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HomeMy WebLinkAboutSUB2007-00001 EXPIRED SUB2007 - 00001 FANNO RANCH SUBDIVISION NOTICE OF TYPE II DECISION SUBDIVISION (SUB) 2007-00001 FANNO RANCH SUBDIVISION 120 DAYS = 6/28/2007 SECTION I. APPLICATION SUMMARY FILE NAME: FANNO RANCH SUBDIVISION CASE NO.: Subdivision(SUB) SUB2007-00001 REQUEST: The applicant is requesting approval to divide a 1.78 acre parcel into twelve (12) single-family lots. APPLICANT: Fanno Creek Ranch,LLC OWNER: Comutt Enterprises LLC 9200 SW Nimbus Ave 11720 SW Lynn Avenue Beaverton,OR 97008 Tigard, OR 97223 APPLICANT: Kasten Van Loo Alpha Community Development 9200 SW Nimbus Ave Beaverton, OR 97008 COMPREHENSIVE PLAN DESIGNATION: R-7;Single-Family,Medium-Density Residential. ZONE: R-7: Medium Density Residential District. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. LOCATION: South of SW Bonita Road at 14775 SW 76th Avenue;WCTM 2S112BD,Tax Lot 00600. 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 23 SUB2007-00001-FANNO RANCH 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 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: 1. Prior to site work,the applicant shall submit a cash assurance (letter of credit or cash deposit) in the amount of $19,125 (153 caliper inches x $125/caliper inch). A revised mitigation plan shall be submitted for review and approval to Planning staff prior to any mitigation planting. Any trees planted on the site or off site in accordance with 18.790.060.D will be credited against the assurance for two years following final inspection. After such time,the applicant shall pay the remaining value of the assurance as a fee in-lieu of planting. 2. Prior to ANY site work, a tree protection lan prepared by a certified arborist shall be submitted to the Planning staff for review and approval. A plan to be included with the construction documents shall indicate the location of protection fencing and shall take into account off-site trees that overhang into the subject property. Consideration for utility trench alignments and grading shall also be a part of the protection plan. Once the protection plan is approved, tree protection measures must be installed for all trees to be retained. Once installed,the City Forester must inspect the tree protection measures. 3. By acting on this decision, the applicant acknowledges that the development code provides for the following penalties if any trees,not otherwise authorized,are damaged or removed: Notwithstanding any other provision of this title, any pparty found to be in violation of this chapter pursuant to Chapter 1.16 of the Tigard Municipal Code shall be subject to a civil penalty of up to $500 and shall be required to remedy any damage caused by the violation. Such remediation shall include, but not be limited to, the following: 1. Replacement of unlawfully removed or damaged trees in accordance with Section 18.790.060 (D) of the Tigard Development Code;and 2. Payment of an additional civil penalty representing the estimated value of any unlawfully removed or damaged tree, as determined using the most current International Society of Arboriculture's Guide for Plant Appraisal. The 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: 4. Prior to commencing onsite improvements, a Public Facility Improvement (PFI) permit is required for this project to cover street improvements and any other work in the public right-of-way. Six (6) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement (PFI) ppermit plans shall conform to City of Tigard Public Improvement Design Standards,which are available at Cityl Tall and the City's web page (www.tigard or.gov). 5. 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. 6. 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. NOTICE OF DECISION PAGE 2 OF 23 SUB2007-00001-FANNO RANCH SUBDIVISION 7. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, which indicate that they will construct a half-street improvement along the frontage of 76til Avenue. The improvements adjacent to this site shall include: A. City standard pavement section for a local street from curb to centerline equal to 16 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond-the site frontage; C concrete curb,or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 5 foot concrete sidewalk with a 5 foot planter strip; F. street trees in the planter strip spaced per TDC requirements; G. street striping; FL streetlight layout by applicant's engineer,to be approved by City Engineer, I. underground utilities; street signs (if applicable); driveway apron(if applicable); and L. adjustments in vertical and/or horizontal alignment to construct SW 76th Avenue in a safe manner, as approved by the Engineering Department. 8. The applicant's Public Facility Improvement permit construction drawings shall indicate that full width street improvements for Cornutt Street, including traffic control devices, mailbox clusters, concrete sidewalks, dnveway aprons, curbs, asphaltic concrete pavement, sanitary sewers, storm drainage, street trees, streetlights, and underground utilities shall be installed within the interior subdivision streets. Improvements shall be designed and constructed to local street standards. The street shall be constructed in accordance with Figure 18.810.5.A and shall be posted"No Parking" on one side. 9. The applicant's signage and striping plan shall indicate "No Parking" signs to be installed on one side of the street,in accordance with Figure 18.810.5.A. 10. Profiles of Cornutt Street and 76th Avenue shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. 11. The applicant shall provide connection of proposed buildings to the public sanitary sewerage system. A connection permit is required to connect to the existing public sanitary sewer system. 12. Any extension of public water lines shall be shown on the proposed Public Facility Improvement (PH) permit construction drawings and shall be reviewed and approved by the City's Water Department, as a part of the Engineering Department plan review. NOTE: An estimated 12% of the water system costs must be on deposit with the Water Department prior to approval of the PH permit plans from the Engineering Department and construction of public water lines. 13. The applicant shall provide an on-site water quality facility as required by Clean Water Services Design��and Construction Standards (adopted by Resolution and Order No. 00-7). Final plans and calculations shall be submitted to the Engineering Department (Kim McMillan) for review and approval prior to issuance of the site permit. In addition a proposed maintenance plan shall be submitted along with the plans and calculations for review and approval. 14. 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." 15. 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. 16. 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. NOTICE OF DECISION PAGE 3 OF 23 SUB2007-00001-FANNO RANCH SUBDIVISION 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 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: 17. Prior to final plat approval,the applicant shall pay the addressing fee. (STAFF CONTACT: Bethany Stewart, Engineering). 18. Prior to approval of the final plat, the applicant shall pay the fee in-lieu of constructing an on-site detention facility. The fee is based on the total area of new impervious surfaces in the pro_posed development, which includes the new public street and sidewalk areas. In addition, a standard value ofp2,640 sf of hard surface is assessed to each individual lot. Payment of the fee can be split into two parts: 1) the portion based on surface area of new streets and sidewalk shall be paid by the applicant prior to approval of the final plat,2 the portion assessed to each lot can be paid at the time building permits are issued-for the individual lots. The applicant shall provide the Engineering Department (Kim McMillan) with surface area calculations for the streets and sidewalk in order for the fee under"1)" above to be calculated. 19. 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. 20. Final Plat Application Submission Requirements: A. Submit for City review four (4) paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon and necessary data or narrative. B. Attach a check in the amount of the current final plat review fee (Contact Planning/Engineering Permit Technicians,at (503) 639-4171,ext.2421). G The final plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05),Washington County,and by the City of Tigard. D. The right-of-way dedication for 76th Avenue (27 feet from centerline) shall be made on the finalplat. 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 ave reviewed the final plat, submit two mylar copies of the final plat for City Engineer signature (for partitions), or City Engineer and Community Development Director signatures (for subdivisions). THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the 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: 21. Prior to the issuance of building permits, the developer shall sign a copy of the City's sign compliance agreement. 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: NOTICE OF DECISION PAGE 4 OF 23 SUB2007-00001-FANNO RANCH SUBDIVISION 22. Prior to issuance of building permits, the applicant shall provide the Engineering Department with a "photomylar" copy of the recorded final plat. 23. The City Engineer may determine the necessity for, and require submittal and approval of,a construction access and parking for the home building phase. If the C1tyEngineer deems such a plan necessary,the applicant shall provide the plan prior to issuance of building permits. 24. Prior to issuance of building permits, the applicant's engineer shall submit final sight distance certification for the intersection of Cornutt Street and 76th Avenue. 25. Prior to issuance of building permits, 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). IN ADDITION, THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE;THIS IS NOT AN EXCLUSIVE LIST: Before City approval is certified on the final plat, and before approved construction plans are issued by the City, the Subdivider shall: 1. Execute and file an agreement with the City Engineer specifying the period within which all required improvements and repairs shall be completed; and 2. Include in the agreement provisions that if such work is not completed within the period specified,the City may complete the work and recover the full cost and expenses from the subdivider. The agreement shall stipulate improvement fees and deposits as may be required to be paid and may also provide for the construction of the improvements in stages and for the extension of time under specific conditions therein stated in the contract. 18.430.090 Bond: As required by Section 18.430.080, the subdivider shall file with the agreement an assurance of performance supported by one of the following: 1. An irrevocable letter of credit executed by a financial institution authorized to transact business in the State of Oregon; 2. A surety bond executed by a surety company authorized to transact business in the State of Oregon which remains in force until the surety company is notified by the City in writing that it may be terminated; or 3. Cash. The subdivider shall furnish to the City Engineer an itemized improvement estimate, certified by a registered civil engineer,to assist the City Engineer in calculating the amount of the performance assurance. The subdivider shall not cause termination of nor allow expiration of said guarantee without having first secured written authorization from the City. 18.430.100 Filing and Recording: Within 60 days of the City review and approval,the applicant shall submit the final plat to the County for signatures of County officials as required by ORS Chapter 92. Upon final recording with the County,the applicant shall submit to the City a mylar copy of the recorded final plat. 18.430.070 Final Plat Ap plication Submission Requirements: Three copies of the subdivision plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. The subdivision plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05),Washington County,and by the City of Tigard. NOTICE OF DECISION PAGE 5 OF 23 SUB2007-00001-FANNO RANCH SUBDIVISION 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 tee 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 o? 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. NOTICE OF DECISION PAGE 6 OF 23 SUB2007-00001-FANNO RANCH SUBDIVISION SECTION III. BACKGROUND INFORMATION Site History: The subject parcel is improved with a single-family dwelling built in 1950 and with several outbuildings. The site has been used for farming and residential uses. Site Information and Proposal Description: The site slopes northeast from 141 to 168 feet in elevation. The majority of the parcel is in open pasture, with the existing home surrounded by evergreen and deciduous trees. The applicant is requesting approval to divide the 1.78 acre parcel into twelve (12) single-Family lots,which includes an extension of SW Comutt Street through the middle of the parcel. Vicinity Information: The proposed development is located approximately 500 feet south of Bonita Road, west of SW 76th Avenue and Fanno Creek. The surrounding parcels are zoned R-12 to the north, R-7(PD) to the west and R-7 to the east and south. SECTION IV. COMMENTS FROM PROPERTY OWNERS WITHIN 500 FEET The Tigard Community Development Code requires that property owners within 500 feet of the subject site be notified of the proposal, and be given an opportunity for written comments and/or oral testimony prior to a decision being made. The City provided notice to neighbors within 500 feet and the site was posted with a notice. The City did not receive any written comments from any neighbors about this application. SECTION V. SUMMARY OF APPLICABLE CRITERIA A summary of the applicable criteria in this case in the Chapter order in which they are addressed in this decision are as follows: A. Subdivision 18.430 B. Applicable Development Code Sections 18.510 Residential zoning districts) 18.705 Access,Egress and Circulation) 18.715 ensity) 18.725 nvironmental Performance) 18.745 andscaping and screening) 18.765 Off-street parking and loading requirements) 18.780 Signs) 18.790 ree removal) 18.795 Vision 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: 18.710 Accessory Residential Units), 18.730 (Exceptions to Development Standards), 18.740 (Historic Overlay), 18.742 (Home Occupations), 18.750 (Manufactured/Mobil Home Regulations), 18.755 (Mixed 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 DEQSION PAGE 7 OF 23 SUB2007-00001-FANNO RANCH 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. No large lots are created with the proposed subdivision. Therefore,this standard is not applicable. 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 5044 square feet (the smallest lot is 4,-970 square feet and the largest is 5,139 square feet),consistent with this standard. 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 site is approximately 175 feet west of Fanno Creek and across SW 76th Avenue. The floodplain elevation at that location is 135 feet. The lowest elevation of the subject site is 161 feet. Therefore, a floodplain dedication is not applicable. Approval Criteria - Preliminary Plat: Theproposed preliminary plat complies with the applicable zoning ordinance and other applicable ordinances a d regulations. 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 "Fanno Ranch" has been approved by the Washington County Surveyor's office and is reserved for this property See Apppplication for Subdivision Plat Naming dated 11/9/06 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 approved for adjoining property as to width,general direction and in all other respects unless the City determines it is in the public interest to modify the street or road pattern. SW 76`f'Avenue is currently unimproved along the length of the proposed subdivision. The continuation of SW 76th Avenue will be constructed to City of Tigard minimum local street standards including a 54-foot right-of-way and a 32-foot paved section and as condi in tioned by the City Engineer in this Decision. The proposed SW Cornutt Street will provide an acceptable connection from SW 76th Avenue to SW 79th Avenue to the west as show in the Preliminary Site Plan (Sheet 3), consistent with this standard. An explanation has been provided for all common improvements. The common street and utility improvements proposed 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 criterion is met. NOTICE OF DECISION PAGE 8 OF 23 SUB2007-00001-FANNO RANCH SUBDIVISION FINDING: Based on the above analysis, the proposal meets the preliminary plat approval standards 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-7: Medium-Density residential zoning district. The proposed household living is a permitted use in the R-7 zone. Minimum and Maximum Densities The minimum and maximum density calculations are 12 and 9 lots,respectively(see Density Calculations below) The R-7 zoning district has the following dimensional requirements: TABLE 18.510.2 DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES STANDARD Proposed R-7 Minimum Lot Size 4,970 sf-5,139 sf Detached unit Average Lot size 5,044 sf 5,000 sq.ft. Duplexes - 10,000 sq.ft. Attached unit[1] 5,000 sq.ft. Average Minimum Lot Width Detached unit lots 50 ft. 50 ft. Duplex lots - 50 ft. Attached unit lots 40 ft. Maximum Lot Coverage 80% 80% [2] Minimum Setbacks Front yard 15 ft. 15 ft. Side facing street on corner&through lots 10 ft. 10 ft. Side yard 5 ft. 5 ft. Rear yard 15 ft. 15 ft. Side or rear yard abutting more restrictive zoning district NA 30 Distance between property line and front of garage 20 ft. 20 ft. Maximum Height NA 35ft. Minimum Landscape Requirement 20% 20% [1] Single-family attached residential units permitted at one dwelling per lot with no more that five attached units in one grouping. [2] Lot coverage includes all buildings and impervious surfaces. The proposed average lot size for the 12 lots proposed for this subdivision is 5,044 square feet. All of the proposed lots meet the minimum lot size and averaging requirements of the code. The applicant provided building envelopes on the preliminary site plat (Sheet 3) that demonstrate that the minimum setback requirements can be mete applicant will be required to comply with the setbacks, height and lot coverage/landscape 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. The minimum access width for 3-6 dwelling units is 20 feet with 20 feet of pavement. Access and egress to each lot created by the proposed subdivision would be directly onto the proposed SW Cornutt Street, a public street, consistent with this standard. NOTICE OF DECISION PAGE 9 OF 23 SUB2007-00001—FANNO RANCH SUBDIVISION 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. Joint access has not been requested,nor is it required,for the proposed development. 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 via an extension of an improved SW 76th Avenue and a new SW Cornutt Street, consistent with this 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 SW Cornutt Street does not appear to have any hazardous attributes. The City Engineer will approve and inspect the design of the improvement 5±76th 6`h Avenue and SW Cornutt Street to ensure there are no hazardous conditions. 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 a local residential street,SW Cornutt Street. 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 . Preliminary sight distance certification was provided by Alpha Community Development, dated December 28, 2006. The proposed Cornutt (east-west) Street intersects 76th Avenue and both streets are classified as local streets. The posted speed on 76th Avenue is 25 mph which requires a minimum sight distance of 250 feet. The engineer states that the sight distance to the north from this intersection was measured to be more than 250 feet. The improved portion of 76th Avenue to the south ends at the south west corner of this development, which therefore provides only 100 feet of sight distance. The sight distance will be increased as future development occurs. NOTICE OF DEQSION PAGE 10 OF 23 SUB2007-00001-FANNO RANCH SUBDIVISION The applicant's engineer shall submit final sight distance certification upon completion of the public improvements and pnor to issuance of building permits. Section 18.705.030.H.2 states that driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far from the intersection as possible. This development is located on SW 76 Avenues, a local street, approximately 500 feet south of Bonita Road, a collector, consistent with this standard. Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. The minimum spacing of local streets along a local street shall be 125 feet. The nearest local street to the proposed Cornutt Street (east-west) is Bonita Road which is over 500 feet away, consistent with this standard. Minimum access requirements for residential use. Vehicular access and egress for single-family, duplex or attached single-family dwelling units on individual lots and multi-family residential uses shall- not be less than as provided in Table 18.705.1 and Table 18.705.2; According to the plans submitted, no access will be less than 15 feet in width,in accordance with Table 18.705.1. Vehicular access to multi-family structures shall be brought to within 50 feet of the ground floor entrance or the ground floor landing of a stairway, ramp, or elevator leading to the dwelling units; No multi-family structures are proposed with this application. Therefore,this standard does not apply. Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform fire Code; There are no residential access drives apart from typical driveways proposed with this project. 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%. No access drives are proposed in excess of 150 feet. Therefore,this standard does not apply. FINDING: Based on the analysis above,the Access,Egress and Circulation standards have been met. Density Computations and Limitations: Chapter 18.715 implements the Comprehensive Plan by establishing the criteria for determining the number of dwelling units permitted. The number of allowable dwelling nits 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 roads or parks. 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. NOTICE OF DEQSION PAGE 11 OF 23 SUB2007-00001-FANNO RANCH SUBDIVISION Based on the formulas in Chapter 18.715 of the City of Tigard Community Development Code, the maximum and minimum number of units permitted on the site is based-on the net developable area subtracting sensitive land areas, land dedicated to public parks, land dedicated for public right-of-way, and land for private streets from the total site area. Of the total site area (77,537 square feet), 16,969 square feet is deducted for the new public street right-of-way for SW Cornutt Street and SW 76th Avenue. The resulting net buildable area is 60,568 square feet. The maximum number of lots permitted on this site,therefore, is 12 (60,568 sf divided by 5,000 sf/lot = 12.11 lots) and the minimum number of lots is 9 (12.11 x .80 = 9.69). The applicant's proposal to create 12 lots meets the maximum density requirements of the R-7 zone. FINDING: Because the applicant has proposed 12 lots and 12 lots is the maximum permitted based on the net buildable area of the site,this standard has been met 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 rope line. Department of Environmental Quality (DEQ) rules for visible emissions (340-21-015 and 340128- 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 ermitted, and; 1) there shall be no emission or transmission of heat or heated air which is discernible at the lot line of the source; and 2) these regulations shall not apply to signs or floodlights in parking areas or construction equipment at the time of construction or excavation work otherwise permitted by this title. Insects and rodents. All materials including wastes shall be stored and all grounds shall be maintained in a manner which will not attract or aid the propagation of insects or rodents or create a health hazard. This is a detached single-family project, which is permitted within the R-7 zone. There is nothing to indicate that these standards will not be met.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. 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 submitted an arborist report by certified arborist Walter Knapp..The arborist report accounts for a total of 14 trees on site, all of which are proposed to be removed. The Preliminary nary Grading Plan (Sheet 5) shows that the entire site will be raded for home sites. However,the arborist report describes a western red cedar(#9006) as a possible save tree to1De determined at a later time. In addition, the aerial photo (Sheet 7) shows that several trees border the subject site on abutting parcels to the south and west. At minimum tree protection measure will be required to protect trees on abutting parcels, which is addressed in the Tree Removal section of this decision, below. NOTICE OF DEQSION PAGE 12 OF 23 SUB2007-00001-FANNO RANCH SUBDIVISION 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 provided a Tree Removal, Mitigation, and Street Tree plan (Sheet 8) that meets the spacing standards along the 76th Avenue and SW Cornutt Street. The selected street trees include Raywood Ash and Aristocrat Pear,trees listed on the City of Tigard Street Tree List. The proposed street trees are consistent with this standard. 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. Proposed Lots 1 through 6 are located adjacent to the Timber Crest Condominiums on land zoned R-12 to the north. The condominiums are in roups of four units. The Buffering and Screening Matrix (Section 18.745.1) requires an "A" buffer when a single-family detached residential use is proposed adjacent to existing multi-family dwelling units with less than 5 units. Pursuant to Table 18.745.2, the A buffer is a 10-foot buffer with lawn and living ground cover. Properties to the south and west are zoned R-7 and do not require any buffering or screening. The applicant's Tree Removal, Mitigation and Street Tree plan (Sheet 8) shows a 15-foot rear yard with a tentative mitigation tree planting schedule, consistent with this standard. FINDING: Based on the above analysis,the buffering and screening standards have been met. 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 NOTICE OF DECISION PAGE 13 OF 23 SUB2007-00001-FANNO RANCI-I SUBDIVISION Sins (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 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, air 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. Plan requirements. The tree plan shall include the following: 1. Identification of the location, size and species of all existing trees including trees designated as significant by the city; 2. Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060D in accordance with the following standards and shall-be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: a. Retention of less than 25% of existing trees over 12 inches in caliper requires a mitigation program in accordance with Section 18 790.060D of no net loss of trees; b. Retention of from 25% to 50% of existing trees over 12 inches in caliper requires that two- thirds of the trees to be removed be mitigated in accordance with Section 18.790.060D; c. Retention of from 50% to 75% of existing trees over 12 inches in caliper requires that 50 percent of the trees to be removed be mitigated in accordance with Section 18.790.060D; d. Retention of 75% or greater of existing trees over 12 inches in caliper requires no mitigation. 3. Identification of all trees which are proposed to be removed; 4. A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. The applicant has submitted a tree inventory prepared by certified arborist Walter Knapp. The plan contains all four of the required components of a tree plan, and, is therefore, acceptable. The tree inventory indicates that there are 14 trees on site all greater than 12 inches in diameter.All trees on site are proposed to be removed. The arborist has deemed 6 of these 14 trees as hazardous. The remaining 8 trees (153 caliper inches) are subject to mitigation which, at $125/caliper inch, will be $19,125. A cash assurance in this amount will be required as a condition of approval. The Preliminary Grading Plan (Sheet 5) shows that the entire site will be graded for home sites. However, the arborist report describes a western red cedar (#9006) as a possible save tree to be determined at a later time. If saved, the applicant must document its health and may apply the 14 caliper inches as a credit against the required mitigation cash assurance. In addition, the Aerial Photo of the site (Sheet 7) shows that several trees border the site on abutting parcels to the south and west. Tree protection measure will be required to protect trees on abutting parcels. FINDING: Based on the analysis above, the Tree Removal standards can be met, provided the applicant complies with the conditions listed below: NOTICE OF DECISION PAGE 14 OF 23 SUB2007-00001-FANNO RANCH SUBDIVISION CONDITIONS: • Prior to site work, the applicant shall submit a cash assurance in the amount of $19,125 (153 caliper inches x$125/caliper inch). • Prior to ANY site work, a tree protection plan, prepared by a certified arborist shall be submitted to the Planning staff for review and approval A plan to be included with the construction documents shall indicate the location of protection fencing and shall take into account off-site trees that overhang into the subject property. Consideration for utility trench alignments and grading shall also be a part of the protection plan. Once the protection plan is approved, tree protection measures must be installed for all trees to be retained. Once installed, the City Forester must inspect the tree protection measures. • By acting on this decision, the applicant acknowledges that the development code provides for the following penalties if any trees,not otherwise authorized, are damaged or removed: Notwithstanding any other provision of this title, any party found to be in violation of this chapter pursuant to Chapter 1.16 of the Tigard Municipal Code shall be subject to a civil penalty of up to $500 and shall be required to remedy any damage caused by the violation. Such remediation shall include, but not be limited to,the following: 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. 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 indicated the vision clearance areas on the preliminary site plan (Sheet 3). The applicant has not proposed any structures or vegetation in the vision clearance areas. Construction plans for the streets will need to be reviewed and approved that satisfy the visual clearance requirements. Subsequent grading and vegetative removal may be imposed during infrastructure construction to assure that this standard is met. 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 local street to have a 54 right-of- way width and 32-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting,storm drainage,and street trees. NOTICE OF DECISION PAGE 15 OF 23 SUB2007-00001-FANNO RANCT-I SUBDIVISION This site lies adjacent to SW 76th Avenue, which is classified as a local street on the City of Tigard Transportation Plan Map. At present, there is approximately 20 feet of right-of-way(ROW) from centerline, according to the most recent tax assessor's map. The applicant should dedicate additional ROW to provide 27 feet from centerline. SW 76th Avenue is currently partially improved. In order to mitigate the impact from this development, the applicant should construct halt-street improvements in accordance with Figure 18.810.4.A. Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a local street to have a 54 right- of-way width and 32-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW Cornutt Street,which was approved on the adjacent Brittany Meadows Subdivision. At present, there is approximately 50 feet of ROW total., according to the most recent tax assessor's map. The applicant proposes to continue the 50 foot ROW, meeting the requirements for a local residential street with fewer than 500 ADT as shown in Figure 18.810.5.A. This section provides a 28 foot paved width with parking allowed on one side. 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 shal 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. A future street lan was submitted with this application. This development will extend Comutt Street from the Brittany Meadows Subdivision to 76th Avenue,thus providing connection between 76th and 79th Avenues. There are no other opportunities for future streets within this development. Street Alignment and Connections: Section 18.810.030.H.1 states that full street connections with spacing of no more than 530 feet between connections is required except where prevented by barriers such as topography, railroads, freeways, pre- existing developments, lease provisions, easements, covenants or other restrictions existing prior to May 1 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 development will provide the completion of an east-west connection between 76th and 79th Avenues. There are no other opportunities for future streets within this development. 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. There are no neighborhood facilities within or near the subject project. Therefore,this standard does not apply. 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: NOTICE OF DECISION PAGE 16 OF 23 SUB2007-00001-FANNO RANCH I SUBDIVISION • 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 street, 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 street within 20 feet of the edge of the intersecting street at full improvement. The proposed street grades do not exceed 6%,thereby meeting this standard. Access to Arterials and Major Collectors: Section 18.810.030.P states that where a development abuts or is traversed by an existing or roposed 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: • 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. SW 76th Avenue is a local residential street,therefore this standard does not apply. Private Streets: Section 18.810.030.S 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. There are no proposed private streets in this development;therefore this standard does not apply. Block Designs ns - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard 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. NOTICE OF DEQSION PAGE 17 OF 23 SUB2007-00001-FANNO RANCH SUBDIVISION The proposed subdivision creates a new street SW Cornutt Street providing access between SW 76th and SW 79th Avenues. The perimeter of the block formed by these streets and SW Bonita is approximately 2,700 feet. Future street extensions are precluded to the east and south because of the proximity of Fanno Creek. Therefore, this standard has been met. 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 ipetween 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. A full street connection is provided,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. None of the proposed lots exceed 2 times their width. Therefore, this standard is met by all lots in the proposed 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 have at least 25 feet of frontage on a public street, consistent with this standard. 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. The applicant's plans indicate they will construct public sidewalks along both sides of Cornutt Street and along their frontage of 76th Avenue,thereby meeting this cnterion. 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 Unifiied 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 existing public sanitary sewer in Cornutt Street and 76th Avenue that will serve this development. 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. The subdivision upstream of this site is currently under construction and will be providing public storm sewer for its development and the public street system within it. NOTICE OF DEQSION PAGE 18 OF 23 SUB2007-00001-FANNO RANCH SUBDIVISION 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 ave been made for improvement of tie 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). 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 has not proposed a detention system on site. The narrative states that the subdivision to the east has provided a detention system, however this is incorrect. The subdivision to the west did an analysis and constructed a public storm sewer system that will handle the 25 year storm in order to discharge to Fanno Creek without detention. Therefore, this development does not need to provide detention. However the fee-in-lieu of detention will be required 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. SW 76th Avenue is not a designated bicycle facility. This standard is not applicable. Cost of Construction: Section 18.810.110.B states that development permits issued for planned unit developments, conditional use permits, subdivisions, and other developments which will principally benefit from such bikeways shall be conditioned to include the cost or construction o} bikeway improvements. This standard is not applicable. Minimum Width: Section 18.810.110.0 states that the minimum width for bikeways within the roadway is five feet per bicycle travel lane. Minimum width for two-way bikeways separated from the road is eight feet. This standard is not applicable. 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 NOTICE OF DEQSION PAGE 19 OF 23 SUB2007-00001-FANNO RANCH SUBDIVISION basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above- ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under-grounding. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: The City of Tigard provides water service in this area. There is an existing ublic water line in 76th Avenue. The applicant's plans indicate they will be extending the public water main in Cornutt Street from 76th Avenue to the system in Brittany Meadows Subdivision. 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. Grading and Erosion Control: CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb one or more acre of land. Since this site is over five acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the site and/or building permit. A final grading plan shall be submitted showing the existing and proposed contours. The lan shall detail the provisions for surface drainage of all lots, and show that they will be graded to insure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Department. For situations where the back portions of lots drain away from a street and toward adjacent lots, appropnate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. 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 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 is required. Site Permit Required: The applicant is required to obtain a Site Permit from the Building Division to cover all on-site private utility installations (water, sewer, storm, etc.) and driveway construction. This permit shall be obtained prior to approval of the final plat. NOTICE OF DECISION PAGE 20 OF 23 SUB2007-00001-FANNO RANCH SUBDIVISION Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary(USB). An addressing fee in the amount of$50.00 per address shall be assessed. This fee shall be paid to the City pnor to final plat approval. Survey Requirements The applicant's final plat shall contain State Plane Coordinates I AD 83 (91)] on two monuments with a tie to the City's global positioning system (GPS) geodetic control network(GC 22). These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to gnd measurements and the angle from north to gnd north. These coordinates can be established by • GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. In addition, the applicant's as-built drawings shall be tied to the GPS network The applicant's engineer shall provide the City with an electronic file with points 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 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. In the applicant's narrative, the applicant identifies and concurs with a 7-foot right of way dedication and a half-street improvement along the 250-foot frontage of SW 76th Avenue. Storm water runoff will be directed to an on-site storm water quality catch basins show on the applicant's preliminary utility plan (Sheet 4). The development will extend an 8-inch water line located under SW 76`h Street to the edge of the western end of the development. Service laterals will be extended from the new 8-inch line to serve the new residential structures. A sanitary service line will be extended from an existing manhole in SW 76th Avenue along SW Cornutt Street to an existing manhole in the adjacent development to the west 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 (11F) 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. Upon completion of this development, the future builders of the residences will be required to pay TIF's totaling approximately$36,240 ($3,020 x 12 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 $113,250 ($36,240 divided by.32). The difference between the TIF paid and the full impact, is considered as unmitigated impact. Since the TIF paid is $36,2402 the unmitigated impact can be valued at $77,010 ($113,250 — $36,240). Given that the estimated cost of the dedication and half-street improvements on SW 76th Avenue is $55,250 (dedication: $3/sf. x 1,750 sf = $5,250. + 76th Avenue improvement: $200. x 250 lineal feet = $50,000.),the value of these off-site improvements is less than the total value of the projected impacts. NOTICE OF DECISION PAGE 21 OF 23 SUB2007-00001-FANNO RANCEI SUBDIVISION Dedication and improvement of 76th Avenue are required for proper access to the proposed SW Cornutt Street and the proposed lots.Furthermore,the applicant has proposed these improvements in their application. In addition, as shown above,the required dedication and improvements are roughly proportional. SECTION VII. OTHER STAFF COMMENTS The Tigard Police Department reviewed the subject proposal and had no objections to it. SECTION VIII. AGENCY COMMENTS Clean Water Services submitted a general comment letter on March 23, 2007 regarding sanitary sewer, storm drainage and water quality, sensitive area, erosion control issues. In addition, CWS has reviewed this proposal for Tax/Lot Map 2S112BD-00600 and issued a Service Provider Letter (SPL), C CWS File Number 07-000226, for the proposed development dated January 12, 2007. The reviewer, Chuck Buckallew, stated that on review of WS files the proposed project will not significantly impact the existing sensitive area found near the site. Tualatin Valley Fire and Rescue did not provide comment on the subject proposal. SECTION DC 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 MAY 2, 2007 AND EFFECTIVE ON MAY 17, 2007 UNLESS AN APPEAL IS FILED. ppeal: 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 wntten appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing,subject to any additional rules of procedure that maybe adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON MAY 16, 2007. NOTICE OF DECISION PAGE 22 OF 23 SUB2007-00001-FANNO RANCH SUBDIVISION estionnss: 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. May 2,2007 PREPARED BY: daryPgenstecher DATE Associate Planner ' May 2, 2007 APPROVED BY: Dick Bewersdorf' ' DA 1'E Planning Manager is\curpin\gary\\subdivision\sub2007-00001 (Fanno Ranch)\sub2007-00001 decision.doc NOTICE OF DECISION PAGE 23 OF 23 SUB2007-00001-FANNO RANCEI SUBDIVISION I IA' �AN'MARI<LN CITY of TIGARD ELpu Q tic DF- �G� GEOGRAPHIC INFORMATION SYSTEM o `;_ au A. otiy,,y�I2 VICINITY MAP ally I Azcu3 s• 1:), 91, •fr 1 1t* Qmo r ""o • SUB2007-00001 �� ♦ I �Illl �.�,,,��� •: FANNO RANCH �wag . �g II --�--- SUBDIVISION ,,, .. WEAVE cal . ' _� ELP -I ,� �*nab IIII i1ii., LEGEND: BONITA RD � �I I I I�I �� SUBJECT "411 n ' r BONITA RD — SITE Ia i►��1 •.IIiiiiI �B 9 gLVIMIL5 1 1 I I Iii m ® r t• CA' CT ..4 . / r•„,, I':'-'4: ';'''''' In,. 1 : SW VI• • rl Tigard Map W I i T r — - • N HEW Aida. > 0 100 200 300 400 500 Feet a '-. "1'Ml i. 111 i mg F- w TIGARD I - NO-A Information on this map is for general location only and •t / should be verified with the Development Services Division. . 13125 SW Hall Blvd Tigard,OR 97223 --1-1 I I \ �\\ I (503)639171 _ hltpJ/www.ci.dgard.or.us Community Development Plot date:Mar 9,2007;C:lmagic\MAGIC03.APR .....---4-*C--- LEGEND 1 ----PROPOSED RIGHT-OF-WAY ---DOMING RIGHT-OF-WAY ` alpha I -—PROPOSED CENTERLINE i --- - lY I --—DOSING CEHTERUXE I 8 I RJ00009T COMMUNITY PROPOSED BUILDING SETBACK i DEVELOPMENT PROPOSED TAX MAP:2811280 TAX MAP:2211280 - —rmo4DSED PROPERTY LINE 1 TL:700 I 1 TL:700 ----EOSnNC PROPERTY uNE PROPOSED BOUNDARY LINE S �� III I ----EXIS106 BWN005T LINE I 9200 SW Nimbus Ave. Beaverton.Or 97008 13'PIIBLN: N 009747 w I I PROPOSED AC.PAVING--—-- STORM 4KR 11.21' —- FAYEMT M 6972']4"E r 30179' -_ _- [ _ PROPOSED 9DEYAAI O v ac F www.olpFlpcpnmunly.Com s'ad I S9.D 1 s0.d– So.D I -�"- SLa– I III A 1 —r } — -_ 1 MR: T . - r----T I r-- r----T r---T r--- � SETBACK TABLE I I I I I I 1D TW. Iv 1 I 1 I I I I I I I 11 8 REVISIONS ~•... __ _ I 1 i I I 1 1 1 1 MO 20'FRONT GARAGE SETBACK NO.DATE DESCRIPTION ,J 8 8 4 �1 3 4 7 7 55'REM SETBACK ANYO SE 4976 SF 4907 SF IrE 1093 5 I 300.7 1 I 5126 Sr - 17f IO'STREET DOE SETBACK AEllll 9 < IS'FRONT SETBACK 1 1 1 1 1 1 1 1 1 1 I 1 130'VISUAL ' - 1S 5'INTERIOR SIDE SETBACK +1 1 1 i 1 1 Tsy�I I . 1 1 1 1 TieANMU[ - w .__�._�..�. L J L ..J I .1 L____ _J I J L •PLC :a 3 III : 50.0' fart 150.0. SEE SaV n +�,/ oi – ` _ A.W �__ 2 E0_–�_–- 1 g 1 TAX MAP: 1112.0 jg� SW CORNUTT ST. TL:2•111 M• r• b �R 50.. 50.• SO• 50. 50.. 37. 2.010,u I i am R/W a 'r +III f 1 f-------1 f 1 r l f 1 r ) ND—. y I I 1 I I ISO•WSVALf1• `-0'S• G.O.E. 1 1 1 1 1 I I I I I I I(CLEARANCE I CI 1 7 11 8 I I g 11 i0 I I 11 I I TRIANGLE 1 1 I �.''1I •.3' 0.5' 1 1 5057 SF 5061 s 5065 Sr 5009 SF 5072 9 5139 Si T I ' I 5' S'I 5• 1 FAN N O I I' I4 I4 I4 I.1 I 99111•r 1201 252 2.Sfi •0; I I I I I I I I I I I I 7' ' ',11M EINI \ RANCH 1 I I 1 I I RDA, 1 I I 1 1 11 I I I I I I - MURALS CMS AND OFdCA9d 2 I CUTTER � L J I L J I L J J L_- _.. IL J 2i I __ I---_ _�1_ _Lr__ ! __ _ __L�__ I �_ sw CORNUTT ST. SUBDIVISION NOT TO SCALE sD.o' _50.0' SDa 5DD' SD• 9' ___ s e9•w•as w 3D2e7� I I TAX MAP:23112BD I 1 I TAX MAP:281128D I I TL:300 I I TL:300 0ti 27.0 R/W I I • NOTE D'5—^ PRELIMINARY PRELIMINARY SITE PLAN SAWCUT ABC 1' SCALE:1' 30' EOSIN)(EDGE D.S. ,tea,e, SITE EXISTING EDGE OF / I so' PAVEMENT 1..