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HomeMy WebLinkAboutMLP2006-00004 MLP2006 - 00004 HUSKS PARTITION NOTICE OF TYPE II DECISION MINOR LAND PARTITION (MLP) 2006-00004 N HUSKE PARTITION TIGARD 120 DAYS =4/4/2007 SECTION I. APPLICATION SUMMARY FILE NAME: HUSKE PARTITION CASE NO: Minor Land Partition(MLP) MLP2006-00004 PROPOSAL: The applicant is requesting approval to partition a 19,285-square foot lot into three lots of 5,224 square feet, 5,573 square feet and 7,925 square feet for single-family homes. The existing single-family home will remain on proposed Parcel 3 (7,925 square feet). APPLICANT: Bruce Baldwin DEVELOPER Ironwood Homes,Inc. AKS Engineering Attn:Patrick Huske 13910 SW Galbreath Drive,Suite 100 PO Box 981 Sherwood,OR 97140 Sherwood,OR 97140 OWNERS: Patrick and Tamara Lynn Huske 12615 SW 136th Court Tigard,OR 97223 ZONING DESIGNATION: R-7:Medium-DensityResidential District. The R-7 zo district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units,at a minimum lot size of 5,000 square feet,and duplexes,at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. LOCATION: 12615 SW 136th Court;Washington County Tax Map 2S104BD,Tax Lot 500. PROPOSED PARCEL 1: 5,224 Square Feet PROPOSED PARCEL 2: 5,573 Square Feet PROPOSED PARCEL 3: 7,925 Square Feet APPLICABLE REVIEW CRITERIA: Community Development Code Chapters: 18.390, 18.420, 18.510, 18.705, 18.715, 18.725 18.745, 18.765, 18.790, 18.795,and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request subject to certain conditions. The findings and conclusions on which the decision is based are noted in Section V. NOTICE OF DEQSION MLP2006-00004/HUSKE PARTITION PAGE 1 OF 20 CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY ONSITE IMPROVEMENTS, INCLUDING DEMOLITION, GRADING, EXCAVATION AND/OR FILL ACTIVITIES: The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the CURRENT PLANNING DIVISION, ATTN: EMILY ENG (503) 718-2712. The cover letter shall clearly identify where in the submittal the required information is found: 1. The applicant shall provide a tree protection plan defining standards and methods that will be used by the applicant to protect trees during and after construction. The applicant shall submit the tree rotection plan to Current Planning and also include it with construction drawings or the PH permit and building permits. 2. Prior to any site work the applicant shall install all proposed tree protection fencing. The fencing shall be inspected and approved by Current Planning prior to commencing any site work The tree protection fencing shall remain in place through the duration of all of the building construction phases,until the final inspection has been passed. If the Builder is different from the developer or initial applicant: Prior to issuance of uilding permits the applicant shall submit site plan drawings indicating.the location of the trees that were preserved on the lot during site development,location of tree protection fencing,and a signature of approval from the protect arborist regarding the placement and construction techniques to be employed in building the structures. proposed protection fencing shall be installed and inspected prior to commencing construction. The fencing shall remain in place through the duration of all of the building construction phases, until the final inspection has been passed. After approval from Current Planning,the tree protection measures maybe removed. 3. The Project Arborist shall submit written reports to Current Planning, at least, once every two weeks, from initial tree protection zone (TPZ) fencing installation, through the building construction phases, as he monitors the construction activities and progress. This inspection will be to evaluate the tree protection fencing,determine if the fencing was moved at any point during construction,and determine if any part of the Tree Protection Plan has been violated. These reports must be provided to Current Planning until the final inspection. The reports shall include any changes that occurred to the TPZ as well as the condition and location of the tree protection fencing. If the amount of TPZ was reduced then the Project Arborist shall justify why the fencing was moved, and shall certify that the construction activities to the trees did not adversely impact the overall,long-term health and stability of the tree(s). If the reports are not submitted or received by Current Planning at the scheduled intervals, and if it appears the TPZ's or the Tree Protection Plan are not being followed by the contractor or a sub-contractor, the City can stop work on the project until an inspection can be done by Current Planning and the Project Arborist. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the CURRENT PANNING DIVISION, ATTN: EMILY ENG (503) 718-2712. The cover letter shall clearly identify where in the submittal the required information is found: 4. The applicant shall plant street trees along the frontage of SW Walnut Lane and SW 136th Court. Prior to a PFI permit, the applicant shall submit a street tree plan. One copy shall go to Planning_ one copy to Engineering. Size and spacing of street trees shall be as stated in Code Section 18.745.040.C2. The applicant shall choose street trees listed in the City's Street Tree Planting List. 5. The applicant/owner shall record a deed restriction to the effect that any existing tree greater than 12" diameter may be removed only if the tree dies or is hazardous according to a certified arborist. The deed restriction may be removed or will be considered invalid if a tree preserved in accordance with this decision should either die or be removed as a hazardous tree. 6. The applicant shall revise the site plan to show all proposed driveways in accordance with 18.705.1. The revised plan shall show a clear vision triangle for each proposed driveway in accordance with Section 18.795.040.B. NOTICE OF DECISION MLP2006-00004/HUSKE PARTITION PAGE 2 OF 20 The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the—ENGINEERING DEPARTMENT, ATTN: M MCMILLAN 503-639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal the required information is found: 7. A Public Facility Improvement (PH) permit is required for this project to cover any work in the public right- of-way. Six (6) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE:these plans are in addition to any drawings required by the Build' Division and should onry include sheets relevant to public improvements. Public Facility Improvement (PFl) permit plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www.tigard-or.gov). 8. The PH permit plan submittal shall include the exact legal name, address and telephone number of the individual or corporate entity who will be designated as the "Permittee",,and who will provide the financial assurance for the public improvements. For example,specify if the entity is a corporation,limited partnership, LLC,etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the-Engineering Department will delay processing of project documents. 9. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. 10. Prior to final plat approval,the applicant shall pay the addressing fee. (STAFF CONTACT: Bethany Stewart, Engineering). 11. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility InTrovement permit, indicating that they will construct the following frontage improvements along SW Wut Lane as a part of this project: A. Five-foot(5-ft),curb-tight concrete sidewalk; B. Street trees spaced per"IDC requirements;and C Driveway apron. 12. A profile of Walnut Lane shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. 13. The applicant shall execute a Restrictive Covenant whereby they agree to complete or participate in the future improvements of SW 136th Court adjacent to the subject property;when any of the following events occur: A. When the improvements are part of a larger project to be financed or paid for by the formation of a Local Improvement District; B. When the improvements are part of a larger project to be financed or paid for in whole or in part by the City or other public agency; C When the improvements are part of a larger project to be constructed by a third party and involves the sharing of design and/or construction expenses by the third party owner(s) of property in addition to the subject property,or D. When construction of the improvements is deemed to be appropriate by the City Engineer in conjunction with construction of improvements by others adjacent to the subject site. 14. The applicant shall record an easement for joint use and maintenance of the proposed shared driveway for Parcels 1 and 2. 15. Any extension of public water lines shall be shown on the proposed Public Facility Improvement (PH) permit construction drawings and shall be reviewed and approved by the City's Water Department, as a part of the Engineering Department plan review. The following is required: 1 Water services shall be 1 inch; 2 Place water services on property line with Lots 1 and 2;and 3 Show water meter location in half street,with driveway etc.during construction for review. NOTE: An estimated 12% of the water system costs must be on deposit with the Water De artment prior to approval of the PFI permit plans from the Engineering Department and construction of public water lines. NOTICE OF DECISION MLP2006-00004/HUSKE PARTITION PAGE 3 OF 20 16. An erosion control plan shall be provided as part of the Public Facility Improvement (PFI) permit drawings. The plan shall conform to the Erosion Prevention and Sediment Control Design and Planning Manual, February 2003 edition." 17. The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the City's global positioning system (GPS) eodetic control network(GC 22) as recorded in Washington County survey records. These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by GPS tie networked to the City's GPS survey. By random traverse using conventional surveying methods. 18. Final Plat Application Submission Requirements: A. Submit for City review four (4) paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon and necessary data or narrative. B. Attach a check in the amount of the current final plat review fee (Contact Planning/Engineering Permit Technicians,at (503) 639-4171,ext.2421). C The final plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05),Washington County,and by the City of Tigard. D. The right-of-way dedication for Walnut Lane and 136th Court shall be made on the final plat and provide for 27 feet from centerline. E. NOTE: Washington County will not begin their review of the final plat until they receive notice from the Engineenng Department indicating that the City has reviewed the final plat and submitted comments to the applicant's surveyor. F. After the City and County have reviewed the final plat, submit two mylar copies of the final plat for City Engineer signature (for partitions), or City Engineer and Community Development Director signatures (for subdivisions). THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF SITE OR BUILDING PERMITS: The applicant shall repare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the ENGINEERING DEPARTMENT, ATTN: M MCMILLAN 503-639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal the required information is found: 19. Prior to issuance of building permits the applicant shall provide the Engineering Department with a "photomylar" copy of the recorded final'plat. 20. During issuance of the building_ for Parcels 1 and 2, the applicant shall pay the standard water quality and water quantity fees per lot(fee amounts will be the latest approved by CWS). 21. Prior to issuance of building permits the applicant's engineer shall submit final sight distance certification for the shared driveway for Parcels 1 and d 2. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO A FINAL INSPECTION: The applicant shall contact the CURRENT PLANNING DIVISION,EMILY ENG(503) 718-2712: 22. The Project Arborist shall submit a final certification indicating the elements of the Tree Protection Plan were followed and that all remaining trees on the site are healthy, stable and viable in their modified growing environment. 23. A member of the planning staff will visit the site to ensure that the development is in conformance with this decision. NOTICE OF DECISION MLP2006-00004/HUSKE PARTITION PAGE 4 OF 20 THIS APPROVAL IS VALID IF EXERCISED WITHIN EIGHTEEN (18) MONTHS OF THE EFFECTIVE DATE OF THIS DECISION NOTED UNDER THE PROCESS AND APPEAL SECTION OF THIS DECISION. SECTION III. BACKGROUND INFORMATION Site Information and Proposal Description: The site of the proposed partition is located at the southwest corner of SW 136th Court and SW Walnut Lane. The 0.44-acre site has a slope of less than 50% and consists mostly of grass and scattered trees. A single-family home and one small shed are located at the south side of the site. The home was built in 1971. No previous land use decisions are related to this site. The applicant proposes to divide the lot into three lots of 5,224 square feet, 5,573 square feet and 7,925 square feet for detached single-family homes. The existing home will remain on proposed Parcel 3 (7,925 square feet) and the small shed will be removed. SECTION IV. PUBLIC COMMENTS Staff sent notice to all property owners within 500 feet of the subject property and received no comments. SECTION V. APPLICABLE REVIEW CRITERIA AND FINDINGS Land Partitions (18.420) Approval Criteria (18.420.050.A): 1.The proposed partition complies with all statutory and ordinance requirements and regulations; The proposed partition complies or can be made to comply with all statutory and ordinance requirements and regulations as demonstrated by the analysis contained within this administrative decision and through the imposition of conditions of approval. Provided all conditions of approval are satisfied as part of the development and building process,this criterion is met. 2.There are adequate public facilities available to serve the proposal; Public facilities are discussed in detail later in this decision under Street & Utility Improvement Standards (Chapter 18.810). Based on the analysis provided therein,adequate public facilities are available to serve the proposal. Therefore, this criterion is met. 3.All proposed improvements meet City and applicable agency standards;and The public facilities and proposed improvements are discussed in the Public Facility Concerns section of this decision. Conditions of approval will ensure that all proposed improvements meet City and agency standards. Improvements will be reviewed as part of the permit process and during construction, at which time the appropriate review authority will ensure that City and applicable agency standards are met. Based on the analysis in this decision, this criterion is met. 4.All proposed lots conform to the specific requirements below: (a) The minimum width of the building envelope area shall meet the lot requirement of the applicable zoning district. Parcels 1, 2 and 3 have building envelope area widths of 55.90 feet, 60 feet and 71 feet respectively. The minimum width in the R-7 zone is 50 feet. Therefore,the proposed partition meets this criterion. NOTICE OF DECISION MLP2006-00004/HUSKE PARTITION PAGE 5 OF 20 (b) The lot area shall be as required by the applicable zoning district. In the case of a flag lot,the accessway may not be included in the lot area. Parcels 1,2 and 3 have lot areas of 5,224 square feet,5,573 square feet and 7,925 square feet respectively and neither is a flag lot. $The minimum lot size in the R-7 zone is 5,000 square feet. Therefore, the proposed partition meets this criterion. (c) Each lot created through the partition process shall front a public right-of-way by at least 15 feet or have a legally recorded minimum 15-foot wide access easement. Parcel 1 has 55.90 feet of frontage on SW Walnut Lane. Parcel 2, a corner lot, has 147.45 feet of frontage on SW Walnut Lane and SW 136th Court. Parcel 3 has 65.83 feet of frontage on SW 136th Court. Therefore, each created lot will front a public right-of-way by at least 15 feet. (d) Setbacks shall be as required by the applicable zoning district. Setbacks will meet minimum requirements,as shown on the site plan and indicated later in this decision. (e) When the partitioned lot is a flag lot,the developer may determine the location of the front yard,provided that no side yard is less than 10 feet. Structures shall generally be located so as to maximize separation from existing structures. None of the lots are flag lots. Therefore,this criterion does not apply. (f) A screen shall be provided along the property line of a lot of record where the paved drive in an accessway is located within ten feet of an abutting lot in accordance with Sections 18.745.040. Screening may also be required to maintain privacy for abutting lots and to provide usable outdoor recreation areas for proposed development. The applicant does not propose a paved drive in an accessway. Each parcel will have direct access to a local street. In addition, there will be no driveways abutting the property line of a lot of record. Therefore, this criterion does not apply. (g) The fire district may require the installation of a fire hydrant where the length of an accessway would have a detrimental effect on fire-fighting capabilities. The fire district has not indicated any issues with the length of any accessways. Each parcel will have direct access to a local public street. Therefore,there is no accessway that would have a detrimental effect on fire-fighting capabilities. A fire hydrant on SW 136th Court can serve all proposed parcels. Therefore,this criterion does not apply. (h) Where a common drive is to be provided to serve more than one lot, a reciprocal easement which will ensure access and maintenance rights shall be recorded with the approved partition map. The applicant proposes a common driveway for Parcels 1 and 2 and has been conditioned to record an easement for joint use and maintenance. 5.Any access way shall comply with the standards set forth in Chapter 18.705,Access,Egress and Circulation. As shown in a subsequent section of this decision, all but one of the applicable access,egress and circulation standards have been met. A condition has been required later in this decision to bang the partition into full compliance. 6. Where landfill and/or development is allowed within or adjacent to the one-hundred year floodplain, the city shall require consideration of the dedication of sufficient open land area for greenway adjoining and within the floodplain. This area shall include portions at a suitable elevation for the construction of a pedestrian/bicycle pathway with the floodplain in accordance with the adopted pedestrian/bicycle pathway plan. The proposed partition is not adjacent to or in the one-hundred year floodplain. The nearest floodplain is more than '/z mile away from the partition site. The highest elevation of the nearest floodplain is 185 feet. The lowest elevation of the partition site is 310 feet. Therefore,this criterion does not apply. NOTICE OF DECISION MLP2006-00004/HUSKE PARTITION PAGE 6 OF 20 7. An application for a variance to the standards prescribed in this chapter shall be made in accordance with Chapter 18.370,Variances and Adjustments. The applications for the partition and variance(s)/adjustment(s) will be processed concurrently. The applicant does not request a variance. Therefore,this criterion does not apply. FINDING: All approval criteria for the proposed partition have been met or can be met by satisfying conditions of approval. Residential Zoning Districts (18.510) Development standards in residential zoning districts are contained in Table 18.510.2. Below is a comparison of the development standards and the proposed dimensions: DEVELOPMENT STANDARDS and PROPOSED DIMENSIONS STANDARD R-7 Parcel 1 Parcel 2 Parcel 3 Minimum Lot Size -Detached unit 5,000 sq.ft. 5,244 sq.ft. 5,573 sq.ft. 7,925 sq.ft. -Duplexes 10,000 sq.ft. -Attached unit Average Minimum Lot Width -Detached unit lots 50 ft. 55.90 ft. 60 ft. 71 ft. -Duplex lots 50 ft NA NA NA -Attached unit lots 40 ft NA NA NA Maximum Lot Coverage 80% 49% 52% 32% Minimum Setbacks -Front yard 15 ft 15 ft. 15 ft. 15 ft. -Side facing street on corner&through lots 10 ft NA 10 ft NA -Side yard 5ft. 5k 5k 5k -Rear yard 15k 15 ft. 15 ft. 15k -Side or rear yard abutting more restrictive zoning district 30 ft. NA NA NA -Distance between property line and front of garage 20 k 20 ft. 20 ft. 20 ft. - Side Yard Setbacks for Flag Lots [TDC 10 ft. NA NA NA 18.420.050(A)(4)(e)] Maximum Height 35 ft Can bet met Can bet met Can bet met Minimum Landscape Requirement 20% At least 20% At least 20% At least 20% FINDING: As shown in the comparison table above, development standards have been met or can be met. In particular, the height of the proposed single-family homes will be enforced prior to receiving a building permit. Access,Egress and Circulation(18.705) Chapter 18.705 establishes standards and regulations for safe and efficient vehicle access and egress on a site and for general circulation within the site. General Provisions (18.705.030): A. Continuing obligation of property owner. The provisions and maintenance of access and egress stipulated in this title are continuing requirements for the use of any structure or parcel of real property in the City. The applicant proposes a shared driveway for Parcels 1 and 2. The applicant has been conditioned to record an easement for joint use and maintenance of the shared driveway. B.Access plan requirements. No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. The applicant has submitted a site plan showing how access, egress and circulation requirements will be fulfilled. Therefore,this criterion is met. NOTICE OF DECISION MLP2006-00004/HUSKE PARTITION PAGE 7 OF 20 C.Joint access. Owners of two or more uses, structures, or parcels of land may agree to utilize jointly the same access and egress when the combined access and egress of both uses, structures, or parcels of land satisfies the combined requirements as designated in this title, provided: Satisfactory legal evidence shall be presented in the form of deeds, easements, leases or contracts to establish the joint use; and Copies of the deeds, easements,leases or contracts are placed on permanent file with the City. As stated before,the applicant proposes a shared driveway for Parcels 1 and 2. The applicant has been conditioned to record an easement for joint use and maintenance of the shared driveway. D. Public street access. All vehicular access and egress as required in Sections 18.705.030H and 18.705.030I shall connect directly with a public or private street approved by the City for public use and shall be maintained at the required standards on a continuous basis. Each proposed lot will have a driveway with direct access to existing local streets (SW Walnut Lane and SW 136th Courtj. Sections 18.705.030.H and I have been met,as shown later in this section. Therefore,this criterion is met. E. Curb Cuts. Curb cuts shall be in accordance with Section 18.810.030N. Curb cuts shall be in accordance with 18.810.030.N and will be reviewed prior to PH permit issuance. Therefore,this criterion will be met. F. Required walkway location. On-site pedestrian walkways shall comply with the standards in 18.705.030.F.1 through 4. The walkway criteria apply to commercial, institutional,industrial and multi-family uses. The proposed partition is for single-family detached homes. Therefore,the walkway requirements do not apply. G.Inadequate or hazardous access. (1) Applications for building permits shall be referred to the Commission for review when, in the opinion of the Diirerector, the access proposed would cause or increase existing hazardous traffic conditions; or would provide inadequate access for emergency vehicles; or would in any other way cause hazardous conditions to exist which would constitute a clear and present danger to the public health,safety and general welfare. The Director has not determined the proposed accesses would require review by the Commission. Therefore, this criterion does not apply. Si) Direct individual access to arterial or collector streets from single-family dwellings and duplex lots shall be scouraged. Direct access to major collector or arterial streets shall be considered only if there is no practical alternative way to access the site. Neither SW Walnut Lane or SW 136th Court are arterial or collector streets. Therefore,this criterion does not apply. (3) In no case shall the design of the service drive or drives require or facilitate the backward movement or other maneuvering of a vehicle within a street, other than an alley. Single-family and duplex dwellings are exempt from this requirement. No service drive is proposed or required. Therefore,this criterion does not apply. H.Access Management (1) An access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT,Washington County,the City and AASHTO. The applicant's engineer has submitted a preliminary sight distance certification for the proposed shared driveway location for Parcels 1 and 2. The driveway will be located on Walnut Lane at the common lot line between the two parcels. The speed limit on Walnut Lane is 25 mph which requires a minimum sight distance of 250 feet. The engineer states that the available sight distance was measured to be 253 feet to the west and 468 feet to the east. The engineer NOTICE OF DECISION MLP2006-00004/HUSKE PARTITION PAGE 8 OF 20 also measured the sight distance from the existing driveway on 136th Court and found it to be 153 feet to the north (measurement to the intersection of 136th Court and Walnut Lane) and 52 feet to the south (measurement to the end of the cul-de-sac). The engineer shall submit a final sight distance certification for the shared driveway on Walnut Lane prior to issuance of building permits. (2) Driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall-be 150 feet,measured from the right-of-way line of the intersecting street to the throat of the proposed driveway.The setback may be greater depending upon the influence area? as determined from City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical,the driveway shall be placed as far from the intersection as possible. SW Walnut Lane is a local street that dead-ends at SW 135th Avenue,a neighborhood mute. SW 136th Court is a cul-de- sac. The nearest intersection on SW Walnut Lane is with SW 138th Avenue, a local street. Therefore, none of the proposed driveways are in the influence area of a collector or arterial. (3) The minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. The proposed driveways are not on collectors. No new streets are proposed. Therefore, this criterion does not apply. (4) The minimum spacing of local streets along a local street shall be 125 feet. No new streets are proposed. This criterion does not apply. I.Minimum Access Requirements for Residential Use (1) Vehicular access and egress for single-family, duplex or attached single-family dwelling units on individual lots and multi-family residential uses shall not be less than as provided in Table 18.705.1 and Table 18.705.2; Table 18.705.1 states that the minimum vehicular access and egress for single-family dwelling units on individual lots shall be one, 10-foot paved driveway within a 15-foot-wide accessway. The site plan does not show any driveways on the proposed individual lots,but the applicant indicates each lot will have direct access to the street. The applicant also indicates Parcels 1 and 2 will have a shared driveway, however the applicant is not required to provide a shared driveway. Prior to approval of the final plat, the applicant shall revise the site plan to show all proposed driveways in accordance with Table 18.705.1. (2) Vehicular access to multi-family structures shall be brought to within 50 feet of the ground floor entrance or the ground floor landing of a stairway, ramp,or elevator leading to the dwelling units; The proposed use is single-family. Therefore,this criterion does not apply. (3) Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform Fire Code. The applicant does not propose an access drive. Each proposed lot will have direct access to the street. Therefore,this criterion does not apply. (4) Access drives in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus by one of the following: a cir�cu-lar, paved surface having a minimum turn radius measured from center point to outside edge of 3 feet or a hammerhead-configured, aved surface with each leg of the hammerhead having a minimum depth of 40 feet and a minimum width of 20 feet. The maximum cross slope of a required turnaround is 5%. As explained in(3) above,this criterion does not apply. NOTICE OF DEQSION MLP2006-00004/HUSKE PARTITION PAGE 9 OF 20 FINDING: The access, egress and circulation standards have mostly been met. The following condition will ensure that all criteria are met. CONDITION: Prior to approval of the final plat, the applicant shall revise the site plan to show the proposed driveways in accordance with 18.705.1. Density Computations (18.715) Section 18.715.020 provides density calculation formulas. Number of dwelling units is determined by the following: A. Definition of net development area. Net development area, in acres, shall be determined by subtracting the following-land area(s) from the gross acres, which is all of the land included in the legal description of the property to be developed: 1. All sensitive land areas 2. All land dedicated to the public for park purposes; 3. All land dedicated for public rights-of-way. 4. All land proposed for private streets;and 5. A lot of at least the size required by the applicable base zoning district, if an existing dwelling is to remain on the site. The applicant provided the following calculation for net developable area: Gross site area: 19,284 SF Public ROW dedication: - 542 SF Lot with existing home: - 7,925 SF Net developable area: 10,817 SF B. Calculating maximum number of residential units. To calculate the maximum number of residential units per net acre, divide the number of square feet in the net acres by the minimum number of square feet required for each lot in the applicable zoning district. The maximum number of residential units in addition to the existing home is 2,as shown below: 10,817 SF/5,000 SF =2.16 units =2 units G Calculating minimum number of residential units. As required by Section 18.510.040, the minimum number of residential units per net acre shall be calculated by multiplying the maximum number of units determined in Subsection B above by 80% (0.8). The minimum number of additional residential units is 1,as shown below: 2.16 units x 0.8 = 1.73 units = lunit FINDING: The proposed partition complies with the densitypermitted by the Code. Environmental Performance Standards (18.725): The City's environmental performance standards regulate noise,visible emissions,vibration, odors, glare and heat, and insects and rodents. In addition to the regulations adopted in this chapter, each use, activity or operation within the City of Tigard shall comply with the applicable state and federal standards pertaining to noise, odor and discharge of matter into the atmosphere, ground, sewer system or stream. Compliance with state, federal and local environmental regulations is the continuing obligation of the property owner and operator. The applicant indicates that the proposed partition will comply with the environmental performance standards where applicable to residential development. Evidence of compliance will be provided upon request. Concerning noise, the applicant indicates that the proposed partition is regulated by the Municipal Code and compliance is the continuing Obligation of the property owner. Vibration, odors, glare and heat are not typical of residential developments but the applicant indicates compliance will be the continuing obligation of the property owner. Lastly, the applicant indicates that service by Pride Disposal should keep insects and rodents from being attracted to the site. A service provider letter NOTICE OF DECISION MLP2006-00004/HUSKE PARTITION PAGE 10 OF 20 from Pride Disposal shows that adequate waste disposal service is available. Therefore, environmental performance standards can be met and compliance will be the continuing obligation of the property owner. Landscaping and Screening(18.745) Street trees (18.745.040): A. All development projects fronting on a public street, private street or a private driveway more than 100 feet in length approved after the adoption of this title shall be required to plant street trees in accordance with the standards in Section 18.745.0400 The applicant proposes to provide street trees when future street improvements occur; however, this is generally not permitted. The Qty requires street trees to be planted prior to a final-inspection. The applicant shall plant street trees along the frontage of SW Walnut Lane and SW 136th Court. Prior to a PFI permit, the applicant shall submit a street tree plan in accordance with B and C below. B. Street Tree Planting List. Certain trees can severely damage utilities, streets and sidewalks or can cause personal injury.Approval of any planting list shall be subject to review by the Director. The applicant shall choose street trees listed in the City's Street Tree Planting List. C. Size and Spacing of Street Trees. The specific spacing of street trees by size of tree shall be as stated in Section 18.74 .040.C.2 of the code. Prior to receiving a PH permit,the applicant shall provide a street tree plan. Size and spacing of street trees shall be as stated in Code Section 18.745.040.C2. Buffering and Screening Requirements ( 18.745.050.B.5): Where screening is required the following standards shall apply: a. A hedge of narrow or broad leaf evergreen shrubs shall be planted which will form a four foot continuous screen of the height specified in Table 18.745.2 within two years of planting;or b. An earthen berm planted with evergreen plant materials shall be provided which will form a continuous screen of the height specified in Table 18.745.2 within two years. The unplanted portion of the berm shall be planted in lawn or other living ground cover or c. A fence or wall of the height specified in Table 8.745.2 shall be constructed to provide a continuous sight obscuring screen. Buffering and screening is not required because the proposed partition will be surrounded by the same use and will not create a driveway that abuts an existing lot of record. Therefore,this criterion does not apply. FINDING: All Landscaping and Screening criteria are met or can be met by satisfying conditions of approval. CONDITIONS: Prior to a PH permit, the applicant shall submit a street tree plan. One copy shall go to Planning and one copy to Engineering. Size and spacing of street trees shall be as stated in Code Section 18.745.040.C2. Mie applicant shall choose street trees listed in the City's Street Tree Planting List. Prior to a final inspection,the applicant shall plant street trees along the frontage of SW Walnut Lane and SW 136th Court. Off-Street Parking and Loading Requirements (18.765) Section 18.765.020.A states that at the time of the erection of a new structure within any zoning district, offstreet vehicle parking will be provided in accordance with Section 18.765.070 (minimum and maximum parking requirements). For single-family dwellings, one parking space per dwelling unit is required. The applicant indicates that two or more spaces will be provided in the garages and two or more spaces will be provided in front of the garages. In addition, compliance will be regulated at the time of building permits. Therefore,this criterion is met. NOTICE OF DECISION MLP2006-00004/HUSKE PARTITION PAGE 11 OF 20 Section 18.765.030.B.1 states that off-street parking spaces for single-family and duplex dwellings and single- family attached dwellings shall be located on the same lot with the dwelling(s). The applicant indicates that the parking spaces will be provided on the individual lots. In addition, compliance will be regulated at the time of building permits. Therefore,this criterion is met. FINDING: Parking and loading requirements have met. Tree Removal(18.790) Tree Plan Requirements (18.790.030): A. A tree lan for the planting,, removal and protection of trees prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision,partition,site development review,planned development or conditional use is filed. Protection is preferred over removal wherever possible. A tree preservation and removal plan has been prepared by Randy Killen,certificate number PN 5948A. B.Plan requirements. The tree plan shall include the following: 1. Identification of the location, size and species of all existing trees including trees designated as significant by the city; The tree inventory identifies 23 trees over 6 caliper inches, including 9 trees over 12 caliper inches (subject to mitigation), 2 hazardous trees over 12 caliper inches (not subject to mitigation) and 12 fruit trees (not subject to mitigation). Trees are identified by number. The size,species and condition are provided. The location of the trees is indicated on the tree preservation and removal plan. Therefore,this criterion is met. 2. Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060D, in accordance with the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: (a) Retention of less than 25% of existing trees over 12 inches in caliper requires a mitigation program in accordance with Section 18.790.060D of no net loss of trees; (b) Retention of from 25% to 50% of existing trees over 12 inches in caliper requires that two-thirds of the trees to be removed be mitigated in accordance with Section 18.790.060D; (c) Retention of from 50% to 75% of existing trees over 12 inches in caliper requires that 50 percent of the trees to be removed be mitigated in accordance with Section 18.790.060D; (d) Retention of 75% or greater of existing trees over 12 inches in caliper requires no mitigation. Of the 9 trees over 12 caliper inches that are subject to mitigation, one 45-caliper inch Douglas Fir will be removed. Since 89% of trees over 12 inches will be retained,no mitigation is required. As a note,the applicant made an error in calculating for tree mitigation. The a licant indicates two trees are subject to mitigation. Because one tree is being removed, the applicant reasons that fifty percent of the trees are being retained, thereby requiring 50% of the caliper inches lost to be mitigated. However,the applicant did not include the trees being preserved on the lot with the existing house, which can be credited toward mitigation. Therefore,because there are 9 trees subject to mitigation, rather than 2,removal of 1 tree requires no mitigation. 3. Identification of all trees which are proposed to be removed; All trees proposed to be removed are identified on the tree preservation and removal plan. 4. A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. NOTICE OF DECISION MLP2006-00004/HUSKE PARTITION PAGE 12 OF 20 Although tree protection fencing_is shown on the preliminary development plans, the applicant's arborist has not provided a protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. The applicant shall be conditioned to provide a tree protection plan. C. Subsequent tree removal. Trees removed within the period of one year prior to a development application listed above will be inventoried as part of the tree plan above and will be replaced according to Section 18.790.060D. No trees have been removed in the past year. Therefore,this criterion does not apply. Subsequent Removal of a Tree (18.790.040): Any tree preserved or retained in accordance with this section may thereafter be removed only for the reasons set out in a tree plan, in accordance with Section 18.790.030, or as a condition of approval for a conditional use, and shall not be subject to removal under any other section of this chapter. The property owner shall record a deed restriction as a condition of approval of any development permit affected by this section to the effect that such tree may be removed only if the tree dies or is hazardous according to a certified arborist. The deed restriction may be removed or will be considered invalid if a tree preserved in accordance with this section should either die or be removed as a hazardous tree.The form of this deed restriction shall be subject to approval by the Director. A condition of approval requiring the above shall ensure that this criterion is met. FINDING: Although, tree mitigation is not required,tree protection has not fully been met. The applicant shall satisfy the conditions below: CONDITIONS: • The applicant shall provide a tree protection plan defining standards and methods that will be used by the applicant to protect trees during and after construction. The applicant shall submit the tree protection plan to Planning and also include it with drawings for the PH permit and building permits. • Prior to any site work the applicant shall install all proposed tree protection fencing. The fencing shall be inspected and approved by Current-Planning prior to commencing any site work The tree protection fencing shall remain in place through the duration of all of the building construction phases,until the final inspection has been passed. If the Builder is different from the Developer or initial applicant: Prior to issuance of building permits,the app licant shall submit site plan drawings indicating the location of the trees that were preserved on the lot during site development, location of tree protection fencing, and a signature of approval from the project arborist regarding the placement and construction techniques to be employed in building the structures. All proposed fprotection fencing shall be installed and inspected prior to commencing construction. The encing shall remain in place through the duration of all of the building construction phases, until the final inspection has been passed. After approval from Current Planning, the tree protection measures may be removed. • The Project Arborist shall submit written reports to Current Planning, at least, once every two weeks,Project initial tree protection zone �I'PZ) fencing,instnllatron, through_ the building construction phases, as he monitors the construction activities and progress. —.This inspection will be to evaluate the tree rotection fencing,determine if the fencing was moved at any point during construction, and determine if any part of the Tree Protection Plan has been violated. These reports must be provided to Current Planning until the final inspection. The reports shall include any changes that occurred to the TPZ as well as the condition and location of the tree protection fencing. If the amount of TPZ was reduced then the Project Arborist shall justify why the fencing was moved and shall certify that the construction activities to the trees did not adversely impact the overall,long-term health and stability of the tree(s). If the reports are not submitted or received by Current Planning at the scheduled intervals, and if it appears the TPZ's or the Tree Protection Plan are not being followed by the contractor or a sub-contractor, the City can stop work on the project until an inspection can be done by Current Planning and the Project Arborist. NOTICE OF DECISION MLP2006-00004/HUSKE PARTITION PAGE 13 OF 20 Prior to a final inspection, the Project Arborist will submit a final certification indicating the elements of the Tree Protection Plan were followed and that all remaining trees on the site are healthy,stable and viable in their modified growing environment. The applicant/owner shall record a deed restriction to the effect that any existing tree greater than 1p2' diameter may be removed only if the tree dies or is hazardous according to a certified arborist. The deed restriction may be removed or will be considered invalid if a tree preserved in accordance with this decision should either die or be removed as a hazardous tree. Visual Clearance Areas (18.795) This Chapter requires that a clear vision area shall be maintained on the corners of all property adjacent to intersecting right-of-ways or the intersection of a public street and a private driveway. A clear vision area shall contain no vehicle, hedge, planting fence, wall structure, or temporary or permanent obstruction exceeding three (3) feet in height The code provides that obstructions that may be located in this area shall be visually clear between three (3) and eight(8) feet in height. Trees may be placed within this area provided that all branches below eight (8) feet are removed. A visual clearance area is the triangular area formed by measuring from the corner, 30-feet along the right of way and along the driveway and connecting these two points with a straight line. FINDING: The site plan shows a clear vision area at the northeast corner of the site, where SW 136th Court intersects with Walnut Lane. While this is suitable for that intersection,the applicant has not shown clear vision mangles for each proposed driveway. CONDITION: The applicant shall show a clear vision triangle for each proposed driveway in accordance with Section 18.795.040.B. Impact Study(18.390) Section 18.360.090 states, "The Director shall make a finding with reseect to each of the following criteria when approving, approving with conditions or denying an application:' Section 18.390.040 states that the applicant shall provide an impact study to quantify the effect of development on public facilities and services. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standard, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with a requirement for public right-of-way dedication, or provide evidence that supports that the real roperty dedication is not roughly proportional to the projected impacts of the development. Section 18.390.040 states that when a condition of approval requires the transfer to the public of an interest in real property,the approval authority shall adopt findings which support the conclusion that the interest in real property to be transferred is roughly proportional to the impact the proposed development will have on the public. The applicant has provided an impact study that quantifies the effect of the proposed partition on the services below: Sewer: All of the proposed parcels will be connected by sewer laterals to the existing 8-inch sewer main located in SW 136th Court. A 10-foot wide private sanitary sewer easement will be provided on the north side of Parcel 2 to provide sewer to Parcel 1. Water: Parcels 1 and 2 will be served from the existing 12-inch water main located in SW Walnut Lane. The existing o me (to remain) on proposed Parcel 3 is currently served, and will continue to be served, from the existing 4-inch main located in SW 136th(Court. Storm Drainage: All surface water from the proposed development will sheet flow to the existing ditches adjacent to SW Walnut Lane and SW 136th Court. These existing ditches will be cleaned and shaped to adequately convey the additional storm water resulting from the development. Inlets currently exist to prevent surface drama e across streets and intersections. The downstream system has been analyzed capacity,for capaci and no downstream deficiencies were identified. Storm water detention is not required,and the applicant will pay a fee in-lieu of water quality treatment. The storm drainage system has been designed to be consistent with City of Tigard and Clean Water Services standards. Parks:The applicant will pay a City parks fee at the time of receiving a buildingpermit. NOTICE OF DECISION MLP2006-00004/HUSKE PARTITION PAGE 14 OF 20 Transportation: The project site has frontage along SW Walnut Lane and SW 136th Court,both of which are classified as local public streets. All three proposed parcels will have direct access to these existing streets. No new streets or access drives are being proposed. The applicant proposes to enter into a restrictive covenant for future street improvements in lieu o} immediate improvements. The applicant will dedicate 2 feet of right-of-way along the entire frontage of the site. As part of the Public Facilities Improvement Permit,the applicant will also construct a 5-foot curb- tight sidewalk Mitigated Costs and Rough Proportionality: The applicant will pay a Washington County Traffic Impact Fee ( IF) at the time of building permits. The TIF is a mitigation measure that is required for new development. Based on a transportation impact study prepared by Mr. David Larson for the A Boy Expansion/Dolan II/'Resolution 95-61,TIF's are expected to recapture 32 percent of the traffic impact of new development on the Collector and Arterial Street system. The applicant will be required to pay TIF's of approximately$3,020 (Effective July 1, 2004) per new dwelling unit. Therefore, the TIF for this proposed development is $6,040 ($3,020 2 new dwelling units). Based on the estimate that total TIF fees cover 32 percent of the impact on major street improvements citywide, a fee that would cover 100 percent of this projects traffic impact is $18,875 ($6,040 -0.32). The difference between the TIF paid, and the full impact, is considered the unmitigated impact on the street system. The unmitigated impact of this project on the transportation system is $12,835 ($18,875- $6,040). The applicant will be required to dedicate additional nght-of-way along SW Walnut Lane and SW 136th Court of approximately 538 square feet. The approximate value of unimproved residentially zoned property is $3.00 per square foot, for a total value of $1,614. The Engineering Department calculated the cost of constructing half street improvements for 120 feet of frontage on SW Walnut Lane to be $10,050 (curb- $2250, paving- $3,300, sidewalk- $4,500). This calculation does not include the cost of the proposed 30-foot shared driveway,which would be constructed regardless of half-street improvements being required. The applicant's total cost of mitigating traffic impacts is $11,664 ($1,614 + $10,050). Based on the analysis below,the required right-of-way dedication and half-street improvements do not exceed the estimated value of the unmitigated impacts. There are $1,171 worth of unmitigated impacts left over. Therefore, the right-of-way dedication andlialf- street improvements are roughly proportional-to the type of development proposed. Estimated Value of Impacts FullImmppact... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... $18,875 Less'lIF Assessment... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... . 6,040 Less Mi tigated Costs. .....11.664 Estimated Value of Unmitigated Impacts PUBLIC FACILITY FACILITY CONCERNS Street And Utility Improvements Standards iSection 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets,sewers,and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a Neighborhood Route with bike lanes to have a 58 foot right -of-way width and 36-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways,underground utilities, street lighting, storm drainage,and street trees. This site lies adjacent to SW Walnut Lane and 136th court, which are classified as Local streets on the City of Tigard p Trans ortation Plan Map. At y there is approximately,25 feet of ROW from centerline, according to the most recent tax assessor's map. he applicant should dedicate the additional ROW to provide 27 feet of ROW from centerline along both street frontages. NOTICE OF DECISION MLP2006-00004/HUSKE PARTITION PAGE 15 OF 20 SW Walnut Lane is currently partially improved. In order to mitigate the impact from this development, the applicant shall construct half-street improvements, matching the curb and sidewalk to the west,terminating at the curb return on 136th Court. It is ro�y,proportional to require these improvements because most of the homes leading up to this development have s' improvements. Also, in order not to exceed rough proportionality, the improvements are only being required along one street frontage. SW 136th Court is currently partially improved. In order to mitigate the impact from this development, the applicant shall enter into a restrictive covenant for future street improvements. Future Street Plan and Extension of Streets: Section 18.810.030.F states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundaries of the proposed land division. This section also states that where it is necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed and a barricade shall be constructed at the end of the street. These street stubs to adjoining properties are not considered to be cul-de-sacs since they are intended to continue as through streets at such time as the adjoining property is developed. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer,the cost of which shall be included in the street construction cost. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub streets in excess of 150 feet in length. There are no opportunities for future streets or street extensions due to pre-existing development and street alignment. Street Alignment and Connections: Section 18.810.030.H.1 states that full street connections with spacing of no more than 530 feet between connections is required except where prevented by barriers such as topography, railroads, freeways, pre- existing developments, lease provisions, easements, covenants or other restrictions existing prior to May 1 1995 which preclude street connections. A full street connection may also be exempted due to a regulated water feature if regulations would not permit construction. Section 18.810.030.H.2 states that all local neighborhood routes and collector streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. Land is considered topographically constrained if the slope is greater than 15% for a distance of 250 feet or more. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. There are no opportunities for street connections due to pre-existing development. In fact,the City of Tigard recently terminated the connection of Walnut Lane with 135th Avenue and Walnut Street. This was done for safety,eliminating the lesser traveled street from the intersection. Cul-de-sacs: 18.810.030.L states that a cul-de-sac shall be no more than 200 feet long, shall not provide access to greater than 20 dwelling units, and shall only be used when environmental or topographical constraints, existing development pattern, or strict adherence to other standards in this code preclude street extension and through circulation: • All cul-de-sacs shall terminate with a turnaround. Use of turnaround configurations other than circular,shall be approved by the City Engineer;and • The length of the cul-de-sac shall be measured from the centerline intersection point of the two streets to the radius point of the bulb,and • If a cul-de-sac is more than 300 feet long, a lighted direct pathway to an adjacent street may be required to be provided and dedicated to the City. 136th Court is an existing cul-de-sac that meets the stated criterion. Grades and Curves: Section 18.810.030.N states that grades shall not exceed ten percent on arterials, 12% on collector streets, or 12% on any other street(except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet). Centerline radii of curves shall be as determined by the City Engineer. 136th Court,a local street,is at about 15% grade for a distance of less than 100 feet,thereby meeting this criterion. NOTICE OF DEQSION MLP2006-00004/HUSKE PARTITION PAGE 16 OF 20 Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of-way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre- existing development or; • For blocks adjacent to arterial streets,limited access highways,major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. No new blocks are being created. Therefore,this criterion does not apply. Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width,unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. None of the proposed parcels has a depth more than 2.5 times the average lot width. The depth of Parcels 1, 2 and 3 are 1.66, 1.54 and 1.64 times the average lot width respectively. Therefore,this criterion is met. Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit,the frontage shall be at least 15 feet. As discusses previously, each parcel has direct access to a local street and exceeds the minimum frontage requirement. Therefore,this criterion is met. Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. Private streets and industrial streets shall have sidewalks on at least one side. The applicant shall construct a 5 foot,curb-tight sidewalk along Walnut Lane. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires.that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management(as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the compre hensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. There is a sewer main line in 136th Court. The applicant's plans indicate they will be removing the sewer lateral that serves the existing home (Parcel 3). A new lateral will be provided,as well as two new laterals for-Parcels 1 and 2. Storm Drainage: General Provisions: Section 18.810.100.A requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area,whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management(as adopted by Clean Water Services in 2000 and including any future revisions or amendments). There are no upstream drainage ways that impact the proposed development. NOTICE OF DEQSION MLP2006-00004/HUSKE PARTITION PAGE 17 OF 20 Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management(as adopted by Clean Water Services in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments result' in an increase of impervious surfaces provide onsite detention facilities,unless the development is located adjacent to-Fanno Creek For those developments adjacent to Fanno Creek,the storm water runoff will be permitted to discharge without detention. The engineer has submitted a stormwater report which includes a downstream analysis. The engineer through analysis, has determined that on-site detention is not.required. The fee-in-lieu of providing detention will be required. The applicant's plans indicate they will be improving the ditch along their 136th Avenue frontage and further downstream on the south side of Walnut Lane. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground,temporary utility service facilities during construction,high capacity electric lines operating at 50,000 volts or above,and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and stone drains installed in streets by the developer,shall be constructed prior to the surfacing of the streets;and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in- lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case-by-case basis. The most common, but not the only such situation is a short frontage development for which under-grounding would result in the placement of additional poles,rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under-grounding. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: The City of T a_rd rovides service in this area. The applicant shall coordinate with the City's Water Department for water service. The following is required: 1 Water services shall be 1 inch; 2 Place water services on property line with Lots 1 and 2;and 3 Show water meter location in half street,with driveway etc.during construction for review. NOTICE OF DECISION MLP2006-00004/HUSKE PARTITION PAGE 18 OF 20 Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. The CWS standards include a provision that would exclude small projects such as residential land partitions. It would be impractical to require an on-site water quality facility to accommodate treatment of the storm water from Parcel 2. Rather, the CWS standards provide that applicants should pay a fee in-lieu of constructing a facility if deemed appropriate. Staff recommends payment of the fee in-lieu on this application. Grading and Erosion Control: CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb one or more acre of land. Address Assignments: The City f Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary(USB). An addressing fee the amount of$50.00 per address shall be assessed. This fee shall be paid to the City prior to final plat approval. Survey Requirements: The applicant's final plat shall contain State Plane Coordinates [NAD 83 (91)] on two monuments with a tie to the City's global positioning system(GPS) geodetic control network(GC 22). These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates the plat shall contain the scale factor to convert round measurements to gnd measurements and the angle from north to gnd north. These coordinates can be established by GPS tie networked to the City's GPS survey. By random traverse using conventional surveying methods. In addition,the applicant's as-built drawings shall be tied to the GPS network The applicant's engineer shall provide the City with an electronic file with points or each structure (manholes,catch basins,water valves,-hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). SECTION VI. OTHER STAFF COMMENTS The City of Tigard Engineering Department has reviewed the proposal. Full comments are included in the land use file ((M1P2006-0000. Findings and conditions of approval are included in the Access, Egress and Circulation (18.705) section and Streets and Utility Improvements (18.810) section of this decision. City of Tigard Building Division has been given the opportunity to comment but has not commented. City of Tigard Police Department has reviewed the proposal and has no objections. City of Tigard Public Works Department has reviewed the proposal and recommended the following: 1 Water services shall be 1 inch; 2 Place water services on property line with Lots 1 and 2•and 3 Show meter location in half street,with driveway etc.during construction for review. RESPONSE: Recommendations have been included in the Public Facility Concerns section of this decision and have been included in the conditions of approval. NOTICE OF DECISION MLP2006-00004/HUSKE PARTITION PAGE 19 OF 20 SECTION VII. AGENCY/OTHER SERVICE PROVIDER COMMENTS Tualatin Valley Fire and Rescue has been given the opportunity to comment,but has not commented. Clean Water Services has reviewed the proposal and submitted general comments and conditions of approval. Full comments are included in the land use file (MLP2006-00004). Conditions of approval have been includedpin the Streets and Utility Improvements (18.810) section of this decision. Beaverton School District has reviewed the proposal and evaluated that the proposed development will have a moderate impact on elementary and middle schools in the district and a negative impact on high schools in the district if the development generates any new high school students. Full comments are included in the land use file (M122006- °0004). RESPONSE:While there are potential impacts on schools,state law does not permit limiting or assessing development for school needs. Washington County Land Development Services reviewed the proposal and had no objections. SECTION VIII. PROCEDURE AND APPEAL INFORMATION Notice: Notice was mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON JANUARY 23,2007 AND BECOMES EFFECTIVE ON FEBRUARY 7,2007 UNLESS AN APPEAL IS FILED. Teal: e 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 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard,Tigard,Oregon 97223. Unless the applicant is the appellant,the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues.properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing,subject to any additional rules of procedure that maybe adopted from time to time by the appellate body THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON FEBRUARY 6,2007. Questions: If you have any questions, please call the City of Tigard Current Planning Division, Tigard City Hall, 13125 SW Hall Boulevard,Tigard,Oregon at(503) 639-4171. _ -- January22,2007 1� ARE 4' ng DATE t Planne "AA January 22,2007 APPRO • B : Richard Be, en..rff DATE Planning . ager NOTICE OF DECISION MLP2006-00004/HUSKE PARTITION PAGE 20 OF 20 Syk40, MIN 1. z et cTV or i =nHo gem j 'O� GEOAPHIC INFOMATION SYSTEM Anti __ . C!414 . ,�r, J ��, `�,.' E VICINITY MAP WO / , c, AI Dols 044 re' i'' •.< i . • W s,, �. 8, am MLP2006-00004 oil 1 4 �� 0111111r#MEMP ♦ o HUSKS I� ��� ♦' � ��0 is �� PARTITION • ■ MO colOIMM 10, Ex II ♦� - 1 Will.WENN 1111111 M z��1�t a wird' istiiii. ' ,,,,■',� < vita rr & e••uNEFF ST IHHEEE� I _ TT '111111 Milo Immo Ow 1 • ■ T ' p _ 1 ME ROSY, •. ' Ir , ' `� ii. _ a � �� ee �r I* obi "I 'll Tlgard Nee Mep 11141k— IS 0 100 200 300 400 500 Feat F. _ ,,„.„,, t"=386 feet /111.1161111.11"alimmtli lipm Mil ili --- i f E.! TIGARD mittillr ' ,�..�1�.w�) Information on this map is for general location ony end t•`.�• slwuld be verified wdh the Development Services Division. - Iii . . ■II 'I �, G ,,11 13125 SW Hal 3d— ._' ■ •._� (503)639-4171 ■■ 1/1 Community Development Plot date: Dec 7,2006;C:\maglc\MAGIC03.AP 1 )4111 • • TAX LOT 9600 TAX LOT 9800 TAX MAP 25 1 0490 i TAX MAP 25 1 NEM TAX LOT 9500 i TAX LOT 9700 TAX MAP 2S 1 0481) TAX MAP 2S 1 0480 ------------- L . p a MINIMUM REQUIRED SETBACKS: ._...___---..._.._. _._. -. .__..........._...._..---• ... R=7 ZONE b to FRONT YARO: • 15 FT• -- I.