex, or multiple-family residential structure on a flag lot or a lot having sole access from an accessway private drive or easement is 1-1/2 stories or 25 feet, whichever is less, except that the maximum height may be 2-1/2 stories or 35 feet, whichever is less, provided: • The proposed dwelling otherwise complies with the applicable dimensional requirements of the zoning district; • A 10-foot side yard will be preserved; • A residential structure on any abutting lot either is located 50 feet or more from the nearest point of the subject dwelling, or the residential structure exceeds 1-1/2 stories or 25 feet in height on any abutting lot; and • Windows 15 feet or more above grade shall not face dwelling unit windows or patios on any abutting lot unless the proposal includes an agreement to plant trees capable of mitigating direct views, or that such trees exist and will be preserved. No dwellings are proposed with this subdivision application. However, on the reliminary site plan the applicant has shown proposed building envelopes for Lot 24 and 25 that include a 15-foot rear yard set back along the southern property line and four-foot side yard setbacks. Existing multi-family buildings are located on the adjacent parcel approximately 50 to 130 feet from the proposed building envelopes. The adjacent multi-family dwellings are two stones. Because the required 10-foot side yards are not preserved; this standard has not been met. However, this chapter is a guideline chapter under the planned development chapter. In addition, the lot frontage standard in TDC 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets. A condition of approval required under the Streets and Utilities section of this report requires the applicant to provide 25 feet of frontage to Lots 24 and 25. Thus,the lots would no longer be defined as flag lots and the height restriction would not apply. FINDING: As conditioned pursuant to the lot frontage standards in TDC 18.810.060(B), the exceptions to development standards do not apply. ANNAND HILL SUBDIVISION(SUB2006-00008) PAGE 24 OF 37 NOTICE OF FINAL ORDER NO.2C07-01 PC BY THE PLANNING COMMISSION • • 18.745- (LANDSCAPING AND SCREENING): *PD Guideline Chapter Establishes standards for Landscaping, buffering and screening to enhance the aesthetic environmental quality of the City. The R-12 zoning district has a minimum requirement of 20% of the site to be landscaped. Section 18.745.040. states that all development projects fronting on a public street, private street, or a private driveway more than 100 feet in length after the adoption of this title shall be required to plant street trees in accordance with the standards in Section 18.745.040C. The applicant has provided a Preliminary Street and Utility Plan (Sheet 4) that includes the planting of 37 Flowering Ash trees on the private streets and 11 Paperback Maple trees on SW 109t Avenue and SW Armand Court. The proposed maples are included on the City of Tigard's Street Tree List. However,the proposed Flowering Ash is not included on the list. Therefore, the applicant shall submit a revised plan specifying street trees that are included on the City of Tigard Street Tree List. Buffering and Screening- Section 18.745.050 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). Adjacent uses to the subject site include multi-family dwelling units to the north and south, which require a 10-foot buffer. The applicant has included this buffer on the periphery of the proposed development, consistent with this standard. FINDING: Not all of the street tree standards have been met. However, with the following condition of approval they can be met. CONDITION: Prior to the issuance of site work, the applicant shall submit a revised street tree plan specifying street trees that are included on the City of Tigard Street Tree List. 18.765- (OFF-STREET PARKING AND LOADING REQUIREMENTS): PD Guideline Chapter This Chapter is applicable for development projects when there is new construction, expansion of existing use, or change of use in accordance with Section 18.765.070 Minimum and Maximum Off-Street Parking Requirements. FINDING: The proposed project will create 40 lots for single-family detached dwellings. Table 18.765.2 requires that each single-family unit have one off-street parking space. The proposal-anticipates development of upscale housing, which would include garages and garage aprons within the 20-foot setback for off- street parking,consistent with this standard. 18.775- (SENSITIVE LANDS): Purpose Maintain integrity of rivers, streams, and creeks. Sensitive land regulations contained in this chapter are intended to maintain the integrity of the rivers streams, and creeks in Tigard by minimizing erosion, promoting bank stability, maintaining and enhancing water quality, and fish and wildlife habitats, and preserving scenic quality and recreation potential. The regulations also implement the comprehensive plan and floodplain management program, Clean Water Service (CWS) Design and Construction Standards, the Metro Urban Growth Management Functional Plan, Statewide Planning Goal 5 (Natural Resources), and protect public health, safety, and welfare. Sensitive lands are lands potentially unsuitable for development because of their location Within the 100-year floodplain or 1996 flood inundation line, whichever is greater, natural drainageways• wetland areas which are regulated by the other agencies including the U.S. Army Corps of Engineers and the Division of State Lands, or are designated as significant wetland on the City of Tigard Wetland and Stream Corridors Map; and steep slopes of 25% or greater and unstable ground. The subject site is not located within the 100-year floodplain and does not include any wetlands identified on the City of Tigard's Wetland and Stream Corridors Map.No drat nageways are present on the site. Approximately 7,050 square feet of steep slopes greater than 25% are present on the subject site. ANNAND HILL SUBDIVISION(SUB2006-000)8) PAGE 25 OF 37 NOTICE OF FINAL ORDER NO.2007-01 PC BY THE PLANNING COMMISSION • • Sensitive lands permits issued by the Director. The Director shall have the authority to issue a sensitive lands permit on slopes that are 25% or greater and within a drainageway by means of a Type II procedure, as governed in Section 18.390.040, using approval criteria contained in Section 18.775.070 when the proposal involves ground disturbance(s) or land form alterations involving more than 50 cubic yards of material and residential structures intended for human habitation. With Steep Slopes The appropriate approval authority shall approve, approve with conditions or deny an application request for a sensitive lands permit on slopes of 25% or greater or unstable ground based upon findings that all of the following criteria have been satisfied: 1. The extent and nature of the proposed land form alteration or development will not create site disturbances to an extent greater than that required for the use; According to the applicant's slope analysis on the Existing Conditions plan (Sheet 2), approximately 3.5% (7 050 square feet) of the site has slopes greater than 25%. The majority of these slopes are located on the west edge of the site along Highway 99W, contained in the back yards of proposed lots 12 through 15, while seven other areas are scattered-over the site. The proposed disturbances as shown in the applicant's plan set and narrative do not create site disturbances greater than that required for the use,consistent with this standard. 2. The proposed land form alteration or development will not result in erosion, stream sedimentation, ground instability, or other adverse on-site and off-site effects or hazards to life or property; The applicant submitted a Grading/Erosion Control Plan Sheet3) and has been conditioned later in this report to provide construction drawings ensuring compliance with standards for erosion control (Erosion Prevention and Sediment Control Design and Planning Manual,February 2003 edition),consistent with this standard. 3. The structures are appropriately sited and designed to ensure structural stability and proper drainage of foundation and crawl space areas for development with any of the following soil conditions: wet/high water table; high shrink-swell capability; compressible/organic; and shallow depth-to-bedrock;and Compliance with the City's design and construction standards for residential units on steep slopes will be determined at the time of building permit review for individual lots. 4. Where natural vegetation has been removed due to land form alteration or development, the areas not covered by structures or impervious surfaces will be replanted to prevent erosion in accordance with Chapter 18.745, Landscaping and Screening. The applicant states that this standard will be met but does not provided information to substantiate the claim. The applicant's Erosion Control Plan (Sheet 3) does not include any notes or details detailing methods for re-vegetation of disturbed areas. The applicant is required to replant with the 1200C permit required as a condition of approval under the Grading and Erosion Control section of this report.Therefore,as conditioned,this standard has been met. FINDING: The standards for steep slopes have been met. 18.780-(SIGNS): PD Guideline Chapter Chapter 18.780 regulates the placement, number and design criteria for signage. The applicant's narrative and plan set show a conceptual plan for monument entry signs for the proposed development located at the private road access off of the cul-de-sac. Any future signage will be subject to the sign permit requirements in Chapter 18.780. There has been a proliferation of sign violations from new subdivisions. In accordance with a new policy adopted by the Director's Designee, all new subdivisions must enter into a sign compliance agreement to facilitate a more expeditious court process for citations. FINDING: To expedite enforcement of sign violations, a sign compliance agreement will be required. CONDITION: Prior to the issuance of building permits, the developer shall sign a copy of the City's sign compliance agreement. ANNAND HILL SUBDIVISION(SUB2006-00008) PAGE 26 OF 37 NOTICE OF FINAL ORDER NO.2007-01 PC BY THE PLANNING COMMISSION • • 18.790- (TREE REMOVAL): A tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided with a site development review application. The tree plan shall include identification of all existing trees, identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper,which trees are to be removed, protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. The applicant has submitted a Tree Plan for proposed Armand Hell planned development and an arborist report prepared by Peter Tones, a certified arborist. Stalf has reviewed the applicant's tree plan and finds that the plan contains all four of the required items, and,is therefore, acceptable. The report includes an inventory(Sheet 2) and a table describing 208 total trees on site over 6" in diameter. One hundred twelve (112) trees are greater than 12 inches DBH. Twenty-six (26) trees are deemed hazardous. The proposal is to remove 30 of 86 healthy trees greater than 12 inches DBH,retaining 56 trees or 65%. Pursuant to 'IDC 18.790.030.B.2, 50% mitigation is required. The arborist report notes that the total amount of mitigation required is 426 inches (851 caliper inches x .50). The applicant shall submit a cash assurance for$53,250 (426 caliper inches x$125/caliper inch).In addition,the arborist report includes tree protection measures and a program defining standards and methods that will be used by the applicant to protect trees during and after construction. FINDING: The tree removal standards are met and compliance will be ensured through the following applicable conditions of approval. CONDITIONS: • Prior to commencing any site work, the applicant shall submit a cash assurance for the value of the required-tree mitigation for$53,250 (426 caliper inches x $125/caliper inch), Trees planted for mitigation on the site or off site in accordance with 18.790.060 (D) will be credited against the cash assurance, for two ars following final plat approval (a mitigation plan shall be submitted for review and approval to the City Forester). After such time, the remaining value of the cash assurance will be retained by the City as a fee in-lieu of planting. • Prior to commencing any site work, the applicant shall submit construction drawings that include the approved Tree Removal, Protection and Landscape Plan. The lans shall also include a construction sequence including installation and removal of-tree protection devices, clearing, grading, and paving. A note shall be placed on the final set of plans indicating that equipment,vehicles, machinery, grading, dumping,storage, burial of debris, or any other construction-related activities shall not be located inside of any tree protection zone or outside of the limits of disturbance where other trees are being protected. • Only those trees identified on the approved Tree Removal plan are authorized for removal by this report. The following note shall be placed on the final construction documents: • Notwithstanding any other provision of this title, any party found to be in violation of this chapter pursuant to Chapter 1.16 of the Tigard Municipal Code shall be subject to a civil penalty of up to $500 and shall be required to remedy any damage caused by the violation. Such remediation shall include, but not be limited to,the following: Replacement of unlawfully removed or damaged trees in accordance with Section 18.790.060 (D) of the Tigard Development Code;and Payment of an additional civil penalty representing the estimated value of any unlawfully removed or damaged tree, as determined using the most current International Society of Arboriculture's Guide for Plant Appraisal. • Prior to commencing any site work, the applicant shall establish fencing as directed by the project arborist to protect the trees tobe retained. The applicant shall allow access by the City Forester for the purpose of monitoring and inspection of the tree protection to verify that the tree protection measures are performing adequately. Failure to follow the plan, or maintain tree protection fencing in the designated locations shall be grounds for immediate suspension of work on the site until remediation measures and/or civil citations can be processed. ANNAND HILL SUBDIVISION(SUB2006-00008) PAGE 27 OF 37 NOTICE OF FINAL ORDER NO.2007-01 PC BY THE PLANNING COMMISSION • • • Prior to issuance of building permits and any Certificates of Occupancy, the applicant shall ensure that the Project Arborist has submitted written reports to the City Forester, at least, once every two weeks, from initial tree protection zone (TPZ) fencing installation,through louilding construction, as he monitors the construction activities and progress. These reports must be provided to the City Forester until the time of the issuance of any Certificates of Occupancy. The reports shall include any changes that occurred to the TPZ as well as the condition and location of the tree protection fencing. If the amount of TPZ was reduced then the Project Arborist shall justify why the fencing was moved, and shall certify that the construction activities to the trees did not adversely impact the overall, long-term health and stability of the tree(s). If the reports are not submitted or received by the City Forester at the scheduled intervals, and if it appears the TPZ's or the Tree Protection Plan is not being followed by the contractor, the City can stop work on the project until an inspection can be done by the City Forester and the Project Arborist. This inspection will be to evaluate the tree protection fencing, determine if the fencing was moved at any point during construction, and determine if any part of the Tree Protection Plan has been violated. 18.795-(VISUAL CLEARANCE AREAS): ::PD Guideline Chapter Clear vision area shall be maintained on the corners of all property adjacent to intersection of two streets, a street and a railroad, or a driveway providing access to a public or private street. A clear vision area shall contain no vehicle, hedge, planting -fence, wall structure, or temporary or permanent obstruction exceeding three (3) feet in height, measured from the top of the curb, or where no curb exists from the street center grade, except the trees exceeding this height may be located in this area, provided all branches below eight feet are removed. For arterial streets the visual clearance shall not be less than 35 feet on each side of the intersection. FINDING: The applicant's plans (Sheet 4) show the visual clearance at the intersection of the proposed private street and SW 109th Avenue and at the intersections of the private streets with the proposed cul-de- sac consistent with this standard. Visual clearance for driveways intersecting the proposed private and public streets shall be shown on construction drawings for approval during building permitting. STREET AND UTILITY IMPROVEMENTS STANDARDS: CHAPTER 18.810 Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets,sewers,and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires an Arterial street to have a 50 right-of-way width and 36-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways,underground utilities,street lighting,storm drainage,and street trees. This site lies adjacent to SW Highway 99, which is classified as a 5-lane Arterial on the City of Tigard Transportation Plan Map. At present, there is approximately 50 feet of ROW from centerline for most of the frontage length according to the most recent tax assessor's ma . The applicant should dedicate the additional ROW needed to provide 50 feet from centerline along the entire length of frontage. The ROW dedication shall be provided through deed to ODOT. SW Highway 99 is currentlypartially improved. In order to mitigate the impact from this development, the applicant should construct half-street improvements along their frontage. the City typically requires an 8 foot sidewalk and 5 foot planter strip. Due to the extreme topography along this frontage the applicant will be allowed to construct a 6 foot wide sidewalk that will be placed curb-tight. There is a Tri-Met bus stop located just north of this development and the applicant shall provide a 6 foot concrete sidewalk from the north end of this frontage to this transit stop. ANNAND HILL SUBDIVISION(SUB200600008) PAGE 28 OF 37 NOTICE OF FINAL ORDER NO.2037-01 PC BY THE PLANNING COMMISSION S • ODOT is requiring that the applicant ensure that trees are stable within the proximity of the State highway. The applicant shall refer to the requirements as outlined in the January 8, 2007 ODOT Response to Local Land Use Notification provided byMarah Danielson. An ODOT Miscellaneous Permit must be obtained for all work in the highway right of way. Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a Local Street to have a 54 right-of- way width and 32-foot paved section. Other improvements required may include on-street parking,sidewalks and bikeways,underground utilities,street lighting,storm drainage,and street trees. This site lies adjacent to SW 109th Avenue, which is classified as a Local Street on the City of Tigard Transportation Plan Map. At present, there is approximately 25 feet of ROW from centerline, according to the most recent tax assessor's map.The applicant should dedicate the additional ROW required to provide 27 feet ftgfrom centerline. SW 109th is currently partially improved. In order to mitigate the impact from this development,the applicant should construct the sidewalk along the remainder of the frontage. The applicant has proposed to construct a 5-foot side located at the curb, thereby matching the existing sidewalk along the rest of their frontage. This proposed size and location of the sidewalk will be allowed. Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a Local Street to have a 54 right-of- way width and 32-foot paved section. Other improvements required may include on-street parking,sidewalks and bikeways,underground utilities,street lighting, storm drainage,and street trees. This site lies adjacent to SW Annand Court, which is classified as a Local Street on the City of Tigard Transportation Plan Map: At present, there is approximately 50 feet of ROW, according to the most recent tax assessor's map. The applicant is proposing the smaller local street that supports up to 500 vehicles per day. The ROW section for this local street is 50 feet in width and the paved width is 28 feet and provides parking on one side. The applicant supports this request with vehicle trip data based on the number of units in the development. There are 35 lots that will access Annand Court. With average trip generation per single family home of 7-I0 the 34 lots will generate 238 - 340 trips dnily. Even with adding in visitor and delivery trips it is unlikely that the daily trips will exceed the 500 vehicle trips allowed on a daily basis. Therefore,the proposed section,per 18.810.5.A,is acceptable. SW Annand Court is currently unimproved. In order to mitigate the impact from this development, the applicant should construct full street improvements in accordance with the City's standard 18.810.5.A. The applicant has proposed termination of the street with a cul-de-sac bulb with a 40 foot curb radius and curb-tight sidewalk in the bulb section. This section of the sidewalk must be reinforced. 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 statest where it is necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed and a barricade shall be constructed at the end of the street. These street stubs to adjoining properties are not considered to be cul-de-sacs since they are intended to continue as through streets at such time as the adjoining property is developed. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer,the cost of which shall be included in the street construction cost. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub streets in excess of 150 feet in length. The applicant has submitted a circulation plan. There are no opportunities for future streets or extensions of streets beyond-the proposed development due to existing topography and-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, which preclude street connections. A full street connection may also be exempted due to a regulated water feature if regulations would not permit construction. ANNAND HILL SUBDIVISION(SUB2006-00008) PAGE 29 OF 37 NOTICE OF FINAL ORDER NO.2007-01 PC BY THE PLANNING COMMISSION • • 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. Due to the existing topography and pre-existing development there are no opportunities for street connections. 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. The proposed cul-de-sac, Annand Court, does not exceed 200 feet in length. It does, however, provide access to 34 dwelling units. The applicant has proposed the circular termination of the cul-de-sac. The existing topography and pre- existing development preclude a street extension and through circulation,thereby allowing the use of a cul-de-sac. Grades and Curves: Section 18.810.030.N states that grades shall not exceed ten percent on arterials, 12% on collector streets, or 12% on any other street(except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet). Centerline radii of curves shall be as determined by the City Engineer. The applicant did not provide the profile of the proposed Armand Court. It appears that the grade is much less than 12%. The applicant shall submit a profile of Annand Court, extending 300 feet m each direction, with the PH permit application. 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. The applicant has proposed a series of private streets internal to the development. The applicant states that they have been designed to be consistent with the Qty's Skinny Street standard, but this is only correct as far as width and does not pe _rt in to horizontal design and turn-around standards. Parking on private streets will be determined by TVFR standards. It appears from the applicant's plans that they have met the minimum width requirements aaoppfpp32 feet for parking both sides and 28 feet for parking_on one side. The applicant did not submit a preli n naryVFRroval from TVFR for their proposed project layout. The applicant will be required to submit an approval from TT with their PH permit application which includes approval of the parking as proposed. The applicant shall place a statement on the face of the final plat indicating the private street(s) will be owned and maintained by the properties that will be served by it/them. In addition, the applicant shat' record Conditions, Covenants and Restrictions (CC&R's) along with the final plat that will clarify how the private property owners are to maintain the private street(s). These C C RR's shall be reviewed and approved by the City prior to approval of the final plat. The private public improvement design standards require private streets to have a pavement section equal to a public local street. The applicant will need to provide this type of pavement section. 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. ANNAND HILL SUBDIVISION(SUB2006-00008) PAGE 30 OF 37 NOTICE OF FINAL ORDER NO.2007-01 PC BY THE PLANNING COMMISSION • • 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 proposed private streets are precluded from continuing through to Highway 99 W because of topography and limited access, and existing development constraints. Therefore, the proposed development is exempt from this standard. 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 notpossible. 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. The applicant has proposed a 15-foot pedestrian path through Tract G to connect the proposed private street with the Cemetery access road and Highway 99 W,consistent with this standard. 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. Lots depths are more than 2.5 times the average lot widths for a number of the proposed lots. However,only Lot 11 is greater than 1.5 times (4,695 square feet) the mrrnmum lot size of the R-12 zone (3,050 square feet).With an average lot width of 42 feet and a length of 116 feet,the proposed lot 11 is 2.76 times the average lot width, inconsistent with this standard. Therefore, as a condition of approval, the applicant shall submit a revised preliminary plat showing that proposed Lot 11 is consistent with the lot size and shape standards. 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. All proposed lots, except Lots 24 and 25 have at least 25 feet of frontage on the proposed private and public streets. Lots 24 and 25 are provided a 15-foot access (Tract C) from Tract B, a private street. Therefore, this standard is not met. Therefore, as a condition of approval,the applicant shall submit a revised preliminary plat showing that proposed Lots 24 and 35 have at least 25 feet of frontage. Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. Private streets and industrial streets shall have sidewalks on at least one side. The applicant's plans indicate they will complete the sidewalk along their frontage on 109th Avenue, matching the 5 foot,curb-tight sidewalk that exists along.most of the frontage. They also indicate they will construct sidewalks on both sides of Armand Court, with planter strips, except at the Bulb where the sidewalk will be reinforced and curb-tight. They applicant has also proposed to construct 5 foot sidewalks, in private easements, on both sides on the private streets. The plans indicate a 15 foot pedestrian easement. The applicant shall construct a 5 foot concrete sidewalk from the private street to the cemetery access road located within ODOF ROW. The plans also indicate frontage improvements along Highway 99 that include a 6 foot, curb-tight sidewalk The TSP calls for a 5 foot lanter strip and an 8 foot sidewalk,but due to the topography the City and OD)OT have agreed to the 6 foot sidewalk for its lesser impact to the slope. There is a transit stop located just north of this frontage. The applicant shall extend the sidewalk up to and in front of the transit stop. ANNAND HILL SUBDIVISION(SUB2006-00008) PAGE 31 OF 37 NOTICE OF FINAL ORDER NO.2007-01 PC BY THE PLANNING CJOMMISSION • • 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 Tor Sanitary and Surface Water Management(as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. The applicant's plans indicate they will be extending the public sewer from the main line in Highway 99. The public sewer extension will serve this development and Tt 8805. 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). There are no upstream drainage ways that impact this development. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management(as adopted by Clean Water Services in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulung in an increase of impervious surfaces provide onsite detention facilities,unless the development is located adjacent toFanno Creek. For those developments adjacent to Fanno Creek,the storm water runoff will be permitted to discharge without detention. The natural drainage pattern is generally westerly, towards Highway 99. The applicant's plans indicate the site development runoff will be collected,treated and detained on-site prior to being released into the ODOT storm system. An ODOT Drainage Permit is required for connection to state highway age facilities. ODOT submitted additional comments regarding underground water that is draining into the ODOT ROW. The runoff from this seepage is impacting pedestrians and bicyclists. The applicant's engineer shall provide, in addition to the proposed on- site system, a storm water collection system behind the proposed sidewalk to improve the situation, keeping runoff from breaching the sidewalk and entering the bike lane. The runoff in Annand Court will be collected and directed to the public system in 109th Avenue via a new public storm sewer in Annand Court. 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 extension of such bikeways through the dedication of easements or right-of-way. Highway 99 is identified as a bicycle facility. The applicant shall, as part of the frontage improvements, provide the bicycle striping. Minimum Width: Section 18.810.110.0 states that the minimum width for bikeways within the roadway is five feet per bicycle travel lane. Minimum width for two-way bikeways separated from the road is eight feet. ANNAND HILL SUBDIVISION(SUB2006-00008) PAGE 32 OF 37 NOTICE OF FINAL ORDER NO.2007-01 PC BY THE PLANNING COMMISSION • • The minimum width for the bike lane along a 5-lane arterial is 6 feet. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground,temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above,and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer,shall be constructed prior to the surfacing of the streets;and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 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. There are no existing overhead utility lines along the project frontages. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Fire and Life Safety: The applicant has not provided preliminary approval from TVFR for the proposed site layout. Thisroval is critical and will likely include comments that all or most dwellings located on private streets will be spnnkled.ed. Fire hydrant placement and allowable arking will also be reviewed by TVFR. Plan approval from John Dalby,TVFR, is required to be submitted with theFFl permit application. Public Water System: The applicant has revised their plans to show the water meters banked at the public ROW of Armand Court. Any alternative design, i.e. use of a master meter and deduct meters requires the express approval of the City's Water Department. The applicant's narrative states they will upsize the 8" water line along their 109th Avenue frontage with a 12" water line,consistent with the Water Distnct's Master Plan. Storm Water Quality: The City has agreed to enforce Surface Water Management(SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to construction, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the CWS Design Standards. In addition,the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. ANNAND HILL SUBDIVISION(SUB2006-00008) PAGE 33 OF 37 NOTICE OF FINAL ORDER NO.2007-01 PC BY THE PLANNING COMMISSION • • 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 comphance with the design and specifications. These inspections shall be made at significant stages throughout the protect 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. Grading and Erosion Control: CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb one or more acre of land. Since this site is over five acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the site and/or building permit. A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of all lots, and show that they will be raded to insure that surface drainage is directed to the street or a public storm drainage system approved by the-Engineering Department. For situations where the back portions of lots drain away from a street and toward adjacent lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. The applicant will also be required to provide a geotechnical report, per Appendix Chapter 33 of the UBC, for the fproposed grading slope construction. The recommendations of the report will need to be incorporated into the inal grading plan and a final construction supervision report must be filed with the Engineering Department prior to issuance of building permits. The design engineer shall also indicate, on the grading plan, which lots will have natural slopes between 10% and 20%, as well as lots that will have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections and/or permits will be necessary when the lots develop. The ap�pli_c-Mant shall submit to the City of Tigard the NPDES 1200C application. The current forms can be found on the C�;WS web site. Site Permit Required: The applicant is required to obtain a Site Permit from the Building Division to cover all on-site private utility installations (water, sewer, storm, etc.) and driveway construction. This permit shall be obtained prior to approval of the final plat. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary(USB). An addressing fee in the amount of$50.00 per address shall be assessed. This fee shall be paid to the City prior to final plat approval. The developer will also be required to provide signage at the entrance of each shared flag lot driveway or private street that lists the addresses that are served by the given driveway or street. This will assist emergency services personnel to more easily find a particular home. Survey Requirements The applicant's final plat shall contain State Plane Coordinates -NAD 83 (91 on two monuments with a tie to the City's global_positioning system (GPS) geodetic control networc (GC 22). These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by • GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. ANNAND HILL SUBDIVISION(SUB2006-00008) PAGE 34 OF 37 NOTICE OF FINAL ORDER NO.2007-01 PC BY THE PLANNING C OM IISSION • • In addition, the applicant's as-built drawings.shall be tied to the GPS network The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins,water valves,hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAI7 83 (91). 18.390-(DECISION MAKING PROCEDURES/IMPACT STUDY): SECTION 18.390.040.B.e requires that the applicant shall 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. The applicant has submitted an impact study addressing the required elements above. As shown in the applicant's Preliminary Plat and narrative,the applicant specifically concurs with the required SW 109th Avenue dedication. ROUGH PROPORTIONALITY ANALYSIS Any required street improvements to certain collector or higher volume streets and the Washington County Traffic Impact Fee (TIF) are mitigation measures that are required at the time of development. Based on a transportation impact study prepared by Mr. David Larson for the A Boy Expansion/Dolan II/Resolution 95-61, TIF's are expected to recapture 32 percent of the traffic impact of new development on the Collector and Arterial Street system. Effective July 1'2006, the TIF for a detached single-family dwelling is $3,020. Upon completion of this development, the future builders of the residences will be required to pay TIF's totaling approximately$120,800 ($3,020 x 40 dwelling units). Based on the estimate that total TIF fees cover 32 percent of the impact on major t street improvements citywide, a fee that would cover 100 percent of this projects traffic impact is $377,500 ($120,800 divided by.32). The difference between the TIF paid and the full impact, is considered as unmitigated impact. The private internal streets within the subdivision are needed to allow the subdivision to develop and the need for this street is created by the subdivision. Because the need for the internal street is created by the development, the impact of the development is directly proportional to the cost of dedication and construction of the internal street and is not considered as mitigation for the development impact. Mitigation Value Assessment: With regard to off-site mitigation measures for SW 109th Avenue the applicant is proposing to dedicate 486 s.f of right-of-way(2 feet wide x 243 feet long); the right-of-way at is valued at $1,458 (486s.f. x $3.00/s.f.); a new 5-foot sidewalk, 55 feet in length at $20/l. . is valued at approximately $1,100. For SW Armand Court, full-street improvements are valued at approximately$84,000.00 ($400.00/l.f. x 2101.f). Full Impact ($102,800±0.32) $377,500 Less'1TI.Assessment (40 lots x$3,020) -$120,800 Less mitigated values for ROW Dedications and Improvements -$86,558 Estimate of Unmitigated Impacts $170,142 FINDING: The applicant's proposed off-site right of way dedications and street improvements are required to address the standards of Chapter 18.810 and to allow the subdivision to function properly. The dedication of real property interests exterior to the subdivision is mitigation for the resulting transportation impacts. The value of these dedications and improvements is substantially less than the value of the full impact,thus justified. SECTION VII. OTHER STAFF COMMENTS The Tigard Police Department reviewed the proposal and has no objection to it. ANNAND HILL SUBDIVISION(SUB2006-00008) PAGE 35 OF 37 NOTICE OF FINAL ORDER NO.2007-01 PC BY THE PLANNING COMMISSION • • SECTION VIII. AGENCY COMMENTS Oregon Department of Transportation submitted a comment letter dated January 8, 2007 addressing access to the adjacent cemetery off of 99W, right of way, improvements to the right of way,trees, and project drainage to the ODOI drainage facuty. These issues are addressed in this report in the Streets and Utilities section. Tualatin Valley Fire and Rescue endorses this proposal predicated on the following criteria and conditions of approval,which have been included in the conditions of approval for this decision: 1. FIRE APPARATUS ACCESS ROAD DISTANCE FROM BUILDING AND TURNAROUNDS: Access roads shall be within 150 feet of all portions of the exterior wall of the first story of the building as measured by an approved route around the exterior of the building. An approved turnaround is required if the remaining distance to an approved intersecting roadway, as measured along the fire apparatus access road, is greater than 150 feet. (IFC 503.1.1) 2. DEAD END ROADS: Dead end fire apparatus access roads in excess of 150 feet in length shall be provided with an approved turnaround. (IFC 503.2.5) The hammerhead at the end of"B" street does not appear to meet fire district standards. 3. FIRE APPARATUS ACCESS ROAD EXCEPTION FOR AUTOMATIC SPRINKLER PROTECTION: When buildings are completely protected with an approved automatic fire sprinkler system, the requirements for fire apparatus access may be modified as approved by the fire code official. ( 'FC 503.1.1) 4. ADDITIONAL ACCESS ROADS - ONE-OR TWO-FAMILY RESIDENTIAL: Where there are more than 30 one- or two-family dwelling units not less than two separate approved means of access shall be provided. Where there are more than 30 dwelling nits and all are protected by approved residential sprinkler systems, a single access will be allowed. (IFC D 107 ) Only one means of access is proposed. 5. REMOTENESS: Where two access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the property or area to be served, measured in a straight line between accesses. (IFCD104.3) 6. FIRE APPARATUS ACCESS ROAD WIDTH AND VERTICAL CLEARANCE: Fire apparatus access roads shall have an unobstructed width of not less than 20 feet (12 feet for up to two dwelling units and accessory buildings), and an unobstructed vertical clearance of not less than 13 feet 6 inches. Where fire apparatus roadways are less than 26 feet wide, "NO PARKING" signs shall be installed on both sides of the roadway and in turnarounds as needed. Where fire apparatus roadways are more than 26 feet wide but less than 32 feet wide, "NO PARKING" signs shall be installed on one side of the roadway and in turnarounds as needed. Where fire apparatus roadways are 32 feet wide or more, parking is not restricted. (IFC 503.2.1) The fire district does not endorse the design concept wherein twenty feet of unobstructed roadway width is not provided. 7. N_ O PARKING SIGNS: Where fire apparatus roadways are not of sufficient width to accommodate parked vehicles and 20 feet of unobstructed driving surface, "No Parking" signs shall be installed on one or both sides of the roadway and in turnarounds as needed. Roads 26 feet wide or less shall be posted on both sides as a fire lane. Roads more than 26 feet wide to 32 feet wide shall be posted on one side as a fire lane. Signs shall read "NO PARKING- FIRE LANE" and shall be installed with a clear space above grade level of-7 feet. Signs shall be 12 inches wide by 18 inches high and shall have red letters on a white reflective background. (IFC D103.6) 8. SURFACE AND LOAD CAPACITIES: Fire apparatus access roads shall be of an all-weather surface that is easily distinguishable from the surrounding area and is capable of supporting not less than 12,500 pounds point load (wheel load) and 60,000 pounds live load (gross vehicle weight). You may need to provide documentation from a registered engineer that the design will be capable of supporting loading. (IFC D102.1) 9. TURNING RADIUS: The inside turning radius and outside turning radius shall be not less than 28 feet and 48 feet respectively, measured from the same center point. (IFC 503.2.4 &D103.3) ANNAND HILL SUBDIVISION(SUB2006-00008) PAGE 36 OF 37 NOTICE OF FINAL ORDER NO.2007-01 PC BY THE PLANNING COMMISSION • • 10. GRADE: Fire apparatus access roadway grades shall not exceed 10 percent. Intersections and turnarounds shall be level (maximum 5%) with the exception of crowning for water run-off. When fire sprinklers are installed, a maximum grade of 15% may be allowed. The approval of fire sprinklers as an alternate shall be accomplished in accordance with the provisions of ORS 455.610(5). (IFC 503.2.7 &D103.2) This requirement applies to any portion of the primary access route from the nearest fire station to the proposed development. It is up to the applicant to submit the necessary information showing this condition is met. 11. SINGLE FAMILY DWELLINGS - REQUIRED FIRE FLOW: The minimum available fire flow for single family dwellings and duplexes served a municipal water supply shall be 1,000 gallons per minute. If the structure(s) is (are) 3,600 square feet or larger, the required fire flow shall be determined according to IFC Appendix B. (IFC B 105.1) The applicant must show adequate water supplies are available. 12. REFLECTIVE HYDRANT MARKERS: Fire hydrant locations shall be identified by the installation of reflective markers. The markers shall be blue. They shall be located adjacent and to the side of the centerline of the access road way that the fire hydrant is located on. In case that there is no center line,then assume a centerline, and place the reflectors accordingly. (IFC 508.5.4) 13. ACCESS AND FIRE FIGHTING WATER SUPPLY DURING CONSTRUCTION: Approved fire apparatus access roadways and fire fighting water supplies shall be installed and operational prior to any combustible construction or storage of combustible materials on the site. (IFC 1410.1&1412.1) SECTION IX. CONCLUSION The City of Tigard Planning Commission has APPROVED, Subdivision (SUB) 2006-00008/Planned Development Review (PDR) 2006-00001/Zone Change (ZON) 2006-00001/Sensitive Lands Review (SLR) 2006- 00010/Adjustment (VAR) 2006-00080 / Adjustment (VAR) 2007-00001, for Armand Hill, with the staff report as presented,the conditions,and three additional conditions incorporated above in the Conditions of Approval. IT IS FURTHER ORDERED THAT THE APPLICANT AND ALL PARTIES TO THESE PROCEEDINGS BE NOTIFIED OF THE ENTRY OF THIS ORDER PASSED: THE 5TH DAY OF FEBRUARY, 2007 BY THE CITY OF TIGARD PLANNING COMMISSION. c"-.) Jodie Inman,Planning Commission President Dated this 1o`Z` day of February,2007. ANNAND HILL SUBDIVISION(SUB2006-00008) PAGE 37 OF 37 NOTICE OF FINAL ORDER NO.2007-01 PC BY THE PLANNING COMMISSION II I I CITY of TIGARD -SW-COL L'N 0�A. GEOGRAPHIC INFORMATION SYSTEM —_ �- 1 o VICINITY MAP ____,_ ---,Id -> _ SUB2006-00008 ..e 41. APAlailibi PDR2006-00001 — ZON200G-00001 a I SLR2006-00010 �r � . �o 0 o e - VAR2006-00080 11111 \1\ . . ®H VAR2007-00001 ®_ ANNAND HILL ' B SUBDIVISION J II 411*1'66.-r''' — L e n CT \:± Eli" ����� - -— •1•RS HH 111111 I , if , . �1 l\ l`` ��\. T : ��i X11 ���y ,► i__ t= t C - 7•Q NONnA n inill Imo „co --tii.oi...: . - tic.p of ND Rn nuRHnM,. RD I MN 1111 ®I l 1 MO • �J MURDOCK ST "— Tigord Area Mop ' / ,.„,_--I\ 1I- � IIi1 ,Ii • — IIIINIIii = B Ili ma 0 100 200 300 400 500 Feet eilll/I I pB 1 ] i 1"=389 feet �i ```��� ® 1 DELMONTE 0 to atm LCD i 0 �° o / Z ,1111,"" rtcnitu .�` 0-Dar—In �� �` 8 •DY M• Information on this map is for general location only and • •N DR should be verified with the Development Services Division. ��0 13125 SW Hall Blvd Tigard.OR 97223 ��� 11111 http://w�nw.ci.tigard.or.us Community Development Plot date:Jan 25,2007;C:\magic\MAGIC03.APR 6 .'•. N• • - ),v 9H ANNAND ; , r �s. ; ,, r: , ehh ' r— }, . HILL 7 :�a' �w: � 1 . A 40-LOT SUBDIVISION OF TAX MAPS 2S1 1 OAC AND 2S1 10AD,TAX LOTS 200 AND 8800 ti-c• .,•:N;, AT, .. .,-,,vi 1iLgrs P...• - • Y ffi 9I APPLICANT/OWNER: / ' -i�.m'—- —T+.n�-- 1, 54:` c-�;��' I ANNAND PROPERTIES IV-PLCC, •/ 1 I '1 1 h'"M'♦ - - b SUSAN KELLER TRUST AND MARY JANE VINELLA // i $ 3 ~ 1. "� 8260 SW HUNZINKER ST,SUITE 150 / • ' TIGARD,OR 97223 , GRAPHIC SCALE I. 4 4.629 SF- VICINITY MAP •PHONE(503)620-8668 / , * t i f T a3n sF :,lee,l�t� --—- rv.rs. CONTACT:JOHN ANNAND I ' �1 ■ Wel a ' ,/ + n __--alt_- : 3.510 SF a•ururr. . PLANNING/ENGINEERING/SURVEYING: w 'g 2 ! __!os9' _ tL SFA DESIGN GROUP,LLC y _ ussu[r.+_ ! 9020 WASHINGTON SQUARE RD,SUITE 350 / / ,, - , I I PORTLAND,OR 97223 / ' ,,a, 9 i , 3,799 SF M -3,379 SF au' PHONE(503)641-8311/ (503)643-7905 /♦ m auil[r[i,A ' CONTACTS: MATTHEW SPRAGUE !�' -- __ >.ao -t�.ao'T.w.00'T ooT ♦i �iiu��� aaep„,>� / ao■u1n■ ♦ ' TRACT.G. .... 1�L♦� 1J` a.A•. JOHN ADD /// . / OPEN SPACE. 1 1 I OPEN SPACE n ,.,. �♦ I/rrl �s�.�t IOHN WADE • , W.O.6,941 F L8Y , I 1 I TRACT u •i♦•l'''f • 1111♦11♦1. -'4r J"/ �.�1r.1.311tIAw 41 11 I ttJ 13.9598 B 7 •♦1.y - rury[ urA4 x,895 SF 3,973 SF SF 13,509 SF 3,863 SF :to 0°�jn1 •rs,,zi,e,,/ **.A, rv.:,::1r'' I� 0 i i ou yv♦,� ♦ .aa• m.'u11 // /o' 7.x10 SF �. 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I ei v p g 1 PRELIMINARY PLAT NUMBER: 489 SITE ADDRESS: 14600 SW PACIFIC HWY I' 1 161�!§ $ ' 2 EXISTING CONDITIONS DATUM: WASHINGTON COUNTY TAX MAPS: T2S RIE SEC IOAC I` i PRELIMINARY TREE PRESERVATION/ DESCRIPTION: 3"BRASS DISK SET IN THE SOUTHWEST SIDE OF THE T2S RIB SEC TOAD a 3 l I SECOND STEP OF THE TIGARD GRANGE HALL TAX LOTS: 200 I" • GRADING/EROSION CONTROL PLAN NORTHWEST ENTRANCE;1 MILE SOUTHWEST OF TIGARD. 8800 I` I i 4 PRELIMINARY STREET/UTILITY PLAN ELEVATION: 269.31' I' i1 AREA: 4.53 ACRES T1 .- e 4:)5 TREE PRESERVATION PLAN ZONING: R-12 *VERTICAL INFORMATION GATHERED IS A COMBINATION OF DATA COLLECTED PROPOSED 6 OF LOTS: 40 I)' 6 AERIAL PHOTO/CIRCULATION PLAN BY G&L LAND SURVEYING AND KURAHASHI AND ASSOCIATES,INC. JURISDICTION: CITY OF TIGARD 1, I .owl ..4. INK. FlIerea • • Agenda Item: _ 5.2 Heating Date: Febnlary 5,2007 Time: 7:00 PM STAFF REPORT TO THE q PLANNING COMMISSION FOR THE CITY OF TIGARD, OREGON it Cc1/�i 120 DAYS = 4/3/2007 SECTION I. APPLICATION SUMMARY FILE NAME: ANNAND HILL SUBDIVISION CASE NOS.: Subdivision(SUB) SUB2006-00008 Planned Development Review(PDR) PDR2006-00001 Zone Change (ZON) ZON2006-00001 Sensitive Lands Review(SLR) SLR2006-00010 Adjustment (VAR) VAR2006-00080 Adjustment (VAR) VAR2007-00001 APPLICANT/ Armand Properties IV-PLLC,et al OWNER: 8260 SW Hunziker St.,Suite 150 Tigard,OR 97223 APPLICANT'S Ben Altman REP: SFA Design Group 9020 Wagton Square Drive,Suite 350 Portland,OR 97223 REQUEST: Approval of a 40-lot Subdivision and Planned Development (PD) on 4.53 acres. The lots are proposed to be developed with detached single-family homes. Lot sizes within the development are proposed to be between 2,788 and 5,377 square feet. A Zone Change is required to apply the PD overlay on Tax Lot 8800 and Sensitive Lands Review is required for slopes greater than 25%. The applicant is also seeking approval for a street improvement Adjustment for the proposed cul-de-sac from the maximum 20 homes served to 34 and for an Adjustment to the minimum residential density requirement of 43 units to 40. ZONING DESIGNATIONS: R-12, Medium Density Residential; and R-12 (PD), Medium Density Residential with planned deveopment overlay. LOCATION: The project is located at 14600 SW Pacific Highway, south of SW Canterbury Lane and southeast of Hwy99W;WCTM 2S110AC,Tax Lot 00200 and 2S110AD,Tax Lot 08800. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters: 18.350, 18.360, 18.370, 18.390, 18.510, 18.705, 18.715, 18.720, 18.725, 18.745, 18.765, 18.775, 18.780, 18.790, 18.795 and 18.810. SECTION II. STAFF RECOMMENDATION Staff recommends that the Planning Commission find that the proposed Planned Development will not adversely affect the health, safety and welfare of the City and meets the Approval Standards as outlined in this report. Therefore, Staff recommends APPROVAL, subject to the following recommended Conditions of Approval and Findings within this staff report: ANNAND HILL SUBDIVISION STAFF REPORT(SUB200600008) PAGE 1 OF 37 PLANNING COMMISSION HEARING 2/5/2007 • • CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY ONSITE IMPROVEMENTS,INCLUDING GRADING,EXCAVATION AND/OR FILL ACTIVITIES: The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the CURRENT PLANNING DIVISION, ATTN: Gary Pagenstecher 503-639-4171, EM- 2434. The cover letter shall clearly identify where in the submittal the required information is found: 1. Prior to commencing any site work, the applicant shall submit a revised preliminary plat showing that all proposed lots (including Lots 24 and 25) have at least 25 feet of frontage on a public or private street. 2. Prior to commencing any site work, the applicant shall submit a geo-tech report prepared by a licensed geo-technical engineer to ensure that the site is not subject to ground slumping and sliding. 3. Prior to commencing any site work, the applicant shall submit a cash assurance for the value of the required tree mitigation for $53,250 (426 caliper inches x $125/caliper inch). Trees planted for mitigation on the site or off site in accordance with 18.790.060 (D) will be credited against the cash assurance, for two years following final occupancy inspection (a mitigation plan shall be submitted for review and approval to the City Forester). After such time, the remaining value of the cash assurance will be retained by the City as a fee in-lieu of planting. 4. Prior to commencing any site work, the applicant shall submit construction drawings that include the approved Tree Removal, Protection and Landscape Plan. The plans shall also inclgude a construction sequence including installation and removal of tree protection devices, clearing, grading, and paving. A note shall be placed on the final set of plans indicating that equipment, vehicles, machinery, grading, dumping, storage; burial of debris, or any other construction-related activities shall not be located inside of any tree protection zone or outside of the limits of disturbance where other trees are being protected. 5. Only those trees identified on the approved Tree Removal plan are authorized for removal by this decision. The following note shall be placed on the final construction documents: Notwithstanding any other provision of this title, any party found to be in violation of this chapter pursuant to Chapter 1.16 of-the Tigard Municipal Code shall be subject to a civil penalty of up to$500 and shall be required to remedy any damage caused by the violation. Such remediation shall include, but not be limited to, the following: A. Replacement of unlawfully removed or damaged trees in accordance with Section 18.790.060 (D) of the Tigard Development Code;and B. Payment of an additional civil penalty representing the estimated value of any unlawfully removed or damaged tree, as determined using the most current International Society of Arboriculture's Guide for Plant Appraisal. 6. Prior to commencing any site work, the applicant shall establish fencing as directed by the project arborist to protect the trees to be retained. The applicant shall allow access by the Planning Staff for the purpose of monitoring and inspection of the tree protection to verify that the tree protection measures are performin adequately. Failure to follow the plan, or maintain tree.protection fencing in the designated locations shall be grounds for immediate suspension of work on the site until remediation measures and/or civil citations cane processed. 7. Prior to issuance of building permits and any Certificates of Occupancy, the applicant shall ensure that the Project Arbonst has submitted written reports to the Planning Staff, at least, once.every two weeks, from initial tree protection zone (TPZ) fencing installation, through building construction, as he morutors the construction activities and progress. These reports must be provided to the City Forester until the time of the issuance of any Certificates of Occupancy. The reports shall include any changes that occurred to the TPZ as well as the condition and location of the tree protection fencing. If the amount of TPZ was reduced then the Project Arborist shall justify why the fencing was moved, and shall certify that the construction activities to the trees did not adversely impact the overall, long-term health and stability of the tree(s). If the reports are not submitted or received by the Planning Staff at the scheduled intervals,and if it appears the TPL's or the Tree Protection Plan is not being followed by the contractor, the City can stop work on the project until an inspection can be done by the Planning Staff and the Project Arborist. This inspection will be to evaluate the tree protection fencing, determine if the fencing was moved at any point during construction, and determine if any part of the Tree Protection Plan has been violated. ANNAND HILL SUBDIVISION STAFF REPORT(SUB2006-00008) PAGE 2 OF 37 PLANNING COMMISSION HEARING 2/5/2007 • • The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the ENGINEERING DEPARTMENT, ATTN: KIM MCMILLAN 503-639-4171, EX 2642. The cover letter shall clearly identify where in the submittal the required information is found: 8. Prior to commencing onsite improvements, a Public Facility Improvement (PFI) permit is required for this project to cover street improvements and any other work in the public right-of-way. Six (6) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building ivision and should only include sheets relevant to public improvements. Public Facility Improvement(PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www.tigard-or.gov). 9. The PFI permit plan submittal shall include the exact legal name, address and telephone number of the individual or corporate entity who will be designated as the "Permittee", and who will provide the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. 10. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. 11. Prior to issuance of the PFI_permit, additional right-of-way shall be conveyed to the State of Oregon, by and through its Department of Transportation, Highway Division, along the frontage of Highway 99 to increase the nght-of-way to 50 feet from centerline. The description shall be tied to the existing right-of-way centerline. Verification that the conveyance has been submitted to the State shall be provided to the City Engineering Department. (For additional information, contact Martin Abero, Oregon Department of Transportation,Right-of-Way Section, 123 NW Flanders,Portland, OR 97209-4037;Phone: 731-8425). 12. The applicant shall submit construction plans to the Engineerin Department as a part of the Public Facility Improvement permit, indicating that they will construct the following frontage improvements along SW 109th Avenue as a part of this project: A. 5-foot concrete sidewalk; B. street trees spaced per TDC requirements; and G streetlight layout by applicant's engineer,to be approved by City Engineer. 13. The applicant's Public Facility Improvement permit construction drawings shall indicate that full width street improvements for Annand Court, including traffic control devices, mailbox clusters, concrete sidewalks, driveway aprons, curbs, asphaltic concrete pavement, sanitary sewers,storm drainage, street trees, streetlights, and underground utilities shall be installed within the interior subdivision streets. Improvements shall be designed and constructed to local street standards 18.810.5.A. The curb and sidewalk around the cul-de-sac bulb shall be reinforced. The curb radius shall no less than 40 feet. 14. A profile of Annand Court shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. 15. Prior to issuance of the PFI permit, the applicant shall obtain an ODOT Miscellaneous Permit from the State of Oregon Highway Division, to perform work within the right-of-way of Highway 99. A copy of the permit shall be provided to the Cary Engineering Department. The permit shall include the widening of Highwa 99 curb, 6 foot sidewalk, storm sewer, drainage behind the sidewalk and any improvements needed for the cemetery access located within ODOT ROW. The work shall include the extension of the 6 foot sidewalk to and in front of the transit stop. The bicycle lane striping shall also be included in the ODOT Miscellaneous Permit. 16. Prior to issuance of the PFI permit, the applicant shall ensure to ODOT's satisfaction that trees are stable within the proximity of the State Highway. 17. The applicant shall construct a 5 foot concrete sidewalk from the private street to the cemetery access road within the proposed pedestrian easement. ANNAND HILL SUBDIVISION STAFF REPORT(SUB200&00008) PAGE 3 OF 37 PLANNING COMMISSION HEARING 2/5/2007 • • 18. Lot 40 shall not be permitted to access directly onto 109th Avenue. 19. The applicant's construction drawings shall show that the pavement and rock section for the proposed private street(s) shall meet the City's public street standard for a local residential street. 20. An ODOT Drainage Permit is required for connection to the state highway drainage facilities. A copy of the issued permit must be submitted to the City's Engineering Department prior to issuance of the PFI permit. 21. The public storm water line improvements in Armand Court must be included on the PFI permit drawings. 22. Any extension of public water lines shall be shown on the proposed Public Facility Improvement (PFI) permit construction drawings and shall be reviewed and approvedpb the City's Water-Department, as a part of the Engineering Department plan review. NOTE: An estimated 12% of the water system costs must be on deposit with the Water Department prior to approval of the PFI permit plans from the Engineering Department and construction of public water lines. 23. The water meters must be banked at the ROW of Annand Court. Any other proposed alternative must be approved by the City's Water Department prior to issuance of permits. 24. The applicant's construction plans shall include the upsizing of the 8 inch public water line to a 12 inch water line. 25. Final design plans and calculations for the proposed private water quality facility shall be submitted to the Engineering Department (Kim McMillan) as a part of the Public Facility Improvement (PFI) permit plans. Included with the plans shall be a proposed landscape plan and maintenance plan. A copy of the final design plans and calculations shall also be included with the applicant's submittal to ODOT for the ODOT Drainage Permit. 26. An erosion control plan shall be provided as part of the Public Facility Improvement (PFI) permit drawings. The plan shall conform to the "Erosion Prevention and Sediment Control Design and Planning Manual, February 2003 edition." 27. A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of all lots, and show that they will be graded to insure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Department. For situations where the back portions of lots drain away from a street and toward adjacent lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each rot. 28. The design engineer shall indicate,on the grading plan,which lots will have natural slopes between 10% and 20%, as well as lots that will have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections and/or permits will be necessary when the lots develop. 29. The applicant shall obtain a 1200-C General Permit issued by the City of Tigard pursuant to ORS 468.740 and the Federal Clean Water Act. 30. Prior to issuance of the PH permit the applicant shall submit TVFR approval for their proposed project layout with regards to parking,hydrant layout and required dwelling units to be sprinkled. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: The applicant shall pre are a cover letter and submit it, along with any supporting documents and/or plans that address the followin requirements to the CURRENT PLANNING DIVISION, ATTN: Gary Pagenstecher 503-639-4171, EXT 2434. The cover letter shall clearly identify where in the submittal the required information is found: 31. Prior to final plat, the applicant shall submit a revised preliminary plat showing that proposed Lot 11 is consistent with the lot size and shape standards. ANNANTD HILL SUBDIVISION STAFF REPORT(SUB200600008) PAGE 4 OF 37 PLANNING COMMISSION HEARING 2/5/2007 • • 32. Prior to final plat, the applicant shall provide the city with a copy of covenants and restrictions for the use and maintenance of open space tracts or the development project. 33. Prior to final plat approval the applicant shall ensure that the Project Arborist has submitted written reports to the Planning Sta}f, at least, once every two weeks, from initial tree protection zone ( Z) fencing installation through site work, as he monitors the construction activities and progress. These reports should include any changes that occurred to the TPZ as well as the condition and location of the tree frotection fencing, the amount of TPZ was reduced then the Project Arborist shall justify why the encing was move, and shall certify that the construction activities to the trees did not adversely impact the overall, long-term health and stability of the tree(s). If the reports are not submitted or received by the City Forester at the scheduled intervals, and if it appears the TPZ's or the Tree Protection Plan is not being followed by the contractor,.the City can stop work on the project until an inspection can be clone by the Planning Staff and the Project Arborist. This inspection will"be to evaluate the tree protection fencing, determine if the fencing was moved at any point during construction, and determine if any part of the Tree Protection Plan has been violated. The applicant shall prepare a cover letter and submit itt,, alon with an sup�pportin documents and/or plans that address the following requirements to the ENGINhERIN(DEPARTMENT, ATTN: KIM MCMILLAN 503-639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal the required information is found: 34. Prior to final plat approval, the applicant shall pay the addressing fee. (STAFF CONTACT: Bethany Stewart,Engineering). 35. Prior to approval of the final lat, the applicant shall obtain a Site Permit from the Building Department to coyer all grading for the lot s), all on-site private utility installation water, sewer, storm, etc.), and all dnvewy construction. NO : this permit is separate from a Public Facility Improvement permit issued by the Engineering Department for work in the public right-of-way. 36. A joint use and maintenance agreement shall be executed and recorded on City standard forms for the common driveway for lots 24 &75. The agreement shall be referenced on and become part of all applicable parcel Deeds. The agreement shall be approved by the Engineering Department pnor to recording. 37. The applicant shall cause a statement to be placed on the final plat to indicate that the proposed private streetcsj will be jointly owned and maintained by the private property owners who abut and take access from it (them). 38. Prior to approval of the final plat, the engineer shall provide final sight distance certification for the intersection of 109th Avenue and Annand Court. 39. Prior to approval of the final plat, the applicant shall prepare Conditions, Covenants and Restrictions (CC&R's) lor this project, to be recorded with the final,plat, that dearly lays put a maintenance plan and agreement for the proposed private street(s). The CC&R s shall obligate the private property owners within the subdivision to create a homeowner's association to ensure regulation of maintenance for the street(s). The applicant shall submit a copy of the CC&R's to the Engineering Department (Kim McMillan) pnor to approval of the final plat. 40. Prior to approval of the final plat, the applicant shall demonstrate that they have formed and incorporated a homeowner s association. 41. Prior to approval of the final plat, the applicant shall prepare Conditions, Covenants and Restrictions (CC&R's) lor this project, to be recorded with the final,plat that clearly lays out a maintenance plan.and agreement for the proposed private water quality/detention facility. The CC&R's shall obligate the private property owners within the subdivision to create a homeowner's association to ensure re�mo1ation of maintenance for the facility. The applicant shall submit a copy of the CC&R's to the Engineering Department (Kim McMillan) prior to approval of the final plat. 42. The b applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the City's global"positioning system (GPS) geodetic control network (GC 22). as recorded in Washington County survey records. "These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by • GPS tie networked to the City's GPS survey. . • By random traverse using conventional surveying methods. ANNAND HILL SUBDIVISION STAFF REPORT(SUB2006-00008) PAGE 5 OF 37 PLANNING COMMISSION HEARING 2/5/2007 • • 43. Final Plat Application Submission Requirements: A. Submit for City review four(4) paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. B. Attach a check in the amount of the current final plat review fee (Contact Planning/Engineering Permit Technicians, at (503) 639-4171,ext. 2421). C The final plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05),Washington County, and by the City of Tigard. D. The right-of-way dedication for 109th Avenue, providing 27 feet from centerline, shall be made on the final plat. Additional right-of-way dedication on Armand Court, providing for the cul-de-sac bulb, shall be made on the final plat. E. NOTE: Washington County will not begin their review of the final plat until they receive notice from the Engineenng Department indicating that the City has reviewed the final plat and submitted comments to the applicant's surveyor. F. After the City and County ave reviewed the final plat, submit two mylar copies of the final plat for City Engineer signature (for partitions), or City Engineer and Community-Development Director signatures (for subdivisions). THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the CURRENT PLANNING DIVISION, ATTN: Gary 503-639-4171, EXT 2434. The cover letter shall clearly identify where in the submittal the required information is found: 44. Prior to issuance of building permits, the applicant shall demonstrate that the dwellings with reduced 4-foot side yard setbacks meet the Uniform Building Code (UBQ requirements for fire walls. 45. Prior to issuance of building permits, the applicant shall demonstrate that all impervious surfaces on lots created by this subdivision shall not exceed S0% coverage. 46. Prior to issuance of building ghpermits,the applicant shall demonstrate that all proposed structures located on the perimeter of the project-have 15-foot perimeter front yard and rear yard setbacks. 47. Prior to issuance of building permits, the developer shall sign a copy of the City's sign compliance agreement. 48. Prior to issuance of building permits, the Project Arborist shall submit a final certification indicating the elements of the Tree Protection Plan were followed and that all remaining trees on the site are healthy, stable and viable in their modified growing environment. 49. Prior to issuance of building permits, the applicant shall submit site plan drawings indicating the location of the trees that were preserved on the adjacent lots location of tree protection fencing, and a signature of approval from the project arborist regarding the placement and construction techniques to be employed in building the houses. All proposed protection fencing shall be installed and inspected prior to commencing construction, and shall remain in place through the duration of home building. After approval from the Planning Staff,the tree protection measures may be removed. 50. Prior to issuance of building permits, the applicant shall submit a revised street tree plan specifying street trees that are included on the City of Tigard Street Tree List. The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the ENGINEERING DEPARTMENT, ATTN: KIM MCMILLAN 503-639-4171, E)ff 2642. The cover letter shall clearly identify where in the submittal the required information is found: 51. Prior to issuance of building permits, the applicant shall provide the Engineering Department with a "photomylar" copy of the recorded final plat. ANNAND HILL SUBDIVISION STAFF REPORT(SUB2006-00008) PAGE 6 OF 37 PLANNING COMMISSION HEARING 2/5/2007 • • 52. Prior to issuance of building permits, the applicant shall provide the City with as-built drawings of the public rovements as follows: 1) 3 mil mylar,2) a diskette of the as-builts in`DWG" format,if avalable;otherwise " " will be acceptable, and 3) the as-built drawings shall be tied to the City's GPS network The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). 53. The applicant shall provide signage at the entrance of each shared flag lot driveway or private street that lists the addresses that are served by the given driveway or street. The signage will not be necessary if the private streets are named. The signage will be necessary for lots 24 &25 that will have a shared access off of Tract G IN ADDITION, THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE; THIS IS NOT AN EXCLUSIVE LIST: 18.430.080 Improvement Agreement Before City approval is certified on the final plat, and before approved construction plans are issued by the City, the Subdivider shall: 1. Execute and file an agreement with the City Engineer specifying the period within which all required improvements and repairs shall be completed; and 2. Include in the agreement provisions that if such work is not completed within the period specified,the City may complete the work and recover the full cost and expenses from the subdivider. The agreement shall stipulate improvement fees and deposits as may be required to be aid and may also provide for the construction of the improvements in stages and for the extension of time under specific conditions therein stated in the contract. 18.430.090 Bond: As required by Section 18.430.080,the subdivider shall file with the agreement an assurance of performance supported by one of the following: 1. An irrevocable letter of credit executed by a financial institution authorized to transact business in the State of Oregon; 2. A surety bond executed by a surety company.authorized to transact business in the State of Oregon which remains in force until the surety company is notified by the City in writing that it may be terminated; or 3. Cash. The subdivider shall furnish to the City Engineer an itemized improvement estimate, certified by a registered civil engineer,to assist the City Engineer in calculating the amount of the performance assurance. The subdivider shall not cause termination of nor allow expiration of said guarantee without having first secured written authorization from the City. 18.430.100 Filing and Recording: Within 60 days of the City review and approval,the applicant shall submit the final plat to the County for signatures of County officials as required by ORS Chapter 92. Upon final recording with the County,the applicant shall submit to the City a mylar copy of the recorded final plat. 18.430.070 Final Plat Application Submission Requirements: Three copies of the subdivision plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. The subdivision plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05),Washington County,and by the City of Tigard. ANNAND HILL SUBDIVISION STAFF REPORT(SUB200&00008) PAGE 7 OF 37 PLANNING COMMISSION HEARING 2/5/2007 • • STREET CENTERLINE MONUMENTATION SHALL BE PROVIDED AS FOLLOWS: Centerline Monumentation In accordance with Oregon Revised Statutes 92.060, subsection (2), the centerline of all street and roadway rights-of- way shall be monumented before the City accepts a street improvement. The following centerline monuments shall be set: 1. All centerline-centerline intersection points; 2. All cul-de-sac center points; and 3. Curve points,beginning and ending points (PC's and PT's). All centerline monuments shall be set during the first lift of pavement. Monument Boxes Required Monument boxes conforming to City standards will be required around all centerline intersection points, cul-de-sac center points,and curve points. The tops of all monument boxes shall be set to finished pavement grade. 18.810 Street&Utility Improvement Standards: 18.810.120 Utilities All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface-mounted transformers, surface-mounted connection boxes, and meter cabinets which may be placed above ground, temporary utility service facilities during construction,high capacity electric lines operating at 50,000 volts or above. 18.810.130 Cash or Bond Required All improvements installed by the subdivider shall be guaranteed as to workmanship and material for a period of one year following acceptance by the City. Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer. The cash or bond shall comply with the terms and conditions of Section 18.810.180. 18.810.150 Installation Prerequisite No land division improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except the plans therefore have been approved by the City,permit fee paid and permit issued. 18.810.180 Notice to City Required Work shall not begin unti the City has been notified in advance. If work is discontinued for any reason,it shall not be resumed until the City is notified. 