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HomeMy WebLinkAboutSUB2022-00005 Final w att NOTICE OF TYPE II DECISION11111 SUBDIVISION SUB2022-00005 SEVILLA PLACE TIGARD 120 DAYS = 6/29/2023 + 125-day extension to 11/1/2023 SECTION I. APPLICATION SUMMARY FILE NAME: SEVILLA PLACE CASE NO.: SUBDIVISION (SUB) SUB2022-00005 SENSITIVE LANDS REVIEW (SLR) SLR2023-00002 PROPOSAL: The applicant is requesting approval of an 11-lot subdivision for small form residential development at the south terminuses of Sevilla Avenue and Parkdale Avenue, south of SW Walnut Street.The proposed lots range from 6,987 square feet to 13,751 square feet in size.The application also includes a sensitive lands review for a proposed stormwater pipe outfall into a drainageway. APPLICANT: Kurt Dalbey;Mission Homes Northwest,LLC PO Box 1689 Lake Oswego, OR 97035 OWNER: Terry Hauck;Carolyn Moore Revocable Living Trust 1211 SW Fifth Ave,Suite 1800 Portland, OR 97204 APPLICANT'S REP.: Ken Sandblast;Westlake Consultants,Inc. LOCATION: No Address WCTM 2S104DA Tax Lots 24300,24400,and 24600 ZONE: RES-B APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.110, 18.290, 18.410, 18.420, 18.510, 18.805, 18.830, 18.910, 18.920 and 18.930. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request subject to certain conditions.The findings and conclusions on which the decision is based are provided in Sections V and VI. NOTICE OF DECISION SUB2022-00005 SEVILLA PLACE PAGE 1 OF 39 CONDITIONS OF APPROVAL THE FOLLOWING CONDITION MUST BE SATISFIED PRIOR TO BUILDING PERMIT SUBMTTAL: 1. Prior to building permit submittal,the applicant must submit an application for approval of street names or addresses and must pay the addressing fee.The address fee must be assessed in accordance with the current Master Fee Schedule. Contact Oscar Contreras with Engineering Division at 503-718-2678 or OscarC@Tigard- or.gov. THE FOLLOWING CONDITIONS MUST BE SATISFIED PRIOR TO COMMENCING ANY SITE WORK: The applicant must prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the PLANNING DIVISION, ATTN: Jenny McGinnis, Associate Planner at (971) 678-7548 or Jenny.McGinnis@tigard-or.gov. The cover letter should clearly identify where in the submittal the required information is found: 2. Prior to commencing any site work, the project arborist must perform a site inspection for tree protection measures, document compliance/non-compliance with the Urban Forestry Plan, and send written verification with a signature of approval directly to the project planner within one week of the site inspection. 3. The project arborist must perform semimonthly (twice monthly) site inspections for tree protection measures during periods of active site development and construction, document compliance/non-compliance with the Urban Forestry Plan, and send written verification with a signature of approval directly to the project planner within one week of the site inspection. 4. Prior to commencing any site work, the applicant must pay a fee to cover the city's cost of collecting and processing the inventory data for the entire urban forestry plan (Urban Forestry Manual,Section 11,Part 3).This fee amount will be for newly planted trees. The applicant must prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the ENGINEERING DIVISION,ATTN: Lee Brennan,Assistant City Engineer at (503) 718-2609 or Lee.Brennan@tigard-or.gov. The cover letter should clearly identify where in the submittal the required information is found: 5. Improvements associated with public infrastructure must be designed in accordance with the following codes and standards: • City of Tigard Public Improvement Design Standards • Clean Water Services (CWS) Design and Construction Standards • Tigard Community Development Codes,Municipal Codes • Tualatin Valley Fire and Rescue (TVF&R) Fire Codes • Other applicable County,State, and Federal Codes and Standard Guidelines 6. Improvements associated with public infrastructure are subject to the City Engineer's review, modification, and approval prior to the applicant receiving a Public Facility Improvement (PFI) Permit and commencing any site work. NOTICE OF DECISION SUB2022-00005 SEVILLA PLACE PAGE 2 OF 39 7. Prior to commencing any site work, the applicant must submit a PFI Permit to cover all improvements associated with public infrastructure. Four (4) sets of detailed public improvement plans must be submitted for review to the Engineering Department. An engineering cost estimate of improvements associated with public infrastructure (including but not limited to: streets,grading,public utilities,water distribution, sanitary sewer, stormwater facilities,streetlights,and franchise utilities)is required at the time of PFI Permit submittal. When the water system is under the City of Tigard jurisdiction, an engineering cost estimate of water improvements must be listed as a separate line item from the total engineering cost estimate. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to improvement associated with public infrastructure.PFI Permit plans must 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). 8. Prior to commencing site improvements, the applicant must submit plans showing the following required street improvements to engineering for City review and approval: SW Parkdale Avenue (Local Residential with One-Side On-Street parking): o 50'right-of-way dedication o 28'Paved width o (2) 5.5'planter strip (with curb) o (2) 5' sidewalk o (2) 0.5'public access strip o Street trees o Street lighting o 8'public utility easement across road frontage, outside of right-of-way SW Sevilla Avenue (Local Residential with On-Street parking): o 54'right-of-way dedication o 32'Paved width o (2) 5.5'planter strip (with curb) o (2) 5' sidewalk o (2) 0.5'public access strip o Street trees o Street lighting o 8'public utility easement across road frontage, outside of right-of-way 9. Prior to commencing any site work,the applicant must obtain all required approvals and permits for construction from all necessary agencies. 10. Prior to commencing any site work, the applicant must submit 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. Specify if the entity is a corporation,limited partnership,LLC, etc. and identify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information will delay processing of project documents. 11. Prior to commencing any site work, the applicant must 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. All construction vehicle parking must be provided onsite. No construction vehicles or equipment will be permitted to park on the adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application and must include the vehicles of all suppliers and employees associated with the project. NOTICE OF DECISION SUB2022-00005 SEVILLA PLACE PAGE 3 OF 39 12. Prior to commencing site improvements, the applicant must provide a photometric analysis for the review and approval. The applicant must submit plans showing the location of streetlights and the type and color of pole and light fixture for review and approval. Photometric analysis will follow the recommended values and requirements described in ANSI/IESNA. All public streetlights must be PGE Option B. 13. Prior to commencing any site work,the applicant must submit site plans and a final storm drainage report as part of the PFI Permit indicating how run-off generated by the development will be collected, conveyed,treated and detained for review and approval. The storm drainage report must be prepared by a currently licensed Civil Engineer and include a maintenance plan in accordance with CWS Design and Construction Standards and the City of Tigard Standards. 14. Prior to commencing any site work, the applicant must obtain a CWS Stormwater Connection Authorization prior to issuance of the City of Tigard PFI Permit.Plans must be submitted to the City of Tigard for review. The City will forward plans to CWS after preliminary review. 15. Prior to commencing any site work,the applicant must submit an erosion control plan as part of the PFI Permit. The plan must conform to the "CWS Erosion Prevention and Sediment Control Design and Planning Manual" (current edition). 16. Prior to commencing any site work, the applicant must submit site plans as part of the PFI Permit showing the proposed sanitary sewer system and associated facilities to be designed and constructed in accordance with the City of Tigard and CWS Design and Construction Standards. 17. Prior to commencing any site work, the applicant must submit site plans as part of the PFI Permit showing the proposed public water system and associated facilities to be designed and constructed in accordance with the City of Tigard Construction Standards. 18. Prior to commencing any site work, the applicant must submit site plans as part of the PFI Permit showing the emergency vehicle turnaround driveway, the existing ingress/egress access at the south terminus of SW Sevilla Avenue driveway and the commercial driveway for the storm tract to be designed and constructed in accordance with the City of Tigard Construction Standards. 19. Prior to commencing any site work,the applicant must submit site plans as part of the PFI Permit showing the pedestrian pathway from the terminus of the SW Parkdale cul-de-sac,extending to the south property line of the subject property in a location that provides opportunity for future pedestrian connection on the site to the south, to be designed and constructed in accordance with the City of Tigard Construction Standards. 20. The location of joint mailboxes will be coordinated with the US Post Office and City Engineer during the PFI permitting and constructed in accordance with the City of Tigard Construction Standards. 21. Prior to commencing any site work, the applicant must provide written approval from TVF&R for fire flow, hydrant placement,and emergency vehicular access and turn around. 22. Prior to commencing any site work,the applicant must submit all public utility easements,joint access easements, public access easements and maintenance agreements for review and approval. 23. Prior to commencing any site work, the applicant must submit a final grading plan showing the existing and proposed contours. The plan must detail the provisions for surface drainage of all lots and show that they will be graded to ensure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Division. The design engineer must indicate, on the grading plan,which lots will have natural NOTICE OF DECISION SUB2022-00005 SEVILLA PLACE PAGE 4 OF 39 slopes between 10 percent and 20 percent, as well as lots that will have natural slopes in excess of 20 percent. This information will be necessary in determining if special grading inspections and/or permits will be necessary. 24. Prior to commencing any site work,the applicant must provide a performance bond for all public improvements and stormwater treatment facilities associated with the development. THE FOLLOWING CONDITIONS MUST BE SATISFIED PRIOR TO FINAL PLAT APPROVAL: The applicant must prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the ENGINEERING DIVISION,ATTN: Lee Brennan,Assistant City Engineer at (503) 718-2609 or Lee.Brennan@tigard-or.gov. The cover letter should clearly identify where in the submittal the required information is found: 25. Prior to final plat approval, all improvements associated with public infrastructure including but not limited to street improvements under the City of Tigard jurisdiction must be constructed,completed,and/or satisfied. The applicant must obtain conditional acceptance from the City and provide a two-year warranty and maintenance assurance for said improvements. 26. Prior to final plat approval,all public utility facilities including but not limited to storm drainage,water quality and flow control,sanitary sewer,water,gas,electrical,communication,and wireless must be completed. Private storm water quality and flow control facilities must be provided with two years of warranty and maintenance and entered into a stormwater warranty and maintenance agreement with the City. 27. Prior to final plat approval,the final plat must contain State Plane Coordinates on two monuments with a tie to the City's global positioning system geodetic control network (GC 22). These monuments must be on the same line and must be of the same precision as required for the subdivision plat boundary.Along with the coordinates, the plat must 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 or by random traverse using conventional survey methods. 28. Prior to final plat approval, the applicant must submit for City review four (4) paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon,pay the final plat fee,and any other necessary data or narrative.The final plat and data or narrative must be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05),Washington County, and by the City of Tigard. Final plat will include signature lines for the City Engineer and Community Development Director. Note: Washington County will not begin their review of the final plat until they receive notice from the Engineering Departuient indicating that the City has reviewed the final plat and submitted comments to the Applicant's surveyor.After the City and County have reviewed the final plat, the applicant must submit one copy of the final plat, for City Engineer and Community Development Director signatures. 29. Prior to final plat approval, the applicant must record all public utility easements, joint access easements,public access easements, emergency vehicle turnaround easement on Lot 5, and show all easements to be granted on the final plat. Any required water distribution, sanitary sewer, storm drain, and water run-off quality and flow control related easements must be granted to the City. 30. Prior to final plat approval the emergency vehicle turnaround easement to be granted on the final plat with extinguishing language upon extension of SW Sevilla Ave. to SW Bigleaf Drive must be recorded and be referenced on the final plat. The shared access easement over Lot 9 for the access to the storm water tract must be a recorded document referenced on the final plat. NOTICE OF DECISION SUB2022-00005 SEVILLA PLACE PAGE 5 OF 39 31. Prior to final plat approval, the applicant must underground all new proposed utilities serving the proposed development. 32. A CWS Storm Water Connection Permit Authorization must be obtained prior to plat approval and recordation. SECTION III. BACKGROUND INFORMATION Site and Vicinity Information The 3.03-acre site consists of two tax lots (WCTM 2S104DA Tax Lot 24300 and 24400) and is currently vacant. It is located at the south termini of Sevilla Avenue and Parkdale Avenue, south of SW Walnut Street and between 124th and 128th Avenues. The site is zoned RES-B (Low-Density Residential), as are adjacent properties to the north, south, east, and west.The adjacent properties to the north and east of Tax Lot 24400 are developed with small form residential uses. The adjacent properties to the north of Tax Lot 24300 consist of a large vacant lot on the west side and small form residential uses on the east side.The property to the west is developed with rowhouses.The property to the south is the site of the Portland Community College Carolyn Moore Writer's House and a driveway extends from SW Walnut Street across the subject site to the Writer's House property. Property History A search of land use records showed the following: - Annexation (ZCA1999-00006); - One land partition (MLP2020-00004) - Four pre-application conference (PRE2019-00036,PRE2020-00032,PRE2022-00004,and PRE2022-00030); - No other previous land use records were found. SECTION IV. PUBLIC COMMENTS The Tigard Community Development Code requires that property owners within 500 feet of the subject site be notified of the proposal and be given an opportunity for written comments and/or oral testimony prior to a decision being made. Staff mailed a Type II Notice of Application regarding this subdivision to affected parties on April 25, 2023. Three responses were received: • On May 9, 2023, staff received an email with a letter from Portland Community College with concerns about construction noise affecting their programming at the Carolyn Moore Writer's House and access to their property being maintained for the duration of construction. • On May 10, 2023, staff received an email from Ron Rizzo, an adjacent property owner, with requests for the developer to remove a tree adjacent to his yard and to develop a plan for grading and construction mess. • On June 15, staff received an email from Jane Davies, asking whether the Quail Hollow West HOA submitted comments. She had questions about the construction timeline and plan for noise and dust mitigation and requested to be involved in future meetings and communications about the project. SECTION V. SUMMARY OF APPLICABLE REVIEW CRITERIA The following summarizes the review criteria applicable to this decision,in the order in which they are addressed: Applicable Review Criteria 18.830 Subdivisions 18.805 Lot Standards 18.110 Residential Zones 18.290 Small Form Residential NOTICE OF DECISION SUB2022-00005 SEVILLA PLACE PAGE 6 OF 39 18.410 Off-Street Parking and Loading 18.420 Landscaping and Screening 18.510 Sensitive Lands 18.910 Improvement Standards 18.920 Access,Egress and Circulation 18.930 Vision Clearance Areas SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS The following subsections address only the approval criteria applicable to this decision. 18.830 Subdivisions 18.830.020 General Provisions A. Conformance with state statute. All subdivision proposals must comply with all state regulations as provided in ORS Chapter 92, Subdivisions and Partitions. As provided in this decision,the proposed subdivision complies with all state regulations as provided in ORS Chapter 92. B. Lot averaging.Lot area or width may be reduced to allow lots less than the minimum applicable standard provided the average lot area or width for all lots in the subdivision is not less than that required.All lots created under this provision must be at least 80% of the minimum required lot area or width. Lot averaging is proposed.This standard applies and is discussed in the analysis of Section 18.805 Lot Standards located later in this report. 18.830.040 Approval Criteria—Preliminary Plat The approval authority will approve or approve with conditions an application for a preliminary plat when all of the following are met: A. The proposed preliminary plat must comply with all applicable standards and provisions of this title and the Tigard Municipal Code; B. The proposed lots must comply with the lot standards as provided in Chapter 18.805 Lot Standards. The proposed subdivision complies with or can be made to comply with all statutory and ordinance requirements and regulations,as demonstrated by the analysis of Section 18.805 Lot Standards located later in this report. C. The proposed plat name must not be duplicative and must satisfy the provisions of ORS Chapter 92; According to the Washington County Surveyor's Office, the proposed plat name, "Sevilla Place" has been reserved. Additionally, the applicant submitted a Subdivision Plat Naming form that was approved by the Washington County Surveyor's Office on November 18,2022.This criterion is met. D. The streets and roads must be laid out so as to conform to the plats of subdivisions and partitions already approved for adjacent 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 Access to this development is proposed from an extension of SW Sevilla Avenue and SW Parkdale Avenue,consistent with the width,direction,and street alignments established with previously approved land divisions. SW Sevilla Avenue will stub to the property to the south and include a driveway apron connection for the Carolyn Moore Writer's House driveway that currently extends across the development site.A cul-de-sac is proposed for the terminus of SW Parkdale NOTICE OF DECISION SUB2022-00005 SEVILLA PLACE PAGE 7 OF 39 Avenue.The proposed street extensions will be dedicated,and all streets will be improved,in compliance with city standards.This criterion is met. E. An explanation must be provided for all common improvements. A common drive is not proposed.This criterion does not apply. 18.805 Lot Standards 18.805.020 Applicability The standards of this chapter apply to new lots that are created through a partition or subdivision and to existing lots that are reconfigured through a lot line adjustment or lot consolidation.Additional lot standards may apply to certain types of uses or development as provided in this title. The application is for a subdivision,this chapter applies. 18.805.030 Residential Lot Standards A. Lot size. Dimensional standards for lots created or configured for residential development are provided in Table 18.805.1 for all zones where residential development is allowed. Table 18.805.1 Dimensional Standards for Residential Lots by Housing Type Standard RES-B Minimum Lot Size - Small Form Residential 7,500 sf Maximum Lot Size* - Small Form Residential 9,375 sf Minimum Lot Width 50 ft The proposed lots range in size from 6,987 square feet to 13,751 square feet. In compliance with the lot averaging provision of Section 18.830.020 (Subdivisions —General Provisions),lot area or lot width may be reduced to allow lots less than the minimum applicable standard provided the average lot area or width for all lots in the subdivision is not less than that required.All lots created under this provision must be at least 80 percent of the minimum required lot area or width,which is 6,000 square feet for lot area (7,500 sf x 0.8 = 6,000 sf) and 40 feet (50 feet x 0.8 = 40 feet) for lot width. All lots are over 6,000 square feet in size and the average lot size is 8,923 square feet. All lots are over 50 feet in width other than Lot 9. The proposed Lot 9 has a lot width of 42.9 feet,which is at least 80 percent of the minimum required lot width. These standards are met. B. Lot shape. Each lot for quad, rowhouse, or small form residential development must be rectilinear in shape with straight side lot lines at right angles to front lot lines, and straight rear lot lines parallel to front lot lines, except where not practicable due to location along a street radius or because of existing natural features or lot lines. Side and rear lot lines that are segmented must not contain cumulative lateral changes in direction that exceed 10 percent of the distance between opposing lot corners, as measured using the process of Subsection 18.40.060.C. NOTICE OF DECISION SUB2022-00005 SEVILLA PLACE PAGE 8 OF 39 The proposal is for an eleven-lot subdivision for small form residential development. The proposed lots meet the rectilinear lot standards and are not segmented more than 10 percent, as shown on Sheet P300. This criterion is met. C. Lot frontage. Each lot must have a minimum of 40 feet of frontage on a public or private right-of- way, except for the following types of lots: 1. Flag lots and rowhouse lots must have a minimum of 15 feet of frontage on a public or private right-of-way; 2. Lots with curved frontages along cul-de-sacs or eyebrows must have a minimum of 20 feet of frontage on a public or private right-of-way as measured along the arc of the front lot line; and 3. Lots at the terminus of a private street must have a minimum of 20 feet of frontage on a private right-of-way. All lots have a minimum of 40 feet of frontage on a public right-of-way other than Lot 9. Lot 9 has a curved frontage along a cul-de-sac and has 29.9 feet of frontage on SW Parkdale Ave,which exceeds the minimum requirement of 20 feet. As proposed, all lots meet minimum frontage requirements. This standard is met. D. Flag lots. Flag lots may only be created or configured through the provisions of Chapter 18.810, Lot Line Adjustments And Lot Consolidations or Chapter 18.820,Land Partitions. Flag lots are subject to the following: 1. The minimum lot width and depth of a flag lot is 40 feet and is measured as provided in Section 18.40.080, and 2. Any lot line may be designated as the front lot line provided that no side setback is reduced to less than 10 feet. Flag lots are not proposed,therefore this standard does not apply. 18.110 Residential Zones 18.110.030 Land Use Standards A. General provisions.A list of allowed, restricted, conditional, and prohibited uses in residential zones is provided in Table 18.110.2. If a use category is not listed, see Section 18.60.030. The proposed use is a Residential Use and is an allowed use in the RES-B zone. 18.110.040 Housing Types A. A housing type is not a use category.It describes a type of development that can contain a Residential Use. B. A list of allowed, limited, and prohibited housing types in residential zones is provided in Table 18.110.3. The proposed housing type is small form residential,which is an allowed housing type in the RES-B zone. FINDING: Based on the above analysis,the applicable base zone standards have been or can be fully met. 18.290 Small Form Residential 18.290.030 Development Standards Development standards for small form residential development are provided in Table 18.290.1. Compliance with the development standards for the RES-B zone will be confirmed during the building permit submittal process for all future development.These standards are met. NOTICE OF DECISION SUB2022-00005 SEVILLA PLACE PAGE 9 OF 39 FINDING: Based on the above analysis, the applicable development standards for small form residential have been or can be fully met. 18.410 Off-Street Parking and Loading 18.410.020 Applicability The provisions of this chapter apply to all new development and all modifications to existing development, including changes of use, unless stated otherwise. This application is for an eleven-lot subdivision,which is considered development. This chapter applies. 