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HomeMy WebLinkAboutSUB2007-00009 EXPIRED SUB2007 - 00009 HUNTER ' S TRAIL SUBDIVISION NOTICE OF TYPE II DECISION ® SUBDIVISION (SUB) 2007-00009 - HUNTER'S TRAIL SUBDIVISION 120 DAYS = 3/25/2008 SECTION I. APPLICATION SUMMARY FILE NAME: HUNTER'S TRAIL SUBDIVISION CASE NO.: Subdivision(SUB) SUB2007-00009 REQUEST: The applicant is requesting approval of a six (6) lot subdivision for single-family detached residences on an approximately 1.72-acre site. Proposed lots range from 7,020 to 16,529 square feet, with an average lot size of 10,417 square feet. Two single-family residences exist on-site and both will be retained on proposed lots 1 and 3. APPLICANT: Pays Custom Homes OWNER James and Susan Kahut Attn:Todd Pays 13740 SW Ash Avenue 17278 SW Sonnet Way Tigard Oregon 97223 King City, Oregon 97224 APPLICANT'S Alpha Community Development OWNER: Clay and Leslie Nichols REP: Ann: Tom McConnell 13780 SW Ash Avenue 9200 SW Nimbus Avenue Tigard Oregon 97223 Beaverton, Oregon 97008 COMPREHENSIVE PLAN DESIGNATION: R-4.5: Low-Density Residential District. ZONE: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. LOCATION: 13740 and 13780 SW Ash Avenue; Washington County Tax Map 2S 102CD, Tax Lots 03001 and 03004. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 18.730, 18.745, 18.765, 18.780, 18.790,18.795 and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request subject to certain conditions of approval. The findings and conclusions on which the decision is based are noted in Section VI of this Decision. NOTICE OF DEQSION PAGE 1 OF 29 SUB2007-00009-HUNTER'S TRAIL SUBDIVISION 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 conditions of approval to the CURRENT PLANNING DIVISION, ATTN: Gary Pagenstecher, 503-639-4171, EXT 2434. The cover letter shall clearly identify where in the submittal the required information is found: 1. Prior to commencing site work, the applicant shall submit a Street Tree Plan showing required street trees along SW Ash Avenue and the proposed private street`Tract A'. 2. Prior to commencing site work, the applicant shall submit a revised preliminary plat that shows that all lots have a minimum 25-foot frontage. 3. Prior to commencing site work, the applicant shall submit a revised arborist report to include a more detailed measurement of trees. Specifically, 12" trees need to be measured in tenths of inches, and multi- stem trees need to be measured per one of the recommended methods in the 9th edition of the Guide for Plant Appraisal. Based on the revised measurements the applicant shall revise their mitigation calculation and the corresponding amount of cash assurance shah then Be calculated. 4. Prior to site work, the applicant shall submit a cash assurance (letter of credit or cash deposit) for the equivalent value of mitigation required. Any trees successfully planted on or off-site, in accordance with an approved Tree Mitigation Plan and TDC 18.790.060.D,will be credited against the assurance two years after all of the trees are planted per the approved Tree Mitigation Plan. The Tree Mitigation Plan shall be due for review and approval prior to tree planting_ the issuance of building permits, whichever is first. After the plan is approved and-the trees are planted, the project arborist shall submit a letter to the City Arborist to certify that all of the mitigation trees were properly planted per the a proved Tree Mitigation Plan in order to set the starting point of the two year tree establishment period. Ater the two year establishment period, the applicant shall provide a re-inventory of the mitigation trees conducted by a certified arborist in order to document mitigation tree survival, and compliance with the approved Tree Mitigation Plan. The remaining value of caliper inches not successfully mitigated shall be paid as a fee in-lieu of planting from the original cash assurance. 5. Prior to commencing any site work, the applicant shall establish fencing as directed by the project arborist to protect the trees to be retained. The applicant shall call for an inspection and allow access by the City Arborist for the purpose of monitoring the tree protection to verify that the tree protection measures are performing adequately. 6. The applicant shall have an on-going responsibility to ensure that the Project Arborist has submitted written reports to the City Arborist, at least once every two weeks, as the Project Arborist monitors the construction activities from initial tree protection zone ('1PZ) fencing installation through the building construction phases. The reports shall evaluate the condition and location of the tree protection fencing, determine if any changes occurred to the TPZ,and if any part of the Tree Protection Plan has been violated. If the amount of TPZ was reduced,then the Project Arborist shall certify that the construction activities did not adversely act the overall, long-term health and stability of the tree(s). If the reports are not submitted to y impact City Arborist at the scheduled intervals, and if it ppears the TPZ's or the Tree Protection Plan are not being followed by the contractor or a sub-contractor, the City can stop work on the project until an inspection can be done by the City Arborist and the Project Arbonst. 7. Prior to commencing site work, the applicant shall submit construction drawings to both Planning and Engineering that include: A. The approved Tree Removal,Protection and Mitigation Plan; B. A construction sequence including installation and removal of tree protection devices, clearing, grading,and paving; C A note prohibiting.equipment, vehicles? machinery, grading, dumping storage, burial of debris, or any other construction-related activities in any tree protection zone; and NOTICE OF DEQSION PAGE 2 OF 29 SUB2007-00009-HUNTER'S TRAIL SUBDIVISION • D. A note stating that only those trees identified on the approved Tree Removal plan are authorized for removal by this report. Notwithstanding any other provision of this title any party found to be in violation of this chapter [18.790] pursuant to Chapter 1.16 of the Tigard Municipal Code shall be subject to a civil penalty of up to $500 and shall be required to remedy any damage caused by the violation. Such remediation shall include, but not be limited to, the following: 1 Replacement of unlawfully removed or damaged trees in accordance with Section 18.790.060 ) of the Tigard Development Code; and 2) Payment of an additional civil penalty representing t e estimated value of any unlawfully removed or damaged tree, as determined using the most current International Society of Arbonculture's Guide for Plant Appraisal. The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the ENGINEERING DEPARTMENT, ATTN: KIM MCMILLAN 503-639-4171, EX 2642. The cover letter shall clearly identify where in the submittal the required information is found: 8. Prior to commencing onsite improvements, a Public Facility Improvement (PFI) permit is required for this project to cover the private street and any other work in the public nght 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 Buil ' Division and should only include sheets relevant to public improvements. Public Facility Improvement FI) permit_plans shall conform to City of Tigard Public Improvement Design Standards,which are avails le at City Hall and the City's web page (www.tigard-or.gov). 9. 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 the "Permittee", and who will provide the financial assurance for the public improvements. For example, specify if the entity is a corporation,limited partnership, LLC,etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. 10. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. 11. The City Engineer may determine the necessity for,and require submittal and approval of,a construction access and parking plan for the home building phase. If the GtyEngineer deems such a plan necessary,the applicant shall provide the plan prior to issuance of building permits. 12. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, indicating that they will construct the following frontage improvements along SW Ash Avenue as a part of this project: A. 5-foot concrete curbside sidewalk; B. street trees in the planter strip spaced per TDC requirements; C streetlight layout by applicant's engineer,to be approved by Gty Engineer, and D. driveway apron removal. 13. The applicant's construction drawings shall show that the pavement and rock section for the proposed private street(s)shall meet the City's public street standard for a local residential street. 14. Final design plans and calculations for the proposed private water quality facility shall be submitted to the Engineering Department (Kim McMillan) as a part of the Public Facility Improvement (PH) permit plans. Included with the plans shall be a proposed landscape plan and maintenance plan. 15. 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 Manning Manual, February 2003 edition." 16. A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of all lots, and show that they will be graded to insure that surface a is directed to the street or a public storm drainage system approved by the Engineering Department. For situations where the back portions of lots drain away from a street and toward adjacent lots,appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. NOTICE OF DEQSION PAGE 3 OF 29 SUB2007-00009-HUNTER'S TRAIL SUBDIVISION 17. The applicant shall obtain a 1200-C General Permit issued by the City of Tigard pursuant to ORS 468.740 and the Federal Clean Water Act. 18. The applicant shall submit a TVF&R approved turn around design for the end of the private street or provide 24 foot wide turnouts. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: The applicant shall re are a cover Ietter and submit it, with any supporting documents and/or plans that address the followin requirements to the CURRENT PLANNING DIVISION, ATTN: Gary Pagenstecher 503-639-4171, EXT 2434. The cover letter shall clearly identify where in the submittal the required information is found: 19. Prior to final plat approval, the applicant shall submit satisfactory legal evidence in the form of deeds, easements, leases or contracts to establish the joint use and copies of same for placement on permanent file with the City. 20. Prior to final plat approval, the applicant shall submit a summary of the biweekly arborist reports prepared by the Project Arborist. The summary shall document the effect of the approved tree protection plan, account for any violations, and certify the condition of protected trees. 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: 21. Prior to final plat approval, the applicant shall pay the addressing fee. (STAFF CONTACT: Bethany Stewart, Engineering). 22. Lot 1 shall not be permitted to access directly onto Ash Avenue. A non-access strip along the Ash Avenue frontage of Lot 1 shall be recorded on the final plat. 23. The applicant shall cause a statement to be placed on the final plat to indicate that the proposed private street and shared driveway will be jointly owned and maintained by the private property owners who abut and take access from them. 24. Prior to approval of the final plat,the applicant shall prepare Conditions, Covenants and Restrictions (CC&R's) for this project,to be recorded with the final plat,that clearly lays out a maintenance plan and agreement for the proposed pnvate street(s). The CC&R's shall obligate the pnvate property owners within the subdivision to create a homeowner's association to ensure regulation of maintenance for the street(s). The applicant shall submit a copy of the CC&R's to the Engineenng Department (Kim McMillan) prior to approval of the final plat. 25. Prior to approval of the final plat, the applicant shall demonstrate that they have formed and incorporated a homeowner's association. 26. Prior to approval of the final plat, the existing lateral to Tax Lot 3004 shall be abandoned in place or removed in accordance with the Oregon Specialty Plumbing Code. 27. 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. NOTICE OF DECISION PAGE 4 OF 29 SUB2007-00009-HUNT'ER'S TRAIL SUBDIVISION • 28. 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 tile 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 Ash Avenue, providing 27 feet from centerline, shall be made on the final prat. E. NOTE: Washington County will not begin their review of the final plat until they receive notice from the Engineering Deppartment indicating that the City has reviewed the final plat and submitted comments to the applicant's surveyor. F. After the City and County have reviewed the final plat,submit one mylar copy of the final plat for City Engineer signature (for partitions), or City Engineer and Community Development Director signatures (for subdivisions). THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: The applicant shall pre are a cover letter and submit it, along with any supporting documents and/or plans that address the followin requirements to the CURRENT' PLANNING DIVISION, ATTN: Gary Pagenstecher 503-639-4171, EXT 2434. The cover letter shall clearly identify where in the submittal the required information is found: 29. Prior to the issuance of building permits, the developer shall sign a copy of the City's sign compliance agreement. 30. Prior to issuance of building permits,the applicant (developer or builder) shall: A. Submit site plan drawings showing the accurate location of the trees that were preserved,the location of tree protection fencing,and the location of mitigation trees, if any. Attach copies of the approved Tree Protection and Mitigation Plans. B. Submit a statement and signature of approval from a certified arborist regarding the siting and construction techniques to be employed in building the house with respect to any protected trees on site. G Install required tree protection fencing as specified by the project arborist and call for an inspection by the City Arborist. D. Applicant shall submit biweekly reports, prepared by a certified arborist, through final inspection documenting the status of required tree protection fencing. 31. Prior to issuance of building permits, the applicant shall record a deed restriction to the effect that any existing tree greater than 12 inches 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. 32. Prior to issuance of building permits on Lot 4, the applicant shall either limit the development to 1-1/2 stories or 25 feet,whichever is less,or demonstrate that the cnteria in TDC 18.730.020.0 are met. 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: 33. Prior to issuance of building permits,the applicant shall provide the Engineering Department with a paper copy of the recorded final plat. NOTICE OF DECISION PAGE 5 OF 29 SUB2007-00009-HUNTER'S TRAIL SUBDIVISION 34. Prior to issuance of building permits, the applicant shall provide the City with as-built drawings of the public im_pprovements as follows: 1) 3 mil mylar 2) a diskette of the as-builts in `DWG" format, if available; otherwise "I3 " will be acceptable, and 3) the as-wilt drawings shall be tied to the City's GPS network The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates,referenced to NAD 83 (91). 35. The applicant shall provide signage at the entrance of each shared flag lot (Lots 4 & 5) driveway and private street that lists the addresses that are served by the given driveway or street. 36. The applicant shall either place the existing overhead utility lines along SW Ash Avenue underground as a part of this project,or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $35.00 per lineal foot. If the fee option is chosen, the amount will be $4,025.00 and it shall be paid prior to issuance of building permits. 37. Prior to issuance of building permits,the applicant shall demonstrate that they have entered into a maintenance agreement with Stormwater Management, or another company that demonstrates they can meet the maintenance requirements of the manufacturer,for the proposed onsite storm water treatment facility. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO FINAL INSPECTION: 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 PLANNING DEPARTMENT, ATTN: TODD PRAGER 503-639-4171. 38. Prior to final inspection on each lot, 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. Tree protection measures may be removed and final inspection authorized upon review and approval by the City.Arborist. 39. Prior to a final inspection, the Project Arborist shall certify that street trees were properly planted per the approved street tree plan. IN ADDITION, THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE;THIS IS NOT AN EXCLUSIVE LIST: 18.430.080 Improvement Agreement: Before City approval is certified on the final plat, and before approved construction plans are issued by the City, the Subdivider shall: 1. Execute and file an agreement with the City Engineer specifying the period within which all required improvements and repairs shall be completed; and 2. Include in the agreement provisions that if such work is not completed within the period specified,the City may complete the work and recover the full cost and expenses from the subdivider. The agreement shall stipulate improvement fees and deposits as may be required to be paid and may also provide for the construction of the improvements in stages and for the extension of time under specific conditions therein stated in the contract. 18.430.090 Bond: As required by Section 18.430.080,the subdivider shall file with the agreement an assurance of performance supported by one of the following: NOTICE OF DECISION PAGE 6 OF 29 SUB2007-00009-HUNTER'S TRAIL SUBDIVISION 1. An irrevocable letter of credit executed by a financial institution authorized to transact business in the State of Oregon; 2. A surety bond executed by a surety company authorized to transact business in the State of Oregon which remains in force until the surety company is notified by the City in writing that it may be terminated; or 3. Cash. The subdivider shall furnish to the City Engineer an itemized improvement estimate, certified by a registered civil engineer,to assist the City Engineer in calculating the amount of the performance assurance. The subdivider shall not cause termination of nor allow expiration of said guarantee without having first secured written authorization from the City. 18.430.100 Filing and Recording: Within 60 days of the City review and approval, the applicant shall submit the final plat to the County for signatures of County officials as required by ORS Chapter 92. Upon final recording with the County,the applicant shall submit to the City a paper copy of the recorded final plat. 18.430.070 Final Plat Application Submission Requirements: Four copies of the subdivision plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. The subdivision plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05),Washington County, and by the City of Tigard. STREET CENTERLINE MONUMENTATION SHALL BE PROVIDED AS FOLLOWS: Centerline Monumentation In accordance with Oregon Revised Statutes 92.060, subsection (2), the centerline of all street and roadway rights-of- way shall be monumented before the City accepts a street improvement. The following centerline monuments shall be set: 1. All centerline-centerline intersection points; 2. All cul-de-sac center points; and 3. Curve points,beginning and ending points (PC's and PT's). All centerline monuments shall be set during the first lift of pavement. Monument Boxes Required Monument boxes conforming to City standards will be required around all centerline intersection points, cul-de-sac center points, and curve points. The tops of all monument boxes shall be set to finished pavement grade. 18.810 Street&Utility Improvement Standards: 18.810.120 Utilities All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface-mounted transformers, surface-mounted connection boxes, and meter cabinets which may be placed above ground, temporary utility service facilities during construction,high capacity electric lines operating at 50,000 volts or above. 18.810.130 Cash or Bond Required All improvements installed by the subdivider shall be guaranteed as to workmanship and material for a period of one year following acceptance by the City. NOTICE OF DECISION PAGE 7 OF 29 SUB2007-00009-HUNTER'S TRAIL SUBDIVISION Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer. The cash or bond shall comply with the terms and conditions of Section 18.810.180. 18.810.150 Installation Prerequisite No land division improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans therefore have been approved by the City,permit fee paid and permit issued. 18.810.180 Notice to City Required Work shall not begin until the City has been notified in advance. If work is discontinued for any reason,it shall not be resumed until the City is notified. 18.810.200 Engineer's Certification The land divider's engineer shall provide written certification of a form provided by the City that all improvements, workmanship and materials are in accord with current and standard engineering and construction practices, and are of high grade, prior to the City acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. SECTION III. BACKGROUND INFORMATION Site History: The site contain' ontains two existing single-family dwellings, built in 1965. Site Information and Proposal Description: The 1.72-acre site slopes northward from approximately 276 feet to 256 feet elevation. The site has 69 standing deciduous and evergreen trees of which 14 are proposed to be retained. The applicant is requestm• approval of a six (6) lot subdivision for single-family detached residences. Proposed lots range from 7,020 to 16,529 square feet, with an average lot size of 10,417 square feet. Two single-family residences exist on-site and both will be retained on proposed lots 1 and 3. Vicinity Information: The subject site, and all adjacent properties, are zoned R-4.5. Adjacent parcels in the immediate vicinity are mostly built out with limited potential for redevelopment of a few larger parcels to the south. SECTION IV. COMMENTS FROM PROPERTY OWNERS WITHIN 500 FEET The City sent notice to property owners within 500 feet of the subject proposal. The City received written comments from two neighboring property owners. Martha Plante commented on five issues including the character of the neighborhood meeting, the compatibility of the proposed new dwellings with the surrounding existing development, the arborist assessment of trees on site, traffic on SW Ash Avenue, and the preservation of open space. NOTICE OF DECISION PAGE 8 OF 29 SUB2007-00009-HUNTER'S TRAIL SUBDIVISION RESPONSE: The applicant's submittal included all of the information required to document the neighborhood meeting. The City ensures compatibility of neighboring development through buttering and screening_requirements and limiting the scale of development on flag lots with respect to certain criteria. The buffering and screening requirements do not apply in this case and the City has applied a condition of approval (32) to ensure the scale of development on proposed Lot 4 is appropriate with respect to adjacent development. The City requires arborist reports by Certified Arbonsts whose professional opinions the City defers to. The City Arborist reviews project arborist reports to verify compliance with applicable City code. The proposal's impact on traffic on SW Ash Avenue is regulated primarily by sight distance criteria,which the applicant has met through the location of the private street. The preservation of open space is not required in this case under subdivision standards. Bill Scheiderich commented that the proposed private street should rather be a public street that would extend through eventually to SW McDonald Street. He believes the private street contributes to the impression that such sites are overbuilt. RESPONSE: City street standards do require connectivity where possible. However, the applicant has not proposed to extend their street through to McDonald Street due to the location where it would intersect. The location is only 80 feet west of the Ohara Street/McDonald Street intersection, which is offset only 70 feet west of the 98th Avenue/McDonald Street intersection. McDonald Street is classified as a Collector on the City's TSP and has a minimum 200 foot spacing standard for driveways and streets. Another street intersection would require an adjustment to the spacing standard. For the small area that this connection would serve it is not likely that an adjustment would be approved. SECTION V. SUMMARY OF APPLICABLE REVIEW CRITERIA A summary of the applicable criteria in this case in the Chapter order in which they are addressed in this decision are as follows: A. Land Division 18.430 (Subdivision) B. , ,licable Develo,ment Code Sections 1:. 10 Resi•enti. zoning s istricts 18.705 Access,Egress and Circulation) 18.715 l ensity) 18.725 nvironmental Performance Standards) 18.730 xceptions to Development Standards) 18.745 . dscaping and screening) 18.765 Off-street parking and loading requirements) 18.780 Signs) 18.790 ree removal) 18.795 ision clearance) C. Street and Utility Improvement 18.810 (Street and Utility Improvement Standards) D. Decision Making Procedures 18.390 (Impact Study) The proposal contains no elements related to the provisions of the following Specific Development Standard Code Chapters: 18.370 (Variances and Adjustment), 1-8.710 (Accessory Residential Units), 18.740 (Historic Overlay), 18.742 (Home Occupations), 18.750 (Manufactured/Mobil Home Regulations), 18.755 Nixed Solid Waste & Recyclable Storage) 18.760 Nonconforming situations), 18.775 (Sensitive Lands), 18.785 (Temporary Uses), and 18.798 (Wireless Communication Facilities). These chapters are, therefore, found to be inapplicable as approval standards. NOTICE OF DECISION PAGE 9 OF 29 SUB2007-00009-HUNTER'S TRAIL SUBDIVISION SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS A. SUBDIVISION GENERAL PROVISIONS (18.430): Future Re-Division. When subdividing tracts into large lots, the Approval Authority shall require that the lots be of such size and shape as to facilitate future re-division in accordance with the requirements of the zoning district and this title. Lot 1, which includes an existing dwelling, is the largest lot in the subdivision at 16,529 square feet and is large enough to be subdivided under the 7,500 square foot minimum lot size for the zone. However, a condition of approval prohibits Lot 1 to access directly onto Ash Avenue and a non-access strip along the Ash Avenue frontage of Lot 1 is required to be recorded on the final plat. The private street could not provide access to any more than the proposed 6 lots. Therefore,this standard does not apply. Lot Averaging. Section 18.430.020.D states Lot size may be averaged to allow lots less than the minimum lot size allowed in the underlying zoning district as long as the average lot area for all lots is not less than allowed by the underlying zoning distnct. No lot created under this provision shall be less than 80% of the minimum lot size allowed in the underlying zoning district. The applicant has proposed to use the lot averaging option. The average of all lots is 10,417 square feet. The smallest utt lot is 7,020 square feet, which exceeds 80% 6,000 square feet) of the 7,500 square foot minimum lot size. This standard is met. Floodplain dedications. Where land filling and/or development is allowed within and adjacent to the 100-year floodplain outside the zero-foot rise floodway, the City shall require consideration of the dedication of sufficient open land area for a greenway adjoining and within the floodplain. This area shall include portions at a suitable elevation for the construction of a pedestrian/bicycle pathway within the floodplain in accordance with the adopted pedestrian bicycle pathway plan. The proposed development is not within or adjacent to the 100-year floodplain. The floodplain is approximately 2,500 feet northeast of the subject site at its nearest point at 146 feet elevation. The lowest point of the subject site is approximately 256 feet elevation. Therefore,this standard does not apply. Need for adequate utilities. All subdivision proposals shall have public utilities and facilities such as sewer, gas, electrical, and water systems located and constructed to minimize flood damage. According to the Preliminary Utility plan, all proposed utilities are located outside the floodplain and in excess of five feet above the base flood elevation for the site. This standard is met. Need for adequate drainage. All subdivision proposals shall have adequate drainage provided to reduce exposure to flood damage. The proposed development application includes a Preliminary Utility plan and Water Quality report. According to Kim McMillan, Development Review Engineer with the City of Tigard, these documents provide for adequate drainage through a storm water collection system to reduce exposure to flood damage. Determination of base flood elevation. Where base flood elevation has not been provided or is not available from another authoritative source, it shall be generated for subdivision proposals and other proposed developments which contain at least 50 lots or five acres (whichever is less). As found above,the subject site is not proximate to the floodplain. Therefore,this standard does not apply. Approval Criteria - Preliminary Plat: The proposed preliminary plat complies with the applicable zoning ordinance and other applicable ordinances and regulations. NOTICE OF DECISION PAGE 10 OF 29 SUB2007-00009-HUNTER'S TRAIL SUBDIVISION • Compliance with the specific regulations and standards of the zoning ordinance will be addressed further within this decision. The proposed plat name must not be duplicative and must otherwise satisfy the provisions of ORS Chapter 92. The plat name "Hunter's Trail" has been approved by the Washington County Surveyor's office and is reserved for this property. See Application for Subdivision Plat Naming dated 4/27/07 by Denette Keenon at the Washington County Surveyor's Office. The Streets and roads are laid out so as to conform to the plats of subdivisions and maps of major partitions or subdivisions already i approved for adjoining property as fo width, general direction and in all other respects unless the City determines it is in the public interest to modify the street or road pattern. At this time, there are no approved plats or maps for proposed development on adjoining properties. However, future streets plans are shown in the aerial photo (Sheet 7), consistent with this standard. An explanation has been provided for all common improvements. The proposed common improvements include proposed private streets `Tract A' and the frontage along SW Ash Avenue. Specific details of the proposed improvements are discussed later in this decision under the Street and Utility Improvement Standards section. The applicant has provided an explanation for all common improvements as required. Therefore, this standard is met. FINDING: Based on the above analysis,the proposal meets the general provisions for subdivisions. B. APPLICABLE TIGARD DEVELOPMENT CODE SECTIONS Residential Zoning Districts (18.510): Lists the description of the residential Zoning District. Uses The site is located in the R-4.5: Low Density residential zoning district. The proposed single-family detached dwellings are permitted in the R-4.5 zone. Minimum and Maximum Densities The minimum and maximum densities are 7 and 9 lots,respectively(see Density Computations,below) The R-4.5 zoning district has the following dimensional requirements: STANDARD Proposed R-4.5 Minimum Lot Size 7,020 sf- 16,529 sf Detached unit Average Lot size 10,417 sf 7,500 sq.ft. Duplexes - 10,000 sq.ft. Attached unit[1] Average Minimum Lot Width Detached unit lots 65- 90 ft. 50 ft. Duplex lots - 90 ft. Attached unit lots Maximum Lot Coverage NA Minimum Setbacks Front yard 20 ft. 20 ft. Side facing street on corner&through lots 15 ft. 15 ft. Side yard 5 ft. 5 ft. Rear yard 15 ft. 15 ft. Side or rear yard abutting more restrictive zoning district 20 ft 20 ft. Distance between property line and front of garage Maximum Height 30 ft. 30ft. Minimum Landscape Requirement [1] Single-family attached residential units permitted at one dwelling per lot with no more that five attached units in one grouping. [2] Lot coverage includes all buildings and impervious surfaces. NOTICE OF DECISION PAGE 11 OF 29 SUB2007-00009-HUNTER'S TRAIL SUBDIVISION • The.proposed lots range in size from 7,020 square feet to 16,529 square feet. Based on the lot averaging standards of Section 18.430.020.D,rot sizes can be reduced-to a minimum of 6,000 square feet as long as the average of size for the entire subdivision is at least 7,500 square feet. The average lot size for the 6 lots proposed for this subdivision is 10,417 square feet. All of the proposed lots meet the minimum Tot size and averaging requirements of the code. The applicant provided building envelopes on the Preliminary Site plan that demonstrate that the setback criteria can be met. The applicant will be required to comply with the setbacks and height requirements during the building permit review process for the homes on individual lots. FINDING: Based on the analysis above,the residential zoning district dimensional standards are satisfied. 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. 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. Access and egress to each lot created by the proposed subdivision would be directly onto the proposed private street `Tract A,consistent with the access and egress standards in Table 18.705.1. 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. Scaled site plans have been submitted that indicate how the requirements of access, egress, and circulation are met. 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. The applicant proposes joint access with cross-access easements to serve Lots 4 and 5. The design of access will be subject to Engineering review at the time of final plat. The applicant shall submit satisfactory legal evidence in the form of deeds, easements, leases or contracts to establish the joint use; and copies of same for placement on permanent file with the City. 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. The preliminary plat shows that all of the proposed lots will have access and egress off the proposed private street `Tract A', consistent with standard. Curb cuts shall be in accordance with Section 18.810.030N. Curb cuts will be addressed under Chapter 18.810 Street and Utility Improvements Standards later in this decision. Inadequate or hazardous access. Applications for building permits shall be referred to the Commission for review when, in the opinion of the Director the access proposed would cause or increase existing hazardous traffic conditions; or would provide inadequate access for 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. Based on the preliminary plat submitted by the applicant, the design of the proposed Private Street `Tract A' does not appear to have any hazardous attributes. The City Engineer will approve and inspect the design of the improvements to ensure there are no hazardous conditions. NOTICE OF DECISION PAGE 12 OF 29 SUB2007-00009-HUNTER'S TRAIL SUBDIVISION 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. All lots will take access from SW Ash Avenue, a local street,via `TractA'. Therefore,this standard does not apply 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. This criterion does not apply to the proposed single-family dwellings. 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. Sight Distance Certification was provided by Alpha Community Development engineers. Site access for the development onto Ash Avenue will be provided by a private street that will be located opposite Cresmer Drive. This private street will provide access to all six home lots. The speed limit on local streets is 25 mph, requiring a minimum 250 feet of sight distance. The engineer has provided- an exhibit showing that there is adequate sight distance to the east. To the west the sight distance is based on the speed of traffic at it rounds the corner from 100th Avenue onto Ash Avenue. The enggin�eer's exhibit shows the radius of the car's path is 93 feet. The engineer provided analysis based on the 2001 AASI-ITO Policy on Geometric Design of Highways and Streets to determine the speed at this corner is 21 mph. This analysis is included in the application package under Exhibit K. Therefore, the required sight distance to the west is 210 feet. The available sight distance is 211 feet,thereby meeting this criterion. Section 18.705.030.H.2 states that driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be 150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far from the intersection as possible. The proposed private street is located on SW Ash Avenue, classified as a Neighborhood Route (local street). Therefore,this standard 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. SW Ash Avenue is classified as a Neighborhood Route (local street) on the City of Tigard's TSP. The applicant's plans show the proposed private street is aligned with Cresmer Dnve and is approximately 130 feet from Cowles Court,thereby meeting the spacing standard for a local street along a local street. Minimum access requirements for residential use. Vehicular access and egress for single-family, duplex or attached single-family dwelling units on individual lots and multi-family residential uses shall not be less than as provided in Table 18.705.1 and Table 18.705.2; According to the plans submitted,no access will be less than 15 feet in width,consistent with Table 18.705.1. Section 18.705.030.H.4 states that 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%. NOTICE OF DEQSION PAGE 13 OF 29 SUB2007-00009-HUNTER'S TRAIL SUBDIVISION • The proposed private street `Tract A' extends approximately 355 feet from SW Ash Avenue to serve the six proposed lots. Tualatin Valley Fire Department reviewed the development proposal and found that "the turnaround shown on the submitted drawings does not meet the minimum specifications required in IFC Appendix D, Section D103.1". Therefore, the access drive is not consistent with this standard. The applicant has been conditioned in the Streets and Utilities section of this decision to submit a TVF&R approved turn around design for the end of the private street or provide 24 foot wide turnouts,thereby ensuring consistency with this standard. FINDING: Based on the analysis above, the Access, Egress and Circulation standards have been met, or can be met with the following condition of approval. CONDITION: The applicant shall submit satisfactory legal evidence in the form of deeds, easements, leases or contracts to establish the joint use and copies of same for placement on permanent file with the City. Density Computations and Limitations (18.715): Chapter 18.715 implements the Comprehensive Plan by establishing the criteria for determining the number of dwelling units permitted. The number of allowable dwelling units is based on the net development area. The net area is the remaining parcel area after exclusion of sensitive lands and land dedicated for public and private roads and parks, and a lot of at least the size required by the applicable zoning district when an existing residence is to remain on site. The net area is then divided by the minimum lot size permitted by the zoning district to determine the number of dwelling units that may be developed on a site. FINDING: The applicant's narrative indicates that the gross site size is 74,720 square feet. The net buildable area is P34,716 s uare feet after deductions of 29,775 square feet (10,2,0-9 for the private street tract 27,836 for Lots and 3 containingexisting dwellings 1,730 scuare feet for flagpoles on Lots 4 and 5, and 230 square feet required for public right-ofd way). Therefore, 4 additional lots maximum (34,716/7,500 square feet = 4.6 dwellings) and 3 additional lots minimum (.80 x 4.6 = 3.68) would be allowed. A total of 6 lots, as proposed, are allowed. Environmental Performance Standards (18.725): These standards require that federal and state environmental laws, rules and regulations be applied to development within the City of "Tigard. Section 18.725.030 (Performance Standards) regulates: noise, visible emissions,vibration and odors. Noise. For the purposes of noise regulation, the provisions of Sections 7.41.130 through 7.40.210 of the Tigard Municipal Code shall apply. Visible Emissions. Within the commercial zoning districts and the industrial park (IP) zoning district, there shall be no use, operation or activity which results in a stack or other point- source emission, other than an emission from space heating, or the emission of pure uncombined water(steam) which is visible from a property line. Department of Environmental Quality (DEQ) rules for visibe emissions (340-21-015 and 340-28-070) apply. Vibration. No vibration other than that caused by highway vehicles, trains and aircraft is permitted in any given zoning district which is discernible without instruments at the property line of the use concerned. Odors. The emissions of odorous ases or other matter in such Quantities as to be readily detectable at any point beyond the property line of the use creating the odors is prohibited. DEQ rules for odors (340-028-090) apply. Glare and heat. No direct or sky reflected glare, whether from floodlights or from high temperature processes such as combustion or welding, which is visible at the lot line shall be permitted, and; 1) there shall be no emission or transmission of heat or heated air which is discernible at the lot line of the source; and 2) these regulations shall not apply to signs or floodlights in parking areas or construction equipment at the time of construction or excavation work otherwise permitted by this title. Insects and rodents. All materials including wastes shall be stored and all grounds shall be maintained in a manner which will not attract or aid the propagation of insects or rodents or create a health hazard. NOTICE OF DECISION PAGE 14 OF 29 SUB2007-00009-HUNTER'S TRAIL SUBDIVISION This is a detached single-family project, which is permitted within the R-4.5 zone. There is nothing to indicate that these standards will not be met.project, ongoing maintenance to meet these standards shall be maintained and any violation of these standards will be addressed by the City of Tigard's' Code Enforcement Officer. FINDING: The Environmental Performance standards are met. Exceptions To Development Standards Chapter(18.730): Building heights and flag lots. 1. Limitations on the placement of residential structures on flag lots apply when any of the following exist: a. A flag lot was created prior to April 15, 1985; b. A flag lot is created after April 15, 1985 by an approved partition; or c. A flag lot is created by the approval of a subdivision and the flag lot is located on the periphery of the subdivision so that the lot adjoins other residentially-zoned land. Two flag lots would be created by the proposed subdivision, Lots 4 and 5. Therefore, the following limitations on the placement of residential structures apply. 2. The maximum height for an attached or detached single-family, duplex, or multiple-family residential structure on a flag lot or a lot having sole access from an accessway private drive or easement is 1-1/2 stories or 25 feet, whichever is less, except that the maximum height may be 2-1/2 stories or 35 feet, whichever is less, provided: a. The proposed dwelling otherwise complies with the applicable dimensional requirements of the zoning district; b. A 10 feet side yard will be preserved; c. A residential structure on any abutting lot either is located 50 feet or more from the nearest point of the subject dwelling, or the residential structure exceeds 1-1/2 stories or 25 feet in height on any abutting lot; and d. Windows 15 feet or more above grade shall not face dwelling unit windows or patios on any abutting lot unless the proposal includes an agreement to plant trees capable of mitigating direct views, or that such trees exist and will be preserved. The applicant's states that the proposed two-story homes would meet the criteria above. However, the narrative does not identify the existing dwelling on proposed Lot 3 in its analysis as either being two stories or greater than 50 feet from a proposed dwelling on lot 4. Therefore,to ensure this standard is met,the applicant shall either limit the development on Lot 4 to 1-1/2 stones or 25 feet, whichever is less, or demonstrate that the criteria in TDC 18.730.020.0 are met. 3. Where an agreement is made to lant trees capable of mitigating direct views, the agreement shall be deemed a condition of approval under the provisions of Section 18.30.030 D. 4. The tree planting agreement shall be a condition of Chapter 18.360, Site Development Review for three or more attached units or a multiple-family residential structure, or, at the time of issuance of building permits, for single detached units, one duplex or two attached residential units. FINDING: Not all of the applicable standards in the Exceptions To Development Standards Chapter have been met. However, with the following condition of approval, the proposed development would be consistent with these standards. CONDITION: The applicant shall either limit the development on Lot 4 to 1-1/2 stories or 25 feet, whichever is less, or demonstrate that the criteria in TDC 18.730.020.0 are met. Landsca in and Screening 18.745): Section 18.745.030.E states that existing vegetation on a site shall be protected as much as possible. The developer shall provide methods for the protection of existing vegetation to remain during the construction process; and the plants to be saved shall be noted on the landscape plans (e.g. areas not to be disturbed can be fenced, as in snow fencing which can be placed around individual trees). The applicant's plan set does not show tree protection for those trees to remain during construction. The applicant shall prepare a tree protection sheet as part of their plan set. The tree protection sheet should follow the project arborist's recommendations, and include a signature of approval from the project arborist. NOTICE OF DECISION PAGE 15 OF 29 SUB2007-00009-HUNTER'S TRAIL SUBDIVISION All trees to be preserved that will be in close proximity to construction activities shall be protected with five or six (5' - 6') foot high chain link fences. Fences are to be mounted on two inch diameter galvanized iron posts, driven into the ground to a depth of at least 2-feet at no more than 10-foot spacing. The applicant shall position fencing as directed by the project arborlst to protect the trees to be retained. The applicant shall allow access by the City Arborist for the purpose of monitoring and inspection of the tree protection to verify that the tree protection measures are performing adequately. Failure to follow the plan or maintain tree protection fencing in the designated locations shall be grouncs for immediate suspension of'work on the site until remediation measures and/or civil citations can be processed. Any tree that is located on property adjacent to the construction project that will have more than 15% of its root system disturbed by construction activities shall also be shown on the plans, and adequately protected. Section 18.745.040.0 requires that street trees be planted in conjunction with all development that fronts a street or driveway more than 100 feet long. A proposed planting list must be submitted for review by the Director since certain trees can damage utilities, streets and sidewalks or cause personal injury. This section also contains specific standards for spacing of street trees as follows: • Small or narrow stature trees (under 25 feet tall and less than 16 feet wide branching) shall be spaced no reater than 20 feet apart; • Medium sized trees (25 feet to 40 feet tall, 16 feet to 35 feet wide branching) shall be spaced no greater than 30 feet apart; and • Large trees (over 40 feet tall and more than 35 feet wide branching) shall be spaced no greater than 40 feet apart; The applicant has not provided a street tree plan for street trees required along the SW Ash Avenue frontage and along the proposed private street `Tract A'. However, the applicant did furnish a Tee Removal and Mitigation Plan (Sheet 8) which identifies two red alder and two pink dogwood Trees along the `Tract A'. Although these trees are listed on the City's Street Tree List, they are proposed as mitigation trees and the spacing is too reat to satisfy the street tree standards. The applicant's narrative acknowledges that street trees are required. Therefgore, to ensure this standard is met, the applicant shall submit a Street Tree Plan, consistent with TDC 18.745.040.C, showing required street trees along SW Ash Avenue and the proposed private street`Tract A'. Further, the City Arborist requests the applicant to choose broad spreading trees that are appropriate for the site conditions and meet our spacing requirements. It is acceptable for them to include a note on their street tree plants that slight variations in placement may be required due to driveways, utilities, etc. but every attempt will be made to keep the same net number of street trees that are shown on the plans for the subdivision. Prior to a final inspection, the Project Arborist shall certify that street trees were properly planted per the approved street tree plan. Section 18.745.050 contains the provisions and requirements for buffering and screening. It is the intent that these requirements shall provide for privacy and protection and reduce or eliminate the adverse impacts of visual or noise pollution at a development site,without unduly interfering with the view from neighboring properties or jeopardizing the safety of pedestrians and vehicles; Buffering and screening is required to reduce the impacts on adjacent uses which are of a different type in accordance with the matrices in this chapter (Tables 18.745.1 and 18.745.2). The owner of each proposed development is responsible for the installation and effective maintenance of buffering and screening. When different uses would be abutting one another except for separation by a right-of-way, buffering, but not screening, shall be required as specified in the matrix; In-lieu of these standards, a detailed buffer area landscaping and screening plan may be submitted for the Director's approval as an alternative to the buffer area landscaping and screening standards, provided it affords the same degree of buffering and screening as required by this code. All adjacent uses to the subject site are single-family residential and zoned R-4.5. Pursuant to Table 18.745.1 and 18.745.2, buffering and screening are not required. NOTICE OF DECISION PAGE 16 OF 29 SUB2007-00009-HUNTER'S TRAIL SUBDIVISION • FINDING: Based on the analysis above, the landscaping and screening standards have not all been met. However, if the applicant implements the following conditions,these standards can be met. CONDITIONS: • The applicant shall submit a Street Tree Plan showing required street trees along SW Ash Avenue and the proposed private street `Tract A. • The applicant shall prepare a tree protection sheet as part of their plan set. The tree protection sheet should follow the project arborist's recommendations, and include a signature of approval from the project arborist. All trees to be preserved that will be in close proximity to construction activities shall be protected with five or six (5' - 6') foot high chain link fences. Fences are to be mounted on two-inch diameter galvanized iron posts, driven into the ground to a depth of at least 2-feet at no more than 10-foot spacing. The applicant shall position fencing as directed by the project arborist to protect the trees to be retained. The applicant shall allow access by the City Arbonst for the purpose of monitoring and inspection of the tree protection to verify that the tree protection measures are fperforming adequately. Failure to follow the plan, or maintain tree protection encing in the designated locations shall be grounds for immediate suspension of work on the site until remediation measures and/or civil citations can be processed. Any tree that is located on property adjacent to the construction project that will have more than 15% of its root system adjacent by construction activities shall also be shown on the plans, and adequately protected. • Prior to a final inspection, the Project Arborist shall certify that street trees were properly planted per the approved street tree plan. Off-Street Parking and Loading Requirements (18.765): Chapter 18.765 Table 18.765.7 requires that single-family residences be provided with one (1) off-street parking space for each dwelling unit. Compliance with this standard will be enforced during the building permit review process. Since the Code requires 20 feet from the property line to the face of a garage, this will insure that at least one car can park off of the street, outside of any garage. FINDING: Because each individual home will be reviewed for compliance with this standard during the building permit phase and it is feasible that this standard will be met by providing driveways and garages,this standard has been satisfied for all proposed lots Signs (18.780): Chapter 18.7 0 regulates the placement, number and design criteria for signage. No signs are proposed in conjunction with this development. Any future signage will be subject to the sign permit requirements in Chapter 18.780. There has been a proliferation of sign violations from new subdivisions. In accordance with a new policy adopted by the Director's Designee, alf new subdivisions must enter into a sign compliance agreement to facilitate a more expeditious court process for citations. FINDING: To expedite enforcement of sign violations,a sign compliance agreement will be required. CONDITION: Prior to the issuance of building permits, the developer shall sign a copy of the City's sign compliance agreement. Tree Removal(18.790): 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. NOTICE OF DEQSION PAGE 17 OF 29 SUB2007.00009-HUNTER'S TRAIL SUBDIVISION • As required, the applicant submitted a tree plan conducted by Morgan Holen, a certified arborist. However, the report does not contain the four required components, and is therefore in need of revision (See B1, B2, and B4 below). 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 applicant's Arborist Report (Exhibit J) and Tree Removal /Mitigation Plan (Sheet 8) identify the location, size, and species of all trees greater than 6-inches in diameter. However,twelve-inch trees need to be measured in tenths of inches, and multi-stem trees need to be measured per one of the recommended methods in the 9th edition of the Guide for Plant Appraisal. 2. Identification of a program to save existing,trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060D in accordance with the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: a. Retention of less than 25% of existing trees over 12 inches in caliper requires a mitigation program in accordance with Section 18.790.060D of no net loss of trees; b. Retention of from 25% to 50% of existing trees over 12 inches in caliper requires that two- thirds of the trees to be removed be mitigated in accordance with Section 18.790.060D; c. Retention of from 50% to 75% of existing trees over 12 inches in caliper requires that 50 percent of the trees to be removed be mitigated in accordance with Section 18.790.060D; d. Retention of 75% or greater of existing trees over 12 inches in caliper requires no mitigation. The applicant has stated that he plans on removing 5 of 17 non-hazardous trees over 12" in diameter. The applicant appears to have exempted non-hazardous trees that measure 12" DBH (tree 9049 and 9050) and multi- stern trees where any one stem is less than 12" DBH(tree 9019 and 9032A). In the City Arborist opinion, a more detailed measurement of trees is needed in order to allow for these exemptions. Specifically, 12" trees need to be measured in tenths of inches, and multi-stern trees need to be measured per one of the recommended methods in the 9th edition of the Guide for Plant Appraisal. The corresponding amount of cash assurance should be calculated after a revision of tree measurements is completed. 3. Identification of all trees which are proposed to be removed; This requirement has been met. 4. A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. The applicant's plan set does not show tree protection for those trees to remain during construction. The applicant shall prepare a tree protection sheet as part of thee- plan set. The tree protection sheet should follow the project arbonst's recommendations, and include a signature of approval from the project arborist. Also, the arborist report does not contain protection standards and methods that will be used after construction. Specifically, the after construction protection program should include standards and methods for landscaping around protected trees. All trees to be preserved that will be in close proximity to construction activities shall be rotected with five or six (5' - 6') foot high chain link fences. Please have the applicant demonstrate which trees willpbe protected with plastic and which will be protected with chain link. Fences are to be mounted on two inch diameter galvanized iron posts, driven into the ground to a depth of at least 2-feet at no more than 10-foot spacing. The applicant shall position fencing as directed by the project arborist to protect the trees to be retained. The applicant shall allow access by the City Arborist for the purpose of monitoring and inspection of the tree protection to verify that the tree protection measures are performing adequately. Failure to follow the plan or maintain tree protection fencing in the designated locations shall be grounds for immediate suspension of'work on the site until remediation measures and/or civil citations can be processed. NOTICE OF DECISION PAGE 18 OF 29 SUB2007-00009-HUNTER'S TRAIL SUBDIVISION Any tree that is located on property adjacent to the construction project that will have more than 15% of its root system disturbed by construction activities shall also be shown on the plans, and adequately protected. 18.790.040 Incentives for Tree Retention B. Subsequent removal of a tree. Any tree preserved or retained in accordance with this section may thereafter be removed only for the reasons set out in a tree plan in accordance with Section 18.790.030, or as a condition of approval for a conditional use, and shall not be subject to removal under any other section of this chapter. The property owner shall record a deed restriction as a condition of approval of any development permit affected by this section to the effect that such tree may be removed only if the tree dies or is hazardous according to a certified arborist. The deed restriction may be removed or will be considered invalid if a tree preserved in accordance with this section should either die or be removed as a hazardous tree. The form of this deed restriction shall be subject to approval by the Director. A condition of approval will ensure that this standard is met. FINDING: Not all of the tree removal standards are met. Therefore, compliance will be ensured through the following conditions of approval. CONDITIONS: • Prior to commencing any site work,the applicant shall submit construction drawings to both Planning and Engineering that include: A. The approved Tree Removal, Protection and Mitigation Plan including a signature of approval from the project arborist. B. A construction sequence including installation and removal of tree protection devices,clearing,grading,and paving; C A note prohibiting equipment vehicles, machinery, grading, dumping, storage, burial of debris, or any other construction-related activities in any tree protection zone;and D. A note stating that only those trees identified on the approved Tree Removal plan are authorized for removal by this report. Notwithstanding any other provision of this title, any party found to be in violation of this chapter 18.790] Ti pursuant to Chapter 1.16 of the and Municipal Code shall be subject to a civil penalty of up to $500 and shall be required to remedy any damage caused by the violation. Such remediation shall include, but not be limited to, the following: 1) Replacement of unlawfully removed or damaged trees in accordance with Section 18.790.060 (D) of the Tigard Development Code; and 2) Payment of an additional civil penalty representing the estimated value of any unlawfully removed or damaged tree, as determined using the most current International Society of Arboriculture's Guide for Plant Appraisal. • Prior to commencing any site work, the applicant shall establish fencing as directed by the project arbonst to protect the trees to be retained. The applicant shall call for an inspection and allow access by the City Arbonst for the purpose of monitoring the tree protection to verify that the tree protection measures are performing adequately. • The applicant shall revise their mitigation calculation to include a more detailed measurement of trees. Specifically, 12" trees need to be measured in tenths of inches, and multi-stem trees need to be measured per one of the recommended methods in the 9th edition of the Guide for Plant Appraisal. The corresponding amount of cash assurance should be calculated after a revision of tree measurements is completed. NOTICE OF DECISION PAGE 19 OF 29 SUB2007-00009-HUNTER'S TRAIL SUBDIVISION • • Prior to site work,the applicant shall submit a cash assurance (letter of credit or cash deposit) for the equivalent value of mitigation required. Any trees successfully planted on or off-site1 in accordance with an approved Tree Mitigation Plan and TDC 18.790.060.D, will be credited against the assurance two years after all of the trees are planted per the approved Tree Mitigation Plan. The Tree Mitigation Plan shall be due for review and approval prior to tree planting or the issuance of building permits, whichever is first. After the plan is approved and the trees are planted the project arborist shall submit a letter to the City Arborist to certify that all of the mitigation trees were properly planted per the approved Tree Mitigation Plan in order to set the starting point of the two year tree establishment period. After the two year establishment period, the applicant shall provide a re-inventory of the mitigation trees conducted by a certified arborist in order to document mitigation tree survival and compliance with the approved Tree Mitigation Plan. The remaining value of caliper inches not successfully mitigated shalle paid as a fee in- lieu of planting from the original cash assurance. • The applicant shall have an on-going responsibility to ensure that the Project Arborist has submitted written reports to the City Arborist, at least once every two weeks, as the Project Arborist monitors the construction activities from initial tree protection zone TPZ) fencing installation through the building construction phases. The reports s evaluate the condition and location of the tree protection fencing, determine if any changes occurred to the TPZ, and if any part of the Tree Protection Plan has been violated. If the amount of TPZ was reduced then the Project Arborist shall certify that the construction activities did not adversely impact the overall, long- term health and stability of the tree(s). If the reports are not submitted to the City Arborist at the scheduled intervals, and if it appears the TPZ's or the Tree Protection Plan are not being followed by the contractor or a sub-contractor, the City can stop work on the project until an inspection can be done by the City Arbonst and the Project Arbonst. • Prior to final plat approval, the applicant shall submit a s of the biweekly arborist reports prepared by the Project Arborist. The summary all document the effect of the approved tree protection plan, account for any violations, and certify the condition of-protected trees. • Prior to issuance of building permits,the applicant/builder shall: A. Submit site plan drawings showing the accurate location of the trees that were preserved,the location of tree protection fencing,and the location of mitigation trees, if any. Attach copies of the approved Tree Protection and Mitigation Plans. B. Submit a statement and signature of approval from a certified arborist regarding the siting and construction techniques to be employed in building the house with respect to any protected trees on site. G Install required tree protection fencing as specified by the project arborist and call for an inspection by the City Arbonst. D. Submit biweekly reports, prepared by a certified arborist, through final inspection documenting the status of required tree protection fencing. • Prior to issuance of building permits, the applicant shall record a deed restriction to the effect that any existing tree greater than 12 inches 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. • Prior to issuance of any Certificates of Occupant 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. Tree protection measures may be removed and final inspection authorized upon review and approval by the City Arbonst. NOTICE OF DECISION PAGE 20 OF 29 SUB2007-00009-HUNTERS TRAIL SUBDIVISION Vision Clearance: Chapter 18.795 applies to all development and requires that clear vision area shall be maintained on the corners of all property adjacent to intersecting right-of-ways and at the intersection of a public street and a private driveway. A visual clearance area shall contain no vehicle, hedge, planting, fence, wall structure, signs, or temporary or permanent obstruction exceeding three feet in height. The applicant has shown vision clearance areas on the Preliminary Site plan for the intersections of proposed private street `Tract A' and SW Ash Avenue. At the time of building permit review, site plans for each lot will show driveways that intersect with Street `A' where visual clearance areas shall contain no vehicle, hedge, planting, fence, wall structure,signs, or temporary or permanent obstruction exceeding three feet in height. FINDING: Because no structures are currently proposed in the vision clearance area and all future buildings will be reviewed for compliance during the building permit phase,this standard has been satisfied. C- STREET AND UTILITY IMPROVEMENTS STANDARDS(18.810): Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a Neighborhood route (local street) to have a 54 foot 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 Ash Avenue, which is classified as a Neighborhood Route on the City of Tigard Transportation Ilan Map. At present, there i 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 from centerline. SW Ash Avenue is currently partially mproved. In order to mitigate the impact from this development, the applicant should remove the existing dnveway and replace it with curb and sidewalk. Te applicant shall also provide street trees along their Ash Avenue frontage in accordance with the TDC Future Street Plan and Extension of Streets: Section 18.810.030(F) states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundaries of the proposed land division. This section also states that where it is necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed and a barricade shall be constructed at the end of the street. These street stubs to adjoining properties are not considered to be cul-de-sacs since they are intended to continue as through streets at such time as the adjoining property is developed. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer, the cost of which shall be included in the street construction cost. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub streets in excess of 150 feet in length. The applicant has submitted an aerial photo and future street plan. They have not proposed to extend their street through to McDonald Street due to the location where it would intersect. The location is only 80 feet west of the Ohara Street/McDonald Street intersection, which is offset only 70 feet west of the 98th Avenue/McDonald Street intersection. McDonald Street is classified as a Collector on the City's TSP and has a minimum 200 foot spacing standard for driveways and streets. Another street intersection would require an adjustment to the spacing standarc. For the small area that this connection would serve it is not likely that an adjustment would be approved. NOTICE OF DECISION PAGE 21 OF 29 SUB2007-00009-HUNTER'S TRAIL SUBDIVISION Street Alignment and Connections: Section 18.810.030.H.1 states that full street connections with spacing of no more than 530 feet between connections is required except where prevented by barriers such as topography, railroads, freeways, pre- existing developments, lease provisions, easements, covenants or other restrictions existing prior to May 1 1995 which preclude street connections. A full street connection may also be exempted due to a regulated water feature if regulations would not permit construction. Section 18.810.030.H.2 states that all local neighborhood routes and collector streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. Land is considered topographically constrained if the slope is greater than 15% for a distance of 250 feet or more. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. The applicant has submitted an aerial photo and future street plan. They have not proposed to extend their street through to McDonald Street due to the location where it would intersect. The location is only 80 feet west of the Ohara Street/McDonald Street intersection, which is offset only 70 feet west of the 98th Avenue/McDonald Street intersection. McDonald Street is classified as a Collector on the City's TSP and has a minimum 200 foot spacing standard for driveways and streets. Another street intersection would require an adjustment to the spacing standard. For the small area that this connection would serve it is not likely that an adjustment would be approved. Street Alignment and Connections: Section 18.810.030(H)(3) requires proposed street or street extensions to fprovide direct access to existing or planned transit stops, commercial services, and other neighborhood acilities,such as schools,shopping areas,and parks. Direct access to schools, shopping areas, and commercial services is available along existing streets including SW McDonald,SW Garrett, and 97"' Avenue,consistent with this standard. Cul-de-sacs: 18.810.030.K 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 along the centerline of the roadway from the near side of the intersecting street to the farthest point of the cul-de-sac. • 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 die City. There are no proposed cul-de-sacs in this proposal. Grades and Curves: Section 18.810.030.M 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),and: 1. Centerline radii of curves shall not be less than 700 feet on arterials, 500 feet on major collectors, 350 feet on minor collectors, or 100 feet on other streets; and 2. Streets intersecting with a minor collector or greater functional classification stree or streets intended to be posted with a stop sign or signalization shall provide a landing averaging five percent or less. Landings are that portion of the set within 20 feet of the edge of the intersecting street at full improvement. The proposed private street is not subject to this standard. Access to Arterials and Major Collectors: Section 18.810.030.Q states that where a development abuts or is traversed by an existing or proposed arterial or major collector street, the development design shall provide adequate protection for residential properties and shall separate residential access and through traffic or if separation is not feasible, the design shall minimize the traffic conflicts. The design shall include any of the following: NOTICE OF DECISION PAGE 22 OF 29 SUB2007-00009-HUNTER'S TRAIL SUBDIVISION • A parallel access street along the arterial or major collector, • Lots of suitable depth abutting the arterial or major collector to provide adequate buffering with frontage along another street; • Screen planting at the rear or side property line to be contained in a nonaccess reservation along the arterial or major collector; or • Other treatment suitable to meet the objectives of this subsection; • If a lot has access to two streets with different classifications, primary access should be from the lower classification street. The subject property does not abut and is not traversed by an arterial or collector, therefore, this standard does not apply. Private Streets: Section 18.810.030.T states that design standards for private streets shall be established by the City Engineer. The City shall require legal assurances for the continued maintenance of private streets, such as a recorded maintenance agreement. Private streets serving more than six dwelling units are permitted only within planned developments, mobile home parks, and multi-family residential developments. The applicant has proposed a private street to serve all six lots within this development. This private street will be aligned with Cresmer Drive. The applicant shall place a statement on the face of the final plat indicating the private streets will be owned and maintained by the properties that will be served by it/them. In addition, the applicant shall record Conditions, Covenants and Restrictions (CC&R's) along with the final plat that will clarify how the private property owners are to maintain the private street(s). These CC&R's shall be reviewed and approved by the City prior to approval of the final plat. The City's public improvement design standards require private streets to have a pavement section equal to a public local street. The applicant will need to provide this type of pavement section. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 2,000 feet measured along the right-of-way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre- existing development or, • For blocks adjacent to arterial streets,limited access highways,major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. The proposed subdivision includes a private street, `Tract A', which terminates in a hammer head turn around. The Future Street Plan (Sheet 7) shows the perimeter of the block formed by SW 100th Avenue, SW Ash Avenue, SW McDonald, SW O'Mara, and SW Frewing is approximately 4,400 lineal feet. An exception to the 2,000 feet maximum block length applies due to the existing development pattern that precludes continuation of the private street through to SW McDonald. Therefore,the proposed development is consistent with this standard. Section 18.810.040.B.2 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. The proposed development includes a private street, `Tract A', which terminates in a hammer head turn around. Existing development to the south precludes connection to SW McDonald Street. Therefore, the proposed development is consistent with this standard. Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. Lots 1 and 3 are greater than 1.5 times the minimum lot size. However, lot depths do not exceed lot width by more than 2.5 times,consistent with this standard. NOTICE OF DECISION PAGE 23 OF 29 SUB2007-00009-HUNTER'S TRAIL SUBDIVISION • Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. All lots in the proposed subdivision do not have at least 25 feet of frontage on a public street. The applicant's Preliminary Plat (Sheet 3) shows Lot 4 with 23:9 feet of frontage. Therefore, the applicant shall submit a revised preliminary plat that shows that all lots have a minimum 25-foot frontage. Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. There is an existing curbside sidewalk along the Ash Avenue frontage. The applicant will be removing an existing driveway and replacing it with new curb and a 5 foot wide curbside sidewalk. The applicant's plans provide for a 5 foot wide sidewalk along one side of the proposed private street, thereby meeting this criterion. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. There is an exiting ublic sewer main in Ash Avenue. The two existing homes currently share one private lateral. The existing home furthest from Ash Avenue is going to be removed and the sewer lateral shall be abandoned or removed as required by Oregon Plumbing Specialty Code. The applicant's plans show the extension of the public sewer in the private street from Ash Avenue to serve Lots 2-6. Storm Drainage: General Provisions: Section 18.810.100.A states 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 the Unified Sewerage Agency in 2000 and including any future revisions or amendments). There are no upstream drainage ways that impact this development. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage agency in 2000 and including any future revisions or amendments). NOTICE OF DECISION PAGE 24 OF 29 SUB2007-00009-HUNTER'S TRAIL SUBDIVISION In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan Includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek For those developments adjacent to Fanno Creek,the storm water runoff will be permitted to discharge without detention. The applicant's plans provide on-site detention in a 48-inch underground pipe located within the private street tract. Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that developments adjoining proposed bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or right-of-way. Pursuant to the Transportation System Plan for the City of Tigard, SW Ash Street fronting the subject site does not include a bike lane. However Ash Street is included on the pedestrian plan. The applicant has been conditioned to provide a sidewalk earlier in this section. Therefore,this standard has been met. 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 rior 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 lace on a street where existing utilities which are not underground will serve the development and p 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. 1'he most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above- ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under-grounding. There are existing overhead utility lines along the frontage of SW Ash Avenue. If the fee in-lieu is proposed, it is equal to $35.00 er lineal foot of street frontage that contains the overhead lines. The frontage along this site is 115 lineal feet; therefore the fee would be $4,025.00. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Fire and Life Safety: Tualatin Valley Fire &Rescue (TVF&R) provided comments for the proposed development, dated May 16, 2007. These comments are included in the application package, Exhibit F. Subsequently TVF&R submitted revised comments dated December 13, 2007,which are included in their entirety at the end ofythis decision. The private street shall have "NO PARKING" signs posted on both sides of the roadway. The inside turning radius and outside turning radius shall be not less than 28 feet and 48 respectively measured from the same center point. The other comments are included below and are part of the requirements of this land use decision. NOTICE OF DECISION PAGE 25 OF 29 SUB2007-00009-HUNTER'S TRAIL SUBDIVISION The applicant's plan shows a turn around at the end of the private street. This turn around is required by 18.705.030.I.4 when the access drive is longer than 150 feet. The turn around must provide for the turning around of fire apparatus by TVF&R as the proposed access is approximately 300 feet in length. The applicant shall provide a TVF&R approved, dimensioned turn around with their PFI Permit submittal. If TVF&R does not require a turn around, the pC ity will still require a turn around or compliance with 18.705.030.I.5 whereby vehicle turnouts, 24 feet in width, are provided. A turn around that is not required by TVF&R can be of reduced sized, but must be approved by City Engineering staff prior to issuance of permits. Public Water System: The City of Tigard provides service in this area. The applicant has indicated the existing home will continue to use the existing water meter. Lots 2-6 will require new 3/4 inch water meters. Storm Water Quality: The City has agreed to enforce Surface Water Management(SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to construction, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the CWS Design Standards. In addition,the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. The proposed unit from Stormwater Management is acceptable, provided the property owner agrees to hire the manufacturer (or approved equal) to provide the required maintenance of the unit. Prior to a final building inspection, the applicant shall demonstrate that they have entered into a maintenance agreement with Stormwater Management, or another company that demonstrates they can meet the maintenance requirements of the manufacturer. 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. A final grading plan shall be submitted showing the existing and proposed contours. The pplan� shall detail the provisions for surface drainage of all lots,and show that they will be graded to insure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Department. For situations where the back portions of lots drain away from a street and toward adjacent lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. The applicant will also be required to provide a geotechnical report, per Appendix Chapter 33 of the UBC, for the fproposed grading slope construction. The recommendations of the report will need to be incorporated into the inal grading plan and a final construction supervision report must be filed with the Engineering Department prior to issuance of building permits. The design engineer shall also indicate, on the grading plan, which lots will have natural slopes between 10% and 20%, as well as lots that will have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections and/or permits will be necessary when the lots develop. An NPDES 1200C permit will be required for this development. 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 issuance of building permits. NOTICE OF DECISION PAGE 26 OF 29 SUB2007-00009-HUNTER'S TRAIL SUBDIVISION The developer will also be required to provide signage at the entrance of each shared flag lot driveway or private street that lists the addresses that are served by the given driveway or street. This will assist emergency services personnel to more easily find a particular home. This project has a private street and one shared driveway. The applicant may choose to select a street name for the private street. A sign will still be required for the shared driveway for Lots 4 &5. 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 round 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). D. - IMPACT STUDY(18.390): Section 18.390.040 states that the applicant shall provide an impact study to quantify the effect of development on public facilities and services. The study shall address, at a minimum, the transportation system including bikeways, the drainage system, the parks system, the water system, the sewer system, and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with a requirement for public right-of-way dedication, or provide evidence that supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. Section 18.390.040 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's application includes an impact study which addresses impacts of the proposed development on public facilities and services. The applicant identifies and concurs with a 2-foot right of way dedication along the 1 15-foot frontage of SW Ash Avenue as shown on the Preliminary Site Plan. Storm water runoff will be directed to an on-site storm water quality facility shown on the applicant's preliminary utility plan, which will release storm water at pre-development rates into the storm drain under SW Ash Avenue. The development will connect to an 8- inch water line located in SW Ash Avenue with meters to be placed along the street frontage. Service laterals will be extended from the new 8-inch line to serve each new residential structure. An 8-inch sanitary service line will be extended from the existing line in SW Ash Avenue. Service laterals will be extended from the sanitary line to serve each residential structure. Any required street improvements to certain collector or higher volume streets and the Washington County Traffic Impact Fee (TIF) are mitigation measures that are required at the time of development. Based on a transportation impact study prepared by Mr. David Larson for the A Boy Expansion/Dolan II/Resolution 95-61, TIF's are expected to recapture 32 percent of the traffic impact of new development on the Collector and Arterial Street system. Presently,the TIF for a detached,single-family dwelling is $3,0201. NOTICE OF DECISION PAGE 27 OF 29 SUB2007-00009-HUNTERS TRAIL SUBDIVISION Upon completion of this development, the future builders of the residences will be required to pay TIF's totaling approximately$12,080 ($3,020 x 4 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 project's traffic impact is $37,750 ($12,080 divided by.32). The difference between the TIF paid and the full impact, is considered as unmitigated impact. Since the TIF paid is $12,080, the unmitigated impact can be valued at $25,670 ($37,750 - $12,080). The estimated cost of the dedication of SW Ash Avenue is approximately$690 ($3/sf x 230 sq ft); the cost of improvements along SW Ash Avenue will be approximately $22,800 (114 lineal feet x $200/lineal foot ). Therefore, the total amount for dedication and improvements to the public are roughly proportional to the impacts created by the proposed development. SECTION VII. OTHER STAFF COMMENTS The City of Tigard Arborist has reviewed the proposal and provided comment that is available in its entirety in the land use file and has been incorporated above in the Tree Removal section of this Decision. The City of Tigard Public Works has reviewed the proposal and noted several issues with the water service. These issues are addressed in the Streets and Utilities section of the decision. The City of Tigard Police Department has reviewed the proposal and recommended the placement of a monument marker at the foot of the proposed private street at Ash Avenue to identify house numbers for lots 1-6. SECTION VIII. AGENCY COMMENTS Clean Water Services has reviewed the proposal and has issued a Sensitive Area Pre-screening Site Assessment (File No. 07-001414) dated April 27, 2007. The Assessment states that sensitive areas do not appear to exist on site or within 200 feet of the site and that potentially sensitive areas appear to be piped. Tualatin Valley Fire and Rescue has reviewed the subject proposal and submitted a comment letter dated December 13,2007 endorsing this proposal predicated on the following criteria and conditions of approval: 1) DEAD END ROADS: Dead end fire apparatus access roads in excess of 150 feet in length shall be provided with an approved turnaround. (IFC 503.2 The turnaround shown on the submitted drawings does not meet the minimum specifications required in IFC Appendix D, Section D103.1. 2) FIRE APPARATUS ACCESS ROAD EXCEPTION FOR AUTOMATIC SPRINKLER PROTECTION: When buildings are completely protected with an approved automatic fire sprinkler system, the requirements for fire apparatus access may be modified as approved-13y fire code official. (IFC 503.1.1) Since the proposal includes saving two of the existing dwellings, this doesn't appear to be a viable option. Therefore, the turnaround specifications noted in Item# I are required to be met. 3) FIRE APPARATUS ACCESS ROAD WIDTH AND VERTICAL CLEARANCE: Fire apparatus access roads shall have an unobstructed width of not less than 20 feet (12 feet for up to two dwelling units and accessory buildings), and an unobstructed vertical clearance of not less than 13 feet 6 inches. Alffiere fire apparatus roadways are less than 26 feet wide, "NO PARKING" signs shall be installed on both sides of the roadway and in turnarounds as needed. Where fire apparatus roadways are more than 26 feet wide but less than 32 feet wide, "NO PARKING" signs shall be installed on one sine of the roadway and in turnarounds as needed. Where fire apparatus roadways are 32 feet wide or more,parking is not restricted. (IFC 503.2.1) The fire district does not endorse the design concept wherein twenty feet of unobstructed roadway width is not provided. 4) SURFACE AND LOAD CAPACITIES: Fire apparatus access roads shall be of an all-weather surface that is easily distinguishable from the surrounding area and is capable of supporting not less than 12,500 pounds point load (wheel load) and 60,000 pounds live load (gross vehicle weight You may need to provide documentation from a registered engineer that the design will be capable of supporting such loading. (IFC D102.1) NOTICE OF DECISION PAGE 28 OF 29 SUB2007-00009-HUNTER'S TRAIL SUBDIVISION 5) SINGLE FAMILY DWELLINGS - REQUIRED FIRE FLOW: The minimum available fire flow for single family dwellings and duplexes served by a municipal water supply shall be 1,000 gallons per minute. If the structure(s) is (are) 3,600 square feet or larger, the required fire flow shall be determined according to IFC Appendix B. (IFC B105.1) The fire hydrant noted on the submitted drawings must be capable of meeting this requirement. If the hydrant has not been flow tested within the last five years, a flow test is required. The test data must be forwarded to this office prior to site development. 6) ACCESS AND FIRE FIGHTING WATER SUPPLY DURING CONSTRUCTION: Approved fire apparatus access roadways and fire fighting water supplies shall be installed and operational prior to any combustible construction or storage of combustible matenals on the site. (IFC 1410.1 &1412.1) SECTION IX. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON JANUARY 28, 2008 AND EFFECTIVE ON FEBRUARY 12, 2008 UNLESS AN APPEAL IS FILED. Appeal: The Director's Decision is final on the date that it is mailed. Any party with standing as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the 'Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing,subject to any addinonal 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 11, 2008. estions: It- you have any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon at (503) 639-4171. , �� ' 461_ January 28 ,2008 PREPARED Byr G Pagenstecher DATE Associate Planner January 28 , 2008 APPROVED BY Dick Bewersdorff f DATE Planning Manager NOTICE OF DECISION PAGE 29 OF 29 SUB2007-00009-HUNTER'S TRAIL SUBDIVISION v .11 i rip i p pi■ wa1y.p,i,ss, Siilk r CITY of TIGARD v4 iiii GEOGft APHID INFOR NATION SYSTEM Q�` VICINITY MAP rr 4, A. SUB2007 00009 .Will 09 IRS'. HUN TERS TRAIL o 44% 4c-; s dosof LEGEND: AO* SUB V#JAJECT 11111411 .. SITE lop.m s Illk HILL VIEW "7 "5r0 till Emil `� . I- Yi%4444 VIEW CT 5� 7 T , „,„,„„, :4 1 .,,,, a L �� • •► _ ■ ST J Tgard Area Map >- N ii' Q- 0 80 160 240 320 400 Feel . ONE � 1'=308 feet JANZEN ELROSE ST •T U' •a .SE s J _�I TIGARI� co Information on this map is!or general location only and O) p^j shouilld 1T(035639-41 1 --t I 1 / - I hop rr ci tigard ocus Community Development Plot date: Dec 4,2007:C:\magic\MAGIC03.APR . - '~ ~ - .\ ' ` ^' \^° 4 - 0w\ ` LEGEND - -_�°°° ~~' \ \^^_---/ ^ '- - - °~~==�~�\ ` ' • '.~� \ - _~�= � alpha �� ~, , PROPO■ SED 1 COMMUNITY \ `^ ~` ~ -_~-- ' \` -.... ---""=°��`"° _-_-_"==^=~~^,^^ DEVELOPMENT r . / - 'I .-~� ��1 ����� \ -..- ' . .- \ i ,,=`~"�"~^~ �~~^�°,��\ ` _~ '' C \-'. -~- `.-- ~ ' `~~_- ` -~-7 I m°="�°°"== > ..~ , - 'OE ~~~~~.~_~~. \ 'ill SETBACK TABLE ~~ .^., ~FRONT~�~ REVISIONS \ %\VY,,-6%, A...'. _ E01.,:77"0` .1 15 STREET SiOf SETBACK -~-~~- NO DATE "E="�=" \I *\‘ I 1..Y. .,... ---- T,.....li--.1.111 14\.. •_,ItA 1 \ t' 250 .�SW A--^ \ � ' � ~ " ^ . ^~ ~ / - ��*~ �� m�,�"�= DORN - � _ | | - HUNTER'S 520°"OW m�" . ' °° ." / =, BRACT . / / I = I �m ` --------F- TRAIL ■ � � i . ./ : /' li `�� `��\\\ .� .\ iii - � �I DOWN_-_\ / | / ii ' I I STREET°o�="°= PRELIMINARY r '. pun�o�s. ` / / / / I ' PLAN \ --- ----'---� ----'------------- - ' -- 1�=- \ � -- -- -- -- -- -- -- -----'----------- -- ----- ma«�nvrn�ws - \ / ux, �-- __- -__'--_------_----_----_ ----_ ---_ _-- - / ..',W,'' ���� � � '���ou �� cx �� | LOT 4 COMMUNITY DEVELOPMENT SHARED DRIVEWAY DETAIL ~.~.,~ .^~~ ""^ �� ~~ REVIEWED~SCALE ~ . ° ~ ~ ��r *_� ----'---- '--- ~ ~ . . REQUEST FOR COMMENTS Gary Pagenstecher c. cce3)j7- From: Patty Lunsford Sent: Thursday, December 13, 2007 4:50 PM To: 'Bill Scheiderich' Cc: Gary Pagenstecher Subject: RE: Hunters Trail Sub comments Attachments: Patty Lunsford.vcf; image001.jpg Bill, I will file your comments in the land use file and forward a copy of this to Gary Pagenstecher, the project planner for this application. Gary will address your comments in the City's "Notice of Decision" and you will be sent a full copy of the decision when it's issued. Gary's email address is garyp(a�tigard-or.gov if you seek to obtain further information pertaining to this project. Best regards, Patty __ Patty Lunsford Planning Administrative Assistant t - patty abgard-or.gov . Ka' (503) 718-2438 Direct (503)624-3681 Fax 1 City of Tigard Community Development 13125 SW Hall Blvd. Tigard,Oregon 97223 From: Bill Scheiderich [mailto:bscheiderich @ci.beaverton.or.us] Sent: Thursday, December 13, 2007 4:38 PM To: Patty Lunsford Subject: Hunters Trail Sub comments Patty, please forward these comments to the planner in charge of this file if not you. After reviewing the file my only comment is to ask whether the site plan could include a reservation for future right of way (i.e., a setback of the building pads on certain lots) so as to allow for a future, full dimension, public local street through the site. I saw that the applicant itself has noted that the private street to be built would, if extended, intersect McDonald at an appropriate distance between O'Mara and 100th. I don't have any concerns with the proposed density, especially with this revised proposal for six lots in lieu of eight lots, but these narrow private streets proliferating throughout this area just add to the impression that the sites are overbuilt. Thank you for the opportunity to comment. Bill Scheiderich 13655 SW Steven Court, Tigard 97223 503 526-2215 1 11911,65t. Tualatin Valley Fire & Rescue December 13, 2007 Gary Pagenstecher, Associate Planner City of Tigard Planning Division 13125 SW Hall Boulevard Tigard, OR 97223 Re: (SUB) 2007-00009 Hunter's Trail Subdivision Dear Gary, Thank you for the opportunity to review the proposed site plan surrounding the above named development project. Tualatin Valley Fire& Rescue endorses this proposal predicated on the following criteria and conditions of approval: 1) DEAD END ROADS: Dead end fire apparatus access roads in excess of 150 feet in length shall be provided with an approved turnaround. (IFC 503.2.5) The turnaround shown on the submitted drawings does not meet the minimum specifications required in IFC Appendix D, Section D103.1. 2) FIRE APPARATUS ACCESS ROAD EXCEPTION FOR AUTOMATIC SPRINKLER PROTECTION: When buildings are completely protected with an approved automatic fire sprinkler system, the requirements for fire apparatus access may be modified as approved by the fire code official. (IFC 503.1.1) Since the proposal includes saving two of the existing dwellings,this doesn't appear to be a viable option. Therefore,the turnaround specifications noted in Item#1 are required to be met. 3) FIRE APPARATUS ACCESS ROAD WIDTH AND VERTICAL CLEARANCE: Fire apparatus access roads shall have an unobstructed width of not less than 20 feet(12 feet for up to two dwelling units and accessory buildings), and an unobstructed vertical clearance of not less than 13 feet 6 inches. Where fire apparatus roadways are less than 26 feet wide, "NO PARKING" signs shall be installed on both sides of the roadway and in turnarounds as needed. Where fire apparatus roadways are more than 26 feet wide but less than 32 feet wide, "NO PARKING" signs shall be installed on one side of the roadway and in turnarounds as needed. Where fire apparatus roadways are 32 feet wide or more, parking is not restricted. (IFC 503.2.1) The fire district does not endorse the design concept wherein twenty feet of unobstructed roadway width is not provided. 4) SURFACE AND LOAD CAPACITIES: Fire apparatus access roads shall be of an all-weather surface that is easily distinguishable from the surrounding area and is capable of supporting not less than 12,500 pounds point load (wheel load) and 60,000 pounds live load (gross vehicle weight). You may need to provide documentation from a registered engineer that the design will be capable of supporting such loading. (IFC D102.1) 5) SINGLE FAMILY DWELLINGS - REQUIRED FIRE FLOW: The minimum available fire flow for single family dwellings and duplexes served by a municipal water supply shall be 1,000 gallons per minute. If the structure(s) is (are) 3,600 square feet or larger, the required fire flow shall be determined according to IFC Appendix B. (IFC B105.1) The fire hydrant noted on the submitted drawings must be capable of meeting this requirement. If the hydrant has not been flow tested within the last five years,a flow test is required. The test data must be forwarded to this office prior to site development. North Division Office 14480 SW Jenkins Road, Beaverton,OR 97005 Phone: 503-356-4700 Fax:503-644-2214 www.tvfr.com • WAIL Tualatin Valley Fire & Rescue 6) ACCESS AND FIRE FIGHTING WATER SUPPLY DURING CONSTRUCTION: Approved fire apparatus access roadways and fire fighting water supplies shall be installed and operational prior to any combustible construction or storage of combustible materials on the site. (IFC 1410.1 & 1412.1) We trust this letter will be helpful with the final design of this proposal insofar as fire apparatus access and firefighting water supplies are concerned. If there is anything about this letter you do not understand, disagree with, or wish to discuss further, please call me. Sincerely, John K . Dalby John K. Dalby, Deputy Fire Marshal II Tualatin Valley Fire & Rescue, North Division 14480 SW Jenkins Road Beaverton, OR 97005-1152 (503) 356-4723 North Division Office 14480 SW Jenkins Road, Beaverton,OR 97005 Phone: 503-356-4700 Fax:503-644-2214 www.tvfr.com Patty Lunsford ✓ From: Patty Lunsford Sent: Thursday, December 13, 2007 4:50 PM To: 'Bill Scheiderich' Cc: Gary Pagenstecher Subject: RE: Hunters Trail Sub comments Attachments: Patty Lunsford.vcf Bili, I will file your comments in the land use file and forward a copy of this to Gary Pagenstecher, the project planner for this application. Gary will address your comments in the City's "Notice of Decision" and you will be sent a full copy of the decision when it's issued. Gary's email address is garyp(cr�tigard-or.gov if you seek to obtain further information pertaining to this project. Best regards, Patty pr. Patty Lunsford „ Planning Administrative Assistant patty gtigard-or.gov (503) 713-2433 Direct (503)624-3631 Fax City of Tigard Community Development 13125 SW Hall Blvd. Tigard, Oregon 97223 From: Bill Scheiderich [mailto:bscheiderich @ci.beaverton.or.us] Sent: Thursday, December 13, 2007 4:38 PM To: Patty Lunsford Subject: Hunters Trail Sub comments Patty, please forward these comments to the planner in charge of this file if not you. After reviewing the file my only comment is to ask whether the site plan could include a reservation for future right of way (i.e., a setback of the building pads on certain lots) so as to allow for a future, full dimension, public local street through the site. I saw that the applicant itself has noted that the private street to be built would, if extended, intersect McDonald at an appropriate distance between O'Mara and 100th. I don't have any concerns with the proposed density, especially with this revised proposal for six lots in lieu of eight lots, but these narrow private streets proliferating throughout this area just add to the impression that the sites are overbuilt. Thank you for the opportunity to comment. Bill Scheiderich 13655 SW Steven Court, Tigard 97223 503 526-2215 Tracking: 1 V LI To the Tigard Planning Commission Concerning the"Hunters Trail"Subdivision As a neighbor of the proposed subdivision on the property at 13740 and 13780 SW Ash,I would like to submit the following concerns. 1. The required Neighborhood Meeting held on May 29 was not very informative.The meeting was not as informative as the notes in the file suggest. Several question I myself asked are not listed. In addition,the facilitator, Mr.Tom McConnell was evasive in answering questions,displayed a very disrespectful attitude, and went so far as to call the attendees a"mob." I personally felt as if I was wasting his time(which he all but said)and did not feel as if he was forthcoming in describing what proposed development would include. I would ask that you consider requiring that this meeting be reconvened and that it be supervised by a member of your committee. 2. According to the proposal,the planned homes will be two story, in the 450k-600k range,and will be many square feet more that the homes in this neighborhood. As I understand it,the development code requires that the construction should be compatible to the homes in the area. These two story,very large homes are not compatible with at least my barely 1400 sq ft.ranch,and most of the other homes abutting the property. 3. I am concerned about the arborist's assessment indicating that such a large number of the older trees on the property are not healthy enough to consider saving. The percentage seems extraordinary,and I would ask that this be reviewed. ("Only 5 of 18 are in good health") 4. I continue to be concerned about the traffic on the curve between Ash and 100th Avenue. I have witnessed many times,cars speeding around this bend,going into the path of oncoming traffic,and nearly missing other cars and pedestrians(including my children). I am aware of several accidents including collisions with cars parked on the road. I am concerned that adding a road that is very near this bend will result in more near misses and potentially accidents. I do not agree that"no traffic analysis is required." I am not clear on why the plan seeks an exception to 18.810.040 but I would ask that you consider that any added road in this area(whether meeting code or not)endangers both pedestrians and drivers who travel this already dangerous area. At the very least,I would ask that you do a"traffic study." 5. Lastly,I am concerned that Tigard continues to infill,and that developing this 1.7 acre property is a missed opportunity to honor the vision that Tigard says it has to look for opportunities to preserve open space. Thank you for the opportunity to express my concerns about this development. Sind ly, Mar a Plan 13930 SW 100th Ave Tigard,Or 97223 (503)639-6879 MEMORANDUM CITY OF TIGARD, OREGON DATE: 1/15/08 TO: Gary Pagenstecher, Associate Planner FROM: Kim McMillan, Development Review Engineer t<?yh RE: SUB2007-00009 Hunter's Trail 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. Sight Distance Certification was provided by Alpha Community Development engineers. Site access for the development onto Ash Avenue will be provided by a private street that will be located opposite Cresmer Drive. This private street will provide access to all six home lots. The speed limit on local streets is 25 mph, requiring a minimum 250 feet of sight distance. The engineer has provided an exhibit showing that there is adequate sight distance to the east. To the west the sight distance is based on the speed of traffic at it rounds the corner from 100th Avenue onto Ash Avenue. The engineer's exhibit shows the radius of the car's path is 93 feet. The engineer provided analysis based on the 2001 AASHTO Policy on Geometric Design of Highways and Streets to determine the speed at this corner is 21 mph. This analysis is included in the application package under Exhibit K. Therefore, the required sight distance to the west is 210 feet. The available sight distance is 211 feet, thereby meeting this criterion. 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. SW Ash Avenue is classified as a Neighborhood Route (local street) on the City of Tigard's TSP. The applicant's plans show the proposed private street is aligned with Cresmer Drive and is approximately 130 feet from Cowles Court, thereby meeting the spacing standard for a local street along a local street. ENGINEERING COMMENTS SUB2007-00009 Hunter's Trail PAGE 1 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 (local street) to have a 54 foot 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 Ash Avenue, which is classified as a Neighborhood Route 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 from centerline. SW Ash Avenue is currently partially improved. In order to mitigate the impact from this development, the applicant should remove the existing driveway and replace it with curb and sidewalk. The applicant shall also provide street trees along their Ash Avenue frontage in accordance with the TDC. 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. ENGINEERING COMMENTS SUB2007-00009 Hunter's Trail PAGE 2 Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub streets in excess of 150 feet in length. The applicant has submitted an aerial photo and future street plan. They have not proposed to extend their street through to McDonald Street due to the location where it would intersect. The location is only 80 feet west of the Omara Street/McDonald Street intersection, which is offset only 70 feet west of the 98th Avenue/McDonald Street intersection. McDonald Street is classified as a Collector on the City's TSP and has a minimum 200 foot spacing standard for driveways and streets. Another street intersection would require an adjustment to the spacing standard. For the small area that this connection would serve it is not likely that an adjustment would be approved. Street Alignment and Connections: Section 18.810.030.H.1 states that full street connections with spacing of no more than 530 feet between connections is required except where prevented by barriers such as topography, railroads, freeways, pre-existing developments, lease provisions, easements, covenants or other restrictions existing prior to May 1, 1995 which preclude street connections. A full street connection may also be exempted due to a regulated water feature if regulations would not permit construction. Section 18.810.030.H.2 states that all local, neighborhood routes and collector streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. Land is considered topographically constrained if the slope is greater than 15% for a distance of 250 feet or more. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. The applicant has submitted an aerial photo and future street plan. They have not proposed to extend their street through to McDonald Street due to the location where it would intersect. The location is only 80 feet west of the Omara Street/McDonald Street intersection, which is offset only 70 feet west of the 98th Avenue/McDonald Street intersection. McDonald Street is classified as a Collector on the City's TSP and has a minimum 200 foot spacing standard for driveways and streets. Another street intersection would require an adjustment to the spacing standard. For the small area that this connection would serve it is not likely that an adjustment would be approved. ENGINEERING COMMENTS SUB2007-00009 Hunter's Trail PAGE 3 Private Streets: Section 18.810.030.T states that design standards for private streets shall be established by the City Engineer. The City shall require legal assurances for the continued maintenance of private streets, such as a recorded maintenance agreement. Private streets serving more than six dwelling units are permitted only within planned developments, mobile home parks, and multi-family residential developments. The applicant has proposed a private street to serve all six lots within this development. This private street will be aligned with Cresmer Drive. The applicant shall place a statement on the face of the final plat indicating the private street(s) will be owned and maintained by the properties that will be served by it/them. In addition, the applicant shall record Conditions, Covenants and Restrictions (CC&R's) along with the final plat that will clarify how the private property owners are to maintain the private street(s). These CC&R's shall be reviewed and approved by the City prior to approval of the final plat. The City's public improvement design standards require private streets to have a pavement section equal to a public local street. The applicant will need to provide this type of pavement section. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of- way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development or; • For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. • 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 ENGINEERING COMMENTS SUB2007-00009 Hunter's Trail PAGE 4 • 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. There is an existing curbside sidewalk along the Ash Avenue frontage. The applicant will be removing an existing driveway and replacing it with new curb and a 5 foot wide curbside sidewalk. The applicant's plans provide for a 5 foot wide sidewalk along one side of the proposed private street, thereby meeting this criterion. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. There is an exiting public sewer main in Ash Avenue. The two existing homes currently share one private lateral. The existing home furthest from Ash Avenue is going to be removed and the sewer lateral shall be abandoned or removed as required by Oregon Plumbing Specialty Code. ENGINEERING COMMENTS SUB2007-00009 Hunter's Trail PAGE 5 The applicant's plans show the extension of the public sewer in the private street from Ash Avenue to serve Lots 2-6. Storm Drainage: General Provisions: Section 18.810.100.A requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). There are no upstream drainage ways that impact this development. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide 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 applicant's plans provide on-site detention in a 48-inch underground pipe located within the private street tract. ENGINEERING COMMENTS SUB2007-00009 Hunter's Trail PAGE 6 Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under- grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case- by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under- grounding. There are existing overhead utility lines along the frontage of SW Ash Avenue. If the fee in-lieu is proposed, it is equal to $ 35.00 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 115 lineal feet; therefore the fee would be $ 4025.00. Fire and Life Safety: Tualatin Valley Fire & Rescue (TVF&R) provided comments for the proposed development, dated May 16, 2007. These comments are included in the application package, Exhibit F. ENGINEERING COMMENTS SUB2007-00009 Hunter's Trail PAGE 7 The private street shall have NO PARKING" signs posted on both sides of the roadway. The inside turning radius and outside turning radius shall be not less than 28 feet and 48 respectively, measured from the same center point. The other comments are included in Exhibit F and are part of the requirements of this land use decision. The applicant's plan shows a turn around at the end of the private street. This turn around is required by 18.705.030.1.4 when the access drive is longer than 150 feet. The turn around must provide for the turning around of fire apparatus by TVF&R as the proposed access is approximately 300 feet in length. The applicant shall provide a TVF&R approved, dimensioned turn around with their PFI Permit submittal. If TVF&R does not require a turn around, the City will still require a turn around or compliance with 18.705.030.1.5 whereby vehicle turnouts, 24 feet in width, are provided. A turn around that is not required by TVF&R can be of reduced sized, but must be approved by City Engineering staff prior to issuance of permits. Public Water System: The City of Tigard provides service in this area. The applicant has indicated the existing home will continue to use the existing water meter. Lots 2-6 will require new 3/4 inch water meters. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to construction, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the CWS Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. The proposed unit from Stormwater Management is acceptable, provided the property owner agrees to hire the manufacturer (or approved equal) to provide the required maintenance of the unit. Prior to a final building inspection, the applicant shall demonstrate that they have entered into a maintenance agreement with Stormwater Management, or another company that demonstrates they can meet the maintenance requirements of the manufacturer. ENGINEERING COMMENTS SUB2007-00009 Hunter's Trail PAGE 8 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. A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of all lots, and show that they will be graded to insure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Department. For situations where the back portions of lots drain away from a street and toward adjacent lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. The applicant will also be required to provide a geotechnical report, per Appendix Chapter 33 of the UBC, for the proposed grading slope construction. The recommendations of the report will need to be incorporated into the final grading plan and a final construction supervision report must be filed with the Engineering Department prior to issuance of building permits. The design engineer shall also indicate, on the grading plan, which lots will have natural slopes between 10% and 20%, as well as lots that will have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections and/or permits will be necessary when the lots develop. An NPDES 1200C permit will be required for this development. 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 issuance of building permits. The developer will also be required to provide signage at the entrance of each shared flag lot driveway or private street that lists the addresses that are served by the given driveway or street. This will assist emergency services personnel to more easily find a particular home. ENGINEERING COMMENTS SUB2007-00009 Hunter's Trail PAGE 9 This project has a private street and one shared driveway. The applicant may choose to select a street name for the private street. A sign will still be required for the shared driveway for Lots 4 & 5. Survey Requirements The applicant's final plat shall contain State Plane Coordinates [NAD 83 (91)] on two monuments with a tie to the City's global positioning system (GPS) geodetic control network (GC 22). These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: • GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. In addition, the applicant's as-built drawings shall be tied to the GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). Recommendations: THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY ONSITE IMPROVEMENTS, INCLUDING GRADING, EXCAVATION AND/OR FILL ACTIVITIES: Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: Prior to commencing onsite improvements, a Public Facility Improvement (PFI) permit is required for this project to cover the private street and any other work in the public right-of-way. Six (6) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www.tigard-or.gov). The PFI permit plan submittal shall include the exact legal name, address and telephone number of the individual or corporate entity who will be designated as the "Permittee", and who will provide the financial assurance ENGINEERING COMMENTS SUB2007-00009 Hunter's Trail PAGE 10 for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. The City Engineer may determine the necessity for, and require submittal and approval of, a construction access and parking plan for the home building phase. If the City Engineer deems such a plan necessary, the applicant shall provide the plan prior to issuance of building permits. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, indicating that they will construct the following frontage improvements along SW Ash Avenue as a part of this project: A. 5-foot concrete curbside sidewalk; B. street trees in the planter strip spaced per TDC requirements; C. streetlight layout by applicant's engineer, to be approved by City Engineer; and D. driveway apron removal. The applicant's construction drawings shall show that the pavement and rock section for the proposed private street(s) shall meet the City's public street standard for a local residential street. Final design plans and calculations for the proposed private water quality facility shall be submitted to the Engineering Department (Kim McMillan) as a part of the Public Facility Improvement (PFI) permit plans. Included with the plans shall be a proposed landscape plan and maintenance plan. An erosion control plan shall be provided as part of the Public Facility Improvement (PFI) permit drawings. The plan shall conform to the "Erosion Prevention and Sediment Control Design and Planning Manual, February 2003 edition." A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of all lots, and show that they will be graded to insure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Department. For situations where the back portions of lots drain away from a street and toward adjacent lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. ENGINEERING COMMENTS SUB2007-00009 Hunter's Trail PAGE 11 The applicant shall obtain a 1200-C General Permit issued by the City of Tigard pursuant to ORS 468.740 and the Federal Clean Water Act. The applicant shall submit a TVF&R approved turn around design for the end of the private street or provide 24 foot wide turnouts. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: Prior to final plat approval, the applicant shall pay the addressing fee. (STAFF CONTACT: Bethany Stewart, Engineering). Lot 1 shall not be permitted to access directly onto Ash Avenue. A non- access strip along the Ash Avenue frontage of Lot 1 shall be recorded on the final plat. The applicant shall cause a statement to be placed on the final plat to indicate that the proposed private street and shared driveway will be jointly owned and maintained by the private property owners who abut and take access from them. Prior to approval of the final plat, the applicant shall prepare Conditions, Covenants and Restrictions (CC&R's) for this project, to be recorded with the final plat, that clearly lays out a maintenance plan and agreement for the proposed private street(s). The CC&R's shall obligate the private property owners within the subdivision to create a homeowner's association to ensure regulation of maintenance for the street(s). The applicant shall submit a copy of the CC&R's to the Engineering Department (Kim McMillan) prior to approval of the final plat. Prior to approval of the final plat, the applicant shall demonstrate that they have formed and incorporated a homeowner's association. Prior to approval of the final plat, the existing lateral to Tax Lot 3004 shall be abandoned in place or removed in accordance with the Oregon Specialty Plumbing Code. 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. ENGINEERING COMMENTS SUB2007-00009 Hunter's Trail PAGE 12 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 Ash Avenue, providing 27 feet from centerline, shall be made on the final plat. E. NOTE: Washington County will not begin their review of the final plat until they receive notice from the Engineering Department indicating that the City has reviewed the final plat and submitted comments to the applicant's surveyor. F. After the City and County have reviewed the final plat, submit one mylar copy 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 paper copy of the recorded final plat. ENGINEERING COMMENTS SUB2007-00009 Hunter's Trail PAGE 13 Prior to issuance of building permits, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) 3 mil mylar, 2) a diskette of the as-builts in "DWG" format, if available; otherwise "DXF" will be acceptable, and 3) the as-built drawings shall be tied to the City's GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). The applicant shall provide signage at the entrance of each shared flag lot (Lots 4 & 5) driveway and private street that lists the addresses that are served by the given driveway or street. The applicant shall either place the existing overhead utility lines along SW Ash Avenue underground as a part of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $ 35.00 per lineal foot. If the fee option is chosen, the amount will be $ 4025.00 and it shall be paid prior to issuance of building permits. Prior to issuance of building permits, the applicant shall demonstrate that they have entered into a maintenance agreement with Stormwater Management, or another company that demonstrates they can meet the maintenance requirements of the manufacturer, for the proposed onsite storm water treatment facility. IN ADDITION, THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE; THIS IS NOT AN EXCLUSIVE LIST: 18.430.080 Improvement Agreement: Before City approval is certified on the final plat, and before approved construction plans are issued by the City, the Subdivider shall: 1. Execute and file an agreement with the City Engineer specifying the period within which all required improvements and repairs shall be completed; and 2. Include in the agreement provisions that if such work is not completed within the period specified, the City may complete the work and recover the full cost and expenses from the subdivider. ENGINEERING COMMENTS SUB2007-00009 Hunter's Trail PAGE 14 The agreement shall stipulate improvement fees and deposits as may be required to be paid and may also provide for the construction of the improvements in stages and for the extension of time under specific conditions therein stated in the contract. 18.430.090 Bond: As required by Section 18.430.080, the subdivider shall file with the agreement an assurance of performance supported by one of the following: 1. An irrevocable letter of credit executed by a financial institution authorized to transact business in the State of Oregon; 2. A surety bond executed by a surety company authorized to transact business in the State of Oregon which remains in force until the surety company is notified by the City in writing that it may be terminated; or 3. Cash. The subdivider shall furnish to the City Engineer an itemized improvement estimate, certified by a registered civil engineer, to assist the City Engineer in calculating the amount of the performance assurance. The subdivider shall not cause termination of nor allow expiration of said guarantee without having first secured written authorization from the City. 18.430.100 Filing and Recording: Within 60 days of the City review and approval, the applicant shall submit the final plat to the County for signatures of County officials as required by ORS Chapter 92. Upon final recording with the County, the applicant shall submit to the City a paper copy of the recorded final plat. 18.430.070 Final Plat Application Submission Requirements: Four copies of the subdivision plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. The subdivision plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. ENGINEERING COMMENTS SUB2007-00009 Hunter's Trail PAGE 15 STREET CENTERLINE MONUMENTATION SHALL BE PROVIDED AS FOLLOWS: Centerline Monumentation In accordance with Oregon Revised Statutes 92.060, subsection (2), the centerline of all street and roadway rights-of-way shall be monumented before the City accepts a street improvement. The following centerline monuments shall be set: 1. All centerline-centerline intersection points; 2. All cul-de-sac center points; and 3. Curve points, beginning and ending points (PC's and PT's). All centerline monuments shall be set during the first lift of pavement. Monument Boxes Required Monument boxes conforming to City standards will be required around all centerline intersection points, cul-de-sac center points, and curve points. The tops of all monument boxes shall be set to finished pavement grade. 18.810 Street & Utility Improvement Standards: 18.810.120 Utilities All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface-mounted transformers, surface-mounted connection boxes, and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above. 18.810.130 Cash or Bond Required All improvements installed by the subdivider shall be guaranteed as to workmanship and material for a period of one year following acceptance by the City. Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer. ENGINEERING COMMENTS SUB2007-00009 Hunter's Trail PAGE 16 The cash or bond shall comply with the terms and conditions of Section 18.810.180. 18.810.150 Installation Prerequisite No land division improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans therefore have been approved by the City, permit fee paid and permit issued. 18.810.180 Notice to City Required Work shall not begin until the City has been notified in advance. If work is discontinued for any reason, it shall not be resumed until the City is notified. 18.810.200 Engineer's Certification The land divider's engineer shall provide written certification of a form provided by the City that all improvements, workmanship and materials are in accord with current and standard engineering and construction practices, and are of high grade, prior to the City acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. ENGINEERING COMMENTS SUB2007-00009 Hunter's Trail PAGE 17 q REQUEST FOR COMMENT S DATE: December 5,2007 TO: Jim Wolf,Tigard Police Department Crime Prevention Officer FROM: City of Tigard Planning Division STAFF CONTACT: Gary Pa enstecher,Associate Planner (503) 718-2434 Phone: (503) 639-4171 Fax: (503) 624-3681 Email: garyp@tigard-or.gov SUBDIVISION (SUB) 2007-00009 - HUNTER'S TRAIL SUBDIVISION - REQUEST: The applicant is requesting approval of a six (6) lot subdivision for single-family detached residences. The existing site is approximately 1.72 acres. Proposed lots range from 7,020 to 16,529 square feet, with an average lot size of 10,417 square feet. Two single-family residences exist on-site and both will be retained on proposed lots 1 and 3. LOCATION: 13740 and 13780 SW Ash Avenue; Washington County Tax Map 2S102CD, Tax Lots 3001 and 3004. ZONE: R-4.5: The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.780, 18.790, 18.795 and 18.810. 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 19, 2007. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. 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: cZacotivtja +ooracttink" MAW Oh *It 9 01/41 Q 51c1Jk Pts%6 43). 4dockcit4 0400145 Icy 1--to . Name &Number of Person Commenting: 3.AA REQUEST FOR COMMENTS RECEIVED PLANNING DA' : December 5,2007 DEC 1 3 2007 TO: Rob Murchison,Public Works Project Engineer FROM: City of Tigard Planning Division CITY OF TIGARD STAFF CONTACT: Gary Pa enstecher,Associate PlanneiL (503) 718-2434 \-1 Jione: 503) 639-4171 Fax: (503) 624-3681 Email:garypCa?tigard-or.gov SUBDIVISION (SUB) 2007-00009 - HUNTER'S TRAIL SUBDIVISION - REQUEST: The applicant is requesting approval of a six (6) lot subdivision for single-family detached residences. The existing site is approximately 1.72 acres. Proposed lots range from 7,020 to 16,529 square feet, with an average lot size of 10,417 square feet. Two single-family residences exist on-site and both will be retained on proposed lots 1 and 3. LOCATION: 13740 and 13780 SW Ash Avenue; Washington County Tax Map 2S102CD, Tax Lots 3001 and 3004. ZONE: R-4.5: The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.780, 18.790, 18.795 and 18.810. 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 19, 2007. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date,please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard,Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter or email. Written comments provided below: L.(/tR S r L1O S 5 `� Zti Name&Number of Person Commenting: , o iss= ----A-4-Ar-, - i \\ LEGEND 1 1 \ 1 \ \_— _ - - �\ EASEMENT LINES PROPOSED SANITARY SANITARY SEWER I \ —x35— EX SANITARY SEWER Ii p 1 / \ ■ PROPOSED STORM DRAIN PROPOSED DETENTION PIPE COMMUNITY 1 \ —xSO— EX STORM DRAIN 1 SAN 53.90 \ - - - RIM PROPOSED WATER LINE DEVELOPMENT \ I —xw— EX WATER LINE \ / I 4 \ - / —x08--1 Ex OVERHEAD POWER LINE G • PROPOSED SANITARY MANHOLE 9200 SW Nimbus Ave. 0 EX\ 4.. 9 G� \ / ' • PROPOSEDRSTORM MANHOLE Beaveon,Or 97008 i``1 1 �_.1 GO , \ , EX STORM MANHOLE m503-45243003 IF]503-4,52-8043 SAN' — / r; • PROPOSED CONTECH STORM www.DiphocommUnity.com / / \ 3 WATER CATCH BASIN FILTERS 1 ' \ \ 8" SS/ - A I 0 EX CATCH BASIN\4 1 % 1 — , i 3 I — _ f — .X EX FIRE HYDRANT DATE: 17-7-07 x 1 '° 1 5 -- ■ PROPOSED WATER METER REVISIONS ``1t ,, — - -SAN MH -- - 8" SD-—/ 0 ' A-4. — — m EX WATER METER NO. DATE DESCRIPTION ___ __ _- _. __--_._____ 1 — _.._ _-__-___.._ _-___-.. _ ...._._-.__--_ % RIM 255.88 8' SD —' — / /� ------- -. .._ -f----------..-- •— LX WA ILK VALVE- 1 IE IN W 8" 244.66 �' / i _ — 1 IE IN N 8" 244.66 1 ����■ i� 6 I NOTES: \ N\ I IE OUT E 244.46 " 1 — —— ,�/ �.� 1. \ WATER METERS TO BE �' I— �� ! , 8 55 °, I ALL LOTS TO USE WEEP HOLES 1 / `�I// \ FOR ROOF DRAINS w 1 ` 12" 5p \ , .�� I NO SANITARY STUBS WALL BE 1 y ` — �' ® \ li \ © 1 REQUIRED TO ADJACENT PARCELS 1 1�� I ECEIVED PLANNING D ,e6 �F 5 — 1� WATERS I — lit -- SERVICES TO L4 L�;¢ , I � I 1 DEC 1 3 2007 / 5 — NEW 3/4" METERS .1 20 I 7 " I i ill n•_�.1 FOR LOTS 2—S -,.