•• O, S1Ri PLAN A. y [5 I 11 44 Z 00010111 SW 78TH AVENUE HALT STREET WENS FROM APPROX.7.5-9.6'10 56.7 NOT TO SCALE - alpha COMMUNITY DEVELOPMENT 0 PROJECT NO.: 225-004 TYPE: PLANNING SCALE REVIEWED Dr: teiLT 15 30 5 .6DPT Ge 0:\pror0 214A\Ewp\■O'MAIONe.11\716-039.IPK0*p-SNHI:WE kW M.3005.II95m,wl 3 . . . . . • . , REQUEST FOR COMMENTS DATE: March 9,2007 TO: Rob Muirhison,Public Works Project Engineer FROM: City of Tigard Planning Division STAFF CONTACT: Gary Pagenstecher,Associate Planner(x2434) Phone: (503) 639-4171 Fax: (503) 624-3681 Email:garyp@tigard-or.gov SUBDIVISION (SUB) 2007-00001 - FANNO RANCH SUBDIVISION - REQUEST: A request for Subdivision approval to divide a 1.78 acre parcel into twelve (12) single-family lots. LOCATION: South of SW Bonita Road at 14775 SW 76th Avenue; WCTM 2S112BD, Tax Lot 00600. ZONE: R-7: Medium-Density Residential District. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 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: MARCH 23, 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 possihle. 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: C-12.41/ tr._.reC,X" -V-1 ,SA((0_,_,T4>4 kl Name&Number of Person Commenting: All\ (f > MEMORANDUM CITY OF TIGARD, OREGON DATE: 4/10/07 TO: Gary Pagenstecher, Associate Planner FROM: Kim McMillan, Development Review Engineer RE: SUB2007-00001 Fanno Ranch 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. Preliminary sight distance certification was provided by Alpha Community Development, dated December 28, 2006. The proposed Cornutt (east-west) Street intersects 76th Avenue and both streets are classified as local streets. The posted speed on 76th Avenue is 25 mph which requires a minimum sight distance of 250 feet. The engineer states that the sight distance to the north from this intersection was measured to be more than 250 feet. The improved portion of 76th Avenue to the south ends at the south west corner of this development, which therefore provides only 100 feet of sight distance. The sight distance will be increased as future development occurs. The applicant's engineer shall submit final sight distance certification upon completion of the public improvements and prior to issuance of building permits. Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. The minimum spacing of local streets along a local street shall be 125 feet. The nearest local street to the proposed Cornutt Street (east-west) is Bonita Road which is over 600 feet away, thereby meeting this criterion. ENGINEERING COMMENTS FANNO RANCH SUB2007-00001 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 local street to have a 54 right-of-way width and 32-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW 76th Avenue, which is classified as a local street on the City of Tigard Transportation Plan Map. At present, there is approximately 20 feet of ROW from centerline, according to the most recent tax assessor's map. The applicant should dedicate additional ROW to provide 27 feet from centerline. SW 76th Avenue is currently partially improved. In order to mitigate the impact from this development, the applicant should construct half-street improvements in accordance with Figure 18.810.4.A. Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a local street to have a 54 right-of-way width and 32-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW Cornutt Street, which was approved on the adjacent Brittany Meadows Subdivision. At present, there is approximately 50 feet of ROW total, according to the most recent tax assessor's map. The applicant proposes to continue the 50 foot ROW, meeting the requirements for a local residential street with fewer than 500 ADT as shown in Figure 18.810.5.A. This section provides a 28 foot paved width with parking allowed on one side. ENGINEERING COMMENTS FANNO RANCH SUB2007-00001 PAGE 2 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. A future street plan was submitted with this application. This development will extend Cornutt Street from the Brittany Meadows Subdivision to 76th Avenue, thus providing connection between 76th and 79th Avenues. There are no other opportunities for future streets within this development. Street Alignment and Connections: Section 18.810.030.H.1 states that full street connections with spacing of no more than 530 feet between connections is required except where prevented by barriers such as topography, railroads, freeways, pre-existing developments, lease provisions, easements, covenants or other restrictions existing prior to May 1, 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 development will provide the completion of an east-west connection between 76th and 79th Avenues. There are no other opportunities for future streets within this development. ENGINEERING COMMENTS FANNO RANCH SUB2007-00001 PAGE 3 Grades and Curves: Section 18.810.030.N states that grades shall not exceed ten percent on arterials, 12% on collector streets, or 12% on any other street (except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet). Centerline radii of curves shall be as determined by the City Engineer. The proposed street grades do not exceed 6%, thereby meeting this criterion. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of- way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development or; • For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. PLANNING Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. PLANNING Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. PLANNING Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. ENGINEERING COMMENTS FANNO RANCH SUB2007-00001 PAGE 4 PLANNING Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. Private streets and industrial streets shall have sidewalks on at least one side. The applicant's plans indicate they will construct public sidewalks along both sides of Cornutt Street and along their frontage of 76th Avenue, 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 existing public sanitary sewer in Cornutt Street and 76th Avenue that will serve this development. 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. The subdivision upstream of this site is currently under construction and will be ENGINEERING COMMENTS FANNO RANCH SUB2007-00001 PAGE 5 providing public storm sewer for its development and the public street system within it. 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 has not proposed a detention system on site. The narrative states that the subdivision to the east has provided a detention system, however this is incorrect. The subdivision to the west did an analysis and constructed a public storm sewer system that will handle the 25 year storm in order to discharge to Fanno Creek without detention. Therefore, this development does not need to provide detention. However the fee-in-lieu of detention will be required. 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; ENGINEERING COMMENTS FANNO RANCH SUB2007-00001 PAGE 6 • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under- grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case- by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under- grounding. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: The City of Tigard provides water service in this area. There is an existing public water line in 76th Avenue. The applicant's plans indicate they will be extending the public water main in Cornutt Street from 76th Avenue to the system in Brittany Meadows Subdivision. 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, ENGINEERING COMMENTS FANNO RANCH SUB2007-00001 PAGE 7 the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. Grading and Erosion Control: CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb one or more acre of land. Since this site is over five acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the site and/or building permit. A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of all lots, and show that they will be graded to insure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Department. For situations where the back portions of lots drain away from a street and toward adjacent lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. The applicant will also be required to provide a geotechnical report, per Appendix Chapter 33 of the UBC, for the proposed grading slope construction. The recommendations of the report will need to be incorporated into the final grading plan and a final construction supervision report must be filed with the Engineering Department prior to issuance of building permits. The design engineer shall also indicate, on the grading plan, which lots will have natural slopes between 10% and 20%, as well as lots that will have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections and/or permits will be necessary when the lots develop. An NPDES 1200C permit is required. ENGINEERING COMMENTS FANNO RANCH SUB2007-00001 PAGE 8 Site Permit Required: The applicant is required to obtain a Site Permit from the Building Division to cover all on-site private utility installations (water, sewer, storm, etc.) and driveway construction. This permit shall be obtained prior to approval of the final plat. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). An addressing fee in the amount of $ 50.00 per address shall be assessed. This fee shall be paid to the City prior to final plat approval. 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 street improvements and any other work in the public right-of-way. Six (6) sets of detailed public ENGINEERING COMMENTS FANNO RANCH SUB2007-00001 PAGE 9 improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www.tigard-or.gov). The PFI permit plan submittal shall include the exact legal name, address and telephone number of the individual or corporate entity who will be designated as the "Permittee", and who will provide the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, which indicate that they will construct a half-street improvement along the frontage of 76th Avenue. The improvements adjacent to this site shall include: A. City standard pavement section for a local street from curb to centerline equal to 16 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 5 foot concrete sidewalk with a 5 foot planter strip; F. street trees in the planter strip spaced per TDC requirements; G. street striping; H. streetlight layout by applicant's engineer, to be approved by City Engineer; I. underground utilities; J. street signs (if applicable); K. driveway apron (if applicable); and L. adjustments in vertical and/or horizontal alignment to construct SW 76th Avenue in a safe manner, as approved by the Engineering Department. The applicant's Public Facility Improvement permit construction drawings shall indicate that full width street improvements for Cornutt Street, including traffic control devices, mailbox clusters, concrete sidewalks, ENGINEERING COMMENTS FANNO RANCH SUB2007-00001 PAGE 10 driveway aprons, curbs, asphaltic concrete pavement, sanitary sewers, storm drainage, street trees, streetlights, and underground utilities shall be installed within the interior subdivision streets. Improvements shall be designed and constructed to local street standards. The street shall be constructed in accordance with Figure 18.810.5.A and shall be posted "No Parking" on one side. The applicant's signage and striping plan shall indicate "No Parking" signs to be installed on one side of the street, in accordance with Figure 18.810.5.A. Profiles of Cornutt Street and 76th Avenue shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. The applicant shall provide connection of proposed buildings to the public sanitary sewerage system. A connection permit is required to connect to the existing public sanitary sewer system. Any extension of public water lines shall be shown on the proposed Public Facility Improvement (PFI) permit construction drawings and shall be reviewed and approved by the City's Water Department, as a part of the Engineering Department plan review. NOTE: An estimated 12% of the water system costs must be on deposit with the Water Department prior to approval of the PFI permit plans from the Engineering Department and construction of public water lines. The applicant shall provide an on-site water quality facility as required by Clean Water Services Design and Construction Standards (adopted by Resolution and Order No. 00-7). Final plans and calculations shall be submitted to the Engineering Department (Kim McMillan) for review and approval prior to issuance of the site permit. In addition, a proposed maintenance plan shall be submitted along with the plans and calculations for review and approval. 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 FANNO RANCH SUB2007-00001 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 FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: Prior to final plat approval, the applicant shall pay the addressing fee. (STAFF CONTACT: Bethany Stewart, Engineering). Prior to approval of the final plat, the applicant shall pay the fee in-lieu of constructing an on-site detention facility. The fee is based on the total area of new impervious surfaces in the proposed development, which includes the new public street and sidewalk areas. In addition, a standard value of 2,640 sf of hard surface is assessed to each individual lot. Payment of the fee can be split into two parts: 1) the portion based on surface area of new streets and sidewalk shall be paid by the applicant prior to approval of the final plat, 2) the portion assessed to each lot can be paid at the time building permits are issued for the individual lots. The applicant shall provide the Engineering Department (Kim McMillan) with surface area calculations for the streets and sidewalk in order for the fee under "1)" above to be calculated. The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the City's global positioning system (GPS) geodetic control network (GC 22) as recorded in Washington County survey records. These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: • GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. Final Plat Application Submission Requirements: A. Submit for City review four (4) paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. ENGINEERING COMMENTS FANNO RANCH SUB2007-00001 PAGE 12 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 76th Avenue (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 two mylar copies of the final plat for City Engineer signature (for partitions), or City Engineer and Community Development Director signatures (for subdivisions). THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: Prior to issuance of building permits, the applicant shall provide the Engineering Department with a "photomylar" copy of the recorded final plat. 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. Prior to issuance of building permits, the applicant's engineer shall submit final sight distance certification for the intersection of Cornutt Street and 76th Avenue. 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 ENGINEERING COMMENTS FANNO RANCH SUB2007-00001 PAGE 13 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). IN ADDITION, THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE; THIS IS NOT AN EXCLUSIVE LIST: 18.430.080 Improvement Agreement: Before City approval is certified on the final plat, and before approved construction plans are issued by the City, the Subdivider shall: 1. Execute and file an agreement with the City Engineer specifying the period within which all required improvements and repairs shall be completed; and 2. Include in the agreement provisions that if such work is not completed within the period specified, the City may complete the work and recover the full cost and expenses from the subdivider. The agreement shall stipulate improvement fees and deposits as may be required to be paid and may also provide for the construction of the improvements in stages and for the extension of time under specific conditions therein stated in the contract. 18.430.090 Bond: As required by Section 18.430.080, the subdivider shall file with the agreement an assurance of performance supported by one of the following: 1. An irrevocable letter of credit executed by a financial institution authorized to transact business in the State of Oregon; 2. A surety bond executed by a surety company authorized to transact business in the State of Oregon which remains in force until the surety company is notified by the City in writing that it may be terminated; or 3. Cash. The subdivider shall furnish to the City Engineer an itemized improvement estimate, certified by a registered civil engineer, to assist the City Engineer in calculating the amount of the performance assurance. ENGINEERING COMMENTS FANNO RANCH SUB2007-00001 PAGE 14 The subdivider shall not cause termination of nor allow expiration of said guarantee without having first secured written authorization from the City. 18.430.100 Filing and Recording: Within 60 days of the City review and approval, the applicant shall submit the final plat to the County for signatures of County officials as required by ORS Chapter 92. Upon final recording with the County, the applicant shall submit to the City a mylar copy of the recorded final plat. 18.430.070 Final Plat Application Submission Requirements: Three copies of the subdivision plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. The subdivision plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. 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 ENGINEERING COMMENTS FANNO RANCH SUB2007-00001 PAGE 15 intersection ment boxes The points, cud o,conforming to City 1 tops °f all monument Sac cents standards will be required 888'10 Street& Ut ent boxes sha//be and curve points. around all 18.810. 120 ill lm.rovemen set to fnn;shedpav centerline Utilities t Standards: ement grade. communication,utility lines placed Un anon, lightCl tiding, but temporary t utility "hund' except d cable television limited to operating/ace t underground, service t for casurface-mounted Serv'ctransformers,those required for 18.810. 130 connection 50,000 boxes,van o facilities�eo/es cabinets which d e d facilities v oelectric, All Cash or Bond ve during construction, hie placed surface-mounted shall be workmanship pr en�ents /n h'e.aired high Capacity electric City an Stalls iC lines, d material or bay the value guarantee period subdivider Shall T of the'mprovbebe secured year fol% n9 guaranteed as 18 87 h guarantee bond ne as Set ybhe ash deposit amount acceptance by the 18.810.150 8Q• nd S:i1 comply City Eng;nee or bond in the with the amount o f the wit Installation r e terms sidewalks, e.uisite and conditions the curbs, improvements, of Section issued. therefore fighting ing o eincludin9 sanitary 18 810 18 ve been apprope rdrement s sewers storm se Notice by the Cityll permit undertaken except Street Work Shall not b to Cit Re,aired mrt fee pan ex pt a streets, ce after If begin until the d and work is discontinued e City h permit notified. for any has been notified in 1 810 200 E reason, it shall n advance eery Certification of be resumed until the City is ENG/NFBR'NC COMMENTS FgNNO RANCH SU82067`00401 PAGE- 16 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 FANNO RANCH SUB2007-00001 PAGE 17 '�4 y II MI i r REQUEST FOR COMMENTS DATE: March 9,2007 TO: Jim Wolf,Tigard Police Department Crime Prevention Officer FROM: City of Tigard Planning Division STAFF CONTACT: Gary Pagenstecher,Associate Planner(x2434) Phone: (503) 639-4171 Fax: (503) 6 4-3681 Email:garyp @ tigard-or.gov SUBDIVISION(SUB) 2007-00001 - FANNO RANCH SUBDIVISION - REQUEST: A request for Subdivision approval to divide a 1.78 acre parcel into twelve (12) single-family lots. LOCATION: South of SW Bonita Road at 14775 SW 76th Avenue; WCTM 2S112BD, Tax Lot 00600. ZONE: R-7: Medium-Density Residential District. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 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 inlormation 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: MARCH 23, 2007. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard,Tigard,OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter or email. Written comments provided below: Name&Number of Person Commenting: a W O`I 1.5101 CleanWater Services RECEIVED PLANNING Our commitment is clear. MAR 2 6 2007 CITY OF TIGARD MEMORANDUM DATE: March 23, 2007 FROM: Bill Baechler Clean Water Services TO: Gary Pagenstecher, Associate Planner City of Tigard Planning Division SUBJECT: Review Comments—Fanno Ranch Subdivision, 2007-00001 SUB GENERAL COMMENTS • This Land Use Review by Clean Water Services (CWS) does not constitute approval of storm or sanitary sewer compliance with the NPDES permit held by CWS. CWS must review and approve final construction plans prior to issuance of any construction and/or connection permits. • All provisions of the development submittal shall be in accordance with current CWS Design and Construction Standards, (presently R&O 04-09), the Erosion Prevention and Sediment Control Manual, December 2000 edition, and all current Intergovernmental Agreements between the City and CWS. • Final construction plans shall be reviewed and approved by CWS for conformance with current CWS Design and Construction Standards prior to issuance of any construction permits. • A Stormwater Connection Permit shall be required, as approved by CWS, prior to construction of sanitary sewer, storm and surface water systems, and any work within sensitive area buffers and vegetated corridors. • Public sanitary and storm sewer easements shall be required in accordance with current CWS Design and Construction Standards. A separate "Tract"and public easement shall be provided for the required water quality facility. SANITARY SEWER • Each lot in the development shall be provided with a direct gravity side sewer(service lateral) connection to a public sanitary sewer mainline in accordance with current CWS Design and Construction Standards. Each sanitary lateral shall provide service to only one lot and shall be contiguous with pubic right-of-way or public sewer easement. 2550 SW Hillsboro Highway• Hillsboro, Oregon 97123 Phone: (503)681-3600• Fax: (503)681-3603 •www.CleanWaterServices.org • The engineer shall verify public sanitary sewer availability to adjacent properties and extend public sanitary sewer to provide service to adjacent properties in accordance with current CWS Design and Construction Standards, (presently R&O No. 04-09). STORM DRAINAGE AND WATER QUALITY • Each lot in the development shall be provided with a gravity service lateral and individual connection to a public storm conveyance. Privately owned and maintained storm sewers, including water quality facilities, serving multiple lots shall not be approved. • A hydraulic and hydrological analysis of the existing drainage and downstream storm conveyance system, in accordance with current CWS Design and Construction Standards (presently R&O 04-09), is required. The applicant is responsible for mitigating downstream storm conveyance if the existing system does not have the capacity to convey the runoff volume from a 25-year, 24-hour storm event. • The Developer shall provide a public water quality facility, in accordance with current CWS Design and Construction Standards, to treat all impervious surfaces being constructed or preserved as part of this development. The facility shall be placed in a separate "Tract" with public easements and not part of any buildable lot. Fanno Ranch Subdivision has proposed the use of two stormfilter catch basins to provide storm water quality. Stormfilter catch basins shall not be approved as a public water quality facility. • Maintenance access shall be provided for water quality and/or detention facilities in accordance with current CWS Design and Construction Standards (presently R&O 04-09). • Final construction plans shall show all existing and proposed public and private storm conveyance and easements. SENSITIVE AREA • CWS has reviewed this proposal for Tax/Lot Map 2S 112BD-00600 and issued a Service Provider Letter(SPL), CWS File Number 07-000226, for the proposed development dated January 12, 2007. EROSION CONTROL • A NPDES 1200 C Erosion Control Permit is required in addition to meeting all CWS erosion control requirements in accordance with current CWS Design and Construction Standards. RE QUE ST FOR COMMENT S DATE: March 9,2007 TO: PER ATTACHED FROM City of Tigard Planning Division STAFF CONTACT: Gary Pagenstecher,Associate Planner(x2434 Phone: (503) 639-4171 Fax: (503) 6 4-3681 Email: garyp @ tgard-or.gov SUBDIVISION(SUB) 2007-00001 - FANNO RANCH SUBDIVISION - REQUEST: A request for Subdivision approval to divide a 1.78 acre parcel into twelve (12) single-family lots. LOCATION: South of SW Bonita Road at 14775 SW 76th Avenue; WCTM 2S112BD, Tax Lot 00600. ZONE: R-7: Medium-Density Residential District. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 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: MARCH 23,2007. 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 possihle. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard,Tigard,OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. _ Please refer to the enclosed letter or email. Written comments provided below: Name&Number of Person Commenting: • '''TY OF TIGARD REQUEST FOP ''OMMENTS 7/1) NOTIFICA. 4 LIST FOR LAND USE & COMMUNITY DL -OPMENT APPLICATIONS �.Q� p FILE NOS.: $4 24,07 -two( FILE NAME: ri 1' �a'ty"�L` ��"` i, CITIZEN INVOLVEMENT TEAMS 14-DAY PENDING APPLICATION NOTICE TO INTERESTED PARTIES OF AREA: ['Central ❑East South ['West CITY OFFICES `f _LONG RANGE PLANNING/Ron Bunch,Planning Mgr. COMMUNITY DVLPMNT.DEPT./Planning-Engineering Techs. (POLICE DEPT./Jim Wolf,Crime Prevention Officer _BUILDING DIVISION/Mark(residential)Brian(commercial) el ENGINEERING DEPT./Kim McMillan,Dvlpmnt.Review Engineer _PUBLIC WORKS/Matt Stine,Urban Forester CITY ADMINISTRATION/Cathy Wheatley,City Recorder IL PUBLIC WORKS/Rob Murchison,Project Engineer _ _ PLANNING COMMISSION(+11 sets) PLANNER–POST PROJECT SITE 10 BUSINESS DAYS PRIOR TO A PUBLIC HEARINGI _HEARINGS OFFICER(+2 sets) L SPECIAL DISTRICTS _ TUAL.HILLS PARK&REC.DIST.* TUALATIN VALLEY FIRE&RESCUE* _ TUALATIN VALLEY WATER DISTRICT* ,j4LEANWATER SERVICES* Planning Manager North Division Administrative Office Lee Walker/SWM Program 15707 SW Walker Road John K.Dalby,Deputy Fire Marshall PO Box 745 155 N.First Avenue Beaverton,OR 97006 14480 SW Jenkins Road Beaverton,OR 97075 Hillsboro,OR 97124 Beaverton,OR 97005-1152 LOCAL AND STATE JURISDICTIONS -t9- 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,Dew svcs.Manager 18880 SW Martinazzi Avenue North Willamette Watershed District 775 Summer Street NE,Suite 100 PO Box 4755 Tualatin,OR 97062 18330 NW Sauvie Island Road Salem,OR 97301-1279 Beaverton,OR 97076 Portland,OR 97231 _ OR.PUB.UTILITIES COMM. METRO-LAND USE&PLANNING * _OR.DEPT.OF GEO.&MINERAL IND. 550 Capitol Street NE _ CITY OF DURHAM * 600 NE Grand Avenue 800 NE Oregon Street,Suite 5 Salem,OR 97310-1380 City Manager Portland,OR 97232-2736 Portland,OR 97232 17160 SW Upper Boones Fry.Rd. _ Bob Knight,Data Resource Center(ZCA) _US ARMY CORPS.OF ENG. Durham,OR 97224 _ Paulette Allen,Growth Management Coordinator _OR.DEPT.OF LAND CONSERV.&DVLP. Kathryn Harris(Maps&cws Letter Only) _ Mel Huie,Greenspaces Coordinator(CPA/ZOA) Larry French(Comy.Plan Amendments Only) Routing CENWP-OP-G _CITY OF KING CITY* _ Jennifer Budhabhatti,Regional Planner(Wetands) 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(PowedlnesinArea) _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 Hills pro.OR 97124 PO Box 369 Portland,OR 97208-3621 Steve Conway(General Apps.) u Lake Oswego,OR 97034 _Gregg Leion(CPA) OR.DEPT.OF ENVIRON.QUALITY(DEQ) ODOT,REGION 1 +1) _Brent Curtis(CPA) —CITY OF PORTLAND (Notify for Wetlands and Potential Environmental Impacts) _Development Review Coordinator _Doria Mateja(ZCA)MS 14 Planning Bureau Director Regional Administrator _Carl Torland, Right-of-Way Section(vacations) _Sr.Cartographer(CPA/ZCA)MS 14 1900 SW 4th Avenue,Suite 4100 2020 SW Fourth Avenue,Suite 400 123 NW Flanders _Jim Nims,survey«(ZCA)MS 15 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(wccc&"911"(Monopole Towes) Sam Hunaidi,Assistant District Manager (Notify I ODOT RIR-Hwy.Crossing is Only Access to Land) PRESERVATION OFFICE PO Box 6375 6000 SW Raab Road Dave Lanning,Sr.Crossing Safely Specralist (Notify N Property Has HD Overlay) Beaverton,OR 97007-0375 Portland,OR 97221 555-13th Street,NE,Suite 3 725 Sumner Street NE,Suite C Salem,OR 97301-4179 Salem,OR 97301 UTILITY PROVIDERS AND SPECIAL AGENCIES 7 _PORTLAND WESTERN RJR,BURLINGTON NORTHERN/SANTA FE R/R,OREGON ELECTRIC R/R(Burlington Northern/Santa Fe RJR Predecessor) Bruce Carswell,President&General Manager 1200 Howard Drive SE Albany,OR 97322-3336 ; —SOUTHERN PACIFIC TRANS.CO.RJR _METRO AREA COMMUNICATIONS _VOMCAST CABLE CORP. 4I-MET TRANSIT DVLPMT. Clifford C.Cabe,Construction Engineer Debra Palmer(Annexations ally) Gerald Backhaus(See u-v c.Are,conu-n (If Project is Within'G Mile of a Transit Route) 5424 SE McLoughlin Boulevard Twin Oaks Technology Center 14200 SW Brigadoon Court Ben Baldwin,Project Planner Portland,OR 97232 1815 NW 169th Place,S-6020 Beav don,OR 97005 710 NE Holladay Street Beaverton,OR 97006-4886 Portland,OR 97232 jPORTLAND GENERAL ELECTRIC ✓NW NATURAL GAS COMPANY _VERIZON (MC030533) WEST COMMUNICATIONS Ken Gutierrez,Svc.Design Consultant Scott Palmer,Engineering Coord. Brandon Kohler,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 Zi:IGARDITUALATIN SCHOOL DIST.#23J _BEAVERTON SCHOOL DIST.#48 _COMCAST CABLE CORP. _COMCAST CABLE COMMUNIC. Teri Brady,Administrative Offices Jan Youngquist,Demographics Alex Silantiev (see Mapbr M.aconbd) Diana Carpenter(Appednaundavw) 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:\pattytmasters1Request For Comments Notification List.doc (UPDATED: 8-Nov-06) MAILING RECORDS AFFIDAVIT OF MAILING I, Patricia L. Lunsfond 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: �O B(s)B4 © NOTICE OF DECISION FOR SUB2007-00001/FANNO RANCH SUBDIVISION (Re No./Name Reference) AMENDED NOTICE City of Tigard Planning Director A copy of the said notice being hereto attached,marked Exhibit"A",and by reference made a part hereof,was mailed to each named person(s) at the address(s) shown on the attached list(s),marked Exhibit"B",and by reference made a part hereof,on May 2,2007,and deposited in the United States Mail on May 2.2007,postage prepaid. " (Person Virrared Notre STATE OF OREGON County of Washington ss. City of Tigard Subscribed and sworn/affirmed before me on the 9 day o ; ,2007. OFFICIAL SEAL a R ARNIM WAIN� / OOMM�ION N0: W COMMISSION EXPIRES MARCH 21,2010 9 . . NOTARY PUBLIC OF ORE N My Commission Expires: i 110 EXHIBITA NOTICE OF TYPE II DECISION SUBDIVISION (SUB) 2007-00001 s FANNO RANCH SUBDIVISION TIGARD 120 DAYS = 6/28/2007 SECTION I. APPLICATION SUMMARY FILE NAME: FANNO RANCH SUBDIVISION CASE NO.: Subdivision(SUB) SUB2007-00001 REQUEST: The applicant is requesting approval to divide a 1.78 acre parcel into twelve (12) single-family lots. APPLICANT: Fanno Creek Ranch,LLC OWNER Comutt Enterprises LLC 9200 SW Nunbus Avenue 11720 SW Lynn Avenue Beaverton, OR 97008 Tigard,OR 97223 APPLICANT: Kasten Van Loo Alpha Community Development 9200 SW Nimbus Avenue Beaverton, OR 97008 COMPREHENSIVE PLAN DESIGNATION: R-7;Single-Family,Medium-Density Residential ZONE: R-7: Mediu -Density Residential District. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. LOCATION: South of SW Bonita Road at 14775 SW 76th Avenue;WCTM 2S112BD,Tax Lot 00600. 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. The findings and conclusions on which the decision is based are noted ui 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 (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 MAY 2, 2007 AND EFFECTIVE ON MAY 17, 2007 UNLESS AN APPEAL IS FILED. eal: 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 maned. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant,the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues.properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing,subject to any additional rules of procedure that maybe adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON MAY 16, 2007. 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. 7' 1 - - - 'Thr -0.4 I). : :�_..,.. I j 1 1 I VICINITY MAP 1r 1.1"aria= ' 1 ' --=------- I� ����� 20 -00001 an*.I�� i eLJ ®11"01 FANNO RANCH ∎-',. 11111 11111 all 111111111 .' SUBJECT mita A:.more 9 N NIL= -i■_Ili mo III IIIIIN gill . g g 0 8 -- __7\,\ , iii It_ a ..% "_., A-,,,> -i 4/=m NI Erb gal . 'R= AIL N Mild' �� M ___--- line 1 11 i erME-filimr-. ..- ..... .... ifi ..- -.- alpha "--""--' i � '"SiR'�"."' COMMUNITY Ew: I , '..�•••••''• G!Vl LD.MlNT --—--i_ . 1p ;a tiiJ1,I JI i I ti�y .. iy �y�. -• y . FANNO F .111'1 M�IPt Pi ,,,..' � �. .�,� 1 _. , -'' RANCH -i_ 4 I' 11,.. III, SUBDIVISION PRILIPAINANV .LA„ ■ �... .,... lMalpha 3 112BD-90181 BANNER BEN B CO GELA EXH I B IT V3 • 14655 SW 76TH AVE#9 146 S 6TH AVE#1 TIGARD,OR 97224 T GARD,OR 97224 2S112B0-02500 2S112BD-90171 BARNETT MARY E CO D GELA 14875 SW 79TH AVE 1465 6TH AVE#1 TIGARD,OR 97224 T ARD,OR 97224 2S112BD-90031 2S112BD-90291 BARRETT DANIELLE CO D GELA 14655 SW 76TH AVE#3 14655 76TH AVE#1 TIGARD,OR 97224 RD,0 97224 2S112AC-00600 25112BD-90301 BEALES ALAN K&SUSAN R TRUST RAD ELA BY ALAN K&SUSAN R BEALES TRS 1465 76TH AVE#1 2126 MAGELLAN DR T ARD, 97224 OAKLAND,CA 94611 2S112AC-00700 2S112BD-901 B LES ALAN &SUSAN R TRUST C RAD GELA BY A SUSAN R BEALES TRS 1465 W 76TH AVE#1 212 G N DR ARD, 97224 KLAND,CA 94611 25 12AC-00800 112BD-90201 BEA A &SUSAN R TRUST C D ELA BY ALA &SUSAN R BEALES TRS 14655 76TH AVE#1 212 AGEL N DR TI RD,OR 97224 KLAND,CA 94611 2S112BD-05200 112BD-90141 BLIN-HAYES BRIGITTE B& C AD GELA HAYES PATRICK N 1465 76TH AVE#1 7916 SW LEISER LN T ARD,0 97224 TIGARD,OR 97223 28112BD-90111 2S1 BD-9034 CAGLE TAMMIE J&GUY C CONR NGELA 14655 SW 76TH AVE#11 146 W TH AVE#1 TIGARD,OR 97223 T ARD,OR 97224 2S112BD-90191 2S112BD-9008 CONRAD ANGELA CO D GELA 14655 SW 76TH AVE#1 14655 76TH AVE#1 TIGARD,OR 97224 T RD,0 97224 2S 2BD-9007 2S11 -9012 CON GELA CONRA GELA 1465 6TH AVE#1 146 W 7 AVE#1 TI ARD,OR 7224 ARD,OR 224 2S112BD-90351 2S 2B0-0040• CO D ELA COR' • ENTERPRISES LLC 14655 6TH AVE#1 117 . S v . NN TI RD, OR 97224 ,GARD,OR 97223 2S 12B0-90101 2S1126D-0060 CON D ELA CO NTERPRISES LLC 14655 76TH AVE#1 1172 NN RD,OR 97224 T ARD,OR 223 2S112BD-90331 - 2S112B0-0030 CON D GELA CO NTERPRISES LLC 1465 76TH AVE#1 117 YNN T RD,0 97224 T ARD,OR 97223 2S1 D-900 112BD-0050 CON NGELA CO NTERPRISES LLC 14 S TH AVE#1 1172 YNN T ARD, OR 7224 ARD,OR 7223 2S1 0-90 2S112BD-90271 CON NGELA DALLAS JAMIE 146 SW H AVE#1 14655 SW 76TH AVE#27 T ARD,OR 224 TIGARD,OR 97224 2S1 BD-9026 2S112BD-90241 CON GELA DELAVAN DANIEL D&JODIE L 1465 6TH AVE#1 3315 NE 78TH AVE T RD,OR 97224 PORTLAND,OR 97213 2S BD-9001 2S112BD-02700 CON GELA ECF BRITTANY MEADOWS LLC 1465 W TH AVE#1 1310 SW 17TH AVE ARD,OR 97224 PORTLAND,OR 97201 2S1 BD-9021 2S112BD-01400 CON-, • • GELA ECF DEVELOPMENT CO INC 1465 n ••TH AVE#1 1310 SW 17TH AVE T 'RD,OR 97224 PORTLAND,OR 97201 2S112BD-90041 2S1 ':D-01300 CON GELA ECF D • •PMENT COMPANY INC 14655 TH AVE#1 131. 1 AVE TI RD,OR 7224 -.RTLAND,O' '7201 2S112B0-01500 2S112AC-02800 CORNUTT ENTERPRISES LLC FANNO CREEK ACRES LLC 11720 SW LYNN PO BOX 159 TIGARD,OR 97223 AURORA,OR 97002 2S112BD-04400 2S112BD-90001 FERRIS TOM&MOLLY LIGHTHOUSE TWO LLC& 14859 SW 79TH AVE O'GORMAN THOMAS W&KATHLEEN K TIGARD,OR 97224 526 CAMINO DEL MAR#42 DEL MAR,CA 92014 2S112BD-01100 2 12BD-90311 GILLMOR ROBERT E/RUTH N LIG- OUSE TV/. LLC& FAMILY TRUST O'GOR r • XMAS W&KATHLEEN K BY ROBERT E GILLMOR TR 526 C. 10 , - MAR#42 14630 SW 79TH AVE D.. AR,CA 92014 TIGARD,OR 97224 2S 12B0-01000 2 112BD-90051 GILL OR ROBE E/RUTH N LIG HOUS 0 LLC& FAMIL R O'GOR THOMAS W&KATHLEEN K BY ROB E GILLMOR TR 52 MINO L MAR#42 146 SW 79 AVE L MAR,CA 92014 RD,OR 97224 2S112BD-04300 112B0-90131 GINIER ANDREW C LIG OUSE LLC& 14827 SW 79TH AVE O'GORM OMAS W&KATHLEEN K TIGARD,OR 97224 526 C INO MAR#42 D MAR,CA 92014 2S112BD-90061 S112BD-90321 HOLDERNESS CATHERINE LI HOUS 0 LLC& 14655 SW 76TH AVE#6 O'GOR THOMAS W&KATHLEEN K TIGARD,OR 97224 526 INO L MAR#42 L MAR,CA 92 14 2S1128D-00100 2S112BD-90161 HOUSING AUTHORITY OF LI THOUS 0 LLC& WASHINGTON COUNTY O'GOR b•••1 THOMAS W&KATHLEEN K 111 NE LINCOLN ST#200-L 526 ' •MINO ' L MAR#42 HILLSBORO,OR 97124 L MAR,CA • 014 2S112BD-00800 2S112BD-90231 HULQUIST MARY ANN LI-D. -THOUS 0 LLC& 8355 SW LAMANCHA CT O'GO' 4, HOMAS W&KATHLEEN K TIGARD,OR 97224 526 • I DEL MAR#42 D' MAR,CA • 014 2S112BD-05300 2S112AC-03100 KERCHNER CHARLES F III/SANDRA J METRO 7940 SW LEISER LN ATTN:APRIL OLBRICH TIGARD,OR 97223 600 NE GRAND AVE PORTLAND,OR 97232 2511280-00900 2S112AC-02900 LARSGAARD DAVID H O 7720 SW BONITA RD ATTN: IL OLBRICH TIGARD,OR 97223 60 GRA VE RTLAND,OR 97232 2S112B0-00200 2S112BD-05100 LEGACY HOMES INC MONCAYO RAUL 17825 FIELDSTONE LN PO BOX 1876 OREGON CITY,OR 97045 TUALATIN,OR 97062 2S112BD-03800 2S112BD-01200 NGUYEN FRANCIS KHAI& WEBBER PROPERTIES LLC PHAN CHINH THI 12155 SW WILDWOOD ST 14595 SW 79TH PORTLAND,OR 97224 TIGARD,OR 97223 2S112BD-03700 PETERSEN MATTHEW J& PETERSEN JULIANE M 7934 SW MARA CT TIGARD,OR 97224 2S112BD-90251 RAHIMA FARID 14655 SW 76TH AVE#25 TIGARD,OR 97224 2S112AC-01300 RIVAS ERNEST AND ROSE 14905 SW 74TH AVE PORTLAND,OR 97224 2S112BD-05000 ROGERS CYNTHIA& STANLEY KERRY 7947 SW LEISER LN TIGARD,OR 97224 2S112BD-04200 SATOR JEANNE M 14814 SW 80TH AVE TIGARD,OR 97224 2S112BD-02400 SHAYLOR MARCUS L 14925 SW 79TH AVE TIGARD,OR 97224 2S112AC-00801 TIG D C OF 13125 HALL BLVD T RD, 97223 2 12BD-90000 TIM:- ''EST CONDO OW • '' •F ALL UNITS 2S112BD-90281 TROUPE KARYN R 1172 NE MOUNTAIN ASH RD PRINEVILLE,OR 97754 Josh Thomas Susan Beilke 10395 SW Bonanza 11755 SW 114th Place Tigard, OR 97224 Tigard, OR 97223 Gretchen Buehner 13249 SW 136th Place Tigard, OR 97224 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 (Dv. I of It Ii:lcuroln\setuo\labels\CIT South.docl UPDATED: 12-Dec-06 AFFIDAVIT OF MAILING IT! 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 trigard,Washington County, Oregon and that I served the following: Oi.ck Appiop.w Bo*)Mow © NOTICF OF DECISION FOR SUB2007-00001/FANNO RANCH 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 May 2,2007,and deposited in the United States Mail on May 2,2007,postage prepaid. (Person that Pre e -d Notice) STATE OF OREGON County of Washington ss. City of Tigard Subscribed and sworn/affirmed before me on the da of 1111 ,2007. OFFICIAL SEAL • MISS/I AMINO f NOTARY PIJOLIC-OREGON COMMISSION NO.�03.16d < MY CO/MISSION SSION EXPIRES NARCH 21,2010 k s • e -. UBLI OF ORE e O My Commission Expires: c Ai /0 EXHIBIT A NOTICE OF TYPE II DECISION „r SUBDIVISION (SUB) 2007-00001 FANNO RANCH SUBDIVISION 120 DAYS = 6/28/2007 SECTION I. APPLICATION SUMMARY FILE NAME: FANNO RANCH SUBDIVISION CASE NO.: Subdivision(SUB) SUB2007-00001 REQUEST: The applicant is requesting approval to divide a 1.78 acre parcel into twelve (12) single-family lots. APPLICANT: Fanno Creek Ranch,LLC OWNER Comutt Enterprises LLC 9200 SW Nimbus Ave 11720 SW Lynn Avenue Beaverton,OR 97008 Tigard,OR 97223 APPLICANT: Kirsten Van Loo Alpha Community Development 9200 SW Nimbus Ave Beaverton,OR 97008 COMPREHENSIVE PLAN DESIGNATION: R-7;Single-Family,Medium-Density Residential ZONE: R-7: Medium Density Residential District. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. LOCATION: South of SW Bonita Road at 14775 SW 76th Avenue;WCTM 2S112BD,Tax Lot 00600. 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 23 SUB2007-00001-FANNO RANCH 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 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: 1. Prior to site work, the applicant shall submit a cash assurance (letter of credit or cash deposit) in the amount of $19,125 (153 caliper inches x $125/caliper inch). A revised mitigation plan shall be submitted for review and approval to Planning staff prior to any mitigation planting. Any trees planted on the site or off site in accordance with 18.790.060.D will be credited against the assurance for two years following final inspection. After such time,the applicant shall pay the remaining value of the assurance as a fee in-lieu of planting. 2. Prior to ANY site work, a tree protection plan, prepared by a certified arborist shall be submitted to the Planning staff for review and approval. A plaan to iDe included with the construction documents shall indicate the location of protection fencing and shall take into account off-site trees that overhang into the subject property. Consideration for utility trench alignments and grading shall also be a part of the protection plan. Chace the protection plan is approved, tree protection measures must be installed for all trees to be retained. Once installed,the City Forester must inspect the tree protection measures. 3. By acting on this decision, the applicant acknowledges that the development code provides for the following penalties if any trees,not otherwise authorized,are damaged or removed: Notwithstanding any_other provision of this title, any party found to be in violation of this chapter pursuant to Chapter 1.16 o the Tigard Municipal Code shall be subject to a civil penalty of up to $500 and shall be required to remedy any damage caused by the violation. Such remediation shall include, but not be limited to, the following: 1. Replacement of unlawfully removed or damaged trees in accordance with Section 18.790.060 (D) of the Tigard Development Code;and 2. Payment of an additional civil penalty representing the estimated value of any unlawfully removed or damaged tree, as determined using the most current International Society of Arboriculture's Guide for Plant Appraisal. The 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: 4. Prior to commencing onsite improvements, a Public Facility Improvement (PH) permit is required for this project to cover street improvements and any other work in the public.right-of-way. Six (6) sets of detailed public improvement plans shall be submitted for review to the Engineenng 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) ppe��rm�� it plans shall conform to City of Tigard Public Improvement Design Standards,which are available at Gty>=iall and the City's web page (www.tigard-or.gov). 5. The PFI permit plan submittal shall include the exact legal name, address and telephone number of the individual or corporate entity who will be designate the "Penmittee", 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. 6. 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. NOTICE OF DECISION PAGE 2 OF 23 SUB2007-00001-FANNO RANCH SUBDIVISION 7. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, which indicate that they will construct a half-street improvement along the frontage of 76th Avenue. The improvements adjacent to this site shall include: A. City standard pavement section for a local street from curb to centerline equal to 16 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyondthe site frontage; C concrete curb,or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 5 foot concrete sidewalk with a 5 foot planter strip; F. street trees in the planter strip spaced per TDC requirements; G. street striping; H streetlight layout by applicant's engineer,to be approved by City Engineer; I. underground utilities; j. street signs (if applicable); K driveway apron(if applicable); and L. adjustments in vertical and/or horizontal alignment to construct SW 76th Avenue in a safe manner, as approved by the Engineering Department. 8. The applicant's Public Facility Improvement permit construction drawings shall indicate that full width street improvements for Cornutt Street, including traffic control devices, mailbox clusters, concrete sidewalks, driveway aprons, curbs, asphaltic concrete pavement, sanitary sewers, storm drainage, street trees, streetlights, and underground utilities shall be installed within the intenor subdivision streets. Improvements shall be designed and constructed to local street standards. The street shall be constructed in accordance with Figure 18.810.5.A and shall be posted"No Parking" on one side. 9. The applicant's signage and striping plan shall indicate "No Parking" signs to be installed on one side of the street,in accordance with Figure 18.810.5.A. 10. Profiles of Cornutt Street and 76th Avenue shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. 11. The applicant shall provide connection of proposed buildings to the public sanitary sewerage system. A connection permit is required to connect to the existing public sanitary sewer system. 12. Any extension of public water lines shall be shown on the proposed Public Facility Improvement (PH) permit construction drawings and shall be reviewed and approved by the City's Water Department, as a part of the Engineering Department plan review. NOTE: An estimated 12% of the water system costs must be on deposit with the Water Department prior to approval of the PFI permit plans from the Engineering Department and construction of public water lines. 13. The applicant shall provide an on-site water quality facility as required by Clean Water Services Design,_and Construction Standards (adopted by Resolution and Order No. 00-7). Final plans and calculations shall be submitted to the Engineering Department (Kim McMillan) for review and approval prior to issuance of the site permit. In addition a proposed maintenance plan shall be submitted along with the plans and calculations for review and approval. 14. 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." 15. 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 wiIl 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. 16. 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. NOTICE OF DECISION PAGE 3 OF 23 SUB2007-00001-FANNO RANCH SUBDIVISION 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 that 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: 17. Prior to final plat approval, the applicant shall pay the addressing fee. (STAFF CONTACT: Bethany Stewart, Engineering). 18. Prior to approval of the final plat, the applicant shall pay the fee in-lieu of constructing an on-site detention facility. The fee is based on the total area of new impervious surfaces in the proposed development, which includes the new public street and sidewalk areas. In addition, a standard value o 2,640 sf of hard surface is assessed to each individual lot. Payment of the fee can be split into two parts: 1) the portion based on surface area of new streets and sidewalk shall be paid by the applicant prior to approval of the final plat,4 the portion assessed to each lot can be paid at the time building permits are issued-for the individual lots. The applicant shall provide the Engineering Department (Kim McMillan) with surface area calculations for the streets and sidewalk in order for the fee under"1)" above to be calculated. 