•molt swur i.vPo- I - 'FRONT GARAGE: • 20 F1 ���-- �n\-r sr mob,"t wvr a>,oI aa.ml _ REM YARD: . 15 FY cI • �,,, -- \,� I SIDE YARD: 5 FT �a -_•-_- :4P--.. -q 1 CORNER SIDE YARD: 10 FT I T'--Z 1 r I— I j • TAX LOT 5400 I Ass i°"-+ DENSITY CALCULATION' sa it taro ally I i 1 ZONE TAX MAP 2S 1 0480 I 1 ti y,/0�,o I I s rr IA I TAX LOT 800 GROSS SITE AREA: 19,285 SF 1 0I. I I 2 I I Al I ru •MAP 25 1 0480 PUBLIC RIGHT-OF-WAY DEDICATION: 542 SF R w MIT ■ 1@ aan■ I I ; I 1 i LOT WITH EXISITNG HOME: 7,925 SF MI sI u.1ti aw I I "caa KIWI I I • NET DEVELOPABLE AREA 10,818 SF (N n.K I41F •SR vM sow _ (nrlfa) I 1 „I! X$ I t_ mm ) ..J L.._---_ _J I I r I • MINIMUM ALLOWABLE LOT AREA= 4,000 SF MINIMUM AVERAGE LOT AREA- 5,000 SF•l• 1 I • P/sw 1 I I MAXIMUM DENSITY: 10,818 SF 5,000 SF = 2.16 = 2 LOTS i ._.._.-......�.__._.. _' _ �". F r 111W R\r MINIMUM DENSITY: 2.16 X 0.80 = 1.73 = 1 LO1 �— __• .- ____ I if\...., innii j I PROPOSED DENSITY: = 2 10T5 + LOT WITH EXISTING HOME = 3 LOTS p ;�- -- • ,•----,. r ARM 77 I ■ e PROPOSED AVERAGE LOt SIZE 6,247 SF• 11/ II 01 % TAX LOT 49001 I ; r p _� _-----_-.--- YAR IMP 25 1 WWI { 3 H I ? VM I. I —JJ -, j • _ I .1%nu I' ` '.'- -.- , I lg TAX LOT 700 ' '�� -!yni -` /�-TAX MAP 25 1 0480 . -i.�- t' m oat rrM aIIW 11/0"1 101M :mn mro MAO ON.I y�y TAX LOT 1n1t" CI Dir I w I }3 fAX MAP 24 1 DIED �� au 8 a•' iir; ', I j E I . Emma TAX LOT 480011 -: I u =a 10 MIT 1ns0mn n 2°ar _________ a !♦ CS 14�2a__F.ISS.r9__iT[F>i.tilola41 TAX MAP 2S 1 Dleo i i ; —me'own wars' Cl iii 71.1 ...• TAX N U.W U I• I I I w .iiiiiwnmemsrmulainraseirrammilra______ ,-U:W N101 • WW1 W1 c\aw11-h 1 Ia 2✓tIT24�24lTT.F'�t['ai'FTi14Ei .P N U35,10 IN I I 'd I I 1 CU 8I�=X11�5161.1 UI T ,- 1 I CI! i12TMI TT Y141ANIUi1'li � I , I i l0-30' c9 co ,II If OAR EWSIONS•. BRf81M • KAN/11 SUPREMO • fO1ETX1PT "'- MO #..l R -- JOB 1a»Ie[11 PRELIMINARY PLAT �•-- •..,.1 > WALNUT LANE PARTITION 1630 AND BUILDING 94.00,17.040 1 \'�"` MOP Nu".0 N.s5.n KO vu.°m,mtm. PREPARED FOR Mara°°xuM[t Mc - --\ N .q i • ro ma,1B,_ SETBACKS PLAN "`1,0,1;'01.;" •,4,,. , s, o..un "AMOR OR hOARD Q ��• %a..+'" 3 OF 16 _ _ 5Ul_.IYJ)°I I4 lo:10.8(11 530 144121a raw,In 1N 02 1104!0, .,ut../fy1. — NOTICE TO MORTGAGEE,LIENHOLDER,VENDOR OR SELLER: THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE, IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER NOTICE OF PENDING 1111 41 LAND USE APPLICATION MINOR LAND PARTITION TIGARD DATE OF NOTICE: December 8,2006 FILE NUMBER: MINOR LAND PARTITION (MLP) 2006-00004 FILE NAME: HUSKS PARTITION REQUEST: The applicant is requesting approval to partition a 19,285-square foot lot into three lots of 5,224 square feet, 5,573 square feet and 7,9-25 square feet for s unree-family homes. The existing single-family home will remain on proposed Parcel 3 (7,925 square feet). LOCATION: 12615 SW 136th Court;Washington County Tax Map 2S 104BD,Tax Lot 500. ZONE: R-7: Medium-Density Residential District. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters: 18.390, 18.420, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.790, 18.795,and 18.810. YOUR RIGHT TO PROVIDE WRITTEN COMMENTS: Prior to the City making any decision on the Application, you are hereby provided a fourteen (14) day period to submit written comments on the application to the City. THE FOURTEEN (14) DAY PERIOD ENDS AT 5:00 PM ON DECEMBER 22, 2006. All comments should be directed to Emily Eng,Assistant Planner(x2712) in the Planning Division at the City of Tigard, 13125 SW Hall Boulevard,Tigard,Oregon 97223. You may reach the City of Tigard by telephone at 503-639-4171 or bye-mail to E mily0 tigard-or.gov ALL COMMENTS MUST BE RECEIVED BY THE CITY OF TIGARD IN WRITING PRIOR TO 5:00 PM ON THE DATE SPECIFIED ABOVE IN ORDER FOR YOUR COMMENTS TO BE CONSIDERED IN THE DECISION- MAKING PROCESS THE CITY OF TIGARD APPRECIATES RECEIVING COMMENTS AND VALUES YOUR INPUT. COMMENTS WILL BE CONSIDERED AND ADDRESSED WITHIN THE NOTICE OF DECISION. A DECISION ON THIS ISSUE IS TENTATIVELY SCHEDULED FOR JANUARY 19, 2007. IF YOU PROVIDE COMMENTS, YOU WILL BE SENT A COPY OF THE FULL DECISION ONCE IT HAS BEEN RENDERED. WRIIIEN COMMENTS WILL BECOME A PART OF THE PERMANENT PUBLIC RECORD AND SHALL CONTAIN THE FOLLOWING INFORMATION: • Address the specific "Applicable Review Criteria" described in the section above or any other criteria believed to be applicable to this proposal; • Raise any issues and/or concerns believed to be important with sufficient evidence to allow the City to provide a response; • Comments that provide the basis for an appeal to the Tigard Hearings Officer must address the relevant approval criteria with sufficient specificity on that issue. FAILURE OF ANY PARTY TO ADL ASS THE RELEVANT APPROVAL CRI i— RIA WITH SUFFICIENT SPECIFICITY MAY PRECLUDE SUBSEQUENT APPEALS TO THE LAND USE BOARD OF APPEALS OR CIRCUIT COURT ON THAT ISSUE. SPECIFIC FINDINGS DIRECTED AT THE RELEVANT APPROVAL CRITERIA ARE WHAT CONSTITUTE RELEVANT EVIDENCE. AFTER THE 14-DAY COMMENT PERIOD CLOSES, THE DIRECTOR SHALL ISSUE A TYPE II ADMINISTRATIVE DECISION. THE DIRECTOR'S DECISION SHALL BE MAILED TO THE APPLICANT AND TO OWNERS OF RECORD OF PROPERTY LOCATED WITHIN 500 FEET OF THE SUBJECT SITE,AND TO ANYONE ELSE WHO SUBMI F1ED WRITTEN COMMENTS OR WHO IS OTHERWISE ENTITLED TO NOTICE. THE DIRECTOR'S DECISION SHALL ADDRESS ALL OF THE RELEVANT APPROVAL CRITERIA. BASED UPON THE CRITERIA AND THE FAG'S CONTAINED WITHIN THE RECORD,THE DIRECTOR SHALL APPROVE,APPROVE WITH CONDITIONS OR DENY THE REQUESTED PERMIT OR ACTION. SUMMARY OF THE DECISION-MAKING PROCESS: • The application is accepted by the City • Notice is sent to property owners of record within 500 feet of the proposed development area allowing a 14-day written comment period. • The application is reviewed by City Staff and affected agencies. • City Staff issues a written decision. • Notice of the decision is sent to the Applicant and all owners or contract purchasers of record of the site; all owners of record of property located within 500 feet of the site, as shown on the most recent property tax assessment roll; any City-recognized neighborhood group whose boundaries include the site; and any governmental agency which is entitled to notice under an intergovernmental agreement entered into with the City which includes provision for such notice or anyone who is otherwise entitled to such notice. INFORMATION/EVIDENCE AVAILABLE FOR REVIEW: The application, written comments and supporting documents relied upon by the Director to make this decision are contained within the record and are available for public review at the City of Tigard Community Development Department. If you want to inspect the file,please call and make an appointment with either the project planner or the planning technicians. Copies of these items may be obtained at a cost of $.25 per page or the current rate charged for this service. Questions regarding this application should be directed to the Planning Staff indicated on the first page of this Notice under the section titled "Your Right to Provide Written Comments." � ' �`i, '.,,' =l,,4/,a 4 VICINITY \LAP crim �,WipI 1 Ii' .' uiIPti4'L Ali P�oo�-0000� , 111��� ," .., ',11�1/Wit•,. f 0 I,_� HLiSKE 111 IP Mill,��•,, ,+�'' �Villain, r ��;� PARTITION• !!1# *L1II . ���II di re a a =ii "'�.-iiit- ii.i*Iimitt$a u11111111111i I:11 Em.!�-�t �� B.iii UM ∎ ∎11 `���11� ,_.4 II mall' arew ":.uu 674 71---w----.2,, 4 � �_g _� ,—...... •al r a am II r. Ida 1141114.1111 111111111.1111111/Illill gin:::El 14 2,--• 1111101 il 1 11.,Hollowev....;. 41,160 - M.l.xxF imirmil nit,•,eloptnent .alto • , 1�:; Yna;;;;% I iik T. NOTICE OF TYPE II DECISION n MINOR LAND PARTITION (MLP) 2006-00004 HUSKE PARTITION TIGARD 120 DAYS =4/4/2007 SECTION I. APPLICATION SUMMARY FILE NAME: HUSKE PARTITION CASE NO: Minor Land Partition(MLP) MLP2006-00004 PROPOSAL: The applicant is requesting approval to partition a 19,285-square foot lot into three lots of 5,224 square feet, 5,573 square feet and 7,925 square feet for single-family homes. The existing single-family home will remain on proposed Parcel 3 (7,925 square feet). APPLICANT: Bruce Baldwin DEVELOPER: Ironwood Homes,Inc. AKS Engineering Attn: Patrick Huske 13910 SW Galbreath Drive,Suite 100 PO Box 981 Sherwood, OR 97140 Sherwood, OR 97140 OWNERS: Patrick and Tamara Lynn Huske 12615 SW 136th Court Tigard, OR 97223 ZONING DESIGNATION: R-7: Medium Density Residential District. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. LOCATION: 12615 SW 136th Court;Washington County Tax Map 2S104BD, Tax Lot 500. PROPOSED PARCEL 1: 5,224 Square Feet PROPOSED PARCEL 2: 5,573 Square Feet PROPOSED PARCEL 3: 7,925 Square Feet APPLICABLE REVIEW CRITERIA: Community Development Code Chapters: 18.390, 18.420, 18.510, 18.705, 18.715, 18.725 18.745, 18.765, 18.790, 18.795,and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request. The findings and conclusions on which the decision is based are noted in the full decision, available at City Hall. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. All documents and applicable criteria in the above-noted file are available for inspection at no cost or copies can be obtained for twentyfive cents (25 ) per page,or the current rate charged for copies at the time of the request. SECTION III. PROCEDURE AND APPEAL INFORMATION Notice: Notice mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON JANUARY 23, 2007 AND BECOMES EFFECTIVE ON FEBRUARY 7, 2007 UNLESS AN APPEAL IS FILED. Appe=Dial-: 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 18.390.040.G.1 may appeal this decision in accordance with Section 18.390.040.G.2 of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard,Tigard,Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues•properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing,subject to any additional rules of procedure that maybe adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON FEBRUARY 6, 2007. I Q estionnss: For further information please contact the Planning Division Staff Planner, Emily Eng at (503) 639-4171, Tigard City Hall, 13125 SW HallBoulevard,Tigard,Oregon 97223. ■ . - —- - - j -Ff - --- li I •P il, - tl. L.. I - VICINITY MAP i ;� ,�� C to <4. i1 ft -. MLP2006-00004 4::.� $, ��� �.� ■ -1't - 4 PARTITION 1, *4 i 1 %I■- '" ,- ,q.-_-] ,.. - I L _ _ -177. :: - 1177_LI irk .. — .4. -0,-,, ..„_. ,,, „..,.,,, ..._.• ,. , • . . . _ ; J - _� _:. A - -_. - - I1 LIT11.__l - 1� 1 t !�• • ---- fi !81LtT--.. -- _-- y••'�`, / .. -_ ,� PIy.;D.7.7000;C MNkVMGIC03 APR P= I . I — --- - - - -I- J - - - - I. T NI 111R $II Attosioal UM I . _ WI WI MIS MN 7113 If 110 11010.1A MU KM 9, 11 1---- z G I ..IM.°w,ap1w i�m1n 1 w. MOM*MO WI°�°.�NI V(WIN DOS•f Iq5 >M_.4 - _ I Cid:,11 - :1 ), ' I J 1 1 1ST"=-a+ A∎41,i1.�i Iii III /O So.m(. wpm PRELIMINARY PLAT •=∎••• ®''—' _ WALMIT LAPS PAFTTRION 11 AND BUID�'q �� �rs.o1 SETBACKS PLAN +CRY'L= IVA Z u REQUEST FOR COMMENTS MEMORANDUM CITY OF TIGARD, OREGON DATE: 1/17/07 TO: Emily Eng, Assistant Planner FROM: Kim McMillan, Development Review Engineer RE: MLP2006-00004 Huske Access Management (Section 18.705.030.H) Section 18.705.030.H.1 states that an access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the City and AASHTO. The engineer has submitted preliminary sight distance certification for the proposed shared driveway location for Parcels 1 and 2. The driveway will be located on Walnut Lane at the common lot line between the two parcels. The speed limit on Walnut Lane is 25 mph which requires a minimum sight distance of 250 feet. The engineer states that the available sight distance was measured to be 253 feet to the west and 468 feet to the east. The engineer also measured the sight distance from the existing driveway on 136th Court and found it to be 153 feet to the north (measurement to the intersection of 136th Court and Walnut Lane) and 52 feet to the south (measurement to the end of the cul-de-sac). The engineer shall submit a final sight distance certification for the shared driveway on Walnut Lane prior to issuance of building permits. Section 18.705.030.H.2 states that driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far from the intersection as possible. ENGINEERING COMMENTS MLP2006-00004 HUSKE PAGE 1 Walnut Lane and 136th Court are both classified as Local Streets, therefore this code section does not apply. Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. The minimum spacing of local streets along a local street shall be 125 feet. Walnut Lane and 136th Court are both classified as Local Streets, but no new local streets are proposed. Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a Local street to have a 54 right-of-way width and 32-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW Walnut Lane and 136th court, which are classified as Local streets on the City of Tigard Transportation Plan Map. At present, there is approximately 25 feet of ROW from centerline, according to the most recent tax assessor's map. The applicant should dedicate the additional ROW to provide 27 feet of ROW from centerline along both street frontages. SW Walnut Lane is currently partially improved. In order to mitigate the impact from this development, the applicant should construct half-street improvements, matching the curb and sidewalk to the west, terminating at the curb return on 136th Court. It is roughly proportional to require these improvements because most of the homes leading up to this development have similar improvements. ENGINEERING COMMENTS MLP2006-00004 HUSKE PAGE 2 Also, in order not to exceed rough proportionality, the improvements are only being required along one street frontage. SW 136th Court is currently partially improved. In order to mitigate the impact from this development, the applicant should enter into a restrictive covenant for future street improvements. Future Street Plan and Extension of Streets: Section 18.810.030.F states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundaries of the proposed land division. This section also states that where it is necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed and a barricade shall be constructed at the end of the street. These street stubs to adjoining properties are not considered to be cul-de-sacs since they are intended to continue as through streets at such time as the adjoining property is developed. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer, the cost of which shall be included in the street construction cost. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub streets in excess of 150 feet in length. There are no opportunities for future streets or street extensions due to pre-existing development and street alignment. Street Alignment and Connections: Section 18.810.030.H.1 states that full street connections with spacing of no more than 530 feet between connections is required except where prevented by barriers such as topography, railroads, freeways, pre-existing developments, lease provisions, easements, covenants or other restrictions existing prior to May 1, 1995 which preclude street connections. A full street connection may also be exempted due to a regulated water feature if regulations would not permit construction. Section 18.810.030.H.2 states that all local, neighborhood routes and collector streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. Land is considered topographically constrained if the slope is greater than 15% for a distance of 250 feet or more. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that ENGINEERING COMMENTS MLP2006-00004 HUSKE PAGE 3 a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. There are no opportunities for street connections due to pre-existing development. In fact, the City of Tigard recently terminated the connection of Walnut Lane with 135th Avenue and Walnut Street. This was done for safety, eliminating the lesser traveled street from the intersection. Cul-de-sacs: 18.810.030.L states that a cul-de-sac shall be no more than 200 feet long, shall not provide access to greater than 20 dwelling units, and shall only be used when environmental or topographical constraints, existing development pattern, or strict adherence to other standards in this code preclude street extension and through circulation: • All cul-de-sacs shall terminate with a turnaround. Use of turnaround configurations other than circular, shall be approved by the City Engineer; and • The length of the cul-de-sac shall be measured from the centerline intersection point of the two streets to the radius point of the bulb, and • If a cul-de-sac is more than 300 feet long, a lighted direct pathway to an adjacent street may be required to be provided and dedicated to the City. 136th Court is an existing cul-de-sac that meets the stated criterion. Grades and Curves: Section 18.810.030.N states that grades shall not exceed ten percent on arterials, 12% on collector streets, or 12% on any other street (except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet). Centerline radii of curves shall be as determined by the City Engineer. 136th Court , a local street, is at about 15% grade for a distance of less than 100 feet, thereby meeting this criterion. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of- way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development or; ENGINEERING COMMENTS MLP2006-00004 HUSKE PAGE 4 • For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. PLANNING Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. PLANNING Lots -Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. PLANNING Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. PLANNING Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. Private streets and industrial streets shall have sidewalks on at least one side. The applicant shall construct a 5 foot, curb-tight sidewalk along Walnut Lane. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. ENGINEERING COMMENTS MLP2006-00004 HUSKE PAGE 5 Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. There is a sewer main line in 136th Court. The applicant's plans indicate they will be removing the sewer lateral that serves the existing home (Parcel 3). A new lateral will be provided, as well as two new laterals for Parcels 1 and 2. Storm Drainage: General Provisions: Section 18.810.100.A requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). There are no upstream drainage ways that impact the proposed development. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. ENGINEERING COMMENTS MLP2006-00004 HUSKE PAGE 6 The engineer has submitted a stormwater report which includes a downstream analysis. The engineer, through analysis, has determined that on-site detention is not required. The fee-in-lieu of providing detention will be required. The applicant's plans indicate they will be improving the ditch along their 136th Avenue frontage and further downstream on the south side of Walnut Lane. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under- grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case- by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under- grounding. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: ENGINEERING COMMENTS MLP2006-00004 HUSKE PAGE 7 Public Water System: The City of Tigard provides service in this area. The applicant will be required to coordinate with the City's Water Department. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. The CWS standards include a provision that would exclude small projects such as residential land partitions. It would be impractical to require an on-site water quality facility to accommodate treatment of the storm water from Parcel 2. Rather, the CWS standards provide that applicants should pay a fee in-lieu of constructing a facility if deemed appropriate. Staff recommends payment of the fee in-lieu on this application. Grading and Erosion Control: CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb one or more acre of land. Since this site is over five acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the site and/or building permit. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). An addressing fee ENGINEERING COMMENTS MLP2006-00004 HUSKE PAGE 8 in the amount of $ 50.00 per address shall be assessed. This fee shall be paid to the City prior to final plat approval. Survey Requirements The applicant's final plat shall contain State Plane Coordinates [NAD 83 (91)] on two monuments with a tie to the City's global positioning system (GPS) geodetic control network (GC 22). These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: • GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. In addition, the applicant's as-built drawings shall be tied to the GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). Recommendations: THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY ONSITE IMPROVEMENTS, INCLUDING GRADING, EXCAVATION AND/OR FILL ACTIVITIES: THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: A Public Facility Improvement (PFI) permit is required for this project to cover any work in the public right-of-way. Six (6) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement (PFI) permit plans shall conform ENGINEERING COMMENTS MLP2006-00004 HUSKE PAGE 9 to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www.tigard-or.gov). The PFI permit plan submittal shall include the exact legal name, address and telephone number of the individual or corporate entity who will be designated as the "Permittee", and who will provide the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. Prior to final plat approval, the applicant shall pay the addressing fee. (STAFF CONTACT: Bethany Stewart, Engineering). The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, indicating that they will construct the following frontage improvements along SW Walnut Lane as a part of this project: A. 5-foot, curb-tight concrete; B. street trees spaced per TDC requirements; and C. driveway apron. A profile of Walnut Lane shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. The applicant shall execute a Restrictive Covenant whereby they agree to complete or participate in the future improvements of SW 136th Court adjacent to the subject property, when any of the following events occur: A. when the improvements are part of a larger project to be financed or paid for by the formation of a Local Improvement District, B. when the improvements are part of a larger project to be financed or paid for in whole or in part by the City or other public agency, C. when the improvements are part of a larger project to be constructed by a third party and involves the sharing of design and/or construction expenses by the third party owner(s) of property in addition to the subject property, or D. when construction of the improvements is deemed to be appropriate by the City Engineer in conjunction with construction of improvements by others adjacent to the subject site. ENGINEERING COMMENTS MLP2006-00004 HUSKE PAGE 10 The applicant shall cause a statement to be placed on the final plat to indicate that the proposed shared driveway will be jointly owned and maintained by the private property owners who abut and take access from it. Any extension of public water lines shall be shown on the proposed Public Facility Improvement (PFI) permit construction drawings and shall be reviewed and approved by the City's Water Department, as a part of the Engineering Department plan review. NOTE: An estimated 12% of the water system costs must be on deposit with the Water Department prior to approval of the PFI permit plans from the Engineering Department and construction of public water lines. An erosion control plan shall be provided as part of the Public Facility Improvement (PFI) permit drawings. The plan shall conform to the "Erosion Prevention and Sediment Control Design and Planning Manual, February 2003 edition." The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the City's global positioning system (GPS) geodetic control network (GC 22) as recorded in Washington County survey records. These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: • GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. Final Plat Application Submission Requirements: A. Submit for City review four (4) paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. B. Attach a check in the amount of the current final plat review fee (Contact Planning/Engineering Permit Technicians, at (503) 639-4171, ext. 2421). C. The final plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. D. The right-of-way dedication for Walnut Lane and 136th Court shall be made on the final plat and provide for 27 feet from centerline. ENGINEERING COMMENTS MLP2006-00004 HUSKE PAGE 11 E. NOTE: Washington County will not begin their review of the final plat until they receive notice from the Engineering Department indicating that the City has reviewed the final plat and submitted comments to the applicant's surveyor. F. After the City and County have reviewed the final plat, submit two mylar copies of the final plat for City Engineer signature (for partitions), or City Engineer and Community Development Director signatures (for subdivisions). THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: Prior to issuance of building permits, the applicant shall provide the Engineering Department with a "photomylar" copy of the recorded final plat. During issuance of the building permit for Parcels 1 and 2, the applicant shall pay the standard water quality and water quantity fees per lot (fee amounts will be the latest approved by CWS). Prior to issuance of building permits, the applicant's engineer shall submit final sight distance certification for the shared driveway for Parcels 1 and 2. ENGINEERING COMMENTS MLP2006-00004 HUSKE PAGE 12 REQUEST FOR COMMENTS' IN DATE: December 8,2006 / R TIGARD TO: Rob Murchison,Public Works Project Engineer FROM: o Ti•and Pla _ -D ivision STAFF CONT CT: Emily Eng,Assistant Pla -r(x2712) Phone: (503) 639-4171 Fax: (503) 684-729 Email: Emilyntigard-or.gov MINOR LAND PARTITION ■ P) 2006-00004 — _ _ ' '1' ITIONQ REQUEST: The aplicant is requesting approval to partition a 19,285-square foot lot into three lots of 5,224 square feet 5,573 square feet and.-7,925 square feet for single-family homes. The existing single-family home will remain on proposed Parcel 3 (7,925 square feet). LOCATION: 12615 SW 136th Court;Washington County Tax Map 2S 104BD, Tax Lot 500. ZONE: R-7: Medium Density Residential District. The R-7 zoning district is designed to accommodate attached single- family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters: 18.390, 18.420, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.790, 18.795,and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: DECEMBER 22, 2006. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions,contact the Tigard Planning Division, 13125 SW Hall Boulevard,Tigard,OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. _ Please refer to the enclosed letter or email. �/ Written comments provided below: Name&Number of Person Commenting: j'A sit„ 7. 1116 CleanWater Services ow coniinitincnt iti clear MEMORANDUM DATE: December 21, 2006 9 FROM: Bill Baechler, Cln Water Services TO: Emily Eng, City of Tigard SUBJECT: Review Comments—MLP 2006-00004 GENERAL COMMENTS • This Land Use Review by Clean Water Services (District)does not constitute approval of storm or sanitary sewer compliance with the NPDES permit held by the District. The District, prior to issuance of any connection permit, must review and approve final construction plans. • All provisions of the development submittal shall be in accordance with Clean Water Services (the District) Design and Construction Standards, Resolution and Order No. 04-09 (R&O 04-09) and the Erosion Prevention and Sediment Control Manual, December 2000 edition. • Final construction plans must be reviewed by CWS for conformance with R&O 04-9 and a Stormwater Connection Permit issued by the District prior to construction. SANITARY SEWER • Each lot in the development shall be provided with a direct gravity service lateral connection to a public sanitary sewer mainline. Each sanitary lateral shall provide service to only one lot. • The engineer shall verify that public sanitary sewer is available to adjacent properties. Extend public sanitary sewer to provide service to adjacent prosperities as required by R&O No. 04-09. STORM DRAINAGE AND WATER QUALITY • Each lot in the development shall be provided with an individual connection to a public storm conveyance. Privately owned and maintained storm sewers serving multiple lots shall not be approved. 2550 SW Hillsboro Highway• Hillsboro, Oregon 97123 Phone:(503)681-3600•Fax:(503)681-3603 •www.CleanWaterServices.org 41111/ 110 • The engineer shall verify that public storm is available to uphill adjacent properties, and extend public storm sewer service, if necessary, as required by R&O No. 04-09. • A hydraulic and hydrological analysis of the existing storm conveyance system in accordance with R&O 04-9 is required. A downstream conveyance analysis is required. The applicant is responsible for mitigating downstream storm conveyance if the existing system does not have the capacity to convey the runoff volume from a 25-year, 24-hour storm event. • The Developer shall provide a public water quality facility to treat all impervious surfaces being constructed or preserved as part of this development. The facility shall be placed in a separate Tract and not part of any buildable lot. Payment of an in-lieu-fee may be approved in accordance with R&O 04-9. SENSITIVE AREA • Applicant shall comply with the conditions set forth in Clean Water Services' Service Provider Letter No. 06-002912, dated September 21, 2006. EROSION CONTROL • An Erosion Control Permit is required. 410 1111 RE QUE ST FOR COMM) . S DATE: December 8,2006 44" T /� IGARD TO: Lee Walker,CleanWater Services/SWM Progra y 4 FROM Qty of Tigard Planning Division e00,6 STAFF CONTACT: Emily Eng,Assistant Planner(x2712) Phone: (503) 639-4171 Fax: (503) 684-7297 Email: Emil Art)ti•and-or.•ov MINOR LAND PARTITION (MLP) 2006-00004 A HUSKE PARTITION< REQUEST: The applicant is requesting approval to partition a 19 285-square foot lot into three lots of 5,224 square feet 5,573 square feet and?925 square feet for single-family homes. The existing single-family remain home will rema on proposed Parcel 3 (7,925 square feet). LOCATION: 12615 SW 136th Court; Washington County Tax Map 2S104BD, Tax Lot 500. ZONE: R-7: Medium-Density Residential District. The R-7 zoning district is designed to accommodate attached single- family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters: 18.390, 18.420, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.790, 18.795,and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: DECEMBER 22, 2006. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions,contact the Tigard Planning Division, 13125 SW Hall Boulevard,Tigard,OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. _ Please contact of our office. Please refer to the enclosed letter or email. Written comments provided below: Name&Number of Person Commenting: �O 23 ��( _ /�- RE QUE ST FOR COMME NTS DATE: December 8,2006 T I CARD TO: Jan Youngquist,Beaverton School District#48 Demographics &Planning Department FROM: City of Tigard Planning Division STAFF CONTACT: Emily Eng,Assistant Planner(x2712) Phone: (503) 639-4171 Fax: (503) 684-7297 Email: E milya tigard-or.gov MINOR LAND PARTITION (MLP) 2006-00004 > HUSKE PARTITION. REQUEST: The applicant is requesting approval to ppartition a 19,285-square foot lot into three lots of 5,224 square feet 5,573 square feet and7,925 square feet for single-family homes. The existing single-famil home home remain on proposed Parcel 3 (7,925 square feet). LOCATION: 12615 SW 136` Court; Washington County Tax Map 2S104BD, Tax Lot 500. ZONE: R-7: Medium Density Residential District. The R-7 zoning district is designed to accommodate attached single- family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters: 18.390, 18.420, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.790, 18.795,and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other mformation available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: DECEMBER 22, 2006. 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. II you have any questions,contact the Tigard Planning Division, 13125 SW Hall Boulevard,Tigard,OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. �C Please refer to the enclosed letter or email. Written comments provided below: (�cavev4-tM Sc1,0,A Name&Number of Person Commenting: J L ti ct f 2 . (�nt J i aK d Sb3- S7/ - 31 `I =la $titj7trfoi Jennifer R. Garland Facilities Planning Coordinator SCHOOL DISTRICT fer_garland @beaverton.kl2.or. us creating pathways to the future for all students 16550 SW Merlo Road•Beaverton, OR 97006 503.591.4319 • Fax 503.591.4484 Service Provider Statement Date: December 13, 2006 Proposed Residential Development: Huske Partition (12615 SW 136th Court, 2S104BD, Tax Lot 00500) (City of Tigard MLP 2006-00004) Proposed Number of Dwellings: Projected Number of Students: Single-family 3 Elementary Level 1 Attached Middle School Level 1 Multiple-family High School Level 0 TOTAL 2 The District has evaluated your proposal for residential development and has projected that the proposed development will produce the following student impact on Beaverton School District: Student Impact: Elementary Level Moderate impact Middle School Level Moderate impact High School Level Negative impact if development generates any high school students This analysis is based on the District's data on the capacity, current enrollment, projected student impact of approved yet unbuilt dwellings, and the impact of this request for service with regard to the schools within whose boundaries this proposal is located. Please be aware that this analysis is based on current school boundaries; these boundaries are subject to change. Due to rapid residential growth, the District has ongoing concerns regarding the cumulative impact of residential development on school capacities. The District will continue to monitor population and enrollment forecasts, as well as track all proposed and approved residential developments in order to anticipate significant impact on schools. Please refer to the attached data showing the District's total capacity less the current enrollment, student impact of the currently approved residential dwellings, and the resulting status of capacity. Also, please refer to the definitions of the variables used in this calculation. Service Statement valid for 90 days 4 A /AL--j / /3/o l / Lv Jennifer R. Garland Date Facilities Planning Coordinator Page 1 of 2 ASSESSMENT OF DATA Elementary Middle School High School Total 2005 Available Capacity 17,785 8,121 9,583 Less Sept. 30, 2005 actual enrollment 16,479 8,253 11,167 Less future student impact of approved dwellings 1,133 500 542 Remaining Capacity or Capacity Deficit 173 -632 -2,126 VARIABLES DEFINED AND USED IN THIS CALCULATION: Capacity District capacity is determined by using Board approved "Objective Criteria for Determining School Capacity". The capacity criteria are included in the School Facility Plan, which was approved by the School Board in June 2002. The School Facility Plan, which was required for O.R.S. 195.110 compliance, is on file at District offices. The District's capacity stated below includes current permanent capacity, the increased capacity as provided by the November 2000 bond, and portable classrooms currently owned by the District. Capacity dedicated to self-contained special education programs has been deducted. Elementary Level Middle School Comprehensive District Total Level High Schools Total Capacity 17,785 *8,121 *9,583 *35,489 *Does not include capacity at options schools. Enrollment in those programs is based on student and parent election to participate. Enrollment Elementary Middle School High School Special District Total Level Level Level Education Enrollment Sep. 30, 2005 16,479 8,253 11,167 526 36,425 Net Approved (Unoccupied) Residential Dwellings/Projected Students (As of September 2005) The following is the number of residential dwellings within Beaverton School District that have been approved by the city/county jurisdictions serving the District that were unbuilt or never occupied as of September 2005. Single-family dwellings approved 2,299 Attached dwellings approved 3,344 Multiple-family dwellings approved 856 TOTAL APPROVED DWELLINGS 6,499 Based on factors currently used by the District, the following number of students would be projected from the number of approved dwellings listed above. Projected Elementary Students 1,133 Projected Middle School Students 500 Projected High School Students 542 TOTAL STUDENTS PROJECTED 2,175 Page 2 of 2 WASH CO LAND DEV. Fax:503-846-2908 RE' Dec 22 2006 15:20 P. 01 • RE QUE ST FOR AI.COM1VIE NIP§EIVED DATE: December 8,2006 DEC 12 2006 ■ Land Deve lapmerit Se .and use& Transportation TO: StTve Conway, Washinb t Qn~ounty Dept, of Land Use &Transportation D FROM: C .P Division STAFF CONTACT: Emily Eng.Assis ant_Planner(x2712) Phone: (503) 639-4171 Fax: (503) 684-7297 Email: Emilyatigard-or,gov MINOR LAND PARTITION (MLP) 2006-00004 > HUSKE PARTITION< REQUEST: 'lie app cant is requesting approv. to partition a 19,` -square oot of into t -e ots o 5,2 4 square eet 5,573 square feet and 7,925 square feet for sin le-famil homes. The existing single-family home will remain on propose Parcel 3 (7,925 square feet). LOCATION: 12615 SW 136'x' Court; Washington County Tax Map 2S 104BD, Tax Lot 500. ZONE: R-7: Medium-Density Residential District. The R-7 zoning district is designed to accommodate attached single- family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parr and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters: 18.390, 18.420, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.790, 18.795, and 18.81C. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the roposal in the near future. If you wish to comment on this application, W� NEE UR COMMENTS BACK BY: DECE.MBEE).� 22, 2006. You may use the space provided below or attach a separate letter to return your comments. I soy are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm our comments in writing as soon as possible. If you have any questions,contact the Tigard Planning Division, 13125 SW Hall Boulevard,Tigard,OR 97223. PL ASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter or email. Written comments provided below: Name&Number of Person Commenting; r G I > k. '‘Th C /LD - � REQUEST FOR COMMENTS • 11 IN • DATE: December 8,2006 T I GARD TO: Jim Wolf,Tigard Police Department Crime Prevention Officer FROM: City of Tigard Planning Division STAFF CONTACT: Emily Eng,Assistant Planner(x2712) Phone: (503) 639-4171 Fax: (503) 684-7297 Email: Emilyatigard-or.gov MINOR LAND PARTITION (MLP) 2006-00004 ➢ HUSKE PARTITION.< REQUEST: The applicant is requesting approval to partition a 19,285-square foot lot into three lots of 5,224 square feet 5,573 square feet and-7,925 square feet for single-family homes. The existing single-family home will remain on proposed Parcel 3 (7,925 square feet). LOCATION: 12615 SW 136th Court;Washington County Tax Map 2S104BD, Tax Lot 500. ZONE: R-7: Medium-Density Residential District. The R-7 zoning district is designed to accommodate attached single- family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 scuare feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are aso permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters: 18.390, 18.420, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.790, 18.795,and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: DECEMBER 22, 2006. 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. II you have any questions,contact the Tigard Planning Division, 13125 SW Hall Boulevard,Tigard,OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter or email. Written comments provided below: Name&Number of Person Commenting: ,, REQUEST FOR COMMENTS DATE: December 8,2006 T I GARD TO: PER ATTACHED FROM: City of Tigard Planning Division STAFF CONTACT: Emily Eng,Assistant Planner(x2712) Phone: (503) 639-4171 Fax: (503) 684-7297 Email: E milye tigard-or.gov MINOR LAND PARTITION (MLP) 2006-00004 > HUSKE PARTITION.< REQUEST: The applicant is requesting approval to partition a 19,285-square foot lot into three lots of 5,224 square feet 5,573 square feet and-7,925 sgimre feet for siin single-family homes. The existing single-family home will remain on proposed Parcel 3 (7,925 square feet). LOCATION: 12615 SW 136th Court; Washington County Tax Map 2S104BD, Tax Lot 500. ZONE: R-7: Medium Density Residential District. The R-7 zoning district is designed to accommodate attached single- family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters: 18.390, 18.420, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.790, 18.795,and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: DECEMBER 22, 2006. 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. II you have any questions,contact the Tigard Planning Division, 13125 SW Hall Boulevard,Tigard,OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter or email. Written comments provided below: Name&Number of Person Commenting: -Y OF TIGARD REQUEST FOR '')MMENTS }� NOTIFICATt.,r. LIST FOR LAND USE & COMMUNITY DE1. _JPMENT APPLICATIONS FILE NOS.: M (, `f2tx ',-- (i FILE NAME: st (�cx,, d1'h*rr CITIIEN INVOLVEMENT TEAMS 14-DAY PENDING APPLICATION NOTICE TO INTERESTED PARTIES OF AREA: ❑Central ❑East ['South NcIest CITY OFFICES LONG RANGE PLANNING/Ron Bunch,Planning Mgr. _COMMUNITY DVLPMNT.DEPT./Planning-Engineering Techs. ,.POLICE DEPT./Jim Wolf,Crime Prevention Officer BUILDING DIVISION/Mark(residential)Brian(commercial) [ENGINEERING DEPT./Kim McMillan,Dvipmnt.Review Engineer _PUBLIC WORKS/Matt Stine,Urban Forester _CITY ADMINISTRATION/Cathy Wheatley,City Recorder ',PUBLIC WORKS/Rob Murchison,Project Engineer _PLANNING COMMISSION(+11 sets) -I PLANNER—POST PROJECT SITE 10 BUSINESS DAYS PRIDITTO A PUBLIC HEARING! _HEARINGS OFFICER(+2 sets) SPECIAL DISTRICTS — TUAL.HILLS PARK&REC.DIST.#lt‘ TUALATIN VALLEY FIRE&RESCUE* _ TUALATIN VALLEY WATER DISTRICT* X,.CLEANWATER SERVICES Planning Manager North Division Administrative Office Lee Walker/SWM Program 15707 SW Walker Road John K.Dalby,Deputy Fire Marshall PO Box 745 155 N.First Avenue Beaverton,OR 97006 14480 SW Jenkins Road Beaverton,OR 97075 Hillsboro,OR 97124 Beaverton,OR 97005-1152 LOCAL AND STATE JURISDICTIONS CITY OF BEAVERTON • _ CITY OF TUALATIN * _OR.DEPT.OF FISH&WILDLIFE _OR.DIV.OF STATE LANDS Planning Manager Planning Manager Devin Simmons,Habitat Biologist Melinda Wood(wLUN Fora,Required) — Steven Sparks,Dev.Svcs Manager 18880 SW Martinazzi Avenue North Willamette Watershed District 775 Summer Street NE,Suite 100 PO Box 4755 Tualatin,OR 97062 18330 NW Sauvie Island Road Salem,OR 97301-1279 Beaverton,OR 97076 Portland,OR 97231 OR.PUB.UTILITIES COMM. METRO-LAND USE&PLANNING * _OR.DEPT.OF GEO.&MINERAL IND. 550 Capitol Street NE _ CITY OF DURHAM * 600 NE Grand Avenue 800 NE Oregon Street,Suite 5 Salem,OR 97310-1380 City Manager Portland,OR 97232-2736 Portland,OR 97232 17160 SW Upper Boones Fry.Rd. _ Bob Knight,Data Resource center IZCA) _US ARMY CORPS.OF ENG. Durham,OR 97224 _ Paulette Allen,Growth Management Coordinator _OR.DEPT.OF LAND CONSERV.&DVLP. Kathryn Harris(Maps scws Letter only) _ Mel Huie,Greenspaces Coordinator(CPA/ZOA) Larry French(Comp.Plan Amendments only) Routing CENWP-OP-G —CITY OF KING CITY* _ Jennifer Budhabhatti,Regional Planner(Wetlands) 635 Capitol Street NE,Suite 150 PO Box 2946 City Manager _ C.D.Manager,Growth Management Services Salem,OR 97301-2540 Portland,OR 97208-2946 15300 SW 116th Avenue King City,OR 97224 WASHINGTON COUNTY * OR.DEPT.OF ENERGY(Powe,ines In Area) _OR.DEPT OF AVIATION(Monopole Towers) Dept.of Land Use&Transp. Bonneville Power Administration Tom Highland,Planning 155 N.First Avenue —CITY OF LAKE OSWEGO* Routing TTRC-Attn: Renae Ferrera 3040 25th Street,SE Suite 350,MS 13 Planning Director PO Box 3621 Salem,OR 97310 Hillsboro,OR 97124 PO Box 369 Portland,OR 97208-3621 *Steve Conway(General Apps.) Lake Oswego,OR 97034 _Gregg Leion(CPA) _ OR.DEPT.OF ENVIRON.QUALITY(DEQ) ODOT,REGION 1 * _Brent Curtis(CPA) _CITY OF PORTLAND (Notdyfor Wetlands and Polenlial Environmental Impacts) _Development Review Coordinator _Doria Mateja(zcA)MS 14 Planning Bureau Director Regional Administrator _Carl Torland, Right-of-Way Section(vacations) _Sr.Cartographer(C,.ZCA)MStx 1900 SW 4'5 Avenue,Suite 4100 2020 SW Fourth Avenue,Suite 400 123 NW Flanders _Jim Nims,surVeyortZCA)MS15 Portland,OR 97201 Portland,OR 97201-4987 Portland,OR 97209-4037 OR.PARKS&REC.DEPT. —WA.CO.CONSOL.COMM.AGNCY _ODOT,REGION 1 -DISTRICT 2A* _ODOT,RAIL DIVISION STATE HISTORIC Dave Austin(wcccA)"911"1Monopu,.Towers' Sam Hunaidi,Assistant District Manager (Notify if ODOT R/R-Hwy.Crossing is Only Access to Land) PRESERVATION OFFICE PO Box 6375 6000 SW Raab Road Dave Lanning,Sr crossing safety Specialist (Notify if Property Has HO Overlay) Beaverton,OR 97007-0375 Portland,OR 97221 555-13th Street,NE,Suite 3 725 Sumner Street NE,Suite C Salem,OR 97301-4179 Salem,OR 97301 UTILITY PROVIDERS AND SPECIAL AGENCIES 7 its 7 1,/g:11 _PORTLAND WESTERN R/R,BURLINGTON NORTHERN/SANTA FE R/R,OREGON ELECTRIC R/R(Burlington Northern/Santa Fe R/R Predecessor) Bruce Carswell,President&General Manager 1200 Howard Drive SE Albany,OR 97322-3336 _SOUTHERN PACIFIC TRANS.CO.R/R _METRO AREA COMMUNICATIONS 'COMCAST CABLE CORP. _TRI-MET TRANSIT DVLPMT. Clifford C.Cabe,Construction Engineer Debra Palmer(Annexations Only) Gerald Backhaus is a Halo,Area conmc, (If Project is within'G Mile of a Transit Route) 5424 SE McLoughlin Boulevard Twin Oaks Technology Center 14200 SW Brigadoon Court Ben Baldwin,Project Planner Portland,OR 97232 1815 NW 169th Place,S-6020 Beaverton,OR 97005 710 NE Holladay Street Beaverton,OR 97006-4886 Portland,OR 97232 PORTLAND GENERAL ELECTRIC k NW NATURAL GAS COMPANY M VERIZON (MC030533) _XQWEST COMMUNICATIONS Ken Gutierrez,Svc:Design Consultant Scott Palmer,Engineering Coord. Brandon Kahler,Engineering Lynn Smith,Eng.ROW Mgr. 9480 SW Boeckman Road 220 NW Second Avenue 20575 Vonnewmann Dr.,Suite 150 8021 SW Capitol Hill Rd,Rm 110 Wilsonville,OR 97070 Portland,OR 97209-3991 Beaverton,OR 97075-1100 Portland,OR 97219 _TIGARD/TUALATIN SCHOOL DIST.#23J.XBEAVERTON SCHOOL DIST.#48 4COMCAST CABLE CORP. COMCAST CABLE COMMUNIC. Ten Brady.Administrative Offices Jan Youngquist,Demographics Alex Silantiev isee Map fa Area Caiuco Diana Carpenter,0o n rna,,5 of.W1 6960 SW Sandburg Street 16550 SW Merlo Road 9605 SW Nimbus Avenue,Bldg. 12 10831 SW Cascade Avenue Tigard,OR 97223-8039 Beaverton,OR 97006-5152 Beaverton,OR 97008 Tigard,OR 97223-4203 * INDICATES AUTOMATIC NOTIFICATION IN COMPLIANCE WITH INTERGOVERNMENTAL AGREEMENT IF WITHIN 500'OF THE SUBJECT PROPERTY FOR ANY/ALL CITY PROJECTS (Project Planner Is Responsible For Indicating Parties To Notify). h:\patty\masters\Request For Comments Notification List doc (UPDATED: 8-Nov-06) MAILING RECORDS City of Tigard, Oregon 13125 SW Hall Blvd. • Tigara, JR 97223 AFFIDAVIT OF MAILING - TIGAI: D I, Patricia L. Lunsford, being first duly sworn/affirm, on oath depose and say that I am a Senior Administrative Specialist for the City of Tigard,Washington County, Oregon and that I served the following: {Qrck App. Box(s)Bcba) © NOTICE OF PENDING LAND USE DECISION FOR MLP2006-00004/HUSKE PARTITION AMENDED NOTICE (File No./Name Reference) [Si City of Tigard Planning Director A copy of the said notice being hereto attached,marked Exhibit"A",and by reference made a part hereof,was mailed to each named person(s) at the address(s) shown on the attached list(s),marked Exhibit"B",and by reference made a part hereof,on December 8,2006,and deposited in the United States Mail on December 8,2006,postage prepaid. IN\ � / (Person that Prep. -• otice) STATE OF OREGON County of Washington ss. City of Tigard Subscribed and sworn/affirmed before me on the 31 S day of MI ,2003. j � ;. OFFICIAL SEnL 1 DIANE M JELDERKB t1 `1 CO 2Ei;t1ON NO.373021 MY COMMISSION EXPIRES SEPT.25,2007 , 66,a/PLOW /ii/V4) NOTARY PUBLIC •' ' GON My Commission E . ._ : Phone: 503.639.4171 • Fax: 503.684.7297 • www.tigard-or.gov • TTY Relay: 503.684.2772 . . EXHIBIT A. NOTICE TO MORTGAGEE,LIENHOLDER,VENDOR OR SELLER: THE TIGARD DEVELOPMENT ODDE REQUIRES THAT IF YOU RECEIVE THIS NOTICE, IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER NOTICE OF PENDING LAND USE APPLICATION MINOR LAND PARTITION TIGARD DATE OF NOTICE: December 8,2006 FILE NUMBER: MINOR LAND PARTITION (MLP) 2006-00004 FILE NAME: HUSKE PARTITION REQUEST: The applicant is requesting approval to artition a 19,285-square foot lot into three lots of 5,224 square feet, 5,573 square feet and 7,925 square feet for single-family homes. The existing single-family home will remain on proposed Parcel 3 (7,925 square-feet). LOCATION: 12615 SW 136th Court;Washington County Tax Map 2S 104BD,Tax Lot 500. ZONE: R-7: Medium Density Residential District. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters: 18.390, 18.420, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.790, 18.795,and 18.810. YOUR RIGHT TO PROVIDE WRITTEN COMMENTS: Prior to the City making any decision on the Application, you are hereby provided a fourteen (14) day period to submit written comments on the application to the City. THE FOURTEEN (14) DAY PERIOD ENDS AT 5:00 PM ON DECEMBER 22, 2006. All comments should be directed to Emily Eng,Assistant Planner(x2712) in the Planning Division at the City of Tigard, 13125 SW Hall Boulevard,Tigard,Oregon 97223. You may reach the City of Tigard by telephone at 503-639-4171 or bye-mail to Emily @ tgard-or.gov ALL COMMENTS MUST BE RECEIVED BY THE CITY OF TIGARD IN WRITING PRIOR TO 5:00 PM ON THE DATE SPECIFIED ABOVE IN ORDER FOR YOUR COMMENTS TO BE CONSIDERED IN THE DECISION- MAKING PROCESS THE CITY OF TIGARD APPRECIATES RECEIVING COMMENTS AND VALUES YOUR INPUT. COMMENTS WILL BE CONSIDERED AND ADDRESSED WITHIN THE NOTICE OF DECISION. A DECISION ON THIS ISSUE IS TENTATIVELY SCHEDULED FOR JANUARY 19, 2007. IF YOU PROVIDE COMMENTS, YOU WILL BE SENT A COPY OF THE FULL DECISION ONCE IT HAS BEEN RENDERED. WRI"1.1EN COMMENTS WILL BECOME A PART OF THE PERMANENT PUBLIC RECORD AND SHALL CONTAIN THE FOLLOWING INFORMATION: • Address the specific "Applicable Review Criteria" described in the section above or any other criteria believed to be applicable to this proposal; • Raise any issues and/or concerns believed to be important with sufficient evidence to allow the City to provide a response; • Comments that provide the basis for an appeal to the Tigard Hearings Officer must address the relevant approval criteria with sufficient specificity on that issue. FAILURE OF ANY PARTY TO ADDR THE RELEVANT APPROVAL CRITE_ _1 WITH SUFFICIENT SPECIFICITY MAY PRECLUDE SUBSEQUENT APPEALS TO THE LAND USE BOARD OF APPEALS OR CIRCUIT COURT ON THAT ISSUE. SPECIFIC FINDINGS DIRECTED AT THE RELEVANT APPROVAL CRITERIA ARE WHAT CONSTITUTE RELEVANT EVIDENCE. AFTER THE 14-DAY COMMENT PERIOD CLOSES, THE DIRECTOR SHALL ISSUE A TYPE II ADMINISTRATIVE DECISION. THE DIRECTOR'S DECISION SHALL BE MAILED TO THE APPLICANT AND TO OWNERS OF RECORD OF PROPERTY LOCATED WITHIN 500 FEET OF THE SUBJECT SITE,AND TO ANYONE ELSE WHO SUBMI TI D WRITTEN COMMENTS OR WHO IS OTHERWISE ENTITLED TO NOTICE. THE DIRECTOR'S DECISION SHALL ADDRESS ALL OF THE RELEVANT APPROVAL CRITERIA. BASED UPON THE CRITERIA AND THE FAGIS CONTAINED WITHIN THE RECORD,THE DIRECTOR SHALL APPROVE,APPROVE WITH CONDITIONS OR DENY THE REQUESTED PERMIT OR ACTION. SUMMARY OF THE DECISION-MAKING PROCESS: • The application is accepted by the City • Notice is sent to property owners of record within 500 feet of the proposed development area allowing a 14-day written comment period. • The application is reviewed by City Staff and affected agencies. • City Staff issues a written decision. • Notice of the decision is sent to the Applicant and all owners or contract purchasers of record of the site; all owners of record of property located within 500 feet of the site, as shown on the most recent property tax assessment roll; any City-recognized neighborhood group whose boundaries include the site; and any governmental agency which is entitled to notice under an intergovernmental agreement entered into with the City which includes provision for such notice or anyone who is otherwise entitled to such notice. INFORMATION/EVIDENCE AVAILABLE FOR REVIEW: The application, written comments and supporting documents relied upon by the Director to make this decision are contained within the record and are available for public review at the City of Tigard Community Development Department. If you want to inspect the file,please call and make an appointment with either the project planner or the planning technicians. Copies of these items may be obtained at a cost of $.25 per page or the current rate charged for this service. Questions regarding this application should be directed to the Planning Staff indicated on the first page of this Notice under the section titled "Your Right to Provide Written Continents." I !f ' i an n� ,II .� ' VICINITY'MAP i� ��� �ILP ft;ifilm E= I A _Ili w� in Il lit 1.1 11/iia 11 lI1 0111111 wily I. 111111P"411111114 ' ri . • I Vid N il kIi' ii'ii-' Ia . �oo mo bo �o �,...,ram Rpm ,,,,,,N,,.air'�A 22: h . -..•..., TIGARP..41141 4 1111111111111•41P4I- mty a_ebpment •of date •.c . t t. MagicUMMA 1913 Bruce Baldwin EXHIBIT , AKS Engineering MLP2006-00004 13910 SW Galbreath Drive,Suite 100 HUSKE PARTITION Sherwood, OR 97140 Patrick&Tamara Lynn Huske 12615 SW 136th Court Tigard, OR 97223 Ironwood Homes, Inc. Attn:Patrick Huske PO Box 981 Sherwood, OR 97140 • 2S104BA-12000 2S104BA-05100 ABDELJAWAD ZAKI& BEAMAN TERI SAIDAM AZIZA 13685 SW MARCIA DR 13518 SW MARCIA DR TIGARD,OR 97223 TIGARD,OR 97223 2S1048A-13500 2S104BA-13000 ACOBA WAYNE A&KRISTI L BECK JASON S&MICHELLE M 13741 SW MARCIA DR 13758 SW MARCIA DR TIGARD,OR 97223 TIGARD,OR 97223 2S1048A-12900 2S104AC-12600 AFSHAR BRIAN S& BECKHAM GARVE&MARILYN NAVAHI SOUDABEH JT LIVING TRUST 13732 SW MARCIA DR BY GARVE/MARILHN BECKHAM TRS TIGARD,OR 97223 12620 SW 135TH AVE TIGARD,OR 97223 2S104BD-01000 2S10480-02100 ALEXANDER MARION TR BENETTI MARCO A&SALLY A ALEXANDER DOMINIQUE TR 13650 SW FERN ST 12645 SW 135TH AVE TIGARD,OR 97223 TIGARD,OR 97223 2S104BD-05200 2S104BA-13900 ALLEY BARRY A BENZ ROBERT H&SHIRLEY 13788 SW WALNUT LN 13642 SW NORTHVIEW DR TIGARD,OR 97223 TIGARD,OR 97223 2S1046D-00900 2S1048A-13100 ALULA BERHANU B BERGEY BRUCE&CAROLYN 13540 SW WALNUT LN 7700 SW RIVER RD TIGARD,OR 97223 HILLSBORO,OR 97123 2S104BD-04800 2S104BD-00800 ATWOOD JEFFREY P&B J BROWN DONALD B& 13728 SW ROSY CT NORTON-BROWN KATHLEEN A TIGARD,OR 97223 13590 SW WALNUT LN TIGARD,OR 97223 25104BD-06900 2S1048A-04900 BARRETT GORDON W&MELISSA J CAPISTRANO THERESA BLANCO& 13800 SW FERN ST ANTHONY TUYEN TIGARD,OR 97223 13810 SW MARCIA DR • TIGARD,OR 97223 2S104AC-03400 2S104BA-11800 BARTLETT KEVI A/STACI J CASE MARK&PATRICIA R 12543 SW 134TH AVE 13515 SW LIDEN TIGARD,OR 97223 TIGARD,OR 97223 2S104BA-15300 2S104BA-13400 BASHIR MOHAMMAD S CHAN KWAN CHUNG&JACKIE 13534 SW LIDEN DR 13763 SW MARCIA DR TIGARD,OR 97223 TIGARD,OR 97223 • 2S104BA-12400 2S104BD-05700 CHILDERS DANIEL J& DIANA K FLOREY FRANCIS BRADLEY& 13630 SW MARCIA DR KATHLEEN MARIE TIGARD, OR 97223 13805 SW WALNUT LN TIGARD,OR 97223 2S104BD-02300 2S104BA-12100 CLARKE JOHN A&NANCY J GENTILE RAYMONT C III 54966 MALLARD DR 13544 SW MARCIA DR BEND, OR 97707 TIGARD, OR 97223 2S104BD-02102 2S104AC-03200 C K HN A&NANCY J HARP JOHN& DEBORAH 54 LLARD DR 12487 NW 134TH AVE ND,OR 7707 TIGARD,OR 97223 2S1048D-09800 2S104BD-01300 CLEM RICHARD R&BETTE J HAVILAND RANDALL S TR& 13555 SW WALNUT LN HAVILAND LEUEEN M TIGARD, OR 97223 13625 SW FERN ST TIGARD,OR 97223 2S1048D-02000 2S104BA-12600 COLBY ROBERT W& HO WILLIAM& COLBY SUSAN Y HO REBECCA HUONG 13720 SW FERN ST 13674 SW MARCIA DR TIGARD, OR 97223 TIGARD,OR 97223 2S104BD-09500 2S104BD-01601 COLEMAN MIKE G&CORY D HOFFMAN PAUL RUSSELL 13635 SW WALNUT LN 13985 SW FERN ST TIGARD, OR 97223 TIGARD, OR 97223 2S104BA-12200 2S104BD-06100 CRAIG ANDREW S HOLTHAUS ROBERT A 13566 SW MARCIA DR 12643 SW 138TH AVE TIGARD,OR 97223 TIGARD,OR 97223 2S104B0-07100 2S104BA-04800 DDR DEVELOPMENT LLC HUSTLER MICHAEL C&EUSTOLIA I 14295 SW WOODHUE ST 13858 SW MARCIA DR TIGARD, OR 97224 TIGARD, OR 97223 2S104BD-06500 25104BD-06700 ELGGREN DAVID ANTHONY& JACKSON GREGORY ELGGREN COLLEEN R 12755 SW 138TH AVE 12739 SW 138TH AVE TIGARD,OR 97223 TIGARD, OR 97223 2S104BD-00401 2S1046D-02400 FLEISHMAN HERMAN JAQUESS MARK&JEWEL PO BOX 19633 13530 SW FERN ST PORTLAND, OR 97280 TIGARD, OR 97223 • 25104BD-00700 2S104BD-05500 JENSEN NORMAN S&JUDIE L LAMBERT MARK A&JENNIFER A 13455 NE SCHUYLER ST 13759 SW WALNUT LN PORTLAND,OR 97230 TIGARD,OR 97223 2S104BD-00100 2S104B0-01200 JOHANSSON MARTIN L JOAN LAMORA SHIRLEY A TR AND 13535 SW WALNUT LN WILES NICOLETTE YVONNE TIGARD, OR 97223 13585 SW FERN ST TIGARD,OR 97223 2S104BD-05800 2S104BA-14900 JOHNSON THEODORE R& LEE CHING LIN JUDY A& 13621 SW NORTHVIEW DR NICOLETTI DEBRA L TIGARD,OR 97223 13827 SW WALNUT LN TIGARD, OR 97223 2S104BD-04400 2S104BD-09700 KAPLAN DANIEL& LEE GLORIA MANN ALLA 13585 SW WALNUT LN 12774 SW 138TH TIGARD,OR 97223 TIGARD, OR 97223 2S104BA-15100 2S104BA-14800 KHEIRABADI MASOUD LEE SAMUEL M&KRISTY Y 13510 SW LIDEN DR 13633 SW NORTHVIEW DR TIGARD, OR 97223 TIGARD,OR 97223 2S104AC-03300 2S104BA-15000 KOSHIKAWA TAKASHI/KIMI LEE THANH& BY PERFORMANCE PROPERTIES HUANG LIU ATTN: MOLLY 13609 SW NORTHVIEW DR PO BOX 1496 TIGARD,OR 97223 LAKE OSWEGO,OR 97035 2S104BD-05600 2S104BA-12700 KUSCHKE FRIEDHELM 0&WALTRAUD MALONEY ERIK M&TRICIA L 13791 SW WALNUT LN 13690 SW MARCIA DR TIGARD, OR 97223 PORTLAND,OR 97223 2S104BD-01100 2S104BD-05400 KVISTAD RODERICK MARVIN RANDALL A& EUNICE KERSTIENS-MARVIN HELEN A 13535 SW FERN 13724 SW WALNUT LN TIGARD, OR 97223 TIGARD,OR 97223 2S104BA-13800 2S104AC-12700 LAM BINH& MCGINLEY CHERYL M LAM HOA TRAN& 12640 SW 135TH AVE LAM NGUYEN TIGARD,OR 97223 13626 NW NORTHVIEW TIGARD, OR 97223 2S104BD-01900 2S104BD-06300 LAMB CHARLES B AND ZADA M MENSAH TETE 13770 SW FERN ST 12687 SW 138TH AVE TIGARD, OR 97223 PORTLAND, OR 97223 2S104BA-13700 2S104BD-04200 MERCER MICHAEL R&LISA A RIZK MARK G&BARBARA J 13614 SW NORTHVIEW DR 13725 SW FERN ST TIGARD,OR 97223 TIGARD,OR 97223 2S104BD-04600 2S104B0-01400 MONTGOMERY BRUCE& ROMAN CATHOLIC ARCHBISHOP OF BURDETT DIANA L PORTLAND IN OREGON 13774 SW ROSY CT 2838 E BURNSIDE TIGARD,OR 97223 PORTLAND,OR 97214 2S104BD-02200 2S104BD-04300 NATHMAN CHRISTINE P& ROSENBLOOM TRENT R&MINELBA B PARISI BERARDINO 13749 SW FERN ST 13640 SW FERN ST TIGARD,OR 97223 PORTLAND,OR 97223 2S104BA-13300 2S104BD-04900 NIKZAD ABBAS&HELEN ROY SHUBHRO&MITALI 13787 SW MARCIA DR 10487 SW NORTH DAKOTA ST#1 TIGARD,OR 97223 TIGARD,OR 97223 2S104BA-13200 2S104BD-06400 NOSLER DOUGLAS K&TERESA L SAGUN JUDITH R& 13794 SW MARCIA DR MONTGOMERY KERRY D TIGARD,OR 97223 12701 SW 138TH AVE PORTLAND,OR 97223 2S1046A-13600 2S104BD-05100 ONG SIONG YONG& SALVATION ARMY THE KHAMSONE PO BOX 8798 13725 SW MARCIA DR PORTLAND,OR 97208 TIGARD,OR 97223 2S104BD-06000 2S104BA-11900 OSTROW DINO S SILVER TIMOTHY&CHAN FU 12621 SW 138TH AVE 13503 SW LIDEN DR TIGARD,OR 97223 TIGARD,OR 97223 2S1048A-12800 2S104AC-12800 PERRY THUY& SINCLAIR WILLIAM D& PERRY CHRISTOPHER DOROTHY U 13710 SW MARCIA DR 12660 SW 135TH AVE TIGARD,OR 97223 TIGARD,OR 97223 2S104BD-07000 2S10413A-12500 PHELPS STEPHEN&SUSAN STANESCU EMANIOL&FLORENTINA 13796 SW FERN ST 13656 SW MARCIA DR TIGARD,OR 97223 TIGARD,OR 97223 25104B0-00500 2S104BD-05900 QUINN MICHAEL P&JEAN L STEADMAN KATERINA N 12615 SW 136TH CT 13830 SW WALNUT LN TIGARD,OR 97223 TIGARD,OR 97223 2S104BA-04700 25104BA-05000 SUTHERLAND KEVIN M& WEBER RONALD&LYDIA SANDRA L 13823 SW MARCIA DR 13884 SW MARCIA DR TIGARD,OR 97223 TIGARD,OR 97223 2S104BD-04500 2S104BD-06600 TAI JED&ARONA WEISENBORN DENNIS R&JACKIE L 13790 SW ROSY CT 13829 SW FERN ST TIGARD,OR 97223 TIGARD,OR 97223 2S104BD-04700 2S104BD-05300 TAYLOR JONATHAN W WEST JEFFREY T&KAREN R 13752 SW ROSY CT 13756 SW WALNUT LN TIGARD,OR 97223 TIGARD,OR 97224 2 104BD-06800 2S104BD-06200 TI D OF WHELAN JENNIFER A 131 HALL BLVD 12665 SW 138TH AVE ARD,OR 97223 TIGARD,OR 97223 2 104BD-07300 2S104BD-00600 TI D OF WHITAKER EVAN E AND 1312 HALL BLVD BETTY M T ARD, 97223 12665 SW 136TH CT TIGARD,OR 97223 2 104BD-0726• 2S104BA-12300 TIC •RD ' OF WILCOX JASON 131 W HALL BLVD 13588 SW MARCIA DR T' AR. OR 97223 TIGARD,OR 97223 104BA-164 2S104BD-09600 TI R ITY OF WILDEY JOSEPH A&HOLLY ANN 131 SW HALL BLVD 13615 SW WALNUT LN ARD, R 97223 TIGARD,OR 97223 2S104BD-05000 2S104BD-01600 TOFTE DANI&ERIC WILLIAMS DONNEL AND 13763 SW ROSY CT STEPHANIE S CO-TRUSTEES TIGARD,OR 97223 13865 SW FERN TIGARD,OR 97223 2S104BA-15200 TRINCHERO PAUL H& TRINCHERO H BARBARA 13522 SW LIDEN DR TIGARD,OR 97223 2S104BD-02500 VIESTENZ KERRY D&JANICE L 13570 SW FERN ST TIGARD,OR 97223 Charlie and Larie Stalzer 14781 SW Juliet Terrace Tigard, OR 97224 Craig Smelter PO Box 1467 Tualatin, OR 97062 Harold and Ruth Howland 13145 SW Benish Tigard, OR 97223 Kevin Hogan 14357 SW 133rd Avenue Tigard, OR 97224 Gretchen Buehner 13249 SW 136th Place Tigard, OR 97224 CPO 4B Holly Shumway, Chair 14535 SW Woodhue Street Tigard, OR 97224 Beverly Froude 12200 SW Bull Mountain Road Tigard, OR 97224 Barry Albertson 15445 SW 150th Avenue Tigard, OR 97224 John Frewing 7110 SW Lola Lane Tigard, OR 97223 CPO 4B 16200 SW Pacific Highway, Suite H242 Tigard, OR 97224 CITY OF TIGARD - WEST INTERESTED PARTIES log. I of 11 fi:\curoln\setup\labels\CIT West.docl UPDATED: 21-Seo-04 ErAFFIDAVIT OF MAILING I, Patricia L. Lunsford, being first duly sworn/affirm, on oath depose and say that I am a Senior Administrative Specialist for the City of Tigard, Washington County,Oregon and that I served the following: {(lick App,apriae BmQs)Below) © NOTICE OF DEQSION FOR MLP2006-00004/HUSKE PARTITION (F)le No/Name Reference) ❑ AMENDED NOTICE ® City of Tigard Planning Director A copy of the said notice being hereto attached,marked Exhibit"A",and by reference made a part hereof,was mailed to each named person(s) at the address(s) shown on the attached list(s),marked Exhibit"B",and by reference made a part hereof,on January23,2007,and deposited in the United States Mail on January 23,2007,postage prepaid. i 111Y4IX _ /4/414A-d-4 _ V DriCb (Person thaNMT.P Notice) STATE OF OREGON County of Washington ss. City of Tigard Subscribed and sworn/affirmed before me on the _ 315F day of ().c c car ,200g ..,..)I .0„%^�-�'- OFFICIAL SEAL. 9 DIANE M JELDERKS ) 9 ` NOTARY PUBLIC-OREGON f) t) COMMISSION NO.373021 ( MY COMMISSION EXPIRES SEPT 25,2007 9 1 / OCIA1U_ V PY •� NOTARY UBLI OREGON My Commission E �s: EXHIBIT A NOTICE OF TYPE II DECISION ET! MINOR LAND PARTITION (MLP) 2006-00004 HUSKE PARTITION 120 DAYS =4/4/2007 SECTION I. APPLICATION SUMMARY FILE NAME: HUSKE PARTITION CASE NO: Minor Land Partition(MLP) MLP2006-00004 PROPOSAL: The applicant is requesting approval to partition a 19,285-square foot lot into three lots of 5,224 square feet, 5,573 square feet and 7,925 square feet for single-family homes. The existing single-family home will remain on proposed Parcel 3 (7,925 square feet). APPLICANT: Bruce Baldwin DEVELOPER: Ironwood Homes,Inc. AKS Engineering Attn:Patrick Huske 13910 SW Galbreath Drive,Suite 100 PO Box 981 Sherwood,OR 97140 Sherwood,OR 97140 OWNERS: Patrick and Tamara Lynn Huske 12615 SW 136th Court Tigard, OR 97223 ZONING DESIGNATION: R-7: Medium-Density Residential District. The R-7 zo district is designed to accommodate attached single-family homes, detached single-family with or without accessory residential units,at a minimum lot size of 5,000 square fet,and duplexes,at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. LOCATION: 12615 SW 136th Court;Washington County Tax Map 2S104BD,Tax Lot 500. PROPOSED PARCEL 1: 5,224 Square Feet PROPOSED PARCEL 2: 5,573 Square Feet PROPOSED PARCEL 3: 7,925 Square Feet APPLICABLE REVIEW CRITERIA: Community Development Code Chapters: 18.390, 18.420, 18.510, 18.705, 18.715, 18.725 18.745, 18.765, 18.790, 18.795,and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request subject to certain conditions. The findings and conclusions on which the decision is based are noted in Section V. NOTICE OF DECISION MLP2006-00004/HUSKE PARTITION PAGE 1 OF 20 CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY ONSITE IMPROVEMENTS, INCLUDING DEMOLITION, GRADING, EXCAVATION AND/OR FILL ACTIVITIES: applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the CURRENT PANNING DIVISION, ATTN: EMILY ENG (503) 718-2712. The cover letter shall clearly identify where in the submittal the required information is found: 1. The applicant shall provide a tree protection plan defining standards and methods that will be used by the applicant to protect trees during and after construction. The applicant shall submit the tree rotection plan to Current Planning and also include it with construction drawings-tor the PH permit and building permits. 