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SUB2007-00011
SUB2007 - 00011 TROY PARK SUBDIVISION • 1110 NOTICE OF TYPE II DECISION SUBDIVISION (SUB) 2007-00011 = TROY PARK SUBDIVISION 120 DAYS = 1/19/2008 SECTION I. APPLICATION SUMMARY FILE NAME: TROY PARK SUBDIVISION CASE NO.: Subdivision(SUB) SUB2007-00011 REQUEST: The applicant requests approval to divide one 1.64-acre parcel into 10 lots for single-family detached homes. The existing home will be removed. SW Winterview Drive will be extended from the neighboring Thornwood subdivision to the west of the site. Proposed Lots 1-4 will have direct access to Winterview. Proposed Lots 5-10 will access Winterview from a private street. The subject parcel was annexed into the City on June 12, 2007 (Ordinance 2007-13 approving ZCA2007-00002 Goodlett Annexation). APPLICANT APPLICANT'S OWNER Goodlett Marshall Building& REP: Harris-McMonagle Associates Development Company,Inc. Ann: Steve Bloomquist Ann: Mike Goodlett 12555 SW Hall Blvd. PO Box 91551 Tigard, OR 97223 Portland, OR 97223 LOCATION: 12300 SW Bull Mountain Road;Washington County Tax Map 2S110BC,Tax Lot 1201. ZONE: R-7: Mediu-Density Residential District. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.780, 18.790, 18.795 and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request for a Subdivision subject to certain conditions of approval. The findings and conclusions on which the decision is based are noted in Section VI of this Decision. NOTICE OF DECISION PAGE 1 OF 30 SUB2007-00006-TROY PARK SUBDIVISION • • • CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY ON- SITE IMPROVEMENTS, INCLUDING DEMOLITION, TREE REMOVAL, CLEARING, GRADING, EXCAVATION,AND/OR FILL: The applicant shall submit a cover letter along with any supporting documents and/or plans that address the following requirements to the CURRENT PLANNING DIVISION:ATTN: Emily Eng 503-718-2712. The cover letter shall clearly identify where in the submittal the required information is found: 1. Prior to site work,the applicant shall revise the tree plan to: A. Include all healthy trees over 12 inches in the mitigation calculation; and B. Show that Trees # 1967 and # 1991 and trees on neighboring properties that may be impacted by construction will be retained and protected. 2. Prior to site work, the applicant shall submit a tree protection plan by a certified arborist defining standards and methods that will be used by the applicant to protect trees during and after construction. In addition, the tree plan shall include the following specifications for fencing: All trees to be preserved shall be protected-with five or six (5' - 6') foot high chain link fences. Fences are to be mounted on two inch diameter galvanized iron posts, dnven into the ground to a depth of at least 2-feet at no more than 10-foot spacing. 3. Prior to site work, the applicant shall submit a cash assurance (letter of credit or cash deposit) for the equivalent value of mitigation required (137 caliper inches times $125 per caliper inch = $17,125). Any trees successfully planted on or off-site, in accordance with an approved Tree Mitigation Plan and TDC 18.790.060.D, will be credited against the assurance two years after all of the trees are planted per the approved Tree Mitigation Plan. The project arborist shall submit a letter to the CityArborist to certify that all of the mitigation trees were properly planted per the approved Tree Mitigation Plan, and set the starting point of the two_year tree establishment period. In addition, if Trees #-1967 and # 1991 are properly protected, they will be credited against the assurance upon successful planting two years after all of the trees are planted per the approved Tree Mitigation Plan. Atter such time, the applicant shall pay the remaining value of the assurance as a fee in-lieu of planting. The applicant shall contact or submit the following requirements to the CITY ARBORIST, TODD PRAGER(503) 718-2700: 4. Prior to site work,the applicant shall install fencing as directed by the project arborist to protect the trees to be retained. All trees to be preserved shall be protected with five or six (5' - 6') foot high chain link fences. Fences are to be mounted on two inch diameter galvanized iron posts, driven into the ground to a depth of at least 2-feet at no more than 10-foot spacing. The applicant shall position fencing as directed by the project arborist to protect the trees to be retained. The applicant shall call for an inspection and allow access by the City Arborist for the purpose of monitoring and inspection of the tree protection to verify that the tree protection measures are performing adequately. 5. The Project Arborist shall submit written reports to the City Arborist at least once every two weeks, from initial tree protection zone (TPZ) fencing installation through building construction. The reports shall include the condition and location of the tree protection fencing and whether any changes occurred. If the amount of TPZ was reduced then the Project Arborist shall certify that the construction activities did not adversely impact the overall, long-term health and stability of the tree(s). If work is required within an established tree protection zone, the project arborist shall prepare a proposal detailing the construction techniques to be employed, and the likely impacts to the trees. The proposal shalt be reviewed and approved by the City Arborist before proposed work can occur within a tree protection zone. The City Arborist may require changes prior to approval. The project arborist shall be on site while work is occurring within a treerotection zone, and submit a summary report certifyingthat the work occurred per the proposal and will ot significantly impact the health and/or stability of thtrees. Failure to follow the plan or maintain tree protection fencing in the designated locations shall be grounds for immediate suspension o? work on the site until remediation measures and/or civil citations can be processed. NOTICE OF DECISION PAGE 2 OF 30 SUB2007-00006-TROY PARK SUBDIVISION 110 The applicant shall submit a cover letter along with any supporting documents and/orTans that address the following requirements to the ENGINEERING DEPARTMENT,ATTN: KIM MCMILLAN 503-718- 2642. The coverletter shall clearly identify where in the submittal the required information is found: 6. Prior to commencing onsite improvements, a Public Facility Improvement (PFI) permit is required for this project to cover street construction 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 BuildingDivision 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). 7. 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. 8. The City Engineer may determine the necessity for, and require submittal and approval of, a construction access and parking plan for the home building phase. If the City Engineer deems such a plan necessary,the applicant shall provide the plan prior to issuance of building permits. 9. Construction drawings shall include the following (The applicant shall also send one copy to Planning): A A construction sequence including installation and removal of tree protection devices, clearing, grading, and paving; B. A note prohibiting equipment, vehicles, machinery, grading, dumping, storage, burial of debris, or any other construction-related activities in any tree protection zone;and C A note stating.that only those trees identified on the approved Tree Removal plan are authorized for removal by this report. Notwithstanding any other provision of this title, anyparty found to be in violation of this chapter [18.790] pursuant to Chapter 1.16 of the Tigard Mnicipal 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: 1) Replacement of unlawfully removed or damaged trees in accordance with Section 18.790.060 (D) 61 the Tigard Development Code; and 2) Payment of an additional civil.penalty representing the estimated value of anv unlawfully removed or damaged tree as determined using the most current International Society of Arponculture s Guide for Plant Appraisal. 10. The applicant shall submit construction plans to the Washington County Engineering Department as a part of the Washington County Facility permit, which indicate that they will construct a half-street improvement along the frontage of SW Bull Mountain Road. The improvements adjacent to this site shall include: A. County standard pavement section for a G3 Collector street from curb to centerline equal to 25 feet. B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C concrete curb,or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 6 foot concrete sidewalk with a 5 foot planter strip; F. street trees in the planter strip spaced per TDC requirements; G. street striping; FL streetlight layout by applicant's engineer,to be approved by City Engineer; I. underground utilities; J. street signs (if ap licable); K. driveway apron(if applicable); and L. adjustments in vertical and/or horizontal alignment to construct SW Bull Mountain Road in a safe manner,as approved by the Engineering Department. 11. A profile of Bull Mountain Road shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. NOTICE OF DECISION PAGE 3 OF 30 SUB2007-00006-TROY PARK SUBDIVISION • • 12. The applicant shall obtain a facility permit from the Department of Land Use and Transportation of Washington County, to perform work within the right-of-way of SW Bull Mountain Road. A copy shall be provided to the City Engineering Department prior to issuance of a Public Facility Improvement (PFI) permit. 13. Lots 1 - 4 shall not be permitted to access directlyonto SW Bull Mountain Road. The applicant shall close all existing driveways to SW Bull Mountain Road rom subject site. 14. The applicant's Public Facility Improvement permit construction drawings shall indicate that full width street improvements 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,Figure 18.810.4.A, for the Winterview Drive extension. 15. A profile of Winterview Drive shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. 16. 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. 17. Any extension of public water lines shall be shown on the proposed Public Facility Improvement (PFI) permit construction drawings and shall be reviewed and approvedpbythe City's Water Department, as a part of the Engineering Department plan review. NOTE: An estimated12% of the water system costs must be on deposit with the Water Deprtment prior to approval of the PFI permit plans from the Engineering Department and construction of public water lines. 18. Final design plans and calculations for the proposed public water quality/detention facility shall be submitted to the Engineering Department (Kim McMillan) as a part of the Public Facility Improvement plans. Included with the plans shall be a proposed landscape plan to be approved by the City Engineer. The landscape plan shall include trees and shrubs to be added to the existing facility located in the Thornwood Subdivision. 19. 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." 20. 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 dram away from a street and toward adjacent lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each Tot. 21. The applicant shall obtain a 1200-C General Permit pursuant to ORS 468.740 and the Federal Clean Water Act. 22. Prior to issuance of the PFI Permit the applicant shall obtain approval_ from TVFR for the site layout and proposed turnaround at the intersection ofthe private street and Winterview Drive. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: The applicant s a su mita cover etter along with any supporting documents and/or plans that address the following requirements to the CURRENT PLANNING-DDIVISION, ATTN: Emily Eng 503-718-2712. The cover letter shall clearly identify where in the submittal the required information is found: 23. Prior to final plat approval,the applicant shall make the following revisions to the tree plan: A. Indicate that the size of trees being planted in front yards will be at least 2 caliper inches. NOTICE OF DECISION PAGE 4 OF 30 SUB2007-00006-TROY PARK SUBDIVISION B. Show the location of water meters and other utilities that may be in the planter strip. Tree pits shall be located so as not to include utilities (e.g., water and gas meters) and on-premises utilities shall not be installed within existing tree well areas (2'radius around the trunk of a newly planted tree). G Show street trees will be planted at least 20 feet away from light standards if possible. D. Choose street trees from the approved planting list. The City Arborist recommends that the applicant consider Acer campestre (Hee Maple), Acer Griseum (Paperbark Maple) or Acer Buergeranum (Trident Maple). The accepted-planting procedures are the guidelines described in the Tigard Tree Manual. 24. Prior to final plat approval, the applicant shall submit a revised mitigation plan including the location, species and size of the mitigation trees to be approved by the Project Arborist and City Arborist. Mitigation trees shall be at least 2 caliper inches and planted within property lines. Trees # 1967 (Ponderosa Pine, 11 caliper inches) and # 1991 (Incense Cedar, 7 caliper inches) sluff be retained and credited toward mitigation upon successful protection. 25. Prior to final plat approval, the applicant shall revise the site plan to show footprints that do not encroach within 15 feet of the center of Trees # 1967 and # 1991 unless the applicant provides specific methods approved by the Project Arborist to retain the trees without damage to their canopies and/or root zones. The applicant shall submit a cover letter along with any supporting documents and/or plans that address the following requirements to the ENGINEERING DEPARTMENT,ATTN: KIM MCMILLAN 503-718- 2642. The coverletter shall clearly identify where in the submittal the required information is found: 26. Prior to final plat approval,the applicant shall pay the addressing fee. (STAFF CONTACT": Bethany Stewart, Engineering). 27. Prior to final plat approval,the applicant shall provide a non-access reservation along the subject site's SW Bull Mountain Road frontage. 28. 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). 29. 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 pnvate street(s). The CC&R's shall obligate the pnvate 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 CC8&R's to the Engineenng Department (Kim McMillan) prior to approval of the final plat. 30. 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. 31. 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 SW lull Mountain Road, provicing 37 feet from centerline, and SW Winterview Dnve,providing 54 feet,shall be made on the final plat. NOTICE OF DECISION PAGE 5 OF 30 SUB2007-00006-TROY PARK SUBDIVISION E. NOTE: Washington County will not begin their review of the final plat until they receive notice from the Engineering-Deppartment indicating that the City has reviewed the final plat and submitted comments to the applicant's surveyor. F. After the City and- have reviewed the final plat, submit two mylar copies of the final plat for City Engineer signature (for partitions), or City ngineer and Community Development Director signatures (for subdivisions). THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: The applicant shall provide the following to the CITY ARBORIST, TODD PRAGER 503-718-2700: 32. Prior to issuance of building permits,the applicant (developer or builder) shall: A. Submit site plan drawings showing the accurate location of the trees that were preserved and the location of tree protection fencing. Tree canopy driplines must be drawn to scale. Attach copies of the B. Sapproved Tree Protection Plan. ubmit a statement and signature of approval from a certified arborist regarding the siting and construction techniques to be employed in building the house with respect to any protected trees on site. C Install required tree protection fencing as specified bythe project arborist. D. Applicant shall submit biweekly reports, preparedbya certified arborist, through final inspection documenting the status of required tree protection fencing. The applicant shall submit a cover letter along with any supporting documents and/or plans that address the following requirements to the CURRENT PLANNING DIVISION, ATTN: Emily En 503-718-2712. The cover letter shall clearly identify where in the submittal the required information is found: 33. Prior to the issuance of building permits, the developer shall sign a copy of the City's sign compliance agreement. The applicant shall submit a cover letter along with any supporting documents and/or plans that address the following requirements to the ENGINEERING DIVISION, ATTN: Kim McMillan 503-718-2642. The cover letter shall clearly identify where in the submittal the required information is found: 34. Prior to issuance of building permits, the applicant shall provide the Engineering Department with a "photomylar" copy of the recorded final plat. 35. Prior to issuance of building permits the applicant shall provide the City with as-built drawings of the public improvements as follows: I) 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 withoints for each structure (manholes, catch basins, water valves, hydrants and other water system features) inthe development, and their respective X and Y State Plane Coordinates,referenced to NAD 83 (91). 36. Prior to issuance of building permits, the applicant's engineer shall submit a final sight distance certification for the intersection of the private street and Winterview Dnve. 37. 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. 38. Prior to issuance of building permits,the applicant shall pay$1,124.00 to the City for the striping of the bike lane along the frontage of SW Bull Mountain Road. 39. The applicant shall either place the existing overhead utility lines along SW Bull Mountain Road underground as apart of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the fntage of the site that is parallel to the utility lines and will be $35.00 per lineal foot. If the fee option is chosen, the amount will be $7,679.00 and it shall be paid prior to issuance of building permits. NOTICE.OF DECISION PAGE 6 OF 30 SUB2007-00006-TROY PARK SUBDIVISION • • • 40. During issuance of the building permit for Parcels 1 - 10,the applicant shall pay the standard water quantity fees per lot (fee amounts will be the latest approved by CWS). 41. The new plantings in the water quality facility shall be maintained by the developer for a three-year period from the conditional acceptance of the public improvements or a fee-in-lieu may be paid. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO A FINAL INSPECTION The applicant shall submit the following requirements to the CITY ARBORIST, TODD PRAGER (503) 718-2700: 42. Prior to a final inspection for each lot, the applicant shall submit a final report by the Project Arborist certifying the health of protected trees. In addition, the Project Arborist shall-certify that street trees were properly planted per the approved street tree plan. Tree protection measures may be removed and final inspection authorized upon review and approval by the City Arborist. 43. Prior to a final inspection for each lot, if the applicant is unable to plant the number of street trees on the approved plans due to driveway placement, utility installation or any other future improvement, the applicant shall pay a mitigation fee of$250 per street tree. The applicant shall contact the CURRENT PLANNING DIVISION, ATTN: Emily Eng 503-718-2712, regarding the following: 44. Prior to a final inspection, a member of the planning staff shall conduct a walk-through at the site to ensure that the development is consistent with this decision. 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 maybe 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. NOTICE OF DECISION PAGE 7 OF 30 SUB2007-00006-TROY PARK SUBDIVISION • • 18.430.100 Filing and Recording: Within 60 days of the City review and approval,the applicant shall submit the final plat to the County for signatures of County officials as required by ORS Chapter 92. Upon final recording with the County,the applicant shall submit to the City a mylar copy of the recorded final plat. 18.430.070 Final Plat Application Submission Requirements: Three copies of the subdivision plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. The subdivision plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05),Washington County,and by the City of Tigard. STREET CFNTERLINE 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 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. NOTICE OF DECISION PAGE 8 OF 30 SUB2007-00006-TROY PARK SUBDIVISION i 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. 18.785 Temporary Uses: 18.785.040 Temporary Sales Office or Model Home By means of a Type I procedure, as governed by Section 18.390.030, the Director may approve, approve with conditions or deny the use of any real property within the City as a temporary sales office, offices for the purpose of facilitating the sale of real property, or model home in any subdivision or tract of land within this City, but for no other purpose,provided the following criteria are satisfied: The applicant shall apply for a temporary use permit for a temporary sales office or model home at the appropriate time. The temporary use permit shall be valid for a period of 1 year. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. SECTION III. BACKGROUND INFORMATION Site Information and History. The subject property is located on the south side of SW Bull Mountain Road, between Thornwood subdivision to the west and an unincorporated.parcel to the east. The subject property was annexed into the City on June 12 2007 (Ordinance 2007-13 approving ZCA2007-00002 Goodlett Annexation). The site is 1.64 gross acres and has an irregular rectangular shape. The topography is relatively flat, with the bulk of the middle portion having the highest elevation (500 feet) and sloping down to 495 feet to the north boundary and 490 feet to the southwest corner. The sloped portions are 7% to 8%. A single-family house exists on the mostly grassy property. Several trees scatter the site, including a mature Douglas Fir along the north boundary, and a grove of trees exists along the east boundary on the north half of the site. The surrounding area is single-family with 5,000 average square foot lots to the immediate west where properties are zoned R-7 and larger lots (0.5 acre/21,780 square feet or greater) to the north and northeast where properties are zonedR-1 and R-2. The unincorporated parcel to the east has a single-family home and is zoned Washington County R-6. To the east of that property is an R-4.5 zone. There have been no previous development approvals related to the subject property. Proposal: The applicant requests approval to divide one 1.64-acre parcel into 10 lots for single-family detached homes. The existing home will be removed. SW Winterview Dnve will be extended from the neighboring Thornwood subdivision to the west of the site. Proposed Lots 1-4 will have direct access to Winterview. Proposed Lots 5-10 will access Winterview from a private street. SECTION IV. COMMENTS FROM PROPERTY OWNERS WITHIN 500 FEET 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. In addition, staff has posted a notice at the site visible from the street. The City received no comments. NOTICE OF DECISION PAGE 9 OF 30 SUB2007-00006-TROY PARK SUBDIVISION 0 • SECTION V. SUMMARY OF APPLICABLE CRITERIA A summary of the applicable criteria in this case in the Chapter order in which they are addressed in this decision are as follows: A. Subdivision 18.430 B. ' • •licable Develo•ment Code Sections 1:. 10 ' -sidenti. oning Districts 18.705 Access,Egress and Circulation) 18.715 Density amputation) 18.725 nvironmental Performance Standards) 18.745 andscaping and Screening) 18.765 Off-Street Parking and Loading Requirements) 18.780 Signs) 18.790 TreeRemoval) 18.795 ision Clearance) C. Street and Utility Improvement 18.810 (Street and Utility Improvement Standards) D. Decision Making Procedures 18.390 (Impact Stud)) The proposal contains no elements related to the standards in the following Development Code Chapters: 18.710 Accessory Residential Units), 18.740 (Historic Overlay), 18.742 (Home Occupations), 18.750 anufactured/Mobile Home Regulations), 18.755 (Mixed Solid Waste & Recyclable Storage) 18.760 onconforming Situations), 18.785 (Temporary Uses), and 18.798 (Wireless Communication Facilities). These chapters are,therefore,found to be inapplicable as approval standards. SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS A-. SUBDIVISION GENERAL PROVISIONS (18.430): Approval through two-step process. An application for a subdivision shall be processed through a two- step process: the preliminary plat and the final plat. • The preliminary plat shall be approved by the Approval Authority before the final plat can be submitted for approval consideration; and • The final plat shall reflect all conditions of approval of the preliminary plat. The applicant has submitted a preliminary plat for approval consideration. Final plat review will occur after the decision is final. Compliance with ORS Chapter 92. All subdivision proposals shall be in conformity with all state regulations set forth in ORS Chapter 92, Subdivisions and Vartitions. The applicant is responsible for ensuring that the plat satisfies any requirements of Oregon Revised Statutes (ORS) Chapter 92 beyond what is already required in the Tigard Development Code. Such conformance is assured through Washington County's plat review. Future Re-Division. When subdividing tracts into large lots, the Approval Authority shall require that the lots be of such size and shape as to facilitate future re-division in accordance with the requirements of the zoning district and this title. The applicant is not proposing to subdivide tracts into large lots. None of the proposed lots can be re-divided according to the zoning district requirements. Therefore,this criterion does not apply. NOTICE OF DECISION PAGE 10 OF 30 SUB2007-00006-TROY PARK SUBDIVISION • Lot Size Averaging: Section 18.430.020.D states lot size may be averaged to allow lots less than the minimum lot size allowed in the underlying zoning district as long as the average lot area for all lots is not less than allowed by the underlying zoning district. No lot created under this provision shall be less than 80% of the minimum lot size allowed in the underlying zoning district. The proposed 10 lots range in size from 4,587 to 6,481 square feet, the average of which exceeds the minimum lot size of 5,000 square feet in the R-7 zone. The average lot size is 5,319.5 square feet, which is greater than the required average of 5,000 square feet for subdivisions in the R-7 zone. The smallest lot in the subdivision is 4,587 square feet, which exceeds 80% of the required minimum. Therefore, the proposed lots comply with the lot size averaging provisions. Temporary sales office. Temporary sales offices in conjunction with any subdivision may be granted as set forth in Chapter 18.785, Temporary Uses. The applicant has not indicated their desire for a temporary sales office. However, if the applicant later decides that they want a temporary sales office,the applicant shall apply for a temporary use permit at that time. The temporary use permit shallbe valid for a period of I year. Minimize flood damage. All subdivision proposals shall be consistent with the need to minimize flood damage. The closest floodplain is about 7,600 feet away(1.4 miles) with an elevation of 165 feet above seal level. The lowest elevation on the project site is 490 feet above sea level. Therefore,the proposed subdivision is not within, adjacent to or near a floodplain. This criterion does not apply. Floodplain dedications. Where land filling and/or development is allowed within and adjacent to the 100- year floodplain outside the zero-foot rise ffoodway, 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 at a suitable elevation for the construction of a pedestrian/bicycle pathway within the floodplain in accordance with the adopted pedestrian bicycle pathway plan. Need for adequate utilities. All subdivision proposals shall have public utilities and facilities such as sewer, gas, electrical, and water systems located and constructed to minimize flood damage. Need for adequate drainage. All subdivision proposals shall have adequate drainage provided to reduce exposure to flood damage; and Determination of base flood elevation. Where base flood elevation has not been provided or is not available from another authoritative source, it shall be generated for subdivision proposals and other proposed developments which contain at least 50 lots or five acres (whichever is less). As discussed before, the proposed subdivision will not be in or near the any floodplains. Therefore, these criteria do not apply. Section 18.430.030 (E) describes the approval process for Phased Developments. The Approval Authority may approve a time schedule for developing a subdivision in phases, but in no case shall the actual construction time period for any phase bereater than two years without re-applying for a preliminary plat. The criteria for approving a phased site development review proposal are: The public facilities shall be scheduled to be constructed in conjunction with or prior to each phase to ensure provision of public facilities prior to building occupancy; The development and occupancy of any phase shall not be dependent on the use of temporary public facilities: The application for phased development approval shall be reviewed concurrently with the preliminary plat application and the decision may be appealed in the same manner as the preliminary plat. The applicant does not propose phased development. Therefore,this criterion does not apply. NOTICE OF DECISION PAGE 11 OF 30 SUB2007-00006-TROY PARK SUBDIVISION • • The Approval Authoritymay 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; As shown by the findings of this decision,the proposed preliminary plat complies with the City of Tigard Development Code as well as other applicable ordinances and regulations or can be made to comply through conditions of approval. The proposed plat name is not duplicative or otherwise satisfies the provisions of ORS Chapter 92; The applicant has provided a subdivision plat naming request form approved by Washington County,dated May 29, 2007, as evidence that the proposed plat name, Troy Park, is not duplicative and satisfies the provisions of ORS Chapter 92. Therefore,this criterion is met. 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 subdivision will extend SW Winterview Drive from the neighboring Thomwood Subdivision. Therefore,the proposed public street is laid out to conform to the plat of an existing subdivision already approved for adjoining property as to width, general direction and in all other respects. SW Winterview Drive is the only available street connection. Therefore,the criterion is met. An explanation has been provided for all common improvements. The applicant has provided an explanation for all common improvements by submitting a complete application. The applicant is required to meet conditions of approval in the case that further information is needed. Therefore, this criterion is met. Section 18.430.060A. authorizes the granting of adjustments for subdivisions in accordance with 18.430.050, provided that the application shall be made with a preliminary plat application with the criteria for granting such adjustments are contained in Section 18.370.020 Cl. The applicant has not requested any adjustments. FINDING: The proposed subdivision complies with or can me made to comply with all approval criteria through conditions of approval. B-APPLICABLE TIGARD DEVELOPMENT CODE SECTIONS Residential Zoning Districts (18.510): Lists the description of the residential Zoning District. The site is located in the R-3.5: Low Density residential zoning district. (See Table on the Following Page) NOTICE OF DECISION PAGE 12 OF 30 SUB2007-00006-TROY PARK SUBDIVISION • • The R-3.5 zoning district has the following dimensional requirements: STANDARD R-7 Proposed Minimum Lot Size Detached unit 5,000 sq. ft. Avg. 5,319.5 sq. ft. Average Minimum Lot Width Detached unit lots None NA Minimum Setbacks Front yard 15 ft. 15 ft. Side facing street on corner&through lots 10 ft. 10 ft. (Lots 5 and 10) Side yard 5 ft. 5 ft. Rear yard 15 ft. 15 ft. Distance between property line and front of garage 20 ft. 20 ft. Maximum Height 35 ft. To be met during Building Permit Review Maximum Lot Coverage 80% 44% to 55% Minimum Landscape Requirement 20% Approx.40% FINDING: As shown in the table above,the proposed subdivision complies or can be made to comply with all the dimensional requirements of the R-7 zone. Access, Egress and Circulation(18.705): Continuing obligation of property owner (18.705.030.A). 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. The City will have the continuing obligation to maintain SW Wmterview Drive in accordance with access and egress provisions. The common owners will have the continuing obligation to maintain Tract A in accordance with access and egress provisions. 18.705.030 (C). describes joint access provisions. 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, provided: • Satisfactory legal evidence shall be presented in the form of deeds, easements, leases or contracts to establish the joint use; and • Copies of the deeds, easements, leases or contracts are placed on permanent file with the City. Joint access is not proposed or necessary. Therefore,this criterion does not apply. 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. Lots 1 through 4 will have direct access to the proposed public street extension, SW Wmterview Drive. Lots 5 through 10 have direct access to the proposed pnvate street Tract A. These streets have been approved by the City in this decision. SW Wmterview Drive, a public street, will continue to be maintained by the City. Tract A, a pnvate street,will be maintained by the common home owners. Curb cuts shall be in accordance with Section 18.810.030N. 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 • Would provide inadequate access for emergencyvehicles; or • Would 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. NOTICE OF DECISION PAGE 13 OF 30 SUB2007-00006-TROY PARK SUBDIVISION • • The Director has not found the proposed access to be inadequate or hazardous. The Engineering Division has addressed access in the Access, Egress and Circulation section and Street and Utility Improvements section of this decision. Therefore, applications for building permits shall not be referred to the Planning Commission. 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. SW Winterview Drive will be the main access to the proposed subdivision. Therefore,there will be no direct access to SW Bull Mountain Road, a collector. 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 proposed development will create 90 new daily vehicle trips. Direct access will be eliminated onto Bull Mountain Road by removing the existing driveway. Access to the site will be via the extension of Winterview Drive. A private street will be constructed to serve lots 5-10. The applicant's enggineer has provided preliminary sight distance certification for the proposed intersection of the private street and Winterview Drive. the speed on local streets is 25 mph, requiring a minimum of 250 feet of site distance in each direction. The engineer has shown on Sheet 5 of 8 that there is at least 250 feet of sight distance to the west of the intersection of the private street with Winterview Drive. Winterview Drive terminates approximately 80 feet east of this intersection. Upon completion of the public improvements the applicant's engineer shall submit a final sight distance certification for the intersection of the private street and Winterview Drive. 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. Bull Mountain Road is classified as a Collector by both Washington County and the City of Tigard. Lots 1-4 will abut Bull Mountain Road, but will not be allowed direct access. Washington County requires the applicant to provide a non-access reservation along the subject site's SW Bull Mountain Road frontage on the final plat. Therefore, no driveways will be in the influence area of a collector or arterial intersection. Section 18.705.030.H.4 states that the minimum spacing of local streets along a local street shall be 125 feet. The proposed private street is over 400 feet from Aspen Ridge Drive, a local street,thereby meeting this criterion. Minimum access requirements for residential use. Vehicular access and egress for single-family, duplex or attached single-familydwelling units on individual lots and multi-family residential uses shall- ot be less than as provided in Tble 18.705.1 and Table 18.705.2; The minimum access requirement for the entire proposed subdivision is a public street. The minimum access requirement for 3 to 6 lots is a 20 foot wide private street with 20 feet of pavement and sidewalk on one side. The applicant is proposing to extend SW Winterview Drive, a public street, to provide overall access to the subdivision. Six lots (5 through 10, will access SW Winterview Drive through a private street which meets the standard. Therefore, minimum access requirements are met. NOTICE OF DECISION PAGE 14 OF 30 SUB2007-00006-TROY PARK SUBDIVISION • Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform Fire Code; The applicant does not propose any private residential access drives, nor are they necessary. Therefore, this standard does not apply. FINDING: The proposed subdivision complies with all applicable requirements for access or can be made to comply with all requirements through conditions of approval. Density Computations and Limitations (18.715): Section 18.715.020 provides density calculation formulas. Number of dwelling units is determined by the following: A. Definition of net development area. Net development area, in acres, shall be determined by subtracting the following land area(s) from theross acres, which is all of the land included in the legal descnption of the property to be developed: 1. All sensitive land areas 2. All land dedicated to the public for park purposes; 3. All land dedicated for public rights-of-way. 4. All land proposed for private streets; and 5. A lot of at least the size required by the applicable base zoning district, if an existing dwelling is to remain on the site. The applicant provided the following calculation for net developable area: Gross site area: 71,438 SF Public ROW dedication: -3,730 SF Interior Public Street: -11,800 SF InteriorPrivate Street: -2,684 SF Net developable area: 53,224 SF B. 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. The maximum number of residential units is 10 units,as shown below: 53,224 SF/ 5,000 SF = 10.64 units = 10 units C. 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 minimum number of residential units is 8,as shown below: 10.64 units x 0.8 = 8.51 units = 8 units FINDING: The proposed 10-lot subdivision complies with the density permitted by the Code. Environmental Performance Standards (18.725): These standards require that federal and state environmental laws, rules and regulations be applied to development within the City of Tigard. Section 18.725.030 (Performance Standards) regulates: Noise, visible emissions, vibration and odors. Noise. For the purposes of noise regulation,the provisions of Sections 7.41.130 through 7.40.210 of the Tigard Municipal Code shall apply. NOTICE OF DECISION PAGE 15 OF 30 SUB2007-00006-TROY PARK SUBDIVISION • • 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 prope line. Department of Environmental Quality (DEQ) rules for visible emissions (340-21-015 and 340-28-070) apply. Vibration. No vibration other than that caused by highway vehicles, trains and aircraft is permitted in any given zoning district which is discernible without instruments at the property line of the use concerned. Odors. The emissions of odorousases 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. 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 the R-7 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 through the City's Code Enforcement program. FINDING: The Environmental Performance standards are met. Landscaping and Screening (18.745): Section 18.745.040 contains provisions for street trees. A. Protection of existing vegetation. All development projects fronting on a public street private street or a private driveway more than 100 feet in length approved after the adoption of this title shall be required to plant street trees in accordance with the standards in Section 18.745.040.C. The applicant proposes to plant street trees along both sides of SW Winterview Drive and both sides of Tract A. Therefore,this criterion is met. B. Street tree plantinglist. Certain trees can severely damage utilities, streets and sidewalks or can cause personal injury. Approval of any planting list shall be subject to review by the Director. The applicant proposes to mix and match two medium-size maple trees that are not on the approved planting list. Therefore,the app ;cant shall choose street trees from the approved planting list. The City Arborist recommends that the applicant consider Acer campestre (Hedge Maple), Acer Griseum aperbark Maple) or Acer Buergeranum (Trident Maple). Both are medium-size maples on the approved list. TThhe accepted planting procedures are the guidelines described in the Tigard Tree Mania . C. Size and spacing of street trees. 1. Landscaping in the front and exterior side yards shall include trees with a minimum caliper of two inches at four feet in height as specified in the requirements stated in Section 18.745.040.C.2 below; The applicant's plans indicate there will be trees in the front yards of the homes along Tract A, but has not indicated the size of those trees. The applicant shall revise the tree plan,to indicate that the size of trees being planted will be at least 2 caliper inches. 2. The specific spacing of street trees by size of tree shall be as follows: Small or narrow-stature trees under 25 feet tall and less than 16 feet wide branching at maturity shall be spaced no greater than 20 feet apart; Medium-sized trees 25 feet to 40 feet tall, 16 feet to 35 feet wide branching at maturity shall be spaced no greater than 30 feet apart; Large trees over 40 feet tall and more than 35 feet wide branching at maturity shall be spaced no greater than 4-0 feet apart; NOTICE OF DECISION PAGE 16 OF 30 SUB2007-00006-TROY PARK SUBDIVISION • • The applicant proposes medium-size street trees; however,most of the street trees shown on SW Bull Mountain Road and SW Winterview Drive are spaced further than the limit of no greater than 30 feet apart. Tree pits shall be located so as not to include utilities (e.g., water and gas meters) in the tree well; On- premises utilities (e.g., water and gas meters) shall not be installed within existing tree well areas; The applicant's utility plans show water meters in the approximate location of proposed street trees. The applicant shall revise the street tree plan to show the location of water meters and other utilities that may be in the planter strip. Tree pits shall be located so as not to include utilities (e.g.,water and gas meters) and on-premises utilities shall not be installed within existing tree well areas (a 2'radius around the trunk of a newly planted tree). Street trees shall not be planted closer than 20 feet to light standards; The applicant's plan show street trees within 10 and 12 feet of light standards. Therefore,the applicant shall revise the street tree plan so that street trees are planted at least 20 feet away from light standards if possible. Trees shall not be planted within two feet from the face of the curb; and None of the proposed trees are within two feet from the face of the curb. Therefore,this criterion is met. Trees shall not be planted within two feet of any permanent hard surface paving or walkway: (1) Space between the tree and the hard surface maybe covered by a nonpermanent hard-surface such as grates, bricks on sand,paver blocks and cobblestones; nd (2) Sidewalk cuts in concrete for tree planting shall be at least four by fur feet to allow for air and water into the root area. None of the proposed trees are within two feet of any permanent hard surface paving or walkway. Therefore, this criterion is met. Section 18.745.050 contains the provisions and requirements for buffering and screening. The proposed use is single-family detached and the surrounding uses are the same. Therefore, according to Table 18.745.1,no buffering or screening is required. FINDING: The proposed subdivision does not meet all landscaping and screening criteria. CONDITIONS: The applicant shall make the following revisions to the tree plan: A. Indicate that the size of trees being planted in front yards will be at least 2 caliper inches. B. Show the location of water meters and other utilities that maybe in the planter strip. Tree pits shall be located so as not to include utilities ( .g ., water and gas meters) and on-premises utilities shall not be installed within existing tree well areas. C. Show street trees will be planted at least 20 feet away from light standards. D. Choose street trees from the approved planting list. The City Arborist recommends that the applicant consider Acer cam entre (Hedge Maple), Acer Griseum (Paperbark Maple) or Acer Buergeranum ('Indent Maple. The accepted plantingprocedures are theguidelines described in the Tigard Tree Manual. g . Prior to a final inspection for each lot, if the applicant is unable to plant the number of street trees on the approved plans due to driveway placement, utility installation or any other future improvement,the applicant shall pay a mitigation fee of$250 per street tree. Tree Removal(18.790): Chapter 18.790.030 requires the applicant to submit a tree plan for the planting, removal and protection of trees prepared bya certified arborist for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, partition, site development review, planned development or conditional use is filed. Protection is preferred over removal wherever possible. NOTICE OF DECISION PAGE 17 OF 30 SUB2007-00006-TROY PARK SUBDIVISION r i The applicant has provided a tree inventory and assessment by Raymond Myer, Certified Arborist, # PN-0160, as well as a mitigation plan prepared by the applicant's agent. The applicant is proposing to protect an offsite tree and will be required to retain two onsite trees. ecause the applicant has not provided a protection plan by a certified arborist,the tree plan is insufficient. Plan requirements. The tree plan shall include the following: 1. Identification of the location, size and species of all existing trees including trees designated as significant by the city; The applicant has provided a tree inventory identifying the location, size and species of all trees over 6 caliper inches on site. Therefore,this criterion is met. 2. Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060D in accordance with the following standards and shall-be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: • 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; • Retention of from 25% to 50% of existing trees over 12 inches in caliper requires that two- thirds of the trees to be removed be mitigated in accordance with Section 18.790.060D; • Retention of from 50% to 75% of existing trees over 12 inches in caliper requires that 50 percent of the trees to be removed be mitigated in accordance with Section 18.790.060D; • Retention of 75% or greater of existing trees over 12 inches in caliper requires no mitigation. The applicant proposes to remove all trees onsite. Of the 36 onsite trees,nine (9) trees will be removed due to disease, hazardous or near hazardous condition and are exempted from mitigation. Of the 27 trees remaining, seven (7)trees (non-orchard) are over 12 caliper inches and are subject to mitigation. Because the applicant will be removing trees over 12 caliper inches,the applicant shall mitigate for 100% of the inches lost (137). The applicant shall revise the tree plan to include all trees over 12 caliper inches in the mitigation calculations. The applicant indicates that trees within areas set aside for streets and right-of-way are exempt from mitigation. The code does not exempt these trees from mitigation. The code states that trees over 12 caliper inches shalle saved or mitigated (18.790.030:B.2). Only hazardous trees are exempt from mitigation. Therefore, every healthy tree over 12 inches is subject to mitigation. The applicant proposes to plant mitigation trees and has submitted a mitigation plan. The mitigation plan shall be revised so that mitigation trees shall be planted within property lines and not on property lines. Because the code states that "protection is preferred over removal where possible," the applicant will be required to save two onsite trees that will be credited toward mitigation. Trees # 1967 (Ponderosa Pine, 11 caliper inches) and # 1991Incense Cedar, 7 caliper inches) shall be saved and protected as mitigation trees. Taking into consideration grading and utility placement, staffbelieves these trees are possible to save and may provide benefits for future homeowners such as noise buffering and the desirable aesthetic achieved by mature trees. In addition, the Ponderosa Pine anci Incense Cedars are native conifers and similar to the trees being removed, all of which are conifers, including native species. Ponderosa Pines and Incense Cedars reach a 30-foot spread at maturity. Building footprints shall allow for a 30-foot spread so that the trees can mature. No building footprint shall encroach within 15 feet of the center of each tree unless the applicant provides specific methods approved by the Project Arborist to retain Trees # 1967 and# 1991 without damage to the root zones. As a note, staff assessed the feasibility of retaining Tree # 1978 (51" Douglas Fir), which is in the location of the future planter strip on Bull Mountain Road. While half-street improvements could potentially harm the tree, it may also be possible to save the tree through alternative construction methods such as bridging over the roots. Alternative methods were used to preserve similar existing trees at the nearby subdivision, Arbor Summit, when the City was still issuing development permits on behalf of the County. Because Bull Mountain Road is a County road and the City no longer issues permits for the County, the applicant must obtain a Washington County Facility Permit to construct half-street improvements. It would be the County's decision to approve an alternative sidewalk and street design. Staff spoke with the Washington County Engineering Division which said they would not be likely to approve an alternative design to retain the tree because of the potential danger to drivers and the street. Therefore,the City will not require the applicant to save Tree # 1978. NOTICE OF DECISION PAGE 18 OF 30 SUB2007-00006-TROY PARK SUBDIVISION ! • 3. Identification of all trees which are proposed to be removed; The applicant's plans identify all trees proposed to be removed. Therefore, the criterion is met. However, the applicant shall revise the tree plan to show that Trees # 1967 and# 1991 will be retained. 4. A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. The applicant proposes to protect Tree # 1976, a 51 caliper inch offsite tree bordering the northeast corner of the subject property. In addition, the applicant is required to protect Trees # 1967 and 1991. The applicant shall submit a tree protection plan by a certified arborist defining standards and methods that will be used bythe applicant to protect trees during and after construction. The City Arborist recommends the tree plan includthe following specifications for fencing: All trees to be preserved shall be protected with five or six (5' - 6') foot high chain link fences. Fences are to be mounted on two inch diameter galvanized iron posts, driven into the ground to a depth of at least 2-feet at no more than 10-foot spacing. The applicant shall position fencing as directed by the project arborist to protect the trees to be retained. Work within the tree protection zone shall not be without the Project Arbonst's approval and supervision. The applicant shall allow access by the City Arborist for the purpose of monitoring and inspection of the tree protection to verify that the tree protection measures are performing adequately. Failure to follow the plan, or maintain tree protection fencing in the designated locations shall be grounds for immediate suspension of work on the site until remediation measures and/or civil citations can be processed. Section 18.790.040 states that any tree preserved or retained in accordance with this section may thereafter be removed only for the reasons set out in a tree plan, in accordance with Section 18.790.030, or as a condition of approval for a conditional use, and shall not be subject to removal under any other section of this chapter. The pro erty owner shall record a deed restriction as a condition of approval of any development permit affected by this section to the effect that such tree may be removed only if the tree dies or is hazardous according to a certified arborist. The deed restriction may be removed or will be considered invalid if a tree preserved in accordance with this section should either die or be removed as a hazardous tree. The form o}this deed restriction shall be subject to approval by the Director. The applicant is not proposing to retain any trees on site that are subject to mitigation; therefore,this criterion does not apply. FINDING: Tree plan requirements have not been fully met. CONDITIONS: • Prior to site work, the applicant shall revise the tree plan to: 1 include all healthy trees over 12 inches in the mitigation calculation; and 2) show that Trees # 1967 and # 1991 and neighboring trees that may be impacted by construction will be retained and protected. • Prior to final plat approval, the applicant shall submit a revised mitigation plan including the location, species and size of the mitigation trees to be approved by the Project Arborist and City Arborist. Mitigation trees shall be at least 2 caliper inches and planted within property lines. Trees # 1967 (Ponderosa Pine, 11 caliper inches) and # 1991 (Incense Cedar, 7 caliper inches) shall be retained and credited toward mitigation upon successful protection. • Prior to final plat approval, the applicant shall revise the site plan to show footprints that do not encroach within 15 feet of the center of Trees # 1967 and # 1991, unless the applicant provides specific methods approved by the Project Arborist to retain the trees without damage to their canopies andor root zones. • Prior to site work, the applicant shall submit a tree protection plan by a certified arborist defining standards and methods that will be used by the applicant to protect trees during and after construction. In addition, the tree plan shall include the following specifications for fencing: All trees to be preserved shall be protected with five or six (5' - 6') foot high chain link fences. Fences are to be mounted on two inch diameter galvanized iron posts, driven into the ground to a depth of at least 2-feet at no more than 10-foot spacing. NOTICE OF DECISION PAGE 19 OF 30 SUB2007-00006-TROY PARK SUBDIVISION • • • • Prior to site work, the applicant shall install fencing as directed by the project arborist and tree protection plan to protect the trees to be retained. The project arborist shall submit a letter to the City Arborist certifying that the tree protection fencing was installed properly. The applicant shall allow access by the City Arbonst for the purpose of monitoring the tree protection to verify that the tree protection measures are performing adequately. • Prior to site work, the applicant shall submit construction drawings to both Planning and Engineering that include: A. A note prohibiting equipment,vehicles,machinery,grading,dumping,storage,burial of debris,or any other construction-related activities in any tree protection zone;and B. A note stating that only those trees identified on the approved Tree Removal plan are authorized for removal by this report. Notwithstanding any other provision of this title any party found to be in violation of this chapter[18.790] 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: 1) Replacement of unlawfully removed or damaged trees in accordance with Section 18.790.060 (D) of the Tigard Development Code. and 2) 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. • The Project Arborist shall submit written reports to the City Arborist or Current Planning, at least once every two weeks, from initial tree protection zone (TPZ) fencing installation through building construction. The reports shall include the condition and location of the tree protection fencing and whether any changes occurred. If the amount of TPZ was reduced then the Project Arborist 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 work is required within an established tree protection zone, the project arborist shall prepare a proposal detailing the construction techniques to be employed, and the likely impacts to the trees. The proposal shall be reviewed and approved by the City Arborist before proposed work can occur within a tree protection zone. The City Arborist may require changes prior to approval. The project arborist shall be on site while work is occurring within a tree protection zone and submit a summary report certifying that the work occurred per the proposal and will not significantly impact the health and/or stability of the trees. Failure to ollow 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. • Prior to site work, the applicant shall submit a cash assurance (letter of credit or cash deposit) for the equivalent value of mitigation required (137 caliper inches times $125 per caliper inch = $17,125). Any trees successfully planted on or off-site, in accordance with an approved Tree Mitigation Plan and TDC 18.790.060.D,will be credited against the assurance two years after all of the trees are planted per the approved Tree Mitigation Plan. The project arborist shall submit a letter to the Cty Arborist to certify that all-of the mitigation trees were properly planted per the approved Tree Mitigation Plan, and set the starting point of the two year tree establishment period. In addition, if Trees # 1967 and # 1991 are properly protected they will be credited against the assurance upon successful planting two years after all of the trees are planted per the approved Tree Mitigation Plan. After such time,the applicant shall pay the remaining value of-the assurance as a fee in-lieu of planting. • Prior to issuance of building permits,the applicant (developer or builder) shall: A. submit site plan drawings showing the accurate location of the trees that were preserved,the location of tree protection fencing, and the location of mitigation trees,if any. Tree canopy driplines must be drawn to scale. Attach copies of the approved Tree Protection and Mitigation Plans. B. submit a statement and signature of approval from a certified arborist regarding the siting and construction techniques to be employed in building the house with respect to any protected trees on site. NOTICE OF DECISION PAGE 20 OF 30 SUB2007-00006-TROY PARK SUBDIVISION • • • C install required tree protection fencing as specified by the project arborist and call for an inspection by the City Arborist. D. applicant shall submit biweekly reports, prepared by a certified arborist, through final inspection documenting the status of required tree protection fencing. Prior to final inspection for each lot, the applicant shall submit a final report by the Project Arborist certifying the health of protected- trees and that the street trees were properly planted per the approved street tree plan. Tree protection measures may be removed and inal inspection authorized upon review and approval by the City Arborist. Off-Street Parking and LoadingRequirements (18.765): Chapter 18.765, Table 18.765requires that single-family dwellings be provided with one (1) off-street parking space for each dwellingunit. There is no maximum limit on parking spaces or bicycle parking spaces required for detached single-family dwellings. The proposed project will create 10 lots for single-family dwellings. The applicant has stated that each residence will include a two-car garage and a driveway that supports two cars. Therefore,the homes will provide at least 4 off-street parkin spaces each. Detailed plans for the construction of homes within the development are not necessary at this time. The provision of at least one off-street parking space will also be regulated during building permit review. Signs (18.780): Chapter 18.780 regulates the placement, number and design criteria for signage. The applicant does not propose any signs as part of this subdivision application; however, any future signage (temporary or permanent) will be subject to the sign permit requirements in Chapter 18.780. CONDITION: Prior to the issuance of building permits, the developer shall sign a copy of the City's sign compliance agreement. Vision Clearance (18.795): Chapter 18.795 applies to all development and requires that clear vision area shall be maintained on the corners of all propertyadjacent to intersecting right-of-ways and at the intersection of a public street and a private driveway. A visual clearance area shall contain no vehicle, hedge, planting, fence, wall structure, signs, or temporary or permanent obstruction exceeding three feet in height. The code states that at all intersections of two non-arterial streets...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 Joints which are 30 feet distance from the intersection of the right-of-way line and measured along such lines. The applicant's "Preliminary Profiles and Sight distance and Supplemental Plan (Sheet 5) shows a clear vision area at the intersection of Tract A and SW Wmterview Drive that is correctly drawn. Therefore,this criterion is met. C- STREET AND UTILITY IMPROVEMENTS STANDARDS(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: Washington County requires a Collector(C-3) street to have a 74 foot right-of-way width and 50-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities,street lighting, storm drainage, and street trees. NOTICE OF DEQSION PAGE 21 OF 30 SUB2007-00006-TROY PARK SUBDIVISION • • • This site lies adjacent to SW Bull Mountain Road, which is classified as a G3 Collector by Washington County and a Collector on the City of Tigard Transportation Plan Map. At present, there is approximately 20 feet of ROW from centerline, according to the most recent tax assessor's map. The applicant should dedicate the additional ROW to provide 37 feet from centerline. SW Bull Mountain Road is currently partially improved. In order to mitigate impacts from this development, the applicant should construct the half-street improvements to the County's G3 Collector standard. 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 Winterview Drive,which is classified as a local street on the City of Tigard Transportation Plan Map. The applicant should dedicate 54 feet of ROW. SW Winterview Drive currently terminates at the west property line. In order to mitigate the impact from this development,the applicant should construct the full street width improvements in compliance with Figure 18.810.4.A of the Tigard'1'C This is shown on the applicant's plan sheet 3. 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 01150 feet in length. The applicant has submitted a circulation plan that shows future streets. It is not up to date with the Bull Mountain View Estates subdivision that is under construction to the east. However, the plan does show the ultimate extension of Winterview Drive to the east where it will connect to the Bull Mountain View Estates subdivision in a somewhat similar manner. A temporary turnaround will be provided at the intersection of the proposed private street and Winterview Drive. This turnaround must be approved by TVFR The applicant shall submit TVFR approval to the Engineering staff prior to PFI Permit issuance. Street Alignment and Connections: Section 18.810.030.H.1 states that full street connections with spacing of no more than 530 feet between connections is required except where prevented by barriers such as topography, railroads, freeways, pre- existing developments, lease provisions, easements, covenants or other restrictions existing prior to May 1 1995 which preclude street connections. A full street connection may also be exempted due to a regulated water feature if regulations would not permit construction. Section 18.810.030.H.2 states that all local neighborhood routes and collector streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. Land is considered topographically constrained if the slope is greater than 15% for a distance of 250 feet or more. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. The applicant's plans indicate they will extend Wnnterview Drive from the Thomwood Subdivision at their west -property line to their east property line. This will allow a full street connection between this development and Bull Mountain View Estates when the property between them is developed,thereby meeting this criterion. NOTICE OF DECISION PAGE 22 OF 30 SUB2007-00006-TROY PARK SUBDIVISION • • 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 proposed grades on both SW Bull Mountain Road and SW Winterview Drive do not exceed 12%, thereby meeting this criterion. Access to Arterials and Major Collectors: Section 18.810.030.Q states that where a development abuts or is traversed by an existing or proposed arterial or major collector street, the development design shalllprovide adequate protection for residential properties and shall separate residential access and through traffic, or if separation is not feasible, the design shall minimize the traffic conflicts. The design shall include any of the following: • A parallel access street along the arterial or major collector, • Lots of suitable depth abutting the arterial or major collector to provide adequate buffering with frontage along another street; • Screen planting at the rear or side property line to be contained in a non-access reservation along the arterial or major collector; or • Other treatment suitable to meet the objectives of this subsection; • If a lot has access to two streets with different classifications, primary access should be from the lower classification street. No direct access shall be allowed to Bull Mountain Road. The existing driveway to Bull Mountain Road shall be closed and the applicant shall record on the final plat a non-access restriction along the entire subject site frontage. 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 dwellingunits are permitted only within planned developments, mobile home parks, and multi-family resiential developments. The applicant proposes to construct one private street that will provide access for Lots 5-10. 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)�a�lo�n�with the final plat that will clarify how the private property owners are to maintain the private street(s). These C�:&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 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 2,000 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 subdivision will conform to the street pattern of the existing approved subdivision (Thomwood) to the west. The resulting lots will be part of two blocks that will remain incomplete until the neighboring property to the east develops. The perimeter of the existing and proposed lots bordered by Bull Mountain Road, Aspen Ridge Drive and Winterview drive would be about 1,320 feet. The perimeter of the existing and proposed lots bordered by Winterview Drive, Aspen Ridge Drive and Thomwood Drive would be about 1,500 feet. Therefore, when the neighboring property develops,the blocks can be completed to conform to the standard of no greater than 2,000 feet. NOTICE OF DEQSION PAGE 23 OF 30 SUB2007-00006-TROY PARK SUBDIVISION • • Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width,unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. The proposed lots range in size from 4,587 square feet to 6,481 square feet, with an average of 5,319.5 square feet. None of the lots are 1.5 times the minimum lot size (1.5 x 5,000 square feet = 7,500 square feet). Therefore, this criterion does not apply. 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. Lots 7 and 8 have 25 feet of frontage. All other lots have frontages ranging from 54 feet to 153 feet. Therefore, this criterion is met. 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 construct a 5 foot wide sidewalk along both sides of Winterview Drive. They will also construct a 5 foot wide sidewalk along one side of the proposed private street. The plans also show the construction of a 6 foot wide sidewalk along Bull Mountain Road,thereby meeting this criterion. 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 projectedby the Comprehensive Plan. There is an existing 8 inch public sewer line that terminates at the west end of Winterview Drive. The applicant's plans show the extension of the public sewer main to the east terminus of the proposed street extension of Winterview Drive. Another public sewer main will be constructed within the private street Tract to serve Lots 5-10. 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 Desin and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water-Services in 2000 and including any future revisions or amendments). NOTICE OF DECISION PAGE 24 OF 30 SUB2007-00006-TROT PARK SUBDIVISION • • 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 toFanno Creek For those developments adjacent to Fanno Creek,the storm water runoff will be permitted to discharge without detention. Runoff from this development will connect to the system that was designed and installed with the Thornwood Subdivision. This system was designed without detention as it was determined it was not needed based on downstream considerations. At the time the analysis and calculations were done for Thornwood the area of this development was included as area AA. Therefore,since detention was not required for the Thornwood development and the calculations included this property,detention is not required for this development. Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that developments adjoining proposed bikeways identified on the Citv's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways trough the dedication of easements or right-of-way. Bull Mountain Road is identified as a bicycle facility in the Tigard TSP. Cost of Construction: Section 18.810.110.B states that development permits issued for planned unit developments, conditional use permits, subdivisions, and other developments which will principally benefit from such bikeways shall be conditioned to include the cost or construction of bikeway improvements. While it makes sense for the developer to provide the bicycle lane with the half-street improvements, it does not make sense to provide the lane when there are not significant portions of a bicycle lane present. It does make sense,however, for the applicant to pay a fee-in-lieu of providing striping. The amount of the striping would be as follows: • 220 feet of 8-inch white stripe, at $2.50/if $550.00 • 6 Mono-directional reflective markers @ $4.00/ea $ 24.00 • 2 Bike lane legends @ $175/ea $350.00 • 2 Directional mini-arrows Cad $100/ea $200.00 $1,124.00 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. he 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. NOTICE OF DECISION PAGE 25 OF 30 SUB2007-00006-TROY PARK SUBDIVISION • • There are existing overhead utility lines along the frontage of SW Bull Mountain Road. If the fee in-lieu is proposed, it is equal to $35.06 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 219.4 lineal feet;therefore the fee would be $7,679.00. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: The City of Tigard provides water service in this area. There is an existing public water line in Winterview Drive. The applicant's plans show the extension of the public water line in the proposed extension of Winterview Drive. There are also two public water lines located in Bull Mountain Road. The plans show a new fire hydrant added to this system. 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 plantingIlan that provides additional trees and shrubs in the existing public facility that serves the Thornwood Subdivision and will serve this development. This plan shall be submitted to the City Engineering staff for review and approval prior to issuance of permits. Prior to the City accepting these additional plantings, the developer shall maintain them for a minimum of three years after construction is completed or pay a fee-Inn-lieu of maintenance. Gradin and Erosion Control: CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reachingthe 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. Thelan 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, appropnate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. Address Assi nments: 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 o $50.00 per address shall be assessed. This fee shall be paid to the City pnor to f anal 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 CoordinatesAD 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 anc 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 gnd measurements and the angle from north to gnd north. These coordinates can be established by: NOTICE OF DEQSION PAGE 26 OF 30 SUB2007-00006-TROY PARK SUBDIVISION • • • GPS tie networked to the City's GPS survey. By random traverse using conventional surveying methods. In addition, the applicant's as-built drawings (manholes, shall be tied to the GPS network. The applicant's engineer shall provide the Citywith an electronic file withpoints or each structure catch basins, water valves,Iydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). D- IMPACT STUDY(18.390): Section 18.390.050 states that the applicant shall provide an impact study, to quantify the effect of development on public facilities and services. The study shall address, at a minimum, the transportation system including bikeways, the drainage system, the parks system, the water system, the sewer system, and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with a requirement for public right-of-way dedication, or provide evidence that supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. Section 18.390.050 states that when a condition of approval requires the transfer to the public of an interest in real property, the approval authority shall adopt findings which support the conclusion that the interest in real property to be transferred is roughly proportional to the impact the proposed development will have on the public. The applicant has provided an impact study that quantifies the effect of the proposed partition on the services below. Sewer: There is an 8-inch public sewer line in SW Winterview Drive. The applicant will extend this sewer line to the east terminus of the extension of SW Winterview Drive. Another public sewer main will be constructed in the Private Street to serve Lots 5 through 8. Water: There is a public water line in SW Winterview Drive as well as two water lines in SW Bull Mountain Road. The applicant will be extending the water line into the proposed extension of SW Winterview Drive. The plans show that the applicant will add a new fire hydrant to the system. Storm Water: The applicant is required to provide a water quality facility that meets CWS standards. In addition,the applicant is required to add plantings to the existing water qirnlity facility in the neighboring Thornwood Subdivision. Parks: The closest park is Jack Park, which is about 1.5 miles away. Woodard Park is just over 2 miles away, Northview Park about 2.5 miles and Cook Park over 3 miles. The applicant will be assessed a parks system development charge at the time of building permits for each additional home. Transportation: The proposed subdivision will be extending a local public street and adding a new private street. Traffic from the proposed subdivision will use existing local streets to access SW Bull Mountain Road, as collector. As discussed previously, the proposed subdivision will add 90 new daily vehicle trips. The applicant will mitigate for traffic impacts by providing the required improvements. The applicant is dedicating about 3,730 square feet of right- of-way along the site's frontage on SW Buil Mountain Road. Other requirements include half-street improvements along SW Bull Mountain Road and pay a bike-striping fee. The applicant will also be paying a TIF for each additional home. Mitigated Costs and Rough Proportionality: The applicant will pay a Washington County Traffic Impact Fee (TIF) at the time of building permits. The TIF is a mitigation measure that is required for new development. Based on a transportation impact study prepared by Mr. David Larson for the A BoyExpansion/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. The applicant will be required to pay TIF's o approximately $3,020 (Effective July 1, 2004) per new dwelling unit. Therefore, the TIF for this proposed development is $27,180 ($3,020 *9 new dwelling units). NOTICE OF DECISION PAGE 27 OF 30 SUB2007-00006-TROY PARK SUBDIVISION • • • Based on the estimate that total TIF fees cover 32 percent of the impact on major street improvements citywide, a fee that would cover 100 -percent of this project's traffic impact is $84,937 ($27,180 4-0.32). The difference between the TIF paid, and the fuL impact, is considered the unmitigated impact on the street system. The applicant's total cost of mitigating traffic impacts is $56,204 as shown in the Mitigated Costs below. The applicant is dedicating 17 feet of riht-of-way for 219.45 feet along SW Bull Mountain Road (valued at $3.00 per square foot for unimproved residentialproperty). In addition, half-street improvements are required to Washington County standards because Bull Mountain Road is maintained by the County (estimated value of half-street improvements is $200 per lineal foot). Based on the analysis below, the required improvements do not exceed the estimated value of the unmitigated impacts. There are $1,085 worth of unmitigated impacts left over. Therefore, the required improvements meet the roughly proportionality test. Mitigated Costs Public ROW Dedication on Bull Mountain Rd (3,730 square feet)... ... $11,190 Half-Street Improvements on Bull Mountain Rd (219.45 lineal feet)... .$43,890 In-lieu-of Bike Striping Fee... ... ... .$ 1,124 ... ... ... ... ... ... ... ... ... ... ... ... ...... $56,204 Estimated Value ofMitigated Costs Estimated Value of Impacts Full Im act... ... ... ... ... ... ... ... . . $84,397 .. ... .. ... ... ... ... ... ... ... ... ... ... ... .. Less '11 Assessment... ... ... ... ... ... ... ... ... ... ... ... ... .$27,180 Less Mitigated Costs...... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ...$56,204 Estimated Value of Unmitigated Impacts $ 1,085 SECTION VII. OTHER STAFF COMMENTS The City of Tigard Engineering Department reviewed the proposal. Comments are included in the Access, Egress and Circulation section and Streets and Utility Improvements section of this decision. Full comments are in the land use file. The City Arborist reviewed the proposal. Comments are included in the Tree Removal section and Landscaping and Screening section of this decision. Full comments are in the land use file. The City of Tigard Building Division reviewed the proposal and notes that Private Water Services shall be sized per Table P2910.2 ORSC Plans indicate 1" water services;however,they should be sized per ORSC RESPONSE: Water service size will be regulated during the Public Facility Improvement Permit review. The City of Tigard Public Works Department reviewed the proposal. Concerning water, Public Works notes that Lots 5-10 shall be banked on SW Winterview Drive. They also note that the drawings for sanitary sewer are missing. RESPONSE: Details for water service will be reviewed prior to issuance of the Public Facility Improvement Permit. Engineering notes that the sanitary sewer drawings were included. The City of Tigard Police Department reviewed the proposal and has no objections. SECTION VIII. AGENCY COMMENTS Clean Water Services (CWS) reviewed the proposal and commented on sanitary sewer, storm drainage and water quality and erosion control. The Engineering Department has included CWS requirements in its conditions of approval. Compliance with the CWS standards will be regulated by the Engineering Department during the Public Facility Improvement (PFI) Permit review. Full comments are in the land use file. Qwest was given the opportunity to comment and notes that the proposed subdivision falls outside the Qwest serving area. Tualatin Valley Fire and Rescue (TVF&R) reviewed the proposal and endorses the proposal based on the following requirements: NOTICE OF DEQSION PAGE 28 OF 30 SUB2007-00006-TROY PARK SUBDIVISION • • 1) 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 turnaround template shown on the Preliminary Plat is acceptable. 2) FIRE APPARATUS ACCESS ROAD EXCEPTION FOR AUTOMATIC SPRINKLER PROTECTION: When buildings are completely protected with an approved automatic fire sprinkler system, the requirements for fire apparatus access maybe modified as approvedpbythe fire code official. (IFC 503.1.1) 3) 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 sic.e 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. 4) NO PARKING SIGNS: Where fire apparatus roadways are not of sufficient width to accommodate parked vehicles and 20 feet of unobstructed dnvuig 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. (IC D 103.6) 5) 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% maybe allowed. Adequacy of fire apparatus access shall be evaluated from the point beginning at the first due fire station to a point within 150 feet of all structures within the development. 