18.410.030 General Provisions A. Location. Required off-street parking must be located on the same lot as the use it serves, except where an on-street credit has been granted through the provisions of Section 18.410.090. The applicant is proposing an eleven-lot subdivision for small form residential development. Compliance with this standard will be confirmed during the building permit submittal process for all future development.This standard is met. 18.410.070 Off-Street Parking Quantity Standards A. Off-street parking requirements. The ratios for providing minimum and maximum vehicle parking spaces are provided in Table 18.410.3. If application of the maximum parking standard results in less than 6 parking spaces for a development with less than 1,000 square feet of floor area, the development is allowed up to 6 parking spaces. If application of the maximum parking standard results in less than 10 vehicle parking spaces for a development between 1,000 and 2,000 square feet, the development is allowed up to 10 vehicle parking spaces. The applicant is proposing an eleven-lot subdivision for small form residential development.The parking standards for small form residential developments are provided in Section 18.290.030. One (1) off-street parking space is required per lot and there is no maximum. Compliance with this standard will be confirmed during the building permit submittal process for all future development.This standard is met. FINDING: Based on the above analysis, the applicable off-street parking and loading standards have been fully met. 18.420 Landscaping and Screening 18.420.020 Applicability A. Landscaping standards. Landscaping standards apply to new and existing development that must provide a minimum amount of landscape area as required by the applicable development standards chapter. This application is for an eleven-lot subdivision,which is considered development. This section applies. B. Screening standards. Screening standards apply to new and existing development with uses or site improvements that must be screened from other uses or the street as required by the applicable development standards chapter. This application is for an eleven-lot subdivision,which is considered development. This section applies. C. Tree canopy standards. Site and parking lot tree canopy standards apply to the following types of new and existing development, except that parking lot tree canopy standards do not apply to NOTICE OF DECISION SUB2022-00005 SEVILLA PLACE PAGE 10 OF 39 subdivisions or partitions: 1. Subdivisions and partitions; 2. Apartments; 3. Nonresidential development, including mixed-use developments; 4. Wireless communication facilities; and 5. Mobile home parks. The proposal is for a subdivision, therefore this section applies. 18.420.060 Tree Canopy Standards A. Site tree canopy standards,which are stated as a percentage of effective tree canopy cover for an entire site, are provided in UFM Section 10, Part 3, Subparts N and O. Parking lot tree canopy standards are provided below. B. An urban forestry plan is required to demonstrate compliance with site and parking lot tree canopy standards and must meet the requirements of UFM Sections 10 through 13.An urban forestry plan must: 1. Be coordinated and approved by a project landscape architect or project arborist,i.e. a person that is both a certified arborist and tree risk assessor, except that land partitions may demonstrate compliance with effective tree canopy cover and soil volume requirements by planting street trees in open soil volumes only; An Urban Forestry Plan was submitted by Morgan Holen of Morgan Holen&Associates,LLC, a certified arborist and tree risk assessor.This standard is met. 2. Demonstrate compliance with UFM tree preservation and removal site plan standards; A tree preservation and removal site plan that meets the standards set forth in the Urban Forestry Manual has been submitted.A total of 115 open grown trees were inventoried (93 on-site and 22 off-site). Eighty-three (83) on-site open grown trees are proposed for removal.All off-site trees will be preserved. These trees are proposed for removal in order to accommodate the proposed site and street improvements. This standard is met. 3. Demonstrate compliance with UFM tree canopy and supplemental report standards and provide the minimum effective tree canopy cover; A supplemental report was prepared and submitted by the project arborist,Morgan Holen of Morgan Holen&Associates, LLC. This report includes the required inventory data for existing open grown trees, as outlined in Section 10, Part 3, Subsection D of the Urban Forestry Manual.The site is zoned RES-B;accordingly,the minimum required effective tree canopy for the entire site is 40 percent and 15 percent for each lot(Section 10,Part 3,Subsections N of the Urban Forestry Manual).Through the supplemental report the project arborist demonstrates how the effective tree canopy for the entire site is met. The total site canopy provided is 46,645 square feet (41.5 percent) and tree canopy on each lot ranges from 18 percent to 93.8 percent.This standard is met. 4. Demonstrate compliance with parking lot tree canopy standards,where applicable,by providing the minimum effective tree canopy cover of 30 percent for all parking areas, including parking spaces and drive aisles. Only the percentage of tree canopy directly above parking areas may count toward meeting this standard; and The proposal is for an eleven-lot subdivision and a parking lot is not proposed.This standard does not apply. 5. Include street trees where right-of-way improvements are required by Chapter 18.910,Improvement Standards. NOTICE OF DECISION SUB2022-00005 SEVILLA PLACE PAGE 11 OF 39 a. The minimum number of required street trees is determined by dividing the length in feet of the site's street frontage by 40 feet.When the result is a fraction,the minimum number of street trees is the nearest whole number. More than the minimum number of street trees may be required along the site's frontage depending upon the stature of trees chosen and the specific spacing standards for the chosen trees. b. Street trees must be planted within the right-of-way wherever practicable. Street trees may be planted a maximum of 6 feet from the right-of-way when planting within the right-of-way is not practicable as determined by the City Engineer. c. An existing tree may be used to meet the street tree standards provided that: i. The largest percentage of the tree trunk immediately above the trunk flare or root buttresses is either within the subject site or within the right-of-way immediately adjacent to the subject site;and ii. The tree would be permitted as a street tree in compliance with UFM street tree planting and soil volume standards if it were newly planted. The site has a total of 714 linear feet of street frontage along the proposed public street extensions; therefore, the site is required to have a minimum of 18 street trees (714 feet divided by 40 feet, rounded to the nearest whole number).The applicant provided a tree canopy site plan that shows 18 street trees.Furthermore,the project arborist submitted an Urban Forestry Plan Supplemental Report,which describes how the street trees will be maintained according to the Street Tree Planting Standards and Street Tree Soil Volume Standards that are outlined in the Urban Forestry Manual.This standard is met. E. Urban forestry plan implementation. 1. Implementation of the urban forestry plan must be inspected, documented, and reported by the project arborist or landscape architect in compliance with the inspection requirements in UFM Section 11, Part 1, wherever an urban forestry plan is in effect. In addition, no person may refuse entry or access to the Director for the purpose. The urban forestry plan will be inspected, documented, and reported by the project arborist in compliance with the inspection requirements in UFM Section 11,Part 1. This standard is met through the following conditions of approval: Prior to commencing any site work, the project arborist mustperform a site inspection for tree protection measures, document compliance/non- compliance with the Urban Forestry Plan, and send written verification with a signature of approval directly to the project planner within one week of the site inspection. The prelect arboristmustperform semimonthly(twice monthly)site inspections for tree protection measures duringperiods of active site development and construction,document compliance/non-compliance with the Urban Forestry Plan,and send written verification with a signature of approval directly to the pr jectplanner within one week of the site inspection. 2. The establishment of all trees shown to be planted in the tree canopy site plan and supplemental report of a previously approved urban forestry plan must be guaranteed and required in compliance with the tree establishment requirements in UFM Section 11,Part 2. This application is for a subdivision,therefore,the tree establishment bond requirement does not apply. 3. Spatial and species-specific data must be collected in compliance with the urban forestry inventory requirements in UFM Section 11, Part 3 for each open grown tree and area of stand grown trees in the tree canopy site plan and supplemental report of a previously approved urban forestry plan. Section 11, Part 3, Subsection B of the Urban Forestry Manual states that prior to any site work, the applicant must NOTICE OF DECISION SUB2022-00005 SEVILLA PLACE PAGE 12 OF 39 provide a fee to cover the city's cost of collecting and processing the inventory data for the entire Urban Forestry Plan. Therefore,a condition of approval is added to address this requirement. This standard will be met through the following condition of approval: Prior to commencing any site work, the applicant must provide a fee to cover the city's cost of collecting and processing the inventory data for the entire urban forestry plan (Urban Foresty Manual, Section 11, Part 3). This fee amount will be for newly planted trees. As conditioned,this standard is met. FINDING: Based on the analysis above,all of the applicable landscaping and screening standards have been fully met or can be met through conditions of approval. 18.510 Sensitive Lands 18.510.020 Applicability D. Jurisdictional wetlands. Landform alterations or developments that are only within wetland areas that meet the jurisdictional requirements and permit criteria of the U.S. Army Corps of Engineers, Division of State Lands, CWS, or other federal, state, or regional agencies, and are not designated as significant wetlands on the City of Tigard "Wetland and Streams Corridors Map," do not require a sensitive lands review. The city will require that all necessary approvals from other agencies are obtained. All other applicable city requirements must be met, including sensitive land reviews for areas within the special flood hazard area, slopes of 25 percent or greater or unstable ground, drainageways, and wetlands that are not under state or federal jurisdiction. The project includes work within a wetland area, but the wetland area is not designated as a significant wetland on the City of Tigard "Wetland and Streams Corridors Map." All necessary approvals from other agencies must be obtained but a sensitive lands review is not required for this work. E. Administrative sensitive lands review. 1. Administrative sensitive lands reviews within the special flood hazard area (excluding the floodway), drainageway, slopes that are 25 percent or greater, and unstable ground are processed through a Type I procedure, as provided in Section 18.710.050, for the following actions: a. The repair, reconstruction, or improvement of an existing structure or utility, the cost of which is less than 50 percent of the market value of the structure prior to the improvement or the damage requiring reconstruction. b. Actions within the special flood hazard area: i. The construction of accessory structures up to 528 square feet in size; and ii. Any landform alternation involving up to 50 cubic yards of material. c. Actions within drainageways and slopes that are 25 percent or greater, and unstable ground: i. Minimal ground disturbances or landform alterations involving 10 to 50 cubic yards of material; and ii. Building permits for accessory structures that are 120 to 528 square feet in size. 2. The approval authority will approve, approve with conditions, or deny a sensitive land review application using the standards and approval criteria of Sections 18.510.040, 18.510.050, 18.510.070 and 18.510.080. The project includes an onsite stormwater facility to provide required treatment and discharge.The outfall pipe for this facility is located within the vegetated corridor for the existing drainageway within the open space tract located south of the proposed subdivision. While there is approximately 120 cubic yards of temporary NOTICE OF DECISION SUB2022-00005 SEVILLA PLACE PAGE 13 OF 39 disturbance to the vegetated corridor associated with installing the pipe, this vegetated corridor is not associated with a jurisdictional wetland and there is minimal disturbance in the drainageway.This criterion is met. 18.510.070 Sensitive Lands Applications D. Within drainageways. The approval authority will approve or approve with conditions an application for a sensitive lands review within drainageways when all of the following criteria are met: 1. Compliance with all of the applicable requirements of this title; 2. The extent and nature of the proposed land form alteration or development will not create site disturbances to an extent greater than that required for the use; The stormwater outfall pipe is located in the most direct location to outfall above the existing drainageway while also avoiding delineated sensitive lands.The majority of the impact will be temporary and the area will be restored and mitigated to meet City and CWS buffer standards. This standard is met. 3. The proposed land form alteration or development will not result in erosion, stream sedimentation, ground instability, or other adverse on-site and off-site effects or hazards to life or property; The proposed development is a utility pipe that will be subsurface upon construction with an outfall into the drainageway.Mitigation to restore the impacted area and prevent erosion, sedimentation,and soil stability,as well as avoid adverse impacts to life or property is proposed and will be completed as part of construction.Additionally,the applicant proposes to follow applicable CWS requirements for replanting the vegetated corridor to better conditions after construction than current conditions.This standard is met. 4. The water flow capacity of the drainageway is not decreased; There will be no decrease to the existing water flow capacity.This standard is met. 5. Where natural vegetation has been removed due to land form alteration or development, the areas not covered by structures or impervious surfaces will be replanted to prevent erosion in compliance with CWS "Design and Construction Standards"; The proposed development is a utility pipe that will be subsurface upon construction with an outfall into the drainageway. The vegetated corridor will be replanted and restored in compliance with CWS "Design and Construction Standards".This standard is met. 6. The drainageway will be replaced by a public facility of adequate size to accommodate maximum flow in compliance with Clean Water Services requirements and the city's adopted stormwater master plan; No work is proposed in the drainageway other than a pipe outfall.This standard is not applicable. 7. The necessary U.S.Army Corps of Engineers and State of Oregon Land Board, Division of State Lands, and CWS approvals must be obtained; CWS issued a Service Provider Letter(CWS file 19-003731) for this project that included conditions to enhance the impacted vegetated corridor area upon completion of construction of the stormwater outfall pipe. Both City and NOTICE OF DECISION SUB2022-00005 SEVILLA PLACE PAGE 14 OF 39 CWS reviews for compliance with standards will be required through the final engineering permit approval.All other applicable approvals will be obtained.This standard is met. 8. Where land form alterations or development are allowed within and adjacent to the special flood hazard area, the city will require the consideration of dedication of sufficient open land area within and adjacent to the special flood hazard area in compliance with the comprehensive plan. This area will include portions of a suitable elevation for the construction of a pedestrian or bicycle pathway within the special flood hazard area in compliance with the adopted pedestrian bicycle pathway plan. The application does not involve development within or adjacent to special flood hazard areas. This section does not apply. FINDING: Based on the analysis above,all of the applicable sensitive lands approval criteria have been fully met. 18.920 Access,Egress, and Circulation 18.920.020 Applicability A. Applicability. The provisions of this chapter apply to all development including the construction of new structures, the remodeling of existing structures, and to a change of use that increases the on- site parking or loading requirements or changes the access requirements. This application is for an eleven-lot subdivision,which is considered development.Accordingly,the provisions of Chapter 18.920 Access,Egress and Circulation apply. 18.920.030 General Provisions B. Access plan requirements.A plan demonstrating compliance with the access, egress, and circulation requirements of this Chapter must be provided prior to any land use approval or development permit issuance. It is feasible and possible to meet this standard through the PFI permitting process. This standard is met through the PFI permitting process. C. Joint access. Owners of two or more uses, structures, or lots of land may agree to utilize jointly the same access and egress when the combined access and egress of all uses, structures, or units of land meets the combined requirements of this chapter,provided: 1. Satisfactory legal evidence must 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. As shown on the preliminary plat, the subdivision includes the extension of two public streets and access easements for an emergency vehicle turn around easement on Lot 5 and a 23-foot access easement for an all-weather access road to the storm tract, overlying the existing 10-foot ingress/egress easement and 15-foot wide sewer easement to be shared jointly with Lot 9. The emergency vehicle turnaround easement can be granted on the final plat with extinguishing language upon extension of SW Sevilla Ave. to SW Bigleaf Drive.The shared access easement over Lot 9 for the all-weather access to the storm water tract must be a recorded document referenced on the final plat. Through the Conditions of Approval, this standard is met. NOTICE OF DECISION SUB2022-00005 SEVILLA PLACE PAGE 15 OF 39 D. Public street access.All vehicular access and egress as required in Subsections 18.920.030.H, I and J must connect directly with a public or private street approved by the city for public use and must be maintained at the required standards on a continuous basis. As shown in the preliminary site plan,vehicular access for all lots will be via public street.This standard is met. E. Surfacing. Driveways and drive aisles must be paved with a dust-free, hard-surfaced material, or utilize a turf grid or open joint pavers. As shown on the preliminary site plan, the emergency vehicle turnaround driveway location, the existing ingress/egress access at the south terminus of SW Sevilla Avenue and the commercial driveway for the storm tract and the existing ingress/egress easement at the same location are shown. The locations and surfacing for these driveways and drive aisles are determined through the PFI permitting process.The proposed driveway locations for the lots are not shown and will be determined during the building permit process for development on each lot. This standard is met through the PFI permitting process. F. Curb cuts. Curb cuts must be in compliance with Subsection 18.910.030.0. See findings in Subsection 18.910.030.0. This standard is met. G. Pedestrian access. Paths for pedestrian access and circulation are required to, through, and sometimes between development sites. Path standards are provided in 18.200 Residential Development Standards, 18.300 Nonresidential Development Standards, and Chapter 18.410, Off-Street Parking and Loading. Additional standards may also apply if the site is located in a plan district. The proposed project includes sidewalk extensions from the adjacent stubbed streets, SW Sevilla Avenue and SW Parkdale Avenue. In addition, a pedestrian pathway will be provided from the terminus of the SW Parkdale cul-de- sac,extending to the south property line of the subject property in a location that provides opportunity for future pedestrian connection on the site to the south.The proposed sidewalks and pathway will be constructed in compliance with the detail standards noted above.Through the Conditions of Approval, this standard is met. H. Inadequate or hazardous access. 1. Applications for development permits will be referred to the Director 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 that 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 detached house lots is discouraged. Direct access to collector or arterial streets will be considered only if there is no practical alternative way to access the site. If direct access is allowed 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. NOTICE OF DECISION SUB2022-00005 SEVILLA PLACE PAGE 16 OF 39 3. The design of the service drive or drives must not require or facilitate the backward movement or other maneuvering of a vehicle within a street, other than an alley. Single detached houses are exempt from this requirement. The development application does not propose inadequate or hazardous access. The applicant has not proposed direct access to arterial or collector streets from single detached lots. Small form residential developments are exempt from the Section 3 requirements. This standard is met. I. Access management. 1. An access report must be submitted with all new development that 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 of facility). 2. Driveways must not 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 is 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 development has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent lot. If shared access is not possible or practicable, the driveway must be placed as far from the intersection as possible. 3. The minimum spacing of driveways and streets along a collector is 200 feet. The minimum spacing of driveways and streets along an arterial is 600 feet. 4. The minimum spacing of local streets along a local street is 125 feet. Access for each of the proposed lots is planned from local streets and not within the influence area of a collector or arterial street.This standard is met. J. Minimum access requirements for residential uses. 1. Vehicular access and egress for residential uses must comply with the standards provided in Table 18.920.1. 2. Vehicular access to apartment structures must be within 50 feet of the first-story entrance or the first-story landing of a stairway, ramp, or elevator leading to the dwelling units. 3. Private residential access drives must be provided and maintained in compliance with the Oregon Fire Code. 4. Access drives in excess of 150 feet in length must be provided with approved provisions for the turning around of fire 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 percent. 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. NOTICE OF DECISION SUB2022-00005 SEVILLA PLACE PAGE 17 OF 39 6. Where allowed, minimum width for driveway approaches to arterials or collector streets must be at least 20 feet so as to avoid traffic turning from the street having to wait for traffic exiting the site. As shown in the preliminary plans, each of the proposed lots can accommodate a minimum 10-foot-wide driveway. The applicant has not proposed apartments with this application. Driveway access must comply with all applicable provisions of the Oregon Fire Code. The application does not include an access drive in excess of 150 feet.As shown in the preliminary plans, access for all of the lots are planned from local streets,not collectors or arterials. This standard is met. FINDING: Based on the analysis above,the applicable access,egress,and circulation standards have been fully met or can be through conditions of approval. 18.930 Vision Clearance Areas 18.930.020 Applicability A. Applicability.The provisions of this chapter apply to all development,including the construction of new structures, the remodeling of existing structures, and to a change of use that increases the on-site parking or loading requirements or changes the access requirements. B. When site development review is not required. Where the provisions of Chapter 18.780, Site Development Review, do not apply, the approval authority will approve, approve with conditions, or deny a plan submitted under the provisions of this chapter through a Type I procedure, as provided in Section 18.710.050,using the standards in this chapter. This section is applicable. The provisions of this chapter apply to all proposed development. 18.930.030 Vision Clearance Requirements A. At corners.Except within the MU-CBD zone,a vision clearance area must 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 must be maintained free of vehicles, hedges, plantings, fences,wall structures, and temporary or permanent obstructions (except for an occasional utility pole or tree),exceeding 3 feet in height,measured from the top of the curb,or where no curb exists,from the street center line grade. Trees exceeding 3 feet in height may be located in this area, provided all branches below 8 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 must be further reduced in height or eliminated to comply with the intent of the required clear vision area. The vision clearance requirements of this chapter are not applicable, as there is no intersection of two streets proposed for this development. 18.930.040 Computations A. Arterial streets.The vision clearance area is not 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 2 non-arterial streets, a non- arterial street and a driveway, and a non-arterial street or driveway and railroad where at least 1 of the streets or driveways is 24 feet or more in width, the vision clearance area is a triangle formed by the right-of-way or property lines along such lots and a straight line joining the right-of-way or NOTICE OF DECISION SUB2022-00005 SEVILLA PLACE PAGE 18 OF 39 property line at points that are 30 feet distance from the intersection of the right-of-way line and measured along such lines. See Figure 18.930.1. 2. 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 or driveways are less than 24 feet in width,the vision clearance area is 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 single detached houses, and 30 feet back from the property line on all other types of uses. The proposed development has frontage on a non-arterial street.This standard is applicable. These standards are met through the following conditions of approval: Prior to commencing any site work, the applicant must submit a Preliminary Sight Distance Certification for review and approval. Prior to final plat approval, the applicant must submit a Final Sight Distance Certi ication for review and approval. Through the conditions of approval, this standard is met. As conditioned,these standards are met. FINDING: Based on the analysis above,all of the applicable vision clearance areas standards have been fully met or can be met through conditions of approval. 18.910 Improvement Standards 18.910.020 General Provisions A. Applicability. Unless otherwise provided, construction,reconstruction or repair of streets, sidewalks, curbs, and other public improvements shall occur in compliance 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 chapter 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. The application is for a subdivision. This chapter applies. 