*.'8, h I 1 $ M* / 1 r I x`M rt�� I (� CITY OF TIGAR� 11 EXISTING WATER ' 'X 4 I " � 1 METER TO SERVE " .'b.r l I I /J•LJ�,�t1IG�S LOT 1 V C" �/�AC 7')/1b0 // J I C LS x "1 _ °� I I Ay C.".`r. c_, `v HUNTER' O REMOVE CLEANOU TS AND I STM MH Ti PLUG END OF PIPE TO BE 4 EQ. RIM 256.53 ABANDONED IN PLACE WIT I I;' S •4, gf ,A _ o / TRAIL 12" DI SW 1 s �——ssx s5 ssx •� ssx •• I CONCRETE PLUG 00t I. _ , gi.4i (,E,444-e3 IE IN 253.2 1 •° r I I I 4Aai1 A-4-, 'ry e 12" DI NE INTERCEPT EXISTING I ��c! 1/ IE OUT 253.0 0 SANITARY SERVICE AND ,j GTC-IJF-- {•V�/ 1 1 I INSTALL NEW PIPE TOT. I 1 1 1PLUG END OF PIPE TO EXISTING LATERAL BE ABANDONED WITH 1 ,1 1 1 TO LOT t 2 CONCRETE P3 G. I 4 I 5 I 6 I\ SAN MH I I I I I ii LU►,LL. � SeLj cIS a RIM 260.54 I I I I I PRELIMINARY IE IN W 253.24 404-r- GuAlf 1 0, IE IN E 253.49\ IE INS 253,39 I I I I UTILITY ° IE OUT N 252.691 I I I I I I � Y[ ("v4'L B� PLAN _________\ \I \\ \ N, _\Sx x`f sx s5x x — — ssx I— — ssx — — ssx - — ssx - I ssx ssx ssx ssx I Ssx SSX ���� / - STM MH . I RIM 261.57 \ Q�NER 1 u ���� /C'c�A�T� 12" CONC S 1 .� �� 1 £�(��/) � IE IN 253.9 1�- asx asx osx - - - - - - - - - - - - �I `K �� 12" CONC NE - S.W. 100TH AVE. 1E OUT 257.1 (,4 s-mu. e -o t-. 4'i '-a I p h a L ., L COMMUNITY DEVELOPMENT PROJECT NO.: 787-009 TYPE: PLANNING SCALE REVIEWED BY: 3 30 0 15 30 60 ■■••�— 1 IN= 30 FT N:\p01\787-009\dwg\PIonn.ng\Sneeh\787009-UTIL•SHEETA:wg-SHED:2204 Nov 07.2007.2:31pn mvl 4 MEMORANDUM TO: Gary Pagenstecher FROM: Todd Prager, City Arborist RE: Hunter's Trail Subdivision DATE: December 6, 2007 As you requested I have provided comments on the "Hunter's Trail Subdivision" project. If you have any questions or concerns regarding my comments please contact me anytime. 18.745.030 General Provisions C, Installation Requirements._The installation of all landscaping shall be as follows: 1. All landscaping shall be installed according to accepted planting procedures. The accepted planting procedures are the guidelines described in the Tigard Tree Manual. These guidelines follow those set forth by the International Society of Arboriculture (ISA) tree planting guidelines as well as the standards set forth in the American Institute of Architects' Architectural Graphic Standards, 10th edition. In the Architectural Graphic Standards there are guidelines for selecting and planting trees based on the soil volume and size at maturity. Additionally, there are directions for soil amendments and modifications. Prior to a final inspection, the Project Arborist shall certify that street trees were properly planted per the approved street tree plan. 2. The plant material shall be of high grade, and shall meet the size and grading standards of the American Standards for Nurberg Stock (ANSI Z-60, 1-1986, and any other future revisions); and 3. Landscaping shall be installed in accordance with the provisions of this title. D. Certificate of Occupancy. Certificates of occupancy shall not be issued unless the landscaping requirements have been met or other arrangements have been made and approved by the City such as the posting of a bond. The applicant has stated that he plans on removing 5 of 17 non-hazardous trees over 12" in diameter. The applicant appears to have exempted non-hazardous trees that measure 12" DBH (tree 9049 and 9050) and multi-stem trees where any one stem is less than 12" DBH (tree 9019 and 9032A). In my opinion, a more detailed measurement of trees is needed in order to allow for these exemptions. Specifically, 12" trees need to be measured in tenths of inches, and multi-stem trees need to be measured per one of the recommended methods in the 9t" edition of the Guide for Plant Appraisal. The corresponding amount of cash assurance should be calculated after a revision of tree measurements is completed. E. Protection of Existing Landscaping. Existing vegetation on a site shall be protected as much as possible: 1. The developer shall provide methods for the protection of existing vegetation to remain during the construction process; and 2. The plants to be saved shall be noted on the landscape plans (e.g., areas not to be disturbed can be fenced, as in snow fencing which can be placed around the individual trees). The applicant's plan set does not show tree protection for those trees to remain during construction. Please have the applicant prepare a tree protection sheet as part of their plan set. The tree protection sheet should follow the project arborist's recommendations, and include a signature of approval from the project arborist. All trees to be preserved that will be in close proximity to construction activities shall be protected with five or six (5' - 6') foot high chain link fences. Fences are to be mounted on two inch diameter galvanized iron posts, driven into the ground to a depth of at least 2-feet at no more than 10-foot spacing. The applicant shall position fencing as directed by the project arborist to protect the trees to be retained. The applicant shall allow access by the City Arborist for the purpose of monitoring and inspection of the tree protection to verify that the tree protection measures are performing adequately. Failure to follow the plan, or maintain tree protection fencing in the designated locations shall be grounds for immediate suspension of work on the site until remediation measures and/or civil citations can be processed. Any tree that is located on property adjacent to the construction project that will have more than 15% of its root system disturbed by construction activities shall also be shown on the plans, and adequately protected. 18.745.040, Street Trees The applicant has not proposed preliminary placement and species of street trees. Please have them choose broad spreading trees that are appropriate for the site Conditions and meet our spacing requirements. It is acceptable for them to include a note on their street tree plants that slight variations in placement may be required due to driveways, utilities, etc., but every attempt will be made to keep the same net number of street trees that are shown on the plans for the subdivision . Prior to a final inspection, the Project Arborist shall certify that street trees were properly planted per the approved street tree plan. 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 accepted planting procedures are the guidelines described in the Tigard Tree Manual. These guidelines follow those set forth by the International Society of Arboriculture (ISA) tree planting guidelines as well as the standards set forth in the American Institute of Architects' Architectural Graphic Standards, 10th edition. In the Architectural Graphic Standards there are guidelines for selecting and planting trees based on the soil volume and size at maturity. Additionally, there are directions for soil amendments and modifications. The applicant has not proposed preliminary placement and species of street trees. Please have them choose broad spreading trees that are appropriate for the site Conditions and meet our spacing requirements. It is acceptable for them to include a note on their street tree plans that slight variations in tree placement may be required due to driveways, utilities, etc., but every attempt will be made to keep the same net number of street trees that are shown on the plans for the subdivision . Prior to a final inspection, the Project Arborist shall certify that street trees were properly planted per the approved street tree plan. 18.745.050, Buffering and Screening This requirement does not appear to be applicable to this project. 18.790.030, Tree Plan Requirement A. Tree plan required. A tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, partition, site development review, planned development or conditional use is filed. Protection is preferred over removal wherever possible. As required, the applicant submitted a tree plan conducted by Morgan Holen, a certified arborist. However, the report does not contain the four required components, and is therefore in need of revision (See B1, B2, and B4 below). 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; 12" trees need to be measured in tenths of inches, and multi-stem trees need to be measured per one of the recommended methods in the 9th edition of the Guide for Plant Appraisal. 2. Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060D, in accordance with the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: a. Retention of less than 25% of existing trees over 12 inches in caliper requires a mitigation program in accordance with Section 18.790.060D of no net loss of trees; b. Retention of from 25% to 50% of existing trees over 12 inches in caliper requires that two-thirds of the trees to be removed be mitigated in accordance with Section 18.790.060D; c. Retention of from 50% to 75% of existing trees over 12 inches in caliper requires that 50 percent of the trees to be removed be mitigated in accordance with Section 18.790.060D; d. Retention of 75% or greater of existing trees over 12 inches in caliper requires no mitigation. The applicant has stated that he plans on removing 5 of 17 non-hazardous trees over 12" in diameter. The applicant appears to have exempted non-hazardous trees that measure 12" DBH (tree 9049 and 9050) and multi-stem trees where any one stem is less than 12" DBH (tree 9019 and 9032A). In my opinion, a more detailed measurement of trees is needed in order to allow for these exemptions. Specifically, 12" trees need to be measured in tenths of inches, and multi-stem trees need to be measured per one of the recommended methods in the 9th edition of the Guide for Plant Appraisal. The corresponding amount of cash assurance should be calculated after a revision of tree measurements is completed. 3. Identification of all trees which are proposed to be removed; This requirement has been met. 4. A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. The applicant's plan set does not show tree protection for those trees to remain during construction. Please have the applicant prepare a tree protection sheet as part of their plan set. The tree protection sheet should follow the project arborist's recommendations, and include a signature of approval from the project arborist. Also, the arborist report does not contain protection standards and methods that will be used after construction. Specifically, the after construction protection program should include standards and methods for landscaping around protected trees. All trees to be preserved that will be in close proximity to construction activities shall be protected with five or six (5' - 6') foot high chain link fences. Please have the applicant demonstrate which trees will be protected with plastic and which will be protected with chain link. Fences are to be mounted on two inch diameter galvanized iron posts, driven into the ground to a depth of at least 2-feet at no more than 10-foot spacing. The applicant shall position fencing as directed by the project arborist to protect the trees to be retained. The applicant shall allow access by the City Arborist for the purpose of monitoring and inspection of the tree protection to verify that the tree protection measures are performing adequately. Failure to follow the plan, or maintain tree protection fencing in the designated locations shall be grounds for immediate suspension of work on the site until remediation measures and/or civil citations can be processed. Any tree that is located on property adjacent to the construction project that will have more than 15% of its root system disturbed by construction activities shall also be shown on the plans, and adequately protected. 18.790.040 Incentives for Tree Retention B. Subsequent removal of a tree. Any tree preserved or retained in accordance with this section may thereafter be removed only for the reasons set out in a tree plan, in accordance with Section 18.790.030, or as a condition of approval for a conditional use, and shall not be subject to removal under any other section of this chapter. The property owner shall record a deed restriction as a condition of approval of any development permit affected by this section to the effect that such tree may be removed only if the tree dies or is hazardous according to a certified arborist. The deed restriction may be removed or will be considered invalid if a tree preserved in accordance with this section should either die or be removed as a hazardous tree. The form of this deed restriction shall be subject to approval by the Director. A condition of approval will ensure that this standard is met. 18.790.050 Permit Applicability A. Removal permit required. Tree removal permits shall be required only for the removal of any tree which is located on or in a sensitive land area as defined by Chapter 18.775. The permit for removal of a tree shall be processed as a Type I procedure, as governed by Section 18.390.030, using the following approval criteria: 1. Removal of the tree must not have a measurable negative impact on erosion, soil stability, flow of surface waters or water quality as evidenced by an erosion control plan which precludes: a. Deposits of mud, dirt, sediment or similar material exceeding 1/2 cubic foot in volume on public or private streets, adjacent property, or into the storm and surface water system, either by direct deposit, dropping, discharge or as a result of the action of erosion; b. Evidence of concentrated flows of water over bare soils; turbid or sediment-laden flows; or evidence of on-site erosion such as rivulets on bare soil slopes where the flow of water is not filtered or captured on site using the techniques of Chapter 5 of the Washington County Unified Sewerage Agency Environmental Protection and Erosion Control rules. 2. Within stream or wetland corridors, as defined as 50 feet from the boundary of the stream or wetland, tree removal must maintain no less than a 75% canopy cover or no less than the existing canopy cover if the existing canopy cover is less than 75%. B. Effective date of permit. A tree removal permit shall be effective for one and one-half years from the date of approval. C. Extension. Upon written request by the applicant prior to the expiration of the existing permit, a tree removal permit shall be extended for a period of up to one year if the Director finds that the applicant is in compliance with all prior conditions of permit approval and that no material facts stated in the original application have changed. D. Removal permit not required. A tree removal permit shall not be required for the removal of a tree which: 1. Obstructs visual clearance as defined in Chapter 18.795 of the title; 2. Is a hazardous tree; 3. Is a nuisance affecting public safety as defined in Chapter 7.40 of the Municipal Code; 4. Is used for Christmas tree production, or land registered with the Washington County Assessor's office as tax-deferred tree farm or small woodlands, but does not stand on sensitive lands. E. Prohibition of commercial forestry. Commercial forestry as defined by Section 18.790.020 A.2., excluding D.4. above, is not permitted. This requirement does not appear to be applicable to this project. CONDITIONS OF APPROVAL Street Trees The applicant has not proposed preliminary placement and species of street trees. Please have them choose broad spreading trees that are appropriate for the site Conditions and meet our spacing requirements. It is acceptable for them to include a note on their street tree plans that slight variations in tree placement may be required due to driveways, utilities, etc., but every attempt will be made to keep the same net number of street trees that are shown on the plans for the subdivision . The accepted planting procedures are the guidelines described in the Tigard Tree Manual. These guidelines follow those set forth by the International Society of Arboriculture (ISA) tree planting guidelines as well as the standards set forth in the American Institute of Architects' Architectural Graphic Standards, 10th edition. In the Architectural Graphic Standards there are guidelines for selecting and planting trees based on the soil volume and size at maturity. Additionally, there are directions for soil amendments and modifications. Street trees shall be chosen from the City of Tigard's Street Tree List unless otherwise approved by the City Arborist. Prior to a final inspection, the Project Arborist shall certify that street trees were properly planted per the approved street tree plan. Tree Mitigation The applicant has stated that he plans on removing 5 of 17 non-hazardous trees over 12" in diameter. The applicant appears to have exempted non-hazardous trees that measure 12" DBH (tree 9049 and 9050) and multi-stem trees where any one stem is less than 12" DBH (tree 9019 and 9032A). In my opinion, a more detailed measurement of trees is needed in order to allow for these exemptions. Specifically, 12" trees need to be measured in tenths of inches, and multi-stem trees need to be measured per one of the recommended methods in the 9th edition of the Guide for Plant Appraisal. The corresponding amount of cash assurance should be calculated after a revision of tree measurements is completed. Prior to site work, the applicant shall submit a cash assurance (letter of credit or cash deposit) for the equivalent value of mitigation required. Any trees successfully planted on or off-site, in accordance with an approved Tree Mitigation Plan and TDC 18.790.060.D, will be credited against the assurance two years after all of the trees are planted per the approved Tree Mitigation Plan. The Tree Mitigation Plan shall be due for review and approval prior to tree planting or the issuance of building permits, whichever is first. After the plan is approved and the trees are planted, the project arborist shall submit a letter to the City Arborist to certify that all of the mitigation trees were properly planted per the approved Tree Mitigation Plan in order to set the starting point of the two year tree establishment period. After the two year establishment period, the applicant shall provide a re-inventory of the mitigation trees conducted by a certified arborist in order to document mitigation tree survival, and compliance with the approved Tree Mitigation Plan. The remaining value of caliper inches not successfully mitigated shall be paid as a fee in-lieu of planting from the original cash assurance. Tree Protection The applicant's plan set does not show tree protection for those trees to remain during construction. Please have the applicant prepare a tree protection sheet as part of their plan set. The tree protection sheet should follow the project arborist's recommendations, and include a signature of approval from the project arborist. Also, the arborist report does not contain protection standards and methods that will be used after construction. Specifically, the after construction protection program should include standards and methods for landscaping around protected trees. All trees to be preserved that will be in close proximity to construction activities shall be protected with five or six (5' - 6') foot high chain link fences. Please have the applicant demonstrate which trees will be protected with plastic and which will be protected with chain link. Fences are to be mounted on two inch diameter galvanized iron posts, driven into the ground to a depth of at least 2-feet at no more than 10-foot spacing. The applicant shall position fencing as directed by the project arborist to protect the trees to be retained. The applicant shall allow access by the City Arborist for the purpose of monitoring and inspection of the tree protection to verify that the tree protection measures are performing adequately. Failure to follow the plan, or maintain tree protection fencing in the designated locations shall be grounds for immediate suspension of work on the site until remediation measures and/or civil citations can be processed. Any tree that is located on property adjacent to the construction project that will have more than 15% of its root system disturbed by construction activities shall also be shown on the plans, and adequately protected. If work is required within an established tree protection zone, the project arborist shall prepare a proposal detailing the construction techniques to be employed and the likely impacts to the trees. The proposal shall be reviewed and approved by the City Arborist before proposed work can proceed within a tree protection zone. The City Arborist may require changes prior to approval. The project arborist shall be on site while work is occurring within the tree protection zone and submit a summary report certifying that the work occurred per the proposal and will not significantly impact the health and/or stability of the trees. • If the Builder is different from the Developer or initial applicant: Prior to issuance of building permits, the applicant shall submit site plan drawings indicating the locations of trees that were preserved on the lot during site development. In addition, the plans shall include accurate locations of tree canopy driplines and protection fencing, and a signature of approval from the project arborist regarding the placement and construction techniques to be employed in building the structures. All proposed protection fencing shall be installed and inspected prior to commencing construction. The fencing shall remain in place through the duration of all of the building construction phases, until the Certificate of Occupancy has been approved. Prior to final inspection for each lot, the applicant shall submit a final report by the Project Arborist certifying the health of protected trees and that the street trees were properly planted per the approved street tree plan. Tree protection measures may be removed and final inspection authorized upon review and approval by the City Arborist. The applicant shall have an on-going responsibility to ensure that the Project Arborist has submitted written reports to the City Arborist, at least once every two weeks, as the Project Arborist monitors the construction activities from initial tree protection zone (TPZ) fencing installation through the building construction phases. The reports shall evaluate the condition and location of the tree protection fencing, determine if any changes occurred to the TPZ, and if any part of the Tree Protection Plan has been violated. If the amount of TPZ was reduced, then the Project Arborist shall certify that the construction activities did not adversely impact the overall, long-term health and stability of the tree(s). If the reports are not submitted to the City Arborist at the scheduled intervals, and if it appears the TPZ's or the Tree Protection Plan are not being followed by the contractor or a sub-contractor, the City can stop work on the project until an inspection can be done by the City Arborist and the Project Arborist. Prior to issuance of any Certificates of Occupancy, the Project Arborist will submit a final certification indicating the elements of the Tree Protection Plan were followed and that all remaining trees on the site are healthy, stable, and viable in their modified growing environment. If work is required within an established tree protection zone, the project arborist shall prepare a proposal detailing the construction techniques to be employed, and the likely impacts to the trees. The proposal shall be reviewed and approved by the City Arborist before proposed work can occur within a tree protection zone. The City Arborist may require changes prior to approval. The project arborist shall be on site while work is occurring within a tree protection zone, and submit a summary report certifying that the work occurred per the proposal and will not significantly impact the health and/or stability of the trees. Deed Restriction Prior to issuance of any Certificates of Occupancy, the applicant/owner shall record deed restrictions to the effect that any existing tree greater than 6" 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. } ■ REQUEST FOR COMMENTS DATE: December 5,2007 TO: PER ATTACHED FROM: City of Tigard Planning Division STAFF CONTACT: Gary Pa enstecher,Associate Planner (503) 718-2434 Phone: ¶503) 639-4171 Fax: (503) 624-3681 Email: garypatigard-or.gov SUBDIVISION (SUB) 2007-00009 - HUNTER'S TRAIL SUBDIVISION - REQUEST: The applicant is requesting approval of a six (6) lot subdivision for single-family detached residences. The existing site is approximately 1.72 acres. Proposed lots range from 7,020 to 16,529 square feet, with an average lot size of 10,417 square feet. Two single-family residences exist on-site and both will be retained on proposed lots 1 and 3. LOCATION: 13740 and 13780 SW Ash Avenue; Washington County Tax Map 2S102CD, Tax Lots 3001 and 3004. ZONE: R-4.5: The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.780, 18.790, 18.795 and 18.810. 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 19, 2007. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date,please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. IT 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: 94 Y OF TIGARD REQUEST FOP 1MMENTS � s NOTIFICA, . LIST FOR LAND USE & COMMUNITY DE. .JPMENT AAP�PLICA IONS? FILE NOS.: >0 Lt9'7- FILE NAME: via-ale/1; / #Pt' I / CITY OFFICES 7 _LONG RANGE PLANNING/Ron Bunch,Planning Mgr. V�/ URRENT PLANNING/Todd Prager/Arboris 0/M1WX ✓_POLICE DEPT./Jim Wolf,Crime Prevention Officer _BUILDING DIVISION/Mark(residential)Brian(commercial) _ENGINEERING DEPT./Kim McMillan,Dvlp nt.Review Engineer _HEARINGS OFFICER(+2 sets) _CITY ADMINISTRATION/Cathy Wheatley,City Recorder (�UBLIC WORKS/Rob Murchison,Project ngineer _PLANNING COMMISSION/GRETCHEN(+12 sets) _COMMUNITY DVLPMNT.DEPT./Planning-Engineering Techs._PUBLIC WORKS/Steve Martin,Parks Supervisor ,V FILE/REFERENCE(+2 sets) _CODE ENFORCEMENT/Christine Darnell,Code Compliance Specialist(DCA) SPECIAL DISTRICTS Z.- _ TUAL.HILLS PARK&REC.DIST.+M TUALATIN VALLEY FIRE&RESCUE* _ TUALATIN VALLEY WATER DISTRICT• LEAN WATER SERVICES* Planning Manager North Division Administrative Office Marvin Spiering/SWM Program 15707 SW Walker Road John K.Dalby,Deputy Fire Marshall PO Box 745 155 N.First Avenue Beaverton,OR 97006 14480 SW Jenkins Road Beaverton,OR 97075 Hillsboro,OR 97124 Beaverton,OR 97005-1152 LOCAL AND STATE JURISDICTIONS CITY OF BEAVERTON * _ CITY OF TUALATIN * _OR.DEPT.OF FISH&WILDLIFE _OR.DIV.OF STATE LANDS _ Planning Manager Planning Manager Devin Simmons,Habitat Biologist Melinda Wood(WLUN Form Required) _ Steven Sparks,Dery.Svcs Manager 18880 SW Martinazzi Avenue North Willamette Watershed District 775 Summer Street NE,Suite 100 PO Box 4755 Tualatin,OR 97062 18330 NW Sauvie Island Road Salem,OR 97301-1279 Beaverton,OR 97076 Portland,OR 97231 _ OR.PUB.UTILITIES COMM. METRO-LAND USE&PLANNING* _OR.DEPT.OF GEO.&MINERAL IND. 550 Capitol Street NE _ CITY OF DURHAM * 600 NE Grand Avenue 800 NE Oregon Street,Suite 5 Salem,OR 97310-1380 City Manager Portland.OR 97232-2736 Portland,OR 97232 17160 SW Upper Boones Fry.Rd. _ Joanna Mensher,Data Resource Center(ZCA) _US ARMY CORPS.OF ENG. Durham,OR 97224 _ Paulette Allen,Growth Management Coordinator _OR.DEPT.OF LAND CONSERV.&DVLP. Kathryn Harris(Maps aCWS Letter Only) _ Mel Huie,Greenspaces Coordinator(CPATZ0A) Mara Ulloa(Comp.Plan Amendments&Measure 37) Routing CENWP-OP-G _CITY OF KING CITY* _ Jennifer Budhabhatti,Regional Planner(Wetlands) 635 Capitol Street NE,Suite 150 PO Box 2946 City Manager _ C.D.Manager,Growth Management Services Salem,OR 97301-2540 Portland,OR 97208-2946 15300 SW 116th Avenue King City,OR 97224 WASHINGTON COUNTY _ OR.DEPT.OF ENERGY(Pnwedines 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 _Planning Division(ZCA)MS 14 _ OR.DEPT.OF ENVIRON.QUALITY(DEQ) ODOT,REGION 1 * _Brent Curtis(CPA) _CITY OF PORTLAND (Notify for Wetlands and Potential Environmental Impacts) _Development Review Coordinator _Doria Mateja(zcA)MS 14 Planning Bureau Director Regional Administrator _Carl Torland, Right-of-Way Section(vacat(ons) _Sr.Cartographer(crAacA)MS I. 1900 SW 4'"Avenue,Suite 4100 2020 SW Fourth Avenue,Suite 400 123 NW Flanders _Jim Nims,Surveyor(ZCA)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)••e11"(sw opsl.rww.r.) Sam Hunaidi,Assistant District Manager (Notify P ODOT FUR-Hwy.Crossing is Only Access toLand) PRESERVATION OFFICE PO Box 6375 6000 SW Raab Road Dave Lanning,sr.crossing safely Specialist (Notify It Property Has HD Overlay) Beaverton,OR 97007-0375 Portland,OR 97221 555-13"'Street,NE,Suite 3 725 Sumner Street NE,Suite C Salem,OR 97301-4179 Salem,OR 97301 UTILITY PROVIDERS AND SPECIAL AGENCIES 7 _PORTLAND WESTERN RJR,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(saeft.w 1.A,..cmna) (a Project is Within Z Mole ofa Transd Route) 5424 SE McLoughlin Boulev rd - /Y' Twin Oaks Technology Center 14200 SW Brigadoon Court Ben Baldwin,Project Planner Portland,OR 97232 v r — 1815 NW 169th Place,S-6020 Beaverton,OR 97005 710 NE Holladay Street K.t F-'-' Beaverton,OR 97006-4886 / Portland,OR 97232 �POR D GENERAL V AL ELECTRIC IZNW NATURAL GAS COMPANY VERIZON (MC030533) LVQWEST COMMUNICATIONS Svc.Design Consultant Scott Palmer,Engineering Coord. Brandon Kahler,Engineering Lynn Smith,Eng.ROW Mgr. 9480 SW Boeckman Road 220 NW Second Avenue 20575 Vonnewmann Dr.,Suite 150 8021 SW Capitol Hill Rd,Rm 110 Wilsonville,OR 97070 Portland,OR 97209-3991 Beaverton,OR 97075-1100 Portland,OR 97219 _TIGARD/TUALATIN SCHOOL DIST.#23J _BEAVERTON SCHOOL DIST.#48 _COMCAST CABLE CORP. _COMCAST CABLE COMMUNIC. Teri Brady,Administrative Offices Jan Youngquist,Demographics Alex Silantiev (s..rt.wl«A,..c,.1x.,) Brian Every(AM.sdwxm.vsrw) 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: 6-Jun-07) (Also update:it\curpin\setup\labels\annexations\annexation_utilities and franchises.doc,mailing labels&auto text when updating this documei AFFIDAVIT OF MAILING 11F I, Patricia L. Lunsford being first duly sworn/affirm, on oath depose and say that I am a Planning Administrative Assistant for the City of Tigard, Washington County,Oregon and that I served the following: lChmk sl Bey, © NOTICE OF DECISION FOR SUB2007-00009/HUNTER'S TRAIL SUBDIVISION (File No./Name Reference) ❑ AMENDED NOTICE City of Tigard Planning Director A copy of the said notice being hereto attached,marked Exhibit"A",and by reference made a part hereof,was mailed to each named person(s) at the address(s) shown on the attached list(s),marked Exhibit"B",and by reference made a part hereof,on January 28,2008.and deposited in the United States Mail on January 28.2008,postage prepaid. (Person that repaid lotice) STATE OF OREGON County of Washington ss. City of Tigard iAk- Subscribed and sworn/affirmed before me on the `t day of µ a4 ,2008. �, i OFFICIAL SEAL SHIRLEY L TREAT NOTARY PUBLIC.OREGON ! �,( t A t • COMMISSION NO.4167T7 j ✓ �""` MY COMMISSION EXPIRES APRIL 25,2011 NOTARY P LIC OF OREGON My Commission Expires: • EXHIBIT A NOTICE OF TYPE II DECISION SUBDIVISION (SUB) 2007-00009 HUNTER'S TRAIL SUBDIVISION 120 DAYS = 3/25/2008 SECTION I. APPLICATION SUMMARY FILE NAME: HUNTER'S TRAIL SUBDIVISION CASE NO.: Subdivision(SUB) SUB2007-00009 REQUEST: The applicant is requesting approval of a six (6) lot subdivision for single-family detached residences on an approximately 1.72-acre site. Proposed lots range from 7,020 to 16,529 square feet, with an average lot size of 10,417 square feet. Two single-family residences exist on-site and both will be retained on proposed lots 1 and 3. APPLICANT: Pays Custom Homes OWNER James and Susan Kahut Attn: Todd Pays 13740 SW Ash Avenue 17278 SW Sonnet Way Tigard Oregon 97223 King City,Oregon 97224 APPLICANT'S Alpha Community Development OWNER: Clay and Leslie Nichols REP: Attn: Tom McConnell 13780 SW Ash Avenue 9200 SW Nimbus Avenue Tigard Oregon 97223 Beaverton,Oregon 97008 COMPREHENSIVE PLAN DESIGNATION: R-4.5: Low Density Residential District. ZONE: R-4.5: Low Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. LOCATION: 13740 and 13780 SW Ash Avenue; Washington County Tax Map 2S102CD, Tax Lots 03001 and 03004. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 18.730, 18.745, 18.765, 18.780, 18.790,18.795 and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request subject to certain conditions of approval. The findings and conclusions on which the decision is based are noted in Section VI of this Decision. NOTICE OF DECISION PAGE 1 OF 29 SUB2007-00009-HUNTER'S TRAIL SUBDIVISION 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 conditions of approval to the CURRENT PLAN NING DI ATTN: Gary Pagenstecher, 503-639-4171, EXT 2434. The cover letter shall clearly identify where in the submittal the required information is found: 1. Prior to commencing site work, the applicant shall submit a Street Tree Plan showing required street trees along SW Ash Avenue and the proposed private street `Tract A'. 2. Prior to commencing site work, the applicant shall submit a revised preliminary plat that shows that all lots have a minimum 25-foot frontage. 3. Prior to commencing site work, the applicant shall submit a revised arborist report to include a more detailed measurement of trees. Specifically,p 12" trees need to be measured in tenths of inches, and multi- stem trees need to be measured per one of the recommended methods in the 9th edition of the Guide for Plant Appraisal. Based on the revised measurements the applicant shall revise their mitigation calculation and the corresponding amount of cash assurance shalt then be calculated. 4. Prior to site work, the applicant shall submit a cash assurance (letter of credit or cash deposit) for the equivalent value of mitigation required. Any trees successfully planted on or off-site, in accordance with an approved Tree Mitigation Plan and TDC 18.790.060.D,will be credited against the assurance two years after all of the trees are planted per the approved Tree Mitigation Plan. The Tree Mitigation Plan shall be due for review and approval p rior to tree planting or the issuance of building permits, whichever is first. After the plan is approved and the trees are planted, the project arborist shall submit a letter to the City Arborist to certify that all of the mitigation trees were properly planted per the approved Tree Mitigation Plan in order to set the starting point of the two year tree establishment penod. Ater the two year establishment period, the applicant shall provide a re-inventory of the mitigation trees conducted by a certified arborist in order to document mitigation tree survival, and compliance with the approved Tree Mitigation Plan. The remaining value of caliper inches not successfully mitigated shall be paid as a fee in-lieu of planting from the original cash assurance. 5. Prior to commencing any site work, the applicant shall establish fencing as directed by the project arborist to protect the trees to be retained. The applicant shall call for an inspection and allow access by the City Arborist for the purpose of monitoring the tree protection to verify that the tree protection measures are performing adequately. 6. The applicant shall have an on-going responsibility to ensure that the Project Arborist has submitted written reports to the City Arbonst, at least once every two weeks, as the Project Arborist monitors the construction activities from initial tree protection zone (TPZ) fencing installation through the building construction phases. The reports shall evaluate the condition and location of the tree protection fencing, determine if any changes occurred to the TPZ,and if any part of the Tree Protection Plan has been violated. If the amount of TPZ was reduced, then the Project Arbonst shall certify that the construction activities did not adversely impact the overall, long-term health and stability of the tree. If the reports are not submitted to the City Arborist at the scheduled intervals, and if it appears the TPZ's or the Tree Protection Plan are not being followed by the contractor or a sub-contractor, the City can stop work on the project until an inspection can be done by the City Arborist and the Project Arborist. 7. Prior to commencing site work, the applicant shall submit construction drawings to both Planning and Engineering that include: A. The approved Tree Removal,Protection and Mitigation Plan; B. A construction sequence including installation and removal of tree protection devices, clearing, grading, and paving; G A note prohibiting equipment, vehicles, machinery, grading, dumping, storage, burial of debris, or any other construction-related activities in any tree protection zone; and. NOTICE OF DECISION PAGE 2 OF 29 SUB2007-00009-HUNTER'S TRAIL SUBDIVISION . D. A note stating�that only those trees identified on the approved Tree Removal plan are authorized for removal by this report. Notwithstanding any other provision of this title any party found to be in violation of this chapter [18.790] pursuant to Chapter 1.16 of the Tigard Municipal Code shall be subject to a civil penalty of up to $500 and shall be required to remedy any damage caused by the violation. Such remediation shall include, but not be limited to, the following: 1) Replacement of unlawfully removed or damaged trees in accordance with Section 18.790.06 (D) of the Tigard Development Code; and 2) Payment of an additional civil penalty representing the estimated value of any unlawfully removed or damaged tree, as determined using the most current International Society of Arbonculture's Guide for Plant Appraisal. 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, Ea 2642. The cover letter shall clearly identify where in the submittal the required information is found: 8. Prior to commencing onsite improvements, a Public Facility Improvement (PH) permit is required for this project to cover the pnvate street and any other work in the public right-of-way. Six (6) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Faciii Improvement (PFI ppe�rmit plans shall conform to City of Tigard Public Improvement Design Standards,which are available t City Hall and the City's web page ww w.t and-or. ov . P �' P g ( g ) 9. 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. 10. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. 11. The City_Engineer may determine the necessity for,and reuire submittal and approval of,a construction access and parking plan for the home building phase. If the City-Engineer deems such a plan necessary,the applicant shaifprovide the plan prior to issuance of building permits. 12. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, indicating that they will construct the following frontage improvements along SW Ash Avenue as a part of this project: A. 5-foot concrete curbside sidewalk; B. street trees in the planter strip spaced per TDC requirements; C streetlight layout by applicant's engineer,to be approved by City Engineer; and D. driveway apron removal. 13. The applicant's construction drawings shall show that the pavement and rock section for the proposed private street(s)shall meet the City's public street standard for a local residential street. 14. Final design plans and calculations for the proposed private water quality facility shall be submitted to the Engineenng Department (Kim McMillan) as a part of the Public Facility Improvement (PH) permit plans. Included with the plans shall be a proposed landscape plan and maintenance plan. 15. An erosion control plan shall be provided as part of the Public Facility Improvement (PFI) pemit drawings. The plan shall conform to the Erosion Prevention and Sediment Control Design and Planning Manual, February 2003 edition." 16. A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of all lots, and show that they will be graded to insure that surface drainage is directed to the street or a public storm drainage system approved by the Engineenng Department. For situations where the back portions of lots drain away from a street and toward adjacent lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. NOTICE OF DECISION PAGE 3 OF 29 SUB2007-00009-HUNTER'S TRAIL SUBDIVISION 17. The applicant shall obtain a 1200-C General Permit issued by the City of Tigard pursuant to ORS 468.740 and the Federal Clean Water Act. 18. The applicant shall submit a TVF&R approved turn around design for the end of the private street or provide 24 foot wide turnouts. 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: Gary Pagenstecher 503-639-4171, EXT 2434. The cover letter shall clearly identify where in the submittal the required information is found: 19. Prior to final plat approval, the applicant shall submit satisfactory legal evidence in the form of deeds, easements, leases or contracts to establish the joint use and copies of same for placement on permanent file with the City. 20. Prior to final plat approval, the applicant shall submit a summary of the biweekly arborist reports prepared by the Project Arbonst. The summary shall document the effect of the approved tree protection plan, account for any violations, and certify the condition of protected trees. The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the ENGINEERING DEPARTMENT, ATTN: KIM MCMILLAN 503-639-4171, EX 2642. The cover letter shall clearly identify where in the submittal the required information is found: 21. Prior to final plat approval,the applicant shall pay the addressing fee. (STAFF CONTACT: Bethany Stewart, Engineering). 22. Lot 1 shall not be permitted to access directly onto Ash Avenue. A non-access strip along the Ash Avenue frontage of Lot 1 shall be recorded on the final plat. 23. The applicant shall cause a statement to be placed on the final plat to indicate that the proposed private street and shared driveway will be jointly owned and maintained by the private property owners who abut and take access from them. 24. Prior to approval of the final plat,the applicant shall prepare Conditions, Covenants and Restrictions (CC&R's) for this project,to be recorded with the final plat,that clearly lays out a maintenance plan and agreement for the proposed pnvate street(s). The CC&R's shall obligate the pnvate property owners within the subdivision to create a homeowner's association to ensure regulation of maintenance for the street(s). The applicant shall submit a copy of the CC&R's to the Engineenng Department (Kim McMillan) prior to approval of the final plat. 25. Prior to approval of the final plat, the applicant shall demonstrate that they have formed and incorporated a homeowner's association. 26. Prior to approval of the final plat, the existing lateral to Tax Lot 3004 shall be abandoned in place or removed in accordance with the Oregon Specialty Plumbing Code. 27. The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the City's global positionuig system(GPS) geodetic control network(GC 22) as recorded in Washington County survey records. Ihhese 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. NOfl(E OF DEQSION PAGE 4 OF 29 SUB2007-00009-HUNTER'S TRAIL SUBDIVISION • 28. 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 Ash Avenue, providing 27 feet from centerline, shall be made on the final plat. E. NOTE: Washington County will not begin their review of the final plat until they receive notice from the Engineering -Department indicating that the City has reviewed the final plat and submitted comments to the applicant's surveyor. F. After the City and County have reviewed the final plat,submit one mylar copy of the final plat for City Engineer signature (for partitions), or City Engineer and Community Development Director signatures (for subdivisions). THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the CURRENT PLANNING DIVISION, ATTN: Gary Pagenstecher 503-639-4171, EXT 2434. The cover letter shall clearly identify where in the submittal the required information is found: 29. Prior to the issuance of building permits, the developer shall sign a copy of the City's sign compliance agreement. 30. Prior to issuance of building permits,the applicant (developer or builder) shall: A. Submit site plan drawings showing the accurate location of the trees that were preserved,the location of tree protection fencing, and the location of mitigation trees,if any. A ttach copies of the approved Tree Protection and Mitigation Plans. B. Submit a statement and signature of approval from a certified arborist regarding the siting and construction techniques to be employed in building the house with respect to any protected trees on site. C Install required tree protection fencing as specified by the project arborist and call for an inspection by the City Arborist. D. Applicant shall submit biweekly reports, prepared by a certified arborist, through final inspection documenting the status of required tree protection fencing. 31. Prior to issuance of building permits, the applicant shall record a deed restriction to the effect that any existing tree greater than 12 inches 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. 32. Prior to issuance of building permits on Lot 4, the applicant shall either limit the development to 1-1/2 stories or 25 feet,whichever is less,or demonstrate that the criteria in'11)C 18.730.020.0 are met. 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: 33. Prior to issuance of building permits,the applicant shall provide the Engineering Department with a paper copy of the recorded final plat. NOTICE OF DECISION PAGE 5 OF 29 SUB2007-00009-HUNTER'S TRAIL SUBDIVISION 34. Prior to issuance of building permits, applicant shall provide the Cit1 with as-built drawings of the public im�provements as follows: 1) 3 mil mar 2) a diskette of the as-builts in`DWG" format,if available; otherwise "L)XF" will be acceptable, and 3) the as-built drawings shall be tied to the City's GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates,referenced to NAD 83 (91). 35. The applicant shall provide signage at the entrance of each shared flag lot (Lots 4 & 5) driveway and private street that lists the addresses that are served by the given driveway or street. 36. The applicant shall either place the existing overhead utility lines along SW Ash Avenue underground as a part of this project,or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $35.00 per lineal foot. If the fee option is chosen, the amount will be $4,025.00 and it shall be paid prior to issuance of building permits. 37. Prior to issuance of building permits,the applicant shall demonstrate that they have entered into a maintenance agreement with Stormwater Management, or another company, that demonstrates they can meet the maintenance requirements of the manufacturer,for the proposed onsite storm water treatment facility. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO FINAL INSPECTION: 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 PLANNING DEPARTMENT, ATTN: TODD PRAGER 503-639-4171. 38. Prior to final inspection on each lot, 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. Tree protection measures may be removed and final inspection authorized upon review and-approval by the City Arborist. 39. Prior to a final inspection, the Project Arborist shall certify that street trees were properly planted per the approved street tree plan. IN ADDITION, THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE;THIS IS NOT AN EXCLUSIVE LIST: 18.430.080 Improvement Agreement: Before City approval is certified on the final plat, and before approved construction plans are issued by the City, the Subdivider shall: 1. Execute and file an agreement with the City Engineer specifying the period within which all required improvements and repairs shall be completed; and 2. Include in the agreement provisions that if such work is not completed within the period specified,the City may complete the work and recover the full cost and expenses from the subdivider. The agreement shall stipulate improvement fees and deposits as may be required to be paid and may also provide for the construction of the improvements in stages and for the extension of time under specific conditions therein stated in the contract. 18.430.090 Bond: As required by Section 18.430.080,the subdivider shall file with the agreement an assurance of performance supported by one of the following: NOTICE OF DECISION PAGE 6 OF 29 SUB2007-00009-HUNTER'S TRAIL SUBDIVISION 1. An irrevocable letter of credit executed by a financial institution authorized to transact business in the State of Oregon; 2. A surety bond executed by a surety company authorized to transact business in the State of Oregon which remains in force until the surety company is notified by the City in writing that it may be terminated; or 3. Cash. The subdivider shall furnish to the City Engineer an itemized improvement estimate, certified by a registered civil engineer,to assist the City Engineer in calculating the amount of the performance assurance. The subdivider shall not cause termination of nor allow expiration of said guarantee without having first secured written authorization from the City. 18.430.100 Filing and Recording: Within 60 days of the City review and approval,the applicant shall submit the final plat to the County for signatures of County officials as required by ORS Chapter 92. Upon final recording with the County,the applicant shall submit to the City a paper copy of the recorded final plat. 18.430.070 Final Plat Application Submission Requirements: Four copies of the subdivision plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. The subdivision plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05),Washington County, and by the City of Tigard. STREET CENTERLINE MONUMENTATION SHALL BE PROVIDED AS FOLLOWS: Centerline Monucnentation In accordance with Oregon Revised Statutes 92.060, subsection (2), the centerline of all street and roadway rights-of- way shall be monumented before the City accepts a street improvement. The following centerline monuments shall be set: 1. All centerline-centerline intersection points; 2. All cul-de-sac center points; and 3. Curve points,beginning and ending points (PCs and PT's). All centerline monuments shall be set during the first lift of pavement. Monument Boxes Required Monument boxes conforming to City standards will be required around all centerline intersection points, cul-de-sac center points,and curve points. The tops of all monument boxes shall be set to finished pavement grade. 18.810 Street&Utility Improvement Standards: 18.810.120 Utilities All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface-mounted transformers, surface-mounted connection boxes, and meter cabinets which may be placed above ground, temporary utility service facilities during construction,high capacity electric lines operating at 50,000 volts or above. 18.810.130 Cash or Bond Required All improvements installed by the subdivider shall be guaranteed as to workmanship and material for a period of one year following acceptance by the City. NOTICE OF DECISION PAGE 7 OF 29 SUB2007-00009-HUNTER'S TRAIL SUBDIVISION • Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer. The cash or bond shall comply with the terms and conditions of Section 18.810.180. 18.810.150 Installation Prerequisite No land division improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans therefore have been approved by the City,permit fee paid and permit issued. 18.810.180 Notice to City Required Work shall not begin until the City has been notified in advance. If work is discontinued for any reason,it shall not be resumed until the City is notified. 18.810.200 Engineer's Certification The land divider's engineer shall provide written certification of a form provided by the City that all improvements, workmanship and materials are in accord with current and standard engineering and construction practices, and are of high grade, prior to the City acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. SECTION III. BACKGROUND INFORMATION Site History: The site contains two existing single-family dwellings,built in 1965. Site Information and Proposal Description The 1.72-acre site slopes northward from approximately 276 feet to 256 feet elevation. The site has 69 standing deciduous and evergreen trees of which 14 are proposed to be retained. The applicant is requesting approval of a six (6) lot subdivision for single-family detached residences. Proposed lots range from 7,020 to 16,529 square feet, with an average lot size of 10,417 square feet. Two single-family residences exist on-site and both will be retained on proposed lots 1 and 3. Vicinity Information: The subject site, and all adjacent properties, are zoned R-4.5. Adjacent parcels in the immediate vicinity are mostly built out with limited potential for redevelopment of a few larger parcels to the south. SECTION IV. COMMENTS FROM PROPERTY OWNERS WITHIN 500 FEET The City sent notice to property owners within 500 feet of the subject proposal. The City received written comments from two neighboring property owners. Martha Plante commented on five issues including the character of the neighborhood meeting, the compatibility of the proposed new dwellings with the surrounding existing development, the arborist assessment of trees on site, traffic on SW Ash Avenue, and the preservation of open space. NOTICE OF DECISION PAGE 8 OF 29 SUB2007-00009-HUNTER'S TRAIL SUBDIVISION RESPONSE: The applicant's submittal included all of the information required to document the neighborhood meeting. The City ensures compatibility of neighboring development through buffering and screening_requirements and limiting the scale of development on flag lots with respect to certain criteria. The buffering and screening requirements do not apply in this case and the City has applied a condition of approval (32) to ensure the scale of development on proposed Lot 4 is appropriate with respect to adjacent development. The City requires arborist reports by Certified Arborists, whose professional opinions the City defers to. The Catty Arborist reviews project arborist reports to verify compliance with applicable City code. The proposal's impact on traffic on SW Ash Avenue is regulated primarily by sight distance cntena, which the applicant has met through the location of the private street. The preservation of open space is not required in this case under subdivision standards. Bill Scheiderich commented that the proposed private street should rather be a public street that would extend through eventually to SW McDonald Street. He believes the private street contributes to the impression that such sites are overbuilt. RESPONSE: City street standards do require connectivity where possible. However, the applicant has not proposed to extend their street through to McDonald Street due to the location where it would intersect. The location is only 80 feet west of the O'Mara Street/McDonald Street intersection, which is offset only 70 feet west of the 98th Avenue/McDonald Street intersection. McDonald Street is classified as a Collector on the City's TSP and has a minimum 200 foot spacing standard for driveways and streets. Another street intersection would require an adjustment to the spacing standard. For the small area that this connection would serve it is not likely that an adjustment would be approved. SECTION V. SUMMARY OF APPLICABLE REVIEW CRITERIA A summary of the applicable criteria in this case in the Chapter order in which they are addressed in this decision are as follows: A. Land Division 18.430 (Subdivision) B. licable Development Code Sections 1:. 10 Resis enti. zoning .istricts 18.705 Access,Egress and Circulation) 18.715 Density) 18.725 nvironmental Performance Standards) 18.730 xceptions to Development Standards) 18.745 andscaping and screening) 18.765 Off-street parking and loading requirements) 18.780 Signs) 18.790 ree removal) 18.795 is ion clearance) C. Street and Utility Improvement 18.810 (Street and Utility Improvement Standards) D. Decision Making Procedures 18.390 (Impact Study) The proposal contains no elements related to the rovisions of the following Specific Development Standard Code Chapters: 18.370 (Variances and Adjustment), 18.710 18.710 Residential Units), 18.740 (Historic Overla , 18.742 (Home Occupations), 18.750 (Manufactured/Mobil Home Regulations), 18.755 Nixed Solid Waste & Recyclable Storage) .760 (Nonconforming situations), 18.775 (Sensitive Lands), 18.785 (Temporary Uses), and 18.798 (Wireless Communication Facilities). These chapters are, therefore, found to be inapplicable as approval standards. NOTICE OF DECISION PAGE 9 OF 29 SUB2007-00009-HUNTERS TRAIL SUBDIVISION SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS A. SUBDIVISION GENERAL PROVISIONS(18.430): Future Re-Division. When subdividing tracts into large lots, the Approval Authority shall require that the lots be of such size and shape as to facilitate future re-division in accordance with the requirements of the zoning district and this title. Lot 1, which includes an existing dwelling, is the largest lot in the subdivision at 16,529 square feet and is large enough to be subdivided under the 7,500 square foot minimum lot size for the zone. However, a condition of approval prohibits Lot 1 to access directly onto Ash Avenue and a non-access strip along the Ash Avenue frontage of Lot 1 is required to be recorded on the final plat. The private street could not provide access to any more than the proposed 6 lots.Therefore,this standard does not apply. Lot Averaging. Section 18.430.020.D states Lot size may be averaged to allow lots less than the minimum lot size allowed in the underlying zoning district as long as the average lot area for all lots is not less than allowed by the underlying zoning distract. No lot created under this provision shall be less than 80% of the minimum lot size allowed in the underlying zoning district. The applicant has proposed to use the lot averaging option. The average of all lots is 10,417 square feet. The smallest lot is 7,020 square feet, which exceeds 80% (6,000 square feet) of the 7,500 square foot minimum lot size. This standard is met. Floodplain dedications. Where land filling and/or development is allowed within and adjacent to the 100-year floodplain outside the zero-foot rise floodway, the City shall require consideration of the dedication of sufficient open land area for a greenway adjoining and within the floodplain. This area shall include portions at a suitable elevation for the construction of a pedestrian/bicycle pathway within the floodplain in accordance with the adopted pedestrian bicycle pathway plan. The proposed development is not within or adjacent to the 100-year floodplain. The floodplain is approximately 2,500 feet northeast 61 the subject site at its nearest point at 146 feet elevation. The lowest point of the subject site is approximately 256 feet elevation. Therefore,this standard does not apply. Need for adequate utilities. All subdivision proposals shall have public utilities and facilities such as sewer, gas, electrical, and water systems located and constructed to minimize flood damage. According to the Preliminary Utility plan, all proposed utilities are located outside the floodplain and in excess of five feet above the base flood elevation for the site. This standard is met. Need for adequate drainage. All subdivision proposals shall have adequate drainage provided to reduce exposure to flood damage. The propposed development application includes a Preliminary Utility plan and Water Quality report. According to Kim McMillan, Development Review Engineer with the City of Tigard, these documents provide for adequate drainage through a storm water collection system to reduce exposure to flood damage. Determination of base flood elevation. Where base flood elevation has not been provided or is not available from another authoritative source, it shall be generated for subdivision proposals and other proposed developments which contain at least 50 lots or five acres (whichever is less). As found above,the subject site is not proximate to the floodplain. Therefore,this standard does not apply. Approval Criteria - Preliminary Plat: The proposed preliminary plat complies with the applicable zoning ordinance and other applicable ordinances and regulations. NOTICE OF DEQSION PAGE 10 OF 29 SUB2007-00009-HUNTERS TRAIL SUBDIVISION Compliance with the specific regulations and standards of the zoning ordinance will be addressed further within this decision. The proposed plat name must not be duplicative and must otherwise satisfy the provisions of ORS Chapter 92. The plat name "Hunter's Trail" has been approved by the Washington County Surveyor's office and is reserved for this property. See Application for Subdivision Plat Naming dated 4/27/07 by Denette Keenon at the Washington County Surveyor's Otlice. The Streets and roads are laid out so as to conform to the plats of subdivisions and maps of major partitions i or subdivisions already approved for adjoining property as fo width, general direction and in all other respects unless the City determines it is in the public interest to modify the street or road pattern. At this time, there are no approved plats or maps for proposed development on adjoining properties. However, future streets plans are shown in the aerial photo (Sheet 7), consistent with this standard. An explanation has been provided for all common improvements. The proposed common improvements include proposed private streets `Tract A' and the frontage along SW Ash Avenue. Specific details of the proposed improvements are discussed later in this decision under the Street and Utility Improvement Standards section. The applicant has provided an explanation for all common improvements as required. Therefore,this standard is met. FINDING: Based on the above analysis,the proposal meets the general provisions for subdivisions. B. APPLICABLE TIGARD DEVELOPMENT CODE SECTIONS Residential Zoning Districts (18.510): Lists the description of the residential Zoning District. Uses The site is located in the R-4.5: Low Density residential zoning district. The proposed single-family detached dwellings are permitted in the R-4.5 zone. Minimum and Maximum Densities The minimum and maximum densities are 7 and 9 lots,respectively(see Density Computations,below) The R-4.5 zoning district has the following dimensional requirements: STANDARD Proposed R-4.5 Minimum Lot Size 7,020 sf- 16,529 sf Detached unit Average Lot size 10,417 sf 7,500 sq.ft. Duplexes - 10,000 sq.ft. Attached unit[1] Average Minimum Lot Width Detached unit lots 65- 90 ft. 50 ft. Duplex lots - 90 ft. Attached unit lots Maximum Lot Coverage NA Minimum Setbacks Front yard 20 ft. 20 ft. Side facing street on corner&through lots 15 ft. 15 ft. Side yard 5 ft. 5 ft. Rear yard 15 ft. 15 ft. Side or rear yard abutting more restrictive zoning district 20 ft 20 ft. Distance between property line and front of garage Maximum Height 30 ft. 30ft. Minimum Landscape Requirement [1] Single-family attached residential units permitted at one dwelling per lot with no more that five attached units in one grouping. [2] Lot coverage includes all buildings and impervious surfaces. NOTICE OF DECISION PAGE 11 OF 29 SUB2007-00009-HUNTER'S TRAIL SUBDIVISION ' The pro osed lots range in size from 7,020 square feet to 16,529 square feet. Based on the lot averaging standards of Section 18.430.020.D,lot sizes can be reduced-to a minimum of 6,000 square feet as long as the average lot size for the entire subdivision is at least 7,500 square feet The average lot size for the 6 lots proposed for this subdivision is 10,417 square feet. All of the proposed lots meet the minimum rot size and averaging requirements of the code. The applicant provided building envelopes on the Preliminary Site plan that demonstrate that the setback criteria can be met. The applicant will be required to comply with the setbacks and height requirements during the building permit review process for the homes on individual lots. FINDING: Based on the analysis above,the residential zoning district dimensional standards are satisfied. 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. 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. Access and egress to each lot created by the proposed subdivision would be directly onto the proposed private street `Tract A, consistent with the access and egress standards in Table 18.705.1. 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. Scaled site plans have been submitted that indicate how the requirements of access,egress, and circulation are met. 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. The applicant proposes joint access with cross-access easements to serve Lots 4 and 5. The design of access will be subject to Engineering review at the time of final plat. The applicant shall submit satisfactory legal evidence in the form of deeds, easements, leases or contracts to establish the joint use; and copies of same for placement on permanent file with the City. 