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 Sc D103.2) p The fire district will accept the installation of automatic sprinkler systems in all dwellings constructed as part of this project in lieu of compliant roadway grade. 6) 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 structures) 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 fire hydrant shown on the submitted drawings must be capable of supplying the required fire flow demand. 7) 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) 8) 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) RESPONSE: The applicant has been conditioned to receive TVF&R's approval of the proposed site layout and turnaround. NOTICE OF DECISION PAGE 29 OF 30 SUB2007-00006-TROY PARK SUBDIVISION • • • SECTION IX. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON NOVEMBER 27, 2007 AND EFFECTIVE ON DECEMBER 12, 2007 UNLESS AN APPEAL IS FILED. T�A eal: irector's Decision is final on the date that it is mailed. Any party with standing as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing,subject to any additional rules of procedure that may be adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON DECEMBER 11, 2007. estions: Iyou ve any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard, Tigard,Oregon at (503) 639-4171. November 27, 2007 •'. P•f' D e Emil .- - DATE Assistant anner .� November 27,2007 APPROVED BY: RichardBeweisdor f DATE Planning Manager NOTICE OF DEQSION PAGE 30 OF 30 SUB2007-00006-TROY PARK SUBDIVISION -----,-- i / : 1 !--- ) , --------- ________' ! r-- - • ----___L__ _I_ '-- , 1 I \ 's ) - - -- ' —I ?'-'-----",. ' I CITY of TIGARD 1--- 1 . r---• ,--. GEOGRAPHIC INFORMATION SYSTEM . Li ,e11.,.s! , \ N------------ L____ — ( 0 _______. . -- --- VICINITY MAP __ ___ _ >---, , . 17 _ . DUCHILLY CT J i -- / \ 1, / I . 1 ! I I i 1 ; h-------, _ __ - Li----- MCFARLAND BLVD I I — — H I I l I , cs4--1 I I 1 I E i ____---/ , / (I SUB2007-00011 1 1 i________ / j------1-- 1 i 1 1 , , 4 1 7 1 / '----I r / ,,,,(er ( i / / 1 / \ 1 i FROY PARK. \ / / SUBDIVISION 1 I IgRy US CT WILDWO•D S i * 1 I • fuir F r-rI--- 1; W I I— --I W I \ I W I Cr I—I 1 i I.— 9LC -I —I U.l T LEGEND: b tL_ (br ------- CN i 7 ,-----i UOML INTA N RD SUBJE CT _ 1.BuL s A sie. —F--1 c,. ,1, DR . , f SW WINTERVIEW I 1 rwilmot ,) j, LIJ, 0r L lip. 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DR mi ( F ELEr , B.,ED I. / .'-7 1 0 ai6h.44/k - Tigard Area Map 1 A • N 1 • 11 Nei I \ 0 100 200 300 400 500 Feet 1111 Ifill r.2„ V=387 feet • UTUMNV- -.•••i.s.,,v4)e,l),,,,, i em 4-VIC C _-- ' I 3';111111.- i'''•.4'''''''''': .i''''.-;:'.'.7.,":-.: (AI G-C'CO, _ Saik‘14#,Iiiiik M Information on this map is for general location only and ''.—_ 11111"-WIPP- should be verified with the Development Services Division. 1 13125 SW Hall Blvd 1 I --3 4111P-111.4111ra A_._ ._g Tigard,OR 97223 if- (503)639-4171 C9mmunity Development Plot date:Sep 24,2007;C:\magic\MAGIC03.APR 77 ______ I _. - NOTE ., - C3 COLLECTORS ALLLOTS N7LL HAVE MORE THAN 2 SWI BULL MOUNTAIN ROAD OFFSTREET PARKING SPACES ------ (DOUBLE CAR GARAGES) _-7777_— k �_'—_--_--7777—_ 2) POW OED. _. ._ .,. � 2 .. ._..-...77,7..7... ....__....7..7...7.7............... ___7777__ c -- DEDICATION_..,- 7....7.77... _... i•': fit' P/L / ' 2 LE ACCESS NAMED .8y1..61OUNTAW ROAD .. _. »:FY.'.^-4. i :.. .. ..iS.. - . -i5'0.20 r5 R.b. rr rr g g ...rig R.YO.... --, 1.' Q P L L.. .• g E51 •B r_� �� �mm. TEUP. FIRf TURNAROUND a SL Per. w... 1 8 8 I 9 E 0 2 '4.--I_ fi SF 2 a.:. I ,; 4,973 SF 5,07 SF " - - .Q7,..,or,4 �r • 5O7 T/L 3800 ' ^ T/L 3700MCI-) 5 • M ^: ' « . r MC...sa rout .n-)wa.or. MALL•snwr w WS(r-:/+•auur r KM)I I mn.rofAD ...' '°. _ .. ISW WIN DRIVE ID•�... NTERIOR PUBLIC STREET ( 3D M...! c 3D'r7.ro ac ;'r.m, TERVIEW _. rsF.m� I I: CP:j 5. F I •':( PUE I ... B' Sfi' t % I PI/L I � ~If „II '•,w.� �..2�1E4P.FEtE NRNANOINA I P/l `”- II ..W_.....«.-..w.1:. ....I... 7777 20 _--• 1 -. MA)[NEO ARCA _—_ p I{__� +''WINTER VIEW DR. 5. - - Ff .-t` LX I1,- I —. 1I �... Y{P �c 7777- •... ._ _ _ • PIANP O ....UNTE/1• •,.• _ PARIpNO ........_;_....---`.-..._w.- QT R 8' PUE w P r MEC)mJ 7. .,7---77.77.7777_..__.. ----7777--A-..--_ TAXMAP 2 ,-�..� -.. -;a sr.�. 101 4 •v.x)uw.c PANG. S 777_7____7__7.77-7777_-_ I.. a si sD. D. r, �'' .4 TRACT A PRIVATE STREET TRACT ,?as 'd s�; I 8 TAX LOT 1 TYPICAL STREET SECTION a� 1Q '=._ ... �4 �•.. '. 4`2:11 3 i I s,467 SF 4.87 ACRE 3 • 100 I T/L 4000 I 5' SIDEWALH„EASEMENT•.... . cj O° .' s'so.ro �.,m. Pr I' T/L 3900 . ), ' "s su.b. „.... • • a .-. -0 4.640 SF ;:�._.,. — ssar.c.urw snE 9 e' E i, 5.452 SF :`£ S3 Q:G .,:... '.. 7�� ONEMMOI >vr Was au axiom i :� C: ' W I ' • •Cows N Y I i el „: a ��' 8PAWING v'x-) F I. _-';'sP..':?:. o 12 beD ... ... ._ .... w p.m.a n aWiD w I4aw AM 204. _ I. I ;_.... .... 1_- ..... �___ . t. S.m ro. SW • s...�: Z I :Q BULL COLLECTOR STIN REET) a >_ CI- m Q ' TYPICAL 1/2 STREET SECTION L I 11' 11' ' C - a • 8 7 z 's"q 5.974 SF .. • 6.481 SF ,I IR£ N W �S• C « w3��AsE CC O_ 9 20 ! y�V I S'SD.'W._: 21 4 S 87' • T/L 5000 Asy1vnw 1 '� �:::'�:: .�•...� 3 4 $GALE.10•.30' IAYOIR 8 REQUEST FOR COMMENTS • • 1111 . TIGARD REQUEST FOR COMMENTS DATE: September 26, 2007 TO: PER ATTACHED FROM: City of Tigard Planning Division STAFF CONTACT: Emily Eng,Assistant Planner (503)718-2712 Phone: (503) 639-4171 Fax: (503) 624-3681 Email: emilya,tigard-or.gov SUBDIVISION (SUB) 2007-00011 - TROY PARK SUBDIVISION - REQUEST: The applicant requests Subdivision approval to divide one 1.64-acre parcel into 10 lots for single-family detached homes. The existing home will be demolished. SW Winterview Drive will be extended from the neighboring Thornwood subdivision to the west of the site. Proposed Lots 1-4 will have direct access to Winterview. Proposed Lots 5-10 will access Winterview from a private street. The subject parcel was annexed into the City on June 12, 2007 (Ordinance 2007-13 approving ZCA2007-00002 Goodlett Annexation). LOCATION: 12300 SW Bull Mountain Road; Washington County Tax Map 2S110BC, Tax Lot 1201. ZONE: R-7: Medium-Density Residential District. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.430, 18.510, 18.705, 18.715, 18.745, 18.765, 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: OCTOBER 10, 2007. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions,contact the Tigard Planning Division, 13125 SW Hall Boulevard,Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. _ Please contact of our office. _ Please refer to the enclosed letter or email. Written comments provided below: Name&Number of Person Commenting: , WY OF TIGARD REQUEST FORapMMENTS NOTIFICA1M LIST FOR LAND USE & COMMUNITY DENICOPMENT APPLICATIONS FILE NOS.: SU is -00-1 — OD I FILE NAME: CZ-0`f f°Cd & k S CITY OFFICES `y LONG RANGE PLANNING/Ron Bunch,Planning Mgr. R CURRENT PLANNING/Todd Prager/Arborist POLICE DEPT./Jim Wolf,Crime Prevention Officer X BUILDING DIVISION/Mark Vandomelen,Plans Ex.Supervisor ENGINEERING DEPT./Kim McMillan,Dvlpmnt.Review Engineer EARINGS OFFICER(+2 sets) _CITY ADMINISTRATION/Cathy Wheatley,City Recorder PUBLIC WORKS/Rob Murchison,Project Engineer _PLANNING COMMISSION/GRETCHEN(+12 sets) _COMMUNITY DVLPMNT.DEPT./Planning-Engineering Techs._PUBLIC WORKS/Steve Martin,Parks Supervisor _FILE/REFERENCE(+2 sets) _CODE ENFORCEMENT/Christine Darnell,Code Compliance Specialist(DCA) SPECIAL DISTRICTS �/ 7 TUAL.HILLS PARK&REC.DIST.t►IUALATIN VALLEY FIRE&RESCUE* _ TUALATIN VALLEY WATER DISTRICT* >,CLEAN WATER SERVICES Planning Manager North Division Administrative Office Marvin Spiering/SWM Program 15707 SW Walker Road John K.Dalby,Deputy Fire Marshall PO Box 745 155 N.First Avenue Beaverton,OR 97006 14480 SW Jenkins Road Beaverton,OR 97075 Hillsboro,OR 97124 Beaverton,OR 97005-1152 LOCAL AND STATE JURISDICTIONS CITY OF BEAVERTON* _ CITY OF TUALATIN* _OR.DEPT.OF FISH&WILDLIFE _OR.DIV.OF STATE LANDS _ Planning Manager Planning Manager Devin Simmons,Habitat Biologist Melinda Wood(WLUN Form Required) _ Steven Sparks,Dev.Svcs.Manager 18880 SW Martinazzi Avenue North Willamette Watershed District 775 Summer Street NE,Suite 100 PO Box 4755 Tualatin,OR 97062 18330 NW Sauvie Island Road Salem,OR 97301-1279 Beaverton,OR 97076 Portland,OR 97231 _ OR.PUB.UTILITIES COMM. METRO-LAND USE&PLANNING* _OR.DEPT.OF GEO.&MINERAL IND. 550 Capitol Street NE _ CITY OF DURHAM * 600 NE Grand Avenue 800 NE Oregon Street,Suite 5 Salem,OR 97310-1380 City Manager Portland,OR 97232-2736 Portland,OR 97232 17160 SW Upper Boones Fry.Rd. _ Joanna Mensher,Data Resource Center(ZCA) _US ARMY CORPS.OF ENG. Durham,OR 97224 _ Paulette Allen,Growth Management Coordinator _OR.DEPT.OF LAND CONSERV.&DVLP. Kathryn Harris(Maps&CWS Letter ontyl _ Mel Huie,Greenspaces Coordinator(CPA2oA) Mara Ulloa(Comp.Plan Amendments&Measure 37) Routing CENWP-OP-G _CITY OF KING CITY* _ Jennifer Budhabhatti,Regional Planner(Wetlands) 635 Capitol Street NE,Suite 150 PO Box 2946 City Manager _ C.D.Manager,Growth Management Services Salem,OR 97301-2540 Portland,OR 97208-2946 15300 SW 116th Avenue King City,OR 97224 WASHINGTON COUNTY _ OR.DEPT.OF ENERGY(Powedines in Area) OR.DEPT OF AVIATION(Monopole Towers) Dept.of Land Use&Transp. Bonneville Power Administration Tom Highland,Planning 155 N.First Avenue _CITY OF LAKE OSWEGO* Routing TTRC—Attn: Renae Ferrera 3040 25th Street,SE Suite 350,MS 13 Planning Director PO Box 3621 Salem,OR 97310 HilJ�boro,OR 97124 PO Box 369 Portland,OR 97208-3621 �'Steve Conway(General Apps.) Lake Oswego,OR 97034 _Planning Division(ZCA)Ms 14 _ OR.DEPT.OF ENVIRON.QUALITY(DEQ) ODOT,REGION 1 * _Brent Curtis(CPA) _CITY OF PORTLAND (Notify for Wetlands and Potential Environmental Impacts) _Development Review Coordinator _Doria Mateja(ZCA)Ms 14 Planning Bureau Director Regional Administrator _Carl Torland, Right-of-Way Section(vacations) _Sr.Cartographer(CPNZCA)MS 1. 1900 SW 4th Avenue,Suite 4100 2020 SW Fourth Avenue,Suite 400 123 NW Flanders _Jim Nims,surveyor RCA)M515 Portland,OR 97201 Portland,OR 97201-4987 Portland,OR 97209-4037 _OR.PARKS&REC.DEPT. _WA.CO.CONSOL.COMM.AGNCY _ODOT,REGION 1-DISTRICT 2A* _ODOT,RAIL DIVISION STATE HISTORIC Dave Austin(wcccA)-111"(Monopole Towers) Sam Hunaidi,Assistant District Manager (Notify if ODOT R/R-Hwy.Crossing is Only Access to Land) PRESERVATION OFFICE PO Box 6375 6000 SW Raab Road Dave Lanning,Sr.Crossing Safety Specialist (Notify if Property Has HD Overlay) Beaverton,OR 97007-0375 Portland,OR 97221 555-13"'Street,NE,Suite 3 725 Sumner Street NE,Suite C Salem,OR 97301-4179 Salem,OR 97301 UTILITY PROVIDERS AND SPECIAL AGENCIES _PORTLAND WESTERN R/R,BURLINGTON NORTHERN/SANTA FE R/R,OREGON ELECTRIC R/R(Burlington Northern/Santa Fe R/R Predecessor) Bruce Carswell,President&General Manager 1200 Howard Drive SE Albany,OR 97322-3336 _SOUTHERN PACIFIC TRANS.CO.R/R _METRO AREA COMMUNICATIONS XCOMCAST CABLE CORP. _TRI-MET TRANSIT DVLPMT. Clifford C.Cabe,Construction Engineer Debra Palmer(Annexations Only) Gerald Backhaus(see Map to Arm Conrad) (If Project is Within%Mile of a Transit Route) 5424 SE McLoughlin Boulevard Twin Oaks Technology Center 14200 SW Brigadoon Court Ben Baldwin,Project Planner Portland,OR 97232 1815 NW 169th Place,S-6020 Beaverton,OR 97005 710 NE Holladay Street Beaverton,OR 97006-4886 Portland,OR 97232 PORTLAND GENERAL ELECTRIC ,1"--NW NATURAL GAS COMPANY X VERIZON (MC030533) )L_QWEST COMMUNICATIONS Ken Gutierrez,Svc.Design Consultant Scott Palmer,Engineering Coord. Brandon Kahler,Engineering Lynn Smith,Eng.ROW Mgr. 9480 SW Boeckman Road 220 NW Second Avenue 20575 Vonnewmann Dr.,Suite 150 8021 SW Capitol Hill Rd,Rm 110 Wilsonville,OR 97070 Portland,OR 97209-3991 Beaverton,OR 97075-1100 Portland,OR 97219 _TIGARD/TUALATIN SCHOOL DIST.#23J _BEAVERTON SCHOOL DIST.#48 y_COMCAST CABLE CORP. _COMCAST CABLE COMMUNIC. Teri Brady,Administrative Offices Jennifer Garland,Demographics Alex Silantiev (See Map to Area Contad) Brian Every(App.E.d MallN.d MaW) 6960 SW Sandburg Street 16550 SW Merlo Road 9605 SW Nimbus Avenue,Bldg.12 10831 SW Cascade Avenue Tigard,OR 97223-8039 Beaverton,OR 97006-5152 Beaverton,OR 97008 Tigard,OR 97223-4203 • INDICATES AUTOMATIC NOTIFICATION IN COMPLIANCE WITH INTERGOVERNMENTAL AGREEMENT IF WITHIN 500'OF THE SUBJECT PROPERTY FOR ANY/ALL CITY PROJECTS(Project Planner Is Responsible For Indicating Parties To Notify). h:\patty\masters\Request For Comments Notification List.doc (UPDATED: 24-Aug-07) (Also update:is\curpin\setup\labels\annexations\annexation_utilities and franchises.doc,mailing labels&auto text when updating this documer AP o : . V 'PI TIGARD REQUEST FOR COMMENT ECEIVED DATE: September 26. 2007 PLACNNSEP 2 7 2 0 0 7 TO: Mark Vandomelen, Plans Examination Supervisor TlGggp FROM: City of Tigard Planning Division rlu INEERING STAFF CONTACT: Emily Eng,Assistant Planner (503)718-2712 Phone: (503) 639-4171 Fax: (503) 624-3681 Email: emilya,tigard-or.gov SUBDIVISION (SUB) 2007-00011 - TROY PARK SUBDIVISION - REQUEST: The applicant requests Subdivision approval to divide one 1.64-acre parcel into 10 lots for single-family detached homes. The existing home will be demolished. SW Winterview Drive will be extended from the neighboring Thornwood subdivision to the west of the site. Proposed Lots 1-4 will have direct access to Winterview. Proposed Lots 5-10 will access Winterview from a private street. The subject parcel was annexed into the City on June 12, 2007 (Ordinance 2007-13 approving ZCA2007-00002 Goodlett Annexation). LOCATION: 12300 SW Bull Mountain Road; Washington County Tax Map 2S110BC, Tax Lot 1201. ZONE: R-7: Medium-Density Residential District. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.430, 18.510, 18.705, 18.715, 18.745, 18.765, 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: OCTOBER 10, 2007. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard,Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. — Please contact of our office. _ Please refer to the enclosed letter or email. XWritten comments provided below: pr;vaA-c,. w6..kci �:e.,r„1c.e.- 5�o•1 i (3e ,S',-z.e. ) Pew mat k P2 al 10.2 Otgss.C.: p1 Gl►..r T,..c+3 i c,„4-4._ I ,, J -4c- Si2✓vjt-e.-.(5 Ze a 1+ Wtit'1"(--" e./dice! Pe,-o c c) Name&Number of Person Commenting: /-.0k(1,--,61/4Y Q1_ NW°` i ,, d S-03 717 / y3 WASH CO LAND DEV. Fax:503-846-2908 Oct 19 2007 16:08 P.01 • • 4011% WASHINGTON COUNTY, OREGON Department of Land Use and Transportation,Land Development Services 155 North First Avenue,Suite 350.13,Hillsboro,Oregon 97124 (503)8468761 •FAX:(503)846-2908 October 19, 2007 RECEiVED Emily Eng City of Tigard Planning Division E` 13125 SW Hall Boulevard CITY OF iGArtu Tigard, OR 97223 PLANi`I!! (iF^!r'.NFFRING FAX: (503) 684-7297 No. of pages: 5 RE: Troy Park Subdivision City File Number: (SUB) 2007-00011 Tax Map and Lot Number: 2S1 10BC 1201 Location: 12300 SW Bull Mountain Road 8W WINYEW Sew GN 812401.«, o. U The applicant is requesting approval to divide the subject site into 10-lots with access to the site proposed via the extension of SW Winterview Drive, The subject site has frontage on SW Bull Mountain Road, a County maintained Collector(2-3 Lanes. Washington County Department of Land Use and Transportation has reviewed this development application and submits the following comments and required conditions for Troy Park Subdivision, COMMENTS 1. The minimum access spacing standard for SW Bull Mountain Road is 100 feet, measured between access points on each side of the road as required by Resolution and Order 86-95 (R&O 86-95) and Section 501-8.5.B of the Community Development Code. Access to SW Bull Mountain Road must therefore be restricted to meet this spacing standard. , WASH CO LAND DEV. Fax:503-846-2908 Oct 19 2007 16:08 P. 02 • • Access to SW Bull Mountain Road is not proposed. The applicant is required to close the existing driveway to SW Bull Mountain Road and record a non-access restriction along the subject site's frontage (included on the plat). 2. Consistent with statewide pedestrian circulation/linkage goals of the Transportation Planning Rule and the County's R&O 86-95 (road safety requirements), the County normally requires sidewalk installation as a minimum road safety improvement along site frontage of all County-maintained roads. Sidewalks further establish future street profiles, demarcate County or City right-of-way, and address drainage issues. Sidewalk requirements are not generally waived, even when sidewalk is not currently present on neighboring properties. Rather, even non-contiguous sidewalk is considered to provide some measure of pedestrian refuge and ideally, makes possible eventual connection of sidewalks (as surrounding development takes place and is likewise conditioned to provide sidewalk). Construction of a half-street to a C-3 standard is required along the subject site's frontage of SW Bull Mountain Road. 3. Section 501-8.1.C, (of"Critical Services")of the Washington County Community Development Code requires provision of adequate drainage. This requirement will be met with the construction of a half-street to County standard along the subject site's frontage of SW Bull Mountain Road. 4. The statewide Transportation Planning Rule requires provision for adequate transportation facilities in order for development to occur. Accordingly, the County has classified roads and road segments within the County system based upon their function. The current Transportation Plan (regularly updated) contains adequate right-of-way, road width and lane provision standards based upon each roadway's classification. Subject right of way is considered deficient if half-width of the existing right of way does not meet that determined necessary within the County's current transportation plan. Sections 418-2.2 and 501-8.4 of the Washington County Community Development Code require dedication of additional right-of-way along site frontage of a County road when existing right-of-way is deficient_ The applicant is required to dedicate 37 feet from centerline of SW Bull Mountain Road. REQUIRED CONDITIONS OF APPROVAL IMPORTANT: Road improvements required along site frontage shall apply to frontage of all land within the subject site that abuts the County roadway. The subject site shall be considered to include: any lot or parcel to be partitioned or otherwise subdivided (regardless of whether it contains existing structures or not); and any contiguous lots or parcels that constitute phases of the currently proposed development. , WASH CO LAND DEV. Fax:503-846-2908 Oct 19 2007 16:09 P. 03 • • If the applicant proposes to develop the project in phases, all County-required frontage improvements must be constructed with the first phase. In addition, off-site improvements warranted by the first phase must also be completed with the first phase. I. PRIOR TO FINAL APPROVAL OF THE SUBDIVISION PLAT BY THE CITY OF TIGARD: A. Submit to Washington County Land Development Services (Public Assurance Staff, 846-3843): 1. Completed "Design Option" form. 2. $3,500.00 Administration Deposit. NOTE: Any portion of the Administration Deposit not used by Washington County for plan approval, field inspections, and contract administration will be returned to the applicant. If at any time during the project, the County's costs are higher than the amount deposited, Washington County will bill the applicant the amount needed to cover its costs. 2. A copy of the City's Land Use Approval with Conditions, signed and dated. 3. Three (3) sets of complete engineering plans for construction of the following public improvements: a. Half-street improvement to a C-3 County standard along the subject site's frontage of SW Bull Mountain Road. b. Closure of all existing driveways to SW Bull Mountain Road from the subject site. B. Obtain a Washington County Facility Permit upon completion of the following: 1. Obtain Engineering Division approval and provide a financial assurance for the construction of the public improvements listed in conditions I.A.3. NOTE: The Public Assurance staff(503-846-3843) of Land Development Services will send the required forms to the applicant's representative after submittal and approval of items listed under I.A., above. The Facility Permit allows construction work within County rights- of-way and permits site access only after the developer first submits plans and obtains Washington County Engineering approval, obtains required grading and erosion control permits, and satisfies various other requirements of Washington County's WASH CO LAND DEV. Fax:503-846-2908 Oct 19 2007 16:09 P.04 • • Assurances Department including but not limited to execution of financial and contractual agreements. This process ensures that the developer accepts responsibility for construction of public improvements, and that improvements are closely monitored, inspected, and built to standard in a timely manner. Access will only be permitted under the required Washington County Fad!! Permit and onl followin• submittal and Count acceptance of all materials required under the facility permit process. C. The following shall be represented on the plat and recorded with Washington County: 1. Dedication of additional right-of-way to provide 37 feet from centerline of SW Bull Mountain Road. 2. Provision of a non-access reservation along the subject site's SW Bull Mountain Road frontage. H. PRIOR TO OCCUPANCY: A. The road improvements required in condition I.A.3. above shall be completed and accepted by Washington County. Requirements identified within this letter are considered by the County to be minimum warranted improvements (and/or analyses) that are necessitated by the proposed development, therefore it is requested that they be conveyed to the applicant within the City's Approval document. Before the City issues its Final Notice of Decision, please allow the County to review and acknowledge a draft of the City's conditions. Additionally, please send a copy of the subsequent Final City Notice of Decision and any appeal information to the County. Thank you for the opportunity to comment. If you have any questions, please contact me at 503-846-3839. Naomi ►oge 'e_.....__. Associate Player Cc: Jinde Zhu,P.E.,Traffic Engineer Carol Pollard,Assistant Planner,Assurances Greg Miller,County Engineer • • • / p Tualatin Valley Fire & Rescue October 16, 2007 Emily Eng, Assistant Planner City of Tigard Planning Division 13125 SW Hall Boulevard Tigard, OR 97223 Re: (SUB) 2007-00011 Troy Park Subdivision Dear Emily, 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) 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 turnaround template shown on the Preliminary Plat is acceptable. 2) FIRE APPARATUS ACCESS ROAD EXCEPTION FOR AUTOMATIC SPRINKLER PROTECTION: When buildings are completely protected with an approved automatic fire sprinkler system, the requirements for fire apparatus access may be modified as approved by the fire code official. (IFC 503.1.1) 3) 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. 4) 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) 5) 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. Adequacy of fire apparatus access shall be evaluated from the point beginning at the first due fire station to a point within 150 feet of all structures within the development. 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) The fire district will accept the installation of automatic sprinkler systems in all dwellings constructed as part of this project in lieu of compliant roadway grade. 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 6) 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 fire hydrant shown on the submitted drawings must be capable of supplying the required fire flow demand. 7) 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) 8) 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) 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, That;doh.J`. Taf 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 . • Emily Eng From: Dalby, John K. [John.Dalby@tvfr.com] Sent: Tuesday, October 16, 2007 2:31 PM To: Emily Eng Subject: Troy Park Subdivision (T) Attachments: Troy Park Subdivision (T).doc 1 ti • • • MEMORANDUM CITY OF TIGARD, OREGON DATE: 11/15/07 • TO: Emily Eng, Assistant Planner FROM: Kim McMillan, Development Review Engines/ RE: SUB2007-00011 Troy Park Access Management (Section 18.705.030.H) Section 18.705.030.H.1 states that an access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the City and AASHTO. The proposed development will create 90 new daily vehicle trips. Direct access will be eliminated onto Bull Mountain Road by removing the existing driveway. Access to the site will be via the extension of Winterview Drive. A private street will be constructed to serve lots 5-10. The applicant's engineer has provided preliminary sight distance certification for the proposed intersection of the private street and Winterview Drive. The speed on local streets is 25 mph, requiring a minimum of 250 feet of site distance in each direction. The engineer has shown on Sheet 5 of 8 that there is at least 250 feet of sight distance to the west of the intersection of the private street with Winterview Drive. Winterview Drive terminates approximately 80 feet east of this intersection. Upon completion of the public improvements the applicant's engineer shall submit a final sight distance certification for the intersection of the private street and Winterview Drive. 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 ENGINEERING COMMENTS SUB2007-00011 TROY PARK PAGE 1 T 0 0 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. Bull Mountain Road is classified as a Collector by both Washington County and the City of Tigard. Lots 1-4 will abut Bull Mountain Road, but will not be allowed direct access. Washington County requires the applicant to provide a non- access reservation along the subject site's SW Bull Mountain Road frontage on the final plat. 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 proposed private street is over 400 feet from Aspen Ridge Drive, a local street, thereby meeting this criterion. 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: Washington County requires a Collector (C-3) street to have a 74 foot right-of-way width and 50-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 Bull Mountain Road, which is classified as a C-3 Collector by Washington County and a Collector on the City of Tigard Transportation Plan Map. At present, there is approximately 20 feet of ROW from centerline, according to the most recent tax assessor's map. The applicant should dedicate the additional ROW to provide 37 feet from centerline. ENGINEERING COMMENTS SUB2007-00011 TROY PARK PAGE 2 • • SW Bull Mountain Road is currently partially improved. In order to mitigate impacts from this development, the applicant should construct the half-street improvements to the County's C-3 Collector standard. 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 Winterview Drive, which is classified as a local street on the City of Tigard Transportation Plan Map. The applicant should dedicate 54 feet of ROW. SW Winterview Drive currently terminates at the west property line. In order to mitigate the impact from this development, the applicant should construct the full street width improvements in compliance with Figure 18.810.4.A of the Tigard TDC. This is shown on the applicant's plan sheet 3. 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 that shows future streets. It is not up to date with the Bull Mountain View Estates subdivision that is under construction to the east. However, the plan does show the ultimate extension of Winterview Drive to the east where it will connect to the Bull Mountain View Estates subdivision in a somewhat similar manner. A temporary turnaround will be provided at the intersection of the proposed private street and Winterview Drive. This turnaround must be approved by TVFR. The applicant shall submit TVFR approval to the Engineering staff prior to PFI Permit issuance. ENGINEERING COMMENTS SUB2007-00011 TROY PARK PAGE 3 • • Street Alignment and Connections: Section 18.810.030.H.1 states that full street connections with spacing of no more than 530 feet between connections is required except where prevented by barriers such as topography, railroads, freeways, pre-existing developments, lease provisions, easements, covenants or other restrictions existing prior to May 1, 1995 which preclude street connections. A full street connection may also be exempted due to a regulated water feature if regulations would not permit construction. Section 18.810.030.H.2 states that all local, neighborhood routes and collector streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. Land is considered topographically constrained if the slope is greater than 15% for a distance of 250 feet or more. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. The applicant's plans indicate they will extend Winterview Drive from the Thornwood Subdivision at their west property line to their east property line. This will allow a full street connection between this development and Bull Mountain View Estates when the property between them is developed, thereby meeting this criterion. 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 proposed grades on both SW Bull Mountain Road and SW Winterview Drive do not exceed 12%, thereby meeting this criterion. Access to Arterials and Major Collectors: Section 18.810.030.Q states that where a development abuts or is traversed by an existing or proposed arterial or major collector street, the development design shall provide adequate protection for residential properties and shall separate residential access and through traffic, or if separation is not feasible, the design shall minimize the traffic conflicts. The design shall include any of the following: ENGINEERING COMMENTS SUB2007-00011 TROY PARK PAGE 4 • • • A parallel access street along the arterial or major collector; • Lots of suitable depth abutting the arterial or major collector to provide adequate buffering with frontage along another street; • Screen planting at the rear or side property line to be contained in a non-access reservation along the arterial or major collector; or • Other treatment suitable to meet the objectives of this subsection; • If a lot has access to two streets with different classifications, primary access should be from the lower classification street. No direct access shall be allowed to Bull Mountain Road. The existing driveway to Bull Mountain Road shall be closed and the applicant shall record on the final plat a non-access restriction along the entire subject site frontage. 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 proposes to construct one private street that will provide access for Lots 5-10. 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 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. ENGINEERING COMMENTS SUB2007-00011 TROY PARK PAGE 5 0 0 • 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 construct a 5 foot wide sidewalk along both sides of Winterview Drive. They will also construct a 5 foot wide sidewalk along one side of the proposed private street. The plans also show the construction of a 6 foot wide sidewalk along Bull Mountain Road, thereby meeting this criterion. 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 ENGINEERING COMMENTS SUB2007-00011 TROY PARK PAGE 6 • ! 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. There is an existing 8 inch public sewer line that terminates at the west end of Winterview Drive. The applicant's plans show the extension of the public sewer main to the east terminus of the proposed street extension of Winterview Drive. Another public sewer main will be constructed within the private street Tract to serve Lots 5-10. 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 resulting in an increase of impervious surfaces provide ENGINEERING COMMENTS SUB2007-00011 TROY PARK PAGE 7 • • 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. Runoff from this development will connect to the system that was designed and installed with the Thornwood Subdivision. This system was designed without detention as it was determined it was not needed based on downstream considerations. At the time the analysis and calculations were done for Thornwood the area of this development was included as area AA. Therefore, since detention was not required for the Thornwood development and the calculations included this property, detention is not required for this development. 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. Bull Mountain Road is identified as a bicycle facility in the Tigard TSP. Cost of Construction: Section 18.810.110.B states that development permits issued for planned unit developments, conditional use permits, subdivisions, and other developments which will principally benefit from such bikeways shall be conditioned to include the cost or construction of bikeway improvements. While it makes sense for the developer to provide the bicycle lane with the half- street improvements, it does not make sense to provide the lane when there are not significant portions of a bicycle lane present. It does make sense, however, for the applicant to pay a fee-in-lieu of providing striping. The amount of the striping would be as follows: • 220 feet of 8-inch white stripe, at $2.50/If $550.00 • 6 Mono-directional reflective markers @ $4.00/ea $24.00 • 2 Bike lane legends @ $175/ea $350.00 • 2 Directional mini-arrows @ $100/ea $200.00 $1124.00 ENGINEERING COMMENTS SUB2007-00011 TROY PARK PAGE 8 • • 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 existing overhead utility lines along the frontage of SW Bull Mountain Road. If the fee in-lieu is proposed, it is equal to $ 35.00 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 219.4 lineal feet; therefore the fee would be $ 7679.00. Public Water System: The City of Tigard provides water service in this area. There is an existing public water line in Winterview Drive. The applicant's plans show the extension of the public water line in the proposed extension of Winterview Drive. There are also ENGINEERING COMMENTS SUB2007-00011 TROY PARK PAGE 9 0 • two public water lines located in Bull Mountain Road. The plans show a new fire hydrant added to this system. 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 planting plan that provides additional trees and shrubs in the existing public facility that serves the Thornwood Subdivision and will serve this development. This plan shall be submitted to the City Engineering staff for review and approval prior to issuance of permits. Prior to the City accepting these additional plantings, the developer shall maintain them for a minimum of three years after construction is completed or pay a fee-in-lieu of maintenance. 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 one acre, the developer will be required to obtain an NPDES 1200C 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 ENGINEERING COMMENTS SUB2007-00011 TROY PARK PAGE 10 • • 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. 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). 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: ENGINEERING COMMENTS SUB2007-00011 TROY PARK PAGE 11 r 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. The City Engineer may determine the necessity for, and require submittal and approval of, a construction access and parking plan for the home building phase. If the City Engineer deems such a plan necessary, the applicant shall provide the plan prior to issuance of building permits. The applicant shall submit construction plans to the Washington County Engineering Department as a part of the Washington County Facility permit, which indicate that they will construct a half-street improvement along the frontage of SW Bull Mountain Road. The improvements adjacent to this site shall include: A. County standard pavement section for a C-3 Collector street from curb to centerline equal to 25 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 6 foot concrete sidewalk with a 5 foot planter strip; F. street trees in the planter strip spaced per TDC requirements; G. street striping; H. streetlight layout by applicant's engineer, to be approved by City Engineer; ENGINEERING COMMENTS SUB2007-00011 TROY PARK PAGE 12 • I. underground utilities; J. street signs (if applicable); K. driveway apron (if applicable); and L. adjustments in vertical and/or horizontal alignment to construct SW Bull Mountain Road in a safe manner, as approved by the Engineering Department. A profile of Bull Mountain Road shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. The applicant shall obtain a facility permit from the Department of Land Use and Transportation of Washington County, to perform work within the right- of-way of SW Bull Mountain Road. A copy shall be provided to the City Engineering Department prior to issuance of a Public Facility Improvement (PFI) permit Permit. Lots 1 - 4 shall not be permitted to access directly onto SW Bull Mountain Road. The applicant shall close all existing driveways to SW Bull Mountain Road from subject site. The applicant's Public Facility Improvement permit construction drawings shall indicate that full width street improvements, 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, Figure 18.810.4.A, for the Winterview Drive extension. A profile of Winterview Drive shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. 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. 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. ENGINEERING COMMENTS SUB2007-00011 TROY PARK PAGE 13 • I , . Final design plans and calculations for the proposed public water quality/detention facility shall be submitted to the Engineering Department (Kim McMillan) as a part of the Public Facility Improvement plans. Included with the plans shall be a proposed landscape plan to be approved by the City Engineer. The landscape plan shall include trees and shrubs to be added to the existing facility located in the Thornwood Subdivision. 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 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. Prior to issuance of the PFI Permit the applicant shall obtain approval from TVFR for the proposed turnaround at the intersection of the private street and Winterview Drive. 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 final plat approval, the applicant shall provide a non-access reservation along the subject site's SW Bull Mountain Road frontage. 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). ENGINEERING COMMENTS SUB2007-00011 TROY PARK PAGE 14 • • 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. 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 SW Bull Mountain Road, providing 37 feet from centerline, and SW Winterview Drive, providing 54 feet, 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 ENGINEERING COMMENTS SUB2007-00011 TROY PARK PAGE 15 • • City 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). Prior to issuance of building permits, the applicant's engineer shall submit a final sight distance certification for the intersection of the private street and Winterview Drive. 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. Prior to issuance of building permits, the applicant shall pay $1124.00 to the City for the striping of the bike lane along the frontage of SW Bull Mountain Road. The applicant shall either place the existing overhead utility lines along SW Bull Mountain Road underground as a part of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $ 35.00 per lineal foot. If the fee option is chosen, the amount will be $ 7679.00 and it shall be paid prior to issuance of building permits. During issuance of the building permit for Parcels 1 - 10, the applicant shall pay the standard water quantity fees per lot (fee amounts will be the latest approved by CWS). ENGINEERING COMMENTS SUB2007-00011 TROY PARK PAGE 16 • • The new plantings in the water quality facility shall be maintained by the developer for a three-year period from the conditional acceptance of the public improvements or a fee-in-lieu may be paid. 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. ENGINEERING COMMENTS SUB2007-00011 TROY PARK PAGE 17 • • 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 paper copy of the recorded final plat. 18.430.070 Final Plat Application Submission Requirements: Three copies of the subdivision plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. The subdivision plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. STREET CENTERLINE MONUMENTATION SHALL BE PROVIDED AS FOLLOWS: Centerline Monumentation In accordance with Oregon Revised Statutes 92.060, subsection (2), the centerline of all street and roadway rights-of-way shall be monumented before the City accepts a street improvement. The following centerline monuments shall be set: 1. All centerline-centerline intersection points; 2. All cul-de-sac center points; and 3. Curve points, beginning and ending points (PC's and PT's). All centerline monuments shall be set during the first lift of pavement. Monument Boxes Required Monument boxes conforming to City standards will be required around all centerline intersection points, cul-de-sac center points, and curve points. ENGINEERING COMMENTS SUB2007-00011 TROY PARK PAGE 18 • • 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 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, ENGINEERING COMMENTS SUB2007-00011 TROY PARK PAGE 19 • • 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: ENGINEERING COMMENTS SUB2007-00011 TROY PARK PAGE 20 Emily Eng -Troy Park Subdivision Page 1 • • From: "Smith, Lynn" <Lynn.Smith@gwest.com> To: <Emily@tigard-or.gov> Date: 10/4/2007 10:42:27 AM Subject: Troy Park Subdivision Emily In response to the following requests for comment: Troy Park Subdivision This project falls outside of the Qwest serving area, therefore we have no objections or comments. Thank you for the opportunity to review and comment. Please consider this e-mail the only response we will send on these project. Have a wonderful day. Thank you, Lynn M. Smith Manager, Right-of-Way Oregon 503-242-6376 Office 800-427-8360 Pager 503-242-7513 Fax This communication is the property of Qwest and may contain confidential or privileged information. Unauthorized use of this communication is strictly prohibited and may be unlawful. If you have received this communication in error, please immediately notify the sender by reply e-mail and destroy all copies of the communication and any attachments. • • CleanWater Services Our commitment k clear. RECEIVED PLANNING OCT 0 3 2007 CITY OF TIGARD MEMORANDUM DATE: October 2, 2007 FROM: David Schweitzer, Clean Water Services TO: Emily Eng,Assistant Planner City of Tigard Planning Division SUBJECT: Review Comments—Troy Park Subdivision, 2007-00011 SUB GENERAL COMMENTS • This Land Use Review by Clean Water Services (CWS) does not constitute approval of storm or sanitary sewer compliance with the NPDES permit held by CWS. CWS must review and approve final construction plans prior to issuance of any construction and/or connection permits. • All provisions of the development submittal shall be in accordance with current CWS Design and Construction Standards, (presently R&O 07-20), and all current Intergovernmental Agreements between the City and CWS. • Final construction plans shall be reviewed and approved by CWS for conformance with current CWS Design and Construction Standards prior to issuance of any construction permits. • A Stormwater Connection Permit shall be required, as approved by CWS, prior to construction of sanitary sewer, storm and surface water systems, any work within sensitive area buffers and vegetated corridors, and final plat approval. • Public sanitary and storm sewer easements shall be required in accordance with current CWS Design and Construction Standards. A separate "Tract" and public easement shall be provided for the any required public water quality facility. SANITARY SEWER • Each lot in the development shall be provided with a direct gravity side sewer(service lateral) connection to a public sanitary sewer mainline in accordance with current CWS Design and Construction Standards. Each sanitary lateral shall provide service to only one lot and shall be contiguous with public right-of-way or public sewer easement. Public sewer easements shall be shown on final construction plans. 2550 SW Hillsboro Highway• Hillsboro, Oregon 97123 Phone: (503)681-3600• Fax: (503)681-3603 •www.CleanWaterservices.org CleanWater Services Our commitment is clear. • The engineer shall verify public sanitary sewer availability to adjacent properties and extend public sanitary sewer to provide service to adjacent properties in accordance with current CWS Design and Construction Standards, (presently R&O No. 07-20). STORM DRAINAGE AND WATER QUALITY • Each lot in the development shall be provided with a gravity service lateral and individual connection to a public storm conveyance. Privately owned and maintained storm sewers, including water quality facilities, serving multiple lots shall not be approved. For lots 6-9 proposed to be served by weep holes in the curb, all provisions of R&O 07-20 chapter 5.09.3 (g) shall be followed, and finished floor elevations labeled on lots 6-9 to demonstrate adequate fall. The public storm system shall be extended per chapter 5.02 and designed for full build out of all upstream properties per chapter 5.05.1 • A hydraulic and hydrological analysis of the existing drainage and downstream storm conveyance system, in accordance with current CWS Design and Construction Standards (presently R&O 07-20), is required. The applicant is responsible for mitigating downstream storm conveyance if the existing system does not have the capacity to convey the runoff volume from a 25-year, 24-hour storm event. Public underground detention shall not be permitted. Use of the existing City of Tigard swale (CWS number 222601) shall be permitted for treatment of the storm flows if this analysis shows adequate treatment capacity exists in the existing facility. • Maintenance access shall be provided for water quality facilities (here 222601) in accordance with current CWS Design and Construction Standards should it not currently exist. • Final construction plans shall show all existing and proposed public and private storm conveyance and easements. SENSITIVE AREA • CWS has reviewed this proposal for Tax/Lot Map 2S1 10BC-01201 and issued a Sensitive Area Pre-Screening Site Assessment, CWS File Number 07-001494, for the proposed development dated May 14, 2007. This Pre-Screening will serve as the Service Provider Letter(SPL) for this project. EROSION CONTROL • The developer shall meet all CWS erosion control requirements in accordance with current CWS Design and Construction Standards. • Disturbed areas of one acre and more shall require a NPDES 1200-C permit. 2550 SW Hillsboro Highway• Hillsboro, Oregon 97123 Phone: (503)681-3600• Fax: (503)681-3603 •www.CleanWaterservices.org . • MEMORANDUM RECEIVED TO: Emily Eng CITU OF FIGgNL� PLANNIA cninr!UFFRINC FROM: Todd Prager, City Arborist RE: Troy Park Subdivision DATE: October 2, 2007 As you requested I have provided comments on the "Troy Park Subdivision" project. If you have any questions or concerns regarding my comments please contact me anytime. 18.745.030 General Provisions C, Installation Requirements._The installation of all landscaping shall be as follows: 1. All landscaping shall be installed according to accepted planting procedures. The accepted planting procedures are the guidelines described in the Tigard Tree Manual. These guidelines follow those set forth by the International Society of Arboriculture (ISA) tree planting guidelines as well as the standards set forth in the American Institute of Architects' Architectural Graphic Standards, 10th edition. In the Architectural Graphic Standards there are guidelines for selecting and planting trees based on the soil volume and size at maturity. Additionally, there are directions for soil amendments and modifications. 2. The plant material shall be of high grade, and shall meet the size and grading standards of the American Standards for Nurberg Stock (ANSI Z-60, 1-1986, and any other future revisions); and 3. Landscaping shall be installed in accordance with the provisions of this title. D. Certificate of Occupancy. Certificates of occupancy shall not be issued unless the landscaping requirements have been met or other arrangements have been made and approved by the City such as the posting of a bond. The applicant has proposed to exempt 8 trees from mitigation calculations because they are in the proposed right of way. However, this does not appear to be consistent with current city policy. Please consider having the applicant include the 8 right of way trees in their mitigation calculation. • • In addition, while the species and spacing of the mitigation trees is appropriate on the applicant's landscape plan, please consider having them revise their plans so that no trees are planted on property lines. E. Protection of Existing Landscaping. Existing vegetation on a site shall be protected as much as possible: 1. The developer shall provide methods for the protection of existing vegetation to remain during the construction process;and 2. The plants to be saved shall be noted on the landscape plans (e.g., areas not to be disturbed can be fenced, as in snow fencing which can be placed around the individual trees). All trees to be preserved shall be protected with five or six (5' - 6') foot high chain link fences. Fences are to be mounted on two inch diameter galvanized iron posts, driven into the ground to a depth of at least 2-feet at no more than 10-foot spacing. The applicant shall position fencing as directed by the project arborist to protect the trees to be retained. The applicant shall allow access by the City Arborist for the purpose of monitoring and inspection of the tree protection to verify that the tree protection measures are performing adequately. Failure to follow the plan, or maintain tree protection fencing in the designated locations shall be grounds for immediate suspension of work on the site until remediation measures and/or civil citations can be processed. Any tree that is located on property adjacent to the construction project that will have more than 15% of its root system disturbed by construction activities shall also be shown on the plans, and adequately protected. Tree #1976, a 51" Douglas-fir, needs to have adequate protection. The applicant has not indicated that this tree will be protected with the above fencing specifications. Please consider having the applicant address the protection of tree #1976. 18.745.040, Street Trees B. Street tree planting list. Certain trees can severely damage utilities, streets and sidewalks or can cause personal injury. Approval of any planting list shall be subject to review by the Director. The applicant has chosen to mix and match 2 medium sized maple trees that are not on the approved planting list. Please consider having the applicant choose trees that are on the approved planting list. Acer campestre (Hedge Maple), Acer griseum (Paperbark Maple), or Acer buergeranum (Trident Maple) are all medium sized maples that are on the approved planting list. • • • The accepted planting procedures are the guidelines described in the Tigard Tree Manual. These guidelines follow those set forth by the International Society of Arboriculture (ISA) tree planting guidelines as well as the standards set forth in the American Institute of Architects' Architectural Graphic Standards, 10th edition. In the Architectural Graphic Standards there are guidelines for selecting and planting trees based on the soil volume and size at maturity. Additionally, there are directions for soil amendments and modifications. Street trees shall be chosen from the City of Tigard's Street Tree List unless otherwise approved by the City Arborist. 18.790.030, Tree Plan Requirement A. Tree plan required. A tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, partition, site development review, planned development or conditional use is filed. Protection is preferred over removal wherever possible. As required for subdivisions, the applicant submitted a tree plan conducted by Raymond Myer, a certified arborist. However, the report does not contain the four required components and is therefore not acceptable (See B2 and B4 below for details). B. Plan requirements. The tree plan shall include the following: 1. Identification of the location, size and species of all existing trees including trees designated as significant by the city; The Arborist Report identified the location, size and species of all existing trees, consistent with this standard. 2. Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060D, in accordance with the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: a. Retention of less than 25% of existing trees over 12 inches in caliper requires a mitigation program in accordance with Section 18.790.060D of no net loss of trees; b. Retention of from 25% to 50% of existing trees over 12 inches in caliper requires that two-thirds of the trees to be removed be mitigated in accordance with Section 18.790.060D; • c. Retention of from 50% to 75% of existing trees over 12 inches in caliper requires that 50 percent of the trees to be removed be mitigated in accordance with Section 18.790.060D; d. Retention of 75% or greater of existing trees over 12 inches in caliper requires no mitigation. The applicant has proposed to exempt 8 trees from mitigation calculations because they are in the proposed right of way. However, this does not appear to be consistent with current city policy. Please consider having the applicant include the 8 right of way trees in their mitigation calculation. In addition, while the species and spacing of the mitigation trees is appropriate on the applicant's landscape plan, please consider having them revise their plans so that no trees are planted on property lines. 3. Identification of all trees which are proposed to be removed; All of the trees proposed to be removed are identified in the applicant's survey. 4. A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. All trees to be preserved shall be protected with five or six (5' - 6') foot high chain link fences. Fences are to be mounted on two inch diameter galvanized iron posts, driven into the ground to a depth of at least 2-feet at no more than 10-foot spacing. The applicant shall position fencing as directed by the project arborist to protect the trees to be retained. The applicant shall allow access by the City Arborist for the purpose of monitoring and inspection of the tree protection to verify that the tree protection measures are performing adequately. Failure to follow the plan, or maintain tree protection fencing in the designated locations shall be grounds for immediate suspension of work on the site until remediation measures and/or civil citations can be processed. Tree #1976, a 51" Douglas-fir, needs to have adequate protection. The applicant has not indicated that this tree will be protected with the above fencing specifications. Please consider having the applicant address the protection of tree #1976. 18.790.040 Incentives for Tree Retention B. Subsequent removal of a tree. Any tree preserved or retained in accordance with this section may thereafter be removed only for the reasons set out in a tree plan, in accordance with Section 18.790.030, or as a condition of approval for a conditional use, and shall not be subject to removal under any other section of this chapter. The property owner shall record a deed restriction as a condition of approval of any development • • permit affected by this section to the effect that such tree may be removed only if the tree dies or is hazardous according to a certified arborist. The deed restriction may be removed or will be considered invalid if a tree preserved in accordance with this section should either die or be removed as a hazardous tree. The form of this deed restriction shall be subject to approval by the Director. A condition of approval will ensure that this standard is met. 18.790.050 Permit Applicability A. Removal permit required. Tree removal permits shall be required only for the removal of any tree which is located on or in a sensitive land area as defined by Chapter 18.775. The permit for removal of a tree shall be processed as a Type I procedure, as governed by Section 18.390.030, using the following approval criteria: 1. Removal of the tree must not have a measurable negative impact on erosion, soil stability, flow of surface waters or water quality as evidenced by an erosion control plan which precludes: a. Deposits of mud, dirt, sediment or similar material exceeding 1/2 cubic foot in volume on public or private streets, adjacent property, or into the storm and surface water system, either by direct deposit, dropping, discharge or as a result of the action of erosion; b. Evidence of concentrated flows of water over bare soils; turbid or sediment-laden flows; or evidence of on-site erosion such as rivulets on bare soil slopes where the flow of water is not filtered or captured on site using the techniques of Chapter 5 of the Washington County Unified Sewerage Agency Environmental Protection and Erosion Control rules. 2. Within stream or wetland corridors, as defined as 50 feet from the boundary of the stream or wetland, tree removal must maintain no less than a 75% canopy cover or no less than the existing canopy cover if the existing canopy cover is less than 75%. B. Effective date of permit. A tree removal permit shall be effective for one and one-half years from the date of approval. C. Extension. Upon written request by the applicant prior to the expiration of the existing permit, a tree removal permit shall be extended for a period of up to one year if the Director finds that the applicant is in compliance with all prior conditions of permit approval and that no material facts stated in the original application have changed. • • D. Removal permit not required. A tree removal permit shall not be required for the removal of a tree which: 1. Obstructs visual clearance as defined in Chapter 18.795 of the title; 2. Is a hazardous tree; 3. Is a nuisance affecting public safety as defined in Chapter 7.40 of the Municipal Code; 4. Is used for Christmas tree production, or land registered with the Washington County Assessor's office as tax-deferred tree farm or small woodlands, but does not stand on sensitive lands. E. Prohibition of commercial forestry. Commercial forestry as defined by Section 18.790.020 A.2., excluding D.4. above, is not permitted. This requirement does not appear to be applicable to this project. CONDITIONS OF APPROVAL Street Trees The applicant has chosen to mix and match 2 medium sized maple trees that are not on the approved planting list. Please consider having the applicant choose trees that are on the approved planting list. Acer campestre (Hedge Maple), Acer griseum (Paperbark Maple), or Acer buergeranum (Trident Maple) are all medium sized maples that are on the approved planting list. The accepted planting procedures are the guidelines described in the Tigard Tree Manual. These guidelines follow those set forth by the International Society of Arboriculture (ISA) tree planting guidelines as well as the standards set forth in the American Institute of Architects' Architectural Graphic Standards, 10th edition. In the Architectural Graphic Standards there are guidelines for selecting and planting trees based on the soil volume and size at maturity. Additionally, there are directions for soil amendments and modifications. Street trees shall be chosen from the City of Tigard's Street Tree List unless otherwise approved by the City Arborist. If the approved number of street trees is unable to be planted due to driveway placement, utility installation, or any other existing or future improvement, the applicant shall mitigate at $250 per tree. • • Tree Mitigation The tree plan is in need of revision as detailed under section 18.790.030 above. Specifically, please consider having the applicant include the 8, 12" and greater right of way trees in their mitigation calculation. Also, please consider requiring that the applicant not place trees on property lines. Prior to commencing site work, the applicant shall submit a cash assurance or any other assurance approved by the City for the equivalent value of mitigation required. If additional trees are preserved through the subdivision improvements and construction of houses, and are properly protected through these stages by the same measures afforded to other protected trees on site, the City Arborist may reduce the corresponding amount of approved assurance. Any trees planted on site in accordance with 18.790.060 (D) and a mitigation plan approved by the City Arborist will be credited against the approved assurance, for two years following final plat approval. After such time, the applicant shall pay the remaining value of the approved assurance as a fee in lieu of planting. Tree Protection All trees to be preserved shall be protected with five or six (5' - 6') foot high chain link fences. Fences are to be mounted on two inch diameter galvanized iron posts, driven into the ground to a depth of at least 2-feet at no more than 10-foot spacing. The applicant shall position fencing as directed by the project arborist to protect the trees to be retained. The applicant shall allow access by the City Arborist for the purpose of monitoring and inspection of the tree protection to verify that the tree protection measures are performing adequately. Failure to follow the plan, or maintain tree protection fencing in the designated locations shall be grounds for immediate suspension of work on the site until remediation measures and/or civil citations can be processed. Tree #1976, a 51" Douglas-fir, needs to have adequate protection. The applicant has not indicated that this tree will be protected with the above fencing specifications. Please consider having the applicant address the protection of tree #1976. In addition, the guidelines for tree protection need to state, "If any temporary or permanent alterations to the approved tree protection plan are required, a certified arborist needs to approve the changes and submit a summary report to the City Arborist." The report needs to document the changes and certify that the viability of the affected trees will not be significantly impacted. Prior to any site work the applicant shall install all approved tree protection fencing. The fencing shall be inspected and approved by the City Arborist prior to commencing any site work. The tree protection fencing shall remain in place through the duration of all of the building construction phases, until the Certificate of Occupancy has been approved. • If the Builder is different from the Developer or initial applicant: • • Prior to issuance of building permits, the applicant shall submit site plan drawings indicating the locations of trees that were preserved on the lot during site development. In addition, the plans shall include accurate locations of tree canopy driplines and protection fencing, and a signature of approval from the project arborist regarding the placement and construction techniques to be employed in building the structures. All proposed protection fencing shall be installed and inspected prior to commencing construction. The fencing shall remain in place through the duration of all of the building construction phases, until the Certificate of Occupancy has been approved. After approval from the City Arborist, the tree protection measures may be removed. The applicant shall have an on-going responsibility to ensure that the Project Arborist has submitted written reports to the City Arborist, at least once every two weeks, as the Project Arborist monitors the construction activities from initial tree protection zone (TPZ) fencing installation through the building construction phases. The reports shall evaluate the condition and location of the tree protection fencing, determine if any changes occurred to the TPZ, and if any part of the Tree Protection Plan has been violated. If the amount of TPZ was reduced, then the Project Arborist shall justify why the fencing was moved and shall certify that the construction activities did not adversely impact the overall, long-term health and stability of the tree(s). If the reports are not submitted to the City Arborist at the scheduled intervals, and if it appears the TPZ's or the Tree Protection Plan are not being followed by the contractor or a sub-contractor, the City can stop work on the project until an inspection can be done by the City Arborist and the Project Arborist. Prior to issuance of any Certificates of Occupancy, the Project Arborist will 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. Deed Restriction Prior to issuance of any Certificates of Occupancy, the applicant/owner shall record deed restrictions to the effect that any existing tree greater than 12" diameter may be removed only if the tree dies or is hazardous according to a certified arborist. The deed restriction may be removed or will be considered invalid if a tree preserved in accordance with this decision should either die or be removed as a hazardous tree. • • III q TIGARD REQUEST FOR COMMENTS DATE: September 26, 2007 RECEIVED PLANNING TO: Jim Wolf,Tigard Police Department Crime Prevention Officer 2007 SEP 28 FROM: City of Tigard Planning Division STAFF CONTACT: Emily Eng,Assistant Planner (503)718-2712 CITY OF TIGARD Phone: (503) 639-4171 Fax: (503) 624-3681 Email: emilya,tigard-or.gov SUBDIVISION (SUB) 2007-00011 - TROY PARK SUBDIVISION - REQUEST: The applicant requests Subdivision approval to divide one 1.64-acre parcel into 10 lots for single-family detached homes. The existing home will be demolished. SW Winterview Drive will be extended from the neighboring Thornwood subdivision to the west of the site. Proposed Lots 1-4 will have direct access to Winterview. Proposed Lots 5-10 will access Winterview from a private street. The subject parcel was annexed into the City on June 12, 2007 (Ordinance 2007-13 approving ZCA2007-00002 Goodlett Annexation). LOCATION: 12300 SW Bull Mountain Road; Washington County Tax Map 2S110BC, Tax Lot 1201. ZONE: R-7: Medium-Density Residential District. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.430, 18.510, 18.705, 18.715, 18.745, 18.765, 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: OCTOBER 10, 2007. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions,contact the Tigard Planning Division, 13125 SW Hall Boulevard,Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: IWe have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter or email. Written comments provided below: Name&Number of Person Commenting: 3\ \i,)0\c 1_61ot MAILING / NOTIFICATION RECORDS • 0 1:!41%P 1 AFFIDAVIT OF MAILING "or I, Patricia L. Lunsford being first duly sworn/affirm, on oath depose and say that I am a Planning Administrative Assistant for the City of Tigard,Washington County,Oregon and that I served the following: {ch,ck Appmpriaie Box(,)Mow) 0 NOTICF OF DECISION FOR SUB2007-00011/'1ROY PARK SUBDIVISION (File No/Name Reference) ❑ AMENDED NOTICE ® City of Tigard Planning Director A copy of the said notice being hereto attached,marked Exhibit"A",and by reference made a part hereof,was mailed to each named person(s) at the address(s) shown on the attached list(s),marked Exhibit"B",and by reference made a part hereof,on November 27,2007,and deposited in the United States Mail on November 27,2007,postage prepaid. , � / //.i./. A_ A :L .., i „/ ,..... (Person that pared 'loticeW/ l J STATE OF OREGON County of Washington ss. City of Tigard Subscribed and sworn/affirmed before me on the -e day of i)e/466-e_ ,2007. . 7OFFICIAL SEAL ,-���,,,rr."F SHIRLEY L TREAT ® NOTARY PUBLIC-OREGON COAAE PIRES 2 ,2 MY COMMISSION EXPIRES APRIL 2d,2011 NO ARY PUB C OF OREGON My Commission Expires: 449s//l • A EXHIBIT ___.. NOTICE OF TYPE II DECISION 1111 4, SUBDIVISION (SUB) 2007-00011 TROY PARK SUBDIVISION TIGARD, 120 DAYS = 1/19/2008 SECTION I. APPLICATION SUMMARY FILE NAME: TROY PARK SUBDIVISION CASE NO.: Subdivision(SUB) SUB2007-00011 REQUEST: The applicant requests approval to divide one 1.64-acre parcel into 10 lots for single-family detached homes. The existing home will be removed. SW Winterview Drive will be extended from the neighboring Thornwood subdivision to the west of the site. Proposed Lots 1-4 will have direct access to Winterview. Proposed Lots 5-10 will access Winterview from a private street. The subject parcel was annexed into the City on June 12, 2007 (Ordinance 2007-13 approving ZCA2007-00002 Goodlett Annexation). APPLICANT APPLICANT'S OWNER: Goodlett Marshall Building& REP : Harris-McMonagle Associates Development Company, Inc. Attn: Steve Bloomquist Attn:Mike Goodlett 12555 SW Hall Blvd. PO Box 91551 Tigard, OR 97223 Portland, OR 97223 LOCATION: 12300 SW Bull Mountain Road;Washington County Tax Map 2S 110BC,Tax Lot 1201. ZONE: R-7: MediumDensity Residential District. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.780, 18.790, 18.795 and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request for a Subdivision subject to certain conditions of approval. The findings and conclusions on which the decision is based are noted in Section VI of this Decision. NOTICE OF DECISION PAGE 1 OF 30 SUB2007-00006-TROY PARK SUBDIVISION • 111 CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY ON- SITE IMPROVEMENTS, INCLUDING DEMOLITION, TREE REMOVAL, CLEARING, GRADING, EXCAVATION,AND/OR FILL: The applicant shall submit a cover letter along with any supporting documents and/or plans that address the following requirements to the CURRENT PLANNING-DIVISION, ATTN: EmilyEn 503-718-2712. The cover letter shall clearly identify where in the submittal the required information is found: 1. Prior to site work,the applicant shall revise the tree plan to: A. Include all healthy trees over 12 inches in the mitigation calculation; and B. Show that Trees # 1967 and # 1991 and trees on neighboring properties that may be impacted by construction will be retained and protected. 2. Prior to site work, the applicant shall submit a tree protection plan by a certified arborist defining standards and methods that will be used by the applicant to protect trees during and after construction. In addition, the treeplan shall include the following specifications for fencing: All trees to be preserved shall be protectedwith five or six (5' - 6') foot high chain link fences. Fences are to be mounted on two inch diameter galvanized iron posts, dnven into the ground to a depth of at least 2-feet at no more than 10-foot spacing. 3. Prior to site work, the applicant shall submit a cash assurance (letter of credit or cash deposit) for the equivalent value of mitigation required (137 caliper inches times $125 per caliper inch = $17,125). Any trees successfully planted on or off-site, in accordance with an approved Tree Mitigation Plan and TDC 18. 790.060.D, will be credited against the assurance two years after all of the trees are planted per the pof d Tree Mitigation Plan. The project arborist shall submit a letter to the City Arborist to certify that all the mitigation trees were properly planted per the approved Tree Mitigation Plan, and set the starting point of the two year tree establishment period. In addition, if Trees # 1967 and # 1991 are properly protected,they will be credited against the assurance upon successful planting two years after all of the trees are planted per the approved Tree Mitigation Plan. After such time, the applicant shall pay the remaining value of the assurance as a fee in-lieu of planting. The applicant shall contact or submit the following requirements to the CITY ARBORIST, TODD PRAGER(503) 718-2700: 4. Prior to site work, the applicant shall install fencing as directed by the project arborist to protect the trees to be retained. All trees to be preserved shall be protected with five or six (5' - 6') foot high chain link fences. Fences are to be mounted on two inch diameter galvanized iron posts, driven into the ground to a depth of at least 2-feet at no more than 10-foot spacing. The applicant shall position fencing as directed by the project arborist to protect the trees to be retained. The applicant shall call for an inspection and allow access by the City Arborist for the purpose of monitoring and inspection of the tree protection to verify that the tree protection measures are performing adequately. 5. The Project Arborist shall submit written reports to the City Arborist at least once every two weeks, from initial tree protection zone (TPZ) fencing installation through building construction. The reports shall include the condition and location of the tree protection fencing and whether any changes occurred. If the amount of TPZ was reduced then the Project Arborist shall certify that the construction activities did not adversely impact the overall, long-term health and stability of the tree(s). If work is required within an established tree protection zone, the project arborist shall prepare a proposal detailingthe construction techniques to be employed, and the likely impacts to the trees. The proposal shalbe reviewed and approved by the City Arborist before proposed work can occur within a tree protection zone. The City Arborist may require changes prior to approval. The project arborist shall be on site while work is occurring within a tree protection zone, and submit a summary report certifying that the work occurred per the proposal and will not significantly impact the health anc/or stability of the trees. 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. NOTICE OF DECISION PAGE 2 OF 30 SUB2007-00006-TROY PARK SUBDIVISION r 0 The applicant shall submit a cover letter along with any supporting documents and/or plans that address the following requirements to the ENGINEERING DEPARTMENT,ATTN: KIM MCMILLAN 503-718- 2642. The cover letter shall clearly identify where in the submittal the required information is found: 6. Prior to commencing onsite improvements, a Public Facility Improvement (PFI) permit is required for this project to cover street construction 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 BuildingDivision 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). 7. 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 win 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. 8. The City Engineer may determine the necessity for, and require submittal and approval of, a construction access and parking plan for the home building phase. If the City Engineer deems such a plan necessary,the applicant shall provide the plan prior to issuance of building permits. 9. Construction drawings shall include the following (The applicant shall also send one copy to Planning): A. A construction sequence including installation and removal of tree protection devices,clearing, grading, and paving; B. A note prohibiting equipment, vehicles, machinery, grading, dumping, storage, burial of debris, or any other construction-related activities in any tree protection zone;and C A note stating that only those trees identified on the approved Tree Removal plan are authorized for removal by this report. Notwithstanding any other provision of this title, any party found to be in violation of this chapter [18.790] 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: 1 Replacement of unlawfully removed or damaged trees in accordance with Section 18.790.060 (D) of the Tigard Development Code; and 2) 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. 10. The applicant shall submit construction plans to the Washington County Engineering Department as a part of the Washington County Facility permit, which indicate that they will construct a half-street improvement along the frontage of SW Bull Mountain Road. The improvements adjacent to this site shall include: A. County standard pavement section for a G3 Collector street from curb to centerline equal to 25 feet. B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C concrete curb,or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 6 foot concrete sidewalk with a 5 foot planter strip; F. street trees in the planter strip spaced per TDC requirements; G. street striping; FL streetlight layout by applicant's engineer,to be approved by City Engineer; I. underground utilities; J street signs (if applicable). K. driveway apron(if'applicable); and L. adjustments in vertical and/or horizontal alignment to construct SW Bull Mountain Road in a safe manner,as approved by the Engineering Department. 11. A profile of Bull Mountain Road shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. NOTICE',OF DECISION PAGE 3 OF 30 SUB2007-00006-TROY PARK SUBDIVISION I 12. The applicant shall obtain a facility permit from the Department of Land Use and Transportation of Washington County, to perform work within the right-of-way of SW Bull Mountain Road. A copy shall be provided to the City Engineering Department prior to issuance of a Public Facility Improvement (PFI) permit. 13. Lots 1 - 4 shall not be permitted to access directlyonto SW Bull Mountain Road. The applicant shall close all existing driveways to SW Bull Mountain Road rom subject site. 14. The applicant's Public Facility Improvement permit construction drawings shall indicate that full width street improvements 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,Figure 18.810.4.A,for the Winterview Drive extension. 15. A profile of Winterview Drive shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. 16. 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. 17. 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-bythe 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. 18. Final design plans and calculations for the proposed public water quality/detention facility shall be submitted to the Engineering Department (Kim McMillan) as a part of the Public Facility Improvement plans. Included with the plans shall be a proposed landscape plan to be approved by the City Engineer. The landscape plan shall include trees and shrubs to be added to the existing facility located in the Thornwood Subdivision. 19. 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." 20. 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 awayfrom a street and toward adjacent lots, appropriate private storm drainage lines shall be provided to suficiently contain and convey runoff from each rot. 21. The applicant shall obtain a 1200-C General Permit pursuant to ORS 468.740 and the Federal Clean Water Act. 22. Prior to issuance of the PFI Permit the applicant shall obtain approval from TVFR for the site layout and proposed turnaround at the intersection of the private street and Winterview Drive. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: The applicant shall submit a cover letter along with any supporting documents and/or plans that address the following requirements to the CURRENT PLANNING DIVISION, ATTN: Emily En 503-718-2712. The cover letter shall clearly identify where in the submittal the required information is found: 23. Prior to final plat approval,the applicant shall make the following revisions to the tree plan: A. Indicate that the size of trees being planted in front yards will be at least 2 caliper inches. NOTICE OF DECISION PAGE 4 OF 30 SUB2007-00006-TROY PARK SUBDIVISION I I B. Show the location of water meters and other utilities that maybe in the planter strip. Tree pits shall be located so as not to include utilities (e. ., water and gas meters) and on-premises utilities shall not be installed within existing tree well areas (2'radius around the trunk of a newly planted tree). G Show street trees will be planted at least 20 feet away from light standards if possible. D. Choose street trees from the approved planting list. The City Arborist recommends that the applicant consider Acer campestre (Hedge Maple), Acer Griseum (Paperbark Maple) or Acer Buergeranum (Trident Maple). The accepted planting procedures are the guidelines described in the Tigard Tree 24. Prior to final plat approval, the applicant shall submit a revised mitigation plan including the location, species and size of the mitigation trees to be approved by the Project Arbonst and City Arborist. Mitigation trees shall be at least 2 caliper inches and planted within property lines. Trees # 1967 (Ponderosa Pine, 11 caliper inches) and # 1991 (Incense Cedar, 7 caliper inches) shallberetained and credited toward mitigation upon successful protection. 25. Prior to final plat approval, the applicant shall revise the site plan to show footprints that do not encroach within 15 feet of the center of Trees # 1967 and # 1991 unless the applicant provides specific methods approved by the Project Arborist to retain the trees without damage to their canopies and/or root zones. The applicant shall submit a cover letter along with any supporting documents and/or )lans that address the following requirements to the ENGINEERING DEPARTMENT,ATTN: KIM MCMILLAN 503-718- 2642. The cover-letter shall clearly identify where in the submittal the required information is found: 26. Prior to final plat approval,the applicant shall pay the addressing fee. (STAFF CONTACT: Bethany Stewart, Engineering). 27. Prior to final plat approval,the applicant shall provide a non-access reservation along the subject site's SW Bull Mountain Road frontage. 28. 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). 29. 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. 30. 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 Ixon 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. 31. 