18.810.200 Engineer's Certification The land divider's engineer shall provide written certification of a form provided by the City that all improvements workmanship and materials are in accord with current and standard engineering and construction practices, and are of high grade, prior to the City acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. ANNAND HILL SUBDIVISION STAFF REPORT(SUB2006-00008) PAGE 8 OF 37 PLANNING COMMISSION HEARING 2/5/2007 • • SECTION III. BACKGROUND INFORMATION Site History The 4.53-acre site consists of two parcels. Tax Lot 200 is zoned R-12 (PD) and is currently developed with a single- family residence built in 1937, which is proposed to be removed. In anticipation of the proposed development, the owner placed Tax Lot 200 in the County's forest deferral program and fogged it in April 2005. Tax Lot 8800 is vacant and zoned R-12. The whole site slopes from approximately 415 feet in the southeast corner to approximately 343 feet in the northwest corner(an average slope of 10-12%),which then drops in a steep vertical embankment to the grade of Hwy 99W at approximately 320 feet. Vicinity Information: The site is located adjacent to and southeast of Highway 99W. Adjacent parcels are zoned R-12 and R-12 (PD) and condominiums been developed in multi-family residential condomums and apartments. In addition, a .33-acre vacant parcel and the .79-acre Evangelical cemetery abuts the subject site to the north. Summary of Planned Development Issues: The majority of the subject site has a PD overlay, which requires the developer to submit a planned development application. In addition the applicant has applied to extend the overlay to include Tax Lot 8800. The applicant seeks to provide a detached single-family residential development in contrast to the multi-family developments that surround it.The applicant envisions urban density without the compact,uniform feel of typical small-lot development. The proposed 40-lot subdivision and planned development would be developed with detached single-family homes. Lot sizes within the development are proposed to bebetween 2,788 and 5,377 square feet. The applicant has applied for a street improvement adjustment for the proposed cul-de-sac from the maximum 20 homes served to 34 and an adjustment to the minimum residential density requirements from 43 lots to 40 lots. Most other development standards are met. The Commission will need to determine whether the reduced street side yard setbacks from 10 feet to 8 feet should be approved for lots 1, 29, and 40. SECTION V. DECISION MAKING PROCEDURES, PERMITS AND USE USE CLASSIFICATION: SECTION 18.130.020 Lists the Use Categories. The applicant is seeking approval of a 40-lot subdivision on 4.53 acres. The lots are to be developed with detached single-family homes. The existing single-family home on site is to be removed. The site is located within the R-12 zone, Medium Density Residential District. Planned Developments are permitted in all zoning districts. Household living in a detached single family housing type is a permitted use in this zone. SUMMARY OF LAND USE PERMITS:CHAPTER 18.310 Defines the decision-making type to which the land-use application is assigned. This is a Planned Development/Subdivision,which is defined as a Type III-PC Application. Adjustments are typically Type II Administrative decisions;however,when applications are heard concurrently,the highest decision making body will make the decision on all matters. DECISION MAKING PROCEDURES: CHAPTER 18.390 Describes the decision-making procedures. Type III procedures apply to quasi-judicial permits and actions that contain predominantly discretionary approval cnteria. Type III-PC actions are decided by the Planning Commission with appeals to the City Council. SECTION V. NEIGHBORHOOD COMMENTS The Tigard Community Development Code requires that property owners within 500 feet of the subject site be notified of the proposal, and be given an opportunity for written comments and/or oral testimony prior to a decision being made. Staff has not received any written comments from any neighbors about this application. ANNAND HILL SUBDIVISION STAFF REPORT(SUB2006-00008) PAGE 9 OF 37 PLANNING COMMISSION HEARING 2/5/2007 • • SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS The applicable review criteria are addressed in this report in the following order: 18.350 Planned Developments) 18.370 Variances and Adjustments) 18.430 Subdivisions) 18.510 Residential Zoning Districts) 18.705' Access, Egress and Circulation) 18.715* Density Computations) 18.725 Environmental Performance Standards) 18.730 Exceptions to Development Standards) 18.745" Landscaping and Screening)Off-street Parking and Loading Requirements) 18.775 Sensitive Lands Review) 18.780' Signs) 18.790 Tree Removal) 18.795* Vision Clearance) 18.810 Street and Utility Improvements) 18.390 Decision Making Procedures, Impact Study) *A ccording to Section 18.350.100(f the Planned Dezeloprrrnt Chapter, thee dxtpten am utilized as guidelines,and strict crnrpliarxe is not necessary where a derelopnrnt prozides altemitize designs and rrethals that prop to the purpose z f the PD Chapter. The proposal contains no elements related to the following provisions of these Specific Development Standard Code Chapters. These chapters are,therefore,found to be inapplicable as approval standards: 18.710 (A anss Residential Units) 18.720 (De;ignz( atibility Standards) 18.740 (Historic Ozerlay) 18.742 (Hare Q upattons) 18.750 (Manufactured/Mobil HonrR-• 'tions) 18.755 (Mixed Solid Waste& R: -Storage) 18.760 (Nonmifonring Situations) 18.785 (Tenpora Uses) 18.798 (tireless C onvrthucation Faalitks) 18.350- (PLANNED DEVELOPMENTS) The applicant has requested a Planned Development (PD) overlay zone change for a portion (Tax Lot 8800) of the subject property. A PD overlay exists over the remaining portion of the site. The PD overlay requires developers to follow the Planned Development process for any proposal on affected sites. The Planned Development c-hapt_er fprovides for flexibility in development design and allows deviation from certain standards of the base zone. The ollowing addresses compliance with the process and applicable base zone standards. Note: This application was submitted prior to the November 23, 2006 effective date of the revised Planned Development chapter. The Planned Development Process: Section 18.350.020 states that there are three elements to the planned development approval process, as follows: • The approval of the planned development overlay zone; • The approval of the planned development concept plan; and • The approval of the detailed development plan. This application is for all three elements of the planned development process including an overlay zone over a portion of the site (Tax Lot 8800), concept plan, and detailed plan. The applicant has applied for concurrent review of the overlay zone, conceptual plan, and subdivision of the subject property, consistent with the planned development process in TDC 18.350.020. Allowed Uses Section 18.350.060 allows single-family detached residential units in residential zones, subject to the density provisions of the underlying zone. ANNAND HILL SUBDIVISION STAFF REPORT(SUB2006-00008) PAGE 10 OF 37 PLANNING COMMISSION HEARING 2/5/2007 • • Detached single-family housing is proposed for the subject property, which is zoned R-12. As describe in the Density Provisions section later in this report, the proposal is consistent with the density provisions of the base zone. Therefore,the proposed use and density are allowed. Applicability Of The Base Zone Development Standards: Section 18.350.070 requires compliance to specific development standards: The provisions of the base zone are applicable as follows: Lot dimensional standards: The minimum lot size, lot depth and lot width standards shall not apply except as related to the density computation under Chapter 18.715; In the R-12 zonin district the minimum lot size is 3,050 square feet, with no average lot width. The zone has no minimum lot depth. The lots are proposed to be developed with detached single-family homes,with lot sizes between 2,788 and 5,377 square feet (averaging 3,448 square-feet/lot). The proposed number of lots (40) is less than the minimum (43) density requirement, for which the applicant has requested an adjustment and is addressed later in this report. Site coverage: The site coverage provisions of the base zone shall apply; The maximum lot coverage in the R-12 zone is 80%. The applicant has not proposed buildings with this application, however, building envelopes are shown. The applicant states that the ultimate builder will be responsible to design units that meet this standard. Therefore, a condition of approval shall require that all impervious surfaces on lots created by this subdivision not exceed 80% coverage, consistent with the R-12 zone coverage standard. Building height: The building height provisions shall not apply; and The base development standard height limit in the R-12 zone is 35 feet, but does not apply to this planned development application.In addition,the applicant has not proposed any specific buildings with this application. Structure setback provisions: Front yard and rear yard setbacks for structures on the perimeter of the project shall be the same as that required by the base zone unless otherwise provided by Chapter 18.360; The applicant has provided building envelopes on each lot within the development (Sheet 5). The applicant's narrative states that the perimeter front and rear yard setbacks in this zone will be met on all structures. However, the narrative is internally inconsistent when it identifies "special" front yard setbacks of 6 feet to the porch and 10 feet to the foundation for unspecified lots. Front yard setbacks to Lots 34 through 40 are on the perimeter of the project, yet appear to have the special setbacks applied, which are inconsistent with this standard. Therefore, as a condition of approval, the applicant shall demonstrate that all proposed structures located on the perimeter of the project shall have 15-foot perimeter front yard and rear yard setbacks, in particular, the front yard setbacks for proposed Lots 34 through 40 shall be a minimum of 15-feet. The side yard setback provisions shall not apply except that all detached structures shall meet the Uniform Building Code (UBC) requirements for fire walls; The applicant's narrative states that 4-foot side yard setbacks will be used on all internal side yards, subject to compliance to firewall standards.Provided dwellings associated with these reduced side yard setbacks meet the UBC requirements for fire walls, the proposed setbacks are consistent with this standard. The applicant shall be required to demonstrate that this requirement is met during the building permit process. Front yard and rear yard setback requirements in the base zone setback shall not apply to structures on the interior of the project except that: (1) A minimum front yard setback of 20 feet is required for any garage structure which opens facing a street;(2) A minimum front yard setback of eight feet is required for any garage opening for an attached single-family dwelling facing a private street as long as the required off-street parking spaces are provided The applicant's site plan (Sheet 5) and narrative describe a 20-foot minimum garage setback for all lots, consistent with these standards. ANNAND HILL SUBDIVISION STAFF REPORT(SUB2006-00008) PAGE 11 OF 37 PLANNING COMMISSION HEARING 2/5/2007 • • Other provisions of the base zone: All other provisions of the base zone shall apply except as modified by this chapter. The proposed development complies with all other provision of the base zone except the minimum density (minimum required is 43 units,40 units proposed),for which the applicant has applied for an adjustment. FINDING: The base zone standards related to the previously discussed criteria have not been met, but can be met with adjustments and the following conditions. CONDITIONS: • Prior to issuance of building permits, the applicant shall demonstrate that, all impervious surfaces on lots created by this subdivision shall not exceed 80% coverage. • Prior to issuance of building permits the applicant shall demonstrate that all proposed structures located on the perimeter of'the project shall have 15-foot perimeter front yard and rear yard setbacks. • Prior to issuance of building permits, the applicant shall demonstrate that the dwellings with reduced 4-foot side yard setbacks meet the UBC requirements for fire walls. PD Conceptual Plan Requirements: 18.350.090 The applicant shall submit the following: A statement of planning objectives to be achieved by the planned development through the particular approach proposed by the applicant. This statement should include a description of the character of the proposed development and the rationale behind the assumptions and choices made by the applicant. The applicant's narrative includes a statement of planning objectives and a description of the character of the proposed development and a rationale behind the assumptions and-choices made. The planning objective is to provide a "high-gpality" detached single-family residential development in contrast to the multi-family developments that surround it. The applicant envisions urban density without the compact,uniform feel of typical small-lot development. However, the applicant has not established standards, design or otherwise,that can be said to guarantee a"high quality" development. According to the applicant's narrative, the subject parcel contains topographic and developed features that require special design consideration. The site includes steep slopes bounded byl Iwy-99W to the northwest and fully developed parcels to the north and south, which restrict access. To accomplish an efficient design within these constraints, the applicant wishes to limit the impact of streets with a private street design and reduce setbacks internal to the project. With these efficiencies, the applicant proposes to incorporate the existing trees into the design to provide a visually pleasing environment and to provide buffering between the proposed and adjacent developments. A development schedule indicating the approximate dates when construction of the planned development and its various phases are expected to be initiated and completed. According to the applicant's narrative, the applicant proposes to sell the land once entitled, with an unphased construction schedule to be initiated by others within a two year window. A statement of the applicant's intentions with regard to the future selling or leasing of all or portions of the planned development. According to the applicant's narrative, the applicant proposes to sell the land once entitled, with an unphased construction schedule to be initiated by others within a two year window. A narrative statement presenting information,a detailed description of which is available from the Director. The narrative statement for the proposal includes an impact statement. Additional information. In addition to the general information described in Subsection A above, the conceptual development plan,data,and narrative shall include the following information,the detailed content of which can be obtained from the Director. Existing site conditions, A site concept, A grading concept, A landscape concept,A sign concept and A copy of all existing or proposed restrictions or covenants. ANNAND HILL SUBDIVISION STAFF REPORT(SUB2006-00008) PAGE 12 OF 37 PLANNING COMMISSION HEARING 2/5/2007 • • The applicant has submitted the required information except for proposed CC&R's. The applicant states that these will be provided by the future owner of the project. A condition of approval shall require the applicant or any subsequent owner to provide the city with a copy of any proposed restrictions or covenants. FINDING: The planned development conceptual plan criteria have not been fully met, but can be met with the following condition. CONDITION: Prior to final plat,the applicant shall provide the city with a copy of covenants and restrictions for the development project. PD Approval Criteria: 18.350.100 Specific planned development approval criteria. The Commission shall make findings that the following criteria are satisfied when approving or approving with conditions, the concept plan. The Commission shall make findings that the criteria are not satisfied when denying an application. All the provisions of the land division provisions, Chapters 18.410, 18.420 and 18.430, shall be met; The applicant has applied to subdivide the property concurrently with the planned development approval therefore, all subdivision criteria must be satisfied. Compliance with the subdivision approval criteria is discussed in greater detail in Chapter 18.430. The application has met or can be conditioned such that the subdivision provisions are satisfied. Therefore,this criterion is satisfied. Except as noted, the provisions of the following chapters shall be utilized as guidelines. A planned development need not meet these requirements where a development plan provides alternative designs and methods, if acceptable to the Commission, that promote the purpose of this section. In each case, the applicant must provide findings to justify the modification of the standards in the chapters listed in Subsection 3 below. The developer may choose to provide or the Commission may require additional open space dedication and/or provision of additional amenities, landscaping or tree planting. Chapter 18.715, Density Computation and Limitations. Unless authorized below, density shall be governed by the density established in the underlying zoning district. The Commission may further authorize a density bonus not to exceed 10% as an incentive to increase or enhance open space, architectural character and/or site variation incorporated into the development. These factors must make a substantial contribution to objectives of the planned development. The degree of distinctiveness and the desirability of variation achieved shall govern the amount of density increase which the Commission may approve according to the following: • A maximum of 3% is allowed for the provision of undeveloped common space; • A maximum of 3% is allowed for landscaping; streetscape development; developed open spaces, plazas and pedestrian pathways and related amenities; recreation area development; and/or retention of existing vegetation; • A maximum of 3% is allowed for creation of visual focal points; use of existing physical amenities such as topography,view, and sun/wind orientation; • A maximum of 3% quality of architectural quality and style; harmonious use of materials; innovative building orientation or building grouping; and/or varied use of housing types. The proposed 40-unit density does not meet the density established for the underlying zoning district (max=54/min =43) as shown later in this report in the Density Computations section.In addition,the applicant has not requested a density bonus as allowed above. Chapter 18.730, Exceptions to Development Standards; No exceptions are requested with this application Chapter 18.795, Visual Clearance Areas; Meets standards Chapter 18.745, Landscaping and Screening; Specify street trees from the City of Tigard Street Tree List. Chapter 18.765, Off-street Parking and Loading Requirements; Meets standards Chapter 18.705, Access, Egress and Circulation; and Meets standards Chapter 18.780, Signs. ..Tication for detailed si:n is re.uired for .ro.osed monuments. Sian com.liance a:reement re.uired. ANNAND HILL SUBDIVISION STAFF REPORT(SUB2006-00008) PAGE 13 OF 37 PLANNING OOMMISSION HEARING 2/5/2007 • • Complete findings for each of the above guideline chapters can be found below under their respective chapter headings. In addition, the following criteria shall be met: Relationship to the natural and physical environment: The streets, buildings and other site elements shall be designed and located to preserve the existing trees, topography and natural drainage to the greatest degree possible; The subject site was heavily forested and still contains significant stands of trees. The site contains some steep slopes but no natural drainagways. According to the applicant's narrative, the proposed private street profile has been sited to preserve the remaining existing trees to the greatest degree possible. Staff agrees that the proposed street would satisfy this standard. The applicant does not propose any buildings with the proposed subdivision. However, Sheet 5 does show building envelopes determined by allowed setbacks from proposed lot lines to give the builder maximum flexibility in the future design of the dwellings.In general,the applicant has sited the proposed street and future building locations to preserve the natural features of the site,consistent with this standard. Structures located on the site shall not be in areas subject to ground slumping and sliding; The Washington Count Soil Survey(1975) indicates that the subject site is comprised of Cornelius and Kinton silt barns (11B, 11 and 11D) with slopes from 2 to 20 percent. Slopes on the subject site proposed for development are generally within the 10% to 12% range. For these slopes, the soil survey states that runoff is medium and the hazard of erosion is moderate. However,steep slopes of greater than 25% exist on the subject site (Sheet 2,Existing Conditions) and ODOT has expressed concern over the potential for underground water to destabilize trees adjacent to the F i hway 99W right-of-way(January 8,2007 comment letter). Therefore,to ensure that the site is not subject to ground-slumping and sliding, the applicant shall submit a geo-tech report prepared by a licensed geo- technical engineer. There shall be adequate distance between on-site buildings and other on-site and off-site buildings on adjoining properties to provide for adequate light and air circulation and for fire protection; The proposed subdivision in the R-12 zone is subject to the setback provision of the zone. As allowed by the applicable setback standards, adequate distance between on-site and off-site buildings for light and air circulation and for fire protection will be ensured. The structures shall be oriented with consideration for the sun and wind directions, where possible;and The site is located on the northern face of Little Bull Mountain on moderate slopes and is well forested. Although no structures are proposed for this subdivision, some structures can be oriented with consideration for the sun and wind directions,where possible,consistent with this standard. Trees preserved to the extent possible. Replacement of trees is subject to the requirements of Chapter 18.790,Tree Removal The applicant has submitted a Tree Plan prepared by Peter Tones, a certified arborist. The report includes an inventoryyr and identification of all trees on site over 6" in diameter. Out of a total of 112 trees greater than 12 inches DBH, the proposal is to remove 30 of 86 trees that are not hazardous, retaining 56 trees or 65%. The arborist report notes that the total amount of mitigation required at 50%, is 426 inches. Several tracts (D, E, and H) are proposed to protect stands of trees. The report also includes tree protection measures. Staff concludes that, with the PD design and implementation of the prescribed protection measures, the trees will be preserved to the greatest extent possible. Buffering, screening and compatibility between adjoining uses: Buffering shall be provided between different types of land uses, e.g., between single-family and multi- family residential, and residential and commercial uses; The subject site is bordered on the north and south by multi-family residential uses. Therefore, pursuant to the buffer matrix in Table 18.745.1, the proposed single-family use on the subject site requires a 10-foot buffer. The applicant proposes this buffer,consistent with the standard. ANNAND HILL SUBDIVISION STAFF REPORT(SUB2006-00008) PAGE 14 OF 37 PLANNING 03M MISSION HEARING 2/5/2007 • • In addition to the requirements of the buffer matrix (Table 18.745.1), the following factors shall be considered in determining the adequacy and extent of the buffer required under Chapter 18.745: • The purpose of the buffer, for example to decrease noise levels, absorb air pollution, filter dust, or to provide a visual barrier, • The size of the buffer needs in terms of width and height to achieve the purpose; • The direction(s) from which buffering is needed; • The required density of the buffering; and • Whether the viewer is stationary or mobile. Adjacent uses to the subject site include multi-family attached dwelling units to the north and south, which require buffering as described above. The subject site is otherwise bordered by Hwy 99W to the west and SW 109th Avenue to the east. A vacant .33-acre parcel to the northeast and a cemetery to the northwest also border the subject site and do not require any buffer. On-site screening from view from adjoining properties of such activities as service areas storage areas, parking lots and-mechanical devices on roof tops shall be provided and the following factors shall be considered in determining the adequacy of the type and extent of the screening: (a) What needs to be screened; (b) The direction from which it is needed; and (c) Whether the screening needs to be year- round. There are no specific service areas storage areas, parking lots or mechanical devices proposed with this development. Therefore,this standard does not apply. Privacy and noise: Non-residential structures which abut existing residential dwellings shall be located on the site or be designed in a manner, to the maximum degree possible to protect the private areas on the adjoining properties from view and noise; Private outdoor area -- multi- family use: Shared outdoor recreation areas - - multi-family use: These criteria relate to non-residential or multi-family structures and are not applicable to the proposed single- family development. Therefore,these standards do not apply. Access and circulation: The number of allowed access points for a development shall be provided in Chapter 18.705; The proposed private streets (Tracts A, B) are paved 24 to 30 feet wide, with occasional bulb-outs for street parking.'The pan shows a 5-foot wide walkway on each side of tracts A and B in easements on adjoining lots, consistent with the City Engineer's standards for private streets serving more than six units. All circulation patterns within a development must be designed to accommodate emergency vehicles; and Tualatin Valley Fire and Rescue commented on the subject proposal. The comments are included in their entirety at the end of this report. The applicant is conditioned later in this report to revise the preliminary plat to meet any applicable TVF&R standards. Provisions shall be made for pedestrian and bicycle ways if such facilities are shown on an adopted plan. The Transportation Plan shows a bike and pedestrian way adjacent to the site on Highway 99W, improvement of which have been conditioned in the Streets and Utilities section of this report. Landscaping and open space: Residential Development: In addition to the requirements of subparagraphs (4) and (5) of section a of this subsection, a minimum of 20 percent of the site shall be landscaped; According to the applicant's narrative, the proposed development will preserve open space in proposed Tracts D - H to reserve trees.In addition, each lot will be required to maintain a minimum of 20% of the lot in landscaping. There-fore, the applicant's proposal accounts for greater than 20% of the total site area to be landscaped and in shared open space,consistent with this standard. ANNAND HILL SUBDIVISION STAFF REPORT(SUB2006-00008) PAGE 15 OF 37 PLANNING COMMISSION HEARING 2/5/2007 • • Public transit: Provisions for public transit may be required where the site abuts a public transit route. The required facilities shall be based on: • The location of other transit facilities in the area; and • The size and type of the proposed development The required facilities shall be limited to such facilities as: • A waiting shelter, • A turn-out area for loading and unloading; and • Hard surface paths connecting the development to the waiting area This site abuts Hwy 99W, a public transit route. The proposed development includes a sidewalk connection from the private street to the cemetery access road, which in turn connects to the public sidewalk on Hwy 99W. The sidewalk on Hwy 99W is, however, not complete to the bus shelter adjacent to the subject site and has been conditioned later in this report to be completed,consistent with this standard. Signs: A sign concept is proposed with this application. However, no specific sign design is proposed. Any future signage will require a permit in compliance with the sign code. Therefore, standards for signs do not apply to this application. Parkin : All parking and loading areas shall be generally laid out in accordance with the requirements set forth in Chapter Chapter 18.765; Up to 50% of required off-street parking spaces for single-family attached dwellings may be provided on one or more common parking rots within the planned development as long as each single-family lot contains one off-street parking space. According to the applicant's narrative, parking for the proposed single-family detached dwellings will be in individual-driveways in front of garages. Additionally,parking will be allowed on one side of the private street. Each home will provide a 2-car attached garage,consistent with this standard. Drainage: All drainage provisions shall be generally laid out in accordance with the requirements set forth in Chapter 18.775, and the criteria in the adopted 1981 master drainage plan; Storm drainage complies, or will be conditioned to comply with applicable City of Tigard and Clean Water Services (CWS) requirements. For a more detailed discussion of storm drainage, see the discussion of compliance with the requirement of Chapter 18.810 later in this report. Floodplain dedication: Where landfill and/or development is allowed within or adjacent to the 100-year floodplain, the City shall require consideration of the dedication of sufficient open land area for a greenway adjoining and within the floodplain. This area shall include portions of a suitable elevation for the construction of a pedestrian/bicycle pathway with the floodplain in accordance with the adopted pedestrian bicycle pathway plan. The subject site is between 343-feet and 415-feet elevation. The nearest floodplain is approximately 1 mile south of the subject site at the Tualatin River east of HWY 99W.Therefore,this standard does not apply. Shared Open Space: Requirements for shared open space: Where the open space is designated on the plan as common open space the following applies: • The open space area shall be shown on the final plan and recorded with the Director, and • The open space shall be conveyed in accordance with one of the following methods: By dedication to the City as publicly-owned and maintained as open space. Open space proposed for dedication to the City must be acceptable to it with regard to the size, shape, location, improvement and budgetary and maintenance limitations; ANNAND HILL SUBDIVISION STAFF REPORT(SUB2006-00008) PAGE 16 OF 37 PLANNING COMMISSION HEARING 2/5/2007 • • By leasing or conveying title (including beneficial ownership) to a corporation, home association or other legal entity, with the City retaining the development rights to the property. The terms of such lease or other instrument of conveyance must include provisions suitable to the City Attorney for guaranteeing the following: • The continued use of such land for the intended purposes; • Continuity of property maintenance; • When appropriate, the availability of funds required for such maintenance; • Adequate insurance protection; and • Recovery for loss sustained by casualty and condemnation or otherwise. By any method which achieves the objectives set forth in Subsection 2 above of this section. The applicant has identified open space tracts D thru H on the preliminary plat, and has stated that they will be conv�eyed to the proposed homeowner's association. The use and maintenance of these areas is generally addressed in 's. The applicant has stated that CC&R's will be provided by the purchaser of the s��ubJJ'ect project. Therefore, as conditioned earlier in this report, the applicant or any assigns shall submit a copy of C;C8zRs that meet the open space provisions of this standard-. FINDING: The planned development approval criteria have not all been met. The proposal does not meet TVF&R standards for access, which will require the dwellings on the proposed lots to be sprinkled, as ro osed by the applicant; the use and maintenance of the proposed open space areas require s,which have been conditioned earlier in this report; and to ensure that the site is not subject to ground slumping and sliding, the applicant shall submit a geo-tech report prepared by a licensed geo- technical engineer. 18.370 - (VARIANCES AND ADJUSTMENTS): Adjustment to minimum residential density requirements (Chapter 18.510). The Director is authorized to grant an adjustment to the minimum residential density requirements in Section 18.510.040, by means of a Type I procedure, as governed by Section 18.390.030 as follows if the applicant can demonstrate by means of detailed site plan that the site is so constrained that the proportional share of the required minimum density cannot be provided and that the maximum number of residential units are being provided while complying with all applicable development standards in the underlying zone. The applicant initially provided a density calculation that resulted in a maximum of 41 units and minimum of 33 units. On review, staff's analysis showed that the applicant's calculation was based on net buildable area that subtracted too much area for public streets. The corrected maximum is 54 units and minimum is 43 units. The applicant has proposed 40 units,three less than the minimum. Therefore, the applicant requested an adjustment to the minimum density requirement and provided supplemental findings (January 16, 2007 Letter from Ben Altman to Gary Pagenstecher) to demonstrate the site constraints (including topography, limited access, and tree preservation) preclude meeting the minimum density and that the maximum number o residential units are being provided,consistent with these adjustment criteria. FINDING: Staff finds that given the constraints of the site the proposed 40-lot development provides the maximum number of residential units while complying with all applicable development standards in the underlying zone and,therefore, approves the requested adjustment. Adjustments to Street and Utility 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, steep slopes or existing mature trees. rn 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. ANNAND HILL SUBDIVISION STAFF REPORT(SUB2006-00008) PAGE 17 OF 37 PLANNING COMMISSION HEARING 2/5/2007 • • Section 18.810.030.L, Cul-de-sacs, 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 ancc through circulation. The proposed cul-de-sac, as measured from the center line intersecting point of the two streets to the radius point of the bulb, is approximately 160 feet. As such the cul-de-sac meets the Iengthh�criterion as proposed. However, the applicant has proposed a 400-foot long private street off of the proposed Cul-de-sac that would serve 33 units. In addition,the cul-de-sac itself could serve 4 other parcels including the proposed lot 40 and the potential 3-lot vacant parcel to the north for a potential total of 37 units. The subject site is sufficiently constrained by existing development and topography that street extension and through circulation is precluded. FINDING: Therefore, staff finds that strict application of the 20-home maximum standard would unacceptably adversely impact the proposed planned development and recommends approval of the requested adjustment. 18.380 - (ZONE CHANGES): Standards for Making Quasi-Judicial Decisions: A recommendation or a decision to approve, approve with conditions or to deny an application for a quasi- judicial zoning map amendment shall-be based on all of the following standards: Demonstration of compliance with all applicable comprehensive plan policies and map designations; The Development Code implements the goals and policies of the Comprehensive Plan. Planned developments (PD overlay designations) are permitted in all districts when they meet the applicable criteria of the Development Code. This criterion is satisfied. Demonstration of compliance with all applicable standards of any provision of this code or other applicable implementing ordinance; and According to the analysis in this report, all applicable standards in the code are met or can be conditioned to be met. Evidence of change in the neighborhood or community or a mistake or inconsistency in the comprehensive plan or zoning map as it relates to the property which is the subject of the development application. There is no change in circumstances or inconsistencies to the Comprehensive Plan or Zoning Map that warrants a zone change from the underlying zone. The underlying zoning remains in effect for allowable uses, density, and other general requirements. Specific deviations are requested and authorized within the planned development overlay, as set forth in this staff report. A zone change application is necessary to place the PD overlay designation portion a ortion of the subject site (1'L 8800). This criterion as related to a mistake, inconsistency, or change is inapplicable. FINDING: The proposal satisfies the criteria for a zone change to place the Planned Development Overlay zoning onto the subject property. 18.430 - (SUBDIVISIONS): Approval criteria: The Approval Authority may approve, approve with conditions or deny a preliminary plat based on the following approval criteria: The proposed preliminary plat complies with the applicable zoning ordinance and other applicable ordinances and regulations; It is feasible that with appropriate conditions, the proposed plat can be made to comply with the zoning ordinance and other applicable ordinances and regulations. The proposed plat name is not duplicative or otherwise satisfies the provisions of ORS Chapter 92; The applicant has provided documentation of a plat name reservation (Armand Hill) with Washington County, approved August 11,2006. Therefore,this standard is met. ANNAND HILL SUBDIVISION STAFF REPORT(SUB2006.00008) PAGE 18 OF 37 PLANNING(DMMISSION HEARING 2/5/2007 • • The streets and roads are laid out so as to conform to the plats of subdivisions and maps of major partitions already approved for adjoining property as to width, general direction and in all other respects unless the City determines it is in the public interest to modify the street or road pattern; and The proposed cul-de-sac terminates an existing street stub off of SW 109th Avenue. The applicant's.private street design is responsive to the topographical and sensitive natural area constraints of the site, which precludes connection with Hwy 99W,consistent with this standard. An explanation has been provided for all common improvements. The applicant's plan set and narrative provide an explanation for all common improvements. Therefore, this standard has been met. FINDING: Staff finds that the subject proposal satisfies the applicable criteria for subdivisions. 18.510 - (RESIDENTIAL ZONING DISTRICTS) R-12: Medium-Density Residential District. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also permitted conditionally. Planned Developments are permitted in all districts provided the application satisfies all applicable criteria. Development Standards: Section 18.510.050.B states that Development standards in residential zoning districts are contained in Table 18.510.2 below: The subject site and the surrounding properties are all designated R-12, Medium-Density Residential. In addition a portion of the subject site has a planned development (PD) overlay. In this application,the applicant has applied for an extension of the planned development overlay over the remainder of the subject site (TL 8800). TABLE 18.510.2 DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES R-12 STANDARD MF DU* SF DU** Minimum Lot Size - Detached unit 3,050 sq.ft.per unit 3,050 sq.ft. per unit - Attached unit - Duplexes - Boarding,lodging, rooming house Average Lot Width None None Minimum Setbacks - Front yard 20 ft. 15 ft. - Side facing street on corner&through lots 20 ft. 10 ft. - Side yard lO ft. 5 ft.[1] - Rear yard 20 ft. 15 ft. - Side or rear yard abutting more restrictive zoning district 30 ft. 30 ft. - Distance between property line and garage entrance 20 ft. 20 ft. Maximum Height 35 ft. 35 ft. Maximum Lot Coverage[2] 80% 80% Mimimum Landscape Requirement 20% 20% [1]Except this shall not apply to attached units on the lot line on which the units are attached. [2]Lot coverage includes all buildings and impervious surfaces. K Multiple-family dwelling unit Single-family dwelling unit ANNAND HILL SUBDIVISION STAFF REPORT(SUB2006-00008) PAGE 19 OF 37 PLANNING 00,MMISSION HEARING 2/5/2007 • • FINDING: Since the proposed development is a Planned Development, some of these standards can be altered to fit a speclic design (see discussion in the Planned Development section). The applicant has submitted a Site Plan that specifies the general building envelopes and associated setbacks for each lot. The proposal maintains the front and rear yard setbacks of the underlying development standards except the front yard setbacks in lots 34 through 40, which have been reduced from 15 feet to 6 feet for porches and 10 feet for foundations. These proposed setbacks for these perimeter lots must meet the standards and have been conditioned to do so earlier in this report. The internal side yard setbacks are reduced to four feet which is allowed under the planned development standards, provided they meet UBC standards for fire walls. The proposed 8-foot street side yard setbacks for proposed lots 1, 29, and 40 are less than the 10-foot setback required by the base zoned standards and are not otherwise addressed by the planned development standards. The Commission will need to determine whether the reduced street side yard setbacks should be approved for lots 1, 29, and 40. 18.705 - (ACCESS AND EGRESS): *PD Guideline Chapter 18.705.030 (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 No joint access is proposed. Individual access from private and public streets will be utilized. This criterion is inapplicable. Public street access. All vehicular access and egress as required in Sections 18.705.030H and 18.705.030I shall connect directly with a public or private street approved by the City for public use and shall be maintained at the required standards on a continuous basis. All lots within the development have direct access to a private street which then accesses SW 109th Avenue, a public street, consistent with this standard. Required walkway location. Within all attached housing (except two-family dwellings) and multi-family developments, each residential dwelling shall be connected by walkway to the vehicular parking area, and common open space and recreation facilities; Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety; Required walkways shall be physically separated'from motor vehicle traffic and parking by either a minimum 6-inch vertical separation curbed or a minimum 3-foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscapin pavementmarkings, or contrasting pavement materials are used. Walkways shall be a minimum of four feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks and sign posts, and shall be in compliance with ADA standards; Required walkways shall be paved with hard surfaced materials such as concrete, asphalt, stone, brick, etc. Walkways may be required to be lighted and/or signed as needed for safety purposes. Soft-surfaced public use pathways maybe provided only if such pathways are provided in addition fo required pathways. The proposal includes a sidewalk along the fronting ublic street and along the interior private streets. However, the proposal is for single-family detached units. Therefore,this standard does not apply. Inadequate or hazardous access. Applications for building permits shall be referred to the Commission for review when, in the opinion of Applications Director, the access proposed would cause or increase existing hazardous traffic conditions; or provide inadequate access for emergency vehicles; or in any other way cause hazardous conditions to exist which would constitute a clear and present danger to the public health, safety, and general welfare. Tualatin Valley Fire and Rescue submitted a comment letter describing several issues with the proposal including: • The hammerhead at the end of"B" street does not appear to meet fire district standards. • Only one means of access is proposed. • The fire district does not endorse the design concept wherein twenty feet of unobstructed roadway width is not provided. • The maximum grade applies to any portion of the primary access route from the nearest fire station to the proposed development.It is up to the applicant to submit the necessary information showing this condition is met. • The applicant must show adequate water supplies are available. ANNAND HILL SUBDIVISION STAFF REPORT(SUB2006-00008) PAGE 20 OF 37 PLANNING COMMISSION HEARING 2/5/2007 • • The applicant has indicated the proposed dwellings will be sprinkled, in which case some of the above concerns may be alleviated. The applicant has later in this report been required,prior to issuance of the PFI permit,to submit VF TR approval for their proposed project layout with regards to parking, hydrant layout and required dwelling units to be sprinkled. Direct individual access to arterial or collector streets from single-family dwellings and duplex lots shall be discouraged. Direct access to collector or arterial streets shall be considered only if there is no practical alternative way to access the site. If direct access is permitted by the City, the applicant will be required to mitigate for any safety or neighborhood traffic management (NTM) impacts deemed applicable by the City-Engineer. This may include, but will not be limited to, the construction of a vehicle turnaround on the site to eliminate the need for a vehicle to back out onto the roadway. Access for each of the proposed lots will be from the proposed private street or from SW 109th Avenue. Neither of these streets are an arterial or collector. Therefore,this standard does not apply. Access Management 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. The engineer has submitted an Access Report for the proposed development. The engineer has provided preliminary sight distance certification for the intersection of Annand Court and 109th Avenue. With a posted speed of 25 mph on 109th Avenue a minimum sight distance of 250 feet is required. The engineer states that the measured sight distance is 390 feet to the south and 335 feet to the north. The engineer does note that with parking on 109th Avenue near the Canterbury intersection the sight distance is reduced to 280 feet,which still exceeds the minimum standard. The engineer shall,upon completion of the public improvements,submit a final sight distance certification for the intersection of Annand Court and 109th Avenue. The final sight distance certification must be accepted and approved by the City prior to final plat approval. Section 18.705.030.H.2 states that driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be 150 feet, measured from the right-of-way line of the intersecting street to the throat of the 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. The applicant states that this code section does not apply because they are not proposing access to either a collector or an arterial. However, the existing access to the cemetery will be improved as part of-the frontage improvements along Highway�99, which is classified as an Arterial. The driveway is located within the influence of an Arterial intersection. The provisions as outlined in the code section above for moving the driveway as far as possible cannot be applied in this case because of the steep slopes directly adjacent to the ODOT ROW. The location of the access should remain and its limited use as access for the cemetery should ensure minimum impact to the influence area of the arterial intersection. ODOT is not requiring a permit for the existing cemetery access to remain for cemetery use only. 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. The applicant did not address the cemetery driveway as it applies to this code section. While the driveway does not serve their development they are providing the frontage improvements, including a new driveway approach. As discussed above due to the extreme topography there is no opportunity to move the driveway to better meet this spacing standard. ANNAND HILL SUBDIVISION STAFF REPORT(SUB2006-00008) PAGE 21 OF 37 PLANNING COMMISSION HEARING 2/5/2007 • • Minimum access requirements for residential use. Vehicular access and egress for single-family, duplex or attached single-family dwelling units on individual lots and multi-family residential uses shall not be less than as provided in Table 18.705.1 and Table 18.705.2; The proposed private streets, Tract "A" and Tract "B" are 24 to 28 feet wide with 5-foot wide sidewalks on both sides, consistent with the City Engineer's standards for private streets serving more than six units. According to the applicant's narrative, each detached single-family dwelling unit will be served by a 15-foot access with 10 feet of paving,consistent with this standard. Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform Fire Code; This will be ensured during the construction document review period. The individual homeowners through the homeowner's association and its CC&R's will maintain the access drive once the property is developed and sold. Access drives in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus by one of the following: • A circular, aved surface having a minimum turn radius measured from center point to outside edge of 35 feet; • A hammerhead-configured, paved surface with each leg of the hammerhead having a minimum depth of 40 feet and a minimum width of 20 feet;. • The maximum cross slope of a required turnaround is 5%. No access drives are proposed in excess of 150 feet. Therefore,this standard does not apply. Vehicle turnouts, (providing a minimum total driveway width of 24 feet for a distance of at least 30 feet), may be required so as to reduce the need for excessive vehicular backing motions in situations where two vehicles traveling in opposite directions meet on driveways in excess of 200 feet in length. No driveways are proposed in excess of 200 feet in length. Therefore,this standard does not apply. Where permitted, minimum width for driveway approaches to arterials or collector streets shall be no less than 20 feet so as to avoid traffic turning from the street having to wait for traffic exiting the site. The site is not adjacent to a collector or arterial. Therefore,this standard does not apply. Director's authority to restrict access. To facilitate pedestrian and bicycle traffic, access and parking area plans shall provide efficient sidewalk and/or pathway connections, as feasible, between neighboring developments or land uses; The applicant has provided a 15-foot pedestrian access easement from the end of Tract "B" to the Cemetery access road,which connects to the sidewalk on Highway 99W,consistent with this standard. FINDING: All of the Access and Egress standards have been met. However, TVF&R has raised several issues with the design of the proposed development. These issues may be adequately addressed if all dwellings are sprinkled as indicated in the applicant's January 16, 2007 supplemental fundin s. As conditioned elsewhere in this report, the applicant is required to submit a letter from "I VF&R stating that the proposed development is consistent with TVF&R standards. 18.715 (DENSITY COMPUTATIONS): Density Calculation: 18.715.020 Definition of net development area. Net development area, in acres, shall be determined by subtracting the following land area(s) from the gross acres,which is all of the land included in the legal description of the property to be developed: • All sensitive land areas: a. Land within the 100-year floodplain; b. Land or slopes exceeding 25%; c. Drainage ways; and d. Wetlands. • All land dedicated to the public for park purposes; ANNAND HILL SUBDIVISION STAFF REPORT(SUB2006-00008) PAGE 22 OF 37 PLANNING OOMMISSION HEARING 2/5/2007 • S • All land dedicated for public rights-of-way. When actual information is not available, the following may be used: Single-family development: allocate 20% of gross acreage; Multi-family development: allocate 15% of gross acreage. • All land proposed for private streets; and • A lot of at least the size required by the applicable base zoning district, if an existing dwelling is to remain on the site. Calculating maximum number of residential units. To calculate the maximum number of residential units per net acre divide the number of square feet in the net acres by the minimum number of square feet required for each lot in the applicable zoning district. Calculating minimum number of residential units. As required by Section 18.510.040, the minimum number of residential units per net acre shall be calculated by multiplying the maximum number of units determined in Subsection B above by 80% (0.8). The net development area is determined by subtracting from the gross area, the land needed for public and private streets as well as areas for sensitive lands. In this case, as a planned unit development, the minimum lot size of 3,050 square feet is used to calculate density. GROSS LOT AREA 197,327 square feet (4.53 acres) Public Street dedication - 6,600 square feet Private Street dedication - 22,996 square feet Slopes exceeding 25% - 7,050 square feet NET DEVELOPABLE AREA: 166,657 square feet NUMBER OF LOTS: 166,657 sf/ 3,050 sf/lot = 54.64 lots Maximum density 54 lots Minimum density(54 x.80) 43 lots FINDING: In the R-12 zone, as shown above, the maximum number of residential lots is 54. The minimum, at 80%, is 43 lots. The applicant has proposed a 40-lot subdivision, three lots less than the minimum. Therefore,the applicant has requested an adjustment to the residential density requirement,which is reviewed under the Variances and Adjustments section of this report. 18.725- (ENVIRONMENTAL PERFORMANCE STANDARDS) 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 (DEC) 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 point beyond the property line of the use creating the odors is prohibited. DEQ rules for odors (340-028-090) apply. Glare and heat. No direct or sky reflected glare, whether from floodlights or from high temperature processes such as combustion or welding, which is visible at the lot line shall be permitted, and; 1) there shall be no emission or transmission of heat or heated air which is discernible at the lot line of the source; and 2) these regulations shall not apply to signs or floodlights in parking areas or construction equipment at the time of construction or excavation work otherwise permitted by this title. ANNAND HILL SUBDIVISION STAFF REPORT(SUB2006-00008) PAGE 23 OF 37 PLANNING COMMISSION HEARING 2/5/2007 • • Insects and rodents. All materials including wastes shall be stored and all grounds shall be maintained in a manner which will not attract or aid the propagation of insects or rodents or create a health hazard. This is a detached single-family project which is permitted within planned developments in the R-12 zone. There is nothing to indicate that these standards will not be met. However ongoing maintenance to meet these standards shall be maintained and any violation of these standards will be addressed by the City of Tigard's' Code Enforcement Officer. FINDING: The Environmental Performance standards are met. 18.730- (EXCEPTIONS TO DEVELOPMENT STANDARDS): *PD Guideline Chapter Section 18.730.020.0 states the limitations for building heights and flag lots. Limitations on the placement of residential structures on flag lots apply when any of the following exist: • A flag lot was created prior to ril 15, 1985; • A flag lot is created after April, 1985 by an approved partition; or • A flag lot is created by the approval of a subdivision and the flag lot is located on the periphery of the subdivision so that the lot adjoins other residentially-zoned land. Pursuant to TDC 18.120.030.89, "flag lot" is defined as a lot located behind a frontage lot, plus a strip of land out to the street for an access drive. Pursuant to TDC 18.120.030.74, "frontage" is defined as that portion of a development site which abuts a public or private street. Proposed Tract "B" is a private street (minimum 20 feet side with a 5-foot sidewalk). Proposed Tract "C" provides a 15-foot access drive to the proposed lots 24 and 25, located behind lot 23 and open space tract "D" at the periphery of the subdivision. Therefore, Lots 24 and 25 are flag lots subject to the following limitations on the placement of dwellings. The maximum height for an attached or detached single-family, duplex, or multiple-family residential structure on a flag lot or a lot having sole access from an accessway private drive or easement is 1-1/2 stories or 25 feet, whichever is less, except that the maximum height may be 2-1/2 stories or 35 feet, whichever is less,provided: • The proposed dwelling otherwise complies with the applicable dimensional requirements of the zoning diistrict; • A 10-foot side yard will be preserved; • A residential structure on any abutting lot either is located 50 feet or more from the nearest point of the subject dwelling, or the residential structure exceeds 1-1/2 stories or 25 feet in height on any abutting lot; and • Windows 15 feet or more above grade shall not face dwelling unit windows or patios on any abutting lot unless the proposal includes an agreement to plant trees capable of mitigating direct views, or that such trees exist and will be preserved. No dwellings are proposed with this subdivision application. However, on the reliminary site plan the applicant has shown proposed building envelopes for Lot 24 and 25 that include a 15-foot rear yard set back along the southern property line and four-foot side yard setbacks. Existing multi-family buildings are located on the adjacent parcel approximately 50 to 130 feet from tZe proposed building envelopes. The adjacent multi-family dwellings are two stones. Because the required 10-foot side yards are not preserved, this standard has not been met. However, this chapter is a guideline chapter under the planned development chapter. In addition, the lot frontage standard in TDC 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets. A condition of approval required under the Streets and Utilities section of this report requires the applicant to provide 25 feet of frontage to Lots 24 and 25. Thus,the lots would no longer be defined as flag lots and the height restriction would not apply. FINDING: As conditioned pursuant to the lot frontage standards in TDC 18.810.060(B), the exceptions to development standards do not apply. ANNAND HILL SUBDIVISION STAFF REPORT(SUB200600008) PAGE 24 OF 37 PLANNING ODMMISSION HEARING 2/5/2007 • • 18.745- (LANDSCAPING AND SCREENING): PD Guideline Chapter Establishes standards for landscaping, buffering and screening to enhance the aesthetic environmental quality of the City. The R-12 zoning district has a minimum requirement of 20% of the site to be landscaped. Section 18.745.040. states that all development projects frontin on a public street, private street, or a private driveway more than 100 feet in length after the adoption of this title shall be required to plant street trees in accordance with the standards in Section 18.745.040C. The applicant has provided a Preliminary Street and Utility Plan (Sheet 4) that includes the planting of 37 Flowering Ash trees on the pnvate streets and 11 Paperback Maple trees on SW 109th Avenue and SW Armand Court. The proposed maples are included on the City of Tigard's Street Tree List. However,the proposed Flowering Ash is not included on the list. Therefore, the applicant shall submit a revised plan specifying street trees that are included on the City of Tigard Street Tree List. Buffering and Screening- Section 18.745.050 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). Adjacent uses to the subject site include multi-family dwelling units to the north and south,which require a 10-foot buffer. The applicant has included this buffer on the periphery of the proposed development, consistent with this standard. FINDING: Not all of the street tree standards have been met. However, with the following condition of approval they can be met. CONDITION: Prior to the issuance of site work, the applicant shall submit a revised street tree plan specifying street trees that are included on the City of Tigard Street Tree List. 18.765- (OFF-STREET PARKING AND LOADING REQUIREMENTS): *PD Guideline Chapter This Chapter is applicable for development projects when there is new construction, expansion of existing use, or change of use in accordance with Section 18.765.070 Minimum and Maximum Off-Street Parking Requirements. FINDING: The proposed project will create 40 lots for single-family detached dwellings. Table 18.765.2 requires that each single-family unit have one off-street parking space. The proposal-anticipates development of upscale housing, which would include garages and garage aprons within the 20-foot setback for off- street parking,consistent with this standard. 18.775- (SENSITIVE LANDS): Purpose Maintain integrity of rivers, streams, and creeks. Sensitive land regulations contained in this chapter are intended to maintain the integrity of the rivers streams, and creeks in Tigard by minimizing erosion, promoting bank stability, maintaining and enhancing water quality, and fish and wildlife habitats, and preserving scenic quality and recreation potential. The regulations also implement the comprehensive plan and floodplain management program, Clean Water Service (CWS) Design and Construction Standards, the Metro Urban Growth Management Functional Plan, Statewide Planning Goal 5 (Natural Resources), and protect public health, safety, and welfare. Sensitive lands are lands potentially unsuitable for development because of their location Within the 100-year floodplain or 1996 flood inundation line, whichever is greater, natural drainageways• wetland areas which are regulated by the other agencies including the U.S. Army Corps of Engineers and the Division of State Lands, or are designated as significant wetland on the City of Tigard Wetland and Stream Corridors Map; and steep slopes of 25% or greater and unstable ground. The subject site is not located within the 100-year floodplain and does not include any wetlands identified on the City of Tigard's Wetland and Stream Corridors Map. No drainageways are present on the site. Approximately 7,050 square feet of steep slopes greater than 25% are present on the subject site. ANNAND HILL SUBDIVISION STAFF REPORT(SUB2006-00008) PAGE 25 OF 37 PLANNING COMMISSION HEARING 2/5/2007 • • Sensitive lands permits issued by the Director. The Director shall have the authority to issue a sensitive lands permit on slopes that are 25% or greater and within a drainageway by means of a Type II procedure, as governed in Section 18.390.040, using approval criteria contained in Section 18.775.070 when the proposal involves ground disturbance(s) or land form alterations involving more than 50 cubic yards of material and residential structures intended for human habitation. With Steep Slopes The appropriate approval authority shall approve, approve with conditions or deny an application request for a sensitive lands permit on slopes of 25% or greater or unstable ground based upon findings that all of the following criteria have been satisfied: 1. The extent and nature of the proposed land form alteration or development will not create site disturbances to an extent greater than that required for the use; According to the applicant's slope analysis on the Existing Conditions plan (Sheet 2), approximately 3.5% (7 050 square feet) of the site has slopes greater than 25%. The majority of these slopes are located on the west edge of the site along Highway 99W, contained in the back yards of proposed lots 12 through 15, while seven other areas are scattered over the site. The proposed disturbances as shown in the applicant's plan set and narrative do not create site disturbances greater than that required for the use,consistent with this standard. 2. The proposed land form alteration or development will not result in erosion, stream sedimentation, ground instability, or other adverse on-site and of}-site effects or hazards to life or property; The applicant submitted a Grading/Erosion Control Plan Sheet3) and has been conditioned later in this report to provide construction drawings ensuring compliance with standards for erosion control (Erosion Prevention and Sediment Control Design and Planning Manual,February 2003 edition),consistent with this standard. 3. The structures are appropriately sited and designed to ensure structural stability and proper drainage of foundation and crawl space areas for development with any of the following soil conditions: wet/high water table; high shrink-swell capability; compressible/organic; and shallow depth-to-bedrock;and Compliance with the City's design and construction standards for residential units on steep slopes will be determined at the time of building permit review for individual lots. 4. Where natural vegetation has been removed due to land form alteration or development, the areas not covered by structures or impervious surfaces will be replanted to prevent erosion in accordance with Chapter 18.745, Landscaping and Screening. The applicant states that this standard will be met but does not provided information to substantiate the claim The applicant's Erosion Control Plan (Sheet 3) does not include any notes or details detailing methods for re-vegetation of disturbed areas. The applicant is required to replant with the 1200C permit required as a condition of approval under the Grading and Erosion Control section of this report.Therefore,as conditioned,this standard has been met. FINDING: The standards for steep slopes have been met. 18.780-(SIGNS): PD Guideline Chapter Chapter 18.780 regulates the placement, number and design criteria for signage. The applicant's narrative and plan set show a conceptual plan for monument entry signs for the proposed development located at the private road access off of the cul-de-sac. Any future signage will be subject to the sign permit requirements in Chapter 18.780. There has been a proliferation of sign violations from new subdivisions. In accordance with a new policy adopted by the Director's Designee, all new subdivisions must enter into a sign compliance agreement to facilitate a more expeditious court process for citations. FINDING: To expedite enforcement of sign violations,a sign compliance agreement will be required. CONDITION: Prior to the issuance of building permits, the developer shall sign a copy of the City's sign compliance agreement. ANNAND HILL SUBDIVISION STAFF REPORT(SUB2006-00008) PAGE 26 OF 37 PLANNING ODMMISSION HEARING 2/5/2007 • • 18.790-(TREE REMOVAL): A tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided with a site development review application. The tree plan shall include identification of all existing trees, identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper,which trees are to be removed, protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. The applicant has submitted a Tree Plan for proposed Annand Hill planned development and an arborist report prepared by Peter Tones, a certified arborist. Stalf has reviewed the applicant's tree plan and finds that the plan contains all four of the required items, and,is therefore, acceptable. The report includes an inventory(Sheet 2) and a table describing 208 total trees on site over 6" in diameter. One hundred twelve (112) trees are greater than 12 inches DBFL Twenty-six (26) trees are deemed hazardous. The proposal is to remove 30 of 86 healthy trees greater than 12 inches DBH, retaining 56 trees or 65%. Pursuant to 'IDC 18.790.030.B.2, 50% mitigation is required. The arborist report notes that the total amount of mitigation required is 426 inches (851 caliper inches x .50). The applicant shall submit a cash assurance for$53,250 (426 caliper inches x$125/caliper inch).In addition,the arborist report includes tree protection measures and a program defining standards and methods that will be used by the applicant to protect trees during and after construction. FINDING: The tree removal standards are met and compliance will be ensured through the following applicable conditions of approval. CONDITIONS: • Prior to commencing any site work, the applicant shall submit a cash assurance for the value of the required-tree mitigation for$53,250 (426 caliper inches x $125/caliper inch), Trees planted for mitigation on the site or off site in accordance with 18.790.060 (D) will be credited against the cash assurance, for two ars following final plat approval (a mitigation plan shall be submitted for review and approval to the City-Forester). After such time, the remaining value of the cash assurance will be retained by the City as a fee in-lieu of planting. • Prior to commencing any site work, the applicant shall submit construction drawings that include the approved Tree Removal, Protection and Landscape Plan. The plans shall also include a construction sequence including installation and removal of tree protection devices, clearing, grading, and paving. A note shall be placed on the final set of plans indicating that equipment,vehicles, machinery, grading,dumping,storage, burial of debris, or any other construction-related activities shall not be located inside of any tree protection zone or outside of the limits of disturbance where other trees are being protected. • Only those trees identified on the approved Tree Removal plan are authorized for removal by this report. The following note shall be placed on the final construction documents: • Notwithstanding any other provision of this title, any party found to be in violation of this chapter pursuant to Chapter 1.16 of the Tigard Municipal Code shall be subject to a civil penalty of up to $500 and shall be required to remedy any damage caused by the violation. Such remediation shall include, but not be limited to,the following: Replacement of unlawfully removed or damaged trees in accordance with Section 18.790.060 (D) of the Tigard Development Code;and Payment of an additional civil penalty representing the estimated value of any unlawfully removed or damaged tree, as determined using the most current International Society of Arboriculture's Guide for Plant Appraisal. • Prior to commencing any site work, the applicant shall establish fencing as directed by the project arborist to protect the trees to be retained. The applicant shall allow access by the Qty Forester for the purpose of monitorin 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. ANNAND HILL SUBDIVISION STAFF REPORT(SUB2006-00008) PAGE 27 OF 37 PLANNING COMMISSION HEARING 2/5/2007 • • Prior to issuance of building permits and any Certificates of Occupancy, the applicant shall ensure that the Project Arborist has submitted written reports to the City Forester, at least, once every two weeks, from initial tree protection zone (TPZ) fencing installation,through building construction, as he monitors the construction activities and progress. These reports must be provided to the City Forester until the time of the issuance of any Certificates of Occupancy. The reports shall include any changes that occurred to the TPZ as well as the condition and location of the tree protection fencing. If the amount of TPZ was reduced then the Project Arborist shall justify why the fencing was moved, and shall certify that the construction activities to the trees did not adversely impact the overall, long-term health and stability of the tree(s). If the reports are not submitted or received by the City Forester at the scheduled intervals, and if it appears the TPZ's or the Tree Protection Plan is not being followed by the contractor, the City can stop work on the project until an inspection can be done by the City Forester and the Project Arborist. This inspection will be to evaluate the tree protection fencing, determine if the fencing was moved at any point during construction, and determine if any part of the Tree Protection Plan has been violated. 18.795- (VISUAL CLEARANCE AREAS): *PD Guideline Chapter Clear vision area shall be maintained on the corners of all property adjacent to intersection of two streets, a street and a railroad, or a driveway providing access to a public or private street. A clear vision area shall contain no vehicle, hedge, planting Tence, wall structure, or temporary or permanent obstruction exceeding three (3) feet in height, measured from the top of the curb, or where no curb exists from the street center grade, except the trees exceeding this height may be located in this area, provided all branches below eight feet are removed. For arterial streets the visual clearance shall not be less than 35 feet on each side of the intersection. FINDING: The applicant's plans (Sheet 4) show the visual clearance at the intersection of the proposed private street and SW 1096 Avenue and at the intersections of the private streets with the proposed cul-de- sac consistent with this standard. Visual clearance for driveways intersecting the proposed private and public streets shall be shown on construction drawings for approval during building permitting. STREET AND UTILITY IMPROVEMENTS STANDARDS: CHAPTER 18.810 Street And Utility Improvements Standards (Section 18.810 Chapter 18.810 p : )rovides construction standards for the implementation of public and private facilities and utilities such as streets,sewers,and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires an Arterial street to have a 50 right-of-way width and 36-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways,underground utilities,street lighting,storm drainage,and street trees. This site lies adjacent to SW Highway 99, which is classified as a 5-lane Arterial on the City of Tigard Transportation Plan Map. At present, there is approximately 50 feet of ROW from centerline for most of the frontage length according to the most recent tax assessor's ma. . The applicant should dedicate the additional ROW needed to provide 50 feet from centerline along the entire length of frontage. The ROW dedication shall be provided through deed to ODOT. SW Highway 99 is currentlypartially improved. In order to mitigate the impact from this development, the applicant should construct half-street improvements along their frontage. The City typically requires an 8 foot sidewalk and 5 foot planter strip. Due to the extreme topography along this frontage the applicant will be allowed to construct a 6 foot wide sidewalk that will be placed curb-tight. There is a Tri-Met bus stop located just north of this development and the applicant shall provide a 6 loot concrete sidewalk from the north end of this frontage to this transit stop. ANNAND HILL SUBDIVISION STAFF REPORT(SUB2006-00008) PAGE 28 OF 37 PLANNING ODMMISSION HEARING 2/5/2007 • • ODOT is requiring that the applicant ensure that trees are stable within the proximity of the State highway. The applicant shall refer to the requirements as outlined in the January 8, 2007 ODOT Response to Local Land Use Notification provided by Marah Danielson. An ODOT Miscellaneous Permit must be obtained for all work in the highway right of way. Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a Local Street to have a 54 right-of- way width and 32-foot paved section. Other improvements required may include on-street parking,sidewalks and bikeways,underground utilities,street lighting,storm drainage,and street trees. This site lies adjacent to SW 109th Avenue, which is classified as a Local Street on the City of Tigard Transportation Plan Map. At present, there is approximately 25 feet of ROW from centerline, according to the most recent tax assessor's map. The applicant should dedicate the additional ROW required to provide 27 feet from centerline. SW 109th is currently partially improved. In order to mitigate the impact from this development, the applicant should construct the sidewalk along the remainder of the frontage. The applicant has proposed to construct a 5-Toot sidewalk, located at the curb, thereby matching the existing sidewalk along the rest of their frontage. This proposed size and location of the sidewalk will be allowed. Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a Local Street to have a 54 right-of- way width and 32-foot paved section. Other improvements required may include on-street parking,sidewalks and bikeways,underground utilities,street lighting,storm drainage,and street trees. This site lies adjacent to SW Armand Court, which is classified as a Local Street on the City of Tigard Transportation Plan Map. At present, there is approximately 50 feet of ROW, according to the most recent tax assessor's map. The applicant is proposing the smaller local street that supports up to 500 vehicles per day. The ROW section for this local street is 50 feet in width and the paved width is 28 feet and provides parking on one side. The applicant supports this request with vehicle trip data based on the number of units in the development. There are 35 lots that will access Armand Court. With average trip generation per single family home of 7-10 the 34 lots will generate 238 - 340 trips daily. Even with adding in visitor and delivery trips it is unlikely that the daily trips will exceed the 500 vehicle trips allowed on a daily basis. Therefore,the proposed section,per 18.810.5.A,is acceptable. SW Annand Court is currently unimproved. In order to mitigate the impact from this development, the applicant should construct full street improvements in accordance with the City's standard 18.810.5.. The applicant has proposed termination of the street with a cul-de-sac bulb with a 40 foot curb radius and curb-tight sidewalk in the bulb section. This section of the sidewalk must be reinforced. 