2. Prior to any site work the applicant shall install all proposed tree protection fencing. The fencing shall be inspected and approved by Current Planning prior to commencing any site work. The tree protection fencing shall remain in place through the duration of all of the building construction phases, until the final inspection has been passed. If the Builder is different j'erent from the developer or initial applicant: Prior to issuance of building permits the applicant shall submit site plan drawings indicating the location of the trees that were preserved on the lot during site development,location of tree protection fencing,and a signature of approval from the project arborist regarding the placement and construction techniques to be employed in building the structures. All proposed protection fencing shall be installed and inspected prior to commencing construction. The fencing shall remain in place through the duration of all of the building construction phases, until the final inspection has been passed. After approval from Current Planning,the tree protection measures may be removed. 3. The Project Arborist shall submit written reports to Current Planning, at least, once every two weeks, from initial tree protection zone ('1PZ) fencing installation, through the building construction phases, as he monitors the construction activities and progress. This inspection will be to evaluate the tree protection fencing,determine if the fencing was moved at any point during construction, and determine if any part of the Tree Protection Plan has been violated. These reports must be provided to Current Planning until the final inspection. The reports shall include any changes that occurred to the TPZ as well as the condition and location of the tree protection fencing. If the amount of TPZ was reduced then the Project Arborist shall justify why the fencing was moved, and shall certify that the construction activities to the trees did not adversely impact the overall,long-term health and stability of the tree(s). If the reports are not submitted or received by Current Planning at the scheduled intervals, and if it appears the TPZ's or the Tree Protection Plan are not being followed by the contractor or a sub-contractor, the City can stop work on the project until an inspection can be done by Current Planning and the Project Arborist. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the CURRENT PLANNING DIVISION, ATTN: EMILY ENG (503) 718-2712. The cover letter shall clearly identify where in the submittal the required information is found: 4. The applicant shall plant street trees along the frontage of SW Walnut Lane and SW 136th Court. Prior to a PFI permit, the applicant shall submit a street tree plan. One copy shall go to Planning and one copy to Engineering. Size and spacing of street trees shall be as stated in Code Section 18.745.040.C2. The applicant shall choose street trees listed in the City's Street Tree Planting List. 5. The applicant/owner shall record a deed restriction to the effect that any existing tree greater than 12" diameter may be removed only if the tree dies or is hazardous according to a certified aborist. The deed restriction may be removed or will be considered invalid if a tree preserved in accordance with this decision should either die or be removed as a hazardous tree. 6. The applicant shall revise the site plan to show all proposed driveways in accordance with 18.705.1. The revised plan shall show a clear vision triangle for each proposed driveway in accordance with Section 18.795.040.B. NOTICE OF DECISION MLP2006-00004/HUSKE PARTITION PAGE 2 OF 20 The applicant shall prepare a cover letter and submit it, along with any su orting documents and/or plans that address the 'following requirements to the ENGINEERING -EPARTMENT, ATTN: 1UM MCMILLAN 503-639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal the required information is found: 7. A Public Facility Improvement (PFI) permit is required for this roject to cover any work in the public right- of-way. Six (6) sets of detailed public improvement plans shall-be submitted for review to the Engineering Department. NOTE:these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement (PHI) permit plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www.tigard-or.gov). 8. The PFI permit plan submittal shall include the exact legal name, address and telephone number of the individual or corporate entity who will be designated as the "Permittee", and who will provide the financial assurance for the public improvements. For example,specify if the entity is a corporation,limited partnership, LLC,etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. 9. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. 10. Prior to final plat approval,the applicant shall pay the addressing fee. (STAFF CONTACT: Bethany Stewart, Engineering). 11. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility InTrovement permit, indicating that they will construct the following frontage improvements along SW Wut Lane as a part of this project: A. Five-foot(5-ft),curb-tight concrete sidewalk; B. Street trees spaced per'1DC requirements;and C Driveway apron. 12. A profile of Walnut Lane shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. 13. The applicant shall execute a Restrictive Covenant whereby they agree to complete or participate in the future improvements of SW 136th Court adjacent to the subject property,when any of the following events occur: A. When the improvements are part of a larger project to be financed or paid for by the formation of a Local Improvement District; B. When the improvements are part of a larger project to be financed or paid for in whole or in part by the City or other public agency, C When the improvements are part of a larger project to be constructed by a third party and involves the sharing of design and/or construction expenses by the third party owner(s) of property in addition to the subject property;or D. When construction of the improvements is deemed to be appropriate by the City Engineer in conjunction with construction of improvements by others adjacent to the subject site. 14. The applicant shall record an easement for joint use and maintenance of the proposed shared driveway for Parcels 1 and 2. 15. Any extension of public water lines shall be shown on the proposed Public Facility Improvement (PH) permit construction drawings and shall be reviewed and approved by the City's Water Department, as a part of the Engineering Department plan review. The following is required: 1 Water services shall be 1 inch; 2 Place water services on property line with Lots 1 and 2;and 3 Show water meter location in half street,with driveway etc.during construction for review. NOTE: An estimated 12% of the water system costs must be on deposit with the Water De artment prior to approval of the PH permit plans from the Engineering Department and construction of public water lines. NOTICE OF DECISION MLP2006-00004/HUSKE PARTITION PAGE 3 OF 20 16. An erosion control plan shall be provided as part of the Public Facility Improvement (PFI) permit drawings. The plan shall conform to the Erosion Prevention and Sediment Control Design and Planning Manual, February 2003 edition." 17. The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the City's global positioning system (GPS) eodetic control network (GC 22) as recorded in Washington County survey records. These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by. • GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. 18. Final Plat Application Submission Requirements: A. Submit for City review four (4) paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon and necessary data or narrative. B. Attach a check in the amount of the current final plat review fee (Contact Planning/Engineering Permit Technicians,at(503) 639-4171,ext.2421). G The final plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05),Washington County,and by the City of Tigard. D. The right-of-way dedication for Walnut Lane and 136th Court shall be made on the final plat and provide for 27 feet from centerline. E. NOTE: Washington County will not begin their review of the final plat until they receive notice from the Engineering Department indicating that the City has reviewed the final plat and submitted comments to the applicant's surveyor. F. After the City and County have reviewed the final plat, submit two mylar copies of the final plat for City Engineer signature (for partitions), or City Engineer and Community Development Director signatures (for subdivisions). THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF SITE OR BUILDING PERMITS: The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the ENGINEERING DEPARTMENT, ATTN: KIM MCMILLAN 503-639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal the required information is found: 19. Prior to issuance of building permits, the applicant shall provide the Engineering Department with a "photomylar" copy of the recorded final plat. 20. During issuance of the building.permit for Parcels 1 and 2, the applicant shall pay the standard water quality and water quantity fees per lotee amounts will be the latest approved by CWS). 21. Prior to issuance of building permits the applicant's engineer shall submit final sight distance certification for the shared driveway for Parcels 1 and 2. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO A FINAL INSPECTION: The applicant shall contact the CURRENT PLANNING DIVISION,EMILY ENG(503) 718-2712: 22. The Project Arborist shall submit a final certification indicating the elements of the Tree Protection Plan were followed and that all remaining trees on the site are healthy, stable and viable in their modified growing environment. 23. A member of the planning staff will visit the site to ensure that the development is in conformance with this decision. NOTICE OF DECISION MLP2006-00004/HUSKE PARTITION PAGE 4 OF 20 THIS APPROVAL IS VALID IF EXERCISED WITHIN EIGHTEEN (18) MONTHS OF THE EFFECTIVE DATE OF THIS DECISION NOTED UNDER THE PROCESS AND APPEAL SECTION OF THIS DECISION. SECTION III. BACKGROUND INFORMATION Site Information and Proposal Description: The site of the proposed partition is located at the southwest corner of SW 136th Court and SW Walnut Lane. The 0.44-acre site has a slope of less than 50% and consists mostly of grass and scattered trees. A single-family home and one small shed are located at the south side of the site. The home was built in 1971. No previous land use decisions are related to this site. The applicant proposes to divide the lot into three lots of 5,224 square feet, 5,573 square feet and 7,925 square feet for detached single-family homes. The existing home will remain on proposed Parcel 3 (7,925 square feet) and the small shed will be removed. SECTION IV. PUBLIC COMMENTS Staff sent notice to all property owners within 500 feet of the subject property and received no comments. SECTION V. APPLICABLE REVIEW CRITERIA AND FINDINGS Land Partitions (18.420) Approval Criteria (18.420.050.A): 1.The proposed partition complies with all statutory and ordinance requirements and regulations; The proposed partition complies or can be made to comply with all statutory and ordinance requirements and regulations as demonstrated by the analysis contained within this administrative decision and through the imposition of conditions of approval. Provided all conditions of approval are satisfied as part of the development and building process,this criterion is met. 2.There are adequate public facilities available to serve the proposal; Public facilities are discussed in detail later in this decision under Street & Utility Improvement Standards (Chapter 18.810). Based on the analysis provided therein,adequate public facilities are available to serve the proposal. Therefore, this cnterion is met. 3.All proposed improvements meet City and applicable agency standards;and The ublic facilities and proposed improvements are discussed in the Public Facility Concerns section of this decision. Conditions of approval will ensure that all proposed improvements meet City and agency standards. Improvements will be reviewed as part of the permit process and during construction, at which time the appropriate review authority will ensure that City and applicable agency standards are met. Based on the analysis in this decision, this criterion is met. 4. All proposed lots conform to the specific requirements below: (a) The minimum width of the building envelope area shall meet the lot requirement of the applicable zoning district. Parcels 1, 2 and 3 have building envelope area widths of 55.90 feet, 60 feet and 71 feet respectively. The minimum width in the R-7 zone is 50 feet. Therefore,the proposed partition meets this criterion. NOTICE OF DECISION MLP2006-00004/HUSKE PARTITION PAGE 5 OF 20 • (b) The lot area shall be as required by the applicable zoning district. In the case of a flag lot, the accessway may not be included in the lot area. Parcels 1, 2 and 3 have lot areas of 5,224 square feet, 5,573 square feet and 7,925 square feet respectively and neither is a flag lot. he minimum lot size in the R-7 zone is 5,000 square feet. Therefore, the proposed partition meets this criterion. (c) Each lot created through the partition process shall front a public right-of-way by at least 15 feet or have a legally recorded minimum 15-foot wide access easement. Parcel 1 has 55.90 feet of frontage on SW Walnut Lane. Parcel 2, a corner lot, has 147.45 feet of frontage on SW Walnut Lane and SW 136th Court. Parcel 3 has 65.83 feet of frontage on SW 136th Court. Therefore, each created lot will front a public right-of-way by at least 15 feet. (d) Setbacks shall be as required by the applicable zoning district. Setbacks will meet minimum requirements,as shown on the site plan and indicated later in this decision. (e) When the partitioned lot is a flag lot, the developer may determine the location of the front yard, provided that no side yard is less than 10 feet. Structures shall generally be located so as to maximize separation from existing structures. None of the lots are flag lots. Therefore,this criterion does not apply. (f) A screen shall be provided along the property line of a lot of record where the paved drive in an accessway is located within ten feet of an abutting lot in accordance with Sections 18.745.040. Screening may also be required to maintain privacy for abutting lots and to provide usable outdoor recreation areas for proposed development. The applicant does not propose a paved drive in an accessway. Each parcel will have direct access to a local street. In addition, there will be no driveways abutting the property line of a lot of record. Therefore, this criterion does not apply. (g) The fire district may require the installation of a fire hydrant where the length of an accessway would have a detrimental effect on fire-lighting capabilities. The fire district has not indicated any issues with the length of any accessways. Each parcel will have direct access to a local public street. Therefore,there is no accessway that would have a detrimental effect on fire-fighting capabilities. A fire hydrant on SW 136th Court can serve all proposed parcels. Therefore,this criterion does not apply. (h) Where a common drive is to be provided to serve more than one lot, a reciprocal easement which will ensure access and maintenance rights shall be recorded with the approved partition map. The applicant proposes a common driveway for Parcels 1 and 2 and has been conditioned to record an easement for joint use and maintenance. 5.Any access way shall comply with the standards set forth in Chapter 18.705,Access,Egress and Circulation. As shown in a subsequent section of this decision, all but one of the applicable access, egress and circulation standards have been met. A condition has been required later in this decision to bring the partition into full compliance. 6. Where landfill and/or development is allowed within or adjacent to the one-hundred year floodplain, the city shall require consideration of the dedication of sufficient open land area for greenway adjoining and within the floodplain. This area shall include portions at a suitable elevation for the construction of a pedestrian/bicycle pathway with the floodplain in accordance with the adopted pedestrian/bicycle pathway plan. The proposed partition is not adjacent to or in the one-hundred year floodplain. The nearest floodplain is more than '/ mile away from the partition site. The highest elevation of the nearest floodplain is 185 feet. The lowest elevation of the partition site is 310 feet. Therefore,this criterion does not apply. NOTICE OF DECISION MLP2006-00004/HUSKE PARTITION PAGE 6 OF 20 • 7. An application for a variance to the standards prescribed in this chapter shall be made in accordance with Chapter 18.370,Variances and Adjustments. The applications for the partition and variance(s)/adjustment(s) will be processed concurrently. The applicant does not request a variance. Therefore,this criterion does not apply. FINDING: All approval criteria for the proposed partition have been met or can be met by satisfying conditions of approval. Residential Zoning Districts (18.510) Development standards in residential zoning districts are contained in Table 18.510.2. Below is a comparison of the development standards and the proposed dimensions: DEVELOPMENT STANDARDS and PROPOSED DIMENSIONS STANDARD R-7 Parcel 1 Parcel 2 Parcel 3 Minimum Lot Size -Detached unit 5,000 sq.ft. 5,244 sq.ft. 5,573 sq.ft. 7,925 sq.ft. -Duplexes 10,000 sq.ft. -Attached unit Average Minimum Lot Width -Detached unit lots 50 ft. 55.90 ft. 60 ft. 71 ft. -Duplex lots 50 ft. NA NA NA -Attached unit lots 40 ft. NA NA NA Maximum Lot Coverage 80% 49% 52% 32% Minimum Setbacks -Front yard 15 ft. 15 k 15 ft. 15 ft. - Side facing street on corner&through lots 10 ft. NA 10 ft NA - Side yard 5 ft. 5 ft. 5 ft. 5 ft. -Rear yard 15 ft. 15 ft. 15 ft. 15 ft. - Side or rear yard abutting more restrictive zoning district 30 ft. NA NA NA -Distance between property line and front of garage 20 ft. 20 ft. 20 ft. 20 ft. - Side Yard Setbacks for Flag Lots [TDC 10 ft. NA NA NA 18.420.050(A)(4)(e)] Maximum Height _ 35 ft. _ Can bet met Can bet met Can bet met Minimum Landscape Requirement 20% At least 20% At least 20% At least 20% FINDING: As shown in the comparison table above, development standards have been met or can be met. In particular, the height of the proposed single-family homes will be enforced prior to receiving a building permit. Access,Egress and Circulation(18.705) Chapter 18.705 establishes standards and regulations for safe and efficient vehicle access and egress on a site and Tor general circulation within the site. General Provisions (18.705.030): A. Continuing obligation of property owner. The provisions and maintenance of access and egress stipulated in this title are continuing requirements for the use of any structure or parcel of real property in the City. The applicant proposes a shared driveway for Parcels 1 and 2. The applicant has been conditioned to record an easement for joint use and maintenance of the shared driveway. B.Access plan requirements. No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. The applicant has submitted a site plan showing how access, egress and circulation requirements will be fulfilled. Therefore,this criterion is met. NOTICE OF DECISION MLP2006-00004/HUSKE PARTITION PAGE 7 OF 20 C.Joint access. Owners of two or more uses, structures, or parcels of land may agree to utilize jointly the same access and egress when the combined access and egress of both uses, structures, or parcels of land satisfies the combined requirements as designated in this title, provided: Satisfactory legal evidence shall be presented in the form of deeds, easements, leases or contracts to establish the joint use; and Copies of the deeds, easements,leases or contracts are placed on permanent file with the City. As stated before,the applicant proposes a shared driveway for Parcels 1 and 2. The applicant has been conditioned to record an easement for joint use and maintenance of the shared driveway. D.Public street access. All vehicular access and egress as required in Sections 18.705.030H and 18.705.030I shall connect directly with a public or private street approved by the City for public use and shall be maintained at the required standards on a continuous basis. Each proposed lot will have a driveway with direct access to existing local streets (SW Walnut Lane and SW 136th Court). Sections 18.705.030.H and I have been met,as shown later in this section. Therefore,this criterion is met. E. Curb Cuts. Curb cuts shall be in accordance with Section 18.810.030N. Curb cuts shall be in accordance with 18.810.030.N and will be reviewed prior to PH permit issuance. Therefore, this criterion will be met. F. Required walkway location. On-site pedestrian walkways shall comply with the standards in 18.705.030.F.1 through 4. The walk-way criteria apply to commercial, institutional, industrial and multi-family uses. The proposed partition is for single-family detached homes. Therefore,the walkway requirements do not apply. G. Inadequate or hazardous access. (1) Ap plications for building permits shall be referred to the Commission for review when, in the opinion of the Director, the access proposed would cause or increase existing hazardous traffic conditions; or would provide inadequate access for emergency vehicles; or would in any other way cause hazardous conditions to exist which would constitute a clear and present danger to the public health,safety and general welfare. The Director has not determined the proposed accesses would require review by the Commission. Therefore, this criterion does not apply. (2) Direct individual access to arterial or collector streets from single-family dwellings and duplex lots shall be discouraged. Direct access to major collector or arterial streets shall be considered only if there is no practical alternative way to access the site. Neither SW Walnut Lane or SW 136th Court are arterial or collector streets. Therefore,this criterion does not apply. (3) In no case shall the design of the service drive or drives require or facilitate the backward movement or other maneuvering of a vehicle within a street, other than an alley. Single-family and duplex dwellings are exempt from this requirement. No service drive is proposed or required. Therefore,this criterion does not apply. H.Access Management (1) An access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT,Washington County,the City and AASHTO. The applicant's engineer has submitted a preliminary sight distance certification for the proposed shared driveway location for Parcels 1 and 2. The driveway will be located on Walnut Lane at the common lot line between the two parcels. The speed limit on Walnut Lane is 25 mph which requires a minimum sight distance of 250 feet. The engineer states that the available sight distance was measured to be 253 feet to the west and 468 feet to the east. The engineer NOTICE OF DECISION MLP2006-00004/HUSKE PARTITION PAGE 8 OF 20 also measured the sight distance from the existing driveway on 136th Court and found it to be 153 feet to the north (measurement to the intersection of 136th Court and Walnut Lane) and 52 feet to the south (measurement to the end of the cul-de-sac). The engineer shall submit a final sight distance certification for the shared driveway on Walnut Lane prior to issuance of building permits. (2) Driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shallbe 150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway.The setback may be greater depending upon the influence area, as determined from City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical,the driveway shall be placed as far from the intersection as possible. SW Walnut Lane is a local street that dead-ends at SW 135th Avenue,a neighborhood route. SW 136th Court is a cul-de- sac. The nearest intersection on SW Walnut Lane is with SW 138th Avenue, a local street. Therefore, none of the proposed driveways are in the influence area of a collector or arterial. (3) The minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of)driveways and streets along an arterial shall be 600 feet. The proposed driveways are not on collectors. No new streets are proposed. Therefore, this criterion does not apply. (4) The minimum spacing of local streets along a local street shall be 125 feet. No new streets are proposed. This criterion does not apply. I. Minimum Access Requirements for Residential Use (1) Vehicular access and egress for single-family, duplex or attached single-family dwelling units on individual lots and multi-family residential uses shall not be less than as provided in Table 18.705.1 and Table 18.705.2; Table 18.705.1 states that the minimum vehicular access and egress for single-family dwelling units on individual lots shall be one, 10-foot paved driveway within a 15-foot-wide accessway. The site plan does not show any driveways on the proposed individual lots,but the applicant indicates each lot will have direct access to the street. The applicant also indicates Parcels 1 and 2 will have a shared driveway, however the applicant is not required to provide a shared driveway. Prior to approval of the final plat, the applicant shall revise the site plan to show all proposed driveways in accordance with Table 18.705.1. (2) Vehicular access to multi-family structures shall be brought to within 50 feet of the ground floor entrance or the ground floor landing of a stairway, ramp,or elevator leading to the dwelling units; The proposed use is single-family. Therefore,this criterion does not apply. (3) Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform Fire Code. The applicant does not propose an access drive. Each proposed lot will have direct access to the street. Therefore,this criterion does not apply. (4) Access drives in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus by one of the following: a circular, paved surface having a minimum turn radius measured from center point to outside edge of 35 feet or a hammerhead-configured,paved surface with each leg of the hammerhead having a minimum depth of 40 feet and a minimum width of 20 feet. The maximum cross slope of a required turnaround is 5%. As explained in(3) above,this criterion does not apply. NOTICE OF DECISION MLP2006-00004/HUSKE PARTITION PAGE 9 OF 20 FINDING: The access, egress and circulation standards have mostly been met. The following condition will ensure that all criteria are met. CONDITION: Prior to approval of the final plat, the applicant shall revise the site plan to show the proposed driveways in accordance with 18.705.1. Density Computations (18.715) Section 18.715.020 provides density calculation formulas. Number of dwelling units is determined by the following: A. Definition of net development area. Net development area, in acres, shall be determined by subtracting the following land area(s) from the gross acres, which is all of the land included in the legal descnption of the property to be developed: 1. All sensitive land areas 2. All land dedicated to the public for park purposes; 3. All land dedicated for public rights-of-way. 4. All land proposed for private streets;and 5. A lot of at least the size required by the applicable base zoning district, if an existing dwelling is to remain on the site. The applicant provided the following calculation for net developable area: Gross site area: 19,284 SF Public ROW dedication: - 542 SF Lot with existing home: - 7,925 SF Net developable area: 10,817 SF B. Calculating maximum number of residential units. To calculate the maximum number of residential units per net acre,divide the number of square feet in the net acres by the minimum number of square feet required for each lot in the applicable zoning district. The maximum number of residential units in addition to the existing home is 2,as shown below: 10,817 SF/5,000 SF =2.16 units =2 units C. Calculating minimum number of residential units. As required by Section 18.510.040, the minimum number of residential units per net acre shall be calculated by multiplying the maximum number of units determined in Subsection B above by 80% (0.8). The minimum number of additional residential units is 1,as shown below: 2.16 units x 0.8 = 1.73 units = 1 unit FINDING: The proposed partition complies with the density pennitted by the Code. Environmental Performance Standards (18.725): The City's environmental performance standards regulate noise,visible emissions,vibration, odors, glare and heat, and insects and rodents. In addition to the regulations adopted in this chapter, each use, activity or operation within the City of Tigard shall comply with the applicable state and federal standards pertaining to noise, odor and discharge of matter into the atmosphere, ground, sewer system or stream. Compliance with state, federal and local environmental regulations is the continuing obligation of the property owner and operator. The applicant indicates that the proposed partition will comply with the environmental performance standards where applicable to residential development. Evidence of compliance will be provided upon request. Concerning noise, the appplicant indicates that the proposed partition is regulated by the Municipal Code and compliance is the continuing obligation of the property owner. Vibration, odors, glare and heat are not typical of residential development, but the applicant indicates compliance will be the continuing obligation of the property owner. Lastly, the applicant indicates that service by Pride Disposal should keep insects and rodents from being attracted to the site. A service provider letter NOTICE OF DECISION MLP2006-00004/HUSKE PARTITION PAGE 10 OF 20 from Pride Disposal shows that adequate waste disposal service is available. Therefore, environmental performance standards can be met and compliance will be the continuing obligation of the property owner. Landscaping and Screening(18.745) Street trees (18.745.040): A. All development projects fronting on a public street, private street or a private driveway more than 100 feet in length approved after the adoption of this title shall be required to plant street trees in accordance with the standards in Section 18.745.0400 The applicant proposes to provide street trees when future street improvements occur; however, this is generally not permitted. The ty requires street trees to be planted prior to a fina[inspection. The applicant shall plant street trees along the frontage of SW Walnut Lane and SW 136th Court. Prior to a PFI permit, the applicant shall submit a street tree plan in accordance with B and C below. B. Street Tree Planting List. Certain trees can severely damage utilities, streets and sidewalks or can cause personal injury.Approval of any planting list shall be subject to review by the Director. The applicant shall choose street trees listed in the City's Street Tree Planting List. C. Size and Spacing of Street Trees. The specific spacing of street trees by size of tree shall be as stated in Section 18.745 040.02 of the code. Prior to receiving a PH permit,the applicant shall provide a street tree plan. Size and spacing of street trees shall be as stated in Code Section 18.745.040.C2. Buffering and Screening Requirements ( 18.745.050.B.5): Where screening is required the following standards shall apply: a. A hedge of narrow or broad leaf evergreen shrubs shall be planted which will form a four foot continuous screen of the height specified in Table 18.745.2 within two years of planting;or b. An earthen berm planted with evergreen plant materials shall be provided which will form a continuous screen ol the height specified in Table 18.745.2 within two years. The unplanted portion of the berm shall be planted in fawn or other living ground cover,or c. A fence or wall of-the height specified in Table 8.745.2 shall be constructed to provide a continuous sight obscuring screen. Buffering and screening is not required because the proposed partition will be surrounded by the same use and will not create a driveway that abuts an existing lot of record. Therefore,this criterion does not apply. FINDING: All Landscaping and Screening criteria are met or can be met by satisfying conditions of approval. CONDITIONS: Prior to a PFI permit, the applicant shall submit a street tree plan. One copy shall go to Planning and one copy to Enguneenng. Size and spacing of street trees shall be as stated in Code Section 18.745.040.C2. The applicant shall choose street trees listed in the City's Street Tree Planting List. Prior to a final inspection,the applicant shall plant street trees along the frontage of SW Walnut Lane and SW 136th Court. Off-Street Parking and Loading Requirements (18.765) Section 18.765.020.A states that at the time of the erection of a new structure within any zoning district, offstreet vehicle parking will be provided in accordance with Section 18.765.070 (minimum and maximum parking requirements). For single-family dwellings, one parking space per dwelling unit is required. The applicant indicates that two or more spaces will be provided in the garages and two or more spaces will be provided in front of the garages. In addition, compliance will be regulated at the time of building permits. Therefore,this criterion is met. NOTICE OF DEQSION MLP2006-00004/HUSKE PARTITION PAGE 11 OF 20 Section 18.765.030.B.1 states that off-street parking spaces for single-family and duplex dwellings and single- family attached dwellings shall be located on the same lot with the dwelling(s). The applicant indicates that the parking spaces will be provided on the individual lots. In addition, compliance will be regulated at the time of building permits. Therefore,this criterion is met. FINDING: Parking and loading requirements have met. Tree Removal(18.790) Tree Plan Requirements (18.790.030): A. A tree plan for the lantin g, removal and protection of trees prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision,partition, site development review,planned development or conditional use is filed. Protection is preferred over removal wherever possible. A tree preservation and removal plan has been prepared by Randy Killen,certificate number PN 5948A. B. Plan requirements. The tree plan shall include the following: 1. Identification of the location, size and species of all existing trees including trees designated as significant by the city; The tree inventory identifies 23 trees over 6 caliper inches, including 9 trees over 12 caliper inches (subject to mitigation), 2 hazardous trees over 12 caliper inches (not subject to mitigation) and 12 fruit trees (not subject to mitigation). Trees are identified by number. The size,species and condition are provided. The location of the trees is indicated on the tree preservation and removal plan. Therefore,this criterion is met. 2. Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060D, in accordance with the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: (a) Retention of less than 25% of existing trees over 12 inches in caliper requires a mitigation program in accordance with Section 18.790.060D of no net loss of trees; (b) Retention of from 25% to 50% of existing trees over 12 inches in caliper requires that two-thirds of the trees to be removed be mitigated in accordance with Section 18.790.060D; (c) Retention of from 50% to 75% of existing trees over 12 inches in caliper requires that 50 percent of the trees to be removed be mitigated in accordance with Section 18.790.060D; (d) Retention of 75% or greater of existing trees over 12 inches in caliper requires no mitigation. Of the 9 trees over 12 caliper inches that are subject to mitigation, one 45-caliper inch Douglas Fir will be removed. Since 89% of trees over 12 inches will be retained,no mitigation is required. As a note,.the applicant made an error in calculating for tree mitigation. The applicant indicates two trees are subject to mitigation. Because one tree is being removed, the applicant reasons that fifty percent of the trees are being retained, thereby requiring 50% of the caliper inches lost to be mitigated. However,the applicant did not include the trees being preserved on the lot with the existing house, which can be credited toward mitigation. Therefore, because there are 9 trees subject to mitigation, rather than 2,removal of 1 tree requires no mitigation. 3. Identification of all trees which are proposed to be removed; All trees proposed to be removed are identified on the tree preservation and removal plan. 4. A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. NOTICE OF DECISION MLP2006-00004/HUSKE PARTITION PAGE 12 OF 20 Although tree protection fencing is shown on the preliminary development plans, the applicant's arborist has not provided a protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. The applicant shall be conditioned to provide a tree protection plan. C. Subsequent tree removal. Trees removed within the period of one year prior to a development application listed above will be inventoried as part of the tree plan above and will be replaced according to Section 18.790.060D. No trees have been removed in the past year. Therefore,this criterion does not apply. Subsequent Removal of a Tree (18.790.040): Any tree preserved or retained in accordance with this section may thereafter be removed only for the reasons set out in a tree plan, in accordance with Section 18.790.030, or as a condition of approval for a conditional use, and shall not be subject to removal under any other section of this chapter. The property owner shall record a deed restriction as a condition of approval of any development permit affected by this section to the effect that such tree may be removed only if the tree dies or is hazardous according to a certified arborist. The deed restriction may be removed or will be considered invalid if a tree preserved in accordance with this section should either die or be removed as a hazardous tree. The form of this deed restriction shall be subject to approval by the Director. A condition of approval requiring the above shall ensure that this criterion is met. FINDING: Although, tree mitigation is not required, tree protection has not fully been met. The applicant shall satisfy the conditions below: CONDITIONS: • The applicant shall provide a tree protection plan defining standards and methods that will be used by the applicant to protect trees during and after construction. The applicant shall submit the tree protection plan to Planning and also include it with drawings for the PFI permit and building permits. • Prior to any site work the applicant shall install all proposed tree protection fencing. The fencing shall be inspected and approved by Current-Planning prior to commencing any site work. The tree protection fencing shall remain in place through the duration of all of the building construction phases,until the final inspection has been passed. If the Builder is di erent from the Developer or initial applicant: Prior to issuance of uilding permits,the applicant shall submit site plan drawings indicating the location of the trees that were preserved on the lot during site development, location of tree protection fencing, and a signature of approval from the project arborist regarding the placement and construction techniques to be employed in building the structures. All proposed protection fencing shall be installed and inspected prior to commencing construction. The fencing shall remain in place through the duration of all of the building construction phases, until the final inspection has been passed. After approval from Current Planning, the tree protection measures may be removed. • The Project Arborist shall submit written reports to Current Planning, at least, once every two weeks,Project initial tree protection zone TPZ) fencing,installation, through_ the building construction phases, as he monitors the construction activities and progress. This inspection will be to evaluate the tree protection fencing,determine if the fencing was moved at any point during construction, and determine if any part of the Tree Protection Plan has been violated. These reports must be provided to Current Planning until the final inspection. The reports shall include any changes that occurred to the TPZ as well as the condition and location of the tree protection fencing. If the amount of TPZ was reduced then the Project Arborist shall justify why the fencing was moved and shall certify that the construction activities to the trees did not adversely impact the overall,long-term health and stability of the tree(s). If the reports are not submitted or received by Current Planning at the scheduled intervals, and if it appears the TPZ's or the Tree Protection Plan are not being followed by the contractor or a sub-contractor, the City can stop work on the project until an inspection can be done by Current Planning and the Project Arbonst. NOTICE OF DECISION MLP2006-00004/HUSKE PARTITION PAGE 13 OF 20 Prior to a final inspection, the Project Arborist will submit a final certification indicating the elements of the Tree Protection Plan were followed and that all remaining trees on the site are healthy,stable and viable in their modified growing environment. The applicant/owner shall record a deed restriction to the effect that any existing tree greater than 12" diameter may be removed only if the tree dies or is hazardous according to a certified arborist. The deed restriction may be removed or will be considered invalid if a tree preserved in accordance with this decision should either die or be removed as a hazardous tree. Visual Clearance Areas (18.795) This Chapter requires that a clear vision area shall be maintained on the corners of all property adjacent to intersecting right-of-ways or the intersection of a public street and a private driveway. A clear vision area shall contain no vehicle, hedge, planting fence, wall structure, or temporary or permanent obstruction exceeding three (3) feet in height. The code provides that obstructions that may be located in this area shall be visually clear between three (3) and eight(8) feet in height. Trees may be placed within this area provided that all branches below eight (8) feet are removed. A visual clearance area is the triangular area formed by measuring from the corner, 30-feet along the right of way and along the driveway and connecting these two points with a straight line. FINDING: The site plan shows a clear vision area at the northeast corner of the site, where SW 136th Court intersects with Walnut Lane. While this is suitable for that intersection,the applicant has not shown clear vision triangles for each proposed driveway. CONDITION: The applicant shall show a clear vision triangle for each proposed driveway in accordance with Section 18.795.040.B. Impact Study(18.390) Section 18.360.090 states, "The Director shall make a finding with respect to each of the following criteria when approving, approving with conditions or denying an application:' Section 18.390.040 states that the applicant shall provide an impact study to quantify the effect of development on public facilities and services. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standard, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with a requirement for public right-of-way dedication, or provide evidence that supports that the real property dedication is not roughly proportional to the projected impacts of the development. Section 18.390.040 states that when a condition of approval requires the transfer to the public of an interest in real property,the approval authority shall adopt findings which support the conclusion that the interest in real property to be transferred is roughly proportional to the impact the proposed development will have on the public. The applicant has provided an impact study that quantifies the effect of the proposed partition on the services below: Sewer. All of the proposed parcels will be connected by sewer laterals to the existing 8-inch sewer main located in SW 136th Court. A 10-foot wide private sanitary sewer easement will be provided on the north side of Parcel 2 to provide sewer to Parcel 1. Water: Parcels 1 and 2 will be served from the existing 12-inch water main located in SW Walnut Lane. The existing home (to remain) on proposed Parcel 3 is currently served, and will continue to be served, from the existing 4-inch main located in SW 136 Court. Storm Drainage: All surface water from the proposed development will sheet flow to the existing ditches adjacent to SW Walnut Lane and SW 136th Court. These existing ditches will be cleaned and shaped to adequately convey the additional storm water resulting from the development. Inlets currently exist to prevent surface drainage across streets and intersections. The downstream system has been analyzed for capacity, and no downstream deficiencies were identified. Storm water detention is not required,and the applicant will pay a fee in-lieu of water quality treatment. The storm drainage system has been designed to be consistent with City of Tigard and Clean Water Services standards. Parks: The applicant will pay a City parks fee at the time of receiving a building permit. NOTICE OF DECISION MLP2006-00004/HUSKE PARTITION PAGE 14 OF 20 Transportation: The project site has frontage along SW Walnut Lane and SW 136th Court, both of which are classified as local public streets. All three proposed parcels will have direct access to these existing streets. No new streets or access drives are being proposed. The applicant _proposes to enter into a restrictive covenant for future street immediate in lieu of mediate im rovements. The applicant will dedicate 2 feet of right-of-way along the entire frontage of the site. As part of the Public Facilities Improvement Permit,the applicant will also construct a 5-foot curb- tight sidewalk Mitigated Costs and Rough Proportionality: The applicant will pay a Washington County Traffic Impact Fee (TIF) at the time of building permits. The TIF is a mitigation measure that is required for new development. Based on a transportation impact study prepared by Mr. David Larson for the A Boy Expansion/Dolan II/solution 95-61,TIF's are expected to recapture 32 percent of the traffic impact of new development on the Collector and Arterial Street system. The applicant will be required to pay TIF's of approximately$3,020 (Effective July 1, 2004) per new dwelling unit. Therefore, the TIF for this proposed development is $6,040 ($3,020 "2 new dwelling units). Based on the estimate that total TIF fees cover 32 percent of the impact on major street improvements citywide, a fee that would cover 100 percent of this projects traffic impact is $18,875 ($6,040 _0.32). The difference between the TIF paid, and the full impact, is considered the unmitigated impact on the street system. The unmitigated impact of this project on the transportation system is $12,835 ($18,875 - $6,040). The applicant will be required to dedicate additional right-of-way along SW Walnut Lane and SW 136th Court of approximately 538 square feet. The approximate value of unimproved residentially zoned property is $3.00 per square foot, for a total value of $1,614. The Engineering Department calculated the cost of constructing half street improvements for 120 feet of frontage on SW Walnut Lane to be $10,050 (curb- $2250, paving- $3,300, sidewalk- $4,500). This calculation does not include the cost of the proposed 30-foot shared driveway,which would be constructed regardless of half-street improvements being required. The applicant's total cost of mitigating traffic impacts is $11,664 ($1,614 + $10,050). Based on the analysis below, the required night-of-way dedication and half-street improvements do not exceed the estimated value of the unmitigated impacts. There are $1,171 worth of unmitigated impacts left over. Therefore, the right-of-way dedication and - street improvements are roughly proportional to the type of development proposed. Estimated Value of Impacts Full Immppact... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... $18,875 Less '1"1F Assessment... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... . 6,040 Less Mitigated Costs...... Estimated Value of Unmitigated Impacts 1,171 PUBLIC FACILITY CONCERNS Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets,sewers,and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a Neighborhood Route with bike lanes to have a 58 foot right- of-way width and 36-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW Walnut Lane and 136th court, which are classified as Local streets on the City of Tigard p Trans ortation Plan Map. At resent, there is approximately 25 feet of ROW from centerline, according to the most recent tax assessor's map. The applicant should dedicate the additional ROW to provide 27 feet of ROW from centerline along both street frontages. NOTICE OF DECISION MLP2006-00004/HUSKE PARTITION PAGE 15 OF 20 SW Walnut Lane is currently partially improved. In order to mitigate the impact from this development,the applicant shall construct half-street improvements, matching the curb and sidewalk to the west,terminating at the curb return on 136th Court. It is rouly proportional to require these improvements because most of the homes leading up to this development have similar improvements. Also, in order not to exceed rough proportionality, the improvements are only being required along one street frontage. SW 136th Court is currently partially improved. In order to mitigate the impact from this development, the applicant shall enter into a restrictive covenant for future street improvements. Future Street Plan and Extension of Streets: Section 18.810.030.F states that a future street plan shall be filed which shows the pattern of existing. and proposed future streets from the boundaries of the proposed land division. This section also states that where it is necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed and a barricade shall be constructed at the end of the street. These street stubs to adjoining properties are not considered to be cul-de-sacs since they are intended to continue as through streets at such time as the adjoining property is developed. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer,the cost of which shall be included in the street construction cost. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub streets in excess of 150 feet in length. There are no opportunities for future streets or street extensions due to pre-existing development and street alignment. Street Alignment and Connections: Section 18.810.030.H.1 states that full street connections with spacing of no more than 530 feet between connections is required except where prevented by barriers such as topography, railroads, freeways, pre- existing developments, lease provisions, easements, covenants or other restrictions existing prior to May 1 1995 which preclude street connections. A full street connection may also be exempted due to a regulated water feature if regulations would not permit construction. Section 18.810.030.H.2 states that all local neighborhood routes and collector streets which abut a development site shall be extended within tfie site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. Land is considered topographically constrained if the slope is greater than 15% for a distance of 250 feet or more. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. There are no opportunities for street connections due to pre-existing development. In fact,the City of Tigard recently terminated the connection of Walnut Lane with 135th Avenue and Walnut Street. This was done for safety,eliminating the lesser traveled street from the intersection. Cul-de-sacs: 18.810.030.L states that a cul-de-sac shall be no more than 200 feet long, shall not provide access to greater than 20 dwelling units, and shall only be used when environmental or topographical constraints, existing development pattern, or strict adherence to other standards in this code preclude street extension and through circulation: • All cul-de-sacs shall terminate with a turnaround. Use of turnaround configurations other than circular,shall be approved by the City Engineer,and • The length of the cul-de-sac shall be measured from the centerline intersection point of the two streets to the radius point of the bulb,and • If a cul-de-sac is more than 300 feet long, a lighted direct pathway to an adjacent street may be required to be provided and dedicated to the City. 136th Court is an existing cul-de-sac that meets the stated criterion. Grades and Curves: Section 18.810.030.N states that grades shall not exceed ten percent on arterials, 12% on collector streets, or 12% on any other street(except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet). Centerline radii of curves shall be as determined by the City Engineer. 136th Court,a local street,is at about 15% grade for a distance of less than 100 feet,thereby meeting this criterion. NOTICE OF DEQSION MLP2006-00004/HUSKE PARTITION PAGE 16 OF 20 Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regar&to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of-way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre- existing development or, ♦ For blocks adjacent to arterial streets,limited access highways,major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. No new blocks are being created. Therefore,this criterion does not apply. Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width,unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. None of the proposed parcels has a depth more than 2.5 times the average lot width. The depth of Parcels 1, 2 and 3 are 1.66, 1.54 and 1.64 times the average lot width respectively. Therefore,this criterion is met. Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit,the frontage shall be at least 15 feet. As discusses previously, each parcel has direct access to a local street and exceeds the minimum frontage requirement. Therefore,this criterion is met. Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. Private streets and industrial streets shall have sidewalks on at least one side. The applicant shall construct a 5 foot,curb-tight sidewalk along Walnut Lane. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards}or Sanitary and Surface Water Management(as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the compre hensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. There is a sewer main line in 136th Court. The applicant's plans indicate they will be removing the sewer lateral that serves the existing home (Parcel 3). A new lateral will be provided,as well as two new laterals for Parcels 1 and 2. Storm Drainage: General Provisions: Section 18.810.100.A requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area,whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management(as adopted by Clean Water Services in 2000 and including any future revisions or amendments). There are no upstream drainage ways that impact the proposed development. NOTICE OF DECISION MLP2006-00004/HUSKE PARTITION PAGE 17 OF 20 Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management(as adopted by Clean Water Services in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resiRting in an increase of impervious surfaces provide onsite detention facilities,unless the development is located adjacent to Fanno Creek For those developments adjacent to Fanno Creek,the storm water runoff will be permitted to discharge without detention. The engineer has submitted a stormwater report which includes a downstream analysis. The engineer through analysis, has determined that on-site detention is not required. The fee-in-lieu of providing detention will be required. The applicant's plans indicate they will be improving the ditch along their 136th Avenue frontage and further downstream on the south side of Walnut Lane. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground,temporary utility service facilities during construction,high capacity electric lines operating at 50,000 volts or above,and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets;and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in- lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case-by-case basis. The most common, but not the only such situation is a short frontage development for which under-grounding would result in the placement of additional poles,rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under-grounding. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: The City of Tigard provides service in this area. The applicant shall coordinate with the City's Water Department for water service. The following is required: 1 Water services shall be 1 inch; 2 Place water services on property line with Lots 1 and 2;and 3 Show water meter location in half street,with driveway etc.during construction for review. NOTICE OF DEQSION MLP2006-00004/HUSKE PARTITION PAGE 18 OF 20 Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facihties. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. The CWS standards include a provision that would exclude small projects such as residential land partitions. It would be impractical to require an on-site water quality facility to accommodate treatment of the storm water from Parcel 2. Rather, the CWS standards provide that applicants should pay a fee in-lieu of constructing a facility if deemed appropriate. Staff recommends payment of the fee in-lieu on this application. Grading and Erosion Control: CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb one or more acre of land. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary(USB). An addressing fee in the amount of$50.00 per address shall be assessed. This fee shall be paid to the City prior to final plat approval. Survey Requirements: The applicant's final plat shall contain State Plane Coordinates AD 83 (91)] on two monuments with a tie to the City's global positioning system (GPS) geodetic control network(GC 22). These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates the plat shall contain the scale factor to convert ground measurements to gnd measurements and the angle from north to grid north. These coordinates can be established by: GPS tie networked to the City's GPS survey. By random traverse using conventional surveying methods. In addition, the applicant's as-built drawings shall be tied to the GPS network The applicant's engineer shall provide the City with an electronic file with points or each structure (manholes, catch basins,water valves,-hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). SECTION VI. OTHER STAFF COMMENTS The City of Tigard En ineering Department has reviewed the proposal. Full comments are included in the land use file(MI_P2006-0000. Findings and conditions of approval are included in the Access, Egress and Circulation (18.705) section and Streets and Utility Improvements (18.810) section of this decision. City of Tigard Building Division has been given the opportunity to comment but has not commented. City of Tigard Police Department has reviewed the proposal and has no objections. City of Tigard Public Works Department has reviewed the proposal and recommended the following: 1 Water services shall be 1 inch; 2 Place water services on property line with Lots 1 and 2;and 3 Show meter location in half street,with driveway etc.during construction for review. RESPONSE: Recommendations have been included in the Public Facility Concerns section of this decision and have been included in the conditions of approval. NOTICE OF DECISION MLP2006-00004/HUSKE PARTITION PAGE 19 OF 20 SECTION VII. AGENCY/OTHER SERVICE PROVIDER COMMENTS Tualatin Valley Fire and Rescue has been given the opportunity to comment,but has not commented. Clean Water Services has reviewed the proposal and submitted general comments and conditions of approval. Full comments are included in the land use file (■ LP2006-00004). Conditions of approval have been includedpm the Streets and Utility Improvements (18.810) section of this decision. Beaverton School District has reviewed the proposal and evaluated that the proposed development will have a moderate impact on elementary and middle schools in the district and a negative impact on high schools in the district if the development generates any new high school students. Full comments are included in the land use file (ML.P2006- 00004). RESPONSE: While there are potential impacts on schools,state law does not permit limiting or assessing development for school needs. Washington County Land Development Services reviewed the proposal and had no objections. SECTION VIII. PROCEDURE AND APPEAL INFORMATION Notice: Notice was mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON JANUARY 23,2007 AND BECOMES EFFECTIVE ON FEBRUARY 7,2007 UNLESS AN APPEAL IS FILED. p e�al: 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 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten(10) business days of the date the Notice di Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard,Tigard,Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues,properly raised in the Notice of Appeal maybe submitted by any party during the appeal hearing,subject to any additional rules of procedure that maybe adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON FEBRUARY 6,2007. Questions: If you have any questions, please call the City of Tigard Current Planning Division, Tigard City Hall, 13125 SW Hall Boulevard,Tigard,Oregon at (503) 639-4171. January 22,2007 RE ng DATE 111 PFI I CI 117 t Planne f, I January 22,2007 APPRO • B : Richard Be ers..rff DATE Planning . ager NOTICE OF DECISION MLP2006-00004/HUSKE PARTITION PAGE 20 OF 20 Sip n CITY of TIGARD ■ �40).. `�■ -� • •�- 6 'OA, GEOGRAPHIC INFORMATION SYSTEM WIND.All Wi _ P C,IMRP' of r'. �,, Alsoll � VICINITY MAP W4-4 � ��11 � �l � . II 7.1r71�� s MLP2006-0 0004 HUSKE IM �� '� ' am �a PARTITION IrWaillit 7*Osill rao#III■■t$ ♦ iv" En • iii °w it\*. 'i" " ---`-:• . :0 NEFFS? N 1 SIT '��� ■■■1 il 4 ■ ■ T L.■ all* ■■., SFE ! I IPI■ ri 'GA •. f - . ',, - r , `I . I il■k7 `' Bp IIV E � la" es F BEND RD ' ouRHAM a Ro A ST �' T,1'I - . N- ''‘."- 1 j I\ 0 100 200 30 300 400 500 " .1i i!, li s 11111 111 . ■. , , should anon on this map isA RD for general location only and if W . ...... ts should be verified with the Developmt Sernces Division G iT1 2rd vR 978•q.„4/4 m 9a■ �r Film o 7 .■ . ' (503)639-41 1 Its � ■■ l�._ � CT �l�% http.1/www.citigard.or.us Community Development Plot date: Dec 7,2006;C:lmagic\MAGIC03.APR • i TAX LOT 9600 TAX LOT 9800 ' TM MAP 2S 1 0401 I TA%MAP 25 1 0461 TAX LOT 9500 1 TAX LOT 9700 • TAX MAP 25 1 0451 I 25 I I TAX MN,p b MINIMUM REQUIRED SETBACKS: SW WALNUT LANE ._____.__._.__.__.__...-_-__ _.___................. R-7 ZONE wCAf2l- way il T II rikliin FRONT YARD: 15 FT 13,MAX WOW a - `'ca 5r letlrNlt la3,,r SEw1111AS11on GARAGE; 1w.er -fir I� 1 CORNER SIDE YARD: 10 F1 ___ _ REAR YARD: 15 F7 SIDE YARD: 5 FT . .........._.__........... i.._ �m t _.! f —_T--'I I— --,7:1,..1_,_1 I . i DENSITY CALCULATIONS. TAX LOT 5400 a I R7 20NE TAX MAP 2S 1 0450 I O g,,,o, I s l e Trx1 GROSS SITE AREA 19,285 SF I 2 I TAX LOT 800 1 1 I PUBLIC RIGHT-OF-WAY DEDICATION: 542 SF IV rout ulasr�i I+'�• $ 3,577 v1 I TA%MAP 25 1 0480 La At uenr ems. I LOT WITH EXISIINC HOME: 7,925 SF n%e...7 mcA.as[na I !I I 1 I few'a r3,all r or we WW1 nn 1 1 NEl DEVELOPABLE AREA 10,818 SF • !Si t I MINIMUM ALLOWABLE LOT AREA= 9,000 SF w � - I L J L-----r�tI i I I 1._"- 0mU I r I 4 MINIMUM MAXMUM DENSITY: 10,8 0 SF'/5,0005 SF = 2.16 = 2 LOTS ........_.... yy ...`..'..'.... .—.............. "'1f_ Jal1• r 5 ... I MINIMUM DENSITY: 4.16 X 0.80 = 1.73 = 1 LOT PROPOSED DENSITY: = 2 LOTS + LOT WITH EXISTING HOME = J LOIS j• c 77 7 e PROPOSED AVERAGE LOT SIZE = 6,247 SF sr r- 1m.c awe Mllsl � p / i >. q.MICE KIM e • if, TAX LOT 49001 , ,r KM 3,o SDI. / / TAX MAP 2S 1 0400'1 ,, ' I I ? ■c-slot 1• I I 3 r/ j I rye• I I I ' r IAr ew `J,• � TAX LOT loo • max' /7 TAX MAP 25 1 0480 I cat sat a ,ro,a MGM I Dam cram am eat i T° �- 3Vi TAX LOT 600 44,Z.-,_ q1, c, !!! '� ..• w' era' • 1111111, ;;,•' e 3 TAX YAP 2S 1 � I a Iii• Fi 11493/91•9 1 I # a �'i• _ TAX LOT 480011 3,R ( 1 ,r MAY wlna a �_�i ti4Tl♦ ssarsy TAX MAP 2S 1 04 1 I • i , - —�Est soars' n �F?fffiT�iFIFJ x _cot CI IIINIMM1111111.1:11111131111r.M111111WIM 9,1 S MVO WM I 1 ew �T_____ i 1 wu i5% a I I II I I 111 ik�.7�U X UT7 ....I..v II3 I I lk I I ^ I. 1 I I I I /0-30 c9 c< 3,2 TENSIONS: e+at®+w • Tv NIAIG eunt-ma • r-aEeem ".". ewe sm.at n-3, PRELIMINARY PLAT -w-•- �-° 05 , AS 1091 WALNUT LANE PARTITION � �` '�6"o" w.lm AND BUILDING K,3,ocwewtl a,WI m. wla PREPARED FOR i,�~ _.'m- it --41 I • SETBACKS PLAN R01i"0J'Ste°" m.a.., .. b}AIa'MIao �GARD mIQE� i � •'" 3 OF 6 5e3-1.15-1157 Iu DI Aura,Soo ns,a¢If town In au IS i.041 ........Vry • Bruce Baldwin EXH I B IT.3 AKS Engineering MLP2006-00004 13910 SW Galbreath Drive, Suite 100 HUSKE PARTITION Sherwood, OR 97140 Patrick&Tamara Lynn Huske 12615 SW 136th Court Tigard,OR 97223 Ironwood Homes,Inc. Attn: Patrick Huske PO Box 981 Sherwood, OR 97140 AFFIDAVIT OF MAILING Irr!, I, Patricia L. Lunsfond,being first duly sworn/affirm,on oath depose and say that I am a Senior Administrative Specialist for the City of Tigard,Washington County,Oregon and that I served the following: !ChM< Bo 86 © NOTICE OF DECISION FOR MLP2006-00004/HUSKE PARTITION (Re No/Name Reference) ❑ AMENDED NOTICE ® City of Tigard Planning Director A copy of the said notice being hereto attached,marked Exhibit"A",and by reference made a part hereof,was mailed to each named person(s) at the address(s) shown on the attached list(s),marked Exhibit"B",and by reference made a part hereof,on January 23,2007,and deposited in the United States Mail on January 23,2007,postage prepaid. ; i 17.4 (Perso t pared Notice tYgir(61.1— '111 r f STATE OF OREGON County of Washington ss. City of Tigard Subscribed and sworn/affirmed before me on the 3/ day of et4i,t.t ,2007 r ' ' OFFICIAL SEAL V j �.i. DIANE M JELDERKS J .,A; # NOTARY PUBUGOREGON II (� COMMISSION NO 373021 / (L1021._ 1 MY COMMISSION EXPIRES SFPT.25.20070 i NOTARY PUBLIC O- uREGON My Commission Exp. q b 7 E,`;u'Q1TA NOTICE OF TYPE II DECISION MINOR LAND PARTITION (MLP) 2006-00004 HUSKE PARTITION 120 DAYS =4/4/2007 SECTION I. APPLICATION SUMMARY FILE NAME: HUSKE PARTITION CASE NO: Minor Land Partition(MLP) MLP2006-00004 PROPOSAL: The applicant is requesting approval to partition a 19,285-square foot lot into three lots of 5,224 square feet, 5,573 square feet and 7,925 square feet for single-family homes. The existing single-family home will remain on proposed Parcel 3 (7,925 square feet). APPLICANT: Bruce Baldwin DEVELOPER: Ironwood Homes,Inc. AKS Engineering Attn: Patrick Huske 13910 SW Galbreath Drive, Suite 100 PO Box 981 Sherwood, OR 97140 Sherwood,OR 97140 OWNERS: Patrick and Tamara Lynn Huske 12615 SW 136th Court Tigard, OR 97223 ZONING DESIGNATION: R-7: Medium-Density Residential District. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. LOCATION: 12615 SW 136th Court;Washington County Tax Map 2S 104BD, Tax Lot 500. PROPOSED PARCEL 1: 5,224 Square Feet PROPOSED PARCEL 2: 5,573 Square Feet PROPOSED PARCEL 3: 7,925 Square Feet APPLICABLE REVIEW CRITERIA: Community Development Code Chapters: 18.390, 18.420, 18.510, 18.705, 18.715, 18.725 18.745, 18.765, 18.790, 18.795,and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request. The findings and conclusions on which the decision is based are noted in the full decision, available at City Hall. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. All documents and applicable criteria in the above-noted file are available for inspection at no cost or copies can be obtained for twenty-five cents (25G) per page,or the current rate charged for copies at the time of the request. SECTION III. PROCEDURE AND APPEAL INFORMATION Notice: Notice mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON JANUARY 23, 2007 AND BECOMES EFFECTIVE ON FEBRUARY 7, 2007 UNLESS AN APPEAL IS FILED. 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 18.390.040.G.1 may appeal this decision in accordance with Section 18.390.040.G.2 of the Tigard Community Development Code wiuch provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant,the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning Issues.properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing,subject to any additional rules of procedure that maybe adopted from time to time by the appellate body. [—THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON FEBRUARY 6, 2007. estions: oFer information please contact the Planning Division Staff Planner, EmilyEng at (503) 639-4171, Tigard City Hall, 13125 SW Hall Boulevard,Tigard, Oregon 97223. SI,,W . -' ................•........... ,(hLlSJ NINOON = FO EY CHIMN RIDGFt v IcINI IY MAP Ci ch ys' SCOTT. E'If'NCT W'9(N RIDGE sr °'s MI,P2006-00004 HUSKE o J�NOw '� 5T 4 PARTITION • �O P EE £ SWBENSH 'Aso?BENISH ST N�`�TF ]NG CT S'S SW MARCIA DR k Z - SW BOUNEFF ST $I1'I? n n 1 SW W. TEN o .N L' \', 0 f' '''f' ''' r.. 41,,E. d: , W - t Si I ST 'A a 4x l„ N n - .• ' III i' \\II S W LAUREN.N. 1 -. �F _ 1 l i'14aL['cZlll i_' t %-,n...�„„pP� op ` • '',` ` PIO NW Doc T.3°06 C YngcWAGICO3 AMR Comovooy OM'.II.-- Q�n Yw I I yR LT 1700 mammal,LAW MIA RLOBBTO%Wks. MO sans n n SIX 1.111 S n -M.LT ONN� 1 �•' w rr I' II i� ' il • • i —I I I r• 3 .7 1 TM OT M + • 1 1M IM I.0 M1.9 aE I1 y_ r • Nom MN•J015 Awn NONE IV MD-SAM 0 ! ^5 jl r - -I if 1! Ii: L TM Ln s in Lot ill .N �. • i'70.TC'__ 1'1 :.csT unrali:_ _Jai ! i I ,_-rte=---: - .: .. I, PRBJAPAFIY PUT B1 � ".". WALNUT w PARTITION =sE A C N •e ice __• E— :rzt ■..___.._ _ _ ';6 2S104BA-12000 2S104BA-05100 • EXH I B I1 ABDELJAWAD ZAKI & BEAMAN TERI SAIDAM AZIZA 13685 SW MARCIA DR 13518 SW MARCIA DR TIGARD, OR 97223 TIGARD, OR 97223 2S104BA-13500 2S104BA-13000 ACOBA WAYNE A& KRISTI L BECK JASON S&MICHELLE M 13741 SW MARCIA DR 13758 SW MARCIA DR TIGARD, OR 97223 TIGARD,OR 97223 2S104BA-12900 2S104AC-12600 AFSHAR BRIAN S & BECKHAM GARVE&MARILYN NAVAHI SOUDABEH JT LIVING TRUST 13732 SW MARCIA DR BY GARVE/MARILHN BECKHAM TRS TIGARD,OR 97223 12620 SW 135TH AVE TIGARD,OR 97223 2S104BD-01000 2S104BD-02100 ALEXANDER MARION TR BENETTI MARCO A&SALLY A ALEXANDER DOMINIQUE TR 13650 SW FERN ST 12645 SW 135TH AVE TIGARD,OR 97223 TIGARD, OR 97223 2S104BD-05200 2S104BA-13900 ALLEY BARRY A BENZ ROBERT H&SHIRLEY 13788 SW WALNUT LN 13642 SW NORTHVIEW DR TIGARD, OR 97223 TIGARD,OR 97223 2S104BD-00900 2S1046A-13100 ALULA BERHANU B BERGEY BRUCE&CAROLYN 13540 SW WALNUT LN 7700 SW RIVER RD TIGARD, OR 97223 HILLSBORO,OR 97123 2S104BD-04800 2S104BD-00800 ATWOOD JEFFREY P&B J BROWN DONALD B& 13728 SW ROSY CT NORTON-BROWN KATHLEEN A TIGARD,OR 97223 13590 SW WALNUT LN TIGARD,OR 97223 2S104BD-06900 2S104BA-04900 BARRETT GORDON W&MELISSA J CAPISTRANO THERESA BLANCO& 13800 SW FERN ST ANTHONY TUYEN TIGARD, OR 97223 13810 SW MARCIA DR TIGARD,OR 97223 2S104AC-03400 2S104BA-11800 BARTLETT KEVI A/STACI J CASE MARK&PATRICIA R 12543 SW 134TH AVE 13515 SW LIDEN TIGARD,OR 97223 TIGARD,OR 97223 2S104BA-15300 2S1048A-13400 BASHIR MOHAMMAD S CHAN KWAN CHUNG&JACKIE 13534 SW LIDEN DR 13763 SW MARCIA DR TIGARD, OR 97223 TIGARD, OR 97223 2S104BA-12400 0 2S104BD-05700 • CHILDERS DANIEL J&DIANA K FLOREY FRANCIS BRADLEY& 13630 SW MARCIA DR KATHLEEN MARIE TIGARD, OR 97223 13805 SW WALNUT LN TIGARD,OR 97223 2S104BD-02300 2S1046A-12100 CLARKE JOHN A&NANCY J GENTILE RAYMONT C III 54966 MALLARD DR 13544 SW MARCIA DR BEND, OR 97707 TIGARD,OR 97223 2S104BD-0210 2S104AC-03200 C K HN A&NANCY J HARP JOHN&DEBORAH 549 LLARD DR 12487 NW 134TH AVE ND, OR 7707 TIGARD,OR 97223 2S104BD-09800 2S1045D-01300 CLEM RICHARD R&BETTE J HAVILAND RANDALL S TR& 13555 SW WALNUT LN HAVILAND LEUEEN M TIGARD, OR 97223 13625 SW FERN ST TIGARD,OR 97223 2S104BD-02000 2S104BA-12600 COLBY ROBERT W& HO WILLIAM& COLBY SUSAN Y HO REBECCA HUONG 13720 SW FERN ST 13674 SW MARCIA DR TIGARD, OR 97223 TIGARD,OR 97223 2S104B0-09500 2S104BD-01601 COLEMAN MIKE G&CORY D HOFFMAN PAUL RUSSELL 13635 SW WALNUT LN 13985 SW FERN ST TIGARD,OR 97223 TIGARD,OR 97223 2S1048A-12200 2S104BD-06100 CRAIG ANDREW S HOLTHAUS ROBERT A 13566 SW MARCIA DR 12643 SW 138TH AVE TIGARD, OR 97223 TIGARD, OR 97223 2S104BD-07100 23104BA-04800 DDR DEVELOPMENT LLC HUSTLER MICHAEL C&EUSTOLIA I 14295 SW WOODHUE ST 13858 SW MARCIA DR TIGARD,OR 97224 TIGARD, OR 97223 2S104BD-06500 2S104BD-06700 ELGGREN DAVID ANTHONY& JACKSON GREGORY ELGGREN COLLEEN R 12755 SW 138TH AVE 12739 SW 138TH AVE TIGARD, OR 97223 TIGARD, OR 97223 2S104BD-00401 2S104BD-02400 FLEISHMAN HERMAN JAQUESS MARK&JEWEL PO BOX 19633 13530 SW FERN ST PORTLAND,OR 97280 TIGARD, OR 97223 • • 2S104BD-00700 2S104BD-05500 • JENSEN NORMAN S&JUDIE L LAMBERT MARK A&JENNIFER A 13455 NE SCHUYLER ST 13759 SW WALNUT LN PORTLAND, OR 97230 TIGARD,OR 97223 2S104BD-00100 2S104BD-01200 JOHANSSON MARTIN L JOAN LAMORA SHIRLEY A TR AND 13535 SW WALNUT LN WILES NICOLETTE YVONNE TIGARD,OR 97223 13585 SW FERN ST TIGARD, OR 97223 2S104BD-05800 2S104BA-14900 JOHNSON THEODORE R& LEE CHING LIN JUDY A& 13621 SW NORTHVIEW DR NICOLETTI DEBRA L TIGARD,OR 97223 13827 SW WALNUT LN TIGARD, OR 97223 2 S 104 B D-04400 2 S 1048 D-09700 KAPLAN DANIEL& LEE GLORIA MANN ALLA 13585 SW WALNUT LN 12774 SW 138TH TIGARD,OR 97223 TIGARD, OR 97223 2S104BA-15100 2S1048A-14800 KHEIRABADI MASOUD LEE SAMUEL M&KRISTY Y 13510 SW LIDEN DR 13633 SW NORTHVIEW DR TIGARD, OR 97223 TIGARD,OR 97223 2S104AC-03300 2S104BA-15000 KOSHIKAWA TAKASHI/KIMI LEE THANH& BY PERFORMANCE PROPERTIES HUANG LIU ATTN: MOLLY 13609 SW NORTHVIEW DR PO BOX 1496 TIGARD,OR 97223 LAKE OSWEGO,OR 97035 2S104BD-05600 2S104BA-12700 KUSCHKE FRIEDHELM 0&WALTRAUD MALONEY ERIK M&TRICIA L 13791 SW WALNUT LN 13690 SW MARCIA DR TIGARD,OR 97223 PORTLAND,OR 97223 2S1046D-01100 2S104BD-05400 KVISTAD RODERICK MARVIN RANDALL A& EUNICE KERSTIENS-MARVIN HELEN A 13535 SW FERN 13724 SW WALNUT LN TIGARD, OR 97223 TIGARD,OR 97223 2S104BA-13800 2S104AC-12700 LAM BINH& MCGINLEY CHERYL M LAM HOA IRAN& 12640 SW 135TH AVE LAM NGUYEN TIGARD,OR 97223 13626 NW NORTHVIEW TIGARD, OR 97223 2S1048D-01900 2S104BD-06300 LAMB CHARLES B AND ZADA M MENSAH TETE 13770 SW FERN ST 12687 SW 138TH AVE TIGARD, OR 97223 PORTLAND, OR 97223 2S1040A-13700 2S104BD-04200 MERCER MICHAEL R&LISA A RIZK MARK G&BARBARA J 13614 SW NORTHVIEW DR 13725 SW FERN ST TIGARD, OR 97223 TIGARD,OR 97223 2S104BD-04600 2S104BD-01400 MONTGOMERY BRUCE& ROMAN CATHOLIC ARCHBISHOP OF BURDETT DIANA L PORTLAND IN OREGON 13774 SW ROSY CT 2838 E BURNSIDE TIGARD, OR 97223 PORTLAND, OR 97214 2S104BD-02200 2S104BD-04300 NATHMAN CHRISTINE P& ROSENBLOOM TRENT R&MINELBA B PARISI BERARDINO 13749 SW FERN ST 13640 SW FERN ST TIGARD, OR 97223 PORTLAND, OR 97223 2S104BA-13300 2S104BD-04900 NIKZAD ABBAS &HELEN ROY SHUBHRO&MITALI 13787 SW MARCIA DR 10487 SW NORTH DAKOTA ST#1 TIGARD, OR 97223 TIGARD,OR 97223 25104BA-13200 2S104BD-06400 NOSLER DOUGLAS K&TERESA L SAGUN JUDITH R& 13794 SW MARCIA DR MONTGOMERY KERRY D TIGARD,OR 97223 12701 SW 138TH AVE PORTLAND, OR 97223 2S104BA-13600 2S104BD-05100 ONG SIONG YONG& SALVATION ARMY THE KHAMSONE PO BOX 8798 13725 SW MARCIA DR PORTLAND, OR 97208 TIGARD,OR 97223 2S104BD-06000 2S1040A-11900 OSTROW DINO S SILVER TIMOTHY&CHAN FU 12621 SW 138TH AVE 13503 SW LIDEN DR TIGARD, OR 97223 TIGARD,OR 97223 2S1048A-12800 2S104AC-12800 PERRY THUY& SINCLAIR WILLIAM D& PERRY CHRISTOPHER DOROTHY U 13710 SW MARCIA DR 12660 SW 135TH AVE TIGARD, OR 97223 TIGARD,OR 97223 25104BD-07000' 2S104BA-12500 PHELPS STEPHEN &SUSAN STANESCU EMANIOL&FLORENTINA 13796 SW FERN ST 13656 SW MARCIA DR TIGARD, OR 97223 TIGARD,OR 97223 25104BD-00500 25104BD-05900 QUINN MICHAEL P&JEAN L STEADMAN KATERINA N 12615 SW 136TH CT 13830 SW WALNUT LN TIGARD, OR 97223 TIGARD,OR 97223 2S1046A-04700 2S104BA-05000 • SUTHERLAND KEVIN M& WEBER RONALD&LYDIA SANDRA L 13823 SW MARCIA DR 13884 SW MARCIA DR TIGARD,OR 97223 TIGARD,OR 97223 2S104BD-04500 2S104BD-06600 TAI JED&ARONA WEISENBORN DENNIS R&JACKIE L 13790 SW ROSY CT 13829 SW FERN ST TIGARD,OR 97223 TIGARD,OR 97223 2S104BD-04700 2S1048D-05300 TAYLOR JONATHAN W WEST JEFFREY T&KAREN R 13752 SW ROSY CT 13756 SW WALNUT LN TIGARD,OR 97223 TIGARD,OR 97224 2 104BD-06800 2S104BD-08200 TI D OF WHELAN JENNIFER A 131 HALL BLVD 12665 SW 138TH AVE ARD,OR 97223 TIGARD,OR 97223 2 104BD-07300 2S104BD-00600 TI D OF WHITAKER EVAN E AND 1312 HALL BLVD BETTY M T ARD, 97223 12665 SW 136TH CT TIGARD,OR 97223 2 104BD-072 ' 2S104BA-12300 TI •RD • OF WILCOX JASON 131- W HALL BLVD 13588 SW MARCIA DR T AR: OR 97223 TIGARD,OR 97223 104BA-164 25104BD-09600 TI R ITY OF WILDEY JOSEPH A&HOLLY ANN 131 SW HALL BLVD 13615 SW WALNUT LN ARD, R 97223 TIGARD,OR 97223 2S104BD-05000 2S104BD-01600 TOFTE DANI&ERIC WILLIAMS DONNEL AND 13763 SW ROSY CT STEPHANIE S CO-TRUSTEES TIGARD,OR 97223 13865 SW FERN TIGARD,OR 97223 2S104BA-15200 TRINCHERO PAUL H& TRINCHERO H BARBARA 13522 SW LIDEN DR TIGARD,OR 97223 2S104BD-02500 VIESTENZ KERRY D&JANICE L 13570 SW FERN ST TIGARD,OR 97223 • Charlie and Larie Stalzer 14781 SW Juliet Terrace Tigard, OR 97224 Craig Smelter PO Box 1467 Tualatin, OR 97062 Harold and Ruth Howland 13145 SW Benish Tigard, OR 97223 Kevin Hogan 14357 SW 133rd Avenue Tigard, OR 97224 Gretchen Buehner 13249 SW 136th Place Tigard, OR 97224 CPO 4B Holly Shumway, Chair 14535 SW Woodhue Street Tigard, OR 97224 Beverly Froude 12200 SW Bull Mountain Road Tigard, OR 97224 Barry Albertson 15445 SW 150th Avenue Tigard, OR 97224 John Frewing 7110 SW Lola Lane Tigard, OR 97223 CPO 4B 16200 SW Pacific Highway, Suite H242 Tigard, OR 97224 CITY OF TIGARD - WEST INTERESTED PARTIES fog. I of h li:\curoln\setup\labels\CIT West.docl UPDATED: 21-Seo-04 III gill lig AFFIDAVIT OF POSTING NOTICE OF A LAND USE PROPOSAL TIGARD IMPORTANT NOTICE: THIS AFFIDAVIT MUST BE ACCOMPANIED BY A COPY OF THE NOTICE THAT WAS POSTED ON THE SITE. In the Matter of the Proposed Land Use Applications for: Land Use File Nos.: MLP2006-00004 Land Use File Name: HUSKE PARTITION I, Emily Eng.Assistant Planner for the City of Tigard,do affirm that I posted notice of the land use proposal affecting the land located at (state the approximate location(s) IF no address(s) and/or tax lot(s) currently registered) and did personally post notice of the proposed land use application(s)by means of weatherproof posting in the general vicinity of the affected territory, a copy of said notice being hereto attached and by reference made a part hereof, on the rt4--day of _ .2006. i'ignature , s e t..n Who ' rformed Posting h:\login\patty\masters\affidavit of posting for applicant to post public heating.doc HUSKE P MINOR LAND PARTITON (MLP) 2006-00004 REQUEST: The applicant is requesting approval to partition a 19,285-square foot lot into three lots of 5,224 square feet, 5,573 square feet and 7,925 square feet for single-family homes. The existing single-family home will remain on proposed Parcel 3 (7,925 square feet). LOCATION: 12615 SW 136t'1 Cot; Washington County Tax Map 2S104BD, Tax Lot 500. ZONE: R-7: Medium- Density Residential District. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITER • Community Development Code Chapters: 18.390, 18.420, 18.510, 18.775, 18.715, 18.725, 18.745, 18.765, 18.790, 18.795, and 18.810. Further information may be obtained from the Planning Division (staff contact: Emily Eng, Assistant Planner) at 13125 SW Hall Blvd., Tigard, Oregon 97223, or by calling 503-639-4171 or by email to Emily @tigard-or.gov . A copy of the application and all documents and evidence submitted by or on behalf of the applicant and the applicable criteria are available for inspection at no cost and copies for all items can also be provided at a reasonable cost. 1 L. 4. _/ 1 SL T CITY of TIGARD tilk `_`� N GEOGRAPHIC INFORMATION SYSTEM w AREA NOTIFIED manna NNIIIt11N mum. e. • Nutty mNUtull SW i j (500 1 ) I ammo a Nu» mwnN SW "" ..n 0411111100 7a700 aN T 15 . 1MMI 1 MS is 1 niet 1 • N8117700 75104051 1 1 1 MAIMS K NN71:00 lNNln R 01040000307 0 1011111�, FOR: Carla Albertson Is Iao5N0 7SINNNNt memos@ numensel NINIf007SINB009700 NUM 151an00101 o RE: 2S104BD9 500 6LN TLN _ ■m firm\t� �:„ — m� ��\\�` U mamma 7SI148000500 4114 .. steue NII La00051pp6naB0' � ��� Property owner information L1.1 MIN `` ca is valid for 3 months from 7E1a1003116 '� M the date printed on this map. NwIN/Mll maelB/lN ROSY NelaeBd tslae11B7/1 7E10411e11N - - r aslaeoalsoa ` YIN 110/IMMI IIRIPP. m1WNN1 11111 :taeolmla' 21111111111111511 _I + i1/ N 2SIOUC17800 Ilk" 11 444/07, ti IIII 7SIB001600 110" 7N m/MIf00 15 1048001100 •• 1040004700 110.MI1 I i 'gli NNIM1pN ST _N- 7110411107111 N aslae00707 h104111024110 L 231041300M00 500 4v 1r MINH NM • •• N lH/NI/MII 0 100 200 300 Feel i 1"=243 feet ?51a1007200 i MOMS' s 7SIae /N lBaaol NIINIII I 411 TIGARI) — Information on this map is for general location only and Should be vent with the Development Services Division I ) Li 13125 SW Hall Blvd \\\\\ Tigard,OR 97223 / \ (503)639-4171 1 httpllWVIW.C1.tIg8ld.Of.U6 Community Development Plot date:Sep 28,2006;C:lmagiOMAGIC03APR 2S104BA-12000 2S104BA-05100 ABDELJAWAD ZAKI& BEAMAN TERI SAIDAM AZIZA 13685 SW MARCIA DR 13518 SW MARCIA DR TIGARD,OR 97223 TIGARD,OR 97223 2S104BA-13500 2S104BA-13000 ACOBA WAYNE A&KRISTI L BECK JASON S&MICHELLE M 13741 SW MARCIA DR 13758 SW MARCIA DR TIGARD,OR 97223 TIGARD,OR 97223 2S104BA-12900 2S104AC-12600 AFSHAR BRIAN S& BECKHAM GARVE&MARILYN NAVAHI SOUDABEH JT LIVING TRUST 13732 SW MARCIA DR BY GARVE/MARILHN BECKHAM TRS TIGARD,OR 97223 12620 SW 135TH AVE TIGARD,OR 97223 2S104BD-01000 2S104BD-02100 ALEXANDER MARION TR BENETTI MARCO A&SALLY A ALEXANDER DOMINIQUE TR 13650 SW FERN ST 12645 SW 135TH AVE TIGARD,OR 97223 TIGARD,OR 97223 2S104BD-05200 2S104BA-13900 ALLEY BARRY A BENZ ROBERT H&SHIRLEY 13788 SW WALNUT LN 13642 SW NORTHVIEW DR TIGARD,OR 97223 TIGARD,OR 97223 2S104BD-00900 25104BA-13100 ALULA BERHANU B BERGEY BRUCE&CAROLYN 13540 SW WALNUT LN 7700 SW RIVER RD TIGARD,OR 97223 HILLSBORO,OR 97123 2S104BD-04800 2S104BD-00800 ATWOOD JEFFREY P&B J BROWN DONALD B& 13728 SW ROSY CT NORTON-BROWN KATHLEEN A TIGARD, OR 97223 13590 SW WALNUT LN TIGARD,OR 97223 2S104BD-06900 2S104BA-04900 BARRETT GORDON W&MELISSA J CAPISTRANO THERESA BLANCO& 13800 SW FERN ST ANTHONY TUYEN TIGARD, OR 97223 13810 SW MARCIA DR TIGARD,OR 97223 2S104AC-03400 2S104BA-11800 BARTLETT KEVI A/STACI J CASE MARK&PATRICIA R 12543 SW 134TH AVE 13515 SW LIDEN TIGARD,OR 97223 TIGARD,OR 97223 2S104BA-15300 2S104BA-13400 BASHIR MOHAMMAD S CHAN KWAN CHUNG&JACKIE 13534 SW LIDEN DR 13763 SW MARCIA DR TIGARD,OR 97223 TIGARD,OR 97223 2S104BA-12400 2S104B0-05700 CHILDERS DANIEL J&DIANA K FLOREY FRANCIS BRADLEY& 13630 SW MARCIA DR KATHLEEN MARIE TIGARD,OR 97223 13805 SW WALNUT LN TIGARD,OR 97223 2S104BD-02300 2S104BA-12100 CLARKE JOHN A&NANCY J GENTILE RAYMONT C III 54966 MALLARD DR 13544 SW MARCIA DR BEND, OR 97707 TIGARD,OR 97223 2S104BD-0210 2S104AC-03200 C K HN A&NANCY J HARP JOHN&DEBORAH 54 LLARD DR 12487 NW 134TH AVE ND,OR 7707 TIGARD,OR 97223 2S104BD-09800 2S104BD-01300 CLEM RICHARD R&BETTE J HAVILAND RANDALL S TR& 13555 SW WALNUT LN HAVILAND LEUEEN M TIGARD,OR 97223 13625 SW FERN ST TIGARD,OR 97223 2S104BD-02000 2S104BA-12600 COLBY ROBERT W& HO WILLIAM& COLBY SUSAN Y HO REBECCA HUONG 13720 SW FERN ST 13674 SW MARCIA DR TIGARD,OR 97223 TIGARD,OR 97223 2S104BD-09500 2S104B0-01601 COLEMAN MIKE G&CORY D HOFFMAN PAUL RUSSELL 13635 SW WALNUT LN 13985 SW FERN ST TIGARD,OR 97223 TIGARD,OR 97223 2S104BA-12200 2S104BD-06100 CRAIG ANDREW S HOLTHAUS ROBERT A 13566 SW MARCIA DR 12643 SW 138TH AVE TIGARD,OR 97223 TIGARD,OR 97223 2S104B0-07100 251048A-04800 DDR DEVELOPMENT LLC HUSTLER MICHAEL C&EUSTOLIA I 14295 SW WOODHUE ST 13858 SW MARCIA DR TIGARD, OR 97224 TIGARD,OR 97223 2S104BD-06500 2S104BD-06700 ELGGREN DAVID ANTHONY& JACKSON GREGORY ELGGREN COLLEEN R 12755 SW 138TH AVE 12739 SW 138TH AVE TIGARD,OR 97223 TIGARD,OR 97223 2S104B0-00401 2S1046D-02400 FLEISHMAN HERMAN JAQUESS MARK&JEWEL PO BOX 19633 13530 SW FERN ST PORTLAND,OR 97280 TIGARD,OR 97223 1 2S104BD-00700 2S104BD-05500 JENSEN NORMAN S&JUDIE L LAMBERT MARK A&JENNIFER A 13455 NE SCHUYLER ST 13759 SW WALNUT LN PORTLAND,OR 97230 TIGARD,OR 97223 2S104BD-00100 2S104BD-01200 JOHANSSON MARTIN L JOAN LAMORA SHIRLEY A TR AND 13535 SW WALNUT LN WILES NICOLETTE YVONNE TIGARD, OR 97223 13585 SW FERN ST TIGARD,OR 97223 2S104BD-05800 2S104BA-14900 JOHNSON THEODORE R& LEE CHING LIN JUDY A& 13621 SW NORTHVIEW DR NICOLETTI DEBRA L TIGARD,OR 97223 13827 SW WALNUT LN TIGARD,OR 97223 2S104BD-04400 2S104BD-09700 KAPLAN DANIEL& LEE GLORIA MANN ALLA 13585 SW WALNUT LN 12774 SW 138TH TIGARD,OR 97223 TIGARD,OR 97223 2S104BA-15100 2S104BA-14800 KHEIRABADI MASOUD LEE SAMUEL M&KRISTY Y 13510 SW LIDEN DR 13633 SW NORTHVIEW DR TIGARD,OR 97223 TIGARD,OR 97223 2S104AC-03300 2S104BA-15000 KOSHIKAWA TAKASHI/KIMI LEE THANH& BY PERFORMANCE PROPERTIES HUANG LIU ATTN: MOLLY 13609 SW NORTHVIEW DR PO BOX 1496 TIGARD,OR 97223 LAKE OSWEGO,OR 97035 2S104BD-05600 2S104BA-12700 KUSCHKE FRIEDHELM 0&WALTRAUD MALONEY ERIK M&TRICIA L 13791 SW WALNUT LN 13690 SW MARCIA DR TIGARD,OR 97223 PORTLAND,OR 97223 25104BD-01100 25104BD-05400 KVISTAD RODERICK MARVIN RANDALL A& EUNICE KERSTIENS-MARVIN HELEN A 13535 SW FERN 13724 SW WALNUT LN TIGARD,OR 97223 TIGARD,OR 97223 2S104BA-13800 2S104AC-12700 LAM BINH& MCGINLEY CHERYL M LAM HOA TRAN& 12640 SW 135TH AVE LAM NGUYEN TIGARD,OR 97223 13626 NW NORTHVIEW TIGARD, OR 97223 2S104BD-01900 2S104B0-06300 LAMB CHARLES B AND ZADA M MENSAH TETE 13770 SW FERN ST 12687 SW 138TH AVE TIGARD,OR 97223 PORTLAND,OR 97223 2S1048A-13700 2S104BD-04200 MERCER MICHAEL R&LISA A RIZK MARK G&BARBARA J 13614 SW NORTHVIEW DR 13725 SW FERN ST TIGARD,OR 97223 TIGARD,OR 97223 2S104B0-04600 2S104BD-01400 MONTGOMERY BRUCE& ROMAN CATHOLIC ARCHBISHOP OF BURDETT DIANA L PORTLAND IN OREGON 13774 SW ROSY CT 2838 E BURNSIDE TIGARD,OR 97223 PORTLAND,OR 97214 2S1048D-02200 2S1048D-04300 NATHMAN CHRISTINE P& ROSENBLOOM TRENT R&MINELBA B PARISI BERARDINO 13749 SW FERN ST 13640 SW FERN ST TIGARD,OR 97223 PORTLAND,OR 97223 2S104BA-13300 2S104BD-04900 NIKZAD ABBAS&HELEN ROY SHUBHRO&MITALI 13787 SW MARCIA DR 10487 SW NORTH DAKOTA ST#1 TIGARD,OR 97223 TIGARD,OR 97223 2S104BA-13200 25104BD-06400 NOSLER DOUGLAS K&TERESA L SAGUN JUDITH R& 13794 SW MARCIA DR MONTGOMERY KERRY D TIGARD,OR 97223 12701 SW 138TH AVE PORTLAND,OR 97223 2S104BA-13600 2S104BD-05100 ONG SIONG YONG& SALVATION ARMY THE KHAMSONE PO BOX 8798 13725 SW MARCIA DR PORTLAND,OR 97208 TIGARD,OR 97223 2S1048D-06000 2S104BA-11900 OSTROW DINO S SILVER TIMOTHY&CHAN FU 12621 SW 138TH AVE 13503 SW LIDEN DR TIGARD,OR 97223 TIGARD,OR 97223 2S104BA-12800 2S104AC-12800 PERRY THUY& SINCLAIR WILLIAM D& PERRY CHRISTOPHER DOROTHY U 13710 SW MARCIA DR 12660 SW 135TH AVE TIGARD,OR 97223 TIGARD,OR 97223 2S1048D-07000 2S104BA-12500 PHELPS STEPHEN&SUSAN STANESCU EMANIOL&FLORENTINA 13796 SW FERN ST 13656 SW MARCIA DR TIGARD,OR 97223 TIGARD,OR 97223 2510480-00500 2S104B0-05900 QUINN MICHAEL P&JEAN L STEADMAN KATERINA N 12615 SW 136TH CT 13830 SW WALNUT LN TIGARD,OR 97223 TIGARD,OR 97223 2S104BA-04700 2S104BA-05000 SUTHERLAND KEVIN M& WEBER RONALD&LYDIA SANDRA L 13823 SW MARCIA DR 13884 SW MARCIA DR TIGARD,OR 97223 TIGARD,OR 97223 2S104BD-04500 2S104BD-06600 TAI JED&ARONA WEISENBORN DENNIS R&JACKIE L 13790 SW ROSY CT 13829 SW FERN ST TIGARD,OR 97223 TIGARD,OR 97223 2S104BD-04700 2S104BD-05300 TAYLOR JONATHAN W WEST JEFFREY T&KAREN R 13752 SW ROSY CT 13756 SW WALNUT LN TIGARD,OR 97223 TIGARD,OR 97224 2 104BD-06800 2S104BD-06200 TI D OF WHELAN JENNIFER A 131 HALL BLVD 12665 SW 138TH AVE ARD,OR 97223 TIGARD,OR 97223 2 104BD-07300 26104BD-00600 TI D OF WHITAKER EVAN E AND 1312 HALL BLVD BETTY M T ARD, 97223 12665 SW 136TH CT TIGARD,OR 97223 2 104BD-0721' 2S104BA-12300 TI.. •RD • Y OF WILCOX JASON 131- W HALL BLVD 13588 SW MARCIA DR T AR OR 97223 TIGARD,OR 97223 104BA-164 2S104BD-09600 TI AR ITY OF WILDEY JOSEPH A&HOLLY ANN 131 SW HALL BLVD 13615 SW WALNUT LN ARD, R 97223 TIGARD,OR 97223 2S104BD-05000 2S104BD-01600 TOFTE DANI&ERIC WILLIAMS DONNEL AND 13763 SW ROSY CT STEPHANIE S CO-TRUSTEES TIGARD, OR 97223 13865 SW FERN TIGARD,OR 97223 2S104BA-15200 TRINCHERO PAUL H& TRINCHERO H BARBARA 13522 SW LIDEN DR TIGARD,OR 97223 2S104BD-02500 VIESTENZ KERRY D&JANICE L 13570 SW FERN ST TIGARD,OR 97223 Charlie and Larie Stalzer 14781 SW Juliet Terrace Tigard, OR 97224 Craig Smelter PO Box 1467 Tualatin, OR 97062 Harold and Ruth Howland 13145 SW Benish Tigard, OR 97223 Kevin Hogan 14357 SW 133rd Avenue Tigard, OR 97224 Gretchen Buehner 13249 SW 136th Place Tigard, OR 97224 CPO 4B Holly Shumway, Chair 14535 SW Woodhue Street Tigard, OR 97224 Beverly Froude 12200 SW Bull Mountain Road Tigard, OR 97224 Barry Albertson 15445 SW 150th Avenue Tigard, OR 97224 John Frewing 7110 SW Lola Lane Tigard, OR 97223 CPO 4B 16200 SW Pacific Highway, Suite H242 Tigard, OR 97224 CITY OF TIGARD - WEST INTERESTED PARTIES fog. I of Il (i:\curoln\setuo\labels\CIT West.docl UPDATED: 21-Sen-04 . .Frjm:40LE12985 09/26/2006 10:23 4008 P.002/002 CITY OF TIGARD COMMUNITY DEVELOPMEN T DEPARTMENT 4� PLANNING DIVISION CITY OF TIGARD Community(Development 1 3125 SW HALL BOULEVARD Shaping Better Community TIGARD, OREGON 97223 PHONE: 503-639-4171 FAX: 503-664-7297(Attn: Patty or Shirlty/Planning) RE.QUET FOR x`00 r`0.0. ' :0 ' �RT 1WNE`R E Alil.; IST Property owner information is valid for 3 months from the date of your request INDICATE ALL PROJECT MAP & TAX LOT NUMBERS (i.e. 1S134AB, Tax Lot 00100) OR THE ADDRESSES FOR ALL PROJECT PARCELS BELOW and INCLUDE A MAP OF ALL LOTS FOR THE PROJECT (preferably assessor's tax map): 5 ) 0 L fin 00 00 /;2(n/5 .JIX) I 3 7cQ2d 61(1 f , INDICATE WHETHER YOU ARE REQUESTING 2 OR 3 SETS OF LABELS: `V`tXqf )v1) l7 r (NOTE: A minimum of 2 sets of labels will be provided to place on your 2 sets of envelopes that applicants are required to submit at the time of application submittal. If a neighborhood meeting is required and you have not yet held that meeting, you should request 3 sets) NAME OF CONTACT PERSON: `dc&.. C i'oY PHONE: 5'03-9'a5 _( c/CL / (J? This request may be mailed, faxed, or hand delivered to the City of Tigard. Please allow a 2-day minimum for processing requests. Upon completion of your request, the contact person will be called to pick up their request in "Will Call" by their last name, at the Community Development Reception Desk. The cost of processing your request must be paid at the time of pick up, as exact cost can not be pre-determined. PLEASE NOTE: FOR REASONS OF ACCURACY, ONLY ORIGINAL MAILING LABELS PROVIDED BY THE CITY VS. RE—TYPED MAILING LABELS WILL BE ACCEPTED. Cost Dess3 tiQn $11 to generate the mailing list, plus $2 per sheet for printing the list onto labels (20 addresses per sheet). Then, multiply the cost to print one set of labels by the number of sets requested. *EXAMPLE* * * COST FOR THIS REQUEST * * sheets of labels x $2/sheet = $8.00 x 2 sets = $16.00 `% sheet(s) of labels x$2/sheet = C__x sets = �L sheets of labels x $2/sheet for CIT area x sets = $ 4.00 „ sheet(s) of labels x S2/sheet for CIT area = x sets = GENERATE LIST = 11.0 GENERATE UST = aut, TOTAL = $3 I.00 TOTAL = F A:4Ci1_E 129E 09/26/2006 10:22 #008 P.001/002 ID = 750 ENGINEERING PLANNING '` LANDSCAPE ARCHITECTURE ah,FORESTRY SURVEYING 13910 SW Galbreath Drive Office Located in: Suite 100 ENGINEERING; FORESTRY / SHERWOOD, OREGON Sherwood, OR 97140 VANCOUVER, WASHINGTON Phone: 503-925-8799 www.aks-eng.com Fax: 503-925-8969 FAX COVER LETTER Date:9/26/2006 Job:1630 Attention:Patty Fax No:503-684-7291 Of:City of Tigard Re:Walnut Street Partition /AKS Job# 1630 From:Carla Albertson Original to be sent later: El Yes 22 No Total Number of pages including cover letter: 2 If you do not receive all the pages indicated above, or have any questions, please call 503-925-8799 Notes- Hi Patty, We require only the mailing list.We will copy on to labels. Ifyou have any questions, please call. 2S104BD-00500 HUSKE PATRICK&TAMARA LYNN 12615 SW 136TH CT TIGARD, OR 97223 i . A ppIIo +I'on Frvis PRE-APE HELD BY: • III CITY OF TIGARD PLANNING DIVISION �" LAND USE PERMIT APPLICATION • City of Tigard Perrit Center 13125 S W Hall Blzd, Ti OR 97223 . Phone. 503.639.4171 Fax:503.598.1960 • File N1 j _P)-ri* ' ( D)Df' Other Case# Date MC 0 ' By ''' 1/ Receipt ii (=9- 57 l` Fee 395-0• Date Complete TYPE OF PERMIT YOU ARE APPLYING FOR ❑Adjustment/Variance (I or II) 0,Mrnor Land Partition(II) ❑ Zone Change (III) ❑ Comprehensive Plan Amendment(IV) ❑Planned Development(III) ❑Zone Change Annexation(IV) ❑ Conditional Use (III) ❑Sensitive Lands Review(I,II or III) ❑Zone Ordinance Amendment(IV) ❑ Historic Overlay(II or III) ❑Site Development Review(II) ❑ Home Occupation(II) ❑Subdivision(II or III) _O • 0' a kE PROPOSED ACTIVITY IVITY WILL OCCUR(Address if available) 12(1.)% Sti■ -� 13fc� C. o„az V . ,sae- 1 •W - A_ I .E - ZONING cASSIFICATION `-- APPLIC ANI MAILING ADDRESS/CITY/STATE77_IP — QQ C C.0,NoiC... PHONE No. s FAX NO. 5c,`-S / `N-7.. (2'l — j` `jS .tC/. / Cc)Zj — .S_1= ,Z • `PRIMARY CONTACT-PERSON PHONE NO. • Is.-.c- \-k v.-j•r-.C.- �-3C' . / (\-QC\ — `.-SS'-V PROPER:lY OWNERTDEED ROWER(Attach list if more c(ian one) i -h.'tDst Lk i v°a'+.t. A..� 1. n,�a.c�p% 4..:r.a., \--\u,,krc. MAI P G `i- . /STATE/ZIP 1 Z.00v `.. V--..i \3(z,—c ..--\--%GarQ C. N FAX N6. `_SV-s / y3(1 — S5,-N Se`s/ coin - 3Z-2 'When the owner and the applicant are different people,the applicant must be the purchaser of record or a lessee in possession with written authorization from the owner or an agent of the owner. The owners must sign this application in the space provided on the back of this form or submit a written authorization with this application. —PROPOSAL SUMMARY(Please(r specific) • APPLICATIONS WILL NQJ BE ACCEPTED WITHOUT ALL OF THE REQUIRED SUBMITTAL ELEMENTS AS DESCRIBED IN THE "BASIC SUBMITTAL REQUIREMENTS" INFORMATION SHEET. is\cumin\masters\larrrl rice,annliratinnc\land vice,nrrmit arm rinr THE APPLI . T SHALL RTIFY _T: ♦ If the application is granted,the applicant shall exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. ♦ All the above statements and the statements in the plot plan,attachments,and exhibits transmitted herewith,are true;and the applicants so acknowledge that any permit issued,based on this application,map be revoked if it is found that any such statements are false. ♦ The applicant has read the entire contents of the application,including the policies and criteria, and understands the requirements for approving or denying the application(s). SIGNATURES OF EACH OWNER OF THE SUBJECT PROPERTY ARE REQUIRED. 'I/ . ,--2 5--06 • , ner's Signature / Date jinfitafAt C5 4,4044e/ 9 --0,5--- 06 Owner's Signature Date Owner's Signature Date Owner's Signature Date Owner's Signa / Date ...jik • --fr— C----- Applican Agent/ .'presentative s ignature Date Applicant/Agent/Representative's Signature Date 1 • •'i: : el�I►-era) •• 2 STATUTORY WARRANTY DEED •. ..:1111:0+9411.►ar.�a ,t.-:rue eb•see: • 1 Grantor Mlahswa.awnn ` ;�h diiitiddt'n�s. ' lei Grantee' PaYSdc.Nliefq/. kshame Hoopes MC:an.Ifr•IA.wMeat And: �,.} TwYIM Afasder,MY.6r.nr r ci.s s..war Msors. • UntllaehsngststtigwabdrWta�tsssbmsrttflhailtAPMak WtM - 0..4,Orman,M:Mrwy.«tvrwatl11,*WM •• v% � 4 I following address: �mM+• ��w n«IvN.M 11,0600.4e.r«.nM�1nM.� n •• Patrick Husker ;r' 'I Temara Husks Faiose vsfifss wikprwtar M A.w,�wwrsalrs.. 12815 SW130ihCouA 7Ywswsi wc•wryci.nl . Tigard OR 97223 . • • After Recording Mum to: . Patrick Husks Tamers Husks . 1281E SW 138th Court `ir.ay,+� wAs tN( r()NCOUNTY •Tigard OR 97223 s l" 3 ItEAL PROPERTY TRANSFER T3X 'icy ti,.... ki I..(i'O.00 9_7�oG• Escrow No. 876722 LAR =� ' FEE PAID DATE ilt Title No. 876722 MICHAEL P.QUINN and JEAN L..QUINN,Grantor, conveys end wa+rantst�ATRICK HUSKE and TAMARA LAO!) HUSKE!'�'rantee, the following described real Property free of encumb arloseftt a5*es specifically set forth heroin .. situated In Washington County,Oregon,bo wit Lot 3, OSRS HEIGHTS. County of Washington.State of Oregon. The said property Is free from encumbranoaa except COVENANTS.CONDITIONS,RESTRICTIONS.RESERVATIONS.SET BACK LINES.POWERS OF SPECIAL DISTRICTS,AND EASEMENTS OF RECORD.IF ANY. 2008/2007 taxes•lien due but not yet payable. BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT.THE PERSON TRANSFERRING FEE TTILE SHOULD INQUIRE ABOUT THE PERSON'S RIGHTS,IF ANY,UNDER ORS 197-352.THIS INSTRUMENT DOES NOT ALLOW USE OF THE PROPERTY DESCRIBED IN THIS INSTRUMENT IN VIOLATION OF APPLICABLE LAND USE LAWSAND REGULATIONS.BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT,THE PERSON ACQUIRING FEE TITLE TO THE PROPERTY SHOULD CHECK WITH THE APPROPRIATE CITY OR COUNTY PLANNING DEPARTMENT TO VERIFY APPROVED USES.TO DETERMINE ANY LIMITS ON LAWSUITS AGAINST FARMING OR FOREST.PRACTICES AS DEFINED IN ORS 30.930 AND TO INQUIRE ABOUT THE RIGHTS OF NEIGHBORING PROPERTY OWNERS.IF ANY,UNDER ORS 197.352. The true consideration for this conveyanos Is S440,000.00. (Hero comply with the requirements of ORS 93.030). Dated this,-2 -' day of(1�li -a-J" , 2006. `/ -i s Micrlael P.•uinn Jo Winn Sta7.11111 OR County: Washington /' The foregoing Instrument was acknowledged before me this " ' day of j feip.LG.`y ,20.2_4_by: Michael ('h it n and Jean L Quinn K.4Tk{LLN ;,:j NOTARY Pt psµucQ-O�REGON Notary Public 14tYCOMm:sE0s NOQ ESMff$_ 2008 My Commission Expires: . f��dX TICOR TITLE INSURANCE COMPANY uta1vro YwARRA rv04IDtcxwt PAGE 1 \.' t I j7 Order: 25519107F - 1 of 1 - DocumentRetrieval : FASTSearch Doc: WS:2006 2006106277 "LAI LAND USE PROPOSAL DESCRIPTION 120 DAYS = 4/4/2007 FILE NO.: MINOR LAND PARTITION (MLP) 2006-00004 FILE TITLE: HUSKE PARTITION APPLICANT: Bruce Baldwin DEVELOPER Ironwood Homes,Inc. AKS Engineering Attn:Patrick Huske 13910 SW Galbreath Drive,Suite 100 PO Box 981 Sherwood,OR 97140 Sherwood, OR 97140 OWNER Patrick and Tamara Lynn Huske 12615 SW 136th Court Tigard, OR 97223 REQUEST: The applicant is requesting approval to partition a 19,285-square foot lot into three lots of 5,224 square feet, 5,573 square feet and 7,925 square feet for single-family homes. The existing single-family home will remain on proposed Parcel 3 (7,925 square feet). LOCATION: 12615 SW 136th Court;Washington County Tax Map 2S104BD,Tax Lot 500. ZONE: R-7: Medium Density Residential District. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters: 18.390, 18.420, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.790, 18.795,and 18.810. DECISION MAKING BODY BELOW: ❑ TYPE I ® TYPE II ❑ TYPE III ❑ TYPE IV COMMENTS WERE SENT: DECEMBER 8, 2006 COMMENTS ARE DUE: DECEMBER 22, 2006 ❑HEARINGS OFFICER (MON.) DATE OF HEARING: TIME: 7:00 PM ❑PLANNING COMMISSION (MON.) DATE OF HEARING: TIME: 7:00 PM ❑ CITY COUNCIL (TUES.) DATE OF HEARING: TIME: 7:30 PM ® STAFF DECISION (TENTATIVE) DATE OF DECISION: JANUARY 19, 2007 COMPONENTS RELATED TO THE PROJECT AVAILABLE FOR VIEWING IN THE PLANNING DIVISION ® VICINITY MAP ® DRAINAGE PLAN ❑ SITE ASSESSMENT REPORT ® SITE PLAN ® STORM WATER ANALYSIS ❑ TRAFFIC STUDY ® NARRATIVE ® ARBORIST REPORT ® OTHER MISCELLANEOUS STAFF CONTACT: Emily Eng,Assistant Planner (503) 639-4171,Ext. 2712 AKS ENGINEEr 'G & FORESTRY, LLC LETTER OF TRANSMITTAL 13910 SW GL ath Drive, Suite 100 ID = 1816 �� Sherwood, OR 97140 �,irices Located In: IAG CMG t /lit) Sherwood, OR www.aks-eng.com Vancouver, WA Phone: 503-925-8799 Fax: 503-925-8969 To:City of Tigard DATE: 10/30/2006 JOB NO.: 1630 Attn: Planning Dept. RE: Walnut Street Partition 13125 SW Hall Blvd. Tigard, OR 97223 Planning Appication Billing # 1630, 20832 From:Bruce Baldwin WE ARE SENDING YOU THE FOLLOWING: COPIES DATE NO. DESCRIPTION 1 10/24/2006 1 Application Fee of$3650.00, check no. 6198 from Ironwood Homes, Inc. 3 10/1/2006 Planning Application (1 original, 2 copies) 3 10/30/2006 6 Preliminary Development Plans (Full Size) 2 Sets of Mailing Labels with stamps ❑ For Approval !_1 as submitted LI Resubmit copies for approval Li For your use LI Approved as noted ❑ Submit copies for distribution LI As requested LJ Returned for corrections ❑ Return corrected prints ❑ For review and comment L_3 ❑ FOR BIDS DUE LI PRINTS RETURNED AFTER LOAN TO US Remarks: If you have any questions, please call. RtC Copy To:File SIGNED: Carla Albertson for Bruce Baldwin OCT 3 0 Ver 1 0-4/2/2006 0 2446 pLANAI GOET�GAR FNGINFEi9lIyG 1 PUBLIC FACILITY PLAN Project: b._.nut Lane MLP COMPLETENESS CHECKLIST Date: 11/3/06 GRADING ® Existing and proposed contours shown. ❑ Are there grading impacts on adjacent parcels? ❑ Adjacent parcel grades shown. ❑ Geotech study submitted? STREET ISSUES ® Right-of-way clearly shown. ® Centerline of street(s) clearly shown. ® Street name(s) shown. ® Existing/proposed curb or edge of pavement shown. ❑ Street profiles shown. ❑ Future Street Plan: Must show street profiles, topo on adjacent parcel(s), etc. ® Traffic Impact and/or Access Report ❑ Street grades compliant? ® Street/ROW widths dimensioned and appropriate? ❑ Private Streets? Less than 6 lots and width appropriate? ❑ Other: SANITARY SEWER ISSUES ® Existing/proposed lines shown. ❑ Stubs to adjacent parcels required/shown? WATER ISSUES ® Existing/proposed lines w/sizes noted? ❑ Existing/proposed fire hydrants shown? Show nearest hydrant ❑ Proposed meter location and size shown? Show typical meter size ❑ Proposed fire protection system shown? STORM DRAINAGE AND WATER QUALITY ISSUES ❑ Existing/proposed lines shown? Show direction of roof drain lines (existing and proposed) -show where typical ditch cross section is taken (Assumed that drainage is going to ditch in 136th Ct, but plans are not clear). ❑ Preliminary sizing calcs for water quality/detention provided? ❑ Water quality/detention facility shown on plans? ❑ Area for facility match requirements from calcs? ❑ Facility shown outside any wetland buffer? ❑ Storm stubs to adjacent parcels required/shown? The submittal is hereby deemed ❑ COMPLETE ® INCOMPLETE REVISED: 11/03/06 By: Date: 11/3/06 REVISED: 11/03/06 251 0415D Srid • PUBLIC FACILITY PLAN Project: ,. ..nut Lane MLP COMPLETENESS CHECKLIST Date: 11/3/06 GRADING ® Existing and proposed contours shown. ❑ Are there grading impacts on adjacent parcels? ❑ Adjacent parcel grades shown. ❑ Geotech study submitted? STREET ISSUES Z Right-of-way clearly shown. ® Centerline of street(s) clearly shown. ® Street name(s) shown. ® Existing/proposed curb or edge of pavement shown. I I Street profiles shown. ❑ Future Street Plan: Must show street profiles, topo on adjacent parcel(s), etc. Z Traffic Impact and/or Access Report ❑ Street grades compliant? ® Street/ROW widths dimensioned and appropriate? ❑ Private Streets? Less than 6 lots and width appropriate? ❑ Other: SANITARY SEWER ISSUES ® Existing/proposed lines shown. ❑ Stubs to adjacent parcels required/shown? WATER ISSUES Z , Existing/proposed lines w/ sizes noted? Existing/proposed fire hydrants shown? Show nearest hydrant • Proposed meter location and size shown? Show typical meter size ❑ Proposed fire protection system shown? _ r RM DRAINAGE AND WATER QUALITY ISSUES Existing/proposed lines shown? Show direction of roof drain lines (existing and proposed) - show where typical ditch cross section is taken (Assumed that drainage is going to ditch in 136th Ct, but plans are not clear). ❑ Preliminary sizing calcs for water quality/detention provided? ❑ Water quality/detention facility shown on plans? ❑ Area for facility match requirements from calcs? ❑ Facility shown outside any wetland buffer? ❑ Storm stubs to adjacent parcels required/shown? The submittal is hereby deemed VcOMPLETE ❑ INCOMPLETE REVISED. 11/03/06 - 1 2---O(1•9 By: Date: 11/3/06 REVISED: 11/03/06 City of Tigard, Oregon • 13125 SW Hall Blvd. • Tigard, OR 97223 r r � r • .. November 29, 2006 TIGARD Alexander Hurley AKS Engineering& Forestry,LLC 13910 SW Galbreath Drive, Suite 100 Sherwood, OR 97140 RE: Completeness Review-Huske Partition Case File No. MLP2006-00004 Dear Mr. Hurley: The City has received your application for Minor Land Partition (MLP2006-00004) to divide one lot into three at 12615 SW 136th Court;WCTM 2S104BD,Tax Lot 500. Staff has determined your application to be substantively complete. The following is necessary so that your application can be deemed complete: • Four copies of the complete application, including clarification letter dated 11/8/06 to Kim McMillan. • Eleven sets of reduced plans only The review process is expected to take 5 to 6 weeks. Please be aware that staff has not reviewed the application submittals for compliance with the relevant code criteria, and the need for additional items may arise during the review process. If you have any questions,please contact me at (503) 718-2712. Thank you. Sincerely, Emily Assistant Planner Attachment:Public Facility Plan Checklist Phone: 503.639.4171 • Fax: 503.684.7297 • wwze'.ti¢ard-orgov • TTY Relay: 503.684.2772 City of Tigard, Oregon • 13125 SW Hall Blvd. • Tigard, oR 97223 V • December 5, 2006 TIGARD Bruce Baldwin AKS Engineering&Forestry,LLC 13910 SW Galbreath Drive, Suite 100 Sherwood, OR 97140 RE: Completeness Review- Huske Partition Case File No. MLP2006-00004 Dear Bruce: The City has received your application materials for Minor Land Partition (ML.P2006- 00004). Staff has determined your application to be complete as of 12/5/2006. The review process is expected to take 5 to 6 weeks. Please be aware that staff has not reviewed the application submittals for compliance with the relevant code criteria, and the need for additional items may arise during the review process. If you have any questions,please contact me at (503) 718-2712. Thank you. Sincerely, Emily Eng Assistant Planner Phone: 503.639.4171 • Fax: 503.684.7297 • www.tigard-or.gov • TTY Relay: 503.684.2772 TAG NO. DATE DRIVER NO. ACCOUNT NO. CUSTOMER REFERENCE NO. BILLING INSTRUCTIONS SHIPPER RECEIVER OTHER 145- it)(' AIL I = ❑ ❑ ❑ SHIPPER: CONSIGNEE: SERVICES MS Engineerft&Forestry [ + '4 0 - 7 1 .-"A Vehicle Bike ADDRESS: ADDRESS: } 12910 SW Galbreath Drive,Sins 100 1 CI 31 ❑Super(30 min.) CITY STATE ZIP CODE C 1 5 y� 1,STATE �ZIP CODE RUSh(90 min.) ❑Rush(60 Min.) Ste:mood OR 97140 `j�' j {� Tr,l r; t) (- a () '17��,23 U Route(3 hrs.) ❑Route(3 hrs.) SHIPPER SIGNATURE TIME RECEIAD IN GOOD CONDITION TIME PIECES Irff r r::).,,11-7, 71,._ I j SPECIAL INSTRUCTIONS/ATTENTION: EXTRA STOP WAITING TIME 17 + BASE CHARGE EXTRA WEIGHT WAITING/ o,ieP c,r✓ UNLOADING RUS1y (�negon Qwned TIME DELIVERY and Ohenafed TOTAL ORrIAND OC. r CONSIGNEE LAND USE APPLICA 'ON Project: M ( 22xx - °OC 4 i COMPLETENESS REVIEW COMPLETE INCOMPLETE 3/DO" ‘ STANDARD INFORMATION: 4g.. DeedlTitle/Proof Of Ownership ❑ --bleighinehelecitAtgAffielavits,Akiitiiirti-iirrAttendee Impact Study(18.390) 0 USA Service Provider Letter El.,- zeastmetienteost Estimate #Sets Of Application Materials/Plans Pre Application Conference Notes Envelopes With Postage(Verify Count) 4- s- S- PROJECT STATISTICS: epilif plan f - re Li 1 ,Q Building Footprint Size ❑ %Of Landscaping On Site / ❑ %Of Building Impervious Surface On Site ❑ Lot Square Footage I,`,k PLANS DIMENSIONED: Building Footprint ••arking Space Dimensions(Include Accessible&Bike Pa 1 Truck Loading Space Where Applicable ❑ Building Height • • s, • cess Approach And Aisle , ( 0 1 isual Clearance Triangle Shown ,-;y eavct. a.CCQjs yrfIONAL PLANS: Vicinity Map ❑ Architectural Plan k. Q Tree Inventory xisting Conditions Plan ❑ Landscape Plan Site Plan ❑ Lighting Plan TREE PLAN l MITIGATION PLAN: ❑ -�.4 se. ✓ Q 'M re..WL Q pk;., ❑ ADDITIONAL REPORTS: (list any special reports) 0' c-fir ��, tft..- �� ❑ ❑ ❑ ❑ ❑ RESPONSE TO APPLICABLE CODE SECTIONS: ❑ 18.330(Conditional Use) ❑ 18.620(Tigard Triangle Design Standards) glii 18.765(Off-Street Parking/Loading Requirements) ❑ 18.340(Director's Interpretation) ❑ 18.630(Washington Square Regional Center) ❑ 18.775(Sensitive Lands Review) ❑ 18.350(Planned Development) ] 18.705(Access/Egress/Circulation) ❑ 18.780(Signs) ❑ 18.360(Site Development Review) ❑ 18.710(Accessory Residential Units)✓ ❑ 18.785(Temporary Use Permits) ❑ 18.370(Vahances/Adjustments) .1 18.715(Density Computations) Z 18.790(Tree Removal) ❑ 18.380(Zoning Map/Text Amendments) ❑ 18.720(Design Compatibility Standards) El 18.795(Visual Clearance Areas) ❑ 18.385(Miscellaneous Permits) 12 18.725(Environmental Performance Standards) ❑ 18.797(Water Resources(WR)Overlay District) 18.390(Decision Making Procedures/Impact Study) ❑ 18.730(Exceptions To Development Standards) ❑ 18.798(Wireless Communication Facilities) 18.410(Lot Line Adjustments) ❑ 18.740(Historic Overlay) 18.810(Street&Utility Improvement Standards) la 18.420(Land Partitions) ❑ 18.742(Home Occupation Permits) ❑ 18.430(Subdivisions) C] 18.745(Landscaping&Screening Standards) Z 18.510(Residential Zoning Districts) ❑ 18.750(Manufactured/Mobil Home Regulations) ❑ 18.520(Commercial Zoning Districts) ❑ 18.755(Mixed Solid Waste/Recycling Storage) ❑ 18.530(Industrial Zoning Districts) ❑ 18.760(Nonconforming Situations) ADDITIONAL ITEMS: ❑ ("),l 8-e l t 41-e& 1 tic 0 st' •■•\ ( rnn lw ( , d.a.,,,,y._ d li'N'I,+y p(CC., ✓ $,i0 .1- d1 S17.1,1, c I:\curpin\masters\revised\land use application completeness review.dot REVISED: 17-Jan-oi WALNUT LANE PARTITION APPLICATION REcEIVD AKS JOB # 1630 OCT 3 O 2006 gin'OF DATE: OCTOBER,2006 ANN/NG/ENQ,NEEb NG CLIENT: IRONWOOD HOMES,INC. PO BOX 981 SHERWOOD,OR 97140 ENGINEERING CONTACT: ALEXANDER HURLEY ENGINEERING FIRM: AKS ENGINEERING&FORESTRY,LLC. ENGINEERING&FORESTRY 1 13910 SW GALBREATH DRIVE, SUITE 100 SHERWOOD, OR 97140 PHONE: (503) 925-8799 FAX: (503) 925-8969 TABLE OF CONTENTS I COMPLETED APPLICATION FORMS WITH DEED II PROJECT NARRATIVE Introduction General Information Site Description Proposal Community Development Code Chapter 18.390 DECISION MAKING PROCEDURES 18.390.040 Type II Procedure Chapter 18.420 LAND PARTITIONS 18.420.050 Approval Criteria: Preliminary Plat Chapter 18.510 RESIDENTIAL ZONING DISTRICTS 18.510.030 Uses 18.510.040 Minimum and Maximum Densities 18.510.050 Development Standards 18.510.060 Accessory Standards Chapter 18.705 ACCESS, EGRESS AND CIRCULATION 18.705.020 Applicability of Provisions 18.705.030 General Provisions Chapter 18.715 DENSITY COMPUTATION 18.715.020 Density Calculation 18.715.030 Residential Density Transfer Chapter 18.725 ENVIRONMENTAL PERFORMANCE STANDARDS 18.725.010 Purpose 18.725.020 General Provisions 18.725.030 Performance Standards Chapter 18.745 LANDSCAPING AND SCREENING STANDARDS 18.745.040 Street Trees Chapter 18.755 MIXED SOLID WASTE AND RECYCLABLE STORAGE 18.755.040 Methods of Demonstrating Compliance Chapter 18.765 OFF-STREET PARKING AND LOADING REQUIREMENTS 18.765.020 Applicability of Provisions 18.765.030 General Provisions 18.765.040 General Design Standards 18.765.070 Maximum and Minimum Off-Street Parking Requirements Chapter 18.790 TREE REMOVAL 18.790.030 Tree Plan Requirement Chapter 18.795 VISUAL CLEARANCE AREA 18.795.030 Visual Clearance Requirements 18.795.040 Computations AKS Engineering&Forestry,LLC. Walnut Lane Partition Development Application,October 2006 Chapter 18.810 STREET AND UTILITY IMPROVEMENT STANDARDS 18.810.030 Streets 18.810.050 Easements 18.810.060 Lots 18.810.070 Sidewalks 18.810.080 Public Use Areas 18.810.090 Sanitary Sewers 18.810.100 Storm Drainage 18.810.110 Bikeways and Pedestrian Pathways 18.810.120 Utilities Appendix 1-1 Impact Study 2-1 CWS Service Provider Letter 3-1 Pride Disposal Letter 4-1 Preliminary Development Plans (8 %2" X 11") 5-1 Preliminary Stormwater Report 6-1 Preliminary Sight Distance Certification 7-1 Pre-Application Conference Notes HI PRE-APPLICATION CONFERENCE NOTES Exhibit A. Preliminary Development Plans AKS Engineering&Forestry,LLC. Walnut Lane Partition Development Application,October 2006 IT . Projec± JVctrrcdive INTRODUCTION General Information Applicant: Ironwood Homes, Inc. P.O. Box 981 Sherwood, OR 97140 (503) 939-5545 Applicant's Representative: AKS Engineering & Forestry, LLC. 13910 SW Galbreath Drive, Suite 100 Sherwood, OR 97140 Phone: (503) 925-8799 Fax: (503) 925-8969 Contact: Alexander Hurley Property Owner: Patrick Huske and Tamara Lynn Huske P.O. Box 981 Sherwood, OR 97140 Property Addresses: 12615 SW 136th Ct. Tigard, OR 97223 Tax Lot Number: Tax Lot 500 (Washington County Tax Map Number 2S-1-04BD) Lot Size: 0.44 Acres Current Zoning Designation: R-7 Medium Density Single Family Residential District Pre-Application Meeting: September 7,2006 AKS Engineering&Forestry, LLC. Walnut Street Partition Development Application,October 2006 1 Site Description The site is located at the southwest corner of SW 136th Court and SW Walnut Lane. The project site has moderate slopes less than 15%, sloping toward the northeast. The site consists primarily of a grass field with scattered trees. There is an existing home and one small shed located near the south side of the site. The home will remain and the small shed will be removed. Water mains are currently located within the right-of-way of SW Walnut Lane and SW 136th Court. A sanitary sewer main is located within the right-of-way of SW 136th Court. AKS Engineering&Forestry, LLC. Walnut Street Partition Development Application,October 2006 2 Proposal The applicant is requesting development on a parcel of land consisting of 0.44 acres. Land use approvals are requested for a 3 parcel partition. The 3 parcels are to be developed as single-family detached residential homes. The parcels in the R-7 zone will all be at least 5,000 square feet in accordance with Table 18.510.2 of the Development Code. The project site fronts on SW Walnut Lane and SW 136th Court. The applicant proposes to enter into a restrictive covenant for future street improvements, instead of constructing street improvements as part of this development. City staff have indicated that this is acceptable. AKS Engineering&Forestry,LLC. Walnut Street Partition Development Application,October 2006 3 COMMUNITY DEVELOPMENT CODE Chapter 18.390 DECISION MAKING PROCEDURES 18.390.040 Type II Procedure A. Preapplication conference. A preapplication conference is required for Type II actions. Preapplication conference requirements and procedures are set forth in 18.390.080C. B. Application Requirements. 1. Application Forms. Type II applications shall be made on forms provided by the Director as provided by Section 18.390.080 El; 2. Submittal Information. The application shall: a. Include the information requested on the application form; b. Address the relevant criteria in sufficient detail for review and action; c. Be accompanied by the required fee; d. Include two sets of pre-stamped and pre-addressed envelopes for all property owners of record as specified in Section 18.390.040C. The records of the Washington County Department of Assessment and Taxation are the official records for determining ownership. The applicant shall demonstrate that the most current assessment records have been used to produce the notice list; e. Include an impact study. The impact study shall quantify the effect of development on public facilities and services. The study shall address, at a minimum, the transportation system, including bikeways,the drainage system,the parks system, the water system, the sewer system, and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirements, or provide evidence which supports the conclusion AKS Engineering&Forestry, LLC. Walnut Street Partition Development Application,October 2006 4 that the real property dedication requirement is not roughly proportional to the projected impacts of the development. Comment: A pre-application conference was held on September 7`h, 2006. The Type II application form, accompanied by the required submittal materials,has been included with this application. Also included are the necessary fees and envelopes. The impact study, included with this application, addresses the transportation system, drainage system, parks system, water system, sewer system, and noise impacts of the proposed development. In addition, the study proposes improvements necessary to meet City standards and effectively minimize the impacts of the development. Therefore, the requirements of this section have been met. Chapter 18.420 LAND PARTITIONS 18.420.050 Approval criteria: Preliminary Plat A. Approval criteria. A request to partition land shall meet all of the following criteria: 1. The proposed partition complies with all statutory and ordinance requirements and regulations; 2. There are adequate public facilities available to serve the proposal; 3. All proposed improvements meet City and applicable agency standards; and 4. All proposed lots confirm to the specific requirements below: a. The minimum width of the building envelope area shall meet the lot requirement of the applicable zoning district. b. The lot area shall be required by the applicable zoning district. In the case of a flag lot, the access way may not be included in the lot area calculation. c. Each lot created through the partition process shall front a public right-of-way by at least 15 feet or have a legally recorded minimum 15-foot wide access easement. d. Setbacks shall be as required by the applicable zoning district. e. When the partitioned lot is a flag lot, the developer may determine the location of the front yard, provided that no side yard is less than 10 feet. Structures shall generally be located so as to maximize separation from existing structures. AKS Engineering&Forestry, LLC. Walnut Street Partition Development Application,October 2006 5 f. A screen shall be provided along the property line of a lot of record where the paved drive in an access way is located within 10 feet of an abutting lot in accordance with Sections 18.745.050. Screening may also be required to maintain privacy for abutting lots and to provide usable outdoor recreation areas for proposed development. g. The fire district may require the installation of a fire hydrant where the length of an access way would have detrimental effect on fire-fighting capabilities. h. Where a common drive is to be provided to serve more than one lot, a reciprocal easement which will ensure access and maintenance rights shall be recorded with the approved partition map. Comment: As indicated in the commentary throughout the following narrative and the Preliminary Development Plans,this application is in compliance with the applicable zoning ordinance and other applicable ordinances and regulations. Adequate public facilities currently exist to serve the proposed development. All proposed improvements meet City and applicable agency standards, and all of the proposed parcels meet the specific requirements as outlined in this section; therefore, the requirements of this section have been met. Chapter 18.510 RESIDENTIAL ZONING DISTRICTS 18310.30 Uses Comment: The proposed development, consisting of single-family detached homes, is a permitted use within the R-7 zoning district; therefore, the requirements of this section have been met. 18.510.040 Minimum and Maximum Densities A. Purpose. The purpose of this section is to establish minimum and maximum densities in each residential zoning district. To ensure the quality and density of development envisioned,the maximum density establishes the ceiling for development in each zoning district based on minimum lot size. To ensure that property develops at or near the density envisioned for the zone, the minimum density for each zoning district has been established at 80% of maximum density. AKS Engineering&Forestry,LLC. Walnut Street Partition Development Application,October 2006 6 B. Calculating minimum and maximum densities. The calculation of minimum and maximum densities is governed by the formulas in Chapter 18.715, Density Computations. Comment: Commentary pertaining to Chapter 18.715 (Density Computation) addresses more detailed computations used in determining the allowed minimum and maximum densities. The proposed development applies this standard to ensure that property develops at or near the density envisioned for the zone;therefore, the requirements of this section have been met. C. Adjustments. Applicants may request an adjustment when, because of the size of the site or other constraint, it is not possible to accommodate the proportional minimum density as is required by Section 18.715020C and still comply with all of the development standards in the underlying zoning district, as contained in Table 18.510.2 below. Such an adjustment may be granted by means of a Type I procedure, as governed by Chapter 18.390, using approval criteria in Section 18.370.020 B1. Comment: The proposed development accommodates the proportional minimum density requirements while complying with all of the development standards in the R-7 zoning district. The applicant is not requesting any adjustments to this section; therefore, this section does not apply. 18.510.050 Development Standards TABLE 18.510.2 DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES STANDARD R-1 R-4.5 R-7 R-12 SF DU Minimum Lot Size -Detached unit 30,000 7,500 sq.ft. 5,000 sq.ft. 3,050 sq.ft. -Duplexes sq.ft. 10,000 sq.ft. 10,000 sq.ft. per unit -Attached unit (1) 5,000 sq.ft. Average Minimum Lot Width 100 ft. 50 ft. 50 ft. None -Detached unit lots 90 ft. 50 ft. -Duplex lots 40 ft. -Attached unit lots Maximum Lot Coverage (2) - - 80 % (2) 80 % AKS Engineering&Forestry,LLC. Walnut Street Partition Development Application,October 2006 7 Minimum Setbacks -Front yard 30 ft. 2 ft. 15 ft. 15 ft. -Side facing street on corner 20 ft. 15 ft. 10 ft. 10 ft. & through lots 5 ft. 5 ft. 5 ft. 5 ft. (1) -Side yard 25 ft. 15 ft. 15 ft. 15 ft. -Rear yard -Side or rear yard abutting 30 ft. 30 ft. more restrictive zoning district 20 ft. 20 ft. 20 ft. 20 ft. -Distance between property line and front of garage Maximum Height 30 ft. 30 ft. 35 ft. 35 ft. Minimum Landscape - - 20% 20% Requirement (1) Single family attached residential units permitted at one dwelling per lot with no more than five attached in one grouping. (2) Lot coverage includes all buildings and impervious surfaces. Comment: As shown on the Preliminary Development Plans (Exhibit A), the proposed development includes three parcels that range in size from 5,244 square feet to 7,925 square feet. The average parcel size is 6,247 square feet. All proposed parcels exceed the minimum allowable parcel size of 5,000 square feet as required by this section; therefore, the requirements of this section have been met. 18.510.060 Accessory Standards Comment: No accessory structures are proposed with this application; therefore, the requirements of this section do not apply. Chapter 18.705 ACCESS,EGRESS, AND CIRCULATION 18.705.020 Applicability of Provisions A. When provisions apply. The provisions of this chapter shall apply to all development including the construction of new structures, the remodeling of existing structures (see Section 18.360.050) and to a change of use which increases the on-site parking of loading requirements of which changes the access requirements. Comment: This development is for a single-family detached residential partition. New structures will be constructed as a part of this development; therefore, the provisions of this chapter do apply. AKS Engineering&Forestry, LLC. Walnut Street Partition Development Application,October 2006 8 18.705.030 General Provisions A. Continuing obligation of property owner. The provisions and maintenance of access and egress stipulated in this title are continuing requirements for the use of any structure or parcel of real property in the City. B. Access plan requirements. No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. Comment: All proposed parcels will have direct access to an existing public street. This development does not propose any new accesses. Access, egress, and circulation are shown on the Preliminary Development Plans (Exhibit A), included with this application; therefore, the requirements of this section have been met. C. Joint access. Comment: No joint access drives are proposed with this development; therefore, this section does not apply. D. Public street access. All vehicular access and egress as required in Sections 18.705.03011 and 18.705.030I shall connect directly with a public or private street approved by the City for public use and shall be maintained at the required standards on a continuous basis. Comment: This development does not propose any new accesses. All proposed parcels will have direct access to an existing public street; therefore, the requirements of this section have been met. E. Curb cuts. Comment: Curb cuts shall be in accordance with Section 18.810.030.N. Please refer to this section for a full discussion. F. Required walkway location. Comment: This application is for a minor land partition that does not propose any new streets. The applicant is proposing to enter into a restrictive covenant for future street improvements, including walkways, at this time. Please refer to section 18.810.030 for more information. AKS Engineering&Forestry, LLC. Walnut Street Partition Development Application,October 2006 9 G. Inadequate or hazardous access. 1. Applications for building permits shall be referred to the Commission for review when, in the opinion of the Director, the access proposed: a. Would cause or increase existing hazardous traffic conditions; or b. Would provide inadequate access for emergency vehicles; or c. Would in any other way cause hazardous conditions to exist which would constitute a clear and present danger to the public health, safety, and general welfare. Comment: No new accesses are proposed with this development and no hazardous conditions were identified; therefore, this section does not apply. 2. Direct individual access to arterial or collector streets from single-family dwellings and duplex lots shall be discouraged. Direct access to major collector or arterial streets shall be considered only if there is no practical alternative way to access the site. Comment: As shown in the Preliminary Development Plans included with this application (Exhibit A), the proposed parcels will be fully accessed from existing local streets (SW Walnut Lane and SW 136th Court). No direct access to collector or arterial streets are proposed; therefore, the requirements for this section have been met. H. Access Management 1. An access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards set by ODOT, Washington County, the City and AASHTO (depending on jurisdiction of facility). Comment: This application is for a minor land partition. The proposed development is located adjacent to existing local public streets (SW Walnut Lane and SW 136th Court) and does not propose the creation of any new public or private streets. City staff has indicated that an access report is not required for this development proposal, but requested that preliminary intersection sight distance certification be provided for the proposed single family driveways. Although sight distance for an intersection between a single family driveway and a local street is not warranted,preliminary sight distance certification for the proposed driveway locations has been prepared, and is included with this application. This is in compliance with the standards of this section. AKS Engineering&Forestry, LLC. Walnut Street Partition Development Application,October 2006 10 2. Driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be 150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far from the intersection as possible. Comment: As shown in the Preliminary Development Plans, included with this application (Exhibit A), the proposed parcels shall be fully accessed directly from the existing local streets. There are no driveways proposed within the influence area of collector or arterial street intersections; therefore, the requirements of this section have been met. 3. The minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. Comment: As shown in the Preliminary Development Plans, included with this application (Exhibit A), the proposed parcels shall be fully accessed directly from the existing local streets. No direct access is proposed to collector or arterial streets; therefore, the requirements of this section do not apply. 4. The minimum spacing of local streets along a local street shall be 125 feet. Comment: As shown in the Preliminary Development Plans, included with this application (Exhibit A), the proposed parcels shall be fully accessed directly from the existing local streets. No new local streets or local street intersections are proposed; therefore, the requirements of this section do not apply. I. Minimum access requirements for residential use. 1. Vehicular access and egress for single-family, duplex, or attached single-family dwelling units on individual lots and multi-family residential uses shall not be less than as provide in Table 18.705.1 and Table 18.705.2; AKS Engineering&Forestry, LLC. Walnut Street Partition Development Application,October 2006 11 Comment: As shown in the Preliminary Development Plans, included with this application (Exhibit A), all parcels will have direct access to the existing public streets (SW Walnut Lane and SW 136th Court). Public street requirements and proposals are addressed under section 18.810.030. Please refer to this section for more information. J. Minimum access requirements for commercial and industrial use. Comment: This development is for a single-family residential partition. No commercial or industrial uses are proposed; therefore, this section does not apply. K. One-way vehicular access points. Where a proposed parking facility indicates only one-way traffic flow on the site, it shall be accommodated by a specific driveway serving the facility; the entrance drive shall be situated closest to oncoming traffic and the exit drive shall be situated farthest from oncoming traffic. Comment: There are no one-way vehicular access points within the proposed development; therefore, this section does not apply. Chapter 18.715 DENSITY COMPUTATIONS 18.715.020 Density Calculation A. Definition of net development area. Net development area, in acres, shall be determined by subtracting the following land area(s) from the gross acres, which is all of the land included in the legal description of the property to be developed: 1. All sensitive land areas: .... 2. All land dedicated to the public for park purposes; 3. All land dedicated for public rights-of-way. When actual information is not available, the following formulas may be used... 4. All land proposed for private streets; and 5. A lot of at least the size required by the applicable base zoning district, if an existing dwelling is to remain on the site. AKS Engineering&Forestry, LLC. Walnut Street Partition Development Application,October 2006 12 Comment: The site currently contains 19,284 square feet. The existing home will remain on site. The area encompassing the dedicated public right-of-way and the lot on which the existing home will remain are subtracted out to determine the net developable area. There are no sensitive lands on the project site. The gross site area: 19,284 square feet Public ROW dedication: 542 square feet Lot with existing home: 7,925 square feet NET DEVELOPABLE AREA: 10,817 square feet B. Calculating maximum number of residential units. To calculate the maximum number of residential units per net acre, divide the number of square feet in the net acres by the minimum number of square feet required for each lot in the applicable zoning district. Comment: Net Developable Area/Minimum Lot Size in square feet=maximum number of residential units. R-7 Zone 10,817/5,000 =2.16 parcels=2 parcels The applicant is proposing 2 new single-family parcels and one parcel for the existing home (area of the parcel on which the existing home will remain has been subtracted from the net developable area) for the land zoned as R-7,which is the maximum number of dwelling units allowed; therefore, the requirements of this section have been met. C. Calculating minimum number of residential units. As required by Section 18.510.040, the minimum number of residential units per net acre shall be calculated by multiplying the maximum number of units determined in Subsection B above by 80% (0.8). Comment: Maximum number of Units x 0.80=minimum number of residential parcels. 