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 bythe Ci of Tigard. D. The right-of-way dedication for SW Bull Mountain Road, providing 37 feet from centerline, and SW Winterview Drive,providing 54 feet,shall be made on the final plat. NOTICE OF DECISION PAGE 5 OF 30 SUB2007-00006-TROY PARK SUBDIVISION 410 E. NOTE: Washington County will not begin their review of the final plat until they receive notice from the EngineeringDepartment indicating that the City has reviewed the final plat and submitted comments to the applicant's surveyor. F. After the City and Countyhave reviewed the final plat, submit two mylar copies of the final plat for City Engineer signature ( or partitions), or City Engineer and Community Development irector signatures (for subdivisions). THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: The applicant shall provide the following to the CITY ARBORIST,TODD PRAGER 503-718-2700: 32. Prior to issuance of building permits,the applicant (developer or builder) shall: A. Submit site plan drawings showing the accurate location of the trees that were preserved and the location of tree protection fencing. Tree canopy driplines must be drawn to scale. Attach copies of the approved Tree Protection Plan. B. Submit a statement and signature of approval from a certified arborist regarding the siting and construction techniques to be employed in building the house with respect to any protected trees on site. C Install required tree protection fencing as specified by the project arborist. D. Applicant shall submit biweekly reports, prepared. by a certified arborist, through final inspection documenting the status of required tree protection fencing. The applicant shall submit a cover letter along with any supporting documents and/or fans that address the following requirements to the CURRENT PLANNING-DDIVISION, ATTN: Emily Eng 503-718-2712. The cover letter shall clearly identify where in the submittal the required information is found: 33. Prior to the issuance of building permits, the developer shall sign a copy of the City's sign compliance agreement. The applicant shall submit a cover letter alongwith any supporting documents and/or plans that address the folrowing requirements to the ENGINERING DIVISION, ATTN: Kim McMillan 503-718-2642. The cover letter shall clearly identify where in the submittal the required information is found: 34. Prior to issuance of building permits, the applicant shall provide the Engineering Department with a "photomylar" copy of the recorded final plat. 35. Prior to issuance of building permits the applicant shall provide the City with as-built drawings of the public improvements as follows: I) 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). 36. Prior to issuance of building permits, the applicant's engineer shall submit a final sight distance certification for the intersection of the private street and WinterviewDrive. 37. The applicant shall provide signage at the entrance of each shared flag lot driveway or private street that lists the addresses that are served bythe given driveway or street. 38. Prior to issuance of building permits,the applicant shall pay$1,124.00 to the City for the striping of the bike lane along the frontage of SW Bull Mountain Road. 39. The applicant shall either place the existing overhead utility lines along SW Bull Mountain Road underground as apart of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the fntage of the site that is parallel to the utility lines and will be $35.00 per lineal foot. If the fee option is chosen, the amount will be $7,679.00 and it shall be paid prior to issuance of building permits. NOTICE OF DECISION PAGE 6 OF 30 SUB2007-00006-TROY PARK SUBDIVISION S • 40. During issuance of the building permit for Parcels 1 - 10, the applicant shall pay the standard water quantity fees per lot (fee amounts will be the latest approved by CWS). 41. The new plantings in the water quality facility shall be maintained by the developer for a three-year period from the conditional acceptance of the public improvements or a fee-in-lieu may be paid. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO A FINAL INSPECTION The applicant shall submit the following requirements to the CITY ARBORIST, TODD PRAGER (503) 718-2700: 42. Prior to a final inspection for each lot, the applicant shall submit a final report by the Project Arborist certifying the health of protected trees. In addition, the Project Arborist shall-certify that street trees were properly planted per the approved street tree plan. Tree protection measures may be removed and final inspection authorized upon review and approval by the City Arborist. 43. Prior to a final inspection for each lot, if the applicant is unable to plant the number of street trees on the approved plans due to driveway placement, utility installation or any other future improvement, the applicant shall pay a mitigation fee of$250 per street tree. The applicant shall contact the CURRENT PLANNING DIVISION, ATTN: Emily Eng 503-718-2712, regarding the following: 44. Prior to a final inspection, a member of the planning staff shall conduct a walk-through at the site to ensure that the development is consistent with this decision. 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. NOTICE OF DECISION PAGE 7 OF 30 SUB2007-00006-TROY PARK SUBDIVISION I 18.430.100 Filing and Recording: Within 60 days of the City review and approval,the applicant shall submit the final plat to the County for signatures of County officials as required by ORS Chapter 92. Upon final recording with the County,the applicant shall submit to the City a mylar copy of the recorded final plat. 18.430.070 Final Plat Application Submission Requirements: Three copies of the subdivision plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. The subdivision plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05),Washington County, and by the City of Tigard. STREET CENTERLINE MONUMENTATION SHALL BE PROVIDED AS FOLLOWS: Centerline Monumentation In accordance with Oregon Revised Statutes 92.060, subsection (2), the centerline of all street and roadway rights-of- way shall be monumented before the City accepts a street improvement. The following centerline monuments shall be set: 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. Suchtee 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. NOTICE OF DECISION PAGE 8 OF 30 SUB2007-00006-TROY PARK SUBDIVISION I 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. 18.785 Temporary Uses: 18.785.040 Temporary Sales Office or Model Home By means of a Type I procedure, as governed by Section 18.390.030, the Director may approve, approve with conditions or deny the use of any real property within the City as a temporary sales office, offices for the purpose of facilitating the sale of real property, or model home in any subdivision or tract of land within this City, but for no other purpose,provided the following cntena are satisfied: The applicant shall apply for a temporary use permit for a temporary sales office or model home at the appropriate time. The temporary use permit shall be valid for a period of 1 year. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. SECTION III. BACKGROUND INFORMATION Site Information and History. The subject property is located on the south side of SW Bull Mountain Road, between Thornwood subdivision to the west and an unincorporated parcel to the east. The subject property was annexed into the City on June 12 2007 (Ordinance 2007-13 approving ZCA2007-00002 Goodlett Annexation). The site is 1.64 gross acres and hias an irregular rectangular shape. The topography is relatively flat,with the bulk of the middle portion having the highest elevation (500 feet) and sloping down to 495 feet to the north boundary and 490 feet to the southwest corner. The sloped portions are 7% to 8%. A single-family house exists on the mostly grassy property. Several trees scatter the site, including a mature Douglas Fir along the north boundary, and a grove of trees exists along the east boundary on the north half of the site. The surrounding area is single-family with 5,000 average square foot lots to the immediate west where properties are zoned R-7 and larger lots (0.5 acre/21,780 square feet or greater) to the north and northeast where properties are zoned R-1 and R-2. The unincorporated parcel to the east has a single-family home and is zoned Washington County R-6. To the east of that property is an R-4.5 zone. There have been no previous development approvals related to the subject property. Proposal: The applicant requests approval to divide one 1.64-acre parcel into 10 lots for single-family detached homes. The existing home will be removed. SW Winterview Drive will be extended from the neighboring Thornwood subdivisi on to the west of the site. Proposed Lots 1-4 will have direct access to Winterview. Proposed Lots 5-10 will access Winterview from a private street. SECTION IV. COMMENTS FROM PROPERTY OWNERS WITHIN 500 FEET 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. In addition, staff has posted a notice at the site visible from the street. The City received no comments. NOTICE OF DECISION PAGE 9 OF 30 SUB2007-00006-TROY PARK SUBDIVISION IP • SECTION V. SUMMARY OF APPLICABLE CRITERIA A summary of the applicable criteria in this case in the Chapter order in which they are addressed in this decision are as follows: A. Subdivision 18.430 B. . . .licable Develo s ment Code Sections 1:. 10 ' -si•entia oning Districts 18.705 Access, E_gress and Circulation) 18.715 P ensity Computation) 18.725 nvironmental Performance Standards) 18.745 andscapin and Screening) 18.765 Off-Street Parking and Loading Requirements) 18.780 Signs) 18.790 ree moval) 18.795 ision Clearance) C. Street and Utility Improvement 18.810 (Street and Utility Improvement Standards) D. Decision Making Procedures 18.390 (Impact Stud)) The proposal contains no elements related to the standards in the following Development Code Chapters: 18.710 Accessory Residential Units), 18.740 (Historic Overla , &18.742 (Home Occupations), 18.750 anufactured/Mobile Home Regulations), 18.755 (Mixed Solid Waste Recyclable Storage) 18.760 onconforming Situations), 18.785 (Temporary Uses), and 18.798 (Wireless Communication Facilities). These chapters are,therefore,found to be inapplicable as approval standards. SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS A- SUBDIVISION GENERAL PROVISIONS (18.430): Approval through two-step process. An a plication for a subdivision shall be processed through a two- step process: the preliminary plat and the filial plat. The preliminary plat shall be approved by the Approval Authority before the final plat can be submitted for approval consideration; and . The final plat shall reflect all conditions of approval of the preliminary plat. The applicant has submitted a preliminary plat for approval consideration. Final plat review will occur after the decision is final. Compliance with ORS Chapter 92. All subdivision proposals shall be in conformity with all state regulations set forth in ORS Chapter 92, Subdivisions and Partitions. The applicant is responsible for ensuring that the plat satisfies any requirements of Oregon Revised Statutes (ORS) Chapter 92 beyond what is already required in the Tigard Development Code. Such conformance is assured through Washington County's plat review. Future Re-Division. When subdividing tracts into large lots, the Approval Authority shall require that the lots be of such size and shape as to facilitate future re-division in accordance with the requirements of the zoning district and this title. The applicant is not proposing to subdivide tracts into large lots. None of the proposed lots can be re-divided according to the zoning district requirements. Therefore,this criterion does not apply. NOTICE OF DECISION PAGE 10 OF 30 SUB2007-00006-TROY PARK SUBDIVISION • Lot Size Averaging: Section 18.430.020.D states lot size may be averaged to allow lots less than the minimum lot size allowed in the underlying zoning district as long as the average lot area for all lots is not less than allowed by the underlying zoning district. No lot created under this provision shall be less than 80% of the minimum lot size allowed in the underlying zoning district. The proposed 10 lots range in size from 4,587 to 6,481 square feet, the average of which exceeds the minimum lot size of 5,000 square feet in the R-7 zone. The average lot size is 5,319.5 square feet, which is greater than the required average of 5,000 square feet for subdivisions in the R-7 zone. The smallest lot in the subdivision is 4,587 square feet, which exceeds 80% of the required minimum. Therefore, the proposed lots comply with the lot size averaging provisions. Temporary sales office. Temporary sales offices in conjunction with any subdivision may be granted as set forth in Chapter 18.785,Temporary Uses. The applicant has not indicated their desire for a temporary sales office. However, if the applicant later decides that they want a temporary sales office, the applicant shall apply for a temporary use permit at that time. The temporary use permit shallbe vasd for a period of I year. Minimize flood damage. All subdivision proposals shall be consistent with the need to minimize flood damage. The closest floodplain is about 7,600 feet away(1.4 miles)_with an elevation of 165 feet above seal level. The lowest elevation on the project site is 490 feet above sea level. Therefore,the proposed subdivision is not within, adjacent to or near a floodplain. This criterion does not apply. Floodplain dedications. Where land filling and/or development is allowed within and adjacent to the 100- year floodplain outside the zero-foot rise floodway, 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 at a suitable elevation for the construction of a pedestrian/bicycle pathway within the floodplain in accordance with the adopted pedestrian bicycle pathway plan. Need for adequate utilities. All subdivision proposals shall have public utilities and facilities such as sewer, gas, electrical, and water systems located and constructed to minimize flood damage. Need for adequate drainage. All subdivision proposals shall have adequate drainage provided to reduce exposure to flood damage; and Determination of base flood elevation. Where base flood elevation has not been provided or is not available from another authoritative source, it shall be generated for subdivision proposals and other proposed developments which contain at least 50 lots or five acres (whichever is less). As discussed before, the proposed subdivision will not be in or near the any floodplains. Therefore, these criteria do not apply. Section 18.430.030(E) describes the approval process for Phased Developments. The Approval Authority may approve a time schedule for developing a subdivision in phases, but in no case shall the actual construction time period for any phase bereater than two years without re-applying for a preliminary plat. The criteria for approving a phased site development review proposal are: The public facilities shall be scheduled to be constructed in conjunction with or prior to each phase to ensure provision of public facilities prior to building occupancy; The development and occupancy of any phase shall not be dependent on the use of temporary public facilities: The application for phased development approval shall be reviewed concurrently with the preliminary plat application and the decision may be appealed in the same manner as the preliminary plat. The applicant does not propose phased development. Therefore,this criterion does not apply. NOTICE OF DECISION PAGE 11 OF 30 SUB2007-00006-TROY PARK SUBDIVISION • 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; As shown by the findings of this decision,the proposed preliminary plat complies with the City of Tigard Development Code as well as other applicable ordinances and regulations or can be made to comply through conditions of approval. The proposed plat name is not duplicative or otherwise satisfies the provisions of ORS Chapter 92; The applicant has provided a subdivision plat naming request form approved by Washington County,dated May 29, 2007, as evidence that the proposed plat name, Troy Park, is not duplicative and satisfies the provisions of ORS Chapter 92. Therefore,this criterion is met. 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 subdivision will extend SW Winterview Drive from the neighboring Thornwood Subdivision. Therefore,the proposed public street is laid out to conform to the plat of an existing subdivision already aproved for Winterview adjoining property as to width, general direction and in all other respects. SW Drive is the onlpy available street connection. Therefore,the criterion is met. An explanation has been provided for all common improvements. The applicant has provided an explanation for all common improvements by submitting a complete application. The applicant is required to meet conditions of approval in the case that further information is needed. Therefore, this criterion is met. Section 18.430.060A. authorizes the granting of adjustments for subdivisions in accordance with 18.430.050, provided that the application shall be made with a preliminary plat application with the criteria for granting such adjustments are contained in Section 18.370.020 Cl. The applicant has not requested any adjustments. FINDING: The proposed subdivision complies with or can me made to comply with all approval criteria through conditions of approval. B- APPLICABLE TIGARD DEVELOPMENT CODE SECTIONS Residential Zoning Districts (18.510): Lists the description of the residential Zoning District. The site is located in the R-3.5: Low Density residential zoning district. (See Table on the Following Page) NOTICE OF DECISION PAGE 12 OF 30 SUB2007-00006-TROY PARK SUBDIVISION • The R-3.5 zoning district has the following dimensional requirements: STANDARD R-7 Proposed Minimum Lot Size Detached unit 5,000 sq. ft. Avg. 5,319.5 sq. ft. Average Minimum Lot Width Detached unit lots None NA Minimum Setbacks Front yard 15 ft. 15 ft. Side facing street on corner&through lots 10 ft. 10 ft. (Lots 5 and 10) Side yard 5 ft. 5 ft. Rear yard 15 ft. 15 ft. Distance between property line and front of garage 20 ft. 20 ft. Maximum Height 35 ft. To be met during Building Permit Review Maximum Lot Coverage 80% 44% to 55% Minimum Landscape Requirement 20% Approx.40% FINDING: As shown in the table above,the proposed subdivision complies or can be made to comply with all the dimensional requirements of the R-7 zone. Access, Egress and Circulation(18.705): Continuing obligation of property owner (18.705.030.A). 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. The City will have the continuing obligation to maintain SW Winterview Drive in accordance with access and egress provisions. The common owners will have the continuing obligation to maintain Tract A in accordance with access and egress provisions. 18.705.030 (C). describes joint access provisions. 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,provided: • Satisfactory legal evidence shall be presented in the form of deeds, easements, leases or contracts to establish the joint use; and • Copies of the deeds,easements, leases or contracts are placed on permanent file with the City. Joint access is not proposed or necessary. Therefore,this criterion does not apply. 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. Lots 1 through 4 will have direct access to the proposed public street extension, SW Winterview Drive. Lots 5 through 10 will have direct access to the proposed private street Tract A. These streets have been approved by the Winterview City in this decision. SW Dnve, a public street, will continue to be maintained by the City. Tract A, a pnvate street,will be maintained by the common home owners. Curb cuts shall be in accordance with Section 18.810.030N. 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 • Would provide inadequate access for emergencyvehicles; or • Would 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. NOTICE OF DECISION PAGE 13 OF 30 SUB2007-00006-TROY PARK SUBDIVISION • The Director has not found the proposed access to be inadequate or hazardous. The Engineering Division has addressed access in the Access, Egress and Circulation section and Street and Utility Improvements section of this decision. Therefore, applications for building permits shall not be referred to the Planning Commission. 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. SW Winterview Drive will be the main access to the proposed subdivision. Therefore,there will be no direct access to SW Bull Mountain Road, a collector. 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 stackingneeds, sight distance and deceleration standards as set by ODOT, Washington County,the City and AASTO . The proposed development will create 90 new daily vehicle trips. Direct access will be eliminated onto Bull Mountain Road by removing the existing driveway. Access to the site will be via the extension of Wmterview Drive. A private street will be constructed to serve lots 5-10. The applicant's engineer has provided preliminary sight distance certification for the proposed intersection of the private street and Wmterview Drive. '1he speed on local streets is 25 mph, requiring a minimum of 250 feet of site distance in each direction. The engineer has shown on Sheet 5 of 8 that there is at least 250 feet of sight distance to the west of the intersection of the pnvate street with Wmterview Drive. Wmterview Drive terminates approximately 80 feet east of this intersection. Upon completion of the public improvements the applicant's engineer shall submit a final sight distance certification for the intersection of the pnvate street and Winterview Drive. 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. Bull Mountain Road is classified as a Collector by both Washington County and the City of Tigard. Lots 1-4 will abut Bull Mountain Road, but will not be allowed direct access. Washington County requires the applicant to provide a non-access reservation along the subject site's SW Bull Mountain Road frontage on the final plat. Therefore, no driveways will be in the influence area of a collector or arterial intersection. Section 18.705.030.H.4 states that the minimum spacing of local streets along a local street shall be 125 feet. The proposed private street is over 400 feet from Aspen Ridge Drive, a local street,thereby meeting this criterion. Minimum access requirements for residential use. Vehicular access and egress for single-family, duplex or attached sin le-faml dwellingunits on individual lots and multi-familyresidential uses shall not be less than as provided in Table 18.705.1 and Table 18.705.2; The minimum access requirement for the entire proposed subdivision is a public street. The minimum access requirement for 3 to 6 lots is a 20 foot wide private street with 20 feet of pavement and sidewalk on one side. The applicant is proposing to extend SW Winterview Drive, a public street, to provide overall access to the subdivision. Six lots (5 through 10, will access SW Wmterview Drive through a pnvate street which meets the standard. Therefore, minimum access requirements are met. NOTICE OF DECISION PAGE 14 OF 30 SUB2007-00006-TROY PARK SUBDIVISION • Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform Fire Code; The applicant does not propose any private residential access drives, nor are they necessary. Therefore, this standard does not apply. FINDING: The proposed subdivision complies with all applicable requirements for access or can be made to comply with all requirements through conditions of approval. Density Computations and Limitations (18.715): Section 18.715.020 provides density calculation formulas. Number of dwelling units is determined by the following: A. Definition of net development area. Net development area, in acres, shall be determined by subtracting the following land area(s) from theross acres, which is all of the land included in the legal description of the property to be developed: 1. All sensitive land areas 2. All land dedicated to the public for park purposes; 3. All land dedicated for public rights-of-way. 4. All land proposed for private streets; and 5. A lot of at least the size required by the applicable base zoning district, if an existing dwelling is to remain on the site. The applicant provided the following calculation for net developable area: Gross site area: 71,438 SF Public ROW dedication: -3,730 SF Interior Public Street: -11,800 SF InteriorPrivate Street: -2,684 SF Net developable area: 53,224 SF B. Calculatingmaximum number of residential units. To calculate the maximum number of residential nits 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. The maximum number of residential units is 10 units,as shown below: 53,224 SF/ 5,000 SF = 10.64 units = 10 units C. Calculatingminimum number of residential units. As required by Section 18.510.040,the minimum number ofresidential units per net acre shall be calculated by multiplying the maximum number of units determined in Subsection B above by 80% (0.8). The minimum number of residential units is 8,as shown below: 10.64 units x 0.8 = 8.51 units = 8 units FINDING: The proposed 10-lot subdivision complies with the densitypermitted by the Code. Environmental Performance Standards (18.725): These standards require that federal and state environmental laws, rules and regulations be applied to development within the City of Tigard. Section 18.725.030 (Performance Standards) regulates: Noise, visible emissions, vibration and odors. Noise. For the purposes of noise regulation,the provisions of Sections 7.41.130 through 7.40.210 of the Tigard Municipal Code shall apply. NOTICE',OF DECISION PAGE 15 OF 30 SUB2007-00006-TROY PARK SUBDIVISION AI 110 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 propertyline. Department of Environmental Quality (DEQ) rules for visible emissions (340-21-015 and 340=28-070) apply. Vibration. No vibration other than that caused by highway vehicles, trains and aircraft is permitted in any given zoning district which is discernible without instruments at the property line of the use concerned. Odors. The emissions of odorous gases or other matter in such Quantities as to be readily detectable at any 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. 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 the R-7 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 through the City's Code Enforcement program. FINDING: The Environmental Performance standards are met. Landscaping and Screening (18.745): Section 18.745.040 contains provisions for street trees. A. Protection of existing vegetation. All development projects fronting on a public street,private street or a private driveway more than 100 feet in length approved after the adoption of this title shall be required to plant street trees in accordance with the standards in Section 18.745.040.C. The applicant proposes to plant street trees along both sides of SW Winterview Drive and both sides of Tract A. Therefore,this criterion is met. B. Street tree planting list. Certain trees can severely damage utilities, streets and sidewalks or can cause personal injury. Approval of any planting list shall be subject to review by the Director. The applicant proposes to mix and match two medium-size maple trees that are not on the approved planting list. Therefore,the applicant shall choose street trees from the approved plantin list. The City Arbonst recommends that the applicant consider Acer campestre (Hedge Maple), Acer Griseum (I3aperbark Maple) or Acer Buergeranum (Trident Maple). Both are medium-size males on the approved list. The accepted planting procedures are the guidelines described in the Tigard Tree Manual. C. Size and spacing of street trees. 1. Landscaping in the front and exterior side yards shall include trees with a minimum caliper of two inches at four feet in height as specified in the requirements stated in Section 18.745.040.C.2 below; The applicant's plans indicate there will be trees in the front yards of the homes along Tract A, but has not indicated the size of those trees. The applicant shall revise the tree plan,to indicate that the size of trees being planted will be at least 2 caliper inches. 2. The specific spacing of street trees by size of tree shall be as follows: Small or narrow-stature trees under 25 feet tall and less than 16 feet wide branching at maturity shall be spaced no greater than 20 feet apart, Medium-sized trees 25 feet to 40 feet tall, 16 feet to 35 feet wide branching at maturity shall be spaced no greater than 30 feet apart, Large trees over 40 feet tall and more than 35 feet wide branching at maturity shall be spaced no greater than 40 feet apart; NOTICE OF DECISION PAGE 16 OF 30 SUB2007-00006-TROY PARK SUBDIVISION 0 s The applicant proposes medium-size street trees;however, most of the street trees shown on SW Bull Mountain Road and SW Winterview Drive are spaced further than the limit of no greater than 30 feet apart. Tree pits shall be located so as not to include utilities (e.g., water and gas meters) in the tree well; On- premises utilities (e.g., water and gas meters) shall not be installed within existing tree well areas; The applicant's utility plans show water meters in the approximate location of proposed street trees. The applicant shall revise the street tree plan to show the location of water meters and other utilities that may be in the planter strip. Tree oits shall be located so as not to include utilities (e.g.,water and gas meters) and on-premises utilities shall not be instated within existing tree well areas (a 2'radius around the trunk of a newly panted tree). Street trees shall not be planted closer than 20 feet to light standards; The applicant's plan show street trees within 10 and 12 feet of light standards. Therefore,the applicant shall revise the street tree plan so that street trees are planted at least 20 feet away from light standards if possible. Trees shall not be planted within two feet from the face of the curb; and None of the proposed trees are within two feet from the face of the curb. Therefore,this criterion is met. Trees shall not be planted within two feet of any permanent hard surface paving or walkway: (1) Space between the tree and the hard surface maybe covered by a nonpermanent hard-surface such as grates, bricks on sand,paver blocks and cobblestones; nd (2) Sidewalk cuts in concrete for tree planting shall be at least four by fur feet to allow for air and water into the root area. None of the proposed trees are within two feet of any permanent hard surface paving or walkway. Therefore, this criterion is met. Section 18.745.050 contains the provisions and requirements for buffering and screening. The proposed use is single-family detached and the surrounding uses are the same. Therefore, according to Table 18.745.1,no buffering or screening is required. FINDING: The proposed subdivision does not meet all landscaping and screening criteria. CONDITIONS: The applicant shall make the following revisions to the tree plan: A. Indicate that the size of trees being planted in front yards will be at least 2 caliper inches. B. Show the location of water meters and other utilities that maybe in the planter strip. Tree pits shall be located so as not to include utilities .g., water and gas meters) and on-premises utilities shall not be installed within existing tree well areas. C. Show street trees will be planted at least 20 feet away from light standards. D. Choose street trees from the approved planting list. The City Arborist recommends that the applicant consider Acer cam estre (Hedge Maple), Acer Griseum (Paperbark Maple) or Acer Buergeranum ('Indent Maple). he accepted planting procedures are the guidelines described in the Tigard Tree Manual. . Prior to a final inspection for each lot, if the applicant is unable to plant the number of street trees on the approved plans due to driveway placement, utility installation or any other future improvement,the applicant shall pay a mitigation fee of$250 per street tree. Tree Removal(18.790): Chapter 18.790.030 requires the applicant to submit a tree plan for the planting, removal and protection of trees prepared by a certified arborist for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, partition, site development review, planned development or conditional use is filed. Protection is preferred over removal wherever possible. NOTICE OF DECISION PAGE 17 OF 30 SUB2007-00006-TROY PARK SUBDIVISION • 111 The applicant has provided a tree inventory and assessment by Raymond Myer, Certified Arborist, # PN-0160, as well as a mitigation plan prepared by the aplicant's agent. The applicant is proposing to protect an offsite tree and will be required to retain two onsite trees. -Because the applicant has not provided a protection plan by a certified arborist,the tree plan is insufficient. Plan requirements. The tree plan shall include the following: 1. Identification of the location, size and species of all existing trees including trees designated as significant by the city; The applicant has provided a tree inventory identifying the location, size and species of all trees over 6 caliper inches on site. Therefore,this criterion is met. 2. Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060D in accordance with the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: • 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; • Retention of from 25% to 50% of existing trees over 12 inches in caliper requires that two- thirds of the trees to be removed be mitigated in accordance with Section 18.790.060D; • Retention of from 50% to 75% of existing trees over 12 inches in caliper requires that 50 percent of the trees to be removed be mitigated in accordance with Section 18.790.060D; • Retention of 75% or greater of existing trees over 12 inches in caliper requires no mitigation. The applicant proposes to remove all trees onsite. Of the 36 onsite trees,nine (9) trees will be removed due to disease, hazardous or near hazardous condition and are exempted from mitigation. Of the 27 trees remaining, seven (7)trees (non-orchard) are over 12 caliper inches and are subject to mitigation. Because the applicant will be removingall trees over 12 caliper inches,the applicant shall mitigate for 100% of the inches lost (137). The applicant shall revise the tree plan to include all trees over 12 caliper inches in the mitigation calculations. The applicant indicates that trees within areas set aside for streets and right-of-way are exempt from mitigation. The code does not exempt these trees from mitigation. The code states that trees over 12 caliper inches shallbe saved or mitigated (18.790.030:B.2). Only hazardous trees are exempt from mitigation. Therefore, every healthy tree over 12 inches is subject to mitigation. The applicant proposes to plant mitigation trees and has submitted a mitigation plan. The mitigation plan shall be revised so that mitigation trees shall be planted within property lines and not on property lines. Because the code states that "protection is preferred over removal where possible," the applicant will be required to save two onsite trees that will be credited toward mitigation. Trees # 1967 (Ponderosa Pine, 11 caliper inches) and # 1991 (Incense Cedar, 7 caliper inches) shall be saved and protected as mitigation trees. Taking into consideration grading and utility placement, staff elieves these trees are possible to save and may provide benefits for future homeowners such as noise buffering and the desirable aesthetic achieved by mature trees. In addition, the Ponderosa Pine and Incense Cedars are native conifers and similar to the trees being removed, all of which are conifers, including native species. Ponderosa Pines and Incense Cedars reach a 30-foot spread at maturity. Building footprints shall allow for a 30-foot spread so that the trees can mature. No building footprint shall encroach within 15 feet of the center of each tree unless the applicant provides specific methods approved by the Project Arborist to retain Trees # 1967 and# 1991 without damage to the root zones. As a note, staff assessed the feasibility of retaining Tree # 1978 (51" Douglas Fir), which is in the location of the future planter strip on Bull Mountain Road. While half-street improvements could potentially harm the tree, it may also be possible to save the tree through alternative construction methods such as bridging over the roots. Alternative methods were used to preserve similar existing trees at the nearby subdivision, Arbor Summit,when the City was still issuing development permits on behalf of the County. Because Bull Mountain Road is a County road and the City no longer issues permits for the County, the applicant must obtain a Washington County Facility Permit to construct half-street improvements. It would be the County's decision to approve an alternative sidewalk and street design. Staff spoke with the Washington County Engineering Division which said they would not be likely to approve an alternative design to retain the tree because of the potential danger to drivers and the street. Therefore,the City will not require the applicant to save Tree # 1978. NOTICE OF DECISION PAGE 18 OF 30 SUB2007-00006-TROY PARK SUBDIVISION • S 3. Identification of all trees which are proposed to be removed; The applicant's plans identify all trees proposed to be removed. Therefore, the criterion is met. However, the applicant shall revise the tree plan to show that Trees # 1967 and# 1991 will be retained. 4. A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. The applicant proposes to protect Tree # 1976, a 51 caliper inch offsite tree bordering the northeast corner of the subject property. In addition, the applicant is required to protect Trees # 1967 and 1991. The applicant shall submit a tree protection plan by a certified arborist defining standards and methods that will be used by the applicant to protect trees during and after construction. The City Arborist recommends the tree plan include the following specifications for fencing: All trees to be preserved shall be protected with five or six (5' - 6') foot high chain link fences. Fences are to be mounted on two inch diameter galvanized iron posts, driven into the ground to a depth of at least 2-feet at no more than 10-foot spacing. The applicant shall position fencing as directed by the project arborist to protect the trees to be retained. Work within the tree protection zone shall not be without the Project Arbonst's approval and supervision. The applicant shall allow access by the City Arborist for the purpose of monitoring and inspection of the tree protection to verify that the tree protection measures are performing adequately. Failure to follow the plan, or maintain tree protection fencing in the designated locations shall be grounds for immediate suspension of work on the site until remediation measures and/or civil citations can be processed. Section 18.790.040 states that any tree preserved or retained in accordance with this section may thereafter be removed only for the reasons set out in a tree plan, in accordance with Section 18.790.030, or as a condition of approval for a conditional use, and shall not be subject to removal under any other section of this chapter. The property owner shall record a deed restriction as a condition of approval of any development permit affected by this section to the effect that such tree may be removed only if the tree dies or is hazardous according to a certified arborist. The deed restriction may be removed or will be considered invalid if a tree preserved in accordance with this section should either die or be removed as a hazardous tree. The form o}this deed restriction shall be subject to approval by the Director. The applicant is not proposing to retain any trees on site that are subject to mitigation; therefore,this criterion does not apply. FINDING: Tree plan requirements have not been fully met. CONDITIONS: • Prior to site work, the applicant shall revise the tree plan to: 1 include all healthy trees over 12 inches in the mitigation calculation; and 2) show that Trees # 1967 and # 1991 and neighboring trees that may be impacted by construction will be retained and protected. • Prior to final plat approval, the applicant shall submit a revised mitigation plan including the location, species and- ize of the mitigation trees to be approved by the Project Arborist and City Arborist. Mitigation trees shallbe at least 2 caliper inches and planted within property lines. Trees # 1967 (Ponderosa Pine, 11 caliper inches) and # 1991 (Incense Cedar,7 caliper inches) shall be retained and credited toward mitigation upon successful protection. • Prior to final plat approval, the applicant shall revise the site plan to show footprints that do not encroach within 15 feet of the center of Trees # 1967 and # 1991, unless the applicant provides specific methods approved by the Project Arborist to retain the trees without damage to their canopies and7or root zones. • Prior to site work, the applicant shall submit a tree protection plan by a certified arborist defining standards and methods that will be used by the applicant to protect trees during and after construction. In addition, the tree plan shall include the following specifications for fencing: All trees to be preserved shall be protected with five or six (5' - 6') foot high chain link fences. Fences are to be mounted on two inch diameter galvanized iron posts, driven into the ground to a depth of at least 2-feet at no more than 10-foot spacing. NOTICE OF DECISION PAGE 19 OF 30 SUB2007-00006-TROY PARK SUBDIVISION i1111 • Prior to site work, the applicant shall install fencing as directed by the project arborist and tree protection plan to protect the trees to be retained. The project arborist shall submit a letter to the City Arbonst certifying that the tree protection fencing was installed properly. The applicant shall allow access by the City Arbonst for the purpose of monitoring the tree protection to verify that the tree protection measures are performing adequately. • Prior to site work, the applicant shall submit construction drawings to both Planning and Engineering that include: A. A note prohibiting equipment,vehicles,machinery, grading, dumping,storage, burial of debris,or any other construction-related activities in any tree protection zone;and B. A note stating that only those trees identified on the approved Tree Removal plan are authorized for removal by this report. Notwithstanding any other provision of this title any party found to be in violation of this chapter[18.790] 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: 1) Replacement of unlawfully removed or damaged trees in accordance with Section 18.790.060 (D) of the Tigard Development Code. and 2) 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. • The Project Arborist shall submit written reports to the City Arborist or Current Planning, at least once every two weeks, from initial tree protection zone (TPZ) fencing installation through building.construction. The reports shall include the condition and location of the tree protection -fencing and whether any changes occurred. If the amount of TPZ was reduced then the Project Arborist 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 work is required within an established tree protection zone, the project arborist shall prepare a proposal detailing the construction techniques to be employed, and the likely impacts to the trees. The proposal shall be reviewed and approved by the City Arborist before proposed work can occur within a tree protection zone. The City Arborist may require changes prior to approval. The project arborist shall be on site while work is occurring within a tree protection zone and submit a summary report certifying that the work occurred per the proposal and will not significantly impact the health and/or stability of the trees. Failure to ollow 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. • Prior to site work, the applicant shall submit a cash assurance (letter of credit or cash deposit) for the equivalent value of mitigation required (137 caliper inches times $125 per caliper inch = $17,125). Any trees successfully planted on or off-site, in accordance with an approved Tree Mitigation Plan and TDC 18.790.060.D,will be credited against the assurance two years after all of the trees are planted per the approved Tree Mitigation Plan. The project arborist shall submit a letter to the CArbonst to certify that alfof the mitigation trees were properly planted per the approved Tree Mitigation Plan, and set the starting point of the two year tree establishment period. In addition, if Trees # 1967 and # 1991 are properly protected they will be credited against the assurance upon successful planting two years after all of the trees are planted,per the approved Tree Mitigation Plan. After such time,the applicant shall pay the remaining value of-the assurance as a fee in-lieu of planting. • Prior to issuance of building permits,the applicant (developer or builder) shall: A. submit site plan drawings showing. the accurate location of the trees that were preserved,the location of tree protection fencing,and the location of mitigation trees,if any. Tree canopy driplines must be drawn to scale. Attach copies of the approved Tree Protection and Mitigation Plans. B. submit a statement and signature of approval from a certified arborist regarding the siting and construction techniques to be employed in building the house with respect to any protected trees on site. NOTICE OF DECISION PAGE 20 OF 30 SUB2007-00006-TROY PARK SUBDIVISION • C install required tree protection fencing as specified by the project arborist and call for an inspection by the City Arborist. D. applicant shall submit biweekly reports, prepared by a certified arborist, through final inspection documenting the status of required tree protection fencing. Prior to final inspection for each lot, the applicant shall submit a final report by the Project Arborist certifying the health of protected- trees and that the street trees were properly planted per the approved street tree plan. Tree protection measures may be removed and inal inspection authorized upon review and approval by the City Arborist. Off-Street Parking and Loading Requirements (18.765): Chapter 18.765, Table 18.765.2 requires that single-family dwellings be provided with one (1) off-street parking space for each dwellingunit. There is no maximum limit on parking spaces or bicycle parking spaces required for detached single-family dwellings. The proposed project will create 10 lots for single-family dwellings. The applicant has stated that each residence will include a two-car garage and a driveway that supports two cars. Therefore,the homes will provide at least 4 off-street parkin spaces each. Detailed plans for the construction of homes within the development are not necessary at this time. Te provision of at least one off-street parking space will also be regulated during-building permit review. Signs (18.780): Chapter 18.780 regulates the placement, number and design criteria for signage. The applicant does notropose any signs as part of this subdivision application; however, any future signage (temporary or permanent)pwill be subject to the sign permit requirements in Chapter 18.780. CONDITION: Prior to the issuance of building permits, the developer shall sign a copy of the City's sign compliance agreement. Vision Clearance (18.795): Chapter 18.795 applies to all development and requires that clear vision area shall be maintained on the corners of all propertyadjacent to intersecting right-of-ways and at the intersection of a public street and a private driveway. A visual clearance area shall contain no vehicle, hedge, planting, fence, wall structure, signs, or temporary or permanent obstruction exceeding three feet in height. The code states that at all intersections of two non-arterial streets...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 and measured along such lines. The applicant's "Preliminary Profiles and Sight distance and Supplemental Plan (Sheet 5) shows a clear vision area at the intersection of Tract A and SW Winterview Drive that is correctly drawn. Therefore,this criterion is met. C- STREET AND UTILITY IMPROVEMENTS STANDARDS(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: Washington County requires a Collector (C-3) street to have a 74 foot right-of-way width and 50-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage,and street trees. NOTICE OF DECISION PAGE 21 OF 30 SUB2007-00006-TROY PARK SUBDIVISION • S This site lies adjacent to SW Bull Mountain Road which is classified as a G3 Collector by Washington County and a Collector on the City of Tigard Transportation Plan Map. At present, there is approximately 20 feet of ROW from centerline, according to the most recent tax assessor's map. The applicant should dedicate the additional ROW to provide 37 feet from centerline. SW Bull Mountain Road is currently partially improved. In order to mitigate impacts from this development, the applicant should construct the half-street improvements to the County's G3 Collector standard. 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 Winterview Drive,which is classified as a local street on the City of Tigard Transportation Plan Map. The applicant should dedicate 54 feet of ROW. SW Winterview Drive currently terminates at the west property line. In order to mitigate the impact from this development,the applicant should construct the full street width improvements in compliance with Figure 18.810.4.A of the Tigard TDC This is shown on the applicant's plan sheet 3. 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 that shows future streets. It is not up to date with the Bull Mountain View Estates subdivision that is under construction to the east. However, the plan does show the ultimate extension of Winterview Drive to the east where it will connect to the Bull Mountain View Estates subdivision in a somewhat similar manner. A temporary turnaround will be provided at the intersection of the proposed private street and Winterview Drive. This turnaround must be approved by TVFR. The applicant shall submit TVF�R approval to the Engineering staff prior to PFI Permit issuance. 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 tie site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. Land is considered topographically constrained if the slope is greater than 15% for a distance of 250 feet or more. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. The applicant's plans indicate they will extend Winterview Drive from the Thornwood Subdivision at their west property line to their east property line. This will allow a full street connection between this development and Bull Mountain View Estates when the property between them is developed,thereby meeting this criterion. NOTICE',OF DECISION PAGE 22 OF 30 SUB2007-00006-TROY PARK SUBDIVISION S • 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 proposed_grades on both SW Bull Mountain Road and SW Winterview Drive do not exceed 12%, thereby meeting this cnterion. Access to Arterials and Major Collectors: Section 18.810.030.Q states that where a development abuts or is traversed by an existing or proposed arterial or major collector street, the development design shalllprovide adequate protection for residential properties and shall separate residential access and through traffic, or if separation is not feasible, the design shall minimize the traffic conflicts. The design shall include any of the following: • A parallel access street along the arterial or major collector, • Lots of suitable depth abutting the arterial or major collector to provide adequate buffering with frontage along another street; • Screen planting at the rear or side property line to be contained in a non-access reservation along the arterial or major collector or • Other treatment suitable to meet the objectives of this subsection; • If a lot has access to two streets with ifferent classifications, primary access should be from the lower classification street. No direct access shall be allowed to Bull Mountain Road. The existing driveway to Bull Mountain Road shall be closed and the applicant shall record on the final plat a non-access restriction along the entire subject site frontage. 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 proposes to construct one private street that will provide access for Lots 5-10. The applicant shall place a statement on the face of the final plat indicating the private streets) will be owned and maintained by the properties that will be served by.it/them. In addition, the applicant shall record Conditions, Covenants and Restrictions (CC&R's) a�lon�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 regardgto providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 2,000 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 subdivision will conform to the street pattern of the existing approved subdivision (Thornwood) to the west. The resulting lots will be part of two blocks that will remain incomplete until the neighboring property to the east develops. The perimeter of the existing and proposed lots bordered by Bull Mountain Road,Aspen Ridge Drive and Winterview drive would be about 1,320 feet. The perimeter of the existingand proposed lots bordered by Winterview Drive, Aspen Ridge Drive and Thornwood Drive would be about ,500 feet. Therefore, when the neighboring property develops,the blocks can be completed to conform to the standard of no greater than 2,000 feet. NOTICE OF DECISION PAGE 23 OF 30 SUB2007-00006-TROY PARK SUBDIVISION • Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width,unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. The proposed lots range in size from 42587 square feet to 6,481 square feet, with an average of 5,319.5 square feet. None of the lots are 1.5 times the minimum lot size (1.5 x 5,000 square feet = 7,500 square feet). Therefore, this criterion does not apply. 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. Lots 7 and 8 have 25 feet of frontage. All other lots have frontages ranging from 54 feet to 153 feet. Therefore, this criterion is met. 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 construct a 5 foot wide sidewalk along both sides of Winterview Drive. They will also construct a 5 foot wide sidewalk along one side of the proposed private street. The plans also show the construction of a 6 foot wide sidewalk along Bull Mountain Road,thereby meeting this criterion. 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 projectedby the Comprehensive Plan. There is an existing 8 inch public sewer line that terminates at the west end of Winterview Drive. The applicant's plans show the extension of the public sewer main to the east terminus of the proposed street extension of Winterview Drive. Another public sewer main will be constructed within the private street Tract to serve Lots 5-10. 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 existingdrainage 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). NOTICE OF DECISION PAGE 24 OF 30 SUB2007-00006-TROY PARK SUBDIVISION • • 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. Runoff from this development will connect to the system that was designed and installed with the Thornwood Subdivision. This system was designed without detention as it was determined it was not needed based on downstream considerations. At the time the analysis and calculations were done for Thomwood the area of this development was included as area AA. Therefore,since detention was not required for the Thornwood development and the calculations included this property,detention is not required for this development. Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that developments adjoining proposed bikeways identified on the Citv's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways t_Zrough the dedication of easements or right-of-way. Bull Mountain Road is identified as a bicycle facility in the Tigard TSP. Cost of Construction: Section 18.810.110.B states that development permits issued for planned unit developments, conditional use permits, subdivisions, and other developments which will principally benefit from such bikeways shall be conditioned to include the cost or construction of bikeway improvements. While it makes sense for the developer to provide the bicycle lane with the half-street improvements, it does not make sense to provide the lane when there are not significant portions of a bicycle lane present. It does make sense,however, for the applicant to pay a fee-in-lieu of providing striping. The amount of the striping would be as follows: • 220 feet of 8-inch white stripe, at $2.50/1f $550.00 • 6 Mono-directional reflective markers @ $4.00/ea $ 24.00 • 2 Bike lane legends @ $175/ea $350.00 • 2 Directional mini-arrows(a $100/ea $200.00 $1,124.00 Utilities: Section 18.810.120 statesthat 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- rounding 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. NOTICE OF DECISION PAGE 25 OF 30 SUB2007-00006-TROY PARK SUBDIVISION • • There are existing overhead utility lines along the frontage of SW Bull Mountain Road. If the fee in-lieu is proposed, it is equal to$35.00 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 219.4 lineal feet;therefore the fee would be$7,679.00. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: The City of Tigard provides water service in this area. There is an existing public water line in Winterview Drive. The applicant's plans show the extension of the public water line in the proposed extension of Winterview Drive. There are also two public water lines located in Bull Mountain Road. The plans show a new fire hydrant added to this system. 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 planting plan that provides additional trees and shrubs in the existing ?ublic facility that serves the Thomwood Subdivision and will serve this development. This plan shall be submitted to tae City Engineering staff for review and approval prior to issuance of permits. Prior to the City accepting these additional plantings, the developer shall maintain them for a minimum of three years after construction is completed or pay a fee-in-lieu of maintenance. Gradingand Erosion Control: CWS esign 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 any development that will disturb one or more acre ot_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, appropnate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. 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 CoordinatesAD 83 (91)] on two monuments with a tie to the City's global positioning system(GPS) geodetic control network(GC(G22). 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 gnd measurements and the angle from north to grid north. These coordinates can be established by: NOTICE OF DECISION PAGE 26 OF 30 SUB2007-00006-TROY PARK SUBDIVISION • • 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 enineer shall provide the City with an electronic file with points or 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). D- IMPACT STUDY(18.390): Section 18.390.050 states that the applicant shall provide an impact study to quantify the effect of development on public facilities and services. The study shall address, at a minimum, the transportation system including bikeways, the drainage system, the parks system, the water system, the sewer system, and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with a requirement for public right-of-way dedication, or provide evidence that supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. Section 18.390.050 states that when a condition of approval requires the transfer to the public of an interest in real property, the approval authority shall adopt Endings which support the conclusion that the interest in real property to be transferred is roughly proportional to the impact the proposed development will have on the public . The applicant has provided an impact study that quantifies the effect of the proposed partition on the services below: Sewer: There is an 8-inch public sewer line in SW Winterview Drive. The applicant will extend this sewer line to the east terminus of the extension of SW Winterview Drive. Another public sewer main will be constructed in the Private Street to serve Lots 5 through 8. Water: There is a public water line in SW Winterview Drive as well as two water lines in SW Bull Mountain Road. The applicant will be extending the water line into the proposed extension of SW Winterview Drive. The plans show that the applicant will add a new fire hydrant to the system. Storm Water: The applicant is required to provide a water quality facility that meets CWS standards. In addition,the applicant is required to add plantings to the existing water q»alityfacility i in the neighboring Thornwood Subdivision. Parks: The closest park is Jack Park, which is about 1.5 miles away. Woodard Park is just over 2 miles away, Northview Park about 2.5 miles and Cook Park over 3 miles. The applicant will be assessed a parks system development charge at the time of building permits for each additional home. Transportation: The proposed subdivision will be extending a local public street and adding a new private street. Traffic from the proposed subdivision will use existing local streets to access SW Bull Mountain Road,as collector. As discussed previously, the proposed subdivision will add 90 new daily vehicle trips. The applicant will mitigate for traffic impacts by providing the required improvements. The applicant is dedicating about 3,730 square feet of right- of-way along the site's frontage on SW Buil Mountain Road. Other requirements include half-street improvements along SW Bull Mountain Road and pay a bike-striping fee. The applicant will also be paying a TIF for each additional home. Mitigated Costs and Rough Proportionality: The applicant will pay a Washington County Traffic Impact Fee (TIF) at the time of building permits. The TIF is a mitigation measure that is required for new development. Based on a transportation impact study prepared by Mr. David Larson for the A BoyExpansion/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. The applicant will be required to pay TIF's of approximately $3,020 (Effective July 1, 2004) per new dwelling unit. Therefore, the TIF for this proposed development is $27,180 ($3,020 9 new dwelling units). NOTICE OF DECISION PAGE 27 OF 30 SUB2007-00006-TROY PARK SUBDIVISION • • Based on the estimate that total TIF fees cover 32ercent of the impact on major street improvements citywide, a fee that would cover 100 percent of this project's traffic impact is $84,937 ($27,180 -0.32). The difference between the TIF paid, and the full impact, is considered the unmitigated impact on the street system. The applicant's total cost of mitigating traffic impacts is $56,204 as shown in the Mitigated Costs below. The applicant is dedicating 17 feet of right-of-way for 219.45 feet along SW Bull Mountain Road (valued at $3.00 per square foot for unimproved residential property). In addition, half-street improvements are required to Washington County standards because Bull Mountain Road is maintained by the County (estimated value of half-street improvements is $200 per lineal foot). Based on the analysis below, the required improvements do not exceed the estimated value of the unmitigated impacts. There are $1,085 worth of unmitigated impacts left over. Therefore, the required improvements meet the roughly proportionality test. Mitigated Costs Public ROW Dedication on Bull Mountain Rd (3,730 square feet)... ... $11,190 Half-Street Improvements on Bull Mountain Rd (219.45 lineal feet)... .$43,890 In-lieu-of Bike Striping Fee., ... . .$ 1,124 Estimated Value of Mitigated Costs $56,204 Estimated Value of Impacts FullImppact... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... $84,397 Less HF Assessment... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... 7� .$2 80 Less Mitigated Costs ... Estimated Value of Unmitigated Impacts $ 1,085 SECTION VII. OTHER STAFF COMMENTS The City of Tigard Engineering Department reviewed the proposal. Comments are included in the Access,Egress and Circulation section and Streets and Utility Improvements section of this decision. Full comments are in the land use file. The City Arborist reviewed the proposal. Comments are included in the Tree Removal section and Landscaping and Screening section of this decision. Full comments are in the land use file. The City of Tigard Building Division reviewed the proposal and notes that Private Water Services shall be sized per Table P2910.2 ORSC. Plans indicate 1" water services;however,they should be sized per ORSC RESPONSE: Water service size will be regulated during the Public Facility Improvement Permit review. The City of Tigard Public Works Department reviewed the proposal. Concerning water, Public Works notes that Lots 5-10 shall be banked on SW Winterview Drive. They also note that the drawings for sanitary sewer are missing. RESPONSE: Details for water service will be reviewed prior to issuance of the Public Facility Improvement Permit. Engineering notes that the sanitary sewer drawings were included. The City of Tigard Police Department reviewed the proposal and has no objections. SECTION VIII. AGENCY COMMENTS Clean Water Services (CWS) reviewed the proposal and commented on sanitary sewer, storm drainage and water quality and erosion control. The Engineering Department has included CWS requirements in its conditions of approval. Compliance with the CWS standards will be regulated by the Engineering Department during the Public Facility Improvement (PFI) Permit review. Full comments are in the land use file. Qwest was given the opportunity to comment and notes that the proposed subdivision falls outside the Qwest serving area. Tualatin Valley Fire and Rescue (TVF&R) reviewed the proposal and endorses the proposal based on the following requirements: NOTICE OF DECISION PAGE 28 OF 30 SUB2007-00006-TROY PARK SUBDIVISION • • 1) 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 turnaround template shown on the Preliminary Plat is acceptable. 2) FIRE APPARATUS ACCESS ROAD EXCEPTION FOR AUTOMATIC SPRINKLER PROTECTION: When buildings are completely protected with an approved automatic fire sprinkler system, the requirements for fire apparatus access maybe modified as approved-bythe fire code official. (IFC 503.1.1) 3) 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 sic.e 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. 4) 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. (IC D103.6) 5) 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% maybe allowed. Adequacy of fire apparatus access shall be evaluated from the point beginning at the first due fire station to a point within 150 feet of all structures within the development. 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) The fire district will accept the installation of automatic sprinkler systems in all dwellings constructed as part of this project in lieu of compliant roadway grade. 6) 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 fire hydrant shown on the submitted drawings must be capable of supplying the required fire flow demand. 7) 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) 8) 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) RESPONSE: The applicant has been conditioned to receive TVF&R's approval of the proposed site layout and turnaround. NOTICE OF DECISION PAGE 29 OF 30 SUB2007-00006-TROY PARK SUBDIVISION • • SECTION IX. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON NOVEMBER 27, 2007 AND EFFECTIVE ON DECEMBER 12,2007 UNLESS AN APPEAL IS FILED. Appeal: The Director's Decision is final on the date that it is mailed. Any party with standing as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (-10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing,subject to any additional rules of procedure that may be adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON DECEMBER 11, 2007. estions: If you any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard,Tigard, Oregon at (503) 639-4171. - / November 27, 2007 a'. P:1'i D ' Emil DA IE Assistant anner ) / ,. _ �( ,- November 27, 2007 APPROVED BY: Richardtewe sdorf; DATE Planning Manager V NOTICE OF DECISION PAGE 30 OF 30 SUB2007-00006-TROY PARK SUBDIVISION \ H CITY of TIGARD CHIRP,Sr \ GEOGRAPHIC INFORMATION SYSTEM - VICINITY MAP 0 -----. DUCHILLY CT X a m m =zI • -- MCFARLAND BLVD m ro NJ a SUB2007-00011 0 o J J N i AV r 11ROY PARK SUBDIVISION 30CKY_MT CT -00 CT �....- WILDWOOD ST ��� \ ! / i • W BUGLE CT -j- I— I I w ~ ¢ __L______. - -- LEGEND: --- L_ -J BULL MOUNTAIN RD j/ SUBJEC l � I i / SIiE I I II -I \i T J j IL I I I I— SW WINTERVIEW..—� DR W 1 Alia 1 icc; o -I AN / CC � ° I Na 2THO — s� Q jIEW - I ,d°- -----1 ; "'"I'l� I �OOD DR I • ,' 1111WO J . ;IV ... (--. ,,E,eE" / IY 111111° 4.,/ I - ----_ _ Tgard Area Map• . `, I I ��'�' N � ! I 0 100 200 300 400 500 Feet 1111 I1E11MB✓ST _ - UTUMfyy I 1"=387 feet J11 cn 1111 el i It '. 1 I b� I R , I � \ TIGARD G . 1-1 ' . I *II J . Information on this map is for general location only and 1--- I ,. , should be verified with the Development Services Division. { I 13125ia ,W OR 97Blvd 223 Tigard,OR 97223 __o (503)639-4171 — -- ler ,- I , )c 1 http://www.ci.tigard.or.us .Community Development Plot date:Sep 24,2007;C:\magic\MAGIC03.APR ... .. NOTE AN 2 (03 COLLECTOR) ALL LOTS WILL HAVE MORE THAN OFFSTREET PARKING SPACES SWI BULL MOUNTAIN ROAD --_ (DOUBLE CAR GARAGES) e il /.. AO.POM 1/ DED y � IR/W DEDICATION 5 Ma iscaa W i� 54' 61' P/L I'E �� P L 50' B 61.4 MOUNTAIN ROAD m >:I NO ICLE ACCESS ALLOWED .. �Br. 4 4' 0 8 n „ r,Ae,M a.aa TEMP. FIRE TURNAROUND TO P«a ^^ , S. 4 • ' - SF _.-._ . AA,. 9 :e 1 3 5.469 SF St 8 T/L 380 <8 4,973 SF m 5,076 SF m 5076 .m 0 T/L 3700 „ �` /•,-,aa..A� nus 1 ° DRIVE r ,/2 OPERLI �aI r n-,mew. AUCE PPM.M f l/15 , 20. r.o�a 2a fr,r5 cRa.. .. INTERIOR PUBLIC STREET zo'rr.to ay ' SW WINTERVIEW 2T „t0 LItO,. IS FI w. t5'rr WI: ' MO sONt 1. na TF�ACT I -t 54 s5 (P- . Fd B. PUE 5G• I s 4 PUNTER _• "PARRIYG ..._.... _..._.. PAL P/L $ •I. (HATCHED MP FIRE ROUND E I 1 • — ____11- ---_ 2Dr HAi DARER _____ xe r� rr,a 'n n E 20• H WINTER VIEW DR. p s. - - - � PARKING, PLAN P r = g®R� 711416111"12Ht: PUE ssm�� 7- sasaF smart y�8' F– i,.Wiz,_. . __ –_ ru,em M,a[�101 - –is. . TAX MAP a"9 O9TR CTo . TYPICAL STREET SECTIONQ, - ACT A PRIVATE STREET TRA �.�; � 1z�1� I I 5 TAX LOT 1 'sA IVO- : j - _. 4,587 SF ci s IVO- Lpm. 88 i _ p s,as7 SF 4 87 ACRE 1 1 I 5so 4 a.w.a— W 10 = m I 100 ..... � 100 I T/L 4000 5 SIDEWALK.EASEMENT j : s so w r �o r P. r T C � W T/L 3900 s w.ro z a • 6 '” T1— , a i 9 5' I N. 4,640 SF ,r unsew wnM sBP:OF BaB Q: i t 5,452 SF - '. 4`C _ ,; P.�\ r m 2. • rY rn n MEP D.or O.Mm IMvu� ........ 1 n o. w , s so w.. .... 1 ......5'SO w ... o�' Vy,� ... .... ro BIIE ....,_,I,,,:• (-1 My d Cf ACIYA MIO BULL YaIA!!AN aa2 uM • Cc e s so.ro. COLLECTOR L TAIN OAD , (C3 C TOR STREET) Q >- . m _. -._ s•so ro _ � o >° 11' 11 TYPICAL 1/2 STREET SECTION a ir 8 t Ma scut �' Z 5.974 SF ....... 6.481 SF Q N 0 M CC ,a• - _C Ae� �E ~ d 9 0 2 rmW ' sso.w. : 21 54 . _... ... ..._..._ g "10 e/vNt T/L 5000 I67 0,,,,,,,,,,,,0,,,,,, .sPBw 3 SCALE 1..20 uaM — 1 .B A • Goodlett Marshall Building&Development Co. Inc. EXHIBIT4 p Attn:Mike Goodlett SUB2007-00011 PO Box 91551 TROY PARK SUBDIVISION Portland, OR 97223 Goodlett Marshall Building &Development Co.,Inc. Attn:Mike Goodlett PO Box 91551 Portland, OR 97291 Harris-McMonagle Associates Attn: Steve Bloomquist 12555 SW Hall Blvd. Tigard, OR 97223 Washington County DLUT Land Development Services Attn: Naomi Vogel-Beattie,Associate Planner 155 N. First Avenue, Suite 350-13 Hillsboro, OR 97124 • • AFFIDAVIT OF MAILING Er: it�rt1F .��.. S, 1Ky�• • I, Patricia L. Lunsford being first duly sworn/affirm, on oath depose and say that I am a Planning Administrative Assistant for the City of Tigard,Washington County,Oregon and that I served the following: {Check Applwn Box(s)Below} ❑x NOTICE OF DECISION FOR SUB2007-00011/TROY PARK SUBDIVISION (File No/Name Reference) ❑ AMENDED NOrICE City of Tigard Planning Director A copy of the said notice being hereto attached,marked Exhibit"A",and by reference made a part hereof,was mailed to each named person(s) at the address(s) shown on the attached list(s),marked Exhibit"B",and by reference made a part hereof, on November 27,2007,and deposited in the United States Mail on November 27,2007,postage prepaid. IH7r1Z (Person that Notice) STATE OF OREGON County of Washington ss. City of Tigard Subscribed and sworn/affirmed before me on the alD day of k‘0Va-{6E1L ,2007. i OFFICIAL SEAL _;470SHIRLEY L TREAT NOTARY PUBLIC-OREGON ) COMMISSION NO.416777 , 1 MY COMMISSION EXPIRES APRIL 25,2011 () , _ _.d-- NOTARY PUB IC. ,/OF OREGON My Commission Expires: 'f/ r • • EXHIBIT A NOTICE OF TYPE II DECISION SUBDIVISION (SUB) 2007-00011 TROY PARK SUBDIVISION TigALIM. 120 DAYS = 1/19/2008 SECTION I. APPLICATION SUMMARY FILE NAME: TROY PARK SUBDIVISION CASE NO.: Subdivision(SUB) SUB2007-00011 REQUEST: The applicant requests approval to divide one 1.64-acre parcel into 10 lots for single-family detached homes. The existing home will be removed. SW Winterview Drive will be extended from the neighboring Thornwood subdivision to the west of the site. Proposed Lots 1-4 will have direct access to Winterview. Proposed Lots 5-10 will access Winterview from a private street. The subject parcel was annexed into the City on June 12, 2007 (Ordinance 2007-13 approving ZCA2007-00002 Goodlett Annexation). APPLICANT APPLICANT'S OWNER Goodlett Marshall Building& REP : Harris-McMonagle Associates Development Company,Inc. Ann: Steve Bloomquist Attn: Mike Goodlett 12555 SW Hall Blvd. PO Box 91551 Tigard, OR 97223 Portland, OR 97223 LOCATION: 12300 SW Bull Mountain Road;Washington County Tax Map 2S 110BC,Tax Lot 1201. ZONE: R-7: MediumDensity Residential District. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.780, 18.790, 18.795 and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request for subdivision,tree removal,and sensitive lands subject to certain conditions of approval. The findings and conclusions on which the decision is based are noted in the full decision, available at City Hall. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. All documents and applicable criteria in the above-noted file are available for inspection at no cost or copies can be obtained for twenty-five cents (25G) per page,or the current rate charged for copies at the time of the request. SECTION III. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies 22''01 1 OBC-02900 TITION PLAT • 2S1106C-09700 • EXH I B I1L 068 COOPER BENJAMIN OW S OF LOTS 1-3 STRASSER JENNIFER 14560 SW 120TH PL TIGARD,OR 97224 2S110BC-08500 2S110BA-06800 BENSINGER GREGORY A&JODIE L DAWSON KENNETH L&MELANIE A 12468 SW ASPEN RIDGE DR 12036 SW WILDWOOD ST TIGARD, OR 97224 TIGARD,OR 97224 2S110BC-03200 2S110BC-08000 BLACK THOMAS A&DONA R DEBIEN MICHAEL 12455 SW WINTERVIEW DR 12438 SW ASPEN RIDGE DR TIGARD,OR 97224 TIGARD,OR 97224 2S110BC-06000 2S110BC-02700 BUIZON ARTHUR Z DOWSETT A BARRY&SHARON P 12350 SW THORNWOOD DR 14640 SW 120TH PL TIGARD,OR 97223 TIGARD,OR 97224 2S110BC-01400 2S110BC-05300 BULL MOUNTAIN ESTATES LLC EGAN TRACY S& 735 SW 158TH AVE BITTS LAURA K BEAVERTON, OR 97006 12265 SW THORNWOOD DR TIGARD,OR 97224 2S110BC-05600 2S110BC-07700 CHEUNG DAVID H&LIANA LA ERNST ROBERT H&DEVY J 2231 SKYLINE DR 12410 SW ASPEN RIDGE DR MILPITAS, CA 95035 TIGARD, OR 97224 2S110BC-04400 2S110BC-03000 CHINNAIAN RAJENDRAN FARMER MICHAEL W&VALORIE S 12440 SW WINTERVIEW LN 12495 SW WINTERVIEW DR TIGARD,OR 97224 TIGARD, OR 97224 2S110BC-04100 2S110BC-00700 CHRISTENSEN BRYAN E&LILY FITZWATER D SCOTT AND 12370 SW WINTERVIEW LN KARLENE G TIGARD, OR 97224 12350 SW CORYLUS CT TIGARD,OR 97224 2S110BC-00501 2S110BC-02000 CLINTON MARY A FORD ERIC L&BARBARA J 14670 SW HAZELTREE TER 12096 SW ASPENRIDGE DR PORTLAND, OR 97224 TIGARD, OR 97224 2S110BC-06400 2S110BC-03500 COMRIE JOHN P&CHERYL M FRANCO FAMILY TRUST 12365 SW ASPEN DR BY EDWARD/ALBERTINA FRANCO TRS TIGARD,OR 97223 12395 SW WINTERVIEW DR TIGARD, OR 97224 2110BC-06600 • 2S110BC-06900 FREY ANDREW J&JENNIFER H HARRIS DAVID J&MICHELLE A 12325 SW ASPEN RIDGE DR 12255 SW ASPEN RIDGE DR TIGARD, OR 97224 TIGARD,OR 97224 2S110CB-01800 2S110BC-04600 FROUDE FAMILY TRUST AGREEMENT HAYES KYLE R&MICHELLE M BY CARL J&BEVERLY J FROUDE TRS 12459 SW ASPEN RIDGE DR 12200 SW BULL MTN RD TIGARD,OR 97224 TIGARD, OR 97224 110BC-01300 2S110BB-02000 FR•.DE FA i TRUST AGREEMENT HELSETH DENNIS H AND BY CA- • : BEVERLY J FROUDE TRS NANCY L 122s s W LL MTN RD 14420 SW HAZELHILL DR T ARD,OR • 224 TIGARD,OR 97224 2S110BC-06100 2S110BC-07000 FULCHER JOHN M&SANDRA L HOGEN MICHAEL C&JULIE L 12370 SW THORNWOOD DR 12250 SW ASPEN RIDGE DR TIGARD, OR 97224 TIGARD, OR 97224 2S110BC-07100 2S110BC-03900 GALLAGHER SCOTT A&SARAH L HUMMERT ROBERT S&SHARON A 22223 SW 110TH PL 12330 SW WINTERVIEW LN TUALATIN,OR 97062 TIGARD,OR 97224 2S110BC-04800 2S110BC-02800 GARNER GARTH J&NAOMI J IRISH SARA L 12365 SW THORNWOOD DR 14680 SW 120TH PL TIGARD, OR 97223 TIGARD,OR 97224 2S110BC-03600 2S110BC-01600 GEORGE STANLEY&DEBORAH JOHNSON PAMELLA SIMS 12365 SW WINTERVIEW DR 12235 SW BULL MOUNTIAN RD TIGARD, OR 97223 TIGARD, OR 97224 2S110BC-01201 2 10BC-00500 GOODLETT MARSHALL BUILDING& JOH 0 MELLA SIMS DEVELOPMENT CO INC 122 ULL MOUNTIAN RD PO BOX 91551 T ARD,OR 7224 PORTLAND, OR 97291 2S110BC-07900 2S110BC-04700 GRUNDY MICHAEL E&NANCY J KAUFMANN BRYAN D&SHELLEY M 12432 SW ASPEN RIDGE DR 12385 SW THORNWOOD DR TIGARD, OR 97224 TIGARD,OR 97224 2S110BC-03700 2S110BC-08600 HAMMERLY MATTHEW D/DIANE D KEANE M DENNIS&KATHLEEN A 12345 SW WINTERVIEW DR 12474 SW ASPEN RIDGE DR TIGARD,OR 97224 TIGARD,OR 97224 2$110BC-05900 • 2S110BC-05400 • KEHE FAMILY TRUST LE HUY B& 12330 SW THORNWOOD DR DO MINH T TIGARD,OR 97224 12245 SW THORNWOOD DR TIGARD,OR 97223 2S110BC-00600 2S110BC-07300 KENT ROBERT L&JUDITH A LIBBY FAMILY REV LIV TRUST 14615 SW HAZELTREE TER BY ROBERT I/MENA ALIBBY TRS TIGARD, OR 97224 12320 SW ASPEN RIDGE DR TIGARD,OR 97224 2S110BC-06200 2S11OBC-04000 KEUFIEDJIAN ALBERT A LIM CHHENG LY& 12390 SW THORNWOOD DR LIM YOUHENG LENG TIGARD, OR 97224 12350 SW WINTERVIEW LN TIGARD,OR 97224 2S110BC-02100 2S110BC-06300 KIM JIN YOUNG AND OK LLANES DAVID&IRMA 12055 SW ASPEN RIDGE DR 12385 SW ASPEN RIDGE DR TIGARD,OR 97224 TIGARD,OR 97224 2S110BC-06800 2S110BA-06700 KIM YUMI MAJORS WILLIAM JOSEPH/MARTHA JA 12275 SW ASPEN RIDGE DR 12058 SW WILDWOOD ST TIGARD,OR 97223 TIGARD,OR 97224 2S110BC-08800 2S110BC-04300 KIMMI EDWARD S MCPHERSON JOHN WESLEY& 12490 SW WINTERVIEW DR JENNIFER L TIGARD, OR 97224 12420 SW WINTERVIEW DR TIGARD,OR 97224 2S110BC-05700 2S110BC-00800 LAI LONG SOK& NAIDU MOHAN KUMAR T& CHEN JUAN YAN NAIDU RAMA T 12290 SW THORNWOOD DR 12380 SW CORYLUS CT TIGARD,OR 97224 TIGARD,OR 97224 2S110BC-03400 2S110BC-04200 LAM ALISON C NGUYEN MAI-TRANG 12425 SW WINTERVIEW LN 12390 SW WINTERVIEW DR TIGARD, OR 97224 TIGARD,OR 97224 2S110BC-00200 2S110BC-05000 LASSELLE COURTNEY D TRUST NORETTO NED J& BY COURTNEY D LASSELLE TR DIXON-NORETTO TONJA M 12175 SW BULL MOUNTAIN RD 12325 SW THORNWOOD DR TIGARD, OR 97224 TIGARD,OR 97224 2S110BC-07400 2S110BC-09800 LAVRINENKO IGOR V PEPPER TIMOTHY 12340 SW ASPEN RIDGE DR 14550 SW 120TH PL TIGARD,OR 97224 TIGARD,OR 97224 • 28110BC.0t500 • 2S110BC-03300 PETERS RONALD D&ILA M SHAMS AHMED M 12240 SW THORNWOOD DR 12435 SW WINTER VIEW LN TIGARD,OR 97224 TIGARD,OR 97224 2S110BC-03800 2S110BC-00300 PHAN STEVEN K SHARP THOMAS J&PATRICIA J 12325 SW WINTERVIEW LN 14440 SW HAZELHILL DR TIGARD,OR 97224 TIGARD,OR 97223 2S110BC-06700 2S110BC-08200 PHUA CHENG C& SHOOP JACOB A TANG LAI L 12450 SW ASPEN RIDGE DR 12305 SW ASPEN RIDGE DR TIGARD,OR 97224 TIGARD, OR 97223 2S110BC-05800 2S110BC-05200 RAY ROBIN SYDNE SILVA EDILBERTO N 12310 SW THORNWOOD DR 12285 SW THORNWOOD DR TIGARD,OR 97224 TIGARD,OR 97224 2S110BC-00400 2S110CB-00201 REINSTADLER WILLIAM R& SMITH EULA L CHERYL A 12239 SW BEEF BEND RD 14550 SW HAZELTREE TER TIGARD,OR 97224 TIGARD,OR 97224 2S110BC-01700 2S110BC-08300 ROBINSON CONSTANCE A TABLER TIMOTHY J 12000 SW VIEWCREST CT 12456 SW ASPEND RIDGE DR TIGARD, OR 97224 TIGARD,OR 97224 2S110BC-05100 2S110BC-07800 ROSARIO ALLISON R THOMAS JON M&JACQUELINE P 12305 SW THORNWOOD DR 15527 SW 144TH TER TIGARD,OR 97224 TIGARD,OR 97224 2S110BC-04900 2 110BC-0240 ROWE SCOTT B&KRISTINA A TI RD Y OF 12345 SW THORNWOOD DR 131 HALL BLVD TIGARD, OR 97224 T ARD, 97223 2S110BC-06500 2S OBC-1020 SADIGHI FREYDOON&ERIKA TIGA Y OF 12345 SW ASPEN RIDGE DR 131 HALL BLVD TIGARD, OR 97224 T ARD, 97223 2S110BC-09900 2S110CB-00300 SCHWINGHAMMER SHARON H& TIGARD WATER DISTRICT•— ' 1)f%1 n' J K SCHWINGHAMMER MICHAEL D 8777 SW BURNHAM ST 14580 SW 120TH PL PO BOX 23000 TIGARD, OR 97224 TIGARD,OR 97223 AK- 11. 2S110BC-(50900 2S110BC-03100 411° TIG 'D WAT, ' DISTRICT WHITTEN LORA C& 8777 S,' 'i RNHAM ST SHEPHERD ERIC J PO ¢% 2 c I s 12485 SW WINTERVIEW DR T ARD,OR 97223 TIGARD,OR 97224 2S110BC-08100 2S110BC-07500 UTBERG DOUGLAS J&JASMINE M WILLIAMS BLAKE&MELISSA 12444 SW ASPEN RIDGE DR 12360 SW ASPEN RIDGE DR TIGARD,OR 97224 TIGARD,OR 97224 2S110BC-09600 2S110BC-07600 VENTURE PROPERTIES INC WRIGHT DANIEL A&JANET L 4230 GALEWOOD ST STE 100 12380 SW ASPEN RIDGE DR LAKE OSWEGO, OR 97035 TIGARD,OR 97224 2S1 OBC-09400 VEN E P PERTIES INC 4230 OOD ST STE 100 E OSWE 0,OR 97035 2S110BC-09500 VENT ROPERTIES INC 423 AL WOOD ST STE 100 KE OSW 0, OR 97035 2S11OBC-04500 WANDERSCHEID SEAN R&ERIN D 12465 SW ASPEN RIDGE DR TIGARD,OR 97224 2S11OBC-08700 WEBER LANNY J&NANCY A 12480 SW ASPEN RIDGE DR TIGARD,OR 97224 2S11OBC-08400 WEHRS JAMES A&DIANE 12462 SW ASPEN RIDGE DR TIGARD,OR 97224 2S11OBC-07200 WELLS ALEX M&KRISTINA M 12300 SW ASPEN RIDGE DR TIGARD,OR 97224 2S110BD-00901 WHITNEY PAUL AND DIANE 12035 SW BULL MTN RD TIGARD,OR 97224 • Charlie and Larie Stalzer Susan Beilke 14781 SW Juliet Terrace 11755 SW 114th Place Tigard, OR 97224 Tigard, OR 97223 Craig Smelter David Walsh PO Box 1467 10236 SW Stuart Court Tualatin, OR 97062 Tigard, OR 97223 Harold and Ruth Howland 13145 SW Banish Tigard, OR 97223 Kevin Hogan 14357 SW 133rd Avenue Tigard, OR 97224 Gretchen Buehner 13249 SW 136th Place Tigard, OR 97224 CPO 4B Holly Shumway, Chair 14535 SW Woodhue Street Tigard, OR 97224 Beverly Froude 12200 SW Bull Mountain Road Tigard, OR 97224 Barry Albertson 15445 SW 150th Avenue Tigard, OR 97224 John Frewing 7110 SW Lola Lane Tigard, OR 97223 CPO 4B 16200 SW Pacific Highway, Suite H242 Tigard, OR 97224 CITY OF TIGARD - WEST INTERESTED PARTIES lop. 1 of 11 (i:\curnln\setup\labels\CIT West.docl UPDATED: 4-May-07 • • AFFIDAVIT OF MAILING I, Patricia L. Lunsford being first duly sworn/affirm, on oath depose and say that I am a Planning Administrative Assistant for the City of Tigard,Washington County,Oregon and that I served the following: (Peck App oprute Box(s)Below) ❑x NOTICF OF PENDING LAND USE DECISION FOR SUB2007-00011/TROY PARK SUBDIVISION AMENDED NOTICE (File No/Name Reference) ® City of Tigard Planning Director A copy of the said notice being hereto attached,marked Exhibit"A",and by reference made a part hereof,was mailed to each named person(s) at the address(s) shown on the attached list(s),marked Exhibit"B",and by reference made a part hereof,on September 26,2007,and deposited in the United States Mail on September 26,2007,postage prepaid. (Perso +•.:/repared ce) STATE OF OREGON County of Washington ss. City of Tigard Subscribed and sworn/affirmed before me on the c94 day of B--rd ale— 2007. -?