19. 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. 20. 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 76th Avenue (27 feet from centerline) shall be made on the finalplat. 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 aunty have reviewed the final plat, submit two mylar copies of the final plat for City Engineer signature (for partitions), or City Engineer and Community Development Director signatures (for subdivisions). THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: The applicant shall pre are a cover letter and submit it, along with any supporting documents and/or plans that address the followin re uirements to the CURRENT PLANNING DIVISION, ATTN: Gary Pagenstecher 503-639-4171, EXT 24-34. The cover letter shall clearly identify where in the submittal the required information is found: 21. Prior to the issuance of building permits, the developer shall sign a copy of the City's sign compliance agreement. The applicant shall prepare a cover letter and submit it, 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: NOTICE OF DEQSION PAGE 4 OF 23 SUB2007-00001-FANNO RANCEI SUBDIVISION 22. Prior to issuance of building permits, the applicant shall provide the Engineering Department with a "photomylar" copy of the recorded final plat. 23. 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. 24. Prior to issuance of building permits, the applicant's engineer shall submit final sight distance certification for the intersection of Cornutt Street and 76th Avenue. 25. 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). IN ADDITION, THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE;THIS IS NOT AN EXCLUSIVE LIST: Before City approval is certified on the final plat, and before approved construction plans are issued by the City, the Subdivider shall: 1. Execute and file an agreement with the City Engineer specifying the period within which all required improvements and repairs shall be completed; and 2. Include in the agreement provisions that if such work is not completed within the period specified,the City may complete the work and recover the full cost and expenses from the subdivider. The agreement shall stipulate improvement fees and deposits as may be required to be paid and may also provide for the construction of the improvements in stages and for the extension of time under specific conditions therein stated in the contract. 18.430.090 Bond: As required by Section 18.430.080, the subdivider shall file with the agreement an assurance of performance supported by one of the following: 1. An irrevocable letter of credit executed by a financial institution authorized to transact business in the State of Oregon; 2. A surety bond executed by a surety company.authorized to transact business in the State of Oregon which remains in force until the surety company is notified by the City in writing that it may be terminated; or 3. Cash. The subdivider shall furnish to the City Engineer an itemized improvement estimate, certified by a registered civil engineer,to assist the City Engineer in calculating the amount of the performance assurance. The subdivider shall not cause termination of nor allow expiration of said guarantee without having first secured written authorization from the City. 18.430.100 Filing and Recording: Within 60 days of the City review and approval, the applicant shall submit the final plat to the County for signatures of County officials as required by ORS Chapter 92. Upon final recording with the County,the applicant shall submit to the City a mylar copy of the recorded final plat. 18.430.070 Final Plat Application Submission Requirements: Three copies of the subdivision plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. The subdivision plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05),Washington County,and by the City of Tigard. NOTICE OF DECISION PAGE 5 OF 23 SUB2007-00001-FANNO RANCH SUBDIVISION STREET CENTERLINE MONUMENTATION SHALL BE PROVIDED AS FOLLOWS: Centerline Monumentation In accordance with Oregon Revised Statutes 92.060, subsection (2), the centerline of all street and roadway rights-of- way shall be monumented before the City accepts a street improvement. The following centerline monuments shall be set: 1. All centerline-centerline intersection points; 2. All cul-de-sac center points; and 3. Curve points,beginning and ending points (PC's and PT's). All centerline monuments shall be set during the first lift of pavement. Monument Boxes Required Monument boxes conforming to City standards will be required around all centerline intersection points, cul-de-sac center points,and curve points. The tops of all monument boxes shall be set to finished pavement grade. 18.810 Street&Utility Improvement Standards: 18.810.120 Utilities All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface-mounted transformers, surface-mounted connection boxes, and meter cabinets which may be placed above ground, temporary utility service facilities during construction,high capacity electric lines operating at 50,000 volts or above. 18.810.130 Cash or Bond Required All improvements installed by the subdivider shall be guaranteed as to workmanship and material for a period of one year following acceptance by the City. Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer. The cash or bond shall comply with the terms and conditions of Section 18.810.180. 18.810.150 Installation Prerequisite No land division improvements,including sanitary sewers,storm sewers,streets,sidewalks curbs,lighting or other requirements shall be undertaken except 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 o{ 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. NOTICE.OF DECISION PAGE 6 OF 23 SUB2007-00001-FANNO RANG-3 SUBDIVISION SECTION III. BACKGROUND INFORMATION Site History: The subject parcel is improved with a single-family dwelling built in 1950 and with several outbuildings. The site has been used for farming and residential uses. Site Information and Proposal Description: The site slopes northeast from 141 to 168 feet in elevation. The majority of the parcel is in open pasture, with the existing home surrounded by evexjreen and deciduous trees. The applicant is requesting approval to divide the 1.78 acre parcel into twelve (12) single-family lots,which includes an extension of SW Cornutt Street through the middle of the parcel. Vicinity Information: The proposed development is located approximately 500 feet south of Bonita Road, west of SW 76th Avenue and Fanno Creek. The surrounding parcels are zoned R-12 to the north, R-7(PD) to the west and R-7 to the east and south. SECTION IV. COMMENTS FROM PROPERTY OWNERS WITHIN 500 FEET The Tigard Community Development Code requires that property owners within 500 feet of the subject site be notified of the proposal, and be given an opportunity for written comments and/or oral testimony prior to a decision being made. The City provided notice to neighbors within 500 feet and the site was posted with a notice. The City did not receive any written comments from any neighbors about this application. SECTION V. SUMMARY OF APPLICABLE CRITERIA A summary of the applicable criteria in this case in the Chapter order in which they are addressed in this decision are as follows: A. Subdivision 18.430 B. • •licable Develo•ment Code Sections 1:. 10 Residenti. zoning •istricts 18.705 Access,Egress and Circulation) 18.715 l ensity) 18.725 nvironmental Performance) 18.745 andscaping 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 Stud)) The proposal contains no elements related to the provisions of the following Specific Development Standard Code Chapters: 18.710 Accessory Residential Units), 18.730 (Exceptions to Development Standards), 18.740 (Historic Overlay), 18.742 (Home Occupations) 18.750 (Manufactured/Mobil Home Regulations), 18.755 (Mixed 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 7 OF 23 SUB2007-00001-FANNO RANCH 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. No large lots are created with the proposed subdivision. Therefore,this standard is not applicable. 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 district. 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 5,044 square feet (the smallest lot is 4,970 square-feet and the largest is 5,139 square feet), consistent with this standard. 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 site is approximately 175 feet west of Fanno Creek and across SW 76th Avenue. The floodplain elevation at that location is 135 feet. The lowest elevation of the subject site is 161 feet. Therefore, a floodplain dedication is not applicable. Approval Criteria - Preliminary Plat: The proposed preliminary plat complies with the applicable zoning ordinance and other applicable ordinances and regulations. 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 "Fanno Ranch" has been approved by the Washington County Surveyor's office and is reserved for this property. See Application for Subdivision Plat Naming dated 11/9/06 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 approved for adjoining property as to width, general direction and in all other respects unless the City determines it is in the public interest to modify the street or road pattern. SW 76`h Avenue is currently unimproved along the length of the proposed subdivision. The continuation of SW 76th Avenue will be constructed to City of Tigard minimum local street standards including a 54-foot right-of-way and a 32-foot paved section and as conditioned by the City Engineer in this Decision. The proposed SW Cornutt Street will provide an acceptable connection from SW 76th Avenue to SW 79th Avenue to the west as show in the Preliminary Site Plan (Sheet 3),consistent with this standard. An explanation has been provided for all common improvements. The common street and utility improvements proposed 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 criterion is met. NOTICE',OF DECISION PAGE 8 OF 23 SUB2007-00001-FANNO RANCI-I SUBDIVISION FINDING: Based on the above analysis, the proposal meets the preliminary plat approval standards 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-7: Mediu-Density residential zoning district. The proposed household living is a permitted use in the R-7 zone. Minimum and Maximum Densities The minimum and maximum density calculations are 12 and 9 lots,respectively(see Density Calculations below) The R-7 zoning district has the following dimensional requirements: TABLE 18.510.2 DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES STANDARD Proposed R-7 Minimum Lot Size 4,970 sf-5,139 sf Detached unit Average Lot size 5,044 sf 5,000 sq.ft. Duplexes - 10,000 sq.ft. Attached unit[1] 5,000 sq.ft. Average Minimum Lot Width Detached unit lots 50 ft. 50 ft. Duplex lots - 50 ft. Attached unit lots 40 ft. Maximum Lot Coverage 80% 80% [2] Minimum Setbacks Front yard 15 ft. 15 ft. Side facing street on corner&through lots 10 ft. 10 ft. Side yard 5ft. 5ft. Rear yard 15 ft. 15 ft. Side or rear yard abutting more restrictive zoning district NA 30 Distance between property line and front of garage 20 ft. 20 ft. Maximum Height NA 35ft. Minimum Landscape Requirement 20% 20% [1] Single-family attached residential units permitted at one dwelling per lot with no more that five attached units in one grouping. [2] Lot coverage includes all buildings and impervious surfaces. The proposed average lot size for the 12 lots proposed for this subdivision is 5,044 square feet. All of the proposed lots meet the minimum lot size and averaging requirements of the code. The applicant provided building envelopes on the preliminary site plat (Sheet 3) that demonstrate that the minimum setback requirements can be met. The applicant will be required to comply with the setbacks, height and lot coverage/landscape 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. The minimum access width for 3-6 dwelling units is 20 feet with 20 feet of pavement. Access and egress to each lot created by the proposed subdivision would be directly onto the proposed SW Cornutt Street, a public street,consistent with this standard. NOTICE OF DECISION PAGE 9 OF 23 SUB2007-00001—FANNO RANCH SUBDIVISION • 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. Joint access has not been requested,nor is it required, for the proposed development. 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 via an extension of an improved SW 76th Avenue and a new SW Cornutt Street,consistent with this 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 SW Cornutt Street does not appear to have any hazardous attributes. The City Engineer will approve and inspect the design of the improvement of 76th Avenue and SW Cornutt Street to ensure there are no hazardous conditions. 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 a local residential street, SW Cornutt Street. 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 . Preliminary sight distance certification was provided by Alpha Community Development, dated December 28, 2006. The proposed Cornutt (east-west) Street intersects 76th Avenue and both streets are classified as local streets. The posted speed on 76th Avenue is 25 mph which requires a minimum sight distance of 250 feet. The engineer states that the sight distance to the north from this intersection was measured to be more than 250 feet. The improved portion of 76th Avenue to the south ends at the south west corner of this development, which therefore provides only 100 feet of sight distance. The sight distance will be increased as future development occurs. NOTICE OF DECISION PAGE 10 OF 23 SUB2007-00001-FANNO RANCH SUBDIVISION The applicant's engineer shall submit final sight distance certification upon completion of the public improvements and prior to issuance of building permits. Section 18.705.030.H.2 states that driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far from the intersection as possible. This development is located on SW 76 Avenues, a local street, approximately 500 feet south of Bonita Road, a collector, consistent with this standard. Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. The minimum spacing of local streets along a local street shall be 125 feet. The nearest local street to the proposed Cornutt Street (east-west) is Bonita Road which is over 500 feet away, consistent with this standard. Minimum access requirements for residential use. Vehicular access and egress for single-family, duplex or attached single-family dwelling units on individual lots and multi-family residential uses shall not be less than as provided in Table 18.705.1 and Table 18.705.2; According to the plans submitted, no access will be less than 15 feet in width,in accordance with Table 18.705.1. Vehicular access to multi-family structures shall be brought to within 50 feet of the ground floor entrance or the ground floor landing of a stairway, ramp, or elevator leading to the dwelling units; No multi-family structures are proposed with this application. Therefore,this standard does not apply. Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform fire Code; There are no residential access drives apart from typical driveways proposed with this project. 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%. No access drives are proposed in excess of 150 feet. Therefore,this standard does not apply. FINDING: Based on the analysis above,the Access,Egress and Circulation standards have been met. Density Computations and Limitations: Chapter 18.715 implements the Comprehensive Plan by establishing the criteria for determining the number of dwelling units permitted. The number of allowable dwelling nits 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 roads or parks. 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. NOTICE OF DEQSION PAGE 11 OF 23 SUB2007-00001-FANNO RANQ-I SUBDIVISION • Based on the formulas in Chapter 18.715 of the City of Tigard Community Development Code, the maximum and minimum number of units permitted on the site is based-on the net developable area subtracting sensitive land areas, land dedicated to public parks, land dedicated for public right-of-way, and land for private streets from the total site area. Of the total site area (77,537 square feet) 16,969 square feet is deducted for the new public street right-of-way for SW Cornutt Street and SW 76th Avenue. the resulting net buildable area is 60,568 square feet. The maximum number of lots permitted on this site, therefore, is 12 (60,568 sf divided by 5,000 sf/lot = 12.11 lots) and the minimum number of lots is 9 (12.11 x .80 = 9.69). The applicant's proposal to create 12 lots meets the maximum density requirements of the R-7 zone. FINDING: Because the applicant has proposed 12 lots and 12 lots is the maximum permitted based on the net buildable area of the site,this standard has been met 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 rope line. Department of Environmental Quality (DEQ) rules for visible emissions (340-21-015 and 340128-0700 apply. Vibration. No vibration other than that caused by highway vehicles, trains and aircraft is permitted in any given zoning district which is discernible without instruments at the property line of the use concerned. Odors. The emissions of odorous gases or other matter in such quantities as to be readily detectable at any point beyond the property line of the use creating the odors is prohibited. DEQ rules for odors (340-028-090 apply. Glare and heat. No direct or sky reflected glare, whether from floodlights or from high temperature processes such as combustion or welding, which is visible at the lot line shall be permitted, and; 1) there shall be no emission or transmission of heat or heated air which is discernible at the lot line of the source; and 2) these regulations shall not apply to signs or floodlights in parking areas or construction equipment at the time of construction or excavation work otherwise permitted by this title. Insects and rodents. All materials including wastes shall be stored and all grounds shall be maintained in a manner which will not attract or aid the propagation of insects or rodents or create a health hazard. This is a detached single-family project, which is permitted within the R-7 zone. There is nothing to indicate that these standards will not be met.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. 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 submitted an arborist report by certified arborist Walter Knapp..The arborist report accounts for a total 0 14 trees on site, all of which are proposed to be removed. The Pre a Grading Plus (Sheet 5) shows of � ry (� that the entire site will be graded for home sites. However,the arborist report describes a western red cedar(#9006) as a possible save tree to be determined at a later time. In addition, the aerial photo (Sheet 7) shows that several trees border the subject site on abutting parcels to the south and west. At minimum tree protection measure will be required to protect trees on abutting parcels, which is addressed in the Tree Removal section of this decision, below. NOTICE OF DECISION PAGE 12 OF 23 SUB2007-00001-FANNO RANCEI SUBDIVISION 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 provided a Tree Removal, Mitigation, and Street Tree plan (Sheet 8) that meets the spacing standards along the 76th Avenue and SW Cornutt Street. The selected street trees include Raywood Ash and Aristocrat Pear,trees listed on the City of Tigard Street Tree List. The proposed street trees are consistent with this standard. 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. Proposed Lots 1 through 6 are located adjacent to the Timber Crest Condominiums on land zoned R-12 to the north. The condominiums are in roups of four units. The Buffering and Screening Matrix (Section 18.745.1) requires an "A" buffer when a singe- family detached residential use is proposed adjacent to existing multi-family dwelling units with less than 5 units. Pursuant to Table 18.745.2, the A buffer is a 10-foot buffer with lawn and living ground cover. Properties to the south and west are zoned R-7 and do not require any buffering or screening. The applicant's Tree Removal, Mitigation and Street Tree plan (Sheet 8) shows a 15-foot rear yard with a tentative mitigation tree planting schedule,consistent with this standard. FINDING: Based on the above analysis,the buffering and screening standards have been met. 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 NOTICE OF DECISION PAGE 13 OF 23 SUB2007-00001-FANNO RANCI-I SUBDIVISION 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 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, air 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. Plan requirements. The tree plan shall include the following: 1. Identification of the location, size and species of all existing trees including trees designated as significant by the city; 2. Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060D in accordance with the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: a. Retention of less than 25% of existing trees over 12 inches in caliper requires a mitigation program in accordance with Section 18 790.060D of no net loss of trees; b. Retention of from 25% to 50% of existing trees over 12 inches in caliper requires that two- thirds of the trees to be removed be mitigated in accordance with Section 18.790.060D; c. Retention of from 50% to 75% of existing trees over 12 inches in caliper requires that 50 percent of the trees to be removed be mitigated in accordance with Section 18.790.060D; d. Retention of 75% or greater of existing trees over 12 inches in caliper requires no mitigation. 3. Identification of all trees which are proposed to be removed; 4. A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. The applicant has submitted a tree inventory prepared by certified arborist Walter Knapp. The plan contains all four of the required components of a tree plan, and, is therefore, acceptable. The tree inventory indicates that there are 14 trees on site all greater than 12 inches in diameter. All trees on site are proposed to be removed. The arborist has deemed 6 of these 14 trees as hazardous. The remaining 8 trees (153 caliper inches) are subject to mitigation which, at $125/caliper inch, will be $19,125. A cash assurance in this amount will be required as a condition of approval. The Preliminary Grading Plan (Sheet 5) shows that the entire site will be graded for home sites. However, the arborist report describes a western red cedar (#9006) as a possible save tree to be determined at a later time. If saved, the applicant must document its health and may apply the 14 caliper inches as a credit against the required mitigation cash assurance. In addition, the Aerial Photo of the site (Sheet 7) shows that several trees border the site on abutting parcels to the south and west. Tree protection measure will be required to protect trees on abutting parcels. FINDING: Based on the analysis above? the Tree Removal standards can be met, provided the applicant complies with the conditions listed below: NOTICE OF DECISION PAGE 14 OF 23 SUB2007-00001-FANNO RANCH SUBDIVISION • CONDITIONS: • Prior to site work, the applicant shall submit a cash assurance in the amount of $19,125 (153 caliper inches x$125/caliper inch). • Prior to ANY site work, a tree protection plan, prepared by a certified arborist shall be submitted to the Planning staff for review and approval A plan to be included with the construction documents shall indicate the location of protection fencing and shall take into account off-site trees that overhang into the subject property. Consideration for utility trench alignments and grading shall also be a part of the protection plan. Once the protection plan is approved, tree protection measures must loe installed for all trees to be retained. Once installed, the City Forester must inspect the tree protection measures. • By acting on this decision, the applicant acknowledges that the development code provides for the following penalties if any trees,not otherwise authorized, are damaged or removed: Notwithstanding any other provision of this title, any party found to be in violation of this chapter pursuant to Chapter 1.16 of the Tigard Municipal Code shall be subject to a civil penalty of up to $500 and shall be required to remedy any damage caused by the violation. Such remediation shall include, but not be limited to,the following: 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 Internationa_ Society of Arboriculture's Guide for Plant Appraisal. 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 indicated the vision clearance areas on the preliminary site plan (Sheet 3). The applicant has not proposed any structures or vegetation in the vision clearance areas. Construction plans for the streets will need to be reviewed and approved that satisfy the visual clearance requirements. Subsequent grading and vegetative removal maybe imposed during infrastructure construction to assure that this standard is met. 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 local street to have a 54 right-of- way width and 32-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities,street lighting,storm drainage,and street trees. NOTICE.OF DECISION PAGE 15 OF 23 SUB2007-00001-FANNO RANCH SUBDIVISION This site lies adjacent to SW 76th Avenue, which is classified as a local street on the City of Tigard Transportation Plan Map. At present, there is approximately 20 feet of right-of-way(ROW) from centerline, according to the most recent tax assessor's map. The applicant should dedicate additional ROW to provide 27 feet from centerline. SW 76th Avenue is currently partially improved. In order to mitigate the impact from this development, the applicant should construct hall-street improvements in accordance with Figure 18.S 10.4.A. Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a local street to have a 54 right- of-way width and 32-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW Cornutt Street,which was approved on the adjacent Brittany Meadows Subdivision. At present, there is approximately 50 feet of ROW total-, according to the most recent tax assessor's map. The applicant proposes to continue the 50 foot ROW, meeting the requirements for a local residential street with fewer than 500 ADT as shown in Figure 18.810.5.A. This section provides a 28 foot paved width with parking allowed on one side. 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. A future street plan was submitted with this application. This development will extend Cornutt Street from the Brittany Meadows Subdivision to 76th Avenue,thus providing connection between 76th and 79th Avenues. There are no other opportunities for future streets within this development. Street Alignment and Connections: Section 18.810.030.H.1 states that full street connections with spacing of no more than 530 feet between connections is required except where prevented by barriers such as topography, railroads, freeways, pre- existing developments, lease provisions, easements, covenants or other restrictions existing prior to May 1,which preclude street connections. A full street connection may also be exempted due to a regulated water feature if regulations would not permit construction. 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 development will provide the completion of an east-west connection between 76th and 79th Avenues. There are no other opportunities for future streets within this development. Street Alignment and Connections: Section 18.810.030(H)(3) requires proposed street or street extensions to provide direct access to existing or planned transit stops, commercial services, and other neighborhood facilities, such as schools, shopping areas,and parks. There are no neighborhood facilities within or near the subject project. Therefore,this standard does not apply. 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: NOTICE OF DECISION PAGE 16 OF 23 SUB2007-00001-FANNO RANC E I SUBDIVISION • 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 street, 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 street within 20 feet of the edge of the intersecting street at full improvement. The proposed street grades do not exceed 6%,thereby meeting this standard. Access to Arterials and Major Collectors: Section 18.810.030.P states that where a development abuts or is traversed by an existing or roposed 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: • 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. SW 76th Avenue is a local residential street,therefore this standard does not apply. Private Streets: Section 18.810.030.S 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. There are no proposed private streets in this development;therefore this standard does not apply. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regar&to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 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. NOTICE OF DECISION PAGE 17 OF 23 SUB2007-00001-FANNO RANCH SUBDIVISION • The proposed subdivision creates a new street SW Cornutt Street providing access between SW 76th and SW 79th Avenues. The perimeter of the block formed by these streets and-SW Boruta is approximately 2,700 feet. Future street extensions are precluded to the east and south because of the proximity of Fanno Creek. Therefore, this standard has been met. 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. A full street connection is provided,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 None of the proposed lots exceed 2 times their width. Therefore, this standard is met by all lots in the proposed 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 have at least 25 feet of frontage on a public street, consistent with this standard. 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. The applicant's plans indicate they will construct public sidewalks along both sides of Cornutt Street and along their frontage of 76th Avenue,thereby meeting this cnterion. 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 existing public sanitary sewer in Cornutt Street and 76th Avenue that will serve this development. 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. The subdivision upstream of this site is currently under construction and will be providing public storm sewer for its development and the public street system within it. NOTICE OF DECISION PAGE 18 OF 23 SUB2007-00001-FANNO RANCH SUBDIVISION • 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-hhave been made for improvement of die 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 W for Sanitary and Surface Water Management (as adopted by the Unified Sewerage agency 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 has not proposed a detention system on site. The narrative states that the subdivision to the east has provided a detention system, however this is incorrect. The subdivision to the west did an analysis and constructed a public storm sewer system that will handle the 25 year storm in order to discharge to Fanno Creek without detention. Therefore, this development does not need to provide detention. However the fee-in-lieu of detention will be required 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. SW 76th Avenue is not a designated bicycle facility. This standard is not applicable. Cost of Construction: Section 18.810.110.B states that development permits issued for planned unit developments, conditional use permits, subdivisions, and other developments which will rincipally benefit from such bikeways shall be conditioned to include the cost or construction of bikeway improvements. This standard is not applicable. Minimum Width: Section 18.810.110.0 states that the minimum width for bikeways within the roadway is five feet per bicycle travel lane. Minimum width for two-way bikeways separated from the road is eight feet. This standard is not applicable. 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 NOTICE OF DECISION PAGE 19 OF 23 SUB2007-00001-FANNO RANCH SUBDIVISION basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above- ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under-grounding. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVE ME NT STANDARDS: Public Water System: The City of Tigard provides water service in this area. There is an existing ublic water line in 76th Avenue. The applicant's plans indicate they will be extending the public water main in Cornutt Street from 76th Avenue to the system in Brittany Meadows Subdivision. 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. 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 any development that will disturb one or more acre of land. Since this site is over five acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the site and/or building permit. A final grading plan shall be submitted showing the existing and proposed contours. The 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 is required. Site Permit Required: The applicant is required to obtain a Site Permit from the Building Division to cover all on-site private utility installations (water, sewer, storm, etc.) and driveway construction. This permit shall be obtained prior to approval of the final plat. NOTICE OF DECISION PAGE 20 OF 23 SUB2007-00001-FANNO RANCH SUBDIVISION 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 f anal plat approval. Survey Requirements The applicant's final plat shall contain State Plane Coordinates AD 83 (91)] on two monuments with a tie to the City's global positioning system (GPS) geodetic control network(GC 22). These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert 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 NAIL 83 (91). D. - IMPACT STUDY 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 la1-ge, 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. In the applicant's narrative, the applicant identifies and concurs with a 7-foot right of way dedication and a half-street improvement along the 250-foot frontage of SW 76th Avenue. Storm water runoff will be directed to an on-site storm water quality catch basins show on the applicant's preliminary utility plan (Sheet 4). The development will extend an 8-inch water line located under SW 76`'' Street to the edge of the western end of the development. Service laterals will be extended from the new 8-inch line to serve the new residential structures. A sanitary service line will be extended from an existing manhole in SW 76th Avenue along SW Cornutt Street to an existing manhole in the adjacent development to the west 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 $3,0210. Upon completion of this development, the future builders of the residences will be required to pay TIF's totaling approximately$36,240 ($3,020 x 12 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$113,250 ($36,240 divided by.32). The difference between the TIF paid and the full impact, is considered as unmitigated impact. Since the TIF paid is $36,240, the unmitigated impact can be valued at $77,010 ($113,250 - $36,240). Given that the estimated cost of the dedication and half-street improvements on SW 76th Avenue is $55,250 (dedication: $3/sf. x 1,750 sf = $5,250. + 76th Avenue improvement: $200. x 250 lineal feet = $50,000.),the value of these off-site improvements is less than the total value of the projected impacts. NOTICE OF DECISION PAGE 21 OF 23 SUB2007-00001-FANNO RANCEI SUBDIVISION • Dedication and improvement of 76th Avenue are required for proper access to the proposed SW Cornutt Street and the proposed lots.Furthermore, the applicant has proposed these improvements in their application. In addition, as shown above,the required dedication and improvements are roughly proportional. SECTION VII. OTHER STAFF COMMENTS The Tigard Police Department reviewed the subject proposal and had no objections to it. SECTION VIII. AGENCY COMMENTS Clean Water Services submitted a general comment letter on March 23, 2007 regarding sanitary sewer, storm drainage and water quality, sensitive area, erosion control issues. In addition, CWS has reviewed this proposal for Tax/Lot Map 2S112BD-00600 and issued a Service Provider Letter (SPL), CWS File Number 07-006226, for the proposed development dated January 12, 2007. The reviewer, Chuck Buckallew, stated that on review of CWS files the proposed project will not significantly impact the existing sensitive area found near the site. Tualatin Valley Fire and Rescue did not provide comment on the subject proposal. 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 MAY 2, 2007 AND EFFECTIVE ON MAY 17, 2007 UNLESS AN APPEAL IS FILED. ADpe—al: 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 from time to time by the appellaody. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON MAY 16, 2007. I NOTICE OF DECISION PAGE 22 OF 23 SUB2007-00001-FANNO RANCH SUBDIVISION IICesdi_ll-is 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. D ,, , s,4..r Z May 2,2007 PREPARED BY: ary P.genstecher DATE Associate Planner K-------7-- ..._ , - c:-.:r..); , , iiii May 2,2007 APPROVED BY: Dick Bewersdorf' DATE Planning Manager is\curpin\gary\\subdivision\sub2007-00001 (Fanno Ranch)\sub2007-00001 decision.doc NOTICE OF DECISION PAGE 23 OF 23 SUB2007-00001-FANNO RANCH SUBDIVISION <J �/ � � �� \2C RKLN CITY of TIGARD \ �� V�' J �O��G�� I GEOGRAPHIC INFORMATION SYSTEM Ila ti VICINITY MAP lit 'IP" • F o "+ ��' \' SUB2007-00001 9 411 ',Ai Pm 111 I I FANNO RANCH • . ANN �� Apt SUBDIVISION III':/ ' WEAVE iim'CSE iii �I yLP `_ �, � , I 1 , . LEGEND: iL ;:)r BONITA R. �, - SUBJECT ii , PIM I a r BONITA RD Si.1 E ii, in\ e � ui u►��s �grill uIIuIuIu c z,B e co H :0d06- ,LU u e• CT i II •1 . 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SUBDIVISION L J L L_._____J L J I _ __ _ L NOT 10 SCALE __ __ 0.S' __50.0' _ 50.7 Ka 500' 50.9__ - 5 99'X905 0, 30).S)r _I I -_ I TAX MAP:28112BD I TAX MAP:251126D 1 I TL:900 1 TL:300 I I I C L 27.7 R/9 NOM .. a5-r- PRELIMINARY PRELIMINARY SITE PLAN NOWT LRE 1• SCALE:1'-30' UMW 9190E .SPIN SITE (0511110 EOCE OF 0'S LA PAN:NE41 - 1... SPIN PLAN NA" �O II __ V '- J WAX tl 510810.111 SW 70TH AVENUE MALE STREET AMENS FROM APPROX.7.5'-9.5•TO 15.0 NOT TO SCALE Alf alpha COMMUNITY DEVELOPMENT O . 1 NO.: 219-029 PLANNING SCALE REVIEWED BY: 9 1N-50 PT _l N P PDBPI-O B,PP9\Pwnning\5neal,32.39.5f0.aw9•PIED:NIT fW N.RSI.I IASGn seN J Cornutt Enterprises,LLC EX H I B I T5 11720 SW Lynn SUB2007-00001 Tigard, OR 97223 FANNO RANCH SUBDIVISION Fanno Creek Ranch, LLC 9200 SW Nimbus Avenue Beaverton, OR 97008 Alpha Community Development Attn: Kirsten Van Loo 9200 SW Nimbus Avenue Beaverton, OR 97008 II lir AFFIDAVIT OF MAILING I, Patricia L. Lunsfond being, first duly sworn/affirm, on oath depose and say that I am a Planning Administrative Assistant for the City of ttigatfd,Washington County,Oregon and that I served the following: {Ora Apmogiue Box(s)Below} © NOTICE OF PENDING LAND USE DECISION FOR SUB2007-00001/FANNO RANCH 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 March 9.2007,and deposited in the United States Mail on March 9,2007,postage prepaid. 7 _ . li Aiii /402i... (Person that • -. Notice) / STATE OF OREGON County of Washington ss. City of Tigard Subscribed and sworn/affir ed before me on the 7 day of 7/11 01,, ,2007. 'J fAr.? OFFICIAL SEAL /) �: " DIANE M JELDERKS r O ,,. NOTARY PUBLIC-OREGON } (( �� COMMISSION NO.373021 1 MY COMMISSION EXPIRES SEPT.25.2007 9 NOTARY P L,_>-ri LIC I.' GON/ My Commission Expires: 33 EXHIBIT A NOTICE TO MORTGAGEE,LIENHOLDER,VENDOR OR SELLER: THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE, IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER NOTICE OF PENDING •� LAND USE APPLICATION SUBDIVISION DATE OF NOTICE: March 9,2007 FILE NUMBER: SUBDIVISION (SUB) 2007-00001 FILE TITLE: FANNO RANCH SUBDIVISION REQUEST: A request for Subdivision approval to divide a 1.78 acre parcel into twelve (12) single-family lots. LOCATION: South of SW Bonita Road at 14775 SW 76th Avenue;WCTM 2S112BD,Tax Lot 00600. ZONE: R-7: Medium-Density Residential District. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.780, 18.790, 18.795 and 18.810. YOU_R 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 MARCH 23, 2007. All comments should be directed to Gary Pagenstecher, Associate Planner in the Planning Division at the City of Tigard, 13125 SW Hall Boulevard, Tigard, Oregon 97223. You may reach the City of Tigard by telephone at 503-639-4171 or by e-mail to garypa 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 MAY 1, 2007. IF YOU PROVIDE COMMENTS, YOU WILL BE SENT A COPY OF THE FULL DECISION ONCE IT HAS BEEN RENDERED. WRITTEN COMMENTS WILL BECOME A PART OF THE PERMANENT PUBLIC RECORD AND SHALL CONTAIN THE FOLLOWING INFORMATION: • Address the specific "Applicable Review Criteria" described in the section above or any other criteria believed to be applicable to this proposal; • Raise any issues and/or concerns believed to be important with sufficient evidence to allow the City to provide a response; • Comments that provide the basis for an appeal to the Tigard Hearings Officer must address the relevant approval criteria with sufficient specificity on that issue. Failure of any party to address the relevant approval criteria with sufficient specificity may preclude subsequent appeals to the Land Use Board of Appeals or Circuit Court on that issue. Specific findings directed at the relevant approval criteria are what constitute relevant evidence. AFTER 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 SUBMH IED WRI I.1EN COMMENTS OR WHO IS OTHERWISE ENITTLED 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 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." m1 _ �=.`� IL%1 ' SUB'1111 -0(1(1()1 �♦ �lg�j �,, NIIIII FANNO RANCH —"'�' ,' p 111111 SC BDI�'ISI(:)N 1111�� # 6rm," LEGEND: BONITA R, •7 80NI1'A R. SUBJECT �_ in 1 Mimi SITE _J� ��•Miii �o II g e ■■■I■■■■� .m 1 1'.. w Ell ■ 1111111.1 k.F - - 0. - 1 m..., , - Kill te. . .1.4,p1 CT..... ai.,„-EN 1 :, lI S j"j j s 7 ■ w-..... ■N Ell ' r __\.2LH 1 N I IA \ W . Ill TI(.ARD giLltN4 4 1 to Ilm■m its .... • mry.evelopment Plot.-e Ma 9,2007,C.1meyItlMAGIC03.APR EXHIBIT Cornutt Enterprises, LLC SUB2007-00001 11720 SW Lynn FANNO RANCH SUBDIVISION Tigard, OR 97223 Fanno Creek Ranch,LLC 9200 SW Nimbus Avenue Beaverton, OR 97008 Alpha Community Development Attn: Ki00-rsten Van Loo 9200 SW Nimbus Avenue Beaverton, OR 97008 2S112BD-90091 2 112BD-90181 BANNER BEN B CO GELA 14655 SW 76TH AVE#9 14 S 6TH AVE#1 TIGARD, OR 97224 T GARD,OR 97224 2S112BD-02500 2S112BD-90171 BARNETT MARY E CO D GELA 14875 SW 79TH AVE 1465 6TH AVE#1 TIGARD, OR 97224 T ARD,OR 97224 2S112BD-90031 2S112B0-90291 BARRETT DANIELLE CO D GELA 14655 SW 76TH AVE#3 14655 76TH AVE#1 TIGARD,OR 97224 RD,0 97224 2S112AC-00600 2S112BD-90301 BEALES ALAN K&SUSAN R TRUST RAD GELA BY ALAN K&SUSAN R BEALES TRS 1465 76TH AVE#1 2126 MAGELLAN DR T ARD, 97224 OAKLAND,CA 94611 2S112AC-00700 2S112BD-901 B LES ALAN &SUSAN R TRUST C RAD GELA BY A SUSAN R BEALES TRS 1465 W 76TH AVE#1 212 G N DR ARD, 97224 KLAND,CA 94611 2S 12AC-00800 112BD-90201 BEA A &SUSAN R TRUST C D ELA BY ALA &SUSAN R BEALES TRS 14655 76TH AVE#1 212 AGEL N DR TI RD,OR 97224 KLAND,CA 94611 2S112BD-05200 112BD-90141 BLIN-HAYES BRIGITTE B& C AD GELA HAYES PATRICK N 1465 76TH AVE#1 7916 SW LEISER LN T ARD, 97224 TIGARD,OR 97223 2S112B0-90111 2S1 BD-9034 CAGLE TAMMIE J&GUY C CONR NGELA 14655 SW 76TH AVE#11 146 W TH AVE#1 TIGARD,OR 97223 ARD,OR 97224 2S112BD-90191 2S112BD-9008 CONRAD ANGELA CO D GELA 14655 SW 76TH AVE#1 14655 76TH AVE#1 TIGARD,OR 97224 T RD,0 97224 2 2BD-9007 2511 -901 CON GELA CONRA GELA 1465 6TH AVE#1 146 W 7 AVE#1 TI ARD,OR 7224 ARD,OR 224 2S112BD-90351 2S 2BD-0040, CO D ELA COR, • ENTERPRISES LLC 14655 6TH AVE#1 117 • S ■ - NN TI RD,OR 97224 ■GARD,OR 97223 2S 280-90101 2S112BD-0060 CON D ELA CO NTERPRISES LLC 14655 76TH AVE#1 1172 NN RD,OR 97224 T ARD,OR 223 2S112B0-90331 - 2 112BD-0030 CON D GELA CO NTERPRISES LLC 1465 76TH AVE#1 117 YNN T RD,0 97224 T ARD,OR 97223 2S1 D-900 112BD-0050 CON NGELA CO NTERPRISES LLC 14 S TH AVE#1 1172 YNN T ARD,OR 7224 ARD,OR 7223 2S1 D-90 2S112BD-90271 CON NGELA DALLAS JAMIE 146 SW H AVE#1 14655 SW 76TH AVE#27 T GARD,OR 224 TIGARD,OR 97224 2S1 BD-9026 2S1128D-90241 CON GELA DELAVAN DANIEL D&JODIE L 1465 6TH AVE#1 3315 NE 78TH AVE T RD,OR 97224 PORTLAND,OR 97213 2S BD-9001 2S112BD-02700 CON GELA ECF BRITTANY MEADOWS LLC 1465 W TH AVE#1 1310 SW 17TH AVE ARD,OR 97224 PORTLAND,OR 97201 2S1 60-9021 2S112BD-01400 CON'+ I ' GELA ECF DEVELOPMENT CO INC 1465 -ft -.TH AVE#1 1310 SW 17TH AVE T t.'RD,OR 97224 PORTLAND,OR 97201 2S112BD-90041 2S1 ':D-01300 CON GELA ECF D - •PMENT COMPANY INC 14655 TH AVE#1 131. 1 AVE TI - RD,OR 7224 -•RTLAND,O' '7201 2S112B0-01500 2S112AC-02800 CORNUTT ENTERPRISES LLC FANNO CREEK ACRES LLC 11720 SW LYNN PO BOX 159 TIGARD,OR 97223 AURORA,OR 97002 2S112BD-04400 2S112130-90001 FERRIS TOM&MOLLY LIGHTHOUSE TWO LLC& 14859 SW 79TH AVE O'GORMAN THOMAS W&KATHLEEN K TIGARD,OR 97224 526 CAMINO DEL MAR#42 DEL MAR,CA 92014 2S112BD-01100 2 12BD-90311 GILLMOR ROBERT E/RUTH N LIG' OUSE TW• LLC& FAMILY TRUST O'GOR •• •MAS W&KATHLEEN K BY ROBERT E GILLMOR TR 526 C• 10 ' MAR#42 14630 SW 79TH AVE D-. AR,CA 92014 TIGARD,OR 97224 2S 12BD-01000 2 112BD-90051 GILL OR ROBE E/RUTH N LIG HOUS 0 LLC& FAMIL O'GOR THOMAS W&KATHLEEN K BY ROB E GILLMOR TR 52 MINO L MAR#42 146 SW 79 AVE L MAR,CA 92014 RD,OR 97224 25112BD-04300 112B0-90131 GINIER ANDREW C LIG' OUSE • LLC& 14827 SW 79TH AVE O'GOR •. OMAS W&KATHLEEN K TIGARD,OR 97224 526 C: INO •. MAR#42 • MAR,CA 92014 2S112BD-90061 S112BD-90321 HOLDERNESS CATHERINE LI HOUS- 0 LLC& 14655 SW 76TH AVE#6 O'GOR ; THOMAS W&KATHLEEN K TIGARD,OR 97224 526 INO : L MAR#42 • L MAR,CA 92114 2S112B0-00100 2S112BD-90161 HOUSING AUTHORITY OF LI HOUS 0 LLC& WASHINGTON COUNTY O'GOR h••I THOMAS W&KATHLEEN K 111 NE LINCOLN ST#200-L 526 • •MINO ` L MAR#42 HILLSBORO,OR 97124 L MAR,CA • 014 2S112BD-00800 2S112BD-90231 HULQUIST MARY ANN LIt -THOUS 0 LLC& 8355 SW LAMANCHA CT O'GO HOMAS W&KATHLEEN K TIGARD,OR 97224 526 • I ' DEL MAR#42 •' MAR,CA • 014 2S112BD-05300 2S112AC-03100 KERCHNER CHARLES F III/SANDRA J METRO 7940 SW LEISER LN ATTN:APRIL OLBRICH TIGARD,OR 97223 600 NE GRAND AVE PORTLAND,OR 97232 2S112BD-00900 2S112AC-02900 LARSGAARD DAVID H 0 7720 SW BONITA RD ATTN: IL OLBRICH TIGARD,OR 97223 600 GRA VE RTLAND,OR 97232 2S112BD-00200 2S112B0-05100 LEGACY HOMES INC MONCAYO RAUL 17825 FIELDSTONE LN PO BOX 1876 OREGON CITY,OR 97045 TUALATIN,OR 97062 2S112BD-03800 25112BD-01200 NGUYEN FRANCIS KHAI& WEBBER PROPERTIES LLC PHAN CHINH THI 12155 SW WILDWOOD ST 14595 SW 79TH PORTLAND,OR 97224 TIGARD,OR 97223 2S1 12B D-03700 PETERSEN MATTHEW J& PETERSEN JULIANE M 7934 SW MARA CT TIGARD,OR 97224 2S112BD-90251 RAHIMA FARID 14655 SW 76TH AVE#25 TIGARD,OR 97224 2S112AC-01300 RIVAS ERNEST AND ROSE 14905 SW 74TH AVE PORTLAND,OR 97224 2S112BD-05000 ROGERS CYNTHIA& STANLEY KERRY 7947 SW LEISER LN TIGARD,OR 97224 2S112BD-04200 SATOR JEANNE M 14814 SW 80TH AVE TIGARD,OR 97224 2S112BD-02400 SHAYLOR MARCUS L 14925 SW 79TH AVE TIGARD, OR 97224 2S112AC-00801 TIG D C OF 13125 HALL BLVD T RD, 97223 2 12BD-90•00 TIM:- • •-EST CONDO OW '' •F ALL UNITS 2S112BD-90281 TROUPE KARYN R 1172 NE MOUNTAIN ASH RD PRINEVILLE,OR 97754 Josh Thomas Susan Beilke 10395 SW Bonanza 11755 SW 114th Place Tigard, OR 97224 Tigard, OR 97223 Gretchen Buehner 13249 SW 136th Place Tigard, OR 97224 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 fi:\curoln\setup\labels\CIT South.docl UPDATED: 12-Dec-06 AFFIDAVIT OF POSTING NOTICE OF A LAND USE PROPOSAL IMPORTANT NOTICE: THIS AFFIDAVIT MUST BE ACCOMPANIED BY A COPY !Irpitrall OF THE NOTICE THAT WAS POSTED ON THE SITE. TIGARD In the Matter of the Proposed Land Use Applications for: Land Use File No.: SUB2007-00001 Land Use File Name: FANNO RANCH 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) F no address(s) and/or tax lot(s) currently d re istere `J S ' 7�s(-19 S4 registered) fY l 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 /y day of �/¢'AG .2006. 