2.16 R-7 parcels x 0.80= 1.73 parcels= 1 parcel. The applicant is proposing 2 new single-family parcels and one parcel for the existing home(area of the parcel on which the existing home will remain has been subtracted from the net developable area) for the land zoned as R-7, which is greater than the minimum number of dwelling units allowed; therefore, the requirements of this section have been met. 18.715.030 Residential Density Transfer Comment: Residential density transfers are not requested with this application. No lands defined in Section 18.715.020A la-d exist on this site; therefore,this section does not apply. AKS Engineering&Forestry, LLC. Walnut Street Partition Development Application,October 2006 13 Chapter 18.725 ENVIROMENTAL PERFORMANCE STANDARDS 18.725.010 Purpose A. The purpose of this chapter is to apply the federal and state environmental laws, rules and regulations to development within the City of Tigard. 18.725.020 General Provisions A. Compliance with applicable state and federal regulations. In addition to the regulations adopted in this chapter, each use, activity or operation within the City of Tigard shall comply with the applicable state and federal standards pertaining to noise, odor and discharge of matter into the atmosphere, ground, sewer system or stream. Regulations adopted by the State Environmental Quality Commission pertaining to non-point source pollution control and contained in the Oregon Administrative Rules shall by this reference be made a part of this chapter. Comment: The proposed partition will comply with all of the federal and state environmental laws, rules and regulations in addition to the regulations adopted in this chapter; therefore, the requirements of this section have been met. B. Evidence of compliance. Prior to issuance of a building permit, the Director may require submission of evidence demonstrating compliance with state, federal and local environmental regulations and receipt of necessary permits; these include Air Contaminant Discharge Permits (ACDP) or Indirect Source Construction Permits (ISCP). Comment: Evidence of compliance will be provided by the applicant upon request. C. Continuing obligation. Compliance with state, federal and local environmental regulations is the continuing obligation of the property owner and operator. Comment: Compliance with state, federal and local environmental regulations shall be the continuing obligation of the property owner. 18.725.030 Performance Standards A. Noise. For the purposes of noise regulation, the provisions of Sections 7.40.130 through 7.40.210 of the Tigard Municipal Code shall apply. AKS Engineering&Forestry,LLC. Walnut Street Partition Development Application,October 2006 14 Comment: As a residential partition, Sections 7.40.130 through 7.40.210 of the Tigard Municipal Code shall apply for the purpose of noise regulation. Compliance with the standards of this section shall be the continuing obligation of the property owner. B. Visible emissions. Within the commercial zoning districts and the industrial park (IP) zoning district, there shall be no use, operation or activity which results in a stack or other point- source emission, other than an emission from space heating, or the emission of pure uncombined water(steam) which is visible from a property line. Department of Environmental Quality (DEQ) rules for visible emissions (340-21-015 and 340-28-070) apply. Comment: This partition is not located within a commercial or industrial zoning district; therefore, this section does not apply. C. Vibration. No vibration other than that caused by highway vehicles, trains and aircraft is permitted in any given zoning district which is discernible without instruments at the property line of the use concerned. Comment: As a residential partition in the R-7 zone, the standards of this section shall apply. Equipment used during the construction of this development shall be subject to the standards of this section. Compliance with the standards of this section shall be the continuing obligation of the property owner. This development is for a residential partition and should not create any vibration which is discernible without instruments at the property line; therefore, the requirements of this section have been met. D. Odors. The emission of odorous gases or other matter in such quantities as to be readily detectable at any point beyond the property line of the use creating the odors is prohibited. DEQ rules for odors (340-028-090) apply. Comment: As a residential partition in the R-7 zone, the standards of this section shall apply. Equipment used during the construction of this development shall be subject to the standards of this section. Compliance with the standards of this section shall be the continuing obligation of the property owner. This development is for a residential partition and should not create any emission of odorous gases or other such matter in quantities as to be readily detectable at any point beyond the property line; therefore, the requirements of this section have been met. E. Glare and heat. No direct or sky-reflected glare,whether from floodlights or from high temperature processes such as combustion or welding, which is visible at the lot line shall be permitted, and; AKS Engineering&Forestry, LLC. Walnut Street Partition Development Application,October 2006 15 1. There shall be no emission or transmission of heat or heated air which is discernible at the lot line of the source; and 2. These regulations shall not apply to signs or floodlights in parking areas or construction equipment at the time of construction or excavation work otherwise permitted by this title. Comment: As a residential partition in the R-7 zone, the standards of this section shall apply. Equipment used during the construction of this development shall not be subject to the standards of this section. Compliance with the standards of this section shall be the continuing obligation of the property owner. This development is for a residential partition and should not create any glare or heat which is visible at the property line; therefore, the requirements of this section have been met. F. Insects and rodents. All materials including wastes shall be stored and all grounds shall be maintained in a manner which will not attract or aid the propagation of insects or rodents or create a health hazard. Comment: Pride Disposal will provide solid waste disposal services for this development. Waste storage and the maintenance of grounds in a manner which will not attract or aid in the propagation of insects or rodents or create a health hazard shall be the continuing obligation of the property owner. A service provider letter indicating adequate service availability by Pride Disposal has been included with this application; therefore, the requirements of this section have been met. Chapter 18.745 LANDSCAPING AND SCREENING STANDARDS 18.745.040 Street Trees A. Protection of existing vegetation. All development projects fronting on a public street, private street or a private driveway more than 100 feet in length approved after the adoption of this title shall be required to plant street trees in accordance with the standards in Section 18.745.040.C. Comment: This application is for a minor land partition that does not propose any new streets. The applicant is proposing to enter into a restrictive covenant for future street improvements, including street trees, at this time. Please refer to section 18.810.030 for more information. B. Street tree planting list. Certain trees can severely damage utilities, streets and sidewalks or can cause personal injury. Approval of any planting list shall be subject to review by the Director. AKS Engineering&Forestry, LLC. Walnut Street Partition Development Application,October 2006 16 Comments: This application is for a minor land partition that does not propose any new streets. The applicant is proposing to enter into a restrictive covenant for future street improvements, including street trees, at this time. Please refer to section 18.810.030 for more information.. C. Size and spacing of street trees. 1. Landscaping in the front and exterior side yards shall include trees with a minimum caliper of two inches at four feet in height as specified in the requirements stated in Subsection 18.745.040.C.2 below; 2. The specific spacing of street trees by size of tree shall be as follows: a. Small or narrow-stature trees under 25 feet tall and less than 16 feet wide branching at maturity shall be spaced no greater than 20 feet apart; b. Medium-sized trees 25 feet to 40 feet tall, 16 feet to 35 feet wide branching at maturity shall be spaced no greater than 30 feet apart; c. Large trees over 40 feet tall and more than 35 feet wide branching at maturity shall be spaced no greater than 40 feet apart; d. Except for signalized intersections as provided in Section 18.745.040 H, trees shall not be planted closer than 20 feet from a street intersection, nor closer than two feet from private driveways (measured at the back edge of sidewalk), fire hydrants or utility poles to maintain visual clearance; e. No new utility pole location shall be established closer than five feet to any existing street tree; f. Tree pits shall be located so as not to include utilities (e.g. water and gas meters) in the tree well; g. On-premises utilities (e.g.,water and gas meters) shall not be installed within existing tree well areas; h. Street trees shall not be planted closer than 20 feet to light standards; i. New light standards shall not be positioned closer than 20 feet to existing street trees except when public safety dictates,then they may be positioned no closer than 10 feet; j. Where there are overhead power lines, the street tree species selected shall be of a type which, at full maturity, will not interfere with the lines; AKS Engineering&Forestry, LLC. Walnut Street Partition Development Application,October 2006 17 k. Trees shall not be planted within two feet from the face of the curb; and 1. Trees shall not be planted within two feet of any permanent hard surface paving or walkway: (1) Space between the tree and the hard surface may be covered by a nonpermanent hard surface such as grates, bricks on sand, paver blocks and cobblestones; and (2) Sidewalk cuts in concrete for tree planting shall be at least four by four feet to allow for air and water into the root area. D. Pruning requirements. Trees, as they grow, shall be pruned to provide at least eight feet of clearance above sidewalks and 15 feet above collector street, and 18 feet above arterial street roadway surfaces. E. Cut and fill around existing trees. Existing trees may be used as street trees if no cutting or filling takes place within the drip-line of the tree unless an adjustment is approved by the Director by means of a Type I procedure, as governed by Section 18.390.030, using approval criteria in Section 18.370.020 C4a. F. Replacement of street trees. Existing street trees removed by development projects or other construction shall be replaced by the developer with those types of trees approved by the Director. The replacement trees shall be of a size and species similar to the trees that are being removed unless lesser sized alternatives are approved by the Director. G. Granting of adjustments. Adjustments to the street tree requirements may be granted by the Director by means of a Type I procedure, as regulated in Section 18.390.030, using approval criteria in Section 18.370.020C 4b. H. Location of trees near signalized intersections. The Director may allow trees closer to specified intersections which are signalized, provided the provisions of Chapter 18.795, Visual Clearance, are satisfied. Comment: This application is for a minor land partition that does not propose any new streets. The applicant is proposing to enter into a restrictive covenant for future street improvements, including street trees, at this time. Please refer to section 18.810.030 for more information. AKS Engineering&Forestry, LLC. Walnut Street Partition Development Application,October 2006 18 Chapter 18.755 MIXED SOLID WASTE AND RECYCLABLE STORAGE 18.755.040 Methods of Demonstrating Compliance A. Alternative methods of compliance. An applicant shall choose on of the following four methods to demonstrate compliance: 1. Minimum standards; 2. Waste assessment; 3. Comprehensive recycling plan; or 4. Franchise hauler review and sign-off. Comment: Pride Disposal will provide solid waste disposal and recycling services for the proposed development. A service provider letter stating the compatibility of service has been included with this application; therefore, the requirements of this section have been met. Chapter 18.765 OFF-STREET PARKING AND LOADING REQUIREMENTS 18.765.020 Applicability of Provisions A. New Construction. At the time of the erection of a new structure within any zoning district, off-street vehicle parking will be provided in accordance with Section 18.765.070. Comment: Off-street parking has been provided in accordance with Section 18.765.070.H. Please refer to this section for more information. 18.765.030 General Provisions A. Vehicle parking plan requirements. No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The director shall provide the applicant with detailed information about the submission requirement. Comment: All proposed parcels will have direct access to an existing public street. As shown on the Preliminary Development Plans (Exhibit A), included with this application, and explained in Section 18.705 of this narrative, access, egress and circulation requirements have been fulfilled; therefore, the requirements of this section have been met. AKS Engineering&Forestry, LLC. Walnut Street Partition Development Application,October 2006 19 B. Location of vehicle parking. The location of off-street parking will be as follows: 1. Off-street parking for single-family and duplex dwellings and single-family attached dwellings shall be located on the same lot with the dwelling(s). Comment: Off-street parking is provided on the individual parcels. Two or more parking spaces will be provided in the garages, and two or more parking spaces will be provided in front of the garages. Off-street parking is provided on the individual parcels; therefore, the requirements of this section have been met. 18.765.040 General Design Standards A. Maintenance of parking areas. All parking lots shall be kept clean and in good repair at all times. Breaks in paved surfaces shall be repaired promptly and broken or splintered wheel stops shall be replaced so that their function will not be impaired. Comment: This development is for a single-family detached partition. No parking lots are proposed with this development; therefore, this section does not apply. B. Access Drives. With regard to access to public streets from off- street parking: 1. Access drives from the street to off-street parking or loading areas shall be designed and constructed to facilitate the flow of traffic and provide maximum safety for pedestrian and vehicular traffic on the site; 2. The number and size of access drives shall be in accordance with the requirements of Chapter 18.705, Access, Egress and Circulation; 3. Access drives shall be clearly and permanently marked and defined through use of rails, fences, walls or other barriers or markers on frontages not occupied by service drive; 4. Access drives shall have a minimum vision clearance in accordance with Chapter 18.795, Visual Clearance; 5. Access drive shall be improved with an asphalt or concrete surface; and..... AKS Engineering&Forestry,LLC. Walnut Street Partition Development Application,October 2006 20 Comment: As shown on the Preliminary Development Plans (Exhibit A), all parcels will have direct access to an existing public street. No access drives are proposed with this development; therefore, this section does not apply. 18.765.070 Minimum and Maximum Off-Street Parking Requirements H. Specific Measurements (See Table 18.765.2) (Ord. 02-13) Comment: Table 18.765.2 requires a minimum of one off-street parking space per detached single unit. Four or more off-street parking spaces will be provided for each detached single unit. Two or more parking spaces will be provided in the garages, and two or more parking spaces will be provided in front of the garages. The available amount of off-street parking exceeds the minimum requirements, and there are no maximum off-street parking requirements; therefore, the requirements of this section have been met. Chapter 18.790 TREE REMOVAL 18.790.30 Tree Plan Requirement A. Tree plan required. A tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided for any lot, parcel, or combination of lots or parcels for which a development application for a subdivision, partition, site development review, planned development or conditional use is filed. Protection is preferred over removal wherever possible. B. Plan Requirements. The tree plan shall include the following: 1. Identification of the location, size, and species of all existing trees including trees designated as significant by the city; Comment: A survey of the site was completed and included all the trees with a caliper of 6 inches or greater. The location, size, and species of each tree on the site are shown on the Existing Conditions Plan in the Preliminary Development Plans(Exhibit A); therefore, the requirements of this section have been met. Additionally, a Certified Arborist has visited the site and evaluated the condition of each tree. The condition of each tree and the reason for individual tree removal is shown on the Preliminary Tree Preservation and Removal Plan in the Preliminary Development Plans (Exhibit A). 2. Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060D, in accordance with the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots; AKS Engineering&Forestry, LLC. Walnut Street Partition Development Application,October 2006 21 Comment: There are a total of 11 trees over 12-inches in caliper on the site. Of these 11 trees, nine will be removed due to their unhealthy and hazardous condition. Of the two healthy trees greater than 12-inches in caliper, one of them will be removed, yielding a removal and retention ratio of 50%. Retention of 50%to 75%of existing trees over 12- inches in diameter at four feet above the ground requires that 50%of the trees to be removed be mitigated in accordance with Section 18.790.060.D. The total number of inches for the non-hazardous tree to be removed is 45 inches; therefore, the total number of inches to be mitigated is 45*0.50 =22.5 =23 inches. The applicant proposes to plant mitigation trees, which will follow the replacement guidelines of Section 18.790.060.D, or pay the fee in-lieu-of planting, or a combination of both. This development proposes to preserve a portion of the existing trees over 12-inches in caliper, and mitigate for the removal of health trees greater than 12-inches in caliper; therefore, the requirements of this section have been met. 3. Identification of all trees which are proposed to be removed; Comment: All trees proposed to be removed are identified in the Preliminary Development Plans (Exhibit A), included with this application; therefore, the requirements of this section have been met. 4. A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. Comment: Prior to construction activity, all trees to be protected shall be identified and marked. An orange tree protection fence shall be installed around the drip line of the trees, in accordance with the arborist's recommendations. Please refer to the Preliminary Development Plans (Exhibit A) for more details and information. This meets the requirements of this section. D. Subsequent tree removal. Trees removed within the period of one year prior to a development application listed above will be reinventoried as part of the tree plan above and will be replaced according to Section 18.790.060D. Comment: To the best of our knowledge, there were no trees removed on the project site within the past year; therefore, the requirements of this section do not apply. AKS Engineering&Forestry,LLC. Walnut Street Partition Development Application,October 2006 22 Chapter 18.795 VISUAL CLEARANCE AREAS 18.795.030 Visual Clearance Requirements A. At corners. B. Obstructions prohibited. C. Additional topographical constraints. Comment: The proposed development is in compliance with the visual clearance requirements. A visual clearance area will be maintained on proposed parcel 2 at the existing intersection of SW Walnut Lane and SW 136th Court, as required by this section. Please refer to the Preliminary Development Plans (Exhibit A) for more details. 18.795.040 Computations A. Arterial street. On all designated arterial streets, the visual clearance area shall not be less than 35 feet on each side of the intersection. Comment: The proposed development is not adjacent to an arterial street; therefore, this section does not apply. B. Non-arterial streets. 1. Non-arterial streets 24 feet or more in width. At all intersections of two non-arterial streets, a non-arterial street and a driveway, and a non-arterial street or driveway and railroad where at least one of the streets or driveways is 24 feet or more in width, a visual clearance area shall be a triangle formed by the right-of-way or property lines along such lots and a straight line joining the right-of-way or property line at points which are 30 feet distance from the intersection of the right-of-way line and measured along such lines. See Figure 18.795.1: Comment: This development is adjacent to the southwest corner of SW Walnut Lane and SW 136th Court. Both existing streets are classified as local streets and have paved widths of 24 feet or greater. Clear vision triangles are shown on the Preliminary Development Plans (Exhibit A), included with this application. A vision triangle, based upon the above standard, will be maintained on proposed parcel 2 near the existing intersection; therefore, the requirements of this section have been met. 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 and/or driveways are less AKS Engineering&Forestry,LLC. Walnut Street Partition Development Application,October 2006 23 than 24 feet in width, a visual clearance area shall be a triangle whose base extends 30 feet along the street right- of-way line in both directions from the centerline of the access way at the front setback line of a single family and two family residence, and 30 feet back from the property line on all other types of uses. Comment: There are no existing or proposed non-arterial streets less than 24 feet in width adjacent to this property; therefore,this section does not apply. Chapter 18.810 STREET AND UTILITY IMPROVEMENT STANDARDS 18.810.030 Streets A. Improvements. 1. No development shall occur unless the development has frontage or approved access to a public street: Comment: The proposed development has frontage along SW Walnut Lane and SW 136 Court,both of which are local public streets; therefore, the requirements of this section have been met. 2. No development shall occur unless streets within the development meet the standards of the chapter. Comment: This application is for a minor land partition. No new streets are proposed as part of this development; therefore, the requirements of this section do not apply. 3. No development shall occur unless the streets adjacent to the development meet the standards of this chapter, provided, however, that a development may be approved if the adjacent street does not meet the standards but half- street improvements meeting the standards of this title are constructed adjacent to the development. Comment: The project site fronts on SW Walnut Lane and SW 136th Court. Both of these streets are classified as local public streets, and are not currently improved to City standards. This application is for a minor land partition that does not propose any new streets. The applicant is proposing to enter into a restrictive covenant for future street improvements. Please refer to section 18.810.030 for more information. 4. Any new street or additional street width planned as a portion of an existing street shall meet the standards of this chapter. AKS Engineering&Forestry,LLC. Walnut Street Partition Development Application,October 2006 24 Comment: This application is for a minor land partition. No new streets or additional street widths are proposed as part of this development. The applicant is proposing to enter into a restrictive covenant for future street improvements. Please refer to Section 18.810.030.A.5.e. for more information. 5. If the City could and would otherwise require the applicant to provide street improvements, the City Engineer may accept a future improvement guarantee in lieu of street improvements if one or more of the following conditions exist: e. The improvement is associated with an approved land partition on property zoned residential and the proposed land partition does not create any new streets; or... Comment: This application is for a minor land partition on property zoned residential. No new streets are proposed as part of this development. The applicant is proposing to enter into a restrictive covenant for future street improvements in lieu of street improvements at this time. City staff has indicated that this is acceptable. This is in compliance with the above standard. 6. The standards of this chapter include the standard specifications adopted by the City Engineer pursuant to Section 18.810.020.B Comment: The proposed development shall be improved according to adopted City standards; therefore, the requirements of this section have been met. 7. The approval authority may approve adjustments to the standards of this chapter if compliance with the standards would result in an adverse impact on natural features such as wetlands, steep slopes, or existing mature trees. The approval authority may also approve adjustments to the standards of this chapter if compliance with the standards would have a substantial adverse impact on existing development or would preclude development on the property where the development is proposed. In approving a adjustment to the standards, the approval authority shall balance the benefit of the adjustment with the impact on the public interest represented by the standards. In evaluating the impact on the public interest, the approval authority shall consider the criteria listed in Section 18.810.030 E.1. An adjustment to the standards may not be granted if the adjustment would risk public safety. AKS Engineering&Forestry, LLC. Walnut Street Partition Development Application,October 2006 25 Comment: The applicant does not request any adjustments to the standards of this chapter; therefore, this section does not apply. B. Creation of rights-of-way for streets and related purposes. Rights-of-way shall be created through the approval of a final subdivision plat or major partition; however, the Council may approve the creation of a street by acceptance of a deed, provided that such street is deemed essential by the Council for the purpose of general traffic circulation: Comment: This application is for a minor land partition. No new streets are proposed as part of this development. The project site fronts on SW Walnut Lane and SW 136th Court, both of which are public local streets. These streets have an existing half width right-of-way of 25 feet (from centerline). The required half width right-of-way(from centerline) for both of these streets is 27 feet. The applicant proposes to dedicate an additional 2 feet of right-of-way on both streets. An 8-foot public utility easement(PUE) will be dedicated adjacent to the proposed right-of-way. All proposed right-of-way dedications in this application will be dedicated via the final partition plat, as required by this section. No special consideration is required for alternate street creation; therefore the requirements of this section have been met. C. Creation of access easements. Comment: This development does not propose the creation of any access easements; therefore,the requirements of this section do not apply. D. Street location, width and grade. Except as noted below, the location, width and grade of all streets shall conform to an approved street plan and shall be considered in their relation to existing and planned streets, to topographic conditions, to public convenience and safety, and in their appropriate relation to the proposed use of the land to be served by such streets: Comment: To the best of our knowledge, no approved street plan exists for this property. No new streets are proposed as part of this development; therefore, the requirements of this section do not apply. E. Minimum rights-of-way and street widths. Unless otherwise indicated on an approved street plan, or as needed to continue an existing improved street, street right-of-way and roadway widths shall not be less than the minimum width described below. Where a range is indicated, the width shall be determined by the decision-making authority based upon anticipated average daily traffic (ADT) on the new street segment, (The City Council may adopt by resolution, design standards for street construction and AKS Engineering&Forestry, LLC. Walnut Street Partition Development Application,October 2006 26 other public improvements. The design standards will provide guidance for determining improvement requirements within the specified range.) These are presented in Table 18.810.1. TABLE 18.810.1 MINIMUM RIGHTS-OF-WAY AND STREET WIDTHS Type of Street Right-of- Roadway Width Moving Lanes Way (feet) Width (feet) Arterial 60'-90' 12'/lane 2-4 Major Collector 60'-80 44' 2-4 Minor Collector 60' 40' 2-3 Local Street— 50' 34' 2 Commercial and Industrial Residential Access Streets a. Through street with: • Less than 1500 50' 32' 2 ADT 46' 28' 1-2 • Less than 500 42' 24' 1-2 ADT • Less than 200 46' 28' 1-2 ADT 42' 24' 1-2 b. Cul-de-sac dead-end street • Less than 500 ADT • Less than 200 ADT (Cul-de-sacs shall be no more than 200 feet long and serve no more than 20 dwelling units) Turn-arounds for Dead- 50' radius 42' radius end Streets in Industrial and Commercial Zones Only Turn-Arounds for Cul- 47' radius 40' radius de-sac Dead-End Streets in Residential Zones Only Alley: Residential 16' 16' Alley: Business or 20' 20' Industrial AKS Engineering&Forestry, LLC. Walnut Street Partition Development Application,October 2006 27 Comment: This application is for a minor land partition. No new streets are proposed as part of this development. The project site fronts on SW Walnut Lane and SW 136`h Court,both of which are public local streets. These streets have an existing half width right-of-way of 25 feet (from centerline). The required half width right-of- way(from centerline) for both of these streets is 27 feet. The applicant proposes to dedicate an additional 2 feet of right-of-way in accordance with this section; therefore, the requirements of this section have been 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 parcels within 530 feet surrounding and adjacent to the proposed land division. At the applicant's request, the City shall prepare a future streets proposal. 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. Comment: This application is for a minor land partition. The surrounding properties are developed residential lots. To the best of our knowledge,no future street plan exists for this property. There are no street stubs that abut the property, and no new streets are proposed as part of this development. The existing streets and parcels within 530 feet of the project site are shown on the Preliminary Development Plans (Exhibit A), and there are no bus stops within 530 feet of this development; therefore, the requirements of this section have been met. 2. Where necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary of the tract to be developed, and a. These extended streets or street stubs to adjoining properties are not considered to be cul-de-sacs since they are intended to continue as through streets at such time as the adjoining property is developed. b. A barricade shall be constructed at the end of this street by the property owners,which shall not be removed until authorized by the City Engineer, the cost AKS Engineering&Forestry,LLC. Walnut Street Partition Development Application,October 2006 28 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 streets in excess of 150 feet in length. Comment: This application is for a minor land partition. The surrounding properties are developed residential lots. All adjacent properties have existing access to a public street. There are no street stubs that abut the property, and no new streets are proposed as part of this development; therefore, the requirements of this section do not apply. G. Street spacing and access management. Refer to 18.705.030.H. H. Street alignment and connections. 1. Full street connections with spacing of no more than 530 feet between connections is required except where prevented by barriers such as topography, railroads, freeways, pre-existing developments, lease provisions, easements, covenants or other restrictions existing prior to May 1, 1995 which preclude street connections. A full street connection may also be exempted due to a regulated water feature if regulations would not permit construction. Comment: This application is for a minor land partition. The surrounding properties are developed residential lots. All adjacent properties have existing access to a public street. There are no street stubs that abut the property, and no new streets are proposed as part of this development; therefore, the requirements of this section do not apply. 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 patters or strict adherence to other standards in this code. A street connection or extension is considered precluded when it is not possible to redesign or reconfigure the street pattern to provide required extensions. Land is considered topographically constrained if the slope is greater than 15% for a distance of 250 feet or more. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. AKS Engineering&Forestry, LLC. Walnut Street Partition Development Application,October 2006 29 Comment: There are no local, neighborhood routes, or collector street stubs that abut the project site; therefore, the requirements of this section do not apply. 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. Comment: This development does not propose any new streets, or the extension of any existing streets; therefore, the requirements of this section do not apply. 4. All developments should provide an internal network of connecting streets that provide short, direct travel routes and minimize travel distances within the development. Comment: This application is for a minor land partition. The proposed development does not propose any new streets, or the extension of any existing streets; therefore, the requirements of this section do not apply. I. Intersection angles. Streets shall be laid out so as to intersect at an angle as near to a right angle as practicable, except where topography requires a lesser angle, but in no case shall the angle be less than 75° unless there is special intersection design, and... Comment: This application is for a minor land partition. The existing street intersection of SW Walnut Lane and SW 136th Court intersects at near 90°. The proposed development does not propose any new streets or new street intersections; therefore, the requirements of this section do 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. Comment: The project site fronts on SW Walnut Lane and SW 136th Court, both of which are public local streets. These streets have an existing half width right-of-way of 25 feet(from centerline). The required half width right-of-way(from centerline) for both of these streets is 27 feet. The applicant proposes to dedicate an additional 2 feet of right- of-way in accordance with this section; therefore, the requirements of this section have been met. K. Partial Street Improvements. Partial street improvements resulting in a pavement width of less than 20 feet; while generally not acceptable, may be approved where essential to reasonable development when in conformity with the other requirements of these regulations, and when it will be practical to require the AKS Engineering&Forestry, LLC. Walnut Street Partition Development Application,October 2006 30 improvement of the other half when the adjoining property is developed. Comment: The project site fronts on SW Walnut Lane and SW 136th Court. The existing pavement width on both of these streets, along the project sites frontage, is approximately 22 feet. This application is for a minor land partition that does not propose any new streets. The applicant is proposing to enter into a restrictive covenant for future street improvements in lieu of street improvements at this time. Please refer to section 18.810.030 for more information. 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-sacs shall terminate with a turnaround. Use of turnaround configurations other than circular, shall be approved by the City Engineer; and 2. The length of the cul-de-sac shall be measured along the centerline of the roadway from the near side of the intersecting street to the farthest point of the cul-de-sac. 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. Comment: This application is for a minor land partition. This development does not propose any new streets or cul-de-sacs. The existing SW 136th Court cul-de-sac is approximately 187 feet long and provides access to four dwelling units. The addition of two new dwelling units will not exceed the access capacity of the cul-de-sac; therefore, the requirements of this section have been 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. Comment: This development does not propose any new streets; therefore, the requirements of this section do not apply. AKS Engineering&Forestry, LLC. Walnut Street Partition Development Application,October 2006 31 N. Grades and curves. 1. Grades shall not exceed ten percent on arterials, 12% on collector streets, or 12% on any other street (except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet), and 1. Centerline radii of curves shall be as determined by the City Engineer. Comments: This development does not propose any new streets; therefore, the requirements of this section do not apply. 0. Curbs, curb cuts, ramps, and driveway approaches. Concrete curbs, curb cuts, wheelchair, bicycle ramps and driveway approaches shall be constructed in accordance with standards specified in this chapter and Section 15.04.080; and: 1. Concrete curbs and driveway approaches are required; except 2. Where no sidewalk is planned, an asphalt approach may be constructed with City Engineer approval; and 3. Asphalt and concrete driveway approaches to the property line shall be built to City configuration standards. Comments: This application is for a minor land partition that does not propose any new streets. The applicant is proposing to enter into a restrictive covenant for future street improvements in lieu of street improvements at this time (please refer to Section 18.810.030.A.5.e. for more information). All residential driveways will be built to City standards. All of these features, were applicable to any of the required street improvements for this project,will be constructed in accordance with said standards; therefore, the requirements of this section have been met. P. Streets adjacent to railroad right-of-wad Comments: This site is not adjacent to any railroad right-of-ways; therefore, this section does not apply. Q. Access to arterials and major 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: AKS Engineering&Forestry,LLC. Walnut Street Partition Development Application,October 2006 32 1. A parallel access street along the arterial or major collector; 2. Lots of suitable depth abutting the arterial or major collector to provide adequate buffering with frontage along another street; 3. Screen planting at the rear or side property line to be contained in a non access reservation along the arterial of major collector; or 4. Other treatment suitable to meet the objectives of this subsection; 5. If a lot has access to two streets with different classifications, primary access should be from the lower classification street. Comment: This development does not front on, or propose access to, any arterial or major collector streets; therefore, the requirements of this section do not apply. R. Alleys, public or private. Comment: This development does not propose any alleys; therefore, this section does not apply. S. Survey monuments. Upon completion of a street improvement and prior to acceptance by the City, it shall be the responsibility of the developer's registered professional land surveyor to provide certification to the City that all boundary and interior monuments shall be reestablished and protected. Comment: All required monumentation shall be provided by the applicant upon completion of improvements. Certification shall be submitted to the City after the required monuments have been established. T. Private Streets. 1. Design standards for private streets shall be established by the City Engineer; and 2. The City shall require legal assurances for the continued maintenance of private streets, such as a recorded maintenance agreement. 3. Private streets serving more than six dwelling units are permitted only within planned developments, mobile home parks, and multi-family residential developments. Comment: No private streets are proposed as part of this development; therefore this section does not apply. AKS Engineering&Forestry, LLC. Walnut Street Partition Development Application,October 2006 33 U. Railroad crossings. Comment: No railroad crossings exist or are required as part of this proposal; therefore, this section does not apply. V. Street signs. The City shall install all street signs, relative to traffic control and street names, as specified by the City Engineer for any development. The cost of signs shall be the responsibility of the developer. Comment: This development does not propose any new streets; however, any required signage shall be paid for by the applicant and installed by the City upon completion of the project. This is in compliance with the above standard. W. Mailboxes. Joint mailboxes facilities shall be provided in all residential developments, with each joint mailbox serving at least two dwelling units. 1. Joint mailbox structures shall be placed at adjacent to roadway curbs; 2. Proposed locations of joint mailboxes shall be designated on a copy of the preliminary plat or development plan, and shall be approved by the City Engineer/US Post Office prior to final approval; and 3. Plans for the joint mailbox structures to be used shall be submitted for approval by the City Engineer/US Post Office prior to final approval. Comment: Mailbox locations will be determined during final engineering. All locations and designs are subject to final approval by the US Post Office. This is in compliance with the above standard. 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. Comment: No traffic signals are required with this development; therefore, this section does not apply. AKS Engineering&Forestry, LLC. Walnut Street Partition Development Application,October 2006 34 Y. Streetlight standards. Comment: This application is for a minor land partition that does not propose any new streets. The applicant is proposing to enter into a restrictive covenant for future street improvements in lieu of street improvements, including streetlights, at this time. Please refer to section 18.810.030 for more information. Z. Street name signs. Comment: This development does not propose any new streets; therefore, the requirements of this section do not apply. AA. Street cross-sections. Comment: This application is for a minor land partition that does not propose any new streets. The applicant is proposing to enter into a restrictive covenant for future street improvements in lieu of street improvements at this time. Please refer to section 18.810.030 for more information. AB. Traffic Calming. Comment: No hazardous or negative traffic conditions were identified. Traffic calming measures are not proposed at this time. This is in compliance with this section. AC. Traffic Study. Comment: None of the circumstances requiring a traffic study, as outlined in this section, were identified. A traffic study is not required. This is in compliance with this section. 18.810.050 Easements A. Easements. Easements for sewers,drainage, water mains, electric lines or other public utilities shall be either dedicated or provided for in the deed restrictions, and where a development traversed by a watercourse, or drainageway, there shall be provided a storm water easement or drainage right-of-way conforming substantially with the lines of the watercourse. Comment: Utility easements for the proposed utilities shall be dedicated via the Final Plat for this development. This is in compliance with the above standard. 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 AKS Engineering&Forestry, LLC. Walnut Street Partition Development Application,October 2006 35 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. Comment: The applicant shall coordinate with all vested parties for the provision and dedication of all proposed utility easements. Please refer to the Preliminary Development Plans(Exhibit A), included with this application, for the location of all proposed easements. Easement dedication shall occur via the Final Plat. This is in compliance with the above standard. 18.810.060 Lots A. Size and shape. Lot size, width, shape, and orientation shall be appropriate for the location of the development and for the type of use contemplated, and: 1. No lot shall contain part of an existing or proposed public right-of-way within its dimensions; Comments: The parcels within the proposed development do not contain part of existing or proposed public right-of-ways within their dimensions; therefore, the requirements of this section have been met. 2. The depth of all lots shall not exceed 2 1/2 times the average width, unless the parcel is less than 1 %2 times the minimum lot size of the applicable zoning district; Comment: The average parcel width for all parcels is approximately 67 feet, and the maximum lot depth is approximately 117 feet, which does not exceed the maximum depth of 2.5 times the average width, or 167.5 feet (67 feet * 2.5). All of the proposed lots meet the requirements of this section. B. Lot frontage. Each lot shall abut upon a public or private street, other than an alley, for a width of at least 25 feet unless the lot is created through a minor land partition in which case Subsection 18.162.060 (C) applies, or unless the lot is for an attached single- family dwelling unit, in which case the lot frontage shall be at lease 15 feet. Comment: All of the parcels within the proposed development have at least 25 feet of frontage abutting an existing public street; therefore, the requirements of this section have been met. AKS Engineering&Forestry,LLC. Walnut Street Partition Development Application,October 2006 36 C. Through lots. Through lots shall be avoided except where they are essential to provide separation of residential development from major traffic arterials or to overcome specific disadvantages of topography and orientation, and: 1. A planting buffer at least ten feet wide is required abutting the arterial rights-of-way; and 2. All through lots shall provide the required front yard setback on each street. Comment: The proposed development does not create any through lots; therefore, the requirements of this section have been met. D. Lot side lines. The side lines of lots, as far as practicable, shall be at right angles to the street upon which the lots front. Comment: Lot lines have been designed to intersect at nearly 90° angles wherever possible; therefore, the requirements of this section have been met. E. Large lots. In dividing tracts into large lots or parcels which at some future time are likely to be redivided, the Commission may require that the lots be of such size and shape, and be so divided into building sites, and contain such site restrictions as will provide for the extension and opening of streets at intervals which will permit a subsequent division of any tract into lots or parcels of smaller size. The land division shall be denied if the proposed development lot does not provide for the future division of the lots and future extension of public facilities Comment: The proposed development has been partitioned into the maximum allowable lots given the density requirements for the R-7 zone and will not allow for future re-division. The minimum average lot size for the R-7 zone is 5,000 square feet. There are no proposed parcels with an area of 10,000 square feet or greater; therefore, the requirements of this section have been met. 18.810.070 Sidewalks A. Sidewalks. All industrial streets shall have sidewalks meeting City standards along one side of the street. All other streets shall have sidewalks 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. AKS Engineering&Forestry,LLC. Walnut Street Partition Development Application,October 2006 37 Comment: This application is for a minor land partition that does not propose any new streets. The applicant is proposing to enter into a restrictive covenant for future street improvements in lieu of street improvements, including sidewalks, at this time. Please refer to section 18.810.030 for more information. 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 pedestrian routes within %2 mile of their site to all transit facilities and Neighborhood Activity Centers. 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. Comment: The proposed development will not generate more than 1,000 ATD. This application is for a minor land partition that does not propose any new streets. The applicant is proposing to enter into a restrictive covenant for future street improvements in lieu of street improvements, including sidewalks, at this time. Please refer to section 18.810.030 for more information. C. Planter strip requirements. A planter strip separation of at least five feet between the curb and the sidewalk shall be required in the design of streets, except where the following conditions exist: there is inadequate right-of-way; the curbside sidewalks already exist on predominant portions of the street; it would conflict with the utilities, there are significant natural features (large trees, water features, etc.) that would be destroyed if the sidewalk were located as required, or where there are existing structures in close proximity to the street. 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. Comment: This application is for a minor land partition that does not propose any new streets. The applicant is proposing to enter into a restrictive covenant for future street improvements in lieu of street improvements, including planter strips, at this time. Please refer to section 18.810.030 for more information. AKS Engineering&Forestry, LLC. Walnut Street Partition Development Application,October 2006 38 D. Sidewalks in central business district. Comment: This site is not located within the Central Business District; therefore, this section does not apply. E. Maintenance. Maintenance of sidewalks, curbs, and planter strips is the continuing obligation of the adjacent property owner. Comment: Maintenance of sidewalks, curbs, and planter strips shall be the responsibility of the adjacent property owner. F. Application for permit and inspection. If the construction of a sidewalk is not included in a performance bond of an approved subdivision or the performance bond has lapsed... Comment: This application is for a minor land partition that does not propose any new streets. The applicant is proposing to enter into a restrictive covenant for future street improvements in lieu of street improvements, including sidewalks, at this time. Please refer to section 18.810.030 for more information. 18.810.080 Public Use Areas Comment: No areas for public use are proposed in this development; therefore, this section does not apply. 18.810.090 Sanitary Sewers A. Sewers required. Sanitary sewers shall be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan Comments: Sanitary sewer service shall be provided to each proposed lot within the development; therefore, the requirements of this section have been met. B. Sewer plan approval. The City Engineer shall approve all sanitary sewer plans and proposed systems prior to issuance of development permits involving sewer service. Comments: Sanitary sewer service is available from an 8-inch sanitary sewer main located in SW 136th Court. The applicant proposes to construct new service laterals from this existing main to the proposed parcels. A 10-foot private sanitary sewer easement is proposed on parcel 2 to provide sanitary sewer service to parcel 1. City staff has indicated that this is acceptable. The City Engineer shall approve all sanitary sewer plans AKS Engineering&Forestry, LLC. Walnut Street Partition Development Application,October 2006 39 and proposed systems prior to issuance of a development permit, as required by this section. The proposed sanitary sewer system is in compliance with the standards of this section. C. Over-sizing. Proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. Comment: Sanitary sewer service will be provided from the existing 8-inch main located in SW 136th Court. This development is not proposing the construction of new sanitary sewer mains, only individual service laterals for single family homes; therefore, the requirements of this section do not apply. 18.810.100 Storm Drainage A. General provisions. The Director and City Engineer shall issue a development permit only where adequate provisions for storm water and flood water runoff have been made, and: 1. The storm water drainage system shall be separate and independent of any sanitary sewage 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. Comment: There is no existing storm sewer system located in the vicinity of the project site. A storm sewer system is not proposed as part of this development. All surface water from the proposed development will sheet flow to the existing ditches adjacent to SW Walnut Lane and SW 136th Court. The applicant proposes to pay a fee in lieu of water quality treatment. City staff has indicated that this is acceptable. Please refer to the Preliminary Stormwater Report, included with this application, for a more detailed analysis of the drainage system. This is in compliance with the standards of this section. B. Easements. Where a development is traversed by a watercourse, drainageway, channel or stream,there shall be provided a storm water easement or drainage right-of-way conforming substantially with the lines of such watercourse and such further width as will be adequate for conveyance and maintenance. Comment: No significant drainage courses are located on this site. No easement of this nature is required or proposed; therefore, the requirements of this section do not apply. AKS Engineering&Forestry,LLC. Walnut Street Partition Development Application,October 2006 40 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: 1. The City Engineer shall approve the necessary size of the facility based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management(as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments). Comments: There is a negligible amount of offsite stormwater that flows onto the project site. A storm sewer system is not proposed as part of this development. All surface water from the proposed development will sheet flow to the existing ditches adjacent to SW Walnut Lane and SW 136`h Court. The applicant proposes to pay a fee in lieu of water quality treatment. City staff has indicated that this is acceptable. Please refer to the Preliminary Stormwater Report, included with this application, for a more detailed analysis of the drainage system. This is in compliance with the standards of this section. D. Effect on downstream drainage. Where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management(as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments). Comment: A downstream analysis has been preformed in accordance with City and Clean Water Services requirements. The downstream storm system has adequate capacity to convey the additional runoff created by the development of this property. Please refer to the Preliminary Stormwater Report, included with this application, for a more detailed analysis of the downstream conveyance system. This is in compliance with this section. 18.810.110 Bikeway 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. AKS Engineering&Forestry, LLC. Walnut Street Partition Development Application,October 2006 41 2. Developments adjoining proposed bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or rights-of-way, provided such dedication is directly related to and roughly proportional to the impact of the development. 3. Any new street improvement project shall include bicycle lanes as required in this document and on the adopted bicycle plan. Comment: The project site fronts on SW Walnut Lane and SW 136th Court, both of which are local public streets. There are no arterial or collector streets adjacent to the proposed development. There are no bikeways, as identified on the City's adopted bicycle plan, adjacent to the proposed development. Bike lanes are not required or proposed as part of this development; therefore, the requirements of this section do not apply. 18.810.120 Utilities A. Underground utilities. All utility lines including, but not limited to those required for electric, communication, lighting, and cable television services and related facilities shall be placed underground, 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 the 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. Comments: All existing utilities adjacent to the proposed development are currently located underground within the public right-of-way and easements. All existing and proposed utilities for this site shall be dealt with per the City's requirements. This is in compliance with the standards of this section. AKS Engineering&Forestry, LLC. Walnut Street Partition Development Application,October 2006 42 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 tot he City Engineer for review and approval; and 2. Care shall be taken in all cases to ensure that above ground equipment does not obstruct vision clearance areas for vehicular traffic. Comment: All existing and proposed utility easements are shown on the Preliminary Development Plans (Exhibit A), included with this application. All easements and utilities are subject to review by the City Engineer. This is in compliance with the standards of this section. C. Exception to undergrounding requirement. Comment: All existing utilities adjacent to the proposed development are currently located underground within the public right-of-way and easements. All existing and proposed utilities for this site shall be dealt with per the City's requirements. This is in compliance with the standards of this section. D. Fee in—lieu of undergrounding. Comment: All existing utilities adjacent to the proposed development are currently located underground within the public right-of-way and easements. There are no existing overhead wires adjacent to the project site. This is in compliance with the standards of this section. AKS Engineering&Forestry, LLC. Walnut Street Partition Development Application,October 2006 43 LETTER OF TRANSMITTAL AKS ENGINEERING & FORESTRY, LLC ID = 2031 AK 13910 SW C reath Drive, Suite 100 fices Located In: Sherwood, OR 97140 Sherwood, OR www.aks-eng.com Redmond, OR Vancouver, WA Phone: 503-925-8799 Fax: 503-925-8969 To:City of Tigard DATE: 12/5/2006 JOB NO.: 1630 Attn: Emily Eno RE: Walnut Street Partition 13125 SW Hall Blvd. Tigard, OR 97223 Billing # 1630, 20832 From:James Bohanek WE ARE SENDING YOU THE FOLLOWING: COPIES DATE NO. DESCRIPTION 4 11/8/2006 4 Clarification Letter to Kim McMillan dated 11/8/06 with Enclosures 4 10/30/2006 Various Copies of Complete Application Binder 1 11/29/2006 1 Copy of your Letter regarding Completeness Review 11 10/30/2006 6 .Reduced copies (8 1/2 x 11) of Preliminary Development Plans For Approval Approved as submitted Resubmit copies for approval ❑ For your use ❑Approved as noted Submit copies for distribution © As requested ❑ Returned for corrections _ Return corrected prints ❑ For review and comment© Delivered by Courier ❑ FOR BIDS DUE r! PRINTS RETURNED AFTER LOAN TO US Remarks: If you have any questions,please call. Copy To:File SIGNED: Mary Johnson for James Bohanek Ver 1.0-4/212006 RECEWED DEC 0 5 2006 CITY OF TIGARD PLANNfNG EN!...;NEERING City of Tigard, Oregon • 13125 SW Hall Blvd. • Tigard, OR 97223 • November 29, 2006 T I GARD Alexander Hurley AKS Engineering& Forestry,LLC 13910 SW Galbreath Drive, Suite 100 Sherwood, OR 97140 RE: Completeness Review-Huske Partition Case File No. MLP2006-00004 Dear Mr. Hurley: The City has received your application for Minor Land Partition (MLP2006-00004) to divide one lot into three at 12615 SW 136th Court;WCTM 2S104BD,Tax Lot 500. Staff has determined your application to be substantively complete. The following is necessary so that your application can be deemed complete: • Four copies of the complete application,including clarification letter dated 11/8/06 to Kim McMillan. • Eleven sets of reduced plans only The review process is expected to take 5 to 6 weeks. Please be aware that staff has not reviewed the application submittals for compliance with the relevant code criteria,and the need for additional items may arise during the review process. If you have any questions,please contact me at (503) 718-2712. Thank you. Sincerely, Emily Assistant Planner Attachment:Public Facility Plan Checklist Phone: 503.639.4171 • Fax: 503.684.7297 • www.tigard-or.gov • TTY Relay: 503.684.2772 ENGINEERING PLANNING LANDSCAPE ARCHITECTURE FORESTRY SURVEYING 13910 S.W.Galbreath Dr.,Suite 100 Offices Located In: Sherwood,Oregon 97140 ENGINEERING&FORESTRY SHERWOOD,OREGON Phone:(503)925 4799 VANCOUVER,WASHINGTON Fax:(503)925-8969 www.aks-eng.com November 8, 2006 Kim McMillan City of Tigard Engineering Department 13125 SW Hall Boulevard Tigard, OR 97223 RE: Walnut Lane Partition Ms. McMillan: This letter serves as supporting documentation regarding the Walnut Lane Partition Land Use Application that was submitted to the City on October 30,2006. The following is in response to the numbered items in your email sent on November 3, 2006(attached): 1) There is an existing hydrant located at the southeast corner of SW Walnut Lane and SW 136`h Court. The location of this hydrant satisfies Tualatin Valley Fire and Rescue and Oregon Fire Code requirements for fire protection and suppression for the proposed parcels. This existing hydrant was shown on the Preliminary Development Plans submitted with the application. Attached is a site plan highlighting the location of this hydrant. 2) House plans for the proposed parcels have not been chosen at this time. The typical proposed water meter size is 3/4"; however, if large homes with more than 34 fixtures, or fire sprinkler systems requiring additional flow, are selected the applicant may request 1"services. 3) Roof and driveway drains for the existing home on parcel 3 are proposed to drain to the existing ditch on the west side of SW 136th Court. Roof and driveway drains for new homes to be constructed on parcels 1 and 2 are proposed to drain to the existing ditch on the south side of SW Walnut Lane west of SW 136`''Court. These ditches, along the project sites frontage, will be cleaned and graded in accordance with City standards and do not require any significant shaping to convey the additional stormwater to be created with this development. The proposed ditch cross section shown on the submitted Preliminary Development Plans refers to the ditch on the south side of SW Walnut lane east of SW 136th Court. This ditch will require minor shaping to convey additional stormwater created from this development, as illustrated on the submitted plans and explained throughout the commentary provided in the application narrative and in the Preliminary Stormwater Report. Please let me know if there are any other ambiguous items in this land use application that need to be clarified. If you have any questions or comments, please call. Sincerely, AKS Engineering and Forestry,LLC. /17////fi- - Alexander H. Hurley,PE,PLS,Principal Enclosures Bruce Baldwin subject: FW:#1630 FW: Walnut Lane MLP Original Message---- From: Kim Mcmillan [mailto:Kim @tigard-or.gov] • Sent: Friday,November 03, 2006 1:34 PM To: alex @aks-eng.com Subject:Walnut Lane MLP Hi Alex, I just looked over the application for completeness. I had little things and wanted to give you a heads up so you can submit something as an addendum and I can deem it complete next week. I don't know when Emily will do her completeness review. 