The URL can be used to link to this page

Home My WebLink AboutSUB2003-00002 SUB2003 - 00002 GREENSWARD PARK NO . 3 SUBDIVISION NOTICE OF TYPE II DECISION GREENSWARD PARK #3 SUBDIVISION .��40;-.1 SUBDIVISION (SUB) 2003-00002 CITY OF TIOARD Community Development ADJUSTMENT (VAR) 2003-00010 Sñaping)1(Better Community ADJUSTMENT (VAR) 2003-00022 (Includes a 7-day extension) 120 DAYS = 8/2/2003 SECTION I. APPLICATION SUMMARY FILE NAME: _GREENSWARD PARK #3 SUBDIVISION CASE NOS.: Subdivision (SUB) Type II SUB2003-00002 Adjustment VAR Type II VAR2003-00010 Adjustment (VAR) Type II VAR2003-00022 REQUEST: The applicant is requesting approval to subdivide a 5.88-acre parcel into 27 single-family residential lots within the City of Tigard. The applicant is also requesting approval of two Adjustments to the required fire apparatus turn-around and minimum driveway setbacks from collector or arterial street intersections. APPLICANT/ Colton Fettig Company APPLICANT'S Harris-McMonagle Assoc., Inc. OWNER: Attn: Graham Colton REP. : Attn: Jay Harris 2245 SW Canyon Road 12555 SW Hall Boulevard Portland, OR 97201 Tigard, OR 97223-6287 COMPREHENSIVE PLAN DESIGNATION: Low-Density Residential. ZONING DESIGNATION: R-4.5: The R-4.5 zoning district is designed to accommodate detached single- family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. LOCATION: 8910, 8940, (no site address), 8990 and 9030 SW McDonald Street; Washington County Tax Assessor's Map No. 2S111AA, Tax lots 1000 and 1100; and 2S111AB, Tax Lots 100, 101, and 200. The subject parcels are located on the south side of SW McDonald Street, between SW Hall Boulevard and SW 93rd Avenue. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370, 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.780, 18.790, 18.795, and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED subject to certain conditions, the request for Subdivision and Adjustment approvals. The findings and conclusions on which the decision is based are noted in Section VI. NOTICE OF TYPE II DECISION SUB2003-00002NAR2003-00010NAR2003-00022-GREENSWARD PARK#3 SUB. PAGE 1 OF 30 CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY ONSITE IMPROVEMENTS, INCLUDING GRADING, EXCAVATION AND/OR FILL ACTIVITIES: Submit to the Planning Department (Mathew Scheidegger, 639-4171, ext. 2437) for review and approval: 1. Prior to site work, the applicant must submit a tree mitigation plan for 316 inches to be approved by a member of the Tigard Planning Department and the City's Arborist. 2. Prior to site work, the City Arborist must inspect and approve the tree protection measures. 3. The applicant is required to follow the guidelines established by the City's Forester (Staff Comments: City Forester 1.10 "Specific to this project:'). Submit to the Engineering Department (Brian Rager, 639-4171, ext. 2471) for review and approval: 4. Prior to construction, the applicant's traffic engineer shall amend their traffic impact report to address whether,,or not a left turn lane will be required on McDonald Street at the new intersection with 89 Avenue. If a left turn lane is warranted, the applicant's construction plans shall include the layout and design details for that turn lane. The lane shall be constructed along with the street improvements for McDonald Street. 5. Prior to commencing onsite improvements, a Public Facility Improvement (PFI) permit is required for this project to cover all infrastructure work within the subdivision, the street improvement on McDonald Street, and any other work in the public right-of-way. Eight (8) 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). 6. 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. 7. 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. 8. The applicant shall provide signage at the entrance of each shared flag lot driveway or private street that lists the addresses that are served by the given driveway or street. 9. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, which indicate that they will construct a half-street improvement along the frontage of McDonald Street. The improvements adjacent to this site shall include: NOTICE OF TYPE II DECISION SUB2003-00002NAR2003-00010NAR2003-00022-GREENSWARD PARK#3 SUB. PAGE 2 OF 30 A. City standard pavement section for a three-lane collector with bike lanes from curb to centerline equal to 23 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. six foot concrete sidewalk with a planter strip F. street trees in the planter strip spaced per TDC requirements; G. street striping; H. streetlight layout by applicant's engineer, to be approved by City Engineer; underground utilities; J. street signs (if applicable); K. driveway apron (if applicable); and L. adjustments in vertical and/or horizontal alignment to construct SW McDonald Street in a safe manner, as approved by the Engineering Department. 10. The applicant's Public Facility Improvement permit construction drawings shall indicate that full width street improvements, including traffic control devices, mailbox clusters, concrete sidewalks, driveway aprons, curbs, asphaltic concrete pavement, sanitary sewers, storm drainage, street trees, streetlights, and underground utilities shall be installed within the interior subdivision streets. Improvements shall be designed and constructed to local street standards. 11. A profile of all street improvements shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. 12. The applicant's construction drawings shall show that the pavement and rock section for the proposed private street (Tract B) shall meet the City's public street standard for a local residential street. 13. The applicant's plans shall show "No Parking This Side of Street" signs along one side of all interior streets. Similar signs shall be placed on both sides of the private streets, Tract B, C, D and E. 14. 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. 15. Final design plans and calculations for the proposed public water quality/detention facility shall be submitted to the Engineering Department (Brian Rager) as a part of the Public Facility Improvement plans. Included with the plans shall be a proposed landscape plan to be approved by the City Engineer. The proposed facility shall be dedicated in a tract to the City of Tigard on the final plat. As a part of the improvement plans submittal, the applicant shall submit an Operations and Maintenance Manual for the proposed facility for approval by the Maintenance Services Director. The facility shall be maintained by the developer for a three-year period from the conditional acceptance of the public improvements. A written evaluation of the operation and maintenance shall be submitted and approved prior to acceptance for maintenance by the City. 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. 16. An erosion control plan shall be provided as part of the Public Facility Improvement (PFI) permit drawings. The lan shall conform to the "Erosion Prevention and Sediment Control Design and Planning 'anual, December 2000 edition." NOTICE OF TYPE II DECISION SUB2003-00002NAR2003-00010NAR2003-00022-GREENSWARD PARK#3 SUB. PAGE 3 OF 30 17. A final grading plan shall be submitted showing the existing and proposed contours. The Ian shall detail the provisions for surface drainage of all lots, and show that they will be plan 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. 18. The design engineer shall indicate, on the grading plan, which lots will have natural slopes between 10% and 20%, as well as lots that will have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections and/or permits will be necessary when the lots develop. 19. The final construction plans shall be signed by the geotechnical engineer to ensure that they have reviewed and approved the plans. The geotechnical engineer shall also sign the as- built grading plan at the end of the project. 20. The applicant shall obtain a 1200-C General Permit issued by the City of Tigard pursuant to ORS 468.740 and the Federal Clean Water Act. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: Submit to the Planning Department (Mathew Scheidegger, 639-4171, ext. 2437)for review and approval: 21. The applicant will place a note on the final plat that reads, "Prior to constructing fencing on any corner lot, plans must be submitted to the City of Tigard verifying visual clearance standards are met." 22. Build all private drives to private street standards in order to meet the minimum lot frontage onto public or private streets. 23. A minimum of three parcels must take access from the required private streets. 24. Show exact dimensions of the proposed lots on the final plat so Staff can verify that the subdivision has an average lot size of 7,500 square feet. If the average lot size of 7,500 square feet is not obtained, the plan shall be revised with fewer lots or reconfigured lots. 25. Provide recorded documentation that establishes access and maintenance rights for each individual parcel that takes access off of one of the private streets. 26. Submit a plan that shows proposed Tracts "B" and "D" with street trees. 27. Provide information regarding size and species of the proposed street trees so that Staff can verify that the planting standards of Section 18.745.040.0 have been met. Submit to the Engineering Department (Brian Rager, 639-4171, ext. 2471) for review and approval: 28. Prior to approval of the final plat, the applicant shall pay an addressing fee in the amount of $840.00. (STAFF CONTACT: Shirley Treat, Engineering). 29. The final plat shall show a ROW dedication for McDonald Street to provide a total of 35 feet from the centerline. 30. The final plat shall indicate that no access will be permitted onto McDonald Street from Lots 1, 2, 21, 22 and 23. 31. A joint use and maintenance agreement shall be executed and recorded on City standard forms for all common driveways. The agreement shall be referenced on and become part of all applicable parcel Deeds. The agreement shall be approved by the Engineering Department prior to recording. NOTICE OF TYPE II DECISION SUB2003-00002NAR2003-00010NAR2003-00022-GREENSWARD PARK#3 SUB. PAGE 4 OF 30 • 32. The applicant shall cause a statement to be placed on the final plat to indicate that the proposed private street(s) will be jointly owned and maintained by the private property owners who abut and take access from it(them). 33. Prior to approval of the final plat, the applicant shall prepare Conditions, Covenants and Restrictions (CC&R's) for this project, to be recorded with the final plat, that clearly lays out a maintenance plan and agreement for the proposed private street(s). The CC&R's shall obligate the private property owners within the subdivision to create a homeowner's association to ensure regulation of maintenance for the street(s). The applicant shall submit a copy of the CC&R's to the Engineering Department (Brian Rager) prior to approval of the final plat. 34. Prior to approval of the final plat, the applicant shall demonstrate that they have formed and incorporated a homeowner's association. 35. The applicant shall either place the existing overhead utility lines along SW McDonald Street underground as a part of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $27.50 per lineal foot. If the fee option is chosen, the amount will be $11,000.00 and it shall be paid prior to approval of the final plat. 36. 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. 37. 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. 426). 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 McDonald Street and the interior streets shall be made on the final plat. E. NOTE: Washington County will not begin their review of the final plat until they receive notice from the Engineering Department indicating that the City has reviewed the final plat and submitted comments to the applicant's surveyor. F. After the City and County have reviewed the final plat, submit two mylar copies of the final plat for City Engineer signature (for partitions , or City Engineer and Community Development Director signatures (for subdivisions). THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: Submit to the Planning Division (Mathew Scheidegger, 639-4171, ext. 2437) for review and approval: 38. At the time of application for building permits for individual homes, the applicant shall demonstrate that each site will be accessed by a minimum 10-foot-wide paved access. 39. At the time of building permit review, plans for the construction of individual homes on individual lots in the subdivision shall demonstrate compliance with setbacks, building height, lot coverage, and landscaping requirements, per Table 18.510.2. NOTICE OF TYPE II DECISION SUB2003-00002NAR2003-00010NAR2003-00022-GREENSWARD PARK#3 SUB. PAGE 5 OF 30 40. The applicant shall sign and submit a Sign Compliance Agreement regarding the placement of temporary and permanent signage. Submit to the Engineering Department (Brian Rager, 639-4171, ext. 2471) for review and approval: 41. Prior to issuance of building permits, the applicant shall provide the Engineering Department with a "photomylar" copy of the recorded final plat. 42. 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. 43. Prior to issuance of building permits within the subdivision, the City Engineer shall deem the public improvements substantially complete. Substantial completion shall be when: 1) all utilities are installed and inspected for compliance, including franchise utilities, 2) all local residential streets have at least one lift of asphalt, 3) any off-site street and/or utility improvements are substantially completed, and 4) all street lights are installed and ready to be energized. (NOTE: the City apart from this condition, and in accordance with the City's model home policy may issue model home permits). 44. 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). 45. Prior to issuance of building permits, the applicant shall pay $1,315.00 to the City for the striping of the bike lane along the frontage of SW McDonald Street if it is determined by the City Engineer that the striping work should not be done as a part of the half-street improvement. IN ADDITION, THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE; THIS IS NOT AN EXCLUSIVE LIST: 18.430.080 Improvement Agreement: Before City approval is certified on the final plat, and before approved construction plans are issued by the City, the Subdivider shall: 1. Execute and file an agreement with the City Engineer specifying the period within which all required improvements and repairs shall be completed; and 2. Include in the agreement provisions that if such work is not completed within the period specified, the City may complete the work and recover the full cost and expenses from the subdivider. The agreement shall stipulate improvement fees and deposits as may be required to be paid and may also provide for the construction of the improvements in stages and for the extension of time under specific conditions therein stated in the contract. 18.430.090 Bond: As required by Section 18.430.080, the subdivider shall file with the agreement an assurance of performance supported by one of the following: 1. An irrevocable letter of credit executed by a financial institution authorized to transact business in the State of Oregon; NOTICE OF TYPE II DECISION SUB2003-00002NAR2003-00010NAR2003-00022-GREENSWARD PARK#3 SUB. PAGE 6 OF 30 • 2. A surety bond executed by a surety company authorized to transact business in the State of Oregon which remains in force until the surety company is notified by the City in writing that it may be terminated; or 3. Cash. The subdivider shall furnish to the City Engineer an itemized improvement estimate, certified by a registered civil engineer, to assist the City Engineer in calculating the amount of the performance assurance. The subdivider shall not cause termination of nor allow expiration of said guarantee without having first secured written authorization from the City. 18.430.100 Filing and Recording: Within 60 days of the City review and approval, the applicant shall submit the final plat to the County for signatures of County officials as required by ORS Chapter 92. Upon final recording with the County, the applicant shall submit to the City a mylar copy of the recorded final plat. 18.430.070 Final Plat Application Submission Requirements: Three copies of the subdivision plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. The subdivision plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. STREET CENTERLINE MONUMENTATION SHALL BE PROVIDED AS FOLLOWS: Centerline Monumentation In accordance with Oregon Revised Statutes 92.060, subsection (2), the centerline of all street and roadway rights-of-way shall be monumented before the City accepts a street improvement. The following centerline monuments shall be set: 1. All centerline-centerline intersection points; 2. All cul-de-sac center points; and 3. Curve points, beginning and ending points (PC's and PT's). All centerline monuments shall be set during the first lift of pavement. Monument Boxes Required Monument boxes conforming to City standards will be required around all centerline intersection points, cul-de-sac center points, and curve points. The tops of all monument boxes shall be set to finished pavement grade. 18.810 Street & Utility Improvement Standards: 18.810.120 Utilities All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface- mounted transformers, surface-mounted connection boxes, and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above. 18.810.130 Cash or Bond Required All improvements installed by the subdivider shall be guaranteed as to workmanship and material for a period of one year following acceptance by the City. Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer. NOTICE OF TYPE II DECISION SUB2003-00002NAR2003-00010NAR2003-00022-GREENSWARD PARK#3 SUB. PAGE 7 OF 30 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 p rovide 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 Vicinity Information: The subject properties are located on the south side of SW McDonald Street between SW Hall Boulevard and SW 93rd Avenue. Site Information and Proposal Description: The applicant is requesting approval to subdivide a 5.88-acre parcel into 27 single-family residential lots within the City of Tigard. The applicant is also requesting approval of two Adjustments to the required fire apparatus turn-around and minimum driveway setbacks from collector or arterial street intersections. SECTION IV. DECISION MAKING PROCEDURES, PERMITS AND USE Use Classification: Section 18.130.020 Lists the Use Categories. The applicant is proposing a subdivision and two adjustments all of which are subject to Type II administrative review. Decision Making Procedures: Chapter 18.390 Describes the decision-making procedures. Type II procedures apply to quasi-judicial permits and actions that contain some discretionary criteria. Type II actions are decided by the Director with public notice, and appeals are heard by the Hearing's Officer. SECTION V. NEIGHBORHOOD COMMENTS Four letters were received in regard to the impact that the proposed 27-lot subdivision will have on traffic conditions along SW McDonald Road. The concerns of the letters address the number of cars a 27-lot subdivision will produce, the increased congestion caused by cars wanting to turn into the subdivision and the back up of cars waiting for the light at the intersection of McDonald and Pacific Highway. NOTICE OF TYPE II DECISION SUB2003-00002NAR2003-00010NAR2003-00022-GREENSWARD PARK#3 SUB. PAGE 8 OF 30 Staff Response: One of the comments from a neighbor is that McDonald Street is busy enough and has become a shortcut street. The fact is that McDonald Street is classified as a collector street, where the major purpose of the street is to move larger volumes of traffic from one area to another and from one arterial street to another. McDonald Street serves the purpose for which it was intended, by moving traffic between the arterial streets of Hall Boulevard and Highway 99W. The volumes are expected to be higher than average local residential streets. Another comment is with regard to the difficulty in accessing McDonald Street, especially in making left-hand turns, during the hours between 5:00 PM and 6:00 PM. This makes sense, as this is considered the PM Peak Period. It should be expected that this roadway, as well as other collectors and arterials, will be most busy during those hours. Left hand turns are going to be more challenging during those hours. Lancaster Engineering found, however, that even during lpeak hours, the new intersection of 89t Avenue/McDonald Street will function at an acceptable evel of service (LOS). A neighbor also asked whether or not there will be a left turn lane on McDonald Street at the new intersection. The applicant's traffic impact report did not address this issue, however the applicant is willing to have their traffic engineer amend the traffic impact report to address warrants for a left turn lane. If the traffic engineer finds that a left turn lane is needed, then the applicant agrees to install it. Therefore, a condition of approval is included in this report that reflects this. SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS Variances and Adjustments: Section 18.370.020(C)(5) In all zoning districts where access and egress drives cannot be readily designed to conform to Code standards within a particular parcel, access with an adjoining property shall be considered. If access in conjunction with another parcel cannot reasonable be achieved, the Director may grant an adjustment to the access requirements of Chapter 18.705 through a Type II procedure, as governed in Section 18.390.030, using approval criteria contained in Subsection 2b below. The Tigard Development Code Chapter 18.705.030 H. (Access Management) requires the minimum driveway setback from a collector or arterial street intersection to be 150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. According to the plans submitted by the applicant, the driveways for proposed lots 1, 2 and 3 will take access from Tract "C" which will be developed as a private street. The Access Management standard addresses driveways, not streets. Therefore, the applicant does not need an adjustment to Section 18.705.030 H Access Management Standards. The second adjustment requested is to 18.705.030.1.4 "Access drives in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus." The applicant's plans show two separate private streets (Tract B and Tract D) to be in excess of 150 feet in length. Findings for the adjustment are addressed below. The Director may approve, approve with conditions, or deny a request for an adjustment from the access requirements contained in Chapter 18.705, based on the following criteria: It is not possible to share access; The proposed streets (Tract B and Tract D) do not continue to the adjacent properties to the west, which are developed, or have access from another right-of-way. Therefore, shared access is not feasible. There are no other alternative access points on the street in question or from another street; NOTICE OF TYPE II DECISION SUB2003-00002NAR2003-00010NAR2003-00022-GREENSWARD PARK#3 SUB. PAGE 9 OF 30 This standard refers to the location of alternative access points onto the street in question. The requested adjustment refers to the required turn around for emergency vehicles on a private dead end street. The main access running through the subdivision (SW 89th Avenue) is the only access onto the private streets in question. Therefore, there are no other alternative access points on the streets in question. The access separation requirements cannot be met. The Tigard Development Code Section 18.705.030.H.3 and 4 states that, "the minimum spacing of local streets along a local street shall be 125 feet." There is 150 feet of spacing between Tracts B and D. Therefore, the access separation requirement is met. However, the request is for an adjustment to the requirement for a fire apparatus turn-around on Tracts B and D. Therefore, this standard does not apply. The request is the minimum adjustment required to provide adequate access; The applicant has proposed that future driveways for lots taking access from the private streets (Tract B and Tract D) will be constructed to commercial driveway approach standards (6-inches of concrete and #4 rebar at 12-inches on center). This will prevent damage to the driveways at the end of the private drives, if they are occasionally used for the turn-around movements of larger vehicles. Therefore, the intent of the vehicle turn-around is met with the minimum proposed adjustment. The approved access or access approved with conditions will result in a safe access; Tualatin Valley Fire and Rescue (TVF&R) has reviewed and concurred with the applicant that the proposed private drives meet their safety standards. Therefore, this standard has been satisfied. The visual clearance requirements of Chapter 18.795 will be met. Visual clearance has been addressed and approved below, under 18.795 Visual Clearance Areas. FINDING: Based on the analysis above, the access adjustment standards have been satisfied. IMPACT STUDY: Section 18.390.040.B.e Requires that the applicant shall include an impact study. 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 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 of real property interest, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. Rough Proportionality Analysis Any required street improvements to certain collector or higher volume streets and the Washington County Traffic Impact Fee (TIF) are mitigation measures that are required at the time of development. Based on a transportation impact study prepared by Mr. David Larson for the A-Boy Expansion/Dolan II/Resolution 95-61, TIF's are expected to recapture 32 percent of the traffic impact of new development on the Collector and Arterial Street system. Presently, the TIF for each trip that is generated is $239. The total TIF for a single-family dwelling is $2,390 per unit. The internal streets within the subdivision are needed to allow the subdivision to develop and the need for streets is created by the subdivision. Because the need for the internal streets is created by the development, the impact of the development is roughly proportional to the cost of dedication and construction of the internal streets. Upon completion of this development, the future builders of the residences will be required to pay TIF's of approximately $64,530 ($2,390 x 27 single-family dwelling units. Based on the estimate that total TIF fees cover 32 percent of NOTICE OF TYPE II DECISION SUB2003-00002NAR2003-00010NAR2003-00022-GREENSWARD PARK#3 SUB. PAGE 10 OF 30 the impact on major street improvements citywide, a fee that would cover 100 percent of this projects traffic impact is $201,656 ($64,530 divided by .32). The difference between the TIF paid and the full impact, is considered an unmitigated impact. Since the TIF paid is $64,530, the unmitigated impact can be valued at $137,126. Given that the estimated cost of the dedication and half-street improvements is $96,315, the requirement to make these improvements meets the rough proportionality test. LAND DIVISIONS - SUBDIVISONS: CHAPTER 18.430 Subdivision Approval Criteria (Preliminary Plat): 18.430.040 The proposed preliminary plat complies with the applicable zoning ordinance and other applicable ordinances and regulations Compliance with the specific regulations and standards of the zoning ordinance will be addressed further within this decision. The proposed plat name must not be duplicative and must otherwise satisfy the provisions of ORS Chapter 92. The applicant has provided materials demonstrating that the proposed subdivision name has been reserved with Washington County, thus insuring that the name is not duplicative. This criterion is met. The streets and roads are laid out so as to conform to the plats of subdivisions and maps of major partitions or subdivisions already approved for adjoining property as to width, general direction and in all other respects unless the City determines it is in the public interest to modify the street or road pattern. Street layout is discussed in more detail, and conditioned if necessary, under Chapter 18.810 (Street and Utility Improvement Standards) section of this decision. An explanation has been provided for all common improvements. The applicant has provided an explanation for all common improvements as required and, therefore, satisfied this criterion. Specific details of the proposed improvements are discussed later in this decision under the Street and Utility Improvement Standards, Section 18.810. FINDING: Based on the analysis above, the proposal has met the preliminary plat approval standards for subdivisions. ZONING DISTRICT Residential Zoning District: Section 18.510.020 The R-4.5 medium density-residential zoning district is designed to accommodate detached single-family units at a minimum lot size of 7,500 square feet. Averaging of the lots is allowable and is discussed in more detail later. This proposal fits this criterion and is discussed in the following section of this decision. Development Standards: Section 18.510.050 States that Development standards in residential zoning districts are contained in Table 18.510.2 below: The subject site and the surrounding properties are all designated R-4.5 Medium-Density Residential. (See the table on the following page) NOTICE OF TYPE II DECISION SUB2003-00002NAR2003-00010NAR2003-00022-GREENSWARD PARK#3 SUB. PAGE 11 OF 30 DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES STANDARD R .S Minimum Lot Size - Detached unit 7,500 - Duplexes sq.ft. - Attached unit [11 10,000 sq.ft. Average Minimum Lot Width - Detached unit lots 50 ft. - Duplex lots 90 ft. - Attached unit lots _ Maximum Lot Coverage - Minimum Setbacks - Front yard 20 ft. - Side facing street on corner & through lots 15 ft. - Side yard 5ft. - Rear yard 15 ft. - Side or rear yard abutting more restrictive zoning district - Distance between property line and front of garage 20 ft. Maximum Height 30 ft. Minimum Landscape Requirement - Since the proposed development is a subdivision, in which lots will be developed individually at a later time, it is not necessary to demonstrate compliance with setback, building height, lot coverage, and landscaping requirements at this time. These standards will be reviewed at the time of building permit issuance as conditioned below. The proposal is to create 27 lots that vary in size from 6,540 to 9,376 square feet and TDC Chapter 18.430.020(D) allows for the averaging of lot sizes to meet the minimum standard. When averaged, no lot may be smaller than 80% of the required lot size within the underlying district. In this case, no lot can be smaller than 80% of 7,500 square feet, which is 6,480 square feet. None of the proposed lots are below 6,480 square feet in area; however, the dimensions of the proposed lots on the conceptual plat do not average out to 7,500 square feet. Therefore, the applicant is required to show exact dimensions of the proposed lots on the final plat so Staff can verify that the subdivision has an average lot size of 7,500 square feet. FINDING: Based on the analysis above, the proposal has not met the development standards for subdivisions. CONDITIONS: • Show exact dimensions of the proposed lots on the final plat so Staff can verify that the subdivision has an average lot size of 7,500 square feet. If the average lot size of 7,500 square feet is not obtained, the plan shall be revised with fewer lots or reconfigured lots. • At the time of building permit review, lans for the construction of individual homes on individual lots in the subdivision shall demonstrate compliance with setbacks, building height, lot coverage, and landscaping requirements, per Table 18.510.2. Access, Egress and Circulation (18.705): Chapter 18.705 establishes standards and regulations for safe and efficient vehicle access and egress on a site and for general circulation within the site. Table 18.705.1 states that the minimum vehicular access and egress for single-family dwelling units on individual lots shall be one, 10-foot paved driveway within a 15-foot-wide accessway. The minimum access width for 3-6 dwelling units is 20 feet with 20 feet of pavement. NOTICE OF TYPE II DECISION SUB2003-00002NAR2003-00010NAR2003-00022-GREENSWARD PARK#3 SUB. PAGE 12 OF 30 All proposed lots have more than the 15 feet of access frontage available to them. To ensure that the minimum width pavement requirement is met at the time of development of each arcel, the following condition shall apply: At the time of application for building permits for individual homes, the applicant shall demonstrate that each site will be accessed by a minimum 10-foot- wide paved access. Access plan requirements. No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. Scaled site plans have been submitted that indicate how the requirements of access, egress, and circulation are met. Access into the proposed subdivision is satisfied through a public street (SW 89th Avenue) which connects to SW McDonald Street. Proposed 89th Avenue has been reviewed by the City's Engineering Department and Tualatin Valley Fire and Rescue, their comments have been incorporated within this decision. Access to individual lots will be reviewed for compliance during the building permit phase, which has been conditioned above to demonstrate that each site will be accessed by a minimum 10-foot-wide paved access. Therefore, this standard has been satisfied. Joint access. Owners of two or more uses, structures, or parcels of land may agree to utilize jointly the same access and egress when the combined access and egress of both uses, structures, or parcels of land satisfies the combined requirements as designated in this title, provided: Satisfactory legal evidence shall be presented in the form of deeds, easements, leases or contracts to establish the joint use; and Copies of the deeds, easements, leases or contracts are placed on permanent file with the City. The applicant has proposed two private streets and two private driveways within the subdivision. In order to meet the minimum lot frontage on public or private streets, the applicant will be required to build all private drives to private street standards. Furthermore, in order for the proposed private drives to be considered streets, a minimum of three parcels must take access from them. Therefore, the applicant is required to build all private drives to private street standards in order to meet the minimum lot frontage onto public or private streets. Furthermore, in order for the proposed private drives to be considered streets, a minimum of three parcels must take access from them. The applicant is also required to provide recorded documentation that establishes access and maintenance rights for each individual parcel that takes access off of one of the private streets or drives. 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. Based on the plans submitted, the pr000sed lots will take access from proposed public and private streets that will connect to SW McDonald Street, which is a collector. Streets will be reviewed in further detail under Section 18.810, (Street and Utility Improvement Standards) of the Tigard Development Code. Curb cuts: Curb cuts shall be in accordance with Section 18.810.030.N: Concrete curbs, curb cuts, wheelchair, bicycle ramps and driveway approaches shall be constructed in accordance with standards specified in this chapter and Section 15.04.080: Concrete curbs and driveway approaches are required; except where no sidewalk is planned, an asphalt approach may be constructed with City Engineer approval and Asphalt and concrete driveway approaches to the property line shall be built to City configuration standards. No driveway approach shall be less than five feet from the side property line projected except in cul-de-sacs, without approval and written permission of the city. The end slopes may encroach within the five foot restricted area. No portion of any driveway approach including the end slopes, shall be located closer than thirty feet to an intersection street right-of-way line. Commercial or service drives shall not be more than thirty feet in width and if located on the same lot frontage shall be separated by a minimum length of curb of NOTICE OF TYPE II DECISION SUB2003-00002NAR2003-00010NAR2003-00022-GREENSWARD PARK#3 SUB. PAGE 13 OF 30 thirty feet. Each residential driveway shall be not more than twenty-six feet in width including end slopes, and if more than one driveway is to be constructed to serve the same lot, the frontage spacing between such driveways shall be not less than thirty feet measured along the curb line. Joint access driveways shall conform to the appropriate width standard for commercial or residential type usage. Driveways and curb cuts will be reviewed for compliance during the building permit phase. 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 plans submitted by the applicant do not indicate any hazardous conditions associated with the proposed access into the subdivision. Standards for access as well as for fire and life safety are discussed elsewhere in this decision (Section VIII. Agency Comments). Therefore, this criterion is met. Direct individual access to arterial or collector streets from single-family dwellings and duplex lots shall be discouraged. Direct access to major collector or arterial streets shall be considered only if there is no practical alternative way to access the site. The proposed single-family lots will have access through proposed public and private streets which will connect to SW McDonald Street, a collector. Therefore, this standard has been met. 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 subdivision is for single-family homes. Therefore, this standard does not apply. 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. A traffic impact report was submitted by Lancaster Engineering, dated March 24, 200 Lancaster measured the sight distance at the proposed new intersection of 89th Avenue/McDonald Street and found that the sight distance is 390 feet to the west and between 390 feet and 400 feet to the east. The posted speed for McDonald Street is 35 MPH. Typical acceptable sight distance according to AASHTO and Washington County standards is 10 times the posted speed. Therefore, sight distance at this new intersection will be sufficient. 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. There is one driveway (Tract C) that will be within 110 feet of the intersection at McDonald Street. There is also a private street, Tract B that will be within 120 feet of the intersection. However, this criterion applies only to driveways. Street spacing for local streets is covered under 18.705.030.H.4, which will be discussed below. NOTICE OF TYPE II DECISION SUB2003-00002NAR2003-00010NAR2003-00022-GREENSWARD PARK#3 SUB. PAGE 14 OF 30 According to the criterion above, an applicant must attempt to provide a shared access. They have done so by configuring Tract C as a shared access. The new lots (Lots 1 and 2) have less than 150 feet of street frontage, which is typical of a subdivision lot. The applicant initially configured Lots 1 and 2 in an east/west manner, which made the driveway setback worse. This new configuration moves the shared driveway as far south from the intersection as possible. Lancaster calculated the expected queues for northbound movements at this intersection at less than 120 feet and recommends approval of the shared driveway in the proposed configuration. Staff concurs with this recommendation. Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. The minimum spacing of local streets along a local street shall be 125 feet. The private street, Tract B, has a centerline-to-centerline spacing from McDonald Street of 165 feet, which is acceptable. There is also 150 feet of spacing between Tracts B and D. This criterion is met. 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; Vehicular access to individual lots will be reviewed during the building permit phase. Therefore, this standard does not apply. 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; Vehicular access to individual lots will be reviewed during the building permit phase. Therefore, this standard does not apply. Section 18.705.030.1.4 states that Access drives in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus by one of the following: a circular, paved surface having a minimum turn radius measured from center point to outside edge of 35 feet or a hammerhead-configured, paved surface with each leg of the hammerhead having a minimum depth of 40 feet and a minimum width of 20 feet. The maximum cross slope of a required turnaround is 5%. The applicant has applied for an adjustment to this standard, which is discussed previously in this decision under 18.370 (Variances and Adjustments). FINDING: Based on the analysis above, the Access, Egress and Circulation standards have not been satisfied. CONDITIONS: • At the time of application for building permits for individual homes, the applicant shall demonstrate that each site will be accessed by a minimum 10-foot-wide paved access. • Build all private drives to private street standards in order to meet the minimum lot frontage onto public or private streets. • A minimum of three parcels must take access from the required private streets. NOTICE OF TYPE II DECISION SUB2003-00002NAR2003-00010NAR2003-00022-GREENSWARD PARK#3 SUB. PAGE 15 OF 30 Provide recorded documentation that establishes access and maintenance rights for each individual parcel that takes access off of one of the private streets or drives. DENSITY COMPUTATIONS: CHAPTER 18.715 Density Calculation: 18.715.020 A. Definition of net development area. Net development area, in acres, shall be determined by subtracting the following land area(s) from the gross acres, which is all of the land included in the legal description of the property to be developed: • All sensitive land areas: a. Land within the 100-year floodplain; b. Land or slopes exceeding 25%; c. Drainage ways; and d. Wetlands. • All land dedicated to the public for park purposes; • All land dedicated for public rights-of-way. When actual information is not available, the following formulas may be used: Single-family development: allocate 20% of gross acreage; Multi-family development: allocate 15% of gross acreage. • All land proposed for private streets; and • A lot of at least the size required by the applicable base zoning district, if an existing dwelling is to remain on the site. B. Calculating maximum number of residential units. To calculate the maximum number of residential units per net acre, divide the number of square feet in the net acres by the minimum number of square feet required for each lot in the applicable zoning district. The net development area is determined by subtracting from the gross area, the land needed for public streets. The calculations are as follows: Gross lot area 256,218 square feet Street dedication 53,686 square feet NET DEVELOPABLE AREA 202,532 square feet To calculate the maximum allowed density, net developable area is divided by the minimum allowed square footage within the zone, as follows: R-4.5 zone 202,532/7,500= 27 dwelling units FINDING: The proposed 27 dwelling units do not exceed maximum density; therefore, this standard is met. C. Calculating minimum number of residential units. As required by Section 18.510.040, the minimum number of residential units per net acre shall be calculated by multiplying the maximum number of units determined in Subsection B above by 80% (0.8). The minimum required density is determined by the following calculation: 27 units X 0.80 = 21 FINDING: The standard for minimum density is met. ENVIRONMENTAL PERFORMANCE STANDARDS: CHAPTER 18.725 Requires 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. NOTICE OF TYPE II DECISION SUB2003-00002NAR2003-00010NAR2003-00022-GREENSWARD PARK#3 SUB. PAGE 16 OF 30 Visible Emissions. Within the Commercial zoning districts and the Industrial Park (I-P) 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) y 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. 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. The proposed use is single-family residential, which is an outright permitted use within the R-4.5 zoning district. There is no indication within the application that these standards will not be met. However, ongoing efforts to meet these standards shall be maintained and any violation of these standards will be addressed by the City of Tigard's Code Enforcement Officer. FINDING: Based on the analysis above, the Environmental Performance Standards have been satisfied. 