4 ' / Signature of 'e .on v o Performe. os • h:\Io};nl\patty\masters\affidavit of posting for staff to post a site.doc FANNO RANCH SUBDIVISION SUBDIVISION (SUB) 2007-00001 REQUEST: A request for Subdivision approval to divide a 1 .78 acre parcel into twelve (12) single-family lots. LOCATION: South of SW Bonita Road at 14775 SW 76t11 Avenue; WCTM 2S112BD, Tax Lot 00600. ZONE: R-7: Medium-Density Residential District. The R-7 zoning district is designee: to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.780, 18.790, 18.795 and 18.810. Further information may be obtained from the Planning Division (staff contact: Gary Pagenstecher, Associate Planner) at 13125 SW Hall Blvd., Tigard, Oregon 97223, or by calling 503-639-4171 or by email to garyp @tigard-or.gov. A copy of the application and all documents and evidence submitted by or on behalf of the applicant and the applicable criteria are available for inspection at no cost and copies for all items can also be provided at a reasonable cost. UJO \ \ 1 CITY of TIGARD GEOGRAPHIC INFORMATION SYSTEM ■ AREA NOTIFIED 1,411 i 1, (500') m TSIIYBDOS9BO 231171111188871117110900 81 MA' > 231110 010041 tsv1ac0111N 7311181190017 �� 151170090091 1, I FOR: Alpha Comm.Dev. 2$11211090101 1S 1128000071 eB9Bm m,� nulelBmin RE: 2S112BD, 600 z 1 iLL 100118090011 751110000/00 131118001100 731Y1B09B171 211173001141 ri010lOria 1SII1B090000 15117BOB0711 . =in 2311/1110 3111 T— 1 / 251111101001 17Iaa77II L+.. ISIMUINII mamas 831111001189 a 4 ISII110OS7N ,.�_ n 1 ISti Lan LIJ.. > 111111111111111111111 — Q N.`�\�\ Property owner information tImNn11 = 750128001700 `��� / the date printed on this ma I--. \ snslNell p map. 0) N.• IMINIINII • _ I MI ■ JSSSUN 2$112110 041M WM004IN } S731121100140 zs112ACI2100 251170000 500 731128002500 2511711 007181 2012070170 11111111111111111 MONISM — A N W I I > I litINNNN I -— 0 100 _200 300 Feet I"_ 1".244 feet lCo , I Ill,11:1) Information on this map is for general location only and should be verified v.11h the Development Services Division. r13125 SW Hall Blvd / – :igaN,OR and 97223 Or (503)639-4171 �–�—PENT/ n htlp:llwwAr.ci.tigard.onus Community Development Plot date:Jan 24,2007;C:lmagic\MAGIC03.APR 2S112B0-90091 2 112BD-90181 BANNER BEN B CO GELA 14655 SW 76TH AVE#9 146 S 6TH AVE#1 TIGARD, OR 97224 T GARD,OR 97224 2S112B0-02500 2S112BD-90171 BARNETT MARY E CO D GELA 14875 SW 79TH AVE 1465 6TH AVE#1 TIGARD,OR 97224 T ARD,OR 97224 2S112BD-90031 2S112BD-90291 BARRETT DANIELLE CO AD GELA 14655 SW 76TH AVE#3 14655 76TH AVE#1 TIGARD,OR 97224 RD,0 97224 2S112AC-00600 2S112BD-90301 BEALES ALAN K&SUSAN R TRUST RAD GELA BY ALAN K&SUSAN R BEALES TRS 1465 76TH AVE#1 2126 MAGELLAN DR T ARD, 97224 OAKLAND,CA 94611 2S112AC-00700 2S112BD-9015 B LES ALAN &SUSAN R TRUST C RAD GELA BY AL SUSAN R BEALES TRS 1465 W 76TH AVE#1 212 G N DR ARD, 97224 KLAND,CA 94611 2S 12AC-00800 112BD-90201 BEA AL &SUSAN R TRUST C AD ELA BY ALA &SUSAN R BEALES TRS 14655 76TH AVE#1 212 AGEL N DR TI RD,OR 97224 KLAND,CA 94611 2S112B0-05200 112BD-901 1 BLIN-HAYES BRIGITTE B& C AD GELA HAYES PATRICK N 1465 76TH AVE#1 7916 SW LEISER LN T ARD,0 97224 TIGARD,OR 97223 2S112B0-90111 2S1 BD-9034 CAGLE TAMMIE J&GUY C CONR NGELA 14655 SW 76TH AVE#11 146 W TH AVE#1 TIGARD,OR 97223 T ARD,OR 97224 2S112BD-90191 2S112BD-9008 CONRAD ANGELA CO D GELA 14655 SW 76TH AVE#1 14655 76TH AVE#1 TIGARD,OR 97224 T RD,0 97224 2S 2BD-9007 2S11 -9012 CON GELA CONRA GELA 1465 6TH AVE#1 146 W 7 AVE#1 TI ARD,OR 7224 ARD,OR 224 2S112BD-90351 2S 2BD-0040 CORD ELA COR ENTERPRISES LLC 14655 6TH AVE#1 117 S NN TI RD,OR 97224 GARD,OR 97223 2S1 2BD-90101 2S1126D-0060 CON D ELA CO- NTERPRISES LLC 14655 76TH AVE#1 11720 • NN RD,OR 97224 T ' ARD,OR • 223 2S112BD-90331 2 11280-0030 CON D GELA CO -NTERPRISES LLC 1465 76TH AVE#1 117 YNN T RD,0 97224 T ARD,OR 97223 2S1 0-900 11280-00501 CONR NGELA CO- NTERPRISES LLC 14 S TH AVE#1 11720 • YNN T ARD,OR 7224 . ARD,OR •7223 2S1 0-90 281126D-90271 CONR NGELA DALLAS JAMIE 146 SW H AVE#1 14655 SW 76TH AVE#27 T ARD,OR 224 TIGARD,OR 97224 2S1 BD-9026 2S112BD-90241 CON GELA DELAVAN DANIEL D&JODIE L 1465 6TH AVE#1 3315 NE 78TH AVE T RD,OR 97224 PORTLAND,OR 97213 2S BD-9001 - 2S112BD-02700 CONR GELA ECF BRITTANY MEADOWS LLC 1465 W TH AVE#1 1310 SW 17TH AVE T ARD, OR 97224 PORTLAND,OR 97201 2S1 80-9021 2S112BD-01400 CON GELA ECF DEVELOPMENT CO INC 1465 TH AVE#1 1310 SW 17TH AVE T RD,OR 97224 PORTLAND,OR 97201 2S1128D-90041 2S1 D-01300 CON GELA ECF D PMENT COMPANY INC 14655 TH AVE#1 131 1 AVE TI RD,OR 7224 RTLAND,0 7201 2S112B0-01500 2S112AC-02800 CORNUTT ENTERPRISES LLC FANNO CREEK ACRES LLC 11720 SW LYNN PO BOX 159 TIGARD,OR 97223 AURORA,OR 97002 • 2S112BD-04400 2S112130-90001 FERRIS TOM&MOLLY LIGHTHOUSE TWO LLC& 14859 SW 79TH AVE O'GORMAN THOMAS W&KATHLEEN K TIGARD,OR 97224 526 CAMINO DEL MAR#42 DEL MAR,CA 92014 2S112BD-01100 2 112BD-90311 GILLMOR ROBERT E/RUTH N LIG' OUSE TW• LLC& FAMILY TRUST O'GOR • • •MAS W&KATHLEEN K BY ROBERT E GILLMOR TR 526 C•, 10 ID - MAR#42 14630 SW 79TH AVE D . AR,CA 92014 TIGARD,OR 97224 2S 12BD-01000 2 112BD-90051 GILL OR ROBE E/RUTH N LIG HOUS 0 LLC& FAMIL R O'GOR THOMAS W&KATHLEEN K BY ROB E GILLMOR TR 526 MINO L MAR#42 146 SW 79 AVE L MAR,CA 92014 RD,OR 97224 2S112BD-04300 112BD-90131 GINIER ANDREW C LIG' OUSE A • LLC& 14827 SW 79TH AVE O'GORM• . OMAS W&KATHLEEN K TIGARD,OR 97224 526 C; ■INO •. MAR#42 MAR,CA 92014 2S112BD-90061 .S112BD-90321 HOLDERNESS CATHERINE LI HOUS- 0 LLC& 14655 SW 76TH AVE#6 O'GOR : . THOMAS W&KATHLEEN K TIGARD,OR 97224 526 INO = L MAR#42 • L MAR,CA 92.14 2S112BD-00100 2S112BD-90161 HOUSING AUTHORITY OF LI - HOUS 0 LLC& WASHINGTON COUNTY O'GOR vp•I THOMAS W&KATHLEEN K 111 NE LINCOLN ST#200-L 526 ' •MINO , L MAR#42 HILLSBORO,OR 97124 P. L MAR,CA 9 014 2S112BD-00800 2S112BD-90231 HULQUIST MARY ANN Lit -THOUSE 0 LLC& 8355 SW LAMANCHA CT O'GO- ' HOMAS W&KATHLEEN K TIGARD,OR 97224 526 • I ' DEL MAR#42 I' MAR,CA • 014 2S112BD-05300 2S112AC-03100 KERCHNER CHARLES F III/SANDRA J METRO 7940 SW LEISER LN ATTN:APRIL OLBRICH TIGARD, OR 97223 600 NE GRAND AVE PORTLAND,OR 97232 2S112BD-00900 2S112AC-02900 LARSGAARD DAVID H 0 7720 SW BONITA RD ATTN: IL OLBRICH TIGARD,OR 97223 600 GRA VE RTLAND,OR 97232 2S112BD-00200 25112BD-05100 LEGACY HOMES INC MONCAYO RAUL 17825 FIELDSTONE LN PO BOX 1876 OREGON CITY,OR 97045 TUALATIN,OR 97062 2S112BD-03800 2S112BD-01200 NGUYEN FRANCIS KHAI& WEBBER PROPERTIES LLC PHAN CHINH THI 12155 SW WILDWOOD ST 14595 SW 79TH PORTLAND,OR 97224 TIGARD,OR 97223 2S 112BD-03700 PETERSEN MATTHEW J& PETERSEN JULIANE M 7934 SW MARA CT TIGARD,OR 97224 2S112BD-90251 RAHIMA FARID 14655 SW 76TH AVE#25 TIGARD, OR 97224 2S112AC-01300 RIVAS ERNEST AND ROSE 14905 SW 74TH AVE PORTLAND,OR 97224 2S112BD-05000 ROGERS CYNTHIA& STANLEY KERRY 7947 SW LEISER LN TIGARD,OR 97224 2S112BD-04200 SATOR JEANNE M 14814 SW 80TH AVE TIGARD,OR 97224 2S112BD-02400 SHAYLOR MARCUS L 14925 SW 79TH AVE TIGARD,OR 97224 2S112AC-00801 TIG D C OF 13125 HALL BLVD T RD, 97223 2 12BD-90000 TIM:• :•-EST CONDO OW ' - •F ALL UNITS 2S112BD-90281 TROUPE KARYN R 1172 NE MOUNTAIN ASH RD PRINEVILLE,OR 97754 7 .4 Josh Thomas Susan Beilke 10395 SW Bonanza 11755 SW 114th Place Tigard, OR 97224 Tigard, OR 97223 Gretchen Buehner 13249 SW 136th Place Tigard, OR 97224 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 II li:lcuroln\setup\labels\CIT South.docl UPDATED: 12-Dec-06 CITY Of TIGARD • COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION -043 13125 SW HALL BOULEVARD TIGARD, OREGON 97223 - TIGARD PHONE: 503-639-4171 FAX: 503-624-368l (Attn: Patty/Planning) SETS el OW 0;r2 500.F@ ° o ARTY OWNM MA[JK 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: Sv 77 OLD 2 / /2 lap D o c'o • 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 ostage on the envelopes in the form of postage stamps (no metered envelopes and no return address) and resubmitted to the City for the purpose o-t 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 rea d y. • ze2 NAME OF CONTACT PERSON: PHONE: ;/ '< "-- Le, . C'O�rt/uuAJ:;7 FAX: >2 � ✓ ,i: — EMAIL: 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, multiply the 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 sheet(s)of labels x$21sheet=$ x_ sets= 1 sheets of labels x$2/sheet for interested parties x 2 sets= $ 4.00 j sheet(s)of labels x$2/sheet for interested parties=$ x sets= GENERATE LIST = "1,22 GENERATE LIST = TOTAL = $31.00 TOTAL = 1 2S112BD-00600 CORNUTT ENTERPRISES LLC /' 11720 SW LYNN 3/c�/Q aw r5 TIGARD, OR 97223 free_drL APPLICANT MATERIALS Initial Submittal: January 25, 2007 Approval Submittal : February 28, 2007 Fanno Ranch 12-Lot Subdivision -4 alpha Applicant's Representative: Kirsten Van Loo 9200 SW Nimbus Avenue Beaverton, Oregon 97008 [P] 503.452.8003 [F] 503.452.8043 Applicant: Fanno Creek Ranch, LLC Jerry Palmer 9200 SW Nimbus Avenue Beaverton, OR 97008 [T] 503-452-8003 [F] 503-452-8043 -r PRE-APP.HELD BY: CITY OF TIGARD PLANNING DIVISION 4Eri. LAND USE PERMIT APPLICATION City of Tigard Pernit Center 13125 SW Hall Bid, Tigara OR 97223 Phone 503.639.4171 Fax:503.598.1960 File#I t8d-o-07-odD0) Other Case# Date tb-'' By By I Receipt# U7D3(9`') Fee _ _ Date Complete , 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) F: ubdivision(II or III) LOCATION WHERE PROPOSED ACTIVITY WILL OCCUR( •• s it available) 775- Sw' 76-M I 'i 7/�1,e ,9722 TAX MAPS&TAX LOT NOS. 2S / /2 3) ODi00 TOTAL SITE SIZE ZONING CLASSIFICATION O./D Q _ICANT" F a->rfC,(ic nee•t /e&- C MAILING ADDRESS/CITY/STATE/ZIP 9 2 00 ._S L V y'// 4 , leaa ebitr,y I3 970e, PHONE NC/7.--- FAX �31 �SZ- �0�3 03 A20 PRIMARY CONTACT PERSON PHONE NO. � S� g2,1, Zoo (. /)3j 952 -1403 PROPERTY OWNER/DEED HOLDER(Attach list if more than one) Ce e,v nr £n t ,-,'mss L L C MAILING ADDRESS/CITY/STATE/ZIP // 720 s'w /y v/t/ 0e _972e 3 PHONE NO. FAX NO. (03) 590 933d' *When the owner and the applicant are different people,the applicant must be the purchaser of record or a lessee in possession with written authorization from the owner or an agent of the owner. The owners must sign this application in the space provided on the back of this form or submit a written authorization with this application. PROPOSAL SUMMARY(Please be specific) /2 4/ l�is`OGi 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. Y‘tW /A)//044 Owner's Sig/Li Date Owner's Signature Date Owner's Signature Date Owner's Signature Date Owner's Signature Date Applicant/Agent/Representative's Signature Date Applicant/Agent/Representative's Signature Date CITY OF TIGARD 1/25/2007 • 13125 SW Hall Blvd. 11:54:23AM Tigard,OR 97223 503.639.4171 TIGARI) Receipt #: 27200700000000000321 Date: 01/25/2007 Line Items: Case No Iran('ode Description Revenue Account No Amount Paid SUB2007-00001 [LANDUS]Prelim Plat w/o PD 100-0000-438000 4,366.00 SUB2007-00001 [LRPF]LR Planning Surcharge 100-0000-438050 624.00 SUB2007-00001 [LANDUS]Prelim Plat w/o PD 100-0000-438000 1,056.00 Line Item Total: $6,046.00 Payments: Method Payer User ID Acct./Check No. Approval No. How Received Amount Paid Check FANNO CREEK RANCH LLC ST 1003 In Person 6,046.00 Payment Total: $6,046.00 cReceipt.rpt Page 1 of 1 NARRATIVE FANNO RANCH TYPE II SUBDIVISION TABLE OF CONTENTS I. PROPOSAL SUMMARY 2 GENERAL INFORMATION 2 REQUEST 3 VICINITY & SITE INFORMATION 3 SURROUNDING AREA 4 PROJECT DESCRIPTION 5 II. COMPLIANCE WITHT THE TIGARD DEVELOPMENT CODE 6 18.390 QUASI-JUDICIAL DECISION MAKING 6 18.430 SUBDIVISIONS 6 18.510 RESIDENTIAL ZONING DISTRICTS 9 18.705 ACCESS/EGRESS & CIRCULATION 10 18.715 DENSITY COMPUTATIONS 14 18.725 ENVIRONMENTAL PERFORMANCE 14 18.745 LANDSCAPING AND SCREENING 14 18.765 OFF-STREET PARKING 18 18.780 SIGNS 19 18.790 TREE REMOVAL 20 18.795 VISUAL CLEARANCE AREAS 21 18.810 STREET AND UTILITY IMPROVEMENT STANDARDS 21 III. SUMMARY/CONCLUSION 31 LIST OF EXHIBITS A APPLICATION B NARRATIVE C PRE-APPLICATION CONFERENCE NOTES D NEIGHBORHOOD MEETING MATERIALS E TITLE REPORT F CWS PROVIDER REPORT G IMPACT STATEMENT H PRELIMINARY SIGHT DISTANCE CERTIFICATION I COPY OF AREA STORM DRAINAGE REPORT AND SITE SPCIFIC WATER QUALITY REPORT J PLAT NAME RESERVATION K PRELIMINARY SITE PLANS L ARBORIST REPORT lanra Ranch 12-Lo. Suodivislon ? c,= 3 January . 2007 328-039 `alpha I. PROPOSAL SUMMARY GENERAL INFORMATION Applicant: Fanno Creek Ranch, LLC 9200 SW Nimbus Avenue Beaverton, OR 97008 [T] 503-452-8003 [F] 503-452-8043 contact: Jerry Palmer Representative: Alpha Community Development 9200 SW Nimbus Avenue Beaverton, OR 97008 [T] 503-452-8003 [F] 503-452-8043 contact: Kirsten Van Loo kirsten.vanloo @alphacommunity.com Owners: Cornutt Enterprise, LLC 1 1720 SW Lynn Avenue Tigard, OR 97223 Project Name: Fanno Ranch Proposed Actions: 12-Lot Subdivision Tax Map: 2S112BD 00600 Site Size: 1 .78 acres Location: 14775 SW 76th Avenue Zoning: R-7 Medium Density Residential Pre-Application Meeting: November 7, 2006 Fanno Ranch I2-Lot Subdivision 2 of 31 January . `2007 328-039 #, `alpha REQUEST The applicant requests the subdivision of this parcel into 12 new lots for single- family homes. The proposal will be reviewed through a Type II Process. ";'./F,. !-"' - - '- ' ,,,,,T -''' V. , ., mac. '16 > e r!i".'„'R, ,> , f- ' - t r x ,+ " rw ti fit*,y'� �• r_ r. ' , 1 4i1., a t i{ '%a t -'" I > .'S, 3* 'e:,` ..1%, ti l.= , :...,,fit... 4 t .wa X. ^.i y : 90.. " fL 1-7. _ t 7.0* A FcnnoCreek • Floodplom t % 1 ! , p; Skit - lik te VICINITY & SITE INFORMATION Site Location The parcel is located at street address 14775 SW 76th Avenue (Tax Map & Lot 2S] 1 2BD 600) within CPO 4M, the Metzger Neighborhood Association. The site is surrounded by higher density residential uses to the north and north-east, and large lots to the south; many of the surrounding properties are redeveloping to the current zoning density. Existing Uses This property has been in residential use for many years. There is one existing home on the site. Topography The site slopes northeast from 141 feet to 168 feet. Vegetation There are numerous evergreen trees surrounding the existing home adjacent to SW 76th Avenue. A significant portion of the site is open pasture/field. ronr., Ranch i 2 Lc-Suodiv s o n --)t ^rr . 200% 4,4 alpha Transportation The site is at the southern stub end of SW 76th Avenue. The site is about a mile from the nearest TriMet bus stop, at the intersection of Bonita and Hall Boulevard. 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 I Zoning District [ _ Use North Medium Density Residential 1 Residential- 12 SF-Residential Medium Density Residential East Residential- 7 SF-Residential Open Space Medium Density Residential Residential - 7 South SF-Residential Low Density Residential Residential - 4.5 Medium Density Residential Residential - 7 (PD) West SF-Residential Low Density Residential Residential-4.5 Data source: City of Tigard, Planning Department \±rrsM _ \ ffYJ . i R-7 _______\=- 71 (PD) SITE ; am 7 . I I __ _ j t i ii 1 . flu 1 1 ,-, i �. Data source: City of Tigard,Comprehensive Plan Map Fanno Ranch 12-Lot Suodivisic . 4 of 31 January .2O ; 'alpha Table B: Utilities Utility Service Provider Size Location Water Tigard Water 1 8" 1 SW 76th Avenue Sanitary CWS 8" Thru Site Sewer Storm CWS 18" Thru Site Drainage Data source: CWS and TVW Table C: Transportation Street Existing Planned (Classification) R/W R/W Surface Sidewalk Planter Strip SW 76th Avenue 40' 54' 32' 5.5' 5' (local) Data source: Tax Lot Map &Tigard Transportation System Plan; January 2002 PROJECT DESCRIPTION Fanno Ranch, a proposed 12-lot subdivision, will be situated on the 1.78 acre site specifically identified as Tax Lot 600 of Tax Map 2S 1 12BD. The parcel is zoned R-7 by the City of Tigard; this designation allows for residential development using density computations calculated with a minimum of 5,000 square foot average lot size for single-family dwelling units. The site will access SW 76th Avenue from the proposed "SW Cornutt Street" as shown on the Preliminary Site Plan. SW Cornutt Street will be dedicated with a 50 foot ROW and constructed with a 28 foot curb to curb street section; a local street standard. SW 76'h Avenue will be improved along the site's frontage to a local street standard, with a proposed final width of 32 feet curb to curb. This will include a seven-foot frontage dedication to construct a five-foot sidewalk and part of the planter strip. Sanitary sewer and storm drainage lines were recently extended through the site to the abutting parcel to the west. The proposed 12 lots will access these utilities by installing new lateral services from the existing main lines. Water is provided by the Tigard Water Department. An existing 8-inch line within SW 76'h Avenue will be extended into the site where laterals will connect to the individual lots. Fcnro 12•Lo. .:u;odiv1sion _ ...c 3 January 2007 328-039 'alpha II. COMPLIANCE WITHT THE TIGARD DEVELOPMENT CODE NEIGHBORHOOD MEETING The Fanno Creek (project pre-submittal) neighborhood meeting was held Tuesday, November 7, 2006 at 7:45 pm at Calvin Presbyterian Church. No residents attended this meeting. Included in the neighborhood meeting exhibit are the blank neighborhood meeting sign-in sheet and other associated materials to satisfy the neighborhood meeting requirement. 18.390 QUASI-JUDICIAL DECISION MAKING 390.050 Type II Procedure Response: This application will be processed through the Type II land use procedure. A. Preapplication conference. Response: A pre-application conference was held on November 7, 2006 in conformance with this standard. B. Application requirements. Response: 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; and 2 sets of envelopes addressed to surrounding property owners within 500 feet. The Subdivision is consistent with the underlying zoning requirements and all relevant City ordinances and standards. An Impact Study has been performed by Albert Castaneda P.E., a registered professional engineer, as part of this application. 18.430 SUBDIVISIONS 430.020 General Provisions A. Approval through two-step process. An application for a subdivision shall be processed through a two-step process:the preliminary plat and the final plat. 1. The preliminary plat shall be approved by the Approval Authority before the final plat can be submitted for approval consideration;and 2. The final plat shall reflect all conditions of approval of the preliminary plat. Response: This subdivision proposal will follow the two step process mentioned above. Currently, the applicant seeks approval of the preliminary plat. Fanno Ranch 12-Lo-Suodiv's o ; 6 of 3'. January . 2007 ><a 4, alpha 8. Compliance with ORS Chapter 92. All subdivision proposals shall be in conformity with all state set forth in ORS Chapter 92, Subdivisions and Partitions. Response: As proposed the subdivision is in compliance with ORS Chapter 92. C. Future re-division. When subdividing tracts into large lots, the Approval Authority shall require that the lots be of such size and shape as to facilitate future re-division in accordance with the requirements of the zoning district and this title. Response: This site is not proposed for division into large tracts; this criterion is not applicable. D. Lot averaging, Lot size may be averaged to allow lots less than the minimum lot size allowed in the underlying zoning district as long as the average lot area for all lots is not less than allowed by the underlying zoning district. No lot created under this provision shall be less than 80%of the minimum lot size allowed in the underlying zoning district. Response: As shown on the Preliminary Site Plan, plan sheet 3, lots range from 4,970 square feet to 5,139 square feet. The average lot size is 5,044 square feet; therefore, the proposed subdivision meets the standards of the R7 zoning district while utilizing the lot averaging option of this criterion. E. Temporary sales office.Temporary sales offices in conjunction with any subdivision may be granted as set forth in Chapter 18.785, Temporary Uses. Response: This project proposes use of one of the dwelling units as a model home and temporary sales office. All of the applicable requirements under "Temporary Uses" will be met. F. Minimize flood damage. All subdivision proposals shall be consistent with the need to minimize flood damage. Response: This site is not within the Fanno Creek 100-year floodplain. The subdivision is designed to minimize flood damage by containing storm water within the previously designed and constructed facilities. As shown on the Preliminary Utility Plan, plan sheet 4, SW Cornutt Street will be constructed with storm drainage facilities to capture storm water run-off and convey it to Fanno Creek. G. Floodplain dedications. Where land filling and/or development is allowed within and adjacent to the 100-year floodplain outside the zero-foot rise floodway, the City shall require consideration of the dedication of sufficient open land area for a greenway adjoining and within the floodplain. This area shall include portions at a suitable elevation for the construction of a pedestrian/bicycle pathway within the floodplain in accordance with the adopted pedestrian bicycle pathway plan. Response: This site is not within the Fanno Creek 100-year floodplain (shown on aerial photograph); this criterion is not applicable. Fcnro Ranch 12 Lo-Su._;_division 7 of i January 2t^7 �2'-i; A alpha H. Need for adequate utilities. All subdivision proposals shall have public utilities and facilities such as sewer, gas, electrical, and water systems located and constructed to minimize flood damage. Response: As described further in addressing Chapter 18.810, and in the Impact Study, all public utilities and facilities are located and designed to minimize flood damage. I. Need for adequate drainage. All subdivision proposals shall have adequate drainage provided to reduce exposure to flood damage;and Response: As described further in addressing Chapter 18.810, drainage is adequate to reduce the prospect of flood damage. J. Determination of base flood elevation. Where base flood elevation has not been provided or is not available from another authoritative source, it shall be generated for subdivision proposals and other proposed developments which contain at least 50 lots or five acres (whichever is less). Response: The Fanno Creek Base flood elevation is shown on the aerial photograph. This criterion is not applicable to this project. 430.040 Subdivision Approval Criteria: Preliminary Plat A. Approval criteria.The Approval Authority may approve, approve with conditions or deny a preliminary plat based on the following approval criteria: L The proposed preliminary plat complies with the applicable zoning ordinance and other applicable ordinances and regulations; Response: The applicant is proposing to subdivide the property into 12 residential lots. A proposed preliminary plat in compliance with the R-7 zoning district has been submitted with this application - Preliminary Site Plan. The preliminary plat is also in conformance with other applicable ordinances as reflected by this narrative and the preliminary plans. 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. 2. The proposed plat name is not duplicative or otherwise satisfies the provisions of ORS Chapter 92; Response: The Washington County Survey Department has reviewed and accepted the proposed Fanno Ranch plat name, and its approval is included in this application packet. icnro Rand .. ? v` 3' ' ,oni;ary , 2i?v7 �isz i�;:.� ,�,,w,.alpha 3. The streets and roads are laid out so as to conform to the plats of subdivisions and maps of major partitions already approved for adjoining property as to width, general direction and in all other respects unless the City determines it is in the public interest to modify the street or road pattern; and Response: The proposed local street, SW Cornutt Street, is designed to take perpendicular access from SW 76th Avenue. This street will be extended westward through the adjacent lot to provide through access to all proposed lots between SW 76th Avenue & SW 79th Avenue. Please refer to the Site Plan and aerial photograph. 4. An explanation has been provided for all common improvements. Response: This narrative addresses all common improvements proposed by this 12-lot subdivision. B. Conditions of approval. The Approval Authority may attach such conditions as are necessary to carry out the comprehensive plan and other applicable ordinances and regulations and may require reserve strips be granted to the City for the purpose of controlling access to adjoining undeveloped properties. Response: The applicant understands that conditions of approval may be attached to this proposed development as necessary to carry out the comprehensive plan, ordinances and regulations. 430.050 Submission Requirements: Preliminary Plat A. General submission requirements. The applicant shall submit an application containing all of the general information required for a Type II procedure, as governed by Chapter 18.390. Response: Included in this submittal package is all the necessary application information for a Type II procedure per Chapter 18.390. 430.060 Adjustments Authorized Response: No adjustments are requested for this 12-Lot subdivision. 18.510 RESIDENTIAL ZONING DISTRICTS R-7: MEDIUM-DENSITY RESIDENTIAL DISTRICT 510.030 Uses Response: The parcels will be used for detached single family residential homes, a permitted use in the Residential-7 District. Lot sizes will meet the prescribed average 5,000 square footage of the R-7 zoning district and 18.430.020.D. Fanno Ranch 12-Lor Suodivision 9 of 31 January :20^7 328-0".-:= ''"alpha 510.040 Minimum and Maximum Densities Response: The applicant is proposing a 12-Lot subdivision in accordance with the R7 zoning district. Please refer to the Section 18.715- Density Computations addressed below in this narrative. 510.050 Development Standards STANDARD R-7 FANNO RANCH Minimum Lot Size Averaged per 18.430.020.D Detached unit 5,000 sq. ft. 5,044 sq. ft Average Minimum Lot Width Detached unit lots 50 ft. 50 ft. minimum Maximum Lot Coverage 80% 80% max Minimum Setbacks Front yard 15 ft. 15 ff. Side facing street on corner& through 10 ft. 10 ff. lots Side yard 5 ft. 5 ft. Rear yard l 5 ft. 15 ff. Side or rear yard abutting more 30 ft. N/A restrictive zoning district Distance between property line and 20 ft. 20 ft. front of garage Maximum Height 35ft. 35 ft. Minimum Landscape Requirement 20% See Landscape Plan Response: As proposed the subdivision meets the development standards stated above. Please refer to the Preliminary Site Plan, plan sheet 3. 18.705 ACCESS/EGRESS & CIRCULATION 705.030 General Provisions A. Continuing obligation of property owner. The provisions and maintenance of access and egress stipulated in this title are continuing requirements for the use of any structure or parcel of real property in the City. Response: The applicant understands that it is the continuing obligation of the property owner to maintain access and egress to the individual lots. B. Access plan requirements. No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. Response: Proposed driveway access to each lot is shown on the Tree Removal/Mitigation plan in accordance with this provision. Fanno Rand, 12-i_o'Suodiv■sion I L' of 31 . 1vc'try 2007 328-03? 4*-alpha C. Joint access. Owners of two or more uses, structures, or parcels of land may agree to utilize jointly the same access and egress when the combined access and egress of both uses, structures, or parcels of land satisfies the combined requirements as designated in this title, provided: 1. Satisfactory legal evidence shall be presented in the form of deeds, easements, leases or contracts to establish the joint use; and 2. Copies of the deeds, easements, leases or contracts are placed on permanent file with the City. Response: Each homeowner will access their home from the proposed public street. No joint access or egress is proposed with this development. D. Public street access. All vehicular access and egress as required in Sections 18.705.030H and 18.705.0301 shall connect directly with a public or private street approved by the City for public use and shall be maintained at the required standards on a continuous basis. Response: As shown on the Site Plan, the development will have access to SW 76th Avenue via the new street proposed within the development. Upon completion of the proposed street through access will be provided between SW 76th Avenue and SW 79th Avenue. E. Curb cuts. Curb cuts shall be in accordance with Section 18.810.030N. Response: Proposed driveway access (curb cuts within the project) to each lot is shown on the Tree Removal/Mitigation plan in accordance with this provision. F. Required walkway location. On-site pedestrian walkways shall comply with the following standards: 1. Within all attached housing (except two-family dwellings) and ........ Response: No attached housing is proposed with this application; this criterion is not applicable. 2. Wherever required walkways cross .... Response: No walkways are required; this criterion is not applicable. 3. Required walkways shall be Response: No walkways are required; this criterion is not applicable. G. Inadequate or hazardous access. 1. Applications for building permits shall be referred to the Commission for review when, in the opinion of the Director,the access Response: The proposed public street, SW Cornutt Street, is designed to the City's specifications. The street meets the requirements for emergency vehicles, thus satisfying the intent of this criterion. i:;nno Ran;.t'. i .^: „CI°;.....i'. 11 of 3 January . 20 7 328039 4410 alpha 2. Direct individual access to arterial or collector streets from single-family dwellings and duplex lots shall be discouraged. Direct access... Response: No direct individual access to arterial or collector streets is proposed with this development; therefore this criterion is not applicable. 3. In no case shall the design of the service drive or drives require Response: The proposed single-family dwellings are exempt from this requirement. H. Access Management 1. An access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT,Washington County,the City and AASHTO(depending on jurisdiction of facility.) Response: Please refer to the Impact Statement for a brief analysis of the proposed street improvements. This 12 lot project will generate approximately 155 additional vehicle trips/24 hour period, based on the ITE Manual. The design of the streets both within and adjacent to the project are as prescribed by the City of Tigard Engineering Standards, in conformance with Wash Co. and AASHTO. A preliminary sight distance certification for the intersection of Cornutt Street and SW 76th Avenues is included with this application package. Final sight distance certification will be provided prior to acceptance of the constructed improvements by the City of Tigard. 2. Driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence ..... Response: The driveways associated with this development will access the internal local public street, SW Cornutt Street, that intersects with SW 76th Avenue, another local public street. This criterion is not applicable to this development. 3. The minimum spacing of driveways and streets along a collector shall ..... Response: Both Cornutt Street and SW 76th Avenue are local streets; this criterion is not applicable to this project. 4. The minimum spacing of local streets along a local street shall be 125 feet. Response: The spacing between the proposed new street and the nearest adjacent street is more than 125 feet. The nearest street to the north is SW Bonita Road, and there are no proposed or existing streets to the south. This standard is met. 4.. 2•Li.`: ..1 _.)ok.'\;(;r-; 12 of 3 iii 7 <(�'„ 32? 3? •alpha I. Minimum access requirements for residential use. 1. Vehicular access and egress for single-family, duplex or attached single-family dwelling units on individual lots and multi-family residential uses shall not be less than as provided in Table 18.705.1 and Table 18.705.2; Response: Each lot will contain one dwelling unit; the single family detached dwelling units will have individual driveways that will lead to the garages in accordance to Table 18.705.2. This standard is met. 2. Vehicular access to multi-family structures shall be brought to within 50 feet Response: There are no multi-family structures proposed on this site; this criterion is not applicable. 3. Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform Fire Code; Response: As shown on the Site Plan the street meets the provisions of the Uniform Fire Code. 4. Access drives in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire - Response: There are no access-drives proposed for this project; this criterion is not applicable. 5. Vehicle turnouts,(providing a minimum total driveway width of 24 feet for a distance of at least 30 feet), may be required so ........ Response: No vehicle turnout is required. The proposed street will connect to an existing street that accesses SW 79th Avenue providing through access to all proposed lots. .I. One-way vehicular access points.Where a proposed parking facility indicates only one- way traffic flow on the site, Response: There is no parking facility on the proposed site; this criterion is not applicable. L. Director's authority to restrict access.The Director has the authority to restrict access when the need to do so is dictated by one or more of the following conditions: Response: There is no reason that the director shall restrict access to the proposed development. The applicant understands that it is within the Director's authority to restrict access if necessary. A preliminary sight distance certification in accordance with all applicable standards was performed by Albert Fanno Ranch 12-Lo-Subdivision 1 ,1 Jani,ary : 2007 C;: % 4.alpha Castaneda, PE, a Professional Engineer licensed by the State of Oregon, and is included as an exhibit per the requirements of this Section. As required under Section 18.705.030, all proposed lots have direct access to a public street, in this case the proposed new local street. All curb cuts will be in accordance with Section 18.810.030N and each lot will have an individual driveway (min. 10' paved). 18.715 DENSITY COMPUTATIONS 715.020 Density Calculation Response: The minimum (average) lot size within the R-7 zoning district is 5,000 square feet. MAXIMUM DENSITY Site Size: 77,537 sf Minus ROW: 16,969 (actual = 22% of site) 60,568 / 5,000= 12 dwelling units MINIMUM DENSITY 12 x .8= 10 dwelling units The applicant is proposing 12 new lots in conformance with density requirements. 18.725 ENVIRONMENTAL PERFORMANCE 18.725.030 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. 18.745 LANDSCAPING AND SCREENING 745.030 General Provisions A. Obligation to maintain. Unless otherwise provided by the lease agreement, the owner, tenant and his agent, if any, shall be jointly and severally responsible for the maintenance of all landscaping and screening which shall be maintained in good condition so as to present a healthy, neat and orderly appearance, shall be replaced or repaired as necessary,and shall be kept free from refuse and debris. Response: As shown on the Tree Removal and Mitigation Plan, required mitigation planting will be provided for this single-family residential development. Maintenance of landscaping will be the responsibility of each property owner. The required mitigation trees planted by the developer will be identified for long term preservation in sale agreements. Fenno Ranch 12-Lot Su .division a of January,2o-7 32A-039 4,tR alpha B. Pruning required. All plant growth in landscaped areas of developments shall be controlled by pruning, trimming or otherwise so that: 1. It will not interfere with the maintenance or repair of any public utility; 2. It will not restrict pedestrian or vehicular access; and 3. It will not constitute a traffic hazard because of reduced visibility. Response: Individual property owners will be responsible for the maintenance of mature landscaping on each lot. C. Installation requirements.The installation of all landscaping shall be as follows: 1. All landscaping shall be installed according to accepted planting procedures; 2. The plant materials shall be of high grade, and shall meet the size and grading standards of the American Standards for Nurberg Stock (ANSI Z60, 1-1986, and any future revisions); and 4. Landscaping shall be installed in accordance with the provisions of this title. Response: All mitigation planting will be installed using conventional methods. The plant materials will be select quality and are chosen meet the size and grading standards of the American Standards for Nursery Stock. 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. Response: No Certificate's of Occupancy will be issued to any of the dwellings until the mitigation landscaping requirements have been met. E. Protection of existing vegetation. Existing vegetation on a site shall be protected as much as possible: 1. The developer shall provide methods for the protection of existing vegetation to remain during the construction process; and 2. The plants to be saved shall be noted on the landscape plans (e.g., areas not to be disturbed can be fenced, as in snow fencing which can be placed around individual trees). Response: As shown on the Tree Removal and Mitigation Plan and as further described in the Arborist Report (Exhibit K) prepared by Walt Knapp, there is a requirement for 154 caliper inches of tree removal mitigation. The removal/mitigation plan includes a preliminary planting plan that mitigates for the anticipated removal. F. Care of landscaping along public rights-of-way. Appropriate methods for the care and maintenance of street trees and landscaping materials shall be provided by the owner of the property abutting the rights-of-way unless otherwise required for emergency conditions and the safety of the general public. Response: The street trees proposed along "SW Cornutt Street" will be maintained by the owner of the property abutting the ROW. F^nno:earl:,, L a hdivsion f 3' January . 2007 32>_'.4,' °alpha G. Conditions of approval of existing vegetation. The review procedures and standards for required landscaping and screening shall be specified in the conditions of approval during development review and In no instance shall be less than that required for conventional development. Response: Due to extensive public improvements and site grading required to meet City of Tigard standards and respect both native and "as-built" grades of adjacent properties, no "native" plant materials are scheduled for retention on this property. H. Height restrictions abutting public rights-of-way. No trees, shrubs or plantings more than 18 inches in height shall be planted in the public right-of-way abutting roadways having no established curb and gutter. Response: This project is designed with curb, gutter, planter strip and sidewalks, so the criterion does not apply. 745.040 Street Trees A. Protection of existing vegetation. All development projects fronting on a public street, private street or a private driveway more than 100 feet in length approved after the adoption of this title shall be required to plant street trees in accordance with the standards in Section 18.745.040.C. Response: As described below, this proposed development meets the Street Tree standards of 18.745.040.C. B. Street tree planting list. Certain trees can severely damage utilities, streets and sidewalks or can cause personal injury. Approval of any planting list shall be subject to review by the Director. Response: As shown on the Street Tree Plan, the street trees proposed are acceptable species. The applicant understands that the Director has final review and approval of the proposed street trees. C. Size and spacing of street trees. 1. Landscaping in the front and exterior side yards shall include trees with a minimum caliper of two inches at four feet in height as specified in the requirements stated in Section 18.745.040.C.2 below; Response: The proposed street trees will be placed within the planter strips of SW Cornutt Street, and within the side yards of the lots with side yards on SW 76th Avenue. 2. The specific spacing of street trees by size of tree shall be as follows: Response: As shown on the plan, the proposed street trees meet the standards of this section. S )division 5 of _ 4 'alpha D. Pruning requirements. Trees, as they grow, shall be pruned to provide at least eight feet of clearance above sidewalks and 13 feet above local street, 15 feet above collector street, and 18 feet above arterial street roadway surfaces. Response: 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. E. Cut and fill around existing trees. Existing trees may be used as street trees if Response: None of the existing trees on the site are proposed for use as street trees, this criterion is not applicable to this project. F. Replacement of street trees. Existing street trees removed by Response: There are no existing street trees to be replaced associated with this proposal. Therefore this standard does not apply to this project. G. Granting of adjustments. Adjustments to the street tree requirements may be granted.... Response: This proposal meets the above criteria, no adjustment is proposed. Therefore this standard does not apply to this project. H. Location of trees near signalized intersections.The Director may allow trees Response: There is no signalized intersection proposed within or adjacent to the project site; therefore, this criterion is not applicable to this project. 745.050 Buffering and Screening A. General provisions. 1. It is the intent that these requirements shall provide for privacy and protection and reduce or eliminate the adverse impacts of visual or noise pollution at a development site, without unduly interfering with the view from neighboring properties or jeopardizing the safety of pedestrians and vehicles; Response: As shown on the Tree Removal and Mitigation Plan, the required 15 foot rear yard is provided as a buffer to the northern property containing several 4-unit condo homes. Additionally, the Mitigation Plan proposes a significant vegetative buffer between this project and the existing development to the north. 2. Buffering and screening is required to reduce the impacts on adjacent uses which are of a different type in accordance with the matrices in this chapter(Tables 18.745.1 and 18.745.2). The owner of each proposed development is responsible for the installation and effective maintenance of buffering and screening. When different uses would be abutting one another except for separation by a right-of-way, buffering, but not screening, shall be required as specified in the matrix; Response: In accordance with this criterion, the proposed Mitigation Plan is designed to address the buffer requirements of this code section. Fanro Ranch 12-Lo-Su div;sion 17 01 3' January .2007 328-039 alpha 18.765 OFF-STREET PARKING 765.020 Applicability of Provisions A. New construction. At the time of the erection of a new structure within any zoning district, off-street vehicle parking will be provided in accordance with Section 18.765.070. Response: As described below, after completion of the new dwelling units, off- street vehicle parking will be provided. 765.030 General Provisions A. Vehicle parking plan requirements. No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. B. location of vehicle parking.The location of off-street parking will be as follows: 1. Off-street parking spaces for single-family and duplex dwellings and single-family attached dwellings shall be located on the same lot with the dwelling(s); Response: In accordance with this provision, each unit will have off-street parking spaces provided within the same lot as the dwelling. G. Disabled-accessible parking. All parking areas shall be provided with the required number of parking spaces for disabled persons as specified by the State of Oregon Uniform Building Code and federal standards. Such parking spaces shall be sized, signed and marked as required by these regulations. Response: No parking areas are proposed; this criterion is not applicable to this single-family residential development. 765.040 General Design Standards A. Maintenance of parking areas. All parking lots shall be kept clean and in good repair at all times. Breaks in paved surfaces shall be repaired promptly and broken or splintered wheel stops shall be replaced so that their function will not be impaired. Response: No parking areas are proposed; this criterion is not applicable. B. Access drives. With regard to access to public streets from off-street parking: 1. Access drives from the street to off-street parking or loading areas shall be designed and constructed Response: Driveways from the public street to the individual garages will be provided to the individual dwellings. As described above in addressing Chapter 18.705, this subdivision meets the Access, Egress and Circulation requirements. C. Loading/unloading driveways. A driveway designed for continuous forward flow of passenger vehicles for the purpose of loading and unloading passengers .... Response: No loading or unloading driveways are proposed with this subdivision; this criterion is not applicable. D. Wheel stops. Parking spaces along the boundaries of a parking lot or adjacent to interior landscaped areas or sidewalks shall be provided with a wheel stop Response: No parking lots or parking adjacent to interior landscaped areas or sidewalks are proposed. This criterion is not applicable. Fanno Ranch 12-Lot Subdivision 18 of 31 January 2007 328-039 -.4v alpha E. Drainage. Off-street parking and loading areas shall be drained in accordance with specifications approved by the City Engineer Response: This single-family residential development is not subject to this criterion. F. Lighting. A lights providing to illuminate any public or private parking area or vehicle sales area shall be arranged to direct the light away from any adjacent residential district. Response: No parking area lights are required for this single family residential subdivision, therefore, it is not subject to this criterion. G. Signs. Signs which are placed on parking lots shall be designed and installed in accordance with Chapter 18.780, Signs. Response: No parking lot or parking signs are proposed with this subdivision. This criterion is not applicable. 