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. The applicant has submitted a circulation plan. There are no opportunities for future streets or extensions of streets beyondpthe proposed development due to existing topography andPdevelopment. 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. ANNAND HILL SUBDIVISION STAFF REPORT(SUB200600008) PAGE 29 OF 37 PLANNING COMMISSION HEARING 2/5/2007 • • 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. Due to the existing topography and pre-existing development there are no opportunities for street connections. 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. The proposed cul-de-sac, Annand Court, does not exceed 200 feet in length. It does, however, provide access to 34 dwelling units. The applicant has proposed the circular termination of the cul-de-sac. The existing topography and pre- existing development preclude a street extension and through circulation,thereby allowing the use of a cul-de-sac. Grades and Curves: Section 18.810.030.N states that grades shall not exceed ten percent on arterials, 12% on collector streets, or 12% on any other street(except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet). Centerline radii of curves shall be as determined by the City Engineer. The applicant did not provide the profile of the proposed Annand Court. It appears that the grade is much less than 12%. The applicant shall submit a profile of Annand Court, extending 300 feet in each direction, with the PFI permit application. 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. The applicant has proposed a series of private streets internal to the development. The applicant states that they have been designed to be consistent with the City's Skinny Street standard, but this is only correct as far as width and does not pertain to horizontal design and turn-around standards. Parking on private streets will be determined by TVFR standards. It appears from the applicant's plans that they have met the minimum width requirements of 32 feet for ppa�rking both sides and 28 feet for parking on one side. The applicant did not submit a pre lirrmn:rr as royal from TVFR for their proposed project layout. The applicant will be required to submit an approval from with their PH permit application which includes approval of the parking as proposed. The applicant shall place a statement on the face of the final plat indicating the private street(s) will be owned and maintained by the properties that will be served by.it/them. In addition, the applicant shaL record Conditions, Covenants and Restrictions (CC&R's)�a�long with the final plat that will clarify how the private property owners are to maintain the private street(s). These CX'.&R's shall be reviewed and approved by the City prior to approval of the final plat. The Citty's public improvement design standards require private streets to have a pavement section equal to a public local street. The applicant will need to provide this type of pavement section. 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. ANNAND HILL SUBDIVISION STAFF REPORT(SUB2006.00008) PAGE 30 OF 37 PLANNING COMMISSION HEARING 2/5/2007 • • 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 proposed private streets are precluded from continuing through to Highway 99 W because of topography and limited access, and existing development constraints. Therefore, the proposed development is exempt from this standard. 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 notpossible. Spacing between connections shallbe 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. The applicant has proposed a 15-foot pedestrian path through Tract G to connect the proposed private street with the Cemetery access road and Highway 99 W,consistent with this standard. 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. Lots depths are more than 2.5 times the average lot widths for a number of the proposed lots. However, only Lot 11 is greater than 1.5 times (4,695 square feet) the minimum lot size of the R-12 zone (3,050 square feet).With an average lot width of 42 feet and a length of 116 feet,the proposed lot 11 is 2.76 times the average lot width,Inconsistent with this standard. Therefore, as a condition of approval, the applicant shall submit a revised preliminary plat showing that proposed Lot 11 is consistent with the lot size and shape standards. 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. All proposed lots, except Lots 24 and 25 have at least 25 feet of frontage on the proposed private and public streets. Lots 24 and 25 are provided a 15-foot access (Tract C) from Tract B, a private street. Therefore, this standard is not met. Therefore, as a condition of approval,the applicant shall submit a revised preliminary plat showing that proposed Lots 24 and 35 have at least 25 feet of frontage. Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. Private streets and industrial streets shall have sidewalks on at least one side. The applicant's plans indicate they will complete the sidewalk along their frontage on 109th Avenue, matching the 5 foot,curb-tight sidewalk that exists along.most of the frontage. They also indicate they will construct sidewalks on both sides of Armand Court, with planter strips, except at the bulb where the sidewalk will be reinforced and curb-tight. They applicant has also proposed to construct 5 foot sidewalks, in private easements, on both sides on the private streets. The plans indicate a 15 foot pedestrian easement. The applicant shall construct a 5 foot concrete sidewalk from the private street to the cemetery access road located within ODO1'ROW. The plans also indicate frontage improvements along Highway 99 that include a 6 foot, curb-tight sidewalk The TSP calls for a 5 foot planter strip and an 8 foot sidewalk, but due to the topography the City and ODOT have agreed to the 6 foot sidewalk for its lesser impact to the sloe. There is a transit stop located just north of this frontage. The applicant shall extend the sidewalk up to and in font of the transit stop. ANNAND HILL SUBDIVISION STAFF REPORT(SUB2006-00008) PAGE 31 OF 37 PLANNING COMMISSION HEARING 2/5/2007 • • 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}or Sanitary and Surface Water Management(as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. The applicant's plans indicate they will be extending_the public sewer from the main line in Highway 99. The public sewer extension will serve this development and Tax Lot 8805. 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). There are no upstream drainage ways that impact this development. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management(as adopted by Clean Water Services in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments results in an increase of impervious surfaces provide onsite detention facilities,unless the development is located adjacent to-Fanno Creek. For those developments adjacent to Fanno Creek,the storm water runoff will be permitted to discharge without detention. The natural drainage pattern is generally westerly, towards Highway 99. The applicant's plans indicate the site development runoff will be collected,treated and detained on-site prior to being released into the ODOT storm system. An ODOT Drainage Permit is required for connection to state highway age facilities. ODOT submitted additional comments regarding underground water that is draining into the ODOT ROW. The runoff from this seepage is impacting pedestrians and bicyclists. The applicant's engineer shall provide, in addition to the proposed on- site system, a storm water collection system behind the proposed sidewalk to improve the situation, keeping runoff from breaching the sidewalk and entering the bike lane. The runoff in Annand Court will be collected and directed to the public system in 109th Avenue via a new public storm sewer in Armand Court. 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 Tuft= extension of such bikeways through the dedication of easements or right-of-way. Highway 99 is identified as a bicycle facility. The applicant shall, as part of the frontage improvements, provide the bicycle striping. Minimum Width: Section 18.810.110.0 states that the minimum width for bikeways within the roadway is five feet s er bic de travel lane. Minimum width for two-wa bikewa se s arated from the road is ei:ht feet. ANNAND HILL SUBDIVISION STAFF REPORT(SUB2006-00008) PAGE 32 OF 37 PLANNING COMMISSION HEARING 2/5/2007 • • The minimum width for the bike lane along a 5-lane arterial is 6 feet. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground,temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above,and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer,shall be constructed prior to the surfacing of the streets;and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 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. There are no existing overhead utility lines along the project frontages. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Fire and Life Safety: The applicant has not provided preliminary approval from TVFR for the proposed site layout. This.approval is critical and will likely include comments that all or most dwellings located on private streets will be sprinkIed. Fire hydrant placement and allowable arking will also be reviewed by TVFR Plan approval from John Dalby,TVFR, is required to be submitted with the-PFI permit application. Public Water System: The applicant has revised their plans to show the water meters banked at the public ROW of Annand Court. Any alternative design, i.e. use of a master meter and deduct meters requires the express approval of the City's Water Department. The applicant's narrative states they will upsize the 8" water line along their 109th Avenue frontage with a 12" water line,consistent with the Water District's Master Plan. Storm Water Quality: The City has agreed to enforce Surface Water Management(SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to construction, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the CWS Design Standards. In addition,the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. ANNAND HILL SUBDIVISION STAFF REPORT(SUB2006-00008) PAGE 33 OF 37 PLANNING COMMISSION HEARING 2/5/2007 • • 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 ins ections 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. Grading and Erosion Control: CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb one or more acre of land. Since this site is over five acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the site and/or building permit. A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of all lots, and show that they will be graded to insure that surface drainage is directed to the street or a public storm drainage system approved by the-Engineering Department. For situations where the back portions of lots drain away from a street and toward adjacent lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. The applicant will also be required to provide a geotechnical report, per Appendix Chapter 33 of the UBC, for the fproposed grading slope construction. The recommendations of the report will need to be incorporated into the inal grading plan and a final construction supervision report must be filed with the Engineering Department prior to issuance of building permits. The design engineer shall also indicate, on the grading plan, which lots will have natural slopes between 10% and 20%, as well as lots that will have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections and/or permits will be necessary when the lots develop. The applicant shall submit to the City of Tigard the NPDES 1200C application. The current forms can be found on the CWS web site. Site Permit Required: The applicant is required to obtain a Site Permit from the Building Division to cover all on-site private utility installations (water, sewer, storm, etc.) and driveway construction. This permit shall be obtained prior to approval of the final plat. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary(USB). An addressing fee in the amount of$50.00 per address shall be assessed. This fee shall be paid to the City pnor to final plat approval. The developer will also be required to provide signage at the entrance of each shared flag lot driveway or private street that lists the addresses that are served by the given driveway or street. This will assist emergency services personnel to more easily find a particular home. Survey Requirements The applicant's final plat shall contain State Plane Coordinates -NAD 83 (91)] on two monuments with a tie to the City's globalpositiorung system (GPS) geodetic control networc( GC 22). These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by. • GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. ANNAND HILL SUBDIVISION STAFF REPORT(SUB2006-00008) PAGE 34 OF 37 PLANNING COMMISSION HEARING 2/5/2007 • • In addition, the applicant's as-built drawings.shall be tied to the GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins,water valves,hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). 18.390- (DECISION MAKING PROCEDURES/IMPACT STUDY): SECTION 18.390.040.B.e requires that the applicant shall 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. The applicant has submitted an impact study addressing the required elements above. As shown in the applicant's Preliminary Plat and narrative,the applicant specifically concurs with the required SW 109th Avenue dedication. ROUGH PROPORTIONALITY ANALYSIS Any required street improvements to certain collector or higher volume streets and the Washington County Traffic Impact Fee (TIP) are mitigation measures that are required at the time of development. Based on a transportation impact study prepared by Mr. David Larson for the A Boy Expansion/Dolan II/Resolution 95-61, TIF's are expected to recapture 32 percent of the traffic impact of new development on the Collector and Arterial Street system. Effective July 1'2006 the TIF for a detached single-family dwelling is $3,020. Upon completion of this development, the future builders of the residences will be required to pay TIF's totaling approximately$120,800 ($3,020 x 40 dwelling units). Based on the estimate that total TIF fees cover 32 percent of the impact on major t street improvements ci de, a fee that would cover 100 percent of this projects traffic impact is $377,500 ($120,800 divided by .32). The difference between the TIF paid and the full impact, is considered as unmitigated impact. The private internal streets within the subdivision are needed to allow the subdivision to develop and the need for this street is created by the subdivision. Because the need for the internal street is created by the development, the impact of the development is directly proportional to the cost of dedication and construction of the internal street and is not considered as mitigation for the development impact. Mitigation Value Assessment: With regard to off-site mitigation measures for SW 109th Avenue the applicant is proposing to dedicate 486 s.f of right-of-way(2 feet wide x 243 feet long); the right-of-way at is valued at $1,458 (486s.f. x $3.00/s.f.); a new 5-foot sidewalk, 55 feet in length at $20/1.1. is valued at approximately $1,100. For SW Armand Court, full-street improvements are valued at approximately$84,000.00 ($00.00/l.f. x 210 1.f.). Full Impact ($102,800±0.32) $377,500 Less "1'lF Assessment (40 lots x$3,020) -$120,800 Less mitigated values for ROW Dedications and Improvements -$86558 Estimate of Unmitigated Impacts $170,142 FINDING: The applicant's proposed off-site right of way dedications and street improvements are required to address the standards of Chapter 18.810 and to allow the subdivision to function properly. The dedication of real property interests exterior to the subdivision is mitigation for the resulting transportation impacts. The value of these dedications and improvements is substantially less than the value of the full impact,thus justified. SECTION VII. OTHER STAFF COMMENTS The Tigard Police Department reviewed the proposal and has no objection to it. ANNAND HILL SUBDIVISION STAFF REPORT(SUB2006-00008) PAGE 35 OF 37 PLANNING COMMISSION HEARING 2/5/2007 • • SECTION VIII. AGENCY COMMENTS Oregon Department of Transportation submitted a comment letter dated January 8, 2007 addressing access to the adjacent cemetery off of 99W, right of way, improvements to the right of way, trees, and project drainage to the ODO�I drainage fac>_ity. These issues are addressed in this report in the Streets and Utilities section. Tualatin Valley Fire and Rescue endorses this proposal predicated on the following criteria and conditions of approval,which have been included in the conditions of approval for this decision: 1) FIRE APPARATUS ACCESS ROAD DISTANCE FROM BUILDING AND TURNAROUNDS: Access roads shall be within 150 feet of all portions of the exterior wall of the first story of the building as measured by an approved route around the exterior of the building. An approved turnaround is required it the remaining distance to an approved intersecting roadway, as measured along the fire apparatus access road, is greater than 150 feet. (IFC 503.1.1) 2) DEAD END ROADS: Dead end fire apparatus access roads in excess of 150 feet in length shall be provided with an approved turnaround. (IFC 503.23) The hammerhead at the end of"B" street does not appear to meet fire district standards. 3) FIRE APPARATUS ACCESS ROAD EXCEPTION FOR AUTOMATIC SPRINKLER PROTECTION: When buildings are completely protected with an approved automatic fire sprinkler system, the requirements for fire apparatus access maybe modified as approved-by the fire code official. (IFC 503.1.1) 4) ADDITIONAL ACCESS ROADS - ONE-OR TWO-FAMILY RESIDENTIAL: Where there are more than 30 one- or two-family dwelling units, not less than two separate approved means of access shall be provided. Where there are more than 30 dwelling units and all are protected by approved residential sprinkler systems,a single access will be allowed. (IFC D1077 Only one means of access is proposed. 5) REMOTENESS: Where two access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the property or area to be served, measured in a straight line between accesses. (IFC D104.3) 6) FIRE APPARATUS ACCESS ROAD WIDTH AND VERTICAL CLEARANCE: Fire apparatus access roads shall have an unobstructed width of not less than 20 feet (12 feet for up to two dwelling units and accessory buildings), and an unobstructed vertical clearance of not less than 13 feet 6 inches. Where fire apparatus roadways are less than 26 feet wide, "NO PARKING" signs shall be installed on both sides of the roadway and in turnarounds as needed. Where fire apparatus roadways are more than 26 feet wide but less than 32 feet wide, "NO PARKING" signs shall be installed on one site of the roadway and in turnarounds as needed. Where fire apparatus roadways are 32 feet wide or more,parking is not restricted. (IFC 503.2.1) The fire district does not endorse the design concept wherein twenty feet of unobstructed roadway width is not provided. 7) NO PARKING SIGNS: Where fire apparatus roadways are not of sufficient width to accommodate parked vehicles and 20 feet of unobstructed dnving surface, "No Parking" signs shall be installed on one or both sides of the roadway and in turnarounds as needed. Roads 26 feet wide or less shall be posted on both sides as a fire lane. Roads more than 26 feet wide to 32 feet wide shall be posted on one side as a fire lane. Signs shall read "NO PARKING - FIRE LANE" and shall be installed with a clear space above grade level of 7 feet. Sins shall be 12 inches wide by 18 inches high and shall have red letters on a white reflective background. (IFC D103.6) 8) SURFACE AND LOAD CAPACITIES: Fire apparatus access roads shall be of an all-weather surface that is easily distinguishable from the surrounding area and is capable of supporting not less than 12,500 pounds point load (wheel-load) and 60,000 pounds live load (gross vehicle weight)-.You may need to provide documentation from a registered engineer that the design will be capable of supporting such loading. (IFC D102.1) 9) TURNING RADIUS: The inside turning radius and outside turning radius shall be not less than 28 feet and 48 feet respectively, measured from the same center point. (IFC 503.2.4 &D103.3) 10) GRADE: Fire apparatus access roadway grades shall not exceed 10 percent. Intersections and turnarounds shall be level (maximum 5%) with the exception of crowning for water run-off. When fire sprinklers are installed, a maximum grade of 15% may be allowed. The approval of fire sprinklers as an alternate shall be accomplished in accordance with the provisions of ORS 455.61-0(5). (IFC 503.2.7 &D103.2) ANNAND HILL_SUBDIVISION STAFF REPORT(SUB2006-00008) PAGE 36 OF 37 PLANNING COMMISSION HEARING 2/5/2007 • • This requirement applies to any portion of the primary access route from the nearest fire station to the proposed development. It is up to the applicant to submit the necessary information showing this condition is met. 11) SINGLE FAMILY DWELLINGS - REQUIRED FIRE FLOW: The minimum available fire flow for single family dwellings and duplexes served by a municipal water supply shall be 1,000 gallons per minute. If the structure()) is (are) 3,600 square feet or larger, the required fire flow shall be determined according to IFC Appendix B. (IFC B105.1) The applicant must show adequate water supplies are available. 12) REFLECTIVE HYDRANT MARKERS: Fire hydrant locations shall be identified by the installation of reflective markers. The markers shall be blue. They shall be located adjacent and to the side of the centerline of the access road way that the fire hydrant is located on. In case that there is no center line, then assume a centerline,and place the reflectors accordingly. (IFC 508.5.4) 13) ACCESS AND FIRE FIGHTING WATER SUPPLY DURING CONSTRUCTION: Approved fire apparatus access roadways and fire fighting water supplies shall be installed and operational prior to any combustible construction or storage of combustible matenals on the site. (IFC 1410.1 &1412.1) January 25,2007 PREPARED BY: aryPa enstecher DATE Associate Planner - A/. January 25 ,2007 APPROVED BY: Richard FL :ew-rsdorff DATE Planning Mana:er ANNAND HILL SUBDIVISION STAFF REPORT(SUB2006-00008) PAGE 37 OF 37 PLANNING OOlvIMISSION HEARING 2/5/2007 Il III • 4k CITY 01 TIGARD SW l i LOCOORAPNIC INf ORMATION 9Y8TQM 1 I VICINITY MAP I I DR2000 00001 ZON2006-00001 SLR2006-00010 • ®g ® VAR2006-00080 r VAR2007-00001 • �_ AN AND HILL - SUBDIVISION �G, E CT -111111 i rib if .. / RS 117 G 11111 i ��•" '��, <,CANTERBUF i .b.,,,.. tea A :�...... ------- •Q . M L �� OE F BEND RO .'� I040AM Mr 1111 Ill O • l!/us ow• MURDOCK ST Tigard Area Mop / AO 'C ■a A Re N .�/ mu:Mill J/IIIIHhIIllllllll �i � 0 100 200 300 400 500 Feet /1IIII/,,,,, �B 1"=389 foot / ,, `````` ®CO •i DELMONTE D I�,II����I OO �® m m a iTIGAItI) ` "��`�``��`` _LADY M ` I Information on this map is for general location only and ��N DR should be verified with the Development Services Division. �V— ` 13125 SW Hall Blvd II M�il `, Tigard,OR 97223 I • _ (503)1339-4171 s4' ,�k 4. p soormso■ http://www.ci.tigard.or.us Community Development Plot date:Jan 25,2007;C:\magic\MAGIC03.APR •)... ANNAND HILL . . p.• :al- .Ttp •: 'h V �11 f 1E1 111 . 1� any f: '+ :113..L�. .�.ii :1,.: g• .A'40-LOT SUBDIVISION OF TAX MAPS 2S1 10AC AND 2S1 10AD,TAX LOTS 200 AND 8800 �¢•',;t. ,;yd •� ' a 04/1 lld x 1F'' 4 1 �f',4 . . • V APPLICANT/OWNER: a ' � ' 1Sul tpty e ANNAND PROPERTIES N-PLCC, •/ T ,�t,,",� J•{ •^i '' �i� +'• . SUSAN KELLER TRUST AND MARY JANE VINELLA / / / • J 3 • �' ;I u1M .(/iT+•vQ^..4. ,' 1 t1"'11 ' 8260 SW HUNZINKER ST,SUITE 150 >. • TIGARD,OR 97223 / , / GRAPHIC SCALE• ld ain SF 4.ex9 SF RI VICINITY MAP PHONE(503)620-8668 / t t r r i i ."tLO�` ____ N.T.S.• CONTACT:JOHN ANNAND e . /� _ ,.n.__ r 2 Ipl • F- • 1 A 5 - - I, 3.310 Sf' LJ' PLANNING/ENGINEERING/SURVEYING: /.v x,913.sF __ raw'__ e�' Gar SFA DESIGN GROUP,LLC y /. iAeu 'reM_ 1 9020 WASHINGTON SQUARE RD,SUITE 350 / , ,. ?' 1 PORTLAND,OR 97223 ,,a, 8 i e 3.396 SF 0 • PHONE(503)641-8311/FAX(503)643-7905 /♦ iromarMe:1eMr -3.]79 SF n q ey 4,• - CONTACTS: MATTHEW SPRAGUE fE11 x -- � ♦•�: iTMrf�--� -1- -T— _// c< OPEN$PACE Ip �y 1 1 1 1 8.248 u A•♦i /7 •• �„' ,`` `.4-ururr 1. ..4 4,695 SF 13,973 SF 13,958 SF 13.608 sr 3.665 SF 19 �{ e4. 20 P� i 12 ` ±•�e:•/ I� 0 i >aa v♦�7� ♦ . . m.dry .d axlo SF n' e l ( l •■■n■um ♦w i1�, ♦ •,`�� / c r c I ��'- •••r� ■♦ ♦fir .0 '7 4. • ■ .....-1. • XD's'�• 40 i i ■ 1 ♦♦ ♦♦ x504 SF 3.h 2 3• ��\ X5 ,� w s&MINX[4119., 1 ♦ _-�_ `/ .• 9�0 . . � ' • / �� /- --\ • „ T'i' -- g3.p3 /m a ♦• /� e4ur31au■ea•�u9ur�AUpr1♦s • 4♦•ralulrryry:,A, , e■x e Si Till 8” ♦♦ /y 14 ;° \_- TRACTS• !♦ $. / ♦♦ ],E30 • SF If8 - • y 1 � x,78e sF NI' Ng 39 !� 1 ,,,,.t♦'OPEN SPACE� 3,335 SF • � � 111 b I , ♦ �[A��� 4, yi:`� A TRACT 0 i r x470 SF a—-_?�__�11 < 4.. ♦ \ / , •• 11 1L1ll■11■■tl.i■■11■,li:• 1.656 SF _I 1 N e. 1 • ��• ;• / \` - "�-- sA -- 38 ailp. 1• I I 1 "� I • fAY9Dlr x,788 SF p I ' J,480 SF 4 • 20 I 1 1 n.1• 1 x,958 S/ ' .E94�__ • I 3.x58 SF G x,eye 5F a^-- —II ♦4 // '1-- „• -- • I : tFM^Jia--- l l 1 • 1 I---- Kw. __ ■ 1. --1!.C9:__,71,21 37 N 1 al I C / ♦4:' Vitt 14 ! YL I' Ip I- 1 I .� • 32 x.766 SF • ` / lei z I 1& 8 �8 1 i( -x.3.36 SF r' x.656 SF jyo�_ �l / ♦♦/ y 3.016 SF n :�• 2,820 SF �i 21 22 23 1141 SIB I 1 --a u u r n �♦ i I/II. —J3-- El ' --Jig___ H 3.954 SF 13,954 SF l 3,943 SF 24 V 25 1—- . EL ' . .aY J491--- t 138 r-s'1a11-. I i OPEN SPACE 1—- c I I la3e ♦ E. x.979 SFI 3.x63 SF 111.1,7. 33 iil / A♦ h / T7,,732 SF I `.,....9L1•>7 I 1 I I 1 1x 28 ' x.768 SF i] 4' /P/ 6 17 41 Id 3670 SF 3,548 SF --.11.41:-- / ♦ 9 3886 SF a -- 3.445 SF I I I —.0 -- S. -- -- 1 11 1 . - '♦♦ \\)7'/ weep•-_- ___ .wm'_-_d -U..__�.e-e'_lee_J__baz 1•,1,,J-i1.9_L_ .L,' eIw' 1-- 35 1111_ I y .... / {--y 1a�,NNW a'uru .s-- ].136 SF . [r3u9Al I III / i n-xr °'� V // ],7uo SF fit' •/ �--- --fir 1 3.3.3. 9 SHEET INDEX BENCHMARK: SITE INFORMATION: F maw ; el CI I q 8 1 PRELIMINARY PLAT NUMBER: 489 SITE ADDRESS: 14600 SW PACIFIC HWY ..• ., 1 Cl g 1 2 EXISTING CONDITIONS • DATUM: WASHINGTON COUNTY TAX MAPS: • T2S RIE SEC IOAC a 3 PRELIMINARY TREE PRESERVATION/ DESCRIPTION: 3'BRASS DISK SET IN THE SOUTHWEST SIDE OF THE T2S RI SEC LOAD ' SECOND STEP OF THE TIGARD GRANGE HALL TAX LOTS: 200 - • GRADING/EROSION CONTROL PLAN NORTHWEST ENTRANCE;1 MILE SOUTHWEST OF TIGARD. 8800 ' 1' 4 PRELIMINARY STREET/UTILITY PLAN ELEVATION: 269.31' AREA: 4.53 ACRES 1 I -- m 5 TREE PRESERVATION PLAN ZONING: R-12 •' 6 AERIAL PHOTO/CIRCULATION PLAN *VERTICAL INFORMATION GATHERED IS A COMBINATION OF DATA COLLECTED PROPOSED//OF LOTS:. 40 I f i wercr Aww.0 •BY O&L LAND SURVEYING AND KURAHASHI AND ASSOCIATES,INC. JURISDICTION: CITY OF TIGARD . 1C, I 14 rm Ir.e9 • . • 19 January 2007 Tigard Planning Commission City of Tigard Hall Blvd. Tigard, OR 97224 RE: Annand Hill Subdivision I am opposed to the density of this proposed development. Development of this area to include 40 single family homes will be a catastrophe in several ways. First off, this area is populated by a forested area that is on the cusp of being old growth. 90% of the trees on this property will be removed from a lovely area we have known as Little Bull Mountain for years. The area is also well populated by wildlife, not only birds and raccoons but probably also deer. Many of us live within a half mile of the property and regularly have deer come to visit our yards. The added traffic impact on existing neighborhood streets will be an added burden to our community. Property owners do have the right to develop their own property but there must be rational limits to the density and impact on the surrounding properties. What is proposed is twice what the density should be allowed. Ideally this property should become a city park but I do understand the cost prohibitions involved. As a 44 year resident of Tigard and the Little Bull Mountain area as well as an involved member of the Tigard Historical Association, I earnestly appeal to the Commission to view this proposal unkindly. Sincerely yours, Don Feller 9875 SW View Court Tigard, OR 97224 � RE QUEST FOR COMME N DATE: .December 22,2006 T§CEIVED PLANNING JAN 2 7 2007 TO: . Rob Murchison,Public Works Project Engineer O, CITY OF TIGARD FROM: - . . Ci of T•and Pl. ',. Division = i r STAFF CONTACT: aryPagenstecher,Associate Planner(x2434) ( Phone: (503) 639-4171 Fax: (503) 624-3681 :garyp @tigard-or.gov SUBDIVISION(SUB) 2 0008/PLANNED DE REVIEW(PDR) 2006-00001/ZONE CHANGE (ZON) 2006-00001/SENSITIVRZANDS REVIEW(SLR)2006-00010/ADJUSTMENT(VAR) 2006-00080 - ANNAND HILL SUBDIVISION - REQUEST: Approval of a 40-lot Subdivision and Planned Development on 4.53.acres. The lots are proposed to be developed with detached sole-family homes. Lot sizes within the development are proposed to be between 2,788 and 5,377 square feet. A Zone Change is required to apply the PD Overlay, and Sensitive Lands Review is required for slopes greater than 25%. The applicant is also seeking a street improvement Adjustment for the proposed cul-de-sac from the maximum of 20 lots served to 34 lots, and to the 200 foot length. LOCATION: The project is located at 14600 SW Pacific Highway; WCTM 2S110AC, Tax Lot 00200 and 2S110AD, Tax Lot 08800. COMPREHENSIVE PLAN DESIGNATION: Medium-Density Residential District. ZONE R-12:Medium DensityResidential District. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also permitted conditionally AND R-12 (PD): PD: Planned Development. The purposes of the PD Overlay zone are to provide a means for creating planned environments through the application of flexible standards which allow for the application of new techniques and new technology in community development which will result in a superior living arrangement; to facilitate the efficient use of land; and to preserve to the greatest extent possible, the existing landscape features and amenities through the use of a planning procedure that can relate the type and design of a development to a particular site, among other purposes. APPLrCABLE REVIEW CRITERIA: Community Development Code Chapters 18.350, 18.360, 18.370, 18.390, 18.510, 18.705, 18.715, 18.720, 18.725, 18.745, 18.765, 18.775, 18.780, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff,a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: JANUARY 5, 2007. You may use the space provided- 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. II 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 or email. ,A���,,,, Written comments provided below: , )0-1 1 — -4-..A. J.' _/I /..IL.i/4,//. .. .A—.._...... / tir i'10✓ 1' / .i...../ 44-11 �.�. -/-1 i 9'`4" ,�i .4_ •h. E.� .' ,/..�W tv►�s •I' y 4e. I ' - uIA: .. -� cam. --b .. - Name&Number of Person Commenting: $ e • t( 1 . 41„,___m_____,,f_....iciL_ •__________ , Y. `� • e- ,0'?DEDICATED Nor R/e' S i cLi t • LEGEND _ 0 C Nacre.p t 12-P.LtiVe�/C r ,�T(��/37-O A-IQS R^I��r R■.� .�R n' Rp g a a E• PROPOSED SIDEWALK CIS e' O . — r 1=' '�� 'lS I„ , _ is & I /`as' I as G :^•a.s Ie•roan V O •J` (Di ' 3 �-' , 1::; -� PROPOSED SANITARY SEWER L1NE O y� 6 ( (� 4' s r7s Iss• r r g- 6 —6'/— RO WATERLINE yr ARL� SN Oi OP _'._ •• 1`- 6Bi-fIa1J I -sr I'"rI `a'+•a. .1 PROPOSID FIRE HYDRANT v a a v ,)2^i Sao PROPOSED STORM DRAIN LINE • / 1— :" L r r}{ /` —L —�J — <- g a 3 U PROPOSED CATCH BASIN / Cr TIPS r AC-MO LETS •.• ■.wlu'- , _ 1L s R ii f HP Roca *' d_ ;�I -- - TYPICAL STREET SECTION u1 N 0 o PROPOSED TREE PROTECTION FENCING / ,,:� 0� -Y 6 J/A'-0 LEVELING Cdrig - I V - '.'I/V P� +�J g * PROPOSED STREETLIGHT / -rat-Tyr-0 BASS ROOL / _. a-- ' ° v TYPICAL STREET SECTION ilV�91• €• '•. `SS pSED 52'TRACT WIDTH - PROPOSED BIO-BAG BARRIER 50'HALF-STREET ROW WIDTH - - i,:iI:i Qli� ' ••.C •_ E Ex�� 109th STREET IN OR-99W(PACIFIC HIGHWAY) % 1�1> ■_� • -A----. ,s TALL "■ i - _ r LC- ST (G A��J STREET SECTION G-G ,4 T-v_ PROPOSED PAVEMENT CORRUGATED STREET SE(,T7pN F-F 5 ,k id R :• •J.•E.PA,.,o.T m.�.IE IRO :>.$-,�. 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(503) 620-8668 PLANNING/ENGINEERING: SFA Design Group, LLC 9020 Washington Square Drive, Suite 350 Portland, OR 97223 Contacts: Ben Altman and Matt Sprague Ph. (503)641-8311 Fax (503)643-7905 LAND USE REVIEW APPLICATION FOR: ANNAND HILL A 40 -Lot Planned Development Preliminary Plat and Special Adjustment — Street Improvement Standards August 29, 2006 Revised November 2,2006; November 28,2006 APPLICANT/OWNERS: Annand Properties IV-PLLC; Susan Keller Trust; Mary Jane Vinella 8260 SW Hunziker St., Suite 150 Tigard, OR 97223 Ph. (503) 620-8668 PLANNING/ENGINEERING: SFA Design Group, LLC 9020 Washington Square Drive, Suite 350 Portland, OR 97223 Contacts: Ben Altman and Matt Sprague Ph. (503)641-8311 Fax(503)643-7905 0 Tualatin Valley Fire & Rescue January 16, 2006 Gary Pagenstecher, Associate Planner City of Tigard Planning Division 13125 SW Hall Boulevard Tigard, OR 97223 Re: Annand Hill Subdivision (SUB)2006-00008 Dear Gary, Thank you for the opportunity to review the proposed site plan surrounding the above named development project. Tualatin Valley Fire& Rescue endorses this proposal predicated on the following criteria and conditions of approval: 1) FIRE APPARATUS ACCESS ROAD DISTANCE FROM BUILDING AND TURNAROUNDS: Access roads shall be within 150 feet of all portions of the exterior wall of the first story of the building as measured by an approved route around the exterior of the building. An approved turnaround is required if the remaining distance to an approved intersecting roadway, as measured along the fire apparatus access road, is greater than 150 feet. (IFC 503.1.1) 2) DEAD END ROADS: Dead end fire apparatus access roads in excess of 150 feet in length shall be provided with an approved turnaround. (IFC 503.2.5) The hammerhead at the end of"B"street does not appear to meet fire district standards. 3) FIRE APPARATUS ACCESS ROAD EXCEPTION FOR AUTOMATIC SPRINKLER PROTECTION: When buildings are completely protected with an approved automatic fire sprinkler system, the requirements for fire apparatus access may be modified as approved by the fire code official. (IFC 503.1.1) 4) ADDITIONAL ACCESS ROADS—ONE-OR TWO-FAMILY RESIDENTIAL: Where there are more than 30 one-or two-family dwelling units, not less than two separate approved means of access shall be provided. Where there are more than 30 dwelling units and all are protected by approved residential sprinkler systems, a single access will be allowed. (IFC D107) Only one means of access is proposed. 5) REMOTENESS: Where two access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the property or area to be served, measured in a straight line between accesses. (IFC D104.3) 6) FIRE APPARATUS ACCESS ROAD WIDTH AND VERTICAL CLEARANCE: Fire apparatus access roads shall have an unobstructed width of not less than 20 feet(12 feet for up to two dwelling units and accessory buildings), and an unobstructed vertical clearance of not less than 13 feet 6 inches. Where fire apparatus roadways are less than 26 feet wide, "NO PARKING"signs shall be installed on both sides of the roadway and in turnarounds as needed. Where fire apparatus roadways are more than 26 feet wide but less than 32 feet wide, "NO PARKING" signs shall be installed on one side of the roadway and in turnarounds as needed. Where fire apparatus roadways are 32 feet wide or more, parking is not restricted. (IFC 503.2.1) The fire district does not endorse the design concept wherein twenty feet of unobstructed roadway width is not provided. North Division Office 14480 SW Jenkins Road,Beaverton,OR 97005 Phone: 503-356-4700 Fax: 503-644-2214 www.tvfr.com Tualatin Valley Fire & Rescue 7) NO PARKING SIGNS: Where fire apparatus roadways are not of sufficient width to accommodate parked vehicles and 20 feet of unobstructed driving surface, "No Parking"signs shall be installed on one or both sides of the roadway and in turnarounds as needed. Roads 26 feet wide or less shall be posted on both sides as a fire lane. Roads more than 26 feet wide to 32 feet wide shall be posted on one side as a fire lane. Signs shall read "NO PARKING - FIRE LANE" and shall be installed with a clear space above grade level of 7 feet. Signs shall be 12 inches wide by 18 inches high and shall have red letters on a white reflective background. (IFC D103.6) 8) SURFACE AND LOAD CAPACITIES: Fire apparatus access roads shall be of an all-weather surface that is easily distinguishable from the surrounding area and is capable of supporting not less than 12,500 pounds point load (wheel load) and 60,000 pounds live load (gross vehicle weight). You may need to provide documentation from a registered engineer that the design will be capable of supporting such loading. (IFC D102.1) 9) TURNING RADIUS: The inside turning radius and outside turning radius shall be not less than 28 feet and 48 feet respectively, measured from the same center point. (IFC 503.2.4 & D103.3) 10) GRADE: Fire apparatus access roadway grades shall not exceed 10 percent. Intersections and turnarounds shall be level (maximum 5%)with the exception of crowning for water run-off. When fire sprinklers are installed, a maximum grade of 15% may be allowed. The approval of fire sprinklers as an alternate shall be accomplished in accordance with the provisions of ORS 455.610(5). (IFC 503.2.7 & D103.2) This requirement applies to any portion of the primary access route from the nearest fire station to the proposed development. It is up to the applicant to submit the necessary information showing this condition is met. 11) SINGLE FAMILY DWELLINGS - REQUIRED FIRE FLOW: The minimum available fire flow for single family dwellings and duplexes served by a municipal water supply shall be 1,000 gallons per minute. If the structure(s) is (are) 3,600 square feet or larger, the required fire flow shall be determined according to IFC Appendix B. (IFC B105.1) The applicant must show adequate water supplies are available. 12) REFLECTIVE HYDRANT MARKERS: Fire hydrant locations shall be identified by the installation of reflective markers. The markers shall be blue. They shall be located adjacent and to the side of the centerline of the access road way that the fire hydrant is located on. In case that there is no center line, then assume a centerline, and place the reflectors accordingly. (IFC 508.5.4) 13) ACCESS AND FIRE FIGHTING WATER SUPPLY DURING CONSTRUCTION: Approved fire apparatus access roadways and fire fighting water supplies shall be installed and operational prior to any combustible construction or storage of combustible materials on the site. (IFC 1410.1 & 1412.1) North Division Office 14480 SW Jenkins Road,Beaverton,OR 97005 Phone: 503-356-4700 Fax:503-644-2214 www.tvfr.com p Tualatin Valley Fire & Rescue We trust this letter will be helpful with the final design of this proposal insofar as fire apparatus access and firefighting water supplies are concerned. If there is anything about this letter you do not understand, disagree with, or wish to discuss further, please call me. Sincerely, John K . Dalby John K. Dalby, Deputy Fire Marshal II Tualatin Valley Fire & Rescue, North Division 14480 SW Jenkins Road Beaverton, OR 97005-1152 (503) 356-4723 North Division Office 14480 SW Jenkins Road,Beaverton,OR 97005 Phone: 503-356-4700 Fax:503-644-2214 www.tvfr.com } '• sfa 5FA Design Group, LLC STRUCTURAL I CIVIL I LAND USE PLANNING January 16, 2007 Gary Pagenstecher, Associate Planner City of Tigard 13125 SW Hall Blvd. Tigard, Or 97223 RE: Supplemental Findings and Request for Adjustment for Minimum Density Requirement for Tax Lot 8800,Map 2S1 LOAD - Annand Hill (Case File No. SUB2006-00008/PD2006-00001/VAR2006-00080). Dear Gary: Here are supplemental Findings addressing the minimum density issue for Annand Hill. I (• am also providing comments on the letter from Tualatin Valley Fire &Rescue, and their Conditions of Approval. Minimum Density You have calculated the net site area differently than we did. It appears the primary difference relates to how public streets were factored in the calculations. On page 11 of our submittal narrative we deducted 20% of the site area for public streets, whereas, you deducted the actual dedicated public right-of-way shown on the plat. Your difference in methodology equates to an increase in the minimum density from 34 units to 43 units. This figure is compared to the proposed development plans, which provide for 40 lots or units. To address this difference in minimum density we are requesting a"Special Adjustment under Section 18.370.020.C. as addressed below: 18.370.020.C. Special Adjustments 2. Adjustments to minimum density requirements (Chapter 18.510). The Director is authorized to grant an adjustment to the minimum residential density requirements in Section 18.510.040, by means of a Type I procedure, as governed by Section 18.390.030 as follows: • 9020 SW Washington Square Drive,Suite 350•Portland,Oregon 97223•503-641-8311 •Fax 503-643-7905•www.sfadesigngroup.com SB. For development on sites larger than those contained in 1 above, if the applicant can demonstrate by means of detailed site plan that the site is so constrained that the proportional share of the required minimum density cannot be provided and still meet all of the development standards in the underlying zone. C. To be granted an adjustment in either Subsections a or b above, the applicant must demonstrate that the maximum number of residential units are being provided while complying with all applicable development standards in the underlying zone. There is nothing in this section which precludes an applicant for applying to a variance to these standards, as governed by Section 18.370.010. RESPONSE This application has been designed as a Planned Development because of the desire to create a single family development rather than multi-family, and also due to the significant site constraints related to this property. The most significant site constraints relate to preservation of trees and restricted access to the site. Topography, particularly adjacent to Highway 99W also limits development of this property. The application is for a residential planned development on property designated for medium density residential on the comprehensive plan, and zoned R-12. Compliance (• with all applicable comprehensive plan policies and the map designations were addressed as part of the original application narrative. These supplemental findings do not alter the fmdings or conclusions of our original narrative, except as related to minimum density. The subject site is constrained as follows: 1. Access to this property is limited to access from 109th, via Annand Court, as direct access to the highway is not allowed by ODOT. Further, the slopes adjacent to the highway are the steepest on the site,which requires deeper lots to accommodate reasonable building envelopes and the steep slopes in this area. 2. Even though vehicular access to the highway is not allowed,there is a requirement to provide pedestrian access, which requires an easement, thereby reducing the amount of land available for lots. 3. There are substantial trees on the site and maximum effort has been made to preserve as many trees as possible. Trees have been protected by creating open space Tracts scattered throughout the development, as part of the design features for the planned development. Two of these Tracts also abuts the highway, which significantly limits lotting options along the west edge of the property. In addition to the treed tracts, the lots abutting the perimeter of the property have increased depth to accommodate a buffer setback, while also protecting perimeter trees. We note that the tracts were not deducted from the gross site area, as they are not proposed to be dedicated to the public. At the same time, however, they • do reduce the net buildable are of the site, as would public land. 2 • • 4. Topography of the site, while not particularly steep, still significantly affects the lot layout, as the entire site essentially slopes down hill from 109th Avenue to the highway. Because of the lot shape, creating wider streets does not allow for more lots, even though it might help the net area calculation. We believe the narrower street create a superior design by protecting more trees and minimizing the amount of paving, while providing safe and adequate access and circulation. 5. The shape of the property also limits normal platting and standard streets. For this reason,the majority of the internal streets have been designed as narrow private streets, rather than standard public streets. Therefore,the actual right-of- way area is substantially less than if standard streets were used. But, even with the skinny streets, we were just able to create 40 lots, while meeting the other code requirements. 6. The minimum lot size for the R-12 zone is 3,050 square feet. Various sized lots have been designed, which yield an average lot size of 3,448 square feet. Generally, while several lots have more than the minimum lot area,they are deep narrow lots, as addressed above, so there is no room to squeeze additional lots into this development. We submit that 40 lots is the maximum logical number of lots that can be created, while meeting other code requirements. Fire District Conditions We do not see anything in the District's comments or Conditions that are a particular concern. We believe we can satisfy all conditions listed through the final design process. • We anticipate that sprinkler systems will be installed in all homes accessed by the private streets. While the hammer-head at the end of B Street is not conventional in configuration, is does meet the District's design standards for 40 foot back-up, and C Street is less than 150 feet in length. Therefore we believe this application complies with the applicable approval criteria for a Special Adjustment to the minimum density requirement. Sincerely, SFA Design Group, LLC Ben Altman Senior Planner/Project Manager • 3 • 5fa 5FA Design Group, LIE STRUCTURAL I CIVIL I LAND USE PLANNING December 22, 2006 Gary Pagenstecher, Associate Planner City of Tigard 13125 SW Hall Blvd. Tigard, Or 97223 RE: Supplemental Findings and Request for Modified Application,to Include a Zone Change from R-12 to R-12PD for Tax Lot 8800,Map 2S1 LOAD -Annand Hill (Case File No. SUB2006-00008/PD2006-00001/VAR2006-00080). Dear Gary: This was an oversight. I knew that Lot 8800 was not included in the prior PD zoning for �• Lot 200, but I just didn't remember that we need to request a zone change to add the PD provision. Therefore the following narrative addresses the applicable findings for applying the PD Overlay for Tax Lot 8800. Also enclosed are checks totaling$1,567.00, which is equal to one half the standard zone change application fee. Zone Map Amendment The proposed development includes two Tax Lots: Lot 200, 2S1 10 AC and Lot 8800, 2S1 LOAD. Lot 200 was previously zoned R-12PD, but Lot 8800 is zoned R-12. Therefore it is necessary to amend the zoning for Lot 8800 to add the PD Overlay. Our original application addressed the applicable provisions of the PD regulations under Section 18.350.100. But the Zone Change criteria under Section 18.380 were not addressed. They are addressed below: 18.380.30 Quasi-Judicial amendments A. Quasi-judicial amendments. Quasi-judicial amendments shall be undertaken by means of a Type III-PC procedure, as governed by Section 18.390.050, using standards of approval contained in Subsection D below. The approval authority shall be as follows: 1. The Commission shall decide zone change applications which do not involve • comprehensive plan amendments. 9020 SW Washington Square Drive,Suite 350•Portland,Oregon 97223•503-641-8311 •Fax 503-643-7905•www.sfadesigngroup.com • B. Standards for making quasi-judicial decisions. A recommendation of a decision to approve, approve with conditions or to deny an application for a quasi-judicial amendment shall be based on all of the following standards: 1. Demonstration of compliance with all applicable comprehensive plan policies and map designations; 2. Demonstration of compliance with all applicable standards of any provision of this code or other applicable implementing ordinance; and 3. Evidence of change in the neighborhood or community or a mistake or inconsistency in the comprehensive plan or zoning map as it relates to the property which is the subject of the development application. RESPONSE This application does not involve a comprehensive plan amendment. Therefore the Commission will make the final decision on this amendment. The application is for a residential planned development on property designated for medium density residential on the comprehensive plan, and zoned R-12. The plan designation will remain Medium Density, and the underlying zone will remain R-12. As noted,the majority of the property was previously rezoned to R-12PD, and this requested amendment simply extends the PD Overlay to Tax Lot 8800, so that the entire • development project is within the PD Overlay. Compliance with all applicable comprehensive plan policies and the map designations were addressed as part of the original application narrative. Compliance with all other applicable standards of any provision of the code or other applicable implementing ordinances were addressed in the original narrative. There is no specific change in the neighborhood or community and there was not a mistake in the comprehensive plan or zoning map as it relates to the subject property. The property is appropriately designated for Medium Density Residential. The surrounding area is predominantly developed with apartments. But,the applicant desired to develop this property with single family detached units. Therefore the flexibility of the planned development overlay is necessary to accommodate the proposed subdivision. The only inconsistency relates to a portion of the property being designated with the PD Overlay, which does not include Lot 8800. Therefore this application complies with the applicable approval criteria. Sincerely, SFA Design Group, LLC &A,-a/Az-- • Ben Altman Senior Planner/Project Manager 2 . MEMORANDUM CITY OF TIGARD, OREGON DATE: 9 f i Z /°7 3;3 o TO: Gary Pagenstecher, Associate Planner FROM: Kim McMillan, Development Review Engineer RE: SUB2006-00008 Annand Hill 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. The engineer has submitted an Access Report for the proposed development. The engineer has provided preliminary sight distance certification for the intersection of Annand Court and 109th Avenue. With a posted speed of 25 mph on 109th Avenue a minimum sight distance of 250 feet is required. The engineer states that the measured sight distance is 390 feet to the south and 335 feet to the north. The engineer does note that with parking on 109th Avenue near the Canterbury intersection the sight distance is reduced to 280 feet, which still exceeds the minimum standard. The engineer shall, upon completion of the public improvements, submit a final sight distance certification for the intersection of Annand Court and 109th Avenue. The final sight distance certification must be accepted and approved by the City prior to final plat approval. Section 18.705.030.H.2 states that driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far from the intersection as possible. ENGINEERING COMMENTS SUB2006-00008 ANNAND HILL PAGE 1 The applicant states that this code section does not apply because they are not proposing access to either a collector or an arterial. However, the existing access to the cemetery will be improved as part of the frontage improvements along Highway 99, which is classified as an Arterial. The driveway is located within the influence of an Arterial intersection. The provisions as outlined in the code section above for moving the driveway as far as possible cannot be applied in this case because of the steep slopes directly adjacent to the ODOT ROW. The location of the access should remain and its limited use as access for the cemetery should ensure minimum impact to the influence area of the arterial intersection. ODOT is not requiring a permit for the existing cemetery access to remain for cemetery use only. 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. The applicant did not address the cemetery driveway as it applies to this code section. While the driveway does not serve their development they are providing the frontage improvements, including a new driveway approach. As discussed above, due to the extreme topography there is no opportunity to move the driveway to better meet this spacing standard. Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires an Arterial street to have a 50 right-of-way width and 36-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. ENGINEERING COMMENTS SUB2006-00008 ANNAND HILL PAGE 2 This site lies adjacent to SW Highway 99, which is classified as a 5-lane Arterial . on the City of Tigard Transportation Plan Map. At present, there is approximately 50 feet of ROW from centerline for most of the frontage length, according to the most recent tax assessor's map. The applicant should dedicate the additional ROW needed to provide 50 feet from centerline along the entire length of frontage. The ROW dedication shall be provided through deed to ODOT. SW Highway 99 is currently partially improved. In order to mitigate the impact from this development, the applicant should construct half-street improvements along their frontage. The City typically requires an 8 foot sidewalk and 5 foot planter strip. Due to the extreme topography along this frontage the applicant will be allowed to construct a 6 foot wide sidewalk that will be placed curb-tight. There is a Tri-Met bus stop located just north of this development and the applicant shall provide a 6 foot concrete sidewalk from the north end of this frontage to this transit stop. ODOT is requiring that the applicant ensure that trees are stable within the proximity of the State highway. The applicant shall refer to the requirements as outlined in the January 8, 2007 ODOT Response to Local Land Use Notification provided by Marah Danielson. An ODOT Miscellaneous Permit must be obtained for all work in the highway right of way. Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a local street to have a 54 right-of-way width and 32-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW 109th Avenue, which is classified as a Local Street on the City of Tigard Transportation Plan Map. At present, there is approximately 25 feet of ROW from centerline, according to the most recent tax assessor's map. The applicant should dedicate the additional ROW required to provide 27 feet from centerline. SW 109th is currently partially improved. In order to mitigate the impact from this development, the applicant should construct the sidewalk along the remainder of the frontage. The applicant has proposed to construct a 5-foot sidewalk, located at the curb, thereby matching the existing sidewalk along the rest of their frontage. This proposed size and location of the sidewalk will be allowed. ENGINEERING COMMENTS SUB2006-00008 ANNAND HILL PAGE 3 Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a Local street to have a 54 right-of-way width and 32-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW Annand Court, which is classified as a Local Street on the City of Tigard Transportation Plan Map. At present, there is approximately 50 feet of ROW, according to the most recent tax assessor's map. The applicant is proposing the smaller local street that supports up to 500 vehicles per day. The ROW section for this local street is 50 feet in width and the paved width is 28 feet and provides parking on one side. The applicant supports this request with vehicle trip data based on the number of units in the development. There are 35 lots that will access Annand Court. With average trip generation per single family home of 7-10 the 34 lots will generate 238 — 340 trips daily. Even with adding in visitor and delivery trips it is unlikely that the daily trips will exceed the 500 vehicle trips allowed on a daily basis. Therefore, the proposed section, per 18.810.5.A, is acceptable. SW Annand Court is currently unimproved. In order to mitigate the impact from this development, the applicant should construct full street improvements in accordance with the City's standard 18.810.5.A. The applicant has proposed termination of the street with a cul-de-sac bulb with a 40 foot curb radius and curb-tight sidewalk in the bulb section. This section of the sidewalk must be reinforced. 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. The applicant has submitted a circulation plan. There are no opportunities for future streets or extensions of streets beyond the proposed development due to existing topography and development. ENGINEERING COMMENTS SUB2006-00008 ANNAND HILL PAGE 4 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. Due to the existing topography and pre-existing development there are no opportunities for street connections. 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. The proposed cul-de-sac, Annand Court, does not exceed 200 feet in length. It does, however, provide access to 34 dwelling units. The applicant has proposed the circular termination of the cul-de-sac. The existing topography and pre- ENGINEERING COMMENTS SUB2006-00008 ANNAND HILL PAGE 5 existing development preclude a street extension and through circulation, thereby allowing the use of a cul-de-sac. Grades and Curves: Section 18.810.030.N states that grades shall not exceed ten percent on arterials, 12% on collector streets, or 12% on any other street (except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet). Centerline radii of curves shall be as determined by the City Engineer. The applicant did not provide the profile of the proposed Annand Court. It appears that the grade is much less than 12%. The applicant shall submit a profile of Annand Court, extending 300 feet in each direction, with the PFI permit application. 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. The applicant has proposed a series of private streets internal to the development. The applicant states that they have been designed to be consistent with the City's Skinny Street standard, but this is only correct as far as width and does not pertain to horizontal design and turn-around standards. Parking on private streets will be determined by TVFR standards. It appears from the applicant's plans that they have met the minimum width requirements of 32 feet for parking both sides and 28 feet for parking on one side. The applicant did not submit a preliminary approval from TVFR for their proposed project layout. The applicant will be required to submit an approval from TVFR with their PFI permit application which includes approval of the parking as proposed. The applicant shall place a statement on the face of the final plat indicating the private street(s) will be owned and maintained by the properties that will be served by it/them. In addition, the applicant shall record Conditions, Covenants and Restrictions (CC&R's) along with the final plat that will clarify how the private property owners are to maintain the private street(s). These CC&R's shall be reviewed and approved by the City prior to approval of the final plat. The City's public improvement design standards require private streets to have a pavement section equal to a public local street. The applicant will need to provide this type of pavement section. 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 ENGINEERING COMMENTS SUB2006-00008 ANNAND HILL PAGE 6 access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of- way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development or; • For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. PLANNING Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. PLANNING Lots -Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. PLANNING Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. PLANNING Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. Private streets and industrial streets shall have sidewalks on at least one side. The applicant's plans indicate they will complete the sidewalk along their frontage on 109th Avenue, matching the 5 foot, curb-tight sidewalk that exists along most of the frontage. They also indicate they will construct sidewalk on both sides of ENGINEERING COMMENTS SUB2006-00008 ANNAND HILL PAGE 7 Annand Court, with planter strips, except at the bulb where the sidewalk will be reinforced and curb-tight. They applicant has also proposed to construct 5 foot sidewalks, in private easements, on both sides on the private streets. The plans indicate a 15 foot pedestrian easement. The applicant shall construct a 5 foot concrete sidewalk from the private street to the cemetery access road located within ODOT ROW. The plans also indicate frontage improvements along Highway 99 that include a 6 foot, curb-tight sidewalk. The TSP calls for a 5 foot planter strip and an 8 foot sidewalk, but due to the topography the City and ODOT have agreed to the 6 foot sidewalk for its lesser impact to the slope. There is a transit stop located just north of this frontage. The applicant shall extend the sidewalk up to and in front of the transit stop. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. The applicant's plans indicate they will be extending the public sewer from the main line in Highway 99. The public sewer extension will serve this development and Tax Lot 8805. 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 ENGINEERING COMMENTS SUB2006-00008 ANNAND HILL PAGE 8 Clean Water Services in 2000 and including any future revisions or amendments). There are no upstream drainage ways that impact this development. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. The natural drainage pattern is generally westerly, towards Highway 99. The applicant's plans indicate the site development runoff will be collected, treated and detained on-site prior to being released into the ODOT storm system. An ODOT Drainage Permit is required for connection to state highway drainage facilities. ODOT submitted additional comments regarding underground water that is draining into the ODOT ROW. The runoff from this seepage is impacting pedestrians and bicyclists. The applicant's engineer shall provide, in addition to the proposed on-site system, a storm water collection system behind the proposed sidewalk to improve the situation, keeping runoff from breaching the sidewalk and entering the bike lane. The runoff in Annand Court will be collected and directed to the public system in 109th Avenue via a new public storm sewer in Annand Court. 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. ENGINEERING COMMENTS SUB2006-00008 ANNAND HILL PAGE 9 Highway 99 is identified as a bicycle facility. The applicant shall, as part of the frontage improvements, provide the bicycle striping. Minimum Width: Section 18.810.110.0 states that the minimum width for bikeways within the roadway is five feet per bicycle travel lane. Minimum width for two-way bikeways separated from the road is eight feet. The minimum width for the bike lane along a 5-lane arterial is 6 feet. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 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. ENGINEERING COMMENTS SUB2006-00008 ANNAND HILL PAGE 10 There are no existing overhead utility lines along the project frontages. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Fire and Life Safety: The applicant has not provided preliminary approval from TVFR for the proposed site layout. This approval is critical and will likely include comments that all or most dwellings located on private streets will be sprinkled. Fire hydrant placement and allowable parking will also be reviewed by TVFR. Plan approval from John Dalby, TVFR, is required to be submitted with the PFI permit application. Public Water System: The applicant has revised their plans to show the water meters banked at the public ROW of Annand Court. Any alternative design, i.e. use of a master meter and deduct meters requires the express approval of the City's Water Department. The applicant's narrative states they will upsize the 8" water line along their 109th Avenue frontage with a 12" water line, consistent with the Water District's Master Plan. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to construction, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the CWS Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. 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 ENGINEERING COMMENTS SUB2006-00008 ANNAND HILL PAGE 11 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. Grading and Erosion Control: CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb one or more acre of land. Since this site is over five acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the site and/or building permit. A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of all lots, and show that they will be graded to insure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Department. For situations where the back portions of lots drain away from a street and toward adjacent lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. The applicant will also be required to provide a geotechnical report, per Appendix Chapter 33 of the UBC, for the proposed grading slope construction. The recommendations of the report will need to be incorporated into the final grading plan and a final construction supervision report must be filed with the Engineering Department prior to issuance of building permits. The design engineer shall also indicate, on the grading plan, which lots will have natural slopes between 10% and 20%, as well as lots that will have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections and/or permits will be necessary when the lots develop. ENGINEERING COMMENTS SUB2006-00008 ANNAND HILL PAGE 12 The applicant shall submit to the City of Tigard the NPDES 1200C application. The current forms can be found on the CWS web site. Site Permit Required: The applicant is required to obtain a Site Permit from the Building Division to cover all on-site private utility installations (water, sewer, storm, etc.) and driveway construction. This permit shall be obtained prior to approval of the final plat. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). An addressing fee in the amount of $ 50.00 per address shall be assessed. This fee shall be paid to the City prior to final plat approval. The developer will also be required to provide signage at the entrance of each shared flag lot driveway or private street that lists the addresses that are served by the given driveway or street. This will assist emergency services personnel to more easily find a particular home. Survey Requirements The applicant's final plat shall contain State Plane Coordinates [NAD 83 (91)] on two monuments with a tie to the City's global positioning system (GPS) geodetic control network (GC 22). These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: • GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. In addition, the applicant's as-built drawings shall be tied to the GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). ENGINEERING COMMENTS SUB2006-00008 ANNAND HILL PAGE 13 Recommendations: THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY ONSITE IMPROVEMENTS, INCLUDING GRADING, EXCAVATION AND/OR FILL ACTIVITIES: Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: Prior to commencing onsite improvements, a Public Facility Improvement (PFI) permit is required for this project to cover street improvements and any other work in the public right-of-way. Six (6) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www.tigard-or.gov). The PFI permit plan submittal shall include the exact legal name, address and telephone number of the individual or corporate entity who will be designated as the "Permittee", and who will provide the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. Prior to issuance of the PFI permit, additional right-of-way shall be conveyed to the State of Oregon, by and through its Department of Transportation, Highway Division, along the frontage of Highway 99 to increase the right-of- way to 50 feet from centerline. The description shall be tied to the existing right-of-way centerline. Verification that the conveyance has been submitted to the State shall be provided to the City Engineering Department. (For additional information, contact Martin Abero, Oregon Department of Transportation, Right-of-Way Section, 123 NW Flanders, Portland, OR 97209-4037; Phone: 731-8425). The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, indicating that they will ENGINEERING COMMENTS SUB2006-00008 ANNAND HILL PAGE 14 construct the following frontage improvements along SW 109th Avenue as a part of this project: A. 5-foot concrete sidewalk; B. street trees spaced per TDC requirements; and C. streetlight layout by applicant's engineer, to be approved by City Engineer. The applicant's Public Facility Improvement permit construction drawings shall indicate that full width street improvements for Annand Court, including traffic control devices, mailbox clusters, concrete sidewalks, driveway aprons, curbs, asphaltic concrete pavement, sanitary sewers, storm drainage, street trees, streetlights, and underground utilities shall be installed within the interior subdivision streets. Improvements shall be designed and constructed to local street standards, 18.810.5.A. The curb and sidewalk around the cul-de-sac bulb shall be reinforced. The curb radius shall be no less than 40 feet. A profile of Annand Court shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. Prior to issuance of the PFI permit, the applicant shall obtain an ODOT Miscellaneous Permit from the State of Oregon Highway Division, to perform work within the right-of-way of Highway 99. A copy of the permit shall be provided to the City Engineering Department. The permit shall include the widening of Highway 99, curb, 6 foot sidewalk, storm sewer, drainage behind the sidewalk and any improvements needed for the cemetery access located within ODOT ROW. The work shall include the extension of the 6 foot sidewalk to and in front of the transit stop. The bicycle lane striping shall also be included in the ODOT Miscellaneous Permit. Prior to issuance of the PFI permit, the applicant shall ensure to ODOT's satisfaction that trees are stable within the proximity of the State Highway. The applicant shall construct a 5 foot concrete sidewalk from the private street to the cemetery access road within the proposed pedestrian easement. Lot 40 shall not be permitted to access directly onto 109th Avenue. The applicant's construction drawings shall show that the pavement and rock section for the proposed private street(s) shall meet the City's public street standard for a local residential street. An ODOT Drainage Permit is required for connection to the state highway drainage facilities. A copy of the issued permit must be submitted to the City's Engineering Department prior to issuance of the PFI permit. ENGINEERING COMMENTS SUB2006-00008 ANNAND HILL PAGE 15 The public storm water line improvements in Annand Court must be included on the PFI permit drawings. Any extension of public water lines shall be shown on the proposed Public Facility Improvement (PFI) permit construction drawings and shall be reviewed and approved by the City's Water Department, as a part of the Engineering Department plan review. NOTE: An estimated 12% of the water system costs must be on deposit with the Water Department prior to approval of the PFI permit plans from the Engineering Department and construction of public water lines. The water meters must be banked at the ROW of Annand Court. Any other proposed alternative must be approved by the City's Water Department prior to issuance of permits. The applicant's construction plans shall include the upsizing of the 8 inch public water line to a 12 inch water line. Final design plans and calculations for the proposed private water quality facility shall be submitted to the Engineering Department (Kim McMillan) as a part of the Public Facility Improvement (PFI) permit plans. Included with the plans shall be a proposed landscape plan and maintenance plan. A copy of the final design plans and calculations shall also be included with the applicant's submittal to ODOT for the ODOT Drainage Permit. An erosion control plan shall be provided as part of the Public Facility Improvement (PFI) permit drawings. The plan shall conform to the "Erosion Prevention and Sediment Control Design and Planning Manual, February 2003 edition." A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of all lots, and show that they will be graded to insure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Department. For situations where the back portions of lots drain away from a street and toward adjacent lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. The design engineer shall indicate, on the grading plan, which lots will have natural slopes between 10% and 20%, as well as lots that will have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections and/or permits will be necessary when the lots develop. The applicant shall obtain a 1200-C General Permit issued by the City of Tigard pursuant to ORS 468.740 and the Federal Clean Water Act. ENGINEERING COMMENTS SUB2006-00008 ANNAND HILL PAGE 16 Prior to issuance of the PFI permit the applicant shall submit TVFR approval for their proposed project layout with regards to parking, hydrant layout and required dwelling units to be sprinkled. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: Prior to final plat approval, the applicant shall pay the addressing fee. (STAFF CONTACT: Bethany Stewart, Engineering). Prior to approval of the final plat, the applicant shall obtain a Site Permit from the Building Department to cover all grading for the lot(s), all on-site private utility installation (water, sewer, storm, etc.) and all driveway construction. NOTE: this permit is separate from a Public Facility Improvement permit issued by the Engineering Department for work in the public right-of-way. A joint use and maintenance agreement shall be executed and recorded on City standard forms for the common driveway for lots 24 & 25. The agreement shall be referenced on and become part of all applicable parcel Deeds. The agreement shall be approved by the Engineering Department prior to recording. The applicant shall cause a statement to be placed on the final plat to indicate that the proposed private street(s) will be jointly owned and maintained by the private property owners who abut and take access from it (them). Prior to approval of the final plat, the engineer shall provide final sight distance certification for the intersection of 109th Avenue and Annand Court. Prior to approval of the final plat, the applicant shall prepare Conditions, Covenants and Restrictions (CC&R's) for this project, to be recorded with the final plat, that clearly lays out a maintenance plan and agreement for the proposed private street(s). The CC&R's shall obligate the private property owners within the subdivision to create a homeowner's association to ensure regulation of maintenance for the street(s). The applicant shall submit a copy of the CC&R's to the Engineering Department (Kim McMillan) prior to approval of the final plat. Prior to approval of the final plat, the applicant shall demonstrate that they have formed and incorporated a homeowner's association. ENGINEERING COMMENTS SUB2006-00008 ANNAND HILL PAGE 17 Prior to approval of the final plat, the applicant shall prepare Conditions, Covenants and Restrictions (CC&R's) for this project, to be recorded with the final plat, that clearly lays out a maintenance plan and agreement for the proposed private water quality/detention facility. The CC&R's shall obligate the private property owners within the subdivision to create a homeowner's association to ensure regulation of maintenance for the facility. The applicant shall submit a copy of the CC&R's to the Engineering Department (Kim McMillan) prior to approval of the final plat. The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the City's global positioning system (GPS) geodetic control network (GC 22) as recorded in Washington County survey records. These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: • GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. Final Plat Application Submission Requirements: A. Submit for City review four (4) paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. B. Attach a check in the amount of the current final plat review fee (Contact Planning/Engineering Permit Technicians, at (503) 639-4171, ext. 2421). C. The final plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. D. The right-of-way dedication for 109th Avenue, providing 27 feet from centerline, shall be made on the final plat. Additional right-of-way dedication on Annand Court, providing for the cul-de-sac bulb, shall be made on the final plat. E. NOTE: Washington County will not begin their review of the final plat until they receive notice from the Engineering Department indicating that the City has reviewed the final plat and submitted comments to the applicant's surveyor. F. After the City and County have reviewed the final plat, submit two mylar copies of the final plat for City Engineer signature (for partitions), or City ENGINEERING COMMENTS SUB2006-00008 ANNAND HILL PAGE 18 Engineer and Community Development Director signatures (for subdivisions). THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: Prior to issuance of building permits, the applicant shall provide the Engineering Department with a "photomylar" copy of the recorded final plat. Prior to issuance of building permits, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) 3 mil mylar, 2) a diskette of the as-builts in "DWG" format, if available; otherwise "DXF" will be acceptable, and 3) the as-built drawings shall be tied to the City's GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). The applicant shall provide signage at the entrance of each shared flag lot driveway or private street that lists the addresses that are served by the given driveway or street. The signage will not be necessary if the private streets are named. The signage will be necessary for lots 24 & 25 that will have a shared access off of Tract C. IN ADDITION, THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING:SECTIONS THE COMMUNITY,DEVELOPMENT- '" - _ CODE;ITHISIS,NOT`ANrEXCLUSIVE LISTS - 18.430.080 Improvement Agreement: Before City approval is certified on the final plat, and before approved construction plans are issued by the City, the Subdivider shall: 1. Execute and file an agreement with the City Engineer specifying the period within which all required improvements and repairs shall be completed; and 2. Include in the agreement provisions that if such work is not completed within the period specified, the City may complete the work and recover the full cost and expenses from the subdivider. ENGINEERING COMMENTS SUB2006-00008 ANNAND HILL PAGE 19 The agreement shall stipulate improvement fees and deposits as may be required to be paid and may also provide for the construction of the improvements in stages and for the extension of time under specific conditions therein stated in the contract. 