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 18.745.040.0 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; The applicant has proposed a public street extending from SW McDonald Street in excess of 100 feet. Two of the private drives are also in excess of 100 feet in length. According to the standard, any street or driveway more than 100 feet in length must provide street trees according to Section 18.745.040.C. The applicant has provided a tree plan that shows street trees planted at a minimum spacing of 35 feet. However, the plan does not show street trees planted along proposed Tracts "B" and "D". The applicant also has not indicated the size or species of the trees to be planted. Therefore, Staff cannot verify that the above standard has been met. The applicant is required to plant street trees along proposed Tracts "B" and "D" and provide information regarding size and species of the proposed street trees so that Staff can verify that the planting standards of Section 18.745.040.0 have been met. Section 18.745.050 contains the provisions and requirements for buffering and screening. NOTICE OF TYPE II DECISION SUB2003-00002NAR2003-00010NAR2003-00022-GREENSWARD PARK#3 SUB. PAGE 17 OF 30 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. Therefore, this standard does not apply. FINDING: Based on the analysis above, staff can not confirm that all of the landscaping and screening standards have been met. If the applicant complies with the conditions listed below, the standards will be met. CONDITIONS: Submit a plan that shows proposed Tract "B" and "D" with street trees. • Provide information regarding size and species of the proposed street trees so that Staff can verify that the planting standards of Section 18.745.040.0 have been met. OFF-STREET PARKING AND LOADING REQUIREMENTS: CHAPTER 18.765 This Chapter is a plcable for development projects when there is new construction expansion of existing use, or change of use in accordance with Section 18.765.070 Minimum and Maximum Off-Street Parking Requirements. 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: CHAPTER 18.780 The purposes of this chapter are: 1) To protect the health safety, property and welfare of the public; 2) To promote the neat, clean,, orderly and attractive appearance of the community; 3) To accommodate the need of sign users while avoiding nuisances to nearby properties; 4) To insure for safe construction, location, erection and maintenance of signs; 5) To prevent proliferation of signs and sign clutter; and 6) To minimize distractions for motorists on public highways and streets. Due to the amount of sign violations and the increased compliance effort of the City, the applicant will be required to sign and submit a Sign Compliance Agreement regarding the placement of temporary and permanent signage for the subdivision. FINDING: Based on the analysis above, the Sign Standards have not been satisfied. CONDITION:The applicant shall sign and submit a Sign Compliance Agreement regarding the placement of temporary and permanent signage. TREE REMOVAL: CHAPTER 18.790 A tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided with a site development review application. The tree plan shall include identification of all existing trees, identification of pa program to save existing trees or mitigate tree removal over 12 inches in caliper, which trees are to be removed, protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. The applicant has provided an arborist report dated February 4, 2003 from Robert Mazany, ASCA, ACFE (registered consulting arborist #133). In the report, the arborist states that there are a total of 94 trees on and off site that will be affected by this project. Of the 94 trees, 39 are more than 12 inches in diameter at 4 feet above grade. Of the 39 trees over 12-inches in diameter, 31 are to be removed. However, only 20 of the trees to be removed are considered for mitigation due to the health of the trees, diameter inches equaling 474.5 inches. Therefore, 49 percent of the trees over twelve inches are either hazardous or are proposed to remain. Based on the mitigation formula of 18.790.030.B.2' "retention of from 25% to 50% of existing trees over 12 inches in caliper requires that two-thirds of the trees to be removed be mitigated in accordance with Section 18.790.060.D." NOTICE OF TYPE II DECISION SUB2003-00002NAR2003-00010NAR2003-00022-GREENSWARD PARK#3 SUB. PAGE 18 OF 30 • FINDING: Based on the analysis above, the applicant is required to mitigate 2/3rds of the total inches removed (474.5 inches x 2/3= 316 inches). CONDITIONS: Prior to site work, the City Arborist must inspect and approve the protection measures. Prior to site work, the applicant must submit a tree mitigation plan for 316 inches to be approved by a member of the Tigard Planning Department and the City's Arborist. The applicant is required to follow the guidelines established by the City's Forester (Staff Comments: City Forester 1.10 "Specific to this project:'). Visual Clearance Areas: Section 18.795 Clear vision area shall be maintained on the corners of all property adjacent to intersection of two streets, a street and a railroad, or a driveway providing access to a public or private street. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, or temporary or permanent obstruction exceeding three (3) feet in height, measured from the top of the curb, or where no curb exists, from the street center grade, except the trees exceeding this height may be located in this area, provided all branches below eight feet are removed. For arterial streets the visual clearance shall not be less than 35 feet on each side of the intersection. No specific plans for the construction of structures are required through the subdivision process. Compliance with vision clearance requirements shall be confirmed through the building permit process for all homes to be constructed within the development. However, there are a number of corner lots that will be impacted by the required visual clearance standard. While this standard will be reviewed through the development review and construction process for placement of structures, since no building permit is required for the fences, a condition will be Imposed to ensure compliance with this standard. FINDING: Based on the analysis above, the visual clearance standards have not been satisfied. CONDITION:The applicant will place a note on the final plat that reads, "Prior to constructing fencing on any corner lot, plans must be submitted to the City of Tigard verifying visual clearance standards are met." 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 three-lane collector with bike lanes to have a 70-foot right-of-way width and a 46-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 McDonald Street, which is classified as a three-lane collector with bike lanes on the City of Tigard Transportation Plan Map. At present, there is approximately 20 feet of ROW south of the centerline, according to the most recent tax assessor's map. The applicant intends to dedicate additional ROW to provide 35 feet from the centerline. NOTICE OF TYPE II DECISION SUB2003-00002NAR2003-00010NAR2003-00022-GREENSWARD PARK#3 SUB. PAGE 19 OF 30 SW McDonald Street is currently paved, but not fully improved to City standards. In order to mitigate the impact from this development, the applicant will construct a half-street improvement along the frontage of this site. The proposed new public streets, 89th Avenue and the east/west stub, will be constructed with 50-foot ROW widths and 28-foot-wide paved widths. These widths are appropriate for streets that will experience less than 500 vehicles per day. Based on the current plan, and likely future development to the east, where potentially there could be an additional 25 lots developed, there will be less than 500 vehicles per day on these streets. Therefore, staff concurs with these street widths. "No Parking This Side of Street" signs must be placed on one side of the street. Future Street Plan and Extension of Streets: Section 18.810.030.F states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundaries of the proposed land division. This section also states that where it is necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed and a barricade shall be constructed at the end of the street. These street stubs to adjoining properties are not considered to be cul-de-sacs since they are intended to continue as through streets at such time as the adjoining property is developed. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer, the cost of which shall be included in the street construction cost. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub streets in excess of 150 feet in length. The applicant's future street plan (Sheet 7/8) shows a reasonable development pattern to the south, west and east of this development. The proposed street plan and stub location will facilitate the future street plan. Street Alignment and Connections: Section 18.810.030.H.1 states that full street connections with spacing of no more than 330 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 recluded 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's plan provides for a street stub to the east that will accommodate future development. This criterion is met. Cul-de-sacs: 18.810.030.L states that a cul-de-sac shall be no more than 200 feet long, shall not provide access to greater than 20 dwelling units, and shall only be used when environmental or topographical constraints, existing development pattern, or strict adherence to other standards in this code preclude street extension and through circulation: • All cul-de-sacs shall terminate with a turnaround. Use of turnaround configurations other than circular, shall be approved by the City Engineer; and • The length of the cul-de-sac shall be measured from the centerline intersection point of the two streets to the radius point of the bulb, and • If a cul-de-sac is more than 300 feet long, a lighted direct pathway to an adjacent street may be required to be provided and dedicated to the City. NOTICE OF TYPE II DECISION SUB2003-00002NAR2003-00010NAR2003-00022-GREENSWARD PARK#3 SUB. PAGE 20 OF 30 • There are no public cul-de-sacs in 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. All public and private streets within this development have grades of 10% or less. Therefore, this criterion is met. Access to Arterials and Major Collectors: Section 18.810.030.Q states that where a development abuts or is traversed by an existing or proposed arterial or major collector street, the development design shall provide adequate protection for residential properties and shall separate residential access and through traffic, or if separation is not feasible, the design shall minimize the traffic conflicts. The design shall include any of the following: • 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 non-access 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. No access is proposed directly onto SW McDonald Street. Therefore, this criterion is met. Private Streets: Section 18.810.030.T states that design standards for private streets shall be established by the City Engineer. The City shall require legal assurances for the continued maintenance of private streets, such as a recorded maintenance agreement. Private streets serving more than six dwelling units are permitted only within planned developments, mobile home parks, and multi-family residential developments. Private street Tract B only serves three lots. The remaining private driveways (Tracts C, D, and E) serve only two lots each. However, Tracts C, D and E have been conditioned earlier in this decision to be developed as private streets with a minimum of 3-lots taking access from them. Therefore, this criterion is met. The applicant shall place a statement on the face of the final plat indicating the private street will be owned and maintained by the properties that will be served by it. In addition, the applicant shall record Conditions, Covenants and Restrictions (CC&R's) along with the final plat that will clarify how the private property owners are to maintain the private street. These CC&R's shall be reviewed and approved by the City prior to approval of the final plat. The City's public improvement design standards require private streets to have a pavement section equal to a public local street. The applicant will need to provide this type of pavement section. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of-way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development or; • For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. NOTICE OF TYPE II DECISION SUB2003-00002NAR2003-00010NAR2003-00022-GREENSWARD PARK#3 SUB. PAGE 21 OF 30 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 applicant has proposed a street off of SW McDonald into the proposed subdivision that is approximately 525 feet in length. If the street were to continue to the adjoining property to the east and back to SW McDonald Street, the block length would exceed the maximum allowable length of 1,800 feet. The applicant has revised the plan to include a pedestrian connection that stubs to the east that is approximately 295 feet from SW McDonald Street. The spacing between the proposed pedestrian path and the end of the proposed street, which also stubs to the east, is 220 feet. Therefore, this criterion has been satisfied. Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. None of the proposed lots are more than 2.5 times the average lot width. Therefore, this standard has been satisfied. 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. The proposed configuration does not allow 25 feet of frontage for all of the proposed lots. In order to meet the minimum lot frontage standard, the applicant has been conditioned under 18.705 (Access Egress & Circulation) to provide a plan showing all private drives constructed to private street standards (minimum 20-foot private streets with at least 3 lots taking access from them with a maximum of 6). Therefore, this criterion has been satisfied. 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. By constructing sidewalks along McDonald Street and the new public streets, this criterion will be met. 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 main in McDonald Street that has ample capacity for this development. New public lines will be extended in 89t Avenue and the east/west stub. The plan is unclear as to how Lots 1 and 2 will be served in that laterals are not shown for those lots. However, these lots can be served from the main line in McDonald Street as the grade of the land slopes toward that street. This issue can be easily resolved during construction plan review. Storm Drainage: NOTICE OF TYPE II DECISION SUB2003-00002NAR2003-00010NAR2003-00022-GREENSWARD PARK#3 SUB. PAGE 22 OF 30 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 drainageways that impact this site. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. The applicant's plan shows they will provide a 60-inch diameter detention pipe in the project to meet CWS detention standards. From there the water will be treated and released to the existing storm system in McDonald Street. The preliminary sizing calculations show that the detention system will adequately accommodate this development. 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. McDonald Street is a bike facility. Bike lanes should be provided as a part of this project. 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. The cost of the new bike lane should be bore by the applicant. Either the lane will be striped as a part of the half-street improvement, or funds will be paid to the City for the striping. The City may delay striping of the lane if there is not a continuous lane to the east and the west. The City Engineer will determine at construction plan review time as to whether or not to delay the striping. If funds are collected, the amount of the striping adjacent to this site would be as follows: • 400 feet of 8-inch white stripe, at $2.50/If $1,000.00 • 10 Mono-directional reflective markers @ $4.00/ea $ 40.00 • 1 Bike lane legends @ $175/ea $ 175.00 • 1 Directional mini-arrows © $100/ea $ 100.00 $1,315.00 NOTICE OF TYPE II DECISION SUB2003-00002NAR2003-00010NAR2003-00022-GREENSWARD PARK#3 SUB. PAGE 23 OF 30 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. The width of the new bike lane will be five to six feet wide. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case-by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under-grounding. There are existing overhead utility lines along the frontage of SW McDonald Street. If the fee in- lieu is proposed, it is equal to $27.50 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 400 lineal feet; therefore the fee would be $11,000.00. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Traffic Study Findings: The Lancaster Engineering traffic study, referred to previously, also analyzed the level of service (LOS) at the future intersection of 89 Avenue/McDonald Street and found that it will function with an acceptable LOS level of C during both the AM and PM Peak Periods. Public Water System: The City of Tigard services this area with ublic water. There is an existing main line in McDonald Street that has ample capacity for this development. A new water line will be extended within the new public street to serve all lots. 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. NOTICE OF TYPE II DECISION SUB2003-00002NAR2003-00010NAR2003-00022-GREENSWARD PARK#3 SUB. PAGE 24 OF 30 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 plan shows a vegetated swale will be constructed for treatment. The preliminary calculations show the proposed swale will adequately treat the site. 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. The grades on this site are less than 12% and the proposed fills will be four feet or less. A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of all lots, and show that they will be graded to insure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Department. For situations where the back portions of lots drain away from a street and toward adjacent lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. The applicant will also be required to provide a geotechnical report, per Appendix Chapter 33 of the UBC, for the proposed grading slope construction. The recommendations of the report will need to be incorporated into the final grading plan and a final construction supervision report must be filed with the Engineering Department prior to issuance of building permits. The design engineer shall also indicate, on the grading plan, which lots will have natural slopes between 10% and 20%, as well as lots that will have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections and/or permits will be necessary when the lots develop. 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 $30.00 per address shall be assessed. This fee shall be paid to the City prior to approval of the final plat. For this project, the addressing fee will be $840.00 (28 lots and/or tracts X $30/address = $840.00). NOTICE OF TYPE II DECISION SUB2003-00002NAR2003-00010NAR2003-00022-GREENSWARD PARK#3 SUB. PAGE 25 OF 30 The developer will also be required to provide signage at the entrance of each shared flag lot driveway or private street that lists the addresses that are served by the given driveway or street. This will assist emergency services personnel to more easily find a particular home. 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). SECTION VII. OTHER STAFF COMMENTS City of Tigard Police Department has reviewed the application and have offered the following comments: Request monument markers (signs) at foot of private drives "B", "C", "D", and "E" identifying house numbers of properties along private street. City of Tigard Property Manager/Operations Department has reviewed this application and offered comments that have been incorporated in this report. The applicant will be required to upsize the pipe from 8 inch to 16 inch. Contact Rich Sattler for specifics. City of Tigard Building Official has reviewed the application but offered no objections. The City of Tigard Urban Forester has reviewed this application and has offered the following comments regarding tree species selection and planting. 1. TREE PROTECTION DEVICES 18.745.030 E. PROTECTION OF EXISTING VEGETATION. Existing vegetation on a site shall be protected as much as possible: 1. The developer shall provide methods for the protection of existing vegetation to remain during the construction process; and 2. The plants to be saved shall be noted on the landscape plans (e.g., areas not to be disturbed can be fenced, as in snow fencing which can be placed around the individual trees). 1.1. All tree protection devices shall be located on the Tree Protection Plan. Any tree that will not be removed onsite that is within the limits of disturbance of this project must be protected. Any tree that is located on property adjacent to the construction project that will have more than 15% of its root system disturbed by construction activities shall also be protected. 1.2. Details and specifications are required as to how the trees will be protected on site. NOTICE OF TYPE II DECISION SUB2003-00002NAR2003-00010NAR2003-00022-GREENSWARD PARK#3 SUB. PAGE 26 OF 30 1.3. Provide a construction sequence including installation and removal of tree protection devices, clearing, grading, or installation of sediment and erosion control measures, and other activities that may be required to implement the tree protection measures. 1.4. Include in the notes on the final set of plans that equipment, vehicles, machinery, dumping or storage, or other construction activities, burial, burning, or other disposal of construction materials must not be located inside of any tree protection device or outside of the limits of disturbance where trees are being protected. No grading, filling or any other construction activity may occur within the tree protection devices at any time or outside of the limits of disturbance where trees are being protected unless approved by the City Forester. 1.5. All tree protection devices shall be: • Visible. • Constructed of 11 Gauge steel chain-link fencing supported on at least 2" O.D. steel posts. Each post shall be no less than four feet high from the top of grade. Each post shall be driven into the ground to a depth of no less than two and a half feet below grade. Each post shall be spaced no further apart than four feet. • Between each post, securely attached to the chain-link fencing, shall be a sign indicating that the area behind the fencing is protected and no construction activity, including material storage, may occur behind the fencing. • Approved in the field prior to clearing, grading, or the beginning of construction. • Remain in place and maintained until all construction is completed and a final inspection is conducted. 1.6. To determine the size of the tree protection zone follow the guidelines listed below: • For individual trees follow the trunk diameter method. For every one-inch of diameter at breast height (DBH), or 4 1/2 feet above the ground, allow 12 inches of space from the trunk of the tree. For example, a tree that is 15" at DBH must have at least 15' of tree protection zone around the entire canopy of the tree. • For groups of trees the tree protection zone must be outside of the dripline of the trees on the edge of the stand. If there are conifers with narrow crowns on the edge of the stand follow the trunk diameter method or the dripline method, whichever is greater. 1.7. Identify, on the Tree Protection Plan, the location of the stockpile area and the staging area (if different from the stockpile area). 1.8. All of this information must be included in the final plan's notes or drawings. 1.9. If it is necessary to enter the tree protection zone at any time with equipment (trucks, bulldozers, etc.) the City Forester must be notified before any entry occurs. Before entering the protection zone a layer of at least five (5) inches of wood chips or mulch must be placed over the root zone where the vehicles will be driven. This method will minimize the adverse impacts of compaction from the equipment. When access to this area is no longer needed the wood chips or mulch must then be dispersed (somewhere onsite is okay) down to a level of not more than four (4) inches deep. 1.10. Specific to this project: • All trees on the neighboring properties must receive the same protection guidelines as the trees on the applicant's site. • If the tree protection guidelines outlined in the conditions of approval are not followed, moved after being approved in the field, knocked down during construction or are removed prior to the end of construction the project will be: NOTICE OF TYPE II DECISION SUB2003-00002NAR2003-00010NAR2003-00022-GREENSWARD PARK#3 SUB. PAGE 27 OF 30 o Immediately shut down until the fencing is reinstalled according to the conditions of approval. o Each impacted tree shall be bonded for seven years in the amount of$5,000.00 per tree. o Corrective action will taken by the applicant to address the damage done to the Critical Root Zones of each tree. Corrective action may include, but not limited to, loosening compacted soil, replacing graded soil or removing filled soil. o A fine of $250.00 per day shall be assessed to the applicant for each day that the fencing is down. • Tree number 4865 is the most impressive tree on the site that will be retained. The developer must make sure that this tree can realistically be saved with the construction of a home, driveway, sidewalk and road so nearby. The protection for this tree will be rather extensive and may not be moved once installed and approved until the home, driveway, sidewalk and road have been completed. THIS TREE SHOULD BE PRESERVED AT ALL COSTS. • Tree number 4783 is in poor condition and may not be counted towards mitigation. • Tree number 4784 is 22"at DBH, not 29.9" • Tree number 4787 is 25"at DBH, not 22" • Tree numbers 4766, 4767 and 4768 must protected as well even though they are on the property line. The overall condition of these trees is debatable as to how healthy they actually are. When the tree protection fencing is installed and the surrounding brush is removed I would like to be able to evaluate the trees'health. 2. ILLEGAL TREE REMOVAL 18.790.060.C.2 C. FINES 2. Payment of an additional civil penalty representing the estimated value of any unlawfully removed or damaged tree, as determined using the most current International Society of Arboriculture's Guide for Plant Appraisal. 3. TREE SPECIES SELECTION & PLANTING 18.745.030 C. INSTALLATION REQUIREMENTS. The installation of all landscaping shall be as follows: 1. All landscaping shall be installed according to accepted planting procedures. 2. The plant material shall be of high grade, and shall meet the size and grading standards of the American Standards for Nurberg Stock (ANSI Z-60, 1-1986, and any other future revisions); and 3. Landscaping shall be installed in accordance with the provisions of this title. G. CONDITIONS OF APPROVAL OF EXISTING VEGETATION. The review procedures and standards for required landscaping and screening shall be specified in the conditions of approval during development review and in no instance shall be less than that required for conventional development. NOTICE OF TYPE II DECISION SUB2003-00002NAR2003-00010NAR2003-00022-GREENSWARD PARK#3 SUB. PAGE 28 OF 30 2.1. It is recommended that all tree planting follow the guidelines set forth by the International Society of Arboriculture's tree planting guidelines as well as the standards set forth in the American Institute of Architects' Architectural Graphic Standards, 10d1 edition. In the Architectural Graphic Standards there are guidelines for selecting and planting trees based on the soil volume and size at maturity. Additionally, there are directions for soil amendments and modifications. I recommend that these guidelines be followed and adhered to at all times. 2.2. In order to develop tree species diversity onsite it is recommended that the following guidelines be followed: • No more than 30% of any one family be planted onsite. • No more than 20% of any one genus be planted onsite. • No more than 10% of any one species be planted onsite. 2.3. I recommend that all of this information be included in the final plan's notes or drawings. SECTION VIII. AGENCY COMMENTS Washington County has reviewed the proposal and have no objections to it. Clean Water Services indicated that the applicants engineer shall verify that public storm and sanitary sewer is provided to the property in compliance with their standards. The applicant shall provide an on-site water quality facility, and obtain an erosion control plan. Tri-Met has reviewed the proposal and stated that they support the proposed street connectivity. Tualatin Valley Fire and Rescue staff provided the following comments: 1. Public streets shall have a maximum grade of 15%. Private fire apparatus access roadway grades shall not exceed an average grade of 10% with a maximum grade of 15% for lengths of no more than 200 feet. Intersections and turnarounds shall be level (maximum 5%) with the exception of crowning for water run-off. (UFC Sec. 902.2.2.6) 2. The preliminary number and distribution of fire hydrants complies with Fire District requirements. 3. Fire hydrant locations shall be identified by the installation of reflective markers. The markers shall be blue. They shall be located adjacent and to the side of the centerline of the access roadway that the fire hydrant is located on. In case that there is no center line, then assume a centerline, and place the reflectors accordingly. (UFC Sec. 901.4.3) 4. The minimum available fire flow for single family dwellings and duplexes shall be 1,000 gallons per minute. Prior to the issuance of building permits, fire flow documentation shall be provided. If the structure(s) is (are) 3,600 square feet or larger, the required fire flow shall be determined according to UFC Appendix Table A-III-A-1. (UFC Appendix III- A, Sec. 5) 5. Approved fire apparatus access roadways and firefighting water supplies shall be installed and operational prior to stockpiling combustibles on-site or the commencement of combustible construction. (UFC Sec. 8704) SECTION IX. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Owners of record within the required distance X Affected government agencies NOTICE OF TYPE II DECISION SUB2003-00002NAR2003-00010NAR2003-00022-GREENSWARD PARK#3 SUB. PAGE 29 OF 30 Final Decision: THIS DECISION IS FINAL ON MAY 29, 2003, AND BECOMES EFFECTIVE ON JUNE 13, 2003 UNLESS AN APPEAL IS FILED. Appeal; The decision of the Director (Type II Procedure) or Review Authority (Type II Administrative Appeal or Type III Procedure) is final for purposes of appeal 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 the 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 AT 5:00 PM ON JUNE 12, 2003. 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. J �L r ,z� --- May 29, 2003 PREPA D Y: M hew Sc ide g9 er DATE Assistant Planner _• _ f • IJ May 29, 2003 APP'OVED BY: Richard Bewersd•sk DATE Planning Manager NOTICE OF TYPE II DECISION SUB2003-00002NAR2003-00010NAR2003-00022-GREENSWARD PARK#3 SUB. PAGE 30 OF 30 - , CITY of TIGARD GEOGRAPHIC INFORMATION SYSTEM MILVICINITY MAP IImireTawicc.111 11111 1111 rilA � • SUB2003-00002 VAR2003-00010 '11/.� __�_ VAR2003-00022 1,14F7111 Iii, GREENSWARD PARK MCDONALD STREET ., NO. 3 SUBDIVISION Ira Ii- ELROSE CT ` \ 1 �4 211167 11111111 , R� t \ ijjjj F ■��,_Ave , ' j S' KEEN 'WAK LANE INEAUL:.1fr tF.. 1 bow J, �' TERR 3 I I `m ■, W 1�1A Nord Area Map s I D— � N INFZ ST m LNEZ ST 0 200 400 600 Foe PINEBR••K ti Cr � Q �� 8 R. a yQ < /- '9• City of Tigard W • N� .. Informatlon on this map is for general location only and PINEBROOK should ba verified with the Daveloprt.nt Services Division. r ` 13125 SW Malt Blvd 1.111■■■ I Tigard,OR 97223 (503)639-4171 1111__-- httpINAwi.ci.Ggard.or.us Community Development Plot date:Mar 28,2003;C:\rnagic\MAGIC03.APR NOISIAIGEMS 'ON )121Ild ONVMSN33119 ZZ000-E0OZHVA/0 I 000-100ZIIVA/Z0000-E00 ZS ns (aie3s oi iou st dew) 114111-1 41 al MOS JO 0 -11 —1 ci z z 0 ci cn 0 z 0,0/04.1 AM" 0211/M.SN33213 MS .SC XX t___ t--- - I....v, ---—--:---r----1---- 1 ——-r--- I 1 i -V( ,------t ;------11,_......r-; I--------•I,.... r---, I r---;_.,-.: ) *______I 4'---=1"-'il 30. ta I c Co 1 I I ..I I ' _1 I - 1 g _61imeloitti I I, ;. 1 I L __rf_IIIN11r28 I. f--' i c c• . •1 rn D- . low ti ' -1- i I - I 1 VI I OM VI 1 I 1 ....0 I IMO tf1 I oar wk 1 i----:• .•-• 1 I—... L.---1 I I I •11115‘ OIC As...:DOS cral666666wriS N 00.25e41. 1,- :1 1 L_, r L_r_J 1 Li me S COG, frt. S SOL LL 4 4..W.f0. S am #01 V1 13.11—PrOs r - 1 AS Orr 6 t, S 1-, ! . I ; INV IS SI 10.01 43.11•1•0111 MK. 0.1106•IOW FPS eia• I.VI ‚dl's ao.V ele FOI/15C car e LJ_ h38.iis gs- - - sacs VI ; i • I Li L "aim sr. rsa • Orli IS, awe eft — _. MP IA REQUEST FOR COMMENTS MEMORANDUM CITY OF TIGARD, OREGON DATE: May 15, 2003 TO: Matt Scheidegger, Assistant Planner FROM: Brian Rager, Development Review Engineer RE: SUB 2003-00002, Greensward Park No. 3 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. A traffic impact report was submitted by Lancaster Engineering, dated March 24, 2003. Lancaster measured the sight distance at the proposed new intersection of 89th Avenue/McDonald Street and found that the sight distance is 390 feet to the west and between 390 feet and 400 feet to the east. The posted speed for McDonald Street is 35 MPH. Typical acceptable sight distance according to AASHTO and Washington County standards is 10 times the posted speed. Therefore, sight distance at this new intersection will be sufficient. 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. There is one driveway (Tract C) that will be within 110 feet of the intersection at McDonald Street. There is also a private street, Tract B that will be within 120 feet of the intersection. However, this criterion applies only to driveways. Street spacing for local streets is covered under 18.705.030.H.4, which will be discussed below. ENGINEERING COMMENTS SUB 2003-00003 Greensward Park No. 3 PAGE 1 • According to the criterion above, an applicant must attempt to provide a shared access. They have done so by configuring Tract C as a shared access. The new lots (Lots 1 and 2) have less than 150 feet of street frontage, which is typical of a subdivision lot. The applicant initially configured Lots 1 and 2 in an east/west manner, which made the driveway setback worse. This new configuration moves the shared driveway as far south from the intersection as possible. Lancaster calculated the expected queues for northbound movements at this intersection at less than 120 feet and recommends approval of the shared driveway in the proposed configuration. Staff concurs with this recommendation. Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. The minimum spacing of local streets along a local street shall be 125 feet. The private street, Tract B, has a centerline-to-centerline spacing from McDonald Street of 165 feet, which is acceptable. There is also 150 feet of spacing between Tracts B and D. This criterion is met. 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 three-lane collector with bike lanes to have a 70-foot right-of-way width and a 46-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 McDonald Street, which is classified as a three-lane collector with bike lanes on the City of Tigard Transportation Plan Map. At present, there is approximately 20 feet of ROW south of the centerline, according ENGINEERING COMMENTS SUB 2003-00003 Greensward Park No. 3 PAGE 2 to the most recent tax assessor's map. The applicant intends to dedicate additional ROW to provide 35 feet from the centerline. SW McDonald Street is currently paved, but not fully improved to City standards. In order to mitigate the impact from this development, the applicant will construct a half-street improvement along the frontage of this site. The proposed new public streets, 89th Avenue and the east/west stub, will be constructed with 50-foot ROW widths and 28-foot wide paved widths. These widths are appropriate for streets that will experience less than 500 vehicles per day. Based on the current plan, and likely future development to the east, where potentially there could be an additional 25 lots developed, there will be less than 500 vehicles per day on these streets. Therefore, staff concurs with these street widths. "No Parking This Side of Street" signs must be placed on one side of the street. Future Street Plan and Extension of Streets: Section 18.810.030.F states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundaries of the proposed land division. This section also states that where it is necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed and a barricade shall be constructed at the end of the street. These street stubs to adjoining properties are not considered to be cul-de-sacs since they are intended to continue as through streets at such time as the adjoining property is developed. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer, the cost of which shall be included in the street construction cost. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub streets in excess of 150 feet in length. The applicant's future street plan (Sheet 7/8) shows a reasonable development pattern to the south, west and east of this development. The proposed street plan and stub location will facilitate the future street plan. 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 ENGINEERING COMMENTS SUB 2003-00003 Greensward Park No. 3 PAGE 3 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's plan provides for a street stub to the east that will accommodate future development. This criterion is met. Cul-de-sacs: 18.810.030.E states that a cul-de-sac shall be no more than 200 feet long, shall not provide access to greater than 20 dwelling units, and shall only be used when environmental or topographical constraints, existing development pattern, or strict adherence to other standards in this code preclude street extension and through circulation: • All cul-de-sacs shall terminate with a turnaround. Use of turnaround configurations other than circular, shall be approved by the City Engineer; and • The length of the cul-de-sac shall be measured from the centerline intersection point of the two streets to the radius point of the bulb, and • If a cul-de-sac is more than 300 feet long, a lighted direct pathway to an adjacent street may be required to be provided and dedicated to the City. There are no public cul-de-sacs in 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. All public and private streets within this development have grades of 10% or less. Therefore, this criterion is met. Access to Arterials and Major Collectors: Section 18.810.030.Q states that where a development abuts or is traversed by an existing or proposed arterial or major collector street, the development design shall provide adequate protection for residential properties and shall separate residential access and through traffic, or if separation is not feasible, the design shall minimize the traffic conflicts. The design shall include any of the following: ENGINEERING COMMENTS SUB 2003-00003 Greensward Park No. 3 PAGE 4 • 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 non-access 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. No access is proposed directly onto SW McDonald Street. Therefore, this criterion is met. Private Streets: Section 18.810.030.T states that design standards for private streets shall be established by the City Engineer. The City shall require legal assurances for the continued maintenance of private streets, such as a recorded maintenance agreement. Private streets serving more than six dwelling units are permitted only within planned developments, mobile home parks, and multi-family residential developments. Private street Tract B only serves three lots. The remaining private driveways (Tracts C, D, and E) serve only two lots each. Therefore, this criterion is met. The applicant shall place a statement on the face of the final plat indicating the private street will be owned and maintained by the properties that will be served by it. In addition, the applicant shall record Conditions, Covenants and Restrictions (CC&R's) along with the final plat that will clarify how the private property owners are to maintain the private street. These CC&R's shall be reviewed and approved by the City prior to approval of the final plat. The City's public improvement design standards require private streets to have a pavement section equal to a public local street. The applicant will need to provide this type of pavement section. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of- way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development or; • For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. ENGINEERING COMMENTS SUB 2003-00003 Greensward Park No. 3 PAGE 5 • 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. By constructing sidewalks along McDonald Street and the new public streets, this criterion will be met. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. ENGINEERING COMMENTS SUB 2003-00003 Greensward Park No. 3 PAGE 6 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 main in McDonald Street that has ample capacity for this development. New public lines will be extended in 89th Avenue and the east/west stub. The plan is unclear as to how Lots 1 and 2 will be served in that laterals are not shown for those lots. However, these lots can be served from the main line in McDonald Street as the grade of the land slopes toward that street. This issue can be easily resolved during construction plan review. 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 drainageways that impact this site. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno ENGINEERING COMMENTS SUB 2003-00003 Greensward Park No. 3 PAGE 7 Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. The applicant's plan shows they will provide a 60-inch diameter detention pipe in the project to meet CWS detention standards. From there the water will be treated and released to the existing storm system in McDonald Street. The preliminary sizing calculations show that the detention system will adequately accommodate this development. 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. McDonald Street is a bike facility. Bike lanes should be provided as a part of this project. 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. The cost of the new bike lane should be bore by the applicant. Either the lane will be striped as a part of the half-street improvement, or funds will be paid to the City for the striping. The City may delay striping of the lane if there is not a continuous lane to the east and the west. The City Engineer will determine at construction plan review time as to whether or not to delay the striping. If funds are collected, the amount of the striping adjacent to this site would be as follows: • 400 feet of 8-inch white stripe, at $2.50/If $1,000.00 • 10 Mono-directional reflective markers @ $4.00/ea $ 40.00 • 1 Bike lane legends @ $175/ea $ 175.00 • 1 Directional mini-arrows @ $100/ea $ 100.00 $1,315.00 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. The width of the new bike lane will be five to six feet wide. ENGINEERING COMMENTS SUB 2003-00003 Greensward Park No. 3 PAGE 8 Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under- grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case- by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under- grounding. There are existing overhead utility lines along the frontage of SW McDonald Street. If the fee in-lieu is proposed, it is equal to $ 27.50 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 400 lineal feet; therefore the fee would be $ 11,000.00. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: ENGINEERING COMMENTS SUB 2003-00003 Greensward Park No. 3 PAGE 9 Traffic Study Findings: The Lancaster Engineering traffic study, referred to previously, also analyzed the level of service (LOS) at the future intersection of 89th Avenue/McDonald Street and found that it will function with an acceptable LOS level of C during both the AM and PM Peak Periods. Public Water System: The City of Tigard services this area with public water. There is an existing main line in McDonald Street that has ample capacity for this development. A new water line will be extended within the new public street to serve all lots. 