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. The preliminary plat shows that all of the proposed lots will have access and egress off the proposed private street `Tract A', consistent with standard. Curb cuts shall be in accordance with Section 18.810.030N. Curb cuts will be addressed under Chapter 18.810 Street and Utility Improvements Standards later in this decision. Inadequate or hazardous access. Applications for building permits shall be referred to the Commission for review when, in the opinion of the Director the access proposed would cause or increase existing hazardous traffic conditions; or would provide inadequate access for 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. Based on the preliminary plat submitted by the applicant, the design of the proposed Private Street `Tract A' does not appear to have any hazardous attributes. The City Engineer will approve and inspect the design of the improvements to ensure there are no hazardous conditions. NOTICE OF DEQSION PAGE 12 OF 29 SUB2007-00009-HUNTER'S TRAIL SUBDIVISION 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. All lots will take access from SW Ash Avenue, a local street,via`TractA'. Therefore,this standard does not apply 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. This criterion does not apply to the proposed single-family dwellings. 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. Sight Distance Certification was provided by Alpha Community Development engineers. Site access for the development onto Ash Avenue will be provided by a private street that will be located opposite Cresmer Drive. This private street will provide access to all six home lots. The speed limit on local streets is 25 mph, requiring.a minimum 250 feet of sight distance. The engineer has provided-an exhibit showing that there is adequate sight distance to the east. To the west the sight distance is based on the speed of traffic at it rounds the corner from 100th Avenue onto Ash Avenue. The enggin��eer's exhibit shows the radius of the car's path is 93 feet. The engineer provided analysis based on the 2001 AASI-ITO Policy on Geometric Design of Highways and Streets to determine the speed at this corner is 21 mph. This analysis is included in the application package under Exhibit K. Therefore, the required sight distance to the west is 210 feet. The available sight distance is 211 feet,thereby meeting this criterion. Section 18.705.030.H.2 states that driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be 150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far from the intersection as possible. The proposed private street is located on SW Ash Avenue, classified as a Neighborhood Route (local street). Therefore,this standard 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. SW Ash Avenue is classified as a Neighborhood Route{local street) on the City of Tigard's TSP. The applicant's plans show the proposed private street is aligned with Cresmer Dnve and is approximately 130 feet from Cowles Court,thereby meeting the spacing standard for a local street along a local street. Minimum access requirements for residential use. Vehicular access and egress for single-family, duplex or attached single-family dwelling units on individual lots and multi-family residential uses shall not be less than as provided in Table 8.705.1 and Table 18.705.2; According to the plans submitted, no access will be less than 15 feet in width,consistent with Table 18.705.1. Section 18.705.030.H.4 states that 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%. NOTICE OF DECISION PAGE 13 OF 29 SUB2007-00009-HUNTERS TRAIL SUBDIVISION The proposed private street `Tract A' extends approximately 355 feet from SW Ash Avenue to serve the six proposed lots. Tualatin Valley Fire Department reviewed the development proposal and found that "the turnaround shown on the submitted drawings does not meet the minimum specifications required in IFC Appendix D, Section D103.1". Therefore, the access drive is not consistent with this standard. The applicant has been conditioned in the Streets and Utilities section of this decision to submit a TVF&R approved turn around design for the end of the private street or provide 24 foot wide turnouts,thereby ensuring consistency with this standard. FINDING: Based on the analysis above, the Access, Egress and Circulation standards have been met, or can be met with the following condition of approval. CONDITION: The applicant shall submit satisfactory legal evidence in the form of deeds, easements, leases or contracts to establish the joint use and copies of same for placement on permanent file with the City. Density Computations and Limitations (18.715): Chapter 18.715 implements the Comprehensive Plan by establishing the criteria for determining the number of dwelling units permitted. The number of allowable dwelling units is based on the net development area. The net area is the remaining parcel area after exclusion of sensitive lands and land dedicated for public and private roads and parks, and a lot of at least the size required by the applicable zoning district when an existing residence is to remain on site. The net area is then divided by the minimum lot size permitted by the zoning district to determine the number of dwelling units that may be developed on a site. FINDING: The applicant's narrative indicates that the gross site size is 74,720 square feet. The net buildable area is 34,716 square feet after deductions of 29,775 square feet (10,209 for the private street tract 27,836 for Lots and 3 containing. dwellings 1,730 scuare feet for flag poles on Lots 4 ancd 5, and 230 square feet required-for public right-of wa)). Therefore, 4 additional lots maximum 34,716/7,500 square feet = 4.6 dwellings) and 3 additional lots minimum (.80 x 4.6 = 3.68) would be allowed. A total of 6 lots, as proposed, are allowed. Environmental Performance Standards (18.725): These standards require that federal and state environmental laws, rules and regulations be applied to development within the City of Tigard. Section 18.725.030 (Performance Standards) regulates: noise, visible emissions,vibration and odors. Noise. For the purposes of noise regulation, the provisions of Sections 7.41.130 through 7.40.210 of the Tigard Municipal Code shall apply. Visible Emissions. Within the commercial zoning districts and the industrial park (IP) zoning district, there shall be no use, operation or activity which results in a stack or other point- source emission, other than an emission from space heating, or the emission of pure uncombined water steam) which is visible from a prope line. Department ofEnvironmental Quality (DEQ) rules for visible emissions (340-21-015 and 340 28-070) apply. Vibration. No vibration other than that caused by highway vehicles, trains and aircraft is permitted in any given zoning district which is discernible without instruments at the property line of the use concerned. Odors. The emissions of odorous ases or other matter in such quantities as to be readily detectable at any apply.oi tbeyond the property line of the use creating the odors is prohibited. DEQ rules for odors (340-028-090) Glare and heat. No direct or sky reflected glare, whether from floodlights or from high temperature processes such as combustion or welding, which is visible at the lot line shall be permitted, and; 1) there shall be no emission or transmission of heat or heated air which is discernible at the lot line of the source; and 2) these regulations shall not apply to signs or floodlights in parking areas or construction equipment at the time of construction or excavation work otherwise permitted by this title. Insects and rodents. All materials including wastes shall be stored and all grounds shall be maintained in a manner which will not attract or aid the propagation of insects or rodents or create a health hazard. NOTICE OF DECISION PAGE 14 OF 29 SUB2007-00009-HUNTER'S TRAIL SUBDIVISION - This is a detached single-family project, which is permitted within the R-4.5 zone. There is nothing to indicate that these standards will not be met.project, ongoing maintenance to meet these standards shall be maintained and any violation of these standards will be addressed by the City of Tigard's' Code Enforcement Officer. FINDING: The Environmental Performance standards are met. Exceptions To Development Standards Chapter(18.730): Building heights and flag lots. 1. Limitations on the placement of residential structures on flag lots apply when any of the following exist: a. A flag lot was created prior to April 15, 1985; b. A flag lot is created after April 15, 1985 by an approved partition; or c. A flag lot is created by the approval of a subdivision and the flag lot is located on the periphery of the subdivision so that the lot adjoins other residentially-zoned land. Two flag lots would be created by the proposed subdivision, Lots 4 and 5. Therefore, the following limitations on the placement of residential structures apply. 2. The maximum height for an attached or detached single-family, duplex, or multiple-family residential structure on a flag lot or a lot having sole access from an accessway private drive or easement is 1-1/2 stories or 25 feet, whichever is less, except that the maximum height may be 2-1/2 stories or 35 feet, whichever is less, provided: a. The proposed dwelling otherwise complies with the applicable dimensional requirements of the zoning district; b. A 10 feet side yard will be preserved; c. A residential structure on any abutting lot either is located 50 feet or more from the nearest point of the subject dwelling, or the residential structure exceeds 1-1/2 stories or 25 feet in height on any abutting lot; and d. Windows 15 feet or more above grade shall not face dwelling unit windows or patios on any abutting lot unless the proposal includes an agreement to plant trees capable of mitigating direct views, or that such trees exist and will be preserved. The applicant's states that the proposed two-story homes would meet the criteria above. However, the narrative does not identify the existing dwelling on proposed Lot 3 in its analysis as either being two stories or greater than 50 feet from a proposed dwelling on lot 4. Therefore, to ensure this standard is met, the applicant shall either limit the development on Lot 4 to 1-1/2 stories or 25 feet, whichever is less, or demonstrate that the criteria in TDC 18.730.020.0 are met. 3. Where an agreement is made to lant trees capable of mitigating direct views, the agreement shall be deemed a condition of approval under the provisions of Section 18.390.030 D. 4. The tree planting agreement shall be a condition of Chapter 18.360, Site Development Review for three or more attached units or a multiple-family residential structure, or, at the time of issuance of building permits, for single detached units, one duplex or two attached residential units. FINDING: Not all of the applicable standards in the Exceptions To Development Standards Chapter have been met. However; with the following condition of approval, the proposed development would be consistent with these standards. CONDITION: The applicant shall either limit the development on Lot 4 to 1-1/2 stories or 25 feet, whichever is less, or demonstrate that the criteria in TDC 18.730.020.0 are met. Landscaping and Screening (18.745): Section 18.745.030.E states that existing vegetation on a site shall be protected as much as possible. The developer shall provide methods for the protection of existing vegetation to remain during the construction process; and the plants to be saved shall be noted on the landscape plans (e.g. areas not to be disturbed can be fenced, as in snow fencing which can be placed around individual trees). The applicant's plan set does not show tree protection for those trees to remain during construction. The applicant shall prepare a tree protection sheet as part of their plan set. The tree protection sheet should follow the project arborist's recommendations, and include a signature of approval from the project arborist. NOTICE OF DECISION PAGE 15 OF 29 SUB2007-00009-HUNTER'S TRAIL SUBDIVISION All trees to be preserved that will be in close proximity to construction activities shall be protected with five or six (5' - 6') foot high chain link fences. Fences are to be mounted on two inch diameter galvanized iron.posts, driven into the ground to a.depth of at least 2-feet at no more than 10-foot spacing. The applicant shall position fencing_as directed by the project aborist to protect the trees to be retained. The applicant shall allow access by the City Arborist for the purpose of monitoring and inspection of the tree protection to verify that the tree protection measures are performing adequately. Failure to follow the plan or maintain tree protection fencing in the designated locations shall be grounds for immediate suspension of'work on the site until remediation measures and/or civil citations can be processed. Any tree that is located on property adjacent to the construction project that will have more than 15% of its root system disturbed by construction activities shall also be shown on the plans, and adequately protected. Section 18.745.040.0 requires that street trees be planted in conjunction with all development that fronts a street or driveway more than 100 feet long. A proposed planting list must be submitted for review by the Director since certain trees can damage utilities, streets and sidewalks or cause personal injury. This section also contains specific standards for spacing of street trees as follows: • Small or narrow stature trees (under 25 feet tall and less than 16 feet wide branching) shall be spaced no greater than 20 feet apart; • Medium sized trees (25-ffeet to 40 feet tall, 16 feet to 35 feet wide branching) shall be spaced no greater than 30 feet apart; and • Large trees (over 40 feet tall and more than 35 feet wide branching) shall be spaced no greater than 40 feet apart; The applicant has not provided a street tree plan for street trees required along the SW Ash Avenue frontage and along the proposed private street `Tract A'. However, the applicant did furnish a Tee Removal and Mitigation Plan (Sheet 8) which identifies two red alder and two pink dogwood Trees along the `Tract A'. Although these trees are listed on the City's Street Tree List, they are proposed as mitigation trees and the spacing is too great to satisfy the street tree standards. The applicant's narrative acknowledges that street trees are require Therefore, to ensure this standard is met, the applicant shall submit a Street Tree flan, consistent with TDC 18.745.040.C, showing required street trees along SW Ash Avenue and the proposed private street `Tract A'. Further, the City Arborist requests the applicant to choose broad spreading trees that are appropriate for the site conditions and meet our spacing requirements. It is acceptable for them to include a note on their street tree plants that slight variations in placement may be required due to driveways,utilities,etc. but every attempt will be made to keep the same net number of street trees that are shown on the plans for the subdivision. Prior to a final inspection, the Project Arborist shall certify that street trees were properly planted per the approved street tree plan. Section 18.745.050 contains the provisions and requirements for buffering and screening. It is the intent that these requirements shall provide for privacy and protection and reduce or eliminate the adverse impacts of visual or noise pollution at a development site, without unduly interfering with the view from neighboring properties or jeopardizing the safety of pedestrians and vehicles; Buffering and screening is required to reduce the impacts on adjacent uses which are of a different type in accordance with the matrices in this chapter (Tables 18.745.1 and 18.745.2). The owner of each proposed development is responsible for the installation and effective maintenance of buffering and screening. When different uses would be abutting one another except for separation by a right-of-way, buffering, but not screening, shall be required as specified in the matrix; In-lieu of these standards, a detailed buffer area landscaping and screening plan may be submitted for the Director's approval as an alternative to the buffer area landscaping and screening standards, provided it affords the same degree of buffering and screening as required by this code. All adjacent uses to the subject site are single-family residential and zoned R-4.5. Pursuant to Table 18.745.1 and 18.745.2, buffering and screening are not required. NOTICE OF DECISION PAGE 16 OF 29 SUB2007-00009-HUNTERS TRAIL SUBDIVISION - FINDING: Based on the analysis above, the landscaping and screening standards have not all been met. However, if the applicant implements the following conditions,these standards can be met. CONDITIONS: • The applicant shall submit a Street Tree Plan showing required street trees along SW Ash Avenue and the proposed private street `Tract A. • The applicant shall prepare a tree protection sheet as part of their plan set. The tree protection sheet should follow the project arborist's recommendations, and include a signature of approval from the project arborist. All trees to be preserved that will be in close proximity to construction activities shall be protected with five or six (5' - 6') foot high chain link fences. Fences are to be mounted on two-inch diameter galvanized iron posts, driven into the ground to a depth of at least 2-feet at no more than 10-foot spacing. The applicant shall position fencing as directed by the project arborist to protect the trees to be retained. The applicant shall allow access by the City Arbonst for the purpose of monitoring and inspection of the tree protection to verify that the tree protection measures are fperforming adequately. Failure to follow the plan, or maintain tree protection encing in the designated locations shall be grounds for immediate suspension of work on the site until remediation measures and/or civil citations can be processed. Any tree that is located on property adjacent to the construction project that will have more than 15% of its root system�turbed by construction activities shall also be shown on the plans, and adequately protected. • Prior to a final inspection, the Project Arborist shall certify that street trees were properly planted per the approved street tree plan. Off-Street Parking and Loading Requirements (18.765): Chapter 18.765 Table 18.765.2 requires that single-family residences be provided with one (1) off-street parking space for each dwelling unit. Compliance with this standard will be enforced during the building permit review process. Since the Code requires 20 feet from the property line to the face of a garage, this will insure that at least one car can park off of the street, outside of any garage. FINDING: Because each individual home will be reviewed for compliance with this standard during the building permit phase and it is feasible that this standard will be met by providing driveways and garages,this standard has been satisfied for all proposed lots Signs (18.780): Chapter 18.780 regulates the placement, number and design criteria for signage. No signs are proposed in conjunction with this development. Any future signage will be subject to the sign permit requirements m Chapter 18.780. There has been a proliferation of sin violations from new subdivisions. In accordance with a new policy adopted by the Director's Designee, allnew subdivisions must enter into a sign compliance agreement to facilitate a more expeditious court process for citations. FINDING: To expedite enforcement of sign violations, a sign compliance agreement will be required. CONDITION: Prior to the issuance of building permits, the developer shall sign a copy of the City's sign compliance agreement. Tree Removal (18.790): 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. NOTICE OF DECISION PAGE 17 OF 29 SUB2007-00009-HUNTER'S TRAIL SUBDIVISION As required, the applicant submitted a tree plan conducted by Morgan Holen, a certified arborist. However, the report does not contain the four required components, and is therefore in need of revision (See B1, B2, and B4 below). 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 applicant's Arborist Report (Exhibit J) and Tree Removal /Mitigation Plan (Sheet 8) identify the location, size, and species of all trees greater than 6-inches in diameter. However,twelve-inch trees need to be measured in tenths of inches, and multi-stem trees need to be measured per one of the recommended methods in the 9th edition of the Guide for Plant Appraisal. 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 shallbe 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 1g 790.060D of no net loss of trees; b. Retention of from 25% to 50% of existing trees over 12 inches in caliper requires that two- thirds of the trees to be removed be mitigated in accordance with Section 18.790.060D; c. Retention of from 50% to 75% of existing trees over 12 inches in caliper requires that 50 percent of the trees to be removed be mitigated in accordance with Section 18.790.060D;, d. Retention of 75% or greater of existing trees over 12 inches in caliper requires no mitigation. The applicant has stated that he plans on removing 5 of 17 non-hazardous trees over 12" in diameter. The applicant appears to have exempted non-hazardous trees that measure 12" DBH (tree 9049 and 9050) and multi- stern trees where any one stem is less than 12" DBH(tree 9019 and 9032A). In the City Arborist opinion, a more detailed measurement of trees is needed in order to allow for these exemptions. Specifically, 12" trees need to be measured in tenths of inches, and multi-stem trees need to be measured per one of the recommended methods in the 9h edition of the Guide for Plant Appraisal. The corresponding amount of cash assurance should be calculated after a revision of tree measurements is completed. 3. Identification of all trees which are proposed to be removed; This requirement has been met. 4. A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. The applicant's plan set does not show tree protection for those trees to remain during construction. The applicant shall prepare a tree protection sheet as part of their plan set. The tree protection sheet should follow the project arborist's recommendations, and include a signature of approval from the project arborist. Also, the arborist report does not contain protection standards and methods that will be used after construction. Specifically, the after construction protection program should include standards and methods for landscaping around protected trees. All trees to be preserved that will be in close proximity to construction activities shall be rotected with five or six (5' - 6') foot high chain link fences. Please have the applicant demonstrate which trees wilfbe protected with plastic and which will be protected with chain link. Fences are to be mounted on two inch diameter galvanized iron posts, driven into the ground to a depth of at least 2-feet at no more than 10-foot spacing. The applicant shall position fencing as directed by the project arborist to protect the trees to be retained. The applicant shall allow access by the City Arborist for the purpose of monitoring and inspection of the tree protection to verify that the tree protection measures are performing adequately. Failure to follow the plan or maintain tree protection fencing in the designated locations shall be grouncs for immediate suspension of' on the site until remediation measures and/or civil citations can be processed. NOTICE OF DECISION PAGE 18 OF 29 SUB2007-00009-HUNTER'S TRAIL SUBDIVISION Any tree that is located on property adjacent to the construction project that will have more than 15% of its root system disturbed by construction activities shall also be shown on the plans,and adequately protected. 18.790.040 Incentives for Tree Retention B. Subsequent removal of a tree. Any tree preserved or retained in accordance with this section may thereafter be removed only for the reasons set out in a tree plan in accordance with Section 18.790.030, or as a condition of approval for a conditional use, and shall not be subject to removal under any other section of this chapter. The property owner shall record a deed restriction as a condition of approval of any development permit affected by this section to the effect that such tree may be removed only if the tree dies or is hazardous according to a certified arborist. The deed restriction may be removed or will be considered invalid if a tree reserved in accordance with this section should either die or be removed as a hazardous tree. The-fform of this deed restriction shall be subject to approval by the Director. A condition of approval will ensure that this standard is met. FINDING: Not all of the tree removal standards are met. Therefore, compliance will be ensured through the following conditions of approval. CONDITIONS: • Prior to commencing any site work,the applicant shall submit construction drawings to both Planning and Engineering that include: A. The approved Tree Removal, Protection and Mitigation Plan including a signature of approval from the project arborist. B. A construction sequence including installation and removal of tree protection devices,clearing,grading,and paving; G A note prohibiting equipment vehicles, machinery, grading, dumping, storage, burial of debris, or any other constriction-rested activities in any tree protection zone;and D. A note stating that only those trees identified on the approved Tree Removal plan are authorized for removal by this report. Notwithstanding any other provision of this tide,any party found to be in violation of this chapter 18.790] pursuant to Chapter 1.16 of the Tigard Municipal Code shall be subject to a civil penalty of up to $500 and shalle required to remedy any damage caused by the violation. Such remediation shall include, but not be limited to, the following: 1) Replacement of unlawfully removed or damaged trees in accordance with Section 18.790.060 (D) of the Tigard Development Code; and 2) Payment of an additional civil penalty representing the estimated value of any unlawfully removed or damaged tree, as determined using the most current International Society of Arbonculture's Guide for Plant Appraisal. • Prior to commencing any site work, the applicant shall establish fencing as directed by the project arborist to protect the trees to be retained. The applicant shall call for an inspection and allow access by the City Arborist for the purpose of monitoring the tree protection to verify that the tree protection measures are performing adequately. • The applicant shall revise their mitigation calculation to include a more detailed measurement of trees. Specifically, 12" trees need to be measured in tenths of inches, and multi-stern trees need to be measured per one of the recommended methods in the 9th edition of the Guide for Plant Appraisal. The corresponding amount of cash assurance should be calculated after a revision of tree measurements is completed. NOTICE OF DECISION PAGE 19 OF 29 SUB2007-00009-HUNTER'S TRAIL SUBDIVISION • Prior to site work, the applicant shall submit a cash assurance (letter of credit or cash deposit) for the equivalent value of mitigation required. Any trees successfully planted on or off-site, in accordance with an approved Tree Mitigation Plan and 1DC 18.790.060.D, will be credited against the assurance two years after all of the trees are planted per the approved Tree Mitigation Plan. The Tree Mitigation Plan shall be due for review and approval prior to tree planting or the issuance of building permits, whichever is first. After the plan is approved and the trees are planted the project arborist shall submit a letter to the City Arborist to certify that all of' the mitigation trees were properly planted per the approved Tree Mitigation Plan in order to set the starting point of the two year tree establishment period. After the two year establishment period, the applicant shall provide a re-inventory of the mitigation trees conducted by a certified arborist in order to document mitigation tree survival and compliance with the approved Tree Mitigation Plan. The remaining value of caliper inches not successfully mitigated shall be paid as a fee in- lieu of planting from the original cash assurance. • The applicant shall have an on-going responsibility to ensure that the Project Arborist has submitted written reports to the City Arborist, at least once every two weeks, as the Project Arborist monitors the construction activities from initial tree protection zone �'�'PZ) fencing installation through the building construction phases. The reports shall evaluate the condition and location of the tree protection fencing, determine if any changes occurred to the TPZ, and if any part of the Tree Protection Plan has been violate If the amount of TPZ was reduced then the Project Arborist shall certify that the construction activities did not adversely impact the overall, long- term health and stability of the tree(s). If the reports are not submitted to the City Arborist at the scheduled intervals,and if it appears the TPZ's or the Tree Protection Plan are not being followed by the contractor or a sub-contractor, the City can stop work on the project until an inspection can be done by the City Arbonst and the Project Arbonst. • Prior to final plat approval, the applicant shall submit a summary of the biweekly arborist reports prepared by the Project Arborist. The summary shall document the effect of the approved tree protection plan, account for any violations, and certify the condition of protected trees. • Prior to issuance of building permits,the applicant/builder shall: A. Submit site plan drawings showing the accurate location of the trees that were preserved,the location of tree protection fencing,and the location of mitigation trees, if any. Attach copies of the approved Tree Protection and Mitigation Plans. B. Submit a statement and signature of approval from a certified arborist regarding the siting and construction techniques to be employed in building the house with respect to any protected trees on site. C Install required tree protection fencing as specified by the project arborst and call for an inspection by the City Arbonst. D. Submit biweekly reports, prepared by a certified arborist, through final inspection documenting the status of required tree protection fencing. • Prior to issuance of building permits, the applicant shall record a deed restriction to the effect that any existing tree greater than 1-2 inches 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. • Prior to issuance of any Certificates of Occupancy, he 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. Tree protection measures may be removed and final inspection authorized upon review and approval by the City Arborist. NOTICE OF DECISION PAGE 20 OF 29 SUB2007-00009-HUNTER'S TRAIL SUBDIVISION • Vision Clearance: Chapter 18.795 applies to all development and requires that clear vision area shall be maintained on the corners of all property adjacent to intersecting right-of-ways and at the intersection of a public street and a private driveway. A visual clearance area shall contain no vehicle? hedge, planting, fence, wall structure, signs, or temporary or permanent obstruction exceeding three feet in height. The applicant has shown vision clearance areas on the Preliminary Site plan for the intersections of proposed private street `Tract A' and SW Ash Avenue. At the time of building permit review,site plans for each lot will show driveways that intersect with Street `A' where visual clearance areas shall contain no vehicle, hedge, planting, fence, wall structure,signs, or temporary or permanent obstruction exceeding three feet in height. FINDING: Because no structures are currently proposed in the vision clearance area and all future buildings will be reviewed for compliance during the building permit phase,this standard has been satisfied. C- STREET AND UTILITY IMPROVEMENTS STANDARDS(18.810): Street And Utility Improvements Standards Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets,sewers,and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a Neighborhood route (local street) to have a 54 foot right 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 Ash Avenue, which is classified as a Neighborhood Route on the City of Tigard Transportation adjacent 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 from centerline. SW Ash Avenue is currently partially improved. In order to mitigate the impact from this development, the applicant should remove the existing dnveway and replace it with curb and sidewalk. The applicant shall also provide street trees along their Ash Avenue frontage in accordance with the TDC Future Street Plan and Extension of Streets: Section 18.810.030(F) states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundaries of the proposed land division. This section also states that where it is necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed and a barricade shall be constructed at the end of the street. These street stubs to adjoining properties are not considered to be cul-de-sacs since they are intended to continue as through streets at such time as the adjoining property is developed. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer,the cost of which shall be included in the street construction cost. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub streets in excess of 150 feet in length. The applicant has submitted an aerial photo and future street plan. They have not proposed to extend their street through to McDonald Street due to the location where it would intersect. The location is only 80 feet west of the O'Mara Street/McDonald Street intersection, which is offset only 70 feet west of the 98th Avenue/McDonald Street intersection. McDonald Street is classified as a Collector on the City's TSP and has a minimum 200 foot spacing standard for driveways and streets. Another street intersection would require an adjustment to the spacing standard For the small area that this connection would serve it is not likely that an adjustment would be approved. NOTICE OF DECISION PAGE 21 OF 29 SUB2007-00009-HUNTER'S TRAIL SUBDIVISION 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 mutes and collector streets which abut a development site shall be extended within the site to Provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. Land is considered topographically constrained if the slope is greater than 15% for a distance of 250 feet or more. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. The applicant has submitted an aerial photo and future street plan. They have not proposed to extend their street through to McDonald Street due to the location where it would intersect. The location is only 80 feet west of the Ohara Street/McDonald Street intersection, which is offset only 70 feet west of the 98th Avenue/McDonald Street intersection. McDonald Street is classified as a Collector on the City's TSP and has a minimum 200 foot spacing standard for driveways and streets. Another street intersection would require an adjustment to the spacing standard. For the small area that this connection would serve it is not likely that an adjustment would be approved. Street Alignment and Connections: Section 18.810.030(H)(3) requires proposed street or street extensions to fprovide direct access to existing or planned transit stops, commercial services, and other neighborhood acilities,such as schools,shopping areas,and parks. Direct access to schools, shopping areas, and commercial services is available along existing streets including SW McDonald, SW Garrett, and 97"'Avenue, consistent with this standard. Cul-de-sacs: 18.810.030.K 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 along the centerline of the roadway from the near side of the intersecting street to the farthest point of the cul-de-sac. • 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. There are no proposed cul-de-sacs in this proposal. Grades and Curves: Section 18.810.030.M 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),and: 1. Centerline radii of curves shall not be less than 700 feet on arterials, 500 feet on major collectors, 350 feet on minor collectors,or 100 feet on other streets; and 2. Streets intersecting with a minor collector or greater functional classification streetr streets intended to be posted with a stop sign or sI nalization shall provide a landing averaging five percent or less. Landings are that portion of the set within 20 feet of the edge of the Intersecting street at full improvement. The proposed private street is not subject to this standard. Access to Arterials and Major Collectors: Section 18.810.030.Q states that where a development abuts or is traversed by an existing or proposed arterial or major collector street, the development design shall provide adequate protection for residential properties and shall separate residential access and through traffic or if separation is not feasible, the design shall minimize the traffic conflicts. The design shall include any of the following: NOTICE OF DECISION PAGE 22 OF 29 SUB2007-00009-HUNT'ER'S TRAIL SUBDIVISION • A parallel access street along the arterial or major collector • Lots of suitable depth abutting the arterial or major collector to provide adequate buffering with frontage along another street; • Screen planting at the rear or side property line to be contained in a nonaccess reservation along the arterial or major collector, or • Other treatment suitable to meet the objectives of this subsection; • If a lot has access to two streets with objectives classifications, primary access should be from the lower classification street. The subject property does not abut and is not traversed by an arterial or collector, therefore, this standard does not apply. Private Streets: Section 18.810.030.T states that design standards for private streets shall be established by the City Engineer. The City shall require legal assurances for the continued maintenance of private streets, such as a recorded maintenance agreement. Private streets serving more than six dwelling units are permitted only within planned developments, mobile home parks, and multi-family residential developments. The applicant has proposed a private street to serve all six lots within this development. This private street will be aligned with Cresmer Drive. The applicant shall place a statement on the face of the final plat indicating the private street(s) will be owned and maintained by the properties that will be served by it/them. In addition, the applicant shall record Conditions, Covenants and Restrictions (CC&R's) alo�n�gg�with the final plat that will clarify how the private property owners are to maintain the private street(s). These CC:&EZ's shall be reviewed and approved by the City prior to approval of the final plat. The City's public improvement design standards require private streets to have a pavement section equal to a public local street. The applicant will need to provide this type of pavement section. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 2,000 feet measured along the right-of-way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre- existing development or • For blocks adjacent to arterial streets,limited access highways,major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. The proposed subdivision includes a private street, `Tract A', which terminates in a hammer head turn around. The Future Street Plan (Sheet 7) shows the perimeter of the block formed by SW 100th Avenue, SW Ash Avenue, SW McDonald, SW O'Mara, and SW Frewing is approximately 4,400 lineal feet. An exception to the 2,000 feet maximum block length applies due to the existing development pattern that precludes continuation of the private street through to SW McDonald. Therefore,the proposed development is consistent with this standard. Section 18.810.040.B.2 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. The proposed development includes a private street, `Tract A', which terminates in a hammer head turn around. Existing development to the south precludes connection to SW McDonald Street. Therefore, the proposed development is consistent with this standard. Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width,unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. Lots 1 and 3 are greater than 1.5 times the minimum lot size. However, lot depths do not exceed lot width by more than 2.5 times,consistent with this standard. NOTICE OF DECISION PAGE 23 OF 29 SUB2007-00009-HUNTER'S TRAIL SUBDIVISION 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 partel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit,the frontage shall be at least 15 feet. All lots in the proposed subdivision do not have at least 25 feet of frontage on a public street. The applicant's Preliminary Plat (Sheet 3) shows Lot 4 with 23.9 feet of frontage. Therefore, the applicant shall submit a revised preliminary plat that shows that all lots have a minimum 25-foot frontage. Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. There is an existing curbside sidewalk along the Ash Avenue frontage. The applicant will be removing an existing driveway and replacing it with new curb and a 5 foot wide curbside sidewalk. The applicant's plans provide for a 5 foot wide sidewalk along one side of the proposed private street, thereby meeting this criterion. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projectedby the Comprehensive Plan. There is an exiting ublic sewer main in Ash Avenue. The two existing homes currently share one private lateral. The existing home furthest from Ash Avenue is going to be removed and the sewer lateral shall be abandoned or removed as required by Oregon Plumbing Specialty Code. The applicant's plans show the extension of the public sewer in the private street from Ash Avenue to serve Lots 2-6. Storm Drainage: General Provisions: Section 18.810.100.A states 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 the Unified Sewerage Agency in 2000 and including any future revisions or amendments). There are no upstream drainage ways that impact this development. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility , the Director and Engineer shall withhold approval of the development until provisions-have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage agency in 2000 and including any future revisions or amendments). NOTICE OF DECISION PAGE 24 OF 29 SUB2007-00009-HUNTER'S TRAIL SUBDIVISION ' In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek,the storm water runoff will be permitted to discharge without detention. The applicant's plans provide on-site detention in a 48-inch underground pipe located within the private street tract. Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that developments adjoining proposed bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or right-of-way. Pursuant to the Transportation System Plan for the City of Tigard, SW Ash Street fronting the subject site does not include a bike lane. However As'i Street is included on the pedestrian plan. The applicant has been conditioned to provide a sidewalk earlier in this section. Therefore,this standard has been met. 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 small 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 lace on a street where existing utilities which are not underground will serve the development and p 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-g rounding would result in the placement of additional poles, rather than the removal of above- ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under-grounding. There are existing overhead utility lines along the frontage of SW Ash Avenue. If the fee in-lieu is proposed, it is equal to $35.00 er lineal foot of street frontage that contains the overhead lines. The frontage along this site is 115 lineal feet;therefore the fee would be $4,025.00. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Fire and Life Safety: Tualatin Valley Fire &Rescue (TVF&R) provided comments for the proposed development, dated May 16, 2007. These comments are included in the application package, Exhibit F. Subsequently TVF&R submitted revised comments dated December 13, 2007,which are included in their entirety at the end ofythis decision. The private street shall have "NO PARKING" signs posted on both sides of the roadwaay. The inside turning radius and outside turning radius shall be not less than 28 feet and 48 respectively measured from the same center point. The other comments are included below and are part of the requirements of this land use decision. NOTICE OF DECISION PAGE 25 OF 29 SUB2007-00009-HUNTER'S TRAIL SUBDIVISION The applicant's plan shows a turn around at the end of the private street. This turn around is required by 18.705.030.I.4 when the access drive is longer than 150 feet. The turn around must provide for the turning around of fire apparatus by TVF&R as the proposed access is approximately 300 feet in length. The applicant shall-provide a TVF&R a ppproved dimensioned turn around with their PFI Permit submittal. If TVF&R does not require a turn around, the City will still require a turn around or compliance with 18.705.030.I.5 whereby vehicle turnouts, 24 feet in width, are provided. A turn around that is not required by TVF&R can be of reduced sized, but must be approved by City Engineering staff prior to issuance of permits. Public Water System: The City of Tigard provides service in this area. The applicant has indicated the existing home will continue to use the existing water meter. Lots 2-6 will require new 1/4 inch water meters. Storm Water Quality: The City has agreed to enforce Surface Water Management(SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to construction, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the CWS Design Standards. In addition,the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. The proposed unit from Stormwater Management is acceptable, provided the property owner agrees to hire the manufacturer (or approved equal) to provide the required maintenance of the unit. Prior to a final building inspection, the applicant shall demonstrate that they have entered into a maintenance agreement with Stormwater Management,or another company that demonstrates they can meet the maintenance requirements of the manufacturer. 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. A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of all lots,and show that they wii will be graded to insure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Department. For situations where the back portions of lots drain away from a street and toward adjacent lots, appropnate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. The applicant will also be required to provide a geotechnical report, per Appendix Chapter 33 of the UBC, for the fproposed grading slope construction. The recommendations of the report will need to be incorporated into the inal grading plan and a final construction supervision report must be fired with the Engineering Department prior to issuance of building permits. The design engineer shall also indicate, on the grading plan, which lots will have natural slopes between 10% and 20%, as well as lots that will have natural sfopes in excess of 20%. This information will be necessary in determining if special grading inspections and/or permits will be necessary when the lots develop. An NPDES 1200C permit will be required for this development. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary(USB). An addressing fee in the amount of$50.00 per address shall be assessed. This fee shall be paid to the City pnor to issuance of building permits. NOTICE OF DECISION PAGE 26 OF 29 SUB2007-00009-HUNTER'S TRAIL SUBDIVISION The developer will also be required to provide signage at the entrance of each shared flag lot driveway or private street that lists the addresses that are served by the given driveway or street. This will assist emergency services personnel to more easily find a particular home. This project has a private street and one shared driveway. The applicant may choose to select a street name for the private street. A sign will still be required for the shared driveway for Lots 4 &5. 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 round 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). D. - IMPACT STUDY(18.390): Section 18.390.040 states that the applicant shall provide an impact study to quantify the effect of development on public facilities and services. The study shall address, at a minimum, the transportation system including bikeways, the drainage system, the parks system, the water system, the sewer system, and the noise impacts of- he development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with a requirement for public right-of-way dedication, or provide evidence that supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. Section 18.390.040 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's application includes an impact study which addresses impacts of the proposed development on public facilities and services. The applicant identifies and concurs with a 2-foot right of way dedication along the 115-foot frontage of SW Ash Avenue as shown on the Preliminary Site Plan. Storm water runoff will be directed to an on-site storm water quality facility shown on the applicant's preliminary_utility plan, which will release storm water at pre-development rates into the storm drain under SW Ash Avenue. The development will connect to an 8- inch water line located in SW Ash Avenue with meters to be placed along the street frontage. Service laterals will be extended from the new 8-inch line to serve each new residential structure. An 8-inch sanitary service line will be extended from the existing line in SW Ash Avenue. Service laterals will be extended from the sanitary line to serve each residential structure. Any required street improvements to certain collector or higher volume streets and the Washington County Traffic Impact Fee (TIF) are mitigation measures that are required at the time of development. Based on a transportation impact study prepared by Mr. David Larson for the A Boy Expansion/Dolan II/Resolution 95-61, TIF's are expected to recapture 32 percent of the traffic impact of new development on the Collector and Arterial Street system. Presently,the TIF for a detached, single-family dwelling is $3,020. NOTICE OF DECISION PAGE 27 OF 29 SUB2007-00009-HUNTER'S TRAIL SUBDIVISION Upon completion of this development, the future builders of the residences will be required to pay TIF's totaling approximately$12,080 ($3,020 x 4 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 project's traffic impact is $37,750 ($12,080 divided by.32). The difference between the TIF paid and the full impact, is considered as unmitigated impact. Since the TIF paid is $12,080, the unmitigated impact can be valued at $25,670 ($37 750 - $12,080). The estimated cost of the dedication of SW Ash Avenue is approximately$690 ($3/sf x 230 sq ft the cost of improvements along SW Ash Avenue will be approximately $2p2,800 (114 lineal feet x $200/lineal foot). Therefore,the total amount for dedication and improvements to the public are roughly proportional to the impacts created by the proposed development. SECTION VII. OTHER STAFF COMMENTS The City of Tigard Arborist has reviewed the proposal and provided comment that is available in its entirety in the land use file and has been incorporated above in the Tree Removal section of this Decision. The City of Tigard Public Works has reviewed the proposal and noted several issues with the water service. These issues are addressed in the Streets and Utilities section of the decision. The City of Tigard Police Department has reviewed the proposal and recommended the placement of a monument marker at the foot of the proposed private street at Ash Avenue to identify house numbers for lots 1-6. SECTION VIII. AGENCY COMMENTS Clean Water Services has reviewed the proposal and has issued a Sensitive Area Pre-screening Site Assessment (File No. 07-001414) dated April 27, 2007. The Assessment states that sensitive areas do not appear to exist on site or within 200 feet of the site and that potentially sensitive areas appear to be piped. Tualatin Valley Fire and Rescue has reviewed the subject_proposal and submitted a comment letter dated December 13,2007 endorsing this proposal predicated on the following criteria and conditions of approval: 1) DEAD END ROADS: Dead end fire apparatus access roads in excess of 150 feet in length shall be provided with an approved turnaround. (IFC 503.2.:5) The turnaround shown on the submitted drawings does not meet the minimum specifications required in IFC Appendix D, Section D103.1. 2) FIRE APPARATUS ACCESS ROAD EXCEPTION FOR AUTOMATIC SPRINKLER PROTECTION: When buildings are completely protected with an approved automatic fire sprinkler system, the requirements for fire apparatus access may be modified as approved-by the fire code official. (IFC 503.1.1) Since the proposal includes saving two of the existing dwellings, this doesn't appear to be a viable option. Therefore,the turnaround specifications noted in Item#1 are required to be met. 3) FIRE APPARATUS ACCESS ROAD WIDTH AND VERTICAL CLEARANCE: Fire apparatus access roads shall have an unobstructed width of not less than 20 feet (12 feet for up to two dwelling units and accessory buildings), and an unobstructed vertical clearance of not less than 13 feet 6 inches. Where fire apparatus roadways are less than 26 feet wide, "NO PARKING" signs shall be installed on both sides of the roadway and in turnarounds as needed. Where fire apparatus roadways are more than 26 feet wide but less than 32 feet wide, "NO PARKING" signs shall be installed on one site of the roadway and in turnarounds as needed. Where fire apparatus roadways are 32 feet wide or more,parking is not restricted. (IFC 503.2.1) The fire district does not endorse the design concept wherein twenty feet of unobstructed roadway width is not provided. 4) SURFACE AND LOAD CAPACITIES: Fire apparatus access roads shall be of an all-weather surface that is easily distinguishable from the surrounding area and is capable of supporting rting not less than 12,500 pounds point load (wheel load and 60,000 pounds live load (gross vehicle weight�You may need to provide documentation from a registered engineer that the design will be capable of supporting such loading. (IFC D102.1) NOTICE OF DEQSION PAGE 28 OF 29 SUB2007-00009-HUNTER'S TRAIL SUBDIVISION 5) SINGLE FAMILY DWELLINGS - REQUIRED FIRE FLOW: The minimum available fire flow for single family dwellings and duplexes served by a municipal water supply shall be 1,000 gallons per minute. If the structure(s) is (are) 3,600 square feet or larger, the required fire flow shall be determined according to IFC Appendix B. (IFC B105.1) The fire hydrant noted on the submitted drawings must be capable of meeting this requirement. If the hydrant has not been flow tested within the last five years, a flow test is required. The test data must be forwarded to this office prior to site development. 6) ACCESS AND FIRE FIGHTING WATER SUPPLY DURING CONSTRUCTION: Approved fire apparatus access roadways and fire fighting water supplies shall be installed and operational prior to any combustible construction or storage of combustible materials on the site. (IFC 1410.1 &1412.1) SECTION IX. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON JANUARY 28, 2008 AND EFFECTIVE ON FEBRUARY 12, 2008 UNLESS AN APPEAL IS FILED. Appeal: The Director's Decision is final on the date that it is mailed. Any party with standing as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party d the appeal hearing,subject to any additional rules of procedure that may be adopted- time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON FEBRUARY 11, 2008. _)f Ls: If you have any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard,Tigard, Oregon at (503) 639-4171. / January 28 ,2008 PREPARED B Ga Pagenstecher DATE ' -sociate Planner Cdj �� e . `Wi January 28 ,2008 APPROVED BY: Dick Bewersdorff DATE Planning Manager NOTICE OF DECISION PAGE 29 OF 29 SUB2007-00009-HUNTER'S TRAIL SUBDIVISION �\ , CITY of TIGARD P. ` GEOGRAPHIC INFORMATION SYSTEM Q ' VICINITY MAP tio III A grilr . •. 44i -s' i SUB2007 00009 HUNTER'S TRAI .• o� ■ � SUBDIVISION ,, . * 0 J , Al ØVWVtA LEGEND: .• CO* WA. SUBJECT i 2 e Off SITE AIN VIEW ST j • ' �''. ..g HILL j, ii j VIEW CT ,110111prir 'a Milsill u DID ■ _ D T . Ill _ Tigard Area Map 1 - N I 11: 4:11EN pip_ _- 0 80 160 2: 320 400 Feet • U .aco .s� )II a IllitAll- � _, TIGARD I-- Information on this map�s(or general location only� ��should be verified with th13125 SW Hall Blvd Trpard,OR 97223 INA IMMI ,',I (503)639.1171 — http:lfwww.ci.tigard.or.ue Community Development Plot date:Dec 4,2007;C:lmagic\MAGIC03.APR 1 _ ' \ LEGEND 1 \ \� �\ PROPOSED CURB - -E°PROPOSED CENTERLINE alpha \ ``\—_ \ PROPOSED FAECAL C1C4IY 1 1 'I \ EASE4Exl 1 \ PROPOSED WILDING SETBACK 1 1 \ --=---PROPOSED PROPERn LRE C O M M U N ITY 1 —EnsmCPPDPERTYLINE DEVELOPMENT ' \ �— ----•--PROPOSED BOUNDARY LINE 1 L \ ` / t /\_ , � PROPDSEO A.0 PALBNG \V 1 \ / I J PRDPUSED SDL WAL 92 x SW Nimbus Ave 1 / `� / _\ S'/IE Beaverton.Or 97008 111 O s G —r — \\ MR:OAS?mai�gsaJ+s2aoa L !1 Ej• 1 '�-F :1 __ vww.alWacommlrrh.can 1 ~1, 1 -!-'' I/' �, SETBACK TABLE DOSE. n->ar 1 • 20'CROW SETBACK REVISIONS f 1 1 = A ' - I 13'REAR SETBACK NO. DATE DESCRIPTION 1 ^ v [-2^1.. d I IS'STREET SRR SETBACK N , �' ,B Lt6z SE wl s'w,EAIDt SIX SC iBAfx Vi `4. ,a \' PI TEE 4n 931 i0). I —� TRACT me' TRACT i I•- RapEED I 38.7 JD.7 - a 20.0' rAir// ; I 10.D C 10.0' � G• bD��� - I 1 as' .sTwt •V-7 % _Y. �� s Z .I_ ,a��s 5f I m..1:? I I 3 sue_• - IE.524 SF is a I i - i 4JA2 s NI 'j-it I EE I eA*lEn,lrzo cu '� 2 ODD fltlt 4j4; . DOEN a7 RER '�' '.-. .'..5 w .I Sroi.� TD E Si STREET SEC TION A-A ' 1, .I 1 stem m , a I s2 DU RO' n� C 0 1RiG, MAGI HUNTER'S 1 'r—'1. 1 w <y DE C 10D• TRAIL lir [kw; 1 I 1 I , , J S 1 1 I , D.; ,O 1.• 1 I i i I I I a� I 1 I ' I ' I 1OIRQ t \CURB!WiiER I I I I I W R SATTER..,ED E I I I I I I I ST7ifET SECTION B� oow+Rrs\ PRELIMINARY ' I r PLAT$SITE - 1 \ 1 PLAN \ LL---- I 20 . ,' LOT 5 S W 100TH AVE. gb N *— � ' LOT 4 SHARED DRIVEWAY DETAIL CMMUY a D:E Vl pOPh M Ea PLANNING .3. I SCALE REVIEWED RV: 0 IN A 30 3 E 1 Pays Custom Homes EXH 16 I ' Attn: Todd Pays SUB2007-00009 17278 SW Sonnet Way HUNTER'S TRAIL SUBDIVISION King City, OR 97224 Alpha Community Development Attn: Tom McConnell 9200 SW Nimbus Avenue Beaverton, OR 97008 Clay R &Leslie K.Nichols 13780 SW Ash Avenue Tigard, OR 97223 James J. &Susan D. Kahut 13470 SW Ash Avenue Tigard, OR 97223 James J. &Susan D. Kahut 13740 SW Ash Avenue Tigard, OR 97223 Bill Scheiderich 13655 SW Steven Court Tigard, OR 97223 Martha Plante 13930 SW 100th Avenue Tigard, OR 97223 q AFFIDAVIT OF MAILING I, Patricia L. Lunsford beingg.� first duly sworn/affirm, on oath depose and say that I am a Planning Administrative Assistant for the City of tTigard, Washington County,Oregon and that I served the following: laheck B(+)&k l © NOTICE OF DECISION FOR SUB2007-00009/HUNTER'S TRAIL SUBDIVISION (File No/Name Reference) El 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 2: 2008,and deposited in the United States Mail on January 28,2008,postage prepaid. dtel- tk/ (Person i .t Prep. d Notice) STATE OF OREGON County of Washington ss. City of Tigard Subscribed and sworn/affirmed before me on the day of µ4 ,2008. OFFICIAL SEAL $N LEY 1.TREAT r NOTARY PUBLIC.OREGON f COMMISSION NO.418777 , :4 ckat MY COMMISSION EXPIRES APRIL 25,2011 NeT"441-IC OF OREGON My Commission Expires: N/JS/H EXHIBIT A . NOTICE OF TYPE II DECISION SUBDIVISION (SUB) 2007-00009 HUNTER'S TRAIL SUBDIVISION 120 DAYS = 3/25/2008 SECTION I. APPLICATION SUMMARY FILE NAME: HUNTER'S TRAIL SUBDIVISION CASE NO.: Subdivision(SUB) SUB2007-00009 REQUEST: The applicant is requesting approval of a six (6) lot subdivision for single-family detached residences on an approximately 1.72-acre site. Proposed lots range from 7,020 to 16,529 square feet, with an average lot size of 10,417 square feet. Two single-family residences exist on-site and both will be retained on proposed lots 1 and 3. APPLICANT: Pays Custom Homes OWNER: James and Susan Kahut Attn:Todd Pays 13740 SW Ash Avenue 17278 SW Sonnet Way Tigard Oregon 97223 King City,Oregon 97224 APPLICANT'S Alpha Community Development OWNER Clay and Leslie Nichols REP: Attn:Tom McConnell 13780 SW Ash Avenue 9200 SW Nimbus Avenue Tigard Oregon 97223 Beaverton,Oregon 97008 COMPREHENSIVE PLAN DESIGNATION: R-4.5: Low DensityResidential District. ZONE: R-4.5: Low Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. LOCATION: 13740 and 13780 SW Ash Avenue;Washington County Tax Map 2S102CD, Tax Lots 03001 and 03004. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 18.730, 18.745, 18.765, 18.780, 18.790, 1.8.795 and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request for subdivision, tree removal, and sensitive lands subject to certain conditions of approval. The findings and conclusions on which the decision is based are noted in the full decision, available at City Hall. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTI"VE 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 (25 ) per page,or the current rate charged for copies at the time of the request. SECTION III. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON JANUARY 28, 2008 AND EFFECTIVE ON FEBRUARY 12, 2008 UNLESS AN APPEAL IS FILED. &Deal-: The Director's Decision is final on the date that it is mailed. Any party with standing as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was marled. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON FEBRUARY 11, 2008. I . ol_is: For further information please contact the City of Tigard Planning Division at (503) 639-4171, Tigard City Hall, 13125 SW Hall Boulevard,Tigard,Oregon 97223. rI Ar cir ,ii-o. t .� -v VICINITY MAP 4* ** i ♦ 118 (10 dIlNN19 '.,•0 .•HINTER'Srr9., . ' !:0, . 0 .- ,', 1 SIBDI�ISIt�N .' I LEGEND: . ha* , ... , LE SLi3J8C7 L,......mmolo.....11 . , i„ �r� iI&+t4ai . . ,, . II .11';! 1111 -_0 1111111!6 -■.T.. ■ ■r ii.inane. Er mow r,mu smosi ____:::::,_____. 'ti `, ` \ l__- — `IT \ . ------ ---- lit--..,-. , ',-\ k., ,,,,,,, n , ,. ,, , ?s\\,, •i•-- , .• ...