18.430.090 Bond: As required by Section 18.430.080, the subdivider shall file with the agreement an assurance of performance supported by one of the following: 1. An irrevocable letter of credit executed by a financial institution authorized to transact business in the State of Oregon; 2. A surety bond executed by a surety company authorized to transact business in the State of Oregon which remains in force until the surety company is notified by the City in writing that it may be terminated; or 3. Cash. The subdivider shall furnish to the City Engineer an itemized improvement estimate, certified by a registered civil engineer, to assist the City Engineer in calculating the amount of the performance assurance. The subdivider shall not cause termination of nor allow expiration of said guarantee without having first secured written authorization from the City. 18.430.100 Filing and Recording: Within 60 days of the City review and approval, the applicant shall submit the final plat to the County for signatures of County officials as required by ORS Chapter 92. Upon final recording with the County, the applicant shall submit to the City a mylar copy of the recorded final plat. 18.430.070 Final Plat Application Submission Requirements: Three copies of the subdivision plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. The subdivision plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. ENGINEERING COMMENTS SUB2006-00008 ANNAND HILL PAGE 20 STREET CENTERLINE MONUMENTATION SHALL BE PROVIDED AS FOLLOWS: Centerline Monumentation In accordance with Oregon Revised Statutes 92.060, subsection (2), the centerline of all street and roadway rights-of-way shall be monumented before the City accepts a street improvement. The following centerline monuments shall be set: 1. All centerline-centerline intersection points; 2. All cul-de-sac center points; and 3. Curve points, beginning and ending points (PC's and PT's). All centerline monuments shall be set during the first lift of pavement. Monument Boxes Required Monument boxes conforming to City standards will be required around all centerline intersection points, cul-de-sac center points, and curve points. The tops of all monument boxes shall be set to finished pavement grade. 18.810 Street& Utility Improvement Standards: 18.810.120 Utilities All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface-mounted transformers, surface-mounted connection boxes, and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above. 18.810.130 Cash or Bond Required All improvements installed by the subdivider shall be guaranteed as to workmanship and material for a period of one year following acceptance by the City. Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer. ENGINEERING COMMENTS SUB2006-00008 ANNAND HILL PAGE 21 The cash or bond shall comply with the terms and conditions of Section 18.810.180. 18.810.150 Installation Prerequisite No land division improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans therefore have been approved by the City, permit fee paid and permit issued. 18.810.180 Notice to City Required Work shall not begin until the City has been notified in advance. If work is discontinued for any reason, it shall not be resumed until the City is notified. 18.810.200 Engineer's Certification The land divider's engineer shall provide written certification of a form provided by the City that all improvements, workmanship and materials are in accord with current and standard engineering and construction practices, and are of high grade, prior to the City acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. ... } �� THISFAPPROVAL�S;HALLBE.VALID`FOR�"1.8M:ONTHS. __ a FROM'TH.F*0E01lit'4DATE!;.THIS 70($ 0 ENGINEERING COMMENTS SUB2006-00008 ANNAND HILL PAGE 22 sfa 5FA Design Group, LIE STRUCTURAL I CIVIL I LAND USE PLANNING November 28, 2006 Gary Pagenstecher, Associate Planner G° N,1: \!rai`::.. .-.�_... City of Tigard 13125 SW Hall Blvd. Tigard, Or 97223 RE: Response to November 20,2006 Letter of Incompleteness for Annand Hill (Case File No. SUB2006-00008/PD2006-00001/VAR2006-00080). Dear Gary: In response to you second list of incomplete items (11-20-06 letter)we have made the • following revisions: 1. Bicycle and Pedestrian Connection We have revised the plans (Plan Sheets 1 & 4 of 6)to provide for a Bicycle/Pedestrian connection through Tract `G'. The pathway will be located within a 15 foot wide easement. To accommodate this easement, adjustments were made to Lots 12-17. A pathway detail has been provided on Plan Sheet 4 of 6. We have also revised the narrative (pages 24 & 25)to address Section 18.810.040.B.2. In addition, we have revised Plan Sheet 4 of 6 to show the preservation of the access to the cemetery. The narrative has also been revised (page 19)to explain the cemetery access. 2. Public Facility Checklist a. Water Meters Plan Sheet 4 of 6 has been revised to note that water meters will be banked at the edge of the right-of-way of Annand Court. The narrative was also revised(page 26)to clarify the location of meters. b. The narrative has been revised (page 26) to specify that on-site water service will be provided via an 8" water line extended within the private street system. c. Cul-de-Sac The narrative (pages 17-23)have been revised to clarify the proposed design section for the Annand Court cul-de-sac and to IP demonstrate how it complies. The proposed design section is 18.810.5.A, with a 50 foot right-of-way and 28 foot pavement section. This standard 9020 SW Washington Square Drive,Suite 350•Portland,Oregon 97223•503-641-8311 •Fax 503-643-7905•www.sfadesigngroup.com complies, because the proposed trip generation for the cul-de-sac and private streets is less than 500 trips per day. Compliance with the "skinny streets" design standards for the private streets is also addressed, as well as Section 18.810.30. 3. Number of Application Copies We are providing the 22 full sets of the application booklet, plus 3 full-sized plan sets, 7 reduced(11 x 17)plan sets, and 1 set reduced to 8.5 x 11. The revised narrative pages are attached to this letter for quick reference. However, the entire narrative has been reprinted and inserted into the application booklet as several page numbers have changed from prior submittals. We believe we have now adequately addressed all items you identified and the plans and documents should be complete for review. Any remaining design issues should be able to be appropriately addressed through Conditions of Approval, with plan revisions provided at the construction plan stage. Sincerely, SFA-Design Group, LLC • Ben Altman Senior Planner/Project Manager Attachments: Second Incomplete letter, dated 11-20-06. Revised pages 17-26 of the compliance narrative. 2 -n • • T I GARD November, 2006 Ben Altman SFA Design Group, LLC 9020 SW Washington Square Rd Suite 350 Portland, OR 97223 RE: Annand Hill—Water System Dear Mr. Altman This letter is to confirm the City of Tigard has determined the proposed 18-inch water alignment through the proposed project will not be pursued. Based on preliminary investigation by both City of Tigard Public Works Department and by the City's Water Engineering Consultant the proposed alignment would not be feasible. Therefore, the applicant is no longer required to adhere to the memo written on 9-19-2006, "Annand Property Development Addition of an 18-inch Water Transmission Line". A copy of this memo is attached to this letter for reference. • Per the memo dated 5-23-06, "Annand Propery", the City is requiring the developer to replace the existing 6" water line with a 12" water line and appurtenances at no cost to the owner. A copy of this memo is attached to this letter for reference. Regards, / F Robert M Murchison, P.E. Engineer, City of Tigard Public Works Department 13125 SW Hall Tigard, OR 97223 Phone: (503) 718-2699 E-mail:robm @tigard-or.gov • • • CITY OF TIGARD Public Works Department Taking Care of the Community MEMORANDUM CITY OF TIGARD 13125 SW Hall Blvd. Tigard,OR 97223 Phone 503-639-4171 Fax: 503-624-0752 TO: Kim, McMillan FROM: Rob Murchison, Public Works Dept Project Engineer DATE: 5-23-06 SUBJECT: Armand Property Per the document titled"City of Tigard Water Distribution System Hydraulic Study", and in accordance with the City of Tigard Water Main Up-sizing Policy,the City is requiring the developer to replace the existing 6"water line with a 12"water line and appurtenances at not cost to the owner(See Figure 1). • REPLACE VE114 NEW t Ve •',. %RS,.rte ' - Ji ' • . 't;�• 1! ,r: q !' k. � r .,41s.. so. .... , . . 1 ....,,,f74404 - . , I. 7 1, �•C' • . 40 0.n aa • d ! - • • ,',tit } r 1 ,• �► FIGURE 1 • • City of Tigard, Oregon • 13125 SW Hall Blvd. • Tigard, OR 97223 all November 20,2006 Ben Altman T I G A R D SFA Design Group 9020 Washington Square Drive,Suite 350 Portland,OR 97223 RE: Application Completeness Review for Annand Hill(Case File No: SUB2006-00008/PDR2006-00001/VAR 2006-00080) Dear Mr.Altman: The City received your supplemental application materials November 9,2006 for Planned Development Review (SUB2006-00008) for a proposed 40-lot subdivision at 14600 SW 109th Avenue.The application remains incomplete,with the following deficiencies: 1. Bicycle and Pedestrian Connection.Your plans show a water quality facility in Tact G with a 15-foot utility easement between the proposed street (Tract B) and the Cemetery access road.Pursuant to 18.810.040.B.2, a bicycle and pedestrian connection is required on a public easement or right of way at this location.Please revise your narrative accordingly and show this connection on a revised site plan with sections and construction details of the pathway. In addition,please show how the Cemetery access is preserved. 11110 2. Public Facility Checklist.The enclosed Public Facility Checklist dated November 11,2006 Revised, prepared by Kim McMillan,outlines two water related issues.These issues should be addressed in a revised narrative and plan set. 3. Number of Application Copies. Please submit 22 full sets of your collated application materials (each set shall be an exact duplicate of all information pertaining to the application,narrative, forms,letters, studies, full size plans,etc.) In addition,7 plan sets'shall be included;these may be reduced to 11x17 or 8.5x11,if legible. Lastly,one set of 8.5x11 size plans is required for our filing purposes. Once this additional information is submitted,staff will review the additional materials to determine if the application is substantively complete. If you have any questions regarding this letter or your application,please don't hesitate to contact me at 639-4171, extension 2434. Sincerely, / 6--evt.7 a i -1 Gary Pagenstecher Associate Planner Enclosures: Public Facilities Checklist IP SUB 2006-00008 Land Use File Phone: 503.639.4171 • Fax: 503.684.7297 • www.tigard-or.gov • TTY Relay: 503.684.2772 PUBLIC FACILITY PLAN Project: Annand Hill SUB COMPLETENESS CHECKLIST Date: 9/25/06 al GRADING ® Existing and proposed contours shown. ❑ Are there grading impacts on adjacent parcels? ❑ Adjacent parcel grades shown. Cl _ 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 Provide written response from ODOT as to ROW dedication and half-street improvements required along Highway 99. The City requires ROW dedication and construction of 8 foot sidewalks and planter strips on all other projects that have frontage 4110 on Highway 99. Street grades compliant? Street/ROW widths dimensioned and appropriate? Show existing ROW on Hwy 99 and proposed dedication. Minimum ROW on Hwy 99 is 50 feet from centerline, including portion along Tract 'H'. Show 2 foot dedication of ROW along 109th (Neighborhood Route requires 27 _rx, feet from centerline) Private Streets? Less than 6 lots and width Typical sections should be revised to show appropriate? P/L, as they do not have ROW. ROW width should read"Tract" width. ❑ Other: Cul-de-sac The cul-de-sac does not meet the local street standard. If proposing a "skinny"street you must meet the criteria listed and submit this information or specifically call out which of the six local street details you are applying to the cul-de-sac. Keep your discussion of the private streets and the public street separate. 18.810.030.E refers to public streets, while 18.810.030.T refers to the private streets. Private streets must be 20 feet wide as a minimum and do not require a skinny street option. Your private streets exceed the 20 feet dimension, thereby 411 meeting the minimum standard. If parking on one side the call will be TVFR's. Provide written, preliminary approval from TVFR for development. REVISED: 09/25/06 SANITARY SEWER ISSUES ❑ Existing/proposed lines shown. ❑ Stubs to adjacent parcels required/shown? 4CER ISSUES Existing/proposed lines w/ sizes noted? See attached letter from Rob Murchison regarding wafer. nd an 8"private line to serve the devl'/_oP 7 ent. 1t Existing/proposed fire hydrants shown? Proposed meter location and size shown? All meters must be banked at the public ROW. ❑ Proposed fire protection system shown? RM DRAINAGE AND WATER QUALITY ISSUES Existing/proposed lines shown? Catch basin at end of cul-de-sac should be taken out to system in we Avenue, keeping it separate from the proposed private system. ® Preliminary sizing calcs for water quality/detention provided? ® Water quality/detention facility shown on plans? ❑ Area for facility match requirements from calcs? . ❑ Facility shown outside any wetland buffer? ❑ Storm stubs to adjacent parcels required/shown? The submittal is reby deemed ❑ COMPLETE ® INCOMPLETE By: , Date: 9/25/06 15)04 • REVISED: 09/25/06 Chapter 18.810 STREET AND UTILITY IMPROVEMENT STANDARDS 18.810.030 Streets A. Improvements. 1. No development shall occur unless the development has frontage or approved access to a public street. 2. No development shall occur unless streets within the development meet the standards of this chapter... RESPONSE: A portion of the subject property has frontage on SW 109th Avenue, and Lots 1-6 will access directly from 109th, which is a public street. The other portion of the property has frontage on Annand Court, which is also a dedicated public street. Annand Court will be constructed as a cul-de-sac, designed to meet the Local Residential Street cross-section(Figure 18.810.5.A). The proposed internal access will be private streets, extended from Annand Court,which meet the standards set forth in this chapter. 5. 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... RESPONSE: The applicant is not seeking a future improvement guarantee. IP7. 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, 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 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. RESPONSE: The applicant is not requesting any adjustments to the standards of this Section. However, the proposed private streets are designed to meet the "Skinny Street Options", as is addressed below. Skinny streets are allowed by the code, provided they meet the standards required of them. 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... Annand Hill Planned Development - 17- August 2006 Revised October 2006,November 2006 RESPONSE: With the preliminary approval and recording of the final plat of the Annand Hill subdivision,the necessary rights-of-way will be created for the public streets. Tracts will also be created for the private streets internal to the development. C. Creation of access easements. The approval authority may approve an access easement established by deed without full compliance with this title provided... RESPONSE: No access easements are proposed. Therefore this section does not apply. D. Street location, width and grade. Except as noted below, the location, width and grade of all streets shall conform to an approved street plan and shall be considered... RESPONSE: The proposed street location, width and grade comply with the requirements of this section. E. Minimum rights-of-way and street widths. Unless otherwise indicated on an approved street plan, or as needed to continue an existing improved street, street right-of-way... RESPONSE: There are three public streets associated with the proposed development, 109th Avenue,Annand Court, and Highway 99W: • SW 109th This street is currently fully improved so there is no need for a half-street improvement. However, an additional 2 feet of right-of-way will be . dedicated along the site frontage in order to meet the 27 foot centerline section designated for this street. • Annand Court This street is currently not improved as a public street, it exists only as a rocked driveway, but is in fact dedicated right-of-way. The street is designed to meet the local street standards Figure 18.810.5.A, with a 50 foot right-of-way and 28 foot pavement section, including planter strip and sidewalks. This standard complies for projects generating less than 500 vehicle trips per day. There will be 34 lots served from Armand Court. The average single family trip generation is 7-10 trips per day. Therefore the 34 lots will generate between 238 to 340 daily trips utilizing Armand Court. This trip generation is below the maximum allowed for the proposed street design section. Appropriate improvements to Annand Court will be provided as part of the proposed development to meet City standards. The transition from the public cul- de-sac to the internal private street system will be provided with curb drops. • Highway 99W 99W is a state highway under the jurisdiction of ODOT. ODOT has requested additional right-of-way to meet a 50 foot centerline section for the north bound lanes of this divided section of highway. The existing right- of-way along the site frontage is at 50 foot, except for the southwest 60 feet, 411/1 which is only at 40 feet. Therefore an additional 10 feet of right-of-way will be dedicated along the frontage of Tract `H'. ODOT has also requested frontage Annand Hill Planned Development - 18- August 2006 Revised October 2006,November 2006 improvements consistent with the City's TSP, including curbing and sidewalk. The Street & Utilities Plan Sheet and the Preliminary Plat Plan Sheet have been revised to reflect the additional right-of-way,together with the proposed street improvements, including curbing and 6 foot wide sidewalk. Cemetery Access Access to the adjacent cemetery is maintained off of the highway. The cemetery access currently is provided via a driveway connected to the highway about 120 west of the bus stop. This access will be retained: Most of this driveway is located within the Highway right-of-way. However, a short portion at the top of the hill actually extends into the subject property. An easement over Lot 12 and Tract `G' will be provided to cover this short section. This encroachment into the site is in the same area where the proposed bicycle/pedestrian pathway will be located. The proposed private streets are discussed below under Sub-section T. The criteria for this Section have been met. 1. The decision-making body shall make its decision about desired right-of-way width and pavement width of the various street types within the subdivision or development after consideration of the following: a. The type of road as set forth in the Comprehensive Plan Transportation IPChapter-Functional Street Classification; RESPONSE: The internal streets(Private)are all local street which qualifies them for the Local Residential Street Skinny Street Option B, with variable 20- 32-foot paved width. b. Anticipated traffic generation; RESPONSE: The proposed development does not create any new streets external to the site. All traffic will use 109th Avenue, with intersection improvements at the location of the existing driveway. This circulation would result in only an average of 238 trips to a peak of 340 vehicle trips per day utilizing the cul-de-sac (Annand Court) and the internal street system. Various short narrower segments will carry less than 200 trips per day. Consequently, the number of vehicles trips per day is less than the maximum of 500 permitted to utilize the proposed Skinny Street Section, and the design section proposed for the cul-de-sac (18.810.5.A). c. On-street parking needs; RESPONSE: With the proposed Skinny Streets, parking will be limited to one side of the private streets, except where the curb cutout has been provided • adjacent to Tract D, which will allow parking on both sides. This is adequate parking for the propose project. Annand Hill Planned Development - 19- August 2006 Revised October 2006,November 2006 d. Sidewalk and bikeway requirements; RESPONSE: Sidewalks will be provided on both sides of the internal streets, as well as along the public street sections. No bikeway requirements are necessary for a local street. e. Requirements for placement of utilities; RESPONSE: All required utilities will be placed in their standard locations for a public street. Their placement will not be impacted by the Skinny Street Option proposed for the private streets. f Street lighting; RESPONSE: Street lighting will be provided per the standards of City of Tigard. g. Drainage and slope impacts; RESPONSE: The impacts to slopes and drainage will be decreased through the utilization of the on-site skinny streets. Less impervious surface will be created with the variable 20-32-foot paved width and less grading will be necessary to • construct narrower improvements. The drainage and grading will follow City requirements. h. Street tree location; i. Planting and landscape areas; RESPONSE: The street tree locations, planting and landscape areas will be representative of a local street on the internal private streets, in accordance with the Skinny Street Option which is not dissimilar from a standard street. j. Safety and comfort for motorists, bicyclists, and pedestrians; RESPONSE: The proposed skinny streets meet all of the applicable criteria that allows for the establishment of a skinny street section. Therefore, the private streets will provide safety and comfort for motorists, bicyclists and pedestrians. k Access needs for emergency vehicles. RESPONSE: The proposed street sections allow parking on one side along the narrowest segments, thus providing adequate travel lane for emergency vehicle circulation. Annand Hill Planned Development -20- August 2006 Revised October 2006,November 2006 410 F. Future street plan and extension of streets. RESPONSE: An existing streets plan has been submitted with this application showing the pattern of existing roads in this general neighborhood. The existing local street network provides excellent connectivity. There are no proposed future streets within 530 feet surrounding or adjacent to the proposed project. All items that are required to be shown have been placed on the plan. The proposed private streets are not designed as through streets. It is not capable of being extended for future development to any adjacent property, given existing development patterns. There are no logical street extensions associated with this development. H. Street alignment and connections. 1. Full street connections with spacing of no more than 530 feet between connections is required except where prevented by barriers such as topography, railroads,freeways,pre-existing developments, lease provisions, easements, covenants or other restrictions existing prior to May 1, 1995 which preclude street connections. A full street connection may also be exempted due to a regulated water feature if regulations would not permit construction. RESPONSE: There are no proposed full street connections within the proposed project. 41P The proposed streets are not designed for future extension, as there is no need to serve other properties, and no logical extension of streets. 2. All local, neighborhood routes and collector streets which abut a development... RESPONSE: There are no existing streets stubbed to the site, and no logical need for extension of any streets. The proposed street system is designed to serve only this development, with safe access and efficient circulation for the proposed development. The existing access to the adjacent cemetery actually crosses the subject property. This driveway will be maintained. 3. Proposed street or street extensions shall be located to provide direct access to existing or planned transit stops, commercial services, and other neighborhood facilities, such as schools, shopping areas and parks. RESPONSE: There are no existing or planned transit stops within or adjacent to the proposed development site. This criterion does not apply. 4. All developments should provide an internal network of connecting streets that provide short, direct travel routes and minimize travel distances within the development. 41° RESPONSE: The subject site, primarily because of trees and surrounding apartment development, does not allow for a complete internal network of connecting streets. The Armand Hill Planned Development -21 - August 2006 Revised October 2006,November 2006 proposed private streets meander through the site to avoid trees, and to create a sense of a private drive, with interesting view points at corners. These criteria have been met. J. 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. RESPONSE: There are no existing rights-of-way adjacent to or within property that are substandard relative to width. There is no need for additional right-of-way for SW 109th Avenue. Adequate right-of-way is provided for the internal street system. L. Cul-de-sacs. A cul-de-sac shall be no more then 200 feet long shall not provide access to greater then 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: 1. All cul-de-sacs shall terminate with a turnaround. Use of turnaround configurations other than circular, shall be approved by the City Engineer; and 2. 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; 3. If a cul-de-sac is more then 300 feet long, a lighted direct pathway to an adjacent street may be required to be provided and dedicated to the City. • REPONSE: As previously noted, the cul-de-sac does not exceed 200 feet in length, but the private street system, which extends from the end of the cul-de-sac will be about 400 feet in length after the end of the cul-de-sac. In addition, it will technically serve 34 lots, which exceeds the maximum 20 units allowed under this subsection. Therefore a Special Adjustment is being requested. The subject site fronts on 109th, from where the cul-de-sac extends,but existing development patterns prohibit other street connections. This site is further surrounded on two sides (north & south) by developed apartment complexes. The fourth side abuts the right-of-way for Highway 99W. Other then the existing cul-de-sac, there are no streets stubbed to this property, and no opportunities to create street connections through the apartment sites. And, ODOT will not allow a vehicular connection to the highway. ODOT may, however, allow a pedestrian connection, as there is a bus stop adjacent to the property. Appropriate provisions have been made for turnarounds within the private street system. The private street system has been designed to comply with Section 18.810.030.T. Private Streets. N. Grades and curves. 1. Grades shall not exceed ten percent on arterials, 12%on collector streets, or IP 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), and Annand Hill Planned Development -22 - August 2006 Revised October 2006,November 2006 2. Centerline radii of curves shall be as determined by the City Engineer. RESPONSE: The applicant has designed the proposed street system to comply with the above grade standards. The grades do not exceed 12%on the proposed streets. 0. 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; and: 1. Concrete curbs and driveway approaches are required; except 2. Where no sidewalk is planned, an asphalt approach may be constructed with City Engineer approval; and 3. Asphalt and concrete driveway approaches to the property line shall be built to City configuration standards. RESPONSE: The proposed private streets have been designed with mountable curbs and sidewalks. Driveways will utilize the mountable curb instead of the standard winged ramp design. 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. RESPONSE: The applicant will provide certification to the City that all boundary and interior monuments have been reestablished and protected. This survey will be completed by a registered professional surveyor and will be done upon completion of the street improvement and prior to acceptance by the City. T. Private Streets. 1. Design standards for private streets shall be established by the City Engineer; and 2. The City shall require legal assurances for the continued maintenance of private streets, such as a recorded maintenance agreement. 3. Private streets serving more than six dwelling units are permitted only within planned developments, mobile home parks, and multi family developments. RESPONSE: The applicant is proposing a private internal street system, which will be subject to approval by the City Engineer. The application is for a Planned Development, therefore private streets are allowable. The streets are designed consistent the City's Skinny Street standards, and are located within Tracts. There are 6 street cross-sections proposed, including the highway section, which are all shown on the Streets and Utilities Plan Sheet. The street sections vary from Section C-C, which is 12 feet paved within a 15 foot Tract, and serving two lots; to 32 feet paved within a 34 foot Tract, which serves as the primary internal street. Appropriate assurances for continued maintenance with 111 will be provided through the Homeowners Association at the time of recordation of the Final Plat. Armand Hill Planned Development -23 - August 2006 Revised October 2006,November 2006 ell AC. Traffic Study RESPONSE: At 400 trips per day, the proposed development will generate less than 500 trips per day, and is not located at a high collision intersection. Therefore this section does not apply. 18.810.040 Blocks A. Block design. 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. RESPONSE: The internal street system is proposed to connect with 109th Avenue at the same location as the existing driveway. The driveway was constructed within a dedicated right-of-way stub (Armand Court). But, the property is surrounded by existing developed apartments, which did not provide any potential for external connectivity. Therefore, this criterion is met to the degree possible. B. Sizes. 1. The perimeter of blocks formed by streets shall not exceed 2,000 feet measured along the centerline of the streets except: 41. RESPONSE: The existing block network is established consistent with the existing development pattern, and there are no additional opportunities to provide shorter blocks or more street connections in this particular area. There is nothing the subject property can do to improve the block pattern. There is existing development north and south of the site, 109 Avenue on the east, and Highway 99W on the west, which preclude other street connections. An additional street connection to Highway 99W is precluded by ODOT This Section does not apply, or is met to the degree possible. 2. Bicycle and pedestrian connections on public easements or rights-of-way shall be provided when full street connection is exempted by B.1 above. 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. REPSONSE: As noted in B.1 above, existing and proposed block pattern exceeds the 2,000 foot standard, and there is no opportunity to reduce the spacing with street connections through the subject development. Therefore, a pedestrian/bicycle connection is required. The proposed plans have provided for a ped/bike connection over Tract `D', which will connect to the existing driveway access from the highway to the abutting cemetery. Design details have also been provided in the plans for the pathway. The plans have been revised to clarify maintenance of the existing access to the cemetery. The majority of the access drive is located within the ODOT right-of-way, however, Annand Hill Planned Development -24- August 2006 Revised October 2006,November 2006 easements have been provided over Tract `D' and Lot 12 where the driveway moves outside of the ODOT right-of-way. 18.810.060 Lots A. Size and shape. Lot size, width, shape and orientation shall be appropriate for the location of the development and for the type of use contemplated... RESPONSE: The development provides for appropriately designed lots relative to size, width, shape and orientation and the single family residential use contemplated. Each lot has been designed to meet the criteria listed in subsections one (1) and two (2)Depth @ 2 %2 times width) of the above section. Subsection three (3)relates to non-residential use and therefore does not apply to the proposed development. All lots have at least twenty- three (23) feet of frontage on a private street, except Lot 25,which has 15 feet off of Tract F. C. Through lots. Through lots shall be avoided... RESPONSE: The proposed subdivision has been designed to avoid through lots. However, because the west side of the property abuts Highway 99W, the lots along the western perimeter are technically through-lots. Appropriate planted buffers, at least ten feet in width will be provided. In addition, the slopes along the highway frontage provide further buffering, through vertical separation. IPD. Lot side lines. The side lines of lots, as far as practicable, shall be at right angles to the street upon which the lots front. RESPONSE: As far as practicable, the proposed lots have been designed with side lines at right angles to the street upon which the lots front. 18.810.090 Sanitary Sewers RESPONSE: Sanitary sewer service has been previously addressed. Service is available from the line along 99W. Provisions have also been made to provide sewer service to Tax Lot 8805,which abuts Annand Court. 18.810.100 Storm Drainage RESPONSE: Storm water runoff will be collected via a system of pipes and catch basins within the newly constructed private streets. The water will then be conveyed to a storm water facility before discharging into storm improvements to be made along 99W, as approved by ODOT. The proposed storm facilities will be constructed in compliance with Resolution 91-47 whereby; Clean Water Services and the City of Tigard have agreed to enforce Surface Water Management regulations requiring the construction of said facilities. • Annand Hill Planned Development -25 - August 2006 Revised October 2006,November 2006 410 Domestic Water RESPONSE: Adequate domestic water will be provided to the site by extending new lines from the existing line in SW 109th Avenue. However, consistent with the Water District's Master Plan, a 12" line will be provided along the site frontage, replacing the existing 8" line, as part of a future looped system from the reservoir on Canterbury Lane. The line will be looped (8")through the site, but is not designed to provide any service to future development. Water meters will be banked at the edge of the public right-of-way for Annand Court. Fire hydrants will be placed to provide adequate fire suppression to all lots within the development. 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... RESPONSE: The development is designed with all utilities underground. The necessary arrangements have been created with the serving utility companies to provide the underground services. All underground utilities to be installed in the streets will be constructed prior to the surfacing of the streets. The stubs for service connections are designed to avoid disturbing the street improvements when the service connections are made. These criteria have been 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, and: 1. Plans showing the location of all underground facilities as described herein shall be submitted to the City Engineer for review and approval; and 2. Care shall be taken in all cases to ensure that above ground equipment does not obstruct vision clearance areas for vehicular traffic. RESPONSE: The applicant has included on the development plans the easements for all underground utility facilities. Care has been taken to ensure above ground equipment, such as transformers, will not obstruct vision clearance for vehicular traffic. C. Exception to undergrounding requirement. RESPONSE: The applicant is not requesting an exception to the undergrounding requirements. This Section does not apply. D. Fee in-lieu of undergrounding. RESPONSE: The applicant is not requesting an exception to the undergrounding requirements. This Section does not apply. Annand Hill Planned Development -26- August 2006 Revised October 2006,November 2006 5fa 5FA Design Croup, LIE STRUCTURAL I CIVIL I LAND USE PLANNING November 2, 2006 Gary Pagenstecher, Associate Planner City of Tigard 13125 SW Hall Blvd. Tigard, Or 97223 RE: Response to Letter of Incompleteness for Annand Hill (Case File No. SUB2006-00008/PD2006-00001/VAR2006-00080). Dear Gary: The following is a summary of our responses to issues and information listed in your • Letter of Incompleteness, dated September 15, 2006. 1. Tree Removal Plan: a. Commercial Logging. Per our phone conversation 10-3-06, the prior commercial logging information is not relevant because the property was under a State Forest Deferral at the time of the logging operation in 2005. b. Tree Mitigation. We have revised the narrative(pages 16 & 35), together with the Arborist's report and spreadsheet to be consistent with each other relative to required caliper inches of tree mitigation. We find that the corrected total is 426 caliper inches of mitigation is required. 2. Density Calculations. We have corrected the narrative(page 11)related to the density calculation. Only areas identified as 25% or greater have been deducted from the gross site area, instead of 20%. The areas of the site, which are over 25% are primarily along the highway frontage where no development is proposed. However, there are a few small scattered areas throughout the site where slopes exceed 25%. These areas have been reflected on the Exiting Conditions Plan Sheet. In addition, the narrative has been revised (pages 35-36)to address Sensitive Lands provisions for these steeper sloped areas. The addition of the Sensitive Lands Review requires an additional application fee of$2,357, which is • included with this re-submittal. 9020 SW Washington Square Drive,Suite 350•Portland,Oregon 97223•503-641-8311 •Fax 503-643-7905•www.sfadesigngroup.com 3. Visual Clearance Areas. Consistent with Section 18.795.040 we have revised the Streets and Utilities Plan(Plan Sheet 4), to show the visual clearance areas at all intersections within and adjacent to the development. 4. Public Facility Checklist. a. ODOT Response Highway Frontage. We have coordinated with ODOT on right-of-way and frontage improvement requirements, as well as with the City Engineer. ODOT's comments are attached. The Preliminary Streets and Utilities Plan(Plan Sheet 4)has been revised to reflect the existing centerline section for the north bound ODOT right-of- way on 99W across the site frontage. The entire right-of-way(north and south bound)varies from 220 feet to 340+ feet. We have specifically referenced the northbound centerline section, which abuts the subject property. The existing right-of-way is 50 feet to centerline along the site frontage, except for a short 60 foot strip adjacent to Tract `H', where the right-of-way is only 40 feet. We are showing a 10 foot dedication along Tract `H'. The plan also has been revised to provide curbing and a 6 foot wide sidewalk along the highway frontage. b. ROW 99W and 109a'. The Plan Set has been revised to reflect a 2 . foot dedication of right-of-way along the site frontage of 109th Avenue, to meet the 27 foot centerline standard. c. ROW versus Tract Width Typical Street Sections. The typical street sections on Plan Sheet 4 have been revised to reflect Tract Width on the private streets instead of Right-of-Way Width. d. Cul-de-Sac Standard. We have revised the narrative(pages 17-23)to address the cul-de-sac standard, which is designed to meet the Local Residential Street design section (Figure 18.810.5). We have provided findings addressing the trip generation being within the 500 trip limit for this design section. e. Separate Public versus Private Streets Discussion. The narrative has been revised (pages 17-23) to separate the discussions of public streets (18.810.030.E) versus private streets (18.810.30.T). f. Water Lines: i. 12" Line on 109`h. Page 25 of the narrative has been revised to address water lines as agreed to by the Water District. There is an existing 8" line along the site frontage of 190`h Avenue. However, 41. the Water District Master Plan calls for a future 12"loop from the reservoir on Canterbury Lane. Therefore, the line along the frontage of the development will be upgraded to a 12' line, with 2 appropriate financial participation from the Water District, as the existing 8" line is adequate to serve the proposed development. The Street &Utilities Plan(Plan Sheet 4)has been revised to reflect this change. ii. 18"Transmission line through Site. We met with the Water District to review potential alignments and an easement for the proposed transmission line. Subsequently, the District has concluded that extending through the subject site is not their best alignment option. For this reason, no provision for this line will be made through the site. g. Banked Water Meters. In coordination with the Water District,the water meters will either be banked at the end of Annand Court; or as an alternative there will be a master meter provided to serve the entire development. We have not made any plan revision, as we feel this issue can be appropriately addressed as a Condition of Approval, with design details provided at the time of Final Plat. h. Separate Public and Private Storm System. Plan Sheet 4, Preliminary Streets and Utilities has been revised to separate public and private storm • systems. The public system in Annand Court will connect to the system in 109th Avenue. The private system within the development will drain to the water quality/detention facility in Tract G and then connect to the system within the 99W right-of-way. With these revisions our application should be complete. Sincerely, SFA Design Group, LLC Ben Altman Senior Planner/Project Manager Attachments: 1. Letter of Incomplete Application, dated 9-25-06. 2. ODOT comments on Highway improvements, dated 10-11-06. 3. Revised Narrative pages. We have provided separate pages of the revisions for easy review, but have also revised the entire narrative. 4. Revised Plan Sheet Set. 5. Revised Arborists Report and Spreadsheet Tables, dated 10-16-06 and 10-17-06. IP 3 II September 25,2006 CITY OF TIGARD OREGON Ben Altman SFA Design Group 9020 Washington Square Drive, Suite 350 Portland, OR 97223 RE: Application Completeness Review for Annand Hill (Case File No: SUB2006- 00008/PDR2006-00001/VAR 2006-00080) Dear Mr. Altman: The City received your application September 8, 2006 for Planned Development Review (SUB2006- 00008) for a proposed 40-lot subdivision at 14600 SW 109th Avenue. The application is incomplete, including the following deficiencies: 1. Tree Removal Plan. You have provided a forestry report which includes the total board feet sold to mills from the commercial logging operation on the subject site in the spring of 2005. IP Please identify the number of trees cut and sold to mills for the commercial logging operation. In addition,your narrative (page 16) asserts that 426 caliper inches will need to be mitigated for trees proposed to be removed for the development,yet the arborist table,"Trees Larger than 12 inches DBH", does not identify the number of mitigation inches required. It appears that the appropriate number is 861 inches. Please provide a narrative summary of the number of caliper inches subject to mitigation consistent with the table information. 2. Density Calculations.Your narrative includes a density calculation which identifies land with over 20% slope. The standard for sensitive lands and square foot deductions to net buildable area is for slopes greater than 25%. Please revise your narrative and plan set identifying those slopes greater than 25%. If there are slopes greater than 25%a sensitive lands review will be required,your narrative revised accordingly, and the applicable fee paid. 3. Visual Clearance Areas. Although your narrative addresses this standard, the plans do not show the areas. Please revise your plans accordingly. 4. Public Facility Checklist. The enclosed Public Facility Checklist dated September 25, 2006, prepared by Kim McMillan, outlines a number of items with respect to streets,water, and storm drainage. These issues should be addressed in a revised narrative and plan set. Once this additional information is submitted, staff will review the additional materials to determine 4111Pif the application is substantively complete. 13125 SW Hall Blvd., Tigard, OR 97223(503)639-4171 TDD(503)684-2772 If you have any questions regarding this letter or your application,please don't hesitate to contact me at 639-4171, extension 2434. Sincerely, Gary Pagenstecher Associate Planner Enclosures: Public Facilities Checklist Public Works Memo C: SUB 2006-00008 Land Use File IP 110 PUBLIC FACILITY PLAN Project: Annand Hill SUB COMPLETENESS CHECKLIST Date: 9/25/06 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 Provide written response from ODOT as to ROW dedication and half-street improvements required along Highway 99. The City requires ROW dedication and construction of 8 foot sidewalks and planter strips on all other projects that have frontage on Highway 99. 11. ❑ Street grades compliant? ❑ Street/ROW widths dimensioned and appropriate? Show existing ROW on Hwy 99 and proposed dedication. Minimum ROW on Hwy 99 is 50 feet from centerline, including portion along Tract 'H'. Show 2 foot dedication of ROW along 109th (Neighborhood Route requires 27 feet from centerline) ❑ Private Streets? Less than 6 lots and width Typical sections should be revised to show appropriate? P/L, as they do not have ROW. ROW width should read"Tract" width. ❑ Other: Cul-de-sac The cul-de-sac does not meet the local street standard. If proposing a "skinny"street you must meet the criteria listed and submit this information or specifically call out which of the six local street details you are applying to the cul-de-sac. Keep your discussion of the private streets and the public street separate. 18.810.030.E refers to public streets, while 18.810.030.T refers to the private streets. Private streets must be 20 feet wide as a minimum and do not require a skinny street option. Your private streets exceed the 20 feet dimension, thereby meeting the minimum standard. If parking on one side the call will be TVFR's. Provide written, preliminary approval from TVFR for development. REVISED: 09/25/06 SANITARY SEWER ISSUES ❑ Existing/proposed lines shown. ❑ Stubs to adjacent parcels required/shown? WATER ISSUES ❑ Existing/proposed lines w/sizes noted? See attached letter from Rob Murchison regarding water. A parallel system will be required. An 18"transmission line (FH's can come off of this line) and an 8"private line to serve the development. ® Existing/proposed fire hydrants shown? ❑ Proposed meter location and size shown? All meters must be banked at the public ROW. ❑ Proposed fire protection system shown? STORM DRAINAGE AND WATER QUALITY ISSUES iiip ❑ Existing/proposed lines shown? Catch basin at end of cul-de-sac should be taken out to system in 109th Avenue, keeping it separate from the proposed private system. ® Preliminary sizing calcs for water quality/detention provided? ® Water quality/detention facility shown on plans? ❑ Area for facility match requirements from calcs? ❑ Facility shown outside any wetland buffer? ❑ Storm stubs to adjacent parcels required/shown? The submittal is reby deemed ❑ COMPLETE ® INCOMPLETE By: CD r Date: 9/25/06 IP REVISED: 09/25/06 A, II;, CITY OF TIGARD Public Works Department Taking Care of the Community MEMORANDUM CITY OF TIGARD 13125 SW Hall Blvd. Tigard,OR 97223 Phone 503-639-4171 Fax: 503-624-0752 TO: Kim, McMillan FROM: Rob Murchison, Public Works Dept Project Engineer :iA/1 DATE: 9-19-2006 SUBJECT: Annand Property Development • Addition of an 18-inch Water Transmission Line Per the document titled "City of Tigard Water Distribution System Hydraulic Study", an 18- inch transmission line is needed to connect between Highway 99W to the Canterbury area. Specifically, this 18-inch line will serve the 550-foot pressure zone and will carry water from a future reservoir on Bull Mountain to the Canterbury area. As we have previously stated, this developer will be required to install a 12-inch line in 109th Avenue, adjacent to the proposed development. This 12-inch line is part of a necessary loop for this area, once completed will enable the abandonment of an existing pump station. A potential alignment for this 18-inch transmission line could occur through this site. The City will require the developer to explore the design and potentially install the 18-inch transmission line from 99-W through the proposed development and ending at the proposed 12-inch line located in 109th Avenue. The material and installation costs of the 18-inch transmission line will be bore by the City. The 18-inch line is for transmission only and shall not have service taps. The City will also require the developer to provide a public water line easement through the property from 99-W to 109th Avenue. Final pipeline alignment shall be approved during design review by the City of Tigard Public Works Department and by the City's Water Engineering Consultant. The City recognizes that alignment through this development may not be feasible, so therefore reserves the right to abandon the concept at any time should site conditions or engineering cost estimates prohibit the alignment. !!/ S i' l , 19.9 0 ,,e:' % : + Oregon Department of Transportation . : 'Jregon ..,, ODOT Region 1 Theodore R.Kulongoslu,Governor 123 NW Flanders St Portland,OR 97209-4037 Telephone(503)731-8200 Date: 10/11/2006 FAX(503)731-8259 ODOT Response to Pre-Application Notification Project Name: Annand Hill Apartments Applicant: Ben Altman Jurisdiction: City of Tigard Case#: Site Address: SW 109th Ave Legal Description: Tigard, OR Tax Lot(s) State Highway: OR 99W Mileposts: 10.55- 10.69 The site is adjacent to the referenced state highway. ODOT has permitting authority for the state highway and an interest in ensuring that the proposed land use is compatible with its safe and efficient operation. Please direct the applicant to the District Contact indicated below to determine permit requirements and obtain application information. ACCESS TO STATE HIGHWAY The applicant is not proposing access to 99W. The existing access that serves the adjacent property (cemetery)will remain to serve the cemetery only no other use will be allowed for this access. 'DOT RECOMMENDED LOCAL CONDITIONS OF APPROVAL Curb, sidewalk, bikeways and road widening shall be constructed as necessary to be consistent with the local Transportation System Plan and ODOT/ADA standards. ® Right of way dedication as necessary to accommodate the planned cross section identified in the local Transportation System Plan shall be provided through deed to the Oregon Department of Transportation. The dedication must be to the State of Oregon, Oregon Department of Transportation. The ODOT District contact will assist in coordinating the dedication. ODOT should provide verification to the local jurisdiction that the dedication requirement has been fulfilled. The property owner must be the signatory for the dedication and will be responsible for a certified environmental assessment of the site prior to transfer of property to the Department. ®An ODOT Miscellaneous Permit must be obtained for all work in the highway right of way. ®To ensure that trees are stable within the proximity of the State highway, the applicant shall evaluate the condition of the trees with the private property limit adjacent to ODOT right of way and within the slope in the state right of way (between the existing driveway and the roadway) to ensure that underground water has not made them unstable. An ODOT Drainage Permit is required for connection to state highway drainage facilities. Connection will only be considered if the site's drainage naturally enters ODOT right of way. The applicant must provide ODOT District with a preliminary drainage plan showing impacts to the highway right of way. A drainage study prepared by an Oregon Registered Professional Engineer is usually required by ODOT if: 1. Total peak runoff entering the highway right of way is greater than 1.77 cubic feet per second; or 2. The improvements create an increase of the impervious surface area greater than 10,758 square feet. 4.lease send a copy of the Notice of Decision including conditions of approval to: DOT Region 1 Planning, Development Review, 123 NW Flanders St, Portland, OR 97213 Development Review Planner: Marah Danielson Phone: (503)731-8258 District 2A Contact: Sam Hunaidi Phone: (503)229-5002 ODOT Log No: 2584 Chapter 18.715 DENSITY COMPUTATIONS 18.715.020 Density Calculation RESPONSE: According to the Residential Density Calculation provisions within this code, the number of dwelling units permitted on this site can be calculated by dividing the net area by the minimum lot size, which in this case is 3,050 square feet. The net area, in this development, is derived by subtracting the public right-of-way from the gross acreage. The maximum and minimum density computations for the Armand Hill Subdivision are as follows: SINGLE-FAMILY Maximum Density 197,327 sq.ft.of gross site area - 7,050 sq.ft.for land over 25%slope -22,996 sq.ft.for Private streets -39,465 sq. ft.for Public streets(a7 20%of gross area NET: 127,809 Sq.Ft. 3,050 Sq.Ft.(minimum lot area) = 41.90 Units Maximum SINGLE-FAMILY Minimum Density 41.90 Units x 0.80(80%of the maximum density) = 33.52 Units Minimum Total Units Proposed: 40 Therefore the density standards are met. 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. B. Development Standards. Development standards in residential zoning districts are contained in Table 18.510.2. RESPONSE: The applicant has designed the proposed subdivision to comply with the dimensional standards as laid out in Table 18.510.2, specifically and shown on the submitted plans. Required Setbacks Other Requirements Front Yard: 15 feet Minimum Lot Size: 3,050 square feet. Street Side 10 feet Average Lot Width: None Side Yard: 5 feet Maximum Height: 35 feet Rear Yard: 15 feet Maximum Lot Cover 80% Garage: 20 feet Landscaping 20% • Armand Hill Planned Development - 11 - August 2006 Revised October 2006 1111 on each of the lots. Many of the trees on site are impacted by the proposed building envelopes and others are impacted by proposed street rights-of-way, utility easements or water quality facility. There are a total of 208 trees which are 6" caliper or greater, of which 112 trees that are greater than 12-inches in diameter at breast height. A total of 26 trees have been identified for removal based on being hazards, and another 30 trees that must be removed to accommodate streets, utilities, site grading and building envelopes. This leaves 56 trees that are targeted for preservation, which equals 68% retention, which requires 50% mitigation. As specified in the Tree Removal Plan, Root Protection Zones will be established by fencing to ensure protection during construction. Therefore the mitigation requirements (@ 50%of 852 inches removed), including 49 caliper inches of native hardwood and 377 caliper inches of native conifer. Therefore a total of 426 caliper inches of mitigation is required. With this mitigation, the criteria of this section are met. The project Arborist will provide construction oversight to ensure trees targeted for preservation are protected during construction. Any trees identified during construction as being inadvertently damaged or otherwise not sufficiently healthy enough for preservation, will be removed and mitigated for in accordance with City standards. Chapter 18.795 . VISUAL CLEARANCE AREAS 18.795.030 Visual Clearance Requirements A. At corners. Except within the CBD zoning district a visual clearance area shall be maintained on the corners of all property adjacent to the intersection of two streets, a street and a railroad, or a driveway providing access to a public or private street. RESPONSE: Vision clearance areas, as required, are shown on the plans. 18.795.040 Computations B. Non-arterial streets. 1. Non-arterial streets 24 feet or more in width. At all intersections of two non- arterial streets, a non-arterial street and a driveway, and a non-arterial street or driveway and railroad where at least one of the streets or driveways is 24 feet or more in width, a visual clearance area shall be a triangle formed by the right-of- way or property lines along such lots and a straight line joining the right-of-way or property line at points which are 30 feet distance from the intersection of the right-of-way line measured along such lines. See Figure 18.795.1:... RESPONSE: Appropriate vision clearance areas are provided. 41P Armand Hill Planned Development - 16- August 2006 Revised October 2006 Chapter 18.810 STREET AND UTILITY IMPROVEMENT STANDARDS 18.810.030 Streets A. Improvements. 1. No development shall occur unless the development has frontage or approved access to a public street. 2. No development shall occur unless streets within the development meet the standards of this chapter... RESPONSE: A portion of the subject property has frontage on SW 109th Avenue, and Lots 1-6 will access directly from 109th, which is a public street. The other portion of the property has frontage on Annand Court, which is also a dedicated public street. Annand Court will be constructed as a cul-de-sac, designed to meet the Local Residential Street cross-section (Figure 18.810.5). The proposed internal access will be private streets, which meet the standards set forth in this chapter. 5. 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... RESPONSE: The applicant is not seeking a future improvement guarantee. IP7. 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, 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 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. RESPONSE: The applicant is not requesting any adjustments to the standards of this section, however, the proposal does request approval to utilize the"Skinny Street Option" for the internal private streets, as is addressed below. Skinny streets are allowed by the code, provided they meet the standards required of them. 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... • Armand Hill Planned Development - 17- August 2006 Revised October 2006 RESPONSE: With the preliminary approval and recording of the final plat of the Annand Hill subdivision,the necessary rights-of-way will be created for the public streets. Tracts will also be created for the private streets internal to the development. C. Creation of access easements. The approval authority may approve an access easement established by deed without full compliance with this title provided... RESPONSE: No access easements are proposed. Therefore this section does not apply. D. Street location, width and grade. Except as noted below, the location, width and grade of all streets shall conform to an approved street plan and shall be considered... RESPONSE: The proposed street location, width and grade comply with the requirements of this section. E. Minimum rights-of-way and street widths. Unless otherwise indicated on an approved street plan, or as needed to continue an existing improved street, street right-of-way... RESPONSE: There are three public streets associated with the proposed development, 109th Avenue, Annand Court, and Highway 99W: • SW 109th is fully improved so there is no need for a half-street improvement. However, an additional 2 feet of right-of-way will be dedicated along the site frontage in order to meet the 27 foot centerline section designated for this street. • Annand Court is currently not improved as a public street, it exists only as a rocked driveway, but is in fact dedicated right-of-way. Appropriate improvements to Annand Court will be provided as part of the proposed development to meet City standards. The transition from the public cul-de-sac to the internal private street system will be provided with curb drops. • Highway 99W is a state highway under the jurisdiction of ODOT. ODOT has requested additional right-of-way to meet a 50 foot centerline section for the north bound lanes of this divided section of highway. The existing right-of-way along the site frontage is at 50 foot, except for the southwest 60 feet,which is only at 40 feet. Therefore an additional 10 feet of right-of-way will be dedicated along the frontage of Tract `H'. ODOT has also requested frontage improvements consistent with the City's TSP, including curbing and sidewalk. The Street & Utilities Plan Sheet and the Preliminary Plat Plan Sheet have been revised to reflect the additional right-of-way, together with the proposed street improvements, including curbing and 6 foot wide sidewalk. The proposed private streets are discussed below under Sub-section T. The criteria for this Section have been met. 1. The decision-making body shall make its decision about desired right-of-way width and pavement width of the various street types within the subdivision or • development after consideration of the following: Armand Hill Planned Development - 18 - August 2006 Revised October 2006 a. The type of road as set forth in the Comprehensive Plan Transportation Chapter-Functional Street Classification; RESPONSE: The internal streets (Private) are all local street which qualifies them for the Local Residential Street Skinny Street Option B, with variable 20- 32-foot paved width. b. Anticipated traffic generation; RESPONSE: The proposed development does not create any new streets external to the site. All traffic will use 109th Avenue, with intersection improvements at the location of the existing driveway. This circulation would result in only an average of 280 trips to a peak of 400 vehicle trips per day utilizing the cul-de-sac (Armand Court) and the internal street system. Various short narrower segments will carry less than 200 trips per day. Consequently, the number of vehicles trips per day is less than the maximum of 500 permitted to utilize the proposed Skinny Street Section, and the design section proposed for the cul-de-sac(18.810.5). c. On-street parking needs; RESPONSE: With the proposed Skinny Streets,parking will be limited to one • side of the private streets, except where the curb cutout has been provided adjacent to Tract D, which will allow parking on both sides. This is adequate parking for the propose project. d. Sidewalk and bikeway requirements; RESPONSE: Sidewalks will be provided on both sides of the internal streets, as well as along the public street sections. No bikeway requirements are necessary for a local street. e. Requirements for placement of utilities; RESPONSE: All required utilities will be placed in their standard locations for a public street. Their placement will not be impacted by the Skinny Street Option proposed for the private streets. f Street lighting; RESPONSE: Street lighting will be provided per the standards of City of Tigard. g. Drainage and slope impacts; 4110 RESPONSE: The impacts to slopes and drainage will be decreased through the utilization of the on-site skinny streets. Less impervious surface will be created Armand Hill Planned Development - 19- August 2006 Revised October 2006 with the variable 20-32-foot paved width and less grading will be necessary to construct narrower improvements. The drainage and grading will follow City requirements. h. Street tree location; i. Planting and landscape areas; RESPONSE: The street tree locations,planting and landscape areas will be representative of a local street on the internal private streets, in accordance with the Skinny Street Option which is not dissimilar from a standard street. j. Safety and comfort for motorists, bicyclists, and pedestrians; RESPONSE: The proposed skinny streets meet all of the applicable criteria that allows for the establishment of a skinny street section. Therefore, the private streets will provide safety and comfort for motorists,bicyclists and pedestrians. k. Access needs for emergency vehicles. RESPONSE: The proposed street sections allow parking on one side along the narrowest segments, thus providing adequate travel lane for emergency vehicle circulation. IPF. Future street plan and extension of streets. RESPONSE: An existing streets plan has been submitted with this application showing the pattern of existing roads in this general neighborhood. The existing local street network provides excellent connectivity. There are no proposed future streets within 530 feet surrounding or adjacent to the proposed project. All items that are required to be shown have been placed on the plan. The proposed private streets are not designed as through streets. It is not capable of being extended for future development to any adjacent property, given existing development patterns. There are no logical street extensions associated with this development. H. Street alignment and connections. 1. Full street connections with spacing of no more than 530 feet between connections is required except where prevented by barriers such as topography, railroads,freeways,pre-existing developments, lease provisions, easements, covenants,or other restrictions existing prior to May 1, 1995 which preclude street connections. A full street connection may also be exempted due to a regulated water feature if regulations would not permit construction. IP Armand Hill Planned Development -20- August 2006 Revised October 2006 RESPONSE: There are no proposed full street connections within the proposed project. The proposed streets are not designed for future extension, as there is no need to serve other properties, and no logical extension of streets. 2. All local, neighborhood routes and collector streets which abut a development... RESPONSE: There are no existing streets stubbed to the site, and no logical need for extension of any streets. The proposed street system is designed to serve only this development, with safe access and efficient circulation for the proposed development. The existing access to the adjacent cemetery actually crosses the subject property. This driveway will be maintained. 3. Proposed street or street extensions shall be located to provide direct access to existing or planned transit stops, commercial services, and other neighborhood facilities, such as schools, shopping areas and parks. RESPONSE: There are no existing or planned transit stops within or adjacent to the proposed development site. This criterion does not apply. 4. All developments should provide an internal network of connecting streets that provide short, direct travel routes and minimize travel distances within the development. RESPONSE: The subject site, primarily because of trees and surrounding apartment development, does not allow for a complete internal network of connecting streets. The proposed private streets meander through the site to avoid trees, and to create a sense of a private drive, with interesting view points at corners. These criteria have been met. J. 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. RESPONSE: There are no existing rights-of-way adjacent to or within property that are substandard relative to width. There is no need for additional right-of-way for SW 109th Avenue. Adequate right-of-way is provided for the internal street system. L. Cul-de-sacs. A cul-de-sac shall be no more then 200 feet long shall not provide access to greater then 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: 1. All cul-de-sacs shall terminate with a turnaround. Use of turnaround configurations other than circular, shall be approved by the City Engineer; and 2. The length of the cul-de-sac shall be measured from the centerline intersection point of 410 the two streets to the radius point of the bulb; Armand Hill Planned Development -21 - August 2006 Revised October 2006 3. If a cul-de-sac is more then 300 feet long, a lighted direct pathway to an adjacent street may be required to be provided and dedicated to the City. REPONSE: As previously noted,the cul-de-sac does not exceed 200 feet in length,but the private street system, which extends from the end of the cul-de-sac will be about 400 feet in length after the end of the cul-de-sac. In addition, it will technically serve 33 lots, which exceeds the maximum 20 units allowed under this subsection. Therefore a Special Adjustment is being requested. The subject site fronts on 109th, from where the cul-de-sac extends,but existing development patterns prohibit other street connections. This site is further surrounded on two sides (north & south)by developed apartment complexes. The fourth side abuts the right-of-way for Highway 99W. Other then the existing cul-de-sac, there are no streets stubbed to this property, and no opportunities to create street connections through the apartment sites. And, ODOT will not allow a vehicular connection to the highway. ODOT may, however, allow a pedestrian connection, as there is a bus stop adjacent to the property. Appropriate provisions have been made for turnarounds within the private street system. The private street system has been designed to comply with Section 18.810.030.T. Private Streets. 410 N. Grades and curves. I. 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), and 2. Centerline radii of curves shall be as determined by the City Engineer. RESPONSE: The applicant has designed the proposed street system to comply with the above grade standards. The grades do not exceed 12% on the proposed streets. O. 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 15.09.080; and: 1. Concrete curbs and driveway approaches are required; except 2. Where no sidewalk is planned, an asphalt approach may be constructed with City Engineer approval; and 3. Asphalt and concrete driveway approaches to the property line shall be built to City configuration standards. RESPONSE: The proposed private streets have been designed with mountable curbs and sidewalks. Driveways will utilize the mountable curb instead of the standard winged ramp design. S. Survey monuments. Upon completion of a street improvement and prior to acceptance 4110 by the City, it shall be the responsibility of the developer's registered professional land Annand Hill Planned Development -22 - August 2006 Revised October 2006 surveyor to provide certification to the City that all boundary and interior monuments shall be reestablished and protected. RESPONSE: The applicant will provide certification to the City that all boundary and interior monuments have been reestablished and protected. This survey will be completed by a registered professional surveyor and will be done upon completion of the street improvement and prior to acceptance by the City. T. Private Streets. 1. Design standards for private streets shall be established by the City Engineer; and 2. The City shall require legal assurances for the continued maintenance of private streets, such as a recorded maintenance agreement. 3. Private streets serving more than six dwelling units are permitted only within planned developments, mobile home parks, and multi family developments. RESPONSE: The applicant is proposing a private internal street system, which will be subject to approval by the City Engineer. The application is for a Planned Development, therefore private streets are allowable. The streets are designed consistent the City's Skinny Street standards, and are located within Tracts. There are 4 street cross-sections proposed, which are shown on the Streets and Utilities Plan Sheet. The street sections vary from Section C-C, which is 12 feet paved within a 15 foot Tract, and serving two • lots; to 32 feet paved within a 34 foot Tract, which serves as the primary internal street. Appropriate assurances for continued maintenance with will be provided through the Homeowners Association at the time of recordation of the Final Plat. AC. Traffic Study RESPONSE: The proposed development will generate less than 500 trips per day, and is not located at a high collision intersection. Therefore this section does not apply. 18.810.040 Blocks A. Block design. 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. RESPONSE: The internal street system is proposed to connect with 109th Avenue at the same location as the existing driveway. The driveway was constructed within a dedicated right-of-way stub (Annand Court). But, the property is surrounded by existing developed apartments, which did not provide any potential for external connectivity. Therefore, this criterion is met to the degree possible. B. Sizes. 1. The perimeter of blocks formed by streets shall not exceed 2,000 feet measured along the centerline of the streets except: Armand Hill Planned Development -23 - August 2006 Revised October 2006 The proposed storm facilities will be constructed in compliance with Resolution 91-47 whereby; Clean Water Services and the City of Tigard have agreed to enforce Surface Water Management regulations requiring the construction of said facilities. Domestic Water RESPONSE: Adequate domestic water will be provided to the site by extending new lines from the existing line in SW 109th Avenue. However, consistent with the Water District's Master Plan, a 12" line will be provided along the site frontage, replacing the existing 8" line, as part of a future looped system from the reservoir on Canterbury Lane. The line will be looped (8") through the site,but is not designed to provide any service to future development. Fire hydrants will be placed to provide adequate fire suppression to all lots within the development. 