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 plan shows a vegetated swale will be constructed for treatment. The preliminary calculations show the proposed swale will adequately treat the site. 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. ENGINEERING COMMENTS SUB 2003-00003 Greensward Park No. 3 PAGE 10 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. The grades on this site are less than 12% and the proposed fills will be four feet or less. A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of all lots, and show that they will be graded to insure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Department. For situations where the back portions of lots drain away from a street and toward adjacent lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. The applicant will also be required to provide a geotechnical report, per Appendix Chapter 33 of the UBC, for the proposed grading slope construction. The recommendations of the report will need to be incorporated into the final grading plan and a final construction supervision report must be filed with the Engineering Department prior to issuance of building permits. The design engineer shall also indicate, on the grading plan, which lots will have natural slopes between 10% and 20%, as well as lots that will have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections and/or permits will be necessary when the lots develop. 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 $ 30.00 per address shall be assessed. This fee shall be paid to the City prior to approval of the final plat. ENGINEERING COMMENTS SUB 2003-00003 Greensward Park No. 3 PAGE 11 For this project, the addressing fee will be $840.00 (28 lots and/or tracts X $30/address = $840.00). The developer will also be required to provide signage at the entrance of each shared flag lot driveway or private street that lists the addresses that are served by the given driveway or street. This will assist emergency services personnel to more easily find a particular home. 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 (Brian Rager, 639-4171, ext. 318) for review and approval: Prior to commencing onsite improvements, a Public Facility Improvement (PFI) permit is required for this project to cover all infrastructure work within the subdivision, the street improvement on McDonald Street, and any other work in the public right-of-way. Eight (8) 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 ENGINEERING COMMENTS SUB 2003-00003 Greensward Park No. 3 PAGE 12 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 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 provide signage at the entrance of each shared flag lot driveway or private street that lists the addresses that are served by the given driveway or street. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, which indicate that they will construct a half-street improvement along the frontage of McDonald Street. The improvements adjacent to this site shall include: A. City standard pavement section for a three-lane collector with bike lanes from curb to centerline equal to 23 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. six foot concrete sidewalk with a planter strip; F. street trees in the planter strip spaced per TDC requirements; G. street striping; H. streetlight layout by applicant's engineer, to be approved by City Engineer; underground utilities; J. street signs (if applicable); K. driveway apron (if applicable); and ENGINEERING COMMENTS SUB 2003-00003 Greensward Park No. 3 PAGE 13 L. adjustments in vertical and/or horizontal alignment to construct SW McDonald Street in a safe manner, as approved by the Engineering Department. The applicant's Public Facility Improvement permit construction drawings shall indicate that full width street improvements, including traffic control devices, mailbox clusters, concrete sidewalks, driveway aprons, curbs, asphaltic concrete pavement, sanitary sewers, storm drainage, street trees, streetlights, and underground utilities shall be installed within the interior subdivision streets. Improvements shall be designed and constructed to local street standards. A profile of all street improvements shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. The applicant's construction drawings shall show that the pavement and rock section for the proposed private street (Tract B) shall meet the City's public street standard for a local residential street. The applicant's plans shall show "No Parking This Side of Street" signs along one side of all interior streets. Similar signs shall be placed on both sides of the private street, Tract B. 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. Final design plans and calculations for the proposed public water quality/detention facility shall be submitted to the Engineering Department (Brian Rager) as a part of the Public Facility Improvement plans. Included with the plans shall be a proposed landscape plan to be approved by the City Engineer. The proposed facility shall be dedicated in a tract to the City of Tigard on the final plat. As a part of the improvement plans submittal, the applicant shall submit an Operations and Maintenance Manual for the proposed facility for approval by the Maintenance Services Director. The facility shall be maintained by the developer for a three-year period from the conditional acceptance of the public improvements. A written evaluation of the operation and maintenance shall be submitted and approved prior to acceptance for maintenance by the City. 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 ENGINEERING COMMENTS SUB 2003-00003 Greensward Park No. 3 PAGE 14 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. 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, December 2000 edition." A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of all lots, and show that they will be graded to insure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Department. For situations where the back portions of lots drain away from a street and toward adjacent lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. The design engineer shall indicate, on the grading plan, which lots will have natural slopes between 10% and 20%, as well as lots that will have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections and/or permits will be necessary when the lots develop. The final construction plans shall be signed by the geotechnical engineer to ensure that they have reviewed and approved the plans. The geotechnical engineer shall also sign the as-built grading plan at the end of the project. The applicant shall obtain a 1200-C General Permit issued by the City of Tigard pursuant to ORS 468.740 and the Federal Clean Water Act. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: Submit to the Engineering Department (Brian Rager, 639-4171, ext. 318) for review and approval: Prior to approval of the final plat, the applicant shall pay an addressing fee in the amount of$840.00. (STAFF CONTACT: Shirley Treat, Engineering). The final plat shall show a ROW dedication for McDonald Street to provide a total of 35 feet from the centerline. ENGINEERING COMMENTS SUB 2003-00003 Greensward Park No. 3 PAGE 15 The final plat shall indicate that no access will be permitted onto McDonald Street from Lots 1, 2, 21, 22 and 23. A joint use and maintenance agreement shall be executed and recorded on City standard forms for all common driveways. The agreement shall be referenced on and become part of all applicable parcel Deeds. The agreement shall be approved by the Engineering Department prior to recording. The applicant shall cause a statement to be placed on the final plat to indicate that the proposed private street(s) will be jointly owned and maintained by the private property owners who abut and take access from it(them). Prior to approval of the final plat, the applicant shall prepare Conditions, Covenants and Restrictions (CC&R's) for this project, to be recorded with the final plat, that clearly lays out a maintenance plan and agreement for the proposed private street(s). The CC&R's shall obligate the private property owners within the subdivision to create a homeowner's association to ensure regulation of maintenance for the street(s). The applicant shall submit a copy of the CC&R's to the Engineering Department (Brian Rager) prior to approval of the final plat. Prior to approval of the final plat, the applicant shall demonstrate that they have formed and incorporated a homeowner's association. The applicant shall either place the existing overhead utility lines along SW McDonald Street underground as a part of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $ 27.50 per lineal foot. If the fee option is chosen, the amount will be $ 11,000.00 and it shall be paid prior to approval of the final plat. 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: ENGINEERING COMMENTS SUB 2003-00003 Greensward Park No. 3 PAGE 16 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. 426). 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 McDonald Street and the interior streets shall be made on the final plat. E. NOTE: Washington County will not begin their review of the final plat until they receive notice from the Engineering Department indicating that the City has reviewed the final plat and submitted comments to the applicant's surveyor. F. After the City and County have reviewed the final plat, submit two mylar copies of the final plat for City Engineer signature (for partitions), or City Engineer and Community Development Director signatures (for subdivisions). THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: Submit to the Engineering Department (Brian Rager, 639-4171, ext. 318) for review and approval: Prior to issuance of building permits, the applicant shall provide the Engineering Department with a "photomylar" copy of the recorded final plat. The City Engineer may determine the necessity for, and require submittal and approval of, a construction access and parking plan for the home building phase. If the City Engineer deems such a plan necessary, the applicant shall provide the plan prior to issuance of building permits. Prior to issuance of building permits within the subdivision, the City Engineer shall deem the public improvements substantially complete. Substantial completion shall be when: 1) all utilities are installed and inspected for compliance, including franchise utilities, 2) all local residential streets have at least one lift of asphalt, 3) any off-site street and/or utility improvements are ENGINEERING COMMENTS SUB 2003-00003 Greensward Park No. 3 PAGE 17 substantially completed, and 4) all street lights are installed and ready to be energized. (NOTE: the City apart from this condition, and in accordance with the City's model home policy may issue model home permits). 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 pay $1,315.00 to the City for the striping of the bike lane along the frontage of SW McDonald Street if it is determined by the City Engineer that the striping work should not be done as a part of the half-street improvement. IN ADDITION, THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE; THIS IS NOT AN EXCLUSIVE LIST: 18.430.080 Improvement Agreement: Before City approval is certified on the final plat, and before approved construction plans are issued by the City, the Subdivider shall: 1. Execute and file an agreement with the City Engineer specifying the period within which all required improvements and repairs shall be completed; and 2. Include in the agreement provisions that if such work is not completed within the period specified, the City may complete the work and recover the full cost and expenses from the subdivider. The agreement shall stipulate improvement fees and deposits as may be required to be paid and may also provide for the construction of the improvements in stages and for the extension of time under specific conditions therein stated in the contract. 18.430.090 Bond: ENGINEERING COMMENTS SUB 2003-00003 Greensward Park No. 3 PAGE 18 A As required by Section 18.430.080, the subdivider shall file with the agreement an assurance of performance supported by one of the following: 1 . An irrevocable letter of credit executed by a financial institution authorized to transact business in the State of Oregon; 2. A surety bond executed by a surety company authorized to transact business in the State of Oregon which remains in force until the surety company is notified by the City in writing that it may be terminated; or 3. Cash. The subdivider shall furnish to the City Engineer an itemized improvement estimate, certified by a registered civil engineer, to assist the City Engineer in calculating the amount of the performance assurance. The subdivider shall not cause termination of nor allow expiration of said guarantee without having first secured written authorization from the City. 18.430.100 Filing and Recording: Within 60 days of the City review and approval, the applicant shall submit the final plat to the County for signatures of County officials as required by ORS Chapter 92. Upon final recording with the County, the applicant shall submit to the City a mylar copy of the recorded final plat. 18.430.070 Final Plat Application Submission Requirements: Three copies of the subdivision plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. The subdivision plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. STREET CENTERLINE MONUMENTATION SHALL BE PROVIDED AS FOLLOWS: Centerline Monumentation ENGINEERING COMMENTS SUB 2003-00003 Greensward Park No. 3 PAGE 19 In accordance with Oregon Revised Statutes 92.060, subsection (2), the centerline of all street and roadway rights-of-way shall be monumented before the City accepts a street improvement. The following centerline monuments shall be set: 1. All centerline-centerline intersection points; 2. All cul-de-sac center points; and 3. Curve points, beginning and ending points (PC's and PT's). All centerline monuments shall be set during the first lift of pavement. Monument Boxes Required Monument boxes conforming to City standards will be required around all centerline intersection points, cul-de-sac center points, and curve points. The tops of all monument boxes shall be set to finished pavement grade. 18.810 Street & Utility Improvement Standards: 18.810.120 Utilities All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface-mounted transformers, surface-mounted connection boxes, and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above. 18.810.130 Cash or Bond Required All improvements installed by the subdivider shall be guaranteed as to workmanship and material for a period of one year following acceptance by the City. Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer. The cash or bond shall comply with the terms and conditions of Section 18.810.180. 18.810.150 Installation Prerequisite ENGINEERING COMMENTS SUB 2003-00003 Greensward Park No. 3 PAGE 20 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. \eng\bnanr'Jand use comments\sub\sub2003-00002.doc ENGINEERING COMMENTS SUB 2003-00003 Greensward Park No. 3 PAGE 21 e , April 5,2003 Mathew Scheidegger Assistant Planner,Planning Division City of Tigard 13125 SW Hall Boulevard Tigard, OR 97223 RE: Greensward Park#3 Subdivision Dear Mr. Scheidegger, We are writing to you in regards to the proposed subdivision named Greensward Park # 3 located on the south side of SW McDonald Street between Hall and SW 93rd. We live directly across the street from the proposed subdivision and, even though we are not totally opposed to the project, we have some pressing concerns. First of all, we are worried about the amount of extra traffic, noise and congestion that this development might create. Many people already use McDonald Street as a shortcut through Tigard. As a result,the amount of traffic that passes within a few feet of our doorstep is overwhelming and very unsafe. We have already had 3 pets that were killed by the excessive number of cars that often pass at speeds well over the posted 35-mph speed limit. We fear every day for the safety of our 5 year old boy. We are not sure if anything can be done to help the current situation, but now we fear that this new development will make things even worse. The fact that the new street that they plan to put in the new subdivision does not connect to SW Greensward Lane will surely add to the traffic nightmare. Secondly, we are concerned about the trees that they plan to remove from the lots in order to begin construction. One of the greatest things about living in this neighborhood is the superior weather we have in comparison to other areas around Washington County and the Portland area. The density of large trees reduces the amount of wind in the area dramatically and forms a canopy around the streets, which serves to retain warmth at street level. During the hot summer months,the trees also serve to shade some of the area so that the sun doesn't turn the ground into a dust bowl. Tigard claims to be a Tree City USA,but unfortunately there are no existing ordinances that prevent the cutting of large trees. It does mean that they have to replace the large trees that are removed with the equivalent number of small trees. This does nothing to help the microclimate; at least it may not for at least 100 years. We will probably not be around long enough to see. If there is anything that can be done to save many of the large trees, I think it is important to the neighborhood and the beauty of the city of Tigard to try to accomplish that. These are our biggest worries for the moment. We are hoping that if future changes are made to the project the developer will also consult the city and the community. Please let us know if you would like us to elaborate on any of the above points. Sincerely, j 2615,1 Matt and Jean Ratalsky 8985 SW McDonald Tigard,OR 97224 (503)968-6641 April 3, 2003 Mathew Scheidegger,Assistant Planner RECEIVED PLANNING Planning Division, City of Tigard APR 1 1 2003 13125 SW Hall Blvd. Tigard, Oregon CITY OF TIGARD Dear Mr. Scheidegger, We are writing you with concerns about Greensward Park No. 3 Subdivision. Thank you for this opportunity to comment. Our concern about the layout of this subdivision is the additional traffic it will generate for SW McDonald Street. Twenty-seven homes, in today's society, means a minimum of 54 vehicles that will be regularly exiting and entering this subdivision. In addition, mail and service vehicles will add to this traffic load. As you well know, since we did not get a much needed west side by-pass several years ago, McDonald Street has turned into a major connector for the southwest area of the city of Tigard and south bound I 5 highway. During 5 to 6 hours of the day it has become difficult to access SW McDonald, especially when turning left from any of the north/south running side streets. Those buying homes in the new subdivision will have a particularly difficult time(perhaps an even hazardous one) getting onto McDonald as their access road(roads)must be below the brow of a small hill. With the above in mind, we strongly object to the construction of this subdivision until such time as property can be obtained that would allow street access to SW 90th Avenue, allowing those in said subdivision an additional exit—that of directly traveling SW Greensward Lane to connect with SW Hall. Sincerely, 1�t`.t e- - Leslie P. Williams,Jr.,D.V.M. r.a.ledf Lola L. Williams 9195 SW Elrose Ct. Tigard, Oregon 97224 5 - ss P\ofv\fr ,� s ��V�nr _3. 0 0P02---0P© ( 3!Z S W - G r iv�5 sZkv�5 G 6aS)" ho v n l� ol ) ITerl? (1- 97 TrO Pot4N- C Gin S 1 ^ f>,y.c.1J\ 1, p1-c\c, \\c-\\ \wk,,,Sfti . i ,Mor2 W e 5 er kr,1 4,0 ki4) —fro ried—b -/-/Le, - ? D 11 G , � �� 4-vr--)... rT, C ors � � , � � . N�, 1 C• /141/9471-1,114- "A-0 7T-id 0,-\ r tiet dCcv�I � 44. L A4A.,40 A.tt /14-x- N 1 Lk Al Q ��A►rt 51- rt - "" C.- 5 c-c -1-r-c.-4 A PI L:0 \./.) , fic, Wer4140 erg ar&P t14-- 9 ` P c/ Vf9 p � } April 9, 2003 RECEIVED PLANNING APR 1 0 2003 CITY OF TIGARD Mathew Scheidegger Assistant Planner Planning Division City of Tigard 13125 SW Hall Boulevard Tigard, OR 97223 Dear Mr. Scheidegger: I would like to forward these comments regarding the Greensward Park No. 3 Subdivision: My concern has to do with the traffic both into and out of the subdivision. I cannot determine from the map where the traffic access would be, but I assume it would be from McDonald Street. At the present time, it is extremely difficult to access McDonald Street from SW 93id Avenue. Traffic traveling west on McDonald Street usually picks up speed as it passes SW 93`d Avenue. This is followed by a rise in the road where visualization of exiting traffic from the proposed subdivision would be hampered. I think it could pose a very unsafe situation. Thank you for giving me the opportunity to make these comments. Sincerely, CX/teavi.: Jane A. Smith 9200 SW Elrose Ct. Tigard, OR 97224 Jasmithpdx@aol.com ,. REQUEST FOR COMMENTS C,of IIOARD Community(Development ShapingA Better Community DATE: April 1,2003 TO: Jim Wolf,Tigard Police Department Crime Prevention Officer RECELED Piq NNING FROM: City of Tigard Planning Division APR 0 7 0 t-3 STAFF CONTACT: Mathew Scheidegger,Assistant Planner(x2431) CITY OF / Phone: (5031639-4111/Fax: (5031684-1291 "L/AR SUBDIVISION(SUB)2003-00002/ADJUSTMENT(VAR]2003-00010/ADJUSTMENT(VARI 2003-00022 GREENSWARD PARK NO.3 SUBDIVISION REQUEST: The applicant is requesting approval of a 27-lot Subdivision on a 5.88 acre site comprised of five (5) tax lots. Two (2) development adjustments have also been requested to the required fire apparatus turn-around and minimum driveway setbacks from collector or arterial street intersections. LOCATION: 8910, 8940, (no site address), 8990 and 9030 SW McDonald Street; Washington County Tax Assessor's Map No. 2111 AA, Tax Lots 1000 and 1100; and 2S111 AB, Tax Lots 100, 101 , and 200. The subj ect parcels are located on the south side of SW McDonald Street, between SW Hall Boulevard and SW 93r Avenue. ZONE: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370, 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.780, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: APRIL 15, 2003 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: ELo\u.i2k rnotwov"c moerkNS L S ign A koo-k b f Q<Nat% d�,�,5 P) C, p� E te1/466k.rry kha►& Ynurrt'wAS of gtoexku at ptNiakt Name & Phone #of Person(s) Commenting: t] .VslO\k 1, 161,1 WASH CO LAND DEV. Fax:503-846-2908 Apr 28 2003 1100 P. 01 WASHLNGTON COUNTY, OREGON 155 North h First Lana use and Transportation,Land Development Services (5 5 )8 6 76 Ave X:(5 Site 350.13,Hillsboro,Oregon 97124 (503)546-8761 � FAX:(503)846-2908 April 28, 2003 Mathew Scheidegger, Assistant Planner City of Tigard Community Development 13125 SW Hall Boulevard Tigard, OR 97223 FAX: (503)684-7297 Page 1 of 1 RE: GREENSWARD PARK NO. 3 SUBDIVISION City File Number: SUB 2003-000120 and VAR 2003-00022 Tax Map and Lot Number: 2S111 AA 1000, 1100 and 2S111 AB 100, 101, 200 Location: 8910, 8940. 8990, 9030 SW McDonald Street Applicant/Owner: Colton Fettig Company 'j1111 sup f 5 JI 1. ��` _�_..- .�.i• _. Washington County Department of Land Use and Transportation has received notice of the above noted application but will not be submitting any requirements/conditions. The project site is not adjacent to County-maintained road sections, nor is it expected to generate considerable off-site impacts to our nearby roadways. Thank you for the opportunity to comment. If you have any questions, please contact me at 503-846-3873. Jo alit C . • sociate nner 41116, F•Greensward Park3NoCommtic REQUEST FOR COMMENTS C,OF IIGARD Community(Ueve(opment Shaping Better Community DATE: April 1,2003 TO: Mall Stine,Urban Forester/Public Works Ann D pLANN\N�` EC E I V E U FROM: City of Tigard Planning Division APR 21 2003 APR 18 2003 TIGARD STAFF CONTACT: Mathew Scheidegger,Assistant Planner(x2437) R0 ATV OF DIVISION(503)639-4171/Fax: 15031 684-7201 OF A .1ILDING DIVISION SUBDIVISION(SUB)2003-00002/ADJUSTMENT(VAR)2003-00010/ADJUSTMENT(VAR)2003-00022 GREENSWARD PARK NO.3 SUBDIVISION REQUEST: The applicant is requesting approval of a 27-lot Subdivision on a 5.88 acre site comprised of five (5) tax lots. Two (2) development adjustments have also been requested to the required fire apparatus turn-around and minimum driveway setbacks from collector or arterial street intersections. LOCATION: 8910, 8940, (no site address), 8990 and 9030 SW McDonald Street; Washington County Tax Assessor's Map No. 2S111AA, Tax Lots 1000 and 1100; and 2S111AB, Tax Lots 100, 101 , and 200. The subj ect parcels are located on the south side of SW McDonald Street, between SW Hall Boulevard and SW 93r Avenue. ZONE: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370, 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.780, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: APRIL 15, 2003 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#of Person(s) Commenting: REQUEST FOR COMMENTS CITY O TIGARD Community(Development Shaping,4y�etter Community / DATE: April 1,2003 /Pt' TO: Barbara Shields,Long Range Planning Manager RECEIVED PLp, NG FROM: City of Tigard Planning Division APR 2 1 zoo3 STAFF CONTACT: Mathew Scheidegger,Assistant Planner(x24311 CtTY OF TIGPBD Phone: (503)639-4111/Fax: (5031 684-1291 SUBDIVISION(SUB)2003-00002/ADJUSTMENT(VAR)2003-00010/ADJUSTMENT(VAR)2003-00022 GREENSWARD PARK NO.3 SUBDIVISION REQUEST: The applicant is requesting approval of a 27-lot Subdivision on a 5.88 acre site comprised of five (5) tax lots. Two (2) development adjustments have also been requested to the required fire apparatus turn-around and minimum driveway setbacks from collector or arterial street intersections. LOCATION: 8910, 8940, (no site address), 8990 and 9030 SW McDonald Street; Washington County Tax Assessor's Map No. 2S111AA, Tax Lots 1000 and 1100; and 2S111AB, Tax Lots 100, 101, and 200. The subject parcels are located on the south side of SW McDonald Street, between SW Hall Boulevard and- SW 93r Avenue. ZONE: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370, 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.780, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: APRIL 15, 2003 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#of Person(s) Commenting: Page 1 of 1 SOS ice'3 -po�o.:� Matt Scheidegger-TVFR comments on Greensward Park No. 3 From: "Alan DeHarpport" <alandeharpport@mindspring.com> To: "David DeHarpport" <fourdconst @msn.com>, "Jay Harris" <jay@h-mc.com>, <matts @ci.tigard.or.us> Date: 4/15/03 12:40 PM Subject: TVFR comments on Greensward Park No. 3 Matt: I spoke with Eric McMullin this morning about his comments that were faxed to you earlier today. During our phone call he acknowledged that five lots back to McDonald and are therefore exempt from the count for sprinkkler requirements. As such, we have 22 lots with one way in and out, which is under the 25 unit threshold for sprinkler requirements. Thus, sprinklers will not be required on Greensward Park No. 2. I will instruct TVFR to submit a written statement to the City regarding this matter as soon as possible. Eric also mentioned that he thought Tract D served more than two lots, and therefore, needed to be 20' in width. I can understand the confusion from looking at the plat, but only Lots 26 and 27 will be served by Tract D. Tract B is 21' wide and will serve five lots: 21, 22, 23, 24 and 25. Thus, Tract D is allowed to be 15' wide under TVFR standards since only two lots are served by the private street. If the City wants to condition the project so that only lots 26 and 27 are served by Tract D, that would be fine with Four D. Eric's wife was in labor at 10:00 this morning! Since he'll be out for a few days, I was told to contact "Drew" at TVFR. Do you know Drew and if so, do you have his contact information? I will get these two issues resolved as soon as possible. Best regards, Alan DeHarpport Four D Development PO Box 1577 Beaverton, OR 97075 (503) 709-2277 file://C:\WINDOWS\TEMP\GW}00001.HTM 4/16/03 REQUEST FOR COMMENTS CITY OF TIGARD Community(Development Shaping Better Community DATE: April 1,2003 TO: Dennis Koellermeier,Operations Manager/Water Departmenil ECE1VED PLANNING FROM: City of Tigard Planning Division APR 0 4 2003 STAFF CONTACT: Mathew Scheidegger,Assistant Planner[x2437) CITY OF TIGARD Phone: [503)639-4171/Fax: [503)684-7297 SUBDIVISION[SUB)2003-00002/ADJUSTMENT[VAR)2003-00010/ADJUSTMENT[VAR)2003-00022 GREENSWARD PARK NO.3 SUBDIVISION REQUEST: The applicant is requesting approval of a 27-lot Subdivision on a 5.88 acre site comprised of five (5) tax lots. Two (2) development adjustments have also been requested to the required fire apparatus turn-around and minimum driveway setbacks from collector or arterial street intersections. LOCATION: 8910, 8940, (no site address), 8990 and 9030 SW McDonald Street; Washington County Tax Assessor's Map No. 2S111AA, Tax Lots 1000 and 1100; and 2S111AB, Tax Lots 100, 101, and 200. The subject parcels are located on the south side of SW McDonald Street, between SW Hall Boulevard and SW 93' Avenue. ZONE: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370, 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.780, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: APRIL 15, 2003 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: --kt 1n t t,-)ode 51,,p rn 6SL-A t-fi1►4 lA3citt off' c< U Cx+-I:," 2) R4 kileVtAvif -1-0 be rc-load Seru►u I Into I^� h:Iv w h.� ��~'sire v�,L c�P1t�+ d�ucb fin+ tokb bt Q :weld 04 d h� OT d)/C hAvic 4/-maccl I Lae.— —1 Name & Phone#of Person(s) Commenting: cp,09 04/11/03 10:26 FAX 5038463525 CLEAN WATER SERVICES Z1001 - BEQUEST FOR COMMENTS CITY °�►' TY OF TIGARD Community Dew topmem Sha'1 23 tier Cbrnmv ity DATE: April1,2003 C` tt C1 Hj} TO: Lee Walker,CleanWater Services/SWM Program 'PR 2003 FROM: City of Tigard Planning Division RECEIVED PL STAFF CONTACT: Mathew Seheldejger,Assistant Planner[x2431) APR 1 4 2003 Phone: [503]639-4111/Fax: [5031684-1291 CITY OF TIGARD - SUBDIVISION(SUM 2003-00002/ADJUSTMENT(VAR)2003-00010/ADJUSTMENT[VAR]2003-00022 ➢ GREENSWARD PARK NO.3 SUBDIVISION Q REQUEST: The applicant is requesting approval of a 27-lot Subdivision on a 5.88 acre site compris !d of five (5) tax lots. Two (2) development adjustments have also been requested to the required i -e apparatus turn-around and minimum driveway setbacks from collector or arterial street intersectiol S. LOCATION: 8910, 8940, (no site address), 8990 and 9030 SW McDonald Street; Washington Cotll ty Tax Assessor's Map No. 2S111AA, Tax Lots 1000 and 1100; and 2S111 AB, Tax Lots 100, 101, 3 id 200. The subject p arcpls are located on the south side of SW McDonald Street, between SW I- ill Boulevard and SW 93' Avenue. ZONE: R-4.5: Low-Density Residential: District. The R-4.5 zorii lg district is designed to accommodate detached single-family homes with or without acces:i■ ry residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family ur is are permitted conditionally. Some civic and institutional uses are also permitted condition, y. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370, 18.390, 18.z-: 0, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.780, 18.790, 18.795 and 18.810. - Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by \'E -ions departments and agencies and from other information available to our staff, a report and recommendation will be prepared nd a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WEillkilEEMb AIR .�l P'RILP c011'Illllrl�NTSIriBA[�k�°L Y�:!18X�f �� , 'll 0;1r112603 You may use the space provided below or attach a separate letter to retulT your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your corn) ents and confirm your comments in writing as soon as possible. if you have any questions, contact the Tigard Planning 1:).\ 3ion, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE C1iECK''TI I IE FOLLOWING,I1iEMSI THAT,APPi.:!i'I 1:'11';, ;i,;1 "',',: I,Ilil;ll'f'I 1 r," We have reviewed the proposal and have no objections to it. • Please contact of our( fice. _ Please refer to the enclosed letter. -y Written comments provided below: L - C �.�- Q�- +r►..� wwAa..4 he - IP , I _i A t Name & Phone#of Person(s) Commenting: 41 .11C — I '173 REQUEST FOR CITY IGARD Community(Ueve(opment Shaping Better Community DATE: April 1,2003 TO: PER ATTACHED FROM: City of Tigard Planning Division STAFF CONTACT: Mathew Scheidegger,Assistant Planner[x2437) Phone: (503)639-4171/Fax: (5031 684-1291 SUBDIVISION(SUB)2003-00002/ADJUSTMENT(VAR)2003-00010/ADJUSTMENT[VAR)2003-00022 GREENSWARD PARK NO.3 SUBDIVISION REQUEST: The applicant is requesting approval of a 27-lot Subdivision on a 5.88 acre site comprised of five (5) tax lots. Two (2) development adjustments have also been requested to the required fire apparatus turn-around and minimum driveway setbacks from collector or arterial street intersections. LOCATION: 8910, 8940, (no site address), 8990 and 9030 SW McDonald Street; Washington County Tax Assessor's Map No. 2S111AA, Tax Lots 1000 and 1100; and 2S111AB, Tax Lots 100, 101, and 200. The subject parcels are located on the south side of SW McDonald Street, between SW Hall Boulevard and SW 93' Avenue. ZONE: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370, 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.780, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: APRIL 15, 2003 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#of Person(s) Commenting: . CITY TIGARD REQUEST FOR COr .NTS NOTIFICATION LIST FOR LAND USE & COMMUNITY DEVELOPMENT APPLICATIONS FILE NOS.: _, " i -2 e- -e:"e' `z- -.)._._ FILE NAME: ( 1 c-c ;tsic,r7 >( -- CITIZEN INVOLVEMENT TEAMS 14-DAY PENDING APPLICATION NOTICE TO CIT AREA: ECentral ElEast n.SSuth ['West 121Proposal Descrip.in Library CIT Book CITY OFFICES <LONG RANGE PLANNING/Barbara Shields,Planning Mgr. COMMUNITY DVLPMNT.DEPT./Planning-Engineering Techs. POLICE DEPT./Jim Wolf,Crime Prevention Officer k BUILDING DIVISION/Gary Lampella,Building Official cENGINEERING DEPTJBrian Rager,Dvlpmnt.Review Engineer WATER DEPT./Dennis Koellermeier,Operations Mgr. _CITY ADMINISTRATION/Cathy Wheatley,City Recorder PUBLIC WORKS/John Roy,Property Manager X PUBLIC WORKS/Matt Stine,Urban Forester ✓PLANNER-POST PROJECT SITE IF A PUBLIC HEARING ITEM-10 BUSINESS DAYS PRIOR TO THE PUBLIC HEARING! _C.D./Sherman Casper.Permit Coord.(sorucuP re TIF) SPECIAL DISTRICTS _ TUAL.HILLS PARK&REC.DIST.*X‘TUALATIN VALLEY FIRE&RESCUE fit _ TUALATIN VALLEY WATER DISTRICT* 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 2501 SW First Avenue Jennifer Goodridge _ Irish Bunnell,Development Services 18880 SW Martinazzi Avenue PO Box 59 775 Summer Street NE PO Box 4755 Tualatin,OR 97062 Portland,OR 97207 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 Coominator(CP.NZOA) Larry French(Comp Plan Amendments Only) Routing CENWP-OP-G CITY OF KING CITY * _ Jennifer Budhabhatti,Regional Planner(Wetlands) 635 Capitol Street NE,Suite 150 PO Box 2946 City Manager ' .C.D.Manager,Growth Management Services Salem,OR 97301-2540 Portland,OR 97208-2946 15300 SW 116th Avenue King City,OR 97224 WASHINGTON COUNTY _ OR.DEPT.OF ENERGY(POwerlines 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 _Brent Curtis(CPA) Lake Oswego,OR 97034 _Gregg Leion(CPA) _ OR.DEPT.OF ENVIRON.QUALITY(DEQ) ODOT,REGION 1 * _Anne LaMountain(IGNURB) CITY OF PORTLAND (Notify for Wetlands and Potential Environmental Impacts) >`Marah Danielson,Development Review Coordinator Phil Healy(IGNURB) Planning Bureau Director Regional Administrator _Carl Toland, Right-of-Way Section(vacalens) j&Steve Conway(General Apps) 1900 SW 4'h Avenue,Suite 4100 2020 SW Fourth Avenue,Suite 400 123 NW Flanders _Sr.Cartographer(cPazcA)MS,1 Portland,OR 97201 Portland,OR 97201-4987 Portland,OR 97209-4037 Jim Nims)ZCA)Ms 15 Doria Mateja(ZCA)MS 14 _WA.CO.CONSOLIDATED COMMUNIC.AGENCY(WCCCA)"911"(Monopole Towers) ODOT,REGION 1 -DISTRICT 2A Dave Austin Jane Estes,Permit Specialist PO Box 6375 5440 SW Westgate Drive,Suite 350 Beaverton,OR 97007-0375 Portland,OR 97221-2414 UTILITY PROVIDERS AND SPECIAL AGENCIES PORTLAND WESTERN R/R,BURLINGTON NORTHERN/SANTA FE RJR,OREGON ELECTRIC R/R(Burlington Northern/Santa Fe RIP Predecessor) Robert I.Melbo,President&General Manager 110 W. 10th Avenue Albany,OR 97321 _SOUTHERN PACIFIC TRANS.CO.RJR _METRO AREA COMMUNICATIONS _AT&T CABLE _TRI-MET TRANSIT DVLPMT. Clifford C.Cabe,Construction Engineer Debra Palmer(Annexations Only) Pat McGann (It Prrled is Within''A Mile of a Transe Route) 5424 SE McLoughlin Boulevard Twin Oaks Technology Center 14200 SW Brigadoon Court Ben Baldwin,Project Planner Portland,OR 97232 1815 NW 169th Place,S-6020 Beaverton,OR 97005 710 NE Holladay Street Beaverton,OR 97006-4886 Portland,OR 97232 . PORTLAND GENERAL ELECTRIC _NW NATURAL GAS COMPANY _VERIZON QWEST COMMUNICATIONS Ken Gutierrez,Svc.Design Consultant Scott Palmer,Engineering Coord. Ken Perdue,Engineering Patty Stambaugh,Engineering 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 >TIGARD/TUALATIN SCHOOL DIST.#23J_BEAVERTON SCHOOL DIST.#48 _COMCAST CABLE CORP. _AT&T CABLE lope.E.erw.N.ts9W) Marsha Butler,Administrative Offices Jan Youngquist,Demographics Melody Malone Diana Carpenter 6960 SW Sandburg Street 16550 SW Mero Road 9605 SW Nimbus Avenue,Bldg. 12 3500 SW Bond Street Tigard,OR 97223-8039 Beaverton,OR 97006-5152 Beaverton,OR 97008 Portland,OR 97232 * 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). hipatty\maslers\Request For Comments Notification List 2.doc (Revised: 3/25/03) MAILING / NOTIFICATION RECORDS rx • AFFIDAVIT OF MAILING CITY OF TIG ARD Community Development Shaping Better Community I, Patricia L. Lunn{ord,, being first duly sworn/affirm, on oath depose and say that I am a Senior Administrative Specialist for the City of7igar , 'Washington County, Oregon and that I served the following: (Check Appropriate Box(s)Bele, © NOTICE OF DECISION FOR: SUB2003-00002/VAR2003-00010/VAR2003-00022 — GREENSWARD PARK #3 SUBDIVISION ❑ AMENDED NOTICE (File No./Name Reference) City of Tigard Planning Director A copy of the said notice being hereto attached, marked Exhibit"A", and by reference made a part hereof, was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit"B", and by reference made a part hereof, on May 29,2003, and deposited in the United States Mail on May 29,2003, postage prepaid. .„. (Person .t Prepared Nptice STATE Of o cGON ) County of Washington )ss. City of Tigard ) Subscribed and sworn/affir d before me on the / / day of a./71-e-/ , 2003. OFFICIAL SEAL J BENGTSON 1J / NOTARY PUBLIC-OREGON 1( s- COMMISSION NO.368086 MY COMMISSION EXPIRES APR.27,2007 • ROTA'Y PUBLIC OF 0•EGON My Commission Expires: V/ 7/07 • NOTICE OF TYPE II DECISION GREENSWARD PARK #3 SUBDIVISION SUBDIVISION (SUB) 2003-00002 CITY OFTIGARD Community cDeve(opment ADJUSTMENT (VAR) 2003-00010 Shaping A Better Community ADJUSTMENT (VAR) 2003-00022 (Includes a 7-day extension) 120 DAYS = 8/2/2003 SECTION I. APPLICATION SUMMARY FILE NAME: GREENSWARD PARK #3 SUBDIVISION CASE NOS.: Subdivision (SUB) Type II SUB2003-00002 Adjustment (VAR) Type II VAR2003-00010 Adjustment AR) Type II VAR2003-00022 REQUEST: The applicant is requesting approval to subdivide a 5.88-acre parcel into 27 single-family residential lots within the City of Tigard. The applicant is also requesting approval of two Adjustments to the required fire apparatus turn-around and minimum driveway setbacks from collector or arterial street intersections. APPLICANT/ Colton Fettig Company APPLICANT'S Harris-McMonagle Assoc., Inc. OWNER: Attn: Graham Colton REP. : Attn: Jay Harris 2245 SW Canyon Road 12555 SW Hall Boulevard Portland, OR 97201 Tigard, OR 97223-6287 COMPREHENSIVE PLAN DESIGNATION: Low-Density Residential. ZONING DESIGNATION: R-4.5: The R-4.5 zoning district is designed to accommodate detached single- family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. LOCATION: 8910, 8940, (no site address), 8990 and 9030 SW McDonald Street; Washington County Tax Assessor's Map No. 2S111AA, Tax lots 1000 and 1100; and 2S111AB, Tax Lots 100, 101, and 200. The subject parcels are located on the south side of SW McDonald Street, between SW Hall Boulevard and SW 93rd Avenue. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370, 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.780, 18.790, 18.795, and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED subject to certain conditions, the request for Subdivision and Adjustment approvals. The findings and conclusions on which the decision is based are noted in Section VI. NOTICE OF TYPE II DECISION SUB2003-00002NAR2003-00010NAR2003-00022—GREENSWARD PARK#3 SUB. PAGE 1 OF 30 CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY ONSITE IMPROVEMENTS, INCLUDING GRADING, EXCAVATION AND/OR FILL ACTIVITIES: Submit to the Planning Department (Mathew Scheidegger, 639-4171, ext. 2437) for review and approval: 1 . Prior to site work, the applicant must submit a tree mitigation plan for 316 inches to be approved by a member of the Tigard Planning Department and the City's Arborist. 2. Prior to site work, the City Arborist must inspect and approve the tree protection measures. 3. The applicant is required to follow the guidelines established by the City's Forester (Staff Comments: City Forester 1 .10 "Specific to this project:'). Submit to the Engineering Department (Brian Rager, 639-4171, ext. 2471) for review and approval: 4. Prior to construction, the applicant's traffic engineer shall amend their traffic impact report to address whether or not a left turn lane will iDe required on McDonald Street at the new intersection with 89th Avenue. If a left turn lane is warranted, the applicant's construction plans shall include the layout and design details for that turn lane. The lane shall be constructed along with the street improvements for McDonald Street. 5. Prior to commencing onsite improvements, a Public Facility Improvement (PFI) permit is required for this project to cover all infrastructure work within the subdivision, the street improvement on McDonald Street, and any other work in the public right-of-way. Eight (8) 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). 6. 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. 7. 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. 8. The applicant shall provide signage at the entrance of each shared flag lot driveway or private street that lists the addresses that are served by the given driveway or street. 9. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, which indicate that they will construct a half-street improvement along the frontage of McDonald Street. The improvements adjacent to this site shall include: NOTICE OF TYPE II DECISION SUB2003-00002NAR2003-00010NAR2003-00022-GREENSWARD PARK#3 SUB. PAGE 2 OF 30 A. City standard pavement section for a three-lane collector with bike lanes from curb to centerline equal to 23 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. six foot concrete sidewalk with a planter strip; F. street trees in the planter strip spaced per TDC requirements; G. street striping; H. streetlight layout by applicant's engineer, to be approved by City Engineer; underground utilities; J. street signs (if applicable); K. driveway apron (if applicable); and L. adjustments in vertical and/or horizontal alignment to construct SW McDonald Street in a safe manner, as approved by the Engineering Department. 10. The applicant's Public Facility Improvement permit construction drawings shall indicate that full width street improvements, including traffic control devices, mailbox clusters, concrete sidewalks, driveway aprons, curbs, asphaltic concrete pavement, sanitary sewers, storm drainage, street trees, streetlights, and underground utilities shall be installed within the interior subdivision streets. Improvements shall be designed and constructed to local street standards. 11. A profile of all street improvements shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. 12. The applicant's construction drawings shall show that the pavement and rock section for the proposed private street (Tract B) shall meet the City's public street standard for a local residential street. 