- OFFICIAL SEAL = SHIRLEY L TREAT NOTARY PUBLIC-OREGON COMMISSION NO.418777 dAC_S MY COMMISSION EXPIRES APRIL 25,2011 N TARY P LIC OF OREGON My Commission Expires: '4f? < • • EXHIBIT A NOTICE TO MORTGAGEE,LIENHOLDER,VENDOR OR SELLER: THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE, IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER NOTICE OF PENDING 14 LAND USE APPLICATION I : SUBDIVISION TIGARD . ....._..... ...... .... DATE OF NOTICE: September 26,2007 FILE NO.: SUBDIVISION (SUB) 2007-00011 FILE TITLE: TROY PARK SUBDIVISION REQUEST: The applicant requests Subdivision approval to divide one 1.64-acre parcel into 10 lots for single-family detached homes. The existing home will be demolished. SW Winterview Drive will be extended from the neighboring Thornwood subdivision to the west of the site. Proposed Lots 1-4 will have direct access to Winterview. Proposed Lots 5-10 will access Winterview from a private street. The subject parcel was annexed into the City on June 12, 2007 (Ordinance 2007-13 approving ZCA2007-00002 Goodlett Annexation). LOCATION: 12300 SW Bull Mountain Road;Washington County Tax Map 2S110BC,Tax Lot 1201. ZONE: R-7: Medium-Density Residential District. The R-7 zoning district is designed to accommodate attached single-family homes,detached single-family homes with or without accessory residential units,at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.430, 18.510, 18.705, 18.715, 18.745, 18.765, 18.790, 18.795 and 18.810. YOUR RIGHT TO PROVIDE WRITTEN COMMENTS: Prior to the City making any decision on the Application, you are hereby provided a fourteen (14) day period to submit written comments on the application to the City. THE FOURTEEN (14) DAY PERIOD ENDS AT 5:00 PM ON OCTOBER 10,2007. All comments should be directed to Emily Eng.Assistant Planner(503) 718-2712 in the Planning Division at the City of Tigard, 13125 SW Hall Boulevard, Tigard, Oregon 97223. You may reach the City of Tigard by telephone at 503- 639-4171 or by e-mail to emilya,tigard-or.gov. ALL COMMENTS MUST BE RECEIVED BY THE CITY OF TIGARD IN WRITING PRIOR TO 5:00 PM ON THE DATE SPECIFIED ABOVE IN ORDER FOR YOUR COMMENTS TO BE CONSIDERED IN THE DECISION-MAKING PROCESS THE CITY OF TIGARD APPRECIATES RECEIVING COMMENTS AND VALUES YOUR INPUT. COMMENTS WILL BE CONSIDERED AND ADDRESSED WITHIN THE NOTICE OF DECISION. A DECISION ON THIS ISSUE IS TENTATIVELY SCHEDULED FOR NOVEMBER 15, 2007. IF YOU PROVIDE COMMENTS, YOU WILL BE SENT A COPY OF THE FULL DECISION ONCE IT HAS BEEN RENDERED. WRITTEN COMMENTS WILL BECOME A PART OF THE PERMANENT PUBLIC RECORD AND SHALL CONTAIN THE FOLLOWING INFORMATION: • Address the specific "Applicable Review Criteria" described in the section above or any other criteria believed to be applicable to this proposal; • Raise any issues and/or concerns believed to be important with sufficient evidence to allow the City to provide a response; • Comments that provide the basis for an appeal to the Tigard Hearings Officer must address the relevant approval criteria with sufficient specificity on that issue. • • Failure of any party to address the relevant approval criteria with sufficient specificity may preclude subsequent appeals to the Land Use Board of Appeals or Circuit Court on that issue. Specific findings directed at the relevant approval criteria are what constitute relevant evidence. AFTER 'I'1[I? 14-DAY COMMENT PERIOD CLOSES, 11 IE DIRECTOR SIIALL ISSUE A TYPE II ADMINISTRATIVE DECISION. TiI DIRECTOR'S DECISION SI TALI,BE MAILED TO'HIE APPLICANT AND TO OWNERS OF RECORD OF PROPERTY LOCATED WITHIN 500 FEET OF THE SUBJECT SITE, AND TO ANYONE ELSE WHO SUBMI'1"1'ED WRTITI':N COMMENTS OR WI[0 IS OTHERWISE ENTITLED TO NOTICE. TIIE DIRECTOR'S DECISION SHAH. ADDRESS ALL OF THE RELEVANT APPROVAL CRITERIA. BASED UPON TIIE CRITERIA AND '1'IIE FACTS CONTAINED WI'1'IIIN '1'HI'. RECORD, THE DIRECTOR SI[Al], APPROVE, APPROVE WI'I'II CONDITIONS OR DENY TI IE REQUI;STI?D PERMTT OR ACTION. SUMMARY OF THE DECISION-MAKING PROCESS: • The application is accepted by the City • Notice is sent to property owners of record within 500 feet of the proposed development area allowing a 14-day written comment period. • The application is reviewed by City Staff and affected agencies. • City Staff issues a written decision. • Notice of the decision is sent to the Applicant and all owners or contract purchasers of record of the site; all owners of record of property located within 500 feet of the site, as shown on the most recent property tax assessment roll; any City- recognized neighborhood group whose boundaries include the site; and any governmental agency which is entitled to notice under an intergovernmental agreement entered into with the City which includes provision for such notice or anyone who is otherwise entitled to such notice. INFORMATION/EVIDENCE AVAILABLE FOR REVIEW: The application, written comments and supporting documents relied upon by the Director to make this decision are contained within the record and are available for public review at the City of Tigard Community Development Department. If you want to inspect the file,please call and make an appointment with either the project planner or the planning technicians. Copies of these items may be obtained at a cost of $.25 per page or the current rate charged for this service. Questions regarding this application should be directed to the Planning Staff indicated on the first page of this Notice under the section titled"Your Right to Provide Written Comments." els Ntillitik, ER ic .._......HILLY T VICINITY.' , - ... DU ill"�,,,,,1 MAP ... up. MCFARLAND BLVD �. ffibrejoic Si_TB200.--00011 , p TROY PARK ..•.,g c.-• -C7 ,7 ,iII SUBDIVISION 1111111� j•ULLMOUNTAIN"• v SUBJECT • �: SITE t i i_� _� LL IS! 1 WI ERV 11141M1 ►���N, N Isis allon - - wrix •C • IEW - T •���1���� VmIIIl .0 sum 6-1 1 I. �N\r �i�N 11111111111141. .. in._ Jima moommilkIk§Elegli;Ail= 111/11V ' ir %illrall0.111111 MOE 0 100 200 300 400 SOD 441 id � gr eV. ,, she.e.... ,... �l.r:a:oa1.;ps Community Development Pot date Sep 24.2007,C:lmagiclMAGI CO3 APR • • EXHIBIT (6 Goodlett Marshall Building &Development Co.,Inc. Attn:Mike Goodlett SUB2007-00011 PO Box 91551 TROY PARK SUBDIVISION Portland,OR 97223 Goodlett Marshall Building &Development Co.,Inc. Attn: Mike Goodlett PO Box 91551 Portland,OR 97291 Harris-McMonagle Associates Attn: Steve Bloomquist 12555 SW Hall Blvd. Tigard, OR 97223 2 110BC-d2900 • 2S110BC-09700 • 20 -068 TITION PLAT COOPER BENJAMIN& OW S OF LOTS 1-3 STRASSER JENNIFER 14560 SW 120TH PL TIGARD,OR 97224 2S110BC-08500 2S110BA-06800 BENSINGER GREGORY A&JODIE L DAWSON KENNETH L&MELANIE A 12468 SW ASPEN RIDGE DR 12036 SW WILDWOOD ST TIGARD, OR 97224 TIGARD,OR 97224 2S110BC-03200 2S110BC-08000 BLACK THOMAS A&DONA R DEBIEN MICHAEL 12455 SW WINTERVIEW DR 12438 SW ASPEN RIDGE DR TIGARD,OR 97224 TIGARD,OR 97224 2S110BC-06000 2S110BC-02700 BUIZON ARTHUR Z DOWSETT A BARRY&SHARON P 12350 SW THORNWOOD DR 14640 SW 120TH PL TIGARD, OR 97223 TIGARD,OR 97224 2S110BC-01400 2S110BC-05300 BULL MOUNTAIN ESTATES LLC EGAN TRACY S& 735 SW 158TH AVE BITTS LAURA K BEAVERTON, OR 97006 12265 SW THORNWOOD DR TIGARD,OR 97224 2S110BC-05600 2S110BC-07700 CHEUNG DAVID H&LIANA LA ERNST ROBERT H&DEVY J 2231 SKYLINE DR 12410 SW ASPEN RIDGE DR MILPITAS, CA 95035 TIGARD, OR 97224 2S110BC-04400 2S110BC-03000 CHINNAIAN RAJENDRAN FARMER MICHAEL W&VALORIE S 12440 SW WINTERVIEW LN 12495 SW WINTERVIEW DR TIGARD, OR 97224 TIGARD,OR 97224 2S110BC-04100 2S110BC-00700 CHRISTENSEN BRYAN E&LILY FITZWATER D SCOTT AND 12370 SW WINTERVIEW LN KARLENE G TIGARD,OR 97224 12350 SW CORYLUS CT TIGARD,OR 97224 2S110BC-00501 2S110BC-02000 CLINTON MARY A FORD ERIC L&BARBARA J 14670 SW HAZELTREE TER 12096 SW ASPENRIDGE DR PORTLAND, OR 97224 TIGARD,OR 97224 2S 110BC-06400 2S110BC-03500 COMRIE JOHN P&CHERYL M FRANCO FAMILY TRUST 12365 SW ASPEN DR BY EDWARD/ALBERTINA FRANCO TRS TIGARD,OR 97223 12395 SW WINTERVIEW DR TIGARD,OR 97224 2S110BC-0600 • 2S110BC-06900 FREY ANDREW J&JENNIFER H HARRIS DAVID J&MI ELLE A 12325 SW ASPEN RIDGE DR 12255 SW ASPEN RIDGE DR TIGARD,OR 97224 TIGARD,OR 97224 2S110CB-01800 2S110BC-04600 FROUDE FAMILY TRUST AGREEMENT HAYES KYLE R&MICHELLE M BY CARL J&BEVERLY J FROUDE TRS 12459 SW ASPEN RIDGE DR 12200 SW BULL MTN RD TIGARD, OR 97224 TIGARD,OR 97224 110BC-01300 2S110BB-02000 FR•.DE FA i TRUST AGREEMENT HELSETH DENNIS H AND BY CA- . : BEVERLY J FROUDE TRS NANCY L 1220.: W :ULL MTN RD 14420 SW HAZELHILL DR T ARD, OR • 224 TIGARD,OR 97224 2S110BC-06100 2S110BC-07000 FULCHER JOHN M&SANDRA L HOGEN MICHAEL C&JULIE L 12370 SW THORNWOOD DR 12250 SW ASPEN RIDGE DR TIGARD, OR 97224 TIGARD, OR 97224 2S110BC-07100 2S110BC-03900 GALLAGHER SCOTT A&SARAH L HUMMERT ROBERT S&SHARON A 22223 SW 110TH PL 12330 SW WINTERVIEW LN TUALATIN,OR 97062 TIGARD,OR 97224 2S110BC-04800 2S110BC-02800 GARNER GARTH J&NAOMI J IRISH SARA L 12365 SW THORNWOOD DR 14680 SW 120TH PL TIGARD,OR 97223 TIGARD, OR 97224 2S110BC-03600 2S110BC-01600 GEORGE STANLEY&DEBORAH JOHNSON PAMELLA SIMS 12365 SW WINTERVIEW DR 12235 SW BULL MOUNTIAN RD TIGARD,OR 97223 TIGARD,OR 97224 2S 110 B C-01201 2 10BC-00500 GOODLETT MARSHALL BUILDING& JOH 0 MELLA SIMS DEVELOPMENT CO INC 122 ULL MOUNTIAN RD PO BOX 91551 T ARD,OR 7224 PORTLAND,OR 97291 2S110BC-07900 2S110BC-04700 GRUNDY MICHAEL E&NANCY J KAUFMANN BRYAN D&SHELLEY M 12432 SW ASPEN RIDGE DR 12385 SW THORNWOOD DR TIGARD,OR 97224 TIGARD,OR 97224 2S110BC-03700 2S110BC-08600 HAMMERLY MATTHEW D/DIANE D KEANE M DENNIS&KATHLEEN A 12345 SW WINTERVIEW DR 12474 SW ASPEN RIDGE DR TIGARD,OR 97224 TIGARD,OR 97224 251106C-0900 . 2S110BC-05400 • KEHE FAMILY TRUST LE HUY B& 12330 SW THORNWOOD DR DO MINH T TIGARD,OR 97224 12245 SW THORNWOOD DR TIGARD,OR 97223 2S110BC-00600 2S110BC-07300 KENT ROBERT L&JUDITH A LIBBY FAMILY REV LIV TRUST 14615 SW HAZELTREE TER BY ROBERT I/MENA ALIBBY TRS TIGARD,OR 97224 12320 SW ASPEN RIDGE DR TIGARD,OR 97224 2S110BC-06200 2S110BC-04000 KEUFIEDJIAN ALBERT A LIM CHHENG LY& 12390 SW THORNWOOD DR LIM YOUHENG LENG TIGARD, OR 97224 12350 SW WINTERVIEW LN TIGARD,OR 97224 2S110BC-02100 2S110BC-06300 KIM JIN YOUNG AND OK LLANES DAVID&IRMA 12055 SW ASPEN RIDGE DR 12385 SW ASPEN RIDGE DR TIGARD,OR 97224 TIGARD,OR 97224 2S110BC-06800 2S110BA-06700 KIM YUMI MAJORS WILLIAM JOSEPH/MARTHA JA 12275 SW ASPEN RIDGE DR 12058 SW WILDWOOD ST TIGARD,OR 97223 TIGARD,OR 97224 2S110 BC-08800 2S110BC-04300 KIMMI EDWARD S MCPHERSON JOHN WESLEY& 12490 SW WINTERVIEW DR JENNIFER L TIGARD, OR 97224 12420 SW WINTERVIEW DR TIGARD,OR 97224 2S110BC-05700 2S110BC-00800 LAI LONG SOK& NAIDU MOHAN KUMAR T& CHEN JUAN YAN NAIDU RAMA T 12290 SW THORNWOOD DR 12380 SW CORYLUS CT TIGARD,OR 97224 TIGARD,OR 97224 2S110BC-03400 2S110BC-04200 LAM ALISON C NGUYEN MAI-TRANG 12425 SW WINTERVIEW LN 12390 SW WINTERVIEW DR TIGARD,OR 97224 TIGARD,OR 97224 2S110BC-00200 2S110BC-05000 LASSELLE COURTNEY D TRUST NORETTO NED J& BY COURTNEY D LASSELLE TR DIXON-NORETTO TONJA M 12175 SW BULL MOUNTAIN RD 12325 SW THORNWOOD DR TIGARD, OR 97224 TIGARD,OR 97224 2S110BC-07400 2S110BC-09800 LAVRINENKO IGOR V PEPPER TIMOTHY 12340 SW ASPEN RIDGE DR 14550 SW 120TH PL TIGARD,OR 97224 TIGARD, OR 97224 25110BC-u$500 • 2S110BC-03300 • PETERS RONALD D&ILA M SHAMS AHMED M 12240 SW THORNWOOD DR 12435 SW WINTER VIEW LN TIGARD, OR 97224 TIGARD,OR 97224 2S110BC-03800 2S110BC-00300 PHAN STEVEN K SHARP THOMAS J&PATRICIA J 12325 SW WINTERVIEW LN 14440 SW HAZELHILL DR TIGARD,OR 97224 TIGARD,OR 97223 2S110BC-06700 2S110BC-08200 PHUA CHENG C& SHOOP JACOB A TANG LAI L 12450 SW ASPEN RIDGE DR 12305 SW ASPEN RIDGE DR TIGARD,OR 97224 TIGARD,OR 97223 2S110BC-05800 2S110BC-05200 RAY ROBIN SYDNE SILVA EDILBERTO N 12310 SW THORNWOOD DR 12285 SW THORNWOOD DR TIGARD, OR 97224 TIGARD,OR 97224 2S110BC-00400 2S110CB-00201 REINSTADLER WILLIAM R& SMITH EULA L CHERYL A 12239 SW BEEF BEND RD 14550 SW HAZELTREE TER TIGARD,OR 97224 TIGARD,OR 97224 2S110BC-01700 2S110BC-08300 ROBINSON CONSTANCE A TABLER TIMOTHY J 12000 SW VIEWCREST CT 12456 SW ASPEND RIDGE DR TIGARD, OR 97224 TIGARD,OR 97224 2S110BC-05100 2S110BC-07800 ROSARIO ALLISON R THOMAS JON M&JACQUELINE P 12305 SW THORNWOOD DR 15527 SW 144TH TER TIGARD, OR 97224 TIGARD,OR 97224 2S110BC-04900 2 110BC-0240 ROWE SCOTT B&KRISTINA A TI RD Y OF 12345 SW THORNWOOD DR 131 HALL BLVD TIGARD, OR 97224 T ARD, 97223 2S110BC-06500 2S OBC-1020 SADIGHI FREYDOON&ERIKA TIGA Y OF 12345 SW ASPEN RIDGE DR 131 HALL BLVD TIGARD, OR 97224 T ARD, 97223 2S11013C-09900 2S110CB-00300 SCHWINGHAMMER SHARON H& TIGARD WATER DISTRICT•- {.,/1 ' b ei In' K• SCHWINGHAMMER MICHAEL D 8777 SW BURNHAM ST 14580 SW 120TH PL PO BOX 23000 TIGARD, OR 97224 TIGARD,OR 97223 261106C-80900 • 2S110BC-03100 TIG -D WAT. - DISTRICT WHITTEN LORA C&4111 8777 S, ' RNHAM ST SHEPHERD ERIC J PO :T. 2 :1s 12485 SW WINTERVIEW DR T ARD,OR 97223 TIGARD,OR 97224 2S110BC-08100 2S110BC-07500 UTBERG DOUGLAS J&JASMINE M WILLIAMS BLAKE&MELISSA 12444 SW ASPEN RIDGE DR 12360 SW ASPEN RIDGE DR TIGARD,OR 97224 TIGARD,OR 97224 2S110BC-09600 2S110BC-07600 VENTURE PROPERTIES INC WRIGHT DANIEL A&JANET L 4230 GALEWOOD ST STE 100 12380 SW ASPEN RIDGE DR LAKE OSWEGO, OR 97035 TIGARD, OR 97224 2S1 OBC-09400 VEN E P PERTIES INC 4230 OOD ST STE 100 E OSWE 0,OR 97035 2S11 OBC-09500 VENT ROPERTIES INC 423 AL WOOD ST STE 100 KE OSW 0,OR 97035 2S110 BC-04500 WANDERSCHEID SEAN R&ERIN D 12465 SW ASPEN RIDGE DR TIGARD,OR 97224 2S110BC-08700 WEBER LANNY J&NANCY A 12480 SW ASPEN RIDGE DR TIGARD,OR 97224 2S110BC-08400 WEHRS JAMES A&DIANE 12462 SW ASPEN RIDGE DR TIGARD,OR 97224 2S110BC-07200 WELLS ALEX M&KRISTINA M 12300 SW ASPEN RIDGE DR TIGARD,OR 97224 2S110BD-00901 WHITNEY PAUL AND DIANE 12035 SW BULL MTN RD TIGARD,OR 97224 • • Charlie and Larie Stalzer Susan Beilke 14781 SW Juliet Terrace 11755 SW 114th Place Tigard, OR 97224 Tigard, OR 97223 Craig Smelter David Walsh PO Box 1467 10236 SW Stuart Court Tualatin, OR 97062 Tigard, OR 97223 Harold and Ruth Howland 13145 SW Benish Tigard, OR 97223 Kevin Hogan 14357 SW 133rd Avenue Tigard, OR 97224 Gretchen Buehner 13249 SW 136th Place Tigard, OR 97224 CPO 4B Holly Shumway, Chair 14535 SW Woodhue Street Tigard, OR 97224 Beverly Froude 12200 SW Bull Mountain Road Tigard, OR'97224 Barry Albertson 15445 SW 150th Avenue Tigard, OR 97224 John Frewing 7110 SW Lola Lane Tigard, OR 97223 CPO 4B 16200 SW Pacific Highway, Suite H242 Tigard, OR 97224 CITY OF TIGARD - WEST INTERESTED PARTIES too. I of 11 (i:\curoln\setup\labels\CIT West.docl UPDATED: 4-Mav-07 • • AFFIDAVIT OF POSTING NOTICE OF A LAND USE PROPOSAL IMPORTANT NOTICE: THIS AFFIDAVIT MUST BE ACCOMPANIED BY A COPY1..10 OF THE NOTICE THAT WAS POSTED ON THE SITE. TIGARD In the Matter of the Proposed Land Use Applications for: Land Use File No.: SUB2007-00011 Land Use File Name: TROY PARK SUBDIVISION I, Emily Eng,Assistant Planner for the City of Tigard, do affirm that I posted notice of the land use proposal affecting the land located at (state the approximate location(s) IF no address(s) and/or tax lot(s) currently registered) 30L ed and did personally post notice of the proposed land use application(s) by means of weatherproof posting in the general vicinity of the affected territory, a copy of said notice being hereto attached and by reference made a part hereof, on the pZ 8`"'— day of i4Af, .c_ ,2007. i ture o�n rformed Posting gna h:\login\patty\masters\affidavit of posting for staff to post a site.doc TROY PARD SUBDIVISION SUBDIVISION (SUB) 2007-00011 REQUEST: The applicant requests Subdivision approval to divide one 1 .64-acre parcel into 10 lots for single-family detached homes. The existing home will be demolished. SW Winterview Drive will be extended from the neighboring Thornwood subdivision to the west of the site. Proposed Lots 1-4 will have direct access to Winterview. Proposed Lots 5-10 will access Winterview from a private street. The subject parcel was annexed into toe City on June (Ordinanceapproving 12, 2007 2007-13 a rovin ZCA2007-00002 Goodlett Annexation). LOCATION• 12300 SW Bull l Mountain Road; Washington CountyTax Map 2S110BC, Tax Lot 1201. ZONE: R-7: Medium-Density Residential District. The R-7 zoning district is designed to accommodate attached single-family homes, detached single- family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Commu Development Code Chapters 18.390, 18.430, 18.510, 18.705, 18.715, 18.745, 18.765, 18.7M, 18.795 and 18.810. Further information may be obtained from the Planning Division (staff contact: Emily Eng, Assistant Planner (503) 718-2712 at 13125 SW Hall Blvd., Tigard, Oregon 97223, or by calling 503- 639-4171 or by email to emily@tigard-or.gov. A copy of the application and all documents and evidence submitted by or on behalf of the applicant and the applicable criteria are available for inspection at no cost and copies for all items can also be provided at a reasonable cost. I CITY of TIGARD � GEOGRAPHIC INFORMATION SYSTEM -/ ;'�� AREA NOTIFIED `�e. •• „1 - 1W I L'O' CT WILDWOOD (500') • ' X NIN11NIM WI • tr ' pl1R1 F riT LLI111111111 I— eni1nlNI{ LU IlFOR: Steve Bloomqutst mN13m{e MINIMHarris-McMonagle ., 251106300900 - J SINIC00501 LU mu 1 251109300200 • I1OICH1108C19118IIIA 25„ 121II RE: SUB2007-00011 Ineem BULL MOUNTAIN RD ml ICI 588 \�\\` VON 1 1 1 ___. 1 r211433.12" ICI AI CI '`, . .1 - — SW WINTERVIEW—... 1111 .\,� W alai IlZa e u isn0eco1a00 3 { —cc 0 Property owner information „■ 11(1=1719121p," 0,_ t valid for 3 months from ______ II the date printed on this map. T 011''"11141HOIIII INNI{ 111111rn711 �� 4000, 10100{ �Q IEWC- - � �'yM RVi loecoe ! eeeee �YVV OOD*DR IIIFiy nc. e iiIensu =NUM ..109310200 10IE{{ 1 { ml'2CI II ICI III T.' Neco , 2311 ICe SIO ICI III 9V- 111111000. ,�11117110 , to. naeee 111 E2fI1nnts ulco.0 rsmec0 0 �'!�}! _ ?S 99E0.00 lNNIq III -'0130 00 II7I111INOIN11 11111k, =mom 211NCIINIIe\„ —'. I 111111itil* AUTUMN04.,AW I 11111 ,� . a) ' N IIII MINIM 1 111111111 - / �O`O: 0 100 200 300 400 500 Feet 111111DR ro o s ♦-w1 cO3 1".365 feet III Ell A kit♦ 11E11 It wer .4 i sr * D in o , .•, TIGAKD ,- � ci oo Information on this map is for general location only and I B should be verified with the Development Services Division. III /!!!!�� o_o 13125 SW Hall Blvd _ ��Vo ,., T(503)639-4171igard,OR 3_ o ,,- httpJfwww.ci.tlgard.or.us Community Development Plot date:Sep 20,2007;C:\magic\MAGIC03.APR 2201 106C'02900 • 2S110BC-09700 S 068 TITION PLAT COOPER BENJAMIN& OW S OF LOTS 1-3 STRASSER JENNIFER 14560 SW 120TH PL TIGARD,OR 97224 2S110BC-08500 2S110BA-06800 BENSINGER GREGORY A&JODIE L DAWSON KENNETH L&MELANIE A 12468 SW ASPEN RIDGE DR 12036 SW WILDWOOD ST TIGARD,OR 97224 TIGARD,OR 97224 2S110BC-03200 2S110BC-08000 BLACK THOMAS A&DONA R DEBIEN MICHAEL 12455 SW WINTERVIEW DR 12438 SW ASPEN RIDGE DR TIGARD, OR 97224 TIGARD,OR 97224 2S110BC-06000 2S110BC-02700 BUIZON ARTHUR Z DOWSETT A BARRY&SHARON P 12350 SW THORNWOOD DR 14640 SW 120TH PL TIGARD,OR 97223 TIGARD,OR 97224 2S110BC-01400 2S110BC-05300 BULL MOUNTAIN ESTATES LLC EGAN TRACY S& 735 SW 158TH AVE BITTS LAURA K BEAVERTON,OR 97006 12265 SW THORNWOOD DR TIGARD,OR 97224 2S110BC-05600 2S110BC-07700 CHEUNG DAVID H&LIANA LA ERNST ROBERT H&DEVY J 2231 SKYLINE DR 12410 SW ASPEN RIDGE DR MILPITAS,CA 95035 TIGARD,OR 97224 2S110BC-04400 2S110BC-03000 CHINNAIAN RAJENDRAN FARMER MICHAEL W&VALORIE S 12440 SW WINTERVIEW LN 12495 SW WINTERVIEW DR TIGARD,OR 97224 TIGARD,OR 97224 2S110 BC-04100 2S 110BC-00700 CHRISTENSEN BRYAN E&LILY FITZWATER D SCOTT AND 12370 SW WINTERVIEW LN KARLENE G TIGARD, OR 97224 12350 SW CORYLUS CT TIGARD,OR 97224 2S110BC-00501 2S110BC-02000 CLINTON MARY A FORD ERIC L&BARBARA J 14670 SW HAZELTREE TER 12096 SW ASPENRIDGE DR PORTLAND, OR 97224 TIGARD,OR 97224 2S110BC-06400 2S110BC-03500 COMRIE JOHN P&CHERYL M FRANCO FAMILY TRUST 12365 SW ASPEN DR BY EDWARD/ALBERTINA FRANCO TRS TIGARD, OR 97223 12395 SW WINTERVIEW DR TIGARD,OR 97224 2S110BC-06600 S 2S110BC-06900 • FREY ANDREW J&JENNIFER H HARRIS DAVID J&MICHELLE A 12325 SW ASPEN RIDGE DR 12255 SW ASPEN RIDGE DR TIGARD, OR 97224 TIGARD,OR 97224 2S110CB-01800 2S110BC-04600 FROUDE FAMILY TRUST AGREEMENT HAYES KYLE R&MICHELLE M BY CARL J&BEVERLY J FROUDE TRS 12459 SW ASPEN RIDGE DR 12200 SW BULL MTN RD TIGARD,OR 97224 TIGARD,OR 97224 110BC-01300 2S110BB-02000 FR•. DE FA , TRUST AGREEMENT HELSETH DENNIS H AND BY CA- • t BEVERLY J FROUDE TRS NANCY L 122': W LL MTN RD 14420 SW HAZELHILL DR T ARD,OR • 224 TIGARD,OR 97224 2S110BC-06100 2S110BC-07000 FULCHER JOHN M&SANDRA L HOGEN MICHAEL C&JULIE L 12370 SW THORNWOOD DR 12250 SW ASPEN RIDGE DR TIGARD, OR 97224 TIGARD,OR 97224 2S110BC-07100 2S110BC-03900 GALLAGHER SCOTT A&SARAH L HUMMERT ROBERT S&SHARON A 22223 SW 110TH PL 12330 SW WINTERVIEW LN TUALATIN,OR 97062 TIGARD,OR 97224 2S110BC-04800 2S110BC-02800 GARNER GARTH J&NAOMI J IRISH SARA L 12365 SW THORNWOOD DR 14680 SW 120TH PL TIGARD,OR 97223 TIGARD,OR 97224 2S110BC-03600 2S110BC-01600 GEORGE STANLEY&DEBORAH JOHNSON PAMELLA SIMS 12365 SW WINTERVIEW DR 12235 SW BULL MOUNTIAN RD TIGARD,OR 97223 TIGARD,OR 97224 2S110BC-01201 2 10BC-00500 GOODLETT MARSHALL BUILDING& JOH 0 MELLA SIMS DEVELOPMENT CO INC 122 ULL MOUNTIAN RD PO BOX 91551 T ARD,OR 7224 PORTLAND,OR 97291 2S110BC-07900 2S110BC-04700 GRUNDY MICHAEL E&NANCY J KAUFMANN BRYAN D&SHELLEY M 12432 SW ASPEN RIDGE DR 12385 SW THORNWOOD DR TIGARD,OR 97224 TIGARD,OR 97224 2S110BC-03700 2S110BC-08600 HAMMERLY MATTHEW D/DIANE D KEANE M DENNIS&KATHLEEN A 12345 SW WINTERVIEW DR 12474 SW ASPEN RIDGE DR TIGARD,OR 97224 TIGARD,OR 97224 • 2S110BC-05900 • 2S110BC-05400 • KEHE FAMILY TRUST LE HUY B& 12330 SW THORNWOOD DR DO MINH T TIGARD,OR 97224 12245 SW THORNWOOD DR TIGARD,OR 97223 2S110BC-00600 2S110BC-07300 KENT ROBERT L&JUDITH A LIBBY FAMILY REV LIV TRUST 14615 SW HAZELTREE TER BY ROBERT I/MENA ALIBBY TRS TIGARD,OR 97224 12320 SW ASPEN RIDGE DR TIGARD,OR 97224 2S110BC-06200 2S110BC-04000 KEUFTEDJIAN ALBERT A LIM CHHENG LY& 12390 SW THORNWOOD DR LIM YOUHENG LENG TIGARD, OR 97224 12350 SW WINTERVIEW LN TIGARD,OR 97224 2S110BC-02100 2S110BC-06300 KIM JIN YOUNG AND OK LLANES DAVID&IRMA 12055 SW ASPEN RIDGE DR 12385 SW ASPEN RIDGE DR TIGARD,OR 97224 TIGARD,OR 97224 2S110BC-06800 2S110BA-06700 KIM YUMI MAJORS WILLIAM JOSEPH/MARTHA JA 12275 SW ASPEN RIDGE DR 12058 SW WILDWOOD ST TIGARD,OR 97223 TIGARD,OR 97224 2S110BC-08800 2S110BC-04300 KIMMI EDWARD S MCPHERSON JOHN WESLEY& 12490 SW WINTERVIEW DR JENNIFER L TIGARD,OR 97224 12420 SW WINTERVIEW DR TIGARD,OR 97224 2S110BC-05700 2S110BC-00800 LAI LONG SOK& NAIDU MOHAN KUMAR T& CHEN JUAN YAN NAIDU RAMA T 12290 SW THORNWOOD DR 12380 SW CORYLUS CT TIGARD,OR 97224 TIGARD,OR 97224 2S110BC-03400 2S110BC-04200 LAM ALISON C NGUYEN MAI-TRANG 12425 SW WINTERVIEW LN 12390 SW WINTERVIEW DR TIGARD, OR 97224 TIGARD,OR 97224 2S110BC-00200 2S110BC-05000 LASSELLE COURTNEY D TRUST NORETTO NED J& BY COURTNEY D LASSELLE TR DIXON-NORETTO TONJA M 12175 SW BULL MOUNTAIN RD 12325 SW THORNWOOD DR TIGARD, OR 97224 TIGARD,OR 97224 2S110BC-07400 2S110BC-09800 LAVRINENKO IGOR V PEPPER TIMOTHY 12340 SW ASPEN RIDGE DR 14550 SW 120TH PL TIGARD,OR 97224 TIGARD,OR 97224 2S110BC-05500 • 2S110BC-03300 • PETERS RONALD D&ILA M SHAMS AHMED M 12240 SW THORNWOOD DR 12435 SW WINTER VIEW LN TIGARD,OR 97224 TIGARD,OR 97224 2S110BC-03800 2S110BC-00300 PHAN STEVEN K SHARP THOMAS J&PATRICIA J 12325 SW WINTERVIEW LN 14440 SW HAZELHILL DR TIGARD,OR 97224 TIGARD,OR 97223 2S110BC-06700 2S11OBC-08200 PHUA CHENG C& SHOOP JACOB A TANG LAI L 12450 SW ASPEN RIDGE DR 12305 SW ASPEN RIDGE DR TIGARD,OR 97224 TIGARD,OR 97223 2S110BC-05800 2S110BC-05200 RAY ROBIN SYDNE SILVA EDILBERTO N 12310 SW THORNWOOD DR 12285 SW THORNWOOD DR TIGARD,OR 97224 TIGARD,OR 97224 2S110BC-00400 2S110CB-00201 REINSTADLER WILLIAM R& SMITH EULA L CHERYL A 12239 SW BEEF BEND RD 14550 SW HAZELTREE TER TIGARD,OR 97224 TIGARD,OR 97224 2S110BC-01700 2S110BC-08300 ROBINSON CONSTANCE A TABLER TIMOTHY J 12000 SW VIEWCREST CT 12456 SW ASPEND RIDGE DR TIGARD,OR 97224 TIGARD,OR 97224 2S110BC-05100 2S110BC-07800 ROSARIO ALLISON R THOMAS JON M&JACQUELINE P 12305 SW THORNWOOD DR 15527 SW 144TH TER TIGARD,OR 97224 TIGARD,OR 97224 2S110BC-04900 2 110BC-0240 ROWE SCOTT B&KRISTINA A TI RD Y OF 12345 SW THORNWOOD DR 131 HALL BLVD TIGARD,OR 97224 T ARD, 97223 2S110BC-06500 2S OBC-1020 SADIGHI FREYDOON&ERIKA TIGA Y OF 12345 SW ASPEN RIDGE DR 131 HALL BLVD TIGARD, OR 97224 T ARD, 97223 2S110BC-09900 2S110CB-00300 SCHWINGHAMMER SHARON H& TIGARD WATER DISTRICT /1 ' bet)fl; S K • SCHWINGHAMMER MICHAEL D 8777 SW BURNHAM ST 14580 SW 120TH PL PO BOX 23000 TIGARD,OR 97224 TIGARD,OR 97223 2S110BC-00900 • 2S110BC-03100 • TIG• 'D WAT• ' DISTRICT WHITTEN LORA C& 8777 S,' 'dRNHAM ST SHEPHERD ERIC J PO :% 2 :.s 12485 SW WINTERVIEW DR T ARD, OR 97223 TIGARD,OR 97224 2S110BC-08100 2S110BC-07500 UTBERG DOUGLAS J&JASMINE M WILLIAMS BLAKE&MELISSA 12444 SW ASPEN RIDGE DR 12360 SW ASPEN RIDGE DR TIGARD,OR 97224 TIGARD,OR 97224 2S110BC-09600 2S110BC-07600 VENTURE PROPERTIES INC WRIGHT DANIEL A&JANET L 4230 GALEWOOD ST STE 100 12380 SW ASPEN RIDGE DR LAKE OSWEGO,OR 97035 TIGARD,OR 97224 2S1 OBC-09400 VEN E P PERTIES INC 4230 OOD ST STE 100 E OSWE 0,OR 97035 2S110BC-09500 VENT ROPERTIES INC 423 AL WOOD ST STE 100 KE OSW 0,OR 97035 2S110BC-04500 WANDERSCHEID SEAN R&ERIN D 12465 SW ASPEN RIDGE DR TIGARD,OR 97224 2S110BC-08700 WEBER LANNY J&NANCY A 12480 SW ASPEN RIDGE DR TIGARD, OR 97224 2S110BC-08400 WEHRS JAMES A&DIANE 12462 SW ASPEN RIDGE DR TIGARD,OR 97224 2S11OBC-07200 WELLS ALEX M&KRISTINA M 12300 SW ASPEN RIDGE DR TIGARD,OR 97224 2S11OBD-00901 WHITNEY PAUL AND DIANE 12035 SW BULL MTN RD TIGARD,OR 97224 •• Charlie and Larie Stalzer Susan Beilke 14781 SW Juliet Terrace 11755 SW 114th Place Tigard, OR 97224 Tigard, OR 97223 Craig Smelter David Walsh PO Box 1467 10236 SW Stuart Court Tualatin, OR 97062 Tigard, OR 97223 Harold and Ruth Howland 13145 SW Banish Tigard, OR 97223 Kevin Hogan 14357 SW 133rd Avenue Tigard, OR 97224 Gretchen Buehner 13249 SW 136th Place Tigard, OR 97224 CPO 4B Holly Shumway, Chair 14535 SW Woodhue Street Tigard, OR 97224 Beverly Froude 12200 SW Bull Mountain Road Tigard, OR 97224 Barry Albertson 15445 SW 150th Avenue Tigard, OR 97224 John Frewing 7110 SW Lola Lane Tigard, OR 97223 CPO 4B 16200 SW Pacific Highway, Suite H242 Tigard, OR 97224 CITY OF TIGARD - WEST INTERESTED PARTIES (Dg. I of 11 (i:\curoln\setup\labels\CIT West.docl UPDATED: 4-Mav-07 Patty Lunsford - Re: 12300 Bull Mtn Labels Request status Page 1 • • From: Patty Lunsford To: Steve Bloomquist Date: Thursday, September 20, 2007 9:15:26 AM Subject: Re: 12300 Bull Mtn Labels Request status Hi Steve, Your request for mailing labels is ready to pick up. The cost is $35.00. I will leave them in "will-call"at the Planning/Engineering counter in the permit center under Harris-McMonagle. Best regards, Patricia Lunsford Planning Administrative Assistant City of Tigard, Oregon 503.718.2438 patty@tigard-or.gov >>> "Steve Bloomquist" <Steve@h-mc.com> 9/19/07 5:04 PM >>> HARRIS- McMONAGLE ASSOCIATES, INC. ENGINEERS -SURVEYORS- PLANNERS 12555 SW HALL BLVD. TIGARD, OREGON 97223 TEL (503)639-3453 FAX (503)639-1232 Patty, I am checking in on the status of the radius search labels I ordered yesterday via fax for the Troy Park project at the above address. Thanks Steve Bloomquist Sep. 18. 2007 10: 24AM HARRIS MCMONAGLE ASSOC No. 3606 P. 2 • 41111 CITY OF TIGARD COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION M. 114 13125 SW HALL BOULEVARD TIGARD, OREGON 97223 �- PIIC)IvE: 503-G39-4171 FAX: 503-624-3681 (Attn: Patty/Planning) EMAIL: pgt.trr(hlr.ir,ird-orgor `'''WARD ' REQUEST FOR 500-FOOT PROPERTY OWNER MAILING LIST Property owner information is valid for 3 months from the date of your request INDICATE ALL PROJECT MAP&TAX LOT NUMBERS (i.e. 1 S134AB,Tax Lot 00100) OR THE ADDRESSES FOR ALL PROJECT PARCELS BELOW: r1/4°.°1-`lIC13-300 Z.•tikl N4rt foal - lax MCA P S- I - to (3c T . IZ0 .S. �.ciA. 2- r---N ` c a,. •_ . AJ A•r t i L��.. (` vv._ PLEASE BE,AWARE THAT ONLYI,SET OF LABELS WILL BE PROVIDE' THIS TIME FOR HOLDING YOUR.NEIGHBORHOOD MEETING. After submitting your land use application to the City, and the project planner has reviewed your application for completeness, you will be notified by means of an incompleteness letter to obtain your 2 fi•. .sets of labels. IF Y 9 _ .;_ /_ :_ _ NOTIFIED BY PLANNING TO •B . OUR LABELS iggy_D]_I►`DJ E H YOU NEED 2 SET • ' ; :E_ The 2 final sets of labels need to be placed on envelopes (no self-adhesive envelopes please)with first class letter- rate postage on the envelopes in the form of postage stamps (no metered envelopes and no return address) and resubmitted to the City for the purpose of providing notice to property owners of the proposed land use application and the decision. The 2 sets of envelopes roust be kept separate. The person listed below will be called to pick up and pay for the labels when they are ready. NAME OF CONTACT PERSON: ..,7.A-4-1/4/ 1�1 rao w-A.�o# PHONE: S6 'I-754 5 ?. C E X 4. Eq NAME OF COMPANY: kk.0 C t s MCM o" FAX: SC; C3 9 t 3 4 EMAIL: S$e '4 (9 1n w.c . c This request may be emailed, mailed, faxed, or hand delivered to the City of Tigard. Please allow a 2-day minimum for processing requests. Upon completion of your request, the contact person listed will be called to pick up their request that will be placed in "Will Call"by the company name (or by the contact person's last name if no company) at the Planning/Engineering Counter at the Permit Center. The cost of processing your request must be paid at the time of pick up,as exact cost can not be pre-determined. PLEASE NOTE: FOR REASONS OF ACCURACY, ONLY ORIGINAL MAILING LABELS PROVIDED BY THE CITY VS. RE-TYPED MAILING LABELS WILL BE ACCEPTED. Cost Description: $11 to generate the mailing list,plus$2 per sheet for printing the list onto labels (20 addresses per sheet). Then,multiply the cost to print one set of labels by the number of sets requested. -EXAMPLE- - COST FOR THIS REQUEST- I 4 shcots of labels x S2/sheet=$$44 x 2 sets= S16,00 .hect(6)of label$x S2/S11ea=s sets= 02.0.CO sheets of labels x 52/6heet for interested parte x 2 sets= S 4.00 shect(s)of labels x$2/sheet for interested parties= x set$= Gl .._ =. .►'... = rr _ GENERATE LIST = 51 Ifs = 531.00 .10.61, Sep. 18. 2007 10: 24AM HARRIS MCMONAGLE ASSOC No. 3606 P. 1 ISA X MEYPO HARRIS — McMONAGLE ASSOCIATES, INC. ENGINEERS-SURVEYORS 12555 S.W.FALL BLVD. TIGARD,OREGON 97223-6287 Tel. (503)639-3453-Fax (503)639-1232 TO: Patty/Planning OF: City Of Tigard CC: FROM: Steve Bloom.uist FAX: (503) 624-3681 PAGES: 4 PHONE: DATE: September 18, 2007 PROJECT: Troy Park(Sub 2007-00011 RE: COMMENTS Patty, Please prepare 2 sets of mailing labels and call me when they are ready my application has been deemed -complete. Please call me ifyou need any other information. 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LA, 4.•:> •p$ .ss 1."1•. •',L.• • .• ••• ,,•cs't •••• Sep. 18. 2007 10: 24AM HARRIS MCI1ONAGLE ASSOC No. 3606 P. 4 I 41111 City of Tigard, Oregon • 13125 SW Hall,Blvd, • Tigard, OR 97223 11111 v September 18,2007 In Steve Bloomquist Harris-McMonagle Associates,,Inc. 12555 SW Hall Blvd. Tigard, OR 97223 RE: Completeness Review-Troy Park Subdivision Case File No. SUB2007-00011 Dear Steve; The City has received your re-submittals for.a 10-lot subdivision proposed at 12300 SW Bull Mountain Road; WCTM 2S110BC01201. Staff has determined your application to be substantively complete. The following is necessary so that it can be deemed complete: • Five (5) complete copies of the application binder,including full-size and reduced plans; • Three(3)copies of full-size plans only; • Six(6)copies of reduced plans only;and • Two sets of business-size envelopes with first class stamps and address labels affixed (leave return address blank). The review period begins upon receipt of the requested items above and is expected to take 8 weeks. Please be aware that the City has not reviewed the application fox compliance with • the code and may request additional items during the review process. • If you have any questions,please contact me at(503) 718-2712. For questions specifically related to Engineering,please contact Kim McMillan at(503) 718-2642. Sincerely, • Emily Eng Assistant Planner Phone: 503.639.4171 • Fax: 503.684.7297 • www,tigard-or.gov • TTY Relay: 503.684.2772 2S110BC-01201 • • GOODLETT MARSHALL BUILDING& DEVELOPMENT CO INC PO BOX 91551 V (2/1e,-/z4.- G PORTLAND, OR 97291 !! / !mo r J i (_ . [ 1,„ ,i LAND USE PROPOSAL DESCRIPTION TIGAR 120 DAYS = 1/19/2008 FILE NO.: SUBDIVISION (SUB) 2007-00011 FILE TITLE: TROY PARK SUBDIVISION APPLICANT/ APPLICANT'S OWNER: Goodlett Marshall Building& REP: Harris-McMonagle Associates Development Co., Inc. Attn: Steve Bloomquist Attn: Mike Goodlett 12555 SW Hall Blvd. PO Box 91551 Tigard, OR 97223 Portland,OR 97223 REQUEST: The applicant requests Subdivision approval to divide one 1.64-acre parcel into 10 lots for single-family detached homes. The existing home will be demolished. SW Winterview Drive will be extended from the neighboring Thornwood subdivision to the west of the site. Proposed Lots 1-4 will have direct access to Winterview. Proposed Lots 5-10 will access Winterview from a private street. The subject parcel was annexed into the City on June 12, 2007 (Ordinance 2007-13 approving ZCA2007-00002 Goodlett Annexation). LOCATION: 12300 SW Bull Mountain Road;Washington County Tax Map 2S110BC,Tax Lot 1201. ZONE: R-7: Medium-Density Residential District. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.430, 18.510, 18.705, 18.715, 18.745, 18.765, 18.790, 18.795 and 18.810. U DECISION MAKING BODY BELOW: ❑ TYPE I ® TYPE II ❑ TYPE III ❑ TYPE IV DATE COMMENTS WERE SENT: SEPTEMBER 26,2007 DATE COMMENTS ARE DUE: OCTOBER 10,2007 • HEARINGS OFFICER (MON.) DATE OF HEARING: - TIME: 7:00 PM ❑ PLANNING COMMISSION (MON.) DATE OF HEARING: TIME: 7:00 PM CITY COUNCIL (TUES.) DATE OF HEARING: TIME: 7:30 PM ® STAFF DECISION (TENTATIVE) DATE OF DECISION: NOVEMBER 15,2007 COMPONENTS RELATED TO THE PROJECT AVAILABLE FOR VIEWING IN THE PLANNING DIVISION ®VICINITY MAP ® UTILITY PLANS ® EXISTING CONDITIONS ®SITE PLAN ® TREE PLAN ® IMPACT STUDY ®NARRATIVE ® TRAFFIC IMPACT ANALYSIS ® STORM H2O ANALYSIS STAFF CONTACT: Emily Eng,Assistant Planner (503) 718-2712 APPLICANT MATERIALS • RECEIVED SEP 2 1 2007 TROY PARK CITYOFTIGARD PLANNINRIENRINEERING APPLICANT: Goodlett Marshall Building and Development Company '41 she ' N \a • `W T d , rE July 10, 2007 • • • Table of Contents 1. LAND USE APPLICATION,TITLE REPORT,PLAT NAME RESERVATION&PROJECT CONTACT INFORMATION 2. PRE-APPLICATION CONFERENCE NOTES, TAX MAPAND CWS PRE- SCREEN LETTER 3. APPLICATION NARRATIVE AND IMPACT STATEMENT 4. TREE ASSESSMENT 5. PRELIMINARY STORM DRAINAGE REPORT 6. NEIGHBORHOOD MEETING MATERIALS 7. REDUCTIONS OF FULL SIZE PLAN SET: • • RECEIVED SEP 9 1 • CITY OF TIGARD PLANNING!ENGf {� BY: • CITY OF TIGARD PLANNING DIVISION LAND USE PERMIT APPLICATION City pf TiganlPermit Center 13125 SWHaII Bluff, Tigarc4 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) 0 Mnor Land Partition(II) 0 Zone Change(III) ❑Comprehensive Plan Amendment(IV) 0 Planned Development(III) 0 Zone Change Annexation(IV) ❑Conditional Use(III) ❑Sensitive Lands Review(I,II or III) 0 Zone Ordinance Amendment(IV) ❑Historic Overlay(II or III) 0 Site Development Review(II) ❑Home Occupation(II) El Subdivision(II or III) LOCATION WHERE PROPOSED ACTIVITY WILL OCCUR(Address if available) 12300 SW Bull Mountain Rd. TAX MAPS&TAX LOT NOS. • 2S110BC TL 1201 TOTAL SITE SIZE ZONING CLASSIFICATION 1 . 64 ACRES R-7 • APPLICANT* Goodlett Marshall Building & Development Co. MAILING ADDRESS/QTY/STATE/ZIP • PO Box 91551 Portland, OR 97223 PHONE NO. FAX NO. 503-297-1881 503-639-1232 PRIMARY CONTACT PERSON PHONE NO. Mike Goodlett PROPERTY OWNER/DEED HOLDER(Attach list if more than one) Goodlett Marshall Building & Development Co. MAILING ADDRESS/c1TY/SIWit7cIP PO Box 91551 Portland, OR 97223 PHONE NO. FAX NO. 503-297-1881 503-639-1232 "When the owner and the applicant are different people,the applicant must be the purchaser of record or a lessee in possession with written authorization from the owner or an agent of the owner. The owners must sign this application in the space provided on the back of this form or submit a written authorization with this application. PROPOSAL SUMMARY(Please be specific) 10 Lot Subdivision • APPLICATIONS WILL NOT BE ACCEPTED WITHOUT ALL OF THE REQUIRED SUBMITTAL ELEMENTS AS DESCRIBED IN THE"BASIC SUBMITTAL REQUIREMENTS"INFORMATION SHEET. is\curpin\masters\laud use applications\land use Hermit ann.�lnr • • • THE APPLICANT SHALL CERTIFY THAT: • If the application is granted,the applicant shall exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. • All the above statements and the statements in the plot plan,attachments,and exhibits transmitted herewith, are true;and the applicants so acknowledge that any permit issued,based on this application,map be revoked if it is found that any such statements are false. • The applicant has read the entire contents of the application,including the policies and criteria,and understands the requirements for approving or denying the application(s). SIGNATURES OF EACH OWNER OF THE SUBJECT PROPERTY ARE REQUIRED. Owner's Sign`&ture t AppocaA-+. Ij Owner's Signature Date Owner's Signature Date Owner's Signature Date Owner's Signature Date 1. wry ► �7— i O • •p 'ra t/Agen ' - .resen''�' s Signature Date Applicant/Agent/Representative's Signature Date • • • • TROY PARK FEE BREAKDOWN Type II Subdivision Application (10 lots) = $5,995.00 Total= $5,995.00 • 0 CITY OF TIGARD 7/12/2007 III 13125 SW Hall Blvd. 9:03:07AM Tigard,OR 97223 503.639.4171 TIGARD Receipt #: 27200700000000003227 Date: 07/12/2007 Line Items: Case No Tran Code Description Revenue Account No Amount Paid SUB2007-00011 [LANDUS] Prelim Plat w/o PD 100-0000-438000 4,458.00 SUB2007-00011 [LRPF]LR Planning Surcharge 100-0000-438050 637.00 SUB2007-00011 [LANDUS] Prelim Plat w/o PD 100-0000-438000 900.00 • Line Item Total: $5,995.00 Payments: Method Payer User ID Acct./Check No. Approval No. How Received Amount Paid Check ARBOR HOMES ST 13705 In Person 5,995.00 Payment Total: $5,995.00 • cReceip[.rpt • 1 of 1 • Washington County,Oregon 027278 03/13/2007 10:27:49 AM I 0-OW Cnt.1 11n01e 0 HO RECORDING REQUESTED BY • S10.00$6.00$11.00$1,300.00•Total a ,327.00 FIDELITY NATIONAL TITLE COMPANY OF OREGON 1111111111111IGRANTOR'S NAME 111111111111111111111111111 • Robert E. Coleman and Verna M.Coleman 0108806e2007002727e0020027 4 Rlehent HebemleM,Director 0000mem and Taxation and En.Oalcle County Clerk for Washington GRANTEE'S NAME County,Ongon,de hereby certify that the within -, Instrument of writing was d oM .a "Goodlett Marshall Building& Development Company beak ofrasmds. deeu • Cizer ) Richard Hebemlah4 Direeas.menl and• Ty' ,;,. SEND TAX STATEMENTS TO: Tasatlen,E:-0mcle County Clem Goodlett Marshall Building and Development Company I P.0. Box 91551 13b0 Portland,OR 97291 AFTER RECORDING RETURN TO: ryl Goodlett Marshall Building and Development Company y��'�,�•. >r WASHINGTON COUNTY r • P.0.Box 91551n I ` REAL PROPERTY TRANSFER TAX Portland,OR 97291 p> 4" , I$00.0 FEE PAID DATE ..♦ • a• • b-e - r STATUTORY WARRANTY DEED Robert E.Coleman and Verna M.Coleman,Grantor,conveys and warrants to Goodlett Marshall Building &Development Company, an Oregon Corporation, Grantee,the following described real property,free and clear of encumbrances except as specifically set forth below,situated in the County of Washington, State of Oregon, SEE EXHIBIT ONE ATTACHED HERETO AND MADE A PART HEREOF Subject to and excepting: Covenants,conditions,restrictions,easements,rights of way,and matters now of record. BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT,THE PERSON TRANSFERRING FEE TITLE SHOULD INQUIRE ABOUT THE PERSON'S RIGHTS,IF ANY,UNDER ORS 197.352. THIS INSTRUMENT DOES NOT ALLOW USE OF THE PROPERTY DESCRIBED IN THIS INSTRUMENT IN VIOLATION OF APPLICABLE LAND USE LAWS AND REGULATIONS. 0 BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT, THE PERSON ACQUIRING FEE TITLE TO THE PROPERTY SHOULD CHECK WITH THE APPROPRIATE CITY OR COUNTY PLANNING DEPARTMENT TO VERIFY APPROVED USES, TO DETERMINE ANY LIMITS ON LAWSUITS AGAINST FARMING OR FOREST PRACTICES AS DEFINED IN ORS 30.930 ,9 AND TO INQUIRE ABOUT THE RIGHTS OF NEIGHBORING PROPERTY OWNERS, IF ANY, UNDER ORS 197.352. tJ THE TRUE AND ACTUAL CONSIDERATION FOR THIS CONVEYANCE IS$1,300,000.00(See ORS 93.030) tNi 1 f DATED: January 2, 2007 / / C U J bent E. Coleman -=X4.41.R1 l 10..1 Verna M.Coleman • O STATE OF OREGON J COUNTY OF Washington W This instrument was acknowledged before me on Januar 2007 by -obert '. Coleman and Ver a M.Coleman N.TARY PUBLIC FOR OREGON MY COMMISSION EXPIRES:FEB.21,2009 f.+ OFFICIAL SEAL i :9, SAMUEL L.GOOLD r NOTARY PUBUC-OREGON ��� COMMISSION NO.388990 MY COMMISSION EXPIRES FEBRUARY 21,2009 • FORD-313 (Rev 2/96) STATUTORY WARRANTY DEED (oswdeed.wpd)(05-061 • 120 DAYS =N/A • DATE OF FILING: 6/13/2007 DATE MAILED: 6/20/2007 • ' CITY OF TIGARD `k''' 4 i M lr Washington County, Oregon NOTICE OF FINAL ORDER BY THE CITY COUNCIL Case Number: ZONE CHANGE ANNEXATION(ZCA) 2007-00002 Case Name: GOODLETT ANNEXATION Applicant's Name/Address: Goodlett Marshall Building&Development Co!,Inc. PO Box 91551 Portland,Oregon 97291 Owner's Names/Addresses: Goodlett Marshall Building&Development Co.,Inc. PO Box 91551 Portland,Oregon 97291 Addresses of Property: 12300 SW Bull Mountain Road Tigard,Oregon 97224 Tax Map/Lot Nos.: Washington Co.Tax Assessor's Map No.2S110BC,Tax Lot 1201. A FINAL ORDER INCORPORATING THE FACTS,FINDINGS AND CONCLUSIONS APPROVING A REQUEST FOR ANNEXATION(ORDINANCE NO.2007-13. THE CITY OF TIGARD CITY COUNCIL HAS REVIEWED THE APPLICANT'S PLANS, NARRATIVE, MATERIALS, COMMENTS OF REVIEWING AGENCIES, THE PLANNING DIVISIONS STAFF REPORT AND RECOMMENDATIONS FOR THE APPLICATION DESCRIBED IN FURTHER DETAIL IN THE STAFF REPORT. THE CITY COUNCIL HELD THE PUBLIC HEARING ON THIS ITEM ON JUNE 12,2007 PRIOR TO MAKING A DECISION ON THE REQUEST. THIS DECISION HAS BEEN BASED ON THE FACTS, FINDINGS AND CONCLUSIONS CONTAINED WITHIN THIS FINAL ORDER • Action: > Approval of Annexation of one (1) parcel (1.64 acres) and right-of-way on SW Bull Mountain Road containing a total of 1.74 acresto the City of Tigard. ON JUNE 12, 2007, THE CITY COUNCIL UNANIMOUSLY APPROVED THIS REQUEST (Ordinance No. 2007-13). County Zone: Washington County R-6. Equivalent City Zone: City of Tigard R-7: MediumDensity Residential District. Applicable Review Criteria: Tigard Community Development Code Chapters 18.320 and 18.390; Tigard Comprehensive Plan Policies 1, 2 and 10; Statewide Planning Goals 1, 2 & 11; ORS Chapter 222; and Metro Code Chapter 3.09. Action: > ® Approval as Requested 0 Approval with Conditions 0 Denial Notice: Notice was published in the newspaper and mailed to: 0 Owners of Record within the Required Distance 0 Affected Government Agencies ❑X Interested Parties ❑x The Applicants and Owners Final Decision: THIS IS THE FINAL DECISION OF THE CITY AND IS EFFECTIVE ON JULY 12, 2007. The adopted findings of fact, decision and statement of conditions can be obtained from the City of Tigard Planning Division,Tigard City Hall, 13125 SW Hall Boulevard,Tigard, Oregon. Appeal: A review of this decision may be obtained by filing a notice of intent to appeal with the Oregon Land Use Board of Appeals (LUBA) according to their procedures within 21 days. Questions: If you have any questions, please call the City of Tigard Planning Division or the City Recorder at • 503.639.4171. uWta/Zuur 13:24 FAX 503 846 2909 YASH. CO. SURVEVORS OFFICE 21001/001 f73 24. 2007 7:44AM NA R S MCMONAGLE ASSOC • No. 2824 P. 1 WASHINGTON COUNTY LAND USE AND TRANSPORTATION • SURVEYOR'S OFFICE SUBDIVISION PLAT NAMING I request that the Washington County Surveyor's Office reserve the following subdivision name: PROPOSED NAME OF AMMMEWlammmw SUBDIVISION: TROY PARK MAP AND TAX LOT NUMBER: 2S-1W-10BC; LOT 1201 -~ • CITY JURISDICTION (Which City?) _ A111111 OR COUNTY JURISDICTION: WASHINGTON COUNTY SURVEYOR'S NAME: ~�~ BILL McMONAGLE COMPANY NAME: HARRIS-McMONAGLE ASSOC. INC. OWNER'S NAME! GOODLETT/MARSHALL BLDG. DEV CO. • MIKE GOODLETT I understand that if the name is not used within five years, it will be automatically canceled. Name of person reserving name: sax HARRIs Company name: HARRIS MrMONAGLE Address: 12555 SW ULL BOULEVARD, TIGAR.D, OREGON, 97223 Telephone number: 503-639-3453 x13 Fax number: 5pl-639_1_,19 E-Mall: J,AY@H—MC.COM • Signature: �: `'`,a.� _ Date; 1°"'�"6C 5--z(4 - 0 „A) Name approved Washington County Surveyor's Office 155 North First Avenue, Suite 350.15 Hillsboro, OR 97123 Fax:(503)846-2909 \RESTRICii EIrSURVEy\DATADIR\WEBPAGOSU$NAME.DOC\10-07-04kdk • 0 • • SUBDIVISION APPLICATION TROY PARK WRITTEN NARRATIVE CITY OF TIGARD • August 17, 2007 • 1110 • SUBDIVISION APPLICATION TABLE OF CONTENTS • Applicant and Consultants 2 Site Description 3 Project Description 4 Development Code for the City of Tigard 6-85 Chapter 18.390, Decision-Making Procedures Chapter 18.430, Subdivisions Chapter 18.510, Residential Zoning Districts Chapter 18.705, Access, Egress, and Circulation Chapter 18.715, Density Computations Chapter 18.745, Landscaping and Screening Chapter 18.765, Off-Street Parking and Loading Requirements Chapter 18.790, Tree Removal • Chapter 18.795, Visual Clearance Areas Chapter 18.810, Street and Utility Improvement Standards Impact Study 87 • 1 • • SUBDIVISION APPLICATION • APPLICANT AND CONSULTANTS Applicant: Goodlett/Marshall Bldg. &Dev. Co. P.O. Box 91551 Portland, Oregon 97291 Contact Person: Mike Goodlett Phone: 503-297-1881 Planning/Engineering/Surveying: Harris-McMonagle Associates, Inc. 12555 SW Hall Boulevard Tigard, Oregon 97123 Contact Person: Steve Bloomquist Phone: 503-639-3453 Fax: 503.639.1232 Arborist: Tree Care and Landscapes Unlimited 5600 Rosewood Street Lake Oswego, Oregon 97035 Contact Person: Ray Myer Phone: 503-635-3165 Property Description: Washington County Assessor's Map 2S 1W 10BC,Tax Lot 1201 • Site Size: 1.64 Acres Zoning: R-7 Proposed Use of Property: Subdivide Parcel to Create 10 Lots for Single Family Detached Housing IIII 2 TROY PARK SUBDIVISION APPLICATION • PROJECT DESCRIPTION SITE DESCRIPTION The current address for the site is 12300 SW Bull Mountain Road, within the City of Tigard, Oregon. It is identified as Tax Lot 1201 on Washington County Assessor's Map 2S-1-10BC. The site is 1.64 gross acres in size, with an irregular rectangular shape. The topography of the site is mostly flat sloping from the middle portion of the site with the highest elevation of 500 feet towards the south and north with elevations ranging from 492 feet in the southwest corner to 494 feet at the northeast corner. One single-family residence and other outbuildings currently occupy the site. The house will be removed to accommodate the proposed development. Existing vegetation on the property consists of a mixture of trees, shrubs, lawn and landscaping typical for an established single-family home. The trees on the site which are greater than 6 inches in diameter have been assessed by an arborist and are identified on the Tree Inventory map and tree assessment that has been included with this narrative. The site is not within a flood plain, landslide hazard area and has no steep slopes or any other natural hazards associated with it. The subject site and all adjacent tax lots to the west, and south are zoned R-7 and within the City • of Tigard. The western and southern boundaries of the site abut singly family detached dwellings that are in the Thornwood Subdivision. The eastern boundary of the site abuts one single family residence currently zoned R-6 within Washington County. Directly to the north across SW Bull Mountain Road properties have been developed and are within the Ames Orchard development zoned R-1 in the City of Tigard. The site has 220 feet of public street frontage along its northern boundary SW Bull Mountain Road (Washington County Road 147). SW Bull Mountain Road is classified as a C3 Collector on the Washington County Transportation Plan. The north side of SW Bull Mountain Road has been improved with 1/2 street public improvements at the time the Ames Orchard development was constructed. Half street improvements were constructed west of the site along the south side of SW Bull Mountain at the time the Thornwood public improvements were constructed. The public improvements constructed for the Thornwood Subdivision along the south side of Bull Mountain Road include; 22 feet of pavement to centerline, standard curbs, five foot wide sidewalks, 4-foot wide planter strips, bike lanes, storm sewers and other underground utilities. SW Winterview Drive stubs into the sites western boundary between Lots 9 and 10 of the Thornwood Subdivision and travels in an east to west intersecting with SW Aspen Ridge Drive approximately 250 to the west. SW Winterview Drive is classified a local street and was constructed within a 46 foot wide right of way with 32 feet of pavement curb to curb and five foot wide sidewalks along both sides of the street with storm sewers and other underground utilities. • 3 • • TROY PARK SUBDIVISION APPLICATION REQUESTED LAND USE APPROVAL The applicant is requesting land use approval to subdivide the 1.64-acre site, zoned R-7, into ten lots. The applicant has reserved the name of Troy Park with the County Surveyor for the subdivision. The proposed development will herein be referred to as Troy Park throughout this narrative. All lots will be developed with single-family detached homes. The existing home on the property will be removed as a result of this application. Winterview Drive will be extended through the site to provide direct access to lots 1-4 within the development. A Private Street Tract "A" is proposed to intersect with Winterview Drive to provide access to Lots 5-10 within Troy Park. DENSITY REQUIREMENTS Based on the standards in Chapter 18.715 of the City of Tigard Community Development Code, the maximum and minimum numbers of units permitted on the site are based on the net developable area. The net developable area is determined by subtracting the following uses from the total site area; sensitive land areas, land dedicated for public parks, land dedicated for public right-of-way, land dedicated for private streets and any lot created for an existing dwelling. Of the total site area, the following acreages will be subtracted to determine the developable acreage: 0.27 acres for the interior Public Street (extension of Winterview Drive), 0.06 acres for • the interior private street, 0.09 acres of right of way dedication to SW Bull Mountain Road, and .00 acres of land with a slope greater than 25%. This leaves a total of 1.22 net developable acres on the site, which results in a maximum and minimum density requirement of 10 and 8 units respectively. The Applicant's proposal to subdivide the site into 10 lots for single-family detached homes falls within the density requirements in the R-7 zone. LOTS The lots in Troy Park will range in size from 4,587 square feet to 6,481 square feet. The smallest lot proposed for the Troy Park subdivision is 4,587 square feet in size. The average lot size for all 10 lots is 5,322 square feet, which meets the minimum lot size requirement in the R-7 zone of 5,000 square feet. The lot widths will range from 86 feet.to 53 feet and the lot depths will range from 100 feet to 81 feet. STREETS Currently, access is provided to the single residence on the Troy Park site via SW Bull Mountain Road, which runs parallel to the northern border of the site in an east west direction. SW Bull Mountain Road is classified as a C3 Collector street and borders the entire site on the north boundary for 220 feet. Due to the collector classification direct access onto SW Bull Mountain Road would not be allowed as a result of the development. A non-access reserve strip will be established along SW Bull Mountain Road and will be recorded with the final plat. Currently the frontage of the site is unimproved at this time and there is 20 feet of right of way from the sites • northern frontage to the existing centerline. Seventeen feet of additional right of way will be dedicated along SW 135th Ave to provide 35 feet from the centerline to the sites northern 4 TROY PARK SUBDIVISION APPLICATION 0 frontage along SW Bull Mountain Road. The amount of right way proposed to be dedicated along Bull Mountain Road is consistent with the classification for a collector street. SW Bull Mountain Road will be improved a planter strip, sidewalk, curb, gutter and additional asphalt as required for a collector street. All residents within Troy Park will access the development directly via the extension of SW Winterview Drive through the site to the east. SW Winterview Drive will be constructed within a 54 foot wide right of way with 32 feet of pavement curb to curb, planter and sidewalks along both sides of the street. A private street Tract A is proposed to provide access to lots 5-10. The private street will be constructed within a 22 foot wide tract with 20 feet of asphalt curb to curb and a five foot wide sidewalk easement will extend along the west side of the street. A temporary fire turnaround has been included within Tract A as shown on the preliminary plan set submitted with this application. The temporary fire turn around has been designed to meet TVF&R emergency vehicle requirements. The temporary fire turnaround on the Troy Park site will be extinguished at the time Winterivew Drive is extended for future development to the east. Concrete curbs, gutters and wheelchair ramps will be installed at the time streets are constructed in the Troy Park subdivision. The homebuilders will be responsible for the construction of curb • cuts, driveway approaches and sidewalks within the public right-of-way abutting their lots. Review through the building permit process will insure that the homebuilders meet the standards of the Code when constructing these improvements. SANITARY SEWER SYSTEM The sanitary sewer system has been designed to serve each lot within the Troy Park subdivision. The system will tie into the existing 8" sanitary sewer line that is located in SW Winterview Drive. STORM SEWER SYSTEM Stormwater generated by the Troy Park development will flow to the Tualatin River and as a result detention is not required. Stormwater from the Troy Park site will be directed to and treated within an existing Swale in Tract A of the Thornwood Subdivision. The existing swale within Tract A of the Thornwood subdivision has been adequately sized to handle additional impervious areas that will be created as a result of the development. The stormwater system has been designed to serve each lot within the Troy Park subdivision. A preliminary stormwater report has been included with this application verifying the existing system has adequate capacity to handle additional stormwater from the Troy Park development. WATER SYSTEM The water system has been designed to serve each lot within the Troy Park subdivision. Water • mains will be located within the right-of-way of the public street and services will be stubbed out 5 S . TROY PARK SUBDIVISION APPLICATION to each lot. The water mains within the site will be connected to existing line located within the public right-of-way of SW Winterview Drive. Chapter 18.390 DECISION-MAKING PROCEDURES 18.390.010 Purpose A. Purpose. The purpose of this chapter is to establish a series of standard decision-making procedures that will enable the City, the applicant, and all interested parties to reasonably review applications and participate in the local decision-making process in a timely and effective way. Each permit or action set forth in Chapters 18.320- 18.385 has been assigned a specific procedure type. 18.390.020 Description of Decision-Making Procedures A. General. All development permit applications shall be'decided by using one of the following procedure types. The procedure type assigned to each action governs the decision-making process for that permit, except to the extent otherwise required by applicable state or federal law. The Director shall be responsible for assigning specific procedure types to individual permit or action requests, as requested. Special alternative decision-making procedures have been developed by the City in accordance with existing state law, and are codified in Section 18.390.070. • B. Types defined. There are four types of decision-making procedures, as follows: 1. Type I Procedure. Type I procedures apply to ministerial permits and actions containing clear and objective approval criteria. Type I actions are decided by the Director without public notice and without a public hearing; 2. Type II Procedure. Type II procedures apply to quasi judicial permits and actions that contain some discretionary criteria. Type II actions are decided by the Director with public notice and an opportunity for a hearing. If any party with standing appeals a Director's Type II decision, the appeal of such decision will be heard by the Hearings Officer; 3. Type III Procedure. Type III procedures apply to quasi-judicial permits and actions that predominantly contain discretionary approval criteria. Type III actions are decided by either the Hearings Office (Type III-HO) or the Planning Commission (Type III-PC), with appeals to or review by the City Council; 4. Type IV Procedure. Type IV procedures apply to legislative matters. Legislative matters involve the creation, revision, or large-scale implementation of public policy. Type IV matters are considered initially by the Planning Commission with final decisions made by the City Council. C. Summary of permits by decision-making procedure type. Table 18.390.1 summarizes the various land use permits by the type of decision-making procedure. 6 • • TROY PARK SUBDIVISION APPLICATION . TABLE 18.390.1 SUMMARY OF PERMITS BY TYPE OF DECISION-MAKING PROCEDURE Type Permit/Land Cross-Reference(s) II(18.390.040) Access/Egress Adjustment 18.370.020 C3b Conditional Use/Minor Modification 18.330.030 Historic Overlay - Exterior Alternation 18.740 - New Construction 18.740 - Demolition 18.740 Home Occupation/Type II 18.742 Land Partitions' 18.420.050 Parking Adjustments - Reduction in Minimum Parking Ratios 18.370.020 C5a; 18.765 - Reduction of Minimum Parking Ratios 18.370.020 C5b; 18.765 in New Developments/Transit Imp - Increase in Maximum Parking Ratios 18.370.020 C5d; 18.765 - Reduction in Bicycle Parking 18.370.020 C5e; 18.765 - Alternate Parking Garage Layout 18.370.020 C5f 18.765 Sensitive Lands Permits • - In 25%+Slope 18.775 - Within Drainageways 18.775 - Within Wetlands' 18.775 Sign Code Adjustment 18.370.020 C6; 18.780 Site Development Review - New Construction 18.360.090 - Major Modification 18.360.090 *Subdivision Without Planned Development' 18.430.070 Variances 18.370.010C Wireless Communication Facilities-- 18.370.020 C8a; 18.798 Adjustment to Setback from Residences Appeals to Hearings Officer 18.390.040G FINDING Per 18.390.1 above this application will be processed as a Type II land use approval for a subdivision consisting of 10 lots. The Troy Park site will be developed in a single phase. Therefore, the criterion is met. 7 410 TROY PARK SUBDIVISION APPLICATION • 18.390.040 Type II Procedure A. Preapplication conference. A preapplication conference is required for Type II actions. Preapplication conference requirements and procedures are set forth in section 18.390.080C. FINDING As required for a Type II procedure a pre-application conference was held with City of Tigard staff on December 5, 2006 to discuss the Applicant's proposal and to review applicable policies, ordinance provisions, regulations, and other technical data that would have to be addressed in the land use review application for the Troy Park subdivision. The notes from this conference are included within the application submittal package. Therefore, the criterion is met. B. Application requirements. 1. Application Forms. Type II applications shall be made on forms provided by the Director as provided by Section 18.390.080 El; 2. Submittal Information. The application shall: a. Include the information requested on the application form; b. Address the relevant criteria in sufficient detail for review and action; c. Be accompanied by the required fee; d. Include two sets of pre-stamped and pre-addressed envelopes for all property owners of record as specified in Section 18.390.0400. The records of the Washington County Department of Assessment and Taxation are the official records for determining ownership. The applicant shall demonstrate that the most current assessment records have been used to produce the notice list; e. Include an impact study. The impact study shall quanta 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 requirements, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. • 8 • I TROY PARK SUBDIVISION APPLICATION • FINDING This application addresses all the information requested on the application form and all relevant criteria of the Community Development Code. An impact study, addressing the effect of this development on public facilities and services, has also been included with the application. The required fees have been paid. Two sets of pre-stamped and pre-addressed envelopes for noticing shall be forwarded to the city when the application is deemed complete. All requirements of this section have been or will be met. IIII • 9 410 TROY PARK ` SUBDIVISION APPLICATION • Chapter 18.430 SUBDIVISIONS 18.430.010 Purpose A. Purpose. The purpose of this chapter is: 1. To provide rules, regulations and standards governing the approval of plats of subdivisions; 2. To carry out the development pattern and plan of the City; 3. To promote the public health, safety and general welfare; 4. To lessen congestion in the streets, and secure safety from fire, flood, pollution and other dangers; S. To provide adequate light and air, prevent overcrowding of land, and facilitate adequate provision for transportation, water supply, sewage and drainage; and 6. To encourage the conservation of energy resources. 18.430.020 General Provisions A. Approval through two-step process. An application for a subdivision shall be processed through a • two-step process: the preliminary plat and the final plat. 1. The preliminary plat shall be approved by the Approval Authority before the final plat can be submitted for approval consideration; and 2. The final plat shall reflect all conditions of approval of the preliminary plat. FINDING The Preliminary Plat has been submitted for review with this application, as required by the General Provisions of this section. Upon approval of the Preliminary Plat, a Final Plat will be submitted reflecting all of the conditions of approval of the Preliminary Plat. Therefore, the criterion is met. B. Compliance with ORS Chapter 92. All subdivision proposals shall be in conformity with all state regulations set forth in ORS Chapter 92, Subdivisions and Partitions. FINDING This subdivision proposal is in conformity with all state regulations set forth in ORS Chapter 92, Subdivisions and Partitions, meeting the requirements of this section of the Code. Therefore, the criterion is met. • 10 • • TROY PARK SUBDIVISION APPLICATION • C. Future re-division. When subdividing tracts into large lots, the Approval Authority shall require that the lots be of such size and shape as to facilitate future re-division in accordance with the requirements of the zoning district and this title. FINDING The Applicant is proposing to subdivide the 1.64-acre site into 10 lots that will be developed with single-family detached homes. The lots for new homes will range in size from 4,587 square feet to 6,481 square feet. These lots have been sized to meet the base zone development standards and cannot be re-divided in the future with consideration of the minimum lot size requirement in the R-7 zone. Therefore, the criterion is met. D. Lot averaging. Lot size may be averaged to allow lots less than the minimum lot size allowed in the underlying zoning district as long as the average lot area for all lots is not less than allowed by the underlying zoning district. No lot created under this provision shall be less than 80%of the minimum lot size allowed in the underlying zoning district. FINDING In subdivisions lot sizes are allowed to be averaged to allow less than the required minimum area • in the underlying zoning district as long as the average lot area is not less than allowed by the underlying zone. Another requirement utilizing this provision is that no lot can be less than 80% of the 5,000 sq. ft. min lot area requirement of the R-7 zone. The smallest lot proposed for the Troy Park subdivision is 4,587 square feet in size. The average lot size for the 10 lots is 5,322 square feet. Therefore, the criterion is met. E. Temporary sales office. Temporary sales offices in conjunction with any subdivision may be granted as set forth in Chapter 18.785, Temporary Uses. FINDING The Applicant plans to develop the lots in this subdivision, and then either build or sell the lots to one or more homebuilders. The homebuilders may propose to build a temporary sales office to facilitate their sales and marketing effort and, if that is the case, they will have to comply with the requirements of Chapter 18.785, Temporary Uses, of the Tigard Community Development Code. Therefore, the criterion is met. F. Minimize flood damage. All subdivision proposals shall be consistent with the need to minimize flood damage. FINDING The Troy Park site is not within a floodplain and flooding poses no recognized threat to any • homes that would be developed on the site. Therefore, the criterion is not applicable. 11 1110 • TROY PARK SUBDIVISION APPLICATION • G. Floodplain dedications. Where land filling and/or development is allowed within and adjacent to the 100 year floodplain outside the zero foot rise floodway, 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 at a suitable elevation for the construction of a pedestrian/bicycle pathway within the floodplain in accordance with the adopted pedestrian bicycle pathway plan. FINDING The Troy Park site is not within or adjacent to a floodplain and, as a consequence, no floodplain dedications are required for a greenway. Therefore, the criterion is not applicable. H. Need for adequate utilities. All subdivision proposals shall have public utilities and facilities such as sewer, gas, electrical, and water systems located and constructed to minimize flood damage. FINDING None of the public utilities or facilities required for the development of the Troy Park site will be located within a floodplain or floodway and, as a consequence, flooding poses no risk of damage to these facilities. Therefore, the criterion is not applicable. 111/ I. Need for adequate drainage. All subdivision proposals shall have adequate drainage provided to reduce exposure to flood damage; and FINDING The Troy Park site is not within or adjacent to a floodplain and floods will pose little or no threat to the site. In addition, the proposed site grading and stormwater systems have been designed to minimize the impacts associated with stormwater runoff. Therefore, the criterion is met. J. Determination of base flood elevation. Where base flood elevation has not been provided or is not available from another authoritative source, it shall be generated for subdivision proposals and other proposed developments which contain at least 50 lots or five acres (whichever is less). FINDING The Troy Park site is not within or adjacent to a floodplain and floods will pose little or no threat to the site. In addition, the proposed site grading and stormwater systems have been designed to reduce the impacts associated with stormwater runoff. Therefore, the criterion is met. 18.430.030 Approval Process A. Review of preliminary plat. Review of a preliminary plat for subdivision shall be processed by means IIIIof a Type II procedure, as governed by Chapter 18.390, using approval criteria contained in Section 12 • • TROY PARK SUBDIVISION APPLICATION • 18.430.040. An application for subdivision may also be reviewed concurrently with an application for a planned development, as governed by Chapter 18.350. FINDING A Preliminary Plat has been included with this application for review based on a Type II procedure. All of the approval criteria are addressed in Section 18.430.040 of this application. Therefore, the criterion is met. E. Phased development. 1. The Approval Authority may approve a time schedule for developing a subdivision in phases, but in no case shall the actual construction time period for any phase be greater than two years without reapplying for a preliminary plat; 2. The criteria for approving a phased site development review proposal are: a. The public facilities shall be scheduled to be constructed in conjunction with or prior to each phase to ensure provision of public facilities prior to building occupancy; b. The development and occupancy of any phase shall not be dependent on the use of temporary public facilities: (1) For purposes of this subsection, a temporary public facility is an interim facility not • constructed to the applicable City or district standard; and (2) The phased development shall not result in requiring the City or other property owners to construct public facilities that were required as a part of the approval of the preliminary plat. 3. The application for phased development approval shall be reviewed concurrently with the preliminary plat application and the decision may be appealed in the same manner as the preliminary plat. FINDING The Applicant will build the Troy Park subdivision in a single phase and, as a consequence, the requirements of this section of the Code do not apply to this land use review. 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 13 • • TROY PARK SUBDIVISION APPLICATION 0 respects unless the City determines it is in the public interest to modem the street or road pattern; and 4. An explanation has been provided for all common improvements. FINDING The Applicant has addressed all of these approval criteria related to the development of the Troy Park subdivision. This application: • Demonstrates that the proposed Preliminary Plat complies with applicable zoning ordinances and regulations; • Has a plat name that is not duplicative and satisfies the provisions of ORS Chapter 92; • Provides an explanation for all common improvements that will be made to the site; and • Provides a roadway system that conforms to the plats of subdivisions and maps of major partitions on adjoining properties. A future street plan has been included with this application that demonstrates the proposed street system within the development will not preclude development on any adjacent properties. It should be noted that all properties • which are adjacent to the site directly to the south and west are fully developed and no additional development would be allowed under current zoning designations. The street system can however, be extended onto and through tax lot 1300 directly to the east when and if it is developed in the future. Therefore, the criteria are met. B. Conditions of approval. The Approval Authority may attach such conditions as are necessary to carry out the comprehensive plan and other applicable ordinances and regulations and may require reserve strips be granted to the City for the purpose of controlling access to adjoining undeveloped properties. FINDING This is not an approval criterion. 18.430.050 Submission Requirements:Preliminary Plat A. General submission requirements. The applicant shall submit an application containing all of the general information required for a Type II procedure, as governed by Chapter 18.390. B. Additional information. In addition to the general information described in Subsection A above, the preliminary plat shall contain specific information, the detailed content of which can be obtained from the Director. FINDING IIIThis application contains all of the general information required for a Type II procedure, as well 14 • • TROY PARK SUBDIVISION APPLICATION . as all specific information requested by the Director. This requirement has been met. 18.430.060 Adjustments Authorized A. Granting of adjustments. Adjustments to the subdivision regulations prescribed by this title may be authorized by the Director, and application shall be made with a preliminary plat application in accordance with Section 18.430.050. Criteria for granting such adjustments are contained in Section 18.370.020 Cl. FINDING The Applicant is not requesting any adjustments with this application and, as a consequence, the requirements of this section of the Code do not apply to this land use review. . III 15 • TROY PARK i SUBDIVISION APPLICATION • Chapter 18.510 RESIDENTIAL ZONING DISTRICTS 18.510.010 Purpose A. 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. B. 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. 18.510.020 List of Zoning Districts E. R-7: Medium-Density Residential District. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units at a minimum lot size of 5,000 square fee and duplexes, at a minimum lot size of 10,000 square • feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. FINDING The Applicant is proposing to subdivide this 1.64-acre site, which is zoned R-7 in the City of Tigard, into 10 lots. Single family detached homes are a permitted use in the R-7 zone. As stated above, the smallest lot proposed for the Troy Park subdivision is 4,587 square feet in size and the average lot size for the 10 lots for new housing is 5,322 square feet, which meets the minimum lot size requirement in the R-7 zone with lot size averaging. Therefore, the criterion is met. 18.510.030 Uses A. Types of uses. For the purposes of this chapter, there are four kinds of use: 1. A permitted (P) use is a use which is permitted outright, but subject to all of the applicable provisions of this title. If a use is not listed as a permitted use, it may be held to be a similar unlisted used under the provisions of Chapter 18.230; 2. A restricted(R) use is permitted outright providing it is in compliance with special requirements, exceptions or restrictions; 3. A conditional use (C) is a use the approval of which is discretionary with the Hearings Officer. The approval process and criteria are set forth in Chapters 18.310 and 18.320. If a use is not • listed as a conditional use, it may be held to be a similar unlisted used under the provisions of Chapter 18.230; 16 i TROY PARK SUBDIVISION APPLICATION • 4. A prohibited(N) use is one which is not permitted in a zoning district under any circumstances. B. Use table. A list of permitted, limited, conditional and prohibited uses in residential zones is presented in Table 18.510.1. FINDING As noted above, the Troy Park site is zoned as an R-7 district. The Applicant is proposing to build lots suitable for single family detached dwellings, which is a permitted use in the R-7 zoning district. Therefore, the criterion is met. 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. FINDING • Based on the standards in Chapter 18.715 of the City of Tigard Community Development Code, the maximum and minimum numbers of units permitted on the site are based on the net developable area. The net developable area is determined by subtracting the following uses from the total site area; sensitive land areas, land dedicated for public parks, land dedicated for public right-of-way, land dedicated for private streets and any lot created for an existing dwelling. Of the total Troy Park site area, the following acreages will be subtracted to determine the developable acreage: 0.27 acres for the interior public street (extension of Winterview Drive), 0.06 acres for the interior private street (Tract A), 0.09 acres of right of way dedication to SW Bull Mountain Road, and .00 acres of land with a slope greater than 25%. This leaves a total of 1.22 net developable acres on the site, which results in a maximum and minimum density requirement of 10 and 8 units respectively. The Applicant's proposal to subdivide the site into 10 lots for single-family detached homes falls within the maximum and minimum density requirements in the R-7 zone. Therefore, the criterion is met. 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 18.715020C and still comply with all of the development standards in the underlying zoning district, as contained in Table 18.510.2 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. • 17 TROY PARK • SUBDIVISION APPLICATION • FINDING No adjustments for density are being sought by the Applicant and, as a consequence, this section of the code does not apply to this land use review. • III 18 • TROY • PARK SUBDIVISION APPLICATION • 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. TABLE 18.510.2 DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES STANDARD R-1 R-2 R-3.5 R-4.5 R-7 Minimum Lot Size 5,000 sq.ft -Detached unit 30,000 sq ft. 20,000 sq ft. 10,000 sg11. 7,500 scat. 10,000 sq.ft. -Duplexes 10,000 wit. 5,000 sq.ft. -Attached unit[1] Average Minimum Lot Width 50 ft -Detached unit lots 10011. 100 ft. 65 fi. 50 ft. 50 ft. -Duplex lots 90 ft. 90.11. 40 ft -Attached unit lots III Maximum Lot Coverage - - - - 80%121 Minimum Setbacks -Front yard 3011. 3011. 20 ft. 20 ft. 15 ft -Side facing street on corner&through lots 20 ft. 20 ft. 2011. 15 ft. 10 ft -Side yard S Jt. S ft. 5 Jt. 5 ft. 5 ft -Rear yard 25 ft. 25 ft. 1511. 15 Jt. -Side or rear yard abutting more 15 ft restrictive zoning district -Distance between property line 30 ft. and front of garage 20 ft. 20 fi. 20 fi. 20 ft. 20 ft Maximum Height 3011. 3011. 30 ft. 30 ft. 35 ft Minimum Landscape Requirement - - - - 20% [1]Single-family attached residential units permitted at one dwelling per lot with no more that five attached units in one grouping. [2]Lot coverage includes all buildings and impervious surfaces. FINDING By using the averaging method defined in Section 18.430.020.D, the lots proposed for the Troy Park development meet the minimum lot size requirement of the R-7 zoning district. The average lot size for the 10 lots for new homes is 5,322 square feet. The other factors to consider in terms of lot design are width, depth and setback requirements. All of the lots meet the 50-foot minimum lot width requirement. No lots will have a depth greater than 2 1/2 times the width. At III this time specific home designs have not yet been selected for any lots within the Troy Park 19 TROY PARK SUBDIVISION APPLICATION • subdivision. Building setbacks and height standards will be reviewed for compliance when building permits are submitted for individual lots. Therefore, the criterion is met. 18.510.060 Accessory Structures A. Permitted uses. Accessory structures are permitted by right in all residential zones subject to the following: 1. Dimensional requirements: a. On sites containing less than 2.5 acres, an accessory structure may not exceed 528 square feet. On sites 2.5 acres or larger, an accessory structure may not exceed 1,000 square feet; b. An accessory structure may not exceed 15 feet in height; c. In no case shall the primary structure and accessory structure(s) exceed the maximum lot coverage allowed in the base zone; d. An accessory structure may not be located within the front yard setback; e. An accessory structure must maintain a minimum side and rear yard setback of five feet; 2. Non-dimensional requirements: a. No accessory structure shall encroach upon or interfere with the use of any adjoining • property or public right-of-way including but not limited to streets, alleys and public and private easements; b. An accessory structure shall comply with all of the requirements of the Uniform Building Code. All accessory structures except those less than 120 square feet in size require a building permit; c. An accessory structure which is non-conforming is subject to the provisions of Chapter 18.760, Non-Conforming Situations, when an alternation, expansion or reconstruction is requested; d. The erection of television receiving dishes on the roof of a structure is not permitted in any residential zone. 3. All freestanding and detached towers, antennas, wind-generating devices and TV receiving dishes, except as otherwise regulated by Wireless Communication Facilities (Chapter 18.798), shall have setbacks equal to or greater than the height of the proposed structure. Suitable protective anti-climb fencing and a landscaped planting screen, in accordance with Chapter 18.745, Landscaping and Screening, shall be provided and maintained around these structures and accessory attachments. FINDING The Applicant is not proposing to build accessory structures as part of the development of the lots on the Troy Park site. In the future, homebuilders or homeowners may wish to build accessory structures on their lots and would need to comply with requirements of this section of IIIthe Code. Compliance will be reviewed through the standard building permit process. 20 • • TROY PARK SUBDIVISION APPLICATION Chapter 18.705 ACCESS, EGRESS, AND CIRCULATION 18.705.010 Purpose A. Purpose. The purpose of this chapter is to establish standards and regulations for safe and efficient vehicle access and egress on a site and for general circulation within the site. 18.705.020 Applicability of Provisions A. When provisions apply. The provisions of this chapter shall apply to all development including the construction of new structures, the remodeling of existing structures (see Section 18.360.050), and to a change of use which increases the on-site parking or loading requirements or which changes the access requirements. B. Change or enlargement of use. Should the owner or occupant of a lot or building change or enlarge the use to which the lot or building is put, thereby increasing access and egress requirements, it is unlawful and is a violation of this title to begin or maintain such altered use until the provisions of this chapter have been met if required or until the appropriate approval authority has approved the change. C. When site design review is not required. Where the provisions of Chapter 18.360, Site Development Review, do not apply, the Director shall approve, approve with conditions, or deny an access plan • submitted under the provisions of this chapter in conjunction with another permit or land use action. D. Conflict with subdivision requirements. The requirements and standards of this chapter shall not apply where they conflict with the subdivision rules and standards of this title. 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. B. Access plan requirements. No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. 