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HomeMy WebLinkAboutSUB2005-00002 SUB2005 -00002 SUMMIT RIDGE SUBDIVISION - PHASE 4 NOTICE OF TYPE II DECISION h. "It "URBAN SERVICE AREA" ,1, - , SUBDIVISION (SUB) 2005-00002 CITOFTIGARD x;', `$ Community Devetopment SUMMIT RIDGE SUBDIVISION - PHASE 4 Shaping A Better Community 120 DAYS = 7/20/2005 SECTION I. APPLICATION SUMMARY "URBAN SERVICE AREA" FILE NAME: SUMMIT RIDGE SUBDIVISION - PHASE 4 CASE NO.: Subdivision (SUB) SUB2005-00002 REQUEST: A request for Subdivision approval to create 5 lots ranging in size between 5,477 and 6,280 square feet (5,798 square feet on average) from a % acre portion of the Alberta Rider School property. OWNER: Tigard Tualatin School District APPLICANT: Venture Properties, Inc. 6960 SW Sandburg Street 4230 SW Galewood, Suite 100 Tigard, OR 97223 Lake Oswego, OR 97035 APPLICANT'S: Alpha Community Development REP. Attn: Michael Van Loo 9600 SW Oak Street, Suite 230 Portland, OR 97223 COMPREHENSIVE PLAN DESIGNATION: R-7; Single-Family, Medium-Density Residential. ZONE: R-7 Medium Density Residential. 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: East of Alberta Rider School, on SW Greenfield Drive; WCTM 2S109AD, Tax Lot 1300 (portion). APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390 (Decision Making Procedures); 18.430 (Subdivision); 18.510 (Residential Zoning Districts); 18.705 (Access, Egress and Circulation); 18.715 (Density Computation); 18.745 (Landscapin and Screening); 18.765 (Off-Street Parking); 18.790 (Tree Removal); 18.795 isual Clearance Areas); and 18.810 (Street and Utility Improvement Standards ; Bull Mountain Community Plan. 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 26 SUB2005-00002—SUMMIT RIDGE SUBDIVISION PHASE 4 CONDITIONS OF APPROVAL PRIOR TO COMMENCING ANY ON-SITE IMPROVEMENTS, INCLUDING TREE REMOVAL, CLEARING, GRADING, EXCAVATION, AND/OR FILL, THE FOLLOWING CONDITIONS SHALL BE SATISFIED: e app scant s a prepare a cover etter an• su•mit it, a ong wit any supporting •ocuments and/or plans that address the following requirements to the CURRENT PLANNING DIVISION, ATTN: MORGAN TRACY 503-639-4171, EXT 2428. The cover letter shall clearly identify where in the submittal the required information is found: 1. Prior to any site work, the applicant shall submit a street utility plan that shows the location, species, and size (minimum 2-inch caliper) of required street trees along the public streets per the City's spacing standards of Section 18.745.040(C). Selection of the tree species will be to match the approved species selected for the adjacent Arbor Summit subdivision. 2. Prior to any site work, the applicant shall submit an erosion control plan that identifies areas for re-vegetation, topsoil storage areas, methods of replanting and topsoil restoration in accordance with Section 18.745.060. 3. Prior to any site work, the applicant shall consult with a certified arborist to prepare an accurate inventory of the type, size, and location of all trees greater than 6" diameter on the site. A mitigation program shall also be prepared identifying how 100% of the caliper inches from the trees greater than 12" diameter will be replaced, if any such trees are found on site. If proposing to replant, the applicant shall submit a cash assurance for the value of the trees assessed at $125 per caliper inch. The assurance shall be returned to the applicant upon completion of the replanting. If the replanting has not been completed by the final inspection on the last lot or two years whichever occurs first, the City may collect the assurance. If proposing to pay the fee in lieu, such payment shall occur prior to final plat approval. 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) 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.ci.tigard.or.us). 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 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. All construction vehicle parking shall be provided on-site. No construction vehicles or equipment will be permitted to park on the adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application, and shall include the vehicles of all suppliers and employees associated with the project. NOTICE OF DECISION PAGE 2 OF 26 SUB2005-00002-SUMMIT RIDGE SUBDIVISION PHASE 4 7. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, indicating that they will construct the following frontage improvements along SW Greenfield Drive as a part of this project: A. 5-foot concrete sidewalk with 5-foot planter strip; B. street trees in the planter strip spaced per TDC requirements; C. streetlight layout by applicant's engineer, to be approved by City Engineer; and D. driveway apron. 8. The applicant shall provide connection of proposed lots to the public sanitary sewerage system. A CWS connection permit is required to connect to the existing public sanitary sewer system. 9. The applicant shall obtain CWS approval for the stormwater connections and provide detention, if required by CWS. 10. 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. 11. The applicant shall obtain CWS approval for the proposed water quality treatment for the 5 lots. 12. An erosion control plan shall be provided as part of the Public Facility Improvement (PFI) permit drawings. The plan shall conform to the "Erosion Prevention and Sediment Control Design and Planning Manual, February 2003 edition." THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the CURRENT PLANNING DIVISION, ATTN: MORGAN TRACY 503-639-4171, EXT 2428. The cover letter shall clearly identify where in the submittal the required information is found: 13. Prior to final plat approval, the applicant shall ensure that the portion of the development site that is within the urban services area is annexed into the City of Tigard. 14. Prior to final plat approval the applicant shall sign and submit a Sign Compliance Agreement form. 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: 15. Prior to final plat approval, the applicant shall pay the addressing fee. (STAFF CONTACT: Shirley Treat, Engineering). 16. 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). These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: • GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. NOTICE OF DECISION PAGE 3 OF 26 SUB2005-00002-SUMMIT RIDGE SUBDIVISION PHASE 4 • 17. 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 Greenfield Drive shall be made on the final plat. E. The public water line easement, as required by the City of Tigard Water Department, shall be made on the final plat. F. 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. G. 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: e app scant s a prepare a cover etter an• su•mit it, a ong wit any supporting •ocuments 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: 18. Prior to issuance of building ermits, 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). 19. Prior to issuance of building permits, the applicant shall provide the Engineering Department with a "photomylar" copy of the recorded final plat. 20. 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. 21. Any necessary off-site utility easements shall be the responsibility of the applicant to obtain and shall be submitted to and accepted by the City prior to issuance of a building permit. 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. NOTICE OF DECISION PAGE 4 OF 26 SUB2005-00002-SUMMIT RIDGE SUBDIVISION PHASE 4 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 A• •Iication Submission Re•uirements: ree copies o e su••'vision pa prepare. .y a an• surveyor licensed to practice in Oregon, and necessary data or narrative. The subdivision plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. STREET CENTERLINE MONUMENTATION SHALL BE PROVIDED AS FOLLOWS: Centerline Monumentation In accordance with Oregon Revised Statutes 92.060, subsection (2), the centerline of all street and roadway rights-of-way shall be monumented before the City accepts a street improvement. The following centerline monuments shall be set: 1. All centerline-centerline intersection points; 2. All cul-de-sac center points; and 3. Curve points, beginning and ending points (PC's and PT's). All centerline monuments shall be set during the first lift of pavement. Monument Boxes Required Monument boxes conforming to City standards will be required around all centerline intersection points, cul-de-sac center points, and curve points. The tops of all monument boxes shall be set to finished pavement grade. 18.810 Street & Utility Improvement Standards: 18.810.120 Utilities All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface-mounted transformers, surface-mounted connection boxes, and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above. NOTICE OF DECISION PAGE 5 OF 26 SUB2005-00002-SUMMIT RIDGE SUBDIVISION PHASE 4 18.810.130 Cash or Bond Required All improvements installed by the subdivider shall be guaranteed as to workmanship and material for a period of one year following acceptance by the City. Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer. The cash or bond shall comply with the terms and conditions of Section 18.810.180. 18.810.150 Installation Prerequisite No land division improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans therefore have been approved by the City, permit fee paid and permit issued. 18.810.180 Notice to City Required Work shall not begin until the City has been notified in advance. If work is discontinued for any reason, it shall not be resumed until the City is notified. 18.810.200 Engineer's Certification The land divider's engineer shall provide written certification of a form provided by the City that all improvements, workmanship and materials are in accord with current and standard engineering and construction practices, and are of high grade, prior to the City acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. SECTION III. BACKGROUND INFORMATION Site History: The subject site is a remnant portion of the previously approved Alberta Rider Elementary School property (CUP2003-00012). A lot line adjustment was approved (MIS2004-00018) and recorded as survey no. 29834. The conditional use approval contemplated that a portion of the site would be developed with houses. Reducing the site size in this location does not affect the findings for granting the previous conditional use. The site is adjacent to the recently approved and under construction Arbor Summit subdivisions. The affected parcel is outside the current city limits but is within the Urban Services Area, and is therefore under the City of Tigard's planning review. Proposal Description: A request for approval of phase 4 of the Summit Ridge Subdivision to create 5 lots ranging in size between 5,477 and 6,280 square feet (5,798 square feet on average). Vicinity Information: The proposed development lies within unincorporated Washington County between SW Bull Mountain Road and SW Beef Bend Road and is accessed from SW Greenfield Avenue. The entire area is zoned R-7. SECTION IV. COMMENTS FROM PROPERTY OWNERS WITHIN 500 FEET The City mailed notice to property owners within 500 feet of the subject site. No comments were received. NOTICE OF DECISION PAGE 6 OF 26 SUB2005-00002-SUMMIT RIDGE SUBDIVISION PHASE 4 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. A. •Iicable Develo•ment Code Sections :. I -esi.en la zoning •istric s 18.705 Access, Egress and Circulation) 18.715 Density) 18.730 Exceptions to Development Standards) 18.745 Landscaping and screening) 18.765 Off-street parking and loading requirements) 18.780 Signs) 18.790 Tree 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) E. Bull Mountain Community Plan The proposal contains no elements related to the provisions of these Specific Development Standard Code Chapters: 18.710 (Accessory Residential Units), 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), 18.785 (Temporary Uses), and 18.798 (Wireless Communication Facilities). These chapters are, therefore, found to be inapplicable as approval standards. SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS A — SUBDIVISION GENERAL PROVISIONS: 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. The applicant has submitted a preliminary plat for approval consideration. Final plat review will occur after the decision is final. Compliance with ORS Chapter 92. All subdivision proposals shall be in conformity with all state regulations set forth in ORS Chapter 92, Subdivisions and Partitions. The applicant is responsible for ensuring that the plat satisfies any requirements of Oregon Revised Statutes (ORS) Chapter 92 beyond what is already required in the Tigard Development Code. Such conformance is assured through Washington County's plat review. Future Re-Division. When subdividing tracts into large lots, the Approval Authority shall require that the lots be of such size and shape as to facilitate future re-division in accordance with the requirements of the zoning district and this title. None of the lots within this particular phase are large enough to be redivided. This standard is not applicable. NOTICE OF DECISION PAGE 7 OF 26 SUB2005-00002-SUMMIT RIDGE SUBDIVISION PHASE 4 • Lot Size Averaging: Section 18.430.020.D states lot size may be averaged to allow lots less than the minimum lot size allowed in the underlying zoning district as long as the average lot area for all lots is not less than allowed by the underlying zoning district. No lot created under this provision shall be less than 80% of the minimum lot size allowed in the underlying zoning district. None of the lots are less than the 5,000 square foot minimum size. Therefore, this standard is met. Temporary sales office. Temporary sales offices in conjunction with any subdivision may be granted as set forth in Chapter 18.785, Temporary Uses. The applicant has not proposed a sales office; however, if one is later requested, it will be reviewed through a separate temporary use permit process. Minimize flood damage. All subdivision proposals shall be consistent with the need to minimize flood damage. Due to the topography of the site, storm water is anticipated to leave the site and not cause flooding. Storm water detention facilities will regulate the discharge so as to ensure downstream properties are likewise protected. Storm drainage is described in greater detail in the Street and Utility Improvement section, later in this decision. 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 site is not within nor adjacent to the 100-year floodplain. This standard is not applicable. 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. There are no flood hazards identified for this site. Need for adequate drainage. All subdivision proposals shall have adequate drainage provided to reduce exposure to flood damage; and Drainage is discussed in greater detail under the Street and Utility Improvement section and addresses issues related to storm water detention facilities. 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). The base flood elevation is approximately 135 feet above sea level, measured at the nearest flood prone area (Tualatin River). The low point of the project site is approximately 510 feet above sea level. Section 18.430.030 (E) describes the approval process for Phased Developments. The Approval Authority may approve a time schedule for developing a subdivision in phases, but in no case shall the actual construction time period for any phase be greater than two years without re-applying for a preliminary plat. The criteria for approving a phased site development review proposal are: NOTICE OF DECISION PAGE 8 OF 26 SUB2005-00002-SUMMIT RIDGE SUBDIVISION PHASE 4 A. The public facilities shall be scheduled to be constructed in conjunction with or prior to each phase to ensure provision of public facilities prior to building occupancy; B. The development and occupancy of any phase shall not be dependent on the use of temporary public facilities: The application for phased development approval shall be reviewed concurrently with the preliminary plat application and the decision may be appealed in the same manner as the preliminary plat. The present application is for a subsequent single phase following Summit Ridge phased development, and therefore this standard is not applicable. The Approval Authority may approve, approve with conditions or deny a preliminary plat based on the following approval criteria: The proposed preliminary plat complies with the applicable zoning ordinance and other applicable ordinances and regulations; Compliance with the zoning ordinance and other applicable ordinance and regulations will be assured through review and imposition of conditions of approval as necessary, as outlined in this decision. The City of Tigard signed an Intergovernmental Agreement (IGA) with Washington County when it agreed to take over planning jurisdiction in the urban services area. The urban services area is the area outside of the current Tigard City Limits, but within Tigard's Urban Growth Boundary. It is the area in which Tigard is anticipated to grow. Fundamental to the agreement between Tigard and Washington County is the understanding that areas in the urban services area will, over time, be incorporated into the City of Tigard as they are more intensively developed and as they require urban services. The proposed development will greatly intensify the need for urban services in this area. Consequently, the development site should be annexed into the City. To satisfy this concern, the following condition shall apply: CONDITION: Prior to final plat approval, the applicant shall ensure that the portion of the development site that is within the urban services area is annexed into the City of Tigard. The proposed plat name is not duplicative or otherwise satisfies the provisions of ORS Chapter 92; The applicant has submitted a plat name reservation approval from Washington County to demonstrate the plat name is not duplicative. 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 This will be discussed in greater detail under Tigard Development Code (TDC) Chapter 18.705, Access and Chapter 18.810, Street and Utility Improvement Standards. An explanation has been provided for all common improvements. The applicant's narrative provides the necessary explanation. Section 18.430.060A. authorizes the granting of adjustments for subdivisions in accordance with 18.430.050, provided that the application shall be made with a preliminary plat application with the criteria for granting such adjustments are contained in Section 18.370.020 C1. The applicant has not requested any adjustments. FINDING: Based on the analysis above, the proposal meets, or will be conditioned to meet further in this decision, the preliminary plat approval standards for subdivisions. NOTICE OF DECISION PAGE 9 OF 26 SUB2005-00002-SUMMIT RIDGE SUBDIVISION PHASE 4 • B— APPLICABLE TIGARD DEVELOPMENT CODE SECTIONS Residential Zoning Districts (18.510) Lists the description of the residential Zoning District. The site is located in the R-7: Medium-Density residential zoning district. The R-7 zoning district has the following dimensional requirements: STANDARD R-7 Minimum Lot Size Detached unit 5,000 sq. ft. Duplexes 10,000 sq.ft. Average Minimum Lot Width Detached unit lots 50 ft. Duplex lots 50 ft. Maximum Lot Coverage 80% Minimum Setbacks Front yard 15 ft. Side facing street on corner&through lots 10 ft. Side yard 5 ft. Rear yard 15 ft. Side or rear yard abutting more restrictive zoning district 30 ft. Distance between property line and front of garage 20 ft. Maximum Height 35 ft. Minimum Landscape Requirement 20% The proposed lots range in size from 5,477 and 6,280 square feet (5,798 square feet on average). All lots meet the minimum lot width requirements, based on the dimensions provided on the plan. 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. All lots within this subdivision are for single-family units. This is not a planned development, therefore, the setbacks are as prescribed by the base zone. FINDING: Based on the analysis above, the residential zoning district dimensional standards are satisfied. Access Egress and Circulation (18.705): 18.705.036 (C). describes joint access provisions. Owners of two or more uses, structures, or parcels of land may agree to utilize jointly the same access and egress when the combined access and egress of both uses, structures, or parcels of land satisfies the combined requirements as designated in this title, provided: Satisfactory legal evidence shall be presented in the form of deeds, easements, leases or contracts to establish the joint use; and Copies of the deeds, easements, leases or contracts are placed on permanent file with the City. Access to each lot is provided via separate approaches to SW Greenfield Drive, a public street. 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. Access to each lot is provided via separate approaches to SW Greenfield Drive, a public street. Required walkway location. On-site pedestrian walkways shall comply with the following standards: NOTICE OF DECISION PAGE 10 OF 26 SUB2005-00002-SUMMIT RIDGE SUBDIVISION PHASE 4 Walkways shall extend from the ground floor entrances or from the ground floor landing of stairs, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways shall be constructed between new and existing developments and neighboring developments; Within all attached housing (except two-family dwellings) and multi-family developments, each residential dwelling shall be connected by walkway to the vehicular parking area, and common open space and recreation facilities; Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum 6-inch vertical separation (curbed) or a minimum 3-foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards; Required walkways shall be paved with hard surfaced materials such as concrete, asphalt, stone, brick, etc. Walkways may be required to be lighted and/or signed as needed for safety purposes. Soft-surfaced public use pathways may be provided only if such pathways are provided in addition to required pathways. As this proposal is for a single-family development, this standard does not apply. 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. The access proposed conforms to code standards, and the adjoining street has been built to current engineering standards with no unusual attributes. Therefore, the director does not find that hazardous or inadequate access will exist. Direct individual access to arterial or collector streets from single-family dwellings and duplex lots shall be discouraged. Direct access to collector or arterial streets shall be considered only if there is no practical alternative way to access the site. If direct access is permitted by the City, the applicant will be required to mitigate for any safety or neighborhood traffic management (NTM) impacts deemed applicable by the City Engineer. This may include, but will not be limited to, the construction of a vehicle turnaround on the site to eliminate the need for a vehicle to back out onto the roadway. The street adjacent to this development is a neighborhood route and not subject to this standard. 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. The proposed single-family development is exempt from this requirement. NOTICE OF DECISION PAGE 11 OF 26 SUB2005-00002-SUMMIT RIDGE SUBDIVISION PHASE 4 Section 18.705.030.H.1 states that an access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the City and AASHTO. The applicant did not address this section of the code. The adjacent project, Arbor Summit provided sight distance certification for the intersection of Overlook Drive and Greenfield Drive, which is directly across from the proposed lots. Therefore, these lots should also have adequate sight distance upon completion of the street improvements. 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. The proposed driveways are over 400 feet from the intersection of Greenfield Drive and Bull Mountain Road, thereby meeting this criterion. Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. The minimum spacing of local streets along a local street shall be 125 feet. Greenfield Drive is classified as a Neighborhood Route; therefore this standard does not apply. 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; The access and egress into the site itself is discussed later in this decision under the Street and Utility Improvements Standards section of this decision. Access to individual lots will be reviewed for compliance during the building permit phase. 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. 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; • 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%. There are no access drives or other dead ends that would require a turnaround. NOTICE OF DECISION PAGE 12 OF 26 SUB2005-00002-SUMMIT RIDGE SUBDIVISION PHASE 4 Vehicle turnouts, (providing a minimum total driveway width of 24 feet for a distance of at least 30 feet), may be required so as to reduce the need for excessive vehicular backing motions in situations where two vehicles traveling in opposite directions meet on driveways in excess of 200 feet in length; There are no driveways that will exceed 200 feet in length. Where permitted, minimum width for driveway approaches to arterials or collector streets shall be no less than 20 feet so as to avoid traffic turning from the street having to wait for traffic exiting the site. This standard is not applicable as there are no driveway approaches to arterial or collector streets. FINDING: Based on the analysis above, the Access, Egress and Circulation standards have been satisfied. Density Computations and Limitations (18.715): Chapter 18.715 implements the Comprehensive Plan by establishing the criteria for determining the number of dwelling units permitted. The number of allowable dwelling units is based on the net development area. The net area is the remaining parcel area after exclusion of sensitive lands and land dedicated for public 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. Since this is a stand alone phase, the density is assessed by looking at the specific parcel. The parcel is 32,401 square feet. There are no sensitive land areas, parks, roads, or access easements. Therefore the maximum number of lots is 6, and the minimum is 4. The proposal for 5 lots is within these density parameters. Therefore this standard is 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 property line. Department of Environmental Quality (DEQ) rules for visible emissions (340-21-015 and 340-28-070) apply. Vibration. No vibration other than that caused by highway vehicles, trains and aircraft is permitted in any given zoning district which is discernible without instruments at the property line of the use concerned. Odors. The emissions of 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. NOTICE OF DECISION PAGE 13 OF 26 SUB2005-00002-SUMMIT RIDGE SUBDIVISION PHASE 4 Insects and rodents. All materials including wastes shall be stored and all grounds shall be maintained in a manner which will not attract or aid the propagation of insects or rodents or create a health hazard. This is a detached single-family project, which is permitted within the R-7 zone. There is nothing to indicate that these standards will not be met. However, ongoing maintenance to meet these standards shall be maintained and any violation of these standards will be addressed by the City of Tigards' Code Enforcement Officer. FINDING: The Environmental Performance standards are met. Landscaping and Screening (18.745): Chapter 18.745 contains landscaping provisions for new development. Section 18.745.100 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. Section 18.745.030.E states that existing vegetation on a site shall be protected as much as possible (for example, areas not to be disturbed can be fenced as in snow fencing which can be around individual trees). The applicant has not proposed specific tree species or locations for street trees; however, the applicant has indicated that street trees will be provided in accordance with Section 18.745.045(C). Species shall be selected to match those approved for the Arbor Summit subdivision. Section 18.745.040.0 contains specific standards for spacing of street trees as follows: • Small or narrow stature trees (under 25 feet tall and less than 16 feet wide branching) shall be spaced no greater than 20 feet apart; • Medium sized trees (25 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; A final street tree plan shall include trees spaced per the above standards. Section 18.745.050 contains the provisions and requirements for buffering and screening. The Buffering and Screening Matrix (Section 18.745.1) does not require buffering or screening when a single-family detached residential use is proposed adjacent to existing detached single-family dwellings. The Summit Ridge Subdivision site is surrounded by detached single-family homes and undeveloped parcels with R-7 zoning. Therefore, this section does not apply. Section 18.745.060 contains the provisions for re-vegetation where natural vegetation has been removed through grading. Such areas are to be replanted as set forth in this section to prevent erosion after construction activities are completed. The applicant will be required to meet these standards and CWS standards as part of their erosion control permit. A condition will be imposed to ensure that this occurs. FINDING: Based on the analysis above, the applicant has not satisfied the requirement for street trees. The applicant has not provided an erosion control plan. If the applicant complies with the conditions listed below, the standards will be met. CONDITIONS: Submit a street utility plan that shows the location, species, and size (minimum 2- inch caliper) of required street trees along the public streets per the City's spacing standards of Section 18.745.040(C). Selection of the tree species will be to match the approved species selected for the adjacent Arbor Summit subdivision. NOTICE OF DECISION PAGE 14 OF 26 SUB2005-00002-SUMMIT RIDGE SUBDIVISION PHASE 4 Submit an erosion control plan that identifies areas for re-vegetation, topsoil storage areas, methods of replanting and topsoil restoration in accordance with Section 18.745.060. Off-Street Parking and Loading Requirements J18.765): 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. 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 marketing new subdivisions. In accordance with a new policy adopted by the Director's Designee, all new subdivisions must enter into a sign compliance agreement to facilitate a more expeditious court process for citations. CONDITION: Prior to final plat approval the applicant shall sign and submit a Sign Compliance Agreement form. Tree Removal 118.790): Chapter 18.79 .030 requires the submittal of a tree plan that identifies the location size and species of all trees on the site, a program to save existing trees over 12-inch diameter at breast height (dbh) or mitigate for their removal, identification of trees 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. The applicant notes that there are two trees that are "greater than 12 inch diameter". There is inadequate information available in the application to determine the amount of required mitigation. The applicant has also failed to provide the information as required by a certified arborist. As the applicant's plans call for removal of all trees on the site, a protection program is irrelevant, so long as off site trees remain protected. Section 18.790.040 states that any tree preserved or retained in accordance with this section may thereafter be removed only for the reasons set out in a tree plan, in accordance with Section 18.790.030, or as a condition of approval for a conditional use, and shall not be subject to removal under any other section of this chapter. The property owner shall record a deed restriction as a condition of approval of any development permit affected by this section to the effect that such tree may be removed only if the tree dies or is hazardous according to a certified arborist. The deed restriction may be removed or will be considered invalid if a tree preserved in accordance with this section should either die or be removed as a hazardous tree. The form of this deed restriction shall be subject to approval by the Director. Since no trees will remain, there is no need to require this restriction. FINDING: Based on the analysis above, the Tree Removal standards can be met, if the applicant complies with the condition listed below: NOTICE OF DECISION PAGE 15 OF 26 SUB2005-00002-SUMMIT RIDGE SUBDIVISION PHASE 4 CONDITION: Prior to any site work, the applicant shall consult with a certified arborist to prepare an accurate inventory of the type, size, and location of all trees greater than 6" diameter on the site. A mitigation program shall also be prepared identifying how 100% of the caliper inches from the trees greater than 12" diameter will be replaced. If proposing to replant, the applicant shall submit a cash assurance for the value of the trees assessed at $125 per caliper inch. The assurance shall be returned to the applicant upon completion of the replanting. If the replanting has not been completed by the final inspection on the last lot or two years whichever occurs first, the City may collect the assurance. If proposing to pay the fee in lieu, such payment shall occur prior to final plat approval. 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 street/utility plan and has not proposed any structures (including retaining walls) 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 (SECTION 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 minor collector street to have a 60-foot right-of-way width and a 40-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 Greenfield Drive, which is classified as a Neighborhood Route on the City of Tigard Transportation Plan Map. At present, there is approximately 42 feet of ROW, according to the most recent tax assessor's map. The applicant should dedicate the additional ROW to provide for 54 feet. SW Greenfield Drive is currently partially improved. In order to mitigate the impact from this development, the applicant should complete the half-street improvements along their frontage. NOTICE OF DECISION PAGE 16 OF 26 SUB2005-00002-SUMMIT RIDGE SUBDIVISION PHASE 4 Future Street Plan and Extension of Streets: Section 18.810.030(F) states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundaries of the proposed land division. This section also states that where it is necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed and a barricade shall be constructed at the end of the street. These street stubs to adjoining properties are not considered to be cul-de-sacs since they are intended to continue as through streets at such time as the adjoining property is developed. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer, the cost of which shall be included in the street construction cost. Temporary hammerhead turnouts or temporary cul-de- sac bulbs shall be constructed for stub streets in excess of 150 feet in length. There are no opportunities to extend public streets due to the existing development surrounding this property including the approved school site. Cul-de-sacs: 18.810.030.K states that a cul-de-sac shall be no more than 200 feet long, shall not provide access to greater than 20 dwelling units, and shall only be used when environmental or topographical constraints, existing development pattern, or strict adherence to other standards in this code preclude street extension and through circulation: • All cul-de-sacs shall terminate with a turnaround. Use of turnaround configurations other than circular, shall be approved by the City Engineer; and • The length of the cul-de-sac shall be measured along the centerline of the roadway from the near side of the intersecting street to the farthest point of the cul-de-sac. • If a cul-de-sac is more than 300 feet long, a lighted direct pathway to an adjacent street may be required to be provided and dedicated to the City. There are no proposed cul-de-sacs in this proposal. Street Alignment and Connections: Section 18.810.030.H.1 states that full street connections with spacing of no more than 530 feet between connections is required except where prevented by barriers such as topography, railroads, freeways, pre-existing developments, lease provisions, easements, covenants or other restrictions existing prior to May 1, 1995 which preclude street connections. A full street connection may also be exempted due to a regulated water feature if regulations would not permit construction. Section 18.810.030.H.2 states that all local, neighborhood routes and collector streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. Land is considered topographically constrained if the slope is greater than 15% for a distance of 250 feet or more. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. The applicant submitted a future street plan that includes all of the proposed development surrounding this 5 lot subdivision. Because of existing development, there are no opportunities for additional connections with this development. 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 corresponding street stubs on the school site to connect to, but the applicant has proposed a pedestrian connection to the school grounds. NOTICE OF DECISION PAGE 17 OF 26 SUB2005-00002-SUMMIT RIDGE SUBDIVISION PHASE 4 A 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 grades on Greenfield Drive have just recently been approved with the Land Use decisions for Arbor Summit I & II (SUB2004-00008 and SUB2004-00013) and Summit Ridge (SUB2004-00003). Access to Arterials and Major Collectors: Section 18.810.030.P states that where a development abuts or is traversed by an existing or proposed arterial or major collector street, the development design shall provide adequate protection for residential properties and shall separate residential access and through traffic, or if separation is not feasible, the design shall minimize the traffic conflicts. The design shall include any of the following: • A parallel access street along the arterial or major collector; • Lots of suitable depth abutting the arterial or major collector to provide adequate buffering with frontage along another street; • Screen planting at the rear or side property line to be contained in a nonaccess reservation along the arterial or major collector; or • Other treatment suitable to meet the objectives of this subsection; • If a lot has access to two streets with different classifications, primary access should be from the lower classification street. The proposed development does not abut an arterial or a major collector. 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 within the development. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 2,000 feet measured along the right-of-way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development or; • For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. 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. Due to preexisting development, and the size of the subject parcel, there are no opportunities to create blocks. The block formed by the Arbor Summit subdivision to the east meets this standard. Additionally, a pedestrian connection will be provided to the school site where a full public street connection is not possible to the west. NOTICE OF DECISION PAGE 18 OF 26 SUB2005-00002-SUMMIT RIDGE SUBDIVISION PHASE 4 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. The public tract will accommodate pedestrian and bicycle connections. 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. There are not lots that exceed 1.5 times the minimum lot size. This standard does not apply. Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. All lots within the proposed subdivision have 25 feet of public street frontage. FINDING: The standards for lots have been met. Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. The applicant's plans indicate they will be constructing the sidewalk along their Greenfield Drive frontage, thereby meeting this criterion. Section 18.810.070.B requires 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 (2,640 feet) of their site to all transit facilities and Neighborhood Activity Centers (schools, parks, libraries, etc.). In addition, the developer may be required to participate in the removal of any gaps in the pedestrian system off-site if justified by the development. 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). There are no gaps in the sidewalk system within 300 feet or links to the school site from the subject site. 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 sewer located in Greenfield Drive. The applicant's plans indicate that each lot will have a lateral connecting to the public sewer, thereby meeting this criterion. It is the applicant's responsibility to obtain off-site easements necessary to construct the laterals. These off-site easements must be obtained prior to issuance of the building permits. NOTICE OF DECISION PAGE 19 OF 26 SUB2005-00002-SUMMIT RIDGE SUBDIVISION PHASE 4 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, now Clean Water Services, in 2000 and including any future revisions or amendments). There are no upstream drainage ways that impact this development. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by 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 on-site 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 must submit their stormwater plans to CWS for review and approval. CWS will determine if on-site detention will be required. The applicant must receive CWS' approval of their stormwater plans prior to issuance of the PFI. The applicant must obtain off-site easements for the storm laterals prior to issuance of the building permits. 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 Greenfield Drive is not designated as a bike facility. Cost of Construction: Section 18.810.110.B states that development permits issued for planned unit developments, conditional use permits, subdivisions, and other developments which will principally benefit from such bikeways shall be conditioned to include the cost or construction of bikeway improvements. Since bike lanes are not required, 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. NOTICE OF DECISION PAGE 20 OF 26 SUB2005-00002-SUMMIT RIDGE SUBDIVISION PHASE 4 Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case-by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under-grounding. There are no existing overhead utility lines along the frontage of SW Greenfield as these were required to be installed underground with Arbor Summit ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: I he City of Tigard provides water service in this area. There is a public water line in Greenfield Drive. The applicant has proposed connecting to this line to serve the proposed lots. The applicant must obtain off-site easements for those lines crossing other properties prior to issuance of the building permits. The Water Department is also requiring the applicant to provide a public water line easement along the north property line. The applicant's plans indicate they will provide a 5 foot easement. The applicant shall obtain approval for the 5 foot easement or provide the minimum easement width required by the City of Tigard Water Department. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to construction, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the CWS Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. The applicant has indicated that the existing water quality facility constructed for the Summit Ridge Subdivision is large enough to provide treatment for this phase of the subdivision. The applicant is responsible for obtaining CWS review and approval of the proposed Water Quality treatment. NOTICE OF DECISION PAGE 21 OF 26 SUB2005-00002-SUMMIT RIDGE SUBDIVISION PHASE 4 Prior to the City accepting this facility as a public facility, the developer shall maintain it for a minimum of three years after construction is completed. The pond shall be placed in a tract and conveyed to the City on the final plat. The developer will be required to submit annual reports to the City which show what maintenance operations were conducted on the facility for that year. Once the three-year maintenance period is completed, the City will inspect the facility and make note of any problems that have arisen and require them to be resolved before the City will take over maintenance of the facility. In addition, the City will not take over maintenance of the facility unless 80 percent of the landscaping is established and healthy. If at any time during the maintenance period, the landscaping falls below the 80 percent level, the developer shall immediately reinstall all deficient planting at the next appropriate planting opportunity. Gradin 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. 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: I he 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). NOTICE OF DECISION PAGE 22 OF 26 SUB2005-00002-SUMMIT RIDGE SUBDIVISION PHASE 4 D. — IMPACT STUDY Section 18.390.050 states that the applicant shall provide an impact study to quantify the effect of development on public facilities and services. The study shall address, at a minimum, the transportation system including bikeways, the drainage system, the parks system, the water system, the sewer system, and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with a requirement for public right-of-way dedication, or provide evidence that supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. Section 18.390.050 states that when a condition of approval requires the transfer to the public of an interest in real property, the approval authority shall adopt findings which support the conclusion that the interest in real property to be transferred is roughly proportional to the impact the proposed development will have on the public. 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. Effective July 1, 2005, the TIF for a detached, single-family dwelling will be $2,851. The development will result in the creation of five new houses. Therefore TIF's of approximately $14,255 will be assessed. There are no internal streets within the subdivision, but a limited amount of frontage improvements to the adjoining street will be required. The adjoining street is currently paved with gutters, but street trees, sidewalks and street lights will need to be installed along approximately 200 linear feet to complete this street. Since the Washington County TIF only mitigates for 32 percent of a project's impact, 68 percent is unmitigated. The actual cost of system improvements per trip generated by new development on the transportation system can be determined by the following equation (Larson, Mackenzie Engineering, Dolan Findings, June 1995): TIF=0.32 = 100% of the total impact. $14,255 divided by 0.32 equals $44,546. Since the TIF will mitigate for a portion of this impact, it is subtracted from the total ($44,546- $14,255=$30,291). Therefore, the value of the required exactions should be roughly proportionate to this remaining $30,291. Less mitigated costs Besides the TIF that mitigates for 32% of the projects impact on the transportation system, the applicant is required to dedicate additional right-of-way along SW Greenfield Drive (2600 square feet). The estimated value of the dedication is three dollars a square foot for a total value of $7,800. The applicant is also required to complete 1/2 street improvements. Since these are limited improvements, the approximate cost is $75 per lineal foot the improvements are valued at $15,000. Estimated Value of Impacts Full Impact $44,546 Less TIF Assessment -$14,255 Less Mitigated Costs - 22,800 Estimated Value of Unmitigated Impacts 7,491 FINDING: Using the above cost factors, it can be determined that the unmitigated impacts exceed the costs of the conditions imposed and, therefore, the conditions are roughly proportional and justified. NOTICE OF DECISION PAGE 23 OF 26 SUB2005-00002-SUMMIT RIDGE SUBDIVISION PHASE 4 • E. —WASHINGTON COUNTY SW BULL MOUNTAIN COMMUNITY PLAN This area is within the City of Tigard's Urban Services Area. In 1997 the City of Tigard and Washington County entered into an agreement that Tigard would review all applications for development within the Urban Services Area. Washington County adopted the City's Development Code in this area and an Urban Planning Agreement was entered into. This Agreement indicated that the City would continue to review projects in "areas of special concern" as defined in the SW Bull Mountain Community Plan (May 12, 1997 Urban Services Intergovernmental Agreement). This project site is not in any Areas of Special Concern. Washington County requires areas with a wildlife habitat designation to have a Significant Natural Resource Assessment prepared by a professional wildlife biologist. The subject property borders a wildlife habitat area to the west. The applicant has provided a wildlife habitat assessment to address this issue. The assessment concludes that the small area shown as wildlife habitat is of little value due to the open tree canopy and the presence of Himalayan Blackberry. The report recommends that additional trees be planted within the proposed open space area in the other phase of Summit Ridge. The following section addresses the other relevant portions of the Community Plan. Summit and Slopes - Design Elements: 1. The residential character of this subarea is to be protected. Improvement of roadways should be done in a manner which does not encourage excessive traffic. All roads planned for improvement or connection to SW Bull Mountain Road within the Planning area should be constructed as minor collectors or local streets following the topography generally and not directly aligned with other major roadways. The proposed development is a residential subdivision. No new streets are proposed as part of this development. 2. Hillside building techniques and foundation designs such as stilts, stepped foundations, etc. shall be used to minimize the alteration of existing slopes over 20 percent. Detailed site plans, elevations and sections shall be required showing all structures, foundations, and techniques proposed for hillside construction. These, as well as other site plan requirements for building on steep slopes, as defined in the Community Development Code, are intended to ensure that development activities do not increase the potential for earth movements such as landslides or land failures in the steeply sloped subarea. The slopes on this site do not exceed 20%. There are no hillsides contained within this phase. 3. No grading, filling, clearing or excavation of any kind shall be initiated on steep slopes until a grading plan, as defined in the Community Development Code, is approved. Borrowing to obtain fill material shall be prohibited unless the material is obtained from a cut permitted under an approved grading plan, or imported from outside the hillside area. There are no hillsides contained within this phase. 4. Removal of natural vegetation shall be minimized, existing vegetation protected and destroyed vegetation replaced. This is required in order to conserve important natural areas, decrease the potential for erosion, decrease the amount of surface water runoff and help prevent earth movement in hazardous areas. A slope stabilization and revegetation plan, which includes a schedule for revegatation after areas have been cleared, shall be included with the required grading plan. Revegetation shall be completed before October 15 of the year of construction, or a temporary treatment shall be required sufficient to prevent erosion prior to the rainy season There are no hillsides contained within this phase. Moreover, an erosion control/grading plan will also be required to help prevent soil migration. NOTICE OF DECISION PAGE 24 OF 26 SUB2005-00002-SUMMIT RIDGE SUBDIVISION PHASE 4 5. Because trees are such an important natural and scenic resource on SW Bull Mountain, development in areas of standing trees shall be designed to minimize the number of trees to be cut. At the time of development, no more than fifty percent of the mature standing trees (six inch diameter or greater) shall be removed from any parcel. Development design and clearing for structures shall provide for maximum retention of old growth trees. Prior to development, the harvesting of forest tree species for their commercial value shall be in accord with the Oregon Forest Practices Act. The slope stabilization and revegetation plan shall indicate the mature tree planned for removal and describe the replacement programs. Replacement trees must be of at least 11/2-inch diameter. There are no areas containing stands of trees. The existing trees on site are isolated individual trees. 6. Streams, seasonal waterways and immediately adjacent riparian zones, as defined in the Community Development Code, shall be preserved in their natural condition including topography and vegetation. Where roads are required, bridges shall be preferred means of crossing streams and waterways rather than infill and piping or channelization of water flow. There are no streams or waterways on this phase of the subdivision. 7. Use of power line easements for farm operations, open space, and wildlife habitat shall be encouraged as appropriate in this subarea. There are no power line easements within the subject proposal area. This element is not applicable. 8. This Design element refers to Area of Special Concern 1, which is not within the project area. Therefore, this element does not apply. 9. This Design element refers to Area of Special Concern 2, which is not within the project area. Therefore, this element does not apply. 10. This Design element refers to Area of Special Concern 3, which is not within the project area. Therefore, this element does not apply. SECTION VII. OTHER STAFF COMMENTS The City of Tigard Forester has reviewed the proposal and submitted comments which have been incorporated into the "Tree Removal" section above, and conditions imposed to ensure that adequate measures are followed for protection. SECTION VIII. AGENCY COMMENTS No agency comments were received. 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 NOTICE OF DECISION PAGE 25 OF 26 SUB2005-00002-SUMMIT RIDGE SUBDIVISION PHASE 4 Final Decision: THIS DECISION IS FINAL ON JUNE 22, 2005 AND EFFECTIVE ON JULY 8, 2005 UNLESS AN APPEAL IS FILED. Appeal The Director's Decision is final on the date that it is mailed. Any party with standing as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON JULY 7, 2005. Questions: 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. June 22, 2005 PREPARED BY: Morgan Tra y DATE Associate Planner 41giard �% June 22, 2005 APPROVE e e��o ` DATE Planning M :pager is\curpin\morgan\workspace\sub and pd\sub2005-00002 (summit ridge ph4)\sub2005-00002 decision.doc NOTICE OF DECISION PAGE 26 OF 26 SUB2005-00002-SUMMIT RIDGE SUBDIVISION PHASE 4 j ,} W CITY of TIGARD = GEOGRAPHIC INFORMATION SYSTEM U VI CINITY MAP k.,' -.ki ,p4. _ . __ - SUB2005-00002 BI: I V E1ly ST \ ______ SUMMIT RIDGE 111111. J SUBDIVISION ,_ PHASE 4 _ SW WINTERV10---- _____ 1 ----) 1• , 0, •SFE-R So A ET � �"_ lik: 7 I wir BERG' g r li Tigard Area Map C k il N .T 0 100 200 300 400 Feet 1"=314 feet o s. . 1 . Ael/1.1\ik 1 City of Tigard 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 1 L 11 I (503)639-4171 http:lwww.ci.figard.or.us Community Development Plot date:Jun 1,2005;C:\magic\MAGIC03.APR 1 cm® 1 I 154.00' 1 5.0'WAIER(INE EASVENT I I I 5,478 SF I t I 1 I I I I Q 1 I L J 1 — lz95'RoW Z _ _ _ - - - - IoEnlunoN 1 I .l �\ mom I 2 I ..'.. 1 1 H - - - 5 I 5,478 SF I I r 6 I I I F- i 1Z SW CD I � ' .. IIII I ( 1 . I I 1 I Q Ce 3: , I 19 o 4 t ;.--- \ I L.L. ` 6, 134 SF .•,.: 1 � ,, \ O .. J Ilk >- _ ___ _ _ _ I- ••.- •;,.