765.070 Minimum and Maximum Off-Street Parking Requirements H. Specific requirements.(See Table 18.765.2) Response: Per Table 18.765.2, one off street parking space is required per single- family detached dwelling unit. As shown on the Site Plan, the lots are capable of allowing for a unit with a garage on the site, providing a total of four off-street parking places per dwelling unit. The intent of this standard is met. 18.780 SIGNS 780.030 Permit Approval Process C. Site plan. The applicant shall submit a proposed sign site plan. The Director shall provide the applicant with detailed information about this submission requirement. Response: The final public improvement construction plan set will include details addressing required traffic signage, striping and public street lighting details. 780.130 Zoning District Regulations B. In the R-12, R-25 and R-40 zones. No sign shall be permitted in the R-12, R-25 or R-40 zone except for the following: 1. Wall sign(s) may not exceed a combined total area of one square foot per dwelling unit and may not project from the wall face; Response: This site is zoned R-7, thus, the criterion does not apply. 2. Every housing complex shall be allowed one permanent freestanding sign ....... Response: This is a subdivision proposal; signs are addressed below. 3. Every platted subdivision shall be allowed one permanent freestanding sign at each entry point to the subdivision from the public right-of-way, ........ Response: No monument signage is proposed at this time. If and when, a monument sign is desired the proper applications and site plan materials will be submitted to City of Tigard staff for review and approval. Fanno Ranch 12 La Suac v;s on 9 of January . 2007 4.4."alpha 4. For non-residential uses, one illuminated or non-illuminated freestanding sign not exceeding six feet in height ... Response: This is a residential subdivision; this criterion is not applicable 5. Directional signs on private property when such signs are solely designed to identify driveway entrances and exits for motorists on adjoining public streets will be permitted. One sign with an area of four square feet per face shall be permitted per driveway. Such signs shall be consistent with Chapter 18.795, Visual Clearance Areas; Response: No directional signs are proposed for this subdivision. 6. The signs specified in Section 18.780.060A shall be allowed, subject to any restrictions imposed by this title; Response: No signs are proposed per Section 18.780.060A; this criterion is not applicable. 7. Temporary Signs in accordance with Sections 18.780.090 and 18.780.100; Response: No temporary signs are proposed; this criterion is not applicable. 8. Lawn signs in accordance with Sections 18.780.060 A.1, A.6, and B.2; Response: No lawn signs are proposed; this criterion is not applicable. 9. Special condition signs in accordance with Section 18.780.090; and Response: No special condition signs are proposed; this criterion is not applicable. 10. Additional permitted sign including awning sign(s) and painted wall sign(s). Response: No additional permitted signs are proposed; this criterion is not applicable. 18.790 TREE REMOVAL 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. Response: A Tree Report prepared by Walt Knapp, Arborist, is included in this submittal package. As shown and described, there are a total of 154 caliper inches of qualifying trees proposed for removal and mitigation. Refer to Sheet 8 of the plan set for graphic details relating to this criterion. Farr.°Ranch 12 i.c:-Suodivis on 20 of 31 .,ani;ory . 2007 9 '!alpha 18.795 VISUAL CLEARANCE AREAS 795.030 Visual Clearance Requirements A. At corners. Except within the CBD zoning district a visual clearance area shall be maintained on the corners of all property adjacent to the intersection of two streets, a street and a railroad, or a driveway providing access to a public or private street. Response: Visual clearance areas are illustrated on the Site Plan. B. Obstructions prohibited. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure or temporary or permanent obstruction (except for an occasional utility pole or tree), exceeding three feet in height, measured from the top of the curb, or where no curb exists, from the street center line grade, except that trees exceeding this height may be located in this area, provided all branches below eight feet are removed. Response: As shown on the Site Plan, no obstructions are proposed within the visual clearance area. C. Additional topographical constraints. Where the crest of a hill or vertical curve conditions contribute to the obstruction of clear vision areas at a street or Response: There are no hills or vertical curve conditions on this site; this criterion is not applicable to this project. 795.040 Computations B. Non-arterial streets. 1. Non-arterial streets 24 feet or more in width. At all intersections of two non-arterial streets, a non-arterial street and a driveway, and a non-arterial street or driveway and railroad where at least one of the streets or driveways is 24 feet or more in width, a visual clearance area shall be a triangle formed by the right-of-way or property lines along such lots and a straight line joining the right-of-way or property line at points which are 30 feet distance from the intersection of the right-of-way line and measured along such lines. See Figure 18.795.1 Response: The visual clearance requirements for street intersections and driveway/street intersections will be met. 18.810 STREET AND UTILITY IMPROVEMENT STANDARDS 810.030 Streets A. Improvements. 1. No development shall occur unless the development has frontage or approved access to a public street. Response: As shown on the Existing Conditions Plan, the development site has access to SW 76th Avenue via the proposed local street, SW Cornutt Street. Farir'. Ranch 12•Lc Suodivision 21 of 31 January . 2007 328 031 -/P-alpha 2. No development shall occur unless streets within the development meet the standards of this chapter. Response: As described below, the proposed private street meets the standards of this chapter. 3. No development shall occur unless the streets adjacent to the development meet the standards of this chapter, provided, however, that a development may be approved if the adjacent street does not meet the standards but half-street improvements meeting the standards of this title are constructed adjacent to the development. Response: SW 76'h Avenue is not currently constructed to the local street standards. The developer will construct half street improvements in accordance with the local street specifications. This includes a site frontage dedication of 7 feet to improve SW 76th Avenue with a 5 foot sidewalk and a 5 foot planter strip. Additionally, the applicant will repave to center line to conclude street improvements and thus satisfying this criterion. 4. Any new street or additional street width planned as a portion of an existing street shall meet the standards of this chapter; Response: As shown on the Preliminary Site Plan, both SW 76th Avenue and SW Cornutt Street, will be constructed and improved to the standards of this chapter. 5. If the City could and would otherwise require the applicant to provide street improvements, the City Engineer may accept a future improvements guarantee in lieu of street improvements if one or more of the following conditions exist: Response: Street improvements are feasible at this time; the above criteria are not applicable. 6. The standards of this chapter include the standard specifications adopted by the City engineer pursuant to Section 18.810.020.B. 7. The approval authority may approve adjustments to the standards of this chapter if compliance with the standards would result in an adverse impact ...... Response: No adjustments to the street standards are requested. This criterion is not applicable. B. Creation of rights-of-way for streets and related purposes. Rights-of-way shall be created through the approval of a final subdivision plat or major partition; however, the Council may approve the creation of a street by acceptance of a deed, provided that such street is deemed essential by the Council for the purpose of general traffic circulation: Response: The ROW associated with this subdivision will be created through the final approval of the final subdivision plat. F anno Ranch 12-Lo-Subdivision 22 of 3l 2007 9 *"alpha anuary . 2ik; 32k.0 ,.,. .N,.x;.P....... 1. All deeds of dedication shall be in a form prescribed by the City and shall name "the public," as grantee. Response: See above. E. Minimum rights-of-way and street widths. Unless otherwise indicated on an approved street plan, or as needed to continue an existing improved street, street right-of-way and roadway widths shall not be less than the minimum width described below Response: SW Cornutt Street, as proposed in this project, meets the requirements for a local residential street with under 500 ADT, and is proposed as needed to continue an existing improved street. The design is for a 50 foot public ROW with 28 feet of pavement width for two lanes. As proposed, SW Cornutt Street can accommodate on-street parking on at least one side of the street in accordance with Table 18.810.1. Additionally, two 5 foot sidewalks and 5 foot landscape strips will be provided within the ROW. Please refer to the Preliminary Site Plan 3. 1. The decision-making body shall make its decision about desired right-of-way width and pavement width of the various street types within the subdivision or development atter consideration of the following: a. The type of road as set forth in the Comprehensive Plan Transportation Chapter -Functional Street Classification; b. Anticipated traffic generation; c. On-street parking needs; d. Sidewalk and bikeway requirements; e. Requirements for placement of utilities; f. Street lighting; g. Drainage and slope impacts; h. Street tree location; i. Planting and landscape areas; j. Safety and comfort for motorists, bicyclists, and pedestrians; k. Access needs for emergency vehicles. Response: As shown on the Site Plan, the ROW widths and street improvements match the information given in the pre-application meeting and the standards set forth in this chapter and Table 18.810.1. F. Future street plan and extension of streets. 1. A future street plan shall: a. Be filed by the applicant in conjunction with an application for a subdivision or partition. The plan shall show the pattern of existing and proposed future streets from the boundaries of the proposed land division and shall include other parcels within 530 feet surrounding b. Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and pedestrian facilities on or within 530 feet of the site. Response: As shown on the Aerial Photo, plan sheet 7, all said items within 530 feet of the subject site are shown. The proposed street aligns with an existing street which will allow through access to the proposed and existing lots between SW 79'h Avenue and SW 76th Avenue. Fort 'o Ranch 12 Lot Su.:odivisior' 23 of 3 9 alpha 2. Where necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed, and... Response: The proposed internal local street will align with the existing street stubbed to the subject property, satisfying the intent of this criterion. G. Street spacing and access management. Refer to 18.705.030.H. Response: As addressed above, this subdivision proposal meets the requirements of 18.705.030.H. H. Street alignment and connections. Response: The proposed internal local street will align with the existing street stubbed to the subject property, in accordance with this criterion. I. Intersection angles. Streets shall be laid out so as to intersect at an angle as near to a right angle as practicable, except where topography requires a lesser angle, but in no case shall the angle be less than 75o unless there is special intersection design, and: Response: As shown on the Preliminary Plat, the proposed intersection angle is a 90 degree angle. This criterion is met. J. Existing rights-of-way. Whenever existing rights-of-way adjacent to or within a tract are of less than standard width, additional rights-of-way shall be provided at the time of subdivision or development. Response: As shown on the Site Plan, 7 feet of ROW is dedicated in accordance with this standard. K. Partial street improvements. Partial street improvements resulting in a pavement width of less than 20 feet: while generally not acceptable, may be approved where essential to reasonable development when in conformity with the other requirements of these regulations, and when it will be practical to require the improvement of the other half when the adjoining property developed. Response: As shown on the Site Plan, the partial street improvements to SW 76th Avenue will result in a paved street width greater than 20 feet. This criterion is not applicable to this proposal. M. Street names. No street name shall be used which will duplicate or be confused with the names of existing streets in Washington County, except for extensions of existing streets. Street names and numbers shall conform to the established pattern in the surrounding area and as approved by the City Engineer. Response: As shown on all the planning sheets, the proposed street name in the subdivision is SW Cornutt Street. Fann.o Ranch 12 i_o`Suodivison 24 at 3' January . 2007 328-039 41,4,'alpha N. Grades and curves. 1. Grades shall not exceed ten percent on arterials, 12% on collector streets, or 12% on any other street (except that local or residential access streets may have segments with grades up to 15%for distances of no greater than 250 feet), and 2. Centerline radii of curves shall be as determined by the City Engineer. Response: As proposed there is no grade greater than 12% on the proposed local street. Additionally, the street is not curved. 0. Curbs, curb cuts, ramps, and driveway approaches. Concrete curbs, curb cuts, wheelchair, bicycle ramps and driveway approaches shall be constructed in accordance with standards specified in this chapter and Section 15.04.080; and: 1. Concrete curbs and driveway approaches are required; except 2. Where no sidewalk is planned, an asphalt approach may be constructed with City Engineer approval; and 3. Asphalt and concrete driveway approaches to the property line shall be built to City configuration standards. Response: Concrete curbs are proposed as shown on the Street Section on the Site Plan. As shown, they are to be constructed in accordance with the standards below and Section 15.04.080. Q. Access to arterials and collectors. Where a development abuts or is traversed by an existing or proposed arterial or collector street, the development design shall provide adequate protection for residential properties and shall separate residential access and through traffic, or if separation is not feasible, the design shall minimize the traffic conflicts. The design shall include any of the following: Response: The proposed development does not abut nor is traversed by an existing or proposed arterial or collector street; this criterion is not applicable to this development. 810.060 Lots A. Size and shape. Lot size, width, shape and orientation shall be appropriate for the location of the development and for the type of use contemplated, and: 1. No lot shall contain part of an existing or proposed public right-of-way within its dimensions: 2. The depth of all lots shall not exceed 2-1/2 times the average width, unless the parcel is less than 1-1/2 times the minimum lot size of the applicable zoning district; 3. Depth and width of properties zoned for commercial and industrial purposes shall be adequate to provide for the off-street parking and service facilities required by the type of use proposed. Response: As shown on the Preliminary Site Plan, no part of the proposed lots contains ROW. Nor do the proposed lot depths exceed 2-1/2 times the average width. These standards are met. Ranch 12-Lc Su ,division 25 of 3 i 20-07 328..03' -itiP alpha B. Lot frontage. Each lot shall abut upon a public or private street, other than an alley, for a width of at least 25 feet unless the lot is created through a minor land partition in which case Subsection 18.162.050 (C) applies, or unless the lot is for an attached single-family dwelling unit, in which case the lot frontage shall be at least 15 feet. Response: As shown on the Site Plan, each proposed lot has frontage on the proposed internal local street, SW Cornutt Street. C. Through lots. Through lots shall be avoided except where they are essential to provide separation of residential development from major traffic arterials or to overcome specific disadvantages of topography and orientation, and: Response: No through lots are proposed; this criterion is not applicable. D. Lot side lines. The side lines of lots, as far as practicable, shall be at right angles to the street upon which the lots front. Response: As shown on the Preliminary Site Plan, the side lines of all the proposed lots are right angles. E. Large lots. In dividing tracts into large lots or parcels which at some future time are likely to be redivided, the Commission may require that the lots be of such size and shape, and be so divided into building sites, and contain such site restrictions as will provide for the extension and opening of streets at intervals which will permit a subsequent division of any tract into lots or parcels of smaller size. The land division shall be denied if the proposed large development lot does not provide for the future division of the lots and future extension of public facilities. Response: The intent of this subdivision is for ultimate residential development, not the re-division of the lots in the future; this criterion is not applicable to this project. 810.070 Sidewalks A. Sidewalks. All industrial streets and private streets shall have sidewalks meeting City standards along at least one side of the street. All other streets shall have sidewalks meeting City standards along both sides of the street. A development may be approved if an adjoining street has sidewalks on the side adjoining the development, even if no sidewalk exists on the other side of the street Response: As shown on the Preliminary Site Plan, SW Cornutt Street will have 5 foot sidewalks on both sides of the street, in accordance with this standard. B. Requirement of developers 1. As part of any development proposal, or change in use resulting in an additional 1,000 vehicle trips or more per day, an applicant shall be required to identify direct, safe (1.25 x the straight line distance) pedestrian routes within 1/2 mile of their site to all transit facilities and NeighborhoodActivity Centers (schools, parks, libraries, etc.). In addition, the developer may be required to participate in the removal of any gaps in the pedestrian system off-site if justified by the development. Fanno Ranch 12-Lo Subdivision 26 of 31 January. 2007- alpha 2. If there is an existing sidewalk, on the same side of the street as the development, within 300 feet of a development site in either direction, the sidewalk shall be extended from the site to meet the existing sidewalk, subject to rough proportionality (even if the sidewalk does not serve a neighborhood activity center). Response: This development will not produce an additional 1,000 vehicle trips per day and there is no existing sidewalk abutting the development site. The applicant does, however, propose to improve SW 7611' Avenue with half street improvements that include a 5 foot sidewalk. C. Planter strip requirements. A planter strip separation of at least five feet between the curb and the sidewalk shall be required in the design of streets... Response: As shown on the Site Plan, five foot planter strips are proposed between the curb and the sidewalk on SW Cornutt Street as well as within the half street improvements along SW 76th Avenue. D. Sidewalks in central business district. In the central business district, sidewalks shall be 10 feet in width, and: Response: This site is not within the CBD; this criterion is not applicable. 810.090 Sanitary Sewers A. Sewers required. Sanitary sewers shall be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Response: As shown on plan sheet 4, Preliminary Utility Plan, sanitary sewer was previously extended through the site underneath the proposed location for SW Cornutt Street. Laterals will be extended from the 8 inch main to each lot. B. Sewer plan approval. The City Engineer shall approve all sanitary sewer plans and proposed systems prior to issuance of development permits involving sewer service. Response: As shown on plan sheet 4, Preliminary Utility Plan, sanitary sewer was previously extended through the site underneath the proposed location for SW Cornutt Street. Laterals will be extended from the 8 inch line to each lot. C. Over-sizing. Proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. Response: As described above, the sanitary sewer line is a preexisting utility and will not be extended. This criterion is not applicable. 2-Le-Subdiv°sion 27 of 3 .anuory . 2007 32803 9 alpha 810.100 Storm Drainage A. General provisions. The Director and City Engineer shall issue a development permit only where adequate provisions for storm water and flood water runoff have been made, and: 1. The storm water drainage system shall be separate and independent of any sanitary sewerage system; 2. Where possible, inlets shall be provided so surface water is not carried across any intersection or allowed to flood any street; and 3. Surface water drainage patterns shall be shown on every development proposal plan. Response: As shown on the Preliminary Utility Plan, storm water drainage lines are preexisting through the site within the proposed location of SW Cornutt Street. Also, a 15 foot wide storm sewer easement is proposed behind lots 1-6. A 12 inch storm sewer line will be placed underground to convey drainage from the lots into the public drainage system. The proposed line will deposit into a storm filter catch basin proposed within SW 76th Avenue at the edge of curb and a storm manhole will provide access at both ends of the line. A storm line manhole is proposed to access the existing 18 inch line at the entrance to SW Cornutt Street from SW 76th Avenue. Two storm filter catch basins are proposed parallel to this proposed manhole. Additionally, the applicant proposes to extend the existing storm drainage along the parcel's frontage of SW 76th Avenue, terminating in a storm manhole. B. Easements. Where a development is traversed by a watercourse, drainageway, channel or stream, there shall be provided a storm water easement or drainage right-of-way conforming substantially with the lines of such watercourse and such further width as will be adequate for conveyance and maintenance. Response: No watercourse, drainageway, channel or stream traverses the site. This criterion is not applicable. C. Accommodation of upstream drainage. A culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development, and: 1. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments). Response: The proposed sanitary sewer and storm drainage facilities meet the provisions of Design and Construction Standards for Sanitary and Surface Water Management. D. Effect on downstream drainage. Where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Fa Inch 12 Lot Subdivision ;f 3' 2007 `,..,alpha Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments). Response: As proposed, the site is graded so that it minimizes downstream drainage during construction and thereafter. As described in response to 18.810.100.A, the proposed storm drainage system compensates for the proposed development. This criterion is met. 810.120 Utilities A. Underground utilities. All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: 1. The developer shall make all necessary arrangements with the serving utility to provide the underground services; 2. The City reserves the right to approve location of all surface mounted facilities; 3. All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and 4. Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Response: As shown on the Utility Plan, the proposed utilities are underground. The utilities are proposed to be constructed prior to street surfacing and are proposed to stub long enough to avoid disturbing street improvements.. B. Information on development plans. The applicant for a development shall show on the development plan or in the explanatory information, easements for all underground utility facilities, and: 1. Plans showing the location of all underground facilities as described herein shall be submitted to the City Engineer for review and approval; and 2. Care shall be taken in all cases to ensure that above ground equipment does not obstruct vision clearance areas for vehicular traffic. Response: Underground utility easements are shown on the Utility Plan Sheet. No utilities are proposed in the vision clearance areas for vehicular traffic. They are included in this submittal package for review and approval. C. Exception to under-grounding requirement. 1. The 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 undergrounding in conjunction with the development.The determination shall be on a case-by-case basis. The most common, but not the only, such situation is a short frontage development for which undergrounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. Response: The applicant proposes to place utilities underground during the development stage; there is no need for a fee in-lieu. Fanra Ranch <visior 29 of 3 -cn..:::ry , 2007 328-039 %4, .alpha 2. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay the fee in-lieu of undergrounding. Response: See above finding. 3. Properties within the CBD zoning district shall be exempt from the requirements for undergrounding of utility lines and from the fee in-lieu of undergrounding. Response: This property is not within the CBD zoning district; this standard does not apply to this project. 4. The exceptions in Subsections 1 through 3 of this section shall apply only to existing utility lines. All new utility lines shall be placed underground. Response: All new utility lines are proposed underground as shown on the Preliminary Utility Plan; this criterion is met. D. Fee in-lieu of undergrounding. Response: No fee in-lieu of undergrounding is proposed; this criterion is not applicable. 810.130 Cash or Bond Required A. Guarantee. All improvements installed by the developer shall be guaranteed as to workmanship and material for a period of one year following acceptance by the City Council. Response: The applicant will provide a bond to guarantee the workmanship and material following acceptance by the City Council. B. Cash deposit or bond. Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer. Response: The applicant will provide a bond in the amount of the value of the improvements will be provided to guarantee the workmanship and material. C. Compliance requirements. The cash or bond shall comply with the terms and conditions of Section 18.430.090. Response: The bond will comply with the terms and conditions of Section 18.430.090. Fanno Ranch 12-Lot Suodivision 30 of 3 January. 2007 328..03 9 ;"alpha III. SUMMARY/CONCLUSION The proposed Fanno Ranch subdivision complies with all applicable elements of the City of Tigard Comprehensive Plan and Development Code. The proper design provisions have been taken to ensure compatibility with the established neighborhood character within the context of existing City of Tigard R-7 zoning. The design and number of lots proposed meet the density requirements of the site and adequate public facilities and services exist, or are proposed, to serve the development. All utility and street improvements shall be constructed to City and other applicable standards. The proposed 12-Lot subdivision will create housing in a manner consistent with, and complementary to, the surrounding residential developments while complying with City of Tigard development standards. The applicant therefore respectfully requests that this application for subdivision be approved. Fcnr;o Ranch 12-Lot Subdivision 31 of 31 January.2007 323-039 -AA'alpha PRE-APPLICATION NOTES I LITY OF TIGARD IN PRE-APPLICATION CONFERENCE NOTES . (Pre-Application Meeting Notes are Valid for Six (6) Months) • [rPRE.APPMTGDATE: �i i+ — 6 - STAFF AT PRE-APP.: r. - RESIDENTIAL APPLICANT: Pg-L`nGm AsaCAA res/4i AGENT: /et Rit�c 1'v 690 Phone: (moo ) '(S,L• i3e03 Phone: ( ) PROPERTY LOCATION: /�- _ ADDRESS/GENERAL LOCATION: 1 " 77 5— SW 76 ± TAX MAP(S)/LOT #(S): 2. 5 j],Z/3.b 66606 NECESSARY APPLICATIONS: 5013 434 V)S/o'U (So 8) PROPOSAL DESCRIPTION: 5uSIN I U(Sion) de 1-BO-ate- /2AlteFL l"To 12LL'ts, • COMPREHENSIVE PLAN MAP DESIGNATION: i eD rvn') Dekus-y7 Kesib Tj.14 ZONING MAP DESIGNATION: R- ZONING DISTRICT DIMENSIONAL REQUIREMENTS (Refer to Code Section 18. 1 MINIMUM LOT SIZE: 3;1W sq. ft. Average Min. lot width: > - ft. Max. building height: '',` ft. Setbacks: Front 15 ft. Side 'S ft. Rear ft. Corner L. ft. from street. MAXIMUM SITE COVERAGE: 80 °A) Minimum landscaped or natural vegetation area: :LC %. GARAGES: 20 ft. SIDEAte4n Apoi'iwt..;-rnOz6 rze.S7114DUE 2=G,■ ikly Dtstte�Cr .R0 . El NEIGHBORHOOD MEETING [Refer to the Neighborhood Meeting Handout) 1 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 • Er 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. H-IMPACT STUDY [Refer to Code Sections 18.390.040 and 18.390.0501 As a part of the APPLICATION SUBMITTAL REQUIREMENTS, applicants are required to INCLUDE AN IMPACT STUDY with their submittal package. The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirement, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. 121 ACCESS [Refer to Chapters 18.705 and 18.765] Minimum number of accesses: Minimum access width: l Minimum pavement width: I I WALKWAY REQUIREMENTS [Refer to Code Chapter 18.105) Within all ATTACHED HOUSING (except two-family dwellings) and multi-family developments, each residential dwelling SHALL BE CONNECTED BY WALKWAY TO THE VEHICULAR PARKING AREA, COMMON OPEN SPACE AND RECREATION FACILITIES. 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: `t3 sF r-oss 1 F3 i 3 All sensitive lands areas including: -,�O� r>,./r3c.,c. • Land within the 100-year floodplain; 6 S 5I y $ /l1 E T Slopes exceeding 25%; 1 6.7000 ;r1e-rq ➢ Drainageways; and - • Wetlands for the R-1, R-2, R-3.5, R-4.5 and R-7 zoning districts.{ 3• ( ©TS 11412ky Public right-of-way dedication: � •__ e= ;� ➢ Single-family allocate 20% of gross acres for public facilities; or I� if , s M//) • Multi-family allocate 15% of gross acres for public facilities; or • If available, the actual public facility square footage can be used for deduction. EXAMPLE OF RESIDENTIAL DENSITY CALCULATIONS: EXAMPLE: USING A ONE ACRE SITE IN THE R-12 ZONE(3,050 MINIMUM LOT SIZE)WITH NO DEDUCTION FOR SENSITIVE LANDS Single-Family Multi-Family 43,560 sq. ft. of gross site area 43,560 sq. ft. of gross site area 8,712 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) = 11.4 Units Per Acre = 12.1 Units Per Acre The Development Code requires that the net site area exist for the next whole dwelling unit. NO ROUNDING UP IS PERMITTED. *Minimum Project Density is 80%of the maximum allowed density.TO DETERMINE THIS STANDARD, MULTIPLY THE MAXIMUM NUMBER OF UNITS BY.8. CITY OF TIGARD Pre-Application Conference Notes Page 2 of 9 Residential Application/Planning Division Section • SPECIAL SETBACKS [Refer to CL Jection 18.7301 • STREETS: feet from the centerline of • FLAG LOT: A TEN (10)-FOOT SIDE YARD SETBACK applies to all primary structures. • ZERO LOT LINE LOTS: A minimum of a ten (10)-foot separation shall be maintained between each dwelling unit or garage. MULTI-FAMILY RESIDENTIAL building separation standards apply within multiple-family residential developments. ACCESSORY STRUCTURES UP TO 528 SQUARE FEET in size may be permitted on lots less than 2.5 acres in size. Five (5)-foot minimum setback from side and rear lot lines. ACCESSORY STRUCTURE UP TO 1,000 SQUARE FEET on parcels of at least 2.5 acres in size. (See applicable zoning district for the primary structures'setback requirements.) FLAG LOT BUILDING HEIGHT PROVISIONS [Refer to Code Chapter 18.130) 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. .0- BUFFERING AND SCREENING [Refer to Code Chapter 18.7451 In order TO INCREASE PRIVACY AND TO EITHER REDUCE OR ELIMINATE ADVERSE NOISE OR VISUAL IMPACTS between adjacent developments, especially between different land uses, the CITY REQUIRES LANDSCAPED BUFFER AREAS along certain site perimeters. Required buffer areas are described by the Code in terms of width. Buffer areas must be occupied by a mixture of deciduous and evergreen trees and shrubs and must also achieve a balance between vertical and horizontal plantings. Site obscuring screens or fences may also be required; these are often advisable even if not required by the Code. The required buffer areas may only be occupied by vegetation, fences, utilities, and walkways. Additional information on required buffer area materials and sizes may be found in the Development Code. The ESTIMATED REQUIRED BUFFERS applicable to your proposal area is: Buffer Level // along north boundary. Buffer Level along east boundary. Buffer Level along.north boundary. Buffer Level along east boundary. IN ADDITION, SIGHT OBSCURING SCREENING IS REQUIRED ALONG: 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. l I 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. Lenny Hing is the contact person and can be reached at (503) 625-6177. CITY OF TIGARD Pre-Application Conference Notes Page 3 of 9 Residential Application/Planning Division Section • Z PARKING (Refer to Code Chapte 3.765 a 18.705) ALL PARKING AREAS AND DRIVEWAYS MUST BE PAVED. V> 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. 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. STEEP SLOPES [Refer to Code Section 18.175.O10.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. , fi CLEARWATER SERVICES LOWS) 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 . .LE 3.1 VEGETATED CORRIDOR WIDTHS SOURCE: CWS DESIGN AND CONSTRUCTION STANDARDS MANUAL/RESOLUTION&ORDER 96-44 SENSITIVE AREA DEFINITION SLOPE ADJACENT WIDTH OF VEGETATED TO SENSITIVE AREA CORRIDOR PER SIDE2 • Streams with intermittent flow draining: <25% 0 10 to <50 acres 15 feet 0 >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% 0 10 to <50 acres 30 feet 0 >50 to <100 acres 50 feet • Existing or created wetlands >25% Variable from 50-200 feet. Measure • Rivers, streams, and springs with year-round flow in 25-foot increments from the starting • Streams with intermittent flow draining >100 acres point to the top of ravine (break in • Natural lakes and ponds <25%slope), add 35 feet past the top of ravine' Starting point for measurement = edge of the defined channel (bankful flow) for streams/rivers, delineated wetland boundary, delineated spring boundary, and/or average high water for lakes or ponds, whichever offers greatest resource protection. Intermittent springs, located a minimum of 15 feet within the river/stream or wetland vegetated corridor,shall not serve as a starting point for measurement. 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. 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. j SIGNS [Refer to Code Chapter 18.780) SIGN PERMITS MUST BE OBTAINED PRIOR TO INSTALLATION OF ANY SIGN in the City of Tigard. A "Guidelines for Sign Permits" handout is available upon request. Additional sign area or height beyond Code standards may be permitted if the sign proposal is reviewed as part of a development review application. Alternatively, a Sign Code Exception application may be filed for Director's review. TREE REMOVAL PLAN REQUIREMENTS [Refer to Code Section 18.790.030.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 I _UDE 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. 1) MITIGATION (Refer to Code Section 18.790.060.E.) 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. I 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 _/ FUTURE STREET PLAN AND EKTEN;. .OF STREETS [Refer to Code Section lb. ..030.F.] 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. f] ADDITIONAL LOT DIMENSIONAL REQUIREMENTS [Refer to Code Section 18.810.060) MINIMUM LOT FRONTAGE: 25 feet unless lot is created through the minor land partition process. Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum 15-foot wide access easement. The DEPTH OF ALL LOTS SHALL NOT EXCEED 21/2 TIMES THE AVERAGE WIDTH, unless the parcel is less than 11/2 times the minimum lot size of the applicable zoning district. 1 I BLOCKS [Refer to Code Section 18.810.090) The perimeter of BLOCKS FORMED BY STREETS SHALL NOT EXCEED 1,800 FEET measured along the right-of-way center line except where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development. When block lengths greater than 330 feet are permitted, pedestrian/bikeways shall be provided through the block. CODE CHAPTERS 18.330(Conditional Use) 18.620(Tigard Triangle Design Standards) ! 18.765(Off-Street Parking/Loading Requirements) - 18.340(Directors Interpretation) 18.630(Washington Square Regional Center) _ 18.775(Sensitive Lands Review) - 18.350(Planned Development) 18.705(Access/Egress/Circulation) L_ 18.780(Signs) 18.360(Site Development Review) 18.710(Accessory Residential Units) 18.785(Temporary Use Permits) - 18.370(Variances/Adjustments) __ 18.715(Density Computations) = 18.790(Tree Removal) - 18.380(Zoning Map/Text Amendments) 18.720(Design Compatibility Standards) 18.795(Visual Clearance Areas) 18.385(Miscellaneous Permits) 18.725(Environmental Performance Standards) 18.798(Wireless Communication Facilities) 18.390(Decision Making Procedures/Impact Study) 18.730(Exceptions To Development Standards) 18.810(Street&Utility Improvement Standards) - 18.410(Lot Line Adjustments) 18.740(Historic Overlay) - 18.420(Land Partitions) 18.742(Home Occupation Permits) 18.430(Subdivisions) l - 18.745(Landscaping&Screening Standards) _4,Z 18.510(Residential Zoning Districts) 18,750(Manufactured/Mobil Home Regulations) - 18.520(Commercial Zoning Districts) 18.755(Mixed Solid Waste/Recycling Storage) - 18.530(Industrial Zoning Districts) 18.760(Nonconforming Situations) CITY OF TIGARD Pre-Application Conference Notes Page 7 of 9 Residential Application/Planning Division Section ADDITIONAL CONCERNS OR COMMENT; PROCEDURE Administrative Staff Review. Public hearing before the Land Use Hearings Officer. Public hearing before the Planning Commission. Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. APPLICATION SUBMITTAL PROCESS All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications submitted by mail or dropped off at the counter without Planning Division acceptance may be returned. The Planning counter closes at 5:00 PM. Maps submitted with an application shall be folded IN ADVANCE to 81/2" x 11". One 8'/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 decisior public hearing will typically occur aF, ximately 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 perk ollgyvs all nd use decisions. An appeal on this matter would be heard by the Tigard / /1t c cju . A basic flow chart which illustrates the review process is available from the Planning Division upon request. Land use applications requiring a public hearing must have notice posted on-site by the applicant no less than 10 days prior to the public hearing. This PRE-APPLICATION CONFERENCE AND THE NOTES OF THE CONFERENCE ARE INTENDED TO INFORM the prospective applicant of the primary Community Development Code requirements applicable to the potential development of a particular site and to allow the City staff and prospective applicant to discuss the opportunities and constraints affecting development of the site. SUBDIVISION PLAT NAME RESERVATION (County Surveyor's Office: 503-648-8884) PRIOR TO SUBMITTING A SUBDIVISION LAND USE APPLICATION with the City of Tigard, applicants are required to complete and file a subdivision plat naming request with the Washington County Surveyor's Office in order to obtain approval/reservation for any subdivision name. Applications will not be accepted as complete until the City receives the faxed confirmation of approval from the County of the Subdivision Name Reservation. BUILDING PERMITS PLANS FOR BUILDING AND OTHER RELATED PERMITS WILL NOT BE ACCEPTED FOR REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. Final inspection approvals by the Building Division will not be granted until there is compliance with all conditions of development approval. These pre-application notes do not include comments from the Building Division. For proposed buildings or modifications to existing buildings, it is recommended to contact a Building Division Plans Examiner to determine if there are building code issues that would prevent the structure from being constructed, as proposed. Additionally, with regard to Subdivisions and Minor Land Partitions where any structure to be demolished has system development charge (SDC) credits and the underlying parcel for that structure will be eliminated when the new plat is recorded, the City's policy is to apply those system development credits to the first building permit issued in the development (UNLESS OTHERWISE DIRECTED BY THE DEVELOPER AT THE TIME THE DEMOLITION PERMIT IS OBTAINED). PLEASE NOTE: The conference and notes cannot cover all Code requirements and aspects related to site planning that should apply to the development of your site plan. Failure of the staff to provide information required by the Code shall not constitute a waiver of the applicable standards or requirements. It is recommended that a prospective applicant either obtain and read the Community Development Code or ask any questions of City staff relative to Code requirements prior to submitting an application. AN ADDITIONAL PRE-APPLICATION FEE AND CONFERENCE WILL BE REQUIRED IF AN APPLICATION PERTAINING TO THIS PRE-APPLICATION CONFERENCE IS SUBMITTED AFTER A PERIOD OF MORE THAN SIX (6) MONTHS FOLLOWING THIS CONFERENCE (unless deemed as unnecessary by the Planning Division). PREPARED BY: CITY OF TIGARD PLANNING DIVISION - STAFF PERSON HOLDING PRE-APP. MEETING PHONE: 503-639-4171 FAX: 503-684-7291 EMAIL: j44aw s-inr,t 4-ci.tigard:or.us n-P-1p YLb -ail - 01/ TITLE 18(CITY OF TIGARD'S COMMUNITY DEVELOPMENT CODE)INTERNET ADDRESS: www.cl.tigard.or.us H:lpatty\masters\Pre-App Notes Residential.doc Updated: 15-Dec-04 (Engineering section: preapp.eng) CITY OF TIGARD Pre-Application Conference Notes Page 9 of 9 Residential Application/Planning Division Section PRE-APPLICATION CONFERENCE NOTES TWARD ➢ ENGINEERING SECTION Q CI4►„Mart Omen Community(Development Shaping Better Community PUBLIC FACILITIES Tax Map[s]: 2S112DB Tax LOt[s): 600 Use Type: SUB The extent of necessary public improvements and dedications which shall be required of the applicant will be recommended by City staff and subject to approval by the appropriate authority. There will be no final recommendation to the decision making authority on behalf of the City staff until all concerned commenting agencies, City staff and the public have had an opportunity to review and comment on the application. The following comments are a projection of public improvement related requirements that may be required as a condition of development approval for your proposed project. Right-of-way dedication: The City of Tigard requires that land area be dedicated to the public: (1.) To increase abutting public rights-of-way to the ultimate functional street classification right-of-way width as specified by the Community Development Code; or (2.) For the creation of new streets. Approval of a development application for this site will require right-of-way dedication for: E SW 76th Avenue to 27 feet from centerline (Local street) F SW E-W Street to 54 feet SW to feet I SW to feet Street improvements: Z Half street improvements will be necessary along SW 76th Avenue, to include: ® 16 feet of pavement from centerline Z 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: CITY OF TIGARD Pre-Application Conference Notes Page 1 of 6 Engineering Department Section X Full street improvements will be necessary along SW E-W Street, to include: ® 32 feet of pavement from curb to curb ® concrete curb ® storm sewers and other underground utilities ® 5-foot concrete sidewalk with 5 foot planter strip on each side ® street trees sized and spaced per TDC ® street signs, traffic control devices, streetlights and a two-year streetlight fee. I Other: I-I street improvements will be necessary along SW , to include: 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: feet of pavement 1 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. I I Other: street improvements will be necessary along SW , to include: I I feet of pavement concrete curb I 1 storm sewers and other underground utilities I I -foot concrete sidewalk I I street trees 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: I I Section 18.810.120 of the Tigard Municipal Code (TMC) requires all overhead utility lines adjacent to a development to be placed underground or, at the election of the developer, a fee in-lieu of undergrounding can be paid. This requirement is valid even if the utility lines are on the opposite side of the street from the site. If the fee in-lieu is proposed, it is equal to $ 35.00 per lineal foot of street frontage that contains the overhead lines. There are existing overhead utility lines which run adjacent to this site along SW Prior to , the applicant shall either place these utilities underground, or pay the fee in- lieu described above. Sanitary Sewers: The nearest sanitary sewer line to this property is a(hn) 8 inch line which is located on property to the north and a new public line has been installed in 76t Avenue but has not been accepted by the City. The proposed development must be connected to a public sanitary sewer. It is the developer's responsibility to connect to the public sewer and extend the public sewer to serve the development. Water Supply: The City of Tigard (Phone:(503) 639-4171) provides public water service in the area of this site. This service provider should be contacted for information regarding water supply for your proposed development. Fire Protection: Tualatin Valley Fire and Rescue District (South Division) [Contact: Eric McMullen, (503) 612-7010] provides fire protection services within the City of Tigard. The District should be contacted for information regarding the adequacy of circulation systems, the need for fire hydrants, or other questions related to fire protection. CITY OF T1GARV Pre-Application Conference Notes Page 3 of 6 Engineering Department Section Storm Sewer Improvements: All proposed development within the City shall be designed such that storm water runoff is conveyed to an approved public drainage system. The applicant will be required to submit a proposed storm drainage plan for the site, and may be required to prepare a sub-basin drainage analysis to ensure that the proposed system will accommodate runoff from upstream properties when fully developed. On-site detention is required or provide downstream analysis. 