1) I didn't see any hydrant. Is there one nearby or did I just not see it on your plans? 2)What is the typical water meter size you are going to use? 3) Show roof drain lines for all three lots. Is the ditch cross section for the ditch on 136th Court? Is that where you are taking the roof and driveway runoff? I just need some clarification. Thanks, Kim 1 1 , . 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DISCLAWER TAX LOT 4800 ' :I ' itA : .. w own,tuno, MX IMP 2S 1 048D , 4705' WrIbalcr.5.74.,•.:OOP O..WO 77.7/{WhIT • .• f•mafvf,0 W 1,0017,0.0 706,0 is:176/011%- 1 i 10 ZI.,0 17 MI/IT,1161 hee,a 00 01•.4 w',at>W SEW 0 A F!.......y: i 1 ‘. um..smr•tfrff0i StOoff 0•11 WtO It 91.1110,07, •...an me Aw svemaan ta.ivoca 4 P9o4411 Mr Alms%PC(101.0 1.000W 1001 40 MN 1011 44 IR ri i 111000 ZOK10,1016 !CAW I^. 2o Mr 1.• - ! ! f 0 i ' ll'Irli."11 . 1 00I , ..„ WAN. .1-42 0 RVASIONS: DKNEF/tria PLMINI‘G %MEMO ABSY Z.... EXISTING CONDITIONS ...„.... R TR .. .nr.X pox _ WALNUT LANE PARTITION c6,.... . -- PLAN 1,,,,,,,4011....-0. ,,,r,,ry, `N..CP 9,•G , 9, !.11.1710;70v,i 71640,. PREPARED FOR: 4444444.044s 14c ...-.. \...If\, P.R.tx.)674-1,0 0.1001,of'VW ., ,,,,, 1...-.111.. 507-170•644 TIGARD , OREGIp., 2 OF 6 307.1175-7777 .0.77 0.111 MX Appevidi'x 1 - 1 17vvi p ac-± stay IMPACT STUDY PROJECT: WALNUT LANE PARTITION(OCTOBER, 2006) TRANSPORTATION SYSTEM: The project site has frontage along SW Walnut Lane and SW 136th Court, both of which are classified as local public streets. All three of the proposed parcels will have direct access to these existing streets. No new streets or access drives are proposed. This proposal is for a minor land partition that does not propose the creation of new streets. The applicant is proposing to enter into a restrictive covenant for future street improvements in-lieu-of street improvements at this time; however, a two-foot right-of- way dedication will be provided along both street frontages to meet current City standards and accommodate future street improvements. Additionally, an eight-foot wide Public Utility Easement will extend along the southern side of SW Walnut Lane and along the west side of SW 136th Court. DRAINAGE SYSTEM: All surface water from the proposed development will sheet flow to the existing ditches adjacent to SW Walnut Lane and SW 136th Court. These existing ditches will be cleaned and shaped to adequately convey the additional storm water to be created with this development. Inlets currently exist to prevent surface drainage across streets and intersections. The downstream system has been analyzed for capacity, and no downstream deficiencies were identified. Storm water detention is not required, and a fee will be paid in-lieu-of water quality treatment. The storm drainage system has been designed to be consistent with the City of Tigard and Clean Water Services standards. More information on the storm water system is available in the Preliminary Storm Water Report for the Walnut Lane Partition. PARKS SYSTEM: The proposed development will not create any negative impacts to parks. There are no open space tracts or other parcels to be created with this development that could be donated to the City of Tigard for park purposes. WATER SYSTEM: Proposed parcels 1 and 2 will be served from the existing 12-inch water main located in SW Walnut Lane. The existing home (to remain) on proposed parcel 3 is currently served, and will continue to be served, from the existing 4-inch main located in SW 136th Court 1 SEWER SYSTEM: All of the proposed parcels will be connected by sanitary sewer service laterals to the existing 8-inch sanitary sewer main located in SW 136th Court. A 10-foot wide private sanitary sewer easement will be provided on the north side of proposed parcel 2 to provide sanitary sewer service to proposed parcel 1. NOISE IMPACTS: The proposed development is a residential partition and should not generate any extraordinary noise impacts to the surrounding neighborhood. 2 Appevi &x o2, - 1, C.AA/ S Service f?0 v,'aer Le2tte r '� oySeRlLl . 'LUUb ! I U1HM �LtHIV W HL StPVIl:tS �U3 b�I443y Jr a.�an v3l18l..s �/ _ _ .__ __y_ ___v� -�',-,.nn—=�naa;,a� .�aiR�''11:E$ NO ' 46b4 F 'z,,,„„ ./00 V 1 � .� From:40LE 1 9 5 ' 09/21/2006 07:53 1 J9 P.002/002 • 1[0 -', 1..-1, ----11.' El \Et- 71 1 . II I —� SEP 2 1. ,n115 ,,J �,, CWS Filo Number . 06' QO_ .____________ ‘2.7/z.GIeanWater \ Service . Or tammitnteet (s dear. Sensitive Area Pre-Screening Site Assessment Jurisdiction _V ■•.,..•A<--c. .-- C.c.. Date -a- LA- ia' Tax Map&Tax Lot t'AsQ ,. 2S-ti-o`1esn Owner i"1‘aa•.�� • ]e•.,., Q4-,....4 I.G.--r - Soo Applicant AtE,: H.,.....�i (P.e_ewes ,s,Cu,Me_") Site Address 1ZC,,s S`w ',,i_"` C--. — Company Ak5 E••t... EQ....ca, • 717"."1/4U-Y‘Q.-t -7.c..,-,, a0. v-1zc Address r,,v,d `.3w C A...stR.t.ai.a �a:�g•,fi• Proposed Activity SoHo w�.-.1 .T_ate "City State Zip S...�v..-..,��.P-, Ci-vyv,. "aiVy tQtmw.TAI 3 • Phone Sow/ q"Z5- 814 ■ voq,-.T...,_. Fax ' -3 /92 5- 8 R 1 13y submitting this form the Owner, or Owner's authorized agent or representative,acknowledges and agrees that employees of Clean Water Services have authority to enter the project site at all reasonable times for the purpose of inspecting project site conditions and gathering information related to the project site. O llcfal use onl below this Tine Otricisi use only below this tins Official tom only h.l&W t14/9 ling -----� Y N NA Y N NA ! Sensitive Ar Composite Map 1 ( Stormwater Infra fracture maps f ►/K [ 1 Map# <Iliti -I� I ` f OF#! G�? [I] I Locally adopted studies or maps Other Specify HI 1 f I Specify_ 44 A.f�ict Based on a review of the above information and the requirements of Clean Water Services Design and Construction Standards Resolution and Order No.04-9: L .i Sensitive areas potentially exist on site ur within 200'of the site. THE APPLICANT MUS-i PERFORM A SITE CERTIFICATION PRIOR TO ISSUANCE OF A SERVICE PROVIDER. If Sensitive Areas exist on the site or within 200 feet on adjacent properties,a Natural Resources Assessment Report may also be required_ Y-', Sensitive areas do not appear to exist on site or within 200'of the site. This pre-screening site assessment does NOT eliminate the need to evaluate and protect water quality sensitive areas if they are subsequently discovered_ This document will serve as your Service Provider letter as required by Resolution and Order 04-9,Section 3.02.1. AU required permits and approvals must be obtained and completed under applicable local, state,and federal law. I The proposed activity does not meet the definition of development NO SITE ASSESSMENT OR SERVICE PROVIDER LETTER IS REQUIRED. Reviewer Comments: .. 't X____b e,,- S:J r k, r -e KL51-1..dr_r_ j 0 _C 14. 4 tS1, Reviewed By: _^ice- Date: �a l p 1e- /' Official use only Returned to Applicant Mail ' FaX Counter 2550 SW I-IIII3Dora Highway-Hillsboro,Oregon 371Z3 Date -a n(0 :..1(,t,� Phone: (503)681-5100-Fes: (503)6S1-eW3h•wunw cica❑Y.•arerscn'icr<.i y _---__ Appendix 3 -I Pric(.e t7spos&( LeUr 09/27/2006 15:52 5035256179 PRIDE DISPOSAL CDMFM FAGE 02/03 ilk p *R *I*'D * E DISPOSAL COMPANY P.O. Box 820 Sherwood, OR 97140 Phone: (503) 625-6177 Fax: (503) 625-6179 September 27, 2006 James Bohanek AKS Engineering&Forestry, LLC 13910 SW Galbreath Dr, #100 Sherwood, OR 97140 RE: 1630-12615 SW 136th Ct in Tigard We have reviewed the site plan for the above mentioned partition. We will be able to adequately service parcels 1 and 2 from Walnut Lane and parcel 3 from 136th Court_ Please note that all parcels need to bring the receptacles to the curb for collection. If you have any additional questions. feel free to contact me at(503) 625-6177 *124, Sincerely. LnJ Kristin Leichrier Pride Disposal Company kristinitB.pridedisposal.com (503) 625-6177 *124 AppevicGx 4 - 1 lh I i'ftl i'n ô r,y Deve,lopmerif Plates educed Planis. WALNUT LANE PARTITION PRELIMINARY DEVELOPMENT PLANS 21 . 1. / PROJECT € "W*WAR LAM APPLICANT PLANNING/ ENGINEERING/ SITE Tigard IRONWOOD HOMES, INC. ARBORIST/SURVEYING FIRM wwa„#,,, CONTACT: PAT HUSKE AKS ENGINEERING 8/ FORESTRY, LLC. s.l:�°a, 0.1*1.w PO BOX 981 o•, , CONTACT: ALEX HURLEY SHERWOOD, OR 97140 A,,n,s, .. . 1 3910 SW GALBREATH DRIVE, SUITE 100 r' ,Q 2 • T LOT PHONE: 503-940-9387 1 SHERWOOD, OR 97140 sw,.,.non s, , FAX: 503-625-3752 r I 1 I PHONE: 503-925-8799 a G ,,.4: i OWNER FAX: 503-925-8969 Bull Mountain ^ 3w McDonald 91 N I c sl I PATRICK HUSKE AND TAMARA LYNN HUSKE 'N' PO BOX 981 IN /•iMe AI \N4B SLrct inc 02045 NAVTF? �'�•` SHERWOOD, OR 97140 VICINITY MAP // ==a NOT TO SCALE \ TAX ✓ LEC ND �\ SITE MAP eaSBE MEM =INC EIMILEEt NOT TO SCALE -- 0 0 • • } Ni moo as•w t PROPERTY DESCRIPTION: TAX LOT 500 (WASHINGTON COUNTY TAX MAP 2S-1-0480) °•”" .s.•I N LOCATED IN THE NORTHWEST 1/4 OF SECTION 4, TOWNSHIP ..t•m.N - �.�, 2 SOUTH, RANGE 1 WEST,WILLAMETTE MERIDIAN, CRY OF ....... 4r ,r .....,... .. NOM-O••o=`°" •. •• K SHEET INDEX TIGARD, WASHINGTON COUNTY, OREGON � w s M RESIDENTIAL EXISTING LAND U5E Mary E 1 COVER SHEET WITH VICINITY AND SITE MAPS ut Nrae.um 2 EXISTING CONDITIONS PLAN PROJECT PURPOSE: SINGLE-FAMILY DETACHED RESIDENTIAL 3 LOT mom w. MOM _ _ 3 PRELIMINARY PLAT AND BUILDING SETBACKS PLAN PARTITION IN THE R-7 ZONE ��• 4 PRELIMINARY TREE PRESERVATION AND REMOVAL PLAN PROJECT LOCATION: 12615 SW 136TH COURT, TIGARD, OR 97223 no-n 5 PRELIMINARY EROSION CONTROL, DEMOLITIONS, AND UTILITY PLAN rt.od ,cy 6 AERIAL PHOTO M,,°„ DATUM ELEVATIONS ARE BASED ON WASHINGTON COUNTY „ - BENCHMARK NUMBER 540. BENCHMARK NUMBER 540 IS A 2—I/2' BRASS DISC LOCATED AT THE END OF FERN ff —— STREET OFF OF SW 135TH AVENUE. PUBLISHED ELEVATION: smat. . —— — 294.42 (NGVD 1929). 4Arl REVISIONS: euriaanra • PLANING SURVEYING • FOnEHTWr .,mn. BNB °A• COVER SHEET �.a.. AB '_'°t° -- WALNUT LANE PARTITION +�,;,,, �1630f s "t WITH VICINITY AND ` — �a sr cum+[n,+w+.sort,00 vrtarom,CON ON PREPARED FOR w...ac",'', •' A snen.xr,. ar�,c ...cmcB...vwr.ra ro�.9e� SITE MAPS I,,,,,92B%9" � ""° TIGARD OREQdI••.• �•�''.`�� SHEET T 6 525-B25-1252 • TAX LOT 9600 TAX LOT 9800 TAX MAP 2S 1 04BD TM MAP 2S 1 04BD TAX LOT 9700 El 5W w TAX LOT 9500 TM MAP 25 1 0480 TREE TABLE WY.mM TM MAP 25 1 0480 E w:30229(9S E Oa 1.11(Mt) El S29 W 18.[[WAR 9f(2s Ois COK.943. WE:296.77 12'COW.MOW 10•COIL.(8) 10227 WOWS FM 15 Cl.MYL ,. E k 208.41 IeS E:MI U E.291 N 10771 (XMAS IA 19 `-+ Wle aDDI E DN 218.52(11) a 9899(I) /2 FLU OF SID. E'290.75([)- lee WOWS FM II MF7rNt I L/9 NL OP stn Ns0 Wug96 so I8. f, •-------r ----Lela.-_ ' .1 - -. -- _E,pr -�.+ :r- `_^'- =`_ .4i * I, IRE H FM 1 'y� \ J�1 nAL.I�EI1.V ,� l.... .'r ._}.e -� .. -- W .---. •( rOril PERM H 10250 REM= 21 • V k} 10252 NPM B I 1 OM PUB _= ..... y _..� _ I. Mi11 Mllf : Ysf� 1 TOMS APPLE e., ... 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"Y'l this ;:99.1'. • .n I tilt i I • RI TAX LOT 4900 TAX MAP 2S 1 0480 ' D' 17118! ^' bM1 ._,Ic b 1 ...... • . ._ I 4 "'a WI 101 ♦ ,"..T 0113°21(1'5) 2.5, ..'O - j I j t1e wen(es B'P.F P!R .. 02x, -9 -" _ W1 391.171(1110 0008 NY(4Od5" �- \ _ I , • • _. "� fps ;o uw 1- ,/?/,', TAX LOT 700 yy .. 5169< °' ,,'yomt -� , .4.; e'j TM MAP 25 1 048D TAX LOT 600 1.1,3'8....01.9141 44,2 s 4 a4 TM MAP 2S 1 0480 ,,,,,,:,7,,5.t• -.,, tir' TAX LOT 4800 ag DISCLAIMER w•un11$NOM TM MAP 2S 1 MD - -Pr roses 1EIM11r m9ORI981DM SIAM 5 BASED a. 14510 !. sw9E. BA u,PC 4.1 55/3194)m MS IMC5615C AND 1C/109,LLC.(01/7f/a- 0O/31/06)MO IW9 UP O.l.9416 IMP SNOI.SO N0 SITS AS A K NrNM WINO OIWNES Siam ARE SALO ON 1410 IOGI(5 55 1100 W00 - PRV2ORS NO Mt IP11101W1(1011RN:1945 OW Ma 4871 �!''' I RISP050(101 MLNH14 ALL(45194/554185 PRO9 10 PM ME NM K 741: '$ 82/2414141/C05,ROCION x • Y KCAI2 1'• Z0 1QL. ZO 1' T Y 5,1 1'. 3° .CX° • REVISIONS: eaOEMRva • POMrfa sunvErwo • FgE81117 w9OE°' ...w PI-02 FEss∎oR \ EXISTING CONDITIONS ,a,�o•Ta-R- t__ � AS IRR°"�RVEYO 81141 e� w UND SURVEYOR 1. PLAN of«,�,N1 .V404155 47 WALNUT LANE PARTITION6 0" 139TB CO cOR 9.,41 w.5X75 lm w7('',57,,,,'''';',0),' rtlwm awAs. PREPARED FOR F..'.Mc R.00B OR 9299. N4w5tw.M.v1m 11 08 99,r 71/'�65,, I IGARD,7. 8..990101 00m1.1 WC.0Al[-9/10/01 TAX LOT 9600 TAX LOT 9800 TAX MAP 25 1 0480 TAX MAP 25 1 048D TAX LOT 9500 TAX LOT 9700 TAX MM 2S 1 04BD TAX MAP 25 1 04BD /- MINIMUM REQUIRED SETBACKS: SW WALNUT LANE �.... scum r- 20 rdi . R-7 ZONE W ic FRONT YARD: 15 FT 15 MINE Waif a FRONT GARAGE: 20 FT Fa curio re.s'at tour 00 can _.,,_ —L__—_ ------ "- --' REAR YARD: 15R p.11. SIDE YARD: 5 FT c,g 15 111:011 1100 1511601 CORNER SIDE YARD: 10 FT I— ? I . DENSITY CALCULATIONS: TAX LOT 5400 r RUE I r0F' TAX MAP 2S 1 0480 0°rt" r7 ' R7 ZONE IN KIM a 1 s I� TAX LOT 800 GROSS SITE AREA: 19,285 SF R s PUBLIC RIGHT-OF-WAY DEDICATION: 542 SF 10.ME Co, .x«s Aya* I I r' TAX MAP 25 1 0480 LOT WITH E%ISITNG HOME: 7,925 SF PEA MOW ~ it u111[rnat I NET DEVELOPABLE AREA: 10,818 SF I ,py, s sul lsn5t111-a-- h ltll'dU I I r rut 1.A'� L J L—————, J rl U MINIMUM ALLOWABLE LOT AREA= 4,000 SF I. r......15. um' 110.4r Imo— ' I MINIMUM AVERAGE LOT AREA= 5,000 SF I¢ MAXIMUM DENSITY: 10,818 SF/ 5,000 SF = 2.16= 2 LOTS rt ' MINIMUM DENSITY: 2.16 x 0.80= 1.73= 1 LOT r ��//e.Y G PROPOSED DENSITY: = 2 LOTS+ LOT WITH EXISTING HOME = 3 LOTS Pip, I �, PROPOSED AVERAGE LOT SIZE = 6,247 SF .yn 7 iTAX LOT 4900: 15 a 17111 SIIPIX / TAX MAP 25 1 048D `± 0'X 1 I 6y u5o.m5' 1 a I i s 11 ;T J1 I I I I J I ,.,�� I IJ NOSE '— — I I BOOK °" ° L - '— . '#TAX LOT 700 � ..' wlyd+ ` \N.. tip TAX MAP 25 1 0480 AITAX LOT 600 L I r.�4 L.INOI CUM ways incur I 11710 11711 a.-sc q TAX MAP 2S 1 0480 Co 5 2550 nr' f♦ w%n 1r It TAX LOT 4800 sg ro unn 1AO11n a war � � str,000T TAX MAP 25 1 04BD — ..-PER teas wows' a WM uiro' M yrm'n1T AK 22.PC 43 s'WAD woe ; n � aa* tISTRCT — Pm g nl MIWIMINIUMFMININIIMNI7MIElril o0.sra'r 012 IlergraMIIIMEIrrni 05735. 5 s /0.30- (9 40 DAR RENSIONS: go.®r5p - PLArlf!] sURVFrNO • r-o1EsTm w.swn r. owe P,-03 v•, PRELIMINARY PLAT °.a..w. �,, . w CORD WALNUT LANE PARTITION -� °�'O01BER t 1630 AND BUILDING ,w p�97,•0 WI °°AK wwM° PPREPARED FOR waw000wcv0s ww •-.7 w ,A. . PHONE (A PIAN 51 v-75.0 . ,,,,%lDw PD 5115 c, _,�,��p�, SETBACKS PLAN b3I52 X65 �e b19ar 55nn0 TIGARD �N ".fie x."- 3 O r 6 503-625-3752 , •w re5wwtta COW',TAX•5P n,r OM et Alex OM. Detailed Tme Inaen.ors For Welnn Stme.Par... i NO.0030 1R • ... n..n..9,,:_.._.-•m. ....11T - on ' IA 0 T.....-TT"‘"............, .0 0 ... .Mwed2 1x..0. e --•rtsf:_-_. 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N 54QA:< ^' >�, - 1 , �. ....a..we., ., ..ate:. roR, R II 1 04B0� 9 w. --' {{ I I 1 , N......•rrl 0 . •. .1..r.rw.l .R..•.... It_ iC 7" `� I' t'1FI .i i l TAX LOT 800 1 1•.. ...1,.11"••'1 ,:A : , 1..••- - i TAX YAP 25- 1 04BD ....04.•0.1 '°'r•' i �` r .4; I -,- .01 r... al,n 1., 1 1 , , - 1 I 5I IOIO ;_..In.. � \ •� .�` t�.{ 1v.i 4,..!" .: ..�.r"�. 1 , T...,....■,.,,:..ww,,::.• ,. • • i t 101.7 I + _ w0 50M w1vw.,dmiow lbw,.. T...w.1,•.w.n..n rr......-... •e iii II 1 4011 ;.. �� c-M.a w ..•.. D1 1 0480 = `. . , 6 1 •.sAvvitemove 1-SAVE 15E1 VE i, v K'a1O i 1 �.._.I 1 ._. �' }' LEGEND �%�.I,11 F ( •••Il. Ih elhapo mm•W..dn*rlo*and uki,Amd•.*ordc.....en•maws+.1O +modNA..or wiLn•.m• ® _ i tt. 4... �.' danger 1.W uEn dm x0 dim.or def.Ncr es 00,042.1...ma.1R..u<e,r no.w.det nde nul...,i1n,. J 1 t u •! _ .. E95n6 man COMM(1 n) r 1 1 1..4 '! EN.n man t0.iar(s n) .. A,b..1 u.el...Mate... 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PRELIMINARY TREE „a1�p.ax.w 609 R1 - `= A" NOTED WALNUT LANE PARTITIO _,,,,..04 NUMBER PRESERVATIONAND Dukes Loomed in: "'CM 15,R[5-ING , MU T 630 tor 15-910 sw,CA 9714 w.,sort 140 .10.0 Dq 11 IMI PREPARED FOR SREA900D,a 911.0 vM.[oiiR,wA51NGiM PD BOR 9s, --_- PRONE:(504925-6799 5.0.10.a 9T.0 A SHEET REMOVAL PLAN FAX 1502190- � Sai-9,455.5 TIGARD OREGON RANDY 4 OF 5 50}625-3752 o' .•5-4)0110 coN,.to 00P 2510 O. ammo es W>_,x TAX LOT 9600 TAX LOT 9800 TAX MAP 25 1 04B0 TAX MAP 2S 1 0480 • . I I 9700 LOT TAX LOT 1 DO TAX LOT 9500 TAX TAX MAP 2S I 04BD TAX MAP TS I 048D I TAX MAP 25 1 04BD , I I 1 I I ■ I •/ I "It 'IS-'—'-'"•7--•-•7'r•--x, we" , 1 ... ,...:: _ Mar_,,,, 11'.....-.';',...._,,,.,' .• 0 I , i ,4 '''''''.::::•.:1:-.-.113, XX • • ' -....-''---'''''..t.4-4.3.....t2..t..F..,*4-"--4.7.•-t-7.--r..7...)..-m-r-'..-.0. ,..7..7 7 --,!--1- 1 1 1 , •I • - .1 - '''''"''" ---T1-.-.-\''"-'-'7--'11;"_ '. -- --- .-"1" ) 1 _,___ ,___,__ ..---,------------=-1-, --I---------------1-.-7 777--777 7-7"47.7 7•1'r-lit-117— • - - • _1 ...su',...1 . It 1 ....v, 1 SW WALNUT LANE ' -I- I '' -'*.----'- --i - -,--I--•---'---------77771 • ='•‘-'" • •• I ' . ' . i .... ....• .: ..---7.7-- r :::;:,. •-• Y• -•- , '''4,. ---'------------*`-7"-:::1 •Ili. 1 i-+°7•P._ i cTrr. ...itar..j_lel• UMW OM 10 I .,.. ,•'•• ' 's ' s '‘.... ,ITTT , i :1 , WOAD TO ONO STORM=RN TIBIA . TAX LOT 900 , . 1....f./if/ , Ira ALIBI TAX LOT 54Q(L-- • -- •.. .•' .....,4`...,.-'-'e.. ' •••,1. ,.....104... 1 hl-ty'/7/ : TAX MAP 2S 1 0480 TAX IAAP 25 I 04111LI. •.I •"", '-••• -. - .,, ---.. ••••••• • ss ' •yi t •I•1-4-.1'i A'7 I i TAX LOT 800 ..._1...,....K ., ,- , , . .; vo----_,_3_ .--- . 1 3.101 1 3.10' Cl) • ''''. s..... 5. N• ,I TAX IAAP 2S I 048D --- I• TYPICAL CATCH SECTION NTS OAX - • :\:.'N...2, : 1' 4'' ....1 I.gi ' : 1! . . •-•.\0°-'',.•-) . . . ' ''''',0".„.0......... '''''' •-• T' '/ 1 I I. ,...‘.! .''''--- - TAX LOT 4900 1...,--- 7 ....'- aim IEEE is•110*,-i.. LEGEND .• • , i- i? .7* -'' ,.! '• ', •...;••• i i *I- . I • - i A- 4.. •-' ''. • t'.1./.... s i ---6'- • t -.1,• •:.-',:„.......•',.---•-' .....F 015111C GRO.0 CPRCUP(I rr) I / , 4 tz S'. USW MOW,WOO, .."''''''i 1 ..... 1 ‘"'...1.,. .....,-....'.) ......'--- ' -;:•,""1''''-k.....,. \ \ \- .. 1- /1.'1' TAX LOT 700 - / .7- TAX IAAP 25 1 04BD "'Xi'--T. UMW RAC ''.-'1•"4:'''%2• „.,,,,,,tor......- s. - (TO Br MALTED 1411011,,GOOK) •-.'' T/' ` •••- ' '' TAX LOT 600 Mtil IC i TRU Ran.UO1 •"-"TtITO# ' SCALE . TAX LOT 4800 ----)TAX MAP 25 1 04B0 \\\\:•••• -•.- • I . I I . I 1 /0.30-(262 3., REIASIONS: ENOINEE1.03 • PLAPNNO Stn.nrNO - FOREaRy ..'."' ate ow.6, P3-05 . PRELMINARY EROSION ..SIONCP.,ku PA.I, A ... A non .,44,01146..,.. A6 NI.N8f R WALNUT LANE PARTITION 30 — - ••7••,....,-...:"-q-lo i•. CONTROL, DEMOLITIONS, '4',1:,„,,,,,,trt,lzm.WE'Akcs SKI.000 OWL. PREPARED FOR "••"°Tt••('...0 MICCWER.OASHK1ON K Box 98, 94E1 AND UTILITY PLAN D4ONI(503)925-87% - f..x(503)923-8969 , ITASIOXOTAA SIZI10000 OR 5,0 501-919-,)•• TIGARD Oki/436°17'44# 5 OF 6 503-625-3757 '0..:•Mo.P. 110.11CION C.,`..I•AP K■vo D. .1 IT■Ol 0.•..r.' /. • t.' 4 17----. ,, ,,,i,,,, , ,, ,,-1-7..:., .. ,... ,.,,. ,:-,„ .....,7:: R max•`' r r F , ,. %.. , . A . 333' g & 4 TTAA%LOT Ord', . ,''.-1 TAA ,,Y • +N.. e SCALE I"- 30 FEET s r *.. t Vii. . 61 !' a. N I TA s ` r:I(ILI.,'.;:171litt:4 *7411111°.,'' . 7,'' 01411WIf45111', ,„,,IT I: I IItc‘i'L: ! ..,,i t ♦ t /�I A. H y#, ^. f SOA IMPS.CESCRPi61N5.DEPTHS,wq(R ABLE DCPTNS. r a � s ili.— . - , .. xl- USERS,ENONEERNIC PROPERTIES.PNYgEX PROPERTIES. - f =�r ♦ walER EEAURES.AND O1NER SAT KORY4Tg4 HAS BEEN �, "� INCLUDED M THE PROJECT WARATNE. M • S 1 t � w 't 4 f yam- , � -y-M ,, t. #•, N. LOT°700 • ,, . .. tt. 111 ``� ++ `,�° °"4e fi . jj L i . i ",, `-',..:. it-- --' p . : i -, ' ...e.,kg.... r. ,,,..'.........:.. ' '..---,'74?:'-'....'1 ir .1... : '*.' a a : c `L a .. •" � C°# Y 3.-e I °„,,c { r R e YISIOMS: B60w�tl • PLANING BU NET AO ,� FORESTRY .' .. r �" WALNUT LANE PARTITION ;;K�, .1.NUMBER AERIAL PHOTO ° "`�"" u IMO s.c]6sum Tr,SRN.m vawom tlKmN PF EPARED FOR Ranom xn[t 6K. _ vn.oaR,a mw wxcouLat N+vwwr]x ro em sei . POE 1�1 us-eies venom.OR enw �,r-. 'C~ vt[r r6a 1m11 -� � ,� - SR3-S 3FS5 TIGARD OREG• .« SW-66-31S] �? 6 OF 6 AppericGx 5 ' 1 Pr€ l ;vn ;vtary St r si r fport• Conveyance/In/afer Qual ;41j 2&ku1o± i'ovs WALNUT LANE PARTITION PRELIMINARY STORMWATER REPORT AKS JOB # 1630 DATE: OCTOBER,2006 CLIENT: IRONWOOD HOMES,INC. PO BOX 981 SHERWOOD,OR 97140 ENGINEERING CONTACT: ALEXANDER HURLEY ENGINEERING FIRM: AKS ENGINEERING&FORESTRY,LLC. AK al ENGINEERING&FORESTRY 13910 SW GALBREATH DRIVE, SUITE 100 SHERWOOD, OR 97140 PHONE: (503) 925-8799 FAX: (503) 925-8969 .%,\\D PR©i1 ,c- 4 CRECC)N .ti -w 7ti Os 14 ER K. ' !RENEWAL DATE: 6'30' o7 TABLE OF CONTENTS 1.0 PURPOSE OF REPORT 2.0 PROJECT LOCATION/DESCRIPTION 3.0 REGULATORY DESIGN CRITERIA 3.1 STORMWATER QUANTITY MANAGEMENT CRITERIA 3.2 STORMWATER QUALITY MANAGEMENT CRITERIA 4.0 DESIGN METHODOLOGY 5.0 DESIGN PARAMETERS 5.1 DESIGN STORM 5.1.1 ON-SITE INLET AND CONDUIT SIZING 5.2 PRE-DEVELOPED SITE TOPOGRAPHY AND LAND USE 5.2.1 SITE TOPOGRAPHY 5.2.2 LAND USE 5.3 SOIL TYPE 5.4 POST-DEVELOPED SITE TOPOGRAPHY AND LAND USE 5.4.1 SITE TOPOGRAPHY 5.4.2 LAND USE 5.4.3 POST-DEVELOPED INPUT PARAMETERS 5.5 DESCRIPTION OF OFF-SITE CONTRIBUTORY BASINS 6.0 CALCULATION METHODOLOGY 6.1 PROPOSED STORMWATER CONDUIT SIZING AND INLET SPACING 6.2 PROPOSED STORMWATER QUALITY CONTROL FACILITY DESIGN 6.3 PROPOSED STORMWATER QUANTITY CONTROL FACILITY DESIGN 6.4 ENERGY DISSIPATER CALCULATIONS 6.5 DOWNSTREAM ANALYSIS APPENDIX 1-1 VICINITY MAP APPENDIX 1-2 CATCHMENT MAPS APPENDIX 2-1 DOWNSTREAM ANALYSIS 25-YEAR STORM EVENT(3.90")-HYDROCAD AND FLOW INFORMATION APPENDIX 3-1 RELEVANT INFORMATION FROM CLEAN WATER SERVICES DESIGN AND CONSTRUCTION STANDARDS FOR SANITARY AND SURFACE WATER MANAGEMENT(R&O 04-9) APPENDIX 4-1 RELEVANT INFORMATION FROM THE KING COUNTY SURFACE WATER MANAGEMENT MANUAL APPENDIX 5-1 SOILS INFORMATION FROM THE USDA SOIL SURVEY OF WASHINGTON COUNTY,OREGON STORM WATER REPORT PROJECT: WALNUT LANE PARTITION 1.0 PURPOSE OF REPORT The purpose of this report is to document the criteria for which the storm water system for this site was designed to meet,the sources of information on which the analysis is based,the design methodology,and the results of the analysis. 2.0 PROJECT LOCATION/DESCRIPTION The proposed development is on a parcel of land(approximately 0.44 acres)in Section 4,Township 2 South,Range 1 West,Willamette Meridian,City of Tigard,Washington County,Oregon(Tax Lot 500). The project site is located at 12615 SW 136th Court. 3.0 REGULATORY DESIGN CRITERIA 3.1 STORM WATER QUANTITY MANAGEMENT CRITERIA A downstream analysis has been preformed,see attached Hydrocad calculations,that shows storm water detention is not necessary in accordance with Clean Water Services Design and Construction Standards for Sanitary Sewer and Surface Water Management(R&O 04-9). This analysis shows that the additional flows created by the development of this project constitute less than 5%of the total tributary drainage at the intersection of SW Walnut Lane and SW 135th Avenue. The downstream drainage has been visually investigated for a distance of one-quarter mile downstream from the site and there does not appear to be any downstream impacts to structures. 3.2 STORM WATER QUALITY MANAGEMENT CRITERIA This proposal is for a minor land partition that does not propose the creation of new streets. The applicant is proposing to pay a fee-in-lieu of water quality treatment. City staff has indicated that this is acceptable. 4.0 DESIGN METHODOLOGY There are no significant storm drainage system improvements proposed for this site. Storm water from the site currently sheet flows to the existing ditches adjacent to SW Walnut Lane and SW 136th Court. The Santa Barbara Urban Hydrograph(SBUH)Method was used for analyzing downstream conveyance pipes. This method utilizes the SCS Type lA 24-hour storm. Hydrocad computer software aided in the analysis. 5.0 DESIGN PARAMETERS 5.1 DESIGN STORM 5.1.1 ON-SITE INLET AND CONDUIT SIZING There are no significant storm drainage system improvements proposed for this site. Storm water from the site currently sheet flows to the existing ditches adjacent to SW Walnut Lane and SW 136th Court. Inlets currently exist that adequately prevent surface drainage across the existing streets and intersections. The downstream system has been analyzed for capacity,and no downstream deficiencies were identified. 1 5.2 PRE-DEVELOPED SITE TOPOGRAPHY AND LAND USE 5.2.1 SITE TOPOGRAPHY The project site has gentle slopes at less than 15%sloping to the northeast. The majority of the site is covered by grass with a few scattered trees in the northern portion of the site. 5.2.2 LAND USE There is an existing home and one small shed located on the site;of these,the home will remain,and the small shed will be removed. 5.3 SOIL TYPE The soils for the site are classified as Cornelius and Kinton silt loams(hydrologic group`B")according to the USDA Soil Survey for Washington County. Information on this soil type is provided in Appendix 6-1. 5.4 POST DEVELOPED SITE TOPOGRAPHY AND LAND USE 5.4.1 SITE TOPOGRAPHY The post-developed site topography will consists of 3 residential lots. 5.4.2 LAND USE The site will be used for single family detached residential homes. 5.4.3 POST-DEVELOPED INPUT PARAMETERS See Hydro CAD Analysis(Appendix 2-1) 5.5 DESCRIPTION OF OFF-SITE CONTRIBUTORY BASINS There are no offsite contributory basins for this site. The surrounding properties are all developed residential lots. 6.0 CALCULATION METHODOLOGY 6.1 PROPOSED STORM WATER CONDUIT SIZING AND INLET SPACING There are no significant storm drainage system improvements proposed for this site. Storm water from the site currently sheet flows to the existing ditches adjacent to SW Walnut Lane and SW 136th Court. Inlets currently exist that adequately prevent surface drainage across the existing streets and intersections. The downstream system has been analyzed for capacity,and no downstream deficiencies were identified. 6.2 PROPOSED STORM WATER QUALITY CONTROL FACILITY DESIGN Due to the fact that this is a minor land partition that does not propose the creation of new streets,this development proposes to pay a fee-in-lieu of water quality treatment. City staff has indicated that this is acceptable. 6.3 PROPOSED STORM WATER QUANTITY CONTROL FACILTY DESIGN A downstream analysis has been preformed, see attached Hydrocad calculations,that shows storm water detention is not necessary in accordance with Clean Water Services Design and Construction Standards for Sanitary Sewer and Surface Water Management(R&O 04-9). This analysis shows that the additional flows created by the development of this project constitute less than 5%of the total tributary drainage at the intersection of SW Walnut Lane and SW 135th Avenue. The downstream drainage has been visually investigated for a distance of one-quarter mile downstream from the site and there does not appear to be any downstream impacts to structures. 2 6.4 ENERGY DISSIPATER CALCULATIONS Rip-Rap pads or concrete splash blocks will be installed at the base of all roof drains. 6.5 DOWNSTREAM ANALYSIS A downstream analysis has been preformed,see attached Hydrocad calculations,that shows storm water detention is not necessary in accordance with Clean Water Services Design and Construction Standards for Sanitary Sewer and Surface Water Management(R&O 04-9). This analysis shows that the additional flows created by the development of this project constitute less than 5%of the total tributary drainage at the intersection of SW Walnut Lane and SW 135th Avenue. The downstream drainage has been visually investigated for a distance of one-quarter mile downstream from the site and there does not appear to be any downstream impacts to structures. 3 APPENDIX 1 - 1 VICINITY MAP lk 1 ...li "PO 41" l 11 i di iii , , 0, . , a )66 RI raila ... , __,,,, imb m . ,_, ,-,....:,-„:„. .r04,„ ,44411 ltriHi' aigfei. 1357H ...Tti taiiiiii_ S -... Wif L:ro m olimr , _< ,, i 6 tclitt S 1111 L I Itf‘r I 1 E f r 8W i Ap; All . I Q MI M _ALIO" 4110* „ al 1111.0.11.11.1 61* '4411° 1 sw BELL 2 1 irc",' I ze rM x .4 usrm ra a . F` Ai Alimm____@ ..._ APPENDIX 1 - CATCHMENT MAPS • • TAX LOT 9600 • TAX LOT 9800 • TAX MAP 2S 1 048D TAX MAP 2S 1 04BD •TAX LOT 9500 TAX LOT 9700 TAX MAP 2S 1 04BD I TAX MAP 2S 1 048D 0 12'CONC.CULVERT 10'CONC.CULVERT E%STM AREA CONC.BLOCK RIM.289.12 IE: 291.63(W IE:291.49(W) RET.WALL BLOC - / FULL OF SEDI IE IN 288.38 CONC.BLOCK RE CwK � s• -j _ _i__3__ _± - - _ l 1 _ _ 1 ` _.-4.' —_� .5 _ \L- ---"'-__- '-' TMn-1 .. - I � .- � - -- � SW WALNUT LANE►- � 1 � ry _ . -- --- _-1 I ___..,..-„,„4--.......-.m.:,, - - - - - -..r - 71 - - ..T - -..- ' -• -- - _ CONC. BLOCK - -O - - - O -0\ �` 1 1 12'CONC.CULVERT RET WALL. ,� I 299 19(W) • 1 \ 0 s 1 I ',— - 1E:294.04(E) - UNDER 2.3'OF GRAVEL&DIRT . ' 'TAX LOT 50.0 . "'' I 7 TA) LEGEND T I . TAX • TAX MAP � r4�046D , I TAX LOT 54QQ,SE \� "?' ; I I N,/ 1 / , TAX MAP 2S 1 04BD :I - . voMEA:' 19,281 SFt• ' I{ 25.1 ' 21'-'1 'v 'I1 1- I i I- EXISTING GROUND CONTOUR(2 FT) ' '✓ 1 fr TAX LOT 800 • j r.,-•1__ r_ 1 '`. r,-I TAX MAP 2S 1 04BD - _ r WO� - � 1 i,, _-- I 1 EXISTING GROUND CONTOUR(10 FT) r 1 �i .. 1 gq ; v - •-_:.. `�' �T44q •, p'� I € ) IE.308.60(S)CULVERT 1/2 FULL OF SEDI. I 1 '1�IE:304.69(N) - FULL OF SEDI ,1 I I I CONC.BLOCK fA I 3 RET.WALL PECK .:a\\ ,� I `!. —�- --'- ,' '- s" _ I — — TAX LO i 4uu,, A - TAX MAP 2S 1 048D MO o / , - ' I A1, S5 of K , F// __Yb•'_ -131; 1 x'l -- � I 1 • / STAIR .0 Ogli _--,, 1-'-'''..7- 44(04- .'.., > • ' -: 14 - PRO ION IIACTOR= a ,, /,i ..,�� . 1f11 r,/N� _ TAX LOT 700 TAX MAP 2S 1 04BD d ..,•�•-• SAS HoF Loa � ` � - i. :1 _. - TAX LOT 6001 s 3T _ � , z TAX MAP 2S 1 048D T Plc 5 N l \ PN� 1 �E%P. BRICK REF. SCALE 1" = 20 FEET c, ce WALL- TAX LOT 4800 0 . ,..., ,..> . TAX MAP 2S 1 04BD • DATE 1/19•2s- o b ENCi ERING • PLANNING SURVEYING - FORESTRY DESIGNED BY �RR8 DRANWG NO 51-D1 PRE-DEVELOPED LKSNsCD IN W,WA W AX DRAWN BY JRB .SCALE AS NOTED WALNUT LANE PARTITION .` ' JOB NUMBER CATCHMENT PLAN Offices Located In: CHECKED BY. AHH . 1630 13910 SW,OR 9 140 DR.,SUITE 100 IRONWOOD HOMES,INC SHERWOOD,OREGON PREPARED FOR1 SHERW000,OR 97140 � VANCOUVER,WASHINGTON PO BOX 981 •►�+� I ' PHONE: (503)925-8799 SHERWOOD.OR 97140 o, SHEET FAX (503)925-8969 ENCNEERWC A FORESTRY / WWW.aks-eng.can 503-939-5545 TIGARD GREG 1 +'4'O£R „.aJ0 1 OF 3 503-625-3752 TAX LOT NUMBER 50;: WASHINGTON COUNTY IA%MAP 2S 1W 04BD RENEWAL DATE:6/30/07 TAX LOT 9600 TAX LOT 980 •TAX MAP 2S 1 04BD TAX MAP 2S 1 04E TAX LOT 9500 TAX LOT 9700 TAX MAP 2S 1 04BD TAX MAP 2S 1 04BD • CONC.BLOCK 12'CONC.CULVERT 10'CONC.CUU RET.WALL CONC.BLOCK IE:291.63(W IE:291.49(W) CONC.BLOCK RET.WAILS I� IE:290.99(E)- 1/2 FULL OF SERI. �:290.75(E) -ii _-- f _. —---_. RE7.WALLi 3/I�FULL OF • is"`'max► . i. - :.r. 't - ._ ws— — I sw+� 9.nom-- .21—°-a-- — —a+ i�.r_ '"y}— — ---es—'—',4---.-45.,.. . \ • \ _SW WALNUT LANE _ 11 -,.»- - -sue- - ---I - r"'L._ ---_ -• Ll - M7 J- - — - __ y _ - __'' __ - - - - - _ -- J "1' CONC.BLOCK _ 12'CONC.CULVERT 1tEF.WALt -.. =1 +\ E:299.49 W "` I IL 294.04 , .. .i�, . I`,. ' n i I I 61 (E)- UNDER 2.3'OF GRAVEL k DIRT r_ \ �(., �. f I ) / 'I/, TAX LOT 54�� ,{ \ \ ,1�. ,,i, 1 'I , a LEGEND TAX MAP 2S 1 0480 :11 - ~ I• ` I fi 4, i 3; 25I . 1 1 P`,. '\'� 1_ . (X ,"\\\•\ -� - %•I•• - I 3 \i / TAX LOT 800 EXISTING GROUND CONTOUR(2 FT) - t / TAX MAP 2S 1 04BD g ` '\ I •I .- I- -1- t- 4,I 501S 4 1 1 z n \ \ \ 1 «�—,` "/ EXISTING GROUND CONTOUR(10 FT) . ,?^ \\ \\`` \„ 't 1-I - _I_ -i -. a o \� `� I 1 , R J'-.•1 CU • \'\ • B PUE -•I I� 1 F.1 - ,- - - I -1_' 15'CONC.CULVERT• L4.N D 7H. •. K DI. I 1 0I . I K: 304 69(14)-FULL OF SEDI K'308 60(5) 1/2 FULL OF SE D1. \ i BLOCK • \ I RET.WALL Y� ; i �CONC.BLOC i c v- .' / 1 1 1 e-' / TAX LOT 4900 ■`x TAX MAP 2S 1 04BD ,rn35c 1 / I -A� '\ \ _s sraR #,, �.,+/ 1 ! , / / �/ r uULVER3 ,11, 1, /..- TAX LOT 700 ,O'ca4ci"`t ~ i j TAX MAP 2S 1 04BD TAX LOT 600 3' ULIFRT `' .:, i TAX MAP 2S 1 04BD 3 1544�5 s?l 040 1E INTT' BRICK RET. • Or"yD1H GPµP WALL • TAX LOT 4800 j TAX MAP 25 1 04BD I SCALE 1- = 20 FEET DATE: /- •2 ir• O Cy REVISIONS: ENGINEERING - PLANNING SURVEYING - FORESTRY DESIGNED BY NB DRAWING NO 51-02 POST-DEVELOPED LICENSED IN CR.WA l IX DRAW4 6Y SIB, %ALL AS NOTED WALNUT LANE PARTITION I s'`, JO1 NUMBER Offices Located In: CATCHMENT PLAN 13910 SW GALBREATH DR,SUITE 100 IRONWOOD HOMES,INC ' SHE,0S G L 97,40 SHERw000,OREGON PREPARED FORS �--r'' PHONE: (503)925-8799 VANCOUVER,WASHINGTON PO BOX 981 at e SHEET FAX: (503)925-8969 y_ 503-939-5545 OR 97140 • +4 ( ) ENGINEERING&FORESTRY www.oks-m.can 503-939-5545 TIGARD OREGON • NbER H• 2 OF 3 503-625-3752 LAX LOT NUMBI-- WASHINGTON COUNTY TAX MAP 25 1W 04BD RENEWAL DAM 1/30/07 TAX LOT 9500 I TAX LOT 9700 w TAX LOT 100 I I '4X MAP 2S 1 04311 I TAY MAP 2S 1 04311 TAX MAP 2S 1 D4BD I I ! caf ROCK I '- Ir mxc.CLERK, I=-axx:.UW, , 2w=: Fx m a ' ]t I I li —— -• me I=dl i E.Ai.l E.191 49 h) ,111.74'•.i] M'mc.CLIME, xxr]6]. I L �?T� n .SILLS \�Iy1. - Ml=f S[d fdl 26'M Ul) ( C !II i i APPENDIX 2- 1 DOWNSTREAM ANALYSIS 25 YEAR STORM EVENT ( 3 . 90") HYDROGRAPH AND FLOW INFO . ------,,,, 4 \ \ )1 S2 / 1R 2 --ii. 3R --I> 4R 00 / \ "501s, 7' . 7603S \ _ ()5 \604S 606S\) Drainage Diagram for 1630-WALNUT LANE PARTITION092906(POST) Subcat Reach ond \ Link Prepared by AKS ENGINEERING & FORESTRY, LLC. 10/27/2006 s / 1---\-- HydroCAD®6.00 s/n 001338 © 1986-2001 Applied Microcomputer Systems 1630-WALNUT LANE PARTITION092906(POST) Type IA 24-hr Rainfall=3.90" Prepared by AKS ENGINEERING & FORESTRY, LLC. Page 1 HydroCAD®6.00 s/n 001338 © 1986-2001 Applied Microcomputer Systems 10/30/2006 Time span=0.00-24.00 hrs, dt=0.01 hrs, 2401 points Runoff by SBUH method, Type IA 24-hr Rainfall=3.90" Reach routing by Stor-Ind+Trans method - Pond routing by Stor-Ind method Subcatchment 500S: PRE-DEVELOPED SITE Tc=9.5 min CN=87 Area=18,742 sf Runoff= 0.26 cfs 0.091 af Subcatchment 501S: POST-DEVELOPEMENT Tc=9.5 min CN=91 Area=18,742 sf Runoff= 0.31 cfs 0.104 of Subcatchment 601S: WALNUT/136TH (WEST SIDE) Tc=5.4 min CN=94 Area=8,910 sf Runoff= 0.17 cfs 0.055 af Subcatchment 602S: WALNUT/136TH/135TH STREETS Tc=5.7 min CN=94 Area=22,486 sf Runoff= 0.43 cfs 0.138 af Subcatchment 603S: TAX LOT 600 Tc=18.4 min CN=88 Area=20,610 sf Runoff= 0.27 cfs 0.103 of Subcatchment 604S: TAX LOTS 700-1000 Tc=28.2 min CN=85 Area=102,690 sf Runoff= 1.00 cfs 0.459 af Subcatchment 605S: TAX LOTS 1100-1300 Tc=32.6 min CN=78 Area=52,326 sf Runoff= 0.32 cfs 0.178 of Subcatchment 606S: 135TH STREET Tc=5.0 min CN=98 Area=11,630 sf Runoff= 0.24 cfs 0.081 of Reach 1R: 12" EXISTING CULVERT (SEE NOMOGRAPH CALCULATIONS) Inflow= 0.74 cfs 0.262 of Length= 36.0' Max Vel=4.1 fps Capacity=4.32 cfs Outflow= 0.74 cfs 0.262 of Reach 2D: EXISTING DITCH Inflow= 2.47 cfs 1.038 of Length= 328.0' Max Vel= 3.0 fps Capacity= 26.36 cfs Outflow= 2.45 cfs 1.035 of Reach 3R: 12" STORM PIPE (SEE NOMOGRAPH CALCULATION) Inflow= 2.45 cfs 1.035 of Length= 16.0' Max Vel= 7.9 fps Capacity= 6.69 cfs Outflow= 2.45 cfs 1.035 of Reach 4R: 12" STORM PIPE (FLOW MATCH POINT) Inflow= 2.66 cfs 1.117 of Length= 32.0' Max Vel=8.0 fps Capacity= 6.69 cfs Outflow= 2.66 cfs 1.117 of Runoff Area = 5.880 ac Volume = 1.210 af Average Depth = 2.47" 1630-WALNUT LANE PARTITION092906(POST) Type IA 24-hr Rainfall=3.90" Prepared by AKS ENGINEERING & FORESTRY, LLC. Page 2 HydroCAD®6.00 s/n 001338 © 1986-2001 Applied Microcomputer Systems 10/30/2006 Subcatchment 500S: PRE-DEVELOPED SITE Runoff = 0.26 cfs @ 8.00 hrs, Volume= 0.091 of Runoff by SBUH method, Time Span= 0.00-24.00 hrs, dt= 0.01 hrs Type IA 24-hr Rainfall=3.90" Area (sf) CN Description 10,817 85 URBAN-GRASS >75% 3,218 98 IMPERVIOUS AREA 4,707 86 PERVIOUS AREA 18,742 87 Weighted Average Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) _(cfs) 9.5 211 0.1300 0.4 Sheet Flow, GRASS Grass: Short n= 0.150 P2= 2.50" Subcatchment 500S: PRE-DEVELOPED SITE Hydrograph Plot / LJ Runoff` 0.28- [026 cfs 0.26_ 0.24- 4 0.22+;" 0. 8:. 0.16= 0 0.14 " 0.12=" 0 T' 0.08- 0.06= 0.04 % / / 0.02 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 2' 3 24 Time (hours) 1630-WALNUT LANE PARTITION092906(POST) Type IA 24-hr Rainfall=3.90" Prepared by AKS ENGINEERING & FORESTRY, LLC. Page 3 HydroCAD®6.00 s/n 001338 © 1986-2001 Applied Microcomputer Systems 10/30/2006 Subcatchment 501 S: POST-DEVELOPEMENT Runoff = 0.31 cfs @ 7.98 hrs, Volume= 0.104 of Runoff by SBUH method, Time Span= 0.00-24.00 hrs, dt= 0.01 hrs Type IA 24-hr Rainfall=3.90" Area (sf) CN Description 10,244 86 PERVIOUS AREA 8,498 98 IMPERVIOUS AREA 18,742 91 Weighted Average Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 9.5 211 0.1300 0.4 Sheet Flow, GRASS Grass: Short n= 0.150 P2= 2.50" Subcatchment 501 S: POST-DEVELOPEMENT Hydrograph Plot - - :. 0.34 ❑ Runoff 0.32_" LO 31 cfs 0.3- 0.28= 0.26_ �� 7. 0.227,� / w 0.2- ; • 0.18 c 0.16= " 0.14= 0.12- / : 0.1-E / • 0.08= %i' 0.06 0.04= " 's : 0.02=" J 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Time (hours) 1630-WALNUT LANE PARTITION092906(POST) Type IA 24-hr Rainfal=3.90" Prepared by AKS ENGINEERING & FORESTRY, LLC. Page 4 HydroCAD®6.00 s/n 001338 © 1986-2001 Applied Microcomputer Systems 10/30/2006 Subcatchment 601S: WALNUT/136TH (WEST SIDE) Runoff = 0.17 cfs @ 7.90 hrs, Volume= 0.055 of Runoff by SBUH method, Time Span= 0.00-24.00 hrs, dt= 0.01 hrs Type IA 24-hr Rainfall=3.90" Area (sf) CN Description 6,120 98 IMPERVIOUS AREA 2,790 86 PERVIOUS AREA 8,910 94 Weighted Average Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 5.0 Direct Entry, STREET 0.4 91 0.0800 4.2 Shallow Concentrated Flow, DITCH Grassed Waterway Kv= 15.0 fps 5.4 91 Total Subcatchment 601S: WALNUT/136TH (WEST SIDE) Hydrograph Plot 0.19 0.18= I e.l7 cts l Runoff 0.17;" 0.16= • 0.15j • 0.14 ... ' ,� 0.13_ 0� 0.12; in 0.11 %I f E 0.1 0 0.09_" LT 0.08 0.071' 0.06 v 0.05j' 0.04 ✓' 0.03: ' 0.02' 0.01- 0 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Time (hours) 1630-WALNUT LANE PARTITION092906(POST) Type IA 24-hr Rainfall=3.90" Prepared by AKS ENGINEERING & FORESTRY, LLC. Page 5 HydroCAD®6.00 s/n 001338 © 1986-2001 Applied Microcomputer Systems 10/30/2006 Subcatchment 602S: WALNUT/136TH/135TH STREETS Runoff = 0.43 cfs @ 7.91 hrs, Volume= 0.138 of Runoff by SBUH method, Time Span= 0.00-24.00 hrs, dt= 0.01 hrs Type IA 24-hr Rainfall=3.90" Area (sf) CN Description 7,079 86 PERVIOUS AREA 15,407 98 IMPERVIOUS AREA 22,486 94 Weighted Average Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 5.0 Direct Entry, STREET 0.7 91 0.0200 2.1 Shallow Concentrated Flow, DITCH Grassed Waterway Kv= 15.0 fps 5.7 91 Total Subcatchment 602S: WALNUT/136TH/135TH STREETS Hydrograph Plot ❑ Runff o 0.45= oascfs 0.35- 0.3- w 0.25- ,g, 0 LT- 0.2 0.15- 7 0.1-j • 0.05 0- 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Time (hours) 1630-WALNUT LANE PARTITION092906(POST) Type IA 24-hr Rainfall=3.90" Prepared by AKS ENGINEERING & FORESTRY, LLC. Page 6 HydroCAD®6.00 s/n 001338 © 1986-2001 Applied Microcomputer Systems 10/30/2006 Subcatchment 603S: TAX LOT 600 Runoff = 0.27 cfs @ 8.00 hrs, Volume= 0.103 of Runoff by SBUH method, Time Span= 0.00-24.00 hrs, dt= 0.01 hrs Type IA 24-hr Rainfall=3.90" Area (sf) CN Description 17,970 86 PERVIOUS AREA 2,640 98 IMPERVIOUS AREA 20,610 88 Weighted Average Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 17.9 300 0.1400 0.3 Sheet Flow, GRASS Grass: Dense n= 0.240 P2= 2.50" 0.5 70 0.1000 2.2 Shallow Concentrated Flow, GRASS Short Grass Pasture Kv= 7.0 fps 18.4 370 Total Subcatchment 603S: TAX LOT 600 Hydrograph Plot =/ [1 Runoff` 0.28- 1 0.27 cfs I 0.26 0.24- 0.22 w 0.18_ 0.14 i` 0.12= �, • 0.1 0.08 0.06 0.04 0.02 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Time (hours) 1630-WALNUT LANE PARTITION092906(POST) Type IA 24-hr Rainfall=3.90" Prepared by AKS ENGINEERING & FORESTRY, LLC. Page 7 HydroCAD®6.00 s/n 001338 © 1986-2001 Applied Microcomputer Systems 10/30/2006 Subcatchment 604S: TAX LOTS 700-1000 Runoff = 1.00 cfs @ 8.01 hrs, Volume= 0.459 of Runoff by SBUH method, Time Span= 0.00-24.00 hrs, dt= 0.01 hrs Type IA 24-hr Rainfall=3.90" Area (sf) CN Description 10,560 98 IMPERVIOUS AREA 81,335 85 URBAN-GRASS >75% 10,795 75 WOODS: LIGHT UNDERBRUSH 102,690 85 Weighted Average Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 12.8 100 0.1000 0.1 Sheet Flow, Woods: Light underbrush n= 0.400 P2= 2.50" 14.8 200 0.1000 0.2 Sheet Flow, Grass: Dense n= 0.240 P2= 2.50" 0.6 75 0.1000 2.2 Shallow Concentrated Flow, Short Grass Pasture Kv= 7.0 fps 28.2 375 Total Subcatchment 604S: TAX LOTS 700-1000 Hydrograph Plot ❑ Runoff 1 oo crs 1 0 /// , / o 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Time (hours) 1630-WALNUT LANE PARTITION092906(POST) Type IA 24-hr Rainfall=3.90" Prepared by AKS ENGINEERING & FORESTRY, LLC. Page 8 HydroCAD®6.00 s/n 001338 © 1986-2001 Applied Microcomputer Systems 10/30/2006 Subcatchment 605S: TAX LOTS 1100-1300 Runoff = 0.32 cfs @ 8.08 hrs, Volume= 0.178 of Runoff by SBUH method, Time Span= 0.00-24.00 hrs, dt= 0.01 hrs Type IA 24-hr Rainfall=3.90" Area (sf) CN Description 7,920 98 IMPERVIOUS AREA 44,406 75 WOODS: LIGHT UNDERBRUSH 52,326 78 Weighted Average Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 30.7 300 0.1000 0.2 Sheet Flow, Woods: Light underbrush n= 0.400 P2= 2.50" 1.9 255 0.1000 2.2 Shallow Concentrated Flow, Short Grass Pasture Kv= 7.0 fps 32.6 555 Total Subcatchment 605S: TAX LOTS 1100-1300 Hydrograph Plot Fl Runoff` 0.34 L o sz cfs 0.32 . 0.3 0.28_ , 0.26= 0.24= 0.22 u 0.2=• 3 0.18: LL 0.16 • 0.14:" • 0.08' • • 0.06= 0.04 0.02 0 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 2' 4 Time (hours) 1630-WALNUT LANE PARTITION092906(POST) Type IA 24-hr Rainfall=3.90" Prepared by AKS ENGINEERING & FORESTRY, LLC. Page 9 HydroCAD®6.00 s/n 001338 © 1986-2001 Applied Microcomputer Systems 10/30/2006 Subcatchment 606S: 135TH STREET Runoff = 0.24 cfs @ 7.88 hrs, Volume= 0.081 of Runoff by SBUH method, Time Span= 0.00-24.00 hrs, dt= 0.01 hrs Type IA 24-hr Rainfall=3.90" Area (sf) CN Description 11,630 98 IMPERVIOUS AREA Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 5.0 Direct Entry, STREET Subcatchment 606S: 135TH STREET Hydrograph Plot / ❑ Runoff 0.26 1024cfs 0.24 0118 ^ 0.16: 0.14+: ° 0.1a: 4X 0.1. 0.06= 0.042. 0.02-: Q , ...,....'�.Li,.r, .... . .. .........'��.,(... {�..,,�...i.�.�,�.,,,.,�.,.,..r 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Time (hours) 1630-WALNUT LANE PARTITION092906(POST) Type IA 24-hr Rainfall=3.90" Prepared by AKS ENGINEERING & FORESTRY, LLC. Page 10 HydroCAD®6.00 s/n 001338 © 1986-2001 Applied Microcomputer Systems 10/30/2006 Reach 1R: 12" EXISTING CULVERT (SEE NOMOGRAPH CALCULATIONS) Inflow = 0.74 cfs @ 8.00 hrs, Volume= 0.262 af Outflow = 0.74 cfs @ 8.00 hrs, Volume= 0.262 af, Atten= 0%, Lag= 0.0 min Routing by Stor-Ind+Trans method, Time Span= 0.00-24.00 hrs, dt= 0.01 hrs Max. Velocity= 4.1 fps, Min. Travel Time= 0.1 min Avg. Velocity = 2.4 fps, Avg. Travel Time= 0.3 min Peak Depth= 0.28' Capacity at bank full= 4.32 cfs 12.0" Diameter Pipe n= 0.012 Length= 36.0' Slope= 0.0125 '/' Reach 1R: 12" EXISTING CULVERT (SEE NOMOGRAPH CALCULATIONS) Hydrograph Plot ri Inflow 0 74 cis j rI Outflow 0.84: 0 74 cis J 0.75:• f/ 0.6 0.55-' 0.5= 413 3 0.4 0 LL 0.35 • 0.3. • • 0.25 0.2. 0.15= 0.1 0.05 0 , Tl. ,,... ., ,�.r..i....�...�i,.,��....�..r.,.� .,....�..,���� �....7.�..,� ..F.... 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Time (hours) 1630-WALNUT LANE PARTITION092906(POST) Type IA 24-hr Rainfall=3.90" Prepared by AKS ENGINEERING & FORESTRY, LLC. Page 11 HydroCAD®6.00 s/n 001338 © 1986-2001 Applied Microcomputer Systems 10/30/2006 Reach 2D: EXISTING DITCH Inflow = 2.47 cfs @ 8.00 hrs, Volume= 1.038 af Outflow = 2.45 cfs @ 8.04 hrs, Volume= 1.035 af, Atten= 1%, Lag= 2.6 min Routing by Stor-Ind+Trans method, Time Span= 0.00-24.00 hrs, dt= 0.01 hrs Max. Velocity= 3.0 fps, Min. Travel Time 1.8 min Avg. Velocity= 2.0 fps, Avg. Travel Time= 2.8 min Peak Depth= 0.64' Capacity at bank full= 26.36 cfs 0.00' x 1.55' deep channel, n= 0.030 Length= 328.0' Slope= 0.0200 '/' Side Slope Z-value= 2.0 '/' Reach 2D: EXISTING DITCH Hydrograph Plot / D Inflow 1247031 D Outflow 1 2.45 cfs 2- w ' * 0 LT.- 1- #a✓ o o 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Time (hours) 1630-WALNUT LANE PARTITION092906(POST) Type IA 24-hr Rainfall=3.90" Prepared by AKS ENGINEERING & FORESTRY, LLC. Page 12 HydroCAD®6.00 s/n 001338 © 1986-2001 Applied Microcomputer Systems 10/30/2006 Reach 3R: 12" STORM PIPE (SEE NOMOGRAPH CALCULATION) Inflow = 2.45 cfs @ 8.04 hrs, Volume= 1.035 af Outflow = 2.45 cfs @ 8.05 hrs, Volume= 1.035 af, Atten= 0%, Lag= 0.1 min Routing by Stor-Ind+Trans method, Time Span= 0.00-24.00 hrs, dt= 0.01 hrs Max. Velocity= 7.9 fps, Min. Travel Time= 0.0 min Avg. Velocity = 4.8 fps, Avg. Travel Time 0.1 min Peak Depth= 0.42' Capacity at bank full= 6.69 cfs 12.0" Diameter Pipe n= 0.012 Length= 16.0' Slope= 0.0300 '/' Reach 3R: 12" STORM PIPE (SEE NOMOGRAPH CALCULATION) Hydrograph Plot / 0 Inflow 1245cfs I El Outflow [245cfs 2 N ' kfr 1 , 0 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Time (hours) 1630-WALNUT LANE PARTITION092906(POST) Type IA 24-hr Rainfall=3.90" Prepared by AKS ENGINEERING & FORESTRY, LLC. Page 13 HydroCAD®6.00 s/n 001338 C 1986-2001 Applied Microcomputer Systems 10/30/2006 Reach 4R: 12" STORM PIPE (FLOW MATCH POINT) Inflow = 2.66 cfs @ 8.04 hrs, Volume= 1.117 af Outflow = 2.66 cfs @ 8.04 hrs, Volume= 1.117 af, Atten= 0%, Lag= 0.1 min Routing by Stor-Ind+Trans method, Time Span= 0.00-24.00 hrs, dt= 0.01 hrs Max. Velocity= 8.0 fps, Min. Travel Time 0.1 min Avg. Velocity = 4.8 fps, Avg. Travel Time= 0.1 min Peak Depth= 0.44' Capacity at bank full= 6.69 cfs 12.0" Diameter Pipe n= 0.012 Length= 32.0' Slope= 0.0300 Reach 4R: 12" STORM PIPE (FLOW MATCH POINT) Hydrograph Plot / 0 Inflow II 2.66 cfs ❑Outflow 1266 cfs 2 f/ e 1 f ,„ 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Time (hours) DOWNSTREAM ANALYSIS AKS JOB# 1630 WALNUT LANE PARTITION 25-YR STORM FLOW RATES IN CATCH BASINS CATCHMENT FLOW RATE (CFS) CATCHMENT 500S = 0.26 CATCHMENT 601S = 0.17 CATCHMENT 602S = 0.43 CATCHMENT 603S = 0.27 CATCHMENT 604S = 1.00 CATCHMENT 605S = 0.32 CATCHMENT 606S = 0.24 TOTAL PRE-DEV FLOWS = 2.69 CFS ON-SITE PRE-DEV FLOWS = 0.26 CFS ON-SITE POST-DEV FLOWS = 0.31 CFS ADDITIONAL FLOW CREATED FROM THIS DEVELOPMENT = 0.05 CFS PERCENT OF ADDITIONAL FLOW FROM DEVELOPMENT = [0.05/2.69]*100 = 1.86% 1.86% < 5.0% =>VISUALLY INVESTIGATE '/4 MILE DOWNSTREAM OF SITE. VISUAL INVESTIGATION DOES NOT SHOW ANY DOWNSTREAM IMPACTS TO STRUCTURES. SUBJECT A...A....-4,...,-‘ \-.A.....,we..----\--):••st.",x a"‘---%• .,-.,- AKS Engineering & Forestry XI, — C.k.,+‘..... - 1 r....YLez.-t- C.C3.,....il ti4.4....., 13910 SW Galbreath Drive, Suite100 Sherwood,OR 97140 DATE %.,=,-Z1-oto BY 4 '4Z% PROJECT NO. 1(c:WZ:=, Phone(503)925-8799 Fax(503)925-8989 1 ' ' i . , 1 ,, , - --. 1 i 1 _,..L.....1,......_al _......„. -......j.....*:it.,.......L.......„ .+..... d.,-.. ---.-.1(..-L....,.,-_.--,-,,-...j.,----4........i..-.....j„......4.........4'.*...4......,........ ........./......-4,..-....L........ i II i , -isl '-."- :Iii L1 : 1 ! ''...1 ! ?. il : I ) 1 , I , i ) :; , ; ; ;14 of 1 t ! ! ;Co . : _,,,,,_ ; tlkai.A.A....s„4„se„ .ve, ; ,„ 8.,•*-411wA., . i.........j...__,L___L_,:___J___4„,_,t Located In: , , ::-----r-----!---1---1---1; -- ,!---,-----;---1 !!------, -1, ; , ;,! , Sherwood, OR ......4...._—_.4_-......i_-1--.41--4-:...4-4-4-----;'; Vancouver,WA 1 I... 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PLAN (1 ) ` 96 _ — 3. •- 1.000 GROOVE END WITH r — 800 - ` HEADWALL -600 - — 2. 1 — 500 — T2 — 400 0- 2. - _ I 1 �..' i Z- - 300 i- — 1.5 z-6o v7 - v) 1.5 U`_ GROOVE END — 54 ?- ZAQ �,_ _ - PROTECTING — 48 0- 100 — �....�...w.•. > Li —80 z^ - _ —60 HW ENTRANCE L>— 42 <—50 Q SCALE TYPE — 1.0 -- I.0 L_ - 1:1_ Opp WRIMMIIIIIMISIMile C vvi-40 0— - _ PLAN (3) w- 36 0- 30 cc — .9 — .9 II) Square edge with w— 5 M— 33 - headwall < - a 20 _ 0- 30 t °a — .8 — .8 (2) Groove end with =— ••8 - —27 _headwall - — 10 — Z4 — 8 - .7 ,7 — .7 - (3) groove end -6 projecting - — 21 - 5 _ —4 To use scale (2) or (3) — .6 — .6 — 16 - 3 project hor (.-ontolly io ' _ scale (I). then use _ :7 2 siroighl inclined line - - ` through D and 0 scales, — 15 reverse as il !us 1roled. - .— .5 - 1.0 .5 — .5 12 HEADWATER DEPTH FOR SMOOTH ....4.-?-- INTERIOR PIPE CULVERTS WITH CIeanWateServices INLET CONTROL Our commitment is clear. DRAWING NO. 730 REVISED 02-03 SUBJECT 'L......r..)x..-, e P t-...y.,„7 N..-N N.'.1.:`,1 AKS Engineering & Forestry . .N.V....IN-C-,..., -. T.-4.. - --- . \na,,,...t.--c C-CA--4-vc..c2.3,- 13910 SW Galbreath Drive, Suite100 Sherwood,OR 97140 DATE %Q.-1.,-cY-c, BY f • PROJECT NO. \Lor-S Phone(503)925-8799 Fax(503)925-8969 „.....„—.......1 imoomecmommoymoopromearten mon gegoo ,some nomormooTimmeemoaw7 ommi=orm=7.1lopmeramdriorpormol ammoroms,....7....r......r..... 0 ill I r f ! 11 ; ,1 ; ; ' ,! : ! 1 ' ;; ; If ii--1---1"-±-1-1-- "--"-Tt 1-1-1-1!"--1--1 ";;;--1--1*-1-47-V---t---i''"--I--i.----k--i•--i!---- -----; !i-----1----------1,t---!1-•-- I t ; i14 11 ; 11 . : 1 ! ' !!! Of 1 i ' J !, :, , = . ..: .. 1._.,.,.....4....,4_,_,H...+,1. 7-vskl_i ... ......!..._.1 r..„.......„....c„...._...... ..... ........ ,.. _ ....._;_„__H...f..._÷.,..4._i_4_,...... 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' , ; ';,! : ; , ; , , : r ;r ■ i ; : , ; , : ; :: ! , • . , : ; 4 ; ; : ; !: ;, ° p , 3 s 1 - ; ;! i I f ; i:: ! i ; ; l' I 1 ; ,• ::,; :- :. : , ;: , - , :;, • ; ; ; ;, : : ; ; ;: ; 1 ; ; , i , , ! i , . :, 1i ,i ■ : , -,: , , , - , ,. ,,.„ ! 1 ; ! ' • ! -, , , : E: : i : , : , -' , - 4i 'iAvesvoisnomme.aw m e s rartex's,1,ow.'.....«,warow,...a....w....mi-emmi woora,.....rti.............ni'Immo weengi%taw■r,wevreasi tx.e.aam,.latmoi s.s.avereao-maroto'.....-",....-MOW. ...law,to•o....wane wsa:wor,r..m v,a ow xsasmor....al: EN•.c..\\ — 180 -- 10.000 168 -8,000 ( I ) (2) (3) ENTRANCE TYPE 156 —6.000 6. 6. SQUARE EDGE WITH 144 —6.000 HEADWALL —4.000 — 6. 5. 132 7.--3.000 5, 120 T 4. - 1 I ..—Ns -2.000 �4. 108 - _ 3 rinsra,aesx 3. PLAN (1 ) 95 - — 3. - 1.000 - GROOVE END WITH —800 _ HEADWALL 84 — 600 -2. "�:vs�,.,. —500 - - — 2. o 72 —400 — 2. _ - I —.� o- Z :-300 is- — 1.5 ` �..,.�...•. " r _ — I.5 w PLAN t2} Z 60 L--= N— l.5 - U= cc 'c-3 54 z=2c0 1-- .. GROOVE END – a_ - PROTECT I NG cc 418 w --^80 2 - - / c=a 42 cc=60 HW SCALE ENTRANCE z — I.0 / '1...../t. —50 --1-3: TYPE — 1.0 - N— 40 3fi o_ — .9 •PLAN (3) w x- 30 A — .9 w _ (1) Square ed g _Q 33 heady - _ k ZD £ 0 30 ¢ — 8 -- .8 (2) Gro e and with 2— •8 _ 27 =headrafl — 1D - 24 — 8 — .7 — .7 — ( groove end — .7 6 projecting - 21 — 5 - ~ --a To use scale (21 or 131 6 — .6 18 project horlronlolly lc ""-'6 scale (I). then use _ =- 2 slroight inclined line - through D and 0 scares. 15 - or reverse as illuslrated. - .5 .5 1.0 _.5 – 12 HEADWATER DEPTH FOR SMOOTH -..?.- INTERIOR PIPE CULVERTS WITH CIeanWaterServices INLET CONTROL Our commitment is clear. DRAWING NO. 730 REVISED 02-03 APPENDIX 3 - 1 RELEVANT INFORMATION FROM CWS b) Rainfall distribution (dimensionless). c. Design Storm Distribution 1) The rainfall distribution to be used within the District is the design storm of 24-hour duration based on the standard NRCS Type IA rainfall distribution using the chart on the following page. The total depth of rainfall for storms of 24-hour duration and 2, 5, 10, 25, 50 and 100 year recurrence are 2.50, 3.10, 3.45, 3.90, 4.20, 4.50 inches respectively. Recurrence Interval Total Precipitation (years) Depth (in) 2 2.50 5 3.10 10 3.45 25 3.90 50 4.20 100 4.50 Hydrology and Hydraulics Appendix A - - Page 3 APPENDIX 4- 1 RELEVANT INFORMATION FROM THE KING COUNTY SURFACE WATER MANAGEMENT MANUAL ( R&O 04-9) . . • . .-liq 411,t, ,1.""i` ' i 1 l'ipi. .,• . .. ,...,- ,,.-- • . 4::. I.'Wp, ' ' . iir'it ■ 1,. / ' x.1.10if ••, •••• -: :•.- .., •Il . 4. I -i ••• I 1 ..'' r 0 .‘1. i . I'• • , 1. ,e, . 401 •‘..lkil 0.114 0 it.11, .!lit. .. .. U t I '. $ . %• ;1. .. 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DESIGN MANUAL TABLE 3_:.2C "a1e AND "k", :JE'S USED IN TIlsi1E CALCULATION, .r'OR HYDROGRAPHS 'n,-shoe!Flow Equation I.tanning's Values (For the inhtal 3170 h o travel) n.• Smooth striates(conorete,asphalt. gravel, or bare hard packed sot) 0.D11 Fallow fields or loose soil sunace (no residue) 0.05 Cultivated s03 with residue cover(3 <- 0.20 ft/ft) 0.06 Cultivated sal with residue cover(S> 0.20 ttfti) 0.17 Short prairie 7,rsss and lawns 0.15 Dense grasses 0.24 Bermuda glass 0.41 Range(natural) 0.17 Woods or forest wtth light underbrush 0.40 Woods or lcreO with dense underbrush 0.ra 'Manning values for sneer how only,from Crvenon and Mean v,s 1976(See TF•5b, 1945) -k^Values Used In Travel Time/Time of Cc.^.cerrratior,Calcsdat:ons Shallow Concentrated Flow (Atter the Initial 300 ft of sheet tow. R • 0.1) k, 1. Forest vra heavy ground litter and meadows (n-0.10) 3 2 Brushy ground with some trees(n - 0.050) 5 3. Fallow or minimum Illage cultivation (n 0,040) 4. HIgn crass(n -C.035) 9 S. Shot:;:_s.pasture and lawns (n.0.003) 11 E. Nearly sre ground(n.0.025) 7. Pave_sr>:gravel areas(n•0.012) 2 Charnmt Flow;intermittent} (Al the beginning of visible crtanneis: n-021 k, 1. Forest&.:;wale with heavy ground liner (n - 0.10) S 2. Fnres'.eo drainage course/ravine wall cermee channel (n.0.050) 10 7. Rock-lined waterway(n.0.03S) 15 4. Grassed waterway In.0.[3,30) t7 5. Bonn-lined waterway-(n•0.0_5) • 6. CMP oe(n•0.024) 21 • .7. • Conerale-pipe(0.012) 42 0. Other■arenays and pipes 0.502/n Channel Flow(Continuous stream.A . 0.4) k g. he eancaring stream with some pools(rt 0.040) 2D 1D. Ftook-iImed rJearrm(n•0.0:5) 11. Gras.ir.ed stream(11-0.030) 27 12. Other streams. man-made channels arto pipe 0.307fn•` ____.7-See Chap_,E.?able c. .SC.... Scdttlonai Marrnings'n'vafus ,- pen, .annskt- 3 .2-7 1/90 WATER DESIGN i:vtA.NUAI • • 3.5.2 RUNOFF PARAMETER' Aft storm event hydrograph methods require the input of parameters which describe the physical drainage basin characteristics. These parameters provide the basis from which the runoff hydrograph is developed. This section describes the three key parameters (area, curve number, ( and time of concentration) used to develop the runoff hydrograph using the method of hydrograph synthesis in Section 3.5.3. Area • To obtain the highest degree of accuracy in hydrograph analysis requires the proper selection of homogeneous basin areas. Significant differences in land use within a given drainage basin must be addressed by dividing the basin area into subbasin areas of similar land use and./or runoff characteristics. For example, a drainage basin consisting of a concentrated residential area and a large forested area should be divided into two subbasin areas accordingly. Hydrographs should then be computed for each subbasin area and summed to form the total runoff hydrograph for the basin. To further enhance the accuracy of hydrograph analysis, all pervious and impervious areas within a. ' given basin or subbasin shall be analyzed separately. This may be done by either computing separate hydrographs for each area and combining them to form the total runoff hydrograph or, computing the precipitation excess for each area and combining the two to obtain the total precipitation excess which is then used to develop the runoff hydrograph (this procedure is • ,performed automatically by the Santa Barbara Urban Hydrograph method explained further in Section 3.5.3., "Hydrograph Synthesis"). By analyzing pervious and impervious areas separately the errors associated with averaging these areas are avoided and the true shape of the runoff hydrograph is better approximated. • Curve Number The Soil Conservation Service (SCSI has for many years conducted studies into the runoff characteristics of various land types. After gathering and analyzing extensive data, SCS has developed relationships between land use, soil type, vegetation cover, interception, infiltration, surface storage, and runoff. These relationships have been characterized by a single runoff coefficient called a "curve number." The National Engineering Handbook - Section 4: Hydrology INEH-4, SCS, August 1972) contains a detailed description of the development and use of the curve number method. SCS has developed "curve number" (ON) values based on soil type and land use. The combination of these two factors is called the "soil-cover complex." The soil-cover complexes have been assigned to one of four hydrologic soil groups, according to their runoff characteristics. SCS has classified over 4,000 soil types into these four soil groups. Table 3.5.2.A shows the hydrologic soil group of the most common soils in King County and provides a brief description of the four hydrologic soil group classifications, Table 3.5.2B shows the CN's, by land use description, for the four hydrologic soil groups found in - King County. These numbers are for a 24-hour duration storm and typical antecedent sail moisture conditions preceding 24-hour storms in Western Washington. Note these CN's are not, therefore, "average," but rather calibrated by the SCS for Western Washington and should not be used with "wet" or "dry" modifications when following the method as applied in this manual. If using the SCS method calibrated to actual rainfall and/or runoff data, then start with the original SCS CN's published in TR-55 and make modifications as necessary. The following are important criteria/considerations for selection of CN values: (1 ) Many factors may affect the CN value for a given land use. For example, the movement of heavy equipment over bare ground may compact the soil so that it has a lesser infiltration rate and greater runoff potential than would be indicated by strict application of the CN value based on predevelopment conditions at the site. — 3.5.2-1 11/92. .- _ .. a t, V 1 1J !`r, • u ±- ACE WATER DESIGN M A N U A. • TABLE 3.5.2B SCS WESTER: t.SHINGTOzN RUNOFF CURVE NU• _ ::RS • 07 j . i I SCS WESTERN WASHINGTON RUNOFF CURVE NUMBERS (Published by SCS in 1982) Runoff curve numbers for selected agricultural, suburban and urban land use for Type 1A rainfall distribution. 24-hour storm duration. CURVE NUMBERS BY ` HYDROLOGIC SOiI_.GROUP • LAND USE DESCRIPTION A B I. C ,) D v Cultivated land(1): winter condition I 86 91 94 95 Mountain open areas: low growing brush and grasslands 74 82 89 92 Meadow or pasture: E5 78 85 89• , Wood or forest land: undisturbed or older second growth 42 .54 75 81 .Wood or forest land; young second Growth or brush 55 72 8'1 86 Orchard: with cover crop 81 83 92 94 Open spaces, lawns, parks, golf courses, cemeteries, landscaping. good condition: grass cover on 78% • or more of the area 68 80 85 90 fair condition: grass cover on 50% to-75%, of the area 77 ES 90 92 Gravel roads and parking lots 75 FS 89 91 -• Dirt roads and parking lots • 72 . 52 87 89 4 Impervious surfaces, pavement, roots, etc. 98 95 98 98 Open water bodies: lakes, wetlands, ponds. etc. • 100 100 100 100 Single Family Residential (2) ' Dwelling Unit/Gross Acre Impervious (3) 1.0 DU/GA . 15 Separate curve number 1.5 DU/GA 20 shall be selected 2.0 DU/GA 25 for pervious and 2.5 DU/GA 30 impervious portion • 3.0 DU/GA 34 • of the site or basin 3.5 DU/GA 38 • 4.0 DU/GA 42 + 4.5 DU/GA 45 • 5.0 DU/GA 48 ' , 5.5 DU/GA 50 6.0 DU/GA 52 6.5 DU/GA 54 7.0-DU/GA 55 . Planned unit developments, impervious condominiums, apartments, must be computed commercial business and industrial areas. (1) For a more detailed description of agricultural land use curve numbers refer to National Engineering . Handbook, Section 4, Hydrology, Chapter 9, August 1972. (2) Assumes roof and driveway runoff is directed into street/storm system. (3) The remaining pervious areas (lawn) are considered to be in good condition for these curve numbers. . 3.5.2-3 11/92 ' • APPENDIX 5 - 1 SOILS INFORMATION FROM THE USDA SOIL SURVEY OF WASHINGTON COUNTY, OR Map Output Page 1 of 1 ArcIMS HTML Viewer Map :,:: ' 4 ' Vernonna, 1 y. ; 1 a r �i „Y� SGappoos43 'Banks .. 16 � v h -1,--;1r i 1 r" : +4x Mil Fts+�oro Portk3ni 16C , Gobb5� •r:_ , di Beaverton ;�,� astern Tgarci --- ' i Tualatin 78 "Wesonves :3 .: .Canbv Legend j; tI e ❑ eats 11C ft 11A1 ii:. piss streams aepfloto.sid 7' 70 1'1G 110 11C 11C 7. 11B 11E ?F1 11C 119 11. 11 of1 1r, 1 D4 Map ambj.wiii?..: -opyi,1 1.1& .4IwRI h r J i;.... •., C NA Doi L p S http://ice.or.nres.usda.gov/servlet/com.esri.esrimap.Esrimap?ServiceName=wash_or&Clie... 10/2/2006 .6 inches.Effective rooting depth is more than 60 inches. nearly level soil is on smooth flood plains. It has a profile These soils are used for irrigated vegetable crops, similar to the one described as representative of the series, orchards, small grain, irrigated berries, irrigated hay, but it has a silt loam surface layer and a heavy silt loam irrigated pasture,wildlife habitat,and recreation. subsoil. Representative profile of Chehalis silty clay loam, located Included with this soil in mapping were areas of Chehalis southeast of bridge over the Tualatin River in the silty clay loam, McBee soils, and Wapato soils,which make SW1/4SE1/4NE1/4 section 9,R. 1 S.,R.3 W.: up as much as 15 percent of this mapping unit. Ap-0 to 8 inches, very dark grayish-brown (10YR 3/2) Runoff is slow, and the hazard of erosion is slight. The silty clay loam, brown (10YR 5/3) dry; hazard of streambank erosion is severe. Capability unit moderate, fine, subangular blocky structure; IIw-3;wildlife group 1. slightly hard, friable, slightly sticky and plastic; many fine roots; many, very fine, tubular pores; slightly acid(pH 6.2) ; abrupt, Cornelius series smooth boundary.4 to 10 inches thick. Al2-8 to 16 inches, dark-brown (10YR 3/3) silty clay The Cornelius series consists of moderately well drained loam, brown (10YR 5/3 ) dry; weak, fine, soils that formed in loesslike material over fine-silty, old subangular blocky structure; slightly hard, alluvium of mixed origin on uplands. Slope is 2 to 60 friable, slightly sticky and plastic; many fine percent. Elevation is 350 to 800 feet. Where these soils are roots;many, very fine,tubular pores;slightly riot cultivated, vegetation is Douglas-fir, bigleaf maple, acid (pH 6.2) ; clear, smooth boundary. 2 to shrubs, and grasses. Average annual precipitation is 40 to 60 10 inches thick. inches. Average annual air temperature is 52° to 54° F, and B21-16 to 38 inches, dark-brown (10YR 3/3) silty clay the frost-free period is 165 to 210 days. loam, brown (IOYR 5/3) dry; moderate, fine, In a representative profile the surface layer is dark-brown subangular blocky structure; slightly hard, silt loam about 6 inches thick.The upper part of the subsoil is firm, sticky and plastic; moderate fine roots; brown silt loam about 32 inches thick,and the lower part is a common, fine, tubular pores; medium acid brown,mottled silt loam fragipan about 20 inches thick. The (pH 6.0) ; clear, smooth boundary. 10 to 22 profile is medium acid in the surface layer, medium to inches thick. strongly acid in the upper part of the subsoil, and strongly B22-38 to 45 inches, dark-brown (10YR 3/3) silty clay acid in the fragipan. loam, brown (10YR 5/3) dry; moderate, Permeability is slow. Available water capacity is 8 to 10 medium, subangular blocky structure; slightly inches. Water-supplying capacity is 18 to 20 inches. hard, firm, sticky and plastic; few fme roots; Effective rooting depth is 30 to 40 inches. common, fine, tubular pores; medium acid These soils are used for irrigated berries, irrigated (pH 6.0) ; clear, smooth boundary. 7 to 30 vegetable crops, orchards, small grain, legume and grass inches thick. seed, irrigated hay, irrigated pasture, timber, recreation, and C-45 to 60 inches, dark yellowish-brown (10YR 3/4) wildlife habitat. silt loam, brown (10YR 5/3) dry; massive; Representative profile of Cornelius silt loam in an area of hard, firm,slightly sticky and slightly plastic; Cornelius and Kinton silt loams, 2 to 7 percent slopes, few, very fine and fine roots; few,very fine, located about 2,000 feet east and 300 feet south of tubular pores;medium acid(pH 6.0). Midway-Vandeschuere Road junction in the The A horizon has moist colors of very dark grayish NW 1/4NE1/4SE1/4 section 17,T.2 S.,R.2 W.: brown or dark brown to a depth of 20 inches or more. The Ap-0 to 6 inches, dark-brown (10YR 3/3) silt loam, dry colors are brown, grayish brown, or dark grayish brown. grayish brown (10YR 5/2) dry; moderate, Texture is silt loam to silty clay loam. Texture of the B fine, subangular blocky structure; slightly horizon is silty clay loam, but thin, stratified layers of silt hard, friable, slightly sticky and slightly loam occur in places. In some places silt loam horizons are at plastic; common, fme, and few, medium a depth of more than 40 inches. roots; many, very fine, tubular pores; many fine concretions; medium acid (pH 5.6) ; 9-Chehalis silty clay loam, occasional overflow. This abrupt,smooth boundary. 5 to 6 inches thick. nearly level soil is on smooth flood plains. This soil has the B11-6 to 11 inches, brown (10YR 4/3) silt loam, pale profile described as representative of the series. brown (I OYR 6/3) dry; moderate, fine, Included with this soil in mapping were areas of Chehalis subangular blocky structure; hard, firm, silt loam, McBee soils, and Wapato soils, which make up as slightly sticky and plastic;common fine roots much as 15 percent of this mapping unit. and few medium roots; many, very fine, tubular pores;thin silt coatings on some peds; 2 percent fine hard concretions; medium acid Runoff is slow,and the hazard of erosion is slight. The (pH 5.9 ) ; clear, smooth boundary. 