13. The applicant's plans shall show "No Parking This Side of Street" signs along one side of all interior streets. Similar signs shall be placed on both sides of the private streets, Tract B, C, D and E. 14. 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. 15. Final design plans and calculations for the proposed public water quality/detention facility shall be submitted to the Engineering Department (Brian Rager) as a part of the Public Facility Improvement plans. Included with the plans shall be a proposed landscape plan to be approved by the City Engineer. The proposed facility shall be dedicated in a tract to the City of Tigard on the final plat. As a part of the improvement plans submittal, the applicant shall submit an Operations and Maintenance Manual for the proposed facility for approval by the Maintenance Services Director. The facility shall be maintained by the developer for a three-year period from the conditional acceptance of the public improvements. A written evaluation of the operation and maintenance shall be submitted and approved prior to acceptance for maintenance by the City. 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. 16. An erosion control plan shall be provided as part of the Public Facility Improvement (PFI) permit drawings. The lan shall conform to the "Erosion Prevention and Sediment Control Design and Planning Manual, December 2000 edition." NOTICE OF TYPE II DECISION SUB2003-00002NAR2003-00010NAR2003-00022-GREENSWARD PARK#3 SUB. PAGE 3 OF 30 17. 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. 18. The design engineer shall indicate, on the grading plan, which lots will have natural slopes between 10% and 20%, as well as lots that will have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections and/or permits will be necessary when the lots develop. 19. The final construction plans shall be signed by the geotechnical engineer to ensure that they have reviewed and approved the plans. The geotechnical engineer shall also sign the as- built grading plan at the end of the project. 20. The applicant shall obtain a 1200-C General Permit issued by the City of Tigard pursuant to ORS 468.740 and the Federal Clean Water Act. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: Submit to the Planning Department (Mathew Scheidegger, 639-4171, ext. 2437) for review and approval: 21. The applicant will place a note on the final plat that reads, "Prior to constructing fencing on any corner lot, plans must be submitted to the City of Tigard verifying visual clearance standards are met." 22. Build all private drives to private street standards in order to meet the minimum lot frontage onto public or private streets. 23. A minimum of three parcels must take access from the required private streets. 24. Show exact dimensions of the proposed lots on the final plat so Staff can verify that the subdivision has an average lot size of 7,500 square feet. If the average lot size of 7,500 square feet is not obtained, the plan shall be revised with fewer lots or reconfigured lots. 25. Provide recorded documentation that establishes access and maintenance rights for each individual parcel that takes access off of one of the private streets. 26. Submit a plan that shows proposed Tracts "B" and "D" with street trees. 27. Provide information regarding size and species of the proposed street trees so that Staff can verify that the planting standards of Section 18.745.040.0 have been met. Submit to the Engineering Department (Brian Rager, 639-4171, ext. 2471) for review and approval: 28. Prior to approval of the final plat, the applicant shall pay an addressing fee in the amount of $840.00. (STAFF CONTACT: Shirley Treat, Engineering). 29. The final plat shall show a ROW dedication for McDonald Street to provide a total of 35 feet from the centerline. 30. The final plat shall indicate that no access will be permitted onto McDonald Street from Lots 1 , 2, 21, 22 and 23. 31. A joint use and maintenance agreement shall be executed and recorded on City standard forms for all common driveways. The agreement shall be referenced on and become part of all applicable parcel Deeds. The agreement shall be approved by the Engineering Department prior to recording. NOTICE OF TYPE II DECISION SUB2003-00002NAR2003-00010NAR2003-00022-GREENSWARD PARK#3 SUB. PAGE 4 OF 30 32. The applicant shall cause a statement to be placed on the final plat to indicate that the proposed private street(s) will be jointly owned and maintained by the private property owners who abut and take access from it(them). 33. Prior to approval of the final plat, the applicant shall prepare Conditions, Covenants and Restrictions (CC&R's) for this project, to be recorded with the final plat, that clearly lays out a maintenance plan and agreement for the proposed private street(s). The CC&R's shall obligate the private property owners within the subdivision to create a homeowner's association to ensure regulation of maintenance for the street(s). The applicant shall submit a copy of the CC&R's to the Engineering Department (Brian Rager) prior to approval of the final plat. 34. Prior to approval of the final plat, the applicant shall demonstrate that they have formed and incorporated a homeowner's association. 35. The applicant shall either place the existing overhead utility lines along SW McDonald Street underground as a part of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $27.50 er lineal foot. If the fee option is chosen, the amount will be $11 ,000.00 and it shall be paid prior to approval of the final plat. 36. The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the City's global positioning system (GPS) ggeodetic 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. 37. 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. 426). 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 McDonald Street and the interior streets shall be made on the final plat. E. NOTE: Washington County will not begin their review of the final plat until they receive notice from the Engineering Department indicating that the City has reviewed the final plat and submitted comments to the applicant's surveyor. F. After the City and County have reviewed the final plat, submit two mylar copies of the final plat for City Engineer signature (for partitions), or City Engineer and Community Development Director signatures (for subdivisions). THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: Submit to the Planning Division (Mathew Scheidegger, 639-4171, ext. 2437) for review and approval: 38. At the time of application for building permits for individual homes, the applicant shall demonstrate that each site will be accessed by a minimum 10-foot-wide paved access. 39. At the time of building permit review, plans for the construction of individual homes on individual lots in the subdivision shall demonstrate compliance with setbacks, building height, lot coverage, and landscaping requirements, per Table 18.510.2. NOTICE OF TYPE II DECISION SUB2003-00002NAR2003-00010NAR2003-00022-GREENSWARD PARK#3 SUB. PAGE 5 OF 30 40. The applicant shall sign and submit a Sign Compliance Agreement regarding the placement of temporary and permanent signage. Submit to the Engineering Department (Brian Rager, 639-4171, ext. 2471) for review and approval: 41. Prior to issuance of building permits, the applicant shall provide the Engineering Department with a "photomylar" copy of the recorded final plat. 42. 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. 43. Prior to issuance of building permits within the subdivision, the City Engineer shall deem the public improvements substantially complete. Substantial completion shall be when: 1) all utilities are installed and inspected for compliance, including franchise utilities, 2) all local residential streets have at least one lift of asphalt, 3) any off-site street and/or utility improvements are substantially completed, and 4) all street lights are installed and ready to be energized. (NOTE: the City apart from this condition, and in accordance with the City's model home policy may issue model home permits). 44. 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). 45. Prior to issuance of building permits, the applicant shall pay $1,315.00 to the City for the striping of the bike lane along the frontage of SW McDonald Street if it is determined by the City Engineer that the striping work should not be done as a part of the half-street improvement. IN ADDITION, THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE; THIS IS NOT AN EXCLUSIVE LIST: 18.430.080 Improvement Agreement: Before City approval is certified on the final plat, and before approved construction plans are issued by the City, the Subdivider shall: 1. Execute and file an agreement with the City Engineer specifying the period within which all required improvements and repairs shall be completed; and 2. Include in the agreement provisions that if such work is not completed within the period specified, the City may complete the work and recover the full cost and expenses from the subdivider. The agreement shall stipulate improvement fees and deposits as may be required to be paid and may also provide for the construction of the improvements in stages and for the extension of time under specific conditions therein stated in the contract. 18.430.090 Bond: As required by Section 18.430.080, the subdivider shall file with the agreement an assurance of performance supported by one of the following: 1 . An irrevocable letter of credit executed by a financial institution authorized to transact business in the State of Oregon; NOTICE OF TYPE II DECISION SUB2003-00002NAR2003-00010NAR2003-00022-GREENSWARD PARK#3 SUB. PAGE 6 OF 30 2. A surety bond executed by a surety company authorized to transact business in the State of Oregon which remains in force until the surety company is notified by the City in writing that it may be terminated; or 3. Cash. The subdivider shall furnish to the City Engineer an itemized improvement estimate, certified by a registered civil engineer, to assist the City Engineer in calculating the amount of the performance assurance. The subdivider shall not cause termination of nor allow expiration of said guarantee without having first secured written authorization from the City. 18.430.100 Filing and Recording: Within 60 days of the City review and approval, the applicant shall submit the final plat to the County for signatures of County officials as required by ORS Chapter 92. Upon final recording with the County, the applicant shall submit to the City a mylar copy of the recorded final plat. 18.430.070 Final Plat Application Submission Requirements: Three copies of the subdivision plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. The subdivision plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. STREET CENTERLINE MONUMENTATION SHALL BE PROVIDED AS FOLLOWS: Centerline Monumentation In accordance with Oregon Revised Statutes 92.060, subsection (2), the centerline of all street and roadway rights-of-way shall be monumented before the City accepts a street improvement. The following centerline monuments shall be set: 1 . All centerline-centerline intersection points; 2. All cul-de-sac center points; and 3. Curve points, beginning and ending points (PC's and PT's). All centerline monuments shall be set during the first lift of pavement. Monument Boxes Required Monument boxes conforming to City standards will be required around all centerline intersection points, cul-de-sac center points, and curve points. The tops of all monument boxes shall be set to finished pavement grade. 18.810 Street & Utility Improvement Standards: 18.810.120 Utilities All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface- mounted transformers, surface-mounted connection boxes, and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above. 18.810.130 Cash or Bond Required All improvements installed by the subdivider shall be guaranteed as to workmanship and material for a period of one year following acceptance by the City. Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer. NOTICE OF TYPE II DECISION SUB2003-00002NAR2003-00010NAR2003-00022-GREENSWARD PARK#3 SUB. PAGE 7 OF 30 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 p rovide 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 Vicinity Information: The subject properties are located on the south side of SW McDonald Street between SW Hall Boulevard and SW 93rd Avenue. Site Information and Proposal Description: The applicant is requesting approval to subdivide a 5.88-acre parcel into 27 single-family residential lots within the City of Tigard. The applicant is also requesting approval of two Adjustments to the required fire apparatus turn-around and minimum driveway setbacks from collector or arterial street intersections. SECTION IV. DECISION MAKING PROCEDURES, PERMITS AND USE Use Classification: Section 18.130.020 Lists the Use Categories. The applicant is proposing a subdivision and two adjustments all of which are subject to Type II administrative review. Decision Making Procedures: Chapter 18.390 Describes the decision-making procedures. Type II procedures apply to quasi-judicial permits and actions that contain some discretionary criteria. Type II actions are decided by the Director with public notice, and appeals are heard by the Hearing's Officer. SECTION V. NEIGHBORHOOD COMMENTS Four letters were received in regard to the impact that the proposed 27-lot subdivision will have on traffic conditions along SW McDonald Road. The concerns of the letters address the number of cars a 27-lot subdivision will produce, the increased congestion caused by cars wanting to turn into the subdivision and the back up of cars waiting for the light at the intersection of McDonald and Pacific Highway. NOTICE OF TYPE II DECISION SUB2003-00002NAR2003-00010NAR2003-00022-GREENSWARD PARK#3 SUB. PAGE 8 OF 30 Staff Response: One of the comments from a neighbor is that McDonald Street is busy enough and has become a shortcut street. The fact is that McDonald Street is classified as a collector street, where the major purpose of the street is to move larger volumes of traffic from one area to another and from one arterial street to another. McDonald Street serves the purpose for which it was intended, by moving traffic between the arterial streets of Hall Boulevard and Highway 99W. The volumes are expected to be higher than average local residential streets. Another comment is with regard to the difficulty in accessing McDonald Street, especially in making left-hand turns, during the hours between 5:00 PM and 6:00 PM. This makes sense, as this is considered the PM Peak Period. It should be expected that this roadway, as well as other collectors and arterials, will be most busy during those hours. Left hand turns are going to be more challenging during those hours. Lancaster Engineering found, however, that even during peak hours, the new intersection of 89t Avenue/McDonald Street will function at an acceptable level of service (LOS). A neighbor also asked whether or not there will be a left turn lane on McDonald Street at the new intersection. The applicant's traffic impact report did not address this issue, however the applicant is willing to have their traffic engineer amend the traffic impact report to address warrants for a left turn lane. If the traffic engineer finds that a left turn lane is needed, then the applicant agrees to install it. Therefore, a condition of approval is included in this report that reflects this. SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS Variances and Adjustments: Section 18.370.020(C)(5) In all zoning districts where access and egress drives cannot be readily designed to conform to Code standards within a particular parcel, access with an adjoining property shall be considered. If access in conjunction with another parcel cannot reasonable be achieved, the Director may grant an adjustment to the access requirements of Chapter 18.705 through a Type II procedure, as governed in Section 18.390.030, using approval criteria contained in Subsection 2b below. The Tigard Development Code Chapter 18.705.030 H. (Access Management) requires the minimum driveway setback from a collector or arterial street intersection to be 150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. According to the plans submitted by the applicant, the driveways for proposed lots 1, 2 and 3 will take access from Tract "C" which will be developed as a private street. The Access Management standard addresses driveways, not streets. Therefore, the applicant does not need an adjustment to Section 18.705.030 H Access Management Standards. The second adjustment requested is to 18.705.030.1.4 "Access drives in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus." The applicant's plans show two separate private streets (Tract B and Tract D) to be in excess of 150 feet in length. Findings for the adjustment are addressed below. The Director may approve, approve with conditions, or deny a request for an adjustment from the access requirements contained in Chapter 18.705, based on the adjustment criteria: It is not possible to share access; The proposed streets (Tract B and Tract D) do not continue to the adjacent properties to the west, which are developed, or have access from another right-of-way. Therefore, shared access is not feasible. There are no other alternative access points on the street in question or from another street; NOTICE OF TYPE II DECISION SUB2003-00002NAR2003-00010NAR2003-00022-GREENSWARD PARK#3 SUB. PAGE 9 OF 30 This standard refers to the location of alternative access points onto the street in question. The requested adjustment refers to the required turn around for emergency vehicles on a private dead end street. The main access running through the subdivision (SW 89th Avenue) is the only access onto the private streets in question. Therefore, there are no other alternative access points on the streets in question. The access separation requirements cannot be met. The Tigard Development Code Section 18.705.030.H.3 and 4 states that, "the minimum spacing of local streets along a local street shall be 125 feet." There is 150 feet of spacing between Tracts B and D. Therefore, the access separation requirement is met. However, the request is for an adjustment to the requirement for a fire apparatus turn-around on Tracts B and D. Therefore, this standard does not apply. The request is the minimum adjustment required to provide adequate access; The applicant has proposed that future driveways for lots taking access from the private streets (Tract B and Tract D) will be constructed to commercial driveway approach standards (6-inches of concrete and #4 rebar at 12-inches on center). This will prevent damage to the driveways at the end of the private drives, if they are occasionally used for the turn-around movements of larger vehicles. Therefore, the intent of the vehicle turn-around is met with the minimum proposed adjustment. The approved access or access approved with conditions will result in a safe access; Tualatin Valley Fire and Rescue (TVF&R) has reviewed and concurred with the applicant that the proposed private drives meet their safety standards. Therefore, this standard has been satisfied. The visual clearance requirements of Chapter 18.795 will be met. Visual clearance has been addressed and approved below, under 18.795 Visual Clearance Areas. FINDING: Based on the analysis above, the access adjustment standards have been satisfied. IMPACT STUDY: Section 18.390.040.B.e Requires that the applicant shall include an impact study. 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 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 of real property interest, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. Rough Proportionality Analysis Any required street improvements to certain collector or higher volume streets and the Washington County Traffic Impact Fee (TIF) are mitigation measures that are required at the time of development. Based on a transportation impact study prepared by Mr. David Larson for the A-Boy Expansion/Dolan II/Resolution 95-61, TIF's are expected to recapture 32 percent of the traffic impact of new development on the Collector and Arterial Street system. Presently, the TIF for each trip that is generated is $239. The total TIF for a single-family dwelling is $2,390 per unit. The internal streets within the subdivision are needed to allow the subdivision to develop and the need for streets is created by the subdivision. Because the need for the internal streets is created by the development, the impact of the development is roughly proportional to the cost of dedication and construction of the internal streets. Upon completion of this development, the future builders of the residences will be required to pay TIF's of approximately $64,530 ($2,390 x 27 single-family dwelling units. Based on the estimate that total TIF fees cover 32 percent of NOTICE OF TYPE II DECISION SUB2003-00002NAR2003-00010NAR2003-00022-GREENSWARD PARK#3 SUB. PAGE 10 OF 30 the impact on major street improvements citywide, a fee that would cover 100 percent of this projects traffic impact is $201,656 ($64,530 divided by .32). The difference between the TIF paid and the full impact, is considered an unmitigated impact. Since the TIF paid is $64,530, the unmitigated impact can be valued at $137,126. Given that the estimated cost of the dedication and half-street improvements is $96,315, the requirement to make these improvements meets the rough proportionality test. LAND DIVISIONS - SUBDIVISONS: CHAPTER 18.430 Subdivision Approval Criteria (Preliminary Plat): 18.430.040 The proposed preliminary plat complies with the applicable zoning ordinance and other applicable ordinances and regulations Compliance with the specific regulations and standards of the zoning ordinance will be addressed further within this decision. The proposed plat name must not be duplicative and must otherwise satisfy the provisions of ORS Chapter 92. The applicant has provided materials demonstrating that the proposed subdivision name has been reserved with Washington County, thus insuring that the name is not duplicative. This criterion is met. The streets and roads are laid out so as to conform to the plats of subdivisions and maps of major partitions or subdivisions already approved for adjoining property as to width, general direction and in all other respects unless the City determines it is in the public interest to modify the street or road pattern. Street layout is discussed in more detail, and conditioned if necessary, under Chapter 18.810 (Street and Utility Improvement Standards) section of this decision. An explanation has been provided for all common improvements. The applicant has provided an explanation for all common improvements as required and, therefore, satisfied this criterion. Specific details of the proposed improvements are discussed later in this decision under the Street and Utility Improvement Standards, Section 18.810. FINDING: Based on the analysis above, the proposal has met the preliminary plat approval standards for subdivisions. ZONING DISTRICT Residential Zoning District: Section 18.510.020 The R-4.5 medium density-residential zoning district is designed to accommodate detached single-family units at a minimum lot size of 7,500 square feet. Averaging of the lots is allowable and is discussed in more detail later. This proposal fits this criterion and is discussed in the following section of this decision. Development Standards: Section 18.510.050 States that Development standards in residential zoning districts are contained in Table 18.510.2 below: The subject site and the surrounding properties are all designated R-4.5 Medium-Density Residential. (See the table on the following page) NOTICE OF TYPE II DECISION SUB2003-00002NAR2003-00010NAR2003-00022-GREENSWARD PARK#3 SUB. PAGE 11 OF 30 DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES STANDARD R-4.5 Minimum Lot Size - Detached unit 7,500 - Duplexes sq.ft. - Attached unit [1] 10,000 sq.ft. Average Minimum Lot Width - Detached unit lots 50 ft. - Duplex lots 90 ft. - Attached unit lots Maximum Lot Coverage - Minimum Setbacks - Front yard 20 ft. - Side facing street on corner & through lots 15 ft. - Side yard 5 ft. - Rear yard 15 ft. - Side or rear yard abutting more restrictive zoning district - Distance between property line and front of garage 20 ft. Maximum Height 30 ft. Minimum Landscape Requirement - Since the proposed development is a subdivision, in which lots will be developed individually at a later time, it is not necessary to demonstrate compliance with setback, building height, lot coverage, and landscaping requirements at this time. These standards will be reviewed at the time of building permit issuance as conditioned below. The proposal is to create 27 lots that vary in size from 6,540 to 9,376 square feet and TDC Chapter 18.430.020(D) allows for the averaging of lot sizes to meet the minimum standard. When averaged, no lot may be smaller than 80% of the required lot size within the underlying district. In this case, no lot can be smaller than 80% of 7,500 square feet, which is 6,480 square feet. None of the proposed lots are below 6,480 square feet in area; however, the dimensions of the proposed lots on the conceptual plat do not average out to 7,500 square feet. Therefore, the applicant is required to show exact dimensions of the proposed lots on the final plat so Staff can verify that the subdivision has an average lot size of 7,500 square feet. FINDING: Based on the analysis above, the proposal has not met the development standards for subdivisions. CONDITIONS: • Show exact dimensions of the proposed lots on the final plat so Staff can verify that the subdivision has an average lot size of 7,500 square feet. If the average lot size of 7,500 square feet is not obtained, the plan shall be revised with fewer lots or reconfigured lots. • At the time of building permit review, lans for the construction of individual homes on individual lots in the subdivision shall demonstrate compliance with setbacks, building height, lot coverage, and landscaping requirements, per Table 18.510.2. Access, Egress and Circulation (18.705): Chapter 18.705 establishes standards and regulations for safe and efficient vehicle access and egress on a site and for general circulation within the site. Table 18.705.1 states that the minimum vehicular access and egress for single-family dwelling units on individual lots shall be one, 10-foot paved driveway within a 15-foot-wide accessway. The minimum access width for 3-6 dwelling units is 20 feet with 20 feet of pavement. NOTICE OF TYPE II DECISION SUB2003-00002NAR2003-00010NAR2003-00022-GREENSWARD PARK#3 SUB. PAGE 12 OF 30 • • All proposed lots have more than the 15 feet of access frontage available to them. To ensure that the minimum width pavement requirement is met at the time of development of each arcel, the following condition shall apply: At the time of application for building permits for individual homes, the applicant shall demonstrate that each site will be accessed by a minimum 10-foot- wide paved access. Access plan requirements. No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. Scaled site plans have been submitted that indicate how the requirements of access, egress, and circulation are met. Access into the proposed subdivision is satisfied through a public street (SW 89th Avenue) which connects to SW McDonald Street. Proposed 89th Avenue has been reviewed by the City's Engineering Department and Tualatin Valley Fire and Rescue, their comments have been incorporated within this decision. Access to individual lots will be reviewed for compliance during the building permit phase, which has been conditioned above to demonstrate that each site will be accessed by a minimum 10-foot-wide paved access. Therefore, this standard has been satisfied. Joint access. Owners of two or more uses, structures, or parcels of land may agree to utilize jointly the same access and egress when the combined access and egress of both uses, structures, or parcels of land satisfies the combined requirements as designated in this title, provided: Satisfactory legal evidence shall be presented in the form of deeds, easements, leases or contracts to establish the joint use; and Copies of the deeds, easements, leases or contracts are placed on permanent file with the City. The applicant has proposed two private streets and two private driveways within the subdivision. In order to meet the minimum lot frontage on public or private streets, the applicant will be required to build all private drives to private street standards. Furthermore, in order for the proposed private drives to be considered streets, a minimum of three parcels must take access from them. Therefore, the applicant is required to build all private drives to private street standards in order to meet the minimum lot frontage onto public or private streets. Furthermore, in order for the proposed private drives to be considered streets, a minimum of three parcels must take access from them. The applicant is also required to provide recorded documentation that establishes access and maintenance rights for each individual parcel that takes access off of one of the private streets or drives. 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. Based on the plans submitted, the proposed lots will take access from proposed public and private streets that will connect to SW McDonald Street, which is a collector. Streets will be reviewed in further detail under Section 18.810, (Street and Utility Improvement Standards) of the Tigard Development Code. Curb cuts: Curb cuts shall be in accordance with Section 18.810.030.N: Concrete curbs, curb cuts, wheelchair, bicycle ramps and driveway approaches shall be constructed in accordance with standards specified in this chapter and Section 15.04.080: Concrete curbs and driveway approaches are required; except where no sidewalk is planned, an asphalt approach may be constructed with City Engineer approval and Asphalt and concrete driveway approaches to the property line shall be built to City configuration standards. No driveway approach shall be less than five feet from the side property line projected except in cul-de-sacs, without approval and written permission of the city. The end slopes may encroach within the five foot restricted area. No portion of any driveway approach including the end slopes, shall be located closer than thirty feet to an intersection street right-of-way line. Commercial or service drives shall not be more than thirty feet in width and if located on the same lot frontage shall be separated by a minimum length of curb of NOTICE OF TYPE II DECISION SUB2003-00002NAR2003-00010NAR2003-00022-GREENSWARD PARK#3 SUB. PAGE 13 OF 30 thirty feet. Each residential driveway shall be not more than twenty-six feet in width including end slopes, and if more than one driveway is to be constructed to serve the same lot, the frontage spacing between such driveways shall be not less than thirty feet measured along the curb line. Joint access driveways shall conform to the appropriate width standard for commercial or residential type usage. Driveways and curb cuts will be reviewed for compliance during the building permit phase. 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 plans submitted by the applicant do not indicate any hazardous conditions associated with the proposed access into the subdivision. Standards for access as well as for fire and life safety are discussed elsewhere in this decision (Section VIII. Agency Comments). Therefore, this criterion is met. Direct individual access to arterial or collector streets from single-family dwellings and duplex lots shall be discouraged. Direct access to major collector or arterial streets shall be considered only if there is no practical alternative way to access the site. The proposed single-family lots will have access through proposed public and private streets which will connect to SW McDonald Street, a collector. Therefore, this standard has been met. 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 subdivision is for single-family homes. Therefore, this standard does not apply. 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. A traffic impact report was submitted by Lancaster Engineering, dated March 24, 200 Lancaster measured the sight distance at the proposed new intersection of 891h Avenue/McDonald Street and found that the sight distance is 390 feet to the west and between 390 feet and 400 feet to the east. The posted speed for McDonald Street is 35 MPH. Typical acceptable sight distance according to AASHTO and Washington County standards is 10 times the posted speed. Therefore, sight distance at this new intersection will be sufficient. 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. There is one driveway (Tract C) that will be within 110 feet of the intersection at McDonald Street. There is also a private street, Tract B that will be within 120 feet of the intersection. However, this criterion applies only to driveways. Street spacing for local streets is covered under 18.705.030.H.4, which will be discussed below. NOTICE OF TYPE II DECISION SUB2003-00002NAR2003-00010NAR2003-00022-GREENSWARD PARK#3 SUB. PAGE 14 OF 30 According to the criterion above, an applicant must attempt to provide a shared access. They have done so by configuring Tract C as a shared access. The new lots (Lots 1 and 2) have less than 150 feet of street frontage, which is typical of a subdivision lot. The applicant initially configured Lots 1 and 2 in an east/west manner, which made the driveway setback worse. This new configuration moves the shared driveway as far south from the intersection as possible. Lancaster calculated the expected queues for northbound movements at this intersection at less than 120 feet and recommends approval of the shared driveway in the proposed configuration. Staff concurs with this recommendation. Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. The minimum spacing of local streets along a local street shall be 125 feet. The private street, Tract B, has a centerline-to-centerline spacing from McDonald Street of 165 feet, which is acceptable. There is also 150 feet of spacing between Tracts B and D. This criterion is met. 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; Vehicular access to individual lots will be reviewed during the building permit phase. Therefore, this standard does not apply. 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; Vehicular access to individual lots will be reviewed during the building permit phase. Therefore, this standard does not apply. Section 18.705.030.1.4 states that Access drives in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus by one of the following: a circular, paved surface having a minimum turn radius measured from center point to outside edge of 35 feet or a hammerhead-configured, paved surface with each leg of the hammerhead having a minimum depth of 40 feet and a minimum width of 20 feet. The maximum cross slope of a required turnaround is 5%. The applicant has applied for an adjustment to this standard, which is discussed previously in this decision under 18.370 (Variances and Adjustments). FINDING: Based on the analysis above, the Access, Egress and Circulation standards have not been satisfied. CONDITIONS: • At the time of application for building permits for individual homes, the applicant shall demonstrate that each site will be accessed by a minimum 10-foot-wide paved access. • Build all private drives to private street standards in order to meet the minimum lot frontage onto public or private streets. • A minimum of three parcels must take access from the required private streets. NOTICE OF TYPE II DECISION SUB2003-00002NAR2003-00010NAR2003-00022-GREENSWARD PARK#3 SUB. PAGE 15 OF 30 Provide recorded documentation that establishes access and maintenance rights for each individual parcel that takes access off of one of the private streets or drives. DENSITY COMPUTATIONS: CHAPTER 18.715 Density Calculation: 18.715.020 A. Definition of net development area. Net development area, in acres, shall be determined by subtracting the following land area(s) from the gross acres, which is all of the land included in the legal description of the property to be developed: • All sensitive land areas: a. Land within the 100-year floodplain; b. Land or slopes exceeding 25%; c. Drainage ways; and d. Wetlands. • All land dedicated to the public for park purposes; • All land dedicated for public rights-of-way. When actual information is not available, the following formulas may be used: Single-family development: allocate 20% of gross acreage; Multi-family development: allocate 15% of gross acreage. • All land proposed for private streets; and • A lot of at least the size required by the applicable base zoning district, if an existing dwelling is to remain on the site. B. Calculating maximum number of residential units. To calculate the maximum number of residential units per net acre, divide the number of square feet in the net acres by the minimum number of square feet required for each lot in the applicable zoning district. The net development area is determined by subtracting from the gross area, the land needed for public streets. The calculations are as follows: Gross lot area 256,218 square feet Street dedication 53,686 square feet NET DEVELOPABLE AREA 202,532 square feet To calculate the maximum allowed density, net developable area is divided by the minimum allowed square footage within the zone, as follows: R-4.5 zone 202,532/7,500= 27 dwelling units FINDING: The proposed 27 dwelling units do not exceed maximum density; therefore, this standard is met. C. Calculating minimum number of residential units. As required by Section 18.510.040, the minimum number of residential units per net acre shall be calculated by multiplying the maximum number of units determined in Subsection B above by 80% (0.8). The minimum required density is determined by the following calculation: 27 units X 0.80 = 21 FINDING: The standard for minimum density is met. ENVIRONMENTAL PERFORMANCE STANDARDS: CHAPTER 18.725 Requires 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. NOTICE OF TYPE II DECISION SUB2003-00002NAR2003-00010NAR2003-00022-GREENSWARD PARK#3 SUB. PAGE 16 OF 30 Visible Emissions. Within the Commercial zoning districts and the Industrial Park (I-P) 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. 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. The proposed use is single-family residential, which is an outright permitted use within the R-4.5 zoning district. There is no indication within the application that these standards will not be met. However, ongoing efforts to meet these standards shall be maintained and any violation of these standards will be addressed by the City of Tigard's Code Enforcement Officer. FINDING: Based on the analysis above, the Environmental Performance Standards have been satisfied. 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 18.745.040.0 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; The applicant has proposed a public street extending from SW McDonald Street in excess of 100 feet. Two of the private drives are also in excess of 100 feet in length. According to the standard, any street or driveway more than 100 feet in length must provide street trees according to Section 18.745.040.C. The applicant has provided a tree plan that shows street trees planted at a minimum spacing of 35 feet. However, the plan does not show street trees planted along proposed Tracts "B" and "D". The applicant also has not indicated the size or species of the trees to be planted. Therefore, Staff cannot verify that the above standard has been met. The applicant is required to plant street trees along proposed Tracts "B" and "D" and provide information regarding size and species of the proposed street trees so that Staff can verify that the planting standards of Section 18.745.040.0 have been met. Section 18.745.050 contains the provisions and requirements for buffering and screening. NOTICE OF TYPE II DECISION SUB2003-00002NAR2003-00010NAR2003-00022-GREENSWARD PARK#3 SUB. PAGE 17 OF 30 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. Therefore, this standard does not apply. FINDING: Based on the analysis above, staff can not confirm that all of the landscaping and screening standards have been met. If the applicant complies with the conditions listed below, the standards will be met. CONDITIONS: Submit a plan that shows proposed Tract "B" and "D" with street trees. • Provide information regarding size and species of the proposed street trees so that Staff can verify that the planting standards of Section 18.745.040.0 have been met. OFF-STREET PARKING AND LOADING REQUIREMENTS: CHAPTER 18.765 This Chapter is applicable for development projects when there is new construction expansion of existing use, or change of use in accordance with Section 18.765.070 Minimum and Maximum Off-Street Parking Requirements. 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: CHAPTER 18.780 The purposes of this chapter are: 1) To protect the health safety, property and welfare of the public; 2) To promote the neat, clean, orderly and attractive appearance of the community; 3) To accommodate the need of sign users while avoiding nuisances to nearby properties; 4) To insure for safe construction, location, erection and maintenance of signs; 5) To prevent proliferation of signs and sign clutter; and 6) To minimize distractions for motorists on public highways and streets. Due to the amount of sign violations and the increased compliance effort of the City, the applicant will be required to sign and submit a Sign Compliance Agreement regarding the placement of temporary and permanent signage for the subdivision. FINDING: Based on the analysis above, the Sign Standards have not been satisfied. CONDITION:The applicant shall sign and submit a Sign Compliance Agreement regarding the placement of temporary and permanent signage. TREE REMOVAL: CHAPTER 18.790 A tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided with a site development review application. The tree plan shall include identification of all existing trees, identification of pa program to save existing trees or mitigate tree removal over 12 inches in caliper, which frees are to be removed, protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. The applicant has provided an arborist report dated February 4, 2003 from Robert Mazany, ASCA, ACFE (registered consulting arborist #133). In the report, the arborist states that there are a total of 94 trees on and off site that will be affected by this project. Of the 94 trees, 39 are more than 12 inches in diameter at 4 feet above grade. Of the 39 trees over 12-inches in diameter, 31 are to be removed. However, only 20 of the trees to be removed are considered for mitigation due to the health of the trees, diameter inches equaling 474.5 inches. Therefore, 49 percent of the trees over twelve inches are either hazardous or are proposed to remain. Based on the mitigation formula of 18.790.030.B.2; "retention of from 25% to 50% of existing trees over 12 inches in caliper requires that two-thirds of the trees to be removed be mitigated in accordance with Section 18.790.060.D." NOTICE OF TYPE II DECISION SUB2003-00002NAR2003-00010NAR2003-00022-GREENSWARD PARK#3 SUB. PAGE 18 OF 30 FINDING: Based on the analysis above, the applicant is required to mitigate 2/3rds of the total inches removed (474.5 inches x 2/3= 316 inches). CONDITIONS: • Prior to site work, the City Arborist must inspect and approve the protection measures. • Prior to site work, the applicant must submit a tree mitigation plan for 316 inches to be approved by a member of the Tigard Planning Department and the City's Arborist. • The applicant is required to follow the guidelines established by the City's Forester (Staff Comments: City Forester 1 .10 "Specific to this project:"). Visual Clearance Areas: Section 18.795 Clear vision area shall be maintained on the corners of all roperty adjacent to intersection of two streets, a street and a railroad, or a driveway providing access to a public or private street. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, or temporary or permanent obstruction exceeding three (3) feet in height, measured from the top of the curb, or where no curb exists, from the street center grade, except the trees exceeding this height may be located in this area, provided all branches below eight feet are removed. For arterial streets the visual clearance shall not be less than 35 feet on each side of the intersection. No specific plans for the construction of structures are required through the subdivision process. Compliance with vision clearance requirements shall be confirmed through the building permit process for all homes to be constructed within the development. However, there are a number of corner lots that will be impacted by the required visual clearance standard. While this standard will be reviewed through the development review and construction process for placement of structures, since no building permit is required for the fences, a condition will be imposed to ensure compliance with this standard. FINDING: Based on the analysis above, the visual clearance standards have not been satisfied. CONDITION:The applicant will place a note on the final plat that reads, "Prior to constructing fencing on any corner lot, plans must be submitted to the City of Tigard verifying visual clearance standards are met." 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 three-lane collector with bike lanes to have a 70-foot right-of-way width and a 46-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 McDonald Street, which is classified as a three-lane collector with bike lanes on the City of Tigard Transportation Plan Map. At present, there is approximately 20 feet of ROW south of the centerline, according to the most recent tax assessor's map. The applicant intends to dedicate additional ROW to provide 35 feet from the centerline. NOTICE OF TYPE II DECISION SUB2003-00002NAR2003-00010NAR2003-00022-GREENSWARD PARK#3 SUB. PAGE 19 OF 30 SW McDonald Street is currently paved, but not fully improved to City standards. In order to mitigate the impact from this development, the applicant will construct a half-street improvement along the frontage of this site. The proposed new public streets, 89th Avenue and the east/west stub, will be constructed with 50-foot ROW widths and 28-foot-wide paved widths. These widths are appropriate for streets that will experience less than 500 vehicles per day. Based on the current plan, and likely future development to the east, where potentially there could be an additional 25 lots developed, there will be less than 500 vehicles per day on these streets. Therefore, staff concurs with these street widths. "No Parking This Side of Street" signs must be placed on one side of the street. Future Street Plan and Extension of Streets: Section 18.810.030.F states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundaries of the proposed land division. This section also states that where it is necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed and a barricade shall be constructed at the end of the street. These street stubs to adjoining properties are not considered to be cul-de-sacs since they are intended to continue as through streets at such time as the adjoining property is developed. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer, the cost of which shall be included in the street construction cost. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub streets in excess of 150 feet in length. The applicant's future street plan (Sheet 7/8) shows a reasonable development pattern to the south, west and east of this development. The proposed street plan and stub location will facilitate the future street plan. Street Alignment and Connections: Section 18.810.030.H.1 states that full street connections with spacing of no more than 330 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 recluded 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's plan provides for a street stub to the east that will accommodate future development. This criterion is met. Cul-de-sacs: 18.810.030.L states that a cul-de-sac shall be no more than 200 feet long, shall not provide access to greater than 20 dwelling units, and shall only be used when environmental or topographical constraints, existing development pattern, or strict adherence to other standards in this code preclude street extension and through circulation: • All cul-de-sacs shall terminate with a turnaround. Use of turnaround configurations other than circular, shall be approved by the City Engineer; and • The length of the cul-de-sac shall be measured from the centerline intersection point of the two streets to the radius point of the bulb, and • If a cul-de-sac is more than 300 feet long, a lighted direct pathway to an adjacent street may be required to be provided and dedicated to the City. NOTICE OF TYPE II DECISION SUB2003-00002NAR2003-00010NAR2003-00022-GREENSWARD PARK#3 SUB. PAGE 20 OF 30 There are no public cul-de-sacs in 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. All public and private streets within this development have grades of 10% or less. Therefore, this criterion is met. Access to Arterials and Major Collectors: Section 18.810.030.Q states that where a development abuts or is traversed by an existing or proposed arterial or major collector street, the development design shall provide adequate protection for residential properties and shall separate residential access and through traffic, or if separation is not feasible, the design shall minimize the traffic conflicts. The design shall include any of the following: • 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 non-access 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. No access is proposed directly onto SW McDonald Street. Therefore, this criterion is met. Private Streets: Section 18.810.030.T states that design standards for private streets shall be established by the City Engineer. The City shall require legal assurances for the continued maintenance of private streets, such as a recorded maintenance agreement. Private streets serving more than six dwelling units are permitted only within planned developments, mobile home parks, and multi-family residential developments. Private street Tract B only serves three lots. The remaining private driveways (Tracts C, D, and E) serve only two lots each. However, Tracts C, D and E have been conditioned earlier in this decision to be developed as private streets with a minimum of 3-lots taking access from them. Therefore, this criterion is met. The applicant shall place a statement on the face of the final plat indicating the private street will be owned and maintained by the properties that will be served by it. In addition, the applicant shall record Conditions, Covenants and Restrictions (CC&R's) along with the final plat that will clarify how the private property owners are to maintain the private street. These CC&R's shall be reviewed and approved by the City prior to approval of the final plat. The City's public improvement design standards require private streets to have a pavement section equal to a public local street. The applicant will need to provide this type of pavement section. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of-way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development or; • For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. NOTICE OF TYPE II DECISION SUB2003-00002NAR2003-00010NAR2003-00022-GREENSWARD PARK#3 SUB. PAGE 21 OF 30 • 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 applicant has proposed a street off of SW McDonald into the proposed subdivision that is approximately 525 feet in length. If the street were to continue to the adjoining property to the east and back to SW McDonald Street, the block length would exceed the maximum allowable length of 1 ,800 feet. The applicant has revised the plan to include a pedestrian connection that stubs to the east that is approximately 295 feet from SW McDonald Street. The spacing between the proposed pedestrian path and the end of the proposed street, which also stubs to the east, is 220 feet . Therefore, this criterion has been satisfied. Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. None of the proposed lots are more than 2.5 times the average lot width. Therefore, this standard has been satisfied. 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. The proposed configuration does not allow 25 feet of frontage for all of the proposed lots. In order to meet the minimum lot frontage standard, the applicant has been conditioned under 18.705 (Access Egress & Circulation) to provide a plan showing all private drives constructed to private street standards (minimum 20-foot private streets with at least 3 lots taking access from them with a maximum of 6). Therefore, this criterion has been satisfied. 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. By constructing sidewalks along McDonald Street and the new public streets, this criterion will be met. 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 main in McDonald Street that has ample capacity for this development. New public lines will be extended in 89t Avenue and the east/west stub. The plan is unclear as to how Lots 1 and 2 will be served in that laterals are not shown for those lots. However, these lots can be served from the main line in McDonald Street as the grade of the land slopes toward that street. This issue can be easily resolved during construction plan review. Storm Drainage: NOTICE OF TYPE II DECISION SUB2003-00002NAR2003-00010NAR2003-00022-GREENSWARD PARK#3 SUB. PAGE 22 OF 30 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 drainageways that impact this site. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. The applicant's plan shows they will provide a 60-inch diameter detention pipe in the project to meet CWS detention standards. From there the water will be treated and released to the existing storm system in McDonald Street. The preliminary sizing calculations show that the detention system will adequately accommodate this development. 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. McDonald Street is a bike facility. Bike lanes should be provided as a part of this project. 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. The cost of the new bike lane should be bore by the applicant. Either the lane will be striped as a part of the half-street improvement, or funds will be paid to the City for the striping. The City may delay striping of the lane if there is not a continuous lane to the east and the west. The City Engineer will determine at construction plan review time as to whether or not to delay the striping. If funds are collected, the amount of the striping adjacent to this site would be as follows: • 400 feet of 8-inch white stripe, at $2.50/If $1,000.00 • 10 Mono-directional reflective markers @ $4.00/ea $ 40.00 • 1 Bike lane legends @ $175/ea $ 175.00 • 1 Directional mini-arrows @ $100/ea $ 100.00 $1,315.00 NOTICE OF TYPE II DECISION SUB2003-00002NAR2003-00010/VAR2003-00022-GREENSWARD PARK#3 SUB. PAGE 23 OF 30 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. The width of the new bike lane will be five to six feet wide. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case-by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under-grounding. There are existing overhead utility lines along the frontage of SW McDonald Street. If the fee in- lieu is proposed, it is equal to $27.50 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 400 lineal feet; therefore the fee would be $11,000.00. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Traffic Study Findings: The Lancaster Engineering traffic stud, referred to previously, also analyzed the level of service (LOS) at the future intersection of 89 Avenue/McDonald Street and found that it will function with an acceptable LOS level of C during both the AM and PM Peak Periods. Public Water System: The City of Tigard services this area with ublic water. There is an existing main line in McDonald Street that has ample capacity for this development. A new water line will be extended within the new public street to serve all lots. 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. NOTICE OF TYPE II DECISION SUB2003-00002NAR2003-00010NAR2003-00022-GREENSWARD PARK#3 SUB. PAGE 24 OF 30 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 plan shows a vegetated swale will be constructed for treatment. The preliminary calculations show the proposed swale will adequately treat the site. 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. The grades on this site are less than 12% and the proposed fills will be four feet or less. A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of all lots, and show that they will be graded to insure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Department. For situations where the back portions of lots drain away from a street and toward adjacent lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. The applicant will also be required to provide a geotechnical report, per Appendix Chapter 33 of the UBC, for the proposed grading slope construction. The recommendations of the report will need to be incorporated into the final grading plan and a final construction supervision report must be filed with the Engineering Department prior to issuance of building permits. The design engineer shall also indicate, on the grading plan, which lots will have natural slopes between 10% and 20%, as well as lots that will have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections and/or permits will be necessary when the lots develop. 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 $30.00 per address shall be assessed. This fee shall be paid to the City prior to approval of the final plat. For this project, the addressing fee will be $840.00 (28 lots and/or tracts X $30/address = $840.00). NOTICE OF TYPE II DECISION SUB2003-00002NAR2003-00010NAR2003-00022-GREENSWARD PARK#3 SUB. PAGE 25 OF 30 • The developer will also be required to provide signage at the entrance of each shared flag lot driveway or private street that lists the addresses that are served by the given driveway or street. This will assist emergency services personnel to more easily find a particular home. 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). SECTION VII. OTHER STAFF COMMENTS City of Tigard Police Department has reviewed the application and have offered the following comments: Request monument markers (signs) at foot of private drives "B", "C", "D", and "E" identifying house numbers of properties along private street. City of Tigard Property Manager/Operations Department has reviewed this application and offered comments that have been incorporated in this report. The applicant will be required to upsize the pipe from 8 inch to 16 inch. Contact Rich Sather for specifics. City of Tigard Building Official has reviewed the application but offered no objections. The City of Tigard Urban Forester has reviewed this application and has offered the following comments regarding tree species selection and planting. 1. TREE PROTECTION DEVICES 18.745.030 E. PROTECTION OF EXISTING VEGETATION. Existing vegetation on a site shall be protected as much as possible: 1 . The developer shall provide methods for the protection of existing vegetation to remain during the construction process; and 2. The plants to be saved shall be noted on the landscape plans (e.g., areas not to be disturbed can be fenced, as in snow fencing which can be placed around the individual trees). 1 .1 . All tree protection devices shall be located on the Tree Protection Plan. Any tree that will not be removed onsite that is within the limits of disturbance of this project must be protected. Any tree that is located on property adjacent to the construction project that will have more than 15% of its root system disturbed by construction activities shall also be protected. 1 .2. Details and specifications are required as to how the trees will be protected on site. NOTICE OF TYPE II DECISION SUB2003-00002NAR2003-00010/VAR2003-00022-GREENSWARD PARK#3 SUB. PAGE 26 OF 30 • 1.3. Provide a construction sequence including installation and removal of tree protection devices, clearing, grading, or installation of sediment and erosion control measures, and other activities that may be required to implement the tree protection measures. 1.4. Include in the notes on the final set of plans that equipment, vehicles, machinery, dumping or storage, or other construction activities, burial, burning, or other disposal of construction materials must not be located inside of any tree protection device or outside of the limits of disturbance where trees are being protected. No grading, filling or any other construction activity may occur within the tree protection devices at any time or outside of the limits of disturbance where trees are being protected unless approved by the City Forester. 1.5. All tree protection devices shall be: • Visible. • Constructed of 11 Gauge steel chain-link fencing supported on at least 2" O.D. steel posts. Each post shall be no less than four feet high from the top of grade. Each post shall be driven into the ground to a depth of no less than two and a half feet below grade. Each post shall be spaced no further apart than four feet. • Between each post, securely attached to the chain-link fencing, shall be a sign indicating that the area behind the fencing is protected and no construction activity, including material storage, may occur behind the fencing. • Approved in the field prior to clearing, grading, or the beginning of construction. • Remain in place and maintained until all construction is completed and a final inspection is conducted. 1 .6. To determine the size of the tree protection zone follow the guidelines listed below: • For individual trees follow the trunk diameter method. For every one-inch of diameter at breast height (DBH), or 4 1/2 feet above the ground, allow 12 inches of space from the trunk of the tree. For example, a tree that is 15" at DBH must have at least 15' of tree protection zone around the entire canopy of the tree. • For groups of trees the tree protection zone must be outside of the dripline of the trees on the edge of the stand. If there are conifers with narrow crowns on the edge of the stand follow the trunk diameter method or the dripline method, whichever is greater. 1 .7. Identify, on the Tree Protection Plan, the location of the stockpile area and the staging area (if different from the stockpile area). 1 .8. All of this information must be included in the final plan's notes or drawings. 1.9. If it is necessary to enter the tree protection zone at any time with equipment (trucks, bulldozers, etc.) the City Forester must be notified before any entry occurs. Before entering the protection zone a layer of at least five (5) inches of wood chips or mulch must be placed over the root zone where the vehicles will be driven. This method will minimize the adverse impacts of compaction from the equipment. When access to this area is no longer needed the wood chips or mulch must then be dispersed (somewhere onsite is okay) down to a level of not more than four (4) inches deep. 1.10. Specific to this project: • All trees on the neighboring properties must receive the same protection guidelines as the trees on the applicant's site. • If the tree protection guidelines outlined in the conditions of approval are not followed, moved after being approved in the field, knocked down during construction or are removed prior to the end of construction the project will be: NOTICE OF TYPE II DECISION SUB2003-00002NAR2003-00010NAR2003-00022-GREENSWARD PARK#3 SUB. PAGE 27 OF 30 • o immediately shut down until the fencing is reinstalled according to the conditions of approval. o Each impacted tree shall be bonded for seven years in the amount of$5,000.00 per tree. o Corrective action will taken by the applicant to address the damage done to the Critical Root Zones of each tree. Corrective action may include, but not limited to, loosening compacted soil, replacing graded soil or removing filled soil. o A fine of $250.00 per day shall be assessed to the applicant for each day that the fencing is down. • Tree number 4865 is the most impressive tree on the site that will be retained. The developer must make sure that this tree can realistically be saved with the construction of a home, driveway, sidewalk and road so nearby. The protection for this tree will be rather extensive and may not be moved once installed and approved until the home, driveway, sidewalk and road have been completed. THIS TREE SHOULD BE PRESERVED AT ALL COSTS. • Tree number 4783 is in poor condition and may not be counted towards mitigation. • Tree number 4784 is 22"at DBH, not 29.9" • Tree number 4787 is 25"at DBH, not 22" • Tree numbers 4766, 4767 and 4768 must protected as well even though they are on the property line. The overall condition of these trees is debatable as to how healthy they actually are. When the tree protection fencing is installed and the surrounding brush is removed I would like to be able to evaluate the trees' health. 2. ILLEGAL TREE REMOVAL 18.790.060.0.2 C. FINES 2. Payment of an additional civil penalty representing the estimated value of any unlawfully removed or damaged tree, as determined using the most current International Society of Arboriculture's Guide for Plant Appraisal. 3. TREE SPECIES SELECTION & PLANTING 18.745.030 C. INSTALLATION REQUIREMENTS. The installation of all landscaping shall be as follows: 1. All landscaping shall be installed according to accepted planting procedures. 2. The plant material shall be of high grade, and shall meet the size and grading standards of the American Standards for Nurberg Stock (ANSI Z-60, 1-1986, and any other future revisions); and 3. Landscaping shall be installed in accordance with the provisions of this title. G. CONDITIONS OF APPROVAL OF EXISTING VEGETATION. The review procedures and standards for required landscaping and screening shall be specified in the conditions of approval during development review and in no instance shall be less than that required for conventional development. NOTICE OF TYPE II DECISION SUB2003-00002NAR2003-00010NAR2003-00022-GREENSWARD PARK#3 SUB. PAGE 28 OF 30 • 2.1 . It is recommended that all tree planting follow the guidelines set forth by the International Society of Arboriculture's tree planting guidelines as well as the standards set forth in the American Institute of Architects' Architectural Graphic Standards, 10d1 edition. In the Architectural Graphic Standards there are guidelines for selecting and planting trees based on the soil volume and size at maturity. Additionally, there are directions for soil amendments and modifications. I recommend that these guidelines be followed and adhered to at all times. 2.2. In order to develop tree species diversity onsite it is recommended that the following guidelines be followed: • No more than 30% of any one family be planted onsite. • No more than 20% of any one genus be planted onsite. • No more than 10% of any one species be planted onsite. 2.3. I recommend that all of this information be included in the final plan's notes or drawings. SECTION VIII. AGENCY COMMENTS Washington County has reviewed the proposal and have no objections to it. Clean Water Services indicated that the applicants engineer shall verify that public storm and sanitary sewer is provided to the property in compliance with their standards. The applicant shall provide an on-site water quality facility, and obtain an erosion control plan. Tri-Met has reviewed the proposal and stated that they support the proposed street connectivity. Tualatin Valley Fire and Rescue staff provided the following comments: 1 . Public streets shall have a maximum grade of 15%. Private fire apparatus access roadway grades shall not exceed an average grade of 10% with a maximum grade of 15% for lengths of no more than 200 feet. Intersections and turnarounds shall be level (maximum 5%) with the exception of crowning for water run-off. (UFC Sec. 902.2.2.6) 2. The preliminary number and distribution of fire hydrants complies with Fire District requirements. 3. Fire hydrant locations shall be identified by the installation of reflective markers. The markers shall be blue. They shall be located adjacent and to the side of the centerline of the access roadway that the fire hydrant is located on. In case that there is no center line, then assume a centerline, and place the reflectors accordingly. (UFC Sec. 901.4.3) 4. The minimum available fire flow for single family dwellings and duplexes shall be 1 ,000 gallons per minute. Prior to the issuance of building permits, fire flow documentation shall be provided. If the structure(s) is (are) 3,600 square feet or larger, the required fire flow shall be determined according to UFC Appendix Table A-III-A-1 . (UFC Appendix III- A, Sec. 5) 5. Approved fire apparatus access roadways and firefighting water supplies shall be installed and operational prior to stockpiling combustibles on-site or the commencement of combustible construction. (UFC Sec. 8704) SECTION IX. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X_ The applicant and owners X Owners of record within the required distance X Affected government agencies NOTICE OF TYPE II DECISION SUB2003-00002NAR2003-00010NAR2003-00022-GREENSWARD PARK#3 SUB. PAGE 29 OF 30 Final Decision: THIS DECISION IS FINAL ON MAY 29, 2003, AND BECOMES EFFECTIVE ON JUNE 13, 2003 UNLESS AN APPEAL IS FILED. Appeal Tcision of the Director (Type II Procedure) or Review Authority (Type II Administrative Appeal or Type III Procedure) is final for purposes of appeal 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 the 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. I' THE DEADLINE FOR FILING AN APPEAL IS AT 5:00 PM ON JUNE 12, 2003. 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. --74‘ 6,_,S4// ,/77-- ,,Le , . May 29, 2003 Mathew Sch6ide PREPARED, Y: M at gg er DATE Assistant Planner / f .J■ • Ij� May 29, 2003 APP-OVED BY: Richard Bewersd."' DATE Planning Manager NOTICE OF TYPE II DECISION SUB2003-00002NAR2003-00010NAR2003-00022-GREENSWARD PARK#3 SUB. PAGE 30 OF 30 am.. I I 1/________ CITY of TIGARD GEOGRAPHIC INFORMATION SYSTEM \ _ J I— T VICINITY MAP SUB2003-00002 VAR2003-00010 - - / VAR2003-00022 0 I1III�I GREENSWARD PARK DONALD STREET NO. 3 SUBDIVISION MC t_____:I. - . , 1111■11110� mai 1 ROSE CT `k� pt 1111111■ ��.. Q ` 4� II r Y•RS FR • r ` ` m DRIVE ft 1. _� .. .0,' --s r- m ill1 - o' yi . ,, 10 ,, --- sw MOUNIA0( all z 1 w T�, Q tit a 1111 II ocillid 'r_T-_;Liwiii<711111P., - ' - IS Ilipirill A9�Gf eENO FO. .. �'i- kJ-N._ , ) J� \ I .0 q1 ti p ~ LI ' TERR -$ a~G, I Tigard Area Map ✓-L ,A N • Pi- v i° ,? N Il F7�T m °p ' I I I 1 I I 11 INE ST ,-- o 200 400 600 Feet ilk Per EBR•a:— ;1. !o . NIRO 1"=404 feet o, , 8 R D Q It W / ,was ` _.� Iii Q ,- o ro 9� , City of Tigard �� NI N� •" • IVO Information on this map is for general location only and O) PINEBROOK F should be verified with the Development Services Division, l lar,SW OR 9 Hall f1l r Tigard,OR 97223 1 ` \ r r .. I i (503)639-4171 http://www.ci.tigard.or.us Community Development Plot date:Mar 28,2003;C:lmagic\MAGIC03.APR 1 . a Al' Iti,, I I 1 e tA IMO 1 t,A,OM I la.MUM warlIMIC TA"Os 7/I Mt TA ul• I ..., -I I_ L 1 11 1 , , • I I I L J . ,..-_-'-' ,. -1- -t- I-- J L __ -L. sw mcDoNALD sTREET Z , 1 0 ••— i 1 i ' ,' , _1 i I K:PA2517.0 r'.."'•-, ' 1 ' y.',:',4 ■--, 1 I' . . 1 ! Ft; .. 1 . ...... i 0 • ,. (1)IIIK.1,4 23 =-• ...1 22 11..`.=21• ,t•■••••-': •1 ,-,' 2 i ' ;XII st .. 11 Lio.-,' -- iii 1 :25,,,:2, : 7.8•51, " 7,101• 1 : r i __ I-j-1 I . • '.^ t 1_, w„.... ,,.-- L -,-- .., --,.--, ,,, Imo .t[:. ———-1------1--r-7 '4 xr- . , I, 17W 11111111.1.Pa ' II attlIr 0 1 1 rE. _ _„.._ _. , _-4,---'- I ;:- 1 ' WW1 rsw 1.___11 • 1_ I. r I. • 1 I 7 3 —-.11 . .711- I ' ,10 i 1;! .: 1 0 •ir— ? ...',..A.T- ' ALL Akcir51 -; ; I ,„ , . twinecqfpga 1 .-:, 1 Z , .,,_•---C, 4 ... 4,47,.. , r 25 - 24 :-' A 1%: • , • I i 4 . Z .—.....,._,s2—. .,, -, 19 . , ,.r I ,3a. 1,1 We ow;IFNI; ''':'.. ..,c.,., _ 7.6011• ' ;. ...1. ; Zl_____1 f 111•WEIJO 1 I 11 I` I - -- --,--- -- ---- --71 i.I 1;4 4 .,,,,-,•..................-----,,,--4-1= 142D" .0.1 Mal.17..4:7 ---•----- -3.-1,1t1 =•MIMI nom)[SW .4I 1•T' Am L --.1 NM USW.1 : t 18 I , 1. ; ;MM.[o -I 0... v....., ; 2 I ta M t 1 , MOP 2511,1/* ' 1 I ,I I . 0,-3 2 6 5 ® ts. 1 3 , 1 i COM• 1 7 1 3 -1. 7 re 7011S, 2 7.7sir 11 .. ' 3 0"' . ! 3 L!, .C1, : 1 1._ 1" /0• In • • 1/ !' 'I I, i' : ; 0 8 r 1 16 I .,_ WO W . - 0 .. ; i It • "' ....,"„1. I- , . 4 ,.• 9 . 7 WO sr . LL •__ _ _1____ __H ir- 1 .,.. 15 ' / 4 , N iII 7671• 1,...-.7 ..-------.r---. - 0 . .4' _ 11,1 I LI— 1 I ..r4:-...... ,s „r„,,,,,i,„itt,r... -. '„:.,,... , , +E 1.----;-- I. LJ' ■ ' 1 ri -- 161.'W4 I ■ L--; b •••15111A4 , .. g,.. ._.. r • -....■■1 j.., 14 il..S07 Se 1.3 F 12 •,'" 11 •11 10 - .791 4 70.D SF ' BS.4 8600 Sr ° 4 011MIMMI MI 30 500.1 1,50• ISO 1. ,,.„:_, _i_____.11,,..., : , A_ 1 ___ _ ., .- „- 1 -1 ---r- _i_-___i____I______:„ I ...... 1 1 I 1 IA MO I I F---, I , r I I L 1 ,„Mae I rA..... I I -C id I --, 44 4,•• 5-C 1.-I I ! :1 ....T-—11 r--—1 --- I ———— 1 smoiswiiin_pAat CO Z — > I - ' I -------1 , I, - - - I ) 6 4 . < I L________ I SY 21, _ SW GREENSWARD LANE ----1 1— ( • I .. .. — „....__ \ ' IA DXF• I I I 1 . ... ' C I NY OF TIGARD f SUB2003-00002/VAR2003-00010/VAR2003-00022 SITE r.a..."NI GREENSWARD PARK NO. 3 SUBDIVISION (Map is not to scale) N Colton Fettig Company EXHIBIT Attn: Graham Colton SUB2003-00002 2245 SW Canyon Road GREENSWARD PARK NO. 3 SUBDIVISION Portland, OR 97201 Harris-McMonagle Associates, Inc. Eric and Charlotte Woodward Attn: Jay Harris 9055 SW Mountain View Lane 12555 SW Hall Boulevard Tigard, OR 97224 Tigard, OR 97223-6287 2S111AA-01000 Holland, Ronald J. & Kathleen E Jane A. Smith 8910 SW McDonald Street 9200 SW Elrose Court Tigard, OR 97224 Tigard, OR 97224 Holland, Ronald J., Kathleen E. & Alborada Carr #2 Km 8 6 Bayamon PR 00959 2S1 11 AA-01100 McCoy, Thomasina M. & Neal James & Nodlund Estrellita G. 65477 Mcdermott Road Deer Island, OR 97054 McCoy, Thomasina M. & Neal James & Nodland Estrellita G. 34161 Mccoy Estates Drive Warren, OR 97053 2S 111 AB-00100 & 101 Lee, David D. & Sandra K. 7104 SW Florence Lane Portland, OR 97223 2S1 11 AB-00200 O'Keefe, Lisa J. & John P. 9030 SW McDonald Street Tigard, OR 97224 Matt and Jean Ratalsky 8985 SW McDonald Street Tigard, OR 97224 Leslie and Lola Williams 9195 SW Elrose Court Tigard, OR 97224 44 AFFIDAVIT OF MAILING CITY OF TIGARD Community Development 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: {Chunk Appropriate Bons)Below) © NOTICE OF DECISION FOR: SUB2003-00002/VAR2003-00010/VAR2003-00022 — GREENSWARD PARK #3 SUBDIVISION ❑ AMENDED NOTICE (File No./Name Reference) ® City of Tigard Planning Director A copy of the said notice being hereto attached, marked Exhibit"A", and by reference made a part hereof, was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit"B", and by reference made a part hereof, on May 29,2003, and deposited in the United States Mail on May 29,2003, postage prepaid. - C. wAs■ (Person tha "'re'r"d Noti e) / STATE OAF OGON ) County of Washington )ss. City of tgard ) Subscribed and sworn/affirmed before me on the / ✓ day of , 2003. 6 OFFICIAL SEAL I , /� , r "� J BENGTSON 1 ,: NOTARY PUBLIC-OREGON NOM'Y PUBLI 0 OREGON COMMISSION NO.368086 ( MY COMMISSION EXPIRES APR.27,2007 i My Commission Expires: ,?-7/i 7 EXHIBIT___ NOTICE OF TYPE II DECISION GREENSWARD PARK #3 SUBDIVISION CITY OF TIGARD SUBDIVISION (SUB) 2003-00002 Community Development ADJUSTMENT (VAR) 2003-00010 Sfuqnng. (Better Community ADJUSTMENT (VAR) 2003-00022 (Includes a 7-day extension) 120 DAYS = 8/2/2003 SECTION I. APPLICATION SUMMARY FILE NAME: GREENSWARD PARK #3 SUBDIVISION CASE NOS.: Subdivision (SUB) Type II SUB2003-00002 Adjustment (VAR) Type II VAR2003-00010 Adjustment (VAR) Type II VAR2003-00022 REQUEST: The applicant is requesting approval to subdivide a 5.88-acre parcel into 27 single- family residential lots within the City of Tigard. The applicant is also requesting approval of two Adjustments to the required fire apparatus turn-around and minimum driveway setbacks from collector or arterial street intersections. APPLICANT/ Colton Fettig Company APPLICANT'S Harris-McMonagle Assoc., Inc. OWNER: Attn: Graham Colton REP. : Attn: Jay Harris 2245 SW Canyon Road 12555 SW Hall Boulevard Portland, OR 97201 Tigard, OR 97223-6287 COMPREHENSIVE PLAN DESIGNATION: Low-Density Residential. ZONING DESIGNATION: R-4.5: The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. LOCATION: 8910, 8940, (no site address), 8990 and 9030 SW McDonald Street; Washington County Tax Assessor's Map No. 2S111AA, Tax lots 1000 and 1100; and 2S111AB, Tax Lots 100, 101, and 200. The subject parcels are located on the south side of SW McDonald Street, between SW Hall Boulevard and SW 93rd Avenue. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370, 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.780, 18.790, 18.795, and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED subject to certain conditions, the request for Subdivision and Adjustment approvals. 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 (250 per page, or the current rate charged for copies at the time of the request. SECTION III. PROCEDURE AND APPEAL INFORMATION Notice: Notice mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies • Final Decision: THIS DECISION IS FINAL ON MAY 29, 2003 AND BECOMES EFFECTIVE ON JUNE 13, 2003 UNLESS AN APPEAL IS FILED. Appeal The Director's Decision is final on the date that it is mailed. All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision as provided in Section 18.390.040.G.1 may appeal this decision in accordance with Section 18.390.040.G.2 of the Tigard Community Development Code 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 JUNE 12, 2003. I Questions: For further information please contact the Planning Division Staff Planner, Mathew Scheidegger at (503) 639-4171, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. , Z_______- \ VICINITY MAP SUB2003-00002 VAR2003-00010 • .' _�� VAR2003 00022 1l��Fr.�� GREENSWARD PARK■ -- , 1Il•i('Ijl� NO. 3 SUBDIVISION — 1111.„. i-trilli le in ' , 1,- ,____ ..,„„.... .km utile Minh - . III. � ..�w° 111111 : riiri 1ILiu',i MM.-�•1' �M ! ��! 7 '1u ::- I I mom:; Ia./A IIIIII -- ; 1 E�II. 11-1116.215 III . I I �l T _ ■■ ••iu.►� - or o ! ■�i .w. run a U■ !i'i =iI't 141.1 / --::.^. .= 1 !!!W P 'U dA i �I• i...,..�.747.. 1 L___-_, L i 1 1 `- , -'L e L -- - r— VI w0olwn snRC- -L _ TIP T----L �'. ��f', Z 1I'Yg I �. CI CL 0 1r_ U --i 1,414714n } T --�- 1 3 1 i j i e{ - ;I ._ 1 1 I ,, y9/1 GREDIENAIRD UWE I- CITYOF TIGARD 1 SUB2003-00002IYAR2003-00010/YAR2003-00022 SOTE Pura GREENSWARD PARK NO.3 SUBDIVISION (Map is nnl In cr:,h) N • 2S111AA-00500 2S102DC-01500 EXHIBIT `? ANDERSON RICK L&JANICE R CALDWELL KIMBERLY D 15428 SW PEACHTREE DR PO BOX 1756 TIGARD,OR 97224 HILLSBORO,OR 97123 23111AB-01201 2S111AB-02300 ANDRADE JORGE SR& CAUFIELD LARRY L&JUDITH M ANDRADE BALDEMAR& 9145 SW MTN VIEW LN ANDRADE JORGE JR/ANDRADE GRISELDA TIGARD,OR 97224 9225 SW ELROSE CT TIGARD,OR 97224 2S1 11 AB-03602 2S 102DC-01603 BARRON SUSAN L CLARK PAUL E BETTY J 9150 SW MTN VIEW LN 9160 SW EDGE WOOD TIGARD,OR 97224 TIGARD,OR 97223 2S1 11 AB-01700 2S 102DC-02400 BEARD JOHN D&LYNN C CO-TRS CRANE TERRY E& 9230 SW ELROSE CT WILLODEAN TIGARD,OR 97224 9155 SW MC DONALD TIGARD,OR 97224 2S111AA-05500 2 111AB-01500 BEARDEN DAVID T& CR• EN RIC. -'D EARL& CROFT ERIN MARY 8849 SW GREENSWARD 188. S FOR GROVE LOOP TIGARD,OR 97224 4'EGON CITY,OR 97045 2S111AA-06700 23111AB-00401 BELDING STEPHAN P&JENNIFER M CRAVEN RICHARD EARL&MARY NAN 14340 SW 90TH AVE 18867 S FOREST GROVE LP TIGARD,OR 97223 OREGON CITY,OR 97045 2S111AA-00700 2S102DD-00813 BIGGS PATRICIA N& CURTIS DAVID L&CONSTANCE G TR ARTHUR V TRUSTEES 14610 SW HAWK RIDGE RD 14250 SW 88TH AVE TIGARD,OR 97224 TIGARD,OR 97224 2S 102D D-00800 2S 102DD-00812 BOZICH DANIEL L JR& CU S ID L&CONSTANCE G TR LAURILA LINDSEY I 146 HAWK RIDGE RD 8685 SW MCDONALD ARD,0 7224 TIGARD,OR 97224 2S111AA-01400 2S111AA-06100 BUTTERFIELD IRMA D/MARK J& CVETIC FRANK J&ELIZABETH I BUTTERFIELD CHARLES T JR TRS 14321 SW 90TH AVE 8770 SW MTN VIEW LN TIGARD,OR 97224 TIGARD,OR 97224 S111AA-0/500 2S111AB-04500 B ERFIELD IR',• D/MARK J& DAQUILANTE CHARYL BUTTE' : CHARLES T JR TRS PO BOX 82745 8770 - M EW LN PORTLAND,OR 97282 T ARD,OR 97224 2S111AB-00400 2S111AB-00201 DEBRUYN PAUL&GRACE GODFREY HAROLD M TRUSTEE 9100 SW MCDONALD ST GODFREY LESTA D TRUSTEE TIGARD,OR 97224 9033 SW MTN VIEW LN TIGARD,OR 97224 2S111AA-05300 2S111AA-06200 DODSON CAREY ROBIN GROVER JOHN J&CARIN S 14336 SW 88TH AVE 14339 SW 90TH AVE TIGARD,OR 97224 TIGARD,OR 97224 2S111AA-03000 2S111AA-00401 ESPINOZA HUGO E HALL BOULEVARD BAPTIST 8660 SW GREENSWARD LN CHURCH TIGARD,OR 97224 PO BOX 230130 TIGARD,OR 97223 2S111AA-05600 2S111AA-01000 FERGUSSON THOMAS&LYNNETTE M HOLLAND RONALD J&KATHLEEN E 8873 SW GREENSWARD LN 8910 SW MCDONALD ST TIGARD,OR 97224 TIGARD,OR 97224 2S111AB-02100 2S111AB-04200 FINCK WILLIAM R MARILYN HOWARD GLENN A&PAULA M 9235 SW MTN VIEW LN 14400 SW 92ND AVE TIGARD,OR 97223 TIGARD,OR 97223 2S111AA-07300 2S1020C-01400 FINKLEA BENJAMIN F&ERIN M HURLBUTT WILLIAM M&CHRISTINE 14399 SW 88TH AVE 8990 SW EDGEWOOD ST TIGARD,OR 97224 TIGARD,OR 97223 2S111AA-05200 2S111AB-04000 FINTEL CURT N& HURT JOHN J&PAMELA S HETLAND KRISTIN L 9105 SW VIEW TERR 14368 SW 88TH AVE PORTLAND,OR 97224 TIGARD,OR 97224 2S102DC-01302 2S111AB-03601 FOOR SHIRLEY JOANNE JOHNSON HELEN M 8895 SW MCDONALD ST 9190 SW MOUNTAIN VIEW LN TIGARD,OR 97223 TIGARD,OR 97224 2S 102DC-01300 2S1 11 AA-00800 GARIBALDI ALBERT R&PATRICIA S KAISER BRUCE A 8920 SW EDGEWOOD ST EVELYN ANN TIGARD,OR 97223 8860 SW MCDONALD TIGARD,OR 97223 2S102DC-01601 2S111AA-00900 GILCHRIST EARL J NONA KA R BRU E A AND 9100 SW EDGEWOOD ST EVELY N TIGARD,OR 97223 8861 M IONALD GARD,OR 9 23 • 2S 102DD-00811 2S1 11 AB-02200 KERR GLORIA TRUSTEE LINDSAY ROY L&CHARMAINE C TR 11615 SW CLOUD CT 9185 SW MTN VIEW LN TIGARD,OR 97224 TIGARD,OR 97223 2S102DD-00810 2S 102DC-01303 KERR LIVING TRUST LUNG DAVID W BY J RICHARD&GLORIA KERR TRS 8855 SW MCDONALD ST 11615 SW CLOUD CT TIGARD,OR 97223 TIGARD,OR 97224 2S1 11 AA-06500 2S 102DC-01304 KETO ROY&JILL MABRAY LARRY G AND DIANA L 14374 SW 90TH AVE 8890 SW EDGEWOOD ST TIGARD, OR 97224 TIGARD,OR 97223 2S111AB-04300 2S111AA-05900 KIRBY EDWARD B MADISON JEFFREY A&SUSAN M 9085 SW INEZ ST 8987 SW GREENSWARD LN TIGARD,OR 97224 TIGARD,OR 97224 2S1 11 AB-03700 2S1 11 AB-00501 KRAUSE JOHN E/SUSAN C MAGLALANG JOSEPH V&FORTUNATA c/o MELLAND ORVILLE/LOIS 1396 SE 65TH 9120 SW MTN VIEW LANE HILLSBORO,OR 97123 TIGARD,OR 97224 2S1 11 AA-06800 2S 102DD-00804 KRUCKENBERG RANDAHL M&HOPE E MARKS GARY L AND KELLY L 8922 SW GREENSWARD LN 8815 SW MCDONALD ST TIGARD,OR 97223 TIGARD,OR 97224 2S1 11 AB-00101 2S 102DC-02300 LEE DAVID D&SANDRA K MAWHIRTER ARLIE L&IRENE TRS 7104 SW FLORENCE LN 13960 SW 100TH AVE PORTLAND,OR 97223 TIGARD,OR 97223 - 111AB-00100 2S111AA-01100 LE !•VID : SANDRA K MCCOY THOMASINA M& 7104 -•RENCE LN NEAL JAMES& •S'TLAND,O' 97223 NODLUND ESTRELLITA G 34161 MCCOY ESTATES DR WARREN,OR 97053 2S111AA-02900 2S102DD-00903 LEE GARY AND GENEVIEVE L MCELEVEY MICHAEL J AND 8650 SW GREENSWARD LANE ROSS CATHY TIGARD,OR 97223 8880 SW EDGEWOOD TIGARD,OR 97223 2 S 102D C-01301 2S11 1 AA-07200 LEHR RONALD D&DONA K MCNATT JILL D&STANLY B 8935 SW MCDONALD 14377 SW 88TH AVE TIGARD,OR 97224 TIGARD,OR 97224 2S111AB-03701 2S111AB-00403 MELLAND ORVILLE E AND LOIS M PETRIN JEROME ALEX& 9120 SW MTN VIEW LN BARBARA ANN TIGARD,OR 97224 9105 SW MTN VIEW LN TIGARD,OR 97224 2S 102DC-01402 2S 102DC-02500 MILLER DANIEL W&KRISTIN D RATALSKY MATTHEW A&JEAN S 8940 SW EDGEWOOD ST 8985 SW MCDONALD ST TIGARD,OR 97223 TIGARD,OR 97224 2S111 AA-06900 2S111AA-00300 MORGAN KEITH R&SUSAN L ROBINSON DOUGLAS A& 8890 SW GREENSWARD LN O'CONNELL KATHLEEN C TIGARD,OR 97224 14085 SW HALL BLVD TIGARD,OR 97224 2S111AA-05400 2S111AA-05100 MOUZAKIS TIMOTHY P&LAUREL C ROBINSON JEFFREY M&LYDIA C 8817 SW GREENSWARD LN 14392 SW 88TH AVE TIGARD,OR 97224 TIGARD,OR 97224 2S111AB-00800 2S111AB-00500 OGBURN HELENE N RYDER THOMAS M 14080 SW 93RD AVE 9150 SW MCDONALD TIGARD,OR 97224 TIGARD,OR 97224 2S 11AB-00700 2S111AA-01700 OGBb'N NE N SANG JAMES&TRUDI CLEVELAND 14081 :n • RD AVE 14425 SW 87TH CT T1'ARD,OR 9 • TIGARD,OR 97224 2S111AB-00200 2S111AB-04100 O'KEEFE LISA J &JOHN P SARI CAROL A LIVING TRUST 9030 SW MCDONALD ST BY CAROL A SARI TR TIGARD,OR 97224 14370 SW 92ND TIGARD,OR 97224 2S111AA-06000 2S111AA-06400 ORCHARD SHAUN F&SHELLY SCHAFFER MARK B&CYNTHIA S 14315 SW 90TH AVE 14381 SW 90TH AVE TIGARD,OR 97224 TIGARD,OR 97224 2S 111 AA-07000 2S 111 AA-06600 OUK THOM& SCHWEITZ JOSEPH E&LOUISE A IM CHENDA 14352 SW 90TH AVE 8854 SW GREENSWARD LN TIGARD,OR 97224 TIGARD,OR 97223 2S102DC-01501 2S111AA-00600 PALMER COLIN&MARCIA R SENKEL DONALD CARL 9070 SW EDGEWOOD 21080 SW KRUGER RD TIGARD,OR 97224 SHERWOOD,OR 97140 2S 111 AA-07100 2S 111 AB-00302 SLAYTER GLEN W&ANN M WA MI 'AEL E KATHY E 14341 SW 88TH AVE 9080 DONALD ST TIGARD,OR 97224 =•RD,OR 97 23 2S1 11 AB-01600 2S1 11 AB-03702 SMITH JANE A TRUSTEE WEISHEIT HENRY B AND 9200 SW ELROSE CT BARTOLEMEA TIGARD,OR 97223 9080 SW MTN VIEW LN TIGARD,OR 97224 2S 102D D-00805 2S1 11 AA-05700 SNOW GEORGE T AND WEISS JEFF S& DOROTHY JEAN LANGE NANCY L 8775 SW MCDONALD 8901 SW GREENSWARD LN TIGARD,OR 97224 TIGARD,OR 97224 2S1 11 AB-03900 2S1 11 AA-03200 STAMETS DAVID T AND WESTFALL K MONICA L 8645 SW GREENSWARD LN 9155 SW VIEW TERRACE TIGARD,OR 97224 TIGARD,OR 97224 2S 111 AB-01400 2S 111 AA-01600 STEINER JOINT LIVING TRUST WHITCOMB LADD&EMMA BY STEINER ALBERT M/LYNDA K TRS 14435 SW 87TH CT 9165 SW ELROSE TIGARD,OR 97224 TIGARD,OR 97223 2S 111 AB-00402 2S1 11 AA-05800 S ER JOINT IVING TRUST WHITE STEVEN M&JANICE R BY ST •LBERT M/LYNDA K TRS 8945 SW GREENSWARD LN 9165 EL'•SE TIGARD,OR 97223 T ►•RD,OR 97223 2S111AA-07400 2S111AB-01300 TD Y OF WILLIAMS FAMILY TRUST 1312 HALL BY WILLIAMS LESLIE P&LOLA L RD, 97223 9195 SW ELROSE CT TIGARD,OR 97224 2S 111 AA-03101 2S 111 AA-06300 VANARCKEN MARCUS C J AND WILSON JAMES R&CHRISTINE R SANDRA 14357 SW 90TH AVE 8665 SW GREENSWARD LANE TIGARD,OR 97224 TIGARD,OR 97224 2S 102D C-02501 2S1 11 AB-00301 VENZKE THOMAS& WOODWARD ERIC E&CHARLOTTE M BRYANT REBECCA 9055 SW MOUNTAIN VIEW LN 8989 SW MCDONALD ST TIGARD,OR 97224 TIGARD,OR 97223 2S1 11 AB-00300 2S1 11 AB-03800 WALSH MICHAEL E KATHY E ZADOW CLIFFORD T AND RUTH W 9080 SW MCDONALD ST 9205 SW VIEW TERRACE TIGARD,OR 97223 TIGARD,OR 97224 i Jack Biethan Josh Thomas 11023 SW Summerfield Drive, #4 10395 SW Bonanza Tigard, OR 97224 Tigard, OR 97224 Kristen Miller 8940 SW Edgewood Street Tigard, OR 97223 Paul Owen 10335 SW Highland Drive Tigard, OR 97224 Louise Fronville 15760 SW Oak Meadow Lane Tigard, OR 97224 Tim Esau PO Box 230695 Tigard, OR 97281 Nathan and Ann Murdock PO Box 231265 Tigard, OR 97281 Ross Sundberg 16382 SW 104th Avenue Tigard, OR 97224 Brian Wegener 9830 SW Kimberly Drive Tigard, OR 97224 J. Dyar 10430 SW Century Oak Drive Tigard, OR 97224 Rex Caffall 13205 SW Village Glenn Tigard, OR 97223 CITY OF TIGARD - SOUTH CIT SUBCOMMITTEE (pg. I of I) (i:\curpin\setup\labels\CIT South.doc) UPDATED: November 27, 2002 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 Nos.: SUB2003-00002NAR2003-00010NAR2003-00022 Land Use File Name: GREENSWARD PARK NO. 3 SUBDIVISION I, Mathew Scheidegger, Assistant Planner for the City of Tigard, do affirm that I posted notice of the land use proposal affecting the land located at (state the approximate location(s) IF no address(s) and/or tax lot(s) currently registered) .25J1/yam 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 4›.,--/ , 2003. = - Si• ature of • - Wh• • -rformed Posting (In the presence of the Notary) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETE/NOTARIZE) STATE OF OREGON ) County of Washington ) ss. Subscribed and sworn/affirmed before me on the '7 1711day of •....44Q/1,t� , 2003. •:- OFFICIAL SEAL .^ ,/ , • cAmERINE o wi TLEY Vt06/41A:01.t N w�NOTARY PU�BLC O�ON di/ COMMISSION NO.322903 ARY PUBLIC OF OREGON IiIY COMMISSION EXPIRES INKYIQ,2COS My Commission Expires: h:\login\patty\masters\affidavit of posting for staff to post a site.doc GREENSWARD PARK NO. 3 3 SUBDIVISION SUBDIVISION (SUB) 2003-00002/ADJUSTMENTS (VAR) 2003-00010 & 22 REQUEST: The applicant is requesting approval of a 27-lot Subdivision on a 5.88 acre site comprised of five (5) tax lots. Two (2) development adjustments have also been requested to the required fire apparatus turn-around and minimum 'riveway setbacks from collector or arterial street intersections. LOCATION : 8910, 8940, (no site address), 8990 and 9030 SW McDonald Street; Washington County Tax Assessor's Map No. 2S111AA, Tax Lots 1000 and 1100; and 2S111 AB, Tax Lots 100, 101 , and 200. The subject parcels are located on the south side of SW McDonald Street, between SW Hall Boulevard and SW 93rd Avenue. ZONE: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and .,istitutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370, 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.780, 18.790, 18.795 and 18.810. Farther information may be obtained from the Planning Division (staff contact: Mathew Scheidegger) at 13125 SW Hall Blvd., Tigard, Oregon 97223, or by calling 503-639-4171 . 