- r— —1 ■ \ \__ _ _ I I 1 \ % V I 5 I 1 1 1 7,500 SF I 1 I i 1 I I I 54,, 1 :4 I— J II 1 tw .1 • :a : ..,� • 1 I I ( jy OF TIGARD SUB2005-00002 SITE PLAN (Map is not to scale) N SUMMIT RIDGE SUBDIVISION - PHASE 4 REQUEST FOR COMMENTS MEMORANDUM CITY OF TIGARD, OREGON DATE: 6/6/05 TO: Morgan Tracy, Associate Planner FROM: Kim McMillan, Development Review Engin I RE: SUB2005-00002 Summit Ridge Phase IV Access Management (Section 18.705.030.H) Section 18.705.030.H.1 states that an access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the City and AASHTO. The applicant did not address this section of the code. The adjacent project, Arbor Summit provided sight distance certification for the intersection of Overlook Drive and Greenfield Drive, which is directly across from the proposed lots. Therefore, these lots should also have adequate sight distance upon completion of the street improvements. 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. The proposed driveways are over 400 feet from the intersection of Greenfield Drive and Bull Mountain Road, thereby meeting this criterion. Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. The minimum spacing of local streets along a local street shall be 125 feet. ENGINEERING COMMENTS SUB2005-00002 Summit Ridge Ph IV PAGE 1 Greenfield Drive is classified as a Neighborhood Route; therefore this standard does not apply. Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a Neighborhood Route 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 Greenfield Drive, which is classified as a Neighborhood Route on the City of Tigard Transportation Plan Map. At present, there is approximately 42 feet of ROW, according to the most recent tax assessor's map. The applicant should dedicate the additional ROW to provide for 54 feet. SW Greenfield Drive is currently partially improved. In order to mitigate the impact from this development, the applicant should complete the half-street improvements along their frontage. 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 ENGINEERING COMMENTS SUB2005-00002 Summit Ridge Ph IV PAGE 2 developed. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer, the cost of which shall be included in the street construction cost. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub streets in excess of 150 feet in length. There are no opportunities to extend public streets due to the existing development surrounding this property. Street Alignment and Connections: Section 18.810.030.H.1 states that full street connections with spacing of no more than 530 feet between connections is required except where prevented by barriers such as topography, railroads, freeways, pre-existing developments, lease provisions, easements, covenants or other restrictions existing prior to May 1, 1995 which preclude street connections. A full street connection may also be exempted due to a regulated water feature if regulations would not permit construction. Section 18.810.030.H.2 states that all local, neighborhood routes and collector streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. Land is considered topographically constrained if the slope is greater than 15% for a distance of 250 feet or more. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. The applicant submitted a future street plan that includes all of the proposed development surrounding this 5 lot subdivision. Because of existing development, there are no opportunities for additional connections with this development. 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 grades on Greenfield Drive have just recently been approved with the Land Use decisions for Arbor Summit I & II (SUB2004-00008 and SUB2004-00013) and Summit Ridge (SUB2004-00003). ENGINEERING COMMENTS SUB2005-00002 Summit Ridge Ph IV PAGE 3 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. 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. ENGINEERING COMMENTS SUB2005-00002 Summit Ridge Ph IV PAGE 4 The applicant's plans indicate they will be constructing the sidewalk along their Greenfield Drive frontage, 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 sewer located in Greenfield Drive. The applicant's plans indicate that each lot will have a lateral connecting to the public sewer, thereby meeting this criterion. It is the applicant's responsibility to obtain off-site easements necessary to construct the laterals. These off-site easements must be obtained prior to issuance of the building permits. Storm Drainage: General Provisions: Section 18.810.100.A requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). There are no upstream drainage ways that impact this development. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions ENGINEERING COMMENTS SUB2005-00002 Summit Ridge Ph IV PAGE 5 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 must submit their stormwater plans to CWS for review and approval. CWS will determine if on-site detention will be required. The applicant must receive CWS' approval of their stormwater plans prior to issuance of the PFI. The applicant must obtain off-site easements for the storm laterals prior to issuance of the building permits. 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 ENGINEERING COMMENTS SUB2005-00002 Summit Ridge Ph IV PAGE 6 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 a public water line in Greenfield Drive. The applicant has proposed connecting to this line to serve the proposed lots. The applicant must obtain off-site easements for those lines crossing other properties prior to issuance of the building permits. The Water Department is also requiring the applicant to provide a public water line easement along the north property line. The applicant's plans indicate they will provide a 5 foot easement. The applicant shall obtain approval for the 5 foot easement or provide the minimum easement width required by the City of Tigard Water Department. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to construction, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the CWS Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. The applicant has indicated that the existing water quality facility constructed for the Summit Ridge Subdivision is large enough to provide treatment for this phase ENGINEERING COMMENTS SUB2005-00002 Summit Ridge Ph IV PAGE 7 of the subdivision. The applicant is responsible for obtaining CWS review and approval of the proposed Water Quality treatment. Prior to the City accepting this facility as a public facility, the developer shall maintain it for a minimum of three years after construction is completed. The pond shall be placed in a tract and conveyed to the City on the final plat. The developer will be required to submit annual reports to the City which show what maintenance operations were conducted on the facility for that year. Once the three-year maintenance period is completed, the City will inspect the facility and make note of any problems that have arisen and require them to be resolved before the City will take over maintenance of the facility. In addition, the City will not take over maintenance of the facility unless 80 percent of the landscaping is established and healthy. If at any time during the maintenance period, the landscaping falls below the 80 percent level, the developer shall immediately reinstall all deficient planting at the next appropriate planting opportunity. 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. 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. ENGINEERING COMMENTS SUB2005-00002 Summit Ridge Ph IV PAGE 8 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 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.ci.tigard.or.us). 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 ENGINEERING COMMENTS SUB2005-00002 Summit Ridge Ph IV PAGE 9 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. All construction vehicle parking shall be provided on-site. No construction vehicles or equipment will be permitted to park on the adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application, and shall include the vehicles of all suppliers and employees associated with the project. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, indicating that they will construct the following frontage improvements along SW Greenfield Drive as a part of this project: A. 5-foot concrete sidewalk with 5-foot planter strip; B. street trees in the planter strip spaced per TDC requirements; C. streetlight layout by applicant's engineer, to be approved by City Engineer; and D. driveway apron. The applicant shall provide connection of proposed lots to the public sanitary sewerage system. A CWS connection permit is required to connect to the existing public sanitary sewer system. The applicant shall obtain CWS approval for the stormwater connections and provide detention, if required by CWS. 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 obtain CWS approval for the proposed water quality treatment for the 5 lots. 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." ENGINEERING COMMENTS SUB2005-00002 Summit Ridge Ph IV PAGE 10 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: Shirley Treat, Engineering). 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). These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: • GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. Final Plat Application Submission Requirements: A. Submit for City review four (4) paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. B. Attach a check in the amount of the current final plat review fee (Contact Planning/Engineering Permit Technicians, at (503) 639-4171, ext. 2421). C. The final plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. D. The right-of-way dedication for Greenfield Drive shall be made on the final plat. E. The public water line easement, as required by the City of Tigard Water Department, shall be made on the final plat. F. 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. ENGINEERING COMMENTS SUB2005-00002 Summit Ridge Ph IV PAGE 11 G. 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 City with as-built drawings of the public improvements as follows: 1) 3 mil mylar, 2) a diskette of the as-builts in "DWG" format, if available; otherwise "DXF" will be acceptable, and 3) the as-built drawings shall be tied to the City's GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). Prior to issuance of building permits, the applicant 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. Any necessary off-site utility easements shall be the responsibility of the applicant to obtain and shall be submitted to and accepted by the City prior to issuance of a building permit. 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: ENGINEERING COMMENTS SUB2005-00002 Summit Ridge Ph IV PAGE 12 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: ENGINEERING COMMENTS SUB2005-00002 Summit Ridge Ph IV PAGE 13 Three copies of the subdivision plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. The subdivision plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. STREET CENTERLINE MONUMENTATION SHALL BE PROVIDED AS FOLLOWS: Centerline Monumentation In accordance with Oregon Revised Statutes 92.060, subsection (2), the centerline of all street and roadway rights-of-way shall be monumented before the City accepts a street improvement. The following centerline monuments shall be set: 1. All centerline-centerline intersection points; 2. All cul-de-sac center points; and 3. Curve points, beginning and ending points (PC's and PT's). All centerline monuments shall be set during the first lift of pavement. Monument Boxes Required Monument boxes conforming to City standards will be required around all centerline intersection points, cul-de-sac center points, and curve points. The tops of all monument boxes shall be set to finished pavement grade. 18.810 Street & Utility Improvement Standards: 18.810.120 Utilities All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface-mounted transformers, surface-mounted connection boxes, and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above. ENGINEERING COMMENTS SUB2005-00002 Summit Ridge Ph IV PAGE 14 18.810.130 Cash or Bond Required All improvements installed by the subdivider shall be guaranteed as to workmanship and material for a period of one year following acceptance by the City. Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer. The cash or bond shall comply with the terms and conditions of Section 18.810.180. 18.810.150 Installation Prerequisite No land division improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans therefore have been approved by the City, permit fee paid and permit issued. 18.810.180 Notice to City Required Work shall not begin until the City has been notified in advance. If work is discontinued for any reason, it shall not be resumed until the City is notified. 18.810.200 Engineer's Certification The land divider's engineer shall provide written certification of a form provided by the City that all improvements, workmanship and materials are in accord with current and standard engineering and construction practices, and are of high grade, 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 SUB2005-00002 Summit Ridge Ph IV PAGE 15 REQUEST FOR COMMENTS CITY OF TIGARD Community(Development Shaping Better Community DATE: March 31,2005 TO: Mall Stine,Urban Forester/Public Works Annex FROM: City of Tigard Planning Division STAFF CONTACT: Morgan Tracy,Associate Planner[x2428] Phone: [503]639-4111/Fax: [5031 684-1291 "URBAN SERVICE AREA" SUBDIVISION[SUB]2005-00002 > SUMMIT RIDGE SUBDIVISION —PHASE 4 REQUEST: A request for Subdivision approval to create 5 lots ranging in size between 5,477 and 6,280 square feet (5,798 square feet op average) from a 3/4 acre portion of the Alberta Rider School property. LOCATION: 15160 SW 133ru Avenue; WCTM 2S109DB, Tax Lots 1000 and 1900 (portion). 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 (Decision Making Procedures); 18.430 (Subdivision); 18.510 (Residential Zoning Districts); 18.705 Access, Egress and Circulation); 18.715 (Density Computation); 18.745 Landscaping and Screening ; 18.765 (Off-Street Parking); 18.780 (Signs); 18.790 (Tree Removal ; 18.795 (Visual Clearance reas); and 18.810 (Street and Utility Improvement Standards); and the ull Mountain Community Plan. 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: APRIL 14, 2005. 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. Written comments provided below: AI)0y CM m &1&D Cri'Zb J( 1 i-r Name& Phone Number of Person Commenting: 4 51/4/t- y/ef/ REQUEST FOR COMMEHTS CITY O TIGARD Community(Development Shaping Better Community DATE: March 31,2005 TO: PER ATTACHED FROM: City of Tigard Planning Division STAFF CONTACT: Morgan Tracy,Associate Planner[x2428) Phone: [503)639-4111/Fax: [503)684-1291 "URBAN SERVICE AREA" SUBDIVISION[SUB)2005-00002 > SUMMIT RIDGE SUBDIVISION-PHASE 4 REQUEST: A request for Subdivision approval to create 5 lots ranging in size between 5,477 and 6,280 square feet (5,798 square feet op average) from a 3/4 acre portion of the Alberta Rider School property. LOCATION: 15160 SW 133r Avenue; WCTM 2S109DB, Tax Lots 1000 and 1900 (portion). 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 (Decision Making Procedures); 18.430 (Subdivision); 18.510 (Residential Zoning Districts); 18.705 Access, Egress and Circulation); 18.715 (Density Computation); 18.745 Landscaping and Screening ; 18.765 (Off-Street Parking); 18.780 (Signs); 18.790 (Tree Removal ; 18.795 (Visual Clearance reas); and 18.810 (Street and Utility Improvement Standards); and the ull Mountain Community Plan. 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: APRIL 14, 2005. 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. Written comments provided below: Name& Phone Number of Person Commenting: ti .'Y OF TIGARD REQUEST FOl, JMMENTS 9 #4y14015 NOTIFICATION LIST FOR LAND USE & COMMUNITY DEVELOPMENT APPLICATIONS FILE NOS.: 505SDOE-0060d2 FILE NAME: Cj.r1111M14' May(, • II CITIZEN INVOLVEMENT TEAMS 14-DAY PENDING APPLICATION NOTICE TO INTERESTED PARTIES OF AREA: ❑Central ❑East ❑South [West CITY OFFICES _LONG RANGE PLANNING/Barbara Shields,Planning Mgr. _COMMUNITY DVLPMNT.DEPT./Planning-Engineering Techs. OLICE DEPT./Jim Wolf,Crime Prevention Officer _BUILDING DIVISION/Gary Lampella,Building Official ENGINEERING DEPT./Kim McMillan,Dvlpmnt.Review Engineer'PUBLIC WORKS/Matt Stine,Urban Forester CITY ADMINISTRATION/Cathy Wheatley,City Recorder 44 PUBLIC WORKS/Brian Rager,Engineering Manager }!PLANNER—POST PROJECT SITE IF A PUBLIC HEARING ITEM-10 BUSINESS DAYS PRIOR TO THE PUBLIC HEARING! SPECIAL DISTRICTS TUAL.HILLS PARK&REC.DIST.*yTUALATIN VALLEY FIRE&RESCUE * _ TUALATIN VALLEY WATER DISTRICT* L'CLEANWATER SERVICES* Planning Manager Fire Marshall Administrative Office Lee Walker/SWM Program 15707 SW Walker Road Washington County Fire District PO Box 745 155 N.First Avenue Beaverton,OR 97006 (place in pick-up box) Beaverton,OR 97075 Hillsboro,OR 97124 LOCAL AND STATE JURISDICTIONS CITY OF BEAVERTON * _ CITY OF TUALATIN* _OR.DEPT.OF FISH&WILDLIFE _OR.DIV.OF STATE LANDS — Planning Manager Planning Manager 3406 Cherry Avenue NE Melinda Wood(WLUN Form Required) _ Steven Sparks,Dev Svcs Manager 18880 SW Martinazzi Avenue Salem,OR 97303 775 Summer Street NE,Suite 100 PO Box 4755 Tualatin,OR 97062 Salem,OR 97301-1279 Beaverton,OR 97076 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 PO Box 23483 _ Bob Knight,Data Resource Center(ZCA) _US ARMY CORPS.OF ENG. Durham,OR 97281-3483 _ Paulette Allen,Growth Management Coordinator _OR.DEPT.OF LAND CONSERV.&DVLP. Kathryn Harris _ Mel Huie,Greenspaces Coordinator(cPA/ZOA) Larry French(Corny.Plan Amendments only) Routing CENWP-OP-G _CITY OF KING CITY * _ Jennifer Budhabhatti,Regional Planner(Wetlands) 635 Capitol Street NE,Suite 150 PO Box 2946 City Manager _ C.D. Manager,Growth Management Services Salem,OR 97301-2540 Portland,OR 97208-2946 15300 SW 116th Avenue King City,OR 97224 WASHINGTON COUNTY _ OR.DEPT.OF ENERGY(Powenines in Area) _OR.DEPT OF AVIATION(Monopole Towers) Dept.of Land Use&Transp. Bonneville Power Administration Tom Highland,Planning 155 N.First Avenue _CITY OF LAKE OSWEGO * Routing TTRC—Attn: Renae Ferrera 3040 25th Street,SE Suite 350,MS 13 Planning Director PO Box 3621 Salem,OR 97310 Hillsboro,OR 97124 PO Box 369 Portland,OR 97208-3621 _ Steve Conway(General Apps) Lake Oswego,OR 97034 _Gregg Leion(CPA) _ OR.DEPT.OF ENVIRON.QUALITY(DEQ) ODOT,REGION 1 * _Brent Curtis(CPA) _CITY OF PORTLAND (Notify for Wetlands and Potential Environmental Impacts) _Marah Danielson,Development Review Coordinator _Doria Mateja(zCA)MS 14 Planning Bureau Director Regional Administrator _Carl Torland, Right-of-Way Section(vacations) _Sr.Cartographer(cPA2cA)MS Ix 1900 SW 4th Avenue,Suite 4100 2020 SW Fourth Avenue,Suite 400 123 NW Flanders _Jim Nims,Surveyor(zcA)Ms Is Portland,OR 97201 Portland,OR 97201-4987 Portland,OR 97209-4037 _WA.CO.CONSOL.COMM.AGNCY _ODOT,REGION 1 -DISTRICT 2A•• _ODOT,RAIL DIVISION _STATE HISTORIC Dave Austin(wccCA)"911",Meneeet.TO..,.} Sam Hunaidi,Assistant Distnct Manager (Notify if ODOT RJR-Hwy.Crossing is Only Access to Land) PRESERVATION OFFICE PO Box 6375 5440 SW Westgate Drive,Suite 350 Dave Lanning,sr.crossing Safety specialist (Notify if Property Has HD Overlay) Beaverton,OR 97007-0375 Portland,OR 97221-2414 555-13th Street,NE,Suite 3 1115 Commercial Street,NE Salem,OR 97301-4179 Salem,OR 97301-1012 UTILITY PROVIDERS AND SPECIAL AGENCIES ,� _PORTLAND WESTERN R/R,BURLINGTON NORTHERN/SANTA FE R/R,OREGON ELECTRIC RJR(Burlington Northern/Sant a R/R Predecessor) Robert I. Melbo,President&General Manager ,,,,� 110 W. 10th Avenue 6 ` `rA. •5t j Albany,OR 97321 _SOUTHERN PACIFIC TRANS.CO.R/R _METRO AREA COMMUNICATIONS ,COMCAST CABLE CORP. TRI-MET TRANSIT DVLPMT. Clifford C.Cabe,Construction Engineer Debra Palmer(Annexations Only) Randy Bice s„M.,re.A,..conoo of Project is Within Z Mile of a Transit Route) 5424 SE McLoughlin Boulevard Twin Oaks Technology Center 14200 SW Brigadoon Court Ben Baldwin,Project Planner Portland,OR 97232 1815 NW 169th Place,S-6020 Beaverton,OR 97005 710 NE Holladay Street Beaverton,OR 97006-4886 ? Portland,OR 97232 l_PORTLAND GENERAL ELECTRIC u NW NATURAL GAS COMPANY ∎ VERIZON ■ QWEST COMMUNICATIONS Ken Gutierrez,Svc.Design Consultant Scott Palmer,Engineering Coord. Ken Perdue,Engineering Florence Mott,Eng.ROW Mgr. 9480 SW Boeckman Road 220 NW Second Avenue PO Box 1100 8021 SW Capitol Hill Rd,Rm 110 Wilsonville,OR 97070 Portland,OR 97209-3991 Beaverton,OR 97075-1100 Portland,OR 97219 V V TIGARD/TUALATIN SCHOOL DIST.#23J_BEAVERTON SCHOOL DIST.#48 _COMCAST CABLE CORP. _COMCAST CABLE COMMUNIC. Marsha Butler,Administrative Offices Jan Youngquist,Demographics Alex Sitantiev(Sea Mzq rtAres Comso Diana Carpenter(A„eEof Hdnsaesw) 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 #t INDICATES AUTOMATIC NOTIFICATION IN COMPLIANCE WITH INTERGOVERNMENTAL AGREEMENT IF WITHIN 500'OF THE SUBJECT PROPERTY FOR ANY/ALL CITY PROJECTS (Project Planner Is Responsible For Indicating Parties To Notify). h:\patty\masters)Request For Comments Notification List.doc (UPDATED: 15-Nov-04) (Also update:iicurpin\selup\labels\annexation_utilities and franchises.doc when updating this document) MAILING / NOTIFICATION RECORDS AFFIDAVIT OF MAILING CITY OFTIOARD Community'Devefopment Shaping Better Community I, Patricia L. Lunsford, being first duly sworn/affirm, on oath depose and say that I am a Senior Administrative Specialist for the City of Tigard;Washington County, Oregon and that I served the following: {Check Appropnate Box(s)Below) © NOTICE OF DECISION FOR: SUB200S-00002/SUMMIT RIDGE SUBDIVISION PHASE 4 ❑ AMENDED NOTICE (File No/Name Reference) Z 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 lune 22,2005, and deposited in the United States Mail on lune 22,2005, postage prepaid. ( Kp /((.. (Person that Pre.; -d Notic- STATE OE OEGON ) County of Washington )ss. • City of Tigard ) Subscribed and sworn/affirmed before me on the ,--2(ao' day of J-L---ektm , 2005. 01-a L ' t CifYrD N�,T;,. PUBLIC-0REGI N NOTARY PUBLIC �RE6O t COMM!7.710N NO.375152 I /� _ /�a� MYCCML::3I0N WIRES fEC 2.�' My Commission Expires: P• EXHIBIT A NOTICE OF TYPE II DECISION "URBAN SERVICE AREA" 4 SUBDIVISION (SUB) 2005-00002 - CITY OF TIOARD Community Development SUMMIT RIDGE SUBDIVISION - PHASE 4 Shaping Better Community 120 DAYS = 7/20/2005 SECTION I. APPLICATION SUMMARY "URBAN SERVICE AREA" FILE NAME: SUMMIT RIDGE SUBDIVISION - PHASE 4 CASE NO.: Subdivision (SUB) SUB2005-00002 REQUEST: A request for Subdivision approval to create 5 lots ranging in size between 5,477 and 6,280 square feet (5,798 square feet on average) from a 3/4 acre portion of the Alberta Rider School property. OWNER: Tigard Tualatin School District APPLICANT: Venture Properties, Inc. 6960 SW Sandburg Street 4230 SW Galewood, Suite 100 Tigard, OR 97223 Lake Oswego, OR 97035 APPLICANT'S: Alpha Community Development REP. Attn: Michael Van Loo 9600 SW Oak Street, Suite 230 Portland, OR 97223 COMPREHENSIVE PLAN DESIGNATION: R-7; Single-Family, Medium-Density Residential. ZONE: R-7 Medium Density Residential. 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: East of Alberta Rider School, on SW Greenfield Drive; WCTM 2S109AD, Tax Lot 1300 (portion). APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390 (Decision Making Procedures); 18.430 (Subdivision); 18.510 (Residential Zoning Districts); 18.705 (Access, Egress and Circulation); 18.715 (Density Computation); 18.745 (Landscaping and Screening); 18.765 (Off-Street Parking); 18.790 (Tree Removal); 18.795 ( Visual Clearance Areas); and 18.810 (Street and Utility Improvement Standards); Bull Mountain Community Plan. 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 26 SUB2005-00002-SUMMIT RIDGE SUBDIVISION PHASE 4 • CONDITIONS OF APPROVAL • PRIOR TO COMMENCING ANY ON-SITE IMPROVEMENTS, INCLUDING TREE REMOVAL, CLEARING, GRADING, EXCAVATION, AND/OR FILL, THE FOLLOWING CONDITIONS SHALL BE SATISFIED: The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the CURRENT PLANNING DIVISION, ATTN: MORGAN TRACY 503-639-4171, EXT 2428. The cover letter shall clearly identify where in the submittal the required information is found: 1 . Prior to any site work, the applicant shall submit a street utility plan that shows the location, species, and size (minimum 2-inch caliper) of required street trees along the public streets per the City's spacing standards of Section 18.745.040(C). Selection of the tree species will be to match the approved species selected for the adjacent Arbor Summit subdivision. 2. Prior to any site work, the applicant shall submit an erosion control plan that identifies areas for re-vegetation, topsoil storage areas, methods of replanting and topsoil restoration in accordance with Section 18.745.060. 3. Prior to any site work, the applicant shall consult with a certified arborist to prepare an accurate inventory of the type, size, and location of all trees greater than 6" diameter on the site. A mitigation program shall also be prepared identifying how 100% of the caliper inches from the trees greater than 12" diameter will be replaced, if any such trees are found on site. If proposing to replant, the applicant shall submit a cash assurance for the value of the trees assessed at $125 per caliper inch. The assurance shall be returned to the applicant upon completion of the replanting. If the replanting has not been completed by the final inspection on the last lot or two years whichever occurs first, the City may collect the assurance. If proposing to pay the fee in lieu, such payment shall occur prior to final plat approval. 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 p ublic improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Budding 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.ci.tiqard.or.us). 5. The PFI permit plan submittal shall include the exact legal name, address and telephone number of the individual or corporate entity who will 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. All construction vehicle parking shall be provided on-site. No construction vehicles or equipment will be permitted to park on the adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application, and shall include the vehicles of all suppliers and employees associated with the project. NOTICE OF DECISION PAGE 2 OF 26 SUB2005-00002-SUMMIT RIDGE SUBDIVISION PHASE 4 7. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, indicating that they will construct the following frontage improvements along SW Greenfield Drive as a part of this project: A. 5-foot concrete sidewalk with 5-foot planter strip; B. street trees in the planter strip spaced per TDC requirements; C. streetlight layout by applicant's engineer, to be approved by City Engineer; and D. driveway apron. 8. The applicant shall provide connection of proposed lots to the public sanitary sewerage system. A CWS connection permit is required to connect to the existing public sanitary sewer system. 9. The applicant shall obtain CWS approval for the stormwater connections and provide detention, if required by CWS. 10. 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. 11. The applicant shall obtain CWS approval for the proposed water quality treatment for the 5 lots. 12. An erosion control plan shall be provided as part of the Public Facility Improvement (PFI) permit drawings. The plan shall conform to the "Erosion Prevention and Sediment Control Design and Planning Manual, February 2003 edition." THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the CURRENT PLANNING DIVISION, ATTN: MORGAN TRACY 503-639-4171, EXT 2428. The cover letter shall clearly identify where in the submittal the required information is found: 13. Prior to final plat approval, the applicant shall ensure that the portion of the development site that is within the urban services area is annexed into the City of Tigard. 14. Prior to final plat approval the applicant shall sign and submit a Sign Compliance Agreement form. 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: 15. Prior to final plat approval, the applicant shall pay the addressing fee. (STAFF CONTACT: Shirley Treat, Engineering). 16. 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). These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: • GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. NOTICE OF DECISION PAGE 3 OF 26 SUB2005-00002-SUMMIT RIDGE SUBDIVISION PHASE 4 17. 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 Greenfield Drive shall be made on the final plat. E. The public water line easement, as required by the City of Tigard Water Department, shall be made on the final plat. F. 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. G. 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: 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: 18. Prior to issuance of building ermits, 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). 19. Prior to issuance of building permits, the applicant shall provide the Engineering Department with a "photomylar" copy of the recorded final plat. 20. 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. 21. Any necessary off-site utility easements shall be the responsibility of the applicant to obtain and shall be submitted to and accepted by the City prior to issuance of a building permit. 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 Im rovement A•reement: Before City approval is ce rti ie on t e 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. NOTICE OF DECISION PAGE 4 OF 26 SUB2005-00002-SUMMIT RIDGE SUBDIVISION PHASE 4 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: 1 hree copies of the subdivision plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. The subdivision plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. STREET CENTERLINE MONUMENTATION SHALL BE PROVIDED AS FOLLOWS: Centerline Monumentation In accordance with Oregon Revised Statutes 92.060, subsection (2), the centerline of all street and roadway rights-of-way shall be monumented before the City accepts a street improvement. The following centerline monuments shall be set: 1. All centerline-centerline intersection points; 2. All cul-de-sac center points; and 3. Curve points, beginning and ending points (PC's and PT's). All centerline monuments shall be set during the first lift of pavement. Monument Boxes Required Monument boxes conforming to City standards will be required around all centerline intersection points, cul-de-sac center points, and curve points. The tops of all monument boxes shall be set to finished pavement grade. 18.810 Street & Utility Improvement Standards: 18.810.120 Utilities All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface-mounted transformers, surface-mounted connection boxes, and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above. NOTICE OF DECISION PAGE 5 OF 26 SUB2005-00002-SUMMIT RIDGE SUBDIVISION PHASE 4 18.810.130 Cash or Bond Required All improvements installed by the subdivider shall be guaranteed as to workmanship and material for a period of one year following acceptance by the City. Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer. The cash or bond shall comply with the terms and conditions of Section 18.810.180. 18.810.150 Installation Prerequisite No land division improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans therefore have been approved by the City, permit fee paid and permit issued. 18.810.180 Notice to City Required Work shall not begin until the City has been notified in advance. If work is discontinued for any reason, it shall not be resumed until the City is notified. 18.810.200 Engineer's Certification The land divider's engineer shall provide written certification of a form provided by the City that all improvements, workmanship and materials are in accord with current and standard engineering and construction practices, and are of high grade, prior to the City acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. SECTION III. BACKGROUND INFORMATION Site History: The subject site is a remnant portion of the previously approved Alberta Rider Elementary School property (CUP2003-00012). A lot line adjustment was approved (MIS2004-00018) and recorded as survey no. 29834. The conditional use approval contemplated that a portion of the site would be developed with houses. Reducing the site size in this location does not affect the findings for granting the previous conditional use. The site is adjacent to the recently approved and under construction Arbor Summit subdivisions. The affected parcel is outside the current city limits but is within the Urban Services Area, and is therefore under the City of Tigard's planning review. Proposal Description: A request for approval of phase 4 of the Summit Ridge Subdivision to create 5 lots ranging in size between 5,477 and 6,280 square feet (5,798 square feet on average). Vicinity Information: The proposed development lies within unincorporated Washington County between SW Bull Mountain Road and SW Beef Bend Road and is accessed from SW Greenfield Avenue. The entire area is zoned R-7. SECTION IV. COMMENTS FROM PROPERTY OWNERS WITHIN 500 FEET The City mailed notice to property owners within 500 feet of the subject site. No comments were received. NOTICE OF DECISION PAGE 6 OF 26 SUB2005-00002-SUMMIT RIDGE SUBDIVISION PHASE 4 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. A• •licable Develo•ment Code Sections :. I 'esl.en la zoning •is rlc s 18.705 Access, Egress and Circulation) 18.715 Density) 18.730 Exceptions to Development Standards) 18.745 Landscaping and screening) 18.765 Off-street parking and loading requirements) 18.780 Signs) 18.790 Tree 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) E. Bull Mountain Community Plan The proposal contains no elements related to the provisions of these Specific Development Standard Code Chapters: 18.710 (Accessory Residential Units), 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), 18.785 (Temporary Uses), and 18.798 (Wireless Communication Facilities). These chapters are, therefore, found to be inapplicable as approval standards. SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS A — SUBDIVISION GENERAL PROVISIONS: 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. The applicant has submitted a preliminary plat for approval consideration. Final plat review will occur after the decision is final. Compliance with ORS Chapter 92. All subdivision proposals shall be in conformity with all state regulations set forth in ORS Chapter 92, Subdivisions and Partitions. The applicant is responsible for ensuring that the plat satisfies any requirements of Oregon Revised Statutes (ORS) Chapter 92 beyond what is already required in the Tigard Development Code. Such conformance is assured through Washington County's plat review. Future Re-Division. When subdividing tracts into large lots, the Approval Authority shall require that the lots be of such size and shape as to facilitate future re-division in accordance with the requirements of the zoning district and this title. None of the lots within this particular phase are large enough to be redivided. This standard is not applicable. NOTICE OF DECISION PAGE 7 OF 26 SUB2005-00002-SUMMIT RIDGE SUBDIVISION PHASE 4 Lot Size Averaging: Section 18.430.020.D states lot size may be averaged to allow lots less than the minimum lot size allowed in the underlying zoning district as long as the average lot area for all lots is not less than allowed by the underlying zoning district. No lot created under this provision shall be less than 80% of the minimum lot size allowed in the underlying zoning district. None of the lots are less than the 5,000 square foot minimum size. Therefore, this standard is met. Temporary sales office. Temporary sales offices in conjunction with any subdivision may be granted as set forth in Chapter 18.785, Temporary Uses. The applicant has not proposed a sales office; however, if one is later requested, it will be reviewed through a separate temporary use permit process. Minimize flood damage. All subdivision proposals shall be consistent with the need to minimize flood damage. Due to the topography of the site, storm water is anticipated to leave the site and not cause flooding. Storm water detention facilities will regulate the discharge so as to ensure downstream properties are likewise protected. Storm drainage is described in greater detail in the Street and Utility Improvement section, later in this decision. 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 site is not within nor adjacent to the 100-year floodplain. This standard is not applicable. 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. There are no flood hazards identified for this site. Need for adequate drainage. All subdivision proposals shall have adequate drainage provided to reduce exposure to flood damage; and Drainage is discussed in greater detail under the Street and Utility Improvement section and addresses issues related to storm water detention facilities. 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). The base flood elevation is approximately 135 feet above sea level, measured at the nearest flood prone area (Tualatin River). The low point of the project site is approximately 510 feet above sea level. Section 18.430.030 (E) describes the approval process for Phased Developments. The Approval Authority may approve a time schedule for developing a subdivision in phases, but in no case shall the actual construction time period for any phase be greater than two years without re-applying for a preliminary plat. The criteria for approving a phased site development review proposal are: NOTICE OF DECISION PAGE 8 OF 26 SUB2005-00002-SUMMIT RIDGE SUBDIVISION PHASE 4 A. The public facilities shall be scheduled to be constructed in conjunction with or prior to each phase to ensure provision of public facilities prior to building occupancy; B. The development and occupancy of any phase shall not be dependent on the use of temporary public facilities: The application for phased development approval shall be reviewed concurrently with the preliminary plat application and the decision may be appealed in the same manner as the preliminary plat. The present application is for a subsequent single phase following Summit Ridge phased development, and therefore this standard is not applicable. The Approval Authority may approve, approve with conditions or deny a preliminary plat based on the following approval criteria: The proposed preliminary plat complies with the applicable zoning ordinance and other applicable ordinances and regulations; Compliance with the zoning ordinance and other applicable ordinance and regulations will be assured through review and imposition of conditions of approval as necessary, as outlined in this decision. The City of Tigard signed an Intergovernmental Agreement (IGA) with Washington County when it agreed to take over planning jurisdiction in the urban services area. The urban services area is the area outside of the current Tigard City Limits, but within Tigard's Urban Growth Boundary. It is the area in which Tigard is anticipated to grow. Fundamental to the agreement between Tigard and Washington County is the understanding that areas in the urban services area will, over time, be incorporated into the City of Tigard as they are more intensively developed and as they require urban services. The proposed development will greatly intensify the need for urban services in this area. Consequently, the development site should be annexed into the City. To satisfy this concern, the following condition shall apply: CONDITION: Prior to final plat approval, the applicant shall ensure that the portion of the development site that is within the urban services area is annexed into the City of Tigard. The proposed plat name is not duplicative or otherwise satisfies the provisions of ORS Chapter 92; The applicant has submitted a plat name reservation approval from Washington County to demonstrate the plat name is not duplicative. 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 This will be discussed in greater detail under Tigard Development Code (TDC) Chapter 18.705, Access and Chapter 18.810, Street and Utility Improvement Standards. An explanation has been provided for all common improvements. The applicant's narrative provides the necessary explanation. Section 18.430.060A. authorizes the granting of adjustments for subdivisions in accordance with 18.430.050, provided that the application shall be made with a preliminary plat application with the criteria for granting such adjustments are contained in Section 18.370.020 Cl. The applicant has not requested any adjustments. FINDING: Based on the analysis above, the proposal meets, or will be conditioned to meet further in this decision, the preliminary plat approval standards for subdivisions. NOTICE OF DECISION PAGE 9 OF 26 SUB2005-00002-SUMMIT RIDGE SUBDIVISION PHASE 4 B— APPLICABLE TIGARD DEVELOPMENT CODE SECTIONS Residential Zoning Districts (18.510) Lists the description of the residential Zoning District. The site is located in the R-7: Medium-Density residential zoning district. The R-7 zoning district has the following dimensional requirements: STANDARD R-7 Minimum Lot Size Detached unit 5,000 sq. ft. Duplexes 10,000 sq.ft. Average Minimum Lot Width Detached unit lots 50 ft. Duplex lots 50 ft. Maximum Lot Coverage 80% Minimum Setbacks Front yard 15 ft. Side facing street on corner& through lots 10 ft. Side yard 5 ft. Rear yard 15 ft. Side or rear yard abutting more restrictive zoning district 30 ft. Distance between property line and front of garage 20 ft. Maximum Height 35 ft. Minimum Landscape Requirement 20% The proposed lots range in size from 5,477 and 6,280 square feet (5,798 square feet on average). All lots meet the minimum lot width requirements, based on the dimensions provided on the plan. 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. All lots within this subdivision are for single-family units. This is not a planned development, therefore, the setbacks are as prescribed by the base zone. FINDING: Based on the analysis above, the residential zoning district dimensional standards are satisfied. Access Egress and Circulation (18.705): 18.705.036 (C). describes joint access provisions. Owners of two or more uses, structures, or parcels of land may agree to utilize jointly the same access and egress when the combined access and egress of both uses, structures, or parcels of land satisfies the combined requirements as designated in this title, provided: Satisfactory legal evidence shall be presented in the form of deeds, easements, leases or contracts to establish the joint use; and Copies of the deeds, easements, leases or contracts are placed on permanent file with the City. Access to each lot is provided via separate approaches to SW Greenfield Drive, a public street. 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. Access to each lot is provided via separate approaches to SW Greenfield Drive, a public street. Required walkway location. On-site pedestrian walkways shall comply with the following standards: NOTICE OF DECISION PAGE 10 OF 26 SUB2005-00002-SUMMIT RIDGE SUBDIVISION PHASE 4 Walkways shall extend from the ground floor entrances or from the ground floor landing of stairs, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways shall be constructed between new and existing developments and neighboring developments; Within all attached housing (except two-family dwellings) and multi-family developments, each residential dwelling shall be connected by walkway to the vehicular parking area, and common open space and recreation facilities; Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum 6-inch vertical separation (curbed) or a minimum 3-foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards; Required walkways shall be paved with hard surfaced materials such as concrete, asphalt, stone, brick, etc. Walkways may be required to be lighted and/or signed as needed for safety purposes. Soft-surfaced public use pathways may be provided only if such pathways are provided in addition to required pathways. As this proposal is for a single-family development, this standard does not apply. 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. The access proposed conforms to code standards, and the adjoining street has been built to current engineering standards with no unusual attributes. Therefore, the director does not find that hazardous or inadequate access will exist. Direct individual access to arterial or collector streets from single-family dwellings and duplex lots shall be discouraged. Direct access to collector or arterial streets shall be considered only if there is no practical alternative way to access the site. If direct access is permitted by the City, the applicant will be required to mitigate for any safety or neighborhood traffic management (NTM) impacts deemed applicable by the City Engineer. This may include, but will not be limited to, the construction of a vehicle turnaround on the site to eliminate the need for a vehicle to back out onto the roadway. The street adjacent to this development is a neighborhood route and not subject to this standard. 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. The proposed single-family development is exempt from this requirement. NOTICE OF DECISION PAGE 11 OF 26 SUB2005-00002-SUMMIT RIDGE SUBDIVISION PHASE 4 Section 18.705.030.H.1 states that an access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the City and AASHTO. The applicant did not address this section of the code. The adjacent project, Arbor Summit provided sight distance certification for the intersection of Overlook Drive and Greenfield Drive, which is directly across from the proposed lots. Therefore, these lots should also have adequate sight distance upon completion of the street improvements. 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. The proposed driveways are over 400 feet from the intersection of Greenfield Drive and Bull Mountain Road, thereby meeting this criterion. Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. The minimum spacing of local streets along a local street shall be 125 feet. Greenfield Drive is classified as a Neighborhood Route; therefore this standard does not apply. 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; The access and egress into the site itself is discussed later in this decision under the Street and Utility Improvements Standards section of this decision. Access to individual lots will be reviewed for compliance during the building permit phase. 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. 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; • 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%. There are no access drives or other dead ends that would require a turnaround. NOTICE OF DECISION PAGE 12 OF 26 SUB2005-00002-SUMMIT RIDGE SUBDIVISION PHASE 4 Vehicle turnouts, (providing a minimum total driveway width of 24 feet for a distance of at least 30 feet), may be required so as to reduce the need for excessive vehicular backing motions in situations where two vehicles traveling in opposite directions meet on driveways in excess of 200 feet in length; There are no driveways that will exceed 200 feet in length. Where permitted, minimum width for driveway approaches to arterials or collector streets shall be no less than 20 feet so as to avoid traffic turning from the street having to wait for traffic exiting the site. This standard is not applicable as there are no driveway approaches to arterial or collector streets. FINDING: Based on the analysis above, the Access, Egress and Circulation standards have been satisfied. Density Computations and Limitations (18.715): Chapter 18.715 implements the Comprehensive Plan by establishing the criteria for determining the number of dwelling units permitted. The number of allowable dwelling units is based on the net development area. The net area is the remaining parcel area after exclusion of sensitive lands and land dedicated for public 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. Since this is a stand alone phase, the density is assessed by looking at the specific parcel. The parcel is 32,401 square feet. There are no sensitive land areas, parks, roads, or access easements. Therefore the maximum number of lots is 6, and the minimum is 4. The proposal for 5 lots is within these density parameters. Therefore this standard is 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 o heTigard Municipal Code shall apply. Visible Emissions. Within the commercial zoning districts and the industrial park (IP) zoning district, there shall be no use, operation or activity which results in a stack or other point- source emission, other than an emission from space heating, or the emission of pure uncombined water (steam) which is visible from a property line. Department of Environmental Quality (DEQ) rules for visible emissions (340-21-015 and 340-28-070) apply. Vibration. No vibration other than that caused by highway vehicles, trains and aircraft is lipermitted in any given zoning district which is discernible without instruments at the property ne of the use concerned. Odors. The emissions of odorous gases or other matter in such quantities as to be readily eatable 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. NOTICE OF DECISION PAGE 13 OF 26 SUB2005-00002-SUMMIT RIDGE SUBDIVISION PHASE 4 Insects and rodents. All materials including wastes shall be stored and all grounds shall be maintained in a manner which will not attract or aid the propagation of insects or rodents or create a health hazard. This is a detached single-family project, which is permitted within the R-7 zone. There is nothing to indicate that these standards will not be met. However, ongoing maintenance to meet these standards shall be maintained and any violation of these standards will be addressed by the City of Tigards' Code Enforcement Officer. FINDING: The Environmental Performance standards are met. Landscaping and Screening (18.745): Chapter 18.745 contains landscaping provisions for new development. Section 18.745.100 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. Section 18.745.030.E states that existing vegetation on a site shall be protected as much as possible (for example, areas not to be disturbed can be fenced as in snow fencing which can be around individual trees). The applicant has not proposed specific tree species or locations for street trees; however, the applicant has indicated that street trees will be provided in accordance with Section 18.745.045(C). Species shall be selected to match those approved for the Arbor Summit subdivision. Section 18.745.040.0 contains specific standards for spacing of street trees as follows: • Small or narrow stature trees (under 25 feet tall and less than 16 feet wide branching) shall be spaced no greater than 20 feet apart; • Medium sized trees (25 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; A final street tree plan shall include trees spaced per the above standards. Section 18.745.050 contains the provisions and requirements for buffering and screening. The Buffering and Screening Matrix (Section 18.745.1) does not require buffering or screening when a single-family detached residential use is proposed adjacent to existing detached single-family dwellings. The Summit Ridge Subdivision site is surrounded by detached single-family homes and undeveloped parcels with R-7 zoning. Therefore, this section does not apply. Section 18.745.060 contains the provisions for re-vegetation where natural vegetation has been removed through grading. Such areas are to be replanted as set forth in this section to prevent erosion after construction activities are completed. The applicant will be required to meet these standards and CWS standards as part of their erosion control permit. A condition will be imposed to ensure that this occurs. FINDING: Based on the analysis above, the applicant has not satisfied the requirement for street trees. The applicant has not provided an erosion control plan. If the applicant complies with the conditions listed below, the standards will be met. CONDITIONS: Submit a street utility plan that shows the location, species, and size (minimum 2- inch caliper) of required street trees along the public streets per the City's spacing standards of Section 18.745.040(C). Selection of the tree species will be to match the approved species selected for the adjacent Arbor Summit subdivision. NOTICE OF DECISION PAGE 14 OF 26 SUB2005-00002-SUMMIT RIDGE SUBDIVISION PHASE 4 Submit an erosion control plan that identifies areas for re-vegetation, topsoil storage areas, methods of replanting and topsoil restoration in accordance with Section 18.745.060. 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. Signs (18.780 : C�iapter 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 marketing new subdivisions. In accordance with a new policy adopted by the Director's Designee, all new subdivisions must enter into a sign compliance agreement to facilitate a more expeditious court process for citations. CONDITION: Prior to final plat approval the applicant shall sign and submit a Sign Compliance Agreement form. Tree Removal (18.790): Chapter 18.790.030 requires the submittal of a tree plan that identifies the location size and species of all trees on the site, a program to save existing trees over 12-inch diameter at breast height (dbh) or mitigate for their removal, identification of trees 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. The applicant notes that there are two trees that are "greater than 12 inch diameter". There is inadequate information available in the application to determine the amount of required mitigation. The applicant has also failed to provide the information as required by a certified arborist. As the applicant's plans call for removal of all trees on the site, a protection program is irrelevant, so long as off site trees remain protected. Section 18.790.040 states that any tree preserved or retained in accordance with this section may thereafter be removed only for the reasons set out in a tree plan, in accordance with Section 18.790.030, or as a condition of approval for a conditional use, and shall not be subject to removal under any other section of this chapter. The property owner shall record a deed restriction as a condition of approval of any development permit affected by this section to the effect that such tree may be removed only if the tree dies or is hazardous according to a certified arborist. The deed restriction may be removed or will be considered invalid if a tree preserved in accordance with this section should either die or be removed as a hazardous tree. The form of this deed restriction shall be subject to approval by the Director. Since no trees will remain, there is no need to require this restriction. FINDING: Based on the analysis above, the Tree Removal standards can be met, if the applicant complies with the condition listed below: NOTICE OF DECISION PAGE 15 OF 26 SUB2005-00002-SUMMIT RIDGE SUBDIVISION PHASE 4 CONDITION: Prior to any site work, the applicant shall consult with a certified arborist to repare an accurate inventory of the type, size, and location of all trees greater than 6" diameter on the site. A mitigation program shall also be prepared identifying how 100% of the caliper inches from the trees greater than 12" diameter will be replaced. If proposing to replant, the applicant shall submit a cash assurance for the value of the trees assessed at $125 per caliper inch. The assurance shall be returned to the applicant upon completion of the replanting. If the replanting has not been completed by the final inspection on the last lot or two years whichever occurs first, the City may collect the assurance. If proposing to pay the fee in lieu, such payment shall occur prior to final plat approval. 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 street/utility plan and has not proposed any structures (including retaining walls) 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 (SECTION 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 minor collector street to have a 60-foot right-of-way width and a 40-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 Greenfield Drive, which is classified as a Neighborhood Route on the City of Tigard Transportation Plan Map. At present, there is approximately 42 feet of ROW, according to the most recent tax assessor's map. The applicant should dedicate the additional ROW to provide for 54 feet. SW Greenfield Drive is currently partially improved. In order to mitigate the impact from this development, the applicant should complete the half-street improvements along their frontage. NOTICE OF DECISION PAGE 16 OF 26 SUB2005-00002-SUMMIT RIDGE SUBDIVISION PHASE 4 Future Street Plan and Extension of Streets: Section 18.810.030(F) states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundaries of the proposed land division. This section also states that where it is necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed and a barricade shall be constructed at the end of the street. These street stubs to adjoining properties are not considered to be cul-de-sacs since they are intended to continue as through streets at such time as the adjoining property is developed. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer, the cost of which shall be included in the street construction cost. Temporary hammerhead turnouts or temporary cul-de- sac bulbs shall be constructed for stub streets in excess of 150 feet in length. There are no opportunities to extend public streets due to the existing development surrounding this property including the approved school site. Cul-de-sacs: 18.810.030.K states that a cul-de-sac shall be no more than 200 feet long, shall not provide access to greater than 20 dwelling units, and shall only be used when environmental or topographical constraints, existing development pattern, or strict adherence to other standards in this code preclude street extension and through circulation: • All cul-de-sacs shall terminate with a turnaround. Use of turnaround configurations other than circular, shall be approved by the City Engineer; and • The length of the cul-de-sac shall be measured along the centerline of the roadway from the near side of the intersecting street to the farthest point of the cul-de-sac. • If a cul-de-sac is more than 300 feet long, a lighted direct pathway to an adjacent street may be required to be provided and dedicated to the City. There are no proposed cul-de-sacs in this proposal. Street Alignment and Connections: Section 18.810.030.H.1 states that full street connections with spacing of no more than 530 feet between connections is required except where prevented by barriers such as topography, railroads, freeways, pre-existing developments, lease provisions, easements, covenants or other restrictions existing prior to May 1, 1995 which preclude street connections. A full street connection may also be exempted due to a regulated water feature if regulations would not permit construction. Section 18.810.030.H.2 states that all local, neighborhood routes and collector streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. Land is considered topographically constrained if the slope is greater than 15% for a distance of 250 feet or more. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. The applicant submitted a future street plan that includes all of the proposed development surrounding this 5 lot subdivision. Because of existing development, there are no opportunities for additional connections with this development. 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 corresponding street stubs on the school site to connect to, but the applicant has proposed a pedestrian connection to the school grounds. NOTICE OF DECISION PAGE 17 OF 26 SUB2005-00002-SUMMIT RIDGE SUBDIVISION PHASE 4 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 grades on Greenfield Drive have just recently been approved with the Land Use decisions for Arbor Summit I & II (SUB2004-00008 and SUB2004-00013) and Summit Ridge (SUB2004-00003). Access to Arterials and Major Collectors: Section 18.810.030.P states that where a development abuts or is traversed by an existing or proposed arterial or major collector street, the development design shall provide adequate protection for residential properties and shall separate residential access and through traffic, or if separation is not feasible, the design shall minimize the traffic conflicts. The design shall include any of the following: • A parallel access street along the arterial or major collector; • Lots of suitable depth abutting the arterial or major collector to provide adequate buffering with frontage along another street; • Screen planting at the rear or side property line to be contained in a nonaccess reservation along the arterial or major collector; or • Other treatment suitable to meet the objectives of this subsection; • If a lot has access to two streets with different classifications, primary access should be from the lower classification street. The proposed development does not abut an arterial or a major collector. 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 within the development. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 2,000 feet measured along the right-of-way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development or; • For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. 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. Due to preexisting development, and the size of the subject parcel, there are no opportunities to create blocks. The block formed by the Arbor Summit subdivision to the east meets this standard. Additionally, a pedestrian connection will be provided to the school site where a full public street connection is not possible to the west. NOTICE OF DECISION PAGE 18 OF 26 SUB2005-00002-SUMMIT RIDGE SUBDIVISION PHASE 4 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. The public tract will accommodate pedestrian and bicycle connections. 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. There are not lots that exceed 1 .5 times the minimum lot size. This standard does not apply. Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. All lots within the proposed subdivision have 25 feet of public street frontage. FINDING: The standards for lots have been met. Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. The applicant's plans indicate they will be constructing the sidewalk along their Greenfield Drive frontage, thereby meeting this criterion. Section 18.810.070.B requires 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 (2,640 feet) of their site to all transit facilities and Neighborhood Activity Centers (schools, parks, libraries, etc.). In addition, the developer may be required to participate in the removal of any gaps in the pedestrian system off-site if justified by the development. 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). There are no gaps in the sidewalk system within 300 feet or links to the school site from the subject site. 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 sewer located in Greenfield Drive. The applicant's plans indicate that each lot will have a lateral connecting to the public sewer, thereby meeting this criterion. It is the applicant's responsibility to obtain off-site easements necessary to construct the laterals. These off-site easements must be obtained prior to issuance of the building permits. NOTICE OF DECISION PAGE 19 OF 26 SUB2005-00002-SUMMIT RIDGE SUBDIVISION PHASE 4 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, now Clean Water Services, in 2000 and including any future revisions or amendments). There are no upstream drainage ways that impact this development. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by 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 on-site 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 must submit their stormwater plans to CWS for review and approval. CWS will determine if on-site detention will be required. The applicant must receive CWS' approval of their stormwater plans prior to issuance of the PFI. The applicant must obtain off-site easements for the storm laterals prior to issuance of the building permits. 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 Greenfield Drive is not designated as a bike facility. Cost of Construction: Section 18.810.110.B states that development permits issued for planned unit developments, conditional use permits, subdivisions, and other developments which will principally benefit from such bikeways shall be conditioned to include the cost or construction of bikeway improvements. Since bike lanes are not required, 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. NOTICE OF DECISION PAGE 20 OF 26 SUB2005-00002-SUMMIT RIDGE SUBDIVISION PHASE 4 Utilities: ' Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case-by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under-grounding. There are no existing overhead utility lines along the frontage of SW Greenfield as these were required to be installed underground with Arbor Summit ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: I he City of I igard provides water service in this area. There is a public water line in Greenfield Drive. The applicant has proposed connecting to this line to serve the proposed lots. The applicant must obtain off-site easements for those lines crossing other properties prior to issuance of the building permits. The Water Department is also requiring the applicant to provide a public water line easement along the north property line. The applicant's plans indicate they will provide a 5 foot easement. The applicant shall obtain approval for the 5 foot easement or provide the minimum easement width required by the City of Tigard Water Department. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to construction, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the CWS Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. The applicant has indicated that the existing water quality facility constructed for the Summit Ridge Subdivision is large enough to provide treatment for this phase of the subdivision. The applicant is responsible for obtaining CWS review and approval of the proposed Water Quality treatment. NOTICE OF DECISION PAGE 21 OF 26 SUB2005-00002-SUMMIT RIDGE SUBDIVISION PHASE 4 Prior to the City accepting this facility as a public facility, the developer shall maintain it for a minimum of three years after construction is completed. The pond shall be placed in a tract and conveyed to the City on the final plat. The developer will be required to submit annual reports to the City which show what maintenance operations were conducted on the facility for that year. Once the three-year maintenance period is completed, the City will inspect the facility and make note of any problems that have arisen and require them to be resolved before the City will take over maintenance of the facility. In addition, the City will not take over maintenance of the facility unless 80 percent of the landscaping is established and healthy. If at any time during the maintenance period, the landscaping falls below the 80 percent level, the developer shall immediately reinstall all deficient planting at the next appropriate planting opportunity. Grading and Erosion Control: CWS Elesign 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. 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: I he 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). NOTICE OF DECISION PAGE 22 OF 26 SUB2005-00002-SUMMIT RIDGE SUBDIVISION PHASE 4 D. - IMPACT STUDY Section 18.390.050 states that the applicant shall provide an impact study to quantify the effect of development on public facilities and services. The study shall address, at a minimum, the transportation system including bikeways, the drainage system, the parks system, the water system, the sewer system, and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with a requirement for public right-of-way dedication, or provide evidence that supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. Section 18.390.050 states that when a condition of approval requires the transfer to the public of an interest in real property, the approval authority shall adopt findings which support the conclusion that the interest in real property to be transferred is roughly proportional to the impact the proposed development will have on the public. 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. Effective July 1, 2005, the TIF for a detached, single-family dwelling will be $2,851. The development will result in the creation of five new houses. Therefore TIF's of approximately $14,255 will be assessed. There are no internal streets within the subdivision, but a limited amount of frontage improvements to the adjoining street will be required. The adjoining street is currently paved with gutters, but street trees, sidewalks and street lights will need to be installed along approximately 200 linear feet to complete this street. Since the Washington County TIF only mitigates for 32 percent of a project's impact, 68 percent is unmitigated. The actual cost of system improvements per trip generated by new development on the transportation system can be determined by the following equation (Larson, Mackenzie Engineering, Dolan Findings, June 1995): TIF=0.32 = 100% of the total impact. $14,255 divided by 0.32 equals $44,546. Since the TIF will mitigate for a portion of this impact, it is subtracted from the total ($44,546- $14,255=$30,291). Therefore, the value of the required exactions should be roughly proportionate to this remaining $30,291. Less mitigated costs Besides the TIF that mitigates for 32% of the projects impact on the transportation system, the applicant is required to dedicate additional right-of-way along SW Greenfield Drive (-2600 square feet). The estimated value of the dedication is three dollars a square foot for a total value of $7,800. The applicant is also required to complete 1/2 street improvements. Since these are limited improvements, the approximate cost is $75 per lineal foot the improvements are valued at $15,000. Estimated Value of Impacts Full Impact $44,546 Less TIF Assessment -$14,255 Less Mitigated Costs - 22,800 Estimated Value of Unmitigated Impacts 7,491 FINDING: Using the above cost factors, it can be determined that the unmitigated impacts exceed the costs of the conditions imposed and, therefore, the conditions are roughly proportional and justified. NOTICE OF DECISION PAGE 23 OF 26 SUB2005-00002-SUMMIT RIDGE SUBDIVISION PHASE 4 E. — WASHINGTON COUNTY SW BULL MOUNTAIN COMMUNITY PLAN This area is within the City of Tigard's Urban Services Area. In 1997 the City of Tigard and Washington County entered into an agreement that Tigard would review all applications for development within the Urban Services Area. Washington County adopted the City's Development Code in this area and an Urban Planning Agreement was entered into. This Agreement indicated that the City would continue to review projects in "areas of special concern" as defined in the SW Bull Mountain Community Plan (May 12, 1997 Urban Services Intergovernmental Agreement). This project site is not in any Areas of Special Concern. Washington County requires areas with a wildlife habitat designation to have a Significant Natural Resource Assessment prepared by a professional wildlife biologist. The subject property borders a wildlife habitat area to the west. The applicant has provided a wildlife habitat assessment to address this issue. The assessment concludes that the small area shown as wildlife habitat is of little value due to the open tree canopy and the presence of Himalayan Blackberry. The report recommends that additional trees be planted within the proposed open space area in the other phase of Summit Ridge. The following section addresses the other relevant portions of the Community Plan. Summit and Slopes - Design Elements: 1. The residential character of this subarea is to be protected. Improvement of roadways should be done in a manner which does not encourage excessive traffic. All roads planned for improvement or connection to SW Bull Mountain Road within the Planning area should be constructed as minor collectors or local streets following the topography generally and not directly aligned with other major roadways. The proposed development is a residential subdivision. No new streets are proposed as part of this development. 2. Hillside building techniques and foundation designs such as stilts, stepped foundations, etc. shall be used to minimize the alteration of existing slopes over 20 percent. Detailed site plans, elevations and sections shall be required showing all structures, foundations, and techniques proposed for hillside construction. These, as well as other site plan requirements for building on steep slopes, as defined in the Community Development Code, are intended to ensure that development activities do not increase the potential for earth movements such as landslides or land failures in the steeply sloped subarea. The slopes on this site do not exceed 20%. There are no hillsides contained within this phase. 3. No grading, filling, clearing or excavation of any kind shall be initiated on steep slopes until a grading plan, as defined in the Community Development Code, is approved. Borrowing to obtain fill material shall be prohibited unless the material is obtained from a cut permitted under an approved grading plan, or imported from outside the hillside area. There are no hillsides contained within this phase. 4. Removal of natural vegetation shall be minimized, existing vegetation protected and destroyed vegetation replaced. This is required in order to conserve important natural areas, decrease the potential for erosion, decrease the amount of surface water runoff and help prevent earth movement in hazardous areas. A slope stabilization and revegetation plan, which includes a schedule for revegatation after areas have been cleared, shall be included with the required grading plan. Revegetation shall be completed before October 15 of the year of construction, or a temporary treatment shall be required sufficient to prevent erosion prior to the rainy season There are no hillsides contained within this phase. Moreover, an erosion control/grading plan will also be required to help prevent soil migration. NOTICE OF DECISION PAGE 24 OF 26 SUB2005-00002-SUMMIT RIDGE SUBDIVISION PHASE 4 5. Because trees are such an important natural and scenic resource on SW Bull Mountain, development in areas of standing trees shall be designed to minimize the number of trees to be cut. At the time of development, no more than fifty percent of the mature standing trees (six inch diameter or greater) shall be removed from any parcel. Development design and clearing for structures shall provide for maximum retention of old growth trees. Prior to development, the harvesting of forest tree species for their commercial value shall be in accord with the Oregon Forest Practices Act. The slope stabilization and revegetation plan shall indicate the mature tree planned for removal and describe the replacement programs. Replacement trees must be of at least 1'/2-inch diameter. There are no areas containing stands of trees. The existing trees on site are isolated individual trees. 6. Streams, seasonal waterways and immediately adjacent riparian zones, as defined in the Community Development Code, shall be preserved in their natural condition including topography and vegetation. Where roads are required, bridges shall be preferred means of crossing streams and waterways rather than infill and piping or channelization of water flow. There are no streams or waterways on this phase of the subdivision. 7. Use of power line easements for farm operations, open space, and wildlife habitat shall be encouraged as appropriate in this subarea. There are no power line easements within the subject proposal area. This element is not applicable. 8. This Design element refers to Area of Special Concern 1, which is not within the project area. Therefore, this element does not apply. 9. This Design element refers to Area of Special Concern 2, which is not within the project area. Therefore, this element does not apply. 10. This Design element refers to Area of Special Concern 3, which is not within the project area. Therefore, this element does not apply. SECTION VII. OTHER STAFF COMMENTS The City of Tigard Forester has reviewed the proposal and submitted comments which have been incorporated into the "Tree Removal" section above, and conditions imposed to ensure that adequate measures are followed for protection. SECTION VIII. AGENCY COMMENTS No agency comments were received. 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 NOTICE OF DECISION PAGE 25 OF 26 SUB2005-00002-SUMMIT RIDGE SUBDIVISION PHASE 4 Final Decision: THIS DECISION IS FINAL ON JUNE 22, 2005 AND EFFECTIVE ON JULY 8, 2005 UNLESS AN APPEAL IS FILED. AAp 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 mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON JULY 7, 2005. Questions: 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. June 22, 2005 PREPARED BY: Morgan Tra y DATE Associate Planner b4 , June 22, 2005 - � •V I—:.7: 'is an. :e er-' o ' DATE Planning M.;nager is\curpin\morgan\workspace\sub and pd\sub2005-00002 (summit ridge ph4)\sub2005-00002 decision.doc NOTICE OF DECISION PAGE 26 OF 26 SUB2005-00002—SUMMIT RIDGE SUBDIVISION PHASE 4 I u 8 o / CITY of TIGARD = GEOGRAPHIC INFORMATION ',,I,7 FM I 03 VICINITY Mid I�' / ,1111r LIM SU B2005-00002 �— BI: E T _ �-- SUMMIT RIDGE / 11111h= Ail. ,._ i • SUBDIVISION I PHASE 4 SW WINTERVIEWF�- Ir• • 51tHH � T Ftp• ,�'�iikk Al' _ . ....*44' . , __1111Symi co I i * S„„ co I NN „elf soap R° Mr.° • ID m _ �■ 1111 Mod Aran Map A IE• ° N BIM ii *%IbIT 0 100 200 300 100 Feet -- 1"=314 feet Al' ( _a 11 City of Tigard Information on this map is for general location only and should be verified with the Development Services Division. 13125 S,W Hall Blvd Tigard,OR 97223 (503)639-4171 t • httpJfwrwve.ci.tigard.or.us—I 1 Community Development Plot date:Jun 1,2005;C:lmagic'MAGIC03.APR i ` HARD II• I I5&ar I I I — — so'WATERLTIE EAS NT I I I1 ^' I 5,478 SF i I n� I L _i 112.95.ROW Z I 2 I I ' w 5 I 5,478 SF I 1 r Q J 1Z _ SW p THT "52SF I ( a —J 1 Q . i i 1 Q : I \ 19 p I 4 r \ s. 1 6,134 SF I o LL-; I p L— - - - - - - J/ > 7 ■ \ - - I I I \ 1 V I 5 I 1 1 1 �t 7,500 SF I ` I `I i I I I ss • 1 L. J 1 ---- --y--- -471 : _ -- 1 _ r - .., c\2 1 El , ( 1 I I CITY of TIGARD t SUB2005-00002 SITE PLAN (Map is not to scale) N SUMMIT RIDGE SUBDIVISION - PHASE 4 EXHIBIT Venture Properties, Inc. SUB2005-00002 ;1230 SW Galewood, Suite 100 SUMMIT RIDGE SUBDIVISION-PHASE 4 bake Oswego, OR 97035 Alpha Engineering, Inc. Attn: Michael Van Loo 9600 SW Oak Street, Suite 230 Portland, OR 97223 Tigard Tualatin School District 23J 6960 SW Sandburg Street Tigard, OR 97223 AFFIDAVIT OF MAILING CITY OF TIGARD Community,Development SliapingA Better Community I, Patricia G. Lunsford, being first duly sworn/affirm, on oath depose and say that I am a Senior Administrative Specialist for the City of Tigard;'Washington County, Oregon and that I served the following: {Check Appropnate Box(s)Below) © NOTICE OF DECISION FOR: SUB2005-00002/SUMMIT RIDGE SUBDIVISION PHASE 4 ❑ 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 Whit"B", and by reference made a part hereof, on lune 22,2005, and deposited in the United States Mail on lune 22,2005, postage prepaid. lib i ,-- - ,ali ' ' .A/. . . / A....d...,....iyoZ) (Person that .v ep--' �Noti - 1 S7AtJtF. OE OREGON ) County of Washington )ss. City of(Tigard ) Subscribed and sworn/affirmed before me on the day of , 2005. �a,, OFFICIAL SEAL • II �r T •' SCE 7G.r,3 I /6-D NuT/._: PUBUC-OREGON COMMI°EION NO.375152 i NOTARY 0 L OF 0 EG N MY COW::310N EXPIRES nEC 1.2.7 7 My Commis ion Expires: �� -0 / EXHIBIT A NOTICE OF TYPE II DECISION "URBAN SERVICE AREA" SUBDIVISION (SUB) 2005-00002 T CITY OF TIGARD Community Development SUMMIT RIDGE SUBDIVISION - PHASE 4 Shaping A43etterCommunity 120 DAYS = 7/20/2005 SECTION I. APPLICATION SUMMARY "URBAN SERVICE AREA" FILE NAME: SUMMIT RIDGE SUBDIVISION - PHASE 4 CASE NO.: Subdivision (SUB) SUB2005-00002 REQUEST: A request for Subdivision approval to create 5 lots ranging in size between 5,477 and 6,280 square feet (5,798 square feet on average) from a 3/4 acre portion of the Alberta Rider School property. OWNER: Tigard Tualatin School District APPLICANT: Venture Properties, Inc. 6960 SW Sandburg Street 4230 SW Galewood, Suite 100 Tigard, OR 97223 Lake Oswego, OR 97035 APPLICANT'S: Alpha Community Development REP. Attn: Michael Van Loo 9600 SW Oak Street, Suite 230 Portland, OR 97223 COMPREHENSIVE PLAN DESIGNATION: R-7; Single-Family, Medium-Density Residential. ZONE: R-7 Medium Density Residential. 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: East of Alberta Rider School, on SW Greenfield Drive; WCTM 2S109AD, Tax Lot 1300 (portion). APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390 (Decision Making Procedures); 18.430 (Subdivision); 18.510 (Residential Zoning Districts); 18.705 (Access, Egress and Circulation); 18.715 (Density Computation)) 18.745 (Landscaping and Screening); 18.765 (Off-Street Parking); 18.790 (Tree Removal); 18.795 ( Visual Clearance Areas); and 18.810 (Street and Utility Improvement Standards); Bull Mountain Community Plan. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request. The findings and conclusions on which the decision is based are noted in the full decision, available at City Hall. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. All documents and applicable criteria in the above-noted file are available for inspection at no cost or copies can be obtained for twenty-five cents (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 JUNE 22, 2005 AND EFFECTIVE ON JULY 8, 2005 UNLESS AN APPEAL IS FILED. Appeal: The Director's Decision is final on the date that it is mailed. Any party with standing as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confii the specific issues identified in the written comments submitted by the parties during the comment p Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any during the appeal hearing, subject to any additional rules of procedure that may be adopted from time tl by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON JULY 7, 2005. Questions: For further information please contact the Planning Division Staff Planner, Morgan Tracy at (503) 639-4171, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. ` — .. .' . . - • YI.MITY rear ,....., ,, �I �,,�� SUB2005-00002 IN�B� iim_ SUMMIT RIDGE OF I SUBDIVISION .IMI PHASE 4 �-' Mill 111 1111 pi I 1 , ,.."4;110 1 ' ,i(!ewto to t.,■ L KEW J Iii �',,` �.._.. �.. I. ,�''• N -- - , IIII II l I ! C ftwil.•VIM 60664446664644 �I.... P\ v.aiaw I " I I I I I i ' ---- '?" / IMix178 SF I "L -J mo . Z ------- --r 7 I •2 xaesr I -I 3 - 'x447 r I / L _J Q I 41St s I LL 1 • t \ \\ : 0 T - I I` U I 5 I 11 \ 7.500 s I I L J T ::t I I I ICITY OF TIGARD t SUB2005-00002 irri rI.AN [Map is not to scale) N SUMMIT RIDGE SUBDIVISION-PHASE 4 • 2S109AD-02300 2S109DA-06000 EXH I B IT._ ADAMS DEBI K& DON MORISSETTE HOMES INC LAHM JAMES H 4230 GALEWOOD#100 12963 SW BIRDSVIEW LN LAKE OSWEGO,OR 97035 TIGARD, OR 97224 2S 109A D-03300 09 DA-0670 1. ALVERTS ROBERT L&SHARON J DON • $ - :SETTE HOMES INC 14569 SW 130TH AVE 4230 .•L OOD#100 TIGARD,OR 97224 • E OSWE o OR 97035 2S109DB-01800 109DA-06601. ANDERSON SCOTT H& DO" Or SETTE HOMES INC NOLES SOHER LEE 423' - • WOOD#100 15184 SW 133RD AVE a'KE OSW .•,OR 97035 TIGARD,OR 97224 2S109AD-02200 ? 109DA-06101 BAUSKE CRAIG T& KAREN K D• MO? SETTE HOMES INC 8801 SE FOSTER RD 423$ ' •- WOOD#100 PORTLAND,OR 97266 KE OSW 0, OR 97035 2 S 109AC-02300 2 1090A-06801 BERRY JEFFERY P DO MO? SETTE HOMES INC 13175 SW BULL MTN RD 4231 c•LEWOOD#100 TIGARD, OR 97223 KE OS• GO,OR 97035 2S109AD-05800 109DA-0690' BIRANG FARID& LETICIA J DO" 0- SETTE HOMES INC 12802 SW TERRAVIEW 4230 '• WOOD#100 TIGARD,OR 97224 E OSWEGO,OR 97035 2S109AD-05300 109DA-065.s BROWN STEVEN R DO• Or SETTE HOMES INC 126900 SW SUMMERVIEW CT 423$ - EWOOD#100 TIGARD,OR 97224 KE OS 0,OR 97035 2S109AD-02800 .. 109DA-064.0 BURTON MAXINE DEE DO• •--ISSETTE HOMES INC 14661 SW 130TH ST 4230 • EWOOD#100 TIGARD,OR 97224 •KE OS • GO,OR 97035 2S109AD-07500 109DA-08800 CAMPBELL RAYMOND R DO 0- :SETTE HOMES INC 14599 SW 128TH PL 423' • WOOD#100 TIGARD, OR 97224 E OSWE 0, OR 97035 2S109AC-01500 -109DB-027.8 DILLON DONALD L AND DO k •-ISSETTE HOMES INC 0 NADINE 42 • WOOD#100 14840 SW 133RD KE OSW $.0, OR 97035 TIGARD,OR 97223 : 109DA-0860' •1090A-05601 DO Or SETTE HOMES INC DO MS SETTE HOMES INC 4231 • WOOD#100 4231 ' EWOOD#100 KE OSW _O, OR 97035 • E OS 0, OR 97035 109DA-0850 2S109AD-05900 DO MO SETTE HOMES INC DOUGHTY GARY T&KIMBERLY A 4230 EWOOD#100 12788 SW TERRAVIEW DR E OS GO, OR 97035 TIGARD,OR 97224 109DA-05900 2S109AD-05400 D•• MO' : ETTE HOMES INC FALE PATRICK M&SADIE E 4231 :' LEWOOD#100 12658 SW SUMMERVIEW CT .•KE OS■ EGO,OR 97035 TIGARD,OR 97224 -109DA-0240 2S109AC-02200 DO' Or SETTE HOMES INC FORAN PATRICIA A 4231 •- WOOD#100 13145 SW BULL MOUNTAIN RD KE OSW' 0,OR 97035 TIGARD,OR 97224 090A-0570 2S 109AC-01100 DO 0 SETTE HOMES INC FRANZKE RICHARD A TRUST 423 AL OOD#100 BY RICHARD A FRANZKE TR KE OSWEGO, OR 97035 14980 SW 133RD AVE TIGARD,OR 97223 -.•109DA-07801 23109AD-05600 DO • Or SETTE HOMES INC HICKEN MICHAEL P&NANCY M 4231 • WOOD#100 12753 SW TERRAVIEW DR s•KE OS GO, OR 97035 TIGARD,OR 97224 109DA-0580e 23109AD-03400 DO • •_ SETTE HOMES INC HIRCSHMANN GUNTHER JR&MARISOL 4230 WOOD#100 14547 SW 130TH AVE KE OSW GO, OR 97035 TIGARD,OR 97224 1090A-07100 2S109AD-05200 DO' O' :SETTE HOMES INC JOHNSON JEFF H&ANNETTE M 4230 or• EWOOD#100 12685 SW SUMMERVIEW CT E OS - 0, OR 97035 TIGARD,OR 97224 -1090A-084'I 2S109AD-02500 DO 1 •'ISSETTE HOMES INC JONES TERRANCE W/MARY K 423' WOOD#100 14636 SW 130TH AVE KE OS 0, OR 97035 TIGARD,OR 97224 2S 090A-07 0 23109AC-02400 DO ISSETTE HOMES INC KNUDESON KIM& 423 WOOD#100 REBECCA KE OSW GO, OR 97035 13125 SW BULL MOUNTAIN RD TIGARD,OR 97224 25109AD-02700 2S109AD-03100 LAPP RAYMOND L/DONNA L PAULAT THEODOR R/KARON A 14670 SW 130TH AVE 14605 SW 130TH AVE TIGARD, OR 97223 TIGARD,OR 97224 2S109AC-01800 2S109AC-02000 LARSON JAY W/MARGARET ANN POTTER DOUGLAS C&CHARLENE N 14800 SW 133RD PO BOX 231226 TIGARD, OR 97224 TIGARD,OR 97281 :-109AC-0171: 2S109AC-01300 LA' 0 AY W/MARGARET ANN RIRIE LIVING TRUST 14812 133RD BY DAVID L&MARY LOUISE RIRIE TRS T ARD, O' 97224 14920 SW 133RD AVE TIGARD,OR 97224 109AC-01601 2S109AD-02400 LA' ON W/MARGARET ANN RONNE DAVE& 14800 - 133RD RONNE ANN ARD,0' 97224 14614 SW 130TH AVE TIGARD,OR 97224 2S109AD-03200 2S109AD-09400 LARSON TIMOTHY&JANENE SCHAER JOHN ARLEN&CHRISTI A 14583 SW 130TH AVE 12765 SW BULL MTN RD TIGARD,OR 97224 TIGARD,OR 97224 2S109DA-02100 109AD-01000 MATRIX DEVELOPMENT CORP SC • R .•HN ARLEN&CHRISTI A 12755 SW 69TH AVE STE#100 127. :ULL MTN RD TIGARD,OR 97223 ARD,OR '7224 2S109AD-04500 2S109AD-05700 MEYER CHRISTIAN&CARIN SHEN DENNIS& 12692 SW WINTERVIEW DR DAYTON GWEN M TIGARD,OR 97224 12781 SW TERRAVIEW DR TIGARD,OR 97224 2S109AC-02600 2S109DA-01300 NAHM KEVIN I &ALICE S STAWICKI RICHARD B JR& 13135 SW BULL MOUNTAIN RD CHERYL DENYSE TIGARD, OR 97224 15067 SW SUMMERVIEW DR TIGARD,OR 97224 2S1 09A D-02600 2S1 09AD-02900 OHM DAVID C& ERIKA T STEWART RANDY A&LENORE K 14658 SW 130TH AVE 7712 SW LOCUST ST TIGARD, OR 97224 PORTLAND,OR 97223 2 S 109AD-06000 09 D B-0380 PADOVANI DELORES K SU GE HOMEOWNERS ASSOC 12774 SW TERRAVIEW DR , 0 PORTLAND, OR 97224 • 09DA-09 0 2 09DA-07401 SU IDGE HOMEOWNERS ASSOC VE ' . -ROPERTIES INC 0 4230 •. WOOD ST STE 100 •KE OSW' -0,OR 97035 2S109AC-02500 10906-02500 SURVIVOR'S TRUST UNDER PRICE FAM VE R OPERTIES INC RESIDUARY TRUST UNDER PRICE FAMLIY 4230 t• WOOD ST STE 100 C ELIZABETH PRICE/LEE GODDARD SQ • E OSWE 0,OR 97035 4875 SW 78 AVE NO 241 PORTLAND,OR 97225 2S109DB-00800 109DB-032.. THURSTON HELENE J TRUST V TU'- -ROPERTIES INC BY THURSTON HELENE J TR 4239 . •LEWOOD ST STE 100 15060 SW 133RD KE 0 k EGO,OR 97035 TIGARD, OR 97223 2S109A0-01300 109DB-03300 TIGARD-TUALATIN SCHOOL VE• UR •'OPERTIES INC DISTRICT 23J 4230 e' EWOOD ST STE 100 6960 SW SANDBURG ST E OS 0,OR 97035 TIGARD, OR 97223 2S 109AC-02100 10908-0400 TIGARD-TUALATIN SCHOOL DIST 23J V TUR ROPERTIES INC do RIDER ALBERTA LIFE ESTATE 423 LEWOOD ST STE 100 ATTN: BUSINESS MANAGER KE OS GO,OR 97035 6960 SW SANDBURG ST TIGARD,OR 97223 23109DA-01400 --10908-0340' TURNER JEFFREY VERN VE' UR 'ROPERTIES INC 15051 SW SUMMERVIEW DR 4230 = EWOOD ST STE 100 TIGARD, OR 97224 E OS 0,OR 97035 2S109DA-01500 109DB-0350! ULWELLING MIKE& VE • 'ROPERTIES INC ULWELLING ANGELA 423' •- WOOD ST STE 100 15035 SW SUMMERVIEW DR •KE OSW' 0,OR 97035 TIGARD,OR 97224 2S109AC-01400 10906-0360' UTZ FREDERICK R MADALYN VE .:- 'ROPERTIES INC 14880 SW 133RD 4238 AL OOD ST STE 100 TIGARD,OR 97223 ..•KE OSWE w, OR 97035 2S 109AD-02100 -109DA-091 S VALLEREUX JERRY E & SHELLEY A T VE " PROPERTIES INC 14550 SW 130TH AVE 42 ! GA .WOOD ST STE 100 TIGARD, OR 97224 ✓•KE OSWEGO,OR 97035 251090A-08000 109DA-0820 VENTURE PROPERTIES INC VE ROPERTIES INC 4230 GALEWOOD S i•STE 100 423 AL OOD ST STE 100 LAKE OSWEGO, OR 97035 L KE OSWEGO,OR 97035 •109 DA-06200 109 D B-02401' VE R "OPERTIES INC VE' U'• 'ROPERTIES INC 4231 'A - OOD ST STE 100 4231 - EWOOD ST STE 100 - E OSWE o, OR 97035 E OS 0,OR 97035 1090A-07300. 2 109DB-02301 VE\ UR "-'OPERTIES INC VE UR •ROPERTIES INC 4230 =• WOOD ST STE 100 4230 EWOOD ST STE 100 E OSW' 0, OR 97035 • E OS 0,OR 97035 109DA-07000 2 109DA-079•0 V UR "OPERTIES INC VE R. PROPERTIES INC 4230 EWOOD ST STE 100 4230 r• .WOOD ST STE 100 E OS 'GO,OR 97035 LA' OSWE 0,OR 97035 2 190A-08301 2 109DB-03910 VEN b 'ROPERTIES INC VE R• PROPERTIES INC 4231 'ALE■••OD ST STE 100 4230 • WOOD ST STE 100 E OSWEGO,OR 97035 LA • OSWE 0,OR 97035 2 109DB-01900 2S10 DA-09 0 VE" R '•-OPERTIES INC VENT PROPERTIES INC 4230 =• - OOD ST STE 100 4230 L OOD ST STE 100 E OSWE •,OR 97035 LA OSWEG ,OR 97035 S109DB-01000 2S ••DB-030'0 V TUR OPERTIES INC VENT b? 'ROPERTIES INC 4230 EWOOD ST STE 100 4230 • OOD ST STE 100 E OS 0,OR 97035 LA.• OSWEG•,OR 97035 1090A-09401 2'109DA-07 :1 VE R •ROPERTIES INC VE TU" PROPERTIES INC 4231 " A OOD ST STE 100 4230 it•LEWOOD ST STE 100 •KE OSWEGO,OR 97035 • 0' EGO,OR 97035 109DA-0871 s 2S109DA-07711 VE' U- PROPERTIES INC VE UR 'ROPERTIES INC 4231 • EWOOD ST STE 100 4230 r- EWOOD ST STE 100 KE OS . 0,OR 97035 • OS • 0,OR 97035 109DB-037.1 2 09DB-02.10 V U'" PROPERTIES INC VEN " PROPERTIES INC 4231 EWOOD ST STE 100 4230 c•A WOOD ST STE 100 KE OS • 0, OR 97035 "' E OSW -O OR 97035 • 109DA-06311 25 9DB-02 0 VE • U- -ROPERTIES INC VEN PROPERTIES INC 4231 EWOOD ST STE 100 4230 EWOOD ST STE 100 -KE OS 0,OR 97035 L E OS EGO,OR 97035 2S1 DB-0310 VENT ROPERTIES INC 423 ALE OD ST STE 100 L E OSWEGO,OR 97035 2 109DB-0260 VE UR ROPERTIES INC 4230 LEWOOD ST STE 100 E OS GO,OR 97035 109DB-021 1 ✓ TU" PROPERTIES INC 4230 . •LEWOOD ST STE 100 •KE O EGO,OR 97035 109DA-0810 ✓ TUR ROPERTIES INC 4230 LEWOOD ST STE 100 E OS EGO,OR 97035 S 109DA-0760 ✓ TUR ROPERTIES INC 4230 LEWOOD ST STE 100 E OS EGO,OR 97035 1098B-0228o VE • U' •ROPERTIES INC 4230 EWOOD ST STE 100 KE OS GO,OR 97035 2S109AD-03000 VOYDAT JOSEPH B& BETHANY L 14627 SW 130TH AVE TIGARD, OR 97224 2S 109AD-01400 WEST HILLS DEVELOPMENT COMPANY 15500 SW JAY ST BEAVERTON, OR 97006 109AD-01500 WE HI DEVELOPMENT COMPANY 15501 JAY ST .--•VERT• OR 97006 Charlie and Lade Stalzer 14781 SW Juliet Terrace Tigard, OR 97224 Craig Smelter PO Box 1467 Tualatin, OR 97062 Harold and Ruth Howland 13145 SW Benish Tigard, OR 97223 Kevin Hogan 14357 SW 133rd Avenue Tigard, OR 97224 Gretchen Buehner 13249 SW 136th Place Tigard, OR 97224 CPO 4B Holly Shumway, Chair 14535 SW Woodhue Street Tigard, OR 97224 Beverly Froude 12200 SW Bull Mountain Road Tigard, OR 97224 Barry Albertson 15445 SW 150th Avenue Tigard, OR 97224 John Frewing 7110 SW Lola Lane Tigard, OR 97223 CPO 4B 16200 SW Pacific Highway, Suite H242 Tigard, OR 97224 CITY OF TIGARD - WEST INTERESTED PARTIES (pg. I of I) (i:\curpin\setup\labels\CIT West.doc) UPDATED: 21-Sep-04 AFFIDAVIT OF MAILING CITVOFTIGARD Community'Development Shaping"I Better Community I, (Patricia L. Lunford, being first duly sworn/affirm, on oath depose and say that I am a Senior Administrative Specialist for the City ofTigard, Washington County, Oregon and that I served the following: {Check Appropnate Boz,si Below) E3 NOTICE OF PENDING LAND USE APPLICATION FOR: SUB2005-00002/SUMMIT RIDGE SUBDIVISION — PHASE 4 ® 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 lune 2,2005, and deposited in the United States Mail on lune 2,2005, postage prepaid. i DIOL (Person that-Prpared Notice) • STATE OE oXEGoN ) County of Washington )ss. City of zgard ) Subscribed and sworn/affirmed before me on the day ofj,r:,t , 2005._a_a_ OFFICIAL SEAL I 3 SUE 1OSS N(UT.f,..• PUBLIC-OREGON COMMISSION NO.375152 / MY COMMI:3ION EXPIRES DEC 1,2',77 ( NOTARY U IC O(_F URE ON My Com ' on Expires: /02 /`v7 NOTICE TO MORTGAGEE, LIENHOLL aR,VENDOR OR SELLER: • EXHIBITS... THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE,IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER. "REVISED" NOTICE OF PENDING LAND USE APPLICATION CITY OF TIGARD SUBDIVISION Community Development Shaping A Better Community THIS NOTICE HAS BEEN REVISED TO REFLECT THE CORRECT ADDRESS, MAP & TAX LOT INFORMATION. THE 14-DAY COMMENT PERIOD HAS ALSO BEEN EXTENDED ACCORDINGLY. DATE OF NOTICE: June 2, 2005 "URBAN SERVICE AREA" FILE NUMBER: SUBDIVISION (SUB) 2005-00002 FILE NAME: SUMMIT RIDGE SUBDIVISION — PHASE 4 PROPOSAL: A request for Subdivision approval to create 5 lots ranging in size between 5,477 and 6,280 square feet (5,798 square feet on average) from a 3/4 acre portion of the Alberta Rider School property. 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 (Decision Making Procedures); 18.430 (Subdivision); 18.510 (Residential Zoning Districts); 18.705 (Access, Egress and Circulation); 18.715 (Density Computation); 18.745 (Landscaping and Screening); 18.765 (Off-Street Parking); 18.780 (Signs); 18.790 (Tree Removal); 18.795 (Visual Clearance Areas); and 18.810 (Street and Utility Improvement Standards); and the Bull Mountain Community Plan. LOCATION: On the south side of SW Bull Mountain Road, across from SW 130th Avenue; WCTM 2S109AD, Tax Lot 1300 (portion). 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 JUNE 16, 2005. All comments should be directed to Morgan Tracy, 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 Morgan @ci.tigard.or.us. 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 JUNE 17, 2005. 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 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." L. NM IN is .1 `I / ----- --- VICINITY MAP 111.1_ MI IN midi /111/ 1111 1111 IN imam SUB2005-00002 . SUMMIT RIDGE r." re U` SUBDIVISION L rmi, PHASE 4 LJ 111r- iirdiwtr s-OS--Dam.. • 2S109AD-02300 2S109DA-06000 ADAMS DEBI K& DON MORISSETTE HOMES INC LAHM JAMES H 4230 GALEWOOD#100 12963 SW BIRDSVIEW LN LAKE OSWEGO,OR 97035 TIGARD,OR 97224 2 S 109AD-03300 09 DA-0670 1. ALVERTS ROBERT L&SHARON J DON • •- :SETTE HOMES INC 14569 SW 130TH AVE 4230 -•L OOD#100 TIGARD, OR 97224 • E OSWE .' OR 97035 2S1090B-01800 109DA-0660x: ANDERSON SCOTT H& DO" 0? SETTE HOMES INC NOLES SOHER LEE 423. - • WOOD#100 15184 SW 133RD AVE KE OSW .•,OR 97035 TIGARD,OR 97224 2S109A0-02200 ? 109DA-0610' BAUSKE CRAIG T& KAREN K D• MO? SETTE HOMES INC 8801 SE FOSTER RD 4231 ' •. WOOD#100 PORTLAND,OR 97266 KE OSW 0,OR 97035 2 S 109AC-02300 2 109DA-0680 1 BERRY JEFFERY P DO MO? SETTE HOMES INC 13175 SW BULL MTN RD 423e c•LEWOOD#100 TIGARD,OR 97223 KE OS, GO,OR 97035 2S 109AD-05800 109 DA-0090 BIRANG FARID& LETICIA J DO 0 SETTE HOMES INC 12802 SW TERRAVIEW 4230 WOOD#100 TIGARD, OR 97224 E OSWEGO,OR 97035 2S 109AD-05300 109DA-065 s• BROWN STEVEN R DO" 0' SETTE HOMES INC 126900 SW SUMMERVIEW CT 4230 EWOOD#100 TIGARD, OR 97224 KE OS 0,OR 97035 2S109AD-02800 109DA-064'0 BURTON MAXINE DEE DO" •'•ISSETTE HOMES INC 14661 SW 130TH ST 423' • EWOOD#100 TIGARD,OR 97224 KE OS GO, OR 97035 2S109AD-07500 1090A-08800 CAMPBELL RAYMOND R DO • O' :SETTE HOMES INC 14599 SW 128TH PL 423' • WOOD#100 TIGARD,OR 97224 E OSWE 0, OR 97035 2S109AC-01500 ,109DB-027.s DILLON DONALD L AND DO k •-ISSETTE HOMES INC O NADINE 42 s " • WOOD#100 14840 SW 133RD •KE OSW ‘O, OR 97035 TIGARD, OR 97223 • 109DA-0860' -109DA-05601 DO 0' SETTE HOMES INC DO M• SETTE HOMES INC 4231 • WOOD#100 4231 • EWOOD#100 •KE OSW -0,OR 97035 E OS ` 0,OR 97035 109DA-0850 2S109AD-05900 DO MO SETTE HOMES INC DOUGHTY GARY T&KIMBERLY A 4230 EWOOD#100 12788 SW TERRAVIEW DR E OS GO,OR 97035 TIGARD,OR 97224 109DA-05900 2S109AD-05400 D MO ETTE HOMES INC FALE PATRICK M&SADIE E 423 LEWOOD#100 12658 SW SUMMERVIEW CT KE OS EGO, OR 97035 TIGARD,OR 97224 .109DA-0240' 2S109AC-02200 DO• Or SETTE HOMES INC FORAN PATRICIA A 4231 •. WOOD#100 13145 SW BULL MOUNTAIN RD ,•KE OSW' 0,OR 97035 TIGARD,OR 97224 09DA-0570 P 2S 109AC-01100 DO ■O' SETTE HOMES INC FRANZKE RICHARD A TRUST 423' AL- 1 OOD#100 BY RICHARD A FRANZKE TR KE OSWEGO, OR 97035 14980 SW 133RD AVE TIGARD,OR 97223 109DA-0780e 2S109AD-05600 DO• Or SETTE HOMES INC HICKEN MICHAEL P&NANCY M 423' • WOOD#100 12753 SW TERRAVIEW DR KE OS GO, OR 97035 TIGARD,OR 97224 109DA-0580P 2S109AD-03400 DO •- SETTE HOMES INC HIRCSHMANN GUNTHER JR& MARISOL 4230 • WOOD#100 14547 SW 130TH AVE :•KE OSW GO, OR 97035 TIGARD,OR 97224 109DA-07100 2S109AD-05200 DO' 0' :SETTE HOMES INC JOHNSON JEFF H&ANNETTE M 4230 0-- EWOOD#100 12685 SW SUMMERVIEW CT • E OS . 0, OR 97035 TIGARD,OR 97224 •109DA-084'I 2S109AD-02500 DO •'-ISSETTE HOMES INC JONES TERRANCE W/MARY K 423' •. WOOD#100 14636 SW 130TH AVE KE OS • 0, OR 97035 TIGARD,OR 97224 2 09DA-07•PO 2S109AC-02400 DO •'ISSETTE HOMES INC KNUDESON KIM& 423► •. WOOD#100 REBECCA KE OSW GO,OR 97035 13125 SW BULL MOUNTAIN RD TIGARD,OR 97224 2S109AD-02700 2S109AD-03100 LAPP RAYMOND LJDONNA L PAULAT THEODOR R/KARON A 14670 SW 130TH AVE 14605 SW 130TH AVE TIGARD, OR 97223 TIGARD,OR 97224 2S109AC-01800 2S109AC-02000 LARSON JAY W/MARGARET ANN POTTER DOUGLAS C&CHARLENE N 14800 SW 133RD PO BOX 231226 TIGARD,OR 97224 TIGARD,OR 97281 109AC-017x. 2S109AC-01300 LA- •0 AY W/MARGARET ANN RIRIE LIVING TRUST 148.: 133RD BY DAVID L&MARY LOUISE RIRIE TRS T ARD, 0' 97224 14920 SW 133RD AVE TIGARD,OR 97224 109AC-0160. 2S109AD-02400 LA-,ON W/MARGARET ANN RONNE DAVE& 14800 -• & 133RD RONNE ANN ARD, 0' 97224 14614 SW 130TH AVE TIGARD,OR 97224 2S109AD-03200 2S109AD-09400 LARSON TIMOTHY&JANENE SCHAER JOHN ARLEN&CHRISTI A 14583 SW 130TH AVE 12765 SW BULL MTN RD TIGARD, OR 97224 TIGARD,OR 97224 2S109DA-02100 -109AD-01000 MATRIX DEVELOPMENT CORP SC ' .•HN ARLEN&CHRISTI A 12755 SW 69TH AVE STE#100 127. :ULL MTN RD TIGARD, OR 97223 ARD,OR •7224 2S109AD-04500 2S109AD-05700 MEYER CHRISTIAN&CARIN SHEN DENNIS& 12692 SW WINTERVIEW DR DAYTON GWEN M TIGARD, OR 97224 12781 SW TERRAVIEW DR TIGARD,OR 97224 2S109AC-02600 2S109DA-01300 NAHM KEVIN I &ALICE S STAWICKI RICHARD B JR& 13135 SW BULL MOUNTAIN RD CHERYL DENYSE TIGARD, OR 97224 15067 SW SUMMERVIEW DR TIGARD,OR 97224 25109AD-02600 2S 109AD-02900 OHM DAVID C&ERIKA T STEWART RANDY A&LENORE K 14658 SW 130TH AVE 7712 SW LOCUST ST TIGARD, OR 97224 PORTLAND, OR 97223 2 S 109AD-06000 09 D B-0380 PADOVANI DELORES K SU GE HOMEOWNERS ASSOC 12774 SW TERRAVIEW DR , 0 PORTLAND, OR 97224 • 09DA-09 0 2-109DA-07405 SU IDGE HOMEOWNERS ASSOC VE . 'ROPERTIES INC 0 4231 ' •. WOOD ST STE 100 •KE OSW' 0, OR 97035 2S109AC-02500 .109DB-02500 SURVIVOR'S TRUST UNDER PRICE FAM VE ' R '•'OPERTIES INC RESIDUARY TRUST UNDER PRICE FAMLIY 4230 e• WOOD ST STE 100 C ELIZABETH PRICE/LEE GODDARD SQ E OSWE 0,OR 97035 4875 SW 78 AVE NO 241 PORTLAND,OR 97225 2S109DB-00800 109DB-0321! THURSTON HELENE J TRUST V TU'- 'ROPERTIES INC BY THURSTON HELENE J TR 4231 . •LEWOOD ST STE 100 15060 SW 133RD KE 0 A EGO,OR 97035 TIGARD, OR 97223 2S109AD-01300 •109DB-03300 TIGARD-TUALATIN SCHOOL VE• UR "OPERTIES INC DISTRICT 23J 4230 '• EWOOD ST STE 100 6960 SW SANDBURG ST - E OS ■ 0,OR 97035 TIGARD, OR 97223 2S109AC-02100 109DB-0400 TIGARD-TUALATIN SCHOOL DIST 23J V UR ROPERTIES INC c/o RIDER ALBERTA LIFE ESTATE 423 LEWOOD ST STE 100 ATTN: BUSINESS MANAGER KE OS GO,OR 97035 6960 SW SANDBURG ST TIGARD, OR 97223 2S109DA-01400 -109D B-03401 TURNER JEFFREY VERN VE UR 'ROPERTIES INC 15051 SW SUMMERVIEW DR 4230 = EWOOD ST STE 100 TIGARD, OR 97224 • E OS 0,OR 97035 2S109DA-01500 109DB-0350! ULWELLING MIKE& VE 'ROPERTIES INC ULWELLING ANGELA 4231 •- WOOD ST STE 100 15035 SW SUMMERVIEW DR .•KE OSW' 0,OR 97035 TIGARD, OR 97224 2S109AC-01400 10900-0360' UTZ FREDERICK R MADALYN VE .:" 'ROPERTIES INC 14880 SW 133RD 4231 AL A OOD ST STE 100 TIGARD, OR 97223 4.KE OSWE w, OR 97035 2S109AD-02100 -109DA-091•: VALLEREUX JERRY E&SHELLEY A T VE PROPERTIES INC 14550 SW 130TH AVE 42 t GA .WOOD ST STE 100 TIGARD,OR 97224 J•KE OSWE 0,OR 97035 2S109DA-08000 109DA-0820 VENTURE PROPERTIES INC VE ROPERTIES INC 4230 GALEWOOD ST STE 100 423 AL OOD ST STE 100 LAKE OSWEGO, OR 97035 L KE OSWEGO,OR 97035 • ,109DA-06200 109DB-0240. VE R "OPERTIES INC VE U . •ROPERTIES INC 423$ 'A - OOD ST STE 100 423. ' • EWOOD ST STE 100 - E OSWE o, OR 97035 • E OS GO,OR 97035 109DA-07300. 2 109 D B-0230"' VE UR ' 'OPERTIES INC VE • UR 'ROPERTIES INC 4230 •• WOOD ST STE 100 4230 EWOOD ST STE 100 • E OSW' 0,OR 97035 • E OS 0,OR 97035 109DA-07000 2 109DA-079.0 V UR "OPERTIES INC VE R• PROPERTIES INC 4230 t EWOOD ST STE 100 4230 r• •WOOD ST STE 100 E OS GO,OR 97035 LA' OSWE •,OR 97035 2 s90A-08301 2 109D13-03910 VEN 'ROPERTIES INC VE R. PROPERTIES INC 4231 -ALE' •OD ST STE 100 4230 WOOD ST STE 100 E OSWEGO,OR 97035 LA • OSWE 0,OR 97035 2 109DB-01900 2S10 DA-09 0 VE' R '-•OPERTIES INC VENT PROPERTIES INC 4230 =• - OOD ST STE 100 4230 L 000 ST STE 100 E OSWE •,OR 97035 LA OSWEG ,OR 97035 5109DB-01000 2S ••DB-030.0 V TUR "OPERTIES INC VENT b' 'ROPE RTIES INC 4230 EWOOD ST STE 100 4230 L OOD ST STE 100 • E OS 0,OR 97035 LA. ' OSWEG•,OR 97035 -1090A-09408 2'109DA-07 VE R 'ROPERTIES INC VE TU" PROPERTIES INC 423' ' A OOD ST STE 100 4230 !•LEWOOD ST STE 100 •KE OSWEGO, OR 97035 • 0- EGO,OR 97035 • 1090A-0871s 2S109DA-0770 o VE U" PROPERTIES INC VE • UR 'ROPERTIES INC 423$ • EWOOD ST STE 100 4230 r- EWOOD ST STE 100 .•KE OS - 0,OR 97035 • OS ' 0,OR 97035 : 1090B-037•I 2 09DB-02•10 V U" PROPERTIES INC VEN " PROPERTIES INC 423' EWOOD ST STE 100 4230 =A WOOD ST STE 100 • KE OS - 0,OR 97035 •'E OSW -O OR 97035 • 109DA-063'' 25 19DB-02:.0 VE - U-- -ROPERTIES INC VEN " PROPERTIES INC 423$ EWOOD ST STE 100 4230 EWOOD ST STE 100 •KE OS 0, OR 97035 ; E OS', EGO,OR 97035 • 2S1:•DB-0310$ VENT -ROPERTIES INC 423. 'ALE ,•OD ST STE 100 L' E OSWEGO,OR 97035 2 109DB-0260 VE UR ROPERTIES INC 4230 LEWOOD ST STE 100 L E OS GO,OR 97035 109DB-021•. ✓ TU" PROPERTIES INC 4230 ■ •LEWOOD ST STE 100 •KE 0 + EGO,OR 97035 109DA-0810 ✓ TUR ROPERTIES INC 4230 LEWOOD ST STE 100 E OS EGO,OR 97035 Si 09 DA-0760 ✓ TUR ROPERTIES INC 4230 LEWOOD ST STE 100 E OS EGO,OR 97035 109 D B-022• VE U' 'ROPERTIES INC 4231 EWOOD ST STE 100 .•KE OS GO,OR 97035 2S 109AD-03000 VOYDAT JOSEPH B& BETHANY L 14627 SW 130TH AVE TIGARD, OR 97224 2S 109AD-01400 WEST HILLS DEVELOPMENT COMPANY 15500 SW JAY ST BEAVERTON,OR 97006 109AD-01500 WE HI DEVELOPMENT COMPANY 15501 "' JAY ST •VERT• OR 97006 Alpha Engineering, Inc. Attn: Michael Van Loo 9600 SW Oak Street, Suite 230 Portland, OR 97223 Charlie and Larie Stalzer 14781 SW Juliet Terrace Tigard, OR 97224 Craig Smelter PO Box 1467 Tualatin, OR 97062 Harold and Ruth Howland 13145 SW Benish Tigard, OR 97223 Kevin Hogan 14357 SW 133rd Avenue Tigard, OR 97224 Gretchen Buehner 13249 SW 136th Place Tigard, OR 97224 CPO 4B Holly Shumway, Chair 14535 SW Woodhue Street Tigard, OR 97224 Beverly Froude 12200 SW Bull Mountain Road Tigard, OR 97224 Barry Albertson 15445 SW 150th Avenue Tigard, OR 97224 John Frewing 7110 SW Lola Lane Tigard, OR 97223 CPO 4B 16200 SW Pacific Highway, Suite H242 Tigard, OR 97224 CITY OF TIGARD - WEST INTERESTED PARTIES (pg. I of I) (i:lcurpin\setup\labels\CIT West.doc) UPDATED: 21-Sep-04 AFFIDAVIT OF POSTING NOTICE OF A LAND USE PROPOSAL IMPORTANT NOTICE: THIS AFFIDAVIT MUST BE ACCOMPANIED BY A COPY OF THE NOTICE THAT WAS POSTED ON THE SITE. In the Matter of the Proposed Land Use Applications for: Land Use File No.: SUB2005-00002 Land Use File Name: SUMMIT RIDGE SUBDIVISION — PHASE 4 "REVISED NOTICE" I, Morgan Tracy, Associate Planner for the City of Tigard, do affirm that I posted notice of the land use proposal affecting the land located at (state the approximate location(s) IF no address(s) and/or tax lot(s) currently registered) 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 q'~ day of 2005. Signature of 'erson Who Perf rmed Posting h:\login\patty\masters\affidavit of posting for staff to post a site.doc swag RIDGE SUBDIVISION _ PHASE 4 SUBDIVISION (SUB) 2005-00002 THIS NOTICE HAS BEEN REVISED TO REFLECT THE CORRECT ADDRESS, MAP & TAX LOT INFORMATION. REQUEST: A request for Subdivision approval to create 5 lots ranging in size between 5,477 and 6,280 square feet (5,798 square feet on average) from a 3/4 acre portion of th- Alberta Rider School property. LOCATION: On the south side of SW Bull Mountain Road, across from SW 130th Avenue; WCTM 2S109AD, Tax Lot 1300 (portion). 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 (Decision Making Procedures); 18.430 (Subdivision); 18.510 (Residential Zoning Districts); 18.705 (Access, Egress and Circulation); 18.715 (Density Computation); 18.745 (Landscaping and Screening); 18.7E (Off-Street Parking); 18.780 (Signs); 18.790 (Tree Removal); 18.795 (Visual Clearance Areas); and 18.810 (Street and Utility Improvement Standards); and the Bull Mountain Community Plan. Further information may be obtained from the Planning Division (staff contact: Morgan Tracy), at 13125 SW Hall Blvd., Tigard, Oregon 97223, by calling 503-639-4171 , or by email to Morganci.tigard.or.us. 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. AFFIDAVIT OF MAILING CITY OF TIG4RD Community cDevetopment S6apingA Better Community I, cPatricia L. Lunsford, being first duly sworn/affirm, on oath depose and say that I am a Senior Administrative Specialist for the City ofTigar , Washington County, Oregon and that I served the following: {Check Appropnate Box(s)Below) © NOTICE OF PENDING LAND USE APPLICATION FOR: SUB2005-00002/SUMMIT RIDGE SUBDIVISION — PHASE 4 nAMENDED 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 31,2005, and deposited in the United States Mail on March 31,2005, postage prepaid. _ . ■illikv ■1/ (Person that -rep'"..-Noti -)r' STATE OAFo GOTT ) County of Washington )ss. City of Tigard ) / ill, Subscribed and sworn/affirmed before me on the 1 U — day of , 2005. 4.1","0 OFFICIAL SEAL SUE ROSS NOTARY PUBLIC-OREGON COMMISSION NO.37552 MY COMMISSION EXPIRES DEC.1,1 2007 4-‘7/7)) HOTARPO LIC OF OREGON My Co ni ion Expires: NOTICE TO MORTGAGEE, LIENHOLDER,VENDOR OR SELLER: EXH I B IT1 _ 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 !�- CITY OF TIGARD SUBDISUBDIVISION Community Development VISION ShapingA Better Community DATE OF NOTICE: March 31, 2005 "URBAN SERVICE AREA" FILE NUMBER: SUBDIVISION (SUB) 2005-00002 FILE NAME: SUMMIT RIDGE SUBDIVISION - PHASE 4 PROPOSAL: A request for Subdivision approval to create 5 lots ranging in size between 5,477 and 6,280 square feet (5,798 square feet on average) from a % acre portion of the Alberta Rider School property. 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 (Decision Making Procedures); 18.430 (Subdivision); 18.510 (Residential Zoning Districts); 18.705 (Access, Egress and Circulation); 18.715 (Density Computation); 18.745 (Landscaping and Screening); 18.765 (Off-Street Parking); 18.780 (Signs); 18.790 (Tree Removal); 18.795 (Visual Clearance Areas); and 18.810 (Street and Utility Improvement Standards); and the Bull Mountain Community Plan. LOCATION: 15160 SW 133`d Avenue; WCTM 2S109DB, Tax Lots 1000 and 1900 (portion). 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 APRIL 14 2005. All comments should be directed to Morgan Tracy, 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 Morgan(a�ci.tigard.or.us. 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 APRIL 29, 2005. 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 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 " i VICINITY MAP . EW ST ■■� Waal ' ; SUB2005-00002 • i SUMMIT RIDGE I I I 1 I SUBDIVISION � PHASE 4 1. III►� 1 �.. 100 1111111111 City at hgard rr �irrr— 1 — ,.._..... - S109013-0 00 2S109DB-01100 EXHIBIT_, JONES ROBERT W&LISA R 15220 SW 133RD AVE TIGARD,OR 97224 2S109D8-01800 2S109CA-06300 ANDERSON SCOTT H& KARAMLOU KASRA NOLES SOHER LEE 15158 SW PEACHTREE DR 15184 SW 133RD AVE TIGARD,OR 97224 TIGARD,OR 97224 2S109DB-00900 2S109AC-00900 BRADFISH NORMA J KILLINGSWORTH SEAN& 15150 SW 133RD BRENDA KAY TIGARD,OR 97224 14925 SW 133RD AVE TIGARD,OR 97224 2S109DB-01300 2S109DB-00300 CAMPBELL JEFFREY N&JOAN V LARKI FARZAD 15300 SW 133RD AVE 15285 SW 133RD AVE TIGARD,OR 97223 TIGARD,OR 97224 2S109CA-06100 2S109DB-00200 CHINN TIMOTHY J LEE EUN S AND MIN J 15074 SW PEACHTREE DR 15345 SW 133RD AVENUE TIGARD,OR 97224 TIGARD,OR 97223 2S109CA-06200 2S109CA-06400 DAVIS R BRET JENNIFER L TRUST MCALLISTER BRADLEY S& BY DAVIS R BRET&JENNIFER L TRS WESTMAN JULIE 15116 SW PEACHTREE DR 15200 SW PEACHTREE DR PORTLAND,OR 97224 TIGARD,OR 97224 2S109AC-01100 2S109DB-01200 FRANZKE RICHARD A TRUST MERRICK MICHAEL D& BY RICHARD A FRANZKE TR CHARMAINE H 14980 SW 133RD AVE 15200 SW 133RD AVE TIGARD,OR 97223 TIGARD,OR 97224 2S109DB-01400 2S109DB-00500 GORDON DALE R&JANI SHEA OLSEN GEORGE D&DEBORAH 15330 SW 133RD AVE 15165 SW 133RD TIGARD,OR 97224 TIGARD,OR 97224 2S109CA-06500 25109AC-01300 GREMILLION MICHAEL SIDNEY AND RIRIE LIVING TRUST CAROLE ANN BY DAVID L&MARY LOUISE RIRIE TRS 15242 SW PEACHTREE DR 14920 SW 133RD AVE TIGARD,OR 97224 TIGARD,OR 97224 2S1090B-00400 2 109AC-01200 HERSKOWITZ LEE J RI LIVING UST 15225 SW 133RD AVE BY DA &MARY LOUISE RIRIE TRS TIGARD,OR 97224 1492 W 3RD AVE T ARD,OR 224 S109AC-01000 2S109AD-01500 SMITH GAYLA DAWN TRUSTEE WEST HILLS DEVELOPMENT COMPANY 14985 SW 133RD AVE 15500 SW JAY ST TIGARD,OR 97224 BEAVERTON,OR 97006 2S109DB-00700 2S1090B-00600 STUEBER ARTHUR ALLEN AND WHITE ROBERT A JR&KATHY I K DIANE 15105 SW 133RD AVE 15045 SW 133RD TIGARD,OR 97224 TIGARD, OR 97224 2S109DB-00800 2S109DB-01700 THURSTON HELENE J TRUST ZEIDER RICHARD W&JANET K BY THURSTON HELENE J TR 15190 SW 133RD AVE 15060 SW 133RD TIGARD,OR 97224 TIGARD,OR 97223 2S109AD-01300 Venture Properties, Inc. TIGARD-TUALATIN SCHOOL 4230 SW Galewood, Suite 100 DISTRICT 23J Lake Oswego, OR 97035 6960 SW SANDBURG ST TIGARD, OR 97223 Alpha Engineering, Inc. 2S109AC-02100 Attn: Michael Van Loo TIGARD-TUALATIN SCHOOL DIST 23J 9600 SW Oak Street) S C& do RIDER ALBERTA LIFE ESTATE Portland, OR 97223 ATTN:BUSINESS MANAGER 6960 SW SANDBURG ST TIGARD,OR 97223 2S109AC-01400 UTZ FREDERICK R MADALYN 14880 SW 133RD TIGARD,OR 97223 2S109DA-02200 VENTURE PROPERTIES INC 4230 GALEWOOD ST STE 100 LAKE OSWEGO, OR 97035 S109DB-01000 V URE PRO' IES INC 4230 ' OOD ST STE 100 E OSW O, OR 97035 2"109DA-02300 VE`. URE P'•PERTIES INC 4230 A WOOD ST STE 100 OS 0, OR 97035 109DB-01900 VE UR ""'OPERTIES INC 4230 =•- WOOD ST STE 100 E OSW ,O, OR 97035 Charlie and Larie Stalzer 14781 SW Juliet Terrace Tigard, OR 97224 Craig Smelter PO Box 1467 Tualatin, OR 97062 Harold and Ruth Howland 13145 SW Benish Tigard, OR 97223 Kevin Hogan 14357 SW 133rd Avenue Tigard, OR 97224 Gretchen Buehner 13249 SW 136th Place Tigard, OR 97224 CPO 4B Holly Shumway, Chair 14535 SW Woodhue Street Tigard, OR 97224 Beverly Froude 12200 SW Bull Mountain Road Tigard, OR 97224 Barry Albertson 15445 SW 150th Avenue Tigard, OR 97224 John Frewing 7110 SW Lola Lane Tigard, OR 97223 CPO 4B 16200 SW Pacific Highway, Suite H242 Tigard, OR 97224 CITY OF TIGARD - WEST INTERESTED PARTIES (pg. I of I) (i:\curpin\setup\labels\CIT West.doc) UPDATED: 21-Sep-04 AFFIDAVIT OF POSTING NOTICE OF A LAND USE PROPOSAL IMPORTANT NOTICE: THIS AFFIDAVIT MUST BE ACCOMPANIED BY A COPY OF THE NOTICE THAT WAS POSTED ON THE SITE. In the Matter of the Proposed Land Use Applications for: Land Use File No.: SUB2005-00002 Land Use File Name: SUMMIT RIDGE SUBDIVISION — PHASE 4 I, Morgan Tracy, Associate Planner for the City of Tigard, do affirm that I posted notice of the land use proposal affecting the land located at (state the approximate location(s) IF no address(s) and/or tax lot(s) currently registered) i ; 3.' r 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 day of /1+E. , 2005. Signature of Person Who Perfdmed Posting h\login\pattyVnasters\affidavit of posting for staff to post a site doc SUMMIT RIDGE SUBDIVISION - PHASE 4 SUBDIVISION (SUB) 2005-00002 REQUEST: A request for Subdivision approval to create 5 lots ranging in size between 5,477 and 6,280 square feet (5,798 square feet on average) from a 3/4 acre portion of the Alberta Rider School property. LOCATION: 15160 SW 133rd Avenue; WCTM 2S109DB, Tax Lots 1000 and 1900 (portion). ZONE: R-7: Medium-Densit■ 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 (Decision Making Procedures); 18.430 (Subdivision); 18.510 (Residential Zoning Districts); 18.705 (Access, Egress and Circulation); 18.715 (Density Computation); 18.745 (Landscaping and Screening); 18.765 (Off-Street Parking); 18.780 (Signs) 18.790 (Tree Removal); 18.795 (Visual Clearance Areas); and 18.810 (Street and Utility Improvement Standards); and the Bull Mountain Community Plan. Further information may be obtained from the Planning Division (staff contact: Morgan Tracy) at 13125 SW Hall Blvd., Tigard, Oregon 97223, by calling 503-639-4171 , or by email to Morgan(a�ci.tigard.or.us. 