18.910.030 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 chapter 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. NOTICE OF DECISION SUB2022-00005 SEVILLA PLACE PAGE 19 OF 39 According to the applicant's narrative, SW Parkdale Avenue will be brought to current Tigard Standards. SW Sevilla Avenue will be brought to current Tigard standards. The streets must be in accordance with CDC 18.910.030.E. for minimum rights-of-way and street widths. These standards are met through the following conditions of approval: Prior to commencing any site work, the applicant must submit plans showing the following required street improvements to engineering for City review and approval: SW Parkdale Avenue(Local Residential with One-Side On-Streetparking): o 50'right-of-way dedication o 28'Paved width o (2)5.5'planter strip (with curb) o (2)5'sidewalk o (2) 0.5'public access strip o Street trees o Street lighting o 8'public utility easement across road frontage, outside of right-of-way SW Sevilla Avenue(Local Residential with On-Street parking): o 54'right-of-way dedication o 32'Paved width o (2)5.5'planter strip (with curb) o (2)5'sidewalk o (2) 0.5'public access strip o Street trees o Street lighting o 8'public utility easement across road frontage, outside of right-of-way Prior to final plat approval, all improvements associated with public infrastructures including but not limited to street improvements under the City of Tigard jurisdiction must be constructed, completed, and/or satisfied. The applicant must obtain conditional acceptance from the City and provide a two year maintenance assurance for said improvements. Through the conditions of approval,this standard 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 plat; 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 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 1 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 partitions c. The street is located within the mixed use central business district (MU-CBD) zone and has been identified on Figures 5-14A through 5-14I of the City of Tigard 2035 Transportation System Plan as a required connectivity improvement. NOTICE OF DECISION SUB2022-00005 SEVILLA PLACE PAGE 20 OF 39 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 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. 3. All deeds of dedication shall be in a form prescribed by the city and shall name "the public" as grantee. The applicant's narrative proposes improvements to SW Parkdale Avenue and SW Sevilla Avenue to meet City Standards. This will require dedication of right-of-way for SW Parkdale Avenue and SW Sevilla Avenue. Through the approval of the final plat this standard is met. C. Creation of access easements. The approval authority may approve an access easement established by deed without full compliance with this chapter 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 compliance with the Oregon Fire Code, Section 503. 2. Access shall be in compliance with Subsections 18.920.030.H, I, and J. The proposal includes a 23.5-foot-wide maintenance access easement with a turnaround to benefit CWS and City for access to the storm tract. More detail can be found on the included Preliminary Plat. Access must be maintained in compliance with Subsections 18.920.030.H,I,and J. This standard is met. 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 compliance with Subsection 18.910.030.N; 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. The proposed street system for the subject site will connect to the existing street system to the north.The subject property is providing connections to the existing constructed SW Sevilla and SW Parkdale Avenues,and the new streets will be in conformance with the City's Transportation Improvements Plan.The proposed streets are extended to the boundary of the site,where possible and connect to the current street framework. SW Sevilla Avenue will provide a stub for future connection/extension for the lots to the south.This standard is met. NOTICE OF DECISION SUB2022-00005 SEVILLA PLACE PAGE 21 OF 39 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 or within the Tigard Downtown Plan District, 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 provided in Table 18.910.1. Right-of-way and roadway widths must meet the minimum widths specified in Table 18.910.1. See findings in Section 18.910.030.A.This standard is met. 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 lots 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. Identify existing or proposed bus routes,pullouts or other transit facilities,bicycle routes and pedestrian facilities on or within 530 feet of the site. 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 cul-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. The Site Plan and Plat depict the circulation system and street improvements proposed with this project.As shown,SW Sevilla and SW Parkdale Avenues extend from the existing network north of the site,with SW Sevilla Avenue stubbing to the south property line of the subject site to provide for a future extension to the south.A future street plan has been provided by the applicant showing future street extensions including SW Parkdale Avenue.This standard is met. G. Street spacing and access management. Refer to 18.920.030.H. Street spacing and access management is discussed under Chapter 18.920,Access, Egress, and Circulation. This standard is met. 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. NOTICE OF DECISION SUB2022-00005 SEVILLA PLACE PAGE 22 OF 39 2. 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 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 percent 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. 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. The Site Plan and Plat depict the proposed circulation system and street improvements proposed with this project and designed to be in conformance with the City's TSP. SW Sevilla and SW Parkdale Avenues extend from the existing network north of the site, with SW Sevilla Avenue stubbing to the south property line of the subject site to provide for a future extension to the south. The closest arterial to the project site as referenced in the City's TSP is Walnut Street,located to the north of the proposed subdivision. This standard is met. 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 75o unless there is special intersection design, and (...) There are not any intersections proposed with this subdivision design.This standard does not apply. 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. There are not any existing rights-of-way adjacent or within the tract. This standard does not apply. 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. Partial street improvements are not proposed.This standard does not apply. L. Cul-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 cul-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 2 streets to the radius point of the bulb. NOTICE OF DECISION SUB2022-00005 SEVILLA PLACE PAGE 23 OF 39 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. The cul-de-sac is shown on the preliminary site plan and meets the requirements of this standard. It is approximately 67 feet from the connection point to the midpoint,approximately 113 feet from the connection point to the curb,and approximately 153 feet from the intersection of SW Tranquil Lane to the radius of the cul-de-sac.This standard is met. 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. The streets are an extension of existing streets. No new street names are proposed with this application. This standard does not apply. N. Grades and curves. 1. Grades shall not exceed 10 percent on arterials, 12 percent on collector streets, or 12 percent on any other street (except that local or residential access streets may have segments with grades up to 15 percent for distances of no greater than 250 feet); and 2. Centerline radii of curves shall be as determined by the City Engineer. SW Sevilla and SW Parkdale Avenues are both local streets and are less than 12 percent grade. This standard is met. O. Curbs, curb cuts, ramps, and driveway approaches. Concrete curbs, curb cuts, wheelchair, bicycle ramps and driveway approaches shall be constructed in compliance with standards specified in this chapter and Chapter 15.04,Work in the Right-of-Way, 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. Concrete curbs, curb cuts,wheelchair,bicycle ramps and driveway approaches must be constructed in compliance with standards specified in this chapter and Chapter 15.04, Work in the Right-of-Way. This standard is applicable. This standard will be met through the PFI permitting process. 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. The proposed development is not adjacent to an existing railroad right-of-way. This standard is not applicable. Q. Access to arterials and collectors. Where a development abuts or is traversed by an existing or proposed arterial or collector street, the development design shall provide adequate protection for residential properties and shall separate residential access and through traffic, or if separation is not feasible,the design shall minimize the traffic conflicts.The design shall include any of the following: 1. A parallel access street along the arterial or collector; NOTICE OF DECISION SUB2022-00005 SEVILLA PLACE PAGE 24 OF 39 2. Lots of suitable depth abutting the arterial or 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 collector; or 4. Other treatment suitable to meet the objectives of this subsection; 5. If a lot has access to 2 streets with different classifications, primary access should be from the lower classification street. The proposed development is not adjacent to an arterial or collector.This standard is not applicable. R. Alleys,public or private. 1. Alleys shall be no less than 20 feet in width. In commercial and industrial zones, 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. New alleys are not proposed or deemed necessary.This standard is not applicable. 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. It is feasible and possible to meet this standard through the PFI permitting process. This standard will be met through the PFI permitting process. 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 6 dwelling units are permitted only within planned developments, mobile home parks, cottage cluster, courtyard units, and apartment developments. There are not any private streets included in the subdivision.This standard is not applicable. 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. The development is not adjacent to a railroad crossing. This standard is not applicable V. Street signs. The city shall install all street signs, relative to traffic control and street names, as specified by the City Engineer for any development. The cost of signs shall be the responsibility of the developer. It is feasible and possible to meet this standard through the PFI permitting process. This standard will be met through the PFI permitting process. NOTICE OF DECISION SUB2022-00005 SEVILLA PLACE PAGE 25 OF 39 W. Mailboxes.Joint mailbox facilities shall be provided in all residential developments, with each joint mailbox serving at least 2 dwelling units. 1. Joint mailbox structures shall be placed adjacent to roadway curbs; 2. Proposed locations of joint mailboxes shall be designated on the preliminary plat or development plan, and shall be approved by the City Engineer/U.S. 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/U.S. Post Office prior to final approval. The location of joint mailboxes will be coordinated with the US Post Office and City Engineer. This standard will be met through the PFI permitting process. 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. New traffic signals are not proposed or deemed necessary. This standard is not applicable. Y. Street light standards. Street lights shall be installed in compliance with regulations adopted by the city's direction. Streetlights must be installed in compliance with regulations adopted by the City's direction along the proposed development's frontage.This standard is met through the following condition of approval: Prior to commencing site improvements, the applicant must provide a photometric analysis for the review and approval. The applicant must submit plans showing the location of streetlights and the type and color of pole and light fixture for review and approval Photometric analysis will follow the recommended values and requirements described in ANSI/IESNA. All public streetlights must be PGE Option B. Through a condition of approval,this standard is met. Z. Street name signs. Street name signs shall be installed at all street intersections. Stop signs and other signs may be required. The applicant's narrative has acknowledged intent to comply with this requirement. It is feasible and possible to meet this standard through the PFI permitting process. This standard will be met through the PFI permitting process. 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 1 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 percent of the structures in the new development are completed or 3 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 percent of the structures in the new development are completed unless 3 years have elapsed since initiation of construction in the development; NOTICE OF DECISION SUB2022-00005 SEVILLA PLACE PAGE 26 OF 39 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 1.5 inches in thickness. The development will require the extension of SW Sevilla Avenue and SW Parkdale Avenue; therefore, this section is applicable. Street improvements must be completed by the applicant and accepted by the City of Tigard. It is feasible and possible to meet this standard through the PFI permitting process. BB. 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 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 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 5-year time period will be refunded to the developer. Traffic calming is not proposed or deemed necessary for the proposed development. This standard does not apply. CC. 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 percent 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 1,000 vpd >6,000 vpd 500 vpd or more c. If any of the following issues become evident to the City Engineer: i. High traffic volumes on the adjacent roadway that may affect movement into or out of the site. ii. Lack of existing left-turn lanes onto the adjacent roadway at the proposed access drive. iii. Inadequate horizontal or vertical sight distance at access points. iv. The proximity of the proposed access to other existing drives or intersections is a potential hazard. v. The proposal requires a conditional use permit or involves a drive-through operation. vi. 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; or NOTICE OF DECISION SUB2022-00005 SEVILLA PLACE PAGE 27 OF 39 b. Trip generation from a development adds 300 or more vehicle trips per day to an ODOT facility; or c. Trip generation from a development adds 50 or more peak hour trips to an ODOT facility. A Transportation Impact Study is not required for the proposed development. The total ADT for the proposed subdivision does not meet the thresholds listed above to trigger a traffic study.The site is not within 500 feet of an ODOT facility.This standard does not apply. FINDING: Based on the analysis above,the applicable 18.910 Improvement Standards have been fully met or can be through conditions of approval. 18.910.040 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, significant habitat areas or bodies of water, or pre-existing development; or b. For blocks adjacent to arterial streets,limited access highways, collectors or railroads. c. For nonresidential blocks in which internal public circulation provides equivalent access. 2. Bicycle and pedestrian connections on public easements or rights-of-way shall be provided when full street connection is exempted by Paragraph 18.910.040.B.1. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. The development does not propose any new streets and does not warrant a block design or future street plan. Street or pedestrian connections are precluded by pre-existing development. This standard is met. 18.910.050 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 is traversed by a watercourse or drainageway, there shall be provided a stormwater 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. The proposed development is not traversed by a watercourse or drainage way.The development will require an eight- foot public utility easement along the frontage, outside of the right-of-way. Easements for public utilities must be provided at the time of final plat. The following conditions of approval have been added to ensure this standard is met: Prior to commencing any site work, the applicant must submit all public utility easements,joint access easements,public access easements and maintenance agreements for review and approval. NOTICE OF DECISION SUB2022-00005 SEVILLA PLACE PAGE 28 OF 39 Prior to final plat approval, the applicant must record all public utility easements,joint access easements,public access easements and maintenance agreements with Washington County and provide a recorded copy to the City. With conditions of approval this standard is met. 18.910.070 Sidewalks A. Sidewalks.All public and private streets adjacent to industrially zoned properties shall have sidewalks meeting city standards along at least one side of the street. All other public and private 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. The proposed preliminary site plan identifies the sidewalk improvements along the proposed streets. These improvements include a five-foot sidewalk with a five-foot landscape buffer on both sides of SW Sevilla Ave and a six-foot curb-tight sidewalk in the SW Parkdale Avenue cul-de-sac. It is feasible to meet this standard through the PFI permitting building permit process as lots are developed. B. Requirement of developers. 1. As part of any development proposal or change in use resulting in an additional 1,000 vehicle trips or more per day, an applicant shall be required to identify direct, safe (1.25 x the straight line distance)pedestrian routes within 0.50 miles 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). The proposed development does not result in an additional 1,000 vehicle trips or more per day.There are not sidewalk gaps within 300 feet of the development.This standard does not apply. C. Planter strip requirements. A planter strip separation of at least 5 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, significant habitat areas, etc.) that would be destroyed if the sidewalk were located as required; or where there are existing structures in close proximity to the street (15 feet or less) or where the standards in Table 18.910.1 specify otherwise. 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. A planter strip separation of a least five feet between the curb and sidewalk is proposed in the design of the extensions of SW Sevilla Avenue and SW Parkdale Avenue.The cul-de-sac portion of SW Parkdale Avenue is proposed with a six- foot wide curbside sidewalk in conformance with Table 18.910.1. See findings in Section 18.910.030.A.This standard is met. D. Maintenance.Maintenance of sidewalks, curbs, and planter strips is the continuing obligation of the adjacent property owner. NOTICE OF DECISION SUB2022-00005 SEVILLA PLACE PAGE 29 OF 39 The property owner will take full responsibility for the maintenance of sidewalks, curbs,and planter strips.This standard is met. E. Application for permit and inspection. Separate street opening permits are required for sidewalk segments that are not part of a current subdivision approval: 1. An occupancy permit shall not be issued for a development until the provisions of this section are satisfied. 2. The City Engineer may issue a permit and certificate allowing temporary noncompliance with the provisions of this section to the owner, builder or contractor when, in his or her opinion, the construction of the sidewalk is impractical for one or more of the following reasons: a. Sidewalk grades have not and cannot be established for the property in question within a reasonable length of time; b. Forthcoming installation of public utilities or street paving would be likely to cause severe damage to the new sidewalk; c. Street right-of-way is insufficient to accommodate a sidewalk on 1 or both sides of the street; or d. Topography or elevation of the sidewalk base area makes construction of a sidewalk impractical or economically infeasible. 3. The City Engineer shall inspect the construction of sidewalks for compliance with the provision set forth in the standard specifications manual. Improvements associated with public infrastructure are subject to the City Engineer's review,modification,and approval prior to the applicant receiving a PFI Permit and commencing any site work. The following condition of approval has been added to ensure this standard is met: Prior to commencing any site work, the applicant must submit a PH Permit to cover all improvements associated with public infrastructure. Four(4)sets of detailed public improvement plans must be submitted for review to the Engineering Department.An engineering cost estimate of improvements associated with public infrastructure (including but not limited to:streets,grading,public utilities, sanitary sewer, stormwater facilities, streetlights, and franchise utilities)is required at the time of PFI Permit submittal. When the water system is under the City of Tigard jurisdiction, an engineering cost estimate of water improvements must be listed as a separate line item from the total engineering cost estimate. NO I E:these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to improvement associated with public infrastructure. The PFI Permit plans must 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). Through the conditions of approval,this standard is met. F. Council initiation of construction. In the event one or more of the following situations are found by the council to exist, the council may adopt a resolution to initiate construction of a sidewalk in accordance with city ordinances: 1. A safety hazard exists for children walking to or from school and sidewalks are necessary to eliminate the hazard; 2. A safety hazard exists for pedestrians walking to or from a public building, commercial area, place of assembly or other general pedestrian traffic,and sidewalks are necessary to eliminate the hazard; 3. Fifty percent or more of the area in a given block has been improved by the construction of dwellings, multiple dwellings, commercial buildings or public buildings or parks; and 4. A criterion which allowed noncompliance under this chapter no longer exists and a sidewalk could be constructed in compliance with city standards. NOTICE OF DECISION SUB2022-00005 SEVILLA PLACE PAGE 30 OF 39 The above-described situations have not been found by the council to exist.This standard does not apply. 18.910.080 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 compliance 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. There are no proposed parks, playgrounds, or other public use areas shown in a development plan adopted by the city for this subject property.This standard does not apply. 18.910.090 Sanitary Sewers A. Sewers required. Sanitary sewers shall be installed to serve each new development and to connect developments to existing mains in compliance with Clean Water Services requirements and 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 approval authority where a deficiency exists in the existing sewer system or portion thereof which cannot be rectified within the development and which if not rectified will result in a threat to public health or safety, surcharging of existing mains, or violations of state or federal standards pertaining to operation of the sewage treatment system. The following conditions of approval have been added to ensure this standard is met: Prior to commencing any site work, the applicant must submit site plans as part of the PH Permit showing the proposed sanitary sewer system and associated facilities to be designed and constructed in accordance with the City of Tigard and CWIS Design and Construction Standards. Prior to final plat approval, the proposed sanitary sewer system and associated facilities must be constructed, completed, and/or satisfied The applicant must obtain conditional acceptance from the City and provide a twoyear maintenance assurance for said improvements. No oversizing of sanitary sewer is proposed or deemed necessary. Through the conditions of approval,this standard is met. NOTICE OF DECISION SUB2022-00005 SEVILLA PLACE PAGE 31 OF 39 18.910.100 Storm Drainage A. General provisions. The Director and City Engineer shall issue a development permit only where adequate provisions for stormwater and floodwater 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. The applicant submitted preliminary plans that comply with these requirements. This standard is met. B. Easements. Where a development is traversed by a watercourse, drainageway, channel or stream, there shall be provided a stormwater 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. The site is not traversed by a watercourse or drainageway.This standard does not apply. 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 development, and the City Engineer shall approve the necessary size of the facility, based on Clean Water Services requirements. The site is not subject to runoff from an upstream drainage area. This standard does not apply. D. Effect on downstream drainage. Where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the director and engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in compliance with Clean Water Services requirements. A preliminary utility plan and a preliminary storm drainage report was submitted by the applicant as part of the land use submittal. The applicant has proposed to meet CWS standards for water quality and flow control through a public stormwater facility located on the Storm Tract. The following conditions of approval have been added to ensure this standard is met. Prior to commencing any site work, the applicant must submit site plans and a final storm drainage report as part of the PH Permit indicating how run-off generated by the development will be collected, conveyed, treated, and detained for review and approval. The storm drainage report must be prepared by a licensed civil engineer and include a maintenance plan in accordance with CWS Design and Construction Standards and the City of Tigard Standards. Prior to commencing any site work, the applicant must obtain a CWS Stormwater Connection Authorigation prior to issuance of the City of Tigard PFI Permit. Plans must be submitted to the City of Tigard for review. The City will forward plans to CWS afterpreliminay review. Prior to commencing any site work, the applicant must provide a performance bond for all stormwater detention and treatment facilities associated with the development. NOTICE OF DECISION SUB2022-00005 SEVILLA PLACE PAGE 32 OF 39 Prior to final plat approval, all public utility facilities including but not limited to storm drainage, water quality and flow control, sanitary sewer, water,gas, electrical, communication, and wireless must be completed. Private storm water quality and flow control facilities must be provided with two years of maintenance and entered into a stormwater maintenance agreement with the City. With conditions of approval, these standards are met. 18.910.110 Bikeways and Pedestrian Pathways A. Bikeway extension. 