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. 2S111AA-01000 HOLLAND RONALD J&KATHLEEN E 8910 SW MCDONALD ST TIGARD, OR 97224 2S1 1 1 AB-00100 LEE DAVID D&SANDRA K 7104 SW FLORENCE LN PORTLAND,OR 97223 2S111AB-00101 LEE DAVID D&SANDRA K 7104 SW FLORENCE LN PORTLAND,OR 97223 2S111AA-01100 MCCOY THOMASINA M& NEAL JAMES& NODLUND ESTRELLITA G 65477 MCDERMOTT RD DEER ISLAND,OR 97054 2S111AB-00200 O'KEEFE LISA J &JOHN P 9030 SW MCDONALD ST TIGARD, OR 97224 AFFIDAVIT OF MAILING 44 CITY OF TIOARD Community(Development Shaping (Better Community 1, Patricia L. Lunssford, 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 Appropnale Bon(s)Below} E3 NOTICE OF PENDING LAND USE APPLICATION FOR: SUB2003-00002/VAR2003-00010/VAR2003-00022 — GREENSWARD PARK NO.3 SUB. ❑ AMENDED NOTICE (File No/Name Reference) Z City of Tigard Planning Director A copy of the said notice being hereto attached, marked Exhibit"IV',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 April 1,2003, and deposited in the United States Mail on April 1,2003, postage prepaid. I A'.1 _Arwrillia � avid . Zr7 . (Person tha 'r tT d Noti e)) ' / STATE. OE o cgtEGON ) County of Was ington )ss. City of Tigard- ) 47I-Y Subscribed and sworn/affirmed before me on the 0(5 day of , 2003. , OFFICIAL SEAL •w � DIANE M JELDERKS "\. •<,""< NOTARY PUBLIC-OREGON "' COMMISSION NO.326578 MY COMMISSION EXPIRES SEPT.07,2003 4 ' My Commission Expires: / NOTICE TO MORTGAGEE, LIENHOLDER,VENDOR OR SELLER: EXHIBIT A THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE,IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER. NOTICE OF PENDING LAND USE APPLICATION SUBDIVISION CITY OF TIGARD Community Devethpment ShapingA Better Community DATE OF NOTICE: April 1, 2003 FILE NUMBERS: SUBDIVISION (SUB) 2003-00002 ADJUSTMENT (VAR) 2003-00010 ADJUSTMENT (VAR) 2003-00022 FILE NAME: GREENSWARD PARK NO. 3 SUBDIVISION PROPOSAL: The applicant is requesting approval of a 27-lot Subdivision on a 5.88 acre site comprised of five (5) tax lots. Two (2) development adjustments have also been requested to the required fire apparatus turn-around and minimum driveway setbacks from collector or arterial street intersections. ZONE: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370, 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.780, 18.790, 18.795 and 18.810. LOCATION: 8910, 8940, (no site address), 8990 and 9030 SW McDonald Street; Washington County Tax Assessor's Map No. 2S111AA, Tax Lots 1000 and 1100; and 2S111AB, Tax Lots 100, 101, and 200. The subject parcels are located on the south side of SW McDonald Street, between SW Hall Boulevard and SW 93rd Avenue. 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 15, 2003. All comments should be directed to Mathew Scheidegger, Assistant 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. ALL COMMENTS MUST BE RECEIVED BY THE CITY OF TIGARD IN WRITING PRIOR TO 5:00 PM ON THE DATE SPECIFIED ABOVE IN ORDER FOR YOUR COMMENTS TO BE CONSIDERED IN THE DECISION-MAKING PROCESS THE CITY OF TIGARD APPRECIATES RECEIVING COMMENTS AND VALUES YOUR INPUT. COMMENTS WILL BE CONSIDERED AND ADDRESSED WITHIN THE NOTICE OF DECISION. A DECISION ON THIS ISSUE IS TENTATIVELY SCHEDULED FOR MAY 9, 2003. 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. Copies of these items may be obtained at a cost of $.25 per page or the current rate charged for this service. Questions regarding this application should be directed to the Planning Staff indicated on the first page of this Notice under the section titled "Your Right to Provide Written Comments." y ■■■■on-- No :.,.o ...AH': IAN— tli 1 VICINITY MAP VAR 11111111:11 2003-00000 VAR2003-00010 wimp■ ■ = . VAR2003 00022 1.111111. s Ir+I -\III GREENSWARD PARK ,,,,, ., 1MMinh mil a NO. 3 SUBDIVISION in II 111011111111- NN " Ira 11111541T1 In 1.1 illiair 01 EIS IMO.OHM • ' NN 1111111 ,:I■j$AMNION , . II&L w , r -,.,i,� 41 . .■■■• mIIIIIP MMIt in IH-.. I= a h _- Saw' m --�1■•1♦2 VIII j =/■■■■ 'ohm= — 's d I .ma 1.111111411 •1■■■■1■■ ■■■■■■.■ ■41� i.001 mhi■Im=omit ma ■ ■■■ soilmil■I :►I !'I1.►�►Ir. p"- .�� .... wm111 it:10.10,v.I a•4pg im MN MIME MO •NrApn rig • ■■■■■■■■i s■■■ii i'■ 2S111AA-00500 2S102DC-01500 ANDERSON RICK L&JANICE R CALDWELL KIMBERLY D 15428 SW PEACHTREE DR PO BOX 1756 EXHIBIT 5 TIGARD,OR 97224 HILLSBORO,OR 97123 2S111AB-01201 2S111AB-02300 ANDRADE JORGE SR& CAUFIELD LARRY L&JUDITH M ANDRADE BALDEMAR& 9145 SW MTN VIEW LN ANDRADE JORGE JR/ANDRADE GRISELDA TIGARD,OR 97224 9225 SW ELROSE CT TIGARD,OR 97224 2S 111 AB-03602 2S 102DC-01603 BARRON SUSAN L CLARK PAUL E BETTY J 9150 SW MTN VIEW LN 9160 SW EDGEWOOD TIGARD,OR 97224 TIGARD,OR 97223 2S1 11 AB-01700 2S 102D C-02400 BEARD JOHN D&LYNN C CO-TRS CRANE TERRY E& 9230 SW ELROSE CT WILLODEAN TIGARD,OR 97224 9155 SW MC DONALD TIGARD,OR 97224 2S 111 AA-05500 2 111 AB-01500 BEARDEN DAVID T& CR• EN RIC.-'D EARL& CROFT ERIN MARY 8849 SW GREENSWARD 188. S FOR ' GROVE LOOP TIGARD,OR 97224 EGON CITY,OR 97045 2S111AA-06700 2S111AB-00401 BELDING STEPHAN P&JENNIFER M CRAVEN RICHARD EARL&MARY NAN 14340 SW 90TH AVE 18867 S FOREST GROVE LP TIGARD,OR 97223 OREGON CITY,OR 97045 2S1 11 AA-00700 2S 102DD-00813 BIGGS PATRICIA N& CURTIS DAVID L&CONSTANCE G TR ARTHUR V TRUSTEES 14610 SW HAWK RIDGE RD 14250 SW 88TH AVE TIGARD,OR 97224 TIGARD,OR 97224 2S 102D D-00800 2S 102 D D-00812 BOZICH DANIEL L JR& CU S ID L&CONSTANCE G TR LAURILA LINDSEY I 146 HAWK RIDGE RD 8685 SW MCDONALD GARD,0 7224 TIGARD,OR 97224 2S 111 AA-01400 2S 111 AA-06100 BUTTERFIELD IRMA D/MARK J& CVETIC FRANK J&ELIZABETH I BUTTERFIELD CHARLES T JR TRS 14321 SW 90TH AVE 8770 SW MTN VIEW LN TIGARD,OR 97224 TIGARD,OR 97224 S111AA-07500 2S111AB-04500 B ERFIELD IR',• D/MARK J& DAQUILANTE CHARYL BUTTE' : CHARLES T JR TRS PO BOX 82745 8770 -•' M • EW LN PORTLAND,OR 97282 T ARD,OR 97224 • 2S 111 AB-00400 25111 AB-00201 DEBRUYN PAUL&GRACE GODFREY HAROLD M TRUSTEE 9100 SW MCDONALD ST GODFREY LESTA D TRUSTEE TIGARD,OR 97224 9033 SW MTN VIEW LN TIGARD,OR 97224 2S1 11 AA-05300 2S1 11 AA-06200 DODSON CAREY ROBIN GROVER JOHN J&CARIN S 14336 SW 88TH AVE 14339 SW 90TH AVE TIGARD,OR 97224 TIGARD,OR 97224 2S 111 AA-03000 2S1 11 AA-00401 ESPINOZA HUGO E HALL BOULEVARD BAPTIST 8660 SW GREENSWARD LN CHURCH TIGARD,OR 97224 PO BOX 230130 TIGARD,OR 97223 25111 AA-05600 2S111 AA-01000 FERGUSSON THOMAS&LYNNETTE M HOLLAND RONALD J&KATHLEEN E 8873 SW GREENSWARD LN 8910 SW MCDONALD ST TIGARD,OR 97224 TIGARD,OR 97224 25111 AB-02100 2S 111 AB-04200 FINCK WILLIAM R MARILYN HOWARD GLENN A&PAULA M 9235 SW MTN VIEW LN 14400 SW 92ND AVE TIGARD,OR 97223 TIGARD,OR 97223 2S 111 AA-07300 2S 102DC-01400 FINKLEA BENJAMIN F&ERIN M HURLBUTT WILLIAM M&CHRISTINE 14399 SW 88TH AVE 8990 SW EDGEWOOD ST TIGARD,OR 97224 TIGARD,OR 97223 2S 111 AA-05200 2S1 11 AB-04000 FINTEL CURT N& HURT JOHN J&PAMELA S HETLAND KRISTIN L 9105 SW VIEW TERR 14368 SW 88TH AVE PORTLAND,OR 97224 TIGARD,OR 97224 2S 102DC-01302 2S1 11 AB-03601 FOOR SHIRLEY JOANNE JOHNSON HELEN M 8895 SW MCDONALD ST 9190 SW MOUNTAIN VIEW LN TIGARD,OR 97223 TIGARD,OR 97224 2S 102D C-01300 2S 111 AA-00800 GARIBALDI ALBERT R&PATRICIA S KAISER BRUCE A 8920 SW EDGEWOOD ST EVELYN ANN TIGARD,OR 97223 8860 SW MCDONALD TIGARD,OR 97223 2S 102DC-01601 2S1 1 1 AA-00900 GILCHRIST EARL J NONA KA R BRU E A AND 9100 SW EDGEWOOD ST EVELY TIGARD,OR 97223 8861 : M •ONALD GARD,OR 9 23 2S 102DD-00811 2S1 11 AB-02200 KERR GLORIA TRUSTEE LINDSAY ROY L&CHARMAINE C TR 11615 SW CLOUD CT 9185 SW MTN VIEW LN TIGARD,OR 97224 TIGARD,OR 97223 2S 102D D-00810 2S 102D C-01303 KERR LIVING TRUST LUNG DAVID W BY J RICHARD&GLORIA KERR TRS 8855 SW MCDONALD ST 11615 SW CLOUD CT TIGARD,OR 97223 TIGARD,OR 97224 2S111AA-06500 2S102DC-01304 KETO ROY&JILL MABRAY LARRY G AND DIANA L 14374 SW 90TH AVE 8890 SW EDGEWOOD ST TIGARD,OR 97224 TIGARD,OR 97223 2S1 11 AB-04300 2S1 11 AA-05900 KIRBY EDWARD B MADISON JEFFREY A&SUSAN M 9085 SW INEZ ST 8987 SW GREENSWARD LN TIGARD,OR 97224 TIGARD,OR 97224 2S111AB-03700 2S111AB-00501 KRAUSE JOHN E/SUSAN C MAGLALANG JOSEPH V&FORTUNATA do MELLAND ORVILLE/LOIS 1396 SE 65TH 9120 SW MTN VIEW LANE HILLSBORO,OR 97123 TIGARD,OR 97224 23111AA-06800 2S102DD-00804 KRUCKENBERG RANDAHL M&HOPE E MARKS GARY L AND KELLY L 8922 SW GREENSWARD LN 8815 SW MCDONALD ST TIGARD,OR 97223 TIGARD,OR 97224 2S1 11 AB-00101 2S102DC-02300 LEE DAVID D&SANDRA K MAWHIRTER ARLIE L&IRENE TRS 7104 SW FLORENCE LN 13960 SW 100TH AVE PORTLAND,OR 97223 TIGARD,OR 97223 - 111AB-00100 2S111AA-01100 LE !'VID • : SANDRA K MCCOY THOMASINA M& 7104 •RENCE LN NEAL JAMES& •5'TLAND,O' 97223 NODLUND ESTRELLITA G 34161 MCCOY ESTATES DR WARREN,OR 97053 2S1 11 AA-02900 2S 102 DD-00903 LEE GARY AND GENEVIEVE L MCELEVEY MICHAEL J AND 8650 SW GREENSWARD LANE ROSS CATHY TIGARD,OR 97223 8880 SW EDGEWOOD TIGARD,OR 97223 25102DC-01301 2S111AA-07200 LEHR RONALD D&DONA K MCNATT JILL D&STANLY B 8935 SW MCDONALD 14377 SW 88TH AVE TIGARD,OR 97224 TIGARD,OR 97224 2S1 11 AB-03701 2S1 11 AB-00403 MELLAND ORVILLE E AND LOIS M PETRIN JEROME ALEX& 9120 SW MTN VIEW LN BARBARA ANN TIGARD, OR 97224 9105 SW MTN VIEW LN TIGARD,OR 97224 2S 102DC-01402 2S 102DC-02500 MILLER DANIEL W&KRISTIN D RATALSKY MATTHEW A&JEAN S 8940 SW EDGEWOOD ST 8985 SW MCDONALD ST TIGARD,OR 97223 TIGARD,OR 97224 2S111AA-06900 2S111AA-00300 MORGAN KEITH R&SUSAN L ROBINSON DOUGLAS A& 8890 SW GREENSWARD LN O'CONNELL KATHLEEN C TIGARD, OR 97224 14085 SW HALL BLVD TIGARD,OR 97224 2S 111 AA-05400 2S 111 AA-05100 MOUZAKIS TIMOTHY P&LAUREL C ROBINSON JEFFREY M&LYDIA C 8817 SW GREENSWARD LN 14392 SW 88TH AVE TIGARD,OR 97224 TIGARD,OR 97224 2S1 11 AB-00800 2S1 11 AB-00500 OGBURN HELENE N RYDER THOMAS M 14080 SW 93RD AVE 9150 SW MCDONALD TIGARD,OR 97224 TIGARD,OR 97224 2S 11AB-00700 2S111AA-01700 OGBb'N NE N SANG JAMES&TRUDI CLEVELAND 14081 :n • RD AVE 14425 SW 87TH CT T1'ARD,OR 9 • TIGARD,OR 97224 2S111AB-00200 2S111AB-04100 O'KEEFE LISA J&JOHN P SARI CAROL A LIVING TRUST 9030 SW MCDONALD ST BY CAROL A SARI TR TIGARD,OR 97224 14370 SW 92ND TIGARD,OR 97224 2S111AA-06000 2S111AA-06400 ORCHARD SHAUN F&SHELLY SCHAFFER MARK B&CYNTHIA S 14315 SW 90TH AVE 14381 SW 90TH AVE TIGARD, OR 97224 TIGARD,OR 97224 2S111AA-07000 2S111AA-06600 OUK THOM& SCHWEITZ JOSEPH E&LOUISE A IM CHENDA 14352 SW 90TH AVE 8854 SW GREENSWARD LN TIGARD,OR 97224 TIGARD,OR 97223 2S 102DC-01501 2S 111 AA-00600 PALMER COLIN&MARCIA R SENKEL DONALD CARL 9070 SW EDGEWOOD 21080 SW KRUGER RD TIGARD,OR 97224 SHERWOOD,OR 97140 2S1 11 AA-07100 2S1 11 AB-00302 SLAYTER GLEN W&ANN M WA MI 'AEL E KATHY E 14341 SW 88TH AVE 9080 • IONALD ST TIGARD,OR 97224 •RD,OR 97 23 2S 111 AB-01600 2S 111 AB-03702 SMITH JANE A TRUSTEE WEISHEIT HENRY B AND 9200 SW ELROSE CT BARTOLEMEA TIGARD,OR 97223 9080 SW MTN VIEW LN TIGARD,OR 97224 2S 102D D-00805 2S1 11 AA-05700 SNOW GEORGE T AND WEISS JEFF S& DOROTHY JEAN LANGE NANCY L 8775 SW MCDONALD 8901 SW GREENSWARD LN TIGARD,OR 97224 TIGARD,OR 97224 2S1 11 AB-03900 2311 1 AA-03200 STAMETS DAVID T AND WESTFALL K MONICA L 8645 SW GREENSWARD LN 9155 SW VIEW TERRACE TIGARD,OR 97224 TIGARD,OR 97224 2S 111 AB-01400 2S 111 AA-01600 STEINER JOINT LIVING TRUST WHITCOMB LADD&EMMA BY STEINER ALBERT M/LYNDA K TRS 14435 SW 87TH CT 9165 SW ELROSE TIGARD,OR 97224 TIGARD,OR 97223 2S1 11 AB-00402 23111 AA-05800 S - ER JOINT IVING TRUST WHITE STEVEN M&JANICE R BY ST r •LBERT M/LYNDA K TRS 8945 SW GREENSWARD LN 9165 • EL'•SE TIGARD,OR 97223 T •RD,OR 97223 2S 111 AA-07400 2S 111 AB-01300 T ' • -D OF WILLIAMS FAMILY TRUST 1312 HALL BY WILLIAMS LESLIE P&LOLA L ►.•RD, 0' 97223 9195 SW ELROSE CT TIGARD,OR 97224 2S 111 AA-03101 2S 111 AA-06300 VANARCKEN MARCUS C J AND WILSON JAMES R&CHRISTINE R SANDRA 14357 SW 90TH AVE 8665 SW GREENSWARD LANE TIGARD,OR 97224 TIGARD,OR 97224 2S 102D C-02501 2S1 11 AB-00301 VENZKE THOMAS& WOODWARD ERIC E&CHARLOTTE M BRYANT REBECCA 9055 SW MOUNTAIN VIEW LN 8989 SW MCDONALD ST TIGARD,OR 97224 TIGARD,OR 97223 2S 111 AB-00300 25111 AB-03800 WALSH MICHAEL E KATHY E ZADOW CLIFFORD T AND RUTH W 9080 SW MCDONALD ST 9205 SW VIEW TERRACE TIGARD,OR 97223 TIGARD,OR 97224 Colton Fettig Company Attn: Graham Colton SUB2003-00002 2245 SW Canyon Road GREENSWARD PARK NO. 3 SUBDIVISION Portland, OR 97201 Harris-McMonagle Associates, Inc. Attn: Jay Harris 12555 SW Hall Boulevard Tigard, OR 97223-6287 2S1 11 AA-01000 Holland, Ronald J., Kathleen E. & Alborada Carr #2 Km 8 6 Bayamon PR 00959 2S1 11 AA-01100 McCoy, Thomasina M. & Neal James & Nodland Estrellita G. 34161 Mccoy Estates Dr. Warren, OR 97053 Jack Biethan Josh Thomas 11023 SW Summerfield Drive, #4 10395 SW Bonanza Tigard, OR 97224 Tigard, OR 97224 Kristen Miller 8940 SW Edgewood Street Tigard, OR 97223 Paul Owen 10335 SW Highland Drive Tigard, OR 97224 Louise Fronville 15760 SW Oak Meadow Lane Tigard, OR 97224 Tim Esau PO Box 230695 Tigard, OR 97281 Nathan and Ann Murdock PO Box 231265 Tigard, OR 97281 Ross Sundberg 16382 SW 104th Avenue Tigard, OR 97224 Brian Wegener 9830 SW Kimberly Drive Tigard, OR 97224 J. Dyar 10430 SW Century Oak Drive Tigard, OR 97224 Rex Caffall 13205 SW Village Glenn Tigard, OR 97223 CITY OF TIGARD - SOUTH CIT SUBCOMMITTEE (pg. I of I) (i:\curpin\setup\Iabels\CIT South.doc) UPDATED: November 27, 2002 CITY of TIGARD .1=:—EDGE-IWOO. GEOGRAPHIC INFORMATION SYSTEM AREA NOTIFIED (500') nnaaw NAANRaI nw7EEEnss n110NMI NNNNMN ntN/IEOSs aIEIENME: nrnesaEa mamma n.NNN. FOR: Jay Harris 87 rt SW AI nwaEataa tslasurM CT RE: 2S I I I A A; 1000, 1100 NON a " � S� & 2S I 1 I AB, 100, 101, 200 ■ IMMIX . Ilrarig rFRLYN\\ RL IVM `�\\\ rO! Property owner information LC is valid for 3 months from N _ N,1...a.1 `\\\ nerN.w I the date printed on this map. nTIMSInN ,\\\ naaMEnss 1 ELROSE CT `\ IIII.t Lillikitu . ., ... � ` \ linMRNnB 1111011111/ I. • II \\\ AIINAEEIN OUNT4 0 \\\\ IHT a k.LN 11111111911 III . k \. 1 , i > . agg Q N t • L ,E TRR nnNN._=I m s mIa= w � a tsawwN g rumness nInOna CO ammo MO / 0 100 200 300 400 Feet 1 UM _______,,o, limmE/EN MI/11111 w_anaiREnN(n nnaiMNw ntlausTSN � nvMRNr 1'=30B feet n11aNEEN Z Q Z- U A ca < I t M n,11RNwN N it ,i I NEZ City of Tigard ....1111 11111 Information on tllis map is for general location Dory and IIMIIIE EIIWId be verified MTi the ORel97223 Services Division. 13125 SW Hall Blvd Tid,OR 97223 VAM!!I!LWJIIk (503)639-4171 htlp://wmacitigard.or.us Community Development Plot date:Jan 30,2003;C:Imagic MAGIC03.APR 2S1 11 AA-00500 2S 102D C-01500 ANDERSON RICK L&JANICE R CALDWELL KIMBERLY D 15428 SW PEACHTREE DR PO BOX 1756 TIGARD, OR 97224 HILLSBORO,OR 97123 2S111AB-01201 2S111AB-02300 ANDRADE JORGE SR& CAUFIELD LARRY L&JUDITH M ANDRADE BALDEMAR& 9145 SW MTN VIEW LN ANDRADE JORGE JR/ANDRADE GRISELDA TIGARD,OR 97224 9225 SW ELROSE CT TIGARD, OR 97224 2S 111 AB-03602 2S 102DC-01603 BARRON SUSAN L CLARK PAUL E BETTY J 9150 SW MTN VIEW LN 9160 SW EDGEWOOD TIGARD, OR 97224 TIGARD,OR 97223 2S111AB-01700 2S10200-02400 BEARD JOHN D&LYNN C CO-TRS CRANE TERRY E& 9230 SW ELROSE CT WILLODEAN TIGARD, OR 97224 9155 SW MC DONALD TIGARD,OR 97224 2S111AA-05500 2 111AB-01500 . BEARDEN DAVID T& CR• EN RIC. -'D EARL& CROFT ERIN MARY 8849 SW GREENSWARD 188• S FOR GROVE LOOP TIGARD, OR 97224 4'EGON CITY,OR 97045 2S111AA-06700 2S111AB-00401 BELDING STEPHAN P&JENNIFER M CRAVEN RICHARD EARL&MARY NAN 14340 SW 90TH AVE 18867 S FOREST GROVE LP TIGARD, OR 97223 OREGON CITY,OR 97045 2S11 1 AA-00700 2S 102DD-00813 BIGGS PATRICIA N & CURTIS DAVID L&CONSTANCE G TR ARTHUR V TRUSTEES 14610 SW HAWK RIDGE RD 14250 SW 88TH AVE TIGARD,OR 97224 TIGARD, OR 97224 2S 102D D-00800 2S 102D D-00812 BOZICH DANIEL L JR& CU S ID L&CONSTANCE G TR LAURILA LINDSEY I 146 HAWK RIDGE RD 8685 SW MCDONALD ARD,O 7224 TIGARD,OR 97224 2S111AA-01400 2S111AA-06100 BUTTERFIELD IRMA D/MARK J& CVETIC FRANK J&ELIZABETH I BUTTERFIELD CHARLES T JR TRS 14321 SW 90TH AVE 8770 SW MTN VIEW LN TIGARD,OR 97224 TIGARD, OR 97224 S111AA-07500 2S111AB-04500 B • ERFIELD IR0• D/MARK J& DAQUILANTE CHARYL BUTTE' i CHARLES T JR TRS PO BOX 82745 8770 . M • EW LN PORTLAND,OR 97282 T' ARD, OR 97224 2S111AB-00400 2S111AB-00201 DEBRUYN PAUL&GRACE GODFREY HAROLD M TRUSTEE 9100 SW MCDONALD ST GODFREY LESTA D TRUSTEE TIGARD, OR 97224 9033 SW MTN VIEW LN TIGARD,OR 97224 2S1 11 AA-05300 2S1 11 AA-06200 DODSON CAREY ROBIN GROVER JOHN J&CARIN S 14336 SW 88TH AVE 14339 SW 90TH AVE TIGARD, OR 97224 TIGARD,OR 97224 2S111AA-03000 2S111AA-00401 ESPINOZA HUGO E HALL BOULEVARD BAPTIST 8660 SW GREENSWARD LN CHURCH TIGARD,OR 97224 PO BOX 230130 TIGARD,OR 97223 2S111AA-05600 2S111AA-01000 FERGUSSON THOMAS&LYNNETTE M HOLLAND RONALD J&KATHLEEN E 8873 SW GREENSWARD LN 8910 SW MCDONALD ST TIGARD, OR 97224 TIGARD,OR 97224 2S 111 AB-02100 2S 111 AB-04200 FINCK WILLIAM R MARILYN HOWARD GLENN A&PAULA M 9235 SW MTN VIEW LN 14400 SW 92ND AVE TIGARD,OR 97223 TIGARD,OR 97223 2S111AA-07300 2S102DC-01400 FINKLEA BENJAMIN F&ERIN M HURLBUTT WILLIAM M&CHRISTINE 14399 SW 88TH AVE 8990 SW EDGEWOOD ST TIGARD,OR 97224 TIGARD,OR 97223 2S111AA-05200 2S111AB-04000 FINTEL CURT N& HURT JOHN J&PAMELA S HETLAND KRISTIN L 9105 SW VIEW TERR 14368 SW 88TH AVE PORTLAND,OR 97224 TIGARD,OR 97224 2S102DC-01302 2S111AB-03601 FOOR SHIRLEY JOANNE JOHNSON HELEN M 8895 SW MCDONALD ST 9190 SW MOUNTAIN VIEW LN TIGARD, OR 97223 TIGARD,OR 97224 2S102DC-01300 23111AA-00800 GARIBALDI ALBERT R&PATRICIA S KAISER BRUCE A 8920 SW EDGEWOOD ST EVELYN ANN TIGARD,OR 97223 8860 SW MCDONALD TIGARD,OR 97223 2S102DC-01601 2S111AA-00900 GILCHRIST EARL J NONA KA R BRU E A AND 9100 SW EDGEWOOD ST EVELY N TIGARD,OR 97223 8861 ; M IONALD GARD,OR 9 23 2S102DD-00811 2S111AB-02200 KERR GLORIA TRUSTEE LINDSAY ROY L&CHARMAINE C TR 11615 SW CLOUD CT 9185 SW MTN VIEW LN TIGARD, OR 97224 TIGARD,OR 97223 2S102DD-00810 2S102DC-01303 KERR LIVING TRUST LUNG DAVID W BY J RICHARD&GLORIA KERR TRS 8855 SW MCDONALD ST 11615 SW CLOUD CT TIGARD,OR 97223 TIGARD, OR 97224 2S1 11 AA-06500 2S 102DC-01304 KETO ROY&JILL MABRAY LARRY G AND DIANA L 14374 SW 90TH AVE 8890 SW EDGEWOOD ST TIGARD, OR 97224 TIGARD,OR 97223 2S111AB-04300 2S111AA-05900 KIRBY EDWARD B MADISON JEFFREY A&SUSAN M 9085 SW INEZ ST 8987 SW GREENSWARD LN TIGARD,OR 97224 TIGARD,OR 97224 2S111AB-03700 2S111AB-00501 KRAUSE JOHN E/SUSAN C MAGLALANG JOSEPH V& FORTUNATA do MELLAND ORVILLE/LOIS 1396 SE 65TH 9120 SW MTN VIEW LANE HILLSBORO,OR 97123 TIGARD,OR 97224 2S111AA-00800 2S102DD-00804 KRUCKENBERG RANDAHL M&HOPE E MARKS GARY L AND KELLY L 8922 SW GREENSWARD LN 8815 SW MCDONALD ST TIGARD, OR 97223 TIGARD,OR 97224 2S1 1 1 AB-00101 2S 102DC-02300 LEE DAVID D&SANDRA K MAWHIRTER ARLIE L& IRENE TRS 7104 SW FLORENCE LN 13960 SW 100TH AVE PORTLAND,OR 97223 TIGARD,OR 97223 111AB-00100 2S111AA-01100 LE VID SANDRA K MCCOY THOMASINA M& 7104 RENCE LN NEAL JAMES& TLAND,0 97223 NODLUND ESTRELLITA G 34161 MCCOY ESTATES DR WARREN,OR 97053 2S1 11 AA-02900 2S 102 DD-00903 LEE GARY AND GENEVIEVE L MCELEVEY MICHAEL J AND 8650 SW GREENSWARD LANE ROSS CATHY TIGARD,OR 97223 8880 SW EDGEWOOD TIGARD,OR 97223 2S102DC-01301 2S111AA-07200 LEHR RONALD D& DONA K MCNATT JILL D&STANLY B 8935 SW MCDONALD 14377 SW 88TH AVE TIGARD,OR 97224 TIGARD,OR 97224 2S111AB-03701 2S111AB-00403 MELLAND ORVILLE E AND LOIS M PETRIN JEROME ALEX& 9120 SW MTN VIEW LN BARBARA ANN TIGARD, OR 97224 9105 SW MTN VIEW LN TIGARD,OR 97224 2S 102D C-01402 2S 102DC-02500 MILLER DANIEL W&KRISTIN D RATALSKY MATTHEW A&JEAN S 8940 SW EDGEWOOD ST 8985 SW MCDONALD ST TIGARD, OR 97223 TIGARD,OR 97224 2S111A4-06900 2S111AA-00300 MORGAN KEITH R&SUSAN L ROBINSON DOUGLAS A& 8890 SW GREENSWARD LN O'CONNELL KATHLEEN C TIGARD, OR 97224 14085 SW HALL BLVD TIGARD,OR 97224 2S111AA-05400 2S111AA-05100 MOUZAKIS TIMOTHY P&LAUREL C ROBINSON JEFFREY M&LYDIA C 8817 SW GREENSWARD LN 14392 SW 88TH AVE TIGARD, OR 97224 TIGARD,OR 97224 2S111AB-00800 2S111AB-00500 OGBURN HELENE N RYDER THOMAS M 14080 SW 93RD AVE 9150 SW MCDONALD TIGARD,OR 97224 TIGARD,OR 97224 2S 11AB-00700 2S111AA-01700 OGBb'N NE N SANG JAMES&TRUDI CLEVELAND 14081 :n • RD AVE 14425 SW 87TH CT TJ'ARD,OR 9 • TIGARD,OR 97224 2S111AB-00200 2S111AB-04100 O'KEEFE LISA J&JOHN P SARI CAROL A LIVING TRUST 9030 SW MCDONALD ST BY CAROL A SARI TR TIGARD,OR 97224 14370 SW 92ND TIGARD,OR 97224 2S111AA-06000 2S111AA-06400 ORCHARD SHAUN F&SHELLY SCHAFFER MARK B&CYNTHIA S 14315 SW 90TH AVE 14381 SW 90TH AVE TIGARD, OR 97224 TIGARD,OR 97224 2S111AA-07000 2S111AA-06600 OUK THOM& SCHWEITZ JOSEPH E&LOUISE A IM CHENDA 14352 SW 90TH AVE 8854 SW GREENSWARD LN TIGARD,OR 97224 TIGARD,OR 97223 2S102DC-01501 2S111AA-00600 PALMER COLIN&MARCIA R SENKEL DONALD CARL 9070 SW EDGEWOOD 21080 SW KRUGER RD TIGARD,OR 97224 SHERWOOD,OR 97140 • 2S111AA-07100 25111AB-00302 SLAYTER GLEN W&ANN M WA MI 'AEL E KATHY E 14341 SW 88TH AVE 9080 • DONALD ST TIGARD,OR 97224 =•RD,OR 97 23 25111AB-01600 2S111AB-03702 SMITH JANE A TRUSTEE WEISHEIT HENRY B AND 9200 SW ELROSE CT BARTOLEMEA TIGARD,OR 97223 9080 SW MTN VIEW LN TIGARD,OR 97224 2S 102D D-00805 2S 111 AA-05700 SNOW GEORGE T AND WEISS JEFF S& DOROTHY JEAN LANGE NANCY L 8775 SW MCDONALD 8901 SW GREENSWARD LN TIGARD, OR 97224 TIGARD,OR 97224 25111AB-03900 23111AA-03200 STAMETS DAVID T AND WESTFALL K MONICA L 8645 SW GREENSWARD LN 9155 SW VIEW TERRACE TIGARD,OR 97224 TIGARD,OR 97224 2S111AB-01400 2S111AA-01600 STEINER JOINT LIVING TRUST WHITCOMB LADD&EMMA BY STEINER ALBERT M/LYNDA K TRS 14435 SW 87TH CT 9165 SW ELROSE TIGARD,OR 97224 TIGARD,OR 97223 2S111AB-00402 2S111AA-05800 S - ER JOINT •IVING TRUST WHITE STEVEN M&JANICE R BY ST _ •LBERT M/LYNDA K TRS 8945 SW GREENSWARD LN 9165 EL'•SE TIGARD,OR 97223 T ►,•RD, OR 97223 2S111AA-07400 2S111AB-01300 T —• 'D Y OF WILLIAMS FAMILY TRUST 1312 HALL BY WILLIAMS LESLIE P&LOLA L e•RD, •' 97223 9195 SW ELROSE CT TIGARD,OR 97224 2S111AA-03101 2S111AA-06300 VANARCKEN MARCUS C J AND WILSON JAMES R&CHRISTINE R SANDRA 14357 SW 90TH AVE 8665 SW GREENSWARD LANE TIGARD,OR 97224 TIGARD,OR 97224 2S102DC-02501 2S111AB-00301 VENZKE THOMAS& WOODWARD ERIC E&CHARLOTTE M BRYANT REBECCA 9055 SW MOUNTAIN VIEW LN 8989 SW MCDONALD ST TIGARD,OR 97224 TIGARD,OR 97223 2S111AB-00300 2S111AB-03800 WALSH MICHAEL E KATHY E ZADOW CLIFFORD T AND RUTH W 9080 SW MCDONALD ST 9205 SW VIEW TERRACE TIGARD,OR 97223 TIGARD,OR 97224 Jack Biethan Josh Thomas 11023 SW Summerfield Drive, #4 10395 SW Bonanza Tigard, OR 97224 Tigard, OR 97224 Kristen Miller 8940 SW Edgewood Street Tigard, OR 97223 Paul Owen 10335 SW Highland Drive Tigard, OR 97224 Louise Fronville 15760 SW Oak Meadow Lane Tigard, OR 97224 Tim Esau PO Box 230695 Tigard, OR 97281 Nathan and Ann Murdock PO Box 231265 Tigard, OR 97281 Ross Sundberg 16382 SW 104th Avenue Tigard, OR 97224 Brian Wegener 9830 SW Kimberly Drive Tigard, OR 97224 J. Dyar 10430 SW Century Oak Drive Tigard, OR 97224 Rex Caffall 13205 SW Village Glenn Tigard, OR 97223 CITY OF TIGARD - SOUTH CIT SUBCOMMITTEE (pg. I of I) (i:\curpin\setup\labels\CIT South.doc) UPDATED: November 27, 2002 CITY OF TIGARD COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION CITY OfTIGARD Community'Development 13125 SW HALL BOULEVARD SfillpingA Occur Community TIGARD, OREGON 97223 PHONE: 503-639-4171 FAX 503-484-1291(Attn: Patty or Shirley/Planning) ' E;QUEtS1 FOR 1% 10- /00T ' ' OP :R'TY OWNER Al� NG Property owner information is valid for 3 months from the date of your request INDICATE ALL PROJECT MAP & TAX LOT NUMBERS (i.e. ISI34AB, Tax Lot 00100) OR THE ADDRESSES FOR ALL PROJECT PARCELS BELOW and INCLUDE A MAP OF ALL LOTS FOR THE PROJECT (preferably assessor's tax map): _2s - - I 1 ft�j. Tax / Lc boo me) INDICATE WHETHER YOU ARE REQUESTING 2 OR 3 SETS OF LABELS: 2 .S-e (NOTE: A minimum of 2 sets of labels will be provided to place on your 2 sets of envelopes that applicants are required to submit at the time of application submittal. If a neighborhood meeting is required and you have not yet held that meeting, you should request 3 sets) NAME OF CONTACT PERSON: rij _ PHONE: Li This request may be mailed, faxed, or hand delivered to the City of Tigard. Please allow a 2-day minimum for processing requests. Upon completion of your request, the contact person will be called to pick up their request in "Will Call" by their last name, at the Community Development Reception Desk. The cost of processing your request must be paid at the time of pick up, as exact cost can not be pre-determined. PLEASE NOTE: FOR REASONS OF ACCURACY, ONLY ORIGINAL MAILING LABELS PROVIDED BY THE CITY VS. RE-TYPED MAILING LABELS WILL BE ACCEPTED. Cost 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 * * A_sheets of labels x S2/sheet = $8.00 x 2_sets = $16.00 .sheet(s)of labels x$2/sheet = 7.0 , x -4 sets - $ 6) sheets of labels x $2/sheet for CIT area x sets = $4.00 / sheet(s)of labels x$2/sheet for CIT area = x sets = $ GENERATE LIST = $11404 GENERATE UST TOTAL = S31.00 � TOTAL -=Z d £Sel8381£9 'ON/CC: 6 '1S/££: 6 £003 63 Ndr (03M) ONI 'S31VIOOSSV 31JVNON3N—SId8VH WOd4 FROM HARRIS-MCMONAGLE ASSOCIATES, INC. L4 h COOL = � . OOLL 0089 0089 *Cif) )10 Ofr 311/OWL 008 1P 0099 r oa.c 0099 00L9 MS CION r+l 49 k 0099 (WED) JAN 29 2003 OOLO tram unit 99 � 9ti �. = 0009 Vr LP �r. a 0019 9:34/ST. 9 :33/N0. 6318281853 P 3 Lazo I LULL 9� Cwt'• m ` - .., ..i._ • 2` - / `�/ • - • :•' is „.< .r ' • , • • , • • '�• 'y` •- • • /Y !-i tOi i/• - <• 4• A • • • (.. < \ a y 4• , ,' ,,,./ 1 1,...,/ %./. •.1....• •.y...,:•4111111,112‘,/,‘__,;(f.s, . 1^' ^` r /' •A' ,A `.A •v •V/ .4. • '4 • , ' •• - UY f \ ,� 1 , \ r,// . •-•\ /...mit`\ . ••`'- \V' •y. %i A. ! • •\ . - . , 9Yi'O111•11 w OiI 70WI• 009 • • ^ ' ) >. / \ / `•/ A ,\ •• ,)ter �)� ��' `, ,✓ >� ,"•, • ,<• $ . •• ti• , ,\>e COL ,' :Vs• 4. I `>` 4•` .- • • M. • • r • ,e `C n Lt Mau A rl . . ! ;< ;< • '7; ! ♦/ •'V V • , Y 4 ;I,. /! •, r• 1. • /ti. • )�}r. • • • -at"! / / • / •S • ^ ♦C. •` • . • • kV • • • !A A. • ! `Y. NOM:QnN IN MV e v1 1 1ao'00s • • FAX MEMO Harris - McMonagle Associates, Inc. Engineers - Surveyors 12555 S.W. Hall Boulevard Tigard, Oregon 97223 Tel. (503) 6394453 - Fax 639-1232 To: Date: _La ' 4o3 Fax Number: 5 o 3 6 814.-/72 qr7 Tel Number: From: Project: 6(wi-U l,i tcd _f 4'A Number of pages to follow: COMMENTS 4 - / � i i � AP aID /nom_ A kyr eZe, Zir4404 /0' 040es/'-e-1 C nGi / /Gv SIGNED: .W./1,i d ES818381£9 'ON/££: 6 '1S/££:6 EON 6Z NV (O3M) 3NI `S31VIOOSSd 319VNOWOW—SI VH WOa� ACITY OF TIGARD RECEIPT DEVELOPMENT SERVICES .■l'iv jllit 13125 SW Hall Blvd., Tigard, OR 97223 DATE: Il 3v/63 d1 --' (503) 639-4171 JURISDICTION: •-r' , J LINE ITEMS: Case No. Fee Description Revenue Acct. No. Amount Due M,sC 0kS� . -ff35 --- Total Due: c El ATTACHED FEE SCHEDULE 3 J PAYMENTS: Method Payer Initials Check No. Confirm No. Amount Paid C.ke-c_k /4 -711 c/1401,u,/e K-5P 62-2 q "3:$ / 5•5 c.)c.t czke,L, s., , Total Paid: A 3570 100 s 2 9 HARRIS-MCMONAGLE ASSOCIATES, INC. 1, ENGINEERS-SURVEYORS 12555 S.W.HALL BLVD. (503)639-3453 { 1 TIGARD,OR 97223 DATE 1/3d PAY I, II'' TO THE $ORDER OF C/ % Y De / 'GA-' 7 I x+'35. .6,a0°, AV ARS u ....--2°.:- • tom. .. - it. ■ _- A inA ■ •• U.S.BANK AP 1 FOR "°-`'" a-"'T7g20� Palle- .41-V 1-1-4b - -- IM Hci tf5e-he/eye, PRE-APP.HELD BY: 6rie4,' CITY OF TIGARD PLANNING DIVISION eay27 13125 SW HALL BOULEVARD TIGARD, OR 97223-8189 503.639.4171/503.684.7297 -•I l CITY OF TIGARD OREGON LAND USE PERMIT APPLICATION VAR xo53-QDo lo File# I -sU zoaz-doo0 I Other Case#�, OfpZj 3" c ,re)za_ Date l% 01 By I gill Receipt# ID 60 s" 0042 M Date Application Compl b TYPE OF PERMIT YOU ARE APPLYING FOR NFeRvN ❑AdjustmentNariance (I or II) ❑ Minor Land Partition (II) XiSubdivision (II or III)) ❑ Comprehensive Plan Amendment(IV) ❑ Minor Modification (I) ['Zone Change (III) ❑ Conditional Use (III) ❑ Planned Development (III) ❑Zone Change Annexation (IV) ❑ Historic Overlay (II or III) ❑ Sensitive Lands Review (I, II or III) ❑Zone Ordinance Amendment(IV) ❑ Home Occupation (I or II) ❑Site Development Review(II) ❑ Miscellaneous (I)- (Lot Line Adjustment/Temporary Use/Tree Removal/Director's Interpretation, etc.) LOCAL ION WHERE PROPOSED AC I IVI I Y WILL OCCUR(Address it available) 8970 egg°, ggf0 q 3 Ste/ "0 e i/j- -,021 TAX MAP&TAX LOT NOS. AlAd TOTAL I E SI/E I S'1 " " ` 11261°/ /06 ) 2S ?UNla ALASSINgACOfV 10// 2 5, r7/1-c. ,cgs (75-605/< /h APPLICANT* 6f `*-7 • /04,7 Z!/'/ MAILING ADDRESS/Cif Y/S 1E/LIP � � HS / 7q PHONE NO. �`/n�Or1 FAX NU�/\ 5.63 222 /6/7 Zzz 21-6-o PRIMARY CON TACT PERSON PHONE O. 6f4 hz ( /din 54)3 2 2 216(7 PROPERTY OWNER/ ED HOLDER(Attach list"f more than one) MAILING ADDRESS/CI 1Y/STATE/ZIP PHONE NO. FAX NO. *When the owner and the applicant are different people, the applicant must be the purchaser of record or a lessee in possession with written authorization from the owner or an agent of the owner. The owners must sign this application in the space provided on the back of this form or submit a written authorization with this application. PROPOSAL SUMMARY(Please be specific) Z'7 �l 27 ��revo� ',J ian `l 6r. riJJv'a, / M'',<V J�. 3 ,i i o,ii p1,frdd fl( TZ-�X /Ur /rtvo ,/oo, 1149 Z1—/ —/144 • 4,ld At ` /20 /a, Q12170,7 Tq4- pup 75 — / —/ Ale - APPLICATIONS WILL NOT BE ACCEPTED WITHOUT ALL OF THE REQUIRED SUBMITTAL ELEMENTS AS DESCRIBED IN THE"BASIC SUBMITTAL REQUIREMENTS" INFORMATION SHEET. THE APPLICANT SHALL CERTIFY THAT: ♦ If the application is granted, the applicant shall exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. ♦ All the above statements and the statements in the plot plan, attachments, and exhibits transmitted herewith, are true; and the applicants so acknowledge that any permit issued, based on this application, map be revoked if it is found that any such statements are false. ♦ The applicant has read the entire contents of the application, including the policies and criteria, and understands the requirements for approving or denying the application(s). SIGNATURES OF EACH OWNER OF THE SUBJECT PROPERTY ARE REQUIRED. Owner's Signature Date //J / — z ? - 3 Owner's Signature Date Owner's Signature Date Owner's Signature Date Owner's Signature Date Owner's Signature Date Owner's Signature Date 1441 ffS hel.0 ' ' PRE-APP.HELD BY: 6r, CITY OF TIGARD PLANNING DIVISION /zelyQi 13125 SW HALL BOULEVARD TIGARD, OR 97223-8189 ,.,R=i 503.639.4171/503.684.7297 CITY OF TIGARD OREGON LAND USE PERMIT APPLICATION File # Other Case# t• Date By Receipt# Date Application Complete I' ,` TYPE OF PERMIT YOU ARE APPLYING FOR ❑ Adjustment/Variance (I or II) ❑ Minor Land Partition (II) Subdivision 01 or III) ❑ Comprehensive Plan Amendment(IV) ❑ Minor Modification (I) ❑Zone Change (III) ❑ Conditional Use (III) ❑ Planned Development (III) ❑ Zone Change Annexation (IV) ❑ Historic Overlay (II or III) ❑ Sensitive Lands Review(I, II or III) ❑Zone Ordinance Amendment(IV) Li Home Occupation (I or II) ❑ Site Development Review(II) ❑ Miscellaneous (I)- (Lot Line Adjustment/Temporary Use/Tree Removal/Director's Interpretation, etc.) LOCATION WHERE PROPOSED AC I IV!IYWILL OCCUR(Address it available) 89/0 89 v - v. : sr / / /e- : . TOTAL 5 E SIiE / 44 loo b, /l 00 / 2�-`LUNia dLASSII-1CAIILIfv /°/ 204 ), 5,, '7,/�-c. ,y S (75-60 Sri ) , APPLIC;AN I' 6ca/1/-A7 //r4,1 //A---7 - y�T1. l� �9 . MAILING ADDRESS/CI I Y/S I AI E/LIP / / PHONE NU�� f� ��0� � g rAX NUtg g.7 e�/ I 5O3 Z21 /6/ 7 .5i)3 22 a 24/5-0 PRIMARY CONTACT PERSON PHONE NO. GrAhb el C� /4 s� 3 2z7 '(7 PROPERTY OWNER/DEED HOLDEI2(Attach ust -more than one) $i-e-- ,4-1/461, 74�� MAILING ADDRESS/CITY/6 I A I E/LIP PHONE NO. -AX NO. *When the owner and the applicant are different people, the applicant must be the purchaser of record or a lessee in possession with written authorization from the owner or an agent of the owner. The owners must sign this application in the space provided on the back of this form or submit a written authorization with this application. _ PROPOSAL SUMMARY(Please be specific) Zr7 r'' o/ 7/ r t IT /006 //?, / i4a 2J-/ -/I44 4�d 7 / /7 -- /oQ /L1 ?d1dd 2 , 7.9 4- /lo i - I - /i4-6' APPLICATIONS WILL NOT BE ACCEPTED WITHOUT ALL OF THE REQUIRED SUBMITTAL ELEMENTS AS DESCRIBED IN THE "BASIC SUBMITTAL REQUIREMENTS" INFORMATION SHEET. THE APPLICANT SHALL CER IIFY 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. .' ; �, •wner's Signature r Date `%'Z1,c'Lz4., ' -�--- / —L°� -c3 Owner's Signature Date / /343 . w er s n ture Date / */' i/3/70-3 O ner's Signature Date Owner's Signature Date Owner's Signature Date Owner's Signature Date ■ L 5Jhew/ PRE-APP.HELD BY: r/e,I.1 CITY OF TIGARD PLANNING DIVISION eay27 13125 SW HALL BOULEVARD TIGARD, OR 97223-8189 503.639.4171/503.684.7297 CITY OF TIGARD OREGON LAND USE PERMIT APPLICATION File# Other Case# Date By Receipt# Date Application Complete I I TYPE OF PERMIT YOU ARE APPLYING FOR ❑ AdjustmentNariance (I or II) ❑ Minor Land Partition (II) Subdivision (II or III) ❑ Comprehensive Plan Amendment(IV) ❑ Minor Modification (I) ❑Zone Change (III) ❑ Conditional Use (III) ❑ Planned Development(III) El Zone Change Annexation (IV) ❑ Historic Overlay (II or III) ❑ Sensitive Lands Review (I, II or III) ❑Zone Ordinance Amendment (IV) ❑ Home Occupation (I or H) ❑ Site Development Review (II) ❑ Miscellaneous (I) - (Lot Line Adjustment/Temporary Use/Tree Removal/Director's Interpretation, etc.) LOCAl ION,WHERE PROPOSED AC I IVI 1 YQWILL OCCUR(Address if available) j/ Ai c„ TAX MAP&TAX LOI NOS. g f ! c)• q)30 5)7 ! "�L11_6ZI1//X -P�� TOTAL S`I r1=SIZE— /1- �� / 11 43 Q ) —L 0--Ia A 4)1/ Z 2 APPLICANT' 66a/u� /c/74n Z/4-7 — ,� C� ��. MAILING ADDRESS/Cl I Y/S I A I LOP / / PHONE NO. HS f v G ,7,707 / `r-� � SAX NO. / / ?0 5.63 Z22 .96/ 7 .SZ3 22z z sv PRIMARY CON TACT PERSON PHONE 0. (7-7 kin (0 /4' ,,''"C) 3 2 716,-7 PROPERTY OWNER/DEED HOLDER(Attacn list more than one) MAILING ADDRESS/CI I Y/S I AI E]LIP PHONE NO. FAX NO. *When the owner and the applicant are different people, the applicant must be the purchaser of record or a lessee in possession with written authorization from the owner or an agent of the owner. The owners must sign this application in the space provided on the back of this form or submit a written authorization with this application. PROPOSAL SUMMARY(Please be/specific) Zt7 /L 74 �/��/a©1 4.//i/t*n e��ir�JGrr� 7��/i'G- 2 ,� Gv,9 pn jod r 7/4 Y 1 1 3 /0bU /100 L / 4' 2J-J -/t44/ %00 /D/� a4'6J Ow/_ Tq-1' /1/4/o Z -- / - //Ate - APPLICATIONS WILL NOT BE ACCEPTED WITHOUT ALL OF THE REQUIRED SUBMITTAL ELEMENTS AS DESCRIBED IN THE"BASIC SUBMITTAL REQUIREMENTS" INFORMATION SHEET. THE APPLICANT SHALL CER I IFY THAT: • If the application is granted, the applicant shall exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. • All the above statements and the statements in the plot plan, attachments, and exhibits transmitted herewith, are true; and the applicants so acknowledge that any permit issued., based • on this application, map be revoked if it is found that any such statements are false. • The applicant has read the entire contents of the application, including the policies and criteria, and understands the requirements for approving or denying the application(s). SIGNATURES OF EACH OWNER OF THE SUBJECT PROPERTY ARE REQUIRED. 5-‘2.? owner's Signature � Date / - r G ;. Owner's Signature Date Owne s Signature Date f ∎' , -d wner's Sii re Date Owner's Signature Date Owner's Signature Date Owner's Signature Date PRE-APP.HELD BY: 6r,e4e1 CITY OF TIGARD PLANNING DIVISION Iz-y.e 13125 SW HALL BOULEVARD TIGARD, OR 97223-8189 503.639.4171/503.684.7297 CITY OF TIGARD OREGON LAND USE PERMIT APPLICATION File# Other Case# Date By Receipt# Date Application Complete J TYPE OF PERMIT YOU ARE APPLYING FOR ❑ Adjustment/Variance (I or II) ❑ Minor Land Partition (II) Subdivision (II or III) • ❑ Comprehensive Plan Amendment(IV) ❑ Minor Modification (I) ❑Zone Change (III) ❑ Conditional Use (III) ❑ Planned Development (III) ❑Zone Change Annexation (IV) ❑ Historic Overlay (II or Ill) E Sensitive Lands Review (I, II or III) ❑Zone Ordinance Amendment (IV) ❑ Home Occupation (I or II) ❑ Site Development Review (II) ❑ Miscellaneous (I) - (Lot Line Adjustment/Temporary Use/Tree Removal/Director's Interpretation, etc.) • •• +V- - --•-• 9 ' • • IT • 1- •..ress aval as TAX MAP&/I AX L�189yz R 99`;' 9U 30 sf-1/ Ai&Az,ei 2 - — ' r� ZS- •• -/ At C� • r ,4-c. e (-7P0 ) APPLICANT' 6'— (o/74, 4/4/7 — /� MAILING ADDRESS/ell Y/S I A I E/LIP f� /2 g/-7?G 1 HUNE NU �o.i7OrI ��FAX NO. • PRIMARY 5O3 IACi 2 1 b/7 PHONE 0. 2O a 25--e) (7-/-4 kin (0 /4/-1 5 3 2Z7 � �� PROPERTY OWNEWIDEED HOLDER(Attach list t more than one) 4-1714d Sems- k17 MAILING ADDRESS/CI I Y/S I AI E/LIP PHONE NO. - FAX NO. *When the owner and the applicant are different people, the applicant must be the purchaser of record or a lessee in possession with written authorization from the owner or an agent of the owner. The owners must sign this application in the space provided on the back of this form or submit a written authorization with this application. PROPOSAL SUMMARY(Please be speanc) I1 fl 717c Y /Obc //to, f e4.9 2J-1 —114-1,- Grd 4'/ /Do /0) nod 72, Tq-r /� � 7S — — -4 - E , APPLICATIONS WILL NOT BE ACCEPTED WITHOUT ALL OF THE REQUIRED SUBMITTAL ELEMENTS AS DESCRIBED IN THE "BASIC SUBMITTAL REQUIREMENTS" INFORMATION SHEET. THE APPLICANT SHALL CER fIFY 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 Owner's Signature Date cil,g4—F • Ow per's Signa re Date .7 r a D �c3 O ner's Signature Da Ow er's Signature Date Owner's Signature Date Owner's Signature Date /44G}fS".he,ci 1 PRE-APP.HELD BY: CITY OF TIGARD PLANNING DIVISION eav, 13125 SW HALL BOULEVARD TIGARD, OR 97223-8189 503.639.4171/503.684.7297 CITY OF TIGARD OREGON LAND USE PERMIT APPLICATION File# Other Case# I., Date By Receipt# Date Application Complete I TYPE OF PERMIT YOU ARE APPLYING FOR ❑ AdjustmentNariance (I or II) ❑ Minor Land Partition (II) , Subdivision (II or III) ❑ Comprehensive Plan Amendment(IV) ❑ Minor Modification (I) ❑Zone Change (Ill) ❑ Conditional Use (III) ❑ Planned Development (III) ❑Zone Change Annexation (IV) n Historic Overlay(II or III) ❑ Sensitive Lands Review(I, II or II!) ❑Zone Ordinance Amendment (IV) ❑ Home Occupation (I or II) ❑ Site Development Review (II) ❑ Miscellaneous (I) - (Lot Line Adjustment/Temporary Use/Tree Removal/Director's Interpretation, etc.) LOCATION WHERE PROPOSED AC I IVI I Y WILL OCCUR(Address it availaole) -�, P&AX LO�N Oyu, g q9 . 9 0 s� �e,A-44i6/.�,�-�� TOTAL S SI/E /14 /00_0/ //OD_ ?UNING CIL 51F1CA*O1V A)1, °4.) . /el s (-75- ei APPLICANT' / h/' MAILING ADDRESS/C11 Y/`S 1 A I E/LIP PHONE NO. 1/ / �C/n'�0•� / ��hAX NU 2/` g/-7 vv I 563 021 dqb/ 7 .520). '2 2ySo PRIMARY CONTACT PERSON PHONE li /4 sc) 3 2 2 2 "(-7 PROPER)Y OWNERJDEED HOLDER(Attacn iistit more than one) MAILING ADDRESS/CI FY/STATE/LIP PHONE NO. - FAX NO. *When the owner and the applicant are different people, the applicant must be the purchaser of record or a lessee in possession with written authorization from the owner or an agent of the owner. The owners must sign this application in the space provided on the back of this form or submit a written authorization with this application. PROPOSAL SUMMARY(Please be specific) Zr7 /z ' v6d1',j 6 ge,,f-Gr./a,-J y' ,-K4. r 2 1,71's d GI�c/ Za/, -r / z/pi APPLICATIONS WILL NOT BE ACCEPTED WITHOUT ALL OF THE REQUIRED SUBMITTAL ELEMENTS AS DESCRIBED IN THE "BASIC SUBMITTAL REQUIREMENTS" INFORMATION SHEET. THE APPLICANT SHALL CERTIFY THAT: • If the application is granted, the applicant shall exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. ♦ All the above statements and the statements in the plot plan, attachments, and exhibits transmitted herewith, are true; and the applicants so acknowledge that any permit issued, based on this application, map be revoked if it is found that any such statements are false. • The applicant has read the entire contents of the application, including the policies and criteria, and understands the requirements for approving or denying the application(s). SIGNATURES OF EACH OWNER OF THE SUBJECT PROPERTY ARE REQUIRED. .(<-2 ,3 /-2-5-c' Owner's Signature Date Owner's Signature Date 4343 Owner's Sig .ture Date Xe/ , / i. 2 0 •wner's Signature Date Owner's Signature Date Owner's Signature Date Owner's Signature Date H c tf54 he, Ie, • PRE-APP.HELD BY: 6rre,,rl CITY OF TIGARD PLANNING DIVISION eay.e7 13125 SW HALL BOULEVARD TIGARD, OR 97223-8189 503.639.4171/503.684.7297 CITY OF TIGARD OREGON LAND USE PERMIT APPLICATION File# Other Case# I Date By I Receipt# Date Application Complete I' TYPE OF PERMIT YOU ARE APPLYING FOR ❑ AdjustmentNariance(I or II) ❑ Minor Land Partition (II) ,Subdivision (II or III) ❑ Comprehensive Plan Amendment(IV) ❑ Minor Modification (I) ❑Zone Change (III) ❑ Conditional Use (III) ❑ Planned Development (III) ❑Zone Change Annexation (IV) ff Historic Overlay (II or III) ❑ Sensitive La,ids Review (I, II or III) ❑Zone Ordinance Amendment(IV) ❑ Home Occupation (I or II) ❑Site Development Review(II) ❑ Miscellaneous (I)- (Lot Line Adjustment/Temporary Use/Tree Removal/Director's Interpretation, etc.) LOCATION/WHERE PROPOSED ACT(IIVI I Y WILL OCCUR(Address it available) `/ /J� /x<- v TAXM P&TAXLU LJ / / v/ LJ /.9/ t13O - /1 LD�/d�� 2 - — 2 - • -/ A; cv • I • ' , •, . ,. • 0• APPLICANT' 6f %d/'7 G D/7‘/-7 �G/4.7 — �2T�� j 2:;f1• MAILING ADDRESS/C11 Y/S 1 A 1 E/LIP gg eo 2'2 PHONE 1-i,5" f i ��17o 1 'r- FAX NUO/Z PRIMARY CONTACT PERSON b/ 7 PHONE HE 0. 2� a 7 -° /-4 ht, (o MV) S4)3 2 z 7 i6'-7 PROPERTY OWNER/DEED HOLDER(Attacn Ilst 'more than one) MAILING ADDRESS/CI I Y/S I A 1 E/LIP PHONE NO. FAX NO. `When the owner and the applicant are different people, the applicant must be the purchaser of record or a lessee in possession with written authorization from the owner or an agent of the owner. The owners must sign this application in the space provided on the back of this form or submit a written authorization with this application. PROPOSAL SUMMARY(Please bees specific) Z'7 /d 74 fv�/1/!//J/dot /r 617.47.4' i �i / JL • '/ ALa 4 r 4-)/17 / � //Oo, / 14' 2J-1 -/I , 43,4/ 0 /Do /01 74d 7a/)/ Tq -r $��0 7J - / - //467 APPLICATIONS WILL NOT BE ACCEPTED WITHOUT ALL OF THE REQUIRED SUBMITTAL ELEMENTS AS DESCRIBED IN THE "BASIC SUBMITTAL REQUIREMENTS" INFORMATION SHEET. THE APPLICANT SHALL CER IIFY 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. j-2- =� Owwner's Signature Date j�ti ,/ ,�� J / -2- -: 3 Owner's Signature Date >9.4aZ-/ 0741/4_3 Ow is Signature Date O ner's Signature Date - , 77(jdZeie., Owner's Signature Date Owner's Signature Date Owner's Signature Date CITY OF TIGARD 3/24/2003 13125 SW Hall Blvd. 1:47:44PM g,Ai;, Tigard,Oregon 9 72 23 � '�.. (503) 63 9-417 1 Receipt #: 27200300000000001124 Date: 03/24/2003 Line Items: Case No Tran Code Description Revenue Account No Amount Paid VAR2003-00022 [LANDUS]ADJUSTMENT 100-0000-438000 232.50 Line Item Total: $232.50 Payments: Method Payer User ID Acct/Check Approval No. How Received Amount Paid Check FOUR D DEVELOPMENT CAC 2047 In Person 232.50 Payment Total: $232.50 N� 2047 FOUR D DEVELOPMENT, INC. Me* PO BOX 1577 BEAVERTON, OR 97075 PH: 503-590-0805 I � �GUQ '� ��l/ PAY -rCU0 'uilik--,66 71 vy�/ DATE 3/P023 3O AMOUNT TO THE / � � ORDER OF eP �/ 0 i /�y� /. A_.. _ .: Ii._rim, =" II 4r --- cReceipt.rpt CITY OF TIGARD 2/18/2003 At, 13125 SW Hall Blvd. 12:15:56PM Tigard,Oregon 97223 11. (503) 639-4171 Receipt #: 27200300000000000624 Date: 02/18/2003 Line Items: Case No Tran Code Description Revenue Account No Amount Paid SUB2003-00002 [LANDUS]SUB PRELIM PLAT 100-0000-438000 5,350.00 VAR2003-00010 [LANDUS]ADJUSTMENT 100-0000-438000 465.00 Line Item Total: $5,815.00 Payments: Method Payer User ID Acct./Check Approval No. How Received Amount Paid Check FOUR D DEVELOPMENT,INC BMK 2041 In Person 5,350.00 Check FOUR D DEVELOPMENT,INC BMK 2044 In Person 465.00 Payment Total: $5,815.00 • Page 1 of 1 cReceipt.rpt FIDELITY NATIONAL TITLE THE CLOSING COMPANY Proposed Subdivision Vesting FiL eifsy i i:►{l�s�:�1'r�r�: LAND DEVELOPMENT / BUILDER SERVICES DIVISION 401 SW FOURTH AVENUE - PORTLAND , OREGON 97204 PHONE 503 . 223 . 8338 FAX 503 . 796 . 6631 / • I 4 I i(-1- Fidelity National Title Company of Oregon . N W E Map # 2S111AB 001001 10( 1 2.00 s The drawing below is copied from the public records and is provided solely for the purpose of assisting in locating the premises. Fidelity National Title assumes no liability for variations,if any,in dimensions, area or location of the premises or the location of improvements ascertained by actual survey. ?,Q,NAI,p,„„,„?)\e\-\(\ 14\c-DoNN-40 p,TR E ET ,,, Awm , T 0 . ..- 200.00 FEET WE870 SW a e a la fi. NE CORNER ALLEN 100/148 o 80.00 80.00 45.007°4860 00.84 - 100.00 0 100410 ; 801000 k: moo ..p.,-;• -, , , - , I ,..... T., , ,...99 -- - igc.,' , .... > 800 700 5b1 N 600 ., 400 f.1. 