____, ____ _/ , _ \, ,:_ , i h , ,,,,,,, ,..,.... \ ,. ../---, j Vi Mme' I ;1 °J --'7,i - \ i I . l ----- --9 4 in 5W ! tr . i MP a 5 % ; c IPI liii MCI - i illi zll l'Il' r 1111 !iiii coI c ti ; U m I Iii+ :"Q 2S102CC-00500 2S102CC-02000 EXHIBIT 13500 PACIFIC CORP CABE CLIFFORD C&SHARON M BY CAPOZZOLI ADVISORY FOR 10195 SW HILLVIEW ST PENSIONS INC TIGARD,OR 97223 21500 HAGGERTY ROAD SUITE 100 NORTHVILLE,MI 48167 2S 102CD-02702 2S102CD-03600 ANDERSON CLARENCE N TR CAFFALL VERION 0 TRUSTEE ANDERSON ANN K TR 13900 SW 100TH 9735 SW O'MARA ST TIGARD,OR 97223 TIGARD, OR 97223 2S102CC-04500 2S102CC-04400 BARTLOW MURRAY B&DALENE J CARLSON PHILIP C 23235 SW MOUNTAIN HOME RD 13765 SW ASH AVE SHERWOOD, OR 97140 TIGARD,OR 97223 2S1 02 CC-00402 2S1 02C D-03900 BENSTEAD ROY W&CAROL CAULLAY VIRGINIA R 13705 SW ASH AVE 13990 SW 100TH TIGARD, OR 97223 TIGARD,OR 97223 2S102CC-06500 2S102CC-06300 BOEHR TERESA L CHIN FRANK KIM 9880 SW GARRETT ST 13612 SW GARRETT CT TIGARD,OR 97223 TIGARD,OR 97223 2 S 102C D-04200 2S11 1 BA-00805 BOTTS BRUCE A&BEATRICE L CLARKE JOHN W&BONNIE J 13805 SW COWLES CT 14130 SW 100TH AVE TIGARD,OR 97223 TIGARD,OR 97224 2S 102CC-05800 2S102CD-04900 BROWNING STEPHEN D CLAYTON MARLIN L 13665 SW GARRETT CT 9777 SW O'MARA ST TIGARD, OR 97223 TIGARD,OR 97223 2S102C0-04400 25111 BA-00806 BUNCH JAMES J AND CATHERINE L COFFEE WILLIAM E& 13790 SW COWLES CT COFFEE SHELLEY H TIGARD,OR 97223 18100 SW KRAMIEN RD NEWBERG,OR 97132 2S1 02C D-04902 2S1 02C D-03700 BURK NATHAN H&MELINDA R COLLINS GENE& 9777 SW OMARA ST PLANTE MARTHA TIGARD,OR 97223 13930 SW 100TH AVE TIGARD,OR 97223 2S 102CC-06400 2S 102C D-05000 BURNS MICHAEL L AND COOK DOREEN M& ALICE DIANE SKINNER LINDA 13605 SW GARRETT 9815 SW O'MARA ST TIGARD, OR 97223 TIGARD,OR 97223 2S102CC-00400 2S111BA-02900 COX STEVEN R&LAURA S GERMANO CHRISTOPHER& 9850 SW GARRETT ST GERMANO MONICA TIGARD,OR 97223 9825 SW JANZEN CT TIGARD,OR 97224 2S 102CC-07300 25102C D-03400 CRANE TERRY E&WILLODEAN GILLILAND WAYNE G&DIEDRA J 13700 SW CRESMER DR 13840 SW 100TH AVE TIGARD,OR 97223 TIGARD,OR 97223 2S102CD-03005 2S102CC-05700 DELACRUZ ELDON GUSTAFSON GERALD R& 9965 SW MCDONALD ST LORENTZ-GUSTAFSON CHRISTINE MARIE TIGARD, OR 97224 13675 SW GARRETT CT TIGARD,OR 97223 2S111BA-02700 2S102CC-07400 DENISON GARY R HEFFNER CLAUDE H TRUST MORALES-DENISON MICHELE BY CLAUDE H HEFFNER TRUSTEE 14045 SW 98TH AVE 13730 SW CRESMER DR TIGARD, OR 97224 TIGARD,OR 97223 25 102C D-03300 2S 102CC-05600 DREW MARY&JAMES HOPKINS CLIFFORD M&EDITH M 13810 SW 100TH 13670 SW CRESMER DR TIGARD,OR 97223 TIGARD,OR 97224 2S111BA-00803 2S102CD-04300 ENGEL JOHN B HOUSING AUTHORITY OF 9960 SW MCDONALD ST WASHINGTON COUNTY TIGARD, OR 97224 111 NE LINCOLN ST#200-L HILLSBORO,OR 97124 25111BB-01301 2S102CD-01900 FISCHER CAMILLE L& JENSEN WILLIAM G&YOLANDA T FISCHER APRIL TRS 9855 SW GARRETT ST 14120 SW DRIFTWOOD CT TIGARD,OR 97223 TIGARD,OR 97224 2S102CD-03002 25102CD-03200 FISHLER MELISSA FRANCO JONES TIMOTHY J 9905 SW MCDONALD ST 13790 SW ASH AVE TIGARD, OR 97224 TIGARD,OR 97223 25102CC-02200 2S102CC-06900 FOLTZ STEVE F AND JAN MARIE JORDAN DIANA PAGE 10135 SW HILL VIEW ST 13600 SW BEREA DR TIGARD, OR 97223 TIGARD,OR 97223 2S 102CC-04000 25102CC-02300 GEHRING FRED E&LINDA C JULIAN CAROL P 13755 SW ASH AVE 10130 SW HILLVIEW ST TIGARD,OR 97223 PORTLAND,OR 97223 4 2S102CD-03001 25111 BA-00500 KAHUT JAMES J&SUSAN D MAPSTONE REBECCA L F& 13470 SW ASH AVE MAPSTONE KIP R TIGARD,OR 97223 9780 SW MCDONALD ST TIGARD,OR 97224 2S 102C D-02610 2S 102CD-03800 KIMBLE HENRY 0&DIANA MAWHIRTER ARLIE L TRUST& 4112 NE 66TH AVE MAWHIRTER IRENE TRUST VANCOUVER,WA 98661 BY IRENE&ARLIE L MAWHIRTER TR 13960 SW 100TH AVE TIGARD,OR 97223 2S102CD-02608 2S102CC-04700 KIMBLE HENRY 0&DIANA MCCRAE SCOTT H& Go NIELSON KENNETH W&MARY A MCCRAE TERESA K 15306 NE 50TH 13635 SW STEVEN CT VANCOUVER,WA 98682 TIGARD,OR 97224 2S102C0-04100 2S102CD-02802 KOENEMANN SHANNON N MCDONALD TERRY L/DIANE L 13795 SW COWLES CT 9865 SW OMARA TIGARD,OR 97223 TIGARD,OR 97223 2S102CC-07200 2S102CC-04200 KOSTERS ROBBI MCKERN ELERY G AND 13680 SW BEREA DR LODELL J TIGARD,OR 97223 13665 SW STEVEN COURT TIGARD,OR 97223 2S111 BA-04300 2S111 BA-04200 LANGER BARBARA D MCMILLAN ROBERT L AND 14020 SW 98TH AVE MARGARET R TIGARD, OR 97224 14040 SW 98TH AVE TIGARD,OR 97223 2S102C0-04500 2S102CC-07100 LARA-JACOME ROMAN MCMONAGLE JONATHON LEIGH 13780 SW COWLES CT 13650 SW BEREA TIGARD, OR 97223 TIGARD,OR 97223 2S 111 BA-02800 25102CC-04900 LARSON DOUGLAS A AND MEFFORD MICHAEL J& AILEEN A F LOUISE 9815 SW JANZEN CT 13615 SW STEVEN CT TIGARD,OR 97224 TIGARD,OR 97223 2S102CD-03500 2S111BB-00200 LEACH MICHAEL R AND MEHDIZADEHKASKI ZAHRA& COLLEEN ANN SHARIFI HADI 13870 SW 100TH 10100 SW MCDONALD ST TIGARD, OR 97223 TIGARD,OR 97224 2S1 02C C-05000 2S 102C C-03700 LONG DONNA MARIE MERRICK BRET&CAROLINE J 13605 SW CRESMER DR 13990 SW 102ND AVE TIGARD,OR 97223 TIGARD,OR 97223 i 2S111BA-00804 2S111BA-04400 MILLER PHILLIP R PURSLEY GLEN&PAMELA 9940 SW MCDONALD ST 14000 SW 98TH AVE TIGARD,OR 97224 TIGARD,OR 97224 2S111BA-02600 2S102CD-02803 MIRICH-TRAILL MELISSA J& RAY STEVEN A&DEBORAH M TRAILL PERCY H 9845 SW O'MARA ST 14025 SW 98TH AVE TIGARD,OR 97223 TIGARD, OR 97224 2S102CD-02709 2S102CD-02707 MONNIE HELEN C&MICHAEL D& REDLINGER ELIZABETH MONNIE DEBRA L 13630 SW ASH AVE 9715 SW OMARA ST TIGARD,OR 97223 TIGARD, OR 97223 2S102CC-02500 2S102CC-04600 NELSON WILLARD&ALICE RICHARDSON JAMES SCOTT TRUSTEES 13645 SW STEVEN CT 13900 SW 102ND TIGARD,OR 97223 TIGARD,OR 97223 2S102CD-03004 2S102CD-04000 NICHOLS CLAY R&LESLIE K RICHMOND ROSELYN M 13780 SW ASH AVE 13710 SW ASH AVE TIGARD,OR 97223 TIGARD,OR 97223 2 S 102C D-02607 2S102CC-05900 NIRANJAN RAMAKRISHNAN& ROMANO BARBARA L RAM SHAILAJA 13655 SW GARRETT CT 9760 SW OMARA ST TIGARD,OR 97223 TIGARD,OR 97223 2S102CD-02713 2S102CC-07600 OLSON NORRIS A AND ROMERO JOSE KATHLEEN ANN 9345 SW MARTHA ST 13660 SW ASH AVE TIGARD,OR 97224 TIGARD, OR 97223 2 S 102C D-02716 2 S 102C C-03800 OSTROSKA WILLIAM L SANTOS RIGOBERTO& 13500 SW PACIFIC HWY#235 ALICIA DEL CAMEN TIGARD, OR 97223 10105 SW MCDONALD ST TIGARD,OR 97224 2S111BB-00300 2S102CC-04300 PETERSEN DAVE E&DENA G SCHEIDERICH WILLIAM J 14085 SW 100TH AVE 13655 SW STEVEN CT TIGARD,OR 97224 TIGARD,OR 97223 2S102CC-07000 25111BA-00701 POSEY MADONNA C& SHAPIRO ANDRE C&DEBORAH MICHAEL W 9910 SW MCDONALD ST 13620 SW BEREA DR TIGARD,OR 97224 TIGARD,OR 97223 T + 2S111BA-00700 2S111BB-00100 SHAPIRO DEBORAH L&ANDRE C TOWER LOREN B TRUSTEE 9910 SW MCDONALD ST 10040 SW MCDONALD TIGARD, OR 97224 TIGARD,OR 97223 2S 102C D-02701 2S 102C D-02609 SHEHORN STEPHEN LEE VUONG PHUOC NGOC& 9765 SW O'MARA NGUYEN DUNG T TIGARD, OR 97223 9840 SW O'MARA ST TIGARD,OR 97223 2S102CC-03900 2S102CC-02400 SHIN YOUNG WAGAR BYRON L&JULIE K 10045 SW MCDONALD ST 10160 SW HILL VIEW ST TIGARD,OR 97224 TIGARD,OR 97223 25111 BA-00602 2S111BA-03000 SMITH JOHN E WEATHERS VICKI 9850 SW MCDONALD ST 9820 SW JANZEN CT PORTLAND,OR 97224 TIGARD,OR 97224 2S 102C D-02805 2S102C D-03000 SPIAK ANDREW JOEL WESTERMANN COREY&ALYSSA JUL 9825 SW O'MARA ST 9935 SW MCDONALD ST TIGARD,OR 97223 TIGARD,OR 97224 2S102CC-07500 2S102CC-05500 STOKKE CAROLE A WHITMER VIRGINIA A LIV TRUST PO BOX 230724 BY VIRGINIA A WHITMER TR TIGARD,OR 97223 13660 SW CRESMER DR TIGARD,OR 97223 2S102CC-04800 2S102CC-04100 SULLIVAN JACK EARL AND WILLHITE GREG&SHANNON MARIE LAURIE 13695 SW CRESMER DR 13625 SW STEVEN COURT TIGARD,OR 97223 TIGARD, OR 97223 2S102CC-05400 2S102CC-05300 THOMAS DORENE L WINTER RICHARD M AND SANDRA K 13620 SW CRESMER DR 13600 SW CRESMER DR TIGARD, OR 97223 TIGARD,OR 97223 2S102CD-02711 2S102CC-02100 THOMPSON DARIN J YEE DORIAN D&KRISTI S 13700 SW ASH AVE 10165 SW HILLVIEW ST TIGARD, OR 97223 TIGARD,OR 97223 2S111BA-00800 TOMINAC ALBERT D M A 9980 SW MCDONALD TIGARD, OR 97224 Y " Josh Thomas Susan Beilke 10395 SW Bonanza 11755 SW 114th Place Tigard, OR 97224 Tigard, OR 97223 Gretchen Buehner David Walsh 13249 SW 136th Place 10236 SW Stuart Court Tigard, OR 97224 Tigard, OR 97223 Paul Owen 10335 SW Highland Drive Tigard, OR 97224 Tim Esau PO Box 230695 Tigard, OR 97281 CPO 4B 16200 SW Pacific Highway, Suite H242 Tigard, OR 97224 Ross Sundberg 16382 SW 104th Avenue Tigard, OR 97224 Brian Wegener 9830 SW Kimberly Drive Tigard, OR 97224 Joseph Dyar 10285 SW Highland Drive Tigard, OR 97224-4668 Rex Caffall 13205 SW Village Glenn Tigard, OR 97223 John Frewing 7110 SW Lola Lane Tigard, OR 97223 CITY OF TIGARD - SOUTH INTERESTED PARTIES (DP. I of 11 fi:\curoln\setup\labels\CIT South.docl UPDATED: 4-Mav-07 IT! AFFIDAVIT OF MAILING I, Patricia L. Lunsford being first duly sworn/affirm, on oath depose and say that I am a Planning Administrative Assistant for the City of Tigard, Washington County,Oregon and that I served the following: Box(s)Below{ © NOTICE OF PENDING LAND USE DECISION FOR SUB2007-00009/HUNTER'S TRAIL SUBDIVISION AMENDED NOTICE (File No/Name Reference) ® City of Tigard Planning Director A copy of the said notice being hereto attached,marked Exhibit"A",and by reference made a part hereof,was mailed to each named person(s) at the address(s) shown on the attached list(s),marked Exhibit"B",and by reference made a part hereof,on December 5,2007,and deposited in the United States Mail on December 5,2007,postage prepaid. I - - (Person Prep. . STATE OF OREGON County of Washington ss. City of Tigard Subscribed and sworn/affirmed before me on the 1gT�day of S MU '-( ,20(N. OFFICIAL SEAL : '< SHIRLEY L TREAT NOTARY PUBLIC-OREGON / COMMISSION NO.416777 11A-t MY COMMISSION EXPIRES APRIL 25,2011 ' OTARY P LIC OF OREGON My Commission Expires: `461-.57/I EXHIBIT-.... 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 LAND USE APPLICATION = t.. SUBDIVISION OF NOTICE: December 5, 2007 FILE NO.: SUBDIVISION (SUB) 2007-00009 FILE TITLE: HUNTER'S TRAIL SUBDIVISION REQUEST: The applicant is requesting approval of a six (6) lot subdivision for single-family detached residences. The existing site is approximately 1.72 acres. Proposed lots range from 7,020 to 16,529 square feet, with an average lot size of 10,417 square feet. Two single-family residences exist on-site and both will be retained on proposed lots 1 and 3. LOCATION: 13740 and 13780 SW Ash Avenue;Washington County Tax Map 2S102C D,Tax Lots 3001 and 3004. ZONE: R-4.5: The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.780, 18.790, 18.795 and 18.810. 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 19, 2007. All comments should be directed to Gary Pagenstecher, Associate Planner (503) 718-2434 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 garyp@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 DECIISION. A DECIISION ON THIS ISSUE IS TENTATIVELY SCHEDULED FOR JANUARY 28, 2008. IF YOU PROVIDE COMMENTS, YOU WILL BE SENT A COPY OF THE FULL DECIISION ONCE IT HAS BEEN RENDERED. WRI'flEN COMMENTS WILL BECOME A PART OF THE PERMANENT PUBLIC RECORD AND SHALL CONTAIN THE FOLLOWING INFORMATION: • Address the specific "Applicable Review Criteria" described in the section above or any other criteria believed to be applicable to this proposal; • Raise any issues and/or concerns believed to be important with sufficient evidence to allow the City to provide a response; • Comments that provide the basis for an appeal to the Tigard Hearings Officer must address the relevant approval criteria with sufficient specificity on that issue. Failure of any party to address the relevant approval criteria with sufficient specificity may preclude subsequent appeals to the Land Use Board of Appeals or Circuit Court on that issue. Specific findings directed at the relevant approval criteria are what constitute relevant evidence. AFTER 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 SUBMITTED WRI"FIEN 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 FACTS 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 continents 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." lc, w , VICINITY MAP rir Hi�1TER s �I L,' , 1 ie SL�IiDTt'ISIc?N.4* r; 4 . :se .P:4 4 166011011 •ate- ov ...•.. . END , j SUBJECT SITE L HILL VIEW 111t A j---- w Ill 7■:, it, Imo+' Q,_ - �1■ ■■I I IIi■ 1 i, Millie gm H I . . !,. „, ...,.., 1 1 111 N i •• ST �/ .11•n,c Irl 111 11�F-r ■■�=11 ... Tit.4RD ....a.... ommuniry•_ t Rot dole Dec 4,7607.C YnZV.1ADl OM PPP Pays Custom Homes EXHIBIT_ Attn: Todd Pays SUB2007-00009 17278 SW Sonnet Way HUNTER'S TRAIL SUBDIVISION King City, OR 97224 Alpha Community Development Attn: Tom McConnell 9200 SW Nimbus Avenue Beaverton, OR 97008 Clay R &Leslie K. Nichols 13780 SW Ash Avenue Tigard, OR 97223 James J. &Susan D. Kahut 13470 SW Ash Avenue Tigard, OR 97223 James J. &Susan D. Kahut 13740 SW Ash Avenue Tigard, OR 97223 2S102CC-00500 2S102CC-02000 13500 PACIFIC CORP CABE CLIFFORD C&SHARON M BY CAPOZZOLI ADVISORY FOR 10195 SW HILLVIEW ST PENSIONS INC TIGARD,OR 97223 21500 HAGGERTY ROAD SUITE 100 NORTHVILLE,MI 48167 2S1 020 D-02702 2S 102C D-03600 ANDERSON CLARENCE N TR CAFFALL VERION 0 TRUSTEE ANDERSON ANN K TR 13900 SW 100TH 9735 SW O'MARA ST TIGARD,OR 97223 TIGARD,OR 97223 2S102CC-04500 2S102CC-04400 BARTLOW MURRAY B&DALENE J CARLSON PHILIP C 23235 SW MOUNTAIN HOME RD 13765 SW ASH AVE SHERWOOD,OR 97140 TIGARD,OR 97223 2S102CC-00402 2S102CD-03900 BENSTEAD ROY W&CAROL CAULLAY VIRGINIA R 13705 SW ASH AVE 13990 SW 100TH TIGARD, OR 97223 TIGARD,OR 97223 2S 102CC-06500 2S102CC-06300 BOEHR TERESA L CHIN FRANK KIM 9880 SW GARRETT ST 13612 SW GARRETT CT TIGARD, OR 97223 TIGARD,OR 97223 2S102CD-04200 2S111BA-00805 BOTTS BRUCE A&BEATRICE L CLARKE JOHN W&BONNIE J 13805 SW COWLES CT 14130 SW 100TH AVE TIGARD, OR 97223 TIGARD,OR 97224 2S102CC-05800 2S102CD-04900 BROWNING STEPHEN D CLAYTON MARLIN L 13665 SW GARRETT CT 9777 SW O'MARA ST TIGARD,OR 97223 TIGARD,OR 97223 2S102CD-04400 25111 BA-00806 BUNCH JAMES J AND CATHERINE L COFFEE WILLIAM E& 13790 SW COWLES CT COFFEE SHELLEY H TIGARD, OR 97223 18100 SW KRAMIEN RD NEWBERG,OR 97132 2 S 102C D-04902 2S 102C D-03700 BURK NATHAN H&MELINDA R COLLINS GENE& 9777 SW OMARA ST PLANTE MARTHA TIGARD,OR 97223 13930 SW 100TH AVE TIGARD,OR 97223 2S1 02CC-06400 2S 102CD-05000 BURNS MICHAEL L AND COOK DOREEN M& ALICE DIANE SKINNER LINDA 13605 SW GARRETT 9815 SW O'MARA ST TIGARD,OR 97223 TIGARD,OR 97223 25102CC-00400 2S111BA-02900 COX STEVEN R&LAURA S GERMANO CHRISTOPHER& 9850 SW GARRETT ST GERMANO MONICA TIGARD,OR 97223 9825 SW JANZEN CT TIGARD,OR 97224 2S 102CC-07300 2S1 02C D-03400 CRANE TERRY E&WILLODEAN GILLILAND WAYNE G&DIEDRA J 13700 SW CRESMER DR 13840 SW 100TH AVE TIGARD, OR 97223 TIGARD,OR 97223 2S1 02C D-03005 2S 102C C-05700 DELACRUZ ELDON GUSTAFSON GERALD R& 9965 SW MCDONALD ST LORENTZ-GUSTAFSON CHRISTINE MARIE TIGARD, OR 97224 13675 SW GARRETT CT TIGARD,OR 97223 2S111BA-02700 2S102CC-07400 DENISON GARY R HEFFNER CLAUDE H TRUST MORALES-DENISON MICHELE BY CLAUDE H HEFFNER TRUSTEE 14045 SW 98TH AVE 13730 SW CRESMER DR TIGARD,OR 97224 TIGARD,OR 97223 2S102C0-03300 2S102CC-05600 DREW MARY&JAMES HOPKINS CLIFFORD M&EDITH M 13810 SW 100TH 13670 SW CRESMER DR TIGARD,OR 97223 TIGARD,OR 97224 2S111BA-00803 2S102CD-04300 ENGEL JOHN B HOUSING AUTHORITY OF 9960 SW MCDONALD ST WASHINGTON COUNTY TIGARD, OR 97224 111 NE LINCOLN ST#200-L HILLSBORO,OR 97124 2S111BB-01301 2S102CD-01900 FISCHER CAMILLE L& JENSEN WILLIAM G&YOLANDA T FISCHER APRIL TRS 9855 SW GARRETT ST 14120 SW DRIFTWOOD CT TIGARD,OR 97223 TIGARD, OR 97224 2S102CD-03002 25102CD-03200 FISHLER MELISSA FRANCO JONES TIMOTHY J 9905 SW MCDONALD ST 13790 SW ASH AVE TIGARD, OR 97224 TIGARD,OR 97223 2S102CC-02200 2S102CC-06900 FOLTZ STEVE F AND JAN MARIE JORDAN DIANA PAGE 10135 SW HILL VIEW ST 13600 SW BEREA DR TIGARD,OR 97223 TIGARD,OR 97223 2S1 02C C-04000 2S 102CC-02300 GEHRING FRED E&LINDA C JULIAN CAROL P 13755 SW ASH AVE 10130 SW HILLVIEW ST TIGARD, OR 97223 PORTLAND,OR 97223 2S102CD-03001 2S111 BA-00500 KAHUT JAMES J&SUSAN 0 MAPSTONE REBECCA L F& 13470 SW ASH AVE MAPSTONE KIP R TIGARD,OR 97223 9780 SW MCDONALD ST TIGARD,OR 97224 2 S 102C D-02610 2S 102CD-03800 KIMBLE HENRY 0&DIANA MAWHIRTER ARLIE L TRUST& 4112 NE 66TH AVE MAWHIRTER IRENE TRUST VANCOUVER,WA 98661 BY IRENE&ARLIE L MAWHIRTER TR 13960 SW 100TH AVE TIGARD,OR 97223 2S102CD-02608 2S102CC-04700 KIMBLE HENRY 0&DIANA MCCRAE SCOTT H& Go NIELSON KENNETH W&MARY A MCCRAE TERESA K 15306 NE 50TH 13635 SW STEVEN CT VANCOUVER,WA 98682 TIGARD,OR 97224 2S1 02C D-04100 2S 102CD-02802 KOENEMANN SHANNON N MCDONALD TERRY L/DIANE L 13795 SW COWLES CT 9865 SW OMARA TIGARD,OR 97223 TIGARD,OR 97223 2S102CC-07200 2S102CC-04200 KOSTERS ROBBI MCKERN ELERY G AND 13680 SW BEREA DR LODELL J TIGARD, OR 97223 13665 SW STEVEN COURT TIGARD,OR 97223 2S111BA-04300 2S111BA-04200 LANGER BARBARA D MCMILLAN ROBERT L AND 14020 SW 98TH AVE MARGARET R TIGARD,OR 97224 14040 SW 98TH AVE TIGARD,OR 97223 2S102CD-04500 2S102CC-07100 LARA-JACOME ROMAN MCMONAGLE JONATHON LEIGH 13780 SW COWLES CT 13650 SW BEREA TIGARD, OR 97223 TIGARD,OR 97223 2S111BA-02800 2S102CC-04900 LARSON DOUGLAS A AND MEFFORD MICHAEL J& AILEEN A F LOUISE 9815 SW JANZEN CT 13615 SW STEVEN CT TIGARD,OR 97224 TIGARD,OR 97223 2S102CD-03500 2S111BB-00200 LEACH MICHAEL R AND MEHDIZADEHKASKI ZAHRA& COLLEEN ANN SHARIFI HADI 13870 SW 100TH 10100 SW MCDONALD ST TIGARD, OR 97223 TIGARD,OR 97224 2S102CC-05000 2S102CC-03700 LONG DONNA MARIE MERRICK BRET&CAROLINE J 13605 SW CRESMER DR 13990 SW 102ND AVE TIGARD,OR 97223 TIGARD,OR 97223 2S111BA-00804 2S111BA-04400 MILLER PHILLIP R PURSLEY GLEN&PAMELA 9940 SW MCDONALD ST 14000 SW 98TH AVE TIGARD,OR 97224 TIGARD,OR 97224 2S1 11 BA-02600 2S102C D-02803 MIRICH-TRAILL MELISSA J& RAY STEVEN A&DEBORAH M TRAILL PERCY H 9845 SW O'MARA ST 14025 SW 98TH AVE TIGARD,OR 97223 TIGARD,OR 97224 2S102CD-02709 2S102C0-02707 MONNIE HELEN C&MICHAEL D& REDLINGER ELIZABETH MONNIE DEBRA L 13630 SW ASH AVE 9715 SW OMARA ST TIGARD,OR 97223 TIGARD,OR 97223 25102CC-02500 2S102CC-04600 NELSON WILLARD&ALICE RICHARDSON JAMES SCOTT TRUSTEES 13645 SW STEVEN CT 13900 SW 102ND TIGARD,OR 97223 TIGARD,OR 97223 2S102CD-03004 2S102C0-04000 NICHOLS CLAY R&LESLIE K RICHMOND ROSELYN M 13780 5W ASH AVE 13710 SW ASH AVE TIGARD, OR 97223 TIGARD,OR 97223 2S 102C D-02607 2S102C C-05900 NIRANJAN RAMAKRISHNAN& ROMANO BARBARA L RAM SHAILAJA 13655 SW GARRETT CT 9760 SW OMARA ST TIGARD,OR 97223 TIGARD, OR 97223 2S1 02C D-02713 2 S 102CC-07600 OLSON NORRIS A AND ROMERO JOSE KATHLEEN ANN 9345 SW MARTHA ST 13660 SW ASH AVE TIGARD,OR 97224 TIGARD,OR 97223 2S102CD-02716 2S102CC-03800 OSTROSKA WILLIAM L SANTOS RIGOBERTO& 13500 SW PACIFIC HWY#235 ALICIA DEL CAMEN TIGARD,OR 97223 10105 SW MCDONALD ST TIGARD,OR 97224 2S111BB-00300 2S102CC-04300 PETERSEN DAVE E&DENA G SCHEIDERICH WILLIAM J 14085 SW 100TH AVE 13655 SW STEVEN CT TIGARD, OR 97224 TIGARD,OR 97223 2S102CC-07000 2S111BA-00701 POSEY MADONNA C& SHAPIRO ANDRE C&DEBORAH MICHAEL W 9910 SW MCDONALD ST 13620 SW BEREA DR TIGARD,OR 97224 TIGARD,OR 97223 2S111BA-00700 2S111BB-00100 SHAPIRO DEBORAH L&ANDRE C TOWER LOREN B TRUSTEE 9910 SW MCDONALD ST 10040 SW MCDONALD TIGARD, OR 97224 TIGARD,OR 97223 2S102CD-02701 2S102CD-02609 SHEHORN STEPHEN LEE VUONG PHUOC NGOC& 9765 SW O'MARA NGUYEN DUNG T TIGARD, OR 97223 9840 SW O'MARA ST TIGARD,OR 97223 2S102CC-03900 2S102CC-02400 SHIN YOUNG WAGAR BYRON L&JULIE K 10045 SW MCDONALD ST 10160 SW HILL VIEW ST TIGARD,OR 97224 TIGARD,OR 97223 2S111BA-00602 2S111BA-03000 SMITH JOHN E WEATHERS VICKI 9850 SW MCDONALD ST 9820 SW JANZEN CT PORTLAND,OR 97224 TIGARD,OR 97224 2S102CD-02805 2S102CD-03000 SPIAK ANDREW JOEL WESTERMANN COREY&ALYSSA JUL 9825 SW O'MARA ST 9935 SW MCDONALD ST TIGARD, OR 97223 TIGARD,OR 97224 2S102CC-07500 2S102CC-05500 STOKKE CAROLE A WHITMER VIRGINIA A LIV TRUST PO BOX 230724 BY VIRGINIA A WHITMER TR TIGARD, OR 97223 13660 SW CRESMER DR TIGARD,OR 97223 2S102CC-04800 2S102CC-04100 SULLIVAN JACK EARL AND WILLHITE GREG&SHANNON MARIE LAURIE 13695 SW CRESMER DR 13625 SW STEVEN COURT TIGARD,OR 97223 TIGARD, OR 97223 2S102CC-05400 2S102CC-05300 THOMAS DORENE L WINTER RICHARD M AND SANDRA K 13620 SW CRESMER DR 13600 SW CRESMER DR TIGARD, OR 97223 TIGARD,OR 97223 2S102C0-02711 2S102CC-02100 THOMPSON DARIN J YEE DORIAN D&KRISTI S 13700 SW ASH AVE 10165 SW HILLVIEW ST TIGARD, OR 97223 TIGARD,OR 97223 2S111BA-00800 TOMINAC ALBERT D M A 9980 SW MCDONALD TIGARD,OR 97224 Josh Thomas Susan Beilke 10395 SW Bonanza 11755 SW 114th Place Tigard, OR 97224 Tigard, OR 97223 Gretchen Buehner David Walsh 13249 SW 136th Place 10236 SW Stuart Court Tigard, OR 97224 Tigard, OR 97223 Paul Owen 10335 SW Highland Drive Tigard, OR 97224 Tim Esau PO Box 230695 Tigard, OR 97281 CPO 4B 16200 SW Pacific Highway, Suite H242 Tigard, OR 97224 Ross Sundberg 16382 SW 104th Avenue Tigard, OR 97224 Brian Wegener 9830 SW Kimberly Drive Tigard, OR 97224 Joseph Dyar 10285 SW Highland Drive Tigard, OR 97224-4668 Rex Caffall 13205 SW Village Glenn Tigard, OR 97223 John Frewing 7110 SW Lola Lane Tigard, OR 97223 CITY OF TIGARD - SOUTH INTERESTED PARTIES too. I of 11 (i:\curoln\setup\labels\CIT South.docl UPDATED: 4-Mav-07 r at AFFIDAVIT OF POSTING NOTICE OF A LAND USE PROPOSAL IMPORTANT NOTICE: THIS AFFIDAVIT MUST BE ACCOMPANIED BY A COPY ? OF THE NOTICE THAT WAS POSTED ON THE SITE. TIGARD In the Matter of the Proposed Land Use Applications for: Land Use File No.: SUB2007-00009 Land Use File Name: HUNTER'S TRAIL SUBDIVISION I, Gary Pagenstecher, Associate Planner for the City of Tigard, do affirm that I posted notice of the land use proposal affecting the land located at (state the approximate location(s) IF no address(s) and/or tax lot(s) currently registered) / 3 7%7 SGT sG� SIG 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 6-11 day of ,2007. - PAW. Signature o✓a e I n i o Performed Posting h:\login\patty\toasters\affidavit of posting for staff to post a site.doc HUNTER' S TBDI I I V � U N SUBDIVISION (SUB) 2007-00009 REQUEST: The applicant is requesting approval of a six (6) lot subdivision for single-family detached residences. The existing site is approximately 1 .72 acres. Proposed lots range from 7,020 to 16,529 square feet, with an average lot size of 10,417 square feet. Two single-family residences exist on-site and both will he retained on proposed lots 1 and 3. LOCATION: 13740 and 13780 SW Ash Avenue; Washington County Tax Map 2S102CD, Tax Lots 3001 and 3004. ZONE: R-4.5: The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.70 , 18.790, 18.795 and 18.810. Further information may be obtained from the Planning Division (staff contact: Gary Pagenstecher, Associate Planner (503) 718-2434 at 13125 SW Hall Blvd., Tigard, Oregon 97223, or by calling 503-639-4171 or by email to garyp @ tgard-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. yQ- 44 * CI I Y of TIGARD GEOGRAPHIC INFORMATION SYSTEM \�\C AREA NOTIFIED �0 (500') r i 4 r FOR: Elizabeth Ribera �■ ♦ r • � AI ha Counit Dev.. P Y I . • RE: 2Si02CD; 3001/3004 101110 . .#e r .. .� . C-V ts,oaccoss , c � ��(�¢Slaaccoe4ou t 7:1 -Y elCC�510 „\m„,,,...., �� Q� 1101:44 6.mcss. . P C� ,ntnuee� 164.,. -16Timccosee:714 asm.CeSnss� � ccanoa mstpMlN NW �o ass2ccoao0s - G Property owner information G saw s,ot is valid for 3 months from aoaccsolao asaence the date printed on this map. la .letecMla P P nloacce2501 aslenM 1 2Saoaceo4op 107060460e 4sloaccoaoe ' e:ccoes o 0 •erne 4 sacceaoos =s,n • ���\\� 1nNee21 .11 MD \ CO ,NO a MINIM!, ill! •HILL VIEW ST � \ -11201 ,oaco! .\ • \►�. III 11111. �S,oaco! �`\mleteleel VIEW CT CD N.)0.3102000750 ,• .,eteS07 •.@Intl \` .• , 1. Mno1I/I\� `10., illallimi MUM di — A smaccsno as,oacclee n ucoleoa ,etCN1110. n amens maps.Nw nl ne T11 • McDONALD T — N I I 1 AIM 1llAOn/ nl,lee00601 AIM M�II111 lstrtutemm LLI ■� 0 100 200 300 400 Feet , 11111191111 nmesosieo _-- ><_. III Ift mMt Q I 1'e .7 r.,. :V MEN= � Qty mama 4gmesolt =_„ nenn ' 1 JAN .o� 'Poi . t�t...II ELROSE ST E ■ 11E- ,..., i d TI(,ARII riT— _. = should InlormaUOn be ve on rifi this map is for general location only and ed with the Development Services Division. a) 0) 13125 SW Hall Blvd v Tigard,W 97223 I liiiI W httplhnwv ei.t galydor.U1 Community Development Plot date:Nov 7,2007;C:lmagic\NIAGIC03.APR 2S1O2CC-00500 2S102CC-02000 13500 PACIFIC CORP CABE CLIFFORD C&SHARON M BY CAPOZZOLI ADVISORY FOR 10195 SW HILLVIEW ST PENSIONS INC TIGARD,OR 97223 21500 HAGGERTY ROAD SUITE 100 NORTHVILLE,MI 48167 2S1 02C D-02702 25102C D-03600 ANDERSON CLARENCE N TR CAFFALL VERION 0 TRUSTEE ANDERSON ANN K TR 13900 SW 100TH 9735 SW O'MARA ST TIGARD,OR 97223 TIGARD, OR 97223 2S102CC-04500 2S102CC-04400 BARTLOW MURRAY B&DALENE J CARLSON PHILIP C 23235 SW MOUNTAIN HOME RD 13765 SW ASH AVE SHERWOOD,OR 97140 TIGARD,OR 97223 2S102CC-00402 2S102CD-03900 BENSTEAD ROY W&CAROL CAULLAY VIRGINIA R 13705 SW ASH AVE 13990 SW 100TH TIGARD, OR 97223 TIGARD,OR 97223 2S1 02C C-06500 2 S 102CC-06300 BOEHR TERESA L CHIN FRANK KIM 9880 SW GARRETT ST 13612 SW GARRETT CT TIGARD, OR 97223 TIGARD,OR 97223 2S102CD-04200 25111 BA-00805 BOTTS BRUCE A&BEATRICE L CLARKE JOHN W&BONNIE J 13805 SW COWLES CT 14130 SW 100TH AVE TIGARD,OR 97223 TIGARD,OR 97224 2S102CC-05800 2S102CD-04900 BROWNING STEPHEN D CLAYTON MARLIN L 13665 SW GARRETT CT 9777 SW O'MARA ST TIGARD,OR 97223 TIGARD,OR 97223 2S102CD-04400 25111 BA-00806 BUNCH JAMES J AND CATHERINE L COFFEE WILLIAM E& 13790 SW COWLES CT COFFEE SHELLEY H TIGARD,OR 97223 18100 SW KRAMIEN RD NEWBERG,OR 97132 2S102CD-04902 2S102CD-03700 BURK NATHAN H&MELINDA R COLLINS GENE& 9777 SW OMARA ST PLANTE MARTHA TIGARD,OR 97223 13930 SW 100TH AVE TIGARD,OR 97223 2S102CC-06400 2S102CD-05000 BURNS MICHAEL L AND COOK DOREEN M& ALICE DIANE SKINNER LINDA 13605 SW GARRETT 9815 SW O'MARA ST TIGARD,OR 97223 TIGARD,OR 97223 ■ 2S102CC-00400 2S111 BA-02900 COX STEVEN R&LAURA S GERMANO CHRISTOPHER& 9850 SW GARRETT ST GERMANO MONICA TIGARD, OR 97223 9825 SW JANZEN CT TIGARD,OR 97224 2S102CC-07300 2S102CD-03400 CRANE TERRY E&WILLODEAN GILLILAND WAYNE G&DIEDRA J 13700 SW CRESMER DR 13840 SW 100TH AVE TIGARD, OR 97223 TIGARD,OR 97223 2 S 102 C D-03005 2 S 102C C-05700 DELACRUZ ELDON GUSTAFSON GERALD R& 9965 SW MCDONALD ST LORENTZ-GUSTAFSON CHRISTINE MARIE TIGARD, OR 97224 13675 SW GARRETT CT TIGARD,OR 97223 2S111BA-02700 2S102CC-07400 DENISON GARY R HEFFNER CLAUDE H TRUST MORALES-DENISON MICHELE BY CLAUDE H HEFFNER TRUSTEE 14045 SW 98TH AVE 13730 SW CRESMER DR TIGARD, OR 97224 TIGARD,OR 97223 2S102CD-03300 2S102CC-05600 DREW MARY&JAMES HOPKINS CLIFFORD M&EDITH M 13810 SW 100TH 13670 SW CRESMER DR TIGARD, OR 97223 TIGARD,OR 97224 25111 BA-00803 2S102CD-04300 ENGEL JOHN B HOUSING AUTHORITY OF 9960 SW MCDONALD ST WASHINGTON COUNTY TIGARD, OR 97224 111 NE LINCOLN ST#200-L HILLSBORO, OR 97124 2S111 BB-01301 2S102CD-01900 FISCHER CAMILLE L& JENSEN WILLIAM G&YOLANDA T FISCHER APRIL TRS 9855 SW GARRETT ST 14120 SW DRIFTWOOD CT TIGARD,OR 97223 TIGARD, OR 97224 2 S 102C D-03002 2 S 102C D-03200 FISHLER MELISSA FRANCO JONES TIMOTHY J 9905 SW MCDONALD ST 13790 SW ASH AVE TIGARD, OR 97224 TIGARD,OR 97223 2S102CC-02200 2S102CC-06900 FOLTZ STEVE F AND JAN MARIE JORDAN DIANA PAGE 10135 SW HILL VIEW ST 13600 SW BEREA DR TIGARD, OR 97223 TIGARD,OR 97223 2S102CC-04000 2S102CC-02300 GEHRING FRED E&LINDA C JULIAN CAROL P 13755 SW ASH AVE 10130 SW HILLVIEW ST TIGARD, OR 97223 PORTLAND,OR 97223 2S102CD-03001 2S111 BA-00500 KAHUT JAMES J&SUSAN D MAPSTONE REBECCA L F& 13470 SW ASH AVE MAPSTONE KIP R TIGARD, OR 97223 9780 SW MCDONALD ST TIGARD,OR 97224 2S102CD-02610 2S102CD-03800 KIMBLE HENRY 0&DIANA MAWHIRTER ARLIE L TRUST& 4112 NE 66TH AVE MAWHIRTER IRENE TRUST VANCOUVER,WA 98661 BY IRENE&ARLIE L MAWHIRTER TR 13960 SW 100TH AVE TIGARD,OR 97223 2 S 102C D-02608 2 S 102C C-04700 KIMBLE HENRY 0&DIANA MCCRAE SCOTT H& c/o NIELSON KENNETH W&MARY A MCCRAE TERESA K 15306 NE 50TH 13635 SW STEVEN CT VANCOUVER,WA 98682 TIGARD,OR 97224 2 S 102C D-04100 2S 102C D-02802 KOENEMANN SHANNON N MCDONALD TERRY L/DIANE L 13795 SW COWLES CT 9865 SW OMARA TIGARD, OR 97223 TIGARD,OR 97223 2S 102CC-07200 2S102CC-04200 KOSTERS ROBBI MCKERN ELERY G AND 13680 SW BEREA DR LODELL J TIGARD, OR 97223 13665 SW STEVEN COURT TIGARD,OR 97223 2S111BA-04300 2S111BA-04200 LANGER BARBARA D MCMILLAN ROBERT L AND 14020 SW 98TH AVE MARGARET R TIGARD, OR 97224 14040 SW 98TH AVE TIGARD,OR 97223 2S102CD-04500 2S102CC-07100 LARA-JACOME ROMAN MCMONAGLE JONATHON LEIGH 13780 SW COWLES CT 13650 SW BEREA TIGARD, OR 97223 TIGARD,OR 97223 2S111BA-02800 2S102CC-04900 LARSON DOUGLAS A AND MEFFORD MICHAEL J& AILEEN A F LOUISE 9815 SW JANZEN CT 13615 SW STEVEN CT TIGARD, OR 97224 TIGARD.OR 97223 2S102CD-03500 2S111 BB-00200 LEACH MICHAEL R AND MEHDIZADEHKASKI ZAHRA& COLLEEN ANN SHARIFI HADI 13870 SW 100TH 10100 SW MCDONALD ST TIGARD, OR 97223 TIGARD.OR 97224 2S 102CC-05000 2S102CC-03700 LONG DONNA MARIE MERRICK BRET&CAROLINE J 13605 SW CRESMER DR 13990 SW 102ND AVE TIGARD, OR 97223 TIGARD,OR 97223 2S111BA-00804 2S111BA-04400 MILLER PHILLIP R PURSLEY GLEN&PAMELA 9940 SW MCDONALD ST 14000 SW 98TH AVE TIGARD,OR 97224 TIGARD,OR 97224 2S111BA-02600 2S102CD-02803 MIRICH-TRAILL MELISSA J& RAY STEVEN A&DEBORAH M TRAILL PERCY H 9845 SW O'MARA ST 14025 SW 98TH AVE TIGARD,OR 97223 TIGARD, OR 97224 2S102CD-02709 25102CD-02707 MONNIE HELEN C&MICHAEL D& REDLINGER ELIZABETH MONNIE DEBRA L 13630 SW ASH AVE 9715 SW OMARA ST TIGARD,OR 97223 TIGARD,OR 97223 2S102CC-02500 2S102CC-04600 NELSON WILLARD&ALICE RICHARDSON JAMES SCOTT TRUSTEES 13645 SW STEVEN CT 13900 SW 102ND TIGARD,OR 97223 TIGARD,OR 97223 2S102CD-03004 2S102CD-04000 NICHOLS CLAY R&LESLIE K RICHMOND ROSELYN M 13780 SW ASH AVE 13710 SW ASH AVE TIGARD,OR 97223 TIGARD,OR 97223 2S102CD-02607 2S102CC-05900 NIRANJAN RAMAKRISHNAN& ROMANO BARBARA L RAM SHAILAJA 13655 SW GARRETT CT 9760 SW OMARA ST TIGARD,OR 97223 TIGARD, OR 97223 2S102CD-02713 2S102CC-07600 OLSON NORRIS A AND ROMERO JOSE KATHLEEN ANN 9345 SW MARTHA ST 13660 SW ASH AVE TIGARD,OR 97224 TIGARD, OR 97223 2S102C0-02716 2S102CC-03800 OSTROSKA WILLIAM L SANTOS RIGOBERTO& 13500 SW PACIFIC HWY#235 ALICIA DEL CAMEN TIGARD, OR 97223 10105 SW MCDONALD ST TIGARD,OR 97224 2S111BB-00300 2S102CC-04300 PETERSEN DAVE E&DENA G SCHEIDERICH WILLIAM J 14085 SW 100TH AVE 13655 SW STEVEN CT TIGARD, OR 97224 TIGARD,OR 97223 2S102CC-07000 2S111BA-00701 POSEY MADONNA C& SHAPIRO ANDRE C&DEBORAH MICHAEL W 9910 SW MCDONALD ST 13620 SW BEREA DR TIGARD,OR 97224 TIGARD,OR 97223 2S111BA-00700 2S111BB-00100 SHAPIRO DEBORAH L&ANDRE C TOWER LOREN B TRUSTEE 9910 SW MCDONALD ST 10040 SW MCDONALD TIGARD, OR 97224 TIGARD.OR 97223 2S102CD-02701 2S102CD-02609 SHEHORN STEPHEN LEE VUONG PHUOC NGOC& 9765 SW O'MARA NGUYEN DUNG T TIGARD, OR 97223 9840 SW O'MARA ST TIGARD,OR 97223 2S102CC-03900 2S102CC-02400 SHIN YOUNG WAGAR BYRON L&JULIE K 10045 SW MCDONALD ST 10160 SW HILL VIEW ST TIGARD, OR 97224 TIGARD,OR 97223 2S111BA-00602 2S111BA-03000 SMITH JOHN E WEATHERS VICKI 9850 SW MCDONALD ST 9820 SW JANZEN CT PORTLAND, OR 97224 TIGARD,OR 97224 2S1 02C D-02805 2 S 102C D-03000 SPIAK ANDREW JOEL WESTERMANN COREY&ALYSSA JUL 9825 SW O'MARA ST 9935 SW MCDONALD ST TIGARD, OR 97223 TIGARD,OR 97224 2S 102CC-07500 2S102CC-05500 STOKKE CAROLE A WHITMER VIRGINIA A LIV TRUST PO BOX 230724 BY VIRGINIA A WHITMER TR TIGARD. OR 97223 13660 SW CRESMER DR TIGARD,OR 97223 2S102CC-04800 2S102CC-04100 SULLIVAN JACK EARL AND WILLHITE GREG&SHANNON MARIE LAURIE 13695 SW CRESMER DR 13625 SW STEVEN COURT TIGARD,OR 97223 TIGARD, OR 97223 2S102CC-05400 2S102CC-05300 THOMAS DORENE L WINTER RICHARD M AND SANDRA K 13620 SW CRESMER DR 13600 SW CRESMER DR TIGARD, OR 97223 TIGARD,OR 97223 2 S 102 C D-0271 1 2 S 102CC-02100 THOMPSON DARIN J YEE DORIAN D&KRISTI S 13700 SW ASH AVE 10165 SW HILLVIEW ST TIGARD, OR 97223 TIGARD,OR 97223 2S111BA-00800 TOMINAC ALBERT D M A 9980 SW MCDONALD TIGARD, OR 97224 Josh Thomas Susan Beilke 10395 SW Bonanza 11755 SW 114th Place Tigard, OR 97224 Tigard, OR 97223 Gretchen Buehner David Walsh 13249 SW 136th Place 10236 SW Stuart Court Tigard, OR 97224 Tigard, OR 97223 Paul Owen 10335 SW Highland Drive Tigard, OR 97224 Tim Esau PO Box 230695 Tigard, OR 97281 CPO 4B 16200 SW Pacific Highway, Suite H242 Tigard, OR 97224 Ross Sundberg 16382 SW 104th Avenue Tigard, OR 97224 Brian Wegener 9830 SW Kimberly Drive Tigard, OR 97224 Joseph Dyar 10285 SW Highland Drive Tigard, OR 97224-4668 Rex Caffall 13205 SW Village Glenn Tigard, OR 97223 John Frewing 7110 SW Lola Lane Tigard, OR 97223 CITY OF TIGARD - SOUTH INTERESTED PARTIES fog. I of 11 fi:\curoln\setuD\labels\CIT South.docl UPDATED: 4-Mav-07 trod: 04/30/2 15:21 4963 P.002/002 • CITY OF TIGARD COMMUNITC DEVELOPMENT DEPARTMENT a PLANNING DIVISION 13125 SW HALL BOULEVARD TIGARD, OP,EGON 97223 TIGARD' PHONE; 501-i39-4171 FAX: S01-6243661 (Attn: Patty/Planning) RE-QUEST POR NoTAT RPM_ OWNER «•AI 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: • D-Gb -Fa.� �o 001, awd 03004 • PLEASE BE AWARE THAT ONLY 1 SET OF LABELS WILL BE PROVIDED AT THIS TIME FOR HOLDING YOUR NEIGHBORHOOD MEETING. After submitting your land use application to the City, and the project planner has reviewed your application for completeness, you will be notified by means of an incompleteness letter to obtain your 2 final sets of labels. The 2 final sets of labels need to be placed on envelopes (no self-adhesive envelopes please) with first class letter-rate_postage on the envelopes in the form of postage stamps (no metered envelopes and no return address) and resubmitted to the City for the purpose dt providing notice to property owners of the proposed land use application and the decision. The 2 sets of envelopes must be kept separate. The person listed below will be called to pick up and pay for the labels when they are ready. NAME OF CONTACT PERSON:' '(_. 1 2 6E 7 t 12/,e/H ONE: 5b3-452- oo- l-i /LZ!� u1Y FAX: 503 452 4�� EMAIL: a.//oka-cvmmte.-/-/n-4- }- -1 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 that will be placed 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 Description: $11 to generate the mailing list, plus$2 per sheet for printing the list onto labels(20 addresses per sheet). • Then,multipythe cost to print one set of labels by the number of sets requested, '-EXAMPLE* • *COST FOR THIS REQUEST *` 4 sheets of labels x$2/sheet=$8.00 x 2 sets= $16.00 sheets of labels z$2/sheet for interested parties x 2 sets= $ 4.00 GENERATE UST = V1.0Q QQ� $. lid TOTAL= $31.00 • .� Patty Lunsford From: Elizabeth Ribera [Elizabeth.Ribera©AlphaCommunity.com] Sent: Wednesday, November 07, 2007 11:03 AM To: Patty Lunsford Subject: request for 500-foot property owner mailing list- City of Tigard.pdf Attachments: Picture (Device Independent Bitmap).bmp; request for 500-foot property owner mailing list- City of Tigard.pdf <<request for 500-foot property owner mailing list- City of Tigard.pdf>> As discussed, I would just like one mailing list on bond paper, please and thanks! • alpha 2S102CD-03001 KAHUT JAMES J&SUSAN D 13470 SW ASH AVE 4f,,Qz TIGAR D,OR 97223 f /1�/67 02 2S102CD-03004 NICHOLS CLAY R&LESLIE K 13780 SW ASH AVE TIGARD,OR 97223 APPLICANT MATERIALS Application(s) / Project Summary Hunter's Trail 6-Lot Subdivision Pd t Applicant: Todd Pays 17278 SW Sonnet Way King City,OR 97224 [P] 503-352-9838 [F] 503-214-8500 � - -alpha Applicant's Representative: COMMUNITY DEVELOPMENT Tom McConnell 9200 SW Nimbus Avenue Beaverton,Oregon 97008 [P] 503-452-8003 [F] 503-452-8043 HUNTER'S TRAIL 6-LOT SUBDIVISION TABLE OF CONTENTS I. PROPOSAL SUMMARY 2 GENERAL INFORMATION 2 REQUEST 3 SITE DESCRIPTION 3 SURROUNDING AREA 4 II. COMPLIANCE WITH TIGARD DEVELOPMENT CODE 5 NEIGHBORHOOD MEETING 5 18.390 DECISION MAKING PROCEDURES 5 18.430 SUBDIVISIONS 5 18.510 RESIDENTIAL ZONING DISTRICTS 6 18.705 ACCESS, EGRESS AND CIRCULATION 7 18.715 DENSITY COMPUTATIONS 7 18.725 ENVIRONMENTAL PERFORMANCE STANDARDS 8 18.745 LANDSCAPING AND SCREENING 8 18.765 OFF-STREET PARKING AND LOADING REQUIRMENTS 9 R & 0 04-9: CLEAN WATER SERVICES 9 18.790 TREE REMOVAL 9 18.795 VISUAL CLEARANCE AREAS 10 18.810 STREET & UTILITY IMPROVEMENT STANDARDS 10 III. CONCLUSION 14 Hunter's Trail-Subdivision kr alpha September 2007 Page I I. PROPOSAL SUMMARY GENERAL INFORMATION Project Name: Hunter's Trail Owners: Clay and Leslie Nichols 13780 SW Ash Ave. Tigard, OR 97223 James and Susan Kahut 13740 SW Ash Ave. Tigard, OR 97223 Applicant: Pays Custom Homes 17278 SW Sonnet Way King City, OR 97224 tel: (503) 591-5078 contact: Todd Pays Representative: Alpha Community Development 9200 SW Nimbus Avenue Beaverton, OR 97008 tel: (503) 452-8003 contact: Tom McConnell Proposed Actions: 6- Lot Subdivision with private street Tax Lot ID: 2S1-2CD tax lots 3001 and 3004 Site Size: 1.72 acres Location: Located along the south side of SW Ash Avenue, east of SW 100th Avenue, and north of SW McDonald Street. The properties are addressed as 13740 and 13780 SW Ash Avenue. Zoning: R-4.5 Hunter's(rail- Subdivision £ alpha September 2007 Page 2 BACKGROUND / REQUEST The applicant is seeking approval for a 6-lot subdivision (Hunter's Trail), on the properties specifically identified as Tax Lots 03001 and 03004; Tax Map 2S1 2CD. The applicant initially submitted a request for an 8-lot subdivision with six lots taking access from a private street tract and two lots utilizing a shared access from SW Ash Avenue in the northwest corner of the project where existing access to two homes is located. However, this existing access point was deemed to be unsafe based on sight-distance requirements. Therefore, the applicant has modified the application to the six lots now proposed, which is the maximum allowed to access a private street without Planned Development approval. The subject site is approximately 1.72 acres and is currently zoned R-4.5 by the City of Tigard. R-4.5 allows for low-density residential use with a 7,500 square foot minimum lot size and maximum 30 foot building height. The proposed lots would range in area from 7,020 square feet to 16,529 square feet. The average lot size for the development is 10,417 square feet. Two existing single family homes currently occupy the site will be retained on Lots 1 and 3. The site features 69 trees greater than 6 inches DBH of varying species scattered throughout the site, with no pronounced concentrations or groves. Topographically, the site slopes generally from south to north from a high point of roughly 276 feet in the southwest portion of the site toward the low point of roughly 257 feet in the northeast corner. SITE DESCRIPTION The northerly residence on the property will be retained on Lot 1 while the southerly residence on the property will be retained on Lot 3. A north-south oriented private street tract, necessary to accommodate utilities and provide access to the six lots, is proposed to measure 10,209 square feet. Site Location The site is located south of SW Ash Avenue, immediately south of the intersection of SW Cresmer and SW Ash. The two existing homes are addressed at 13740 and 13780 SW Ash Avenue. Existing Uses There is an existing single story family detached residence on each parcel. The home on tax lot 03001 will be retained on Lot 1 of the proposed subdivision. The home on tax lot 03004 will be retained on Lot 3. Hunter's Trail-Subdivision 04.alpha September 2007 Page 3 Topography_ The site slopes downhill gradually from south to north, from a high point of roughly 276 feet in the southwest portion of the site to a low point of roughly 257 feet in the northeastern portion of the site along SW Ash Avenue. Overall, existing slopes are gradual, ranging from less than 3%to 9.2%. Vegetation The site is fairly open, featuring 69 trees greater than 6 inches DBH of varying species scattered throughout the site, with no pronounced concentrations or groves. Surrounding Land Uses The subject site and surrounding lands are zoned R-4.5. The site is immediately surrounded by single family residential uses, generally in existing subdivisions. Surrounding development appears to be developed to R-4.5 compliant standards. Transportation The site has frontage on SW Ash Avenue, which is designated a Neighborhood Route by the City of Tigard Transportation System Plan. The existing right-of-way is 50 feet in width and fully improved with paving, curb, gutter and sidewalk. The paved width of SW Ash is 34 feet. Parking is permitted on both sides of the street. Tri-Met bus routes 12, 94 and 95 currently serve Highway 99W within 1/2 mile of the site. The closest bus stop is approximately .41 of a mile from the site. SURROUNDING AREA The following tables identify land uses, utilities, and transportation facilities within the area surrounding the subject property. Table A: Surrounding Land Use Direction Comprehensive Plan Designation Zoning District Use North Low Density Residential R-4.5 Single Family East Low Density Residential R-4.5 Single Family South Low Density Residential R-4.5 Single Family West Low Density Residential R-4.5 Single Family Data source: City of Tigard Hunter's Trail- Subdivision p"alpha September 2007 Page 4 Table B: Utilities Utility I Service Provider Size Location Water City of Tigard 8" SW Ash Ave.-adjacent Sanitary Clean Water Services 8" SW Ash Ave.-adjacent Sewer Storm Clean Water Services 12" SW Ash Ave. -adjacent Drainage Data source:City of Tigard Table C: Transportation Street Existing :Planned (Classification) R/W - R/W Surface Sidewalk Bike Min. Access Spacing SW Ash Ave. 50' 54' 34' 5' N/A N/A (Neigh. Route) Data source: City of Tigard II. COMPLIANCE WITH TIGARD DEVELOPMENT CODE NEIGHBORHOOD MEETING A neighborhood meeting was held Tuesday, May 291h at 6:00 pm at Christ the King Lutheran Church. Meeting minutes and all associated documentation materials are attached. 18.390 DECISION MAKING PROCEDURES 18.390: Narrative / Quasi-Judicial Decision Making Response: The applicant is submitting a proposal in compliance with all relevant code and Comprehensive Plan requirements. Included in the application is all the information requested on the application form, along with this narrative document addressing the appropriate criteria in sufficient detail for review and action; the required fees; a list of all surrounding property owners, as well as other potentially affected parties. The Subdivision is consistent with the underlying zoning requirements and all relevant City ordinances and standards. In accordance with 18.390.040- .050, an Impact Study has been performed by Mike Van Loo, a Professional Engineer licensed by the State of Oregon. A copy of the study follows this narrative. 18.430 SUBDIVISIONS 18.430.020: General Provisions Response: Per the requirements of this section, the proposed subdivision will be processed through a two-step process: preliminary plat and final plat. This Hunter's iY:ail-Subdivision 4.4--alpha September 2007 Page 5 application package has been prepared and submitted in compliance with ORS Chapter 92. Per subsection (D) of this section, the applicant is requesting approval of the lot averaging provision. In this case, the minimum lot size allowed (7,500 sf x 0.80) would be 6,000 square feet. The average proposed lot size is 10,417 square feet, with the smallest being 7,020 square feet. There is no floodplain on the site or in the immediate vicinity. The proposed subdivision will provide adequate utilities and storm drainage facilities as shown on the utility plans and discussed in the Impact Statement. 18.430.040: Subdivision Approval Criteria: Preliminary Plat Response: The applicant is proposing to subdivide Tax Lots 03001 and 03004 into 6 residential lots and a private street tract. A proposed preliminary plat in compliance with the R-4.5 zoning district has been submitted with this application and plan set. The preliminary plat is also in conformance with other applicable ordinances as reflected by this narrative document and the preliminary plans. The Washington County Survey Department has reviewed and accepted the proposed Hunter's Trail plat name, and its approval is included in Exhibit H. This document serves as the narrative for the project and contains explanations for all proposed improvements and applicable City of Tigard standards, guidelines • and criteria. 18.510 RESIDENTIAL ZONING DISTRICTS 18.510: R-4.5 Zoning District Dimensional Standards Response: The property is currently zoned R-4.5 by the City of Tigard. The purpose of the R-4.5 Land Use designation is to accommodate detached single- family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. The proposed subdivision containing detached single- family homes is permitted by right under the provisions of the Section. Code requires that the average lot size be 7,500 square feet. The minimum lot size is 80% of Code standard or 6,000 square feet in this case. This application calls for one lot smaller than 7,500 square feet (Lot 4), but greater than 6,000 square feet. They are permitted under the lot averaging provision, which will be discussed in further detail below. 18.510.2: Development Standards in Residential Zones Response: The proposed subdivision will comply with the dimensional requirements as laid out in Table 18.510.2, specifically: Required Setbacks Other Requirements Front Yard 20 feet Lot Size: 7,500 sq. ft. minimum (average) Hunter's Trail-Subdivision j*.alpha September 2007 Page 6 Side Yard 5 feet Lot Width: 50 feet minimum Street Side 15 feet Height: 30 feet maximum Rear Yard 15 feet Coverage: N/A Garage 20 feet The proposed subdivision will comply with all of the above development standards, except that the applicant seeks the lot averaging allowance under Section 18.430.020(D) where averaging is allowed provided no lots are less than 80% of the minimum. In this case, the minimum lot size allowed (7,500 x 0.80) would be 6,000 square feet. The average proposed lot size is 10,417 square feet, with the smallest being 7,020 square feet. Additionally, Lots 4 and 5 are flag lots subject to Section 18.730 Exceptions to Development Standards, which will be addressed in further detail later in this narrative. 18.705 ACCESS, EGRESS AND CIRCULATION 18.705.030: General Provisions Response: As required under Section 18.705.030, all proposed lots have vehicular access to a public street, in this case SW Ash Avenue. The six lots will take access via the newly-created private street. All curb cuts will be in accordance with Section 18.810.030N and each lot will have a single driveway of at least 15 feet wide (min. 10' paved). The applicant proposes to create a shared driveway (with cross-access easements) to serve Lots 4 and 5. A single driveway would extend from the terminus of the hammerhead before splitting into individual driveways serving each lot (please refer to exhibit on plan set illustrating the proposed driveway). The private street tract itself shall be 22 to 25 feet in width, 20 feet of which will be paved, and meet the City of Tigard standards for private streets as discussed below. A sidewalk will be provided on one side of the private street tract in accordance with Subsection (F). There is an existing sidewalk along the site's SW Ash Avenue frontage. The site does not directly access an arterial or collector street. 18.715 DENSITY COMPUTATIONS 18.715: Residential Density Calculations Response: According to the Residential Density Calculation provisions within the code, the number of dwelling units permitted on this site can be calculated by dividing the net area by the minimum lot size, which in this case is 7,500 square feet. In this development, the net area is calculated by subtracting the private Hunter's Trail-Subdivision 4A;•alpha September 2007 Page 7 street tract from the gross acreage. The density computations for the proposed subdivision are therefore as follows: Net Area Calculation Gross square feet 74,721 square feet (1.72 acres) Minus right-of-way dedication 230 square feet (actual) Minus private street 10,209 square feet (actual) Minus flag poles (Lots 4 and 5) 1,730 square feet (actual) Minus Lot 1 and 3 area 27,836 square feet (actual) Steep Slopes / Drainageways 0 square feet Equals Net Area 34,716 square feet / 7,500 = 4.6 dwellings max. Minimum Dwelling Units Required x .80 = 3.7 dwellings min. Total Dwelling Units Proposed 6 dwellings * * 4 new dwellings permitted by the density computation plus the two existing houses on Lots 1 and 3 for a total of six dwellings 18.725 ENVIRONMENTAL PERFORMANCE STANDARDS Response: The proposed development is to be improved solely for detached single-family residences, and therefore not expected to generate significant levels of noise, emission, vibration, odor, glare or other nuisance. 18.730 EXCEPTIONS TO DEVELOPMENT STANDARDS 18.730.020.C.2: Building Heights and Flag Lots Response: The applicant proposes to build 2-story home on all lots, including Lots 4 and 5. Homes up to 2 1/2 stories or 35 feet, whichever is less is permitted if a 10- foot side yard is provided and if residential structures on abutting lots are located at least 50 feet from the nearest point of the proposed new home. The applicant will comply with the 10-foot side yard setback on Lots 4 and 5. As shown on Sheet 3-the proposed homes, assuming a minimum rear yard setback of 15 feet will easily meet the minimum 50-foot separation from existing residences on adjoining lots. 18.745 LANDSCAPING AND SCREENING 18.745.040: Street Trees Response: The proposed subdivision fronts a public street, SW Ash Avenue, for more than 100 feet as well as a private street for more than 100 feet. As such, Hunter's had-Subdivision alpha September 2007 Page 8 street trees measuring at least 2 inches in caliper will be installed in accordance with this Section along the public and private streets. The specific standards listed in Section 18.745.040C shall dictate the spacing, size and other specifications relative to planting of street trees. Vision clearance will also be preserved in determining final spacing. Final approval of species shall be subject to review by the Director in accordance with Section 18.745.0408. Upon maturation, it is recognized that the street trees shall be pruned in such a manner as to provide for 8 feet of clear space between the sidewalk and the tree canopy. 18.745.050: Buffering and Screening Response: The proposed residential subdivision abuts only similar residential uses on all sides. Therefore, no buffer of any intensity or depth is required per the terms of this Section and Table 18.745.1. 18.765 OFF-STREET PARKING AND LOADING REQUIRMENTS Response: Each lot will feature a minimum of two off-street parking spaces (including individual garage) to serve the detached single-family residential homes. This meets or exceeds the requirements set forth in the Section and Table 18.765.2. Driveways shall be constructed of concrete per City specifications. R & 0 04-9: CLEAN WATER SERVICES Response: Clean Water Services' Pre-Screening Site Assessment indicates that sensitive lands do not exist on site or within 200' of the site. This Assessment form serves as a service provider letter has been submitted as Exhibit E. 18.790 TREE REMOVAL Response: The subdivision is proposed for a site which is lightly wooded. There are 69 existing trees greater than 6 inches DBH of varying species scattered throughout the site, with no pronounced concentrations or groves. Of these 69 trees, 30 are greater than 12 inches in diameter. Plans are for removal of 18 trees that are greater than 12 inches in diameter in order to accommodate the private street tract, home sites or because they are in poor health/condition or hazardous. Five of the eighteen trees are in good health but located within the private street tract or a home site and will need to be mitigated. Being that 71% of the existing non-hazardous tree stock in excess on 12 inches will be retained, mitigation shall occur in accordance with Section 18.790.030.B.2.c where the 5 healthy trees to be removed represent 75 caliper inches to be mitigated at 50% or 37.5 caliper inches. This results in mitigation of approximately 19 trees averaging 2 caliper inches to be planted on the site. A tree mitigation plan is included in the submitted plan set. Hunter's Trail-Subdivision alpha September 2007 Page 9 18.795 VISUAL CLEARANCE AREAS Response: The proposed subdivision features an intersection of a private street and a Neighborhood Route, SW Ash Avenue, neither of which may be classified as an arterial. Clearance triangles, formed by the above rights-of-way and a straight line joining the 2 at respective points 30' from their intersection, shall be maintained without obstructions of 36" or higher as required by Section 18.795.040. Where private residential driveways provide access to a private non- arterial street, in this case the private street tract, home setback and construction shall be such as to ensure compliance with this Section as well. The applicant recognizes that any future vegetation for lot 1 shall preserve the clear vision area. 18.810 STREET& UTILITY IMPROVEMENT STANDARDS Streets Response: The proposed development will create a yet-as-unnamed private street which shall be constructed to City specifications. A 22 to 25 foot tract is proposed for the street with 20 feet of pavement. The east-west portion of the tract, in the vicinity of Lots 3- 6, will be 22 feet in width with 20 feet of paving as shown in Street Section B-B on the plans. The longer north-south segment of the street tract will be 25 feet in width with 20 feet of paving as shown in Street Section A-A on the plans. A 5 foot sidewalk is proposed for one side of the street in an easement. The southern half of SW Ash Avenue, a neighborhood route, is already fully improved with 17 feet of paving from centerline (where 16 feet is required), plus curb and a 5-foot sidewalk. The applicant will be dedicating two additional feet of right-of-way to provide a total of 27 feet from centerline. Preliminary indications are that the proposed subdivision will not create conditions sufficient to require a traffic impact analysis, as 4 new single-family homes are typically not expected to generate the required 1,000 additional vehicle trips per day to SW Ash Avenue (3,001 - 6,000 ADT) as per table 18.810.030.AC.b. The subject site presently has two single family homes. The resulting subdivision would have a total of six homes, or four new homes from the current condition. The City Engineer shall make final determinations. The new private street shall be placed within a tract and recorded as such on the final plat. Sanitary Sewer Response: Sanitary sewer service will be provided to each lot within the site by providing individual lateral connections to a new sanitary sewer running beneath the private street tract which connects with existing sanitary facilities in SW Ash Avenue at a proposed manhole directly north of the street tract. HunTer's Trail- Subdivision _ alpha September 2007 Page 10 Surface Water Run-off Response: The proposed drainage system will be collected via a piped system. Contech water quality catch basins with filter cartridges will provide treatment. The treated water will then be conveyed to an underground detention pipe within the private street tract. Stormwater will then be released at the predevelopment rate to the existing stormwater system in SW Ash Avenue. The designs will be in accordance with the standards set up by Clean Water Services and the City of Tigard. Domestic Water Response: Domestic water service will be provided to each lot within the site by providing individual lateral connections to the existing water line in SW Ash Avenue. Per the City's request, individual meters will be banked along the SW Ash Avenue frontage. 18.810.030: Streets A. Improvements. Response: 1 . The proposed development has frontage on a public street, SW Ash Avenue, and a private yet-as-unnamed street. 2. The proposed private street meets the standards of Chapter 18.810.0030. 3. SW Ash Avenue, adjacent to this development, is already fully improved with a paved surface of 34 feet (exceeding the standard by two feet), curb and sidewalk. B. Creation of rights-of-way for streets and related purposes. Response: With the approval and recording of the final plat of the Hunter's Trail Subdivision, the necessary right-of-way will be dedicated for SW Ash Avenue for a total of 27 feet from centerline. The proposal contains a private street in a tract no less than 22 feet in width. C. Creation of access easements. Response: A public access easement will be recorded over the private street tract to facilitate vehicular/bicycle and pedestrian circulation. D. Street location, width and grade. Response: The proposed street location, width and grade comply with the requirements of this section with grades to be approved by the City Engineer. Hunter's Trail-SuHdiv■sion t`,alpha September 2007 Pcge ! 1 E. Minimum rights-of-way and street widths. Response: The proposed SW Ash Avenue right-of-way is 27 feet in width from centerline. This includes the existing 17 feet of paving with curb and sidewalk. The proposed tract containing the private street is of sufficient width to accommodate improvements necessary for a street generating less than 200 ADT. This includes 20-feet of paving with curbs on both sides of its length. F. Future street plan and extension of streets. Response: At the request of the City Engineer, a future streets plan has been added to Sheet 7 illustrating how the properties south of the Hunter's Trail Site could be developed should the properties be assembled and redeveloped. The future street plan for the properties south of Hunter's Trail shows a private street tract providing access to approximately four lots. The private street tract has been centered at the approximate midpoint between SW 100th Avenue and SW O'Mara Street intersections on SW McDonald Street. At this location the private street drive would meet the 200-foot spacing requirement for collector roads. The proposed private street is not designed as a through street capable of being extended for future development to the south due to existing development on adjoining properties and the fact that it would create an unsafe offset intersection configuration in the vicinity of SW McDonald and SW O'Mara. 1. Intersection angles. Response: As shown on the plans, the proposed intersection of the private street tract and SW Ash Avenue is at or near 90 degrees, and meets the design standards of this Subsection. This private street is the only intersection proposed, and shall feature a curb-cut apron type detail where intersecting with SW Ash Avenue to clearly delineate ownership and maintenance responsibilities. J. Existing rights-of-way. Response: SW Ash Avenue is the only existing right-of-way adjacent to the project site. The current right-of-way does not meet the requirements set forth in Table 18.810.1 and the City of Tigard TSP, and therefore, this proposal will dedicate an additional two feet of right-of-way to provide a total of 27 feet from centerline to meet the standard. M. Street names. Response: Final name of the private street shall not duplicate or be easily confused with any existing street in Washington County. Final naming and numbering shall be subject to approval by the Director. Hunter's Trail-Subdivision AA'alpha September 2007 Page 12 N. Grades and curves. Response: Grades on the private street tract meet the requirements of Subsection N, with final grades subject to approval by the City Engineer. O. Curbs, curb cuts, ramps and driveway approaches. Response: Concrete curbs and driveway aprons shall be constructed for each proposed lot as specified by Subsection O. Q. Access to arterials and collectors. Response: Access to the Hunter's Trail subdivision is provided by SW Ash Avenue, which is a Neighborhood Route. No access is proposed to an existing arterial or collector roadway. T. Private Streets. Response: The yet-as-unnamed private street does not serve more than 6 dwelling units and shall meet the design standards of the City Engineer in accordance with this Subsection. Y. Street Lighting. Response: Street lighting shall be installed for auto, pedestrian and resident safety according to City of Tigard specifications. AA. Street cross-sections. Response: Cross-sections of public and private streets meet the standards set forth by this Subsection and have been included in the preliminary plans for review. AC. Traffic Study. Response: Preliminary indications are that the Hunter's Trail subdivision does not require a traffic impact analysis under this Subsection. The proposal is not located at a high collision area, and the proposed 4 additional residential lots can typically be expected to generate +/- 40 vehicle trips per day. The City Engineer shall make final determinations. 18.810.040: Blocks Response: The Hunter's Trail subdivision is located within an existing block formed by SW 100th Avenue, SW Ash Avenue, SW McDonald, SW O'Mara and SW Frewing. As measured along centerlines of the respective streets, the perimeter of this block measures approximately 4,400 feet. However, per Section 18.810.040.B, the applicant seeks an exception to the 2,000 foot perimeter standard as the location of what would be a connective north-south street is precluded by pre-existing development and would likely result in an Hunter's Trail-Subdivision ; °alpha September 2007 Page i3 unsafe intersection configuration in the vicinity of SW McDonald/SW O'Mara/SW 98th. 18.810.060: Additional Lot Requirements Response: All lot sizes, widths, shapes, and orientation are appropriate for the location and use of the development. As shown on the plans, all proposed lots meet the design requirements of this Chapter with respect to width, depth, shape and frontage. 18.810.070: Sidewalks Response: A five foot concrete sidewalk is already in place along the site's SW Ash Avenue frontage. A five foot sidewalk is likewise proposed within an easement along one side of the private street tract. 18.810.090: Sanitary Sewers Response: Sanitary sewer service will be provided to each lot within the site by providing new individual lateral connections to a new sanitary sewer running beneath the private street tract, which connects with existing sanitary facilities in SW Ash Avenue. 18.810.100: Storm Drainage Response: Detention will be required for this site based on the pre-application conference notes from the City of Tigard. The proposed drainage system will be collected via a piped system. Contech water quality catch basins with filter cartridges will provide treatment. The treated water will then be conveyed to an underground detention pipe within the private street tract. Stormwater will then be released at the predevelopment rate to the existing stormwater system in SW Ash Avenue. The designs will be in accordance with the standards set up by Clean Water Services and the City of Tigard. 18.810.120: Utilities Response: This Section requires that overhead utility lines servicing a development to be placed underground or at the election of the developer; a fee in-lieu of undergrounding can be paid at a rate determined by the City Engineer. All new utility lines will be placed underground, and those along SW Ash Avenue will be undergrounded or fee paid prior to issuance of building permits. III. CONCLUSION The proposed Hunter's Trail development complies with all applicable elements of the Comprehensive Plan and Development Code. By meeting the requirements of the R-4.5 District, the proper steps have been taken to ensure compatibility with the established neighborhood character within Tigard City Hunter's Trail-Subdivision 41 alpha September 2007 Pocre 1 4 limits. Adequate public facilities and services exist or are proposed to serve the development, and all improvements will be constructed to City and other applicable standards. Therefore, the applicant respectfully submits that the proposed subdivision be granted land use approval. Hunter's Trail-Subdivision IA"alpha September 2007 Page 15 HUNTER'S TRAIL IMPACT STATEMENT Purpose The purpose of the Impact Study is to review existing public facilities and address any proposed modifications to these that will help mitigate the proportionate project impacts that will likely occur as a result of development. All necessary facilities for serving this site are currently in place as shown on the Utility Plan and can be constructed on site. The transportation system, storm water, sanitary, water and other private utilities are all available and adequate in the immediate vicinity of the subject property. Transportation System SW Ash Avenue is classified as a Neighborhood Route in the Transportation System Plan. The City Engineer's pre-app notes ask for dedication of right-of-way to provide 27 feet from centerline and to construct a half street improvement providing 16 feet of paving, curb, 5-foot sidewalk and 5-foot planter strip. The applicant will dedicate 2 additional feet of right-of-way to provide a total of 27 feet from centerline. SW Ash Avenue is already fully improved with 17 feet of paving (from centerline), curb and 5-foot sidewalk. Tri-Met bus routes 12, 94 and 95 currently serve Highway 99W within 1/2 mile of the site. The closest bus stop is approximately .41 of a mile from the site. The applicant expects no significant impacts to the current capacity of SW Ash Avenue. The proposed subdivision will be adding 4 new homes (two of the lots have existing residences), resulting in approximately 40 new average daily trips to the transportation system. The City has not requested any additional improvements beyond the dedication and half-street improvement along the site's SW Ash Avenue frontage. All six lots will take their access from a new private street constructed along the site's eastern border. The private street has been positioned to best align with SW Cresmer Drive and its intersection with SW Ash Avenue. Drainage Systems Detention will be required for this site based on the pre-application conference notes from the City of Tigard. The proposed drainage system will be collected via a piped system. Contech water quality catch basins with filter cartridges will provide treatment. The treated water will then be conveyed to an underground detention pipe within the private street tract. Storm water will then be released N:\prof\787-009\Planning\Agency Review\Hunter's Trail Impact Statement doc at the predevelopment rate to the existing storm water system in SW Ash Avenue. The designs will be in accordance with the standards set up by Clean Water Services and the City of Tigard. Water Systems There is an existing 8-inch water line in SW Ash Avenue. The City Engineer has requested that all meters be set along the SW Ash Avenue frontage. Individual service lines will extend from the meters to serve each of the houses. The water line in SW Ash Avenue will supply more than adequate flow and pressure for the proposed domestic and fire flows to the housing units. Sanitary Sewer System Sanitary sewer service is available via an 8-inch line located within SW Ash Avenue. We are proposing to use this line to serve this site. An 8-inch line will be extended into the site to serve the new homes. • Noise Impacts No negative noise impacts will result from this project. Noise generated would be typical of a single family residential neighborhood. Parks System With an average lot size of 10,417 square feet, each lot will have private yard space for passive recreational opportunities. Fanno Creek Park is a public park just over a '/2 mile from the project site. N:\prof\787-009\Planning\Agency Review\Hunter's Trail Impact Statement.doc Exhibit A - Land Use Permit Application PRE-APP.HELD BY: CITY OF TIGARD PLANNING DIVISION LAND USE PERMIT APPLICATION City({Tigard Pemit Center 13125 SW Hall Blul, Tigard OR 97223 Phone. 503.639.4171 Fax:503.598.1960 File#/W= TIMW/4 �J Other Case# Date By Receipt# �64 7a-j.57` I Feeil, Date Complete FRI TYPE OF PERMIT YOU ARE APPLYING FOR ❑Adjustment/Variance(I or II) ❑Minor Land Partition(II) ❑Zone Change(III) ❑ Comprehensive Plan Amendment(IV) ❑Planned Development(III) ❑Zone Change Annexation(IV) ❑Conditional Use(III) ❑Sensitive Lands Review(I,II or III) ❑Zone Ordinance Amendment(IV) ❑ Historic Overlay(II or III) ❑Site Development Review(II) ❑Home Occupation(II) .Subdivision(II or III) LOCATION WHERE PROPOSED ACTIVITY WILL OCCUR(Address if available) 13740 +- 13-780 sw A<vEN uE TAX MAPS&TAX LOT NOS. 2 S 2-GD 40-Nc (o4-5 3001 aK ,( 3009 TOTAL SITE SIZE /� ZONING CLASSIFICATION f ' 12- frtilv5 l- `1 oDS P (s Ay3 C-Lcrat.1 &ME5 MAILING ADDRESS/QTY/STATE/ZIP (-12-7 sw �o �r Wi' Vo-IctCAS Oe. Q712-4 PHONE NO. - FAX NO. 5�3 56k( - 50-7$ 503 . 