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. imp_ _ _ ii... , II ■; i '. '- CITY of TIGARD GEOGRAPHIC INFORMATION SYSTEM Iht 1 _ - 'ri -I■.-. NOTIFIED 11 „�as1BV9B7a90 ■ .'� 'r (5�p e1,,1 mweeaa - U e am 11111 /VA :111 uml m '"' " III W IYOaY�BI ma IE W FOR: Summit Ridge Sub. Ff. maanla R Y#1/Y1/e (SUB2OO5-a OO2)Itti J I ritbY1e14e0 m 17s1BYBB1ea ri1vH111 /BjYll 0/ RE: Corrected Mailing List - -- -- , 1111!.11 g I ill sw wllvreRVlEw. �"�„III e. 1* 11 maallla m -4" on ': _, 'R{�T ri11ea1n111 m1MMalq ails! 1,,, m1Y1n511 y Property owner information Itr. 0 0� ■ is valid for 3 months from ■■ 1II t"„ t he date printed on this map. 11111 ■ mall ' ' ■ VII *� = - 7S 109110013 \ , IOW �. riUYC0110O '( , 41' -151090807900751090 BO7M P51090AU 100019AU U990U 251090506AOU '2 01 51090007 A10 Y$1 B91A1/CUB 751090AO6000 310B00800ri10�0801000 a5109fA0N1007S10900.07800 7510900.061011 ZS10900.001U0 75010900001 10:OB013700 75109?S1t900 7510901101500 %10901106100 '■ 1''1 Z110B000.200 0510900.0810U 7510900.06000 ' i IOa1a000.131090800600. 7S109DAB/GBB 7510900.05900 I z. NN 751090A00710751090A07>I00 Ygl0�OA056 liii TU / 7518901107100 �f 10 731090001900 7310900.08900 751090110 R00 0100R-�0 7Sfa8--■ 751010A00601 0S1U90A0� 21189011085107910900.010 --• - 01090A0Bm0 __2 7MM=N.M■,I-iN„l I 1 I I 11 tIlH e iMn s I, `h .Ii14l1a1E.a N h ■ ■ a.�a. -, M altartal I■ i” 0 200 400 600 Feet ■ ," . 1,4 , 1".452 feet I..., III 4„ NI Eli Ow ir-% It .O City of Tigard Information on this map is for general location only and ' , , should be verified with the Development Services Division. 13125 SW Hall Blvd r Tigard,_�.--■....-••' http/SIw.wA 3tigard onus (Community Development Plot date:Jun 1,2005;C:lmagic'MAGIC03.APR 2S109AD-02300 2S109DA-06000 ADAMS DEBI K& DON MORISSETTE HOMES INC LAHM JAMES H 4230 GALEWOOD#100 12963 SW BIRDSVIEW LN LAKE OSWEGO,OR 97035 TIGARD,OR 97224 2S109AD-03300 090A-0670 ALVERTS ROBERT L&SHARON J DON SETTE HOMES INC 14569 SW 130TH AVE 4230 L OOD#100 TIGARD,OR 97224 E OSWE OR 97035 2S1090B-01800 109DA-0660s ANDERSON SCOTT H& DO 0: SETTE HOMES INC NOLES SOHER LEE 4231 WOOD#100 15184 SW 133RD AVE KE OSW .•,OR 97035 TIGARD, OR 97224 25109A0-02200 109DA-0610 BAUSKE CRAIG T&KAREN K D MO SETTE HOMES INC 8801 SE FOSTER RD 423 WOOD#100 PORTLAND,OR 97266 KE OSW 0,OR 97035 26109AC-02300 2 109DA-0680 BERRY JEFFERY P DO MO SETTE HOMES INC 13175 SW BULL MTN RD 423 LEWOOD#100 TIGARD,OR 97223 KE OS GO,OR 97035 2S109AD-05800 109DA-0690 BIRANG FARID&LETICIA J DO 0 SETTE HOMES INC 12802 SW TERRAVIEW 4230 WOOD#100 TIGARD,OR 97224 E OSWEGO,OR 97035 25109AD-05300 109DA-065 BROWN STEVEN R DO 0 SETTE HOMES INC 126900 SW SUMMERVIEW CT 423 EWOOD#100 TIGARD,OR 97224 KE OS 0,OR 97035 2S109A0-02800 109DA-064 0 BURTON MAXINE DEE DO ISSETTE HOMES INC 14661 SW 130TH ST 423 EWOOD#100 TIGARD,OR 97224 KE OS GO,OR 97035 2S109AD-07500 1090A-08800 CAMPBELL RAYMOND R DO 0 ETTE HOMES INC 14599 SW 128TH PL 423 WOOD#100 TIGARD,OR 97224 E OSWE 0,OR 97035 2S109AC-01500 109DB-027,' DILLON DONALD L AND DO •-ISSETTE HOMES INC O NADINE 42 • WOOD#100 14840 SW 133RD I KE OSW .O,OR 97035 TIGARD,OR 97223 1090A-0860 109DA-0560' DO 0 SETTE HOMES INC DO M•- SETTE HOMES INC 423 WOOD#100 4230 EWOOD#100 KE OSW 0,OR 97035 E OS - 0,OR 97035 2 109DA-0850 2S109AD-05900 DO MO SETTE HOMES INC DOUGHTY GARY T&KIMBERLY A 4230 EWOOD#100 12788 SW TERRAVIEW DR E OS GO,OR 97035 TIGARD,OR 97224 1090A-05900 2S109AD-05400 D MO ETTE HOMES INC FALE PATRICK M&SADIE E 423 LEWOOD#100 12658 SW SUMMERVIEW CT KE OS EGO,OR 97035 TIGARD,OR 97224 109DA-0240 2S109AC-02200 DO 0 SETTE HOMES INC FORAN PATRICIA A 423 WOOD#100 13145 SW BULL MOUNTAIN RD KE OSW 0,OR 97035 TIGARD,OR 97224 09DA-0570 2S109AC-01100 DO SETTE HOMES INC FRANZKE RICHARD A TRUST 423 AL OOD#100 BY RICHARD A FRANZKE TR KE OSWEGO,OR 97035 14980 SW 133RD AVE TIGARD,OR 97223 109DA-0780 2S109A0-05600 DO 0 SETTE HOMES INC HICKEN MICHAEL P&NANCY M 423 WOOD#100 12753 SW TERRAVIEW DR KE OS GO,OR 97035 TIGARD,OR 97224 1090A-0580 2S109AD-03400 DO SETTE HOMES INC HIRCSHMANN GUNTHER JR&MARISOL 42 WOOD#100 14547 SW 130TH AVE KE OSW GO, OR 97035 TIGARD,OR 97224 109DA-07100 2S109AD-05200 DO 0 ETTE HOMES INC JOHNSON JEFF H&ANNETTE M 4230 EWOOD#100 12685 SW SUMMERVIEW CT E OS 0,OR 97035 TIGARD,OR 97224 109DA-084'' 2S109AD-02500 DO k • SSETTE HOMES INC JONES TERRANCE W/MARY K 4230 • WOOD#100 14636 SW 130TH AVE KE OS 0,OR 97035 TIGARD,OR 97224 2 09DA-07 0 2S109AC-02400 DO ISSETTE HOMES INC KNUDESON KIM& 423 WOOD#100 REBECCA KE OSW GO,OR 97035 13125 SW BULL MOUNTAIN RD TIGARD,OR 97224 2 S 109A D-02700 2 S 109A D-03100 LAPP RAYMOND L/DONNA L PAULAT THEODOR R/KARON A 14670 SW 130TH AVE 14605 SW 130TH AVE TIGARD. OR 97223 TIGARD,OR 97224 2S109AC-01800 2S109AC-02000 LARSON JAY W/MARGARET ANN POTTER DOUGLAS C&CHARLENE N 14800 SW 133RD PO BOX 231226 TIGARD, OR 97224 TIGARD,OR 97281 109A0-017': 2S109AC-01300 LA' O AY W/MARGARET ANN RIRIE LIVING TRUST 14885 1 133RD BY DAVID L&MARY LOUISE RIRIE TRS T ARD, O' 97224 14920 SW 133RD AVE TIGARD,OR 97224 2 109AC-01609 2S109AD-02400 LA ON W/MARGARET ANN RONNE DAVE& 1480 133RD RONNE ANN ARD, O 97224 14614 SW 130TH AVE TIGARD,OR 97224 2S109AD-03200 2S109AD-09400 LARSON TIMOTHY&JANENE SCHAER JOHN ARLEN&CHRISTI A 14583 SW 130TH AVE 12765 SW BULL MTN RD TIGARD,OR 97224 TIGARD,OR 97224 2S109DA-02100 109AD-01001 MATRIX DEVELOPMENT CORP SC ' R ••HN ARLEN&CHRISTI A 12755 SW 69TH AVE STE#100 127. :ULL MTN RD TIGARD, OR 97223 ARD,OR •7224 2S109AD-04500 2S109AD-05700 MEYER CHRISTIAN&CARIN SHEN DENNIS& 12692 SW WINTERVIEW DR DAYTON GWEN M TIGARD, OR 97224 12781 SW TERRAVIEW DR TIGARD,OR 97224 2S109AC-02600 2S1090A-01300 NAHM KEVIN I &ALICE S STAWICKI RICHARD B JR& 13135 SW BULL MOUNTAIN RD CHERYL DENYSE TIGARD, OR 97224 15067 SW SUMMERVIEW DR TIGARD,OR 97224 2 S 109A D-02600 2 S 109AD-02900 OHM DAVID C&ERIKA T STEWART RANDY A&LENORE K 14658 SW 130TH AVE 7712 SW LOCUST ST TIGARD, OR 97224 PORTLAND,OR 97223 2 S 109AD-06000 09 D B-0380 PADOVANI DELORES K SU GE HOMEOWNERS ASSOC 12774 SW TERRAVIEW DR , 0 PORTLAND, OR 97224 09DA-093 0 2 109DA-07401 SU IDGE HOMEOWNERS ASSOC VE R. -ROPERTIES INC 0 423. ' •• WOOD ST STE 100 L•KE OSW' 0, OR 97035 2S109AC-02500 109DB-02500 SURVIVOR'S TRUST UNDER PRICE FAM VE ' R ' •OPERTIES INC RESIDUARY TRUST UNDER PRICE FAMLIY 4230 e• • OOD ST STE 100 C ELIZABETH PRICE/LEE GODDARD SQ E OSWE 0,OR 97035 4875 SW 78 AVE NO 241 PORTLAND, OR 97225 2 S 109 D B-00800 109 D B-03202 THURSTON HELENE J TRUST V TU• 'PROPERTIES INC BY THURSTON HELENE J TR 423' • •LEWOOD ST STE 100 15060 SW 133RD . KE 0 A EGO, OR 97035 TIGARD, OR 97223 2 S 109AD-01300 109 D B-03300• TIGARD-TUALATIN SCHOOL VE' UR ••OPERTIES INC DISTRICT 23J 4230 e • EWOOD ST STE 100 6960 SW SANDBURG ST - E OS • 0,OR 97035 TIGARD, OR 97223 2S109AC-02100 109DB-0400 TIGARD-TUALATIN SCHOOL DIST 23J V TUR ROPERTIES INC c/o RIDER ALBERTA LIFE ESTATE 423 LEWOOD ST STE 100 ATTN: BUSINESS MANAGER KE OS GO, OR 97035 6960 SW SANDBURG ST TIGARD, OR 97223 2 S 109 DA-01400 2 109 D B-03401 TURNER JEFFREY VERN VE' UR -ROPERTIES INC 15051 SW SUMMERVIEW DR 4230 = EWOOD ST STE 100 TIGARD, OR 97224 • E OS 0,OR 97035 2S109DA-01500 2 109DB-0350s ULWELLING MIKE& VE -ROPERTIES INC ULWELLING ANGELA 4236 . WOOD ST STE 100 15035 SW SUMMERVIEW DR L•KE OSW' 0, OR 97035 TIGARD, OR 97224 23109AC-01400 109DB-0360' UTZ FREDERICK R MADALYN VE -: -ROPERTIES INC 14880 SW 133RD 4230 AL A OOD ST STE 100 TIGARD, OR 97223 •KE OSWE *,OR 97035 2S109AD-02100 -109DA-091• VALLEREUX JERRY E &SHELLEY A T VE :• PROPERTIES INC 14550 SW 130TH AVE 42 ' GA .WOOD ST STE 100 TIGARD, OR 97224 •KE OSWE 0,OR 97035 2S1 09 DA-08000 109 DA-0820 VENTURE PROPERTIES INC VE ROPERTIES INC 4230 GALEWOOD ST STE 100 423 AL OOD ST STE 100 LAKE OSWEGO, OR 97035 L KE OSWEGO,OR 97035 -1090A-06200 109DB-0240+' VE R OPERTIES INC VE' U•- -ROPERTIES INC 423' =• OOD ST STE 100 423' EWOOD ST STE 100 E OSWE a,OR 97035 E OS 0,OR 97035 1090A-07300 2 109DB-0230 VE UR OPERTIES INC VE UR ROPERTIES INC 4230 WOOD ST STE 100 4230 EWOOD ST STE 100 E OSW 0,OR 97035 E OS 0,OR 97035 1091)A-07000 2 109DA-079 0 ✓ UR OPERTIES INC VE R PROPERTIES INC 4230 EWOOD ST STE 100 4230 WOOD ST STE 100 E OS GO,OR 97035 LA OSWE 0,OR 97035 2 •9DA-0830' 2 109DB-039 0 VEN I- 'ROPERTIES INC VE R ROPERTIES INC 4231 'ALE?••OD ST STE 100 4230 WOOD ST STE 100 _ E OSWEGO,OR 97035 LA OSWE 0,OR 97035 2 1090B-01900 2S10 DA-09 0 VE R OPERTIES INC VENT PROPERTIES INC 4230 OOD ST STE 100 4230 OOD ST STE 100 E OSWE ,OR 97035 LA OSWE ,OR 97035 109DB-01000 2S DB-030 0 ✓ TUR •-OPERTIES INC VENT ROPERTIES INC 4230 = EWOOD ST STE 100 4230 OOD ST STE 100 E OS 0,OR 97035 LA OSWEG ,OR 97035 109DA-09400 2 109DA-07 VE R ROPERTIES INC VE TU PROPERTIES INC 423 A OOD ST STE 100 4230 LEWOOD ST STE 100 KE OSWEGO,OR 97035 0 EGO,OR 97035 109DA-087 2S109DA-077 VE U PROPERTIES INC V UR 'ROPERTIES INC 423 EWOOD ST STE 100 4230 r- EWOOD ST STE 100 KE OS GO,OR 97035 • OS 0,OR 97035 109DB-037 2 09DB-02 0 ✓ U PROPERTIES INC VEN PROPERTIES INC 423 EWOOD ST STE 100 4230 A WOOD ST STE 100 KE OS 0,OR 97035 E OSW 0 OR 97035 109DA-063 2S 9DB-02 0 ✓ U ROPERTIES INC VEN PROPERTIES INC 423 EWOOD ST STE 100 4230 EWOOD ST STE 100 KE OS 0,OR 97035 E OS EGO,OR 97035 • 2S1 DB-0310 VENT ROPERTIES INC 423 ALE OD ST STE 100 L E OSWEGO, OR 97035 2 109DB-0260 VE UR ROPERTIES INC 4230 LEWOOD ST STE 100 E OS GO,OR 97035 109DB-021' ✓ TU" PROPERTIES INC 4230 ■ •LEWOOD ST STE 100 L'KE O +EGO, OR 97035 109DA-0810' ✓ TUR- -ROPERTIES INC 4230 s.'LEWOOD ST STE 100 E OS 'EGO, OR 97035 S109DA-0760 ✓ TUR ROPERTIES INC 4230 LEWOOD ST STE 100 E OS EGO,OR 97035 S109DB-0221 VE U' 'ROPERTIES INC 4230 EWOOD ST STE 100 •KE OS GO, OR 97035 2S 109AD-03000 VOYDAT JOSEPH B& BETHANY L 14627 SW 130TH AVE TIGARD, OR 97224 2S 109A D-01400 WEST HILLS DEVELOPMENT COMPANY 15500 SW JAY ST BEAVERTON, OR 97006 109AD-01500 WE HI DEVELOPMENT COMPANY 1550' "' JAY ST •VERT• OR 97006 Charlie and Larie Stalzer 14781 SW Juliet Terrace Tigard, OR 97224 Craig Smelter PO Box 1467 Tualatin, OR 97062 Harold and Ruth Howland 13145 SW Benish Tigard, OR 97223 Kevin Hogan 14357 SW 133rd Avenue Tigard, OR 97224 Gretchen Buehner 13249 SW 136th Place Tigard, OR 97224 CPO 4B Holly Shumway, Chair 14535 SW Woodhue Street Tigard, OR 97224 Beverly Froude 12200 SW Bull Mountain Road Tigard, OR 97224 Barry Albertson 15445 SW 150th Avenue Tigard, OR 97224 John Frewing 7110 SW Lola Lane Tigard, OR 97223 CPO 4B 16200 SW Pacific Highway, Suite H242 Tigard, OR 97224 CITY OF TIGARD - WEST INTERESTED PARTIES (pg. I of I) (i:\curpin\setup\labels\CIT West.doc) UPDATED: 21-Sep-04 2S 109AD-01300 TIGARD-TUALATIN SCHOOL DISTRICT 23J 6960 SW SANDBURG ST TIGARD, OR 97223 Summit Ridge (Phase 41 Lk_ - 5 - Lot Subdivision Applicant Venture Properties 4230 SW Galewood Street Lake Oswego, OR 97035 Tel: 503.387.7600 Applicant's Representative Alpha Community Development Michael Van Loo, P.E. 9600 SW Oak Street, Suite 230 Portland, OR 97223 Tel: 503.452.8003 PRE,APP.HELD BY: a_�,s t^�ll� _.7"� •�.i� r Y } � vED 1S iAt �osi i t V �li °R 97 09 > 010400 - 1' - „JAN 2 2005 .. CITY OF TIGARD .4. r OREGON } LAO D U E PERl ' TIoN °I'°P wo # m 0 1 0 0 5-0 0 0 0.?, I .01110604138=0 I Date `�� -OS By C4 Receipt#'�005 12-76/33, I Date Application'Compiete f 1 • 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 Ill) ❑Zone Ordinance Amendment(IV) ❑Historic Overlay(1I or III) ❑Site Development Review(II) ❑ Home Occupation(II) ❑Subdivision(II or Ill) .•.«. •• 91' • •-••• • • . . 11 • •• '..ress ava a. 55 AO 1 i r i i. n ! l e-0,5 • : • a • •1. e 53/1e8 o t- V 1 t► fl I +1` c�(7 i OC1 . D l& rk• 1300 ibIAL bIItbLCt LUNIN(iULASSIhI(:AIION exv vsc e,Tco o - c \;\ic ?AAIUN('AUU}t .1/GiYi IAI hM,P '�t230 C�a� �o17d� � stcat 1(70 PHUNt NU. FAX NU. S n- ,-7_ CV' 3`6�' \Ne 6.10 e II'FiUPER I Y UWNtWUttU HULUbUt(Attach list If more than one) ,,\!' c' I t" ,n Se L • 4 ST`c1 r MAID GAUUItESS/U I Y/S/Al LI L 9 0 'ilk: nhb ,Lrc\ S4- , (C� OR. 97 c PHUNE NU. .,FAX� . `.3 -'.3t - goo 3 <;c) I y041 '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 a.•llcation. •-•-• • S' • •!-• -ease .:spe. c !. I / • t• I I.LI •a , l I e. • • ,- .1. f. • I.I. • • •1. • d. a A. • '. /'. ,rC.Po: 4 WfYY�1ef cvac) r l6.A-. ', b.r c-tLrAinn APPLICATIONS WILL NOT BE ACCEPTED WITHOUT ALL OF THE REQUIRED SUBMITTAL ELEMENTS AS DESCRIBED IN THE"BASIC SUBMITTAL REQUIREMENTS" INFORMATION SHEET. Tyg APPLICANT SHALL CERTIFY THAT: • If the application is granted, the applicant shall exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. • All the above statements and the statements in the plot plan, attachments, and exhibits transmitted herewith, are true; and the applicants so acknowledge that any permit issued, based on this application, map be revoked if it is found that any such statements are false. • The applicant has read the entire contents of the application, including the policies and criteria, and understands the requirements for approving or denying the application(s). SIGNATURES OF EACH OWNER OF THE SUBJECT PROPERTY ARE REQUIRED. Owner's Signature Date ..wner's Signature Date Owner's Signature Date Owner's Signature Date ///0j0<-- Owner's ,t1,Haire Date 4 , t I Applicant/Agent/Reprie entativ:'s Signature Da Applicant/Agent/Representative's Signature Date NARRATIVE FACT SHEET Project Name: Summit Ridge(Phase 4) Proposed Actions: 5 -Lot Subdivision Tax Map: 2S109AD Tax Lot 1300(portion) Site Size: 034 acres(32,401 square feet) Location: Located to the east of SW 133"I Avenue, south of SW Bull Mountain Road north of SW Beef Bend Road, abutting the Tigard-Tualatin School District site. Zoning: R-7 Owners/Applicant: Venture Properties, Inc. Wendy Hemmen, P.E. 4230 Cialewood Street, Suite 100 Lake Oswego,OR 97035 tel: 503-387-7600 Applicant's Representative: Alpha Community Development Michael J. Van LOO. P.E. 9600 SW Oak Street, Suite 230 Portland,OR 97223 tel: 503-452-8003 GENERAL, INF©R.NIA'TlON: After purchasing the subject property from Tigard-Tualatin School District, the applicant is seeking approval for a 5-lot subdivision, Phase 4 of Summit Ridge. Pursuant to Phases 1 — 3, this application will focus solely on Phase 4 of the Summit Ridge subdivision. The first three phases of Summit Ridge are under construction through previously-approved applications. The Phase 4 site, specifically identified as Tax Lot 2000 (portion), Tax Map 2S1O9DB, is approximately 0.74 acre and is currently zoned R-7 Residential, with a 5,000 square foot minimum lot size. The site is very open with only three (3) existing trees along the southern property line. While initial site assessments offered conflicting data regarding trees, recent site visits have confirmed the existence of 3 trees exhibiting brush-like characteristics. Topographically, the site slopes downhill to the south and east, with the lowest point in the southeast corner. Slopes average 10%or less within this phase. VICINITY & SITE INFORMATION The immediate area is currently undergoing a transition from semi-rural residential to an urban residential area. The most intense existing, proposed and approved developments _ are occurring to the east, south and north of the site. Phases 1,2 and 3 of Summit Ridge are to the south of the site. The Arbor Summit subdivision is to the north and east of the site. The Tigard-Tualatin School District is constructing the new Alberta Rider school - immediately west of the site. Site Location The site is generally located cast of SW 133"r Avenue, south of SW Bull Mountain Road and north of SW Beef Bend Road. The primary access to the site will be via a proposed north-south extension of SW Greenfield Drive(which currently terminates at the property line between Summit Ridge Phase 3 and Arbor Summit subdivisions)through to SW Bull Mountain Road. Existing Uses There are no existing structures on the site. Topography The site slopes downhill to the south and east averaging 10%or less with the low point at the extreme southeast corner of the site at 512 feet, and a high point of 534 feet at the extreme northwest corner of the site. Vegetation The Summit Ridge Phase 4 portion of Tax Lot 1300 has no existing vegetation. Transportation The closest bus route and stop is on SW Bull Mountain Road and Highway 99W, where Tri-Met bus route 95 can be accessed. This location is approximately one and a half miles from the site. Auto and non-auto transportation facilities continue to develop in the local area and the improvements proposed with this subdivision will help facilitate completion of needed transportation infrastructure. • Surrounding Land Uses The subject site is located in a developing area of single-family residential development on relatively large lots punctuated by fully-developed subdivisions. Phases 1, 2 and 3 of Summit Ridge have been approved and are under construction. The Bella Vista subdivision, located south of the entire Summit Ridge site, has started construction and is over 60%complete. Tom Webber is in the process of developing,the property to the east of Phase 3 to connect with Arlington Heights, and West Hills has begun construction on the property northeast of Phase 4. Tigard-Tualatin School District has begun construction for the Alberta Rider School on additional property to the west of the project site, with a projected opening of Fall, 2005, PROJECT DESCRIPTION Summit Ridge is a single-family residential development that is being constructed in phases and designed to blend in with surrounding residential development. The applicant is proposing to subdivide this fourth phase of the site into 5 lots. All 5 lots are proposed to be developed with single-family detached homes. Retaining walls are proposed to be constructed along the north, west and south property lines of the site to provide for level home sites, to vary in height between 2' and 7'. The lots are proposed to measure as follows 1.) 6,280 sq. ft., 2.) 5,477 sq. ft., 3.) 5,099 sq. ft., 4.) 5,386 sq. ft., and 5.) 5,511 . sq. ft_ A 20' wide easement, to be partially located on the West Hills site, is proposed along the northern property line, north of lot 1, to accommodate a water line from the proposed reservoir on the school site as well as pedestrian access. The resulting gross density for all phases of Summit Ridge is approximately 4.79 units per acre (density for Phase 4 alone is 6.72 units per acre). SW Greenfield Drive has a north-south orientation and will intersect with SW Bull Mountain Road approximately 470 feet north of the site. The proposed subdivision (in conjunction with the Arbor Summit subdivisions)will complete the remaining portion of SW Greenfield Drive necessary to connect the existing "T" intersection with SW Bull Mountain Road with the current dead-end of the street at the northern property line of Summit Ridge Phase 3. Water, sanitary sewer and storm drainage facilities to serve Phase 4 will all be provided via connections to the existing lines within SW Greenfield Drive currently sewing the Arbor Summit subdivision and portions of Phases 1, 2 and 3 of Summit Ridge (please refer to utility plans). • APPLICABLE DEVELOPMENT CODE CRITERIA 18.164.120 This section requires overhead utility lines adjacent to a development to be placed underground or at the election of the developer:a fee in-lieu of under grounding can be paid at a rate of$27.50 per lineal foot of street frontage. There are currently no overhead utilities as this project is new construction on a vacant site. New utility lines have and will be placed underground. 18.320: ANNEXATION The proposed subdivision will comply with the terms and conditions set forth in this Chapter as a condition of final plat approval. All necessary services and facilities are in place,or will be made so, with sufficient capacity to serve the lands in question. 18.390: QUASi-JUDICIAL DECISION MAKING The applicant is submitting a proposal in complete compliance with all relevant code and Comprehensive Plan requirements. Included in the application is all the information requested on the application form, along with this narrative addressing the appropriate criteria in sufficient - detail for review and action; the required fees;a list of all surrounding property owners, as well as other potentially affected parties.The Subdivision is consistent with the underlying zoning requirements and all relevant City ordinances and standards.An Impact Study will be submitted as an addendum to this application. 18.410: LOT LINE ADJUSTMENT The proposed subdivision recommends an east-west water/pedestrian easement alignment along the northern property line,north of lot 1, in response to the Tigard Water Division's latest recommended reservoir location. Adjustment will be made and recorded with Washington County and referred to the City of Tigard for Type I approval per this Chapter. 18.430.030: APPROVAL PROCESS Per subsection (E), the applicant has received approval to develop Summit Ridge in phases. This application addresses the development of Phase 4. The criteria for a phased development are as follows: 1. 77w Approval Authority may approve a time schedule for developing a subdivision in phases, but in no case shall the actual construction time period for any phase be greater than two years without reapplying for a preliminary plat. RESPONSE: The actual construction time period for any phase of the proposed development will not exceed two years. 2. The criteria for applying fiOr a phased site developnem Tropism'we.' a. The public facilities shall be scheduled to he constructed in conjunction with or prior to each phase to ensure provision of public facilities prior to building occupancy; h. The development and occupancy of any phase shall not be dependent on the use of temporary public facilities: I. For purposes of this subsection, a temporary public facility is an interim feu:114v not constructed to the applicable City or district standard; and 2. The phased development shall not result in requiring the City or other property owners to construct public facilities that were required as part of the approval of the preliminary plat. RESPONSE: The public facilities will be constructed in conjunction with or prior to each phase to ensure that public facilities are available prior to building occupancy. The development and occupancy of any phase will not be dependent on the use of temporary facilities. 3. The application for phased development approval shall be reviewed concurrently with the preliminary plat application and the decision may be appealed in the same . manner as the preliminary plat. - - RESPONSE: This application is for a single stand-alone phase. The previous Summit Ridge application approved the phasing scheme that has been utilized thus far. 18.430.040: SUBDIVISION APROVAL CRITERIA: PRELIMINARY PLAT The applicant will be subdividing Phase 4 into 5 residential lots. A proposed preliminary plat in compliance with the R-7 zoning district has been submitted. The preliminary plat is also in conformance with other applicable ordinances as reflected by this narrative and the preliminary plans. The Washington County Survey Department has approved-Summit Ridge"as the proposed plat name and the approval is included within these application materials. This document serves as the narrative for the project and contains an explanation for all of the common improvements proposed. 18.510: R-7 SINGLE FAMILY RESIDENTIAL The property is currently zoned R-7 by the City of Tigard.The purpose of the R-7 Land Use designation is to accommodate sites for attached single-family homes,detached single family homes with or without accessory units,at a minimum lot size of 5,000 square feet for medium density residential development. The proposed detached single-family homes are permitted outright per Table 18.510.1. 18.510.2: i)EVE L()PMENT STAND:1R1?S IN RESIDENTIA1.ZONES The proposed development site will comply with the dimensional requirements as laid out in Table 18.510.2, specifically. Required Setbacks Other Requirements Front Yard 15 feet Lot Size: 5,000 sq. ft. minimum Side Yard 5 feet Lot Width: 50 feet minimum Street Side 10 feet. Height: 35 feet maximum Rear Yard 15 feet Lot Coverage: 80%maximum Garage 20 feet The proposed subdivision will comply with all of these development standards. Per Section 18.430.020(D), lot averaging is allowable provided no lots are less than 80%of the minimum lot size of the underlying district. In this case,the minimum lot size allowed would be 4,000 square feet.The smallest proposed lot is 5,099 sq. ft., and the averaging allowance is thus not sought. Lots 4 and 5 shall be considered flag lots. As such,they will conform to the development requirements set forth in Table 18.705.1. where access must be via 10 feet of pavement within a 15 foot accessway; and Section 18.730.020 where a structure of no more than 35 feet in height is permitted provided that no windows face one another or adequate screening trees are provided. - 18.705: ACCESS/EGRESS&CIRCULATION Vehicular Access: As required under section 18.705.030, all proposed lots have direct access to a public street, in this case SW Greenfield Drive. Curb cuts will be in accordance with Section 18.810.030N and each lot will have a single driveway of at least 15 feet wide(10 feet paved). In the event the applicant can not secure the land necessary to provide direct access to SW Greenfield Drive from lots 4 and 5,lots will be reconfigured as flag lots,accessed via a joint drive by means of a recorded easement in accordance with 18.705.030(please see 18.730.020 below). Please note,however,that the applicant has every intention of securing the remaining land and providing for standards lots,and will work toward that end,included herein as an alternative. 18.715: DENSITY COMPUTATIONS According to the Residential Density Calculation provisions within the code,the number of dwelling units permitted on this site can be calculated by dividing the net area by the minimum lot size,which in this case is 5,000 square feet. In this development,the net area is calculated by subtracting the public rights-of-way, water/pedestrian tract,sloped/drainage areas from the gross acreage.The density computations for Phase 4 as well as the entirety of Summit Ridge (phases 1 —4)are as follows: Summit Ridge Phase 4 Net Area Calculation Gross square feet 32,401 square feet(0.74 acre) Minus rights-of-way 2,506 square feet(actual) Minus water/ped tract 1,096 square feet(actual) Minus Steep Slopes/drainageways 0 square feet Equals Net Area subtotal 28,799 square feet/5,000 square feet=5 dwellings Minumum Dwelling Units Required 5 x.80=4 dwellings Total Dwelling Units Proposed 5 dwellings Summit Ridge All Phases Net Area Calculation Gross square feet 1,230,301 square feet(28.2 acres) Minus rights-of-way 306,554 square feet Minus water/ped tract 1,096 square feet Minus Steep Slopes/drainageways 86,684 square feet Equals Net Area subtotal 835,967 square feet/5,000 square feet= 167 dwellings Minumum Dwelling Units Required 167 x .80= 133 dwellings Total Dwelling Units Proposed 146 dwellings 18.725: ENVIRONMENTAL PERFORMANCE STANDARDS As indicated in the attached Impact Statement;no negative noise,vibration,odors,glare,heat, rodents or insects are expected as a result of this project. 18.745.040: STREET TREES Phase 4 fronts a public street, SW Greenfield Drive, for more than 100 feet. As such, street trees will be installed in accordance with this section along the public street.The specific standards listed in Section 18.745.040C shall dictate the spacing, size and other specifications relative to planting of street trees. Final approval of species shall be subject to review by the Director in accordance with Section 18.745.040B. N:•.proj`.402-025AVord\phs 4 narrative REVISED.doc 18.755: MIXED SOLID WASTE/RECYCLING STORAGE Mixed solid waste and recyclables management will function in the same manner as any other single-family detached residential development with curbside service.A service provider letter from Pride Disposal is attached demonstrating the availability. 18.765: OFF-STREET PARKING Each lot will feature a minimum of two off-street parking spaces(including garage)to serve the detached single-family residential homes. This satisfies the requirements set forth in Table 18.765.2. 18.775: SENSITIVE LANDS The site does not contain any sensitive lands and is not within 200' of any such areas. Tigard- Tualatin School District had previously documented the characteristics of the site as part of its study of the Alberta Rider school site. Clean Water Services has made a determination that no further study or service provider letter is required,only a Pre-Screening Site Assessment form, which is included. Water quality calculations have also been included as an attachment. 18.785: TEMPORARY USES In conjunction with application for this 5-lot subdivision,the applicant is seeking a Type I approval at this time to erect 1 single family detached dwelling unit for the purpose of operating a model home for display to prospective buyers to facilitate the sale of real property within the subdivision in accordance with Section 18.785.020C. Application with appropriate site plan and payment of fee shall be made to the City of Tigard Building Division. The approval period sought for the model home shall be 1 year as defined by 18.785.030B, and the model home will be a permanently-design dwelling structure within subdivision boundaries as per 18.785.040C(2). N:'•,proj`.402-025, ord'•.phs 4 narrative REVISED.doc 18.790: TREE REMOVAL While initial site assessments offered conflicting data as to the existence of trees in the southern portion of the site,recent site visits by the applicant's representative have confirmed that there are three (3) existing brush-like trees on the site, which are not located in any sensitive areas. Sections 18.790.010.B.2 and 4 provide for protection / regulation for tree removal within sensitive areas or areas prone to erosion. Neither condition exists in this proposed subdivision. Section 18.790.010.0 indicates that the City recognizes that it may be necessary to remove trees in order to accommodate residences, utilities or other needed improvements within the development. As such, it is the applicant's assertion that the removal of trees is necessary to accommodate the retaining walls and building envelope for lot 5. 18.790.050.A and A.1 allow for the removal of trees smaller than 12" in caliper which do not have negative impact upon erosion, soil stability or water quality; which is the case with these existing trees, whose preservation in jeopardizes soil stability as construction of the retaining wall is necessary to provide for a level, stable homesite for lot 5. While 2 of the existing trees are larger than 12" in diameter, they are within the limits of construction, and the applicant is amenable to installation of trees for mitigation purposes per the Director's discretion/specifications within an open space tract on an adjoining phase of Summit Ridge per 18.790.060.D. Existing trees have also been preserved to the greatest extent practicable in the previous 3 phases of the overall Summit Ridge subdivision. 18.795: VISUAL CLEARANCE AREAS The proposed subdivision does not feature any intersections of arterial or non-arterial streets relative to landscaping and required vision clearance triangles. All intersections in the previous 3 phases of Summit Ridge conform to the required clearance triangles in accordance with 18.795. Where private residential driveways intersect with a non-arterial street (SW Greenfield Drive) in Phase 4, home setback and construction shall be such as to ensure compliance with the 30' clearance triangle required by Section 18.795.0408.2. 18.810: STREET&UTILITY IMPROVEMENT STANDARDS Streets: The public street, SW Greenfield Drive, will be constructed to City standards and dedicated to City prior to final plat approval or issuance of building permits. A 54 foot right-of- way is proposed for the street with 32 feet of pavement. 6 inch curbs,5 foot planting strips and 5 foot sidewalks are proposed for both sides. The applicant has completed Traffic Flow Plan and review prepared by Lancaster Engineering for previous phases, a copy of which was last submitted with application for Phase 3. Applicant's representative has received a determination from Kim McMillan, Development Review Engineer for the City of Tigard, that no further analysis will be required for the 5 lots of Phase 4. Sanitary Sewer: Sanitary sewer service will be provided to each proposed lot within the site by installing new individual lateral connections to the existing sanitary sewer within Greenfield Drive along the eastern boundary of the site. N;`pr. i'4t -025\Word:;ph.s 4 narrative REVISED.doc Surface Water Run-off: Storm water runoff will be collected via a system of pipes and catch basins within the newly constructed public streets. The water will then be conveyed to a water quality facility before discharging into a storm drainage line proposed as a part of the approved Bella Vista project. The proposed storm facilities will be constructed in compliance with Resolution 91-47 whereby; Clean Water Services and the City of Tigard have agreed to enforce Surface Water Management regulations requiring the construction of said facilities. Domestic Water: Domestic water service will be provided to each proposed lot within the site by installing new individual lateral connections to the existing water line within SW Greenfield Drive along the eastern boundary of the site. Hydrant(s)will be placed to provide adequate fire suppression to all lots within the development. In addition to the information above,the City had been planning for a reservoir immediately north of this site.Details of any connections between and through Summit Ridge will be coordinated with the City's Water Department. 18.810.030: STREETS A. Improvements. Phase 4 of the proposed subdivision has frontage on SW Greenfield Drive. See the street sections on the plans for internal improvements. 1. Phase 4 of the development has frontage on SW Greenfield Drive. 2. The streets proposed within the overall Summit Ridge meet the standards of Chapter 18.810.0030. 3. Streets adjacent to this development meet the standards of Chapter 18.810.030. 4. All new streets necessary to serve the overall development meet the standards of Chapter 18.810.030. B. Creation of rights-of-way for streets and related purposes. With the preliminary approval and recording of the final plat of the Summit Ridge and Arbor Summit subdivisions,the necessary rights-of-way will be created and dedicated. C. Creation of access easements. There is a proposed 20' easement for the purpose of accommodating a new east-west oriented water line from the forthcoming Tigard Water Division reservoir to be located on the Alberta Rider school site. The easement is to be located along the northern property line,north of lot 1,along the depth of the site and will also serve as a pedestrian connection to the school from SW Greenfield Drive. D. Street location, width and grade. The proposed street locations, widths and grades comply with the requirements of this section and provide for appropriate extension and continuity of existing street(s),with final grades to be approved by the City Engineer per Subsection M. N:`.proi\402-025\Word\phs 4 nanative REVISED.doc E. Minimum rights-of-way and street widths. The proposed public right-of-way and roadway for SW Greenfield Drive shall be sufficient to accommodate the improvements necessary for streets generating the associated ADT,utility, lighting, sidewalk and street tree requirements. See the street sections on the plans for compliance review. F. Future street plan and extension of streets. A circulation plan has been submitted with this application indicating anticipated patterns of auto travel in and around the proposed subdivision. This subdivision's proposed completion of SW Greenfield Drive will finalize the local neighborhood street grid. A future streets plan has not been included with this application as the site is only 264' in length and not within the required 530' of any new or potential new development in any direction aside from that which has already been approved and/or constructed. H. Street Alignment and connections. As indicated on the plans,all streets proposed for this overall Summit Ridge development meet the requirements of this subsection. The streets have been designed for future circulation. The streets have further been designed to provide short, direct travel routes, minimizing travel distances within the development. I. Intersection angles. As shown on the plans, all proposed intersections for the overall Summit Ridge development meet the design standards of this subsection. There are no additional intersections proposed in Phase 4. J. Existing rights-of-way. SW Greenfield Drive is the only existing right-of-way adjacent to the project site. Its right-of-way shall meet the requirements set forth in Table 18.810.1. N. Grades and curves. Grades on SW Greenfield Drive will not exceed the requirements of Subsection N, and final grades shall be approved by the City Engineer. 0. Curbs, curb cuts, ramps and driveway approaches. Concrete curbs and driveway aprons shall be constructed for each proposed lot as specified by Subsection 0. AA. Street cross-sections Cross-sections of any public and private streets have been included in the preliminary plans for review. v:\prof\402-O25',Word`;phs 4 narrative REVISED.(1°c 18.810.040: BLOCKS The length, width, and shape of the blocks in the overall Summit Ridge development have been designed to provide adequate building sites for the homes, convenient pedestrian and auto access, circulation, and control and safety of traffic, all within the limitations imposed by the existing topography. City of Tigard block standards are not applicable to Phase 4 as the proposed subdivision measures only 264.8 feet in length along SW Greenfield Drive. No blocks are proposed within Phase 4. 18.810.060: LOTS All lot sizes, widths, shapes, and orientation are appropriate for the location of the development. As shown on the plans,all proposed lots meet or exceed the design requirements of this section. 18.810.070: SIDEWALKS As SW Greenfield Drive is a non-industrial street, sidewalks shall be provided along the project's frontage per City of Tigard specifications(other side of street by others). A direct pedestrian path to the nearest Neighborhood Activity Center(Alberta Rider school site)has been provided for by the Tigard-Tualatin School District,but is not part of this application. BULL MOUNTAIN COMMUNITY PLAN SUMMIT AND SLOPES—DESIGN ELEMENTS 1. The residential character of this subarea is to be protected... RESPONSE: No non-residential uses whatsoever are proposed for this site. All residential lots in Phase 4 are proposed to meet or exceed the minimum lot size requirements set forth in 18.510.020 and meet the yard requirements set forth in table 18.510.2. 2. Hillside building techniques and foundation designs such as stilts, stepped foundations, etc., shall be used to minimize the alteration of existing slopes over 20 percent ... RESPONSE: The Phase 4 portion of Summit Ridge has very minimal slope and is not a hillside.Therefore,this criterion is not applicable. 3. No grading,filling, clearing, or excavation of any kind shall be initiated on steep slopes until a grading plan, as defined in the Community Development Code, is approved... RESPONSE: The applicant will obtain grading plan approval prior to the commencement of any grading activity. N:\prof\4O2-O25',Word`:phs 4 narrative REVISED.doc 4. Removal of natural vegetation shall be minimized; existing vegetation protected and destroyed vegetation replaced ... RESPONSE: Phase 4 of Summit Ridge does not contain any existing natural vegetation of any kind. Natural vegetation has been preserved where practicable in phases 1 through 3. 5. Because trees are such an important natural and scenic resource on Bull Mountain, development in areas of standing trees shall be designed to minimize the number of trees to be cut. At the time of development, no more than fifty percent of the mature standing trees (six inch diameter or greater) shall be removed from any parcel ... RESPONSE: While initial site assessments offered conflicting data as to the existence of trees in the southern portion of lot 5, recent site visits by the applicant's representative have verified that there are three(3) existing deciduous trees on the site, which are not located in any sensitive areas. Sections 18.790.010.B.2 and 4 provide for protection/regulation for tree removal within sensitive areas or areas prone to erosion. Neither condition exists in this proposed subdivision. Section 18.790.010.0 indicates that the City recognizes that it may be necessary to remove trees in order to accommodate residences, utilities or other needed improvements within the development. As such, it is the applicant's assertion that the removal of trees is necessary to accommodate the retaining walls and building envelope for lot 5. 18.790.050.A and A.1 allow for the removal of trees smaller than 12" in caliper which do not have negative impact upon erosion, soil stability or water quality; which is the case with these existing trees, whose preservation in jeopardizes soil stability as construction of the retaining wall is necessary to provide for a level, stable homesite for lot 5. While 2 of the existing trees are larger than 12" in diameter, they are within the limits of construction, and the applicant is amenable to installation of trees for mitigation purposes per the Director's discretion / specifications within an open space tract on an adjoining phase of Summit Ridge per 18.790.060.D. The intent of the comprehensive plan is to preserve old growth and/or stands of trees. There are no `old growth" stands of trees on the project site. The requirement for retaining 50%of"mature"trees would therefore not apply. The applicant proposes to mitigate for all trees removed within open space tract(s) of previous phases of Summit Ridge. Trees have been protected and retained to the greatest extent possible in the previous 3 phases of the overall Summit Ridge subdivision. A comprehensive tree protection plan was completed for Phases 1 through 3, which conforms to this requirement and provides for open space tracts (Tract 5 & 10) located in the northeast and southwest corners of the Summit Ridge development. The open space tracts were designed to preserve clusters of larger mature trees. In accordance with City requirements, the applicant has preserved over 50% of the existing trees on phases 1 through 3 of Summit Ridge. N:'+.proj\402-025\Word\phs 4 narrative REVVISED.doc 6. Streams, seasonal waterways and immediately adjacent riparian zones, as defined in the Community Development Code, shall be preserved in their natural condition including topography and vegetation ... RESPONSE: None of the identified features are located within Phase 4 of the Summit Ridge development. 7. Use of powerline easements for farm operations, open space, and wildlife shall be encouraged as appropriate in this subarea. RESPONSE: This criterion is not applicable to this proposed residential development. 8. Part of the subarea along Beef Bend Road, which is designated for medium density residential uses at a maximum of 15 units per acre, is Area of Special Concern 1. RESPONSE: This development is not located within the described area, therefore this criterion is not applicable. 9. An area including about 36 existing land parcels south of Scholls Ferry Road between Sunrise Lane and the BPA powerline easement is Area of Special Concern 2. RESPONSE: This development is not located within the described area, therefore this criterion is not applicable. 10. The forested areas on the north slope of Bull Mountain east of the powerlines and south of Fern Street comprise Area of Special Concern 3. RESPONSE: This development is not located within the described area, therefore this criterion is not applicable. CONCLUSION The proposed development complies with applicable elements of the Comprehensive Plan and Development Code.The proper steps have been taken to ensure compatibility with the established neighborhood character within the City boundaries. Adequate public facilities and services exist or are proposed to serve the development,and all improvements will be constructed to City and other applicable standards. Appropriate tree mitigation is proposed to be carried out in open space tracts in neighboring phases of Summit Ridge. Lands for the Phase 4 area are being sold by Tigard-Tualatin School District as unnecessary for development of its Alberta Rider project,and are now proposed to be utilized in a manner consistent with,and complementary to, the surrounding residential and school developments. N: proj,402-025\Word\phs 4 narrative REVISED.doc FACT SHEET Project Name: Summit Ridge(Phase 4) Proposed Actions: 5 -Lot Subdivision Tax Map: 2S 109AD Tax Lot 1300(portion) Site Size: 0.74 acres(32,401 square feet) Location: Located to the east of SW 133`d Avenue, south of SW Bull Mountain Road north of SW Beef Bend Road, abutting the Tigard-Tualatin School District site. Zoning: R-7 Owners/Applicant: Venture Properties,Inc. Wendy Hemmen,P.E. 4230 Galewood Street, Suite 100 Lake Oswego,OR 97035 tel: 503-387-7600 Applicant's Representative: Alpha Community Development Michael J.Van Loo,P.E. 9600 SW Oak Street, Suite 230 Portland,OR 97223 tel: 503-452-8003 ,T:\proj\402-025\Word`,phs 4 narrative REVISED.doc GENERAL INFORMATION: After purchasing the subject property from Tigard-Tualatin School District, the applicant is seeking approval for a 5-lot subdivision,Phase 4 of Summit Ridge. Pursuant to Phases 1 — 3, this application will focus solely on Phase 4 of the Summit Ridge subdivision. The first three phases of Summit Ridge are under construction through previously-approved applications. The Phase 4 site, specifically identified as Tax Lot 2000 (portion), Tax Map 2S 109DB, is approximately 0.74 acre and is currently zoned R-7 Residential, with a 5,000 square foot minimum lot size. The site is very open with only three (3) existing trees along the southern property line. While initial site assessments offered conflicting data regarding trees,recent site visits have confirmed the existence of 3 trees exhibiting brush-like characteristics. Topographically, the site slopes downhill to the south and east, with the lowest point in the southeast corner. Slopes average 10%or less within this phase. VICINITY& SITE INFORMATION The immediate area is currently undergoing a transition from semi-rural residential to an urban residential area. The most intense existing, proposed and approved developments are occurring to the east, south and north of the site. Phases 1, 2 and 3 of Summit Ridge are to the south of the site. The Arbor Summit subdivision is to the north and east of the site. The Tigard-Tualatin School District is constructing the new Alberta Rider school immediately west of the site. Site Location The site is generally located east of SW 133rd Avenue, south of SW Bull Mountain Road and north of SW Beef Bend Road. The primary access to the site will be via a proposed north-south extension of SW Greenfield Drive(which currently terminates at the property line between Summit Ridge Phase 3 and Arbor Summit subdivisions)through to SW Bull Mountain Road. Existing Uses There are no existing structures on the site. Topography The site slopes downhill to the south and east averaging 10% or less with the low point at the extreme southeast corner of the site at 512 feet, and a high point of 534 feet at the extreme northwest corner of the site. Vegetation The Summit Ridge Phase 4 portion of Tax Lot 1300 has no existing vegetation. Transportation The closest bus route and stop is on SW Bull Mountain Road and Highway 99W, where Tri-Met bus route 95 can be accessed.This location is approximately one and a half miles from the site. Auto and non-auto transportation facilities continue to develop in the local area and the improvements proposed with this subdivision will help facilitate completion of needed transportation infrastructure. N:\proj\402-025'Nord phs 4 narrative REVISED.doc Surrounding Land Uses The subject site is located in a developing area of single-family residential development on relatively large lots punctuated by fully-developed subdivisions. Phases 1, 2 and 3 of Summit Ridge have been approved and are under construction. The Bella Vista subdivision, located south of the entire Summit Ridge site,has started construction and is over 60% complete. Tom Webber is in the process of developing the property to the east of Phase 3 to connect with Arlington Heights, and West Hills has begun construction on the property northeast of Phase 4.Tigard-Tualatin School District has begun construction for the Alberta Rider School on additional property to the west of the project site, with a projected opening of Fall,2005. PROJECT DESCRIPTION Summit Ridge is a single-family residential development that is being constructed in phases and designed to blend in with surrounding residential development. The applicant is proposing to subdivide this fourth phase of the site into 5 lots. All 5 lots are proposed to be developed with single-family detached homes. Retaining walls are proposed to be constructed along the north, west and south property lines of the site to provide for level home sites, to vary in height between 2' and 7'. The lots are proposed to measure as follows 1.) 5,478 sq. ft., 2.) 5,478 sq. ft., 3.) 5,482 sq. ft., 4.) 6,134 sq. ft., and 5.) 7,500 sq. ft. A 20' wide easement, to be partially located on the West Hills site, is proposed along the northern property line, north of lot 1, to accommodate a water line from the proposed reservoir on the school site as well as pedestrian access. The resulting gross density for all phases of Summit Ridge is approximately 4.79 units per acre (density for Phase 4 alone is 6.72 units per acre). SW Greenfield Drive has a north-south orientation and will intersect with SW Bull Mountain Road approximately 470 feet north of the site. The proposed subdivision (in conjunction with the Arbor Summit subdivisions) will complete the remaining portion of SW Greenfield Drive necessary to connect the existing "T" intersection with SW Bull Mountain Road with the current dead-end of the street at the northern property line of Summit Ridge Phase 3. Water, sanitary sewer and storm drainage facilities to serve Phase 4 will all be provided via connections to the existing lines within SW Greenfield Drive currently serving the Arbor Summit subdivision and portions of Phases 1, 2 and 3 of Summit Ridge (please refer to utility plans). N:\pmj\402-025`.Word\phs 4 narrative REVISED.doc APPLICABLE DEVELOPMENT CODE CRITERIA 18.164.120 This section requires overhead utility lines adjacent to a development to be placed underground or at the election of the developer; a fee in-lieu of under grounding can be paid at a rate of$27.50 per lineal foot of street frontage. There are currently no overhead utilities as this project is new construction on a vacant site. New utility lines have and will be placed underground. 18.320: ANNEXATION The proposed subdivision will comply with the terms and conditions set forth in this Chapter as a condition of final plat approval. All necessary services and facilities are in place,or will be made so, with sufficient capacity to serve the lands in question. 18.390: QUASI-JUDICIAL DECISION MAKING The applicant is submitting a proposal in complete compliance with all relevant code and Comprehensive Plan requirements. Included in the application is all the information requested on the application form,along with this narrative addressing the appropriate criteria in sufficient detail for review and action; the required fees;a list of all surrounding property owners,as well as other potentially affected parties.The Subdivision is consistent with the underlying zoning requirements and all relevant City ordinances and standards.An Impact Study will be submitted as an addendum to this application. 18.410: LOT LINE ADJUSTMENT The proposed subdivision recommends an east-west water/pedestrian easement alignment along the northern property line,north of lot 1, in response to the Tigard Water Division's latest recommended reservoir location. Adjustment will be made and recorded with Washington County and referred to the City of Tigard for Type I approval per this Chapter. 18.430.030: APPROVAL PROCESS Per subsection (E), the applicant has received approval to develop Summit Ridge in phases. This application addresses the development of Phase 4. The criteria for a phased development are as follows: 1. The Approval Authority may approve a time schedule for developing a subdivision in phases, but in no case shall the actual construction time period for any phase be greater than two years without reapplying for a preliminary plat. RESPONSE: The actual construction time period for any phase of the proposed development will not exceed two years. N: proj',.402-025\Word`phs 4 narrative REVISED.doc 2. The criteria for applying for a phased site development proposal are: a. The public facilities shall be scheduled to be constructed in conjunction with or prior to each phase to ensure provision of public facilities prior to building occupancy; b. The development and occupancy of any phase shall not be dependent on the use of temporary public facilities: 1. For purposes of this subsection, a temporary public facility is an interim facility not constructed to the applicable City or district standard;and 2. The phased development shall not result in requiring the City or other property owners to construct public facilities that were required as part of the approval of the preliminary plat. RESPONSE: The public facilities will be constructed in conjunction with or prior to each phase to ensure that public facilities are available prior to building occupancy. The development and occupancy of any phase will not be dependent on the use of temporary facilities. 3. The application for phased development approval shall be reviewed concurrently with the preliminary plat application and the decision may be appealed in the same manner as the preliminary plat. RESPONSE: This application is for a single stand-alone phase. The previous Summit Ridge application approved the phasing scheme that has been utilized thus far. 18.430.040: SUBDIVISION APROVAL CRITERIA: PRELIMINARY PLAT The applicant will be subdividing Phase 4 into 5 residential lots. A proposed preliminary plat in compliance with the R-7 zoning district has been submitted. The preliminary plat is also in conformance with other applicable ordinances as reflected by this narrative and the preliminary plans. The Washington County Survey Department has approved"Summit Ridge"as the proposed plat name and the approval is included within these application materials. This document serves as the narrative for the project and contains an explanation for all of the common improvements proposed. 18.510: R-7 SINGLE FAMILY RESIDENTIAL The property is currently zoned R-7 by the City of Tigard.The purpose of the R-7 Land Use designation is to accommodate sites for attached single-family homes,detached single family homes with or without accessory units,at a minimum lot size of 5,000 square feet for medium density residential development. The proposed detached single-family homes are permitted outright per Table 18.510.1. :N:\proj`.402-025\Word\phs 4 narrative REVISED.doc 18.510.2: DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES The proposed development site will comply with the dimensional requirements as laid out in Table 18.510.2, specifically. Required Setbacks Other Requirements Front Yard 15 feet Lot Size: 5,000 sq. ft. minimum Side Yard 5 feet Lot Width: 50 feet minimum Street Side 10 feet Height: 35 feet maximum Rear Yard 15 feet Lot Coverage: 80%maximum Garage 20 feet The proposed subdivision will comply with all of these development standards.Per Section 18.430.020(D),lot averaging is allowable provided no lots are less than 80%of the minimum lot size of the underlying district. In this case,the minimum lot size allowed would be 4,000 square feet.The smallest proposed lot is 5,478 sq. ft.,and the averaging allowance is thus not sought. 