302 :1101 1 , ,,,, ,, ,,, ., ,,,,, ,,, ;.,,, 4 3 rZ P. 1 ) .36 Ac fp, ; .21 AC S II 01124•41E . , , , . ,• • , •, , ,, ,, ,.,. \ • . : '' 25.'s,‘5,•",, , • NS" • Mao •4 124520• 04.00 20, 4 70.00 !, T _._. Mt ' I ? 0 S i'r" --. JI ..-- I 1201 1300 se 300 200 Li • •• , • , , • , • . , i 7 il 8 i 9 .50 AC 29 AC 1 4Pfl) # • - ..- s., ....., ,,,s.i• 44 . Al AC 100.00 0 00R0 13 2-4 4 0__,0/-..- 44' V, p 1400 _ 0 0 V 10 i 100 ' .‘;(1.itie s2^/, s/,',24,1A1':, LOSE CT (CR 2248).1" . 214.78 li 3 ;11( 148 AC '>.:,1.11'3•Ae%•,•\• ,•cm))Ac,,,-', ,• 2 ..______t './.cs../-•, 4,' 71.18 '.... g E g i o' ; r . ,..., ''' - 40.14 -:-.. ,--.1,- \- ‘1,-- , . . 1700 V . 13 Y. 1800 $0 11 401 301 0 i 888-38.008 .''...0..4;,•' '' . , ',v, ,v 1.6 .1 za AC too.00 o oe N 12 ..1., , .,• , .... , „ , ,„ -. .99 AC „ . .)? s , , , , . 4, ,, .. , t' ' , 7800 i? , , •• .• ... • , , ... , • , ' , 52.38 102.00 j... 0 .--1 R .1 _,,-, __. i A a,. 201 S. g I g 2100 $ 2200 2300 .. .82AC , • •. • s, •'•„' '• / • •' •-•- .•' 17 4 18 4 2 3- 19 -,I 403 s); s,- v: \( 'c s..." •,: , 2 .41 AC • I .,• . • "„' . . • ,' •..,' •,,,, ,' . • , . , • • , , . • 1Ti4 , , . . . . • . , . . 0 45.00 102.00 102.00 .102.00 . •-• TERM CR 2248 ,• '• -LANE-- - 19°40 ei _ ..\‘*\\''\\\''''')V2\\191;499 ss' - •••* . ... ' '*-*:".• -• '''• •-':*•. '' - ' tgbter's1 ..-.. . • 77 3700 i 80.00 87_30• ...- 1180411-00W e a, ...- .. : s)....3-", s,`•Idt, > m.:'val•itAA.'' , , 2stri;t4 , teat A;• • • '' ''' ' .: : ,',. 1480141AA •iko,.. < : , ow, 9 .,,57001.1 ,,..1 700 8 5800 g;,-.. 2 1 g, 3702 48'", :: It ,''', 0', .'t ,''',44'•, i• .'43/'' -ii'. ,'42,•'';4 ' .-• -0 3601 1 3802 ,1 Q .35 AC .35 AC :-** ; 3701 g .39 AC , •„I';INV • • ,.., 55.7., ., .. 7,",- , - 79,60 •' 1 . '0.)'^ f, '- r2; I_to,'. 1 • ,•- • ,.. .30 AC Vs" .00 0 0 70.00 Ai •". 2ittlAA . • ' ' •.-11•°°.'s••/'1 . , „ -,. • •',ii,ti't ,.•, SW Getrpi,)SWA12,0 Li '' ''''''''4%It'''''''`""2''''''''It.:4\\\\4 : `,, •- '') e rt;' ',4,11;1;k' '-; ‘,,'' ea" ;•'4'• ' ae,* > ) g 6100 1 12. 6 • 3800 '::: S :: . ;', 82A0 ',< g I- rs,;" v8S‘,"1 ,,281"M '/•i: s,:2B1 I'M .* 10 • 39(3° i "...n.,.. . . ''''' 'if0'.1;'^/'‘,6`' 0 •' " .. ' •ils3a. • • a ,.84•'. :' • .5§,'••. ' ,'S 4.28 • \ . i 1 Fidelity National Title Company of Oregon N ne w E Map # 2S111AA 01000 p t\OO s The drawing below is copied from the public records and is provided solely for the purpose of assisting in locating the premises. Fidelity National Title assumes no liability for variations,if any,in dimensions, area or location of the premises or the location of improvements ascertained by actual survey. ` Re SW , MC DON4LD ST'EET (C 43 s9-peso R` 'feo..A ','• toa0o 9 room ¢-_ e - ..•00 42.68 100.00 • 01-17413 t-- < 100.00 t. $ 600 500 $ .' .34 AC .32 AC SR )• ,$611111• '4. ;+ 10}, ) $ 800 ;h;2trAB" `/ +, J+ 200.00 .. 3 300 1 .77 AC °z• .1(10.,,'..1(10.,,'.%"+ +, 1100 1000 w o 140.04 a 700 200'00 v +` ` QQ 1.03 AC pppp 1.03 AC 1409-60-55E 299 AC 40Y..52 •t' mot. ' 7` I- `'1r1wobb, i t;- 900 1.98 AC 401 '.100 .3 3.93 AC • 9 AC" 4• ,2611{.09 , 2 0 t4C . n , 23-74 1 •. ••••, _ .. ,. .:: ,,,..• _:, ,. : •,,, -,, : 1_ 7 .3: :--- .7 oo . _ •.:9 •. ,4 _- - .. - . ,., .)..'\ `''o,\e��»ra tt7.7e 'xe.-.' . .. .. • v.p,...3�3.�1.\,c.1 :e a, U.1 8118-47-451 I W -. 07.00 07' azoc 6 ^ 3200 Z° 3 g �r�,` N W a m > o r J o ��, 8257 B 79.00 a 7:.M 74.. 79.00 7216 ,�'A Q i\P' 12444 68.04 07.00 SW GREENSWARD se LPNE 4"';"12------6 9B.t2 BZ87 • 88.00 8e.0� 97.94 a7 ,g7 6 6 p g = 700 � 5 µ, m g� 1oo.es 7a.5o 70.50 70.50 a 70.60 g �, 7.94 Q 63 >$ 6800 fi900 e 7000 57 = $ b300 .1 3000 $ 2900 tt6.ta 54 m 55 m 66 39 2800 2700 S • ys n7.s7 c e 120.70 B 9 10 R 11 0 g $ 6600 eaoe e eeoo 05.96 8 7200 6200 g g 52 x°000 -� 58 $ $ 38 70.6e a 70.60 Q 70.50 70.50 CO y 112.78 -0 7500 2• max _ 120.70 tstae 14 8.- 8 Property Detail Page 1 of 1 AFASAVab 8910 Sw Mcdonald St 2 (.-- 1 i I IA- Tigard, OR 97224 J ( Property Prole T4. loop Property Information Owner(s) Holland Ronald J&Kathleen E&Alborada Parcel# R0498688 2511 Property 8910 Sw Mcdonald St Map Coord ;2S-1-11AA Tigard,OR 97224 Census Tract 308.01 Mailing Addr Carr#2 Km 8 6 County Washington Bayamon PR 00959 Owner Phone Legal ACRES 1.63 Characteristics Use Sfr Year Built 1976 Sq.Feet 1694 Zoning Lot Size 1.63 #of units Bedrooms 3 Bathrooms 2 Fireplace 1 #Rooms Quality Heating Forced Air Pool/Spa Air Style Stories Improvements Parking Garage Flood Attributes Cont.Footing Foundation;Composition Shingle Roof Cover;Gable Roof Type;Plywood Exterior; Property Sale Information Sale Date S/Sq.Ft. $0.00 2nd Mtg. Sale Price 1st Loan Prior Sale Amt. Doc No. 1067-306 Loan Type Prior Sale Dt. Doc Type Xfer Date Prior Doc No. Seller Lender Prior Doc Type Tax Information Imp Value $84,380 Exemption Land Value $190,460 Tax Year/Area 2001 /023.74 Total Value $274,840 Tax Value $274,840 Tax Amt $2,235.13 Improved 31% Information compiled from various sources and is deemed reliable but not guaranteed. I 4 'au n.,, ,t .$eteuwl OM .<. ., ;l KNOW ALL MEN 11TY THHESI PRESENTS. That .iri.1Ur'.1L"7. ii. R June M. 1.Li.t:i ; "I' nit:Mond and w.i fe. hereinafter vaned the grantor,for the c •bratiort her<•Irlaiter .tilted. 1 to grantor paid by Ronald t J. „: Kathleen , ..Ilollland, ::u�;t�lnct tact Sri 'c. 0.4, j e llrrcrralter ClIItd :he ;:rnnur f '.' a dr•, l.erehy ;punt, bargain, se!! :end convey unto the esid grantee and t±r:uure'• heirs, +*ICre540r5 .11X :ICS• tic• null I ,i cerrmn real prnperry, with the tenements. ItereriirarJ1 nts and nppurfrnu cos theroonto helonging ur appertainintt.:at- ��L—" 1 ;it # '; toiled rn The Cclmt.•of Wash t nJ;ton and State of Oregon,descri:,ed as follows.t.■•wil. Q, ; f A c1, .i rile West iu. feet o1' even width of the following descriued tract; P y, / j Beginning; at a point in the .center line of County Road No. 1x17, which point i. y.92 chains 'west hi' the Northeast corner of section .11. 'l'own:ti:.;11. i , ,I 2 i.ivu:h, R:...rw;e 1 West of cne Willamette meridian, Washington County, 1 S uref;on and being the Northeast corner of that tract granted to Rachel- !: • i i! Ryan and Katherine H. Ryan, recorded December 22, 1950 in Deed nook )1 ) / ! . i. .,:: �,I page 197, and the true point of beginning of the tract herein described '',1; thenE:r•., South 00 22' West .11.08 chains to the ;southeast corner. of said (\ rr 4; �� ii,yan tract; thence North 89° •,U' West 7.21 chuine to the .•;outhwei t V Y i•, corner of that tract granted to Rachel i . Ryan and Katherine R. Ryan,. i �� ,. t ri.cord.ed July 1, 1944 in Deed book 232 page 253; thence North 0° 22' • ' 1 r• ti!e'. !:'.st 11.J8 chains to the Northwest corner of the aforementioned Ryan t i! i ract and the North lice of Section 7.1 ; thcnce South 89° 40' East 7.21 ' Y" 1.. q chains to the point of berginning, Washington County, Orei;on. t 'r •is t1 `� Y £ IIF SPACE INSUFFICIENT,CONTINUE OESCRiPTION On REVERSE SIDE) j ■ 21 I1 To Hare to Mold ld the e f the we' grantee ! .. � •t .•„ „•, e,�, �^•me unto � ttPteP fl.'It't grantee's hairs,41JfY•e.IRnrT and assigns forever. ! +.,.• 1 1; And said grantor hereby covenants to and with said grantee and grantee's heirs,successors and assigns, that i e /i grantor is lawfully seized in fee simple of the above granted pn'emises. free from all ,.ncumbran_es • 6 11 1) ;statutory powers and assessments of Unified Sewerage Agency. ;. •• ,; i1 2) -.i.gnts of the public in and to any portion of the herein a. 1 1' described premises lying within the boundaries o_ roads or highways. t T f li I li :• ';1 and thm r. IjJj grantor will warrant and forever defend the above granted pre. sea and every part and parcel thereof against NFe.Ma,. 1' I fc:i;dorms and demands of all persons whomsoever,except those claiming under the above described encumbrnnce I i' The true and actual consideration paid for this transfer, stated in terms of dollars. is $13,400.00 ' ^However, the actual ...nsidcration consists of or includes other property or value given or promisor' which ' , ( • rh„„,�m consideraticrs77ndicate which).• ' :t �i nc�n•heln y . II In cor ruing this deed and where the contest so requires, the singular includes the plural. • ij WITNESS grantor's hand this 32:.• day of February , 19 (5 . . • _ �. br r I th X16... ST.4TL� 01 OREGON, Cnunr �f. 1ras.'uIlgtt�n......) �s. r e�,�as ty • 'Personaily-appeared the above named ...Lauritz. P.....Pillers...& June M. Fillers and acknowledged the foregoing instrument to b. tlheir )voluntary act and deed. ; it Before me: l.� ... Cs' k: I (�?FFICEAL SEAL) - • Notary.Fublic for Oregon • r ' p /� ,7 ' My commission expires ....�/��f 6 • • NOTE-Thy rceti..•b.lw...lbw.,rbsh£7.If n...ppll<o61...h..i1 b.d.1.Nd.S«[h.pl.r a62.Oregon lnw 1 r,e$emended by th.1%f fpMcl f.nfen. , T_ ,, ° 1 WARRANTY DEED' i ' , I. li PII.I..,li5.... A... .) -n _l STATE OF OREGON -fi { '° j ) ('",j I _Gnarly of Washington t - ^1c 1 t f� TO {1" t'1Rcq^r ThotriSr1l:,rHnotor of F•:cn,a, A A L I HOLLAND "^„T 11{ip T,OR and Elections ae. Ex•Ofticio'Recorclee r.t .. 1,•A•:c.,,t,crrvrn Conveyanges•to, said et.mty,do tterntsv i i 5,4f; i i ., _ .. . ,on•,'•°•,D1HO tilt' thatt1h. within.instrument ill WI I!ill 1' 1 Abel.N COW. .h, � r.44 w,r r.nr was=Ovid and recorded:II boor:.of'recot•... 7 }t <-•:' I I APTCR n.CORDING RETURN TO t••.cI . `+ : f,._ 7 Ply. fc Mrs, itonald Hot nd of said County ;. ii 11737 SW Tiedeman ;ns * p 97223 ltiitness 11ty:::;:al'aEfivficx:11..,,,' s• �, Ti. :.trd, Ore. .,es : ,� „.r,. .,7- ni 0671 ' ,0 � e.4 N 1 5 ta,at tai 1 1.) ; Property Detail Page 1 of 1 2i 1 - I I /96 8940 Sw Mcdonald St " ' boo 1STAfe Tigard, OR 97224 Property Profile Property Information rOwner(s) Mccoy Thomasina M& Neal James Parcel# R0498697 Nodland Estrellita G Property 8940 Sw Mcdonald St Map Coord 2S-1-11 AA Tigard,OR 97224 Census Tract 308.01 Mailing Addr 34161 Mccoy Estates Dr County Washington Warren OR 97053 Owner Phone 503/397-0949 Legal ACRES 1.63 Lot Number 7 Characteristics Use Sfr Year Built 1925 Sq.Feet 1186 Zoning Lot Size 1.63 #of units Bedrooms 2 Bathrooms 1 Fireplace 1 #Rooms Quality Heating Stove Pool/Spa Air Style Stories Improvements Parking Flood Attributes Mud Sill Foundation; Composition Shingle Roof Cover;Gable Roof Type; Plywood Exterior; Property Sale Information Sale Date 05/14/1996 $/Sq.Ft. $0.00 2nd Mtg. Sale Price 1st Loan Prior Sale Amt. Doc No. 43186 Loan Type Prior Sale Dt. Doc Type Deed(reg) Xfer Date 05/15/1996 Prior Doc No. 297-209 Seller Neal Myrtle Christine Lender Prior Doc Type Tax Information Imp Value $5,080 Exemption Land Value $190,460 Tax Year/Area 2001 /023.74 Total Value $195,540 Tax Value $195,540 Tax Amt $1,170.82 Improved 3% Information compiled from various sources and is deemed reliable but not guaranteed. t_.. _ _ lif t 1 i r . m .flr I m • nmfl I i.. . V I / , tt. . r r — G(p0Lk31G7 change is requested, Until send all tax statements to: 19 Present Address �AAfter recording, return to ! 110 rna , Z3 t jrc P.o .ezx ttit ( b FR�"`TIa DEED - RIGHT OF SURVIVORSHIP The true consideration for this conveyance is $-0-. MYRTLE CHRISTINE NEAL, Grantor, conveys and warrants to THOMASINA M. McCOY, ESTRELITTTA G. NODLAND and JAMES R. NEAL, Grantees, not as tenants in common but with the right of survivorship, their assigns and the heirs of the survivor of said Grantees, the following described real property free from encumbrances except as specifically set forth herein, situated in Washington Count Oregon, to-wit: 1t' 7, ALLEN TRACTS, of the unrecorded plat more fully described as follows: Beginning at a point on the North � line of Section 11, Township 2 South, Range 1 West of the ( '�"�f' WWM; which point bears North 89°25' West 100.0 feet from the Northeast corner of that certain tract of land conveyed to E.O. and Elizabeth Allen by deed as recorded on page 148 of Volume 100 of Washington County, deed records and which point bears south 89°25' East 13f7 .8 feet from the northwest corner of that certain tract of land described on page 226 of Volume 89 of Washington County, Oregon deed records, and running thence South parallel to the East line of said Allen Tract, a distance of 731.3 feet to a point on the south line of said tract; thence North 89°25' West along said south line 100.0 feet to a point; thence North parallel to the East line of said Allen Tract 731.3 feet to a point on the North line of said tract; thence South 89°25' East along said North line 100.0 feet to the place of beginning, in the County of Washington:' Reserving unto MYRTLE CHRISTINE NEAL, the Grantor, the life estate in said property. This property is conveyed to Grantees who do not take title in common but with right of survivorship, that is, the fee shall vest absolutely in the survivor of the grantees. TUB INSTRUMENT WILL NOT ALLOW USE OF THE PROPERTY DESCRIBED IN THIS INSTRUMENT IN VIOLATION OF APPLICABLE LAND USE LAWS AND REGULATIONS. BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT, THE PERSON ACQUIRING FEE TITLE TO THE PROPERTY SHOULD CHECK WITH THE Page 1. Warranty Deed - Right of Survivorship p+2 APPROPRIATE CITY OR COUNTY PLANNING DEPARTMENT TO VERIFY APPROVED USES AND TO DETERMINE ANY LIMITS ON LAWSUITS AGAINST FARMING OR FOREST PRACTICES AS DEFINED IN ORB 30.930. Dated this 14th day of May, 1996. MS CHRISTINE NEAL+ STATE OF OREGON ) sr. May 14, 1996 County of Washington This instrument was acknowledged before me on the 14th day of May, 1996. • S - � N&. mmiaRion o Publc o Orego .s— oFFrCIAI.BEAD )I M C expires:, (--.-I5 ) '°"", NOTARY PUBLIC OREGON( J COMMISSION NO,044866 f11 • MY COMMISSION DONS APE 16.1•-!!fj Page 2 . Warranty Deed - Right of Survivorship 3 96043186 STATE OF OREGON County of Washington J SS I I,Jerry H* `" ng j= •r of Aeaasa- ment and n !f•`7, -�* to County Clark for_itild'floyt . ;• • .., . ,rtlfy that the within ingtr .`'�.^' • . •. :calved end reoordad: ` 4'fr�' , of said county,. ; .. `1 L„/, j;..*.' • Gorry! 1 , '''... 1.,...'4 r -'f4 Q hector of ' lfae6t8'd axallon,Ex- fork 96 MAY 15 PM 12: 55 1 • Property Detail Page 1 of 1 25-- I — IIf"3 ArAvviteb YlI- 100 Tigard, OR Property Profile Property Information Owner(s) Lee David D&Sandra K Parcel# R0499099 Property Map Coord ;2S-1-11AB Tigard,OR Census Tract 308.01 Mailing Addr 7104 Sw Florence Ln County Washington Portland OR 97223 Owner Phone Legal ACRES 1.46 Characteristics Use Residential Acreage Year Built Sq.Feet Zoning Lot Size 1.46 #of units Bedrooms Bathrooms Fireplace #Rooms Quality Heating Pool/Spa Air Style Stories Improvements Parking Flood Property Sale Information Sale Date 03/01/1991 $/Sq.Ft. $0.00 2nd Mtg. Sale Price $95,000 1st Loan Prior Sale Amt. $58,000 Doc No. Loan Type Prior Sale Dt. 04/01/1986 Doc Type Warranty Deed Xfer Date 03/06/1991 Prior Doc No. Seller Lender Prior Doc Type Tax Information Imp Value Exemption Land Value $197,100 Tax Year/Area 2001 /023.74 Total Value $197,100 Tax Value $197,100 Tax Amt $408.90 Improved 96 Information compiled from various sources and is deemed reliable but not guaranteed. >,«�.. •l 1 lc A/1n11' �': FEU` - - 910 91010811 811 -- -' ,, 0,;;,.i w wa.t,Inpto, county ` 0 ' STEWART TITLE ii i AFTER RECORDING RETURN TO: UNTIL FURTHER NOTICE, ALL FUTURE rTO I`(� TAX STATEMENTS SHALL BE SENT TO: _ - `Q DAVID D. LEG DAVID D. LEE _ ___ SANDRA K. LEE SANDRA K. LEE 1 8990 S.W. MCDONALD STREET 8990 S.W. MCDONALD STREET �- PORTLAND, OREGON 97224 PORTLAND, OREGON 97224 "J r� TAX ACCOUNT NO. : 2S111A800101/DO10D 'w " STATUTORY WARRANTY DEED - -- ERVIN C. BARLOW AND KAREN K. BARLOW, AS TENANTS BY THE ____ --_' '_ ENTIRETY, Grantor, conveys and warrants to DAVID D. LEE AND SANDRA K. LEE. HUSBAND AND WIFE, Grantee, the following described real i.S property free of encumbrances except as specifically set forth herein _yy situated in WASHINGTON County, Oregon, to-wit: ,_ Ai SEE ATTACHED EXHIBIT "A" ----- The said property is free from encumbrances EXCEPT: SUBJECT TO 77--4F,1 STATUTORY POWERS OF THE UNIFIED SEWER AGENCY. RIGHTS OF THE PUBLIC IN AND TO ANY PORTION OF THE HEREIN DESCRIBED PREMISES —=• - LYING WITHIN THE BOUNDARIES OF ROADS OR HIGHWAYS. DECLARATION OF Div —a CONDITIONS AND RESTRICTIONS RECORDED 02/17/55 IN BOOK 366 PAGE —_--" -`�6 10. TRUST DEED BETWEEN ERVIN C. BARLOW AND KAREN K. BARLOW AND _.� f CITICORP HOMEOWNERS, INC. RECORDED 04/30/86 FEE NO. 06017959; AND �.Ec()'' ^_ :; ASSIGNED TO LOMAS & NETTLETON COMPANY RECORDED 02/09/88 FEE NO. - _=xa•at 88-05544(OF WHICH BUYER AGREES TO ASSUME PER PROVISIONS THEREOF) .7.- .;...7.-7.:i:THIS INSTRUMENT WILL NOT ALLOW USE OF THE PROPERTY DESCRIBED IN ate _ - THIS INSTRUMENT IN VIOLATION OF APPLICABLE LAND USE LAWS AND ;== REGULATIONS. BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT, THE °7• 4• 1.:411 PERSON ACQUIRING FEE TITLE TO THE PROPERTY SHOULD CHECK WITH THE _ , ;Y , a py APPROPRIATE CITY OR COUNTY PLANNING DEPARTMENT TO VERIFY ;-`k-1^ 4{ 1 APPROVED USES. • • :"',• The true consideration for this conveyance is 595,000.00. 05::,•n 1 L Dated this i -1 day of March, 1993 . 4;5. .r152 c `.::' / i .-1 ONMW ERVIN C. BARLOW KAREN K. B•RLOW : (,,r s '— STATE OF OREGON Ma COUNTY OF CLACKAMAS il ! II Personally appeared the above named ERVIN C. BARLOW AND KAREN K. a •° BARLOW and acknowledged the foregoing instruments to be their voluntary act and deed. la q: ,........,.., ___ yrti f�r� Not ry Public or--- �7 �� _ • A . 0.(1'11%R 1 STATE OF OREGON 6 = • s� .. G?i'..tid � My commission expires 03/18/92 i? s,ti, cU S L C -z o 1 BMW -0Rl ' '4... � WASWNGTON COUNTY X { REAL PROPERTY TRANsPER TAX 1 -;∎ 4 $ lagin . -, f "°° . .6-9l x ►-1 FEE PAID DATE• ,` • it' 1t1, /- 2_ 4`a _: [ice W -- Its;• ti- ttlsFtu ,4,i, "�.,•.. ••r- 4L''L-T0.dS..`;ft'''';'..,. ''''.. --fir..y1'.vu �f6` - .ok,.:a,e .r- •x•. ._.,...-.�."�•ra^, ✓°• •.--•�-----( - s 1' . .A'—.._...... .. _ ,_M, �, 1 �i�!:. ''Fl=•,.,aL.aV1e..7.4. RG•y--,1/.R'nsfYl..iTr.1--.... un�lr-'• Y1•W! • • --- - . •1, fateamP,ocati.;Enrmemitv .2,16' Climhz.L.i.i: ...''. ..''''' Lf+.1-3.4.12Atiod ;,,,,,.,...--r''•'- '+'="FT,,,...,sn,ty-,....e..‘3;.-7,rzia),....e.,...011,4..:,446.Tt-,..„._::::;:.: .,.... -,_ . 7•Art-t 1 .4"..g., ; ..• ...--. _. • .4.77:i - ....,•••Tr ir- , ' .. .. '•":2'L:ilt.Ao• • I .4..- ..r0.1-V4ILV •, -.-iteitwe-' Order No. 91035823-W .,:x.-- - . .-..... :Y1 - - • I, i . - -........., es . I: ■12. EXHIBIT "A" ---- -... _ .:...,- Beginning at a point on the North line of Section 11, Township 2 .-.1: • M South, Range 1 West of the Willamette Meridian, in Washington County, --- -.. Oregon, which point bears North 89 25' West 200 feet from the _ -= Northeast corner of that certain tract of land conveyed to E.O. and .....-_:-...r."- Elizabeth Allen by deed as recorded on Page 148, Volume 100 of Washington County, Oregon, Deed Records, and which point of beginning ..10572R41 bears South 89' 25' East 1267.8 feet from the Northwest corner of ..7.71.44,'Nj that certain tract of land described on Page 226 of Volume 89 of Washington County, Oregon, Deed Rocordo; and running thence South „rstiial parallel to the East line of said Allen Tract a distance of 731.3 . _ ___ -....;;;Lr....-i feet to a point on the South line of said tract; thence North 89 25 ' —Wes-t-a-long--t-he-South--line--of said tract--100 feet to -a -point; -.thence --- ______ North parallel with the East line of said Allen Tract a distance of ==NraMO 731.3 feet to a point on the North line of said tract; thence South ...=.-...,.. ..--_,:.....mti 89' 25' East along said North line a distance of 100 feet to the place of beginning. -----1.- --.......f. ..,,, -,.;74.7:441Ti ___._... .-7.---:4=--1 .•,..i.IrM21 --,-- su.;... . ci ."....._-.-_,...., ___-...-. 1:=1...: .., ..744,1 2..-_...g.. , s....,.,..:. :. STATE OF OF1EGON ---k•43:1,H•.. ) Ss ..,,...1.% , County ot Washington .mr sa"..t.4 • • and TattionRazeRa Wit o 0 r of rtrreoannonni- %.-10 ..zi.:••;' t k•1•4•,•,:: ••'..k '. the within Kitrucnent of writ( '49; °calved t-k...4i•• -'-::•i"3-1 .....-,., . I *• .Fry-A- Nan et t:414.1.4 --Z74;4,4! ; 1 i Hans . ns veyanoes for coroofy;ell and recor4Vd)j-tiook ol,record2ohlust aunty. 11-...°!ISO:CP.410W !Irk a.- _.4.1141a.4 .-tt.,.. .. IP •- -r--.- . .•• if, ow -7:atiril / , -raitAW1 G>.--.!• _-.......:".•.' c, ilairni Ok • - .,..1 COU .t%`' tAiliPW -- 7.-.' i''-'-'-••. --;: Dec : 91010811 ____... Rect: 50302 133.00 .- 03/06/1991 11:05:39AM si.-Par.A" _... • 13:-.31C";."c.'1' ...--: .......c, '21E1 1.... ..1 ........-.:a WU '...— g..,W .-..i .-- •:..z..r_-: f 2. ____ -.— itt4ae •--- a 4.111,---.: ....-.''''-w1--V.A, ';1,-iViVi:4-,.-?7,41k4,ii:ez!,:;-2-?4,i'.,-. tr-17' ...,01,441,,, . -N.1t5,I*: •.-,i1,074j-g""w...== tr•-•--- 7.._.---..z,.._-_•-- .• :-'7r.,IT -4,1 -..,,... lifo- --- 1-t.t-31-.1.. ..;,..vm.lt”-r‘r,, i,k. ..'1-4.-f• —b*. -0....A., . ..f,. ..ig'or.e.:::f.-- . - - - --- e -..I'''''rr''.7 5°4"qr. 16' '' r.-' •,fil ,-,,,.e. mAk4,6vii- e:,'., .of4:-gii-Arytt-44;.-4-3,wietit: ril,r7a...:q,,-4;: mt...m.-= --------7: „„c,.....,_,. •I'-'„ AV ' ■qm .-'' '}-,,,i",,,b4.•,..... .4,f•,,, ,...t ,sl ,.,1.,,, , • .-,.',, , ,V,k. ' ,10*:„No .1.-AS,-sic-irstiiiiiiaixieowrscameoloor -•---• - -A-1-, ,.. •- N `.•'41- ..i...Vir ' .1,' ' •.11.V.E,, • ..., ..,. :=.7...:fr.4.M-14'•itk.,, -.....y., ., J■,... .- ,,e -' - ' •-• A ..- Of.t•tt141--.'.' rfr„44._••.• .1'. t',.... •-*.I.....,..vt.-i. --. .Anealtewousatwom :;:n3t.i.:i.L,*4._.,., PlIii":ir:rj •,•q14:. .16%:04.10;•,,!'di•K.,Ya,.,' ,•'AV, t•■..''•I'r l .4144•'..1,-;:pi IA ;14g;`.h..4.4„1..„Ci VI;g. .-. p9- ;.:`,?-,..,t k3.1.,.;-4.,eM•g;Weill;,4: ...,,,, :N.e,..,......._•_apactr3..3,22La .0•11% .-V - 4,e4' i '1411-1154;e. - ".14:45)•r•Ii=74%,,Vbe -. ' fq,-,' *.W.i.:,..V;Nfti.3.V:s.r.,r;7•YE;t.t -;---,--.--Yr;.-- —L-.----.7,;-=z..- On ,IL4 7tN h •-•ic..",-• • •*=-Y-'210 'IsAf$4,,'"",b-f-, -—.=,,----- :',:;.:0,,VASZT:;:e.$;;:v45:;.6_,V4_14.:7•,, , A 64-14trzakti:• )e-d.,M,?;41,=114 •-xViet.i'' ','P'444.V ti1.4''....Eti-11:".4t4`A;..":4: 4.1';'"*."---'''', •°°,7 -1 ----=-L-----:- !:•.1.:;-:40r,"..•.'..%).7,-,',:.-*';K:a•,V,v,P....-vi/,.-1'ti...1, -,,k;tifi hSia....o. Vh.if._..,-'`-t" 1!-.44-_,.,-..(. tat,41,,,t,--ev,igkrkaa..0."...-1-7,--::,;...+.1... --e.t.---;. .::.---..-, :i'...ft:,,IT..Y,'-'":;;i-7.4:liqiitc Wee PA-„24::.,,..1..-01:4,..n..P.,,rhabt4H-6%f.,,„ ...Jr...,,, •il■- •.0> /t •3•;.•...r.-y,-.,!:.-d-,,...1:,...,-.4r,,,,za....,--w...4.\(,.....,,,...- 4.--,...,7....:...i..,..,,,-,...v.0.,..1.-f 0,11**.i.4:..,4 -,., . . — ...,,..---.4,.v...:-.).4,-op.:,,.t.a.,: .-..,----,-.,-.-.. .,.7.m,_,__...--..7.; .--- ---- ----.1.---:----'7_---__----.1.--:.',.„_..'..--.1-_-"...;-r-f!., -.' ,...-......'-'...-.%.....4,....'' 2 1,...... ...... .z!'4:ti.4.41,41„,....;;:awi. ,,--,P.;,?r`4,.... -'7:=-T-- -:..= t- -5— z----;.--743.424t#4%.:27?4,,AL,Rofd,A,m4,. r.Wig** ..--. -. .4- ...uP .1‘.4,:i.:1'14,--1-4s,!.,- . W.--i--Wrii----..-.-Ta., .-t--"-?-.=r--tP-'!' _____________= _Iiis_t. 4.4._ _thes.i...i.xHa,..4tettnl1/40.02p44,.. ....„,,.,,,,,4 .. , ,,k ... ...,..„7,., --...,--- -,.--- ... --,.......a.---.-:,:iii ..,., . .....,..•, ,. .. . .,,,.. •ve...gait:,.-Jac: • • ..,... .., .•,.;_ __ _=----,-.=7.-:....-.v...-;-...7 - ---------- --..=-....-----...--7.-.:-.----•7. ..:-F-,...E...-.7.:.-..t.tr.ifs61,31.11:14-,:r 17-.: ,,„, .,;}'A ''•:., NAP ,O, iv-45a ftr.' ,, ...f.iftfe•Ctif,,,-L.`,17.15.-11.--.--NroWall- -7.1a. •Iihe''''4 `..g YLW'''-• :. A ■'1 .4.''' ---------=--. 4-80: . P'Al L-1143"4.1- ,• •• ■ ;.'''' '''-•'4" .,,..r450.g.i9M` ---:.-- --.:','..”.. --a----7-2T-..--efe.5Y-4.31,40. ,;':;.7.'''''''',7••_• _'' -,Tar-AWIS:tr,..1.... 71 x'•.':-.. ;„,••,?- ..3. - .- ;i•-•acir,,I,v.4.gaa - rezPwAL . SX - 4 4_ l,,i,'i,•.,;,,,s.',i:-L::•4•c-.,_.',1.a.k.3..4-x,,f..,0.,,,,r,f.,--.t.S.vni.0t.i.Gl2u,.:..:..27i•.r&r,....s L.Oa•.i.t t.,4.C....4,-_..1:2a,75-..,17,ft,-,W...■,.•,.•,.-.•*.7'.`-/.',...-,.•4:-.-.,---t-y--.-..,-.-_...1..3'...1.:".a.g_='"i_4wg,:,_,_-°r_,_a,I_,...n-i.•. •z, , .x. Nit..-,.. '''' .,._'.... . .N.ra,"' ...Z.,:• VP.-.1.• ...'",'...'. • ,:...:,:n>145.5FP-%-.Zki-4,?- .f.g.tPv'P..-.1.igqii.i.A.,..z..iie.:4-4,-",..A!t-witustie.451,. pz.7,...a....?,44,1.‘,01....,*.,..,-.0.4..... ...:-.v....,:q4,-4,-Ttw-- STATE OF OREGON RECORDING REQUESTED BY } SS I deiity National Title Company of Oregon of waahlnQtan GRANTOR'S NAME f County Sandra K Lee and David D. Lee the L` -_'';; anti . \e -Bald county �JII. t.4i/br_'• -1&r.-�- i 0 GRANTEE'S NAME a 41 ` - 1 4'4:.,; I` - fo Sandra K. Lee and David D. Lee ` - +* ,. 1, SENO TAX STATEMENTS To: \� ,•�`; � Sandra K. Lee & David D. Lee ,k rector of �� ,1rOSS 1∎ axatk)n,Ex- C✓ 7104 Southwest Florence Lane ' " Portland, OR 97223 Doc : 2001038901 Rect: 277729 27.00 AFTER ItECORDINO RETURN TO: 04/30/2001 01:58: 11pa Sandra K. Lea & David D. Lee 7104 Southwest Florence Lane Portland, OR 97223 • :.. - STATUTORY BARGAIN and SALE DEED Lo7 4---"�� d✓`��*``y'T' Sandra K Lee and David D. Lee, Grantor, conveys to Sandra K. Lee and David D. Lee as tenants by the entirety, Grantee, the following described real property, situated in the County of Washington, State of Oregon, See Exhibit 'A" for Legal Description of property. This instrument is recorded to perfect a property line adjustment for Sandra K Lee and David D. Lee Lot 8 "Allen Tracts" (unrecorded) in the Northeast 1/4 of section 11, T2S, R1 W, Willamette Meridian in the City of Tigard, Washington County, Oregon. Surveyed March 7 2000. THIS INSTRUMENT WILL NOT ALLOW USE OF THE PROPERTY DESCRIBED IN THIS INSTRUMENT IN VIOLATION OF APPLICABLE LAND USE LAWS AND REGULATIONS. BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT THE PERSON ACQUIRING FEE TITLE TO THE PROPERTY SHOULD CHECK WITH THE APPROPRIATE CITY OR COUNTY PLANNING DEPARTMENT TO VERIFY APPROVED USES AND TO DETERMINE ANY LIMITS ON LAWSUITS AGAINST FARMING OR FOREST PRACTICES AS DEFINED IN ORS 30.930. THE TRUE AND ACTUAL CONSIDERATION FOR THIS CONVEYANCE IS -0- (See ORS 93.030) DATED: October 24, 2000 Sandra K Le:. .avid D. Lee STATE OF OREGON • COUNTY OF W 0,..ti .A. This instrument was acknowledged ledged before me on by Sandra K. Lge and David D. Lee - . R y � OFFICIAL SE.AL ALB3A aAHR NO pulETC ok OREGON MY COMMISSION EXFIRES: n',-)VCIy1'2l✓ , a)1-I MY CCIMM15S001.4 C $001.4 e}CP1qg NOV 1.2004 FORD-309 (Rev 219e) STATUTORY BARGAIN AND SALE DEED 1 a' . .. „ItagjalliffillIMMOIRIMIRMINNER 1.1... ,e 0 REVI.ED DESCRIPTION OF THE LAND DESCRIBED IN DOCUMENT NO. 91010811, TAX LOT 100, IN THE NE 1/4 OF SECTION 11, T2S, R 1 W, WILLAMETTE MERIDIAN, AND THE CITY OF TIGARD, • WASHINGTON COUNTY, OREGON A.PORTION OF THE LAND DESCRIBED IN DOCUMENT NO. 91010811, IN THE NE 1/4 OF SECTION 11, T2S, R 1 W, WILLAMETTE MERIDIAN, AND THE CITY OF TIGARD, WASHINGTON COUNTY, OREGON; MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT A 5/8” IRON REBAR WITH YELLOW PLASTIC CAP INSCRIBED "RAJ LS 2725" ON THE WEST LINE OF THE LAND DESCRIBED IN BOOK 405, PAGE 80, (1958), WASHINGTON COUNTY DEED RECORDS, SAID POINT IS S88'19'1 1 "E, 2299.88 FEET AND S01 D03'39"W, 115.00 FEET FROM A BRASS DISK IN MONUMENT BOX AT THE SE CORNER OF GEORGE RICHARDSON DONATION LAND CLAIM NO. 38, 800K 3, PAGE 376, ENTRY 152 USBT NOTES; THENCE S88'19'11 "E, 79.00 FEET TO A 5/8" IRON REBAR WITH YELLOW PLASTIC CAP INSCRIBED "RAJ LS 2725"; THENCE NO1'03'39"E, 95.00 FEET TO A 5/8" IRON REBAR WITH YELLOW PLASTIC CAP INSCRIBED "RAJ LS 2725" ON THE SOUTH RIGHT-OF-WAY LINE OF SW McDONALD STREET (COUNTY ROAD NO. 430); THENCE S88'19'1 1 E ON SAID SOUTH RIGHT-OF-WAY LINE 21.00 FEET TO THE EAST LINE OF THE LAND DESCRIBED IN BOOK 405, PAGE 80 (1958); THENCE S01"03'39"W ON SAID EAST LINE AND THE EAST LINE OF THE LAND DESCRIBED IN DOCUMENT NO. 91010811, 710.83 FEET TO THE SE CORNER OF THE LAND DESCRIBED IN DOCUMENT NO 91010811; THENCE N88'22'39"W ON THE SOUTH LINE OF SAID LAND, 100,00 FEET TO THE SW CORNER OF THE LAND DESCRIBED IN DOCUMENT NO. 91010811; THENCE NO 1'03'39"E ON THE WEST LINES OF THE LANDS DESCRIBED IN DOCUMENT NO. 91010811 AND BOOK 405, PAGE 80 (1958), 615.93 FEET TO THE POINT OF BEGINNING. THE LAND DESCRIBED ABOVE CONTAINS 63580 SQUARE FEET, MORE OR LESS. I L • MIC/ REGISTERED PROFESSIONAL LAND SURVEYOR OREGON JOHNSON LAND $URYF)7NG 25, 1995 T ROBERT JUL;f2A72 LAN JOHNSON 11500 SW Greenburg Rd, Tigord, OR 97223 JU EXPIRES 630 01 (503) 639-7919, Pager (503) 909-6062 Fax (503) 670-9050, E-Mail jsurvey©gte.net Nmerilinwrimplonnessumms Property Detail Page 1 of 1 S — / — a/14-,3 714 /9/ 1- Artitin Wye 8990 Sw Mcdonald St Tigard, OR 97224 Property Profile Property Information Owner(s) Lee David D&Sandra K Parcel# R0499106 Property 8990 Sw Mcdonald St Map Coord ;2S-1-11AB Tigard,OR 97224 Census Tract 308.01 Mailing Addr 7104 Sw Florence Ln County Washington Portland OR 97223 Owner Phone Legal ACRES.17 Characteristics Use Sfr Year Built 1942 Sq.Feet 864 Zoning Lot Size 0.17 #of units Bedrooms 3 Bathrooms 1 Fireplace 1 #Rooms Quality Heating Forced Air Pool/Spa Air Style Stories Improvements Parking Detached Garage Flood Attributes Cont. Footing Foundation;Composition Shingle Roof Cover;Gable Roof Type;Wood Exterior; Property Sale Information Sale Date 03/01/1991 S/Sq.Ft. $109.95 2nd Mtg. Sale Price $95,000 1st Loan Prior Sale Amt. $58,000 Doc No. Loan Type Prior Sale Dt. 04/01/1986 Doc Type Warranty Deed Xfer Date 03/06/1991 Prior Doc No. Seller Lender Prior Doc Type Tax Information Imp Value $63,405 Exemption Land Value $88,820 Tax Year/Area 2001 /023.74 Total Value $152,225 Tax Value $152,225 Tax Amt $1,371.67 Improved 42% Information compiled from various sources and is deemed reliable but not guaranteed. httnc•//fwnrnrha,Ph1 firctam Pnm TP ctWPh/PACTnrrlpr/Prnnc.rtArT nnln'nine cn1PrnnPrttTlata 4/1t/')nn? RECORDING REQUESTED BY STATE OF OREGON 1 SS Fidelity National Title Company of Oregon County of Washington GRANTOR'S NAME I. Jerry = •- ` ° of As9eea- Sandra K Lee and David D. Lee Clerk for ^.;� + • merit and " County " y '• "' Ify that the ad ce GRANTEE'S NAME county.;'--)+N said Sandra K. Lee and David D. Lee „t ld Pyt `/ • C. SEND TAX STATEMENTS To: . .0 Sandra K. Lee & David D. Lee \F�"'l ,v rector of 7104 Southwest Florence Lane '- __' ° +O^• ' Portland, OR 97223 ±+R lark Doc : 2001038900 AFTER RECORDING FtETURN To: Rect.: 277729 27.00 Sandra K. Lee S. David D. Lae 04/30/2001 01:58: 11pm 7104 Southwest Florence Lane Portland, OR 97223 =•• •- - ••• - • STATUTORY BARGAIN and SALE DEED L 4,7 L,,..a- 4Sj Sandra K Lee and David D. Lee, Grantor, conveys to Sandra K. Lee and David D. Lee as tenants by the entirety, Grantee, the following described real property, situated in the County of Washington, State of Oregon, See Exhibit "A" for Legal Description of property. This instrument is recorded to perfect a property line adjustment for Sandra K Lee and David D. Lee Lot 8 "Alien Tracts" (unrecorded) in the Northeast 1/4 of section 11, T2S, R1W, Willamette Meridian in the City of Tigard, Washington County, Oregon. Surveyed March 7 2000. THIS INSTRUMENT WILL NOT ALLOW USE OF THE PROPERTY DESCRIBED IN THIS INSTRUMENT IN VIOLATION OF APPLICABLE LAND USE LAWS AND REGULATIONS. BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT THE PERSON ACQUIRING FEE TITLE TO THE PROPERTY SHOULD CHECK WITH THE APPROPRIATE CITY OR COUNTY PLANNING DEPARTMENT TO VERIFY APPROVED USES AND TO DETERMINE ANY LIMITS ON LAWSUITS AGAINST FARMING OR FOREST PRACTICES AS DEFINED IN ORS 30.930. THE TRUE AND ACTUAL CONSIDERATION FOR THIS CONVEYANCE IS -0- (See ORS 93.030) DATED: October 24, 2000 Sandra K - . David D. ee STATE OF OREGON COUNTY OF "Pa(7/1,p) This instrument was acknowledged before me on OeterbeT klarzh 2-eoo 1:515( by Sandra K. Lee and David D. Lee _ pr= OFMcs.M. S/ 11i3► SAME ' NOTARY�LfC�NO Y PU OIREGON GDNMAL3oN NO. MY COMMISSION EXPIRES: ,lJ V4F4t i`ee' a0 c7Y MY COmmiSSOONEQ•I�ES yO 7 FORD•3O9 (Rev 2/98) STATUTORY BARGAIN AND SALE DEED I - a , . _ • • . • . . . . rPi EOSED D DESCRIPTION OF THE LAND DESCRIBED IN BOOK 405, PAGE 80 (1958), TAX LOT 101, IN THE NE 1/4 OF SECTION 11, T2S, R 1 W, WILLAMETTE MERIDIAN, AND THE CITY OF TIGARD, WASHINGTON COUNTY, OREGON A PORTION OF THE LAND DESCRIBED IN BOOK 405, PAGE 80 (1958), IN THE NE 1/4 OF SECTION 11, T2S, R 1 W, WILLAMETTE MERIDIAN, AND THE CITY OF TIGARD, WASHINGTON COUNTY, OREGON, MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT A.5/8" IRON REBAR WITH YELLOW PLASTIC CAP INSCRIBED "RAJ LS 2725" ON THE WEST LINE OF THE LAND DESCRIBED IN BOOK 405, PAGE 80, (7958), WASHINGTON COUNTY DEED RECORDS, SAID POINT IS S88'19'1 1"E, 2299.88 FEET AND S01'03'39"W, 115.00 FEET FROM A BRASS DISK IN .-, 1(X1 MONUMENT BOX AT THE SE CORNER OF GEORGE RICHARDSON DONATION LAND I` k ` CLAIM NO. 38, BOOK 3, PAGE 376, ENTRY 152 USBT NOTES; THENCE , h� ° 588 19'1 1 "E, 79.00 FEET TO A 5/8" IRON REBAR WITH YELLOW PLASTIC CAP x I INSCRIBED "RAJ LS 2725"; THENCE NO 1'03'39"E, 95.00 FEET TO A 5/8" IRON ry , , REBAR WITH YELLOW PLASTIC CAP INSCRIBED "RAJ LS 2725" ON THE SOUTH RIGHT—OF—WAY LINE OF SW McDONALD STREET (COUNTY ROAD NO. 430); THENCE N88'19'1 1 W ON SAID SOUTH RIGHT—OF—WAY LINE 79.00 FEET TO THE WEST LINE OF THE LAND DESCRIBED IN BOOK 405, PAGE 80 (1958): THENCE S01'03'39"W ON SAID WEST LINE 95.00 FEET TO THE POINT OF BEGINNING. THE LAND DESCRIBED ABOVE CONTAINS 7504 SQUARE FEET, MORE OR LESS. REGISTERED PROFESSIONAL LAND SURVEYOR OREGON , /dONNSON LAND SUA'I/�7'!NG JULY 25, 1995 ROBERT#2R1API JOHNSON 11500 SW Greenburg Rd, Tigard, OR 97223 k '� (503) 639-7919, Pager (503) 909-6062 EXPIRES 6/30/0i Fax (503) 670-9050, E—Mail jsurvey®gte.net IIIImes■o. dmr► v ® . NiteOw1Plus - Property Detai._ Page 1 of 1 4. 94 Property Details 9030 McDonald St Portland,OR 97224-5927 Property Last Updated: 6/27/2002 2:25:16 PM County Last Updated: 11/14/2002 1:10:22 PM Ownership Information Parcel No R0499115 Reference Parcel Number: 2S111AB 00200 Owner(s): Lisa J&John P O'Keefe Site Address: 9030 McDonald St Portland,OR 97224-5927 View Property History Mail Address: 9030 Sw Mcdonald St Tigard,OR 97224-5927 Sales and Loan Information Transferred. 06/19/1991 Lender Name: N/A Sale Price: $97,500 Title Company: Unknown Sale Code: N/A-Unknown Seller N/A Document#: 31944 Loan type: Unknown Deed Type: Unknown Interest Rate Type: Unknown Loan Amt 1 St: N/A Mortgage Rate: N/A Mortgage Term: N/A Assessment and Tax Information Assessed Value: $192,320 Improved: 29.7% Land Value: $135,210 Improved Value: $57,110 Assessment Year 2002 Tax District: 02374 Owner Occupied: Y Tax Year: 2002 Tax Amount: $1,858.92 Tax Frequency: Annual Property Description Section: 11 Township: 02S Quarter: NE Range:01W Use Code: R101 -RES NO SIGNIF IMPROVED Zoning: WA N/A Legal: ACRES.99 County: WA Municipality: Tigard Subdivision Name: N/A Map Grid: Page-Grid:655E5 Square Feet: 1,060 Bathrooms: 1 $/SgFt: $92 Bedrooms: 2 Square Footage Garage: 528 Square Footage Basement: N/A Lot Size: 43,124 House Style: Unknown Acreage: 0.99 Year Built: 1945 Construction Type: Plywood Foundation: Concrete Roof Type: Gable Roof Material: Composite Shingle Garage: Unattached Pool N/A Census Tract: 30801 —1 New Search 1..+..•//..,....., ..:........1...1..., ...-./_-......._.L.._,.47.1..i..n_._:1- It em --.-nnnrn_nA11ninennnmAmr- 1 ninI nnn .:o.y�� .v�,� e;.,•.n--- •. �... .... ' ,1.:.W'.:3:.r+. -.-.ate•_.. _ = ° oo 91(33144 •--:_,- i5 b. D� Washington County -"— p• OD WARRANTY DEED - STATUTORY FORM ,,. �^�`� �• 0� (Individual Corporation) 4: _AAAAAA G') HAROLD M. GODFREY end LESTA D. GODFREY g;: '.a=' Grantor, conveys and warrants to: LISA J. O'KEEFE and JOHN P. O'KEEFE WIFE AND HUSBAND '-T.7 Grantee, the following described real property free of encumbrances except as !�. :,• specifically set forth herein: ',U1kRIEMI SEE ATTACHED DESCRIPTION SHEET °r .•. This instrument will not allow use of the property described in this instrument in Violation of applicable land use laws and regulations. Before signing or accepting this -11 . instrument, the person acquiring fee title to the property should check with the M;: �� ira appropriate city or county planning department to verify approved uses. {' ; ' ENCUMBRANCES , ' THE POWER OF ASSESSMENT OF THE UNIFIED SEWERAGE AGENCY OF WASHINGTON COUNTY. THE RIGHTS �." YV _.. OF THE PUBLIC IN AND TO THAT PORTION OF THE PREMISES HEREIN DESCRIBED LYING WITHIN THE :„ 7 ;'■, LIMITS OF S.W. MCDONALD STREET INCLUDING LTHAT PORTION DEDICATED BY INSTRUMENT RECORDED ?i' ,4�.+:'- MAY 2, 1989, AS RECORDER'S FEE NO. 89-19630. WAIVER OF REMONSTRANCE RECORDED MAY 2, -,. :: 1989, FEE NO. 89-19631 & 89-19632. i.: 'k v� ,�a 4. III I. !The true consideration for this conveyance is $97,500.00. 4.7. Dated this June 18, 1991 p grantor, it has caused its name ;t if a corporate to be signed by order of its board of directors. F ':4i :,..,..', ,'u 7/ � .rte me HAROLD . IDFREY �/ i LESTA D. •DFREY rl�� r LJ�, STATE OF OREGON, ) p County of Washington )S5. ' cv June 19, 1991 DATE - . `'`.; U Personally appeared the above named HAROLD ; `l `a.: M. GODFREY AND LESTA D. GODFREY rQ ;;� �L'- ackno{alQd&ipg the foregoing instrument to ;,,.. :% 6.,4 be, ttlher/.thgr voluntary act and deed. Y : .' 14 Y _ terre me: „r•"Tr� 0i: $'A$�:I17;TOM C�t1NTY ?. c�,•l ,�• 1 • *J AL I"•""W5''t TV::'::;:r7 T.:X �..,_:-•::-- NotA lilic.'�brOr. Oregon 4 �.: '! 9� 6_/9-y/ ,:�. 7 '." FEE PAID [1'?2 .- My cpAmissign'e,cpires: 7/15/92 k t,,, r.- .,,` . .,x After`recording, return and ';i�iy '7.''' , send tax statements to: ; It's,lp LISA J. O'KEEFE ii.. 9030 S.W. McDonald Street '�' Tigard, OR 97224 t�!c Escrow No. 320008127 MM - Order No. W82604 41i Faltgallal la ij. " 1 44 -�= /— 2 ii0` 1±;vt - , g id 1- M M Egi� 0 -T'r ...:e{ '.ma.y.._... ..... , _ . �y! _aVSr l "'-1 'kt.. -_ - _ ,r_a r : u,ru"'t:R: IeS,49..-..,.....0.• k R , " .",....1t:.::..".,;;;,{re i i+" r• yP7 y'.,eid i— Spi . % _ —m. .' _ a • ,l : Escrow No. 320008127 MM �yi, 'r`; ,r.•'; Order No. W82604 ,�•y `.;7•. :.:?• ai.. Page No. 2 6'(/ =j '• 1 DESCRIPTION ' " ;'';' ` 2S1 11AB 00200 ,.�f,' 17. iy + 4 .. Tract Nine (9), ALLEN TRACTS, an unrecorded subdivision more fully described as follows: tr. Beginning at a point on the North line of Section 11, Township 2 South, Range 1 West, i,''y- Willamette Meridian, F?nshington County, Oregon, which point bears North 89-25' West K..,;. - .- 300.0 feet from the Northeast corner of that certain tract of land conveyed to E. O. and _h?i d•', Elizabeth Allen by Deed as recorded on Page 148, of Volume 100 of Washington County, Oregon, Deed Records, and which point of beginning bears South 89"25' East 1167.8 feet . Y•1 j, from the Northwest corner of that certain tract of land described on page 226, of Volume •: �,.. ''•1'- 89 of Washington County. Oregon, Deed Records, and running thence South parallel to the ' y 14 East line of said Allen Tracts a distance of 731 feet to a point on the South line of ', '��a said tracts; thence North 89`25' West along the South line of said Allen Tracts a +` •". ede distance of 100.0 feet to a point; thence North parallel to the East line of said tract, "'. ;'� .�'�. );;_ a distance of 731.3 feet to a point on the North line of said tract; thence South 89'25' ':_ ••,: `'t'', East along the North line of said tract a distance of 100.0 feet to the place of 41 n ; beginning. '7`;r' Z, mire ;.. +.t 5- EXCEPTING THEREFROM that portion described in deed from Harold M. Godfrey and testa D. w; 'I. +n'• Godfrey recorded May 3. 1989 as Recorder's Fee No. 89-19831, said portion being more -4:: particularly described as follows: ?`l; • A tract of land situated in the Northeast one-quarter of Section 11, Township 2 South, r";•` Range 1 West of the Willamette Meridian, Washington County, Oregon, being a part of Lot e� '. 9, ALLEN TRACTS (unrecorded), being part of that certain tract of land conveyed to IL-1-4 :1;r?p • : Harold M. Godfrey, et ux, recorded • in Deed Records as Fee No. 87032704, Washington `,t� '•- = County, Oregon; being more particulary described as follows: '��'?c Beginning at a 3/4" iron pipe in the Southerly right of way line of S. W. McDonald •,. ,, Street, which iron pipe bears North 89`25'00" West 300.00 feet and South 00-00'00" East 20.00 feet from the Northeast corner of E. O. and Elizabeth Allen tract in Book 100, - Page 148, Deed Records, Washington County, Oregon; thence South 00-00'00" East along the Easterly line of said Godfrey Tract, 441.30 feet to a 5/8" iron rod and the true place r of beginning; thence from said true place of beginning continuing South 00-00'00" Eas'. • along said Easterly line, 270.16 feet to a 5/8" iron rod at the Southwest corner of said ':, Lot S, ALLEN: TRACTS ( unrecorded); thence North 89-26'16" West (Deed North 89-25'00" .:4; t West) along the Southerly line of said Lot 9, ALLEN TRACTS (unrecorded) 100.00 feet to •,...; the Southwest corner of said Lot 9, ALLEN TRACTS; thence North 00'00'00" West along the °a� '4 Westerly line of said Godfrey Tract, 270.20 feet to a 5/8" iron rod; thence leaving said .;;• , ';;=� Westerly line of Godfrey, South 89'25'00" East 100.00 feet to the true place of "= • beginning. '�',- . � r.r•i ' STATE OF OREGON 'r M County of Washington SS ri W: I.Jerry H.Hanaop„Atrector of Assessment - :? and Taxation and.Ex:Ofticro'R114order of Con• y ;'r: -V veyances for said county,etxnerebk,Fertlfy that '~:: ;�' the within In-eta:ment of.writinp,•wa;.received t;yid •,• :: and recorded in book of records ofaoi county. �t:It.i. . iy: r uJ 1' :;3ia ' .. . Jerry R. Henson. Q1reCtor of '= tF. , a) fr•-;;:j � c Atweeument'and:T eti Ex- r•. '3,f " Otticio County Olerk- .�-. • 4 4t0 Doc 91031944 r+ ,;x'e; e j Rect: 56541 136.00 �'r�•.31 ?L`a!: . 06/19/1991 03:07:47PM �'.'-%4: tS '.2..s.=.4:0,-,', 5!!! 2 411 i® - - :ti r . GREENSWARD PARK NO.3 NEIGHBORHOOD MEETING INFORMATION AFFIDAVIT OF MAILING/POSTING NEIGHBORH D MEETING NOTICE IMPORTANTNOTICE: THE APPLICANT IS REQUIRED`TOMAIL THE CITY OF TIGARD A COPY OF THE NEIGHBORHOOD MEETING NOTICE THAT PERTAINS TO THIS AFFIDAVIT AT THE SAME TIME PROPERTY OWNERS ARE MAILED NOTICE, TO THE ADDRESS BELOW: 6' ``^4 Y_ *?- City of Tigard Planning Division ''�' "�� ", ` ° y ° ''" ' ..qtr: {3125 SW Hall Boulevard "�" �. �� * p: Tigard, OR 97223-8189 l„t - i 50 4 , k� d' :_0k1 ILK„6. ,0 IN ADDITION, THE APPLICANT SHALL SUBMIT THIS AFFIDAVIT & COPIES OF ALL NOTICES AT THE TIME OF APPLICATION. MAILING: I, S L t (_ �" , being duly sworn, depose and say that on the I m day of i')c.tows ,� 20;i L , I caused to have mailed to each of t e persons on the(attached list, a notice of a meeting to discuss a proposed development at (or near) ��t 1( S c�J do�c', I , 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 , with postage prepaid thereon. ot J 5 . 19 Signature (In the presence of a Notary Public) POSTING: I, L ck V"1 L G ' 1— c C L-J r C 6 , do affirm that I am (represent) the party initiating interest in a proposed 27--1...4:.)7 .5,--/6.-/vase affecting the land located at (state the approximate location(s) IF no address(s)and/or tax lot(s) currently registered) , and did on the t 5 day of Doc,,---A n4-- , 20 C personally post notice indicating that the site may be proposed for a 2-7-Lor- 4-#7-Ain Z2i t/i 5(<'>-) application, and the time, date and place of a neighborhood meeting to discuss the proposal. The sign was posted at 5 910 '""' Mc__ c - y 1 d'j k S Fr S c ? c (state location you posted notice on property) -- S cd_W- Signature (In the presence of a Notary Public) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETE/NOTARIZE) STATE OF QYZ- 4QAJ ) County of WAS t N&-?-EM SS. Subscribed and sworn/affirmed before me on the i'-:= day of D .