4 to 6 hazard of streambank erosion is severe(fig.4). Capability inches thick. unit IIw-3;wildlife group 1. B12-11 to 17 inches, brown (10YR 4/3) silt loam, light yellowish brown (10YR 6/4) dry; moderate, 10-Chehalis silt loam,occasional overflow. This fine and medium,suban- 18 $4t11. sl° 'CY -.�: t � * .fin F �..,„ k° . #. 4 3 r v ' - (4144, 4211104 • _'* v lj T I i r o; , , rp 5ort r ; yd t 00.4- . ms's ' . .4' •tig- ' ''' ii t i i j i „. ,i , , , ,1 il , , 4. _, Y i e r 4,. . ,B, ,.: Figure 4.-Natural(geologic)erosion in Chehalis silty clay loam,occasional overflow. gular blocky structure; hard, firm, sticky and tongues and coatings on fracture surfaces;light plastic; few, very fine, fine, and medium yellowish-brown(10YR6/4)and light gray(10YR7/2) roots; many, very fine, tubular pores; thin dry; yellowish-brown(10YR 5/6)mottles and fracture grayish-brown silt coatings on peds; medium margins;weak,coarse,prismatic structure parting acid(pH 5.7) ;clear,smooth boundary. 4 to 9 irregularly-shaped aggregates;very hard,very firm, inches thick. sticky and plastic;very brittle;few fine roots;many,very B21 t-17 to 2h inches,yellowish ( own 4/3)silty clay loam; fine,tubular pores;common moderately thick and thick light yellowish brown medium, 6/4) dry; clay films;common,fine,black stains;strongly acid(pH moderate, fine and medium, subangular 5.3);clear,wavy bound 12 to 15 inches thick. blocky structure; very hard, firm, sticky and Bx2-52 to 58 inches,brown(10YR 4/3)silt loam, light plastic;few,very fine,fine and medium roots; yellowish brown (10YR 6/4) and very pale brown many, very fine, tubular pores; common, (10YR 8/3) dry; grayish-brown (10YR 5/2 tongues, moderately thick, clay films on peds and in ) �'� g y ( ) g pores; strongly acid (pH 5.2) ; gradual, wavy mottles,and coatings;yellowish-brown (10YR 5/6) boundary.9 to 13 inches thick. mottles and margins; fragmental structure with some vertical fractures;very brittle;hard,firm,sticky and B22t-28 to 38 inches,brown(10YR 4/3)silt loam, light plastic;many,very fine,tubular pores;common yellowish brown (10YR 6/4) dry; moderate, moderately thick clay films;common,fine,black medium, subangular blocky structure; very stains;strongly acid(pH 5.4). hard, firm, sticky and plastic; few, very fine, The profile is more than 60 inches deep to bedrock. None to fine, and medium roots; many, very fine, few,faint,brown,reddish-brown,or yellowish-red mottles are tubular pores; common moderately thick clay near the boundary with the films on peds and in pores; strongly acid (pH 5.4) ; clear, smooth boundary. 5 to 11 inches thick. Bxl-38 to 52 inches, brown (10YR 4/3) silt loam with grayish-brown(10YR 5/2 lgipan in some pedons. Clay films on most ped faces are percent Kinton soils.These soils occur in a variable pattern. .ommon, nearly continuous, and thin to moderately thick. Included with this undifferentiated group in mapping were The depth to the fragipan ranges from 30 to 40 inches. The areas of Cascade,Laurelwood,and Delena soils,which make fragipan is very firm to firm and very brittle,and it has few to up as much as 15 percent of this mapping unit. many,thin to moderately thick clay films on most peds. It is a Runoff is rapid, and the hazard of erosion is severe. This silt loam to silty clay loam and is commonly 2 feet or more in soil is used mamly for timber and wildlife habitat. Capability thickness. The fragipan overlies dark reddish-brown (2.5YR unit VIe;woodland suitability group 2r2;wildlife group 3. 3/4)clay in some areas. ---F 11B-Cornelius and Kinton silt loams, 2 to 7 percent slopes. This undifferentiated group consists of about 50 to 65 percent Cornelius soils and 25 to 35 percent Kinton soils. Cornelius Variant These soils occur in a variable pattern. The Cornelius soil and the Kinton soil have the profile described as The Cornelius Variant consists of somewhat poorly representative of their respective series. drained soils that formed in lacustrine silts on broad valley Included with this undifferentiated group in mapping were terraces. Slope is 0 to 12 percent. Elevation is 200 to 300 areas of Cascade,Laurelwood,and Delena soils,which make feet. Where these soils are not cultivated, the vegetation is up as much as 15 percent of this mapping unit. Douglas-fir,Oregon white oak, shrubs, and grasses. Average Runoff is slow, and the hazard of erosion is slight. annual precipitation is 40 to 50 inches, average annual air Capability unit IIIe-3; woodland suitability group 2o2 ; temperature is 51°to 53°F,and the frost-free period is 165 to wildlife group 3. 210 days. In a representative profile the surface layer is dark-brown 11C-Cornelius and Kinton silt loams, 7 to 12 percent silt loam about 10 inches thick. The upper part of the subsoil slopes.This undifferentiated group consists of about 50 to 65 is dark brown silt loam about 13 inches thick, and the lower percent Cornelius soils and 25 to 35 percent Kinton soils. part is brown silty clay loam about 16 inches thick over a These soils occur in a variable pattern. brown, brittle silty clay loam substratum about 21 inches Included with this undifferentiated group in mapping were thick. The profile is medium acid in the upper part and areas of Cascade,Laurelwood,and Delena soils,which make slightly acid in the lower part of the subsoil and in the up as much as 15 percent of this mapping unit. substratum. Runoff is medium, and the hazard of erosion is moderate. Permeability is moderately slow. Available water capacity Capability unit IIIe-3; woodland suitability group 2o2 ; is 11 to 13 inches. Water-supplying capacity is 18 to 20 wildlife group 3. inches.Effective rooting depth is 30 to 40 inches. These soils are used for orchards,pasture, and small grain 11D-Cornelius and Kinton silt loams, 12 to 20 percent Other uses include wildlife habitat,recreation,and homesites. slopes.This undifferentiated group consists of about 50 to 65 Representative profile of Cornelius Variant silt loam, 0 to percent Cornelius soils and 25 to 35 percent Kinton soils. 3 percent slopes, located in the SWI/4NE1/4SW1/4 section These soils occur in a variable pattern. 29,T. 1 N.,R. 1 W.: Included with this undifferentiated group in mapping were Ap-0 to 10 inches, dark-brown (10YR 3/3) silt loam, areas of Cascade,Laurelwood,and Delena soils,which make light brownish gray (10YR 6/2) dry; up as much as 15 percent of this mapping unit. moderate, fine, subangular blocky structure; Runoff is medium,and the hazard of erosion is moderate. slightly hard, friable, slightly sticky and Capability unit IIIe-3; woodland suitability group 202; slightly plastic; few 2 millimeter to 5 wildlife group 3. millimeter concretions; many very fme roots; many,very fine, irregular pores;medium acid 11E-Cornelius and Kinton silt loams, 20 to 30 percent (pH 5.8) ; abrupt, smooth boundary. 0 to 10 slopes.This undifferentiated group consists of about 50 to 65 inches thick. percent Cornelius soils and 25 to 35 percent Kinton soils. B11-10 to 15 inches, dark-brown (10YR 4/3) silt loam, These soils occur in a variable pattern. pale brown (10YR 6/3) dry; moderate, Included with this undifferentiated group in mapping were medium and fine, subangular blocky areas of Cascade,Laurelwood,and Delena soils,which make structure; slightly hard, friable, slightly sticky up as much as 15 percent of this mapping unit. and slightly plastic; common black Runoff is rapid, and the hazard of erosion is severe. This manganese stains on peds; common, fine, soil is used mainly for irrigated pasture, legume and grass reddish-brown (5YR 4/4) mottles; few very seed, timber, and wildlife habitat. Capability unit IVe-6; fme roots; many, very fine, tubular pores; woodland suitability group 2o2;wildlife group 3. medium acid (pH 6.0); clear, smooth boundary.5 to 9 inches thick. 11F-Cornelius and Kinton silt loams,30 to 60 percent B12-15 to 23 inches,dark-brown (10YR 4/3 )silt loam, slopes.This undifferentiated group consists of about 50 to 65 pale brown (10YR 6/3) dry; brown (7.5YR percent Cornelius soils and 25 to 35 4/4) and grayish-brown (10YR 5/2) coatings on peds; moderate, medium, subangular blocky structure; Physical Soil Properties Washington County,Oregon [Entries under"Erosion Factors--T"apply to the entire profile. Entries under"Wind Erodibility Group"and"Wind Erodibility Index"apply only to the surface layer. Absence of an entry indicates that data were not estimated] Erosion factors Wind Wind Ma s mbol Moist bulk Saturated Available Linear p y Depth Sand Silt Clay hydraulic water extensi- Organic erodi- erodi- and soil name density conductivity capacity bility matter bility bility Kw Kf ' T group index In Pct Pct Pct g/cc micro m/sec In/1n Pct Pct 11B: Cornelius 0-17 --- --- 15-25 1.20-1.30 4.00-14.00 0.20-0.23 0.0-2.9 1.0-5.0 .37 .37 4 6 48 17-38 --- --- 25-35 1.25-1.40 4.00-14.00 0.19-0.21 3.0-5.9 0.5-1.0 .49 .49 38-60 --- --- 15-35 1.60-1.80 0.42-1.40 0.04-0.06 0.0-2.9 0.0-0.5 .20 .20 Kinton 0-10 --- --- 15-25 1.20-1.30 4.00-14.00 0.20-0.23 0.0-2.9 2.0-5.0 .37 .37 4 6 48 10-30 --- --- 18-27 1.25-1.35 4.00-14.00 0.20-0.23 0.0-2.9 0.5-2.0 .37 .37 30-60 --- --- 18-30 1.60-1.80 0.42-1.40 0.04-0.06 0.0-2.9 0.0-0.5 .20 .20 11C: Cornelius 0-17 --- --- 15-25 1.20-1.30 4.00-14.00 0.20-0.23 0.0-2.9 1.0-5.0 .37 .37 4 6 48 17-38 --- --- 25-35 1.25-1.40 4.00-14.00 0.19-0.21 3.0-5.9 0.5-1.0 .49 .49 38-60 --- --- 15-35 1.60-1.80 0.42-1.40 0.04-0.06 0.0-2.9 0.0-0.5 .20 .20 Kinton 0-10 --- --- 15-25 1.20-1.30 4.00-14.00 0.20-0.23 0.0-2.9 2.0-5.0 .37 .37 4 6 48 10-30 --- --- 18-27 1.25-1.35 4.00-14.00 0.20-0.23 0.0-2.9 0.5-2.0 .37 .37 30-60 --- --- 18-30 1.60-1.80 0.42-1.40 0.04-0.06 0.0-2.9 0.0-0.5 .20 .20 USDANatural Resources This report shows only the major soils in each map unit.Others may exist. Tabular Data Version: 1 Conservation Service Tabular Data Version Date:04/27/2004 Page 1 of 3 Physical Soil Properties This table shows estimates of some physical characteristics and features that affect soil behavior.These estimates are given for the layers of each soil in the survey area.The estimates are based on field observations and on test data for these and similar soils. Depth to the upper and lower boundaries of each layer is indicated. Particle size is the effective diameter of a soil particle as measured by sedimentation,sieving,or micrometric methods. Particle sizes are expressed as classes with specific effective diameter class limits.The broad classes are sand,silt,and clay, ranging from the larger to the smaller. Sand as a soil separate consists of mineral soil particles that are 0.05 millimeter to 2 millimeters in diameter.The estimated sand content of each soil layer is given as a percentage,by weight,of the soil material that is less than 2 millimeters in diameter. Silt as a soil separate consists of mineral soil particles that are 0.002 to 0.05 millimeter in diameter.The estimated silt content of each soil layer is given as a percentage,by weight,of the soil material that is less than 2 millimeters in diameter. Clay as a soil separate consists of mineral soil particles that are less than 0.002 millimeter in diameter.The estimated clay content of each soil layer is given as a percentage,by weight,of the soil material that is less than 2 millimeters in diameter. The content of sand,silt,and clay affects the physical behavior of a soil. Particle size is important for engineering and agronomic interpretations,for determination of soil hydrologic qualities,and for soil classification. The amount and kind of clay affect the fertility and physical condition of the soil and the ability of the soil to adsorb cations and to retain moisture.They influence shrink-swell potential,saturated hydraulic conductivity(Ksat),plasticity,the ease of soil dispersion,and other soil properties.The amount and kind of clay in a soil also affect tillage and earthmoving operations. Moist bulk density is the weight of soil(ovendry)per unit volume.Volume is measured when the soil is at field moisture capacity,that is,the moisture content at 1/3-or 1/10-bar(33kPa or 10kPa) moisture tension.Weight is determined after the soil is dried at 105 degrees C.In the table,the estimated moist bulk density of each soil horizon is expressed in grams per cubic centimeter of soil material that is less than 2 millimeters in diameter. Bulk density data are used to compute shrink-swell potential,available water capacity,total pore space,and other soil properties.The moist bulk density of a soil indicates the pore space available for water and roots. Depending on soil texture,a bulk density of more than 1.4 can restrict water storage and root penetration.Moist bulk density is influenced by texture,kind of clay,content of organic matter,and soil structure. Saturated hydraulic conductivity refers to the ability of a soil to transmit water or air.The term"permeability"indicates saturated hydraulic conductivity(Ksat).The estimates in the table indicate the rate of water movement,in micrometers per second(um/sec),when the soil is saturated.They are based on soil characteristics observed in the field,particularly structure,porosity,and texture. Ksat is considered in the design of soil drainage systems and septic tank absorption fields. Available water capacity refers to the quantity of water that the soil is capable of storing for use by plants.The capacity for water storage is given in inches of water per inch of soil for each soil layer. The capacity varies,depending on soil properties that affect retention of water.The most important properties are the content of organic matter,soil texture,bulk density,and soil structure.Available water capacity is an important factor in the choice of plants or crops to be grown and in the design and management of irrigation systems.Available water capacity is not an estimate of the quantity of water actually available to plants at any given time. Linear extensibility refers to the change in length of an unconfined clod as moisture content is decreased from a moist to a dry state. It is an expression of the volume change between the water content of the clod at 1/3-or 1/10-bar tension(33kPa or 10kPa tension)and oven dryness.The volume change is reported in the table as percent change for the whole soil.The amount and type of clay minerals in the soil influence volume change. Linear extensibility is used to determine the shrink-swell potential of soils.The shrink-swell potential is low if the soil has a linear extensibility of less than 3 percent;moderate if 3 to 6 percent;high if 6 to 9 percent;and very high if more than 9 percent. If the linear extensibility is more than 3,shrinking and swelling can cause damage to buildings,roads,and other structures and to plant roots. Special design commonly is needed. Organic matter is the plant and animal residue in the soil at various stages of decomposition.The estimated content of organic matter is expressed as a percentage,by weight,of the soil material that is less than 2 millimeters in diameter. The content of organic matter in a soil can be maintained by returning crop residue to the soil.Organic matter has a positive effect on available water capacity,water infiltration,soil organism activity, and tilth. It is a source of nitrogen and other nutrients for crops and soil organisms. USDA Natural Resources This report shows only the major soils in each map unit.Others may exist. Tabular Data Version: 1 Conservation Service Tabular Data Version Date:04/27/2004 Page 2 of 3 Physical Soil Properties Erosion factors are shown in the table as the K factor(Kw and Kf)and the T factor.Erosion factor K indicates the susceptibility of a soil to sheet and rill erosion by water.Factor K is one of six factors used in the Universal Soil Loss Equation(USLE)and the Revised Universal Soil Loss Equation(RUSLE)to predict the average annual rate of soil loss by sheet and rill erosion in tons per acre per year.The estimates are based primarily on percentage of silt,sand,and organic matter and on soil structure and Ksat.Values of K range from 0.02 to 0.69.Other factors being equal,the higher the value,the more susceptible the soil is to sheet and rill erosion by water. Erosion factor Kw indicates the erodibitity of the whole soil.The estimates are modified by the presence of rock fragments. Erosion factor Kf indicates the erodibility of the fine-earth fraction,or the material less than 2 millimeters in size. Erosion factor T is an estimate of the maximum average annual rate of soil erosion by wind and/or water that can occur without affecting crop productivity over a sustained period.The rate is in tons per acre per year. Wind erodibility groups are made up of soils that have similar properties affecting their susceptibility to wind erosion in cultivated areas.The soils assigned to group 1 are the most susceptible to wind erosion,and those assigned to group 8 are the least susceptible.The groups are described in the National Soil Survey Handbook. Wind erodibility index is a numerical value indicating the susceptibility of soil to wind erosion,or the tons per acre per year that can be expected to be lost to wind erosion.There is a close correlation between wind erosion and the texture of the surface layer,the size and durability of surface clods,rock fragments,organic matter,and a calcareous reaction. Soil moisture and frozen soil layers also influence wind erosion. USDAThls report shows only the major soils in each map unit.Others may exist. Natural Resources Tabular Data Version:1 Conservation Service Tabular Data Version Date:04/27/2004 Page 3 of 3 Engineering Properties Washington County,Oregon [Absence of an entry indicates that the data were not estimated] Classification Fragments Percent passing sieve number-- Map symbol Depth USDA texture Liquid Plasticity and soil name Unified AASHTO >10 3-10 4 10 40 200 limit index Inches Inches In Pct Pct Pot - 11B: Cornelius 0-17 Silt loam ML A-4 0 0 95-100 85-100 80-100 75-90 30-35 5-10 17-38 Silty clay loam,Silt loam ML A-6 0 0 100 100 95-100 90-95 35-40 10-15 38-60 Silty clay loam,Silt loam ML A-4 0 0 100 100 95-100 90-95 30-35 5-10 Kinton 0-10 Silt loam ML A-4, 0 0 100 95-100 90-100 80-90 30-40 5-15 A-6 10-30 Silt loam ML A-4, 0 0 100 100 90-100 80-90 30-40 5-15 A-6 30-60 Silty clay loam,Silt loam ML A-4 0 0 100 100 95-100 85-95 30-35 5-10 11C: Cornelius 0-17 Silt loam ML A-4 0 0 95-100 85-100 80-100 75-90 30-35 5-10 17-38 Silty clay loam,Silt loam ML A-6 0 0 100 100 95-100 90-95 35-40 10-15 38-60 Silty clay loam,Silt loam ML A-4 0 0 100 100 95-100 90-95 30-35 5-10 Kinton 0-10 Silt loam ML A-4, 0 0 100 95-100 90-100 80-90 30-40 5-15 A-6 10-30 Silt loam ML A-4, 0 0 100 100 90-100 80-90 30-40 5-15 A-6 30-60 Silty clay loam,Silt loam ML A-4 0 0 100 100 95-100 85-95 30-35 5-10 USDA Natural This report shows only the major soils in each map unit.Others may exist. atural Resources Tabular Data Version:1 Conservation Service Tabular Data Version Date:04/27/2004 Page 1 of 2 Engineering Properties This table gives the engineering classifications and the range of engineering properties for the layers of each soil in the survey area. Depth to the upper and lower boundaries of each layer is indicated. Texture is given in the standard terms used by the U.S.Department of Agriculture.These terms are defined according to percentages of sand,silt,and clay in the fraction of the soil that is less than 2 millimeters in diameter."Loam,"for example,is soil that is 7 to 27 percent clay,28 to 50 percent silt,and less than 52 percent sand. If the content of particles coarser than sand is 15 percent or more,an appropriate modifier is added,for example,"gravelly."Textural terms are defined in the Glossary. Classification of the soils is determined according to the Unified soil classification system(ASTM,2001)and the system adopted by the American Association of State Highway and Transportation Officials(AASHTO,2000). The Unified system classifies soils according to properties that affect their use as construction material.Soils are classified according to particle-size distribution of the fraction less than 3 inches in diameter and according to plasticity index,liquid limit,and organic matter content.Sandy and gravelly soils are identified as GW,GP,GM,GC,SW,SP,SM,and SC;silty and clayey soils as ML,CL,OL,MH,CH,and OH;and highly organic soils as PT.Soils exhibiting engineering properties of two groups can have a dual classification,for example,CL-ML. The AASHTO system classifies soils according to those properties that affect roadway construction and maintenance.In this system,the fraction of a mineral soil that is less than 3 inches in diameter is classified in one of seven groups from A-1 through A-7 on the basis of particle-size distribution, liquid limit,and plasticity index.Soils in group A-1 are coarse grained and low in content of fines(silt and clay).At the other extreme,soils in group A-7 are fine grained. Highly organic soils are classified in group A-8 on the basis of visual inspection. If laboratory data are available,the A-1,A-2,and A-7 groups are further classified as A-1-a,A-1-b,A-2-4,A-2-5,A-2-6,A-2-7,A-7-5,or A-7-6.As an additional refinement,the suitability of a soil as subgrade material can be indicated by a group index number.Group index numbers range from 0 for the best subgrade material to 20 or higher for the poorest.The AASHTO classification for soils tested,with group index numbers in parentheses,is given in table R. Rock fragments larger than 10 inches in diameter and 3 to 10 inches in diameter are indicated as a percentage of the total soil on a dry-weight basis.The percentages are estimates determined mainly by converting volume percentage in the field to weight percentage. Percentage(of soil particles)passing designated sieves is the percentage of the soil fraction less than 3 inches in diameter based on an ovendry weight.The sieves,numbers 4, 10,40,and 200 (USA Standard Series),have openings of 4.76,2.00,0.420,and 0.074 millimeters,respectively.Estimates are based on laboratory tests of soils sampled in the survey area and in nearby areas and on estimates made in the field. Liquid limit and plasticity index(Atterberg limits)indicate the plasticity characteristics of a soil.The estimates are based on test data from the survey area or from nearby areas and on field examination. • USDAThis report shows only the major soils in each map unit.Others may exist. Natural Resources Tabular Data Version: 1 Conservation Service Tabular Data Version Date:04/27/2004 Page 2 of 2 Water Features Washington County,Oregon [Depths of layers are in feet. See text for definitions of terms used in this table. Estimates of the frequency of ponding and flooding apply to the whole year rather than to individual months. Absence of an entry indicates that the feature is not a concern or that data were not estimated] Water table Ponding Flooding Map symbol Hydrologic Surface runoff Month and soil name group Upper limit Lower limit Surface depth Duration Frequency Duration Frequency Ft Ft Ft 11B: Cornelius C --- January 2.5-4.0 2.5-4.0 --- --- None --- None February 2.5-4.0 2.5-4.0 --- --- None --- None March 2.5-4.0 2.5-4.0 --- --- None --- None April 2.5-4.0 2.5-4.0 --- --- None --- None December 2.5-4.0 2.5-4.0 --- --- None --- None Kinton C --- January 2.5-4.0 2.5-4.0 --- --- None --- None February 2.5-4.0 2.5-4,0 --- --- None --- None March 2.5-4.0 2.5-4.0 --- --- None --- None December 2.5-4.0 2.5-4.0 --- --- None --- None 11C: Cornelius C --- January 2.5-4.0 2.5-4.0 --- --- None --- None February 2.5-4.0 2.5-4.0 --- --- None --- None March 2.5-4.0 2.5-4.0 --- --- None --- None April 2.5-4.0 2.5-4.0 --- --- None --- None December 2.5-4.0 2.5-4.0 --- --- None --- None Kinton C --- January 2.5-4.0 2.5-4.0 --- --- None --- None February 2.5-4.0 2.5-4.0 --- --- None --- None March 2.5-4.0 2.5-4.0 --- --- None --- None December 2.5-4.0 2.5-4.0 --- --- None --- None USDANatural Resources This report shows only the major soils in each map unit.Others may exist. Tabular Data Version: 1 Conservation Service Tabular Data Version Date:04/27/2004 Page 1 of 3 Water Features This table gives estimates of various soil water features.The estimates are used in land use planning that involves engineering considerations. Hydrologic soil groups are based on estimates of runoff potential.Soils are assigned to one of four groups according to the rate of water infiltration when the soils are not protected by vegetation,are thoroughly wet,and receive precipitation from long-duration storms. The four hydrologic soil groups are: Group A. Soils having a high infiltration rate(low runoff potential)when thoroughly wet.These consist mainly of deep,well drained to excessively drained sands or gravelly sands.These soils have a high rate of water transmission. Group B. Soils having a moderate infiltration rate when thoroughly wet.These consist chiefly of moderately deep or deep,moderately well drained or well drained soils that have moderately fine texture to moderately coarse texture.These soils have a moderate rate of water transmission. Group C. Soils having a slow infiltration rate when thoroughly wet.These consist chiefly of soils having a layer that impedes the downward movement of water or soils of moderately fine texture or fine texture.These soils have a slow rate of water transmission. Group D. Soils having a very slow infiltration rate(high runoff potential)when thoroughly wet.These consist chiefly of clays that have a high shrink-swell potential,soils that have a high water table,soils that have a claypan or clay layer at or near the surface,and soils that are shallow over nearly impervious material.These soils have a very slow rate of water transmission. If a soil is assigned to a dual hydrologic group(A/D,B/D,or C/D),the first letter is for drained areas and the second is for undrained areas. Surface runoff refers to the loss of water from an area by flow over the land surface.Surface runoff classes are based on slope,climate,and vegetative cover.The concept indicates relative runoff for very specific conditions.It is assumed that the surface of the soil is bare and that the retention of surface water resulting from irregularities in the ground surface is minimal.The classes are negligible,very low,low,medium,high,and very high. The months in the table indicate the portion of the year in which a water table, ponding,and/or flooding is most likely to be a concern. Water table refers to a saturated zone in the soil.The water features table indicates,by month,depth to the top(upper limit)and base(lower limit)of the saturated zone in most years. Estimates of the upper and lower limits are based mainly on observations of the water table at selected sites and on evidence of a saturated zone,namely grayish colors or mottles(redoximorphic features)in the soil.A saturated zone that lasts for less than a month is not considered a water table. Ponding is standing water in a closed depression.Unless a drainage system is installed,the water is removed only by percolation,transpiration,or evaporation.The table indicates surface water depth and the duration and frequency of ponding.Duration is expressed as very brief if less than 2 days,brief if 2 to 7 days,long if 7 to 30 days,and very long if more than 30 days. Frequency is expressed as none,rare,occasional,and frequent. None means that ponding is not probable; rare that it is unlikely but possible under unusual weather conditions(the chance of ponding is nearly 0 percent to 5 percent in any year);occasional that it occurs,on the average,once or less in 2 years(the chance of ponding is 5 to 50 percent in any year);and frequent that it occurs,on the average,more than once in 2 years(the chance of ponding is more than 50 percent in any year). Flooding is the temporary inundation of an area caused by overflowing streams,by runoff from adjacent slopes,or by tides.Water standing for short periods after rainfall or snowmelt is not considered flooding,and water standing in swamps and marshes is considered ponding rather than flooding. Duration and frequency are estimated. Duration is expressed as extremely brief if 0.1 hour to 4 hours,very brief if 4 hours to 2 days,brief if 2 to 7 days,long if 7 to 30 days,and very long if more than 30 days. Frequency is expressed as none,very rare,rare,occasional,frequent,and very frequent.None means that flooding is not probable;very rare that it is very unlikely but possible under extremely unusual weather conditions(the chance of flooding is less than 1 percent in any year);rare that it is unlikely but possible under unusual weather conditions(the chance of flooding is 1 to 5 percent in any year);occasional that it occurs infrequently under normal weather conditions(the chance of flooding is 5 to 50 percent in any year);frequent that it is likely to occur often under normal weather conditions (the chance of flooding is more than 50 percent in any year but is less than 50 percent in all months in any year);and very frequent that it is likely to occur very often under normal weather conditions(the chance of flooding is more than 50 percent in all months of any year). The information is based on evidence in the soil profile,namely thin strata of gravel,sand,silt,or clay deposited by floodwater;irregular decrease in organic matter content with increasing depth;and little or no horizon development. Also considered are local information about the extent and levels of flooding and the relation of each soil on the landscape to historic floods. Information on the extent of flooding based on soil data is less specific than that provided by detailed engineering surveys that delineate flood-prone areas at specific flood frequency levels. USDANatural Resources This report shows only the major soils in each map unit.Others may exist. Tabular Data Version: 1 Conservation Service Tabular Data Version Date:04/27/2004 Page 2 of 3 Water Features USDANatural Resources This report shows only the major soils in each map unit.Others may exist. Tabular Data Version: 1 Conservation Service Tabular Data Version Date:04/27/2004 Page 3 of 3 AppevicGx 6- 1 Freii'vvnay 5k+ 174� fance Ce r+i44 ca :Rovl ENGINEERING PLANNING LANDSCAPE ARCHITECTURE FORESTRY SURVEYING 13910 S.W. Galbreath Dr., Suite 100 Offices Located In: Sherwood,Oregon 97140 ENGINEERING&FORESTRY l SHERWOOD,OREGON Phone: (503)925-8799 VANCOUVER,WASHINGTON Fax: (503)925-8969 www.aks-eng.com October 23, 2006 Kim McMillan City of Tigard Engineering Department 13125 SW Hall Boulevard Tigard, OR 97223 RE: Walnut Lane Partition—Preliminary Sight Distance Certification (2S 104BD00500) Ms. McMillan: This letter serves as documentation regarding preliminary sight distance certification for the above mentioned property. The proposed development is for a minor land partition. This development does not propose the creation of any streets or access drives;however, City staff has requested preliminary intersection sight distance certification for individual residential driveways to the proposed parcels. Although I do not believe that intersection spacing criteria is relevant for residential driveways accessing a local street, the following is provided at City staff's request. Proposed parcels 1 and 2 will share a large single driveway at the lot line common to both parcels. This proposed driveway will be located approximately 56.5 feet east of the projects western boundary line and access onto SW Walnut Lane. The existing home located on proposed parcel 3 will remain, and continue to access SW 136`h Court where the current driveway exists. This existing driveway is located on the cul-de-sac at the end of SW 136th Court, approximately 25 feet north of the projects southern boundary line. There is no posted speed limit on SW Walnut Lane or SW 136th Court. Both of these streets are classified as local streets on the City of Tigard Transportation Plan,requiring a 25 mph design speed. Sight distance from the proposed driveways was measured in accordance with Washington County standards, as presented in Section 501-8.5 of the Washington County Community Development Code (WACO CDC). This code section respectively requires that sight distance measurements be based on an eye height of 3.5 feet and an object height of 4.25 feet above the road, and are assumed to be ten feet from the near edge of pavement to the front of a stopped vehicle(actual measurement was taken 15 feet from the pavement edge). The required sight distance in both directions is 250 based on the vehicular speed of 25 mph as described in the table provided under WACO CDC Section 501-8.5F(4). Sight distance measurements for the proposed driveway between parcels 1 and 2 were taken assuming a driveway slope of 15% from the existing edge of pavement on SW Walnut Lane. Preliminary sight distance from the driveway access to SW Walnut Lane was measured to be 253 feet to the west and 468 feet to the east of the access (where Walnut Lane dead ends near SW 135th Avenue). SW 136th Court is approximately 205 feet long from its intersection with Walnut Lane to the edge of the pavement at the end of the cul-de-sac. Preliminary sight distance from the existing driveway access on parcel 3 to SW 136th Court was measured to be 153 feet to the north(measurement to the intersection of SW 136th Court and SW Walnut Lane) and 52 feet to the south (measurement to the end of the cul-de-sac). If you have any questions,please call. Sincerely, AKS Engineering and Forestry,LLC. /Alf‘-■"*.---- Alexander H. Hurley, PE,PLS, Principal S a+oN aDuaaa ,uoD LA 0 1±1:10,118c1 y - adid aL CITY OF TIGARD PRE .APPE CATIO ,CONFERE ICE NOTES:: ': : •(Pre-Application Meeting totes aYe ti Valid tot*`( MontEi TIGARD PRE-APP.MTG.DATE q 1` 2.CM=3(c) STAFF AT PRE-APP.: EISCC i —cM tcit.B : -J. RESIDENTIAL APPLICANT: frt i cdntc g' jccu„ Qtki.i n AGENT: PPat s Phone: ( 1 Phone: 3) °(39 - S4.1" PROPERTY LOCATION: L'iH rz�-!= A-4S fey �5 °gI9 y Ers ADDRESS/GENERAL LOCATION: t S t 3 h TAX MAPS)/LOT #(S): S I 04- i3 b ocD 5 00 NECESSARY APPLICATIONS: iu i itc r La—Lk Pct f f;t i'y\ ( i/({Lf' , PROPOSAL DESCRIPTION: i u- ct,c 1 ( + v 3 (. ep c c.es 6.)t-ii ( ) • COMPREHENSIVE PLAN • MAP DESIGNATION: e_d — -+nsi-by )4--e sicL2 i a ZONING MAP DESIGNATION: g ZONING DISTRICT DIMENSIONAL REQUIREMENTS (Refer to Code Section 18. 50. ] MINIMUM LOT SIZE:Sc oo sq. ft. Average Min. lot width: ,c c ft. Max. building height: 35 ft. Setbacks: Front 15 ft- Side ,S ft. Rear iS ft. Corner ID ft. from street. MAXIMUM SITE COVERAGE: t % Minimum landscaped or natural vegetation area: ao %- GARAGES: 3c) ft. I NEIGHBORHOOD MEETING (Refer to the Neighborhood Meeting Handout) THE APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 500 FEET, INTERESTED PARTIES, AND THE CITY OF TIGARD PLANNING DIVISION of their proposal. A minimum of two (2) weeks between the mailing date and the meeting date is required. Please review the Land Use Notification handout concerning site posting and the meeting notice. Meeting is to be held prior to submitting your application or the application will not be accepted. * NOTE: In order to also preliminarily address building code standards, a meeting with a Plans Examiner is encouraged prior to submittal of a land use application. CITY OF TIGARD Pre-Application Conference Notes Page 1 of 9 Residential Application/Planning Division Sedan • • 'NARRATIVE (Refer to Code Chapter 18.3901 The APPLICANT SHALL SUBMIT A NARRATIVE which provides findings based on the applicable approval standards. Failure to provide a narrative or adequately address criteria would be reason to consider an application incomplete and delay review of the proposal. The applicant should review the code for applicable criteria. ►� IMPACT STUDY (Refer to Code Sections 18.390.040 and 18.390.0501 As a part of the APPLICATION SUBMITTAL REQUIREMENTS, applicants are required to INCLUDE AN IMPACT STUDY with their submittal package. The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirement, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. ACCESS (Refer to Chapters 18.705 and 18.7651 Minimum number of accesses: I Minimum access width: 1 5 . Minimum pavement width: l e_-k I I WALKWAY REQUIREMENTS [Refer to Code Chapter 18.7051 Within all ATTACHED HOUSING (except two-family dwellings) and multi-family developments, each residential dwelling SHALL BE CONNECTED BY WALKWAY TO THE VEHICULAR PARKING AREA, COMMON OPEN SPACE AND RECREATION FACILITIES. RESIDENTIAL DENSITY CALCULATION (Refer to Code Chapter 18.715)-SEE EXAMPLE BELOW. The NET RESIDENTIAL UNITS ALLOWED on a particular site may be calculated by dividing the net area of the developable land by the minimum number of square feet required per dwelling unit as specified by the applicable zoning designation. Net development area is calculated by subtracting the following land area(s) from the gross site area: All sensitive lands areas including: ➢ Land within the 100-year floodplain; ➢ Slopes exceeding 25%; ict Zq5 wwss ➢ Drainageways; and ➢ Wetlands for the R-1, R-2, R-3.5, R-4.5 and R-7 zoning districts. Lam'`%v � Public right-of-way dedication: ➢ Single-family allocate 20% of gross acres for public facilities; or t5 , 43 b st Itet c re. • Multi-family allocate 15% of gross acres for public facilities; or 6 a o & 1'n t ➢ If available, the actual public facility square footage can be u d for deduction. S` 3 .08 k�,ks kx EXAMPLE OF RESIDENTIAL DENSITY CALCULATIONS: EXAMPLE: USING A ONE ACRE SITE IN THE R-12 ZONE(3,050 MINIMUM,L'OT SIZE)WITH NO DEDUCTION FOR SENSITIVE LANDS Single-Family Multi-Family 43,560 sq. ft. of gross site area 43,560 sq.ft. of gross site area 8,712 sq.ft. (20%)for public right-of-way 6,534 sq.ft. (15%)for public right-of-way NET: 34,848 square feet NET: 37,026 square feet 3.050 (minimum lot area) - 3.050 (minimum lot area) J 11.4 Units Per Acre = 12.1 Units Per Acre 3;in ;fir_ 1.`t lt4;f) fie Development Code requires that the net site area exist for the next whole dwelling unit.NO ROUNDING UP IS PERMITTED. /7 /vt i N inimum Project Density Is 80%of the maximum allowed density.TO DETERMINE THIS STANDARD, MULTIPLY THE MAXIMUM NUMBER OF UNITS BY.8. CITY OF TIGARD Pre-Application Conference Notes Page 2 of 9 Residential Application/Planning Division Section • SPECIAL SETBACKS (Refer to GuuId Section 18.130) STREETS: feet from the centerline of FLAG LOT: A TEN (10)-FOOT SIDE YARD SETBACK applies to all primary structures. ZERO LOT LINE LOTS: A minimum of a ten (10)-foot separation shall be maintained between each dwelling unit or garage. MULTI-FAMILY RESIDENTIAL building separation standards apply within multiple-family residential developments. ACCESSORY STRUCTURES UP TO 528 SQUARE FEET in size may be permitted on lots less than 2.5 acres in size. Five (5)-foot minimum setback from side and rear lot lines. ACCESSORY STRUCTURE UP TO 1,000 SQUARE FEET on parcels of at least 2.5 acres in size. [See applicable zoning district for the primary structures'setback requirements.] f 1 FLAG LOT BUILDING HEIGHT PROVISIONS [Refer to Code Chapter 18.730) MAXIMUM HEIGHT OF 11/2 STORIES or 25 feet, whichever is less in most zones; 21/2 stories, or 35 feet in R-7, R-12, R-25 or R-40 zones provided that the standards of Section 18.730.010.0.2 are satisfied. I BUFFERING AND SCREENING [Refer to Code Chapter 18.7451 In order TO INCREASE PRIVACY AND TO EITHER REDUCE OR ELIMINATE ADVERSE NOISE OR VISUAL IMPACTS between adjacent developments, especially between different land uses, the CITY REQUIRES LANDSCAPED BUFFER AREAS along certain site perimeters. Required buffer areas are described by the Code in terms of width. Buffer areas must be occupied by a mixture of deciduous and evergreen trees and shrubs and must also achieve a balance between vertical and horizontal plantings. Site obscuring screens or fences may also be required; these are often advisable even if not required by the Code. The required buffer areas may only be occupied by vegetation, fences, utilities, and walkways. Additional information on required buffer area materials and sizes may be found in the Development Code. The ESTIMATED REQUIRED BUFFERS applicable to your proposal area is: Buffer Level along north boundary. Buffer Level along east boundary. Buffer Level along north boundary. Buffer Level along east boundary. IN ADDITION, SIGHT OBSCURING SCREENING IS REQUIRED ALONG: E LANDSCAPING [Refer to Code Chapters 18.745,18.765 and 18.7051 STREET TREES ARE REQUIRED FOR ALL DEVELOPMENTS FRONTING ON A PUBLIC OR PRIVATE STREET as well as driveways which are more than 100 feet in length. Street trees must be placed either within the public right-of-way or on private property within six (6) feet of the right-of- way boundary. Street trees must have a minimum caliper of at least two (2) inches when measured four (4) feet above grade. Street trees should be spaced 20 to 40 feet apart depending on the branching width of the proposed tree species at maturity. Further information on regulations affecting street trees may be obtained from the Planning Division. A MINIMUM OF ONE (1) TREE FOR EVERY SEVEN (7) PARKING SPACES MUST BE PLANTED in and around all parking areas in order to provide a vegetative canopy effect. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. Ar RECYCLING (Refer to Code Chapter 18.755) Applicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE SERVICING COMPATIBILITY. Locating a trash/recycling enclosure within a clear vision area such as at the intersection of two (2) driveways within a parking lot is prohibited. Much of Tigard is within Pride Disposal's Service area. Lenny Hing is the contact person and can be reached at (503) 625-6177. CITY OF TIGARD Pre-Application Conference Notes Page 3 of 9 Residential Application/Planning Division Section 0 PARKING [Refer to Code Chap►..4 18.765&18.7051 ALL PARKING AREAS AND DRIVEWAYS MUST BE PAVED. Single-family Requires: One (1) ff-street parking space per dwelling unit; and One (1) space per unit less than 500 square feet. • Multiple-family Requires: 1.25 spaces per unit for 1 bedroom; 1.5 spaces per unit for 2 bedrooms; and 1.75 spaces per unit for 3 bedrooms. Multi-family dwelling units with more than ten (10) required spaces shall provide parking for the use of guests and shall consist of 15% of the total required parking. NO MORE THAN 50% OF REQUIRED SPACES MAY BE DESIGNATED AND/OR DIMENSIONED AS COMPACT SPACES. Parking stalls shall be dimensioned as follows: • Standard parking space dimensions: 8 feet. 6 inches X 18 feet, 6 inches. Compact parking space dimensions: 7 feet. 6 inches X 16 feet, 6 inches. • Handicapped parking: All parking areas shall provide appropriately located and dimensioned disabled person parking spaces. The minimum number of disabled person parking spaces to be provided, as well as the parking stall dimensions, are mandated by the Americans with Disabilities Act (ADA). A handout is available upon request. A handicapped parking space symbol shall be painted on the parking space surface and an appropriate sign shall be posted. I BICYCLE RACKS (Refer to Code Section 18.765) BICYCLE RACKS are required FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL DEVELOPMENTS. Bicycle racks shall be located in areas protected from automobile traffic and in convenient locations. I I SENSITIVE LANDS (Refer to Code Chapter 18.775) The Code provides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR DEVELOPMENT DUE TO AREAS WITHIN THE 100-YEAR FLOODPLAIN, NATURAL DRAINAGEWAYS, WETLAND AREAS, ON SLOPES IN EXCESS OF 25 PERCENT, OR ON UNSTABLE GROUND. Staff will attempt to preliminary identify sensitive lands areas at the pre- application conference based on available information. HOWEVER, the responsibility to precisely identify sensitive land areas, and their boundaries, is the responsibility of the applicant. Areas meeting the definitions of sensitive lands must be clearly indicated on plans submitted with the development application. Chapter 18.775 also provides regulations for the use, protection, or modification of sensitive lands areas. RESIDENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS. Il STEEP SLOPES (Refer to Code Section 18.715.070.C) When STEEP SLOPES exist, prior to issuance of a final order, a geotechnical report must be submitted which addresses the approval standards of the Tigard Community Development Code Section 18.775.080.C. The report shall be based upon field exploration and investigation and shall include specific recommendations for achieving the requirements of Section 18.775.080.C. CLEANWATER SERVICES[CWSI BUFFER STANDARDS [Refer to R&0 96-44/USA Regulations-Chapter 3) LAND DEVELOPMENT ADJACENT TO SENSITIVE AREAS shall preserve and maintain or create a vegetated corridor for a buffer wide enough to protect the water quality functioning of the sensitive area. Design Criteria: The VEGETATED CORRIDOR WIDTH is dependent on the sensitive area. The following table identifies the required widths: CITY OF TIGARD Pre-Application Conference Notes Page 4 of 9 Residential Application/Planning Division Section .ABLE 3.1 VEGETATED CORRIDOR WIDTHS SOURCE: CWS DESIGN AND CONSTRUCTION STANDARDS MANUAL/RESOLUTION&ORDER 96-44 SENSITIVE AREA DEFINITION SLOPE ADJACENT WIDTH OF VEGETATED TOtENSITIVE AREA1 CORRIDOR PER SIDE2 • Streams with intermittent flow draining: <25% 10 to <50 acres 15 feet >50 to <100 acres 25 feet • Existing or created wetlands <0.5 acre 25 feet • Existing or created wetlands >0.5 acre <25% 50 feet • Rivers, streams, and springs with year-round flow • Streams with intermittent flow draining >100 acres • Natural lakes and ponds • Streams with intermittent flow draining: >25% 10 to <50 acres 30 feet >50 to <100 acres 50 feet • Existing or created wetlands >25% Variable from 50-200 feet. Measure • Rivers, streams, and springs with year-round flow in 25-foot increments from the starting • Streams with intermittent flow draining >100 acres point to the top of ravine (break in • Natural lakes and ponds <25%slope), add 35 feet past the top of ravine' Starting point for measurement = edge of the defined channel (bankful flow) for streams/rivers, delineated wetland boundary, delineated spring boundary, and/or average high water for lakes or ponds, whichever offers greatest resource protection. Intermittent springs, located a minimum of 15 feet within the river/stream or wetland vegetated corridor,shall not serve as a starting point for measurement. 2Vegetated corridor averaging or reduction is allowed only when the vegetated corridor is certified to be in a marginal or degraded condition. 3The vegetated corridor extends 35 feet from the top of the ravine and sets the outer boundary of the vegetated corridor. The 35 feet may be reduced to 15 feet,if a stamped geotechnical report confirms slope stability shall be maintained with the reduced setback from the top of ravine. Restrictions in the Vegetate Corridor: NO structures, development, construction activities, gardens, lawns, application of chemicals, dumping of any materials of any kind, or other activities shall be permitted which otherwise detract from the water quality protection provided by the vegetated corridor, except as provided for in the USA Design and Construction Standards. Location of Vegetated Corridor: IN ANY RESIDENTIAL DEVELOPMENT WHICH CREATES MULTIPLE PARCELS or lots intended for separate ownership, such as a subdivision, the vegetated corridor shall be contained in a separate tract, and shall not be a part of any parcel to be used for the construction of a dwelling unit. CWS Service Provider Letter: PRIOR TO SUBMITTAL of any land use applications, the applicant must obtain a CWS Service Provider Letter which will outline the conditions necessary to comply with the R&O 96-44 sensitive area requirements. If there are no sensitive areas, CWS must still issue a letter stating a CWS Service Provider Letter is not required. I I SIGNS (Refer to Code Chapter 18.180) SIGN PERMITS MUST BE OBTAINED PRIOR TO INSTALLATION OF ANY SIGN in the City of Tigard. A "Guidelines for Sign Permits" handout is available upon request. Additional sign area or height beyond Code standards may be permitted if the sign proposal is reviewed as part of a development review application. Alternatively, a Sign Code Exception application may be filed for Director's review. TREE REMOVAL PLAN REQUIREMENTS (Refer to Code Section 18./90.030.CJ A TREE PLAN FOR THE PLANTING, REMOVAL AND PROTECTION OF TREES prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, partition, site development review, planned development, or conditional use is filed. Protection is preferred over removal where possible. CITY OF TIGARD Pre-Application Conference Notes Page 5 of 9 Residential Application/Planning Division Section THE TREE PLAN SHALL . .;LUDE the following: ➢ Identification of the location, size, species, and condition of all existing trees greater than 6- inch caliper. ➢ Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060.D according to the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: • Retainage of less than 25% of existing trees over 12 inches in caliper requires a mitigation program according to Section 18.150.070.D. of no net loss of trees; • Retainage of from 25 to 50% of existing trees over 12 inches in caliper requires that two-thirds of the trees to be removed be mitigated according to Section 18.790.060.D.; • Retainage of from 50 to 75% of existing trees over 12 inches in caliper requires that 50% of the trees to be removed be mitigated according to Section 18.790.060.D.; • Retainage of 75% or greater of existing trees over 12 inches in caliper requires no mitigation; ➢ Identification of all trees which are proposed to be removed; and ➢ A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. TREES REMOVED WITHIN THE PERIOD OF ONE (1) YEAR PRIOR TO A DEVELOPMENT APPLICATION LISTED ABOVE will be inventoried as part of the tree plan above and will be replaced according to Section 18.790.060.D. MITIGATION [Refer to Code Section 18.790.06011 REPLACEMENT OF A TREE shall take place according to the following guidelines: ➢ A replacement tree shall be a substantially similar species considering site characteristics. ➢ If a replacement tree of the species of the tree removed or damages is not reasonably available, the Director may allow replacement with a different species of equivalent natural resource value. ➢ If a replacement tree of the size cut is not reasonably available on the local market or would not be viable, the Director shall require replacement with more than one tree in accordance with the following formula: • The number of replacement trees required shall be determined by dividing the estimated caliper size of the tree removed or damaged, by the caliper size of the largest reasonably available replacement trees. If this number of trees cannot be viably located on the subject property, the Director may require one (1) or more replacement trees to be planted on other property within the city, either public property or, with the consent of the owner, private property. ➢ The planting of a replacement tree shall take place in a manner reasonably calculated to allow growth to maturity. IN LIEU OF TREE REPLACEMENT under Subsection D of this section, a party may, with the consent of the Director, elect to compensate the City for its costs in performing such tree replacement. X CLEAR VISION AREA [Refer to Code Chapter 18.795] The City requires that CLEAR VISION AREAS BE MAINTAINED BETWEEN THREE (3) AND EIGHT (8) FEET IN HEIGHT at road/driveway, road/railroad, and road/road intersections. The size of the required clear vision area depends upon the abutting street's functional classification and any existing obstructions within the clear vision area. The applicant shall show the clear vision areas on the site plan, and identify any obstructions in these areas. CITY OF TIGARD Pre-Application Conference Notes Page 6 of 9 Residential Application/Planning Division Section Xr FUTURE STREET PLAN AND EXTEN..41 OF STREETS [Refer to Code Section 1a.o10.030.FJ A FUTURE STREET PLAN shall: Be filed by the applicant in conjunction with an application for a subdivision or partition. The plan shall show the pattern of existing and proposed future streets from the boundaries of the proposed land division and shall include boundaries of the proposed land division and shall include other parcels within 200 feet surrounding and adjacent to the proposed and division. Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and pedestrian facilities on or within 500 feet of the site. Where necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed. 2(ADDITIONAL LOT DIMENSIONAL REQUIREMENTS [Refer to Code Section 18.810.060) MINIMUM LOT FRONTAGE: 25 feet unless lot is created through the minor land partition process. Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum 15-foot wide access easement. The DEPTH OF ALL LOTS SHALL NOT EXCEED 21/2 TIMES THE AVERAGE WIDTH, unless the parcel is less than 11/2 times the minimum lot size of the applicable zoning district. U BLOCKS [Refer to Code Section 18.810.0901 The perimeter of BLOCKS FORMED BY STREETS SHALL NOT EXCEED 1,800 FEET measured along the right-of-way center line except where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development. When block lengths greater than 330 feet are permitted, pedestrian/bikeways shall be provided through the block. CODE CHAPTERS / 18.330(Conditional Use) 18.620(Tigard Triangle Design Standards) �c 18.765(Off-Street Parking/Loading Requirements) 18.340(Director's Interpretation) 18.630(Washington Square Regional Center) _ 18.775(Sensitive Lands Review) 18.350(Planned Development) X 18.705(Access/Egress/Circulation) _ 18.780(Signs) 18.360(Site Development Review) 18.710(Accessory Residential Units) _ 18.785(Temporary Use Permits) 18.370(variances/Adjustments) - 18.715(Density Computations) 18.790(Tree Removal) - 18.380(Zoning MapfText Amendments) 18.720(Design Compatibility Standards) 18.795(Visual Clearance Areas) 18.385(Miscellaneous Permits) 18.725(Environmental Performance Standards) _ 18.798(Wireless Communication Facilities) 18.390(Decision Making Procedures/Impact Study) 18.730(Exceptions To Development Standards) 18.810(Street&Utility Improvement Standards) - 18.410(Lot Line Adjustments) 18.740(Historic Overlay) n 18.420(Land Partitions) 18.742(Home Occupation Permits) 18.430(Subdivisions) _X_ 18.745(Landscaping&Screening Standards) 18.510(Residential Zoning Districts) 18.750(Manufactured/Mobil Home Regulations) - 18.520(Commercial Zoning Districts) 18.755(Mixed Solid Waste/Recycling Storage) 18.530(Industrial Zoning Districts) 18.760(Nonconforming Situations) CITY OF TIGARD Pre-Application Conference Notes Page 7 of 9 Residential Application/Planning Division Section ADDITIONAL CONCERNS OR COMMEN I,.. - L c.ic-- � . . s 1 {n, ^ W( r, •� 'o� '�wcC C.GX-t UV� IM l cc �.�t (-� c_v,,s;I.A( ckt-r+it a t ft &d d v-ore SC� cQYr tOGt'Qrr v.Le ( 0 A.h'cd ` c-kr tle ) of U� N' � 3 f,J 1 ` z ee ,� e x0sll`k 1,0 18�e lc 1o+ .c Liare �t far rarcc I 3 cod Cat c (c .p c kJi A -1-&e, f ema'A i arc q JLilowtil 0.1 „A." y✓La1( e ✓-iO.t - O ` day L ' \e+c +tea 1J V ieL��w a a ��,�'c0.n'�. aEe�,«i✓ - 6 - re_v Period cisiuv" - 3 wok. ai9 ecck_.t Pe rib PROCEDURE . Administrative Staff Review. Public hearing before the Land Use Hearings Officer. Public hearing before the Planning Commission. Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. APPLICATION SUBMITTAL PROCESS All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications submitted by mail or dropped off at the counter without Planning Division acceptance may be returned. The Planning counter closes at 5:00 PM. Maps submitted with an application shall be folded IN ADVANCE to 81/2" x 11". One 81/2" x 11" map of a proposed project shall also be submitted for attachment to the staff report or administrative decision. Applications with unfolded maps shall not be accepted. The Planning Division and Engineering Department will perform a preliminary review of the application and will determine whether an application is complete within 30 days of the counter submittal. Staff will notify the applicant if additional information or additional copies of the submitted materials are required. CITY OF TIGARD Pre-Application Conference Notes Page 8 of 9 Residential Application/Planning Division Section The administrative decisio,. Jr public hearing will typically occur approximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public hearing. A 10-day public appeal period follows all lan,c1 use decisions. An appeal on this matter would be heard by the Tigard E—►P�crivt� pl t cV . A basic flow chart which illustrates the review process is available-from the Planning Division upon request. Land use applications requiring a public hearing must have notice posted on-site by the applicant no less than 10 days prior to the public hearing. This PRE-APPLICATION CONFERENCE AND THE NOTES OF THE CONFERENCE ARE INTENDED TO INFORM the prospective applicant of the primary Community Development Code requirements applicable to the potential development of a particular site and to allow the City staff and prospective applicant to discuss the opportunities and constraints affecting development of the site. SUBDIVISION PLAT NAME RESERVATION [County Surveyor's Office: 503-648-8884] PRIOR TO SUBMITTING A SUBDIVISION LAND USE APPLICATION with the City of Tigard, applicants are required to complete and file a subdivision plat naming request with the Washington County Surveyor's Office in order to obtain approval/reservation for any subdivision name. Applications will not be accepted as complete until the City receives the faxed confirmation of approval from the County of the Subdivision Name Reservation. BUILDING PERMITS PLANS FOR BUILDING AND OTHER RELATED PERMITS WILL NOT BE ACCEPTED FOR REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. Final inspection approvals by the Building Division will not be granted until there is compliance with all conditions of development approval. These pre-application notes do not include comments from the Building Division. For proposed buildings or modifications to existing buildings, it is recommended to contact a Building Division Plans Examiner to determine if there are building code issues that would prevent the structure from being constructed, as proposed. Additionally, with regard to Subdivisions and Minor Land Partitions where any structure to be demolished has system development charge (SDC) credits and the underlying parcel for that structure will be eliminated when the new plat is recorded, the City's policy is to apply those system development credits to the first building permit issued in the development (UNLESS OTHERWISE DIRECTED BY THE DEVELOPER AT THE TIME THE DEMOLITION PERMIT IS OBTAINED). PLEASE NOTE: The conference and notes cannot cover all Code requirements and aspects related to site planning that should apply to the development of your site plan. Failure of the staff to provide information required by the Code shall not constitute a waiver of the applicable standards or requirements. It is recommended that a prospective applicant either obtain and read the Community Development Code or ask any questions of City staff relative to Code requirements prior to submitting an application. AN ADDITIONAL PRE-APPLICATION FEE AND CONFERENCE WILL BE REQUIRED IF AN APPLICATION PERTAINING TO THIS PRE-APPLICATION CONFERENCE IS SUBMITTED AFTER A PERIOD OF MORE THAN SIX (6) MONTHS FOLLOWING THIS CONFERENCE (unless deemed as unnecessary by the Planning Division). PREPARED BY: tlYL CITY OF TIGARD PLANNING DIVISION - STAFF PERSON HOLDING PRE-APP. MEETING PHONE: 503-639-4111 FAX: 503-684-7291 P. C-1 t 7 I ' o� 1 a EMAIL (stags first name)a©ci.tigard.or.us TITLE 18(CITY OF TIGARD'S COMMUNITY DEVELOPMEr CODE)INTERNET ADDRESS: www.ci.tigard.or.us H:lpattylmasters\Pre-App Notes Residential.doc Updated: 15-Dec-04 (Engineering section: preapp.eng) CITY OF TIGARD Pre-Application Conference Notes Page 9 of 9 Residential Application/Planning Division Section PRE-APPLICATION CONFERENCE NOTES ENGINEERING SECTION Community(Development SI:apingA Better Community PUBLIC FACILITIES Tax Maplsl: 25104B11 Tax LOtlsl: 500 Use Type: MLP The extent of necessary public improvements and dedications which shall be required of the applicant will be recommended by City staff and subject to approval by the appropriate authority. There will be no final recommendation to the decision making authority on behalf of the City staff until all concerned commenting agencies, City staff and the public have had an opportunity to review and comment on the application. The following comments are a projection of public improvement related requirements that may be required as a condition of development approval for your proposed project. Right-of-way dedication: The City of Tigard requires that land area be dedicated to the public: (1.) To increase abutting public rights-of-way to the ultimate functional street classification right-of-way width as specified by the Community Development Code; or (2.) For the creation of new streets. Approval of a development application for this site will require right-of-way dedication for: L< SW Walnut Lane to 27 feet from centerline L SW 136th Court to 27 feet from centerline SW to feet SW to feet Street improvements: ® Half street improvements will be necessary along SW Walnut Lane, to include: ® feet of pavement ® concrete curb ® storm sewers and other underground utilities ® 5-foot concrete sidewalk with 5 foot planter strip Z street trees sized and spaced per TDC ® street signs, traffic control devices, streetlights and a two-year streetlight fee. Other: CITY OF TIGARD Pre-Application Conference Notes Page l of 6 Engineering Department Section Half street improvements will be necessary along SW 136th Court, to include: I 1 feet of pavement ® concrete curb ® storm sewers and other underground utilities ® 5-foot concrete sidewalk with 5 foot planter strip ® street trees sized and spaced per TDC ® street signs, traffic control devices, streetlights and a two-year streetlight fee. Other: I street improvements will be necessary along SW , to include: feet of pavement concrete curb storm sewers and other underground utilities -foot concrete sidewalk I I street trees 1 1 street signs, traffic control devices, streetlights and a two-year streetlight fee. Other: street improvements will be necessary along SW , to include: feet of pavement I I concrete curb storm sewers and other underground utilities -foot concrete sidewalk ❑ street trees I street signs, traffic control devices, streetlights and a two-year streetlight fee. Other: I I street improvements will be necessary along SW , to include: I . feet of pavement concrete curb I I storm sewers and other underground utilities ❑ -foot concrete sidewalk [ 1 street trees I I street signs, traffic control devices, streetlights and a two-year streetlight fee. CITY OF TIGARD Pre-Application Conference Notes Page 2 of 6 Engineering Department Section [ I Other: Agreement for Future Street Improvements: In some cases, where street improvements or other necessary public improvements are not currently practical, the improvements may be deferred. In such cases, a condition of development approval may be specified which requires the property owner(s) to provide a future improvement guarantee. The City Engineer will determine the form of this guarantee. The following street improvements may be eligible for such a future improvement guarantee: (1.) Walnut Lane (2.) 136th Court O verhead Utility Lines: [ I Section 18.810.120 of the Tigard Municipal Code (TMC) requires all overhead utility lines adjacent to a development to be placed underground or, at the election of the developer, a fee in-lieu of undergrounding can be paid. This requirement is valid even if the utility lines are on the opposite side of the street from the site. If the fee in-lieu is proposed, it is equal to $ 35.00 per lineal foot of street frontage that contains the overhead lines. There are existing overhead utility lines which run adjacent to this site along SW Prior to , the applicant shall either place these utilities underground, or pay the fee in- lieu described above. Sanitary Sewers: The nearest sanitary sewer line to this property is a(n) 8 inch line which is located in 136th Court. The proposed development must be connected to a public sanitary sewer. It is the developer's responsibility to connect each lot to the public sewer with a separate lateral. Water Supply: The City of Tigard (Phone:(503) 639-4171) provides public water service in the area of this site. This service provider should be contacted for information regarding water supply for your proposed development. Fire Protection: Tualatin Valley Fire and Rescue District (South Division) [Contact: Eric McMullen, (503) 612-7010] provides fire protection services within the City of Tigard. The District should be contacted for information regarding the adequacy of circulation systems, the need for fire hydrants, or other questions related to fire protection. Storm Sewer Improvements: All proposed development within the City shall be designed such that storm water runoff is conveyed to an approved public drainage system. The applicant will be required to submit a proposed storm CITY OF T1GARD Pre-Application Conference Notes Page 3 of 6 Engineering Department Section drainage plan for the site, any' ,ay be required to prepare a sub-"n drainage analysis to ensure that the proposed system will Jm mod ate runoff from upstream p. ;rties when fully developed. On-site disposal is not allowed. A fee-in-lieu of detention may be allowed if there are no known downstream issues. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) (Resolution and Order No. 00-7) which requires the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from impervious surfaces. The resolution contains a provision that would allow an applicant to pay a fee in-lieu of constructing an on- site facility provided specific criteria are met. The City will use discretion in determining whether or not the fee in-lieu will be offered. If the fee is allowed, it will be based upon the amount of impervious surfaces created; for every 2,640 square feet, or portion thereof, the fee shall be $210. Preliminary sizing calculations for any proposed water quality facility shall be submitted with the development application. It is anticipated that this project will require: Construction of an on-site water quality facility. Payment of the fee in-lieu. Other Comments: All proposed sanitary sewer and storm drainage systems shall be designed such that City maintenance vehicles will have unobstructed access to critical manholes in the systems. Maintenance access roadways may be required if existing or proposed facilities are not otherwise readily accessible. TRAFFIC IMPACT FEES In 1990, Washington County adopted a county-wide Traffic Impact Fee (TIF) ordinance. The Traffic Impact Fee program collects fees from new development based on the development's projected impact upon the City's transportation system. The applicant shall be required to pay a fee based upon the number of trips which are projected to result from the proposed development. The calculation of the TIF is based on the proposed use of the land, the size of the project, and a general use based fee category. The TIF shall be calculated at the time of building permit issuance. In limited circumstances, payment of the TIF may be allowed to be deferred until the issuance of an occupancy permit. Deferral of the payment until occupancy is permissible only when the TIF is greater than $5,000.00. Pay the TIF CITY OF TIGARD Pre-Application Conference Notes Page 4 of 6 Engineering Department Section PERMITS Public Facility Improvement (PFI) Permit: Any work within a public right-of-way in the City of Tigard requires a PFI permit from the Engineering Department. A PFI permit application is available at the Planning/Engineering counter in City Hall. For more extensive work such as street widening improvements, main utility line extensions or subdivision infrastructure, plans prepared by a registered professional engineer must be submitted for review and approval. The Engineering Department fee structure for this permit is considered a cost recovery system. A deposit is collected with the application, and the City will track its costs throughout the life of the permit, and will either refund any remaining portion of the deposit, or invoice the Permittee in cases where City costs exceeds the deposit amount. NOTE: Engineering Staff time will also be tracked for any final design-related assistance provided to a Permittee or their engineer prior to submittal of a PFI permit application. This time will be considered part of the administration of the eventual PFI permit. The Permittee will also be required to post a performance bond, or other such suitable security. Where professional engineered plans are required, the Permittee must execute a Developer/Engineer Agreement, which will obligate the design engineer to perform the primary inspection of the public improvement construction work. The PFI permit fee structure is as follows: NOTE: If an PFI Permit is required,the applicant must obtain that permit prior to release of any permits from the Building Division. Building Division Permits: The following is a brief overview of the type of permits issued by the Building Division. For a more detailed explanation of these permits, please contact the Development Services Counter at 503-639-4171, ext. 304. Site Improvement Permit (SIT). This permit is generally issued for all new commercial, industrial and multi-family projects. This permit will also be required for land partitions where lot grading and private utility work is required. This permit covers all on-site preparation, grading and utility work. Home builders will also be required to obtain a SIT permit for grading work in cases where the lot they are working on has slopes in excess of 20% and foundation excavation material is not to be hauled from the site. Building Permit (BUP). This permit covers only the construction of the building and is issued after, or concurrently with, the SIT permit. Master Permit (MST). This permit is issued for all single and multi-family buildings. It covers all work necessary for building construction, including sub-trades (excludes grading, etc.). This permit can not be issued in a subdivision until the public improvements are substantially complete and a mylar copy of the recorded plat has been returned by the applicant to the City. For a land partition, the applicant must obtain an Engineering Permit, if required, and return a mylar copy of the recorded plat to the City prior to issuance of this permit. Other Permits. There are other special permits, such as mechanical, electrical and plumbing that may also be required. Contact the Development Services Counter for more information. CITY OF TIGARD Pre-Application Conference Notes Page 5 of 6 Engineering Department Section GRADING PLAN REQUIREMENTS FOR SUBDIVISIONS All subdivision projects shall require a proposed grading plan prepared by the design engineer. The engineer will also be required to indicate which lots have natural slopes between 10% and 20%, as well as lots that have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections will be required when the lots develop. The design engineer will also be required to shade all structural fill areas on the construction plans. In addition, each homebuilder will be required to submit a specific site and floor plan for each lot. The site plan shall include topographical contours and indicate the elevations of the corners of the lot. The builder shall also indicate the proposed elevations at the four corners of the building. PREPARED BY: C111.f�C 7-0te 0 ENGINEERING ARTMENT STAFF DATE Phone: [503)639-4171 Fax [503)624-0752 document2 Revised: September 2,2003 CITY OF TIGARD Pre-Application Conference Notes Page 6 of 6 Engineering Department Section . s PRE-APPLICATION CONFERENCE REQUEST CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223(503) 639-4171 FAX.' (503) 684-7297 GENERAL INFORMATION FOR STAFF USE ONLY Applicant: ? 7' SC& v'v44-4)0'a //o/4 /.t'C, Address: to o60,'( 98/ Phone:• OS- 939-5-17/r Case No.: r p i2f2,0 -c cy.)(a7 City: s` ewevd 0/2 Zip: Mild Receipt No.: �' - 3 4 Contact Person: � /Meter Phone: S03-gL�$ Application Accepted By: �C �t / Date: ! a Property Owner/Deed Holder(s): Qr DATE OF PRE-APP.: /Cff4 EL E St d aut NN TIME OF PRE-APP.: .1.1,(30 Address: /242/S5(A? /36. Cf Phone: � PRE-APP. HELD WITH: Ekt f City: //� O� Zip: 9 ?213 Rev 7/1/05 is\curpin\masters\revised\Pre-AppRequest.doc Property Address/Location(s): 726/c S� /36 7i epi,ler REQUIRED SUBMITTAL ELEMENTS (Note: applications will not be accepted without the required submittal elements) Tax Map & Tax Lot#(s): 2S 1 O'f 6boas-0O Zoning: f - Pre-Application Conf. Request Form Site Size: d,7 7 -5 4 COPIES EACH OF THE FOLLOWING: tg Brief Description of the Proposal and PRE-APPLICATION CONFERENCE INFORMATION any site-specific questions/issues that you would like to have staff research prior to the meeting. All of the information identified on this form are required to be submitted by the applicant and received by the Planning Division a g Site Plan. The site plan must show the minimum of one (1) week prior to officially scheduling a proposed lots and/or building layouts pre-application conference date/time to allow staff ample time to drawn to scale. Also, show the location prepare for the meeting. of the subject property in relation to the nearest streets; and the locations of A pre-application conference can usually be scheduled within 1-2 driveways on the subject property and across the street. weeks of the Planning Division's receipt of the request for either Tuesday or Thursday mornings. Pre-application conferences are R" The Proposed Uses. one (1) hour long and are typically held between the hours of ❑ Topographic Information. Include 9:00-11:00 AM. Contour Lines if Possible. PRE-APPLICATION CONFERENCES MUST BE SCHEDULED IN ❑ If the Pre-Applica ' n Conference is for PERSON AT THE COMMUNITY DEVELOPMENT COUNTER FROM a MONOPOL project, the applicant 8:00-4:00/MONDAY-FRIDAY. must attach copy of the letter and proof in e form of an affidavit of IF MORE THAN 4 PEOPLE ARE EXPECTED TO ATTEND THE mailin that the collocation protocol PRE-APPLICATION CONFERENCE IN YOUR GROUP, PLEASE was mpleted (see Section 18.798.080 INFORM THE CITY IN ADVANCE SO THAT ALTERNATE ROOM of a Tigard Community Development ARRANGEMENTS CAN BE MADE TO ACCOMMODATE THE de). GROUP. Filing Fee $351.00 September 2006 October 2006 S M T W T F S S M T WT F S 1 2 1 2 3 4 5 6 7 3 4 5 8 n 8 9 8 9 10 11 12 13 14 10 11 12 13 14 15 18 15 16 17 18 19 20 21 17 18 19 20 21 22 23 22 23 24 25 26 27 28 24 25 28 27 26 29 30 Thursday,September 07, 2006 30 31 -Pre-Apps CD Meetings Early 8:00 AM 9:00 AM (9:00 AM- 10:00 AM)Alex Hurley 503-925-8799 12615 SW 136th Ct 3-lot MLP 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM Late Tasks Notes Kristie Peerman 1 8/8/2008-1:15 PM ENGINEERING PLANNING LANDSCAPE ARCHITECTURE FORESTRY SURVEYING 13910 S.W.Galbreath Dr.,Suite 100 Offices Located In: Sherwood,Oregon 97140 ENGINEERING&FORESTRY SHERWOOD,OREGON Phone: (503)925-8799 VANCOUVER,WASHINGTON Fax: (503)925-8969 www.aks-eng.com August 7th,2006 City of Tigard Planning Division 13125 SW Hall Blvd. Tigard, OR 97223 Re: Pre-application conference for Tax Lot 500(Tax Map 2S 1 04BD) Staff: Ironwood Homes, Inc. is requesting a pre-application conference to discuss the attached layout for this proposed partition. Specific issues that we would like addressed include: • Does tax lot 9500 have sanitary sewer service? If so,will the project be required to extend sanitary sewer service in Walnut Lane across the entire project frontage? • Could a private sanitary sewer lateral be extended from the main in SW 136`h Court across parcel 1 to serve parcel 2? /-1 • After recent discussions with City staff,we would like to confirm that stormwater detention is not required and that the applicant can pay a fee-in-lieu of water quality treatment. ! f' • We would like to confirm that the applicant will be able to enter into a Restrictive Covenant for future street improvements, and that street improvements will not be required as part of this development. k r■ I look forward to discussing this project with you. Please call if you have any questions or comments. Sincerely, AKS Engineering& Forestry, LLC Alexander H. Hurley P.E., P.L.S., Principal . . 0 c -1- TAX LOT 9700 TAX LOT 401 TXMA A LOT 9500 TAX MAP 2S 1W 04BD ■ TAX MAP 2S 1 W 04BD q\ P 2 S 1W 04BD ~o N Q Q Q ,, , -...% i I I SW WALNUT LANE T1) 'I 55.01 4:.•7 I , � `��� ' m I r _.. _1.-C-) 0 j SCALE 1" = 20 FEET W Li) I PARCEL 1 q PARCEL 2 I 5,100 SF C 5,960 g I I - I TAX LOT 800 >< X = Q Q �-- TAX MAP 2S 1W 04BD I F-. _ - U ao t a o I = 1` 63.98' jTw S87'45'347 118.98' g CO •cn w PARCEL 3 1 8,235 SF O q i I TAX LOT 49C0 I TAX MAP 2S 1W 04BD . '' N7��‘ ' 1 I I 1--------------- TAX LOT 4800 TAX LOT 600 ' TAX LOT 700 TAX MAP 2S 1W 04BD TAX MAP 2S 1 W 04BD TAX MAP 2S 1W 04BD REVISIONS: I - - -- OEVGNCD Br. AHH DRANINC NO L-2 DATE: PRELIMINARY PLAT ENGINEERING • r LICENSED N OR,WA&AX ..•k-- _ DRAM BY AHH/JDJ/PEG SCALE: AS NOTED 12615 SW 136TH COURT eon NUMBER Office,LOCOI ed In CHECKED BY AHH 13910 SW GALBREATH DR,SUITE 100 SHERWOOD.OREGON PREPARED FOR: IRONWOOD HONES SIIER4100D,OR 97140 VANCOUVER,WASHINGTEM P.O.BOX 981 PHONE: (503)925-8799 SHERW000.OR 97140 SHEE1 FAX: (503)925-8969 ENANEERNG A FCNESTRV www.aks-engcom 503-939-5545 TIGARD OREGON 503-625-3752 . . ADDITIONAL DOCUMENTS RECERIED WALNUT LANE PA RTTI O N ..TV F G „____ -z,p, PRELIMINARY DEVELOPMENT PLANS PLAN�.;;,,�; E,?;N�r.. .. witillW:k.,*‘.:,\lilt.=,.., ill w:$5 ''Al I I it; a T3—19;11-- ,-',,,,,,,, .., , :,,, - . 4::1-ri--- - *--. ,.'" Ivy v . ,s J. APPLICANT PLANNING/ENGINEERING/9/4/MUNN LAW �yy�.Mr ' I IRONWOOD HOMES INC. ARBORIST/SURVEYING FIRM Lr'� 4 d CONTACT: PAT HUSKE i6 g A A ° CON ACT AERING R FORESTRY, LLC Tr.,r �L: PO BOX 981 CONTACT: GAL HURLEY ���;01—'11.'4.4v �,)�� +�� �� NM MO . i SHERWOOD. OR 97140 13910 SW GALBREATH DRIVE, SUITE 100 rr ,' ,-----:. ,,- ,. 4 : I 1 I�M PHONE: 503-940-9387 P u� , °�Y PHERWOOD, OR 97140 e �y `r � � `Razu a I FAX 503-625-3152 PHONE: 503-925-8799 ,I, -, ;4H t..:n . ,---,1 ate,. T FAX 503-925-8969 R + __ i OWNER " I PATRICK HUSKE AND TAMARA LYNN HUSKE K sd6TW ".P TAX ( PO BOX 981 ___ SHERWOOD, OR 97140 r VICINITY MAP / ;,KCI NOl TO SCALE \ mM LOT E00 `_ / /, LEGEND SITE MAP Iffiys Emil Tffi1L MOM NOT TO SCALE mum In 0{ 0 sswm.o • =am N. -K ,er n. . . n[.r CI a ~am " °'°° a PROPERTY DESCRIPTION: TAX LOT 500 (WASHINGTON COUNTY TAX MAP 25-I-0480)• me NI. Mel OM - • Pan hi I LOCATED IN THE NORTHWEST 1/4 OF SECTION 4, TOWNSHIP I0.1�.. - "o..r m IL. re I.N.Nav d """°"" w 2 SOUTH, RANGE 1 WEST, WILLAMETTE MERIDIAN, CITY OF �""' ° • °°°"°`—M` SHEET INDEX TIGARD, WASHINGTON COUNTY, OREGON s 1 COVER SHEET WITH VICINITY AND SITE MAPS EXISTING LAND USE: RESIDENTIAL "" 2 EXISTING CONDITIONS PLAN PROJECT PURPOSE: SINGLE-FAMILY DETACHED RESIDENTIAL 3 LOT MI °°N - — — — 3 PRELIMINARY PLAT AND BUILDING SETBACKS PLAN PARTITION IN THE R-7 ZONE °" 4 PRELIMINARY TREE PRESERVATION AND REMOVAL PLAN __..---—__ HMV 1.609 - PROJECT LOCATION: 12615 SW 136TH COURT, TIGARD, OR 97223 NO`,;, 5 PRELIMINARY EROSION CONTROL, DEMOLITIONS, AND UTILITY PLAN I �° 6 AERIAL PHOTO MINN _ DATUM cos v0 -_.... ........ ELEVATIONS ARE BASED ON WASHINGTON COUNTY ., •_-_._, BENCHMARK NUMBER 540. BENCHMARK NUMBER 540 011.9 _- IS A 2-I/2' BRASS DISC LOCATED AT THE END OF FERN ow STREET OFF OF SW 135TH AVENUE. PUBLISHED ELEVATION: "01 O1 —-- 294.42 (NGVD 1929). tax i0-30. 06 vlsaNS. COVER SHEET a V40.."x11«° IM MO • MEOW/�. P. "-"• '� ""°° WALNUT LANE PARTITION -. °"0 WITH VICINITY AND o' �� °"°`°"" r 1630 �m� v wa 00i 9 1995.1 my PREPAFI®FOR 41 b[i"c r,to,o SITE MAPS r"°"`c1'915 INV �+,+ ..,, �,_aas, 'b5 0D'aa0a« TIGARD .1.17 L . ,,.~ at` 1 Of 6 !11-4}S-]151 1«IOL INKIER!01 r.9KA amm,, 1 as«An SM.we./a•n MLMoo(,— 00 oro/ 4 I 1 TAX LOT 9600 TAX WP 25 1 GOD ' TAX LOT 9800 II TM VIP 25 1 0480 TAX LOT 9500 TAX LOT 9700 • RaltXXIX TAX YAP 25 104BD TAX L14P 25 10480 TREE TABLE 1 h lhA N I IILI w�iRE svLLU aW [ON:3.14 eY:]11111 I It'mf�C N1N10 W�.'�� IDD OOWK 4 H [h t1 G TI I] IAA BiIGA HI H 5 WC AY PI 0�/IX-1/2 RRL Oi em. rKn - IIIL IoIICa A If t... EI. ....... _ t4LLwll 10'!]1 OOWa4 II _ ....-- - ..,� - - .. - 10.31 r CHI a•'•Lr - '� . ..-.h-: , ..+.: _ _ .� _.. - - HID WEE 0 1 -- - I �µ °m.Hr. -'-• - .sjw -4�"� _£„ _ -- r' _ -'4'.jl -= NNW 1� a ~- ._ .iT .4 1 ,�: .--.--;-. g. S l4 _. Illell4 I•a la L latts must 44 SW W L.ANfi1- +1 _. r.. a HOW IOIIA4 * 1 ,� _ ( 1001 .RL wrar-a^•+m• -w_- _..-J__r�J yr^ -ii- . ..__-�.�I_1•r-._- -- - w_t!j' N.-- _ _ __ ..c.-.._ i -- t. r020 3/00[ I 0.- -' .� 3 - __. - � : l4G '- - . CPC PRAT, 10111 11RC 1 psi t V _ .-._\ ,101 - IVIl. '() 1 Q."`;, GE., 1 f cn�u�[I-u.nfRUa50016 lW IOtN An[ 0 - dM^ d 's. TI €,,, ~08 I. !j a •!!Ra TAX("LOT'50l- ,, ;NIA.•- T!-,T av*acn '-1 tai`...•E m** - .TAX 145P . ; 1�,,i / r :a:"' TAX LOT 54QQ� `", r'1, r 1 ly l,.! TAX LAP 2S 1 04805 '}If l _ - ,:,•r11AFA'•!fates 508.` - 0,I i, a t-f";.I.1+ ) 4 ,, I .,`._—L --i \ , t 1'II 'Y 1 TAX LOT 800 �,.I II....a..�.u..� R WAWA :. '� 1�1 E•,-- ���1 TAX MAP 2S 1 0480 Pte[le[ '' ,�� Ifs' r- , ,I aurc Rids WW1 ma ua1 Li 0�� 1441!lsw _ {—. 1 �O L i - r ; ...R.• 1 '-\` _;44 61-i 1 1Yr i lil Ill- ■ +.0:1[At� .� ; r Y 1., a IM-1!"3_rx 118777/11 M.AALA-As,411 'I R• '` 11 I� H[bG o i. } J1GLl is t+ " . _ �y L /- I 1 I e a sat a LTJ!?ri �;Lw4rlui __...... ::_' [JIG - .- is sXi ` __. 1 y .. a cf'1Ei_TSJi"2F')iE u L>E ssi � .. � �ii�0���,1v1•!lilii 1 tka OLOCa �i TAX LOT 4900 IT Il , j• _ TAX LAP 25 1 04801. I_` . WV t �� w.. i'A t.....-- 1-1-1...-1 LR LAL1,101) r***541 ..� • 111 ..-. 1 / al.nas1 ' I '01115115111111r.1***s_iI! 1 1 •• 'y r -_ s� 1...: 1 C"-''4,TAX LOT 700 ;4 i= ea-A^'. 0„ .s° o \ i!r�''S/TAX MAP 2S 1 04BD '' Z�sS TAX LOT 600'i1Lwnl4°'ot 'ala ±y0-,'I., S 4a`i TM MAP 2S I t yl-50 1T ."•1-• ••, Iu gP� I .T.., TAX LOT 4800; 11 xa I DISCLAIMER TAX YAP 1S 1 0480 i $° --I Lit,'m 05040-rN4YOhw 40I5 s MO a•lolocawic tAltI ■V.R.l 1010160 t eel(10051 4011AtSIW,aa0.15/1!/01- f 1 02005111 l+ 10 !of m5 7A0l0+m 600 a Im.IUaL LOU rill 050 !r� f I Fr 11005 460 OK 00010040.CP.I0010:.R NUM 611004 1 I 5AY6!!L roe NMYW ALL(1506 5410104E 4104 IO 101 4 Iva R TN∎ 'f1$- 7 howl 5005100 CC 11 1 I' i I xLLt t'. 00 net I � 1 i ; aLln3 - RENSIONS: ENC 0 • 11.M+NO MREINa Fo1ESIR0 amore ....... P-01 etolrzer0 EXISTING CONDITIONS •a�•W --t__ a � L AS WALNUT LANE PARTITION IROfCSSIOHAL MI6 OR M L74 lIIRVCVOR PLAN ame lwam.. — ,o,se r.Reaaw ra.,s.rt to memnl.OP[oa PREPARED FOR R...x!eaRX w. SOS 00 r 11Ia0 vAe(WHA,eA511MGIM FO hL PO PNON[1511])9I!-e)99 4GIIOW,at.H.O 4t�_1 r -I•. I CI I.INA 925 009 .,,,,,,..,: +L+-° M•o-" SWAN-55n 1TQDLRD O' I r 2 OF 6 f03-445475I MY I.01 Mhhl 500 eA9150,00 COM,1 .. • • j TAX LOT 9600 TAX LOT 9800 TAX MAP 25 1 0480 TAX MAP 25 1 04BD TAX LOT 9500 TAX LOT 9700 TAX YAP 25 1 04BD TAX MAP 25 1 0480 f - ( ----_f -- -- -- ---� --- a la MINIMUM REQUIRED SETBACKS: SW WALNUT LANE .. ......-. NAN r.ea reef _ __�._._......_. .............-- _ R-7 ZONE b lo FRONT YARD: 15 FT w1 SWIM c FRONT GARAGE: 20 ET 1r�__- c1 o-esr rm J Y191 aeeee _ __ __ —---- 1, ----"`___-- t CORNER SIDE YARD 10 FT I 11 I . I r--I---1 r -- r r I � � ? I DENSITY CALCULATIONS: TAX LOT 5400 r"°`°—I lox MAP 2S 1 0480 f ,?�0 I >W Ir I R7 ZONE { 1 1 TAX LOT 800 GROSS SITE AREA: 19,285 SF { ! PUBLIC RIGHT-OF-WAY DEDICATION: 542 5F A o vam UM• ,.,n r 1 1 1 li TAX MAP 25 1 aBO LOT WITH EXISIING HOME: 7,975 SF k I { NET DEVELOPABLE AREA: 10,018 SF Fy# �a.R i er arax+ra 1 a ' ,X1sum_+" 1— I..) 1-1-21 ti'� ! L J L———_1 1 MINIMUM ALLOWABLE LOT AREA = 4,000 SF i n4--i r , MINIMUM AVERAGE 100 AREA = 5.000 SF • , r 0�At1 1 I , MAXIMUM DENSITY: 10.818 SF/5.000 SF = 2.16 = 2 LOTS ... ..._.._..... ._ II 1rr MINIMUM DENSITY: 716 x 0.80 = 1.73 = I l01 4.... am. r11']1'GZ I,tM' OIS . I { 1 l PROPOSED DENSITY: = 1 1015 + L0!WITH EXISTING HOME = 3 LOIS I r � :" o ` PROPOSED AVERAGE LOT SIZE = 6,247 Sr E ( i 1 I A'rMOYI Corsi smog _ _ _._.—._-_..._ ..__..-.—..... ...........— TAX LOT 4900! 15..,741,i Z Z 100 MAP 25 1 0400;' t P'°"`I I f a s ia..M I 3 fl • I 11 '�' : I 1 r Ile Ni i _JJ I / 3 :5-- a TAX LOT 700 • /ep TAX MAP 25 1 OABD �" CUMULI 1 TAX LOT 600 \- awn w,i©, © COO R i3�°. ` n �?TI. f7[Ta err.. 1 i ( 310 I00 MAP 25 1 0480 Alm *t..Fft7 • cs .i@l� TAX LOT 480011 a I c4 IMWrilIMIIRILEA1111W7311111.7T40,11M11 • 1e 0'■TAX MAP zs I oar i I i 1`1.22.rc 47 a menmoreszmworrmrouncramninne I a _S"7167 WWI rwPc 744 I I nn la rosaro Mi II h • I 1 • en fLS 'a Ii i 1 1 1 i 111 I 4 /o-3°- (9(0 Ili 100 ibASIoNS: EMON Iwo • PLANING aumfYnv . POrFaTm ""'. PAY PRELIMINARY PLAT - rs.ortr ,.4f,,..,,�, x24 WWII? AND BUILDING AK.� �,.rM... WALNUT LANE PARTITION 650 ia,a c sumr.Nm oti.vrt,w yr num,aroON PREPARED FOR ...."1".0 we •-a7 .0SW,m.111 w,N...,m.,c,o» row., r~ rn, 1. wt[ SETBACKS PLAN won,= .,." , Yol"r'AW-O S'"° TIGARD dkVIRA 3OF 6 wf"ms•»u ,N A0,51.117 510 .ay.r,oN Coma w NV 75,.Ma .... . ■ I I aro..T...,krombory Pt,WEI*NM.P.110. no.1.1311 ... j . I ,...., ........ ima/a. ': 72744 .' ,. "...,''Z.' .T... ',, ,, •; . . ... I Ore IS 0 .........................., , 0 0............0 „, ........ • I I \ ''.----...-'''' - - I "17.77..._.Z-1,------.7f.*AIAMMA Almqiim-&-. • '4 I . ...LiV0......P motoo_. NI . ................•Om. M. to a . ...0400.....0 . e............•4..4 ..... .... ..„,__, . . 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LEGEND • I.• !.' * -.-ir. -......-"," 1 if-— —Jr•ts:1..... — . ,..:-.1-'—,,-3 irk 4.-t, I t unow owe MOOR P Or . • "'..r":"" .„...-..7"---............;:..,IF . I 1 i •,r. ..... •• ....'.. -;:-...;,:--- -,-.. \ . - i :,,Y el'l'''' TAX LOT 700 USW orolortr CoRrouR/I Or TAX, WP 73 1 0450 ,..-- • - /- • . 5E0000 Moot fro sr Mourn Root lo CROW) —.—.---o—o- -,Pr. ‘.i, -. TAX LOT 600 ,..- rirtt irlollrnorr ftrocr ,...k.... "iref,-;:---'\., TAX WP 25 I 048D on SCALP 1 i 1 C, ro.; Illii i ; \ I TAX LOI 4800'1 I . ! I ir!i-n .4-In \------ ,„,,,--/ TAX NAP 2S I 0490 , , I :, ! I 1, I ,! , i I I /0•30 (26, i .. „.. se A . m-a$ PM tamBER WASPS: PRELMINARY EROSION ewarewea • 'IMMO leDall•MIK&AS SLITMTHO • FCrEellti=a. IMO WI. PS ., .F. As mon WALNUT LAINJE PARTITION . .,n t._.„..)...,......_4,e i,.. 30 CONTIROL, DEMOLITIONS SV QM.OR.slow..,AK vIRIBP10"'"OREtir r SOMA CP IMO wriaaRCR.PASPHOION p0 Om SO FtlfgAill 'kt?ttriOP SHECT 5 Of 6 AND UTILITY PLAN MAE PDS)MAO. Mt NIP 115-MIS da,.......c..-11,r, TIPVIMORIOV PSP11000,OR'no 503-13,5545 503-115-3/51 11GARD PO 1.01 RUHR 500 0 sraprGION Cal.'Mr SAP 23 ix Mae Rug's.cote•/3•M } F - i'y t 6r r. w , o f tt rP_ ciA v I S+ +_ _ . k v ,'. 1,•• #; i} j fit, ` �' rs 9 1 w R� �# '',.. 4 { x Y ''-3�#» �j4�ry i F ..L1de` t aI „kA.-..S i�w'f 4Y�` 1 'J ,7E .. . y;1'1 I.« Rd r 8¢ TAX OF - �'" ti ..TAX LCi 7500 . I !>I. r rrx un s y k 4, #{- , ' :',:lt., 'v+ i' 11+r- 9 � 6 N� _ _ T F �omaceEt r_ 30 Mr? , _t .s.._—.r e s ' era, , , .,4. tN7 . x • i. I'.' sh. • y " qq v to aT 1 ^0. I j y A iC i IY I. ! • 1.�'•F '6 t ai , 4 F «�1'7.. ,. :, v f 111' T r^ tt SOL W1P5,MSCRIPIgHS,DFPIHS.'FRIER TAW DEPTHS.• 1� ` Tk f. IA;ERS,EHGOIEt*HC PROPERMS,PHYSICµPm:PERKS, 1f ,r,'.} :r A.,,1*..- j Yt I y * -� I WATER FEMUVES.MO OIHER SAI RRORYAHON HAS KO +7' r ,`I ,. .I g� :; a .^, ar< T a r� {.9 4'...-:14:a �r I a n+[EUDED 111 rRE Paa[cl wxRArrvi.•' a' a ,s •: t• ,t: \„,,....c.-----s\. '-: ''''..- ,.,„I r r .:-� T �1 ` *Oh 700 ry w jya 3�r ; x '7+'ti IJt a« I 1, �' z<I R,En IP FAQ LOT F00 „x**.r F' ,..... '" `"eet a�,* _+ t rn' }$ y .rnR 7: ,.4�}µ M ,p fq. �. t :.,7,:,c,':. 111 1,`"¢i}/i�" 0. ,r . .3 • t gL :� + rT'w'rk 4V + r : ,, 4•.. .j::. I a., R s `° eryY � E,,a i g +tx' ao � Kej ( t 6 r T "t '� =* '+ ! .'t +,� ii , .y a, +4' 1{S.!!�4� y s,,. .'.1 '- '� s re T y r �" •'hems 4;y r �' r Yl # • ar t er �{s ,f'yygy , R; I ..:,;'61..1„ --,....„7,-;.-i it ,i, T 1. t y { SA:: � 117 3 it a�' i y„'a Rt. Y.k 4.`.3 '4:A;_q�,'•, ,,,..1 4 tr I 2`: ii 1 H i Pk -,. . -: r•� ' I , !O Sv• O(p ,E Lt 11 .. - _. nnraaa� eEmrEtrro - POIE9I}r'r "' ...11111 . AERIAL PHOTO °�°r�m� �� WALNUT LANE PARTITION �� ' n' �°. o UM SF GNPGM d1,91111 1 W A K 9EIRIGm,RaE591 PREPARED F 1110X1111011 HORS,K - Y 'I.3O MAX: JR1iS-e199 ru1CGMR r.9MGiU RO/m!1 rr>o,r.:s IN5 TIGARD ...GM �.. a or re _- -_ 30.1-1125-1152 m,m KOOK/I sm _ _ Or ` �. AKS ENGINEERING & FORESTRY, LLC LETTER IDF T 826 SMITTAL &i 13910 SW Galbreath Drive, Suite 100 Offices Located In: Sherwood, OR 97140 Sherwood, OR www.aks-eng.com Redmond, OR Vancouver, WA Phone: 503-925-87�EC FaIX: 2.165-8969 To:City of Tigard EVE DATE: 3/9/2007 JOB NO.: 1630 Attn: Emily Eng MAR 0 9 2007 RE: Walnut Walnut Street Partition 13125 SW Hall Blvd. _. __ _... _. Tigard, OR 97223 CITY OF TIGARD ' PLANNINGIENGINEERING Billing # 1630, 20832 From:Bruce Baldwin �� WE ARE SENDING YOU THE FOLLOWING: COPIES DATE NO. DESCRIPTION i 1 2/28/2007 2 Cover Letter required to address specific Conditions of Approval 1 3/8/2007 8 Full Size Preliminary Construction Plans . x , L . I 3 _ _ I& For Approval - Approved as submitted El Resubmit copies for approval E. For your use Approved as noted ❑ Submit copies for distribution Ell As requested i........ Returned for corrections ❑ Return corrected prints El For review and comment IS RUSH Delivered ❑ FOR BIDS DUE PRINTS RETURNED AFTER LOAN TO US Remarks: If you have any questions,Tease call. Copy To:File SIGNED: Brenda Kimble for Bruce Baldwin 4 ndee -- - "S h t __1 otE, ENGINEERING PLANNING LANDSCAPE ARCHITECTURE R f°7 FORESTRY SURVEYING 13910 S.W.Galbreath Dr.,Suite 100 al Offices Located In: Sherwood,Oregon 97140 SHERWOOD,OREGON Phone: (503)925-8799 ENGINEERING&FORESTRY REDMOND,OREGON Fax: (503)925-8969 VANCOUVER,WASHINGTON www.aks-eng.com February 28th, 2007 City of Tigard Current Planning Division Attn: Emily Eng 13125 SW Hall Boulevard Tigard, OR 97223 RE: Walnut Lane Partition (MLP2006-00004) Ms. Eng: This letter serves as the "cover letter"required to address specific Conditions of Approval prior to commencing site work for the above mentioned project. The following is in response to Conditions of Approval 1, 2 and 3: 1. "The applicant shall provide a tree protection plan defining standards and methods that will be used by the applicant to protect trees during and after construction. The applicant shall submit the tree protection plan to Current Planning and also include it with construction drawings for the PFI permit and building permits." A Tree Removal/Protection and Demolitions Plan is shown on sheet 4 of the Walnut Lane Partition Construction Plans (attached). The Tree Removal /Protection and Demolitions Plan includes defining standards and methods that shall be used to protect trees during and after construction. The Tree Removal/Protection and Demolitions Plan has been included with the construction plans submitted for the PFI permit. Additionally,the Tree Removal/Protection and Demolitions Plan has been included with the construction plans submitted for the building permit required to construct the private sanitary sewer laterals. It shall be the individual lot owner's responsibility to include a tree protection plan with construction plans submitted for additional building permits that are not associated with the proposed site development improvements. 2. "Prior to any site work the applicant shall install all proposed tree protection fencing. The fencing shall be inspected and approved by Current Planning prior to commencing any site work. The tree protection fencing shall remain in place through the duration of all of the building construction phases, until the final inspection has been passed. If the Builder is different from the developer or initial applicant: Prior to issuance of building permits, the applicant shall submit site plan drawings indicating the location of the trees that were preserved on the lot during site development, location of tree protection fencing, and a signature of approval from the project arborist regarding the _1+ placement and construction techniques to be employed in building the structures. All proposed protection fencing shall be installed and inspected prior to commencing construction. The fencing shall remain in place through the duration of all of the building construction phases, until the final inspection has been passed. After approval from Current Planning, the tree protection measures may be removed." All proposed tree protection fencing will be installed by the developer and inspected and approved by Current Planning prior to any site work. The tree protection fencing will remain in place through the duration of all of the building construction phases, until the final inspection has been passed. It is our understanding that Ironwood Homes, Inc. (site developer) will be the home builder. If Ironwood Homes, Inc. chooses not to build the homes, then the home construction building permit applicant shall be responsible for submitting the required site plan drawings and arborist documentation prior to the issuance of building permits. 3. "The Project Arborist shall submit written reports to Current Planning, at least, once every two weeks,from initial tree protection zone(TPZ)fencing installation, through the building construction phase as he monitors the construction activities and progress. This inspection will be to evaluate the tree protection fencing, determine if the fencing was moved at any point during construction, and determine if any part of the Tree Protection Plan has been violated. These reports must be provided to Current Planning until the final inspection. The reports shall include any changes that occurred to the TPZ as well as the condition and location of the tree protection fencing. If the amount of TPZ was reduced then the Project Arborist shall justify why the fencing was removed, and shall certify that the construction activities to the trees did not adversely impact the overall, long-term health and stability of the tree(s)." The Project Arborist, or a Certified Arborist working under the direct supervision of the Project Arborist, will perform the required inspections and prepare and submit to Current Planning the required documentation as outlined above. The Project Arborist shall be Keith Jehnke with AKS Engineering&Forestry, LLC. If you have any questions or comments,please call. Sincerely, AKS En ineering and Forestry,LLC. (V7/1/1/-7--"' Alexander H. Hurley,PE, PLS, Principal Attachment CC: Patrick Huske—Ironwood Homes, Inc. 3/19/2007 Conditions Associated With 10:45:58AM Case#: MLP2006-00004 Condition 4111. Status Updated Code Titk ,ice Holds Changed By to By 0001 PROVIDE TREE PROTECTION PLAN None Met 3/9/2007 EAE 3/19/2007 EAE 1. The applicant shall provide a tree protection plan defining standards and methods that will be used by the applicant to protect trees during and after construction. The applicant shall submit the tree protection plan to Current Planning and also include it with construction drawings for the PFI permit and building permits. 0001 INSTALL TREE PROT FENCING None NOT MET EAE 2/22/2007 MSB 2. Prior to any site work the applicant shall install all proposed tree protection fencing. The fencing shall be inspected and approved by Current Planning prior to commencing any site work. The tree protection fencing shall remain in place through the duration of all of the building construction phases,until the final inspection has been passed. If the Builder is different from the developer or initial applicant: Prior to issuance of building permits,the applicant shall submit site plan drawings indicating the location of the trees that were preserved on the lot during site development,location of tree protection fencing,and a signature of approval from the project arborist regarding the placement and construction techniques to be employed in building the structures. All proposed protection fencing shall be installed and inspected prior to commencing construction. The fencing shall remain in place through the duration of all of the building construction phases,until the final inspection has been passed. After approval from Current Planning,the tree protection measures may be removed. 0001 BI-WEEKLY ARBORIST REPORTS None NOT MET EAE 2/22/2007 MSB 3. The Project Arborist shall submit written reports to Current Planning,at least,once every two weeks,from initial tree protection zone(TPZ)fencing installation,through the building construction phases,as he monitors the construction activities and progress. This inspection will be to evaluate the tree protection fencing,determine if the fencing was moved at any point during construction,and determine if any part of the Tree Protection Plan has been violated. These reports must be provided to Current Planning until the fmal inspection. The reports shall include any changes that occurred to the TPZ as well as the condition and location of the tree protection fencing. If the amount of TPZ was reduced then the Project Arborist shall justify why the fencing was moved,and shall certify that the construction activities to the trees did not adversely impact the overall,long-term health and stability of the tree(s). If the reports are not submitted or received by Current Planning at the scheduled intervals,and if it appears the TPZ's or the Tree Protection Plan are not being followed by the contractor or a sub-contractor,the City can stop work on the project until an inspection can be done by Current Planning and the Project Arborist. 0001 PLANT STREET TREES None NOT MET EAE 2/22/2007 MSB 4. The applicant shall plant street trees along the frontage of SW Walnut Lane and SW 136th Court. Prior to a PFI permit,the applicant shall submit a street tree plan. One copy shall go to Planning and one copy to Engineering. Size and spacing of street trees shall be as stated in Code Section 18.745.040.C.2. The applicant shall choose street trees listed in the City's Street Tree Planting List. 0001 RECORD DEED REST FOR TREES None NOT MET EAE 2/22/2007 MSB 5. The applicant/owner shall record a deed restriction to the effect that any existing tree greater than 12"diameter may be removed only if the tree dies or is hazardous according to a certified arborist. The deed restriction may be removed or will be considered invalid if a tree preserved in accordance with this decision should either die or be removed as a hazardous tree. 0001 DRIVEWAY PLANS None NOT MET EAE 2/22/2007 MSB 6. The applicant shall revise the site plan to show all proposed driveways in accordance with 18.705.1. The revised plan shall show a clear vision triangle for each proposed driveway in accordance with Section 18.795.040.B. 0001 PFI PERMIT None NOT MET KSM 2/22/2007 MSB 7. A Public Facility Improvement(PFI)permit is required for this project to cover any work in the public right-of-way. Six(6)sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement(PFI)permit plans shall conform to City of Tigard Public Improvement Design Standards,which are available at City Hall and the City's web page(www.tigard-or.gov). 0001 DESIGNATE PERMITTEE ON PFI None NOT MET KSM 2/22/2007 MSB 8. The PFI permit plan submittal shall include the exact legal name,address and telephone number of the individual or corporate entity who will be designated as the"Permittee",and who will provide the financial assurance for the public improvements. For example,specify if the entity is a corporation, limited partnership,LLC,etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. Page 1 of 3 CaseConditions..rpt NeAi -elk E 7 .44.* ENGINEERING PLANNING LANDSCAPE ARCHITECTURE FORESTRY SURVEYING 13910 S.W.Galbreath Dr., Suite 100 al Offices Located In: Sherwood,Oregon 97140 SHERWOOD,OREGON Phone:(503)925-8799 ENGINEERING& FORESTRY REDMOND,OREGON Fax:(503)925-8969 ■ VANCOUVER,WASHINGTON www.aks-eng.com June 20, 2007 Emily Eng City of Tigard, Oregon 13125 SW Hall Blvd. Tigard, OR 97223 pc Phone: 503-639-4171 Fax: 503-684-7297 RE: Required Bi-weekly Arborist Report for Walnut Street Partition (City of Tigard File No. MLP 2006-00004)AKS Job# 1630 Dear Emily: As a Condition of Approval,the following Bi-weekly Arborist Report letter is to affirm that the construction activities for: Walnut Street Partition is in compliance with the approved Tree Protection and Removal Plan. On June 19,2007,the site was visited for compliance with the Tree Protection and Removal Plan. The following is a checklist of construction activities that have been inspected inside the tree protection zone(TPZ): Compliance Violation 1- Location of tree protection fence X 2- Condition of tree protection fence is adequate X 3- Preserved trees are healthy and unharmed X 4- No dumping of material within the TPZ X 5- Roots(>1")within excavation are pruned X 6- No compaction within the TPZ X 7- No fill within the TPZ X To this date, all construction activities for the Walnut Street Partition comply with the approved Tree Protection and Removal Plan. All preserved trees on site have been observed to be healthy and stable. . Please let me know if you have any questions, Very Truly Yours, CERTIFIED AKS E • - ing&Forestry, LL MN • . v� Randy Ki ARBQRIST n RANDY KILLEN Certif-• Arborist PN-5948A CERTIFICATE.NUMBER PN-5948A C- ed Tree Risk Assessor# 198 EXPIRATION DATE' I2/3U2005 Arborist Disclosure Statement Arborists are tree specialists who use their education,knowledge,training, and experience to examine trees,recommend measures to enhance the health of trees, and attempt to reduce the risk of living near trees. The Client and Jurisdiction may choose to accept or disregard the recommendations of the arborist,or seek additional advice. Arborists cannot detect every condition that could possibly lead to the structural failure of a tree. Trees are living organisms that fail in ways we do not fully understand. Conditions are often hidden within trees and below ground. Arborists cannot guarantee that a tree will be healthy or safe under all circumstances,or for a specified period of time. Likewise,remedial treatments, like medicine,cannot be guaranteed. Trees can be managed,but they cannot be controlled. To live near trees is to accept some degree of risk. The only way to eliminate all risk associated with trees is to eliminate all trees. F ENGINEERING PLANNING LANDSCAPE ARCHITECTURE FORESTRY SURVEYING 13910 S.W.Galbreath Dr.,Suite 100 Offices Located In: Sherwood,Oregon 97140 SHERWOOD,OREGON Phone: (503)925-8799 REDMOND,OREGON Fax:(503)925-8969 ENGINEERING&FORESTRY VANCOUVER,WASHINGTON www.aks-eng.com July 5, 2007 Maris Buxton—Permit Coordinator City of Tigard, Oregon 13125 SW Hall Blvd. Tigard, OR 97223 Phone: 503-639-4171 Fax: 503-684-7297 RE: Required Bi-weekly Arborist Report for the Huske Partition (City of Tigard File No. MLP 2006-00004) AKS Job # 1630 Dear Maris: As a Condition of Approval,the following Bi-weekly Arborist Report letter is to affirm that the construction activities for: Huske Partition 1. is in compliance with the approved Tree Protection and Removal Plan. On July 5, 2007, the site was visited for compliance with the Tree Protection and Removal Plan. The following is a checklist of construction activities that have been inspected inside the tree protection zone(TPZ): Compliance Violation 1- Location of tree protection fence X 2- Condition of tree protection fence is adequate X 3- Preserved trees are healthy and unharmed X 4- No dumping of material within the TPZ X 5- Roots (>1")within excavation are pruned X 6- No compaction within the TPZ X 7- No fill within the TPZ X To this date, all construction activities for the Walnut Street Partition comply with the approved Tree Protection and Removal Plan. All preserved trees on site have been observed to be healthy and stable. Please let me know if you have any questions, Very Truly Yours, CERTIFIED AKS Engineering& Forestry,LLC. r' MOM Mt 1 -a.i■f 117. ■ Randy Killen ARBORIST Certified Arborist PN-5948A RANDY KILLEN CERTIflCATE NUMBER PN-5948A Certified Tree Risk Assessor# 198 EXPIRATION DATE: 121312008 Arborist Disclosure Statement Arborists are tree specialists who use their education, knowledge, training, and experience to examine trees, recommend measures to enhance the health of trees, and attempt to reduce the risk of living near trees. The Client and Jurisdiction may choose to accept or disregard the recommendations of the arborist, or seek additional advice. Arborists cannot detect every condition that could possibly lead to the structural failure of a tree. Trees are living organisms that fail in ways we do not fully understand. Conditions are often hidden within trees and below ground. Arborists cannot guarantee that a tree will be healthy or safe under all circumstances, or for a specified period of time. Likewise, remedial treatments, like medicine, cannot be guaranteed. Trees can be managed,but they cannot be controlled. To live near trees is to accept some degree of risk. The only way to eliminate all risk associated with trees is to eliminate all trees. M '' ENGINEERING PLANNING LANDSCAPE ARCHITECTURE FORESTRY SURVEYING 13910 S.W.Galbreath Dr.,Suite 100 Offices Located In: Sherwood,Oregon 97140 SHERWOOD,OREGON Phone:(503)925-8799 ENGINEERING&FORESTRY f REDMOND,OREGON Fax:(503)925-8969 VANCOUVER,WASHINGTON www.aks-eig.corn July 27,2007 Marts Buxton—Permit Coordinator City of Tigard, Oregon 13125 SW Hall Blvd. Tigard, OR 97223 Phone: 503-639-4171 Fax: 503-684-7297 RE: Required Bi-weekly Arborist Report for the Huske Partition (City of Tigard File No. MLP 2006-00004) AKS Job# 1630 Dear Marts: As a Condition of Approval, the following Bi-weekly Arborist Report letter is to affirm that the construction activities for: Huske Partition is in compliance with the approved Tree Protection and Removal Plan. On July 20,2007,the site was visited for compliance with the Tree Protection and Removal Plan. The following is a checklist of construction activities that have been inspected inside the tree protection zone(TPZ): Compliance Violation 1- Location of tree protection fence X 2- Condition of tree protection fence is adequate X 3- Preserved trees are healthy and unharmed X 4- No dumping of material within the TPZ X 5- Roots(>1")within excavation are pruned X 6- No compaction within the TPZ X 7- No fill within the TPZ X To this date,all construction activities for the Walnut Street Partition comply with the approved Tree Protection and Removal Plan. All preserved trees on site have been observed to be healthy and stable. Please let me know if you have any questions, f Very Truly Yours, CERTIFIED AKS Engi ring& Forestry,LLC. s 7III mom 4, Tilt ___74-1 i lr i w= rte;-;11 ARBORIST Randy Killen Certified Arborist PN-5948A RANDY Kn.r.FN CERTIFICATE NUMBER PN-5948A Certified Tree Risk Assessor# 198 EXPIRATION DATE. 12/31/1008 Arborist Disclosure Statement Arborists are tree specialists who use their education, knowledge, training, and experience to examine trees, recommend measures to enhance the health of trees, and attempt to reduce the risk of living near trees. The Client and Jurisdiction may choose to accept or disregard the recommendations of the arborist,or seek additional advice. Arborists cannot detect every condition that could possibly lead to the structural failure of a tree. Trees are living organisms that fail in ways we do not fully understand. Conditions are often hidden within trees and below ground. Arborists cannot guarantee that a tree will be healthy or safe under all circumstances, or for a specified period of time. Likewise, remedial treatments, like medicine, cannot be guaranteed. Trees can be managed,but they cannot be controlled. To live near trees is to accept some degree of risk. The only way to eliminate all risk associated with trees is to eliminate all trees. ENGINEERING PLANNING LANDSCAPE ARCHITECTURE FORESTRY SURVEYING 13910 S.W.Galbreath Dr.,Suite 100 Offices Located In: Sherwood,Oregon 97140 SHERWOOD,OREGON Il Phone: (503)925-8799 REDMOND,OREGON Fax:(503)925-8969 ENGINEERING&FORESTRY' VANCOUVER,WASHINGTON www.aks-eng.com August 10, 2007 Maris Buxton—Permit Coordinator City of Tigard,Oregon 13125 SW Hall Blvd. Tigard,OR 97223 Phone: 503-639-4171 Fax: 503-684-7297 RE: Required Bi-weekly Arborist Report for the Huske Partition (City of Tigard File No. MLP 2006-00004) AKS Job# 1630 Dear Maris: As a Condition of Approval,the following Bi-weekly Arborist Report letter is to affirm that the construction activities for: C��—, Huske Partition �l/"" G l ' ` is in compliance with the approved Tree Protection and Removal Plan. Onydry 9, 2007,the site was visited for compliance with the Tree Protection and Removal Plan. The following is a checklist of construction activities that have been inspected inside the tree protection zone(TPZ): Compliance Violation 1- Location of tree protection fence X 2- Condition of tree protection fence is adequate X 3- Preserved trees are healthy and unharmed X 4- No dumping of material within the TPZ X 5- Roots (>1") within excavation are pruned X 6- No compaction within the TPZ X • 7- No fill within the TPZ X To this date, all construction activities for the Walnut Street Partition comply with the approved Tree Protection and Removal Plan. All preserved trees on site have been observed to be healthy and stable. { Please let me know if you have any questions, Very Truly Yours, CEO ED AKS Engineering&Fore v ry,LLC. 1 11111111!"— I 111•111 .. 1 ....._— L.IIi.V..4. 1 v II 882 N1O AI!I I </ ARBORIST Randy Killen RANDY KILLEN Certified Arborist PN-5948A CERTIFICATE NUMBER PN-5948A Certified Tree Risk Assessor# 198 EXPIRATION DATE: 12/]12908 Arborist Disclosure Statement Arborists are tree specialists who use their education,knowledge,training,and experience to examine trees, recommend measures to enhance the health of trees, and attempt to reduce the risk of living near trees. The Client and Jurisdiction may choose to accept or disregard the recommendations of the arborist, or seek additional advice. Arborists cannot detect every condition that could possibly lead to the structural failure of a tree. Trees are living organisms that fail in ways we do not fully understand. Conditions are often hidden within trees and below ground. Arborists cannot guarantee that a tree will be healthy or safe under all circumstances, or for a specified period of time. Likewise, remedial treatments, like medicine,cannot be guaranteed. Trees can be managed,but they cannot be controlled. To live near trees is to accept some degree of risk. The only way to eliminate all risk associated with trees is to eliminate all trees. a ENGINEERWG PLANNING LANDSCAPE ARCHITECTURE FORESTRY SURVEYING 13910 S.W.Galbreath Dr.,Suite 100 Offices Located In: Sherwood,Oregon 97140 SHERWOOD,OREGON Phone:(503)925-8799 ENGINEERING&FORESTRY REDMOND,OREGON Fax:(503)925-8969 0 VANCOUVER,WASHINGTON www.aks-eng.com August 27, 2007 Maris Buxton—Permit Coordinator City of Tigard, Oregon 13125 SW Hall Blvd. Tigard, OR 97223 Phone: 503-639-4171 Fax: 503-684-7297 RE: Required Bi-weekly Arborist Report for the Huske Partition (City of Tigard File No. MLP 2006-00004) AKS Job# 1630 Dear Mans: As a Condition of Approval,the following Bi-weekly Arborist Report letter is to affirm that the construction activities for: Huske Partition is in compliance with the approved Tree Protection and Removal Plan. On August 23, 2007,the site was visited for compliance with the Tree Protection and Removal Plan_ The following is a checklist of construction activities that have been inspected inside the tree protection zone(TPZ): Compliance Violation 1- Location of tree protection fence X 2- Condition of tree protection fence is adequate X 3- Preserved trees are healthy and unharmed X 4- No dumping of material within the TPZ X 5- Roots (>1") within excavation are pruned X 6- No compaction within the TPZ X 7- No fill within the TPZ X To this date, all construction activities for the Walnut Street Partition comply with the approved Tree Protection and Removal Plan. All preserved trees on site have been observed to be healthy and stable. Please let me know if you have any questions, Very Truly Yours, CEO ED AKS Engineering&Forestry,LLC. ; ' i l X171::= AIM Irv. WLEilll NW a. IIIMMINNIS II ARBORIST Randy • en RANDY KILLEN Certi.`ed Arborist PN-5948A CERTIFICATE NUMBER PIS-5948A Certified Tree Risk Assessor# 198 EXPIRATION DATE: 12/3I/21/08 Arborist Disclosure Statement Arborists are tree specialists who use their education,knowledge, training, and experience to examine trees,recommend measures to enhance the health of trees, and attempt to reduce the risk of living near trees. The Client and Jurisdiction may choose to accept or disregard the recommendations of the arborist, or seek additional advice. Arborists cannot detect every condition that could possibly lead to the structural failure of a tree. Trees are living organisms that fail in ways we do not fully understand. Conditions are often hidden within trees and below ground. Arborists cannot guarantee that a tree will be healthy or safe under all circumstances, or for a specified period of time. Likewise,remedial treatments, like medicine, cannot be guaranteed. Trees can be managed,but they cannot be controlled. To live near trees is to accept some degree of risk. The only way to eliminate all risk associated with trees is to eliminate all trees. 1 ENGINEERING PLANNING LANDSCAPE ARCHITECTURE FORESTRY SURVEYING 13910 S.W.Galbreath Dr.,Suite 100 1.119 Offices Located In: Sherwood,Oregon 97140 SHERWOOD,OREGON Phone:(503)925-8799 REDMOND,OREGON Fax:(503)925-8969 ENGINEERING&FORESTRY VANCOUVER,WASHINGTON www.aks-eng.com September 13, 2007 Maris Buxton—Permit Coordinator City of Tigard, Oregon 13125 SW Hall Blvd. Tigard, OR 97223 Phone: 503-639-4171 Fax: 503-684-7297 RE: Required Bi-weekly Arborist Report for the Huske Partition (City of Tigard File No. MLP 2006-00004)AKS Job# 1630 Dear Maris: As a Condition of Approval,the following Bi-weekly Arborist Report letter is to affirm that the construction activities for: Huske Partition is in compliance with the approved Tree Protection and Removal Plan. On September 13, 2007,the site was visited for compliance with the Tree Protection and Removal Plan. The following is a checklist of construction activities that have been inspected inside the tree protection zone(TPZ): Compliance Violation 1- Location of tree protection fence X 2- Condition of tree protection fence is adequate X 3- Preserved trees are healthy and unharmed X 4- No dumping of material within the TPZ X 5- Roots(>1")within excavation are pruned X 6- No compaction within the TPZ X 7- No fill within the TPZ X To this date, all construction activities for the Walnut Street Partition comply with the approved Tree Protection and Removal Plan. All preserved trees on site have been observed to be healthy and stable. Please let me know if you have any questions, Very Truly Yours, CERTIFIED AXS Engineeritt6& Forestry,LLC. i Randy Killen Kk ARBORIST Certified Arbo st PN-5948A RANDY NUMBER A Certified Tree Risk Assessor# 198 EXPIRATION DATE: I2/3I/2001 Arborist Disclosure Statement Arborists are tree specialists who use their education, knowledge, training, and experience to examine trees, recommend measures to enhance the health of trees, and attempt to reduce the risk of living near trees. The Client and Jurisdiction may choose to accept or disregard the recommendations of the arborist,or seek additional advice. Arborists cannot detect every condition that could possibly lead to the structural failure of a tree. Trees are living organisms that fail in ways we do not fully understand. Conditions are often hidden within trees and below ground. Arborists cannot guarantee that a tree will be healthy or safe under all circumstances, or for a specified period of time. Likewise, remedial treatments, like medicine,cannot be guaranteed. Trees can be managed,but they cannot be controlled. To live near trees is to accept some degree of risk. The only way to eliminate all risk associated with trees is to eliminate all trees. ENGINEERING PLANNING LANDSCAPE ARCHITECTURE FORESTRY SURVEYING 13910 S.W.Galbreath Dr., Suite 100 al Offices Located In: Sherwood,Oregon 97140 SHERWOOD,OREGON Phone:(503)925-8799 ENGINEERING&FORESTRY REDMOND,OREGON Fax: (503)925-8969 VANCOUVER,WASHINGTON www.aks-eng.com October 5,2007 Maris Buxton—Permit Coordinator City of Tigard, Oregon 13125 SW Hall Blvd. Tigard, OR 97223 Phone: 503-639-4171 Fax: 503-684-7297 RE: Required Bi-weekly Arborist Report for the Huske Partition (City of Tigard File No. MLP 2006-00004)AKS Job# 1630 Dear Maris: As a Condition of Approval,the following Bi-weekly Arborist Report letter is to affirm that the construction activities for: Huske Partition is in compliance with the approved Tree Protection and Removal Plan. On October 5, 2007,the site was visited for compliance with the Tree Protection and Removal Plan. The following is a checklist of construction activities that have been inspected inside the tree protection zone (TPZ): Compliance Violation. 1- Location of tree protection fence X 2- Condition of tree protection fence is adequate X 3- Preserved trees are healthy and unharmed X 4- No dumping of material within the TPZ X 5- Roots (>1") within excavation are pruned X 6- No compaction within the TPZ X 7- No fill within the TPZ X To this date, all construction activities for the Walnut Street Partition comply with the approved Tree Protection and Removal Plan. All preserved trees on site have been observed to be healthy and stable. Please let me know if you have any questions, CERTIFIED Truly Yours, �..,. AKS Engineering& Forestry,LLC_ _ ANNA ARBORIST • Randy Killen RANDY KILLEN Certified Arborist PN-5948A CERTIFICATE NUMBER PN-594SA Certified Tree Risk Assessor# 198 EXPIRATION DATE: 17/31/1008 Arborist Disclosure Statement Arborists are tree specialists who use their education,knowledge,training, and experience to examine trees,recommend measures to enhance the health of trees, and attempt to reduce the risk of living near trees. The Client and Jurisdiction may choose to accept or disregard the recommendations of the arborist,or seek additional advice. Arborists cannot detect every condition that could possibly lead to the structural failure of a tree. Trees are living organisms that fail in ways we do not fully understand. Conditions are often hidden within trees and below ground. Arborists cannot guarantee that a tree will be healthy or safe under all circumstances, or for a specified period of time. Likewise,remedial treatments, like medicine,cannot be guaranteed. • Trees can be managed, but they cannot be controlled. To live near trees is to accept some degree of risk. The only way to eliminate all risk associated with trees is to eliminate all trees. • • • • ENGINEERING PLANNING LANDSCAPE ARCHITECTURE FORESTRY SURVEYING 13910 S.W.Galbreath Dr., Suite 100 al Offices Located In: Sherwood,Oregon 97140 SHERWOOD,OREGON Phone:(503)925-8799 REDMOND,OREGON Fax:(503)925-8969 ENGINEERING&FORESTRY f VANCOUVER,WASHINGTON www.aks-eng.com January, 18, 2008 Maris Buxton—Permit Coordinator City of Tigard, Oregon 13125 SW Hall Blvd. Tigard,OR 97223 Phone: 503-639-4171 Fax: 503-684-7297 RE: Required Arborist Report for the Huske Partition (City of Tigard File No. MLP 2006- 00004)AKS Job # 1630 Dear Maris: As a Condition of Approval, the following Arborist Report letter is to affirm that the construction activities for: Huske Partition is in compliance with the approved Tree Protection and Removal Plan. On January 17, 2008,the site was visited for compliance with the Tree Protection and Removal Plan. The following is a checklist of construction activities that have been inspected inside the tree protection zone(TPZ): Compliance Violation 1- Location of tree protection fence X 2- Condition of tree protection fence is adequate X 3- Preserved trees are healthy and unharmed X 4- No dumping of material within the TPZ X 5- Roots(>1")within excavation are pruned X 6- No compaction within the TPZ X 7- No fill within the TPZ X Since the last arborist report, the construction inspector has been monitoring the tree protection for the site during their daily inspection. No violations were observed and the all the preserved trees on site have been observed to be healthy and stable. ,. Please let me know if you have any questions, Very Truly Yours, CEDED AKS Engineering& Forestry,LLC. '`„ 111111111MBNIIM PIS AK• ARBORIST Randy Killen DTEELF�Certifed Arborist PN-5948A CERTIFICATE NUM A Certified Tree Risk Assessor# 198 EXnRAT1ON DATE: 12/31/2008 Arborist Disclosure Statement Arborists are tree specialists who use their education, knowledge,training, and experience to examine trees, recommend measures to enhance the health of trees, and attempt to reduce the risk of living near trees. The Client and Jurisdiction may choose to accept or disregard the recommendations of the arborist,or seek additional advice. Arborists cannot detect every condition that could possibly lead to the structural failure of a tree. Trees are living organisms that fail in ways we do not fully understand. Conditions are often hidden within trees and below ground. Arborists cannot guarantee that a tree will be healthy or safe under all circumstances, or for a specified period of time. Likewise,remedial treatments, like medicine,cannot be guaranteed. Trees can be managed,but they cannot be controlled. To live near trees is to accept some degree of risk. The only way to eliminate all risk associated with trees is to eliminate all trees. ENGINEERING PLANNING LANDSCAPE ARCHITECTURE FORESTRY SURVEYING 13910 S.W.Galbreath Dr.,Suite 100 al Offices Located In: Sherwood,Oregon 97140 SHERWOOD,OREGON Phone:(503)925-8799 REDMOND,OREGON Fax:(503)925-8969 ENGINEERING&FORESTRY f VANCOUVER,WASHINGTON www.aks-cng.com February 1,2008 Maris Buxton—Permit Coordinator {• City of Tigard, Oregon 13125 SW Hall Blvd. Tigard, OR 97223 Phone: 503-639-4171 Fax: 503-684-7297 RE: Required Arborist Report for the Huske Partition (City of Tigard File No. MLP 2006- 00004) AKS Job# 1630 Dear Maris: As a Condition of Approval,the following Arborist Report letter is to affirm that the construction activities for: Huske Partition is in compliance with the approved Tree Protection and Removal Plan. On February 1, 2008,the site was visited for compliance with the Tree Protection and Removal Plan. The following is a checklist of construction activities that have been inspected inside the tree protection zone(TPZ): Compliance Violation 1- Location of tree protection fence X 2- Condition of tree protection fence is adequate X 3- Preserved trees are healthy and unharmed X 4- No dumping of material within the TPZ X 5- Roots (>1")within excavation are pruned X 6- No compaction within the TPZ X 7- No fill within the TPZ X No violations were observed and the all the preserved trees on site have been observed to be healthy and stable. Please let me know if you have any questions, Very Truly Yours, CERTIFIED AKS Enginee,ag& Forestry,LLC. UMW pa 1 I tar UP MEI -IS III a i�i • LARBORIST Randy Killen — Certified Arborist PN-5948A RANDY Id CERTIRICA7T.NUMBER PN-59.18A Certified Tree Risk Assessor# 198 EXPIRATION DATE, 12/]1/200! Arborist Disclosure Statement Arborists are tree specialists who use their education, knowledge, training, and experience to examine trees, recommend measures to enhance the health of trees, and attempt to reduce the risk of living near trees. The Client and Jurisdiction may choose to accept or disregard the recommendations of the arborist, or seek additional advice. Arborists cannot detect every condition that could possibly lead to the structural failure of a tree. Trees '• are living organisms that fail in ways we do not fully understand. Conditions are often hidden within trees and below ground. Arborists cannot guarantee that a tree will be healthy or safe under all circumstances, or for a specified period of time. Likewise, remedial treatments, like medicine,cannot be guaranteed. Trees can be managed, but they cannot he controlled. To live near trees is to accept some degree of risk. The only way to eliminate all risk associated with trees is to eliminate all trees. • ENGINEERING PLANNING LANDSCAPE ARCHITECTURE FORESTRY SURVEYING 13910 S.W.Galbreath Dr.,Suite 100 Offices Located In: Sherwood,Oregon 97140 SHERWOOD,OREGON Phone:(503)925-8799 REDMOND,OREGON ENGINEERING&FORESTRY Fax:(503)925-8969 ■ VANCOUVER,WASHINGTON www.aks-eng.com February 15,2008 Maris Buxton—Permit Coordinator City of Tigard,Oregon 13125 SW Hall Blvd. Tigard, OR 97223 Phone: 503-639-4171 Fax: 503-684-7297 F RE: Required Arborist Report for the Huske Partition (City of Tigard File No. MLP 2006- 00004)AKS Job# 1630 Dear Maris: As a Condition of Approval,the following Arborist Report letter is to affirm that the construction activities for: Huske Partition ✓ is in compliance with the approved Tree Protection and Removal Plan. On February 14,2008, the site was visited for compliance with the Tree Protection and Removal Plan. The following is a checklist of construction activities that have been inspected inside the tree protection zone(TPZ): Compliance Violation 1- Location of tree protection fence X 2- Condition of tree protection fence is adequate X 3- Preserved trees are healthy and unharmed X 4- No dumping of material within the TPZ X 5- Roots(>1")within excavation are pruned X 6- No compaction within the TPZ X 7- No fill within the TPZ X No violations were observed and the all the preserved trees on site have been observed to be healthy and stable. Please let me know if you have any questions, Very Truly Yours, ,�,CERTIFIED,,. AKS Engineering& Forestry,LLC. wow INN i = �.w_l jar. ._ iv N r i SIM andy Killen ARBORIST Certified Arborist PN-5948A RANDY kILLEN CERTIFICATE NUMBER►N-5948A Certified Tree Risk Assessor# 198 EXPIRATION DATE: Imlauoa Arborist Disclosure Statement Arborists are tree specialists who use their education, knowledge, training, and experience to examine trees, recommend measures to enhance the health of trees, and attempt to reduce the risk of living near trees. The Client and Jurisdiction may choose to accept or disregard the recommendations of the arbonst, or seek additional advice. Arborists cannot detect every condition that could possibly lead to the structural failure of a tree. Trees are living organisms that fail in ways we do not fully understand. Conditions are often hidden within trees and below ground. Arborists cannot guarantee that a tree will be healthy or safe under all • circumstances, or for a specified period of time. Likewise, remedial treatments, like medicine,cannot be guaranteed. Trees can be managed,but they cannot be controlled. To live near trees is to accept some degree of risk. The only way to eliminate all risk associated with trees is to eliminate all trees. • ENGINEERING PLANNING LANDSCAPE ARCHITECTURE FORESTRY SURVEYING 13910 S.W.Galbreath Dr.,Suite 100 III Offices Located In: Sherwood,Oregon 97140 SHERWOOD,OREGON Phone:(503)925-8799 ENGINEERING FORESTRY f REDMOND,OREGON Fax:(503)925-8969 VANCOUVER,WASHINGTON www.aks-eng.corq February 28, 2008 Marts Buxton—Permit Coordinator City of Tigard, Oregon 13125 SW Hall Blvd. Tigard,OR 97223 Phone: 503-639-4171 Fax: 503-684-7297 RE: Required Arborist Report for the Huske Partition (City of Tigard File No. MLP 2006- 00004) AKS Job# 1630 Dear Maris: As a Condition of Approval, the following Arborist Report letter is to affirm that the construction activities for: Huske Partition is in compliance with the approved Tree Protection and Removal Plan. On February 28, 2008, the site was visited for compliance with the Tree Protection and Removal Plan. The following is a checklist of construction activities that have been inspected inside the tree protection zone(TPZ): Compliance Violation 1- Location of tree protection fence X 2- Condition of tree protection fence is adequate X 3- Preserved trees are healthy and unharmed X 4- No dumping of material within the TPZ X 5- Roots (>1") within excavation are pruned X 6- No compaction within the TPZ X 7- No fill within the TPZ X No violations were observed and the all the preserved trees on site have been observed to be healthy and stable. Please let me know if you have any questions, Very Truly Yours, CE RTIFIED AKSEn.! ' •eri,g& Forestry,LLC. ��_ AIM INNS .°r MIL■IR •I -•r ARBORIST Randy Killen RANDY KILLEN Certified Arborist PN-5948A CERTITICATE NUMBER PN-594/A Certified Tree Risk Assessor# 198 EXPIRATION DATE: 12/31iwa Arborist Disclosure Statement Arborists are tree specialists who use their education,knowledge, training, and experience to examine trees, recommend measures to enhance the health of trees, and attempt to reduce the risk of living near trees. The Client and Jurisdiction may choose to accept or disregard the recommendations of the arborist, or seek additional advice. Arborists cannot detect every condition that could possibly lead to the structural failure of a tree. Trees are living organisms that fail in ways we do not fully understand. Conditions are often hidden within trees and below ground. Arborists cannot guarantee that a tree will be healthy or safe under all circumstances,or for a specified period of time. Likewise,remedial treatments, like medicine, cannot be guaranteed. Trees can be managed,but they cannot be controlled. To live near trees is to accept some degree of risk. The only way to eliminate all risk associated with trees is to eliminate all trees. ENGINEERING PLANNING LANDSCAPE ARCHITECTURE FORESTRY SURVEYING 13910 S.W.Galbreath Dr.,Suite 100 Offices Located In: Sherwood,Oregon 97140 SHERWOOD, OREGON Phone:(503)925-8799 ENGINEERING&FORESTRY REDMOND,OREGON Fax:(503)925-8969 VANCOUVER,WASHINGTON www.aks-eng.com April 8, 2008 Maris Buxton—Permit Coordinator City of Tigard, Oregon 13125 SW Hall Blvd. Tigard, OR 97223 Phone: 503-639-4171 Fax: 503-684-7297 RE: Final Arborist Assessment for the Tree at the Huske Partition (City of Tigard File No. MLP 2006-00004) AKS Job # 1630 Dear Maris Buxton: The purpose of this letter is to act as the final arborist report for the tree located on parcel three in the Huske Partition. On April 7, 2008, I visited the site and found the construction activities in proximity to the area around the preserved tree in parcel three are complete. The area outside the tree protected zone in parcel three is landscaped. The preserved trees appear healthy and vigorous. In closing, Endicott Woods Enterprises, Incorporated and Ironwood Homes has completed all construction activities around the preserved tree within parcel three;per the approved tree protection plan and no further inspections are required. The tree appears healthy and vigorous with no significant damage occurring during the construction of this project. Please let me know if you have any questions, Very Truly Yours, CERTIFIED AKS Engineering& Forestry,LLC. • • \ • -�� • 4s • ' � viii i • Randy Killen ARBORIST Certified Arborist PN-5948A RA�NDYNKI UMBER EN Certified Tree Risk Assessor# 198 EXPIRATION DA It: ,z"'z°°'