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,provided: 1. Satisfactory legal evidence shall be presented in the form of deeds, easements, leases or contracts to establish the joint use; and 2. Copies of the deeds, easements, leases or contracts are placed on permanent file with the City. 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. E. Curb cuts. Curb cuts shall be in accordance with Section 18.810.030N. 21 • TROY PARK SUBDIVISION APPLICATION • F. Required walkway location. On-site pedestrian walkways shall comply with the following standards: 1. Walkways shall extend from the ground floor entrances or from the ground floor landing of stairs, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways shall be constructed between new and existing developments and neighboring developments; 2. Within all attached housing (except two-family dwellings) and multi family developments, each residential dwelling shall be connected by walkway to the vehicular parking area, and common open space and recreation facilities; 3. Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum 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; 4. 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 may be provided only if such pathways are provided in addition to required pathways. FINDING Currently, access is provided to the Troy Park site via SW Bull Mountain Road. A non-access reserve strip will be established along Bull Mountain Road and recorded with the final plat. Residents within Troy Park will access the site from a new public street extension of (Winterview Drive). Winterview Drive will run east through the property and stub at the sites eastern boundary to allow for future development of the tax lot to the east. The Applicant may choose to develop all 10 lots on the Troy Park site and or sell the lots to one or more homebuilders. Each lot has direct access to a public neighborhood street, which provides direct access and egress. It will be the responsibility of the homebuilder to meet the access and egress requirements of this section of the code, with code compliance evaluated at the time that house plans are submitted for building permits. The homebuilder will also be responsible for curb cuts for driveways and for the construction of all required driveways and walkways on their lots and all public sidewalks in the street right-of-way that adjoins their lots. Therefore, the criterion is met. • 22 • • TROY PARK SUBDIVISION APPLICATION • 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: a. Would cause or increase existing hazardous traffic conditions; or b. Would provide inadequate access for emergency vehicles; or c. Would 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. 2. 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. 3. In no case shall the design of the service drive or drives require or facilitate the backward movement or other maneuvering of a vehicle within a street, other than an alley. Single-family and duplex dwellings are exempt from this requirement. FINDING • Currently, access is provided to the Troy Park site via SW Bull Mountain Road. No direct access is proposed onto SW Bull Mountain Road. All residents within Troy Park will access the site directly from the extension of Winterview Drive. All lots within the Troy Park site will have direct access to a public neighborhood street. The proposed public street extension will not cause or increase any hazardous traffic conditions and will not cause a clear and present danger to the public health, safety and general welfare. The design of the streets within the development has provided for safe and adequate access for emergency vehicles. None of the lots will directly access a collector or arterial road. Therefore, the criterion is met. • 23 S TROY PARK SUBDIVISION APPLICATION . H. 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 AASHTO(depending on jurisdiction offacility) FINDING An access report should not be required a result of this application. The Troy Park development will create 90 new daily vehicle trips allowing for the 1 existing dwelling currently on the site. Direct access onto SW Bull Mountain Road would be eliminated as a result of this application. Winterview Drive is a local public street and will be extended east through the site and stub at the sites eastern boundary. The extension of Winterivew Drive into the site and the consolidation of access for all lots in the Troy Park development directly onto SW Winterview Drive should create a safer situation than exists today. Vehicles leaving the Troy Park site would travel west through the Thornwood development for 250 feet towards SW Aspen Ridge Dr. SW Aspen Ridge Dr. is a stop controlled intersection. The design of the development ensures adequate site distance in all areas within the development. Sight distance triangles are shown • and labeled on the preliminary plan set that has been included with this narrative. Therefore, the criterion is met. 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 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. FINDING The rear yards of lots 1-4 will abut SW Bull Mountain, a C3 Collector Street. However direct access is not proposed onto SW Bull Mountain Road for any lots in the Troy Park development. Therefore, this criterion is not applicable to this application. 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. • 24 • • TROY PARK SUBDIVISION APPLICATION FINDING None of the lots driveways will access or abut a collector street and, as a consequence, the requirements of this section of the Code do not apply to this land use review. 4. The minimum spacing of local streets along a local street shall be 125 feet. FINDING No local streets will access existing local streets. Therefore, this criterion does not apply. I. Minimum access requirements for residential use. 1. 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; TABLE 18.705.1 VEHICULAR ACCESS/EGRESS REQUIREMENTS: RESIDENTIAL USE(6 OR FEWER UNITS) Number Dwelling Minimum Number of Minimum Access Width Minimum Pavement • Unit/Lots Driveways Required Width 1 ort 1 15' 10' 3-6 1 20' 20' FINDING Tract A is proposed to be a private street and will serve lots 5-10. Tract A is proposed to be within a 22 foot wide tract, with 20 feet of asphalt curb to curb. A five foot wide sidewalk will be constructed within an easement along the west side of the private street. Per table 18.705.1 above (3-6) lots for residential use must have a minimum pavement width of 20 feet. As proposed this criteria is met. TABLE 18.705.2 VEHICULAR ACCESS/EGRESS REQUIREMENTS: MULTI-FAMILY RESIDENTIAL USE Dwelling Units Minimum Number of Minimum Access Minimum Pavement Driveways Required Required Sidewalks,Etc. • 25 TROY PARK SUBDIVISION APPLICATION • 1-2 1 15' 10' 3-19 1 30' 24' if two-way, 15' one-way: Curbs and 5' walkway required 20-49 1 30' 24'if two-way or 2 30' 15'if one-way: Curbs and 5'walkway required 50-100 2 30' 24' Curbs and 5' walkway required 2. Vehicular access to multi family structures shall be brought to within 50 feet of the ground floor entrance or the ground floor landing of a stairway, ramp, or elevator leading to the dwelling units; • FINDING The Applicant is not proposing to build multi-family structures on the site and, as a consequence, the requirements of this section of the Code do not apply to this land use review. 3. Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform Fire Code; FINDING The Applicant is proposing to build a Private Street Tract "A". As required by this section Tract A will be maintained in accordance with the provisions of the Uniform Fire Code. 4. Access drives in excess of 150 feet in length shall be provided with approved provisions for the turning around office apparatus by one of the following: a. A circular, paved surface having a minimum turn radius measured from center point to outside edge of 35 feet; b. 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:. • c. The maximum cross slope of a required turnaround is 5%. 26 • I TROY PARK SUBDIVISION APPLICATION • FINDING Tract A will not be greater than 150 feet in length and as a result this criteria is not applicable to this application. 5. 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; FINDING The applicant is not proposing to build any driveways in excess of 200 feet. Therefore, the criterion is not applicable to this application. 6. 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. FINDING • None of the lots within Troy Park will have direct access to a collector or arterial and, as a consequence, the requirements of this section of the Code do not apply to this land use review. .1. Minimum access requirements for commercial and industrial use. 1. Vehicle access, egress and circulation for commercial and industrial use shall not be less than 21 as provided in Table 18.705.3; TABLE 18.705.3 VEHICULAR ACCESS/EGRESS REQUIREMENTS: COMMERCIAL AND INDUSTRIAL USES Required Parking Minimum Number of Minimum Access Width Minimum Pavement Spaces Driveways Required 0-99 1 30' 24' curbs required 100+ 2 30' 24' curbs required or 1 50' 40' curbs required • 27 • TROY PARK • SUBDIVISION APPLICATION . 2. Vehicular access shall be provided to commercial or industrial uses, and shall be located to within 50 feet of the primary ground floor entrances; 3. Additional requirements for truck traffic may be placed as conditions of site development review. FINDING There are no commercial or industrial uses proposed on the Troy Park site and, as a consequence, the requirements of this section of the Code do not apply to this land use review. K. One-way vehicular access points. Where a proposed parking facility indicates only one-way traffic flow on the site, it shall be accommodated by a specific driveway serving the facility; the entrance drive shall be situated closest to oncoming traffic and the exit drive shall be situated farthest from oncoming traffic. FINDING There are no parking facilities proposed on the Troy Park site and, as a consequence, the • requirements of this section of the Code do not apply to this land use review. • 28 • • TROY PARK SUBDIVISION APPLICATION S Chapter 18.715 DENSITY COMPUTATIONS 18.715.010 Purpose A. Purpose. The purpose of this chapter is to implement the comprehensive plan by establishing the criteria for determining the number of dwelling units permitted. 18.715.020 Density Calculation A. 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: 1. All sensitive land areas: a. Land within the 100 year floodplain; b. Land or slopes exceeding 25%; c. Drainage ways; and d. Wetlands. 2. All land dedicated to the public for park purposes; • 3. All land dedicated for public rights-of-way. When actual information is not available, the following formulas may be used: a. Single-family development: allocate 20%of gross acreage; b. Multi family development: allocate 15%of gross acreage. 4. All land proposed for private streets; and 5. A lot of at least the size required by the applicable base zoning district, if an existing dwelling is to remain on the site. B. 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. C. 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). FINDING Based on the standards in Chapter 18.715 of the City of Tigard Community Development Code, the maximum and minimum numbers of units permitted on the site are based on the net developable area. The net developable area is determined by subtracting the following uses from the total site area; sensitive land areas, land dedicated to public parks, land dedicated for public right-of-way, land dedicated for private streets and any lot created for an existing dwelling. Of 29 • • TROY PARK SUBDIVISION APPLICATION • the total Troy Park site area, the following acreages will be subtracted to determine the developable acreage; 0.27 acres for interior public street right-of-way, 0.08 acres of right-of-way dedication to SW Bull Mountain Road, 0.06 acres for the private street and 0.00 acres of area with a slope in excess of 25%. This leaves a total of 1.22 net developable acres on the site, which results in a minimum and maximum density requirement of 8 and 10 units respectively. The Applicant's proposal to subdivide the site into 10 lots for the future development of single family detached homes on all lots falls within the maximum and minimum density requirements of the R-7 zone. Therefore, the criterion is met. 18.715.030 Residential Density Transfer A. Rules governing residential density transfer. The units per acre calculated by subtracting land areas listed in Section 18.715.020 A. la - c from the gross acres may be transferred to the remaining buildable land areas subject to the following limitations: 1. The number of units which can be transferred is limited to the number of units which would have been allowed on 25 percent of the unbuildable area if not for these regulations; and 2. The total number of units per site does not exceed 125 percent of the maximum number of units per gross acre permitted for the applicable comprehensive plan designation. • B. Additional rules governing residential density transfer. Units per acre calculated by subtracting land areas listed in Section 18.715.030 A. 1d.from the gross acres may be transferred to the remaining buildable land areas on land zoned R-12, R-25, and R-40 subject to the following limitations: 1. The number of units which can be transferred is limited to the number of units which would have been allowed on the wetland area, if not for these regulations; 2. The total number of units per site does not exceed the maximum number of units per gross acre permitted for the applicable comprehensive plan designation. C. Underlying development standards. All density transfer development proposals shall comply with the development standards of the applicable underlying zoning district unless developed under the provisions of Chapter 18.440, Planned Development. FINDING The Applicant is not proposing a density transfer and, as a consequence, the requirements of this section of the Code do not apply to this land use review. • 30 • TROY PARK • SUBDIVISION APPLICATION • Chapter 18.745 LANDSCAPING AND SCREENING 18.745.010 Purpose A. Purpose. The purpose of this chapter is to establish standards for landscaping, buffering, and screening of land use within Tigard in order to enhance the aesthetic environmental quality of the City: 1. By protecting existing street trees and requiring the planting of street trees in new developments; 2. By using plant materials as a unifying element; 3. By using planting materials to define spaces and articulate the uses of specific areas; and 4. By using trees and other landscaping materials to mitigate the effects of the sun, wind, noise and lack of privacy by the provision of buffering and screening. 18.745.020 Applicability A. Applicability. The provisions of this chapter shall apply to all development including the construction of new structures, remodeling of existing structures where the landscaping is nonconforming (Section 18.760.040C), and to a change of use which results in the need for increased on-site parking or loading requirements or which changes the access requirements. III B. When site development review does not apply. Where the provisions of Chapter 18.360, Site Development Review, do not apply, the Director shall approve, approve with conditions, or deny a plan submitted under the provisions of this chapter by means of a Type I procedure, as governed by Section 18.390.030, using the applicable standards in this chapter. C. Site plan requirements. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. FINDING The Applicant is proposing to develop 10 lots suitable for single-family detached homes in the R-7 zone. Certain provisions of this chapter of the Development Code are applicable to this land use review. Preliminary Plans have been submitted with this application depicting the preliminary locations of all street trees proposed to be planted on the Troy Park site. The City of Tigard also requires 20% landscaping or other natural vegetation on all lots that are subdivided within the R-7 zone. It should be noted that there are no specific requirements within the development code as to the "type" of materials and or other vegetation that should be incorporated into the landscaping design on individual lots to meet the 20% landscaping requirement. Another standard in the R-7 zone is that individual homes and other structures built on each lot are allowed a "maximum" site coverage of 80% of the lot area. Keeping the two above described percentages in mind each lot would be able to achieve a landscaped area that is 20% of the total lot area. All lots within the Troy Park development will be landscaped with III grass and or other natural vegetation prior to occupancy of individual homes. This standard will 31 • TROY PARK • SUBDIVISION APPLICATION • also be reviewed at the time of building permits for individual lots. In an effort to ensure that landscaping requirement on each lot can be met the applicant has prepared a supplemental plan depicting the amount of area "within" building envelopes on individual lots based on the required setbacks in the R-7 zone. The supplemental plan graphically shows and proves the 20% landscape requirement can be met on all lots within the development. Lot coverage and landscaping will be reviewed at the time of building permits for individual lots to ensure this standard is met. No open space is proposed. No additional buffering or screening is proposed around the perimeter of the development due to the fact that all zoning and development surrounding the Troy Park site is similar in type. 18.745.030 General Provisions A. Obligation to maintain. Unless otherwise provided by the lease agreement, the owner, tenant and his agent, if any, shall be jointly and severally responsible for the maintenance of all landscaping and screening which shall be maintained in good condition so as to present a healthy, neat and orderly appearance, shall be replaced or repaired as necessary, and shall be kept free from refuse and debris. B. Pruning required. All plant growth in landscaped areas of developments shall be controlled by pruning, trimming or otherwise so that: • 1. It will not interfere with the maintenance or repair of any public utility; 2. It will not restrict pedestrian or vehicular access; and 3. It will not constitute a traffic hazard because of reduced visibility. C. Installation requirements. The installation of all landscaping shall be as follows: 1. All landscaping shall be installed according to accepted planting procedures; 2. The plant materials shall be of high grade, and shall meet the size and grading standards of the American Standards for Nurberg Stock(ANSI Z60, 1-1986, and any future revisions); and 3. Landscaping shall be installed in accordance with the provisions of this title. D. Certificate of Occupancy. Certificates of occupancy shall not be issued unless the landscaping requirements have been met or other arrangements have been made and approved by the City such as the posting of a bond. FINDING As required by the Code, street trees will be planted within the Troy Park site. In order to insure that tree locations will not conflict with future driveways and trees will not be damaged in the construction process, the Applicant is proposing that the planting of these trees to be the responsibility of the homebuilders. Final street tree locations can be confirmed at the time of the building permit review and all street trees would have to be installed before a certificate of III occupancy would be issued. Lot owners would ultimately be responsible for the care and maintenance of these trees and any landscaping in the right-of-way that abuts their lot. Therefore, 32 • • TROY PARK SUBDIVISION APPLICATION 0 the criterion is met. E. Protection of existing vegetation. Existing vegetation on a site shall be protected as much as possible: 1. The developer shall provide methods for the protection of existing vegetation to remain during the construction process; and 2. The plants to be saved shall be noted on the landscape plans (e.g., areas not to be disturbed can be fenced, as in snow fencing which can be placed around individual trees). FINDING Virtually all developments will require the removal some of the existing vegetation onsite to comply with construction requirements, standards for street improvements and design, installation of utilities, ensure proper grading for site drainage, and to build homes on individual lots. All of these activities contribute to the need to clear some of the vegetation on the site. The applicant will make every reasonable effort to protect as much existing vegetation and healthy trees on the site as possible. The vegetation and trees to be saved will be protected using methods described above. Therefore, the criterion is met. F. Care of landscaping along public rights-of-way. Appropriate methods for the care and maintenance • of street trees and landscaping materials shall be provided by the owner of the property abutting the rights-of-way unless otherwise required for emergency conditions and the safety of the general public. FINDING As required by the Code, individual lot owners will be responsible for the maintenance of street trees and landscaping in the public right-of-way that abuts their lot. Therefore, the criterion is met. G. Conditions of approval of existing vegetation. The review procedures and standards for required landscaping and screening shall be specified in the conditions of approval during development review and in no instance shall be less than that required for conventional development. FINDING The Applicant understands this requirement and is willing to meet all reasonable conditions of approval applied to the project that relate to landscaping and screening. Therefore, the criterion is met. H. Height restrictions abuttingpublic rights-of-way. No trees, shrubs or plantings more than 18 inches in height shall be planted in the public right-of-way abutting roadways having no established curb and gutter. III 33 4110 TROY PARK i SUBDIVISION APPLICATION 41) FINDING All of the public streets improvements within the Troy Park development will be constructed with curbs and gutter. This section is not applicable to this application. 18.745.040 Street Trees A. Protection of existing vegetation. All development projects fronting on a public street, private street or a private driveway more than 100 feet in length approved after the adoption of this title shall be required to plant street trees in accordance with the standards in Section 18.745.040 C. B. Street tree planting list. Certain trees can severely damage utilities, streets and sidewalks or can cause personal injury. Approval of any planting list shall be subject to review by the Director. C. Size and spacing of street trees. 1. Landscaping in the front and exterior side yards shall include trees with a minimum caliper of two inches at four feet in height as specified in the requirements stated in Section 18.745.040.C.2 below;; 2. The specific spacing of street trees by size of tree shall be as follows: a. Small or narrow-stature trees under 25 feet tall and less than 16 feet wide branching at maturity shall be spaced no greater than 20 feet apart; • b. Medium-sized trees 25 feet to 40 feet tall, 16 feet to 35 feet wide branching at maturity shall be spaced no greater than 30 feet apart; c. Large trees over 40 feet tall and more than 35 feet wide branching at maturity shall be spaced no greater than 40 feet apart; d. Except for signalized intersections as provided in Section 18.745.040 H, trees shall not be planted closer than 20 feet from a street intersection, nor closer than two feet from private driveways (measured at the back edge of the sidewalk), fire hydrants or utility poles to maintain visual clearance; e. No new utility pole location shall be established closer than five feet to any existing street tree; f Tree pits shall be located so as not to include utilities (e.g., water and gas meters) in the tree well; g. On premises utilities (e.g., water and gas meters) shall not be installed within existing tree well areas; h. Street trees shall not be planted closer than 20 feet to light standards; i. New light standards shall not be positioned closer than 20 feet to existing street trees except when public safety dictates, then they may be positioned no closer than 10 feet; j. Where there are overhead power lines, the street tree species selected shall be of a type which, at full maturity, will not interfere with the lines; • k. Trees shall not be planted within two feet from the face of the curb; and 1. Trees shall not be planted within two feet of any permanent hard surface paving or walkway: 34 • 4110 TROY PARK SUBDIVISION APPLICATION • (1) Space between the tree and the hard surface may be covered by a nonpermanent hard surface such as grates, bricks on sand,paver blocks and cobblestones; and (2) Sidewalk cuts in concrete for tree planting shall be at least four by four feet to allow for air and water into the root area. D. Pruning requirements. Trees, as they grow, shall be pruned to provide at least eight feet of clearance above sidewalks and 13 feet above local street, 15 feet above collector street, and 18 feet above arterial street roadway surfaces. E. Cut and fill around existing trees. Existing trees may be used as street trees if no cutting or filling takes place within the drip-line of the tree unless an adjustment is approved by the Director by means of a Type I procedure, as governed by Section 18.390.030, using approval criteria in Section 18.370.020 C4a. F. Replacement of street trees. Existing street trees removed by development projects or other construction shall be replaced by the developer with those types of trees approved by the Director. The replacement trees shall be of a size and species similar to the trees that are being removed unless lesser sized alternatives are approved by the Director. G. Granting of adjustments. Adjustments to the street tree requirements may be granted by the Director by means of a Type I procedure, as regulated in Section 18.390.030, using approval criteria in Section 18.370.020 C4b. H. Location of trees near signalized intersections. The Director may allow trees closer to specified • intersections which are signalized,provided the provisions of Chapter 18.795, Visual Clearance, are satisfied. FINDING A preliminary plan showing street tree locations, which indicates the type, size and general location of street trees that will be planted, has been submitted with this application. Street trees have been spaced according to the guidelines outlined above. The exact location for future street trees will be determined after utility boxes, utility trenches, lighting standards and driveways have been located and will be shown on the plot plan that will be submitted with the construction drawings required for a building permit review. Tree planting will be the responsibility of the homebuilder, with the completion of the task tied to the issuance of the certificate of occupancy. Based on the standards established by the Code, each builder will be required to plant a street tree on each lot. Therefore, the criterion can and will be met. 18.745.050 Buffering and Screening A. General provisions. 1. It is the intent that these requirements shall provide for privacy and protection and reduce or eliminate the adverse impacts of visual or noise pollution at a development site, without unduly interfering with the view from neighboring properties or jeopardizing the safety of pedestrians and vehicles; • 35 • TROY PARK SUBDIVISION APPLICATION • 2. Buffering and screening is required to reduce the impacts on adjacent uses which are of a different type in accordance with the matrices in this chapter(Tables 18.745.1 and 18.745.2). The owner of each proposed development is responsible for the installation and effective maintenance of buffering and screening. When different uses would be abutting one another except for separation by a right-of-way, buffering, but not screening, shall be required as specified in the matrix; 3. In lieu of these standards, a detailed buffer area landscaping and screening plan may be submitted for the Director's approval as an alternative to the buffer area landscaping and screening standards,provided it affords the same degree of buffering and screening as required by this code. B. Buffering and screening requirements. 1. A buffer consists of an area within a required setback adjacent to a property line and having a depth equal to the amount specified in the buffering and screening matrix and containing a length equal to the length of the property line of the abutting use or uses; 2. A buffer area may only be occupied by utilities, screening, sidewalks and bikeways, and landscaping. No buildings, accessways or parking areas shall be allowed in a buffer area except where an accessway has been approved by the City; 3. A fence, hedge or wall, or any combination of such elements, which are located in any yard is subject to the conditions and requirements of Sections 18.745.050.8.8 and 18.745.050.D; 4. The minimum improvements within a buffer area shall consist of combinations for landscaping and screening as specified in Table 18.745.1. In addition, improvements shall meet the following specifications: a. At least one row of trees shall be planted. They shall have a minimum caliper of two inches at four feet in height above grade for deciduous trees and a minimum height of five feet high for evergreen trees at the time of planting. Spacing for trees shall be as follows: (1) Small or narrow-stature trees, under 25 feet tall or less than 16 feet wide at maturity shall be spaced no further than 15 feet apart; (2) Medium-sized trees between 25 feet to 40 feet tall and with 16 feet to 35 feet wide branching at maturity shall be spaced no greater than 30 feet apart; (3) Large trees, over 40 feet tall and with more than 35 feet wide branching at maturity, shall be spaced no greater than 30 feet apart. b. In addition, at least 10 five-gallon shrubs or 20 one-gallon shrubs shall be planted for each 1,000 square feet of required buffer area; c. The remaining area shall be planted in lawn or other living ground cover. 5. Where screening is required the following standards shall apply in addition to those required for buffering: a. A hedge of narrow or broad leaf evergreen shrubs shall be planted which will form a four- foot continuous screen of the height specified in Table 18.745.2 within two years of planting; • or 36 • i TROY PARK SUBDIVISION APPLICATION III b. An earthen berm planted with evergreen plant materials shall be provided which will form a continuous screen of the height specified in Table 18.745.2 within two years. The unplanted portion of the berm shall be planted in lawn or other living ground cover; or c. A fence or wall of the height specified in Table 18.745.2 shall be constructed to provide a continuous sight obscuring screen. 6. Buffering and screening provisions shall be superseded by the vision clearance requirements as set forth in Chapter 18.795; 7. When the use to be screened is downhill from the adjoining zone or use, the prescribed heights of required fences, walls, or landscape screening shall be measured from the actual grade of the adjoining property. In this case,fences and walls may exceed the permitted six foot height at the discretion of the director as a condition of approval. When the grades are so steep so as to make the installation of walls, fences or landscaping to the required height impractical, a detailed landscape/screening plan shall be submitted for approval; FINDING The Troy Park site is adjacent to the existing Thornwood development on the west and south. All properties within the Thornwood development are zoned R-7 in the City of Tigard. The tax lot directly adjacent the site to the east has not been annexed into the City of Tigard. It is within zoned R-6 within Washington County. The proposed development represents a compatible use requiring no additional buffering or screening. At this time, the Applicant is not proposing to build any fences or walls on the perimeter of the site or plant any screening landscaping. Therefore, the criterion is met. 8. Fences and walls a. Fences and walls shall be constructed of any materials commonly used in the construction of fences and walls such as wood, stone, rock or brick, or otherwise acceptable by the Director; b. Such fence or wall construction shall be in compliance with other City regulations; c. Walls shall be a minimum of six inches thick; and d. Chain link fences with slats shall qualms for screening. However, chain link fences without slats shall require the planting of a continuous evergreen hedge to be considered screening. FINDING The Applicant is not proposing to build any fences or walls on the perimeter of the site and, as a consequence, the requirements of this section of the Code do not apply to this land use review. 9. Hedges a. An evergreen hedge or other dense evergreen landscaping may satisfy a requirement for a sight-obscuring fence where required subject to the height requirement in Sections 18.745.040 C2 a and b; III 37 TROY PARK • SUBDIVISION APPLICATION • b. Such hedge or other dense landscaping shall be properly maintained and shall be replaced with another hedge, other dense evergreen landscaping, or a fence when it ceases to serve the purpose of obscuring view; and c. No hedge shall be grown or maintained at a height greater than that permitted by these regulations for a fence or wall in a vision clearance area as set forth in Chapter 18.795. FINDING The Applicant is proposing to plant hedges on the site. Any hedges created from new plantings will comply with this section of the Code. Therefore, the criterion is met. C. Setbacks for fences or walls. 1. No fence or wall shall be constructed which exceeds the standards in Section 18.745.050.C.2 except when the approval authority, as a condition of approval, allows that a fence or wall be constructed to a height greater than otherwise permitted to mitigate against potential adverse effects; 2. Fences or walls: a. May not exceed three feet in height in a required front yard along local streets or eight feet in • all other locations and, in all other cases, shall meet vision clearance area requirements in Chapter 18.795; b. Are permitted up to six feet in height in front yards adjacent to any designated arterial or collector street. For any fence over three feet in height in the required front yard area, permission shall be subject to administrative review of the location of the fence or wall 3. All fences or walls shall meet vision clearance area requirements in Chapter 18.795; 4. All fences or walls greater than six feet in height shall be subject to building permit approval. FINDING The Applicant is not proposing to build any fences or walls on the perimeter of the site and, as a consequence, the requirements of this section of the Code do not apply to this land use review. Therefore, the criterion is met. D. Height restrictions. 1. The prescribed heights of required fences, walls or landscaping shall be measured from the actual adjoining level of finished grade, except that where parking, loading, storage or similar areas are located above finished grade, the height of fences, walls or landscaping required to screen such areas or space shall be measured from the level of such improvements; 2. An earthen berm and fence or wall combination shall not exceed the six-foot height limitation for screening. • 38 • TROY PARK • SUBDIVISION APPLICATION III FINDING The Applicant is not proposing to build any fences or walls on the perimeter of the site and, as a consequence, the requirements of this section of the Code do not apply to this land use review. Therefore, the criterion is met. E. Screening: specialprovisions. 1. Screening and landscaping of parking and loading areas: FINDING The Applicant is not proposing to build any parking or loading areas, service facilities, swimming pools or refuse containers and, as a consequence, the requirements of this section of the Code do not apply to this land use review. F. Buffer Matrix. 1. The Buffer Matrices contained in Tables 18.745.1 and 18.745.2 shall be used in calculating widths of buffering/screening and required improvements to be installed between proposed uses • and abutting uses or zoning districts; 2. An application for a variance to the standards required in Tables 18.745.1 and 18.745.2, shall be processed as a Type II procedure, as regulated by Section 18.390.040, using approval criteria in Section 18.370.010. (Ord. 02-33) FINDING The Troy Park site is adjacent to developed properties zoned R-7 to the west and south. The Troy Park site is also adjacent to a Washington County R-6 zoned property on the east. The proposed development represents a compatible use requiring no additional buffering or screening. At this time, the Applicant is not proposing to build any fences or walls on the perimeter of the site or plant any screening landscaping. Therefore, the criterion is met. 18.745.060 Re-vegetation A. When re-vegetation is required. Where natural vegetation has been removed through grading in areas not affected by the landscaping requirements and that are not to be occupied by structures, such areas are to be replanted as set forth in this section to prevent erosion after construction activities are completed. B. Preparation for re-vegetation. Topsoil removed from the surface in preparation for grading and construction is to be stored on or near the sites and protected from erosion while grading operations are underway; and ID 39 TROY PARK i SUBDIVISION APPLICATION • 1. Such storage may not be located where it would cause suffocation of root systems of trees intended to be preserved; and 2. After completion of such grading, the topsoil is to be restored to exposed cut and fill embankments or building pads to provide a suitable base for seeding and planting. C. Methods of re-vegetation. 1. Acceptable methods of re-vegetation include hydro-mulching or the planting of rye grass, barley, or other seed with equivalent germination rates, and: a. Where lawn or turf grass is to be established, lawn grass seed or other appropriate landscape cover is to be sown at not less than four pounds to each 1,000 square feet of land area; b. Other re-vegetation methods offering equivalent protection may be approved by the approval authority; c. Plant materials are to be watered at intervals sufficient to ensure survival and growth; and d. The use of native plant materials is encouraged to reduce irrigation and maintenance demands. FINDING • Site grading and the installation of infrastructure will remove natural vegetation from the site that will need to be replaced once construction has been completed. To reduce impacts from erosion, the Applicant will follow the site preparation and re-vegetation procedures outlined in this section 18.745.060 of the Code. Therefore, the criterion is met. 411 40 • TROY PARK SUBDIVISION APPLICATION • Chapter 18.765 OFF-STREET PARKING AND LOADING REQUIREMENTS 18.765.010 Purpose A. Insure adequate vehicle parking. These parking requirements are intended to provide sufficient vehicle parking in close proximity to the various uses for residents, customers and employees, and to establish standards which will maintain the traffic carrying-capacity of nearby streets. B. Adequate capacity. These regulations are also intended to establish vehicle parking areas which have adequate capacity and which are appropriately located and designed to minimize any hazardous conditions on the site and at access points. 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. FINDING The Applicant is proposing to develop 10 lots on the Troy Park site and to sell these lots to homebuilders. The homebuilders will be required to meet the standards of this section of the II/ Code as part of the building permit review process. The standards require a minimum of one off- street parking space for each single family detached house. It should be noted that the homes built in this type of subdivision will have a two-car garage and a two-car driveway that would accommodate at least four cars. Based on the size and configuration of the lots being proposed, all lots can meet the requirement for a single off-street parking space. Therefore, the criterion is met. D. When site design review is not required. Where the provisions of Chapter 18.360, Site Development Review, do not apply, the Director shall approve, approve with conditions, or deny a plan submitted under the provisions of this chapter by means of a Type I review, as governed by Section 18.390.030. FINDING Site development review is not required with this application, this criterion does not apply E. Building permit conditions. The provision and maintenance of off-street vehicle parking and loading spaces are the continuing obligation of the property owner: 1. No building or other permit shall be issued until plans are presented to the Director to show that property is and will remain available for exclusive use as off-street vehicle parking and loading space; and • 41 0 TROY PARK S SUBDIVISION APPLICATION • 2. The subsequent use of property for which the building permit is issued shall be conditional upon the unqualified continuance and availability of the amount of vehicle parking and loading space required by this title; 3. Required vehicle parking shall: a. Be available for the parking of operable passenger vehicles of residents, patron and employees only; b. Not be used for storage of vehicles or materials or for the parking of trucks used in conduct of the business or use; and c. Not be rented, leased or assigned to any other person or organization. FINDING The Applicant is intending to develop lots and or sell the lots to one or more homebuilders. It will be the obligation of homebuilder and ultimately the homeowner to meet the obligations of this section of the Code. The Applicant will not be building any off-street parking spaces or lots and, as a consequence, this section of the Code does not apply to this land use review. Therefore, the criterion is met. • 18.765.030 General Provisions A. Vehicle parking plan requirements. No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. B. Location of vehicle parking. The location of off-street parking will be as follows: 1. Off-street parking spaces for single-family and duplex dwellings and single-family attached dwellings shall be located on the same lot with the dwelling(s); 2. Off-street parking lots for uses not listed above shall be located not further than 500 feet from the property line that they are required to serve, measured along the most direct, publicly accessible pedestrian route from the property line with the following exceptions: FINDING The Applicant is intending to develop lots and sell the lots to one or more homebuilders. The homebuilder will be required to meet the standards of this section of the Code. The Applicant is proposing lot sizes that will support a house with a two-car garage and a driveway with two additional parking spaces for cars. Homebuilders should have no difficulty meeting the requirements of this section of the Code. Therefore, the criterion is met. • 42 • • TROY PARK SUBDIVISION APPLICATION 0 E. Curb cuts. Curb cuts shall be in accordance with Section 18.810.030N. FINDING Curb cuts will be the responsibility of the individual homebuilders. The location of the cuts will be established as part of the building permit review process for each house to be built within Troy Park and compliance with Section 18.810.030N can be assured as part of the review and approval of the permit. 18.765.070 Minimum and Maximum Off-Street Parking Requirements A. Parking requirements for unlisted uses. 1. The Director may rule that a use, not specifically listed in Section 18.765.070.H, is a use similar to a listed use and that the same parking standards shall apply. If the applicant requests that the Director's decision be rendered in writing, it shall constitute a Director's Interpretation, as governed by Section 18.340; 2. The Director shall maintain a list of approved unlisted use parking requirements which shall have the same effect as an amendment to this chapter. • FINDING The Applicant is proposing to develop all 10 lots on the Troy Park site for single-family detached homes. Single-family detached homes are a listed use and, as a consequence, the requirements of this section of the Code do not apply to this land use review. B. Choice of parking requirements. When a building or use is planned or constructed in such a manner that a choice of parking requirements could be made, the use which requires the greater number of parking spaces shall govern. FINDING The Applicant is proposing to develop 10 lots on the Troy Park site for single-family detached homes. The Applicant and or future homebuilders will follow the parking requirements for single-family detached homes. Therefore, the criterion is met. C. Measurements. The following measurements shall be used in calculating the total minimum number of vehicle parking spaces required in Section 18.765.070.H: 1. Fractions. Fractional space requirements shall be counted as a whole space; III 43 1110 TROY PARK SUBDIVISION APPLICATION 2. Employees. Where employees are specified for the purpose of determining the minimum vehicle parking spaces required, the employees counted are those who work on the premises-during the largest shift at the peak season; 3. Students. When students are specified for the purpose of determining the minimum vehicle parking spaces required, the students counted are those who are on the campus during the peak period of the day during a typical school term; 4. Space. Unless otherwise specified, where square feet are specified, the area measured shall be gross floor area under the roof measured from the faces of the structure, excluding only space devoted to covered off-street parking or loading. FINDING The Applicant is proposing to develop 10 lots on the Troy Park site for single-family detached homes. Based on the requirements of this chapter of the Code, one parking space is required for each dwelling unit. The Applicant is proposing lot sizes that will support a house with a two-car garage and a driveway with two additional parking spaces for cars. This project will not create fractional space requirements and the remaining provisions of this section of the Code do not • apply to this land use review. D. Exclusions to minimum vehicle parking requirements. The following shall not be counted towards the computation of the minimum parking spaces as required in Section 18.765.070.H: 1. On-street parking. Parking spaces in the public street or alley shall not be eligible as fulfilling any part of the parking requirement except; Religious Institutions may count on-street parking around the perimeter of the use provided that the following criteria have been satisfied: a. The on-street parking is on a street that is designed and physically improved to accommodate parking within the right-of-way; b. The street where on-street parking is proposed is not located on local residential streets. 2. Fleet parking. Required vehicle parking spaces may not be used for storage of fleet vehicles, except when a use can show that employee and fleet parking spaces are used interchangeably, e.g., the employee drives the fleet vehicle from home, or the spaces are used for fleet storage only at night and are available for employee use during the day. For the purposes of this title, space exclusively devoted to the storage of fleet vehicles will be considered as outdoor storage. FINDING The Applicant is proposing to develop 10 lots on the Troy Park site for single-family detached homes. Based on the requirements of this chapter of the Code, one parking space is required for • each dwelling unit. The Applicant is proposing lot sizes that will support a house with a two-car 44 4111 TROY PARK SUBDIVISION APPLICATION • garage and a driveway with two additional parking spaces for cars. The parking requirements can be met. No exclusions are requested. Therefore, the criterion is met. E. Exceptions to maximum parking standards. When calculating the maximum vehicle parking allowed as regulated by Section 18.765.080.H, the following exception shall apply: 1. The following types of parking shall not be included: a. Parking contained in a parking structure either incorporated into a building or free- standing; b. Market-rate paid parking; c. Designated carpool and/or vanpool spaces; d. Designated disabled-accessible parking spaces; e. Fleet parking. 2. If application of the maximum parking standard would result in less than six parking spaces for a development with less than 1,000 gross square feet of floor area, the development shall be allowed up to six parking spaces. If application of the maximum parking standard would result • in less than 10 vehicle parking spaces for a development between 1,000 and 2,000 gross square feet, the development will be allowed up to 10 vehicle parking spaces. FINDING There are no maximum parking requirements for single-family detached housing and, as a consequence, the requirements of this section of the Code do not apply to this land use review. F. Reductions in minimum required vehicle parking. Reductions in the required number of vehicle parking spaces may be permitted as follows: 1. The Director may reduce off-street vehicle parking spaces per Section 18.765.070.H by up to 20% in new developments for the incorporation of transit-related facilities such as bus stops and pull-outs, bus shelters, transit-oriented developments and other transit-related development through a Type II procedure, as governed by Section 18.390.040, using approval criteria contained in Section 18.370.020.C.5.b. Applicants who qualift for this adjustment may also apply for further parking reductions per 18.765.070.F.2. below; 2. The Director may reduce the total required off-street vehicle parking spaces per Section 18.765.070.H by up to a total of 20%by means of parking adjustment to be reviewed through a Type II procedure, as governed by Section 18.390.040, using approval criteria contained in Section 18.370.020.C.5.a. • 45 • TROY PARK • SUBDIVISION APPLICATION 3. The Director is authorized to reduce up to 10% of existing required parking spaces at a conversion ratio of one parking space for each 100 square feet of transit facility for developments which incorporate transit-related facilities such as bus stops and pull-outs, bus shelters, transit-oriented development or other transit-related facilities through a Type I procedure, as governed by Section 18.390.030, using approval criteria contained in Section 18.370.020.C.5.c. FINDING The Applicant is proposing to develop 10 lots on the Troy Park site for single-family detached homes. Based on the requirements of this chapter of the Code, one parking space is required for each dwelling unit. The Applicant is proposing lot sizes that will support a house with a two-car garage and a driveway with two additional parking spaces for cars. The Applicant is not seeking a reduction in the off-street parking requirements for this project. Therefore, this criterion does not apply. G. Increases in maximum required vehicle parking. The Director may increase the total maximum number of vehicle spaces allowed in Section 18.765.070.H by means of a parking adjustment to be reviewed by means of a Type II procedure, as governed by Section 18.390.040, using approval • criteria contained in section 18.370.020.C.5.d. FINDING There are no maximum parking requirements for single-family detached housing and, as a consequence, the requirements of this section of the Code do not apply to this land use review. H. Specific requirements. (See Table 18.765.2) MAXIMUM"' MINIMUM ZONE A ZONE B BICYCLE121 RESIDENTIAL Household Living Single Units,Attached See Multifamily(M) none(M) none(M) none Single Units,Detached 1.0/DU none(M) none(M) none Accessory Units 1.0/DU none none none Duplexes none Multifamily Units DU<500 sq ft:1.0/DU(M) none(M) none(M) 1.0/2 DUs except elderly, 1 bedroom:1.25/DU(M) which is 1.0/20 DUs 2 bedroom:1.5/DU(M) 3 bedroom: 1.75/DU(M) 411 Manufactured Units 1.0/DU(M) none(M) none(M) none 46 0 41/ TROY PARK SUBDIVISION APPLICATION 0 Mobile Home Parks 1.0/DU(M) none(M) none(M) none Group Living 1.0/room none none 1.0/5 beds 1.0/2.5 beds 2.7/1,00013' none Transitional Housing 1.0/2.5 beds none none 1.0/5 beds Home Occupation none none none none FINDING The Applicant is proposing to develop 10 lots on the Troy Park site for single-family detached homes. Based on the requirements of this chapter of the Code, one parking space is required for each dwelling unit. The Applicant is proposing lot sizes that will support a house with a two-car garage and a driveway with two additional parking spaces for cars. The parking requirements are met. • • 47 • TROY PARK • SUBDIVISION APPLICATION • Chapter 18.790 TREE REMOVAL 18.790.010 Purpose A. Value of trees. After years of both natural growth and planting by residents, the City now benefits from a large number of trees. These trees of varied types add to the aesthetic beauty of the community, help clean the air, help control erosion, maintain water quality and provide noise barriers. B. Purposes. The purposes of this chapter are to: 1. Encourage the preservation,planting and replacement of trees in the City; 2. Regulate the removal of trees on sensitive lands in the City to eliminate unnecessary removal of trees; 3. Provide for a tree plan for developing properties; 4. Protect sensitive lands from erosion; 5. Protect water quality; • 6. Provide incentives for tree retention and protection; and 7. Regulate commercial forestry to control the removal of trees in an urban environment. C. Recognize need for exceptions. The City recognizes that, notwithstanding these purposes, at the time of development it may be necessary to remove certain trees in order to accommodate structures, streets utilities, and other needed or required improvements within the development. 18.790.030 Tree Plan Requirement A. Tree plan required. A tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, partition, site development review, planned development or conditional use is filed. Protection is preferred over removal wherever possible. B. Plan requirements. The tree plan shall include the following: 1. Identification of the location, size and species of all existing trees including trees designated as significant by the city; 2. Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060D, in accordance with the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: a. Retention of less than 25% of existing trees over 12 inches in caliper requires a mitigation program in accordance with Section 18.790.060D of no net loss of trees; b. Retention of from 25% to 50% of existing trees over 12 inches in caliper requires that two- thirds of the trees to be removed be mitigated in accordance with Section 18.790.060D; 48 0 • TROY PARK SUBDIVISION APPLICATION • c. Retention of from 50% to 75% of existing trees over 12 inches in caliper requires that 50 percent of the trees to be removed be mitigated in accordance with Section 18.790.060D; d. Retention of 75%or greater of existing trees over 12 inches in caliper requires no mitigation. 3. Identification of all trees which are proposed to be removed; 4. A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. 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. FINDING Tree Care & Landscapes Unlimited, a certified arborist, has prepared a tree inventory for the Troy Park site that has been included with the application. The tree assessment indicates that there are a total of 36 trees greater than 6 inches scattered throughout the site. Of the 36 trees on site greater than 6 inches there are 20 trees that are greater than 12 inches in diameter. Of the 20 trees that are greater than 12 inches on the site 15 trees have been exempted from Tree Mitigation calculations for the following reasons; (8) trees have been exempted from tree • mitigation calculations due to their locations within public rights-of-way for the extension of Winterview Drive and public improvements to SW Bull Mountain Road and (7) trees have been exempted from mitigation calculations due "poor" health and the recommendation for removal by the arborist. A total of(5) trees greater then 12 inches which have been assessed in good or fair condition by the arborist must be accounted for in the mitigation calculations. The (5) trees in fair or good condition over 12 inches in diameter a total of(68) diameter inches. All 5 trees must be cut to accommodate the development. With 100% of the healthy trees not on the site being removed from the site, the Applicant must provide for mitigation of no net loss. To meet the mitigation requirements of this section of the Code, the Applicant will plant (68) diameter inches of trees within the Troy Park site. Refer to the Proposed Troy Park Tree Mitigation Plan, enclosed with this application. 18.790.040 Incentives for Tree Retention A. Incentives. To assist in the preservation and retention of existing trees, the Director may apply one or more of the following incentives as part of development review approval and the provisions of a tree plan according to Section 18.790.030: 1. Density bonus. For each 2%of canopy cover provided by existing trees over 12 inches in caliper that are preserved and incorporated into a development plan, a 1% bonus may be applied to density computations of Chapter 18.715. No more than a 20%bonus may be granted for any one development. The percentage density bonus shall be applied to the number of dwelling units allowed in the underlying zone. This bonus is not applicable to trees preserved in areas of III 49 • TROY PARK SUBDIVISION APPLICATION • floodplain, slopes greater than 25%, drainageways, or wetlands that would otherwise be precluded from development; 2. Lot size averaging. To retain existing trees over 12 inches in caliper in the development plan for any land division under Chapter 18.400, lot size may be averaged to allow lots less than the minimum lot size allowed by the underlying zone as long as the average lot area for all lots and private open space is not less than that allowed by the underlying zone. No lot area shall be less than 80%of the minimum lot size allowed in the zone; 3. Lot width and depth. To retain existing trees over 12 inches in caliper in the development plan for any land division under Chapter 18.400, lot width and lot depth may be reduced up to 20%of that required by the underlying zone; 4. Commercial/industrial/civic use parking. For each 2% of canopy cover provided by existing trees over 12 inches in caliper that are preserved and incorporated into a development plan for commercial, industrial or civic uses listed in Section 18.765.080, Minimum and Maximum Off- Street Parking Requirements, a 1%reduction in the amount of required parking may be granted. No more than a 20% reduction in the required amount of parking may be granted for any one development; 5. Commercial/industrial/civic use landscaping. For each 2%of canopy cover provided by existing trees over 12 inches in caliper that are preserved and incorporated into a development plan, a 1%reduction in the required amount of landscaping may be granted. No more than 20%of the required amount of landscaping may be reduced for any one development. FINDING Aside from lot size averaging, it is not practical for the applicant to utilize the incentives for tree protection. B. Subsequent removal of a tree. Any tree preserved or retained in accordance with this section may thereafter be removed only for the reasons set out in a tree plan, in accordance with Section 18.790.030, or as a condition of approval for a conditional use, and shall not be subject to removal under any other section of this chapter. The property owner shall record a deed restriction as a condition of approval of any development permit affected by this section to the effect that such tree may be removed only if the tree dies or is hazardous according to a certified arborist. The deed restriction may be removed or will be considered invalid if a tree preserved in accordance with this section should either die or be removed as a hazardous tree. The form of this deed restriction shall be subject to approval by the Director. FINDING The Applicant understands the requirements of this section of the Code and will comply with any • Conditions of Approval relating to deed restrictions on tree removal. 50 0 TROY PARK • SUBDIVISION APPLICATION • C. Site development modifications granted as incentives. A modification to development requirements granted under this section shall not conflict with any other restriction on the use of the property, including but not limited to easements and conditions of development approval. FINDING Aside from lot size averaging, the Applicant is not seeking to take advantage of the incentives for tree protection and, as a consequence, the requirements of this section of the Code do not apply to this land use review. D. Design modifications of public improvements. The City Engineer may adjust design specifications of public improvements to accommodate tree retention where possible and where it would not interfere FINDING The Applicant is not requesting any design modifications of public improvements to accommodate tree retention and, as a consequence, the requirements of this section of the Code do not apply to this land use review. 18.790.050 Permit Applicability • A. Removal permit required. Tree removal permits shall be required only for the removal of any tree which is located on or in a sensitive land area as defined by Chapter 18.775. The permit for removal of a tree shall be processed as a Type I procedure, as governed by Section 18.390.030, using the following approval criteria: 1. Removal of the tree must not have a measurable negative impact on erosion, .soil stability,flow of surface waters or water quality as evidenced by an erosion control plan which precludes: a. Deposits of mud, dirt, sediment or similar material exceeding 1/2 cubic foot in volume on public or private streets, adjacent property, or into the storm and surface water system, either by direct deposit, dropping, discharge or as a result of the action of erosion; b. Evidence of concentrated flows of water over bare soils; turbid or sediment-laden flows; or evidence of on-site erosion such as rivulets on bare soil slopes where the flow of water is not filtered or captured on site using the techniques of Chapter 5 of the Washington County Unified Sewerage Agency Environmental Protection and Erosion Control rules. 2. Within stream or wetland corridors, as defined as 50 feet from the boundary of the stream or wetland, tree removal must maintain no less than a 75%canopy cover or no less than the existing canopy cover if the existing canopy cover is less than 75%. FINDING No Sensitive Lands exist on site. Therefore, the criterion does not apply. III 51 TROY PARK • SUBDIVISION APPLICATION • Chapter 18.795 VISUAL CLEARANCE AREAS 18.795.010 Purpose A. Purpose. The purpose of this chapter is to establish standards which will assure proper sight distances at intersections to reduce the hazard from vehicular turning movements. 18.795.020 Applicability of Provisions A. When provisions apply. The provisions of this chapter shall apply to all development including the construction of new structures, the remodeling of existing structures and to a change of use which increases the on-site parking or loading requirements or which changes the access requirements. B. When site development review is not required. Where the provisions of Chapter 18.330, Site Development Review, do not apply, the Director shall approve, approve with conditions, or deny a plan submitted under the provisions of this chapter through a Type I procedure, as governed by Section 18.390.030, using the standards in this chapter as approval criteria. 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. B. Obstructions prohibited. A clear vision area shall contain no vehicle, hedge, planting,fence, wall structure or temporary or permanent obstruction (except for an occasional utility pole or tree), exceeding three feet in height, measured from the top of the curb, or where no curb exists,from the street center line grade, except that trees exceeding this height may be located in this area,provided all branches below eight feet are removed. C. Additional topographical constraints. Where the crest of a hill or vertical curve conditions contribute to the obstruction of clear vision areas at a street or driveway intersection, hedges, plantings, fences, walls, wall structures and temporary or permanent obstructions shall be further reduced in height or eliminated to comply with the intent of the required clear vision area. FINDING The Applicant is proposing to develop 10 lots on the Troy Park site and will meet the requirements of this section of the Code to provide visual clearance when determining the location of signage and monuments that the Applicant proposes to build. Clear vision triangles are graphically labeled on the applicable plan sets submitted with this application for the private street intersection with Winterview Drive and a preliminary site distance of 250 feet has been verified and also labeled on the applicable site plan. No vegetation, fences or any other structures greater than three feet in height will be planted, placed or constructed in the clear vision triangles on individual lots as per 18.795.040.B. All lots can conform to this section of the code. As lots are sold, the responsibility will shift to homebuilders and homeowners to insure that visual clearance is maintained during the construction of homes, planting of street • trees and installation of landscaping. Therefore, the criterion is met. 52 TROY PARK SUBDIVISION APPLICATION III 18.795.040 Computations A. Arterial streets. On all designated arterial streets the visual clearance area shall not be less than 35 feet on each side of the intersection. 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 and measured along such lines. See Figure 18.795.1: 1. Non-arterial streets less than 24 feet 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 both streets and/or driveways are less than 24 feet in width, a visual clearance area shall be a triangle whose base extends 30 feet along the street right-of-way line in both directions from the centerline of the accessway at the front setback line of a single family and two family residence, and 30 feet back from the property line on all other types of uses. FINDING II/ The one interior public street within the Troy Park subdivision has been designed to comply with the requirements of Section 18.795.040.B.1. Clear vision triangles are graphically labeled on the applicable plan sets submitted with this application for the private street intersection with Winterview Drive and a preliminary site distance of 250 feet has been verified and also labeled on the applicable site plan. No vegetation, fences or any other structures greater than three feet in height will be planted, placed or constructed in the clear vision triangles on individual lots as per 18.795.040.B. Therefore, the criterion is met. • 53 TROY PARK SUBDIVISION APPLICATION • Chapter 18.810 STREET AND UTILITY IMPROVEMENT STANDARDS 18.810.010 Purpose A. Purpose. The purpose of this chapter is to provide construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. 18.810.020 General Provisions A. When standards apply. Unless otherwise provided, construction, reconstruction or repair of streets, sidewalks, curbs and other public improvements shall occur in accordance with the standards of this title. No development may occur and no land use application may be approved unless the public facilities related to development comply with the public facility requirements established in this section and adequate public facilities are available. Applicants may be required to dedicate land and build required public improvements only when the required exaction is directly related to and roughly proportional to the impact of the development. B. Standard specifications. The City Engineer shall establish standard specifications consistent with the application of engineering principles. C. Section 7.40 applies. The provision of Section 7.40 of the Tigard Municipal Code shall apply to this chapter. D. Adjustments. Adjustments to the provisions in this chapter related to street improvements may be granted by means of a Type II procedure, as governed by Section 18.390.040, using approval criteria in Section 18.370.030 C9. E. Except as provided in Section 18.810.030S, as used in this chapter, the term "streets" shall mean "public streets"unless an adjustment under Section 18.810.020.D is allowed. (Ord. 99-22) 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. 3. No development shall occur unless the streets adjacent to the development meet the standards of this chapter, provided, however, that a development may be approved if the adjacent street does not meet the standards but half-street improvements meeting the standards of this title are constructed adjacent to the development. 4 Any new street or additional street width planned as a portion of an existing street shall meet the standards of 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 improvements if one 54 a TROY PARK SUBDIVISION APPLICATION • or more of the following conditions exist: a. A partial improvement is not feasible due to the inability to achieve proper design standards; b. A partial improvement may create a potential safety hazard to motorists or pedestrians; c. Due to the nature of existing development on adjacent properties it is unlikely that street improvements would be extended in the foreseeable future and the improvement associated with the project under review does not, by itself,provide a significant improvement to street safety or capacity; d. The improvement would be in conflict with an adopted capital improvement plan; e. The improvement is associated with an approved land partition on property zoned residential and the proposed land partition does not create any new streets; or f Additional planning work is required to define the appropriate design standards for the street and the application is for a project which would contribute only a minor portion of the anticipated future traffic on the street. 6. The standards of this chapter include the standard specifications adopted by the City Engineer pursuant to Section 18.810.020.B. 7. The approval authority may approve adjustments to the standards of this chapter if compliance • with the standards would result in an adverse impact on natural features such as wetlands, 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. FINDING Currently, access is provided to the Troy Park site via SW Bull Mountain Road, however direct access is not proposed and will not be allowed for any lots in the development. A new public street extension of SW Winterview Drive will be constructed and travel through the approximate center of the property to the eastern boundary of the site to allow the tax lot to the east to be developed in the future. The one public street within the Troy Park subdivision will be a neighborhood street. It will be constructed within a 54-foot right-of-way, with a 32-foot wide paved section curb to curb, parking on both sides of the street, 5.5-foot planter strips, 6-inch standard curbs, and 5-foot sidewalks on both sides of the street. All (10) of the lots within Troy Park will be developed with single family detached dwellings. Therefore, the criterion is met. • 55 TROY PARK • SUBDIVISION APPLICATION 5. Improvements to streets shall be made according to adopted City standards, unless the approval authority determines that the standards will result in an unacceptable adverse impact on existing development or on the proposed development or on natural features such as wetlands, steep slopes or existing mature trees. In approving an exception to the standards, the approval authority shall determine that the potential adverse impacts exceed the public benefits or the standards. In evaluating the public benefits, the approval authority shall consider the criteria listed in Section 18.810.030 El. FINDING The streets within Troy Park have been designed and will be built to City standards. No exceptions are being sought by the Applicant. Therefore, the criterion is met. B. Creation of rights-of-way for streets and related purposes. Rights-of-way shall be created through the approval of a final subdivision plat or major partition; however, the Council may approve the creation of a street by acceptance of a deed, provided that such street is deemed essential by the Council for the purpose of general traffic circulation: 1. The Council may approve the creation of a street by deed of dedication without full compliance with the regulations applicable to subdivisions or major partitions if any one or more of the following conditions are found by the Council to be present: a. Establishment of a street is initiated by the Council and is found to be essential for the purpose of general traffic circulation, and partitioning or subdivision of land has an incidental effect rather than being the primary objective in establishing the road or street for public use; or b. The tract in which the road or street is to be dedicated is an isolated ownership of one acre or less and such dedication is recommended by the Commission to the Council based on a finding that the proposal is not an attempt to evade the provisions of this title governing the control of subdivisions or major partitions. 2. With each application for approval of a road or street right-of-way not in full compliance with the regulations applicable to the standards, the proposed dedication shall be made a condition of subdivision and major partition approval: a. The applicant shall submit such additional information and justification as may be necessary to enable the Commission in its review to determine whether or not a recommendation for approval by the Council shall be made; b. The recommendation, if any, shall be based upon a finding that the proposal is not in conflict with the purpose of this title; c. The Commission in submitting the proposal with a recommendation to the Council may attach conditions which are necessary to preserve the standards of this title; and 3. All deeds of dedication shall be in a form prescribed by the City and shall name "the public,"as • grantee. 56 i TROY PARK SUBDIVISION APPLICATION • FINDING The Applicant is proposing to dedicate right-of-way for the interior public street within the Troy Park subdivision and along Bull Mountain Road as shown the subdivision plat. All right of way will be dedicated on forms provided by the City as described above. Therefore, the criterion can and will be met. C. Creation of access easements. The approval authority may approve an access easement established by deed without full compliance with this title provided such an easement is the only reasonable method by which a lot large enough to develop can be created: 1. Access easements shall be provided and maintained in accordance with the Uniform Fire Code Section 10.207; 2. Access shall be in accordance with Sections 18.705.030.H and 18.705.0301. FINDING The Applicant is not requesting any access easements for this project. Therefore, the criterion 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 in their relation to existing and planned streets, to topographic conditions, to public convenience and safety, and in their appropriate relation to the proposed use of the land to be served by such streets: 1. Street grades shall be approved by the City Engineer in accordance with Subsection M below; and 2. Where the location of a street is not shown in an approved street plan, the arrangement of streets in a development shall either: a. Provide for the continuation or appropriate projection of existing streets in the surrounding areas, or b. Conform to a plan adopted by the Commission, if it is impractical to conform to existing street patterns because of particular topographical or other existing conditions of the land. Such a plan shall be based on the type of land use to be served, the volume of traffic, the capacity of adjoining streets and the need for public convenience and safety. FINDING The proposed public street has been designed and will be built in full compliance with the • regulations applicable to the standards of this section. The future street plan included with this 57 • TROY PARK i SUBDIVISION APPLICATION • application demonstrates that the proposed streets provide for the continuation or projection of streets into the surrounding areas for future development. Therefore, the criterion is met. 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 and roadway widths shall not be less than the minimum width described below. Where a range is indicated, the width shall be determined by the decision-making authority based upon anticipated average daily traffic (ADT) on the new street segment. (The City Council may adopt by resolution, design standards for street construction and other public improvements. The design standards will provide guidance for determining improvement requirements within the specified ranges.) These are presented in Table 18.810.1. 1. The decision-making body shall make its decision about desired right-of-way width and pavement width of the various street types within the subdivision or development after consideration of the following: a. The type of road as set forth in the Comprehensive Plan Transportation Chapter-Functional Street Classification; b. Anticipated traffic generation; • c. On-street parking needs; d. Sidewalk and bikeway requirements; e. Requirements for placement of utilities; f Street lighting; g. Drainage and slope impacts; h. Street tree location; i. Planting and landscape areas; j. Safety and comfort for motorists, bicyclists, and pedestrians; k. Access needs for emergency vehicles. • 58 i TROY PARK SUBDIVISION APPLICATION • TABLE 18.810.1 Minimum Widths for Street Characteristics f. r Type of Street a i' -;-.L, e eo - tt 4 •0.4 d S d 3 h 6 'ii o Arterial 64'-128' Varies 2-7 12' N/A 6'(New Streets) 8'(Res.&Ind.Zones) 5' 12'13 (Refer to 5'-6'(Existing Streets) 10'(Comm.Zones) TSP) Collector 58'-96' Varies 2-5 11' N/A 6'(New Streets) 6'(Res.&Ind.Zones) (Refer to 5'-6'(Existing Streets) 8'(Comm.Zones) 5 12 TSP) Neighborhood 50'-58' 28'-36' 2 10' 8' 5'-6' 5'-6'01 Route 5' N/A Local.: Industrial/Commer 50' 36' 2 N/A 5'-6'(2) cial 5' N/A Local: Residential N/A III Under 1500 ADT 54 750°) 32/28'13 2 8'(both sides) N/A 5'-6'(2) Under 500 ADT 50'/46°) 28'24'13 2 8'(one side) N/A 5 Under 200 ADT 46'42'13 24/20'13 2 (No Parking) N/A Cul-de-sac bulbs 50' 42'radius N/A N/A N/A N/A in Industrial and radius Commercial zones Cul-de-sac bulbs 47' 40'radius N/A N/A N/A N/A N/A in Residential radius zones Alley: Residential 16' 16' N/A N/A N/A N/A N/A Alley: Business 20' 20' N/A N/A N/A N/A N/A (Ord 02-33) 1 Medians required for 5 and 7 lane roadways. They are optional for 3 lane roadways. 2 Sidewalk widths for these streets shall be 5 ft with landscape strip; 6 ft if against curb (if permitted in accordance with 18.810.070.C). 3 "Skinny Street"roadway widths are permitted where cross section and review criteria are met. Refer to corresponding cross sections (Figures 18.810.3, 18.810.4 and 18.810.5)for details and conditions. FINDING The interior public street within the Troy Park subdivision will be a local residential street generating 90 average daily trips allowing for the existing residence. This public street within • Troy Park will be constructed within a 54-foot right-of-way that includes; a 32-foot paved 59 • TROY PARK SUBDIVISION APPLICATION • section curb to curb,planter strip and 5-foot sidewalks on both sides of the street. Figure 18.810.2 Collector Sample Cross Sections (Ord. 02-33) 15,6.8' 5 5' .6'Bike, 1.1 1 1' 6 Bikel 5.5' ,.._6-8' .6 R/W 58'-62' 2 Lane 581-62'R/W Lam- " ' 16111111111016 4 ' 12'Median/ 5.5' 6'Bike, ........ 11' ._.._, Turn Lane 1 1' ___......ke,5.5 .6 8'....5 R/W 70'-74' 3 Lane 10'-74'R/W „oh ill XI •r 111111161.11 12'Median/ FS,, 6-8' 5.5' 6'Bike 11' 11' i Turn Lane 11' 11' 6'Bike, 5.5' 6-8' •5. R/W 5Lane 92=96'R/W • 60 S S TROY PARK SUBDIVISION APPLICATION 0 Figure 18.810.3 Neighborhood Routes Sample Cross Sections (Ord. 02-33) ) raitr...s.c mearharle, if- 5' ,5.5 0 28' 5.5' 5' t5 5: 5' 5.5',Q............................ 32' r j 5 5' i 5' ' RNV 50' R/W 54' No Parking on One Side With Parking on Both Sides •- , 41,1 '''''''"`I allims 36' '5 5.5' 6'BikeI 12' 12' 6'Bike 5 5' 5' I I RM 58' I With Bike Lanes/No Parking III 61 • TROY PARK • SUBDIVISION APPLICATION • Figure 18.810.4 Local Residential Streets - <1,500 vpd (Ord. 02-33) A. Standard(sample) B. Skinny Street Option (criteria) ,orokwoo, WIMPS J g 5 5 _.�. C _5.,5'._._1__. 32 5 , 15 5 5' ;�' RNV 54 r....... u r `....... ___. ____......_.. ..........._.. _----........ ......__.-- : 5s YrW `Png Travel Lane......PYiklnq^ » lortig (<1.14) 5. fignt+og 7. On-street Parking 5.4.5tdp w................................zap................_............., 5"5144 vak Agreement <1500 vpd * _ Right �__....50. •-• • If parking on both sides, block length not to exceed 600 feet Criteria: • Traffic Flow Plan must be submitted and approved. • Not appropriate for streets serving more than 1,000 vpd. • No parking permitted within 30 feet of an intersection. • Appropriate adjacent to single family detached development only. • 62 TROY PARK w SUBDIVISION APPLICATION • Figure 18.810.5 Local Residential Streets < 500 vpd (Ord. 02-33) A. Standard(sample) B. Skinny Street Option (criteria) cr) LIME 5 5' 5.5' 0 28 5 •5 , 5' 5 ®r R/W 50' r e,r 7„.5,,:n:.Harkin Trawl lam ,..,13.4%. Residential Local Street/Cul-de-sac 5 awaikytnn ................ g,'__._.............. 5r'47,4aw.,k One Side On-street Parking Peveme"` 46. <500 vpd kleka.of way. • Criteria: • Traffic Flow Plan must be submitted and approved. • Not appropriate for streets serving more than 500 vpd. • No parking permitted within 30 feet of an intersection. • Appropriate adjacent to single family detached development only. • Must provide a minimum of(1)off-street parking space for every 20 feet of restricted street frontage. • 63 • TROY PARK SUBDIVISION APPLICATION • Figure 18.810.6 Local Residential Street < 200 vpd (Ord.02-33) A. Standard(sample) B. Skinny Street Option (criteria) 5.5 5' 5 20 ram . 