1. As a standard, bike lanes shall be required along all arterial and collector routes and where identified on the city's adopted bicycle plan in the transportation system plan (TSP). Bike lane requirements along collectors within the downtown urban renewal district shall be determined by the City Engineer unless specified in Table 18.910.1. 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 chapter and on the adopted bicycle plan. B. Cost of construction. Development permits issued for planned 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. 1. The minimum width for bikeways within the roadway is 5 feet per bicycle travel lane. 2. The minimum width for multi-use paths separated from the road and classified as regional or community trails in the Greenway Trail System Master Plan is 10 feet.The width may be reduced to 8 feet if there are environmental or other constraints. 3. The minimum width for off-street paths classified as neighborhood trails, according to the Greenway Trail System Master Plan, is 3 feet. 4. Design standards for bike and pedestrian-ways shall be determined by the City Engineer. The proposed development does not have frontage along an arterial or collector route.This standard does not apply. 18.910.120 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: 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 NOTICE OF DECISION SUB2022-00005 SEVILLA PLACE PAGE 33 OF 39 2. Care shall be taken in all cases to ensure that above ground equipment does not obstruct vision clearance areas for vehicular traffic. C. Exception to undergrounding requirement. 1. The developer shall pay a fee in-lieu of undergrounding 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 undergrounding 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 undergrounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. 2. 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 the fee in-lieu of undergrounding. 3. Properties within the MU-CBD zone shall be exempt from the requirements for undergrounding of utility lines and from the fee in-lieu of undergrounding. 4. The exceptions in Paragraphs 18.910.120.C.1 through 3 shall apply only to existing utility lines. All new utility lines shall be placed underground. D. Fee in-lieu of undergrounding. 1. The City Engineer shall establish utility service areas in the city. All development which occurs within a utility service area shall pay a fee in-lieu of undergrounding for utilities if the development does not provide underground utilities, unless exempted by this chapter. 2. The City Engineer shall establish the fee by utility service area which shall be determined based upon the estimated cost to underground utilities within each service area. The total estimated cost for undergrounding in a service area shall be allocated on a front-foot basis to each party within the service area. The fee due from any developer shall be calculated based on a front-foot basis. 3. A developer shall receive a credit against the fee for costs incurred in the undergrounding of existing overhead utilities. The City Engineer shall determine the amount of the credit, after review of cost information submitted by the applicant with the request for credit. 4. The funds collected in each service area shall be used for undergrounding utilities within the city at large.The City Engineer shall prepare and maintain a list of proposed undergrounding projects which may be funded with the fees collected by the city. The list shall indicate the estimated timing and cost of each project.The list shall be submitted to the city council for their review and approval annually. The following condition of approval has been added to ensure these standards are met: Prior to final plat approval, the applicant must place all proposed utilities serving the proposed development underground. Through the conditions of approval, this standard is met. 18.910.130 Cash or Bond Required A. Guarantee. All improvements installed by the developer shall be guaranteed as to workmanship and material for a period of 1 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 18.830.070. The following conditions of approval have been added to ensure this standard is met: NOTICE OF DECISION SUB2022-00005 SEVILLA PLACE PAGE 34 OF 39 Prior to commencing any site work, the applicant must provide a performance bond for all public improvements and private stormwater treatment facilities associated with the development. Prior to final plat, all improvements associated with public infrastructure under the City of Tigard jurisdiction must be constructed, completed and/or satisfied The applicant must obtain conditional acceptance from the City and provide a two year warranty and maintenance assurance for said improvements. Prior to final plat, all public utility facilities including but not limited to storm drainage, water quality and flow control, sanitary sewer, water, gas, electrical, communication, and wireless must be completed Private storm water quality and flow control facilities,the applicant must provide a two year warranty and maintenance assurance and enter into a stormwater facilitie3smaintenance agreement with the City. Through the conditions of approval,this standard is met. 18.910.140 Monuments—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. This standard is met through the PFI permitting process in addition to the following conditions of approval: Prior to final plat approval, the final plat must contain State Plane Coordinates on two monuments with a tie to the City's global positioning system geodetic control network (GC 22). These monuments must be on the same line and must be of the same precision as required for the subdivision plat boundary.Along with the coordinates,the plat must 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 or by random traverse using conventional survey methods. Prior to final plat approval, the applicant must submit for City review four(4)paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon,pay the final plat fee, and any other necessary data or narrative. The final plat and data or narrative must be drawn to the minimum standards set forth by the Oregon Revised Statutes(ORS 92.05), Washington County, and by the City of Tigard. Final plat will include signature lines for the City Engineer and Community Development Director.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.After the City and County have reviewed the final plat, the applicant must submit one copy of the final plat,for City Engineer and Community Development Director signatures. With the conditions of approval,this standard is met. 18.910.150 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. This standard is met through the PFI permitting process. 18.910.170 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. NOTICE OF DECISION SUB2022-00005 SEVILLA PLACE PAGE 35 OF 39 B. Compliance.All such plans shall be prepared in compliance with requirements of the city. This standard is met through the PFI permitting process in addition to the following conditions of approval: Improvements associated with public infrastructure including street and right-of-way dedication, utilities,grading, water quality and flow control facilities, sanitary sewer,potable water distribution, streetlights, easements, easement locations, and utility connections must be designed in accordance with the following codes and standards: • City of Tigard Public Improvement Design Standards • Clean Water Services(CWS)Design and Construction Standards • Tigard Community Development Codes,Municipal Codes • Tualatin Valley Fire and Rescue(TVF&R)Fire Codes • Other applicable County, State, and Federal Codes and Standard Guidelines Improvements associated with public infrastructure are subject to the City Engineer's review, modication, and approval prior to the applicant receiving a Public Facility Improvement(PFI)Permit and commencing any site work. Prior to commencing any site work, the applicant must submit 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. Specify if the entity is a corporation, limited partnershO, LLC, etc. and the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information will delay processing of project documents. Prior to commencing any site work, the applicant must provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is forparking and traffic control during the public improvement construction phase. All construction vehicle parking must be provided onsite. No construction vehicles or equipment will be permitted to park on the adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application and must include the vehicles of all suppliers and employees associated with the project. This standard is met through the conditions of approval and the PFI permitting process. 18.910.180 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. This standard is met through the PFI permitting process. 18.910.190 City 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. The applicant's narrative has acknowledged intent to comply with this requirement.It is feasible and possible to meet this standard through the PFI permitting process.This standard is met through the PFI permitting process. 18.910.200 Engineer's 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. NOTICE OF DECISION SUB2022-00005 SEVILLA PLACE PAGE 36 OF 39 The applicant's narrative has acknowledged intent to comply with this requirement.It is feasible and possible to meet this standard through the PFI permitting process. FINDING: Based on the analysis above,the applicable improvement standards have been fully met or can be met through conditions of approval. ADDITIONAL CITY OR AGENCY COMMENTS: Easements: Prior to commencing any site work,the applicant must submit all public utility easements,joint access easements,public access easements and maintenance agreements for review and approval. Prior to final plat approval, the applicant must record all public utility easements, joint access easements, public access easements and maintenance agreements with Washington County and provide a recorded copy to the City. Fire and Life Safety: Prior to commencing any site work, the applicant must provide written approval from TVF&R for fire flow, hydrant placement,and emergency vehicular access and turn around. Public Water System: The existing public water mains surrounding the proposed development are under the jurisdiction of the City of Tigard. Prior to commencing any site work,the applicant must submit site plans as part of the PFI Permit showing all proposed and/or extensions of public water lines,hydrants and water services to be designed in accordance with the City of Tigard Standards for review and approval. Storm Water Quality: The City has agreed to enforce Surface Water Management regulations established by CWS Design and Construction which require the construction of on-site water quality and flow control facilities. In addition, a maintenance plan must be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to commencing site improvements, the applicant must obtain a CWS Stormwater Connection Authorization prior to issuance of the City of Tigard PFI Permit. Plans must be submitted to the city for review. The city will forward plans to CWS after preliminary review. Grading and Erosion Control: Clean Water Services 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. Prior to commencing any site work, the applicant must submit an erosion control plan for review and approval. The plan must comply to the "CWS Erosion Prevention and Sediment Control Design and Planning Manual" (current edition). Prior to commencing any site improvements,the applicant must submit a final grading plan the existing and proposed contours. The plan must detail the provisions for surface drainage of all lots and show that they will be graded to ensure 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 must be provided to sufficiently contain and convey runoff from each lot. NOTICE OF DECISION SUB2022-00005 SEVILLA PLACE PAGE 37 OF 39 The design engineer must also indicate, on the grading plan,which lots will have natural slopes between 10 percent 210124and 20 percent, as well as lots that will have natural slopes in excess of 20 percent. This information will be necessary in determining if special grading inspections and permits will be necessary when the lots develop. Address Assignments: The City of Tigard is responsible for the approval of assigning addresses for lots within the City of Tigard. Prior to building permit submittal,the applicant must submit an application for approval of addresses and must pay the addressing fee.The address fee must be assessed in accordance with the current Master Fee Schedule.Contact Oscar Contreras with Engineering Division at 503-718-2678 or OscarC@Tigard-or.gov. SECTION VII. AGENCY COMMENTS Clean Water Services issued a Service Provider Letter (CWS file 19-003731) stating that sensitive area exist on the site and that enhancement of the on-site vegetated corridor is required. The Service Provider Letter was originally issued on April 30, 2020 and amended December 6, 2022. The agency also submitted written comments, dated May 10, 2023, requesting a condition of approval that requires the applicant to obtain Storm Water Connection Permit Authorization prior to final plat approval and recordation. The decision has been conditioned to ensure the conditions of the service provider letter and comments are met. Pride Disposal issued a service provider letter stating they will be able to service the site. Pride Disposal was also sent a copy of the applicant's proposal and had no additional comments. Tualatin Valley Fire and Rescue was sent a copy of the applicant's proposal and provided written comments on May 8, 2023. The comments provided requirements for Fire Apparatus Access, Firefighting Water Supplies, Fire Hydrants, and Building Access and Fire Service Features. A condition of approval has been added that requires the applicant to comply with all TVF&R standards. Washington County Department of Land Use&Transportation provided comments stating they had no comments. Attachments: Attachment 1:Approved Plan Set Attachment 2: Zoning Map Attachment 3:Agency Comments Attachment 4: Public Comments SECTION VIII. PROCEDURE AND APPEAL INFORMATION Notice: Notice was mailed to: X The applicant and owners X Parties of Record X Affected government agencies Final Decision: THIS DECISION IS FINAL ON SEPTEMBER 26, 2023 AND EFFECTIVE ON OCTOBER 12, 2023 UNLESS AN APPEAL IS FILED. NOTICE OF DECISION SUB2022-00005 SEVILLA PLACE PAGE 38 OF 39 Appeal: The Director's Decision is final on the date that it is mailed.All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision as provided in Section 18.710.100.A.1 may appeal this decision in accordance with Section 18.710.100.A.2 and .3 of the Tigard Development Code. A written appeal together with the required fee must be filed with the Director within fifteen (15) days of the date the Notice of Decision was mailed.The appeal fee schedule and forms are available from the City of Tigard Planning Division, 13125 SW Hall Boulevard,Tigard,OR 97223. Appeal hearings are de novo. A de novo hearing allows for the presentation of new evidence, testimony and argument by any party. The appeal authority must consider all relevant evidence, testimony and argument that are provided at the hearing by the appellant or any party. The decision of the appeal authority is the final local decision. THE DEADLINE FOR FILING AN APPEAL IS 5:00 P.M. ON OCTOBER 11, 2023. Questions: If you have any questions,please contact Jenny McGinnis,Associate Planner at (971) 678-7548 or Jenny.McGinnis@tigard-or.gov, or you may also mail inquiries to City of Tigard Planning Division, 13125 SW Hall Boulevard,Tigard, OR 97223. L` �(���V� September 26,2023 i PREPARED BY: Jenn McGinnis Associate Planner IC2 z September 26,2023 APPROVED BY: Tom McGuire Assistant Community Development Director NOTICE OF DECISION SUB2022-00005 SEVILLA PLACE PAGE 39 OF 39 PRELIMINARY PLANS FOR •W v) c a z ?. ._ SEVILLA PLACE 4 ;1 J .—I k--110 A Rai 019 ' I . (nD .F7 ON V) Z Q) li. l' i . 1 , - - - - I WO cp _ _ 1;I 1 U 1 * ... i ay/or I to I 1 z Meager ;� °� — — -l�I - - - -7. � - � L.La' . Q _ 81N THANIGUL L.N I I C 2; ;� I — — — — ` I a. Yxa t NsiihNi m � I I ` 7 n a� a SHEET INDEX _ 1 ; ,Rd (210� ot SW Oak St `'' COVER SHEET P10061 la 11 11S(Pr`! 1 1G�c) ENGLEWOOD PARK - - 5� SEXISTING CONDITIONS PLAN P200 I _ - — — _ _ i 1 W 10 a GreenDurg TREE PRESERVATION AND REMOVAL PLAN P201 - - —I 2 5 I 8 RS � - - 1 I • — — (._.) S T n; TREE CANOPY SITE PLAN P202I — - - - - .- e 1_ _ - g . 4 9 11 TREE INVENTORY P203 I [— - - > _ n�; ���� ; PRELIMINARY PLAT P300 - - I 0_ W I ti ;4, SITE Qa�• i �pA SITE PLAN P301 � - ~ I o _ LOCATION `- `� Tigard ~ _ � PRELIMINARY GRADING P400 - 1 1— - - - < (i° - CARRY DELL I _1 I /. PRELIMINARY UTILITY PLAN P500 _ H - - —1 I I O C.)I� Ili 0111i I k - - - H VICINITY MAP ,II .,IIIIIIII1 Iii III ill > IIII1I''I 'I'I11III NOT TO SCALE IIKP1 SITE MAP ,II poll hi, L11 W 111111111 hIIIIIIIiii SCALE: 1"=100' 'I II /1 ,IQ11 iPlip (.. J m 1 CA e_ Ire/a 0 0 APIllw 1 * 0) o y N N N VW- 0 N THESE DRAWINGS ARE THE PROPERTY OF WESTLAKE CONSULTANTS INC. (WCI) AND ARE NOT TO BE REPRODUCED IN ANY 0 MANNER EXCEPT WITH THE WRITTEN CI PERMISSION OF WCI f >0 0] U.. ATTENTION: OREGON LAW REQUIRES YOU TO FOLLOW RULES PROPERTY INFORMATION OWNER a_ =m 0 ADOPTED BY THE OREGON UTILITY NOTIFICATION CENTER. THOSE RULES " N c ARE SET FORTH IN OAR 952-001-0010 THROUGH OAR 952-001-0090. TAX MAP: 2S104DA TAX LOTS 24300 & 24400 TERRY HAUCK 1- N Ln PROPOSED: 11 LOT SUBDIVISION CAROLYN MOORE TRUST 0 u-•• 0 YOU MAY OBTAIN COPIES OF THESE RULES BY CALLING THE CENTER. o Cm N 0 (NOTE: THE TELEPHONE NUMBER FOR THE OREGON UTILITY NOTIFICATION SITE SIZE:3.02ACRES PORTLAND,AORT 1OR 9W 5TH AVENUE STE. 1800 0 ZONING: RES-B OR. 97204 N7 CENTER IS (503) 232-1987). BENCHMARK UTILITY STATEMENT: THE UNDERGROUND UTILITIES SHOWN ARE APPLICANT N VERTICAL CONTROL IS BASED ON: NOTE: J I- PER FIELD MARKINGS AND RECORD DRAWINGS PROVIDED BY THE MISSION HOMES NORTHWEST, LLC 0 RESPECTIVE UTILITY AGENCIES. LOCATION OF NON-OBSERVABLE AND/OR ELEVATIONS ARE BASED ON WASHINGTON COUNTY PO BOX 1689 THIS DESIGN COMPLIES WITH ORS 92.044 (7) IN m z 1 0 UNDERGROUND UTILITIES ARE SHOWN FOR INFORMATION ONLY AND ARE BENCHMARK # 169 (ALSO BEING CITY OF TIGARD LAKE OSWEGO, OR 97035 THAT NO UTILITY INFRASTRUCTURE IS DESIGNED n o 0 NOT GUARANTEED TO BE COMPLETE OR ACCURATE. BENCHMARK # 5) WITH A PUBLISHED NGVD29 ELEVATION PHONE: (503) 558-2600 TO BE WITHIN ONE (1) FOOT OF A SURVEY w D Q i OF 180.993 FEET. CONTACT: JOSH KELSO MONUMENT LOCATION SHOWN ON A SUBDIVISION D v I_ UTILITY VERIFICATION: CONTRACTOR SHALL POTHOLE TO VERIFY OR PARTITION PLAT. NO DESIGN EXCEPTIONS o w H NOR FINAL FIELD LOCATION CHANGES SHALL BE Q - LOCATION OF ALL UNDERGROUND UTILITIES PRIOR TO COMMENCING DATUM PERMITTED IF THAT CHANGE WOULD CAUSE ANY _1i CONSTRUCTION AND SHALL PROVIDE WESTLAKE CONSULTANTS, INC. UTILITY INFRASTRUCTURE TO BE PLACED WITHIN Q03 z0 72-HOURS NOTICE OF ANY POTENTIAL CONFLICTS. DATUM: BASIS OF BEARINGS FOR THIS SURVEY IS THE ENGINEER / SURVEYOR D _ THE PROHIBITED AREA. - LI w PORTLAND ZONE, NAD83(2011), INTERNATIONAL FEET, WESTLAKE CONSULTANTS, INC. w z ESTABLISHED USING THE OREGON REAL-TIME GPS PACIFIC CORPORATE CENTER (w LIz 15115 S.W. SEQUOIA PARKWAY, D NETWORK (ORGN). SUITE 150 TIGARD, OREGON, 97224 m i LLI PHONE: (503) 684-0652 v) N I- p N STREET ADDRESS CONTACT: JACOB BIBB, P.E. o N o Q N) 0 SW SEVILLA AVENUE & SW PARKDALE AVENUE > . . N ' _Ici TIGARD, OR 97223 r 0 zz SHEET ct w a P100 0 z J 2312—035 ct 11 I I I x '<I� - LOT 8 LOT 6 1 Y ' 1 ' III 'r 4 v� II : J du j w 0., C �^',, I W °� I I DWY I o III __A, 4 1 X I a AGX vl l FHz I 'a I I Z Wv I IPA r I / 8L ij W,, S w LOT 10 I a) (� Z I I I SAMH Z _l CBC z X r X 1 \ .11 RIM = 247.44' / III Q N RIM 248.89' / / I. IE IN 8" PVC S 237.99' I I Q �.Z IE OUT 10" PVC S 245.00' } '�°L.j I IE IN 8" PVC N 237.44' 4 145 D IE IN 8 OK �� n ao' //�� a ,// '- Z o v IE OUT 8P PVC N 231.39' J U z I - 11 d O t, GRASS 8" V a \ o \L 1-----------.. 1 GRASS �a�\\ ( �X d� - ro - c� 0, - -- - � o a 1-1/R" PIPE W/ ALI/MIN M CAP ` dN a ( a boa�X I` z 4 5/8" IR W/ YPC "ALPyF�,C01. DEV" \`. `V �'' AC "PIONEER DESIGN" "UIL)�'� x - - - - - _ _ AC v da - - IN MON BOX DOWN 0.40' DOWN 0.30 MON BOX I oNl cn ( ` \ d DWY RIM =I26135'SDMH- D� w XSD XSD p SW TRANQUIL LN DI POTABLE MAIN ox.t o \ 11 � � �a az� I IE IN 15" PVC S 251.26' wv w °- II). ('' - 88_ •� SDMH (ASPHALT, 50' ROW) \ 1 . ^, 7 S _ _ y J W IE IN 10" PVC E 251.25' X wv - r RIM = 255.60' in >` `I \ I o� i LOT 9 IE OUT 15" PVC N 250.95' w i - )--,',12" N _ _ a f�� I I w� 1 �. wM y.� 45`_ IE IN 10" PVC N 252.30' N � - w-SDMH I (1) Z u/ Ic�l �/ M1 IE IN 10" PVC E 252.35' GRASS Z. D N w RIM = 247.81' C w III (�S // ,:..,-1.. __ IE OUT 10" PVC W 251.90' a. �� N '- IE IN 10" PVC W 241.91' I I z w � `��a I , - - - - - - - - - °�\ LLI °I IE IN 12" PVC S 241.79' VARIABLE WIDTH SANITARY ' - (� I o x cec ,. a \\ > \-, a IE OUT 12" PVC N 241.56' 0) SEWER c� RIM = 247.25' Q a _ _ _ _ _ _ - -r�Q '�1" IE IN 10" PVC N 244.41' a�1 wM ° ®� - - - - - - - - �SEWER EASEMENT PER I "' cec �' X� �,\� _ `�' IF LLJ 0 . I. NO. 99-083762 RIM I= 262.40' 0 a I IE OUT 10" PVC E 244.12' ' I Lid O a IE OUT 10" PVC W 257.65' I II (n Q O I m I J x'G �I II a I W , X J `r I LOT 9 LOT 7 ® ,s Aw-vQ 9 (/2 1 owY CHOOKIAT SAENGURAIPORN °`2 vie _ I I xl -1 1 I' ; 3' DEAN P & CARRIE A ANDREWS AMY & KEITH DOBLER I 3, 25')0 _ >25' I, DOC. NO. 2020-103904 , -38 ,`c= 22" I I > Q �,. �,x Y -- - SDMH `7/-\ I p Doc. NO. 2020-081279 - I� 1 I < 7^\ I `` W a 1zDOC. NO. 2017-034155 ILA'° _ 4 RIM = z4s.s3' LOT 8 v L c \' I a IE IN 10" PVC SW 241.08' (/ yr\v RIM = 264.74'AMH\ / <ELI I� - T pf�S J11,`� SrwOOD� -� az °�. v I I IE IN 10" PVC SE 240.98' ODS I "- 30" </ °'1 DWY 1 CR 1 OIv DWY r d IE OUT 10" PVC N 240.68' WO 5/8" IR IE OUT 10" PVC N 2:A.09' 1� I I h� / I X e/8 NE "� 4 4"SDMH W LNU O CBC 1 N ° OLS�N MICHAEL W. WILHELM RIM = 264.78' 4° < KATHLEE�A. & NORRIS 'OLSON I r. -� �I� � LOT 9 I LOT 7 III ( CD CBC LOT 8 DOC. NO. 2015-062134 C IR W YPC RIM - 246.41' ° 6 RIM - 246.31' 13" / 1 IE OUT 15' PVC N 257.68' AMY & KEITH DOBLER (1/ 1,r>„ --nc. NO. 2004-138984 \ S E OUT 10" PVC NE 243.78' E OUT 10" PVC NW 24286 r> 2 / / R DESIGN wc 1 / / DEAN P & CAR A ANDREWS HOC. No. 2017-�'""r 18" N s a' IR w YP / `s c 1 / I s/a' R w/ oPc CD wvR s a" IR w oPc RIF CHOOKIAT SAENGURAIPORN �/[_r C � STLAKE C NSULTANTS"� `'(mac / DOWN 0.20' - ALPHA OM. DEV" WV 12" r ° °f ' yr / L� `-, v� „ , ALPHA COM. DEV" n 12 / / DOC. NO. 2020-103904 gbWN 0.10'/ / / N89°39 42 E 662.53 \FLUSH I IL _ -J°� IvE m FLusH D(a�. NO. 2U�r-P yY� 9 N89°39 42 E 662.53 / _ _ _ _ _ _ _ _ C6 - - - - - - - - - - - it T f \ ® �' `'.(" ,/`c 4 WIR 'LW(OOD FENCE \ 'i / // / / c T`r,'_, 8" / /X X - !�" 4' WIRE FENCE E FENCE 5 8'�IR W fPC� 8 VR�WC / DI�y/�PIDATEC� WIRE FENCE G�q\\ 5/8" IR W/ YPC •/ `�L_ O // / I FENCE�CROSSES X �"10- ONG PROPERTY LIFE /8" IR W/ yp / / " 6f P+�NEE DES12.1e. / / // ALONG7PROPER,YY LINE/ 2 •(�/ tti �l COI I 4' WIf2E-FENCE o -\"PION ER DES GN" 1 "WRG DESIGN INC" c _ _ _ PROP RTY LINE - Q, "PIONEER DESIGN" '/ �� ,, /rs / C� / \ ' 10 \ \ ALONG PROPERTY ELINE 5/8" I :7; OPC FLUSH F SH E `i (`a L FOUND/3-1/4" ALUMINUM SK � S XSS YS� ql / n \ \ I \ \ I ��VJ <y`yE Y ? ( v /'t �• / / / / / / / 22„ • SAMH `8" PVC SANITARY SEWER �`/2 AC' �`ss Xss � X ._ _I S \ \ 'ALP A COM DEV" I I X �' �`f� 1/ ,� jt'' / / / E RIM = 255.43' �,J,�� �1�tJ g'�VC SANITARY SEWER \ 1 I \ c "�1 ✓ // / - \ 5/8" IR W/ OPC \ \ ` I I 1 I r� / I `v / / / // / E 1/4 CORN SECTIONS 4/3 IE IN 8" PVC SW 240.13' �,\ .0" / / \ SAMH \ ' FLUSH IN/ C. IEINB" PVCS240.08' �` / / IM267.51' " I / / / `^1 = ALPHA COM. DEV' \ \ y(Gg"�L g IE OUT 8" PVC NE 239.78' Ow I // (1Co� / / I I I �\8" PVC W 238.91' \ DOWN 0.20' \ �I I \ �0 / �`'�l�y t4• / / / / - 1 �\�� / V / / I I. .II IE of 8" PVC N 238.81' \ 1 \ \ \ \ \ \ 7 / Ilst/" ��' ?�4 08" / / / / / / / / 8•/i W ao ti / / I I \ l \ \ \ \ \ \ / \� ` '� / / / / `'01, 0 / TRACT J rn / , / \ \ \ \ \ \ \ / I �,/ ,l�'� � [ � /__ / / �/ / / / / , 6• `; .rt 0 / GRASS I I II \ I \ \ / L 5 / \23� N N / aa��/" / cl, / 1 I \ \ N O CO \ its 7 2 "� ^'p� MN o �LWNNNNNJnr / Z w 16 NoW x , �t7 �o /I2 \Licx''la / / \ 6 �'6, �6� c9 9 s6, `�N N �v N N N � � � °�' r� `lz N /A9 N N N >�� Q I I / / / I I I\ 6' 6' N N N \ 1 10.00' 1NGREss/E REss/ �' �' `" / / l / 1 ''',4'• `'' J r O I I NI \ \ \ EA MENT ^4 12" r 8o / I / / / / i 18" H> I 1 & / / �� > \ \ \ \ \ \ \ (SEE SHEET 4, MOTE 61/ `€'t2 fig" / / / / �"i - - - - - - - - p -s/a" IR w/ YPc / - - - - I I` 0 1Ip.00' INGRESS/EGRES \ I 1 \ \ r�\> \\ \\ / I / � 20•/ / / / / / / 1 0&"WRG DESIGN INC.' � I TS ? / / 1 1 S'r i`? w a Z FLwH w SEMENT FOR THE s' a•��� I ��,rl, / / / / / / RONNIE RIZZO LOT 61 °�� / / / \N I I ; 1 BENkFIT OF PARCEL 3 \ \ \ \ .\ \ \ I S�0' 24 I I 3X6 r1,kio\<,r(\_,_-'-81: / I,� , ! o 0DOC. NO. 2011 085244 /�_ 1� \ (SEE S�uIEET 4, NOTE 4 \ \ \ 1 \ \ `y' I xg,`��- �,/\?6 / / / / J < 'c�,,9„ / / v N\ I I \ \ \ \ \ \ \\ / I I I I L1^\! „7r l I l / // l l 7"y�`� w - - - - - - IX // N I A \ \ \ \ \ \ I I I I I / J,/V /' I r, / / / ovEhGROWTH / / vIICHAEL W. WILHELM LIVING TRU d ( ( „ " / DOC. NO. 2018-066841 < W Z 5' WOOD FENCE / \ /I - \ \ \ \ \ \ \ r I I I I Ir t ` 16 1 / / / I LORI A. DREW LOT 60 7 / / I\J I I I\ \ \ \ I 1 S c`'2 t j�^� I S`r 8, I 1!_" / 1 / / / I N 0 DOC. NO. 2002-047540 5/8" IR W/ YPC / ^ / 1 \ \ \ \ \ y!"' I c 4xa" / I �`F I / / V' U "WDG DESIGN INC" 21'at/ N I I I I 1 I ' 1 I / / LO � - - DOWN 0.30' / / ' N \ \ \ \ l I / I '''''`" I 1 .00� SAN TAR{P// SEVER E SEME T ��^^ 4' CHAINLI�IM(FENCE / 1 1 \ I \ \ \ \ I I I 1 1 COC. NO. 95-062161 / / / / / V 6xto• p_c, I /JANETTE L. ROSENTHAL / / I \ \ \ \ \ \ / 1 / II, , 1 r> I / I L7 zDOC. NO. 2015-092727 LOT 59 x _- / / I \ \ \ \ \ \ \ \ \ 1 // / / >;may ,I s• / ( I I I I / / 1 )c /° / i I \ \ \ \ \ \ CIVERGROWhI / / / I c g" y�` 6- 1 ( ( l / / / V JII �:,ti1t ) 1. 1- - - - - - - - / GRASS /1 I \ \ \ \ GRASS\ \ \ I / r / / r 1a/ , `�1 I / �/o10��� _2g• / / >7LESLIE SHARON ZUNK LOT 58 /' / \ \ \ I I ( p 4 1 s' tgt c � _ IREVOCABLETRUST 5/8" IR W/ YPCI I \ \ \ \ I ,!"� �, /_ / `^> 1v' ^'\ ( ( / \ S',� 2g"/ / / �/� 32" "WDG DESIGN INC" I -276- - - 6",e",to" \ \ \ I 1 ( I / DOC. NO. 2019-010218 DOWN o.zo' ° / - - I I \ r \ \ \ \ \ Jo.772127"�� I I I IV/\\�� �L26•Sy%,t�. I !, >„� V �/ \ \ I / - - - - - - - - \ sy \ 20 \ 1rI / \ yL EX. STREAM W/ \ \ 16' \ V . S s 3X8" / Ic= 38"I LOT 57 • •.,6• �� \ \ \ 9 I \ I I <� L'1 I 6I sy r,t " Iv y�!c / / / ���\ (APPROX. ANTHONY COLBURN, L� \ \ L_ ERIC BENSON, & %\ / ^> ^'' i y I MAUREEN W. COLBURN 5/8" IR W/ YPc /i^� .,0_r / s`• -,-1 5,,,i 13,24• \\ \\ `r \ G/./ i _ ? ,oZ 4'0,I I 1 1h = 4 '-Y / / / / / / I LOCATION) (.1) "WDG DESIGN INC' of S `� '..