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 for the proposed intersection with 76th Avenue. 2) Street sections that are proposed at less than the required must have traffic data to support the smaller section. Include this with the land use application. See 18.810 for Local Street standards and criteria. 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 TIGARD Pre-Application Conference Notes Page 4 of 6 Engineering Department Section permit. Deferral of the payr- I until occupancy is permissible r • 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 TIGARD Pre-Application Conference Notes Page 5 of 6 Engineering Department Section • permit can not be iss 1 in a subdivision until the publi improvements are substantially complete and a mylar �_ �y of the recorded plat has been re,, .ied 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: Ccro5ynSildutti2A-- < ( ' • 0 co ENGINEERING DEPARTM T TAFF DATE Phone: (5031639-4171 Fax: 15031 624-0152 document9 Revised: September 2, 2003 CITY OF TIGARD Pre-Application Conference Notes Page 6 of 6 Engineering Department Section ii is I) . .. � 6� t iii PRE,-APPLICATION _ CONFERENCE REQUEST City of Tigard Permit Center 13125 SW Hall Blvd, Tigarc4 OR 97223 Phone. 503.639.4171 Fax:503.598.1960 GENERAL INFORMATION Applicant: -PcA l m-e� Q'1L}S5 OcArAks,> I✓1,r}. FOR STAFF USE ONLY Address: °1(p U U vJ 0(., ;�-{--. Phone: X3.47.•F1,6 05 Ci Case No.: P oi-CV `Gr0'V >r Pc -l;�v� � a'I2. zip: �7 Receipt No.: I.'8K/ Contact Person: K( 's v" V�A„rk 1_iv Phone: Application Accepted By:• {., ' ---- Property Owner/Deed Holder(s): Date: (OWO DA OF PRE-APP.: (I('7/Oc Address: j * 7.2_Q, S _ yl Phone: J'73D'�I? Z TIME PRE APP.: 6/ .."0--D O -r-,10,.-6,, O . Zip: R-J Z 2-3 PRE-APP.HELD WITH, Rev.7/5/06 Property Address/Location(s): i\curpin\mastenVLind use applications\Pre.App Request App doc J4`l-1 5w 7(n. 19v-e REQUIRED SUBMITTAL ELEMENTS Tax Map&Tax Lot#(s): 2 S f \2Fj1) )c2(v00 (Note: applications will not be accepted Zoning: ) Z without the required submittal elements) 1 m chi Ink, n � - N Pre-Application Conf.Request Form Site Size: j. St u 04.,0,A 5 COPIES EACH OF THE FOLLOWING 4 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) Ej 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). RFiling Fee$362.00 I 111 ( ! I i I 1 1 f 1 E ! i I I, II I I — — I I I r - N. I a I h �....A. j COIAMUNITY 1 �1m 'f ' ; 4." �' EVE _Urfa \ {. ) )1_ I ':1 9600 S W Oak,Suite 230 'fir' ° Portland,OR 97223 .'.f.• y ,k S.F.. „saes z 7 29 l'.; CI– /.- , ii [T]503-452-8003[F]503-452-8043 "I� .: ;• (�� i - c-xi�T�';.an. .�.,-.. _ ; www.olphacommunity.com ^`i ( 11± c''''___ �I �1, / / , . /.'(; / .. •�.,..�3.-.�' - ... 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( lt \ (1���� �{� � f — ~ 1 1, ///r)- �7 I / • t 1 �., L'J_ I �o.o X10, \s.9-go-�'' \1 1�1�1111 PROPERTIES I ,i5 ) ' „a � •.g_ / - - -� 1! l \\.t / 1 1 1 — — �� = I, ;, - l — '� ;�,;,ry!I ;:ter l `so¢sue.._ .` -_`f /�/ l t1 �r ii — r 1� : ` — J f f I l— I ir !' r _`— ±_ f sP l e s e x n 4 �P'�- 4 i _ _— �� /f \I\ I f if 61".... �� y ' - /.1 /Ir / - to J —t — �' ` — t' I �� 7 SS 7.720 • SAM Ss.- - ----- .— `-J �, / / 1 ,, - , / ./ / .i �- 32-1\,- - H-M BASE ilikel i / / / / r �'� ��� .� .— -- `'/� • ` -- _lam% AND IBS I fil / i . / ..° , _ — __ — — — CORNUTT ( I I I I I CONCEPT I � ri l I I I f1 ' i t I1 1 1. I • I f t:-: ► I , I I t - --�-;i ; I l �_- . .1- _ _ _ .1 _-- __ - E �� 1 I alpha - --- - + ' , I _ RECEIVED .•.:-YD I _ r J!; II — I I 1 I I + 3 2006 PROJECT NO-: 999-212 I I + I �_ - � - . — —�-__. _ � � I OCT O TYPE: PLANNING DATE: i t t I j,-� II I i I I CITY OF TIGARD SCALE I ' I 1 I PLANNING/ENGINEERING ■ ■ .5 �� iflll 9 . . . _ 2 1 IN 50 FT N:\pg1999-212\U+'p\PUNNING\999212EOUND.dwy-SHEET:22x34 Oct 23.2036-3:30prn sms ■ PRE-APPLICATION CONFERENCE REQUEST • City of Tigxnl Pemit Center 13125 SW Hall Bhd, Tigz•zi OR 97223 Phone. 503.639.4171 Fax:503.598.1960 GENERAL INFORMATION • Applicant: 1,Y -e./ "aSS cx FOR STAFF USE ONLY Sfe,230 Address: °1&C)U 's tA/ 1'l.�l�L . Phone: ,,r)3•q Z goo, OtY Cr7 Zip: "17 Z7,3 Case No.: P 0101)6°ODDgJ Receipt No.: jir(l' i K7 Contact Person: K(v sif v\v<,�,v1 L1 v Phone: ,LA �¢� Application Accepted By o�'TZei4'T Property Owner/Deed Holder(s): Date: 10/fo/O 42 Go i-vl�t.-�t �Gn+tom p rt.5 L LG DATE OF PRE-APP.: (i('r/D ■ Address: j 7 2_0 5 VII y q�y� Phone:603•730•�/l 2- TIME OF PRE-APP.: q D� City. °T*lava,, 0 tZ / Zip: q-7 2-2-3 PRE-APP.HELD WITH Rev.7/5/06 Property Address/Location(s): • c\au*\masters\1bed use applications\Pre-App Request App.doc J417 c5 Svv -760om REQUIRED SUBMITTAL ELEMENTS Tax Map&Tax Lot#(s): 2 SI l 4)r) 0 v tPOO (Note: applications will not be accepted without the required submittal elements) Zoning: Z" m- d I YIA,I Pre-Application Conf.Request Form _ Site Size: /. St a CA_P,4 S COPIES EACH OF THE FOLLOWING 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 peg' the applicant and received by the Planning Division a minimum of one (1) 0 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). QFiling Fee$362.00 4ThctIphct COMMUNITY DEVELOPMENT October 10, 2006 City of Tigard Permit Center 13125 SW Hall Blvd. Tigard, OR 97223 Re: Pre-Application Conference Request for Tax Lot 2S1 1 BD 00600 14775 SW 76th Avenue, Tigard, OR 97223 The applicant is requesting a pre-application conference to consider a 1 1- Lot subdivision located at 14775 SW 76th Avenue within the Tigard city limits. The R-12 zoning of the parcel allows the 1 .88 acre lot to be subdivided into 11 lots for low density single-family residential use; (please see the enclosed site plan.) An east-west street is proposed through the parcel allowing the proposed lots to access SW 76th Avenue. The following are a few questions and subjects that we would like covered at the Pre-Application Conference: . Is there a right-of-way dedication for SW 76th Avenue? . Are there frontage improvements needed on SW 76th Avenue? . Where are the utilities located within SW 76th Avenue? . What is SW 76th Avenue's street classification? / ,‘‘- . What street classification will the proposed street need to adhere to? . Is there an average minimum lot size to maintain within the subdivision? Sincerely, ALPHA COMMUNITY DEVELOPMENT Sine Adams Staff I Planner Enclosures . Site Plan . Vicinity Map Information . Fee . Mailing label request Plaza West,Suite 230,9600 SW Oak,Portland,Oregon 97223• [T]503-452-8003[F]503-452-8043 November 2006 December 2006 3 M T W T F S S M T W T F S 1 2 3 4 31 1 2 5 8 Q 8 9 10 11 3 4 5 6 7 8 9 12 13 14 15 16 17 18 10 11 12 13 14 15 16 19 20 21 22 23 24 25 17 18 19 20 21 22 23 26 27 28 29 30 24 25 28 27 28 29 30 Tuesday, November 07, 2006 -Pre-Apps CD Meetings Early 8:00 AM 9:00 AM (9:00 AM - 10:00 AM) (Pre-App Palmer&Associates 452-8003 11 lot subdivision 14775 SW 76th Ave) 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM Late Tasks Notes Shirley Treat 1 10/10/2006-3:49 PM CITY OF TIGARD 10/10/2006 III 13125 SW Hall Blvd. 3:50:26PM Tigard,Oregon 97223 TIGARD (503)639-4171 Receipt #: 27200600000000004887 Date: 10/10/2006 Line Items: Case No Tran Code Description Revenue Account No Amount Paid PRE2006-00089 [LANDUS]PreApp Conf 100-0000-438000 316.00 PRE2006-00089 [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 ALPHA COMMUNITY ST 33842 In Person 362.00 DEVELOPMENT Payment Total: $362.00 cReceipt.rpt Page 1 of 1 • Vicinity Map •' ! i___ _____ . - � BONITA r...imgr .rmaa.w.--,..d1 all , ' 1171111111.4111H:. fir 4117.:"t'"17.' . 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' /• / ,� ,". _Lam_L 5.0 ` / / ,.>---' --. .-- ✓' L 50.0. 50. 320• \ — td � alpha I it •I COMMUNITY DEVELOPMENT • 1 • 1 11t ifi 1-‘1 0 PROJECT NO.: 999-217 L i TYPE: PLANNING i1 , DATE: ▪ t t i SCALE 50 0 25 50 100 • • • _ 3 1 IN=50 FT N:\poj\999-212\dwp\PLANNING\999212S1TE.dwp-SHEET:Layout2-2244 Oct09.2006-2:16pmjoy NEIGHBORHOOD MEETING MATERIALS AFFIDAVIT OF MAILING/POSTING NEIGHBORHOOD MEETING NOTICE IMPORTANT NOTICE: THE APPLICANT IS REQUIRED TO MAIL THE CITY OF TIGARD A COPY OF THE NEIGHBORHOOD MEETING NOTICE THAT PERTAINS TO THIS AFFIDAVIT AT THE SAME TIME PROPERTY OWNERS ARE MAILED NOTICE,TO THE ADDRESS BELOW: City of Tigard Planning Division 13125 SW Hall Boulevard Tigard,OR 97223-8189 IN ADDITION,THE APPLICANT SHALL SUBMIT THIS AFFIDAVIT&COPIES OF ALL NOTICES AT THE TIME OF APPLICATION. MAILING: I, J)i✓u IGu.YIi S ,being duly sworn,depose and say that on the i ' day of Gt.--t0 k , 20 ,I caused to have mailed to each of th persons on the attached list,a notice of a meeting to discuss a proposed development at (or near) 14 747,— S Vl% 7 to . ,a copy of which notice so mailed is attached hereto and made a part of hereof. I further state that said notices were enclosed in envelopes plainly addressed to said persons and were deposited on the date indicated above in the United States Post Office located at I Z2 I 0 SVV ()apt t vN S-{- . ,T1cia_v r( t i- q 7 2.-1....-5 , with postage prepaid thereon. I, Si:•.ture (In the prese e of a Notary Public) POSTING: /� I, Fd 1112)t , ,1727/ ,do affirm that I am(represent)the party initiating interest in a proposed land use application for I -/.n j' ,�Jt/mil yt ''1)1,v affecting the land located at(state the approximate location(s)IF no address(s)and all tax lot(s)currently registered) / " 77 ` th kw t1 cie, ,and on the I1 day of_ Ir _,20�. personally post notice indicating that the site may be proposed for a ypc __- land use application,and the time, date and place of a neighborhood meeting to discuss the proposaL The sign was posted at P. A Fn .11 ' L . ' ; , ' , a ► ' rJ fh€ dr/veiva1 (state locau u posted notice on property) / ../ /i /. 1,4/' / ' a / Sig ;,0 - (In the presence of a Notary Public) (THIS S CTION FOR A STATE OF OREGON,NOTARY PUBLIC TO COMPLETE/NOTARIZE) STATE OF ' " ) County of d , ,l11 ' ) ss. Subscribed and sworn'1,ffirmed before me on the �� day of i ,20 01 . !,+'. OFFICIAL SEAL l YVONNE L.TROUTMAN O 1 " ' / / 7----4114/2:/t/aZILJ ). NOTARY PUBLIC OREGON 1 c COMMISSION N0.40416)8 N g,, ARY PUBLIC OF OREGON ,��/i l► AMY COMMISSION E�IRES APR.8,2010 9 'l Commission Expires: I 20/0 c\ In\masters ne ..r ung Page 5 2S 112BD-02500 2S 112AC-00600 2S 1 12BD-05200 Patrick N. Hayes & Mary E. Barnett Alan K &Susan R. Beales Trust Brigitte B. Blin Ha es 14875 SW 79th Avenue 2126 Magellan Drive g y 7916 SW Leiser Lane Tigard, OR 97224 Oakland, CA 94611 Tigard, OR 97223 2S 112BD-01500 2S 112BD-02700 251 12BD-01400 Cornutt Enterprises, LLC ECF Brittany Meadows, LLC ECF Development Company 11720 SW Lynn 1310 SW 17th Avenue 14725 SW 79th Avenue Tigard, OR 97223 Portland, OR 97201 Tigard, OR 97224 2S 112BD-01300 2S 112AC-02800 2S 1 12BD-04400 ECF Development Company Fanno Creek Acres, LLC Torn & Molly Ferris 1310 SW 17th Avenue P. O. Box 159 14859 SW 79th Avenue Portland, OR 97201 Aurora, OR 97002 Tigard, OR 97224 2S 112BD-01100 2S 112BD 04300 2S 112BD-00100 Robert E. & Ruth N. Gillmor Andrew C. Ginier Housing Authority of Family Trust 14827 SW 79th Avenue Washington County 14630 SW 79th Avenue 111 NE Lincoln Street #200-L Tigard, OR 97224 Tigard, OR 97224 Hillsboro, OR 97124 2S 112BD-00800 2S 112BD-05300 2S1 12BD-00900 Mary Ann Hulquist Charles F. &Sandra J. Kerchner Ill David H. Larsgaard 8355 SW Lamancha Court 7940 SW Leiser Lane 7720 SW Bonita Road Tigard, OR 97224 Tigard, OR 97223 Tigard, OR 97223 2S 112BD-00200 2S 112BD-00400 2S11 2AC-02900 Legacy Homes, Inc. Robert W. & Violet May Malo April Olbrich 17825 Fieldstone Lane c/o Cornutt Enterprises, LLC METRO Oregon City, OR 97045 11720 SW Lynn 600 NE Grand Avenue Tigard, OR 97223 Portland, OR 97232 2S112BD-05100 2S112BD-04200 2S1126D-03800 Raul Moncayo Gary G. Nashif Trust Francis Khai & Phan Chinh Thi Nguyen P. O. Box 1876 14814 SW 80th Avebue 14595 SW 79th Avenue Tualatin, OR 97064 Tigard, OR 97223 Tigard, OR 97223 2S1 12BD 00700 25 112AC-01300 2S 112BD-05000 Thomas O'Gorman / Kathleen Ernest & Rose Rivas Cynthia Rogers & Kerry Stanley Lighthouse Two & Richard Bobertz 14905 SW 74th Avenue 7947 SW Leiser Lane P. O. Box 1574 Portland, OR 97224 Tigard, OR 97224 Hood River, OR 97031 2S112BD-02400 25112BD-01200 Marcus & Victoria Shaylor Webber Properties, LLC 14925 SW 79th Avenue 12155 SW Wildwood Street Tigard, OR 97224 Portland, OR 97224 ' )sh Thomas Gretchen Buehner Paul Owen )395 SW Bonanza 13249 SW 136th Place 10335 SW Highland Drive 1 rd, OR 97224 Tigard, OR 97224 Tigard, OR 97224 Tim Esau CPO 4B Ross Sundberg 0 Box 230695 16200 SW Pacific Highway, Suite 16382 SW 104th Avenue igard, OR 97281 H242 Tigard, OR 97224 Tigard, OR 97224 —rian Wegener Joseph Dyar Rex Caffall 9830 SW Kimberly Drive 10285 SW Highland Drive 13205 SW Village Glenn igard, OR 97224 Tigard, OR 97224-4668 Tigard, OR 97223 �hn Frewing /110 SW Lola Lane —igard, OR 97223 1U/U4/20U6 15:Y1 FAL 5035981960 C1'1'Y Ur' TIGARD IjUU� • • `ITY OF TIGARD • • ,,r1MUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION • 13125 SW HALL BOULEVARD TIGARD, OREGON 97223 GARD. PHONE: SO3439.4171 fAX S03-624-3681 (Attn: Patty/Planning) _ PE1U!E3ST �a ° o @af pi ° RTY OWNER MAIJJ( L1LST 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: • 2.`3 11 ZF�- 001k-0 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 .ass letter-rate postage on the envelopes in the form of postage stamps (no metered envelopes and no turn address) and resubmitted to the City.for the purpose of providing notice to property owners of he Nroposed land use application and the decision. The, 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: .Si I-r( s PHONE: 'moo,� 4-s- z- 9)063 FAX: 3 4 z - 9og• EMAIL: - __ . - _,.. . a C611A 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, multiply the cost to print one set of labels by the number of sets requested. _ I .*EXAMPLE'*' **COST FOR THIS REQUEST`* sheets of labels x$2lsheet=i$,Q2 x 2 sets $16.00 sheet(s)of labels x$2/sheet-$4. x f 'sets= 1 i sheets of labels x$2lsheet for Interested parties x 2 sets= $ 4.00 1 sheet(s)of labels x$2/sheet for interested parties=$Z. x I sets= 2-00 GENERATE LIST = $11.44 GENERATE LIST = $11 A0 TOTAL $31.00 TOTAL = $(`).oU - e-alpha COMMUNITY DEVELOPMENT NEIGHBORHOOD MEETING SIGN- IN SHEET PROJECT NAME DATE: • CCP NAME ADDRESS le--A ''ds")\, • 1 -- a a I h p COMMUNITY DEVELOPMENT October 17, 2006 Re: Neighborhood Meeting 11-Lot Subdivision Dear Interested Party: Alpha Community Development is representing the owner of the property located at 11720 SW Lynn (tax map & lot 25112BD 600). We are considering proposing an 11-lot subdivision at that location. 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, November 7, 2006 Calvin Presbyterian'Church 10445 SW Canterbury Lane Tigard, OR 97223 7:45 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. ,_ I look forward to more specifically discussing the proposal with you. Please call me at (503) 452-8003 if you have any questions. Sincerely, E E ALPHA COMMUNITY DEVELOPMENT (7.- -;‘1\---9- ) CA-----■--"----73 Sine Adams — Staff I Planner Enclosures Plaza West,Suite 230,9600 SW Oak,Portland,Oregon 97223 — ----._mot [T] S03-452-8003 [F] 503-452-8043 1 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 ARD 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 A>~I'ER 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 SUBMI'1TED? 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 CONSIDERED TO ASK OF TYPICAL NEIGHBORHOOD . • CONCERNS, TO MAKE SURE YOUR CONCERNS ARE The following is a list of questions intended to aid you in formulating your own questions for TI G AR D 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) 1 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 critical issues 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? i\cu:pin\masters\neighborhood meetings\neighborhood meeting inforrnation_questions.doc Page 4 CIT ARD 1)-1 \y _1_ C� GEOGRAPHIC INFORMATION SYSTEM � ' AREA NOTIFIED (500') Ilit 2511n110026 MA tsute00m00 l611t101g11 15ut4c493oo 2 mime III 00 1 FOR: SINE ADAMSO 1sn00os100 M11280001 nmun 10 1tY800510 minutes nnnelrnl ?'.RE: 2S112BD00600 nn11un1n 'summation � 21�// 2sn25oo1255 — 11e10 01 1 \ tummies Property owner Information is valid for 3 months from the date printed on this map. III 110. 2511211002100 251138001300 y`�i�,l+ _ 1511110 0 01 0 1 , \\�\ 2S111A001900 111 251125004200 281128500300 181128004400 nn1A112110 VIOLA SicO 251118001400 n111e011001 231120002500 71120002400 0S112A/11011 D m 251110001500 251120000300 J 25115/140/ M A N W 0 100 200 300 400 Feet n 1"=270 feet " Tt(A1.15 Information on this map is for general location only and should be verified with the Development Services Division. ' 13125 SW Hall Blvd Tigard,OR 97223 (503)539-4171 LL h11p�.11wNa.eLtigerd.ocus . 1 — Plot date:Oct 11,2006;C:lmagic\MAGIC03.APR Community Development 44. -aI p ha REVISED SINCE: OCTOBER 17, 2006 COMMUNITY DEVELOPMENT October 19,2006 Re: Neighborhood Meeting 11-Lot Subdivision Dear Interested Party: Alpha Community Development is representing the owner of the property located at 14775 SW 76th Avenue (tax map & lot 2S112BD 600). We are considering proposing an 11-lot subdivision at that location. We would like to hold a neighborhood meeting to discuss this subdivision with you. On October 17th, we sent you notice for this neighborhood meeting with the wrong property address stated. Please note the correct address that is proposed for redevelopment above. 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, November 7,2006 Calvin Presbyterian Church 10445 SW Canterbury Lane Tigard, OR 97223 7:45 PM Please notice this will be an informational meeting on preliminary plans. These plans O ,, may be altered prior to the submittal of the application to the city. I look forward to more specifically discussing the proposal with you. Please call me at (503) 452-8003 if you have any questions. E Sincerely, E ALPHA COMMUNITY DEVELOPMENT 0 co Ui 0-N-1"--/°.= Sine Adams sz Staff I Planner cc Enclosures Plaza West,Suite 230,9600 SW Oak,Portland,Oregon 97223 [1] 503-452-8003 [Fl 503-452-8043 -al p ha COMMUNITY DEVELOPMENT MEMORANDUM DATE: October 23, 2006 TO: Neighbors of 14775 SW 76th Avenue FROM: Sine Adams RE: 14775 SW 76th Avenue development pre-submittal meeting Enclosed is a preliminary site plan for the identified property showing 12 lots. You received an invitation to a pre-submittal neighborhood meeting on November 7th, 2006 for this project. This site plan is the most current preliminary design and is the plan we hope to use for our application submittal. We look forward to meeting with you on November 7th, Thank you. Encl. Preliminary Site Plan ain,n woc+ o aro obnn cw n.-IL o .Fi n.o. 07779 . rn cn') A CO onno rn cno Ac'1 or w) TITLE REPORT Chicago Title Insurance Company of Oregon ®10135 SE Sunnyside Road,Suite 200 Clackamas,OR 97015 Phone No: (503)653-7300 Date: September 25,2006 Alpha Community Development D { Vv t D 9600 SW Oak Street Portland,OR 97223 S E P 2 8 2006 \-] By Order No.: 432052 Customer Reference: Cornutt Enterprises/Alpha Community Dev. Enclosed,please find: X Preliminary Title Report Supplemental Title Report Copy of Other: Thank you for choosing Chicago Title Insurance Company of Oregon. CHICAGO TITLE 10135 SE Sunnyside Rd. Suite 200 Clackamas, OR 97015 Phone 503 653-7300 BUYERS COPIES Attached please find copies of the covenants, conditions and restrictions (CC&R's) for the property described in the attached preliminary title report. These are your copies for your review in conjunction with the upcoming transaction. • • 84.037603. ROAD MAINTENANCE AGREEMENT Lots 54, 53, 52, and 51 , Durham Acres are located in the city limits of Tigard, Oregon. along SW 76th Ave. , a Tigard Street. Property owners on this street are currently responsible for necessary maintenance. The owners of the four lot.^ referred to above hereby agree on June 1, 1984 to a road maintenance agreement which provides that any required road maintenance costs will be shared as follows: 1. Portion of street extending south from city maintained o road to south end of driveway of Lot 53 - allocated 25X to each owner of Lots 54, 53-, . 52; and 51. 1. Portion of street -extending from south end of drive- way of Lot 53 south to end of Lot 54 - allocated O 33 1/3% to each owner of Lots 54, 52, and 51. This agreement g granted shall be subject to the condition and obl:1 ation on the art of the g P grantees and successors in interest as a covenant running with the land that the owners and users of -6 the premises herein first granted shall share proportionately with all other owners and users in maintenance and upkeep of the area for load purposes. • • ikAP -54 Own Pr Let 53 .O09jr F-d ,bt 52 Owner - Lot 51 • STATE OF OREGON, County of Washirgtcn) ss. September 18. 1984 Personally appeared the above named Howard L. Cornutt, Jacqueling Cornutt, and George Coello and acknowledged the foregoing instrument to be their voluntary act and deed. Before me: fa4.04- .1%.4.4.4t4 • NOTARY PUBLIC for Oregon STATE OF OREGON My commissicsn expires Q- -BS County of Washington a8 1,Donald W;Mason,Otrector Ot Assessment and Taxation and Ex-Offlcf0 Recetder of Con- veyances lam said county,do hereby certify that — .A. wIN.lw'l.w.n..wen. eve wl.lwn .e e. ,a.eken.4 • - _.- _ - _ - ._ • Washington County,Oregon 2005-106368 08/31/2005 02:34:55 PM O-E Cnt•1 gtn.7 K ORUNEWALD 125.00 fd.DO$11.00•Total=$42.00 I III! IIIIilI OIUIIIIIHI 111111111I ■ IIIII 1 00827763200501063680050058 I,Jerry Hanson,Din ctor of Assessmerf and Taxation c3°' and Ex-Officio County Clark for Washington County, vpi Oregon,do herby certify that the within Instrument of ;.4, writing was received and recorded In the book of r• 4Ar�• ncarda of said county. \,y�,,-.�_�.,,"'I l l �� ?, �. Y • Jerry H.Hanson,DindorLt.�t uses smef�nt+nd Taxation, "..11c Exdfliclo County Clark Landscape Easement Agreement Grantors: Michael O'Gorman, Paula O'Gorman,Thomas O'Gorman, Kathleen O'Gorman r and Rick Bobertz Address: P.O. Box 1574 Hood River OR 97031 Grantee: Cornutt Enterprises LLC Address: 10700 SW Beaverton Hillsdale Hwy. I Suite 422 Beaverton, OR 97005 After Recording Mail to: D'yor,Nw,• P.O. Box 1574 V flood River OR 97031 I (.) The following are the limitations&terms of a Landscape Easement Agreement applied to a portion of Lot 63,the benefit of which accrues to Lot 54,both of the Durham Acres Subdivision, in the County of Washington, State of Oregon. The area covers 600 Square Feet, more or less and is described as follows: Beginning at a point 5 feet west of the Northeastern corner of Lot 54,marked with a 5/8 inch iron rod, thence 20 feet West on a straight line whose terminus is the Northwest corner of Lot 54 304.46 feet West,also marked with a 5/8 inch Iron rod: Thence North 20 feet on a line parallel to the Eastern street Right-of-Way of SW 76th Avenue: Thence Northeast in a straight line to a point 40 feet North of the Point-of-Beginning on the Eastern Right-of-Way of Lot 63: thence South to the I Point-of-Beginning. Rights & Duties of the Parties Grantor Grantor shall have all rights of access and usage except the Grantor shall maintain a clear vision area. This area shall contain no vehicle,hedge, planting,fence, wall or structure,temporary or permanent obstruction(except for fencing on or near the property line and/or an occasional utility pole), exceeding three feet in height,measured from the top of the existing ground,except that trees exceeding this height may be located in this area by mutual agreement of the parties to this agreement, their Heirs, Successors or Assigns. Grantor agrees to keep the area free of trash,weeds and leaves and maintain the area in a generally orderly state. Grantor shall have the right,at their discretion,to replace dead or dying plants with essentially the same plant and apply ground cover and fertilizers and herbicides approved by the US Environmental Protection Agency at their sole cost and expense. . Grantee For the purpose of maintenance and upkeep of the area described above,to a level desired by the Grantee,the Grantee or their Agents, with delivery of written notice to the owner of Lot 63 two days prior to any planned activity in this area, shall have the right,at their exclusive discretion,to enter this area to: pick up debris,remove weeds,replace dead or dying plants with essentially the same plant and apply ground cover and fertilizers and herbicides approved by the US 1111111111111111111111111111 2005-106368 • Environmental Protection Agency at their sole cost and expense. The Grantee's or their Agents' access to this area shall only be from Lot 54 or SW 76th Ave. Landscape Easement Agreement Cont. IIndemnification The Grantee shall indemnify and hold the Grantor,its Heirs and Successors harmless from any and all liabilities that attach to these and any related activities performed while on the area described Iabove or on adjacent properties either public or private while exercising this right. If the Grantee employs or uses Agents to perform.any work in this area the Grantee assumes any and all liabilities accrued to the Agent for their activities in the area. Termination. This easement shall terminate and cease to be a restriction upon lot 63 and a right assigned to lot 54 if: 1.The Owner, Heirs, Successors or Assigns of Lot 54 request termination. 2.The Owner, Heirs, Successors or Assigns of Lot 54 or their Agents fail to enter this area and perform maintenance activities for a period of ten(10)consecutive Years. Agreed to by the undersigned the 17th day of June 2005 /1*-../6•71 .74f4fhar Grantor:X I/ / . - Grantee:X hac O'Gorman L Cornutt.Member Co nt.LW X ria 0` Paula 0' a nnan r / Thomas O'Go ■C /f6 Kathlern O' X 1 IRick Bobertz STATE OF arzrz, isbp1/ COUNTY OF �a511101A-o✓% This agreement was acknowledged before me on"(r1L. ` , 2005 by //�cJc 04i re./4 I O I �... OFFICIAL SEAL r< LEWIS K.MOLLER Notary Public-State of NOTARY PUBUGOREOON `;-J NO.374861 I MY COMMISSION EXPIRES NOVEMBSt 19,2007 liii IILII LII 1111111 III 2006-106368 1111111111111111111111111 III 2005-106389 STATE OF WASHINGTON COUNTY OF om. On this /a day ofAiy,2005 Thomas O'Gorman& Kathleen O'Gorman both personally appeared beTore me,a Notary Public in and for the State of Washington,and signed the attached Landscape Easement dated June 17`"2005 freely and voluntarily for the purposes contained therein. ,t%$ISIIIf x 14'7 E .j. r�► Nery Public f Was ingto — MOTAnp My Commission Expires: DA —//—a 8 pit +J, s� ♦ t� 116 ' �0p 4p�� ,r lV1113 % IIIIIII1IIIIIIIIIIIIIiiiiiti I B$ STATE OF CALIFORNIA COUNTY OF 144-9 On this,2(I day of ,2005 Rick B.obertz personally appeared before me,a Notary Public in and for the S e of California, and signed the attached Landscape Easement dated June 17th 2005 freely and voluntarily for the purposes contained therein. X =.-r. /lam' • Q .w1462005 • Pu 'c California '` ' ' t1a0fy NIc-c°Mcn+1° Ban Diego Coon* ` , , N►y Comm.Expires J001.20013 My • ssion Expires: '/D Way' ti °u" 'Oregon 2006-063121 'I 05/26,2006 10:14:03 AM 6 °-E CrY=1 Btno l3 C PFEIFER 1 RETURN RECORDED DOCUMENT TO: $15.00$8.00$11.00-Total o$32.00 CITY HALL RECORDS DEPARTMENT, I II I I I CITY OF TIGARD IO�I 111111 13125 SW Hall Blvd. III 11111 I Tigard OR 97223 00957955200600631210030032 I.Jury Hanson,Director of A,m,mint and Taxation ,k L3t@4. and Ex-0tnclo County Clerk for Waahtnpton County, L,,r Oregon,do hereby certify that the within Instrument of '•:, ` CORPORATION a Y N tl. �'Tie), writing was received and recorded In the book of ser,;. records of said county l GZp File No. 4C-,rux 100k-000- C) rand T �`w rt_•• ' r J Jerry R.Hanson,Director moment and Taxation, •v%,tacti. Ex Ofrtclo County Clerk I EASEMENT SANITARY AND STORM SEWER Space above reserved for Washington County Recording Information PERMANENT I CORNUTT ENTERPRISES, LLC hereinafter called the Grantors, grant and convey unto the City of Tigard a perpetual easement for constructing, reconstructing,operating,maintaining, inspecting,and repairing of an underground storm drainage line and sanitary sewer line, together with the right to remove, as necessary, vegetation, foliage,trees, and other obstructions on the parcel of land described in Exhibit A", situated in the City of Tigard, Washington County, - IState of Oregon. THE TRUE CONSIDERATION for this conveyance is$0.00. However,the actual consideration consists of or includes other property or value given or promised which is the whole consideration. IIT IS EXPRESSLY UNDERSTOOD that this easement does not convey any right,title,or interest except those expressly stated in this easement,nor otherwise prevent Grantors from the full use and dominion thereover;provided,however,that such use shall not interfere with the uses and purposes of the intent of the easement. IN CONSIDERATION of the premises, Grantee agrees that if said Grantee, its successors or assigns should cause said easement to be vacated,the right of the Grantee in the above-described easement will be forfeited and shall immediately revert to the Grantors, their successors,and assigns in the case of such event. • TO HAVE AND TO HOLD the above-described and granted premises unto said Grantee,its successors,and assigns forever. 1 IN WITNESS WHEREOF,I hereunto set my hand on this /'/74— day of , // ,20 0 7 . I/ Y CORNUTT ENTERPRISES, LLC // Name of Corporation Sigta re 1 14775 SW 76th Avenue, Tigard OR 97223 eC,q(ji Address Title tJ Signature STATE OF OREGON) ss. Title County of Washington ) I This instrument was acknowledged before me on (.G1,Ci /' .2110c. (date)by UQIAJC1 n L. (,{0 l�J1.44 // (name(s)of person(s))as m 0.n h te_v- (type of authority,e.g.,officer,trustee,etc) of _i - -4 _ •y: (name of party on b elf of whom ins urn was executed). �c / I .1741/4,... OFFICIAL Sc'At. L ! $ .� PAMELA f?_ PEARSON r 1 i � ao NOTArtY FL'tLIC-Of EGON (() otary's Signature r..1 COtrIxi.`SSI(JN NU.Y-8784 q MY COMh iSSI0 .-- .iFS JQ'r-19.2006( My Commission Expires: 1� /4 o?,4 A It (IOrnu&l £nttev-pri3es, LLC- " 3587851 Accepted on behalf of the City of Tigard this ''i' day of itn Gt../ ,20 t96 .kCi ngineer NO CHANGE IN TAX STATEMENT I I IENCi Public forrns,Sanitary ez Steam Sewer Eeso onl Corp-urdot • I M1 HARRIS - McMONAGLE ASSOCIATES INC. ENGINEERS-SURVEYORS-PLANNERS 12555 SW HALL BQULEVARD TIGARD,OREGON 97223 TEL(503)639-3453 FAX(503)639-1232 June 28,2005 EXHIBIT "A" SANITARY SEWER AND STORM AND SURFACE WATER DRAINAGE • EASEMENT FOR THE BENEFIT OF THE CITY OF TIGARD THE FOLLOWING DESCRIBED PERMANENT EASEMENT BEING A PORTION OF LOT 54 OF THE DULY RECORDED PLAT OF"DURHAM ACRES"SITUATED IN THE NORTHWEST QUARTER OF SECTION 12,TOWNSHIP 2-SOUTH,RANGE 1-WEST OF THE WILLAMETTE MERIDIAN,CITY OF TIGARD,WASHINGTON COUNTY,OREGON. 20.00 FOOT WIDE PERMANENT EASEMENT: BEGINNING AT A POINT ON THE WEST LINE OF SAID LOT 54, LOCATED N 00°17'00"W 122.04 FEET FROM THE SOUTHWEST CORNER THEREOF;THENCE DESCRIBING THE EASEMENT BOUNDARY AND CONTINUING ALONG SAID WEST LINE N 00°17'00"W 20.00 FEET;THENCE N 89°43'00"E 308.86 FEET TO THE WESTERLY 20-FOOT RIGHT OF WAY LINE OF S.W.7611'AVENUE;THENCE ALONG LAST SAID LINE S 00°06'00"E 20.00 FEET; • THENCE S 89°43'00"W 308.80 FEET TO THE POINT OF BEGINNING. CONTAINING:6,177 SQUARE FEET. TOGETHER WITH A 15.00 FOOT WIDE TEMPORARY CONSTRUCTION EASEMENT: THE ABOVE DESCRIBED PERMANENT EASEMENT SHALL BE ACCOMPANIED WITH A 15.00 FOOT WIDE TEMPORARY CONSTRUCTION EASEMENT ABUTTING'THE NORTH LINE THEREOF.UPON FINAL ACCEPTANCE BY THE GOVERNING AGENCY OF THE STORM DRAINAGE AND SANITARY SEWER FACILITIES BY THE CITY OF TIGARD'THIS TEMPORARY EASEMENT SHALL AUTOMATICALLY EXTINGUISH. MAP 2S-1-12BD MAP 2S-1-12BD 63 ' T/L 1200 T/L 700 I— - P S 8818'30' W(SURVEY 0957) I 0 GRANT&GINA a - 1 . Q I'OLSON 3 CORNU ENTERPRISES LLC, •• (� DOCC.#99138870 r 14775 SW 76th AVE. I.) 14790•SW 79th AVE. Z DOCC.#2000046687 E. MAP 25-1-12BD MAP 2S-1-12BD ►T' T/L 1300 90' T/L 600 • Z 15'TEMPORARY CONSTRUCTION EASEMENT R..\\—FUTURE ►" N 89'43' 0 i28.18' _ _ H H SW COR UTT — — — _ — r�— T j i /J REA=6 17 S,F. �� Q .Z. 0 3.5' ` S 89'43'00' W 308.80 t10' O cn 0:1 c 20'PUBLIC SANITARY SEWER I EXIST. . , — — — • AND STORM DRAINAGE EASEMENT I HOUSE 20 20' i W I W a, 0 54 -- LCit. 1.,41 55 8 r J O w Z .CO l A 1 1 S 8918' W (SURVEY.0957) MAP 25-1-12BD A N POINT OF BEGINNING 5� MAP 1- 2BD SW CORNER LOT 54 O'� S- T2 1400 "DURHAM ACRES" 1.r HARRIS-MaMONAGLE ASSOCIATES, INC. EXHIBIT A ENGINEERS—SURVEYORS PUBLIC SANITARY SEWER AND 12555 S.W. HALL BLVD. h OARD, OR 97223-6287 STORM DRAINAGE EASEMENT SCALE: 1"=50' PHONE: (503) 639-3453 SKETCH JUNE 28 2005 FAX (503) 639-1232 , + � r Chicago Title Insurance Company of Oregon PRELIMINARY TITLE REPORT September 25,2006 TO: Chicago Title Insurance Company of Oregon Order No.: 432052 10135 SE Sunnyside Road Suite 130 Escrow No.: 45-432052-GB Clackamas,OR 97015 Ref: Comutt Enterprises/Alpha Community Dev. ATTN.: Ginger Bell Phone No.: (503)794-5860 Standard Owners Coverage $800,000.00 Premium $ 1,800.00 Municipal Lien Search $50.00 We are prepared to issue a title insurance policy in ALTA(1992)form and amount shown above insuring the title to the property described herein. This report is preliminary to the issuance of a policy of title insurance and shall become null and void unless a policy is issued,and the full premium therefore paid. Dated as of: September 19,2006 at 08:00 AM Vestee: Cornutt Enterprises LLC, an Oregon limited liability company Subject to the exceptions,exclusions,conditions and stipulations which are part of said policy,and to exceptions as shown herein. CHICAGO TITLE INSURANCE COMPANY OF OREGON By: Cindy Aleksa Title Officer 10135 SE Sunnyside Road,Suite 200 Clackamas,OR 97015 phone(503)653-7300 fax(503)653-7763 QUESTIONS CONCERNING THE CLOSING OF THIS TRANSACTION SHOULD BE DIRECTED TO YOUR ESCROW OFFICER,Ginger Bell,at phone(503)794-5860 and fax number(503)353-1468. 9014710030.rdw Order No.: 432052 )ESCRIPTION See Legal Description Attached Hereto GENERAL EXCEPTIONS(Standard Coverage Policies only) 1. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records;proceedings by a public agency which may result in taxes or assessments,or notices of such proceedings,whether or not shown by the records of such agency or by the public records. 2. Facts,rights,interests or claims which are not shown by the public records but which could be ascertained by an inspection of the land or by making inquiry of persons in possession thereof. 3. Easements,or claims of easement,not shown by the public records;reservations or exceptions in patents or in Acts authorizing the issuance thereof;water rights,claims or title to water. 4. Discrepancies,conflicts in boundary lines,shortage in area,encroachments or other facts which a correct survey would disclose. 5. Any lien,or right to a lien, for services,labor,material,equipment rental or workers compensation heretofore or hereafter furnished,imposed by law and not shown by the public records. SPECIAL EXCEPTIONS 6. Taxes for the fiscal year 2006-2007,a lien but not yet payable. 7. The assessment roll and the tax roll disclose that the premises herein described have been specially assessed as Farm Use Land. If the land becomes disqualified for the special assessment under the statute,an additional tax may be levied,in addition thereto a penalty may be levied if notice of disqualification is not timely given. City liens, if any,of the City of Tigard.(An inquiry has been directed to the City Clerk concerning the status of said liens and a report will follow if such liens are found.) 9. The premises herein described are within and subject to the statutory powers including the power of assessment of Clean Water Services. 10. Proof of death of Howard L.Comutt,Sr.,former spouse of Jacqueline Cornutt,the former vestee herein. 11. Trust Deed,including the terms and provisions thereof,given to secure an indebtedness with interest thereon and such future advances as may be provided therein; Dated: September 17, 1984 Recorded: September 18, 1984 Recorder's Fee No.: 84037189 Amount: $74,217.00 Grantor. Jacqueline Cornutt Trustee: First American Title Insurance Company of Oregon Beneficiary: Pacific First Federal Savings Bank Loan No.: 3-5-214778-6 The beneficial interest under said Trust Deed was assigned by instrument; Recorded: September 28, 1984 Recorder's Fee No.: 84038635 To: Security Pacific Mortgage Corporation 12. Road Maintenance Agreement,including the terms and provisions thereof; Recorded: September 20, 1984 Recorder's Fee No.: 84-037603 3. Landscape Easement Agreement,including the terms and provisions thereof Dated: June 17,2005 Recorded: August 31,2005 9014711746.rdw 'lyder No.: 432052 Recorder's Fee No.: 205-106368 By and Between: Michael O'Gorman,Paula O'Gorman,Thomas O'Gorman,Kathleen O'Gorman and Rick Bobertz and Cornutt Enterprises LLC 14. An easement created by instrument,including terms and provisions thereof; Dated: April 14,2006 Recorded: May 26,2006 Recorder's Fee No.: 2006-063121 In Favor Of: The City of Tigard For: Sanitary and storm sewer Affects: See document for exact location 15. A copy of the terms and provisions of the Operating Agreement for Cornutt Enterprises LLC,a Limited Liability Company should be furnished for our examination prior to closing. Any conveyance or encumbrance of the real property owned by the Limited Liability Company must be executed in accordance with the Operating Agreement or if the Operating Agreement contains no such provisions,a majority of the managers as provided in ORS 63.150. In addition,if there have been any changes in membership from the date of original creation of the Limited Liability Company to the present date,copies of approval of withdrawal and acceptance of the new member should be furnished for our examination. NOTE: Taxes for the fiscal year 2005-2006,paid in full; Amount: $1,451.41 Levy Code: 023-74 Account No.: R512083 Map No.: 2S 112BD Tax Lot No.: 00600 NOTE: Property address is identified as: 14775 SW 76th Avenue,Tigard,Oregon 97224 NOTE: Any transfer of the herein described property is subject to the payment of Washington County Transfer Tax at the rate of$1.00 per$1,000.00 or fraction thereof of stated consideration. NOTE: No search has been made or will be made for water,sewer,or storm drainage charges unless the city/service district claims them as liens(i.e.,foreclosable)and reflects them on its lien docket at the date of closing. Buyers should check with the appropriate city bureau or water/service district and obtain a billing cutoff.Such charges must be adjusted outside of escrow. NOTE: We find no judgments or United States Internal Revenue liens against: Alpha Community Development END OF REPORT cc: Chicago Title Insurance Company of Oregon Ginger Bell Alpha Community Development Cornutt Enterprises,LLC Attn:Mr.Howard Comutt ca/_jje September 25,2006 9014711746.rdw Order No.: 432052 LEGAL DESCRIPTION Lot 54, DURHAM ACRES, in the County of Washington and State of Oregon. EXCEPTING THEREFROM a tract of land located in the Northeast quarter of Section 12,Township 2 South, Range 1 East of the Willamette Meridian, in the County of Washington and State of Oregon, being a portion of Lots 54, DURHAM ACRES, per the plat thereof recorded December 13, 1911 on Page 16 of Plat Book 5 of said county, said tract being more particularly described as follows: Beginning at the Northwest corner of said Lot 54; thence on the West line of said Lot 54 South 00°25'33" East, a distance of 13.73 feet; thence leaving said West line North 89°32'34" East a distance of 304.46 feet to a point 25.00 feet Westerly of, when measured at right angles to, the centerline of SW 76th Avenue; thence North 00°03'47" West parallel with said centerline a distance of 11.22 feet to a point on the North line of said Lot 54; thence on the North line of said Lot 54 North 89°59'02" West a distance of 304.54 feet to the point of beginning. 9014710032_rdw _ '4 , '' 8' • `C o� —.._— 330.15 ��-- --- -- --'— / 330.18 _ o i w 700 V t 5;00 a 286 AC �) i i U J 1100 1 , 9,20 ���•"-- .94 AC VJ 86.23 - 2 / NE ' n b . ._ si 62 - 63 , : 59.83 ,°r ti n �; .,� 1200 a o 5200 o i .94 AC 16 2 45' B 9 < '4----- 329.29r 7 304.46 • 40 \, Z I- < 1300 600 W ° b \, 55 �° o 0) 1.86 AC 1 O AC n a N N 329.41 23-74 r / 328.41 -� i. 25 ° 02.91 / L 2 .j 400 ° .,26 . ('J 1400 3 500 a 50 m 51 1.85 AC 1.89 AC c 3 ry v) s, j • - -__.2zL 55 �i 327.54 (� N -—— I ,,i1 ..N S)4. to Lt E NC J S CHICAGO TITLE "This plat is for your aid in locating your land with reference to streets and other parcels. While this plat is believed to be correct,the company assumes no liability for any loss occurring by reason of reliance thereon Map No.2S112BD 00600 CHICAGO TITLE INSURANCE COMPANY 10135 S.E.SUNNYSIOE ROAD Suite 200 CLACKAMAS,OREGON 97015 CLEAN WATER SERVICE � � IV V. V {.V1•0 VLLIIII nil LII v LIII I VLU VV kJ VI YYUU ilu.uo U0 r , I • CWS File Number d �_ 000, 6 Clean.Wate Services ()„r commitment is clear. Sensitive Area Pre-Screening Site Assessment Jurisdiction t "rT}CA,r( _ Date 1/124 07 Tax Map&Tax Lot 7-511 R-BD C7otec,C) Owner !.Bret rt't MC+;, :_LS,L L-C_ Applicant 'r-S*evi VA.n L- i Site Address /47 1 jj 1UV't•►V{ - Company Arl toe, Goww,,u►,�{.� Qtvcl T,`434x6.-- 12 °j'7 4.4 Address g Z G -s J Proposed Activity y 5v �(%viS!ort City State Zip ,y,G,, ,,\ot_ R.�� q -i ' Phone 3 •4 • .0( Fax 3 --fc-?Z' , 'lt74 E-mail 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. I certify that I am familiar with the information contained in this document,and to the best of my knowledge and belief,this Information is true,complete,and accurate. Official use only below this line Official use only below this line Official use only below this line Y N NA Y N NA Sensitive Area Composite Map I (nr Stormwator Infrastructure maps WJ l Map# 1.S['c1* l T _ Ili` QS# u£..) Locally adopted studies or maps Other d'05"01 v7x7'or-00A482 I Specify L�, Specify -/!.y i_i Pkrms 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: Sensitive areas potentially exist on site or within 200' of the site. THE APPLICANT MUST PERFORM A SITE CERTIFICATION PRIOR TO ISSUANCE OF A SERVICE PROVIDER LETTER. If Sensitive Areas exist on the site or within 200 feet on adjacent properties, a Natural Resources Assessment Report may also be required. Sensitive areas do not appear to exist on site or within 200' of the site. This pre-screening site assessment does NOT eliminate the need to evaluate and protect water quality sensitive areas if they are subsequently discovered. This document will serve as your Service Provider letter as required by Resolution and Order 04-9, Section 3.02.1. All required permits and approvals must be obtained and completed under applicable local, state, and federal law. 1 The proposed activity does not meet the definition of development, NO SITE ASSESSMENT OR SERVICE PROVIDER LETTER IS REQUIRED. Reviewer Comments: / lied ON reVieW_ T &JJ 11/193 r4 e prripapsd /rod d7 6,41 PIO T- S jk;lie.k r/y 1 N-fr e r r e r AA-a As 4••w- Reviewed By: � Date: ////07 Post-it"'Fax Note 7671 Data tWQ p 31k I Offi cial use only nl y From it kC v J c /ioW Returned to Applicant Co./Dept Co. e( 5 Mail_Fax < Counter/074 Phone# Phone* /tai• 6bI• 5743 Date 1I/qo0 7- By,e4_ Fax#5e5. • 150 N3 raxii - IMPACT STATEMENT IMPACT STATEMENT for Fanno Ranch Subdivision Purpose The purpose of this Impact Study is to review existing public facilities and address any proposed modifications that will help mitigate the proportionate project impacts that will likely occur as a result of development. Some of the necessary facilities to serve this site are currently in place in SW 76'h Avenue. Additional needed services have been provided by new construction within the site from a subdivision being constructed to the west of the subject parcel. The transportation, storm water, sanitary, water and private utility systems are or will be available and adequate in the immediate vicinity of the site. Transportation System An extension of SW Cornutt Street will serve as the subdivision's access. When completed, this street will provide direct access from the Fanno Ranch subdivision to SW 76'h Avenue and thence to SW Bonita Road, a Neighborhood Route, to the north and link to the existing transportation network. The new public street will be constructed as illustrated on the plans with 28' of pavement, 6" curbs, 5' planter strips and 5' sidewalks within the public right-of- way. Parking will be permitted on both sides of this street. Limited improvements on SW 76th Avenue will also be constructed to City of Tigard standards along the property frontage. Drainage Systems Storm drainage, for the uphill lots, will be connected to an existing system in the proposed right-of-way. The downhill lots will be drained with a new public stormsewer main located in a proposed easement along the rear property line. Stormwater detention has already been constructed as part of the new subdivision to the east. The design and size of the pipe shall be coordinated to accommodate the conveyance needs of this subdivision. Storm water quality will be provided with two Contech Stormfilter catch basins. One will be located in the newly dedicated right-of-way and the second will be at the northern end of the SW 76'h Avenue frontage improvements. A connection with the public system will be constructed in compliance with City of Tigard Standards. Sanitary Sewer System Sanitary sewer service will be provided through an existing system in the proposed SW Cornutt Street right-of-way. Lateral connections shall be made to each residential lot. Water Systems Domestic water service will be provided to all lots via individual service connections to a newly installed water line in the extension of SW Cornutt Street, which is proposed to connect with an existing line in SW 76th Avenue and the existing SW Cornutt Street. Noise Impacts No negative noise impacts are anticipated as a result of this subdivision. Noise levels generated would be typical of a small single-family neighborhood. 