2(4 . 8500 PRIMARY CONTACT"PERSON PHONE NO. PROPERTY OWNER/DEED HOLDER(Attach list if more than one) -E. hrt-AZIWO MAILING ADDRESS/CITY/STATE/ZIP PHONE NO. FAX NO. *When the owner and the applicant are different people,the applicant must be the purchaser of record or a lessee in possession with written authorization from the owner or an agent of the owner. The owners must sign this application in the space provided on the back of this form or submit a written authorization with this application. PROPOSAL SUMMARY Pease be specific) k tCA r ' ' 2EreLSriuG, A.pciWVAL OF A.4-1 -Lor to-viaz Fi4McLy VEStDE -,1AL D 1\1(9%o D TetE �P-EMovA L. APPLICATIONS WILL NOT BE ACCEPTED WITHOUT ALL OF THE REQUIRED SUBMITTAL ELEMENTS AS DESCRIBED IN THE "BASIC SUBMITTAL REQUIREMENTS" INFORMATION SHEET. is\curpin\masters\land use applications\land use permit app.doc THE APPLICANT SHALL CERTIFY THAT: ♦ If the application is granted,the applicant shall exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. ♦ All the above statements and the statements in the plot plan,attachments,and exhibits transmitted herewith,are true;and the applicants so acknowledge that any permit issued,based on this application,map be revoked if it is found that any such statements are false. • The applicant has read the entire contents of the application,including the policies and criteria,and understands the requirements for approving or denying the application(s). SIGNATURES OF EACH OWNER OF THE SUBJECT PROPERTY ARE REQUIRED. 5/3 o A7 •ire s Sig ture Date \I■3-1 • ner's Signature Date • < 4- 30D er's Signatu Date Vq6--7 Owner's Signature Date Owner's Signature Date Applicant/Agent/Representative's Signature Date Applicant/Agent/Representative's Signature Date ill CITY OF TIGARD 6/7/2007 • . 13125 SW Hall Blvd. 2:59:31 PM Tigard,OR 97223 503.639.4171 TIGARD Receipt #: 27200700000000002541 Date: 06/07/2007 Line Items: Case No Tran Code Description Revenue Account No \mount Paid SUB2007-00009 [LANDUS] Prelim Plat w/o PD 100-0000-438000 5,070.00 SUB2007-00009 [LRPF]LR Planning Surcharge 100-0000-438050 624.00 Line Item Total: $5,694.00 Payments: Method Payer User ID Acct./Check No. Approval No. How Received Amount Paid Check PAYS CUSTOM HOMES INC ST 3554 In Person 5,694.00 Payment Total: $5,694.00 cReceipt.rpt Page 1 of 1 Hunter's Trail Ownership Tax Lot 03001 James and Susan Kahut 13740 SW Ash Avenue Tigard Oregon 97223 Tax Lot 03004 Clay and Leslie Nichols 13780 SW Ash Ave. Tigard, OR 97223 Exhibit B - Pre-Application Conference Summary CITY OF TIGARD PRE-APPLICATION CONFERENCE NOTES (Pre-Application Meeting Notes are Valid for Six (6) Months) CIGAR ,? PRE-APP.MTG.DATE: l" Vol V 1'40 STAFF AT PRE-APP.: , �/ - k'] RESIDENTIAL APPLICANT: A-f Ph 0_ "Dco<-I op•n c.i}" AGENT: Phone: (q. -5) 454— Boo3 -- _ Phone: ( ) PROPERTY LOCATION: ADDRESS/GENERAL LOCATION: I314fo/ 137 eD Pr s k fort. TAX MAP(S)/LOT #(S): ?S I o .C-D - O3o0 I /3ot 4- NECESSARY APPLICATIONS: (Sue) v;sto-, PROPOSAL DESCRIPTION: 8 I0+ v,k9( n . plannuL tie L p M e-ed- COMPREHENSIVE PLAN MAP DESIGNATION: Den s'.h es;ckji c.. ZONING MAP DESIGNATION: R -4 •5 ZONING DISTRICT DIMENSIONAL REQUIREMENTS [Refer to Code Section 18. 51° l MINIMUM LOT SIZE:'7,500 sq. ft. Average Min. lot width: 50 ft. Max. building height: 30 ft. Setbacks: Front aO ft. Side 5 ft. Rear /5 ft. Corner /5 ft. from street. MAXIMUM SITE COVERAGE: — % Minimum landscaped or natural vegetation area: -- %. GARAGES: _?0 ft. [ NEIGHBORHOOD MEETING (Refer to the Neighborhood Meeting Handout) THE APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 500 FEET, INTERESTED PARTIES, AND THE CITY OF TIGARD PLANNING DIVISION of their proposal. A minimum of two (2) weeks between the mailing date and the meeting date is required. Please review the Land Use Notification handout concerning site posting and the meeting notice. Meeting is to be held prior to submitting your application or the application will not be accepted. * NOTE: In order to also preliminarily address building code standards, a meeting with a Plans Examiner is encouraged prior to submittal of a land use application. CITY OF TIGARD Pre-Application Conference Notes Page 1 of 9 Residential Application/Planning Division Section N. NARRATIVE (Refer to Code Chapter 18.390) The APPLICANT SHALL SUBMIT A NARRATIVE which provides findings based on the applicable approval standards. Failure to provide a narrative or adequately address criteria would be reason to consider an application incomplete and delay review of the proposal. The applicant should review the code for applicable criteria. E' IMPACT STUDY (Refer to Code Sections 18.390.040 and 18.390.050) As a part of the APPLICATION SUBMITTAL REQUIREMENTS, applicants are required to INCLUDE 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')qRefer to Chapters 18.705 and 18.1651 Minimum number of accesses: I Minimum access width: I S 1 Minimum pavement width: 1() (sec . LJ WALKWAY REQUIREMENTS (Refer to Code Chapter 18.705) Within all ATTACHED HOUSING (except two-family dwellings) and multi-family developments, each residential dwelling SHALL BE CONNECTED BY WALKWAY TO THE VEHICULAR PARKING AREA, COMMON OPEN SPACE AND RECREATION FACILITIES. f 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: Cs h,Y,„-k a fi,.,s, s k. .44'• 75 All sensitive lands areas including: 'moo'-J"(a0 V I s oats Land within the 100-year floodplain; Slopes exceeding 25%; 64;n. 60' (�� P 9 t_�}- S. z e Drainageways; and — 75oo Wetlands for the R-1, R-2, R-3.5, R-4.5 and R-7 zoning districts. ry,wc 8. 0 / c - 8 u.1, Public right-of-way dedication: (v-Ctin ➢ Single-family allocate 20% of gross acres for public facilities; or ➢ Multi-family allocate 15% of gross acres for public facilities; or ➢ If available, the actual public facility square footage can be used for deduction. i5 ea.lckAlati0-1 S an es-k -I-C ontLj . Lot site �r tt�is�.t� h�rneS rn,.c.s+ 17C. swb�rac�le� EXAMPLE OF RESIDENTIAL DENSITY CALCULATIONS: ',,� I l�S r �lP GIC�G-� I0T Si 2e . EXAMPLE: USING A ONE ACRE SITE IN THE R-12 ZONE(3,050 MINIMUM LOT SIZE)WITH NO DEDUCTION FOR SENSITIVE LANDS Single-Family Multi-Family 43,560 sq. ft. of gross site area 43,560 sq. ft. of gross site area 8,712 sq. ft. (20%)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) = 11A Units Per Acre = 12.1 Units Per Acre -A'The Development Code requires that the net site area exist for the next whole dwelling unit. NO ROUNDING UP IS PERMITTED. Minimum Project Density is 80%01 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 I J SPECIAL SETBACKS [Refer to L .;Section 18.730) 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.] [ l 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.C.2 are satisfied. I BUFFERING AND SCREENING (Refer to Code Chapter 18.145) In order TO INCREASE PRIVACY AND TO EITHER REDUCE OR ELIMINATE ADVERSE NOISE OR VISUAL IMPACTS between adjacent developments, especially between different land uses, the CITY REQUIRES LANDSCAPED BUFFER AREAS along certain site perimeters. Required buffer areas are described by the Code in terms of width. Buffer areas must be occupied by a mixture of deciduous and evergreen trees and shrubs and must also achieve a balance between vertical and horizontal plantings. Site obscuring screens or fences may also be required; these are often advisable even if not required by the Code. The required buffer areas may only be occupied by vegetation, fences, utilities, and walkways. Additional information on required buffer area materials and sizes may be found in the Development Code. The ESTIMATED REQUIRED BUFFERS applicable to your proposal area is: Buffer Level along north boundary. Buffer Level along east boundary. Buffer Level along north boundary. Buffer Level along east boundary. IN ADDITION, SIGHT OBSCURING SCREENING IS REQUIRED ALONG: X LANDSCAPING (Refer to Code Chapters 18.745,18.765 and 18.705) STREET TREES ARE REQUIRED FOR ALL DEVELOPMENTS FRONTING ON A PUBLIC OR PRIVATE STREET as well as driveways which are more than 100 feet in length. Street trees must be placed either within the public right-of-way or on private property within six (6) feet of the right-of- way boundary. Street trees must have a minimum caliper of at least two (2) inches when measured four (4) feet above grade. Street trees should be spaced 20 to 40 feet apart depending on the branching width of the proposed tree species at maturity. Further information on regulations affecting street trees may be obtained from the Planning Division. A MINIMUM OF ONE (1) TREE FOR EVERY SEVEN (7) PARKING SPACES MUST BE PLANTED in and around all parking areas in order to provide a vegetative canopy effect. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. RECYCLING [Refer to Code Chapter 18.155) 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. Pride Disposal can be reached at (503) 625-6177. CITY OF TIGARD Pre-Application Conference Notes Page 3 of 9 Residential Application/Planning Division Section • © PARKING (Refer to Code Chap■ 18.165 8 18.705) 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. BICYCLE RACKS [Refer to Code Section 18.165] 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. 1 1 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. I 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. I CLEANWATER SERVICES(CWS) 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 a ORDER 96-44 SENSITIVE AREA DEFINITION SLOPE ADJACENT WIDTH OF VEGETATED TO SENSITIVE AREA 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. E. SIGNS [Refer to Code Chapter 18.1801 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. IX I TREE REMOVAL PLAN REQUIREMENTS [Refer to Code Section 18.790.030.C.) A TREE PLAN FOR THE PLANTING, REMOVAL AND PROTECTION OF TREES prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, partition, site development review, planned development, or conditional use is filed. Protection is preferred over removal where possible. CITY OF TIGARD Pre-Application Conference Notes Page 5 of 9 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. X MITIGATION (Refer to Code Section 18.790.060.1) 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 • IXI FUTURE STREET PLAN AND EXTE►. OF STREETS [Refer to Code Section•i..d10.030.FJ A FUTURE STREET PLAN shall: Be filed by the applicant in conjunction with an application for a subdivision or partition. The plan shall show the pattern of existing and proposed future streets from the boundaries of the proposed land division and shall include boundaries of the proposed land division and shall include other parcels within 200 feet surrounding and adjacent to the proposed land division. 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. X ADDITIONAL LOT DIMENSIONAL REQUIREMENTS [Refer to Code Section 18.810.0601 MINIMUM LOT FRONTAGE: 25 feet unless lot is created through the minor land partition process. Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum 15-foot wide access easement. The DEPTH OF ALL LOTS SHALL NOT EXCEED 2% TIMES THE AVERAGE WIDTH, unless the parcel is less than 11/2 times the minimum lot size of the applicable zoning district. )c BLOCKS [Refer to Code Section 18.810.0901 The perimeter of BLOCKS FORMED BY STREETS SHALL NOT EXCEED 1,800 FEET measured along the right-of-way center line except where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development. When block lengths greater than 330 feet are permitted, pedestrian/bikeways shall be provided through the block. CODE CHAPTERS 18.330(Conditional Use) 18.620(Tigard Triangle Design Standards) 18.760(Nonconforming Situations) - 18.340(Director's Interpretation) 18.630(Washington Square Regional Center) _ 18.765(Off-Street Parking/Loading Requirements) 18.350(Planned Development) 18.640(Durham Quarry Design Standards) - 18.775(Sensitive Lands Review) 18.360(Site Development Review) X 18.705(Access/Egress/Circulation) -6- 18.780(signs) 18.370(Vanances/Adjustments) 18.710(Accessory Residential Units) _ 18.785(Temporary Use Permits) - 18.380(Zoning Map/Text Amendments) h 18.715(Density Computations) 18.790(Tree Removal) 18.385(Miscellaneous Permits) 18.720(Design Compatibility Standards) 18.795(Visual Clearance Areas) / 18.390(Decision Making Procedures/Impact Study) X 18.725(Environmental Performance Standards) _ 18.798(Wireless Communication Facilities) 18.410(Lot Line Adjustments) 18.730(Exceptions To Development Standards) X 18.810(Street&Utility Improvement Standards) - 18.420(Land Partitions) 18.740(Historic Overlay) X 18.430(Subdivisions) 18.742(Home Occupation Permits) /. 18.510(Residential Zoning Districts) X 18.745(Landscaping&Screening Standards) _ 18.520(Commercial Zoning Districts) 18.750(Manufactured/Mobil Home Regulations) - 18.530(Industrial Zoning Districts) 18.755(Mixed Solid Waste/Recycling Storage) CITY OF TIGARD Pre-Application Conference Notes Page 7 of 9 Residential Application/Planning Division Section ADDITIONAL CONCERNS OR COMMENT_ n Y. ed b c Le.Lo y-cc�u;rt, e,� space- — _S �e -�-� c affac{�e d re vi S e d_ PD ccx�e., t� p ov;cie ct. Cof-Icc� 414.01 c -• d d4-of Icci Plan PROCEDURE Administrative Staff Review. Public hearing before the Land Use Hearings Officer. ,l 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, public hearing will typically occur at.., iximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public hearing. A 10-day public appeal period follows all land use decisions. An appeal on this matter would be heard by the Tigard C. Cu- c:) . A basic flow chart which illustrates the review process is available from the Planning Division upon request. Land use applications requiring a public hearing must have notice posted on-site by the applicant no less than 10 days prior to the public hearing. This PRE-APPLICATION CONFERENCE AND THE NOTES OF THE CONFERENCE ARE INTENDED TO INFORM the prospective applicant of the primary Community Development Code requirements applicable to the potential development of a particular site and to allow the City staff and prospective applicant to discuss the opportunities and constraints affecting development of the site. SUBDIVISION PLAT NAME RESERVATION [County Surveyors Office: 503-648-88841 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: C1- rt( ) Cat .1 t-s CITY OF TIGARD PLANNING DIVISION - STAFF PERSON HOLDING PRE-APP. MEETING PHONE: 503-639-4171 FAX: 503-684-7297 DIRECT: 503-718-14+37 EMAIL: Cheri I c.. @tigard-or.gov TITLE 18(CITY OF TIGARD'S COMMUNITY DEVELOPMENT CODE)INTERNET ADDRESS: www.tigard-or.gov H:\patty\masters\Pre-App Notes Residential.doc Updated: 12-Feb-07 (Engineering section:preapp.eng) CITY OF TIGARD Pre-Application Conference Notes Page 9 of 9 Residential Application/Planning Division Section PRE-APPLICATION CONFERENCE NOTES TIGARD ➢ ENGINEERING SECTION \ CIO of Tigard,Oregon Community(Development SliapingA Better Community PUBLIC FACILITIES Tax Maoist 2S102CD Tax Latish 3001a 3004 Use Type: SUB PD The extent of necessary public improvements and dedications which shall be required of the applicant will be recommended by City staff and subject to approval by the appropriate authority. There will be no final recommendation to the decision making authority on behalf of the City staff until all concerned commenting agencies, City staff and the public have had an opportunity to review and comment on the application. The following comments are a projection of public improvement related requirements that may be required as a condition of development approval for your proposed project. Right-of-way dedication: The City of Tigard requires that land area be dedicated to the public: (1.) To increase abutting public rights-of-way to the ultimate functional street classification right-of-way width as specified by the Community Development Code; or (2.) For the creation of new streets. Approval of a development application for this site will require right-of-way dedication for: ® SW Ash Avenue to 27 feet from centerline (Neighborhood Route - no bike lanes) SW to feet [ I SW to feet SW to feet Street improvements: >1 Half street improvements will be necessary along SW Ash Avenue, to include: ® 16 feet of pavement from centerline ® 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: May be required to fill sidewalk gaps CITY OF TIGARD Pre-Application Conference Notes Page 1 of 6 Engineering Department Section , f Full street improvements will be necessary along SW Private Street, to include: ® 20 feet of pavement minimum in a Private Tract ® concrete curb ® storm sewers and other underground utilities ® 5-foot concrete sidewalk on at least one side in an easement ® street trees sized and spaced per TDC ® street signs, traffic control devices, streetlights and a two-year streetlight fee. ® Other: Turnaround must be provided for service vehicles even if TVFR does not require I I street improvements will be necessary along SW , to include: 1 1 feet of pavement concrete curb I storm sewers and other underground utilities -foot concrete sidewalk I I street trees I I street signs, traffic control devices, streetlights and a two-year streetlight fee. Other: street improvements will be necessary along SW , to include: I I feet of pavement I I concrete curb storm sewers and other underground utilities ® -foot concrete sidewalk street trees street signs, traffic control devices, streetlights and a two-year streetlight fee. Other: n 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. CITY OF TIGARD Pre-Application Conference Notes Page 2 of 6 Engineering Department Section Other: Agreement for Future Street Improvements: In some cases, where street improvements or other necessary public improvements are not currently practical, the improvements may be deferred. In such cases, a condition of development approval may be specified which requires the property owner(s) to provide a future improvement guarantee. The City Engineer will determine the form of this guarantee. The following street improvements may be eligible for such a future improvement guarantee: (1.) (2.) Overhead Utility Lines: X 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 Ash Avenue (opposite side). Prior to final plat approval, 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 Ash Avenue. The proposed development must be connected to a public sanitary sewer. It is the developer's responsibility to extend the public sewer to serve the development. Each parcel must have a separate lateral connecting to the public sewer. 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: John Dalby, (503) 356-4723] 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 TIGARD Pre-Application Conference Notes Page 3 of 6 Engineering Department Section • drainage plan for the site, ar nay be required to prepare a sub 'in drainage analysis to ensure that the proposed system will ,ommodate runoff from upstream F, ,erties when fully developed. On-site detention is required. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) (Resolution and Order No. 00-7) which requires the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from impervious surfaces. The resolution contains a provision that would allow an applicant to pay a fee in-lieu of constructing an on- site facility provided specific criteria are met. The City will use discretion in determining whether or not the fee in-lieu will be offered. If the fee is allowed, it will be based upon the amount of impervious surfaces created; for every 2,640 square feet, or portion thereof, the fee shall be $210. Preliminary sizing calculations for any proposed water quality facility shall be submitted with the development application. It is anticipated that this project will require: ® Construction of an on-site water quality facility. Payment of the fee in-lieu. Other Comments: All proposed sanitary sewer and storm drainage systems shall be designed such that City maintenance vehicles will have unobstructed access to critical manholes in the systems. Maintenance access roadways may be required if existing or proposed facilities are not otherwise readily accessible. 1) 18.705.030.H.1 Provide preliminary sight distance certification with application for completeness. 2) Water meters to be banked at Ash Avenue or work with Tigard Water Department to determine alternatives. 3) Provide letter from TVFR regarding access and hydrant spacing with application. 4) Provide profile of Ash Avenue, 300 feet beyond frontage in each direction, with application for completeness. 5) Provide water quality and detention calculations with application for completeness. 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 CITY OF TIGARO Pre-Application Conference Notes Page 4 of 6 Engineering Department Section permit. Deferral of the payr it until occupancy is permissible ' when the TIF is greater than $5,000.00. Pay the TIF PERMITS Public Facility Improvement (PFI) Permit: Any work within a public right-of-way in the City of Tigard requires a PFI permit from the Engineering Department. A PFI permit application is available at the Planning/Engineering counter in City Hall. For more extensive work such as street widening improvements, main utility line extensions or subdivision infrastructure, plans prepared by a registered professional engineer must be submitted for review and approval. The Engineering Department fee structure for this permit is considered a cost recovery system. A deposit is collected with the application, and the City will track its costs throughout the life of the permit, and will either refund any remaining portion of the deposit, or invoice the Permittee in cases where City costs exceeds the deposit amount. NOTE: Engineering Staff time will also be tracked for any final design-related assistance provided to a Permittee or their engineer prior to submittal of a PFI permit application. This time will be considered part of the administration of the eventual PFI permit. The Permittee will also be required to post a performance bond, or other such suitable security. Where professional engineered plans are required, the Permittee must execute a Developer/Engineer Agreement, which will obligate the design engineer to perform the primary inspection of the public improvement construction work. The PFI permit fee structure is as follows: NOTE: If an PFI Permit is required,the applicant must obtain that permit prior to release of any permits from the 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 CITY OF TIGARO Pre-Application Conference Notes Page 5 of 6 Engineering Oepartmenl Section permit can not be isvid in a subdivision until the publ mprovements are substantially complete and a mylary of the recorded plat has been reened by the applicant to the City. For a land partition, the applicant must obtain an Engineering Permit, if required, and return a mylar copy of the recorded plat to the City prior to issuance of this permit. Other Permits. There are other special permits, such as mechanical, electrical and plumbing that may also be required. Contact the Development Services Counter for more information. GRADING PLAN REQUIREMENTS FOR SUBDIVISIONS All subdivision projects shall require a proposed grading plan prepared by the design engineer. The engineer will also be required to indicate which lots have natural slopes between 10% and 20%, as well as lots that have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections will be required when the lots develop. The design engineer will also be required to shade all structural fill areas on the construction plans. In addition, each homebuilder will be required to submit a specific site and floor plan for each lot. The site plan shall include topographical contours and indicate the elevations of the corners of the lot. The builder shall also indicate the proposed elevations at the four corners of the building. PREPARED BY: 4- 'Z'f • 0 7 ENGINEERING EP RTMENT STAFF DATE Phone: [5031639-41h Fax: [503)624-0152 document2 Revised. September 2, 2003 CITY OF TIGARD Pre-Application Conference Notes Page 6 of 6 Engineering Department Section 13740/13780 SW Ash Avenue Pre-Application Site Map fro, 26�Y •n V r --- ` �- _ DTI " x. . y ' ' r•_.„,,.. _ -. 1 .40)..,.. _, likr".- • y . . ., ___711. 07:°- .0P. ■ 111M1\1110111111.-1: -1110111.1111111111 ), —414 bi nmiiiireA9*-----)0■ . , ... r Ns._ . ,- Nil t .Zoning. R-4.5 w ,imi. • . , ., . 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Phone: TIME OF PRE-APP.: /J: 43 - Gty. TjEA■WtD!, Zip: ei'2 007 PRE-APP.HELD WITH A_ Rev.7/5/06 Property Address/Location(s): 137�{o/l3?$O SW /'[7 c\curpin\muucsland use applications\Pre-App Request App.doc AsE.1 su E REQUIRED SUBMITTAL ELEMENTS Tax Map&Tax Lot#(s): a S(-(CiD B ( t N5014 (Note: applications will not be accepted without the required submittal elements) Zoning: 14•5 ® Pre-Application Conf.Request Form Site Size: l- 7 2 Ac¢eS 5 COPIES EACH OF THE FOLLOWING: 54 Brief Description of the Proposal and any PRE-APPLICATION CONFERENCE INFORMATION site specific questions/issues that you would like to have staff research prior to the All of the information identified on this form are required to be submitted by meeting. the applicant and received by the Planning Division a minimum of one (1) g Site Plan. The site plan must show the week prior to officially scheduling a pre-application conference date/time to proposed lots and/or building layouts drawn allow staff ample time to prepare for the meeting. to scale. Also, show the location of the subject property in relation to the nearest A pre-application conference can usually be scheduled within 1-2 weeks of the streets; and the locations of driveways on the Planning Division's receipt of the request for either Tuesday or Thursday subject property and across the street. mornings. Pre-application conferences are one (1) hour long and are typically Vicinity Map. held between the hours of 9:00-11:00 AM. The Proposed Uses. PRE-APPLICATION CONFERENCES MUST BE SCHEDULED IN ® Topographic Information. Include Contour PERSON AT THE COMMUNITY DEVELOPMENT COUNTER Lines if Possible. FROM 8:00-4:00/MONDAY-FRIDAY. ❑ If the Pre-Application Conference is for a IF MORE THAN 4 PEOPLE ARE EXPECTED TO ATTEND THE MONOPOLE project, the applicant must PRE-APPLICATION CONFERENCE IN YOUR GROUP, PLEASE attach a copy of the letter and proof in the INFORM THE CITY IN ADVANCE SO THAT ALTERNATE ROOM form of an affidavit of mailing, that the ARRANGEMENTS CAN BE MADE TO ACCOMMODATE THE collocation protocol was completed (see GROUP. Section 18.798.080 of the Tigard Community Development Code). IR Filing Fee$362.00 Cheryl Gaines-Ash Street SUB Page 1 From: Cheryl Caines To: tom.mcconnell @alphacommunity.com Date: 4/24/2007 3:50:01 PM Subject: Ash Street SUB Tom, After speaking with Dick, I wanted to clarify a few things from our meeting this morning. A lot within a subdivision cannot meet the frontage requirement through a flagpole. We would allow the flag to lot 2 because the access already exists. It can be a 15 foot flag for minimum access requirements, and we would consider the frontage along the private street as the front lot line. If you have any questions, please let me know. Cheryl Caines Assistant Planner City of Tigard (503) 718-2437 2S 1 02CD 2S 1 02CD ' S> a 7�.o• aye . y ; :Ir. ., ; ^ V � �+, i� ? e *�� sa � 4' YS , ` `L -- ia*(�, ,I� a y . .�'p'. � ,, `� * g e " , ; , :, -- / ' (, . , K hT s , J ri 27. . . ,• .,� % mn,cd. \tip\• "'' .. .7_\yer, ,';w' :"':;.,..--1.-`-o,t. ..-+ a C I,, `'\ :',01.0,''''''...::.,''""' 1 . ■.rY ,, tiY. \ •,7 �5V V y, •�� t7 �� Y 3 \; // �-=7f' �W Y .. ,, ��O -' VG,�' \_-''�'S,°'rYy� � ,�a� 'e r;j ., ..,?w*� ';;IMO :M�w- �y:- Pa 'e 7f."°' \ to *J�i'°` g� . °s• ; a,\ ,y:3s= .V °!k Mnt !alai ,. .4..-'' 37,. �7t 8 ;)sli* t/: 9 .,Ex y ]7 r \ :4.., \, „i. ' n - '• S tbm / /�I q9:� '� n r =.ti y.,�g�. 1 -T.• a....' .- rte .. „ J''\ 1a , r,ree � ; t600 / \, uK \ Le r 't ,:' �. C� �:."°. 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The site is zoned R-4.5 and there are two existing homes on the parcels, both will be retained. The subdivision of this property will warrant the creation of a private street tract along the eastern portion of the existing parcels to provide public street access to the proposed lots. The private street will line up with SW Cresmer Drive. The existing trees and vegetation on the site will be retained to the greatest extent possible. 1. As shown on the preliminary site plan, can Lot 1 take access from SW Ash Avenue? Sincerely, ALPHA COMMUNITY DEVELOPMENT Sine Adams Staff I Planner 9200 SW Nimbus Avenue,Beaverton,Oregon 97008 I K+IGr>rcas (T] 503-452-8003 (F] 503-452-8043 Beaverton I Gresham s a , m ! r: • 1 t l C)PT101■\ C AO -1,c: . . \ b . 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" CITY OF TIGARD 3/28/2007 el 13125 SW Hall Blvd. 2:22:48PM Tigard,OR 97223 503.639.4171 TIGARD Receipt #: 27200700000000001344 Date: 03/28/2007 Line Items: Case No Tran Code Description Revenue Account No Amount Paid PRE2007-00031 [LANDUS]PreApp Conf 100-0000-438000 316.00 PRE2007-00031 [LRPF] LR Planning Surcharge 100-0000-438050 46.00 Line Item Total: $362.00 Payments: Method Payer User ID Acct./Check No. Approval No. How Received Amount Paid Check PAYS CUSTOM HOMES INC KJP 3375 In Person 362.00 Payment Total: $362.00 cReceipt.rpt Page 1 of 1 Exhibit C - Reduced Plan Set HuNTER . s TRAIL 6LOTSUBDIVISION alpha COMMUNITY DEVELOPMENT TOWNSHIP 2 SOUTH, RANGE 1 WEST, PORTIONS OF SECTION 02 CD, W.M. TAX LOT 3001, 3004 9200 SW Nimbus Ave. CITY OF TIGARD, OREGON Beaverton,Or 97008 M 503.452.8003 IFl 503-452-8043 1 www-alphacommunity.com 11 \, / / \\ DATE: 10-7-07 1 1 A / � * ' fi REVISIONS a \ GI 2S102C004300 �c ��j J \ 25102C002805 ' F NO. DATE DESCRIPTION _w1 0 / \ 404 V--C' / \ \ 25102CD03002 I v�.-. ,7 '•'p-, S. \ /} 1 \ Sytpark St 1 � --- — 2S102CC07500 \ 2S102CD04400 I 1 25102CD04500 11 (\' , I r 1 to . 1 I 2S1020003oo0 � o 1 � � ' \� 5 6 I I q'40, s s `,.." : 604`co 2x1020007400 • i -- i I ` — — — — Q ¢ � } : R ,.- "" I I I o r 0 kfrit- CREsMER OZ. w 1 " 1 2 3 I 4 1 5 2S102CD03005 I 5HP9°p,4 s•w wt I I I I 3 -r - - n I SITE a;.tlulvwsl L ` 'g' SrhlllnewQ 2s102cc04000 - - - I- - - - - $ off, 11 I ,sti.. '�._ x __ HUNTER'S .s > - - � I f: TRAIL 25102CD03200 I I I I I I I 2S102CE/03900 I j_ _____ _ __ __,1 1 2S102CD0330012S102CD034001 25102CD035001 2S102C003600 1 2S102CD037001 102CD03:001 VICINITY MAP 2S102CC04400 1 \ i i 1 I i I J SHEET INDEX 1 1. TITLE SHEET 1 S.W. 100TH AVE. 3. PRELIMINARY PLAT SI E PLAN PLAN 4. PRELIMINARY UTILITY PLAN TITLE - - - - - - - - - - - - - - - - 5. PRELIMINARY GRADING PAN 6. PRELIMINARY STREET PROFILES SHEET PROJECT TEAM: 7. AERIAL PHOTO& FUTURE STREET PLAN 8. TREE REMOVAL&MITIGATION PLAN APPLICANT'S REPRESENTATIVE NOTES: UTILITIES & SERVICES ALPHA COMMUNITY DEVELOPMENT SITE AREA: 1.72 ACRES WATER: TIGARD WATER 9200 SW NIMBUS AVENUE ZONING: R-4.5 STORM: CLEAN WATER SERVICES BEAVERTON, OR 97008 TAX MAP: 2S1W02CD SEWER: CLEAN WATER SERVICES PH: (503)452-8003 TAX LOT: 03004, 03001 POWER: PORTLAND GENERAL ELECTRIC FAX: (503)452-8043 NUMBER OF LOTS: 6 GAS: NORTHWEST NATURAL GAS CONTACT: MIKE VAN LOO AVERAGE LOT SIZE: 10,417 SF FIRE: TUALATIN VALLEY FIRE AND RESCUE CONTACT: TOM McCONNELL SCHOOL: CITY TIGARD TIGARD SCHOOL DISTRICT a,I p h a APPLICANT OWNERS COMMUNITY DEVELOPMENT PAYS CUSTOM HOMES, INC TAX LOT 03001 17278 SW SONNET WAY JAMES AND SUSAN KAHUT KING CITY, OR 97224 13740 SW ASH AVENUE SCALE PROJECT NO.: 787-009 50 0 25 50 100 TYPE PLANNING PH: (503)352-9838 TIGARD, OR 97223 CONTACT: TODD PAYS � —� REVIEWED BY TAX LOT 03004 1 IN= 50 FT CLAY AND LESLIE NICHOLS 13780 SW ASH AVENUE TIGARD, OR 97223 N:\pot\787-009\Uwg\PIonnin9\Sheers\78700941TLE.tlw9-SHEET:TITLE NOV 07.2007-2:J3prn rnvi ` \ \ \ I ■ 1 I \ \�� - - \\ \ I '\ 1 }I\ \} LEGEND 41‘44 \ \ \ { I 1 \ \ \\ \ \ --ze.---- EX 2-FT CONTOUR \ / \\ / 1 1 { \\ \ 1 \\ -260-- EX 10-FT CONTOUR v/ ; } } 1 I \\ \ / —x55— EX SANITARY SEWER alpha 1 \ \ I I 1 I \\ 1 \� - - E% STORM DRAIN 1 R MN 253.90 \ I ( I } \\ _ _ / —x.— EX WATER LINE I I 1 —xoH— EX OVERHEAD POWER I i \ 1�E<r / COMMUNITY / 1 4 \ I I ■ I I 1\ \ X X X X EX FENCE / , `\ I I I I �� ' ' G EX SANITARY MANHOLE DEVELOPMENT 1} / \ / \ \ I { I I '�`ze` ' ® EX SANITARY CLEANOUT 1 1 \\ \1 ( I I 1 \} `\ � ■ II I t \\! / \N. r 0 EX STORM MANHOLE 1 \ I j / 1 I r`'V t _( .�, \� \ / 0 EX CATCH BASIN } 1 \ \ G� ! , t / ( i N. ♦ 9200 SW Nimbus Ave. �� I r r I A-)'\1 \ `\ ` \ I I ^° a ?\ s \ \ ' ® EX GAS METER I\` OV r / - \ �•.` ` \ / N \\ \ �t, \\ 1 - ZX EX FIRE HYDRANT Beaverton,Or 97008 I 1 \ / '/ / / / I r \ \ ■ N. \ ry w j \ ♦\ N \ \ I - — - ® EX WATER METER [T)503452- 3 (FJ 503-452-8043 x ∎ ' / / / / / j 1 1 \ �� �N. // / \\ :a n' ♦\ \\ I _ —I- • EX WATER VALVE www.oIphocommunity.com 1 / I I + I } \\ 5 ��` - �\ . \ 1 1 - - -r----- - ) EX GUY WIRE 1 ./ //// // /! 1 / / (., I I \\ \ '-88Z�`\ ri. I I \ V Ol aV I / -Q- EX POWER POLES DATE: 71-7-07 1 1 1 ! I � 255. 8 1 I I \\ \ \\ �/ "'C I I 1�." A N 13'12:4 IN I / # EX LIGHT POLE 1 \\ I It I !I /IN/G!/ g44.66� ` \� \� �� 39g 3 '/' I I 6}!15 8 EX MAILBOX REVISIONS Co di W I I I / ` / •e EX TREES TO REMAIN NO. DATE DESCRIPTION o \ 1 l IN N 18" 244.66 t \ c �' / r � I I ego !�-- I i " !,`I 111 OFT k 244 046 \ sg,Ito,, �`` 21 4 X I /-/ I / / / / • EX TREES TO BE REMOVED N1111 111 \ \ \ \.A \ \\ \ J'°C\ i�< i---- ` I ��i W// /I 1 I 4 1 I\ \1 \ DC \ �/1 ( a TO BE REMOVED I n I / 1 " { \, p9z �'Pc'\c It \ \ I t I cV I Ilk, NrM / / q°1 1 N 1 i \ \ I I a.. Heir. _210- J I I I '` // / 1 1 ` / 1 1T_ / w I I I it Of / - - - - - - l \ � I r / /1 : // L/ �� ( i ��RNAME�TAL // - �— 1111 1 t 1 I� \ I N1( j• l /' \f fJEMO>vE DECK - 0.1 wC // WELL ' /�\ / .1 11 II 1\ ' 1\ '. I Il I , /roylER �-� owo.. �/ / I /)1( 1 I I { j4 / / / x /x 'll 1#�1 to I i i / ■0 V j M Z /1 TO B'REMOVED '1 I I I 1 i I v 30 � :�' '1 r ��t I '��^.\n i. REMOVE 10 H RE j I \ Z _ . / �,• , h N 1 41 / I c tO BE{REM VERI jl I � . .. !'h�It t tZ / RE1�1O/VE` :..�',. .,; /4✓- / I j /� IP ` v. . I V , 111L,. -,- // //�W . / 0 I / / �� �� jr.+ \ ` I \ \ ` v 1 mod. �'t , +-__ t• !�► F," / r ,q an • ``- �- �l.! J 11 f '3 _-:A�: - ice' I/ / t I STM NH 4.II- -- \ _ RIM 256.53 1N 1< I.8-1.�+ `\ 1 / 1 S 03'51'11 ' "'' /,' "..t.• _---- I HUNTER'S El \. 12" DI SW 1 F. '0 ._.7-_ IE IN 253.2 I \ I \ - _ _ 12" DI NE ti/' // I EASEAENIr SdUTW REMOVE DRIVFAGAY 1 /ice! \� -�/ / IE OUT 253.0 . I / /j./ -, / ( �xTINCUSTio E r /` TO HERE ,i kl// o I o--- ,` 0 r/ I I TRAIL-J \ 1 / ��� / 1 / 1 / 1 / // 1� j I _275 ■ / —4 L I / / / —� _co / I I 1 } I' 1 / /i / / ?� / / // 3 /// �y i 5 I / 6 �' ' 7 8 \ /'SAN MH/ // / 20 00'/SNIDE/ /I / / I / 4 I I i / I I\k, / RIM 266.54 / / /Ac'CE�S EASEMEIIJT / / I I /1" / I I I ' IE ll4' W 283/.251/ / DOCIJMEN7 NV / / // / 1 \ I I)z'IN E/153 49 / ' 9 87$ / % % '� // I 111 \/IE IN/S 2539/ / / / / / I ���' I / I I • / IE/0'UT y/252,.'t;91rr / / r1 / I I I / I 1 EXISTING / / / / / I `; . /, `� / / r I I I ,'// 11 / 1 ' CONDITIONS � �` I - -I - - — 1 - - I- - - - j - - ' AND I �/ / 1 - SOS 55X — — 55X — — SSX — — � — — 55X S5X SOX 55X SSX 55X SSX SSX RIM NH \ \ DEMOLITION RIM 261.57 \ 12" CONC S \ ^ ` � - - - - - - - - - - - - - - - - - - - PLAN IE IN 253.9 asx 55x asx - - - - - - - - - - - - — 1 12" CONC NE \ S.W. 100TH AVE._uo IE OUT 257.1 104-alpha COMMUNITY DEVELOPMENT PROJECT NO.: 787-009 TYPE: PLANNING SCALE REVIEWED BY: 3 30 0 15 30 60 1 IN= 30 FT N\ \787-009\wfl\P1onninO\Sheem 787009-EXIST.tlwg-SHEET-2204 Nov 12.2807-2:O5prn cN \ 7 1 \ \ LEGEND 4-** PROPOSED CURB \ -/-'---.. \ -—PROPOSED CENTERLINE / \ \ -—EXISTING CENTERLINE alpha _ -PROPOSED PUBLIC UTILITY 1 / \ EASEMENT___ PROPOSED BUILDING 1 \ ----PROPOSED PROPERTY SETBACK NE COMMUNITY ` I ' 1 ' - —EXISTING PROPERTY LINE DEVELOPMENT / - - / ■ - —PROPOSED BOUNDARY LINE 1 {� \ ' - I PROPOSED A.C. PAVING / \ PROPOSED SIDEWALK 9200 SW Nimbus Ave. 1 / GS GI /I Beaverton, Or 97008 11 /5 14 GO�,'[[/ _ \ ` \ \\ '' 43_. ITI 503452-8003 IF]503-452-8043 1' o, I www.alphocommunity.com 1 eI — \ DATE: 11-7-07 1 1 1 y I f _ SETBACK TABLE 1 / 7`} _- 4-"�� 20' FRONT SETBACK REVISIONS• 1 I o ' ' - I • I 15' REAR SETBACK NO. DATE DESCRIPTION 1 I N� p •Oo A i �'` J _----- - 6 I 15' STREET 510E SETBACK - 1 " I % $ ' 'I'' \' ���� \�,\8 , 6.862 SF ^ 5' INTERIOR SIDE SETBACK 41:,,,,, \ 21.T` 075 13 fk N1 I \ ' 70.T - - - - TRACT TRACT t '"� TO BE I 1 799 SF \ 931 SF:fi I 25.0' 1 �.. I REMOVED 1 34.3' 30.T 20.0" 8.0' �� ` I I I :00 3.5' ESMT'0.5' 77 ; 10.435 SF �I t GI I 5 II 3.Ox 2.0% GI �� f J o f 117/ •'' i I 8.347 SF ril 11 16,529 SF I k 4 o i ^I BATTER TILTED R CUTRTER ' \ r� 2.00 ROW ).020 SF of i DOWN TO"---- - RO`N� ,1°' OED`• A1\ON C • I TAVBE I / I I NEW . \ TO BE I to BE I STREET SECTION A-A 2� RO`N "' : I I SAVED RE�OVBO I 25.E £X �' , r 1-,_ i _ I HUNTER'S U TRACT TRACT �'0 I 52 OD ROw 135.0' 70.0' I 67.6' 5.0' 65.0' \/,`b? I 8..• 20.0•1 ,RB I I I I I - sPw°c e I ,o.o Ca 10.0' j TRAI L I I £AS►,T.;I 1 I I e I I 1.0' 1.0=-1 11 I 1 I v' I I I LS.D'1��] 2.D7L�I 3�pR 11-- I �- 'l1 .1 I I I I I m -1- I I 1 I I I I I I I \ CURB k \ CURB do GUTTER \\‘ CUTTER BATTER TILTED I I I 1 I I I DO11 I I I I I I STREET SECTION B-B VI\ i PRELIMINARY \ \ I ( I 1 I 1 I 1 ,- 1 P _ _ � 1 1 1 I 1 1 1 I L LAT8� SITE 1 I - - �- - — I _I _ � I � PLAN — � 1 — — — — - — - — - — - — - — - - - — asx asx osx - - - - - - - - - - 1 _S.W. 100TH AVE. I LOT 5 - - - - - - 444-alpha 4 ' LOT 4 COMMUNITY DEVELOPMENT SHARED DRIVEWAY DETAIL I" = 20' PROJECT NO.: 787.009 TYPE: PLANNING SCALE REVIEWED BY: 3300 :530 60 1 i= 30 FT 3 N:\pro\787.59\dwg\Planning\Shee's\787009-SITE.dwg-SHEET 2231 Nov 07.2007-233pmmN .........40107--., \ I LEGEND I 1 \ - EASEMENT LINES--&1 \ \� \ PROPOSED SANITARY SEWER alpha / -xss- Ex SANITARY SEWER \ 1 ,/ \ \ - PROPOSED STORM DRAIN 0 PROPOSED DETENTION PIPE COMMUNITY 1 —xso— EX STORM DRAIN\1 DEVELOPMENT RIM 253.90 PROPOSED WATER LINE 1 I \ ' ' —xw— EX WATER LINE , `+\ i EX OVERHEAD POWER LINE _ \ 8 PROPOSED SANITARY MANHOLE 9200 SW Nimbus Ave...... t _ /_wl�es GI \ \ / • SANITARY MANHOLE Beaverton,Or 97008,4 1 `'Ov / \ \ EX STORM MANHOLE m503-452003 IFf 503.4528913 ` e S. ` / C) • PROPOSED CONTECH STORM www.alphacommunity.com - \ V WATER CATCH BASIN FILTERS 1 'y \ \ I EX CATCH BASIN I % DATE: 11-7-07 1 I l - Ex FIRE HYDRANT 1 'm I 5 1 - ® PROPOSED WATER METER REVISIONS 6 8" SD "O _ s EX WATER METER \ K1NMH------- 6 - -- ----..-- ---...------- ' y r Si* - ------- -- ------- -------- - - .-- NO. DATE DESCRIPTION a� NO V' IP'T10N RIM 255.88 e" SD / / LX WAILH VALVL 1 IL IN W 8" 244.66 / 7 I ________„ o IE IN N 8" 244.66 1 ' 6 I NOTES- WATER N* 1 m IE OUT E 244.46 I '� ,` WATER METERS TO BE 3" \ �1 1 I �' / ^.� - �V!� NCO \` 1 8" 55 LG' I FOR ROOF DRAINS WEEP HOLES 1 48" SD ♦ �,o. \ 1 I 12' Sp „.:��--' 11, \ I NO SANITARY STUBS WILL BE I N 1 ® •�. e I REQUIRED TO ADJACENT PARCELS■ x% 1 '..14,1 �\ � � -' f-�� ♦� '- - - - - - - - - - - 'y 1•., ,+:il4'�J-'---- :�;t-- 5 - 13" WATER • S »... I \- G 1 I�•' -� SERVICES TO LO4 _ r m � . . B., SD a I I • %' 20 / 5 - NEW 3/4" METERS I I MX ,If'� FOR LOTS 2-6 I I l' `_ I 1 5 a ,-4 LAL� - 11 / l .4 Y 7 11 EXISTING WATER "�� _- 4 I y METER TO SERVE `` Q" '. , , r LOT 1 A , I I I HUNTER'S STM MH 1 ry T REMOVE CLEANOU T5 AND 1 PLUG END OF PIPE TO BE I TRAIL RIM 256.53 ~� / ABANDONED IN PLACE WIT 12" DI SW 1 x s ---ssx sY_t:� ssx •x ssx I CONCRETE PLUG IE IN 253.2 1 '� I .� I '' I L I - - - - T - 12" DI NE INTERCEPT EXISTING I IE OUT 253.0 SANITARY SERVICE AND I I INSTALL NEW CLEANOUT. I I I I I 1 I I PLUG END OF PIPE TO I I I I I _ EXISTING LATERAL BE ABANDONED WITH • 11 \1 1 1 I TO LOT 1 CONCRETE PLUG. I 4 I I 6 I I III 2 % SAN MH I I J I I I I I RIM 260.54 I I I I I I I I IE IN W 253.24 I PRELIMINARY IE IN E 253.49 I I I I I I IE IN S 253.39 UTILITY x \ IE OUT N 252.691 I I I I I I PLAN \ \\ I I I 1 I I 1 1 I- - - _L - -I - - - 1 - - i- -\SX Cwt- SX SSx x - - SSx Six - SSx SSx - -SSx SEX SEX SSx SEX SEX STM MH RIM 261.57 12" CONC S 1 -2,"" as ` ` - — — - - - - - - - - - - IE IN 253.9 1 asx — — z asx 12" CONC NE — S.W. 100TH AVE. E OUT 257.1 - - - - - _ _ _ _ _ _ _ _ _ _ _ _ _ _ - - - alpha- - COMMUNITY DEVELOPMENT PROJECT NO.: 787-009 TYPE: PLANNING SCALE REVIEWED BY: 30 0 15 30 60 1 IN= 30 FT 4 N:\ppo)\787-009\dwg\Plonning\Sheets\787009-U11L-SHEET.dwg-Stiff):22x34 Nov 07.200/•2:3Ipm mv1 1 LEGEND ,.........04k_ \ • / 1\ \ \ --324---- EX !-f7'CONTOUR 1 \ - _ 1 ' 1\ It 1 --320--- EX 5-FT CONTOUR 1 \ \� ------ \ I 1 1 I \\ \ 11 11 —324---- FG 1-FT CONTOUR alpha \ , \ 1 ` 1 t \ \\ 1 \\ —326•— FG 5-FT CONTOUR . _ - { I f { 111 l\ X X X SEDIMENT FENCE COMMUNITY I \\ I t 11 \ \�`_ Q INLET PROTECTION 1 ` 11 I { 11 t w DEVELOPMENT ` I I I { I \ �i�� -- ----- ,, _ ; Z.iFi::;F:_;.::: GRAVEL CONSTRUCTION I \ I I II ENTRANCE i CLEARING LIMITS • 1 , \ / — Z I \ \ I 1 ' r I _-i'<t�� �■�\ 92005W Nimbus Ave. / \\ \1, <,.4,11.- 9 G I S I \ \ I ; \ ;- ' \\ Beaverton.Or 97008 GRADING 'MU NOT OCCUR \ i I V / \ NOTE: t I f ( 1 / \ \ 2 503 452003 1F1503-152-8043 t i _w, 1 1 / /1 ' 1 ' \ ' ' �`� �� ' `\ \ wwv+.alphacommunity.com \ T�V;• t / /�/' / + I X \`�` `� \ j tl N f �\ �I--';,tom O° \\\ l\ IN ADJACENT PARCELS i \ / / I I / .� \ DATE: 11-7-07 I / V` 1 i111t1/i // , ' i ! i ' I I 11 \\ `„�-e i� �,pmo'� \\� 1 _- ! / REVISIONS 1 1 / / / / ' ' ( , 1 \l &�_�_� 1 ti'-'' --- .._ -/_, 7 /i / NO. DATE DESCRIPTION. - \ to / ; / c.- x 11+1 1 \ \ \ \s Cg �, , �/ '\� •1 // / \ 9 .\\ 1 ill \ \ \ \ s*,,, 1 % J., i /...---41 /\ ..------1---1 - •---1 : ..... , . \ 1,01' 1 \ \ a ,,,„ .1 .r.,...:,-*!--'--- ..„.„00,,,,___-.----:011111.„117;-;:40,:-. t..-t-' „-;/--- 't `•-- ...- " \-+-, ---L---77- - - —/`-- - - / fi „J... +�r'/ ,►�" ,1 / / \�.-- I \, _ , / r / ; y / i%V/— 1 / n' '`,,, / ; I,,/ c 1 / / / // � � '1 ` :.41-r°�� i 1 /' I I /I f t 1-1 I r / I / / � /iii— Mx 1 , ' + I 1t i // r' II — n^, ! ; I / .: .1n I 1 ,,I I I tlf l r , It -/^4— I I I ' /'1 y'• 11 j t`r , )I ii ` I i r w III ry�ry/ ','/ % _ - --------\\ k T, ,..,,�. ` '. r _ L__� ,r 1 I, b HUNTER'S \ \ tCSj I / _ TRAIL V =aim 0 n / / . I i / / / / --- f /. , it 1 / ,-+ n L N \\.._....• ...,*"....- ...-"/ / /1 /1 /1 I / il ' // // el. SLZ ___ _..... ......_..... -275/.1 \ ..*". / / // �/ ' / / / /f / / I / I I// // I `� I 1 K ' / // /// // �/ i/ / I // I, I //A' I I PRELIMINARY `� / / / / I t / ! / r , / / GRADING i \. \\ \, / / r / / / /1 / I I I I I PLAN 1 x a >' __ssx r SSx S5X — — SSx — — ssx — — ssx - — SSx-- — — -ssx ssx SSx SSx SSx ssx . ■ • asx asx asx 1 1� S.W. 100TH AVE. \____,,, - - - - - - - - - - - - - - - - - - - 'alpha COMMUNITY DEVELOPMENT PROJECT NO.: 787-009 TYPE: PLANNING SCALE REVIEWED BY:—,. . • •3 - 0 15 30 60 _., . 1 IN=30 FT 5 N1go1787-009\Ow9\Planning\Sheets`,787009-GRAD.awg•SMEET:22.34 Nov 07.2007-2:34pm rnvl — • • • • 280 • . . c a I h � . O N� 0� b Cr COMMUNITY N N N `N> w u P P MW DEVELOPMENT w 0.J • Ed AT CL s s of N <>z — ST d d Z W V1 W N 4, • a> a SaSdv _ 9200 SW Nimbus Ave. _ 270 Beaverton.Or 97008 Q ' 2.00 3.00-A -- - m 503x52.8003 n503-452-8043 • FG AT CL www.alphacormxmily.com DATE: 11-7-07 • • REVISIONS • •,._-_. - ' __... _-..._ __ __ —__ .260 NO. DATE DESCRIPTION • • • • 3+00 2+00 STREET B HORIZ SCALE: 1' = 20', VERT SCALE: 1- = 5' 290 • • • j• • • • �--- - ,---- :-. 280 - - - - °° "� HUNTER'S• • . r _• • i+ �D ; a N• N �Q,. d 7� TRAIL• • jN I ! < jr -�� d 4W •X•Y -- — -- — • • • • • ,S— s � • • • • • • • • • • • • • -..270 -. — T:5 I _ I r 'm N • ii i raw V r U p .�F t / • p Q ^N tN� �IVZ W / • • m Q ■ Q > > �aWO ' / i r • • • • • • �' - • • • — PRELIMINARY Y ____.r. ce N W ss PSRTORFEILEETS—� '. • - - - - .oaz .00; • I • 250 -- --- - .-.- • • , alpha • • • alpha • COMMUNITY DEVELOPMENT • 240 -__- • 1+00 2+00 3+00 4+00 5+00 PROJECT NO 787-009 TYPE: PLANNING REVIEWED BY STREET A SCALE 140812 SCALE: 1• = 20', VERT SCALE: 1' - 5• 20 0 10 20 40 • !e e !! 6 1 IN= 20 FT N:\INq\787-009\tlwg\Plan ling\Sheets\787009-PRIV•SIPF.Uvg-SHEET:22434 Nov 07.2007-235pm mN ryA 1 y ' ,r,',''", � 7 tit r} , "y wP ! 1 Cr ! . 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I t \ \ ` / ��� \\ \` I _ ! I m 503-452-8003 IF)503-452-8043 l J / I 1 1 / 1 J �I 1 / � ' , / 1 t ' 1 1 `\ \\ 8gz, .-. •• "� \ 9p3g- \ 1 TREE I TYPE DBH REMOVE COMMENT www.olphacommunity.com 11 1 1 I 1 / / J l I V 1 \ <.^"'�,� 1 f / 34 / 111 r^ I I l / / Y 1{ \\ (c ' \ II \ ` \ 90}8 / ' / NDATE: 1-T-07 1 \ {1 1 \ // 2 RCEVIS 1`1 ` \ \\ 9 `$1��,\ t:P 1 1 2 d� ` ' \\ II NO. DE PTION 1 1 , 1\ \ $ $ g \11T/ 902 \ , t %g040 944 / 0?'t, o r J ,` y � 1 ■ I��, / 1 / 9004 APPLE 15 X REMOVE FOR II ;\ 1.\\hoc' \\•'c'9c' ,, tic IOW";--1 iVa ,it-_-9p59 - \ 1 l_ ( c� i p4 I j 9005 APPLE 12 X REMOVE FOR I 1� 1 ) ,��.�, �'� 40 ?,4f.,, --270-`��� Q \ ! 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A - REMOVE FOR �jj I�7J '�'� I1 ( / A4g25 '` h 1 i 1 I YI I t oIr 1 .i a �g^ZQJ / T F i-Q / I 9017 PINE 20 % CONDITION \ t'1 I 1 0 7*LZT' '�� l' ' >? /i J I I �,:� 90 x 9018 MAGNOLIA 12 PRUNE i 'I I rnI II ' r y ( /� ^N �� ,I,ygO I / I �'• BLACK REMOVE FOR 111 PP b,y 1 I \ 1 1' 1 1 I �/� // � 9020 WALNUT 13 % CONDITION 1 00 I S\y I1p011 < ., a B /. /. 9O 6 ` I 1M, I ;4. /I / y� Av-J gp51 9D21A CHERRY 73 M. _�\ %�� . \' ��1: �V��/ •• � '_ ICI 8030 v ,\ / �� .,�• 1 9022 CEDAR 30 \ L' � �• �' / 9026 MAPLE 23 PRUNE \ 1 �I/ 1��J - / 1 1 �_ i' 9027 MAPLE 24 PRUNE -4 T� _ _ REMOVE FOR by / �' {��; , .��' / - - �. ri.i � 9028 PLUM 23 X CoNDIT10N HUNTER'S { T ,. - 7'^ -J REMOVE FOR ~ ////// /1 I 1 11 // 1 / I / / I I \�`__-�/ / 9029 APPLE 18 % CONDITION / 1 / 1 // // /�' / I 9030 EBlac 19 /1 \"( t // /ice// /// /�r / �/ / // / / 1 // ,/ �// 1 /�, -�75/r // -� 9031 EBIRCHE 16 TRAIL ___________A r - 1 1 1 / / / / / / / / REMOVE FOR \ '/ / / / / / —� I -� / / 9032 APPLE 12 X CONSTRUCTION 1 / / )// / / / / / i // ! / i SLZ I J I / / I REMOVE KDR // / / / / / / / / / ,/ / / 9033 E. FIR WHITE 14 % REMO U FTIOORN 1 / /// // // / /I I / I I// I 9035 BIRCH 15 X CONSTRUCTION ! / / / REMOVE FOR 9036 CEDAR 13 X CONSTRUCTION REMOVE FOR 9037 CHERRY 25 X CONDITION REMOVE FOR PLANT SCHEDULE 9038 CHERRY 14 X CONDITION REMOVE FOR 9039 CHERRY 16 % CONDITION NORWAY REMOVE FOR TREES QTY SIZE SPACING BOTANICAL NAME COMMON NAME 9040 MAPLE 21 X CONDITION REMOVE FOR TREE REMOVAL, 9041 PINE 16 X CONSTRUCTION 0 2 7'CAL AS SHOWN ACER CIRCINATLM VINE MAPLE 9042 MAPLE 15 PRUNE MITIGATION 9043 MAPLE 12 PRUNE PLAN 9044 FIR 18 • 4 7 CAL AS SNO{LN ALNUS RUBRA RED ALDER 9046 PINE 14 PRUNE ,, REMOVE FOR 9049 FIR 12 X CONSTRUCTION ,O REMOVE FOR 3 CAL AS SNO11I1 CMG'S CANADENSIS EASTERN REDBUD 9050 12 % ROE STRUCTION 7 MOVE FOR NOTES 9051 MAPLE 14 X RE CONDITION MOVE FOR 0 9052 MAPLE 1B X CONDITION 4 7 CAL AB SHOWN GORN15 FLORIDA R11BRA PINK DOGWOOD -SEE TED ARBORISTS REPORT FOR TREE ASSESSMENT. -75 TOTAL CALIPER INCHES TO BE REMOVED & `L� MITIGATED ON SITE. N r, •fie 3 4-3'1949.AS SHOO.N PSRIDOTSIJGA MENZIESII DOUGLAS FIR -50%MITIGATION = 37.5 CALIPER INCHES ;'�� r -TOTAL PROPOSED TREE CALIPER INCHES COMMUNITY DEVELOPMENT = 2• x 19 = 38• (19 TREES) 0 -FINAL LOCATION OF MITIGATION PLANTINGS TO 3 2"CAL. AS 541041)4 CSJERCMS GARRY ANA OREGON OAK BE DETERMINED BY BUILDER AND LANDSCAPER AT TIME OF BUILDING PERMITS. 7 CAL AT BASE PROJECT NO.: 787-009 TYPE: PLANNING TOTAL NUMBER OF PROPOSED TREES•19 SCALE REVIEWED BY: 3 30 0 15 30 60__ 1 IN=30 FT 8 N:\po6.787-009\dwg\PIOnning\Sheeh\78)009-TREE.dwg-SHEET:22x34 Nov 12.2C07-2O3pn cN Exhibit D - Neighborhood Meeting Materials AFFIDAVIT OF MAILING/POSTING NEIGHBORHOOD MEETING NOTICE PORTANT NOTICE: THE APPLICANT IS REQUIRED TO MAIL THE CITY OF TIGARD A COPY OF rIE NEIGHBORHOOD MEETING NOTICE THAT PERTAINS TO THIS AFFIDAVIT AT THE SAME TIME PROPERTY OWNERS ARE MAILED NOTICE,TO THE ADDRESS BELOW: City of Tigard Planning Division 13125 SW Hall Boulevard Tigard,OR 97223-8189 IN ADDITION,THE APPLICANT SHALL SUBMIT THIS AFFIDAVIT&COPIES OF ALL NOTICES AT THE TIME OF APPLICATION. MAILING: I, z I la b c slit £-eret_ ,being duly sworn,depose and say that on the V day of /l/1, , 20 0 7 ,I caused to have mailed to each of the persons on the attached list,a notice of a meeting to discuss a proposed develo ment at (or near) /3740 I 1.3-1(d 1/1/' Ash A vcn a , re' k rd, 11 224 ,a copy of which notice so mailed is attached hereto and made a part of hereof. dd I further state that said notices were enclosed in envelopes plainly addressed to said persons and were deposited on the date indicated above in the United States Post Office located at /200 Si/V kII mbu:S 6-y- naci 864.vu-4 n, q700g' , with postage prepaid thereon. i SP'Signa. ./ (In the presence of a Notary Public) POSTING: el 12x-15 f 1 berms. ,do affirm that I am(represent)the party initiating interest in a proposed land use application at, 8 -(.U/- Sub1 v .c vl'1 affecting the land located at(state the approximate location(s)IF no address(s)and all tax lot(s)currently registered) /374 0 . /?7 gU SW Ash :ei1 t t4 '77141--d. 01-12-2-4- ,and did on the I day of ,20 0 7 personally post notice indicating that the site may be proposed for a gal:2 L4 vj,fa r 1 land use app'cation,and the time, date and place of a neighborhood meeting to discuss the proposal. The sign was posted at /37i/0 Gin( 1 Avt' U e_, l l 94.rd, all 27 lei tii froru' yav4 Ft 41;1 h Ave,r-i-t-e- (state location you posted notice on property) N ■ Fgnature it n the presence of a Notary Public) (THIS SECTION FOR A STATE OF OREGON,NOTARY PUBLIC TO COMPLETE/NOTARIZE) STATE OF ) County of . . _ ) ss. Subscribed and sworn/affirmed before me on the / 4 day of ,20 4'I . ' -�-`.-.��- -C-.-ti-C- -.s r`pi"! OFFICIAL SEAL J ) YVONNE L.TROUTMAN 1) ( ^ NOTARYPUBLJC-0REGON f f COMMISSION W4ROE168 7:1;d96/741_, 1 MY COMMISSION EXPIRES APR.8,20109 �I - ARY PUBLIC OF OREGON• gJ 24/6 y Commission Expires: 0 c\curpin\masurs\neighborhood meetings\affidavit of nailing-pasting neighborhood meeting.doc Page 5 4 ______,____7 ___ _ alpha ‘:,. May 9, 2007 COMMUNITY DEVELOPMENT Re: Neighborhood Meeting Hunter's Trail,8-Lot Subdivision Dear Interested Party: Alpha Community Development is representing the owner of the property located at 13740 & 13780 SW Ash Avenue (tax map & lots 2S1 2CD 03001 & 03004). The owner is considering proposing an 8-lot subdivision at that location in accordance with the R-4.5 zoning of the property designated by the City of Tigard zoning map. We would like to hold a neighborhood meeting to discuss this subdivision with you. The purpose of this meeting is to provide a forum for the applicant and surrounding property owners/residents to review the proposal and to identify issues so that such issues may be considered before the formal application is turned in to the City. This meeting gives you the opportunity to share with us any special information you know about the property involved. We will attempt to answer questions which may be relevant to meeting development standards consistent with Tigard's Community Development Code. Prior to applying to the City of Tigard for the necessary land use approvals, we would like to discuss the proposal in more detail with the surrounding property owners and residents. You are invited to attend a meeting on: Tuesday, May 29, 2007 Christ the King Lutheran Church Rainbow Room 11305 SW Bull Mountain Road Tigard, OR 97224 6:15 PM Please notice this will be an informational meeting on preliminary plans. These plans may be altered prior to the submittal of the application to the city. E I look forward to more specifically discussing the proposal with you. Please call me o at (503) 452-8003 if you have any questions. =' Sincerely, ALPHA COMMUNITY DEVELOPMENT E /6414,,_ --WIC_ C 2.C.2 0 u as Tom McConnell Planning Manager Cl_ Enclosures 9200 SW Nimbus Avenue,Beaverton,Oregon 97008 ma officer a _ _ ___� (Tl S03-452-8003 (r) 503-452-8043 1 Beaverton I Gresham r T. .1I MII V- , CITY of TIGARD GEOGRAPHIC INFORMATICN SYSTEM l< iiit �\o /► , AREA NOTIFIED Jo (500') co • . %1101 .Q 0.$11- • Tom McConnell 0 Si � 0111111,4100 FOR: To � %lØhIl RE:ecoeen I ' 3001/3004 e 000 .e 07CCDQIO ♦• 07000070 e:eQQe. j 771107 010111 6. 10700066 IQSeQbT�O kir IIFIP4 00 211e7000ee11 J� �• 0102000700 G property owner information rissiacm,� tlQQeBe 0l00077 O7COe t / is valid for 3 months from e0E041e ,o7cco I the date printed on this map. r 41,1..k... o:etewa • toot, 'o to7ocm4e n NOM AI IIIII ` F 0700/7h o,c000i el0007000 (n mom ereoene liali HILL VIEW g " � 6o4 ._ alo7eoeeoa AI,� = e7eoQ+se. `��mo7000teoQ VIEW Al fie, > oteooaQ, me7coo7ee\" m:coae �'muceo7Qm 070007/0 • 107000710' e7eee7QO mQ:eooeee I 7s e:oee7■0 2 07000)00 :J10}eD010�0 to 170tllP M11f00071q . .. 1 me7coe710 1 ■ N W D.►_ T neeeeel neAeae ■i 0/01 Q 01110110 11111000 0 100 200 300 400 506 Feet lettleRCOei 5lneaoi MUM 0 I .____ :a nut �- neeaam- PR e tt77teQmn •nuorro ��0 II 0) , � ■ M 011100010 looes ",nQQ, JA � ,� S J T $C '?�'i�Ati13 _III _ = Information on this mop Is for gsnenl location only and LIkil shomop be verified v4th the Dewlopmern Services Dlvislon 73125 S1A1 well Blvd liii TIyeM 223 (503) 11 ■ htlp(50 '.onus • Plot date:May 3,2007;C:\ .AMAGIC03.APR Community Development NEIGHBORHOOD MEETING INFORMATION - I 1111 As part of the development review process for most land use applications, the City of Tigard requires that developers hold a neighborhood meeting to notify and discuss with property owners in the area, their proposed development. Below are some frequently asked questions T1GAR about the neighborhood meeting process. r WHAT IS THE PURPOSE OF THIS NEIGHBORHOOD MEETING? The purpose of the meeting is to allow the prospective developer to share with you what they are planning to do. This is your opportunity to become informed of their proposed development and to let them know what issues or concerns you have in regard to their proposal. WHAT HAPPENS AFTER THE NEIGHBORHOOD MEETING? After the neighborhood meeting, the prospective developer finalizes their submittal package (often taking into account citizen concerns) and submits an application to the City. Sometimes it takes a while before the developer's application is ready to submit, so there could be several months between the neighborhood meeting and the submittal of an application. Once an application is submitted to the City,Staff reviews it for completeness. Once an application has been deemed complete, the formal application review begins. It takes approximately 6-8 weeks from the time the application is accepted for a decision to be made. Many types of applications require a public hearing at which citizens are given the opportunity to provide comments or concerns. Property owners within 500 feet will be notified after a complete application is submitted. They will be provided an opportunity to comment. Any appeals are decided based on the provisions of applicable laws and the development code. WHAT IF THE PROPOSAL PRESENTED AT THE NEIGHBORHOOD MEETING IS NOT WHAT IS ACTUALLY SUBMTITED? Applicants are not required to submit exactly what was presented at the neighborhood meeting if it generally follows the type of development proposed. This provides for the opportunity to address the neighborhood issues and address other changes necessitated by the development or staff. If the project is significantly different, a new neighborhood meeting would be required as determined by staff. HOW DO I KNOW WHAT ISSUES ARE VALID? A decision is reviewed based on compliance with the Tigard Development Code. Review the city's development code to familiatkeyourself with what is permitted and what may not be permitted A copy of the development code is available for viewing at the Tigard City Library, on the City's web site at www.ci.tigard.or.us, or a copy may be purchased at the Community Development Services counter. You may also contact city planning staff and ask what the standards are for a specific issue. Be prepared,however, that you may not LIKE all the standards, but at least you know what they are. If a development meets the code standards,it can proceed. For your assistance, attached is a list compiled of helpful questions to ask that may assist you in determining your position on a particular proposal. Page 3 I QUESTIONS TO ASK OF TYPICAL NEIGHBORHOOD q CONCERNS, TO MAKE SURE YOUR CONCERNS ARE• • NE •1` CONSIDERED 1 The following is a list of questions intended to aid you in formulating your own questions for 'T- G�f1 proposed development in your area Feel free to ask more or alter the questions to address your ri t-� . own unique concerns and interests. PROCESS ■ What applications are you (the developer) applying for? When do you expect to submit the application(s) so that neighbors can review it? What changes or additions are expected prior to submittal? 1 Will the decision on the application be made by City Staff, Hearings Officer,Planning Commission or City Council? How long is the process? (timing) ■ At what point in the process are citizens given notice and the opportunity to provide input? ■ Has a pre-application conference been held with City of Tigard staff? • Have any preliminary requirements been addressed or have•any criticalissues been identified? • What city planner did you speak with regarding this project? (This person is generally the planner assigned to the land use case and the one to contact for additional information). STREETS ► Will there be a traffic study done? What is the preliminary traffic impacts anticipated as a result of the development and how do you propose to mitigate the impacts if necessary? What street improvements (including sidewalks) are proposed? What connections to existing streets are proposed? ■ Are streets proposed to be public or private? What are the proposed street and sidewalk widths? ■ What are the emergency access requirements and what is proposed to meet those requirements? ZONING AND DENSITY ■ What is the current zoning? What uses are allowed under this zoning? ■ Will there be a re-zone requested by the developer? If yes, to what zone? ■ How many units are proposed for the development and what is the minimum and maximum number of units allowed in the zone? DRAINAGE AND WA'T'ER QUALITY What is your erosion control and drainage plan? What is the natural slope of the property? What are the grading plans? ■ Is there a water quality facility planned within the development and where will it be located? Who will own and maintain the facility? TREES AND LANDSCAPING 1 What are the tree removal plans and what is proposed to mitigate for trees removed? ► What are the landscaping plans? What buffering or fencing is required and/or proposed? ADDITIONAL INFORMATION ■ How do I request more information or a follow-up meeting from/with the applicant? is\curpin\masters\neighborhood meetings\neighborhood meeting mformation_questions.doc Page 4 4a1pha COMMUNITY DEVELOPMENT NEIGHBORHOOD MEETING SIGN - IN SHEET PROJECT NAME: - tu.is-rEtz'S T -6c(L_ DATE: MA 2- 1 t 2.007 NAME PHONE # ADDRESS T3M NcC-cNNE LL 553- 452.. OW 3 gl_oo SW N(t.111,U$ Av E• , f X169-TUiss DID T1 O Sq i^) -I N N €4 4-7 A .tt IN t/E,. `V k G. A"Z t 4 a. 9 7 2 Z3 el-6.144 A.7474/ /2 5-03- 6 3 9'4? 2-.5- S. vJ . f-=y.e /:..r S - AN t/A tc) 5/ /i9/c -z —63...T'-,36.2,) 9,9L3— _s-,`i2, O '`IA9 / `7 �2„ kit(141 N"�(,©n (1 (6.7 --Z3.0 159d0 , to, /O�.bi 7 ? 7.zz.3 /4-tic. Me..-)s dh ''' v rA a r 4 k& P 14 i++, 5b 3 V39 . (o s'j 9 t 3 9 30 S (..0,?ciT pc v-e c0-1.1 '3 PojA D. C SA1 % « ,. Cc I, Itf � .. . ar I 3E.70 10DL A g• we4..ii,.� D. 11,10 ti, l 38'c) S• W - t 0 6 t2-' 4 U r7 -� 4.5 DRa gtsD2-6 2 y-‘. . 7 /3 Si 0 $ L.) /0017- 43-02.- S -o77 /37od Sw /VV.) - -N-e .,, J4 f' AV ar1VI v 7f S40?- ?V- /72 3 /3 y�p ,TLv e/'tt-,r,.c.- dr TJ t..l t722J' Co))1)I11E u .✓we 5'63 betP 1p°o$ 1...3.14,1 V! //A.9..Q --C`‘2.,2-9 0- 1.4 774 3 I11/1ettssa. . 41,624/ - 3R-OP- e.aD sv\J M°1ud uPOJ DFL,4c4vz c 03 - GPI 1 4r0 Sg6s St., k DOn+ AL-_D �al ha COMMUNITY DEVELOPMENT NAME ADDRESS /te..S /32W .Sc.) ,gsft` ' 6- 1111111 DrPA/ /3a/o SW ,loo`'' ms 50 3"a 09 ' Sc?l .7RFp hIR1 N G i3'7 5"-g vim() Ash, 1)✓c b2 Satittii Raw...ia. WAa t ct-coo SW b c3w'a Sk. HUNTER'S TRAIL - PROPOSED 8-LOT SUBDIVISION NEIGHBORHOOD MEETING Meeting Date: May 29, 2007 MEETING MINUTES Attendees were welcomed and asked to sign-in on the sign up sheet. There were 27 people in attendance. The attendees' names and address are noted on the attached sign-in sheet. The meeting was held at the Christ the King Lutheran Church located at 11305 SW Bull Mountain Road, Tigard, OR 97224 and started at 6:15 p.m. Tom McConnell and Mike Van Loo from Alpha Community Development, representing Pays Custom Homes, introduced themselves. Mr. McConnell opened the meeting and explained that the meeting was being conducted prior to submitting an application for an 8-lot subdivision of the property located at 13740 and 13780 SW Ash Avenue. Mr. McConnell presented an overview of the proposed site plan, discussing the size of the lots and the access points proposed to SW Ash Avenue. Mr. McConnell also indicated there were several photographic examples of homes recently constructed by Pays Custom Homes in Tigard for the attendees review available to look at. Mr. McConnell then explained the City's review process and that an additional opportunity for public comment would be provided during that process. The floor was then opened up for questions. Questions from the audience are summarized below: Q-Will the new homes be one or two stories? A -That would be up to the home builder. These will be custom homes designed to the buyer's wishes. The zone permits homes up to 30 feet in height. Q-What will the square footage of the new homes be? A - That is undetermined at this point because these will be custom homes. The applicant has indicated the value of the homes will be roughly $450,000 to $600,000. Q- Don't you know what homes will be built on these lots yet? A - Design or selection of the homes that will be built is not required during the subdivision review process. The lots are ample size and meet the standards of the R-4.5 District meaning many different styles of homes will fit within the lots, not a single cookie-cutter design. Q - There was a statement of concern regarding on-street parking associated with guests visiting. N:\proj\787-009\Planning\Agency Review\Neighborhood meeting minutes.doc Page 1 A - The homes are expected to have a minimum 2-car garage with a 2-car apron in front of the garage. Some homes may have 3-car garages with associated driveway apron. If parking is not permitted on the private drive, then overflow parking would occur on SW Ash. Q - Could the private drive be widened to provide on-street parking within the development? A - It depends on the impacts to the net area of the site and the number of lots being proposed. Q-What is the minimum density allowed on the site? A -The minimum density required is 80% of the maximum. In this case it would be approximately 6 lots. Q - There were several statements related to traffic safety in the neighborhood and what impact this development would have. A - Mr. McConnell stated the City would review the traffic impacts of this development and determine if any traffic mitigation would be required. The number of trips generated by this development would not likely trip a threshold requiring traffic control or mitigation. Q- Has the fire department been consulted on the design of the private street? A - Yes, a preliminary copy of the site plan has been reviewed by John Kolby of the Fire District who has indicated the design appears to meet Code. Q-Where will garbage be collected -will it all be up along SW Ash? A-The private street is designed and dimensioned is such a way that it could be accessed by the garbage hauler. We don't anticipated that all the trash cans would be located together along SW Ash. Q-Where will the utilities be located? A-The utilities will be installed within the private street tract. Q -There was a concern from a neighbor who lives adjacent to the proposed Lot 8 who has a cherry tree in her yard that has limbs hanging over into Lot 8. Will there be coordination with her regarding any trimming of limbs from that tree? A- Her concern would be passed on to the client. Q-Will there be perimeter fencing? A- It would depend on the condition of existing fencing. If there is not adequate fencing in place there is a likelihood that a new perimeter fence may be installed. The meeting was adjourned at approximately 7:20 p.m. N:\proj\787-009\Planning\Agency Review\Neighborhood meeting minutes.doc Page 2 from: 04/30/2007 15:21 11963 P.002/002 CITY OF TIGARD COMMUNITY DEVELOPMENT DEPARTMENT ,1 PLANNING DIVISION s 13125 SW HALL BOULEVARD TIGARD, OtEGON 91223 TIGARD PHONE: 501.639.4171 FAX: 503-624-3681 (Attn: Patty/Planning RiUEST P R 1(0A0(37. PAW' 0 .NE-R [111§ Eigi Property owner information is valid for 3 months from the date of your request INDICATE ALL PROJECT MAP &TAX LOT NUMBERS (i.e. 1 S134AB,Tax Lot 00100) OR THE ADDRESSES FOR ALL PROJECT PARCELS BELOW: a-C D } -fad 6A-9 O COO aAok 030o4 PLEASE BE AWARE THAT ONLY 1 SET OF LABELS WILL BE PROVIDED AT THIS TIME FOR HOLDING YOUR NEIGHBORHOOD MEETING. After submitting your land rise application to the City, and the project planner has reviewed your application for complete ess, you will be notified by means of an incompleteness letter to obtain your 2 final sets of labels. The 2 final sets of labels need to be placed on envelopes (no self-adhesive envelopes please) with first class letter-rate postage on the envelopes in the form of postage stamps (no metered envelopes and no return address) and resubmitted to the City for the purpose Of providing notice to property owners of the proposed land use application and the decision. The 2 sets of envelopes must be kept separate. The person listed below will be called to pick up and pay for the labels when they are ready. NAME OF CONTACT PERSON:-----161.4 Mc- poct--L PHONE: 5b3•452•0003 MP Dv. f E A .co M IL:4-o .Irncn.