5+ 5 , 5.5' i 24' � Iq t PIanG y 51=k RNV 46' Cul-de-sac/Residential Local Street Ryn�ow•Y <200 vpd (No parking) Criteria: • • Must provide a minimum of(1)off-street parking space for every 20 feet of restricted street frontage. • No parking permitted within 30 feet of an intersection. F. Future street plan and extension of streets. 1. A future street plan shall: a. 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 other parcels within 530 feet surrounding and adjacent to the proposed land division. At the applicant's request, the City may prepare a future streets proposal. Costs of the City preparing a future streets proposal shall be reimbursed for the time involved. A street proposal may be modified when subsequent subdivision proposals are submitted. b. Idents existing or proposed bus routes,pullouts or other transit facilities, bicycle routes and pedestrian facilities on or within 530 feet of the site. • 64 TROY PARK SUBDIVISION APPLICATION FINDING A future street plan has been included with this application showing all existing streets and properties within 530 feet in the surrounding area, proposed streets within the Troy Park site, and the possible location of future streets for properties to the east. Properties to the south and west are fully developed to the R-7 standard. There are no existing or proposed bus routes, pullouts or other transit facilities, on or within 530 feet of the site. SW Bull Mountain Road is a bicycle route and bicycle lanes will be provided along the sites frontage. A sidewalk will also be constructed along the frontage of Bull Mountain Road. The sidewalk will connect to the existing sidewalk system on the west boundary with the Thornwood development. Seventeen feet of additional right of way dedication will allow for safer passage for those who choose to ride bicycles or walk along the frontage of Bull Mountain Road. 2. 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, and a. These extended streets or street stubs to adjoining properties are not considered to be culs- • de-sac since they are intended to continue as through streets at such time as the adjoining property is developed. b. 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. c. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub street in excess of 150 feet in length. FINDING Winterview Drive will be stubbed as public right-of-way for the property to the east allowing the opportunity for future development. A barricade will be constructed by the applicant at the end of the street that will not be removed until authorized by the City Engineer. A temporary turnaround has been designed within the Private Street Tract. All properties to the south and west are developed to the R-7 standard. Therefore, the criterion is met. • 65 0 TROY PARK • SUBDIVISION APPLICATION • G. Street spacing and access management. Refer to 18.705.030.H. 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. FINDING As shown on the plans, the applicant proposes to construct one new local public street on the Troy Park site that will align with SW Winterview Drive or the Thornwood development to the west in compliance with this section of the code. Therefore, this criterion is met. 2. All local , neighborhood routes and collector streets which abut a development site shall be III 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 considered 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. FINDING SW Winterview Drive is an existing public street that was stubbed to the sites western boundary at the time the Thornwood Subdivision was constructed. SW Winterview Dr will be extended to and through the Troy Park site and stub at the eastern boundary to allow future access for tax lot 1300 to the east. Therefore, this criterion is met. 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. 4. All developments should provide an internal network of connecting streets that provide short, direct travel routes and minimize travel distances within the development. III 66 i TROY PARK SUBDIVISION APPLICATION • FINDING The proposed street plan for the Troy Park subdivision, coupled with the future street plan for the surrounding property, provides for connectivity, short direct travel routes and minimal travel distances within the site. Direct access is provided to transit stops, commercial areas, parks and schools by linking the internal street proposed for the Troy Park subdivision to the surrounding street circulation system. I. Intersection angles. Streets shall be laid out so as to intersect at an angle as near to a right angle as practicable, except where topography requires a lesser angle, but in no case shall the angle be less than 75"unless there is special intersection design, and: 1. Streets shall have at least 25 feet of tangent adjacent to the right-of-way intersection unless topography requires a lesser distance; 2. Intersections which are not at right angles shall have a minimum corner radius of 20 feet along the right-of-way lines of the acute angle; and 3. Right-of-way lines at intersection with arterial streets shall have a corner radius of not less than 20 feet. • FINDING The proposed streets within Troy Park have been designed and will be built to meet the standards of this section of the Code by creating right-angle intersections. Therefore, the criterion is 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. FINDING As shown on the preliminary plat, an additional 17 foot right-of-way dedication will be granted to the public as right-of-way for SW Bull Mountain Road at plat recordation. Therefore, the criterion is met. K. Partial Street Improvements. Partial street improvements resulting in a pavement width of less than 20 feet; while generally not acceptable, may be approved where essential to reasonable development when in conformity with the other requirements of these regulations, and when it will be practical to require the improvement of the other half when the adjoining property developed. FINDING The Applicant is not proposing any partial street improvements on the Troy Park site and, as a • consequence, the requirements of this section of the Code do not apply to this land use review. 67 IN TROY PARK • SUBDIVISION APPLICATION • L. Culs-de-sacs. A cul-de-sac shall be no more than 200 feet long, shall not provide access to greater than 20 dwelling units, and shall only be used when environmental or topographical constraints, existing development pattern, or strict adherence to other standards in this code preclude street extension and through circulation: 1. All culs-de-sac 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 than 300 feet long, a lighted direct pathway to an adjacent street may be required to be provided and dedicated to the City. FINDING No cul-de-sacs are proposed or will be created as a result of this application; therefore this criterion does not apply. M. Street names. No street name shall be used which will duplicate or be confused with the names of • existing streets in Washington County, except for extensions of existing streets. Street names and numbers shall conform to the established pattern in the surrounding area and as approved by the City Engineer. FINDING All street names and street numbers will be chosen to conform to the standards of this section of the Code. The names will be included with the final construction plans and Final Plat for the Troy Park subdivision. N. Grades and curves. 1. 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. FINDING The proposed street has been designed and will be built to meet the adopted City standards. Street grades, profiles and centerline radii have been shown on the Preliminary Street Plan that • has been submitted with this application. No grade anywhere in the development exceeds 12%. Therefore, the criterion is met. 68 TROY PARK SUBDIVISION APPLICATION • 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. FINDING Concrete curbs, gutters and wheelchair ramps will be installed at the time streets are constructed in the Troy Park subdivision. The homebuilders will be responsible for the construction of curb cuts, driveway approaches and sidewalks within the public right-of-way abutting their lots. Review through the building permit process will insure that the homebuilders meet the standards of this section of the Code. Therefore, the criterion is met. P. Streets adjacent to railroad right-of-way. Wherever the proposed development contains or is • adjacent to a railroad right-of-way, provision shall be made for a street approximately parallel to and on each side of such right-of-way at a distance suitable for the appropriate use of the land. The distance shall be determined with due consideration at cross streets or the minimum distance required for approach grades and to provide sufficient depth to allow screen planting along the railroad right-of-way in nonindustrial areas. FINDING There are no railway right-of-ways within the immediate vicinity of the Troy Park site and, as a consequence, the requirements of this section of the Code do not apply to this land use review. Q. Access to arterials and major collectors. Where a development abuts or is traversed by an existing or proposed arterial or major collector street, the development design shall provide adequate protection for residential properties and shall separate residential access and through traffic, or if separation is not feasible, the design shall minimize the traffic conflicts. The design shall include any of the following: 1. A parallel access street along the arterial or major collector; 2. Lots of suitable depth abutting the arterial or major collector to provide adequate buffering with frontage along another street; 3. Screen planting at the rear or side property line to be contained in a nonaccess reservation along the arterial or major collector; or 4. Other treatment suitable to meet the objectives of this subsection; • 69 0 TROY PARK • SUBDIVISION APPLICATION • 5. If a lot has access to two streets with different classifications,primary access should be from the lower classification street. FINDING The site has frontage along Bull Mountain Road and SW Winterview Drive. Primary access is proposed onto Winterview Drive which has the lowest classification of both public street frontages. Therefore, this criterion has been met. R. Alleys,public or private. 1. Alleys shall be no less than 20 feet in width. In commercial and industrial districts, alleys shall be provided unless other permanent provisions for access to off-street parking and loading facilities are made. 2. While alley intersections and sharp changes in alignment shall be avoided, the corners of necessary alley intersections shall have a radius of not less than 12 feet. FINDING • No alleys are being proposed within the Troy Park subdivision and, as a consequence, the requirements of this section of the Code do not apply to this land use review. S. Survey monuments. Upon completion of a street improvement and prior to acceptance by the City, it shall be the responsibility of the developer's registered professional land surveyor to provide certification to the City that all boundary and interior monuments shall be reestablished and protected. FINDING Survey monuments will be established and protected as prescribed by the Code. Therefore, the criterion is met. 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 residential developments. III 70 TROY PARK SUBDIVISION APPLICATION • FINDING One private street Tract is proposed for the Troy Park subdivision. Tract A will serve lots 5-10 or a total of six lots. It has been designed to the standards established by the City Engineer. Maintenance agreements will be submitted for review and approval prior to final plat approval to ensure the continued maintenance of Tract A. Maintenance agreements will be recorded with the Final Plat. The private street proposed does not serve more than 6 dwelling units and therefore a Planned Development is not required or proposed with this application. U. Railroad crossings. Where an adjacent development results in a need to install or improve a railroad crossing, the cost for such improvements may be a condition of development approval, or another equitable means of cost distribution shall be determined by the public works Director and approved by the Commission. FINDING There are no railways in the immediate vicinity of the Troy Park site and, as a consequence, no railroad crossings are required. V. Street signs. The City shall install all street signs, relative to traffic control and street names, as III specified by the City Engineer for any development. The cost of signs shall be the responsibility of the developer. FINDING The Applicant agrees to bear the cost of the installation of all street signs required for the development of the Troy Park subdivision. Therefore, the criterion is met. W. Mailboxes. Joint mailbox facilities shall be provided in all residential developments, with each joint mailbox serving at least two dwelling units. 1. Joint mailbox structures shall be placed adjacent to roadway curbs; 2. Proposed locations of joint mailboxes shall be designated on a copy of the preliminary plat or development plan, and shall be approved by the City Engineer/US Post Office prior to final plan approval; and 3. Plans for the joint mailbox structures to be used shall be submitted for approval by the City Engineer/US Post Office prior to final approval. FINDING The mailbox locations and the structures will be submitted for approval prior to approval of the • Final Plat. Therefore, the criterion can and will be met. 71 e TROY PARK • SUBDIVISION APPLICATION • X. Traffic signals. The location of traffic signals shall be noted on approved street plans. Where a proposed street intersection will result in an immediate need for a traffic signal, a signal meeting approved specifications shall be installed. The cost shall be included as a condition of development. FINDING No traffic signals are required to serve the development of the Troy Park subdivision and, as a consequence, the requirements of this section of the Code do not apply to this land use review. Y. Street light standards. Street lights shall be installed in accordance with regulations adopted by the City's direction. FINDING The Applicant will install streetlights on proposed streets within the Troy Park subdivision in accordance with regulations adopted by the City. Therefore, the criterion is met. Z. Street name signs. Street name signs shall be installed at all street intersections. Stop signs and • other signs may be required. FINDING The Applicant agrees to bear the cost of the installation of all street signs required for the development of the Troy Park subdivision. Therefore, the criterion is met. AA.Street cross-sections. The final lift of asphalt concrete pavement shall be placed on all new constructed public roadways prior to final City acceptance of the roadway and within one year of the conditional acceptance of the roadway unless otherwise approved by the City Engineer. The final lift shall also be placed no later than when 90%of the structures in the new development are completed or three years from the commencement of initial construction of the development, whichever is less. 1. Sub-base and leveling course shall be of select crushed rock; 2. Surface material shall be of Class C or B asphaltic concrete; 3. The final lift shall be placed on all new construction roadways prior to City final acceptance of the roadway; however, not before 90% of the structures in the new development are completed unless three years have elapsed since initiation of construction in the development; 4. The final lift shall be Class C asphaltic concrete as defined by A.P.W.A. standard specifications; and 5. No lift shall be less than 1-1/2 inches in thickness. (Ord. 99-22) • 72 • TROY PARK SUBDIVISION APPLICATION • FINDING The street cross-section has been designed and will be built to the standards of this section of the Code. Therefore, the criterion is met. AB. Traffic calming. When, in the opinion of the City Engineer, the proposed development will create a negative traffic condition on existing neighborhood streets, such as excessive speeding, the developer may be required to provide traffic calming measures. These measures may be required within the development and/or offsite as deemed appropriate. As an alternative, the developer may be required to deposit funds with the City to help pay for traffic calming measures that become necessary once the development is occupied and the City Engineer determines that the additional traffic from the development has triggered the need for traffic calming measures. The City Engineer will determine the amount of funds required, and will collect said funds from the developer prior to the issuance of a certificate of occupancy, or in the case of subdivision,prior to the approval of the final plat. The funds will be held by the City for a period of five (5)years from the date of issuance of certificate of occupancy, or in the case of a subdivision, the date of final plat approval. Any funds not used by the City within the five-year time period will be refunded to the developer. • FINDING No traffic calming is proposed. Therefore, the criterion does not apply. • 73 TROY PARK SUBDIVISION APPLICATION • AC. Traffic study. 1. A traffic study shall be required for all new or expanded uses or developments under any of the following circumstances: a. when they generate a 10% or greater increase in existing traffic to high collision intersections identified by Washington County. b. Trip generations from development onto the City street at the point of access and the existing ADT fall within the following ranges: Existing ADT ADT to be added by development 0-3,000 vpd 2,000 vpd 3,001-6,000 vpd 1,000vpd >6,000 vpd 500 vpd or more c. If any of the following issues become evident to the City engineer: (1) High traffic volumes on the adjacent roadway that may affect movement into or out • of the site (2) Lack of existing left-turn lanes onto the adjacent roadway at the proposed access drive(s) (3) Inadequate horizontal or vertical sight distance at access points (4) The proximity of the proposed access to other existing drives or intersections is a potential hazard (5) The proposal requires a conditional use permit or involves a drive-through operation (6) The proposed development may result in excessive traffic volumes on adjacent local streets. 2. In addition, a traffic study may be required for all new or expanded uses or developments under any of the following circumstances: a. when the site is within 500 feet of an ODOT facility and/or b. trip generation from a development adds 300 or more vehicle trips per day to an ODOT facility and/or c. trip generation from a development adds 50 or more peak hour trips to an ODOT facility. (Ord. 02-33) FINDING A Traffic Study for the Troy Park Subdivision should not be required as the above described • circumstances are not applicable to this application. The Troy Park development will generate 74 • TROY PARK SUBDIVISION APPLICATION • 90 new daily vehicle trips allowing for the one existing residence on the site. Direct access to the site will not be located next to a high impact intersection; SW Winterview Drive will be aligned with the existing development to the west and located 250 feet to the east of Aspen Ridge Drive intersection which is controlled. The site is not located by an ODOT facility and adequate site distance will be available in all directions. 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. B. Sizes. 1. The perimeter of blocks formed by streets shall not exceed 2,000 feet measured along the centerline of the streets except: a. Where street location is precluded by natural topography, wetlands or other bodies of water, or pre-existing development; or b. For blocks adjacent to arterial streets, limited access highways, collectors or railroads. • c. For non-residential blocks in which internal public circulation provides equivalent access. FINDING No blocks are proposed with this application. Therefore, the criterion does not apply. 18.810.050 Easements A. Easements. Easements for sewers, drainage, water mains, electric lines or other public utilities shall be either dedicated or provided for in the deed restrictions, and where a development traversed by a watercourse, or drainageway, there shall be provided a storm water easement or drainage right-of- way conforming substantially with the lines of the watercourse. B. Utility easements. A property owner proposing a development shall make arrangements with the City, the applicable district and each utility franchise for the provision and dedication of utility easements necessary to provide full services to the development. The City's standard width for public main line utility easements shall be 15 feet unless otherwise specified by the utility company, applicable district, or City Engineer. FINDING All easements have been designed to meet the standards of this section of the Code and have been shown on the preliminary development plans that have been submitted with this application. The Applicant will continue to work with the City and applicable districts and • 75 • TROY PARK • SUBDIVISION APPLICATION • utility franchises with regard to the provision and dedication of all utility easements necessary to provide full services to the Troy Park subdivision. Therefore, the criterion is met. 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, and: 1. No lot shall contain part of an existing or proposed public right-of-way within its dimensions; 2. The depth of all lots shall not exceed 2-1/2 times the average width, unless the parcel is less than 1-1/2 times the minimum lot size of the applicable zoning district; 3. Depth and width of properties zoned for commercial and industrial purposes shall be adequate to provide for the off-street parking and service facilities required by the type of use proposed. FINDING The Troy Park site is zoned R-7, Medium-Density Residential District, and the Applicant is proposing to build 10 lots for single family homes on this 1.64-acre site. All of the lots meet the III average minimum lot width of 50 feet and the width to depth ratio requirement. No right-of-way is included in any lot. No lot depth is greater than 2.5 times its width. Therefore, the criterion is met. B. Lot frontage. Each lot shall abut upon a public or private street, other than an alley,for a width of at least 25 feet unless the lot is created through a minor land partition in which case Subsection 18.162.050 (C) applies, or unless the lot is for an attached single-family dwelling unit, in which case the lot frontage shall be at least 15 feet. FINDING As the Preliminary Plat indicates, all of the proposed lots contained within the Troy Park subdivision have more than 25 feet of frontage on a public street or private drive. Therefore, the criterion is met. C. Through lots. Through lots shall be avoided except where they are essential to provide separation of residential development from major traffic arterials or to overcome specific disadvantages of topography and orientation, and: 1. A planting buffer at least ten feet wide is required abutting the arterial rights-of-way; and 2. All through lots shall provide the required front yard setback on each street. FINDING • No through lots are proposed. Therefore, the criterion does not apply. 76 TROY PARK SUBDIVISION APPLICATION • 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. FINDING As the Preliminary Plat indicates, all side lot lines have been placed at right angles to the street upon which the lot fronts. E. Large lots. In dividing tracts into large lots or parcels which at some future time are likely to be redivided, the Commission may require that the lots be of such size and shape, and be so divided into building sites, and contain such site restrictions as will provide for the extension and opening of streets at intervals which will permit a subsequent division of any tract into lots or parcels of smaller size. The land division shall be denied if the proposed large development lot does not provide for the future division of the lots and future extension of public facilities. FINDING There are no lots within the Troy Park subdivision that could be redivided at a future date and, as a consequence, the requirements of this section of the Code do not apply to this land use review. • 18.810.070 Sidewalks A. Sidewalks. All industrial streets and private streets shall have sidewalks meeting City standards along at least one side of the street. All other streets shall have sidewalks meeting City standards along both sides of the street. A development may be approved if an adjoining street has sidewalks on the side adjoining the development, even if no sidewalk exists on the other side of the street B. Requirement of developers 1. As part of any development proposal, or change in use resulting in an additional 1,000 vehicle trips or more per day, an applicant shall be required to idents direct, safe (1.25 x the straight line distance) pedestrian routes within 1/2 mile of their site to all transit facilities and Neighborhood Activity Centers (schools,parks, libraries, etc.). In addition, the developer may be required to participate in the removal of any gaps in the pedestrian system off-site if justified by the development. 2. If there is an existing sidewalk, on the same side of the street as the development, within 300 feet of a development site in either direction, the sidewalk shall be extended from the site to meet the existing sidewalk, subject to rough proportionality (even if the sidewalk does not serve a neighborhood activity center). FINDING The interior public street within the Troy Park site will be a neighborhood street with 5-foot • 77 • TROY PARK SUBDIVISION APPLICATION • sidewalks along both sides of the street. Homebuilders will be required to construct the sidewalks that abut their lots prior to issuance of a certificate of occupancy for their homes. Therefore, the criterion is met. There are no transit facilities or Neighborhood Activity Centers within %2 mile of the Troy Park site and, as a consequence, the requirements of this section of the Code do not apply to this land use review. C. Planter strip requirements. A planter strip separation of at least five feet between the curb and the sidewalk shall be required in the design of streets, except where the following conditions exist: there is inadequate right-of-way; the curbside sidewalks already exist on predominant portions of the street; it would conflict with the utilities, there are significant natural features (large trees, water features, etc) that would be destroyed if the sidewalk were located as required, or where there are existing structures in close proximity to the street (15 feet or less)Additional consideration for exempting the planter strip requirement may be given on a case by case basis if a property abuts more than one street frontage. FINDING • The public street within Troy Park and along Bull Mountain Road will have 5.5-foot wide planter strips. This requirement has been met. 18.810.080 Public Use Areas A. Dedication requirements. 1. Where a proposed park,playground or other public use shown in a development plan adopted by the City is located in whole or in part in a subdivision, the Commission may require the dedication or reservation of such area within the subdivision, provided that the reservation or dedication is roughly proportional to the impact of the subdivision on the park system. 2. Where considered desirable by the Commission in accordance with adopted comprehensive plan policies, and where a development plan of the City does not indicate proposed public use areas, the Commission may require the dedication or reservation of areas within the subdivision or sites of a character, extent and location suitable for the development of parks or other public use, provided that the reservation or dedication is roughly proportional to the impact of the subdivision on the park system. B. Acquisition by public agency. If the developer is required to reserve land area for a park, playground, or other public use, such land shall be acquired by the appropriate public agency within 18 months following plat approval, at a price agreed upon prior to approval of the plat, or such reservation shall be released to the subdivider. (Ord. 99-22) • 78 • • TROY PARK SUBDIVISION APPLICATION • FINDING No public use areas are being proposed with this application and, as a consequence, no dedication or acquisition of these areas is required and the criterion does not apply. 18.810.090 Sanitary Sewers A. Sewers required. Sanitary sewers shall be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. B. Sewer plan approval. The City Engineer shall approve all sanitary sewer plans and proposed systems prior to issuance of development permits involving sewer service. C. Over-sizing. Proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. D. Permits denied. Development permits may be restricted by the Commission or Hearings Officer where a deficiency exists in the existing sewer system or portion thereof which cannot be rectified within the development and which if not rectified will result in a threat to public health or safety, 111 surcharging of existing mains, or violations of state or federal standards pertaining to operation of the sewage treatment system. FINDING As shown on the proposed plans, a sanitary sewer system has been designed to serve each lot within the Troy Park subdivision. This system will tie into the existing 8 inch line that is located in the SW Winterview Drive right-of-way. Therefore, the criterion is met. 18.810.100 Storm Drainage A. General provisions. The Director and City Engineer shall issue a development permit only where adequate provisions for storm water and flood water runoff have been made, and: 1. The storm water drainage system shall be separate and independent of any sanitary sewerage system; 2. Where possible, inlets shall be provided so surface water is not carried across any intersection or allowed to flood any street;and 3. Surface water drainage patterns shall be shown on every development proposal plan. FINDING As shown on the proposed plans, a stormwater drainage system has been designed to serve each • 79 0 TROY PARK • SUBDIVISION APPLICATION • lot within the Troy Park subdivision. Stormwater will be transported by pipe to a stormwater quality facility located in a swale in the Thornwood development. Stormwater will be discharged from the treatment facility into the downstream system that serves the area. The existing stormwater drainage system has adequate capacity to serve the proposed Troy Park subdivision. Therefore, the criterion is met. B. Easements. Where a development is traversed by a watercourse, drainageway, channel or stream, there shall be provided a storm water easement or drainage right-of-way conforming substantially with the lines of such watercourse and such further width as will be adequate for conveyance and maintenance. FINDING No watercourses, drainage ways, channels, or streams exist on the site. As a consequence, the requirements of this section of the Code do not apply to this land use review. C. Accommodation of upstream drainage. 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 III development, and: 1. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments). FINDING The drainage facility has been designed and sized accordingly. Therefore, the criterion is met. D. Effect on downstream drainage. Where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments). FINDING Whereas Troy Park is small in relationship to the downstream existing drainage, minimal impacts are anticipated. In the event the City Engineer determines the existing drainage will be overloaded, the applicant agrees to comply with the Director's recommendations. 1111 80 TROY PARK SUBDIVISION APPLICATION 18.810.110 Bikeways and Pedestrian Pathways A. Bikeway extension. 1. As a standard, bike lanes shall be required along all Arterial and Collector routes and where identified on the City's adopted bicycle plan in the Transportation System Plan (TSP). 2. 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 rights-of-way, provided such dedication is directly related to and roughly proportional to the impact of the development. 3. Any new street improvement project shall include bicycle lanes as required in this document and on the adopted bicycle plan. B. Cost of construction. Development permits issued for planned unit developments, conditional use permits, subdivisions and other developments which will principally benefit from such bikeways shall be conditioned to include the cost or construction of bikeway improvements in an amount roughly proportional to the impact of the development. C. Minimum width. 111111 1. Minimum width for bikeways within the roadway is five feet per bicycle travel lane. 2. Minimum width multi-use paths separated from the road is ten (10)feet. The width may be reduced to eight(8)feet if there are environmental or other constraints. 3. The minimum width for pedestrian only off-street paths is five (5)feet. 4. Design standards for bike and pedestrian-ways shall be determined by the City Engineer. (Ord. 02-33, Ord 99-22) FINDING SW Bull Mountain Road is a designated bikeway directly adjacent to the Troy Park subdivision. A five foot wide bike lane will be implemented in the design of the public improvements along Bull Mountain Road to insure adequate and safety along the frontage of the entire site for non- motorized vehicles. Therefore, the criterion has been met. 18.810.120 Utilities A. Underground utilities. All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, 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: 81 • TROY PARK • SUBDIVISION APPLICATION • 1. The developer shall make all necessary arrangements with the serving utility to provide the underground services; 2. The City reserves the right to approve location of all surface mounted facilities; 3. 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 4. Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. 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. FINDING IIIAll specified underground utilities have been designed to the standards established by this section of the Code. Exceptions to utility under-grounding including surface mounted transformers, surface mounted connection boxes and surface mounted meter boxes. Easements will be shown on the final development plans for all underground utility facilities and those plans will be submitted to the City Engineer for review and approval. Therefore, the criterion is met. 18.810.130 Cash or Bond Required A. Guarantee. All improvements installed by the developer shall be guaranteed as to workmanship and material for a period of one year following acceptance by the City Council. B. Cash deposit or bond. Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer. C. Compliance requirements. The cash or bond shall comply with the terms and conditions of Section 18.430.090. FINDING The Applicant will secure a bond for all improvements installed as part of the development of the Troy Park subdivision. This bond will comply with the terms and conditions of Section 18.430.090. Therefore, the criterion is met. 1111 82 • TROY • PARK SUBDIVISION APPLICATION • 18.810.140 Monuments A. Replacement required. Any monuments that are disturbed before all improvements are completed by the subdivider shall be replaced prior to final acceptance of the improvements. FINDING The Applicant will replace any monuments that have been disturbed prior to completion of all improvements for the Troy Park subdivision. Therefore, the criterion is met. 18.810.150 Installation Prerequisite A. Approval required. No public improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans have been approved by the City,permit fee paid, and permit issued. B. Permit fee. The permit fee is required to defray the cost and expenses incurred by the City for construction and other services in connection with the improvement. The permit fee shall be set by Council resolution. FINDING ID No public improvements will be undertaken on the Troy Park subdivision until plans have been approved by the City, permit fees have been paid and permits have been issued. Therefore, the criterion is met. 18.810.160 Installation Conformation A. Conformance required. In addition to other requirements, improvements installed by the developer either as a requirement of these regulations or at his own option, shall conform to the requirements of this chapter and to improvement standards and specifications followed by the City. B. Adopted installation standards. The Standard Specifications for Public Works Construction, Oregon Chapter A.P.W.A., and Design and Construction Standards for Sanitary and Surface Water Management(as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments) shall be a part of the City's adopted installation standard(s); other standards may also be required upon recommendation of the City Engineer. FINDING All improvements installed by the Applicant will conform to the requirements of this chapter and to improvement standards and specifications followed by the City. Therefore, the criterion is met. III 83 TROY PARK SUBDIVISION APPLICATION • 18.810.170 Plan Check A. Submittal requirements. Work shall not begin until construction plans and construction estimates have been submitted and checked for adequacy and approved by the City Engineer in writing. The developer can obtain detailed information about submittal requirements from the City Engineer. B. Compliance. All such plans shall be prepared in accordance with requirements of the City. FINDING Work will not commence on any improvements on the Troy Park site until construction plans and construction estimates have been submitted, checked for accuracy and approved by the City Engineer in writing. All plans will be prepared in accordance with requirements of the City. Therefore, the criterion is met. 18.810.180 Notice to City A. Commencement. Work shall not begin until the City has been notified in advance. • B. Resumption. If work is discontinued for any reason, it shall not be resumed until the City is notified. FINDING The City will be given notice before any work commences on the improvements for the Troy Park subdivision. Therefore, the criterion is met. 18.810.190 City Inspection A. Inspection of improvements. Improvements shall be constructed under the inspection and to the satisfaction of the City. The City may require changes in typical sections and details if unusual conditions arising during construction warrant such changes in the public interest. 84 • TROY PARK SUBDIVISION APPLICATION FINDING The Applicant understands and accepts that all improvements to the Troy Park site will be inspected by the City and must be built to the City's satisfaction and that unusual site conditions may force changes to construction plans, sections or details. Therefore, the criterion is met. 18.810.200 Engineer's Certification A. Written certification required. The developer's engineer shall provide written certification of a form provided by the City that all improvements, workmanship and materials are in accord with current and standard engineering and construction practices, and are of high grade,prior to City acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. FINDING The Applicant's engineer, Harris-McMonagle Associates, Inc., will provide the written documentation to certify that all improvements, workmanship and materials meet current and standard engineering and construction practices. This certification will be submitted for review and approval prior to the City's acceptance of the subdivision's improvements. Therefore, the • criterion is met. • 85 TROY PARK • SUBDIVISION APPLICATION • IMPACT STUDY IMPACT STUDY SANITARY SEWER SYSTEM A sanitary sewer system has been designed to serve each lot within the Troy Park subdivision. This system will tie into the existing 8 inch line that is located in the SW Winterview Drive right-of-way and from there into the existing sanitary sewer system. The existing sanitary sewer system has adequate capacity to serve the proposed Troy Park subdivision. STORMWATER SYSTEM A stormwater drainage system has been designed to serve each lot within the Troy Park subdivision. All Stormwater generated by the Troy Park development will flow to the Tualatin River and as a result detention is not required. Stormwater from the Troy Park site will be directed towards and treated within the existing stormwater Swale in Tract A of the Thornwood Subdivision. The existing swale within Tract A of the Thornwood subdivision has been adequately sized to handle additional impervious areas that will be created as a result of the development. The stormwater system has been designed to serve each lot within the Troy Park subdivision. A preliminary stormwater report has been included with this application verifying the existing system has adequate capacity to handle additional stormwater from the Troy Park development. III WATER SYSTEM The water system has been designed to serve each lot within the Troy Park subdivision. Water mains will be located within the right-of-way of the public and private streets and will be stubbed out to each lot. The water main within the site will be connected to existing main line located within the right-of-way of SW Winterview Drive. Water is available to the site with enough volume and pressure to accommodate the development of the Troy Park subdivision. During the development of the final construction drawings the water system will be analyzed to determine the need for a pressure reducing valve within the project boundaries. TRAFFIC SYSTEM Currently, access is provided to the Troy Park site via SW Bull Mountain Road. A non-access reserve strip will be recorded with the final plat to ensure that direct access will be allowed onto Bull Mountain Road. Residents will access the site via the extension of Winterview Drive. A future street plan has been included with this application showing all existing streets in the surrounding area, proposed streets within the Troy Park site and the possible location of future streets within 530 feet of the site. Streets have been extended in a logical fashion, providing access to all lots, circulation options within the neighborhood and connectivity throughout the study area. The existing circulation system has adequate capacity to serve the proposed Troy Park subdivision. IIII The street within the Troy Park subdivision will be a neighborhood street. It is proposed to be built within a 54-foot right-of-way, with a 32-foot wide paved section with parking on both sides 86 • • TROY PARK SUBDIVISION APPLICATION IMPACT STUDY • of the street, 0.5-foot curbs, 5.5-foot planter strips, and 5-foot sidewalks on both sides of the street as defined by Figure 18.810.4(B) of the Street Utility Improvement Standards. PARKS There are several schools and parks within five miles of the site. These facilities can provide playground equipment, sport courts and play fields. Together these facilities are capable of accommodating the recreational needs of the residents of Troy Park. NOISE There will be insignificant levels of noise generated from the Troy Park subdivision once the grading, infrastructure and home construction has been completed. The Applicant intends to conform to the noise regulations of the Tigard Municipal Code during the development of the lots and will limit construction to the timeframes established by the Code. It will be the responsibility of the homebuilders to adhere to the noise regulations once home construction begins. The Troy Park site is surrounded by detached single family homes with the same R-7 zoning. The proposed development represents a compatible use requiring no additional buffering or screening. III III 87 • i • TREE ASSESSMENT June 26, 2007 Goodlett/Marshall Bldg & Dev. Co. Phone: 503-297-1881 Attn: Mike Goodlett PO Box 91551 Portland, OR 97291 CC: Harris McMonagle, Steve Bloomquist Fax: 503-639-1232 RE: 12300 SW Bull Mt. Rd. Tigard, OR Condition of trees surveyed is indicated as being Very Good, Good, Fair, Poor, Very Poor or Dead. Trees rated as Very Good are prime specimens with no visible defects. Trees rated as good may have minor defects but are stable trees in good health. Trees rated as Fair usually contain at least one visible defect that may become more significant some time in the future. Poor trees contain at least one significant visible defect. The defect may be structural or cosmetic. They are usually displaying reduced vigor and may be candidates for removal. Trees rated as Very Poor contain significant defect are hazardous or near hazardous. They should be removed. Dead trees are dead and should be removed before decay • advances to the point that they become hazardous. ID# Common Name Specie DBH Condition Additional Comments 1955 Ponderosa Pine Pinus ponderosa 13 Fair 1956 Shore Pine Pinus contorta 10 Poor Borer infestation. Remove. 1957 Austrian Pine Pinus nigra 11 Fair 1958 Austrian Pine Pinus nigra 12 Fair 1959 Knobcone Pine Pinus attenuate 12 Fair 1960 Knobcone Pine Pinus attenuate 10 Fair 1961 Port Orford Cedar Chamaecyparis lawsoniana 13 Good 1962 Scotch Pine Pinus sylvestris 8 Fair 1963 Ponderosa Pine Pinus ponderosa 12 Fair 1964 Ponderosa Pine Pinus ponderosa 11 Good 1965 Shore Pine Pinus contorta 10 Poor Borer infestation. Remove 1966 Shore Pine Pinus contorta 7 Poor Borer infestation 1967 Ponderosa Pine Pinus ponderosa 11 Fair 1968 Scotch Pine Pinus sylvestris 12 Fair Multiple leaders at 15'above ground 1969 Ponderosa Pine Pinus ponderosa 11 Good 1970 Shore Pine Pinus contorta 7 Fair 1971 Scotch Pine Pinus sylvestris 14 Fair Multiple leaders at 15' above ground III • • D# Common Name Specie DBH Condition Additional Comments 1972 Scotch Pine Pinus sylvestris 14 Fair Multiple leaders at 8'above ground 1973 Shore Pine Pinus contorta 7 Fair 1974 Austrian Pine Pinus nigra 11 Fair 1975 Turkish Filbert Corylus colurna 13 Very poor 2 stems: 8, 10, major trunk cavities. Remove. 1976 Douglas Fir (Off Pseudotsuga menziesii 51 Good 2 stems: 23,46 Property) 1977 American Beech Fagus grandifolia 9 Good 1978 Douglas Fir Pseudotsuga menziesii 54 Good 1979 Apple Malus 7 Fair 1980 Apple Malus 19 Poor Topped, cavities. Remove. 1981 Cherry Prunus 39 Poor Measured at 1'above ground, dieback in crown. Remove. 1982 Cherry Prunus 37 Very poor 3 stems: 24,22,18, severe cavities in trunk, dieback in crown. Remove. 1983 Apple Malus 19 Very poor Severe cavities in trunk, dieback in crown. Remove. 1984 Pear Pyrus 49 Poor Dieback in crown, history of large limb failure, appears to be a very old pear, identification is not absolutely positive. Remove. 1985 Port Orford Cedar Chamaecyparis lawsoniana 14 Fair 1986 Scotch Pine Pinus sylvestris 15 Fair 1987 Incense Cedar Calocedrus decurrens 6 Good 1988 Plum Prunus 12 Poor 3 stems: 9,7,5, topped 1989Cornelian Cherry Cornus 13 Fair 5 stems: 6,6,4,6,7 ,990 Plum Prunus 12 Poor 40% dieback in crown. In decline. Remove 1991 Incense Cedar Calocedrus decurrens 7 Good Respectfully, Raymond Myer, General Manager Tree Care & Landscapes Unlimited, Inc. Certified Arborist by the International Society of Arboriculture, # PN-0160 Oregon Landscape Contractors Lic. #11604 Oregon Dept. of Agriculture, Commercial Pesticide Applicators License #77915 • S • HARRIS-McMONAGLE ASSOCIATES, INC. • ENGINEERS-SURVEYORS 12555 SW HALL BLVD TIGARD,OREGON 97223-6287 Tel.(503)639-3453-Fax (503)639-1232 PRELIMINARY STORM DRAINAGE REPORT July 10, 2007 Kim McMillan City of Tigard 13125 SW Hall Boulevard Tigard, Oregon 97223 Project: TROY PARK The proposed Troy Park subdivision is adjacent to the existing Thornwood subdivision. Troy Park is a ten lot single family detached home subdivision with a public street, private street, widening of • Bull Mountain Rd, curb, sidewalk, etc. Troy Park will be utilizing the storm drainage system of Thornwood, refer to the attached Thornwood storm drainage report for the capacity analysis for the Troy Park project. Also, attached is a revised water quality swale analysis to include the new impervious surface area created by Troy Park. The revised analysis shows the residence time of 9.7 minutes can be achieved in the current Thornwood water quality swale. The runoff from the Thornwood subdivision flows to the Tualatin River, and there are no apparent down stream deficiencies near the outfall therefore no storm water detention is proposed. Call me with any questions. Sincerely, Bradley S. Albert, P.E. Project Engineer PROJECT:THORNWOODOROY PARK • SUBJECT:WATER QUALITY SWALE ANALYSIS 7/2/2007 • REACHES Si, S2 & S3 CONTRIBUTING IMPERVIOUS AREA-(Subcatchments A-F&H-I) Lot improvements(Thornwood+Troy Park) 73,920 sq.ft. Street(Thornwood+Troy Park) 57,507 Total impervious area 131,427 sq.ft. 3.02 acres WATER DUALITY VOLUME Volume=(0.36 inches)x(total impervious area)= 3,943 cubic feet DESIGN FLOW-Co Qd=(volume)/(14,400 seconds(4 hrs))= 0.27 cfs REACH S-1 Slope Bottom Width Mannings Side Slopes Flow Depth (ft/ft) (ft) "n" h:v (ft) 0.013 10.00 0.18 4.00 0.12 SWALE HYDRAULICS Q Velocity Flow Area Wp R (cfs) (fps) (sq.ft.) (ft) (ft) 0.28 0.22 1.26 10.99 0.11 Ill Length 30 ft. Residence time 2.3 minutes REACH S-2 Slope Bottom Width Mannings Side Slopes Flow Depth (ft/ft) (ft) "n" h:v (ft) 0.018 11.00 0.18 4.00 0.10 SWALE HYDRAULICS Q Velocity Flow Area Wp R (cfs) (fps) (sq.ft.) (ft) (ft) 0.27 0.23 1.14 11.82 0.10 Length 54.1 ft. Residence time 3.9 minutes REACH S-3 Slope Bottom Width Mannings Side Slopes Flow Depth (ft/ft) (ft) "n" h:v (ft) 0.016 10.00 0.18 4.00 0.11 SWALE HYDRAULICS Q Velocity Flow Area Wp R (cfs) (fps) (sq.ft.) (ft) (ft) 0.27 0.23 1.15 10.91 0.11 • Length 50.1 ft. Residence time 3.6 minutes TOTAL RESIDENCE TIME-REACHES S-1,S-2&S-3 9.7 minutes • • THORNWOOD SUBDIVISION City of Tigard File No:SUB 2000-00006//SLR 2000-00019 STORM DRAINAGE REPORT ENGINEER/SURVEYOR • Harris-McMonagle Associates Inc. 12555 SW Hall Boulevard Tigard, Oregon 97223 639-3453 N g^ .GYM. J0A A 'e,M � Sd• l�" (/3'/z ova • February 18, 2002 • ! 1 , i• THORNWOOD DRAINAGE REPORT i TABLE OF CONTENTS Pages LOCATION 1 EXISTING CONDITIONS 1 PROPOSED DEVELOPMENT 1 PROPOSED STORM DRAINAGE SYSTEM 1 DOWNSTREAM CONDITIONS 2 WATER QUALITY 3 CONCLUSION 4 • SCS RUNOFF CURVE NUMBERS 5 STORM SEWER DESIGN SUMMARY 6 DRAINAGE DIAGRAM—STORM 7 SUBCATCHMENT RUNOFF SUMMARIES 8-17 REACH(PIPE RUN) SUMMARIES 18-19 DOWNSTREAM CULVERT ANALYSIS 20-23 DRAINAGE DIAGRAM—WATER QUALITY 24 IMPERVIOUS SURFACE SUMMARY 25 WAFER QUALITY DESIGN SUMMARIES 26-28 DRAINAGE BASIN PLAN 29 WATER QUALITY SWALE PLAN 30 • • ' 1 THORNWOOD STORM DRAINAGE REPORT • LOCATION The 11.4-acre site is on the south side of SW Bull Mountain Road, Tigard,Washington County, Oregon. The address of one of the residences on the site is 12400 SW Bull Mountain Road. The site is shown on Washington County Tax Map 2S 1 10BC as Tax Lots 1000, 1100, and 1200. The east terminus of SW Winterview Drive is on the west boundary line of the site. EXISTING CONDITIONS Topography Topographic grades range between approximately 10 and 30 percent. A deeply incised intermittent drainage course runs southeasterly across the southeast corner of the site. The site contains two residences, out buildings,tennis court, swimming pool, and driveways. Vegetation consists largely of grass, small orchards and a scattering of deciduous and evergreen trees. Blackberry bushes are dense in the lower portion of the drainage course and along the south property line. Storm Drainage • The entire site drains to the drainage course in the southwest portion of he site. This drainage course flows southerly to Beef Bend Road then into King City where it flows into the golf course irrigation ponds thence on south to the Tualatin River. There is a small amount of offsite drainage from Bull Mountain Road that sheet flows through the site. PROPOSED DEVELOPMENT The proposal is to subdivide the site into 59 single-family lots. This will entail the construction of subdivision improvements, streets, sanitary and storm sewers, waterworks, electrical utilities and such appurtenant facilities as required for a full service subdivision. Please refer to the Thornwood Subdivision Improvement Plans that are bound separately. PROPOSED STORM DRAINAGE SYSTEM As shown on the Drainage Basin Plan,page 25,the proposed storm drainage system will discharge into the existing drainage course at three locations. The Bull Mountain Road drainage across the frontage of the site will be collected and pipe stub-outs will be provided in two locations at the east boundary for future extensions. Design Flows Hydrocad, software developed by Applied Microcomputer Systems,was used to compute the drainage • hydrographs for each sub-basin and peak flow rates for each reach in the storm sewer system. This was done using the Santa Barbara Urban Hydrograph Method with Type IA rainfall distribution and 24-hour rainfall amount of 3.90 inches, a 25 year storm event. • • 2 SCS Curve Numbers Runoff curve numbers are from the King County Surface Water Design Manual(1993), Table 3.5.2B (SCS Table). A copy of this table is enclosed. (Page 5) The SCS Soil Survey of Washington County(map 47) indicates the site is comprised of soil types 11B and 11C, which are Cornelius and Kinton, silt loams and are in hydrologic group"C". For the impervious surfaces such as streets and roofs the SCS Table(page 5)provides a CN of 98. For the pervious portion of the site the ground cover and hydrologic classification of the soil determine the SCS curve numbers. The ground cover chosen was lawns and landscaping with 75%grass cover. From the SCS Table(page 5)a curve number of 86 is obtained for hydrologic soil group C. Time of Concentration The time of concentration calculations for each subcatchment are shown on the hydrograph summary sheets, pages 8-17. Developed Site Peak Flows • The Drainage Diagram,page 7, shows the routing used in calculating the runoff for the selected storms. The peak flows for each subcatchment are shown on the hydrograph summary sheet for each subcatchment, pages 8-17. Storm Sewer Design The Storm Sewer Design Summary, page 6, contains the pertinent design data for the system. The design flows are the peak rates for each reach(pipe run). These are summarized on pages 18 and 19. Mannings equation is used for pipe sizing. When the Q/Qf ratio is less than 1, the pipe is at less than capacity for the 25-year storm event. It was assumed that all of the hard surface lot improvements in each sub-basin drained into the upper end of each reach. DOWNSTREAM CONDITIONS The channel between the site and Beef Bend Road, a length of approximately 1,400 feet is relatively deep and well defined. Approximately 300 feet downstream of the site a culvert under SW Autumnview Street in the Turnagain Heights Subdivision. This 24-inch culvert was constructed as part of the Turnagain Heights • subdivision improvements and was sized to accommodate a fully developed upstream basin. 3 The 36-inch culvert at Beef Bend Road was constructed as part of the MIS 1'JP improvements to the road. This culvert was also sized to accommodate a fully developed upstream basin. An analysis was run on each culvert to confirm that they will accommodate runoff from a fully developed basin. This was done for a 100 year storm event. See pages 20-23. WATER QUALITY The storm water runoff from the impervious surfaces will be routed through a water quality swale in the bottom of the upper end of the intermittent drainage course near the west line. Please refer to the Drainage Diagram for Water quality, page 24 and the Water Quality Swale Plan, page 30. A summary of the impervious areas is contained on page 25. Discharge into the swale will be at three locations. From the start of a water quality storm event, flows reach each of the outfalls in the swale within a minute a minute of each other. This means that the reaches between each outfall can be treated as an individual swale for the water quality flows entering the upstream end. The outfalls for the B-Line and C-Line(reaches R5 &R11)are into swale reach Sl, swale station 4+50. Outfall for D-Line(reach R16)is into swale reach S3R at swale station 2+76. The E-Line outfall(reach R25)is into Swale reach S6 at swale station 1+20. For the discharge into reach S1 the available length of swale for water treatment is 135 feet. This provides an 11.2 minute residence time. For the discharge into reach S3R the available length of swale for water treatment is 123 feet. This provides a 10.3-minute residence time. • Due to constraints posed by existing wetlands the maximum swale length that can be developed downstream from the outfall of E-Line(Reach R25)is 77 feet. This provides a residence time of 6 minutes. Even though the residence time is only 6 minutes for the discharge into reach S6, the overall residence time of the total water quality volume for the project is in excess of the required 9 minutes as shown below. LOCATION WATER QUALITY RESIDENCE VOLUME TIME cubic feet minutes Reach S1 2,757 11.2 Reach S3R 2,395 10.3 Reach Si 2,861 6.0 Total 8,013 This provides a composite residence time of 9.1 minutes. In addition to the residence time between each outfall,the total residence times for the flows entering at S1 and S3R are well in excess of the 9 minutes. Flows entering the swale at Si will flow through a total of 335 feet of treatment swale,which will take approximately 27 minutes. Flows entering at S3R will travel 200 feet taking approximately 16 minutes. •Using these times one arrives at a composite residence time for the total volume of water quality flow of 16 minutes. • S 4 CONCLUSION The storm sewer piping system proposed to be constructed,as a part of the Thornwood subdivision improvements is adequate to convey the 25-year storm flows from the site and for a future development to the east. The drainage course between the site and Beef Bend road, approximately 1,400 feet is adequate to accommodate the 25-year storm flows from the subdivision. The swale together with the extensive buffer enhancement being provided will result in a proficient neighborhood water quality system. • • C i • c KING COUNTY, VASHINGTON, SURFACE WATER DESIGN MANUAL TABLE 3.5.2B SCS WESTERN WASHINGTON RUNOFF CURVE NUMBERS .0 - . . SCS WESTERN WASHINGTON RUNOFF CURVE NUMBERS (Published by SCS in 1982) Runoff curve numbers for selected agricultural, suburban and urban land use for Type 1A I rainfall distribution, 24-hour storm duration. CURVE NUMBERS BY HYDROLOGIC SOIL GROUP LAND USE DESCRIPTION AB CD Cultivated Iand(1): winter condition 86 91 94 95 _ I — Mountain open areas: low growing brush and grasslands 74 82 89 92 • Meadow or pasture: 65 78 85 89 Wood or forest land: undisturbed or older second growth 42 64 76 81 Wood or forest land: young second growth or brush 55 72 81 86 Orchard: with cover crop 81 88 92 94 I Open spaces, lawns, parks, golf courses, cemeteries, landscaping. good condition: grass cover on 75% or more of the area 68 80 86 90 fair condition: grass cover on 50% to 75% of the area 77 85 $0 92 Gravel roads and parking lots 76 85 89 91 IIIDirt roads and parking lots 72 82 87 89 Impervious surfaces, pavement, roofs, etc. 98 98 98 98 Open water bodies: lakes, wetlands, ponds, etc. 100 100 100 100 • Single Family Residential (2) Dwelling Unit/Gross Acre % Impervious (3) 1.0 DU/GA 15 Separate curve number 1.5 DU/GA 20 shall be selected 2.0 DU/GA 25 for pervious and • 2.5 DU/GA 30 impervious portion 3.0 DU/GA 34 of the site or basin 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 Planned unit developments, % impervious ' condominiums, apartments, must be computed commercial business and industrial areas. (1) For a more detailed description of agricultural land use curve numbers refer to National Engineering Handbook, Section 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. 35.2-3 11/92 . 6 STORM SEWER DESIGN SUMMA THORNWOOD 02/1 1/02 • jrh NOTE: Pipe capacities are calculated using the Manning equation with tl 0.013 Design flows are from the SBUH-24 hour rainfall=3.90 inches Storm frequency 25 year DATA DESIGN DESIGN DESIGN FLOW VELOCITY DESIGN LENGTH DIA. SLOPE CAPACITY VELOCITY @ REACH FLOW (FULL PIPE) (FULL PIPE) CAPACITY Q/Qr STRUCT TO STRUCT NO. Q L D S Qr Vr Q/Qr V upper lower cfs feet inches ft/ft cfs fps ratio fps CB A-1 MH C-3 R1 0.08 83 12 0.0094 3.45 4.40 0.02 1.8 NIH C-3 MH C-2 R3 0.47 144 12 0.0104 3.63 4.63 0.13 3.2 MH C-2 MH C-1 R4 3.05 131 12 0.0130 4.06 5.17 0.75 5.7 MH C-1 OUTFALL R5 3.17 127 12 0.1002 11.28 14.36 0.28 12.3 CB A-2 MH A-1 R2 0.26 56 12 0.0466 7.69 9.79 0.03 4.4 MH C-2-2 MH C-2-1 R6 2.60 309 12 0.0848 10.38 13.21 0.25 11.0 MH C-2-1 MH C-2 R7 2.60 40 12 0.0200 5.04 6.42 0.52 6.4 CB B-2 CB B-1 R8 0.12 30 12 0.0100 3.56 4.54 0.03 2.0 IIICB B-1 MH B-2 R9 0.49 34 12 0.0230 5.40 6.88 0.09 4.2 MH B-2 MH B-1 R10 0.49 125 12 0.0271 5.87 7.47 0.08 4.5 MH B-1 OUTFALL R11 0.49 38 12 0.1825 15.22 19.38 0.03 8.7 MH D-5 MH D-4 R12 1.73 176 12 0.0091 3.40 4.33 0.51 4.33 MH D-4 MH D-3 R13 1.73 168 12 0.0358 6.74 8.58 0.26 7.13 MH D-3 MH D-2 R14 1.73 97 12 0.1078 11.70 14.89 0.15 10.44 MH D-2 CB D-1 R15 3.16 62 12 0.0209 5.15 6.56 0.61 6.86 CB D-1 OUTFALL R16 3.69 114 12 0.2632 18.28 23.27 0.20 18.06 CB D-4 CB D-3 R18 0.46 35 12 0.0590 8.65 11.02 0.05 5.69 CB D-3 MH D-2 R19 1.21 24 12 0.0118 3.87 4.93 0.31 4.33 CB D-2 MH D-2 R20 0.23 10 12 0.0470 7.72 9.83 L 0.03 4.19 E2 Line MH E-4 R21 0.36 100 8 0.0100 1.21 3.46 0.30 3.00 MH E-4 MH E-3 R22 1.57 264 12 0.0064 2.85 3.63 0.55 3.69 MH E-3 MH E-2 R23 2.29 116 12 0.0095 3.47 4.42 0.66 4.71 Ili MH E-2 MN E-1 R24 2.29 41 12 0.0244 5.57 7.09 0.41 6.69 MN E-1 OUTFALL R25 2.68 137 12 0.2447 17.62 22.44 0.15 16.08 El LINE MH E-2 R26 0.28 51 6 0.0529 1.29 6.57 0.22 5.19 • • _ ____ _ ___ _ __. - _ O I',, n RI ---D R3 4-1 R21 O07 11\TCD aNN 4._______„_____,.,... ...,________. ...--- ----C) � 1R8 1 0 R4 4."'-1 R71 4 RB 1R101 µ 41R91 4, ,_, \ F 6 CQ 110 / R5 (J�) Rill St L! K-1 ( � ) S1R 8 ,,v 11,081 /'�1 321 O 0 ?J (LMJ) `vR19 l �f F-;1 t–/ V/ 1�1 4____---1R781 4— R15 vv Q 1R131 a 1R 121 1S41 0 R20 4-----______________O 0 S4R 4----0 S 715 0 /� O • III 35R / CL R25 0 R21 V lel R U V FR, I�41 �, 0 I 0,.._.--4 R23 4 lel S7v 0 v S7R Drainage Diagram for THORNWOOD STORM RUNOFF \Subcay Reach on. til Prepared by Harris McMonagle Associates 2/15/02 1 y HydroCADO 6.00 s/n 001146 © 1986-2001 Applied Micrnrmmntt+or C',,4......_ • THORNWOOD STORM RU FF Type IA 24-hr Rainfall=3.90 inches 25 YEAR STORM EVENT Prepared by Harris McMonagle Associates Page 8 HydroCADB 6.00 s/n 001146 ©1986-2001 Applied Microcomputer Systems 2/15/02 I Subcatchment A: Runoff = 0.08 cfs @ 7.90 hrs, Volume= 0.026 af Runoff by SBUH method,Time Span=0.00-24.00 hrs, dt=0.05 hrs Type IA 24-hr Rainfall=3.90" Area(sf) CN Description 3,583 98 Street 121 86 Landscaping 3,704 98 Weighted Average Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 5.0 Direct Entry, Subcatchment AA: Future drainage to R6 Runoff = 1.11 cfs @ 8.00 hrs, Volume= 0.402 af Runoff by SBUH method, Time Span= 0.00-24.00 hrs,dt=0.05 hrs Type IA 24-hr Rainfall=3.90" Area (sf) CN Description S70,000 92 Future subdivision Tc Length Slope Velocity Capacity Description (min) (feel) (ft/ft) (ft/sec) (cfs) 15.0 Direct Entry, Subcatchment AB: Future drainage to R12 Runoff = 1.27 cfs @ 8.00 hrs, Volume= 0.460 af Runoff by SBUH method, Time Span=0.00-24.00 hrs, dt= 0.05 hrs Type IA 24-hr Rainfall=3.90" Area(sf) CN Description 80,000 92 Future subdivision Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 15.0 Direct Entry, Subcatchment B: Runoff = 0.26 cfs @ 7.90 hrs, Volume= 0.085 af • Runoff by SBUH method,Time Span=0.00-24.00 hrs, dt=0.05 hrs Type IA 24-hr Rainfall=3.90" • THORNWOOD STORM RUNOFF Type IA 24-hr Rainfall=3.90 inches 25 YEAR STORM EVENT Prepared by Harris McMonagle Associates Page 9 HydroCAD®6.00 s/n 001146 ©1986-2001 Applied Microcomputer Systems 2/15/02 • Area (sf) CN Description 11,921 98 Street&sidewalk 278 86 Landscaping 12,199 98 Weighted Average Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 5.0 Direct Entry, Subcatchment C: Runoff = 0.05 cfs @ 7.90 hrs, Volume= 0.016 af Runoff by SBUH method,Time Span=0.00-24.00 hrs, dt=0.05 hrs Type IA 24-hr Rainfall=3.90" Area(sf) CN Description 2,350 98 Streets 6 86 Landscaping 2,356 98 Weighted Average Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) Aft 5.0 Direct Entry, Subcatchment D: Runoff = 0.08 cfs @ 7.90 hrs, Volume= 0.027 af Runoff by SBUH method, Time Span=0.00-24.00 hrs, dt= 0.05 hrs Type IA 24-hr Rainfall=3.90" Area (sf) CN Description 3,847 98 Streets 57 86 Landscaping 3,904 98 Weighted Average Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 5.0 Direct Entry, Subcatchment E: Drainage to R6 Runoff = 1.08 cfs @ 7.93 hrs, Volume= 0.349 af Runoff by SBUH method,Time Span=0.00-24.00 hrs, dt= 0.05 hrs Type IA 24-hr Rainfall=3.90" • • THORNWOOD STORM RUNOFF Type /A 24-hr Rainfall=3.90 inches 25 YEAR STORM EVENT Prepared by Harris McMonagle Associates Page 10 HydroCAD®6.00 s/n 001146 ©1986-2001 Applied Microcomputer Systems 2/15/02 Area (sf) CN Description 18,480 98 Lot impvts (7 @ 2,640) 8,555 98 Streets 35,513 86 Lawns&landscaping 62,548 91 Weighted Average Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 5.0 Direct Entry, Subcatchment F: Drainage to R6 Runoff = 0.42 cfs @ 7.90 hrs, Volume= 0.139 af Runoff by SBUH method,Time Span=0.00-24.00 hrs, dt= 0.05 hrs Type IA 24-hr Rainfall=3.90" Area(sf) CN Description 13,200 98 Lot impvts(5 @ 2,640) 6,688 98 Streets 19,888 98 Weighted Average Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) • 5.0 Direct Entry, Subcatchment G: Drainage to R18 Runoff = 0.17 cfs@ 8.01 hrs, Volume= 0.065 af Runoff by SBUH method,Time Span=0.00-24.00 hrs, dt=0.05 hrs Type IA 24-hr Rainfall=3.90" Area (sf) CN Description 13,882 86 Lawns @ landscaping Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 14.0 300 0.1000 0.4 Sheet Flow, Backyards of 10-15 Grass: Short n=0.150 P2=2.50" Subcatchment H: Drainage to R9 Runoff = 0.29 cfs @ 7.91 hrs, Volume= 0.093 of Runoff by SBUH method, Time Span=0.00-24.00 hrs, dt=0.05 hrs Type IA 24-hr Rainfall=3.90" • THORNWOOD STORM RUNOFF Type IA 24-hr = • yp Rainfall 3.90 inches 25 YEAR STORM EVENT Prepared by Harris McMonagle Associates Page 11 HydroCAD®6.00 s/n 001146 ©1986-2001 Applied Microcomputer Systems 2/15/02 • Area (sf) CN Description 5,280 98 Lot impvts (2 @2,640) 5,728 98 Streets 3,612 86 Lawns @ landscaping 14,620 95 Weighted Average Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 5.0 Direct Entry, Subcatchment I: Drainage to R8 Runoff = 0.12 cfs @ 7.92 hrs, Volume= 0.040 af Runoff by SBUH method, Time Span= 0.00-24.00 hrs, dt=0.05 hrs Type IA 24-hr Rainfall=3.90" Area (sf) CN Description 2,640 98 Lot impvts(1 @ 2,640) 791 98 Streets 3,466 86 Lawns @ landscaping 6,897 92 Weighted Average • Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 5.0 Direct Entry, Subcatchment J: Drainage to R9 Runoff = 0.07 cfs @ 7.90 hrs, Volume= 0.025 af Runoff by SBUH method,Time Span=0.00-24.00 hrs,dt=0.05 hrs Type IA 24-hr Rainfall=3.90" Area (sf) CN Description 2,640 98 Lot impvts (1 @ 2,640) 924 98 Streets 3,564 98 Weighted Average Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 5.0 Direct Entry, Subcatchment K: Drainage to R16 Runoff = 0.38 cfs @ 7.90 hrs, Volume= 0.126 af • Runoff by SBUH method, Time Span=0.00-24.00 hrs, dt= 0.05 hrs Type IA 24-hr Rainfall=3.90" • THORNWOOD STORM RUNOFF Type IA 24-hr Rainfall=3.90 inches 25 YEAR STORM EVENT Prepared by Harris McMonagle Associates Page 12 HydroCAD®6.00 s/n 001146 ©1986-2001 Applied Microcomputer Systems 2/15/02 I•• Area (sf) CN Description 10,560 98 Lot impvts(4 @ 2640) 6,212 98 Streets 1,810 86 Lawns&landscaping 18,582 97 Weighted Average Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 5.0 Direct Entry, Subcatchment K-1: Drainage to R5 Runoff = 0.11 cfs @ 7.90 hrs, Volume= 0.037 af Runoff by SBUH method,Time Span= 0.00-24.00 hrs, dt=0.05 hrs Type IA 24-hr Rainfall=3.90" Area (sf) CN Description 5,280 98 Lot impvts (2 @ 2,640) Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 5.0 Direct Entry, Subcatchment K-2: Drainage to R16 Runoff = 0.17 cfs @ 7.80 hrs, Volume= 0.056 af Runoff by SBUH method,Time Span=0.00-24.00 hrs, dt=0.05 hrs Type IA 24-hr Rainfall=3.90" Area (sf) CN Description 7,920 98 Lot impvts(3 @2,640)) Subcatchment L: Drainage to R18 Runoff = 0.28 cfs @ 7.95 hrs, Volume= 0.092 af Runoff by SBUH method,Time Span=0.00-24.00 hrs, dt= 0.05 hrs Type IA 24-hr Rainfall=3.90" Area (sf) CN Description 2,640 98 Lot impvts (1 @ 2,640) 6,425 98 Streets 6,402 86 Lawns& landscaping 15,467 93 Weighted Average Tc Length Slope Velocity Capacity Description • (min) (feet) (ft/ft) (ft/sec) (cfs) 7.0 Direct Entry, • i THORNWOOD STORM RUNOFF Type IA 24-hr Rainfall=3.90 inches 25 YEAR STORM EVENT Prepared by Harris McMonagle Associates Page 13 HydroCAD®6.00 s/n 001146 ©1986-2001 Applied Microcomputer Systems 2/15/02 • Subcatchment M: Drainage to R19 Runoff = 0.75 cfs @ 7.97 hrs, Volume= 0.247 af Runoff by SBUH method,Time Span= 0.00-24.00 hrs, dt=0.05 hrs Type IA 24-hr Rainfall=3.90" Area (sf) CN Description 8,501 98 Streets 15,840 98 Lot impvts (6 @ 2,640) 17,210 86 Lawns&landscaping 41,551 93 Weighted Average Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 8.0 Direct Entry, Subcatchment N: Drainage to R20 Runoff = 0.23 cfs @ 7.92 hrs, Volume= 0.074 af Runoff by SBUH method, Time Span=0.00-24.00 hrs,dt=0.05 hrs Type IA 24-hr Rainfall=3.90" Area (sf) CN Description 6,755 98 Streets 6,072 86 Lawns&landscaping 12,827 92 Weighted Average Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 5.0 Direct Entry, Subcatchment 0: Drainage to R12 Runoff = 0.35 cfs @ 7.94 hrs, Volume= 0.114 af Runoff by SBUH method, Time Span= 0.00-24.00 hrs, dt=0.05 hrs Type IA 24-hr Rainfall=3.90" Area(sf) CN Description 7,920 98 Lot impvts(3 @ 2,640) 3,532 98 Streets 7,614 86 Lawns& landscaping 19,066 93 Weighted Average i I • THORNWOOD STORM RU OFF Type IA 24-hr Rainfall=3.90 inches 25 YEAR STORM EVENT Prepared by Harris McMonagle Associates Page 14 HydroCAD®6.00 sin 001146 ©1986-2001 Applied Microcomputer Systems 2/15/02 410 Tc Length Slope Velocity Capacity Description , (min) (feet) (ft/ft) (ft/sec) (cfs) 5.2 90 0.1100 0.3 Sheet Flow, Backyard to street Grass: Short n= 0.150 P2=2.50" 0.9 150 0.0200 2.9 Shallow Concentrated Flow, Street flow Paved Kv=20.3 fps 6.1 240 Total Subcatchment P: Drainage to R12 Runoff = 0.13 cfs @ 7.92 hrs, Volume= 0.041 af Runoff by SBUH method, Time Span= 0.00-24.00 hrs, dt=0.05 hrs Type IA 24-hr Rainfall=3.90" Area (sf) CN Description 3,529 98 Street 3,621 86 Lawns&landscaping 7,150 92 Weighted Average Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 5.0 Direct Entry, • Subcatchment Q: Drainage to R29 Runoff = 0.44 cfs @ 7.92 hrs, Volume= 0.142 af Runoff by SBUH method,Time Span=0.00-24.00 hrs, dt=0.05 hrs Type IA 24-hr Rainfall=3.90" Area (sf) CN Description 5,280 98 Lot impvts(2 @ 2,640) 6,968 98 Streets 12,337 86 Lawns&landscaping 24,585 92 Weighted Average Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 5.0 Direct Entry, Subcatchment Q-1: Drainage to R25 Runoff = 0.11 cfs @ 7.80 hrs, Volume= 0.037 af Runoff by SBUH method,Time Span=0.00-24.00 hrs, dt= 0.05 hrs Type IA 24-hr Rainfall=3.90" • Area (sf) CN Description 5,280 98 Lot impvts (2 @ 2,640) f I THORNWOOD STORM RU OFF Type IA 24-hr Rainfall=3.90 inches 25 YEAR STORM EVENT Prepared by Harris McMonagle Associates Page 15 HydroCAD®6.00 s/n 001146 ©1986-2001 Applied Microcomputer Systems 2/15/02 Subcatchment R: Drainage to R28 Runoff = 0.29 cfs @ 7.91 hrs, Volume= 0.093 af Runoff by SBUH method,Time Span=0.00-24.00 hrs, dt=0.05 hrs Type IA 24-hr Rainfall=3.90" Area (sf) CN Description 2,640 98 Lot impvts(1 @ 2,640) 7,157 98 Streets 5,335 86 Lawns&landscaping 15,132 94 Weighted Average Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 5.0 Direct Entry, Subcatchment S: Drainage to R26 Runoff = 0.28 cfs @ 7.96 hrs, Volume= 0.091 af Runoff by SBUH method,Time Span= 0.00-24.00 hrs, dt= 0.05 hrs Type IA 24-hr Rainfall=3.90" • Area (sf) CN Description 7,920 98 Lot impvts (3 @ 2,640) 7,817 86 Lawns&landscaping 15,737 92 Weighted Average Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 7.0 Direct Entry, Subcatchment T: Drainage to R22 Runoff = 0.55 cfs @ 7.90 hrs, Volume= 0.184 af Runoff by SBUH method,Time Span=0.00-24.00 hrs, dt=0.05 hrs Type IA 24-hr Rainfall=3.90" Area (sf) CN Description 18,480 98 Lot impvts(7 @ 2,640) 7,510 98 Streets 352 86 Lawns& landscaping 26,342 98 Weighted Average Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 5.0 Direct Entry, i • THORNWOOD STORM RUNOFF Type IA 24-hr Rainfall=3.90 inches 25 YEAR STORM EVENT Prepared by Harris McMonagle Associates Page 16 HydroCADe 6.00 s/n 001146 ©1986-2001 Applied Microcomputer Systems 2/15/02 Subcatchment U: Drainage to R22 Runoff = 0.66 cfs @ 7.92 hrs, Volume= 0.212 af Runoff by SBUH method,Time Span=0.00-24.00 hrs,dt=0.05 hrs Type IA 24-hr Rainfall=3.90" Area (sf) CN Description 13,200 98 Lot impvts(5 @ 2,640) 7,725 98 Street 14,634 86 Lawns&landscaping 35,559 93 Weighted Average Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 5.0 Direct Entry, Subcatchment V: Drainage to R21 Runoff = 0.36 cfs © 7.97 hrs, Volume= 0.119 af Runoff by SBUH method, Time Span= 0.00-24.00 hrs, dt=0.05 hrs Type IA 24-hr Rainfall=3.90" • Area (sf) CN Description 13,200 98 Lot impvts(5 @ 2,640) 6,167 86 Lawns&landscaping 19,367 94 Weighted Average Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (t/sec) (cfs) 8.0 Direct Entry, Subcatchment W: Drainage to S! Runoff = 0.08 cfs @ 8.00 hrs, Volume= 0.030 af Runoff by SBUH method,Time Span=0.00-24.00 hrs, dt=0.05 hrs Type IA 24-hr Rainfall=3.90" Area (sf) CN Description 7,615 81 Lawns&landscaping Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 10.9 100 0.1500 0.2 Sheet Flow, Backyards Woods: Light underbrush n= 0.400 P2=2.50" 411 • THORNWOOD STORM RUNOFF Type IA 24-hr Rainfall=3.90 inches 25 YEAR STORM EVENT Prepared by Harris McMonagle Associates Page 17 HydroCAD®6.00 s/n 001146 ©1986-2001 Applied Microcomputer Systems 2/15/02 • Subcatchment X: Drainage to S3R Runoff = 0.09 cfs @ 7.99 hrs, Volume= 0.034 af Runoff by SBUH method, Time Span=0.00-24.00 hrs, dt=0.05 hrs Type IA 24-hr Rainfall=3.90" Area (sf) CN Description 8,700 81 Backyards Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 8.0 Direct Entry, Subcatchment Y: Drainage to S4R Runoff = 0.05 cfs @ 7.98 hrs, Volume= 0.016 af Runoff by SBUH method,Time Span=0.00-24.00 hrs, dt=0.05 hrs Type IA 24-hr Rainfall=3.90" Area (sf) CN Description 4,125 81 Backyards Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 7.0 Direct Entry, Subcatchment Z: Drainage to S6 Runoff = 0.04 cfs @ 7.98 hrs, Volume= 0.016 af Runoff by SBUH method,Time Span=0.00-24.00 hrs, dt= 0.05 hrs Type IA 24-hr Rainfall=3.90" Area (sf) CN Description 4,050 81 Backyards Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 6.0 Direct Entry, • • THORNWOOD STORM RUNOFF Type IA 24-hr Rainfall=3 YP .90 inches 25 YEAR STORM EVENT Prepared by Harris McMonagle Associates Page 18 HydroCAD®6.00 s/n 001146 ©1986-2001 Applied Microcomputer Systems 2/15/02 Time span=0.00-24.00 hrs, dt=0.05 hrs,481 points Runoff by SBUH method, Type A 24-hr Rainfall=3.90" Reach routing by Stor-Ind+Trans method - Pond routing by Stor-Ind method Reach R1: CB A-1 to MH C-3 Inflow=0.08 cfs 0.026 af Length=83.0' Max Vel= 1.8 fps Capacity=3.45 cfs Outflow=0.08 cfs 0.026 of Reach R10: MH B2 to MH B1 Inflow=0.49 cfs 0.158 of Length= 125.0' Max Vel=4.5 fps Capacity=5.87 cfs Outflow=0.49 cfs 0.158 af Reach R11: MH B1 -OUTFALL Inflow=0.49 cfs 0.158 af Length=38.4' Max Vel=8.8 fps Capacity= 15.21 cfs Outflow=0.49 cfs 0.158 of Reach R12: MH D-5 to MH D-4 Inflow= 1.74 cfs 0.614 af Length= 176.0' Max Vel=4.4 fps Capacity=3.40 cfs Outflow= 1.73 cfs 0.614 af Reach R13: MH D-4 to MH D-2 Inflow= 1.73 cfs 0.614 af Length= 168.0' Max Vel=7.2 fps Capacity=6.74 cfs Outflow= 1.73 cfs 0.614 af Reach R14: MH D-3 to MH D-2 Inflow= 1.73 cfs 0,614 af Length=97.0' Max Vel= 10.7 fps Capacity= 11.70 cfs Outflow= 1.73 cfs 0.614 af Reach R15: MH D-2 to CB D-1 Inflow=3.16 cfs 1.092 of 411 Length=62.0' Max Vel=6.9 fps Capacity=5.16 cfs Outflow=3.15 cfs 1.092 af Reach R16: CB D-1 to OUTFALL Inflow=3.69 cfs 1.273 af Length=74.0' Max Vel= 16.5 fps Capacity= 15.93 cfs Outflow=3.69 cfs 1.273 of Reach R18: CB D-4 to CB D-3 Inflow=0.46 cfs 0.157 af Length=35.0' Max Vel=6.0 fps Capacity=5.32 cfs Outflow=0.46 cfs 0.157 of Reach R19: CB D-3 to MH D-1 Inflow= 1.21 cfs 0.404 of Length=24.0' Max Vel=4.3 fps Capacity=3.85 cfs Outflow= 1.21 cfs 0.404 af Reach R2: CB A-2 to MH C-3 Inflow=0.26 cfs 0.085 af Length=56.0' Max Vel=4.5 fps Capacity=7.69 cfs Outflow=0.26 cfs 0.085 of Reach R20: CB D-2 to MH D-1 Inflow=0.23 cfs 0.074 of Length= 10.0' Max Vel=4.5 fps Capacity=4.75 cfs Outflow=0.23 cfs 0.074 of Reach R21: E2 Line to MH E-4 Inflow=0.36 cfs 0.119 af Length= 100.0' Max Vel=2.8 fps Capacity= 1.08 cfs Outflow=0.36 cfs 0.119 af Reach R22: MH E-4 to MH E-3 Inflow= 1.57 cfs 0.516 of Length=264.0' Max Vel=3.7 fps Capacity=2.85 cfs Outflow= 1.57 cfs 0.515 of • Reach R23: MH E-4 to MH E-3 Inflow=2.29 cfs 0.750 of Length= 116.0' Max Vel=4.7 fps Capacity=3.47 cfs Outflow=2.29 cfs 0.750 of Reach R24: MH E-3 to MH E-2 Inflow=2.29 cfs 0.750 af Length=41.0' Max Vel=6.7 fps Capacity=5.56 cfs Outflow=2.29 cfs 0.749 af I Ales THORNWOOD STORM RIFF Type IA 24-hr Rainfall=3.90 Ales 25 YEAR STORM EVENT Prepared by Harris McMonagle Associates HydroCAD®6.00 s/n 001146 © 1986-2001 Applied Microcomputer Systems 2/15 19 2/15102 • Reach R25: MH E-1 to OUTFALL Inflow=2.68 cfs 0.877 af Length= 137.0' Max Vel= 16.2 fps Capacity= 17.62 cfs Outflow=2.67 cfs 0.877 af Reach R26: El Line to MH E-1 Inflow=0.28 cfs 0.091 af Length=51.0' Max Vel=5.2 fps Capacity= 1.29 cfs Outflow=0.28 cfs 0.091 of Reach R3: MH C-3 to MH C-2 Inflow=0.47 cfs 0.155 af Length= 144.0' Max Vel=3.2 fps Capacity=3.64 cfs Outflow=0.47 cfs 0.155 of Reach R4: MH C-2 to MH C-1 Inflow=3.05 cfs 1.045 of Length= 131.0' Max Vel=5.7 fps Capacity=4.06 cfs Outflow=3.06 cfs 1.045 af Reach R5: MH C-1 to OUTFALL Inflow=3.17 cfs 1.082 of Length= 127.0' Max Vel= 12.3 fps Capacity= 11.28 cfs Outflow=3.16 cfs 1.081 of Reach R6: CB C-3A to MH C-3 Inflow=2.60 cfs 0.890 of Length=36.0' Max Vel= 11.6 fps Capacity=6.77 cfs Outflow=2.60 cfs 0.890 of Reach R7: MH C-2-1 TO MH C-2 Inflow=2.60 cfs 0.890 of Length=40.0' Max Vel=6.5 fps Capacity=5.04 cfs Outflow=2.60 cfs 0.890 of Reach R8: CB B-2 to CB B-1 Inflow= 0.12 cfs 0.040 of Length=30.0' Max Vel=2.2 fps Capacity=2.19 cfs Outflow=0.12 cfs 0.040 of Reach R9: CB B-1 to MH B2 Inflow= 0.49 cfs 0.158 of Length=34.4' Max Vel=4.3 fps Capacity=5.40 cfs Outflow=0.49 cfs 0.158 of Reach S1: SWALE -4+50-4+26 Inflow=3.73 cfs 1.269 of Length=24.0' Max Vel=3.0 fps Capacity=79.86 cfs Outflow=3.72 cfs 1.268 af • \'Et \ Him 4o SCALE: 1•=40' II • 80 - . • - AREAS__1NCLUDING STRFET jat,_usk .E20.1LF =2 .•Yc. f_ uB sirmarme- -mat- _ _ ____ 646, tAt 1 \ S7.511l2+5&14 I 1°.Fl 4\ €1 EX.C8. )4 ELDI 14t 11116-- • 3 4 lt,467,00 1/421 111111111r\-,_ 111124.- 1E.460.518 1.11111)L4\ 001171110 : 5 • : 7 (.0 : 11;4 r ummilmill1011.111111"larrink - R111111. igir ,PFK 1inag- 3,583 SF A 1704 SF 2 = 11,921 sF 3 = 2,350 SF 4 = 3.847 SF 5 = 8.555 SF 6 = 6,688 SF 7 - 3,287 SF 1121 66.72'5152 st-. FUTURE ,- I° 2."1 SF. _ 111/1/. _ rhaVr ‘2. IgaV Fe7;yV1 kali= Zug 1111111 , z MOO `• - 00111111,111111, 71 'Efv773- sr.srA2+ I occa. Q.; :c1 C411111.04/14‘8\ „..401111161 . hag.° 1161..11111:111.1' A ,k " 7:fflagamiss I.: • 33 ri 1E460.01 . rite, - • ,3-11,. , 34 1 louTFALL • c 7r. I 4' ---t ) / r, \ . it;I E - A- mu mml13 = 8,501 SF . • ; 10, I's' , • . 111- • Vpik it MOW: r 0110117 it • PVC 0 Lee ' 1 A p' E • Pk i? , 46,741 . , • 811 Lk-) I 441, ourrmJ.. ;0 • c`) • 18 '20 11111\ 14 = 6,425 SF 15 = 3,53Z SF 16 = 3.529-SF 17 = 6.968 SF - 18 = 7.157 SF 7.510 $F ._43x411:0160 - "la 1604 .L-Li," I I • c(itt X I/4 110, • lit,•-•* #-- &111 . .411t, 0*, PIPIP*412111111,1° 71. - .F_ migallrel l*N111111 • 'co.v " ‘104: 1.""":11111111111.1111:11171111"."- a 0 0 • ..^.A 1:13 • ./Z\54 \SA - 014011V511 \ 14 , 3Qr _1 ral. / • 1'4 -' o `,sfrrkl`w -_; !! <:• i - x • ..)1 °WALL • 11• hi i CC Li] . . 35 - H _ • ?, • ct IN. sq74.,0 ,34 I I " • ' - I I 84. ‘' I I . TRACT 'A' I _ A 7,65- ; - , . N !c,•• • • 36 I I - - n= 7.725 SF 25 _ 24 MOM = 12.1.99.SF C 2,356 SF D = 3,904 SF E 44.068 SF F = 22,5211 SF = 13.882'SF 1 = 6,897 SF J K = 18,582 SF 1421,8;71 SFsF N 11.932 SF O .. 19066 SF P = 7,150 SF R8 1254,158532 SF5F S = 15,737 SF (7. VI ce 0 E g 2 • a x• : -s -3 YzivWT: 442 6358.▪ 1▪ 7:10 5 0.67:55:65725:3:F: :g AA 70.715 SF AB = 80.000 SF MD-5 ::111161:.1 .4:1111111,44sk,\:44444 . .Rtimrsi....HLAI 0 0 D • 11 STUB , I I Til I I , I I I : '1.'7 37 \ 2 I • 28 \ LFL2 41111.1mmi mimmisrait FURORE PV.0 UNEA:4064 iimwE f,41-1.13-4 111111mmi ,4-16r4fil:N bk.44N1• 411V1=11. ai \\No to TRACT TRACT 'E' .N47 ‘igAit-4101k -311.j\st;$•'r C tctior MD-2 6 fAH E2- Ememe if 7•EN -„2--an2N"a14. uNETE'1,131-1-11:R21-'-- ,.'z!'• ° Ite‘k \ Itt I \-t • , •". 441:44 \\0\ :40,4167 .111144111111111 111111111.1111. ourrAu. 8 4111114*, - minwasse k'' ,-';';11411.,...41111111111111111111111;411111."--li,,„. 11111.1.11 -- N114111411" 47 46 45 44 43 / - 42/. 41 WALL DRAIN C/38 0 g PI 1:4• VIZ;.7 @MR FA tar' • c, g vot,„ifge zglai rzIti„°E 4ZE ..J CI 0- 0 • ZO cc Z < Zi WCI: • (.7 Z° CC 2 _J < 0 g 111/.0:4/27 7c1) 2 2 � _ f • • ;.�-,..'",. i fJ�s ti E 1.1.-:,-, ,,,,:\*r� ;n'i 1 .w`�, + i '� 1 ri i.Arirs.,e \ 1 • r + r w .�.,. 