4kaIpha COMMUNITY DEVELOPMENT MEMORANDUM DATE: February 22, 2007 TO: Kim McMillian CC: File FROM: Kirsten Van Loo RE: Fanno Ranch-328-039 Attached please find a copy of the 9/12/2005 memo from DKS addressing transportation capacity in relation to the Brittany Meadows subdivision. This subdivision is directly west of the proposed Fanno Ranch 12 lot subdivision project, and is designed and platted with a 50 foot public ROW stubbing to the west PL of the subject parcel. The referenced memo identifies the project as a 38 unit development generating 364 project trips. The Fanno Ranch project will complete the connection of SW Cornutt Street between SW 79th and SW 76th Avenue. The addition of 12 new homes will add 115 daily trips to the local system. Even if one were to assume all 478 vehicle trips would travel east through the new project on the easterly extension of SW Cornutt Street, the proposed 50 foot ROW would carry less than 500 ADT as required by the development code for a reduced public ROW. Please reference the aerial photo (sheet 7) of the Fanno Ranch plan set for graphic illustration of the two projects. Thank you. Plaza West,Suite 230,9600 SW Oak,Portland,Oregon 97223• [T]503-452-8003[F]503-452-8043 DKS Associates TRANSPORTATION SOLUTIONS MEMORANDUM TO: Lance Ludwick, Harris-McMonagle Associates FROM: Scott Mansur, P.E. Brian K. Copeland, P.E. DATE: September 12, 2005 SUBJECT: SW Bonita Road/SW 79th Avenue Traffic Signal Analysis P05180-000-000 This memorandum summarizes the results of traffic analysis for the proposed Brittany Meadows subdivision located on SW 79th Avenue south of SW Bonita Road in Tigard.The proposed development includes thirty-seven single family detached residential units. Based on discussions with city staff', traffic analysis focuses on the intersection of SW Bonita Road and SW 79th Avenue,a critical intersection in the vicinity of the Brittany Meadows development. A prior study conducted in 1999 showed traffic signal warrants at the intersection in approximately year 20082. City staff has requested that a updated signal warrant analysis be conducted with the addition of the proposed development traffic to determine when a traffic signal should be installed at this location. lLj- A a EXISTING CONDITIONS ,, 4(62) �I�I� �• 208(1076) SW Bonita Road and SW 79th Avenue is currently a two-way stop sw ,y. r 6(51) BONITA RD t controlled intersection with SW Bonita Road being the major street and SW 79th Avenue being the minor street. SW Bonita Road is (402)(4)4 895 S ('I© classified as a major collector3 and currently has three-lane cross 'i� N section with one travel lane in each direction and a center left turn (22)2 lane. SW 79th Avenue is classified as a minor collector with one travel lane in each direction. The current posted speed on Bonita Road is 35 mph with an 85th percentile speed of approximately 39 miles per hour4. AM(PM) Peak Hour Traffic Volumes 4,1nu «y s- «ter e:�.r ♦ a.L r « =« ;, ««««.' 14-hour volume data was collected on June 17th,2005 at the � f� ¢�4������ ���:r intersection of SW Bonita Road and SW 79th Avenue.Traffic data t i ttN � ec�to ;,; '; ~ collected as part of the previous study including 24-hour speed and -' r I Phone conversation with Vannie Nguyen and Gus Duenas,City of Tigard,6/23/05. 2 79th Avenue Traffic Study,Prepared by DKS Associates,January 1999. 1 City of Tigard Transportation System Plan,DKS Associates, 85t Percentile Speed Study on SW Bonita Drive west of SW 79th Avenue,February 25, 1999. 1400 SW Fifth Avenue Suite 500 Portland,OR 97201 (503)243-3500 (503)243-1934 fax www.dksassediates.com Lance 3k Dko Associates Septembber eer 1 13,,2005 Page2of4 TRANSPORTATION SOLUTIONS volume data and AM and PM peak hour counts was also utilized for the current analysiss. Existing peak hour counts,roadway geometry, and traffic control is shown in Figure 1. Collision data was obtained from ODOT for the intersection of SW Bonita Road and SW 79th Avenue from 2001 to 2004. This data shows that there have been three reported collisions with no fatalities at the intersection of SW Bonita Road and SW 79th Avenue over this last three-year period. Traffic signal warrants were analyzed at the intersection of SW Bonita Road and SW 79th Avenue based on current traffic and collision levels.MUTCD Traffic signal warrants 1 (eight hour vehicular volume),2 (four hour vehicular volume), 3(peak hour vehicular volume),and 7(crash experience)were checked based on existing(2005)traffic counts and analysis of collision history6. Since the speed survey yielded an 85th percentile speed just below 40 mph on SW Bonita Road; therefore,the reduced traffic signal warrants for facilities with high speeds were not considered.None of the applicable MUTCD warrants are met with current(2005)traffic volumes.The existing traffic signal warrant analysis is summarized in Table 1.Traffic counts and speed survey data is attached in the appendix. Table 1: Traffic Signal Warrant Analysis — Existing (2005) Conditions Critical Warrant Met-Yes/No MUTCD Warrants Major/Minor Street (Existing Major/Minor Volume Warrant Street Volume) Intersection-SW Bonita Road/SW 796 Avenue No. IA-Minimum Vehicular Volume(8th Highest 500/200 vph No(973/51) Hour) No. 1B-Interruption of Continuous Traffic(8t6 750/100 vph No(973/51) Highest Hour) No.2-Four Hour Volumes Varies/115 vph No(988/55) No.3-Peak Hour Volume Varies/150 vph No(1119/80) Note- Warrant No.7(crash experience)was not met based on the most recent available existing collision history. *Threshold based on one major street lane and two minor street lanes. FUTURE CONDITIONS Future short-term(2008)traffic volumes were forecasted to determine if traffic signal riarrants would be met within the next three years at the intersection SW Bonita Road and SW 79th Avenue.This future short-term scenario was selected to comply with ODOT Traffic Signal Policy and Guidelines that states, "A traffic signal shall be met within three years after construction''.Warrants were evaluated for future short-term(2008)conditions based on three years of projected traffic growth from the Metro travel $79tH Avenue Traffic Study,Prepared by DKS Associates,January 1999. 6 Manual on Uniform Traffic Control Devices,Part 1V,Section C,2003 Edition. 7 Traffic Signal Policy and Guidelines,ODOT,November 1999. Lance Ludwick Dka, Associates September 13,2005 Page3of4 TRANSPORTATION SOLUTIONS demand model refined for the City of Tigard TSP8 and project traffic from the proposed Brittany Meadows development. Brittany Meadows Development The proposed Brittany Meadows development, would include 38 single family detached residential units. Daily and peak hour trip generation for the proposed development was determined using the ITE Trip Generation Manual9 and is summarized in Table 2. Trip distribution of project traffic for the site was determined from a select zone model run of the Metro travel demand model that was refined for the Washington County TSP10. Table 2: Brittany Meadows Vehicle Trip Generation Time Trip Rate Project In/Out Trips Land Use Period (Trips/KSF) Trips %Split In/Out Single Family Daily 9.57 364 50/50 182/182 Residential AM Peak 0.76 29 25/75 7/22 (ITE Code 210) 38 Units PM Peak 1.03 39 • 64/36 25/14 Future Traffic Signal Warrant Analysis Future short-term(2008)traffic volumes were developed by adding the proposed project traffic and three years of background traffic growth to the existing traffic volumes.These volumes were evaluated for same traffic signal warrants that were identified in the existing conditions section. None of the applicable warrants would be met with future short-term(2008)traffic volumes. The future traffic signal warrant analysis is summarized in Table 3. Table 3: Traffic Signal Warrant Analysis — 2008 Short-Term Conditions Critical Warrant Met-Yes/No MUTCD Warrants Major/Minor Street (Existing Major/Minor Volume Warrant Street Volume) Intersection-SW Bonita Road/SW 79`h Avenue No. 1A-Minimum Vehicular Volume(8h Highest Hour) 500/200 vph No(1058/56) No. 1B-Interruption of Continuous Traffic(8th Highest 750/100 vph No(1058/56) Hour) No.2-Four Hour Volumes Varies/115 vph No'(1261/57) No. 3-Peak Hour Volume Varies/150 vph No'(1537/88) *Threshold based on one major street lane and two minor street lanes. 8 Forecasted traffic volumes from the City of Tigard travel demand model showed a 2.6%growth rate per year at the subject intersection. This growth rate was compared to the growth rate between existing and historical 1998 counts(1.9%)yielding similar growth rates.The model growth rate was used for the future forecasts in this analysis. 9 Trip Generation Manual 7°i Edition,ITE,2004,Code 210. 10 Approximately 70%of the Brittany Meadows project traffic would originate or be destined to SW Bonita Road to the north. Lance Ludwick Ma Associates September 13,2005 Page4of4 TRANSPORTATION SOLUTIONS The warrants would not be met in the future short-term(2008)due to the low minor street traffic volumes. Assuming the same growth rate from the City of Tigard TSP,a traffic signal warrants would be met in approximately nine years(Year 2014). SUMMARY/CONCLUSIONS Rs The proposed Brittany Meadows residential development would consist of 38 single-family residential units. The development would generate 364 daily trips including 39 trips in the PM peak hour and 29 trips in the AM peak hour. es No MUTCD warrants would be met at the intersection of SW Bonita Road and SW 79th Avenue based on the current(2005)traffic volumes and collision data. .es With the addition of Brittany Meadows project traffic and 2008 background traffic volumes,no MUTCD traffic signal warrants would be met at the intersection of SW Bonita Road and SW 79"' Avenue for year(2008)conditions. es Assuming the same growth rate from the City of Tigard TSP(approximately 2.6%),a traffic signal warrants would be met at the intersection of SW Bonita Road/SW 79th Avenue in approximately nine years(Year 2014). PRELIMINARY SIGHT DISTANCE liA 4alphct COMMUNITY DEVELOPMENT INTERSECTION SIGHT DISTANCE CERTIFICATION Date: December 28, 2006 TIGARD, OREGON Engineering Division 13125 SW Hall Blvd Tigard, Oregon 97223 RE: Proposed Fanno Ranch Subdivision—Preliminary Sight Distance Certificate The access for this proposal is located 650 feet south of the SW Bonita Road and SW 76th Avenue intersection. The speed limit along SW 76th Avenue is 25 M.P.H., based upon the posted speed limit, requiring 250 feet of sight distance in both directions. As required by code, sight distance from the proposed access was measured to be 250+ feet to the north of the proposed intersection. The improved portion of SW 78th Avenue currently ends at the south boundary of this project. When extended, the SW 76th Avenue improvements will require an embankment to be removed in order to provide adequate sight distance. These Code Sections respectively require that measurements be based on an eye height of 3.5 feet and an object height of 4.25 feet above the road; and be assumed to be 10 feet from the near edge of pavement to the front of a stopped vehicle. (Actual measurement is taken 15 feet from pavement edge). In conclusion, I hereby certify that the preliminary intersection sight distance at the E • proposed access for Fanno Ranch Subdivision conforms to the requirements for sight • distance as set in the Tigard Development Code. — Alpha Community Development cu VAUD THROUGH 12-31 -07 9200 SW Nimbus Avenue,Beaverton,Oregon 97008 I mr14oJ in [T1 503-452-8003 [F1 503-452-8043 Beaverton I Gresham WATER QUALITY REPORT Ac-t :1 . (e L.v-r S Z 4,340 5-c-f L'3 T = IS., B`-to SF PNV enlieN - 5 3c`4. SF' 18, 1‘i} Sr- k .XsV = C0 3e)(1S11/4.ti) = S.`-14 LF 1Z 1�. C S k-t k c.-V) = 0 •<D4. c_s tiub c.rL►�-r - CO . c.- SI !-1±q = l. ___- a L�►tizwhc F°K-M 1.v 4 S►b+o.-v> , I ,ab`•1 S1r l � _ (p. 6)(.13ci-t CV - C7.�,._Z C (icr,wr, ' ( 0.0 z (-'C-S) �I 4ciJJ t PROJECT: CLIENT: aI ha IOBtt: COMMUNITY DEVELOPMENT DESIGNER: DATE: PAGER: 'laza West, Suite 230 9600 SW Oak Portland, Oregon 97223 T 503.452.8003 F 503.452.8043 www.alphacommunity.com A RA,7,4 3 w-r-s e ac. o s l r = , 0 Qr v S ivtax.3A L uL SLA C6 b SF 21 , LOQ V = (o , (c))( CM° C- LZ I Ltt-l(xa }`j coca = (_43.Q`1 cA'Ls) 4-0 = t .3 3 ( a C A k 1 I 11 (x, PROJECT: CLIENT: JOB*: COMMUNITY DEVELOPMENT DESIGNER: DATE: PAGER: laza West, Suite 230 9600 SW Oak Portland, Oregon 97223 T 503.452.8003 F 503.452.8043 www.alphacommunitg.com �-l�riyvx ►1X11 Cat&-vi,1oC (j cJ�,t-A71 —rC 141 S� . CQ(LU LA-no�J: W Q J = CD. 3(0 P alsok WQF = WQV -rte►mot, zm(lenxIxoLIS P 'L A -. utfc 5 CJ, 2L4p S' ( A9-v- = 31 , L80 sc Averna.--r = l y -1 a SF s►'pl�A,ALAL_ - Li a I 5 F TOTA-L__ = �-1 -A-, 350 SF WQN _ (0. ,3SZD = I , a4. S c c as._ l). e- F = = b. ! O Ccs u3ac * \ �\ 3 CA f-TAXOGE S ro,t ,--►,rue, s T� m PROJECT: I-A.orno (�wu�va �,3p.v•s�o rl _ a I p w h a CLIENT: _15 , LL_ JOBU: 32-6.039 COMMUNITY DEVELOPMENT DESIGNER: AL-Revt,-r DATE: 7/t 1104 PAGE*: i/L iza West, Suite 230 9600 SW Oak Portland, Oregon 97223 T 503.452.8003 F 503.452.8043 www.alphacommunity.com NItie404 LOTS 6uO ' -V /Leo - 'S. $,-lo SF �fisithnO,T ►4d•.b 1bp,,,,OV11 = , 30-4 /S, SF v = ( .30( 18 , 14 = '5 914 CF: Ia_ c-r - O.C7t--I cFS I L4 Li 00 Iv cAA-rAAoct, C6•°4 CF S ) LI - I . —� -2 cA De_.es Fon- ( L l T s I AQ 2 (o t s - c D4O Sin - `S-. 40 s pk,rn 014T t Sb ELLALAL. , y 8a St -? S �13Lg (�yb CF w�F = 6.010 WC��I = o.3 a<,�rte— ti--1 vo 12 JJ ©.city x �9 l.33 is Lc2 CYN-ri-m1b-t FOK.. J S1-; k)utrin L-4 OF WGA11Vv trc avQDst:3 STbmv1 I t✓r 5JC� , PROJECT: vv Paw,-4 Su313,v Sin kJ 4AQ I p C-454 LA_h a CLIENT: 4s4 T t t 4 L JOBu: 31-6•v 3ei :OMMUNITY DEVELOPMENT DESIGNER: A--'Std DATE: I floes PAGEtt: /L za West, Suite 230 9600 SW Oak Portland, Oregon 97223 T 503.452.8003 F 503.452.8043 www.alphacommunitg.com BRITTANY MEADOWS STORM DRAINAGE REPORT CITY OF TIGARD CASE NO. SUB 2005-00015 OWNER ECF BRITTANY MEADOWS, LLC 1310 SW 17th Avenue Portland, OR 97201 ENGINEER/SURVEYOR Harris-McMonagle Associates Inc. 12555 SW Hall Boulevard Tigard, Oregon 97223 503-639-3453 Apri126, 2006 BRITTANY MEADOWS STORM DRAINAGE REPORT TABLE OF CONTENTS Page NARRATIVE PURPOSE I LOCATION I EXISTING CONDITIONS I PROPOSED DEVELOPMENT 2 HYDROLOGIC ANALYSIS 2 HYDRAULIC COMPUTATIONS 2 DOWNSTREAM INVESTIGATION 3 CONCLUSION 3 EXHIBITS VICINITY MAP 4 NRCS CURVE NUMBER TABLE 5 DRAINAGE (ROUTING) DIAGRAM 6 DEVELOPED SITE & OFFSITE 25-YEAR STORM HYDROGRAPHS 7-28 STORM SEWER DESIGN SUMMARY 29 STORM SEWER PROFILES 30-34 WATER QUALITY FACILITY CALCULATIONS 35-37 DRAINAGE AREA MAP 38 BRITTANY MEADOWS STORM DRAINAGE REPORT PURPOSE The purpose of this report is to provide design information to accompany the storm drainage system construction plans for Brittany Meadows subdivision that have been submitted to the City for approval. For additional details pertaining to the proposed project refer to the Construction Plans. LOCATION The proposed 6.52 acre subdivision site is in the City of Tigard, and is situated on both the East and West sides of SW 79th Avenue approximately 400 feet south of SW Bonita Road. The site is comprised of Tax Lots 1200, 1300, 1400 and 2700, Map 2S-1- 12BD. The address of Tax Lot 1300 is 14790 SW 79th Avenue. A vicinity map is shown on page 4. EXISTING CONDITIONS Topography The site generally slopes from the west to the east at a grade of 5 to 10 percent. There are small portions of the site where the grades exceed 25 percent. The site is primarily pasture with a variety of trees scattered throughout. There are four houses and several out buildings on the site. Drainage The site is situated in a drainage basin containing approximately 15.6 acres west of SW 76th Avenue. Stormwater sheet drains across the site from west to east and flows onto the property to the east. There is not a well-defined drainage course. The drainage continues east to SW 76th Avenue; thence through a culvert under SW 76th Avenue to Fanno Creek. The east line of the project site lies approximately 600 feet from Fanno Creek. PROPOSED DEVELOPMENT The proposal is to subdivide the site into 37 single-family lots. This will entail the construction of subdivision improvements, streets, storm and sanitary sewers, waterworks, electrical utilities and such appurtenant facilities as required for a full service subdivision. For more detailed plans please refer to the Construction Plans that are bound separately. HYDROLOGIC ANALYSIS "HydroCad", computer software for stormwater runoff modeling, developed by HydroCAD Software Solutions LLC, was used to compute the drainage hydrographs and peak flow rates for the 25-year storm event. This was done using the Santa Barbara Urban Hydrograph(SBUH) method with Type lA rainfall distribution and a 24-hour rainfall amount of 3.90 inches. Brittany Meadows Page 2 Storm Drainage Report Soils -The NRCS soil survey of Washington County indicates that the soil types on site and in the rest of the basin are 21A, 21B and 21C which are Hillsboro Loams and are in hydrologic group `B". Runoff Curve Numbers - Runoff curve numbers are from Table 2.3 of Stormwater Management Manual for Western Washington: Volume III prepared by Washington State Department of Ecology. A copy of this table is enclosed. (Page 5) Curve number calculations are shown on each subcatchment hydrograph sheet. Time of Concentration -The time of concentration calculations are shown on the hydrograph sheets. HYDRAULIC COMPUTATIONS The storm sewer system has been designed to accommodate the offsite drainage coming to the site. The basin storm drainage will be routed through the site; thence to piping offsite and into the proposed storm drainage system on the east side of SW 76th Avenue; thence to discharge in Fanno Creek. Due to the proximity of the project to Fanno Creek and the Tualatin River, storm water detention is not being proposed as detention could be counter productive in that the flows from the site would reach the creek later in the storm and possibly add to the peak flow. By discharging directly from the site to the creek the peak flows from the site will be gone before the peak flow from the rest of the basin arrives. The routing for the proposed storm drainage system is shown on page 6. Reach 1R is the proposed 24- inch line that will be constructed as part of the Prospect Meadows storm drainage improvements on the east side of SW 76th Avenue with its outfall to the Fanno Creek flood plain. The subcatchments contributing to each reach of the proposed storm sewer system are shown on the Drainage Area Map,page 38. The drainage area hydrographs for the 25-year storm are shown on pages 7-28. Using the peak flow rates for each reach of pipe from the HydroCad output, the pipe sizing calculations were made using"Storm Sewers 2003",computer software for storm sewer design and analysis, developed by Intelisolve. A Storm Sewer Design Summary is shown on page 29. Storm sewer profiles are shown on pages 30-34. The hydraulic grade line (HGL) is shown in red. As shown on the summary and profiles, several reaches will have a surcharge during a 25-year storm event. The surcharging is well within City/CWS limits. WATER QUALITY The proposal is to split the storm flows at the water quality manhole, MR B1 and route the low/water quality flows through a water quality vault with filtering cartridges prior to discharge from the site. Water quality flow calculations are shown on the Water Quality Design Sheet,page 35. Brittany Meadows Page 3 Storm Drainage Report Water quality outflow hydrographs for the water quality manhole are shown on page 36. The secondary flow is routed to the water quality vault. Page 37 is a review of the stormwater filter requirements by Contech Stormwater Solutions. CONCLUSION The storm sewer system proposed for construction as part of the Brittany Meadows subdivision improvements will adequately convey the 25-year storm runoff. The proposed water quality facility complies with the City's requirements. 4/26/06 I PAGE 4 '" , QOtn Sri Tech g _ OOtt ' 4-. Sw[file [,Ci ti _ ) Sw La11dri in J \ ti, 19, n --,Sw Gree . Li—ti?ki-:____ 1 ,x.r.. ' e"-_,„ ',:t-,- — e ' C� Go ! 0 gw Bonita ._. _._.. nr one St a �. .� ors �' , to ;Go r'�y ' i E1P 6- 13. Us (Cl � 4 t �A �' .. — ` PROJECT SITE t° -.... ___. Sw Roiling Si ra Sw Sager St i N tk Ln' ,-:. - ,1 _ 0 Siy rood Lrl� Sw 82nd Pi \ __ 1 Sw- 5 '3Sw Ashford fit c, Sw>t.tarrore a St t r Hamlet St �-- ti'_ Sv; srrt�f CI- r SW Chlrctil1l WA1a1, r. '2005 M.apQ+�st.aom,.Inc, 5 d 4 02005 NAV TEQ VICINITY MAP NO SCALE LOCATED IN THE SE % OF THE NW 1 OF SECTION 12 TOWNSHIP 2 SOUTH RANGE 1 WEST, WILLAMETTE MERIDIAN WASHINGTON COUNTY, OREGON DESIGN ECF BRITTANY MEADOWS LLC. SCALE DRAFTED C ,p ,A9 20� BRITTANY MEADOWS DWG. NAME RKW �_9817 SW 79TH AVE & SW BONITA RD CyR CHECKED HARRIS—McMONAGLE ASSOCIATES, INC. sHELr JRH ENGINEERS- SURVEYORS VICINITY MAP 1 UAIE 12555 S . HAIL BLVD. 4/25/06 PHONE.' (503) 639-8„ STORM DRAINAGE OF 1 Page 5 Table 2.3 Runoff Curve Numbers for Selected Agricultural, Suburban, and Urban Areas (Sources:TR 55, 1986,and Stormwater Management Manual, 1992.See Section 2.1.1 for explanation) CNs for hydrologic soil group Cover type and hydrologic condition. A B C D Curve Numbers for Pre-Development Conditions Pasture,grassland,or range-continuous forage for grazing: Fair condition(ground cover 50%to 75%and not heavily grazed). 49 69 79 84 Good condition(ground cover>75%and lightly or only occasionally grazed) 39 61 74 80 Woods: Fair(Woods are grazed but not burned,and some forest litter covers the soil). 36 60 73 79 Good(Woods are protected from grazing,and litter and brush adequately cover the soil). 30 55 70 77 Curve Numbers for Post-Development Conditions Open space(lawns,parks,golf courses,cemeteries,landscaping,etc.)' Fair condition(grass cover on 50%-75%of the area). 77 85 90 92 Good condition(grass cover on>75%of the area) 68 80 86 90 Impervious areas: Open water bodies:lakes,wetlands,ponds etc. 100 100 100 100 Paved parking lots,roofs,driveways,etc. (excluding right-of-way) 98 98 98 98 Porous Pavers and Permeable Interlocking Concrete(assumed as 85%impervious and 15%lawn) Fair lawn condition(weighted average CNs). 95 96 97 97 Good lawn condition(weighted average CNs). 94 95 96 97 Paved 98 98 98 98 Gravel(including right-of-way) 76 85 89 91 Dirt(including right-of-way) 72 82 87 89 Pasture,grassland,or range-continuous forage for grazing: Poor condition(ground cover<50%or heavily grazed with no mulch). 68 79 86 89 Fair condition(ground cover 50%to 75%and not heavily grazed). 49 69 79 84 Good condition(ground cover>75%and lightly or only occasionally grazed) 39 61 74 80 Woods: Poor(Forest litter,small trees,and brush are destroyed by heavy grazing or regular burning). 45 66 77 83 Fair(Woods are grazed but not burned,and some forest litter covers the soil). 36 60 73 79 Good(Woods are protected from grazing,and litter and brush adequately cover the soil). 30 55 70 77 Single family residential3: Should only be used for Average Percent Dwelling Unit/Gross Acre subdivisions>50 acres impervious area3.4 1.0 DU/GA 15 Separate curve number 1.5 DU/GA 20 shall be selected for 2.0 DU/GA 25 pervious&impervious 2.5 DU/GA 30 portions of the site or 3.0 DU/GA 34 basin 3.5 DU/GA 38 4.0 DU/GA 42 4.5 DU/GA 46 5.0 DU/GA 48 5.5 DU/GA 50 6.0 DU/GA 52 6.5 DU/GA 54 7.0 DU/GA 56 7.5 DU/GA 58 PUD's,condos,apartments,commercial %impervious Separate curve numbers shall businesses,industrial areas& must be be selected for pervious and &subdivisions<50 acres computed impervious portions of the site For a more detailed and complete description of land use curve numbers refer to chapter two(2)of the Soil Conservation Service's Technical Release No.55,(210-VI-TR-55,Second Ed.,June 1986). 'Composite CN's may be computed for other combinations of open space cover type. 'Where roof runoff and driveway runoff are infiltrated or dispersed according to the requirements in Chapter 2,the average percent impervious area may be adjusted in accordance with the procedure described under"Flow Credit for Roof Downspout Infiltration"and"Flow Credit for Roof Downspout Dispersion"in Chapter 2. 'Assumes roof and driveway runoff is directed into street/storm system. °All the remaining pervious area(lawn)are considered to be in good condition for these curve numbers. ■ August 2001 Volume Ill-Hydrologic Analysis and Flow Control BMPs 2-23 €F.... OFF ITE 3 21R (P) sr 10) tZ N\ (COR*1/ :FALt 1R ou K .No CR N /OF-4 \ i 8R f) 7R --"i> 8R /• OFF 1 ITE 2 9R 0 li 1 I 5R \i..7 1 giR 0— 20R v A \ FUT iRE CORNUTT-NORTH V IIRL ----{) 3R j I> 21‘ FLOODPLAIN ‘ oki MH FLOW /6:6\,4 l' 411 51' • SPLITTER ,, !"“ WO VAULT \ 77)1 \ '-"--2 - FUTURE 1114 CORNUTT-SOUTH / / \ 1 yi; 0„,,T / (:(, ,:,..„ ,:.,„.„ ..,„:, \, 16R i> 16R 0-- itti-t ;F'oo `P' ‹ 17R Drainage Diagram for BRITTNEY MEADOWS STORM DRAINAGE ubc Reach -ono 1111 Prepared by {enter your company name here} HydroCAD® 7.15 s/n 001146 ©2006 HydroCAD Software Solutions LLC BRITTNEY MEADOWS STORM DRAINAGE Type IA 24-hr 25-YEAR Rainfall=3.90" Prepared by {enter your company name here} Page 7 HydroCAD®7.15 s/n 001146 ©2006 HydroCAD Software Solutions LLC Subcatchment A: [49] Hint: Tc<2dt may require smaller dt Runoff = 0.23 cfs @ 7.90 hrs, Volume= 0.078 af, Depth> 3.66" Runoff by SBUH method, Time Span= 0.00-24.00 hrs, dt= 0.05 hrs Type IA 24-hr 25-YEAR Rainfall=3.90" Area (sf) CN Description 0 98 Lot impvts 11,121 98 Street 0 86 Lawn & landscape 11,121 98 Weighted Average 11,121 Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 5.0 Direct Entry, Subcatchment A: Hydrograph 0.26 j 'Runoff 0251' ;-J 0.23 cfs • 0.23 ; : • T y p e-1 A-2 4-h r-25- FEAR- 0.221 -- , -; 1 , 1 I • .. _1 Rainfall=-13-.90!`- - . 0.21 0.19 1 I e I I 1 1 I 1 I --- U.,6: -- r-----I--�--,_ -.--t Runoff-Area=x1;121=sf= . I 1 • 0.16 , - --y-- -a--:--r Runoffltolume 0.078 af- , I 1 • 0.15 { .._ 13 0.14 '-- ----'---�--�-- -1--a--' c . -- � Ru�toff DPspth>p3.66"- iI m 0 0.12. •. ..._- _1_ _ _-_J__J-_J-- _1_ ..L_ .:..._-s .. - ___ __i _ -.-.:.__ _ - _ LL I - TITS. in 0.11= �--r 1 1 1 7 ` ,. r , 1:11 C .i. ---J J- - t _J .. i Io .. 1 1 , 1 . 1 I 1 (tN= 8_. •0.094 r_ ._I , , , - 7__r__T-. 0083 i J Y, : 1 1 1 L 11 J'_1 0.07' _ -r--7---i'-- ��_.t'_t__r_ ,_ .. _. -'-- -1-'-1-'-�-•-y--T... -7--"- 0.065 7 I 1 I I 1 I t OAS' 0.04 : I I 1 - 0.02'. 0.01= 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Time (hours) BRITTNEY MEADOWS STORM DRAINAGE Type IA 24-hr 25-YEAR Rainfall=3.90" Prepared by {enter your company name here) Page 8 HydroCADO 7.15 s/n 001146 ©2006 HydroCAD Software Solutions LLC Subcatchment B: Runoff = 0.16 cfs @ 7.99 hrs, Volume= 0.059 af, Depth> 2.19" Runoff by SBUH method, Time Span= 0.00-24.00 hrs, dt= 0.05 hrs Type IA 24-hr 25-YEAR Rainfall=3.90" Area (sf) CN Description 2,640 98 Lot impvts. 0 98 Street 11,346 80 Lawn & landscape 13,986 83 Weighted Average 11,346 Pervious Area 2,640 Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 10.0 Direct Entry, Subcatchment B: Hydrograph 0.18-7 - --• -- - [U Runoff 11 0.17; '4 1 0.16 cfs Type IA 24-h 25-YEAR a,s= [ _--;- -Ra- -in-MI[1=3.9 t- M V 0.14 _- � •. _ - -:. . -• - .... 0.13. - Runof f Area-1:3,986 sf 0.12 0„y Runoff 1V©Tume .059 o f f 1- r r 0., _ - a _ Runoff-Depth?2.19" - : ,-- , t , 1 0.097 c=1 O.0 m i n LL 0.08 [ [- � � � � TT 0.07 ' 1 -CN=83 0.06= ' 1 [ ; 0.05= �_ 0.03, 0.02= - 0.01�' 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Time (hours) BRITTNEY MEADOWS STORM DRAINAGE Type IA 24-hr 25-YEAR Rainfall=3.90" Prepared by {enter your company name here} Page 9 HydroCAD®7-15 s/n 001146 ©2006 HydroCAD Software Solutions LLC Subcatchment C: [49] Hint: Tc<2dt may require smaller dt Runoff = 0.15 cfs @ 7.91 hrs, Volume= 0.049 af, Depth> 3.22" Runoff by SBUH method, Time Span= 0.00-24.00 hrs, dt= 0.05 hrs Type IA 24-hr 25-YEAR Rainfall=3.90" Area (sf) CN Description 2,640 98 Lot impvts 3,400 98 Street 1,944 80 Lawn & landscape 7,984 94 Weighted Average 1,944 Pervious Area 6,040 Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 5.0 Direct Entry, Subcatchment C: Hydrograph 0'17' ❑Runoff` 0.16- 0.15 cfs 0.15 - Type IA 24-hr 25-YEAR 0.14. 0.,3= _ •Rainfall=3.90•11 0.12: Runoff Area=7,984 sf 0.11. `:t 0.11 Runoff'Vol u me=0.049 af 0.09 Runoff Depth>3.22" Tc-5.0 min 0.07- , ! CN 94 0.05 0.04 .4/ 0.02: // 0 0 Zi(Vr"V° 0 1 2 3 4 5 6 7 8 9 10 1'1 12 13 14 15 16 17 18 19 20 21 22 23 24 Time (hours) BRITTNEY MEADOWS STORM DRAINAGE Type IA 24-hr 25-YEAR Rainfall=3.90" Prepared by (enter your company name here} Page 10 HydroCAD®7.15 s/n 001146 ©2006 HydroCAD Software Solutions LLC Subcatchment CORN-N: FUTURE CORNUTT-NORTH Runoff = 1.33 cfs @ 7.99 hrs, Volume= 0.469 af, Depth> 2.36" Runoff by SBUH method, Time Span=0.00-24.00 hrs, dt= 0.05 hrs Type IA 24-hr 25-YEAR Rainfall=3.90" Area(sf) CN Description 31,680 98 Lot impvts. 72,295 80 Lawn & landscape 103,975 85 Weighted Average 72,295 Pervious Area 31,680 Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 10.0 Direct Entry, Subcatchment CORN-N: FUTURE CORNUTT-NORTH Hydrograph l❑Runoff 1.33 cfs Type IA 24-hr 25-YEAR Rainfall=3.90" Runoff Area=103,975 sf 1- [ • Runoff Volume=0.469 af Runoff Depth>2.36" 0 Tc=10.0 min LL CN=85 F 6,{i argyd -f _3 4s..� 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Time (hours) BRITTNEY MEADOWS STORM DRAINAGE Type IA 24-hr 25-YEAR Rainfall=3.90" Prepared by {enter your company name here} Page 11 HydroCAD®7.15 s/n 001146 ©2006 HydroCAD Software Solutions LLC Subcatchment CORN-S: FUTURE CORNUTT-SOUTH Runoff = 1.27 cfs @ 8.00 hrs, Volume= 0.459 af, Depth> 3.10" Runoff by SBUH method, Time Span= 0.00-24.00 hrs, dt= 0.05 hrs Type IA 24-hr 25-YEAR Rainfall=3.90" Area (sf) CN Description 31,680 98 Lot impvts. 25,560 98 Streets 20,124 80 Lawn & landscape 77,364 93 Weighted Average 20,124 Pervious Area 57,240 Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (fUsec) (cfs) 15.0 Direct Entry, Subcatchment CORN-S: FUTURE CORNUTT-SOUTH Hydrograph 1.27 cfs [1�r �orr z, Type IA 24-hr 25-YEAR Rainfall=3.90" 1- � Runoff Area=77,364 sf RunoffVolume=0.459 of Runoff Depth>3.10" ° Tc=15.0 min %0 CN=93 �®1®407,.iii��i� i®iii' s 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Time (hours) BRITTNEY MEADOWS STORM DRAINAGE Type IA 24-hr 25-YEAR Rainfall=3.90" Prepared by {enter your company name here) Page 12 HydroCAD®7.15 s/n 001146 ©2006 HydroCAD Software Solutions LLC Subcatchment D: [49] Hint: Tc<2dt may require smaller dt Runoff = 0.35 cfs @ 7.90 hrs, Volume= 0.116 af, Depth> 3.55" Runoff by SBUH method, Time Span= 0.00-24.00 hrs, dt= 0.05 hrs Type IA 24-hr 25-YEAR Rainfall=3.90" Area (sf) CN Description 2,640 98 Lot impvts 13,938 98 Street 560 80 Lawn & landscape 17,138 97 Weighted Average 560 Pervious Area 16,578 Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 5.0 Direct Entry, Subcatchment D: Hydrograph Runoff i "8-'1' _ . ' I ?.35 cfs 1 - ° 0.36-% _ I �_ I : , I Type � 2 4=fir 25=Y EAR- 0.32 , _ .- : ; 1- Rainfall=3.90" - 0.3 R 0.281 r--7--T-- -Runoff-Ar-ea?17,1-38-a_ 0.26:--_ - : : Runoff VO1u-rne 0:1, 16 o - 0.241 , , ; . 0.22; __{r _,_ _, r , F,Zukiff Depth>3.55" r� C 0.18 " I I i ■ ' I r_ I _-I , TC""5r� N Ffll U. 0.164 ` DN 97 - 0.144' 0.12- -,. - ---7--+-7 i 1- 1 - -*-- - i 1 , I ; i , , , ' I I i , , , 0.086 .-__I,- , I I 006- _ r//� �� .'''F4 :4enAir i.�� . „ 0.04' ---- - -• -- --�--�- 0.02= / 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Time (hours) BRITTNEY MEADOWS STORM DRAINAGE Type IA 24-hr 25-YEAR Rainfall=3.90" Prepared by {enter your company name here} Page 13 HydroCADO 7.15 s/n 001146 ©2006 HydroCAD Software Solutions LLC Subcatchment E: [49] Hint: Tc<2dt may require smaller dt Runoff = 0.57 cfs @ 7.92 hrs, Volume= 0.182 af, Depth> 3.12" Runoff by SBUH method, Time Span= 0.00-24.00 hrs, dt= 0.05 hrs Type IA 24-hr 25-YEAR Rainfall=3.90" Area (sf) CN Description 18,480 98 Lot impvts 3,277 98 Street 8,785 80 Lawn & landscape 30,542 93 Weighted Average 8,785 Pervious Area 21,757 Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 5.0 Direct Entry, Subcatchment E: Hydrograph ®Runoff 0.6- 0.57 cfs • 055 Type IA 24-hr 25-YEAR Rainfall-73.90" 0.45= Runoff Area=3:0,542 sf 0 RunoffVolume=O.182 af 0.35 Runoff Depth >3.12_" 0 0.3= 5.0 min LL Tcg` 0.25 CN=93 - 0.2 �/ 0.15 0.05: 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Time (hours) BRITTNEY MEADOWS STORM DRAINAGE Type IA 24-hr 25-YEAR Rainfall=3.90" Prepared by (enter your company name here} Page 14 HydroCAD®7.15 s/n 001146 ©2006 HydroCAD Software Solutions LLC Subcatchment F: Runoff = 0.64 cfs @ 7.97 hrs, Volume= 0.212 af, Depth> 3.11" Runoff by SBUH method, Time Span=0.00-24.00 hrs, dt= 0.05 hrs Type IA 24-hr 25-YEAR Rainfall=3.90" Area(sf) CN Description 5,280 98 Lot impvts 20,691 98 Street 9,671 80 Lawn & landscape 35,642 93 Weighted Average 9,671 Pervious Area 25,971 Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 8.0 Direct Entry, Subcatchment F: Hydrograph 032 lJ Runoff 0.64 cfs 0.65. ;4:1 Type IA 24-hr 25-YEAR Rainfall=3.90" 0.55 0.5_ Runoff Area=35,642 sf 0.45= Runoff Volume=0.212 af 04- `r Runoff Depth>3.11" 0.35. o _- Tc=8.0 min LL 025 �g- CN=93 0.2- ✓ 0.15- � x ;: r ,_ 0.1- 0.05 / ✓' 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Time (hours) BRITTNEY MEADOWS STORM DRAINAGE Type IA 24-hr 25-YEAR Rainfall=3.90" Prepared by {enter your company name here} Page 15 HydroCAD®7.15 s/n 001146 ©2006 HydroCAD Software Solutions LLC Subcatchment G: Runoff = 0.20 cfs @ 7.99 hrs, Volume= 0.069 af, Depth> 2.44" Runoff by SBUH method, Time Span= 0.00-24.00 hrs, dt= 0.05 hrs Type IA 24-hr 25-YEAR Rainfall=3.90" Area (sf) CN Description 5,280 98 Lot impvts 0 98 Street 9,469 80 Lawn & landscape 14,749 86 Weighted Average 9,469 Pervious Area 5,280 Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 10.0 Direct Entry, Subcatchment G: Hydrograph 0.22- (11 Runoff 0.21 0.20 cfs 0.2 0.19-"g' • - Type 1A 24-h r 25-YEAR - Reinfa11=3.90"` 0.16='" : . --- - - - = ' Runoff Area= 14,749 sf 014' Runcff'Volume=0.069 af 0.13i . x , Runoff Depth>2.44"- 0.,1-9 R �c=14. -i(1-tin- 0.093 0.081 � CN=86 0.077' - - 0.06 • _ - 0.04_ , 4 t ".�/�fe•'°% 0.03 " 002:' 0.01 / 0 1 2 3 4 5 6 7 8 9 10 11 12 13 '111-1'6' 4 15 16 17 18 19 20 21 22 23 24 Time (hours) BRITTNEY MEADOWS STORM DRAINAGE Type IA 24-hr 25-YEAR Rainfall=3.90" Prepared by {enter your company name here} Page 16 HydroCAD®7.15 s/n 001146 ©2006 HydroCAD Software Solutions LLC Subcatchment H: [49] Hint: Tc<2dt may require smaller dt Runoff = 0.22 cfs @ 7.93 hrs, Volume= 0.071 af, Depth> 2.92" Runoff by SBUH method, Time Span=0.00-24.00 hrs, dt= 0.05 hrs Type IA 24-hr 25-YEAR Rainfall=3.90" Area (sf) CN Description 7,920 98 Lot impvts 0 98 Street 4,848 80 Lawn & landscape 12,768 91 Weighted Average 4,848 Pervious Area 7,920 Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 5.0 Direct Entry, Subcatchment H: Hydrograph L❑Runoff 0.234 0.22 cfs 0.22_ Type IA-24-hr 25-YEAR 0.21t. 0.24' 1 - Rainfall=3.90" 0.19 0.187; 0.17 l . Runoff Area=12,768 sf 0.16, • 0.15= 1- T r Runoff i/olume=0.071-af - - �_ :- . 0.14- - Runoff Depth>2.92"- 0 12 -1 1 � _ _ - - � Tc-5.�0-mi �° 0.11= i _ 0.1' z 0.09 CN 91 0.08;, , 0.07; VAN, 0.06 0.05 4ie���'i,12; 17- � '� 0.04 0.03"_ _.. 0.02: -- / 0 01-./. 0 1 2 3 4 5 6 7' 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Time (hours) BRITTNEY MEADOWS STORM DRAINAGE Type IA 24-hr 25-YEAR Rainfall=3.90" Prepared by {enter your company name here) Page 17 HydroCAD FO? 7.15 s/n 001146 ©2006 HydroCAD Software Solutions LLC Subcatchment I: Runoff = 0.41 cfs @ 7.99 hrs, Volume= 0.145 af, Depth> 2.44" Runoff by SBUH method, Time Span= 0.00-24.00 hrs, dt= 0.05 hrs Type IA 24-hr 25-YEAR Rainfall=3.90" Area (sf) CN Description 10,560 98 Lot impvts 0 98 Street 20,360 80 Lawn & landscape 30,920 86 Weighted Average 20,360 Pervious Area 10,560 Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 10.0 Direct Entry, Subcatchment I: Hydrograph 0.441 , 1 0.41 cfs ®Ruraft 0.42- - Type 1A 24-hr-25-YEAR 0.38= , 0.36; ;- -1 ainfalL=3.=90•• 0.34: _ Runoff Area=3.0,920 sf. 0.321 , °.26_ Efunsff:Volume=0.145 af. F. 0.26 0.24, , _ � ._- �__ Ru .Via! ffttepthn.44„- c 0.22: , c 0.2' > Tc=10:1) min o:;s- CN=86 0.12 '®■.■400.#ar 0.06- 0.067. 0.04:' i . t 0 /6�f+�d�tee%"' . , 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Time (hours) BRITTNEY MEADOWS STORM DRAINAGE Type IA 24-hr 25-YEAR Rainfall=3.90" Prepared by {enter your company name here} Page 18 HydroCADO 7.15 s/n 001146 ©2006 HydroCAD Software Solutions LLC Subcatchment J: [49] Hint: Tc<2dt may require smaller dt Runoff = 0.06 cfs @ 7.90 hrs, Volume= 0.019 af, Depth> 3.66" Runoff by SBUH method, Time Span=0.00-24.00 hrs, dt= 0.05 hrs Type IA 24-hr 25-YEAR Rainfall=3.90" Area (sf) CN Description 0 98 Lot impvts 2,734 98 Street 0 80 Lawn & landscape 2,734 98 Weighted Average 2,734 Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 5.0 Direct Entry, Subcatchment J: Hydrograph [9 Runoff o.os= 0.06 cfs Type 1A 24-hr 25-YEAR - 0.055_ +�; 0.05- . Rainfa11=3.907 0.045 ; Runoff Area=2,734 sf 0.04: Rundff Volume=0.019 af p 0.035- Runoff . Depth>3.66" ._. 0 0.03 Tc=5.0 min 0.025 *' CN-98 0.02: ` ' d./0.015- � �� 0.01- ���� 44,740,/!1®/s L! 1, 0.005 0f 0 1 2 3 '4-6. 6 7 8 9 10 11 12 13 14 15 16 1'7 18 19 20 21 22 23 24 Time (hours) BRITTNEY MEADOWS STORM DRAINAGE Type IA 24-hr 25-YEAR Rainfall=3.90" Prepared by {enter your company name here) Page 19 HydroCAD®7.15 s/n 001146 ©2006 HydroCAD Software Solutions LLC Subcatchment K: Runoff = 0.20 cfs @ 7.99 hrs, Volume= 0.071 af, Depth> 2.53" Runoff by SBUH method, Time Span= 0.00-24.00 hrs, dt= 0.05 hrs Type IA 24-hr 25-YEAR Rainfall=3-90" Area (sf) CN Description 5,280 98 Lot impvts, 0 98 Street 9,330 80 Lawn & landscape 14.610 87 Weighted Average 9,330 Pervious Area 5,280 Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 10.0 Direct Entry, Subcatchment K: Hydrograph / 0.224- rl Runofii 0.20 cfs 0.21 0.2; < T e IA:24:.r hi 25-YEAR 0.19= , ��' - '- --Rain-fall=3.90" 0.17: , r :. . , 0.16-' - , Runoff Area=14,610 sf 0.15; , 0.14- - • -Runoff Volume=O.O71 af :, 0.13 .. . _ ---- - ' 0.,2 I R:unoff_lepth>2.53" 3 0.11 •- ' LL 0.1 0 ' !Tc=1O.O-miri a09 - CN=87 - 0.07 0.06 / 0.05 ' 0.04: r r . 0.03' , 0.02 0.01: . o. , , , . 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16-17 18 19 20 21 22 23 24 Time (hours) BRITTNEY MEADOWS STORM DRAINAGE Type IA 24-hr 25-YEAR Rainfall=3.90" Prepared by (enter your company name here) Page 20 HydroCAD®7.15 s/n 001146 ©2006 HydroCAD Software Solutions LLC Subcatchment L: Runoff = 0.27 cfs @ 7.99 hrs, Volume= 0.094 af, Depth> 2.62" Runoff by SBUH method, Time Span= 0.00-24.00 hrs, dt= 0.05 hrs Type IA 24-hr 25-YEAR Rainfall=3.90" Area (sf) CN Description 7,920 98 Lot impvts 0 98 Street 10,750 80 Lawn & landscape 18,670 88 Weighted Average 10,750 Pervious Area 7,920 Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 10.0 Direct Entry, Subcatchment L: Hydrograph 0.3 [ Runoff 0.28- 1 0.27 cfs t Type IA 24-hr 25-YEAR 0.26 0.24- Rainfall=3.90" • 0.22- - - _ • Runoff Area=18,670 sf 0 2 1 Runoff:Volume=0.094 af 0.18 • 0.16_ , Runoff-Depth>2.62" Tc 10..0_.min 0.,2=.' CN=88 008 �'®//�/i',�// 0.04= 4r- sr' v. darriVizor 0.02 ✓� AffeZeir,P9/ .' . 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Time (hours) BRITTNEY MEADOWS STORM DRAINAGE Type IA 24-hr 25-YEAR Rainfall=3.90" Prepared by {enter your company name here) Page 21 HydroCAD®7.15 s/n 001146 ©2006 HydroCAD Software Solutions LLC Subcatchment M: Runoff = 0.45 cfs @ 7.98 hrs, Volume= 0.152 af, Depth> 2.91" Runoff by SBUH method, Time Span= 0.00-24.00 hrs, dt= 0.05 hrs Type IA 24-hr 25-YEAR Rainfall=3.90" Area (sf) CN Description 13,200 98 Lot impvts 3,650 98 Street 10,539 80 Lawn & landscape 27,389 91 Weighted Average 10,539 Pervious Area 16,850 Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 10.0 Direct Entry, Subcatchment M: Hydrograph 0.51 Runoff 0.48 4 .� 045 cfs , „. . _ 0.46 0.441 Type IA 24-hr 25-YEAR 0.42 ------- ---- �---'_-� - -- --�---- --- 0.4 RainfdIl=3.-90"- 0.38 _.. . _ 0.36. • Runoff Area=27389 sf 0.34 , 0.32 - - _ .. �_ . . - '--�- -�- Runoff Volume=0.152 of 0.26 r ► - Runoff Depth>2-9t_. 0 0.24.' - --- _ ,T-c-1Q.1)-mitt_ 0.2 i 0.1a7 • N-9 0.16t.,• 0.12= ' 0.04= , 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Time (hours) BRITTNEY MEADOWS STORM DRAINAGE Type IA 24-hr 25-YEAR Rainfall=3.00" Prepared by {enter your company name here} Pag HydroCADO 7.15 s/n 001146 ©2006 HydroCAD Software Solutions LLC Subcatchment N: [49] Hint: Tc<2dt may require smaller dt Runoff = 0.08 cfs @ 7.90 hrs, Volume= 0.025 af, Depth> 3.66" Runoff by SBUH method, Time Span= 0.00-24.00 hrs, dt= 0.05 hrs Type IA 24-hr 25-YEAR Rainfall=3.90" Area (sf) CN Description 0 98 Lot impvts 3,627 98 Street 0 80 Lawn & landscape 3,627 98 Weighted Average 3,627 Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 5.0 Direct Entry, Subcatchment N: Hydrograph [O Runoff 0.08- 0.08 cfs 0.075 Type.IA_24:ehr.25-YEAR_- Rainfall=3.9O" 0.065 0.06 : Runoff Area:- ,62 -._Sf 0055 Runoff Volume=o-025of- 0.05 0.045- Runo f_b�pt >3 1 0 0.04` i Te=r5 8-mn 0.035 - I CNI-;913 0.037 ' 0.025= 0.02:• - � �� -� 0.015: � ����.. • 0.005 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Time (hours) BRITTNEY MEADOWS STORM DRAINAGE Type IA 24-hr 25-YEAR Rainfall=3.90" Prepared by {enter your company name here) Page 23 HydroCAD®7.15 s/n 001146 ©2006 HydroCAD Software Solutions LLC Subcatchment 0: [49] Hint: Tc<2dt may require smaller dt Runoff = 0.37 cfs @ 7.90 hrs, Volume= 0.122 af, Depth> 3.66" Runoff by SBUH method, Time Span= 0.00-24.00 hrs, dt= 0.05 hrs Type IA 24-hr 25-YEAR Rainfall=3.90" Area(sf) CN Description 0 98 Lot impvts 17,416 98 Street 0 80 Lawn & landscape 17,416 98 Weighted Average 17,416 Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 5.0 Direct Entry, Subcatchment 0: Hydrograph 0.4 I Runoff 0.38 0.37 cfs 0.36 - Type IA-24. hr-25-YEAR o.3a 0.32_ Rainfall=3.90" _. 0.28_ Runoff Area=1:7;416 sf- 0.26- Runoff Volume=0.122 af 16- o.2a= 0.22 Runoff-Depth>3.66" 0 0.2 0.18 Tc=5.0 min oo. _ /f 0.08- .- / 'e► 0.06 , - j/ 0.04: 0.02 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Time (hours) BRITTNEY MEADOWS STORM DRAINAGE Type IA 24-hr 25-YEAR Rainfall=3.90" Prepared by {enter your company name here} Page 24 HydroCADO 7.15 s/n 001146 ©2006 HydroCAD Software Solutions LLC Subcatchment OFF 2: OFFSITE 2 Runoff = 0.11 cfs @ 7.99 hrs, Volume= 0.038 at Depth> 2.81" Runoff by SBUH method, Time Span= 0.00-24.00 hrs, dt= 0.05 hrs Type IA 24-hr 25-YEAR Rainfall=3.90" Area (sf) CN Description 7,028 90 Offsite 2 Basin 7,028 Pervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 10.0 Direct Entry, Subcatchment OFF 2: OFFSITE 2 Hydrograph 0.12 , LEI Runoff 0.115 • 0.11 cfs - 0.11 - ' TypeA 24-hrs--YEAR 0.105 0.1. , - ,, Rainfall=3.90" 0.095' 0.09 r- , , -, A Runoff- 4re a=7-©28 #- - 0.085' - , 0.08=- -r ' t utnoff:'Volume=O.O38S aif= 0.075= ' --` ` : �- . 0.074- ,--. ,.. ,_ �r -°-0.065 " r 1,0 , Runoff Depth>Z81 3 0.06 ' LL 0.055= - r -{ - + I T c 1 0.0 min - 0.05.4', : , //++ 0.045 ' --'---'- --'- --' --'-- ' - ` 1- = C - 0.041, r � ',, -; 0.035- ` `• - - 0.025- F �1 1/44 '- I --I --`- 0.02_ , , p /s;Zil�iisa. �. 0-0154' -r - r F ® 5,0o 0.01=. _--- , 0.005= /// . - , ' . . , , 0 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Time (hours) BRITTNEY MEADOWS STORM DRAINAGE Type IA 24-hr 25-YEAR Rainfall=3.90" Prepared by {enter your company name here} Page 25 HydroCAD®7.15 s/n 001146 ©2006 HydroCAD Software Solutions LLC Subcatchment OFF 3: OFFSITE 3 Runoff = 0.31 cfs @ 8.03 hrs, Volume= 0.128 af, Depth> 2.80" Runoff by SBUH method, Time Span= 0.00-24.00 hrs, dt= 0.05 hrs Type IA 24-hr 25-YEAR Rainfall=3.90" Area (sf) CN Description 24,000 90 Offsite 1 Basin 24,000 Pervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ftlsec) (cfs) 22.7 300 0.0300 0.22 Sheet Flow, Grass: Short n= 0.150 P2= 2.50" 0.8 360 0.0300 7.86 6.17 Circular Channel (pipe), Diam= 12.0" Area= 0.8 sf Perim= 3.1' r= 0.25' n= 0.013 23.5 660 Total Subcatchment OFF 3: OFFSITE 3 Hydrograph 0.34= 0 Runoff 0.32 0.31 cfs 0.3=. >: Type lA 24-hr 25-YEAR 028= Rainfall=3.90" 0.26= Runoff Area=24,000 sf 0.24 1 0.22- Runoff Volume=0.128 af 0.2- , 018 Runoff Depth>2.80" LL 0.16, Flow Length=660' 0.14 0.,2= % ��. Slope=0.0300 'I' 0.1- � _ �,,�� Tc=23.5 min 0.08= ",sue, _ 0.04 0.02 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Time (hours) BRITTNEY MEADOWS STORM DRAINAGE Type IA 24-hr 25-YEAR Rainfall=3.90" Prepared by {enter your company name here} Page 26 HydroCAD®7.15 s/n 001146 ©2006 HydroCAD Software Solutions LLC Subcatchment OFF-1: Runoff = 3.97 cfs @ 8.03 hrs, Volume= 1.638 af, Depth> 2.80" Runoff by SBUH method, Time Span=0.00-24.00 hrs, dt= 0.05 hrs Type IA 24-hr 25-YEAR Rainfall=3.90" Area (ac) CN Description 7.030 90 Offsite 1 Basin 7.030 Pervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 22.7 300 0.0300 0.22 Sheet Flow, Grass: Short n= 0.150 P2= 2.50" 0.8 360 0.0300 7.86 6.17 Circular Channel (pipe), Diam= 12.0" Area= 0.8 sf Perim= 3.1' r= 0.25' n= 0.013 23.5 660 Total Subcatchment OFF-1: Hydrograph p Runoff 3.97 cfs 4- Type IA 24-hr 25-YEAR Rainfall=3.90" 'Runoff Area=7.030 ac 3 tom, .:A Runoff Volume=1.638 af Runoff Depth>2.80" 2- Flow Length=660' Slope=0.0300 '/' __ _Tc=23.5xnin ► 90 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Time (hours) BRITTNEY MEADOWS STORM DRAINAGE Type IA 24-hr 25-YEAR Rainfall=3.90" Prepared by {enter your company name here} Page 27 HydroCADO 7.15 s/n 001146 ©2006 HydroCAD Software Solutions LLC Subcatchment OFF-2: Runoff = 0.92 cfs @ 7.99 hrs, Volume= 0.321 af, Depth> 2.81" Runoff by SBUH method, Time Span= 0.00-24.00 hrs, dt= 0.05 hrs Type IA 24-hr 25-YEAR Rainfall=3.90" Area (ac) CN Description 0.000 98 Lot impvts 0.000 98 Street 0.000 86 Lawn & landscape 1.370 90 BASIN 1.370 90 Weighted Average 1.370 Pervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 12.0 Direct Entry, Subcatchment OFF-2: Hydrograph 1 Runoff 0.92 cfs Type IA 24-hr 25-YEAR Rainfall=3.90" Runoff Area=1 .370 ac Runoff'Volume=0.321 af Runoff Depth>2.91" Tc=12.0 rain •4 CN=90 iii „oii� of / 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Time (hours) BRITTNEY MEADOWS STORM DRAINAGE Type IA 24-hr 25-YEAR Rainfall=3.90" Prepared by {enter your company name here) Page 28 HydroCAD®7.15 s/n 001146 ©2006 HydroCAD Software Solutions LLC Subcatchment P: [49] Hint: Tc<2dt may require smaller dt Runoff = 0.41 cfs @ 7.92 hrs, Volume= 0.131 af, Depth> 3.12" Runoff by SBUH method, Time Span= 0.00-24.00 hrs, dt= 0.05 hrs Type IA 24-hr 25-YEAR Rainfall=3.90" Area (sf) CN Description 15,840 98 Lot impvts 0 98 Street 6,099 80 Lawn & landscape 21,939 93 Weighted Average 6,099 Pervious Area 15,840 Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 5.0 Direct Entry, Subcatchment P: Hydrograph z 0.44? [❑Runoffs 1 0.41 cfs 0.4 Type IA 24-hr- 25-YEAR- (1381-,..- 1 0.36= Rainfall=3.90? ' � -- - 0.32. Runoff f.Area=21,939-Sf- 03 o.zsy - Runofl '�loIume=0.1-3'1-af Runo epth?3.12" 00.221 ' _i , , Tc=5.0-nin.- 0.18— — , Qt N=9} fj r 0.12- 0.1 1 1 0.1 l , , 7 0.08/': ® .° ������di+i°®id ' s' �r� 0.06 ./// e?' 4��.�f� 0.04 0.02 , 0 . 