18.705: ACCESS/EGRESS& CIRCULATION Vehicular Access: As required under section 18.705.030, all proposed lots have a minimum of 25' wide access to a public street, in this case SW Greenfield Drive. Curb cuts will be in accordance with Section 18.810.030N and each lot will have a single driveway of at least 15 feet wide(10 feet paved min.). N:\proj\402-025\Word\phs 4 narrative REVISEI).doc PRE-APP NOTES VI CITY OF TIGARD a� PRE—APPLICATION CONFERENCE NOTES munty(Development ShapingA Better Community (Pre-Application Meeting Notes are Valid for Six (6) Months) IPRE-APP.MTG.DATE: I I Z!7/nlr STAFF AT PRE-APP.: Mr/ RESIDENTIAL APPLICANT: Jolts Ma.reb r,"/*pit& ;nyrn[,(a(i�y AGENT: V1,,iy✓ti P, 4i i Phone: (5:71) 45Z 23 Phone:Phone: (5 -7La� PROPERTY LOCATION: (� n ADDRESS/GENERAL LOCATION: 5ev�t e P 1Jvil NM i. La.!) AAltsi-J Ito SvM/h r//&s S¢ TAX MAP(S)/LOT #(S): 1 5tcf 4p (P r/2on o At,1. J 3 d7) NECESSARY APPLICATIONS: 5 vB PROPOSAL DESCRIPTION: c i01. 5�6 Ji 5t_on or D•-7Y u�,✓Y COMPREHENSIVE PLAN MAP DESIGNATION: /Ira). VQ.+t saLli At,. ZONING MAP DESIGNATION: ZONING DISTRICT DIMENSIONAL REQUIREMENTS [Refer to Code Section 18. 570 ) MINIMUM LOT SIZE: ,gyp() sq. ft. Average Min. lot width: SJ ft. Max. building height: --?5 ft. Setbacks: Front 1 ft. Side 5 ft. Rear i S ft. Corner lD ft. from street. MAXIMUM SITE COVERAGE: 430 % Minimum landscaped or natural vegetation area: 20 %. GARAGES: Zo ft. Fl NEIGHBORHOOD MEETING [Refer to the Neighborhood Meeting Handout) THE APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 500 FEET, INTERESTED PARTIES, AND THE CITY OF TIGARD PLANNING DIVISION of their proposal. A minimum of two (2) weeks between the mailing date and the meeting date is required. Please review the Land Use Notification handout concerning site posting and the meeting notice. Meeting is to be held prior to submitting your application or the application will not be accepted. NOTE: In order to also preliminarily address building code standards, a meeting with a Plans Examiner is encouraged prior to submittal of a land use application. CITY OF TIGARD Pre-Application Conference Notes Page 1 of 9 Residential Application/Planning Division Section 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. 21/IMPACT STUDY [Refer to Code Sections 18.390.040 and 18.390.050) As a part of the APPLICATION SUBMITTAL REQUIREMENTS, applicants are required to INCLUDE AN IMPACT STUDY with their submittal package. The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirement, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. 1/ACCESS [Refer to Chapters 18.705 and 18.765) Minimum number of accesses: :rcr l-Z ii, /y ck mum access width: Minimum pavement width: /1 /5 ec`st'�""�r n WALKWAY REQUIREMENTS [Refer to Code Chapter 18.7051 Within all ATTACHED HOUSING (except two-family dwellings) and multi-family developments, each residential dwelling SHALL BE CONNECTED BY WALKWAY TO THE VEHICULAR PARKING AREA, COMMON OPEN SPACE AND RECREATION FACILITIES. [✓ RESIDENTIAL DENSITY CALCULATION [Refer to Code Chapter 18.7151-SEE EXAMPLE BELOW. The NET RESIDENTIAL UNITS ALLOWED on a particular site may be calculated by dividing the net area of the developable land by the minimum number of square feet required per dwelling unit as specified by the applicable zoning designation. Net development area is calculated by subtracting the following land area(s) from the gross site area: All sensitive lands areas including: • Land within the 100-year floodplain; Slopes exceeding 25%; Drainageways; and • Wetlands for the R-1, R-2, R-3.5, R-4.5 and R-7 zoning districts. Public right-of-way dedication: ➢ Single-family allocate 20% of gross acres for public facilities; or ➢ Multi-family allocate 15% of gross acres for public facilities; or ➢ 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) = 11A 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 Proiect 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 1► .4 Section 18.7301 ➢ STREETS: feet from the centerline of ➢ FLAG LOT: A TEN (10)-FOOT SIDE YARD SETBACK applies to all primary structures. ➢ ZERO LOT LINE LOTS: A minimum of a ten (10)-foot separation shall be maintained between each dwelling unit or garage. ➢ MULTI-FAMILY RESIDENTIAL building separation standards apply within multiple-family residential developments. 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 18330) MAXIMUM HEIGHT OF 11/2 STORIES or 25 feet, whichever is less in most zones; 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. ❑ 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 18345,18.765 and 18.105) STREET TREES ARE REQUIRED FOR ALL DEVELOPMENTS FRONTING ON A PUBLIC OR PRIVATE STREET as well as driveways which are more than 100 feet in length. Street trees must be placed either within the public right-of-way or on private property within six (6) feet of the right-of- way boundary. Street trees must have a minimum caliper of at least two (2) inches when measured four (4) feet above grade. Street trees should be spaced 20 to 40 feet apart depending on the branching width of the proposed tree species at maturity. Further information on regulations affecting street trees may be obtained from the Planning Division. A MINIMUM OF ONE (1) TREE FOR EVERY SEVEN (7) PARKING SPACES MUST BE PLANTED in and around all parking areas in order to provide a vegetative canopy effect. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. ❑ RECYCLING [Refer to Code Chapter 18.755) Applicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE SERVICING COMPATIBILITY. Locating a trash/recycling enclosure within a clear vision area such as at the intersection of two (2) driveways within a parking lot is prohibited. Much of Tigard is within Pride Disposal's Service area. Lenny Hing is the contact person and can be reached at (503) 625-6177. CITY OF TIGARD Pre-Application Conference Notes Page 3 of 9 Residential Application/Planning Division Section • Q' PARKING [Refer to Code Chap. 418.165 a 18.7051 ALL PARKING AREAS AND DRIVEWAYS MUST BE PAVED. P Single-family Requires: On street parking space per dwelling unit; and ne (1) space per unit less than 500 square feet. P. 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: P. 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. r Handicapped parking: All parking areas shall provide appropriately located and dimensioned disabled person parking spaces. The minimum number of disabled person parking spaces to be provided, as well as the parking stall dimensions, are mandated by the Americans with Disabilities Act (ADA). A handout is available upon request. A handicapped parking space symbol shall be painted on the parking space surface and an appropriate sign shall be posted. I BICYCLE RACKS (Refer to Code Section 18.1651 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. C.6 SENSITIVE LANDS (Refer to Code Chapter 18.1151 The Code provides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR ` DEVELOPMENT DUE TO AREAS WITHIN THE 100-YEAR FLOODPLAIN, NATURAL Atteuqk 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- C,'" �L. 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. F] STEEP SLOPES [Refer to Code Section 18.775.010.C1 When STEEP SLOPES exist, prior to issuance of a final order, a geotechnical report must be submitted which addresses the approval standards of the Tigard Community Development Code Section 18.775.080.C. The report shall be based upon field exploration and investigation and shall include specific recommendations for achieving the requirements of Section 18.775.080.C. CLEANWATER SERVICES(CWS) BUFFER STANDARDS (Refer to R a 0 96-44/USA Regulations-Chapter 31 LAND DEVELOPMENT ADJACENT TO SENSITIVE AREAS shall preserve and maintain or create a vegetated corridor for a buffer wide enough to protect the water quality functioning of the sensitive area. Design Criteria: The VEGETATED CORRIDOR WIDTH is dependent on the sensitive area. The following table identifies the required widths: CITY OF TIGARD Pre-Application Conference Notes Page 4 of 9 Residential Application/Planning Division Section .ABLE 3.1 VEGETATED CORRIDOR WIDTH, SOURCE: CWS DESIGN AND CONSTRUCTION STANDARDS MANUAL/RESOLUTION 8 ORDER 96-44 SENSITIVE AREA DEFINITION SLOPE ADJACENT WIDTH OF VEGETATED TO SENSITIVE AREA CORRIDOR PER SIDE2 • Streams with intermittent flow draining: <25% 10 to <50 acres 15 feet >50 to <100 acres 25 feet • Existing or created wetlands <0.5 acre 25 feet • Existing or created wetlands >0.5 acre <25% 50 feet • Rivers, streams, and springs with year-round flow • Streams with intermittent flow draining >100 acres • Natural lakes and ponds • Streams with intermittent flow draining: >25% 10 to <50 acres 30 feet >50 to <100 acres 50 feet • Existing or created wetlands >25% Variable from 50-200 feet. Measure • Rivers, streams, and springs with year-round flow in 25-foot increments from the starting • Streams with intermittent flow draining >100 acres point to the top of ravine (break in • Natural lakes and ponds <25%slope), add 35 feet past the top of ravine' Starting point for measurement = edge of the defined channel (bankful flow) fcr streams/rivers, delineated wetland boundary, delineated spring boundary, and/or average high water for lakes or ponds, whichever offers greatest resource protection. Intermittent springs, located a minimum of 15 feet within the river/stream or wetland vegetated corridor, shall not serve as a starting point for measurement. 2Vegetated corridor averaging or reduction is allowed only when the vegetated corridor is certified to be in a marginal or degraded condition. 3The vegetated corridor extends 35 feet from the top of the ravine and sets the outer boundary of the vegetated corridor. The 35 feet may be reduced to 15 feet, if a stamped geotechnical report confirms slope stability shall be maintained with the reduced setback from the top of ravine. Restrictions in the Vegetate Corridor: NO structures, development, construction activities, gardens, lawns, application of chemicals, dumping of any materials of any kind, or other activities shall be permitted which otherwise detract from the water quality protection provided by the vegetated corridor, except as provided for in the USA Design and Construction Standards. Location of Vegetated Corridor: IN ANY RESIDENTIAL DEVELOPMENT WHICH CREATES MULTIPLE PARCELS or lots intended for separate ownership, such as a subdivision, the vegetated corridor shall be contained in a separate tract, and shall not be a part of any parcel to be used for the construction of a dwelling unit. CWS Service Provider Letter: PRIOR TO SUBMITTAL of any land use applications, the applicant must obtain a CWS Service Provider Letter which will outline the conditions necessary to comply with the R&O 96-44 sensitive area requirements. If there are no sensitive areas, CWS must still issue a letter stating a CWS Service Provider Letter is not required. SIGNS [Refer to Code Chapter 18.7801 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. [1 TREE REMOVAL PLAN REQUIREMENTS [Refer to Code Section 18.790.030.C.I A TREE PLAN FOR THE PLANTING, REMOVAL AND PROTECTION OF TREES prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, partition, site development review, planned development, or conditional use is filed. Protection is preferred over removal where possible. CITY OF TIGARD Pre-Application Conference Notes Page 5 of 9 Residential Application/Planning Division Section THE TREE PLAN SHALL .;LUDE the following: ➢ Identification of the location, size, species, and condition of all existing trees greater than 6- inch caliper. Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060.D according to the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: • Retainage of less than 25% of existing trees over 12 inches in caliper requires a mitigation program according to Section 18.150.070.D. of no net loss of trees; • Retainage of from 25 to 50% of existing trees over 12 inches in caliper requires that two-thirds of the trees to be removed be mitigated according to Section 18.790.060.D.; • Retainage of from 50 to 75% of existing trees over 12 inches in caliper requires that 50% of the trees to be removed be mitigated according to Section 18.790.060.D.; • Retainage of 75% or greater of existing trees over 12 inches in caliper requires no mitigation; ➢ Identification of all trees which are proposed to be removed; and ➢ A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. TREES REMOVED WITHIN THE PERIOD OF ONE (1) YEAR PRIOR TO A DEVELOPMENT APPLICATION LISTED ABOVE will be inventoried as part of the tree plan above and will be replaced according to Section 18.790.060.D. A 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. CLEAR VISION AREA [Refer to Code Chapter 18395) 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 • • ;7 FUTURE STREET PLAN AND EXTEA ,N OF STREETS [Refer to Code Section . ,I0.030.F.] fpI-rwGh A FUTURE STREET PLAN shall: -14 41.1a`j ➢ Be filed by the applicant in conjunction with an application for a subdivision or partition. The ri, krplan shall show the pattern of existing and proposed future streets from the boundaries of the A . - proposed land division and shall include boundaries of the proposed land division and shall apft 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. [✓ 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 1% times the minimum lot size of the applicable zoning district. L,/ BLOCKS [Refer to Code Section 18.810.0901 The perimeter of BLOCKS FORMED BY STREETS SHALL NOT EXCEED 1,800 FEET measured along the right-of-way center line except where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development. When block lengths greater than 330 feet are permitted, pedestrian/bikeways shall be provided through the block. CODE CHAPTERS 18.330(Conditional Use) 18.620(Tigard Triangle Design Standards) ✓18.765(Off-Street Parking/Loading Requirements) 18.340(Directors Interpretation) 18.630(Washington Square Regional Center) _ 18.775(Sensitive Lands Review) 18.350(Planned Development) ✓18.705(Access/Egress/Circulation) _ 18.780(Signs) 18.360(Site Development Review) 18.710(Accessory Residential Units) _ 18.785(Temporary Use Permits) 18.370(Variances/Adjustments) ' 18.715(Density Computations) ✓18.790(Tree Removal) 18.380(Zoning MaplText Amendments) 18.720(Design Compatibility Standards) __V18.795(Visual Clearance Areas) 18.385(Miscellaneous Permits) ✓ 18.725(Environmental Performance Standards) 18.798(Wireless Communication Facilities) 1 V 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) �g q 114.Corr►�n, Pt!a n /18.420(Land Partitions) _ 18.742(Home Occupation Permits) v/18.430(Subdivisions) 18.745(Landscaping&Screening Standards) t/ 18.510(Residential Zoning Districts) 18.750(Manufactured/Mobil Home Regulations) 18.520(Commercial Zoning Districts) 18.755(Mixed Solid Waste/Recycling Storage) 18.530(Industrial Zoning Districts) 18.760(Nonconforming Situations) CITY OF TIGARD Pre-Application Conference Notes Page 7 of 9 Residential Application/Planning Division Section • ADDITIONAL CONCERNS OR COMMEN. © Nof " c.,t1 t_i1 4L✓L ht.✓�G �D 6/vvtn Ad w4� �tc,v�G in�O�''✓G� �o��it�.��� �.,A u by c4 kJ r-c_ 3.p' Ptd,_4u77er, Ceo.I44s n I flay- 4pprt9a44A AriP ort I . "1 i _A. . i :, /V( n. t / +1A . ., 4 f , •re . - - - - - L/ ND 1 "n/4l 4 L rl v� / j— dt-Wlco, �o • .lid rGcorottd 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" staff map of a proposed project shall also be submitted for attachment to the 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 decisic r public hearing will typically occur , ,-oximately 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 appeaj period follovn all land use decisions. An appeal on this matter would be heard by the Tigard y CFA . 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: Mpryae, I ru cy CITY OF TIGARD PLANNING DIVISION - STAFF PERSON HOLDING PRE-APP. MEETING PHONE: 503-639-4111 FAX: 503-684-7291 EMAIL: (staffs first name)@ci.tigard.or.us TITLE 18(CITY OF TIGARD'S COMMUNITY DEVELOPMENT CODE)INTERNET ADDRESS: www.cl.tigard.or.us H:lpattylmasters\Pre-App Notes Residential.doc Updated: 15-Dec-04 (Engineering section: preapp.eng) CITY OF TIGARD Pre-Application Conference Notes Page 9 of 9 Residential Application/Planning Division Section • PRE-APPLICATION CONFERENCE NOTES AA_ Is ENGINEERING SECTION Q 0ng d,On C n rpm Shaping A Better Community PUBLIC FACILITIES Tax Maids): 2S109AD Tax Lolls): 01300 Use Type: Subdivision 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: X SW Greenfield Drive to 27 feet from centerline (Neighborhood Route) SW to feet I SW to feet SW to feet Street improvements: E Half street improvements will be necessary along SW Greenfield Drive, to include: ® 16 feet of pavement from centerline ® concrete curb ® storm sewers and other underground utilities ® 5-foot concrete sidewalk with 5-foot planter strip ® street trees sized and spaced per TDC ® street signs, traffic control devices, streetlights and a two-year streetlight fee. Other: CITY OF TIGARD Pre-Application Conference Notes Page 1 of 6 Engineering Department Section I 1 street improvements will be necessary along SW , to include: I I feet of pavement ❑ concrete curb storm sewers and other underground utilities I 1 -foot concrete sidewalk street trees street signs, traffic control devices, streetlights and a two-year streetlight fee. I 1 Other: street improvements will be necessary along SW , to include: feet of pavement 1 1 concrete curb storm sewers and other underground utilities -foot concrete sidewalk street trees street signs, traffic control devices, streetlights and a two-year streetlight fee. Other: street improvements will be necessary along SW , to include: feet of pavement concrete curb I 1 storm sewers and other underground utilities -foot concrete sidewalk street trees street signs, traffic control devices, streetlights and a two-year streetlight fee. ❑ Other: 1 I street improvements will be necessary along SW , to include: 1 1 feet of pavement concrete curb storm sewers and other underground utilities 1 -foot concrete sidewalk I 1 street trees street signs, traffic control devices, streetlights and a two-year streetlight fee. CITY OF TIGARD Pre-Application Conference Notes Page 2 016 Engineering Department Section Other: • • Agreement for Future Street Improvements: In some cases, where street improvements or other necessary public improvements are not currently practical, the improvements may be deferred. In such cases, a condition of development approval may be specified which requires the property owner(s) to provide a future improvement guarantee. The City Engineer will determine the form of this guarantee. The following street improvements may be eligible for such a future improvement guarantee: (1.) (2.) Overhead Utility Lines: Section 18.810.120 of the Tigard Municipal Code (TMC) requires all overhead utility lines adjacent to a development to be placed underground or, at the election of the developer, a fee in-lieu of undergrounding can be paid. This requirement is valid even if the utility lines are on the opposite side of the street from the site. If the fee in-lieu is proposed, it is equal to $ 35.00 per lineal foot of street frontage that contains the overhead lines. There are existing overhead utility lines which run adjacent to this site along SW Prior to , the applicant shall either place these utilities underground, or pay the fee in- lieu described above. Sanitary Sewers: The nearest sanitary sewer line to this property is a(n) 8 inch line which is located in Greenfield Drive. The proposed development must be connected to a public sanitary sewer. It is the developer's responsibility to provide separate connections to the public sewer for each lot. Water Supply: The City of Tigard (Phone:(503) 639-4171) provides public water service in the area of this site. This service provider should be contacted for information regarding water supply for your proposed development. Fire Protection: Tualatin Valley Fire and Rescue District (South Division) [Contact: Eric McMullen, (503) 612-7010] provides fire protection services within the City of Tigard. The District should be contacted for information regarding the adequacy of circulation systems, the need for fire hydrants, or other questions related to fire protection. Storm Sewer Improvements: All proposed development within the City shall be designed such that storm water runoff is conveyed to an approved public drainage system. The applicant will be required to submit a proposed storm CITY OF TIGARD Pre-Application Conference Notes Page 3 of 6 Engineering Department Section drainage plan for the site, ar lay be required to prepare a sub in drainage analysis to ensure that the proposed system will , .;ommodate runoff from upstream 1. ,,erties when fully developed. Detention may be required because of capacity concerns with the downstream storm sewer. 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 newly created 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 new 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: >Q 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) The Water Department is going to require a 20 foot public water line easement, located between Lots 2 and 3. The developer should coordinate the exact location with Rich Sattler in the Water Department. See attached memo from Brian Rager. 2) Applicant should address how Lots 4 and 5 will have access to Greenfield Drive. TRAFFIC IMPACT FEES In 1990, Washington County adopted a county-wide Traffic Impact Fee (TIF) ordinance. The Traffic Impact Fee program collects fees from new development based on the development's projected impact upon the City's transportation system. The applicant shall be required to pay a fee based upon the number of trips which are projected to result from the proposed development. The calculation of the TIF is based on the proposed use of the land, the size of the project, and a general use based fee category. The TIF shall be calculated at the time of building permit issuance. In limited circumstances, payment of the TIF may be allowed to be deferred until the issuance of an occupancy permit. Deferral of the payment until occupancy is permissible only when the TIF is greater than $5,000.00. Pay the TIF CITY OF TIGARD Pre-Application Conference Notes Page 4 of 6 Engineering Department Section PERMITS Public Facility Improvement (PFI) Permit: Any work within a public right-of-way in the City of Tigard requires a PFI permit from the Engineering Department. A PFI permit application is available at the Planning/Engineering counter in City Hall. For more extensive work such as street widening improvements, main utility line extensions or subdivision infrastructure, plans prepared by a registered professional engineer must be submitted for review and approval. The Engineering Department fee structure for this permit is considered a cost recovery system. A deposit is collected with the application, and the City will track its costs throughout the life of the permit, and will either refund any remaining portion of the deposit, or invoice the Permittee in cases where City costs exceeds the deposit amount. NOTE: Engineering Staff time will also be tracked for any final design-related assistance provided to a Permittee or their engineer prior to submittal of a PFI permit application. This time will be considered part of the administration of the eventual PFI permit. The Permittee will also be required to post a performance bond, or other such suitable security. Where professional engineered plans are required, the Permittee must execute a Developer/Engineer Agreement, which will obligate the design engineer to perform the primary inspection of the public improvement construction work. The PFI permit fee structure is as follows: NOTE: If an PFI Permit is required,the applicant must obtain that permit prior to release of any permits from the Building Division. Building Division Permits: The following is a brief overview of the type of permits issued by the Building Division. For a more detailed explanation of these permits, please contact the Development Services Counter at 503-639-4171, ext. 304. Site Improvement Permit (SIT). This permit is generally issued for all new commercial, industrial and multi-family projects. This permit will also be required for land partitions where lot grading and private utility work is required. This permit covers all on-site preparation, grading and utility work. Home builders will also be required to obtain a SIT permit for grading work in cases where the lot they are working on has slopes in excess of 20% and foundation excavation material is not to be hauled from the site. Building Permit (BUP). This permit covers only the construction of the building and is issued after, or concurrently with, the SIT permit. Master Permit (MST). This permit is issued for all single and multi-family buildings. It covers all work necessary for building construction, including sub-trades (excludes grading, etc.). This permit can not be issued in a subdivision until the public improvements are substantially complete and a mylar copy of the recorded plat has been returned by the applicant to the City. For a land partition, the applicant must obtain an Engineering Permit, if required, and return a mylar copy of the recorded plat to the City prior to issuance of this permit. CITY OF TIGARD Pre-Application Conference Notes Page 5 of 6 Engineering Department Section Other Permits. There other special permits, such as rr lanical, electrical and plumbing that may also be requii-_. Contact the Development Service:_ 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: • 25 -6 S ENGINEERING DEPARTMENT STAFF DATE Phone: [5031 639-4171 Fax [503)624-0752 document2 Revised: September 2, 2003 CITY OFTIGARO Pre-Application Conference Notes Page 6 of 6 Engineering Department Section Kim Mcmillan -PRE 2005-00005, Rider F '/enture Page 1 From: Brian Rager To: Kim Mcmillan Date: 1/19/2005 4:08:25 PM Subject: PRE 2005-00005, Rider SiteNenture This is the preap for Venture's 5 lots that they want to develop adjacent to Greenfield Drive. I have talked to Mike White and to Wendy Hemmen at Venture about this already. We need to snake our large water line from our reservoir through these lots to get to Greenfield Drive. The spot will likely be between what they show as Lots 2 and 3. Separately, Rich Sattler has also talked to Mike Van Loo from Alpha about this very thing. I talked to Stephen Poage from the School District, and he indicated that the District would be OK with adjusting the alignment of the proposed ped path that will run east/west out to Greenfield. It would make more sense to lay the path over the top of our water line. I told Venture that due to the size of the water line, we will need a 20-foot wide easement. Thanks. Brian D. Rager Assistant Public Works Director City of Tigard 13125 SW Hall Blvd. Tigard, OR 97223 Phone: 503/639-4171, Ext. 2471 E-mail: brianr @ci.tigard.or.us Public Works: "Taking Care of The Community" CC: Mike White; Richard Sattler 02/19/2004 15:58 FAX 5035981960 CITY OF TIGARD V1002 t • 411111 PRE-APPLICATION lis CONFERENCE REQUEST CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 FAX: (503) 684-7297 GENERAL INFORMATION FOR STAFF USE ONLY Applicant: nrCUQr p OPE2 1-W_S I tN):_: Address:4230 SW c../AL& i0OD Phone:5O •32)7.7( O Case No.: ?RE_a 005 - coo S City: LAVCS CDSLJCAO I OrZ Zip: ci.703S Receipt No.:, o?°° '1 - 0...?/ 8 Application Accepted By: d • C_ fa..) Contact Person: 3001S MAQQUAZT�Phone .452'?3,00.g Date /-/g -03- Property Owner/Deed Holder(s):1-1IA2D-T016,1_41-W DATE OF PRE-APP.:, / - d,5-- 0 s Q1ST I TIME OF PRE-APP.: ,C 00 Address: GIGO 5 J SArJi : Phone:503'43'4003 PRE-APP.HELD WITH: City: T NC2b, 012. Zip; C ` 223 Rev. 11/8/2002 i:\curpin mastersk+'eviseePre-APPRequest.00c Property Address/Location(s): NO STTL;�T I■ 0M'3ES2.- S% Its .L BULL I . TZD. WEST . ',,Al ;.QSONYAk ' REQUIRED SUBMITTAL ELEMENTS �' AL's( A 1ZUDE 't\cOL- SCYL (Note: applications-will not be accepted A�-T without the required submittal elements) Tax Map & Tax Lot#(s): 2- S 10 41) A 1300 CPc2710N) Zoning: 12-.7 , Pre-Application Conf. Request Form ' ^^�� 3 COPIES EACH OF THE FOLLOWING: I Site Size: �1 •?4-1 A�-Z 1�-c g Brief Description of the Proposal and any site-specific questions/issues that PRE-APPLICATION CONFERENCE INFORMATION you would like to have staff research prior to the meeting. All of the information identified on this form are required to be submitted by the applicant and received by'the Planning Division a p Site Plan, The site plan must show the minimum of one (1) week prior to officiWl_v scheduling a proposed lots and/or building layouts pre-application conference date/time to allow staff ample time to drawn to scale. Also, show the location prepare for the meeting. of the subject. property in relation to the nearest streets; and the locations of, A pre-application conference can usually be scheduled within 1-2 I driveways on the subject property and • weeks of the Planning Division's receipt of the request for either across the street. Tuesday or Thursday mornings. Pre-application conferences are 1 0 The Proposed Uses_ one (1) hour long and are typically held between the hours of Topographic Information. Include 9:00-11:00 AM. Contour Lines if Possible_ PRE-APPLICATION CONFERENCES MUST BE SCHEDULED IN ❑ If the Pre-Application Conference is for PERSON AT THE COMMUNITY DEVELOPMENT COUNTER FROM a MONOPOLE project, the applicant' 8:00-4:00/MONDAY-FRIDAY. must attach a copy of the letter and proof in the form of an affidavit of IF MORE THAN 4 PEOPLE ARE EXPECTED TO ATTEND THE 1 mailing, that the collocation protocol PRE-APPLICATION CONFERENCE IN YOUR GROUP, PLEASE was completed (see Section 18.798.080 INFORM THE CITY IN ADVANCE SO THAT ALTERNATE ROOM of the Tigard Community Development ARRANGEMENTS CAN BE MADE TO ACCOMMODATE THE Code). - - • - GROUP. Cl Filing Fee $_28-.7"0b -1 °p CITY OF TIGARD 1/18/2005 13125 SW Hall Blvd. 1:08:49PM �I� Tigard,Oregon 97223 (503) 639-4171 Receipt #: 27200500000000000218 Date: 01/18/2005 Line Items: Case No Tran Code Description Revenue Account No Amount Paid PRE2005-00005 [LANDUS] PreApp Conf 100-0000-438000 296.00 PRE2005-00005 [LRPF] LR Planning Surcharge 100-0000-438050 44.00 Line Item Total: $340.00 Payments: Method Payer User ID Acct/Check Approval No. How Received Amount Paid Check VENTURE PROPERTIES CAC 17223 In Person 340.00 Payment Total: $340.00 VENTURE PROPERTIES, INC. BANK AMERICA 785t 24.7038 17223 - h 6 WALKER OFFICE 3230 4230 GALEWOOD ST.,SUITE 100 ALOHA,OR 97007 LAKE OSWEGO,OREGON 97035 PH.(503)387-7538 *********************************Three Three hundred forty dollars and no cents DATE CHECK NO. AMOUNT January 17, 2005 17223 $********340. 00 PAY CITY OF TIGARD pp TO THE PO BOX 8 230000 ORDER TIGARD, OR 972$1.-1999 OF cReceipt.rpt Page 1 of 1 (Pre-Apps (CD Meetings) January 2005 S M T W T F S 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 Tuesday, January 25, 2005 30 31 8:00 8:30 9:00 Pre-app 9:30 10.00 PUB pp appt John Marquart (503) 452-8003 Alpha Rider site 10:30 11:00 Pre-app 11:30 12:00 12:30 1:00 1:30 2:00 - - 2:30 3:00 3:30 4:00 4:30 5:00 5:30 6:00 2:13PM Tuesday,January 18,2005 FACT SHEET Project Name: Summit Ridge (Phase 4) Proposed Actions: 5 -Lot Subdivision Tax Map: 2S109AD Tax Lot 1300 (portion) Site Size: 0.74 acres(32,401 square feet) Location: Located to the east of SW 133'd Avenue, south of SW Bull Mountain Road north of SW Beef Bend Road, abutting the Tigard-Tualatin School District site. Zoning: R-7 Owners/Applicant: Venture Properties,Inc. Wendy Hemmen,P.E. 4230 Galewood Street, Suite 100 Lake Oswego,OR 97035 tel: 503.387.7600 Applicant's Representative: Alpha Engineering,Inc. Michael J.Van Loo,P.E./John Marquart,Planner 9600 SW Oak Street, Suite 230 Portland,OR 97223 tel: 503.452.8003 General and Topographical Information: Upon purchasing the subject property from Tigard-Tualatin School District,the applicant is seeking approval for a 5-lot subdivision,Phase 4 of Summit Ridge. All homes are proposed to be single-family detached in accordance with current zoning. The Phase 4 site, specifically identified as Tax Lot 2000 (portion), Tax Map 2S109DB, is approximately 0.74 acre and is currently zoned R-7 Residential, with a 5,000 square foot minimum lot size. The site is very open with 6 existing trees of varying caliper situated at the extreme southern end of the property. Topographically, the site slopes downhill to the south and east averaging 10% or less with the low point at the extreme southeast corner of the site at 512 feet,and a high point of 534 feet at the extreme northwest corner of the site. IIP �• 1 i,. __ __ H `\ ` _ BIn— 1K1{�I�.Qr �D 1 _ r` PLAZA WEST IUI `\ --� -- - -�z. �a��•rv.-a�a�� WOO OW OAI '.(l'�z + I I , 1 L1LLJ_J NUI M1fY74• I I 9 1 E l 1 I . .0.«w.-- ! REVISION — - ,1�!/ I 1 I 8S iMT=9Vd1 wo. DA" w I 11 I i I -1 ..ti• II/4 I I • 6 g 1 1� 9s [ I' ` I 1 I : I I I 12 r----I_-- 1 1 r I t I I� eJ -- - -- - I I I I ' 1-1L24-- I __ I_t I I 9 1 0 4 . f' I I a 1 7 I I 1 1-- 1 9e I 1 89 I 1 {+ _- I T-- B-PRIVATE I �'+"--�1 �.v� • lr I I 1 V. I 188 I 20 I I I I „. 7.:,..s5 R Id -------------- I I 10 11 I _ -301 vwo THROUGH 6-J I I --.7 Ille�l I ”. .0 ------ - - �11, I I --- SUM Mt • ��I� I I � � � 91 E MI ' ' I 'aiI' '1�� -�- RIDGE � ' I I PHASE g, zal 1 r-i,--7-: T-- <.. ili i I Q litroki91 1� 1e a.,f IO , , ', ', i i!/J l - � ORADIN�i S 9y 1 1 f ; �- __-_____ i'� I I S IAI 1 �a� �71}J2 g / I��oil 1'���[9�fc; `•ki+ I1• �� . . - r ' 1 e 'ii V Q IWESSIOT WPM omit SCALE ■ IM..O Fr 2 nv.n..wr•w.vl.w•wal+oroow•oat.W. w It MO•mw r NEIGHBORHOOD MEETING SUMMIT RIDGE—PHASE 4 NEIGHBORHOOD MEETING Community Meeting: December 29, 2004 MEETING MINUTES Attendees were asked to sign-in on the sign up sheet. There were 9 people in attendance not including the applicant and their representatives. The attendees names and addresses are noted on the attached sign-in sheet (note: not all attendees signed in). The meeting was held at the Town Hall Room located at 13125 SW Hall Boulevard and started at 7:00 p.m. Tom McConnell from Alpha Engineering opened the meeting and welcomed the attendees. Wendy Hemmen, from Venture Properties was attending as the applicant. Mr. McConnell explained that the meeting was being conducted prior to submitting a an application for Phase 4 of the Summit Ridge Subdivision for approval by the City. Mr. McConnell introduced the proposal by describing the site's location and current condition. He then gave a summary of the proposed site plan and number of lots, and circulation. He further described that the parcel is part of the property owned by the Tigard-Tualatin School District. The site where the lots would be located is not needed for development of the new school at this location. Lots would be access through the extension of Street "H" northward through the Arbor Summit development. The lots would be greater than 6,000 square feet in area. The floor was then opened up for questions. Questions from the audience are summarized below: Q—Are there any trees on the site? A—The aerial photograph indicates that the site is bare. Q—How will the site be served by sanitary sewer? A — Sanitary sewer will be extended from Summit Ridge and ultimately the lines in SW Beef Bend Road. Q—When will home construction begin? A —Home construction in the first two phases will be beginning soon. Homes in Phase 4 would hopefully begin by fall 2005. Q —Will there be a left turn lane from SW 133rd at SW Bull Mountain Road? A—No. Q —What is the height of anticipated retaining walls? N:\328-011\word\meeting-minutes.TM.doc A—Retaining walls along the rear property line of the phase would likely range in height from 4 to 8 feet. Q—How will water quality be handled? A—The facility in Summit Ridge is sized to handle the expected volumes from Phase 4. Mr. McConnell thanked everyone for attending. The meeting was adjourned at approximately 7:30 p.m. N:\328-011\word\ ieeting-minutes.TM.doc DA-rE= 12.121 10y VEf.CRA gE t ? rs — s/ce- LOT ASD N I Sl 01.1 NEIGHBORHOOD MEETING SIGN-IN SHEET Name I Address `t23� Sg: Iba • / dfs_._% .� • '170 A • /N� b,L/� / 174 7Ifo s, w. /33'� I/ . -iG '-� �. 72 1--,‹ C c c' IS twin o r\ 1 S 5 0 ■ 3 3'� ' 1'. Ot•el McCoo- - L q(o0c) sys OAS ST. oVTL A tile- q7ZZ3 ALPHA ENGINEERING, INC. December 15, 2004 RE: PROPOSED 6-LOT SUBDIVISION(SINGLE FAMILY DETACHED DWELLINGS) TAX MAP 2S 109AD, TAX LOT 1300 Dear Resident: Alpha Engineering, Inc. is representing the developer of the property described above. A 6-lot single-family residential development is proposed for a surplus portion of the property owned by the Tigard-Tualatin School District. This property is currently zoned R-7, (5,000 sq. ft. minimum lot size). As part of the application to the City of Tigard for the necessary approvals, we would like to discuss the proposal in more detail with the surrounding property owners, residents and the Community Involvement Team. 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. You are invited to attend a meeting on:- December 29,2004, 7:00 p.m. Town Hall Room Tigard City Hall 13125 S.W. Hall Boulevard Tigard, OR 97223 Please note that this will be an informal meeting on preliminary development plans. These plans may be altered prior to the application to the City. Depending on the type of land use action required, you may receive official notice from the City of Tigard for you to either participate with written comments and/or an opportunity to attend a public hearing. Should you have any questions regarding this proposal, please call me at 503-452-8003. Sincerely, 727MA:)1/ed C2Q Thomas McConnell Planning Manager Enclosures Plaza West • Suite 230 - 9600 SW Oak • Portland, Oregon 97223 Office 503-452-8003 • Fax 503-452-8043 •www.alpha-eng.com • pli ,--,..,44, 2 i �/ 'III ,l -I ICARD 3 ZEN II.. . ' 1 c•. GEOGRAPHIC INFORMATION SYSTEM NW BM 11111 CT •S r momoe100 - _ FIED r 09100M m0e100t10a al o I Ai+loono e1/oaaao 00 (500 01/00 1/00 toot e1eoie a MO' :r IE11�1 ST I W■ VI l J t e+10006,1 a i auto+00 m111001/00 m00100t010 —1 , m0+1o01000 01/00'00 01/06 ,, moo_*AI mo1/am+00 \ „11111 FOR: Tom McConnell .,,� • DR m0+10m100 SW WINTERVIEW 131091101500 t�� RE: 25 109AD, 1300 • mo1/0011e0 1111311 Ina �„ E IM "111 ��EN IETT ill m01/cme00 m01/eanae __-- \ 1111110011111 � 2 Ami���I D :7. 0+100100)100 \ , w� ' ill Property owner fnformatlon 0110111 +� Is valid for 3 months from ,'.__ ,, ' the date printed on this map. I- 211001001100 & "" 1, /1111111 , iii_ III 00111010Nw me+ee00+00 ' ?' __ _v _���� '11 _4,4,4 o •T m000emo0o mea0meo0 . J DR m0+0souoo � . mo0010t000 ill 1,1 tneroana N mo+1101e00 ■ 0 100 200 300 400 Feet 11 PP ' 1.=261 feel I , ill ,ll :II City of Tiga;:3rdrclt Information on this map Is for geeralocation onty end should he vedhed wllh the' m Sernces Division. ... 11111111 . 1312E TIgaI `. — ..,.,,,.. htlP:Nwww.cIogaM'or.us 2S109AD-02300 2S109A0-05400 ADAMS DEBI K& FALE PATRICK M&SADIE E LAHM JAMES H 12658 SW SUMMERVIEW CT 12963 SW BIRDSVIEW LN TIGARD,OR 97224 ' � OR 97224 2S109AD-03300 2S109AC-02200 ALVERTS ROBERT L&SHARON J FORAN PATRICIA A 14569 SW 130TH AVE 13145 SW BULL MOUNTAIN RD TIGARD, OR 97224 TIGARD,OR 97224 2S109DB-01800 2S109AC-01100 ANDERSON SCOTT H& FRANZKE RICHARD A TRUST NOLES SOHER LEE BY RICHARD A FRANZKE TR 15184 SW 133RD AVE 14980 SW 133RD AVE TIGARD,OR 97224 TIGARD, OR 97223 2S109AD-01400 2S109AD-05600 BARTLETT JACKSON CURTIS HICKEN MICHAEL P&NANCY M 12950 SW BULL MOUNTAIN RD 12753 SW TERRAVIEW DR TIGARD,OR 97223 TIGARD,OR 97224 2S 109AD-02200 2S 109AD-03400 BAUSKE CRAIG T&KAREN K HIRCSHMANN GUNTHER JR&MARISOL 8801 SE FOSTER RD 14547 SW 130TH AVE PORTLAND,OR 97266 TIGARD,OR 97224 02300 2S109AD-05200 Btn,.. JEFFERY P JOHNSON JEFF H&ANNETTE M 13175 SW BULL MTN RD 12685 SW SUMMERVIEW CT TIGARD, OR 97223 TIGARD,OR 97224 2S109AD-05800 2S109AD-02500 BIRANG FARID&LETICIA J JONES TERRANCE W/MARY K 12802 SW TERRAVIEW 14636 SW 130TH AVE TIGARD,OR 97224 TIGARD,OR 97224 2S109AD-02800 2S109AC-02400 BURTON MAXINE DEE KNUDESON KIM& 14661 SW 130TH ST REBECCA TIGARD,OR 97224 13125 SW BULL MOUNTAIN RD TIGARD,OR 97224 2S 109AC-01500 2S 109AD-02700 DILLON DONALD L AND LAPP RAYMOND UDONNA L 0 NADINE 14670 SW 130TH AVE 14840 SW 133RD TIGARD,OR 97223 TIGARD,OR 97223 2S1 ffAD-05900 2S 109AC-01800 'TY GARY T&KIMBERLY A LARSON JAY W/MARGARET ANN SW TERRAVIEW DR 14800 SW 133RD TIGARD, OR 97224 TIGARD,OR 97224 2 109AC-0160 2S109AC-01300 LA N W/MARGARET ANN RIRIE LIVING TRUST 148 133RD BY DAVID L&MARY LOUISE RIRIE TRS T ARD,0 97224 14920 SW 133RD AVE TIGARD,OR 97224 2 09AC-01700 2S109A0-02400 LAR N W/MARGARET ANN RONNE DAVE& 1480 133RD RONNE ANN ARD, 0 7224 14614 SW 130TH AVE TIGARD,OR 97224 2S109AD-03200 2S109AD-09400 LARSON TIMOTHY&JANENE SCHAER JOHN ARLEN&CHRISTI A 14583 SW 130TH AVE 12765 SW BULL MTN RD TIGARD,OR 97224 TIGARD,OR 97224 2S1090A-02100 09A0-01000 MATRIX DEVELOPMENT CORP SC ER J ARLEN 8 CHRISTI A 12755 SW 69TH AVE STE#100 1276 ULL MTN RD TIGARD,OR 97223 ARD,OR 7224 2S109A0-04500 2S109AD-05700 MEYER CHRISTIAN&CARIN SHEN DENNIS& 12692 SW WINTERVIEW DR DAYTON GWEN M TIGARD, OR 97224 12781 SW TERRAVIEW DR TIGARD,OR 97224 )5800 2S109DA-01300 h... ..EVIN I &ALICE S STAWICKI RICHARD B JR& 13135 SW BULL MOUNTAIN RD CHERYL DENYSE TIGARD,OR 97224 15067 SW SUMMERVIEW DR TIGARD, OR 97224 2S109AD-02600 2S109AD-02900 OHM DAVID C&ERIKA T STEWART RANDY A&LENORE K 14658 SW 130TH AVE 7712 SW LOCUST ST TIGARD, OR 97224 PORTLAND,OR 97223 2S109AD-06000 2S109AC-02500 PADOVANI DELORES K SURVIVOR'S TRUST UNDER PRICE FAM 12774 SW TERRAVIEW DR RESIDUARY TRUST UNDER PRICE FAMLIY PORTLAND, OR 97224 C ELIZABETH PRICE/LEE GODDARD SQUIE 4875 SW 78 AVE NO 241 PORTLAND,OR 97225 2S109AD-03100 2S109DB-00800 PAULAT THEODOR R/KARON A THURSTON HELENE J TRUST 14605 SW 130TH AVE BY THURSTON HELENE J TR TIGARD, OR 97224 15060 SW 133RD TIGARD,OR 97223 2S109AC-02000 2S109AD-01300 -R DOUGLAS C&CHARLENE N TIGARD-TUALATIN SCHOOL X 231226 DISTRICT 23J TIGARD,OR 97281 6960 SW SANDBURG ST TIGARD,OR 97223 2S109AC-02100 2S109AD-03000 TIGARD-TUALATIN SCHOOL DIST 23J VOYDAT JOSEPH B&BETHANY L Go RIDER ALBERTA LIFE ESTATE 14627 SW 130TH AVE ATTN:BUSINESS MANAGER TIGARD, OR 97224 6V 'SANDBURGST T OR 97223 2S109DA-01400 2S109AD-07500 TURNER JEFFREY VERN WALTERS MICHAEL J&GLENDA 15051 SW SUMMERVIEW DR 14599 SW 128TH PL TIGARD,OR 97224 TIGARD,OR 97224 2S1090A-01500 2S109AD-01500 ULWELLING MIKE& WEST HILLS DEVELOPMENT COMPANY ULWELLING ANGELA 15500 SW JAY ST 15035 SW SUMMERVIEW DR BEAVERTON,OR 97006 TIGARD, OR 97224 2S109AC-01400 2S109A0-05300 UTZ FREDERICK R MADALYN ZIMMERLY DENNIS&DEANNA 14880 SW 133RD 12690 SW SUMMERVIEW CT TIGARD, OR 97223 TIGARD,OR 97224 2S109AD-02100 VALLEREUX JERRY E&SHELLEY A T 14550 SW 130TH AVE TIGARD,OR 97224 2 )2300 VEN i URE PROPERTIES INC 4230 GALEWOOD ST STE 100 LAKE OSWEGO, OR 97035 109DB-02000 VE E PERTIES INC 4230 OOD ST STE 100 E OSWEGO, OR 97035 109DA-02200 VE UR OPERTIES INC 4230 WOOD ST STE 100 E OSW O, OR 97035 109DB-01900 V UR OPERTIES INC 423 EWOOD ST STE 100 E OSW O,OR 97035 2S1r^'18-01000 ;E PROPERTIES INC E. _MORE JAMES EDWARD CORBETT 15160 SW 133RD AVE TIGARD, OR 97224 Charlie and Lade Stalzer 14781 SW Juliet Terrace Ti, )R 97224 Craig Smelter PO Box 1467 Tualatin, OR 97062 Harold and Ruth Howland 13145 SW Benish Tigard, OR 97223 Kevin Hogan 14357 SW 133rd Avenue Tigard, OR 97224 Gretchen Buehner 13249 SW 136th Place Tigard, OR 97224 Cr�4B Holly Shumway, Chair 14535 SW Woodhue Street Tigard, OR 97224 Beverly Froude 12200 SW Bull Mountain Road Tigard, OR 97224 Barry Albertson 15445 SW 150th Avenue Tigard, OR 97224 John Frewing 7110 SW Lola Lane Tigard, OR 97223 4B 16200 SW Pacific Highway, Suite H242 Tigard, OR 97224 CITY OF TIGARD - WEST INTERESTED PARTIES (pg. I of I) (i:\curpin\setup\Iabels\CIT West.doc) UPDATED: 21-Sep-04 CITY OF TIGARD RECEIVED :'O t u rTY DEVELOPMENT DEPARTMENT D :ta- DEC 0 9 2004 CITY OF TIGARD 3l L_ HALL BOULEVARD 1GARD, OREGON 97223 Community Development OF TIGARD Shaping A Better Community 'HONE: 503-639-4171 FAX: 503-684-7291 (Attn: Patty/Planning) MANNIKANGINEER#4G R4E1UEST 1J oo I11 TY OWNER AiJ9 Ulf Property owner information is valid for 3 months from the date of your request NDICATE ALL PROJECT MAP & TAX LOT NUMBERS (i.e. 1S134AB, Tax Lot 00100) OR THE 4DDRESSES FOR ALL PROJECT PARCELS BELOW: 25I - C AD TL 1300 INDICATE WHETHER YOU ARE REQUESTING 1, 2 OR 3 SETS OF LABELS: l ;NOTE: A minimum of 2 sets of labels will be provided (unless only holding a neighborhood meeting at this time) to place on of 1 that 4 to L. '� at LL,.. time �'.... submittal. If a neighborhood .�,n..rl lour 2 sets of envelopes that applicants are required to submit at the tune of application submittal. I a neighborhood -neetinn is required and you have not yet held that meeting, you can request 3 sets provided your land use application will be ;u and deemed complete by the Planning Division within 3 months from this request.) NAME OF CONTACT PERSON:7;m McCoi EU., Aet PHONE: 5O3 '-(CV e00 3 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 :.ailed 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 fist, 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 A 4 sheets of labels x$2/sheet= $8.00 x 2 sets= $16.00 sheet(s) of labels x$2/sheet= $ 1p x 1 sets = 2 sheets of labels x$2/sheet for CIT area x 2 sets=$ 4.00 sheet(s) of labels x$2/sheet fo IT area= $A x / sets= o� � GENERATE LIST =$11.00 GENERATE LIST TOTAL =$31.00 TOTAL =$m CITY OF TIGARD A DEVELOPMENT DEPARTMENT - " Cf►►' rTY DE I3, AV DIVISION BOULEVARD CRY OF TIGARD TIGARD, OREGON 97223 Community (Development PHONE: 503-634-4171 FAL 503-684-7297 (Attn: Patty/Planning) Shaping ABetterCommunity RiBU'EST F032 OPla -0 ° P 0 d E MAMI Property owner information is valid for 3 months from the date of your request INDICATE ALL PROJECT MAP & TAX LOT NUMBERS (Le. 1S134AB, Tax Lot 00100) OR THE ADDRESSES FOR ALL PROJECT PARCELS BELOW: 2-5 1 — O ,41). TL [300 INDICATE WHETHER YOU ARE REQUESTING 1, 2 OR 3 SETS OF LABELS: t (NOTE: A minimum of 2 sets of labels will be provided (unless only holding a neighborhood meeting at this time) to place on 2 sets of �,.,-.,, that , • i :, '} at the of .• . •.. S If nmm� .: your 2 sets of envelopes that applicants are required to submit at tie time of application submittal. Ii a neighborhood mer'' 'i is required and you have not yet held that meeting, you can request 3 sets provided your land use application will be s :d and deemed complete by the Planning Division within 3 months from this request.) NAME OF CONTACT PERSON:`T;M MceooaEU,, Ater PHONE: 503- 1-(52• 5003 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 Calr' by their last name, at the Community Development Reception Desk. The cost of processing your request must be paid at the time of pick up, as exact cost can not be pre-determined. PLEASE NOTE: FOR REASONS OF ACCURACY, ONLY ORIGINAL MAILING LABELS PROVIDED BY THE CITY VS. RE-TYPED MAILING LABELS WILL BE ACCEPTED. Cost Description: $11 to generate the mailing list, plus$2 per sheet for printing the list onto labels (20 addresses per sheet). Then, 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$2/sheet=$ x sets= 2 sheets of labels x$2/sheet for CIT area x 2 sets=$ 4.00 sheet(s)of labels x$2/sheet for CIT area= $ x sets= GENERATE LIST =$11.00 GENERATE LIST =$11.00 TOTAL =$31.00 TOTAL =$ AFFIDAVIT OF MAILII .'POSTING NEIGHBORHO. MEETING NOTICE rIMPORTANT LOTICE.HE APPLICA T IS REQUIRED a MA1LITHEwr�O RD"; ,.® ;0. 4 _tM"r„ i'r EI. ;HBO I ,OO E ING NOTICE THAT PE +SS�•` 'O43HI a Wit ! p "' L1 1� ;t`� ;' w' ,-•' ,'�$ nWNcRS Ro,m4 a D IOTICE TO THE ADDRES ELO. .,- i r� � �-:^ :;i' �_ �: ,, a t> ,1: M i RFC z'?' 1F;_Y £�:}S F. i ` } y3`.t ' .+ ;�� �•Y * {.5 a, .. of ,:. ^�c ;;--�i�_ _ �. 1_ .tee "-. �i�J �—^ 'i; r .''r h,. " 2;."� f '+ f, Gty of Tigard GIlf•�?O. •4 si.R' - ' r� ,.,Tii a`�„''.�. ;S • '�,,z ,; :+•rr. � 4,,.c.. , t: err.- � .i �,.13125 S' ,„.al of e d <.` '7p %- ,``:.C'Y :: T } • ' . -l ., ard�ily 44<2 F '89 , r' l" , 1: ` .Y A. i_ , '" :.':''`.1.-.:',.f k :z — _x r ..emu_.-• <.y ms` •i _ w ' yd.t... _ ...:a :v.,,, y; a t.AP:Pti . �i[; P L"ICANTA ALIAUBh ,T IiS FF( : : . ES E I(LL NOTICES TT,1 Ih. E,:+OPAPPLIC�ATION-• MAILING- . �F.0-y_1 sb O1.1 , being duly sworn, depose and say that on the (S*� day of DEEM&t`ht , 2004 , I caused to have mailed to each of the persons on the attached fist, a notice of a meeting to discuss a proposed development at (or near) 2.61-Oct AD ZL 1300 , 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 1)14)P Foy. fA.T 9(o00 SW OAV- F IPr T'-c 4r 2-23 , with postage prepaid thereon. \ ,d ' J ,A0Ariti1A S'gnatur• (In the presence of a Notallirrblic) POSTING: I, JIM CA.sm- cUlnl} , do affirm that I am (represent) the party initiating interest in a proposed affecting the land located at (state the approximate location(s) IF no address(s) and/or tax lot(s) currently registered) 2.s I-oct 40 -n. 1300 , ' did on the 14 day of meCEMBIII , 20 04 personally post notice indicating that the site may be osed for a vl5tela application, and the time, date and place of a neighborhood meeting to aiscuss the proposal. The sign was posted at TL. (300's SW 1U.- MOu4 04 - 7W#4,4) ''CAM (state location you posted notice ',n prope ) -s nature (In the pre :.nb- ..otary Public) (THIS SECTION FOR A STATE OF OREGON, NOT ARY PUBLIC TO COMPLETE/NOTARIZE) STATE OF D ) County of ) ss. bci,41L.A.Subs cribed and sworn/affirmed before me on the 21S day of , 2004i . V� OFFICIAL SEAL (l f �s.., "t CAROLE A. PEDRO f +! �` ^' .i NOTARY PUBLIC-OREGON t� r ` `�` r COMMISSION NO 344575 a MY COMMISSION EXPIRES APRIL 3,2005 1, 0...."A I 1 r6,,, tea-•.-=.-'�1-R...^.—�-�—�-v • . 1 ! NOTARY PUBLIC OF OREGON My Commission Expires: .icant, please complete the information below: NAME OF PROJECT OR PROPOSED DEVELOPMENT: TYPE OF PROPOSED DEVELOPMENT: Address or General Location of Subject Property: _ Subject Property Tax map(s)and Lot#(s): h:Uoginlpatty\masters\affidavit of maiiling-posting neighborhood meeting.doc CLEAN WATER SERVICES 01/14/05 09:03 FAX 5036813603 CLEAN WATER SERVICES 44002 01-14-'05 08:41 FROM-Alpha F veering 5034528043 T-171 P002/004 F-485 • 11\1 JAN 1 4 2005 File Number I o5-000 q0 CleanWater , Services 8 re-Screening Site Assessment Otlt gOitlrntltnenr )5 clear. Jurisdiction o€ -MA TO _ Date �,pt�. l2 2005 Map & Tax Lot 2 5 I 04 AD GOO Owner Tr% ' TOAL.A7'IN Site Address g A • , . : SW S'CLICT- $u A . Contact P. Proposed Activity . L.Ctt U>.► • Address ct(ppp SR.� OAK ST: 'S £k 1-411' ' PotzTL_AND OQ W72,Z3 Phone (503)46Z•4003 Official use only below this fine Y N NA Y N NA Sensitive Area C mposite Map Stormwater Infrastructure maps �L ❑ ❑ Map# A5/14.40 ,1N El ❑ QS# 4Sl6 Locally adopted studies or maps t Cher Q�S f/cE 3C0$ ❑ ❑ �A Specify ❑ ❑ Specify a ooz aw�41 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 OR STORMWATER CONNECTION PERMIT. If Sensitive Areas exist on the site or within 200 feet on adjacent properties, a Natural Resources Assessment Report may also be required. r/ 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 on your property. NO FURTHER SITE ASSESSMENT OR SERVICE PROVIDER LETTER IS REQUIRED.THIS FORM WILL SERVE AS AUTHORIZATION TO ISSUE A STORMWATER CONNECTION PERMIT. n The proposed activity does not meet the definition of development. NO SITE ASSESSMENT OR SERVICE PROVIDER LETTER IS REQUIRED. Comments; ea/or. e ie d W-5 e 3 00.5 iite ,ra„few ro • r 4.04/ lOr Reviewed By: iCi/-,-- Date` Returned to Applicant Mail A' Fax Counter Date f/ao b 1 Bye( --� 2550 SW Hillsboro Highway•Hillsboro.Oregon 97123 lg n fl s j Phone; (503)581-3605•Fax: (503)es1-4430•un t w leanatcrscrvitAC nrF ' r • 1 f L r Ii JAN 2 4 � 2005 u te y Jo`01\-- TRAFFIC IMPACT n E. Marquart Fr Morgan Tracy[Morgan @ci.tigard.or.us] Monday, January 10, 2005 2:12 PM John E. Marquart Subject: Re: Summit Ridge, phase 4 I've forwarded your request to Kim McMillan, Development Review Engineer. Morgan Tracy, AICP Associate Planner City of Tigard - Community Development 13125 SW Hall Boulevard (503) 639-4171, ext. 2428 >>> "John E. Marquart" <jem @alpha-eng.com> 1/10/2005 9:15:20 AM >>> Morgan AEI has been retained by Venture Properties, developer of Summit Ridge subdivision, to plan/design a 5-unit subdivision north of phase 3 of their existing property on a roughly 32,400 sq. ft. parcel they have just purchased from Tigard School District (east side of the new school site, between Summit Ridge phase 3 and Arbor Summit) . The lots will back up to the school, and are all proposed to be accessed front-load from the east via an extension of SW Greenfield Dr. , which is currently stubbed at the property line between Summit Ridge and Arbor Summit subdivisions. Venture Properties conducted an extensive traffic impact analysis as of their original Summit Ridge applications (as did West Hills for Arbor Summit) . Please advise as to whether any further analysis will be required for this 5-unit subdivision (assuming +/- 50 weekday trips generated) . Please call or reply with any questions or concerns. Thank you. John Marquart AEI jem@alpha-eng.com (503) 452-8003 John E. Marquart From: Kim Mcmillan [Kim @ci.tigard.or.us] Sent: Monday,January 10, 2005 4:05 PM To: John E. Marquart Cc: Morgan Tracy Subject: Summit Ridge Phase 4 Hi John, I don't see the need to provide additional traffic impact analysis for ~.s. 1. PLAT NAME RESERVATION "ROM :WASH I NGTON_COUNTY SURVEY 'AX NO. :5038462905 F 25 2003 08:33AM P2 02/1B/2003 13:34 RO -307-7617 VENTURE FACE 01 / WASHINGTON COUNTY LAND USE AND TRANSPORTATION SURVEYOR'S OFFICE I request that the Washington County Surveyor's Office reserve the following subdivision name: PROPOSED NAME OF SUBDIVISION: Sty m1 1 Ot f.. MAP AND TAX LOT NUMBER: asio9DB ' ICno; 00 0 asicm DA "aaoa -1Z300 • CITY JURISDICTION (Which City?) (� ,,, .,A C.. f.t 1n; (,, . Co OR U [�R.N. J,!.v?JJ Lc , COUNTY JURISDICTION: r ��, SURVEYOR'S NAME: A(PkCkErMi : 4 Na°°1'41.0C.'e-'.V. In Nit I NI CININ=m OWNER'S NAME: � KGr f'�►'�sigplaerk-a.•� icsG VINXell .� I understand that If the name is not used within five years, it will be automatically canceled. Name of person rsservin• name: . i .. . . • •I it • Address: • • •.� a��i ►l��r .. A ; C • I. Telephone number: 0 - •fe Fax number - Signature: t _., pat♦: l E3 103 - /8- (r3 • Name approved Washington County Surveyor's Office 148 North Flat Avanu*, Suits 3 •15 Hillsboro, OR 97123 Fatic: (SOS)841-2909 1SHAKNASURVEYIDATADIRMI PAGEISt1BN 1Ntr t� SERVICE PROVIDER • 06/16/2003 15:25 5036256179 I--'K1Ut V15ru5F1L Lurlrm rr-aut U1,121 ■ ■ ■ PO BOX 820 Sherwood,OR 97140 Pride Disposal Company Phone:503-625-6177 F ,c 503-625-6179 Fax To Matt Sprague Front Rose Fa:: 503-452-8043 Date= June 17,2003 Phone: 503-452-8003 Pages 1 Re: Summit Ridge Service CC; PRIDE DISPOSAL COMPANY Xi(Urgent ❑ For Review 0 Please Comment CI Please Reply ❑Please Recycle .Comment Matt, We have reviewed your current plan for Summit Ridge Subdivision and this is approved. Thank you, Rose IMPACT STATEMENT IMPACT STATEMENT for Summit Ridge Subdivision, Phase 4 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 for serving this site are currently in place in SW Greenfield Drive and within the previously-approved phases of the Summit Ridge and Arbor Summit subdivisions. Additional needed services will be provided by new construction and adjacent development immediately north and east of the proposed development. New facilities will be constructed on site. 