(EECatRkatbrAbmunt This request may be mailed, faxed or hand delivered to the City of Tigard. Please allow a 2-day minimum for processing requesfs. Upon completion of your request, the contact person will be called to pick up their request that will be placed in "Will Cali" by their last name, at the Community Development Reception Desk. The cost of processing your request must be paid at the time of pick up, as exact cost can not be pre-determined. PLEASE NOTE: FOR REASONS OF ACCURACY, ONLY ORIGINAL MAILING LABELS PROVIDED BY THE CITY VS. RE-TYPED MAILING LABELS WILL BE ACCEPTED. Cost Description: $11 to generate the mailing list, plus$2 per sheet for printing the list onto labels(20 addresses per sheet). - Then, multiply the cost to print one set of labels by the number of sets requested, *EXAMPLE* *"COST FOR THIS REQUEST *1` 4 sheets of labels x$2Jsheet=$8.00 x 2 sets= $16.00 4----sheet(s)of labels x$2/sheet=$ / sets= / 1 sheets of labels x$2/sheet for interested parties x 2 sets= $ 4.00 L sheet(s)of labels x$21sheet for interested parties=$ 02 x t _sets= d+' GENERATE LIST = $11-09 GENERATE LIST = -.!.i TOTAL = $31.00 TOTAL = • From: 04/30/2007 15:20 1t963 P.001/002 .f a 1p h a COMMUNITY DEVELOPMENT Transmittal DATE: If 30' 07 TO: i t' f -AisistvsC. C cry o ic 4rrr RE: 'Q.EQU2 .T lR MA,IUAYA PROJECT No: $7-00q Via: ❑ Messenger. ❑ Mail ❑ Overnight ❑ Pick-up ❑ Electronic Rush/Route 14 Fax Z.. pages (including this page) Fax No. 5153•(c24 3(oB Transmitted: ❑ FOR APPROVAL ❑ FOR REVIEW AND COMMENT ❑ FOR YOUR USE ❑ AS REQUESTED Attached: COPIES DATE DESCRIPTION REMARKS: SIGNED rol,4 p�S►S LL cc: 9200 SW Nimbus Avenue,Beaverton,Oregon 97008 „� [Tl 503 452 8003 [F] 503-452-8o43 I Beaverton I Gresham www . alphacommunity . com S NEIGHBORHOOD MEETING INFORMATION As part of the development review process for most land use applications, the City of Tigard • requires that developers hold a neighborhood meeting to notify and discuss with property owners in the area, their proposed development. Below are some frequently asked questions T I G A R D: about the neighborhood meeting process. WHAT IS THE PURPOSE OF THIS NEIGHBORHOOD MEETING? The purpose of the meeting is to allow the prospective developer to share with you what they are planning to do. This is your opportunity to become informed of their proposed development and to let them know what issues or concerns you have in regard to their proposal. WHAT HAPPENS AFTER THE NEIGHBORHOOD MEETING? After the neighborhood meeting, the prospective developer finalizes their submittal package (often taking into account citizen concerns) and submits an application to the City. Sometimes it takes a while before the developer's application is ready to submit, so there could be several months between the neighborhood meeting and the submittal of an application. Once an application is submitted to the City,Staff reviews it for completeness. Once an application has been deemed complete, the formal application review begins. It takes approximately 6-8 weeks from the time the application is accepted for a decision to be made. Many types of applications require a public hearing at which 'tizens are given the opportunity to provide comments or concerns. Property owners within 500 feet will be dfied after a complete application is submitted. They will be provided an opportunity to comment. Any appeals are decided based on the provisions of applicable laws and the development code. WHAT IF THE PROPOSAL PRESENTED AT THE NEIGHBORHOOD MEETING IS NOT WHAT IS ACTUALLY SUBMITTED? Applicants are not required to submit exactly what was presented at the neighborhood meeting if it generally follows the type of development proposed. This provides for the opportunity to address the neighborhood issues and address other changes necessitated by the development or staff. If the project is significantly different, a new neighborhood meeting would be required as determined by staff. HOW DO I KNOW WHAT ISSUES ARE VALID? A decision is reviewed based on compliance with the Tigard Development Code. Review the city's development code to familiari�eyourself with what is permitted and what may not be permitted. A copy of the development code is available for viewing at the Tigard City Library, on the City's web site at www.ci.tigard.or.us, or a copy may be purchased at the Community Development Services counter. You may also contact city planning staff and ask what the standards are for a specific issue. Be prepared, however, that you may not LIKE all the standards, but at least you know what they are. If a development meets the code standards,it can proceed. For your assistance, attached is a list compiled of helpful questions to ask that may assist you in determining your position on a particular proposal. Page 3 QUESTIONS TO ASK OF TYPICAL NEIGHBORHOOD CONCERNS, TO MAKE SURE YOUR CONCERNS ARE 01.1N • ., CONSIDERED The following is a list of questions intended to aid you in formulating your own questions for T I CARD, proposed development in your area. Feel free to ask more or alter the questions to address your own unique concerns and interests. PROCESS • What applications are you (the developer) applying for? When do you expect to submit the application(s) so that neighbors can review it? What changes or additions are expected prior to submittal? ► Will the decision on the application be made by City Staff, Hearings Officer,Planning Commission or City Council? How long is the process? (timing) ► At what point in the process are citizens given notice and the opportunity to provide input? Has a pre-application conference been held with City of Tigard staff? • Have any preliminary requirements been addressed or have.any criticalissues been identified? • What city planner did you speak with regarding this project? (This person is generally the planner assigned to the land use case and the one to contact for additional information). STREETS • Will there be a traffic study done? What is the preliminary traffic impacts anticipated as a result of the development and how do you propose to mitigate the impacts if necessary? ' What street improvements (including sidewalks) are proposed? What connections to existing streets are proposed? ► Are streets proposed to be public or private? What are the proposed street and sidewalk widths? ► What are the emergency access requirements and what is proposed to meet those requirements? ZONING AND DENSITY ► What is the current zoning? What uses are allowed under this zoning? • Will there be a re-zone requested by the developer? If yes, to what zone? / How many units are proposed for the development and what is the minimum and maximum number of units allowed in the zone? DRAINAGE AND WATER QUALITY ► What is your erosion control and drainage plan? What is the natural slope of the property? What are the grading plans? • Is there a water quality facility planned within the development and where will it be located? Who will own and maintain the facility? TREES AND LANDSCAPING • What are the tree removal plans and what is proposed to mitigate for trees removed? • What are the landscaping plans? What buffering or fencing is required and/or proposed? ADDITIONAL INFORMATION ► How do I request more information or a follow-up meeting from/with the applicant? c\curpin\masters\neighborhood meetings\neighborhood meeting infomution_questions.doc Page 4 • ll'i , CITY ARD GEOGRAPHIC INFURMaTION SYSTEM I \��� , / AREA NOTIFIED Viol, -�� � , (500') $ ,, v.* 4.14 2 .lir Q . ■ 4* 1 10,_ ♦ • FOR. Tom McConnell j .��, .� .' .- , •. VI. l RE: 2S102CD;II *" 'p '!" 3001/3004 .4„,,,,„,-- - viiip Irt Lions J ___ ,� :: PZ'eill as,.r.c wrri in -1• mx • milk qm - Ea 1%1 tilOr' lxn � a •LII1 1 r4•A. d etsltetrmlisione inN \\\, \ TO,.. I HILL VIEW ST J \�‘ I _ \`` �-dsiencei n,a,�.ax., �\\��\0,,e VIEW CT Al IN I i� NM , ‘1101, mm a Pal e.x ...,..... ,\,_ vpr xxrenx°. „,.„..nn I • - � 0■- ST I I -I N 0 nuns.. p,mi-li —[ . xmun xmuasml ,J 0 100 200 300 400 500 Feet', 2"1111A1 • . 011111111111 Oh ' — I ximmm xtenwae mt■aenee ' . . � i ----- I - "iYli� 1 JANZEN ELROSE ST o� ' numeees _ il Information on this map is for general location only and co should be verified with the Development Services Division. 13125 SW Nall Blvd I I Tigard.OR 97223 ` (503)8394171 1 I _—-___ htlplwww.ci.tiontocue Community Development Plot date: May 3,2007;C:Vnagic MAGlCO3.APR U \ .\\\.. ..........._.......... ................._............„....../ \ ..., . lit ••••■ ■ , 1 \\\ al ha - - U p- , / COMMUNITY / - �� �' -- - DEVELOPMENT / / ` \ // \\\ - -------- I www.olphocommuniry.com i / ..- _ DATE: I /4'A N REVISIONS �' / C '' !+L.f 611 NO. 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' -':(; - -,1 04/27/2007 08:51 RWU� t'.002/002 ! [l ; 1 APR 2 7 2007 By ^ /, CWS File Number o 7-ao /y iLl n _- - i cui.aam> nt•:cc `aa f, Sensitive Area Pre-Screening Site Assessment. Jurisdiction CITE! eI TtG 4, Date K- -1.07 Tax Map&Tax Lot Zc4-2.ca picot t osabil Owner `Tbi TeY Applicant 'TAM Me-coNt l.L- Site Address • .16o 9 Asst ,4VE. Company ikt.pktA Covitiot t b6vELoPME4 tT Address g7.eo SW 14ttAWAS Ave Proposed Activity ed--t_er 12este,El`.S7tat,t... City State Zip Beikeelerce..% off. 4'7OOg Su •al■19tel-1 Phone GO3.1452-•4 003 Fax 503.451, 401-(3 By submitting this form the Owner, or Owner's authorized agent or representative,acknowledges and agrees that employees of Clean Water Services have authority to enter the project site at all reasonable times for the purpose of Inspecting project site conditions and gathering Information related to the project site. OfMold use only below this Ilne - OffIclel use only below Ede tine Official us•only below els lln• V N NA Y N NA M u r , Sensitive Area Corn oslte Map Stormwator infrastructure maps u Map# ' nn QS# u({rg Locally adopted studies or maps Other / 4 u Specify � , Specify -e,-/e �kre7.5 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: LI Sensitive areas potentially exist on site or within 2Q0'of the alte. THE APPLICANT MUST PERFORM A SITE CERTIFICATION PRIOR TO ISSUANCE OF A SERVICE PROVIDER. If Sensitive Areas exist on the site or within 200 feet on adjacent properties,a Natural Resources Assessment Report may also be required. iiiSensitive areas do not appear to exist on site or within 200'of the site. This pre-screening site assessment dons 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 102.1. All required permits and approvals must be obtained and completed under applicable local, state,and federal law. n The proposed activity does not meet the definition of development. NO SITE ASSESSMENT OR SERVICE PROVIDER LETTER IS REQUIRED. Reviewg Comments: ereekJy ie.o3;r',vc •ir� - , .. ra 4I % o/-Reviewed By: , Date: )7347? Post-It•Fax Note 7671 cale�3 Is of , Official use only To ��0;jilt '� Returned to Applicant From 'COfoepl. , Mail Fax Counter .... Co c (�!r/ Date 1/3/0 By Phone# Phone# .S Sa3 •6v.roo�p . - Fax R ✓`. j' L/ -2 ` S0q,j Fax# Exhibit F - TVF+R Letter • • Aialatin Valley Fire & Rescue May 16, 2007 Tom McConnell, Senior Planner Alpha Community Development 9200 SW Nimbus Avenue Beaverton, OR 97008 Re: Hunter's Trail Subdivision Dear Mr. McConnell, Here are some boiler plate requirements that would apply to your proposal. The layout looks fine but since on- street parking would be prohibited, we would require a copy of the CC&R's to be submitted prior to final approval. The CC&R's would require language demonstrating the parking restrictions and the remedy for violations. When you submit site development plans, besides the rest of this information, we would appreciate seeing turning radii templates included, the location of the nearest fire hydrant(s), and the latest fire flow information. 1) FIRE APPARATUS ACCESS ROAD WIDTH AND VERTICAL CLEARANCE: Fire apparatus access roads shall have an unobstructed width of not less than 20 feet(12 feet for up to two dwelling units and accessory buildings), and an unobstructed vertical clearance of not less than 13 feet 6 inches. Where fire apparatus roadways are less than 26 feet wide, "NO PARKING" signs shall be installed on both sides of the roadway and in turnarounds as needed. Where fire apparatus roadways are more than 26 feet wide but less than 32 feet wide, "NO PARKING" signs shall be installed on one side of the roadway and in turnarounds as needed. Where fire apparatus roadways are 32 feet wide or more, parking is not restricted. (IFC 503.2.1) The fire district does not endorse the design concept wherein twenty feet of unobstructed roadway width is not provided. 2) FIRE APPARATUS ACCESS ROADS WITH FIRE HYDRANTS: Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet. (IFC D103.1) 3) SURFACE AND LOAD CAPACITIES: Fire apparatus access roads shall be of an all-weather surface that is easily distinguishable from the surrounding area and is capable of supporting not less than 12,500 pounds point load (wheel load)and 60,000 pounds live load (gross vehicle weight). You may need to provide documentation from a registered engineer that the design will be capable of supporting such loading. (IFC D102.1) 4) TURNING RADIUS: The inside turning radius and outside turning radius shall be not less than 28 feet and 48 feet respectively, measured from the same center point. (IFC 503.2.4 & D103.3) 5) SINGLE FAMILY DWELLINGS - REQUIRED FIRE FLOW: The minimum available fire flow for single family dwellings and duplexes served by a municipal water supply shall be 1,000 gallons per minute. If the structure(s) is (are) 3,600 square feet or larger, the required fire flow shall be determined according to IFC Appendix B. (IFC B105.1) 6) FIRE HYDRANTS—ONE-AND TWO-FAMILY DWELLINGS & ACCESSORY STRUCTURES: Where a portion of a structure is more than 600 feet from a hydrant on a fire apparatus access road, as measured in an approved route around the exterior of the structure(s), on-site fire hydrants and mains shall be provided. (IFC 508.5.1) North Division Office 14480 SW Jenkins Road, Beaverton,OR 97005 Phone: 503-356-4700 Fax: 503-644-2214 www.tvfr.com rifgrot Tualatin Valley Fire & Rescue 7) FIRE HYDRANT NUMBER AND DISTRIBUTION: The minimum number and distribution of fire hydrants available to a building shall not be less than that listed in Appendix C,Table C 105.1. Considerations for placing fire hydrants may be as follows: • Existing hydrants in the area may be used to meet the required number of hydrants as approved. Hydrants that are up to 600 feet away from the nearest point of a subject building that is protected with fire sprinklers may contribute to the required number of hydrants. • Hydrants that are separated from the subject building by railroad tracks shall not contribute to the required number of hydrants unless approved by the fire code official. • Hydrants that are separated from the subject building by divided highways or freeways shall not contribute to the required number of hydrants. Heavily traveled collector streets only as approved by the fire code official. • Hydrants that are accessible only by a bridge shall be acceptable to contribute to the required number of hydrants only if approved by the fire code official. 8) REFLECTIVE HYDRANT MARKERS: Fire hydrant locations shall be identified by the installation of reflective markers. The markers shall be blue. They shall be located adjacent and to the side of the centerline of the access road way that the fire hydrant is located on. In case that there is no center line, then assume a centerline, and place the reflectors accordingly. (IFC 508.5.4) 9) ACCESS AND FIRE FIGHTING WATER SUPPLY DURING CONSTRUCTION: Approved fire apparatus access roadways and fire fighting water supplies shall be installed and operational prior to any combustible construction or storage of combustible materials on the site. (IFC 1410.1 & 1412.1) We trust this letter will be helpful with the final design of this proposal insofar as fire apparatus access and firefighting water supplies are concerned. If there is anything about this letter you do not understand, disagree with, or wish to discuss further, please call me. Sincerely, loivivt74 g John K. Dalby, Deputy Fire Marshal II Tualatin Valley Fire& Rescue, North Division 14480 SW Jenkins Road Beaverton, OR 97005-1152 (503) 356-4723 North Division Office 14480 SW Jenkins Road,Beaverton,OR 97005 Phone: 503-356-4700 Fax: 503-644-2214 www.tvfr.com Exhibit G - Plan Name Reservation V Y/L I/LV V I I I .LJ 1'1l^ JVJ 0.t0 LJVJ Anon. l•V JUn v c i unJ Vr r il,G From: 04/27/2007 08:44 #954 P.001/001 4( WASHINGTON COUNTY LAND USE AND TRANSPORTATION SURVEYOR'S OFFICE SUBDIVISION PLAT NAMING • I request that the Washington County Surveyor's Office reserve the following subdivision name: PROPOSED NAME OF SUBDIVISION: -170.,4(L_ MAP AND TAX LOT NUMBER: -2-•�:rl.7 oaoo 703opt{ CITY JURISDICTION (Which city?) OR C t-ty o E.1-10054.0 COUNTY JURISDICTION: SURVEYOR'S NAME_ Mtt f. GA 5 COMPANY NAME: OWNER'S NAME: —rapt7 ?Au/S. (am . ) AMMMW- I understand that if the name is not used within five years, it will be automatically canceled. Name of person reserving name: `moo Mc.. 013E1-1-. Company name: A1.-PNh Cmt iltNIIry �srY t-4PM�uT Address: 9200 sw rsIMPS Avg. 'Bc i -roi 01- 41oo8 Telephone number-5o3.451.-9oO3 Fax number. 5c-4S7.- 4304'3 E-Mail:-{bm.rntconnul ea( c�+�+�mcw;-4 . co" Signature 01$4.'O Date: 2--7 • O- A AA.ikk - Z 7 ca .7 Name approved • Washington County Surveyor's Office 155 North First Avenue, Suite 350-15 Hillsboro, OR 97123 Fax: (503)846-2909 \RBSI'RICTED∎SURVEYIDATADIRI SBPAGMSUBNAME.Doc\10-07-04‘dk V Exhibit H -Water Quality Calcs / Drainage Report HUNTER TRAIL SW ASH AVENUE AND SW CRESMER DRIVE STORMWATER ON-SITE WATER QUALITY, DETENTION, AND CONVEYANCE ANALYSIS JOB #787-009 DATE: June I,2007 PREPARED BY: ALPHA COMMUNITY DEVELOPMENT 9200 SW Nimbus Ave Beaverton, OR 97008 O y C;. �, s4 /ag TABLE OF CONTENTS INTRODUCTION A. SITE DESCRIPTION & LOCATION HYDROLOGIC AND HYDRAULIC METHODOLOGY B. WATER QUALITY C. DETENTION ANALYSIS D. CONVEYANCE ANALYSIS EXHIBITS A. VICINITY MAP B. SOIL SURVEY MAP AND FEATURES C. SCS CURVE NUMBERS D. IMPERVIOUS AREA CALCULATIONS E. ISOPLUVIAL MAPS F. WATER QUALITY CALCULATIONS G. MANNING'S "n"VALUES H. TIME OF CONCENTRATION CALCULATIONS I. PREDEVELOPED TIME OF CONCENTRATION SHED MAP J. CONVEYANCE CALCULATIONS K. DEVELOPED SHED MAP L. UNIT HYDROGRAPH ANALYSIS INTRODUCTION This report represents the analysis for water quality, detention, and conveyance systems for the Hunter's Trail property to show compliance with engineering standards for Clean Water Services and the City of Tigard. SITE DESCRIPTION AND LOCATION The proposed development is located on tax lots 3001, 3004 of tax map 2S1 W02 CD. The proposal is to develop a residential community consisting of 8 single family residential lots and two private streets. Please see the attached, Vicinity map. The total area of the development is 1.72 ac. The total area of this study is 1.72 ac which encompasses the entire property. From the attached Soil Survey Map and the Soil Features for Washington County it can be determined that existing soils for the areas covered by this study are categorized as Hillsboro Loam and Quatama Loam soil types. The Hillsboro soil type is in hydrologic group B and the Quatama soil type is also in hydrologic group C. A composite curve number of 82 was used for the predeveloped site, and a composite curve number of 89 was used for the developed site. See the SCS Curve Numbers exhibit for a full breakdown of the site areas and curve numbers. The proposed development will consist of new impervious area of 0.74 acres. The rest is considered pervious areas. For a more detailed report of the impervious areas, please see Impervious Area Calculations. Hunter's Trail storm flow will be collect onsite and released to a new manhole in SW Ash Avenue. This will be connected to a flow control manhole and a detention pipe. The street areas will drain into the system by Contech Storm Water filter basins. The lots will be drained to the streets through curb weepholes. HYDROLOGY/HYDRAULIC METHODOLOGY WATER QUALITY Clean Water Services (CWS)requires that if any new impervious surfaces are created during site development that 65%removal of phosphorous be provided for stormwater runoff. A permanent water quality facility must be constructed or funded to reduce contaminants that enter the storm and surface water system. Impervious surfaces shall include pavement, gravel roads, buildings, public and private roadways, and other surfaces that contribute runoff to the surface water system. Water quality treatment of stormwater runoff is designed to meet all CWS standards. The design storm will produce 0.07 cfs of run-off from the site. Runoff from the proposed development will be conveyed via catch basins and storm pipe to a Contech Storm Water Vault with filters,prior to offsite release. Please see the attached Water Quality Vault which calls for 2 double catch basins to treat the design flow. DETENTION Detention will be necessary onsite due to location and size of downstream facilities. Detention will be provided to bring the developed site runoff to the predeveloped site runoff levels. This will be provided by a 48" diameter by 145' long underground detention pipe. The predeveloped site flows (in cfs) for the site are as follows: 2 year-0.30 , 10 year-0.60, and 25 year—0.76. If undetained,the flows from the developed site would be: 2 year-0.57 , 10 year-0.97, and 25 year— 1.18. Two orifices will control the flow to the predeveloped flow. See Hydraflow Hydrographs results. CONVEYANCE A conveyance system includes all portions of the surface water system,either natural or manmade,that transport storm and surface water runoff. The purpose of the conveyance system is to drain surface water from properties,up to a specific design flow, so as to provide protection to property and the environment. A Santa Barbara Unit Hydrograph analysis was used to derive 25-yr flows to size all of the storm drain components, which results in a very conservative design. The Uniform Flow Analysis was used to determine the capacity of both the public and private storm lines. No sections of pipe are designed to be surcharged during the 25-yr event. The entire site is being served by a 12" storm line. The 12" storm line is shown to only be 75% full at 0.0050ft/ft when the entire site is flowing through it. No pipe will be laid shallower that this during construction. ani M n , T P. 3 1S lt3'MSS_� _ n :A 4� nx: 0 l'F '� a' ' j : i 1 -- 15 p(euGcpiv MS st tKeufx7?W A+iS ___ oo O A i ' ' ` m1 15�^all1 ,� i5 fi,tA__ ll!N MSS_ !PPH MS Y 1,,i �* .yf V .. `/ y� ..i i a ➢ rs r f a 1=s a , �- .- r..'�ty 33 .- -s „ 3�°- s ysk 1 v s � :=I::: Hydrologic Soil Group-Washington County,Oregon 517190 517200 517210 517220 517230 517240 517250 517260 517270 517280 517290 517300 VE'. i 1 co 0 4 +S,,ts,Lv..v., 1 I vai o ;•`:�� 111 0 1 m m r, Y' itit 0 — . ,- a m m SS N O Oti O I Q R N m O yp.. � il • "k N N o N h m ` m I 1 , o'N N ,1 f ' N 2 ' 2 i ,218;l \ i \ 2 it g gl 1 N F T m n .'tqt ,r A o I '2 , 2 { h m i O ' O A N•m ?,Li No ° N o•o fo •m y h m N i o . y m N m m __ -....._... ___..-_.. ..� .ms _...__ • N O O Q O m In O N 51 190 51 200 51 210 517220 51 230 517240 51 250 51 260 51 270 517280 51 290 51 300 N Meters A 0 10 20 40 60 Feet 0 45 90 180 270 USDA Natural Resources Web Soil Survey 2.0 7/9/2007 Conservation Service National Cooperative Soil Survey Page 1 of 4 .lydrologic Soil Group—Washington County,Oregon 617190 517200 517210 517220 517230 517240 517250 517260 517270 517280 517290 517300 8 644 rSN p. N r , ,.. , , „, ...rt. o m • 2 O O n c o O O 0 N fV N N 1 ON ;4141,0 di�.' `'.. In ,,, i N O N N 21B N O O .,, i N .yH ,.., f ois 8.. F i O m h lO • ' x m O N I - h T N u , f N N �L. . V O a. O N E' lV N t O O " N o N g N N o 51 190 51 200 51 10 51 0 51 30 51 240 51 50 51 •, 51 70 51 280 51 290 51 300 N fists A 0 10 20 40 ED Feel 0 45 90 180 270 USDA Natural Resources Web Soil Survey 2.0 7/9/2007 AIM Conservation Service National Cooperative Soil Survey Page 1 of 4 Hydrologic Soil Group—Vru..iington County,Oregon MAP LEGEND MAP INFORMATION Area of Interest(AO1) n. Local Roads Original soil survey map sheets were prepared at publication scale. Area of Interest(AOI) Viewing scale and printing scale,however,may vary from the Other Roads original.Please rely on the bar scale on each map sheet for proper Soils map measurements. Soil Map Units Source of Map: Natural Resources Conservation Service Soil Ratings Web Soil Survey URL: http://websoilsurvey.nres.usda.gov 0 A Coordinate System: UTM Zone 10N n A/D This product is generated from the USDA-NRCS certified data as of B the version date(s)listed below. Soil Survey Area: Washington County,Oregon 0 B/D Survey Area Data: Version 5,Dec 22,2006 0 C Date(s)aerial images were photographed: 8/5/2000 CID The orthophoto or other base map on which the soil lines were D compiled and digitized probably differs from the background Not rated or not available imagery displayed on these maps.As a result,some minor shifting of map unit boundaries may be evident. Political Features Municipalities • Cities Urban Areas Water Features Oceans Streams and Canals Transportation +++ Rails Roads .0%0 Interstate Highways US Routes - State Highways USDA Natural Resources Web Soil Survey 2.0 7/9/2007 Conservation Service National Cooperative Soil Survey Page 2 of 4 Hydrologic Soil Group—Washington County,Oregon Hydrologic Soil Group Hydrologic Soil Group—Summary by Map Unit—Washington County,Oregon Map unit symbol Map unit name Rating Acres in AOI Percent of A01 21B Hillsboro loam,3 to 7 B 0.7 43.9% percent slopes 37B Quatama loam,3 to 7 C 1.0 56.1% percent slopes Totals for Area of Interest(AOI) I 1.7 I 100.0% Description 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 soils in the United States are assigned to four groups (A, B, C, and D) and three dual classes (A/D, B/D, and C/D). The groups are defined as follows: 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 CID), the first letter is for drained areas and the second is for undrained areas. Only the soils that in their natural condition are in group D are assigned to dual classes. Rating Options Aggregation Method: Dominant Condition USDA Natural Resources Web Soil Survey 2.0 7/9/2007 Conservation Service National Cooperative Soil Survey Page 3 of 4 Hydrologic Soil Group—Washington County,Oregon Component Percent Cutoff`.. None Specified Tie-break Rule: Lower USDA Natural Resources Web Soil Survey 2.0 7/9/2007 Conservation Service National Cooperative Soil Survey Page 4 of 4 SOIL FEATURES FOR WASHINGTON COUNTY Soil name and map Hydro- Flooding symbol loaic group Frequency ; Duration Months Aloha: 1 C NONE NONE NONE Amity: 2 C NONE NONE NONE Astoria: 3E,3F B NONE NONE NONE Briedwell: 48,5B,5C,50 B NONE NONE NONE Carlton: 6B,6C B NONE NONE NONE Cascade: 7B,7C,7D,7E,7F C NONE NONE NONE Chehalem: 8C C NONE NONE NONE Chehalis: 9, 10 B COMMON BRIEF NOV-MAR Cornelius: 1113, 11 C, 110, 11E, 111: Cornelius part C NONE NONE NONE Kinton part C NONE NONE NONE Cornelius Varient: 12A, 12B, 12C C NONE NONE NONE Cove: 13, 14 D COMMON BRIEF DEC-APR Dayton: 15 D NONE NONE NONE Delena: 16C D NONE NONE NONE Goble: 17B, 17C, 17D, 17E, 18E, 18F C NONE NONE NONE Helvetia: 19B, 19C, 19D, 19E C NONE NONE NONE Hembre: 20E,20F,20G B NONE NONE NONE Hillsboro: 21A,21B,21C,21D B NONE NONE ` ee` a r Hubberly: 22 D NONE NONE NONE Jory: 23B,23C,23D,23E,23F C NONE NONE NONE Kilchis: 24G Kilchis part C NONE NONE NONE Klickitat part B NONE NONE NONE 787009-Hydrologyxls\SOIL FEATURES PRINTED:7/9/200713'40 AM SOIL FEA'. AES FOR WASHINGTON C, NTY AI name and map symbc Hydro- Flooding logic non„r, Frequency Duration Months Klickitat: 25E,25F,25G B NONE NONE NONE Knappa: 26 B NONE NONE NONE Lablish: 27 D FREQUENT VERY LONG DEC - APR Laurelwood: 28B,28C,28D,28E,29E,291 B NONE NONE NONE McBee: 30 B FREQUENT BRIEF NOV-MAY Melborne: 31B,31C,31D,31E,31F B NONE NONE NONE Melby: 32C,32D,32E,33E,33F,33G C NONE NONE NONE Olyic: 34C,34D,34E,35E,35F,35G B NONE NONE NONE Pervina: 36C,36D, 36E,36F C NONE NONE NONE Quatama: 37A,37B,37C,37D C NONE NONE NONE Saum: 38B,38C,38D,38E,38F C NONE NONE NONE Tolke: 39E,39F B NONE NONE NONE Udifluvents: 40 B FREQUENT VERY LONG NOV-APR Verboot: 42 D FREQUENT BRIEF DEC-APR Wapato: 43 D FREQUENT BRIEF DEC -APR Willamette: 44A, 44B,44C,44D B NONE NONE NONE Woodburn: 45A,45B,45C,45D C NONE NONE NONE Xerchrepts: 46F Xerochrepts part B NONE NONE NONE Haploxerolls part C NONE NONE NONE 47D Xerochrepts part D NONE NONE NONE Rock outcrop part 787009-Hydrologyxls\SOIL FEATURES PRINTED:7/9/2007 8:40 AM SCS CURVE NUMBERS CURVE NUMBERS BY LAND USE DESCRIPTION HYDROLOGIC SOIL GROUP A B C D Cultivated land (1): winter condition 86 91 94 95 Mountain open areas: low growing brush & grasslands 74 82 89 92 Meadaworpasture: 65 78 85- 89 Wood or forest land: undisturbed 42 64 76 81 Wood or foist land: young second growth or brush 55 72 81 86 Orchard: with crop cover 81 88 92 94 Open spaces, lawns, parks, golf courses, cemeteries, landscaping Good condition: grass cover on > 75%of the area 68 80 86 90 Fair condition: grass cover on 50-75% of the area 77 85 90 92 Gravel roads and parking lots: 76 85 89 91 Dirt roads and parking lots: 72 82 87 89 Impervious surfaces, pavement, roofs etc. 98 98 98 98 Open water bodies: lakes, wetlands, ponds, etc. 100 100 100 100 Single family residential (2): Dwelling units/Gross Acre %Impervious (3) 1.0 DU/GA 15 Separate curve number shall 1.5 DU/GA 20 be selected for pervious & 2.0 DU/GA 25 impervious portions of the site 2.5 DU/GA 30 or basin 3.0 DU/GA 34 3.5 DU/GA 38 4.0 DU/GA 42 4.5 DU/GA 46 5.0 DU/GA 48 5.5 DU/GA 50 6.0 DU/GA 52 6.5 DU/GA 54 7.0 DU/GA 56 PUD's, condos, apartments, %impervious must be computed commercial businesses & industrial areas (1) For a more detailed description of agricultural land use curve numbers refer to National Engineering Handbook, Sec. 4, Hydrology, Chapter 9, August 1972. (2) Assumes roof and driveway runoff is directed into street/storm system. (3) The remaining pervious areas (lawn) are considered to be in good condition for these curve numbers. N:\proj\787-009\dwg\HYDRO\787009-Hydrology.xls-SCS CURVE NUMBERS 7/9/2007 8:40 AM 4-47 -a I p h a IMPERVIOUS AREA CALCULATIONS COMMUNITY DEVELOPMENT JOB NUMBER: PROJECT: NEW IMPERVIOUS AREA 8 LOTS @ 2640 IMPERVIOUS AREA/ LOT 21120.00 ft2 SIDEWALKS 0.00 ft2 STREET PAVEMENT 10815 ft2 31935.00 ft2 0.73 ac Total Shed Area 74670.00 ft2 1.72 ac WQ Effective Impervious Area 31935.00 ft2 0.74 ac %Impervious 43.0 % Detention Effective Impervious Area 31935.00 ft2 0.74 ac % Impervious 43.0 N:\proj\787-009\dwg\HYDRO\787009-Hydrology.xls-IMPERVIOUS AREA 7/9/2007 8:40 AM WATER QUALITY CALCULATIONS COMMUNITY DEVELOPMENT JOB NUMBER: PROJECT: REFERENCES: 1. Clean Water Services R&O 04-09. 2. Discussions with Clean Water Services. REQUIRED WATER QUALITY TREATMENT: 65% Phosphorus Removal. PROPOSED TREATMENT METHODS: 1. Sumped Catch Basins 15% 2. Bio-Filtration Swale 50% total 65% DESIGN STORM: Precipitation: 0.36 inches Storm Duration: 4 hours Storm Return Period: 96 hours Storm Window: 2 weeks IMPERVIOUS AREA: Watershed Area: 1.72 acres Percent imp: 43.0 % Impervious Area: 0.73 acres Design Inflow= (0.733126721763085 ac)*(43560 ftA2/ac)*(0.36 in / 4.0 0.0665 cfs STORM WATER CATCH BASIN DESIGN CRITERIA: MAX CARTRIDGE FLOW RATE 15 GAL/MIN Number of cartridges needed: 1.99 TOTAL N:\proj\787-009\dwg\HYDRO\787009-Hydrology.xis-WQ 7/9/2007 12:13 PM kNNING'S "n" VALUES 'HEET FLOW EQUATION MANNING'S VALUES ns mooth Surfaces (concrete, asphault, gravel, or bare hand packed soil) 0.011 Fallow Fields or loose soil surface (no residue) 0.05 Cultivated soil with residue cover< 20% 0.06 Cultivated soil with residue cover> 20% 0.17 io6061.40«grass and lawns .0:15 Dense grasses 0.24 Bermuda grasses 0.41 Range (natural) 0.13 Woods or forrest with light underbrush 0.40 Woods or forrest with dense underbrush 0.80 SHALLOW CONCENTRATED FLOW (after initial 300 ft of sheet flow, R = 0.1) k, Forrest with heavy ground litter and meadows (n = 0.10) 3 Brushy ground with some trees (n = 0.060) 5 Fallow or minimum tillage cultivation (n = 0.040) 8 High grass (n = 0.035) 9 Short grass, pasture and lawns (n =0.030) 11 Nearly bare ground (n = 0.25) 13 Paved and gravel areas (n =0.012) 27 CHANNEL FLOW (Intermittent) (At the beginning of all visible channels, R kc Forested swale with heavy ground cover (n = 0.10) 5 Forested drainage course/ravine with defined channel bed (n = 0.050) 10 Rock-lined waterway ( n =0.035) 15 Grassed waterway (n =0.030) 17 Earth-lined waterway (n =0.025) 20 ;MP pipe (n =0.024) 21 Concrete pipe (n =0.012) 42 Other waterways and pipe 0.508/n CHANNEL FLOW (continuous stream, R = 0.4) k, Meandering stream (n = 0.040) 20 Rock-lined stream (n = 0.035) 23 Grass-lined stream (n = 0.030) 27 Other streams, man-made channels and pipe (n = 0.807/n) 787009-Hydrology.xls\ MANNING'S COEFFICIENTS 7/9/2007 8:40 AM --Ai„-417 -al p h a =DEVELOPED TIME OF CON( JTRATION COMMUNITY DEVELOPMENT JOB NUMBER: PROJECT: Accum. LAG ONE:SHEET FLOW (FIRST 281 FEET) Tc Tt =Travel time Manning's"n"= 0.15 Flow Length, L = 281 ft (300 ft. max.) P= 2-year, 24hr storm = 2.5 in Slope,So= 0.055 ft/ft 0.42 Xn * L`0.8 Tr — (P)° 5 (So )0 4 16.90 min. 16.90 min. TOTAL PREDEVELOPED TIME OF CONCENTRATION = 16.90 min. N:\proj\787-009\dwg\HYDRO\787009-Hydrology.xls-PREDEVELOPED Tc 7/9/2007 8:40 AM 4-474-alpha DEVELOPED TIME OF CONCENTRATIOt COMMUNITY DEVELOPMENT JOB NUMBER: PROJECT: Catchment Time 10 min. Longest Run of Pipe 100 ft Velocity of Flow 3 ft/s Time in Pipe = (100 ft)/(3.00 ft/s) = 33.3 s TOTAL DEVELOPED Tc = 1Q i3:min. N:\proj\787-009\dwg\HYDRO\787009-Hydrology.xls-DEVELOPED Tc 7/9/2007 8:40 AM \ — ,��s c 1 \ `",,N , - alpha ./ _ 44,E ,273, / GO / `� - COMMUNITY / \ S\ : •� DEVELOPMENT \ ! l 14 'r' --\ \ \ ■ \ f, N 2j�\ J y "� \` 9200 SW Nimbus Ave. \ / \ , \ \ /I ( N N ` Ltr' \ N. Beaverton,Or 97008 1/\� /� 10 I . \ \ m503452-8003 IFl 503-452-0043 .. \ / \ \ �- ■ /' N I , \f/ N \ www.alphacommunily.com I ' f / / `�/ / \\ \\ ' ` 1\ — ' DATE: 1 1 \„,o \:� f fl / ---268_, !! \ REVISIONS `1 ?� / / �O�' ` pV� -T - - / NO. DATE DESCRIPTION 1 1 / / / / / , I / ` �WJ' ...............\ \ III f/ \�,� �� ` I / /// ' IPP \ 1 \ 1 tor 1 1 1 I11 ` \ s 5s\ \ _ _ _`/ I q 0 / / A. 1 I 1 - �G 111 I I l\ ��� \�s�� `\ \ I _ — // z^l ,� \�� , \? , \ I I N 1l , i ' N 1 so ,. 1 ` \ 1 = J I I / / 270--- I -47 cv J"/ N 1 1 1 f / f 1 1 / •S j \,, ,�, / / / ' ''''''-'1 ti /1144‘''.,..."14?%.,,8t,-. ')1:1 — — — — -.. I \ 1 1 i; /\t- \ 1 1 j It i / c �• ! / / HUNTER'S ; I 1 N 1 I " , I ! ! i 1 N i 1 1 t �- `'' 1 / + / TRAIL 5 ' ' ` I i Z � w � o I . 7 n to I I I I 1 �p o o N ` , j # r / , �^00 I 1 (,,/,IP \ I I I I / / to ____, ez .....• ,, T N Arl' ../ / n\ A t\\ I/ i I 1 / / / / i / 'pv \\--- \N it - - �U * ��y'r`° � /� // E3- \ — — PREDEVELOPED L. f , / TIME OF 1 arri�. .1�w ...�—� ....::::;„...___;.e-- ,.:: _��"e .� �sc...�—r—� �� Q �j CONCENTRATION �1. / .� 0 J W / i A \ cD\ ■ 1 '� a �, I 1 \c� / J /1\ 1 I I- 5 m X275 1 j/ '`�CO 1 t i al ha 1 I I � P },, v I I I I I COMMUNITY DEVELOPMENT SCALE (ii,) 40 0 20 40 80 PROJECT NO.: 767.009 TYPE: HYDRO • • : _ REVIEWED BY: • • • 1 IN = 40 FT N:\proj\787-009\dwg\HYDRO\787009-SOILS.dwg -SHEET: 11x17 Jul. 9,07 - 8:44 AM anb - I h a - ;:f . a r] STORMWATER CONVEYANCE CALCULATIONS COMMUNITY DEVELOPMENT JOB: PROJECT: Design Storm: 25 YR Storm Duration: 24 HRS Precipitation: 4 IN Manning's"n" 0.013 INC. AREA % AREA CN AREA CN TIME Q PIPE SLOPE Qf Q/Qf Vf V/Vf ACTUAL LENGTH INC. AREA TOTAL IMP. PERV. PER. IMP. IMP. (MIN) (CFS) SIZE V TIME LINE (AC) (AC) (AC) (AC) (IN) (FT/FT) (CFS) (%) (FPS) (%) (FPS) (FT) (MIN) SHED 1.72 1.72 43.02 0.98 86 0.74 98 0.00 1.82 12 0.0050 2.53 0.72 3.22 0.921 2.96 282 1.59 N:\proj\787-009\dwg\HYDRO\787009-HydrologyxlS-CONVEYANCE 7/9/2007 1:19 PM Table of Contents. 787009-HYDROgpw Hydraflow Hydrographs by Intelisolve Monday,Jul 9 2007,8:47 AM Hydrograph Return Period Recap 1 2 - Year Summary Report 2 Hydrograph Reports 3 Hydrograph No. 1, SBUH Runoff, PREDEVELOPED 3 Hydrograph No. 3, SBUH Runoff, DEVELOPED 4 Hydrograph No. 5, Reservoir, DETENTION PIPE 5 Pond Report 6 10 - Year Summary Report 7 Hydrograph Reports 8 Hydrograph No. 1, SBUH Runoff, PREDEVELOPED 8 Hydrograph No. 3, SBUH Runoff, DEVELOPED 9 Hydrograph No. 5, Reservoir, DETENTION PIPE 10 Pond Report 11 25 - Year Summary Report 12 Hydrograph Reports 13 Hydrograph No. 1, SBUH Runoff, PREDEVELOPED 13 Hydrograph No. 3, SBUH Runoff, DEVELOPED 14 Hydrograph No. 5, Reservoir, DETENTION PIPE 15 Pond Report 16 1 Hydrograph Return Perk.,d Recap IHydrograph Inflow Peak Outflow(cfs) Hydrograph type Hyd(s) description (origin) 1-Yr 2-Yr 3-Yr 5-Yr 10-Yr 25-Yr 50-Yr 100-Yr 1 SBUH Runoff 0.30 -- 0.60 0.76 -- -- PREDEVELOPED 3 SBUH Runoff -- 0.57 -- -- 0.97 1.18 --- -- DEVELOPED 5 Reservoir 3 — 0.30 — 0.60 0.73 — DETENTION PIPE Proj. file: 787009-HYDRO.gpw Monday, Jul 9 2007, 8:47 AM Hydraflow Hydrographs by Intelisolve 2 Hydrograph Summary Report Hyd. Hydrograph Peak Time Time to Volume Inflow Maximum Maximum Hydrograph No. type flow interval peak hyd(s) elevation storage description (origin) (cfs) (min) (min) (cuff) (ft) (cult) 1 SBUH Runoff 0.30 6 486 6,304 -- ---- ----- PREDEVELOPED 3 SBUH Runoff 0.57 6 480 9,188 -- -- -- DEVELOPED 5 Reservoir 0.30 6 516 9,186 3 101.85 786 DETENTION PIPE 787009-HYDRO.gpw Return Period: 2 Year Monday, Jul 9 2007, 8:47 AM Hydraflow Hydrographs by Intelisolve 3 Hydrograph Plot Hydraflow Hydrographs by Intelisolve Monday,Jul 9 2007,8:47 AM d. No. 1 PREDEVELOPED Hydrograph type = SBUH Runoff Peak discharge = 0.30 cfs Storm frequency = 2 yrs Time interval = 6 min Drainage area = 1.74 ac Curve number = 82 Basin Slope = 0.0 % Hydraulic length = 0 ft Tc method = USER Time of conc. (Tc) = 16.9 min Total precip. = 2.50 in Distribution = Type IA Storm duration = 24 hrs Shape factor = N/A Hydrograph Volume=6,304 cult PREDEVELOPED Q (cfs) Hyd. No. 1 —2 Yr Q (cfs) 0.50 0.50 0.45 0.45 0.40 0.40 0.35 0.35 0.30 0.30 0.25 0.25 0.20 0.20 0.15 0.15 0.10 - — 0.10 0.05 0.05 0.00 0.00 0 2 4 6 8 10 12 14 16 18 20 22 24 26 Time (hrs) Hyd No. 1 4 Hydrograph Plot Hydraflow Hydrographs by Intelisolve Monday, Jul 9 2007,8:47 AM Hyd. No. 3 DEVELOPED Hydrograph type = SBUH Runoff Peak discharge = 0.57 cfs Storm frequency = 2 yrs Time interval = 6 min Drainage area = 1.74 ac Curve number = 89 Basin Slope = 0.0 % Hydraulic length = 0 ft Tc method = USER Time of conc. (Tc) = 10.6 min Total precip. = 2.50 in Distribution = Type IA Storm duration = 24 hrs Shape factor = N/A Hydrograph Volume=9,188 cuft DEVELOPED Q (cfs) Hyd. No. 3--2 Yr Q (cfs) 1.00 • 1.00 0.90 - -- 0.90 0.80 - 0.80 0.70 0.70 0.60 0.60 0.50 0.50 0.40 0.40 0.30 0.30 0.20 0.20 0.10 0.10 0.00 0.00 0 2 4 6 8 10 12 14 16 18 20 22 24 26 Time (hrs) Hyd No. 3 5 Hydrograph Plot Hydraflow Hydrographs by Intelisolve Monday,Jul 9 2007,8:47 AM d. No. 5 DETENTION PIPE Hydrograph type = Reservoir Peak discharge = 0.30 cfs Storm frequency = 2 yrs Time interval = 6 min Inflow hyd. No. = 3 Max. Elevation = 101.85 ft Reservoir name = DETENTION PIPE Max. Storage = 786 cuft Storage Indication method used. Hydrograph Volume=9,186 cuft DETENTION PIPE Q (cfs) Hyd. No. 5—2 Yr Q (cfs) 1.00 1.00 0.90 0.90 0.80 0.80 0.70 0.70 0.60 0.60 0.50 0.50 0.40 0.40 0.30 - 0.30 0.20 0.20 0.10 0.10 0.00 0.00 0 2 4 6 8 10 12 14 16 18 20 22 24 26 Time (hrs) Hyd No. 5 Hyd No. 3 Pond Report 6 Hydraflow Hydrographs by Intelisolve Monday,Jul 9 2007,8:47 AM Pond No. 1 - DETENTION PIPE Pond Data Pipe dia. = 4.00 ft Pipe length = 145.0 ft No. Barrels = 1.0 Slope = 0.10 % Invert elev. = 100.00 ft Stage/ Storage Table Stage(ft) Elevation(ft) Contour area(sqft) Incr.Storage(cuft) Total storage(cuft) 0.00 100.00 00 0 0 0.21 100.21 00 20 20 0.41 100.41 00 56 76 0.62 100.62 00 75 151 0.83 100.83 00 89 240 1.04 101.04 00 99 339 1.24 101.24 00 106 445 1.45 101.45 00 112 557 1.66 101.66 00 116 673 1.87 101.87 00 119 792 2.07 102.07 00 120 912 2.28 102.28 00 120 1,032 2.49 102.49 00 119 1,150 2.69 102.69 00 116 1,266 2.90 102.90 00 112 1,378 3.11 103.11 00 106 1,484 3.32 103.32 00 98 1,583 3.52 103.52 00 89 1,672 3.73 103.73 00 75 1,747 3.94 103.94 00 56 1,803 4.15 104.15 00 20 1,822 Culvert/Orifice Structures Weir Structures [A] [B] [C] [D] [A] [B] [C] [D] Rise(in) = 12.00 2.95 2.90 0.00 Crest Len(ft) = 3.14 0.00 0.00 0.00 Span(in) = 12.00 2.95 2.90 0.00 Crest El.(ft) = 103.99 0.00 0.00 0.00 No. Barrels = 1 1 1 0 Weir Coeff. = 3.33 3.33 0.00 0.00 Invert El.(ft) = 97.50 100.01 101.86 0.00 Weir Type = Riser - - --- Length(ft) = 20.00 0.00 0.00 0.00 Multi-Stage = Yes No No No Slope(%) = 0.50 0.00 0.00 0.00 N-Value = .013 .013 .013 .013 Orif.Coeff. = 0.60 0.60 0.60 0.60 Multi-Stage = n/a Yes Yes No Exfiltration= 0.000 in/hr(Wet area) Tailwater Elev.= 0.00 ft Note:Culvert/Orifice outflows have been analyzed under inlet and outlet control. Wee riser checked for orifice conditions. Stage(ft) Stage I Discharge Stage(ft) 5.00 - 5.00 400 4.00 3.00 3.00 2.00 2.00 1.00 , 1.00 0.00 0.00 0.00 0.50 1.00 1.50 2.00 Discharge(cfs) Total Q 7 Hydrograph Summary r_,:port Hydrograph Peak Time Time to Volume Inflow Maximum Maximum Hydrograph No type flow interval peak hyd(s) elevation storage description (origin) (cfs) (min) (min) (cuft) (ft) (cuft) 1 SBUH Runoff 0.60 6 486 11,259 — — — PREDEVELOPED 3 SBUH Runoff 0.97 6 480 14,888 — — DEVELOPED 5 Reservoir 0.60 6 504 14,886 3 102.94 1,397 DETENTION PIPE 787009-HYDRO.gpw Return Period: 10 Year Monday, Jul 9 2007, 8:47 AM Hydraflow Hydrographs by Intelisolve 8 Hydrograph Plot Hydraflow Hydrographs by Intelisolve Monday,Jul 9 2007,8:47 AM Hyd. No. 1 PREDEVELOPED Hydrograph type = SBUH Runoff Peak discharge = 0.60 cfs Storm frequency = 10 yrs Time interval = 6 min Drainage area = 1.74 ac Curve number = 82 Basin Slope = 0.0 % Hydraulic length = 0 ft Tc method = USER Time of conc. (Tc) = 16.9 min Total precip. = 3.50 in Distribution = Type IA Storm duration = 24 hrs Shape factor = N/A Hydrograph Volume= 11,259 cuft PREDEVELOPED Q (cfs) Hyd. No. 1 -- 10 Yr Q (cfs) 1.00 1.00 0.90 0.90 0.80 0.80 0.70 - 0.70 0.60 - 0.60 0.50 0.50 0.40 -- 0.40 0.30 0.30 0.20 - 0.20 0.10 - 0.10 0.00 - 0.00 0 2 4 6 8 10 12 14 16 18 20 22 24 26 Time (hrs) Hyd No. 1 9 Hydrograph Plot Hydraflow Hydrographs by Intelisolve Monday,Jul 9 2007,8:47 AM d. No. 3 DEVELOPED Hydrograph type = SBUH Runoff Peak discharge = 0.97 cfs Storm frequency = 10 yrs Time interval = 6 min Drainage area = 1.74 ac Curve number = 89 Basin Slope = 0.0 % Hydraulic length = 0 ft Tc method = USER Time of conc. (Tc) = 10.6 min Total precip. = 3.50 in Distribution = Type IA Storm duration = 24 hrs Shape factor = N/A Hydrograph Volume=14,888 cult DEVELOPED Q (cfs) Hyd. No. 3— 10 Yr Q (cfs) 1.00 1.00 0.90 0.90 0.80 0.80 0.70 0.70 0.60 0.60 0.50 0.50 0.40 0.40 0.30 0.30 0.20 0.20 0.10 0.10 0.00 0.00 0 2 4 6 8 10 12 14 16 18 20 22 24 26 Time (hrs) Hyd No. 3 10 Hydrograph Plot Hydraflow Hydrographs by Intelisolve Monday,Jul 9 2007,8:47 AM Hyd. No. 5 DETENTION PIPE Hydrograph type = Reservoir Peak discharge = 0.60 cfs Storm frequency = 10 yrs Time interval = 6 min Inflow hyd. No. = 3 Max. Elevation = 102.94 ft Reservoir name = DETENTION PIPE Max. Storage = 1,397 cuft Storage Indication method used. Hydrograph Volume= 14,886 cuft DETENTION PIPE 0 (cfs) Hyd. No. 5-- 10 Yr Q (cfs) 1.00 1.00 0.90 0.90 0.80 0.80 0.70 0.70 0.60 0.60 0.50 0.50 KIWI 0.40 0.40 0.30 0.30 EM 0.20 �� 0.20 MEM 0.10 0.10 pal0.00 '' - 0.00 0 2 4 6 8 10 12 14 16 18 20 22 24 26 Time (hrs) Hyd No. 5 Hyd No. 3 Pond Report 11 Hydraflow Hydrographs by Intelisolve Monday, Jul 9 2007,8:47 AM Pond No. 1 - DETENTION PIPE )nd Data ripe dia. = 4.00 ft Pipe length = 145.0 ft No. Barrels = 1.0 Slope = 0.10 % Invert elev. = 100.00 ft Stage I Storage Table Stage(ft) Elevation(ft) Contour area(sqft) Incr.Storage(cuft) Total storage(cuft) 0.00 100.00 00 0 0 0.21 100.21 00 20 20 0.41 100.41 00 56 76 0.62 100.62 00 75 151 0.83 100.83 00 89 240 1.04 101.04 00 99 339 1.24 101.24 00 106 445 1.45 101.45 00 112 557 1.66 101.66 00 116 673 1.87 101.87 00 119 792 2.07 102.07 00 120 912 2.28 102.28 00 120 1,032 2.49 102.49 00 119 1,150 2.69 102.69 00 116 1,266 2.90 102.90 00 112 1,378 3.11 103.11 00 106 1,484 3.32 103.32 00 98 1,583 3.52 103.52 00 89 1,672 3.73 103.73 00 75 1,747 3.94 103.94 00 56 1,803 4.15 104.15 00 20 1,822 Culvert/ Orifice Structures Weir Structures [A] [B] [C] [D] [A] [B] [C] [D] se(in) = 12.00 2.95 2.90 0.00 Crest Len(ft) = 3.14 0.00 0.00 0.00 Span (in) = 12.00 2.95 2.90 0.00 Crest El.(ft) = 103.99 0.00 0.00 0.00 No.Barrels = 1 1 1 0 Weir Coeff. = 3.33 3.33 0.00 0.00 Invert El.(ft) = 97.50 100.01 101.86 0.00 Weir Type = Riser -- -- -- Length(ft) = 20.00 0.00 0.00 0.00 Multi-Stage = Yes No No No Slope(%) = 0.50 0.00 0.00 0.00 N-Value = .013 .013 .013 .013 Orif.Coeff. = 0.60 0.60 0.60 0.60 Multi-Stage = n/a Yes Yes No Exfiltration= 0.000 in/hr(Wet area) Tailwater Elev. = 0.00 ft Note.Culvert/Orifice outflows have been analyzed under inlet and outlet control. Weir riser checked for orifice conditions. Stage(ft) Stage I Discharge Stage(ft) 5.00 - --- 5.00 4.00 --- 4.00 3.00 - 3.00 2.00 2.00 1.00 - - - - - 1.00 ---- • • [ 0.00 -_ 0.00 0.00 0.50 1.00 1.50 2.00 Total Q Discharge(cfs) 12 Hydrograph Summary Report Hyd. Hydrograph Peak Time Time to Volume Inflow Maximum Maximum Hydrograph No. type flow interval peak hyd(s) elevation storage description (origin) (cfs) (min) (min) (cuft) (ft) (cuft) 1 SBUH Runoff 0.76 6 486 13,914 -- - ---- PREDEVELOPED 3 SBUH Runoff 1.18 6 480 17,831 — --- — DEVELOPED 5 Reservoir 0.73 6 504 17,828 3 103.75 1,751 DETENTION PIPE 787009-HYDRO.gpw Return Period: 25 Year Monday, Jul 9 2007, 8:47 AM Hydraflow Hydrographs by Intelisolve 13 Hydrograph Plot Hydraflow Hydrographs by Intelisolve Monday,Jul 9 2007,8:47 AM 'd. No. 1 PREDEVELOPED Hydrograph type = SBUH Runoff Peak discharge = 0.76 cfs Storm frequency = 25 yrs Time interval = 6 min Drainage area = 1.74 ac Curve number = 82 Basin Slope = 0.0 % Hydraulic length = 0 ft Tc method = USER Time of conc. (Tc) = 16.9 min Total precip. = 4.00 in Distribution = Type IA Storm duration = 24 his Shape factor = N/A Hydrograph Volume=13,914 cuft PREDEVELOPED Q (cfs) Hyd. No. 1 —25 Yr Q(cfs) 1.00 1.00 0.90 0.90 0.80 0.80 0.70 0.70 0.60 0.60 0.50 0.50 0.40 0.40 0.30 0.30 0.20 0.20 0.10 0.10 0.00 0.00 0 2 4 6 8 10 12 14 16 18 20 22 24 26 Hyd No. 1 Time (hrs) 14 Hydrograph Plot Hydraflow Hydrographs by Intelisolve Monday,Jul 9 2007,8 47 AM Hyd. No. 3 DEVELOPED Hydrograph type = SBUH Runoff Peak discharge = 1.18 cfs Storm frequency = 25 yrs Time interval = 6 min Drainage area = 1.74 ac Curve number = 89 Basin Slope = 0.0 % Hydraulic length = 0 ft Tc method = USER Time of conc. (Tc) = 10.6 min Total precip. = 4.00 in Distribution = Type IA Storm duration = 24 hrs Shape factor = N/A Hydrograph Volume= 17,831 cult DEVELOPED Q (cfs) Hyd. No. 3—25 Yr Q (cfs) 2.00 2.00 1.00 1.00 0.00 0.00 0 2 4 6 8 10 12 14 16 18 20 22 24 26 Time (hrs) Hyd No. 3 15 Hydrograph Plot Hydraflow Hydrographs by Intelisolve Monday,Jul 9 2007,8:47 AM d. No. 5 DETENTION PIPE Hydrograph type = Reservoir Peak discharge = 0.73 cfs Storm frequency = 25 yrs Time interval = 6 min Inflow hyd. No. = 3 Max. Elevation = 103.75 ft Reservoir name = DETENTION PIPE Max. Storage = 1,751 cuft Storage Indication method used. Hydrograph Volume= 17,828 cuft DETENTION PIPE Q (cfs) Hyd. No. 5 --25 Yr Q (cfs) 2.00 2.00 1.00 -- 1.00 0.00 — 0.00 0 2 4 6 8 10 12 14 16 18 20 22 24 26 Time (hrs) Hyd No. 5 Hyd No. 3 Pond Report 16 Hydraflow Hydrographs by Intelisolve Monday,Jul 9 2007,8:47 AM Pond No. 1 - DETENTION PIPE Pond Data Pipe dia. = 4.00 ft Pipe length = 145.0 ft No. Barrels = 1.0 Slope = 0.10 % Invert elev. = 100.00 ft Stage I Storage Table Stage(ft) Elevation(ft) Contour area(sqft) Incr.Storage(cuft) Total storage(cuft) 0.00 100.00 00 0 0 0.21 100.21 00 20 20 0.41 100.41 00 56 76 0.62 100.62 00 75 151 0.83 100.83 00 89 240 1.04 101.04 00 99 339 1.24 101.24 00 106 445 1.45 101.45 00 112 557 1.66 101.66 00 116 673 1.87 101.87 00 119 792 2.07 102.07 00 120 912 2.28 102.28 00 120 1,032 2.49 102.49 00 119 1,150 2.69 102.69 00 116 1,266 2.90 102.90 00 112 1,378 3.11 103.11 00 106 1,484 3.32 103.32 00 98 1,583 3.52 103.52 00 89 1,672 3.73 103.73 00 75 1,747 3.94 103.94 00 56 1,803 4.15 104.15 00 20 1,822 Culvert/ Orifice Structures Weir Structures [A] [B] [C] [D] [A] [B] [C] [D] Rise(in) = 12.00 2.95 2.90 0.00 Crest Len(ft) = 3.14 0.00 0.00 0.00 Span(in) = 12.00 2.95 2.90 0.00 Crest El.(ft) = 103.99 0.00 0.00 0.00 No. Barrels = 1 1 1 0 Weir Coeff. = 3.33 3.33 0.00 0.00 Invert El.(ft) = 97.50 100.01 101.86 0.00 Weir Type = Riser -- - -- Length(ft) = 20.00 0.00 0.00 0.00 Multi-Stage = Yes No No No Slope(%) = 0.50 0.00 0.00 0.00 N-Value = .013 .013 .013 .013 Orif.Coeff. = 0.60 0.60 0.60 0.60 Multi-Stage = n/a Yes Yes No Exfiltration= 0.000 in/hr(Wet area) Tailwater Elev.= 0.00 ft Note Culvert/Orifice outflows have been analyzed under inlet and outlet control. Weir riser checked for entice conditions. Stage(ft) Stage I Discharge Stage(ft) 5.00 - 5.00 4.00 4.00 3.00 3.00 . .. ..... . 2.00 2.00 1.00 1.00 0.00 0.00 0.00 0.50 1.00 1.50 2.00 Discharge(cfs) Total Q DETENTION PIPE Stoge Top of underground^torage - 5.00 Elev.104.00 3,14 ft Ri.er — 4.00 WcirA EIev.108.88 •■•■••=p — 3.00 2.8 in orifice CulvC-Inv.101.85 — 2.00 — 1.00 3.0 in orifice CuIv8-Inv.100.01 — 0.00 (25 yr) Selion -(10yr) lam — CuIvA-20.OLFof120int Schematic only. Not for construction. Hydraflow Hydrographs Pond Draw Project: 787009-HYDRO.gpw Monday, Jul 9 2007, 8:48 AM 2.0 2..5 2,.5 c•— 1 ' ':.'7: .-i 2_.0 I 0 '41 IN a E ., !'41g 3 L.1 1 \44,1 I 1 ' /aneouver i... 3.0 L., r..,,..j a'.... .3.0 L.5 I :.4.4. .......4, . rt., ) *.,... -Th........ N.,........,...r. ./ .a..i) L.1 i 1-10 4 ;,....,..t... t.... 1...,..,.....'::!.H..,illsboro L. Pti ortland I i I Gresham r-..., 1 i I less thar152...5 ItiPrO & _,__.___. ._......._._.__ !ir" AH CD-- . 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'7 I Exhibit I -Title Report Fidelity National Title Company of Oregon Land Development and Builder Services 1001 SW Fifth Avenue, Suite 400 • Portland, OR 97204 (503) 223-8338 • FAX (503) 796-6631 SUBDIVISION GUARANTEE FOR THE PROPOSED PLAT OF HUNTERS TRAIL ORDER NO.: 55-50000401-28 FEE: $200.00 DATED: May 22, 2007 Fidelity National Title Insurance Company GUARANTEES Any County or City within which the subdivision or proposed subdivision is located: That the estate or interest in the land which is covered by this Guarantee is: A Fee According to the public records which impart constructive notice of matters affecting title to the premises described on Exhibit "One", we find that as of May 15, 2007, at 5:00 p.m. the last deed of record runs to: Clay R. Nichols and Leslie K. Nichols, as tenants by the entirety, as to Parcels I, II, and III and James J. Kahut and Susan D. Kahut, as tenants by the entirety, as to Parcel IV We also find the following apparent encumbrances,which include 'Blanket Encumbrances' as defined by ORS 92.305(1), and also easements, restrictive covenants and rights of way. NOTE: taxes as follows: 1. Property taxes for the fiscal year 2006-2007,paid in full. Amount: $1 ,872.18 Account No.: R467961 Map No.: 2S12CD-03004 Levy Code: 023.74 Affects: Parcels I, II and III Order No. 55-50000401-28 2. Property taxes for the fiscal year 2006-2007,paid in full. Amount: $2,315.24 Account No.: R467934 Map No.: 2S12CD-03001 Levy Code: 023.74 Affects: Parcel IV 3. City liens in favor of the City of Tigard, if any. 4. Covenants, conditions and restrictions (deleting therefrom any restrictions indicating any preference, limitation or discrimination based on race, color, religion, sex, handicap, familial status or national origin) as set forth in the document Recorded: August 24, 1964, Book 520, Page 208 5. Easement(s) for the purpose(s) shown below and rights incidental thereto as granted in a document. Granted to: Adjacent property owners Purpose: Roadway Recorded: August 24, 1964, Book 520, Page 209 Affects: Approximately 20 feet in with along the West property line of Parcel IV as described therein and recorded: October 25, 1985, Recorder's No. 85042668 6. Easement(s) for the purpose(s) shown below and rights incidental thereto as granted in a document. Granted to: Portland General Electric Company, an Oregon corporation Purpose: Distribution line Recorded: October 14, 1964, Book 526, Page 601 Affects: See document for specifics Subdivision Guarantee IGUARG7) Page 2 Order No. 55-50000401-28 7. A deed of trust to secure an indebtedness in the amount shown below, and any other obligations secured thereby Amount: $192,000.00 Dated: June 13, 2003 Grantor: Leslie K. Nichols and Clay R. Nichols, as tenants by the entirety Trustee: Lawyers Title Beneficiary: Directors Mortgage Inc Loan No.: 0133104257 Recorded: Jurie 23, 2003, Recorder's No. 2003-1 01 01 3 Affects: Parcels I, II and III An assignment of the beneficial interest under said deed of trust which names: Assignee: Suntrust Mortgage, Inc. Recorded: July 31 , 2003, Recorder's No. 2003-1 26090 8. Line of credit Deed of Trust, to secure an indebtedness as shown below and any other obligation secured thereby: Amount: $23,900.00 Dated: June 16, 2003 Grantor: Clay R Nichols and Leslie K Nichols Trustee: Lawyers Title Insurance Corp Beneficiary: Directors Mortgage Loan No.: 0043846997 Recorded: June 23, 2003, Recorder's No. 2003-101014 Affects: Parcels I, II and III An assignment of the beneficial interest under said deed of trust which names: Assignee: First Horizon Home Loan Corporation Recorded: July 7, 2003, Recorder's No. 2003-109835 9. A deed of trust to secure an indebtedness in the amount shown below, and any other obligations secured thereby Amount: $212,500.00 Dated: September 20, 2004 Grantor: James J. Kahut and Susan D. Kahut Trustee: KeyBank USA National Association Beneficiary: KeyBank National Association Loan No.: 3720020889098 Recorded: November 3, 2004, Recorder's No. 2004-1 26803 Affects: Parcel IV Subdivision Guarantee IGUARG7) Page 3 Order No. 55-50000401-28 10. Line of credit Deed of Trust, to secure an indebtedness as shown below and any other obligation secured thereby: Amount: $35,000.00 Dated: January 18, 2007 Grantor: James J. Kahut and Susan D. Kahut Trustee: First American Title Insurance Company of Oregon Beneficiary: KeyBank National Association Loan No.: 372002359462 Recorded: January 30, 2007,Recorder's No. 2007-011002 Affects: Parcel IV CC: Pays Custom Homes, Inc., Attn: Todd Pays We have also searched our General Index for judgments and state and federal liens against the grantees named above and find: NONE This is not a report issued preliminary to the issuance of a title insurance policy. Our search is limited and its use is intended as an informational report only, to be used in conjunction with the development of real property. Liability is limited to an aggregate sum not to exceed $1 ,000.00. Fidelity National Title Insurance Company By: Kerry Steinmetz, Senior Project Coordinator NOTE - ORS 92.305(1)reads as follows: "Blanket encumbrance" means a trust deed or mortgage or any other lien or encumbrance, mechanics' lien or otherwise, securing or evidencing the payment of money and affecting more than one interest in subdivided or series partitioned land, or an agreement affecting more than one such lot, parcel or interest by which the subdivider, series partitioner or developer holds such subdivision or series partition under an option, contract to sell or trust agreement. Subdivision Guarantee(GUARG7) Page 4 Order No. 55-50000401-28 EXHIBIT "ONE" The premises are in WASHINGTON County and are described as follows: PARCEL 1 : A tract of land, being a portion of Lot 30, FREWING'S ORCHARD TRACTS, in the City of Tigard, Washington County, Oregon, and being more particularly described as follows: Beginning at a stone at the Southeast corner of said Lot 30; and running thence North 21 °06'West 266.12 feet to the Northeast corner of that certain tract described in Deed to Joseph A. Greulich, et ux, recorded December 12, 1963, in Book 502, Page 351 , Washington County Deed Records, said point being the true point of beginning of the herein described premises; thence continuing North 21 °06'West 147.68 feet to a point; thence South 89°32'West 190.10 feet to a point on the West line of that certain tract described in contract between George M. Leslie, et ux, and Lionel A.W. Domreis, et ux, recorded December 22, 1961 , in Book 455, Page 146, said Deed Records; thence South 3°16' East, along the West line of said Domreis Tract, 198.0 feet to the Southwest corner thereof; thence North 89°32' East, along the South line of said Domreis tract, 140 feet to a point; thence North 3°16' West 60 feet to a point; thence North 89°32' East 95.40 feet to the point of beginning. PARCEL 2: A tract of land at the Southeast corner of Lot 30, FREWING'S ORCHARD TRACT, in the City of Tigard, Washington County, Oregon, being more particularly described as follows: Beginning at a stone at the Southeast corner of said lot, FREWING'S ORCHARD TRACTS; thence North 21 '06' West, along the East line of said lot, 266.12 feet to a point, said point being the Northeast corner of that certain tract described in Deed to Joseph A. Greulich, et ux, recorded December 12, 1963, in Book 502, Page 351 , Washington County Deed Records; thence South 89°32' West, along the North line of said Greulich Tract, 47.73 feet to the true point of beginning of the herein described premises; thence South 12°28' East, along the West line of said Greulich Tract, 61 .27 feet to the most Southerly corner of that certain tract described in Deed to Lionel A.W. Domreis, et ux, recorded August 24, 1964,in Book 520, Page 207,said Deed Records; thence South 89°32' West, along the South line of said Domreis Tract, 57.5 feet to a point, said point being the most Southerly Southeast corner of that certain tract described in Deed to Robert B. Ellis, a single man, recorded August 24, 1964, in Book 520, Page 208, said Deed Records; thence North 3°16' West, along the East line of said Ellis Tract, 60 feet to an angle point; thence North 89°32' East 47.67 feet to the true point of beginning. PARCEL 3: An easement for roadway purposes over the following described tract: Beginning at the Northwest corner of that tract described in Book 520, Page 208,Washington County Subdivision Guarantee(GUARG7) Page 5 Order No. 55-50000401-28 Records; and running thence North 3°16' West 233.77 feet to a point in the center of SW Ash Street; thence North 74°36' East, along the center of SW Ash Street, 20.45 feet to a point; thence South 3°16' East 239.04 feet to a point on the North line of the hereinabove described premises; thence South 89°32'West, along said North line, 20.02 feet to the point of beginning. PARCEL IV: A tract of land in Section 2, Township 2 South, Range 1 West of the Willamette Meridian, in the City of Tigard, Washington County, Oregon, being a portion of Lot 30, FREWING'S ORCHARD TRACTS, and being more particularly described as follows: Beginning at the Northeast corner of said Lot 30, and running thence Southerly along the East line thereof 278.60 feet to the Northeast corner of that certain tract described in deed to Robert B. Ellis, a single man, recorded August 24, 1964 in Book 520, Page 208, Washington County Deed Records; thence South 89°32'West along the North line of said Ellis tract 190.10 feet to a point on the West line of that certain tract described in contract between George M. Leslie, et ux and Lionel A.W. Domereis, et ux, recorded December 22, 1961 on Book 445, Page 146, said Deed Records; thence North 3°16'West along the West line of said Domreis tract 233.78 feet to a point on the North line of said Lot 30; thence North 74'37' East along the North line of said Lot 30, a distance of 106.80 feet to the point of beginning. EXCEPT that portion dedicated to the public for street, road and utility purposes, by Street Dedication recorded April 1 1 , 1998 under Recorder's No. 88-14724 Subdivision Guarantee IGUARG7) Page 6 1 MU Fidelity National Title Company of Oregon , 41J A.I N __Ililli , W Map # 2S102CD 03001 030-0-1--1-- s E The drawing below is copied from the public records and is provided solely for the purpose of assisting in locating the premises. Fidelity National Title assumes no liability for variations,if any,in dimensions, area or location of the premises or the location of improvements ascertained by actual survey. ,.:..tt 7.. 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I, k -w Exhibit J - Arborist Report Walter H. Knapp& Associates,LLC Consultants in Silviculture,Arboriculture and Urban Forestry July 19, 2007 November 9, 2007 HUNTER'S TRAIL ARBORIST REPORT AND TREE PROTECTION PLAN Site Description The residential properties at 13740 and 13780 SW Ash Avenue in Tigard have a variety of tree species. Twenty species are represented across the site, with apple (17%), cherry (14%), plum (10%),Norway maple (10%), and Douglas-fir(10%) accounting for 61% of all trees on site. Of the 69 trees inventoried, 36 (52%) are non-sustainable because of poor condition, disease, or hazardous structure. Five inventoried trees are on neighboring properties. A complete description of all trees is included in the enclosed tree inventory. Tree Protection: Adjacent Properties Five of the 69 trees are on neighboring properties, including tree numbers 5331, 5332, 5333, 5334, and 9053. Excavation should not occur within the dripline of these trees. Tree protection fencing will be needed at the edge of disturbance to prevent soil compaction and other root damage. Tree Mitigation Excluding the five trees to be protected on neighboring properties, 30 trees exceed 12-inches in diameter. Thirty-six trees will be removed for condition or hazard, and 5 non-hazardous trees exceeding 12-inches DBH will be removed for construction. Twelve trees exceeding 12-inches DBH will be protected and retained during construction (71% retention of non-hazardous trees exceeding 12" DBH). Table 1. Prescription Summary for Hunter's Trail. Number of Trees Prescription < 12"DBH > 12"DBH Total Number Protect on neighboring property 2 3 5 Protect and retain on site 2 12 14 Remove for condition 23 13 36 Remove for construction 9 *5 14 Grand Total 69 *The sum of DBH is 75-inches for these 5 trees,which require mitigation. 7615 SW Dunsmuir Lane, Beaverton, OR 97007 Phone:(503) 646-4349 Fax:(503)265-8117 Page 2 0743 Hunter's Trail-Arborist Report I1-9-07.doc Walter H.Knapp&Associates,LLC According to Section 18.790.030B.2.b of the City of Tigard tree ordinance, 71% retention of existing trees over 12-inches DBH requires mitigation for 50-percent of trees larger than 12-inches DBH to be removed for construction. The tree code provides the option of replanting of suitable trees on site or in an approved location in the city, or payment in lieu. The specific mitigation option will be decided later. Fifty-percent of 75-inches is 37.5, therefore 37.5-diameter inches will require mitigation. This is the equivalent of planting 18.75 trees of 2-inch caliper. Payment in lieu would be approximately $4,687.50 based on a cost of$125 per inch removed. Tree Protection Requirements Before Construction: 1. Tree Protection Zone. The project arborist shall designate the Tree Protection Zone (TPZ). Where feasible, the TPZ shall be established at the dripline of the tree or grove as a minimum. If infrastructure (roads, sidewalks, and utilities) must be installed closer to the tree(s), the TPZ may be established within the dripline area if the project arborist determines that the tree(s) will not be unduly damaged. The location of the TPZ shall be shown on construction drawings. 2. Protection Fencing. All trees to be retained shall be protected by chain link fencing. Protection fencing shall be secured to steel posts placed no further than 15 feet apart and shall be installed at the edge of the TPZ. 3. Designation of Cut Trees. Trees to be removed shall be clearly marked with construction flagging, tree-marking paint, or other methods approved in advance by the project arborist. 4. Preconstruction Conference. The project arborist shall be on site to discuss methods of tree removal and tree protection prior to any construction. During Construction: 1. Tree Protection Zone Maintenance. The protection fencing shall not be moved, removed, or entered by equipment except under direction of the project arborist. 