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... RESPONSE: The development is designed with all utilities underground. The necessary arrangements have been created with the serving utility companies to provide the underground services. All underground utilities to be installed in the streets will be constructed prior to the surfacing of the streets. The stubs for service connections are . designed to avoid disturbing the street improvements when the service connections are made. These criteria have been 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, and: 1. Plans showing the location of all underground facilities as described herein shall be submitted to the City Engineer for review and approval; and 2. Care shall be taken in all cases to ensure that above ground equipment does not obstruct vision clearance areas for vehicular traffic. RESPONSE: The applicant has included on the development plans the easements for all underground utility facilities. Care has been taken to ensure above ground equipment, such as transformers, will not obstruct vision clearance for vehicular traffic. C. Exception to undergrounding requirement. RESPONSE: The applicant is not requesting an exception to the undergrounding requirements. This Section does not apply. D. Fee in-lieu of undergrounding. RESPONSE: The applicant is not requesting an exception to the undergrounding requirements. This Section does not apply. Armand Hill Planned Development -25 - August 2006 Revised October 2006 4. A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. RESPONSE As previously noted,the central portion of the site was commercially logged in 2005 under a permit issued by the Oregon Department of Forestry(2005-531-20436). The remaining trees have been inventoried and evaluated by a certified arborist, who's report and Tree Removal Plan is included in this application packet. The inventory/assessment report was prepared consistent with Section 28.790.030. There are 208 existing trees on the property at or over 6" caliper. However, only 112 of these inventoried trees are 12 inch caliper of larger, thereby requiring mitigation. The development will require removal of, at least, 56 trees (greater than 12") for hazard reasons,roads,utilities, grading and building envelopes. Additional trees may be required to be removed on a selective basis to accommodate utilities and buildings. This means that 68%of the trees will be retained, which will require 50%(caliper inch) mitigation, or a total mitigation of 426 caliper inches. The applicant is not requesting any incentive density bonus for tree preservation. The arborist has provided a tree protection plan to be employed during construction. IP CHAPTER 18.775 SENSITIVE LANDS 18.775.020.F. Sensitive lands permits issued by the Director. 1. The director shall have authority to issue a sensitive lands permit in the following areas by means of a Type II procedure, as governed by Section 18.390.040, using approval criteria contained in Section 18.775.070: a. Drainageways; b. Slopes that are 25%or greater, and unstable ground; and c. Wetland areas which are not regulated by other local, state, or federal agencies and are designated as significant wetlands on the City of Tigard "Wetland and Streams Corridor Map". 18.775.070 Sensitive Lands Permits. C. With Steep Slopes. The appropriate approval authority shall approve with conditions or deny an application request for a sensitive lands permit on slopes of 25% or greater or unstable ground based upon findings that all of the following criteria have been satisfied: 1. The extent and nature of the proposed land form alteration or development will not create site disturbances to an extent greater than that required for the use; 2. The proposed land form alteration or development will not result in erosion, stream sedimentation, ground instability, or other adverse on-site and off-site effects or hazards to life or property; IP 3. The structures are appropriately sited and designed to ensure structural stability and proper drainage of foundation and crawl space areas for development with Armand Hill Planned Development - 35 - August 2006 Revised October 2006 410 any of the following soil conditions: wet/high water table; high shrink-swell capability; compressible/organic; and shallow depth-to-bedrock; and 4. Where natural vegetation has been removed due to land form alteration or development, the areas not covered by structures or impervious surfaces will be replanted to prevent erosion in accordance with Chapter 18.745, landscaping and Screening. RESPONSE A total of 7,057 square feet of the site contains slopes of 25%or greater. The majority of these slopes occur along the 99W frontage,but there are 7 small areas scattered throughout the site were slopes exceed 25%, as shown on the Existing Conditions Plan Sheet, Sheet 2 of 6. There are, however, no areas on this site which contain a: wetland,water course, or flood plain. Therefore only the criteria for steep slopes as outlined above must be addressed. The majority of the steep slopes occur along the highway frontage where no site development will occur(Tract `H'). Storm water and sanitary sewer lines will be constructed within the area of the existing access drive to the adjacent cemetery in order to avoid impacting the steeper slopes. The smaller areas of steeper slopes occur in areas where streets improvements and/or site grading will alter the land form. The extent and nature of the proposed land form alteration and development are the minimum necessary to support the development. The proposed land form alterations and development will not result in erosion, stream sedimentation, ground instability, . or other adverse on-site and off-site effects or hazards to life or property. All structures will be appropriately sited and designed to ensure structural stability and proper drainage of foundation and crawl space areas consistent with the geologic conditions of the site. Where ever natural vegetation is removed during construction, the areas not covered by structures or impervious surfaces will be replanted to prevent erosion in accordance with Chapter 18.745, landscaping and Screening. Therefore the criteria in this Section are met. SUMMARY CONCLUSION: The proposed Development and preliminary plat complies with all applicable elements of the Comprehensive Plan, and Development Code. The proposed plat name has been confirmed with Washington County, and meets the provisions of ORS Chapter 92. The streets are laid out to conform to existing and planned roads on adjacent properties. An explanation is provided for all common improvements. The proper steps have been taken to ensure compatibility with the established neighborhood character within the City boundaries. Adequate public facilities and services exist to serve the development and all improvements will be constructed to City and other applicable standards. 41. Armand Hill Planned Development - 36- August 2006 Revised October 2006 4110 0627 Annand Hill 10/15/2006 Tree Plan for 0627 Annand Hill This Tree Plan was written for the property called Annand Hill on Canterbury Rd., in Tigard, Oregon. As directed by Chapter 18.790 of the City of Tigard Municipal Code,the health, removal, protection, and mitigation of trees are addressed. There are 208 trees on the subject property, where"tree"means a standing woody plant, or group of such, having a trunk which is 6 inches or more in size when measured at standard height. Tree species and their frequency are shown in the attached Tree Table entitled"All Trees On Site 10-16-06". There are 112 trees on site that are larger than 12 inches, as shown in the attached Tree Table entitled"Trees Larger Than 12 Inches DBH 10-16-2006". These are comprised of the following species: Apple(Malus sp.) Beech(Fagus sp.) Bigleaf maple(Acer macrophyllum) Black locust (Robinia pseudoacacia) • Douglas-fir(Pseudotsuga menziesii) Oak(Quercus sp,) Pine(Pinus sp.) Tree Removal and Mitigation Twenty-six of the 112 trees are hazardous. Hazardous trees should be removed from the site, and they are not subject to the Mitigation Requirements of 18.790.030. All trees to be removed will be marked on the Tree Plan map. The project arborist will flag each of these with yellow tape or paint before grading and clearing operations begin. There are eighty-six non-hazardous trees larger than 12 inches DBH. Thirty of them will be removed for construction, producing a retention rate of 65%. Given this retention rate, Chapter 18.790.030.B.2 requires that 50% of the trees being removed must be mitigated. Mitigations rules are dictated by Section 18.790.060D: • If the owner chooses to plant mitigation trees on the property, 49 caliper inches of native hardwood species and 377 caliper inches of native conifers will be planted. The replacement trees must be indicated on the landscape plan. (18.790.060D.1.)m • Mitigation Option E of Chapter 18.790.060 allows the owner to request partial payment to the City in lieu of replacement. This payment will be figured at the Page 1 of 4 0627 Armand Hill 6/27/06 rate of$125 per DBH inch. Tree Preservation Fifty-six trees larger than 12 inches in diameter will be preserved, and these require protection from construction damage. All trees selected for mandatory preservation will be fenced off at the edge of the Root Protection Zone, or RPZ. The drip lines of the trees are an estimate of the soil area that should be included. The final size and shape of individual root protection zones should be based on root habit and other site factors, so the exact fence locations will be determined by the project arborist in the field. The RPZ radii in the Tree Table should be used initially, and indicated on the site plan. The general contractor and the project arborist will meet at the site before work begins to mark the construction fence locations. Unless otherwise noted, all tree protection fencing will be installed before construction starts, and kept in place until construction is complete. Once the fences are installed, the owner must request inspection and approval by the City Forester before any additional work is performed. Fences will be 4 ft. high orange plastic mesh secured to metal posts in the ground, or steel IP fencing on concrete blocks. Once installed and approved, tree protection fences may not be opened or removed unless directed by a qualified arborist. "Qualified arborist" can include the project arborist, City Forester, or any ISA Certified Arborist or ASCA Registered Consulting Arborist who is familiar with this tree protection plan. Root protection zones may be entered only for tasks like surveying, measuring, and sampling without supervision by a qualified arborist. Upon completion of these tasks, the fence must be closed. Without written authorization,none of the following will occur within the root protection zones: 1. New buildings; 2. Grade change or cut and fill, during or after construction; 3. New impervious surfaces; 4. Utility trench alignments; 5. Drainage field placement; 5. Staging or storage of materials and equipment during construction; 6. Vehicle maneuvering areas during construction If any trees are illegally removed prior to or during construction, a violation of the City's Development Code will result. By submitting this Tree Plan, the owner implicitly acknowledges that the development code provides for the following penalties if the trees on site are damaged or removed: "Notwithstanding any other provision of this title, any party found to be in violation of IP Page 2 of 4 0627 Armand Hill 6/27/06 this chapter pursuant to Chapter 1.16 of the Tigard Municipal Code shall be subject to a civil penalty of up to $500 and shall be required to remedy any damage caused by the violation. Such remediation shall include,but not be limited to, the following; A. Replacement of unlawfully damaged or removed trees in accordance with Section 18.790.060(D)of the Tigard Development Code; and B. Payment of an additional civil penalty representing the estimated value of any unlawfully removed or damaged tree, as determined using the most current International Society of Arboriculture Guide for Plant Appraisal. Conclusion This document addresses the Tree Plan Requirement(Chapter 18.790.030) for the City of Tigard. It delineates the trees on the site, the exemptions, the trees being removed, and those being protected. Protection measures are described for trees in the mandatory preservation category. No tree can be removed without consent of the land owner. The goal of this Tree Preservation Plan is to protect trees according to the City of Tigard Development Code, IP and to observe all laws, rules, and regulations. It is the client's responsibility to implement this Tree Protection Plan fully, and to monitor the construction process. We highly recommend a preconstruction meeting with the owner, contractors, and the project arborist. Given reasonable notice, a qualified arborist will be available throughout the construction process to help with tree-related problems. Deviations from this Tree Protection Plan can result in tree damage, violations of the City code, and civil penalties. Page 3 of 4 0627 Armand Hill 6/27/06 Assumptions and Limiting Conditions Multnomah Tree Experts,Ltd. 8325 SW 42nd Ave.Portland,OR 97219 Voice(503)452-8160 Fax(503)452-2921 torrespt @aracnet.com 1. Any legal description provided to the consultant is assumed to be correct.Titles and ownerships to property are assumed to be good and marketable.No responsibility is assumed for matters legal in character. 2. Care has been taken to obtain all information from reliable sources.All data have been verified insofar as feasible; however, the consultant can neither guarantee nor be responsible for the accuracy of information provided by others. 3. The consultant shall not be required to give testimony or attend court by reason of this report unless subsequent contractual arrangements are made, including additional fees. 4. This report and any values expressed herein represent the opinion of the consultant, and the consultant's fee is in no way contingent upon the reporting of a specified value, a stipulated result,the occurrence of a subsequent event,nor upon any finding to be reported. 5. Sketches,drawings and photographs in this report are intended as visual aids and are IP probably not to scale.The reproduction of information generated by other consultants is for coordination and ease of reference. Inclusion of such information does not constitute a representation by the consulting arborist, or by Multnomah Tree Experts,Ltd., as to the sufficiency or accuracy of the information. 6. Unless expressed otherwise, information in this report covers only items that were examined,and reflects the condition of those items at the time of inspection.The inspection is limited to visual examination of accessible items without laboratory analysis,dissection, excavation,probing,or coring,unless otherwise stated. 7. There is no warranty or guarantee, expressed or implied,that problems or deficiencies of the plants or property in question may not arise in the future. . 8. This report is the completed work product. Any additional work, including production of a site plan, addenda and revisions, construction of tree protection measures,tree work,or inspection of tree protection measures, for example,must be contracted separately. 9. Loss or alteration of any part of this report invalidates the entire report. 10. CCB# 154349 ISA Certified Arborist PN-0650 ASCA RCA No.372 Peter Torres,M.F. Page 4 of 4 0627 Annand Hill Trees larger than 12 inches DBH Page 1 of 1 10-16-06 TOTAL MITIGATION REQUIRED illit DBH Mitigation Species Condition Comments Action RPZ,radius ft. 1 24 yes Douglas-fir add to map ok remove 0 2 26 yes Douglas-fir add to map ok remove 0 1052 36 yes Douglas-fir DEBRA ok remove 0 1053 26 yes Douglas-fir DEBRA ok remove 0 1054 24 yes Douglas-fir ok remove 0 1058 40 yes Douglas-fir DEBRA ok remove 0 1060 38 yes Doug las-fir DEBRA ok remove 0 1062 24 yes Douglas-fir double trunk @ 10' ok remove 0 1063 24 yes Douglas-fir already pruned ok remove 0 1081 38 yes Douglas-fir ok remove 0 1082 26 yes Douglas-fir ok remove 0 1083 38 yes Douglas-fir ok remove 0 1084 44 yes Douglas-fir ok remove 0 1085 40 yes Douglas-fir ok remove 0 1086 38 yes Douglas-fir ok remove 0 1100 40 yes Douglas-fir ok remove 0 1134 16 yes Douglas-fir ok remove 0 1201 17 yes bigleaf maple ok remove 0 1202 24 yes Douglas-fir low DEBRA ok remove 0 1203 20 yes Douglas-fir low DEBRA ok remove 0 1210 16 yes bigleaf maple ivy;low DEBRA ok remove 0 1280 14 yes beech ok remove 0 1329 14 yes pine remove 0 1330 14 yes pine remove 0 11111 1345 14 yes Douglas-fir DEBRA ok remove 0 1418 18 yes Douglas-fir ok remove 0 1419 18 yes Douglas-fir ok remove 0 1429 18 yes black locust fallen trees laying on it ok remove 0 1436 16 yes black locust large broken branch;needs pruning ok remove 0 1440 16 yes black locust ok remove 0 1447 16 yes pine remove 0 1448 16 yes pine remove 0 1449 16 yes pine remove 0 1450 14 yes pine remove 0 1451 14 yes pine remove 0 1452 14 yes pine remove 0 Total DBH 851 • Mitigation !Total 1 I 'Retention rate @ 65% I I no j 7611 1 =50%mitigation T I yes I 361 ' 1851 X .50=425.5=426 ---1---ii Grand Total 1 1121 i 1 1 i SO . 0627 Annand Hill Trees larger than 12 inches DBH Page 1 of 3 10-16-06 Point DBH Mitigation Species Condition Comments Action RPZ,radius ft. 1 24 yes Douglas-fir add to map ok remove 0 2 26 yes Douglas-fir add to map ok remove 0 1000 28 no black locust hollow;trunk decay,excessive lean HAZ remove 0 1001 38 no Douglas-fir ok preserve 26 1002 28 no Douglas-fir ok preserve 20 1003 32 no Douglas-fir ok preserve 24 1012 42 no Douglas-fu DEBRA ok preserve 30 1015 24 no Douglas-fir ok preserve 18 1016 38 no Douglas-fu high DEBRA ok preserve 26 1017 28 no Douglas-fir high DEBRA ok preserve 20 1023 26 no Douglas-fu DEBRA ok preserve 19 1024 26 no Douglas-fu high DEBRA ok preserve 19 1025 40 no Douglas-fir double top;DEBRA ok preserve 28 1026 48 no Douglas-fir DEBRA ok preserve 30 1030 44 no Douglas-fir DEBRA ok preserve 30 1038 48 no Douglas-fir DEBRA ok preserve 30 1039 46 no Douglas-fu DEBRA ok preserve 30 1052 36 yes Douglas-fir DEBRA ok remove 0 1053 26 yes Douglas-fir DEBRA ok remove 0 1054 24 yes Douglas-fir ok remove 0 1058 40 yes Douglas-fir DEBRA ok remove 0 1060 38 yes Douglas-fir DEBRA ok remove 0 1061 36 no Douglas-fir DEBRA ok preserve 24 1062 24 yes Douglas-fir double trunk @ 10' ok remove 0 1063 24 yes Douglas-fir already pruned ok remove 0 . 1066 24 no Douglas-fu ok preserve 18 1076 36 no Douglas-fir suspect root disease;decline HAZ remove 0 1080 28 no Douglas-fir ok preserve 20 1081 38 yes Douglas-fu ok remove 0 1082 26 yes Douglas-fir ok remove 0 1083 38 yes Douglas-fir ok remove 0 1084 44 yes Douglas-fir ok remove 0 1085 40 yes Douglas-fir ok remove 0 1086 38 yes Douglas-fu ok remove 0 1092 48 no Douglas-fir topped;multiple tops HAZ remove 0 1093 30 no Douglas-fir topped;multiple tops • HAZ remove 0 1094 22 no Douglas-fir topped;weak top HAZ remove 0 1095 24 no Douglas-fu ok preserve 18 1096 42 no Douglas-fir _ok preserve 30 1097 16 no Douglas-fir ok preserve 12 1098 28 no Douglas-fir ok preserve 20 1100 40 yes Douglas-fir ok remove 0 1134 16 yes Douglas-fir ok remove 0 1157 20 no Douglas-fir ok preserve 15 1159 20 no Douglas-fir suppressed ok preserve 15 1161 16 no Douglas-fu red ring rot HAZ remove 0 1162 22 no Douglas-fir hanger;windthrow hazard HAZ remove 0 1166 16 no Douglas-fir windthrow hazard HAZ remove , 0 1170 28 no Douglas-fir ok -preserve 20 1171 18 no Douglas-fu ok preserve 14 lip 1172 20 no Douglas-fu ok preserve 15 1199 15 no bigleaf maple hollow;no top HAZ remove 0 f 1201 17 yes bigleaf maple ok remove 0 1202 24 yes Douglas fir low DEBRA ok remove 0 0627 Annand Hill Trees larger than 12 inches DBH Page 2 of 3 10-16-06 Point DBH Mitigation Species Condition Comments Action RPZ,radius ft. 1203 20 yes Douglas-fir low DEBRA ok remove 0 1204 32 no bigleaf maple ok preserve 24 1210 16 yes bigleaf maple ivy;low DEBRA ok remove 0 1242 18 no Douglas-fu ok preserve 14 1247 20 no Douglas-fir ok preserve 15 1248 18 no Douglas-fir ok preserve 14 1251 18 no Douglas-fir windthrow hazard HAZ remove 0 1276 16 no black locust stem decay HAZ remove 0 1278 14 no apple stem decay HAZ remove 0 1279 14 no apple stem decay HAZ remove 0 1280 14 yes beech ok remove 0 1282 14 no apple stem decay HAZ remove 0 1308 24 no Douglas-fir preserve in grove ok preserve 18 1311 21 no Douglas-fir windthrow hazard HAZ remove 0 1312 14 no Douglas-fir ok preserve 11 1314 16 no Douglas-fir dead top HAZ remove 0 1316 20 no Douglas-fir ok preserve 15 1317 22 no Douglas-fir preserve in grove ok preserve 16 1318 16 no Douglas-fir preserve in grove ok preserve 12 1321 18 no Douglas-fir ok preserve 14 1322 38 no Douglas-fir ok preserve 26 1323 22 no Douglas-fir topped;multiple tops HAZ remove 0 1329 14 yes pine remove 0 1330 14 yes pine remove 0 1345 14 yes Douglas-fir DEBRA ok remove 0 el1363 16 no Douglas-fir ok preserve 12 1367 14 no Douglas-fir ok preserve 11 1369 14 no Douglas-fir ok preserve 11 1376 16 no Douglas-fir already pruned ok preserve 12 1377 14 no Douglas-fir ok preserve 11 1385 16 no Douglas-fir lost top;visible top rot HAZ remove 0 1391 18 no Douglas-fu ok preserve 14 1396 18 no Douglas-fir ok preserve 14 1402 14 no Douglas-fir ok preserve 11 1407 14 no Douglas-fir ok preserve 11 1408 20 no Douglas-fir ok preserve 15 1409 18 no Douglas-fir ok preserve 14 1412 20 no Douglas-fir ok preserve 15 1413 18 no Douglas-fir double trunk @ 5' ok preserve 14 1414 16 no Douglas-fir ok preserve 12 1415 16 no Douglas-fir ok preserve 12 1418 18 yes Douglas-fir ok remove 0 1419 18 yes Douglas-fir ok remove 0 1421 18 no bigleaf maple ivy ok preserve 14 . 1422 20 no Douglas-fir ivy ok preserve 15 1424 16 no Douglas-fir ok preserve 12 1429 18 yes black locust fallen trees laying on it ok remove 0 1430 14 no black locust falling over 1-IAZ remove 0 1431 18 no black locust falling over HAZ remove 0 1436 16 yes black locust large broken branch;needs pruning ok remove 0 1440 16 yes black locust ok remove 0 1442 22 no oak ok preserve 16 L 1447 16 yes pine remove 0 1448 16 yes pine remove 0 0627 Annand Hill Trees larger than 12 inches DBH Page 3 of 3 10-16-06 Point DBH Mitigation Species Condition Comments Action RPZ,radius ft. 1449 16 yes pine remove 0 1450 14 yes pine remove 0 1451 14 yes pine remove 0 1452 14 yes pine remove 0 Retention rate is 65%. Mitigation Total no 76 yes 36 Grand Total 112_ Page 1 of 1 Subj: Annand Hill PD Applicaito Fees Date: 8/18/2006 4:44:38 PM Pacific Daylight Time From: batman @sfadg.com(Ben Altman) To: archjda2 @aol.com(John Annand) John: Here is a summary of the application fees. I confirmed them with Gary,the city planner on this project. • Planned Development—Conceptual Plan Review $6,980 • Preliminary Plat,with PD $6,980 @ 50%= $3,490 • Special Adjustment—Street Improvement Std $ 602 @ 50% _ $ 301 subtotal $10,771 • Long Range Planning Surcharge @ .1467= $ 1,589.80 Total $12,360.80 The long range planner fee is a new Metro-wide charge for 2040 master planning. Ben Altman Lp l 3 jo v.,a(D SFA DESIGN GROUP, LLC 2..) coo 9020 SW WASHINGTON SQ.Sc . DR., SUITE 350 2) �C�O• 0� `foN�.t 503-641 -B311 2. D c© , Sv14.1■3 FAX: 503-643-7905 � � 2� 3fol� . So 410 ----------- ------Headers ------------------- Retum-Path: <baltman @sfadg.com> Received: from rly-yjOl.mx.aol.com (rly-yj01.mail.aol.corri [172.18.180.139])by air-yj02.mail.aol.com (v111.7) with ESMTP id MAILINYJ21-7f044e650db2d0; Fri, 18 Aug 2006 19:44:37 -0400 Received: from vms115pub.verizon.net(vms115pub.verizon.net[206.46.252.115])by rly-yjOl.mx.aol.com (v111.7)with ESMTP id MAILRELAYINYJ14-7f044e650db2d0; Fri, 18 Aug 2006 19:44:27 -0400 Received:from pdg03([66.15.105.198]) by vms115.rnailsrvcs.net(Sun Java System Messaging Server 6.2-2.05(built Apr 28 2005))with ESMTPA-Id-<OJ47000VMWLV8F39 @vms115.rnailsrvcs.net> for archjda2 @aol.com; Fri, 18.Aug 2006 18:44:20-0500(CDT) Date: Fri, 1e Aug 2006 16:44:19 -0700 From: "Ben Altman" <baltman @sfadg.com> Subject:Armand Hill PD Applicaito Fees To: "John Annand" <archjda2 @aol.com> Message-id: <003501 c6c320$39f00980$7201 a8c0 @sfadg.com> MIME-version: 1.0 X-MIMEOLE: Produced By Microsoft MimeOLE V6.00.2900.2962 X-Mailer: Microsoft Office Outlook 11 Content-type: multipart/altemative; boundary="--=_NextPart_000_0036_01 C6C2E5.8D913180" Thread-index:AcbDIDl4sbjeY68eTV.SnitigcQdeFA== X-AOL-IP: 206.46.252.115 • X-AOL-SCO• L-SCORE: 0:2:438462207:13153337 X-AOL-SCO_L-URL COUNT: 0 41. Saturday, August 19, 2006 America Online: ARCHJDA2 ' PRE-APP.HELD BY: ill CITY OF TIGARD .PLANNING DIVISION 13125 SW HALL BOULEVARD TIGARD, OR 97223-8189 °_f 11 503.639.4171/503.684.7297 CITY.OF TIGARD OREGON LAND USE PERMIT APPLICATION File# I Other Case"#I Date I By - I Receipt#. 1 City I '-1 Urb f • I Date Completel TYPE OF PERMIT YOU ARE AP,PLYING.FOR ❑AdjustmentNariance (I or II) ❑Minor Land Partition (II) ❑Zone Change(III) ❑Comprehensive Plan Amendment(IV) og Planned Development(III) ❑Zone Change Annexation (IV) ❑Conditional Use (III) ❑Sensitive Lands Review(I, n or III) ❑Zone Ordinance Amendment(IV) ❑ Historic Overlay'(II Vor III) ❑Site'Development Review (II) ❑ Home Occupation (II) ®Subdivision (II or III) LUCA]ION WHERE PROPOSED ACTIVITY-WILL OCCUR(Address It-available) P1649° $ 6fd sw t0 9�`y,��� , [AX MAP& I AX L I NOS. I Tifx IIIr �•o d, i Iii �-s/ io,QG a v( to? Iry do ni'4 �r hdog0 w 8.3/7u4.6 s . Eel" 9-0J q:5-PA CdT Moo R•/.2 -kPPLICAN T• • SAS •h i /QH;fi' i XitKD ' P'i:T S'fJ-f 0tC ' R E p/Ng/ , 4 SW liit/12'1A S%, 54/7e /5-0 PHONE NO. FAX NO. 5°3 `6264 PRIMARY CON TACT PERSON PRONE NO. /3 N�GTt "D si i 6 tc Sd 3- 6Y/-'8'3i/ pax 'Y PROPERI Y OWNERIDEED HOLDER[Attach list tfmore than one) SAnc ��i'Le ckkT MAILING DRESSIC LIP PHONE NO. FAX NO. V When the owner and the applicant are different people, the applicant must be thp purchaser of record or a lessee in possession with written authorization from the owner or an agent of the owner. Theners 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 speaiic) • • APPLICATIONS WILL NOT BE ACCEPTED WITHOUT ALL OF THE REQUIRED SUBMITTAL ELEMENTS AS DESCRIBED IN THE "BASIC SUBMITTAL REQUIREMENTS" INFORMATION SHEET. •HE 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 otthe•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 contenis 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. , S As. t■L \'1< L.L W. IL 'T R-U , . Lt A •Owner's Signature Dat -- ,&t`1't■i 1 N.)1 , P 1 C75` 4 .1 1,1r;:•.• "' ... .. ; 1V- p--L_t_.C_.. er's S griature �... .�. Date'.. . . . M A tZ J F�tit � ■! t <u lr r`� : ' : : ,� �'_.. ' _ atAr.a-di _ O ner's .i 9 nature Date • A .04 ner's Signature Date,v• 5 .. Owner's Signature • Date Applicant/Agent/Representative's Signature Date • • Applicant/Agent/Representative's Signature - Date • • CITY OF TIGARD LAND USE APPLICATIONS BASIC SUBMITTAL REQUIREMENTS - This checklist identifies the basic submittal requirements for a land use application. BASIC INFORMATION: 34 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 • Written summary of proposal Narrative demonstrating compliance with all applicable development standards and approval criteria (as specified in the Pre-Application Conference notes) tt Two (2) sets of stamped, addressed #10 envelopes for all owners of property within 500 feet of the subject property. Mailing envelopes shall be standard legal-size (#10), addressed with 1" x 4" labels (see envelope submittal requirements). Property owner mailing lists must be prepared by the City for a minimal fee (see request,for 500' property owner mailing list form). Documentary evidence of Neighborhood Meeting for the following: Site Development Review, Subdivision, Conditional Use, Sensitive Lands Review,Zone Change, Comprehensive Plan Amendments. Neighborhood Meeting Affidavits of Posting & Mailing Notice, Minutes,Sign-in Sheets Service Provider Letter , Impact Study per Section 18.390.040.B.2.(e) Copy of the Pre-Application Conference notes ►: Filing Fee (see fee schedule) PLANS REQUIRED: - In addition to the above basic information, each type of land use application will require one or more of the following maps or.plans. PLEASE SUBMIT EACH OF THE PLANS CHECKED BELOW WITH YOUR APPLICATION (See separate attachment for details on what information to include on each plan): Vicinity Map aff Preliminary Grading/Erosion Control Plan EL Existing Conditions Map Preliminary Utilities Plan Subdivision Preliminary Plat Map -IA_ Preliminary Storm Drainage Plan D Preliminary Partition/Lot Line Adjustment Plan CIS Tree Preservation/Mitigation Plan ❑ Site Development Plan ❑ Architectural Drawings (elevations &floor plans) ❑ Landscape Plan ❑ Sign Drawings Public Improvements/Streets Plan NUMBER OF COPIES REQUIRED: The City requires multiple copies of submittal materials. The number of copies required depends on the type of review process. FOR PURPOSES OF REVIEWING YOUR APPLICATION FOR COMPLETENESS, ONLY 3 COPIES ARE NEEDED. THE BALANCE OF THE COPIES WILL BE REQUESTED FROM YOU, ONCE DEEMED COMPLETE, TO MAKE YOUR APPLICATION SUBMITTAL COMPLETE. h:lpatty\masters\application submittal requirements.doc . UPDATED: 26-Jun-02 0627 Annand Hill 10/15/2006 Tree Plan for 0627 Annand Hill This Tree Plan was written for the property called Annand Hill on Canterbury Rd., in Tigard, Oregon. As directed by Chapter 18.790 of the City of Tigard Municipal Code,the health,removal,protection, and mitigation of trees are addressed. There are 208 trees on the subject property, where"tree"means a standing woody plant, or group of such, having a trunk which is 6 inches or more in size when measured at standard height. Tree species and their frequency are shown in the attached Tree Table entitled "All Trees On Site 10-16-06". There are 112 trees on site that are larger than 12 inches, as shown in the attached Tree Table entitled"Trees Larger Than 12 Inches DBH 10-16-2006". These are comprised of the following species: Apple(Malus sp.) Beech (Fagus sp.) Bigleaf maple(Acer macrophyllum) Black locust (Robinia pseudoacacia) Douglas-fir(Pseudotsuga menziesii) IPOak(Quercus sp,) Pine (Pinus sp.) Tree Removal and Mitigation Twenty-six of the 112 trees are hazardous. Hazardous trees should be removed from the site, and they are not subject to the Mitigation Requirements of 18.790.030. All trees to be removed will be marked on the Tree Plan map. The project arborist will flag each of these with yellow tape or paint before grading and clearing operations begin. There are eighty-six non-hazardous trees larger than 12 inches DBH. Thirty of them will be removed for construction, producing a retention rate of 65%. Given this retention rate, Chapter 18.790.030.B.2 requires that 50% of the trees being removed must be mitigated. Mitigations rules are dictated by Section 18.790.060D: • If the owner chooses to plant mitigation trees on the property, 49 caliper inches of native hardwood species and 377 caliper inches of native conifers will be planted. The replacement trees must be indicated on the landscape plan. (18.790.060D.1.)m • Mitigation Option E of Chapter 18.790.060 allows the owner to request partial payment to the City in lieu of replacement. This payment will be figured at the 4110 Page 1 of 4 0627 Armand Hill 6/27/06 rate of$125 per DBH inch. Tree Preservation Fifty-six trees larger than 12 inches in diameter will be preserved, and these require protection from construction damage. All trees selected for mandatory preservation will be fenced off at the edge of the Root Protection Zone, or RPZ. The drip lines of the trees are an estimate of the soil area that should be included. The final size and shape of individual root protection zones should be based on root habit and other site factors, so the exact fence locations will be determined by the project arborist in the field. The RPZ radii in the Tree Table should be used initially, and indicated on the site plan. The general contractor and the project arborist will meet at the site before work begins to mark the construction fence locations. Unless otherwise noted, all tree protection fencing will be installed before construction starts, and kept in place until construction is complete. Once the fences are installed, the owner must request inspection and approval by the City Forester before any additional work is performed. Fences will be 4 ft. high orange plastic mesh secured to metal posts in the ground, or steel fencing on concrete blocks. Once installed and approved, tree protection fences may not • be opened or removed unless directed by a qualified arborist. "Qualified arborist" can include the project arborist, City Forester, or any ISA Certified Arborist or ASCA Registered Consulting Arborist who is familiar with this tree protection plan. Root protection zones may be entered only for tasks like surveying, measuring, and sampling without supervision by a qualified arborist. Upon completion of these tasks, the fence must be closed. Without written authorization, none of the following will occur within the root protection zones: 1. New buildings; 2. Grade change or cut and fill, during or after construction; 3. New impervious surfaces; 4. Utility trench alignments; 5. Drainage field placement; 5. Staging or storage of materials and equipment during construction; 6. Vehicle maneuvering areas during construction If any trees are illegally removed prior to or during construction, a violation of the City's Development Code will result. By submitting this Tree Plan, the owner implicitly acknowledges that the development code provides for the following penalties if the trees on site are damaged or removed: "Notwithstanding any other provision of this title, any party found to be in violation of 4110 Page 2 of 4 0627 Annand Hill 6/27/06 this chapter pursuant to Chapter 1.16 of the Tigard Municipal Code shall be subject to a civil penalty of up to $500 and shall be required to remedy any damage caused by the violation. Such remediation shall include,but not be limited to, the following; A. Replacement of unlawfully damaged or removed trees in accordance with Section 18.790.060 (D) of the Tigard Development Code; and B. Payment of an additional civil penalty representing the estimated value of any unlawfully removed or damaged tree, as determined using the most current International Society of Arboriculture Guide for Plant Appraisal. Conclusion This document addresses the Tree Plan Requirement (Chapter 18.790.030) for the City of Tigard. It delineates the trees on the site, the exemptions, the trees being removed, and those being protected. Protection measures are described for trees in the mandatory preservation category. No tree can be removed without consent of the land owner. The goal of this Tree Preservation Plan is to protect trees according to the City of Tigard Development Code, and to observe all laws, rules, and regulations. It is the client's responsibility to IPimplement this Tree Protection Plan fully, and to monitor the construction process. We highly recommend a preconstruction meeting with the owner, contractors, and the project arborist. Given reasonable notice, a qualified arborist will be available throughout the construction process to help with tree-related problems. Deviations from this Tree Protection Plan can result in tree damage, violations of the City code, and civil penalties. 110 Page 3 of 4 0627 Annand Hill 6/27/06 Assumptions and Limiting Conditions Multnomah Tree Experts,Ltd. 8325 SW 421'd Ave.Portland, OR 97219 Voice(503)452-8160 Fax(503)452-2921 torrespt @aracnet.com 1. Any legal description provided to the consultant is assumed to be correct. Titles and ownerships to property are assumed to be good and marketable.No responsibility is assumed for matters legal in character. 2. Care has been taken to obtain all information from reliable sources.All data have been verified insofar as feasible; however,the consultant can neither guarantee nor be responsible for the accuracy of information provided by others. 3. The consultant shall not be required to give testimony or attend court by reason of this report unless subsequent contractual arrangements are made, including additional fees. 4. This report and any values expressed herein represent the opinion of the consultant, and the consultant's fee is in no way contingent upon the reporting of a specified value,a stipulated result,the occurrence of a subsequent event,nor upon any finding to be reported. 5. Sketches, drawings and photographs in this report are intended as visual aids and are 4110 probably not to scale.The reproduction of information generated by other consultants is for coordination and ease of reference. Inclusion of such information does not constitute a representation by the consulting arborist,or by Multnomah Tree Experts, Ltd., as to the sufficiency or accuracy of the information. 6. Unless expressed otherwise,information in this report covers only items that were examined, and reflects the condition of those items at the time of inspection. The inspection is limited to visual examination of accessible items without laboratory analysis, dissection, excavation,probing, or coring,unless otherwise stated. 7. There is no warranty or guarantee, expressed or implied,that problems or deficiencies of the plants or property in question may not arise in the future. 8. This report is the completed work product. Any additional work, including production of a site plan, addenda and revisions, construction of tree protection measures,tree work, or inspection of tree protection measures, for example,must be contracted separately. 9. Loss or alteration of any part of this report invalidates the entire report. 10. CCB# 154349 ISA Certified Arborist PN-0650 ASCA RCA No.372 Peter Tones,M.F. • Page 4 of 4 0627 Annand Hill Trees larger than 12 inches DBH Page 1 of 3 REOu/aEO /1,Ti6-4)-ic,Al 10-16-06 Point DBH Mitigation Species Condition Comments Action RPZ,radius ft. 1 24 yes Douglas-fir add to map ok remove 0 2 26 yes Douglas-fir add to map ok remove 0 1000 no black locust hollow;trunk decay;excessive lean HAZ remove 0 1001 no Douglas-fir ok preserve 26 1002 no Douglas-fir ok preserve 20 1003 no Douglas-fir ok preserve 24 1012 no Douglas-fir DEBRA ok preserve 30 1015 no Douglas-fir ok preserve 18 1016 no Douglas-fir high DEBRA ok preserve 26 1017 no Douglas-fir high DEBRA ok preserve 20 1023 no Douglas-fir DEBRA ok preserve 19 1024 no Douglas-fir high DEBRA ok preserve 19 1025 no Douglas-fir double top;DEBRA ok preserve 28 1026 no Douglas-fir DEBRA ok preserve 30 1030 no Douglas-fir DEBRA ok preserve 30 1038 no Douglas-fir DEBRA ok preserve 30 1039 no Douglas-fir DEBRA ok preserve 30 1052 36 yes Douglas-fir DEBRA ok remove 0 1053 26 yes Douglas-fir DEBRA ok remove 0 1054 24 yes Douglas-fir ok remove 0 1058 40 yes Douglas-fir DEBRA ok remove 0 1060 38 yes Douglas-fir DEBRA ok remove 0 1061 no Douglas-fir DEBRA ok preserve 24 1062 24 yes Douglas-fir double trunk @ 10' ok remove 0 1063 24 yes Douglas-fir already pruned ok remove 0 so1066 no Douglas-fir ok preserve 18 1076 no Douglas-fir suspect root disease;decline HAZ remove 0 1080 no Douglas-fir ok preserve 20 1081 38 yes Douglas-fir ok remove 0 1082 26 yes Douglas-fir ok remove 0 1083 38 yes Douglas-fir ok remove 0 1084 44 yes Douglas-fir ok remove 0 1085 40 yes Douglas-fir ok remove 0 1086 38 yes Douglas-fir ok remove 0 1092 no Douglas-fir topped;multiple tops HAZ remove 0 1093 no Douglas-fir topped;multiple tops HAZ remove 0 1094 no Douglas-fir topped;weak top HAZ remove 0 1095 no Douglas-fir ok preserve 18 1096 no Douglas-fir ok preserve 30 1097 no Douglas-fir ok preserve 12 1098 no Douglas-fir ok preserve 20 1100 40 yes Douglas-fir ok remove 0 1134 16 yes Douglas-fir ok remove 0 1157 no Douglas-fir ok preserve 15 1159 no Douglas-fir suppressed ok preserve 15 1161 no Douglas-fir red ring rot HAZ remove 0 1162 no Douglas-fir hanger;windthrow hazard HAZ remove 0 1166 no Douglas-fir windthrow hazard HAZ remove 0 1170 no Douglas-fir ok preserve 20 1171 no Douglas-fir ok preserve 14 so1172 no Douglas-fir ok preserve 15 1199 no bigleaf maple hollow;no top HAZ remove 0 I 1201 17 yes 1202 24 yes bigleaf maple ok remove 0 Douglas fir low DEBRA ok remove 0 0627 Armand Hill Trees larger than 12 inches DBH Page 2 of 3 10-16-06 Point DBH Mitigation Species Condition Comments Action RPZ,radius ft. 1203 20 yes Douglas-fir low DEBRA ok remove 0 1204 no bigleaf maple ok preserve 24 1210 16 yes bigleaf maple ivy;low DEBRA ok remove 0 1242 no Douglas-fir ok preserve 14 1247 no Douglas-fir ok preserve 15 1248 no Douglas-fir ok preserve 14 1251 no Douglas-fir windthrow hazard HAZ remove 0 1276 no black locust stem decay HAZ remove 0 1278 no apple stem decay HAZ remove 0 1279 no apple stem decay HAZ remove 0 1280 14 yes beech ok remove 0 1282 no apple stem decay HAZ remove 0 1308 no Douglas-fir preserve in grove ok preserve 18 1311 no Douglas-fir windthrow hazard HAZ remove 0 1312 no Douglas-fir ok preserve 11 1314 no Douglas-fir dead top HAZ remove 0 1316 no Douglas-fir ok preserve 15 1317 no Douglas-fir preserve in grove ok preserve 16 1318 no Douglas-fir preserve in grove ok preserve 12 1321 no Douglas-fir ok preserve 14 1322 no Douglas-fir ok preserve 26 1323 no Douglas-fir topped;multiple tops HAZ remove 0 1329 14 yes pine remove 0 1330 14 yes pine remove 0 1345 14 yes Douglas-fir DEBRA ok remove 0 1363 no Douglas-fir ok preserve 12 1367 no Douglas-fir ok preserve 11 1369 no Douglas-fir ok preserve 11 1376 no Douglas-fir already pruned ok preserve 12 1377 no Douglas-fir ok preserve 11 1385 no Douglas-fir lost top;visible top rot HAZ remove 0 1391 no Douglas-fir ok preserve 14 1396 no Douglas-fir ok preserve 14 1402 no Douglas-fir ok preserve 11 1407 no Douglas-fir ok preserve 11 1408 no Douglas-fir ok preserve 15 1409 no Douglas-fir ok preserve 14 1412 no Douglas-fir ok preserve 15 1413 no Douglas-fir double trunk @ 5' ok preserve 14 1414 no Douglas-fir ok preserve 12 1415 no _Douglas-fir ok preserve 12 1418 18 yes Douglas-fir _ok remove 0 1419 18 yes Douglas-fir ok remove 0 1421 no bigleaf maple ivy ok preserve 14 1422 no Douglas-fir ivy ok preserve 15 1424 no Douglas-fir ok preserve 12 1429 18 yes black locust fallen trees laying on it ok remove 0 1430 no black locust falling over HAZ remove 0 1431 no black locust falling over HAZ remove 0 1436 16 yes black locust large broken branch;needs pruning ok remove 0 al1440 16 yes black locust ok remove 0 1442 no oak ok preserve 16 I 1447 16 yes pine remove 0 1448 16 yes pine remove 0 0627 Annand Hill Trees larger than 12 inches DBH Page 3 of 3 10-16-06 Point DBH Mitigation Species Condition Comments Action RPZ,radius ft. 1449 16 yes pine remove 0 1450 14 yes pine remove 0 1451 14 yes pine remove 0 1452 14 yes pine remove 0 851 Retention rate is 65%=50%mitigation Mitigation Total 851 X.50=425.5 no 76 yes 36 Grand Total 112 . IP 0627 Annand Hill Trees larger than 12 inches DBH Page 1 of 3 10-16-06 Point DBH Mitigation Species Condition Comments Action RPZ,radius ft. 1 24 yes Douglas-fir add to map ok remove 0 2 26 yes Douglas-fir add to map ok remove 0 1000 28 no black locust hollow;trunk decay;excessive lean HAZ remove 0 1001 38 no Douglas-fir ok preserve 26 1002 28 no Douglas-fir ok preserve 20 1003 32 no Douglas-fir ok preserve 24 1012 42 no Douglas-fir DEBRA ok preserve 30 1015 24 no Douglas-fir ok preserve 18 1016 38 no Douglas-fir high DEBRA ok preserve 26 1017 28 no Douglas-fir high DEBRA ok preserve 20 1023 26 no Douglas-fir DEBRA ok preserve 19 1024 26 no Douglas-fir high DEBRA ok preserve 19 1025 40 no Douglas-fir double top;DEBRA ok preserve 28 1026 48 no Douglas-fir DEBRA ok preserve 30 1030 44 no Douglas-fir DEBRA ok preserve 30 1038 48 no Douglas-fir DEBRA ok preserve 30 1039 46 no Douglas-fir DEBRA ok preserve 30 1052 36 yes Douglas-fir DEBRA ok remove 0 1053 26 yes Douglas-fir DEBRA ok remove 0 1054 24 yes Douglas-fir ok remove 0 1058 40 yes Douglas-fir DEBRA ok remove 0 1060 38 yes Douglas-fir DEBRA ok remove 0 1061 36 no Douglas-fir DEBRA ok preserve 24 1062 24 yes Douglas-fir double trunk a@ 10' ok remove 0 1063 24 yes Douglas-fir already pruned ok remove 0 so1066 24 no Douglas-fir ok preserve 18 1076 36 no Douglas-fir suspect root disease;decline HAZ remove 0 1080 28 no Douglas-fir ok preserve 20 1081 38 yes Douglas-fir ok remove 0 1082 26 yes Douglas-fir ok remove 0 1083 38 yes Douglas-fir ok remove 0 1084 44 yes Douglas-fir ok remove 0 1085 40 yes Douglas-fir ok remove 0 1086 38 yes Douglas-fir ok remove 0 1092 48 no Douglas-fir topped;multiple tops HAZ remove 0 1093 30 no Douglas-fir topped;multiple tops HAZ remove 0 1094 22 no Douglas-fir topped;weak top HAZ remove 0 1095 24 no Douglas-fir ok preserve 18 1096 42 no Douglas-fir ok preserve 30 1097 16 no Douglas-fir ok preserve 12 1098 28 no Douglas-fir ok preserve 20 1100 40 yes Douglas-fir ok remove 0 1134 16 yes Douglas-fir ok remove 0 1157 20 no Douglas-fir ok preserve 15 1159 20 no Douglas-fir suppressed ok _preserve 15 lio1161 16 no Douglas fir red ring rot HAZ remove 0 1162 22 no Douglas fir hanger,windthrow hazard HAZ remove 0 1166 16 no Douglas fu windthrow hazard HAZ remove 0 1170 28 no Douglas fu ok preserve 20 1171 18 no Douglas-fir ok preserve 14 1172 20 no Douglas fu ok preserve 1 5 1199 15 no bigleaf maple hollow;no top HAZ remove 0 1201 17 yes maple ok remove 0 1202 24 yes Douglas-fir low DEBRA ok remove 0 0627 Annand Hill Trees larger than 12 inches DBH Page 2 of 3 10-16-06 Point DBH Mitigation Species Condition Comments Action RPZ,radius ft. 1203 20 yes Douglas-fir low DEBRA ok remove 0 1204 32 no bigleaf maple ok preserve 24 1210 16 yes bigleaf maple ivy; low DEBRA ok remove 0 1242 18 no Douglas-fir ok preserve 14 1247 20 no Douglas-fir ok preserve 15 1248 18 no Douglas-fir ok preserve 14 1251 18 no Douglas-fir windthrow hazard HAZ remove 0 1276 16 no black locust stem decay HAZ remove 0 1278 14 no apple stem decay HAZ remove 0 1279 14 no apple stem decay HAZ remove 0 1280 14 yes beech ok remove 0 1282 14 no apple stem decay HAZ remove 0 1308 24 no Douglas-fir preserve in grove ok preserve 18 1311 21 no Douglas-fir windthrow hazard HAZ remove 0 1312 14 no Douglas-fir ok preserve 11 1314 16 no Douglas-fir dead top HAZ remove 0 1316 20 no Douglas-fir ok preserve 15 1317 22 no Douglas-fir preserve in grove ok preserve 16 1318 16 no Douglas-fir preserve in grove ok preserve 12 1321 18 no Douglas-fir ok preserve 14 1322 38 no Douglas-fir ok preserve 26 1323 22 no Douglas-fir topped;multiple tops HAZ remove 0 1329 14 yes pine remove 0 1330 14 yes pine remove 0 1345 14 yes Douglas-fir DEBRA ok remove 0 al1363 16 no Douglas-fir - ok preserve 12 1367 14 no Douglas-fir ok preserve 11 1369 14 no Douglas-fir ok preserve 11 1376 16 no Douglas-fir already pruned ok preserve 12 1377 14 no Douglas-fir ok preserve 11 1385 16 no Douglas-fir lost top;visible top rot HAZ remove 0 1391 18 no Douglas-fir ok preserve 14 1396 18 no Douglas-fir ok preserve 14 1402 14 no Douglas-fir ok preserve 11 1407 14 no Douglas-fir ok preserve 11 1408 20 no Douglas-fir ok preserve 15 1409 18 no Douglas-fir ok preserve 14 1412 20 no Douglas-fir ok preserve 15 1413 18 no Douglas-fir double trunk @ 5' ok preserve 14 1414 16 no Douglas-fir ok preserve 12 1415 16 no Douglas-fir ok preserve 12 1418 18 yes Douglas-fir ok remove 0 1419 18 yes Douglas-fir ok remove 0 1421 18 no bigleaf maple ivy ok preserve 14 1422 20 no Douglas-fir ivy ok preserve 15 1424 16 no Douglas-fir ok preserve 12 1429 18 yes black locust fallen trees laying on it ok remove 0 1430 14 no black locust falling over HAZ remove 0 1431 18 no black locust falling over HAZ remove 0 1436 16 yes black locust large broken branch;needs pruning ok remove 0 III1440 16 yes black locust ok remove 0 1442 22 no oak ok preserve 16 I 1447 16 yes pine remove 0 1448 16 yes pine remove 0 0627 Annand Hill Trees larger than 12 inches DBH Page 3 of 3 10-16-06 Point DBH Mitigation Species Condition Comments Action RPZ,radius ft. 1449 16 yes pine remove 0 1450 14 yes pine remove 0 1451 14 yes pine remove. 0 I1452 14 yes pine remove 0 Retention rate is 65%. Mitigation Total no 76 yes 36 Grand Total 112_ . 0627 Annand Hill All Trees on Site Page 1 of 4 11/2/2006 Point DBH Mitigation? Species C-Rad H/D Condition Comments Action 1 24 yes Douglas-fir 20 viable-add to map ok remove 26 yes Douglas-fir 20 viable-add to map ok remove _ 28 no black locust 0 hollow;trunk decay;excessive lean HAZ remove 1001 38 no Douglas-fir 28 ok preserve 1002 28 no Douglas-fir 24 ok preserve 1003 32 no Doug las-fir 20 ok preserve 1012 42 no Douglas-fir 30 DEBRA ok preserve 1015 24 no Douglas-fir 20 ok preserve 1016 38 no Douglas-fir 26 high DEBRA ok preserve 1017 28 no Douglas-fir 22 high DEBRA ok preserve 1023 26 no Douglas-fir 20 DEBRA ok preserve 1024 26 no Douglas-fir 20 high DEBRA ok preserve 1025 40 no Douglas-fir 30 double top;DEBRA ok preserve 1026 48 no Douglas-fir 34 DEBRA ok preserve 1030 44 no Douglas-fir 30 DEBRA ok preserve 1038 48 no Douglas-fir 34 DEBRA ok preserve 1039 46 no Douglas-fir 34 DEBRA ok preserve 1052 36 yes Douglas-fir 28 30% DEBRA ok remove 1053 26 yes Douglas-fir 20 DEBRA ok remove 1054 24 yes Douglas-fir 20 ok remove 1058 40 yes Douglas-fir 30 DEBRA ok remove 1060 38 yes Douglas-fir 28 DEBRA ok remove 1061 36 no Douglas-fir 28 DEBRA ok preserve 1062 24 yes Douglas-fir 20 double trunk @ 10' ok remove 1063 24 yes Douglas-fir 20 already pruned ok remove 1066 24 no Douglas-fir 20 ok preserve 1076 36 no Douglas-fir 0 30% suspect root disease;decline HAZ remove at28 no Douglas-fir 20 ok preserve 38 yes Douglas-fir 28 ok remove 1082 26 yes Douglas-fir 20 ok remove 1083 38 yes Douglas-fir 28 ok remove 1084 44 yes Douglas-fir 30 ok remove 1085 40 yes Douglas-fir 30 ok remove 1086 38 yes Douglas-fir 28 ok remove 1092 48 no Douglas-fir 0 topped;multiple tops HAZ remove 1093 30 no Douglas-fir 0 topped;multiple tops HAZ remove 1094 22 no Douglas-fir 0 topped;weak top HAZ remove 1095 24 no Douglas-fir 20 ok preserve 1096 42 no Douglas-fir 30 ok preserve 1097 16 no Douglas-fir 16 ok preserve 1098 28 no Douglas-fir 26 ok preserve 1100 40 yes Douglas-fir 30 ok remove 1134 16 yes Douglas-fir 16 ok remove 1138 12 no cedar remove 1139 10 no cedar remove 1142 10 no juniper preserve 1148 8 no Douglas-fir preserve 1157 20 no Douglas-fir 18 ok preserve 1158 12 no Douglas-fir 0 25% windthrow hazard HAZ remove 1159 20 no Douglas-fir 18 suppressed ok preserve 1160 8 no bigleaf maple preserve 1 161 16 no Douglas-fir 0 red ring rot HAZ preserve 1162 22 no Douglas-fir 0 25% hanger;windthrow hazard HAZ preserve 10 no Douglas-fir preserve 16 no Douglas-fir 0 15% windthrow hazard HAZ remove .i 67 8 no bigleaf maple preserve 1168 12 no bigleaf maple preserve 1169 8 no Douglas-fir _ preserve 0627 Annand Hill All Trees on Site Page 2 of 4 11/2/2006 Point DBH Mitigation? Species C-Rad H/D Condition Comments Action 1170 28 no Douglas-fir _ 20 ok preserve 18 no Douglas-fir 16 30% ok preserve ` 20 no Douglas-fir 18 30% ok preserve 1173 8 no bigleaf maple preserve 1199 15 no bigleaf maple 0 hollow;no top HAZ remove 1200 10 no bigleaf maple remove 1201 17 yes bigleaf maple 12 ok remove 1202 24 yes Douglas-fir 20 low DEBRA ok remove 1203 20 yes Douglas-fir 18 low DEBRA ok remove 1204 32 no bigleaf maple 28 ok preserve 1205 8 no bigleaf maple preserve 1206 8 no bigleaf maple preserve 1207 10 no cherry preserve 1209 8 no pine preserve 1210 16 yes bigleaf maple 12 ivy; low DEBRA ok remove 1229 8 no bigleaf maple preserve 1237 12 no spruce remove 1242 18 no Douglas-fir 18 ok preserve 1243 12 no Douglas-fir preserve 1244 12 no Douglas-fir preserve 1245 8 no spruce preserve 1246 10 no cedar preserve 1247 20 no Douglas-fir 18 ok preserve 1248 18 no Douglas-fir 16 ok preserve 1249 12 no Douglas-fir preserve 1250 12 no Douglas-fir preserve 1251 18 no Douglas-fir 0 15% windthrow hazard HAZ remove 46K 8 no Douglas-fir preserve 10 no cherry remove 1254 12 no hawthorn remove 1255 8 no red alder remove 1259 12 no cedar remove 1264 10 no cedar remove 1265 10 no cedar remove 1266 10 no cedar remove 1267 8 no cherry remove 1268 8 no bigleaf maple remove 1269 10 no bigleaf maple preserve 1271 10 no cherry remove 1272 8 no juniper remove 1273 10 no cherry remove 1274 8 no red alder _ preserve 1275 8 no cherry remove 1276 16 no black locust 0 stem decay HAZ remove 1277 8 no cherry remove 1278 14 no apple 0 stem decay HAZ remove 1279 14 no apple 0 stem decay HAZ remove 1280 14 yes beech 12 ok remove 1281 12 no apple remove 1282 14 no apple 0 stem decay HAZ remove 1283 12 no holly remove 1303 10 no Douglas-fir _preserve 1307 12 no Douglas-fir preserve 8 24 no Douglas-fir 20 20% preserve in grove ok preserve 12 no Douglas-fir preserve .s I 0 10 no Douglas fir preserve 1311 21 no Douglas-fir 0 30% windthrow hazard HAZ remove 1312 14 no Douglas-fir _ 14 _ok preserve 0627 Annand Hill All Trees on Site Page 3 of 4 11/2/2006 Point DBH Mitigation? Species C-Rad HID_Condition Comments Action 1313 10 no Douglas-fir preserve 16 no Douglas-fir 0 dead top HAZ remove _ 10 no Douglas-fir preserve 1316 20 no Douglas-fir 18 20% ok preserve 1317 22 no Douglas-fir 18 30%.preserve in grove ok preserve 1318 16 no Douglas-fir 16 preserve in grove ok preserve 1318 12 no Douglas-fir preserve 1320 12 no Doug las-fir preserve 1321 18 no Douglas-fir 16 ok preserve 1322 38 no Douglas-fir 28 ok preserve 1323 22 no Douglas-fir 0 topped;multiple tops HAZ remove 1324 12 no bigleaf maple remove 1325 12 no bigleaf maple remove 1326 12 no pine remove 1327 12 no bigleaf maple remove 1328 12 no pine remove 1329 14 yes pine remove 1330 14 yes pine remove 1337 12 no Douglas-fir has been cut down remove 1345 14 yes Douglas-fir 14 DEBRA ok remove 1347 12 no cedar remove 1348 12 no cedar remove 1361 12 no Douglas-fir preserve 1362 12 no Doug las-fir preserve 1363 16 no Douglas-fir 16 ok preserve 1364 6 no Douglas-fir preserve 1365 8 no Douglas-fir preserve ili 8 no Douglas-fir preserve 14 no Douglas-fir 14 ok preserve i369 14 no Douglas-fir 14 ok preserve 1376 16 no Douglas-fir 16 already pruned ok preserve 1377 14 no Douglas-fir 14 ok preserve 1378 6 no Douglas-fir preserve 1379 10 no Douglas-fir preserve 1380 8 no bigleaf maple preserve 1382 12 no Douglas-fir preserve 1383 10 no Douglas-fir preserve 1385 16 no Douglas-fir 0 lost top;visible top rot HAZ remove 1389 12 no Douglas-fir preserve 1391 18 no Douglas-fir 16 ok preserve 1393 8 no Douglas-fir preserve 1395 12 no bigleaf maple preserve 1396 18 no Douglas-fir 16 ok preserve 1397 10 no Douglas-fir preserve 1398 12 no Doug las-fir preserve 1400 10 no Douglas-fir preserve 1401 12 no bigleaf maple preserve 1402 14 no Douglas-fir 14 ok preserve 1406 8 no bigleaf maple ML preserve 1407 14 no Douglas-fir 14 ok preserve 1408 20 no Douglas-fir 18 ok preserve 1409 18 no Douglas-fir 16 ok preserve 1411 8 no Douglas-fir preserve 2 20 no Doug las-fir 18 ok preserve 18 no Douglas-fir 16 double trunk @ 5' ok preserve .414 16 no Douglas-fir 16 ok preserve 1415 16 no Douglas-fir 16 ok preserve 1416 12 no Douglas-fir preserve 0627 Annand Hill All Trees on Site Page 4 of 4 11/2/2006 Point DBH Mitigation? Species C-Rad H/D Condition Comments Action 1417 10 no Douglas-fir preserve 18 yes Douglas-fir 16 ok remove 18 yes Douglas-fir 16 ok remove 1421 18 no bigleaf maple 12 ivy ok preserve 1422 20 no Douglas-fir 18 ivy ok preserve 1424 16 no Douglas-fir 16 ok preserve 1427 6 no bigleaf maple _ preserve 1428 12 no cedar remove 1429 18 yes black locust 16 fallen trees laying on it ok remove 1430 14 no black locust 0 falling over HAZ remove 1431 18 no black locust 0 falling over HAZ remove 1432 12 no black locust remove 1433 12 no black locust remove 1434 12 no black locust remove 1435 10 no juniper remove 1436 16 yes black locust 16 large broken branch;needs pruning ok remove 1437 6 no juniper remove 1438 6 no juniper remove 1439 6 no juniper remove 1440 16 yes black locust 12 ok remove 1441 10 no juniper remove 1442 22 no oak 20 ok preserve 1443 6 no bigleaf maple ML preserve 1444 6 no black locust preserve 1445 6 no black locust preserve 1446 12 no bigleaf maple preserve 1447 16 yes pine 0 remove Ilk 16 yes pine 0 remove 16 yes pine 0 remove 1450 14 yes pine remove 1451 14 yes pine remove 1452 14 yes pine remove 1453 12 no pine remove 1454 10 no pine remove 1 Species Total C-Rad means crown radius apple 4 DEBRA means dead branches beech 1 H/D means height-to-diameter ratio bigleaf mapl 25 DBH means diameter at breast height black locust 12 cedar 10 I cherry 7 ! Douglas-fir 122 hawthorn 1 I holly 1 juniper 7 { oak 1 pine 13 1 red alder 2 I spruce 2 i Grand Total 208 I ' I IP 0 LAND USE REVIEW APPLICATION FOR: ANNAND HILL A 40 -Lot Planned Development Preliminary Plat and Special Adjustment — Street Improvement Standards 411. August 29,2006 Revised November 2,2006; November 28,2006 APPLICANT/OWNERS: Annand Properties IV-PLLC; Susan Keller Trust; Mary Jane Vinella 8260 SW Hunziker St., Suite 150 Tigard, OR 97223 Ph. (503)620-8668 PLANNING/ENGINEERING: SFA Design Group,LLC 9020 Washington Square Drive, Suite 350 Portland, OR 97223 • Contacts: Ben Altman and Matt Sprague Ph. (503)641-8311 Fax (503)643-7905 • FACT SHEET Project Name: Annand Hill Subdivision Proposed Actions: 40-Lot Subdivision, PD Tax Map: 2S1 10AC and 2S1 LOAD Tax Lots: 200 and 8800 Site Size: 4.53 Acres Site Address: 14600 SW 109th Avenue. Location: Between 99W and 109th Avenue and south of SW Canterbury Lane Zoning: R-12(PD) and R-12 Applicant/Owners: Annand Properties IV-PLLC; Susan Keller Trust; and Mary Jane Vinella 8260 SW Hunziker St., Suite 150 Tigard, OR 97223 4. Applicant's Representative: SFA Design Group. LLC 9020 SW Washington Square Dr., Suite 350 Portland, OR 97223 Contact: Ben Altman and Matthew L. Sprague (503)641-8311 Fax (503) 643-7509 Email: baltman@sfadg.com msprague @sfadg.com Citizen Involvement Team Area: Metzger, CPO-4M 4/0 Armand Hill Planned Development -2 - August 2006 Revised October 2006,November 2006 GENERAL INFORMATION The applicant is requesting approval for a 40-Lot planned development subdivision on the proposed site, specifically identified as Tax Lot 200 on Tax Map 2S1 10AC and Tax Lot 8800 on Tax Map 2S1 LOAD. The site is approximately 4.53 acres in size. Lot 200 is zoned R-12PD and Lot 8800 is zoned straight R-12 by the City of Tigard. The applicant is requesting that the entire property be designated as Planned Development(PD). The following narrative and supplemental materials will demonstrate that the proposed subdivision is in compliance with the applicable provisions of the City of Tigard Development Code. VICINITY & SITE INFORMATION The immediate area has undergone a transition from a semi-urban community to an urban residential area within the last three decades with a few larger parcels, such as the subject property, still available for further development. Surrounding development is primarily multi- family residential. There is commercial development across 99W and farther to the south off of Durham Road. Site Location The site is located on SW 109th Avenue, south of SW Canterbury Lane, between 109th and Highway 99W, and abutting the south and east sides of the Evangle Cemetery. Existing Uses The proposed property currently contains one single-family residence. The house will be removed. Topography The site slopes from a high elevation of about 415 feet in the southeast corner to about 343 feet in the northwest corner, then there is a steep vertical bank, which drops down to the grade of Highway 99W, at about 320 feet. Vegetation The site is heavily wooded, primarily conifer trees. Some of the central portion of the property, west of the house, has been logged, with permits from the Oregon Department of Forestry (2005- 531-20436-01). Logging was conducted consistent with accepted forest practices. Most of the remaining trees are located around the house or around the perimeter of the property. The home is landscaped with several different kinds of vegetation. Surrounding Land Uses The subject site is located in a substantially developed area of multi-family housing. There are existing apartments on three sides, with Highway 99W on the west edge of the property. The Maple Tree Apartments abut a portion of the north side of the property and the Timberline Apartments abut the south side. The Pacific Crest Apartments are east, across 109th from the site. However, there is one small adjacent vacant lot (Lot 8805), which contains about .33 acres. Annand Hill Planned Development -3 - August 2006 Revised October 2006,November 2006 This lot abuts the north side of the cul-de-sac street stubbed off of 109t Avenue. South of the Timberline Apartments is a commercial shopping center. The commercial center accesses from 99W off of SW Naeve Street and Royalty Parkway, which both intersect with 109th Avenue. Transportation Tri-Met bus routes 12, 94 and 95 all run along Highway 99W, and there is a park & ride at Bull Mountain Road and 99W (Pacific Highway). There is a bus stop located adjacent to the project site on 99W. Auto and non-auto transportation facilities are already developed in the local area surrounding the subject site. All improvements proposed in this subdivision will be local on-site facilities. Because of the existing roads and development surrounding this site, there is no opportunity to make additional road connections. Direct access to 99W will not be provided, except for a pedestrian link to the bus stop. PROJECT DESCRIPTION The applicant is proposing to subdivide the 4.53 acre site into forty (40) lots. The application is proposed as a Planned Development. The proposed private street plan, which extends off the end of a cul-de-sac will require a Special Adjustment to the street improvement standards for cul-de-sac length and number of lots served. The proposed lots range in size from 2,788 square feet to 5,377 square feet. All of the proposed lots will be developed with single-family detached dwellings. IP Access to the site will be provided via a cul-de-sac off of SW 109th Avenue. Internal circulation with be via private streets, with wedge curbs, and 24-28 feet in width. Pedestrian circulation is provided throughout the proposed subdivision via curb-tight sidewalks on both sides of the street. As determined by ODOT, there will also be a pedestrian connection provided from the development down to the bus stop on 99W along the frontage of the site. As a result of the planned vehicular, bicycle and pedestrian facilities, the project will provide safe and convenient circulation for all modes of transportation. There are several trees scattered throughout the site, many clustered around the existing house, and others spread along the perimeter of the property. However, it is noted that the interior of the site was previously logged, consistent with state forest practices. A complete inventory of trees has been provided. Some of the existing trees will be preserved, with four open space tracts specifically located to preserve clusters of trees. Some of the perimeter trees will also be able to be preserved, but others will need to be removed to accommodate building envelopes and extensions of roads and utilities. The project Arborist will provide construction oversight to ensure trees targeted for preservation are protected during construction. Any trees identified during construction as being inadvertently damaged or otherwise not sufficiently healthy enough for preservation, will be removed and mitigated for in accordance with City standards. The proposed site has a low elevation of 320 feet along the highway frontage (western edge) and a high elevation of 415 feet in the southeast corner adjacent to 109th Avenue. The land generally slopes downhill from the southeast corner to the northwest corner at a slope of 10 — 12%. The • existing structure is a single dwelling unit located in the central east edge of Lot 200. The Annand Hill Planned Development -4- August 2006 Revised October 2006,November 2006 existing structure utilizes a graveled driveway which extends between SW 109th Avenue and Highway 99W. All existing structures will be removed. Planned Development Concept This is a unique hillside site, which is surrounded by apartments. In contrast to the apartments, it is the applicant's intent to provide a high quality visually attractive single-family residential development. This development provides an urban density without the compact, uniform feel of typical small lot development. Visual Character This development is designed to provide a variety of visual experiences as you enter and circulate through the site. Topography, trees, and street design are utilized to create variable visual focal points that combine to distract attention from the individual lots. The site is a hillside so you actually enter down into the development from 109th Avenue. There are really two sections to the development. The first section fronts on 109th Avenue and includes 7 lots. These first 7 lots will be somewhat visually disconnected from the rest of the development. The second and predominant portion of the development will front on internal private streets, accessed from a cul-de-sac extended from 109th Avenue (Annand Court). . Visually as you enter the sight off of 109th Avenue, you pass from a short public cul-de-sac (Annand Court) to an on-site private street system. The transition from the cul-de-sac to the private street is emphasized by curb drops. The public street is tree lined with standard curbs and off-set sidewalks, except around the bulb of the cul-de-sac. Then, from the cul-de-sac, there is a transition to a private street system. The private streets will have curb-tight sidewalks and mountable wedge curbs. Immediately after entering the private street, at the end of the cul-de- sac, you experience a treed open space area and a choice of two private streets, one right and one just left of the open space. Going to the right you enter a short street (Tract A) serving six lots, while going to the left, there is a Y in the road. A left turn at the Y leads you to another short street segment serving 8 lots. Back at the Y, continuing straight (westerly) you curve around the open space area experiencing a gentle S curve around a single lot and another treed open space area. Then, there is another short road segment before another T intersection, which serves the nine lots at the west end of the development. The design incorporates private streets, which meander around and through treed open spaces. This street design results in short visual corridors, providing a variety of focal points. The street widths also vary, including curb bump-outs to accommodate parking on both sides in certain segments. The short street stubs off of the primary drive are also narrowed in width providing a private drive or sub-neighborhood feel. Perimeter trees will be retained, along with the two treed open space areas internal to the development. Viewed from within the development and along the streets, the preserved trees . provide visual focal points and back drops. Supplemental landscaping and tree planting will add additional visual queues. Viewed externally, the preserved trees serve to maintain the tree Armand Hill Planned Development -5 - August 2006 Revised October 2006,November 2006 covered visual character of the site. The trees also provide buffering from the adjacent apartments and from the highway. Development Schedule The applicants are the property owners and they intend to obtain planning approval for the Planned Development, Preliminary Plat, and development of Sensitive Lands, and then sell the approved package to a developer, who would then complete the construction. Development is not anticipated to be phased, and the timing of development will be as soon as possible, given the time lines for planning approvals, securing a buyer, final plat and construction permits. Over all, it is expected that construction would occur within a two year window. Sales Intentions The applicant intends to sell the development to a home builder. The purchasing builder will complete construction of the plat improvements and individual homes. Development Plan Set and Narrative The application includes this narrative, which addresses code compliance. In addition, it includes a set of plan drawings, which provide the following information: • Existing Conditions; • A site development concept; • A grading and utilities concept; • A landscape and tree planting concept; and • A sign concept; and TIMELY PROVISIONS OF PUBLIC SERVICES AND FACILITIES There is an existing 8" water line in SW 109th Avenue will be utilized to provide water service to the proposed site. The proposed site will be equipped with fire protection devices and adequate access for emergency equipment prior to construction of homes. There is a manhole to an existing 8" sanitary sewer line in Highway 99W located at the southwest corner of the property. This line will provide service to all of the proposed lots. The lines will only service the proposed development, as there is no need to provide service for surrounding properties. The sanitary sewer lines will be installed prior to construction of homes. Storm water will be collected through a system of pipes and catch basins. Collected storm water will be conveyed to the new water quality facility located in the northern portion of the proposed site and then released into the storm line improvements along Highway 99W. The facilities have been sized and located to handle the runoff for the development on the proposed site. All storm drainage facilities will be constructed prior to home construction. Annand Hill Planned Development -6- August 2006 Revised October 2006,November 2006 All public utilities will be delivered to the proposed site via underground lines in the proposed street. The public utilities will be installed prior to home construction. There are two proposed park areas located within the proposed subdivision site. These site are located so as to allow for preservation of significant stands of trees. Traffic will use SW 109th Avenue. Traffic to the north will use Canterbury Lane out to 99W. Traffic to the south will use 109th, to Royal Parkway, to the shopping center or out to 99W. The traffic addition from the proposed subdivision should not significantly affect the existing roads. A traffic study is not required. The school district, fire services, and the police have adequate capacity for the proposed subdivision. APPLICABLE DEVELOPMENT CODE CRITERIA Chapter 18.370 VARIANCES and ADJUSTMENTS 18.370.020.0 Special Adjustments 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 411) 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, or the proposed development, or on natural features such as wetlands, steep slopes or existing mature trees. In approving an adjustment to the standards, the Direct or shall determine that the potential adverse impacts exceed the public benefits of strict application of the standards. RESPONSE: The primary and only access to this property is from 109th Avenue. Seven of the lots will front on 109th, and the other 33 will have access off of the cul-de-sac, Annand Court via a private street system. The cul-de-sac itself does not exceed 200 feet in length, but the private street system, which extends from the end of the cul-de-sac will be about 400 feet in length after the end of the cul-de-sac. In addition, the private streets extending from the cul-de-sac will serve 33 lots, which exceeds the maximum 20 units allowed under Section18.810.030.L. Therefore a Special Adjustment is being requested. The subject site fronts on 109th, from where the cul-de-sac extends,but existing development patterns prohibit other street connections. This site is further surrounded on two sides (north & south) by developed apartment complexes. The fourth side abuts the right-of-way for Highway 99W. Other then the existing cul-de-sac,there are no streets stubbed to this property, and no opportunities to create street connections through the apartment sites. And, ODOT will not allow a vehicular connection to the highway. ODOT may, however, allow a pedestrian connection, as there is a bus stop adjacent to the • property. Such a pedestrian connection is possible, but subject to ODOT approval. Appropriate provisions have been made for turnarounds within the private street system. Annand Hill Planned Development -7- August 2006 Revised October 2006,November 2006 IP The private street system has been designed to comply with Section 18.810.030.T. Private Streets. The development is proposed at minimum density, to provide a single family alternative to all of the apartments in this neighborhood, and to better accommodate preservation of trees. A strict compliance with the standards in Section 18.810.030.L. would limit development of the site to about half of the minimum density requirement. And, in this particular case,there is no viable alternative to providing additional access. Alternatives are precluded by surrounding existing development and the abutting state highway. Therefore, adverse impacts of strict compliance exceed the public benefit of holding strict compliance to the standards. Therefore this criterion is met. Chapter 18.390 DECISION-MAKING PROCEDURES 18.390.050 Type III Procedure A. Pre-application conference. A pre-application conference is required for Type III actions. Pre-application conference requirements and procedures are set forth in section 18.390.080C. RESPONSE: The applicant is submitting the proposed subdivision as a Planned IP Development, therefore is will be a Type III-PC Procedure, with approval criteria set forth in 18.430.070. A Pre-application conference was held with the City of Tigard on July 20th, 2006 and was attended by City Staff The meeting covered the requirements and procedures set forth in Section 18.390.080C. The applicant has submitted the subdivision application with the form provided by the Planning Director, and has included the information and requirements listed in 18.390.050(A)through (G). The applicant has reviewed the criteria for the decision making process and understands the requirements. 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 El; RESPONSE: The applicant has submitted the subdivision application with the form provided by the Planning Director. This criterion has been met. Chapter 18.430 SUBDIVISIONS 18.430.020 General Provisions A. Approval through two-step process. 110 B. C. Compliance with ORS Chapter 92. Future re-division. Annand Hill Planned Development - 8 - August 2006 Revised October 2006,November 2006 D. Lot averaging. E. Temporary sales office. F. Minimum flood damage. G. Floodplain dedications. H. Need for adequate utilities. I. Need for adequate drainage. J. Determination of base flood elevation. RESPONSE: The applicant has submitted an application for the approval of the preliminary plat, with planned development overlay. This application is the first of the two-step process. Upon approval of the preliminary plat,the applicant will submit a final plat, which reflects all conditions of the approval of the preliminary plat. The applicant has submitted a subdivision proposal which is in conformity with all state regulations set forth in ORS Chapter 92. The proposed subdivision does not include any lots that are available for re-division. The proposed preliminary plan uses lot averaging, consistent with the underlying zones. There will not be any temporary sales office. There is no flood hazard or floodplain associated with this property. . Adequate provisions for utilities, including storm drainage are provided with this development. These criteria have been met. 18.430.040 Approval Criteria:Preliminary Plat A. Approval criteria. The Approval Authority may approve, approve with conditions or deny a preliminary plat based on the following approval criteria: 1. The proposed preliminary plat complies with the applicable zoning ordinance and other applicable ordinances and regulations; 2. The proposed plat name is not duplicative or otherwise satisfies the provisions of ORS Chapter 92; 3. The streets and roads are laid out so as to conform to the plats of subdivisions and maps of major partitions already approved for adjoining property as to width, general direction and in all other respects unless the City determines it is in the public interest to modify the street and road pattern; and 4. An explanation has been provided for all common improvements. RESPONSE: The applicant will be subdividing the site into forty (40) residential lots, using a planned development overlay. As is discussed in the following section,the proposed preliminary plat is designed to comply with the underlying R-12 zoning districts,with a Planned Development Overlay, as is discussed later in this report. The 1110 preliminary plat has been designed to conform with other applicable ordinances as reflected by this narrative and the preliminary plans. Armand Hill Planned Development -9- August 2006 Revised October 2006,November 2006 The plat name Annand Hill has been confirmed through Washington County to ensure that it is not a duplicate. Access to the site will be provided via an existing dedicated, but currently unimproved public street stub. This street will be improved to City standards and will terminate in a cul-de-sac. Internally, access and circulation will be via a private street system. This site is surrounded by existing apartments on two sides (north& south), 109th Avenue on the east side, and a pioneer cemetery and 99W on the west side. Other than the entry street, there are no existing streets stubbed to this site that need to be extended into or through the development. There are also no logical street extensions to be made from this site to abutting properties. Common improvements provided within this development are discussed in detail elsewhere in the narrative. Chapter 18.510 RESIDENTIAL ZONING DISTRICTS 18.510.020 List of Zoning Districts F. R-12:Medium-Density Residential District. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A • wide range of civic and institutional uses are also permitted conditionally. RESPONSE: The property is currently zoned R-12 by the City of Tigard. The majority of the property is designated with a PD overlay from a prior application. The applicant intends to include Lot 8800 within the PD overlay. The proposed detached single-family homes are permitted outright per Table 18.510.1. 18.510.040 Minimum and Maximum Densities RESPONSE: The applicant has designed the proposed development to comply with the density requirements set in Section 18.510.020(F.) for R-12 zoning. The minimum and maximum density calculations are listed in Section 18.715.020(B.) and (C.). The gross site area is 4.53 acres or 197,326.8 square feet. The net site acres, less streets and steep slopes is 134,782 square feet. Using the minimum lot size of 3,050 square feet, the maximum density allowed is 44 units. The minimum density is calculated at 80%of maximum, which is 35 in this case. The preliminary plat is proposed with 40 lots, which complies with both the minimum and maximum density requirements. The applicant is not requesting adjustments at this time. The criteria in this Section have been met. • Annand Hill Planned Development - 10- August 2006 Revised October 2006,November 2006 IP Chapter 18.715 DENSITY COMPUTATIONS 18.71 5.020 Density Calculation RESPONSE: According to the Residential Density Calculation provisions within this code, the number of dwelling units permitted on this site can be calculated by dividing the net area by the minimum lot size, which in this case is 3,050 square feet. The net area, in this development, is derived by subtracting the public right-of-way from the gross acreage. The maximum and minimum density computations for the Armand Hill Subdivision are as follows: SINGLE-FAMILY Maximum Density 197,327 sq.ft.of gross site area - 7,050 sq.ft. for land over 25%slope -22,996 sq.ft.for Private streets -39,465 sq.ft. for Public streets @ 20%of gross area NET: 127,809 Sq.Ft. 3,050 Sq.Ft.(minimum lot area) = 41.90 Units Maximum SINGLE-FAMILY Minimum Density 41.90 Units x 0.80(80%of the maximum density) = 33.52 Units Minimum IIITotal Units Proposed: 40 Therefore the density standards are met. 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. B. Development Standards. Development standards in residential zoning districts are contained in Table 18.510.2. RESPONSE: The applicant has designed the proposed subdivision to comply with the dimensional standards as laid out in Table 18.510.2, specifically and shown on the submitted plans. Required Setbacks Other Requirements Front Yard: 15 feet Minimum Lot Size: 3,050 square feet. Street Side 10 feet Average Lot Width: None Side Yard: 5 feet Maximum Height: 35 feet Rear Yard: 15 feet Maximum Lot Cover 80% IIIGarage: 20 feet Landscaping 20% Annand Hill Planned Development - 11 - August 2006 Revised October 2006,November 2006 The proposed subdivision will comply with these development standards as shown in the following Table. Special front, side and street-side setbacks are proposed, as shown in bold type. Yard Code Standard Proposed Front 15 feet 6 feet to Porch 10 feet to foundation Garage 20 feet 20 feet Street Side 10 feet 8 feet Side 5 feet 4 feet Rear 15 feet 15 feet Per Section 18.430.020(D), lot averaging is allowable provided no lots are less than 80% of the minimum lot size of the underlying district. In this case, the minimum lot size allowed at 80% of minimum calculates to 2,440 square feet. The smallest proposed lot is 2,788 square feet. Lot Coverage: For the R-12 zoning district, the maximum lot coverage is 80%, with a minimum landscape coverage is 20%. The lot coverage includes all impervious surfaces. There are no specific buildings proposed, at this time. Therefore the ultimate builder will be responsible to design units that meet this standard. 18.510.060 Accessory Structures A. Permitted uses. Accessory structures are permitted by right in all residential zones subject to... RESPONSE: No specific structures are proposed at this time, as this is an application for preliminary plat. It is the responsibility of the home owner and/or builder to meet the requirements of this Section. This item does not apply to this decision. Chapter 18.705 ACCESS,EGRESS,AND CIRCULATION 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. RESPONSE: The provisions and maintenance of access and egress for the use of the new structures or parcels of real property as stipulated in this title will be continuing requirements. Annand Hill Planned Development - 12- August 2006 Revised October 2006,November 2006 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... RESPONSE: The applicant has submitted scaled plans for approval showing proposed access, egress and circulation consistent with code requirements. C. Joint Access. RESPONSE: This section does not apply to the development as proposed. D. Public street access. All vehicular access and egress as required in Sections 18.705.030H and 18.705.0301 shall connect directly with a public or private street approved by the City for public use and shall be maintained at the required standards on a continuous basis. RESPONSE: Primary access and egress for this development will connect directly with dedicated public streets (109th and Annand Court) approved by the City. However, internal circulation will be provided by a private street system. The vehicular access and egress will be maintained at the required standards on a continuous basis by the owner of each parcel. The cul-de-sac does not exceed 200 feet in length, but will technically serve more the 20 lots (Section 18.810.010.L), as almost the entire development will be served from the cul-de-sac. Therefore a Special Adjustment is being requested, which was previously addressed in this report. E. Curb cuts. Curb cuts shall be in accordance with Section 18.810.030N. RESPONSE: All curb cuts will conform to the requirements of 18.810.030.N. See 18.810.030.N later within this narrative. F. Required walkway location. On-site pedestrian walkways shall comply with the following standards... RESPONSE: There are no on-site pedestrian walkways other than sidewalks created in conjunction with the public and private streets. As may be approved by ODOT, as pedestrian link can be provided down to Highway 99W and the bus stop adjacent to the site. Generally, this item does not apply. G. Inadequate or hazardous access. 1. Applications for building permits shall be referred to the Commission for review when, in the opinion of the Director, the access proposed... RESPONSE: This application is not for a building permit. No direct individual access to an arterial or collector is proposed and no service drives are proposed. Therefore,this 1110 item does not apply. The existing driveway from 99W will be eliminated, however, a pedestrian pathway may be provided, if approved by ODOT. Annand Hill Planned Development - 13 - August 2006 Revised October 2006,November 2006 alH Access Management. 1. 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 ASSHTO (depending on jurisdiction of facility.) RESPONSE: The application has been submitted with an access report which verifies the design of the driveways and streets to be safe. This criterion has been met. 2. Driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections... RESPONSE: The proposed subdivision is not proposing access to either a collector or arterial street. Therefore, this item does not apply. 3. 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. RESPONSE: The proposed subdivision is not proposing access to either a collector or arterial street. Therefore, this item does not apply. 4110 4. The minimum spacing of local streets along a local street shall be 125 feet. RESPONSE: There are no opposing local streets proposed. The intersection of Annand Court and 109th already exists from prior dedication, and no new public street is proposed. This item does not apply. I. Minimum access requirements for residential use. RESPONSE: Consistent with Table 18.705.1, all of the lots will have their own driveways and all of the single driveways will be a minimum of fifteen(15) feet wide, with 10 feet of paving. Chapter 18.725 ENVIRONMENTAL PERFORMANCE STANDARDS 18.725.020 General Provisions A. Purpose. The purpose of this chapter is to apply the federal and state environmental laws, rules and regulations to development with the City of Tigard. RESPONSE: The applicant understands that compliance with state, federal, and local environmental regulations are the continuing obligation of the property owner, and will IP abide by the applicable standards. As a residential development there are no anticipated problems of compliance with performance standards set froth in 18.725.030. Annand Hill Planned Development - 14- August 2006 Revised October 2006,November 2006 Chapter 18.745 LANDSCAPING AND SCREENING 18.745.040 Street Trees RESPONSE: Street trees will be provided in accordance with this section along the public street (Annand Court) and along the internal private streets. The specific standards listed in Section 18.745.045C dictate the spacing, size, as well as other specifications inherent to planting of street trees. The landscape plans submitted meet the criteria within this section. Chapter 18.755 MIXED SOLID WASTE AND RECYCLABLE STORAGE 18.755.010 Purpose and Applicability RESPONSE: The proposed waste/recyclables management system will function in the same manner as any other single-family detached residential development with curbside service. The private street system has been designed to accommodate access and turning movements for garbage trucks. 411 Chapter 18.765 OFF-STREET PARKING AND LOADING REQUIREMENTS 18.765.020 Applicability of Provisions A. New construction. At the time of the erection of a new structure within any zoning district, off-street vehicle parking will be provided in accordance with Section 18.765.070. RESPONSE: As required by Table 18.765.2, the proposed subdivision is designed to have a minimum of one (1) off-street parking space per dwelling unit. Each unit will have a 2 car garage with driveway space in front adequate to accommodate 2 cars. Chapter 18.790 TREE REMOVAL 18.790.030 Tree Plan Requirement C. Subsequent tree removal. Trees removed within the period of one 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 18.790.060D. RESPONSE: A tree removal plan has been developed and reviewed by a certified 410 arborist, including the location, size and species of all existing trees. The plan identifies all trees for removal. The plan illustrates the proposed building envelopes of the homes Annand Hill Planned Development - 15 - August 2006 Revised October 2006,November 2006 on each of the lots. Many of the trees on site are impacted by the proposed building envelopes and others are impacted by proposed street rights-of-way, utility easements or water quality facility. There are a total of 208 trees which are 6" caliper or greater, of which 112 trees that are greater than 12-inches in diameter at breast height. A total of 26 trees have been identified for removal based on being hazards, and another 30 trees that must be removed to accommodate streets, utilities, site grading and building envelopes. This leaves 56 trees that are targeted for preservation, which equals 68%retention, which requires 50% mitigation. As specified in the Tree Removal Plan, Root Protection Zones will be established by fencing to ensure protection during construction. Therefore the mitigation requirements (@ 50%of 852 inches removed), including 49 caliper inches of native hardwood and 377 caliper inches of native conifer. Therefore a total of 426 caliper inches of mitigation is required. With this mitigation,the criteria of this section are met. The project Arborist will provide construction oversight to ensure trees targeted for preservation are protected during construction. Any trees identified during construction as being inadvertently damaged or otherwise not sufficiently healthy enough for preservation, will be removed and mitigated for in accordance with City standards. Chapter 18.795 110 VISUAL CLEARANCE AREAS 18.795.030 Visual Clearance Requirements A. At corners. Except within the CBD zoning district a visual clearance area shall be maintained on the corners of all property adjacent to the intersection of two streets, a street and a railroad, or a driveway providing access to a public or private street. RESPONSE: Vision clearance areas, as required, are shown on the plans. 18.795.040 Computations B. Non-arterial streets. 1. Non-arterial streets 24 feet or more in width. At all intersections of two non- arterial streets, a non-arterial street and a driveway, and a non-arterial street or driveway and railroad where at least one of the streets or driveways is 24 feet or more in width, a visual clearance area shall be a triangle formed by the right-of- way or property lines along such lots and a straight line joining the right-of-way or property line at points which are 30 feet distance from the intersection of the right-of-way line measured along such lines. See Figure 18.795.1:... RESPONSE: Appropriate vision clearance areas are provided. IP Armand Hill Planned Development - 16- August 2006 Revised October 2006,November 2006 Chapter 18.810 STREET AND UTILITY IMPROVEMENT STANDARDS 18.810.030 Streets A. Improvements. 1. No development shall occur unless the development has frontage or approved access to a public street. 2. No development shall occur unless streets within the development meet the standards of this chapter... RESPONSE: A portion of the subject property has frontage on SW 109t1i Avenue, and Lots 1-6 will access directly from 109th, which is a public street. The other portion of the property has frontage on Annand Court, which is also a dedicated public street. Annand Court will be constructed as a cul-de-sac, designed to meet the Local Residential Street cross-section(Figure 18.810.5.A). The proposed internal access will be private streets, extended from Annand Court, which meet the standards set forth in this chapter. 5. 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... RESPONSE: The applicant is not seeking a future improvement guarantee. IIP7. 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, 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 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. RESPONSE: The applicant is not requesting any adjustments to the standards of this Section. However,the proposed private streets are designed to meet the "Skinny Street Options", as is addressed below. Skinny streets are allowed by the code, provided they meet the standards required of them. 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... • Annand Hill Planned Development - 17 - August 2006 Revised October 2006,November 2006 RESPONSE: With the preliminary approval and recording of the final plat of the Annand Hill subdivision,the necessary rights-of-way will be created for the public streets. Tracts will also be created for the private streets internal to the development. C. Creation of access easements. The approval authority may approve an access easement established by deed without full compliance with this title provided... RESPONSE: No access easements are proposed. Therefore this section does not apply. D. Street location, width and grade. Except as noted below, the location, width and grade of all streets shall conform to an approved street plan and shall be considered... RESPONSE: The proposed street location, width and grade comply with the requirements of this section. E. Minimum rights-of-way and street widths. Unless otherwise indicated on an approved street plan, or as needed to continue an existing improved street, street right-of-way... RESPONSE: There are three public streets associated with the proposed development, 109th Avenue, Armand Court, and Highway 99W: • SW 109th This street is currently fully improved so there is no need for a half-street improvement. However, an additional 2 feet of right-of-way will be . dedicated along the site frontage in order to meet the 27 foot centerline section designated for this street. • Annand Court This street is currently not improved as a public street, it exists only as a rocked driveway, but is in fact dedicated right-of-way. The street is designed to meet the local street standards Figure 18.810.5.A, with a 50 foot right-of-way and 28 foot pavement section, including planter strip and sidewalks. This standard complies for projects generating less than 500 vehicle trips per day. There will be 34 lots served from Armand Court. The average single family trip generation is 7-10 trips per day. Therefore the 34 lots will generate between 238 to 340 daily trips utilizing Annand Court. This trip generation is below the maximum allowed for the proposed street design section. Appropriate improvements to Annand Court will be provided as part of the proposed development to meet City standards. The transition from the public cul- de-sac to the internal private street system will be provided with curb drops. • Highway 99W 99W is a state highway under the jurisdiction of ODOT. ODOT has requested additional right-of-way to meet a 50 foot centerline section for the north bound lanes of this divided section of highway. The existing right- of-way along the site frontage is at 50 foot, except for the southwest 60 feet, • which is only at 40 feet. Therefore an additional 10 feet of right-of-way will be dedicated along the frontage of Tract `H'. ODOT has also requested frontage Annand Hill Planned Development - 18- August 2006 Revised October 2006,November 2006 improvements consistent with the City's TSP, including curbing and sidewalk. The Street &Utilities Plan Sheet and the Preliminary Plat Plan Sheet have been revised to reflect the additional right-of-way,together with the proposed street improvements, including curbing and 6 foot wide sidewalk. Cemetery Access Access to the adjacent cemetery is maintained off of the highway. The cemetery access currently is provided via a driveway connected to the highway about 120 west of the bus stop. This access will be retained. Most of this driveway is located within the Highway right-of-way. However, a short portion at the top of the hill actually extends into the subject property. An easement over Lot 12 and Tract `G' will be provided to cover this short section. This encroachment into the site is in the same area where the proposed bicycle/pedestrian pathway will be located. The proposed private streets are discussed below under Sub-section T. The criteria for this Section have been met. 1. The decision-making body shall make its decision about desired right-of-way width and pavement width of the various street types within the subdivision or development after consideration of the following: a. The type of road as set forth in the Comprehensive Plan Transportation • Chapter-Functional Street Classification; RESPONSE: The internal streets(Private) are all local street which qualifies them for the Local Residential Street Skinny Street Option B, with variable 20- 32-foot paved width. b. Anticipated traffic generation; RESPONSE: The proposed development does not create any new streets external to the site. All traffic will use 109th Avenue, with intersection improvements at the location of the existing driveway. This circulation would result in only an average of 238 trips to a peak of 340 vehicle trips per day utilizing the cul-de-sac (Armand Court) and the internal street system. Various short narrower segments will carry less than 200 trips per day. Consequently, the number of vehicles trips per day is less than the maximum of 500 permitted to utilize the proposed Skinny Street Section, and the design section proposed for the cul-de-sac (18.810.5.A). c. On-street parking needs; RESPONSE: With the proposed Skinny Streets, parking will be limited to one side of the private streets, except where the curb cutout has been provided 1111 adjacent to Tract D, which will allow parking on both sides. This is adequate parking for the propose project. Annand Hill Planned Development - 19- August 2006 Revised October 2006,November 2006 d Sidewalk and bikeway requirements; RESPONSE: Sidewalks will be provided on both sides of the internal streets, as well as along the public street sections. No bikeway requirements are necessary for a local street. e. Requirements for placement of utilities; RESPONSE: All required utilities will be placed in their standard locations for a public street. Their placement will not be impacted by the Skinny Street Option proposed for the private streets. f Street lighting; RESPONSE: Street lighting will be provided per the standards of City of Tigard. g. Drainage and slope impacts; RESPONSE: The impacts to slopes and drainage will be decreased through the utilization of the on-site skinny streets. Less impervious surface will be created with the variable 20-32-foot paved width and less grading will be necessary to IP construct narrower improvements. The drainage and grading will follow City requirements. h. Street tree location; i. Planting and landscape areas; RESPONSE: The street tree locations, planting and landscape areas will be representative of a local street on the internal private streets, in accordance with the Skinny Street Option which is not dissimilar from a standard street. j. Safety and comfort for motorists, bicyclists, and pedestrians; RESPONSE: The proposed skinny streets meet all of the applicable criteria that allows for the establishment of a skinny street section. Therefore, the private streets will provide safety and comfort for motorists, bicyclists and pedestrians. k Access needs for emergency vehicles. RESPONSE: The proposed street sections allow parking on one side along the narrowest segments, thus providing adequate travel lane for emergency vehicle circulation. • Armand Hill Planned Development -20- August 2006 Revised October 2006,November 2006 F. Future street plan and extension of streets. RESPONSE: An existing streets plan has been submitted with this application showing the pattern of existing roads in this general neighborhood. The existing local street network provides excellent connectivity. There are no proposed future streets within 530 feet surrounding or adjacent to the proposed project. All items that are required to be shown have been placed on the plan. The proposed private streets are not designed as through streets. It is not capable of being extended for future development to any adjacent property, given existing development patterns. There are no logical street extensions associated with this development. H. Street alignment and connections. 1. Full street connections with spacing of no more than 530 feet between connections is required except where prevented by barriers such as topography, railroads,freeways,pre-existing developments, lease provisions, easements, covenants or other restrictions existing prior to May 1, 1995 which preclude street connections. A full street connection may also be exempted due to a regulated water feature if regulations would not permit construction. RESPONSE: There are no proposed full street connections within the proposed project. . The proposed streets are not designed for future extension, as there is no need to serve other properties, and no logical extension of streets. 2. All local, neighborhood routes and collector streets which abut a development... RESPONSE: There are no existing streets stubbed to the site, and no logical need for extension of any streets. The proposed street system is designed to serve only this development, with safe access and efficient circulation for the proposed development. The existing access to the adjacent cemetery actually crosses the subject property. This driveway will be maintained. 3. Proposed street or street extensions shall be located to provide direct access to existing or planned transit stops, commercial services, and other neighborhood facilities, such as schools, shopping areas and parks. RESPONSE: There are no existing or planned transit stops within or adjacent to the proposed development site. This criterion does not apply. 4. All developments should provide an internal network of connecting streets that provide short, direct travel routes and minimize travel distances within the development. . RESPONSE: The subject site,primarily because of trees and surrounding apartment development, does not allow for a complete internal network of connecting streets. The Annand Hill Planned Development -21 - August 2006 Revised October 2006,November 2006 proposed private streets meander through the site to avoid trees, and to create a sense of a private drive, with interesting view points at corners. These criteria have been met. J. 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. RESPONSE: There are no existing rights-of-way adjacent to or within property that are substandard relative to width. There is no need for additional right-of-way for SW 109th Avenue. Adequate right-of-way is provided for the internal street system. L. Cul-de-sacs. A cul-de-sac shall be no more then 200 feet long shall not provide access to greater then 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: 1. All cul-de-sacs shall terminate with a turnaround. Use of turnaround configurations other than circular, shall be approved by the City Engineer; and 2. 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; 3. If a cul-de-sac is more then 300 feet long, a lighted direct pathway to an adjacent street may be required to be provided and dedicated to the City. 4110 REPONSE: As previously noted, the cul-de-sac does not exceed 200 feet in length, but the private street system, which extends from the end of the cul-de-sac will be about 400 feet in length after the end of the cul-de-sac. In addition, it will technically serve 34 lots, which exceeds the maximum 20 units allowed under this subsection. Therefore a Special Adjustment is being requested. The subject site fronts on 109th, from where the cul-de-sac extends, but existing development patterns prohibit other street connections. This site is further surrounded on two sides (north & south) by developed apartment complexes. The fourth side abuts the right-of-way for Highway 99W. Other then the existing cul-de-sac, there are no streets stubbed to this property, and no opportunities to create street connections through the apartment sites. And, ODOT will not allow a vehicular connection to the highway. ODOT may, however, allow a pedestrian connection, as there is a bus stop adjacent to the property. Appropriate provisions have been made for turnarounds within the private street system. The private street system has been designed to comply with Section 18.810.030.T. Private Streets. N. Grades and curves. 1. Grades shall not exceed ten percent on arterials, 12%on collector streets, or IP 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), and Annand Hill Planned Development -22- August 2006 Revised October 2006,November 2006 2. Centerline radii of curves shall be as determined by the City Engineer. RESPONSE: The applicant has designed the proposed street system to comply with the above grade standards. The grades do not exceed 12% on the proposed streets. O. 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; and: 1. Concrete curbs and driveway approaches are required; except 2. Where no sidewalk is planned, an asphalt approach may be constructed with City Engineer approval; and 3. Asphalt and concrete driveway approaches to the property line shall be built to City configuration standards. RESPONSE: The proposed private streets have been designed with mountable curbs and sidewalks. Driveways will utilize the mountable curb instead of the standard winged ramp design. 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. 411 RESPONSE: The applicant will provide certification to the City that all boundary and interior monuments have been reestablished and protected. This survey will be completed by a registered professional surveyor and will be done upon completion of the street improvement and prior to acceptance by the City. T. Private Streets. 1. Design standards for private streets shall be established by the City Engineer; and 2. The City shall require legal assurances for the continued maintenance of private streets, such as a recorded maintenance agreement. 3. Private streets serving more than six dwelling units are permitted only within planned developments, mobile home parks, and multi family developments. RESPONSE: The applicant is proposing a private internal street system, which will be subject to approval by the City Engineer. The application is for a Planned Development, therefore private streets are allowable. The streets are designed consistent the City's Skinny Street standards, and are located within Tracts. There are 6 street cross-sections proposed, including the highway section, which are all shown on the Streets and Utilities Plan Sheet. The street sections vary from Section C-C, which is 12 feet paved within a 15 foot Tract, and serving two lots; to 32 feet paved within a 34 foot Tract, which serves as the primary internal street. Appropriate assurances for continued maintenance with • will be provided through the Homeowners Association at the time of recordation of the Final Plat. Annand Hill Planned Development -23 - August 2006 Revised October 2006,November 2006 III AC. Traffic Study - RESPONSE: At 400 trips per day, the proposed development will generate less than 500 trips per day, and is not located at a high collision intersection. Therefore this section does not apply. 18.810.040 Blocks A. Block design. 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. RESPONSE: The internal street system is proposed to connect with 109th Avenue at the same location as the existing driveway. The driveway was constructed within a dedicated right-of-way stub (Armand Court). But, the property is surrounded by existing developed apartments, which did not provide any potential for external connectivity. Therefore, this criterion is met to the degree possible. B. Sizes. 1. The perimeter of blocks formed by streets shall not exceed 2,000 feet measured along the centerline of the streets except: . RESPONSE: The existing block network is established consistent with the existing development pattern, and there are no additional opportunities to provide shorter blocks or more street connections in this particular area. There is nothing the subject property can do to improve the block pattern. There is existing development north and south of the site, 109 Avenue on the east, and Highway 99W on the west, which preclude other street connections. An additional street connection to Highway 99W is precluded by ODOT This Section does not apply, or is met to the degree possible. 2. Bicycle and pedestrian connections on public easements or rights-of-way shall be provided when full street connection is exempted by B.1 above. 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. REPSONSE: As noted in B.1 above, existing and proposed block pattern exceeds the 2,000 foot standard, and there is no opportunity to reduce the spacing with street connections through the subject development. Therefore, a pedestrian/bicycle connection is required. The proposed plans have provided for a ped/bike connection over Tract `D', which will connect to the existing driveway access from the highway to the abutting cemetery. Design details have also been provided in the plans for the pathway. The plans have been revised to clarify maintenance of the existing access to the cemetery. IPThe majority of the access drive is located within the ODOT right-of-way, however, Annand Hill Planned Development -24 - August 2006 Revised October 2006,November 2006 easements have been provided over Tract `D' and Lot 12 where the driveway moves outside of the ODOT right-of-way. 18.810.060 Lots A. Size and shape. Lot size, width, shape and orientation shall be appropriate for the location of the development and for the type of use contemplated... RESPONSE: The development provides for appropriately designed lots relative to size, width, shape and orientation and the single family residential use contemplated. Each lot has been designed to meet the criteria listed in subsections one (1) and two (2) Depth @ 2 V2 times width)of the above section. Subsection three (3)relates to non-residential use and therefore does not apply to the proposed development. All lots have at least twenty- three (23) feet of frontage on a private street, except Lot 25,which has 15 feet off of Tract F. C. Through lots. Through lots shall be avoided... RESPONSE: The proposed subdivision has been designed to avoid through lots. However, because the west side of the property abuts Highway 99W,the lots along the western perimeter are technically through-lots. Appropriate planted buffers, at least ten feet in width will be provided. In addition,the slopes along the highway frontage provide further buffering, through vertical separation. 411. D. Lot side lines. The side lines of lots, as far as practicable, shall be at right angles to the street upon which the lots front. RESPONSE: As far as practicable, the proposed lots have been designed with side lines at right angles to the street upon which the lots front. 18.810.090 Sanitary Sewers RESPONSE: Sanitary sewer service has been previously addressed. Service is available from the line along 99W. Provisions have also been made to provide sewer service to Tax Lot 8805, which abuts Annand Court. 18.810.100 Storm Drainage RESPONSE: Storm water runoff will be collected via a system of pipes and catch basins within the newly constructed private streets. The water will then be conveyed to a storm water facility before discharging into storm improvements to be made along 99W, as approved by ODOT. The proposed storm facilities will be constructed in compliance with Resolution 91-47 whereby; Clean Water Services and the City of Tigard have agreed to enforce Surface Water Management regulations requiring the construction of said facilities. 11. Annand Hill Planned Development -25 - August 2006 Revised October 2006,November 2006 Domestic Water RESPONSE: Adequate domestic water will be provided to the site by extending new lines from the existing line in SW 109t Avenue. However, consistent with the Water District's Master Plan, a 12" line will be provided along the site frontage, replacing the existing 8" line, as part of a future looped system from the reservoir on Canterbury Lane. The line will be looped (8")through the site, but is not designed to provide any service to future development. Water meters will be banked at the edge of the public right-of-way for Annand Court. Fire hydrants will be placed to provide adequate fire suppression to all lots within the development. 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... RESPONSE: The development is designed with all utilities underground. The necessary arrangements have been created with the serving utility companies to provide the underground services. All underground utilities to be installed in the streets will be constructed prior to the surfacing of the streets. The stubs for service connections are designed to avoid disturbing the street improvements when the service connections are made. These criteria have been 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, and: 1. Plans showing the location of all underground facilities as described herein shall be submitted to the City Engineer for review and approval; and 2. Care shall be taken in all cases to ensure that above ground equipment does not obstruct vision clearance areas for vehicular traffic. RESPONSE: The applicant has included on the development plans the easements for all underground utility facilities. Care has been taken to ensure above ground equipment, such as transformers, will not obstruct vision clearance for vehicular traffic. C. Exception to undergrounding requirement. RESPONSE: The applicant is not requesting an exception to the undergrounding requirements. This Section does not apply. D. Fee in-lieu of undergrounding. RESPONSE: The applicant is not requesting an exception to the undergrounding requirements. This Section does not apply. 1110 Annand Hill Planned Development -26- August 2006 Revised October 2006,November 2006 CWS Service Provider Letter The proposed subdivision is located on a site that does not contain,nor is it adjacent to, an area deemed sensitive by Clean Water Services. CHAPTER 18.350 PLANNED DEVELOPMENTS 18.350.60 Allowed Uses A. In Residential zones. In all residential zones, an applicant with a planned development approval may develop the site to contain a mixture of uses subject to the density provisions of the underlying zone and the density bonus provisions of 18.350.100 B2. The following uses are allowed with planned development approval: 1. All uses allowed outright in the underlying zoning district; 2. Single-family detached and attached residential units; RESPONSE: The proposed development is for single-family detached residential lots, which are allowed outright in the R-12 zone. The development has been designed to meet the density provisions of the R-12 zone. Therefore these criteria are met. 18.350.70 Applicability of the Base Zone Development Standards A. Compliance to specific development standards. The provision of the based zone are applicable as follows: 1. Lot dimensional standards: The minimum lot size, lot depth and lot width standards shall not apply except as related to the density computation under Chapter 18.715; 2. Site coverage: The site coverage provisions of the base zone shall apply; 3. Building height: The building height provisions shall not apply; and 4. Structure setback provisions: a. Front yard and rear yard setbacks for structures on the perimeter of the project shall be the same as that required by the base zone unless otherwise provided by Chapter 18.360; b. The side yard setback provisions shall not apply except that all detached structures shall meet uniform Building Code requirements for fire walls; and c. Front yard and rear yard setback requirements in the base zone setback shall not apply to structures on the interior of the project except that: (1) A minimum front yard setback of 20 feet is required for any garage structure which opens facing a street. (2) A minimum front yard setback of eight feet is required for any garage opening for an attached single-family dwelling facing a private street as long as the Annand Hill Planned Development -27 - August 2006 Revised October 2006,November 2006 required off-street parking spaces are provided. B. Other provisions of the base zone. All other provisions of the base zone shall apply except as modified by this chapter. RESPONSE: The proposed development provides for standard R-12 front and rear yard setbacks along the perimeter of the property. Interior front and rear setbacks also comply. However, side yard setbacks will vary from 3-5 feet, subject to compliance with firewall standards. 18.305.80 Exceptions to Underlying Development Standards A. Exceptions to parking requirements. The Commission may grant an exception to the off-street parking dimensional and minimum number of space requirements in the applicable zone based on findings that: 1. The minor exception is not greater than 10 percent of the required parking; and... B. Exceptions to sign requirements. C. Exceptions to landscaping requirements. RESPONSE: No exceptions are requested. IP18.305.90 Conceptual Development Plan Submission Requirements. A. The applicant shall submit an application containing all of the general information required for a Type IIIB procedure, as governed by Section 18.390.050. In addition, the applicant shall submit the following: 1. A statement of planning objectives to be achieved by the planned development through the particular approach proposed by the applicant. This statement should include a description of the character of the proposed development and the rationale behind the assumptions and choices made by the applicant. 2. A development schedule indicating the approximate dates when construction of the planned development and its various phases are expected to be initiated and completed. 3. A statement of the applicant's intentions with regard to the future selling or leasing of all or portions of the planned development. 4. A narrative statement presenting information, a detailed description or which is available from the Director. B. Additional information. In addition to the general information described in Subsection A above, the conceptual development plan, data, and narrative shall 411 include the following information, the detailed content of which can be obtained from the Director: Annand Hill Planned Development -28- August 2006 Revised October 2006,November 2006 1. Existing Conditions; 2. A site concept; 3. A grading concept; 4. A landscape concept; 5. A sign concept; and 6. A copy of all existing or proposed restrictions or covenants. RESPONSE: The concept for this planned development was outlined at the beginning of this report under the section titled Project Description. The planning objectives and design features have been specified. These objectives and features have been formulated into the conceptual master plan. The overall planned concept is presented within the narrative and also visually displayed in the Plan Set, which includes drawings showing: existing conditions; site design concept; preliminary grading; tree preservation and mitigation and overall landscape concept; and master signage concept. In combination,this entire report provides all the information listed in this subsection. The narrative demonstrates compliance with the relevant code sections. 18.350.100 Approval Criteria Specific planned development approval criteria. The Commission shall make findings that the following criteria are satisfied when approving or approving with conditions, the concept plan. The Commission shall make findings that the criteria are not satisfied when denying an • application. 1. All the provisions of the land division provisions, Chapter 18.410, 18.420 and 18.430, shall be met; 2. Except as noted, the provisions of the following chapters shall be utilized as guidelines. A planned development need not meet these requirements where a development plan provides alternative designs and methods, if acceptable to the Commission, that promote the purpose of this section. In each case, the applicant must provide findings to justify the modification of the standards in the chapters listed in Subsection 3 below. The developer may choose to provide or the commission may require additional open space dedication and/or provision of additional amenities, landscaping or tree planting. a. Chapter 18.715, Density Computation and Limitations. Unless authorized below, density shall be governed by the density established in the underlying zoning district. The Commission may further authorize a density bonus not to exceed 10%as an incentive to increase or enhance open space, architectural character and/or site variation incorporated into the development. These factors must make a substantial contribution to objectives of the planned . development. The degree of distinctiveness and the desirability of variation achieved shall govern the amount Annand Hill Planned Development -29- August 2006 Revised October 2006,November 2006 of density increase which the Commission may approve according to the following: 1. A maximum of 3% is allowed for the provision of undeveloped common space, exclusive of areas contained in floodplain, slopes greater than 25%, drainageways, or wetlands that would otherwise be precluded from development; 2. A maximum of 3% is allowed for landscaping; streetscape development; developed open spaces,plazas and pedestrian pathways and related amenities; recreation area development; and/or retention of existing vegetation; 3. A maximum of 3% is allowed for creation of visual focal points; use of existing physical amenities such as topography, view, and sun/wind orientation; 4. A maximum of 3%quality of architectural quality and style; harmonious use of materials; innovative building orientation or building grouping; and/or varied use of housing types. b. Chapter 18.730, Exceptions to Development Standards; c. Chapter 18.795, Visual Clearance Area; d. Chapter 18.745, Landscaping and Screening; e. Chapter 18.765, Off-street Parking and Loading Requirements; i. Chapter 18.705, Access, Egress and Circulation; and f Chapter 18.780, Signs. RESPONSE Compliance with the land division provisions was addressed above. The development has been designed in conformance with Chapters 18.410, 18.420, and 18430. The applicant is not requesting any density bonus. The preliminary plan provides for 40 lots, which meets the minimum density requirement and is less than the maximum density allowed. Compliance with the density calculations was previously addressed in this report. Exceptions: The applicant is not requesting any exceptions to the provisions of Chapter 18.730. Because the site abuts existing apartment developments on two side, a minimum 10 foot setback will be provided along the north and south perimeters of the site. Additional screening and • buffering with fencing and landscaping will also be provided, as reflected in the master landscaping plan. Annand Hill Planned Development -30- August 2006 Revised October 2006,November 2006 410 Visual Clearance: All intersections of streets and streets and driveways will provide appropriate vision clearance triangles consistent with Section 19.795.O4O.B.1. or B.2. Landscaping and Screening: A master tree preservation and mitigation plan, together with conceptual landscaping plan has been provided. Access, Egress and Circulation: An access report has been prepared for this development and is included in the application documents. The report addresses compliance with Chapter 18.705. The internal private street system meets the minimum requirements specified in Section 18.7O5.O30.I and Table 18.705.1 for residential use. Signage: Signage for the proposed development will be minimal, but locations for entry signage have been provided. The sign plan provides for identification of the development(Annand Hill) within Tracts E& F, which will frame the entry to the private streets system. 3. In addition, the following criteria shall be met: a. Relationship to the natural and physical environment: 1. The streets, buildings and other site elements shall be designed and located to preserve the existing trees, topography and natural drainage to the greatest degree 410 possible; 2. Structures located on the site shall not be in areas subject to ground slumping and sliding; 3. There shall be adequate distance between on-site buildings and other on-site and off- site buildings on adjoining properties to provide for adequate light and air circulation and for fire protection; 4. The structures shall be oriented with consideration for the sun and wind directions, where possible; and 5. Trees preserved to the extent possible. Replacement of trees is subject to the requirements of Chapter 18.790, Tree Removal. b. Buffering, screening and compatibility between adjoining uses: 1. Buffering shall be provided between different types of land uses, e.g., between single-family and multi family residential, and residential and commercial uses; • 2. In addition to the requirements of the buffer matrix (Table 18.745.1), the following Annand Hill Planned Development -31 - August 2006 Revised October 2006,November 2006 • factors shall be considered in determining the adequacy and extent of buffer required under Chapter 18.745: .a. The purposed of the buffer,for example to decrease noise levels, absorb air pollution,filter dust, or to provide a visual barrier; b. The size of the buffer needs in terms of width and height to achieve the purpose; c. The direction(s)from which buffering is needed; d. The required density of the buffering; and e. Whether the viewer is stationary or mobile. 3. On-site screening from view from adjoining properties of such activities as service areas storage areas,parking lots and mechanical devices on roof tops shall be provided and the following factors shall be considered in determining the adequacy of the type and . extent of the screening: a. What needs to be screened; b. The direction from which it is needed; and c. Whether the screening needs to be year-round. c. Privacy and noise: Non-residential structures which abut existing residential dwellings shall be located on the site or be designed in a manner, to the maximum degree possible, to protect the private areas on the adjoining properties from view and noise; d Private outdoor area—multi family use: e. Shared outdoor Recreation areas—multi family use: f Access and circulation: 1. The number of allowed access points for a development shall be provided in Chapter 18.705; 2. All circulation patterns within a development must be designed to accommodate emergency vehicles; and 3. Provisions shall be made for pedestrian and bicycle ways is such facilities are shown on 41110 an adopted plan. g. Landscaping and open space: Annand Hill Planned Development -32 - August 2006 Revised October 2006,November 2006 1. Residential Development: In addition to the requirements of subparagraphs (4) and(5) of section a of this subsection, a minimum of 20 percent of the site shall be landscaped; h. Public transit: 1. Provisions for public transit may be required where the site abuts a public transit route. The required facilities shall be based on: a. The location of other transit facilities in the area; and b. The size and type of the proposed development. 2. The required facilities shall be limited to such facilities as: a. A waiting shelter; b. A turn-out area for loading and unloading; and c. Hard surface paths connecting the development to the waiting area. i. Signs: 1. In addition to the provisions of Chapter 41. 18.780, Signs: a. Location of all signs proposed for the development site; and b. The signs shall not obscure vehicle driver's sight distance. j. Parking: 1. All parking and loading areas shall be generally laid out in accordance with the requirements set forth in Chapter 18.775; 2. Up to 50%of required off-street parking spaces for single-family attached dwellings may be provided on one or more common parking lots with the planned development as long as each single-family lot contains one off-street parking space. k Drainage: All drainage provisions shall be laid out in accordance with the requirements set forth in Chapter 18.775, and the criteria in the adopted 1981 master drainage plan. 1. Floodplain dedication: • Annand Hill Planned Development -33 - August 2006 Revised October 2006,November 2006 SO RESPONSE The proposed development has been designed into the natural environment of the site rather than imposed upon it. The existing trees are preserved to the greatest extent possible, with grouped stands preserved with open space tracts and perimeter trees preserved in rear and side yards, where building envelopes allow. The private street system flows with the natural topography of the site, and where possible curves to avoid trees. Tree replacement will be provided consistent with Chapter 18.745, as is addressed below. Buffering between the site and the abutting apartments is provided through preservation or replacement of trees, plus a 10 foot perimeter setback. Fencing will also be used to provide both visual and physical buffering. Preservation of trees, additional planting and perimeter setbacks are also utilized for buffering from Highway 99W. This is a single family development, so the provisions for outdoor recreation area do not apply. Site and yard landscaping will exceed the 20%minimum requirement for residential use. Access and circulation for this site is limited to one street connection because of the surrounding development pattern. Internal circulation is designed to accommodate emergency vehicles and garbage trucks. Pedestrian circulation is provided via sidewalks throughout the development, and a pedestrian connection to the bus stop on 99W will be proved, if approved by ODOT. Signs for the development will provide identification of the development(Annand Hill), streets, and addressing. Signs will be designed and located in a manner that does not obscure driver's sight distance. Off-street parking will be provided consistent with or exceeding code requirements on each lot. In addition,parking will generally be provided along one side of the internal private streets, with curb bump-outs in certain segments to accommodate parking on both sides of the street. There is no floodplain associated with this property. Drainage will be designed in accordance with Chapter 18.775 and the adopted 1981 master drainage plan. The storm drainage analysis report is included with this application. 18.350.110 Shared Open Space A. Requirements for shared open space. Where open space is designated on the plan as common open space the following applies: 1. The open space area shall be shown on the final plan and recorded with the Director; and 2. The open space shall be conveyed in accordance with one of the following methods: a. By dedication to the City as publicly-owned and maintained as open space. Open space proposed for dedication to the City must be acceptable to it with regard to the size, shape, location, improvement and budgetary and maintenance Illlimitations; Annand Hill Planned Development -34- August 2006 Revised October 2006,November 2006 410 b. By leasing or conveying title (including beneficial ownership) to a corporation, home association or other legal entity, with the City retaining development rights to the property. The terms of such lease or other instrument of conveyance must include provisions suitable to the City Attorney for guaranteeing the following: 1. The continued use of such land for the intended purposes; 2. Continuity of property maintenance; 3. When appropriate, the availability offunds required for such maintenance; 4. Adequate insurance protection; and 5. Recovery for loss sustained by casualty and condemnation or otherwise. c. By any method which achieves the objectives set forth in Subsection 2 above of this section. RESPONSE The common open space areas will be platted as Tracts. They will be owned and maintained by a Homeowner's Association. The Association will be responsible for appropriate insurance and maintenance funding. Draft CC&R's have not been provided with the application packet. Since this project will be final platted by a purchasing developer, CC&R's will be provided at the time of Final Plat. CHAPTER 18.790 TREE REMOVAL 28.790.030 Tree Plan Requirement The tree plan shall include the following: 1. Identification of the location, size and species of all existing trees including trees designated as significant by the city; 2. Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060D, in accordance with the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: a. Retention of less than 25% of existing trees over 12 inches in caliper requires a mitigation program in accordance with Section 18.790.060D of no net loss of trees; b. Retention offrom 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 18,790.060D; c. Retention offrom 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 18,790.060D; d. Retention of 75%or greater of existing trees over 12 inches in caliper IP requires no mitigation. 3. Identification of all trees which are proposed to be removed; Annand Hill Planned Development -35 - August 2006 Revised October 2006,November 2006 0 4. A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. RESPONSE As previously noted, the central portion of the site was commercially logged in 2005 under a permit issued by the Oregon Department of Forestry (2005-531-20436). The remaining trees have been inventoried and evaluated by a certified arborist, who's report and Tree Removal Plan is included in this application packet. The inventory/assessment report was prepared consistent with Section 28.790.030. There are 208 existing trees on the property at or over 6" caliper. However, only 112 of these inventoried trees are 12 inch caliper of larger, thereby requiring mitigation. The development will require removal of, at least, 56 trees (greater than 12") for hazard reasons,roads,utilities, grading and building envelopes. Additional trees may be required to be removed on a selective basis to accommodate utilities and buildings. This means that 68% of the trees will be retained, which will require 50% (caliper inch) mitigation, or a total mitigation of 426 caliper inches. The applicant is not requesting any incentive density bonus for tree preservation. The arborist has provided a tree protection plan to be employed during construction. 4110 CHAPTER 18.775 SENSITIVE LANDS 18.775.020.F. Sensitive lands permits issued by the Director. 1. The director shall have authority to issue a sensitive lands permit in the following areas by means of a Type II procedure, as governed by Section 18.390.040, using approval criteria contained in Section 18.775.070: a. Drainageways; b. Slopes that are 25%or greater, and unstable ground; and c. Wetland areas which are not regulated by other local, state, or federal agencies and are designated as significant wetlands on the City of Tigard "Wetland and Streams Corridor Map". 18.775.070 Sensitive Lands Permits. C. With Steep Slopes. The appropriate approval authority shall approve with conditions or deny an application request for a sensitive lands permit on slopes of 25% or greater or unstable ground based upon findings that all of the following criteria have been satisfied: 1. The extent and nature of the proposed land form alteration or development will not create site disturbances to an extent greater than that required for the use; 2. The proposed land form alteration or development will not result in erosion, stream sedimentation, ground instability, or other adverse on-site and off-site IPeffects or hazards to life or property; Annand Hill Planned Development -36- August 2006 Revised October 2006,November 2006 ell 3. The structures are appropriately sited and designed to ensure structural stability and proper drainage of foundation and crawl space areas for development with any of the following soil conditions: wet/high water table; high shrink-swell capability; compressible/organic; and shallow depth-to-bedrock; and 4. Where natural vegetation has been removed due to land form alteration or development, the areas not covered by structures or impervious surfaces will be replanted to prevent erosion in accordance with Chapter 18.745, landscaping and Screening. RESPONSE A total of 7,057 square feet of the site contains slopes of 25% or greater. The majority of these slopes occur along the 99W frontage, but there are 7 small areas scattered throughout the site were slopes exceed 25%, as shown on the Existing Conditions Plan Sheet, Sheet 2 of 6. There are, however, no areas on this site which contain a: wetland, water course, or flood plain. Therefore only the criteria for steep slopes as outlined above must be addressed. The majority of the steep slopes occur along the highway frontage where no site development will occur(Tract `H'). Storm water and sanitary sewer lines will be constructed within the area of the existing access drive to the adjacent cemetery in order to avoid impacting the steeper slopes. The smaller areas of steeper slopes occur in areas where streets improvements and/or site grading will alter the land form. The extent and nature of the proposed land form alteration and 411 development are the minimum necessary to support the development. The proposed land form alterations and development will not result in erosion, stream sedimentation, ground instability, or other adverse on-site and off-site effects or hazards to life or property. All structures will be appropriately sited and designed to ensure structural stability and proper drainage of foundation and crawl space areas consistent with the geologic conditions of the site. Where ever natural vegetation is removed during construction, the areas not covered by structures or impervious surfaces will be replanted to prevent erosion in accordance with Chapter 18.745, landscaping and Screening. Therefore the criteria in this Section are met. SUMMARY CONCLUSION: The proposed Development and preliminary plat complies with all applicable elements of the Comprehensive Plan, and Development Code. The proposed plat name has been confirmed with Washington County, and meets the provisions of ORS Chapter 92. The streets are laid out to conform to existing and planned roads on adjacent properties. An explanation is provided for all common improvements. The proper steps have been taken to ensure compatibility with the established neighborhood character within the City boundaries. Adequate public facilities and services exist to serve the development and all improvements will be constructed to City and other applicable standards. IP Armand Hill Planned Development -37- August 2006 Revised October 2006,November 2006 - :;CITY :O F TIGARD: . : - :: A ei 7: . - _ .-. :. . .. _ .. . - . tel -�1 i! :',:,:.:: -, PRE-APPLICATION CONFERENCE NOES . _ - _ _ . -- ._, . .`.. . . . - .. - Sk aping ABet rii Community - - .: Pre-AP litatio n`.Meeiir..N o t ei, Valid b) Months)-���_ � - . . PRE-APP.MTG.DATE: ---,4 3/Ai, - STAFF AT PRE-APP.: 6—AP/AM - RESIDENTIAL APPLICANT: .'f)1- 1 _>ir 1J 6 AGENT: i -,4774,- / ,i� - Phone:( <›1 `f d • ' 3t4 Phone: ( ) C/ • PROPERTY LOCATION: ADDRESS/GENERAL LOCATION: / OC) $z-4.) /O? 14vi- - /y di o s %5%' %1-e. TAX MAPS)/LOT #(S): -ZS i iDdv d-sc, ` 2.5 1 /OA-) 65%)&6; NECESSARY APPLICATIONS: S)7r L) W Tcrii .s i i -�- (si)1 )r, % 0914 (s` III PROPOSAL DESCRIPTION: `.7_%f 5 c 4,/v%Sect COMPREHENSIVE PLAN , MAP DESIGNATION: 4'66r din Ac_lz/c7 iiY 707' L • ZONING MAP DESIGNATION: R- a (t ) .-.26, /P-/Z s fod 1 ZONING DISTRICT DIMENSIONAL REQUIREMENTS (Refer to Code Section 18.s'/O 1 MINIMUM LOT SIZE: 3 9c0 sq. ft. Average Min. lot width://4,72Q.-ft. Max. building height: 35 ft. PO Setbacks: Front tS ft'.t'utt Side .- ft + Rear ASS' ft?fi ,c- Corner /D ,ft. from street. MAXIMUM SITE COVERAGE: e-0 % Minimum landscaped or natural vegetation area: ':.4 %. GARAGES: 2 o ft. [i 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. Ili * NOTE: In order to also preliminarily address building code standards, a meeting with a Plans Examiner is encouraged prior to submittal of a land use application. CITY OF TIGARD Pre-Application Conference Notes Page 1 of 9 Residential Apptication/Planning Division Section jR 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. 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 AN IMPACT STUDY with their submittal package. The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirement, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. ACCESS (Refer to Chapters 18.705 and 18.765) Minimum number of accesses: li Minimum access width: / 5'" i Minimum pavement width: /0 ❑ WALKWAY REQUIREMENTS (Refer to Code Chapter 18.105) Within all ATTACHED HOUSING (except two-family dwellings) and multi-family developments, each residential dwelling SHALL BE CONNECTED BY WALKWAY TO THE VEHICULAR PARKING AREA, COMMON OPEN SPACE AND RECREATION FACILITIES. 00 RESIDENTIAL DENSITY CALCULATION (Refer to Code Chapter 18.715)-SEE EXAMPLE BELOW. The NET RESIDENTIAL UNITS ALLOWED on a particular site may be calculated by dividing the net area of the developable land by the minimum number of square feet required per dwelling unit as specified by the applicable zoning designation. Net development area is calculated by subtracting • the following land area(s) from the gross site area: z s 3 - r?7 All sensitive lands areas including: /AO `�- ' ➢ Lana within the 100-year floodplain; ➢ Slopes exceeding 25%; ./V/ l 7, ,.JcT' ➢ Drainageways; and V ➢ Wetlands for the R-1, R-2, R-3.5, R-4.5 and R-7 zoning districts. -' G'---- Public right-of-way dedication: ' cn otirZl ➢ Single-family allocate 20% of gross acres for public facilities; or '1/ ➢ Multi-family allocate 15% of gross acres for public facilities; or ➢ If available, the actual public facility square footage can be used for deduction. I EXAMPLE OF RESIDENTIAL DENSITY CALCULATIONS: EXAMPLE: USING A ONE ACRE SITE IN THE R-12 ZONE(3,050 MINIMUM LOT SIZE)WITH NO DEDUCTION FOR SENSITIVE LANDS Single-Family Multi-Family 43,560 sq.ft of gross site area 43,560 sq.ft of gross site area 8,712 sq.ft (20%)forpublic right-of-way 6,534 sq.ft. (15%)for public right-of-way NET: 34,848 square feet NET: 37,026 square feet 3.050(minimum lot area) 3.050(minimum lot area) 11.4 Units Per Acre = 12.1 Units Per Acre *The Development Code requires that the net site area exist for the next whole dwelling unit NO ROUNDING UP IS PERMITTED. *Minimum Project Density is 80%of the maximum allowed density.TO DETTRMINETHIS STANDARD,MULTIPLY THE MAXIMUM NUMBER OF UNITS BY.8. CITY OF TIGARD Pre-Application Conference Notes Page 2 of 9 Residential Apptication/Planning Division Section ❑ SPECIAL SETBACKS (Refer to Code Section 18.730] > STREETS: feet from the centerline of . IP ➢ FLAG LOT: A TEN (10)-FOOT SIDE YARD SETBACK applies to all primary structures. ➢ ZERO LOT LINE LOTS: A minimum of a ten (10)-foot separation shall be maintained between each dwelling unit or garage. > MULTI-FAMILY RESIDENTIAL building separation standards apply within multiple-family residential developments. ACCESSORY STRUCTURES UP TO 528 SQUARE FEET in size may be permitted on lots less than 2.5 acres in size. Five (5)-foot minimum setback from side and rear lot lines. ACCESSORY STRUCTURE UP TO 1,000 SQUARE FEET on parcels of at least 2.5 acres in size. [See applicable zoning district for the primary structures'setback requirements.) ❑ FLAG LOT BUILDING HEIGHT PROVISIONS (Refer to Code Chapter 18.730) MAXIMUM HEIGHT OF 1% STORIES or 25 feet, whichever is less in most zones; 2% stories, or 35 feet in R-7, R-12, R-25 or R-40 zones provided that the standards of Section 18.730.010.C.2 are satisfied. BUFFERING AND SCREENING [Refer to Code Chapter 18.145) 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 IP 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 REQUi ED BUFFERS applicable to your proposal area is: Buffer Level A /o along north boundary. Buffer Level along east boundary. 9 rY 9 Buffer Level a 0` alongrkrboundary. Buffer Level along east boundary. f s- IN ADDITION, SIGHT OBSCURING SCREENING IS REQUIRED ALONG: . K 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. RECYCLING [Refer to Code Chapter 18.755] 111 Applicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE SERVICING COMPATIBILITY. Locating a trash/recycling enclosure within a clear vision area such as at the intersection of two (2) driveways within a parking lot is prohibited. Much of Tigard is within Pride Disposal's Service area. Lenny Hing is the contact person and can be reached at (503) • . 625-6177. CITY OF TIGARD Pre-Application Conference Notes Page 3 of 9 Rpsuipntis Apprxa5on/Planning Division Sedan 14 PARKING [Refer to Code Chapters 18.765 a 18.705) • ALL PARKING AREAS AND DRIVEWAYS MUST BE PAVED. �> Single-family Requires: One (1) off-street parking space per dwelling unit;,and One (1) space per unit less than 500 square feet. ➢ Multiple-family . Requires: 1.25 spaces per unit for 1 bedroom; 1.5 spaces per unit for 2 bedrooms; and 1.75 spaces per unit for 3 bedrooms. Multi-family dwelling units with more than ten (10) required spaces shall provide parking for the use of guests and shall consist of 15% of the total required parking. NO MORE THAN 50% OF REQUIRED SPACES MAY BE DESIGNATED AND/OR DIMENSIONED AS COMPACT SPACES. Parking stalls shall be dimensioned as follows: ➢ Standard parking space dimensions: 8 feet. 6 inches X 18 feet, 6 inches. > Compact parking space dimensions: 7 feet. 6 inches X 16 feet, 6 inches. > Handicapped parking: All parking areas shall provide appropriately located and dimensioned disabled person parking spaces. The minimum number of disabled person parking spaces to be provided, as well as the parking stall dimensions, are mandated by the Americans with Disabilities Act (ADA). A handout is available upon request. A handicapped parking space symbol shall be painted on the parking space surface and an appropriate sign shall be posted. ❑ BICYCLE RACKS (Refer to Code Section 18.765) BICYCLE RACKS are required FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL DEVELOPMENTS. Bicycle racks shall be located in areas protected from automobile traffic and in convenient locations. 4110151, SENSITIVE LANDS [Refer to Code Chapter 18.7151 The Code provides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR DEVELOPMENT DUE TO AREAS WITHIN THE 100-YEAR FLOODPLAIN, NATURAL DRAINAGEWAYS, WETLAND AREAS, ON SLOPES IN EXCESS OF 25 PERCENT, OR ON UNSTABLE GROUND. Staff will attempt to preliminary identify sensitive lands areas at the pre- application conference based on available information. HOWEVER, the responsibility to precisely identify sensitive land areas, and their boundaries, is the responsibility of the applicant. Areas meeting the definitions of sensitive lands must be clearly indicated on plans submitted with the, development application. Chapter 18.775 also provides regulations for the use, protection, or modification of sensitive lands areas. RESIDENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS. N71 STEEP SLOPES (Refer to Code Section 18115.O70.C) When STEEP SLOPES exist, prior to issuance of a final order, a geotechnical report must be submitted which addresses the approval standards of the.Tigard Community Development Code Section 18.775.0' O.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. CLEARWATER SERVICES(CWS) BUFFER STANDARDS (Refer to R a 0 96-44/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. Design Criteria: The VEGETATED CORRIDOR WIDTH is dependent on the sensitive area. The following table identifies the required widths: CITY OF TIGARD Pre-Application Conference Notes Page 4 of 9 Residential App6ca6on/Planning Division Section TABLE 3.1 VEGETATED CORRIDOR WIDTHS - SOURCE: CWS DESIGN AND CONSTRUCTION STANDARDS MANUAL/RESOLUTION&ORDER 96-44 0.•,;:-.,:„.. ,..-:" .-:.: .-, -. . . . - - .. • - - ' SLOPE ADJACENT • • • ---.WIDTH OF VEGETATED - SENSITIVE AREA DEFINITION., - I 2 TO SENSITIVE AREA CORRIDOR"PER SIDE • Streams with intermittent flow draining: <25% 15 feet 0 10 to <50 acres 25 feet 4 >50 to <100 acres • ♦ Existing or created wetlands <0.5 acre 25 feet ♦ Existing or created wetlands >0.5 acre <25% - 50 feet ♦ Rivers, streams, and springs with year-round flow • Streams with intermittent flow draining >100 acres _ ♦ Natural lakes and ponds ♦ Streams with intermittent flow draining: >25% 30 feet 4 10 to <50 acres 50 feet 4 >50 to <100 acres • Existing or created wetlands >25% Variable from 50-200 feet. Measure • Rivers,streams, and springs with year-round flow in 25-foot increments from the starting ♦ Streams with intermittent flow draining >100 acres point to the top of ravine(break in ♦ Natural lakes and ponds <25%slope), add 35 feet past the top of ravine3 'Starting point for measurement = edge of the defined channel (bankful flow) for streams/rivers, delineated wetland boundary, delineated spring boundary, and/or average high water for lakes or ponds,whichever offers greatest resource protection. intermittent springs,located a minimum of 15 feet within the river/stream or wetland vegetated corridor,shall not serve as a starting point for measurement. 2Vegetated corridor averaging or reduction is allowed only when the vegetated corridor is certified to be in a marginal or degraded condition. 3The vegetated corridor extends 35 feet from the top of the ravine and sets the outer boundary of the vegetated corridor. The 35 feet may be reduced to .15 feet,if a stamped geotechnical report confirms slope stability shalt be maintained with the reduced setback from the top of ravine. Restrictions in the Vegetate Corridor: NO structures, development, construction activities, gardens, lawns, application of chemicals, dumping of any materials of any kind, or other activities shall be permitted which otherwise detract from the water quality protection provided by the vegetated corridor, except as provided for in the USA Design and Construction Standards. Location of Vegetated Corridor: IN ANY RESIDENTIAL DEVELOPMENT WHICH CREATES MULTIPLE PARCELS or lots intended for separate ownership, such as a subdivision, the vegetated corridor shall be contained in a separate tract, and shall not be a part of any parcel to be used for the construction of a dwelling unit. XCWS Service Provider Letter: PRIOR TO SUBMITTAL of any land use applications, the applicant must obtain a CWS Service Provider Letter which will outline the conditions necessary to comply with the R&O 96-44 sensitive area requirements. If there are no sensitive areas, CWS must still issue a letter stating a CWS Service Provider Letter is not required. R SIGNS [Refer to Code Chapter 18380) 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. so A TREE REMOVAL PLAN REQUIREMENTS (Refer to Code Section 18.790.030.C.) A TREE PLAN FOR THE PLANTING, REMOVAL AND PROTECTION OF TREES prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, partition, site development review, planned development, or conditional use is filed. Protection is preferred over removal where possible. - CITY OF TIGARD Pre-Application Conference Notes Page 5 of 9 Residenfial AppficatioNRanning Division Section THE TREE PLAN SHALL INCLUDE the following: ➢ Identification of the location, size, species, and condition of all existing trees greater than 6- inch caliper. ➢ Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060.D according to the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: • Retainage of less than 25% of existing trees over 12 inches in caliper requires a mitigation program according to Section 18.150.070.D. of no net loss of trees; • Retainage of from 25 to 50% of existing trees over 12 inches in caliper requires that two-thirds of the trees to be removed be mitigated according to Section 18.790.060.D.; • Retainage of from 50 to 75% of existing trees over 12 inches in caliper requires that 50% of the trees to be removed be mitigated according to Section 18.790.060.D.; Retainage of 75% or greater of existing trees over 12 inches in caliper requires no mitigation; ➢ Identification of all trees which are proposed to be removed; and ➢ A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. TREES REMOVED WITHIN THE PERIOD OF ONE (1) YEAR PRIOR TO A DEVELOPMENT APPLICATION LISTED ABOVE will be inventoried as part of the tree plan above and will be replaced according to Section 18.790.060.D. MITIGATION (Refer to Code Section 18.790.060.EJ REPLACEMENT OF A TREE shall take place according to the following guidelines: ➢ A replacement tree shall be a substantially similar species considering site characteristics. • ➢ If a replacement tree of the species of the tree removed or damages is not reasonably available, the Director may allow replacement with a different species of equivalent natural resource value. ➢ If a replacement tree of the size cut is not reasonably available on the local market or would not be viable, the Director shall require replacement with more than one tree in accordance with the following formula: The number of replacement trees required shall be determined by dividing the estimated caliper size of the tree removed or damaged, by the caliper size of the largest reasonably available replacement trees. If this number of trees cannot be viably located on the subject property, the Director may require one (1) or more replacement trees to be planted on other property within the city, either public property or, with the consent of the owner, private property. ➢ The planting of a replacement tree shall take place in a manner reasonably calculated to allow growth to maturity. IN LIEU OF TREE REPLACEMENT under Subsection D of this section, a party may, with the consent of the Director, elect to compensate the City for its costs in performing such tree replacement. - CLEAR VISION AREA (Refer to Code Chapter 18.1951 41) The City requires that CLEAR VISION AREAS BE MAINTAINED BETWEEN THREE (3) AND EIGHT (8) FEET IN HEIGHT at road/driveway, road/railroad, and road/road intersections. The size of the required clear vision area depends upon the abutting street's functional classification and any existing obstructions within the clear vision area. The applicant shall show the clear vision areas on the site plan, and identify any obstructions in these areas. CITY OF TIGARD Pre--Application Conference Notes Page 6 of 9 Residential AppricatonIRanning Division Section iq FUTURE STREET PLAN AND EXTENSION OF STREETS (Refer to Code Section 18.810.030.1) A FUTURE STREET PLAN shall: al ➢ Be filed by the applicant in conjunction. with an application for a subdivision or partition. The plan shall show the pattern of existing and proposed future streets from the boundaries of the proposed land division and shall include boundaries of the proposed land division and shall include other parcels within 200 feet surrounding and adjacent to the proposed land division. > Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and pedestrian facilities on or within 500 feet of the site. Where necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed. ❑ ADDITIONAL LOT DIMENSIONAL REQUIREMENTS [Refer to Code Section 18.810.060) • MINIMUM LOT FRONTAGE: 25 feet unless lot is created through the minor land partition process. Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum • 15-foot wide access easement. The DEPTH OF ALL LOTS SHALL NOT EXCEED 2% TIMES THE AVERAGE WIDTH, unless the parcel is less than 1%times the minimum lot size of the applicable zoning district. ❑ BLOCKS [Refer to Code Section 18.810.090) The perimeter of BLOCKS FORMED BY STREETS SHALL NOT EXCEED 1,800 FEET measured along the right-of-way center line except where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development. When block lengths greater than 330 feet are permitted, pedestrian/bikeways shall be provided 4111 through the block. CODE CHAPTERS 18.330(Conditional Use) 18.620(Tigard Triangle Design Standards) i T 18.765(Ott-Street Parking/Loading Requirements) _ 18.340(Director's Interpretation) 18.630(Washington Square Regional Center) Y 18.775(Sensitive Lands Review) _ ,8.350(Planned Development) _ 18.705(AocesslEgresslCircutation) J 18.780(Signs) T.--- t/1 r 18.360(Site Development Review) 18.710(Accessory Residential Units) _ 18.785(Temporary Use Permits) 18.370(variances►Adjustments) 18.715(Density Computations) '-3, ,,18.790(Tree Removal) 18.380(Zoning Maprrext Amendments) 1�18.720(Design Compatibility Standards) 18.795(Visual Clearance Areas) _ 18.385(M i s c e l l a n e o u s Permits) __ 18.725(Environmental Performance Standards) 18.798(Wireless Communication Fealties) _ 18.390(Decision Making Procedduresnmpaa Study) 18.730(Exceptions To Deveopment Standards) / 18.810(Street&Utility Improvement Standards) 18.410(Lot Line Adjustments) 18.740 p-rstoric oveday) - _ 18.420(Land Partitions) 18.742(Home oaxrpation Permits) . - 18.430(subdvisions) _L-18.745(Landscaping&Screening Standards) Y 18.510(Residential Zoning Districts) 18.750(ManufaducedlMobd Home Regulations)- - 18.520(Commercial Zoning Districts) 18.755(Mixed Solid WastelRecydng Storage) _ 18.530(Industrial Zoning Districts) 18.760(Nonaxrtormi g Situations) III CITY OF TIGARD Pre-Application Conference Notes Page 7 of 9 Residential Appfication/Planning Division Section ADDITIONAL CONCERNS OR COMMENTS: y Gam. • 2 �,& 7+L y 7 � 7.• � � �j L ���/t#12;' jri �,� f1v >/7�t 1 V/fir :i.' •:t j f✓!�c4 L' !(s:. L: i4�lsl.la. /i-np-A i-t;t, �F=1I G C?� u/.�: v1 s1 rt'2 C 'll �c� 't =. 4c �Jc:%>c:L L.� r �� fly U / 9 e _J 1Ll�il�/" /i 4-47e-L-te i(' Cad 1lv;.t See J 11A �ILf .16,4' ts / / 76 GJ t.Lri C—�.�1�f i ��c-✓1 1�I� r) /070 •7 3 3 Yc kowa a/4-kva;fic �' V t�15 �l r�l (12-47(44a44, 11-ref,-) 4 .=i� c;„:" ru m ,n PROCEDURE • Administrative Staff Review. Public hearing before the Land Use Hearings Officer. Public hearing before the Planning Commission. Public hearing before the Planning Commission with the Commission making a .recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. APPLICATION SUBMITTAL PROCESS All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications submitted 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 8 ' x 11" map of a proposed project shall also be submitted for attachment to the staff' '/2 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. CITY OF TIGARD Pre-Application Conference Notes Page 8 of 9 Residential AppticatonlPlanning Division Section The administrative decision or public hearing will typically occur approximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. IP 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 (';1-y Co J ;i .c,c. . 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 SUBDIVISION PLAT NAME RESERVATION [County Surveyor's Office: 503-648-8884) PRIOR TO SUBMITTING A SUBDIVISION LAND USE APPLICATION with the City of Tigard, applicants are required to complete and file a subdivision plat naming request with the Washington County Surveyor's Office in order to obtain approval/reservation for any subdivision name. Applications will not be accepted as complete until the City receives the faxed confirmation of approval from the County of the Subdivision Name Reservation. BUILDING PERMITS PLANS FOR BUILDING AND OTHER RELATED PERMITS WILL NOT BE ACCEPTED FOR REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. Final inspection approvals by the Building Division will not be granted until there is compliance with all conditions of development approval. These pre-application notes do not include comments from the Building Division. For proposed buildings or modifications to existing buildings, it is recommended to contact a Building Division Plans Examiner to determine if there are 4110 building code issues that would prevent the structure from being constructed, as proposed. Additionally, with regard to Subdivisions and Minor Land Partitions where any structure to be demolished has system development charge (SDC) credits and the underlying parcel for that structure will be eliminated when the new plat is recorded, the City's policy is to apply those system development credits to the first building permit issued in the development (UNLESS OTHERWISE DIRECTED.BY THE DEVELOPER AT THE TIME THE DEMOLITION PERMIT IS OBTAINED). PLEASE NOTE: The conference and notes cannot cover ail 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 TO THIS PRE-APPLICATION CONFERENCE IS SUBMITTED AFTER A PERIOD OF MORE THAN SIX (6) MONTHS FOLLOWING THIS CONFERENCE (unless deemed as unnecessary by the Planning Division). PREPARED BY: C—rte" t tic F4As I{�'t rit CITY OF TIGARD P NNING DIVISION - STAFF PERSON HOLDING PRE-APP. MEETING PHONE: 503-639-4111 FAX: 503-684-1291 EMAIL (staffs first none)Q@ ci.tigard.ar.us TITLE 18(CITY OF TIGARD'S COMMUNITY DEVELOPMENT CODE)INTERNET ADDRESS: www.ci.tigard.or.us H:lpattylrnasterslPre-App Notes Residential.doc Updated: 15-Dec-04 (Engineering section:preapp.eng) CITY OF TIGARD Pre-Application Conference Notes Page 9 of 9 Residential Appfcccafion!Planning Division Section .7:¢` �' ;`:'''''' <..'.',<5..,: -_ ;-s - ; .;.t��'~- �.:•:- ;r P_ RE�APPtICATION:CONFERENCE ROTES ill ,,:?.«��[?�-s t..f?.'..: .M.?,:.'i`Y� :✓i'jyas'c -_ .� - _ - riay.yl'._ ,z -,=•=f„„-,--- : #? . , a,� ; � ➢4.:f N0!REEllIING .ECT1.-_,,,,:,-,-„,,,,,,,,,,,,„7..,� . ; _ `-:::::,-;;:r - -x: z�� - _ .. _ - °; `. '�"CRyoiTll�rp,�0 �-on� « 'zd>ti:, Otlimlittit dJCUC ��:�; _ <�. .�s, - - fir:. _ _ Y - .,--: ..� Bettex 'binmun' UBLIC FACILITIES Tax Map(s): 2S110DC Tax Lot[sl: 200 Use Type: SUB/PD 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 410(2.) For the creation of new streets. Approval of a development application for this site will require right-of-way dedication for: ® SW Highway 99 to 50 feet from centerline (5 lane Arterial) - Contact ODOT for additional ROW requirements ® SW 109th Avenue stub to 54 feet (Local Street) plus cul-de-sac bulb (minimum 40 foot curb radius) ❑ SW to feet ❑ SW to feet 1/0 ITT of TIMARD Pre-Application Conference Notes Page 1 of 6 igineeling DeDartment Section Street improvements: ® Half street improvements will be necessary along SW Highway 99, to include: ® 36 feet of pavement from centerline ® concrete curb ® storm sewers and other underground utilities ® 8-foot concrete sidewalk with 5 foot planter strip ® street trees sized and spaced per TDC ® street signs, traffic control devices, streetlights and a two-year streetlight fee. ® Other: Contact ODOT for additional requirements ® Full street improvements will be necessary along SW 109th Avenue stub, to include: ® 32 feet of pavement plus 40 foot cul-de-sac radius ® concrete curb ® storm sewers and other underground utilities ® 5-foot concrete sidewalk with 5 foot planter strip • street trees sized and spaced per TDC ® street signs, traffic control devices, streetlights and a two-year streetlight fee. IP ❑ Other: ® Full street improvements will be necessary along SW Private Street, to include: ® 20 feet of pavement in a Private Tract ® concrete curb ® storm sewers and other underground utilities ® 5-foot concrete sidewalk on one side in a private easement ® street trees sized and spaced per TDC ® street signs, traffic control devices, streetlights and a two-year streetlight fee. ❑ Other: ❑ street improvements will be necessary along SW , to include: ❑ feet of pavement ❑ concrete curb 11110 ❑ storm sewers and other underground utilities ❑ -foot concrete sidewalk ❑ street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. :ITY OFTIGARD Pre-Application Conference Notes Page 2 of 6 agineering Department Section ❑ Other: `❑ street improvements will be necessary along SW , to include: ❑ feet of pavement ❑ concrete curb ❑ storm sewers and other underground utilities ❑ -foot concrete sidewalk ❑ street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. ❑ Other: 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.) (2.) Overhead Utility Lines: ❑ Section 18.810.120 of the Tigard Municipal Code (TMC) requires all overhead utility lines adjacent to a development to be placed underground or, at the election of the developer, a fee in-lieu of undergrounding can be paid. This requirement is valid even if the utility lines are on the opposite side of the street from the site. If the fee in-lieu is proposed, it is equal to $ 35.00 per lineal foot of street frontage that contains the overhead lines. There are existing overhead utility lines which run adjacent to this site along SW Prior to , the applicant shall either place these utilities underground, or pay the fee in- lieu described above. Sanitary Sewers: The nearest sanitary sewer line to this property is a(n) 8 inch line which is located in Canterbury Lane and in 109th Avenue and in Highway 99. The proposed development must be connected to a public sanitary sewer. It is the developer's responsibility to extend the public sewer to serve this development and any unserved adjacent property owners. Each lot musts have a separate connection to the public sewer. • :ITY OFTI6ARD Pre-Application Conference Notes Page 3 of 6 ngineering Department Section Water Supply: The City of Tigard (Phone:(503) 639-4171) provides public water service in the area of this site. This service provider should be contacted for information regarding water supply for your proposed aldevelopment. Fire Protection: Tualatin Valley Fire and Rescue District (South Division) [Contact: Eric McMullen, (503) 612-7010] provides fire protection services within the City of Tigard. The District should be contacted for information regarding the adequacy of circulation systems, the need for fire hydrants, or other questions related to fire protection. 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. On-site detention is required. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) (Resolution and Order No. 00-7) which requires the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from impervious surfaces. The resolution contains a provision that would allow an applicant to pay a fee in-lieu of constructing an on- site facility provided specific criteria are met. The City will use discretion in determining whether or not the fee in-lieu will be offered. If the fee is allowed, it will be based upon the amount of impervious surfaces created; for every 2,640 square feet, or portion thereof, the fee shall be $210. Preliminary sizing calculations for any proposed water quality facility shall be submitted with the development application. It is anticipated that this project will require: ® Construction of an on-site water quality facility. ❑ Payment of the fee in-lieu. Water quality shall be provided for all impervious surface area - no credit for existing impervious area. Other Comments: All proposed sanitary sewer and storm drainage systems shall be designed such that City maintenance vehicles will have unobstructed access to critical manholes in the systems. Maintenance access roadways may be required if existing or proposed facilities are not otherwise readily • accessible. 1) Contact Rob Murchison, 718-2699, with the Water Department regarding 18"water line through the site. Water meters shall be placed at the ROW. All water lines on site shall be private. ;ITV OF TI MM Pre-Application Conference Notes Page 4 of 6 ngineering Department Section 2) Must provide preliminary approval from TVFR for tumarounds, hydrant placement and only one entry into a development serving more than 30 lots. 3) Provide preliminary sight distance certification for 109th Avenue intersection with list of "'improvements required to achieve adequate sight distance. 4) Applicant shall contact ODOT regarding requirements that may exceed City requirements along Highway 99 frontage. Determine if ODOT will require a traffic impact report. 5) What about TL 8703? 6) Provide traffic data if proposing a reduced section for the 109th Avenue cul-de-sac street. 'RAFFIC IMPACT FEES In 1990, Washington County adopted a county-wide Traffic Impact Fee (TIF) ordinance. The Traffic Impact Fee program collects fees from new development based on the development's projected impact upon the City's transportation system. The applicant shall be required to pay a fee based upon the number of trips which are projected to result from the proposed development. The calculation of the TIF is based on the proposed use of the land, the size of the project, and a general use based fee category. The TIF shall be calculated at the time of building permit issuance. In limited circumstances, payment of the TIF may be allowed to be deferred until the issuance of an occupancy permit. Deferral of the payment until occupancy is permissible only when the TIF is greater than $5,000.00. Pay the TIF • _.aMITS Public Facility Improvement (PFI) Permit: Any work within a public right-of-way in the City of Tigard requires a PFI permit from the Engineering Department. A PFI permit application is available at the Planning/Engineering counter in City Hall. For more extensive work such as street widening improvements, main utility line extensions or subdivision infrastructure, plans prepared by a registered professional engineer must be submitted for review and approval. The Engineering Department fee structure for this permit is considered a cost recovery system. A deposit is collected with the application, and the City will track its costs throughout the life of the permit, and will either refund any remaining portion of the deposit, or invoice the Permittee in cases where City costs exceeds the deposit amount. NOTE: Engineering Staff time will also be tracked for any final design-related assistance provided to a Permittee or their engineer prior to submittal of a PFI permit application. This time will be considered part of the administration of the eventual PFI permit. The Permittee will also be required to post a performance bond, or other such suitable security. Where professional engineered plans are required, the Permittee must execute a Developer/Engineer Agreement, which will obligate the design engineer to perform the primary inspection of the public improvement construction work. The PFI permit fee structure is as follows: NOTE: If an PFI Permit is required,the applicant must obtain that permit prior to release of any permits from the Building Division. :ITY OFTIGARD Pre-Application Conference Notes Page 5 of 6 ngineering Department Section Building Division Permits: The following is a brief overview of the type of permits issued by the Building Division. For a more detailed explanation of these permits, please contact the Development Services Counter at 503-639-4171, ext. 304.. Site Improvement Permit (SIT). This permit is generally issued for all new commercial, industrial and multi-family projects. This permit will also be required for land partitions where lot grading and private utility work is required. This permit covers all on-site preparation, grading and utility work. Home builders will also be required to obtain a SIT permit for grading work in cases where the lot they are working on has slopes in excess of 20% and foundation excavation material is not to be hauled from the site. Building Permit (BUP). This permit covers only the construction of the building and is issued after, or concurrently with, the SIT permit. Master Permit (MST). This permit is issued for all single and multi-family buildings. It covers all work necessary for building construction, including sub-trades (excludes grading, etc.). This permit can not be issued in a subdivision until the public improvements are substantially complete and a mylar copy of the recorded plat has been returned by the applicant to the City. For a land partition, the applicant must obtain an Engineering Permit, if required, and return a mylar copy of the recorded plat to the City prior to issuance of this permit. Other Permits. There are other special permits, such as mechanical, electrical and plumbing that may also be required. Contact the Development Services Counter for more information. IP TRADING 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: 5 -Z.3 .4, ENGINE RING DEPARTMENT STAFF DATE 4110 Phone: [503)639-4171 Fax: [5031624-0152 oounent4 revised: September 2,2003 :ITT OFTIGARD Pre-Application Conference Notes Page 6 of 6 ngineering Department Section Atiaikito Tualatin Valley Fire & Rescue al Fire Marshal's Office o 2 RE- 2090- wo3D Date File No. Project Name V P — l t r cSJ,Q,P1✓I5!'' At-`vvA I 3 J — The following checked items are applicable Fire Code requirements based on your proposal. This form is for informational purposes only and does not constitute any type of approval of your project or its design. RE APPARATUS ACCESS ROAD DISTANCE FROM BUILDING AND TURNAROUNDS: Access roads API shall be within 150 feet of all portions of the exterior wall of the first story of the building as measured by an approved route around the exterior of the building. An approved turnaround is required if the remaining distance to an approved intersecting roadway, as measured along the fire apparatus access road, is greater than 150 feet. (IFC 503.1.1) with an approved turnaround. (IFC 503.2.5) i,FIRE APPARATUS ACCESS ROAD EXCEPTION FOR AUTOMATIC SPRINKLER PROTECTION: When ildings are completely protected with an approved automatic fire sprinkler system, the requirements for fire Ill apparatus access may be modified as approved by the fire code official. (IFC 503.1.1) ❑ADDITIONAL ACCESS ROADS—COMMERCIAL: Where buildings exceed 30 feet in height or three stories in height shall have at least three separate means of fire apparatus access. Buildings or facilities having a gross area of more than 62,000 square feet shall be provided with at least two separate means of fire apparatus access. Buildings up to 124,000 square feet provided with fire sprinklers may have a single access. (IFC D104) ADDITIONAL ACCESS ROADS—ONE-OR TWO-FAMILY RESIDENTIAL: Where there are more than 30 ne-or two-family dwelling units, not less than two separate approved means of access shall be provided. Where there are more than 30 dwelling units and all are protected by approved residential sprinkler systems,a single access will be allowed. (IFC D107) ❑ADDITIONAL ACCESS ROADS—MULTIPLE-FAMILY RESIDENTIAL: Where there are more than 100 multiple-family dwelling units, not less than two separate approved means of access shall be provided. Projects up to 200 dwelling units that are protected by approved residential sprinkler systems may have a single access. Projects having more than 200 dwelling units shall have two separate approved means of access regardless of whether they are equipped with fire sprinkler systems. (IFC D106) n AERIAL FIRE APPARATUS ACCESS: Buildings or portions of buildings or facilities exceeding 30 feet in height above the lowest level of fire department vehicle access shall be provided with approved fire apparatus access roads capable of accommodating fire department aerial apparatus.Overhead utility and power lines shall not be located within the aerial fire apparatus access roadway. Fire apparatus access roads shall have a minimum unobstructed width of 26 feet in the immediate vicinity of any building or portion of building more than 30 feet in height. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building,and shall be positioned parallel to one entire side of the building. (IFC D105) al MOTENESS: Where two access roads are required, they shall be placed a distance apart equal to not �}¢ss than one half of the length of the maximum overall diagonal dimension of the property or area to be served, measured in a straight line between accesses. (IFC D104.3) *IRE APPARATUS ACCESS ROAD WIDTH AND VERTICAL CLEARANCE: Fire apparatus access roads shall have an unobstructed width of not less than 20 feet(12 feet for up to two dwelling units and accessory buildings), and an unobstructed vertical clearance of not less than 13 feet 6 inches. Where fire apparatus 410 roadways are less than 26 feet wide, "NO PARKING"signs shall be installed on both sides of the roadway and in turnarounds as needed. Where fire apparatus roadways are more than 28 feet wide but less than 32 feet wide,"NO PARKING"signs shall be installed on one side of the roadway and in turnarounds as needed. Where fire apparatus roadways are 32 feet wide or more, parking is not restricted. (IFC 503.2.1) FppIRE APPARATUS ACCESS ROADS WITH FIRE HYDRANTS: Where a fire hydrant is located on a fire aratus access road, the minimum road width shall be 26 feet. (IFC D103.1) ® TURNOUTS: When any fire apparatus access road exceeds 400 feet in length,turnouts 10 feet wide and 30 feet long shall be provided in addition to the required road width and shall be placed no more than 400 feet apart, unless otherwise approved by the fire code official. These distances may be adjusted based on visibility and light distances. (IFC 503.2.2) 'i NO PARKING SIGNS: Where fire apparatus roadways are not of sufficient width to accommodate parked vehicles and 20 feet of unobstructed driving surface,"No Parking"signs shall be installed on one or both sides of the roadway and in turnarounds as needed. Roads 26 feet wide or less shall be posted on both sides as a fire lane. Roads more than 26 feet wide to 32 feet wide shall be posted on one side as a fire lane. Signs shall read"NO PARKING - FIRE LANE"and shall be installed with a clear space above grade level of 7 feet. Signs shall be 12 inches wide by 18 inches high and shall have red letters on a white reflective background. (IFC D103.6) SURFACE AND LOAD CAPACITIES: Fire apparatus access roads shall be of an all-weather surface that is easily distinguishable from the surrounding area and is capable of supporting not less than 12,500 pounds point load (wheel load)and 75,000 pounds live load (gross vehicle weight). You may need to provide documentation from a registered engineer that the design will be capable of supporting such loading. (IFC D102.1) ill BRIDGES: Where a bridge or an elevated surface is part of a fire apparatus access road,the bridge shall be constructed and maintained in accordance with AASHTO Standard Specification for Highway Bridges. Bridges and IIIelevated surfaces shall be designed for a live load sufficient to carry the imposed loads of fire apparatus.Vehicle load limits shall be posted at both entrances to bridges when required by the fire code official. Where elevated surfaces designed for emergency vehicle use are adjacent to surfaces which are not designed for such use, approved barriers, approved signs or both shall be installed and maintained when required by the fire code official.(IFC 503.2.6) TURNING RADIUS: The inside turning radius and outside turning radius shall be not less than 28 feet and 48 feet respectively, measured from the same center point. (IFC 503.2.4 & D103.3) ® PAINTED CURBS: Where required, fire apparatus access roadway curbs shall be painted red and marked "NO PARKING FIRE LANE"at approved intervals. Lettering shall have a stroke of not less than one inch wide by six inches high. Lettering shall be white on red background. (IFC 503.3) GRADE: Fire apparatus access roadway grades shall not exceed 10 percent. Intersections and turnarounds shall be level (maximum 5%)with the exception of crowning for water run-off. When fire sprinklers are installed, a maximum grade of 15% may be allowed.The approval of fire sprinklers as an alternate shall be accomplished in accordance with the provisions of ORS 455.610(5). (IFC 503.2.7 & D103.2) til GATES: Gates securing fire apparatus roads shall comply with all of the following: (IFC D103.5) • Minimum unobstructed width shall be 16 feet, or two 10 foot sections with a center post or island. • Gates serving one-or two-family dwellings shall be a minimum of 12 feet in width. • Gates shall be set back at minimum of 30 feet from the intersecting roadway. • Gates shall be of the swinging or sliding type • Manual operation shall be capable by one person • Electric gates shall be equipped with a means for operation by fire department personnel 1110 • Locking devices shall be approved. El COMMERCIAL BUILDINGS -REQUIRED FIRE FLOW: The required fire flow for the building shall not exceed 3,000 gallons per minute (GPM)or the available GPM in the water delivery system at 20 psi,whichever is less as calculated using IFC,Appendix B. A worksheet for calculating the required fire flow is available from the Fire Marshal's Office. (IFC B105.2) itSINGLE FAMILY DWELLINGS -REQUIRED FIRE FLOW: The minimum available fire flow for single family wellings and duplexes served by a municipal water supply shall be 1,000 gallons per minute. If the structure(s) is(are)3,600 square feet or larger, the required fire flow shall be determined according to IFC Appendix B. (IFC IIIB105.1) if RURAL BUILDINGS-REQUIRED FIRE FLOW: Required fire flow for rural and suburban areas in which adequate and reliable water supply systems do not exist may be calculated in accordance with National Fire Protection Association Standard 1142, 2001 Edition, when approved by the fire code official. Please contact the Fire Marshal's Office for special assistance and other requirements that may apply. (IFC B105.1.1) El FIRE HYDRANTS—COMMERCIAL BUILDINGS: Where a portion of the building is more than 400 feet from a hydrant on a fire apparatus access road, as measured in an approved route around the exterior of the building, on-site fire hydrants and mains shall be provided. This distance may be increased to 600 feet for buildings equipped throughout with an approved automatic sprinkler system. (IFC 508.5.1) FIRE HYDRANTS—ONE-AND TWO-FAMILY DWELLINGS &ACCESSORY STRUCTURES: Where a ortion of a structure is more than 600 feet from a hydrant on a fire apparatus access road, as measured in an approved route around the exterior of the structure(s),on-site fire hydrants and mains shall be provided. (IFC 508.5.1) ?FIRE HYDRANT NUMBER AND DISTRIBUTION: The minimum number and distribution of fire hydrants available ?FIRE building shall not be less than that listed in Appendix C,Table C 105.1. Considerations for placing fire hydrants may be as follows: • Existing hydrants in the area may be used to meet the required number of hydrants as approved. Hydrants that are up to 600 feet away from the nearest point of a subject building that is protected with fire sprinklers may contribute to the required number of hydrants. • Hydrants that are separated from the subject building by railroad tracks shall not contribute to the required number of hydrants unless approved by the fire code official. al • Hydrants that are separated from the subject building by divided highways or freeways shall not contribute to the required number of hydrants. Heavily traveled collector streets only as approved by the fire code official. • Hydrants that are accessible only by a bridge shall be acceptable to contribute to the required number of hydrants only if approved by the fire code official. FIRE HYDRANT DISTANCE FROM AN ACCESS ROAD: Fire hydrants shall be located not more than 15 feet from an approved fire apparatus access roadway. (IFC C102.1) DEFLECTIVE HYDRANT MARKERS: Fire hydrant locations shall be identified by the installation of effective markers. The markers shall be blue. They shall be located adjacent and to the side of the centerline of the access road way that the fire hydrant is located on. In case that there is no center line, then assume a centerline, and place the reflectors accordingly. (IFC 508.5.4) ffi FIRE HYDRANT/FIRE DEPARTMENT CONNECTION: A fire hydrant shall be located within 100 feet of a fire department connection (FDC). Fire hydrants and FDC's shall be located on the same side of the fire apparatus access roadway. FDCs shall normally be remote except when approved by the fire code official. (IFC 92>2) ACCESS AND FIRE FIGHTING WATER SUPPLY DURING CONSTRUCTION: Approved fire apparatus access roadways and fire fighting water supplies shall be installed and operational prior to any combustible construction or storage of combustible materials on the site. (IFC 1410.1 & 1412.1) I]KNOX BOX: A Knox Box for building access is required for this building. Please contact the Fire Marshal's Office for an order form and instructions regarding installation and placement. (IFC 506) IP 2,01.. r. Dail/. John K. Dalby, Deputy Fire Marshal II Tualatin Valley Fire & Rescue, North Division 14480 SW Jenkins Road Beaverton, OR 97005-1152 503-356-4700 ANNAND HILL - Neighborhood Meeting A neighborhood meeting was held for the Annand Hill Planned Development on August 9th, 2006 at 6:30 pm in the Chapel at Cavil Presbyterian Church, 10445 SW Canterbury Lane, Tigard. The meeting lasted approximately 45 minutes. Ben Altman with SFA Design Group, LLC represented the project at the meeting. There was no representative from the CPO in attendance. Mr. Altman opened the meeting by introducing himself and then providing an explanation of the purpose of the meeting, an overview of the City's land use review process, and a description of the proposed project. After this description was completed, Mr. Altman opened the floor to receive questions and noted concerns from the neighbors in attendance. Below are a description of the questions and concerns from the neighbors and a summary of the response to each as necessary. Q: Not so much a questions as a stated concern, was traffic on 109th. There is already a high volume of traffic, relatively high speeds, and parking on both sides of the street make it very unsafe. There is often a bus parked at the intersection of 109th/Canterbury which block vision around the corner. There was not a specific objection to the proposed development,just a general safety concern. A: As noted in the introductory comments, there will be an opportunity for formal testimony to the City, once the application is submitted and determined complete. All properties IP within 500 feet will get a notice from the city,just like they got the notice for this meeting. That would be the time to submit concerns. Although, since there are existing concerns, not specifically related to this development, you could ask the City anytime to look at traffic safety on 109th. Q: What will happen to the trees? A: The interior of the site has already been logged. Clusters of trees will be preserved in open space tracts throughout the development, and to the extent possible, perimeter trees will be preserved to maintain the exterior perspective of the tree covered hilltop. Q: What type and size of homes will be built? A: The owners are processing the preliminary plat approval then, intend to sell to a developer. Since we do not, yet, know the specific developer, we can only anticipate the specific type of units. We have designed this project to accommodate narrow 2-story homes. They will be detached single family, 25-35 feet in width 5+ feet in depth. Q: Is there any chance that this would be developed as apartments? A: No, that is not the owner's intent. That is why they Since the property is zoned for higher density, there are specifically seeking approval of this planned development plat in order to ensure a quality single family development. Q: What's the timeline for building homes? 1110 A: We will be submitting the application within 2 weeks, then there is a 30-60 day period to determine the application complete, then the City has 120 days to make their Final Decision. So, we are out about 4-6 months,before the property will be marketed to a developer. The purchasing developer will then need to process the Final Plat and construct the improvements,which could happen in the spring to summer of 2007. Q: What about utilities to Lot 8805,particularly sewer? This property slopes to the north off of the cul-de-sac, and does not have direct access to any sewer. Will provisions be made for connection through this development? A: We will look at that, as we have just finished the basic lot layout, and have not, yet, designed the utilities. We will be working on that over the next two weeks. • S ! . NEIGHBORHOOD MEETING ATTENDANCE ROSTER PROJECT: 4A/v /gyp ,61/ MEETING DATE: ?- 7-D6 PLEASE PRINT LEGIBLY! NAME MAILING ADDRESS CITY, STATE ZIP CODE PHONE # mow'` CD/''t cv.1`-fi 7 I. }.moo s..� /L.•� ,..� tf.- f 11/4.n (ex. 0,Llu /494 so 1 D [7 Av tZ -v�-�- tzfuce /57/ eZfaXgd - 0/Z770.ZS2/ 5�r lCs t, 3 sue+ Tart-rzits,,,..v 6r- `x'12. c ct \fW tAk k‘lPr. 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F s+,--t4 sds.Q._ — i 1,01,4-fro ay-ow AFFIDAVIT OF MAILING/POSTING NEIGHBORHOOD MEETING NOTICE ---_, a„ I, 4w l R `. -,.._ a EQUJRE 9 ' a „`'1i u1E. 0 if-0 R U°:E e i A 41=-- 1.-." .;: CITY OF TIGARD WeLOPMENT PROPOSAL NEIGHBORHOOD MEETING PROCESS_ • IIPPNEIGHBORHOOD MEETING/NOTIFICATION IS REQUIRED �-� FOR THE FOLLOWING APPLICATIONS: Comprehensive Plan Amendments - Zone Change Sensitive Land Review - Subdivision Site Development Review • Conditional Use ' { g. 1. Applicant makes arrangements for the Neighborhood Meeting. - ♦ - Applicant chooses a date and schedules a meeting facility. The meeting sh6uki•be held ire•the evening (with the exception of Friday night and weekends)and located as close to the neighborhood/project site as possible (on-site is okay). . 2. Applicant prepares a letter regarding the upcoming meeting to be held with the neighborhood (see example on page 2 of this packet). ♦ Applicant submits mailing label request to City of Tigard Planning Division,attention Patty Lunsford. ♦ Letter shall briefly describe the proposed development and location and set the date,time and place for the meeting. Note: Meeting date is to be held 2-4 weeks of the date the letter is mailed. ♦ A vicinity map that clearly identifies the parcel(s) involved in the proposed development(either outlined, cross- hatched,or shaded)shall be included with the letter. ♦ A two-week minimum notice must be provided to_the neighborhood property owners within 500 feet of the subject properties,interested parties, and the City of Tigard Planning Division. 3. Applicant mails Letter of Neighborhood Meeting to all affected parties and includes "Neighborhood Meeting Information" sheets (pages 3 &4)with the letter, and on the same day, posts notice of the proposed project on the site. ♦ Meeting date is to be held no sooner than two weeks and no later than four weeks of the date that the letter is mailed and the sign is posted. ♦ Applicant acquires list of affected property owners and interested parties and submits mailing label request to City of Tigard Planning Division,attention Patty Lunsford and mails to all parties, INCLUDING THE CITY OF TIGARD PLANNING DIVISION. ♦ Posting Notice Signs are available from the City of Tigard Planning Division at a cost of$2.00 each. ♦ Sign must be posted at a location easily observable on each street frontage of subject property. ♦ Sign shall state that the site may be under consideration for a land use application and include a phone number where the applicant can be reached for additional information or comments. 4. Applicant completes Affidavit of Mailing/Posting (page 5). 5. Applicant holds Neighborhood Meeting as scheduled. ♦ Applicant reads the required"Statement of Purpose" letter(page 6)to attendees. ♦ Applicant presents the proposal, including known City requirements, provides handouts with contact name and telephone number,and answers any questions. Handouts, at a minimum, shall include a copy of the proposed site plan. ♦ Applicant makes note(sign-up sheets)of the names and addresses of all individuals who speak at the meeting and provides documentation to the City of their comments, concerns or issues with the proposed development project. Tape recording the meeting is recommended but copies of the tapes need not be submitted. 6. Applicant modifies preliminary proposal (if desired) following the Neighborhood Meeting to take into consideration recommendations, concerns, or issues which could delay the applications approval process. ♦ - If the proposal is substantially modified, a new Neighborhood Meeting will be necessary,as determined by staff. 7. Applicant submits the proposal to the City of Tigard for review, accompanied by the following essential documents. ♦ A copy of the letter mailed to the affected property owners and a copy of the mailing list ♦ The signed affidavit of mailing the neighborhood meeting letter/notice and the affidavit of posting the site. • ♦ - A copy of the sign-up sheets from the meeting(s). • ♦ A copy of the minutes and/or comments,concerns or issues raised by those attending the meeting. ♦ A copy of the site plan, any other plans presented, and all handouts from the neighborhood meeting. APPLICATIONS WITHOUT THESE MATERIALS WILL NOT BE ACCEPTED AS COMPLETE. FAILURE TO FOLLOW THESE PROCEDURES MAY REQUIRE THE APPLICANT TO HOLD AN ADDITIONAL NEIGHBORHOOD MEETING. VALID FOR SIX MONTHS. NOTICE OF NEIGHBORHOOD MEETING July 12, 2006—date of mailing RE: Proposed 42 Lot Subdivision Dear Interested Party: SFA Design Group, representing the Armand Family,owners of the property located at 14600 SW 109th Avenue, including Tax Lot 200, Map 2S1 l ODC and Lot 8800, Map 2S1 10AD. The owners are proposing a 42 lot planned development utilizing private streets accessing from 109th Avenue. Prior to applying to the City of Tigard for the necessary land use approvals, we would like to present the proposal to the surrounding property owners and residents. You are invited to attend a neighborhood review meeting on: Wednesday, August 9, 2006 Calvin Presbyterian Church (Chapel) 10445 SW Canterbury Lane Tigard, Oregon Beginning at 6:30 pm Please notice this will be an informational meeting on preliminary plans. These plans may be altered prior to the formal submittal of the application to the City. We look forward to more specifically discussing the proposal with you. Please call me at 503-641-8311, if you have any questions. Sincerely, Ben Altman Senior Planner/Project Manager SFA Design Group Attachments: Vicinity Map Neighborhood Meeting Information Questions to Ask •• J I G, CITY c, ARD 4. GEOGRAPHIC INFORMATION SYSTEM _ IN �w AREA NEMER - -- -- a (5DD')Si t., I FOR: Ben Altman i Q 2S110Ai00200 _ t0Ai00400 • ou0 00 , a � • RE: 2S110AC00200 CNN \ :5110 1401/ 2S110AD08800 Y' 101U018 \ 2S110AA01500 YSit0AA01100 NQ49 S110810040 ~ G-r Property owner Information __ is valid for 3 months from 25110AC011110 _- the date printed on this map. p T 2S110AC0010 1' �r anoAios>o: IIII t io soy Y mum = ill!!_ i `.\\N.\ .; G flttl� //' ��� � 1- D5` �_ CANTERBURY \ 2511011001700 ■ �" 2S110AC01 `\\\\ � ��, . i = 1111 YSl ACO 100 I` -- ! 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III■ m Info at on on this map is for general local on only end V 00 no $ DR should be verified with the Development Services Division. • ��` - 13125 SW Hall Blvd Tigard,OR 97223 // (503)839.4171 .%\� .. httpJNwvw.W.Bgard.GCUs Community Development Plot date:Jun 6,2006;C:\magic\MAGIC03.APR 2S110AC-01200 2S110AA-01700 ANDREWS MANAGEMENT LIMITED DECE III INVESTMENTS LLC 11336 SW BULL MOUNTAIN RD 1000 SW BROADWAY STE 1000 PORTLAND,OR 97205 • arARD,OR 97224 2S110AC-00200 2S110AD-90003' ANNAND PROPERTIES IV-P LLC& EVANS KATHLEEN A VINELLA MARY JANE ET AL 14824 SW 109TH AVE 8260 SW HUNZIKER#150 TIGARD,OR 97224 TIGARD,OR 97223 2S110AD-08800 2S110AC-01100 AN •ND PROPERTIES IV-P LLC& FINCH KENNETH A&LYNNE M& VINEL .• ' J• • AL EISERT CLARK L&STEPHANIE 8260 SW -. ' 1K ' • 50 10685 SW CLAY ST TI -0,OR 97223 SHERWOOD,OR 97140 2S110AA-01300 2S110AD-90001 BATES STEPHEN C&JODETTE S GRIGG DOREEN E LIV TRUST 10430 SW VIEW TERRACE BY DOREEN E GRIGG TR TIGARD,OR 97224 14820 SW 109TH AVE TIGARD,OR 97224 26110AA-01401 2S110AD-90007 CAIN JAMES UDARLENE L HARRISON KENNETH R& 27775 NW WILUAMS CANYON RD HARRISON REBECCA J GASTON,OR 97119 14832 SW 109TH AVE TIGARD,OR 97224 • 2S110AA-01500 2S110AD-08900 CANTERBURY PLACE LLC HORN JEREMY F&SHAWN L M 109E 13TH ST 14805 SW 109TH VANCOUVER,WA 98660 TIGARD,OR 97224 2S110AD-90000 2S110AB-00400 CANTERB DS CONDO. HOUSING AUTHORITY OF WASHINGTON UNI ERS ATTN:HENRY ALVAREZ 0 111 NE LINCOLN STE#200L HILLSBORO,OR 97124 2S110AD-90005 2S110AB-00401 CHORAK NICOLE M HO - THORITY OF ASHINGTON 14828 SW 109TH AVE#5 ATTN:HENR • • ' '- TIGARD,OR 97224 111 . 'COLN STE#200L HI SBORO,OR 97124 2S110AC-01700 2S110AD-09100 CHRIST THE KING HULBERT SALLIE L& LUTHERAN CHURCH HULBERT GREGORY K REV LIV TRUST 11305 SW BULL MTN RD BY GREGORY K HULBERT TR TIGARD,OR 97224 13652 ARNDT NE AURORA,OR 97002 •1 OAA-01600 2S110AD-90006 .OX JERRY R ANN M JAMES JANEL RANDELS 14350 SW PACIFIC HWY 14830 SW 109TH AVE TIGARD,OR 97223 PORTLAND,OR 97224 2S110AD-90002 2S110AD-08700 JARAMILLO RICK R TIGARD-COLONY LIMIT Af1NERSHI 14822 SW 109TH AVE 380 UNION ST 0� •ARD,OR.97224 WES INGFIELD,MA 2S110AB-00200 2S110AD-08806 KOLVE G C TIGA•! OLONY • PARTNERSHI 14389 SW PACIFIC HWY 380 UNI•• - <!!. TIGARD,OR 97224 = SPRINGFIELD,MA 1089 2S110AD-09000 2S110AD-08801 LAVA ELLANNA G TIGA•i OLONY LIMITED •a ERSHI 14807 SW 109TH AVE 380 UNION •f:_..ic 10 TIGARD,OR 97224 •RINGFIELD,MA 10:• 2S110AD-09200 2S110AC-00100 MCCAIN RITA A TIGARD EVANGELICAL CHURCH OF 14817 SW 109Th AVE NORTH AMERICA THE PORTLAND,OR 97224 13620 SW PACIFIC HWY TIGARD,OR 97223 2S110AD-90008 2S110AC-00400 NOEL FRANCOISE M TIMBERLINE APARTMENTS LLC 14834 SW 109TH AVE#8 5335 SW MEADOWS RD STE 190 TIGARD,OR 97224 LAKE OSWEGO,OR 97035 2S110AD-90004 2S110AD-08802 OWEN WILLIAM B&HELEN J TIMB • APA- • NTS LLC 14826 SW 109TH 5335 SW • POWS RD -E490 TIGARD,OR 97224 LAK SWEGO,OR 97035 2S110AC-01101 2S110AC-00500 TEXACO REFINING&MARKETING INC TIMBERLINE APARTME BY EQUILON ENTERPRISES LLC 5335 SW ME• a too RD STE 190 SHELL OIL PRODUCTS US LAKE /- EGO,OR 970 TAX DEPT PO BOX 4369 HOUSTON,TX 77210 • 28110AD-08701 2S110AD-08805 TIGARD COLONY LIMITED PARTNERSHI VANLOM JOSEPH M AND CYNTHIA S 380 UNION ST STE 300 PO BOX 25744 WEST SPRINGFIELD,MA 1089 PORTLAND,OR 97298 S110AD-08703 TIGARD C UM ARTNERSHI 380 UNION ST 3 WEST GFIELD,MA 1089 a10AD-08702 CIGARreOLONY LIMIT ! :•RTNERSHI 380 UNION ST`+• ; WEST _ GFIELD,MA 1089 Josh Thomas Gretchen Buehner 395 SW Bonanza 13249 SW 136th Place , gard, OR 97224 Tigard, OR 97224 Kristen Miller 8940 SW Edgewood Street Tigard, OR 97223 Paul Owen 10335 SW Highland Drive Tigard, OR 97224 Tim Esau PO Box 230695 Tigard, OR 97281 CPO 4B 16200 SW Pacific Highway, Suite H242 gard, OR 97224 Ross Sundberg 16382 SW 104th Avenue .Tigard, OR 97224 Brian Wegener 9830 SW Kimberly Drive Tigard, OR 97224 Joseph Dyar 10285 SW Highland Drive Tigard, OR 97224-4668 Rex Caffall 13205 SW Village Glenn Tigard, OR 97223 John Frewing 7110 SW Lola Lane Tigard, OR 97223 CAT OF DGARD-SOUTH INTERESTED PARTIES (pg. I of I) (i:\curpin\setup\labels\CIT South.doc) UPDATED: 12-May-05 fiLJun`20 2006 . 6:52AM.©�6ICLEAN WATER SERVICES 503 6814439 No•3290 P. l 02 HT " TW JUN 12 2006 File Number . ay.. 06 - 001 $5/ CleanWaterr Serves- Our commitment is clear. SCrrJitiVe Area Pm-Screening Site Assessment Jurisdiction Ci?r if 776MR0 Date 46'•I1'-06 Tax Map&Tax Lot .1.s/ IM 'or Owner A /le* t 14E ' _ Applicant a mss' Site Address , I 4I • Company Sei •i0j'S#z GMa• Address 4•s• Sr 44SitivAg e 'Ord Proposed Activity 3E 4i�1�/ir16t7K • yd ' I! City State Zip AA,frik a 47 ytf IItoi 1 ivekaorPhone 3`O.i", - 8�// 1_ Fax ,f13-6Y7 *71'406-- By submitting this form the Owner,or Owner's authorized agent or representative,acknowledges and agrees that employees of Clean Water Services have authority to enter the project site at all reasonable times for the purpose of inspecting project site conditions and gathering information related to the project site. Official use only below this line omiai Ube Only helnw this lino Official use only below this line Y N NA Y N NA ® El ❑ Sensitive Area Composite Map 1 ® Stormwater Infrastructure maps ' P Lt1� QS# 457 a Li RI Locally adopted studies or maps Specify Other n o Specify 0,11,2nAl,w.roc Based on a review of the above information and the reclUirements of Clean Water Services Design and Construction Stanchtds Resolution and Order No.04-9: Sensitive areas potentially exist on site or within 200'of the site. THE APPLICANT MUST PERFORM A SITE CERTIFICATION PRIOR TO ISSUANCE OF A SERVICE PROVIDER. If Sensitive Areas exist on the site or within 200 feet on adjacent properties, a Natural Resources Assessment Report may also be required. riN Sensitive areas do not appear to exist on site or within 200'of the site. This pre-screening site assessment does NOT eliminate the need to evaluate and protect water quality sensitive areas if they are subsequently discovered. This document will serve as your Service Provider letter as required by Resolution and Order 04-9, Section 3.02.1. All required permits and approvals must be obtained and completed under applicable local, state, and federal law. 1-1 The proposed activity does not meet the definition of development. NO SITE ASSESSMENT OR SERVICE PROVIDER LETTER IS REQUIRED. Reviewer Comments; Reviewed By: L - Date: 6 f/y06 Post-tr Fax Note 7671 " 6// 06 Official. use only To From ? , tJ Returned to Applicant �''t'''°s/�e". Mail Fax Counter coroept�/G� co.. Au," Date _.Bv..G Phones Phone 15-03, 68/-57a' . Fax d fe 3 03. poi. Fax# v - • ANNAND HILL A 40-Lot Planned Development Subdivision, Development Impact Report 0 Prepared by SFA Design Group, LLC 9020 SW Washington Sq. Dr., Suite 350 Portland, OR 97223 0 IMPACT STUDY Impacts of this development will result from construction of 40 homes eventually built on this property. There is one existing house, but it will not be retained. Based on Portland State University's Center for Population and Research, the average household size is 2.3 people. Therefore, with three new homes, there will be an added impact created from an estimated 92 people. However, some of these people may already live in Tigard and will just be relocating from one area of town to this development. • Water There is an existing water line in SW 109t1i Avenue, which can be utilized to provide water service to the proposed site. The proposed site will be equipped with fire hydrants and adequate access for emergency equipment prior to construction of homes. A hydrant will be needed, as there are no existing hydrants within 400 feet of this property. The development will pay required SDC's, as its proportional contribution towards facility capacity. Typical household water usage is about 300 gallons per day. Therefore the increased impact of this development will be about 11,700 gallons per day. The current Tigard water system has a capacity of millions of gallons per day(mg/day), with an average daily demand of 5 mg/day, and peak summer demand of 14 mg/day. This development will not have a significant impact on the water system. • Sewer There is a manhole to an existing 10" sanitary sewer line near the west edge of the property within the ODOT right-of-way for Highway 99W. This line will provide service to all of the proposed lots. The line serving the proposed development will also be extended to the northeast edge of the property to provide service for Tax Lot 8805. The sanitary sewer lines will be installed prior to construction of homes. The development will pay required SDC's, as its proportional contribution towards facility capacity. The current wastewater treatment system for Tigard is part of Clean Water Services regional system, which is designed for capacity anticipated within the UGB and their service area. The system has ample capacity to serve this proposed development. Storm Drainage Storm water will be collected through a system of pipes and catch basins. Collected storm water will be conveyed to the new water quality facility located in the northwest portion of the proposed site and then released into the storm line in the right-of-way of Highway 99W near the bus stop. The facilities have been sized and located to handle the runoff for the development on the proposed site and will provide appropriate detention. All storm drainage facilities will be constructed prior to home construction. The development will pay required SDC's, as its proportional contribution towards facility capacity. • Annand Hill Planned Development—Impact Report -2 - The attached storm drainage report defines the impact of the proposed development. Storm run- off from this development will be managed consistent with City and Clean Water Services standards and will not create any significant off-site impact. Other Utilities All public utilities will be delivered to the proposed site via underground lines in the proposed street. The public utilities will be installed prior to home construction. Transportation Traffic will predominantly use SW 109th Avenue to either Canterbury Lane to the north or SW Naeve Road or Royalty Parkway to the south. SW 109th Avenue is a two lane local street, currently with sidewalks on both sides. The development will pay required TIF, as its proportional contribution towards facility capacity. The traffic addition from the proposed subdivision will not significantly affect the existing roads. Typical single family housing generates an average of 7-10 vehicle trips per day. The total estimated trip generation will be between 280 to 400 trips per day. Because the site will generate less than 500 trips no traffic study is required. Tri-Met bus routes 12, 94 and 95 all run along Highway 99W, which abuts the west side of the property. There is a bus stop located adjacent to the subject site. Auto and non-auto transportation facilities are already well developed in the local area surrounding the subject site. All improvements proposed in this subdivision will be local on-site facilities. Because of the existing roads and development surrounding this site, there is no opportunity to make additional road connections, therefore the site will be developed with a private street system. Fire Services The City is served by Tualatin Valley Fire & Rescue. The District has 22 fire stations, three of which are in or near Tigard and the subject site(Tigard Station, King City Station, and Durham Station). The district has a goal of less than a 6 minute response for fire and medical calls. The district serves a 210 square mile are with a population of 418,000 citizens. Police The Tigard Police Department employs 78 personnel, including 62 sworn officers and 16 non- sworn staff. The department received accreditation through the State of Oregon in 2003. The department serves a base population of 46,000 and a daytime population of about 96,000, including Washington Square. Armand Hill Planned Development—Impact Report -3 - Parks The City has over 350 acres of park land,with a current population of over 46,000,which computes to an average of 7.6 acres of parks per 1,000 people. The development will pay required SDC's, as it proportional contribution towards facility capacity. Noise This is a residential development located within a residential neighborhood. Other than the interim construction period, there is nothing unusual about this development that would result in any substantial increase in noise over normal residential ambient levels. Conclusion All of the impacts of this development will be proportional and similar to other existing and planned residential developments. Armand Hill Planned Development—Impact Report -4- 5fa 5FA Design Group, LIE STRUCTURAL I CIVIL I LAND USE PLANNING September 1, 2006 Current Planning Division City of Tigard 13125 SW Hall Blvd. Tigard, Oregon 97223 Re: Access Report for Annand Hill Subdivision Dear Kim, I have designed and reviewed the development plans for the Annand Hill Subdivision. The design of the access points is in accordance with the requirements of the City of Tigard for • public and private improvements. We are proposing public street improvements within the existing dedicated right-of-way,plus additional dedicated right-of-way, which extends off of SW 109th Avenue. This street will be a cul-de-sac designed to meet City standards. We have named this cul-de-sac Annand Court. There are no other existing or proposed public streets which can 411. serve this development. The only access will be via Annand Court. Extending from Annand Court we have designed a private street system to serve the majority of the development. Six of the proposed 40 lots will front on 109th Avenue, one will front on Annand Court, and the remaining 33 lots will front on the private streets. The proposed public street Annand Court will intersect with SW 109th Avenue and will provide adequate vehicle stacking. 1. 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 (depending on jurisdiction offacility) This letter serves as the access report required with all new development proposals verifying the design of driveways and streets are safe and meet adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the City and AASHTO as required depending on the jurisdiction of the facility. Annand Court will be a City facility as is 109th Avenue. Southwest 109th Avenue is a local street, which intersects with Canterbury Lane to the north and SW Naeve or Royalty Parkway to the south. These three City streets all intersect with Highway 99W, which is an ODOT facility. 2. Driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a • collector or arterial street intersection shall be 150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater 9020 SW Washington Square Drive,Suite 350•Portland,Oregon 97223•503-641-8311 •Fax 503-643-7905•www.sfadesigngroup.com 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. No driveways are proposed in the influence area of a collector or arterial street intersection and no street or driveways will have access to Highway 99W. Six lots will have access directly to SW 109`}'Avenue, but 109th is not a collector street. 3. 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. No driveways are proposed along a collector or arterial and therefore the spacing standards are not applicable. 4. The minimum spacing of local streets along a local street shall be 125 feet No new local streets are proposed only an improvement of an existing local street right-of-way (Annand Court) therefore the local street spacing does not apply. SW Murdock is the next closest street intersecting with SW 109`h Avenue. Murdock Street intersects 109th over 400 feet from the Armand Court intersection. Therefore the spacing standard is met. Sight Distance: The current conditions and elevations of SW 109th Avenue do not limit the required sight distance. Proposed intersection improvements for Armand Court will not cause any reduction in sight distance. The designated speed for SW 109th is 25 MPH,which requires a minimum sight distance of 250 feet. The measured sight distance from Armand Court south is 390 feet. To the north, it is 335 feet to the intersection of Canterbury Land, which is generally visible from the Annand Court. However, with parking on 109th near the Canterbury intersection, sight distance is reduced to 280 feet, which exceeds the minimum standard. If you should have any questions or comments please contact me. Sincerely, SFA Design Group, LLC. • Brent Fitch, P.E. Civil Project Manager—Principal 5t-a - 5FA Design Group, LLC STRUCTURAL I CIVIL I LAND USE PLANNING ANNAND HILL SUBDIVISION PRELIMINARY CONVEYANCE, DETENTION AND WATER QUALITY ANALYSIS CITY OF TIGARD Job No. 164-001 Date: August 24, 2006 PROctxr NE-4-41. 54)7PE ir ASP' gOREGON,p� '• 12• ,r ,G•Z• NT E F�� VALID THROUGH 12-31-07 • Applicant: Armand Properties IV-PLLC 8260 SW Hunziker St., Suite 150 Tigard, OR 97223 • Contact: Susan Keller Trust and Mary Jane Vinella (503) 620-8668 Prepared By. Brent Fitch, PE alCivil Project Manager—Principal• 9020 SW Washington Square Drive,Suite 350•Portland,Oregon 97223•503-641-8311 •Fax 503-643-7905•www.sfadesigngroup.com TABLE OF CONTENTS 410 1. STATEMENT OF CONVEYANCE AND WATER QUALITY ANALYSIS 2. EXISTING CONDITIONS,PROPOSED CONDITIONS 3. VICINITY MAP 4. SOIL MAP AND FEATURES 5. SCS CURVE NUMBERS 6. MANNING'S "n"VALUES 7. IMPERVIOUS AREA CALCULATIONS 8. TIME OF CONCENTRATION CALCULATIONS 9. WATER QUALITY CALCULATIONS 10. DETENTION POND CALCULATIONS 11. SANTA BARBARA URBAN HYDROGRAPHS 12. STORMWATER CONVEYANCE CALCULATIONS B:vand Projects 2004\164-001T6dU64lnanative-prel.doc August 22,2006 • City of Tigard 13125 SW Hall Blvd. Tigard,OR 97223 RE: Annand Hills Subdivision—Water quality,detention and Conveyance Analysis Job No. 164-001 To Whom It May Concern: I have attached the supportive calculations for the detention,water quality and conveyance for the 40-lot Annand Hills Subdivision. The proposed development is located at 14600 SW 109th Avenue and 14610 SW 109th Ave,Tax Maps 2S 110AC Lot 0200 and 2S 110AD Lot 08800,City of Tigard,Washington County,Oregon. The total area of the site is 4.51 acres.The property will be developed into a 40-lot single family residential development. • From the attached Soil Survey Map,the Hydrologic Soil types are Cornelius and Kinton.It is classified as hydrologic group"C"per USDA Natural Resources Conservation Service Service for Washington County,Oregon. The pre-developed pervious areas represent a curve number of 81,due to the site being covered with wooded land,and the impervious areas represent a curve number of 98 as shown on the SCS Curve Numbers exhibit. After development,the pervious and the impervious curve numbers are 86 and 98,respectively. The site for existing and developed conditions has one basin. The existing basin directs surface water toward the northwest area of the site(See Existing Conditions Plan). With the site development,water runoff is collected and routed through the proposed detention pond and connected at the existing catch basin on SW Pacific Hwy. (See Proposed Conditions Plan) • The proposed development will create 2.45 acres of impervious surface which is to be treated for water quality within the water quality swale.Refer to the Impervious Area calculations. The required water quality swale length to treat the new impervious area is 100 feet. We are proposing to use a detention pond to handle the increased stormwater created from the development. The required storage for the detention pond is 8134 cubic feet.Refer to Detention Pond Calculations. The detention pond has been designed to hold 0.5' of dead storage and 1' freeboard,per Clean Water Services standards. The conveyance system is designed to transport the water flowing from the runoff produced on site.The minimum slope required to convey the 25-year flow through a 12"pipe for this development is 0.0088.Refer to the attached Conveyance Calculations. Sincerely, Brent Fitch,P.E. Civil Project Manager-Principal SFA Design Group,LLC. B:\Iand Projects 2004\I 64-001\hd\164I narrative-prel.doc EXISTING CONDITIONS u z M (0 z ol ANNAND HILL e.5 P- / &.41 M 251/0M01700 O m ~ ° EXISTING BASIN 5 y °a ° / IAAPLE TREE APARTMENTS' z _ ! ..] Cl) '• O La r�r„r, C CO .- C IV FA / , / isf°r i n ,0 C CO m TOTAL AREA = / ;/// sr, /# ::„a. __ _ `-' y . ai 196,285.23 SF (4.51 AC) ' / ..,�' -� �r � �'` _' ��__ 0 ° M to EXISTING IMPERVIOUS AREA = r//A':" t�` _�ii`.-. %///,_ y=-- _- 18,156.66 0.42 AC) / 7-. . . �, /// r .. ;/-.,-_ /'// ""°-_zs, _ 'Q C EXISTING IMPERVIOUS CN = 98 'S'TAIL ED / / zs„oACOO,00 r///41' %'� j ,_ _— = U1 EXISTING PERVIOUS AREA = . / ��"G /,4/11/1/;/'/,, -. ��? — = -- _ 178,128.57 SF 4.09 AC) ENCLOSURE '�. X y ' / � " //;/fi _ _ EXISTING PERVIOUS CN=81 G,n„A�, �..; "F„ _Y ;/,r.,,� E rj �,/ ///,�/�/.-'- -�.i'° 4.-- -- HYDROLOGIC SOIL TYPES = .:5'` . - ,4 rg /4i�' // / 71117(/9%/// ///1///i'/ ='. 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SOIL FEATURES FOR WASHINGTON COUNTY • Soil name and map symbol Hydro- Flooding logic group Frequency Duration Months Aloha: 1 C NONE NONE NONE Amity: 2 C NONE NONE NONE Astoria: 3E,3F B NONE NONE NONE Briedwell: •B,5B,5C,5D B NONE NONE NONE Carlton: 6B,6C B NONE NONE NONE Cascade: 7B,7C,7D,7E,7F C NONE NONE NONE Chehalem: 8C C NONE NONE NONE Chehalis: 9,10 B COMMON BRIEF NOV-MAR e �� Icy-�-`r� �-+-4 ^ _ � �G& � _ eT j c r � i:9 1 f '-'%;':':5._ z. ,•£z a r.., Cornelius Varient: • 12A,12B,12C D NONE NONE NONE Cove: 13,14 D COMMON BRIEF DEC-APR Dayton: 15 D NONE NONE NONE Delena: 16C D NONE NONE NONE Goble: 17B,17C,17D,17E,18E,18F C NONE NONE NONE Helvetia: 19B,19C,19D,19E C NONE NONE NONE Hembre: 20E,20F,206 B NONE NONE NONE Hillsboro: 21A,21B,21C,21D B NONE NONE NONE Hubberly: 22 D NONE NONE NONE Jory: 23B,23C,23D,23E,23F C NONE NONE NONE Kilchis: 4G Kilchis part C NONE NONE NONE Klickitat part B NONE NONE NONE • 16411-IYDR xIs\SOIL FEATURES PRINTED:8/1 5/2006 11.05 AM • SOIL FEATURES FOR WASHINGTON COUNTY • Soil name and map symbol Hydro- Flooding logic group Frequency Duration Months Klickitat: 25E,25F,25G B NONE NONE NONE Knappa: 26 B NONE NONE NONE Lablish: 27 D FREQUENT VERY LONG DEC-APR Laurelwood: 28B,28C,28D,28E,29E,29F B NONE NONE NONE McBee: 30 B FREQUENT BRIEF NOV-MAY Melborne: 31B,31C,31D,31E,31F B NONE NONE NONE Melby: 32C,32D,32E,33E,33F,33G C NONE NONE NONE Olyic: 34C,34D,34E,35E,35F,35G B NONE NONE NONE Pervina: 36C,36D,36E,36F C NONE NONE NONE Quatama: 37A,37B,37C,37D C NONE NONE NONE • Saum: 38B,38C,38D,38E,38F C NONE NONE NONE Tolke: 39E,39F B NONE NONE NONE Udifluvents: 40 B FREQUENT VERY LONG NOV-APR Verboot: 42 D FREQUENT BRIEF DEC-APR Wapato: 43 D FREQUENT BRIEF DEC-APR Willamette: 44A,44B,44C,44D B NONE NONE NONE Woodburn: 45A,45B,45C,45D C NONE NONE NONE Xerchrepts: 46F Xerochrepts part B NONE NONE NONE Haploxerolls part C NONE NONE NONE 47D Xerochrepts part D NONE NONE NONE Rock outcrop part • 1641 HYDR.xds\SOIL FEATURES PRINTED:8/15/2006 11:05 AM HYDROLOGIC SOIL GROUPS ANNAND HILL SUBDMSION } S � YI Y Ty #1 T �' SF t :a y P t ;r i g3 1 x .- ~ 3'3` '1 - 2 r .7'y a , r ,' ca r # -,-.,..--1 -'-` ,",-:.r - f � ¢ X t "t ' 3 - ----:;&-',.. -2J:7*---,',",< - i '� strip r - ., '' z �e �. -7, r ;:z......4::1--,-; n � � - � e�" rr� ° ' �fb: 3t 5.=--..,-- *-�. ;. #�- ' .E F"` '3 �, # _f U ^•ti F ^C!` :---..:i.::17-17:--,: y tiy{ �� ,-2, 3 ".S Jj. 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Y.:.., ,..2.':4:,+ ^'� .2.. yam..`•r`�xk\ ','.i 1 ,7m.C:; '`. `� ,ti'aE:,;a.^ .x ,,-:A,S•, r,,... & ,;, :t'.. ,. }e.,;n'ti'=, ;, `.tz ':.,,`«,�,!i r�� ':•'•. ,,r,<h''� S.,r,.tF�.. ;r, «t•"e ..z?: -rt, .m: \ 'i^=: ''.vt qj ne•.,•'i;.,' «rt :i.:f:, ^� i :'�`'; s."Y ;�it� °(yea" r.r., .ti 5�s... °„t� ::k a:N}O .,k•:. , ::,1;i,..:,.,`''w�' .� h: z '';.. :':':*7,2. ,4.0:� 215;4:0..,,., s:�:'•. ,.t,.,�.:.._ �,r:.:,,: •VkSr' Mar, s• 1k; .2 3?} �. `', �" ,•. i, �:.,;,t: 'Ji, »a:•, .'.,, � ;'.r., 'a':� ;K:+�"ke,,;s�;Zlr*�•' S� Y",tT w �;;.�,'�.:,,�: „a v l<.••`..a�^F1,,...w.,,.. .,F, a alx �sd .,i....• " lK .. , f .....,rW:.;w M a3' ',;.'a� , d '+ '3"^ �x.,::x'< .,k ;•, -,: :=,`r':•' None'.•'',' k .. ., .. '• r• '• .,.t,.. �.�� <c.'ti tom.,.. 5,�, R:,1J:w;= ti;.� . ,a�A .6. ,• •. ,,.2. .Q.a ..t,.<:2: X4:0 :.+' :.5%�z7..;.�y L,'N3'C; Y�i m�.., . i�,n�lt`. :'i�'••,,,,..,;.....;;;.1..‘ . ., !� ni.N,a� „ ... .,�. i, ...:.;. r.,>.�x.g..,,.x A .,n .<,; ...+ ,1`e`x•„ 0J'��f�c .:.. .�^' i ' 5 x.4. o: ik,'n 5. ..3•...'..' s•�r..,:., ;.�`.,..t,°iM: tf. i*t°;'i.ygui'•.:::; .� a,�,•u`.i k.K :"w '6, ::.fin .s'6:• .:a' �y o 9' `: Y. V' her: 2i 0.�,' -4a � �„.. '� :'.-:i». ;;;Dec�em,ur, wx' rig., ,.:,,.... ' ., . .,.t .. z':..... ...: .... This report shows only the major soils In each map unit.Others may exist. USDA Natural Resources Tabular Data Version:2 Conservation Service Tabular Data Version Date: 12/13/2005 Page 1 of 2 • • • • Water Features Washington County,Oregon Water table Ponding Flooding Map symbol Hydrologic Surface runoff Month and soil name group Upper limit Lower limit Surface depth Duration Frequency Duration Frequency Ft Ft Ft 11D: Kinton C -- January 2.5-4.0 2.5-4.0 — -- None — None February 2.5-4.0 2.5-4.0 -- -- None — None March 2.5-4.0 2.5-4.0 — -- None -- None December 2.5-4.0 2.5-4.0 -- -- None --- None This report shows only the major soils In each map unit.Others may exist. USDA Natural Resources Tabular Data Version:2 Conservation Service Tabular Data Version Date:12/13/2005 Page 2 of 2 SCS CURVE NUMBERS • CURVE NUMBERS BY LAND USE DESCRIPTION HYDROLOGIC SOIL GROUP A B C D Cultivated land(1): winter condition 86 91 94 95 Mountain open areas: low growing brush&grasslands 74 82 89 92 Meadow or pasture: 65 78 85 89 Wood or forest land: undisturbed 42 64 76 81 Wood or forest land: young second growth or brush 55 72 :81 86 PRE Orchard: with crop cover 81 88 92 94 Open spaces,lawns,parks,golf courses,cemeteries,landscaping Good condition: grass cover on>75%of the area 68 80 90 DEV Fair condition: grass cover on 50-75%of the area 77 85 90 92 Gravel roads and parking lots: 76 85 89 91 Dirt roads and parking lots: 72 82 87 89 Impervious surfaces,pavement,roofs etc. 98 98 MA 98 IMP Open water bodies: lakes,wetlands,ponds,etc. 100 100 100 100 Single family residential(2): Dwelling units/Gross Acre %Impervious(3) Separate curve number shall be selected 1.0 DU/GA 15 for pervious&impervious portions of 1.5 DU/GA 20 the site or basin 2.0 DU/GA 25 2.5 DUIGA 30 • 3.0 DU/GA 34 3.5 DU/GA 38 4.0 DU/GA 42 4.5 DU/GA 46 5.0 DU/GA 48 5.5 DU/GA 50 6.0 DU/GA 52 6.5 DU/GA 54 7.0 DU/GA 56 PUD's,condos,apartments, %impervious must be computed commercial businesses& industrial areas (1)For a more detailed description of agricultural land use curve numbers refer to National Engineering . Handbook,Sec.4,Hydrology,Chapter 9,August 1972. (2)Assumes roof and driveway runoff is directed into street/storm system. (3)The remaining pervious areas(lawn)are considered to be in good condition for-these curve numbers. • • 1641HYDR.xIs\ SCS CURVE NUMBERS 8/15/2006 11:05 AM MANNING'S "n" VALUES • SHEET FLOW EQUATION MANNING'S VALUES ns Smooth Surfaces(concrete,asphault,gravel,or bare hand packed soil) 0.011 Fallow Fields or loose soil surface(no residue) 0.05 Cultivated soil with residue cover(20%) 0.06 Cultivated soil with residue cover(>20%) 0.17 Short prairie grass and lawns 0.15 Dense grasses 0.24 Bermuda grasses 0:41 Range(natural) 0.13 g" "J 10—e0-4-th:111' Woods or forrest with dense underbrush 0.80 SHALLOW CONCENTRATED FLOW(after initial 300 ft of sheet flow,R=0.1) ks 0 - heah'>ro 'd'tte !146 'od :a rn( G10 Brushy ground with some trees(n=0.060) 5 Fallow or minimum tillage cultivation(n=0.040) 8 High grass(n=0.035) 9 Short grass,pasture and lawns(n=0.030) 11 Nearly bare ground(n=0.25) 13 Paved and gravel areas(n=0.012) 27 CHANNEL FLOW(Intermittent) (At the beginning of all visible channels,R=0.2) Ice Forested swale with heavy ground cover(n=0.10) 5 • Forested drainage course/ravine with defined channel bed(n=0.050) 10 Rock-lined waterway(n=0.035) 15 Grassed waterway(n=0.030) 17 Earth-lined waterway(n=0.025) 20 CMP pipe(n=0.024) 21 Concrete pipe(n=0.012) 42 Other waterways and pipe 0.508/n CHANNEL FLOW(continuous stream,R=0.4) kc Meandering stream(n=0.040) 20 Rock-lined stream(n=0.035) 23 Grass-lined stream(n=0.030) 27 Other streams,man-made channels and i i'- n=0.807/n • • 1641HYDR.xjs\ MANNING'S COEFFICIENTS 8/25/2006 5:14 PM sfa • 419 IMPERVIOUS AREA CALCULATIONS JOB NUMBER: 164-001 PROJECT: ANNAND HILL FILE: 1641HYDR.XLS NEW IMPERVIOUS AREA ON-SITE • 40 LOT BUILDINGS&DRIVEWAYS (BASED ON SETBACKS) 71301.00 ft2 STREET PAVEMENT 26885.23 fe SIDEWALKS AND CURBS 3043.47 101229.70 ft2 2.32 ac OFF-SITE PAVEMENT 4624.78 ft2 SIDEWALKS AND CURBS 964.86 ft2 5589.64 ft2 0.13 ac TOTAL NEW IMPERVIOUS AREA 106819.34 2.45 ac EXISTING IMPERVIOUS AREA ON-SITE BUILDINGS 4009.09 ft2 GRAVEL AT 60% IMPERVIOUS 291.97 ft2 STREET PAVEMENT 10177.22 ft2 14478.28 ft2 0.33 ac OFF-SITE GRAVEL AT 60% IMPERVIOUS 958.96 ft2 STREET PAVEMENT 2719.42 ft2 3678.38 ft2 0.08 ac TOTAL EXISTING IMPERVIOUS AREA 18156.66 0.42 ac KicalfSJCicitAr.764.; E.Zitstifi,§46143:011.iitt I- ,p0i,§1OTieektii)f•eivioir$- 1641HYDRAs 9/5/2006 10:14 AM • _. PREDEVELOPED TIME OF CONCENTRA TION JOB NUMBER: 164-001 PROJECT: ANNAND HILL FILE: 1641HYDRXLS Accum. LAG ONE: SHEET FLOW(FIRST 300 FEET) Tc Tt=Travel time Manning's"n"= 0.40 Flow Length,L = 300 ft (300 ft.max.) P=2-year,24hr storm= 2.5 in Slope,So= 0.097 ft/ft 7, = (0.42 Xn * L)0.8 31.11 min T (P)o.5(so)o.4 31.11 min, LAG TWO:SHALLOW CONCENTRATED FLOW(NEXT 345 FEET) Tc Velocity factor,k= 3 Slope,So= 0.143 ft/ft V = k .So 1.13 ft/s Flow Length,L = 345 ft L 5.07 min. 36.18 min.— T — (60)(V) TOTAL PREDEVELOPED TIME OF CONCENTRATION= • • 4119 DEVELOPED TIME OF CONCENTRATION sfa JOB NUMBER: 164-001 PROJECT: ANNAND HILL FILE: 1641 HYDR.XLS Catchment Time 10 min. Longest Run of Pipe 715 ft Velocity of Flow 3 ft/s Time in Pipe=(715 ft)/(3.00 ft/s)= 238 s TOTAL DEVELOPED Tc= `� ' ;' _k., • • 1641HYDRzls\DEVELOPED Tc 8/15/2006 11:06 AM • WATER QUALITY SWALE CALCULATIONS sfa JOB NUMBER: 164-001 PROJECT: ANNAND HILL FILE: 1641HYDR.XLS REFERENCES: 1.Clean Water Services R&O 00-7. 2.Discussions with Clean Water Services. REQUIRED WATER QUALITY TREATMENT:65%Phosphorus Removal. PROPOSED TREATMENT METHODS: 1. Sumped Catch Basins 15% 2.Bio-Filtration Swale 50% total 65% DESIGN STORM: Precipitation: 0.36 inches Storm Duration: 4 hours • Storm Return Period: 96 hours Storm Window: 2 weeks IMPERVIOUS AREA: Watershed Area: 4.51 acres Percent imp: 54.42 % Impervious Area: 2.45 acres Design Inflow=(2.45223461891644 ac)*(43560 ft^2/ac)*(0.36 in/4.0 hrs)= ffignMarallinq BIOFILTRATION SWALE DESIGN CRITERIA: Max Velocity: 0.9 ft/s Side Slopes: 4 :1 (treatment area) Base: 2 feet(2'min) n Factor 0.24 (plantings) SWALE CHARACTERISTICS: 0.22 Design Storm Discharge(determined above) N= 0.24 Plantings B= 2 ft Base width of channel Z= 4 :1 Side slopes • SLOPE= 0.005 ft/ft Slope of channel(0.005 minimum) ASS.Y= 0.5 ft Assumed depth to begin analysis(0.5 ft maximum) 1641HYDRxIs\SWALE 9/52006 10:14 AM 0 ITERATIVE SOLUTION OF MANNING'S EQUATION FOR NORMAL DEPTH: ITERATION Y(FT) P(FT) A(FT2) . R Q(CFS) %ERROR V(FPS) 1 0.50 6.12 2.00 0.33 0.42 89.28 0.21 2 0.33 4.69 1.08 0.23 0.18 -19.01 0.16 3 0.38 5.10 1.32 0.26 0.23 6.67 0.18 4 0.36 4.97 1.24 0.25 0.22 -2.01 0.17 5 0.37 5.01 1.26 0.25 0.22 0.64 0.18 6 0.36 5.00 1.26 0.25 0.22 . -0.20 0.17 7 0.36 5.00 1.26 0.25 0.22 0.06 0.17 8 0.36 5.00 1.26 0.25 0.22 -0.02 0.17 9 0.36 5.00 1.26 0.25 0.22 0.01 0.17 10 0.36 5.00 1.26 0.25 0.22 0.00 0.17 11 0.36 5.00 1.26 0.25 0.22 0.00 0.17 12 0.36 • 5.00 1.26 0.25 0.22 0.00 0.17 13 0.36 5.00 1.26 0.25 0.22 0.00 0.17 14 0.36 • 5.00 1.26 0.25 0.22 0.00 . 0.17 15 0.36 5.00 • 1.26 0.25 0.22 0.00 0.17 NORMAL DEPTH= 0.36 ft FLOW WIDTH= 4.91 ft VELOCITY= 0.17 ft/s TREATMENT TIME= 9.00 min 1.4-.saw-✓-,?Fy, , +14.4' .+X(** 14.4E. .r '1'firf-�� % ;`V • • • 1641HYDRxls\SWALE 9/5/2006 10:14 AM DETENTION POND CALCULATIONS Annand Hill Subdivision 7 FT STORAGE DEPTH 164-001 PERFORMANCE: INFLOW TARGET-OUTFLOW ACTUAL-OUTFLOW PK-STAGE STORAGE DESIGN HYD: 3.30 1 .55 1 .55 7.00 8134 TEST HYD 1 : 2.84 1 .24 1 .23 6.53 6930 TEST HYD 2: 1 .88 .65 .65 5.38 . 4380 STRUCTURE DATA: R/D-POND (3.0:1 SIDE SLOPES) RISER-HEAD POND-BOTTOM-AREA TOP-AREA(@1 'F.B. ) STOR-DEPTH STORAGE-VOLUME 7.00 FT 109.3 SQ-FT 3478.0 SQ-FT 7.00 FT 8134 CU-FT TRIPLE ORIFICE RESTRICTOR: DIA(INCHES) HT(FEET) Q-MAX(CFS) BOTTOM ORIFICE: 3.01 .00 .650 MIDDLE ORIFICE: 4.07 5.27 , .590 TOP ORIFICE: 3.70 6.30 .310 ROUTING DATA: • STAGE(FT) DISCHARGE(CFS) STORAGE(CU-FT.) PERM-AREA(SQ-FT) .00 .00 .0 .0 .70 - .21 113.3 .0 1 .40 .29 316.4 .0 2.10 .36 634.2 .0 2.80 .41 1091 .3 .0 3.50 .46 1712.3 .0 4.20 .50 2522.1 .0 4.90 .54 3545.3 . .0 5.27 .56 4180.7 .0 5.60 . .84 4806.5 .0 6.30 1 .07 6330.5 .0 6.30 1 .07 6330.5 .0 7.00 1 .55 8142.0 .0 7:10 1 .90 8425.7 .0 7.20 2.50 8715.9 .0 7.30 3.27 9012.5 .0 7.40 4.10 9315.7 .0 7:50 4.42 9625.6 .0 7.60 4.71 9942.3 .0 7.70 4.98 10265.7 .0 • • • • • SANTA BARBARA URBAN HYDROGRAPHS sfa • JOB: 164-001 PROJECT: ANNAND HILL • FILE: 1641HYDR.XLS DESIGN DURATION PRECIP AREA % AREA CN AREA CN TIME 0 STORM TOTAL IMP PERV. PER. IMP. IMP. (MIN) (CFS) DESCRIPTION (YR) (HR) (IN) (AC) (AC) (AC) PREDEVELOPED 2-YEAR PEAK DISCHARGE 2 24 2.5 4.51 9.25 4.09 81 0.42 98 36.18 0.6507 DEVELOPED 2-YEAR PEAK DISCHARGE 2 24 2.5 4.51 54.42 2.05 86 2.45 98 13.97 1.8848 PREDEVELOPED 10-YEAR PEAK DISCHARGE 10 24 3.45 4.51 9.25 4.09 81 0.42 98 36.18 1.2390 DEVELOPED 10-YEAR PEAK DISCHARGE 10 24 3.45 4.51 54.42 2.05 86 2.45 98 13.97 2.8406 PREDEVELOPED 25-YEAR PEAK DISCHARGE 25 24 3.9 4.51 9.25 4.09 81 0.42 98 36.18 1.5454 DEVELOPED 25-YEAR PEAK DISCHARGE 25 24 3.9 4.51 54.42 2.05 86 2.45 98 13.97 3.3016 PREDEVELOPED 100-YEAR PEAK DISCHARGE 100 24 4.5 4.51 9.25 4.09 81 0.42 98 36.18 1.9709 DEVELOPED 100-YEAR PEAK DISCHARGE 100 . 24 . 4.5 4.51 54.42 2.05 86 2.45 98 13.97 3.9206 • 1641 HYDR.xIsSBUH • 9/5/200610:30 AM STORWATER CONVEYANCE CALCULATIONS 5fe� M JOB: 164-001 PROJECT: ANNAND HILL FILE: 1641 HYDR.XLS Design Storm: 25 YR Storm Duration: 24 HRS Precipitation: 3.9 IN Manning's"n" . 0.013 INC. AREA % AREA CN AREA CN TIME Q PIPE SLOPE Qf Q/Qf Vf VNf ACTUAL AREA TOTAL IMP. PERV. PER. IMP. IMP. (MIN) (CFS) SIZE V LINE (AC) (AC) (AC) (AC) (IN) (FT/Fr) (CFS) (%) (FPS) (%) (FPS) ENTIRE SHED 4.51 54.42 2.05 " 86 2.45 98 13.97 3.30 12 0.0088 3.35 0.99 4.27 1.1852 5.06 Minimum Slope for 12" Pipes= 0.0088 1641 HYDR.xls\CONVEYANCE 9/5/2006 10:30 AM sfa • 419 SFA Design Group, LLC STRUCTURAL I CIVIL I LAND USE PLANNING ANNAND HILL SUBDIVISION PRELIMINARY CONVEYANCE, DETENTION AND WATER QUALITY ANALYSIS CITY OF TIGARD Job No. 164-001 Date: August 24, 2006 • 0aG I NE-4,4, iita, 546 7PE mow-, OREGON ti � 12, G� NT E. F� VALID THROUGH 12-31-07 Applicant: Armand Properties W-PLLC 8260 SW Hunziker St., Suite 150 Tigard, OR 97223 Contact: Susan Keller Trust and Mary Jane Vinella (503) 620-8668 Prepared By: Brent Fitch, PE • Civil Project Manager—Principal 9020 SW Washington Square Drive,Suite 350•Portland,Oregon 97223•503-641-8311 •fax 503-643-7905•www.sfadesigngroup.com TABLE OF CONTENTS 1. STATEMENT OF CONVEYANCE AND WATER QUALITY ANALYSIS 2. EXISTING CONDITIONS, PROPOSED CONDITIONS 3. VICINITY MAP 4. SOIL MAP AND FEATURES 5. SCS CURVE NUMBERS 6. MANNING'S "n"VALUES 7. IMPERVIOUS AREA CALCULATIONS 8. TIME OF CONCENTRATION CALCULATIONS 9. WATER QUALITY CALCULATIONS 10. DETENTION POND CALCULATIONS • 11. SANTA BARBARA URBAN HYDROGRAPHS 12. STORMWATER CONVEYANCE CALCULATIONS B:\land Projects 2004\164-001\hd\1641 narrative-prel.doc August 22,2006 • City of Tigard 13125 SW Hall Blvd. Tigard,OR 97223 RE:Annand Hills Subdivision—Water quality,detention and Conveyance Analysis Job No. 164-001 To Whom It May Concern: I have attached the supportive calculations for the detention,water quality and conveyance for the 40-lot Annand Hills Subdivision. The proposed development is located at 14600 SW 109th Avenue and 14610 SW 109th Ave,Tax Maps 2S110AC Lot 0200 and 2S110AD Lot 08800,City of Tigard,Washington County,Oregon. The total area of the site is 4.51 acres.The property will be developed into a 40-lot single family residential development. From the attached Soil Survey Map,the Hydrologic Soil types are Cornelius and Kinton.It is classified as hydrologic group"C"per USDA Natural Resources Conservation Service Service for Washington County,Oregon. The pre-developed pervious areas represent a curve number of 81,due to the site being covered with wooded land,and the impervious areas represent a curve number of 98 as shown on the SCS Curve Numbers exhibit. After development,the pervious and the impervious curve numbers are • 86 and 98,respectively. The site for existing and developed conditions has one basin. The existing basin directs surface water toward the northwest area of the site(See Existing Conditions Plan). With the site development,water runoff is collected and routed through the proposed detention pond and connected at the existing catch basin on SW Pacific Hwy. (See Proposed Conditions Plan) The proposed development will create 2.45 acres of impervious surface which is to be treated for water quality within the water quality swale.Refer to the Impervious Area calculations. The required water quality swale length to treat the new impervious area is 100 feet. We are proposing to use a detention pond to handle the increased stormwater created from the development. The required storage for the detention pond is 8134 cubic feet.Refer to Detention Pond Calculations. The detention pond has been designed to hold 0.5' of dead storage and 1' freeboard,per Clean Water Services standards. The conveyance system is designed to transport the water flowing from the runoff produced on site.The minimum slope required to convey the 25-year flow through a 12"pipe for this development is 0.0088.Refer to the attached Conveyance Calculations. Sincerely, • Brent Fitch,P.E. Civil Project Manager-Principal SFA Design Group,LLC. 