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''''''''''re' a • -�' ` o e- I ill! if, ,� (al,.ato k. ,_• s:.e „•rr ,� 2{j• r1rta3�..p`f� -'� •w 3 s .s M • Sax DOWNSTDOWNSTREAM ale, / ▪ ,_ ��; ",_ - • $'' AUTL\IN VIEW' STREET CULVERT ERT DRAINAGE BASIN 3-D c cS°uaes r flm,rah,1 1999et otF ae Ya ticaa.i 1VIE 04096 Scum ata.LSCS I 14.50 ft Scale:1:12,£81, Det ril:1 14-6 Data=WGS,f,4 4 AUTUMNVIEW ST CULVEF Type IA 24-hr Rainfall=4.50" • 100 YEAR STORM EVENT Prepared by Harris McMonagle Associates Page 21 HydroCAD®6.00 sin 001146 ©1986-2001 Applied Microcomputer Systems 2/18/02 • Subcatchment BASIN: Autumnview Culvert Basin Runoff = 8.84 cfs @ 8.01 hrs, Volume= 2.883 of Runoff by SBUH method,Time Span=5.00-20.00 hrs, dt= 0.05 hrs Type IA 24-hr Rainfall=4.50" Area(ac) CN Description 13.500 86 Res dev with openspace Tc Length Slope Velocity Capacity Description (min) (feet) (tt/ft) (ft/sec) (cfs) 6.4 100 0.0800 0.3 Sheet Flow, From BB south Grass: Short n= 0.150 P2= 2.50" 10.0 Direct Entry, Pipe&channel flow 16.4 100 Total Reach CULVERT: Culvert Inflow = 8.82 cfs @ 8.03 hrs, Volume= 2.876 of Outflow = 8.82 cfs @ 8.03 hrs, Volume= 2.876 af, Atten= 0%, Lag=0.2 min Routing by Stor-Ind+Trans method,Time Span=5.00-20.00 hrs,dt=0.05 hrs Max.Velocity= 18.9 fps, Min.Travel Time=0.1 min • Avg.Velocity= 12.4 fps, Avg.Travel Time=0.2 min Peak Depth=0.41' Capacity at bank full=95.05 cfs Inlet Invert=344.75', Outlet Invert=320.92' 24.0" Diameter Pipe n=0.013 Length= 135.0' Slope=0.1765'/' Pond FOREBAY: Autumnview culvert forebay Inflow = 8.84 cfs @ 8.01 hrs, Volume= 2.883 af Outflow = 8.82 cfs @ 8.03 hrs, Volume= 2.876 af, Atten=0%, Lag=0.9 min Primary = 8.82 cfs @ 8.03 hrs, Volume= 2.876 af Routing by Stor-Ind method,Time Span=5.00-20.00 hrs, dt= 0.05 hrs Peak EIev=346.09' Storage=670 cf Plug-Flow detention time=2.7 min calculated for 2.876 af(100%of inflow) Elevation Cum.Store (feet) (cubic-feet) 344.75 0 354.75 5,000 Primary OutFlow (Free Discharge) t-1=Culvert • # Routing Invert Outlet Devices 1 Primary 344.75' 24,0" x 135.0' long Culvert RCP,sq.cut end projecting, Ke=0.500 Outlet Invert=320.92' S= 0.1765'1 n=0.013 Cc=0.900 0 • ?;frir%,":".A-2re5:7'*.gr?;*9.\1,4.7..'1'',i'l-:.11;:W,E.-'••••:••`',7N„\"VE',h,,,\.'-‘t V,',.i..!-111-7---", -.>:-.'lii 4.1';. it;; \-,,a i.(,;,i-i,7', --.i-,1; 3 1 i i 71 f• f f., ir''4,--*---"ft ‘i ,X,E•.41...r•r, fir' E'rff,..."'"-7.„7 1frf;1:1'7,5 .1.rirer,,:q>7.*•-•74 t,:4f.,1P-,:k.VY:f. .-----.. t 1 i*,*:-'''tthir fil-..'t1,?-`,.-..--,--;;4- 'r;qii ------ 1 i;,1 i 4-r,!--,::--=-4.=.- i i i ,-; 1 : i-41. 4-___,,, \ '-;:„.1.iii,,,'''F,'/..,/,. .-4,---,.; -,'",l'i'•49:',-'-'''.\"41-3,1,411.qq-r'.'.'f' '`-• '‘.. 1 4/ ''''474,124'.7.:,-:.:.--;---;:e5',. •1 i rlY.'"' 4--.--, N''1.P--4,-I -,1_,*.*._,,r,7""?‘2,•?,-; 1 / 1 ,:•• i /3--- ,,, 41 ; :,-i,----4 ti•.41`•.„,...•---.J Etf'f17'•••;:lf;'''''Z':"..... 7:Z••••••• .;,,V.;•-;:.:';'--;:r7-'\. i ....i_;7.e;alpiaii-4,-;:,3.7...„..;---;57.,.:__ -4.-1/„..:,... i:",_.7z...._.4----,-,7\1 i,q,1,411Y1,14,17.i\',.N1 f i lk, '3' - ar,_9'D r- .....99'49/;i!f''7`ii'/ILJ' 4"; ii',:lf.c••••4r7, i'rffiRc. . ;17.:9-•'--..r; 419''6 -4r7:f., \ 1/-P,i7S,:ti--L-. ,,,,';..-5fr.t),t-Rit-'•':;,',?--.1, -',.;-',:fii.--- -t.s•-1-LL-z-----., 5.„, .,‘,.‘--es'k;',4,4--,j;;., i;i,., .y7:.;;-1:4 tk";:',42,:r07; 4\ i t I/ 4-','i-.--,, - -:;4<7,",,. )t r77., c",41--_,:l.?;--,1 )li-stg(51.1*-W,,:?/----k',N;--07,----.-,":"-,-,,../7;4- :§' i',"- ,,-,•_,-*;•_rf,j -:-;,/"--4,-,1 4 .,_. . ,,,,; kil, 1‘?.,'•,1,:',83.t . .;'=4:14.-75, i i'i-„.._Y-'•1,- -4--'"--7-',-,,•4,--.I83-'i ti. 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'. ..,4,'. 1 I .6,,,,,,, 1 , ' - - '1/4‘• / ... , .... ii ....._____ .., . -,.....---7_,,,,,-,---' --„----' , i 1 1,1---v.,___,/- v : / .-.i 4 . , , ...,, , ., 54.-4 ,,,,.. ..M7' Ur, ..171-* „„.„...94r;__„,-..-- * ' " ,..„..-..,...,,,,..-7979 7, 1 4.9—A-.. .- fr*79,...9979.-7,-- ....779 -97,-, .... . .. `77.- f- ,,,-.„.:",____.---,,. ,,,; .1 t ...... =.._ . ,... a- 4, 4, ___ •9 ,fi.... ,r ' r - .97,9-1. . - I I i c I\-. --rr---- 7-•-7 *9 9 fr**-' .-•••••°-- '-'..•—-_-_, ,,,,,,-& elf•.. „...,./3 it •_. ,,,,,,,,,. , 4 ); ,.,„ ,...,,,,„-, ,... __,, 1, _ • rs, . . ..., Zr'-.....";„ii.44. * *tt-•:--------.7,215...,41-‘.---i ; 7 tr'''--.., • ; ,-' .•-•;;'3,"?; ;''‘ -1 ,..--i'..,..To•-•trre''''''"1 -. —N45-4° - ...,, - .. - . • . .., . -. 4 'L I I I 1 --- ..-- ..... 41.. i-,- - /-a ? THORNWOOD - 1 DOWNST REAM ,.- ,,,•••- 1.1 A f.. ,..' — . Er 1 f :."L„..-:7,17-'- 7 , "4::-.10,;. "9'--1____;....Z...._ -\Z"--7--99.7-ftiNITE'l i '1:----•-•'----' tirrir9tS7r- rlirr=-""----; 411••\ 1 ,--- - ___,`---7-, .„,,,,...,"* .r. . ,, . t fr• I ---*';t 7. 1.!7** 4/ __......,,,-.11 i il'\-----Ir-i ----7'-'-'n f;-.* 2 07E:9,4'I 4•'-'115.7-.7g' BEEF BEND ROAD CULVERT DRAINAGE BASIN , 3-D TopaQuads Copyright 0 1999 DeLorme Yarmouth,ME 04096 Source Data:USGS f 1450 ft Scale:1:12,000 Detail:13-5 Datum:WGSS4 BEEF BEND RD CULVERTS Type IA 24-hr Rainfall=4.50" 100 YEAR STORM EVENT Prepared by Harris McMonagle Associates Page 23 HydroCAD®6.00 s/n 001146 ©1986-2001 Applied Microcomputer Systems 2/18/02 411 Subcatchment BASIN: Beef Bend Culvert Runoff = 72.58 cfs @ 8.08 hrs, Volume= 31.330 af Runoff by SBUH method, Time Span=4.00-24.00 hrs, dt=0.10 hrs Type IA 24-hr Rainfall=4.50" Area(ac) CN Description 127.000 86 Res dev with open space Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 25.0 Direct Entry, Reach CULVERT: Beef Bend Road Culvert Inflow = 72.56 cfs @ 8.10 hrs, Volume= 31.295 af Outflow = 72.53 cfs @ 8.11 hrs, Volume= 31.291 af, Atten=0%, Lag= 0.2 min Routing by Stor-Ind+Trans method,Time Span=4.00-24.00 hrs,dt=0.10 hrs Max.Velocity= 17.3 fps, Min.Travel Time=0.1 min Avg.Velocity= 11.7 fps, Avg.Travel Time=0.1 min Peak Depth= 1,72' • Capacity at bank full= 115.53 cfs Inlet Invert=255.00', Outlet Invert=252.30' 36.0"Diameter Pipe n=0.013 Length= 90.0' Slope=0.0300'/' Pond FOREBAY: Forebay @ upper end of culvert Inflow = 72.58 cfs @ 8.08 hrs, Volume= 31.330 of Outflow = 72.56 cfs @ 8.10 hrs, Volume= 31.295 af, Atten=0%, Lag= 1.2 min Primary = 72.56 cfs @ 8.10 hrs, Volume= 31.295 of Routing by Stor-Ind method,Time Span=4.00-24.00 hrs, dt=0.10 hrs Peak Elev= 258.94' Storage=3,944 cf Plug-Flow detention time= 1.7 min calculated for 31.139 af(99%of inflow) Elevation Inc.Store Cum.Store (feet) (cubic-feet) (cubic-feet) 255.00 0 0 260.00 5,000 5,000 Primary OutFlow (Free Discharge) t-1=Culvert # Routing Invert Outlet Devices 1 Primary 255.00' 36.0" x 90.0' long Culvert RCP, rounded edge headwall, Ke=0.100 • Outlet Invert= 252.30' S= 0.0300'1 n=0.013 Cc=0.900 • • 4- • o R1 4 R3 4— R2 7 \71.-'''''''(:) 0 NNNA 4 R8 � R4 4---- R7 4 RB b H R10 ,01. R9 � 0 O R5 R11 —i> S1 4 0 0 Si R \ v \:7 S2 R18 4 \ \ m • S2R O \b J v \ R19 0 R14 C l S3R 4---.----R16 Q__ R15 b b Q R13 4 R12 S4 7.77 2 R20 4.________________ b N O S4R O S5 0 R26 b S5R 1 R21 v R R25 S6` b Q-1 R24 a �d Sb6R ®�f-0 R23 4 R22 Sb ° -/ s7 \21 • SubCat Reach -on. It Drainage Diagram for THORNWOOD WATER QUALITY Prepared by Harris McMonagle Associates 2/15/02 HydroCAD®6.00 sin 001146 ®1986-2001 Applied Microcomputer Systems . I PROJECT:THORNWOOD 25 SUBJECT:WATER QUALITY-IMPERVIOUS SURFACE SUMMARY 2111/02 • NOTE: Impervious surface areas are from the individual subcatchment summaries,pages 8-17. LOT SUBCATCHMENT IMPROVEMENTS STREETS TOTAL sq.R sq•ft. sq.ft. A nla 3,583 3,583 B n/a 11,921 11,921 C n/a 2,350 2,350 D n/a 3,847 3,847 E 18,480 8,555 27,035 F 13,200 6,688 19,888 K-1 5,280 n/a 5,280 TOTALS TO REACH R5 36,960 36,944 73,904 H 5,280 5,728 11,008 I 2,640 791 3,431 J 2,640 924 3,564 TOTALS TO REACH R11 10,560 7,443 18,003 TOTAL TO REACH Si 47,520 44,387 91,907 K 10,560 6,212 16,772 III K-2 7,920 n/a 7,920 L 2,640 6,425 9,065 M 15,840 8,501 24,341 N n/a 6,755 6,755 O 7,920 3,532 11,452 P n/a 3,529 3,529 TOTAL TO REACH R17&S4 44,880 34,954 79,834 Q 5,280 6,968 12,248 Q-1 5,280 n/a 5,280 R 2,640 7,157 9,797 S 7,920 n/a 7,920 T 18,480 7,510 25,990 U 13,200 7,725 20,925 ✓ 13,200 n/a 13,200 TOTAL TO REACH R26&S6 66,000 29,360 95,360 • • PROJECT:THORNWOOD 26 SUBJECT:WATER QUALITY SWALE DESIGN REACH: Sl,S2 & S3 2/11/02 • CRITERIA: a. Storm event of 0.36 inches of precipitation falling in 4 hours with an average return period of 96 hours. b. Impervious surfaces=street area+2,640 sq.ft.per dwelling unit. c. Maximum design depth=0.5 foot d. Hydraulic residence time=9 minutes e. Manning"n"value=0.18 f. Maximum velocity:2.0 fps based on 25 year flow g. Minimum slope:0.5 percent NOTE: Refer to the Water Quality Drainage Diagram,page??. Inflow to Reach Sl is from Reach R6&Reach RI 1. Contributing subcatchments to R6 are A through F&K-1.Contributing subcatchments for Rl 1 are H through J. A tabulation of the impervious areas of these subcatchments is shown on page??. Water treatment for these impervious areas will be accomplished in swale reaches Sl,S2&S3 which total 124 feet. IMPERVIOUS AREA-(Subcatchments A-F&H-I) Lot improvements 47,520 sq,ft. Street 44,387 Total impervious area 91,907 sq.ft. 2.11 acres WATER QUALITY VOLUME Volume=(0.36 inches)x(total impervious area)= 2,757 cubic feet DESIGN FLOW-Q Qd=(volume)/(14,400 seconds(4 hrs))= 0.19 cfs SWALE SIZING Slope Bottom Width Mannings Side Slopes Flow Depth (ft/ft) (ft) "n" h:v (ft) 0.013 6.00 0.18 4.00 0.13 SWALE HYDRAULICS Q Velocity Flow Area Wp R (cfs) (fps) (sq.ft.) (ft) (ft) 0.19 0.2 0.85 7.07 0.12 MINIMUM SWALE LENGTH • Length of swale for 9 minute residence time= 124 11. USE Swale dimensions: Design Bottom Width Length Slope (feet) (feet) (ft/ft) The above dimensions provide an 11.2 minute residence time 25-YEAR STORM EVENT ANALYSIS Qts= 3.61 cfs(from SBUH reach summary) 4111 Q Velocity Flow Depth Flow Area Wp R (cfs) (fps) (ft•) (sq.ft.) (ft) (ft) 3.67 0.6 0.69 6.04 11.69 0.52 The above velocity is well within the acceptable limit of a non erosive velocity. • PROJECT:THORNWOOD 27 SUBJECT:WATER QUALITY SWALE DESIGN REACH: S4,S5&Portion of S6 2/11/02 • CRITERIA: a. Storm event of 0.36 inches of precipitation falling in 4 hours with an average return period of 96 hours. b. Impervious surfaces=street area+2,640 sq.ft.per dwelling unit. c. Maximum design depth=0.5 foot d. Hydraulic residence time=9 minutes e. Manning"n"value=0.18 f. Maximum velocity:2.0 fps based on 25 year flow g. Minimum slope:0.5 percent NOTE: Refer to the Water Quality Drainage Diagram,page??. Inflow to Reach S4 is from Reach R17. Contributing subcatchments to R17 are K through P&K-2. A tabulation of the impervious areas of these subcatchments is shown on page??. Water treatment for these impervious areas will be accomplished in swale reaches S4,S5&21 feet of S6 which total 121 fee IMPERVIOUS AREA-(Subcatchments K-P&K-2) Lot improvements 44,880 sq.ft. Street 34,954 Total impervious area 79,834 sq.ft. 1.83 acres WATER QUALITY VOLUME Volume=(0.36 inches)x(total impervious area)= 2,395 cubic feet DESIGN FLOW-O Qd=(volume)/(14,400 seconds(4 hrs))= 0.17 cfs SWALE SIZING Slope Bottom Width Mannings Side Slopes Flow Depth (ft/ft) (ft) 'n' h.v (ft) 0.013 6.00 0.18 4.00 0.12 SWALE HYDRAULICS Q Velocity Flow Area Wp R (cfs) (fps) (sq.ft.) (ft) (It) 0.17 0.2 0.78 6.99 0.11 MINIMUM SWALE LENGTH Length of swale for 9 minute residence time= 118 1.£ USE Swale dimensions: Design Bottom Width Length Slope (feet) (feet) (ft/ft) 14.4 122 Q The above dimensions provide a 10.3 minute residence time 25-YEAR STORM EVENT ANALYSIS • Q25= 6.01 cfs(from SBUH reach summary) Q Velocity Flow Depth Flow Area Wp R (cfs) (fps) (ft•) (sq.ft.) (it) (ft) 6.06 0.7 0.90 8.64 13.42 0.64 The above velocity is well within the acceptable limit of a non erosive velocity. S PROJECT:THORNWO• 28 SUBJECT:WATER QUALITY SWALE DESIGN REACH: 54,S5&Portion of S6 2/11/02 CRITERIA: a. Storm event of 0.36 inches of precipitation falling in 4 hours with an average return period of 96 hours. • b. Impervious surfaces=street area+2,640 sq.ft.per dwelling unit. c. Maximum design depth=0.5 foot d. Hydraulic residence time=9 minutes e. Manning"n"value=0.18 f. Maximum velocity:2.0 fps based on 25 year flow g. Minimum slope:0.5 percent NOTE: Refer to the Water Quality Drainage Diagram,page??. Inflow to Reach S6 is from Reach R26. Contributing subcatchments to R26 are Q through V. A tabulation of the impervious areas of these subcatcbments is shown on page 7?. Water treatment for these impervious areas will be accomplished in swale reaches S6(29'),S7&S8 which total 96.5. IMPERVIOUS AREA-(Subcatchments 0-V&0-1) Lot improvements 66,000 sq.ft. Street 29,360 Total impervious area 95,360 sq.ft. 2.19 acres WATER QUALITY VOLUME Volume=(0.36 inches)x(total impervious area)= 2,861 cubic feet DESIGN FLOW-Q Qd=(volume)/(14,400 seconds(4 Ms))= 0.20 cfs SWALE SIZING Slope Bottom Width Ma/wings Side Slopes Flow Depth (Wft) (ft) "n" by (ft) 0.013 6.00 0.18 4.00 0.13 SWALE HYDRAULICS Q Velocity Flow Area Wp R (cta) (fps) (sq.ft-) (ft) (ft) 0.20 0.2 0.85 7.08 0.12 MINIMUM SWALE LENGTH Length of swale for 9 minute residence time= 124 LL SWALE LENGTH AVAILABLE Due to wetland constraints the maximum swale length that can be developed downstream from the outfall of E-Line(Reach 26)is 77 feet. This will provide for 6 minutes of residence time. Please refer to the Water Quality section of the Storm Drainage Report for a full discussion of this topic. USE Swale dimensions: Design Bottom Width Length Slope (feet) (feet) (fti t) 22,4 QaQ The above dimensions provide a 6.0 minute residence time 25-YEAR STORM EVENT ANALYSIS Q25= 8.74 cfs(from SBUH reach summary) Q Velocity Flow Depth Flow Area Wp• R (es) (fps) (ft-) (sq.h) (ft) (ft) 8.96 0.8 1.10 11.44 15.07 0.76 The above velocity is well within the acceptable limit of a non erosive velocity. CONTACT PERSON:12111/11£PRCPERIIES INC. See Planting plan far locations of various species. CHRIST,woe. / g NORTH & EAST Common Nam Plant Size Plant Spocing Number of Plants 4.1 So3-787-7.00 48 SOUTH di WEST CONIFERS 16.0 1 - EXPOSURE DECiDI� Douglas-fir Z-3• plant in area 100 '? / saplings^ specified re oc �i '-'��' ' RED ALDER /j, 1i Red alder 2-3' 15' centers 150 �� +4 i 2.0' (10 C7.) \�`% 2aplings^ ��� - Oregon white oak' 2-3' 15' centers 10 g� �b 3.0' --8.0 - 3.0' t' RD vo-i saplings.. / Black hawthorn 2-3' 10' centers 15 z ---mer � SLOP OPE NO 41 ✓I GROUND saplings,. L� i £ St' �- COVER 1 Vine maple i gallon 10' apart 50 " k'�iES :7 '� V1glES REO ALDER _? 1.1 SHRUBSN. Snowberry 1 gallon plant in pain 100 , wit .5 4.1 �t� (50 CT.) r�= � 10' apart 49 G� / o'UG C[.) o .ar �,e• 0.5' 0.5' ♦ / r9f3UGLAS FIR z • ,� )z Oeeonspray t gallon t 0' apart 200 �I ALE 4 k � u T .•._•1•••� ••_•• 1 Oregon grape(toll) 1 gallon plant in palm 100 WQ S ♦�,\ .♦�G (GROUND cosi” 6" z ter idr dr 1St LA '�J 15 apart ca Baldhlp rose 1 gallon 5' apart 50 TYPICAL SECTION G MATTING uunnuuuunuaunuuunuuu 0 E, t'TOP SOIL RIVER ROCK _ rL E k Cascara 2 gallon 10' apart 5 F VARIABLE 2�-3" RIVER RUN 0 20 40 yE�♦/ 7" 905 MINIMUM Z' Spirea 2 gallon 10' apart 50 SCALE:1..20' 50 - ` Vie SWALE BOTTOM Sc SIDESLOPE STD. PLANTING DETAIL :r=.M 913 W Western sword fern 1 gallon roues of 3 '50 PLANTING RECOMMENDATIONS °P°rt Salol 1 gallon roues of 3 100 C7 Swale Bottom Planting Rote apart 10' - , Small Fruited Bull Rush I' - 2' oc plugs Oregon grape(emot) 1 gallon gq1roves of 3 100 1;i i. ... •t'. 912 SlouSPrccding�Rush 1•- Z' oc plugs MIX TYPES Spreading rush bore root groupsaof 3 30 ; ':% =-` 8"�,' �* �r _t plants 8 apart . ,t. �` If available �STAt+Oo r•1IP8 904 -1r f B' ' ; 910 •Base to Mid Slope .,� ''x,50 •ll'',r STILUNC m May be containerized or bare root, depending on avoilob;lty. 51 ♦ - BASIN - S7 Slough Sedge 1' - 2' oc plugs BOTTOMR Ped 0*inebr arwood 3'ac 4'oc Bugs MIX TYPES CLASS 50 PAD % -Fl.,39690 � 1 , •. (2 CT.) T) : 908^ ,L Oregon Ash B'oc "� w/sTILLWG „U0(ASq BASIN 25 CT. .e n-•r.1:01011/11 • .__ . Above High Flow Line 3•-a'oc 52 ,!i QO a Ct��` L�T 1 SVC 909 P �' Oregon Crape 3-6 oc t gallonOREGON GRAPE � ♦( INSTALL t 1C s a` Red Floweringrape Current 6' on 1 gallon MIX TYPES TOP STA.2+25 / �� .i :-(GROUND COVER)` FL420.93 (5TALL 0 t t►�5;0` •$e� 7S TOP STAG+35 : BARRICADE iti 0augtas Fir 12' oc 8'-8 C• EN 2O 1` _'may-��11,��L."' FL395.76 � �4'/:_ BOTTOM / E . 0gits STA3+17 /NNP 1: �+ �' �� � 30.0' BUFFER ENHANCEMENT AREA !IT,- 9' '4'4sw- • END 1 • 1� SEEoBi rLE SHEEP 4 t e[tS+9� = 3 53 �W 4i k�Q ✓i��:� �' BUFFER ENHANCEMENT AREA o OREGON GRAPE /' - �'� ,-¢'r`•��� -',001 SMALL TOW.430.0 l � BEGIN WALL RED ALDER (50 CT.) BOW.42a.0 �� .. STAT+21 (25 CT.) RED ALDER,: %J Ysy t �>•` ' (5 cr.) (5 CT.) AND ALONG RETAIN w W A /' e �/.E 0,� BOTTOM BOW.408.0 .. ,.000GLAS Flit, (25 CT,) DOUGLAS BEGIN WALL /�, +�- S STAt+58 sNx •' .. � _-• W BOW.431.0 ",411.111°!1-1,1 �} END"WALL fL404.66 _ sAtAl - _ 54 �' '� :OS) �W'�,sea <cRouND aDwER) U U ,-• • 1�''. ( TOP STA.t+65 .. RED ALDER IDRaeo ca"). , rtED AlDt7e /` OQ G A.2+73, E �o B� FL4t225 RED ALDER (5 CT) - _ (5 CT•) Ft421S5 L y St4�... < (5 CI) . � (5 CTJ ��� . 56 55 DOUGLAS Flit WESTERN SWORD MES�11 SWORD / �tp(L W- . ' SNOWBERRf y':'• Aa ?. (5 CT.) (5 Cf. )"i FERN FEM4 M 6N DOUGLAS FIR.: DOUGLAS FIR o FFAN (5 CT.) :(GROUND CWEIt)` (5 CT.) - (AROUND COMM', rW-r� F 57 a' .. Xp ^,rte .(GROUNo COVEt1) - DOUGLAS Flit DOUGLAS Flit;'': q m '/UR CT)23.D' STA-2+60 f' .. N=n �EQm: cyD .OREGON�LC:^rL42ass a BUFFER ENhANCEMENT LIMIT LINE B� (sa �� j d 5B END SWALE I/ e01; tP ✓ (10 CfJ '.SNOWBERRY (5 CT.)' (5 CT.) ra( TRACT 'C' TRACT 7.Y poo p7 STA-4+50 �/ ...' ..-.00"CT4 : DOUGLAS FIR,. DOUGLAS FIR.." " NOTE: • a; �� OCEANSPRAY '3. o � - nQ 2T.2' �• ALL OF TRACT A' AND f:401:14 � 5 5 d FL450.50 r• .Z �'-� B01TOM W W 'a 221' .u1 gE ,STA.3+40 (1, •• - HE PORTIONS OF TRACTS ,H" P4 CONCRETE GROUT Q'J Ons z P t� kit'. (5 Cr-)CTa 8'. C PND 'D' SHOWN - & o x �p 5 , G(• FL429i3301Y8Q�FY;' • DOUGLAS.Flit, ' r SHALL BE ENHANCED/RESTORED. , �0�7• R0a io"� a u Ii � 43 TOP STA 3+50 (to TRACT 8 SEPNG,MN Cr ROW PATHS. a W al 1 Lsa®�!� _ . .FL" END '? t 11 439.33 . yez �+ .. ,.•: ' 4i'100CEMISPRAY - PAN' _ WOE -..;1?:,,_? AB,�E E •_�•r r. : tt44o.t, o Cr.) - o �1 ^->::,#5 CT.) • _ PPE ° - SNOWBERRI•. ... - DOUGLAS FIR .. EXTEND GROUTED ROCK UP/AROUND W • - BASIN (10 CT.), OREGON C'..... P7PEfs)10 FORM A HEApwAi.l OC SPRAY _ TALI ,+':a .r�.•.'' .- TRACT ,A4.. - OREGON GRAPE 3' 59 1 0 cr.).... `. SOP-STA4+20 (10 CL• ..., PLAN'x. 620 LF OF 4'HIGH--I FL450-N F+ ;` �(5�CTJ (10 CL) PIPE WHITE VINYL SPLIT OREGON GRAPE • OCEAN5PkY OREGON RAIL FENCING. (NP) (s CTJ TALL (5 et) .:;tl (t0 L'1':�;::. WHfTE OAK (10 CT,) DOUGLAS Flit (10 CT.) OUTFALL DO GIAS FIR . . . .. - .■ AL 8ECe1 SWALE. Q BASIN LE 0.08'LOWER _ .. 801-faN LOW-PT. THAN PIPE I.E. 7NO SCALE e - • ORES ON GRAPE - PIPELE THAN PROFILE -- ORE a Al(}5 CT,)SALAL GROUND COVER t _ • SEE PROFILE SHEET 14 COE GRADINGWNiL. ..25 CT. _ .. e'LOWER C21 .J 4 I NOTE: O Q CLASS 50 RIP RAP SHALL BE KEYED INTO-PLACE AT..Te-IE......._.._..-..... ... .. ......._,._ _.. ... __ ......._.._._..... _.... 470_ ..... $. �.._._. _. .o.�...._. LOCATIONS SHOWN.- VOIDS-SHALL- ' ...._ -. _....-._._ _.. .._.�...._-i. ._......_...�.... _........ - _..-... _ ...._-- -..... ._. -......_._._. .. 470 z r. ..__ v+-4470 + aJ.• •-••.._:rr$...__BE_FILLED.W/3000-.PSI-._..._ �.. -.._- -'. ._.. _.._ -.-... ..... } �M 210...___...;.y �.._....CONCRETE_.GROUT._.._..____..$n....,___...•__.._._._.._:.._..-...__...._..._...._...-:._-..._.._ ...-`_,. ._.-_ ..'_...._ ..._..._<._.-...._._ ......._..-..._... ._. ~_.."_._......_..._.._. _ _.-..._....."___....._ .' ..__..�,t OW__. ,..._ ....._.._.....:... ...._...... __.._._. .+a......-'--..:.. _.__..... .--._.._ ' 123 _y___ ...._......___._.._. ... .R LF OF WATER E1l1AUTY SWALE TREATMENT ...720 EF WATER QUAUT)'SW ALE TREATMENT 480�: ? r < rr•"� _ 6.0'WIDE SWLE •._ . ._... ...._.. ...-__• . . _....A WG....... ON n W i 5r -� ..--30.D LF < r croi a - y,W 450 r.,1.= r PAD „� rii J .SL/� FINISHED.__..._ s � N = .. ... .. _ .. ... __.440 -J c C L_.•- -_._. - At)-~--� --60.0 FF .._ _ ... .. . . '.a,s. _- ._... tl .l. .. _ _. ...._ .N GRADE ^ RI FE, _ _ V /� a `. - 3.p - -. _ -._ -ag ..tea _...- .......... ..._. ..._. .. .. 1301 5:1-111111"1"1160.--.. _.f...�-.._.._.. ._D LF__ ._.... �r .... _.. .. • _......,_._.-. 0... ,. 72 *A.. Wim.._.-_+ o'a.- .._ �`... -._•.PAD n "_. (,Y�` a � �..Q .. gM 5,3.... _._..... ... . .. < .. ... ._.__; o.�a _;:.7 - .. -E?OSTING.._.'...'rQn n a ...420 _.,_.._.._..._.tl.tl __ ...-.._. ;_ +a - • _..a. - ..460[f `��r �y GROUND +a) 1,4" . z..... A/! rrvi ;... .n .._ (. _ PAD ._,:n �... .. . . ... .. .ri, _. 410 c • tl + • _5-4- ._.5 I -- •� - F ... e _._. .._._.-..._ ...._._.__ -... .._._._._._< tl ._.. .:_._._. _._. - .....,...520,LF..._ - - .. ........N n .FlNISHEO <.F... - tl� j _ �.,r GRADE 400 :P` 38 0 LF 20.0 LF J _ • _ PAD Na .._.__. _. . .�.6 ..,-- _..._ ... .__ .._ ..... ..._'-9• 57.0 LF _ 400 . ... _.., ._.. - ... 135 tf OF WATER QUPLIY TRE471AENT,. ... -.. ....` _ < .. . ._- .. _.. .._ . it _.. ._ _ _...PAo H -_ '`---s ...- 0S_3,90 11/al/2001� 4EiLAN W.0. SWALE PROFLE 7 • • AFFIDAVIT OF MAILING/POSTING • NEIGHBORHOOD MEETING NOTICE IMPORTANT NOTICE: THE APPLICANT IS REQUIRED TO MAIL THE CITY OF TIGARD A COPY OF THE NEIGHBORHOOD MEETING NOTICE THAT PERTAINS TO THIS AFFIDAVIT AT THE SAME TIME PROPERTY OWNERS ARE MAILED NOTICE,TO THE ADDRESS BELOW: City of Tigard Planning Division 13125 SW Hall Boulevard Tigard,OR 97223-8189 IN ADDITION,THE APPLICANT SHALL SUBMIT THIS AFFIDAVIT&COPIES OF ALL NOTICES AT THE TIME OF APPLICATION. MAILING: `` r I, `..z.:)*r�! `e5u.n� i c ,being duly sworn,depose and say that on the t b k day of P0.. 20( 7 ,I caused to have mailed to each of the persons on the attached list,a notice of a meeting to discuss a proposed development at (or near) 2 2NO �It� j l` r1 ,a copy of which notice so mailed is attached hereto and made a part of hereof. I further state that said notices were enclosed in envelopes plainly addressed to said persons and were deposited on the date indicated above in the United States Post Office located at y ��� <a, .J� �: � r:3� t_cc C/A-`,0 with postage prepaid thereon. Sig , ture of a Notary Public) POSTING: • I, r t,/r �,do affirm that I am(represent)the party initiating interest in a proposed land use application for 's. i t. t..c - Sk.�d,c9�,v affecting the land located at(state the approximate location(s)IF no address(s)and all tax lot(s)currently registered) A�►-?YE- - aIC>s %1/4.A.t1 —1"-<0c p 2_5` i 's G . TL 1 1 ,and did on the i ' day of IA& ,20 personally post notice indicating that the site maybe proposed for a tt..) S—O e- a:a i <</iS viand use application,and the time, date and place of a neighborhood meeting to discuss the proposal. The sign was posted at rC A ') i '(v(k.z. x* —cc' ►vP, ra`,, W vtttr ih C. K.—VW r (state location you posted notice on propert3) . 41111111111111 — Sig ture (In the presence of a Notary Public) (THIS SECTION FOR A STATE OF OREGON,NOTARY PUBLIC TO COMPLETE/NOTARIZE) STATE OF O(V C:h/ ) County of y -$EyA1 ;trc/ ) ss. Subscribed and sworn/affirmed before me on the 511'1' day of T LA1G ,20 O 7 . `'��, OFFICIAL SEAL BRADLEY S ALBERT 1_,1- ._ NOTARY PUBLIC-OREGONpp-41~ /J i • ;'- COMMISSION N0.401258 r,14e. MY COMMISSION EXPIRES JAN.10,2010 NOTARY '� ;LIC OF OREGON My Commission Expires: .-JAth. S /O r\curpin\masters\neighborhood meetings\affidavit of mailing-posting neighborhood meeting.doc Page 5 •RRIS - McMONAGLE ASSCSATES ENGINEERS-SURVEYORS 12555 SW HALL BOULEVARD TIGARD,OREGON 97223 • TEL(503)639-3453 FAX 639-1232 May 16, 2007 RE: PROPOSED DEVELOPMENT OF A 10 LOT SUBDIVISON: Dear Property owner: A 10 Lot Subdivision Application is in preliminary development stages for the property located at 12300 SW Bull Mountain Road, Tax Lot 1201, Map 2S-1W-10BC in Washington County, Oregon. The site is located on the south side of SW Bull Mountain Road and at the eastern terminus of Winterview Drive. The project site area is 1.64 acres, and the site will be zoned R-7 after formal approval of annexation into the City of Tigard on or after June 12, 2007. Harris-McMonagle &Associates, Inc. (engineering, planning, and surveying) is representing, the owner of the property described above and shown on the map on the other side of this page. The proposal is for a ten (10) lot single family detached residential development. Prior to applying to the City of Tigard for the necessary land use approvals, I would like to discuss the proposal in more detail with the surrounding property owners and residents. You are invited to attend a meeting on: Tuesday June 5,2007,6:30 pm • City of Tigard (Town Hall Meeting Room) 13125 SW Hall Blvd. Tigard, OR 97223 Please note that this will be an informational meeting on preliminary development plans. These plans may be altered prior to submittal of the application to the City. We look forward to discussing the project in more detail at the meeting. Please contact Steve Bloomquist (Land Use Planner, (503) 639-3453 Ext. 19, if you have any questions. Sincerely, Steve Bloomquist Land Use Planner Attachments -Vicinity Map • • 2S 1 10BC • 1 1 OBC _ -. f d a,� :,as �I ( s7• F/ se k 7 z { i • Y 1.oe°°` � --'�...y.. ;i4.:93:' y -fAe,r .au..".. ,x91;1 SW CORYUS COURT >�S`I`I d /j•..---,,,;., ��� � vmK � 111 5 _'',.�.,•— , <f \. ,:: .�-y. _ SW arc, �, w:w ,xb,r ;vxw'- E 63A a �,,h ro .- •,.i fI ,n'• 300 ' , . ,bee ls;iy 0005 G r-::) JRK .e,K a� ®eaa :•.,nr,.ii..:. grana..' <-;' .I. areeae. '�� 700 GG1,,,,..„.. em ,mo •4400 l 'Yrm9., '71iV�// u4e 1 5 .BlK1°?Y.. .:§ �'L�;:; E " •� ♦we 8 ..., . . 7 »b �s,_ SWI/4NWG40NTION1OTYORww�M 23-74 mN aa,>._9700 R 2 ,.,,,,,,.,,.. .....1,-..:-,- .,.,:17-� 5, SCALE 1"],100' , a s60o m8 4 ,. W �1 T 7 09 J :; 38 y3 ,.32, 33• r Cj` 1600 t 3. ry� Q (� l toe. g$' 200 4977yu646 y • (-n.se "-•• K filrJg' rk '''...3� ilEiti R - 900 800 601 vzaK xa�9 '(.'''44.4„ A zgm .bso T� . r J°"c E I-o ( 4 2D m 7.'4'. 't` SSV36. `3_ 'S, �xx i 31 k 71, D A lm S T 2900 mss+. 2zixc ud a.rm0. 'R6" :�� mass nns, amr} l! µ. P°'ll l as\, ifJ:, 2�Jb1y'IS1F:►.'ifE mf/V00 &....v...,....•.......1..11.1.,... . xr. „N„�,, SW a BULL k'''''''''''''''''''',11'41 MOUNTAIN s "` ROAD ,,i-----"--'i'"'' _ " , e.aemneOM a s %m ... ,11A _ .... p„ tCR"A=T47?P2( a�k;9� n a.r .�nra.Y„"a�,a. .a.. �y --" ,emx,or:mvrr.•r.-�in3wdr uaa.A" `A'nr >. .nae am. ma ..., re (`I • sr-d.'@ na. '"' "/ n a. """q �� ` ., t: ' '�� .--.3 0 FOR ADDITIONAL MAPS VISR OUR WEaSITE AT ^o++'? aw uJa a.a. 31�i. 1t 33004 3400$36008 3 0063800. •�'� 4 _ `�Y �' wwi..eo.i.s■nmvbn.or.u9 $:aruab. .... n�.w 'nsn-• 3000 4 2 5\NLLw�IV 3 $ 4 8 5 $ 8 $ 7 l6 $ 9 ,.•� , w - 4' .:6:74L',-::--,r, 'rT nry '`:i t°1. " , f:•cm), k'4`�n •wn a.m l - 6-� ,iur' .? — ._i----.`°° BA j ... ,... M _ mae DRIVE'!P/ ? aSWELEMARee 1� WINTERVIEW4 ;� —r EW DRIVE S *'.. di ,400 ',w`.'._ • �s t .a. neo na. xm A zaaKNm RC 9 ,AC A0. .....7`'... i I� boo,74� `4400:43003 4200 100 g 40008 8 7 t� 1L $ ,� • '• L u $ 4 s ,3 ,2_ 11 $ � j 1 E ana.aSD 9 r -3 ,1 33 n3L .,- 69 Y 887 •y8L 1 nae L- ,'' y ,. ':-,c4,::;'.';,:91.1:,.., DA `1i� 87 r `/ " ��� .' 2\ y - 416 gY 9999 9994w, na. •_:��... �9. 5500 •*,7N . "' a4ieoi2 600 4soo ` �s i e.n .1',2;999;2.1- m77 y �3-e\ .Q.g 4600 20 0 5000 y "CO- bD Pc-,-, :„Pl.?,` ! y 5 Y� 5 mi Rt a �:. I� 1300 ..D,. 14 . Y 31 6 Y)�moo 1(n` 17 . .a, _ 2/ . . wel K .1B 55 =� 44_05.99-- -1, 2• �;R620005300 23-74 -� • y W r-,,,,r-7,0• 23 Y 24 5200 z, �'*q,, y .nn..•e— Cancelled Taxbis For,2S11013C ---8300 ,.s -ry 7a At x x Qb. �,� ,'°" ,\• -,------ sW VIEWCREST ,1300:2s00a99.1009ao9,m000z9m0.B909,9000s1o9. / , 1b!8200 '9\ 6200 5109 e,�.A.A. 0O DRIVE; ' ... a3 w 1 S 32 Y 44 �Q _ }t tV i . 33 zm f u 1800 ,./� • 27.---f----,17,7=-7!--.1i- ,,, m.e ^'f I', E $,. 1 000. e J 20 /' eme°u IU `23 I'33$r '.... i' N g s $ 52 ____.\ ` .... X31 ss l sao▪ I 7700 7 1', ''� 29 3 \ \ ��5900 5]008 5800 600:' 79 �''I : ^' 1 91 29 38 Y 27 26 1.9bK 7 ` �,' •',, `4,, .rt spa. n v.,7) ,,,,, $ 5300 ..ne n C _3 ••"° +e dJ ,a, °°., 34g �\' \N10200 � °, 0 900 6600 700 6890 8900$ . •va. -.000.7-..) ;pact . 35 1,38 E 37 8�g`� 8 J, 30 ^.d .? .mr '+{y7 .s ` d t0000�T lACT 50 /y�Q? a Y Ef 38 38 i 40 - 29. 28 �ahea.wIYL`2 127 f' ; CARTOGRAPHY s nee "°T..-.,-..- .., DRIVE' SW $ . .9 T m :>' r� 4 I o ['� .23-73 1 $nao w wa. ""aa" ASPEN ' ='7 jai 10100 1 / 48/7600 /1 ..w . r aa. .bm t .+ae nom.-S ',.<o. January 03,2005 �• ; i p / 42 ./75060 87 8 73008 7200 5 8 ILL r0 ... 2°3°2° a 2133° y 223400 0000 E•."30eo% ".. 9 3a pt ONLY-DO NOT RELY ON = a9 FOR OTHER USE 3s, bw..m dare..q Ohs,q si.n s q«.oemnae et pi Oem,m an rornnrer.r anNmamar nofw6cen the meet ';63' `` 'I — {{ �, ',,:' ', q ar twem a..wxP�.MbcrNeMs PMenmrrrutT.rpP'4o/a</me0 +_ ' I I>N wane martammi,Mmatlm. $a� .�-_ aenbml. 7" ,Z �' "'Im'iep�� brm I.. :1>w 51x5". 1i� f ee b { l.. .,' t3. ,..• 3s,.. . .,_.•;: ;: ;:- ,...� ':k;• -:1 TIGARD - { £'. .•� .�:.I•�, ,',''','"•••",,•`•11"11•, ,,.- `. • 9C 1 1( ' May. 7. 2007 10:26RM RRIS MCMONAGLE ASSOC. • No. 2675 P. 2 • • • CITY Of TIGARD • . COMMUNITY DEVELOPMENT DEPARTMENT • PLANNING DIVISION 13125 SW HALL BOULEVARD • TIGARD, OREGON 972 • Y TIGARD. PHONE:. S03.639-4171 FAX S03.624-36; (Attn: Patty/Planning) REQUNT ?ORMAN. PROP@RTY @VNR MAIL 1 LT . - Property owner.information is valid for 3 months from.the date of your request • INDICATE ALL PROJECT MAP &TAX LOT NUMBERS (i.e. 1S134AB, Tax Lot 00100) OR THE ADDRESSES FOR ALL PROJECT PARCELS BELOW: • Apt. r csz -Ta.X M a p' "T°`X {,,,.o- 1201 • . • • PLEASE BE AWARE THAT ONLY 1 SET' OF LABELS WILL BE PROVIDED AT THIS TIME FOR HOLDING YOUR NEIGHBORHOOD MEETING; After submitting your land Lase application to the City,and the project planner as reviewed your application for comp eteness, you will be notified by means o an • incompleteness letter to obtain your 2 final sets of labels, - The 2 final sets of labels need to be Placed on envelopes (no self-adhesive envelopes please) with first class letter-ratestage on.the envelopes in the form of postage stamps (no metered envelopes and no • return address) andresubmitted to the City.for the purpose o providing notice to property owners of�he proposed landuse application n th~ decision. Tje, sets.of envelopes must be kept separate. he person listed below will be calleda to pickup and pay or.the labels when•they are ready. • •NAME OF CONTACT PERSON: \ea \ -PHONE: So'S-439 - 39,53.(fx+. tq FAX: Sol- 439 -t- 4-rrl$ ,V1 /I1' "1 ' EMAIL. t.r ars:-,,...c_. (.01--- - - This request .may be mailed, faxed or an. delivere• to e ity o Agar,. P ease a ow a . 2-day minimum for processing requests. Upon completion of your request, the contact person will -be called to pick up their request that will be placed in Will Calr by their last name, at the Community Development.Reception Desk.• . . The cost of processing your request must be paid at the time of pick up, as exact cost can not be • pre-determined. . . • . PLEASE NOTE: FOR REASONS OF ACCURACY, ONLY ORIGINAL MAILING LABELS PROVIDED BY THE CITY VS. RE-TYPED MAILING LABELS WILL'BE ACCEPTED. • Cost Description: • $11 to generate the mailing list,plus.$2 per sheet for printing the list onto labels(20 addresses per sheet). • Then,multily the cost to print one'set of labels by the number of sets requested. L ''`EXAMPLE . • - COST FOR THIS REQUEST 4 sheets of labels x$21sheet=$8,0Q x 2 sets= V64 . isfteet(s)of labels x$21sheef= /Dx sets= �� . 1 sheets of labels x.$2/sheet for interested parties x 2 sets= $ 4.00 sheet(s)of labels x$2/sheet for interested parties=$ &xj. sets= asp GENERATE UST = i1.10Q. 'GENERATE UST TOTAL = $31,00 • TOTAL - —'` May, 7, 2007 10: 26AM •RIS MCMONAGLE ASSOC , No. 2675 P. 1 HARRIS - MeMONAGLE ASSOCIATES INC. ENGINEERS-SURVEYORS-PLANNERS 12555 SW HALL BOULEVARD TIGARD, OREGON 97223 TEL(503)639-3453 FAX(503)639-1232 May 7,2007 City of Tigard Community Development Dept. 13125 SW Hall Blvd. Tigard,Oregon 97223 REQUEST: For 500-Foot Property Mailing List Al nt Podklyv Attached to this fax is the request form for mailing labels for an upcoming neighborhood • meeting. Please let me know when they are ready and I will drop off the fee at that time. Sincerely Steve Bloomquist Land Use Planner • [ 2S 1 10BC "--.',--. 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Alle GEOGRAPHIC INFORMATION SYSTEM AREA NOTIFIED Co? _ CT 251101102000 WILDWOOD S // (500') 2Sn00000300 ,. 8110080• / 25noB000000 251100000700 ca 2S1101C01400 O""® \\ I W ~ CO BOO FOR: Steve Bloomquist W 20 MCO 100 1.11 x , OB00100' YsnaBC0e2Be " 201100000901 RE: 2S110BC, 1201 25neB0009Be F-- men .0 251100000000 _1 201101000581 W 2511 10500 281 I 12000 I AO BULL MOUNTAIN RD \• \\ OBCO 100 CO Y00I 251WBCB 501 MI IC '` \ — I r 2S BCO 000 ISTIB25n ee Sae/ CCO tel .l IIP" eB# I II •W LEGEND: WINTERVIE�N oa111 e. oe C e1 2snoeceuea 251 Bee ale – 0 C e Q— j SUBJECT 141SWie °y / A SITE"0 700 \` ml,e 111 OBC -,0 e. . �� nee e,. ® — S0 U . TH. 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Information is should be verifiedonthis withmap the Developmentforgenerallocation Services Divisiononlyand • i ' DR 13' 'W Hall Blvd CI l N )R 972and 3 or 1110 \ ht d.9ti9a d'or.us • • 110BC-02900 2S110BC-09700 20 068 RTITION PLAT COOPER BENJAMIN& OW OF LOTS 1-3 STRASSER JENNIFER • 14560 SW 120TH PL TIGARD,OR 97224 2S110BC-08500 2S110BA-06800 BENSINGER GREGORY A&JODIE L DAWSON KENNETH L&MELANIE A 12468 SW ASPEN RIDGE DR 12036 SW WILDWOOD ST TIGARD,OR 97224 TIGARD,OR 97224 2S110BC-03200 2S110BC-08000 BLACK THOMAS A&DONA R DEBIEN MICHAEL 12455 SW WINTERVIEW DR 12438 SW ASPEN RIDGE DR TIGARD,OR 97224 TIGARD,OR 97224 2S110BC-06000 2S110BC-02700 BUIZON ARTHUR Z DOWSETT A BARRY&SHARON P 12350 SW THORNWOOD DR 14640 SW 120TH PL TIGARD,OR 97223 TIGARD,OR 97224 2S110BC-01400 2S110BC-05300 BULL MOUNTAIN ESTATES LLC EGAN TRACY S& 735 SW 158TH AVE BITTS LAURA K BEAVERTON,OR 97006 12265 SW THORNWOOD DR TIGARD,OR 97224 • 2S110BC-05600 2S110BC-07700 CHEUNG DAVID H&LIANA LA ERNST ROBERT H&DEW J 12260 SW THORNWOOD DR 12410 SW ASPEN RIDGE DR TIGARD,OR 97224 TIGARD,OR 97224 2S110BC-04400 2S110BC-03000 CHINNAIAN RAJENDRAN FARMER MICHAEL W&VALORIE S 12440 SW WINTERVIEW LN 12495 SW WINTERVIEW DR TIGARD,OR 97224 TIGARD,OR 97224 2S110BC-04100 2S110BC-00700 CHRISTENSEN BRYAN E&LILY FITZWATER D SCOTT AND 12370 SW WINTERVIEW LN KARLENE G TIGARD,OR 97224 12350 SW CORYLUS CT TIGARD,OR 97224 2S110BC-00501 2S110BC-02000 CLINTON MARY A FORD ERIC L&BARBARA J 9865 SW VIEW CT 12096 SW ASPENRIDGE DR TIGARD, OR 97224 TIGARD,OR 97224 • 2S110BC-06400 2S110BC-03500 COMRIE JOHN P&CHERYL M FRANCO FAMILY TRUST 12365 SW ASPEN DR BY EDWARD/ALBERTINA FRANCO TRS TIGARD,OR 97223 12395 SW WINTERVIEW DR TIGARD,OR 97224 2S110BC-06600 • 2S110BC-03700 • FREY ANDREW J&JENNIFER H HAMMERLY MATTHEW D/DIANE D 12325 SW ASPEN RIDGE DR 12345 SW WINTERVIEW DR joh• TIGARD,OR 97224 TIGARD,OR 97224 2S110CB-01800 2S110BC-06900 FROUDE FAMILY TRUST AGREEMENT HARRIS DAVID J&MICHELLE A BY CARL J&BEVERLY J FROUDE TRS 12255 SW ASPEN RIDGE DR 12200 SW BULL MTN RD TIGARD,OR 97224 TIGARD,OR 97224 2S110BC-01300 2S110BC-04600 F UDE FAMI TRUST AGREEMENT HAYES KYLE R&MICHELLE M BY C L EVERLY J FROUDE TRS 12459 SW ASPEN RIDGE DR 1220 BULL MTN RD TIGARD,OR 97224 T ARD,0 97224 2S110BC-06100 2S1108B-02000 FULCHER JOHN M&SANDRA L HELSETH DENNIS H AND 12370 SW THORNWOOD DR NANCY L TIGARD,OR 97224 14420 SW HAZELHILL DR TIGARD,OR 97224 2S11OBC-07100 2S110BC-07000 GALLAGHER SCOTT A&SARAH L HOGEN MICHAEL C&JULIE L 22223 SW 110TH PL 12250 SW ASPEN RIDGE DR TUALATIN,OR 97062 TIGARD,OR 97224 25110BC-04800 2S110BC-03900 GARNER GARTH J&NAOMI J HUMMERT ROBERT S&SHARON A 12365 SW THORNWOOD DR 12330 SW WINTERVIEW LN TIGARD,OR 97223 TIGARD,OR 97224 2S110BC-03600 2S110BC-02800 GEORGE STANLEY&DEBORAH IRISH SARA L 12365 SW WINTERVIEW DR 14680 SW 120TH PL TIGARD,OR 97223 TIGARD,OR 97224 2S110BC-01201 2S110BC-01600 GOODLETT MARSHALL BUILDING& JOHNSON PAMELLA SIMS DEVELOPMENT CO INC 12235 SW BULL MOUNTIAN RD PO BOX 91551 TIGARD,OR 97224 PORTLAND,OR 97291 2S110BC-07900 2 10BC-00500 GRUNDY MICHAEL E&NANCY J JO 0 AMELLA SIMS 12432 SW ASPEN RIDGE DR 122 BULL MOUNTIAN RD TIGARD,OR 97224 T ARD,0 97224 2S110BC-07800 2S110BC-04700 HAGE MARC KAUFMANN BRYAN D&SHELLEY M 12426 SW ASPEN RIDGE DR 12385 SW THORNWOOD DR TIGARD,OR 97224 TIGARD,OR 97224 • imp 2S110BC-08600 2S110BC-07400 KEANE M DENNIS&KATHLEEN A LAVRINENKO IGOR V 12474 SW ASPEN RIDGE DR 12340 SW ASPEN RIDGE DR • TIGARD,OR 97224 TIGARD,OR 97224 2S110BC-05900 2S110BC-05400 KEHE FAMILY TRUST LE HUY B& 12330 SW THORNWOOD DR DO MINH T TIGARD,OR 97224 12245 SW THORNWOOD DR TIGARD,OR 97223 2S110BC-00600 2S110BC-07300 KENT ROBERT L&JUDITH A LIBBY FAMILY REV LIV TRUST 14615 SW HAZELTREE TER BY ROBERT i/MENA ALIBBY TRS TIGARD,OR 97224 12320 SW ASPEN RIDGE DR TIGARD,OR 97224 2S110BC-06200 2S1106C-04000 KEUFTEDJIAN ALBERT A LIM CHHENG LY& 12390 SW THORNWOOD DR LIM YOUHENG LENG TIGARD,OR 97224 12350 SW WINTERVIEW LN TIGARD,OR 97224 2S110BC-02100 2S110BC-06300 KIM JIN YOUNG AND OK LLANES DAVID&IRMA 12055 SW ASPEN RIDGE DR 12385 SW ASPEN RIDGE DR TIGARD,OR 97224 TIGARD,OR 97224 • 2S110BC-06800 2S110BA-06700 KIM YUMI MAJORS WILLIAM JOSEPH/MARTHA JA 12275 SW ASPEN RIDGE DR 12058 SW WILDWOOD ST TIGARD,OR 97223 TIGARD,OR 97224 2S110BC-08800 2S110BC-04300 KIMMI EDWARD S MCPHERSON JOHN WESLEY& 12490 SW WINTERVIEW DR JENNIFER L TIGARD,OR 97224 12420 SW WINTERVIEW DR TIGARD,OR 97224 231106C-05700 2S110BC-00800 LAI LONG SOK& NAIDU MOHAN KUMAR T& CHEN JUAN YAN NAIDU RAMA T 12290 SW THORNWOOD DR 12380 SW CORYLUS CT TIGARD,OR 97224 TIGARD,OR 97224 2S110BC-03400 2S110BC-04200 LAM ALISON C NGUYEN MAI-TRANG 12425 SW WINTERVIEW LN 12390 SW WINTERVIEW DR TIGARD, OR 97224 TIGARD,OR 97224 . 2S110BC-00200 2S110BC-05000 LASSELLE COURTNEY D TRUST NORETTO NED J& BY COURTNEY D LASSELLE TR DIXON-NORETTO TONJA M 12175 SW BULL MOUNTAIN RD 12325 SW THORNWOOD DR TIGARD,OR 97224 TIGARD,OR 97224 2S110BC-09800 • 2S110BC-09900 • PEPPER TIMOTHY SCHWINGHAMMER SHARON H& 14550 SW 120TH PL SCHWINGHAMMER MICHAEL D TIGARD,OR 97224 14580 SW 120TH PL • TIGARD,OR 97224 2S110BC-05500 2S110BC-03300 PETERS RONALD D&ILA M SHAMS AHMED M 12240 SW THORNWOOD DR 12435 SW WINTER VIEW LN TIGARD,OR 97224 TIGARD,OR 97224 2S110BC-03800 2S110BC-00300 PHAN STEVEN K SHARP THOMAS J&PATRICIA J 12325 SW WINTERVIEW LN 14440 SW HAZELHILL DR TIGARD,OR 97224 TIGARD,OR 97223 2S110BC-06700 2S110BC-08200 PHUA CHENG C& SHOOP JACOB A TANG LAI L 12450 SW ASPEN RIDGE DR 12305 SW ASPEN RIDGE DR TIGARD,OR 97224 TIGARD,OR 97223 2S110BC-05800 2S110CB-00201 RAY ROBIN SYDNE SMITH EULA L 12310 SW THORNWOOD DR 12239 SW BEEF BEND RD TIGARD,OR 97224 TIGARD,OR 97224 • 2S1106C-00400 2S110BC-08300 REINSTADLER WILLIAM R& TABLER TIMOTHY J CHERYL A 12456 SW ASPEND RIDGE DR 14550 SW HAZELTREE TER TIGARD,OR 97224 TIGARD,OR 97224 2S110BC-01700 2 110BC-10200 ROBINSON CONSTANCE A TIG OF 12000 SW VIEWCREST CT 131 ALL BLVD TIGARD,OR 97224 , ARD,OR 97223 2S110BC-05100 2S 10BC-0240 ROSARIO ALLISON R TIG D OF 12305 SW THORNWOOD DR 1312 HALL BLVD TIGARD,OR 97224 T ARD,0 97223 2S110BC-04900 2S1100B-00300 ROWE SCOTT B&KRISTINA A TIGARD WATER DISTRICT---pail:.Del n I 12345 SW THORNWOOD DR 8777 SW BURNHAM ST TIGARD,OR 97224 PO BOX 23000 TIGARD,OR 97223 2S110BC-06500 2 110BC-00900 • SADIGHI FREYDOON&ERIKA TIG• 'D WAT DISTRICT 12345 SW ASPEN RIDGE DR 8777 S ' :i RNHAM ST TIGARD, OR 97224 PO Bo ''00 T=ARD,OR '7223 2S110BC-05200 • 2S110BC-03100 • TRAN CYNTHIA LE WHITTEN LORA C& 12285 SW THORNWOOD DR SHEPHERD ERIC J TIGARD,OR 97224 12485 SW WINTERVIEW DR • TIGARD,OR 97224 2S110BC-08100 2S110BC-07500 UTBERG DOUGLAS J&JASMINE M WILLIAMS BLAKE&MELISSA 12444 SW ASPEN RIDGE DR 12360 SW ASPEN RIDGE DR TIGARD, OR 97224 TIGARD,OR 97224 2S110BC-09600 2S110BC-07600 VENTURE PROPERTIES INC WRIGHT DANIEL A&JANET L 4230 GALEWOOD ST STE 100 12380 SW ASPEN RIDGE DR LAKE OSWEGO, OR 97035 TIGARD,OR 97224 2S1 OBC-09400 VEN OPERTIES INC 423 A WOOD ST STE 100 E OS 0,OR 97035 2S 1OBC-09500 VE R OPERTIES INC 4230 WOOD ST STE 100 OSWE O,OR 97035 • 2S110BC-04500 WANDERSCHEID SEAN R&ERIN D 12465 SW ASPEN RIDGE DR TIGARD,OR 97224 2S110BC-08700 WEBER LANNY J&NANCY A 12480 SW ASPEN RIDGE DR TIGARD,OR 97224 2S110BC-08400 WEHRS JAMES A&DIANE 12462 SW ASPEN RIDGE DR TIGARD,OR 97224 2S110BC-07200 WELLS ALEX M&KRISTINA M 12300 SW ASPEN RIDGE DR TIGARD, OR 97224 251106D-00901 •WHITNEY PAUL AND DIANE 12035 SW BULL MTN RD TIGARD, OR 97224 • Charlie and Larie Stalzer Susan Beilke 14781 SW Juliet Terrace 11755 SW 114th Place • Tigard, OR 97224 Tigard, OR 97223 Craig Smelter David Walsh PO Box 1467 10236 SW Stuart Court Tualatin, OR 97062 Tigard, OR 97223 Harold and Ruth Howland 13145 SW Banish Tigard, OR 97223 Kevin Hogan 14357 SW 133rd Avenue Tigard, OR 97224 Gretchen Buehner 13249 SW 136th Place Tigard, OR 97224 •CPO4E3 Holly Shumway, Chair 14535 SW Woodhue Street Tigard, OR 97224 Beverly Froude 12200 SW Bull Mountain Road Tigard, OR 97224 Barry Albertson 15445 SW 150th Avenue Tigard, OR 97224 John Frewing 7110 SW Lola Lane Tigard, OR 97223 •04B 16200 SW Pacific Highway, Suite H242 Tigard, OR 97224 CITY OF TIGARD - WEST INTERESTED PARTIES lop. I of 11 li:\curoln\setup\labels\CIT West.docl UPDATED: 4-May-07 NEIGHBORHOOD MEETING ATTENDANCE ROSTER PROJECT RCS Y 60 LO i 'AX '%`%5' LZEETING DATE: - S - PLEASE PRINT LEGIBLY! NAME MAILING ADDRESS & CITY, STATE ZIP CODE PHONE # E-MAIL ADDRESS • � , -5tt! , -R> lam. paiNne,Lcit,do k rjt eT��—t-�l �.��� ��1- CQ l S3G va e,J 9 7.7 .Sa 1 � � l.�,�-e r �i a rr� Lf r,„k 01;r,,q-ry„ Cow-. T Piz-17) (dc.y 7p-i-0 • • • ES c ! . RCHARD • • I Lu LL IIQ I 3 0 ____,/ _ ! LLI ________) SW BULL MOUNTAIN ROAD Z - •w...,.....• 54' fib' 61 W 4P. FIRE TURNAROUND I i Q j b'< I j O 8 9 ZW 1 �P I 3 r. I 4 5,085 SF I o�i1 5(t`q-SF'�Q' °� 5,184 SF IIS' II 5,579 SF q \ n N II II 11 I o lL lI 1, I O� 1 1 I I I I _ ' QZ 1---- -T--__ 1 L 1 L___-_•4I I \ 1 ^3 CD L-----1 1 1 o I # g I O 1 .5L.:---1 1 I I dq3 7f z 1 -_ 1 I ,I - iiii, �1.��� .----._____„____.. . . „===6 -waw o * :: ��'�UI PUWTER cQ -__TT-- --'-- .. �� TAX MAP 2S-1— 1 l;; 1i 1 Q i I i i 5 "' TAX LOT 1300 I 1 _-1_t 4.764 SF o �1 5.680 SF i 3 ' \ 1 4.87 ACRES I. I --I o O I ____ N IIIf 1L______-100 -____ L___ ^,;,�.,_ N ZONED R-6 WAS 0 i � 5 SIDEWALK EAST-Er 6 In 1 11 1 Z i n IL T_ --1 , 4.640 SF 10 O I 5 I T 1�" �uuQ I 5,452 SF I I I � 8 55 I i 1 I II \ cin i 1 _____1 -----------1 9� I I 11' 11' I 1 8 I I -- I 7 IL__ --J 1 L____-J 6,481 SF i-• 1• 5.974so. N SF L-----11 1 h • I I 6•s S6' 1 1 9. 20 '! 1 ------4 21 141.17 22 THO NWObD ' %V . 23 24 25 0 S20 w CURRENT ZONING WASHINGTON COUNTY R-6 SITE INFORMATION: CITY OF TIGARD ZONING R-7 TAX MAP 2S-1-10BC T/L 1201 ZONING DISTRICT DIMENSIONAL REQUIREMENTS 12300 SW BULL MOUNTAIN ROAD I MIN OT SIZE = 5,000 SF GROSS SITE AREA = 1.64 ACRES IN A SUBDIVISION LOT SIZES MAY BE AVG. TO ALLOW LESS THAN THE MIN. SIZE ALL LOTS CREATED BY THIS PROVISION CANNOT BE LESS THAN 80% THE MIN OR 4,000 S.F. x AVG. MIN. LOT WIDTH = 50 DENSITY COMPUTATION: MAX. BUILDING HEIGHT = 35 FT. GROSS (EXISTING) PROJECT AREA 1.64 AC-71,438 S.F. DEDUCTIONS: MAX SITE COVERAGE = 80% INTERIOR PUBLIC STREETS 10,930 S.F. S MIN. LANDSCAPED AREA = 20% INTERIOR PRIVATE STREET 3,728 S.F. R/w DEDICATION SW Bull Mountain Rd. S.F. SETBACKS 255+ SLOPE AREAS 0 S.F. • SUB-TOTAL DEDUCTIONS 17,408 S.F. FRONT = 15 FT. NET DEVELOPMENT AREA .. 54,030 S.F. R GARAGE = 20 FT. ZONE R-7 DENSITY SIDE = 5 FT. MAX. NUMBER OF LOTS -NET AREA/ 5000 S.F.-11 LOTS REAR = 15 FT. MINIMUM NUMBER OF LOTS =9 LOTS LOTS PROPOSED - 10 STREET SIDE = 10 FT. AVERAGE LOT AREA - 54,028 / 10 LOTS - 5,402 S.F. PER LOT ACTUAL AVG. LOT AREA- 5,502 0 • • • TROY PARK Neighborhood Meeting Minutes Prepared on June 6, 2007 The neighborhood meeting took place on June 5th, 2007 at 6:30 P.M. in the Town Hall Meeting Room, at the City of Tigard. After everyone was seated and had a chance to sign the attendance sheet the meeting started at 6:35 pm. Steve Bloomquist with Harris McMonagle Assoc. Inc. introduced himself and started the meeting by reading the City of Tigard's Statement of Purpose as required by the City for all neighborhood meetings. Mr. Bloomquist then described the existing conditions of the site. The site's location is on the south side of Bull Mountain Road and east of the terminus of Winterview Drive. A single-family home is located on the middle portion of the property. Vegetation on the property currently consists of landscaping typical for an established single family home, grassy areas and trees. The gross project site area is 1.64 acres, and the site is currently zoned R-6 within Washington County. It was further discussed the site is currently in the process of being Annexed into the City of Tigard and zoned R-7. Approval for the annexation was expected on or after the date June 12, 2007. Mr. Bloomquist described current zoning of adjacent properties and stated that to the west and south properties were developed and zoned R-6 within the City of Tigard. Properties to the north across Bull Mountain Road were also developed and zoned R-1 within the City of Tigard. Directly to the east is a larger 4+ acre parcel developed with a single family residence, zoned R-6 • in Washington County. Mr. Bloomquist displayed a 24X36 exhibit and distributed reduced copies of the current site plan for the 10 Lot Subdivision. All of the lots would directly access the site from the extension of SW Winterview Drive through the site to the east. Direct access onto SW Bull Mountain Road would not be allowed. R-6 zoning requirements were reviewed and discussed in detail. Minimum and Maximum density requirements were also discussed. Utilities and public improvements were also reviewed. The floor was opened up for questions. How tall can the homes be? Response: The R-7 zone allows homes to be built with a maximum height of 35 feet. Why is the City requiring sidewalks and planter strips along Winterview Drive when only sidewalks were only required for the Thornwood development to the east? Response: The public street improvements have changed because the City adopted a new Transportation Plan in early 2002. The improvements that were constructed along Winterview Drive were designed prior to 2002 and did not require planter strips. The updated Transportation Plan now requires planter strips in addition to sidewalks on most public streets. Public right of way widths were also increased under the new Plan. Will the City allow SW Winterview Drive to be constructed with public improvements that match the existing improvements that exist today? It doesn't make more sense to have a streetscape that does not look similar to what has already been built. • • Response: The City makes decisions for Land Use Reviews on a case by case basis and a ivalid argument has to be made as to why the improvement cannot be constructed. Can the public improvements be designed and constructed so that the mature trees along SW Bull Mountain Road do not have to be cut? Response: I will look into the possibility. How many trips will be generated by this project? Response: Generally speaking each lot will generate an average of 10 trips per day. What kind of homes will be constructed? Response: The new homes will be single family detached units. A plan depicting typical R-7 setbacks on each parcel was shown at the meeting. How far apart will the homes be? Response: The houses are required to be setback 5 feet on the interior sides yards and at least 10 feet on the street side. Where will everyone park? Response: There will be parking on one side of the public street, and also in the garages and driveways. The homes will be built with two car garages that would also allow room for two additional cars in the driveway. • Will lighting be required for the development? If so can a baffle device be installed along Bull Mtn. Rd. to redirect the light away from my house? Response: Lighting will be required along Bull Mountain Road and Winterview Drive. The lighting will be similar to the Thornwood development to the west. Will there be a fence along my side property line? My lot is right next door to the east. I have been having problems with people coming into my yard from the Thornwood development. Response: We are not required to and I don't know for sure, but I will discuss your concerns with the developer. I would think the developer would want to buffer the houses from your yard with a fence similar to what has been constructed along east side of the Thornwood development. The meeting adjourned at 7:30 pm These meeting notes were prepared by Steve Bloomquist of Harris McMonagle Assoc. Inc. • _ _ 7-NO PAK :. ‘. ♦E .. DEVELOPMENT REVIEW PLANS Ab° ❑'1 LOCATED IN THE NW 1/4 OF THE SW SECTION 10 TOWNSHIP 2 SOUTH RANGE 1 WEST, WILLAMETTE R.1 'R1•A.T AO P MERIDIAN WASHINGTON COUNTY, OREGON Rb ,�P PLAT BOOKL.d9 PAE 37 ,,,,,4'4 c Tx o ,1r''�If Qryl`LO INST P O .,4-#4:0-s9 P 1 SW BULL MOUNTAIN ROAD (C3 COLLECTOR) (7:71_41) VICINITY MAP y •.. .:• - NOT TO SCALE APPLICANT: T s z E '"" I ENGINEER. PLANNER. & SURVEYOR: , GOODLETT MARSHALL BUILDING HARRIS-MCMONAGLE ASSOCIATES, INC. .n1E WPM.° Ido DEV. CO. INC. 12555 S. HALL BLVD. • 3 P.O.BOX 91551 TIGARD, 8 9 2 PHONE.(5 97223-6287 6 7 'T 3800 I PORTLAND,OREGON 97291 PHONE(503)639-3453 4 S T/L 3600 T/L 3700 n PHONE 503-297-1881 I I ARBORIST: - TRAOF ,I1 I - SITE INFORMATION: TREE CARE AND LANDSCAPES ,r - TN(MAP 25-1-I0BC T/L 1201 UNUNITED r''- P.0.Box 1566 ". y, IA I. 12300 SW BULL MOUNTAIN ROAD LAKE OSWEGO.OREGON 97035 GROSS SITE AREA= 1.64 ACRES SW WINTERVIEW DR. 1 ,� PHONE 503-635-3165 _.-_. QTNSITY COMPUTATIONS • GROSS(EXISTING)PROJECT AREA 71,138 S F TAX MAP 25-I-108C DEDUCTIONS: TAX LOT 1300 INTERIOR PUBLIC STREETS 11,800 S.F. 10 INTERIOR PRIVATE DRIVES 2,684 S.F. - 4.87 ACRES R/W DEDICATION SW Bull Mountoin RC 3.730 S.F. 15 14 13 2584 SLOPE AREAS 0 S F. 12 11 10 SUB-TOTAL DEDUCTIONS 18,214 S.F. T/L 4100 T/L 4000 T/L 3900 NET DEVELOPMENT AREA- 53,224 S.F. ZONE R-7 MAX.NUMBER OF LOTS=NET AREA/5000 S.F.=10.8 MINIMUM NUMBER OF LOTS=10.6.080=BA LOTS PROPOSED= 10 e, , AVERAGE LOT AREA 53,224/10 LOTS-5,322 S.F.PER LOT 16 7NO PARK17 18 • 19 20 �'0,, DEVELOPMENT REVIEW PLANS 21 ,1 AUGUST 17,2007 T/L 5000 °"'"'' SHEET INDEX T/22100 23 24 25 N NMI COVER SHEET AND VICINITY MAP 1 of 8 . ..-. T/L 5200 TA 5300 TA 5400 1 T. L EXISTING CONDITIONS PLAN 2 of 8 ' PROPOSED PRELIMINARY PLAT 3 of 8 $ GRADING AND TREE PRESERVATION PLAN 4 of 8 • STREET PROFILES SITE DISTANCE AND SUPPLEMENTAL PLAN 5 of 8 • SW THORNWOOD DR. _ PRELIM PRELIMINARY UTILITY PLAN 6 of 8 I BO 33 32 _.... ._._ ....,..,."_ . a :�b TREE MITIGATION AND STREET TREE PLAN 7 of 8 31 AERIAL PHOTOGRAPH AND CIRCULATION PLAN 8 of 8 1111 • III 1 I LEGEND °o �o` 4a TREE GREATER THAN 12" DBH o�6 PLAT BOK 39 PAE 37 of G o0° }.' ,gyp+ ZONED R 1 CITY OR TIGARD °� ,' TREE LESS THAN 12" DBH -s W o° ,c,',5§, NOTE: REFER TO ARBORIST REPORT FOR w e �,� e°�~ s ZONED R-1 CITY OF TIGARD FOR SPECIFICS ON TREE SPECIES, DBH, --I.I 0 ,-�o' P+`SP 5 AND HEALTH. N I ' , gg - =I H - -_- ____ --- 4 _-- 47 gy) gULL MOUNTAIN ROAD (C3 COLLECTOR? _ _ __ OLLECTOR — — — . .., vet . 916(OFF PRWER7YJ 1 0,M1`;0``�1(� 19]5(=)/A L r IFJWTURNAROUNDFTURNAROUND 1979 ,,,,j,..0.4y19]x_ 4 S,tl 1971 Y 6 7 $ T/L 3800m ‘I. /97.1------1972.0 '.419]0 JX 3 4 5 /L 3600FL 37009euwwr _ 1965 ,. 1968,. ZONED R:.-7 CITY OF TIGARD 8 r969� ,�56 1.957 1 1 N T1 71 QCT (voo ) » .. ,!,962961 9 3 _. 98.5 9 4 r959 2Iti - xsnxc55 - S-, -... r981) M '' (�1 '•aaA 1556 I 5 , SW- 1.0- EW SDR- Sl 1ow+) 956 Q oBC } t.:9 � z N TAX MAP 2S-1-1 A. �g€��� \ . o Ieb n TAX LOT 1300 •-"gr-': n$761 � � Y X3133 III ZONED R-7 CITY OF TIGARD.:- .N r987— 4.87 ACRES `g $ I81 �, 15 14. 13r- a 12 11 10 >< o-ZONED R-6 WASHINGTON COUNTY 58 T/1 4100 T/L 4000 T 3900 . Q� • 57 { y\ Z .... .. 1969 a 16 a -.. r99,�\ _ • �. _ es J _ Q 0 18 19 2q 9t.W d 56 17 N o 1 N1414117J5 W } 2 T/L-5000 • - N ���E O TEMP FWE iVRN/R01,WO - - �� I- C7 55 t ? 22 I. T/L 5100 23 24" 25 � �'ti�> . "- 1111' T/L 5200 T/L 5300 '-TJL 5400 S X TRACT. ZONED:R-7 CITY OF TIGARD � W 54 "7/z]a7 a ,� 2 . Loam 8 410 • 0 SW, (03 COLLECTOR) I c NOTE: ALL LOTS WILL HAVE MORE THAN 2 g BULL MOUNTAIN ROAD — — — OFfSTREET PARKING SPACES S W (DOUBLE CAR GARAGES) E _-_— — aow oco. 2 a y . �" i'7W DEDICATION } 61 P/Lyy,e 54. Sc Mama-ter P L `gf 50' NT.B L MOUNTAIN ROAD ss E..onB .E NO VE ICLE ACCESS ALLOWED -�a a� wu Q d v �^ ms " " TEMP. FIRE TURNAROUND o �. G ^ a+- .+o � 8 9 0 1 "' '1 a•' 3 "m 5.46Y9 SF =` _.*+. G v • T/L 3800 n 4,973 SF s,o7s SF 5,076 SF �ycuss'r.v,w,c mrxre ,.�-..•..`� 0 /T/L7O0 yY11.11111)L«« e II-)way war MACE ASPWLr M 2 UM 0-v2 U£RIAY 1+cW FT.ro GRG 20 FT TO INTERIOR PUBLIC STREET 20 FT.i0 GRG 15'FT PUBLIC VIEW DRIVE zo Er.ro cBc ;�s'Er.ro. 1 SW 15 FT w. is Er.m wo scut TRACT -t----------- 55. F• 8 PUE 58' q _. I 54' .. 1 PLANTER , PIRkIND I S. PA u N s o .._ I PARIGND 1 I IRE IURNARWND _ a"•`T g N S S I I 20 20• rENP.FXI _("'"'O AREA _—___ . MUMWINTERVIEW DR. P �+ - - - - 1- - -1 � I r"'C'' ra --j� - U • P,, __- ! PLANER 1 ._. 3�tF. p�i►jees�iee/ •. . >�r9«c g massolgom 88 8 PUE ¢ • r,/•Y 1 mum Boa Ip PAIIXWG(BUM M.a!SIREED ILl1b F - -- 101 _-_._-.---_ - - - o-sr.so.ro: TAX MAP rnIL.�L� 3'�- a 48yi io'sr.m ro. > ° I. TRACT A PRIVATE STREET TRACT a-aa 9u �L 8 TAX LOT 1 TYPICAL STREET SEETION s `sy to 2 4,587 SF i''.'_lg 1i'[ n s.as7 SF g 4.87 ACRE P/L a aLr 10 s'm w a .4 2'...1.-1:".... °.,wBOL DO' 00 T/L 4000 5 SIDEWALK,EASEMENT 5 a0 amor r- W T/L 3900 s o.ro �t 6 . III 9 9 .. w. I }. - 4,640 SF Y as - Exmxo wceM vBE OF w•B 5.452 SF 9 I Q'L co r C> Lr /r e..a r Awwx oL„r,E „t . ---.E.-0-0-.-1-... /.Y 1 u_�,,..ou 2 � �� � 5 SU.ro. W�PMfNU EITHER SOD P•BILL YM BUN. y o w: mo arEcr AccEs two Buu uoGwr ROAR. r rc 1 uc L� 2" 1 e1 SW BULL MOUNTAIN ROAD ¢ —i p a 1 5 so.YU. m s. ro: , 1 e (C3 COLLECTOR STREET) Q } it „• j c TYPICAL 1/2 STREET SECTION a CC 8 CL CC 5.974 SF " � wt 6,481 SF N > CD M sa ri H W 9 LO L5 11) 5' U ro IS ^1 54' 87' .,. ,a. ,,,,,,,,,,,„ 1 8/177 3 T/L 5000 B B 10 /5 581881.1 , s. wow 8 • 1111/ • 6°o PLAT BOOK dI 9 PAE 37 0��° ; },o +Ct opo oe LEGEND t� J I (�I- hi �P 1 10 Z'0 1059 TREE i0 REAWN i Q Ift it Q tiO 16� SPO q5'',0) �ry INDICATES TREE TO BE REMOVED =I P+ PV 4 1' ,(Y-- dpi' ,TREE LESS THAN 12-DEM - ' TROY BARN TREE CA LUAT°. (axxR nxo 'ovci/A,061)6) 3 STAB BULL MOUNTAIN ROAD g.C3 COLLECTOR) �- __� _ �,�„ }(CRA 147) na Me €v2 8 HW96 -r -F- -F- --F sem I➢N POINT 6 ,w1 o.MoMneI NO fliiiia ! Nltll T-TMINIMMINION ____ ::111\1976 OfF PROPERTY) s sw r.. mT _ l� .71 /11 Ce ���Wy ...,. LWT. ® '{' M 11 ur.v ma..O... WSI S � 1E g77 - 1 1975L'�y t .. n tea•a-+a 1Pew , ,s a it ti�� 166 E 7Eyp,f1RE TURf{NOI1N0 1979 _y 19)1 A ti�N 8 9 ' 2 3 H Y sn s— I[o`�" 6 T/LPIO �600 T/L 3700 T/L 3800 - 98IXRSPR) 197.T x197 at Yc�•970 ti`s ) 96 ‘.4 INO X 969 REPORT FOR rseErsv) w-srmET,9W as NExTx 1961 166 - 967 AR..ol ..PROM." 1tlI..�.,P 5.5 TRACT 1951) CIRMOIMOIMNIMAggrtkv7P'ARIVO iaw i.,,,of 000000 Exempt re.m.401.401.A)•,a S NS.))- s mo _. ... -.. - 9+00 ,96i, 96 �„.,.,i; t 77 N.M.Tr...'(-s E+NPRO m.e,r " X1$1D4 5-.SI ALK 1981 �. I8+e': MX..0 4 T' 1959 Na„.a w.M Tr.aw,«..,Y To w yi 9 To.6+D0 SW WINTE7f �E ND �_' -;„„,„,.. , ____:-....g---..."11��. �1ss7 Tno n a w...w Tm�Ld.A.0 L TNun...,041.1 o x w,,.,.. Gr. co- s T yU� I `.I ,. .v. . (/ ax 1 . f 111' . -i� „� ,gE1_ Dm.. .r N EANNRI Tram O 1 :.. �w.�,� Nro.,�RM.. f�fF.I®.. R.as.n ON xKn.. 985 6 i`,: .AX MAP 25-1-1080 a g 5 1.86 TAX LOT 1300 13 9x7— ;: 4.87 ACRES a'o- 4 12 1 1 '`I I A g r T/L 4100 T/L 4000 T/10900 5 SIDEWALK EASEMENT • $ NEi (P006) 6. r: I ........ .. ..... ........ ._ ........LOX P{MMT.EI.62 ;492¢1.... ...... .... :..... ... LV I by ?; • • Q OW POINT 57 1480'start Deuce P�1 n s+3541 E7 • ZONED R-1 CITY OF TIGARD Q �QQ Q\ e tuu,MOIRE BR®I PM uFv Etas 2 I L + DESIDM OOMmaL Pi. CREST itX11O.L CIIM • AD 150 1P' tP ............• ........ *II MPH CE51011 59®Yr40.0 I........ ........... K.-0..04 . ..... 1 _..._. t __ 1 .00 I •rn STb a 95.74 �I : 10©0000 :VC I ------------- --------------- P.1 EIEV ae2 e4 • - AD -EDD 8%! ' x -nm ...... TT ige'$ SW BULL MOUNTAIN ROAD W e o p1D CURB AHo soEWAuc&1� GP y _+�_I---� I_—� —1-`---H—'� ue.�. —+ �_ +— r w I1I/(�-,� C3 COLLEC ,,,,, 3 SK BULL MOUNTAIN RD �' —-�— ,K, e __...... ..__... r..yTAJ+sO�C M92.W_... , '42YTN "FS614G _.._.. ._. ....... .... s. t ,•:r.1 EDGE M PMELE re 43 � I I ..;.. .... � Q 'B fvs" va I I a o R a q .. , I I 7 8 9 4 2 3 10S3A OF LOT AREA sox or LOT AREA ED AREA m • E �_ � a &I P. &I • T/L 3600 /L 3700 T/L 3800 B RT 1. B6V KOMI b tsM P II f<' • uc j° 1.. .. .. .... ........ - ,�„ ... .. .._... .... ..... ....._ ITY 0 ARD n G 1 z 1 so .... X =<' ;TRACT: 11 F TIG • + . ma • E ' _- __-- �CFNrFRUNE • ✓nn�l95 �i,lo 10 9000 10400 • 11400 1Ri PLVR[R .. •. F D . _.. _ .... ..... ... D 50 a SW BULL MOUNTAIN ROAD i:5 $IOEWAUI:' - - .. l le+oo 9+00 I -_—i-:. LOLL MILE 6+ —i-SW_WIN, E7-+-EW+DR;____-___+_,...42-4-- +- 1------ E _ e nAJm • .._ .. I ......_.- ..._.. -._._ EXfSttHG 5' -. = b T X N • fucN Paver t}cv BOD 17 r AAr11TR 1 r G NicN iglNf sitA-eaBR 9O I Fi a Y i d AX I o nLwALL �se [np— SLCzIIT�LSTF�NC�_ - PN •BTA+7+01.00 ; n I 0 R 'R ux - PJI STA-I 28+00 0 of m 3, ...F,C..BLEY-500.8¢.- .__... ........ .. .... __ 4.67 AD - 1250 I : - ,..PN _._.__. '3 R- TIGARD a ,X 2 TrEv:--Bezm "-- ZONED 7 CITY OF yyDl` _ K A.:24.00 z K-'.10.00 (7 7 • "o°" n _ � a ptD .._8+...STA 500.40; Z+O19A .... 1D• j-^.1350000' VC T/1200 T/1 4000 T 10L 900 s 60 0 Egs2K r 0 aREB a ` PA ELEV BOOM :m --_-. .... __ _. f: ..Ao a so niii aa K 2.00 I g. # E 9 e R N9o� .:'/ -- L .'� 1. K tL • 0 > 50aux .TT [f'- TLE or,Or ucn - In r LOT n - 51513 11 <� <EK6 WG + 0U o $m b e -oil DR IID 1 I TQ AT C/l O 7 yNQ. O /'I 1CCN PONE E1tV:.500.17 aoc[- xspE sOLOG sx a Eor nE A t.CN!PONT STA s+».w •,, 1.0 a nB:DE"io°P.w`u ¢ a rl... $W WINTERVIEW...DRIVE ... .......... ..._.. 18 19 0• • • • i e • • • • • • 20 x m p `�I 21 .*�, Y I .... : T/ 000 0)4 W .I 8+00 0 22 1 CC LL ,... T/L 5100 23 24 25 a 0 r I -;�Y -a:e ___ T/L 5200 T/L 5300 T/L 5400 d CO ROIL ._-_. • • tie �I` PRELIMINARY SITE DISTANCE AND SUPPLEMENTAL PLAN } r4 r 1 I 500. s - °:`� < O ¢ ' 1 F— p X <pW D Nowz.:rsD' .To_„� OTE' BASED ON THE AREAS OF ALL LOTS AND AREAS WITHIN 2< .....:1sT r t N �- L - tr s BUILDING ENVELOPES ON ALL LOTS,THE 20% LANDSCAPE REQUIREMENT J m EDL:, ,,, .. .. !.L ..... ... _. _. _ __ ! CAN BE MET ON ALL LOTS WITHIN TROY PARK. EACH LOT WILL BE LANDSCAPED W w8 w 1a maocan. s TO A MIN. OF 20% WITH NATURAL VEGETATION TO MEET THE 20% REQUIREMENT EC EC C HORZ scuE FOR LANDSCAPING IN THE R-7 ZONE. 0 30 60 111 SCALE �E/17/07 5 . 490 __.... .._...... __.... I 1.4 As Plow 0+00 1+00 2+00 ...rano 8 • • • a �C3 COLLECTOR) o.� o (CR A-147) ,,.0 `s SW! BULL MOUNTAIN ROAD �_—�_ �.I— —� i— + — z -}- --F—_+ -+----F-- R oma. .----._____w___-.,----1-- -2, ` —�— Z W a to,w_ k ,� —.1...--- .---111--- „, w---gyp•- ••,nA. °+- � ' 3 ff I 1 - I TEMP.FIRE TURNAROUND I 7T/L g 93800 1 2 3 4 4TAT3600 T/L 3700 1 1 TPACT' r 8' PUE :: s .' 11 PUNTER • 1 LEGEND- 1 1 1 ar--- -- i ,qj a oos.cummrs o 4 r 3w-__ --w- ---w .._ 1�II - !IIIA- PUNTER ®:.rine®�►+ 2 .__ _- - �fi �.k,. ., ro 8' PILE SIDEWALK TAX MAP 2S-1-10BC �?oa g �9 oy E_ 11 5 TAX LOT 1300 g 10 ,, I 4.87 ACRES ;` .1 -ll 1 12 0- 1 .� al 11 10 m 5' SIDEWALK EASEMENT y I T/L 4100 T/L 4000 T/L 3900 i 9 NOTES) ALL LOTS WILL HAVE A TYPICAL 1” WATER SERVICE CI IZ INSTALLED PER STANDARD DETAIL 520.li a 0 STOMRWATER FROM LOTS 6-9 riQ WILL BE DIRECTED TO PRIVATE ST. d j �� BY CONSTRUCTING WEEP HOLES IN CURB } >- , �] IT WILL THEN BE TREATED WITHIN THE 0 g �. EXISTING THORNWOOD WQ FACILITY N 0 Z' 19 20 `' a 21 . V s T/I 5nnn w ASS . p=zouwe 8 0 0 III a (03 COLLECTOR) SW1 BULL MOUNTAIN ROAD - - - - - - - - -_— , -----1-------- �_—_--_— _—_ PETER aC.2-1-DE-0. m• I u � 3 AA p..LDA I.> ,. B FIRE TURNAROUND 9 1 2 0 700 T/L 3800 8' PUE . r •.,• 3 . 1 . t PUNrEe I 2VIEW—DR_ - - - . , Pvwi�R o t,••PUNTFB >; des a __. ®s_ 8' PUE TAX MAP 5 TAX LOT1 C) MIT�MNPRDPDSEDWCAaNs N 1 O I DOUGLAS FIR.5'-B'HIGH.1•BASE TOTAL-IT TREES 34•-65' p�n g I (NO LORE TNN B LITIGATOR TREES PER LOT) III> a p I 4.87 AC ,.CM.TREE LOCATIONS WY CHANGE DEPENDING ON a [ FINAL STREET AND UTILITY LOCATIONS.AND LOCH SOIL CONDITIONS X MI AS SHOMN ON THE CDISIRUCIIOH PUNS. 1 i 1 d 1 REFER TO SHEET)OF B FOR TREE biICATDN LOCATIONS 10 m 4000 T/L 3900 ,r 5' SIDEWALK EASEMENTcj 6 STREET TREE PROPOSED STREET TREES(NOT INCLUDED IN MRIGATION) 7Grr • I >-, NEN SUNSET MAPLE I t T. NORWAY MAPLE (Tux u0TCN) T• ACRAL TREE LOCATIONS WY CHANGE DEPENDING DIN FINAL STREET N.ORLIN LOCATIONS,AND LOCAL SOIL CCNORONS AS SHORN ON THE CONSTRUCTOR PVNS. 0 D_ (+?an 2 Z OI I MITIGATION SCHEDULEle < ic z zn PL' \I.: �` .fiat NOTA RYA.K TTo Tope TTAn c. ooUG1AS FIR.5'-S HIGH.N•BASE:TOTAL-1734"-W LL J a NC.. motrx S TOTAL PROPOSED IIIIIDNIOL-363 Q >Z ps or --- f hix / x PROPOSED STREET TREE(NOT INCLUIDED IN IAIIICAT00) a OO L I�+N2'T 1I /,REE TO BE RENOLEO ACRYl TREE LOCATIONS WY CHANCE DEPENDING OL O --- 7 FINAL STREET AND LnNRY LOCATIONS.AND LOCAL SOL CONODOS O W 0 AS SFONN a1 THE CONSTRUCTION RAM N I 1"- TREE PROTECTION NOTES. L BLAZE 05000 OR BLUE PLASTIC NESH FENCE FOR FOREST I— W PROSECTION DEVICE,ORLY. W m W Ali', �. ......... t BOJNDARIES OF RETENTION AREA VILL DE ESTABLISHED AS CC _ PART OF THE FOREST CONSERVATION PLAN REVIEV PROCESS. I- A��.K .1S*L 3.BOUNDARIES OF ITRETENTIONSTAL AREA EWES BE STAKED AND 2 0 r m SECLgC FEl¢ O FLAGGED PAGERIM TO CRITICAL ROOT DEVICES. 1D L IT t A.R. 1.AVOID GARAGE TO CRIT10 ROOT ZItIE. W NDT GRILLAGE �4 -,- TOAL.DONT ADST DR SEVER LICE ROOTS VNEN INSTALLING POSTS. r: S 5.PROTECTIRI SIGNS ARE REWIRED. 21 NNH.HN PLASTIC MESH TREE PROTECTION FENCE E.DEVICE SHOULD BE MAINTAINED THROUGHOUT CwsrauCTI0L ..al m ... �� ° zuw NOTE: REFER TO ARBORIST REPORT FOR 7 T/L 5000 ,t•_p FOR SPECIFICS ON TREE SPECIES GBH AND HEALTH. uwuT 8 II • 0 0 0 i , ,,_. .4, A!IQ g, ,.,_ 'f.' . li.14.'...;'. ,-, ,. . .....r ti. ,.-ii,t 0 E v-- -,.. , k f.. aye„. r = n. �+ .61 :1 4 1 4 4,4. (”, 1 i-;:-.-641 ,_ "i' t V AVE • t t _` ep•F •` 'ti• Ste'`.`` iaMu, fl1 Y" ° y , . x ,t te T rK Sk 1 ""ears, 1 ' . a i y , a.ar.«••r_ xw...-. .,�..•_ n TE A E a It M Imo' .yam pF 11110 * �r9 ,',,!Y•4`441.,„.„, •1 4y T' �r K, 1. �f(t'i1)Rl wS ' ..�.,..---7,7 ' : .. /F I A E%.> .a' ! t } Jif - 171 ,, l 4- ... ...n.(,..,.. . .0 .: ...,,, At. '-', ::‘, r_ 1 4416461,0004, K rye L 1► a gIlillx • g $ OODDLE7TMARSHALL BUILD/NN AND DEV CO INC °seN 5_i „ TROY PARK PORTLAND°Oa 97101 So aesws-u°>MONLGL ASSOCI TRS,ac. SOB m °ap AERIAL PHOTOGRAPH AND " n CIRCULATION PLAN �.w° Jo" ro° °a u s A sia PRE - APPLICATION CONFERENCE NOTES • • • CITY OF -TIGARD PRE-APPLICATION CONFERENCE NOTES ° •Pre-Application MeetingNotes are Valid for Six (6) Months '_' '' • PRE-APP.MTG.DATE . S C:G • STAFF AT PRE-APP.: mit i._.. *RESI DE NTLAL APPLICANT: M i (no&2,tc. AGENT: H&rris-Pi Phone:(5n q 7r) — Phone: ( z Ass(93c( NS3 cj-rc PROPERTY LOCATION: ADDRESS/GENERAL LOCATION: l a30cD 3133 cul I ►'kCcmu H.-i-eu`n 12-oa 4_ TAX MAP(S)/LOT #(S): a.S 1 l to — et_34, Lc-i•_- 1`a o l NECESSARY APPLICATIONS: It•c.-CA-. L-ZovC r may, 4 k`S su3 � 5 ‘A.6 V-C b-�.) • • PROPOSAL DESCRIPTION: Araux parte_ 1 to Ca-Kt o�' (r r� ( •64 ct.ucr 1). -i,kr k� re, ( iAICS COMPREHENSIVE PLAN MAP DESIGNATION: ,,,,t - 1a-us;1-7 essi -to, ZONING MAP DESIGNATION: IR - ZONING DISTRICT DIMENSIONAL REQUIREMENTS [Refer to Code Section 18. .a< l MINIMUM LOT SIZE:��sq. ft. Average Min. lot width: Eo ft. Max. building height: 35 ft. Setbacks: Front IS ft. Side 3 ft. Rear J F ft. Corner I ) ft. from street. MAXIMUM SITE COVERAGE: ?r- % Minimum landscaped or natural vegetation area: ,9D %. GARAGES: o?a ft. ,R" NEIGHBORHOOD MEETING [Refer to the Neighborhood Meeting Handout] THE APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 500.FEET, INTERESTED PARTIES, AND THE CITY OF TIGARD PLANNING DIVISION of their proposal. A minimum of two (2) weeks between the mailing date and the meeting date is required. Please review the Land Use Notification handout concerning site posting and the meeting notice. Meeting is to be held prior to submitting your application or the application will not be accepted. • * NOTE: In order to also preliminarily address building code standards, a meeting with a Plans Examiner is encouraged prior to submittal of a land use application. • CITY OF TIGARD Pre-Application Conference Notes Page 1 of 9 Residential Application/Planning Division Section • S • NARRATIVE [Refer to Code Chapter 18.3901 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. Sal 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. to 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 18.7651 P k"°'u--3 Minimum number of accesses: • 1 Minimum access width: l S . Minimum pavement width: 0 �t D WALKWAY REQUIREMENTS [Refer to Code Chapter 18.705) 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. • )\ RESIDENTIAL DENSITY CALCULATION [Refer to Code Chapter 18.7151-SEE EXAMPLE BELOW. The NET RESIDENTIAL UNITS ALLOWED on a particular site may be calculated by dividing the net area of the developable land by the minimum number of square feet required per dwelling unit as specified by the applicable zoning designation. Net development area is calculated by subtracting the following land area(s)from the gross site area: All sensitive lands areas including_ ➢ Land within the 100-year floodplain; ➢ Slopes exceeding 25%; ➢ Drainageways; and ➢ Wetlands for the R-1, R-2, R-3.5, R4.5 and R-7 zoning districts. Public right-of-way dedication: ➢ Single-family allocate 20%of gross acres for public facilities; or ➢ Multi-family allocate 15% of gross acres for public facilities; or ➢ 1f available, the actual public facility square footage can be used for deduction. 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 so.ft. (20%)for public right-of-way 6,534 sq.ft.(15%)for public right-of-wav 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 = 121 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 DETERMINE THIS STANDARD,MULTIPLY THE MAXIMUM NUMBER OF UNITS BY.8. CITY OF TIGARD Pre-Application Conference Notes • Page 2 of 9 Residential Apptcation/Planning Division Section • i g SPECIAL SETBACKS (Refer to Code Section 18.7301 • ➢ STREETS: feet from the centerline of > 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. i.-f ®ACCESSORY STRUCTURES UP TO 528 SQUARE FEET in size may be permitted on lots less .2&1 A.it, 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 requlrements l ❑ FLAG LOT BUILDING HEIGHT PROVISIONS Meier to Code Chapter 18.730) MAXIMUM HEIGHT OF 11/2 STORIES or 25 feet, whichever is less in most zones; 21/2 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. U 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 • advisable even if not required by the Code. The required buffer areas may only be occupied by vegetation, fences, utilities, and walkways. Additional information on required buffer area materials and sizes may be found in the Development Code. The ESTIMATED REQUIRED BUFFERS applicable to your proposal area is: Buffer Level along north boundary. Buffer Level along east boundary. Buffer Level along north boundary. Buffer Level along east boundary. IN ADDITION, SIGHT OBSCURING SCREENING IS REQUIRED ALONG: pg 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) 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 Residential ApplicationlPlanning Division Section • • • PARKING [Refer to Code Chapters 18.765&18.705) • ALL PARKING AREAS AND DRIVEWAYS MUST BE PAVED. D. Single-family Requires: One (1) off-street parking space per dwelling unit; and One 1)space per unit less than 500 square feet. D 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 183651 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. 1111 ❑ 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. ❑ STEEP SLOPES [Refer to Code Section 18.715.070.C1 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 18.775.080.C. The report shall be based upon field exploration and investigation and shall include specific recommendations for achieving the requirements of Section 18.775.080.C. lCLEANWATER SERVICES[CWSI BUFFER STANDARDS (Refer to R&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 Application/Planning Division Section • • TABLE 3.1 VEGETATED CORRIDOR WIDTHS SOURCE: CWS DESIGN AND CONSTRUCTION STANDARDS MANUAL/RESOLUTION a ORDER 96-44 1111 SENSITIVE AREA DEFINITION SLOPE ADJACENT WIDTH OF VEGETATED TO SENSITIVE AREA' CORRIDOR PER SIDE2 • Streams with intermittent flow draining: <25% 0 10 to <50 acres 15 feet It >50 to <100 acres 25 feet • Existing or created wetlands <0.5 acre 25 feet • Existing or created wetlands >0.5 acre <25% 50 feet • Rivers,streams, and springs with year-round flow • Streams with intermittent flow draining >100 acres • Natural lakes and ponds • Streams with intermittent flow draining: >25% �) 10 to <50 acres 30 feet 0 >50 to <100 acres 50 feet • 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 ravine' '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. ?Vegetated 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 shall 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. ODWS 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. SIGNS [Refer to Code Chapter 1838(0 SIGN PERMITS MUST BE OBTAINED PRIOR TO INSTALLATION OF ANY SIGN in the City of Tigard. A "Guidelines for Sign Permits" handout is available upon request. Additional sign area or height beyond Code standards may be permitted if the sign proposal is reviewed as part of a development review application. Alternatively, a Sign Code Exception application may be filed for Director's review. TREE REMOVAL PLAN REQUIREMENTS (Refer to Code Section 18390.030.CJ 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 Residential Application/Planning 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. sw MITIGATION (Refer to Code Section 18.190.060.E1 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. "Kr-CLEAR VISION AREA (Refer to Code Chapter 18.195) �`-�-t '�` ' 1 ,Ale-4 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 Application/Planning Division Section III • • gf FUTURE STREET PLAN AND EXTENSION OF STREETS [Refer to Code Section 18.810.030.FJ • A FUTURE STREET PLAN shall: ➢. Be filed by the applicant in conjunction with an application for a subdivision or partition. The plan shall show the pattern of existing and proposed future streets from the boundaries of the proposed land division and shall include boundaries of the proposed land division and shall include other parcels within 200 feet surrounding and adjacent to the proposed land division. D 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 18.810.0601 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 11/2 times the minimum lot size of the applicable zoning district. X BLOCKS [Refer to Code Section 18.810.0901 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 • through the block. CODE CHAPTERS _ 18.330(Conditional Use) 18.620(Tigard Triangle Design Standards) 18.765(Off-Street Parking/Loading Requirements) _ 18.340(Director's Interpretation) 18.630(Washington Square Regional Center) _ 18.775(Sensitive Lands Review) - 18.350(Planned Development) X. 18.705(Access/Egress/Circulation) ,,� ) 18.780(Signs) _ 18.360(Site Development Review) _i_ 18.710(Accessory Residential Units)4 / _ 18.785(Temporary Use Permits) _ 18.370(Variances/Adjustments) 18.715(Density Computations) ��!`` 18.790(Tree Removal) _ 18.380(Zoning Map/Text Amendments) 18.720(Design Compatibility Standards) ._ 18.795(Visual Clearance Areas) - 18.385(Miscellaneous Permits) 18.725(Environmental Performance Standards) _ 18.798(Wireless Communication Facilities) 18.390(Decision Making Procedures/Impact Study) 18.730(Exceptions To Development Standards) Y., 18.810(Street&Utility Improvement Standards) _ 18.410(Lot Line Adjustments) 18.740(Historic Overlay) - 18.420(Land Partitions) 18.742(Home Occupation Permits) 44 18.430(Subdivisions) _ 18.745(Landscaping&Screening Standards) .x. 18.510(Residential Zoning Districts) 18.750(Manufactured/Mobil Home Regulations) - 18.520(Commercial Zoning Districts) 18.755(Mixed Solid WasteiRecycling Storage) _ 18.530(Industrial Zoning Districts) 18.760(Nonconforming Situations) III CITY OF TIGARD Pre-Application Conference Notes . . Page 7 of 9 Residential Application/Planning Division Section , . • • ADDITIONAL CONCERNS OR COMMENTS:2,e=5Lt:gbt v 15 t 0►.1 • strt'°e� -{- ��J r� ��r�d �►► ' �t�leeui 7.4 ce r_t- A 43u 1 I VL-{cal-inlzu e . s-t-cAe_-E- t-A * 1 I 101.0 I ft r caa-I.—or.jot/ /Caro-u.`u�'K►{-r /f cL r JLs ® 1'D{- Wi. Y L n-l� CC g' Q V5 r" I h (a4- La"4 e, S U .tie_ 0-t- o f+ CD_ feer z re 1n er- )o-1- ets re-3rd)•e • PROCEDURE >C, . 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 8% x 11". One 8'/z"x 11" map of a proposed project shall also 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 8 of 9 Residential Application/Planning 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 -H - Y1cc,c O pzc_ Y . A basic flow chart which illustrates the review process is avai able.1tom 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 re ured to complete and file a subdivision plat naming request with the Washington County Surveyo s. - ffice- 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 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 all Code requirements and aspe is related to site planning that should apply to the development of your site plan. Failure of the staff tQ provide information required bythe Code shall not constitute a waiver of the applicable standards or requirements. It is recommended thaa 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: `1Atik{ S CITY OF TIGARD PLANNI IVISION - STAFF PERSON HOLDING PRE-APP. MEETING PHONE: 503-639-4111 TAX: 503-684-1297 -11g-all EMAIL: istafrs first name)a©ci.tigard.or.us P _ TITLE 18(CITY OF TIGARD'S COMMUNITY DEVELOPMENT CODE)INTERNET ADDRESS: www.citigard.or.us • H:lpattylmasters\Pre-App Notes Residential.doc Updated: 15-Dec-04 (Engineering section:preapp.eng) CITY OF TIGARD Pre-Application Conference Notes Page 9 of 9 Residential Application/Planning Division Section SERVICE PROVItR INFORMATION FOtANNEXATIONS This list has been compiled to provide staff contacts to aid in addressing the availability of services required for annexation narrative (Current as of 3/21/05) • WATER City of Tigard-Water Department g Brian Rager, Engineering Manager t77. a -7 C t- 2_4, o f (503) 639-4171 x2471 SANITARY SEWER/STORM DRAINAGE City of Tigard-Engineering Department ,/Greg Berry, Utilities Engineer (503) 639-4171 x2468 Q %/ a- dv' • STREETS ,MAINTENANCE OF EXISTING STREETS ABILITY TO ADEQUATELY PROVIDE STREET SERVICES City of Tigard-Public Works Department City of Tigard- Engineering Department lizatooderroory, Streets Supervisor Kim McMillan, Engineering Manager ��(� )h63 x2606 (503) 639-4171 x2642 �. lam✓ IPr'OLICE City of Tigard- Police Department EMERGENCY CALLS: 911 ✓Jim Wolfe, Crime Prevention Officer (503) 639-4171 x2561 w ,11 c-4,11 °`M� „0-) FIRE (Services are already provided) Tualatin Valley Fire& Rescue EMERGENCY CALLS: 911 General/Non-Emergency Questions (503) 649 8577 (g o--70c (.1e,r-ypen I OTHER CONTACTS THAT MIGHT BE HELPFUL Washington County Election's Office: (503) 846-5800 Washington County Assessor's Office (Department of Assessment&Taxation): (503) 846-8741 Tualatin Valley Water District(TVWD): (503) 642-1511 Clean Water Services (CWS) Customer Service Department: (503) 681-3600 NOTE: "'♦ ADDITIONAL QUESTIONS ON ANNEXATION PROCEDURES SHOULD BE DIRECTED TO MATHEW • SCHEIDEGGER/ASSOCIATE PLANNER AT THE CITY OF TIGARD (503) 639-4111 x2437 is\curpin\masters\revised\anexsvcs.mst i X� ,k.»4 �t �A t � T '3 .x' ! .1.:11i7:27,,,,.„. ',44,11;,,,,;. T4s ' +r#� ....fi. ^ ..r°;a+p ?';-w4.z"<- . .;;;k v '�at s *^"`,�h A'? f �-r ^'y,.,�+'�.e r ,..+.4 a, ..u..+-s» a xi Kms' .::. r,u. "igi a,,. t .zz trktf! Z`+� 6ii52 �..: ^41 '��tr r: 4 v1 �,- k j �, >� r u r,�#,� t c ,{4 u, ,,, oor 5 v t n.;a� M?E :,,s t� r 1 P t m S 4a 1^ � � r °"Chi i4�i '- 'w 3 .n» r %„i n" .x�3h"'r{�;�''Cyrn4 Sgnrz�'t '� �1 1 BNM 1�-7/ �� � 3}r a Asa mn k as r a 1.*!4,natlsl,RSk4 "ate i a � R r • ,,�F a rf.,`}2' 4�"�A� �.+fin '#naNk�' '��4aap' 4a 1�'1,�w; t,,',':=,,A � r;�. ,��,r �.s7 �� �,,. :r '` > .1-T"in 19 3 y. h`�F'i ' �n'M> '' 04-4.41,4%014t.4114.-- 4- .4 0141.11 -rt..... �. a� ..,:1.: " :';:r44,7,71,; °,- wlr , r$ ,�tY' �:. �».ah--.d �F"ka t �,rs}a.�s>k•+�F,�,..�nmoMwyµa'r. &+7 a :::711,'' ... a.. t��,,y�y` , "ae�` ,mf r z g o , n r 'pp s� I $f a z 1 SCJ IA?4: n v '' n F A SSP dli9C �V't r A- i y . F n - + ' � ` 0 at nxi ,A�ab i ! 6 4' �� f I,.. §x+t�s �' �' IA`4r u w -,", *. M� >v, .,, g,� , ' , ss�` fa � x .? i� A.Y iB�.'dmtnun Esti..ow;^:� v I C�. w,c,.«... .., 4"�';'�'�e�. �ha�04.460,0a.8.-41;.,,,;;-. ��i #.4F md'st..rn:, - .. PUBLIC FACILITIES Tax MavEsl: 2S11OBC Tax Lolls]: 1201 Use Type: SUB The extent of necessary public improvements and dedications which shall be required of the applicant will be recommended by City staff and subject to approval by the appropriate authority. There will be no final recommendation to the decision making authority on behalf of the City staff until all concerned commenting agencies, City staff and the public have had an opportunity to review and comment on the application. The following comments are a projection of public improvement related requirements that may be required as a condition of development approval for your proposed project. Right-of-way dedication: The City of Tigard requires that land area be dedicated to the public: (1.) To increase abutting public rights-of-way to the ultimate functional street classification right-of-way width as specified by the Community Development Code; or (2.) For the creation of new streets. • Approval of a development application for this site will require right-of-way dedication for: ® SW Bull Mountain Road to 37 feet from centerline (confirm with WACO) ® SW Winterview Drive to 54 feet (or justify lesser ROW section in narrative) ❑ SW to feet ❑ SW to feet Street improvements: ® Half street improvements will be necessary along SW Bull Mountain Road, to include: I 1 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: Contact WACO for requirements CITY OF TIGARD Pre-Aupllcatlon Conference Notes Page 1 of 6 Engineering Department Section • • • ® Full street improvements will be necessary along SW Winterview Drive, to include: ® 32 feet of pavement from curb to curb ® 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. ❑ Other: ® Full street improvements will be necessary along SW Private Street, to include: ® 20 feet of pavement in a private tract Z concrete curb ® storm sewers and other underground utilities ® 5-foot concrete sidewalk in an easement ® street trees ® 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 ❑ storm sewers and other underground utilities ❑ -foot concrete sidewalk ❑ street trees ❑ 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 ❑ storm sewers and other underground utilities ❑ -foot concrete sidewalk • ❑ street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. CITY OF'ICARD Pre-Application Conference Notes Page 2 of 6 Engineering Department Section ❑ 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 Winterview and Thornwood Drives. The proposed development must be connected to a public sanitary sewer. It is the developer's responsibility to extend the public sewer to serve the development and adjacent unserved properties. 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 development. 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. CITY OFTIGARD Pre-Appllcatlon Conference Notes Page 3 of 6 Engineering Department Section 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 will be 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. 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) Provide preliminary sight distance certification for proposed private street/Winterview Drive intersection. 2) Must provide Future Street plan with profile. 3) No access to Bull Mountain Road. 4) Winterview Drive section other than 54 foot ROW and 32 foot paved must be justified per 18.810.4 5) Washington County will review and issue all permits for ROW improvements to Bull Mountain Road. This will be a requirement of Tigard's Land Use decision. TRAFFIC IMPACT FEES In 1990, Washington County adopted a county-wide Traffic Impact Fee (TIF) ordinance. The Traffic Impact Fee program collects fees from new development based on the development's projected • impact upon the City's transportation system. The applicant shall be required to pay a fee based upon the number of trips which are projected to result from the proposed development. The calculation of the TIF is based on the proposed use of the land, the size of the project, and a general use based fee CITY OFTIGARD Pre-Application Conference Notes Page 4 of 6 Engineering Department Section category. The TIF shall De 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 PERMITS 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 Budding Division. Building Division Permits: The following is a brief overview of the type of permits issued by the Building Division. For a more detailed explanation of these permits, please contact the Development Services Counter at 503-639-4171, ext. 304. Site Improvement Permit (SIT). This permit is generally issued for all new commercial, industrial and multi-family projects. This permit will also be required for land partitions where lot grading and private utility work is required. This permit covers all on-site preparation, grading and utility work. Home builders will also be required to obtain a SIT permit for grading work in cases where the lot they are working on has slopes in excess of 20% and foundation excavation material is not to be hauled from the site. Building Permit (BUP). This permit covers only the construction of the building and is issued • after, or concurrently with, the SIT permit. CITY NUM Pre-Application Conference Notes Page 5 of 6 Engineering oogartment Section Master Permit (MST!This permit is issued for all single angulti-family buildings. It covers all work necessary for building construction, including sub-trades (excludes grading, etc.). This permit can not be issued in a subdivision until the public improvements are substantially complete and a mylar copy of the recorded plat has been returned by the applicant to the City. For a land partition, the applicant must obtain an Engineering Permit, if required, and return a mylar copy of the recorded plat to the City prior to issuance of this permit. Other Permits. There are other special permits, such as mechanical, electrical and plumbing that may also be required. Contact the Development Services Counter for more information. GRADING PLAN REQUIREMENTS FOR SUBDIVISIONS All subdivision projects shall require a proposed grading plan prepared by the design engineer. The engineer will also be required to indicate which lots have natural slopes between 10% and 20%, as well as lots that have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections will be required when the lots develop. The design engineer will also be required to shade all structural fill areas on the construction plans. In addition, each homebuilder will be required to submit a specific site and floor plan for each lot. The site plan shall include topographical contours and indicate the elevations of the corners of the lot. The builder shall also indicate the proposed elevations at the four corners of the building. • PREPARED BY: ! . ( Z- S- OCo ENGINEERING DEPARTMENT STAFF DATE Phone: (5031639-4171 Fax: (503)624-0752 document2 Revised: September 2,2003 • CITY OF MAO Pre-Application Conference Notes Page 6 of 6 Engineering Department Section • • • Tualatin Valley Fire & Rescue Fire Marshal's Office 12,- s - 297( PYE-Zoo( - 0 0/00 Date File No. Project Name (pWQ€W' IQ •Loi \sog,DiVISIodi 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. ❑ 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) 1112 BEAD 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) 14FlitE APPARATUS ACCESS ROAD-EXCEPTION FOR AUTOMATIC SPRINKLER PROTECTION: When S 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) ❑ 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 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) ❑ 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) 17 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) ❑ 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) • • :l RE APPARATUS ACCESS ROAD WIDTH AND VERTICAL CLEARANCE: Fire apparatus access roads IIP s all 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 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) ❑ FIRE APPARATUS ACCESS ROADS WITH FIRE HYDRANTS: Where a fire hydrant is located on a fire apparatus 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 li.ht distances. (IFC 503.2.2) r 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) ❑ 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 • elevated 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 ' ches high. Lettering shall be white on red background. (IFC 503.3) A 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) ❑ 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 • Locking devices shall be approved. ❑ 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) • ErSINGLE 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) ❑ 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) ❑ 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 portion 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 to a 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. • 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) ❑ 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) ❑ 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 912.2) l ACCESS AND FIRE FIGHTING WATER SUPPLY DURING CONSTRUCTION: Approved fire apparatus - cess 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) ❑ 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) • Additional information may be obtained from our web site at www.tvfr.com ( • J• Dalby,Dep e Marshal II .tin Valley Fire &Rescue,North Division 51'-356-4700 1110 • �f1 • f ti TIGARD November 29, 2006 Lance Ludwick Harris-McMonagle Associates, Inc. 12555 SW Hall Blvd Tigard, OR 97223 RE: Goodlett Park— Proposed Subdivision Dear Mr. Ludwick This letter is to confirm that the City of Tigard can provide the minimum State of Oregon water service requirements for the proposed project located at 12300 SW Bull Mountain Road. Water is available in quantity and quality for domestic use as determined by the Oregon Health Division, Department of Human Resources. Currently the proposed project is served by a 12-inch water line located in Bull Mountain Road and an 8-inch water line located in SW Winterview Dr. • Should you have any questions or concerns regarding the above comments, please do not hesitate to contact me @ 503-718-2699. Regards, -- 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 Cc: • 0 0 4 I I 10 i 017 w ��•( H�,raea - ..