(�,c t t`-'� c S',!�< 28• \ \ �/ 19" ��r9ol�lil ,s•.1s" (' E\y,N 8" P C S 3015' �� 1 / I I _ _ NO. 2018-059626 DowN o_10'� z" .5xs"s" I \ y , ��,5` \\ ' \6• ��9� e 55`„ a" 1 �1 I 1 U' I I 1 / / / / VEGETATED / /. \ \ �� J L- 7 IE OUT 8" P C N 3 73' s'�� ,9" in_ /� SS! .� �° , `'' c �',' ` ` >J / CORRIDOR v ` / / \ /-N I I 07 0" \ \ y r71\\ -.1 7 \ \ I I 1 I 1 I \ 4,2 I 1 !,, ( / / / (APPROX. /__--„,, JAN E. FRENCH / I \ \ \ DOC. NO. 2005-047432 LOT 56 x S // \ // I I \ \ \\ ! \ \ 1 I 1 I I I 1 `f y if l - - - - - - - - - I (n I I / / LOCATION GQ _ _ _ _ _ _ _ _ �\ \ \ \ a„ IRw(YPC I1I1 ( I I L ) \ / ;qr/, I i x I I 5/ IR W/ Y C 1 1 7/CO6.6�' mmmmmmmmm m � mmmmmm \ \ • \ ��I f rVESTLA=E(CON SU LTA�J TS" ° ' ,, 7f"W STL SU LTAN TS I O 5/8" IR W/ YPCmm mmm ° , n ( , -_ 11!!!!!i o "WDG DESIGN INC" ` mm S89 40 20 W 662.29 I I ��\ I I 1 89 4 20 F6-o .29 I 7 11 ( I \� I 1 / I I REID M MARTIN FLUSH / \ I I / \ I V \ ( 1 I I I I ( 1 5/a" w/ YPC"/ w w "WESTLAKE CO SULTANTS" DOC. NO. 2020-073056 LOT 55 1 '278-\ \ I 25" 1 I i I I 1 r� I 1 ) UP 0.10' z J 0) I 1 ( I I II ( 1h�� *RYLAND ICOMMUNITIY COLLEG w� "WESTLAKE IR w/ YPC PORTLAND COMMUNITY COLLEGE I I 1*VP/ bOC. NO. 2020-11n 21733 S- "WESTLAKE CONSULTANTS" \ (/p I I' o N - - - - - - - - DOC. NO. 2020-121733 II \ HBELDRSN�89°40'20"W 0.18 FROM CORNER \\ I \\ �3� PARCEL 3 I x \� Z� m3� I I �'� I'� �k I az AAP_ N {/ <a N 0/ ^O 0/8„IIR W c I \Y ' a� C\ITRACT 'I' 1 QZ PARCEL 3 1, \ \'WES ILA CONSULTANTS" I TRACT�B ,� /L� 1 0 I I w 2 I I P I I' �' \ O PHILLIP T. & 'R A.L. PAYNE I ?? PORTLAND COMMUNITY COLLEGE �� 00 N ,� N DOC. NO. 2020-121733 I �l b�'�K I DOC. NO. 0 -057724 O I I 11kkhh,,r' , 0 .3? O N N \Y -) �' N 0 L �L p I- - - - - - - I a syl`1, �" c - ( c�/ �i ,� _43„ „ I ) \ 0 / / I THESE DRAWINGS ARE THE PROPERTY OF - - 22 WESTLAKE CONSULTANTS INC. (WCI) AND 6 - '`�` �e / ) `7 EX. WETLANDS ARE NOT TO BE REPRODUCED IN ANY �z ' I 3 11v/ , \ <,61, -1 / I/ \ v/\ / / MANNER EXCEPT WITH THE WRITTEN I I x(u,-)) 1C >4 / \ \ \ v/`\�`L_ 23, / (APPROX. PERMISSION OF WCI O O LOT 54 I I VII I I \\ \ \\ (\ v \� / LOCATION)w . ..• I - - - - - II 6,,, l i \ \ \ \ \ \ \ vie l L / I // =m - - - � I �V AV A \ -'.7/ \a„ / / " N LOT 53 I I 0 I/ VA \ 9ENTERONE IF STREAM I 1- I _ice' ` I - i _� I \ 1 I I (-,,15"�/,A u, .m o p N . . . . . . . LEGEND NOTES NCD 1. THE BASIS OF BEARINGS FOR THIS SURVEY IS THE OREGON J N z FOUND MONUMENT AS NOTED =, CABLE TV BOX LIGHT POLE COORDINATE REFERENCE SYSTEM (OCRS), PORTLAND ZONE, O NAD83(2011), INTERNATIONAL FEET, ESTABLISHED USING THE OREGON m z 0 ui CATCH BASIN CENTER SIGN lsj SANITARY SEWER MANHOLE u) 0 REAL-TIME GPS NETWORK (ORGN). cn CURB INLET En TELEPHONE RISER CD) STORM SEWER MANHOLE 2. ELEVATIONS ARE BASED ON WASHINGTON COUNTY BENCHMARK # 169 uj Q (ALSO BEING CITY OF TIGARD BENCHMARK # 5) WITH A PUBLISHED U o CLEANOUT vT TELEPHONE VAULT NGVD29 ELEVATION OF 180.993 FEET. ° w _ EDGE OF PAVEMENT 3. FIELD SURVEYED OCTOBER 2022. < o EB ELECTRIC BOX E2 UTILITY VAULT 4. MANHOLE AND CATCH BASIN SYMBOLS REPRESENT CENTER OF >- CO X - FENCE AS NOTED LID/GRATE. Q D z FR z � ELECTRIC RISER wM WATER METER Li , CONCRETE J z FIRE HYDRANT x WATER VALVE r-.; 77 w O GAS LINE MARKER UTILITY STUB UP 1 <'` :'I GRAVEL II1IIIII'''IIIIIII UTILITY STATEMENT _ \ D BOUNDARY LINE0 N w i - - THE UNDERGROUND UTILITIES SHOWN HAVE BEEN MAPPED FROM FIELD (n 1- N -' r DEAD TREE XSS SANITARY SEWER LINE dII Ih III SURVEY INFORMATION, OBSERVED ABOVE GROUND EVIDENCE AND GROUND z N Q - - EXISTING LOT LINE MARKINGS BY OTHERS, AND EXISTING DRAWINGS SUPPLIED BY OTHERS. o o Z o _,Lrlo - XSD STORM DRAIN LINE IP (NI <s,,,, DECIDUOUS TREE - - - - = EXISTING CURB THE SURVEYOR MAKES NO GUARANTEE THAT THE UNDERGROUND > . J il XW WATER LINE 'IIIII IIIIIIIDII UTILITIES SHOWN COMPRISE ALL SUCH UTILITIES IN THE AREA, EITHER IN r zz N / STREAM SERVICE OR ABANDONED. THE SURVEYOR FURTHER DOES NOT WARRANT Ct <� \- EVERGREEN TREE E POWER THAT THE UNDERGROUND UTILITIES SHOWN ARE IN THE EXACT LOCATION SHEET Q Lv v o VEGETATED CORRIDOR 30' 0 15' 30' 60' INDICATED ALTHOUGH HE DOES CERTIFY THAT THEY ARE LOCATED AS z z G GAS LINE f WETLAND � � SURVEYORACCURATELHAS NOT PY AS IHYSICALBLE OLY OCATEDM TIO E AVAILABLE.UNDER ROUND UTILITIES. P200 z SCALE: 1 INCH = 30 FEET JOB NO. LL.I 2312-035 ct 7 I I 1 11 u)i 1 --,‘\ , I ilmi ILA � d - - - - � -� I1H1 C - - - - - - - - - - - - - � z .5 IIx \ I II x \ — < y — Ix Ia)— 1I: _\\\\ h1 D _ _ a I7 wCo) X�6 XSD Co dd111 X °�, SW TRANQUL LANE — `- ��'� 0) 111CD I II J of / - - - - - - - - � ,1 II E- -Th 'nC X 11 / I x j, - �1\111,\I, wM I®am 1 W .iii III ��LLI _,44 1 eR ° Itn Z WI x `^ ITFM a_ I � 11 � .`-7) -\ `7; \ I (n0 11 CDC I a °\ x I IJ 4 \`V I it � 1 ° 1 ._ C �. \ ` V � II 11 , x �li �` e�-4a Lei (1) / x _/ I � II 26,x I 1 / 11 I I / �� / I Xy , � " d.a �'"i<--� '` as CD) I/� ,'Zk_-y F-- `I I / //`^)� // I I (S /"___ // // \\ \\ i .r 1 / 1�1961 � 1 X� i 'P`\ \�\ / cy 70089II I I I CD) wvR ( / I / _ O / I /_�jy11962' \ �" I / Iwv / �r / i1 ^) r ^) Ivee 1 - / / 111960/',� i \ - - - / y / , - - vEm / - i 120 7° 120781 . . - , ;v I - - - - - - - - - - - - - - - 1/11\2eb ; I � — �� - - - - I r -70202 2 �u 0 V1 ISA11963-^1 1 C / • C — / / •,rAI ,m \ ' I ` �_' <' 11965 If / / - - - - � \ t' s� 11803 / \XSS XSS7/'�\ - •. aS XSS, /�X XSS I s I I \ \ — OFX I!� �'' \/-- / �\\ - © c 11802�� / 1\ � \61I // �\ f �� \ 2 2 I 1 3�1 /1 / � � >i i 80_0 111920 / \ // / (D . 11812 1 1 \J �' _ (IC? ,/ I I I op,: Jo I\' \ 6 26 I i "✓` ��. .y 924\ / / // a — -/- / \ 1 6 y• 11929 / 841 / o�oocOd N,/ tq \ 7113 SF 6• . 11930 '� 11923 / / 6 / MMKsNNN(y , - 1,�'- �` / /(1��o // 13751E �68 . / I / II \ \ / I i797 elf 11928;'' / ��� N / / NN NNN l•46 ^��~ 11•945� / / / / / \ �I Ok4°, �._ ,11922 / N / v I , ,// ✓ i \ \ / 19 �' /�, 1 / �,b / �I \ I/ 36 11934 / / / / _ z / 1 <� 12062 / / \ \ I \ \ 1 117sr �`r \� i / , i ,,, � Q e 0 I cJ o aY N o co 2 1193 •: I .� 20031 — ". - N u I V / \ \ 6, 4, 6� c9 9 I c5` I . II �s ". M M �/ N N v 12083/ cJ N rn ---- ,ram\ � i / O " / / e W VY-_11792 -\I JJ:s •030 `'. N ti 7 N N \ / CL - �/ / 9/ (� — — \ — 1- — ` — ' , i 111 / Ne 11906 ' I / / ✓ .rt l i 11968 - - - - J / _ ` 4. / 11905. / ,✓vn- - - - , \ \ / i / / •8 \ i�70176 \ tO�N000If ` I rr '1� 1/ / I l l s 1970Qo �' \ / / / 1 \ ►n�.In�n� WI 1. '208. :. II :11902 1 I� / / -�� ; O �, \ \ \NNNNN N I 787 ✓• ` ' / I A 119721 70095I, / /�1 \ I1 I \\ I I� I / ����11901 // /8291 /• / - _IL 7\ i 2� ♦ � \ k \ `� / \�. 401/ / I W — — — — — — �� �� iv�IA ®' v 15 I \ 1 a� I \ I „ .I�' r�,A 1 l ll I '�. s 20029 / / IxI u, , / 2 � � � / �\ \ 8208 SF I I \ 6!:7 I \ I \ .'• CL / 9 4 SF / /)..; ♦ \ 1 s` 12080 I � 2082 .�. ..I.'118991 , I / / // Ci - - // / / 1 _ 1 \ I I 1 \ . , ,r .4 I I I I 0 Z - - - - - - _ , ; / ► I I I � � 170 I - o a �'• / // �\ 71 r Ilf4Pry �� \ I / s 1178 s';' 1781� I I / < O I /70116 �� —44 / — —_ — \ — — I 11893 I 1 i — / / / — — — / t 11779 / I I I \ - - - - - - - -� < / —/— — — 2�4— / 2 \ \ I i I \ os \ / I. �' I 228 ~ Q�. ► ► 111848 ,) / \ 1 I 4 / V��/ / V' �1•778 J 11846�i� 226 \ I 1 I I 11 / 4r�,. 1 11849 \/ I I --\ A I � \� // — -276— ��, \ \ \ I I I ° � 224- \ W /' I` JI s 20025 1 ' .4� .4.4 1 1 2063 �--_� /�- � \ \ \ 12079 _ V* I I I 1 {' �� 11896 11845 s ' CC , 206 �12049 I 1 18. i- - - - - - - - I .� //I8\/ / 4/ 12070I O\ N > 12064- 312048 1 Iy� 20026 ,11773 {� �; 11844 / t3 r �\ ., / \ ,,J A 2 �� I ^"' , ''` 12073 �.-d_ `•\ \ s1 1 ,y'�x1001\8 SF ,).1/1 20024 I ` y �I TO I✓;• I rlXWCe I \ '� ��)\ _70092 /', 70091 -0��Nd ►�. s �: \ , , \ , 2076 s 12050 I / s 771 / /1420 SF / �\ �' �'� ),1 :✓ 8 1 I I �12069 ,� I��N �` /\ 12072� j \ \ 't\!�. .M�' I 1 / 9 `"/�. / / � /• \T\ 0_ - - - - - - I �F" I / \ / 2067 276 I I \ ' N a�L___________LI'&12_07-.....i.......\„,..r.,„1 ./ �u / _ r �/ 1 12051 I 1i J027 t \ / \ �— 7- , 12065 h / \ �' \ I I NN2041 _4. 2075 \ .✓� ' \ I ( I \ ' / W,�/n� vI' / , \...____... ,/ �� V n�l� h 1 I I �� / ,� 11842 .cl 7 W x _ -' / N i i I I L \ 12040 \ I I I I I I U il 20028. ......... -12012 I - - - - - - AWL (f) 1 -12066 1 I ,- I:it ` I I I I I x u y r I�— ` \ 1 .2012043� I I I I I I I 1 I .. _ _ / I I I I // \\ I I- d\ V \I ► I I I I 1 I 1 1 \ 1 1 II / � \ \ / Io I 278,\ -- 1irdso '� I 1 I I 11 1 II I I I \ \ s \ - - - - - - - - I \ �� � I —�--�,, I I I \ \ S \ ----:,) .7 ,.. 4&_ N I I 1 , I 4r1 1, `��l I I lei ,1,1 ,1, ,\ .I, . , �� 1 oN I I I' ! f 11837 I I I i��-_��_-_�\ /♦ �4 !t\ç� I 1 1 / 111836cs '-- 7,( \I' ' \* \` / I® I / w 1- I ^)�� 1834 I \ \ / -moo\ 7 ° I I 832 1 •/ , // rz , 11833 I / \ b `\ /'� / �Irtt;./ / \ \ 1\12002 :- 7 OA // I� \\\ 0 VW TREE PROTECTION SPECIFICATIONS TREE PRESERVATION KEYNOTES �� , I .,_ I , - 11830 z,-,���-,,,_ -1-‘.-..' C)O NCp , -7N 12001, N \ -1, '�� �, �..,.I, I !`Y rt..-11831' \ \ \ \ ,`\ /` i / / / / / �5 THESE DRAWINGS ARE THE PROPERTY OF 1. PRECONSTRUCTION CONFERENCE. THE PROJECT ARBORIST SHALL BE ON SITE TO DISCUSS METHODS OF TREE REMOVAL AND 1 REFER TO TREE PROTECTION SPECIFICATIONS 2 & 8. '1 \ \ \ \ -�- C ,• WESTLAKE CONSULTANTS INC. (WCI) AND \' \ _- ,� / / / , ARE NOT TO BE REPRODUCED IN ANY PROTECTION PRIOR TO ANY CONSTRUCTION. I I �'-�fl \ \ \ \ ��,�� 998 / / MANNER EXCEPT WITH THE WRITTEN CT 2. TREE PROTECTION ZONE. THE TREE PROTECTION ZONE (TPZ) IS DEFINED AS THE DRIPLINE OF PROTECTED TREES AS A MINIMUM. I \ \ \ \ \ \ \ V \ \I / / / i PERMISSION OF WCI WORK THAT IS NECESSARY BENEATH THE DRIPLINE OF PROTECTED TREES SHALL BE MONITORED AND DOCUMENTED BY THE 02 REFER TO TREE PROTECTION SPECIFICATION #6. \ \ \ \ `^ / CD PROJECT ARBORIST. THE CONTRACTOR SHALL BE RESPONSIBLE FOR COORDINATING WITH THE PROJECT ARBORIST IN A TIMELY - - - - I - - (1 16 // _ _ _ _ - 0_ wr MANNER PRIOR TO ADJUSTING TREE PROTECTION FENCING TO WORK IN AREAS OF PROPOSED TPZ ENCROACHMENT, WHICH ARE // 0m N o IDENTIFIED WITH HATCHING ON THE PLAN. WORK IN THESE AREAS REQUIRES ARBORIST OVERSIGHT AND DOCUMENTATION. I1 N a 3. PROTECTION FENCING. ALL TREES TO BE RETAINED SHALL BE PROTECTED BY 5-FOOT-TALL METAL FENCING UNLESS OTHERWISE 1 I In • 0 APPROVED BY THE CITY MANAGER OR DESIGNEE. PROTECTION FENCING SHALL BE SECURED TO STEEL POSTS PLACED NO o wm• N o FURTHER THAN 8-FEET APART AND SHALL BE INSTALLED AT THE EDGE OF THE TPZ OR AS OTHERWISE DEPICTED ON THE SITE I, MORGAN HOLEN, ATTEST THAT THIS TREE LEGEND 0 PLAN. TREES LOCATED FARTHER THAN 30-FEET FROM CONSTRUCTION ACTIVITY DO NOT REQUIRE TREE PROTECTION FENCING. PRESERVATION AND REMOVAL SITE PLAN MEETS THE 0) 0 4. TREE PROTECTION ZONE MAINTENANCE. THE PROTECTION FENCING SHALL NOT BE MOVED, REMOVED, OR ENTERED BY EQUIPMENT REQUIREMENTS OF SECTION 10, PART 1, OF THE CITY - -181- - - - EXISTING CONTOUR - 1' INTERVAL yiz EXCEPT UNDER DIRECTION OF THE PROJECT ARBORIST. THE CONTRACTOR SHALL NOT STORE MATERIALS OR EQUIPMENT WITHIN OF TIGARD URBAN FORESTRY MANUAL. N THE TPZ. 180 EXISTING CONTOUR - 5' INTERVAL z 5. EROSION CONTROL. BENEATH THE DRIPLINE OF PROTECTED TREES, EROSION CONTROL FENCING SHALL NOT BE TRENCHED IN PER 1_ MANUFACTURER'S SPECIFICATIONS TO AVOID ROOT IMPACTS. INSTEAD, ALTERNATIVE MEANS OF EROSION CONTROL ARE REQUIRED, ` 181 PROPOSED CONTOUR - 1' INTERVAL zo 001 SUCH AS WRAPPING THE BASE OF SILT FENCING AROUND A STRAW WATTLE AND STAKING THE WATTLE INTO THE GROUND OR V J o USING COMPOST SOCKS OR STRAW WATTLES STAKED INTO THE GROUND IN LIEU OF SILT FENCING. 180 PROPOSED CONTOUR - 5' INTERVAL LUU 3 Q cL 6. TREE REMOVAL - TREE #11963. TREE PROTECTION FENCING MAY BE TEMPORARILY OPENED FOR THE REMOVAL OF TREE #11963, MORGAN HOLEN D 0 /CI- A DYING WESTERN REDCEDAR NEAR THE NORTHEAST CORNER OF THE PROJECT SITE. TREE 11963 SHALL BE DIRECTIONALLY o 0 0 0 0 0 0 o TREE PROTECTION FENCE o ( I- # ISA BOARD CERTIFIED MASTER ARBORIST PN-6145B w U FELLED WITH A CHAINSAW AND WITH CAUTION TO AVOID DAMAGE TO OTHER ADJACENT TREES. THE STUMP OF TREE #11963 ISA TREE RISK ASSESSMENT QUALIFIED r J J` ) SHALL REMAIN IN THE GROUND OR IT MAY BE REMOVED BY GRINDING THE STUMP FACE UP TO 6-INCHES BELOW GROUND LEVEL. DECIDUOUS TREE >- m "' DATE: December 12 2022 s' 1 0 7. CROWN PRUNING. THE PROJECT ARBORIST CAN HELP IDENTIFY WHERE PRUNING IS NECESSARY TO PROVIDE CONSTRUCTION y"-' QD Z CLEARANCE AND REMOVE DEAD AND DEFECTIVE BRANCHES FOR SAFETY ONCE TREES PLANNED FOR REMOVAL HAVE BEEN ��% i (n w REMOVED AND THE SITE IS STAKED AND PREPARED FOR CONSTRUCTION. PRUNING SHALL BE PERFORMED BY A QUALIFIED TREE ` - EVERGREEN TREE J Lil z SERVICE AND CONDUCTED IN ACCORDANCE WITH ANSI A300 PRUNING STANDARDS AND ISA BEST MANAGEMENT PRACTICES FOR IIIPI''''llii V IIi \ a w PRUNING. 0 ' \/ EXISTING TREES TO BE REMOVED o N 8. EXCAVATION. EXCAVATION BENEATH PROTECTED TREE DRIPLINES SHALL BE AVOIDED IF ALTERNATIVES ARE AVAILABLE. IF III V III cn EXCAVATION IS UNAVOIDABLE, THE PROJECT ARBORIST SHALL EVALUATE THE PROPOSED EXCAVATION TO DETERMINE METHODS TO I� ^ `�' w z N MINIMIZE IMPACTS TO TREES. ROOT PRUNING SHALL BE DIRECTED AND DOCUMENTED BY THE PROJECT ARBORIST. o N I o I Z0 9. LANDSCAPING. FOLLOWING CONSTRUCTION AND WHERE LANDSCAPING IS DESIRED, APPLY APPROXIMATELY 3-INCHES OF MULCH ,' \\ N Q NBENEATH THE DRIPLINE OF PROTECTED TREES, BUT NOT DIRECTLY AGAINST TREE TRUNKS. IF IRRIGATION IS USED, USE DRIP VI DRIPLINE 1> J r IRRIGATION INSTALLED AT NATIVE GRADE ONLY (NO TRENCHING) BENEATH THE DRIPLINES OF PROTECTED TREES. z ›- i 10. TREE PROTECTION INSPECTIONS. THE PROJECT ARBORIST SHALL INSPECT AND VERIFY THE LOCATION OF PROTECTION MEASURES ct PRIOR TO CONSTRUCTION, MONITOR TREE PROTECTION MEASURES REGULARLY, AND PROVIDE SEMI-MONTHLY WRITTEN REPORTS TO 30' 0 15' 30' 60' / ENCROACHMENT AREA: COORDINATE WITH SHEET Q w . . .THE CITY DURING PERIODS OF ACTIVE CONSTRUCTION. PROJECT ARBORIST PRIOR TO ADJUSTING Z_ z 11. FINAL REPORT. AFTER THE PROJECT HAS BEEN COMPLETED, THE PROJECT ARBORIST SHALL PROVIDE A FINAL REPORT THAT TREE PROTECTION TO MONITOR AND P201 DESCRIBES THE MEASURES NEEDED TO MAINTAIN AND PROTECT THE REMAINING TREES AND VERIFY THE INSTALLATION OF NEW DOCUMENT WORK BENEATH PROTECTED TREE z TREES IN ACCORDANCE WITH THE TREE CANOPY SITE PLAN. SCALE: 1 INCH = 30 FEET DRIPLINE JOB NO. W 2312-035 ct x ' III I I x11� I 'it , Um! 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II I ' --- \ I ( I I I --- ,-I t� \ 1 �I \ \ / Vitiogik - - 1 \'� ��� I ' I I I , I I I I \ y \ I 1 x 11 I \ I I I �( s. 1 c. I I I I1Oil' \I 1 V Ii NI, ( � NV V v N I I I I \ I 1 �, \, .v 1 11011 N _ _ I 1 I I ( 1 \ \ \ I '� I * '\ 14404eik o ES cN \ 1 c(12) I i / / \ \ \ * I / // / 1-4)) NI 11111111 .....a N , co (o l .r ^.� N N IN N 0 CA N N N �� THESE DRAWINGS ARE THE PROPERTY OF - - - - - - / - - /I.I I I \ \\ \\ \ \� / , ARE INC.O BE INCANYAND I I I/ 1 I 1 1\ \ \ \ \ \ \ \ \ (://1\/(\/ (�, PERMSRION EOP WWITH THE WRITTEN pI _ I \ \ \ \ \ \ II // IY - - - - - - - - I - - ' I- - - - - - - - �, CO 0r I wm -5 I N I // I N d I I I i F- u_.. 0 Ln 0 TREE PLANTING NOTES I, MORGAN HOLEN, ATTEST THAT THIS TREE CANOPY LEGEND om N SITE PLAN MEETS THE REQUIREMENTS OF SECTION 10, N 1. NEW TREES SHALL BE PLANTED IN ACCORDANCE WITH THIS PLAN. LANDSCAPE PART 2, OF THE CITY OF TIGARD URBAN FORESTRY 0 CONTRACTOR SHALL COORDINATE WITH THE PROJECT ARBORIST IF ANY CHANGES ARE MANUAL. - -181- - - - EXISTING CONTOUR - 1 INTERVAL N REQUIRED INCLUDING SPECIES SUBSITUTIONS OR PLANTING LOCATIONS. FAILURE TO 180 EXISTING CONTOUR - 5' INTERVAL 7 INSTALL TREES PER THE APPROVED PLAN MAY REQUIRE AN URBAN FORESTRY PLAN 11/ H H o MODIFICATION OR REPLANTING TO ACHIEVE COMPLIANCE. ff 181 PROPOSED CONTOUR - 1' INTERVAL z 2. NEW TREES SHALL CONFORM TO THE APPLICABLE STANDARDS IN SECTION 2 OF THEE J 0 180 PROPOSED CONTOUR - 5' INTERVAL w w Q o TIGARD URBAN FORESTRY MANUAL. THEY SHALL BE PLANTED IN ACCORDANCE WITH a_ MORGAN NOLEN THE AMERICAN NATION STANDARDS INSTITUTE (ANSI) STANDARDS FOR TREE 0 0 0 0 0 0 0 0 TREE PROTECTION FENCE o 0 I- o ISA BOARD CERTIFIED MASTER ARBORIST PN-6145B Z < PLANTING (A300, PART 6) AND ADDITIONAL STANDARDS ADOPTED BY THE OREGON < w LANDSCAPE CONTRACTORS BOARD. NURSERY STOCK SHALL MEET THE REQUIREMENTS ISA TREE RISK ASSESSMENT QUALIFIED >, 0 v) DATE: December 12, 2022 , ,,--, DECIDUOUS TREE > m OF THE AMERICAN ASSOCIATION OF NURSERYMEN FOR NURSERY STOCK (ANSI Z60.1) Q D z FOR GRADE NO.1 OR BETTER. DOUBLE STAKE TREES IF NEEDED FOR STABILITY. ��% z< (/) <� \ EVERGREEN TREE w z 3. STREET TREES #1-18 SHALL BE INSTALLED WITHIN 6-FEET OF THE RIGHT-OF-WAY. II 1I v \ a Lill w III III PROPOSED STREET TREE - KATSURA o D 4. ROOT BARRIERS SHALL BE INSTALLED ACCORDING TO MANUFACTURES 0 (CERCIDIPHYLLUM JAPONICUM) OR EUROPEAN N w CO SPECIFICATIONS WHEN A TREE IS PLANTED WITHIN 5-FEET OF ANY HARD SURFACE III 11 �I BEECH (FAGUS SYLVAI1CA), MIN. 1.5" CALIPER. � 0 N PAVING OR UTILITY BOX. z N I Q QUANTITY = 18 0 N o Z Q 0 11 5. LANDSCAPE CONTRACTOR SHALL EXCAVATE TO A MINIMUM DEPTH OF 36-INCHES -IAND BACKFILL WITH AMENDED TOPSOIL. TOPSOIL AMENDMENTS SHALL BE DETERMINED 1111 01IIIIII PROPOSED LANDSCAPE TREE - OREGON WHITE w SHEET a o N BY THE LANDSCAPE CONTRACTOR. 0 OAK (QUERCUS GARRYANA), MIN. 1.5" CALIPER. Ir QUANTITY = 5 Ct 30' 0 15' 30' 60' w 6. IRRIGATION TO BE DESIGN/BUILD BY THE LANDSCAPE CONTRACTOR. z < � � . P202 Z . . DRIPLINE z SCALE: 1 INCH = 30 FEET JOB NO. Li.I 2312-035 O. Wv) o) No. Lot Common Name Species Name DBH1 C-Rad2 Cond3 Pres4 Comments Treatment No. Lot Common Name Species Name DBH1 C-Rad2 Cond3 Pres4 Comments Treatment CD Old broken top with crooked codominant 12040 Dec bigleaf maple Acer macrophyllum 28 21 2 1 Top dieback, extensive ivy Remove i 11771 Dec black cottonwood Populus trichocarpa 15 15 1 1 Remove leaders 12041 Con Douglas-fir Pseudotsuga menziesii 22 18 2 2 Self-correcting lean, extensive ivy Remove II� 11773 Dec black cottonwood Populus trichocarpa 18 14 1 1 Old broken top, multiple leaders Remove V) 12043 Con Douglas-fir Pseudotsuga menziesii 25 15 2 2 Protect trichocarpa 16 14 1 1 Old broken top with crooked codominant • 11778 Dec black cottonwood PopulusRemove p 12048 Dec bigleaf maple Acer macrophyllum 16 21 2 2 Some trunk decay Remove J leaders and trunk decay 11779 Dec red alder Alnus rubra 6 8 1 1 Remove 12049 Dec bigleaf maple Acer macrophyllum 27 17 1 1 Dead top, extensive ivy Remove 11780 Dec black cottonwood Populus trichocarpa 11 10 2 2 Remove 12050 Dec bigleaf maple Acer macrophyllum 16,18 19 1 1 Extensive ivy, poor structure Remove D •c 11781 Dec red alder Alnus rubra 8 11 2 1 Remove 12051 Dec bigleaf maple Acer macrophyllum 2x24 23 1 1 Dead top, extensive ivy Remove w 11784 Dec bigleaf maple Acer macrophyllum 10x6 16 1 1 Remove 12054 Dec bigleaf maple Acer macrophyllum 26 22 2 2 Dead and broken branches Remove V) Z 11787 Con western redcedar Thuja plicata 6 8 2 2 Remove 12060 Con scots pine Pinus sylvestris 8 11 2 2 Extensive blackberries Protect 11788 Dec scouler's willow Salixscouleriana 3x6 12 1 1 Remove 12061 Con scots pine Pinus sylvestris 10 12 2 2 Extensive blackberries Protect W c: ' 0.) P i kb bl 16 16 2 2 pine scots Pinus sylvestris Extensive blackberries, ivy Protect 11791 Dec black cottonwood Populus trichocarpa 12 10 0 1 Mostly dead, trunk snap, trunk decay Remove 12062 ConIV w 11792 Dec black cottonwood Populus trichocarpa 12 14 2 2 Remove 12063 Con scots pine Pinus sylvestris 10 12 2 2 Protect 11793 Dec scouler's willow Salixscouleriana 8 13 1 1 Remove 12064 Con scots pine Pinus sylvestris 8 10 2 2 Protect 11794 Dec red alder Alnus rubra 5 12 1 1 Remove 12065 Con scots pine Pinus sylvestris 12 14 2 2 Protect C Codominant stems with included bark 12066 Con scots pine Pinus sylvestris 13 14 2 2 Protect •- 11797 Dec scouler's willow Salixscouleriana 7,8 19 1 1 ground level, trunk decayRemove C near 12067 Dec sweet cherry Prunus avium 2x8,16 16 2 1 Nuisance species Remove C 11800 Dec sweet cherry Prunus avium 6 14 2 1 Nuisance species Remove 12068 Dec sweet cherry Prunus avium 6,8,10 16 1 1 Nuisance species, dense blackberries Remove CD 11802 Dec scouler's willow Salixscouleriana 14 17 2 2 Remove 12069 Dec bigleaf maple Acer macrophyllum 6x4,6x6 15 1 1 Stump sprout, trunk decay Remove a 11803 Dec red alder Alnus rubra 6 10 2 2 Remove 12070 Con Douglas-fir Pseudotsuga menziesii 20 15 1 1 Broken top, dead branches Remove 11812 Con Douglas-fir Pseudotsuga menziesii 2x18 15 2 2 Remove 12071 Dec bigleaf maple Acer macrophyllum 17,20 19 1 1 Severe decline, dead top Remove 11830 Dec red alder Alnus rubra 6 8 1 1 Unaffected 12072 Con Douglas-fir Pseudotsuga menziesii 15 11 1 1 Broken top Remove I-1-1 11831 Dec black cottonwood Populus trichocarpa 17 14 2 2 Off-center leader Unaffected 12073 Dec bigleaf maple Acer macrophyllum 28 13 1 1 Severe decline, trunk decay Remove 11832 Dec black cottonwood Populus trichocarpa 13 11 1 1 Dead and broken branches, codominant Unaffected 12074 Dec English hawthorn Crataegus monogyna 6 10 1 1 Nuisance species, extensive ivy Remove C.) leaders • • 12075 Con Douglas-fir Pseudotsuga menziesii 17 15 2 2 Extensive ivy Remove 11833 Con Douglas-fir Pseudotsuga menziesii 22 18 1 1 Broken top with decay Unaffected • • 12076 Con Douglas-fir Pseudotsuga menziesii 19 13 2 2 Remove 11834 Con Douglas-fir Pseudotsuga menziesii 11 11 1 1 Suppressed Unaffected 12077 Dec ash Fraxinus spp. 12 15 2 2 Protect Dead and broken branches, trunk and 11836 Dec bigleaf maple Acer macrophyllum 24 26 1 1 crown decay Unaffected 12078 Dec ash Fraxinus spp. 12 15 2 2 Protect n Ce 11837 Con western redcedar Thuja plicata 23 15 2 2 Unaffected 12079 Dec sweet cherry Prunus avium 10 18 2 1 Nuisance species Remove I__— CC 0 11842 Dec red alder Alnus rubra 7 7 1 1 Remove 12080 Dec sweet cherry Prunus avium 12 19 2 1 Nuisance species Remove Z 11844 Dec English hawthorn Crataegus monogyna 3x6 12 1 1 Nuisance species Remove 12081 Dec bigleaf maple Acer macrophyllum 24 19 1 1 Broken and dead top, trunk decay Remove C 11845 Con western redcedar Thuja plicata 8 9 1 1 Remove 12082 Dec English hawthorn Crataegus monogyna 4x4 13 1 1 Nuisance species Remove Q Z • 11846 Con western redcedar Thuja plicata 29 18 2 2 Remove 12083 Dec red alder Alnus rubra 7 10 1 1 Leans west Remove _I I— LW 11848 Con western redcedar Thuja plicata 29 20 2 2 Remove 20024 Con Douglas-fir Pseudotsuga menziesii 22 17 2 2 Remove • 11849 Con western redcedar Thuja plicata 32 16 2 2 Remove 20025 Dec red alder Alnus rubra 7 9 1 1 Remove 11852 Con Douglas-fir Pseudotsuga menziesii 38 24 3 2 Remove 20026 Dec sweet cherry Prunus avium 8 14 1 1 Remove 11893 Dec red alder Alnus rubra 6 8 1 1 Remove 20027 Dec scouler's willow Salixscouleriana 9 11 1 1 Remove > 11894 Con Douglas-fir Pseudotsuga menziesii 24 16 2 2 Remove 20028 Dec bigleaf maple Acer macrophyllum 7 10 1 1 Broken top, crown decay Remove • 11896 Con western redcedar Thuja plicata 26 16 2 2 Remove 20029 Dec red alder Alnus rubra 8 12 2 2 Remove m 11899 Dec sweet cherry Prunus avium 8 10 2 1 Nuisance species Remove 20030 Dec red alder Alnus rubra 6 9 1 1 Remove (_f) 11901 Dec red alder Alnus rubra 7 8 1 1 Remove 20031 Con western redcedar Thuja plicata 7 8 1 1 Remove 11902 Con western redcedar Thuja plicata 26 16 2 2 Multiple leaders Remove 70089 Dec Oregon white oak Quercus garryana 38 30 1 1 Dead top Protect 0 11904 Con western redcedar Thuja plicata 18 16 2 2 Remove 70091 Dec bigleaf maple Acer macrophyllum 13,24 14 1 1 Trunk and crown decay Remove irpies, 0 11905 Con western redcedar Thuja plicata 20 16 2 2 Remove 70092 Dec sweet cherry Prunus avium 5x6,8 15 2 1 Nuisance species Remove 11906 Con western redcedar Thuja plicata 16 12 0 1 Mostly dead Remove 70095 Con scots pine Pinus sylvestris 9,9 14 2 2 Protect 0 y 11920 Con western redcedar Thuja plicata 14,20 14 2 2 Remove 70116 Con scots pine Pinus sylvestris 10 11 2 2 Protect iligik N • 11922 Con western redcedar Thuja plicata 23 15 2 2 Old broken top, off-center leader Remove 70176 Dec bigleaf maple Acer macrophyllum 3x7 12 1 1 Basal decay Remove ' NCN 11923 Con western redcedar Thuja plicata 6 11 2 2 Remove 70202 Dec sweet cherry Prunus avium 7,10 13 2 1 Nuisance species Remove 10001 lategi 11924 Con Douglas-fir Pseudotsuga menziesii 27 16 2 2 Remove 11928 Con western redcedar Thuja plicata 9 9 1 1 Remove 1DBH is tree diameter measured at 4.5-feet above the ground level in inches; trees with multiple trunks splitting below DBH are measured separately and individual trunk measurements are separated by a comma, except multiple trunks of the same size are indicated as quantity x size. m 11929 Con western redcedar Thuja plicata 14 13 3 2 Remove THESE DRAWINGS ARE THE PROPERTY OF 1- 2C-Rad is the average crown radius measured in feet. WESTLAKE CONSULTANTS INC. (WCI) AND z 11930 Con Douglas-fir Pseudotsuga menziesii 18 16 2 2 Remove ARE NOT TO BE REPRODUCED IN ANY > - 3Cond is the numerical condition rating (0-3) as defined in the Tigard Urban ForestryManual: MANNER EXCEPT WITH THE WRITTEN z 11934 Con western redcedar Thuja plicata 26 0 0 1 Dead Remove g PERMISSION OF WCI w RATING VIGOR CANOPY DENSITY DEADWOOD FAILURE HISTORY PESTS DECAY Y CD 11936 Con western redcedar Thuja plicata 8 10 1 1 Remove m 0•• dead to severe - =m m 11945 Dec red alder Alnus rubra 8 12 2 1 Remove 0 decline <30% major scaffold branches >1 scaffold Infested major conks and cavities c) N m 11946 Dec red alder Alnus rubra 6 8 2 1 Remove 1 CN 1 declining 30-60% twig and branch dieback scaffold branches Infested one to a few conks; small cavities o Q 0 11960 Con western redcedar Thuja plicata 18 14 0 1 Mostly dead Protect �' 00° N 2 average 60-90% small twigs small branches Minor present only at pruning wounds 11961 Con western redcedar Thuja plicata 13 12 2 1 Broken top Protect O 11962 Dec red alder Alnus rubra 12 12 1 1 Protect 3 good to excellent 90-100% little or none none None absent to present only at pruning wounds 0 J 11963 Con western redcedar Thu aplicata 20 16 1 1 Dead to d In Remove 4Pres is the numerical suitability for preservation rating (0 3) as defined in the Tigard Urban Forestry Manual: J N J p, y g z RATING CONSIDERATIONS 1— 0 11965 Dec bigleaf maple Acer macrophyllum 22 21 2 2 Protect 0 The tree is a "hazard tree" as defined in chapter 18.120 of the Tigard Development Code and "hazard tree abatement" as defined in Chapter 18.120 in the Tigard m 0 0 11968 Dec red alder Alnus rubra 8 9 2 1 Remove 0 0 o Development Code cannot be completed in a manner that results in tree retention consistent with tree care industry standards. p Q o 11970 Dec red alder Alnus rubra 8 9 2 1 Remove w iThe tree is dead, in severe decline, or declining but may still be retained if desirable for wildlife or other benefits because it is not considered a "hazard tree" or "hazard 0 I— Q 11972 Dec red alder Alnus rubra 7 10 2 1 Remove 1 tree abatement" could be performed. z w — Di 11989 Con western redcedar Thuja plicata 22 16 2 2 Protect _1 N) • The tree has average health and/or structural stability that could be alleviated with treatment; the tree will be less resilient to development impacts and will require >- m 0 11993 Con western redcedar Thuja plicata 43 17 2 2 Trunk decay Protect 2 more frequent management and monitoring after development than a tree rated as a "3". z D w 11998 Con western redcedar Thuja plicata 38 18 1 1 Decline, trunk decay Unaffected w The tree has good to excellent health and structural stability; the tree will be more resilient to development impacts, and will require less frequent management and J z 11999 Con western redcedar Thuja plicata 11 13 2 2 Unaffected 3 monitoring after development than a tree rated as a "2". cr (w w 12001 Con western redcedar Thuja plicata 23 15 2 2 Unaffected o CN N 12002 Con western redcedar Thuja plicata 19 18 2 2 Unaffected Z Q o LO 12012 Con western redcedar Thuja plicata 59 20 3 2 Extensive ivy Protect o o Z 1 12016 Dec bigleaf maple Acer macrophyllum 16 16 1 1 Broken top, extensive ivy Unaffected w N di z CN SHEET ct a C z P203 _, 0 J 2312—035 ct LLI1' cp Z ii< Q D I I ....1I I J ' I 1 ; I - - - - - - - - - - - � / I c I - - - - - - - - - - - - - a) I. 1/) Q SW TRANQUIL LANE Z C I — — — — _ — _ - Wwo C 1 I W > I u W VARIABLE WIDTH SANITARY Q / Q SEWER EASEMENT PER - - - - - - - - - - - - - - I DOC. NO. 99-083762 , ' _J i I I W I I Q I I (J) I eL I I CRpSSMG ' ON W00DS I wppDS I fII I I `AI nLNUT OLS Cl) pLSpN a 1 1 15' EXISTING I I I Vj1'` I1 1 - - SANITARY - - - ___i_ L - - - - 7-- - - - - - - --- EASEMENT r 188.6' • 1 I 5 .0' 100.0' 120.8' 5 .0' iv I 149.1' W I co 6 -� I U W I EASEMENTO RM I 40 ca �� R20' �\ 11 °' 0 I I i I / R20' ♦ o; - � 0\-\' 6 o 7 8415SF �nI v P\\- N 1 Cd / i"-.. 