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 SW Greenfield Drive will serve as the subdivision's sole access. When completed, this street will provide direct access from Summit Ridge Phase 4 to SW Bull Mountain Road to the north and link existing "dead-end" or stub portions of the street. SW Greenfield Drive will also provide access to SW l33'd Avenue and SW Beef Bend Road via previously-approved streets in prior Summit Ridge phases for a far more complete neighborhood transportation network. SW Greenfield Drive will be constructed to City of Tigard standards as illustrated on the plans with 32' of pavement, 6"curbs, 5' planter strips (measured from back of curb) and 5' sidewalks in a 54' overall right-of-way. Parking will be permitted on both sides of all public streets. Drainage Systems Site drainage will be collected via a piped system in SW Greenfield Drive and be treated by a water quality facility in the southern portion of previously-approved phases of Summit Ridge. The design will be in accordance with the standards set by Clean Water Services. The treated water will then be released to the future system extending into this site from the proposed "Bella Vista"at the south. Sanitary Sewer System Sanitary sewer service will likewise be available via new lines in SW Greenfield Drive and through the proposed "Bella Vista" development to the south of the site. A sanitary sewer line will be extended from the new line to serve all proposed lots within this development. Water Systems Domestic water service will also be provided via lateral connections to existing water line in SW Greenfield Drive. The Tigard Water District is planning for a new storage reservoir on property immediately west of this site. Future distribution could possibly be extended through the site to serve new residential developments nearby. Noise Impacts No negative noise impacts are anticipated as a result of this project. Noise levels generated would be typical of a small single-family neighborhood. . Parks System This project does not provide for open space or neighborhood parks. However, previously-approved phases of Summit Ridge, located immediately south of the site, ' feature 2 open space tracts comprising 1.86 acres and a small neighborhood park measuring 0.12 acre. The proposed Alberta Rider elementary school to west of this site will provide additional recreational space t opportunities during non-school functions for the residents of this subdivision. Michael J. Van Loo, P.E. AEI,Project Manager 7 w 13280 9, - fkg _. *r �L-J e 1 - WATER' CAL CULAT�oATSY SUMMIT RIDGE SUMMIT RIDGE PHASE IV WATER QUALITY AND ON-SITE CONVEYANCE ANALYSIS JOB#402-025 , , 41 112110 £xp7261-1 G/1 ob6 DATE: 1/25/05 BY: MICHAEL J. VAN LOO,PE PREPARED BY: AEI 9600 SW OAK,SUITE 230 PORTLAND,OREGON 97223 N:\proj\402-025\HYDROW0223 SDRPphaselV.doc TABLE OF CONTENTS INTRODUCTION A. SITE DESCRIPTION & LOCATION 1 HYDROLOGIC AND HYDRAULIC METHODOLOGY B. WATER QUALITY 1 C. CONVEYANCE ANALYSIS 2-3 D. CONCLUSION 3 EXHIBITS A. VICINITY MAP 4 B. TAX MAP 5-6 C. IMPERVIOUS AREA 7 D. WQ SWALE CALCULATION 8-9 E. CONVEYANCE ON-SITE CALCULATIONS 10-12 F. PRE DEVELOPED DRAINAGE MAP 13 G. POST DEVELOPED DRAINAGE MAP 14 N:\proj\402-025\HYDRO\40223 SDRpphaseI V.doc INTRODUCTION This report represents the analysis done for the Summit Ridge+ Summit Ridge PH IV water quality and conveyance system to show compliance with engineering standards for the Clean Water Services. SITE DESCRIPTION AND LOCATION The proposed Summit Ridge development is located on tax lots 1900, 2000, 2200 and 2300 of Washington County Tax Map 2S 1 W9DA&DB. The proposal is to develop a residential community on the east side of SW 133rd Avenue south of Bull Mountain Road. The total area of the development site is 27.8-ac. The proposed development will consist of a combined 135 new residential lots. HYDROLOGY/HYDRAULIC METHODOLOGY WATER QUALITY The Clean Water Services (CWS)requires that if any new impervious surfaces are created during site development that 65%removal of phosphorous be provided for stormwater_runoff._A_permanentwater quality_facility_must be_constructed_or_funded to______.__ reduce contaminants that enter the storm and surface water system. Impervious surfaces shall include pavement, gravel roads,buildings,public and private roadways, and other surfaces that contribute runoff to the surface water system. Water quality treatment of stormwater runoff was designed to meet all CWS standards. A water quality manhole will be provided to"split"treatment flows from greater storm drainage flows. Water quality will be provided through a water quality swale located at the bottom of the detention pond. Please see the water quality swale calculations. CONVEYANCE A conveyance system includes all portions of the surface water system, either natural or manmade, that transport storm and surface water runoff. The purpose of the conveyance system is to drain surface water from properties,up to a specific design flow, so as to provide protection to property and the environment. The Uniform Flow Analysis Method was used to size the pipe system to convey the peak rate of runoff for the 25-year design storm event. This method makes the following two assumptions. The first assumption is that flow is uniform in each pipe. The second assumption is that friction head loss in the pipe barrel alone controls capacity, other head losses and any backwater effect or inlet control conditions are not specifically addressed. The Uniform Flow Analysis Method was used for the conveyance spreadsheet attached in the report. When calculating the hydraulic grade line,head losses and effects of N:\projW02-0251HYDROW02235DRPphaseI V.doc backwater were considered. The hydraulic grade line is shown on the storm drain profile sheet in the construction plan set. Each pipe within the system is sized and sloped such that its barrel capacity at normal full flow is equal to or greater than the 25-year design flow. The continuity equation Q=AV is used to determine full flow capacity. All hydrographs were determined using the Santa Barbara Urban Hydrograph, Type IA Method. The SBUH method is based on the curve number(CN) approach, and also uses SCS equations for computing soil absorption and precipitation excess. CONCLUSION A water quality swale will be provided on site to treat the runoff from a design storm of 4-hrs, which will produce .36-in of precipitation and have a return period of 96-hrs. The swale provided on site will be 170-f t in length, it will have a 3.5-ft bottom width, and side slopes of 4:1 for a depth of 0.66-ft. The swale will be located at the southeast corner of the site. Water quality flows will be split from major flows at the water quality manhole. A 13.0' structure is proposed with a 60" sump. Total sump volume is 664 cubic feet. For the conveyance on-site,the peak discharge was calculated to be 34.6-cfs and occurs at the MH 1 at the southeast corner of the site. Manhole#2 will have a flow separator to divert water to the water quality facility. A storm water detention facility is being provided by the neighboring subdivision. The design pipe sizes range from 12-18 inches for the entire conveyance system. Please see attached on-site conveyance calculations. No onsite detention is proposed since the downstream(to south) system is sized for capacity to serve this site as well as the drainage area in the upper reaches of the watershed. 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REQUIRED WATER QUALITY TREATMENT:65%Phosphorus Remove PROPOSED TREATMENT METHODS: 1. Sumped Catch Basins 15% 2.Bio-Filtration Swale 50% total 65% DESIGN STORM: Precipitation: 0.36 inches Storm Duration: — — 4-hours Storm Return Period: 96 hours Storm Window: 2 weeks IMPERVIOUS AREA: Watershed Area: 28.17 acres Percent imp: 41.5 % Impervious Area: 11.69 acres Design Inflow=(11.69 ac)*(43560 ft^2/ac)*(0.36 in/4.0 hrs)= 1.06 cfs BIOFILTRATION SWALE DESIGN CRITERIA: Max Velocity: 0.9 ft/s Side Slopes: 4 :1 (treatment area) Base: 3.5 feet(2'min) n Factor: 0.24 (plantings) SWALE CHARACTERISTICS: Q= 1.06 Design Storm Discharge(determined above) N= 0.24 Plantings B= 3.5 ft Base width of channel Z= 4 :1 Side slopes SLOPE= 0.005 ft/ft Slope of channel(0.005 minimum) ASS.Y= 0.5 ft Assumed depth to begin analysis(0.5 ft maximum) SWALE1PHASEIV.xIs\SWALE 1/26/2005 10:59 AM ITERATIVE SOLUTION OF MANNING'S EQUATION FOR NORMAL DEPTH: ITERATION Y(FT) P(FT) A(FT2) R Q(CFS) %ERROR V(FPS) 1 0.50 7.62 2.75 0.36 0.61 -42.29 0.22 2 0.72 9.45 4.61 0.49 1.25 18.14 0.27 3 0.65 8.82 3.93 0.44 1.00 -5.26 0.26 4 0.67 9.02 4.13 0.46 1.08 1.73 0.26 5 0.66 8.95 4.07 0.45 1.05 -0.55 0.26 6 0.66 8.97 4.09 0.46 1.06 0.18 0.26 7 0.66 8.97 4.08 0.45 1.06 -0.06 0.26 8 0.66 8.97 4.08 0.46 1.06 0.02 0.26 9 0.66 8.97 4.08 0.46 1.06 -0.01 0.26 10 0.66 8.97 4.08 0.46 1.06 0.00 0.26 1I 0.66 8.97 4.08 0.46 1.06 0.00 0.26 12 0.66 8.97 4.08 0.46 1.06 0.00 0.26 13 0.66 8.97 4.08 0.46 1.06 0.00 0.26 14 0.66 8.97 4.08 0.46 1.06 0.00 0.26 15 0.66 8.97 4.08 0.46 1.06 0.00 0.26 NORMAL DEPTH= 0.66 ft FLOW WIDTH= 8.81 ft VELOCITY= 0.26 ft/s TREATMENT TIME= 9.00 min LOW FLOW ORIFICE CALCULATIONS Q = C0A.J2gh Q= 1.06 cfs(Design Discharge form above) A=Cross sectional area of orifice C.=orifice coefficient=0.62 g=gravity (32.2 ft/sec2) h=average hydraulic head= 6 inches below high flow A = Q Co -J2gh A= 0.30ft2 A=it r= 0.31 ft. radius d=2r d= 7.43 M. diameter,use :7 W8If6 "orifice SWALE1PHASEIV.xls\SWALE 1/26/2005 10:59 AM MrSTORMWATER CONVEYANCE CALCULATIONS JOB: 402-025 PROJECT: SUMMIT RIDGE+SUMMIT RIDGE PH IV FILE: 40223-STM Design Storm: 25 YR Storm Duration: 24 HRS Precipitation: 4 IN Manning's"n" 0.013 INC. AREA % AREA CN AREA CN TIME Q PIPE SLOPE Qf Q/Qf Vf VNf ACTUAL LENGTH INC. HGL AREA TOTAL IMP. PERV. PER. IMP. IMP. (MIN) (CFS) SIZE V TIME SLOPE LINE (AC) (AC) (AC) (AC) (IN) (FT/FT) (CFS) (%) (FPS) (%) (FPS) (FT) (MIN) (%) MH 44-MH 43 0.30 0.30 100 0.00 86 0.30 98 10.00 028 12 0.0100 3.57 0 4.55 0.28 1.27 309.55 4.07 1.00 MH 43-MH 42 0.35 0.65 100 0.00 86 0.65 98 14.07 0.57 12 1 0.0255 5.70 0.10 7.26 0.30 2.18 305.06 2.33 2.55 MH 42-MH 41 0.30 0.95 100 0.00 86 0.95 98 16.40 0.81 12 0.0700 9.45 0.09 12.03 0.29 3.44 500.00 2.42 7.00 MH 41-MH 26 0.30 1.25 100 0.00 86 1.25 98 18.82 1.03 12 0.0204 5.10 0.20 6.50 0.40 2.61 254.28 1.63 2.04 MH 26-MH 25 0.45 1.70 75 0.43 86 1.28 98 20.45 1.25 12 0.0265 5.82 0.21 7.40 0.41 3.07 227.41 1.23 2.65 MH 34-MH 25 0.15 0.12 75 0.03 86 0.09 98 10.00 0.10 12 0.0373 6.90 0.02 8.78 0.22 1.89 129.14 1.14 3.73 MH 25-MH 24 0.93 2.78 75 0.70 86 2.09 98 20.45 2.04 12 0.0521 8.15 0.25 10.38 0.45 4.68 262.23 0.93 5.21 MH 24-MH 23 0.72 3.50 75 0.88 86 2.63 98 21.38 2.54 12 0.0743 9.74 k< 0.26 12.40 0.46 5.71 252.18 0.74 7.43 MH 33-MH 32 3.45 3.45 65 1.21 86 2.24 98 10.00 2.88 12 0.0250 5.65 0.51 7.19 0.71 5.11 170.48 0.56 2.50 MH 32-MH 31 0.94 4.39 75 1.10 86 3.29 98 10.56 3.77 12 0.0592 8.69 0.43 11.07 0.63 7.01 319.42 0.76 5.92 MH 40-MH 31 2.28 2.28 75 0.57 86 1.71 98 10.00 1.97 12 0.0649 9.10 0.22 11.59 0.42 4.83 162.85 0.56 6.49 MH 31-MH 30 0.85 7.52 75 1.88 86 5.64 98 11.32 6.38 12 0.0784 10.00 0.64 12.74 0.84 10.67 193.70 0.30 7.84 MH 39-MH 38 4.39 4.39 65 1.54 86 2.85 98 10.00 3.67 12 , 0.0610 8.82 0.42 11.23 0.62 6.92 112.09 0.27 6.10 MH 38-MH 30 0.36 4.75 75 1.19 86 3.56 98 10.27 4.09 12 0.1495 13.81 0.30 17.59 0.50 8.73 42.34 0.08 14.95 40225-PH-IVstm.xls1 CONVEYANCE 1/26/2005 11:05 AM MH 30-M1129 1.28 13.55 75 3.39 86 10.16 98 11.32 11.50 15' 0.0718 17.36 0.66 14.14 0.86 1220 205.43 0.28 7.18 MH 29-MH 23 0.75 14.30 75 3.58 86 10.73 98 11.60 12.08 15' 0.0200 9.16 1.32 7.46 1.52 11.34 54.04 0.08 3.50 MH 23-MH 19 0.23 18.03 75 4.51 86 13.52 98 11.68 15.21 15 0.0438 13.56 1.12 11.05 1.32 14.61 128.00 0.15 5.50 MH 19-MH 18 0.14 18.17 75 4.54 86 13.63 98 11.82 15.30 15 0.0823 18.58 ,0.82 15.14 1.02 15.49 145.17 0.16 8.23 MH 37-MH 18 0.84 0.84 75 0.21 86 0.63 98 10.00 0.73 12 0.0308 6.27 e 0.12 7.98 0.32 2.52 176.08 1.16 3.08 13.30 MH 18-MH 17 0.44 19.45 75 4.86 86 14.59 98 11.98 16.34 15 0.1330 23.62 , 0.69 19.25 0.89 17.16 159.84 0.16 6.89 MH 17-MH 16 0.72 20.17 75 5.04 86 15.13 98 12.13 16.90 15 0.0689 17.00 '0.99 13.85 1.19 16.54 96.98 0.10 NH 21-MH 20 1.45 1.45 75 0.36 86 1.09 98 10.00 1.25 12 0.0454 7.61 0.16 9.69 0.36 3.53 188.43 0.89 4.54 MH 20-MH 16 0.38 1.83 75 0.46 86 1.37 98 10.89 1.56 12 0.0040 2.26 0.69 2.88 0.89 2.56 58.05 0.38 0.40 MH 16-MH 15 0.56 22.56 75 5.64 86 16.92 98 12.23 18.87 18 1 0.0729 28.44 0.66 16.09 0.86 13.90 224.65 0.27 7.29 MH 15-MH 14 0.33 22.89 75 5.72 86 17.17 98 12.50 19.07 18 0.0485 23.19 0.82 13.13 1.02 13.42 57.10 0.07 4.85 MH 14-MH 12 0.44 23.33 75 5.83 86 17.50 98 12.57 19.41 18 0.0650 26.85 0.72 15.20 0.92 14.03 94.64 0.11 6.50 MH 13-MH 12 2.61 2.61 75 0.65 86 1.96 98 10.00 2.26 12' 0.0050 2.53 0.89 3.22 1.09 3.52 114.40 0.54 0.50 MH 12-MH 11 0.18 26.12 75 6.53 86 19.59 98 13.11 21.55 18 0.1600 42.13 0.51 23.84 0.71 16.96 109.00 0.11 16.00 MH 11-MH 9 0.19 26.31 75 6.58 86 19.73 98 13.22 21.67 18 0.1600 42.13 0.51 23.84 0.71 17.03 109.00 0.11 16.00 MH 10-MH 9 3.09 3.09 75 0.77 86 2.32 98 10.00 2.67 12 0.0426 7.37 0.36 9.39 0.56 5.28 106.82 0.34 4.26 MH 9-MH 8 0.57 29.97 75 7.49 86 22.48 98 13.22 . 24.68 18 I 0.1018 33.60 0.73 19.02 0.93 17.77 113.84 0.11 10.18 MH 8-MH 7 1.08 31.05 75 7.76 86 23.29 98 13.33 25.53 18 0.0604 25.88 0.99 14.65 1.19 17.38 202.75 0.19 6.04 MH 7-MH 3 0.24 31.29 75 7.82 86 23.47 98 13.52 25.65 18 0.0970 32.80 0.78 18.56 0.98 18.23 26.49 0.02 9.70 MH 28-MH 27 4.77 4.77 65 1.67 86 3.10 98 10.00 3.99 12 1 0.0841 10.36 0.38 13.19 0.58 7.71 318.97 0.69 8.41 MH 27-MH 22 0.89 5.66 75 1.42 86 4.25 98 10.69 4.85 12 0.0113 3.80 1.28 4.83 1.48 7.14 130.00 0.30 1.75 MH 22-MH 6 0.79 6.45 75 1.61 86 4.84 98 10.99 5.50 12 0.1260 12.68 0.43 16.15 0.63 10.23 141.00 0.23 12.60 MH 6-MH 5 0.97 7.42 75 1.86 86 5.57 98 11.22 6.30 12 0.0972 11.14 0.57 14.18 0.77 10.86 333.73 0.51 9.72 MH 5-MH 4 1.46 8.88 75 2.22 86 6.66 98 11.73 7.49 12 0.0980 11.18 0.67 14.24 0.87 12.38 332.99 0.45 9.80 MH 4-MH 3 0.89 9.77 75 2.44 86 7.33 98 12.18 8.18 12 ! 0.0804 10.13 0.81 12.90 1.01 12.99 214.95 0.28 8.04 40225-PH-IVstm.xls\CONVEYANCE 1/26/2005 11:05 AM 1 MH 3-MH 2 0.00 41.06 75 10.27 86 30.80 98 13.52 33.66 18 0.0654 26.93 1.25'0 15.24 1.45 2209 44.50 0.03 8.04 MH 2-MH 1 0.00 41.06 75 10.27 86 30.80 98 13.56 33.64 18 0.1270 37.53 0.90" 21.24 1.10 23.28 31.16 0.02 12.70 CB 4-MH 36 0.19 0.19 75 0.05 86 0.14 98 10.00 0.16 12 0.0100 3.57 0.05 4.55 0.25 1.12 21.05 0.31 1.00 MH 36-CB 3 0.00 0.19 75 0.05 86 0.14 98 10.31 0.16 12 0.0100 3.57 0.05 4.55 0.25 1.12 14.83 0.22 1.00 CB 3-MH 35 0.12 0.31 75 0.08 86 0.23 98 10.53 0.27 12 0.0875 10.57 - 0.03 13.45 0.23 3.03 500.00 2.75 8.75 MH 35-CB 2 1.22 1.53 75 0.38 86 1.15 98 13.29 1.26 12 0.1143 12.08 0.10 15.38 0.30 4.68 205.79 0.73 11.43 CB 2-CB 1 0.75 2.28 75 0.57 86 1.71 98 14.02 1.85 12 0.0100 3.57 0.52 4.55 0.72 3.27 28.00 0.14 1.00 CB 1-EW 1 0.15 2.43 75 0.61 86 1.82 98 14.16 1.97 12 0.1047 11.56 i 0.17 14.72 0.37 5.45 110.84 0.34 10.47 ■ 40225-PH-IVstm.xls1 CONVEYANCE 1/26/2005 11:05 AM I I lO•ca.E-583.24 / •/ / U. 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''•'s l,,,,.,4.‘,-"'"f-,,Nec,,', •s4„-‘**0\,.. :402.1; 141, . .0 . , , 2& I .1 . -.- 4. 411.111-,4 _4•C-.."*.:It`,. ,....., .41114111, Nt. ‘„ ..„7.,,....,,,,....„___ . .. •-••-•■---01/4.,+.........-....."...„7..:40... ...4*%."'■401/411...1. 'kw'''.■.,:`_, „ _ „,, . _ - -_:■-•:".. .,%"-,C.zr-,;`•,;'.... ::".'`t:.-- '" --'"`ri."`,.. .7... •.4,,,, \ \ Ilk \4 —-..s...- -•,...r. •-•.....,...+4,-...-..!..721%,,,,,z-4,.. - -"".9. ••• •-,-• .),,,,j. 1,,, + •, . ' ■ - .. ".. REDUCED PLAN SETS SOMMIT RIDGE ,..,„„,,---;.-.:.- ,,„ PHASE IV AEI TOWNSHIP 2 SOUTH, RANGE 1 WEST, PORTIONS OF SECTIONS 9 W.M. PLAZA WEST SUITE 230 9600 SW OAK CITY OF TIGARD, WASHINGTON COUNTY, OREGON PORTLAND,OR 97223 TEL 503-452-8003 LEGEND FAX 503-452-8043 ( r 9�GCEIU; A°t www.alpha eng.com ! S FETING SUE SAMTARY SEER LME I'`\ fr f,; sw B II 1 Ow rnsmGSTawmw=ME 1I ` Ir a (lts'Yilt Rd NO.•IL EXISTING OVER UNE i _ �y$Y= { -4-77-_ DATE EASING SMEARY SEVER MANHOLE I .-1 \ /S�:.4 E..r �`00141 AD u s ))8 _- .) ���I •J L,.. \ 7'.1-YY.:D____,n �.d.` ly-N RRD 'FCp .- =_j I /EASIrIC CATCH BASIN . t�v ? ! S ' -- CASING STERN GRAIR MAMA(!E If�lamit.aa„a� I I 1 �I I-1-1-1— t ,� t ,., o I ..� _ X 11 f5 _LAO ISR - USING MU WOE .rte ( ' 1' ' ' ' ,_�'4�Fti ; ._ CASING FEE MEANT I r -� -_.--�.��, , 1 ! ( II 1 I;,_I-i SW n'��, L ._... SW SUNDRY SEEP LK SEER WNW I I kl( I IL.—( f■ =�i� f,., '\\J 1 SITE N► /.��'l c5� -i'%"\ r!� E .II STORM ORAN IRE i 1 1 • I I I I t uy,�.. f,' _.._ 'II�' GiC11 BA91-La owe I 1 I 1 I + I L - ± - J ' �V- '-- -_• ORY dMR WNW' I p_aRmraEr I I �' I , i , i� I - jhIu �•� I _ 41/ER >I I — — SIT_E_. I - - III I - 11i_� • f r a. MIEF ORE Q I 7-,,L ,r;r44' p_ a WIT al ill HATER YALE _ _ 'I 1 . I ! - �, II 1°— ,,Li I i1 r, ;t Imo' IaTIER UE1Eta �f I 1/'' I �--1 _ ����— 4= `i l'F ' j err r.r1% STREET LIGHT r MUST IX=I 0 FM IMPART 3 MIF-1:'-------=1-------<'---- 'S a 1i I OM' WITTY POLE NI I ;. I \\\\` -\;��\ ' VP4 f�' i t �. = EDGE E MIRO ALLOW-EP —� 1\Olt>r \ /'. $a ■nr' IEYPORARYCO∎STIUCIFORONIIEMY 1J 1 • r l f ` \ 1 C,� 7, k}n icI -51AEFi BANrT.IDE —I i - - —_y. _ a a s a a I !t ` 7(''--- r(' EASING MIRK I * I a a /1111 . ! 1 \ \ / ` I I I I , ASING E MEP Ell-AS/gRD If ( --b I ` ' \ i VICINITY MAP —MEE- AS PAVED Rif R I 1 SURFACE STORY MIER DRAINAGE ' I- I ` MONUMENT SOX I , B I r I a I a l i 1 SHEET INDEX SUMMIT COMMIE S1R1FAfl/PEDESTR'IAM PAM I a c r 1 t'i II •RN TOP OFIMMI(RN 1 ! 'B i ; ��� I r a . '!r 1. TITLE SHEET _ \ -ENV PERT Cis"Sf1ERIAE ' 'M —_— ! l 1 I' _t 2. PRELIMINARY PLAT Si UTILITY PLAN ROW OUTCROPPING _� _ __ _ ` �-1 3. GRADING PLAN RIDGE' I + I j �i I . �`� ! 4. CIRCULATION PLAN HANDICAP RAMP SYEMIX ,I e r '_ = - - Mu I ) I . I �• 0 ALIR.M,M GP ■ I I I I 1 .--.I ROM]I I I I PHASE I V ABBREVIATIONS PROJECT TEAM: AC ASPHALT CONCRETE PC POINT OF CURVATURE ACP ASBESTOS CEMENT PIPE PCC POINT OF COMPOUND CURVATURE AB AGGREGATE BASE PI POINT OF INTERSECTION APPLICANTS REPRESENTATIVE UTILITIES & SERVICES BM BENCH MARK RETURN R PROPERTY UNE TITLE SHEET BM BEGIN VERTICAL CURVE PRC POINT OF REVERSE CURVATURE ALPHA ENGINEERING, INC. WATER: CITY OF TIGARD BV BEGIN ERICA PT POINT OF TANGENCY 9600 SW OAK, SUITE 230 STORM: CWS CJ CONTROL JOINT PVC POLY-VINYL CHLORIDE CL CLASS RCP RADIUS PORTLAND, OR 97223 SEWER: CWS 4. CENTERLINE RCP RINFTRCEDCONCRETE PIPE PH: (503)452-8003 POWER: PORTLAND GENERAL ELECTRIC CMP CORRUGATED METAL PIPE R/W RIGHT-OF-WAY ( ) CMU CONCRETEMASONARYUNIT s SEWER FAX: (503)452-8043 GAS: NORTHWEST NATURAL CO CLEANOUT SD STORM DRAW cry CABLE TELEVISION sL SEWER LATERAL CONTACT: MIKE VAN LOO FIRE: TUALATIN VALLEY FIRE & RESCUE DI DROP INLET STA STATION POLICE: CITY OF TIGARD POLICE DEPT. DIP DUCTILE IRON PIPE STD.OTL. STA ONE DETAIL - SCHOOL: TIGARD SCHOOL DISTRICT E ELECTRICAL TB THRUST BLOCK ECR END CURB RETURN TC TOP OF CURB APPLICANT PARKS: CITY OF TIGARD EJ EXPANSION JOINT TCN TOP OF CONCRETE EL ELEVATOR TD TOP OF DIKE VENTURE PROPERTIES EVC END VERTICAL CURVE TF TOP OF FOOTING 4230 GALEWOOD ST., SUITE 100 Ex EXISTING TG TOP OF GRATE BENCHMARK: FF FINISH FLOOR TI TRAFFICINDIX LAKE OSWEGO, OR 97035 VAr FG FMRH GRADE TL TRAFFIC LIGHT GC 022-094 FH FIRE HYDRANT PH: (503)387-7600 1 4 SECTION CORNER 9/ 10 FL FIRE HYDRANT TP TOP OF PAVEMENT / FLG FLANGE TYP. TYPICAL USBT BOOK 7, PAGE 77 TW TOP OF WALL G GAS GM GAS METER VCP VITRIMEDCLAYPIPE 3-1/4"ALUMINUM DISK IN CONCRETE GB GRADE BREAK VPI VERTICAL POINT OFINTERSECTION OWNER ELEVATION =430.22 (NGVD 29)4 GSP GALVANIZED RADE BREAK STEEL PIPE W WAS VENTURE PROPERTIES PROJECT NO.: 402-025 HP I Wm WATER METER NOTES: yv APE: PLANNING L HG CURVE POINT WV WATER VALVE 4230 GALEWOOD ST., SUITE 100 SITE AREA: 28990.9 SF L- �. LF CURVE FEN A DELTA(CURVE CENTRAL ANGLE) MN MANHOLE APPROXIMATELY LAKE OSWEGO, OR 97035 ALE 7G PERCENT TONING: R-7 Al> 200 0 100 200 400 MJ MECHANICAL JOINT LESS THAN PH: (503)387-7600 TAX MAP: 251 09DA N.I.C. NOT INCLUDED IN CONTRACT GREATER THAN OCEW ON CENTER EACH WAY TAX LOT: 1300 (PORTION) NUMBER OF LOTS: 5 TIN 200 FT AVERAGE LOT SIZE: 6014.4 SF „:spor••01.025,o•pPLAM'WG\■0125-PARE DWG-WEE, Garr Sheol Mar M.2005•202pe Ma '5tO I- 0 J 1 20 — — I:WATERLINE EASIIENT I I I —/ — — \ ! \- _ - _ _- 1_____ I r._...1 _ _ SW HULL MOUNTAIN ROAD _ _ — _ I - - - - - - - _ _ — PLAZA WEST SUITE 230 I I I _ — — — - - - 9600 SW OAK 1 I `•.' I f'�I I I I T I PORTLAND,OR 97223 I 5,478 SF I I I I I I I I 2 I 3 I 4 I TEL 503-452-8003 I I i 3 1 2 1 I 1 I I I I FAX 503-4524043 I —I— — — — _I www.alpha eng.com J I 11295'ROW I DEDM.AR ON + r H I TRACT A — PRIVATE — _ SW �►1N'1`>utEV1EP REVISIONS • I 1 — — — — NO. DATE 7 I .•• I w ��- - - - I -� 2 I , 1 5,478 SF I . I I 4 I 5 I 8 1 25 26 I I I I _ i L J Ir i SW I I rr -r r_ I I I 24 27 . • I 1 I I I ' I _ _ wI 1 9 1 8 1 7 I 1 I I I I I I 23 I 28 F-I--I i 3 I _ _ I 111 I . YL 5,482 SF I �' I I CT B—PRIVA I 1 � I / j22j29 I -L - - - - J I I 10 i 11 I _I• • .a Cr)V 1 I I / 30 I I / - - 1 3'` ► 19 I / t Yf SUMMIT 4 \ 1,111.111,i1.1. -- 20 I!• I I 1 I / / rPROPOSED LIGHT P 31 1 6,134 SF I , I / _ G - - _ _ R I D G E ' , t / / / SW OVERLOOK D I \ / i / r� �~ s RIVE L- — — — — J/ \ 1 / =.I1 �� c� — — _ _ PHASE IV I 1 % A ——IA1 l IF GC77 terr 1 I I \ - - / ' 1 i t.�� 11;1111. l 19 1 18 I I I 1 I n^ . I I 17 1 16/ / J I t / ,` j EXISTIN, LIGHT P. a — 7,500 SF I 1 i ; !! / ! / E 163*1,, -. I/t r i — _IjOattitit, I mo. -- — // -- .nssifs, ��,.= % boll j i ° _ PRELIMINARY I L -I 1, I, m I _ 7.1 �''�' 4 a I ? ;,n.� _ ';...-4,4t. --- PLAT & Aillr-- I `: + . I -- ' r,._ ;la k 71 n•=-11411,. II 11 re-' �`: = UTILITY PLAN blA , . MARV r .71 -40 r'7 AA .1 1 ti.. " r /— NZ — _ , 1 _7 L1 .JNw, 7.1!. ■ 411 ' trssb_ 41 y ,O I I / 10B11 v j �_ I.Ii'.iV /� '% 0) ='�Ailhi ; 1 i I\ '\;.\ �s: V 17 L 1I111 - t ` LI I . • -.. %•il , / / I ;�� MO" ', I j , ' : t\ , 1 I 1 . ';,`iii Irr PRELIMINARY PLAT UTILITY PLAN NOTE: ALL WATER METERS TO BE t. IN SIZE PROJECT NO.: 402-025 TYPE: PLANNING DATE: SCALE SCALE 20 0 10 20 .0 6o 0 30 60 120 1 IN= 20 FT 1 IN=80 FT 2 M:1.01\.02 033\0.0\K.N WG\.0125 ,,,,DWG SHEET:22034 M.,,5.2005•2.02P...e ^ �� ~`` �� ~ra-c�"� �~~ `~ ---- ---------- - ``^~ ��^` k.� ~ ~•~ `~.`~ ^ --~`^ ^ . r--_~| - -/---- -o» \ / -\ - - _______)/ ----/ ~ ' |/ � \~~- -__-----_---=-l=/rii �= =_=7'-==�=----- == \ - T -- - I - - __-- _ - __- PLAZA AEI memr SUITE/r s 230 a o uovvmwoAm, -| 11 :41.))))))))111**, | _° .`.`^^ | --- / ~' ----_- _- |-- - el - - // // / u /I 2 // 1 \ / 1 I / ' - '- '-/ 1--/- o ^ ^` � - - - - - p=°~p`pn�sr��=oww3a^��o=�p"m'muoe=�no"a 3:n NmEVm��o�Ts / / - - - -_ - - _ _ _ _ _ _ — - - - | - / ru / nn / • I' fe- 1110 , / / 4 // s 6 / / / / / / I -___ - _ _+__ - _ 1 ' I /\ / | | | |/ 24 | o r --__ |� - - - - // / / r // o» / om [ | / - -�� / ' / I ! : 1 11 oo / oo/ // /| /_ - --- - - ---- - �o . - - / -.� - - - - - / J ' /- I | / / ' �/ 21 30 / / _ _, // | 1 V SUMMIT- _____ _ ____ _ _ ____ _ _ _ _ _ � --I 84c: lill / 20 31 . / RIDGE R. �� | � PHASE IV / - - ---- - - ---- - - ---- - - ---- - - | ��� 1 /3 . )4 04 _______________________- lig !: I • .3.321 j-, I Ilk, ' �' //' rr - - .j / / 7, , a. '5801 I I . 11, ' - ' / �L ' ~~'�� -'r-/ ' GRADING PLAN . -,,\ ;PIO rt 7..7.-:.,.:,-. ,_„-- , ._F-_--.-...--p.- --- - - �� .w�,\ 'Ji � ^ " ' /- ---- _ _ ____ _ _ ____ _ _ �| ' �� y/ / �� '/ � ' -� ' / ' / � / / '' /' �� ' 4� /| �� T��� * / ��N/ ~ i ~ ' / fill �� ~ �a _ �� ihJ1i; - r �mw � N� - Im. i ^�� � �t' // �/ / \"\'� ‘'.7-147t - ���^~iH ~/~ 54.0' | �'/ '� II ���7T ' ' | �� ' / � �~;�� '//*��/i ��- ' ` 'r--*�-� � / ��w4����� , // \ \� ' +` ~�/ -/ | 32.0' *, ` ' . m°o� . ."� . ~ � . ' �� � ` -. ~~ . ^ , ,,, ` _ ' ^' =, ' __. ~_ _ . � ' / �� ,mr | - o* .. � ��~� P.U.E. TRAVEL -' P.U.E. I ���� | 0.5' ��x . 5.0' 5.0' `_ 5.0' �'uw�" PLANTER � �« os ~l �v STRIP STRIP�� ���rw� �� '-- ' ^ nPe PLANNING SIDEWALK CURB AND DATE: GUTTER SCALE STREET SECT|xnw��-w 80 o 30 80 ,m 1+91.16-3+11.32 ��N ������N �T � �� � � � �� `�~� � � � LEGEND: I� EXISTING CIRCULATION o o PROPOSED FUTURE �-:--. CIRCULATION = 1' TRAFFIC FLOW DIRECTION AEI PEDESTRIAN CIRCULATION PLAZA WEST SUITE 230 1 I - - / 9600 SW OAK Jr.- ` L_ - - PORTLAND,OR 97223 (• ►:: :: �,\ • II' I . .I .I TEL 503-452-8003 _(I — Imo= FAX 503-452-8043 ii Ni II (�r www.alpha-eng.com III I : II IY I I . I - II NOOEVISI DATE II y' . I . _ �`��� I 1 . j 1 - I U I1 _ I/I 112 .S._gl • • • • A . r _ ob . • y I ,. ,,00000 • - _ _ _ - • I l' I' l' J a©iOa00 . L ' ', �Lri I- T....T....T.Ir•..;•-• -7..•.T +tt /_ I !Ell I1 '` ���' MIEN't, . I \4 \ 0 p I=,t • •o Ia AIM • I \° 0 Ip�o o ' III 0� \4y SUMMIT 0 0 oO `� — � • 010 . 1 --�01 ` go "mil ii , I RIDGE ��©,Olp , iO C. PHASE IV g0000� 000 = ;,.• Iptt • I �, � /Q .:,.'.. . . Ott o _ o%° I°I p �` CIRCULATION 10 PLAN ICI PROPOSED BEEF END ROAD CONNECTION BY RIVERSIDE e PROJECT NO.: 402-025 TYPE: PLANNING - DATE: AERIAL PHOTO AND CIRCULATION PLAN 200 0 SCALE 100 20o soo . . _ _ 4 1 IN=200 FT A Syes\AN.015.p.OP(ANNEdO..0E35PAL DWG-SHEET PtW..p Mar M.)003-2 03p.M III ■ aA CRY Of TIGARD Community(Development S(rraping}i Better Community "REVISED" LAND USE PROPOSAL DESCRIPTION THIS PROPOSAL DESCRIPTION HAS BEEN REVISED TO REFLECT THE CORRECT OWNER AND ADDRESS/MAP & TAX LOT INFORMATION (New info. shown in highlight) 120 DAYS = 7/20/2005 "URBAN SERVICE AREA" FILE NO.: SUBDIVISION (SUB) 2005-00002 FILE TITLE: SUMMIT RIDGE SUBDIVISION - PHASE 4 APPLICANT: Venture Properties, Inc. APPLICANT'S Alpha Engineering, Inc. 4230 SW Galewood, Suite 100 REP.: Attn: Michael Van Loo Lake Oswego, OR 97035 9600 SW Oak Street, Suite 230 Portland, OR 97223 OWNER: Tigard Tualatin School District 23J 6960 SW Sandburg Street Tigard, OR 97223 REQUEST: A request for Subdivision approval to create 5 lots ranging in size between 5,477 and 6,280 square feet (5,798 square feet on average) from a 3/4 acre portion of the Alberta Rider School property. LOCATION: On the south side of SW Bull Mountain Road, across from SW 130th Avenue; WCTM 2S109AD, Tax Lot 1300 (portion). 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 (Decision Making Procedures); 18.430 (Subdivision); 18.510 (Residential Zoning Districts); 18.705 (Access, Egress and Circulation); 18.715 (Density Computation); 18.745 (Landscaping and Screening); 18.765 (Off-Street Parking); 18.780 (Signs); 18.790 (Tree Removal); 18.795 (Visual Clearance Areas); and 18.810 (Street and Utility Improvement Standards); and the Bull Mountain Community Plan. DECISION MAKING BODY: ❑ TYPE I © TYPE II ❑ TYPE III ❑ TYPE IV DATE COMMENTS WERE RESENT: JUNE 2, 2005 DATE COMMENTS ARE DUE: JUNE 16, 2005 ❑ HEARINGS OFFICER (MON.) DATE OF HEARING: TIME: 7:00 PM ❑ PLANNING COMMISSION (MON.) DATE OF HEARING: TIME: 7:30 PM ❑ CITY COUNCIL (TUES.) DATE OF HEARING: TIME: 7:30 PM ®STAFF DECISION (TENTATIVE) DATE OF DECISION: JUNE 17, 2005 COMPONENTS RELATED TO THE PROJECT AVAILABLE FOR VIEWING IN THE PLANNING DIVISION ® VICINITY MAP ® TREE PLAN ❑ GEOTECH REPORT ® SITE PLAN ® GRADING PLANS ® IMPACT STUDY ® NARRATIVE ® DRAINAGE REPORT ® ARBORIST REPORT STAFF CONTACT: Morgan Tracy, Associate Planner (503) 639-4171, x2428 a . CITY OF TIGAID Community(Development S haping A(Better Community LAND USE PROPOSAL DESCRIPTION 120 DAYS = 7/20/2005 "URBAN SERVICE AREA" FILE NO.: SUBDIVISION (SUB) 2005-00002 FILE TITLE: SUMMIT RIDGE SUBDIVISION - PHASE 4 APPLICANT/ Venture Properties, Inc. APPLICANT'S Alpha Engineering, Inc. OWNER: 4230 SW Galewood, Suite 100 REP.: Attn: Michael Van Loo Lake Oswego, OR 97035 9600 SW Oak Street, Suite 230 Portland, OR 97223 REQUEST: A request for Subdivision approval to create 5 lots ranging in size between 5,477 and 6,280 square feet (5,798 square feet on average) from a 3/4 acre portion of the Alberta Rider School property. LOCATION: 15160 SW 133rd Avenue; WCTM 2S109DB, Tax Lots 1000 and 1900 (portion). 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 (Decision Making Procedures); 18.430 (Subdivision); 18.510 (Residential Zoning Districts); 18.705 (Access, Egress and Circulation); 18.715 (Density Computation); 18.745 (Landscaping and Screening); 18.765 (Off-Street Parking); 18.780 (Signs); 18.790 (Tree Removal); 18.795 (Visual Clearance Areas); and 18.810 (Street and Utility Improvement Standards); and the Bull Mountain Community Plan. DECISION MAKING BODY: ❑ TYPE I © TYPE II ❑ TYPE III ❑ TYPE IV DATE COMMENTS WERE SENT: MARCH 31, 2005 DATE COMMENTS ARE DUE: APRIL 14, 2005 ❑ HEARINGS OFFICER (MON.) DATE OF HEARING: TIME: 7:00 PM LI PLANNING COMMISSION (MON.) DATE OF HEARING: TIME: 7:30 PM ❑ CITY COUNCIL (TUES.) DATE OF HEARING: TIME: 7:30 PM ®STAFF DECISION (TENTATIVE) DATE OF DECISION: APRIL 29, 2005 COMPONENTS RELATED TO THE PROJECT AVAILABLE FOR VIEWING IN THE PLANNING DIVISION ® VICINITY MAP ® TREE PLAN fl GEOTECH REPORT ® SITE PLAN ® GRADING PLANS ® IMPACT STUDY ® NARRATIVE ® DRAINAGE REPORT ® ARBORIST REPORT STAFF CONTACT: Morgan Tracy, Associate Planner (503) 639-4171, x2428 Project: rvi /K xk Ph4s LAND USE APPLICA ON Date: 3(/0'1 • COMPLETENESS REVIEW ❑ COMPLETE [INCOMPLETE STANDARD INFORMATION: g Fu, ID Deed/Tide/Proof Of Ownership g Neighborhood Mtg.Affidavits, Minutes. list Of Attendees Impact Study(18.390) C)AA 4 6 plains VIII USA Service Provider Letter Ir' Construction Cost Estimate # Sets Of Application Materials/Plans 1 Pre-Application Conference Notes ri Envelopes With Postage (Verify Count) W'r,ie 1-1,40 R Strtil UFF PROJECT STATISTICS: EI�/ Building Footprint Size • [9"."% p %Of landscaping On Site ' Y.Of Building Impervious Surface On Site Qi Lot Square Footage PLANS DIMENSIONED: Building Footprint�#Hou.c.'5 E ' Parking Space Dimensions(Include Accessible&Bike Parking) J/ Truck loading Space Where Applicable -Building Height `l Access Approach And Aisle ' Visual Clearance Triangle Shown I Ala¢v 44.14 Ls).S41tryl ADD TIONAL PLANS: C Vicinity hap !WA Architectural Plan S Tree Inventory [kJ( Existing Conditions Plan //,' Landscape Plan r L7 Site Plan L) lighting Plan 1114 TR ,PLAN/MITIGATION PLAN: vrvt,' $41`04? '(.'U i-10c441.+,seie,SP:..e,.u4 PrAt-Am P(( Re eviov.t ?Li, M.hyu+h 0,4 %Jr-ix.i DITIONAL REPORTS: (list any special reports) L(rb0-15k ❑ CI ❑ ❑ RESPONSE TO APPLICABLE CODE SECTIONS: ❑ 18.330 pairing esti ❑ 18.620(rim'Wattle Desigt sondrdi) C/ 18.765 pe-solw Pridavloathat teQaiamnts) - ❑ 18.340 fogs Mturt ❑ 18.630 ovishicou squirt xteua t:ento ❑ 18.715(Smithy(lads Welt) ❑ 18.350 pima oq mur) C97 18.105 fkau/EgrecslGadao..)--- ❑ 18.180 fens) ❑ 18.360(Soe Cuodopment Review) ❑ 18.710(Accessary Ilnide.tial Ws) ❑ 18.185(rearm/()u remits) ❑ 18.370 fr l tmenu) [h' 18.715(knsitt eowpuwioa) -- ❑ 18.190 fGee itnnrio - ❑ 18-380 palling Nap/text Msessdssse.ts) ❑ 18.720(onp eanpxellisq SU t&ds) Cr 18195(rn.il aerinae keu) - ❑ 18.385 ptisaeUneom rmsits) Q' 18.725 p misonmeaul['alumna Standrds)- ❑ 18.797(w.er Resar«s(ft)owf.t&mid) (A'''' 18.390(oecisioo piing noaadresmpM sodyj - - El 18.130 gicepioos to Development Standards) ❑ 18.798(w.ele:s(m.suniooan tallies) El 18.410 put line wNs.nran ❑ 18.140(Historic Overlay) [ 18.810(sweet x uo>ig(npsorenest S,andvds)- ❑ 18.420 pbsd?Aim) ❑ 1 8.742 mum osuspaiaa remits) %- (5N C.a.�,+. pte.„ Q�18.430 - E ' 18.745 findsapiag s Sneeniag(urds)- Er 18.510(tesideooir taping&nio -- ❑ 18.150 elinufactufedtliobi Nome legolaooas) -❑ 18.520 lea towg Dismal ❑ 18.755 pwsee said wu«negdng Swage) ❑ 18.530(bensuiot lank()fluids) ❑ 18.160 ptoamntonsing%nacos) ADDITIONAL ITEMS: B uepinlmastersVevisedVand use application completeness review.dot REVISED: 17-Jan-01 CITY OF TIGARD OREGON February 8, 2005 Venture Properties, Inc. do Wendy Hemmen 4230 SW Galewood St., Suite 100 Lake Oswego, OR 97035 RE: Completeness Review-Summit Ridge Phase 4, Case File No. SUB2005-00002 Dear Ms. Hemmen: The City has received your application for Subdivision Review (SUB2005-00002) to create 5 lots ranging in size between 5,477 and 6,280 square feet (5,798 square feet on average) from a portion of the previous Alberta Rider School property. 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. Submit 9 (full set) copies of all your application materials. Also, include 6 copies of reduced (11"x17") size plans. 2. Ensure that your 2 sets of pre-stamped and addressed envelopes are still valid at the time you resubmit. The labels are valid for three months from the date they are printed. 3. Plans. The plans need to be revised to show access to Lot 5. Note that with the intervening tract, it appears that you will be creating a flag lot. You will need to address those standards. Street lights also need to be shown as appropriate. 4. Tree Issues. Your neighborhood meetin minutes note that there are no trees on site, but the survey indicates that there are trees present. The existing trees require a tree plan: inventory (completed), removal plan, protection program, and mitigation program. The tree plan needs to be prepared by a certified arborist. Note that trees off site but overhanging your site also require protection. 5. Address the items noted in the Public Facility issues list. For questions, contact Kim McMillan, (503) 639-4171, ext.2642. 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 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503) 684-2772 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 639-4171, extension 2428. Sincerely, Morgan Tracy Associate Planner C: SUB2005-00002 Land Use File is\curpin\morgan\workspace\sub and pd\sub2005-00002(summit ridge ph4)\sub2005-00002 phase 4 incomplete.doc PUBLIC FACILITY PLAN Project: Summit Ridge IV COMPLETENESS CHECKLIST Date: 1/31/05 GRADING ® Existing and proposed contours shown. ❑ Are there grading impacts on adjacent parcels? No ® Adjacent parcel grades shown. ❑ _ Geotech study submitted? _ STREET ISSUES ❑ Right-of-way clearly shown. Provide dimensions ❑ Centerline of street(s) clearly shown. Street name(s) shown. Show on Preliminary Plat ❑ Existing/proposed curb or edge of pavement shown. Provide dimensions and typical x-section ❑ 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? Show ROW dedication with dimensions ❑ Private Streets? Less than 6 lots and width appropriate? ❑ Other: Show driveway locations for all lots and flag lots SANITARY SEWER ISSUES ® Existing/proposed lines shown. ❑ Stubs to adjacent parcels required/shown? WATER ISSUES ❑ Existing/proposed lines w/ sizes noted? 20"public line required a 20-foot easement ❑ Existing/proposed fire hydrants shown? ❑ Proposed meter location and size shown? Show typical size ❑ Proposed fire protection system shown? STORM DRAINAGE AND WATER QUALITY ISSUES ® Existing/proposed lines shown? ® Preliminary sizing calcs for water quality/detention provided? ❑ Water quality/detention facility shown on plans? ❑ Area for facility match requirements from calcs? ❑ Facility shown outside any wetland buffer? ❑ Storm stubs to adjacent parcels required/shown? The submitt I is hereby deemed ❑ COMPLETE ❑ INCOMPLETE e^ By: U / t Date: 1/31/05 REVISED: 01/31/05 - -alp ha COMMUNITY DEVELOPMENT March 14, 2005 RECEIVED Morgan Tracy, Associate Planner City of Tigard MAR l 1005 13125 Hall Blvd. Tigard, OR 97223 � �AO MP/RING Re: SUB 2005-00002 completeness Dear Morgan, Pursuant to your letter dated February 25, 2005, please note the following with regard to the completeness of the above subdivision application: 1. 9 copies of application -9 full sets of application materials have been included under this cover. 1 1" x 17" reduced plans have also been included per your request. 2. envelopes and labels- Labeled envelopes were included with the initial submittal to the City. Labels were printed on December 15, 2004 and are therefore valid through March 15, 2005. 3. plans-plans have been revised as indicated to address flag lot access and street lighting. 4. tree issues- Recent site visits have verified that no trees exist on the site. Application materials have been revised to appropriately reflect this information. 5. public facility issues- All issues indicated on Kim McMillan's checklist dated 01/31/05 have been addressed. Thank you for your attention to this application. Please do not hesitate to contact either project manager, Mike Van Loo, or me at (503)452-8003 if you should require anything further. E Sincerely, ALPHA COMMUNITY DEVELOPMENT — John Marquart Staff II Planner prod .r' S • ...• - . _ •_.=r-.r r_ Plaza West,Suite 230,9600 SW Oak,Portland,Oregon 97223 [T] 503-452-8003 [F] 503-452-8043 A4Ipha COMMUNITY DEVELOPMENT Letter of Transmittal RECEIVED ❑ For Approval ❑F Your Use As Requested MAK 2'105 ❑For Review&Comment CITY OF TIGARD PLANNINGVENGINESRING To 1\11oQcA4) T( &i Date 3/1(0 Job No. 4 Z oZ'j c I‘CA b Re SOW QGIE 4 —. We are sending you: ❑Attached Copies Date Description NA2(2_41-1 ❑Under Separate Cover Via ❑Fax t 1 ❑Messenger � v�sL=b PLAN l ❑First Class Mail c ❑Overnight Delivery Ic. \) c-- Ul.�D b PLAN) oc pox ❑Pick-up ❑Electronic File If enclosures are not as noted, please notify us at once: 503-452-8003 •Remarks NYs N(0o2 Mc)21\ Alpha Community Development Signed ©, N,A/ 2 ,4. - - 9600 SW Oak, Suite 230 CC Portland, Oregon 97223 TEL 503-452-8003 Received by Date 3/I 0 FAX 503-452-8043 1`(� www.alphacommunity.com c25l 0e3 M / 300 PUBLIC FACILITY PLAN Project: Summit Ridge IV 5 bar 5u..6 COMPLETENESS CHECKLIST Date: 1/31/05 GRADING ® Existing and proposed contours shown. _ ❑ Are there grading impacts on adjacent parcels? No ® Adjacent parcel grades shown. ❑ Geotech study submitted? STREET ISSUES Right-of-way clearly shown. Provide dimensions El Centerline of street(s) clearly shown. • Street name(s) shown. Show on Preliminary Plat ►' 0 Existing/proposed curb or edge of pavement shown. Provide dimensions and typical x-section ❑ 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? Show ROW dedication with dimensions ❑ Private Streets? Less than 6 lots and width appropriate? ] Other: Show driveway locations for all lots and flag lots SANITARY SEWER ISSUES ® Existing/proposed lines shown. ❑ Stubs to adjacent parcels required/shown? p rV l, �c of r/tai-C. 410 Uirtk-A-d Qom. TER ISSUES �j �26WX-' kV ❑ , Existing/proposed lines w/ sizes noted? 20"pu lic line required a 20-foot easement Fr Existing/proposed fire hydrants shown? ___ ❑ Proposed meter location and size shown? Show typical size ❑ Proposed fire protection system shown? STORM DRAINAGE AND WATER QUALITY ISSUES ® Existing/proposed lines shown? ® Preliminary sizing calcs for water quality/detention provided? ❑ Water quality/detention facility shown on plans? ❑ Area for facility match requirements from calcs? ❑ Facility shown outside any wetland buffer? ❑ Storm stubs to adjacent parcels required/shown? The submittal is hereby deemed COMPLETE ❑ INCOMPLETE By: S-Yr. 18-05 Date: 1/31/05 X---N404-- -1---L REVISED: 01/31/05 Ca iii)OV-a4t--(44-' (St*() % Ai-1045W• CITY OF TIGARD •OREGON March 22, 2005 Venture Properties, Inc. c/o Wendy Hemmen 4230 SW Galewood St., Suite 100 Lake Oswego, OR 97035 RE: Completeness Review-Summit Ridge Phase 4, Case File No. SUB2005-00002 Dear Ms. Hemmen: The City has received the information necessary to begin the review of your Subdivision application (SUB2005-00002). Staff has, therefore, deemed your application submittal as complete and will begin the review process. The estimated time for rendering a decision from the date an application is deemed complete is 6-8 weeks. If you have any questions regarding this letter or your application, please don't hesitate to contact me at 639-4171, extension 2428. Sincerely, ' illAAV'"— (- 14--) Morgan Tracy Associate Planner C: SUB2005-00002 Land Use File i:\curpin\morgan\workspace\sub and pd\sub2005-00002(summit ridge ph4)\sub2005-00002 phase 4 complete.doc i i 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503) 684-2772 1 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 LAND USE APPLICATION CITY OF TIGARD SUBDIVISION Community Development Shaping A Better Community DATE OF NOTICE: March 31, 2005 "URBAN SERVICE AREA" FILE NUMBER: SUBDIVISION (SUB) 2005-00002 FILE NAME: SUMMIT RIDGE SUBDIVISION - PHASE 4 PROPOSAL: A request for Subdivision approval to create 5 lots ranging in size between 5,477 and 6,280 square feet (5,798 square feet on average) from a % acre portion of the Alberta Rider School property. 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 (Decision Making Procedures); 18.430 (Subdivision); 18.510 (Residential Zoning Districts); 18.705 (Access, Egress and Circulation); 18.715 (Density Computation); 18.745 (Landscaping and Screening); 18.765 (Off-Street Parking); 18.780 (Signs); 18.790 (Tree Removal); 18.795 (Visual Clearance Areas); and 18.810 (Street and Utility Improvement Standards); and the Bull Mountain Community Plan. LOCATION: 15160 SW 133fa Avenue; WCTM 2S109DB, Tax Lots 1000 and 1900 (portion). 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 0014MM COI : PR1L 14`2005. All comments should be directed to Morgan Tracy, 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 Morqanci.tigard.or.us. 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 APRIL 29, 2005. 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 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."UP • i CnV•„ICA RD YKINITY KAP B -i -- III y SUB2005-00002 rat / �,' . I SUMMIT RIDGE ��t w SUBDIVISION ` IA„ PHASE 4 WIWI \ - tall 4 . N.,:. Fallirilitmow�� � ft_ -* rat ..._ X11N I%OW 481 Ciry of Lgud NOTICE TO MORTGAGEE, LIENHOLL,cR,VENDOR OR SELLER: THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE,IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER. "REVISED" NOTICE OF PENDING LAND USE APPLICATION 12 CITY OF TIGARD SUBDIVISION Community neve(opment Shaping A Better Community THIS NOTICE HAS BEEN REVISED TO REFLECT THE CORRECT ADDRESS, MAP & TAX LOT INFORMATION. THE 14-DAY COMMENT PERIOD HAS ALSO BEEN EXTENDED ACCORDINGLY. DATE OF NOTICE: June 2, 2005 "URBAN SERVICE AREA" FILE NUMBER: SUBDIVISION (SUB) 2005-00002 FILE NAME: SUMMIT RIDGE SUBDIVISION — PHASE 4 PROPOSAL: A request for Subdivision approval to create 5 lots ranging in size between 5,477 and 6,280 square feet (5,798 square feet on average) from a 3/4 acre portion of the Alberta Rider School property. 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 (Decision Making Procedures); 18.430 (Subdivision); 18.510 (Residential Zoning Districts); 18.705 (Access, Egress and Circulation); 18.715 (Density Computation); 18.745 (Landscaping and Screening); 18.765 (Off-Street Parking); 18.780 (Signs); 18.790 (Tree Removal); 18.795 (Visual Clearance Areas); and 18.810 (Street and Utility Improvement Standards); and the Bull Mountain Community Plan. LOCATION: On the south side of SW Bull Mountain Road, across from SW 130th Avenue; WCTM 2S109AD, Tax Lot 1300 (portion). 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 JUNE 16, 2005. All comments should be directed to Morgan Tracy, 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 Morgan(cr,ci.tigard.or.us. 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 JUNE 17, 2005. 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 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." ` f.=D mammy Tlonno I T Y. tI. _ SUB2005-0000 SUMMIT RIDGE . i °■ SUBDIVISION 0 ,' =ID PHASE 4 •i ■��� • • • Imo;' p`t ■i � ir wori - 41— 1111•1 Atka r IIIII • . "_ C,y of Tiprd 'tea • 440f f° k.4 ` NOTICE OF TYPE II DECISION "URBAN SERVICE AREA" . .. SUBDIVISION (SUB) 2005-00002 '`' CITY OF TIGARD SUMMIT RIDGE SUBDIVISION - PHASE 4 sh inAA Better Community 120 DAYS = 7/20/2005 SECTION I. APPLICATION SUMMARY "URBAN SERVICE AREA" FILE NAME: SUMMIT RIDGE SUBDIVISION - PHASE 4 CASE NO.: Subdivision (SUB) SUB2005-00002 REQUEST: A request for Subdivision approval to create 5 lots ranging in size between 5,477 and 6,280 square feet (5,798 square feet on average) from a 1/4 acre portion of the Alberta Rider School property. OWNER: Tigard Tualatin School District APPLICANT: Venture Properties, Inc. 6960 SW Sandburg Street 4230 SW Galewood, Suite 100 Tigard, OR 97223 Lake Oswego, OR 97035 APPLICANT'S: Alpha Community Development REP. Attn: Michael Van Loo 9600 SW Oak Street, Suite 230 Portland, OR 97223 COMPREHENSIVE PLAN DESIGNATION: R-7; Single-Family, Medium-Density Residential. ZONE: R-7 Medium Density Residential. 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: East of Alberta Rider School, on SW Greenfield Drive; WCTM 2S109AD, Tax Lot 1300 (portion). APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390 (Decision Making Procedures); 18.430 (Subdivision); 18.510 (Residential Zoning Districts); 18.705 (Access, Egress and Circulation); 18.715 (Density Computation); 18.745 (Landscaping and Screening); 18.765 (Off-Street Parking); 18.790 (Tree Removal); 18.795 ( Visual Clearance Areas); and 18.810 (Street and Utility Improvement Standards); Bull Mountain Community Plan. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request. The findings and conclusions on which the decision is based are noted in the full decision, available at City Hall. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. All documents and applicable criteria in the above-noted file are available for inspection at no cost or copies can be obtained for twenty-five cents (25c) 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 JUNE 22, 2005 AND EFFECTIVE ON JULY 8, 2005 UNLESS AN APPEAL IS FILED. Appeal: The Director's Decision is final on the date that it is mailed. Any party with standing as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confii the specific issues identified in the written comments submitted by the parties during the comment p Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any during the appeal hearing, subject to any additional rules of procedure that may be adopted from time ti by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON JULY 7, 2005. Questions: For further information please contact the Planning Division Staff Planner, Morgan Tracy at (503) 639-4171, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. cl Lwn L . ' • VICINITY MM .,. U in• "•SUB2005 00002 B.I,....- l �•g�■ ■ SUMMIT RIDGE . L �'■ SUBDIVISION .,,e ', PHASE 4 BIE,, Iii a. 0'1'4 1 .-go:44 il It*** *PAL 0- NII Iiifr AN): — I111■ mill gggrillil o®city III I I f/yH I . 1478 S( J I I N-1 • I _---!--1 I� Imp Z L � I , I'm"° 0 r---- . IQ cA I W > 1—t I 4478 Sr I I O I I I I'Z, S�ti' (7 J Z EII: I.II 3 I Q I I1` 0 r Q 1 I I 19 o P- ct. I \ u 5 I 7.5on sr I 1 \ ' 1 I I t I I I 1 o `.i in d' I I �:I CITY OF TIGARD t SUB2005-00002 SIT_ rP__ 4 (Map Is not to 8ca101 SUMMIT RIDGE SUBDIVISION-PHASE 4 44c -alpha COMMUNITY DEVELOPMENT August 23, 2005 Morgan Tracy City of Tigard Planning Department Re: Summit Ridge Subdivision - Phase 4 SUB 2005-00002 Dear Morgan, This correspondence is sent as required by conditions of approval and is in response to conditions 1-3 as follows: Condition 1: The street plan, Sheet 5 identifies required street trees in accordance with the species planted in the Arbor Summit subdivision. Condition 2: The grading and erosion control plan, Sheet 4 identifies area of grading/disturbance. Requirements for surface protection/restoration are shown on Sheet 3. Condition 3: Existing trees are shown on Sheet 4. All trees will be removed and mitigated for by the Tigard School District. Sincerely, ALPHA COMMUNITY DEVELOPMENT Michael J. Van Loo, P.E. Principal E N:\proj\402-025\word\MT-Itr P, ` Plaza West,Suite 230,9600 SW Oak,Portland,Oregon 97223 [11 503-452-8003 [F] 503-452-8043 October 20, 2005 Alpha Community Development CITY OF TIGARD Michael J. Van Loo, P.E. OREGON 9600 SW Oak Street; Suite 230 Portland, OR 97223 RE: Summit Ridge Subdivision — Phase IV SUB 2005-00002 Dear Mr. Van Loo: I would first like to introduce myself as James Richardson, the Associate Planner replacing Morgan Tracy relative to the review of the above captioned subdivision. This transition is offered as the reason for the delay in responding to your submittal received by the City on August 24, 2005 regarding the conditions of approval for the subdivision. Condition #1:"Prior to any site work, the applicant shall submit a street utility plan that shows the location, species, and size (minimum 2-inch caliper) of required street trees along the public streets per the City's spacing standards of Section 18.745.040(C). Selection of the tree species will be to match the approved species selected for the adjacent Arbor Summit subdivision." Sheet 5 of the submitted plan shows a total of 5 two inch caliper Patmoore Ash to be planted. The spacing of the trees (40', 48', 55', & 45' — north to south), however, does not conform to the requirements of 18.745.040(C)-2a-d. The correct spacing would be derived from 18.745.040(C)2-b at 30 feet, resulting a total of 8 trees. Please revise the plans accordingly or submit justification for the deviation. Condition #2 relating to the temporary erosion and sedimentation control plan are satisfied as depicted on sheets 3 and 4, if properly implemented in the field. Condition #3: "Prior to any site work, the applicant shall consult with a certified arborist to prepare an accurate inventory of the type, size, and location of all trees greater than 6" diameter on the site. A mitigation program shall also be prepared identifying how 100% of the caliper inches from the trees greater than 12" diameter will be replaced, if any such trees are found on site. If proposing to replant, the applicant shall submit a cash assurance for the value of the trees assessed at $125 per caliper inch. The assurance shall be returned to the applicant upon completion of the replanting. If the replanting has not been completed by the final inspection on the last lot or two years whichever occurs first, the City may collect the assurance. If proposing to pay the fee in lieu, such payment shall occur prior to final plat approval." 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503) 684-2772 =..- - Sheet 4 of the submitted plans depicts one 12" and five 8" deciduous trees to be removed. The removal of the 12' tree must be mitigated per Condition 3 in the manner described and this mitigation should be pursued by your client in anticipation of final plat approval. If you have any questions regarding this review, please feel to contact me at 718- 2428. Sincerely, j;444-Q—kr Wi---CA417.01-40-1‹.1 James Richardson Associate Planner cc: SUB 2005-00002 Venture Properties, Inc. 4230 SW Galewood, Suite 100 Lake Oswego, OR 97035 Page 2 of 2 CITY OF TIGARD 10/.28/2005 13125 SW Hall Blvd. 4:30:28PM A� Tigard,Oregon 97223 'EL (503) 639-4171 Receipt #: 27200500000000005562 Date: 10/28/2005 Line Items: Case No Tran Code Description Revenue Account No Amount Paid SUB2005-00002 [ULANUS]Final Plat 255-0000-438000 1,356.00 SUB2005-00002 [ULRPF]LR Planning Surcharge 255-0000-438050 200.00 SUB2005-00002 [UADDRE]Address Fee 255-0000-433070 250.00 Line Item Total: $1,806.00 Payments: Method Payer User ID AcctJCheck No.Approval No. How Received Amount Paid Check VENTURE PROPERTIES CAC 5775 In Person 1,806.00 Payment Total: $1,806.00 CReceipt.rpt Page 1 of 1 10/31/2005 ��∎ Conditions Associated With 10/31/2005 TIDEMARK Case#: SUB2005-00002 COMPUTER SYSTEMS, INC. Condition Status Updated Code Title Hold Status Changed By Tag Date By EXT OF PUB WTR LNS SHW PFI PERMIT None NOT MET KSM 07/20/2005 DLW2 10. 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. CWS APRVL WTR QUALT TRETMNT 5 LO None Met 10/06/2005 KSM 10/06/2005 KSM 11. The applicant shall obtain CWS approval for the proposed water quality treatment for the 5 lots. 1 EROSION CONTROL PLAN PART OF PFI None NOT MET KSM 07/20/2005 DLW2 12. 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." 1 URBN SVCS AREA IS ANNEXED None NOT MET MET 07/20/2005 DLW2 13. Prior to final plat approval,the applicant shall ensure that the portion of the development site that is within the urban services area is annexed into the City of Tigard. SIGNED SIGN COMPLI AGREE FORM None NOT MET MET 07/20/2005 DLW2 14. Prior to final plat approval the applicant shall sign and submit a Sign Compliance Agreement form. 1 PAY ADDRESSING FEE None Met 10/28/2005 KSM 10/28/2005 CAC 15. Prior to final plat approval,the applicant shall pay the addressing fee. (STAFF CONTACT: Shirley Treat, Engineering). 1 STATE PLANE COORD 2 MONUMENTS None Met 10/24/2005 KSM 10/24/2005 ST 16. 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). 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. 1 FINAL PLAT APP SUB REQUIREMENTS None NOT MET KSM 07/20/2005 DLW2 17. 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 Greenfield Drive shall be made on the final plat. E. The public water line easement,as required by the City of Tigard Water Department,shall be made on the final plat. F. 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. G. 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). 1 AS BUILT DRAWINGS None NOT MET KSM 07/20/2005 DLW2 Page 2 of 3 CaseConditions..rpt SIGN COMPLIANCE AGREEMENT Witnesseth: This agreement dated the day of i� (JC 20O s between the City of Tigard, as a municipality of the State of Oregon, hereinafter termed the "City", and \(enit trT:PRO`Deri.e6iNc. hereinafter termed the "Developer". WHEREAS, the��'' Developer has applied to the City for approval of Sumrnr�-t�t MA located in Township i'_- South, Range One (1) West, Section , Willamette Meridian, Washington County, Oregon, and WHEREAS, the City has adopted standards in the Community Development Code Chapter 18 for signs; NOW, THEREFORE, it is hereby agreed as follows: The Developer agrees that all signage both temporary and permanent will comply with City sign regulations. The Developer further agrees and acknowledges to be responsible for the rectifying of any and all sign regulation violations during the marketing and initial sale of all properties within said development. The Developer further agrees that, should sign regulations be violated, to be subject to all citations that may be issued during the initial sale and marketing of the properties. Developer: ,V re.-Prn TY�- �\e-- I\ . By: ' I IPA----- The City of Tigar•a By: 5036996526 , _1'05 11: 56 5036996526 KELLY RITZ PAGE 01 Ventw'eProperties Fax I N C O R P O R A T E D :.•eating ro m orr ow's rrtriunttte5 TcdAV To: t \ • Date: J a-27— 0 a From: Iii Pages: 5 Re7 V ' 1r • it I Fa /4'lripcAftWr f O f cc: _ Phone: gent 0 For Review ❑ Please Comment fJ Please Reply D Please Recycle V- 1 de ° ' Al - ■.r ,r C), i ' �• 1,161 • Cam_ 91 _ — _ _ ter` ' `' C , e)-5 - 3%--7 -- -)12 0* 1 lAJA-....---r—i-5 4---- ct \---L-41-- P 912LCI 1 1 4230 Galewood Street, Suite 100 • Lake Oswego, OR 97035 • 503.387.7600 • fax 503.387.7617 . ;7!2005 11:56 503699H.52■= KELLY RITZ PAGE 02 HALSTEAD'S ARBORICULTURE "Specialists in the caw arid preservation of trees" CONSULTANTS, INC. David Halstead,Consultant,B.S. Phillip Whitcomb,Consultant • P.O. Box 1182•Tualatin,OR 97062 (503)245-1383 •OF • • August 31, 2005 s. r Venture Properties Inc. ATTN Mr. Jim Delmore 4230 SW Galewood Street Suite 100 < < Lake Oswego, OR 97035 • t Fx 503 387.7615 • i . Ph 503.387.7600 CL 503.866.4839 Reference: Summit Ridge Location: Northeast Corner Subject. Trees 400, 401 and 402 • Please refer to Halstead's Arboriculture Consultants report dated August 18, 2003 to Ellis Eslick Asc. (Enclosed page 1, 2, Tree assessment Page 13 and Section of map Preliminary 2.1"). The trees numbered 400, 401 and 402 that you were requesting information on are hazardous and were noted as such in the very first report. These and several other trees were not taken down during the site Gearing operations. They are still there and more hazardous than ever and they have no bearing on the mitigation report compiled for Tigard/Tualatin Schools or the City of Tigard. Sincerely, • David Halstead BS CA 1 , 4-r, 4 hac®spiritone.com• w,�: • : 005 11: 56 5036996526 KELLY RITZ PAGE 03 , .wn i Na s-b r @926 70:5036S9552E P. era-006 HALSTEAD'S ARBORICULTURE "Specialiste In the care end preservation of trees" CONSULTANTS, INC. r 4MAQ i'1a1R1va0,Coro.Atsnt.3.5 Pimp A?'rtco•nD.Co.eultant • P C.Box t'e2•TUpison,OR 97062 it (503,2+5.1963 0'. August 19. 