-Sem - a1� - B49 1 / -- 7x lN6W tNIW SMN xMM 1x 6 ^ 3, 1P''' MINI " "'' ,SW CORYUS COURT a s� QOM $o .>:. r ;Ne. w NaN Ir e.01'O ,„ 00 o62 -"e�. .'''.'0'.--- iP°' r SW $ .J�� ,N,WLI_ .e35AC .. '1'efi !� � Sr' . . p _ r -`__ lI : 3,.., • ` 3 I iir " I rJew ,8660 I --- . _ 300 �- - ® uew 111 a W reaw azw • ra,W 1111 1 800700 se AC { .e1 AC O a •I I 0u $ {{ nn0ee ''''"*--;'1- w Ij.�^ ou ~- 5 0."'" =.� 4 0 cc llg$ ./ 61 yl - a51 '{ 53 wr " 7 x3xw. A{ m a .e AL .01 AC x ee $ se42 F � :ex At A)AC a t L1 �,\ rim y ^R� 21 A D D }tY W .I 1.:e __ a WASHINGTON COUNTY OREGON W6° °" ' SW1/4 NW114 SECTION 10 T2S R1 W.M. Lu 23-74 a>„ w>.^,97. !l98• 2o^ � SCALE 1 =100 AZ AC MM 54 • Z l m 3DD3 D. a w -_.__„, C m C 1600 .,,�,/ �,,,� �..1 i i 3 3e. 31 3i 33 34 35 36 of Q \\ I` q 200 -2" 1.e89c ,.i�,u3o ® '1 I. , bolo f 900 600 :.3.1 011 1.10 AC px'}�+r.9900 8 ', TL AC. I 2 =cl .i. _ 236K li A63,c [ ml,� f ao Ac ^a ".S 3 � It �S p,.Ii13aX noo ma - )2 > 9B 70 47 72 7N cDiiiI E I ^ �T 55 S- 73 19 1T w a 1 n lye- 0. - N D 24 19 20` 27 22:':23 21 19: C m -MO j2T : L = 1, -L-- i .n�1 -••`, u° '2• 5 30 2B. 29 27ZB 25 30:. cn nem _ 5• •v y- - h SW .h $ M e ...: " 36 31 32 93 3•, �35 . 31 = BULL R-_ - a SW 21.x, - (CR ..z 1,0,,31)..0.X1, ,,.,,,vp� ..I_1-. »e..e, MOUNTAIN s ROAD a,w ..,.i na' "�,-;X •:' °,• .w•I 'aw s>., 3 •, e 24 neo:�- Ig ar,p0. I e - t- • i:S 5 ., L y ' 64 I S ' S xr4 I$ 3 g FOR ADDITIONAL � Int gfo m u6 WEBSITEAT PY 4, oew 3100 1 .2;2.\,71\ Y320 0 3300E 3400 013500$3600 313700$3800^ .e I g maw• 3000 3 gl 4 g 5 $ 6 $ 7 6 $ 9 I6 s 3 3 S 11 1 41 Gk° 4 p W l,� a...�.ea •i �-+ I =fie'4, .A_ BB �. BA AB .1 AA ,,e 6060 ,w w I ELEMAR eta We 1 WINTERVIEW DRIVE 7° •I SWELEMAR B l A EW DRIVE a ' "S'W ':, �.>„�w.w 6060 o 6060 tee.li 9I ! >1 00 ;c 1 °�.a *�u.w BC Y•BD AC AD »M ::::;:0:1:::,00: •1�- $• ) 1 d pea .�ree9 a I� '{{ �`6.e, _'_ t°500 0 ' ` 4400T 4300T 4100 ;00§j.:::. 390 ,e. �� 9 I$ 10_ .I8 SECTION-10sr 23104,10,.. Eincooio _ .4'____9-y,,',.6 \g 15 $ 14$ 13 G _ R GV MY-/ 3 ; 33 ""341 I 59 8600 j+ ,�6086 .' ..._LI 2 V - N _ I_ wa_:A__-Ian CS. CA DB DA r�S-r �^ I 5] �' ��¢x.4600m 41 w ', I ,+._ m� 5_, i �\) . . .,D 'e•�-d' M_,! YI t6 1700 y I r�. J .ir0a0 ti JJ N'6. gfi� s���N°�y .=�8 1e 6=1900 4900 r' �o n. 1C „we I: 16 CC CD DC DD M."� 4 ,, T 'O \t 4600 3 20 4 5000 W 1300 -7 o6. t x'1B I $ 31 I F.-'8500 S'g,`,n(� 17 =�60 ry 7 21 -+5100 2 "� 48)AC 23 / 4 X18 6 n-n . •�.. 2E/OM° S `1B 4pm v 07 mac`^' �. 4 11 i^S�34j 5Zo40T 5400 9, -0.N� 311.11 i "' Cancelled Texbls For:2511050 R 35 �r'��8300 5`, 6 S ry 5 T 1 15 Ip -1.' °0 { VIEWCREST 1500.1500,100.1000,1001,1100,1200�600,BBOO,B000.e100, x�ro.o .)9 AC i� 54 .� ,`-•" e70q , nil w -- ° SW - - e1u6. • /^ N � .� 30 c �.f moo c5 , 6200 e. Woo8'r'11-''t DRIVES' s e0..o I, „.1..' '-�}I 1.?`�S .m°°3 `�cE 33 5xs.x. '°° -•.^ I e' E 1800 r -23 $ `.Pp E I -5 8100 .8 I 32 0 �S.Sg r' I-1- 1]00 20 ` xe 21. 22I. Ig Ir' " 19 I ,-�e.w= li ^19 526. c`'�-"8080 $u 3 5800 8 5700$5600 �500� 19 1 , I .� % 1 B w^. V. 2s Y 28 Y I\7 8` 2g - 1.66 AC 11 _ I .6 ,,,e)6.,� ' .� rm.0 E .I �8� 6300 ee rt - _` ,__, ''ism ..60 _ e.w b. X28 -� �g 5..m?'g 34 k w ;s 10200 'Y --19- 1: 4�^66060 w..00 700 8800 6900 I 2101000 ^ ®� 2] ) --IBS:-. _ , 'e, l 1020 A• 900 - ^ o •'. $35 9 p 4"`fi837 38 39$ 40 1 30 5 29 8 28. - �27 ■■�pay, .,.1,',„.5 .,7 fi L 11 c_- 1'1 1.ea AC 60 �s."/"...0-4- I c� T 7 1424 . ukk 2l -- s o .01 A-^ g, �8 �'jFb A,.., I 61110 . t \�e.'i•/ CARTOGRAPHY . 36 .z3 x a 7600 ,°4 - 90".,,-8600 4,6000 6160 l 2.. w _.. \ :23 73'0 48 ]700 DRIVE:- L 0 60} SW $ •"--- ASPEN ,...c.. i-i.' 6.;e0.' - e °°°'° " '°°° -^^- .�- -r- ;-- - PLOT DATE:January 03, �Pa.a) -s6.- _ o W I '�� - il,r 46 8 )2 °°0°'�.>w H i -Y 2005 J'> 8 37 u'� 101 8 'Ire.� if, 76007'75:0°1 '$400:7300$7200 q� ��� 2000 - I ,r„e.�. �°°D 3 em FOR ASSESSMENT PURPOSES v 69 5• V CORNER ,['1, $r :as: 44 i a3 j 7100 17000 $, 230° $ 21°0 $ 23,0 s a °m 106. ONLY-DO NOT RELY ON Q�-- m$ .a+v :?, "- 20 "' 42 4„M r _--_--- 34 4 35 36 a 37 a 3e 9 039 FOR OTHER USE wa b3G0T WESTMap ategra shaing or •60.,60 I - _ r6. I vw6l'!1.:, >,6„'l,°':'4{.°44.x.., I I wr.M 11°" .- 9{.n.,; `I. WO'm ereebrrelar.weWadi,ekmhelly and mMMce,e Mamast°ha ,:w •� , 323i1.2 .. ex °°,.• ','k. !y ' a0.emr+0aromMOmo wee.ansirter evaTMero mea ' �+. 63 S` }, - " 1 �� 7o-aN man anex�rrmnxr0n. _ II _ x• 211/10. `t ;• �u000I 67. 1 .51. g, 1 6.00 06.1001 1112 SI '� 39 I 1 y` 4 ze, a� r.r 2S 1 10BC 2S 1T10BC dig261w10 May. 15. 20911.,3;... .8..A8 i HA IS MCMONAOLE ASSOC MAY o 7 ?007 No. 1040 . P. 12 • By _ . • File Number CleanWaterN Services o�-oo-yq . Our commitmcht is claw_ Sensitive Area Pre•Soreening Site Assessment Jurisdiction Wq.St„e �ek (A, Date 5 ?-- b'-'7 Map &Tax Lot • 2.5 - 1 t01 tonic -rt_. metOwner Gem&d 1.44/rAkr suw‘• CSAcic , t 0%4.1 Applicant c-1e.cr t s t•-'l< e..+a. le ,��..A. S'oc,.5 Site Address talon Sia C •sit M}^„ R0 ,Company sJ&.. y. � y Sk•e a Address 1?-.S S Sw to. t iiiN v(3. . Proposed Activity \Q cast-. 5,,A,haf.s%g,-City State Zip -'71 'r d 1 p� Q,^)'2,7.7, Phone • Sd -L q •— 3 45 3 :Xk. 19 Fax Som - (a 3 9 - 12_7% 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 projeot site conditions end gathering information related to the project site. - OHlolal uoo onl below this ilne O Iola use on y•E ow e ne Otflolal boo only below Ms line • Y N NA Y N NA 1 E Sensitive.Area Composite Map Map# 2.S/ z � StoQS#rr waterQq/7 infrastructure maps . Locally adopted studies or maps r``1 Other . r I l ' LJ spegify 0 l it& Specify • . Based on a review of the above information and the requirements of Clean Water Services • • . Deslgn•and Construction Standards 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. • A. 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 dlebovered. 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. 17 The proposed activity does not meet the definition of development. NO SiTE ASSESSMENT OR S1:i2VICE PROVIDER LETTER IS REQUIRED. . • Reviewer Comments: ' Reviewed By: ��--- Date: ,S/fila X D4516nor Official use only Post It®Fax Note 7671 � Sf/y 0i: pages 3 Returned to Applicant 41, . To 1i' From % deka ��■dFax Mail X Counter :::: u 7a ' f tQ Co• / . 0415 Date 7,evo7- By ,J �/ Phone# 11)3. 6et.Jr`� rvia. Fax O' `ii, /,23 Fax S1NWflDOG 'IVNOI ►LIQQV 14-3 .l ( 4 -fit l•; . .. i Ll._^ 4 Svi - 2,0o/7- 11 971.409.9354 Morgan I1olen 3 Monroe Parkway,Suite P 220 Lake Oswego,Oregon 97035 —8,—AL/0 CIAT./'«c Consulting Arborists and Urban Forest Management morgan.holen@comcast.net July 17, 2015 Timberland Homes, Inc. Attn:Steve Brown 12670 SW 68th Avenue, Suite 300 Tigard, OR 97223 Dear Mr. Brown, On Friday,July 17, 2015,we conducted the final tree protection site inspection at the Troy Park project site in Tigard. Now that construction and landscaping are complete, tree protection inspections are no longer needed. The existing trees were well protected throughout construction, as documented in the enclosed complete tree protection monitoring report for this project. In regard to on-going care and maintenance, the new homeowners should avoid supplemental watering at the existing trees and maintain a two to three inch layer of bark mulch beneath the dripline area over time. Shrubs and ground cover plants could be installed within the mulched rings by hand and with hand tools, but plants should be located to avoid impacts to tree roots; if needed, drip irrigation may be installed to establish plants beneath tree driplines. Any future pruning that may be needed should be performed by a Qualified Tree Service. We appreciate the opportunity to work with you and Timberland Homes in the City of Tigard and it was our pleasure to provide consulting arborist services for the Troy Park project. Please contact us if you have questions or need any further assistance. Sincerely, Morgan Holen &Associates, LLC -Ntodh, f Morgan E. Holen, Owner ISA Certified Arborist, PN-6145A ISA Tree Risk Assessment Qualified Forest Biologist Cc: Gary Pagenstecher,Albert Shields, and Mike White (City of Tigard) Enclosures: 1250 Troy Park—Complete Tree Protection Monitoring Morgan Holen&Associates,LLC Consulting Arborists and Urban Forest Management 7/19/2015 1250 Troy Park-Complete Tree Protection Monitoring Page 1 of 8 Inspection On Site Recommendation for Resolution Inspector Item Condition or Comment Date Contact Corrective Action Date Morgan Mike Initial Tree Protection measures satisfactorily in place and in None. Please contact us if you have 10/1/2012 Nolen Whitbey Protection good repair. Tree protection monitoring inspections questions or need any on-the-ground N/A Verification will continue on a biweekly basis. assistance. Following adjacent tree removal, minor pruning will Prune the minimum amount needed to 10/1/2012 Morgan Mike Pruning be needed to remove dead branches from tree remove dead and defective branches. 10/18/2012 Nolen Whitbey 1967. Pruning should be performed by a Qualified Tree Service. 10/18/2012 Morgan Mike Tree Protection measures satisfactorily in place and in 11 None. N/A Nolen Whitbey Protection good repair where needed across the site. ' Morgan Tree Protection measures satisfactorily in place and in 11/1/2012 None. N/A Holen None Protection good repair where needed across the site. Excess material encroaching towards ponderosa Morgan Tree pine; protection fencing partially collapsed. Called Relocate the excess material and repair 11/15/2012 Holen None Protection Mike Whitbey with recommendations; he called back the protection fencing as needed. 11/15/2012 to confirm corrective actions had been made. 11/15/2012 Morgan None Tree Tree protection measures satisfactorily in place and None. N/A Nolen Protection in good repair where needed elsewhere on site. Morgan Tree Tree protection measures satisfactorily in place and 11/27/2012 None I None. N/A Nolen Protection in good repair where needed elsewhere on site. Morgan Tree Tree protection measures satisfactorily in place and 12/11/2012 None. N/A Holen None Protection in good repair where needed elsewhere on site. One section of protection fencing torn; repaired Tree 12/27/2012 Holen Morgan None Protection ;while on-site. Tree protection measures satisfactorily None. N/A in place and in good repair where needed. 1/10/2013 Morgan None Tree Tree protection measures satisfactorily in place and None. N/A Nolen Protection in good repair where needed across the site. 1 Morgan Tree Tree protection measures satisfactorily in place and 1/24/2013 Nolen None Protection in good repair where needed across the site. ;None. N/A Continued... 3 Monroe Parkway,Suite P220,Lake Oswego,OR 97035 Phone: (971)409-9354 I morgan.holen@comcast.net Morgan Nolen&Associates,LLC Consulting Arborists and Urban Forest Management 7/19/2015 1250 Troy Park-Complete Tree Protection Monitoring Page 2 of 8 Inspection On Site Recommendation for Resolution Date Inspector Contact Item Condition or Comment Corrective Action Date Prune exposed roots to edge of Protection fencing removed at ponderosa pine, vault excavation clean to sound wood using a 2/5/2013 Morgan Mike Tree excavation within approx. 2ft of tree trunk; several pruning saw or pruning shears; manually 2/19/2013 Nolen Whitbey Protection non-critical roots revealed; excess soil stockpiled relocate the excess soil from the within protection area. protection area; reinstall protection fencing at dripline. At the ponderosa pine, exposed non-critical roots were cut clean, excess soil had been relocated, and protection fencing reinstalled; however, a minor 2/19/2013 Morgan Tree Enlarge the tree protection area north and 3/6/2013 Nolen None Protection adjustment is needed to enlarge the protection area west of the ponderosa pine as feasible. 3/21/2013 north and west to capture the tree dripline as feasible. Elsewhere on site, tree protection measures satisfactorily in place and in good repair. 3/6/2013 Morgan None Tree One section of protection fencing collapsed at cedar Repair the protection fencing as needed. See 4/3/13 3/21/2013 Nolen Protection tree. Follow-up Open the protection fencing to allow for a person to enter with a shovel or hoe to 3/21/2013 Morgan Tree At the ponderosa pine, a minor amount of excess manually remove excess soil away from 4/3/2013 Nolen None Protection soil appeared to have be spread within the the protected tree and restore native 4/16/2013 protection area and against the tree trunk. grade. Close the protection fencing. If the grade needs to be modified in this area, coordinate with the project arborist. No changes since last inspection. I fixed the 4/3/2013 Morgan None Tree collapsed section of fencing at the cedar. Excess See recommendations for ponderosa pine N/A Nolen Protection soil still needs to be removed from around the above (3/21/13). ponderosa pine tree. 4/16/2013 Morgan Brad Tree Protection measures satisfactorily in place and in None. N/A Nolen Protection good repair where needed across the site. 4/30/2013 Morgan None Tree Protection measures satisfactorily in place and in None. N/A Nolen Protection good repair where needed across the site. Continued... 3 Monroe Parkway,Suite P220,Lake Oswego,OR 97035 Phone: (971)409-9354 I morgan.holen@comcast.net Morgan Nolen &Associates,LLC Consulting Arborists and Urban Forest Management 7/19/2015 1250 Troy Park-Complete Tree Protection Monitoring Page 3 of 8 Inspection On Site Recommendation for Resolution Date Inspector Contact Item Condition or Comment Corrective Action Date I � Added zip ties to torn section of protection fencing. 5/16/2013 Morgan Tree None Protection measures satisfactorily in place and in None. N/A Nolen Protection good repair where needed across the site. Morgan Tree Protection measures satisfactorily in place and in 5/29/2013 None None. N/A Nolen Protection good repair where needed across the site. Morgan Tree Protection measures satisfactorily in place and in 6/11/2013 Nolen None Protection good repair where needed across the site. None. N/A Prune the lowest branch whorls to raise The cedar tree located in the southeast corner of the See Morgan the crown off the ground. Prune the 6/27/2013 Nolen None Pruning project site may be pruned to raise the crown off the minimum needed. Pruning should be 11/26/2013 (ground. performed by a Qualified Tree Service. Follow-up Morgan Tree (Protection measures satisfactorily in place and in 6/27/2013 Nolen None Protection good repair where needed across the site. None. N/A An approximate 12"cut was made along the eastern Prune the exposed roots clean to sound See Morgan property boundary adjacent to the neighboring wood using a pruning saw. Contact the 7/9/2013 Nolen None Douglas-fir Douglas-fir along the street. Four roots were project arborist prior to working beneath 7/24/2013 revealed along the edge of excavation. the dripline of trees. 1 Follow-up Morgan Tree Protection measures satisfactorily in place and in 7/9/2013 Holen None Protection good repair where needed across the site. None. N/A Contacted Steve (Timberland Homes) regarding exposed roots at the eastern property boundary Prune the exposed roots clean to sound See Morgan where a cut has been made for right of way wood using a pruning saw. Contact the 7/24/2013 None Douglas-fir 8/7/13 Nolen improvements adjacent to a neighboring Douglas-fir. I project arborist prior to working beneath Follow-up Steve agrees to have the roots pruned as previously the dripline of trees. recommended. Morgan Tree Protection measures satisfactorily in place and in 7/24/2013 Nolen None Protection good repair where needed across the site. None. N/A 1 Hand-dig around the 5-inch root to sound 1 One root approximately 5-inches in diameter was wood and make a clean cut using a 8/7/2013 Morgan None Nolen Douglas-fir exposed at the edge of excavation approximately 5- pruning saw. Contact the project arborist 8/19/2013 feet from the center of the neighboring Douglas-fir. prior to working beneath the dripline of trees. Continued... 3 Monroe Parkway,Suite P220,Lake Oswego,OR 97035 Phone: (971)409-9354 I morgan.holen@comcast.net Morgan Holen&Associates,LLC Consulting Arborists and Urban Forest Management 7/19/2015 1250 Troy Park-Complete Tree Protection Monitoring Page 4 of 8 Inspection On Site Recommendation for Resolution Date Inspector Contact Item Condition or Comment Corrective Action Date 8/7/2013 Morgan None Tree Protection measures satisfactorily in place and in None. N/A Nolen Protection good repair where needed across the site. 8/19/2013 Morgan None .Tree Protection measures satisfactorily in place and in None. N/A Nolen Protection good repair where needed across the site. Protection measures satisfactorily in place and in None. Notify the arborist if any additional Morgan Tree good repair where needed on site. Additional work 9/4/2013 Nolen None Protection observed in the right-of-way for street improvements excavation is needed adjacent to the N/A adjacent to one neighboring Douglas-fir. neighboring tree. Morgan Tree Protection measures satisfactorily in place and in 9/17/2013 Nolen None Protection good repair where needed on site. None. N/A ITwo sections of protection fencing collapsed at the I See 10/4/2013 Morgan None Tree ponderosa pine. Protection measures satisfactorily Repair the protection fencing as needed. 10/18/2013 Nolen Protection in place and in good repair elsewhere on site. Follow-up Carefully remove excess fill adjacent to Protection fencing completely collapsed at the the tree trunk to restore native grade, then Morgan Tree ponderosa pine on Lot 4 and fill material placed use a modified profile to raise the grade by See 10/18/2013 None first placing a layer of permeable 10/29/2013 I Nolen Protection within protection area. Elsewhere on site, protection geotextile fabric on the ground surface Follow-up measures satisfactorily in place. and topping with rock to the desired depth and finishing with soil or mulch to cover. Carefully remove fill from protection area Protection fencing satisfactorily in place and in good to restore native grade, then use a 10/29/2013 Morgan Tree repair where needed across the site. Fill material modified profile to raise the grade by first 11/13/2013 Nolen None Protection encroaching into protection area at the ponderosa placing a layer of permeable geotextile 11/26/2013 fabric on the ground surface and topping pine on Lot 4. with rock to the desired depth and finishing with soil or mulch to cover. Continued... 3 Monroe Parkway,Suite P220,Lake Oswego,OR 97035 Phone: (971)409-9354 I morgan.holen@comcast.net Morgan Nolen&Associates,LLC Consulting Arborists and Urban Forest Management 7/19/2015 1250 Troy Park-Complete Tree Protection Monitoring Page 5 of 8 Inspection On Site Recommendation for Resolution Date Inspector Contact Item Condition or Comment Corrective Action Date Prune the minimum amount needed to I removed dead branches and improve Morgan Pruning is needed to improve aesthetics of the pine crown aesthetics at the pine tree on Lot 4. 11/26/2013 Holen Steve Pruning tree at Lot 4 and to raise the crown off the ground at Prune the cedar on Lot 7 to raise the 12/13/2013 Lot 7. crown a maximum of six feet off the I ground. Pruning should be performed by a Qualified Tree Service. A minor adjustment is needed to reduce the Following pruning to raise the crown, protection area at Lot 7 for house construction. The install orange silt fencing no more than 2- 11/26/2013 Morgan Steve Lot 7 black silt fence for erosion control and the orange ;feet east of the current silt fence location, 12/23/2013 Holen plastic construction fencing for tree protection may approximately 16-feet off the property line be replaced with orange silt fence to serve dual fence. i functions of erosion control and tree protection. Morgan Tree Protection measures satisfactorily in place and in 11/26/2013 None. N/A Nolen Steve Protection good repair where needed across the site. Morgan Tree Protection measures satisfactorily in place where 12/13/2013 Nolen None Protection I needed across the site. Trees on lots 4 and 7 None. N/A I satisfactorily pruned as recommended. Morgan Tree Protection measures satisfactorily in place and in 12/23/2013 Nolen None Protection good repair where needed across the site. None. N/A Morgan Tree Protection measures satisfactorily in place and in 1/7/2014 None None. N/A Nolen Protection good repair where needed across the site. Morgan Tree Protection measures satisfactorily in place and in 1/22/2014 None. N/A Nolen None Protection good repair where needed across the site. 2/4/2014 Morgan 'None Tree Protection measures satisfactorily in place and in None. N/A _ Nolen Protection good repair where needed across the site. Morgan Tree Protection measures satisfactorily in place and in 2/19/2014 Holen None Protection Igood repair where needed across the site. None. N/A Add —3" of mulch in an approximate 5' MorganBuilding is complete and landscaping is imminent. radius around the protected tree. Direct 3/4/2014 Nolen None Lot 4 Tree protection fencing may be removed. irrigation spray heads away from the tree 3/18/2014 trunk and avoid root zone saturation. Continued... 3 Monroe Parkway,Suite P220,Lake Oswego,OR 97035 Phone: (971)409-9354 I morgan.holen@comcast.net Morgan Nolen &Associates,LLC Consulting Arborists and Urban Forest Management 7/19/2015 1250 Troy Park-Complete Tree Protection Monitoring Page 6 of 8 Inspection On Site Recommendation for Resolution Date Inspector Contact Item Condition or Comment Corrective Action Date 3/4/2014 Morgan None Lot 7 Protection measures satisfactorily in place and in None. N/A Nolen good repair. Landscaping satisfactorily completed at Lot 4. Morgan Tree Protection measures satisfactorily in place and in Contact the project arborist to initiate 3/18/2014 None good repair at Lot 7, but building is not imminent. regular tree protection site inspections just 12/3/2014 NolenProtection Gary P. (City) authorized biweekly site inspections to prior to building at Lot 7. be put on hold until building commences. Morgan Tree Protection measures satisfactorily in place and in 12/4/2014 Nolen None Protection good repair at Lot 7 prior to home building. None. N/A Morgan Tree Protection measures satisfactorily in place and in 12/18/2014 Holen None Protection good repair at Lot 7 prior to home building. None. N/A Morgan Tree Protection measures satisfactorily in place and in I 12/30/2014 None None. N/A Holen Protection good repair at Lot 7. n Protection Perform general maintenance to the tree Morgan° ga None Treemeasures satisfactorily in place, but in protection fencing to ensure that stakes Nolen Protection need of minor general maintenance at Lot 7. are upright and secure. Two sections of protection fencing collapsed at Lot 7 Relocate the excess soil away from the Morgan Tree and a small amount of excess soil was encroaching 1/28/2015 None tree protection zone using hand tools and 2/11/2015 Holen Protection beneath the dripline. Coordinated with Steve Brown repair the collapsed protection fencing. to resolve. Prune to raise the crown up to five additional feet without removing relatively large diameter upright branches. Lateral !� 2/11/2015 Morgan None Pruning The tree in the rear of lot 7 may be pruned to raise limbs may also be trimmed away from the 6/5/2015 Holen the crown up to an additional 5-feet. new house the minimum amount needed. Pruning should be performed by a Qualified Tree Service. I Morgan Tree Protection measures satisfactorily in place and in 2/11/2015 Nolen None Protection good repair at lot 7. None. N/A 2/26/2015 Morgan None Tree Protection measures satisfactorily in place and in None. N/A Nolen Protection good repair at lot 7. I Continued... 3 Monroe Parkway,Suite P220,Lake Oswego,OR 97035 Phone: (971)409-9354 I morgan.holen@comcast.net Morgan Holen&Associates,LLC Consulting Arborists and Urban Forest Management 7/19/2015 1250 Troy Park-Complete Tree Protection Monitoring Page 7 of 8 Inspection On Site Recommendation for Resolution Date Inspector Contact Item Condition or Comment Corrective Action Date 3/11/2015 Morgan Tree A section of protection fencing partially collapsed at See 3/25/2015 Nolen None Protection lot 7. Repair the protection fencing as needed. 4/10/15 follow-up A section of protection fencing partially collapsed at 4/10/2015 Morgan Steve Tree ,lot 7, but no active construction adjacent to the Holen Brown Protection protected tree at this time. Fencing to be repaired Repair the protection fencing as needed. 4/21/2015 i prior to next inspection. 4/21/2015 Morgan None Tree Protection measures satisfactorily in place and in None. N/A Nolen Protection good repair at lot 7. Protection fencing satisfactorily in place but in need of general maintenance in the rear of lot 7. The fencing had been opened for equipment to haul rock around the backside of the protection area for Remove the excess rock from inside the nearby patio construction. Steve Brown contacted protection area with hand tools. Rake the Morgan Tree me to bring this to my attention as soon as he found ground surface within the entire tree 5/5/2015 Nolen None 5/18/2015 Protection out. Upon inspection, tracks were visible along the protection area with a hand rake and apply least and south sides of the tree, but not beneath the 3"of bark mulch to the ground surface. dripline area. The soil did not appear compacted. No Repair the protection fencing as needed. impacts were observed. Some excess rock was piled along the west side of the protection area against the protection fencing. Protection fencing satisfactorily in place in the rear Morgan Tree of lot 7. Excess rock had been removed and bark I 5/18/2015 Nolen None Protection mulch added beneath the dripline as recommended ;None. N/A on 5/5/2015. Mor an (Tree Protection measures satisfactorily in place and in 6/5/2015 g None !good repair in the rear of lot 7. The tree had been None. N/A Nolen Protection satisfactorily pruned as recommended on 2/11/15. Continued... 3 Monroe Parkway,Suite P220,Lake Oswego,OR 97035 Phone: (971)409-9354 I morgan.holen@comcast.net Morgan Holen&Associates,LLC Consulting Arborists and Urban Forest Management 7/19/2015 1250 Troy Park-Complete Tree Protection Monitoring Page 8 of 8 Inspection On Site Recommendation for Resolution Date Inspector Contact Item Condition or Comment Corrective Action Date 1 Landscaping should be performed by I hand and with hand tools only. Refresh they mulched ring beneath the dripline area Construction is complete adjacent to the protected with up to a total of 3-inches bark mulch I See Morgan Tree tree in the rear of lot 7. Protection fencing may be (do not pile mulch directly against the tree 6/19/2015 Holen None Protection removed for final landscaping. Called Steve Brown (trunk). Okay to plant shrubs and ground 6/30/2015 to discuss landscaping recommendations. cover plants in mulched ring with drip follow-up irrigation. Irrigation for grass and other landscaping beyond mulched ring should j be directed away from the tree trunk. Protection fencing removed and final landscaping in I progress in the rear of lot 7. Landscaping performed Refresh the mulched ring beneath the I dripline area with up to a total of 3-inches by hand and with hand tools only. Irrigation Morgan Tree bark mulch (do not pile mulch directly 6/30/2015 7/17/2015 Holen None Protection satisfactorily installed away from the protected tree. against the tree trunk). Okay to plant Called Steve Brown regarding schedule for shrubs and ground cover plants in completion; anticipate one final inspection in two mulched ring with drip irrigation. weeks. �Landscaping satisfactorily completed at Lot 7. 7/17/20151Morgan None Tree (Construction is complete adjacent to protected None. Good work! N/A Holen Protection I jtrees. This is the final inspection. 1 __ General Comments The existing trees were adequately protected during construction. Property owners should avoid supplemental watering and maintain 3-inches of bark mulch beneath the dripline over time. 3 Monroe Parkway,Suite P220,Lake Oswego,OR 97035 Phone: (971)409-9354 I morgan.holen@comcast.net v moa -000 , I RECE'VED y SIGN COMPLIANCE AGREEMENT CITY OF T IGARD PLANNING/ENGINEERING Witnesseth: This agreement dated the day of Alk. IASt‘ 2 1 2013 between the City of Tigar as a municipality of the State orOregon, hereinafter termed the "City", and 1.rslki e I v1 vr skb vS hereinafter termed the "Developer". WHEREAS, the Developer has applied to the City for approval of located in Township South, Range One (1) West, Section , Willamette Meridian, Washington County, Oregon, and WHEREAS, the City has adopted standards in the Community Development Code Chapter 18 for signs; NOW, THEREFORE, it is hereby agreed as follows: The Developer agrees that all signage both temporary and permanent will comply with City sign regulations. The Developer further agrees and acknowledges to be responsible for the rectifying of any and all sign regulation violations during the marketing and initial sale of all properties within said development. The Developer further agrees that, should sign regulations be violated, to be subject to all citations that may be issued during the initial sale and - :rketing of t - . operties. :::4rc vt The City of Tigard: By: • S • September 27, 2011 TIGARD City of Tigard William L. McMonagle Harris-McMonagle Associates 8740 SW Scoffins Street Tigard, OR 97223 Re: Troy Park Subdivision (SUB2007-00011) Demolition of Existing House The land use approval for the Troy Park Subdivision required a cash assurance for tree mitigation before any site work can be performed. The site work described in that approval included demolition of the existing house. You have requested approval for removal of the existing structure in advance of any other site work commencing on the site. This removal is necessary because the existing house is uninhabitable, has become an attractive nuisance, and is apparently occupied by trespassers creating a liability issue for the property owner. You have also requested that the cash assurance for the tree mitigation be deferred until just before any other site work begins. We can allow the demolition of the existing structure only and defer the tree mitigation cash assurance until the preconstruction meeting for the project as long as the following are satisfactorily met: • Obtain a letter from Washington County stating that their facility permit for construction of the required improvements on SW Bull Mountain Road will be issued subject to satisfaction of County's requirements. • Obtain a city PFI (public Facility Improvement) Permit and pay all the fees involved with that permit • Enter into a Subdivision Compliance Agreement with the city with stipulations in that agreement that at any time prior to, but no later than the date of the preconstruction meeting: 1) the cash assurance for the tree mitigation would be posted with City; and 2) that the developer will obtain the County Facility Permit for SW Bull Mountain Road improvements. • Enter into a Developer/Engineer Agreement for the project • Provide a performance bond covering the subdivision improvements • Install all tree protection measures on the site in accordance with the approved tree protection plan • Submit the plat to the city for review and pay the plat fee • Obtain a demolition permit and corresponding erosion control permit from the city for removal of the existing structure 13125 SW Hall Blvd. • Tigard, Oregon 97223 • 503.639.4171 TTY Relay: 503.684.2772 • www.tigard-or.gov • • Please indicate your understanding and acceptance of these requirements by signing the signature block below. Return a copy with your signature to us for our files. Sincerely, Qf;), A STIN P. DUENAS, P.E. Development Engineer ,'YA ' 9--05"--00// Accepted by(Willia►I McMonagl- Date Har McMonag = ssociates c: Gary Pagenstecher,Associate Planner Mike White, Senior Engineering Technician IF 41, TIGARD City of Tigard Monday, March 07, 2011 • Nathaniel Clevenger Portland People's Builder, LLC 25 NW 23rd Place, Suite 6 Portland OR 97210 RE Troy Park Subdivision, SUB2007-00011 Dear Mr. Clevenger: This confirms the points made in my telephone conversation with Bryant Jaksic of your office on Friday, March 4, 2011, specifically: 1. The proposed Troy Park Subdivision has been approved for 10 lots per the Notice of Type II Decision dated November 27, 2007 and this approval is valid until December 31, 2011 per City Ordinance 10-07 dated April 27th, 2010. 2. All Conditions of Approval per the November 27, 2007 notice remain valid and do not require any updates in order for your company, as the new owner of the Troy Park property, to begin construction on the infrastructure once the proper permits have been obtained; no further filings or changes are required to the plans which were originally approved. A copy of the Conditions of Approval showing their current status on our records is enclosed. 3. The Notice of Type II Decision dated November 27, 2007 for Troy Park remains with the property, even after transferring ownership to a company which did not originally obtain the Approval. Please let me know if you have any questions or need any further information. Sincerel , Al hields Permits/Projects Coordinator cc: Gus Duenas, Gary Pagenstecher, Land Use File. 13125 SW Hall Blvd. • Tigard, Oregon 97223 • 503.639.4171 TTY Relay: 503.684.2772 • www.tigard-or.gov City of Tigard, Oregon • 13125 SW Hall Blvd. • Tigilli OR 97223 !1 t1..Q • Net' ify„,,:;,,,,, ,,,,,„,„:,., ,,,.,,,,, .4,:„,,5 June 24, 2010 Mr. Mike Goodlett Goodlett Marshall Building&Dev P.O. Box 91551 Portland, OR 97223 RE: Subdivision case number: SUB2007-00011 Mr. Goodlett: On April 27, 2010 the Tigard City Council passed an ordinance to amend the Tigard Community Development Code (TDC) chapters 18.360 Site Development Review, 18.420 Land Partitions, and 18.430 Subdivisions. The approved amendments were in response to the economic downturn. Automatic extensions were granted to these three types of land use cases that would expire during a certain time frame. Our records indicate that you received approval for a Subdivision (SUB) that may have been affected by this code amendment (see case number above). If your approved SUB has a lapsing date between July 1, 2008 and December 31, 2010, then the approval is automatically extended through December 31, 2011. The new approval period will lapse after this date if: 1) a final plat has not been submitted; or 2) the final plat does not conform to the preliminary plat as approved or approved with conditions. No action is required on your part for the extension because it is automatic. A copy of this letter will be placed in the land use file. A copy of the ordinance with adopted language for Subdivisions is enclosed. If you have any questions or concerns regarding the extension or code amendment, please contact me at (503) 718-2437 or cherylcatigard-or.gov. Sincerely, Cheryl Caines Associate Planner Phone: 503.639.4171 • Fax: 503.684.7297 • www.tigard-or.gov • TTY Relay: 503.684.2772 ,Cityof Tigard,i ard, Oregon • 13125 SW Hall Blvd. • Tigaru JR 97223 g May 29,2009 • Harris McMonagle Associates, Inc. T IGARD Atm: Steve Bloomquist 12555 SW Hall Blvd. Tigard, OR 97223 RE: Subdivision Extension Request (SUB2007-00011) TILE COP V Dear Mr. Goodlet, Per your letter dated May 22, 2009,you have requested an extension of approval for Troy Park Subdivision (SUB2007-00011) that is due to expire June 12, 2009. Tigard Municipal Code Section 18.430.030.D includes the following criteria regarding extension of an approved subdivision: D. The Director shall, upon written request by the applicant and payment of the required fee,grant one extension of the approval period not to exceed one year; provided that: 1. No changes are made on the original preliminary plat plan as approved; The applicant proposes no changes to the approved plan;therefore, the request is consistent with this criterion. 2. The applicant has expressed written intent of submitting a final plat within the one-year extension period; The applicant has cited economic and financial conditions as the reasons for the extension request. The request is consistent with this criterion;however, applicant is hereby reminded he must submit the final plat within the one-year extension. This criterion is satisfied as noted. 3. There have been no changes to the applicable ordinance provisions on which the approval was based; and After reviewing the plans, staff concurs that there have been no changes to the applicable ordinance provisions on which the approval was based. Therefore, this criterion is satisfied. 4.An extension of time will not preclude the development of abutting properties. The extension will not preclude the development of abutting properties. Therefore, this criterion is satisfied. SUB2007-00011 Troy Park Subdivision Extension Response Page 1 Phone: 503.639.4171 • Fax: 503.684.7297 • www.tigard-or.gov • TTY Relay: 503.684.2772 • • Conclusion: The applicant has submitted a written request and paid the application fee. The criteria for extensions have been met as indicated in the findings above. Therefore, the Applicant is granted an extension for SUB2007-00011 not to exceed one year or until June 12, 2010. )ecckti) 4./24.10 Darrel"Hap"Watkins Date Assistant Planner CC: File SUB2007-00011 FILE COPY SUB2007-00011 Troy Park Subdivision Extension Response Page 2 • • RECEIVED May 22, 2009 MAY 2 2 2009 Attn: Dick Bewersdorff CITY OF TlGARD City of Tigard PLANNIF /ENGINEERING Community Development Dept. 13125 SW Hall Blvd. Tigard, OR 97223 FIL E COPY Dear Dick, Subject-Extension for Case file Sub2007-00011 (Troy Park Subdivision) As an authorized agent for the Goodlett Marshall Building and Development Company an extension is requested for the TROY PARK Subdivision preliminary plat approval.TROY PARK was approved by the City of Tigard on November 27,2007 as a 10-lot residential subdivision. Section 18.430.030.D of the Community Development code states that if the applicant requests an extension in writing and submits the required fee,the City Manager will grant an extension for a period of 1 year provided that: 1.No changes are made on the original preliminary plat plan as approved; 2. The applicant has expressed written intent of submitting a final plat within the one-year extension period; 3. There have been no changes to the applicable ordinance provisions on which the approval was based; and 4. An extension of time will not preclude the development of abutting properties. There have been no changes made to the approved plan. A copy of the construction plan set has been included along with this letter for verification that no changes have been made. The owner intends to initiate construction and submit the final plat within 1 year. The requested time extension will not preclude the development of any abutting properties. There have been no changes to the applicable ordinance provisions on which the approval was based. Due to the poor state of the economy,the owner respectfully requests a one year extension. Please contact me directly if you need any additional information or have for this request. Sincerely, Steve Bloomquist Harris McMonagle Associates, Inc. 503-639-3453 (ext 19) CITY OF TIGARD• 0 illq41 RECEIPT a 13125 SW Hall Blvd.,Tigard OR 97223 503.639.4171 TIGARD Receipt Number: 173647 - 05/22/2009 CASE NO. FEE DESCRIPTION REVENUE ACCOUNT NUMBER PAID SUB2007-00011 Approval Extension 100-0000-438000 $230.00 SUB2007-00011 Approval Extension-LRP 100-0000-438050 $34.00 Total: $264.00 PAYMENT METHOD CHECK# CC AUTH.CODE ACCT ID CASHIER ID RECEIPT DATE RECEIPT AMT Check 14538 STREAT 05/22/2009 $264.00 Payor: Arbor Homes Total Payments: $264.00 Balance Due: $10,441.00 Page 1 of 1 • ! 6/5/2008 I CITY OF TIGARD 5:03:52PM 13125 SW Hall Blvd. r G A R n Tigard,OR 97223 (503)639-4171 Conditions Associated With Case #: SUB2007-00011 Project Name: TROY PARK SUBDIVISION 1 REVISE TREE PLAN M 5/29/2008 EAE 6/5/2008 EAE 1. Prior to site work,the applicant shall revise the tree plan to: A. Include all healthy trees over 12 inches in the mitigation calculation;and B. Show that Trees#1967 and#1991 and trees on neighboring properties that may be impacted by construction will be retained and protected. 2 SUBMIT ALL TREE PROTECTION PLANS M 5/29/2008 EAE 6/5/2008 EAE 2. Prior to site work,the applicant shall submit a tree protection plan by a certified arborist defining standards and methods that will be used by the applicant to protect trees during and after construction. In addition,the tree plan shall include the following specifications for fencing: All trees to be preserved shall be protected with five or six(5'-6')foot high chain link fences. Fences are to be mounted on two inch diameter galvanized iron posts,driven into the ground to a depth of at least 2-feet at no more than 10-foot spacing. 3 PAY CASH ASSURANCE FOR TREES N EAE 1/24/2008 MSB 3. Prior to site work,the applicant shall submit a cash assurance(letter of credit or cash deposit)for the equivalent value of mitigation required(137 caliper inches times$125 per caliper inch=$17,125). Any trees successfully planted on or off-site, in accordance with an approved Tree Mitigation Plan and TDC 18.790.060.D,will be credited against the assurance two years after all of the trees are planted per the approved Tree Mitigation Plan. The project arborist shall submit a letter to the City Arborist to certify that all of the mitigation trees were properly planted per the approved Tree Mitigation Plan,and set the starting point of the two year tree establishment period. In addition,if Trees#1967 and#1991 are properly protected,they will be credited against the assurance upon successful planting two years after all of the trees are planted per the approved Tree Mitigation Plan. After such time,the applicant shall pay the remaining value of the assurance as a fee in-lieu of planting. 4 INSTALL TREE PROTECTION FENCING N EAE 1/24/2008 MSB 4. Prior to site work,the applicant shall install fencing as directed by the project arborist to protect the trees to be retained. All trees to be preserved shall be protected with five or six(5'-6')foot high chain link fences. Fences are to be mounted on two inch diameter galvanized iron posts,driven into the ground to a depth of at least 2-feet at no more than 10-foot spacing. The applicant shall position fencing as directed by the project arborist to protect the trees to be retained. The applicant shall call for an inspection and allow access by the City Arborist for the purpose of monitoring and inspection of the tree protection to verify that the tree protection measures are performing adequately. 5 BI-WKLY ARBORIST REPORTS N EAE 1/24/2008 MSB 5. The Project Arborist shall submit written reports to the City Arborist,at least once every two weeks,from initial tree protection zone(TPZ)fencing installation through building construction. The reports shall include the condition and location of the tree protection fencing and whether any changes occurred. If the amount of TPZ was reduced then the Project Arborist shall certify that the construction activities did not adversely impact the overall,long-term health and stability of the tree(s). If work is required within an established tree protection zone,the project arborist shall prepare a proposal detailing the construction techniques to be employed,and the likely impacts to the trees. The proposal shall be reviewed and approved by the City Arborist before proposed work can occur within a tree protection zone. The City Arborist may require changes prior to approval. The project arborist shall be on site while work is occurring within a tree protection zone,and submit a summary report certifying that the work occurred per the proposal and will not significantly impact the health and/or stability of the trees. 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. 6 PFI REQUIRED M 5/6/2008 KSM 5/6/2008 MSB 6. Prior to commencing onsite improvements,a Public Facility Improvement(PFI)permit is required for this project to cover street construction 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). Ping-CaseConditions.rpt Page 1 of 5 7 LEGAL NAME OF PERMITTEE ON PFI M 5/6/2008 KSM 5/6/2008 MSB 7. 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. 8 CONSTRUCTION ACCESS/PKG PLAN M 6/4/2008 KSM 6/4/2008 MSB 8. The City Engineer may determine the necessity for,and require submittal and approval of,a construction access and parking plan for the home building phase. If the City Engineer deems such a plan necessary,the applicant shall provide the plan prior to issuance of building permits. 9 CONSTRUCTION PLANS/TREE ISSUES N KSM 1/25/2008 MSB 9. Construction drawings shall include the following(The applicant shall also send one copy to Planning): A. A construction sequence including installation and removal of tree protection devices,clearing,grading,and paving; B. A note prohibiting equipment,vehicles,machinery,grading,dumping,storage,burial of debris,or any other construction-related activities in any tree protection zone;and C. A note stating that only those trees identified on the approved Tree Removal plan are authorized for removal by this report. Notwithstanding any other provision of this title,any party found to be in violation of this chapter[18.790]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: 1)Replacement of unlawfully removed or damaged trees in accordance with Section 18.790.060(D)of the Tigard Development Code;and 2) 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. 10 SUBMIT CONST PLANS TO WACO M 6/4/2008 KSM 6/4/2008 MSB 10. The applicant shall submit construction plans to the Washington County Engineering Department as a part of the Washington County Facility permit,which indicate that they will construct a half-street improvement along the frontage of SW Bull Mountain Road. The improvements adjacent to this site shall include: A.County standard pavement section for a C-3 Collector street from curb to centerline equal to 25 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb,or curb and gutter as needed; D. storm drainage,including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 6 foot concrete sidewalk with a 5 foot planter strip; F. street trees in the planter strip spaced per TDC requirements; G. street striping; H. streetlight layout by applicant's engineer,to be approved by City Engineer; I. underground utilities; J. street signs(if applicable); K. driveway apron(if applicable); and L. adjustments in vertical and/or horizontal alignment to construct SW Bull Mountain Road in a safe manner,as approved by the Engineering Department. 11 PROFILE OF BULL MTN ROAD M 5/6/2008 KSM 5/6/2008 MSB 11. A profile of Bull Mountain Road shall be required,extending 300 feet either side of the subject site showing the existing grade and proposed future grade. 12 OBTAIN A WACO FACILITY PERMIT N KSM 1/25/2008 MSB 12. The applicant shall obtain a facility permit from the Department of Land Use and Transportation of Washington County, to perform work within the right-of-way of SW Bull Mountain Road. A copy shall be provided to the City Engineering Department prior to issuance of a Public Facility Improvement(PFI)permit. 13 NO DIRECT ACCESS TO BULL MT RD M 5/6/2008 KSM 5/6/2008 MSB 13. Lots 1 -4 shall not be permitted to access directly onto SW Bull Mountain Road. The applicant shall close all existing driveways to SW Bull Mountain Road from subject site. 14 INT STREETS/FULL WIDTH IMPROVE M 5/6/2008 KSM 5/6/2008 MSB 14. The applicant's Public Facility Improvement permit construction drawings shall indicate that full width street improvements,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 Ping-CaseConditions.rpt Page 2 of 5 the interior subdivision streets. Improvements shall be designed and constructed to local street standards,Figure 18.810.4.A, for the Winterview Drive extension. 15 PROFILE OF WINTERVIEW DRIVE M 6/4/2008 KSM 6/4/2008 MSB 15. A profile of Winterview Drive shall be required,extending 300 feet either side of the subject site showing the existing grade and proposed future grade. 16 PRIVATE ST MUST MEET PUBLIC STAND M 5/6/2008 KSM 5/6/2008 MSB 16. 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. 17 SHOW EXT OF WTR LINES ON PFI PLAN M 6/4/2008 KSM 6/4/2008 MSB 17. 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. 18 DESIGN/CALCS FOR WTR QUAL DET FAC N KSM 1/25/2008 MSB 18. Final design plans and calculations for the proposed public water quality/detention facility shall be submitted to the Engineering Department(Kim McMillan)as a part of the Public Facility Improvement plans. Included with the plans shall be a proposed landscape plan to be approved by the City Engineer. The landscape plan shall include trees and shrubs to be added to the existing facility located in the Thornwood Subdivision. 19 EROSION CONTROL PLAN M 5/6/2008 KSM 5/6/2008 MSB 19. 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." 20 FINAL GRADING PLAN N KSM 1/25/2008 MSB 20. 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. 21 OBTAIN A 1200-C GENERAL PERMIT N KSM 1/25/2008 MSB 21. The applicant shall obtain a 1200-C General Permit pursuant to ORS 468.740 and the Federal Clean Water Act. 22 TVF&R APPROVAL OF PLAN N KSM 1/25/2008 MSB 22. Prior to issuance of the PFI Permit the applicant shall obtain approval from TVFR for the site layout and proposed turnaround at the intersection of the private street and Winterview Drive. 23 REVISE TREE PLAN M 5/29/2008 EAE 6/5/2008 EAE 23. Prior to final plat approval,the applicant shall make the following revisions to the tree plan: A. Indicate that the size of trees being planted in front yards will be at least 2 caliper inches. B. Show the location of water meters and other utilities that may be in the planter strip. Tree pits shall be located so as not to include utilities(e.g.,water and gas meters)and on-premises utilities shall not be installed within existing tree well areas(2' radius around the trunk of a newly planted tree). C. Show street trees will be planted at least 20 feet away from light standards if possible. D. Choose street trees from the approved planting list. The City Arborist recommends that the applicant consider Acer campestre(Hedge Maple),Acer Griseum(Paperbark Maple)or Acer Buergeranum(Trident Maple). The accepted planting procedures are the guidelines described in the Tigard Tree Manual. 24 REVISED MITIGATION PLAN M 5/29/2008 EAE 6/5/2008 EAE 24. Prior to final plat approval,the applicant shall submit a revised mitigation plan including the location,species and size of the mitigation trees to be approved by the Project Arborist and City Arborist. Mitigation trees shall be at least 2 caliper inches and planted within property lines. Trees#1967(Ponderosa Pine, 11 caliper inches)and#1991 (Incense Cedar,7 caliper inches)shall be retained and credited toward mitigation upon successful protection. 25 NO BLD WITHIN 15 FT OF TREE CENTE M 5/29/2008 EAE 6/5/2008 EAE 25. Prior to final plat approval,the applicant shall revise the site plan to show footprints that do not encroach within 15 feet of the center of Trees#1967 and#1991,unless the applicant provides specific methods approved by the Project Arborist to retain the trees without damage to their canopies and/or root zones. 26 PAY ADDRESSING FEE N KSM 1/25/2008 MSB Ping-CaseConditions.rpt Page 3 of 5 26. Prior to final plat approval,the applicant shall pay the addressing fee. (STAFF CONTACT: Bethany Stewart, Engineering). 27 NON-ACCESS RESERVATION N KSM 1/25/2008 MSB 27. Prior to final plat approval,the applicant shall provide a non-access reservation along the subject site's SW Bull Mountain Road frontage. 28 PRIV ST OWNERSHIP/MAINT N KSM 1/25/2008 MSB 28. 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). 29 CC&R'S/STREET MAINTENANCE N KSM 1/25/2008 MSB 29. 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. 30 STATE PLANE COORD ON PLAT N KSM 1/25/2008 MSB 30. The applicant's fmal 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. 31 FINAL PLAT APPLICATION REQUIREMEN N KSM 1/25/2008 MSB 31. Final Plat Application Submission Requirements: A. Submit for City review four(4)paper copies of the fmal 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 fmal 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 SW Bull Mountain Road,providing 37 feet from centerline,and SW Winterview Drive, providing 54 feet,shall be made on the final plat. E.NOTE: Washington County will not begin their review of the fmal 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). 32 SUBMISSION REQ FOR BLD PLANS N EAE 1/25/2008 MSB 32. Prior to issuance of building permits,the applicant(developer or builder)shall: A. Submit site plan drawings showing the accurate location of the trees that were preserved and the location of tree protection fencing. Tree canopy driplines must be drawn to scale. Attach copies of the approved Tree Protection Plan. B. Submit a statement and signature of approval from a certified arborist regarding the siting and construction techniques to be employed in building the house with respect to any protected trees on site. C.Install required tree protection fencing as specified by the project arborist. D.Applicant shall submit biweekly reports,prepared by a certified arborist,through final inspection documenting the status of required tree protection fencing. 33 SIGN CITY'S SIGN COMPLIANCE AGREE N EAE 1/25/2008 MSB 33. Prior to the issuance of building permits,the developer shall sign a copy of the City's sign compliance agreement. 34 PHOTOMYLAR COPY OF PLAT TO ENG N KSM 1/25/2008 MSB 34. Prior to issuance of building permits,the applicant shall provide the Engineering Department with a"photomylar" copy of the recorded final plat. 35 AS BUILTS OF PUB IMPROVE TO ENG N KSM 1/25/2008 MSB 35. Prior to issuance of building permits,the applicant shall provide the City with as-built drawings of the public Ping-CaseConditions.rpt Page 4 of 5 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). 36 FINAL SIGHT DIST CERT N KSM 1/25/2008 MSB 36. Prior to issuance of building permits,the applicant's engineer shall submit a final sight distance certification for the intersection of the private street and Winterview Drive. 37 SIGNAGE AT EACH SHARED DRVWY N KSM 1/25/2008 MSB 37. 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. 38 PAY BIKE STRIPING FEE N KSM 1/25/2008 MSB 38. Prior to issuance of building permits,the applicant shall pay$1,124.00 to the City for the striping of the bike lane along the frontage of SW Bull Mountain Road. 39 UNDERGROUNT UTS/PAY FEE N KSM 1/25/2008 MSB 39. The applicant shall either place the existing overhead utility lines along SW Bull Mountain Road underground as a part of this project,or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be$35.00 per lineal foot. If the fee option is chosen,the amount will be$7,679.00 and it shall be paid prior to issuance of building permits. 40 PAY WTR QUAN FEES WITH BLD PRMTS N KSM 1/25/2008 MSB 40. During issuance of the building permit for Parcels 1 - 10,the applicant shall pay the standard water quantity fees per lot (fee amounts will be the latest approved by CWS). 41 MAINTAIN PLANTS IN WTR QUAL FAC N KSM 1/25/2008 MSB 41. The new plantings in the water quality facility shall be maintained by the developer for a three-year period from the conditional acceptance of the public improvements or a fee-in-lieu may be paid. 42 FINAL ARBORIST REPORT N EAE 1/25/2008 MSB 42. Prior to a final inspection for each lot,the applicant shall submit a final report by the Project Arborist certifying the health of protected trees. In addition,the Project Arborist shall certify that street trees were properly planted per the approved street tree plan. Tree protection measures may be removed and final inspection authorized upon review and approval by the City Arborist. 43 PLANT STREET TREES/PAY FEE N EAE 1/25/2008 MSB 43. Prior to a final inspection for each lot,if the applicant is unable to plant the number of street trees on the approved plans due to driveway placement,utility installation or any other future improvement,the applicant shall pay a mitigation fee of $250 per street tree. 44 FINAL WALK THROUGH BY PLANNER N EAE 1/25/2008 MSB 44. Prior to a final inspection,a member of the planning staff shall conduct a walk-through at the site to ensure that the development is consistent with this decision. Condition Status Index: M=Met N=Not Met Ping-CaseConditions.rpt Page 5 of 5 • Harris McMonagle Associates, Inc Engineering-Surveying-Planning Since 1968 8740 SW Scofns Street o Tigard, Oregon 97223 Tel.(503)639-3453 Fax(503)639-1232 May 28, 2008 Emily Eng Planning Department City of Tigard RE: TROY PARK, City Casefile #SUB2007-0006 Emily, Please find attached one set of revised construction plans for the Troy Park Subdivision. The plans comply with the Conditions of Approval as follows: Condition#1 —Revise Tree Plan The Tree Plan complies with item A, in that all healthy, regulated trees over 12 inches have been included in the mitigation calculations. Tree #1989 is a fruit bearing Cherry tree and is exempt. The number of mitigation inches has been corrected to 185". Trees #1967, #1991 and#1976 offsite are shown to be protected on both the Tree Plan and the Tree Mitigation Plan. Also refer to the Pre-Construction Arborist Report which is attached. Condition#2 —Submit All Tree Protection Plans The Tree Plan and Tree Mitigation Plans comply with the specifications of this condition, and have been approved and stamped by a certified arborist. Condition#3 —Pay Cash Assurance For Trees The developer will comply with this condition prior to beginning site work. Condition#4—Install Tree Protection Fencing The Tree Plan and Tree Mitigation Plans both have fencing notes which comply with the specifications of this condition. The Pre-Construction Arborist Report also describes necessary tree protection measures for the trees to be saved. The siteworks contractor will be working under the city's permit and the direction of the Project Arborist to ensure compliance with this condition. • Condition#5 —Bi-weekly Arborist Reports The Project Arborist will report on the trees on the site bi-weekly as required by the city, and as noted in the Pre-Construction Arborist Report. Conditions#6 through#22—Engineering Department Conditions Condition#23 —Revise Tree Plan A— Street trees are shown to be a minimum caliper of two inches. B—The locations of the utilities to be located within the planter strip are shown on the plans (with the exception of the gas, electric and cable utilities which are not yet known). Trees and utilities have been relocated to provide adequate spacing. C —Tree locations have been shown spaced as far away from light poles as can be obtained given the tree spacing requirements, the location of other utilities, and future driveway locations. D—The onsite street trees have been revised to those on the City of Tigard Tree Manual. Condition#24—Revised Mitigation Plan A Tree Mitigation Plan has been prepared to comply with this condition, and has been approved by the Project Arborist. The City Arborist's comments were used in the preparation of the plan. Condition#25 —No Building Within 15 feet of Tree Center The building footprints shown on the subdivision improvement plans are per the zoning requirements, and to provide room for onsite construction within the future building envelopes. Also refer to the Pre-Construction Arborist Report. To comply with this condition, a site plan showing protection of these trees will be prepared prior to final plat approval. Conditions #26-31 —Engineering Department Conditions Conditions#33-44—Not Applicable at this Time. The revisions to the plans should now demonstarate adequate compliance with the Conditions of Approval. Please inform us of any additional revisions you believe may be required. Thanks, Tim Murphy Gee;RxLaljq, s • Unlimited' PRE-CONSTRUCTION ARBORIST REPORT Address of the Report: Troy Park Bull Mountain Rd. Tigard, OR Date of the Report: May 22, 2008 Report Submitted To: Harris McMonagle PH: 503-639-3453 Attn: Tim FX: 503-639-1232. 8740 SW Scoffins Street Tigard, OR 97223 In response to Todd Prager's comments, tree #1976 is located off the property and in the City of Tigard right of way of Bull Mountain Rd. Future utility improvements may cause future review of this tree. Any work within 30' of this tree will need arborist approval and perhaps supervision if recommended. Trees #1967 and #1991 appear to be in a safe enough location and due to their small size I don't think anything other than its tree protection fencing will be needed. In regards to the proposed mitigation trees being Douglas Firs, it appears they will be planted a minimum of 10' on center. Although large growing, this should suffice and,the community will receive the benefit of the native specie tree cover for the future. I am always supportive of native tree specie mitigation:; Just a reminder, the City of Tigard requires we inspect tree protection fencing every 2 weeks and send them a report indicating the fence is in place and no damage is occurring to the trees being protected. To gain access inside the tree protection fencing you must have arborist approval. Res tfully, I AO, Raymo d Myer, General Manager Tree Care Landscapes Unlimited, Inc. Certified Arborist by the International Society of Arboriculture, Lic. # PN-0160 Oregon Landscape Contractors Lic. # 11604 Oregon Dept. of Agriculture, Commercial Pesticide Applicators License # 00187 Residential and Commercial Spraying• Fertilizing• Pruning•Landscape Installation•Landscape Maintenance•Consultation MEMBER: Tree Care Industry Association • International Society of Arboriculture • Oregon Landscape Contractors Association Construction Contractor#62635• Landscape Contractor#5659 • Chemical Application #000231 • Insured P.O. Box 1566• Lake Oswego, OR 97035 • 503-635-3165 • Vancouver 360-737-2646 • Fax 503-635-1549 Visit our website at www.tclu.com • E-mail: info@tclu.com Gaffe&L ,, t.,. • U b PRE-CONSTRUCTION ARBORIST REPORT L1 411mite Address of the Report: Troy Park Bull Mountain Rd. Tigard, OR Date of the Report: May 22, 2008 Report Submitted To: Harris McMonagle PH: 503-639-3453 Attn: Tim FX: 503-639-1232 8740 SW Scoffins Street Tigard, OR 97223 Inresponse to Todd Prager's comments, tree #1976 is located off the property and in the City of Tigard right of way of Bull Mountain Rd. Future utility improvements • may cause future review of this tree. Any work within 30' of this tree will need arborist approval and perhaps supervision if recommended. Trees #1967 and #1991 appear to be in a safe enough location and due to their small size I don't think anything other than its tree protection fencing will be .. needed. In regards to the proposed mitigation trees being Douglas Firs, it appears they will be planted a minimum of 10' on center. Although large growing, this should suffice . and the community will receive the benefit of the native specie tree cover for the future.- I am always supportiveof native tree specie mitigation: Just a reminder, the City of Tigard requires we inspect tree protection fencing every 2 weeks and send them a report indicating the fence is in place and no damage is occurring to the trees being protected. To gain access inside the tree protection fencing you must have arborist approval. • • Res tfully, Raymo d Myer, General Manager • Tree Care & Landscapes Unlimited, Inc. Certified Arborist by the International :';Society of Arboriculture, Lic. # PN-0160 Oregon Landscape Contractors Lic. # 11604 Oregon Dept. of Agriculture, Commercial Pesticide Applicators License # 00187 Residential and Commercial Spraying•Fertilizing • Pruning• Landscape Installation •Landscape Maintenance•Consultation MEMBER: Tree Care Industry Association • International Society of Arboriculture •Oregon Landscape Contractors Association Construction Contractor#62635 •Landscape Contractor#5659 • Chemical Application #000231 • Insured PD. Box 1566 • Lake Oswego, OR 97035 . 503-635-3165 • Vancouver 360-737-2646• Fax 503-635-1549 Visit our website at www.tclu.com • E-mail: info@tclu.com Cityf Tigard,d, Oregon 0 13125 SW Hall Blvd. • Tigardd R 97223 i gar 11 11 September 24, 2007 • T I GARD Steve Bloomquist Harris-McMonagle Associates, Inc. 12555 SW Hall Blvd. Tigard, OR 97223 RE: Completeness Review-Troy Park Subdivision Case File No. SUB2007-00011 Dear Steve: The City has received your re-submittals for a 10-lot subdivision proposed at 12300 SW Bull Mountain Road;WCTM 2S110BC01201. Staff has determined your application to be complete as of 9/21/2007. The review period will now begin and is expected to take 8 weeks. Please be aware that the City has not reviewed the application for compliance with the code and may request additional items during the review process. If you have any questions, please contact me at (503) 718-2712. For questions specifically related to Engineering,please contact Kim McMillan at (503) 718-2642. Sincerely, Emily Eng Assistant Planner Phone: 503.639.4171 • Fax: 503.684.7297 • www.tigard-or.gov • TTY Relay: 503.684.2772 HRIS - McMONAGLE ASSOCI'ES ENGINEERS-SURVEYORS 12555 SW HALL BOULEVARD RECEI ED TIGARD,OREGON 97223 TEL(503)639-3453 FAX 639-1232 SEP 1 ?007 CITYOF September 21, 2007 PLANNINGlEN�INEERI SUBJECT: Resubmittal of Troy Park, SUB2007-00011 NG Dear Emily, The following supporting information has been revised within the plan sets and narrative and is enclosed with this letter based on the September 18, 2007 letter requesting additional information in order to deem this application complete. The items are addressed as follows: 1. Five copies of the application binder, including full size and reduced plans are included with this letter. 2. Three copies of the full size plans are included with this letter. 3. Six copies of reduced plans are included with this letter. 4. Two sets of business envelopes with first class postage and address labels affixed are included with this letter. Please proceed with processing this application. Sincerely Steve Bloomquist City of Tigard, Oregon on 13125 SW Hall Blvd. • Tigard, OR 97223 Ore 14 NI September 18, 2007 i NI . . TIGARD Steve Bloomquist Harris-McMonagle Associates, Inc. 12555 SW Hall Blvd. Tigard, OR 97223 RE: Completeness Review-Troy Park Subdivision Case File No. SUB2007-00011 Dear Steve: The City has received your re-submittals for a 10-lot subdivision proposed at 12300 SW Bull Mountain Road; WCTM 2S110BC01201. Staff has determined your application to be substantively complete. The following is necessary so that it can be deemed complete: • Five (5) complete copies of the application binder,including full-size and reduced plans; • Three (3) copies of full-size plans only; • Six (6) copies of reduced plans only;and • Two sets of business-size envelopes with first class stamps and address labels affixed (leave return address blank). The review period begins upon receipt of the requested items above and is expected to take 8 weeks. Please be aware that the City has not reviewed the application for compliance with the code and may request additional items during the review process. If you have any questions,please contact me at (503) 718-2712. For questions specifically related to Engineering,please contact Kim McMillan at (503) 718-2642. Sincerely, Ali4j Emily Eng Assistant Planner Phone: 503.639.4171 • Fax: 503.684.7297 • www.tigard-or.gov • TTY Relay: 503.684.2772 TRIkNSMITcAL Harris - McMonagle Associates, Inc. Engineers-Surveyors -Planners 12555 S.W. Hall Boulevard Tigard, Oregon 97223 Tel. (503)639-3453 -Fax (503) 639-1232 DATE: A,Aa Z.o Zoc TO: F%.;l'y ENE:. RE: coy Park. S.►.bd;v;s.arl \a-\ . . . ( Su.$Zbo-7 — Odol WE ARE SENDING YOU ATTACHED THE FOLLOWING ITEMS: SHOP DRAWINGS PRINTS SAMPLES CHANGE ORDER COPY OF LETTER < (Zc Ase--d&) DATA SPECIFICATIONS MYLARS OTHER' l\Sart"aA.vc. ( Jisc& FOR YOUR: REVIEW COMMENTS APPROVAL USE FILE COPIES DATE DESCRIPTION ,3 fa«s:zc -zsJ-a7 �lA.t�l Sc-k �S�.�s t- 8) 3 Kzdu cr.k 9-Zo'cz,-1 �1�..� Sc_-F- SL �S \- gni - o-7 cvlS NAI (0.•V.Jc_ • REMARKS: eAo . hove rt'cvL Scd tSNA1te._ C the c..AcKcSS . 14o e .ke r ; p rt Qi 0 A\ Sy 14...,E S `Jc- (50"0•P ` - HSRIS - McMONAGLE ASSOCI'ES ENGINEERS-SURVEYORS 12555 SW HALL BOULEVARD TIGARD,OREGON 97223 TEL(503)639-3453 FAX 639-1232 August 20, 2007 SUBJECT: Resubmittal of incomplete application items for Troy Park Subdivision, SUB2007-00011 Dear Emily, The following supporting information has been revised within the plan sets and narrative and is enclosed with this letter based on the August 10, 2007 letter requesting additional information in order to deem this application complete. The items are addressed as follows: 1. Provide percentage of landscaping per lot. Indicate on cover sheet or narrative. -After discussions with yourself via the phone it was concluded that the supplemental plan and narrative previously submitted showed that the 20% landscaping requirement could be met on all lots in the development. It will also be verified at the time of building permits on individual lots. 2. Revise the site plan to include a clear vision triangle per 18.795.040.B for each driveway. -Per our above described discussion the narrative has been revised and addresses clear vision for individual lots. 3. Items on the Public Facility Checklist. (A-G) (A) Revise Winterview Drive to 32 foot paved section. -Winterview Drive now has 32 feet of pavement. (B) Provide preliminary site distance certification for proposed private street tract. -A preliminary sight distance certification for the private street looking(west)onto Winterview Drive is included on sheet 5. (C) Provide 54 foot wide ROW.-City Engineer will not accept a pavement section being reduced from an existing 32 foot wide section. -A 54 foot wide ROW is now shown on the enclosed updated plan set. The cover sheet density calculations have also been revised to reflect additional right of way dedication. The narrative has also been revised to incorporate the above described changes to the site plans. A"Skinny Street is no longer requested,due to the standard right of way width requirement. The traffic flow plan shown on sheet 5 has been replaced with the site distance certification and supplemental plan. (D)Note sizes of typical water meters, Add Fire Hydrant to development. -The preliminary utility plan now notes typical water meter sizes. A fire hydrant has been added to the development. (E)City of Tigard requires on-site detention for storm water. -Detention-The preliminary storm report and the Thornwood stormwater calculations that were previously submitted show that detention is not needed "onsite" by using CWS requirements of analyzing the storm system '/4 mile downstream. T - (F) Contact Al Dickman re-ding water quality. If WQ facility for T.wood is allowed to be used • there may be requirement for additional plantings, otherwise on-site trea ment may be required. -Al Dickman has confirmed that the WQ facility in Thornwood is more than sufficient for the Troy Park development. Al's email confirming the WQ facility is sufficient is included with this letter addressing the incompleteness items. Al did request that some additional trees/shrubs be provided by the developer. The developer is willing to provide some additional trees/shrubs in the WQ facility. Prior to final plat approval the applicant will provide detailed plans that show the location within the WQ facility as to the species and other details needed for the new plantings within the WQ facility. (G) How is the runoff from lots 6-9 being treated? Both treatment and detention will be accomplished by utilizing the existing systems in the Thornwood Subdivision. Stormwater from lots 6-9 will be directed to the private street by constructing weep holes in the curbs. The private street has been designed to direct stormwater towards Winterview Drive. Please proceed with processing and review of this application. Please contact me directly if you have any other questions or need any additional materials. Sincerely Steve Bloomquist Ext. 19 steve@h-mc.com 6 • • Steve Bloomquist From: Brad Albert Sent: Thursday, August 16, 2007 5:10 PM To: Steve Bloomquist Subject: FW: Troy Park/ Bull Mtn Rd. Original Message From: Al Dickman [mailto:AL@tigard-or.gov] Sent: Thursday, August 16, 2007 5:07 PM To: Kim Mcmillan Cc: Brad Albert Subject: Troy Park / Bull Mtn Rd. Spoke with Brad from Harris McMonagle regarding the use of the Thornwood WQF for the Troy Park sub-d. In my opinion, there wouldn't be an issue due to the facility being as large as it is. I would hope that the developer would provide some additional trees / shrubs for the site as their wq costs would be greatly reduced. 1 411 110 Steve Bloomquist ill From: Brad Albert Sent: Monday, August 20, 2007 11:38 AM To: Steve Bloomquist Subject: FW: Troy Park/ Bull Mtn Rd. Original Message From: Kim Mcmillan [mailto:Kim@tigard-or.gov] Sent: Monday, August 20, 2007 11:32 AM To: Al Dickman Cc: Brad Albert Subject: Re: Troy Park / Bull Mtn Rd. Sounds like a good idea. Does Karla or someone else in PW look after the maintenance of that facility and could recommend some additional plantings? Kim >>> Al Dickman 08/16 5:06 PM >>> Spoke with Brad from Harris McMonagle regarding the use of the Thornwood WQF for the Troy Park sub-d. In my opinion, there wouldn't be an issue due to the facility being as large as it is. I would hope that the developer would provide some additional trees / shrubs for the site as their wq costs would be greatly reduced. • • 1 • • Steve Bloomquist • From: Brad Albert Sent: Thursday, August 16, 2007 5:10 PM To: Steve Bloomquist Subject: FW: Troy Park/ Bull Mtn Rd. Original Message From: Al Dickman [mailto:AL@tigard-or.gov] Sent: Thursday, August 16, 2007 5:07 PM To: Kim Mcmillan Cc: Brad Albert Subject: Troy Park / Bull Mtn Rd. Spoke with Brad from Harris McMonagle regarding the use of the Thornwood WQF for the Troy Park sub-d. In my opinion, there wouldn't be an issue due to the facility being as large as it is. I would hope that the developer would provide some additional trees / shrubs for the site as their wq costs would be greatly reduced. • • 1 City of Tigard, Oregon • 13125 SW Hall Blvd. • Tigard•OR 97223 i gard, Og I, August 10, 2007 S Steve Bloomquist T I G A R D Harris-McMonagle Associates, Inc. 12555 SW Hall Blvd. - Tigard,OR 97223 RE: Completeness Review-Troy Park Subdivision Case File No. SUB2007-00011 Dear Steve: The City has received your application for a 10-lot subdivision at 12300 SW Bull Mountain Road;WCTM 2S110BC01201. Staff has determined your application to be incomplete. The following is necessary so that it can be deemed complete: • Provide percentage of landscaping per lot. Indicate on cover sheet or in narrative. Per Table 18.510.2,lots in the R-7 zone are required to be 20%landscaped; • Revise site plan to include a clear vision triangle per 18.795.040.B (2"d diagram) for each driveway; • Items on the Public Facility Plan Checklist (see enclosure). Please provide three copies entire copies of the application packet including the revised materials. You may also come to the permit center to insert the revised materials into the existing packets. The review period begins upon completeness of your application and is expected to take 8 weeks. Please be aware that the City has not reviewed the application for compliance with the code and may request additional items during the review process. If you have any questions,please contact me at (503) 718-2712. For questions specifically related to Engineering,please contact Kim McMillan at (503) 718-2642. Sincerely, Emily Eng Assistant Planner Enclosure: Public Facility Plan Checklist Phone: 503.639.4171 • Fax: 503.684.7297 • www.tigard-or.gov • TTY Relay: 503.684.2772 y LAND USE APPLICISION Project: 3 - 4.- c.c.-Date: 8 � 2--ikD( --) 74-3(2-U-L`' ' COMPLETENESS REVIEW ❑ COMPLETE ?I INCOMPLETE STANDARD INFORMATION: CI Deed/Title/Proof of Ownership Neighborhood Mtg.Affidavits, Minutes, List of Attendees Impact Study(18.390) ;:4 USA Service Provider Letter E, Envelopes with Postage(Verify Count) ■ #Sets Of Application Materials/Plans-"Paper Copies" ,g, Pre-Application Conference Notes ❑ #Sets Of Application Materials/Plans-"CD's" PROJECT STATISTICS: t a� y'a �` a- BuildingFootprint Size %of Landscaping On-S *‘�`� ❑ %of Building Impervious Surface On Site ,. Lot Square Footage ------_..._._.____ PLANS DIMENSIONED: Building Footprint ke Parking) ble IQ Access Approach and Aisle ❑ Visual Clearance Triangle Shown -�1V `rte. .._ec/ • A I i ITIONAL PLANS: au1/4..r.4...:,(. '� Tree Inventory7 � Vicinity Map '3 Existing Conditions PlancE=LaasIssapeiiilen- N Site Plan -0 Lighting I'le> TREE PLAN I MITIGATION PLAN: ❑ I?QiM D ❑ .,c o fzhh c ❑ tryt" � N1 �t.c_Q -- h�-a1 ADDITIONAL REPORTS: (list any special reports) ❑ ❑ ❑ RESPONSE TO APPLICABLE CODE SECTIONS: ❑ 18.330(Conditional Use) ❑ 18.630(Washington Square Regional Center) ❑ 18.775(Sensitive Lands Review) ❑ 18.340(Director's Interpretation) 'lg. 18.705(Access/Egress/Circulation))( ]c-_ ❑ 18.350(Planned Development) ❑ 18.710(Accessory Residential Units))( ❑ 18.785(Temporary Use Permits) ❑ 18.360(Site Development Review) 18.715(Density Computations)'?( X 18.790(Tree Removal)k ❑ 18.370(Variances/Adjustments) 18.720(Design Compatibility Standards) 18.795(Visual Clearance Areas) K. ❑ 18.380(Zoning Map/Text Amendmen ❑ 18.725(Environmental Performance Standards) U 18.798(Wireless Communication Facilities) NI 18.390(Decision Making Proceduret X ❑ 18.730(Exceptions To Development Standards) tgl 18.810(Street&Utility Improvement Standards)>4- 111 ❑ 18.410(Lot Line Adjustments) ❑ 18.740(Historic Overlay) i18.420(Land Partitions) ❑ 18.742(Home Occupation Permits) 18.430(Subdivisions)c Iga. 18.745(Landscaping&Screening Standards) K X 18.510(Residential Zoning Districts)k ❑ 18.750(Manufactured/Mobil Home Regulations) ❑ 18.520(Commercial Zoning Districts) ❑ 18.755(Mixed Solid Waste/Recycling Storage) ❑ 18.530(Industrial Zoning Districts) ❑ 18.760(Nonconforming Situations) ❑ 18.620(Tigard Triangle Design Standards) RI 18.765(Off-Street Parking/Loading Requirements) \ ADDITIONAL ITEMS: I:\curpin\masters\forms-revised\land use application completeness review.dot REVISED: 6-Jun-07 PUBLIC FACILITY PLAN • Project: iv Park COMPLETENESS CHECKLIST Date: 7/18/07 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. Z Centerline of street(s) clearly shown. ® Street name(s) shown. ❑ Existing/proposed curb or edge of pavement shown. Revise Winterview to 32 foot paved section ® Street profiles shown. ▪ Future Street Plan: Must show street profiles, topo on adjacent parcel(s), etc. ❑ Traffic Impact and/or Access Report Provide preliminary sight distance certification for proposed private street-see pre-app notes ❑ Street grades compliant? ❑ Street/ROW widths dimensioned and appropriate? Provide 54 foot ROW- City Engineer will not accept a pavement section being reduced from an existing 32 foot wide section. ❑ Private Streets? Less than 6 lots and width appropriate? ❑ Other: SANITARY SEWER ISSUES ® Existing/proposed lines shown. ❑ Stubs to adjacent parcels required/shown? WATER ISSUES ® Existing/proposed lines w/ sizes noted? ❑ Existing/proposed fire hydrants shown? Show new hydrant on Winterview Drive ❑ Proposed meter location and size shown? Call out typical meter size ❑ Proposed fire protection system shown? STORM DRAINAGE AND WATER QUALITY ISSUES ® Existing/proposed lines shown? ❑ Preliminary sizing calcs for water quality/detention City of Tigard requires on-site detention provided? ❑ Water quality/detention facility shown on plans? Contact Al Dickman regarding water quality. If WQ facility for Thornwood is allowed to be used there may be requirement for additional plantings, otherwise on-site treatment may be required. How is the runoff from lots 6-9 being treated? ❑ Area for facility match requirements from calcs? REVISED: 07/18/07 ❑ Facility shown outside any wetland buffer? • ❑ Storm stubs to adjacent parcels required/shown? The submittal is hereby deemed ❑ COMPLETE E INCOMPLETE By: < 51#11 Date: 7/18/07 REVISED: 07/18/07