7113 SF I 7654 SF I `\''ul\-1-\\ QIri /n I 5'x5' 13751 SF / I EASEMENT J/ R1/6' I 7.5' RETAINING FOR FIRE0— CL CL / / I�WALL MAINTENANCE HYDRANT ' - - — _ _� / / / EASEMENT 8TPUE & 126.8' 0 )_ w CC I - / / �/ / - - I110.4' I � EASEMENT 0 Q 170.2' , /-8' PUE 10 Q z // C� o H \TA8 .0, \ l^D/ 8291 SF I J 5 CC -:: I \ . I I I o /^ / r\ La "/ 8208 SF I cD I 6987 SF V 9443SF A.17 TEMPORARY N 7 / I/h � i�' FIRE TRUCK / ^ \ \9,1 - -�4�i .A' 8 PUE TURNAROUND ,5 _ _ - - - - ,� EASEMENT /J �4' I 139.6' I I I _ _ _ _ _ I /� / `Yt 2 ' - - I- - - - I I W - - / / / 145.0' 96.3' I I EX. 15' SEWER n 138.5' / I L EASEMENT I ( /co EL / / ""----R166'/ / - - - Veit - - - - - - 3 1 4 a, 23.59 ' ACCESS1. ° STORM TRACT a i / a / 4 10837 SF EASEMENT TO CWS I 13369 SF I I I 8213 SF I`r' i 10060 SF I I I I 0I- - - - - - - - - -I `° I II I EX. 10' Ir I I I N II INGRESS/EGRESS- I - - - - - - - — 151.9' EASEMENT 167.4' o - - - - - - - - 130.1' 5.5, 5 .0' Z 158.9 I I I - itrolli - N - - - - - - - - - - - - - - - - - - - - - - /7� \ - \ I I y I I I / ---..., j-- \ I - - - - - / \ THESE DRAWINGS ARE THE PROPERTY OF 15' STORM WESTLAKE CONSULTANTS INC. (WCI) AND p3 I I �2p'p EASEMENT \ I ARE NOT TO BE REPRODUCED IN ANY n020/ I I P� `O \ \ \ PERMISSION OF WMANNER EXCEPT CITM THE WRITTEN P L LEL i \ 0] U} o 1- - - • - - - - - - I I I I \ I �m N 0 EL 1 I \ N 10 1 co a} N 0 1 I H N om N I - - - - - - - - I o -_, 1 � 1 , I- N 2 _ _ _ _ - I_ ,_ z - - - - - - - - - - - - - - - - — ,� m Z 1 0 I I 1 N O 0 I 7 I I , I I I w Q 0 a_ 1 _ g i_ o N I- 0 z Li c‹ J 0 0 LEGEND0 Q °�° z Z z — - BOUNDARY LINE / RIGHT OF WAY p l W z I �I 0 V) w - - PROPOSED LOT LINE o D N — - PROPOSED EASEMENT tl\ z N ~ I o CV 0 N O Z - CENTERLINE in 0 Q o \ill \jig,' 5 J CN O N Z 30' 0 15' 30' 60' SHEET _ Q z P300 0 SCALE: 1 INCH = 30 FEET J z 2312-035 /�/� 0, L.L LLI LI) CD . 1 I;I I ,, L,„ 11r •a 1 ill k, iii I� 8 Z I I IIII I � ° °- \f/ _ 1 - - - - - - - - - - V) 1 I fll SW TRANQUIL LANE I� .a� ° J II - - — - J 0) II �, D C III — — 1 I w �� — — — Q 1 VI I �� Q 1IJ �,�I( T( : i Ij' 0 1 11 1 O c U w 1 Q I'e ��. 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I � I / �� \ \ / R166 I A \ (.-‘) / / / ../ I / • -( ...,.... \ _ _ _ _ 1 .• / ... . • /.• / / 1 ( ( i .4:1, — — —i 1 / / / .:. - / I rOSED CURB-TIGHTCOMMERCIAL • :- - - - - - -� " . / INING --\\ ....• DRIVEWAY 1 O o / 0- CL Z ) / / : . 4*. ,-; / / / 5 1 8 3'R4, v.. .4-.. . . ro 1 0 4( _ _ _ _ _ _ _ _ -0 1 _1 1 2 /.::-. / . ....::-. / / / d 0- 1 1 N / TEMPORARY \ • ; . co FIRE TRUCK I \ \ I---�I / / < F w _ _ _ _ _ _ _ _ _ _ 8' PUE/ / TURNAROUND _ i _ _ - - — — _ _ i / / / / - - - - - - - - - y I I _ .1PROPOSED RETAINING I I— - - - - - - - - 1 - - - - - - / / / I CWSJVACTOR WALL / / ACCESS 1 K_____ / / / ROAD- - - - - - - - R66' 4 �, STORM TRACT N•1 3 9 _ I .LI 1 I I / I 3,, ° I I \ r (j_•) - - - - PAVE ENT ' I I I I I m X I _ - V _ _ - - - - 1 - - - - - - - - - - - - - - li r 1 - - - - - - - - - - - - - - I - - - - - - - - Ves 1 I I I \ \ I CONSTRUCT \ \ I-400010, 1 DRIVEWAY APRON I I ,/ \ \ \ \ N - - - - - - - - FOR NEIGHBORING 1 /0 � �...� �� \ PROPERTY 034 I I /20 \ \ CV 2020 I P 20 N 1 I PP I I I '1, \I" \ yOil o I I o 1 * •1, * * \ CVEKD I0111. 1 1 (... o THESE DRAWINGS ARE THE PROPERTY OF I I WESTLAKE CONSULTANTS INC. 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(WCI) AND > = I I \ �/ ( ARE NOT TO BE REPRODUCED IN ANY o f •li �V \e V v� MANNER EXCEPT Wahl THE WRITTEN C� I I 'r7 y ' \ ) \ \ \ I I 0�� / 1 PERMISSION OF WCI 51_PI,F, D,,., ,,DD cv ,, ,,/,,o) ,. , .c. l C V �` o9 ^ U N o I 7s' al o cA c\I vN\a N `L c N -a : N `y ` \ \ \ \ \ \ / / / Ir' co 0 - 1 1 \ \ \ \ �L � I \ \ \, \ ( / / I- - - \ I \ / N \ I i h o CONSTRUCTION KEYNOTES LEGEND co z D 0 1 0 01 INSTALL INLET PROTECTION _ D Fs Q - 181- — — — — EXISTING CONTOUR - 1' INTERVAL o N z 02 INSTALL CONSTRUCTION ENTRANCE 0 180 EXISTING CONTOUR - 5' INTERVAL } CO ix z 181 PROPOSED CONTOUR - 1' INTERVAL z E O INSTALL SEDIMENT FENCING 2 z 180 PROPOSED CONTOUR - 5' INTERVAL ct w z FINAL SURFACE GRADING IN ACCORDANCE WITH TVF&R TURNAROUND a (n w ® APPROXIMATE LOCATION OF SEDIMENT FENCE o REQUIREMENTS. X X X up NZ � I a GRADING GENERAL NOTES RETAINING WALL o N 0 Q O > J ALL GRADING ACTIVITIES SHALL CONFORM TO THE OREGON SPECIALTY CODE 0INLET PROTECTION z AMENDMENTS, INCLUDING APPENDIX J. 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'a I I J 11 X 1111. <�oc <��\ I I I II (n� 11-" I I Iaw Ili xY1 �J �a 7^\ 6ry r I I I �x �a a I l:, - v.) < n� Q 1. ' I •C I I Q II xLII �I' tl Q 11 x CD) II co x I1 I I 1`">„ I 1 O \ I vL II I 1 C" — L' 1/ i 1 I I _ _ I/3 i "K .°-1 r m vE® U u )� fl►� � \ r 3 EX. 15' SANITARY i.; Al 4SD—SD—SD—SD—SD— SD—SD —SD—SD—S — - / / `y,(` 1 r XSS XSS XS SEWER EAS NT I I xss _ xss xss _ S) -I — — .y x e T 115 STORM / /S. !/ I I 1 T — 6 I EASEMENT a . . .•, \\\ i i 3 I, / A (TYP.) I 1 / / •./ \ .. � \ \ Q i U .. 1 Q v I TYP. / / I ,: t I / T • • \ J L__ ( ) FIRE HYDRANT .. ,It CL -;V / :-• / / / I \..7, \ — — _ _ _w_ii 0— _r _ _ _ _ _ _ _ _ _ _ _ 1 .:�•• O (TYP.) p 71 / / ... r 3/4pr / / ce H - - - - - - - - 2 / / � ... .,A 1 0 d .14 / 5 I I \\ •\ � � i _I a 4 X Z °4 /47/ :..' • TEMPORARY I \ / 0 (TYP.) 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(WCI) AND M Ik , ,------ (... \, `/"\ ARE NOT TO BE REPRODUCED IN ANY I 1 r�I`" > f ' 9 \\c v\ I PERMISSION OF WCIWIIFI THE WRITTEN o Xr 2 �oc_ 1 !:: Ln I �Likaqco o cN1 N I i 1 I I `r,, I CO I 1 I_I I —I N z I I I / I I H CONSTRUCTION KEYNOTES LEGEND N 0 I w _10 Q 0 CONNECT TO EXISTING WATERLINE SS—SS--SS— PROPOSED SANITARY LINE a u) - 0 Li ® PROPOSED SANITARY MANHOLE J 0 CO INSTALL STANDARD BLOW OFF ix z —SD—SD SD— PROPOSED STORM LINE Z I LIO INSTALL STANDARD 48" SANITARY MANHOLE O PROPOSED STORM MANHOLE D W w p PROPOSED CURB INLET a ® INSTALL STANDARD 48" STORM MANHOLE a (6 ■ PROPOSED DITCH INLET N N I Lf3 CArr) 5 INSTALL 60" STORM FLOW CONTROL MANHOLE W W W PROPOSED WATER LINE N CIQ o O 5 J N Y PROPOSED FIRE HYDRANT ww0 o N © CONNECT TO EXISTING SANITARY MANHOLE z i Y PROPOSED BLOWOFF SHEET Ct Q Q 0INSTALL CG-30 CURB INLET 5QQ g z z ® INSTALL 60" WATER QUALITY MANHOLE JOB NO. w 2312-035 ct 971.409.9354 Morgan Haien 3 Monroe Parkway,Suite P 220 Lake Oswego,Oregon 97035 (')- off OCIAT�f�lc Consulting Arborists and Urban Forest Management morgan@mholen.com Urban Forestry Plan Supplemental Report December 7, 2022 Sevilla Place Tigard, Oregon 97223 Tax Lots 2S104DA24300 and 2S104DA24400 971.409.9354 Morgan Holen 3 Monroe Parkway,Suite P 220 Lake Oswego,Oregon 97035 Aff OC IATEfLLc Consulting Arborists and Urban Forest Management morgan@mholen.com Table of Contents — Purpose 1 Scope of Work and Limitations 1 Site Description 1 Effective Tree Canopy Cover 2 Specifications 2 A.Tree Protection Specifications 2 B.Soil Characteristics and Specifications for Improvement 4 C.Tree Planting Specifications 4 Signature of Approval 4 Enclosures — Attachment A: Existing Tree Inventory Data Attachment B: Effective Tree Canopy Cover Summary Attachment C: Planted Tree Inventory Attachment D:Tree Preservation and Removal Site Plan Attachment E:Tree Canopy Site Plan Not Applicable — Existing Stand Inventory Data Planted Stand Inventory Tree Canopy Fee Calculation Stand Protection Specifications Stand Planting Specifications 971.409.9354 Morgan Nolen 3 Monroe Parkway,Suite P 220 Lake Oswego,Oregon 97035 —fir. A,f f .J�c-OCIAT Consulting Arborists and Urban Forest Management morgan@mholen.com Urban Forestry Plan - Supplemental Report Sevilla Place, Tigard, Oregon December 7, 2022 MHA22043 Purpose This Urban Forestry Plan for the Sevilla Place subdivision project, located in an RES-B zoning district in Tigard, Oregon, is provided pursuant to City of Tigard Code Section 18.420.060 and the Tigard Urban Forestry Manual.This report describes the existing trees located on and adjacent to the project site, provides arborist recommendations for tree removal, retention and protection, and describes the proposed tree planting plan and effective tree canopy cover needed to meet City requirements. Scope of Work and Limitations Morgan Holen &Associates, LLC was contracted by Mission Homes to collect tree inventory data and develop an Urban Forestry Plan for the project in collaboration with Westlake Consultants. An existing conditions survey illustrating the location of existing trees by survey point number was provided to us prior to conducting the fieldwork. International Society of Arboriculture (ISA) Board Certified Master Arborist(PN-6145B) and Qualified Tree Risk Assessor, Morgan Holen, visited the site on November 10, 2022 to visually assess existing trees six inches and larger in diameter located on and directly adjacent to the project site and collect tree inventory data.Trees were evaluated in terms of species, diameter, crown radius, general condition and suitability for preservation with site development. Following the tree inventory fieldwork, we coordinated with Westlake Consultants in regard to recommendations for tree removal and protection and assisted with preparation of the required Urban Forestry Plan drawings. The client may choose to accept or disregard the recommendations contained herein or seek additional advice. Neither this author nor Morgan Holen &Associates, LLC, have assumed any responsibility for liability associated with the trees on or adjacent to this site. Site Description The project site is located at south of SW Walnut Street, south of the SW Sevilla Avenue and SW Parkdale Avenue streets currently end, and includes tax lots 2S104DA24300 and 2S104DA24400.The project proposes to develop an 11-lot subdivision with a stormwater tract and new streets and sidewalks. In all, 115 trees were surveyed and inventoried including 93 on-site trees and 22 trees located off-site on adjacent private properties. A complete description of individual trees is provided in the enclosed existing tree inventory data (attachment A). Of the 93 on-site trees, 10 trees with condition and preservation ratings greater than 1 are planned for retention with tree protection measures during construction and 83 trees are planned for removal for the purposes of site development including grading, building, and other site improvements or because they received condition or preservation ratings less than 2. Of the 22 off-site trees, 10 are planned for protection during construction and 12 are classified as unaffected because they are located more than 30-feet from any proposed construction activity. Urban Forest Plan—Supplemental Report Sevilla Place,Tigard, Oregon December 7, 2022 Page 2 of 4 Effective Tree Canopy Cover A summary of the effective tree canopy cover by lot and across the overall development site is included as attachment B. Attachment C,the planted tree inventory, describes 23 individual trees proposed for planting. The required number of street trees is based on the lineal street frontage divided by 40.The total street frontage is 714 lineal feet; therefore, a minimum of 18 1.5-inch caliper street trees are required. Of the 23 trees proposed for planting, 18 are street trees.The plan provides two street tree species options with equivalent mature canopy area—katsura (Cercidiphyllum japonicum) and European beech (Fagus sylvatica)—in order to provide some flexibility to the contractor based on nursery stock availability at the time of planting. All 18 street trees are proposed to be planted behind the sidewalk, within 6-feet of the right-of-way, in order to satisfy the City's soil volume and spacing requirements.Tree species and locations were determined to provide the closest and best spacing possible and each street tree has at least 500-cubic-feet of soil volume,the minimum required based on a right-of-way width over 10-and up to 12-feet. The five other trees are Oregon white oaks (Quercus garryana) proposed to be planted on lots 3,4, and 9 and in the stormwater tract in order to satisfy the minimum 40%effective tree canopy cover required for the overall development site. Oregon white oak is a native species tree that provide 1.25-times effective tree canopy credit. In addition, all 10 on-site trees proposed for retention are non-nuisance species with condition and preservation ratings greater than 1 that provide double effective tree canopy credit. Subdivisions in the RES-B zoning district require a minimum 15%effective tree canopy cover for each lot designated for single detached house development, as well as 40%effective tree canopy cover for the overall development site. Each of the proposed lots exceeds the 15% minimum effective tree canopy cover per lot requirement as detailed in attachment B. Furthermore,the overall development site is 112,362 square feet and has 46,645 square feet of effective tree canopy cover, or 41.5%; therefore, the effective tree canopy cover requirement for the overall development site is also met. The Tree Preservation and Removal Site Plan and Tree Canopy Site Plan are enclosed as attachments D and E as required by Section 10 of the Urban Forestry Manual, which illustrate how the Urban Forestry Plan requirements are met. Specifications A. Tree Protection Specifications 1. Preconstruction Conference.The project arborist shall be on site to discuss methods of tree removal and protection prior to any construction. 2. Tree Protection Zone.The tree protection zone (TPZ) is defined as the dripline of protected trees as a minimum. Work that is necessary beneath the dripline of protected trees shall be monitored and documented by the project arborist.The contractor shall be responsible for coordinating with the project arborist in a timely manner prior to adjusting tree protection fencing to work in areas of proposed TPZ encroachment,which are identified with hatching on the plan. Work in these areas requires arborist oversight and documentation. Urban Forest Plan—Supplemental Report Sevilla Place,Tigard, Oregon December 7, 2022 Page 3 of 4 3. Protection Fencing.All trees to be retained shall be protected by 5-foot-tall metal fencing unless otherwise approved by the city manager or designee. Protection fencing shall be secured to steel posts placed no further than 8-feet apart and shall be installed at the edge of the TPZ or as otherwise depicted on the site plan. Trees located farther than 30-feet from construction activity do not require tree protection fencing. 4. Tree Protection Zone Maintenance.The protection fencing shall not be moved, removed, or entered by equipment except under direction of the project arborist.The contractor shall not store materials or equipment within the TPZ. 5. Erosion Control. Beneath the dripline of protected trees, erosion control fencing shall not be trenched in per manufacturer's specifications to avoid root impacts. Instead, alternative means of erosion control are required, such as wrapping the base of silt fencing around a straw wattle and staking the wattle into the ground or using compost socks or straw wattles staked into the ground in lieu of silt fencing. 6. Tree Removal—Tree#11963.Tree protection fencing may be temporarily opened for the removal of tree#11963, a dying western redcedar near the northeast corner of the project site.Tree#11963 shall be directionally felled with a chainsaw and with caution to avoid damage to other adjacent trees.The stump of tree#11963 shall remain in the ground or it may be removed by grinding the stump face up to 6-inches below ground level. 7. Crown Pruning.The project arborist can help identify where pruning is necessary to provide construction clearance and remove dead and defective branches for safety once trees planned for removal have been removed and the site is staked and prepared for construction. Pruning shall be performed by a Qualified Tree Service and conducted in accordance with ANSI A300 pruning standards and ISA Best Management Practices for pruning. 8. Excavation. Excavation beneath protected tree driplines shall be avoided if alternatives are available. If excavation is unavoidable,the project arborist shall evaluate the proposed excavation to determine methods to minimize impacts to trees. Root pruning shall be directed and documented by the project arborist. 9. Landscaping. Following construction and where landscaping is desired, apply approximately 3-inches of mulch beneath the dripline of protected trees, but not directly against tree trunks. If irrigation is used, use drip irrigation installed at native grade only(no trenching) beneath the driplines of protected trees. 10. Tree Protection Inspections.The project arborist shall inspect and verify the location of protection measures prior to construction, monitor tree protection measures regularly, and provide semi-monthly written reports to the City during periods of active construction. 11. Final Report.After the project has been completed,the project arborist shall provide a final report that describes the measures needed to maintain and protect the remaining trees and verify the installation of new trees in accordance with the Tree Canopy Site Plan. Urban Forest Plan—Supplemental Report Sevilla Place,Tigard, Oregon December 7, 2022 Page 4 of 4 B. Soil Characteristics and Specifications for Improvement Based on our review of the online NRCS Web Soil Survey, native soils at the project site consist entirely of moderately well drained Cornelius and Kinton silt loarns. If soil compaction occurs during construction, the project arborist should provide recommendations as needed to maintain the protected trees.Additionally, prior to planting new trees, topsoil amendments should be determined by the landscape contractor. C. Tree Planting Specifications New street trees that are planted to meet the effective canopy requirements shall conform to the applicable standards in the Tigard Urban Forestry Manual, Section 2.They shall be planted in accordance with the American National Standards Institute (ANSI) standards for tree planting (A300, Part 6) and additional standards adopted by the Oregon Landscape Contractors Board. Nursery stock shall meet the requirements of the American Association of Nurserymen for nursery stock(ANSI Z60.1)for Grade No.1 or better. Double stake trees if needed for stability. Root barriers shall be installed according to manufacturer's specifications when a street tree is planted within 5-feet of any hard surface paving or utility box. Signature of Approval We hereby attest that,to the best of our knowledge: ✓ The attached Tree Preservation and Removal site plan meets all of the requirements in Section 10, Part 1 of the Urban Forestry Manual; ✓ The attached Tree Canopy site plan meets all of the requirements in Section 10, Part 2 of the Urban Forestry Manual; and ✓ This Supplemental Report meets all of the requirements in Section 10, Part 3 of the Urban Forestry Manual. Thank you for choosing Morgan Holen &Associates, LLC, to provide consulting arborist services for the Sevilla Place project in Tigard. Please contact us if you have questions or need any additional information or further assistance. Thank you, Morgan Holen &Associates, LLC: ildlyk, f. 4.64.,.... Morgan E. Holen, Member ISA Board Certified Master Arborist, PN-6145B ISA Tree Risk Assessment Qualified Forest Biologist Enclosures: Attachment A: Existing Tree Inventory Data Attachment B: Effective Tree Canopy Cover Summary Attachment C: Planted Tree Inventory Attachment D:Tree Preservation and Removal Site Plan Attachment E:Tree Canopy Site Plan Attachment A: Existing Tree Inventory Data Morgan Nolen MHA22043 Sevilla Subdivision -Tree Data 11-10-2022.xlsx —ice Ail OCIATEJL, Page 1 of 5 No. Location Common Name Species Name DBH1 C-Rad2 Canopy3 0/S4 HT5 Cond6 Press Comments Treatment Old broken top with crooked codominant 11771 On-Site black cottonwood Populus trichocarpa 15 15 - S N 1 1 leaders Remove 11773 On-Site black cottonwood Populus trichocarpa 18 14 - S N 1 1 Old broken top, multiple leaders Remove Old broken top with crooked codominant 11778 On-Site black cottonwood Populus trichocarpa 16 14 - S N 1 1 leaders and trunk decay Remove 11779 On-Site red alder Alnus rubra 6 8 - S N 1 1 Remove 11780 On-Site black cottonwood Populus trichocarpa 11 10 - S N 2 2 Remove 11781 On-Site red alder Alnus rubra 8 11 - S N 2 1 Remove 11784 On-Site bigleaf maple Acer macrophyllum 10x6 16 - S N 1 1 Remove 11787 On-Site western redcedar Thuja plicata 6 8 - S N 2 2 Remove 11788 On-Site scouler's willow Salixscouleriana 3x6 12 - S N 1 1 Remove 11791 On-Site black cottonwood Populus trichocarpa 12 10 - S N 0 1 Mostly dead,trunk snap,trunk decay Remove 11792 On-Site black cottonwood Populus trichocarpa 12 14 - S N 2 2 Remove 11793 On-Site scouler's willow Salixscouleriana 8 13 - S N 1 1 Remove 11794 On-Site red alder Alnus rubra 5 12 - S N 1 1 Remove Codominant stems with included bark near 11797 On-Site scouler's willow Salixscouleriana 7,8 19 - S N 1 1 ground level,trunk decay Remove 11800 On-Site sweet cherry Prunus avium 6 14 - S N 2 1 Nuisance species Remove 11802 On-Site scouler's willow Salixscouleriana 14 17 - S N 2 2 Remove 11803 On-Site red alder Alnus rubra 6 10 - S N 2 2 Remove 11812 On-Site Douglas-fir Pseudotsuga menziesii 2x18 15 - 0 N 2 2 Remove 11830 Off-Site red alder Alnus rubra 6 8 - S N 1 1 Unaffected 11831 Off-Site black cottonwood Populus trichocarpa 17 14 - 0 N 2 2 Off-center leader Unaffected Dead and broken branches, codominant 11832 Off-Site black cottonwood Populus trichocarpa 13 11 - 0 N 1 1 leaders Unaffected 11833 Off-Site Douglas-fir Pseudotsuga menziesii 22 18 - S N 1 1 Broken top with decay Unaffected 11834 Off-Site Douglas-fir Pseudotsuga menziesii 11 11 - S N 1 1 Suppressed Unaffected Dead and broken branches,trunk and crown 11836 Off-Site bigleaf maple Acer macrophyllum 24 26 - S N 1 1 decay Unaffected Morgan Nolen & Associates, LLC Consulting Arborists and Urban Forest Management 3 Monroe Parkway,Suite P220, Lake Oswego,OR 97035 morgan@mholen.com 1971.409.9354 Attachment A: Existing Tree Inventory Data Morgan Nolen MHA22043 Sevilla Subdivision -Tree Data 11-10-2022.xlsx —ice Ail OCIATEJL, Page2of5 No. Location Common Name Species Name DBH1 C-Rad2 Canopy3 0/S4 HT5 Conde Press Comments Treatment 11837 Off-Site western redcedar Thuja plicata 23 15 - S N 2 2 Unaffected 11842 On-Site red alder Alnus rubra 7 7 - 0 1 1 Remove 11844 On-Site English hawthorn Crataegus monogyna 3x6 12 - S N 1 1 Nuisance species Remove 11845 On-Site western redcedar Thuja plicata 8 9 - S N 1 1 Remove 11846 On-Site western redcedar Thuja plicata 29 18 - S N 2 2 Remove 11848 On-Site western redcedar Thuja plicata 29 20 - S N 2 2 Remove 11849 On-Site western redcedar Thuja plicata 32 16 - S N 2 2 Remove 11852 On-Site Douglas-fir Pseudotsuga menziesii 38 24 - 0 N 3 2 Remove 11893 On-Site red alder Alnus rubra 6 8 - S N 1 1 Remove 11894 On-Site Douglas-fir Pseudotsuga menziesii 24 16 - S N 2 2 Remove 11896 On-Site western redcedar Thuja plicata 26 16 - S N 2 2 Remove 11899 On-Site sweet cherry Prunus avium 8 10 - S N 2 1 Nuisance species Remove 11901 On-Site red alder Alnus rubra 7 8 - S N 1 1 Remove 11902 On-Site western redcedar Thuja plicata 26 16 - S N 2 2 Multiple leaders Remove 11904 On-Site western redcedar Thuja plicata 18 16 - S N 2 2 Remove 11905 On-Site western redcedar Thuja plicata 20 16 - S N 2 2 Remove 11906 On-Site western redcedar Thuja plicata 16 12 - S N 0 1 Mostly dead Remove 11920 On-Site western redcedar Thuja plicata 14,20 14 - 0 N 2 2 Remove 11922 On-Site western redcedar Thuja plicata 23 15 - S N 2 2 Old broken top,off-center leader Remove 11923 On-Site western redcedar Thuja plicata 6 11 - S N 2 2 Remove 11924 On-Site Douglas-fir Pseudotsuga menziesii 27 16 - S N 2 2 Remove 11928 On-Site western redcedar Thuja plicata 9 9 - S N 1 1 Remove 11929 On-Site western redcedar Thuja plicata 14 13 - S N 3 2 Remove 11930 On-Site Douglas-fir Pseudotsuga menziesii 18 16 - S N 2 2 Remove 11934 On-Site western redcedar Thuja plicata 26 0 - S N 0 1 Dead Remove 11936 On-Site western redcedar Thuja plicata 8 10 - S N 1 1 Remove 11945 On-Site red alder Alnus rubra 8 12 - 0 N 2 1 Remove 11946 On-Site red alder Alnus rubra 6 8 - 0 N 2 1 Remove 11960 Off-Site western redcedar Thuja plicata 18 14 - S N 0 1 Mostly dead Protect Morgan Nolen & Associates, LLC Consulting Arborists and Urban Forest Management 3 Monroe Parkway,Suite P220, Lake Oswego,OR 97035 morgan@mholen.com 1971.409.9354 Attachment A: Existing Tree Inventory Data Morgan Nolen MHA22043 Sevilla Subdivision -Tree Data 11-10-2022.xlsx Aff O C I A T�JLLC Page 3 of 5 No. Location Common Name Species Name DBH1 C-Rad2 Canopy3 0/S4 HT5 Cond6 Press Comments Treatment 11961 Off-Site western redcedar Thuja plicata 13 12 - S N 2 1 Broken top Protect 11962 Off-Site red alder Alnus rubra 12 12 - S N 1 1 Protect 11963 On-Site western redcedar Thuja plicata 20 16 - S N 1 1 Dead top,dying Remove 11965 Off-Site bigleaf maple Acer macrophyllum 22 21 - S N 2 2 Protect 11968 On-Site red alder Alnus rubra 8 9 - 0 N 2 1 Remove 11970 On-Site red alder Alnus rubra 8 9 - 0 N 2 1 Remove 11972 On-Site red alder Alnus rubra 7 10 - 0 N 2 1 Remove 11989 Off-Site western redcedar Thuja plicata 22 16 - 0 N 2 2 Protect 11993 Off-Site western redcedar Thuja plicata 43 17 - 0 N 2 2 Trunk decay Protect 11998 Off-Site western redcedar Thuja plicata 38 18 - 0 N 1 1 Decline,trunk decay Unaffected 11999 Off-Site western redcedar Thuja plicata 11 13 - S N 2 2 Unaffected 12001 Off-Site western redcedar Thuja plicata 23 15 - S N 2 2 Unaffected 12002 Off-Site western redcedar Thuja plicata 19 18 - S N 2 2 Unaffected 12012 Storm Tract western redcedar Thuja plicata 59 20 1,256 0 N 3 2 Extensive ivy Retain 12016 Off-Site bigleaf maple Acer macrophyllum 16 16 - 0 N 1 1 Broken top,extensive ivy Unaffected 12040 On-Site bigleaf maple Acer macrophyllum 28 21 - 0 N 2 1 Top dieback,extensive ivy Remove 12041 On-Site Douglas-fir Pseudotsuga