2003 - , Ellis Eslick Associates/Architects P.C. ATTN.: Mr. Sean K. Scott 1230 SW First Avenue • Suite 300 Portland, OR 97204-3238 V • Ph 503.223.9903 Fx 503.294.0827 • Reference: Tree Assessment • • �I. Location: Alberta Rider Elementary 4 Subiect: City of Tigard Tree Mitigation 4 ,ok.... ' Per your instructions we have inspected the site, each individual tree located on the south side of Bull Mountain Road, Tigard, Oregon, block 13000 and the site 11 plan"Preiiminary A2.1" dated AprH 203. The purpose of this inspection was to • identify all trees six inches In trunk diameter and evaluate the preservation potential of all trees 12 inches In dlarrtetor(reassured at 4.5 feet above ground) and larger that will be effected by the forthcoming construction in accordance with the City of Tigud5 Tree Ordinance Chapter 18.150. ,e• iWe have divided the entire area into two sections; Section One for this report will be called the'Residential Section'and Section Two the rertwining property. f Section One, the'ilesidentia l Section"Is the property surrounding the existing residence as outlined on the enclosed site plan and will be addressed in a independent report on separate heeding. i Wa have tagged and numbered all trees, both in the Field And in this report that will be effected by the forthcoming deveioprneftt using JK98301-347 and JKW381-JY96402 series taps for easy id•ntifiartfon. Numbers JK95348.350 i does riot exist For this report, only the last three digits will be used. SECTION TWO: 1 Due to the size and number of trees involved we have divided Section Two into two_ xgments. gligr at"A' are those trees numbered 301-347 starting in the northwest comer of the properly, at Bull Mountain Road and zigzags south. i �i Emaw haG 49 9pintONS.00rn *Near rtafl*tasb►amr ncu5ure Dorn Cta+VDaa94 - "x2005 11:56 5036996526 KELLY RITZ 1k:" Hi-iLSTE4D$ qv PAGE 04 F'S 503.._g,75_0326 It:SOMS955aC 0 0e6 • Page 2 August 18, 2003 Reference: Tree Assessment Location. Alberta Rider Elementary Subject: City of Tigard Tree Mitigation SECTION TWO CONTINUED: ent'l "are those trees numbered 351-402 starting in the northeast corner of the property, at Bull Mountain Road and zigzags south aEgagar tQ 7REF A ttuami : There are fifty nine (69)trees within the Section Two area that are less than twelve intros in trunk diameter measured at 4.5 feet above wound, are not signif'+*rrt, except for`even (7)trees and are not required to be part of the City of Tigard's 'Tres Mitigation identification Program', therefore they era nut numbered end+or located There are seven (7) trees under 12 Inches In trunk diameter measured et 4.5 feet above ground that aro in good health and structure and can be considered for preservation but do not have to be migrated If removed. These sever? (7) trees are descrtbrd in the'Tree Table'under preservable trees. In addition, there are ton (10)clumps of filbert trees(brush)within 5AgoenLAK that fall under Oregon State Agriculture Ordnance':that states the trees can be removed inducting the stumps but moot be removed from the site until June 2004. There are a total of forty three (43)trees over 12 inches in bunk n$c diameter measured at 4.5 felt above ground located within Section Two and two trees very near the neighboring property that ere located within the Segment"A' boundaries_ Thirty(30) of the trees are hazardous and/or are undesirable, which leaves a total of thirteen (13)trees on sits and the two nelghborng trees to be preserved. tiazardoui;tree y(i*jn Sedion.Teroover 12"in diameter alt 4 5 feet above ground ere numbered: Tree 11' 302, 303, 304, 303, 308, 307, 320, 322, 327, I, 342, 345, 348. 347, 361, 385, 387, 374, 378, 383, 388, 385, 39Q, 391, 392, 394, 395. 400, 401 and 492, . 12/c7/2005 11: 56 5036996526 KELLY PIT: PAGE 05 -" TREE ASSESSMENT SHEL-I cnpy C.:2azif'Or\ (-)--- DATE PAGE I I PROJECT, `� REF: rR�HUMBER# HAZ»# ,� ': �, �� Species k Did Q 4.5 feet(DOH) 1,2 Die-0 DGL i-ieight___ ..6..t.Umb SPIesd. S % 7O Structure% 6''m Rernarics: vvyi izisaLf___41._{-- l' PI .r/t-tota -rom k--- L_ oc. . .- TR HAZTREE I SPECIAL s r i TREE �_ -- ', / " s Species Dia. 0 4.5 fed(D1M) •C Dc� ,.... U�) f Limb Spread I Health%- Structure%_16_____ � e * . l+ A — sj.z2.c.,._...... ....................,.*...........,,..,r,r,,... Rsrraxla�- N U M B E R SPECIAL* ii ii Die_0 4.5 feet(DeH)!d L I6+17 -0�)`' ---.2..v Species � � � a y. t 1 Urr1b Spread Rernatks= 41U0k �/- LC)C- RE THE s q° HAZT # SPECIAL# rf Species Did a 4.5 feet(D ) Div-0 v[L ____ t Spread___15_,L___Hesith% O_ Structure% 3 _ • hJ 4 UN L— / 'dagley L0 t, el VI al I L....■....■■• ••.•.. ."==.. .■•—,...■•• ••—■"."..."".... ...;;*,eira"^—•^"..ormr ' ': /` / /, / / r ' / // / / / / / i . ' / / / / / / / / / � � • m , 7 / / j) i ' / / / / i / / / / i/ / / /l , 7 / / / / i / /a /, 7 / , / / / / / / ,o / ,/ / / , / / / / � , / / ,f 1 / I / f � � / / / ` / iii / i1 / / / / / / / / / / / // i r / / , 1 , / , , / / / ` ` / , ; f 1 ' / �/ l / /17/ '/ / / // / / ,' I ,ti/ // / / � / 1 / , / ! � / / / ' ` ) } (IA iik N , / / / I / / 1 1 / / i /1 ii ii / /j t / / f ' �t� �` ti‘t ilj ` r I I ( 7 t° / '„g. 7- 1 0 4 I 0 d -. I ,st y N .' ,wow moo nowt. Cr, Cr' L'' C'? Ql 1!) w in PRELIMINAR _,_ , u, ,i7.. _. . _ roll a . I ______ . . cPi (Q(53 - Co22L1 -0-152 /111 VentureProperties 111 I N C O R P O R A T E D December 28, 2005 Creating Dick Bewersdorff Tomorrow's City of Tigard Communities 13125 SW Ha11 Blvd. Tigard, OR 97223 Today RE: Summit Ridge #4 Tree Mitigation. Dear Dick: As we discussed earlier, Venture Properties, Inc. did not remove any non-hazardous trees greater than 12 inches in diameter. Venture did remove all of the hazardous trees as well as 1 tree that was 12 inches in diameter. Attached is the tree assessment report and the from the arborist that shows the diameter at breast height of the tree in question is 12 inches, not greater than 12 inches. Based on this information no tree mitigation is required for Summit Ridge#4. Please call me if you have any questions. I can be reached directly at 503-387-7574 or at on my cell phone at 503-730-5973. Sincerely, Wendy K. Hemmen, E Project Manager 4230 Galewood Street, Suite 100 • Lake Oswego, OR 97035 • 503.387.7600 • fax 503.387.7617 241 NW Flagline Drive • Bend, OR 97701 • 541.385.0576 • fax 541.322.9744 RECEIVED DEC 2 8 2005 WY of TIGARD PLMININSMINOMMING TREE ASSESSMENT SHEI" O py C "_2e.,Ci ( (0 L-1--q' 0 I a,1 r r ) _M DATE �PAGE PROJECT '� — -= --=—_= REF: SPECIAL# TREE NUMBER# � HpZTREE# �r' `> 4.5 feet(DBH)_�_ ___—Dia. @ DGL—�-= Species Al�n � � Dia. aGa tJ r Health% � 0 Structure Height Limb Spread � �� � � c r � �'� Remarks:±Wial.C2).-f--------P-2-1-- PA � 0G REF: ilco --Z---- TREE NUMBER# HAZTREE# SPECIAL# r( TRE t .5 feet(DBH) Dia.@ DGL 7 �-- Dia. @ 4 S ' � • , ,� Species r '1 2 f Health% Structure% 1 Height � Limb Spread ' "y .1� �� �C�"-a I ', ___\4CiDh- 2---. ..J Remarks: _ . G *** R : TREE NUMBER#t2(_____ E# SPECIAL# Species VV . /a - / Dia. @ 4.5 feet(DBH) la i. #+ia.@ DGL S, f , ,' Height ' i Limb Spread lb O Health% Structure Remarks: A 3•fJ 4- s C , ( ' I; 4 ' ti• . a dr. . a ' "--A _____f_qj REF: TREE NUMBER# (0 ; - HAZTREE# r SPECIAL# f( Species C Dia. @ 4.5 feet(DBH)_C (1 Dia.@ DGL_ ( � ( o d Structure Height Limb Spread Health r6 °./0 AS_______ Remarks: L ht_ -_-___ _132. L r • ` 06/167 ( 4— • *qt* *ii* * ***** *********** **** rd c**r*krt x******-,,,,,,t*** : f / / / / ' / / / ' / / / / / 'I / / / / / / / / / / / / / / I 1/ / / / / / / // / 1 / / / / / / / / / f / / / / / , ! / / / / / / / / 7/ . / / / / / / / / ' / / / / / / / / / , / / r / / / / / / / / / / / / ' • / / / ,/ / / / , / / / / / / / , , / / / / / / / / / / / // ,' / / / / / ,..v / / / / / / / / ,r / / / / • / / / / / / / / / / // i/ / / / i I. ., / / / / / / / / / l / / ' / / / /1 / / / / j° / / / / / / / 0 , , / / 41- / • / j / , / / / / / / , / // // / / / / / / / / / / / / / // t()tY/c`14/) I / / /I I I / 1 / / / / /q1 ioy out#11 ' > . / l 7 7 7/1 () 1A8 0'417 /1/ I. °etc. eri 1 rai l' i ( ( Tr - ct ' ilt TREE CZ • - \ 1 (op ,tfori, tigc'd i ) I . • .a, e 6 ° 0 • 4w 1 i 4 • _ . .4.. .i.. # . .. , ,, iv _ . L. "‘--4-""- ; + 7. • .' - . - - -. - - - - - 41 111011 WOOD Ft//CE , t i pRELimiNA :.e.. iz J • I 5033877617 r<<705 10: 24 5033877617 VENTUREDMH PAGE 01 cpi i(\ q.:5,3 __ (0,--L9 _07 512 * ,1,3; • 7 z___-c_11-— ,_) n1* VentureProperties g k) I N C O R P O R A T E D December 28, 2005 .re a_iny Dick Bewersdorff ° City of Tigard 13125 SW Hall Blvd. Tigard, OR 97223 tc lay RE: Summit Ridge #4 Tree Mitigation. Dear Dick: As we discussed earlier, Venture Properties, Inc. did not remove any non-hazardous trees greater than 12 inches in diameter. Venture did remove all of the hazardous trees as well as 1 tree that was 12 inches in diameter. Attached is the tree assessment report and the from the arborist that shows the diameter at breast height of the tree in question is 12 inches, not greater than 12 inches. Based on this information no tree mitigation is required for Summit Ridge #4. Please call me if you have any questions. I can be reached directly at 503-387-7574 or at on my cell phone at 503-730-5973. Sincerely, , .,... .,_,_ 1.k,44 Wendy K. Hemmen, E Project Manager 4230 Galewood Street, Suite 100 • Lake Oswego, OR 97035 • 503.387.7600 - fax 503.387.7617 241 NW Flagline Drive • Bend, OR 97701 • 541.385.0576 • fax 541.322.9744 2; 8/2005 10: 24 5033877617 VENTUPEDMH PAGE 02 TREE. ASSESSMENT SHED 0 FV r ''- PATE PR � � - �a P AGE OJECT, tee SPECIAL-ft * z 1 E RR E NICER (DBH) r/ —Dia. (�DGL - 1_1121.47A--- Dia_�4.5 feet( Spades ; Structure% { Limb Spread Height_ (( -` _---- Remarks: ' L- 4?)C/. SPECIAL r• REF: f WZTREE* S(123 PECIAL I �, y�� �S Species s NUMBER* A 1. Dia- 4.5 (�� Dta_ " DGL # t SPBC4es f LS-_--� � lt9'6 %Hght limb Spread �� i '/ `C' -e"C Remarks: _ .REF:. SPECIAL-f r• TREE it + r � � � /Q� , �. 4.5 feet(DBM��ri � � ,� ' ia. '.�! DGL 1 S �� .� Spec'es.���!.I1-L�rl � Struc�ure°96 Height limb Spread 1 * 0 Health � M {�C Remarks: / 1 C " L.L> REF: q r) }IAZTREE ' SPECIAL �� TREE NUMBER I �� D . �pGL,�� --- r Dia.@ 4.5 feet(DBH) � Species C d r t rare% �_, Limb Spread jHea��D _a_c_____ Height - / • �f r- /� �U V1 � i40,14 Remarks: I.A. - � . , - U• - U . / I i/ J / / / / / / // // / //1 f.� / / / / � / / / / / / / / 7 / y/ / / / / / / / / / / / / / / !l 1 / /� / / / I I / // // // // / I i / / , / d / / / / / / , , / / , , ?1 1 /,,/; . / i / / , l / , i / / / / , ,/ i / / 1 / , ' / 7/ ) ; !/ / / / i i / ' / /: 1 / / / / / / / if ,/ / / / / , / iirNi n( 1#46).e ' > J /1 // i'Q f l , !! / l / S.)/vt.. 4 / _ , / 1 / 1 0 ? 1 der ' H r r ,gyp } ,d, ( ( ti l ( ( r 1 X . ^ • I O MINIM • g ' 6 ° \ 1 . r_7. 1 0 '3, 7 Air 4. IOW NOW FENCE ( r.:. ; I ..,3 N N c m ro m LO vl i PRELIMINAR• i N' m l Li) 1 A . 1 i., rin , , ' ', ! ,, , . I ... ^ * M[SSOCIE — lN I RMm T 1 [ NI 12/27/2005 22:46 [^=4TE S,R—TIME DISTANT STATION ID MODE PAGES RESULT 12 27 01' 10" Rcppoto & Associates TX 03 OK 0000 ::: 272_Q05 22:45 1 . NO.135 P01 ] 1-7 Zri Po 7871 "at / EIMErfarill Al 1,4,1 1 il-APB/ I^ ~~ - ~S- -- ~/ ~^ o� �� � / ' / Phon0 v , / ~�~�~-------���� ro" �^ ' �w" �°- ' \ _ ~ « . ' | / • i \ -_~--^ F-'. ------' � - \ i ! i 1 ii. .__ ' . _ . / / / �---�' I_ | | HILL ' __ __ _ ' --' ` | - | - -/ _ _ ___ '� | � _ City of Tigard, Oregon 13125 SW Hall Blvd. • Tigara, OR 97223 n December 31, 2008 TI GARD Matt Harrell 659 NW Pacific Grove Drive Beaverton, OR 97006 Mr. Harrell: Staff discussed your options relative to the City of Tigard Community Development Code regulations. Your current extension is good until June 9,2009. The development code specifically allows only one extension. Because of the extenuating circumstances,your only option is to apply for a variance to the one year limitation and demonstrate compliance with the variance criteria. Sincerely, • --� / Tom Coffee Community Development Director is\curpin\dick\letters\SDR2005-00002 extension request.doc c: SDR2005-00002/Refuge @ Fanno Creek Land Use File ✓ Planning/Engineering Permit Techs Phone: 503.639.4171 • Fax: 503.684.7297 • www.tigard-or.gov • TTY Relay: 503.684.2772 SUB2005 00002 SUM1iIIT RIDGE SUBDIVISION PHASE 4 .• .•, .. .'. . •.. •: ":♦ A °'f 4 .. ... ^ .6 .• ' ' . Y •. •: :. .,� .. - •.. ..... .. .. STREET ,I,,,, ,'I,� �.:� . . , � . . • ' .. 6 STR NOTES: ; ; ; ;,., R/W R/W - 7 I - I - - I r-- - - - - 54.0 0 SAWCUT EXISTING PAVEMENT 5.0' I 32.0' FROM PROPOSED CURB FACE. I 8.0' j . 1' C/L 16.0' I STA: 14+16.56 - 16+74.99. i I P.U.E. I TRAVEL I O REMOVE EXISTING EXTRUDED CURB. alpha +I 5.0' STA: 14+16.56 - 16+74.99. :PLANTER .--.- 5.0' I I I I I I SAWCUT O INSTALL AND GUTTER COMMUNITY 1 STRIP \= -.-5' CITY OF TIGARD DETAIL I 50 Hb STA: 14+16.56 - 16+74.99 DEVELOPMENT al i-ii- 1---. 2.0% 2.90% ® 5.0' PLANTER STRIP, SIDEWALK I I I I 50 INSTALL 18.0' DRIVEWAY PER CITY OF TIGARD DETAIL 141. 9600 SW Oak, Suite 230 I I STREET SECTION A-A I 1 © INSTALL 5.0' SWK • PER CITY OF Portland, OR 97223 _ 14+16.56-16+74.99 L 1+67.17 2+64.39 I I NOT TO SCALE TIGARD DETAIL 120. [T] 503-452-8003 [F] 503-452-8043 l 1+31.21 42 LF 4" 37 LF I 0 CONSTRUCT STREET SECTION THIS l D=5.0' D=5.0' 0 SHEET. www.alphacommunity.com \ '\ D75.O' IE=511.42 DC IE=507.34 IIE=516.43 L \\ \ IE=510.15 I I J I ©- _ - ® I I 1 I I \ ® EXISTING LIGHT POLE LOCATION I I 1D005LO2 w \ \ I 0 ' O 0 5 REVISIONS © 0' 0 0 I Dose NO. DATE IE=509.© © © /►�"� _�` �`f4?! ...p, i t1 ±ek%AS__ - . - -WS Mme= STORM NOTES: viai�rj-�p/'�- '� i "wit' Sr 1 1/2" ASPHALT CONCRETE TYPE "C" OVER 0 ,/ _ 1 1/2" ASPHALT CONCRETE TYPE "8" C INSTALL 4° PVC-3034 STORM _ --"'� /%!��� 0 16+00 015+00 - I - - 9" BASE ROCK 570, ® MINERS LO OE 00 WS DETAIL �/'/ 0 I I + • • :-1 2"- (3/4"-0) LEVELING COURSE CONNECT TO EXISTNG STORM V 'A/..�`� Q Q o 7 (2"--0) MAINLINE WITH INSERTA TEE PER �"'"� � O SW GREENFIELD DRIVE Gws DETAIL #1so. �\� I SUBGRADE COMPACTED TO MIN 95% OF MAX. DENSITY © REMOVE EXISTING CATCH BASIN, INSTALL 6LF 10" C-900 PVC - _� 1 �\ CAS=0,164, INSTALL NEW CG-2 I r o_ ppkLA _ -- 0 ---- - - - - - - - - - W/ GRATE EL = 519.40 PROFLJ ° ' �-- - \ / 10" IE = 517.23 (7p,<, GINrE� /I -- \ l I/ Tll'PICAL PAVEMENT 3 REMOVE CLEANOUT, 280 1 SECTION • INSTALL 10X6" REDUCER FOR 71? 0Pe NTS ROOF DRAIN CONNECTION. �/C FOR? O to �o _ SW GREENFIELD DRIVE - PLAN „ a HORIZ SCALE: 1" = 20' k,,,I■ „L► VALID THROUGH 6-30-06 ost r to 01/ 0 1 <4 °oj ' ,000 0 • • - - -- 0,50,1 ;o° SUMMIT -- 540 0 00 PLANT ALL. TREES W/ 1 1 is RIDGE o TOP OF ROOTBALL I" ABOVE FINISH GRADE 1 MULCH WITH 3" OF COMPOST PVI STA = 15+66 75 - 36' DIAMETER MULCH RING I PVI ELEV = 517.49 w FOR TREES 1N LAW I� HN f AS E I\ , V A,D. = 2.23 = m FINISH K = 30.43 N GRADE SI PVI STA = 16+90.39 68.00' VC _6 ° +�- -- n- I N w I`111=�=1 =�[_�[= 3-WAY BACKFILL MIX EQUAL PVI ELEV = 513.34 it LE) s 530 - III= �j II�II I= MANURE LEAF'MULGH� A.D. = -2.57 01 v 1 U'2 -I RI n o0 F- BREAK UP SUES-SOU- K H H < ROOTBALL 1-I IF MIN. 4" AND CROWN FOR K = 20.27 � 6 Cr) w DEPTH - ,_:can °a Ill= DRAINAGE 52.00' VC L -1 I _ = -� �r 111:4111;111-'I11 111= STREET PLAN 0 �. CA C0.), 5,26/o i' ,-'- '� 2x ROOTBALL cci w M� co N > WIDTH AND PROFILE r co¢ m II U.i CO m - f CD rnatz toup II > V > ` ``' n ° cO v w - 520 1 Deciduous Tree Planting Detail AND + + co X 0> N w - section ts. STORM PLAN--- w 5 in mLn = mm 5 d 'r - - J a -3 02% --- ___ _--- -- --c STREET TREE PLANTING NOTES: _ '� EX. GRADE 1. TREES SHALL BE FULLY BRANCHED AND HAVE A MINIMUM °- CALIPER OF TWO INCHES. �_- - AT SAWCUT 2. STREET TREES SHALL NOT BE PLANTED CLOSER THAN 20 c CENTERLINE ELEVATIONS = FEET FROM A STREET INTERSECTION, NOR CLOSER THAN TWO TOP OF CURB ELEVATIONS FEET FROM PRIVATE DRIVEWAYS, FIRE HYDRANTS OR UTILITY . 500 POLES TO MAINTAIN VISUAL CLEARANCE. 17+00 16+00 15+00 14+00 .1... alpha. 3. STREET TREES SHAL NOT BE PLANTED CLOSER THAN 20• FEET TO STREET LIGHTS. COMMUNITY DEVELOPMENT 4, TREES SHALL NOT BE PLANTED WITHIN TWO FEET FROM THE FACE OF CURB. SW GREENFIELD DRIVE - PROFILE 5. STREET TREES TO BE INSTALLED TO CURRENT NURSERY PROJECT NO.: 402-025 HORIZ SCALE: 1" = 20', VERT SCALE: 1" = 5' INDUSTRY STANDARDS, TYPE: CONSTRUCTION PLANT SCHEDULE 6. STREET TREES SHALL BE PROPERLY GUYED AND STAKED TO • DATE: 7/"1/03 SCALE CURRENT INDUSTRY STANDARDS. STAKES AND GUY WIRES SHALL 20 0 10 20 40 TREES QTY SIZE BOTANICAL NAME COMMON'NAME NOT INTERFERE WITH 'VEHICULAR OR PEDESTRIAN TRAFFIC. ■ • 7, ALL STREET TREE PLANTER STRIPS TO BE LAWN • • • 5 2" FRAXINUS PENNSYLVANICA PATMORE ASH 1 IN = 20 FT N:\prol\402-025\dwg\CIVIi.,\SHEETS\402025-STRT,bWG - SHEET: 22X34 Sep 13, 2005 - 1:58pm anb 5U 92005- 00002, EROSION CONTROL NOTES 0 ;�, , Ir1 11� , EROSION CONTROL NOTES SEDIMENT FENCE NOTES m 1. CONTRACTOR SHALL INSTALL AND MAINTAIN EROSION/SEDIMENTATION CONTROL DURING 1. THE FILTER FABRIC SHALL BE PURCHASED IN A CONTINUOUS ROLL CUT TO THE LENGTH OF THE 3 C alpha ONSTRUCTION (ANY TIME OF THE YEAR) PER THE "EROSION CONTROL MANUAL BARRIER TO AVOID THE USE OF JOINTS. WHEN JOINTS ARE NECESSARY, FILTER CLOTH SHALL L- ADOPTED DATED: DECEMBER, 2000, AND CLEAN WATER SERVICES DESIGN BE SPLICED TOGETHER ONLY AT A SUPPORT POST, WITH A MINIMUM 6-INCH OVERLAP, AND ;, - AND CONSTRUCTION STANDARDS, R&O 04-09 CHAPTER 8. BOTH ENDS SECURELY FASTENED TO THE POST, OR OVERLAP 2"X2" POSTS AND ATTACH AS COMMUNITY 2. APPROVAL OF THIS EROSION/SEDIMENTATION CONTROL (ESC) PLAN DOES NOT CONSTITUTE AN SHOWN ON SEDIMENT FENCE DETAIL. ° ' APPROVAL OF PERMANENT ROAD OR DRAINAGE DESIGN (E.G. SIZE AND LOCATION OF ROADS, 2. THE FILTER FABRIC FENCE SHALL BE INSTALLED TO FOLLOW THE CONTOURS WHERE FEASIBLE. I,I • 'III'' m DEVELOPMENT PIPES, RESIRICTORS, CHANNELS, RETENTION FACILITIES, UTILITIES, ETC.). THE FENCE POSTS SHALL BE SPACED A MAXIMUM OF 6 FEET APART AND DRIVEN SECURELY �%.•.�1 III''" `I''I J � INTO THE GROUND A MINIMUM OF 24 INCHES. •:;:�+�us;r:+," ;iliii / W 3. THE IMPLEMENTATION OF THESE ESC PLANS AND THE CONSTRUCTION, MAINTENANCE, E•.••..•ss'.,. ••. .�'!:I'!I :r:;.% W REPLACEMENT, AND UPGRADING OF THESE ESC FACILITIES IS THE RESPONSIBILITY OF THE ''0•• .. Jllli' W " 3. THE FILTER FABRIC FENCE SHALL HA A MINIMUM VERTICLE BURIAL OF 6 INCHES. ALL ;: til •Vo••.. .1, "' • CONTRACTOR UNTIL ALL CONSTRUCTION IS COMPLETED AND APPROVED BY THE CITY OF ' a� ! 11. l L- EXCAVATED MA FROM FILTER FABRIC FENCE INSTALLATION SHALL BE BACK AND �� ':,' ; , Z .... ::, O TIGARD AND VEGETATION/LANDSCAPING IS ESTABLISHED, THE DEVELOPER SHALL BE RESPONSIBLE '� "•'•••en...-111Riiill FOR MAINTENANCE AFTER THE PROJECT IS APPROVED UNTIL THE LOTS ARE SOLD. COMPACTED ALONG THE ENTIRE DISTURBED AREA. • x' • '`'� ` .'•' 0 :: :::0 ak, Suite 230 e:ti Isi .,. z w 4. STANDARD OR HEAVY DUTY FILTER FABRIC FENCE SHALL HAVE MANUFACTURED STITCHED LOOPS oll;p 3 z3 0 4. THE BOUNDARIES OF THE CLEARING LIMITS SHOWN ON THIS PLAN SHALL BE CLEARLY FLAGGED - =z --.0 41 OR 97223 IN THE FIELD PRIOR TO CONSTRUCTION. DURING THE CONSTRUCTION PERIOD, NO DISTURBANCE FOR 2"X2" POST INSTALLATION. STITCHED LOOPS SHALL BE INSTALLED ON THE UP HILL SIDE .„,etig; iw a0¢ z BEYOND THE FLAGGED CLEARING SHALL BE PERMITTED. THE FLAGGING SHALL BE MAINTAINED OF THE SLOPED AREA. � r'W; F,3 !N a [T] 503-452-8003 [F1503-452-8043 BY THE APPLICANT/CONTRACTOR FOR THE DURATION OF CONSTRUCTION. 5. FILTER FABRIC FENCES SHALL BE REMOVED WHEN THEY HAVE SERVED THEIR USEFUL PURPOSE. �= 1 I_ oz Lo o W o www.alphacommunity.com 5. THE ESC FACILITIES SHOWN ON THIS PLAN MUST BE CONSTRUCTED IN CONJUNCTION WITH ALL BUT NOT BEFORE THE UPSLOPE AREA HAS BEEN PERMANENTLY PROTECTED AND STABILIZED. �_; I � �fl . D CLEARING AND GRADING ACTIVITIES, AND IN SUCH A MANNER AS TO INSURE THAT SEDIMENT 6. FILTER FABRIC FENCES SHALL BE INSPECTED BY APPLICANT/CONTRACTOR IMMEDIATELY AFTER -i.-1 )_21(1.y) a2Na tE m m AND SEDIMENT-LADEN WATER DO NOT LEAVE THE SITE. THIS INCLUDES, BUT IS NOT LIMITED TO WATER EACH RAINFALL AND AT LEAST DAILY DURING PROLONGED RAINFALL. ANY REQUIRED REPAIRS oz owoE ENTERING THE DRAINAGE SYSTEM, ROADWAY, OR ANY VIOLATION OF APPLICABLE WATER STANDARDS. SHALL BE MADE IMMEDIATELY. 9 0 En. o ffiL ZUJ 6. THE ESC FACILITIES SHOWN ON THIS PLAN ARE THE MINIMUM REQUIREMENTS FOR ANTICIPATED ..o0 x21 REVISIONS SITE CONDITIONS. DURING THE CONSTRUCTION PERIOD, THESE ESC FACILI TIES SHALL BE 1 m o a,3 w UPGRADED AS NEEDED FOR UNEXPECTED STORM EVENTS AND TO ENSURE THAT SEDIMENT AND zz.2 N NO, DATE SEDIMENT-LADEN WATER DO NOT LEAVE THE SITE. 7. THE ESC FACILITIES SHALL BE INSPECTED DAILY BY THE APPLICANT/CONTRACTOR AND MAINTAINED AS NECESSARY TO ENSURE THEIR CONTINUED FUNCTIONING. 8. THE ESC FACILITIES ON INACTIVE SITES SHALL BE INSPECTED AND MAINTAINED A MINIMUM OF ONCE A MONTH OR WITHIN 24 HOURS FOLLOWING A STORM EVENT. 9. ALL EXPOSED SOILS SHALL BE PROTECTED FROM EROSION. 10. AT NO TIME SHALL MORE THAN ONE FOOT OF SEDIMENT BE ALLOWED TO ACCUMULATE WITHIN A RAPPED CATCH BASIN. ALL CATCH BASINS AND CONVEYANCE LINES SHALL BE CLEANED PRIOR FILTER FABRIC MATERIAL TO PAVING . THE CLEANING OPERATION SHALL NOT FLUSH SEDIMENT-LADEN WATER INTO THE 36" WIDE ROLLS USE STITCHED LOOPS DOWNSTREAM SYSTEM. 1 • • 3' .K rUNmun OVER 2"x 2" POSTS ';%I ,'1 fron toe slop -■ 11. STABILIZED GRAVEL AVEL CONSTRUCTION ENTRANCES SHALL BE INSTALLED AT THE BEGINNING G OF I. Vl I V�`�' Y•'ri'f'T' b: CONSTRUCTION AND MAINTAINED FOR THE DURATION OF THE PROJECT. ADDITIONAL MEASURES ra :1%0 rn / 'o rvr :,Se / MAY BE REQUIRED TO INSURE THAT ALL PAVED %' i i T LL PA ED AREAS ARE KEPT CLEAN FOR THE DURATION OF o . . i:•.';;.'•�'S�•r'•.•sv����••:3.•:,:•.tt•:•:•:•SS �'s���':� <� � THE PROJECT. K 1 'A+ ; e:+0 0:::•44::s:•:i$:i:Mt. ::.W4. 4 I 12. ALL WATER QUALITY/QUANTITY FACILITIES SHALL BE PROTECTED FROM EROSION, AND I I Ka MAINTAINED IN THEIR ENTIRETY, IF ANY SEDIMENT BUILD UP OCCURS. THIS INCLUDES, BUT IS r " ' NOT LIMITED TO THE MATTING OF ALL EXPOSED SOILS, PROTECTION OF ALL SLOPES, AND rn s MAXIMUM SPACING ' c o PRC/c ESTABLISHMENT OF VEGETATION PER THE DESIGN AND CONSTRUCTION STANDARDS, ETC, m FRONT VIEW PROFILE ��5c\,G\ NE-E. 13. STORM DRAIN INLETS, BASINS AND AREA DRAINS SHALL BE PROTECTED UNTIL PAVEMENT Ns Nrs c 13,280 SURFACES ARE COMPLETED AND/OR VEGETATION IS RE-ESTABLISHED. .- e4w11�'1 of 14. AT NO TIME SHALL MEASURABLE SEDIMENT ACCUMULATE UPSTREAM OF THE EROSION MEASURES ORE ON ,O �e, y 17, N� AT A CATCH BASIN OR INLET STRUCTURE. .. R 15. PAVEMENT SURFACES AND VEGETATION ARE TO BE PLACED AS RAPIDLY AS POSSIBLE. ANGLE FILTER FABRIC y9F1 J . �P� 16. SEEDING, MULCHING AND REVEGETAIION SHALL BE PERFORMED NO LATER THAN SEPTEMBER 1 FOR FENCE TO ASSURE SOIL IS TRAPPED VALID THROUGH 6-30-06 EACH PHASE OF CONSTRUCTION. o • 17. WHEN SEED/PLANTINGS ARE PLACED, THE OWNER/CONTRACTOR WILL MAINTAIN THEM UNTIL THE o [ • { • I NOTES: 1. BURY BOTTOM OF FILTER FABRIC fi VEGETATION/PLANTINGS ARE WELL ESTABLISHED. o VERTICALLY BELOW FINISHED GRADE.\ >9 18. IF THERE IS EXPOSED SOIL OR SOILS NOT FULLY STABILIZED FROM OCTOBER 1 THROUGH APRIL 30, F 2, 2"x 2" FIR. PINE OR STEEL SUMMIT • II mil ■■ FENCE POSTS. THE WET WEATHER EROSION CONTROL MEASURES WILL BE IN EFFECT. SEE SECTIONS 3.3. 7 AND 3.3.8, 3. POSTS TO BE INSTALLED ON EROSION CONTROL MANUAL, FOR REQUIREMENTS. I INTERLOCKED UPHILL SIDE OF SLOPE. 19. THE DEVELOPER SHALL REMOVE ALL ESC MEASURES WHEN THE VEGETA TION IS FULL Y ESTABLISHED, OR m AND ATTACH TS 4. COMPACT 90 H SIDES OF FILTER FABRIC RIDGE PLAID VIEW TRENCH. THE SOILS ARE COVERED AND PROTECTED FROM EROSION BY PERMANENT SURFACES. 5, PANELS MUST BE PLAC90 20. ALL ESC MEASURES TO BE IN PLACE AS SHOWN ON THE PLANS OR AS DIRECTED BY THE CWS Nrs ATABLE 4-7. NO To SPACING INSPECTOR, PRIOR TO ANY CONSTRUCTION. PHASE IV 21. CWS ESC HOTLINE 503-681-4444, CALL BEFORE STARTING ANY WORK. LEAVE YOUR PROJECT NAME, LOCA TION, CONTACT TELEPHONE NUMBER, AND THE INTENDED TIME OF POSSIBLE PRE-CONSTRUCTION . MEETINGS, AND DATE ANTICIPATED FOR START OF WORK. 22. IT IS STRONGLY SUGGESTED THAT A PRE-CONSTRUCTION MEETING BE HELD PRIOR TO ANY SITE WORK. 23. RECOMMENDED EROSION CONTROL GRASS SEED MIXES ARE AS FOLLOWS: MAY BE USED SHORT TERM A • SIMILAR MIXES DESIGNED TO ACHIEVE EROSION CONTROL MA Y BE W/ UTILITY WORK AND W/ PHASING OF DEVELOPMENT 4..c_pnr.tii 1 SUBSTITUTED IF APPROVED BY WASHINGTON COUNTY. ,;;, �__;::g;:,. A, DWARF GRASS MIX (LOW HEIGHT, LOW MAINTENANCE): 0I is 1 , ELKA DWARF PERENNIAL RYEGRASS, 80% BY WEIGHT, ���. III'`'"[ I �1ti OIU 11Iq CREEPING RED FESCUE, 20% BY WEIGHT. ,60E`c,ESS p° ✓ 3D'a, `-,� Ilif".,'IQ HI i1 II I ; I i�]�%il�l rliIij APPLICATION RATE: 100 POUNDS MINIMUM PER ACRE. ® J=i; j4i [ _ i t aa C. I I�I�1MA I 1:11)1 � i EROSION i.B, STANDARD HEIGHT GRASS MIX o�°� ° I° ° , 'o ° tie if ....................... °I111i9 '�-_ - ANNUAL RYEGRASS 40% BY WEIGHT; ° " ° a TURF-TYPE FESCUE, 60% BY WEIGHT; ��' o A t ' ° a , ° o ° ._; � �t -� . ,'��I -- CONTROL APPLICATION RATE 100 POUNDS MINIMUM PER ACRE. Off/ v � ,,p , ,;;,.°, . �� CATCH BASIN AREA DRAIN NOTES & 24. WOOD CELLULOSE FIBER SHALL BE APPLIED AT THE RATE OF ONE AND RnD1us = 2s MIN. !;n. °'•'' ONE HALF (1-1/2) TONS PER ACRE. tFOy DETAILS 25. WRITTEN EC LOGS ARE REQUIRED TO BE MAINTAINED ONSITE AND A VAILABLE TO DISTRICT INSPECTORS UPON REQUEST. cc- ,tx°��Ese) Y 'is l �'il SUBGRADE REINFORCEMENT \{v 1.,,,11iu11 GEOTEXTILE, AS REQUIRED pP IPlldllllll'd 1r MIN. 1111ii�lli�jll' DEPTH . :':r'.iri i i I,I!:'., 111 iA�, '. / ` 'IIu.11n1 •20' MIN. FOR SINGLE FAMILY AND DUPLEX RESIDENTIAL f _ , rcir n+:" FLOW 1'1111.11111 1 I,Illdlll lull 1 I'Illllll lv auva tpailwcfml I_ "".iOui.;i 6" overlap of bags, iiI'lll ENTR CEpn11C GRL PM" I 'IIIIIM I ?; r4TTc P AN VIEW ;fl uikl1I 1111/11111' mn lu h lEi!„,:::„,„;:: ,,,,,/...,„.;,,,, . Q..,__ Ai :;o FLOW COMMUNITY DEVELOPMENT NOTES: II - O OIMENs10Ne PROJECT NO.: 402-025 - SIN, F FAMI Y DITCH INLET 20' LONG BY 20' WIDE TYPE: CONSTRUCTION 9" DEEP OF 3'4" MINUS CLEAN ROCK. COMMFRrw1 NOTES: DATE; �j//11/,$ 50' LONG BY 20' WIDE i. ADDITIONAL MEASURES MUST DE • 3-5" CLEAN ROCK, • CONSIDERED DEPENDING ON SOIL TYPES. GOVERNING AUTHORITY MAY REQUIRE 2. BIOFILTER BAGS SHOULD BE STAKED GEOTEMILE FABRIC TO PREVENT ' 1 , SUB-SOIL PUMPING. WHERE APPLICABLE USING (2) 1"x2" WOODEN STAKES OR APPROVED EQUAL PER BAG. CONSTRUCTION ENTRANCE Detail Drawing 4-5 INLET PROTECTION Detail Drawing 4-24 TYPE 4 3 Page 4-43 4-111 6U132cror5- otratZ 1 \ \ LEGEND F�tV 'il FI tl , 4-,J EX 2-FT CONTOUR L\ \ vi {y -�-_-_ _ — I--;(4.1 I H41LL_ — —) o o ORANGE CONSTRUCTION I / \ 1 / �._.., L.._. !� ,. FENCE COMMUNITY ,/ ,I I _.,.� ,W, I y .r. '/�•_`_ — — r ' - - c�ocx�0000 SEDIMENT FENCE DEVELOPMENT I 11 Rt _ I L r I BIOBAG BARRIER 6 _ 'I * E EX TREES TO REMAIN) '1 — r" . 73tzsw Durham Road Summit RidgsDevelbpmenl I I I 2 I J. EX TREES TO BE REMOVED 9600 SW Oak, Suite 230 I I _ GCOp8Cif1C' Portland,Oregon 97224 Project No 03.0254 FIGURE 4 I I , ; 01 r, '� Tel:(5D3)59B-ft445 Fax:(503)598-8705 ) `3 I �'' I 1 I I t `' Portland, OR 97223 pi al ' 7, [T] 503-452-8003 [F] 503-452-8043 ROOK SIZE SCHEDULE(Sannote4below) —� kfaif9 sual www,alphacommunity,com — — --- ROCKERY WALL DESIGN \y rn � , W.I D(FT) MIN,WT.-(LBS) , TYPICAL SIZE(IN,) / — — i I __: : MAXIMUM WALL HEIGHT(H)= 9 FEET I 24X 16X 14 I \ 1 65tl 19 X 19 X 19 DRAWING NOT TO SCALE I I I \ 3 1200 32 X 27 X23 D is distance from base I SW WINTERVlEW DR _ — of boulder to top of wall REVISIONS ,;,L* — — — — — — — — — �5 2,DpD 38 X 27 X 27 (D= H for toe boulder) W DATE 9�f 7 3,000 40 X 29 k 29 LEVEL 1'0 2H:1V MAX.SLOPE I I / '`2 5 N O. { 9 -• — 6,006 54 X.34 X 24 COMPACTED SILT OR I 4 I' 5 6 c d4 -�,,9 48X 46 kA6 CLAY SOIL(12 TO I e ('e tl t al -- ... o Si; "°vu, 0 24 INCHES THICK) I I LLI — — ____Jr_ v I Z one uI I "r ¶D(Varies) ol> o e . I W I 24 r. p t,.71 oa 0 QI +� 'ma' .� yp µ _ 010'..4e. I I — _ !!lYYY _ a 'a STABLE TEMPORARY CUT o _ C { {� — _ __ — — _ — 1 .!� 'o°�r%.owa' (SLOPE ANGLE VARIES) I U I y + r' .ar5 d,t IIIIr stilt o r,„'. 4t1 _ •o 'p 4"-0 CRUSHED AGGREGATE Cp ,' , LIGHTLY COMPACTED IN 12 '�gp. 2r to ii, INCH LIFTS I a•. "firs 0.35H `"� — — ����0 PROfFsf Ire, Toe Boulder • :^',. / AG RE t TE V ITH NO Cb I I S �G 1 Nee. 1 ` �r AGGREGATE W ITH NO MPRF_THAN 7% — _ II r 2 I _,•+If, 12 IN.MIN, ► v FINES PASSING THE NO.200 SIEVE, I �'13 280�' ���'�' - — — —r— u• i S ... LIGHTLY TAMPED I 1 4<�.1... ' W — _ _ — — 61N. dx..4 'l= r;, '?^fRi•. \ w /I 1►�I 3 or41NCH DIAM.PERFORATED PLASTIC PIPE 1 O 11 1 y-OR GON "" It' y 594 ++ MIN.KEYWAY 1 ADS HIGHWAY GRADE OR EQUIVALENT /Ir ' `I,,.,. y,�+y `r 17, 19° / / WIDTH n 0.61-I ", CONSTRUCTION NOTES; I — _ _ _ % I 21 F! V R 4) I ,, o ' Keyway cubgrade end embedment should bevednedbyQoopaclnaEngineadng,Ina I TW/ , r� -r — - ” _� ��� I I VALID THROUGH 6-30-06 Qua 1. ;1 I 2.Rocks should have a cubical,tabular,or semi-rectangular shape that roughly matches he spate created by the previous rock , W 532 '� ,;;c `59? Ise course. Rocks should be laid fatwith the long dimesionorientedperpendicularto the wall and extendingtowards the excavation r !` t �/ '1 I �I I NSTALL B OBA(' I1,, :4 face. Rocks should be staggered such that each rock bears on at least two rock below and vertical joints am discontinuous. Rook .' / I , V D" f.: — — — — — placement and wall Integrity should he checked(by builder)by lightly hammering on the lop of each rock with excavator bupkei. j � )� f�� BARRIER TYP. — — TW, 532 i 1 t59U p Ip. 3, Mlnilnwn rock sizes should be determined using the ROCK SIZE SCHEDULE above,where 0 is the distance from the bass of the / BW 526 (� 1 ;,, , 20 5., rock to be placed to the lop of the wall, Rocks should be no smelter then 660 lbs. I / ` P INSTALL GRAVEL /I¢ ppp sp ., r ,.(-2;:,, I tic, 4. Voids greater than 6lnches wide where Thera Is no contact between adjacent racks should be chinked with a small cork. I CON S TR U CTI ON ! --o o SUMMIT r s 8 ENTR ANC Fy� // TW 530 RRR777pr Y ..dl - -- — • S I 5. Backfill behind the rocks should consist of an average 12-Inch-wide sheet of 4"-0 crushed aggrogste with no more than 7/o Nos iii h I passing the U.S.Standard No.200 sieve. Backlill should be placed hi 12 inch lifts and lightly compacted to an unyielding stale as �P ,q� Y.� _; t F.: _ yy u U ., '. , A4 Structures by e laced. base g p / / 1r B 524 //' jr_ .'*1 ' I ,ntl t-rv. SW OVERLOOK DR RIDGE I:z/ 4 l4a 1588 — — — — — — 6 determined s supported ogee ahmlcallenginleeruwd either be at least l.ehl hnnXanlal from the front base of the wall or footings deepened as / TW 529 / ii� V ' , v r' c — — - I / B /523 /; ' . 1Ath.'h 4ti� - Ii,— I N PHASE I V I �EE I PRK AREA f I --- E-i / E P Po�ED �. , �1 I 19 18 2 • , , -it i / / BULDR V�ALL� / I t> r� t ,Y (01�., HBO I / H / I r i ' 8' ,DECIS000S L / `// f� ., Q I / I '- f * /11\, / 3- 12" DECIDUOUS / i EXISTING LBW 519 I 4D .� 578 ., ,LVt, ti ` ,, / / r z n I 27 Il I�5(fl a� ill ` . N ` / Y :OULf�ER V�ALL TW"/ _ re a �,r ` Lam„,._----sui.P —scc:r:,y_ •-",', ,M'L+^t^, f .. � //' ! ,its / I r'^.�r.�. _-�..�_.�..711M • — R 5/b � .� � � t 1� +i���rru� v) � � -..... -_.-- vt/r 1/ � /� � I„_._-. �...7--' — r ' --^w`"... ""� iitIliTJ!,� r r i y% l 4,0 I1 GRADING AND trro / / of in // 4��, 74 tACTI .,. „- It / �/ INSTAL SED I 15", 18", 18 ELDER , EROSION L IMENT I P � , r s ...._,,,,,11, "� , j , , � � �,�, / ,� , 7 • FENCE,-.. TY . . � •.. I I�i 1 � I I r - IIII I .._ 76-n- \ � k � , IA. ��,�� � " �/o J ,� � �:1 .- CONTROL ✓` / �, �� a... / CO .j I I i I I of I I I -570 Vii / /,, / ,�„, , ,� , •, ' .,�' ; ,� I I HL I E; I I I I I J I PLAN rai c� t;l, �d ► " � I wl •. ..__. ' /, 'yl / .� I j I 5 8 • • y y f co� , ,� / ,,r° �'" -- g- >r I I --i l l 11 i 1 1 iii; r cc OIIC�'ot ! to jrn •�.. .F- i✓" ' h. I ✓� /' ,J+ I�� �1�'- {% VaIpha COMMUNITY DEVELOPMENT G PROJECT NO.: 402-025 TYPE: CONSTRUCTION DATE: 9//11/4S SCALE 60 0 30 60 120 - 4 1 IN = 60 FT N:\prol\402-025\dwg\CNIL\SHEETS\40225-GRAD,DWG - SHEET: 22X34 Sep 13, 2005 - 4:58pm mat rrr22�t r: .Sf y :, . F � 4 r - , . , a i 3 • • r' G, P H AS E IV q .„. „ rim.' ,:,,�; s"NGE 1 WEST, POR ------ DEVELOPMENT --TOWNSHIP 2 SOUTH/ - TIONS OF SECTIONS 9 WoM •i; 1_ ,._:-:• :. : �� i, _ 9800 SW Oak, Suite 230 „t.• .y _ - Vie•_ •r<i,. `.r.- - ;:4,' .u.4';:'.:;; OF TIGARD, WASHINGTON C .="�" : :-:s _�X;`��. -�.�..a;.�� ,�,��`h ..���'�.+�'1'`�•.,�;.: < ,...�:�._,..��- ':nom:. '�:>w'a .. �.e ,*s+,�-:a m+ ��:c.,.r��V -``'Y�"^x;^..aii•"s'. .•�.., �;�.._-r-,'kA+4�-E-�:dh@,:, ., _�r.;._Y'a.>...-,.��a ?v�F:s-�s- Portland, �R 97223 f; [T] 503-452-8003 [F] 503-452-8443 L. LEGEND - --..,,,:, u oixy n.. ... . , • , ... . . .. ......: . .....- -.-:-..:::::::-, ...gik::::,N,c; , . ..... - ....--. .:. .:-:::--..•-.:•. ...a.., :,,ti.,...:.....„.. ...) ..... „. .,..... . . . ,.,.,-, ,v �w '} dg F www a hacommunl com vj.-. t 1 * 30- --- EXISTING TREE .ay 7xc M K,v :_- I EXISTING SAN!TARY SEWER LINE :::;.:.:'.::.:.:'.... <�; .:_ ;. P.:-. REVISIONS fi 3{ EXISTING STORM DRAIN LINE 4 . :...- : . : ..:.. s,_ r :: .lac--:. EXISTING WATER LINE _ -. 6$ p • ....,. .. • _ .. .. .. .. _ _ .. ._K:/.... .. .. _ .}:fix,: v .�:••:C•.:SS..--:::::::wv ~-Y:'}"^' '- ^r:{-„•.:\n+,.:• :_"!b'..:.:<:'':tdE-:!. .. .: :. -_.._ .: ”:- • . �i.2t'<v-.:Yatt<a:- :%d-?:::�":r:;:;.,.�: 1 EXISTING SANITARY SEWER MANHOLE '��. .},..:.::...>:.- :.:--:_ ....:._-.....---:.:.-.::•-• --.�;�;�}-.:.(:<::<:.:>(>.:;:>.::.. ' sumwounnasemur t L' DATE `q' N M z, �_ / EX/STING CATCH BASIN �. �+ ��( TA(771B.5 (:)\ q ■W. �U LL w7 6 .�...aena,+, --^.4` �„ :+e�..•c::<ii<iruu�e+r 'Lxa<?ai<(:,:�R o:<�'': - '� EXISTING STORM DRAIN MANHOLE q,.. ..... . ...... .................„.. . J r--"fit-+ ��.. �` $ fy fe. eL. ::: : a ..� ,.e,•T ,. •' •.. (H.: •SANITARY SEWER LINE _ S .. . ... _ _4 � - _ � SITE , x .. �- $SZZ y:fl -q,. . n C -- p, r:::'::4,,,.:::...,::<^.: -C -f < {N _FL' ::+ C!K<L<VY:« .J z ,,,...: e ,, SANITARY SEWER MANHOLE :t � <<.. :k.. '.::. . :...%•: ' -�; .rte 4 5 8 ( f. , n- 1■ STORM DRAIN LINE ::>: CATCH BASIN C8 OSCB '. a ': : :2,i,,,, W r./ s'c r:,''-2 I 5.:- .Q•:: 1 {:.•® 'c L c _ r :},:pia':, � u ... .. .. '�:: a* STORM DRAIN MANHOLE : e 4:.... k' , ..... ::.>. k,. \J =d-: > D 7 30 (H•- ;.�-•... -....- :,,.:,,,y,,,,-3;:.• yiY�}c: _ s�• t. CURB INLET t_ CLEANOUT ;.x Z---- 11 `. .-, _ x. •, WATER LINE �:.:.. it w > . • } YC>: BLOWOFF zt x8_ 4'.y ►,t .:: t ; ' .. - ::.:.. .alt .3.. .,> "} .• .tee, ..., .. ..4: Z.. WATER VALVE SITE :: .. S > tt zo Y,x :,-.:-WATER METER T` _. L.: ... Q STREET uGHr _ �.' : �..�:. . ::: � _ ::o�...�.x '��. :� � i. � THRUST BLOCK r _;=:: � TJ ._ : . '.h;::.:;:;.Y• -.��� .;�.� � D PROP, g oo k= }� tar _� -. --� .... 'L :Y. •.: V �,_. FIRE HYDRANT �,. ,' �--�.. — �.�. -:. :;: � ' : ,.,..-,�. � /•�. m r.'„ `� -,v,;::-,y>'i = SIGN nv n. - -:, untlTY POLE v, �igt ... .�.�.. ....�.. g ����"�:�>,• .;;,.; ,�: EDGE OF EXISTING PAVEMENT EP • TEMPORARY CONSTRUCTION DRIVEWAY 7. .: x ORE:.80°Ni 5 t4�.. STREET BARRICADE -I m ..�, OUND ELECTRIC :::::�;:v=>:il; EXISTING STREET LIGHT S Y . :' E( �` "' TELEPHONE RISER VALID THROUGH 6-30-06 r WELL — AS NOTED ti k. a a o o FENCE — AS NOTED N VICINITY MAP• E_ 1 SURFACE STORM WATER DRAINAGE g g P N g g _ SHEET(:) CONCRETE SURFACE/PEDESTRIAN PATH INDEX BRUSH/TREES gi y - 1 a TITLE SHEET } RIM TOP OF MANHOLE RIM r g SUMMIT '" :�`�'s,-:< �l INV INVERT OF SEWERLINE '' J �. i RIDGE 1 �. 2. GENERAL N WETLANDS ag _— �-- S ' , ROCK OUTCROPPING �° --� ,� Rt)►SIt3N C®NTICL NOTES & ®ETAILS HANDICAP RAMP & SIDEWALK 4� RA D I N St EROSION CONTROL P LA N _,_ WALL _ STREET PLAN �t PROFILE AN® ST®RI1II FLAN V PHASE � ® ALUMINUM CAP : l �. SANITARY SEUVER PLAN & PROFILE kF .$ _ _ '� AND WATER PLAN ct-r�"s� ;�•.-„+'w�_c..:::,cr1�2':`_'f,.•t`,'^wsY:�P.„,mac.:'�`s�e lt'>�[+_,.,..._,x s�,,.y'?}:?�4s`a�S:�'.':''��"c.-�:'��ti.r,�.�'_�we-�;',°'�h,'�.G._s�.�S n_�.''�`�'ka" �r,x.3-�:�+�.rir�"• '�+''2'3.��.:�t3`k�..�.�: '�u'�a-�'���.'_x"�..c�"�it��`A:sa�e.,a -+ - - f a ®NSTRUCTI N ®ETAILS 4.,aa.. C -$ $• 4:. .::i%`+ ...G - :fir:. ..= .. ',3a .z•a ' >s `;-e^ _ _t =.fix. ;-st, s_n:` '=V:'` x A }`",. g a.:.-_ ,. F i =.s' �.. ra. � -�.a:�'-:t�,,:�,fa-:�;+..,'n�..�.�...,.�mss.. �-mss .tea.,.x_..�•: 'm i,..�... ,.,.,,t �.:�.-,,,...___.-rte.,. �-�.,:a�:..�.F+�':a.,..a,r:,;��.,-,��..„��_,....,-._.r.�3���.�:z?,�:-�:�_..,�„�--2�,k�__.-,..x7..>ro_`mr: CONSTRUCTION DETAILS :i'c t ABBREVIATIONS 4 ;x- PROJLCTTEAM _ -• :,:.„; AC ASPHALT CONCRETE PC POINT OF CURVATURE `` 2 :P PIPE,:-_,:! CC POINT OF i:: B AGGREGATE BASE PI POINT OF = APP NT* S E N TATIV U TI LITI RVIC BCR BEGIN CURB RETURN BM. BENCH MARK s R PROPERTY LINE PRC POINT OF REVERSE CURVATURE ALPHA COMMUNITY DEVELOPMENT WATER: CITY OF TIGARD TITLE BVC BEGIN VERTICAL CURVE PT POINT OF TANGENCY r WATER: CIP CAST IRON PIPE PVC > POLY-VINYL CHLORIDE a 9600 SW OAK, SUITE 230 STORM: CWS CJ CONTROL JOINT R RADIUS _Y PORTLAND, OR 97223 SEWER: CWS ■ CL CLASS RCP REINFORCED CONCRETE PIPE -: CENTERLINE (503) 452-8003 ' R/W RIGHT-OF-WAY PH. 462 80®� PC.)WER. PORTLANL3 GENERAL ELECTRIC _`' CMP CORRUGATED METAL PIPE ,: S SEWER }I FAX: (503) 452-8043 GAS: NORTHWEST NATU RA L rs CMU CONCRETE MASONARY UNIT SD STORM DRAIN . - CO CONCRETE CLEANOUT SL SEWER LATERAL CONTACT: MIKE VAN LOO FIRE: TUALATIN VALLEY FIRE RESCUE `` CN CABLE TELEVISION STA STATION DI - DROP INLET "° POLICE: CITY F TIGARD POLICE DEPT. STD. DTL. STANDARD DETAIL =z DIP DUCTILE IRON PIPE T TELEPHONE SCHOOL: TIGARD SCHOOL DISTRICT E ELECTRICAL ECR END CURB RETURN TB THRUST BLOCK PARKS: CITY OF TIGARD :.,:_-, TC TOP OF CURB APPLICANT ,. ,,,, ,, : EJ EXPANSION JOINT TCN TOP OF CONCRETE EL ELEVATION TD TOP OF DIKE VENTURE PROPERTIES EVC END VERTICAL CURVE TF TOP OF FOOTING ` ,4230 Q ALEWG�p STS, SUITE 100 V:4' EX EXISTING � TG TOP F RATE '` FF FINISH FLOOR TI TRAFFIC INDEX LAKE OSWEGO, OR 97035 GC 022-094 FG { $ RR CO'MMUNIT'Y DEVELOPMENT TL TRAFFIC LIGHT 1 1 4 S E CTI O N C O R N E R 10 A NT PH: (503) 3�►7°7l�100 ' TP TOP OF PAVEMENT `£ 4. FL FLOWLINE TYP. TYPICAL UST BOOK PAGE 77 FLG FLANGE TW TOP OF WALL „ F GAS VCP VITRIFIED CLAY PIPE 3°'1/4 ALUMINUM DISK IN CONCRETE `4_ GM GAS METER VPI VERTICAL POINT OF INTERSECTION ads OWN �� PROJECT NO.: 402-025 G GRADE BREAK V WATER ELEVATION 430.22 (NGVD 29)4 �eF E j, _,, GSP GALVANIZED STEEL PIPE WM WATER METER VENTURE PROPERTIES NOTES: ' G TYPE: CONSTRUCTION •r. HP HIGH POINT W • V WATER VALVE 4230 �a►ALEWOOD ST., SUITE 100 v 4 DATE: S�/71a� L CURVE LENGTH p DELTA (CURVE CENTRAL ANGLE) SITE AREA. 30,072 SF U LF LINEAL FEET ± APPROXIMATELY LAKE OSV�IEG®, 9R 97®3� R°� ��( ,'l c: SCALE MH MANHOLE ZCN I NG■ M % PERCENT _ ,„ti 200 0 100 200 400 J MECHANICAL JOINT LESS THAN PH: ' TAX MAP: 251 O9DA N.I.C. NOT INCLUDED IN CONTRACT OCEW ON CENTER EACH WAY GREATER THAN TAX T; X00 /Z3�a O 1300 (PORTIONS 332 NUMBER OF LOTS. - 00 t= 5 ..m. -. ..3 k•.'.... , ,., t., ,-2 t,a� _ .:�x.sr, �Sx.y' f'�'=, tea. �',#� -'``� ->„ • 1 N T : .s.�� z :.� .-• .-_ .: AVERAGE LOT SIZE: 8014.4 SF N:\proj\402-025\dwg\CIVIL\SHEETS\402025-TITLE.OWG - SHEET: Cover Sheet Jul 18, 2005 - 1:46pm my! ,,,,,9)B 2405 lail G . 4°-'11. 2. .. _ , ., .. .,._. _ . _ • - -- -- - _ _ _ _ _ _ __ _ s GENE ' A CO 10 ITIONS coNsTRucTION NOTES; , 4, ,, ..... Ii,,, .. h ,§ ' 1. THE CITY'S STANDARD SPECIFICATION FOR TRAFFIC CONTROL IS "MANUAL ON UNIFORM TRAFFIC CONTROL DEVICES FOR 7 CONTRACTOR SHALL REMOVE AND DISPOSE OF TREES, STUMPS BRUSH 9. ASPHALT CONCRETE PAVEMENT MIX TO MEET THE CRITERIA SET '`> STREETS AND HIGHWAYS", U.S. DEPARTMENT OF TRANSPORTATION, FHWA, MILLENIUM EDITION. TOPSOIL AND OTHER MATERIAL IN THE ROADWAY AND IN ALL FORTH IN THE LATEST ODOT SPECIFICATION 00745, AS MODIFIED . , , ROOTS, ''' 2. TRAFFIC CONTROL SHALL BE PROVIDED FOR BY THE CONTRACTOR IN ACCORDANCE WITH THE CITY'S STANDARD SPECIFICATION STRUCTURAL FILL AREAS INCLUDING BUILDING ENVELOPES. MATERIAL BY WASHINGTON COUNTY. SUBMITTAL OF THE DESIGN SHALL AND, IN ACCORDANCE WITH A CITY JOB SPECIFIC APPROVED TRAFFIC CONTROL PLAN. A COPY OF THE APPROVED SHALL BE DISPOSED OF IN SUCH A MANNER AS TO MEET.LOCAL REGULATIONS. FOLLOW THE REQUIREMENTS OF THE LATEST COPY OF THE OOOT TRAFFIC CONTROL PLAN SHALL BE AVAILABLE AT THE WORK AREA. 8. CONSTRUCTION VEHICLE AND EMPLOYEE PARKING TO BE ON SITE. NO PARKING CONTRACTOR HMAC DESIGN GUIDELINES. alpha 3. PUBLIC ROADWAY SHALL NOT BE CLOSED TO TRAFFIC AT ANY TIME WITHOUT HAVING FIRST OBTAINED WRITTEN APPROVAL FROM TO BE ON PUBLIC RIGHT-OF-WAY. 10. ALL MAIN STORM SEWER AND C.B. RUNS SHALL BE THOROUGHLY THE CITY ENGINEER. THE PERMIT HOLDER IS RESPONSIBLE FOR PROVISION OF TIMELY NOTIFICATION OF TRAFFIC FLOW DISRUPTIONS NOTES CLEANED, MANDRELED IF PVC, AND VIDEO TAPED FOR TO AREA WIDE EMERGENCY SERVICES (T1GARD POLICE DEPT., TUALATIN FIRE & RESCUE, ETC) AND TO TRI-MET AND TIGARD AND DEMOLITION ACCEPTANCE, PER R&O 03-11. BEAVERTON SCHOOL DISTRICT. OR MUST OBTAIN DEMOLITION PERMIT FROM CITY OF TIGARD BUILDING C M U Y 4. ADVANCE WARNING OF IMMINENT TRAFFIC DISRUPTION SHALL BE PROVIDED TO THE GENERAL MOTORING PUBLIC BY PLACEMENT OF 1. CONTRACTOR 31. COMPACTION FOR ROADWAY EMBANKMENT AND ROADWAY SUBGRADE SHALL COMPLY DEPARTMENT PRIOR TO STARTING DEMOLITION WORK. WITH APWA 204.3.09 . THE MAXIMUM DRY DENSITY OF COMPACTED MATERIALS D E V E L O P M N T AN ADVANCE NOTIFICATION SIGN AT EACH END OF THE CONSTRUCTION AREA 72 HOURS (MIN.) BEFORE INITIATION OF CONSTRUCTION WORK. 2, REMOVAL OF EXISTING INTERIOR FENCES, SERVICE LINES (AERIAL & UNDER- SHALL BE DETERMINED BY AASHTO T99 OR T180. 5. ACCESS TO EXISTING PROPERTIES SHALL BE MAINTAINED AT ALL TIMES, INCLUDING NORMAL DELIVERY SERVICES AND MAIL GROUND POLES, MISCELLANEOUS ITEMS NOT SHOWN AMD THE CLEANUP OF DEBRIS 12. USE 4 000 PSI CONCRETE FOR ALL SIDEWALKS, CURBS AND DRIVEWAYS z r , SERVICE AND IF NOT, SHALL BE CAUSE FOR WORK STOPPAGE UNTIL EFFECTIVE ACCESS IS ESTABLISHED, IN THE CONSTRUCTION AREAS ARE ALL TO BE INCLUDED IN THE REMOVAL BID ITEM. USE 4,00 OF S PSI CONCRETE ENGINEERING STANDARDS. 6. TRAFFIC CONTROL DEVICES, FLAGPERSONS, ETC., SHALL BE IN PLACE PRIOR TO INITIATION OF CONSTRUCTION WORK AND SHALL 3. I T SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO LOCATE BE EFFECTIVELY MAINTAINED. AND COORDINATE THE REMOVAL OF EXISTING UTILITIES OR PROPER 9600 SW Oak, Suite 230 DISPOSAL AND/OR FILLING ACCORDING TO DEQ/WASH. CO. SANITARIAN, WATER SYSTEM 7. NO WORK WILL BE PERMITTED DURING THE HOURS OF DARKNESS, NOT BETWEEN 9:00 P.M. TO 7:00 A.M., MONDAY THROUGH IF THEY ARE TO REMAIN (SEPTIC TANKS, LINES, ECT.). IT SHALL ALSO Portland, 0R 97223 FRl DA Y, BETWEEN 9:00 P.M. TO 8.00 A.M. SATURDAY, NOR BETWEEN 9:00 P.M. TO 9.00 A.M., SUNDAY. BE THE RESPONSIBILITY OF THE CONTRACTOR TO CONTACT THE STATE OF OREGON WATER MASTER 503-681-7018 TO APPROVE THE FILLING 1. AN ESTIMATED 12 PERCENT OF THE WATER SYSTEM COST MUST BE ON DEPOSIT PRIOR TO BEGINNING CONSTRUCTION [T] 503-452-8003 [F] 503-452-8043 8. MINIMUM TRAVEL LANE WIDTH SHALL BE TWELVE (12) FEET; PEDESTRIAN TRAVEL SHALL ALSO BE PROVIDED FOR. OF ANY SEPTIC TANKS & REMOVAL or ANY EXISTING WATER WELL. ON WATER LINES, AND TO RECEIVE A TPW (CITY OF TIGARD PUBUC WORKS, WATER DIVISION) STAMPED APPROVAL ON 9. THE CITY RESERVES THE RIGHT TO ADD TO OR MODIFY TRAFFIC CONTROL REQUIREMENTS AS MAY BE NECESSARY TO EFFECTIVELY CONSTRUCTION PLANS. www.alphacommunity.com CONTROL TRAFFIC AND TO ASSURE PUBLIC SAFETY. GRADING NOTES 2. THE CONTRACTOR SHALL MAINTAIN ONE SET OF TPW STAMPED APPROVED PLANS ON THE CONSTRUCTION SITE AT ALL 10. BEFORE INITIATING ANY CONSTRUCTION ACTIVITY, THE PERMIT HOLDER SHALL CONTACT THE CITY'S INSPECTOR (MICHAEL WHITE) 1. THE BRUSH AND TREES FROM THE CUT AND FILL AREAS SHALL BE TIMES. AT (503-639-4171) TO ESTABLISH A PLACE, TIME, AND DATE FOR A PRE-CONSTRUCTION MEETING. REMOVED FROM THE SITE OR DISPOSED OF AS DIRECTED BY THE 3. 11. THE PERMIT HOLDER OR HIS CONTRACTOR SHALL NOTIFY THE CITY'S INSPECTOR (MICHAEL WHITE) AT (503-639-4171) TWENTY-FOUR (24) ENGINEER. THE STRIPPINGS MAY BE SPREAD OUT IN 8" LIFTS TO A MAXIMUM CURBS MUST BE IN PLACE PRIOR TO INSTALLATION OF WATER MAINS WITHIN NEW SUBDIVISIONS. HOURS PRIOR TO COMMENCING WORK, TWENTY-FOUR (24) HOURS PRIOR TO ANY STAGED INSPECTION AND AFTER COMPLETING WORK DEPTH OF 1 OVER THE LOTS, WHEEL ROLLED, GRADED AND SHAPED TO DRAIN 4• REVISIONS ( ) TO STREET OR REAR LOT DRAIN WHERE APPLICABLE. NOTIFY IP% WATER DIVISION 48 HOURS PRIOR TO COMMENCING CONSTRUCTION TO SCHEDULE A PRE-CONSTRUCTION DATE COVERED 8 Y THE PERMIT. N p. 12. A COPY OF THE PERMIT AND ALL ATTACHMENTS, AND A COPY OF THE APPROVED CONSTRUCTION PLANS AND ALL AMENDMENTS 2. EMBANKMENTS OR STRUCTURAL FILLS FOR ROAD WAY CONSTRUCTION OR FILLS TO BE MEETING. TELEPHONE 503-639-4171. �_x r . ,;. ._ SHALL BE AVAILABLE AT THE WORK AREA. ALL WORK SHALL CONFORM TO THE PERMIT TERMS, CONDITIONS AND PROVISIONS CONSTRUCTED FROM EXCAVATED MATERIALS ACCEPTABLE TO THE SOILS ENGINEER AND 5• AND TO THE CITY APPROVED PERMIT PLANS, AND APPROVED PLAN AMENDMENTS AND TO THE THE CITY'S STANDARDS AS REVISED SHALL BE BROUGHT TO GRADE IN LIFTS NOT TO EXCEED 8" LOOSE MEASURE. ALL ALL WORK SHALL BE IN ACCORDANCE WITH AWWA (AMERICAN WATER WORKS ASSOCIATION) STANDARDS. JULY 15,1998 APENDIX 0, PAGE 38 R SPECIFICATIONS AND TO THESE GENERAL CONDITIONS. CHANGES TO ANY OF THE AFORESAID EMBANKMENTS, FILLS AND BACKFILLS W'VI THIN 3 FEET OF ESTABLISHED SUBGRADE SHALL 6. MUST BE APPROVED BY THE CITY, IN ADVANCE OF WORK PERFORMANCE. BE COMPACTED TO 95 PERCENT OF MAXIMUM DENSITY. BELOW THE 3 FOOT LIMIT, ALL WORK PILL BE INSPECTED AND APPROVED BY TPW, WATER DIVISION. COMPACTION SHALL BE 90 PERCENT. MATERIALS WITHIN 1 FT. BELOW ROADBED 7• 13. MAINTENANCE OF THE WORK AREA AND APPROACH ROADS IS THE RESPONSIBILITY OF THE PERMIT HOLDER. THE WORK AREA AND SUBGRADE OR STRUCTURE FOUNDATION ELEVATION SHALL BE 3-INCH MAXIMUM AND APPROACH ROADS SHALL BE MAINTAINED IN A CLEAN CONDITION, FREE FROM OBSTRUCTIONS AND HAZARDS. A COPY OF THE SHALL BE COMPACTED TO 95 PERCENT OF MAXIMUM DENSITY, ALL PIPE AND FITTINGS SHALL BE DUCTILE IRON, CEMENT-LINED, OF NEW MANUFACTURE AND MADE IN THE USA. PIPE PERMIT HOLDERS CERTIFICATE OF INSURANCE SHALL BE AVAILABLE AT THE WORK AREA. 3. STRUCTURAL FILLS SHALL COMPLY WV17IH CHAPTER 33, SECTIONS 3309.4, 3309.8, AND SHALL BE '''1YTON" JOINT DUCTILE IRON, CLASS 52. ALL FITTINGS SHALL BE MJ (MECHANICAL JOINT) UNLESS 14. THE SPREADING OF MUD OR DEBRIS OR STORAGE OF EQUIPMENT OF ANY KIND UPON ANY PUBLIC ROADWAY IS STRICTLY PROHIBITED 3305 OF THE UNIFORM BUILDING CODE. CONSTRUCTION ON EXISTING SLOPES GREATER 8• OTHERWISE SPECIFIED. AND VIOLATION SHALL BE CAUSE FOR IMMEDIATE CANCELLATION OF THE PERMIT. THE CITY MAY AT ANY TIME ORDER IMMEDIATE THAN 5: 1 SHALL BE ACHIEVED BY BENCHING INTO THE EXISTING BANK A MINIMUM OF 9. COVER FOR ALL WATER MAINS IN STREET AND RIGHTS-OF--WAY SHALL BE 36". BACKFILL SHALL BE 3/4A-0" GRAVEL. CLEAN UP AND STOPPAGE OF WORK TO ACCOMPLISH CLEAN UP. TEN FEET. IF THE BENCH EXPOSES SAND SOIL AN UNDERDRAIN MUST BE PROVIDED. 15. EFFECTIVE EROSION CONTROL IS REQUIRED, EROSION CONTROL DEVICES MUST BE INSTALLED AND MAINTAINED MEETING THE D.E.Q. THE FABRIC, EQUIVALENT TO EXXON GTF 12500, ALONG THE BOTTOM OF THE STARTING REQUIREMENTS. THE CITY MAY AT ANY TIME ORDER CORRECTIVE ACTION AND STOPPAGE OF WORK TO ACCOMPLISH EFFECTIVE BENCH, THEN PLACING A SIX INCH LAYER OF 1 1/2 -0�� DRAIN ROCK, AND FINALLY ALL VALVEOPERATING NUTS SHALL BE WITHIN 36" OF FINISHED GRADE, OTHERWISE VALVE OPERATING NUT ,r.,. EROSION CONTROL. COVERING THE DRAIN ROCK WITH NONWOVEN FILTER FABRIC. SUCCESSIVE BENCHES WILL 10. EXTENSIONS WILL BE REQUIRED. BE COMPACTED IN LAYERS NOT TO EXCEED 8 INCHES. EACH 8 INCH LAYER SHALL BE 16, PROPERTY DISTURBED BY CONSTRUCTION ACTIVITY SHALL BE SEEDED MTH A STANDARD GRASS MIX; SHRUBS, FLOWERS, BARKDUST, COMPACTED TO A MINIMUM OF 90 PERCENT AASTHO T--180 DENSITY. 111E FILL SLOPES POURED CONCRETE THRUST BLOCKS OF AT LEAST EIGHT SQUARE FEET OF BEARING SURFACE ARE REQUIRED AT EACH EXISTING SIGNS, PAVEMENT MARKERS, MAILBOXES, ETC., SHALL BE REESTABLISHED, REINSTALLED OR REPLACE, MTH LIKE KIND AND SHALL NOT EXCEED 2: 1 AT FINISHED GRADE. NO ROCK OR SIMILAR MA TER/AL EXCEEDING 11• TEE, CROSS, AND BEND LOCATIONS (SEE DETAILS FOR MINIMUM BEARING AREAS). ,( PRQL I MATERIAL. A 12 INCH DIAMETER SHALL BE ALLOWED IN THE STRUCTURAL FILL. ‘,\G 1 NFF 4. THE GEOTECHNICAL ENGINEER FOR STRUCTURAL FILL SHALL BE NOTIFIED 24 HOURS A 4"X4"X8'-0; PAINTED BLUE, SHALL BE INSTALLED IN FRONT OF EVERY 2-INCH WATER SERVICE LOCATION, AND 4,,13,280-1' 17. EFFECTIVE DRAINAGE CONTROL IS REQUIRED. DRAINAGE SHALL BE CONTROLLED WITHIN THE WORK SITE AND SHALL BE SO ROUTED f, THAT ADJACENT PRIVATE PROPERTY, PUBLIC PROPERTY, AND THE RECEIVING SYSTEM IS NOT ADVERSELY IMPACTED. THE CITY MAY IN ADVANCE, BY THE CONTRACTOR, OF STARTING BENCHWORK TO DETERMINE THE REMAIN THERE UN1TL THE WATER METER IS INSTALLED. ALL 2-INCH WATER SERVICES SHALL CONSIST OF A MJX2" IPT NEED FOR THE UNDERDRAIN LAYER AND TO VERIFY EXISTING CONDITIONS. " ►%-' AT ANY TIME ORDER CORRECTIVE ACTION AND STOPPAGE OF WORK TO ACCOMPLISH EFFECTIVE DRAINAGE CONTROL. 12. TEE AND 2 IPTX1O0 COMPRESSION FITTING AS MANUFACTURED BY MUELLER COMPANY. ORE ON , 5. ALL COMPACTION SHALL MEET THE REQUIREMENTS SET FORTH IN THE APWA # 18. OREGON LAW REQUIRES FOLLOWING THE RULES ADOPTED BY THE OREGON UTILITY NOTIFICATION CENTER. SAID RULES ARE SET FORTH STANDARD SPECIFICATIONS (1 990 WITH AMENDMENTS). FIRE HYDRANT ASSEMBLY CONSISTS OF A MJX6" R.G. FLANGE TEE, 6" FLG.XMJ GATE VALVE, 6" MJXMJ HOLDING �� �L y 17, 1� , IN OAR 952-001-0010 THROUGH OAR 952-001-0080. COPIES OF THE RULES MAY BE OBTAINED FROM THE CENTER BY CALLING ( ) " " " 4,,, �,� 503-246-1987. IF YOU HAVE QUESTIONS ABOUT TIME RULES, CONTACT THE CENTER. NOTE: DAMAGE TO UTILITIES SHALL BE CORRECTED SPOOL, AND A MODERN MUELLER CENTURION FIRE HYDRANT, A-442, 6" MJ, 5-1/4 MVO, 3-PORT (2-2 3 NST 1 j . V AT THE PERMIT HOLDERS EXPENSE. ' ' A' Y SEWER SYSTEM HOSE CONNECTION, 1-4 J" NST PUMPER), 1 , " PENTAGON OPERATING NUT, OPENING LEFT, COLOR: YELLOW, VALID THROUGH 6-30-06 1. ALL CONSTRUCTION MATERIALS AND METHODS SHALL BE IN 13. APPROVED EQUAL: MUELLER CENTURION A-423, WATERLOOS PACER 6790, CLOW MEDALLION. 19. THE CONTRACTOR MUST VERIFY ALL EXISTING UTILITIES FOR BOTH VERTICAL ELEVATION AND HORIZONTAL LOCATION PRIOR TO START OF WORK (POTHOLE BEFORE DIGGING IF NECESSARY). SHOULD CONFLICTS ARISE AND REDESIGN OR RELOCATION OF FACILITIES BE CONFORMANCE WVITH THE CLEAN WATER SERVICES CWS) OF WASHINGTON COUNTY (AGENCY) R&O 03-11 STANDARDS AND SPECIFICATIONS, EACH FIRE HYDRANT SHALL BE INSTALLED UPON A PRE-FORMED CONCRETE BLOCK WITH 1 5 CUBIC YARDS OF m NECESSARY, IT SHALL BE DONE AT THE PERMIT HOLDERS EXPENSE. CHANGES MUST BE APPROVED BY THE CITY IN ADVANCE OF WORK AND CITY OF TIGARD ENGINEERING STANDARDS AND SPECIFICATIONS. 14. CRUSHED 2"--3 4" DRAIN ROCK. TARPAPER WILL BE LAID ON TOP OF THE DRAIN ROCK TO SEPARATE THE ROCK PERFORMANCE. CONTRACTOR SHALL COORDINATE THE WORK WITH AFFECTED UTILITY AGENCIES. FROM EARTH COVER. 2. MAIN LINE PIPE SHALL BE 8" PVC AND SERVICE LATERALS SHALL BE 4 20. A TEMPORARY HARD-SURFACE PATCH (COLD-MIX AC OR HOT-MIX BASE PAVING) SHALL BE PLACED ON TRENCHES WITHIN ROADWAYS PVC CONFORMING TO ASTM D-3034. SANITARY SEWER PIPE SHALL BE GREEN SUMMIT AT THE END OF EACH DAYS WORK. NO TRENCH, ON SITE OR OFFSITE SHALL BE LEFT AT ANY TIME IN AN UNSAFE CONDITION. IN COLOR. ALL SANITARY SEWER LINES WITHIN 10 FEET LATERALLY OR .3 FEET VERTICALLY OF A WATER MAIN SHALL BE THE PERMIT HOLDER IS RESPONSIBLE FOR AND IS LIABLE FOR HAZARDS OR DAMAGE RESULTING FROM THE PROSECUTION OF THE WORK. 3. SERVICE LATERALS SHALL EXTEND A MINIMUM OF 10 FEET FROM THE ENCASED IN A REINFORCED CONCRETE JACKET 6" THICK FOR A DISTANCE OF 10 FEET ON BOTH SIDE OF THE 21 WORK PROVIDED FOR UNDER THE PERMIT SHALL INCLUDE REPAIR OF 7I FACILITIES (ROADS, DITCHES ETC.) AS MAY BE NECESSARY, MAIN AND 10 FEET INTO THE LOT. THE END OF EACH LATERAL SHALL BE 15. CROSSING. WHERE CROSSINGS ARE NECESSARY, THEY MUST BE MADE AT APPROXIMATELY 90 DEGREES KITH AT LEAST H EXISTING C ( , ) , MARKED WITH A 2"x4" PAINTED GREEN EXTENDING FROM THE INVERT TO 18" OF SEPARATION BELOW THE WATER LINE. RIDGE IN THE CITY INSPECTORS OPINION, TO OVERCOME DETERIORATION OR DAMAGE WHICH OCCURRED IN CONJUNCTION WITH THE WORK A MINIMUM OF TWO FEET ABOVE THE GROUND SURFACE, WITH THE AUTHORIZED BY THE PERMIT. CORRECTIVE WORK SHALL BE DONE AT THE PERMIT HOLDERS' EXPENSE. DEPTH FROM THE TOP OF THE 2"x4" TO THE INVERT WRITTEN THEREON. ALL MAINS KITH A STATIC PRESSURE UP TO 100 PSI (POUNDS PER SQUARE INCH) SHALL BE TESTED AT 150 PSI FOR 22 ONE AS-BUILT XEROX VELLUM DRAKING SHOKING ALL NEW PUBLIC IMPROVEMENTS, INCLUDING ANY REVISION MADE TO THE PREVIOUSLY APPROVED 4. SERVICE LATERALS SHALL BE CONSTRUCTED AT A MINIMUM GRADE OF 16. 1 HOUR WITH A MAXIMUM LOSS OF 5 PSI. WATER MAINS WITH A STATIC PRESSURE GREATER THAN 100 PSI SHALL BE CONSTRUCTION PLANS AND, ALSO, ANY IMPROVEMENTS WHICH MAY IMPACT AN EXISTING PUBLIC SYSTEM OR FACILITY, SHALL BE PROVIDED 2% WITH A MAXIMUM GRADE OF 100% (459. PRESSURE TESTED AT 1.5 TIMES THE STATIC PRESSURE FOR 1 HOUR WITH A MAXIMUM LOSS OF 5 PSI. IV TO THE CITY BY A REGISTERED CIVIL ENGINEER ALONG WITH AN "ENGINEERS CERTIFICATE OF INSTALLATION COMPLIANCE" AS REVISED 5. ALL MAIN SEWERS SHALL BE BALLED, FLUSHED, THOROUGHLY CLEANED MANDRELED JULY 15, 1998, APPENDIX D PAGE 39. UPON ACCEPTANCE OF AS-BUILTS, A COMPUTER DISK OF AS-BUILTS SHALL ALSO BE SUBMITTED TO THE CITY. V AND AIR-TESTED AFTER THE BACKFILL IS PLACED AND COMPACTED. A V.H.S T. UPON SATISFACTORY COMPLETION OF TESTING, THE NEW MAINS AND CONNECTIONS TO EXISTING MAINS SHALL BE . . 23 A SEWER SYSTEM AIR-TEST AND (V.H.S.) TV TEST REPORT AND ONE SET OF BLUELINE "AS-BUILTS" (OF EITHER OR BOTH THE STORM VIDEO TAPE AND REPORT AND AIR-TEST RESULTS SHALL BE PROVIDED TO CLEANED AND FLUSHED WITH POTABLE WATER PRIOR TO DISINFECTION. FLUSHING VELOCITIES SHALL BE AT LEAST 2.5 FEET PER SECOND. DISINFECTION SHALL BE IN ACCORDANCE WITH AWWA STANDARD C651-92, THE STATE HEALTH AND SANITARY SEWER SYSTEMS) IS REQUIRED BY CWS FOR REVIEW AND APPROVAL PRIOR TO CONNECTION OF ANY BUILDINGS TO CWS. MANHOLES SHALL BY HYDRO-STATIC OR VACUUM TESTED. ALL PRIOR TO AC PAVING, AND AFTER ONE YEAR. DIVISION AND CITY REQUIREMENTS. THE CONTINUOUS FEED METHOD OF DISINFECTION SHALL BE USED. DISINFECTING THE SEWER SYSTEM. MIXTURE SHALL BE A CHLORINE-WATER SOLUTION HAVING A FREE CHLORINE RESIDUAL OF 40-50 MG/L (MIWGRAMS 24 THE PERMIT HOLDERS ENGINEER/INSPECTOR SHALL SUBMIT DAILY INSPECTION REPORTS, ON A WEEKLY BASIS, TO THE CITY'S INSPECTOR. 6. TRENCH BACKFILL IN STREET AREAS SHALL BE MADE WITH 3/4"-0" CRUSHED ROCK, COMPACTED TO 959. IT-99). COMPACTION RESULTS TO BE SUBMITTED TO PER LITER). THE DISINFECTION MIXTURE WILL BE PREPARED BY INJECTING A CALCIUM/SODIUM HYPOCHLORITE AND 25 THE CITY'S INSPECTORS MAY T EI DISCRETION, RE UIRE PROVISION OF TESTS AND OR REPORTS FROM THE PERMIT HOLDER. PERMIT CWS AND COPIES ALSO SENT TO CITY OF TIGARD. WATER SOLUTION INTO THE PIPELINE AT A MEASURED RATE WHILE FRESH (POTABLE) WATER IS ALLOWED TO FLOW E S AT THEIR Q HOLDERS ENGINEER OR CONTRACTOR TO VALIDATE CLAIMS OF MATERIAL OR CONSTRUCTION ADEQUACY/COMPLIANCE. SUCH TESTS/REPORTS THROUGH THE PIPELINE SO THAT THE CHORINE-WATER SOLUTION IS OF THE SPECIFIED STRENGTH. TREATED SHALL BE PROVIDED AT THE PERMIT HOLDERS EXPENSE. 7. THE CONTRACTOR SHALL PROVIDE THE ENGINEER A SET OF PLANS BROWNING THE AS-BUILT LATERAL LOCATIONS. (CHLORINATED) WATER SHALL BE RETAINED IN THE PIPELINE LONG ENOUGH TO DESTROY ALL NONSPORE-FORMING CHLORINATED BACTERIA. TYPICAL RETENTION PERIOD IS 24 HOURS. AT THE END OF THE 24-HOUR PERIOD, THE PIPELINE IS TO , 26 THE PERMIT HOLDER SHALL PROVIDE A COPY OF A PROPERLY EXECUTED RELEASE AND WAIVER DOCUMENT TO THE CITY FOR EACH 8. PLUG CONNECTION TO EXISTING SANITARY UNTIL NEW LINES ARE TESTED HAVE A SEE CHLORINE RESIDUAL OF AT LEAST 10 MG L. AFTER SATISFACTORY CHLORINATION, FLUSH THE WATER L OWNERSHIP DISTURBED BY CONSTRUCTION ACTIVITY, AS EVIDENCE OF DISTURBANCE RESOLUTION AND OWNER SATISFACTION. AND CONNECTION IS APPROVED BY THE CITY. FROM THE LINE UNTIL THE WATER THROUGHOUT THE PI ENE IS EQUAL CHEMICALLY AND BACTERIOLOGICALLY TO 27 EXISTING MONUMENTS, PROPERTY CORNERS, AND SURVEY MARKERS SHALL BE PROTECTED. REPLACEMENT SHALL BE AT THE PERMIT 9. CONNECTION PERMITS REQUIRED FROM CITY BUILDING DEPT. PERMANENT SOURCE OF SUPPLY. NOTES HOLDERS EXPENSE. 28 THE ENGINEER SHALL NOTIFY THE WASHINGTON COUNTY SURVEYOR WHEN THE INITIAL AND FINAL LIFT OF ASPHALT HAS BEEN PLACED. STREET & STORM DRAIN DISPOSE OF THE DISINFECTION WATER IN AN APPROVED MANNER. DO NOT ALLOW DISINFECTION WATER TO FLOW INTO 29 THE PERMIT HOLDER SHALL PROVIDE TO THE CITY INSPECTOR, IN W'VRITTNG, THE NAMES AND 24 HOUR EMERGENCY TELEPHONE NUMBER OF 17• A WATERWAY WITHOUT ADEQUATE DILUTION OR O1NER SATISFACTORY METHODS OF REDUCING CHLORINE RESIDUALS TO WILL BE RESPONSIBLE IN 1. STORM PIPE SHALL BE PVC ASTIR! 0-3034, ASTM C76, OR DUCTILE IRON A SAFE LEVEL AS MANDATED BY DEQ. AFTER DISPOSAL AND FLUSHING OF THE DISINFECTION SOLUTION, THERE WILL TWO (2) PERSONS WHO HAVE AUTHORITY TO RESOLVE PROBLEMS, TAKE CORRECTIVE ACTION, AND IN GENERAL, (SEE SECT. 3.06.10 FOR CONDITIONS.) STORM DRAIN LATERAL PIPE SHALL BE BE ANOTHER 24-HOUR RETENTION PERIOD PRIOR TO BACTERIOLOGICAL TESTING. BACTERIOLOGICAL TESTS WILL BE CASE OF ANY EMERGENCY. THE PERMIT HOLDER SHALL NOTIFY THE CITY INSPECTOR, IN W'VRITrNG, OF ANY/ALL ASSIGNMENT CHANGES. WHITE IN COLOR. SERVICE LATERALS SHALL BE 4" PVC CONFORMING TO ASTM D-3034. TAKEN BY TPW. 30 THE PERMIT HOLDER SHALL CAUSE HIS CONTRACTOR TO PROVIDE THE CITY INSPECTOR, IN WRITING, THE NAME AND 24 HOUR EMERGENCY 2. ALL TRENCH EXCAVATION SHALL CONFORM TO APWA DIVISION III, TELEPHONE NUMBER OF A DESIGNATED "COMPETENT PERSON" RESPONSIBLE FOR CONSTRUCTION SAFETY AS PER OR-OSHA, CHAP. 437, DI V. 3 SECTION 301.1.01, AND SHALL BE UNCLASSIFIED. WATER METERS KILL BE INSTALLED BY TPW UPON INDIVIDUAL REQUEST AND PAYMENT BY OTHERS (OWNERS). ALL CONSTRUCTION, SUB DIVISION P-EXCAVATIONS. THE CONTRACTOR SHALL NOTIFY THE CITY INSPECTOR OF ANY/ALL ASSIGNMENT CHANGES. 