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Time (hours) � STORM SEWER DESIGN SUMMARY BRITTANY MEADOWS 04/1706 jrh � / a mm/ nma/ PLAN DESIGN oIA | DESIGN LENGTH pmc INVERT ouAzE . ooL INVERT GRATE HGL mm'HGL DESIGNATION REACH FLOW � SLOPE COEFF. ELEV. aLsv ELEV. ELEV. ELEV eLev DISTANCE STRUCT TO STRUCT FOR NO. Q D S L | DOWN | DOWN DOWN UP UP | UP UP m°", upper I REACH vm ."c h"" ft/ft feet ^m^ | aeet-e^ v feet-ele~ feet-wu, fe,*/:" ox,'"/°, feet-elev feet M6-A1 MH-A2 | LDHE^� 2R 1233 0.0135 1301 0013 14370 14234 14286 14070 / 144.36 5.34 ------' �--------------��- 18 ^'- --'----�-- � --- �--' --- ' � &�B'A2 �88'A3 � LINE 3R 11.12 18 | 0J0070 340.3 0.013 | 143.08 149.70 145.12 148.50 152.4O 149.O2 * 3.38 _________` MH-A3 MH-B1 LINE B 4R 9.82 10 0.0997 35.1 0.013 145.07 I52.40 140.12 148.57 182.80 149.77 2.73 MH-B1 MH-B2 LINE B 5R 7.87 18 0.0049 66.8 0.013 148.37 192.80 150/42 148.70 *150.80 3.10 MH-B2 MH-B3 LINE B 6R 7.58 15 0.0401 95.1 0.013 | 148.90 153.90 151.06 152.71 159.70 | 153.81 5.09 MH-B3 MH-B4 LINE B 7R 7.27 15 0.0045 33.3 0.013 152.91 159.70 154.49 153.06 - 150.30 154.92 * 4.38 MH-B4 MH-B5 LINE B 8R 6.94 0.0550 182.0 0.013 .30 155.00 163.27 170.20 164.32 5.88 -------------------------------------- ------ --------------- ---------'----------- F--------��------' B�H'B5 y�BB6 LINE B 9R 642 15 | 0.0100 39.0 0.013 / 163/47 ' 170.20 164.94 163.86 170.10 / 165.32 4.78 | MB B6 MH-B7 LINE B 1O0 5.80 15 0i0100 39.1 0L013 / 164.06 170.10 165.39 164.45 170.80 165.70 5.10 8 I LINE B 11R 1.14 12 O.O�OO ll4�l 170.80 166.05 170.36 176.60 170.01 5.70 . MH-B7 &YB8l LINE E 12R 4.53 12 0.0268 356.3 0.013 164.65 170.00 166.05 173.91 181.60j MB 8l MH-EX-1 LINE E 13BL 4.02 12 0.0118 161.2 0.013 174.11 181.60 175.39 17602 10120 ________ MH-B1 MH-Cl / LINEC 141C-1.36 l2 OOO�O 3� 1 UUl3 l4A�7 l9%S0 150.42 14073 80 �33 | . . . . . . /�w . MB-Cl MB=C2 ' LINE C 15R 1.16 12 ' 0.0700 229.6 0.013 148.93 153.80 150.48 168.01 172.00 165.47 6.53 MH=C2 MB-C8 LINE C 16R 0.53 12 0.0139 244.1 0.013 | 165.24 172.00 165.64 168.63 10.06 ' ----------------'-------------'----------- -- � --- --- --------- &8B'[3 CB-C4 LINE C 17R 0.08 12 0.0045 111.0 0.013 168.83 170.00 169.04 169.33 170.60 | 169/x5 7.18 ----- LINE Cl 18R 0.37 12 8�O45 6O� KO13 16S�1 1?�DD 165�4 185�8 172/0 l65J4 GH6 MB-B1 CB-D1 LINE 19B 0.51 12 0.0047 2l.5 0.013 148.57 / 152.50 150.42 148.67 152.70 2.27 CB-DI CB-D2 LINE 20R 0/43 12 0.0044 40.8 0.013 148.87 182.70 15043 140.08 192.30 1.86 CB-D2 C<]']0� L �C) 21R 10 0.0056 230.5 0.013 14928 152.30 150.44 �0.�4 157.50 150.85 6.65 LINE ___-________-____- ^ ___f__________-____1.50.54 � * SURCHARGED LINE-HGL ABOVE PIPE CROWN | Storm Sewer Profile Proj. file: BM-INTEL.stm Elev. (ft) 162.00 • 157.00 1..m. _ _ AM) Ln:2 152.00 18(m ) 147.00 _ _ 142.00 • . _ 137.00 0 50 100 150 200 250 300 350 400 450 500 Reach (ft) Hydraflow S Sewers 2003 SLvr. • ...iewci Prkmie Proi me IN I EL.stm Elev. (ft) 197.00 185.00 . Ln: 11 _ . _ . __ 12(In) 173.00 Ln:8 Ln:9 Ln 10 15(In) 15(m ) 15(in) __ --- .4-- — .---- . -1..n03--- Ln:7 • 181.00 151n - PPP"— 18 n) --- _ _ im11011111111 149 00 7,-;----- • , _ 137.00 o I 50 100 150 200 250 300 350 400 450 500 550 600 eso Reach (ft) Hydraflow Storm Sewers 2003 Storm Sewer Profile Proj. file: BM-INTEL.stm Elev. (ft) 200.00 188.00 t-- 121in), -- - - — Ln: 17 176.00 Ln: 15 1240- 164.00 prill11/ Ln: 14 12 09,-- — I 152.00 liwp- is I 140.00 — 0 50 100 150 200 250 300 350 400 450 500 550 600 650 Reach(ft) . , Hydraflow S Sewers 2003 Styr" adWv1 PI vide Frog. tile -IN IEL.stm Elev. (ft) 166.00 162.00 158.00 -------....---._.._....._.._...__......................... Ln: 20 154.00 12 (in) 12 (in) --f 150.00 146.00 0 25 50 75 100 125 150 175 200 225 250 275 300 • Reach(ft) Hydraflow Storm Sewers 2003 Storm Sewer Profile Proj.file: BM-INTEL.stm Elev. (ft) 198.00 190.00 -4- Ln:.12 182.00 12-(in) Lii!13 12 On) 174.00 .17 ____-- 166.00 t 158.00 0 50 100 150 200 250 300 350 400 450 500 550 Reach(ft) Hydraflow S Sewers 2003 PROJECT: BRITTANY MEADOWS SUBJECT: WATER QUALITY FLOW 4/12/06 CRITERIA Clean Water Services Desien&Construction Standards-Appendix B-Water Oualitv&Quantity Facility Desien a. Water Quality Storm:Total precipitation of 0.36 inches falling in 4 hours with an average return period of 96 hours. b. Water Quality Volume:(WQV)is the volume of water that is produced by the water quality storm. c. WQV:0.36-inches over 100-percent of the new impervious area. d. Water Quality Flow(WQF):The average design flow anticipated from the water quality storm. e. Impervious area for each single family lot:2,640 square feet. IMPERVIOUS AREA Single family lots 37 @ 2,640 sf 97,680 sq.ft. New street&other impervious area 44,994 sq.ft. Existing impervious 4 @ 2,640 sf (10,560)sq.ft. Total impervious area 132,114 sq.ft. 3.03 acres WATER QUALITY VOLUME-(WQV) WQV=(0.36 inches)x(total impervious area)= 3,963 cubic feet WATER QUALITY FLOW-(WQF) WQF=(volume)/(14,400 seconds(4 hrs))= 0.28 cfs BRITTNEY MEADOWS STORM DRAINAGE Type IA 24-hr WQ Rainfall=0.83" Prepared by {enter your company name here) Page 36 HydroCAD®7.15 s/n 001146 ©2006 HydroCAD Software Solutions LLC Pond WQMH: WQ MH FLOW SPLITTER Inflow Area = 15.569 ac, Inflow Depth > 0.25" for WQ event Inflow = 0.53 cfs @ 8.08 hrs, Volume= 0.319 af Outflow = 0.53 cfs @ 8.08 hrs, Volume= 0.319 af, Atten= 0%, Lag= 0.0 min Primary = 0.00 cfs @ 8.08 hrs, Volume= 0.000 af Secondary = 0.52 cfs @ 8.08 hrs, Volume= 0.319 af Routing by Stor-Ind method, Time Span= 0.00-24.00 hrs, dt= 0.05 hrs Peak Elev= 148.60' © 8.08 hrs Device Routing Invert Outlet Devices #1 Secondary 148.11' 6.5" Vert. Orifice/Grate C= 0.600 #2 Primary 148.57' 15.0" Vert. Orifice/Grate C= 0.600 Primary OutFlow Max=0.00 cfs @ 8.08 hrs HW=148.60' (Free Discharge) L2=Orifice/Grate (Orifice Controls 0.00 cfs @ 0.57 fps) Secondary OutFlow Max=0.52 cfs @ 8.08 hrs HW=148.60' (Free Discharge) T 1=OrificelGrate (Orifice Controls 0.52 cfs @ 2.38 fps) Pond WQMH: WQ MH FLOW SPLITTER Hydrograph ID Inflow rfg Li Outflow 0.553 cfs El Primary In1aw Area=1 .569ac; El Secondary 0.55- O.52 cfs .1 - . --- - - -Peak EIeV=148.60' 0.5 0.45- 0.4 •- N 0.35 - 1 I , I 1 1 ! ' o LL 0.25- 1 0.15 , 0.1 . J' 1.00 cfs 0.05 //� /////////�����������������������//I�������//�����//�����/���������' 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Time (hours) w %uTewu® si-4Of i In STORMWATER SOLUTIONS INC. Prepared by Greg Gerstner on April 26, 2006 April 26, 2006 Keith Walters Harris McMonagle Associates Inc 12555 SW Hall Blvd Tigard, OR 97223-6215 RE: StormFilter Review, Brittany Meadows CONTECH Stormwater Solutions Inc. has reviewed the plans showing the StormFilter stormwater treatment system for the Brittany Meadows project in Tigard, OR. The plans were prepared by Harris McMonagle Associates Inc. This appears to be a good application for the StormFilter. The designer reports a water quality flow rate of 0.28 cfs. The designer has specified a StormFilter vault with 9 filter cartridges and perlite filter media. Nine, 15-gpm filter cartridges will treat 0.30 cfs,which meets the treatment requirement. Since the internal bypass capacity of the StormFilter vault is 1.80 cfs, a high flow bypass is required and has been shown on the plans. The system appears to be constructible and the horizontal configuration of the inlet pipe and outlet pipe is acceptable for the StormFilter vault specified. The location of the StormFilter on the site appears to allow adequate maintenance access and the inside height of the unit will provide sufficient clearance for maintenance activities. In summary, the StormFilter is expected to operate in accordance with CONTECH Stormwater Solutions' design intent. Please note that CONTECH Stormwater Solutions has not reviewed the hydraulics of the collection system upstream or downstream of the filter. Please do not hesitate to call if you have any questions or require more information. Sincerel , Prepared by Greg Gerstner on April 26, 2006 ©2006 CONTECH Stormwater Solutions 12021-B NE Airport Way,Portland OR 97220 Page 1 of 1 contechstormwater.com Toll-free:800.548.4667 Fax:800.561.1271 TS-P052 PAGE 38 1 I I I SW IIEISER LAi4E J I I TA 1100 ©FFSITE-, EXISTING ._ - _._ \ , Li JB 3J 32 - ..«.1 = 31Q 2521 22803, n 1 700 n,use IAA 381800 T/1 15400 T/L 13500 TA 5200 TA 5400 T/L 5300 1/1.5200 n 36 JS J4 1 1 Q _ 43 FSITE-2 1 i O ©ORN-© �_ T 6--,)P,)' n -, SW :MIME NE f ' 18 aL'2+ = 5 © ° 9R— ., ' 26 21R �.f n 1 1281 • W C�© ROSPE /`5'00 1 © 4 12R\ T 108 s O 8R 7R 1 6R 27 I SW CORNUTT LANE 2R a xs 1 exec C ————_au.- 1 I 24 25 2E 19R 20' T/L 200 TA 9000 —— I/101l9PI27 M028E11 op ,r�easw137.95a2 - -_.. O Irk0———, J 6 O �A- �l ---2p. WV._WM/16!1 mS 2A`�E10? n G7 -i~ N 1/1 700 25 1 100C r © 9 118 I O20 .. 1 \-C3R Th 8700 VI,no0 2 2 5R 4R 13R\ __ I 25„:0 x/, 110 \ J 4 . v.a . �,n I 14R (CORN--"D TA 8120 T/L 0100 ( 1 10 t t 2 �, 1 22 23 1° I :�91 ' j O STORM DRAINAGE - CATCHMENT SUMMARY �, yyI IMPERVIOUS AREA PER IMPROVED LOT ASSUMED AT 2640 SF 14R 4 SUB N0. IMPERVIOUS AREAS PE1R40115 7h.x00 1/C 7000 CATCHMENT LOTS Ulf 2 f PAVEMANT uwi a scot TOTAL AREA REACH 1/, ,20 25 1 120 25 1 120 41 II I SF SF SF SF T/L 0500 1h 5400 Th 1500 1- t6 t7 16 AI I 15 SITE—� PROSPECT 0 0 0 0 0 1R I . I ALPHA 0 0 0 0 0 za , T/L 4500 T/L 4400 1 O io A I ,✓1 SR COMM 0 0 0 0 0 30 M A 0 0 11,121 0 11121 414 EXISTING J. 8 1 2540 0 11,346 13'688 5R 16R C 1 2640 3400 1944 79134 OR 05 � SW MEADOWS LANE ©O 0 1 2640 13,938 560 17,138 7R E 7 18,480 3277 8785 30,542 8R �\ F 2 5280 20691 9671 35,842 OR © O © G 2 5280 0 9469 14 749 10R 7/1 1250 n 1 120 25 1 1280 T/L 2500 H 3 7920 0 4848 12 768 i 1 R TA 2800 7h 6200 TA 10000 1 4 10,560 0 20,360 30,920 12R 14--- L 11 12 13 14• 18R J 0 0 2734 0 _ 2734 13R 17R K 2 5280 0 9330 11 910 1414 I - L 3 7920 0 10,750 1870 15R M 5 13,200 0 10,539 2339 1614 2/1 ne0 N 0 0 3627 0 3827 17R T/2,800 1/1.2300 TA 2400 0 0 0 17,416 0 17, 16 1614 I I P 8 15,840 0 6099 21,939 21R OFFSITE-1 - - - - 363,150 14R OFFSITE-2 1 2640 4388 0 7028 12R OFFSITE-3 - - - - 24.000 BR CORN-N - - - - 103,975 3R ,.,,,,,,,,....,,,,,,,..... CORN-S - - - 77,384 2R 0 100 200 SCALE:1.9100 REFERENCE NFO41212010N N40 NOME °O°HI� ECF BRITTANY MEADOWS LLC BRITTANY MEADOWS , .-I�. 13105V1751 At REVIEW COPY 2 PORRNIO,00E0ON snot SW 79TH AVE&SW BONITA RD WM. RKN 503-222-2017 NOT FOR DISTRIBUTION ° .... HARRIS-MOMONAGLE ASSOCIATES, INC. STORM DRAINAGE 540 1 [409 •10R5_01RV2TE115 951 000110208 al 514. 201 901 17025 e2.KW.521 OVO(TO MONO FOR 707051 0043 04 3/6/06 20110*a5m)) AREA MAP u t PLAT NAME U 9. 2006 2;54PM Alpha Comunity Development No. 0065 P. 1 WASHJNGTON COUNTY LAND USE AND TRANSPORTATION !. SURVEYOR'S OFFICE SUIUJVISION PLATNAMINq I request that the Washington County Surveyor's Office reserve the following subdivision name: PROPOSED NAME OF FANNO RANCH SUBDIVISION: _ MAP AND TAX LOT dVUMIH�r 2 S 1 12 BD TL 600 CITY JURISDICTION (Which city?) Tigard oR COUNTY JURISDICTION: su EYOR'S NawlrE;: , Alpha Community Dev. 1 MX=UMW=Ill■illl• 4INER OWNER'S NAME! Cornutt I understand that if the (name Is not used within five years, it will be automatically canceled. Name of person reseNing name: Kirsten Van Loo Address; Alpha CommIlp tj Development, Beaverton. OR i Telephone number.N3-45a:(003 Fax number: 503-452-8043 Signature: /fire►" a.v1 _ Date: Nic yember 9. 2008 9AKitj_k ..e__ c,._-< x_._FL)----1 -.._. « - ct - 0 c, Name approved . Washington County Surveyor's Office 155 North First Avenuo, Sulle 350-15 Hillsboro, OR 97123 Four. (503)846.2909 ' I LSHp.REDS! VEYIDATADJR\WEIIPAGE'SUBNAME.DOc O9/26/O1Wit REDUCED PLAN SET FANNO NCH 12 - LOT 4. ,z,__ SU BDIVI I N =. aLE !I! TAX MA P 2S 1 12 Q T� LQT 6QQ CO� Y DEVELOP MENT TOWNSHIP 2 SOUTH, RANGE 1 WEST, SE 1/4, NW 1/4, SECTION 12, W.M., WASHINGTON COUNTY, OREGON VICINITY MAP 9200 SW Nimbus Ave. Beaverton,Or 97008 v - m 503-452-8003 IFI 503-452 u�7 $ .t WWW.alp ha community.com V ` ., DATE: ._ _ a.. , � ,• REVISIONS 1A410'31 „...m. TAX MAP: 2S112BD TAX MAP:2S112BD yµ � v NO. DATE DESCRIPTION I TL: 700 TL: 100 t yrv, [- — — — kl = Qy3 , H„.„. ML 3 - `''tai'°1.: .. I 6 I 5 1 4 I 3 I 2 I 1 ' PROJECT AREA N.i.S. I4970 SF 4978 SF 4987 SF 4995 SF 5003 SF 5128 SF I W I , I I s PROJECT TEAM: 1 I I I I I APPLICANT'S I I I APPLICANT REPRESENTATIVE I I FANNO CREEK RANCH LLC ALPHA COMMUNITY DEVELOPMENT I / — — — — = CONTACT:JERRY PALMER CONTACT:KtRSTEN VAN 100 — 9200 SW NIMBUS AVENUE 9200 SW NIMBLY;AVENUE BEAVERTON,OR 97008 PORTLAND.OR 97008 PH:(503)452-8003 PH: (503)452-8003 � _ TAX MAP: 2S112BD OWNER SW CORNUTT ST. TL: 200 CORNUTT ENTERPRISES FANNO 9 11720 SW LYNN AVE. TIGARD,OR 97223 - -- - - RANCH UTILITIES & SERVICES NOTES SUBDIVISION I I I I I WATER: TIGARD WATER SITE AREA: 1.78 ACRES I I I I I i STORM: CLEAN WATER SERVICES ZONING: R-7 7 8 9 10 11 12 SEWER: CLEAN WATER SERVICES TAX MAP: 2S1 12 BD 5057 SF 5061 SF 5065 SF j 5068 SF 5072 SF 5139 SF POWER: P.G.E. TAX LOT: 600 FIRE: TUALATIN VALLEY FIRE NO.OF LOTS: 12 I I I I I I I AND RESCUE AVG.LOT SIZE: 5044 SF I I I I I I I SCHOOL: TIGARD-TUALATIN SCHOOL I DISTRICT GAS: NW NATURAL GAS TITLE - - - - SHEET 1 TAX MAP: 2S112BD TAX MAP: 2S112BD ' SHEET INDEX 1 TL: 500 ( TL: 300 1. TITLE SHEET 2. EX.CONDITIONS&DEMOLITION PLAN 3. PRELIMINARY SITE PLAN 4. PRELIMINARY UTILITY PLAN 5. PRELIMINARY GRADING PLAN 6. PRELIMINARY STREET PROFILES 7. AERIAL PHOTO 8. TREE REMOVAL&MITIGATION PLAN 7'.-a I P h a COMMUNITY DEVELOPMENT 0 PROJECT NO.: 328-039 TYPE: PLANNING REVIEWED BY: SCALE 30 0 15 30 fijj0 NIVIII 1 IN= 30 FT !IA po1'.328-039\dwg\Planning\Sheets\328-039-COVR.dwg-SHEET:COVR Feb 27.3107-3:15pm ldh t LEGEND — •• - EX 2-FT CONTOUR \ - --260- - EX 10-FT CONTOUR " _.-Sr-- EX SANITARY SEWER alpha -N EX STORM DRAIN -'W ---- EX WATER UNE —O EX GAS LINE - '-.-0-.-- EX FENCE COMMUNITY !1a EX SANITARY MANHOLE DEVELOPMENT EX STORM MANHOLE ❑ EX CATCH BASIN z EX FIRE HYDRANT j I E EX WATER METER 9200 SW Nimbus Ave. I I\ • EX WATER VALVE Beaverton,Or 97008 ` ✓=-fl EX TELEPHONE RISER I ' Cli EX .UNCTION BOX [T]503452-8003 [9 503-452-8043 I \ J 1 -:a1 EX ELECTRICAL VAULT vaww.olphocommunity.com En EX GAS RISER 1 ! El EX POWER RISER DATE: m EX PGE TRANSFORMER 1 I Cz EX CABLE RISER REVISIONS • EX LIGHT POLE NO. DATE DESCRIPTION ' 1'0 EX TREES TO REMAIN TAX MAP: 2S112BD SARIyA 13 l3 , I EX TREES TO BE REMOVED TAX MAP: 2S112BD 1 I 1 TL: 700 IE 6•s I ; ? 1 TL: 100 I IE 6'N ROW 139.43 STORE AREA DRAW I \1' TOP 143.43 J �- '�, • i TOE 140.33''; ', j ` Slow W COSMO .• 1 _-1E 8'E 1{0.33 I,!,0.. ., 11i• 1 � , / ! B01�13123 IL i la— R.DF _ .-- - -_ r !� STORM EH I I ( J \ it/ - ! i I RIM STORM EH 1111111. 1 E 18'S �7` 1 \ C• 1. I / 1 v -- _-. / .� C �W IE 1e•N t ! \Ex.FENCE i ! I IE 24-E F j1 1 ' ` I\ / ' 1 _ _.._. -_ ro ! / I FLOW 140.01 I I ! \ \ `IP, •, \ /. .jam SANITARY W ^` I IE e w /// �_ \ t EX.WELL TIfBC / i',i � . ✓ I RN 14RY W FAN N O IE e'E ! \ \ ABNOONED RIM 149.61 }`\\ N.\\ ROw 144.16 / i x \ TL:60� _ t�. — "< p i 6-w \ \ \ \ �: \ I \ \ 77, 92 �J!�� \ \j F FLOW 740.86 , � _ � � =\\ Ii.' �, � ,` I '_� RANCH —^vs•- __..9. -- .... ,s• \ zs; �. _mss—\ _A3s rxss ar� l� .� I'1 _,s s.. : STOreA W �` xSO x5D '150 X�,-- '-- �cSi I' JP? -- - RN.14984 v�rANRro ETa'w142.49 SUBDIVISION 1 \ •\ — -- / _ , 1/ I'`!#24 E le'N 14239 / , f — ` ! �-�i i - o TANK-?`, �i 1 I t I I TAX MAP:2S112BD I 1 x 1 TL: 200 ISTCRN W -- \ ✓' ---"-- '� _ J I l l r• If 12'S \ -- _ l — -- I I "tus'm 0 l 1 / !1 / l /2\ ` I■ I FLOW 144.68 \\\.- _- -� — — — — i R]eE I / / :1 ( r r (.k/4„\\\ — — — FENCE EX. \ • lTO BE _ \ _ _ _ _ N. „� * REMOYEO. ;' ! 4 CONDITIONS ----, / t 1,,, ,, \ \ \V�. \ -.... — \ — — , \ \ \ \ \ \ `, \ k I DEMOLITION II� PLAN ' \ \ \ `` --" Y ro BE ``- \ ` \, :1, I SAMT�.RY 4H aEMOVm act, ; f I i /'f?w,so.61' \. lE__ Lr....fi IF6"N142.31 \--: \ i •\ \ >, Y �— E\DRT4-E.Y J 7 -' \ `r�;_- --1 -. ~ ' \ ) I •\ I \ 1 \Y c= 7[i l '' - .1-_."' 1,. ' I \\� \ /N-, \ \ \ \ t \ \ \ \ 1\ I \I , 1\ I alpha l DC EE4 TAX MAP: 2S112BD 1 l TAX MAP: 2S112BD TL: 300 TL: 500 COMMUNITY DEVELOPMENT I I I ® PROJECT NO.: 328-039 TYPE: PLANNING EX.CONDITIONS&DEMOLITION PLAN SCALE REVIEWED BY: SCALE: 1" = 30' 30 0 tS 30 60 1 IN- 30 FT 2 N:,,,..328-039\Cwg\Pim,ning\sheets\328-039-xCON.tlwO-SHEET:XCON Feb27 7007-T-17rm•I6 LEGEND ----PROPOSED RIGHT-OF-WAY -- EXISTING RIGHT-OF-WAY ' -- -PROPOSED CENTERUNE I I ' ' , alpha _ _ , i.,,... , _ _ __.,s..TE. I ___PROPOSED PUBLIC UTIUTY COMMUNITY I I PROPOSED BUILDING SETBACK DEVELOPMENT I TAX MAP: 2S112BD TAX MAP: 2S112BD ---- PROPOSED PROPERTY UNE I EXISTING PROPERTY UNE - - - - TL: 700 TL: 100 -- 1 I I I ----PROPOSED BOUNDARY UNE S 89-59'02 E 7 9200 SW Nimbus Ave. ,11 5.00• - \ -- EXISTING BOUNDARY UNE Beaverton,Or 97008 g. I N 00'03'47- W-...\\ ‘,_ - [ PROPOSED A.C. PAVING 000 ISTORPMUltEICWER 11.21 [ .- .1 DI MG-452-8003[9503-452-8043 - - _ EASEMENT PROPOSED SIDEWALK NDA:TEW. : N 89'3234. E 303.76'_ .alphacommunity.com - -97.O. - - sox). so.F 51.8 - : I -- __ _r _r_______r_ m______1_ m____ 1 I i i 1 i 1 1 i 1 10• rrpl; . SETBACK TABLE REVISIONS I 1 III III II III III 0 DATE DESCRIPTION 1,a pJA I ! 1 I 1 I I i 1 I ! I i 1 I I ill 1250 RFERAO:TsEGiBARAAcKGE SETBACK 1113P I • - - - - 6 5 i 1 4 1 3 2 t t 1 co 0, . m ..I : . uy ... : ,..,, : - '4.. 4970 SF i ,--1- 4978 SF .; y) 4987 SF 97. 4995 SF ie,- 5003 SF : g 5128 SF ' Z III 10' STREET SIDE SETBACK lq I u; I al ' °a I . o • : P. > < 15 FRONT SETBACK , I I I I I I I , i . 0 I I 1 I 1 1 I 1 1 I ; I ; I 1 I 30' visum_ 0 1 0 x 5' INTERIOR SIDE SETBACK I I I I I I I I 5' I I I I i CLEARANCE ,,` d _ 1,3 -04 i I I I I 2L_.. 4 ,...4_ 0 . -I I 1 I TRIANGLE-\iv • I r-- ''. L J L J L J L____... ._J L ...I L _.„.1 .1 . o , 0 El. PUE , - c4 (Ji \ N 50.0' 50.0 50.0'1 -I I I 50.0' 37. Y %.`..■.N" ■ ,-- I - --.. - - - -.--_ I 4+M 0, NJ 3+00 2+00 1 I _- H31+ C&" TAX MAP:25112813 -1- - I 1 ,. - I a 200 SW CORNUTT ST. g TL: 0 4.' .I ' t , R/W R/W 3 50.0' 50.0' 50.0' 50.0' saw 37. k s 2.2 debt 50* _ W " 28' In - r" r ."1 8' 14' C 14' 8' -.11- 1 1- -1 r 1 1-------1 r t P.U.E. 1--a5. 0.5,---/-•---I I I I I I I I I 1 '1-3-0-:---VISUAL-111'‘, T - - I P.U.E 1 o I I I I I °I I I I I II III III I I ICLEARANCE I .. I I I zi i I I I II III III III TRIANGLE I I ..5' 0. • I I I 7 I I 8 I 9 I 1 10 I I 11 I I 12 1 1 . 1 I _.: 81 5057 SF ,,,! 5061 SF - I 11 I 1 I -4 . 8! 5065 SF ; o• 5068 SF ' 0, 5072 SF ; a 5139 SF L: . . . I rt A , 01 ..4 01 27' 5 4' 5' ;1 li 2A3 I 1-5' 1 5' 1 I FANNO 1 . . , 1 : 1 . 47' RANCH - . ,.. \ SIDEWALK CURB A1771 I ROW I I I I I I i i I I : I . I ' DEDICATION ' -+ GUTTER I I I i j I it_ j 1 L 0 0 L J L L J L : . SW CORNUTT ST. SUBDIVISION 50.0' _ _ 50.0' so.ce__ 50_0' 50 0' _ _ - - - NOT TO SCALE - - _ _ S 8e'49'05. W 307.87' J______ I TAX MAP:2S112BD I TAX MAP: 2S112BD I I TL: 500 TL: 300 1 I I 1 c/L 27.0' R/W r NOTE: PRELIMINARY SITE PLAN . •• 0.5'- - PRELIMINARY SAWCUT LINE 1' SITE SCALE: 1- = 30 MINIMUM INSIDE 0.5' EXISTING EDGE OF , PLANTER *- 10.0' I STRIP r i 5.0 1 5.0. PLAN PAVEMENT D Ow MAX ?,j VARIES 2.0% I _ 414x Zs/ SIDEWALK" SW 76TH AVENUE HALF STREET WIDENS FROM APPROX. 7.5.-9.8' TO 16.0' NOT TO SCALE 4 40'1' 'alpha COMMUNITY DEVELOPMENT GPROJECT NO.: 328-039 TYPE: PLANNING REVIEWED BY: SCALE 30 0 15 30 60 . Ime 1 IN=30 FT 3 1.4:\proN328-039\dwg\PIonnIng\Shoots\328-039-SITE.dwg SHEET:OTT Feb 28,2007 I I-05am srns 4 LEGEND —s9— PROPOSED SANITARY SEWER alpha -55— EX SANITARY SEWER _so)._ PROPOSED STORM DRAIN •-••- - EX STORM DRAIN --W— PROPOSED WATER UNE COMMUNITY W— EX WATER LINE EX GAS UNE DEVELOPMENT 13 PROPOSED SANITARY MANHOLE G EX SANITARY MANHOLE • PROPOSED STORM MANHOLE O EX STORM MANHOLE 9200 SW Nimbus Ave. • PROPOSED CATCH BASIN Beaverton,Or 97008 O EX CATCH BASIN M503-452-8003(9 503-452-8043 • PROPOSED ARE HYDRANT www.alphacommunity.com 1 . 1 EX ARE HYDRANT I I • PROPOSED WATER METER I a EX WATER METER DATE: OFFSITE STORM WATER T Ma ry LX.CATCH BASIN I in I • PROPOSED WATER VALVE REVISIONS I BE CONVEYED IT SW OVER YALVE NO. DTE TION( P )IPE 5-I09.41 AREA;x+A91 t sta±u C.8 •� PROPOSED BLOW-OFF TOP 143.43 0 1 I { RIM 14123 SAE 141.98 i NO DIP — .--- — . IE 8"c 14063 •- --- — — —r 15 PUBLIC STORM — — -PROPOSED 12� —— — BOTTOM 137.73 �� «11 , SEWER EASEMENT STORM SEWER NOIE; WATER METERS TO BE 3/4- ' 1 N 1 PROPOSED gg STERN MH I 1 I I I I STORMFILTER ! Sr Rtu 11x'78 CATCH BASIN T IE 10•w I I I I I 1 1E 18•s 6 5 4 3 2 1 Z NO. w E24N - - - - - E24'E I FLOW 140.01 I I I W ` � if 8' I I I I I 1 WATER UNE I 1 I I I PROPOSED Ir STORMFILTER i EXISTING 8' CATCH BASIN /1 I I 'r. . 8'PUE SANITARY SEWER NO. 2 •= i `3 Busmatimmerssimaibusta 8281181113108lid 7...)4"1" I 1 —®.--x. x. < xs; xss •xsS xss— -_........_...mss__...._..... xss—�3+ jr-FSilrl'444M6u4 _- •r_. _.. .., .-. .. -- _.- _— — aw IE 1E"W 142.49 I r W W SW�ORNU 1ST. W �« w .. ...y IE 18 N 142.39 FANNO STORM NH - - `�b\ !I i RANCH 18 IE -W IE 12•s EXISTING 18� PROPOSED 8 8' PUE PROPOSED _ _ IE 18"E WATER UNE STORMFILTER FLOW I44-88 STORM SEWER CATCH BASIN I SUBDIVISION I I I I I I No. 31 -I I I 7 I 8 I 9 I 10 I 11 I 12 x I I I I LOTS 7-12 TO USE WEEP HOLES FOR g.• I I I I ROOF DRAINS I � I I I I I I I 2 gi I PRELIMINARY _ L � – i – – – UTILITY - - - - - - - - - - - - - PLAN 1 1 I I I I I I I 1 PRELIMINARY UTILITY PLAN SCALE: 1" = 30' alpha COMMUNITY DEVELOPMENT 4)) PROJECT NO.: 328-039 TYPE: PLANNING REVIEWED BY: SCALE 30 0 15 30 60 . . . . .— _ 4 1 IN=30 FT N:\ploj\328-039\dwg\Planning\Sheets\3281139-UTIL dwg-SHEET-1RLL Feb 28.2007-11:120n'I 01n LEGEND - -324- - EX 2-FT CONTOUR , -- --324-- - EX 10-FT CONTOUR alpha -324-- FG 2-FT CONTOUR -ace FG 10-FT CONTOUR . o ORANGE CONSTRUCTION k COMMUNITY FENCE t DEVELOPMENT moc.00000 SEDIMENT FENCE 0 BIOBAG BARRIER RAVEL CONSTRUCTION • ENTRANCE 9200 SW Nimbus Ave. - Beaverton,Or 97008 M503-4524303(F)503-452-8043 I I J I ! I MUST IN PLACE ^wN.olPhacommunity.com __ � 1 BEFORE GRADING ON NEIGHBORING I I J \4' I- - PROPERTY IS ALLOWED. DATE: PROPOSED PROP SED SEDIMENT 111/i - I REVISIONS p.FENC, TYP. 1 LIMITS OF s - " II I GRADING. TYP. - - •`11i - - - NO. DATE DESCRIPTION - - ��� �� 1 I I i�t \\ - 2 4 :sri / 1 1 \ ! iill 48 I 8 \ 9 4 v 3 2 1 -1 1 1 ix I\ 1 ` . \ I ` \ I\\ ` J PROP.• . _ G ^��ii�f, !I \I It // /} _ t ..r- -PROTECTION,. 1 . /,, , 1l I 3 f / / ; 152 �c t — i' ,�,�,� 4 11 11111 �i'110�1® •®''��f�° :`I �..'Al 1 TIMIIIMINE■1■WVINNIMI=MIIIIIMOMEMEiiiIMEMIN•11111 ..../0 i �Ls1 \ — ` \1� - --� I 1�\\1 •�#:•...ii �:1 r.�... - •Z: RDFl7TT-ST� —; �:..:N. _ /_ --- _ —�0sa ,104 1 PROPOSED FAN N O _ ��'.. ‘,50-4,011,1• CONSTUCTION ,.... --- ad®v _-�L®zi---,slit, �' r- `1 ENTRANCE. TYP. `\ --_—__ � ,�� _itiii1 ;' r 1 RANCH \ :0 -7,- —1 -a — 9 — �I� t 0 \ 4+ \ V+/2 / yyt SUBDIVISION \\ i�� _\ �I \ I 1 / I \ / I::. i \\ \ �,_ „ �il 1Y, �: �:;IIpS \ I �!=��- \ \\ \ I I . , - PRELIMINARY - - " \ a - � -r -C -, ,-�T - _ - \ GRADING \1 1�� �� - � \\ ix I( \ "7/ 11'5--1-A--t- � -rte \ �� PLAN 1 \i\ \ \ \ 1 \ l 1 , 1 1 I 1 1 1 1 I I I 1 PRELIMINARY GRADING PLAN I-A4-alpha SCALE: 1" = 30' COMMUNITY DEVELOPMENT ePROJECT NO.: 320-039 TYPE: PLANNING REVIEYYED BY: SCALE 30 0 15 30 60 • • IM • • • 5 7tN=30 FT N:\prq'\3284 39\dwg\Planning\5heeh\328-039-3RAD.dwg-SHEET.GRAD Feb 28,2007-1106am mu __ ___ ,,\_-_: ___ -- ft'i„:: - alpha L.P. ELEV = 148.55 LP. STA = 1+48.06 COMMUNITY 160 PM STA = 1+40 DEVELOPMENT PM ELEV= 148.36 160 Fn.o A.D. = 4.45 N '� ------- W+N K = 8.98 i14--- . 40.00'VC . 9200 SW Nimbus Ave. �0 o a EXISTING GRADE AT 0 n o Si w 0;o wwe�i EX OF STREET ° _ + T ().`7=.1! Beaverton,Or 97008 / f' N a m 503-452-8003 19503-452-804,3 150 -t_ _ J. "L `\` u m sm\ m w ciphacommunify.com ul i -3. 150 I \_._ __:: DATE: PROPOSED REVISIONS GRADE AT C/L NO. DATE DESCRIPTION f. .............._-OF.-STREET _ 140 -- 140 7+00 6+50 6+00 5+50 5+00 4+50 4+00 3+50 3+00 2+50 2+00 1+50 1+00 , SW CORNUTT ST.PROFILE HORIZ SCALE: 1" = 30'. VERT SCALE: 1" = 5' PM STA = 9+87 PVI ELEV= 149.83 A.D. = -4.99 LOW POINT ELEV = 143.25 K = 20-05 LOW POINT STA = 8+30.18 ,00.00. VC FAN NO PM STA = 8+57 -160 - PM ELEV = 142.70 I 'c s A-D. = 6.99 a - - - - - 160 RANCH K 13.45 n CO 0 0 to 94.00' VC o° n ^ n / _. -- 300.00' .- n a. .. - 0 - n r1 f 4J p SUBDIVISION n . 1 42_ • i p N T N W W � NI O M a ; + h N mm D I > i N U W V W 03 m 7 VI- h b N CO N ., /m O W G : 0.50%N U 150 * �� — ce 150 Ili m +03>ii W W U PROPOSED GRADE a EXISTING GRADE AT m < 7 C/L OF_STREET m m W T. AT TOP OF CURB O 5- PRELIMINARY -- -1.507 PROPOSED GRADE m Z e- ---- AT TOP OF CURB a_> STREET W I _... °a PROFILES 140 -4... w 140 130 '430- -:-a l p h a COMMUNITY DEVELOPMENT 6+00 6+50 7+00 7+50 8+00 8+50 9+00 9+50 10+00 10+50 11+00 11+50 12+00 12+50 13+00 13+50 PROJECT NO.: 328-039 TYPE: PLANNING SCALE REVIEWED BY: SW 76TH AVE.PROFILE 30 0 1s 30 „1 HORIZ SCALE: 1" = 30', VERT SCALE: 1" = 5. 1 IN=90 FT 6 N:\pol\32&039\dwg\Plonning\Sheep\328.039-PROF.dwa-SHEET:PPOF FOCI 77'3017-AlAnn-,w, I fi t . Tdte r" Vin ', K x i4 _ ±y ha t T + 4 p x ."i 4,aR�Y,AN .ta y ar.,,,,,,,..,:-.....,•... '_ ant `4 4 1„' k r� $ 3 ot! e 41,•,,..:,-- y ice. P w e ? 14. III r " t! .:' ...i, ,,,..;' ,..:mil_', _ 1 „. '• . w9Sf ♦ it ^p�",. ti w - • 1 f14' t � , ' :4-,•-,,,,,t. Y N t►E. ' • ,r \ j'•. ' , �'�+ �' t.-. , • x , — - n - 1 ty a A"' 1 - r v,t ra.%• .... .... - ..rte s I Y';t1i. :'r ` e «_ .# ` ,:y T- I.-. C5 k A � r' � "', '',. .,4: .4.41:-:..,�; may, v 4«',.. r'd �_ . ... 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L Ite 4011& AIAA _I lel - , _,f.1 41 4/1101e 441116• 447 § CO ...-- 1 _1 EXISTING TREES TO BE REMOVED TREE#1 TYPE 1 DBH NO. DATE DESCRIPTION \\N. 1111111112111t711119111911MMIIIIIMEIBIESIIMMAIIIIIIIMEMISIMBINIIRIMEIM9800 'IM:■41.11•MIliVill6M:MMI!=1:110111111•MINIM:3=1:■?MIMMI■691118911■ / I I 9000 Douglas Fir 33" —miff MTV Mr MEW MP I i 9001 European White Birch 13" — — I N---...„......____ _4I AI& SW COR Aka AI& . „ 1 9002 European White Birch 18" 9003 Eur'opean White Birch 22" '11ElEMIIMIINPAMMilIMMIVOMIIIIPM■LIVIII:■.3MiNOMOW104. .,r11151115116041111111i111WiditiMeASIIIEMINWISZAIREIMMIMICOSIMF I 9004 European White Birch 16" — Vary 'Illerw Var. IIIIIIKP"t"*Iry"1"111111111r. it i 9005 Chestnut 58" I- tal OD -I r 4) . 900„fall Ivaly, ' I r 1 dirk I 9006 Western Reckedar 14" 9007 Black Cottonwood 30"x 2 , 9008 European White Birch 18" I I I I I r I IN/ 9009 European White Birch 22" I 7 8 9 10 11 12 o•-:e.! I 9010 European White Birch 22" I . soil< /11 0 I 9011 European White Birch 24" 9012 Western Redcedar 28" 1 9 lilt/ I 9013 Apple 27" I I I i ! I ! i I : Ilk ,t —--_ "I"S"..—Ro ' , ' • 1 I NOTES ..._. .1 . .7 = • - • ... - 1 mai I - - _ _I -SEE ARBORISTS REPORT FOR TREE FAN NO _ - . •....= -.., ----,,zA I ASSESSMENT. 40* +,,x+s+4,,,o ! I I I -153" TOTAL CAUPER INCHES TO BE REMOVED &MITIGATED ON SITE. RANCH , I I I -TOTAL PROPOSED TREE CAUPER INCHES = (2" x 45) + (4" x 16) = 154" (61 TREES) PRELIMINARY SITE PLAN -FINAL LOCATION OF MITIGATION PLANTINGS TO SCALE: 1" = 30' BE DETERMINED BY BUILDER AND LANDSCAPER SUBDIVISION AT TIME OF BUILDING PERMITS. PLANT SCHEDULE STREET TREES CITY SIZE SPACING BOTANICAL NAME COMMON NAME ,Iiiiir.41IN 6 2"CAL 30 O.C. 0 J FRAXINUS OXYGARPA IRAYUJOOD. RAYWOOD ASI4 PYRDS GALLERY-ANA TREE REMOVAL, MITIGATION & 12 2"CAL 30 O.C. ARISTOCRAT' ARISTOCRAT PEAR STREET TREE PLAN MITIGATION TREES OTT SIZE SPACING BOTANICAL NAME COMMON NAME 0 IS 2"CAL AS 514OWN ACER CIRCINATUM q J8 6 2"CAL AS SHOWN ACER MACROPHYLLUM 6, 2"CAL AS SHOUN ALNUS RUBRA I2 2"CAL AS SHOWN CERCIS OCCIDENTALS 3 2"CAL AS SI-401UN FRAXINUS LATIFOLIA If, 5-& e40" AS 5140111N PSEUDOTSUGA MENZIESII VINE MAPLE BIGLEAF MAPLE RED ALDER WESTERN REDBUD OREGON ASH DOUGLAS FIR 6 ;41 alpha COMMUNITY DEVELOPMENT "..0,... '..;•41g.a) • 4"CAL AT BASE PROJECT NO.: 328-039 TOTAL NUMBER OF PROPOSED TREES x 61(EXCLUDING 5 ite.6 I TREF-5) TYPE: PLANNING SCALE REVIEWED BY: ei EXISTING DECIDUOUS TREES 30 0 15 30 60 • • MI Aft EXISTING EVERGREEN TREES • • • .. = X EXISTING TREES TO BE REMOVED 1 IN 30 FT NAproj\328-039\clwg\Planning\Sheets\328-039-TREE clwg-SHEET:TREE Feb 28.2007-11:04am sms ARBORIST REPORT Walter H.Knapp Silviculture& Urban Forestry January 7, 2007 14775 SW 76TH AVENUE ARBORIST REPORT AND TREE PROTECTION PLAN' Site Description The residential property at 14775 SW 76th Avenue in Tigard does not have high quality trees. Of the 14 trees inventoried, six trees (43%) are non-sustainable because of poor condition, with hazardous branches and substantial amounts of trunk decay (Table 1). No serious defects were noted on two Western redcedar trees and six European white birch trees. Table 1. Tree inventory for 14775 SW 76th Avenue. Point# Species DBH Comments-Condition Treatment Prescription 9000 Douglas-fir 33 Topped; under power line- Remove for condition not sustainable. Likely decay in top 9001 European white birch 13 Thin crown, low vigor Remove for construction 9002 European white birch 18 No defects noted Remove for construction 9003 Furor-an whitebirch 22 No defects-noted- Remove-for-construction---- -- 9004 European white birch 16 No defects noted Remove for construction 9005 chestnut 58 Decay-scaffold branches, Remove for condition hazard beams,poor pruning 9006 western redcedar 14 Crown radius-9-feet Potential retention 9007 black cottonwood 30x2 Codominant stems, included Remove for condition bark. Weak-wooded species. 9008 European white birch 18 No defects noted Remove for construction 9009 European white birch 22 Decay-upper bole Remove for condition 9010 European white birch 22 Decay-upper bole Remove for condition 9011 European white birch 24 No defects noted Remove for construction 9012 Western redcedar 28 Crown radius is 18-feet Remove for construction 9013 apple 27 Decay Remove for condition The inventory,analysis,and tree report were completed with the assistance of Morgan E.Holen, Certified Arborist, ISA PN-6145A, Forest Biologist, PBS Environmental. 7615 SW Dunsmuir Lane, Tigard,OR 97007 Phone: (503) 646-4349 Fax: (503)265-8117 Page 2 1/15/2007 0680 Fanno Ranch Report doc Tree Protection Only one tree, a 14-inch diameter western redcedar, has potential for retention. If the tree is retained, protection fencing will be needed at the dripline to prevent soil compaction and other root damage.No grade change or other disturbance will be permitted within the protected area. The prescription for this tree will be finalized later in the planning process. Tree Mitigation Eight non-hazardous trees will be removed for construction. These trees are larger than 12 inches in diameter and will require mitigation under the City of Tigard tree ordinance. 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. If the 14-inch diameter cedar is protected and retained, the mitigation calculations will be adjusted. Table 2. Prescription summary for 14775 SW 76th Avenue. Prescription Number Sum of of Trees DBH Remove for condition 6 214 Remove for construction 8 153 Total 14 367 A total of 153 diameter inches will need mitigation. This is the equivalent of planting 76.5 trees of 2-inch caliper. Payment in lieu would be approximately $19,125, based on a cost of$125 per inch removed. Summary All 14 trees on the site are planned for removal at this time. Six of these will be removed for poor or hazardous condition, and 8 trees requiring mitigation are currently planned to removed because of construction. %•4 9 Walter H. Knapp Certified Forester, SAF 406 Certified Arborist, ISA PN-0497 7615 SW Dunsmuir Lane, Tigard, OR 97007 Phone:(503) 646-4349 Fax:(503)265-8117 LAND USE PROPOSAL DESCRIPTION 120 DAYS = 6/28/2007 FILE NO.: SUBDIVISION (SUB) 2007-00001 FILE TITLE: FANNO RANCH SUBDIVISION APPLICANT: Fanno Creek Ranch,LLC OWNER: Cornutt Enterprises,LLC 9200 SW Nimbus Avenue 11720 SW Lynn Beaverton, OR 97008 Tigard,OR 97223 APPLICANT'S Kasten Van Loo REP: Alpha Community Development 9200 SW Nimbus Avenue Beaverton,OR 97008 REQUEST: A request for Subdivision approval to divide a 1.78 acre parcel into twelve (12) single-family lots. LOCATION: South of SW Bonita Road at 14775 SW 76th Avenue;WCTM 2S112BD,Tax Lot 00600. ZONE: R-7: Medium Density Residential District. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 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: MARCH 9,2007 DATE COMMENTS ARE DUE: MARCH 23,2007 HEARINGS OFFICER :MON.) DATE OF HEARING: TIME: 7:00 PM PLANNING COMMISSION :MON.) DATE OF HEARING: TIME: 7:00 PM CITY COUNCIL TUES.) DATE OF HEARING: TIME: 7:30 PM E STAFF DECISION (TENTATIVE)DATE OF DECISION: MAY 1,2007 COMPONENTS RELATED TO THE PROJECT AVAILABLE FOR VIEWING IN THE PLANNING DIVISION ®VICINITY MAP ® U tILITY PLANS ® EXISTING CONDITIONS ®SITE PLAN ® TREE PLAN ® IMPACT STUDY ®NARRATIVE ® SIGHT DISTANCE CERTIF. ® STORM H2O ANALYSIS STAFF CONTACT: Gary Pagenstecher,Associate Planner (503) 639-4171,extension 2434 City of Tigard, Oregon - 13125 SW Hall Blvd. • Tigara, OR 97223 • ,.. March 1, 2007 T I GARD Kirsten Van Loo Fanno Creek Ranch,LLC 9200 SW Nimbus Ave Beaverton, OR 97008 RE: Completeness Review-Fanno Creek Ranch Subdivision Case File No. SUB2007-00001 Dear Ms.Van Loo: The City received your supplemental application materials on February 28, 2007 for Subdivision Review (SUB2007-00001) to create 12 residential lots ranging in size between 4,970 and 5,139 square feet. Staff has completed a preliminary review of the submittal materials and has determined that the application can be deemed complete as of the date your submittal was received. The formal comment and review process will begin,which typically takes 6 to 8 weeks. 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, f l2 V � Gary Pagenstecher Associate Planner Phone: 503.639.4171 • Fax: 503.684.7297 • www.tigard-or.gov • TTY Relay: 503.684.2772 4tctIpha COMMUNITY DEVELOPMENT Letter of Transmittal DATE: February 28, 2007 ATTENTION: Gary Pagenstecher TO: City of Tigard Hall Boulevard Tigard, Oregon RE: Fanno Ranch PROJECT NO.: 328-039 Via: X Messenger: ❑ First Class Mail ❑ Overnight Delivery ❑ Pick-up ❑ Electronic Rush / Route Transmitted: X FOR APPROVAL ❑ FOR REVIEW AND COMMENT ❑ FOR YOUR USE ❑ AS REQUESTED Attached: COPIES DATE DESCRIPTION 7 2/28 Complete submittal package with reduced dwgs 3 2/28 Full sized plan sets 7 2/28 11 x 17 plan sets 1 2/28 8 1/2 x 11 plan set REMARKS: The affidavits for the neighborhood meeting requirements are included in the specified tab. The public Facility plan check items have been addressed on the plan set and with additional materials under the Impact Statement tab. The envelopes are included with this submittal package. SIGNED: Kirsten Van Loo Kirsten Van Loo CC: Plaza West,Suite 230,9600 SW Oak,Portland,Oregon 97223♦ [T]503-452-8003[F]503-452-8043 City of Tigard, Oregon • 13125 SW Hall Blvd. • Tigard, OR 97223 February 13,2007 ; ; Kirsten Van Loo =::j Fanno Creek Ranch,LLC T I G A 9200 SW Nimbus Ave Beaverton,OR 97008 RE: Completeness Review-Fanno Creek Ranch Subdivision Case File No. SUB2007-00001 Dear Ms.Van Loo: The City received your application on January 25,2007 for Subdivision Review(SUB2007-00001) to create 12 residential lots ranging in size between 4,970 and 5,139 square feet. Staff has completed a preliminary review of the submittal materials and has determined that the following additional information is necessary before the application can be deemed complete: 1. Neighborhood Meeting: The materials submitted for your neighborhood meeting do not include the required affidavits for posting and mailing. In addition, it appears as though there were no attendees at the meeting. Due to the confusion in the notice letters it seems possible that no one knew of the meeting. Please provide signed affidavits, a complete attendees list, and a narrative account of the effort made to ensure neighborhood participation. 2. Public Facility Plan Checklist:Address the four items noted in the enclosed Public Facility Plan Checklist. If you have questions regarding these items,please contact Kim McMillan (503) 639-4171. 3. Envelopes: Your narrative states that envelopes were submitted with the application. However, we have no record that they were indeed submitted. 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. 4. Application Copies: Please Submit 7 copies of your revised and new materials (including all elements of the submittal, collated and bound). Phan 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,and one copy at 81/2"x 11" for our records. Once this additional information is submitted, staff will review the additional materials to determine if the application is complete. Once the application has been deemed complete, the formal comment and review process will begin, which typically takes 6 to 8 weeks. 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, f� 74-±-rl i'[A2 Gary Page stecher Associate Planner Phone: 503.639.4171 • Fax: 503.684.7297 • www.tigard-or.gov • TTY Relay: 503.684.2772 PUBLIC FACILITY PLAN Project: • .no Ranch SUB COMPLETENESS CHECKLIST Date: 2/7/07 GRADING ® Existing and proposed contours shown. ❑ Are there grading impacts on adjacent parcels? How will runoff be collected along N PL ❑ Adjacent parcel grades shown. ❑ Geotech study submitted? STREET ISSUES ® Right-of-way clearly shown. ® Centerline of street(s) clearly shown. ® Street name(s) shown. ® Existing/proposed curb or edge of pavement shown. ® Street profiles shown. ❑ Future Street Plan: Must show street profiles, topo on adjacent parcel(s), etc. ❑ Traffic Impact and/or Access Report ® Street grades compliant? ❑ Street/ROW widths dimensioned and appropriate? ❑1 Private Streets? Less than 6 lots and width appropriate? I Other: Street Width Show how trips from this project and surrounding existing and future development will not exceed 500 ADT 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? STORM DRAINAGE AND WATER QUALITY ISSUES ® I Existing/proposed lines shown? Z II Preliminary sizing calcs for water quality/detention provided? ❑ Water quality/detention facility shown on plans? Both CBs on Cornutt Street should have cartridges or the lines should be reconfigured ❑ Area for facility match requirements from calcs? ❑ Facility shown outside any wetland buffer? ❑ Storm stubs to adjacent parcels required/shown? The submittal is hereby deemed I I COMPLETE INCOMPLETE REVISED: 02/06/07 _ By: STY Date: 2/7/07 REVISED: 02/06/07 LANDProject: 1=', rue �«7 .T�<31o07- / USE APP�ICA■ iON Date: Z.l / /o 7 COMPLETENESS REVIEW COMPLETE SINCOMPLETE STANDARD INFORMATION: ,T Deed/Title/Proof Of Ownership • Neighborhood Mtg.Affidavits, Minutes, List Of Attendee Impact Study(18.390) g. USA Service Provider Letter /b- • Construction Cost Estimate ❑ #Sets Of Application Materials/Plans Pre-Application Conference Notes ❑ Envelopes With Postage(Verify Count) PROJECT STATISTICS: J - Building Footprint Size ❑ %Of Landscaping On Site ❑ %Of Building Impervious Surface On Site 12i Lot Square Footage PLANS DIMENSIONED: 7 /fE1 Building Footprint Parking Space Dimensions(Include Accessible&Bike Parking)El Truck Loading Space Where Applicable Building Height /74=1 Access Approach And Aisle J-2" Visual Clearance Triangle Shown ADDITIONAL PLANS: ..0 Vicinity Map rile Architectural Plan Tree Inventory .12' Existing Conditions Plan ,21-- Landscape Plan Site Plan _❑ Lighting Plan TREE PLAN 1 MITIGATIQN PLAN: ....-E1---- I ii v-el--Irf-N( 2- P 1-- ADDITIONAL REPORTS: (list any specia reports) El El RESPONSE TO APPLICABLE CODE SECTIONS: ❑ 18.330(Conditional Use) ❑ 18.620(Tigard Triangle Design Standards) E] 18.765(Off-Street Parking/Loading Requirements) ❑ 18.340(Directors Interpretation) ❑ 18.630(Washington Square Regional Center) ❑ 18.775(Sensitive Lands Review) ❑ 18.350(Planned Development) Q 18.705(AccesslEgress/Circulation) ❑ 18.780(Signs) ❑ 18.360(Site Development Review) ❑ 18.710(Accessory Residential Units) ❑ 18.785(Temporary Use Permits) ❑ 18.370(Variances/Adjustments) el 18.715(Density Computations) .E] 18.790(Tree Removal) ❑ 18.380(Zoning Map/Text Amendments) ❑ 18.720(Design Compatibility Standards) Q 18.795(Visual Clearance Areas) ❑ 18.385(Miscellaneous Permits) © 18.725(Environmental Performance Standards) ❑ 18.797(Water Resources MR)Overlay Distract) Q 18.390(Decision Making Procedures/impact Study) ❑ 18.730(Exceptions To Development Standards) ❑ 18.798(Wireless Communicabon Facilities) ❑ 18.410(Lot Line Adjustments) ❑ 18.740(Historic Overlay) ❑ 18.810(Street&Utility Improvement Standards) ❑ 18.420(Land Partitions) ❑ 18.742(Home Occupation Permits) ® 18.430(Subdivisions) 0 18.745(Landscaping&Screening Standards) Q 18.510(Residential Zoning Districts) ❑ 18.750(Manufactured/Mobil Home Regulations) ❑ 18.520(Commercial Zoning Districts) ❑ 18.755(Mixed Solid Waste/Recycling Storage) ❑ 18.530(Industrial Zoning Districts) ❑ 18.760(Nonconforming Situations) ADDITIONAL ITEMS: I:\curpin\masters\revised\land use application completeness review.dot REVISED: 17-Jan-oi 7 -1 -aI ha p COMMUNITY DEVELOPMENT Transmittal DATE: January 25, 2007 TO: City of Tigard Community Development-Current Planning 13125 SW Hall Blvd. Tigard, OR 97223 RE: Fanno Ranch 12-Lot Subdivision Via: ® Messenger: ❑ Mail ❑ Overnight ❑ Pick-up ❑ Electronic Rush / Route ❑ Fax pages (including this page) Fax No. 000-000-0000 Transmitted: ® FOR APPROVAL ® FOR REVIEW AND COMMENT ❑ FOR YOUR USE ❑ AS REQUESTED Attached: COPIES 3 DATE DESCRIPTION Subdivision Application & Supporting Documents 3 Full size plan sets REMARKS: SIGNED: A . , , knj - — — 'ine Adams CC: PROJECT NO: 328-039 9200 SW Nimbus Avenue,Beaverton,Oregon 97008• [T]503-452-8003[F]503-452-8043 ADDITIONAL DOCUMENTS 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 n LAND USE APPLICATION SUBDIVISION TIGARaa DATE OF NOTICE: March 9,2007 FILE NUMBER: SUBDIVISION (SUB) 2007-00001 FILE TITLE: FANNO RANCH SUBDIVISION REQUEST: A request for Subdivision approval to divide a 1.78 acre parcel into twelve (12) single-family lots. LOCATION: South of SW Bonita Road at 14775 SW 76th Avenue;WCTM 2S112BD,Tax Lot 00600. ZONE: R-7: Medium Density Residential District. The R-7 zoning district is designed to accommodate attached single-family homes,detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 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 MARCH 23, 2007. All comments should be directed to Gary Pagenstecher. Associate Planner 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 garyWtigard-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 DE CI SION-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 MAY 1, 2007. IF YOU PROVIDE COMMENTS, YOU WILL BE SENT A COPY OF THE FULL DECISION ONCE IT HAS BEEN RENDERED. WRI"FIEN 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 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 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." 714WITIr - -5 VICINITI'h1AP 11.. i111c �� ,�On∎ a:Ai"' �G `� SC11200 -00001 ��'�111:3 i F_�NNO RANCH x 12 1 -Ella LEGEND:_ SUBJECT III-, = .■� is I ® BONI TA RO --_ SITE -Av., .�.• �:�o I� 1 4 111111111 - 9 B !!!! ■ CD 0 5.m �� _III :4��� �. I�� T�yL rte; ."!l Mil ail \ • ■ ilIr111! IIM r a N Ell ■ 1, „ IBM" 71(:1 11 lit !!r = MN M -,M M ro . aunty.m. nit/.evebpment -a dote M& '.., :1me¢eNM :.E.1= • NOTICE OF TYPE II DECISION SUBDIVISION (SUB) 2007-00001 FANNO RANCH SUBDIVISION 120 DAYS = 6/28/2007 SECTION I. APPLICATION SUMMARY FILE NAME: FANNO RANCH SUBDIVISION CASE NO.: Subdivision(SUB) SUB2007-00001 REQUEST: The applicant is requesting approval to divide a 1.78 acre parcel into twelve (12) single-family lots. APPLICANT: Fanno Creek Ranch,LLC OWNER: Cornutt Enterprises LLC 9200 SW Nimbus Avenue 11720 SW Lynn Avenue Beaverton,OR 97008 Tigard,OR 97223 APPLICANT: Kirsten Van Loo Alpha Community Development 9200 SW Nimbus Avenue Beaverton,OR 97008 COMPREHENSIVE PLAN DESIGNATION: R-7;Single-Family,Medium-Density Residential ZONE: R-7: Medium-Density Residential District. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. LOCATION: South of SW Bonita Road at 14775 SW 76th Avenue;WCIIVI 2S112BD,Tax Lot 00600. 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. The findings and conclusions on which the decision is based are noted in the full decision,available at City Hall. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. All documents and applicable criteria in the above-noted file are available for inspection at no cost or copies can be obtained for twentyfive cents (25G) per page,or the current rate charged for copies at the time of the request. SECTION III. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies J Final Decision: THIS DECISION IS FINAL ON MAY 2,2007 AND EFFECTIVE ON MAY 17, 2007 UNLESS AN APPEAL IS FILED. eat: The Director's Decision is final on the date that it is mailed. Any party with standing as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant,the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues.properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing,subject to any additional rules of procedure that maybe adopted from time to time by the appellate body. r THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON MAY 16, 2007. stion-s: 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. — '� .'p =;�..,,,, I i VIQNITY MAP I. II�����r �/ SUB2007-00001 lk iiil ® nnu —,illy UBDIOVISIO N � .11111 ;�I,11111X11 - SUBJECT l ! iiiir" I®. , ( I_ SITE lulriliti . !MIN-IIII Ills I oe `` ll rifif �: a a ,e,. 1. ,, 1 2 1 1...1 r iT i= 'ilk \ us 4 !lam $ \II ..._1. ..... ...7- 1 ipm ..,„, , 1 Iii r. IIIIIr ______ il, Al ilitt:.! — Aiii IMUY.■■• - City of Tigard, Oregon 13125 SW Hall Blvd. • Tig, OR 97223 • wI • NI TIGARD June 24,2010 Fanno Creek Ranch LLC 9200 SW Nimbus Ave. Beaverton, OR 97008 RE: Subdivision case number: SUB2007-00001 To Whom It May Concern: On April 27, 2010 the Tigard City Council passed an ordinance to amend the Tigard Community Development Code (TDC) chapters 18.360 Site Development Review, 18.420 Land Partitions, and 18.430 Subdivisions. The approved amendments were in response to the economic downturn. Automatic extensions were granted to these three types of land use cases that would expire during a certain time frame. Our records indicate that you received approval for a Subdivision (SUB) that may have been affected by this code amendment(see case number above). If your approved SUB has a lapsing date between July 1, 2008 and December 31, 2010, then the approval is automatically extended through December 31, 2011. The new approval period will lapse after this date if: 1) a final plat has not been submitted; or 2) the final plat does not conform to the preliminary plat as approved or approved with conditions. No action is required on your part for the extension because it is automatic. A copy of this letter will be placed in the land use file. A copy of the ordinance with adopted language for Subdivisions is enclosed. If you have any questions or concerns regarding the extension or code amendment, please contact me at (503) 718-2437 or 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 I 4 41 RI City of Tigard ��a� F 111111 1 • 13125 SW Hall Blvd. G �, ;i - • w` �'� �6 VIINEV aowt: TIGARD Tigard, Oregon 97223 ° ` ` � g g e�, jr4..4{r... $ 00.440 A {,}�..�.. 02 1M G`��V o -+�• ' - 0004227235 JUN 24 2010 nGGL ��� -L"=• MAILED FROM ZIP CODE 97223 G Fanno Creek Ranch LLC 9200 SW P H ��+ Beaverton Nxxxa 9TO '3E 1 OD oer2nr1O RETURN TO SENDER NOT DELIVERABLE AS ADDRESSED UNABLE TO FORWARD ETC: 97222035799 X2829--35289--24-40 ;_:-.z...;�:QT�23 01457 111 11111171;1 111,111111 flit$1111111111111111111111111h11111 t1