menziesii 22 18 - 0 N 2 2 Self-correcting lean,extensive ivy Remove 12043 Off-Site Douglas-fir Pseudotsuga menziesii 25 15 - 0 N 2 2 Protect 12048 On-Site bigleaf maple Acer macrophyllum 16 21 - S N 2 2 Some trunk decay Remove 12049 On-Site bigleaf maple Acer macrophyllum 27 17 - S N 1 1 Dead top,extensive ivy Remove 12050 On-Site bigleaf maple Acer macrophyllum 16,18 19 - S N 1 1 Extensive ivy,poor structure Remove 12051 On-Site bigleaf maple Acer macrophyllum 2x24 23 - S N 1 1 Dead top,extensive ivy Remove 12054 On-Site bigleaf maple Acer macrophyllum 26 22 - 0 N 2 2 Dead and broken branches Remove 12060 1 scots pine Pinus sylvestris 8 11 380 0 N 2 2 Extensive blackberries Retain 12061 1 scots pine Pinus sylvestris 10 12 452 0 N 2 2 Extensive blackberries Retain 12062 1 scots pine Pinus sylvestris 16 16 804 0 N 2 2 Extensive blackberries,ivy Retain 12063 3 scots pine Pinus sylvestris 10 12 452 0 N 2 2 Retain 12064 3 scots pine Pinus sylvestris 8 10 314 0 N 2 2 Retain 12065 3 scots pine Pinus sylvestris 12 14 615 0 N 2 2 Retain Morgan Nolen & associates, LLC Consulting Arborists and Urban Forest Management 3 Monroe Parkway,Suite P220, Lake Oswego,OR 97035 morgan@mholen.com I 971.409.9354 Attachment A: Existing Tree Inventory Data Morgan Nolen MHA22043 Sevilla Subdivision -Tree Data 11-10-2022.xlsx —ice Ail OCIATLJLLC Page 4 of 5 No. Location Common Name Species Name DBH1 C-Rad2 Canopy3 0/S4 HT5 Cond6 Press Comments Treatment 12066 3 scots pine Pinus sylvestris 13 14 615 0 N 2 2 Retain 12067 On-Site sweet cherry Prunus avium 2x8,16 16 - 0 N 2 1 Nuisance species Remove 12068 On-Site sweet cherry Prunus avium 6,8,10 16 - 0 N 1 1 Nuisance species,dense blackberries Remove 12069 On-Site bigleaf maple Acer macrophyllum 6x4,6x6 15 - 0 N 1 1 Stump sprout,trunk decay Remove 12070 On-Site Douglas-fir Pseudotsuga menziesii 20 15 - 0 N 1 1 Broken top,dead branches Remove 12071 On-Site bigleaf maple Acer macrophyllum 17,20 19 - 0 N 1 1 Severe decline,dead top Remove 12072 On-Site Douglas-fir Pseudotsuga menziesii 15 11 - 0 N 1 1 Broken top Remove 12073 On-Site bigleaf maple Acer macrophyllum 28 13 - 0 N 1 1 Severe decline,trunk decay Remove 12074 On-Site English hawthorn Crataegus monogyna 6 10 - S N 1 1 Nuisance species,extensive ivy Remove 12075 On-Site Douglas-fir Pseudotsuga menziesii 17 15 - S N 2 2 Extensive ivy Remove 12076 On-Site Douglas-fir Pseudotsuga menziesii 19 13 - S N 2 2 Remove 12077 Off-Site ash Fraxinus spp. 12 15 - 0 N 2 2 Protect 12078 Off-Site ash Fraxinus spp. 12 15 - 0 N 2 2 Protect 12079 On-Site sweet cherry Prunus avium 10 18 - S N 2 1 Nuisance species Remove 12080 On-Site sweet cherry Prunus avium 12 19 - 0 N 2 1 Nuisance species Remove 12081 On-Site bigleaf maple Acer macrophyllum 24 19 - 0 N 1 1 Broken and dead top,trunk decay Remove 12082 On-Site English hawthorn Crataegus monogyna 4x4 13 - 0 N 1 1 Nuisance species Remove 12083 On-Site red alder Alnus rubra 7 10 - 0 N 1 1 Leans west Remove 20024 On-Site Douglas-fir Pseudotsuga menziesii 22 17 - S N 2 2 Remove 20025 On-Site red alder Alnus rubra 7 9 - S N 1 1 Remove 20026 On-Site sweet cherry Prunus avium 8 14 - S N 1 1 Remove 20027 On-Site scouler's willow Salixscouleriana 9 11 - S N 1 1 Remove 20028 On-Site bigleaf maple Acer macrophyllum 7 10 - S N 1 1 Broken top,crown decay Remove 20029 On-Site red alder Alnus rubra 8 12 - S N 2 2 Remove 20030 On-Site red alder Alnus rubra 6 9 - S N 1 1 Remove 20031 On-Site western redcedar Thuja plicata 7 8 - S N 1 1 Remove 70089 Off-Site Oregon white oak Quercus garryana 38 30 - 0 N 1 1 Dead top Protect 70091 On-Site bigleaf maple Acer macrophyllum 13,24 14 - 0 N 1 1 Trunk and crown decay Remove 70092 On-Site sweet cherry Prunus avium 5x6,8 15 - 0 N 2 1 Nuisance species Remove Morgan Nolen & Associates, LLC Consulting Arborists and Urban Forest Management 3 Monroe Parkway,Suite P220, Lake Oswego,OR 97035 morgan@mholen.com 1971.409.9354 Attachment A: Existing Tree Inventory Data Morgan Nolen MHA22043 Sevilla Subdivision -Tree Data 11-10-2022.xlsx Ai/OCIATJLLc Page5of5 No. Location Common Name Species Name DBH1 C-Rad2 Canopy3 0/S4 HT5 Cond6 Press Comments Treatment 70095 2 scots pine Pinus sylvestris 9,9 14 615 0 N 2 2 Retain 70116 2 scots pine Pinus sylvestris 10 11 380 0 N 2 2 Retain 70176 On-Site bigleaf maple Acer macrophyllum 3x7 12 - 0 N 1 1 Basal decay Remove 70202 On-Site sweet cherry Prunus avium 7,10 13 - 0 N 2 1 Nuisance species Remove 1DBH is tree diameter measured at 4.5-feet above the ground level in inches;trees with multiple trunks splitting below DBH are measured separately and individual trunk measurements are separated by a comma,except multiple trunks of the same size are indicated as quantity x size. 2C-Rad is the average crown radius measured in feet. Canopy is the average tree canopy area(in square feet)calculated for on-site non-nuisance species trees planned for retention with condition and preservation ratings greater than 1,as follows:Canopy= (Average Tree Canopy Spread/2)2 x 21. °O/S identifies the trees as either Open Grown or Stand Grown. 5HT identifies whether or not the tree is a Heritage Tree(either Y for yes or N for no). 6Cond is the numerical condition rating(0-3)as defined in the Tigard Urban Forestry Manual: RATING VIGOR CANOPY DENSITY DEADWOOD FAILURE HISTORY PESTS DECAY 0 dead to severe decline <30% major scaffold branches >1 scaffold Infested major conks and cavities 1 declining 30-60% twig and branch dieback scaffold branches Infested one to a few conks;small cavities 2 average 60-90% small twigs small branches Minor present only at pruning wounds 3 good to excellent 90-100% little or none none None absent to present only at pruning wounds 7Pres is the numerical suitability for preservation rating(0-3)as defined in the Tigard Urban Forestry Manual: RATING CONSIDERATIONS The tree is a"hazard tree"as defined in chapter 18.120 of the Tigard Development Code and"hazard tree abatement"as defined in Chapter 18.120 in the Tigard Development Code cannot be completed in a manner that 0 results in tree retention consistent with tree care industry standards. 1 The tree is dead,in severe line,or lining but may still be retained if desirable for wildlife or other benefits because it is not considered a"hazard tree"or"hazard tree abatement"could be performed. The tree has average health and/or structural stability that could be alleviated with treatment;the tree will be less resilient to development impacts and will require more frequent management and monitoring after 2 development than a tree rated as a"3". 3 The tree has good to excellent health and structural stability;the tree will be more resilient to development impacts,and will require less frequent management and monitoring after development than a tree rated as a"2". Morgan Nolen & Associates, LLC Consulting Arborists and Urban Forest Management 3 Monroe Parkway, Suite P220, Lake Oswego,OR 97035 morgan@mholen.com 1971.409.9354 ' -*' k� Attachment B: Effective Tree Canopy Cover Summary Morgan 1=lolen MHA22043 Sevilla Subdivision -Tree Data 11-10-2022.xisx 6,- AfJOCIATEX- ie Page 1 of 1 RES-B Zoning District 2x Canopy Area (sq.ft.) 2x Canopy Area (sq.ft.) 1.25 x Mature Mature Canopy 1.25x Mature Effective% of Preserved Trees of Preserved Stands Canopy Area Area (sq.ft.)of Canopy Area Tree Canopy Canopy Lot Lot Area (w/condition and (w/condition and (sq.ft.)of Native Non-Native (sq.ft.)of Area(sq.ft.) (Canopy Area No. (sq.ft.) preservation rating>2) preservation rating>2) Planted Trees Planted Trees Planted Stands per Lot /Lot Area) Lot 1 13,751 3,272 - - 2,512 - 5,784 42.1% Lot 2 9,443 1,991 - - 2,512 - 4,503 47.7% Lot 3 8,213 3,994 - 2,454 1,256 - 7,704 93.8% Lot 4 10,060 - - 2,454 1,256 - 3,710 36.9% Lot 5 8,208 - - - 2,512 - 2,512 30.6% Lot 6 7,113 - - - 2,512 - 2,512 35.3% Lot 7 7,654 - - - 2,512 - 2,512 32.8% Lot 8 6,987 - - - 1,256 - 1,256 18.0% Lot 9 10,018 - - 2,454 1,256 - 3,710 37.0% Lot 10 8,291 - - - 2,512 - 2,512 30.3% Lot 11 8,415 - - - 2,512 - 2,512 29.9% Storm Tract 14,209 2,512 - 4,908 - - 7,420 52.2% Overall Development Site 112,362 11,769 0 12,269 22,608 0 46,645 41.5% Notes:Subdivisions and land partitions in the RES-B zoning district require a minimum 40%effective tree canopy cover for the overall development site and 15%for each lot designated for single detached house development. Morgan Molen & Associates, LLC Consulting Arborists and Urban Forest Management 3 Monroe Parkway, Suite P220, Lake Oswego, OR 97035 morgan@mholen.com 1971.409.9354 Attachment C: Planted Tree Inventory and Street Tree Soil Volume Calculations MHA22043 Sevilla Subdivision-Tree Data 11-10-2022.xlsx Morgan Holen Page 1 of 1 —6--AJJOCIATEJIL, Mature Mature Available Structured Tree Common Name Canopy Spread Canopy Area Soil Volume Soil Volume No. (Species Name) Size (ft.) (sq.ft.) (cu.ft.) (cu.ft.) Type Location katsura (Cercidiphyllum japonicum)or 1 European beech (Fagus sylvatica) 1.5" 40 1256 500+ - Street 1 katsura (Cercidiphyllum japonicum)or 2 European beech (Fagus sylvatica) 1.5" 40 1256 500+ - Street 1 katsura (Cercidiphyllum japonicum)or 3 European beech (Fagus sylvatica) 1.5" 40 1256 500+ - Street 2 katsura (Cercidiphyllum japonicum)or 4 European beech (Fagus sylvatica) 1.5" 40 1256 500+ - Street 2 katsura (Cercidiphyllum japonicum)or 5 European beech (Fagus sylvatica) 1.5" 40 1256 500+ - Street 3 katsura (Cercidiphyllum japonicum)or 6 European beech (Fagus sylvatica) 1.5" 40 1256 500+ - Street 4 katsura (Cercidiphyllum japonicum)or 7 European beech (Fagus sylvatica) 1.5" 40 1256 500+ - Street 5 katsura (Cercidiphyllum japonicum)or 8 European beech (Fagus sylvatica) 1.5" 40 1256 500+ - Street 5 katsura (Cercidiphyllum japonicum)or 9 European beech (Fagus sylvatica) 1.5" 40 1256 500+ - Street 6 katsura (Cercidiphyllum japonicum)or 10 European beech (Fagus sylvatica) 1.5" 40 1256 500+ - Street 6 katsura (Cercidiphyllum japonicum)or 11 European beech (Fagus sylvatica) 1.5" 40 1256 500+ - Street 7 katsura (Cercidiphyllum japonicum)or 12 European beech (Fagus sylvatica) 1.5" 40 1256 500+ - Street 7 katsura (Cercidiphyllum japonicum)or 13 European beech (Fagus sylvatica) 1.5" 40 1256 500+ - Street 8 katsura (Cercidiphyllum japonicum)or 14 European beech (Fagus sylvatica) 1.5" 40 1256 500+ - Street 9 katsura (Cercidiphyllum japonicum)or 15 European beech (Fagus sylvatica) 1.5" 40 1256 500+ - Street 10 katsura (Cercidiphyllum japonicum)or 16 European beech (Fagus sylvatica) 1.5" 40 1256 500+ - Street 10 katsura (Cercidiphyllum japonicum)or 17 European beech (Fagus sylvatica) 1.5" 40 1256 500+ - Street 11 katsura (Cercidiphyllum japonicum)or 18 European beech (Fagus sylvatica) 1.5" 40 1256 500+ - Street 11 19 Oregon white oak(Quercus garryana) 1.5" 50 1963 500+ - Yard Storm Tract 20 Oregon white oak(Quercus garryana) 1.5" 50 1963 500+ - Yard 3 21 Oregon white oak(Quercus garryana) 1.5" 50 1963 500+ - Yard 4 22 Oregon white oak(Quercus garryana) 1.5" 50 1963 500+ - Yard 9 23 Oregon white oak(Quercus garryana) 1.5" 50 1963 500+ - Yard Storm Tract Morgan Nolen &Associates, LLC Consulting Arborists and Urban Forest Management 3 Monroe Parkway,Suite P220, Lake Oswego,OR 97035 morgan@mholen.com 1971.409.9354 Attachment D: Tree Preservation and Removal Site Plan 0) ICI wc'' — - - - - -� - - - - �` C x�l v� / >, I I it I o\ s ill Z — — — - - - $11� x / II 071 I11 \ x x u �- - - `n h NCO) XSU —XSD———XSD Co) / A I _ I1IxQI w ill I J l SW TRANQUIL LANE �— `� Q Qa - - - - - - - �111 „ x '��jl �I v - v) z C ® #I II l w O aD -'�n� `7A-�- i I i\tn (no III'-r I: II'` G�I \ 14, \ � Ili'l sx I I 4 IIII "''k==a1 I I , 1 / / -, r Y I u <,: ,- ,-- , ,, I -hi, ,- , — cb 1 /:(72, 1 i,/ rs 1 119s,' AX —vh / ooas �I �II - r ,.=,-1 I ❑o�; 'I ! 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L _—__—_-J . I 118\2� `,9 �11833 I� \ ,11r. f A��%'999 ,\ 2�^,at f(y.�' I`. .Yw'_I+➢,"/ , \ \ ,\t2O6z,,,--y1'71 11/ \ 7` , .N TREE PROTECTION SPECIFICATIONS TREE PRESERVATION KEYNOTES ' `- l,/ N� NN ',N v ,7 izoou' 0, ro m oo 11830, 3,_. .e�' O CP YV 1 /N`, r N `�-,✓-/ �, T' -11831' \ \ \ `.`` / / / ''y`''. THESE DRAWINGS ARE THE PROPER',OF 1. PRECONSTRUCTION CONFERENCE. THE PROJECT ARBORIST SHALL BE ON SITE TO DISCUSS METHODS OF TREE REMOVAL AND 1 REFER TO TREE PROTECTION SPECIFICATIONS 2 & #8. 1`,, \ 'k / .. '. # \�. \ \ \ \_`\_ •�.,9 I / ARE NOT CONSULTANTS INC.INCN AND rwrPROTECTION PRIOR TO ANY CONSTRUCTION. O I I `H-44 `\ \ \ \ _�„\998 / / J, MRnEtrriinTE TO C A PATH ACINCT°xe`REPRODUCED IN 2. TREE PROTECTION ZONE. THE TREE PROTECTION ZONE (TPZ) IS DEFINED AS THE DRIPLINE OF PROTECTED TREES AS A MINIMUM. �` \ \ \ \ \ v / / / 1 PERMISSION OF wa rwr WORK THAT IS NECESSARY BENEATH THE DRIPLINE OF PROTECTED TREES SHALL BE MONITORED AND DOCUMENTED BY THE O2 REFER TO TREE PROTECTION SPECIFICATION #6. - I \ \ \ \ \ \ \ c•. / r H` PROJECT ARBORIST. THE CONTRACTOR SHALL BE RESPONSIBLE FOR COORDINATING WITH THE PROJECT ARBORIST IN A TIMELY -_ _L -`u, I- I l �1\o1s// _— _ a } MANNER PRIOR TO ADJUSTING TREE PROTECTION FENCING TO WORK IN AREAS OF PROPOSED TPZ ENCROACHMENT, WHICH ARE /v 0 N IDENTIFIED WITH HATCHING ON THE PLAN. WORK IN THESE AREAS REQUIRES ARBORIST OVERSIGHT AND DOCUMENTATION. CNI 3. PROTECTION FENCING. ALL TREES TO BE RETAINED SHALL BE PROTECTED BY 5-FOOT-TALL METAL FENCING UNLESS OTHERWISE 1 h u, �•• O APPROVED BY THE CITY MANAGER OR DESIGNEE. PROTECTION FENCING SHALL BE SECURED TO STEEL POSTS PLACED NO P) k N FURTHER THAN 8-FEET APART AND SHALL BE INSTALLED AT THE EDGE OF THE TPZ OR AS OTHERWISE DEPICTED ON THE SITE I, MORGAN HOLEN, ATTEST THAT THIS TREE LEGEND o PLAN. TREES LOCATED FARTHER THAN 30-FEET FROM CONSTRUCTION ACTIVITY DO NOT REQUIRE TREE PROTECTION FENCING. PRESERVATION AND REMOVAL SITE PLAN MEETS THE 0) 0 4. TREE PROTECTION ZONE MAINTENANCE. THE PROTECTION FENCING SHALL NOT BE MOVED, REMOVED, OR ENTERED BY EQUIPMENT REQUIREMENTS OF SECTION 10, PART 1, OF THE CITY 181 EXISTING CONTOUR - 1' INTERVAL EXCEPT UNDER DIRECTION OF THE PROJECT ARBORIST. THE CONTRACTOR SHALL NOT STORE MATERIALS OR EQUIPMENT WITHIN OF TIGARD URBAN FORESTRY MANUAL. N THE TPZ. ,I . -180- EXISTING CONTOUR - 5' INTERVAL 5. EROSION CONTROL. BENEATH THE DRIPLINE OF PROTECTED TREES, EROSION CONTROL FENCING SHALL NOT BE TRENCHED IN PER f "i _ t MANUFACTURER'S SPECIFICATIONS TO AVOID ROOT IMPACTS. INSTEAD, ALTERNATIVE MEANS OF EROSION CONTROL ARE REQUIRED, m z SUCH AS WRAPPING THE BASE OF SILT FENCING AROUND A STRAW WATTLE AND STAKING THE WATTLE INTO THE GROUND OR 181 PROPOSED CONTOUR - 1' INTERVAL N o USING COMPOST SOCKS OR STRAW WATTLES STAKED INTO THE GROUND IN LIEU OF SILT FENCING. 180 PROPOSED CONTOUR - 5' INTERVAL w a Q 6. TREE REMOVAL - TREE #11963. TREE PROTECTION FENCING MAY BE TEMPORARILY OPENED FOR THE REMOVAL OF TREE #11963, MORGAN HOLEN ' o I- A DYING WESTERN REDCEDAR NEAR THE NORTHEAST CORNER OF THE PROJECT SITE. TREE #11963 SHALL BE DIRECTIONALLY 0 0 0 0 0 0 0 0 TREE PROTECTION FENCE c to I- ISA BOARD CERTIFIED MASTER ARBORIST PN-61456 w ,. FELLED WITH A CHAINSAW AND WITH CAUTION TO AVOID DAMAGE TO OTHER ADJACENT TREES. THE STUMP OF TREE #11963 ISA TREE RISK ASSESSMENT QUALIFIED � o SHALL REMAIN IN THE GROUND OR IT MAY BE REMOVED BY GRINDING THE STUMP FACE UP TO 6-INCHES BELOW GROUND LEVEL. DECIDUOUS TREE ' CO DATE:December 12,2022 z D _ 7. CROWN PRUNING. THE PROJECT ARBORIST CAN HELP IDENTIFY WHERE PRUNING IS NECESSARY TO PROVIDE CONSTRUCTION �'-�'' a CLEARANCE AND REMOVE DEAD AND DEFECTIVE BRANCHES FOR SAFETY ONCE TREES PLANNED FOR REMOVAL HAVE BEEN �.,% (n REMOVED AND THE SITE IS STAKED AND PREPARED FOR CONSTRUCTION. PRUNING SHALL BE PERFORMED BY A QUALIFIED TREE -`_- EVERGREEN TREE w SERVICE AND CONDUCTED IN ACCORDANCE WITH ANSI A300 PRUNING STANDARDS AND ISA BEST MANAGEMENT PRACTICES FOR II"II vim\ a N 8. EXCAVATION. EXCAVATION BENEATH PROTECTED TREE DRIPLINES SHALL BE AVOIDED IF ALTERNATIVES ARE AVAILABLE. IF Jill, ?� EXISTING TREES TO BE REMOVED $- PRUNING. IIIII Iv EXCAVATION IS UNAVOIDABLE, THE PROJECT ARBORIST SHALL EVALUATE THE PROPOSED EXCAVATION TO DETERMINE METHODS TO "I ^ w Z CI MINIMIZE IMPACTS TO TREES. ROOT PRUNING SHALL BE DIRECTED AND DOCUMENTED BY THE PROJECT ARBORIST. -- z &' o Z 9. LANDSCAPING. FOLLOWING CONSTRUCTION AND WHERE LANDSCAPING IS DESIRED, APPLY APPROXIMATELY 3-INCHES OF MULCH , 1 rn 8 Q BENEATH THE DRIPLINE OF PROTECTED TREES, BUT NOT DIRECTLY AGAINST TREE TRUNKS. IF IRRIGATION IS USED, USE DRIP II i ) DRIPLINE W o o J IRRIGATION INSTALLED AT NATIVE GRADE ONLY(NO TRENCHING) BENEATH THE DRIPLINES OF PROTECTED TREES. z 10. TREE PROTECTION INSPECTIONS. THE PROJECT ARBORIST SHALL INSPECT AND VERIFY THE LOCATION OF PROTECTION MEASURES -' SHEET PRIOR TO CONSTRUCTION, MONITOR TREE PROTECTION MEASURES REGULARLY, AND PROVIDE SEMI-MONTHLY WRITTEN REPORTS TO 30' 0I1115' ao' 60' 7 ENCROACHMENT AREA: COORDINATE WITH Q THE CITY DURING PERIODS OF ACTIVE CONSTRUCTION. PROJECT ARBORIST PRIOR TO ADJUSTING Z_ 11. FINAL REPORT. AFTER THE PROJECT HAS BEEN COMPLETED, THE PROJECT ARBORIST SHALL PROVIDE A FINAL REPORT THAT j TREE PROTECTION TO MONITOR AND P201 _ of DESCRIBES THE MEASURES NEEDED TO MAINTAIN AND PROTECT THE REMAINING TREES AND VERIFY THE INSTALLATION OF NEW DRIPLINEOUNT WORK BENEATH PROTECTED TREE JOB NO. W TREES IN ACCORDANCE WITH THE TREE CANOPY SITE PLAN. SCALE: 1 INCH = 30 FEETJ 3 2312-035 0 WV) cB C No. Lot Common Name Species Name DBH' C-Radz Cond3 Pres° Comments Treatment No. Lot Common Name Species Name DBH' C-Radz Cond3 Pres° Comments Treatment 7 CD 11771 Dec black cottonwood Populus trichocarpa 15 15 1 1 Old broken top with crooked codominant Remove 12040 Dec bigleaf maple Acer macrophyllum 28 21 2 1 Top dieback,extensive ivy Remove ` i leaders 12041 Con Douglas-fir Pseudotsuga menziesii 22 18 2 2 Self-correcting lean,extensive ivy Remove 11773 Dec black cottonwood Populus trichocarpa 18 14 1 1 Old broken top,multiple leaders Remove - (/) — 12043 Con Douglas-fir Pseudotsuga menziesii 25 15 2 2 Protect ` Old broken top with crooked codominant _ 11778 Dec black cottonwood Populus trichocarpa 16 14 1 1 Remove 12048 Dec bigleaf maple Acer macrophyllum 16 21 2 2 Some trunk decay Remove leaders and trunk decay _ . 111779 Dec red alder Anus rubra - 6 8 1 1 Remove 12049 Dec bigleaf maple Acer macrophyllum 27 17 1 1 Dead top,extensive ivy Remove — 11780 Dec black cottonwood Populus trichocarpa - 11 10 2 2 Remove 12050 Dec bigleaf maple Acer macrophyllum 16,18 19 1 1 Extensive ivy,poor structure Remove 11781 Dec red alder Anus rubra 8 11 2 1 Remove 12051 Dec bigleaf maple Acer macrophyllum 2x24 23 1 1 Dead top,extensive ivy Remove ,- I w W 11784 Dec bigleaf maple Acer macrophyllum 10x6 16 1 1 Remove 12054 Dec bigleaf maple Acer macrophyllum 26 22 2 2 Dead and broken branches Remove Z 11787 Con western redcedar Thuja plicata 6 8 2 2 Remove 12060 Con scots pine Pinus sylvestris 8 11 2 2 Extensive blackberries Protect W O 11788 Dec scouler's willow Sally scouleriana 3x6 12 1 1 Remove 12061 Con scots pine Pinus sylvestris 10 12 2 2 Extensive blackberries Protect 11791 Dec black cottonwood Populus trichocarpa 12 10 0 1 Mostly dead,trunk snap,trunk decay Remove =12062 Con scots pine Pinus sylvestris 16 16 2 2 Extensive blackberries,ivy Protect ( W 11792 Dec black cottonwood Populus trichocarpa 12 14 2 2 Remove 12063 Con scots pine Pinus sylvestris 10 12 2 2 Protect v 11793 Dec scouler's willow Salix scouleriana 8 I 13 1 1 Remove 12064 Con scots pine Pinus sylvestris 8 10 2 2 Protect 11794 Dec red alder Alnus rubra 5 I 12 1 1 Remove 12065 Con scots pine Pinus sylvestris 12 14 2 2 Protect Codominant stems with included bark 12066 Con scots pine Pinus sylvestris 13 14 2 2 Protect 11797 Dec scouler's willow Salix scouleriana 7,8 19 1 1 Remove —near ground level,trunk decay y 12067 Dec sweet cherry Prunus avium 2x8,16 16 2 1 Nuisance species Remove C C 11800 Dec sweet cherry Prunus avium 6 14 2 1 Nuisance species Remove 12068 Dec sweet cherry Prunus avium 6,8,10 16 1 1 Nuisance species,dense blackberries Remove f0 11802 Dec scouler's willow Sally scouleriana 14 17 2 2 Remove _ 12069 Dec bigleaf maple Acer macrophyllum 6x4,6x6 15 1 1 Stump sprout,trunk decay Remove a 11803 Dec red alder Anus rubra 6 10 2 2 Remove — 12070 Con Douglas-fir Pseudotsuga menziesii 20 15 1 1 Broken top,dead branches Remove 11812 Con Douglas-fir Pseudotsuga menziesii 2x18 15 2 2 Remove _ 12071 Dec bigleaf maple Acer macrophyllum 17,20 19 1 1 Severe decline,dead top Remove 11830 Dec red alder Anus rubra 6 8 1 1 Unaffected 12072 Con Douglas-fir Pseudotsuga menziesii 15 11 1 1 Broken top Remove I ' 11831 Dec black cottonwood Populus trichocarpa 17 14 2 2 Off-center leader Unaffected 12073 Dec bigleaf maple Acer macrophyllum 28 13 1 1 Severe decline,trunk decay Remove Li 11832 Dec black cottonwood Populus trichocarpa 13 11 1 1 Dead and broken branches,codominant Unaffected 12074 Dec English hawthorn Crataegus monogyna 6 10 1 1 Nuisance species,extensive ivy Remove U leaders 12075 Con Douglas-fir Pseudotsuga menziesii 17 15 2 2 Extensive ivy Remove 11833 Con Douglas-fir Pseudotsuga menziesii 22 18 1 1 Broken top with decay Unaffected — — — 12076 Con Douglas-fir Pseudotsuga menziesii 19 13 2 2 Remove 11834 Con Douglas-fir Pseudotsuga menziesii 11 11 1 1 Suppressed Unaffected Dead and broken branches,trunk and 12077 Dec ash Fraxinus sap. 12 15 2 2 Protect 11836 Dec bigleaf maple Acer macrophyllum 24 26 1 1 Unaffected > crown decay 12078 Dec ash Fraxinus sap. 12 15 2 2 Protect 11837 Con western redcedar Thuja plicata 23 15 2 2 Unaffected 12079 Dec sweet cherry Prunus avium 10 18 2 1 Nuisance species Remove 0 11842 Dec red alder Alnus rubra 7 7 1 1 Remove 12080 Dec sweet cherry Prunus ovium 12 19 2 1 Nuisance species Remove 0 Z 11844 Dec English hawthorn Crataegus monogyna 3x6 12 1 1 Nuisance species Remove 12081 Dec bigleaf maple Acer macrophyllum 24 19 1 1 Broken and dead top,trunk decay Remove 11845 Con western redcedar Thuja plicata 8 9 1 1 Remove 12082 Dec English hawthorn Crataegus monogyna 4x4 13 1 1 Nuisance species Remove Q CC Z 11846 Con western redcedar Thuja plicata 29 18 2 2 Remove 12083 Dec red alder Anus rubra 7 10 1 1 Leans west Remove I r WI 11848 Con western redcedar Thuja plicata 29 20 2 2 Remove 20024 Con Douglas-fir Pseudotsuga menziesii 22 17 2 2 Remove 11849 Con western redcedar Thuja plicata 32 16 2 2 Remove 20025 Dec red alder Alnus rubra 7 9 1 1 Remove ______ I 11852 Con Douglas-fir Pseudotsuga menziesii 38 24 3 2 Remove 20026 Dec sweet cherry Prunus avium 8 14 1 1 Remove 11893 Dec red alder Anus rubra 6 8 1 1 Remove 20027 Dec scouler's willow Salix scouleriana 9 11 1 1 Remove > 11894 Con Douglas-fir Pseudotsuga menziesii 24 16 2 2 Remove 20028 Dec bigleaf maple Acer macrophyllum 7 10 1 1 Broken top,crown decay Remove I I 11896 Con western redcedar Thuja plicata 26 16 2 2 Remove 20029 Dec red alder Anus rubra 8 12 2 2 Remove w 11899 Dec sweet cherry Prunus avium 8 10 2 1 Nuisance species Remove 20030 Dec red alder Anus rubra 6 9 1 1 Remove 11901 Dec red alder Alnus rubra 7 8 1 1 Remove 20031 Con western redcedar Thuja plicata 7 8 1 1 Remove 11902 Con western redcedar Thuja plicata 26 16 2 2 Multiple leaders Remove 70089 Dec Oregon white oak Quercus garryana 38 30 1 1 Dead top Protect a V. 11904 Con western redcedar Thuja plicata 18 16 2 2 Remove 70091 Dec bigleaf maple Acer macrophyllum 13,24 14 1 1 Trunk and crown decay Remove a 11905 Con western redcedar Thuja plicata 20 16 2 2 Remove _70092 Dec sweet cherry Prunus avium 5x6,8 15 2 1 Nuisance species Remove 40 11906 Con western redcedar Thuja plicata 16 12 0 1 Mostly dead Remove 70095 Con scots pine Pinus sylvestris 9,9 14 2 2 Protect ZZZ N11920 Con western redcedar Thuja plicata 14,20 14 2 2 Remove 70116 Con scots pine Pinus sylvestris 10 11 2 2 Protect N 11922 Con western redcedar Thuja plicata 23 15 2 2 Old broken top,off-center leader Remove 70176 Dec bigleaf maple Acer macrophyllum 3x7 12 1 1 Basal decay Remove AIM. N 11923 Con western redcedar Thuja plicata 6 11 2 2 Remove 70202 Dec sweet cherry Prunus ovium 7,10 13 2 1 Nuisance species Remove 11924 Con Douglas-fir Pseudotsuga menziesii 27 16 2 2 Remove O 11928 Con western redcedar Thuja plicata 9 9 1 1 Remove I'DBH is tree diameter measured at 4.5-feet above the ground level in inches;trees with multiple trunks splitting below DBH are measured separately and individual trunk measurements are separated by a comma,except multiple trunks of the same size are indicated as quantity x size. 11929 Con western redcedar Thuja plicata 14 13 3 2 Remove THESE DRAWINGS ARE'ME PROPERTY m zC-Rod is the average crown radius measured in feet. wos,A.E CONSULTANTS INC.(wcp AND 11930 Con Douglas-fir Pseudotsuga menziesii 18 16 2 2 Remove - ARE Nor TO BE REPRODUCED IN ANT 'fond is the numerical condition ratio 0-3 as defined in the Ti Boom IX wn R'T"'"E WRITTEN 11934 Con western redcedar Thuja plicata 26 0 0 1 Dead Remove 8( ) gand Urban Forest ry Manual: PERMISSION a wa RATING VIGOR CANOPY DENSITY DEADWOOD FAILURE HISTORY PESTS DECAY 11936 Con western redcedar Thuja plicata 8 10 1 1 Remove - dead to severe � xa+ 11945 Dec red alder Alnus rubra 8 12 2 1 Removeldbd N _ _ decline- N 11946 Dec red alder Alnus rubra 6 8 2 1 Remove „) h„ 0 1 declining 30-60% twig and branch dieback scaffold branches Infested one to a few conks;small cavities N rcm \ 11960 Con western redcedar Thuja plicata - 18 14 0 1 Mostly dead Protect e 2 average 60-90% small twigs small branches Minor present only at pruning wounds 11961 Con western redcedar Thuja plicata 13 12 2 1 Broken top Protect D O 11962 Dec red alder Alnus rubra 12 12 1 1 Protect 3 good to excellent 90-100% little or none none None absent to present only at pruning wounds 0 _ 11963 Con western redcedar Thuja plicata 20 16 1 1 Dead top,dying Remove °Pres is the numerical suitability for preservation rating(0-3)as defined in the Tigard Urban Forestry Manual: a CV 11965 Dec bigleaf maple Acer macrophyllum 22 21 2 2 Protect RATING CONSIDERATIONS a- 11968 Dec red alder Alnus rubra 8 9 2 1 Remove 0 The tree is a"hazard tree"as defined in chapter 18.120 of the Tigard Development Code and"hazard tree abatement"as defined in Chapter 18.120 in the Tigard N 0 ) Development Code cannot be completed in a manner that results in tree retention consistent with tree care industry standards. w a J 11970 Dec red alder Alnus rubra 8 9 2 1 Remove — ° Q i The tree is dead,in severe decline,or declining but may still be retained if desirable for wildlife or other benefits because it is not considered a"hazard tree or"hazard 0 I- 11972 Dec red alder Alnus rubra 7 10 2 1 Remove 1 G m I— tree abatement"could be performed. J w 11989 Con western redcedar Thuja plicata 22 16 2 2 Protect 0 The tree has average health and/or structural stability that could be alleviated with treatment;the tree will be less resilient to development impacts and will require '- CO 11993 Con western redcedar Thuja plicata 43 17 2 2 Trunk decay Protect 2 more frequent management and monitoring after development than a tree rated as a"3". z D 11998 Con western redcedar Thuja plicata 38 18 1 1 Decline,trunk decay Unaffected fn _ — The tree has good to excellent health and structural stability;the tree will be more resilient to development impacts,and will require less frequent management and 11999 Con western redcedar Thuja plicata 11 13 2 2 Unaffected 3 monitoring after development than a tree rated as a"2". Li.I 12001 Con western redcedar Thuja plicata 23 15 2 2 Unaffected D ,- 12002 Con western redcedar Thuja plicata 19 18 2 2 Unaffected N ' W 0 12012 Con western redcedar Thuja plicata 59 20 3 2 Extensive ivy Protect o 0 Z (7) n Q 12016 Dec bigleaf maple Acer macrophyllum 16 16 1 1 Broken top,extensive ivy Unaffected w —Ice o O z SHEET Q P203 m JOB NO. w 2312-035 Attachment E: Tree Canopy Site Plan C II / co Tit I Ixl)� Z 0) 11, X n111 + 1,11 _ — — — -1 111 I , ,• QIII x1 — �` XSD ——XSD——CJ� S �c/XW \V 11�a1 'II-I-�a /o' - SW TRANQUIL LANE — ? �'� o,lll I p) I I<e6tee - - - - - —� ,� �Iv c x III / h\ t^,.... v, W 1 1x� I — o' #)11l o III W �/I Z C Irll , 1 11 xIP I\.1 1; UI x I II \ W O .iceI �11wx 4:- re. • 11 I I Ix" C 0 II 126x11/I I : IL x U I I - Y x11 1 a,ii/, f I I .' / ' i� I•—1` 1 ,. ���. coCJ III 'ten — 1 - , 1 - 18 Ik ^2aso•= / --_- \\�—I a +1 i . Ir 1 SD . 