3. PIPE BEDDING MATERIAL SHALL BE CLEAN CRUSHED ROCK WATER METERS CONNECTED TO AN IRRIGATION SYSTEM MUST HAVE THE PROPER OREGON STATE APPROVED BACKFLOW ' 31 IT IS THE SOLE RESPONSIBILITY OF THE PERMIT HOLDER TO PROVIDE FOR PROPER RIGHT-OF-ENTRY AND/OR EASEMENTS PRIOR TO STARTING WITH A MAXIMUM SIZE OF 3/4"-O" UNIFORMLY GRADED FROM PREVENTION DEVICE, MINIMUM OF A DCVA (DOUBLE CHECK VALVE ASSEMBLY) INSTALLED ON THE PROPERTY SIDE OF WORK. PROOF OF RIGHT-OF-ENTRY OR PROPERLY EXECUTED EASEMENTS SHALL BE PROVIDED TO THE CITY. THE CITY SHALL IN NO WAY BE COARSE TO FINE OR AS APPROVED BY AGENCY OR CITY. 18. THE WATER METER. IN ADDITION, EVERY METER FOR COMMERCIAL, MULTI-FAMILY, INDUSTRIAL AND INSTITUTIONAL CONSTRUED TO BE LIABLE FOR THE PERMIT HOLDERS FAILURE TO OBTAIN OR PROVIDE FOR PROOF OF RIGHT-OF-ENTRY OR EASEMENTS. (CWS STANDARDS 5.02.2; SEE DETAIL SHEET 13) SERVICE, REGARDLESS OF SIZE, SHALL HAVE THE PROPER OREGON STATE APPROVED BACKFLOW PREVENTION DEWCE 32 BEFORE PLACEMENT OF THE FINAL LIFT OF ASPHALT, THE PERMIT HOLDER SHALL CLEAN AND HAVE THE CITY COMPLETE A PRE-ACCEPTANCE 4. SERVICE LATERALS SHALL EXTEND A MINIMUM OF 10 FEET FROM THE MINIMUM OF A DCVA INSTALLED ON THE PROPERTY SIDE OF THE METER, THE BACKFLOW PREVENTION DEWCE SHALL VIDEO INSPECTION OF ALL NEW SEWER LINES. THE PERMIT HOLDER SHALL PROVIDE THE CITY WITH 30 DAYS NOTICE OF THE VIDEO INSPECTION. MAIN AND 10 FEET INTO THE LOT. THE END OF EACH LATERAL SHALL BE BE INSTALLED AND TESTED BY THE OWNER, WITH THE RESULTS FORWARDED TO TPW WATER DIVISION, BEFORE WATER ANY DEFICIENCIES SHALL BE REPAIRED BEFORE PLACEMENT OF FINAL LIFT. MARKED WITH A 2"x4" PAINTED WHITE, EXTENDING FROM THE INVERT TO SERVICES CAN BEGIN. ; alpha GENERAL NOTES A MINIMUM OF TWO FEET ABOVE THE GROUND SURFACE, WITH THE DEPTH FROM THE TOP OF THE 2s,x4 s, TO THE INVERT WRITTEN THEREON. UPON COMPLETION OF INSTALLATION OF THE WATER SYSTEM, THE CONTRACTOR OR OWNER SHALL ADVISE TPW OF THE 1. ALL ROAD WORK TO COMPLY W/ CITY OF TIGARD DESIGN AND CONSTRUCTION STANDARDS. 5. COMPACTION SHALL BE PER APWA DIVISION III, SECTION 301.3.07. TOTAL CONSTRUCTION COSTS TO WHICH 14111 BE ADDED 10% FOR TPW INSPECTIONS, WATER LOSS, OVERHEAD, ADMINISTRATION, SAMPLING, ETC. AND 2%FOR ENGINEERING REVIEW INCLUDING "AS-BUILTS" DRAWINGS UPDATING COMMUNITY DEVELOPMENT 2. THE LOCATION OF EXISTING UTILITIES SHOWN ON THE PLANS IS APPROXIMATE AND SHOWN FOR INFORMATION PURPOSES ONLY. THE CONTRACTOR TO DETERMINE TYPE OF EQUIPMENT AND METHOD USED CONTRACTOR SHALL HAVE ALL UTILITIES LOCATED PRIOR TO COMMENCING CONSTRUCTION AND SHALL COORDINATE WITH THE TO ACHIEVE REQUIRED COMPACTION. MASTER MAP, INTERSECTION MAPS, ETC. SURVEYOR THE LOCATION, ADJUSTMENT OR REPLACEMENT OF ANY UTILITY OR RELATED STRUCTURE AS MAY BE NECESSARY. ADDITIONAL 6. TRENCH BACKFILL OUTSIDE OF PAVED AREAS MAY BE EXCAVATED UNDERGROUND UTILITIES MAY EXIST. (CWS LINE LOC. 503-681-7044) TRENCH MATERIAL CONFORMING TO "CLASS A PER CITY STANDARDS ADDiTIONAL NOTES & SPECIFICATIONS. COMPACT TO 95% AASHTO T99. PROJECT NO.: 402-025 3. CONTRACTOR MUST SUBMIT A TRAFFIC CONTROL PLAN TO THE CITY OF TIGARD FOR REVIEW AND APPROVAL BEFORE CONSTRUCTION CAN START. 1. ALL WORK TO BE DONE IN COMPLIANCE WITH CLEAN WATER SERVICES DESIGN AND CONSTRUCTION 4. THE CONTRACTOR AND/OR SUB-CONTRACTOR SHALL HAVE A MINIMUM OF ONE (1) SET OF APPROVED CONSTRUCTION PLANS 7. MATERIAL IN SOFT SPOTS WITHIN THE ROADWAY SHALL BE REMOVED TO STANDARDS, R&0 04-09 AND CURRENT REVISIONS. � TYPE: CONSTRUCTION / C ) THE DEPTH REQUIRED TO PROVIDE A FIRM FOUNDATION AND SHALL BE 2. SANITARY AND SURFACE WATER SERVICES REQUIRED OFFSITE IMPROVEMENTS TO BE CONSTRUCTED BY DATE: e7/7/05 AND ALSO MAINTAIN AT LEAST ONE (1) SET FOR CONSTRUCTION AS-BUILTS ON THE JOB SITE AT ALL TIMES DURING THE REPLACED MIT-1 1-1/2"-0" CRUSHED ROCK. THE ENTIRE SUBGRADE SHALL OTHERS. CONSTRUCTION PHASES. BE THOROUGHLY COMPACTED TO 95% AASHTO T99. 3. CWS SHALL NOT ISSUE SITE DEVELOPMENT PERMITS UNTIL OFFSITE WORK IS COMPLETED AND _ 5. ALL MATERIAL SUPPLIER(S) SHALL SUBMIT TO THE ENGINEER PROOF OF MATERIALS TESTED IN ACCORDANCE V 1TH THE SPECIFICATIONS 8. CONTRACTOR SHALL NOTIFY THE ENGINEER WHEN SUBGRADE IS ACCEPTED BY CWS AND SHALL CERTIFY THAT ALL MATERIAL DELIVERED TO THE JOB SITE MEET OR EXCEED CITY OF TIGARD SPECIFICATIONS PRIOR TO COMPLETE AND 24 HOURS PRIOR TO PLACEMENT OF ROCK BASE 4. GRADING AND STREET IMPROVEMENTS INCLUDING APPURTENANCES, WN'LL BE PERMITTED THROUGH THE DELIVERY OF MATERIAL TO THE SITE. ANY MATERIAL NOT CERTIFIED BY THE SUPPLIER SHALL BE REMOVED FROM THE JOB SITE AT NO ADDITIONAL MATERIAL AND 24 HOURS PRIOR TO FINAL PAVING FOR AN INSPECTION CITY ENGINEERING DEPARTMENT. COST TO THE OWNER. OF THE WORK. FAILURE TO DO SO KILL MAKE ANY SUBGRADE FAILURE OR DRAINAGE PROBLEMS THE RESPONSIBILITY OF THE CONTRACTOR. 5. PRIVATE WATERLINES BEYOND METERS ARE TO BE PERMITTED THROUGH THE WY BUILDING 2 6. THE ENGINEER HAS NOT BEEN RETAINED OR COMPENSATED TO PROVIDE DESIGN AND CONSTRUCTION REVIEW SERVICES RELATING TO THE DEPARTMENT VALVES 1K AF1D WATER SERVICE AREA IS Pik CONTRACTORS SAFETY PRECAUTIONS OR TO MEANS, METHODS, TECHNIQUES, SEQUENCES, OR PROCEDURES REQUIRED FOR THE N:\proj\402-025\dwg\CiV IL\SHEETS\402025-NOTES.DWG-SHEET:22x34 Jul 07, 2005-3:09pm anb CONTRACTOR TO PERFORM HJS/HER WORK. EROSION CO OL NOTES: R1 �, ,•4.,1 it �;ferry a : r ws L; . u 4 ' EROSION CONThOL N SED I CE N 0, 1. CONTRACTOR SHALL INSTALL AND MAINTAIN EROSION/SEDIMENTATION CONTROL DURING 1. THE FILTER FABRIC SHALL BE PURCHASED IN A CONTINUOUS ROLL CUT TO THE LENGTH OF THE c '3 CONSTRUCTION (ANY TIME OF THE YEAR) PER THE "EROSION CONTROL MANUAL BARRIER TO AVOID THE USE OF JOINTS. WHEN JOINTS ARE NECESSARY, FILTER CLOTH SHALL o ADOPTED DATED: DECEMBER, 2000, AND CLEAN WATER SERVICES DESIGN BE SPLICED TOGETHER ONLY AT A SUPPORT POST, WITH A MINIMUM 6-INCH OVERLAP, AND S a AND CONSTRUCTION STANDARDS, R&O 03-11 CHAPTER 8. BOTH ENDS SECURELY FASTENED TO THE POST, OR OVERLAP 2"X2" POSTS AND ATTACH AS i o 2. APPROVAL OF THIS EROSION SEDIMENTATION CONTROL (ESC) PLAN DOES NOT CONSTITUTE AN SHOWN ON SEDIMENT FENCE DETAIL. C 0 M M U N I TV ,;,,,,i ii . APPROVAL OF PERMANENT ROAD OR DRAINAGE DESIGN (E.G. SIZE AND LOCATION OF ROADS, 2. THE FILTER FABRIC FENCE SHALL BE INSTALLED TO FOLLOW THE CONTOURS WHERE FEASIBLE. . ... ",' °° DEVELOPMENT .. • lilt�I PIPES, RESTRICTORS, CHANNELS, RETENTION FACILITIES, UTILITIES, ETC.). THE FENCE POSTS SHALL BE SPACED A MAXIMUM OF 6 FEET APART AND DRIVEN SECURELY 1:::'... •:.. .•. • ii,i,, INTO THE GROUND A MINIMUM OF 24 INCHES. '' '``'•�• •' 'I'III Iii % W co 3. THE IMPLEMENTATION OF THESE ESC PLANS AND THE CONSTRUCTION, MAINTENANCE, `�•; '���: •''"'°' '°h��I > +• . .4' REPLACEMENT, AND UPGRADING OF THESE ESC FACILITIES IS THE RESPONSIBILITY OF THE 3. THE FILTER FABRIC FENCE SHALL HAVE A MINIMUM VERTICLE BURIAL OF 6 INCHES. ALL a0• ;•o,;i4•,*..•,n1.1, '�'• CONTRACTOR UNTIL ALL CONSTRUCTION IS COMPLETED AND APPROVED BY THE CITY OF ' "'� 0411' Z � CON EXCAVATED MATERIAL FROM FILTER FABRIC FENCE INSTALLATION SHALL BE BACKFILLED AND . •....: , • •4:::I,r1�1 p TT CARD AND VEGETATION/LANDSCAPING IS ESTABLISHED. THE DEVELOPER SHALL BE RESPONSIBLE •• •t'r•••-,1,111,, 9 600 SW Oak, Suite 234• N THE LOTS ARE SOLD. COMPACTED ALONG THE ENTIRE DISTURBED AREA. of • •'� D-' FOR MAINTENANCE AFTER THE PROJECT IS APPROVED UNTIL E i,...,' Q w all a_ z • •�, 0- z 3 ,•0 4. STANDARD OR HEAVY DUTY FILTER FABRIC FENCE SHALL HAVE MANUFACTURED STITCHED LOOPS II W va Portland, O R 9 7223 4. THE BOUNDARIES OF THE CLEARING LIMITS SHOWN ON THIS PLAN SHALL BE CLEARLY FLAGGED FOR 2"X2" POST INSTALLATION. STITCHED LOOPS SHALL BE INSTALLED ON THE UP HILL SIDE � •'K�i'� 3 W ��� o IN THE FIELD PRIOR TO CONSTRUCTION DURING THE CONSTRUCTION PERIOD, NO DISTURBANCE ° ``' BEYOND THE FLAGGED CLEARING SHALL BE PERMITTED. THE FLAGGING SHALL BE MAINTAINED OF THE SLOPED AREA. .::-:'�. o g �?� 1= [T] 503-452-8003 [F] 503-452-8043 APPLICANT CONTRACTOR FOR THE DURATION OF CONSTRUCTION. 5. FILTER FABRIC FENCES SHALL BE REMOVED WHEN THEY HAVE SERVED THEIR USEFUL PURPOSE. '� 1 i v W g W o www.alphacommuniiy.com BY THE / I �� _ � BUT NOT BEFORE THE UPSLOPE AREA HAS BEEN PERMANENTLY PROTECTED AND STABILIZED. °5. THE ESC FACILI TIES SHOWN ON THIS PLAN MUST BE CONSTRUCTED IN CONJUNCTION WITH ALL I I I w eL FENCES SHALL BE INSPECTED BY APPLICANT/CONTRACTOR IMMEDIATELY AFTER I Z m o 6 I CLEARING AND GRADING ACTIVITIES, AND IN SUCH A MANNER AS TO INSURE THAT SEDIMENT 6. FILTER FABRIC FENC / AN AND SEDIMENT-LADEN WATER DO NOT LEAVE THE SITE. THIS INCLUDES, BUT IS NOT LIMITED TO WATER EACH RAINFALL AND AT LEAST DAILY DURING PROLONGED RAINFALL. ANY REQUIRED REPAIRS i .0- o=3 ENTERING THE DRAINAGE SYSTEM, ROADWAY, OR ANY VIOLATION OF APPLICABLE WATER STANDARDS. SHALL BE MADE IMMEDIATELY. (n= Z W N 11 ° ESC FACILI TIES SHOWN ON THIS PLAN ARE THE MINIMUM REQUIREMENTS FOR ANTICIPATED .08 Q X REVISIONS 6. THE �-• a SITE CONDITIONS. DURING THE CONSTRUCTION PERIOD, THESE ESC FACILITIES SHALL BE 1-°°° cn 3.-W DATE UPGRADED AS NEEDED FOR UNEXPECTED STORM EVENTS AND TO ENSURE THAT SEDIMENT AND Z N N®' SEDIMENT-LADEN WATER DO NOT LEAVE THE SITE. 7. THE ESC FACILITIES SHALL BE INSPECTED DAILY BY THE APPLICANT/CONTRACTOR AND MAINTAINED AS NECESSARY TO ENSURE THEIR CONTINUED FUNCTIONING. 8. THE ESC FACILITIES ON INACTIVE SITES SHALL BE INSPECTED AND MAINTAINED A MINIMUM OF ONCE A MONTH OR WITHIN 24 HOURS FOLLOWING A STORM EVENT. 9. ALL EXPOSED SOILS SHALL BE PROTECTED FROM EROSION. 10. AT NO TIME SHALL MORE THAN ONE FOOT OF SEDIMENT BE ALLOWED TO ACCUMULATE WITHIN A TRAPPED CATCH BASIN. ALL CATCH BASINS AND CONVEYANCE LINES SHALL BE CLEANED PRIOR FILTER FABRIC MATERIAL TO PAVING . THE CLEANING OPERATION SHALL NOT FLUSH SEDIMENT-LADEN WATER INTO THE 36" WIDE ROLLS USE STITCHED LOOPS DOWNSTREAM SYSTEM. , , ....:.. . ......:::...:.:...... 3' minimum OVER 2"x 2" POSTS ... .......:::::* ............................ •:.. from toe slop=. ■ BEGINNING OF .••• ,... .. .:.... . ................. CONSTRUCTION ENTRANCES SHALL BE INSTALLED A T THE . 11. STABILIZED GRAVEL CO •.❖: •;:.;...,..:.•:•:••..••..•.•.....•.•:.•..•.•:.•:•...•.•. C TJON AND MAINTAINED TANNED FOR THE DURATION OF THE PROJECT. ADDITIONAL MEASURES rt i N :•'••'•••'• •::::: °•' : I� I CONSTRUCTION ::•.: %❖:::::•:•::::•:•::•:•:::•:;:•.::❖:•::%::•:•::•:.•:•:•:❖:••:•:' :: TO INSURE THAT ALL PAVED AREAS ARE KEPT CLEAN FOR THE DURATION OF ° ••� ••••� MAY BE REQUIRED ' ..... .•`:...•....... . �� THE PROJECT. M ViFe2;7Ii -*JAY j� 3 / 4 WATER QUALITY/QUANTITY FACILITIES SHALL BE PROTECTED FROM EROSION, AND 12. ALL Q ZI �° `"111 '4S.. N. IN THEIR ENTIRETY IF ANY SEDIMENT BUILD UP OCCURS. THIS INCLUDES, BUT IS -� I '%i MAINTAINED r,-, 6 MAXIMUM SPACING PR�F NOT LIMITED TO THE MATTING OF ALL EXPOSED SOILS, PROTECTION OF ALL SLOPES, AND z 4-\! 'ESTABLISHMENT OF VEGETATION PER THE DESIGN AND CONSTRUCT ION STANDARDS, ETC. c� F R 0 N T V I E W PROFILE � �� 1 NE- -1)/ M 13,280 13. STORM DRAIN INLETS, BASINS AND AREA DRAINS SHALL BE PROTECTED UNTIL PAVEMENT NTS NTS , SURFACES ARE COMPLETED AND/OR VEGETATION IS RE-ESTABLISHED. 7/1-?-61:41V v--, 14. AT NO TIME SHALL MEASURABLE SEDIMENT ACCUMULATE UPSTREAM OF THE EROSION MEASURES (tt 17,1' \ moo �, AT A CATCH BASIN OR INLET STRUCTURE. .i 4, R 15. PAVEMENT SURFACES AND VEGETATION ARE TO BE PLACED AS RAPIDLY AS POSSIBLE. ANGLE FILTER FABRIC ' 1 j • 04' 16. SEEDING, MULCHING AND REVEGETATION SHALL BE PERFORMED NO LATER THAN SEPTEMBER 1 FOR FENCE TO ASSURE SOIL IS TRAPPED VALID THROUGH 6-30-06 EACH PHASE OF CONSTRUCTION. ■ ] + [ NOTES: 17. WHEN SEED/PLANTINGS ARE PLACED, THE OWNER/CONTRACTOR WILL MAINTAIN THEM UNTIL THE . • • • •VEGETATION/PLANTINGS ARE WELL ESTABLISHED. o 1. BURY BOTTOM OF FILTER FABRIC 6•VERTICALLY BELOW FINISHED GRADE. a \ \ 2. Yx Y FIR, PINE OR STEEL S I FROM OCTOBER 1 THROUGH APRIL 30, U M MIT 18. IF THERE IS EXPOSED SOIL OR SOILS NOT FULLY STABILIZED ■ ■■ ■■ ■■ • FENCE POSTS. THE WET WEATHER EROSION CONTROL MEASURES WILL BE IN EFFECT. SEE SECTIONS 3.3.7 AND 3.3.8, 3. POSTS TO BE INSTALLED ON �_ INTERLOCKED UPHILL SIDE OF SLOPE EROSION CONTROL MANUAL, FOR REQUIREMENTS. rn 2"x 2" POSTS 4. COMPACT BOTH SIDES OF ALTER FABRIC 19. THE DEVELOPER SHALL REMOVE ALL ESC MEASURES WHEN THE VEGETATION IS FULLY ESTABLISHED, OR AND ATTACH TRENCH. RIDGE THE SOILS ARE COVERED AND PROTECTED FROM EROSION BY PERMANENT SURFACES. P LAN VI EW 5. PANELS MUST BE PLACED ACCORDING TO SPACING 20. ALL ESC MEASURES TO BE IN PLACE AS SHOW! ON THE PLANS OR AS DIRECTED BY THE CWS TABLE 4-7. INSPECTOR, PRIOR TO ANY CONSTRUCTION. P! 21. CWS ESC HOTLINE 503-681-4444, CALL BEFORE STARTING ANY WORK. LEAVE YOUR PROJECT NAME, LOCATION, CONTACT TELEPHONE NUMBER, AND THE INTENDED TIME OF POSSIBLE PRE-CONSTRUCTION MEETINGS, AND DATE ANTICIPATED FOR START OF WORK. 22.1T IS STRONGLY SUGGESTED THAT A PRE-CONSTRUCTION MEETING BE HELD PRIOR TO ANY SITE WORK. 23.RECOMMENDED EROSION CONTROL GRASS SEED MIXES ARE AS FOLLOWS: MAY BE USED SHORT TERM la ‘' • SIMILAR MIXES DESIGNED TO ACHIEVE EROSION CONTROL MAY BE W/ UTIUTY WORK AND W/ __ PHASING OF DEVELOPMENT i., SUBSTITUTED IF APPROVED BY WASHINGTON COUNTY. A. DWARF GRASS MIX (LOW HEIGHT, LOW MAINTENANCE): ' DWARF PERENNIAL RYEGRASS, 80% BY WEIGHT; l,U,l.n,u � rl31111 ELKA D ��„rL„l .I�,' Qp\N� // FLOW �,. .' 1u1►rnrlul i iiil�i ,ii �G, r�� :-�ri � ii'i'ii:i ,`S/ hill lr 1,1111 ,Il'I!•Ili , , I ,FESCUE 20� BY WE/GHT _ , ' ( ' ICREEPING RFD '.,� uI - � Il 'P P . ! i1un, I m, APPLICATION RATE: 100 POUNDS MINIMUM PER ACRE. Q o �`' M'h _ Will"!:, _ U •11' I 'PAR IrII anti,111, I a N �G •. II'U I)IIIII I� �WI t) ""1 1" • - Li �. Ill no p •°•..a• r. - Ir,lll!'�urli �- • �y1,11'Ip���I Et-\'� fi :�Q ;d•.'v,..... .� �.■■. '''Ill�glli1111` - . :_. '1111111.111 _ - "- _ B. STANDARD HEIGHT GRASS MIX = _ •• .� •0 • . .I- i11�,1,1d, 1111 Iii hill. �.. a■■. ANNUAL RYEGRASS, 40X BY WEIGHT; _ TURF-TYPE FESCUE, 60X BY WEIGHT; /// ' ::'• :•. :.�, . •• MINIMUM PER ACRE. / .1.-: .v•. :.0 a•.. Pr APPLICATION RATE: 100 POUNDS /� CATCH BASIN AREA DRAIN NOTES DETAIL! E FIBER SHALL BE APPLIED AT THE RATE OF ONE AND , // I 24. WOOD CELLULOSE •�°'•'• *•°'. •' •':7 ONE HALF (1-1/2) TONS PER ACRE. •.....•°.a. :v �� ,�1\OG¢�SI „lk rut�i SUBGRADE REINFORCEMENT 0 1,�'j l ul ,,�u�l�n 1'11.1111 IIIi1 GEOTEXTILE, AS REQUIRED Pg I.1∎1111 l in 8• MIN. '11101 11 IV DEPTH ,X111 imn ,; ur,rIl,tl, FLOW «20' Mgt FOR SINGLE FAULT AND DUPLEX RESIDENTIAL ,,,,iiilllii ���i luil+ll, -�- GRAVEL CONSTRUCTION '' 6" overlap of bags.4 WW1" ENTRANCE CURB RAMP r !.IIEi1 ul, i ,111!Ill'I 1111; PLAN VIEW IITIIIr�l�lnr PAVEMENT +1n i i e' ' `I .,: 1 i--A! .1ll,. M alpha I\details\USA\R2000 details\CURBrampl jpg •:° ►.... .. .l. FLOW COMMUNITY DEVELOPMENT r DIM BO TOM - 0 - :.v NOTES: I °•' :• ::1 PROJECT NO.: 402-025 , QIIAENSION�$ SINGLE N� i 0LOBY 20' WIDE DITCH I N LET TYPE; CONSTRUCTION 8' DEEP OF W" MINUS CLEAN ROCK. CIIMILLMONEILSLIES NOTES: DATE: e;//7/0g 50' LONG BY 20' WIDE 1. ADDITIONAL MEASURES MUST BE 3-8' CLEAN ROCK, CONSIDERED DEPENDING ON SOIL TYPES. GOVERNING AUTHORITY MAY REQUIRE 2. BIOFILTER BAGS SHOULD BE STAKED SUB-SOIL PUMPING.TILE FABRIC TO PREVENT WHERE APPLICABLE USING (2) 1"x2" SUB-S WOODEN STAKES OR APPROVED EQUAL PER BAG. CONSTRUCTION ENTRANCE Detail Drawing 4-5 INLET PROTECTION Detail Drawing 4-24 TYPE 4 3 4-43 4-111 �-I I . ��'+r ". 1 T�'4 'r It LEGEND Pt �l'4' '' EX 2-FT CONTOUR / a \ • I� - - - _ -.i2t __.__. !EKeEE 324— b N. N ., _ _ ,i„ 320— 1, i --- A i N ifil �� 11 0 o ORANGE CONSTRUCTION p p �� . - ���. ....... - �} HS A FENCE' CO IVI IVI UNITY I I V I _ - t\-1 - itl1� 00000 oc, SEDIMENT FENCE 1,11 DEVELOPMENT x'11 I - I - � %I BIOBAG BARRIER „i s �' );I I - _ _ — — — _ I- &j1/ t �' EX TREES TO REMAIN If' Ail — f Cn• Teh(5WDUrha 45 F Summit Ridge Development I I 1 1 2 I �� EX TREES TO BE REMOVED !! 9600 $W Oak, Suite `130 t 11 Georgians Portland,Oregon 97224 Project N i ge Dev4 FIGURE A I I 3 2 1 1 1 �' Tel:{503)598.8445 Fax:(503)598$705 I I I I i1, la Portland, OR 97223 .� it mil I I — ROCK SITE SCHEDULE(sae note 4 below) —I — `t 1, [T] 503-452-8003 [f] 503-452-8043 ROCKERY WALL DESIGN '- I — — D(FTJ I MIN.WT, (LRS.) : TYPICAI.3IZF(IN.) _� _ — ,f3Fl°Nv ,sv.aw.:r41Y1"r° 'rNru'e'y",°;aknr� hlasmA..tm�� r a ad•Af1al,mn 40,w 'Veit�r�=nmj:I www.alphacommunity.com — . MAXIMUM WALL HEIGHT(F!)=9 FEET 1 ` I 650 24X18X14 I \\ 19 x 19 X 19 DRAWING NOT TO SCALE I I \ SW WINTERVIEW DR 32 X-27 X 20 3 1'200 24 X 23 X 23 D is distance from base I \ // ,,,II,, ' \s`�d _ — — — -- — — — _ •_ _.5 2,000 36X27X27 _ (0 of Hfar toe bouldr:r)I I I ; / NREVISIONS DATE I . _ _..._..__- 40X28X20 48X32X22 ��a� r 1 7 3,000 40)(29 X 29 LEVEL TO 211.11/MAX.SLOPE I I I : 25 7 4 !� -. tS { B 6,000 48 S4X 34 X24 X 46 X 46 „ COMPACTED SILT OR I 4 5 I 6 • , h ---.._. , ' CLAY SOIL(12 TO 1 �PV 24 INCHES THICK) I I J 1 I A r �= I LI I °° ° ,e W I D varies 7>f q °,yr I W 24 0t5 aY�}5o' 0: I 6 a° ° c�.. STABLE TEMPORARY CUT 1 r — — — '— ° 7`•°. °' (SLOPE ANGLE VARIES) I > L.'_3— — U� - - H j' '` ;"°5 � : I I 9 I 8 I 7 co I ,t. I +taE ✓q"(,7 411 �,P''4 --.4"•O CRUSHED AGGREGATE 1 I LIGHTLY.411' °5 NCH LIFTS COMPACTED 12• i, I-, a e° (SO PROlexr ° t H 0.9511 vim?"fit f, 4"-0 OR 1 1!2"•0 CRUSHED �+ Toe Boulder AGGREGATE WITH NO MORE THAN 7% I I \ G I NF`g) '121N,MINA ' FINES PASSING THE NO.200 SIEVF_, - —' 1 Cy �� F'Q— —l - -^ — ,_ _ BIN. *7 LIGHTLY TAMPED I I 4 \ 13,280 i �� I M I 3 cr4 INCH DIAM.PERFORATED PLASTIC PIPE 1 1I OR GON 1 ADS HIGHWAY GRADE OR EQUIVALENT t f p� O iL1r+.11 ' MIN.KEYWAY / I I ��rY 17. 1 O M� i'- 59¢ NrIDTI-I G 0.611 — — — CONSIHUC TION NOrES'� I / 1, 21 *del J . V a�1' „i: I t, KeywaysubgradeandembedmentahauidbeverlNedbyGeopacigaFsglnecring,Ina I TW 534 .:+P, 1 VALID THROUGH 6-30-06 v Sy 2.Rocks should have a cubical,tabular,or semi-recianguler shape Thal roughly matches the space created by the previous rack B r 53 ' _ _2 „ ,... course. Racks should be tale Flat with the Iona dimension oriented perpendicular to the well and extending towards the excavation 0 '---F- — _- face. Rocks should be staggered such that each rock bears on at least Iwo rockq below and vertical Joints am discontinuous. Rock r , ;, sr I _ — — placement and wall Integrity should he checked(by builder)by Ilghly hammering on the lop of each mck with excavator bucket. / " $' I pp / TW 532 I 2� 590 r I^' a Minimum rock sizes should be determined using the ROCK SIZE SCHEDULE above,where Die the distance imm the base of the : r 52• il”mck to be placed to the lap of the wall. Rocks should bo nu smaller than S50 lbs. I INSTALL GR A r EL �r� I I -n ' I A//��r? iy�� I h 4. Valtls greater than 6 Inches wide where Ihere Is no contact between adjacent racks should be chinked with a small rock. CON STR U C 0 N Illy.s �J Y M I T L Q. 4!° �; I ENTRANCI 2 Sg8 I 5. 6adtrili behind thn rocks should consists. an average 12-Inch laced sheet of 4"-0 card tig tly oo eta wllh no more Than 7/ate a T 530 ry 'w " li passing the U.5.Standard No.200 sieve. Eackt111 should be placed br 12 inch lifts and lightly compacted fo an unyielding state as / / / f,t1/ ,$ [7 ,, I eachcouroeofmcksIsplaced, 5 4 1�;s � —' SW OVERLOOK DR RI DG E 1 L',� ' 7 I�_ p U d fir } 6.Structures supported above the well should either beat least 1.6H horizontal from the front base of the wall or feelings deepened,as / / / / / $ �� I --•*—�II I duleeninad Hy a geotechnlcat engineer. lgWfr`�� _ - - - _ _ _ - 1 CO STR �TI�I BW 523 J, u7 ,� ��-_ - r- 8 . I AND E •LO EE 0 . It- I �I PHASE IV + PfRKIN A'EA ' / ,I1 Y t W / I �J I 582 1 / ' E- PROPOSED I G,r / \ i 19 I 18 � - B ULD�R ALL 1 � ,p�,N/� /Sao I / / N / J ill f ��/ .;�° ; :" DEC �UOl7S ` --' _ lid\, Q_ - / 1 ` f d- l 1 \ 12" DECIDUOUS 1 r / �BW 519 '� 7:i (f)sr h c-�1 �� r• 578 < /" / XISTING l rio ".T " •,. ` 4. ! ,u1.7ER LL 'rry I�i,1� �� _ _ , / r ,� y+ ,ra j 11►_ 4R �i�v.,__ AIM�Ii I I r — — I / a,t / err -,-57 n / I I r ( r i m �7G ! :j : Mii1— L(� / - - "° I �fil�� F (�� i GRADING AND 1 „` - - - - -- — — ._ _ r • � F / I '^ t.CJ / / 4 / "`- d" I I 1� i ACTlt / I / / / - / I I 15", 18 18' ALDER + I I I I I I I I� EROSION _ z 11 5 1Fal / Ir, / / / ' _ `E. I / 1 , , 'ill � II1 1 I "1 __ . / II I �► I I YIP J I PLAN al 1 56g � P �� �,, I ..4- /'rf % 1 / / > k , f / I ��- ----- = i 1 1-1 ► , 11 i i al ha p COMMUNITY DEVELOPMENT 0 PROJECT NO.: 402-025 TYPE: CONSTRUCTION DATE: 9//746 SCALE 60 0 30 60 120 1 IN = 60 FT 4 NAprol\402-025\dwg\CIVIL\SHEETS\40225-GRAD.DWG - SHEET: 22X34 Aug 21, 2005 - 10124am my! A ' '� i "T M1 i q: . • ad` .i . . . p • - 7�- ISde ,,,Yf:rw: 4:.a:r h a .n wnW ii•d +.a, Lx•r .x . el.,,.ti^ F t } STREET NOTES. � " � R/W 32 0' R/W FROM PROPOSED CURB FACE. r I _i I r - - - _i I _i I - i 1 ® SAWCUT EXISTING PAVEMENT 5.0' C L STA: 14+16.56 - 16+74.99. c I 1 8.0 1 16.0' f.,. P.U.E. I TRAVEL I ® REMOVE EXISTING EXTRUDED CURB. 5.0' STA: 14+16.56 - 16+74.99. alpha I I I I IPLANTER -•- 5.0 I I I STRIP �5, SAWCUT I ® INSTALL CURB AND GUTTER PER COMMUNITY CITY OF TIGARD DETAIL 126, liitr- I I I I 0.5'yl I 5.0 \ STA: 14+16.56 - 16+74.99. D E V E L O P M E N T ,.P 2.0% �y -_ 2.90 u V � it AA �� • ; ® 5.0' PLANTER STRIP. I ! .-.. l�M'hY4' fllll•i SIDEWALK S® INSTALL 18.0' DRIVEWAY PER CITY I I I OF TIGARD DETAIL 141. 9600 SW Oak, Suite 230 I STREET SECTION A-A I I :fP ® INSTALL 5.0' SWK PER CITY OF Portland, OR 97223 L. I I 1 I 14+16.56 16+74.99 TIGARD DETAIL 120. NOT TO SCALE [T] 503-452-8003 [F] 503-452-8043 42 LF I I 0 CONSTRUCT STREET SECTION THIS WWV�,aI hacommuni com 4" I 37 LF I 0 SHEET. P tY• L 37 LF D=5.0' I D=5.0' I I 3 2 I ® EXISTING LIGHT POLE LOCATION 30 LF n C� p " © 0 0 REVISIONS • h;k.L`h9'�IISl 6S$kdSk'tlf4ko iiifa�l�',,,tale"t.3�..,.,kroi,, 6w,.� .q'I .. g n4, ,,,l:f,v.,,a.. . .ry 0=5.0 \ - 0 - © © 0 NO. DATE Q © °� w o.. ", . . . a .. . . ".,. �. �����:..__ - - STORM NOTES: z "pr.- , i '��,� �" 1 1/2" ASPHALT CONCRETE TYPE "C" OVER 1 © - -� ® ► ! -r 1 1/2" ASPHALT CONCRETE TYPE "B" n INSTALL 4" PVC STORM SEWER 16+00 15+00 J LATERAL PER CWS DETAIL 170, 11 © - I - I l- •- - O - I - I - + 9" BASE ROCK _ ,+ r _t _----, 1 2"- (3/4"-0) LEVELING COURSE MIN. 5=0.0200 _�.. r ,✓ a lJ 0 0 7 (2"-0) © INSTALL 0 6LPINSTALL 00 PVC 2 •, �' - O SW GREENFIELD DRIVE I • SUBGRADE COMPACTED �� W'�/ TO MIN 95% OF MAX. DENSITY�`� - { ;lO: : L!:N :19 ;; - -�_ T �� - - t - - - . `���� PROF/s� INSTALL 12"X6" REDUCER FOR I �S GIN£ i TYPICAL PAVEMENT ROOF DRAIN CONNECTION. ``13,260P I • SECTION ��� ""6R(60N '-1/' NTS y 'ty �7, 190 .° SW GREENFIELD DRIVE - PLAN ,, a/ (74',/ti J . Vaa HORIZ SCALE: 1" = 20' f i/ \ � �/) VALID THROUGH 6-30-06 o III y 0 0V 00 op ��ao 1I o - ;M;it po /�ppo/0 pro, SUMMIT - ------ o p /; - -- -- - - 0„, ,, Ocoo, BI PLANT ALL TREES W/ TOP of ROOTBALL 1" RIDGE I ABOVE FINISH GRADE IMULCH WITH 3" OF COMPOST -- - ._ -- .__ -.J'VI SIA-=_.1.,5+66.25.-_-__._-. 36" TREE IN LAWN RING PHASE IV PVI ELEV = 517.49 w------____.�__.-______ - -- POR TREES IN LAWN A.D. = 2.23 0 CO FINISH id K = 30.43 C D (GRADE MI Ln NU 68.00' VC � u 11=111=l 3-WAY BACKFILL MIX EQUAL PVI STA = 16+90.39 - I- _m---_---- -- -- 530 -1111i1_n_ wej 1111111- PARTS TOPSOIL, ROT ikV PVI ELEV = 513.34 - t in MANURE 4 LEAF MULCH A.D. = -2.57 h op . w FU- I I/2 I 1 �� I BREAK UP SUB SOIL ]I- III MIN. 4" AND CROWN FOR 52.00' VC } rn � w M DEPTH ALL-1I ,o-cP°000 u DRAINAGE _--.----.__i-•___� .- _-- ____L--__ _co-- .___ -.._-___---_- _ O _ O -.-.__..Y.._.-._.-._ U_ �.._._ _--.-_ _____-__....__..__-__/26% -�_��.___.-_- - n=111 1 I1=11I I I I� a, ,t � + co 2X RQOTEALL STREET PLAN Ld IC)Ft � PM 0 WIDTH AND PROFILE ., iw --- / W a _w --- - - Deciduous Tree Planting Detail AND cc,+ n X U> = ! -----------------_-__ section N.ts. N W � LnU a 5 _ - r' ���i, STORM PLAN > �� a -3.02% _ - - STREET TREE PLANTING NOTES: > w w F �r A - - 1. TREES SHALL BE FULLY BRANCHED AND HAVE A MINIMUM EX. GRADE -- AT SAWCUT CALIPER OF TWO INCHES. 0 K 2. STREET TREES SHALL NOT BE PLANTED CLOSER THAN 20 CENTERLINE ELEVATIONS = FEET FROM A STREET INTERSECTION, NOR CLOSER THAN TWO TOP OF CURB ELEVATIONS FEET FROM PRIVATE DRIVEWAYS, FIRE HYDRANTS OR UTILITY 17+00 16+00 15+00 14+00 500 POLES TO MAINTAIN VISUAL CLEARANCE. • s a a 3. STREET TREES SHAL NOT BE PLANTED CLOSER THAN 20 FEET TO STREET LIGHTS. COMMUNITY DEVELOPMENT 4. TREES SHALL NOT BE PLANTED WITHIN TWO FEET FROM THE FACE OF CURB. SW GREENFIELD DRIVE - PROFILE 5. STREET TREES TO BE INSTALLED TO CURRENT NURSERY PROJECT NO.: 402-025 HORIZ SCALE: 1" = 20', VERT SCALE: 1" = 5' INDUSTRY STANDARDS. TYPE: CONSTRUCTION PLANT SCHEDULE 6. STREET TREES SHALL BE PROPERLY GUYED AND STAKED TO DATE 8//745 SCALE CURRENT INDUSTRY STANDARDS. STAKES AND GUY WIRES SHALL NOT INTERFERE WITH VEHICULAR OR PEDESTRIAN TRAFFIC. ' 20 0 10 20 40 TREES OTY _ SIZE BOTANICAL NAME COMMON NAME 7. ALL STREET TREE PLANTER STRIPS TO BE LAWN 5 • • ■ ,.I 5 2" FRAXINUS PENNSYLVANIGA PATMORE ASH 1 IN = 20 FT N:\pro/\402-025\dwg\CIVIL\SHEETS\402025-STRT.DWG - SHEET: 22X34 Jul 20, 2005 - 4,05pm anti ir,,,, ._, _ ,,,„,:., .A ,', -. . . ,, , . - . .; 4 • d• - SANITARY NOTES: ,,,., :Y �� .� '.- .• - •. ►• �« •� �•. ♦. •��. .. :� .1 .� .�, ♦ �b .ti _ a.. .► ..•A ' s'�% 'z I, C) INSTALL 4" PVC SANITARY SEWER „: T ______ ____ - i 1 I I I 1 „< LATERAL PER CWS DETAIL 170, a„„ , „,,,. alpha .„:„.,:::.. I { I I cis=0.0020 INSTALL FLAT TOP SANITARY I MANHOLE PER CWS DETAIL 050. $k. .„. .::„ .;,,, .„ 1, �- COMMUNITY 0 INSTALL 4” INSERTA TEE v. I I I I I D EVELOF' fillENT 1 I I I 7 0 REMOVE CLEANOUT, INSTALL 8"x4" I e., REDUCER AND 22LF 4” PVC - ., (D-3034) CUMIN. 0.0200 S: a r te ., �� I,...�� F 9600 SW Oak, Suite 230 :.- itab�.x.kL .._3:a,.-.,,.as.a.. .. . :s,...:-er..=.:_. .....:.,,;,,.,u-c,..,, ,`d`Ga.,._. :,,sA. .hex s`'t''�3:i ..�yt ,....r... I 1 32LF I 1 32LF I Portland, OR 97223 3OLF 4" PVC 1 4" PVC I I I 4" PVC (D-3034) ,.r . .s, ...r_ ,, (D-3034 ���.�ti.��.r,�..�r,��.���;�.�: K_�h:��.a�_�,,.>.: �. 3 [T] 503-452-8003 [F] 503-452-8043 (D-3034) IE=516.0 h. cis=o.o2: www.alphacommunity.com cis=0.02 � { `' WATER NOTES. . I /f'�` 0 0 z e Ai „ E © I © I e ( 1 INSTALL 3/4 WATER METER___I 1 L i L ( J © SERVICE PER CITY OF 11GARD I 1 DETAIL 520. r<i REVISIONS 1 i — WATER MANHOLE I 3OLF 4�� DIP 0 \ ELEV = 51$.64 �� i_ EXISTING �: NO. DATE ©S=0.02 © I TING 20 BUTTERFLY VALVE AND BLOWOFF ,J- A . . ti _ — _ C . 'li ,::-,.::. .a-..-... a ••-..- ..,,. ..:,:•i --- --77,ir .V.. balalik Ettallaaii, ---: PRUNa4-: .014.414iiii ,:: :;:;::.:&N;ler s• 0,-„,;.,4.7„,• :447'''''''' Itiii, /____,R .-. ate- -...'_ _.' _. ..: _ ... _ ...-::.. _... .._: ... ...,.... .. "WATER 17AtVE 1 ______.---, ' ' ,Iri, _ ._______. -----,,,,,:,,:,..r . , ..,,.. , , _:‘,„ ....„--, ,,,,,,,,.., ji...-- ,:„....,.:.:AA,:ki.:I:,,:l.t.;:a. ,it-liji Ar- = 1.; °' • ' 3,-------------------- — - --------- ..-., ...... -- teali .._.:::::,,,, ,,„,„, i — — I .11- — _ _ _ _ _ _ \___ _ - e-,\, i/:`,!_ i::.::,,,,.,-,.,-' ....__ - - I ...._ __. __._..... -0-------1 -01.s. _____ ,.::..-} j - -.tr,cr_i)-- Nom _ — ---; --- - --- SW GREENFIELD DRIVE., ....- ...------ 1 i , , .--,„_ , ._:, -- ,..„,- 1 1 Ay y:-.) TJ — -- I 4_c PROP!- £ �i� 0 °o `' ��-- ••••••••• ` 1 �- e -. — - -- - -- .. — - - , - - x`'13'280 V� \ / 22°4/e'er' '411r WA ..- ..- { # yl©RE ON yi'fl J . 0* _ — I I VALID THROUGH 6-30-06 SW GREENFIELD DRIVE - PLAN HORIZ SCALE: 1" = 20' SUMMIT ,_ ,._ _ I - - __ 540 ; it w p- O w �°o u II ce ci (13 Q o D .. QYQ = -I•• N z 0 r in �_ 0 < --_ -- `—_ - - --- I_._.,.._n___w_._w___.__ _ 530 z OQ 0 Q � �w zw Z 1-- � : I 0 ^ z = J Q (/) (n 00 00 Q - 0 C� J ��d Uzi _ xi - ( ` SANITARY O V? O Ln z n _4. ___o r r _ _ E_ __- ._�____ _ _ - _ _ __ C? up00 H II F- LA i I ' SEWER PLAN Qv a ° + f< z z 8wc=n2Jz I '&7) ! m.0)• II z .• w w w ° ° J � 0 EA 1 00 1 ANDPROFILE 11-3-7:7-4k° C.:- (NI Z O to _� _ - 1- = II w w -- -` ' - -- r• V) 1— - - --- , -_'. _ _-- cn cn � d- Co -�' _, r- _ —f I J -' `_ - 1 - _ -- - ---�_ 1 _ 83.00 LF 8" PVC _- D-3034 CAS-=0.0087 1 I --, ______:.47:- __, �` ---- _ ---.— -- b- -- 510 „ _,...iti COMMUNITY DEVELOPMENT PROJECT NO.: 402-025 TYPE: CONSTRUCTION 4- DATE: #//7�D C .. LASS B,� GrANULAR BACKFILL STA. 3+85-3+64-L-*-- • 500 SCALE _. 4+00 3+00 2+00 1+00 20 0 10 20 40 ■ ■ E) SW GREENFIELD DRIVE - ! L:A:J • ■ H 6 ORIZ SCALE: 1” = 40', VERT SCALE: ' 1 IN = 20 FT N:\pro/\402-025\dwg\CIVIL\SHEETS\402025-SANS-SSPF.DWG - SHEET: 22X34 Jul 20, 2005 - 5:03pm anb EXISTING DRIVEWAY - .. ,' -�Y ' MATCH WIDTH & GRADE ) i R/W LINE � � 3 . 7- SEE NOTE 3 k 'f CURB JOINT DRAINAGE BLOCKOUT 6" 5' MIN. SEE NOTE 5 ROW 3" I.D. PLASTIC I alpha --4----2% 1"-0- 6PIPE W/COUPLING SEE NOTE 4 - r. ,,.,.: .. MIN 12% SIDEWALK .,. , .,•-, �� :. . :,,•. . .,_. : 1" BATTER � 11=11=u=11=11 11= 5� I M ROAD --.-.•t"- , :a '. • wL }: .. -Q=11--11-•11-11=1 1=11-11 .... ; 1» 1�, R 11=11=11_11=11=i1 11=11- :,.;. ::::•,•:;:'-'. -II -IIIIIaIIaU IOW' ROAD 6., I . . °,,-• Ti rrr - � _ L ; - -�. II. 11 SEE ir= .°Pitti 12" LANDSCAPE NOTE 3 LANDSCAPE C M M U N ' v 2" OF 3/4"-0" BASEROCK _ a '•° , '°• d' '. . d° „' . STRIP SEE NOTE 2 STRIP•6 - • 4 �r2 -1r€ DEVELOPMENT•i ..• COMPACTED SUBGRADE _ �;. a . i1=1€ a '• 4.► MAX. far 1• % 0 °00 0 0 o Do 0 0' 0 0...0.- -0'.„.„ I. 1 BASE COURSE--7 11 111 A - ' , _ ,. ., , ___ SIDEWALK ADJACENT TO CURB 24" 30' MAX 10 , MIN�_...,..��...-.....a-..-.....u,..-.-. ,. 9 600 SW Oak, Suite 230 5' MIN. ROW PLAIN Portland, OR 97223 1, FOR USE ALONG MEDIANS, GUTTERS MAY BE REDUCED WITH PRIOR R/W .k _ 2% 6 APPROVAL FROM THE CITY ENGINEER. �\���P [T] 503-452-8003 [F] 503-452-8043 .... - ..% ? :..•,• �..4 ::•. • .,-.._. PROJECTED TOP 6' O ROAD :,.•.. _ �.. ,Y:.' �. 3/4" www.al hacommuni com -11--II---11-Ir- -[f `II�- "'€ 2. CONCRETE TO HAVE A BREAKING STRENGTH OF 3000 P.S.I. AFTER 28 DAYS. OF CURB --- 2% MAX p •- - - • :::-::!t: : ,.::-...-:-.:,.... "' 3. EXPANSION JOINTS: � --- -a-- 2„ OF 3/4"-0" BASEROCK A. TO BE PROVIDED: STREET � ..._�. 1i c,, I•� ': `' O��I/ cif"�� /.s1i i N-/ . .° �d + F ..{c, I •.. {S _ COMPACTED SUBGRADE 1) AT EACH POINT OF TANGENCY OF THE CURB. : <f ,, �d. - - - Y 2) AT EACH COLD JOINT. - ` ' '� REVISIONS O op 000 •° : • . a• d , , {sue.'' 3) AT EACH. SIDE OF INLET STRUCTURES. ° o o °o° .: • �. - •. =-,�1 lif � '_ N®. DATE SIDEWALK AWAY FROM CURB °10°0 0c) a: ,e } • ':l•o 6" " o ,.it•?%.4vo°o.514,d�•on •t•I 0'l.a 1 6 X 6 10 GA MESH 4) AT EACH END OF DRIVEWAYS. �-�� i= F; .s : ,�•# NOTES: o°° 0 0 o a.-.f, �sr , -.-_11 , , -` ss? , E SEE NOTE NO. 4 5) AT LOCATIONS NECESSARY TO LIMIT SPACING TO 45 FEET. .i B. MATERIAL TO BE PRE-MOLDED, ASPHALT IMPREGNATED, NON EXTRUDING, 2" OF AGGREGATE 1. gN1C1E,j , SHALL BE 3000 P.S.I. AFTER 28 DAYS, 6 SACK MIX, SLUMP RANGE SECTION A-A (3/4"-0") COMPACTED TO 3". / . 4. CONTRACTION JOINTS: 2. PANELS TO BE 5 FEET LONG. NOTES: A. SPACING TO BE NOT MORE THAN 15 FEET. 3. EXPANSION JOINTS TO BE PLACED AT SIDES OF DRIVEWAY APPROACHES, B. THE DEPTH OF THE JOINT SHALL BE AT LEAST 1 1/2 INCHES. 1 CONCRETE COMPRESSIVE STRENGTH SHALL BE A MINUMUM OF 3300 PSI AFTER 28 DAYS. UTILITY VAULTS, WHEELCHAIR RAMPS, & AT SPACING NOT TO EXCEED 45 FEET. 5 BASE ROCK 2"-0 OR 3/4"-0, 95% COMPACTION. BASE ROCK SHALL BE TO 4. FOR SIDEWALK ADJACENT TO THE CURB AND POURED AT THE SAME TIME AS THE SUBGRADE OF STREET STRUCTURE OR 4" IN DEPTH, WHICHEVER IS GREATER. 2. CURB JOINT SHALL BE TROWELED WITH A MIN 1/2" RADIUS ALONG BACK OF CURB. CURB, THE JOINT BETWEEN THEM SHALL BE A TROWELED JOINT WITH A MIN. 1/2" RADIUS. 6. DRAINAGE BLOCKOUT - 3" DIAMETER PLASTIC PIPE: 3. EXPANSION & CONTRACTION JOINTS SHALL BE 1/2" PREMOLDED ASPHALT IMPREGNATED 5. SIDEWALK SHALL HAVE A MINIMUM THICKNESS OF 6 INCHES IF MOUNTABLE MATERIAL OR EQUAL EXTENDING FROM SUBGRADE TO FINISH GRADE. CURB IS USED OR IF SIDEWALK IS INTENDED AS PORTION OF DRIVEWAY. A. 3" I.D. PLASTIC PIPE WITH COUPLING. OTHERWISE SIDEWALK SHALL HAVE A MINIMUM THICKNESS OF 4 INCHES. B. DRAINAGE ACCESS THROUGH EXISTING CURBS SHALL BE CORE DRILLED OR CURB 4. 6" X 6" 10 GA MESH REQUIRED FOR COMMERCIAL DRIVEWAYS ONLY. 6. DRAIN BLOCKOUTS IN CURBS 3" SAW CUT VERTICALLY 18" EACH SIDE OF DRAIN AND REPOURED TO FULL DEPTH OF CURB. ,t� -� PRO fs BS SHALL BE EXTENDED TO BACK OF SIDEWALK WITH 3 DIAMETER C. DRAINAGE ACCESS THROUGH NEW CURBS SHALL BE PLACED A MINIMUM OF 2.0' �� _G I NEF `* PLASTIC PIPE AT 2% SLOPE. CONTRACTION JOINT TO BE PLACED OVER PIPE. AND A MAXIMUM OF 3.0' FROM PROPERTY LINES. 1`'13,280-A ref f� APPRObED 9Y: y� ���• NO SCALE 8 NO SCALE OEGN AGUSTIN P DU� APPROVES BY NO SCALE j `Z)- 17, ,�97 0O LEYiS J P. DUENAs ENGINEERING DEPARTMENT CONCRETE 'ENGINEERING DEPARTf+lENT �ousrlN P. ENGINEERING DEPARTMENT TA N DA R D DRIVEWAY Dwc. No. e y9F ��\, 131 5 s w. 9722 aTM�"0 a DWG. N0. an► DWG. NO. am ENGINEER `' V 13125 S.W.HALL BLVD. CURB Sc GUTTER �� � �"'� TIGARDAFT6:6 97223 `�y .�, 13125 S.W.HALL BLVD. f �..- ::\ VOICE: 9-417, SIDEWALK - ' TIGARD.OREGON 97223 _t �� �� TIGARD, OREGON 87223 MARCH 1998 �_..�.. -.. vacs: 503 639-417, ..k VOICE: (503 639-4171 w/LANDSCAPE STRIPS VALID THROUGH 6-30-06 CITY OF TIGARD FAX: 4-725!7 1 2 Q F„, ('5033 684-7287 MARCH 1998 1 2 6 #� FAX: (5033 684-7297 / 4• APPROVAL DAB CITY OF TIGARD CITY OF TiGARD OREGON APPROVAL DATE OREGON APPROVAL DATE L---- 7'-0' 8' PUE SUMMIT S -6 ) :s LOT TO BE NOTES:L 1. PVC HUB SHALL CONFORM TO ASTM 3034. SDR 35 ALL JOINTS AND RUBBER GASKETS SHALL .. w Q SERVED DRIVE INTO CENTER OF RUBBER SLEEVE AFTER SLEEVE 1� CONFORM TO THE REQUIREMENTS of RUBBER GASKET RIDGE U A IS PLACED IN HOLE. 2. AL ASTM MANHOLE SECTIONS SHALL CONFORM FLAT ��� H Z TO THE REQUIREMENTS OF ASTM C-478 (OPT!ON AL) H v) W AND APPLICABLE PROVISIONS OF STANDARD Q W MANHOLE, DRM NG NO. 410. I � 2. STAINLESS STEEL BAND SECURES UPPER HALF OF 3. STEPS REQUIRED QN FLAT TOP MANHOLES PHASE IV 1 -0 Q RUBBER SLEEVE TO THE PVC HUB. STAINLESS DEEPER THAN 46". w - W r STEEL BAND SHALL BE 300 SERIES, 9f 6" BAND 84' o A. --j I4-- 6" FROM F/C .® �- PROPERTY LINE r>- WIDTH, CADMIUM PLATED CARBON STEEL, AND I--27 7/8"--I --I x--43 1/4" ) ATTACHED WITH HEX HEAD SLOTTED SCREW. W :I r,L Too . . M _ _ - ;1.41:'31-...• ,-4••+4 4: 23" o 0 0 0 t__)_ 3. COMPLETE RUBBER SLEEVE INCLUDES A ° ° ° ° >- MOLDED SEGMENT THAT HOLDS IT IN PLACE. 0 0 0 0 Q IfilP.:11:.'0. 3 4, INSERTA TEE SHALL BE USED ONLY IN SEWER -� [---16 1/8" PROPERTY LINE AND LOT u- MAINS 10" AND LARGER INSIDE DIAMETER (I.D.) RUBBER GASKET 0 NUMBERS MARKED IN WHITE RUBBER GASKET FLAT TOP FINISHED CONSTRUCTION PAINT ON FACE ❑F CURB = 5. SEWER MAIN SHALL BE TWO SIZES (NOMINAL I.D.) REINFO REINFORCEMENT 31 3/8" CONCRETE LARGER THAN THE INSERTA TEE. OR (SEE NOTE 1) STANDARD MANHOLE FLAT TOP PVIbJ'r PLAN REINFORCEMENT a1 � - I I I I DETAILS CD #5 BAR AROUND OUTSIDE OF OPENING [..----- 1 #6 DIAGONALS BOTH SIDES OF OPENING _=' •>-;� U 2 6'-6' -- 3 #s 6J' 0.0. BOTH WAYS FRONT VIEW SIDE VIEW N.T.S.I. r N.T.S. CONTAC CE . ., . '"• � �. _: ��V,`�,`v�`� -��l•�-,�, ,1,■■;�,� 17GARDSBRANCHN --,,.5.: :.7 Sr ",•1,•- , - ;i y v-�IN`.- I�∎A - BOB PETRfE = I.1j�fj• �, r • .� 3 CLUSTER BOX -_-_ CUSTOMER SIDE ..• a 0 - DETAIL ELEVATION ' A ,.-, ' alpha . SEE PLUMBING CODE ''` r NOTES: frit FOR DEPTH ❑F COVE `''�.,, .'4 • , .• .. ..•; r�'Ii�. �t 4.•.. 4. •7:,.,,�s+: ',.4.':v COMMUNITY DEVELOPMENT•1. SURVEYOR TO INSTALL TEMPORARY I .35 MINIMUM WALL THICKNESS HUB AND GUARD STAKE OR GUARDSTAKE AT LOT LINE FOR NOTE METER INSTALLATION. ALL INSERTA-TEE HOLES SHALL BE MACHINE DRILLED AND CORED. a INSTALLED BY CITY OF TIGARD METER PROJECT NO.: 402-025 ANGLE STOP TYPE: CONSTRUCTION . TYPE "K" SOFT INSERTA-TEE DATE: eft 7As COPPER TUBING FLACF TO P MANHOLE Se races ` ' APPROVED 81�: NO SCALE },'� `�I I) :v'-i:: Our tamm'stzfsnt is clear. / ` DRAWING NO. 190 DRAWING NO. 050 REVISED u2-U3 • . Acus P. DUENAS 3 4,1 .1" : ENCINO:RING DEPARTMENT 13125 S.W.HALL BLVD. ant F ot4R DWG. NO. -xj 4 :a 4 TIGAR4.OREGON 97223 WATER SERVICE I1 °: ._ VOICE: 503 639-4171 MARCH 199+8 520 0 7 CITY OF TIGARD FAX' k5033"i-7297 OREGON APPROVAL DATE 1 N:\proj\402-025\dwg\CIVIL\SHEETS\402025-DETAILS.DWG-SHEET:22x34 Jul 18,2005- 1:41pm mvl '• % , .1 . s " 4ni 444' i _ NOTES: alpha g SEE STANDARD DRAWING NO. 255 1. ALL STEPS SHALL CONFORM TO THE PLAN FOR FRAME AND COVER. ONE - _ REQUIREMENTS OF ASTM C-475. PROPERTY LINE _ RECESSED SEVEN NO. 3 BARS = _ _ 2. MANHOLE STEPS MUST BE TIGHT AND _ UTtUTY EASEMENT r •- • , , ,r. . _ 4+ ::a BAR 5 BARS AREA AT 5• O.tr. -. I FIRMLY EMBEDDED. �'`�.�� r •� � 3. ALL STEPS WITHIN A MANHOLE SHALL - • y ,..� _ BE OF THE SAME DESIGN. TYPE, AND COMMIJNITY Jr Ili�I■•Ord• 4` • + ,•,•. SIZE. (MIXING OF UNMATCHED STEPS 'j I' I '# '• .. i 7�1 �1� •� � • -+•.. # }•, �`1-1 4' 15 NOT PERMITTED), DEVELOPMENT • 1111 - }y A + uI. +� A { - r i-- ;-tir • t_1/e• i :i rn 1 1 1 I .SECURE 2X4 IN PLACE �,r;' ' +. ll�ltlltil�liltlltt11i111ttit/1t1�[�Ilrltil�lltl�it• •:•• " * • b,:*', •j- ^ PIPE SIZE AS SPECIFIED ---.� -,. , •• t`( ".� .IL • 5-3/4 / Lil AGAINST PLUG UV/ BACKFILL i•:• A ,l} - .•11111.111111111111111111111111111111111111 a'• k TO PREVENT PLUG 9LOWGfF f lid S • • '� y '1 i ` T • :•. � •, 1111111 IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII •i- • •�; • ' • '�= t. 9600 SW Qa Sulte 2+` . . �1+1�I11II� �� Oak, 230 5TOR11 OR SANITARY • 10-3J4' """ ',-ii .• • •.'•• : IIIIIII111IIIIIIIIIII1III111IIIIIIIIIIII . .4".. • NOTES: . - •. _ . • Portland, OR 97223•1.FOR NEW Ct�ISiAtlC11 t�1 ALL SIDE 15EVE9i AND t,10EST'Lf�l PlpEt • r _ .� .4 r. t w a ll i iJ;r umn o m m i i ,o u r l i l B l w i s i o 61■a�� 12' ■ a�-�,.o•%� • • •>t..f a.i.s->....i.s �"""`_�_-'- [T] 503-452-8003 [F] 503-452-8043••C4Nh�CiKlt•IS TO 8 AND 10"MANS St'!All.SE VMTi1 FACTORY '; . ;_• � •y s: _�.�-�•'. MI 7 FABR ICATTh'TEE'FITTINGS UNLESS OTHERWISE APPROVED 2X4 `• ''► .d'. 12° 2.PIPE MATERIAL.94M.L 1 E OM OF TI'i FOLLONNO ♦ , A. PVC ASTM-3034 PLAN t .. ALL PPE-3034 BE COLOR CODED: - PLAN VIEW RECESSED CURB INLETS u '�'Ik .- •' www.alphacommunity.com I SI PW'UNES DE SEVERS ' `._ cots BE REINFORCED IN COPOLYMER POLYPROPYLENE PLASTIC it NICE f IIIIII I B.CONCRETE AS1U C-14,GL-2 ACCORDANCE 1MTH LAN ,/� C. OUCTILE IRON CLASS-SO CURB DRAWING NO. 226 1/2• GRADE 60 REINFORCEMENT ,+r a '•�' �� B VARIES TO MATCH SEE STD DRAWING NO. 255 ...rte ,. TOP OF ts, -• .�•.� �� HEIGHT: TOTAL LENGTH OF 2X4 NON w PAVEMENT • CURB TYPE FOR FRAME AND COVER. i I LOT; AS SHOWN ON APPROVED SET OF PLANS 3$ m ,-a•• :, ,•.; y .' 13" MARKINGS TO FACE STREET w A. •,�+• ya �# .411`.........••13' CC HEIGHT T REVISIONS OF GROUND MAGNETIC•#- . 2X4 SURFACE TAPE to • a. •S 3-3/8" FOR w COLOR CODE SURFACE • .1.` I I/�' NO- 5 BAR DATE LOT; (GREEN-SANITARY) ¢ •• HALES C) t I I I PLASTIC SAFETY STEP NO. 1111 (WHITE-sTQRhi) ,`f .' _ 6 . " 4/ 4 _ NORMAL SLaFE 1T85/8 1 a I { t 8• r1 " OF PAVEMENT ♦�� a.. Ar• .5..• •' 4 r-•fie.• e x 1 21 ca MAX b ...1_4:k ..• .- �s••'• d-.D LABEL MAGNETIC TAPE WITH MACK LETTERING • 1 •, I MAX i i 4.+•••,d • • GROUND -=�*'. SANITARY: "CAUTION SEWER 8UR1CO BELOW." r :4, i '1 - - NINE is. I •• •• .1 STORM: "CAUTION STORM DRAIN BUIED BELOW." f . i • iiiifrNii-T ,� I. �d. �•. - PLACE 18" ABOVE TOP OF PIPE AND AGAINST Z}E4. .i ' �,, [ _ o 6 FOR POURED W „' c • -: •• r M PLACE �.• ro�_ a ` 2 8/If er ] #6 3/4 GALVANIZED EAR , +., ,r. y j el 4110 f ±� S" WITH � Li ;t W41'''''.7":''� 1 � •A'' •f'b.��• '• • REINFORCEMENT A[flR+R MATERIALS: "f :: l'.+• .y d a FOR PRECAST • • a. 4... ..A• • A - �l N0. 3 BARS QP GDNST 1DINT ;b�, J,j j / • • •• r k #: •• ' PLUG '.•* .: •'r a 41144 •y.• . 1< rt �" .. /3 OF SURFACE AREA BAR3 r GALVANIZED '•js.; +/••IN 12'• .. ,. •a ..d.r okitio. ,` - , X16 (3/4" DIA.) GALVANIZED DEFORMED REINFORCING BAR. j'4. ' -' 28' - I 2T ;.- REINFORCING BAR CONFORMING WITH ASTM A-615 GRADE 40. '.•??'-'•q: ' w •- .`• , ; '� SECTION A-A SECTION B-B ` �+►`. i�I#.1 1 f3i• GALVANIZED CONFORMING WITH ASTM A-123. �' •�� •~`' �� _ ' • °ate.• ,\, ; s,.• ��,'•ts'�"`'' s' NOTES: ��, � PLASTIC: •;; j: 'r �: Wi•.' •�r" i. CATCH BASIN SHALL 8E CONSTRUCTED IN ACCORDANCE WITH ASTM C-478. ••'• SEE HOCK a •• .•• r ,' "T' MIN11.1UM SLOPE FOR 3/4'-0 PIPE ZONE 2. INSTALL STEPS WHEN DISTANCE FROM TOP OF GRATE TO FLOt�IiNE OF PIPE IS a• •,••i BAR DETAIL MUST CONFORM WITH ASTM C-478. .0.1',• �••,}' .P,._..7.-„,_,; a.''- � 6� PIPE a 0,410 MATERAL AS SPECIFIED GREATER THAN 48". SEE STANDARD DRAINING N0. tDO. SET FIRST STEP 12' FROM .. - - STEEL REINFORCING BAR MINIMUM 1/2' GRADE 60. . '{f 4 PIPE = 0.020 TOP OF GRATE. _ I MEETING REQUIREMENTS OF ASTM A615 ENCAPSULATED ■ Nt lar I•• .IC it'' SUPPORT TEE WITH 3. INSTALL STRUCTURE GM MINIMUM OF 8" OF �`'-O" CDMPACTED BASE MATERIAL /� ,•.'ta': WITH INJECTION MOLDED COPOLYMER POLYPROPYLENE �� '�� 4. REINFORCEMENT FOR PRECAST CATCH BASIN SHALL BE REBAR MEETING ASTM SECTION A-A � BEDDING GRAVEL. A-615 GRADE 60 OR WELDED HIRE MEETING ASTiI A-497• `: IAN.1 1/2• WITH SERRATED SURFACES. /f MINIMUM 2'O" WIDE ELEVATION 5. ALL POURED fNPLACE CONCRETE SHALL HAVE A 28 DAY STRENGTH OF 3000 P.S.I. `.' HDOK BAR 4'FOR GALVANIZED STEP AND A CHANNEL SLUMP RED IN TO 4". �: DETAIL `9c© PROfe 6. CHANNEL REQUIRED IN FLOW THROUGH APPLICATIONS, AS APPROVED. ALL OTHER vJ '' APPUCA71ONS REOU RE AN 18" SUMP BELOW LOWEST PIPE INVERT. �C\ G,NE. ,L'; GUTTER CURB MANHOLE STEP caef �`'13,2801P SIDE SEWER / SIDE STORM GUTTER & CURB INLET CATCH • lean Ida r Services INLET CATCH BASIN G�eant�t�ater Services BASIN 2.� z PIPELINE ,L-w,L3 L,.�,_,_ Our commitment Is clear. (CG-2) Our commitment is clear. BASIN (CG2) RE INFORCEMENT an r DRAWING NO. 100 �E'1`EG 02 OR GON REVISED 02-03 Our commitment is clear. DRAWING NO. 170 DRAWING NO 225 DRAWING N0.226 't'ti`.'tL) !I_+-I.I. .,' `ft)" 17, 43 00. e 41 4e1 J • 10 VALID THROUGH 6-30-06 SUMMIT RIDGE - 28' PRE-CAST 3+• CONICAL PRE-CAST #'*• CONICAL 27° HOLES(2) SANITARY HOLES (16) STORM COVER ONLY COVER ONLY I- ii, ,, P HA I V A LII M CLASS .,B„ CLASS "A.. t......... ..,j TACK ALL EXPOSED MATERIAL PATCH AC TO GREATER or 3" Q � �A s/a° x �' BOLTS -+� [L.!/2•. THICKNESS OR EXISTING IAI + 12° MIN. •.� �4,•� 2 EMS-►ENO B^ MIN. 6"MIN. SURFACE RESTORATION MOUND EXCESS NATIVE MATERIAL SApUT a•- EXISTING AC T [ ;ssP;ctnEo OVER TRENCH TO ALLOW O d .. :$,;; _ I FOR SETTLEMENT z 1/2": 1/2` 1t,• At. o O Q ,�roSQ: EDGE FLAT BAR- t�,��� lt�1t+� t: SECTION A-A . --tt:. ,Arai -�.. �f •Tir..r, iffriAlt".t-TAO.'T 1F T * t., . 0•▪• ��"� It 11 11 , / ° �,•t•,;� 11--..,,,11 - It°l" "tip' t� .. .4,��., ; ,la4 3 X 2 1/2 %3/8 ���+11►��'��•"•. � � •r,�.rl��•-.[ttl�F1�`i•1/ � • • , i � 0.. • '0 • O. • 9).. •+ f •� t TYP. ANtiLE ���`x • ..: " 4� . . ` r a o Q o # a %I'• f}'ll •• . a r , 12 NATIVE TOP SOIL O O� Q O 4 Q�■ t `i a • ' s IF TOP SOIL EXISTED D 00.° • © ••fl ■ O OQ O� J/4` ¢ �; 45X COMPACTION 9076 CAMPAC110N PRIOR 7�D EXCAVATION. T=4:7 CO CSC c7 G s e .0• Q:` L3 : 4 Q® r'1,�, . *•I,Ml°HIN4B" cw 4 0040 ao •4� °o � o t •. • • • '. o C7 • • SURFACE • CONSTRUCTION PLAN • .1 UNAISTURSED . s Q f LAN tlND}STURBED + �� • EARTH NATIVE EARTH 3Q MIN. O • t? p`V�r t,1 p 3/4 - 0 C RUSHED MATERIAL IC °_ .20%I c r•; 3 4' - 0 ETAI 13 t/2' I EXISTING O° 4 a p J SANITARY STORM - 2 1 ROCK • BASE ROCK O ° oO° �" CRUSHED ROCK 3/8"X 2 I/2 FLAT BARS -♦ • •1 • . •t a► c0 o o a� •` 24-3/4" C E N . 'f •!%! o O O Q L in 0 Q 0 ( + ~ �- �. •.�•• $t. Cr0000 0oo97 � i;; f ,0 ,!ti i lE`i;i I•S� ,�; � • y � , o'O � w i-•••i 1In .,�,�.,,�.J,6. Jl1iI;ii 1 I i . • • 22"11+1111, _ _ %./ E { rn CROSS BARS .11,��..▪ ,►. a o , •' • s PIPE ZONE 27" �m ,111111111 II.IIII�1 � -ROUND . i .Pg. �s, •,:: . .. m z 1a m `a3 3/4-0 CRUSHED .. .". . %, . . • • 25 a ! I . ;. f, a et ■ • 1/2 PIPE O.Q• / I a °1 ( n 1.- II I I IIIIIi " IllI'Il ; N PIPE ROCK ;�� . . My . ' 4 .•.1•1. PLUS 6" 11111111 I 1 ! 1 L 111.11111 / -: F.. a• 0 .:: oO ilk 7'' 3J4-O 1 ,b p p ,jI PIPE O o 0 r 'I"'iI �'i"�I BEDDING 4 .qa Boa p o p o,i2' I!tl�■^��It11ll1 ■�l�itlltl♦ � ,,,,---.•,•" ig10 0 O o • NOTE: / 13.. 1 *.it..9341.1.,..;!!;.:Sit..2 O C o , • •, •, :L; '.1 1. TEE CUT TD BE DONE AFTER EXCAVATION AND BACKFILL OF TRENCH. " - 2 ®� !�r s'♦r e�,r±•p,-OaF f/! t' 2 SEE SW DRAWING No, 284 FOR BEDDING. PIPE ZONE. AND TRENCH BACKFILL I. 23 ma I t a/$^ x 2° FLAT TYPICAL 94TH ENDS ey . u alpha BARS EACH END PLAN OUTER BARS AND TRENCH STABILIZATION l/Io" AVERY SEOOND SECTION B--B 1/2 PIPE O.D. PLUS 4" MIN. FOR PIPE SMALLER THAN $' IF REQUIRED, TRENCH STABILIZATION 31 -- * SHALL BE SPECIFIED SEPERATELY INNER BAR 1/2 PIPE O.D. PLUS 6" MIN. FOR PIPE 8" AND LARGER AND PL OECD NPR1Qf TO PLACEMENT COMMUNITY DEVELOPMENT OF NOTES: NOTE: 1. SUBURBAN TYPE NOT FOR USE IN TRAFFIC AREAS OF COLLECTOR AND ARTERIAL STREETS FRAME AND GRATE TO BE NEW STRUCTURAL ASTM A-35 FLAT BM STEEL OR APPROVED EQUAL 2. COVER AND FRAME SHALL BE GRAY CAST IRON ASTM A-4B CLASS 30. ADDITIONAL THICKNESS AND REINFORCEMENT SHALL BE REQUIRED FOR STATE HIGHWAY APPUCAT1ONS. 3. COVER AND FRAME TO BE MACHINED TO A TRUE BEARING ALL AROUND. 4. NOTCH LID FOR LIFTING HOOK. PROJECT NO.: 402-025 CATCH BASIN TYPE: CONSTRUCTION • TRENCH BACKFILL T-CUT SUBURBAN AND STANDARD }; . FRAME AND GRATE (L-G2) lean Taber Services can atcr Services W/7/o.0 DETAILS C eanWa er Services ASPHALT DETAILS M AN'H OLE FRAME AND COVER an at r DATE. F='dlSu 02-03 Our egmraitment is clear. O.,commitment is clear. DRAWING NO. 255 REVISED 02-03 Our cornaiitmeat is clear. DRAWING NO. 2B5 Rf'`1••"r - C. Out commitrneut Is cIeatr. DRAWING NO. 280 DRAWING NO. 110-SA/ST --E•.S=2 .22-0,5 ,, N:\praj\402-025\dwg\CIVIL\SHEETS\402025-DETAILS.DWG-SHEET:22x34(2) Jul 18,2005- 1:40pm mvl 8 _. 8 • - ' -. __:-i_.,--,1 .,_' s .. _ Mt : .,,--kk.;,-';‘,17.- V:,-7 7 _ i .,--- : ,., _ , . _ f iif • P H AS ___-'-:,„'_,,,'_'. - , .. __._:. . ..=...._ ._.. =,,_ __....,_. ,:___. , .=.„„=._,...__:.._:. _ . .___ TOWNSHIP 2 SOUTH • i NGE 1 WEST • ORTIONs OF SECTIONS 9 PLAZA WEST SUITE 230 WEST, ® 9600 SW OAK .!, :: PORTLAND,OR 97223 :i ,;:eE..,b 1r i<Sf�n .r <:-r.1'i,...y .,.'..."x-"'=':? ,_...-'..: '.,_.,_-:, a .d r:.r .:.-...::.:., :c: "•s':.- ..: :. .,;_ - .:... ;. TIGARD, OREGON® TEL 503-452-8003 ,..i... LEGEND _ FAx 503-452-8043 a -:.':.-'''.'':' N y . ff www.al ha-en ■corn 1 r ;'.-: el 1 •A'- '. EXISTING TREE ' r• � �${ E800 S f t 'i..'. ` G `�, , _. .f ; s L.:..11 M.0 101.iltp4111 R41::: EXISTING SANITARY SEWER LINE -, # f::I. REVISIONS J. . t is f. '} 't f .,ti` :.`;R £• -- -.:r .2 t$.. S.i. -f/•..,..... . .... 111 .:i.. '' `} �'?2:. �': .. •...• • EXISTING STORM DRAIN UNE I ;;, „� �. xt y <>:> ... <: : . , . •..... . . ,r, flu +` 3 Y > 0a< .. DATE N EXISTING WATER UNE '�'- y S•KiSi'�(• O ••. • ., —HC) :. .. 66 4.441 .�. i'i.'•2:i•.'+F::C'..A vr0$.' :#w sormotiminumisimmomointar ig' �....., I N ROAD M fim 1 ill 1 0 EXISTING SANITARY SEWER MANHOLE I R fJ II II U gT 1211•-....`_ , ,,.,.,>:::.}:.}'.::}-. }:-.-::::.:, ....,. _ :' S.•, W .Ma1., �._. _ CCU.. -. '&r _ C< ,{�' •r.2Yf2+.y'k!4?�3?4. - _ <� n< �.€ « {rte t{#r<{• I EXISTING CATCH BASIN ! ,' -.......,.._..-.--.......:_>...,......,v.,_«_... .} 1 ........er....,.r fi f _= f EXISTING STORM DRAIN MANHOLE I � � ' ,t°'�'* -� s k F 1 �..... .....„ . .¢ <. s��rs r � � t-` ,_. •"�� a`F� 540 ':: I I 11 , t 4 r �:1 i� , r t EXISTING WATER VALVE t , ! ' a w• - # or . -r. S ! <l f s i. i c y .. . -,, >.,.; EXISTING FIRE HYDRANT s r � 1 >__.i s. ..- . .. .,.*e 1:. 4,, � SANITARY SEWER UNE t f �, t SITE- V - # = SANITARY SEWER MANHOLE 1 i w !/■ STORM DRAIN LINE - + ts•T - i i = a_-e..,....>..-... • y 6 5 LS ..: l 1{`i' .Y <.f,' Tr-■.� .,5,« < 2. CATCH BASIN CB OSCB € ]]] ' STORM DRAIN MANHOLE _.___._..u,..- tit' l , , a t� I a � _...� � � -,_,,..HII' :� 1n N, vs tom• : n: � CURB INLET {{+ 'i,r + 7 € ._.,.. 'Yfl £ Hi------------- '' q g >' #..,.:-.:.:!:::'.:-.r.ta4!4,'. ' :.:7:ii.......:.i.,........-.,..,...,:. �- CLEANOUT — �� t r s I `F s z «:< SITS vi.. ;,. J } C y ' , WATER LINE 3 c' • I . BLOWOFF : M_..u_>. i ir4.41„,Milt. WATER VALVE 1: -. till€ a I F y j .-.^° ..,...,......,...-. ...,... ...s,.,. ,.,.....•......................_....,.k't i • , :.+a - •t �M i {i�WATER METER a} 1 _... j}��C�STREET LIGHT r-- �: sf f5 : :: ;J : Yf f '•w.� THRUST BLOCK � -,� fi � �' __... ,�:, � �'. - � .� � f�' .N�`� Yt > �._ 1:.7 a {¢ r_.... Kk ga. c FIR RANT -. :,�._: 'l , ., is i Y- n {. k: SIGN { «<,_ .. ':,: C -,s, 1 t -, .•. .- • ;•a:.... :.•{«{<!{{• .vats, Q ;• unurY POLE € 3 : [ :rM 4. ff 4 O „.. ,,..,..,„Efi .,,,,•._•.:•:„,,-:::k.,::::::::::i::::::::::::::,..;.:::: ,: EDGE OF EXISTING PAVEMENT - EP ;'; :; s '` '' 53 t k 9 \ 1 F > TEMPORARY CONSTRUCTION DRIVEWAY � M._ �.,,..,,...-,_�_.___..–_.._...,,_,._..,....:� ._..,e_ ___. . . • _ , t _.. _. _ I ,�.----- 't x' ..,: "tt' - � ,....._,.._, ,w_.,.,__..:....,_ '. \ .. ,: , t r .,Y ( qp Q v_,,..._....._.,...,.:.-•,..-...-.>.......... rl f.4 .._,,, 1! f! 4. .. a }f 'h ': .6 :.:^'J STREET BARRICADE �. ;, I w t .�. ;. fi , • t s _ F . ;c __ �. , i litti____:..,_,...,i s #' ':UN ER D ELECTRIC �..----�_ ._,_ .. � <�D GROUN 7p},E- ,yp�.� Y,f , I i - jj 4 a [ .-a f I i< (fyf/{(. :: :.:: -..,,,,: <: ..,E:.:,a .,.'. EXISTING STREET LIGHT , a 1 y ITELEPHONE RISER « r _-.,_ -_s€4 iL «_,,__,. to ; s' 3 !' � :°� j i r , �d yyGG � = 1� i f ,-.i .3...,,.__. � +2 i i M t Iey 4'a } .`� y i ,i Mfr F I �° WELL — AS NOTED �_ n �__.. ._.-.,__-__.- N -,_ w ; Sr r I -- FENCE - S NOTED r µ_ iEt _ VICINITY AP F•, . "Y �:: ; :,.�_, ....,-,j,�,,.�. {- .^as.;-,tis t" P; ' * F i a�4. y ! I SURFACE STORM WATER DRAINAGE .' € I .., K_--._ .�...>.._ x ; > _........_. i' -i s, f t w�T i f MONUMENT BOX _ 3 3 I� s, IFI ri ¢ k 4 , i 's` i ` - 3 r- � s-.y .• i ,r 1 x, rl Z P I , ! I t S f - � fie t 4!f i ; „, t::, 11 ...:::,: _ -j: :•R CONCRETE SURFACE/PEDESTRIAN PATH °� r _ -� - w I -• - .-_.i S r7 E ET I N EX F vzi .,+ t fBRUSH/TREES s i 1111 '�• I :,: ' ` `114 f; # � _F 4 U M M I,�,3 . , e ; w , nu : .a w, w c, y,, .' y �, f a k 1 TITLE SHEET �? RIM TOP OF MANHOLE RIM ..n v. . `' I k i j I , a:. I #£... :LE R ::: a ';: alit 1i5� r � �, t `- { t i r.4i._r•� .. ....,,. -..,.-+u_n<. ..,.,w.._........a '''$,:eL .¢-:F....r ry� -mm +.d,u>s,,:vw_. € F(V _ 1� 1 \INV INVERT OF SEWERLINE �,�T.r___ „; �r t t L 1: rr.�_ a. 4..._._.. .,.._ it-11 �.n-., ..._.....: 2. P R E L 1 M I N A RY P =AT U T I L I TY P A N WERANOS �.._.. , j�. a _«w.__.'�.,CIF.If�s'::aztb'V'SUSns]raT+v1X:T::>+L�_wv. rs....va�{: -a,'.._ac .,..-_ _} -...._,., ._..... .......... _,.,. ..,.-... ..«...�,....-.. _ .,..a ...._,i ``t.,...-....,...._.ROCK OUTCROPPING : s x 3 �,.____-_ :>..>_,.. _- =,5„,„, s, .. .> v_„ w.,-.v ...,,_w.- ,,, .,�_.. . _ �� ,. �, x f. �_ 3. GRADING PLAN HANDICAP RAMP & SIDEWALK t s 1 :�t , 1 I I: ' 3t., r r t ; c€; 4. CIRCULATION PLAN i f { _ t ! - Est ' tt _ -�- .- .. i aii__,...___.,__.- t 1 - , .. .... .. ® ate o .® . WALL 4 ! i j s : ail eft L s \, .„ i [ = s 'T ij i PF f P 1—I A I V® ALUMINUM CAP � f t ._..., ..E 1, s ,*,-,e,d.....,4m., r,1�.i-.�:SC.;',�.o..v,.S.v <,o..S'i9,d.'v{,�e,a>;.,g,v. _,. •„w. __... . ,....,... .... .:. ,.< .._. .�,,.... . .. ..... ......... _. _ ,._ . .. ,,. „,..., ABBREVIATIONS •, ,. -,...,,, PROJECT T AC ASPHALT CONCRETE PC POINT OF CURVATURE ACP ASBESTOS CEMENT PIPE PCC POINT OF COMPOUND CURVATURE AB AGGREGATE BASE PI POINT OFINTERSECTION APPLICANT'S REPRESENTATIVE UTILITIES „.: BM BENCH MARK RETURN R PROPERTY LINE ---� i TITLE SHEET PRC POINT OF REVERSE CURVATURE ALPHA ENGINEERING, INC. WATER: CITY OF TIGARD BVC BEGIN VERTICAL CURVE PT POINT OF TANGENCY CIP CAST IRON PIPE PVC POLY-VINYL CHLORIDE 9600 SW OAK, SUITE 230 STORM: CWS CJ CONTROL JOINT R RADIUS PORTLAND, OR 97223 SEWER CWS _ CL CLASS RCP REINFORCED C's?NCRETE PIPE CENTERLINE R/W RIGHT-OF-WAY ' PH: (503) 452-8003 POWER: PORTLAND GENERAL ELECTRIC CMP CORRUGATED METAL PIPE S SEWER CMU CONCRETE MASONARY UNIT DRAIN FAX: (503) 452-8043 GAS: NORTHWEST NATURAL fr TUALATIN VALLEY FIRE & RESCUE_• CO CLEANOUT SL D SEWER LATERAL`:. • CONTACT: MIKE VAN LOO FIRE; ,' °' CTV CABLE TELEVISION _ DI DROP INLET STA STATION POLICE: CITY OF TIGARD POLICE DEPT. DIP DUCTILE IRON PIPE STD. DTL. STANDARD DETAIL E ELECTRICAL T TELEPHONE SCHOOL: TIGARD SCHOOL DISTRICT ' ECR END CURB RETURN TB THRUST BLOCK APPLICANT PARKS. TC TOP OF CURB CITY OF TIGARD EJ EXPANSION JOINT TCN TOP OF CONCRETE • EL ELEVATION TD TOP OF DIKE VENTURE PROPERTIES EVC END VERTICAL CURVE TF TOP OF FOOTING 4230 GALEWOOD ST., SUITE 100 EX EXISTING TG TOP OF GRATE E ����' FF FINISH FLOOR TI TRAFFIC INDEX LAKE OSWEGO, OR 97035 GC 022-094 F ivr..„,..._ G FINISH GRADE TL TRAFFIC LIGHT l FH FIRE HYDRANT TP TOP OF PAVEMENT - P H• (503) 387-7600 1 /4 SECTION CORNER 9 / 10 FL FLOWLINE FIG ; FLANGE TIP• TYPICAL US BT BOOK 7, PAGE 77 ' G GAS VCP VITRIFIED FI CLAY PIPE 3-1 /4” ALUMINUM DISK IN CONCRETE (i) GM GAS METER VPI VERTICAL POINT OF INTERSECTION WN E PROJECT NO.: 402-025 GB GRADE BREAK W WATER ELEVATION ® 430.22 (NGVD 29)4 ®��®�� �® GSP GALVANIZED STEEL PIPE VENTURE PROPERTIES ■ WM WATER METER NOTES. d 0 TYPE: PLANNING HP HIGH POINT O DATE: L CURVE LENGTH WV WATER VALVE 4230 GALEWOOD ST., SUITE 100 4 o : A DELTA (CURVE CENTRAL SITE AREA. ' LF LINEAL FEET 28 0.9 .. MH MANHOLE ± APPROXIMATELY LAKE OSWEGO, OR 97035 ZONING: I�-7 ((( *s, SCALE MA O E PERCENT t«\ 200 0 100 200 400 MJ MECHANICAL JOINT < LESS THAN PH. (503) 387-7600 TAX MAP- . 2S1 09DA ' N.I.C. NOT INCLUDED IN CONTRACT GREATER THAN �'�s l OCEW ON CENTER EACH WAY TAX LOT: 1300 (PORTION) `� 332-60 _---- NUMBER OF LOTS: 5 IN = 200 T <�'t..>F•ka.F.t1.”.�S_i'•{i1-i$1n”rI.?3::�t1!,�5,��4s�Y•i;n4j i.r`Ff.�h-S'#tll- q:-tt.4d.A.is ..rstS3;skrt!�L--!`t9£s.,:r:t:.1'�,.-,.a..�3t..a4t,s-#.3'.atFk.u+•�%,...-:�rc,r_.i•,.,.t-.-<r._�A.r..::..:• ..c.r..-; ... .Y,..i`',-I, t.._ ..... ,.,., - - -. : . ._. AVERAGE LOT SIZE: 6014.4 SF �� N:\pro/\402-025\dwg\PLANNING\40225-PTITLE.DWG - SHEET: Cover Sheet Mar i6, 2005 - 2:15pm anb 9d \.._____ --____ '''''.."'\* :::,..'--,.. , -'-- ,.-0-- 4 -_ 0051.60. -/:. _ .iiiai :4',./, . I I 54.00' ! I 20 1 5.0' WATERLINE EASMEN T !`� _ - _ ! - - - — _ .AEI i . ___ _ 1 I �= SW BULL MOUNTAIN ROAD — _ — .A: I _ — — y p _ _ PLAZA WEST SUITE 230 1•1 . :. ... . b..• t. _ — 9600 SW OAK 7 1 PORTLAND,OR 97223 . • I TEL TEL 503-452-8003 I 1 4 . • 5,478 SF I I I � 1 I 2 3 �I I 3 ! 2 1 1 I I i FAx 503-452-8043 I r:::::1 ! I I www.alpha-eng.com 12.95' ROW ___. --1-- — i - id — _ DEDICATION . ; — — ---- -- - — _ SW WIN ' i I REVISIONS j ••. _______ _ ____I I I TRACT A - PRIVATE -- NO. ®ATE I .. 1 2 i _ i I !1 25 26 I . IA.. - . ,' I-_� 4 I 5,478 SF , : _�.. I ! 5 ! 6 I I ! • L_ 1 ! 24 27, 1 :• — — — --- — — — - �, — — ----- I 1 ' I • - : 1-- — _ _____ —1 ....id . .: _ _ , , 9 1 8 I I 1 c.t. I 23 I 28 - .q. I I _• • . • • . :, I 5,482 482 SF 1 TRACT B-PRIVATE i I . 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L ;,,...-1 UTILITY PLAN __ _ ___ ___ I.L . . - 4..4 ' '44 ' d .' • .44- A ' • - . . - NA roll r--- * 'co - - ___ _ f rt Fr .,..4.4##(0., L , _ ... _ _ _ _ Kir,-:,;■. ,, .- -4 •.1.. . * 7 . 4 • ' r- ----2--- -TT --,,+-- - ...Ai - r, L...._'.' •--- . .. • -:,• -• • - T ---1 bt.... / LLI . ,,, . ____ ____ _ ______ _ Ato . 1 d•4. , ' ..• ' _ i '-..a_.., {a! I I ( { t. l. . _, ___ ___ 8_.1 i 1116 . 1 4if :_-_:,-1.S.,11 i Er , 1 d •: :: in d 1 �' r I `f� 14 4F 0 _•,i__, --1 -d d 1111 i ihr.psi I.I.I I I 6 im I vil I I I I 4 I I I I I �/ J f I PRELIMINARY PLAT UTILITY PLAN NOTE: ALL WATER METERS TO BE i" IN SIZE PROJECT NO.: 402-025 TYPE: PLANNING DATE: SCALE SCALE 20 0 10 20 40 60 0 30 60 120 • a ■ • III ll ■ ■ II 2 1 IN = 20 FT 1 IN = 60 FT N:\pro/\402-025\dwg\PLANNING\40225-PUTIL.DWG - SHEET: 22X34 Mar 16, 2005 - 2:15pm anb \ 1 7— - `1-4:4. 4,2,1 If q 4 ,.....L„...„ . . r-. I I 20 \ .-. AEI ■ \ 1 _t _. . 0 rs - I _ _ -___ ___ W\ s — :_i_T -__ii _i_ PLAZA WEST SUITE 230 'i .� _ — — -- - — — _ 9600 SW OAK I — — _ � � — r PORTLAND,Of� 97223 1 s , TEL 503-452-$003 i ►��. iv, '��w�»m�iti�itt�at����l�iizLf�a■!)/* I ¥ .0timuy�r, ,1••.�� I 1 3 FAX 503-452-8043 k. Litt s � ` ` I 1 3 2 1 r I I I 1 ' � I www.aipha-eng.com J — - — RE!/ISI�NS PR I ._ _-- _ ;; -- -- SW WINT I TRACT A — PRIVATE — —ii_____ _ _ _ _ _ NCO, DATE 4, , I __ _ ,t I 26 1 1 i 1 25 4 I15 6 1 1:;; I 1 1 1 I 24 27 • ru F�, 7 f �'f•. - -._. I - _ I 9 I 8 I I — — _ . I I 1 7 1 w � f _' � I r 23 I 28 Pr _ 1 Q K' 1 v . — — +� ' I TRACT B—P RIVATEI 1 — _ co4 td,�--, .'1,." .:1,-:''., I 1 I ` 1 2 2 I I -- -- _ -- _ I _-_,:;'. 1.1,,.„,,,...'„i• .2„,17„,,,,,.,,,,.,:i4t..„_:::!.:-.:.,_ �h 1:,--- • I : 21 I 1 H j,l' _1 , . . .,,t Forpr--or- W L_„ , i. T�- � r - _ _ _ I� UMMI l ! ;i tom; e' —_ 1 ,--1 RIDGE tJ { 2 6 31 v. 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I TRAVEL i P.U.E. - —4.5' 0.5L--..-- -�--- • 5.0' 5.0' 0 5, r5.0' J LAN TER PLANTER � 5.0, -.-0.5' PROJECT NO.: 402-025 STRIP STRIP 2,0% 3.57% 3.57% 2.0% !,5?,:"; h • TYPE: PLANNING SIDEWALK CURB AND DATE: GUTTER SCALE STREET SECTION A-A 60 0 30 60 120 1+91.16-3+11.32 3 NOT TO SCALE • • • 1 IN = 60 FT N:\prof\402-025\dwg\PLANNING\40225-PGRAD.DWG - SHEET: 22X34 Mar 16, 2005 - 2:15pm anb ''''''''% LEGEND: EXISTING CIRCULATION l ® ® PROPOSED FUTURE \ CIRCULATION '�� � TRAFFIC FLOW DIRECTION jJ 'j • • • • • PEDESTRIAN CIRCULATION I PLAZA WEST SUITE 230 20 LL____ _ _ 9600 SW OAK I I., - — PORTLAND,OR 97223 -- t.— ---111g---:------- a,.. .,-- �—_7 g i s TEL 503-452-8003 1..m■ —, ,/* ( "� — FAX 503-452-8043 At MIMI J j — :lIIr:- 'ii1 8. 11 7 I I 27 I 28 } " 10 REVISIONS Ni I I Li NO. DATE /111 ?„,...\ i0 11 to 1/I ii I-72-- i I J 80 3t Q E.,, , 14 NO1 ?' 'N(..) Eel Ill 1/i 15 110 Q t0 18 17 18 l/! 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