2. Storage of Material or Equipment. The contractor shall not store materials or equipment within the TPZ. 3. Excavation within the TPZ. • Excavation with the TPZ shall be avoided if alternatives are available. • If excavation within the TPZ in unavoidable, the project arborist shall evaluate the proposed excavation to determine methods to minimize 7615 SW Dunsmuir Lane, Beaverton, OR 97007 Phone:(503) 646-4349 Fax:(503)265-8117 Page 3 0743 Hunter's Trail-Arborist Report/I-9-07.doc Walter H.Knapp&Associates,LLC impacts to trees. This can include tunneling, hand digging, or other approaches. • All construction within the TPZ shall be under the on-site technical supervision of the project arborist. 4. Tree Protection Inspection. The project arborist shall monitor construction activities and progress, and provide written reports to the developer and the City at regular intervals. 5. Final Report. After the project has been completed, the project arborist shall provide a final report that describes the measures needed to maintain and protect the remaining trees. Summary Thirty-six trees will be removed for poor or hazardous condition, nine trees less than 12-inches DBH will be removed for construction, and five trees requiring mitigation are currently planned for removal because of construction. Fourteen trees existing on site and five trees on adjacent properties will be protected during construction. Seventy-one-percent of non-hazardous trees exceeding 12-inches DBH will be retained, therefore 37.5-diameter inches require mitigation. '4" 1414'- . V Morgan E. Holen Certified Arborist, ISA PN-6145A Forest Biologist, PBS Environmental Enclosure: Tree Inventory 7615 SW Dunsmuir Lane,Beaverton,OR 97007 Phone: (503) 646-4349 Fax:(503)265-8117 Huntf Trail a 1 of 4 Tree story 7-19-07, 11-9-07 0743 Hunter's Trail-Tree Invento 9-07.xls Walter H. Knapp&Assc,,,iates,LLC Tree No. Species DBH C-Rad Comments and Condition Treatment Prescription 51481apple 6,6,5 Unmaintained fruit tree; dead branches_poor structure I Remove for condition 5149;plum —_— 6,4,3 Poor structure-codominant stems intertwined !Remove for condition ------- --- -- --------- 5259,apple 8,7 Unmaintained fruit tree; dead branches; poor structure Remove for condition _. - - 5298'plum 8,7 Codominant stems with included bark; dead branches; stem decay Remove for condition 5331!Douglas-fir 14 19 No major defects noted; minor root damage _ I Protect tree on neighboring props 5332 cherry 18,12 20 Codominant stems from base; no major defects noted; minor root damage Protect tree on neighboring property 53331 Douglas-fir 20 21 No major defects noted - _ �Protect tree on neighboring property 5334'ponderosa pine — —1 2 11 Forked top a nd poor structu re — — — Protect tree on neighboring property — 9000 western redcedar 33 19 Large scaffold branches; no major defects noted Retain; prune to improve structure 9001 plum 22 Poor structure; stern decay likely Remove for condition 9002;golden-chain tree 7x3 Hazardous structure; extensive basal decay Remove for condition 9003j ash 21 24 No major defects noted; good past pruning; many branches _[Retain; prune to improve structure 9004 japple— _ 15 - Poor structure- hazardous scaffold branches, decay-branches; root damage �Remove for condition 90051apple 4— 11 Unmaintained; decay-main stem, branches; poor structure Remove for condition ------ ----- --- - --- 90061apple 8,6 Unmaintained; decay_branches; poor structure ;Remove for condition 90071plum 10 Poor structure- branches intertwined, with included bark Remove for condition 90081 apple 12,9x3 Unmaintained, very mature; decay-branches; hazardous structure Remove for condition 9009,apple 8,7,6 Poor structure -dead branches, codominant stems with included bark 11Remove for condition 9010japple_ ' 6,5,5,4 Poor structure; decay- branches i Remove for condition Hunt, frail 3 2 of 4 Tree . ntory 7-19-07, 11-9-07 0743 Hunter's Trail-Tree Invent( -9-07.xls Walter H. Knapp&Assu,,lates, LLC Tree No. Species DBH C-Rad Comments and Condition Treatment Prescription 1 9011 Douglas-fir _ 16 .No major defects noted 'Remove for construction 9012 apple _ _ _ 10 Poor structure; decay- main stem, branches; small live crown Remove for condition 9013 apple 12,6,6 !Dead branches; poor structure; stem decay {Remove for condition 9014 ponderosa pine 28 141 No major defects noted; dead branches; minor root damage Retain; safety prune 9015 western redcedar 22,161 12'Codominant split at -4-feet- appears stable Retain 9016 cherry 17,11 1Codominant split near base with included bark and resin flow; hazardous Remove for condition 9017 lodgepole pine 19, 151Minor damage near base; zigzag in main stem; many dead branches Remove for condition 9018 magnolia 8x4+ 11 ICodominant stems with included bark; appears stable J Remove for construction _ 9019 mountain ash 101 13 Dead branches; few branches with decay; no major defects noted Remove for construction 9020 black walnut 13,131 19 One codominant stem with strong lean towards Lot 3 Remove for condition 9021 holly 6,6,5,4 6 Codominant structure typical of holly; invasive, non-native species Remove for condition 9021A cherry 71 11 No major defects noted; invasive, non-native species Remove for condition 9022 western redcedar 27 17 No major defects noted Retain 9023 pear 101 Poor structure - many dead branches, stem decay Remove for condition I 9024 cherry 111 12 Roots partially exposed; codominant with included bark; invasive, non-native Remove for condition I 9025 plum 6,6,61 10 Many branches; not sustainable as long-term amenity to the site Remove for condition 9026 maple 221 19 No major defects noted; large tree with broad crown; few dead branches Retain; safety prune - 9027 maple 21 i _221Minor root damage; large tree with broad crown _ Retain; prune to improve structure - 9028 plum 13,121 iMajor stem decay and poor structure Remove for condition Hunt' ,rail 3 of 4 Tree I. atory 7-19-07, 11-9-07 0743 Hunter's Trail-Tree Inventc 9 07.xIs Walter H. Knapp&Associates, LLC Tree No. Species DBH C-Rad Comments and Condition Treatment Prescription 9029 apple 18; I Major stern decay Remove for condition 9030 European white birch I 17 17I No major defects noted; minor root damage Retain 9031 European white birch 16 161 No major defects noted; minor root damaje Retain 9032 apple i 12 Codominant with included bark; vase-shaped crown Remove for construction 9032A mimosa 6,6,5,5 7 No major defects noted; many codominant stems from base Remove for construction 9033 Douglas-fir 15 No major defects noted Remove for construction 9034 Douglas-fir 10 No major defects noted Remove for construction 9035 European white birch 15 No major defects noted Remove for construction 9036 western redcedar 13 No major defects noted Remove for construction 9037 cherry 23 Stem decay and hazardous branches — Remove for condition 9038 cherry 13 18 No major defects noted; minor root damage; invasive, non-native species Remove for condition 9039 cherry 15 20 Codominant stems with included bark; invasive, non-native species Remove for condition 9040 Norway maple 18 Major stem decay 0-10-feet; hazardous Remove for condition 9041 Douglas-fir 16 14 No major defects noted; gaps in canopy Remove for construction 9042 Norway maple 15 19 No major defects noted Retain; prune to improve structure 9043 Norway maple 12 11 No major defects noted Retain; prune to improve structure 9044 Douglas-fir _ 18 15 No major defects noted Retain - - 9045 red alder _ 9 13 No major defects noted; dead branches; not sustainable as long-term amenity Remove for condition - __ 9046 scotch pine 14 14I No major defects noted; few dead branches _ Retain; prune to improve structure Hunt, frail ;4 of 4 Tree ntory 7-19-07, 11 9-07 0743 Hunter's Trail-Tree Invent -9-07.xls Walter H. Knapp&Assuctates, LLC Tree No. Species DBH C-Rad Comments and Condition Treatment Prescription 9047 Norway maple I 10 12 No major defects noted r Remove for construction 9048 j Norway maple 11! 15 No major defects noted; minor root damage Remove for construction 90491 blue spruce 12 10I No major defects noted !Remove for construction - - ------ --- ---------- ----------- I 9050 Norway maple _—_ 12 17 No major defects noted Remove for construction 1 . 9051 Norway maple 15 25 Major stem decay 0-6-feet; hazardous branches ;Remove for condition 9052 red alder 18 20 Minor root damage; not sustainable as long-term amenity to the site -_ Remove for condition I 1 9053i European white birch 8 11 No major defects noted; minor root damage 'Protect tree on neighboring property 9054 plum 9 Codominant sterns at-10-feet; hazardous structure I Remove for condition 9055 holly 5x6 9 Codominant structure typical of holly; invasive, non-native species RRetain 9056jcherry - 8 8 Poor structure-hazardous Remove for condition 9057 cherry 8 12 No major defects noted; invasive, non-native species �Remove for condition 90581cherry 9 9 Suppressed tree, difficult to assess; invasive, non-native species Remove for condition Exhibit K - Sight Distance Certification Driveway and Private Tract/Street Sight Distance Reference attached Sight Distance Exhibit 1) The driveway for this project will provide shared access for Lots 1 and 2 to SW Ash Avenue. Visual clearance requirements for the access are per the City of Tigard Development Code (TDC), Chapter 189.795, Visual Clearance Areas. The clearance triangle is shown on the exhibit is consistent with Figure 18.795.1, Page 18.795-2 of the TDC. 2) The private tract connecting to SW Ash Avenue will provide access for Lots 3-8. To the east the required sight distance is 250 feet based on the local street speed limit of 25 miles per hour (MPH). To the west the sight distance is based on the speed of traffic rounding the corner from SW 100th Avenue. As shown on the exhibit, the vehicle turning radius is 93 feet. The following analysis is based on the 2001 AASHTO Policy on Geometric Design of Highways and Streets: From Page 194, Exhibit 3-39, Side Friction Factors for Low-Speed Urban Streets for a speed of 22 MPH the friction factor f is 0.29. From Page 133, the Equation 3-9 is applied: f= (V*2 / 15R) -0.01 e where f= 0.29, R=93 feet and e= 2.5 (street cross slope) Solving for V the speed is 21 MPH. Therefore, the sight distance required is 210 feet. Available sight distance is 211 feet. Refer to exhibit. :TA rs1-"A, • C A -/APE-s 6/30/g 1 1 1 1 \ \ ..------" \ \ 444- , \ \ __ - --------- -- alpha E pP�N / \ COMMUNITY i , - vEH\�� - DEVELOPMENT 1 - I _ . G ,,\` 9200 SW Nimbus Ave. 1 -' Av V' / \\``/ Beaverton,Or 97008 1 1 $0 f'� / — , S\G m sa+as2 soar[Fl soa�s2,------- \ S• . i — n(�Q \ \ www.olphacomrrxirrty.com 1 /` DATE: 740-07 ......\-------.----- _ — \ REVISIONS I — — NO. DATE DESCRIPTION 100 CENTERLINE RAD. — ___ ________—_—!-- ' IR__ -- 0111 1 , _ \ , • \ F---- — _ . .. 4-`.,„,., DRIVER EYE LOCATION / , - „,.. . r Lt 15' FROM EDGE TRAVEL \ / �;>� �•�`F�`.-- o \ LANE \ I / // / -‘2.:.:::` ' 1 )_____________ 1 / /� / VISION TRIANGLE 30' 30' FOR DRIVEWAY �—+— \ 11 I�� ACCESS ''I - \f - -93' CAR PATH RADIUS I \ \ / HUNTERS/1 /I 1 I TRAIL G • I I 0 \ ..a I Imo 1 \ \ I ''l III 1 1 I — / \ — SIGHT I1 1 1 / DISTANCE 1 Il 1 0 \ / EXHIBIT rn I I — — — — 1 I 1 \ 1 1 \\ \ 1 \ 'alpha--\ — -X_ — — / COMMUNITY DEVELOPMENT 11 X I \, // .., --- --' ---.SCALE 787-009 TYPE:PROJECT NO.: PLANNING 4.)) .116111111 40 0 20 40 80 REVIEWED BY: 1 IN = 40 FT N:\proj\787-009\dwg\Planning\Exhibits\787009-SIGHT DISTANCE.dwg -SHEET: 11x17 Jul. 31, 07 -4:16 PM mvl 1 Driveway and Private Tract/Street Sight Distance-Amended 1/15/08 Reference attached Sight Distance Exhibit The private tract connecting to SW Ash Avenue will provide access for Lots 1-6. To the east the required sight distance is 250 feet based on the local street speed limit of 25 MPH. To the west the sight distance is based on the speed of traffic rounding the corner from SW 100th Avenue. As shown on the exhibit, the vehicle turning radius is 93 feet. The following analysis is based on the 2001 AASHTO Policy on Geometric Design of Highways and Streets: From Page 194, Exhibit 3-39, Side Friction Factors for Low-Speed Urban Streets for a speed of 22 MPH the friction factor f is 0.29. From Page 133, the Equation 3-9 is applied: f= (V*2 / 15R) -0.01 e where f= 0.29, R=93 feet and e= 2.5 (street cross slope) Solving for V the speed is 21 MPH. Therefore, the sight distance required is 210 feet. Available sight distance is 211 feet. Refer to exhibit. 1 1 1 \ t — �, \ - ----- ; - \\ _l alpha c F �/ DEVELOPMENT \ 1 \ -----v,„ �r -`/' / g2oo sw raimocs i.V n 1�• _____se......---- ��``�/ \ Beaverton.Or 97008 • �gN r ,,c,\-0 v 503-828:03,r1»azaw3 1 — I. \ y REVISIONS p' No.DArE DESCRIPTION 100' CENTERLINE RAD. — ' — — /�� - \ Or .-- — _ - — \� — — ' N —� --' �' — — DRIVER EYE LOCATION \ \ � i / [--- ,- �/ �� — \ LANE EDGE TRAVEL \ r'i ...... \ I /1, / \ ' I // / — — �' I/ / 93' CAR PATH RADIUS • I\0J=CT SITE \�- \\ HUNTERS 1 11 1 I -� N7 / TRAIL I _ _ ___\ i0 1 . \ \ 0 11 i SIGHT I / DISTANT ,1 t I I I • \ / EXHIBI Im I I - - - - \ / I I I III I I ' I/ i I I _ _ *alpha\II I -� — -- \ COMMON',DEVELOPMENT 11 I SCALE PROJECT NO clio40 0 20 40 80 aE .wED er. PL.NN7ND 1 IN= 40 FT N:\proj\787-009\dwg\Planning\Exhibits\787009-REVISED-SIGHT DISTANCE.dwg-SHEET:11x17 Jan.15,08-4:45 PM mvl 1 LAND USE PROPOSAL DESCRIPTION TIGARD 120 DAYS = 3/25/2008 FILE NO.: SUBDIVISION (SUB) 2007-00009 FILE TITLE: HUNTER'S TRAIL SUBDIVISION APPLICANT: Pays Custom Homes APPLICANT'S Alpha Community Development Attn: Todd Pays REPRESENTATIVE: Atm:Tom McConnell 17278 SW Sonnet Way 9200 SW Nimbus Avenue King City, OR 97224 Beaverton, OR 97008 OWNER: James and Susan Kahut OWNER: Clay and Leslie Nichols 13740 SW Ash Avenue 13780 SW Ash Avenue Tigard, OR 97223 Tigard, OR 97223 REQUEST: The applicant is requesting approval of a six (6)lot subdivision for single-family detached residences. The existing site is approximately 1.72 acres. Proposed lots range from 7,020 to 16,529 square feet, with an average lot size of 10,417 square feet. Two single-family residences exist on-site and both will be retained on proposed lots 1 and 3. LOCATION: 13740 and 13780 SW Ash Avenue; Washington County Tax Map 2S102CD, Tax Lots 3001 and 3004. ZONE: R-4.5: The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.780, 18.790, 18.795 and 18.810. DECISION MAKING BODY BELOW: ❑ TYPE I ® TYPE II ❑ TYPE III ❑ TYPE IV DATE COMMENTS WERE SENT: DECEMBER 5,2007 DATE COMMENTS ARE DUE: DECEMBER 19,2007 n HEARINGS OFFICER (MON.) DATE OF HEARING: TIME: 7:00 PM n 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 28, 2008 COMPONENTS RELATED TO THE PROJECT AVAILABLE FOR VIEWING IN THE PLANNING DIVISION ®VICINITY MAP ® UTILITY PLANS ® EXISTING CONDITIONS SITE PLAN ® TREE PLAN ® IMPACT STUDY ®NARRATIVE ❑ TRAFFIC IMPACT ANALYSIS ® STORM H2O ANALYSIS STAFF CONTACT: Gary Pagenstecher,Associate Planner (503) 639-4171, extension 2434 • 04.1 alpha COMMUNITY DEVELOPMENT MEMORANDUM DATE: January 8, 2008 TO: Gary Pagenstecher FROM: Tom McConnell RE: Response to Public Comments Submitted for Hunter's Trail Subdivision Thank you for forwarding the two documents received by the City during the public comment period related to the proposed Hunter's Trail subdivision. Below are my comments in response. E-mail from Bill Scheiderich sent December 13,2007: We appreciate Mr. Scheiderich's comments that he has "no concerns with the proposed density". Mr. Scheiderichis concern was with the proposed private street in our submittal and suggested that the application be required to provide a public street that could be extended to McDonald in the future should the properties south of Hunter's Trail redevelop. The private street that Mr. Scheiderich refers to in his letter as meeting the required spacing between 100x^ and O'Mara is the one illustrated on Sheet 7 - Aerial Photo and Future Street Plan. This private street is shown in a hypothetical layout of the properties to the south of Hunter's Trail. As noted on page 12 of our narrative, the extension of the private street in Hunter's Trail to McDonald is not considered feasible due to existing development on the adjoining properties and the fact that it would create an unsafe offset intersection configuration in the vicinity of SW McDonald and SW O'Mara. Lastly, Mr. Scheiderich refers to a proliferation of private streets throughout this area. in reviewing Sheet 7 of the plan set it does not appear to show any other private streets in the immediate vicinity of the project site. Letter from Martha Plante, undated: Ms. Plante raised 5 issues in her letter. 1. Neighborhood Meeting - We have provided documentation that the neighborhood meeting met all of the requirements of such a meeting. I wholeheartedly disagree with Ms. Plante's characterization of the meeting and would more than welcome the opportunity to meet with her and discuss it further. 2. Two-story homes - Ms. Plante states that there is a Code requirement that construction should be compatible to the homes in the area, however she does not cite what Code section requires this. Our narrative addresses Code section 18.745.050 - Screening and Buffering and finds that the adjoining properties are similarly zoned as the subject site and therefore no buffering or screening is required. Based on the fact that Lots 4 and 5 are flag lots, these two lots do have an additional requirement, if constructed with 2-story homes, per Code section 18.730.020.0.2 that requires a side yard of not less than 10 feet and the new structures must be at least 50 feet from existing structures. Our narrative provides a finding that this condition is met. 3. Arborist's Report - Ms. Plante is concerned with the arborist's assessment of the trees on site and their recommendations. The project employed a qualified arborist to assess all trees on site. The City employs its own arborist who will review and verify the findings of the project arborist. 4. Traffic Concerns - Ms. Plante raises concerns with the amount of traffic and the location of the private street access in relation to the curve at Ash Street and 100th Avenue. Per Section 18.810.030.AC, a traffic study is not needed due to the fact that this proposal is only adding 4 new homes and do not meet the warrants to require a traffic study. The private street's access location was chosen in collaboration with City Engineering staff to be the safest and meets sight distance requirements. 5. Preservation as Open Space - The fact is that this property is zoned for residential uses and is being proposed as such. The City or Tualatin Hills Park and Recreation District could have purchased the property as a park site if it chose to do so. Please don't hesitate to contact me at 503-452-8003 should you have any questions regarding this matter. City of Tigard, Oregon 13125 SW Hall Blvd. • Tigart R 97223 • • is November 28,2007 TI G A R D Todd Pays Pays Custom Homes 17278 SW Sonnet Way King City, OR 97224 RE: Application Completeness Review for Hunter's Trail Subdivision Case File No. SUB2007-00009 Dear Mr. Pays: The City received your additional application materials on November 26, 2007 for Subdivision Review (SUB2007-00009) to create six residential lots located at 13740 SW Ash Avenue. Staff has completed a preliminary review of the submittal materials and has determined that the application can be deemed complete for the purposes of starting the state-mandated maximum 120-day review period for a final local decision. The City will now begin its 6 to 8-week comment and review process. It should be noted that staff has not reviewed the application submittal for compliance with the relevant code criteria, and that additional items may arise during the application review which may require further clarification. If you have any questions regarding this letter or your application, please don't hesitate to contact me at 503-718-2434. Sincerely, ��--� Pwt/ Gary Pagenstecher Associate Planner c: SUB2007-00009 Land Use File Tom McConnell,Alpha Community Development Phone: 503.639.4171 • Fax: 503.684.7297 • www.tigard-or.gov • TTY Relay: 503.684.2772 � -alpha COMMUNITY DEVELOPMENT Transmittal DATE: November 26, 2007 TO: Gary Pagenstecher City of Tigard 13125 SW Hall Boulevard Tigard, OR 97223 RE: Hunter's Trail PROJECT NO: 0787-0009 Via: El Personal ❑ Mail ❑ Overnight ❑ Pick-up ❑ Electronic Delivery ❑ Fax pages (including this page) Fax No. Transmitted: El FOR APPROVAL ❑ FOR REVIEW AND COMMENT ❑ FOR YOUR USE ❑ AS REQUESTED CI Attached: COPIES DATE DESCRIPTION 9 11/26/07 Applications 3 11/7/07 Full-size plan sets 7 11/7/07 Reduced plan sets 1 11/7/07 8.5 x 11 Plan set 1 11/26/07 CD of materials 2 11/26/07 Pre-addressed, stamped, envelopes REMARKS: SIGNED: Tom McConnell cc: 9200 5W Nimbus Avenue,Beaverton,Oregon 97008 ma ffiras u I [T] 503-452-8003 [F] 503-452-8043 Beaverton I Gresham w w w . a l p h a c o m m u n i t y . c o m c 3 y 52- City of Tigard, Oregon 13125 SW Hall Blvd. • Tigara R 97223 n • November 20, 2007 T I GARD Todd Pays Pays Custom Homes 17278 SW Sonnet Way King City, OR 97224 RE: Application Completeness Review for Hunter's Trail Subdivision Case File No. SUB2007-00009 Dear Mr. Pays: The City received your revised supplemental application materials on November 13, 2007 for Subdivision Review (SUB2007-00009) to create six residential lots located at 13740 SW Ash Avenue. Staff has completed a preliminary review of the submittal materials and has determined that the application is substantively complete. Please provide the following to complete the application for the purposes of starting the state-mandated 120-day review period: 1. Envelopes: Please supply two sets of pre-addressed (no return address), stamped (not metered), #10 size envelopes. Addresses of property owners located within 500 feet must have been obtained from the City of Tigard within the previous three months from the date of application completeness. 2. Application Copies: Please Submit 9 copies of your revised and new materials (including all elements of the submittal, collated and bound). Plan sets may be printed at 11" x 17" size as long as you include 3 copies of large set plans. Also, submit 7 additional copies of your reduced plan sets only, one copy at 8 1/2"x 11" for our records, and a compact disc including all elements of your proposal. If you have any questions regarding this letter or your application, please don't hesitate to contact me at 503-718-2434. Sincerely, I Gary Pagenstecher Associate Planner c: SUB2007-00009 Land Use File Tom McConnell,Alpha Community Development Phone: 503.639.4171 • Fax: 503.684.7297 • www.tigard-or.gov • TTY Relay: 503.684.2772 Gary Pagenstecher From: Kim McMillan Sent: Thursday, November 15, 2007 2:28 PM To: Gary Pagenstecher Subject: Hunter's Trail Gary, You can deem this complete. It doesn't look like Lot 4 has 25 feet of street frontage. Kim Kim McMillan Development Review Engineer 503-718-2642 Fax 503-624-0752 1 Hunter's Trail Subdivision Completeness Item Met Not Met N/A Comments 18.745.020: X Applicability 18.745.030: X General Provisions 18.745.040: X Street Trees 18.745.050: X Buffering and Screening 18.745.060: X Re-vegetation 18.790.030: X Tree Plan Requirement 18.790.050: X Permit Applicability Todd Prager City Arborist November 15, 2007 .3. -. -I, '■ ; - . ..,.. ,. . ,Ir■ .4 ' 1 , •,, \ A . , . ■ . \ . . 1 .2 ,.. . \ I . ..--- • 1,! \ ;4. . ....; . — . . • .. I . . . . . 1 . . • , . • . ,-—....._ ........... _ _. _ — _ • • . ..)'•'• , ,. ■ . . i / - D ■,-- ',6\''''------------'\ . . \\..................._ 1 ---- ••• - —_ I . . • ■ i , • . I .•---"` 1 • ,-i•-•'. *4'''• . , II 1 ;.i0'... .., t. , .•-;A::- ' ' • 1 ... . • . ., • . ••, , , '.'-'''P.'• ,)‘1-et4.,'„.1,... i , Z , ' c -7,• - -'' '.41,t14,37th''V „ •,...,! Di,. ■vc: T' .:'''•..4.,, ,,,:-:,..i. ,::.,,..-- f-,ziue, A ..- •,.,;., ---....,Aiket-L, • . • k f.. . i •, . , t. ,,• • - op -NE_ ,...: .v. ..tr. . ..: ,......,:,.. „1, . • '..,',..,.••kr-tiaior,-*;; . ' , :41, '-'■, " ^ :4 -' ", -:i' ,-,S,■;;;X' . ' '' ',.' .'': ''t'‘'.-- Sir-"ci.l," .-'.:", _ •- _ . Vg 9/b 7 liviv GI Po Sturm'j , / S 044(0 U e G J / ) L 4, yripit„04, ?AV 0 7 V 4i t 11 6 ; r 44- ha COMMUNITY DEVELOPMENT MEMORANDUM DATE: November 13, 2007 TO: Gary Pagenstecher FROM: Tom McConnell 'TAAL, RE: Hunter's Trail Revised Application Materials Please find attached revised materials for the Hunter's Trail Subdivision application. The revised materials reflect the modification of the application from an 8-lot subdivision to a 6-lot subdivision. The purpose for this change is to address the sight distance issue raised by staff for the shared drive that served Lots 1 and 2 on the original application. Because the private street access is the only point that meets sight distance standards, coupled with the City's limitation that private streets serve a maximum of 6 lots (unless submitted as a Planned Development), we have made this modification as shown on the attached plans. The attached revised materials include: • Revised narrative to reflect a 6-lot subdivision • Revised plan set (full size and 11 x 17) E • Revised Arborist's Report Please let us know if you need any additional information in your completeness review of this application. You may reach me at 503-452- ° E 8003. E ° Thank you. 9200 SW Nimbus Avenue,Beaverton,Oregon 97008 �wfl�-es -- [T] 503-452-8003 [F] 503-452-8043 I Beaverton I Gresham August 23, 2007 SEA V/19- 6-41 IL 1 rd- n AIL ZL "J ( t T ite ea s ii-u,pje�!dC Todd Pays Pays Custom Homes c uq W t3641 c P'zi4'6, 3 17278 SW Sonnet Way King City, OR 97224 RE: Application Completeness Review for Hunter's Trail Subdivision Case File No. SUB2007-00009 Dear Mr. Pays: The City received your revised supplemental application materials on August 1st for Subdivision Review (SUB2007-00009) to create eight residential lots located at 13740 SW Ash Avenue. Staff has completed a preliminary review of the submittal materials and has determined that the application is substantively complete. Please provide the following to complete the application for the purposes of starting the state-mandated 120-day review period: 1. Envelopes: Please supply two sets of pre-addressed (no return address), stamped (not metered), #10 size envelopes. Addresses of property owners located within 500 feet must have been obtained from the City of Tigard within the previous three months from the date of application completeness. 2. Application Copies: Please Submit 9 copies of your revised and new materials (including all elements of the submittal, collated and bound). Plan sets may be printed at 11" x 17" size as long as you include 3 copies of large set plans. Also, submit 7 additional copies of your reduced plan sets only,one copy at 8 1/2" x 11" for our records, and a compact disc including all elements of your proposal. If you have any questions regarding this letter or your application, please don't hesitate to contact Gary Pagenstecher at 503-718-2434. Sincerely, Cheryl Caines Associate Planner c: SUB2007-00009 Land Use File Tom McConnell, Alpha Community Development h a 44-4-al p COMMUNITY DEVELOPMENT Transmittal DATE: g Q 7 TO: Gam TAG, st-e.c(4cg/c y ►_sE5 Cr-ry of —t i c RE: > -rt-vG PROJECT NO: 7137 -009 Via: Messenger: n Mail I I Overnight n Pick-up ❑ Electronic Rush / Route n Fax pages (including this page) Fax No. Transmitted: X FOR APPROVAL ❑ FOR REVIEW AND COMMENT FOR YOUR USE I I AS REQUESTED Attached: COPIES DATE DESCRIPTION 3 8ll IJLPP 1et) 1,44 to L FAciellGU 1;N 12.E.sPosSE Tb 1(0, 200'7 l-pPLIC.A110 CoM?Le E1-SE=6 REMARKS: SIGN E D -l/ cc: 9200 SW Nimbus Avenue,Beaverton,Oregon 97008 114ele rit [7] 503-452-8003 [F] 503-452-8043 Beaverton I Gresham w w w . a 1 p h a c o m m u n i t y . c o m - -al p ha COMMUNITY DEVELOPMENT MEMORANDUM DATE: July 31, 2007 TO: Gary Pagenstecher FROM: Tom McConnell RE: Hunter's Trail Supplemental Materials In response to your Application Completeness Review letter, dated July 26, 2007, we are providing the following supplemental materials addressing Kim McMillan's comments: . Revised Narrative (pages 7 and 9) addressing the correct width of the private street tract - the narrative now refers to its width as 22 to 25 feet in width . Revised Narrative (page 11) addressing the Future Streets Plan requirement . Revised Plan Sheet 1: - updated Sheet Index . Revised Plan Sheet 3: - relabeled as "Preliminary Plat & Site Plan" - dimensions of SW Ash (existing and proposed) more clearly identified, including 2-foot dedication - street section graphic revised to label "tracts" E rather than "r/w" . Revised Plan Sheet 4: - clearly identifies new water meter size as 3/4" - please note the storm drainage system is a single system located along the eastern side of the private street and is identical to components and function as the one utilized in the Fehrenbacher II subdivision • Revised Plan Sheet 5: - clearing limits are clearly identified — grading disturbance areas do not extend onto adjacent parcels . Revised Plan Sheet 7: - updated to show potential future street plan a. New Exhibit K is provided addressing sight distance certification Thank you. 9200 SW Nimbus Avenue,Beaverton,Oregon g7008 Mg erer r, [T] 503-452-8003 [F] 503-452-8043 I Beaverton I Gresham __ City of Tigard, Oregon • 13125 SW Hall Blvd. • Tigard, OR 97223 EILFI July 26, 2007 , Todd Pays Pays Custom Homes 17278 SW Sonnet Way King City, OR 97224 RE: Application Completeness Review for Hunter's Trail Subdivision Case File No. SUB2007-00009 Dear Mr. Pays: The City received your supplemental application materials on July 23, 2007 for Subdivision Review (SUB2007-00009) to create eight residential lots located at 13740 SW Ash Avenue. Staff has completed a preliminary review of the supplemental submittal materials and has determined that the application remains incomplete. 1. Street issues identified in the enclosed public facility completeness checklist remain unaddressed. Any questions pertaining to public facilities can be directed to Kim McMillan at (503)639-4171 ext.2642. If you have any questions about the above comments, please contact me at (503) 718-2434 or garyp @tigard-or.gov. Sincerely, 06"—^-1-1 Gary Pa en to h r Associate Planner c: SUB2007-00009 Land Use File Tom McConnell, Alpha Community Development Phone: 503.639.4171 • Fax: 503.684.7297 • www.tigard-or.gov • TTY Relay: 503.684.2772 PUBLIC FACILITY PLAN Project: ..-nter's Trail COMPLETENESS CHECKLIST Date: 7/3/07 GRADING ® Existing and proposed contours shown. ❑ Are there grading impacts on adjacent parcels? ❑ Adjacent parcel grades shown. ❑ Geotech study submitted? STREET ISSUES ® Right-of-way clearly shown. ® Centerline of street(s) clearly shown. ►1 Street name(s) shown. i 2 Existing/proposed curb or edge of pavement shown. Provide dimensions for existing curb from centerline and sidewalk on Ash frontage. Does this meet the current Neighborhood Route standard? 41 Street profiles shown. uFuture Street Plan: Must show street profiles, topo A future streets plan is required or an on adjacent parcel(s), etc. expanded narrative discussing the under- developed properties to the south - the three parcels to the south could be combined like this project and redeveloped. + /1 Traffic Impact and/or Access Report .--. Provide preliminary sight distance certification for private street and shared driveway-see pre-app notes and 18.705.030.H.1 ❑ Street grades compliant? ❑ Street/ROW widths dimensioned and appropriate? Provide dimensions on plans for Ash Street. Does the existing ROW meet the required dimensions? Narrative states that the necessary dedication will be made-show it on the plans- where is the preliminary plat? Private Streets? Less than 6 lots and width Street sections on Sheet 3 call out R/W for appropriate? private streets- this should be called out as private tract widths not RAN. Narrative under 18.810.030.B states private street in a tract no less than 25 feet in width, but Section B-B indicates 22 feet. ❑ 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? 1 Proposed meter location and size shown? Indicate typical meter size. Proposed fire protection system shown? REVISED: 07/04/07 SIORM DRAINAGE AND WATER QUALITY ISSUES Existing/proposed lines shown? Storm main in private street will be public- City maintenance will not want a dual system to maintain Preliminary sizing calcs for water quality/detention Provide calculations-see pre-app notes 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? 7. ZS .07 The submittal is h reby deemed ❑ COMPLETE ® COMPLETE By: Date: 7/3/07 REVISED: 07/04/07 4tctlphct COMMUNITY DEVELOPMENT MEMORANDUM DATE: July 23, 2007 TO: Cheryl Caines FROM: Tom McConnell RE: Hunter's Trail Supplemental Materials In response to your Notice of Incomplete application we are providing the following supplemental materials: . Revised Narrative addressing Sections 18.430.020 and 18.705.030 . Arborist Report prepared by Morgan Holen of Walter Knapp and Associates LLC . Affidavit of Posting/Mailing of Notice has been added to the Neighborhood Meeting Materials (Exhibit D) . A Title Report has been added as Exhibit I . A Water Quality Calculations/Drainage Report has been added as Exhibit H Lastly, in response to item number 6 on your Notice of Incomplete Submittal, the existing conditions plan identifies the site's frontage along SW Ash Avenue as 114.68 feet. The cumulative total shown on Sheet 3 - Preliminary Site Plan is 115 feet. This is due to the rounding of dimension on the Preliminary Site Plan. It may be assumed that the private street tract will be =' 25 feet wide and the flag pole to Lot 2 will be 15 feet wide, resulting in an actual width on Lot 1 of 74.68 feet where Sheet 3 shows 75 feet. E Thank you. ° V f0 9200 5W Nimbus Avenue,Beaverton,Oregon 97008 I vao tees rnx in 503-4S2-8003 [F] 503-452-8043 Beaverton I Gresham City of Tigard, Oregon • 13125 SW Hall Blvd. • Tigard, OR 97223 July 5, 2007 'I Todd Pays Pays Custom Homes 17278 SW Sonnet Way T I G A R D King City, OR 97224 RE: Notice of Incomplete Application Submittal—SUB2007-00009 Dear Mr. Pays: The City has not received the information necessary to begin the review of your Subdivision application. The development site is located at 13740 & 13780 SW Ash Avenue. This letter is to inform you that additional materials will be needed in order to deem your application complete. The necessary materials are as follows: /1. Narrative. Please revise and re-submit the following narrative code sections. Responses should include facts, findings and conclusions. ♦ 18.430.020—Subdivisions (General Provisions) ♦ 18.705.030 -Access, Egress &Circulation- section 030,items A-I. 2. Arborist Report. Please provide a copy of the Arborist Report. Provide the condition of the existing trees and outline a protection plan for trees to be saved. z''3. Affidavit of Posting/Mailing of Notice for Neighborhood Meeting. 4. Deed or Title Report. Please provide one or the other for proof of ownership. 5. The items in the enclosed public facility completeness checklist must be addressed. Any questions pertaining to public facilities can be directed to Kim McMillan at (503)639-4171 ext.2642. 6. This is not a completeness item, but should be verified. The dimension of the site along Ash Avenue is 114.68 per the existing condition plans. This does not correspond to the dimensions on the proposed site plan. If you have any questions about the above comments, please contact me at (503) 718-2437 or cherylc @tigard-or.gov. Sincerely, Cheryl Gaines Associate Planner c: SDR2007-00009 Land Use File Tom McConnell, Alpha Community Development Phone: 503.639.4171 • Fax: 503.684.7297 • www.tigard-or.gov • TTY Relay: 503.684.2772 PUBLIC FACILITY PLAN Project: . iter's Trail COMPLETENESS CHECKLIST Date: 7/3/07 GRADING ® Existing and proposed contours shown. _ [ Are there grading impacts on adjacent parcels? ❑ Adjacent parcel grades shown. ❑ Geotech study submitted? STREET ISSUES ® Right-of-way clearly shown. Z Centerline of street(s) clearly shown. ® Street name(s) shown. ❑ Existing/proposed curb or edge of pavement shown. Provide dimensions for existing curb from centerline and sidewalk on Ash frontage. Does this meet the current Neighborhood Route standard? ® Street profiles shown. ❑ Future Street Plan: Must show street profiles, topo A future streets plan is required or an on adjacent parcel(s), etc. expanded narrative discussing the under- developed properties to the south - the three parcels to the south could be combined like this project and redeveloped. Z Traffic Impact and/or Access Report Provide preliminary sight distance certification for private street and shared driveway- see pre-app notes and 18.705.030.H.1 ❑ Street grades compliant? ❑ Street/ROW widths dimensioned and appropriate? Provide dimensions on plans for Ash Street. Does the existing ROW meet the required dimensions? Narrative states that the necessary dedication will be made-show it on the plans- where is the preliminary plat?_ ❑ Private Streets? Less than 6 lots and width Street sections on Sheet 3 call out R/W for appropriate? private streets - this should be called out as private tract widths not R/W. Narrative under 18.810.030.8 states private street in a tract no less than 25 feet in width, but Section B-B indicates 22 feet. ® 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? ❑ Proposed meter location and size shown? Indicate typical meter size. ❑ Proposed fire protection system shown? REVISED: 07/04/07 STORM DRAINAGE AND WATER QUALITY ISSUES ❑ Existing/proposed lines shown? Storm main in private street will be public- City maintenance will not want a dual system to maintain ❑ Preliminary sizing calcs for water quality/detention Provide calculations-see pre-app notes 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? VERY The submittal is hereby deemed ❑ COMPLETE ® INCOMPLETE By: K8)4)01 Date: 7/3/07 REVISED: 07/04/07 p COMMUNITY DEVELOPMENT Transmittal DATE: 7. 3- • 07 TO: CReayL C, (oEs RECLI`' Ct-tyo ' �tG D VED JUL 0 3 2007 RE: -.--(t,1.S`reQ. 5 �/�rlf— r`►T y PROJECT NO: -7 537 Via: jgr Messenger: ❑ Mail n Overnight [J Pick-up n Electronic Rush / Route I Fax pages (including this page) Fax No. Transmitted: FOR APPROVAL FOR REVIEW AND COMMENT ❑ FOR YOUR USE K. AS REQUESTED Attached: COPIES DATE DESCRIPTION 7 S[ZE REMARKS: 41t-1 CAUZD Auo ` ZQt t.ES- t 4 ofy op 't,(LL SIZE f * 5 •o 1-4e `Two OF yo(A . SweE V E}-Ar E b W.4EN Tt4E v\iiks o vin c AALI--y s i-rrt . „E. Goon Lt cc: 9200 SW Nimbus Avenue,Beaverton,Oregon 97008 !lhfR�vrs v, [T] 503 452 8003 [F] 503 452 Bog3 I Beaverton I Gresham w w w . a i p h a l o m m u n i t y . C o m LAND USE APPLICa. SON Project: 6 , a0V1 -Dcx'cl g- - e1I Tr .O Date: 7-a-07 COMPLETENESS REVIEW C COMPLETE INCOMPLETE STANDARD INFORMATION: ❑ Deed/Title/Proof Of Ownership gne Neighborhood MtglAfftdavits Minutes, List Of Attendees❑ Impact Study(18.390) Er,USA Service Provider Letter ❑ El #Sets Of Application Materials/Plans I Pre-Application Conference Notes El Envelopes With Postage(Verify Count) PROJECT STATISTICS: ❑ Lot Square Footage % rnous Surface n t e PLANS DIMENSIONED: - N-'ed i,.'tl s' zc. pIav7S. --Buildingetllprin t •.- -•: .f- - to.U-, ...- -` '- •-•:-.,... -go Fa a g3 it L y i e-Where- Applicable [ -- ildiagbeighL. -❑ Access Approach And Aisle El Visual Clearance Triangle Shown ADDITIONAL PLANS: ES Vicinity Map n A.ehitcct u.al Plan_ Tree Inventory Q' Existing Conditions Plan n ran ['Site Plan f Lighting Plan -TREE PLAN I MITIGATION PLAN: ( ❑ lde,-,+-;c;c<< ❑ pr,x4e c4;u\---- ❑ rem.-,u vet, I El rvi i •I-1 T-A t,U,,l ADDITIONAL REPORTS: (list any special reports) ❑ bormsr Renor4- El El El El ❑ RESPONSE TO APPLICABLE CODE SECTIONS: El 18.330(Conditional use) ❑ 18.620(Tgard Triangle Design Standards) E1 18.765(Off-Street Parking/Loading Requirements) El 18.340(Director's Interpretation) E 18.630(Washington Square Regional Center) 1:1 18.775(Sensitive Lands Review) El 18.350(Planned Development) 18.705(AccesslEgress/Cirarlationj) ❑ 18.780(Signs) ❑ 18.360(Site Devebpment Review) El 18.710(Accessory Residential Units) El 18.785(Temporary Use Perils) ❑ 18.370(varianoeslAdjusvnents) ❑ 18.715(Density Computations) ❑ 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) [K 18.725(Environmental Performance Standards) El 18.797(water Resources(WR)Overlay District) El 18.390(Decision Making Procedureslmpact Study) ❑ 18.730(Exceptions To Development Standards) El 18.798(Wireless Communication Facilities) El 18.410(Lot Line Ad)ustments) ❑ 18.740(Historic Overlay) ❑ 18.810(Street&Utility Improvement Standards) El 18.420Ji earitions) ❑ 18.742(Home Occupation Permit) • 18.430(Subdivsionsi El 18.745(landscaping&Screening Standards) lll.' :. I (Residential Zoning Districts) ❑ 18.750(Manufactured/Mobil Home Regulations) ❑ 18.520(Commercial Zoning Districts) ❑ 18.755(Noted sold Waste/Recyclrg storage) ❑ 18.530(Industrial Zoning Districts) ❑ 18.760(Nonconforming Situations) ADDITIONAL ITEMS: cv,d in o-(- t ct e.,-{t h e 0.-x 6',-I; vv. of 4'k.;. -jr-u J b i - s k- I:\curpin\masters\revised\land use application completeness review.dot REVISED: 17-Jan-oi 1 t r - - -aI ha p COMMUNITY DEVELOPMENT Transmittal -i --, . f r +/ _1 DATE: June 7, 2007 TO: City of Tigard • , ' 13125 SW Hall Boulevard Tigard, Oregon 97223 RE: Hunter's Trail PROJECT NO: 0787-0009 Via: ® Personal ❑ Mail ❑ Overnight ❑ Pick-up ❑ Electronic Delivery ❑ Fax pages (including this page) Fax No. Transmitted: ❑ FOR APPROVAL ® FOR REVIEW AND COMMENT ❑ FOR YOUR USE ❑ AS REQUESTED Attached: C PIES DATE DESCRIPTION ?J- 6/7/07 Hunter's Trail Application Binders 1 6/4/07 Check No. 3554, $5,694.00 Application Fee - REMARKS: Sent on behalf of Tom McConnell , SIGNED: 4A.� � Eliza eth F. Ribero cc: - - 9200 SW Nimbus Avenue,Beaverton,Oregon 97008 ,,,agcaw m [T] 503.452-8003 [F] 503-452-8043 Beaverton I Gresham w w w . a I p h a c o m m u n i t y . c o m ___ & r1 I ; I V N 1,,,__„,„_. ___ HuNTERIs TRAIL ta \ ,,t \ .i.;: `r -.,, • alpha 6 LOT SUBDIVISION COMMUNITY DEVELOPME NT TOWNSHIP 2 SOUTH, RANGE 1 WEST, PORTIONS OF SECTION 02 CD, W.M. TAX LOT 3001, 3004 9200 SW Nimbus Ave. Beaverton,Or 97008 CITY OF TIGARD, OREGON m 503-452-8003(fl 503-452-8043 www.olphacommunity.com w.OIphacommunity.com 11 \�i \\ /-/ DATE: 11-7-07 , \ / w f- SN. `� REVISIONS •, C \ �'c '7,, .d�S�. NO. DATE DESCRIPTION ���S Gt I 2S102C0oa3oo \ 2slozcoozeos / I v !./ y 5"14•GO ^ \ 2S102CD03002 1 9, //� , N 2S102CD04400 — f 2S102CC07500 lL 1 .^__.� I 1 b — r D 2S102CD04500 I ��� ,( r''-'' I 2S102CD03000 I ,' F°0 ` — I Z 1 / S�R E� �� ��' I' -- I Q7c' ya D� / pR,VAIE �_- 1, I 4.02C to \ _, _-, _ — ,I '1 I — ilj / ¢a°` Cr CFtESMER s1R• 1v/ r 7 2 I 3 I 4 I 3 2S102CD03005 'h S. 11 I I I I I i I I I I / SITE U i 1 I _ j1Y igivieW S1. � _ _ _ -----) 1. - 1 - fL -1 �- - - - - 2Si 020004000 , — — — 3., ,-;'U� HUNTER'S l I - - I 9w Ia¢DOns!e St _ - TRAIL I 25102co03200 I I I I I I 1 2s1o2coosaoo I VICINITY MAP ■ 12S102CD033001251D2CD0340D125102CD035001 2S102C003600 1 2S702CD037001 102CD0 0i�1 ......±25102CC04400 I — — — — — — SHEET INDEX I 1. TITLE SHEET 1 2. EX CONDITIONS&DEMOLITION PLAN S.W. 100TH AVE. 3. PRELIMINARY PLAT&SITE PLAN \ 4. PRELIMINARY UTILITY PLAN TITLE — — — — — — — — — — — — 5. PRELIMINARY GRADING PLAN 6. PRELIMINARY STREET PROFILES SHEET PROJECT TEAM: 7. AERIAL PHOTO& FUTURE STREET PLAN 8. TREE REMOVAL& MITIGATION PLAN APPLICANT'S REPRESENTATIVE NOTES: _ UTILITIES & SERVICES ALPHA COMMUNITY DEVELOPMENT SITE AREA: 1.72 ACRES WATER: TIGARD WATER 9200 SW NIMBUS AVENUE ZONING: R-4.5 STORM: CLEAN WATER SERVICES BEAVERTON,OR 97008 TAX MAP: 2S1W02CD SEWER: CLEAN WATER SERVICES PH: (503)452-8003 TAX LOT: 03004,03001 POWER: PORTLAND GENERAL ELECTRIC FAX: (503)452-8043 NUMBER OF LOTS: 6 GAS: NORTHWEST NATURAL GAS CONTACT: MIKE VAN LOO AVERAGE LOT SIZE: 10,417 SF FIRE: TUALATIN VALLEY FIRE AND RESCUE CONTACT: TOM McCONNELL SCHOOL: TIGARD SCHOOL DISTRICT a I n ha PARKS: CITY OF TIGARD r COMMUNITY DEVELOPMENT APPLICANT OWNERS PAYS CUSTOM HOMES,INC TAX LOT 03001 17278 SW SONNET WAY JAMES AND SUSAN KAHUT SCALE PROJECT NO.: 787-009 KING CITY, OR 97224 13740 SW ASH AVENUE TYPE: PLANNING ( ) TIGARD,OR 97223 so o j o0 PH: 503 352-9838 _ - - { REVIEWED BY: CONTACT: TODD PAYS —I TAX LOT 03004 1 IN=50 FT CLAY AND LESLIE NICHOLS 13780 SW ASH AVENUE ' TIGARD,OR 97223 N:\prop87-009\dwg\PlannIng\Sheets\787009-TITLE.dwg-SHEET:11RE Nov 07.2007-3:00pn mv1 1 \ _ /\ \\ \ LEGEND 4.s,,. .,, \7___ 1 , , ...._ . 1 \� ` I l L, 1 \ \, —2s4---- Ex 2—FT CONTOUR 1 , ,' \ / 1 1 ; 1 i --260 -- Ex 10-FT CONTOUR%\ \ 1 t t \\ / ' —E Ex sANrtARY SEWER\\----- \ I 1 1 \ \ — EX STORM DRAIN a l h a 1 SAN 5 \ I I ' 1 \t \\ �� — - Ex WATER UNE p ---xa,-- Ex OVERHEAD POWER COMMUNITY \ RIM 253.90 1 4 \ I 1 1 ` \\t ��2j:,\ �� ' *-�c-x Ex FENCE DEVELOPMENT 1 / �` � i _ 1 I 7/ I / `\� \ 1 I I I \`_�`2? \`�� I ® EX SANITARY CLEANOUT _. 1 \ / \ \ \ / l \ \\ �`` \ I I 1 'f �� — .\ Q EX STORM MANHOLE \ 9200 SW Nimbus Ave. \ , ( I 1 1 � I \ .� ' 0 EX CATCH BASIN ■I' 1 \1 y \�\a \� / f// \ \\` � `` f i ° ; ?\ ','A ,> �� \ / EX FlRE HYDRANT Beaverton,Or 97008 \\ 1 Q`r'v /�/ / / f �\ \ \ �/ N I ` �\�,/*,► '- \�\ I ® E%WATER METER 111503452-&X3[Fl 503452 043 1 s 1'v \ ,d I ; / / % I I 1 \ \ \ 7�, ,/ I \\ \ a^f\\ \ _ • EWATEYALVE\\ ' ! / / / / / 1 I 1 t 5 ` � I ) EX GUY RE/l l / / / I 1 \ \ / EX POWE POLES 1 \I / /sAN/M / / /V 1 I , \ \ 1 / O EX r 255 8 / \ l \\ \\ \\� _ � :,h / 8 EX MAILBOX REVISIONS /l IN �N/ 44.6 , \ NO. DATE DESCRIPTION �J / • • EX TREES TO REMAIN \ III / 6 \ S da, �� l 1 I 1 '/ / •w.,!:.. Ex TREES TO BE REMOVED a 1 \ 11 I, IN N18" 2$4.661 1\� `xP� �� J°l I{ �i ' 1 �/ /101\ N1 ,\ 1111k O�T 244 46 \\ s'6:0 4.3 \ � 1.1.46):‹ -- ;I-- yip o / TA A11l 11\\, \\ \ \ ''' \ - \ I( �''� 'y-, \ `-i1 ,l TO BE REMOVED 1 I 1 - - I \ 1 1\\\ \,,,,,0 \2 2e \ `\ I 1 1 0 1 \ NN `'- / \ I I ;� a JO- / I I I $ / / = 1 \11 1 ' \ , / / 11 ��' ---�-_ {yy—r % ORNAMENTAL / --r—-- e 1 1 1 ` 1 ',/ 1e h..,' 7/ ,// ) 1/ ftFMOME DECX A I --- ^ ii' i' WELL 0 _,--\ / / �L 1 1 t 1 / t /��'� ®F w ' /' / / / 1 _`ills 111 i t 11 1 1 / / c o °�,•l i , , / I s fll 1 ` 1 N ! al / \ 1 1 ♦' W / / I * W / I LI 11 I I I I n / m 0 y p I I �� 1 V 1 / / / : * 1 :T1 1 O I „1 1 I 1 , r a O U� m.� O v / to Bla REMOVED in i, REMOVE f0 E 1 I . Z ce•.N ► / / •°':� /� 1 a I /'f� I 19 o. 4 A i 1 �l I1 40 REM¢VEt/ 1 1 y O-O I vE / J / 1 /aD f1\ 1 .t3 x f 1( . voa Al / / Z� ' \ \ \_ / //sue Oo-�, / z/ 1 N Z /,' y; �,` STM MH \ `_ �w Qi ` n F "` - \ xm / / V I I 1 / >t I HUNTER'S RIM 256.53 {O \¢ •�,�� , 1 S 03'51'11 Fj —� 7// \ - 1 12" DI SW 1 ,.G�.� �-.,.c---per i / / T -IN 2532 1 \ / 1 1 �1n�' / 7H -- --- --/ --- --- r / I N ry / / I pFSHERE110E/ ( TORE DRIE,w/AY I ��'`~�7-1 'IE OUT 25 I E INGU15HdD / / / 1\ 1 / � / / / / / , / I 1 _ors I // -+ L - - \ \ ' ' / / / / / / / / / -275--, _ , / I 1 e\ / i // i 3 // / 4 `I I 5 l i 6 i I 7 I 8 I \ .- ,"PSAN MH/ ,/ 20 00'/`MDF�,/ /1 / i / I I, i I 1 -, / / RIM 28'6.54 , / /ACEZS EASEMENT / / I I it 7 I I I 1 IE IN'W 253.2¢ / DOCUMENT N9 / / �.' \ \/Ifz'IN/E,�5349/,r /89Q 87�� I%/ % / / I / I I I IE IN 5 2539/ / / , / / ��`� /'; • / IE/t3lJT y/252,�91i / / A / 1 I ��' I I EXISTING _ x......... / / r / / / /I / / 1 1 I / 1 I CONDITIONS AND t ss� -- - ssx a 2,-,I //�z `ssz — —— —— ssx —— ssx —— ssX — ssx — — I— — ssx — —__ss.I - ssx // STM MH ,. DEMOLITION RIM 261.57 \ \ ` PLAN 12" CONC S 1 — — — — - - - - - - - - - - - — IE IN 253.9 a osx osx asx-- 12" CONC NE \ , S.W. 100TH AVE. IE OUT 257.1 1 • --31x— —.1-1,30x= --- —— —— — — — — — — - - - - - - - - - - - - - - - -alpha COMMUNITY DEVELOPMENT PROJECT NO 787-009 TYPE: PLANNING SCALE REVIEWED BY 0 3, - 0 15 30 60 1 I=30 FT 2 N:\prof\78/-009\dwg\Planning\Sheets\787009-EXIST.Owg-SHEET:221,33 Nov 17.7007-I:58prn CN '. , \ \ \ LEGEND ■ \ _ I �\ PROPOSED CURB i \ / \ / PROPOSED CENTERLINE EXISTING CENTERLINE alpha 111 \ \ PROPOSED PUBLIC UTILITY EASEMENT l ` \\ / PROPOSED BUILDING SETBACK 1 ` I / -------PROPOSED PROPERTY LINE C O M M U N I T Y \ i \ ------EXISTING PROPERTY LINE DEVELOPMENT ' —PROPOSED BOUNDARY LINE 1 \\ / PROPOSED A.C. PAVING - \ - - -- - t:-i •°^? -;,I PROPOSED SIDEWALK 9'00 SW Nimbus Ave. 1 5 G� \ \ Beaverton,Or 97008 �YLY ^ / \ 133 «_,.r_�,... [f]503 452-0003(F]503 452 8013 1 •GO / - r \ o �1 www.alphacommunity.com 1 tai I � � — N wl 1 1 ' / -Y DATE- 11-7.07 a ' o SETBACK TABLE 0 0 \ 1 / 0.0_,:2_,...„..----\ N �S, __�A.,-' �, 20' FRONT SETBACK REVISIONS I ° `- 15 REAR SETBACK NO. DATE DESCRIPTION X a�/ i 1 a w o A A / ` '' 1 " ,5' STREET SIDE SETBACK 1 I No °o-� $ �G / �'' �` \ A 0 '8.862 SF l' 5'INTERIOR SIDE SETBACK \ 1 I o. ' 3±0p •- 10-10 _ 1 _. r.,.u..... _...- ....v V2.\\ Gam' B 1!'• \\ ', • 1 7� 2+ � - --' ,;, •d•, \ 21.T_- 42.Sf - - - - TRACT Nl ■ �'� �` 70-r- I TRACT z0.0 1 _ .t /1 I r_- ro BE I 7934 \ 30t7s zo.o' ( 8.0' ' I REMOVED 1 I r O ' 1 C/L 10.0' I SINK & `111_ �� a0.o' :IV: 11 _��� _ 1 ( J.5'� 0.5'�-E-SM T. tl`T 82'�� �S,DE`NALK ,� I +0.5' p.5 i 0. �RB 11 4.90• r''� I 10.435 SF to 11 307,:SF- S;I 1 J.oz z oz i — 11 I 5 I — c l IY I k a 8,3x7 SF NI CURB &cu CURB & . 1 16,529 SF I 7,0 7,020 SF o '1 BATTER TILTED GUTTER 1 N od,ROW '-) RWN rn 2 '� pEO, ATtOH ¢ Txr' TO BE I 1 1 I STREET SECTION A-A �/ J � ROW Il �; ', .3ric ,.. I 1 SAVED TO BE I TO IBE NTS 27 0� NEW RoW 1 �, `� i 1 1 SAVED RENIOVBD I 2500 EK T (; j r j 1 L I , TRACT TRACT HUNTER'S 1 I 22.0' { 5200' ROW 135.0' 70.0' 67.6' •5.0 65.0' - - - - — I g,0' 20.0' 8.0' EY• ' P.U.E.' `Ir USE? $. cuo 1 —1— — — I I m I 1-1 ors I T SWK &I - ,o.o c!L ,D.D _ I TRAIL EASM T. n 1 I 1 I I m l J- ,.o' ,.o� T I I I I I 15.0'. 1\ 11 1 I I I I 1._______________ I zoJ6. 3.oz �� - CURB & \ CURB &GUTTER 1 I I I I I I 1 11 GUTTER BATTER TILTED 1 I I 1 I I I I STREET SECTION B-B DOWN NTS•1 %\\ \ I I I I I I— ‘ PRELIMINARY \ 1 I i \ \ I I I I I I PLATBaSITE '1 � - ------__li - - �- - - - � - - —I — - — 1 - - I- - I - - �\ PLAN \ 1\) No,, 1 — — — - \ — — — — — — S.W. 100TH AVE. LOT 5 I- =g-alpha LOT 4 COMMUNITY DEVELOPMENT SHARED DRIVEWAY DETAIL 1" - 20' PROJECT NO-: 787-009 . TYPE: PLANNING SCALE REVIEWED BY: 3 30 0 15 30 80 1 I=30 FT 3 N:\prof\787-009\dwg\Planning\Sheets\7 87009-SI1E.dwg-SHEET;22,134 Nov 07,2037-2:00pm mvl \ 7 \ LEGEND r ' \ ;d EASEMENT PO SANITARY'I \ ---....--\ PROPOSED SANITARY SEWER 11 \ I \� \ —xss— EX SANITARY SEWER alpha , \ \ PROPOSED STORM DRAIN ® PROPOSED DETENTION PIPE COMMUNITY 1 \ x. EX STORM DRAIN ` SAN MH \ - - PROPOSED WATER UNE DEVELOPMENT RIM 253.90 I / —xw— EX WATER LINE \ / 1 4 \ / o.;___. EX OVERHEAD POWER UNE / \ — ® PROPOSED SANITARY MANHOLE 9200 SW Nimbus Ave. 1 1 / G� F------... / m EX SANITARY MANHOLE geclverton,Or 97008- —� 1 / � .s ` PROPOSED STORM MANHOLE m 452003[F�503'452 043 1 ., / / GO� \ \ EX STORM MANHOLE 1 / \ S14. - / \ a�a4 PROPOSED CONTECH STORM www.elphacommunity.com ai11L*r" WATER CATCH BASIN FILTERS 1 1' \ \ 8" 55 I - ❑ EX CATCH BASIN DATE: 11-7-07• I tit 1 x I 5 '/ I - - ■ PROPOSED WATER METER REVISIONS 1 8" SD O _ EX WATER METER r SAN MH 6 -------- � , ° d EX WATER VALVE NO. DATE DESCRIPTION RIM 255.88 8" so ! 1 IE IN W 8" 244.66 / •_� 1 NOTES - 1 IE IN N 8" 244.66 1 / - . -�''�\�` �1 6 1 WATER METERS TO BE r IE OUT E 244.46 \\ � ALL 1075 TO USE WEEP HOLES N 11_ 1 I' / z /-`��I/ q(Q �.1\` 1 B. 55 CwY i FOR ROOF DRNNS oi?,,\ 'i ,, ,,,,,‘,,f- ,,,- - ' GL G % '" �\o 1 1 \ 12" 48 S� r:' -���! r^ 1 ` iv Ili I NO SANITARY STUBS WILL BE >,1 REQUIRED TO ADJACENT PARCELS �, � +:.� 5 - 1 " WATER � I `, �� SERVIES TO U ISY I,, „ , m Q 28 1 ••- 7 a SD 2� 0 7 5 - NEW 3/4"METERS I I � � I _ .— ' %\ FOR LOTS 2-6 I I 7 I 5 I• {�` 11 EXISTING WATER . ' 1 METER TO SERVE �'� '• i 1 X LOT I F I I I 1 � I I I HUNTER'S \'-'7A - - STM MH �" 1 , REMOVE D OF PIPE AND I RIM 256.53 1 4 / ABA ENO OF PIPE TO BE 12" DI SW 1 s ssx s ssx OA SSx- • CONCRETE PLUG PU�W - — TRAIL IE IN 253.2 I I I I (� I 1 2" DI NE k INTERCEPT EXIS TING IE OUT 253.0 SANITARY SERVICE AND I I INSTALL NEW CLEANOUT I I I I I l I I PLUG END OF PIPE TO 1 I I I I EXISTING LATERAL BE ABANDONED WITH f - 11 1 I TO LOT 1 CONCRETE PLUG. I 4 I 5 I 6 I 7 I 1 SAN MH I I J I I I I — 1 RIM 260.54 I I I I I I I 1 IE IN W 253.24 PRELIMINARY 1 IE IN E 253.49 \ IE IN s 253.39 I I I I I I UTILITY \`‘I.\ L OUT N 252.691 i 1 1 1 1 1 L_ \ N. 1 1 I 1 1 I � 1 PLAN - - � - - — 1 1 N — � I_ SS% %T so SSx SST — — SSx SS% SSx SSx- _ SSx —SS% SSx SOX SSX 550 STM MH RIM 261.57 12" CONC S I x ` ` - - - - - - - - - - - - - - - - - - - - - — IE IN 253.9 OSX asx QSX 12" CONC NE ' S.W. 100TH IE OUT 257.1 'raI ha - - - - - - - - -- -- - - - - - - AVE.- - COMMUNITY DEVELOPMENT PROJECT NO.: 787-009 TYPE: PLANNING SCALE REVIEWED BY: 30 0 15 30 60 �■• 1 IN= 30 FT 4 N:\prof\787-009\dwg\Planning\Sheets\787009-UTIL-SHEET.dwg-SHEET:22x34 Nov 07.2007-IO7pm my! LEGEND 1 \ / \ \ _ \ \ --324---- EX 1-FT CONTOUR I \ 1 ' 1 \\ t\ -- -i.=0---— EX 5-FT CONTOUR 1 \ \_— — - \ I I 1 ' \\\ \ \\ —324— FG 1-FT CONTOUR alpha \ / \ ' \ 1 I \ \ \ \ \ 320 FG 5-FT CONTOUR • 1 \ \ ``\�/ t \ i \{ \\ \\\ x x x SEDIMENT FENCE COMMUNITY I \ — \ I 1 I t \ \ Q INLET PROTECTION :1 1 \ 11 I t \ _ DEVELOPMENT I I I I I t \ __ w:`-:T:1 GRAVEL CONSTRUCTION T 1 1 1 \ .2)i\ ' '?:l':.'.:i .i. ENTRANCE \ 7 \ I — I \ I I I I 1 CLEARING LIMITS\ 1 / N. I 1 1 _,2� \. <. 9200 SW Nimbus Ave.I / \ \ /tt G"� \ �_` \ I I 1 I 3 --- �\ Beaverton,Or 97008 \ I \I \� �- �v51 I 1 1 I I \\ _y/ \ ` \ I I I .\ \\ NOTE: (T)503-452,9003 p 503.452-8043 . - \ / \��+ I ! I t / \ I I !! 2) \ \ GRADING WILL NOT OCCUR 1 T 1J I I 1 / // 1 \ \` ``` I i a N \ 2\ yt` fY1 \\ \ IN ADJACENT PARCELS www.alphacommunily.com tt \ \ / /// / / / // / / 1 I 1 t\I \`\ \ /7 ` I �\ •� \\\ �` \\I I DArE: tt-7-07 I I I e 3,; f� / REVISIONS '--1/ l I/ / / / /l 1 I 1 { { `\ _'26g� �/ � - , ,' 717 \\ I NO DATE DESCRIPTION 7r — — — \ 11 1 1 1\\ \\ \ \` 2651 mss` `` � _T".%•A' I\, '�I (' /c /, 7 7 t� '1 / t 11\1\.fli #1 \ 1'\• °I ar 1 '/// ,...../0110111 -V. --r 1 ,.....--:1 -, --220—�, ' ) I \,_ I I ,/,' • �a'r!'° ;e! ice/ - / s !- 2' / •r' \ , �i / m -10_04:14100 T 11 „1,,,,./,� 1 f I�' I \may\ I ,--_, I/ -,' ,. / �/% I: $ i---t-11Tf ' - 1 111 l 1 J1 , I ,/ III �� X11 I I ^,; S \t, 1 / I pi) 1 n \ ^ti / / ;1 I r I ? 11 1' /—_- ` �,?1f'\ �`; i k\ 1\\ i \ ( (. ,�\ ` `- 1+ 1\ I ,�/I 7/ y``'� ° : HUNTER'S •{`L Q 1 \ `1 ; } Tl ;/�- /r- ` TRAIL 1 I I \ 1 1 i 1 0 -, 1 / / - - _ / 1 I-275____\ 1 f 11 { / .///////'/// F ///// / // /%/ /1// / J ! �-275--�, I` I /�/ // I I/ !/ ///' / /'' / / / // /i / !/ 1 / I I// / 1 I / �� //1 i i %I i 7I I/ I ��( I I / ,/ / // �7 i / PRELIMINARY 1{ \/ ��` ,'� /'�/,/ / // I/ / I // ' /7 I I GRADING _ ' < • �' // // I// i / /t/ i I I .�`/ I / I _ I PLAN r / / /1 1 1 i/ 1 / I I 1 \ /� `SSx >' •• SSXX -- -- 995 -- -- SSX -- - - - 1 s - - 999 I - 55X - - I SSX — — � 1 ; X— S.W. 100TH AVE. _ _ _ _ _ - - _ _ _ _ _ _ _ _ _ _ _ '°'-aIpha COMMUNITY DEVELOPMENT PROJECT NO. 787-009 TYPE: PLANNING SCALE REVIEWED BY: 3 30 0 15 30 80 . . . - 1 IN=30 FT 5 N:\prof\787-009\dwg\Planning\Sheets\787 009-GRADAwp-SKEET:721(34 Nov 07.2007-I:32pm mN _____— _280 alpha +. ""� °" COMMUNITY N N <�CW, " " , "; ___ DEVELOPMENT — _ EC AT CL 5 S Oinn H' F WV -_ Of STREET a.a° W WI^ L w a s SS ---__--- 9200 SW Nimbus Ave. r _ 270 2-007 300 Beaverton,Or 97008 W503-452-8003[F1503-452-8043 FC A" CL www.alphocommunity.com DATE: 11-7-07 REVISIONS .260 NO. DATE DESCRIPTION — -3+00 2+00 STREET B HORIZ SCALE: I" = 20', VERT SCALE: 1- = 5' 290 -- -- - • to 280 - ---- H U N T E R'S N m0 • " "Ef 40 W N• W < 6" TRAI L yW> " " I >` u aW N t �N Win W — EG AT CL OF STREET a SS S as S S 270 --- n __ a a — --n . yW .0. ._ a A r i 1- visy'' I'Zvi^vvi +n -- S 5 — f 1 OF STREET NQ `N a II I ±N -I-'n N " Z a i "I I III II M w >o PRELIMINARY 260 -- to aW --- - a aU 5a VP a Saa i%•[ STREET a a / 1• PROFILES - -- - - -3.y:z y00. 250— - — —-- — — — -- - ,_ - & alpha COMMUNITY DEVELOPMENT 240 _ _ - _ ` 1+00 2+00 3+00 4+00 5+00 PROJECT No.: 787-00e TYPE: PLANNING REVIEWED BY: STREET A SCALE HORIZ SCALE: 1" = 20', VERT SCALE 1- = 5' 20 0 10 20 40 l ■ • 1 IN=20 FT 6 N:\poj\787-009\dwg\Planning\Sheets\787009-PRIV-STPF.dwg-SHEET:22> 4 Nov 07,2007-2:59pm owl j A, a r— ti 8'•s'r f, r r F.� .. • o LEGEND E yyee4_rr� w a I h a • .,,..... ,....,.•"-- 4, 4 ' �`j' �.�r.. - •y�i PROPOSED PROPERTY UNE F d/ ,. j �,+1 _=e. i, -y,7 a ;_may± - EXISTING PROPERTY UNE 1 x - •. - J/ - o--, '> - ,. , (- Il..; FUTURE PROPERTY UNE �' F ,,. �. ' . COMMUNITY DEVELOPMENT ttiLL r* T., ,:� j cn ' y` a "-- ELOPMENT „ , A ` € ,'r k- r 7� .t�.r s to T. 1 ,#{ v Or,f e tom{ f a t,�. i3G 4'3-A � F + .. 9200 SW Nimbus Ave. r .4 d:, - T ° r f Oi . r F i' i ��;ti ; �� '� } Beaverton. 97008 N;:' ! y z. m 503-452-8003[F]503-452-8043• r , r. 'r..,, a .!�+ L• A,; •p4 www.alphOcommvrvty.com i4 '°6 ,a: r r r 'rte . y°' `•'t. m e .y, :, ri. >•,..., s 5� I :! .`Sly°:, �R r �� DATE: 1i-7-07 tiro " ? M �' Jr CR f4 ' r- !s' -c0 REVISIONS•t+I p , ..i7 • - S"7 _/ - -. 1r :" -.t f a ; ,1' i.. NO. DATE DESCRIPTION ' �. n ? �` ~? '�t .° `'� ft;,y q ma ^ .'1/ !{ it' f > _ t V! .; T1:.' {T41 ,Qm At ;t At :T' K'; : SN P`VE �, ;o :,.•v. i � 7• _ {y�, !� gyp/. i' ' P +�"'�'' 'I _ . . {• d � ° t t"� * � .` SW •HILLVIEW STREE W "iE z ; r * ; w .W 4 �. f• r� ,,'-'- t k _ .TH-;,+" .� a ! "''"" HUNTER'S { :::. ji �. TRAIL i y. >ar .« ■ ..}'-4 i�. _. t�''Rs 0 i�. 1 r �.' , 114 I T t f.,...--a,...= •�"... �,'. is : q �� J :. § s { r{ / 5R 4•i a 1.- i ,} _.mot i . + it , _, •rt rs.kt , .r '� > ; '• � � AERIAL ,. SW ONALD ST t< 4 iv M'° STREET PHOTO .e . ., wit r ,'. . ! W t' k, �• ` c_. A. �_ L AND h^� f'- a ; i >r ` *d a FUTURE . r_ et,y+I �Y o; r ' :' - r STREET PLAN I ,. ..•` '_ -3' ir.'r� + { / 4E 4; VI X11# i X r. i \ f r r . i , t. y, J' , Y r a o . a Y .. •,r t ., > .r. .;a ', ■4 >,:, .. i,. �: COMMUNITY IE��ENT I PROJECT NO.. 787-009 TYPE: PLANNING REVIEWED BY: SCALE 100 0 21) 100 200 . 11N_ 100 FT 7 N:\pro'\787 009\dwg\Planning\Sheets\787 009-AERL.dwg-SHEET:22v34 Nov 07.2007-2:S4prn mN • NOTICE TO MORTGAGEE,LIENHOLDF.R,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 LAND USE APPLICATION SUBDIVISION DATE OF NOTICE: December 5,2007 FILE NO.: SUBDIVISION (SUB) 2007-00009 FILE TITLE: HUNTER'S TRAIL SUBDIVISION REQUEST: The applicant is requesting approval of a six (6) lot subdivision for single-family detached residences. The existing site is approximately 1.72 acres. Proposed lots range from 7,020 to 16,529 square feet, with an average lot size of 10,417 square feet. Two single-family residences exist on-site and both will be retained on proposed lots 1 and 3. LOCATION: 13740 and 13780 SW Ash Avenue;Washington County Tax Map 2S102CD,Tax Lots 3001 and 3004. ZONE: R-4.5: The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.780, 18.790, 18.795 and 18.810. 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 19, 2007. All comments should be directed to Gary Pagenstecher, Associate Planner (503) 718-2434 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 garyp@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 28, 2008. IF YOU PROVIDE COMMENTS, YOU WILL BE SENT A COPY OF THE FULL DECISION ONCE IT HAS BEEN RENDERED. WRI FI".N COMMENTS WILL BECOME A PART OF THE PERMANENT PUBLIC RECORD AND SHALL CONTAIN THE FOLLOWING INFORMATION: • Address the specific "Applicable Review Criteria" described in the section above or any other criteria believed to be applicable to this proposal; • Raise any issues and/or concerns believed to be important with sufficient evidence to allow the City to provide a response; • Comments that provide the basis for an appeal to the Tigard Hearings Officer must address the relevant approval criteria with sufficient specificity on that issue. Failure of any party to address the relevant approval criteria with sufficient specificity may preclude subsequent appeals to the Land Use Board of Appeals or Circuit Court on that issue. Specific findings directed at the relevant approval criteria are what constitute relevant evidence. AFTER 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 SUBMITTED 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 FAC1S 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." Nve'' . — aP ' VICINITI'MAP . SCJB200"-o0009 , VOW III.NTER'S TRAIL ,�1 , ., ,,, SI_BDIVISION alit%h■ 41410 �•4P4j4• '�, LEGEND j SUJECT HILL VIEW • 11 '-_ .. MIEW Q r. i IIII Minn! :111;: .W...: . n. .... ■■ AN EN -• EST accimus Mipz 11.otli onnro on On" ummumN . • nt •U..s'.L4.'. ••Ynepc A2« •- NOTICE OF TYPE II DECISION lor SUBDIVISION (SUB) 2007-00009 HUNTER'S TRAIL SUBDIVISION 120 DAYS = 3/25/2008 SECTION I. APPLICATION SUMMARY FILE NAME: HUNTER'S TRAIL SUBDIVISION CASE NO.: Subdivision(SUB) SUB2007-00009 REQUEST: The applicant is requesting approval of a six (6) lot subdivision for single-family detached residences on an approximately 1.72-acre site. Proposed lots range from 7,020 to 16,529 square feet, with an average lot size of 10,417 square feet. Two single-family residences exist on-site and both will be retained on proposed lots 1 and 3. APPLICANT: Pays Custom Homes OWNER James and Susan Kahut Attn:Todd Pays 13740 SW Ash Avenue 17278 SW Sonnet Way Tigard Oregon 97223 King City,Oregon 97224 APPLICANT'S Alpha Community Development OWNER: Clay and Leslie Nichols REP: Attn:Tom McConnell 13780 SW Ash Avenue 9200 SW Nimbus Avenue Tigard Oregon 97223 Beaverton,Oregon 97008 COMPREHENSIVE PLAN DESIGNATION: R-4.5: Low DensityResidential District. ZONE: R-4.5: Low Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. LOCATION: 13740 and 13780 SW Ash Avenue; Washington County Tax Map 2S102®, Tax Lots 03001 and 03004. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 18.730, 18.745, 18.765, 18.780, 18.790, 18.795 and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request for subdivision, tree removal, and sensitive lands subject to certain conditions of approval. The findings and conclusions on which the decision is based are noted in the full decision, available at City Hall. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. All documents and applicable criteria in the above-noted file are available for inspection at no cost or copies can be obtained for twenty-five cents (25fi) per page,or the current rate charged for copies at the time of the request. SECTION III. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON JANUARY 28, 2008 AND EFFECTIVE ON FEBRUARY 12, 2008 UNLESS AN APPEAL IS FILED. Appe-aL- The Director's Decision is final on the date that it is mailed. Any parr with standing as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON FEBRUARY 11,2008. estions: For er information please contact the City of Tigard Planning Division at (503) 639-4171, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. X4.9 I aP ��'�' .�: .. VICINITS'MAP 7 '` tIOAt �` . HUNTER'S TR"1IL p 0'10111k , , 0<SUBDIVISION 7 .2 •A �,, k44110/ 1111110111119 11 11*V L-_.• LEGEND: gicIA S / V/ / smart' el HILL Vi6N 1/Ti*V 4 ,i• n Ill "III.11/1 11"/°4V41111 -- Er - = 111111011111:mm. L1_ :1I' III �,..� M - ■� • hlr f IIuI -„n.nnny�-• Mal dm'..L.4.27:CYr UAGICR! • I ` \. . -. ` 1, . L----L-- etica-010.6. '. \, .' - r � fir- .- 5 M\ ! / r7 ,.i i -----i _II- -' , \ ,c , , f______-----f 1 Elk,,\.\i': - -\,. .,)--. E 1 Vi � . 2 i. -. . s r L__________. A______A''.---A \,,; ----- -- .t \ 1 \ ,-,----1,-,----1 I •i • I ■ 1, k l 41.4.f,.:,,,: ,� � e �� ��,� ��i'I� III l s A iii` iiii0iii • ,pia s II! l c i i� ill j �;Q I1 1 .5 1 ► _ City of Tigard, Oregon > 13125 SW Hall Blvd. • Tig , OR 97223 • • TIGARD June 24, 2010 Mr. Todd Pays Pays Custom Homes 17278 SW Sonnet Way King City, OR 97224 RE: Subdivision case number: SUB2007-00009 Mr. Pays: On April 27, 2010 the Tigard City Council passed an ordinance to amend the Tigard Community Development Code (MC) chapters 18.360 Site Development Review, 18.420 Land Partitions, and 18.430 Subdivisions. The approved amendments were in response to the economic downturn. Automatic extensions were granted to these three types of land use cases that would expire during a certain time frame. Our records indicate that you received approval for a Subdivision (SUB) that may have been affected by this code amendment (see case number above). If your approved SUB has a lapsing date between July 1, 2008 and December 31, 2010, then the approval is automatically extended through December 31, 2011. The new approval period will lapse after this date if 1) a final plat has not been submitted; or 2) the final plat does not conform to the preliminary plat as approved or approved with conditions. No action is required on your part for the extension because it is automatic. A copy of this letter will be placed in the land use file. A copy of the ordinance with adopted language for Subdivisions is enclosed. If you have any questions or concerns regarding the extension or code amendment, please contact me at (503) 718-2437 or cherylc( tigard-or.gov. Sincerely, Cheryl Caines Associate Planner Phone: 503.639.4171 • Fax: 503.684.7297 • www.tigard-or.gov • TTY Relay: 503.684.2772 NI City of Tigard iPp� IN T = 13125 SW Hall Blvd. 4> r,"#' ,o�� , T - 2. Ifs, ,unarm T l c n k n Tigard, Oregon 97223 } ' a "°°11// MINE Y BOWES � � �' : 1" ,4�•_.,. $ 00:44° �4, +�Q .4., 0004227235 JUN 24 2010 6 0$ �,¢Q '} r+t t1 r ' MAILED FROM ZIP CODE 97223 ��� '• td 0 Mr.Todd Pays Pays Custom Homes 17278 SW cnnnnt Wm' KingCity, O NIXIE 970 3E 1 00 06/27/10 RETURN TO SENDER NOT DELIVERABLE AS ADDRESSED UNABLE TO FORWARD BC: 972.23016799 *1429-19953-24-40 '3 `.w.'.:= 'T:'�s 81437 11,I„Imillidillililll inittilli il,timild;d1l11l1„11 J