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', �,A r�1, \ J 1 # �I, I c y � Jl i x w 1 / // 94T4, SF\--� ,,. 11 \ ? .� \ \ s2bs SF \ I \\ I I I� ��V a����+ ,I 1 I + 0 ~ -- -- ----- / / 2 \\xi1 ��IO /til --' II \ \\ \ \ 1 / 1/ .A� / I #15 I - �— 1_, #1g N ' ' / // I' 1 i's i \ Ar ,�lF \ \ \\ \ J `\ \ )#14 I I ix %I ��& l/� d1 1 � ^oti6' /�/ _ / #4 ' -.1 �� J �� - - —��— / `/ 1�-� d i``\i Q o Z 1-1 1 � __,1.-< ,- // -- - 2>. - - I/� y/ i4 #7 — \ \ 1 1 �I I / / / / 226 O < i J ~ U izos3 �/ 276 -I ' I./, I �/��� \\ \\ \ / 11,, ;::.:3 - ( I I 224 \ \� J W ,> >2oea- / . /��tt� //q .�- V�/ a26�\T \\ \\ \\ 10O�,g S 11 I I di ��r ToR� 'MAC -\�4 \> al �'); / -,p#g.. , I tl�� �`D 1 \ ) I �--I- -I /1420k SF / iii 27,6 —7 ohs! I\ #22 �1 v. \ Lil I I'/ /'\ •, \ #6 \ ,, N \ \I I �. xl�,a/11 / I#20 I A x iii \ V I II (��� r I ��.1 012 I -- ----- ( /1 j\ i2066r1- / 78 FIN r — — I I s — — �J J 7 \ u — :I�J�I 1 I S r-- �. __, , 1 1 -f // - �`278,,'' I I //\ \ #21; \ I I I I—r T II1 `›,, I I II I #23i "1--. `n I I I 1 I ----i' I I''I�'1-1 r�I I I \ \ / Ven �\ I I� l ] , L-- I /,\ I y 1401. 1 1 Q I I 11 II II I\ Il y W v l\\V r W r \ / 10. — 1 I I I I I \� \ \ .....„.....1 I 10. II \ �I / � � N N ,� I I I I I I I A N o cP N\ N v / "!I THESE DRAWINGS ARE THE vecrENTr or 1. / 1 l \ \ \ \ \ ( / / wEsnnxE CONSULTANTS INC.(wcp MC -- -- ----- Ij.11 I I I1 \ \ \ \ \ ( / / a ARE NOT TONEL REPRODUCED C.IN 6ANr \ ^ I MANNER CO'MTI THE WRITTEN I I I f \ \\ \\ \ \ \ \ I I / / I PERMISSION a WCI I; -- -- I I ( /// a w> m — 1 -- -- -- Cl" CA TREE PLANTING NOTES I, MORGAN HOLEN, ATTEST THAT THIS TREE CANOPY LEGEND SITE PLAN MEETS THE REQUIREMENTS OF SECTION 10, 0) 1. NEW TREES SHALL BE PLANTED IN ACCORDANCE WITH THIS PLAN. LANDSCAPE PART 2, OF THE CITY OF TIGARD URBAN FORESTRY 0 CONTRACTOR SHALL COORDINATE WITH THE PROJECT ARBORIST IF ANY CHANGES ARE MANUAL. -----181- EXISTING CONTOUR - 1' INTERVAL REQUIRED INCLUDING SPECIES SUBSITUTIONS OR PLANTING LOCATIONS. FAILURE TO -180- EXISTING CONTOUR - 5' INTERVAL F N INSTALL TREES PER THE APPROVED PLAN MAY REQUIRE AN URBAN FORESTRY PLAN {{y�•���� p MODIFICATION OR REPLANTING TO ACHIEVE COMPLIANCE. lir i t z I ((ff 181 PROPOSED CONTOUR - 1' INTERVAL E. 2. NEW TREES SHALL CONFORM TO THE APPUCABLE STANDARDS IN SECTION 2 OF THE " F J 180 PROPOSED CONTOUR - 5' INTERVAL w a TIGARD URBAN FORESTRY MANUAL. THEY SHALL BE PLANTED IN ACCORDANCE WITH 0 ° Q MORGAN NOLEN THE AMERICAN NATION STANDARDS INSTITUTE (ANSI) STANDARDS FOR TREE ISA BOARD CERTIFIED MASTER ARBORIST PN-6145B o 0 0 0 0 0 0 o TREE PROTECTION FENCE c N w PLANTING (A300, PART 6) AND ADDITIONAL STANDARDS ADOPTED BY THE OREGON o LANDSCAPE CONTRACTORS BOARD. NURSERY STOCK SHALL MEET THE REQUIREMENTS ISA TREE RISK ASSESSMENT QUALIFIED ;`.'F- DATE:December 12,2022 DECIDUOUS TREE > m OF THE AMERICAN ASSOCIATION OF NURSERYMEN FOR NURSERY STOCK (ANSI Z60.1) D FOR GRADE NO.1 OR BETTER. DOUBLE STAKE TREES IF NEEDED FOR STABILITY. ,..% - (/) -4"`_- EVERGREEN TREE v, = W 3. STREET TREES #1-18 SHALL BE INSTALLED WITHIN 6-FEET OF THE RIGHT-OF-WAY. a N 2' 111 ® PROPOSED STREET TREE- KATSURA m V) 4. ROOT BARRIERS SHALL BE INSTALLED ACCORDING TO MANUFACTURE'S III (CERCIDIPHYLLUM JAPONICUM)OR EUROPEAN N 1.1 SPECIFICATIONS WHEN A TREE IS PLANTED WITHIN 5-FEET OF ANY HARD SURFACE I III I, I, BEECH(FAGUS SYLVATICA),MIN. 1.5"CALIPER. z Z a 0 PAVING OR UTILITY BOX. QUANTITY=18 0 gl n o Z 5. LANDSCAPE CONTRACTOR SHALL EXCAVATE TO A MINIMUM DEPTH OF 36-INCHES N PROPOSED LANDSCAPE TREE- OREGON WHITE i...1 o _IAND BACKFILL WITH AMENDED TOPSOIL. TOPSOIL AMENDMENTS SHALL BE DETERMINED H I11l' © OAK(QUERCUS GARRYANA), MIN.1.5"CALIPER. z BY THE LANDSCAPE CONTRACTOR. QUANTITY=5 SHEET Q 30' 0 15' 30' 60' 6. IRRIGATION TO BE DESIGN BUILD BY THE LANDSCAPE CONTRACTOR. -- Z P202 of I , DRIPUNE J 3 SCALE: 1 INCH = 30 FEET Jo2312-035 ct Zoning Map RES-D 0 Subject Site:2 Parcels Lone: RES-B RES-B City of Tigard, Community Development Department • 13125 SW Hall Boulevard,Tigard, Oregon 97223 MEMORANDUM Date: May 10, 2023 To: Jenny McGinnis, Associate Planner, City of Tigard From: Jackie Sue Humphreys, Clean Water Services (CWS) Subject: Sevilla Place Subdivision, SUB2022-00005, 2S104DA24300, 24400 Please include the following comments when writing your conditions of approval: PRIOR TO ANY WORK ON THE SITE AND PLAT RECORDING A Clean Water Services (CWS) Storm Water Connection Permit Authorization must be obtained prior to plat approval and recordation. Application for CWS Permit Authorization must be in accordance with the requirements of the Design and Construction Standards, Resolution and Order No. 19-5 as amended by R&O 19-22, or prior standards as meeting the implementation policy of R&O 18-28, and is to include: a. Detailed plans prepared in accordance with Chapter 2, Section 2.04. b. Detailed grading and erosion control plan. An Erosion Control Permit will be required. Area of Disturbance must be clearly identified on submitted construction plans. If site area and any offsite improvements required for this development exceed one-acre of disturbance, project will require a 1200-CN Erosion Control Permit. c. Detailed plans showing each lot within the development having direct access by gravity to public storm and sanitary sewer. d. Provisions for water quality in accordance with the requirements of the above named design standards. Water Quality is required for all new development and redevelopment areas per R&O 19-5, Section 4.04. Access shall be provided for maintenance of facility per R&O 19-5, Section 4.07.6. e. If use of an existing offsite or regional Water Quality Facility is proposed, it must be clearly identified on plans, showing its location, condition, capacity to treat this site and, any additional improvements and/or upgrades that may be needed to utilize that facility. f. If private lot LIDA systems proposed, must comply with the current CWS Design and Construction Standards. A private maintenance agreement, for the proposed private lot LIDA systems, needs to be provided to the City for review and acceptance. g. Show all existing and proposed easements on plans. Any required storm sewer, sanitary sewer, and water quality related easements must be granted to the City. h. Any proposed offsite construction activities will require an update or amendment to the current Service Provider Letter for this project. CONCLUSION This Land Use Review does not constitute CWS approval of storm or sanitary sewer compliance to the NPDES permit held by CWS. CWS,prior to issuance of any connection permits, must approve final construction plans and drainage calculations. www.tvfr.com Tualatin Valley Fire & Rescue May 8, 2023 Associate Planner City of Tigard 13125 SW Hall Blvd Tigard, Oregon 97223 Re: SUB2022-00005 Sevilla Place Subdivision Tax Lot I.D: 25-1-4DA Tax Lots 24300 and 24400 Thank you for the opportunity to review the proposed site plan surrounding the above named development project. These notes are provided in regards to the plans received 4/25/2023. There may be more or less requirements needed based upon the final project design, however, Tualatin Valley Fire & Rescue will endorse this proposal predicated on the following criteria and conditions of approval. FIRE APPARATUS ACCESS: 1. FIRE APPARATUS ACCESS ROAD DISTANCE FROM BUILDINGS AND FACILITIES: 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 or facility. 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. (OFC 503.1.1) 2. DEAD END ROADS AND TURNAROUNDS: Dead end fire apparatus access roads in excess of 150 feet in length shall be provided with an approved turnaround. Diagrams can be found in the corresponding guide. http://www.tvfr.com/DocumentCenter/View/1438 (OFC 503.2.5 & D103.1) 3. ADDITIONAL ACCESS ROADS—ONE-OR TWO-FAMILY RESIDENTIAL DEVELOPMENTS: Developments of one- or two-family dwellings, where the number of dwelling units exceeds 30, shall be provided with separate and approved fire apparatus access roads and shall meet the requirements of Section D104.3. Exception: Where there are more than 30 dwelling units on a single public or private fire apparatus access road and all dwelling units are equipped throughout with an approved automatic sprinkler system in accordance with section 903.3.1.1, 903.3.1.2, or 903.3.1.3 of the International Fire Code, access from two directions shall not be required. (OFC D107) Note: If fire sprinklers are installed and the system will be supported by a municipal water supply,please contact the local water purveyor for information surrounding water meter sizing. 4. MULTIPLE ACCESS ROADS SEPARATION: 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 area to be served (as identified by the Fire Marshal), measured in a straight line between accesses. (OFC D104.3) 5. FIRE APPARATUS ACCESS ROAD WIDTH AND VERTICAL CLEARANCE: Fire apparatus access roads shall have an unobstructed driving surface width of not less than 20 feet (26 feet adjacent to fire hydrants (OFC D103.1)) and an unobstructed vertical clearance of not less than 13 feet 6 inches. (OFC 503.2.1) The fire district does not endorse the design concept wherein twenty feet of unobstructed roadway width is not provided. 6. 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. Signs shall read "NO PARKING-FIRE LANE"and shall be installed with a clear space above Command and Business Operations Center and South Operating Center Training Center North Operating Center 8445 SW Elligsen Road 12400 SW Tonquin Road 11945 SW 70th Avenue Wilsonville,Oregon Sherwood,Oregon Tigard,Oregon 97223-9196 97070-9641 97140-9734 503-649-8577 503-259-1500 503-259-1600 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. (OFC D103.6) 7. NO PARKING: Parking on emergency access roads shall be as follows (OFC D103.6.1-2): 1. 20-26 feet road width -no parking on either side of roadway 2. 26-32 feet road width-parking is allowed on one side 3. Greater than 32 feet road width -parking is not restricted 8. PAINTED CURBS: Where required, fire apparatus access roadway curbs shall be painted red (or as approved) and marked "NO PARKING FIRE LANE" at 25 foot intervals. Lettering shall have a stroke of not less than one inch wide by six inches high. Lettering shall be white on red background (or as approved). (OFC 503.3) 9. 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 and shall extend 20 feet before and after the point of the hydrant. (OFC D103.1) 10. SURFACE AND LOAD CAPACITIES: Fire apparatus access roads shall be designed and maintained to support the imposed loads of fire apparatus and shall be surfaced as to provide all-weather driving capabilities. (OFC 503.2.3) 11. TURNING RADIUS: The inside turning radius and outside turning radius shall not be less than 28 feet and 48 feet respectively, measured from the same center point. (OFC 503.2.4 & D103.3) 12. ACCESS ROAD GRADE: Fire apparatus access roadway grades shall not exceed 15%. 13. ANGLE OF APPROACH/GRADE FOR TURNAROUNDS: Turnarounds shall be as flat as possible and have a maximum of 5% grade with the exception of crowning for water run-off. (OFC 503.2.7 & D103.2) 14. ANGLE OF APPROACH/GRADE FOR INTERSECTIONS: Intersections shall be level (maximum 5%) with the exception of crowning for water run-off. (OFC 503.2.7 & D103.2) 15. GATES: Gates securing fire apparatus roads shall comply with all of the following (OFC D103.5, and 503.6): 1. Minimum unobstructed width shall be not less than 20 feet (or the required roadway surface width). 2. Gates serving three or less single-family dwellings shall be a minimum of 12 feet in width. 3. Gates shall be set back at minimum of 30 feet from the intersecting roadway or as approved. 4. Electric gates shall be equipped with a means for operation by fire department personnel 5. Electric automatic gates shall comply with ASTM F 2200 and UL 325. 16. ACCESS DURING CONSTRUCTION: Approved fire apparatus access roadways shall be installed and operational prior to any combustible construction or storage of combustible materials on the site. Temporary address signage shall also be provided during construction. (OFC 3309 and 3310.1) 17. TRAFFIC CALMING DEVICES: Shall be prohibited on fire access routes unless approved by the Fire Marshal. (OFC 503.4.1). Traffic calming measures linked here: http://www.tvfr.com/DocumentCenter/View/1578 FIREFIGHTING WATER SUPPLIES: 18. FIREFIGHTING WATER SUPPLY FOR INDIVIDUAL ONE-AND TWO-FAMILY DWELLINGS: The minimum available fire flow for one and two-family dwellings 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 OFC Appendix B. (OFC B105.2) 19. FIRE FLOW WATER AVAILABILITY: Applicants shall provide documentation of a fire hydrant flow test or flow test modeling of water availability from the local water purveyor if the project includes a new structure or increase in the floor Residential One-and Two-Family Development 3.4-Page 2 area of an existing structure. Tests shall be conducted from a fire hydrant within 600 feet for residential development. Flow tests will be accepted if they were performed within 5 years as long as no adverse modifications have been made to the supply system. Water availability information may not be required to be submitted for every project. (OFC Appendix B) 20. WATER SUPPLY DURING CONSTRUCTION IN MUNICIPAL AREAS: In areas with fixed and reliable water supply, approved firefighting water supplies shall be installed and operational prior to any combustible construction or storage of combustible materials on the site. (OFC 3312.1) FIRE HYDRANTS: 21. FIRE HYDRANTS—ONE-AND TWO-FAMILY DWELLINGS&ACCESSORY STRUCTURES: Where the most remote 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. (OFC 507.5.1) 22. 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 Table C 105.1. (OFC Appendix C) 23. FIRE HYDRANT(S) PLACEMENT: (OFC C104) • 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. (OFC 507.5.1) • 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 Marshal. • 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 may be considered when approved by the Fire Marshal. • 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 Marshal. 24. PRIVATE FIRE HYDRANT IDENTIFICATION: Private fire hydrants shall be painted red in color. Exception: Private fire hydrants within the City of Tualatin shall be yellow in color. (OFC 507) 25. FIRE HYDRANT DISTANCE FROM AN ACCESS ROAD: Fire hydrants shall be located not more than 15 feet from an approved fire apparatus access roadway unless approved by the Fire Marshal. (OFC C102.1) 26. REFLECTIVE HYDRANT MARKERS: Fire hydrant locations shall be identified by the installation of blue reflective markers. They shall be located adjacent and to the side of the center line of the access roadway that the fire hydrant is located on. In the case that there is no center line, then assume a center line and place the reflectors accordingly. (OFC 507) 27. PHYSICAL PROTECTION: Where fire hydrants are subject to impact by a motor vehicle, guard posts, bollards or other approved means of protection shall be provided. (OFC 507.5.6 & OFC 312) 28. CLEAR SPACE AROUND FIRE HYDRANTS: A 3 foot clear space shall be provided around the circumference of fire hydrants. (OFC 507.5.5) BUILDING ACCESS AND FIRE SERVICE FEATURES Residential One-and Two-Family Development 3.4—Page 3 29. KNOX BOX: A Knox Box, padlock, or Knox key switch for gate access may be required. See Appendix A(using the link provided below)for further information and detail on required installations. Order via www.tvfr.com or contact TVF&R for assistance and instructions regarding installation and placement. (OFC 506.1) http://www.tvfr.com/DocumentCenter/View/1438 30. PREMISES IDENTIFICATION: New and existing buildings shall have approved address numbers; building numbers or approved building identification placed in a position that is plainly legible and visible from the street or road fronting the property, including monument signs. These numbers shall contrast with their background. Numbers shall be a minimum of 4 inches high with a minimum stroke width of 1/2 inch. (OFC 505.1) If you have questions or need further clarification, or would like to discuss any alternate methods and/or materials, please feel free to contact me at 503-259-1420. Sincerely, a if,X 141G94041. Alex McGladrey Deputy Fire Marshal II alex.mcgladrey@tvfr.com Cc: A full copy of the New Construction Fire Code Applications Guide for Residential Development is available at http://www.tvfr.com/DocumentCenter/View/1438 Residential One-and Two-Family Development 3.4—Page 4 Jenny McGinnis From: Naomi Vogel <Naomi_Vogel@washingtoncountyor.gov> Sent: Tuesday, April 25, 2023 5:44 PM To: Jenny McGinnis Subject: RE: [EXTERNAL] Request for Comments: SUB2022-00005 Sevilla Place Subdivision Follow Up Flag: Follow up Flag Status: Flagged Hi Jenny, No comments on my end.All streets are Tigard's. Thank you, Naomi Vogel I Associate Planner Washington County Department of Land Use&Transportation Operations and Maintenance I Urban Services 1400 SW Walnut St., MS 51 I Hillsboro,OR 97123-5625 503.846.7639 direct 1971.294.8568 cell Naomi_Vogel@washingtoncountyor.gov I www.washingtoncountyor.gov/lut From:Jenny McGinnis<jenny.mcginnis@tigard-or.gov> Sent:Tuesday,April 25, 2023 4:43 PM To: Dave Roth <daver@tigard-or.gov>; Hendrik Broekelschen<hendrikb@tigard-or.gov>;Joe Wisniewski <joew@tigard- or.gov>; Mark VanDomelen <markv@tigard-or.gov>; Rob Murchison <robm@tigard-or.gov>; Oscar Contreras <OscarC@tigard-or.gov>; 'prescott.e.mann@odot.state.or.us'<prescott.e.mann@odot.state.or.us>; 'ODOT_R1_DevRev@odot.oregon.gov' <ODOT_R1_DevRev@odot.oregon.gov>; Ian Crawford <icrawford@wccca.com>; Naomi Vogel<Naomi_Vogel@washingtoncountyor.gov>; Steven Sparks- Exec Admin <Steven_Sparks@beaverton.k12.or.us>; 'HumphreysJ@CleanWaterServices.org' <HumphreysJ@CleanWaterServices.org>; LUComments<LUComments@cleanwaterservices.org>; 'Ryan_Hansen@cable.comcast.com' <Ryan_Hansen@cable.comcast.com>; 'Mircea_Burghelea@cable.comcast.com' <Mircea_Burghelea@cable.comcast.com>; CMA@lumen.com; 'brian.kelley@nwnatural.com' <brian.kelley@nwnatural.com>; 'PropertyServices@pgn.com' <PropertyServices@pgn.com>; 'Henry.English@pgn.com' <Henry.English@pgn.com>; 'Kristen Tabscott'<kTabscott@pridedisposal.com>; 'jdevenport@ttsd.k12.or.us' <jdevenport@ttsd.k12.or.us>; 'gsmoke@ttsd.k12.or.us'<gsmoke@ttsd.k12.or.us>; 'Development_Review@trimet.org' <Development_Review@trimet.org>; 'russell.wells@ziply.com' <russell.wells@ziply.com>; 'or.metro.engineering@ziply.com' <or.metro.engineering@ziply.com>; Alexander McGladrey (TVFR) <alexander.mcgladrey@tvfr.com> Cc:Jenny McGinnis<jenny.mcginnis@tigard-or.gov> Subject: [EXTERNAL] Request for Comments: SUB2022-00005 Sevilla Place Subdivision SUB2022-00005 - SEVILLA PLACE SUBDIVISION - REQUEST: The applicant is requesting approval of an eleven-lot subdivision for small form residential development. 1 LOCATION: No Address. Washington County Tax Map 2S104DA Tax Lots 24300 and 24400.ZONE: RES-B. COMPREHENSIVE PLAN DESIGNATION:Low-Density Residential.APPLICABLE REVIEW CRITERIA: Community Development Code Chapters: 18.110,Residential Zones; 18.290,Small Form Residential; 18.410,Off- Street Parking and Loading; 18.420,Landscaping and Screening; 18.805,Lot Standards 18.830,Subdivisions; 18.910, Improvement Standards; 18.920,Access,Egress,and Circulation;and 18.930,Vision Clearance Areas. LINK TO APPLICANT MATERIALS:El SUB2022-00005 Sevilla Place Subdivision If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: WEDNESDAY, MAY 10, 2023. 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. Jenny McGinnis (she/her) I Associate Planner City of Tigard I Community Development Direct: 503.718.2427 I Cell: 971.678.7548 • CITY OF Tigard 13125 SW Hall Boulevard,Tigard OR 97223 I tigard-or.gov Work Hours: Monday—Thursday 7:00AM —5:30PM Emails sent or received by City of Tigard employees are subject to public records law. DISCLAIMER: E-mails sent or received by City of Tigard employees are subject to public record laws. If requested, e-mail may be disclosed to another party unless exempt from disclosure under Oregon Public Records Law. E-mails are retained by the City of Tigard in compliance with the Oregon Administrative Rules "City General Records Retention Schedule." CAUTION:This email originated from outside the County. Exercise caution when opening attachments or clicking links from unknown senders.Always follow the guidelines defined in the KnowBe4 training when opening email received from external sources.Contact the ITS Service Desk if you have any questions. INFO:Washington County email addresses has changed from @co.washington.or.us to @washingtoncountyor.gov. Please update my contact information. 2 Jenny McGinnis From: Jenny McGinnis Sent: Thursday, June 15, 2023 1:45 PM To: Jane Davies Subject: RE: Sevilla Place Subdivision Hi Jane, I have not received comments from the HOA.There are no more meetings for this development,just a staff report that goes to the Director for final approval since subdivisions go through a Type II administrative process. Once the application has been approved, a notice of decision will be sent out to neighbors within 500 ft. I recommend reaching out to the developer for more information regarding their intended timeline and plans for noise and dust mitigation.The applicant is Ken Sandblast and his phone number is(503) 684-0652 and email is ksandblast@westlakeconsultants.com. Let me know if I can help with anything else. Best. Jenny McGinnis (she/her) I Associate Planner City of Tigard I Community Development Direct: 503.718.2427 I Cell: 971.678.7548 • CITY OF Tigard 13125 SW Hall Boulevard, Tigard OR 97223 I tigard-or.gov Work Hours: Monday—Thursday 7:00AM — 5:30PM Emails sent or received by City of Tigard employees are subject to public records law. From:Jane Davies<raindropnw@pld49.com> Sent:Thursday,June 15, 2023 11:12 AM To:Jenny McGinnis<jenny.mcginnis@tigard-or.gov> Subject: RE: Sevilla Place Subdivision IYou don't often get email from raindropnw@pld49.com. Learn why this is important Hi Jenny, As I haven't been on the board the past year, I haven't heard if our Quail Hollow West HOA submitted any comments when we were asked recently. I know the homeowners that back to the new development would like to ask about timelines, noise and dust mitigation (or what to expect) and so forth. Is there any way we can be involved in forthcoming meetings and communications? Rebecca Ocken and I are in touch about it and I was involved when the property transferred to PCC and the family. Thank you! Regards, Jawe Davi-es 62u&I L H-oLLow- West 1 From:Jane Davies<raindropnw@pld49.com> Sent: Monday, May 8, 2023 4:28 PM To: jenny.mcginnis@tigard-or.gov Subject: RE: Sevilla Place Subdivision Hi Jenny, I received the letter re: the Sevilla Subdivision and have a question rather than a comment. Do you have any idea when work might begin on this project? Or, is that a question for Ken Sandblast? My neighborhood (Quail Hollow West) is beside the proposed development and we are just curious as to next steps. Thanking you in in advance! /K ('at'taafe, (Tare Dawes gaii6W/w West 2 Portland pcc.edu • 971-722-6111 Community P.O. Box 19000, Portland, OR 97280-0990 College An Affirmative Action, Equal Employment Opportunity Institution May 9,2023 Jenny McGinnis Associate Planner City of Tigard 13125 SW Hall Blvd Tigard, Oregon 97223 Ms. McGinnis, Thank you for the opportunity to comment on the proposed Sevilla Place Subdivision. Portland Community College (PCC) is an adjacent property holder at 12680 SW Walnut Street where the Carolyn Moore Writers House is located. The Carolyn Moore Writers House was entrusted to the college in 2020 by Carolyn Moore's estate with intended use as a retreat for professional writers. It is a competitive process to be selected as a writer in residence. Once chosen,writers have the chance to live short-term in this quiet haven that was once an award-winning poet's home and excel in their craft. The college was granted a conditional use in 2021 for this use and does not offer classes or allow public events on site. The house and its acreage are preserved as a sanctuary for literary arts. The college is concerned about continuing its unique programming on site with the ongoing construction for Sevilla Place Subdivision. The noise impacts construction will have on the residence along with the encroachment on the solitude and territorial views are risks to the viability of the program. Though we think it's possible to continue the program by making applicants aware they'll be coming to an active construction zone for their residency,it may affect PCC's ability to fulfill its agreement with the Carolyn Moore Trust to provide quiet to writers. The Writers House is new, and the reputation of the program is still growing,which can potentially affect our ability to fulfill our mission long-term as well. Additionally,PCC would also like to be assured that access to the house for both automobiles and pedestrians will be safe and consistently available throughout construction. Many of our residents depend on local rideshare services and Trimet for their travel needs. Please don't hesitate to contact me with any questions at 503-706-2513 or rebecca.ocken@pcc.edu. Sincerely, Afzecsce,e7 Rebecca Ocken Interim Director Planning& Capital Construction Jenny McGinnis From: Ron Rizzo <rrnnzz@gmail.com> Sent: Wednesday, May 10, 2023 2:51 PM To: Jenny McGinnis Subject: Sevilla Place Subdivision SUB2022-00005 Follow Up Flag: Follow up Flag Status: Flagged [You don't often get email from rrnnzz@gmail.com. Learn why this is important at https://aka.ms/LearnAboutSenderldentification ] Re: Lot#2 It would be much appreciated if the Scotch Pine Tree abutting 13010 SW Raptor Place was removed and replaced by a different type of tree.The current tree drops needles and cones inside my fenced yard. Additionally,the tree is leaning quite a bit and it probably won't be long before it falls(I'm not quite sure about the current health of this tree). Re:The Quail Hollow West Townhouses abutting Lots 2&3 Should the grading and construction dirty the rear of the townhouses it would appreciated if Mission Homes develops a plan for cleaning. Thank you, Ron Rizzo 13010 SW Raptor Place (503)516-8116 1