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'r�.�.,,"ia.4.•`�ii ,.,r6 A pie `i�. d, ^.\ dr+ `f~!,•=;�i�", k`9', k y' 8�Y`l'ItT-..ivc> ns-t�.�- ',4a1547,,Bl... ry.l N rt:\,),,,�"�.,, .;,i 'yip„ L `.. "N„.. .-: X;` `',' c,t. /',,«.L '' i ,* `F' .:,,,;,,e,.,,, , \y ';l%�' _ . .:::'�:y '�u�_;m' �,�'•:_,,...,•�L, .. aS.',F:::�`ht 'p� �'�..,' ,. h ,�Sm „�;�•"�rk,;' , • • SOIL FEATURES FOR WASHINGTON COUNTY • Soil name and map symbol Hydro- Flooding logic group Frequency Duration Months Aloha: I C NONE NONE NONE Amity: 2 C NONE NONE NONE Astoria: 3E,3F B NONE NONE NONE Briedwell: 4B,58,SC,SD B NONE NONE NONE Carlton: 6B,6C B NONE NONE NONE Cascade: 7B,7C,7D,7E,7F C NONE NONE NONE Chehalem: 8C C NONE NONE NONE Chehalis: 9,10 B COMMON BRIEF NOV-MAR � .,'" t tea` y '1,'1,--1:2,),.�+ ., as¢ f -r -r.-E-, fi :FC=z t v,, -a ,er .'' t �. �, N #,'.- y, d 'fit.�� s b r �. z �'' °"f^ "`f f y�- : i y ,.. C. cl f 4 ain „#•. # !;#i ii 9�® ; 1t , s if ��d �g r 1 'i':.`..,; f8��� ate' ,,..._,/ `��„ ,�rr�r � "z � _ � .�` a-r.�A; . � z#'. .'1" �,„e 11 •li.'lt`a»..>:3 T,.7.4.N: «,�.. :,°s,,r ttX Sx 'fvl. c_ d. � r �� s , ,s �. Y.r �,b�'r ,.t- �'S Cornelius Varient: • 12A,128,12C D NONE NONE NONE Cove: 13,14 D COMMON BRIEF DEC-APR Dayton: 15 D NONE NONE NONE Delena: 16C D NONE NONE NONE Goble: 17B,17C,I7D,17E,18E,18F C NONE NONE NONE Helvetia: 1913,19C,19D,19E C NONE NONE NONE Hembre: 20E,20F,20G B NONE NONE NONE Hillsboro: 21A,21B,21C,21D B NONE NONE NONE Hubberly: 22 D NONE NONE NONE Jory: 23B,23C,23D,23E,23F C NONE NONE NONE Kilchis: 24G NONE Kilchis part C NONE NONE Klickitat part B NONE NONE NONE • 1641HYDR.�ds\SOIL FEATURES PRINTED:8/15/20061195 AM SOIL FEATURES FOR WASHINGTON COUNTY • Soil name and map symbol Hydro- Flooding logic group Frequency Duration Months Klickitat: 25E,25F,25G B NONE NONE NONE Knappa: 26 B NONE NONE NONE Lablish: 27 D FREQUENT VERY LONG DEC-APR Laurelwood: 28B,28C,28D,28E,29E,29F B NONE NONE NONE McBee: 30 B FREQUENT BRIEF NOV-MAY Melborne: 31B,31C,31D,31E,3IF B NONE NONE NONE Melby: 32C,32D,32E,33E,33F,33G C NONE NONE NONE Olyic: 34C,34D,34E,35E,35F,35G B NONE NONE NONE Pervina: 36C,36D,36E,36F C NONE NONE NONE Quatama: 37A,37B,37C,37D C NONE NONE NONE • Saum: 38B,38C,38D,38E,38F C NONE NONE NONE Tolke: 39E,39F B NONE NONE NONE Udifluvents: 40 B FREQUENT VERY LONG NOV-APR Verboot: 42 D FREQUENT BRIEF DEC-APR Wapato: 43 D FREQUENT BRIEF DEC-APR Willamette: 44A,44B,44C,44D B NONE NONE NONE Woodburn: 45A,45B,45C,45D C NONE NONE NONE Xerchrepts: 46F Xerochrepts part B NONE NONE NONE Haploxerolls part C NONE NONE NONE 47D Xerochrepts part D NONE NONE NONE Rock outcrop part • 1641 HYDR.bs 1 SOIL FEATURES PRINTED:8/15/200611:05 AM IC SOIL GRO SION r sL t -�' terfit UPS HYDROLOGUBDM � .HILL ✓.; - SANNAND � P f=Y'i- n ,Y.. ,1 $' { fy r_- y j r.s '' „ b.� �y 'fi �_ * ." r. 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'°2°S'"'w�'°'g`°"5°"'n°`. sau sso Portland.°�°^"�' OF 1641-901LMAPDWG SCALE r.400' P:(wsi w�as» r 0031641�sos / stadoolgogroup com J S 0 • • Water Features Washington County,Oregon Water table Ponding Flooding Map symbol Hydrologic Surface runoff Month and soil name group Upper limit Lower limit Surface depth Duration Frequency Duration Frequency Ft Ft Ft 11B: Cornelius C — -.4a111.iitrs, .----' t';.--i•‘':';••'••'.''.,,.-.;-.s4 a ':•;',':'..',"':-''f:.';1is:2‘4.':5v,.,.i7' : 1::•'7.'-.-:i:1Y!i•;;,'-''••;:4'f:2''1,. 6',.•!,,,.V. ;,,=,,I:.•';:,'":'....:,..„v.r..`,,',',;•,.•::;f„',,:,;,;:::•'•.,..'■O..,:n-e.:....,:.. 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Dciacimbor .,.- : ,,` 2:75-4:0--','A ,,-. 2 -4:6,..;,;'-:.-'5,'& ,2-c:,.::...,''‘,.''',--`, , -="' --..-INorie'''.:," •'.•• ..7—,:':", v'A • : None • Kinton C -- January 2.5-4.0 2.5-4.0 --- — None -- None February 2.5-4.0 2.5-4.0 -- --- None --- None March 2.5-4.0 2.5-4.0 -- -- None -- None December 2.5-4.0 2.5-4.0 -- -- None -- None 11C: Cornelius C --- ' - :lailuarY:. .:; :`::•,-V.•..2.54':0..-. , '1:',. .:2.54.6-.--,.,=::::..',...,;::,..-,4sti,;}'S:',. .-:•:', .:=-: , \ ,„,..z.'None _ , ,, .77-,,.•'..,,, .z None7 , • , • February ', ‘...:'..;.2:54.0:.:,-.:, .''1..546:,?::•: ...:',,:,:–... ......,1:‘,.;,,,„ , ,,y i.:-klone, :`-•1.•.;;;r77, '...; :, None March-::-•-•":, : ;:x42,5.,-4'.0,., ; , •.-2.5-4.0 "/,.44* ..;'.'.."7 z z-:, ••;;;',, . „t--; :: :._•._. ,*; None ,,.- ;.-'' , "7 None • April .;',. '-,",:q.'.•'''2.6-'4:0':•••;• ;,....2.54.3‘;;',-:‘!,'s, : '';--•,. , ',,..,"•;•..-.,...;, „i-,:, : ... , •:,,,'None= :2 .' ..,•;;:-7,-...•.-. .,...;. None; ,. , • , ,„ December.,'-; ;.,,,:,::24.9: .c- '';'it 2:5-;44? .... ,,k,.: L.,.. -z'''",'. !'-•,..: :.',?,:',,-::*;.;.• '.'.•-''.. ';-;.,•None.:',:'.:; ,'• 7.--,. .. .. ,,:., . ,,None . Kinton C -- January 2.5-4.0 2.5-4.0 -- -- None --- None February 2.5-4.0 2.5-4.0 — -- None -- None March 2.5-4.0 2.5-4.0 -- — None -- None December 2.5-4.0 2.5-4.0 -- -- None -- None 11D: Cornelius C .--- January , „ ;:‘• ,s2.5,4:6; - ,:::. ,6=40',..i.,i,t;:. ;.... : , 4 ... .1:..,,slo:ne,:: ,;,. ., ; :. r...4,'Z:.„...2. ,,.:t:1:,6(:): !Arch : ' '.':' 2.64 b ' -;:72:54:0 :. .,. -, --, , . •"-•, ,,,-..-.. ,:None - . . '.---; ,. .,. ' .None -April r' ' : ': -,2.5-4:0. ;::::-:::45-4,10:.:: "7,. ;, ,-, t- „,None Y . • ..-.,:.,-,. • : . None• . :December ' ••:, 2.54.0:.• . 2.54O . ' „ -., ,", .: ::, „ •: ,-.None •, .• 7,--,..,• ,.: ,None This report shows only the major soils in each map unit.Others may exist, USDA Natural Resources Tabular Data Version:2 -------- 11 Conservation Service Tabular Data Version Date: 12/13/2005 Page 1 of 2 • • • Water Features Washington County,Oregon • Water table Ponding Flooding Map symbol Hydrologic Surface runoff Month and soil name group Upper limit Lower limit Surface depth Duration Frequency Duration Frequency Ft Ft Ft 11D: Kinton C -- January 2.5-4.0 2.5-4.0 --- --- None -- None February 2.5-4.0 2.5-4.0 -- -- None -- None March 2.5-4.0 2.5-4.0 -- -- None -- None December 2.5-4.0 2.5-4.0 -- •--- None --- None This report shows only the major soils In each map unlL Others may exist. USDA Natural Resources Tabular Data Version:2 Conservation Service Tabular Data Version Date: 12/13/2005 Page 2 of 2 SCS CURVE NUMBERS • CURVE NUMBERS BY LAND USE DESCRIPTION HYDROLOGIC SOIL GROUP A B C D Cultivated land(1): winter condition 86 91 94 95 Mountain open areas: low growing brush&grasslands 74 82 89 92 Meadow or pasture: 65 78 85 89 Wood or forest land: undisturbed 42 64 76 81 Wood or forest land: young second growth or brush 55 72 i ;:'81 -i 86 PRE Orchard: with crop cover 81 88 92 94 Open spaces,lawns,parks,golf courses,cemeteries,landscaping Good condition: grass cover on>75%of the area 68 80 s'.=::86; ;1 90 DEV Fair condition: grass cover on 50-75%of the area 77 85 90 92 Gravel roads and parking lots: 76 85 89 91 Dirt roads and parking lots: 72 82 87 89 Impervious surfaces,pavement,r o o f s etc. 98 98 F. ' 9 8-2%1 98 IMP Open water bodies: lakes,wetlands,ponds,etc. 100 100 100 100 Single family residential(2): Dwelling units/Gross Acre %Impervious(3) Separate curve number shall be selected 1.0 DU/GA 15 for pervious&impervious portions of 1.5 DU/GA 20 the site or basin 2.0 DU/GA 25 2.5 DU/GA 30 • 3.0 DU/GA 34 3.5 DU/GA 38 4.0 DU/GA 42 4.5 DU/GA 46 5.0 DU/GA 48 5.5 DU/GA 50 6.0 DU/GA 52 6.5 DU/GA 54 7.0 DU/GA 56 PUD's,condos,apartments, %impervious must be computed commercial businesses& industrial areas (1)For a more detailed description of agricultural land use curve numbers refer to National Engineering Handbook,Sec.4,Hydrology,Chapter 9,August 1972. (2)Assumes roof and driveway runoff is directed into street/storm system. (3)The remaining pervious areas(lawn)are considered to be in good condition for these curve numbers. • 1641HYDR.xJs\ SCS CURVE NUMBERS 8/15/2006 11:05 AM MANNING'S "n" VALUES • SHEET FLOW EQUATION MANNING'S VALUES ns • Smooth Surfaces(concrete,asphault,gravel,or bare hand packed soil) 0.011 • Fallow Fields or loose soil surface(no residue) 0.05 Cultivated soil with residue cover(<20%) 0.06 Cultivated soil with residue cover(>20%) 0.17 Short prairie grass and lawns 0.15 Dense grasses 0.24 Bermuda grasses 0.41 Range(natural) 0.13 Woods or forrest wi6.1htunderbrusl Woods or forrest with dense underbrush 0.80 • SHALLOW CONCENTRATED FLOW(after initial 300 ft of sheet flow,R=0.1) ks Forest:witkhea ound>litter-and meadows:.n TU Brushy ground with some trees(n=0.060) 5 Fallow or minimum tillage cultivation(n=0.040) 8 • High grass(n=0.035) 9 Short grass,pasture and lawns(n=0.030) • 11 Nearly bare ground(n=0.25) 13 • Paved and gravel areas(n=0.012) .27 CHANNEL FLOW(Intermittent) (At the beginning of all visible channels,R=0.2) ke Forested swale with heavy ground cover(n=0.10) 5 • • Forested drainage course/ravine with defined channel bed(n=0.050) 10 Rock-lined waterway(n=0.035) 15 Grassed waterway(n=0.030) 17 Earth-lined waterway(n=0.025) 20 CMP pipe(n=0.024) 21 Concrete pipe(n=0.012) 42 Other waterways and pipe 0.508/n CHANNEL FLOW(continuous stream,R=0.4) kc Meandering stream(n=0.040) 20 Rock-lined stream(n=0.035) 23 Grass-lined stream(n=0.030) 27 Other streams,man-made channels and pipe(n=0.807/n) • 1641HYDRAds\ MANNING'S COEFFICIENTS 8/25/2006 5:14 PM • IMPERVIOUS AREA CALCULATIONS sfa JOB NUMBER: 164-001 PROJECT: ANNAND HILL FILE: 1641 HYDR.XLS NEW IMPERVIOUS AREA ON-SITE 40 LOT BUILDINGS&DRIVEWAYS (BASED ON SETBACKS) 71301.00 ft2 STREET PAVEMENT 26885.23 ft2 SIDEWALKS AND CURBS 3043.47 101229.70 ft2 2.32 ac OFF-SITE PAVEMENT 4624.78 ft2 SIDEWALKS AND CURBS 964.86 ft2 5589.64 ft2 0.13 ac • TOTAL NEW IMPERVIOUS AREA 106819.34 2.45 ac EXISTING IMPERVIOUS AREA ON-SITE BUILDINGS 4009.09 ft2 GRAVEL AT 60% IMPERVIOUS 291.97 ft2 STREET PAVEMENT 10177.22 ft2 14478.28 ft2 0.33 ac OFF-SITE GRAVEL AT 60% IMPERVIOUS 958.96 ft2 STREET PAVEMENT 2719.42 ft2 3678.38 ft2 0.08 ac TOTAL EXISTING IMPERVIOUS AREA 18156.66 0.42 ac 'Total Shed Area _ .._-._ 196285.23,:ft2 jExisting Impervious Area • _ - = 18156.66 ft2 - - -0.42 ac-1 'Existing%a Impervious - _ 9.3 %a_.f • 'Developed Impervious Area4_ -T-': 106819.341t2: 717. 2.45!ac I Developed %-Impervious • - . 54.42 % 1641HYDR.xls 9/5/2006 10:14 AM • PREDEVELOPED TIME OF CONCENTRATION 5fa JOB NUMBER: 164-001 PROJECT: ANNAND HILL FILE: 1641 HYDR.XLS Accum. LAG ONE: SHEET FLOW(FIRST 300 FEET) Tc Tt=Travel time Manning's"n"= 0.40 Flow Length,L = 300 ft (300 ft.max.) P=2-year,24hr storm= 2.5 in Slope,So= 0.097 ft/ft 7, _ (0.42)(n * �o.s T — (P)o.s (s 0 0.4 31.11 min. 31.11 min. LAG TWO: SHALLOW CONCENTRATED FLOW(NEXT 345 FEET) Tc Velocity factor,k= 3 • Slope,So= 0.143 ft/ft V = k so 1.13 ft/s Flow Length,L = 345 ft T — L 5.07 min. 36.18 min. (60)(V) TOTAL PREDEVELOPED TIME OF CONCENTRATION= 4401611&min ; ry ' • 14A111VTD CTC17C1 11DCr D. O/I C YIAAC 1 t.AC •1• • DEVELOPED TIME OF CONCENTRATION sfa JOB NUMBER: 164-001 PROJECT: ANNAND HILL FILE: 1641HYDR.XLS Catchment Time 10 min. Longest Run of Pipe 715 ft Velocity of Flow 3 ft/s Time in Pipe=(715 ft)/(3.00 ft/s)= 238 s TOTAL DEVELOPED Tc= ;=I4`minims rw� • • • 1 641 HYDR.xls\DEVELOPED Tc 8/15/2006 11:06 AM • WATER QUALITY SWALE CALCULATIONS sfa JOB NUMBER: 164-001 PROJECT: ANNAND HILL FILE: 1641 HYDR.XLS REFERENCES: 1.Clean Water Services R&O 00-7. 2.Discussions with Clean Water Services. REQUIRED WATER QUALITY TREATMENT: 65%Phosphorus Removal. PROPOSED TREATMENT METHODS: 1.Sumped Catch Basins 15% 2.Bio-Filtration Swale 50% total 65% DESIGN STORM: Precipitation: 0.36 inches Storm Duration: 4 hours • Storm Return Period: 96 hours Storm Window: 2 weeks IMPERVIOUS AREA: Watershed Area: 4.51 acres Percent imp: 54.42 % Impervious Area: 2.45 acres Design Inflow=(2.45223461891644 ac)*(43560 ft^2/ac)*(0.36 in/4.0 hrs)= 2;- 0:22cfs ` :#.J BIOFILTRATION SWALE DESIGN CRITERIA: Max Velocity: 0.9 ft/s Side Slopes: 4 :1 (treatment area) Base: 2 feet(2'min) n Factor: 0.24 (plantings) SWALE CHARACTERISTICS: ■= 0.22 Design Storm Discharge(determined above) N= 0.24 Plantings B= 2 ft Base width of channel Z= 4 :1 Side slopes • SLOPE= 0.005 ft/ft Slope of channel(0.005 minimum) ASS.Y= 0.5 ft Assumed depth to begin analysis(0.5 ft maximum) I641HYDR.xls\SWALE 9/5/2006 10:14 AM ITERATIVE SOLUTION OF MANNING'S EQUATION FOR NORMAL DEPTH: • ITERATION Y(F1) P( A(FT2 R (CFS) %ERROR V(FPS) 1 0.50 6.12 2.00 0.33 0.42 89.28 0.21 2 0.33 4.69 1.08 0.23 0.18 -19.01 0.16 3 0.38 5.10 1.32 0.26 0.23 6.67 0.18 4 0.36 4.97 1.24 0.25 0.22 -2.01 0.17 5 0.37 5.01 1.26 0.25 0.22 0.64 0.18 6 0.36 5.00 1.26 0.25 0.22 -0.20 0.17 7 0.36 5.00 1.26 0.25 0.22 0.06 0.17 8 0.36 5.00 1.26 0.25 0.22 -0.02 0.17 9 0.36 5.00 1.26 0.25 0.22 0.01 0.17 10 0.36 5.00 1.26 0.25 - 0.22 0.00 0.17 11 0.36 5.00 1.26 0.25 0.22 0.00 0.17 12 0.36 5.00 1.26 0.25 0.22 0.00 0.17 13 0.36 5.00 1.26 0.25 0.22 0.00 0.17 14 0.36 5.00 1.26 0.25 0.22 0.00 0.17 15 0.36 5.00 1.26 0.25 0.22 0.00 0.17 NORMAL DEPTH= 0.36 ft FLOW WIDTH= 4.91 ft VELOCITY= 0.17 ft/s TREATMENT TIME= 9.00 min [TTREATME:1 'I LENGTET`= :; : .4 4..,,,.,, • • 1641 HYDRxIs\SWALE 9/5/2006 10:14 AM DETENTION POND CALCULATIONS r Annand Hill Subdivision 7 FT STORAGE DEPTH 164-001 PERFORMANCE: INFLOW TARGET-OUTFLOW ACTUAL-OUTFLOW PK-STAGE STORAGE DESIGN HYD: 3.30 1 .55 1 .55 7.00 8134 TEST HYD 1 : 2.84 1 .24 1 .23 6.53 6930 TEST HYD 2: 1 .88 .65 .65 5.38 4380 STRUCTURE DATA: R/D-POND (3.0:1 SIDE SLOPES) RISER-HE'AD POND-BOTTOM-AREA TOP-AREA(@1 'F.B. ) STOR-DEPTH STORAGE-VOLUME 7.00 FT 109.3 SQ-FT 3478.0 SQ-FT 7.00 FT 8134 CU-FT TRIPLE ORIFICE RESTRICTOR: DIA(INCHES) HT(FEET) Q-MAX(CFS) BOTTOM ORIFICE: 3.01 .00 .650 MIDDLE ORIFICE: 4.07 5.27 .590 TOP ORIFICE: 3.70 6.30 .310 ROUTING DATA: • STAGE(FT) DISCHARGE(CFS) STORAGE(CU-FT) PERM-AREA(SQ-FT) .00 .00 .0 .0 .70 • .21 113.3 .0 1 .40 .29 316.4 .0 2.10 .36 634.2 .0 2.80 .41 1091 .3 .0 3.50 .46 1712.3 .0 4.20 .50 2522.1 .0 4.90 .54 3545.3 .0 5.27 .56 4180.7 .0 5.60 .84 4806.5 .0 6.30 1 .07 6330.5 .0 6.30 1 .07 6330.5 .0 7.00 1 .55 8142.0 .0 7.10 1 .90 8425.7 .0 7.20 2.50 8715.9 .0 7.30 3.27 9012.5 .0 7.40 4.10 9315.7 .0 7:50 4.42 9625.6 .0 7.60 4.71 9942.3 .0 7.70 4.98 10265.7 .0 • • • • SANTA BARBARA URBAN HYDROGRAPHS sfa JOB: 164-001 PROJECT: ANNAND HILL FILE: 1641HYDR.XLS DESIGN DURATION PRECIP AREA % AREA CN AREA CN TIME 0 STORM TOTAL IMP PERV. PER. IMP. IMP. (MIN) (CFS) DESCRIPTION (YR) (HR) (IN) (AC) (AC) (AC) PREDEVELOPED 2-YEAR PEAK DISCHARGE , 2 24 2.5 4.51 9.25 4.09 81 0.42 98 36.18 0.6507 DEVELOPED 2-YEAR PEAK DISCHARGE 2 24 2.5 4.51 54.42 2.05 86 2.45 98 13.97 1.8848 PREDEVELOPED 10-YEAR PEAK DISCHARGE 10 24 3.45 4.51 9.25 4.09 81 0.42 98 36.18 1.2390 DEVELOPED 10-YEAR PEAK DISCHARGE 10 24 3.45 4.51 54.42 2.05 86 2.45 98 13.97 2.8406 PREDEVELOPED 25-YEAR PEAK DISCHARGE 25 24 3.9 4.51 9.25 4.09 81 0.42 98 36.18 1.5454 DEVELOPED 25-YEAR PEAK DISCHARGE 25 24 3.9 4.51 54.42 2.05 86 2.45 98 13.97 3.3016 PREDEVELOPED 100-YEAR PEAK DISCHARGE 100 24 4.5 4.51 9.25 4.09 81 0.42 98 36.18 1.9709 DEVELOPED 100-YEAR PEAK DISCHARGE 100 24 . 4.5 4.51 54.42 2.05 86 2.45 98 13.97 3.9206 1641 HYDR.xIsSBUH 9/5/200610:30 AM STORMWATER CONVEYANCE CALCULATIONS 11111 JOB: 164-001 PROJECT: ANNAND HILL FILE: 1641 HYDR.XLS Design Storm: 25 YR Storm Duration: 24 HRS Precipitation: 3.9 IN Manning's"n" 0.013 INC. AREA % AREA CN AREA CN TIME Q PIPE SLOPE Qf Q/Qf Vf VNf ACTUAL AREA TOTAL IMP. PERV. PER. IMP. IMP. (MIN) (CFS) SIZE V LINE (AC) (AC) (AC) (AC) (IN) (FT/FT) (CFS) (%) (FPS) (%) (FPS) ENTIRE SHED 4.51 54.42 2.05 86 2.45 98 13.97 3.30 12 0.0088 3.35 0.99 4.27 1.1852 5.06 Minimum Slope for 12" Pipes= 0.0088 1641 HYDR.xls\CONVEYANCE 9/5/2006 10:30 AM 0627 Annand Hill 10/15/2006 Tree Plan for 0627 Annand Hill This Tree Plan was written for the property called Annand Hill on Canterbury Rd., in Tigard, Oregon. As directed by Chapter 18.790 of the City of Tigard Municipal Code,the health,removal, protection, and mitigation of trees are addressed. There are 208 trees on the subject property,where"tree"means a standing woody plant, or group of such,having a trunk which is 6 inches or more in size when measured at standard height. Tree species and their frequency are shown in the attached Tree Table entitled "All Trees On Site 10-16-06". There are 112 trees on site that are larger than 12 inches, as shown in the attached Tree Table entitled"Trees Larger Than 12 Inches DBH 10-16-2006". These are comprised of the following species: Apple(Malus sp.) Beech(Fagus sp.) Bigleaf maple (Acer macrophyllum) Black locust(Robinia pseudoacacia) Douglas-fir(Pseudotsuga menziesii) • Oak(Quercus sp,) Pine(Pinus sp.) Tree Removal and Mitigation Twenty-six of the 112 trees are hazardous. Hazardous trees should be removed from the site, and they are not subject to the Mitigation Requirements of 18.790.030. All trees to be removed will be marked on the Tree Plan map. The project arborist will flag each of these with yellow tape or paint before grading and clearing operations begin. There are eighty-six non-hazardous trees larger than 12 inches DBH. Thirty of them will be removed for construction, producing a retention rate of 65%. Given this retention rate, Chapter 18.790.030.B.2 requires that 50%of the trees being removed must be mitigated. Mitigations rules are dictated by Section 18.790.060D: • If the owner chooses to plant mitigation trees on the property, 49 caliper inches of native hardwood species and 377 caliper inches of native conifers will be planted. The replacement trees must be indicated on the landscape plan. (18.790.060D.1.)m • Mitigation Option E of Chapter 18.790.060 allows the owner to request partial payment to the City in lieu of replacement. This payment will be figured at the • Page 1 of 4 • 0627 Annand Hill 6/27/06 rate of$125 per DBH inch. Tree Preservation Fifty-six trees larger than 12 inches in diameter will be preserved, and these require protection from construction damage. All trees selected for mandatory preservation will be fenced off at the edge of the Root Protection Zone, or RPZ. The drip lines of the trees are an estimate of the soil area that should be included. The final size and shape of individual root protection zones should be based on root habit and other site factors, so the exact fence locations will be determined by the project arborist in the field. The RPZ radii in the Tree Table should be used initially, and indicated on the site plan. The general contractor and the project arborist will meet at the site before work begins to mark the construction fence locations. Unless otherwise noted, all tree protection fencing will be installed before construction starts, and kept in place until construction is complete. Once the fences are installed,the owner must request inspection and approval by the City Forester before any additional work is performed. Fences will be 4 ft. high orange plastic mesh secured to metal posts in the ground, or steel fencing on concrete blocks. Once installed and approved, tree protection fences may not • be opened or removed unless directed by a qualified arborist. "Qualified arborist"can include the project arborist, City Forester, or any ISA Certified Arborist or ASCA Registered Consulting Arborist who is familiar with this tree protection plan. Root protection zones may be entered only for tasks like surveying, measuring, and sampling without supervision by a qualified arborist. Upon completion of these tasks,the fence must be closed. Without written authorization,none of the following will occur within the root protection zones: 1.New buildings; 2. Grade change or cut and fill, during or after construction; 3. New impervious surfaces; 4. Utility trench alignments; 5. Drainage field placement; 5. Staging or storage of materials and equipment during construction; 6. Vehicle maneuvering areas during construction If any trees are illegally removed prior to or during construction, a violation of the City's Development Code will result. By submitting this Tree Plan, the owner implicitly acknowledges that the development code provides for the following penalties if the trees on site are damaged or removed: "Notwithstanding any other provision of this title, any party found to be in violation of • Page 2 of 4 • 0627 Annand Hill 6/27/06 this chapter pursuant to Chapter 1.16 of the Tigard Municipal Code shall be subject to a civil penalty of up to $500 and shall be required to remedy any damage caused by the violation. Such remediation shall include,but not be limited to, the following; A. Replacement of unlawfully damaged or removed trees in accordance with Section 18.790.060 (D)of the Tigard Development Code; and B. Payment of an additional civil penalty representing the estimated value of any unlawfully removed or damaged tree, as determined using the most current International Society of Arboriculture Guide for Plant Appraisal. Conclusion This document addresses the Tree Plan Requirement(Chapter 18.790.030) for the City of Tigard. It delineates the trees on the site, the exemptions, the trees being removed, and those being protected. Protection measures are described for trees in the mandatory preservation category. No tree can be removed without consent of the land owner. The goal of this Tree Preservation Plan is to protect trees according to the City of Tigard Development Code, and to observe all laws,rules, and regulations. It is the client's responsibility to • implement this Tree Protection Plan fully, and to monitor the construction process. We highly recommend a preconstruction meeting with the owner, contractors, and the project arborist. Given reasonable notice, a qualified arborist will be available throughout the construction process to help with tree-related problems. Deviations from this Tree Protection Plan can result in tree damage, violations of the City code, and civil penalties. • Page 3 of 4 • 0627 Annand Hill 6/27/06 • Assumptions and Limiting Conditions Multnomah Tree Experts,Ltd. 8325 SW 42nd Ave.Portland,OR 97219 Voice(503)452-8160 Fax(503)452-2921 torrespt @aracnet.com 1. Any legal description provided to the consultant is assumed to be correct.Titles and ownerships to property are assumed to be good and marketable.No responsibility is assumed for matters legal in character. 2. Care has been taken to obtain all information from reliable sources.All data have been verified insofar as feasible;however,the consultant can neither guarantee nor be responsible for the accuracy of information provided by others. 3. The consultant shall not be required to give testimony or attend court by reason of this report unless subsequent contractual arrangements are made, including additional fees. 4. This report and any values expressed herein represent the opinion of the consultant,and the consultant's fee is in no way contingent upon the reporting of a specified value, a stipulated result,the occurrence of a subsequent event,nor upon any finding to be reported. 5. Sketches,drawings and photographs in this report are intended as visual aids and are • probably not to scale.The reproduction of information generated by other consultants is for coordination and ease of reference. Inclusion of such information does not constitute a representation by the consulting arborist,or by Multnomah Tree Experts, Ltd., as to the sufficiency or accuracy of the information. 6. Unless expressed otherwise,information in this report covers only items that were examined, and reflects the condition of those items at the time of inspection.The inspection is limited to visual examination of accessible items without laboratory analysis,dissection, excavation,probing,or coring,unless otherwise stated. 7. There is no warranty or guarantee, expressed or implied,that problems or deficiencies of the plants or property in question may not arise in the future. . 8. This report is the completed work product. Any additional work, including production of a site plan, addenda and revisions, construction of tree protection measures,tree work,or inspection of tree protection measures, for example,must be contracted separately. 9. Loss or alteration of any part of this report invalidates the entire report. 10. CCB# 154349 ISA Certified Arborist PN-0650 ASCA RCA No.372 Peter Tones,M.F. • Page 4 of 4 0627 Annand Hill Trees larger than 12 inches DBH Page 1 of 1 10-16-06 TOTAL TREE MITIGATION REQUIRED Point DBH Mitigation Species Condition Comments Action RPZ,radius ft. • 1 24 yes Douglas-fir add to map ok remove 0 2 26 yes Douglas-fir add to map ok remove 0 1052 36 yes Douglas-fir DEBRA ok remove 0 1053 26 yes Douglas-fir DEBRA ok remove 0 1054 24 yes Douglas-fir ok remove 0 1058 40 yes Douglas-fir DEBRA ok remove 0 1060 38 yes Douglas-fir DEBRA ok remove 0 1062 24 yes Douglas-fir double trunk @ 10' ok remove 0 1063 24 yes Douglas-fir already pruned ok remove 0 1081 38 yes Douglas-fir ok remove 0 1082 26 yes Douglas-fir ok remove 0 1083 38 yes Douglas-fir ok remove 0 1084 44 yes Douglas-fir ok remove 0 1085 40 yes Douglas-fir ok remove 0 1086 38 yes Douglas-fir ok remove 0 1100 40 yes Douglas-fir ok remove 0 1134 16 yes Douglas-fir ok remove 0 1201 17 yes bigleaf maple ok remove 0 1202 24 yes Douglas-fir low DEBRA ok remove 0 1203 20 yes Douglas-fir low DEBRA ok remove 0 1210 16 yes bigleaf maple ivy;low DEBRA ok remove 0 1280 14 yes beech ok remove 0 1329 14 yes pine remove 0 1330 14 yes pine remove 0 1345 14 yes Douglas-fir DEBRA ok remove 0 1418 18 yes Douglas-fir ok remove 0 1419 18 yes Douglas-fir ok remove 0 1429 18 yes black locust fallen trees laying on it ok remove 0 1436 16 yes black locust large broken branch;needs pruning ok remove 0 1440 16 yes black locust ok remove 0 1447 16 yes pine remove 0 1448 16 yes pine remove 0 1449 16 yes pine remove 0 1450 14 yes pine remove 0 1451 14 yes pine remove 0 1452 14 yes pine remove _ 0 Total DBH 851 1 1 1 1 Mitigation Total Retention rate @ 65% 1 no 76 1 1 =50%mitigation I yes 36 1 1851 X.50=425.5=426 Grand Total 1121 1 1 1 1 • 0627 Annand Hill Trees larger than 12 inches DBH Page 1 of 3 10-16-06 Point DBH Mitigation Species Condition Comments Action RPZ,radius ft. 1 24 yes Douglas-fir add to map ok remove 0 • 2 26 yes Douglas-fir add to map ok remove 0 1000 28 no black locust hollow;trunk decay;excessive lean HAZ remove 0 1001 38 no Douglas-fir ok preserve 26 1002 28 no Douglas-fir ok preserve 20 1003 32 no Douglas-fir ok preserve 24 1012 42 no Douglas-fir DEBRA ok preserve 30 1015 24 no Douglas-fir ok preserve 18 1016 38 no Douglas-fir high DEBRA ok preserve 26 1017 28 no Douglas-fir high DEBRA ok preserve 20 1023 26 no Douglas-fir DEBRA ok preserve 19 1024 26 no Douglas-fir high DEBRA ok preserve 19 1025 40 no Douglas-fir double top;DEBRA ok preserve 28 1026 48 no Douglas-fir DEBRA ok preserve 30 1030 44 no Douglas-fir DEBRA ok preserve 30 1038 48 no Douglas-fir DEBRA ok preserve 30 1039 46 no Douglas-fir DEBRA ok preserve 30 1052 36 yes Douglas-fir DEBRA ok remove 0 1053 26 yes Douglas-fir DEBRA ok remove 0 1054 24 yes Douglas-fir ok remove 0 1058 40 yes Douglas-fir DEBRA ok remove 0 1060 38 yes Douglas-fir DEBRA ok remove 0 1061 36 no Douglas-fir DEBRA ok preserve 24 1062 24 yes Douglas-fir double trunk @ 10' ok remove 0 1063 24 yes Douglas-fir already pruned ok remove 0 1066 24 no Douglas-fir ok preserve 18 1076 36 no Douglas-fir suspect root disease;decline HAZ remove 0 1080 28 no Douglas-fir ok preserve 20 1081 38 yes Douglas-fir ok remove 0 1082 26 yes Douglas-fir ok remove 0 1083 38 yes Douglas-fir ok remove 0 1084 44 yes Douglas-fir ok remove 0 1085 40 yes Douglas-fir ok remove 0 1086 38 yes Douglas-fir ok remove 0 1092 48 no Douglas-fir topped;multiple tops HAZ remove 0 1093 30 no Douglas-fir topped;multiple tops HAZ remove 0 1094 22 no Douglas-fir topped;weak top HAZ remove 0 1095 24 no Douglas-fir ok preserve 18 1096 42 no Douglas-fir ok preserve 30 1097 16 no Douglas-fir ok preserve 12 1098 28 no Douglas-fir ok preserve 20 1100 40 yes Douglas-fir ok remove 0 1134 16 yes Douglas-fir ok remove 0 1157 20 no Douglas-fir ok preserve 15 1159 20 no Douglas-fir suppressed ok preserve 15 1161 16 no Douglas-fir red ring rot HAZ remove 0 1162 22 no Douglas-fir hanger;windthrow hazard HAZ remove 0 1166 16 no Douglas-fir windthrow hazard HAZ remove , 0 1170 28 no Douglas-fir ok preserve 20 1171 18 no Douglas-fir ok preserve 14 • 1172 20 no Douglas-fir ok preserve 15 1199 15 no bigleaf maple hollow;no top HAZ remove 0 1201 17 yes bigleaf maple ok remove 0 1202 24 yes Douglas-fir low DEBRA ok remove 0 0627 Annand Hill Trees larger than 12 inches DBH Page 2 of 3 10-16-06 !Point DBH Mitigation Species Condition Comments Action RPZ,radius ft. 1203 20 yes Doug las-fir low DEBRA ok remove 0 • 1204 32 no bigleaf maple ok preserve 24 1210 16 yes bigleaf maple ivy; low DEBRA ok remove 0 1242 18 no Douglas-fir ok preserve 14 1247 20 no Douglas-fir ok preserve 15 1248 18 no Douglas-fir ok preserve 14 1251 18 no Douglas-fir windthrow hazard HAZ remove 0 1276 16 no black locust stem decay HAZ remove 0 1278 14 no apple stem decay HAZ remove 0 1279 14 no apple stem decay HAZ remove 0 1280 14 yes beech ok remove 0 1282 14 no apple stem decay HAZ remove 0 1308 24 no Douglas-fir preserve in grove ok preserve 18 1311 21 no Douglas-fir windthrow hazard HAZ remove 0 1312 14 no Douglas-fir ok preserve 11 1314 16 no Douglas-fir dead top HAZ remove 0 1316 20 no Douglas-fir ok preserve 15 1317 22 no Douglas-fir preserve in grove ok preserve 16 1318 16 no Douglas-fir preserve in grove ok preserve 12 1321 18 no Douglas-fir ok preserve 14 1322 38 no Douglas-fir ok preserve 26 1323 22 no Douglas-fir topped;multiple tops HAZ remove 0 1329 14 yes pine remove 0 1330 14 yes pine remove 0 1345 14 yes Douglas-fir DEBRA ok remove 0 1363 16 no Douglas-fir ok preserve 12 • 1367 14 no Douglas-fir ok preserve 11 1369 14 no Douglas-fir ok preserve 11 1376 16 no Douglas-fir already pruned ok preserve 12 1377 14 no Douglas-fir ok preserve 11 1385 16 no Douglas-fir lost top;visible top rot HAZ remove 0 1391 18 no Douglas-fir ok preserve 14 1396 18 no Douglas-fir ok preserve 14 1402 14 no Douglas-fir ok preserve 11 - 1407 14 no Douglas-fir ok preserve 11 1408 20 no Douglas-fir ok preserve 15 1409 18 no Douglas-fir ok preserve 14 1412 20 no Douglas-fir ok preserve 15 1413 18 no Douglas-fir double trunk @ 5' ok preserve 14 1414 16 no Douglas-fir ok preserve 12 1415 16 no Douglas-fir ok preserve 12 1418 18 yes Douglas-fir ok remove 0 1419 18 yes Douglas-fir ok remove 0 1421 18 no bigleaf maple ivy ok preserve 14 . 1422 20 no Douglas-fir ivy ok preserve 15 1424 16 no Douglas-fir ok preserve 12 1429 18 yes black locust fallen trees laying on it ok remove 0 1430 14 no black locust falling over HAZ remove 0 1431 18 no black locust falling over HAZ _remove 0 1436 16 yes black locust large broken branch;needs pruning ok remove 0 • 1440 16 yes black locust ok remove 0 1442 22 no oak ok preserve 16 1447 16 yes pine remove 0 1448 16 yes pine remove 0 0627 Annand Hill Trees larger than 12 inches DBH Page 3 of 3 10-16-06 Point DBH Mitigation Species Condition Comments Action RPZ,radius ft. 1449 16 yes pine remove 0 • 1450 14 yes pine remove 0 1451 14 yes pine remove 0 1452 14 yes pine remove 0 Retention rate is 65%. Mitigation _Total no 76 yes 36 Grand Total 112 • • 0627 Annand Hill All Trees on Site Page 1 of 4 10117/2006 Point DBH Mitigation? Species C-Rad H/D Condition Comments Action 1 24 yes Douglas-fir 20 viable-add to map ok remove 0 26 yes Douglas-fir 20 viable-add to map ok remove 28 no black locust 0 hollow;trunk decay;excessive lean HAZ remove 1001 38 no Douglas-fir 28 ok preserve 1002 28 no Douglas-fir 24 ok preserve 1003 32 no Douglas-fir 20 ok preserve 1012 42 no Douglas-fir 30 DEBRA ok preserve 1015 24 no Douglas-fir 20 ok preserve 1016 38 no Douglas-fir 26 high DEBRA ok preserve 1017 28 no Douglas-fir 22 high DEBRA ok preserve_ 1023 26 no Douglas-fir 20 DEBRA ok preserve 1024 26 no Douglas-fir 20 high DEBRA ok preserve 1025 40 no Douglas-fir 30 double top;DEBRA ok preserve 1026 48 no Douglas-fir 34 DEBRA ok preserve 1030 44 no Douglas-fir 30 DEBRA ok preserve 1038 48 no Douglas-fir 34 DEBRA ok preserve 1039 46 no Douglas-fir 34 DEBRA ok preserve 1052 36 yes Doug las-fir 28 30% DEBRA ok remove 1053 26 yes Douglas-fir 20 DEBRA ok remove 1054 24 yes Douglas-fir 20 ok remove 1058 40 yes Douglas-fir 30 DEBRA ok remove 1060 38 yes Douglas-fir 28 DEBRA ok remove 1061 36 no Douglas-fir 28 DEBRA ok preserve 1062 24 yes Douglas-fir 20 double trunk @ 10' ok remove 1063 24 yes Doug las-fir 20 already pruned ok remove 1066 24 no Douglas-fir 20 ok preserve 1076 36 no Douglas-fir 0 30% suspect root disease;decline HAZ remove 0 28 no Douglas-fir 20 ok preserve 38 yes Douglas-fir 28 ok remove 1082 26 yes Douglas-fir 20 ok remove 1083 38 yes Douglas-fir 28 ok remove 1084 44 yes Douglas-fir 30 ok remove 1085 40 yes Douglas-fir 30 ok remove 1086 38 yes Douglas-fir 28 ok remove 1092 48 no Douglas-fir 0 topped;multiple tops HAZ remove 1093 30 no Douglas-fir 0 topped;multiple tops HAZ remove 1094 22 no Douglas-fir 0 topped;weak top HAZ remove 1095 24 no Douglas-fir 20 ok preserve 1096 42 no Douglas-fir 30 ok preserve 1097 16 no Douglas-fir 16 ok preserve 1098 28 no Douglas-fir 26 ok preserve 1100 40 yes Douglas-fir 30 ok remove 1134 16 yes Douglas-fir 16 ok remove 1138 12 no cedar remove 1139 10 no cedar remove 1142 10 no juniper preserve 1148 8 no Doug las-fir .preserve 1157 20 no Douglas-fir 18 ok preserve 1158 12 no Douglas-fu 0 25% windthrow hazard HAZ remove 1159 20 no Douglas-fir 18 suppressed ok preserve 1160 8 no bigleaf maple preserve 1161 16 no Douglas-fir 0 red ring rot HAZ preserve 1162 22 no Doug las-fir 0 25% hanger;windthrow hazard HAZ preserve . 10 no Douglas-fir preserve 16 no Douglas-fir 0 15% windthrow hazard HAZ remove .,67 8 no bigleaf maple preserve 1168 12 no bigleaf maple preserve 1169 8 no Douglas-fir _preserve • 0627 Annand Hill All Trees on Site Page 2 of 4 10117/2006 f Point DBH Mitigation? Species C-Rad H/D Condition Comments Action fI 1170 28 no Douglas-fir 20 ok preserve 18 no Douglas-fir 16 30% ok preserve %._ ,_ 20 no Douglas-fir 18 30% ok preserve 1173 8 no bigleaf maple preserve 1199 15 no bigleaf maple 0 hollow;no top HAZ remove 1200 10 no bigleaf maple remove 1201 17 yes bigleaf maple 12 ok remove 1202 24 yes Douglas-fir 20 low DEBRA ok remove 1203 20 yes Douglas-fir 18 low DEBRA ok remove 1204 32 no bigleaf maple 28 ok preserve 1205 8 no bigleaf maple preserve 1206 8 no bigleaf maple preserve 1207 10 no cherry preserve 1209 8 no pine preserve 1210 16 yes bigleaf maple 12 ivy;low DEBRA ok remove 1229 8 no bigleaf maple preserve 1237 12 no spruce remove 1242 18 no Douglas-fir 18 ok preserve 1243 12 no Douglas-fir preserve 1244 12 no Douglas-fir preserve 1245 8 no spruce preserve 1246 10 no cedar preserve 1247 20 no Douglas-fir 18 ok preserve 1248 18 no Douglas-fir 16 ok preserve 1249 12 no Douglas-fir preserve 1250 12 no Douglas-fir preserve 1251 18 no Douglas-fir 0 15% windthrow hazard HAZ remove 8 no Douglas-fir preserve 10 no cherry remove 1254 12 no hawthorn remove 1255 8 no red alder remove 1259 12 no cedar remove 1264 10 no cedar remove 1265 10 no cedar remove 1266 10 no cedar remove 1267 8 no cherry remove 1268 8 no bigleaf maple remove 1269 10 no bigleaf maple preserve 1271 10 no cherry remove 1272 8 no juniper remove 1273 10 no cherry remove 1274 8 no red alder preserve 1275 8 no cherry remove 1276 16 no black locust 0 stem decay HAZ remove 1277 8 no cherry remove 1278 14 no apple 0 stem decay HAZ remove 1279 14 no apple 0 stem decay HAZ remove 1280 14 yes beech 12 ok remove 1281 12 no apple remove 1282 14 no apple 0 stem decay HAZ remove 1283 12 no holly remove 1303 10 no Douglas-fir preserve 1307 12 no Douglas-fir preserve 4 24 no Douglas-fir 20 20% preserve in grove ok preserve 12 no Douglas-fir preserve .310 10 no Douglas-fir preserve 1311 21 no Douglas-fir 0 30% windthrow hazard HAZ remove - 1312 14 no Douglas-fir 14 ok preserve 0627 Annand Hill All Trees on Site Page 3 of 4 10/17/2006 Point DBI Mitigation? Species C-Rad H/D Condition Comments Action 1313 10 no Douglas-fir preserve aii 16 no Douglas-fir 0 dead top HAZ remove — 10 no Douglas-fir preserve 1316 20 no Douglas-fir 18 20% ok preserve 1317 22 no Douglas-fir 18 30% preserve in grove ok preserve 1318 16 no Douglas-fir 16 preserve in grove ok preserve 1318 12 no Douglas-fir preserve 1320 12 no Douglas-fir preserve 1321 18 no Douglas-fir 16 ok preserve 1322 38 no Douglas-fir 28 ok preserve 1323 22 no Douglas-fir 0 topped;multiple tops HAZ remove 1324 12 no bigleaf maple remove 1325 12 no bigleaf maple remove 1326 12 no pine remove 1327 12 no bigleaf maple remove 1328 12 no pine remove 1329 14 yes pine remove 1330 14 yes pine remove 1337 12 no Douglas-fir has been cut down remove 1345 14 yes Douglas-fir 14 DEBRA ok remove 1347 12 no cedar remove 1348 12 no cedar remove 1361 12 no Douglas-fir preserve 1362 12 no Douglas-fir preserve . 1363 16 no Douglas-fir 16 ok preserve 1364 6 no Douglas-fir preserve 1365 8 no Douglas-fir preserve 8 no Douglas-fir preserve • 14 no Douglas-fir 14 ok preserve 1369 14 no Douglas-fir 14 ok preserve 1376 16 no Douglas-fir 16 already pruned ok preserve 1377 14 no Douglas-fir 14 ok preserve 1378 6 no Douglas-fir preserve 1379 10 no Douglas-fir preserve 1380 8 no bigleaf maple preserve 1382 12 no Douglas-fir preserve 1383 10 no Douglas-fir preserve 1385 16 no Douglas-fir 0 lost top;visible top rot HAZ remove 1389 12 no Douglas-fir preserve 1391 18 no Douglas-fir 16 ok preserve 1393 8 no Douglas-fir preserve 1395 12 no bigleaf maple preserve 1396 18 no Douglas-fir 16 ok preserve 1397 10 no Douglas-fir preserve 1398 12 no Douglas-fir preserve 1400 10 no Douglas-fir preserve 1401 12 no bigleaf maple preserve 1402 14 no Douglas-fir 14 ok preserve 1406 8 no bigleaf maple ML preserve 1407 14 no Douglas-fir 14 ok preserve 1408 20 no Douglas-fir 18 ok preserve 1409 18 no Douglas-fir 16 ok preserve 1411 8 no Douglas-fir preserve iiii20 no Douglas-fir 18 ok preserve 18 no Douglas-fir 16 double trunk @ 5' ok preserve .+14 16 no Douglas fir 16 ok preserve 1415 16 no Douglas-fir 16 ok preserve 1416 12 no Douglas-fir _preserve 0627 Annand Hill All Trees on Site Page 4 of 4 10/17/2006 Point DBH Mitigation? Species C-Rad H/D Condition Comments Action 1417 10 no Douglas-fir preserve 18 yes Douglas fir 16 ok remove 18 yes Douglas-fir 16 ok remove 1421 18 no bigleaf maple 12 ivy ok preserve 1422 20 no Douglas-fir 18 ivy ok preserve 1424 16 no Douglas-fir 16 ok preserve 1427 6 no bigleaf maple preserve 1428 12 no cedar remove 1429 18 yes black locust 16 fallen trees laying on it ok remove 1430 14 no black locust 0 falling over HAZ remove 1431 18 no black locust 0 falling over HAZ remove 1432 12 no black locust remove 1433 12 no black locust remove 1434 12 no black locust remove 1435 10 no juniper remove 1436 16 yes black locust 16 large broken branch;needs pruning ok remove 1437 6 no juniper remove 1438 6 no juniper remove 1439 6 no juniper remove 1440 16 yes black locust 12 ok remove 1441 10 no juniper remove 1442 22 no oak 20 ok preserve 1443 6 no bigleaf maple ML preserve 1444 6 no black locust preserve 1445 6 no black locust preserve 1446 12 no bigleaf maple preserve 1447 16 yes pine 0 remove ill 16 yes pine 0 remove 16 I yes pine 0 remove 1450 14 yes pine remove 1451 14 yes pine remove 1452 14 yes pine remove 1453 12 no pine remove 1454 10 no pine remove Species Total C-Rad means crown radius apple 4 DEBRA means dead branches beech 1 HID means height-to-diameter ratio bigleaf mapl 25 DBH means diameter at breast height black locust 12 cedar 10 cherry 7 Douglas-fir 122 hawthorn 1 holly 1 juniper 7 oak 1 pine 13 red alder 2 _ spruce 2 Grand Total 208 • State of Oregon Department of Forestry / Department of Revenue Notification number: 2005-531-20436 [53117463] • Attached is the processed information from the Notification of Operation and/or Application for Permits. Please review this information and retain for future reference. X] - Notice is given to the State Forester that an operation will be conducted on the lands described herein (ORS 527.670). X] - A permit to operate power driven machinery is issued for the lands described herein (ORS 477.625) X] - A notice is given to the State Forester and the Department of Revenue of the intent to harvest timber (ORS 321.550). ,B, Forest Practices regulated by City of Tigard. Contact Matt Stein a(503) 639-4171 ext 2589 . WHERE TIMBER HARVESTING IS PART OF THE PROPOSED OPERATION: District: Forest Grove Office: Forest Grove A. NOTICE TO TIMBER OWNER: Party owning the harvested timber at the point it is first measured is shown in the section marked TIMBER County: Washington OWNER and is responsible for payment of Oregon timber taxes. WOSTOT: B. NOTICE TO LAND OWNER: Party shown in the section marked LAND OWNER Received by ODF on March 9, 2005 at 1535 is responsible for reforestation of the site if so required. *15 DAY WAITING PERIOD REQUIRED* II. WRITTEN PLANS: [ ] - A WRITTEN PLAN may be required before certain activities can commence on the Operation. ********* N O T I C E ******** 11,ITTEN PLAN may be required for the situations indicated by an The State Forester has determined that the following below. A WRITTEN PLAN must be submitted or a WRITTEN WAIVER must be items requiring your attention are located within or obtained from the State Forester before any portion of the operation adjacent to your operation area: may commence. [X] - Concerns [ ] - Resources [ ] - Water [ ] - Within 100 feet of a large lake or Type F or Type D stream. (OAR 629-605-170(1) (a)] See Unit Information on subsequent pages for details. [ ] - Within 300 feet of a wildlife resource site listed in the Operator: 1984 ODF/ODFW Cooperative Agreement. (OAR 629-605-170(1) (b)] John D Annand II [ ] - Within 300 feet of any resource identified in the Divisions 8260 SW Hunziker Street 645 or 665 of the administrative rules. (OAR 629-605-170(1) (c)] Tigard, OR 97223 Phone: ( 503 ) 620-8668 [ ] - Within 300 feet of a state or federally listed threatened . or endangered wildlife resource site. (OAR 629-605-170(1) (d)] Land owner: . John Annand II , Susan Keller Please contact the Oregon Department of Forestry forester named on the & Mary Jane Vinella Unit Information sheet for further information on requirements that may 8260 SW Hunziker Street be necessary to meet before any activity/operation begins. Tigard, OR 97223 Phone: ( 503 ) 620-8668 Signed by John D. Annand II - representing the Operator. Timber owner: John Annand II , Susan Keller & Mary Jane Vinella •John Annand II , Susan Keller 8260 SW Hunziker Street & Mary. Jane Vinella Tigard, OR 97223 8260 SW Hunziker Street Phone: ( 503 ) 620-8668 Tigard, OR 97223 Marvin D. Brown (Land owner) State Forester District Forester lirr .partment of Forestry Notification: 05-20436 [53117463] Alb 1 Status: Active 1111llardship.Forester: Thomas Whittington Phone number: (503) 359-7437 Start date: 4/01/2005 End date: 12/31/2005 Site conditions: No Protected Waters within 100 ft FP = N Slope of 0% to 35% No mass soil movement FPA = N Acres: 3 .9 2 Feet: Estimated harvest: 60 MBF Activity: Clear cut Methods: Cable/Ground N E N W S W S E n n s s n n s s n n s s n n s s Hary Reg Sc T w p Rge Government lot e w w e e w w e e w w e e w w e . tax use 10 ,02S 01W X WV1 Special Concerns Code Description Comment UGB Within Urban Growth Boundary • • Settlement Scale/Load Ticket Summary Hampton Tree Farms P.O. BOX 2315 SALEM OR 97308-2315 Tel. 365-8400 •nani . • Period : 4/16/05 - 4/30/05 8260 SW Hunziker St. Tel. 503/620-8668 Tigard OR 97223 As Delivered Contract Unit Brand == Certificate =__= Scale Scaled Scrb. Footage (BF) Delivery Point Bureau Date No. Tkt No. Date Load Tkt No. Gross Net Adj.Grs . Weight ANNAND. J ANNAND. J 032550 Willamina Log Yard COLRVR 4/18/05 504-23392 13702709 4/18/05 9005 3.180 3.120 COLRVR 4/19/05 504-23623 75730355 4/19/05 9013' 3.650 3.500 20 16702239 4/19/05 9015 3.980 3.800 Total Delivered to WLC 3 Loads Vol. 10.810 1 10.4 7-‘ 20 • • • PPIPPPManagementSystem 18:35:29 PAGE: 2 yerhaeuser Company parka 04/18/2005 *** Final *** Purchased Logs Payment Week 16 nd II (cont) I Payment Detail IAgreement (WPA42 01) Pricing Calculation tting : WPA4201 Annand II, John (A1Rafter] Prices Effective 04/14/2005 thru 05/20/2005 st : Bauman Sawmill Loads paid per Net M from Longlog (Westside) Ticket Logs Load ID Date Scale Tkt # Other ID Net BF II Load ID Date Scale Tkt # Other ID Net BF WI 6950810 04/15/05 WA 6950810 9001 4,990 Load Count 1 Total 4,990 Log Dia Len Product Sort Species Grade Min Max Min Max Net BF Rate Amount • Scaled All DF 2MB 18+ 36 40 4,990 685.00 / NM 3,418.15 4,990 2) 3,418.15 S Sub-Total for deliveries to Bauman Sawmill 3!� 3,418.15 • _tt-p: WPA4201 Annand II, John (A1Rafter] Prices Effective 04/14/2005 thru 05/20/2005 : Dallas Sawmill Loads paid per Net M from Longlog (Westside) Ticket Logs Load ID Date Scale Tkt # Other ID Net BF Load ID Date Scale Tkt # Other ID Net BF WI 6871586 04/15/05 WA 6871586 9002 4,520 WI 6871602 04/15/05 WA 6871602 9003 3,280 WI 6871605 04/15/05 WA 6871605 9004 4,620 Load Count 3 Total 12,420 Log Dia Len Product Sort Species Grade Min Max Min Max Net BF Rate Amount Scaled All DF 2MB 12+ 20 30 920 625.00 / NM 575.00 Scaled All DF 2MB 12+ 32 34 1,580 665.00 / NM 1,050.70 Scaled All DF 2MB 12+ 36 40 9,110 685.00 / NM 6,240.35 Scaled All DF 3SM 8 11 20 30 110 625.00 / NM 68.75 Scaled All DF 3SM 8 11 32 34 120 665.00 / NM 79.80 Scaled All DF 3SM 8 11 36 40 500 685.00 / NM 342.50 Scaled All DF 4SM 8 11 12 18 80 575.00 / NM 46.00 12,420 8,403.10 Sub-Total for deliveries to Dallas Sawmill M3k 8,403.10 Total Value of Agreement 11,821.25 4111 • Management System 18:52:52 PAGE: 2 ,haeuser Company parka 04/25/2005 *** Final *** i Purchased Logs Payment Week 17 .nnandII (cont) Payment Detail IAgreement (WPA42 01) Pricing Calculation vetting : WPA4201 Annand II, John [A1Rafter] Prices Effective 04/14/2005 thru 05/20/2005 )est : Bauman Sawmill Loads paid per Net M from Longlog (Westside) Ticket Logs Load ID Date Scale Tkt # Other ID Net BF Load ID Date Scale Tkt # Other ID Net BF WI 6950838 04/18/05 WA.6950838 9006 4,980 WI 6950839 04/18/05 WA,6950839. 9007 5,510 WI 6950850 04/18/05 WA 6950850 9009 5,150 WI 6950867 04/19/05 WA 6950867 9014 4,910 Load Count 4 Total 20,550 Log Dia Len Product Sort Species Grade Min Max Min Max Net BF . Rate Amount Scaled All DF 2MB 18+ 36 40 15,960 685.00 / NM 10,932.60 Scaled All DF 3SM 12+ 32 34 960 150.00 / NM 144.00 Scaled All DF SC 2,700 0.00 / NM 0.00 Scaled All DF UC 540 0.00 / NM 0.00 Scaled All DF PC 390 0.00 / NM 0.00 20,550 11,076.60 Z1 410 Sub-Total for deliveries to Bauman Sawmill �t3 11,076.60 Setting : WPA4201 Annand II, John [A1Rafter] Prices Effective 04/14/2005 thru 05/20/2005 Dest : Dallas Sawmill Loads paid per Net M from Longlog (Westside) Ticket Logs Load ID Date Scale Tkt # Other ID Net BF Load ID Date Scale Tkt # Other ID Net BF WI 6871636 04/18/05 WA 6871636 9008 4,130 WI 6871653 04/18/05 WA 6871653 9010 4,420 WI 6871656 04/18/05 WA 6871656 9011 4,060 WI 6871675 04/19/05 WA 6871675 9012 4,030 Load Count 4 Total 16,640 Log Dia Len Product Sort Species Grade Min Max Min Max Net BF Rate Amount Scaled All DF 2MB 12+ 12 18 590 575.00 / NM 339.25 Scaled All DF 2MB 12+ 20 30 290 625.00 / NM 181.25 Scaled All DF 2MB 12+ 32 34 350 665.00 / NM 232.75 Scaled All DF 2MB 12+ 36 40 14,080 685.00 / NM 9,644.80 Scaled All DF 3SM 8 11 20 30 90 625.00 / NM 56.25 Scaled All DF 3SM 8 11 36 40 620 685.00 / NM 424.70 Scaled All DF 3SM 12+ 20 30 170 100.00 / NM 17.00 Scaled All DF UC 140 0.00 / NM 0.00 Scaled All DF PC 260 0.00 / NM 0.00 Scaled All DF Cull 0 0.00 / NM 0.00 Scaled All DF Short 8 11 50 0.00 / NM 0.00 • 16,640 10,896.00 I M Sub-Total for deliveries to Dallas Sawmill 10,896.00 08/11/2006 10:43 5036437905 SFA: PAGE 02 • WASHINGTON COUNTY LAND USE AND TRANSPORTATION SURVEYOR'S OFFICE • SUBDMSION PLAT NAMING I request that the Washington County Surveyor's Office reserve the following subdivision name: PROPOSED NAME OF SUBDIVISION: Armand Hill MAP AND TAX LOT NUMBER:' 281 IOAC Lot:200;and 2S1 10AD Lot 8800 CITY JURISDICTION (Which City?) OR City of Tigard COUNTY JURISDICTION: SURVEYOR'S NAME: Darin Harr • COMPANY NAME: Q&L Surveying • OWNER'S NAME: Armand Properties IV-PLLC;Susan �' Keller Trust;and Mary Jane Vinella I understand that if the name is not used within five years, it will be automatically canceled. Name of person reserving name: Ben Altman (for Annand Family) Company name: S 9 Deakin Group Address: 0020 SW yyashinaton So. Rd., Suite 30 Telephone number.503 641-8311 Fax number: 503 643-7905 E-Mail: baitmanfsfadccom Signature: Date: Name approved Washington County Surveyor's Office 155 North First Avenue,Suite 350-15 Hillsboro, OR 97123 Fax:(503)8462909 UtES7RICrELASURvIMDMwDMWIBPAC UHNAM6.DOGU047-041dk 7 • id WUEIS:0i 9002 ii '6rti 606Z9t'8£0S: 'ON Xtu UoFiaruns fi;unco 6uI4sef: Wald PACIFIC NORTHWEST TITLE TRI-COUNTY A - 9020 SW Washington Sq.Rd.Suite 220 Tigard,OR 97223 Pacific Northwest Title Title:-(503)671-0505 Fax: (503)671-0515 of Oregon,Inc May 30, 2000 John D.Annand II,Architect 8260 SW Hunziker Rd Tigard, OR 97223 Re: Title No. 00184443 Property Address: 14600 SW Pacific Highway Tigard, OR 97224 We enclose for your review the Lot Book Report that has been completed for the above referenced transaction. Please review this report carefully. If you have any questions please contact the title officer as noted on the report. Thank you for your order.'We are looking forward to working with you on this transaction. • Sincerely, PACIFIC NORTHWEST TITLE OF OREGON, INC. LAK/Ibv end. • PACIFIC NORTHWEST TITLE TRI-COUNTY 9020 SW Washington Sq.Rd. Suite 220 " Tgard,OR 97223 Title: (503)671-0505 Fax: (503)671-0515 PACIFIC NORTHWEST TITLE of Oregon,Inc. LOT BOOK SERVICE May 30,2000 Order Number: 00184443-W Premium: $400.00 Property Address: 14600 SW Pacific Highway Tigard,OR 97224 John D.Annand II,Architect 8260 SW Hunziker Rd Tigard, OR 97223 Telephone: 620-8668 • Reference: Annand property at 14600 SW Pacific Hwy We have searched our Tract Indices as to the following described property: See Exhibit A Attached hereto and made a part hereof and as of May 24, 2000 at 5:00 p.m.we find that the last Deed of Record runs to: For Parcel I, last deed of record runs to: CATHERINE T.ANNAND and JOHN D.ANNAND II jointly and as Co-Trustees under that certain Revocable Trust Agreement executed March 1, 1975; However, Parcel I is vested as follows: SUSAN A. KELLER;MARY JANE ANNAND;JOHN D.ANNAND II;JOHN D.ANNAND and JOHN D.ANNAND II jointly and as Co-Trustees under that certain Revocable Trust Agreement executed March 1, 1975;CATHERINE T.ANNAND and JOHN D.ANNAND II jointly and as Co-Trustees under that certain Revocable Trust Agreement executed March 1, 1975;each as to an undivided 1/5 interest For Parcel II,last deed of record runs to: CATHERINE T.ANNAND and JOHN D.ANNAND II jointly and as Co-Trustees under that certain Revocable Trust Agreement executed March 1, 1975; However, Parcel II is vested as follows: SUSAN A. KELLER; MARY JANE ANNAND;JOHN D.ANNAND II;JOHN D.ANNAND and JOHN D.ANNAND II jointly and as Co-Trustees under that certain Revocable Trust Agreement executed March 1, 1975;CATHERINE T.ANNAND and JOHN D.ANNAND II • jointly and as Co-Trustees under that certain Revocable Trust Agreement executed March 1, 1975;each as to an undivided 1/5 interest For Parcel III, last deed of record runs to: CATHERINE T.ANNAND and JOHN D.ANNAND II,Trustees U.T.A.dated March 12, 1975 as amended PAGE 1 of Lot Book Service Order No.00184443-W • LOT BOOK SERVICE (CONTINUED) We also find the following unpaid taxes and city liens, encumbrances,judgments, and state and federal tax liens within ten years prior to effective date thereof: 1. City liens, if any,of the City.of Tigard. We have not requested a search. 2. Rights of the public in and to any portion of the herein described premises lying within the boundaries of streets,roads or highways. 3.. Agreement, including the terms and provisions thereof,as revealed by a Memorandum thereof: Between : The city of Tigard .. And John D.Annand Jr.,et al Recorded • January 6, 1970 Book : . 768 Page : 55 (Affects Parcels I and II) 4. Easement as reserved in Bargain and Sale Deed: . For Access to and from SW pacific Highway Recorded • August 28, 1974 . - Book • 990 Page • 414 . . Affects • The Westerly 80 feet of Parcel II as measured from the Easterly line of SW Pacific Highway as established on August 28, 1974 • 5.. Proof should be furnished of the death of John D.Annand. 6. Unrecorded Trust Agreement, including the terms and provisions thereof. NOTE: We find that there May be a private sewer line serving the property herein described as disclosed by the Deed to Joseph M.VanLom and Linda E.VanLom recorded August 29, 1978 as Fee No.78038656,wherein the VanLoms were granted the right to connect to the sewer which appears to lie within the VanLom property. No easement for said sewer was reserved to serve the property herein described. NOTE: Taxes paid in full for 1999-2000: Levied Amount : $604.17 Account No. : 2S110AD-08800 Levy Code : 023.74 Key No. : R491131 (Affects Parcel I) NOTE: Taxes paid in full for 1999-2000: Levied Amount : $701.85 Account No. : 2S 110AC-00300 Levy Code : 023.74 Key No. • R489750 (Affects Parcel II) NOTE: Taxes paid in full for 1999-2000: Levied Amount : $4,330.88 • Account No.. 2S110AD-00200 Levy Code 023.74 Key No. R489732 (Affects Parcel III) PAGE 2 of Lot Book Service Order No.00184443-W • LOT BOOK SERVICE (CONTINUED). THis is NOT A TITLE REPORT, since no examination has been made of the title to the above described property. Our search for apparent encumbrances was limited to our Tract Indices, and therefor, above listings do not include additional matters which might have been disclosed by an examination of the record title. We assume no liability in connection with this Lot Book Service and will not be responsible for errors or. omissions therein. The charge for this service will not include supplemental reports, rechecks:or other services. PACIFIC NORTHWEST TITLE OF OREGON, INC. . By l' i eNIitS (:`Ma A L - Linda A. Kenyon IL. Senior Title Officer LAK:lbv • • • PAGE 3 of Lot Book Service Order No.00184443-W • Order No. 00184443-W Exhibit A PARCEL I: • . Part of the Donation Land Claim of Wilson M. Tigard and Mary Ann Tigard, his wife, in the Northeast one-quarter of Section 10, Township 2 South, Range 1 West, of the Willamette Meridian, in the City of Tigard, County of Washington and State of Oregon, bounded as follows: COMMENCING on the South line of the Northeast quarter of Section 10, Township 2 South, Range 1 West, of the Willamette Meridian, at a point 5 chains West of the quarter section on the East line of said Section 10; running thence West 10 chains along the South line of said Northeast quarter of Section 10; thence North 20 chains on a line parallel.with the East line of said Section 10; thence East 10 chains on a line parallel with said South line of said Northeast quarter of Section 10; thence South 20 chains on.a line parallel with said East line of said Section 10,to the place of beginning. EXCEPTING THEREFROM the following tracts of land: That parcel conveyed to Kenneth R. Bunn by Deed recorded July 7, 1972 in Book 876, Page 303; that parcel conveyed to Kenneth R. Bunn by Deed recorded December 11, 1972 in Book 900, Page 927; that parcel conveyed to Violet N. Kirschner by Deed recorded August 28, 1974 in Book 990, Page 477; that • parcel conveyed to Hoffman Hilltop Estates, a partnership, by Deed recorded April 19, 1977 in Book 1159, Page 279; that parcel conveyed to Hoffman Hilltop Estates, a partnership by Deed recorded April - • 19, 1977 in Book 1159, Page 282; that parcel conveyed to Joseph M. VanLom and Linda E. VanLom by' Deed recorded August 29, 1978 as Fee No. 78038656; that parcel conveyed to The city of Tigard, Oregon by Dedication Deed recorded August 22, 1979 as Fee No. 79034034; all in the Records of Washington County. PARCEL II: A portion of the Northeast one-quarter of Section 10, Township 2 South, Range 1 West, of the Willamette Meridian, in the City of Tigard, County of Washington and State of Oregon, described as follows: The Northerly 50 feet of that certain parcel of land conveyed to Violet N. Kirschner, recorded in Book 141, Page 351;The South line of said 50 feet is to be parallel to the North line of said Kirschner tract. EXCEPT any portion thereof lying within roads or highways. • PARCEL III: _ All that tract of land in the City of Tigard, County of Washington and State of Oregon, more particularly described as follows,to-wit: • COMMENCING at the one-quarter, section corner on the East boundary of Section 10, Township 2 South, Range 1 West, of the Willamette Meridian, in the County of Washington and State of Oregon; thence North along the East boundary Of Section 10, 1321.2 feet to a stone comer, thence on a direct line towards the Northeast'corner of the German Evangelical Church lot South 89°54'-West 990 feet to an iron pipe set for the True Point of Beginning of the tract to be conveyed; thence South on a line parallel with the.East boundary of said Section 10,352.62 feet;thence on a line parallel with an East and West line running through the center of Section 10, South 89°36' West 751.28 feet to the center of the county road; thence along the center.of road.North=25°17' East, 235.25 feet to the So uthwest corner of said Church lot;thence North 89°21' East 441.54 feet to the Southeast corner of said Church lot; thence North 22°02' East 151.2 feet to the Northeast corner of said Church lot; thence North 89°54' East 152.56 feet to the iron pipe at the True Point of Beginning. EXCEPT those portions thereof conveyed to the State of Oregon by Deeds recorded June 9, 1932 in Book 149, at Page 381 and March 7, 1952 in Book 330,at Page 71, Records of Washington County. . • • • . • • • • IT00 \ / X / c, cqAA-- 7 O • /N.r k "Y� . \/ 6]p('�r - 44Z9 e 4t'r 7� ■ • `ti ,,Q}- s.w. 4• 6 A \.r . 112 q�, / \ w� • .N - ��'9 alf \ �� r r - _Se"' �•1 �1■y•SV4A1 : .oe •' • ; "111•►1.‘11111s11V11111r111111111 \• b' UST SO CuAnis V 100 0 8805 69 AC i ,7: 33 Ac 8700 (� TIGARD EVANGEL/CAL _ _ 4.43 �_r CHURCH less or u-arse) / - s0 v�NV� HI Y/L 0 ,*: 4)6-9> v�g`z. :0, w d Of0 l° -c00.6'e • w/ 297 AC _ e` 43.3,8800 ■ Twit.. / 60 AC = P. eJ • s es•se r l AY Ce\I. °o "MUG. 83 AC I lox CC\ ( E•S7 230.22 = 400 .0 �� 420 AC co p — 8801 s 8902 4.60 Ac. A 36 Ac • (CS. 12250) o 5-74 s � 1 ceo.OEEO 958/477 3O9 SOUS \ ____. . . . \ Ire u.. 59 . Sec. od TL's 2-00 III mkP i■ S I14 /o RC f-go BBoo NORTFTWEST TITLE of Oregon, Inc. This map is furnished as a convenience by: Pacific Northwest Title of Oregon, Inc. This map is not a survey and does not show the location of any-improvements. The company assumes no liability for errors therein ` / 6 .. ii yo. tit A!✓ r /\ 6A • aE�� {O,Y \ r t 4 I" \ . , . - .01 0 1 • $ . 3 •3 M.w b' U3T .0 CI••u, I 0� 6805 • .69 00 AC - ti 4 JJ ac 8700 77C4R0( 4MQ..EtJC4L it _ - . UfURCH LAS 0, - u-. ,2t 4'�k aCO7 i.,= o ,,°ayr. , t a1� CI I ,:OJ. R aQ L97...1C y/ r:(I.C•\ : E300 .. - .60.4c a d 'r 73120 i �6Yt. ) ce1 0= u c -■.1111 .,n 22o.rz 1 -c 400 4210::G G) - to O — aao( 8902 4.60 ac. ' 36k • (CS. 12230) - ° _ 1 1 T . ` - OED.°EEO 938/477 i t Igo X∎ roc ]Olt! - _._-_ \ - - SCLi;o4 Ti. c zoo 111Prr tea. S f i4 to Ac +-A1) 8 80 .-, •-/ -n4_7y pew .A° -°"1P,_ , A AS of Oregon, Inc. This map is furnished as a convenience by: Pacific Northwest Tide of Oregon, Inc. 'Ibis map is not a survey and does not Shaw the location of any improvements. • The company 2SSUIDCS no liability for errors therein. i i "r 1.- c , — ' 'i-*- i- 4: .,1 p 'T i T P--E 6-4.i.-% 1,.1 2_ G Fes;I . IPlat Map . -1-,.,,-r-I. / EXHIBIT A 411 Commencing at the 1/4 section corner on the East boundary of . Section 10, in Township 2 South Range 1 West of the Willamette Meridian Oregon; thence North along the east boundary of Section 10, 1321 .2 feet to a stone corner; thence on a direct line towards the northeast corner of the German Evangelical Church lot south 89 degrees 54 ' West 990 ft. to an iron pipe set for the beginning point of the tract to be described; thence south on a line parallel with the East boundary of said section 10, 352.62 feet; thence on a line parallel with an east and west line running through the center of Section 10 south 89 degrees 36' a" st': 751 .28 feet to the center of the county road; thence along the center of the road North 25 degrees 17 ' east 235.25 feet to the southwest corner of said church lot; thence north 89 degrees 21 ' east 441.54 feet to the southeast corner of said church lot; thence north 22 degrees 02' east 151.2 feet to the northeast corner of said Church lot; thence north 89 degrees 54' east 152.56 feet_ to the iron pipe at the beginning corner of the tract; containing 4 acres; Save and excepting therefrom that certain right of way sold to the State of Oregon, described as follows : A parcel of land in the NE 1/4 of Section 10 T 2 S R 1 W W M Washington County, Oregon, said parcel being a portion of the property conveyed to Anna M. Disbrow as recorded in Book 122 at page 15, deed records of Washington County, Oregon, said parcel being a strip of land 90 feet in width lying 40 feet on the westerly side and 50 feet on the easterly side of the center line of the West Side Pacific Highway as relocated over and across said property; the said parcel of land being more particularly described as follows: Beginning at a point on the north line of said Anna M. Disbrow property, said point being at the intersection of said North line with the easterly line of the said 90 foot strip of land, said point being 50.0 feet distant easterly from (and measured at right angles to) the relocated center line of the West Side Pacific Highway at Engineer's Station 162-79.1; thence S 33 degrees 57 ' West parallel to the said center line a distance of 257 .44 feet to a point on the south line of said grantor's property; thence N 89 degrees 50 ' W along grantor' s south property line a distance of 108.28 feet to a point which is 40.0 feet distant westerly from (and measured at right angles to) the said relocated center line; thence N 33. degrees 57 ' E parallel to the said center line a distance of 256.67 feet to a point on said grantor's north property line; thence N 89 degrees 50 ' E along the said north property line a distance of 108.71 feet to the point of beginning. Also excepting a 10 foot right of way off the north side of the tract first above described. 111 • -,.. • . . , . 0 . 0 . . . . .•4114:, 10481.42 '.. Servv.... 4,10,,,,the./ C.4w4. /.4.0 ....."■‘: FN =CI il'? iii..rit, ' oyostre•0 41.14• . ...,.r. J70' +Jaws ................ i , --- . N . '4 ofenrs . . . . • '400 44'" /0 Arvs , . , • , I de/kiwi ■". •11- e I/ $ 4/ •Oi r',4• t• / , $ • ,,oi / v• :./ 7,:.•., -* .70.00 Ilivri • c') :•.■• /ct o.e,sfer,r., . : • 1 t L. • -7./7 Mews 'rt / ,,.• . • stv:,7- .,... . . . . suitylv Is • * /vg --/ ..52-c/0, 7:2 J:■5/11!if ht. 1:1 t v 1; if.. VION....114.fr 77e,ww, away. 18C81VDD i k •.1 &at,/9//. QM Tone,. NOV171969 1:I MUM,04100N ' I r , e" I;I • `&,' ., 5.81:"...-''' : . . • CI 6...■tcl f.....1e4.•.`--• ..1‘.::%\\' .......\ . ..... • • ,,,,..,tk...•-+It'e v•—••■ ••••••••••■ • • • Iii..■•■•■••••■■•■•••••■• •■ .7 , 1 : ! ■ i • • . .-r te,.:._„_.e -;.,.d mu-,,. a s, ,•Vim" o. I JIM.!Ll.. Li P.. I N. 1�'y M E° 1511 3 ate_ -311"/"',./i �? ,at ,. ,-� ss- r -n om .. – r ..ii r 3_�'=..°®d.''" °� 1 3 /er Neeawa 21 •? ;a 3 3 i Y� o 1-7--1,1_,L11 ',- t a—� V-- T r �P 4-,...i..�'ir_P pt LL R • ANNAND HILL g A 40-LOT SUBDIVISION OF TAX MAPS 2S1 10AC AND 2S1 10AD, TAX LOTS 200 AND 8800 ryr'` `AAA i; Iii I.1 8 j� A 1 'I, ffi °' °y4, °Sid$ f-r:. ;-I a. .-.jam:t 13- I APPLICANT/OWNER: — — —— f/'' .'. '' "� .. . i , e , 1 `•!, a , dl '�/�'P �.}l��t/_1F L°�'AI � i LL!—�i �s -,-----„1...--,1..---._3 / 67.09' 91.26' ,,! P r.0`" * � c, '_ W J F- S `a•rr.b. s g ANNAND PROPERTIES IV-PLCC, / / -4 i ----- /v+ 's"' `-.':1 1 I 'r ` i , . SUSAN KELLER TRUST AND MARY JANE VINELLA / / o _ / of 3 0l 8260 SW HUNZINKER ST SUITE 150 GRAPHIC SCALE 4 4,829 SF 21 VICINITY MAP TIGARD,OR 97223 , / A. 5,377 SF ■1la11Imm N.T.S. PHONE(503)620-8668 / • —- — — CONTACT:JOHN ANNAND / 1 IN 1RrT) / / 1 Inch-30 IL _ _ 78.91' _ _ QI ' C 2 01 I- I I- N C 3,510 SF ° J / /'' 5 LI U 0 • – J15'UTILITY EASEMENT ' J PLANNING/ENGINEERING/SURVEYING: w 2,918 SF . n • 76.00" / 5'SIDEWALK ■ h l' — — – 1 SFA DESIGN GROUP,LLC – EASEMENT _ N� zs 1I I 9020 WASHINGTON SQUARE RD, SUITE 350 / / ,, – 2r' 0 1 <CC PORTLAND,OR 97223 / ,N 6 ■ I 'i 3,398 SF p ? Z / ACCESS EASEMENT 3,379 SF \ »� M- Z PHONE(503)641-8311/FAX(503)643-7905 / TO CEMETARY Z, \` 60-•61- I 8s6• '/ J Z CONTACTS: MATTHEW SPRAGUE E�' -- 91.37 -34.00' 34.00 34.00 34.00' 19.42 26.82 – – – – �' tit■■V i0.79' s�' / W BRENT FITCH / ' OPEN SPACE / I I I OPEN SPACE 1■■■■■■■■■■)♦t�„ • , A. I TRACT 'E' �` f JOHN WADE / ' W O/6,941 FSF ILTIY o1 I I I I 8,246 SF 4‘, &, - ,• �1� ••" /':'/ ///---15'PEDESTRIAN °I 11 1U 9 I 8 7 IN ��.y 154 /?1 - ' -.4-UTILITY EASEMENT 4.695 SF 13,973 SF 13.958 SF 3.508 SF 0 3,665 SF I- _/ '-'.lI ��`��4�J�/Q 7 horo ` 3.210 SF � ■SI■ IUNit f ♦• �♦ 36' 17.61 �� y'i ( � , / os. !�c I I , ■■s obi■■■i! a 4� / I 1 �� 70.00 s I1 1 i 1 mIn 3,504 SF H��/� � ` � 5'SIDEWALK EASEMENT 1 9y// � , ♦�T}�ACT 'F• �I -- — 111 of 3,233 SF ♦ ♦� EN r F— e000'i3 I, a°' gs/O• 1• `~ -/�■�3uMNIIE:ST■■I1■ELIIWO— 07 �'�i �1�Qt /1- r.: yGN 2.856 SF - t� • r e6.13' _ off w�� �♦ / 5'SIDEWALK EASEMENT • / ■.�� 5.66' ,a�E9� -. ► .f4'- - oo W ii i / _ TRACT 'g 1 ,, 2,788 SF o 3,830 SF .�/ / 30 z6 - �:' I: 25 "� 30 o 19,829 SF raw' II Q Q/ 4� / \ +�� OPEN SPACE m 3,335 SF ;' 2,870 SF -- - - � .� s / •••`? rn-TR856 SF D. - - - - I 2 tr5 - - - 11 I I �4�1 _,A■■■EMEI If■■■i�■E51C71■II■ESlZ■■11■3rr� 2.856 SF m� ea.00' � 6 _ ea.00' 0 38 o I 4. •..i • J ; • 5'SIDEWALK 0 4" )� 15 / r I I I > J8g" I c ■ EASEMENT o n 2,788 $F (I p / 3,489 SF 1 1� QQ ° 1 1 ?0 29.91' I 'iii k 31 60.00' � a L^ 6.i 2� ,11 n 2,856 SF 1 a - - n— —- - - —71 (� 3.258 SF ?J� M I ■ 2,856 SF I 3 > G/ y / _I. __ as.71 al- 1 G6' _ ea.00' -- ■ 6a.00' - g oll uj m .. / ;� __ • 82.48' __ I — 37 o ir 1101' I, I- I I j 2 32 n 2,788 SF n / •E' - 16 F. i N 27 2 �a -- -tz,ml� ■ il= le, IU o I I e A-1 C 2,856 SF °' °u �`�''d �^.rl to to n, m,° I n 2,856 SF n 80.00' _ II Z / 3,016 SF `�T 2p• ay 2,820 SF 21 22 23 Im c u ■ I = EASEMENT I II I I 12. I Q 3.954 SF SF 3,943 SF'° "5'6: Be.00' ■ 11 39_ ea•oo' _ _ c 36, ------...1•01 I 5 / �� __ •es.00' __ z. _ _ e3.o0 __ 24 25 - - '[\ ♦♦ OPEN SPACE I C G Olio! 13.954 I 1 2,979 SF 1 3.283 SF 70-06 ■_ __, m n 2,788 SF 1^I W /: / TRACT 'H' I II I 1 : ■IEIRIErm 33 $ I / ♦4 ,�'/ 7.732 SF :t1 17 IhI]C.� 18 SF 01 I I 1 In 3,670 SF 3.548 SF 1 __ 80.00' - - / o_ 3.868 SF H - - -- m -- - Iryry I oll ♦• _ 106.90'_ _J __ 103.00'__ _9Lo __ I 34.00'_I 34.00' J 34.00' 34.00' J_34.00' L_ 97.01' 83.04' � I-- 36 o II • / — — 15'uriurr r+15.9r— 3.136 SF ; I o 10'ROW DEDICATION EASEMENT � 9369, / 1 52 2 / 1 34 I I n / 3,790 SF yl 93.77' I 2 ROW DEDICATION o 0 o z SHEET INDEX BENCHMARK: SITE INFORMATION: I .; �I gIi 13,11 •1 PRELIMINARY PLAT NUMBER: 489 SITE ADDRESS: 14600 SW PACIFIC HWY I .. m m m 0 2 EXISTING CONDITIONS DATUM: WASHINGTON COUNTY TAX MAPS: T2S R1E SEC IOAC I e c. 0 3 PRELIMINARY TREE PRESERVATION/ DESCRIPTION: 3"BRASS DISK SET IN THE SOUTHWEST SIDE OF THE T2S R1E SEC LOAD o o • SECOND STEP OF THE TIGARD GRANGE HALL TAX LOTS: 200 1,,� GRADING/EROSION CONTROL PLAN NORTHWEST ENTRANCE; 1 MILE SOUTHWEST OF TIGARD. 8800 i I 4 PRELIMINARY STREET/UTILITY PLAN ELEVATION: 269.31' AREA: 4.53 ACRES H 5 TREE PRESERVATION PLAN ZONING: R-12 • 6 AERIAL PHOTO/CIRCULATION PLAN •VERTICAL INFORMATION GATHERED IS A COMBINATION OF DATA COLLECTED PROPOSED#OF LOTS: 40 I I PRDCCT AMMCI&L BY G&L LAND SURVEYING AND KURAHASHI AND ASSOCIATES,INC. 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IE 294.30'g•OUT NWLY --' /'/ / '/ I o / 2STT0AC00400 56.08' 6.,,�� /�'�// ,/ ;'`` 1►4 MAi3E /' a s / LEGEND: "EXISTING TIMBERLINE APARTMENTS" (a,-, iV=9'36{1'0"E/'95_71' -.4.6-j- z - CATCH BASIN/DITCH INLET • - CONIFEROUS TREE •--: t' • • STORM MANHOLE �A18/: • SANITARY MANHOLE - DECIDUOUS TREE I" r 25110AD08802 ;;.:.-. o - WATER VALVE - - FIRE HYDRANT - EXISTING CONCRETE o• ® - WATER METER UTILITY STATEMENT: I iZ - ;•^�;r__.<-_ - THE UNDERGROUND UTIUTIES SHOWN HAVE BEEN LOCATED FROM LOCATE PAINT I,"A1 1 -. 1111 LIGHT POLE `''-f`"`-- �� � EXISTING ASPHALT PAVEMENT MARKINGS TIED IN THE FIELD SURVEY AND AS-BUILT DRAWINGS PROVIDED BY I ?�`:Z- Tii? t ;� I. LEGEND WALL LEGEND '' _p,�_ LAI' — -462-- EXISTING 2'CONTOUR 0 346 TW/343 EG(S) / CI g b -'.5 lir G O 350 TW/346 EG(4') i 3=1}' i _460_--- EXISTING 10'CONTOUR O 346 TW/344 EG(2') / • C b a T. 4 O9 351 TW 346 EG(5') c 5 9:c.a —462— PROPOSED 2'CONTOUR —460 PROPOSED IV CONTOUR 0 346 TW/345 EG(1') 10 352 TW/346 EC(6') U'- a u E —6D PROPOSED STORM DRAIN LINE O 0 353 TW/346 EG(7') in $ •— 11 I0 PROPOSED BIOBAG BARRIER O 347 TW/346 EG(1') 12 354 TW/346 EG(81 § •oo-ommc PROPOSED EROSION CONTROL FENCING © 348 TV//346 EG(2') 13 354 TW/346 EG(8') E1 0 349 TW/346 EG(3') 14 346 TW/338 EG(8') I§ RR • . £ PROPOSED CONSTRUCTION ENTRANCE 8 / / 3 X EXISTING TREE 70 BE REMOVED /' 0-' 2� - i7` 1-r:t - > ,-- r!-- _ QZ / EXISTING TREE 70 BE SAVED / -/ yu)-1�-•��yr��~ r� J //` - 0_ r PROPOSED TREE PROTECTION FENCING / // /// '//_ 1i/4 :::::::::27::/:;::^-�'•�-. 3 _ `\' I --__- --- r----1i / ✓/r/.. �.'7r - .'a/ +- - ;�i'i r' -J22� 1 . _ .� - 1 1 I PROPOSED BUILDING ENVELOPE I < r /;, •.11 rN J ir'S6�,ri� "(177 i1 -�J., {�•/ / / // )- _ f IO _c' __ PROPdSE-&-sT g FOR J_ / =°(// i __ _ ._ LI I�� ■ rj / r _-FUTURE EXTENSlDA_---' 0/r,<r ,' /'� rj IIa 1 ', 2 1 • / 'L, / /'f- f!, i r •rte_+111= 1 nO _J 15•UnUTY EASEidC•N T___ Q .3 0; _/. /. �/ AUNT L �� ..-- ,'i _ Q M- - • /' / 1 CATCH BASIN Q•//'' j IV Or frau RD Rob R/R R/11�r RVb OmCATDM R/.. I.6 A El LEGEND '� =W O p I Er zo' 0g 60gg 6.II as -- Y../1 _- —_ s •� as w 5 :":. PROPOSED SIDEWALK la'roru p/\ 4, ello toki O O� A.^ r HI Z _ i • r-- PROPOSED SANITARY SEWER LINE sir O ¢. O I I "� I y ;: $ R'r PROPOSED WATER LINE ...-----PROPOSED TIRE HYDRANT I 3 , J d —® PROPOSED STORM DRAIN LINE / __,I ` 4 —`,J Q i ° . 3 . —■ PROPOSED CATCH BASIN / f o3- 'C'AC-TWO LSIS $ ■■■Ii■■y (f1 G fd a § 0 0 - PROPOSED TREE PROTECTION FENCING / v9 _ 11• PROPOSED STREET LIGHT `F, ii�� _- - TYPICAL S I Fitt► SECTION TYPICAL STREET SECTION r°`''/2-O BASE ROO / ■■■• GSS O _ �T PROPOSED STUB FOR 52'TRACT WITH PROPOSED BIO-BAG BARRIER / `�,HALF-STREET ROW WIDTH ' '•lily■! ..44 • 2 T FUTURE EXTENSION 109th STREET 15' TALL OR-99W(PACIFIC HIGHWAY) - - •:: ` 1 ■ L STREET SF.CITON G� STREET SECTION F-F ■ arp PROPOSED PAVEMENT CORRUGATED 5 ki R•n. - J15 UTILITY EASEMENT •s•'Cr PAWNER,TO ACmWmArt TIlO LAMS F I A�' t- OF WAKED AID PARKING ON BOTH DOES c--------_ - METAL WALL 40' • ri 5. - 'c_.. _ - - •rorK PAEt1aMr AfSpEImAiES MO MORIIRIKD -■ .!. •7•SOEYALX ro BE Can sjED N FRONT Or ROCK WALL was 6 mom Aro No PARIKMa 5'SIDEWALK +- I Lon 1A AND 11 ALL OTHER sWEEr IRCMrAa 8 EXI57INGPAVEMENT W/WIRE - ( - - EASEMENT - -I��1•-,I■ I •Inr_ocs COSMO 900003. ENCLOSURE • -.A. 1•i;LT.�■ 1 CATCH BASIN Z 3 / .� GRAVEL DRIVEWAY • ` / -•. TO CEMETARY ■ RIM=384,99' Q fii 6 >kid I W:j" IE 8"CONC(S)=382.59' J CATCH BASIN • -- _ _L L - - _ ��, !";III III.. '■I! I RIM=315.17 : I r; VISION CLEARANCE AREA . `�IIIII!I�ilill ttt ♦♦1 _ �l:L -IE 6" CONC(5)=314.07 _'•;/. :7y- I ` �I%. '� .IE 12"PLASTIC N)=313.77 ! •• I 1'f�'• TRACT 'G' OPEN SPACE ;..... `�/7 A titan■/1pi„ VISION CLEARANCE AREA , '�," ••/7( . / cT --a OPEN SPACE / I TRACT E' ►a �L�/� �>•��1►!■1 - i J 1�� �' n�' W.Q./DET. FACILTIY I 1 I I I O�\rf e �4 lligi %�/ ' ���1�I11P •M p �� �. =� I Ill QUA �:��� i `� 15'PEDESTRIAN/ I 11 �O 8 V / I ���y A , .F.r :� �11�•`I' -:4•! _"Nr�.410,4 .„.....4.,... +Z`::."(.' ,-.. is I I 1 ��—..K•.� ,!/, - i $ ` D TRY ,\�>! �.i�l.�►i■W.c;i'� <::::,.::., G Q Q� \� /: / / E j2: I I 1 I SIGN-p ♦ -. .f.I!►j` �L �. ',i./ •/ \ ♦♦ f !��” ON CLEARANCE AREA \ �1' :Z..- •� 'Cr• AA"" i . :,, :a�- .•�:A/ �1 °��I�, _ LATCH O :.4°:: slaa-.i■■/�I,.�, ^ir , 4 %/j"?1� E RIM=385.50' Z • `Z' /..'/ ;(2.•,''' ,. 1 1 t , • ♦♦♦ za■ ''' b �Z4+±.♦ • % E 8"CONC(NE)=38L90' W Q Lj.... ./ I 4, 111, pfd■■t`•• \7 4� ':.�\: Q; IE B" CONC(N)=382.00' Z�, 11111 TfJ( _ IE 6" CIONC(W)=382.05'er/`: `'; ' _ . .1/� I I B 1� O - ;, _ jJl,,,` � / I- Q �;.., 5'SIDEWALK EASEMENT f- 453-11.1111111' SD , • ''.Y `� �:• i ,. ..% •�� `�L:. ri.' 1 / TRACT 'F'4� .. •'=c A:: 'J '. IL i]`.I EN 'Y�/�/ °...■■■■iE.a■■■■• --mi�Ir'"• r•?x'171►---' ,♦♦s �' SIGN-::r %. <sS `,� Iw /� ■ll� , r - - - -CZ-/ri•-:.:-,.■ ,t-.•, // 14 ' ::*.,.:f falitlICE-43 -'.....T B.Lj Oy ■ R TM RELOCE% NO " �'� 7/ , GJ ��I®— '1�1• k - /!' �, ♦ • �1 a ■�� �� ,D, rrIl h: WATER METER "E .. n v,..`..:.:._ ,'• �'' '1 • ` - - —— 3 '�7�cr•_r - - - 38 '.i'r:_ ,�:... I W aGa!; �) .^_i -F. `•• � _...■ �i •■ 5 I/v IJ 1 U 2a -1L11i0:;• �::. CC 1 • ,Q ...-'.-:---, ...!--::'r-)--' 181/ /I A 20 1 B 46,ir:•;- ---- I _ _ 'Sus... - - ---� I I I — �L t" .:..41P•- I �' .._.. 1 I I 1 L— ! JJ! 1 27 GI 22 I 23 24 25 3 • E%ISTING Fl RE I I Q O `■■■■i 10 I I I I 26 - - HYDRANT - .�~~ ;r -- - -- -- I -_ _L J_ 1- -- _ • .• ,.n - -- I rF UTILITY 1 10'ROW DEDICATION EASEMENT 0 I VI4Ai P V'3 , G ,p„l ii PLANT LIST GRAPHIC SCALE i 34 d ■E /► I Ia''.QUANT. COMMON PLANT NAME SIZF/COND. SPACING B�II; n a SCIEN77FlC PUNT NAME a �. r111Y�<'.: ::`'1' S f "' - W/ ANITARY MANHOLE w,, (Dr rear 2'ROW DEDICATION z RIM=312.56' _ ,.10, 11 PAPERBARK MAPLE r CAL/BR MIN 35'O.C. 1 Inch-70 IL ., IE 10•PVC(E)=308.06' .a1), ACER GRISEUM IE 10"PVC(CAPPED)(S)-95.99' 1 ..':}:.: -. / IE 10"PVC(NW)-98.87' )_':�' !.. `�', r• 37 FLOWERING ASH rCAUBR MIN.35'0.C. I ,..::::/,...:t::':•,': FRAXINUSORVUS '4.4;1 O z 5'DOEWAIX L r •s A• S 5'5DERAUT 5'DOEVALE •sr S SIDEIVALIT \P/ P/L/EAT 41 PAT- P4/ r PA. PA. EASEMENT P4 P/I. EASEMENT R/R R/ 27 I I r I F 1 j I LE I Ir ( I Ts I Ts jr I s' 7s' l zs I r I I r Is I Ts I I s• s• as r s s T r I as' I as 1 h_n_n_g_ 3 s Sw Sr Sb 3R S. n 1 O o C 1 g 11 3 A 1..�."-■=ZZ._1- -1.��1- ZOO; 2905 - i'•— J- `•--1 3s TYPE r Ac-Tro la rs o 1° 15•TYPE r AC-TIED LOTS 1s•EWE r Ac-T10 LETS 15-rw r Ac- TWO unn3 15•rtPE r Ac-no UFi3 f T[Y .2- f Ur Raor E ro•ROM 4 10•ROOD f Ro•ROOT YL -I.Or J/A'-O lf1IING COR4 -Y OF 1/1--0 LEKWG COLM9E -Y OF J/a'-O LEMMING C(LRSF -z'Or 3/a'-0 lM1RIG L31FSE -Y 6 7/s'-0 lEK/PIG W VRY .n TE W C U . • TYPICAL STREET SECTION -r° I R/`•-D BASE ROOT TYPICAL STREET SECTION -s a I"Y A°•a ROM TYPICAL STREET SECTION -r 6 I 1/2,0 RASE ROOT TYPICAL STREET SECTION -B ar,L L/r-0 BASE Roo TYPICAL S i iitt i SECTION -rr Gr T 1/r o BASE RICO o 0 a H 26'TRACT WIDTH 30'TRACT WIDTH 15'TRACT WIDTH 34'TRACT WIDTH 50'RIGHT-OF-WAY WIDTH 'A','C',AND D'S!filth)S 'B'S i Nt-t i TRACT'C'-PRIVATE DRIVE 'B'STREET ANNAND COURT o CD STREET SECTION A-A STREET SECTION B-B STREET SECTION C-C STREET SECTION D-D STREET SECTION E-E 7A•?P.001155 TO ACE0110ocrt r•O LAMES •m•cr PALWOW ro A®wDATE I10 LAMES fr 0'PARODY Io 0Gm005I no 993 •sr Or PAKELpT ro AROMEDAIE MO LANES •M Or PAT ro AEmeRnATE IRO L943 CE BEAKED MO MO CRAM=ON ODER DOE 6 MUM AID PARKED S.C E SDK. 6 IRAEri[AID MO PARING Of DIED SCE EC IAETC AID PARKED ON 03111 WES Or MOM AMO PARE=MOD OK HORN SDE PRpECT AIBIAID 1LL NO. l4ODI TYPE PYL•E+0 uI0 v. a ii , LEGEND e g 11, r / / IL S - / _ lJ EXISTING EVERGREEN TREE S S. • = °a / EXISTING DECIDUOUS TREE S / Oi 36R / EXISTING TREE TO BE SAVED Q' a g LL R I / / - _ _ ;p'u•u�E)0577NG TREE 7'O BE REMOVED $ 5 go 5 0 O TREE DESCRIPTION / _ow -O PROPOSED TREE PROTECTION FENCING 10 B , / 14• .. O I I PROPOSED BUILDING ENVELOPE R / / 0 0 I • E L----_I,J / p. I 7 / • E ii / 0/ #/7 :1IIILII1 I 7,_7'‘7 .;...[�. / GRAVEL DRIVEWAY • ■ • i■ 1 I 0 J _!'" I • TO CEMETARY Ilk • ■ 1 L /:..�I •'". -- 7� 6 _ t ■ . -4•T \ — J .� Q _ _ �_ _�9_ _ " �i`, \� .. Ili ,\ Q r FIR ♦• •1 : , .'. W Q / N S OPEN SPACE ♦•■■1•■■tt■■t Z � 0 OPEN SP fIR I • n• cc ° ' W.Q./DET. TV , '1 I ; I I :I TRACT •E• �� Iv P•' • • 1 • •f• W Q•1/4,•:::, / n z.•FIR 1, 0�1 ♦}/■ VR7C:♦]w i r ,a • I I 1 . I L Ir uwL Ir P!rs 55, •�\ ♦ ss •• 0 H CC . • _ 3 •moo— , I ♦1�• /. 3�"<' / CER J ♦ / 1• - t -- 1 A�. __ i 7♦C •11►�?L 40 ' , •: /...: . r _ Fur •rI� EMR" ♦ I I I ♦� - - ♦• ' -- 14 t qi . . r �• TRACT 'F' - - -_-• ��f' ...: / •FIR \' -• • ♦A• ♦ " :�� �I�•I I .PPLC _ O�/' . / 7 14 `� ♦� \ TRACT 'B' ♦ . ■ u•-P, Ilit I •FIR ♦� •�IfIL D• /• r,LL ■ 1 ■ I_ - -r- J �4 I,/ W•••••••• ••••• •••••••••• ' _t ■_'.;' .- ^- i , _■ Mti o. R7 • — ( . , ►CE}25( _ - t.•pI«E- _ _ ■ /■ SPRUCE L ■ I L L I j 1 I. '—,T:'1.?:. •:� -(-'- - �' I ■ r'I - - - ,I - _I 1 rn°-rars : • 32 L:•_^--. ♦ I —1---- 6 ■ i 1 I i I I! , e)CEDAR, -�r, rta ■ • s•.uNIPER,\ 1 - - - -iut _rll - r•!-: .=;"♦1 " 1 • I • I ' 21 22 ■ 23 I 1 ■ r. ■ '•DERRY �: ;, 1 m 1 • 7°•I _.CIA- - , ,�> _ JAPER 1 `:�. :...-• :• 0 EN SPACca L_- - - -` • - - - - --� !I I 1 2 2`J H,- -- 1�0■ 4,7.--!.-z: •R',. 6• :.-�1uIPEa II - my • I I RR ■:4• frn E �Pfrr'��T I.• UST 1 /',.: • TRACT •FI ■ • , , I ; CEDAR tlkRil4 =Liwsr IIIIIIIIIIIIMPII♦1 ,Q' �x 0 n `■■■■i 1 I 1 I , 1 I §ERRr --- _-' - - ---_ _ _• FIR u1 seo I .1 , II(1'-_ _ I_ `7�-/q C a•'.;.' ►�• •.,cE... ,P I (' w •• _ _ _ 7°•FIR- --I _ Ja__ L' J _ W MARE - o'4- �►i�•' 'T{ E I. •t ¢ask 10'ROW DEDICATION 12. IL LOCUST LOC•T I f`4 I 11 W / I j1 0 1�� , d �� - - - - ►v r: - 2'ROW DEDICATION - :•••:,1:I�; o O o z • mo = o o , fN GRAPHIC SCALE l',.: -4'-':I'- ::' n m m (mP6f) .:.:::::::1<::-::::: , .... I I,xn-5o n ::.;':::-.I2.:fizt1::-.::::::.;;;..:'''- .. . - wtpECT Apuw FRI. .-..: . 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