-C 1'1 6&/K- , 20 0 2. �s OFFICIAL Scf,L f,a-' CHERRY N MOORE C j NOTARY PUBLIC-OREGON i COMMISSION NO.350410 ,LG4��i i//��VL MY COMMISSION EXPIRES NOV3,2005 NOTARY PUBLIC OF OREGON My Commission Expires: ,c/0V, 3) 2 005- Applicant, 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 Uogin\patty\masters\atfidavit of mailing-posting neighborhood meeting.doc • HARRIS - McMONAGLE ASSOCIATES INC. ENGINEERS-SURVEYORS 12555 SW HALL BOULEVARD TIGARD,OREGON 97223 TEL(503)639-3453 FAX 639-1232 December 18, 2002 RE: PROPOSED DEVELOPMENT: Preparation of a Development Review Application in the City of Tigard for a 27 single family lot development project "GREENSWARD NO. 3", to be located on Tax Lots 1100, & 1 000 of Map 2S1-11-AA and Tax Lots 100, 101 & 200 of Map 2S1-11-AB, located on SW McDonald Street, Tigard, Oregon. Dear Residents: Harris-McMonagle & Associates, Inc. (engineering, surveying, and planning), is representing Colton Fettig Company, the developer of the property located on SW McDonald Street, Tigard, Oregon. Prior to applying to the City of Tigard Planning Department for the necessary approval, we would like to discuss the proposal in more detail with the members of the Citizen Involvement Team and surrounding property owners and residents. You are invited to attend a meeting on: Wednesday, January 29, 2003 City of Tigard Water Dept. Building Richard Brown Auditorium 8777 SW Burham Street Tigard, OR 97223 6:00-7:00 PM Please note that this will be an informational meeting on preliminary development plans. These plans may be altered prior to submittal of the application to the City. I look forward to discussing the project in more detail at the meeting. Please call Jay Harris or Lance Ludwick at Harris McMonagle Associates Inc., 639-3453, if you have any questions. Sincerely, 4-12-jk. Lance S. Ludwick Project Engineer GREENSWARD3-MTG.doc GREENSWARD PARK NO.3 NEIGHBORHOOD MEETING NOTES January 29, 2003 Below: Jay=Jay Harris (Engineer), Dave=Dave DeHarpport (Builder) Intro by Jay 3-4 months for planning, process description. Const. —beginning late fall — early winter. (Jay) Can contact H-M or City with written testimony (Jay). Copies available at H-M next week(Jay). Planning to submit app next week (Jay). Concern raised by owner across street for traffic turning left out of project. Concern raised by owner to south re: fence. Concern over oak tree on lot 13 to be retained. Jay explained how tree mitigation works in Tigard. Dave said 2500-2700s if homes for $350-400K. Will homes look "the same"? Dave says"No". Private Drive Tract B was raised as "a small street" Why? Jay explained why private drive is proposed. Why stubbed street to east? City require it We don't. Needed for completion of block lengths. Neighbor to east asked "when will we discuss cut/fills?" Dave replied that cuts/fills will all be on"our" side of the property lines. Neighbor to east wants to talk about grading plan. Has "a couple of suggestions". What about Mt. View Lane? (another neighbor) Dave said "No connection will be made to Mt. View Lane". Welcome to come up after the meeting & discuss details, after this formal meeting. Jay— "Please sign in, if you have not already". Some discussion about how"big trees should be removed" or else they will topple. Post meeting discussions: "Will be a nice project." "Fence behind us is only wire" Dave said "we can put in tem const. Fences." "Before const. Please contact us." Live next to Whites. "Fencing & bushes would be nice." We have dogs. "Most of us don't have fences." Try to keep perimeter trees as a shield. Owner to west of project wants sewer/storm for his future development. Save Oak tree near south side of project. Types of houses to be built, siding, paint, roof, etc. Cost sharing of joint fences with neighboring properties. GREENSWARD PARK #3 NEIGHBORHOOD MEETING GUEST REGISTRY JANUARY 29, 2003 NAME MAILING ADDRESS /J PHONE # c � l _ ' • SU1 (1L - _,l . , SD 3 a$`74/ 4Z. _ WSLIMI /.7e ,ti, , . 1,74 - .5P-5-6 a-c9 -..9-0? / # ' ` . - / i• ' • . . n gig 7 Sc.) C cnswa. - L.-. (I A_ SD 3 -(,Z-4{-/4f(dr vriormomi -MY 44' _.1. _ a k .. ' !r sc . . . -0406-o . WE siipj- ?aka Su) ACT IfI ER)44/ 7 4RiD 6o3-6 39-8-ogE, _.L La- t: - 0 .___,.r.: tv._ TF •_ - - c9 s 3 \./IRM AIL �.. • i •r J. _I _ . • - .'c , ,0 • ES 477Z- 4235 -',.10112 ,w. .5,s r -S OR /._ .54'-7G f'5 41 , ._ ,n S o - 6 3 3_44, . .„ ....wirwrAwrifrffAiiiiivitr—IP.. &I 6,__ _(2__s- _ - ., A• t' •. �, .._ ' .�• . ►. _ _L 5�3 ', .9'to 3• Bra.ce.. KAACr $1160Su/ M°PP..s.►Id.51e4..4- vi6.4-9 , •03-•639-03l$ :a/. %..L . ' . tS . • , gr. „_, i " -rr/ - : - ' /5'asa So K - 971.4 „al 3-t31-5337 /1 . CITY of I • ' I "" A ••. // GEOGRAPHIC INFORMATION SYSTEM AREA NOTIFIED (500') t NUM= A ISISINMIN BUNMaST a>neaur nMMn 1i""MN1e _ FOR: Jay Harris mini ■,• sw,al n.2aM1,,, '" RE: 2S I I I AA; 1 000, 1 100 ° " '� 1.-I ,�ERLYN & 251 I I AB, 100, 101, 200 t a Ill m , I l ---- ,i ., \� `�` Property owner information 1 IIIIIIIMIIIMIL � Is valid for 3 months from EnraaaaM the date panted on this map. nmMtat n1t IIw ,\\\ I MONISM ELROSE CT `\\\ nnemini tt Er mill • TinnVann M,t.MMM r �10UNr \\\ I _- LN 0.- l �, , . ..,.�.E._ •eke Q U. i N V 1 tettelEaMM_ s.nrnwnM = nnuRas»o \TERR =PASSIM ammo o~D- 1 7alIMMM1 Op tI11W1SStM W / 0 100 200 300 400 Feet O nnwrww CO IM MM, lsntslMOea IIII, __(� nmwma (n ntttEUaw 1"=308 feet nnalaalaM Z �� N c0 A I N F7 ST m nn.MMM m Al- I, I I f INEZ City of Tigard Information on this map is for general location only and Should be verified with the Development Services Division. W ------\-- 13125 SW Hall Blvd j \r/\,--"Y ( Tigard,OR 97223 ` I 7 (503)639-4171 http://w W W.CI.tlga rd.or.us Community Development Plot date:Jan 30,2003;C:ImagicWIAGIC03.APR •25111AA-06500 2S102DC-01500 ANDERSON RICK L&JANICE R CALDWELL KIMBERLY D 15428 SW PEACHTREE DR PO BOX 1756 TIGARD,OR 97224 HILLSBORO,OR 97123 2S 111 AB-01201 2S 111 AB-02300 ANDRADE JORGE SR& CAUFIELD LARRY L&JUDITH M ANDRADE BALDEMAR& 9145 SW MTN VIEW LN ANDRADE JORGE JR/ANDRADE GRISELDA TIGARD,OR 97224 9225 SW ELROSE CT TIGARD,OR 97224 2S 111 AB-03602 2S 102DC-01603 BARRON SUSAN L CLARK PAUL E BETTY J 9150 SW MTN VIEW LN 9160 SW EDGEWOOD TIGARD,OR 97224 TIGARD,OR 97223 2S1 11 AB-01700 2S 102DC-02400 BEARD JOHN D&LYNN C CO-TRS CRANE TERRY E& 9230 SW ELROSE CT WILLODEAN TIGARD,OR 97224 9155 SW MC DONALD TIGARD,OR 97224 2S 111 AA-05500 2 111 AB-01500 BEARDEN DAVID T& C N RIC D EARL& CROFT ERIN MARY 8849 SW GREENSWARD 188 S FOR GROVE LOOP TIGARD,OR 97224 EGON CITY,OR 97045 2S 111 AA-06700 2S 111 AB-00401 BELDING STEPHAN P&JENNIFER M CRAVEN RICHARD EARL&MARY NAN 14340 SW 90TH AVE 18867 S FOREST GROVE LP TIGARD,OR 97223 OREGON CITY,OR 97045 2S 111 AA-00700 2S 102DD-00813 BIGGS PATRICIA N& CURTIS DAVID L&CONSTANCE G TR ARTHUR V TRUSTEES 14610 SW HAWK RIDGE RD 14250 SW 88TH AVE TIGARD,OR 97224 TIGARD,OR 97224 2S 10200-00800 2S 102DD-00812 BOZICH DANIEL L JR& CU S ID L&CONSTANCE G TR LAURILA LINDSEY I 146 HAWK RIDGE RD 8685 SW MCDONALD ARD,0 7224 TIGARD,OR 97224 2S 111 AA-01400 2S 111 AA-06100 BUTTERFIELD IRMA D/MARK J& CVETIC FRANK J&ELIZABETH I BUTTERFIELD CHARLES T JR TRS 14321 SW 90TH AVE 8770 SW MTN VIEW LN TIGARD,OR 97224 TIGARD,OR 97224 Si 11 AA-07500 2S1 11 AB-04500 BI RFIELD IR∎• D/MARK J& DAQUILANTE CHARYL BUTTE . CHARLES T JR TRS PO BOX 82745 8771 - M • EW LN PORTLAND,OR 97282 T ARD,OR 97224 .2S1 11 AB-00400 2S1 11 AB-00201 DEBRUYN PAUL&GRACE GODFREY HAROLD M TRUSTEE 9100 SW MCDONALD ST GODFREY LESTA D TRUSTEE TIGARD,OR 97224 9033 SW MTN VIEW LN TIGARD,OR 97224 2S1 11 AA-05300 2S1 11 AA-06200 DODSON CAREY ROBIN GROVER JOHN J&CARIN S 14336 SW 88TH AVE 14339 SW 90TH AVE TIGARD,OR 97224 TIGARD,OR 97224 2S111AA-03000 2S111AA-00401 ESPINOZA HUGO E HALL BOULEVARD BAPTIST 8660 SW GREENSWARD LN CHURCH TIGARD,OR 97224 PO BOX 230130 TIGARD,OR 97223 2S 111 AA-05600 2S 111 AA-01000 FERGUSSON THOMAS& LYNNETTE M HOLLAND RONALD J &KATHLEEN E 8873 SW GREENSWARD LN 8910 SW MCDONALD ST TIGARD,OR 97224 TIGARD,OR 97224 2S1 11 AB-02100 25111 AB-04200 FINCK WILLIAM R MARILYN HOWARD GLENN A&PAULA M 9235 SW MTN VIEW LN 14400 SW 92ND AVE TIGARD,OR 97223 TIGARD,OR 97223 2S1 11 AA-07300 2S 102D C-01400 FINKLEA BENJAMIN F&ERIN M HURLBUTT WILLIAM M&CHRISTINE 14399 SW 88TH AVE 8990 SW EDGEWOOD ST TIGARD,OR 97224 TIGARD,OR 97223 2S111AA-05200 2S111AB-04000 FINTEL CURT N& HURT JOHN J&PAMELA S HETLAND KRISTIN L 9105 SW VIEW TERR 14368 SW 88TH AVE PORTLAND,OR 97224 TIGARD,OR 97224 2S 102DC-01302 25111 AB-03601 FOOR SHIRLEY JOANNE JOHNSON HELEN M 8895 SW MCDONALD ST 9190 SW MOUNTAIN VIEW LN TIGARD,OR 97223 TIGARD,OR 97224 2S102DC-01300 2S111AA-00800 GARIBALDI ALBERT R&PATRICIA S KAISER BRUCE A 8920 SW EDGEWOOD ST EVELYN ANN TIGARD,OR 97223 8860 SW MCDONALD TIGARD,OR 97223 2S102DC-01601 2S111A4-00900 GILCHRIST EARL J NONA KA R BRU E A AND 9100 SW EDGEWOOD ST EVELY TIGARD,OR 97223 8861 : M IONALD GARD,OR 9 23 2S 102DD-00811 2S111 AB-02200 KERR GLORIA TRUSTEE LINDSAY ROY L&CHARMAINE C TR 11615 SW CLOUD CT 9185 SW MTN VIEW LN TIGARD,OR 97224 TIGARD,OR 97223 2S 1020D-00810 2S 102DC-01303 KERR LIVING TRUST LUNG DAVID W BY J RICHARD&GLORIA KERR TRS 8855 SW MCDONALD ST 11615 SW CLOUD CT TIGARD,OR 97223 TIGARD,OR 97224 2S1 11 AA-06500 2S 102DC-01304 KETO ROY&JILL MABRAY LARRY G AND DIANA L 14374 SW 90TH AVE 8890 SW EDGEWOOD ST TIGARD,OR 97224 TIGARD,OR 97223 2S111AB-04300 2S111A■-05900 KIRBY EDWARD B MADISON JEFFREY A&SUSAN M 9085 SW INEZ ST 8987 SW GREENSWARD LN TIGARD,OR 97224 TIGARD,OR 97224 2S111AB-03700 25111AB-00501 KRAUSE JOHN E/SUSAN C MAGLALANG JOSEPH V&FORTUNATA do MELLAND ORVILLE/LOIS 1396 SE 65TH 9120 SW MTN VIEW LANE HILLSBORO,OR 97123 TIGARD,OR 97224 2S 111 AA-06800 2S 102DD-00804 KRUCKENBERG RANDAHL M&HOPE E MARKS GARY L AND KELLY L 8922 SW GREENSWARD LN 8815 SW MCDONALD ST TIGARD,OR 97223 TIGARD,OR 97224 2S1 11 AB-00101 2S 102DC-02300 LEE DAVID D&SANDRA K MAWHIRTER ARLIE L&IRENE TRS 7104 SW FLORENCE LN 13960 SW 100TH AVE PORTLAND,OR 97223 TIGARD,OR 97223 111 AB-00100 2S 111 AA-01100 LE ■•VID I : SANDRA K MCCOY THOMASINA M& 7104 .•RENCE LN NEAL JAMES& •s•TLAND,O' 97223 NODLUND ESTRELLITA G 34161 MCCOY ESTATES DR WARREN,OR 97053 2S1 11 AA-02900 2S 102D D-00903 LEE GARY AND GENEVIEVE L MCELEVEY MICHAEL J AND 8650 SW GREENSWARD LANE ROSS CATHY TIGARD,OR 97223 8880 SW EDGEWOOD TIGARD,OR 97223 2S 102DC-01301 2S 111 AA-07200 LEHR RONALD D&DONA K MCNATT JILL D&STANLY B 8935 SW MCDONALD 14377 SW 88TH AVE TIGARD,OR 97224 TIGARD,OR 97224 ,2S1 11 AB-(3701 2S 111 AB-00403 MELLAND ORVILLE E AND LOIS M PETRIN JEROME ALEX& 9120 SW MTN VIEW LN BARBARA ANN TIGARD,OR 97224 9105 SW MTN VIEW LN TIGARD,OR 97224 2S 102 DC-01402 2S 102DC-02500 MILLER DANIEL W&KRISTIN D RATALSKY MATTHEW A&JEAN S 8940 SW EDGEWOOD ST 8985 SW MCDONALD ST TIGARD,OR 97223 TIGARD,OR 97224 2S111AA-06900 2S111AA-00300 MORGAN KEITH R&SUSAN L ROBINSON DOUGLAS A& 8890 SW GREENSWARD LN O'CONNELL KATHLEEN C TIGARD,OR 97224 14085 SW HALL BLVD TIGARD,OR 97224 2S 111 AA-05400 2S 111 AA-05100 MOUZAKIS TIMOTHY P&LAUREL C ROBINSON JEFFREY M&LYDIA C 8817 SW GREENSWARD LN 14392 SW 88TH AVE TIGARD,OR 97224 TIGARD,OR 97224 2S1 11 AB-00800 2S1 11 AB-00500 OGBURN HELENE N RYDER THOMAS M 14080 SW 93RD AVE 9150 SW MCDONALD TIGARD,OR 97224 TIGARD,OR 97224 2S 11AB-00700 2S111AA-01700 OGBb'N NE N SANG JAMES&TRUDI CLEVELAND 14081 :n • RD AVE 14425 SW 87TH CT T1.ARD,OR 9 ' TIGARD,OR 97224 2S 111 AB-00200 2S 111 AB-04100 O'KEEFE LISA J&JOHN P SARI CAROL A LIVING TRUST 9030 SW MCDONALD ST BY CAROL A SARI TR TIGARD,OR 97224 14370 SW 92ND TIGARD,OR 97224 2S111AA-06000 2S111AA-06400 ORCHARD SHAUN F&SHELLY SCHAFFER MARK B&CYNTHIA S 14315 SW 90TH AVE 14381 SW 90TH AVE TIGARD,OR 97224 TIGARD,OR 97224 2S1 11 AA-07000 2S1 11 AA-06600 OUK THOM& SCHWEITZ JOSEPH E&LOUISE A IM CHENDA 14352 SW 90TH AVE 8854 SW GREENSWARD LN TIGARD,OR 97224 TIGARD,OR 97223 2S 102DC-01501 2S1 11 AA-00600 PALMER COLIN&MARCIA R SENKEL DONALD CARL 9070 SW EDGEWOOD 21080 SW KRUGER RD TIGARD,OR 97224 SHERWOOD,OR 97140 • • .2S 111 AA-07100 2S 111 AB-00302 SLAYTER GLEN W&ANN M WA MI 'AEL E KATHY E 14341 SW 88TH AVE 9080 • DONALD ST TIGARD,OR 97224 :•RD,OR 97 23 25111AB-01600 2S111AB-03702 SMITH JANE A TRUSTEE WEISHEIT HENRY B AND 9200 SW ELROSE CT BARTOLEMEA TIGARD,OR 97223 9080 SW MTN VIEW LN TIGARD,OR 97224 2S 102DD-00805 2S1 11 AA-05700 SNOW GEORGE T AND WEISS JEFF S& DOROTHY JEAN LANGE NANCY L 8775 SW MCDONALD 8901 SW GREENSWARD LN TIGARD,OR 97224 TIGARD,OR 97224 2S1 11 AB-03900 2S1 11 AA-03200 STAMETS DAVID T AND WESTFALL K MONICA L 8645 SW GREENSWARD LN 9155 SW VIEW TERRACE TIGARD,OR 97224 TIGARD,OR 97224 2S 111 AB-01400 2S 111 AA-01600 STEINER JOINT LIVING TRUST WHITCOMB LADD&EMMA BY STEINER ALBERT M/LYNDA K TRS 14435 SW 87TH CT 9165 SW ELROSE TIGARD,OR 97224 TIGARD,OR 97223 2S1 11 AB-00402 2S1 11 AA-05800 S • ER JOINT IVING TRUST WHITE STEVEN M&JANICE R BY ST • •LBERT M/LYNDA K TRS 8945 SW GREENSWARD LN 9165 EL••SE TIGARD,OR 97223 T e•RD,OR 97223 2S1 11 AA-07400 2S1 11 AB-01300 T D OF WILLIAMS FAMILY.TRUST 1312 HALL BY WILLIAMS LESLIE P&LOLA L RD, 97223 9195 SW ELROSE CT TIGARD,OR 97224 2S 111 AA-03101 2S 111 AA-06300 VANARCKEN MARCUS C J AND WILSON JAMES R&CHRISTINE R SANDRA 14357 SW 90TH AVE 8665 SW GREENSWARD LANE TIGARD,OR 97224 TIGARD,OR 97224 2S 102 DC-02501 2S1 11 AB-00301 VENZKE THOMAS& WOODWARD ERIC E&CHARLOTTE M BRYANT REBECCA 9055 SW MOUNTAIN VIEW LN 8989 SW MCDONALD ST TIGARD,OR 97224 TIGARD,OR 97223 2S111AB-00300 2S111AB-03800 WALSH MICHAEL E KATHY E ZADOW CLIFFORD T AND RUTH W 9080 SW MCDONALD ST 9205 SW VIEW TERRACE TIGARD,OR 97223 TIGARD,OR 97224 • Jack Biethan Josh Thomas 11023 SW Summerfield Drive, #4 10395 SW Bonanza Tigard, OR 97224 Tigard, OR 97224 Kristen Miller 8940 SW Edgewood Street Tigard, OR 97223 Paul Owen 10335 SW Highland Drive Tigard, OR 97224 Louise Fronville 15760 SW Oak Meadow Lane Tigard, OR 97224 Tim Esau PO Box 230695 Tigard, OR 97281 Nathan and Ann Murdock PO Box 231265 Tigard, OR 97281 Ross Sundberg 16382 SW 104th Avenue Tigard, OR 97224 Brian Wegener 9830 SW Kimberly Drive Tigard, OR 97224 J. Dyar 10430 SW Century Oak Drive Tigard, OR 97224 Rex Caffall 13205 SW Village Glenn Tigard, OR 97223 CITY OF TIGARD - SOUTH CIT SUBCOMMITTEE (pg. I of I) (i:\curpin\setup\Iabels\CIT South.doc) UPDATED: November 27, 2002 ,`+/y/�� — 1 CITY of TIGARD __1221ii--�WE !E 11 f 050ORAPHIC INFORMATION SYSTEM AREA NOTIFIED (500') 11...1111111111h. !t1!/MIIM —— fiQMM4n "MOMS •-41.-_ _ _ FOR: Lance Ludwick ; , $ t41MIM41! xMnGil09 111111111111110 lMMMO � e�� RE. 25111 A A, 1100, 1 000 46-) x6t000t40Y xotC.,M, � 2S 1 I I AB, 100, 101, 20 x1PSCfl 7 i 211020uoeao9 xtrlAwteo xnrtMMs N, xnuoaelw xmuoosll tanune3a`��` tan mooted I rinw10000 Property owner information �p "nA"B0S41 is valid for 3 months from V xnwuMM Oil the date printed on this map. xnwonoa x � � xrMlM I rsnuleuao O LC \ xnwMOM uMtM\:±±:IIII±.\$*\------.---Di tnYMloi 611WM O a11Mp� ` k/Ely i --—'-T `-- I UV \ um xniU95s xnUn6000 ,s1 I xna0os100 a I1M05400 Q x/ WNE„,,A,„,„,lte, O anueanxnw7N! xnuealat mousse's xnuassoa _ "P"M" x_n wMw SW W GREENSWARD_ LAN E I Q/ _ •W N",--__ xnueox nn MMM. tRn1l0 xnvuaosa � 6IllOn ( 7ERRt.— fsnvuwo xmwtM.'MUM. i 1 gwwM nnuooslso Oi tnaUSOM nnlMett00 p nMNlM I 1 IR. 0 100 200 300 0 400 Feet n , ] x55101500 W ` IIIIIIIIIIpamh CL_ 9:anuueoo(n ln.44M1( xnuWUa xmuMw4 1'=308 feet 41111 • (�` pn 84360 F7sT 1 1 City of Tigard 1 INEZ S _ Information on this map is for general location only and 1 should be verified with the Development Services Division. 1111111111 13125)6 Hall Blvd 1 ��—` / Tigard.OR 97223 I or 1 (503)639-4171 1 j� hltp:/lwww.ci.tigard.or.us Community Development Plot dale:Dec 16,2002;C:\magicWIAGIC03.APR • 7S111AA-00500 2S1020C-01500 ANDERSON RICK L&JANICE R CALDWELL KIMBERLY D 15428 SW PEACHTREE DR PO BOX 1756 TIGARD,OR 97224 HILLSBORO,OR 97123 2S 111 AB-01201 2S 111 AB-02300 ANDRADE JORGE SR& CAUFIELD LARRY L&JUDITH M ANDRADE BALDEMAR& 9145 SW MTN VIEW LN ANDRADE JORGE JR/ANDRADE GRISELDA TIGARD,OR 97224 9225 SW ELROSE CT TIGARD,OR 97224 2S 111 AB-03602 2S 102DC-01603 BARRON SUSAN L CLARK PAUL E BETTY J 9150 SW MTN VIEW LN 9160 SW EDGEWOOD TIGARD,OR 97224 TIGARD,OR 97223 2S111 AB-01700 2S102DC-02400 BEARD JOHN D&LYNN C CO-TRS CRANE TERRY E& 9230 SW ELROSE CT WILLODEAN TIGARD,OR 97224 9155 SW MC DONALD TIGARD,OR 97224 25111 AA-05500 25111 AB-01500 BEARDEN DAVID T& CRAVEN RICHARD EARL& CROFT ERIN MARY NAN 8849 SW GREENSWARD 18867 S FOREST GROVE LOOP TIGARD,OR 97224 OREGON CITY,OR 97045 2S 111 AA-06700 2S 111 AB-00401 BELDING STEPHAN P&JENNIFER M CRAVEN RICHARD EARL&MARY NAN 14340 SW 90TH AVE 18867 S FOREST GROVE LP TIGARD,OR 97223 OREGON CITY,OR 97045 2S111AA-00700 2S102DD-00813 BIGGS PATRICIA N& CURTIS DAVID L&CONSTANCE G TR ARTHUR V TRUSTEES 14610 SW HAWK RIDGE RD 14250 SW 88TH AVE TIGARD,OR 97224 TIGARD,OR 97224 2S 102D D-00800 2S 102DD-00812 BOZICH DANIEL L JR& CURT AV L&CONSTANCE G TR LAURILA LINDSEY I 14610 WK RIDGE RD 8685 SW MCDONALD TI RD,OR 97224 TIGARD,OR 97224 2S 111 AA-01400 2S 111 AA-06100 BUTTERFIELD IRMA D/MARK J& CVETIC FRANK J&ELIZABETH I BUTTERFIELD CHARLES T JR TRS 14321 SW 90TH AVE 8770 SW MTN VIEW LN TIGARD,OR 97224 TIGARD,OR 97224 25111 AA-07500 2S 111 AB-04500 BU ERFIELD I MA D/MARK J& DAQUILANTE CHARYL BUTT CHARLES T JR TRS PO BOX 82745 877 VIEW LN PORTLAND,OR 97282 T RD,OR 97224 • 2�111 AB-00400 2S 111 AB-00201 DEBRUYN PAUL&GRACE GODFREY HAROLD M TRUSTEE 9100 SW MCDONALD ST GODFREY LESTA D TRUSTEE TIGARD,OR 97224 9033 SW MTN VIEW LN TIGARD,OR 97224 2S 111 AA-05300 2S 111 AA-06200 DODSON CAREY ROBIN GROVER JOHN J&CARIN S 14336 SW 88TH AVE 14339 SW 90TH AVE TIGARD,OR 97224 TIGARD,OR 97224 2S 111 AA-03000 2S 111 AA-00401 ESPINOZA HUGO E HALL BOULEVARD BAPTIST 8660 SW GREENSWARD LN CHURCH TIGARD,OR 97224 PO BOX 230130 TIGARD,OR 97223 2S 111 AA-05600 2S 111 AA-01000 FERGUSSON THOMAS&LYNNETTE M HOLLAND RONALD J&KATHLEEN E 8873 SW GREENSWARD LN 8910 SW MCDONALD ST TIGARD,OR 97224 TIGARD,OR 97224 2S 111 AB-02100 2S 111 AB-04200 FINCK WILLIAM R MARILYN HOWARD GLENN A&PAULA M 9235 SW MTN VIEW LN 14400 SW 92ND AVE TIGARD,OR 97223 TIGARD,OR 97223 2S111AA-07300 2S1020C-01400 FINKLEA BENJAMIN F&ERIN M HURLBUTT WILLIAM M&CHRISTINE 14399 SW 88TH AVE 8990 SW EDGEWOOD ST TIGARD,OR 97224 TIGARD,OR 97223 2S 111 AA-05200 2S 111 AB-04000 FINTEL CURT N& HURT JOHN J&PAMELA S HETLAND KRISTIN L 9105 SW VIEW TERR 14368 SW 88TH AVE PORTLAND,OR 97224 TIGARD,OR 97224 2S 102DC-01302 2S1 11 AB-03601 FOOR SHIRLEY JOANNE JOHNSON HELEN M 8895 SW MCDONALD ST 9190 SW MOUNTAIN VIEW LN TIGARD,OR 97223 TIGARD,OR 97224 2S 102DC-01300 2S 111 AA-00800 GARIBALDI ALBERT R&PATRICIA S KAISER BRUCE A 8920 SW EDGEWOOD ST EVELYN ANN TIGARD,OR 97223 8860 SW MCDONALD TIGARD,OR 97223 2S 102DC-01601 2S 111 AA-00900 GILCHRIST EARL J NONA KAI R B CE A AND 9100 SW EDGEWOOD ST EVELY TIGARD,OR 97223 8860 M ONALD TI ARD,OR 97223 2S 102DD-b0811 2S 111 AB-02200 KERR GLORIA TRUSTEE LINDSAY ROY L&CHARMAINE C TR 11615 SW CLOUD CT 9185 SW MTN VIEW LN TIGARD,OR 97224 TIGARD,OR 97223 2S 102DD-00810 2S 102DC-01303 KERR LIVING TRUST LUNG DAVID W BY J RICHARD&GLORIA KERR TRS 8855 SW MCDONALD ST 11615 SW CLOUD CT TIGARD,OR 97223 TIGARD,OR 97224 2S 111 AA-06500 2S 102DC-01304 KETO ROY&JILL MABRAY LARRY G AND DIANA L 14374 SW 90TH AVE 8890 SW EDGEWOOD ST TIGARD,OR 97224 TIGARD,OR 97223 2S 111 AB-04300 2S 111 AA-05900 KIRBY EDWARD B MADISON JEFFREY A&SUSAN M 9085 SW INEZ ST 8987 SW GREENSWARD LN TIGARD,OR 97224 TIGARD,OR 97224 2S111AB-03700 2S111AB-00501 KRAUSE JOHN E/SUSAN C MAGLALANG JOSEPH V&FORTUNATA Go MELLAND ORVILLE/LOIS 1396 SE 65TH 9120 SW MTN VIEW LANE HILLSBORO,OR 97123 TIGARD,OR 97224 25111 AA-06800 2S 102DD-00804 KRUCKENBERG RANDAHL M&HOPE E MARKS GARY L AND KELLY L 8922 SW GREENSWARD LN 8815 SW MCDONALD ST TIGARD,OR 97223 TIGARD,OR 97224 2S111AB-00101 2S102DC-02300 LEE DAVID D&SANDRA K MAWHIRTER ARLIE L&IRENE TRS 7104 SW FLORENCE LN 13960 SW 100TH AVE PORTLAND,OR 97223 TIGARD,OR 97223 2S111AB-00100 2S111AA-01100 LE &SANDRA K MCCOY THOMASINA M& 710 FLO E LN NEAL JAMES& RTLAND,OR 97223 NODLUND ESTRELLITA G 34161 MCCOY ESTATES DR WARREN,OR 97053 2S 111 AA-02900 2S 102DD-00903 LEE GARY AND GENEVIEVE L MCELEVEY MICHAEL J AND 8650 SW GREENSWARD LANE ROSS CATHY TIGARD,OR 97223 8880 SW EDGEWOOD TIGARD,OR 97223 2S 102DC-01301 2S 111 AA-07200 LEHR RONALD D&DONA K MCNATT JILL D&STANLY B 8935 SW MCDONALD 14377 SW 88TH AVE TIGARD,OR 97224 TIGARD,OR 97224 • VS111AB-03701 2S111AB-00403 MELLAND ORVILLE E AND LOIS M PETRIN JEROME ALEX& 9120 SW MTN VIEW LN BARBARA ANN TIGARD,OR 97224 9105 SW MTN VIEW LN TIGARD,OR 97224 2S102DC-01402 2S102DC-02500 MILLER DANIEL W&KRISTIN D RATALSKY MATTHEW A&JEAN S 8940 SW EDGEWOOD ST 8985 SW MCDONALD ST TIGARD,OR 97223 TIGARD,OR 97224 2S 111 AA-06900 2S 111 AA-00300 MORGAN KEITH R&SUSAN L ROBINSON DOUGLAS A& 8890 SW GREENSWARD LN O'CONNELL KATHLEEN C TIGARD,OR 97224 14085 SW HALL BLVD TIGARD,OR 97224 2S 111 AA-05400 2S 111 AA-05100 MOUZAKIS TIMOTHY P&LAUREL C ROBINSON JEFFREY M&LYDIA C 8817 SW GREENSWARD LN 14392 SW 88TH AVE TIGARD,OR 97224 TIGARD,OR 97224 2S111AB-00800 2S111AB-00500 OGBURN HELENE N RYDER THOMAS M 14080 SW 93RD AVE 9150 SW MCDONALD TIGARD,OR 97224 TIGARD,OR 97224 2S 111 AB-00700 2S 111 AA-01700 OGB LENE N SANG JAMES&TRUDI CLEVELAND 140 RD AVE 14425 SW 87TH CT GARD,OR 97224 TIGARD,OR 97224 2S111AB-00200 2S111AB-04100 O'KEEFE LISA J&JOHN P SARI CAROL A LIVING TRUST 9030 SW MCDONALD ST BY CAROL A SARI TR TIGARD,OR 97224 14370 SW 92ND TIGARD,OR 97224 2S 111 AA-06000 2S 111 AA-06400 ORCHARD SHAUN F&SHELLY SCHAFFER MARK B&CYNTHIA S 14315 SW 90TH AVE 14381 SW 90TH AVE TIGARD,OR 97224 TIGARD,OR 97224 2S 111 AA-07000 2S 111 AA-06600 OUK THOM& SCHWEITZ JOSEPH E&LOUISE A IM CHENDA 14352 SW 90TH AVE 8854 SW GREENSWARD LN TIGARD,OR 97224 TIGARD,OR 97223 2S102DC-01501 2S111AA-00600 PALMER COLIN&MARCIA R SENKEL DONALD CARL 9070 SW EDGEWOOD 21080 SW KRUGER RD TIGARD,OR 97224 SHERWOOD,OR 97140 2S 111 AA-07100 2S 111 AB-0030 SLAYTER GLEN W&ANN M WA r HAEL E KATHY E 14341 SW 88TH AVE 9081 - DONALD ST TIGARD,OR 97224 ARD,OR 9 •23 2S11 1 AB-01600 2S1 11 AB-03702 SMITH JANE A TRUSTEE WEISHEIT HENRY B AND 9200 SW ELROSE CT BARTOLEMEA TIGARD,OR 97223 9080 SW MTN VIEW LN TIGARD,OR 97224 2S102DD-00805 2S111AA-05700 SNOW GEORGE T AND WEISS JEFF S& DOROTHY JEAN LANGE NANCY L 8775 SW MCDONALD 8901 SW GREENSWARD LN TIGARD,OR 97224 TIGARD,OR 97224 2S111AB-03900 2S111AA-03200 STAMETS DAVID T AND WESTFALL K MONICA L 8645 SW GREENSWARD LN 9155 SW VIEW TERRACE TIGARD,OR 97224 TIGARD,OR 97224 2S 111 AB-01400 2S 111 AA-01600 STEINER JOINT LIVING TRUST WHITCOMB LADD&EMMA BY STEINER ALBERT M/LYNDA K TRS 14435 SW 87TH CT 9165 SW ELROSE TIGARD,OR 97224 TIGARD,OR 97223 2S 111 AB-00402 2S 111 AA-05800 ST ER JOINT VING TRUST WHITE STEVEN M&JANICE R BY ST ■ • ALBERT M/LYNDA K TRS 8945 SW GREENSWARD LN 9165 E '•USE TIGARD,OR 97223 ARD,OR 97223 2S 111 AA-0740' 2S 111 AB-01300 TI •RD Y OF WILLIAMS FAMILY TRUST 1312"•:'4 HALL BY WILLIAMS LESLIE P&LOLA L T '.ARD,O' 97223 9195 SW ELROSE CT TIGARD,OR 97224 2S111AA-03101 2S111AA-06300 VANARCKEN MARCUS C J AND WILSON JAMES R&CHRISTINE R SANDRA 14357 SW 90TH AVE 8665 SW GREENSWARD LANE TIGARD,OR 97224 TIGARD,OR 97224 2S 102D C-02501 23 111 AB-00301 VENZKE THOMAS& WOODWARD ERIC E&CHARLOTTE M BRYANT REBECCA 9055 SW MOUNTAIN VIEW LN 8989 SW MCDONALD ST TIGARD,OR 97224 TIGARD,OR 97223 2S1 11 AB-00300 2S1 11 AB-03800 WALSH MICHAEL E KATHY E ZADOW CLIFFORD T AND RUTH W 9080 SW MCDONALD ST 9205 SW VIEW TERRACE TIGARD,OR 97223 TIGARD,OR 97224 Jack Biethan Josh Thomas 11023 SW Summerfield Drive, #4 10395 SW Bonanza Tigard, OR 97224 Tigard, OR 97224 Kristen Miller 8940 SW Edgewood Street Tigard, OR 97223 Paul Owen 10335 SW Highland Drive Tigard, OR 97224 Louise Fronville 15760 SW Oak Meadow Lane Tigard, OR 97224 Tim Esav PO Box 230695 Tigard, OR 97281 Nathan and Ann Murdock PO Box 231265 Tigard, OR 97281 Ross Sundberg 16382 SW 104th Avenue Tigard, OR 97224 Brian Wegener 9830 SW Kimberly Drive Tigard, OR 97224 J. Dyar 10430 SW Century Oak Drive Tigard, OR 97224 Rex Caffall 13205 SW Village Glenn Tigard, OR 97223 CITY OF TIGARD - SOUTH CIT SUBCOMMITTEE (pg. I of I) (i:\curpin\setup\labels\CIT South.doc) UPDATED: November 27, 2002 - CITY OF TIGARD COMMUNITY DEVELOPMENT DEPARTMENT .,�tl 3 1 PLANNING DIVISION CITY OFTWARD 3 125 SW HALL BOULEVARD Community� pr(Unrnt Shaping f7 Better Community TIGARD, OREGON 97223 PHONE' S01.639.1171 FAIL SO3-4E4.1291(Attn: Patty or Shirley/Planning) REQUEST FOR 400- '001 ' ROP[RTY WNE:R Al NG UST Property owner information is valid for 3 months from the date of your request INDICATE ALL PROJECT MAP & TAX LOT NUMBER (i.e. IS134AB, Tax Lot 00100) OR THE ADDRESSES FOR ALL PROJECT PARCELS BELOW and INCLUDE A MAP OF ALL LOTS FOR THE PROJECT (preferably assessor's tax map): 2. S I t TA- I loo at LQQU 2- ) I_l Pty Th_. Coot LOt 1 2-o� INDICATE WHETHER YOU ARE REQUESTING 2 OR 3 SETS OF LABELS: -3 5 S (NOTE: A minimum of 2 sets of labels will be provided to place on your 2 sets of envelopes that applicants are required to submit at the time of application submittal. If a neighborhood meeting is required and you have not yet held that meeting, you should request 3 sets) NAME OF CONTACT PERSON: L..c&vn (L ,_ PHONE: 5a3 - ( 3 - 3y 53 This request may be mailed, (axed, or hand delivered to the City of Tigard. Please allow a 2-day minimum for processing requests. Upon completion of your request, the contact person will be called to pick up their request in "Will Call" by their last name, at the Community Development Reception Desk. The cost of processing your request must be paid at the time of pick up, as exact cost can not be pre-determined_ PLEASE NOTE: FOR REASONS OF ACCURACY, ONLY ORIGINAL MAILING LABELS PROVIDED BY THE CITY VS. RE-TYPED MAILING LABELS WILL BE ACCEPTED. Cost Description; $1 I to generate the mailing list, plus S2 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 * * _t_ sheets of labels x $2/sheet = Sf1.00 x L sets = SI6.00 ? sheet(s)of labels x S2/sheet = I 7" x _ sets = S3d sheets of labels x $2/sheet for(IT area x 1 sets = S 4.00 / sheet(s)of labels x$2/sheet for FIT area = SZ x 3 sets = S GENERATE UST - S f I.00 GENERATE LIST = TOTAL = S31.00 TOTAL = &Me d 09Z18Z81£9 'ON/Ot: 6 '1S/O17:6 ZOOZ Cl 030( Id3) '3NI 'S31VI3OSSb 319dNOWOW—SIddVH WOd. GREENSWARD PARK NO.3 SUBDIVISION PLAT NAMING FROM :WASH I NGTON_COUNTY SURUE' FAX NO. :5038462909 Dec. 10 2002 10:59AM P1 4 , • Y JAN-23 96 11115 FROM,WASH CO 5UPvEYOP 4$3-set-2? ? TozHRWESmarrAIGLE PRX f 05%05 WASHINGTON COUNTY LAND USE AND TRANSPORTATION SURVEYOR'S OFFICE • I request that the Washington County Surveyor's Office reserve the following subdivision name: P OPoSRD NAM• •P eueDIVISION: - ! •!, • . 3 MAP AND TAX t.• NUMBER: 25-1" //4# 25..1" 4-a r 700) 100, /e/ 1/bta CITY JURISDICTION ,N WhICh CItY?I 4/3( COUNTY JURISDICTION' SURVEYOR'S NA E: • ►MER'II NAME: pave 14.pp6of9- rnic ,Q Oeve f opfit44) I understand that if the name is not used within two 'years, it will be automatically canceled. Nema of parson reserving name: G Address: �•' Telephone number; 3 Fax numb r: 2 Signature: Date: /Z.-1;1-0—e, AA e Name approved Washlngr0n County Surveyor's Office 8'YY Z9Cea /55 North First Avenue. Sir/ts 360-18 Hillsboro, OR 97123 F,x: pae • F:13HA RlOISURVEY1WPSHAgEtSUaNAMIE.DOC f I GREENSWARD PARK NO.3 LAND USE APPLICATION CHECKLIST • CITY OF TIGARD LAND USE APPLICATIONS BASIC SUBMITTAL REQUIREMENTS This checklist identifies the basic submittal requirements for a land use application. BASIC INFORMATION: Completed Master"Land Use Permit"Application with property owner's signature or name of agent and letter of authorization e' Title transfer instrument or grant deed Pir Written summary of proposal ter Narrative demonstrating compliance with all applicable development standards and approval criteria (as specified in the Pre-Application Conference notes) Two (2) sets of stamped, addressed #10 envelopes for all owners of property within 500 feet of the subject property. Mailing envelopes shall be standard legal-size (#10), addressed with 1" x 4" labels (see envelope submittal requirements). Property owner mailing lists must be prepared by the City for a minimal fee (see request for 500' property owner mailing list form). © Documentary evidence of Neighborhood Meeting for the following: Site Development Review, Subdivision, Conditional Use, Sensitive Lands Review, Zone Change, Comprehensive Plan Amendments. ❑ Neighborhood Meeting Affidavits of Posting & Mailing Notice, Minutes, Sign-in Sheets C} " Service Provider Letter Impact Study per Section 18.390.040.B.2.(e) � Q-" Copy of the Pre-Application Conference notes ❑ Filing Fee (see fee schedule) PLANS REQUIRED: In addition to the above basic information, each type of land use application will require one or more of the following maps or plans. PLEASE SUBMIT EACH OF THE PLANS CHECKED BELOW WITH YOUR APPLICATION.(See separate attachment for details on what information to include on each plan): ❑ Vicinity Map Preliminary Grading/Erosion Control Plan ❑ Existing Conditions Map ❑ Preliminary Utilities Plan ❑ Subdivision Preliminary Plat Map ❑ Preliminary Storm Drainage Plan ❑ Preliminary Partition/Lot Line Adjustment Plan ❑ --Tree Preservation/Mitigation Plan ❑ Site Development Plan ❑ Architectural Drawings (elevations &floor plans) ❑ Landscape Plan ❑ Sign Drawings g ❑ Public Improvements/Streets Plan NUMBER OF COPIES REQUIRED: The City requires multiple copies of submittal materials. The number of copies required depends on the type of review process. FOR PURPOSES OF REVIEWING YOUR APPLICATION FOR COMPLETENESS, ONLY 3 COPIES ARE NEEDED. THE BALANCE OF THE COPIES WILL BE REQUESTED FROM YOU, ONCE DEEMED COMPLETE, TO MAKE YOUR APPLICATION SUBMITTAL COMPLETE. h:\patty\masters\application submittal requirements.doc UPDATED: 26-Jun-02 GREENSWARD PARK NO.3 C.W.S. SERVICE LETTER mu/ 9 ./ l {I I File Number r 2.G 32 C1caii\Miter Services for commitment I, elciti Sensitive Area Pre-Screening Site Assessment Jurisdictiuit t! i GIRt Date Map & Tax Lot 251iIAB )00 10l, ZDo Owner Coy-TOO - FET i t(.4 Co Site Address 25t ► {► IOOOI Iwo Contact �AuP Cu�u,�JSN,cm Pit)IttiSed Au:tivit\% 5 v T3D 1V1 S1 pi.> Address I. l 31 S E 12 sr_ A1/4.) C+-p_c- K,i y - 4+ .. ?t}I Phone 2)343..2_7_kz. .. l _. . Official use only below this line!--_�.^-- -` ---_ Y N NA Y N NA 1--1 Sensitive Area Composite Map r Stormwater Infrastructure maps iy} 1--1 Map # .7.5IWf9 --- — QS # N5-2U Locally adopted studies or maps i r— Other �_ ' r] Specify l 1 Specify z000 etrr;4 1 P6ipte Based on a review of the above information and the requirements of Clean Water Services Design and Construction Standards Resolution and Order No. 00-7: L 1 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. ESensitive 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. 1fl The proposed activity does not meet the definition of development. NO SITE ASSESSMENT OR SERVICE PROVIDER LETTER IS REQUIRED. Comments: cjec/ ah rev;e 0 1� 000 oter' _ �f+vro ' •05ec/ / - r , r -� o / ; ia. r - Q.7411;`+,, .1e415•1-;ve ery — — — Reviewed By: Date: _ ,, 3o/oz - --- Returned to Applicant Mail_x Fax Counter Date , i3vi✓g 155 N First Avenue, Suite 270•Hillsboro,Oregon 97124 Phone: (503)846-8621 • Fax: (503)846-3525• ■-■■w.+<fcan«, q1crvictI s Proposal A/a. rra*Ve GREENSWARD PARK NO. 3 CITY OF TIGARD SUBDIVISION APPLICATION SUPPORT INFORMATION APPLICANT COLTON FETTIG COMPANY 2245 SW Canyon Road Portland, Oregon 97201 ENGINEER/ SURVEYOR Hams-McMonagle Associates, Inc. 12555 SW Hall Boulevard Tigard, Oregon 97223 February 14, 2003 0 GREENSWARD PARK NO. 3 - SUBDIVISION APPLICATION SUPPORT INFORMATION TABLE OF CONTENTS DATA SUMMARY AND REGULATIONS SECTION 1 IMPACT STUDY SECTION 2 COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE SECTION 3 REDUCED DEVELOPMENT REVIEW PLANS SECTION 4 DEVELOPMENT REVIEW PLANS (Full size) BOUND SEPARATELY ENCLOSED (1 copy each) APPLICATION, INCLUDING FEE PRE-APPLICATION NOTES VESTING DEEDS PLAT NAME APPROVAL NEIGHBORHOOD MEETING INFORMATION LAND USE APPLICATION CHECK LIST CLEANWATER SERVICES — SERVICE PROVIDER LETTER REDUCED DEVELOMENT REVIEW PLANS ARBORIST PRELIMINARY MEMORANDUM PRELIMINARY STORMWATER DETENTION/WATER QUALITY REPORT ENCLOSED (2 sets) ADDRESSED STAMPED ENVELOPES SECTION 1 DATA SUMMARY AND REGULATIONS GREENSWARD PARK NO. 3 - SUBDIVISION APPLICATION SECTION 1 DATA SUMMARY & REGULATIONS PROJECT DATA Applicant Colton Fettig Company 2245 SW Canyon Road Portland, Oregon 97201 Phone: 503-222-9617, Fax: 503-222-2450 Contact: Graham Colton Civil Engineer/Surveyor/Planner Harris-McMonagle Associates, Inc. 12555 SW Hall Boulevard Tigard, Oregon 97223 Phone: 503-639-3453. Fax: 503-639-1232 Contact: Jay Harris or Lance Ludwick Arborist Robert Mazany and Associates PO Box 1305 Beaverton, Oregon 97075 Phone/Fax: 503-646-0897 Contact: Robert Mazany Traffic Engineer Lancaster Engineering Union Station, Suite 206 Portland, Oregon 97209 Phone: 503-248-0313, Fax: 503-248-9251 Contact: Tom Lancaster God Property Description Tax Map 2S 1 11AB, Tax Lots 100, 100, 000 & 110> Tax Map 2S 1 118, Tax Lot- -. .. Site Size 5.88 acres Zoning - City of Tigard, R-4.5 Existing Use of Property Three (3) single family homes Proposed Use of Property Twenty-seven (27) single family detached housing lots. 1-1 REGULATIONS Applicable chapters and sections of the Tigard Community Development Code(TCDC) are as follows: 18.370 Variances and Adjustments 18.390 Decision Making Procedures/Impact Statement 18.430 Subdivisions 18.510 Residential Zoning Districts 18.705 Access/Egress/Circulation 18.715 Density Calculations 18.725 Environmental Performance Standards 18.745 Landscaping & Screening Standards 18.765 Off-Street Parking/Loading Requirements 18.780 Signs 18.790 Tree Removal 18.795 Visual Clearance Areas 18.810 Street&Utility Improvement Standards • 1-2 SECTION 2 IMPACT STUDY GREENSWARD PARK NO. 3 - SUBDIVISION APPLICATION SECTION 2 IMPACT STUDY GENERAL The proposal is to subdivide the 5.88-acre site into 27 single-family lots. This will involve the construction of all of the subdivision improvements to serve the lots. A new local street will be extended south from SW McDonald Street through the site, sanitary and storm sewers and potable water will be extended through the project from the existing facilities in McDonald Street. TRANSPORTATION Traffic impacts will be primarily to SW McDonald Street. The traffic created by the proposed project will amount to approximately 270 trips per day. Sidewalks will be constructed on both sides of the internal public streets and along the SW McDonald Street frontage. DRAINAGE The impact to the downstream drainage systems will be minimal, as the drainage from the site will be routed through a detention facility that will limit outflow from the developed site to that from the pre- developed site. A water quality swale will be constructed in the bottom of the detention facility to treat the storm flows as required by Clean Water Services and the City. PARKS The nearest park facility is Cook Park, approximately two miles south of the site. Cook Park is a regional facility that provides numerous recreational pursuits including access to the Tualatin River. The Durham Elementary School site is on the south side of Durham Road approximately 1.5 miles south of the proposed subdivision site. The usual elementary school playground equipment is available together with soccer fields. These facilities are capable of accommodating the proposed project. WATER SYSTEM Potable water will be supplied to the proposed lots by extension of existing Tigard Water Department main in SW McDonald Street. This main has adequate capacity to serve the proposed subdivision. 2-1 SANITARY SEWER There is an existing sanitary sewer line in SW McDonald Street with adequate capacity to serve the proposed subdivision. NOISE The proposed subdivision will result in future single-family dwellings, which will be compatible with the surrounding single-family neighborhood. 2-2 SECTION 3 COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE GREENSWARD PARK NO. 3 — SUBDIVISION APPLICATION SECTION 3 COMPLIANCE WITH SPECIFIC TIGARD COMMUNITY DEVELOPMENT CODE STANDARDS NARRATIVE Chapter 18.370—VARIANCES AND ADJUSTMENTS 18.370.020 Adjustments Section A. Purpose. The purpose of this section is to establish two classes of special variances: 1. "Development adjustments" which allow modest variation from required development standards within proscribed limits. Because such adjustments are granted using"clear and objective standards," these can be granted by means of a Type I procedure, as opposed to the more stringent standards of approval and procedure for variances. 2. "Special adjustments" which are variances from development standards which have their own approval criteria as opposed to the standard approval criteria for variances contained in Section 18.370.010.C. C. Special adjustments. 1. Adjustments to development standards within subdivisions (Chapter 18.430). The Director shall consider the application for adjustment,at the same time he/she considers the preliminary plat. An adjustment may be approved, approved with conditions, or denied provided the Director finds: a. There are special circumstances or conditions affecting the property which are unusual and peculiar to the land as compared to other lands similarly situated; b. The adjustment is necessary for the proper design or function of the subdivision; c. The granting of the adjustment will not be detrimental to the public health, safety, and welfare or injurious to the rights of other owners of property; and d. The adjustment is necessary for the preservation and enjoyment of a substantial property right because of an extraordinary hardship which would result from strict compliance with the regulations of this title. Comment: TCDC Chapter 18.705.030 H Access Management—Requires the minimum driveway setback from a collector or arterial street intersection to be 150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The driveway for proposed lots 1 and 2 will access SW 89th Avenue approximately 112 feet from the southern right-of-way line of SW McDonald Street. Proposed Tract B, which serves as the driveway 3-1 for lots 21, 22, 23 and 24 will access 89`"Avenue approximately 132 feet from the McDonald Street right-of-way line. Refer to the Preliminary Plat, sheet 3 of the Development Review Plans. a. There are special circumstances and conditions affecting the property. Due to the rather narrow dimension of the site it is not possible to obtain the optimum lot configuration and provide the required 150 feet from the driveways to the McDonald street right-of-way line. b. The adjustment is necessary for the proper design or function of the subdivision. This adjustment will allow for a subdivision design that makes optimum use of the site. c. The granting the adjustment will not be detrimental to the public health, safety and welfare or injurious to the rights of owners of property. The adjustment will not be detrimental or injurious. The worst-case scenario would be an occasional delay for traffic entering 89th Avenue from the lots involved. d. The adjustment is necessary for the preservation and enjoyment of a substantial property right because of extraordinary hardship which would result from strict compliance with he regulations of this title. Without the adjustment the property could not be developed to its full potential and cause serious loss of property rights. A request is hereby made for an adjustment to allow the proposed street and driveway configuration. Chapter 18.390—DECISION MAKD G/IMPACT STUDY 18.390.040 Type II Procedure Comment: The proposed 27 lot subdivision application is being submitted under a Type II procedure. The Applicant met with the City staff in a pre-application conference on October 3, 2002 as required by this Section and is providing the submittal information required. The Impact Study is Section 2 of this support information. Chapter 18.430 - SUBDIVISIONS 18.430.030 Approval process Comment: The preliminary plat review is the first step in the subdivision approval process. This application is for approval of the preliminary plat through a Type II procedure in accord with TCDC requirements 18.430.040 Approval Criteria: Preliminary Plat Comment: 1. The proposed preliminary plat complies with the applicable City ordinances and regulations. 2. The plat name "GREENSWARD PARK NO. 3"has been approved by the Washington County Surveyor's office and is reserved for this property. 3-2 3. The street through the proposed subdivision will be an extension from SW McDonald street that will itself be extended in the future to provide connections streets and access to other properties in the area. The street improvements will conform to all requirements of the City. 18.430.050 Submission Requirements: Preliminary Plat Comment: This application contains the general information required for a Type II procedure, as set forth in Chapter 18.390. Chapter 18.510—RESIDENTIAL ZONING DISTRICTS 18.510.020 List of Zoning Districts D. R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. Comment: The subject property is within the R-4.5 Low-Density Residential District. No lots less than 7,500 square feet are proposed. The proposed subdivision complies with the District standards as follows: 18.510.030 Uses Comment: The proposed lots will be developed as single family housing which is permitted outright in the R-4.5 District. 18.510.040 Minimum and Maximum Densities Comment: This section requires that the property be developed to a minimum of 80% of the maximum density. The density calculations are shown on the Cover sheet of the Development Review Plans. The maximum density for the site is 27.9 lots; the minimum is 22.3 lots. There are 27 lots proposed. 18.510.050 Development Standards Comment: The proposed lots meet the development standards for the R-4.5 District as set forth in this section. Chapter 18.705—ACCESS, EGRESS. AND CIRCULATION 18.705.030 General Provisions D. Public street access. All vehicular access and egress as required in Sections 18.705.030H and 18.705.030I shall connect directly with a public or private street approved by the City for public use and shall be maintained at the required standards on a continuous basis. Comment:All of the proposed lots will connect directly to a public street, or an approved private street. 3-3 E. Curb cuts. Curb cuts shall be in accordance with Section 18.810.030N. Comment:All curb cuts will be made in accordance with Section 18.810.030N. H. Access Management Comment:All aspects of the Access Management Section will be complied with in the development of the subdivision. I. Minimum access requirements for residential use. 1. Vehicular access and egress for single-family, duplex or attached single-family dwelling units on individual lots and multi-family residential uses shall not be less than as provided in Table 18.705.1 and Table 18.705.2; TABLE 18.705.1 VEHICULAR ACCESS/EGRESS REQUIREMENTS: RESIDENTIAL USE(6 OR FEWER UNITS) Number Minimum Number Minimum Access Minimum Pavement Dwelling of Driveways Width Width Unit/Lots Required 1 or 2 1 15' 10' 3-6 1 20' 20' Comment:All of the requirements of this section shall be complied with in the design and construction of the subdivision improvements. 3. Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform Fire Code; Comment:All of the proposed private residential drives shall be in conformance with the Uniform Fire code. Chapter 18.715—DENSITY COMPUTATIONS Comment: The density computation is shown on the Cover sheet of the Development Review Plans. The computation was performed according to the provisions of 18.71 5.020. Chapter 18.725—ENVIRONMENTAL PERFORMANCE STANDARDS Comment:All federal and state environmental laws, rules and regulations will be complied with as well as those of the City of Tigard. Chapter 18.745—LANDSCAPING & SCREENING STANDARDS 18.745.040 Street Trees A. Protection of existing vegetation. All development projects fronting on a public street, private street or a private driveway more than 100 feet in length approved after the adoption of this title shall be required to plant street trees in accordance with the standards in Section 18.745.040.C. 3-4 B. Street tree planting list. Certain trees can severely damage utilities, streets and sidewalks or can cause personal injury. Approval of any planting list shall be subject to review by the Director. Comment: The subdivision improvements will include the planting of street trees in conformity with the size and spacing standards set forth in 18.745.040 C. A street tree planting list will be submitted with the final plat as provided under 17.745.040 B. The preliminary street tree locations are shown on sheet 6 of the Development Review Plans. 18.745.050 Buffering and Screening Comment: The proposed single family residential use is the same as the abutting development; therefore buffering and screening is not applicable. Setbacks and height restrictions for fences and walls will be observed as set forth under 18.745.050 C and D. Chapter 18.765—OFF STREET PARKING AND LOADING REQUIREMENTS Comment:At the time of house construction a minimum of one off-street parking space will be provided on each lot as set forth in Table 18.765.2. Chapter 18.790—TREE REMOVAL Comment:Robert Mazany, Registered Arborist performed an on site tree inventory. A copy of his memorandum is enclosed with this application. Sheet 6 of the Development Review Plans indicates the trees to be removed/retained and the mitigation calculation in conformity with this section. Chapter 18.780— SIGNS Comment:All aspects of this Section as it applies to residential development will be complied with. Chapter 18.795— VISUAL CLEARANCE AREAS Comment: The visual clearance requirements assure proper sight distances at intersections will be implemented with development of the subdivision lots. Chapter 18.810— STREET & UTILITY IMPROVEMENTS STANDARDS 18.810.030 Streets Comment:All street improvements will be constructed in strict conformity with the City's street standards. Typical street sections for each proposed street improvement are shown on sheet 3 of the Development Review Plans. Preliminary street profiles are shown on sheet 8 of the Development Review Plans. 18.810.040 Blocks Comment: The length width and shape of the blocks has been designed to provide adequate building sites with as little disturbance to the natural land form as possible and to meet the restraints of the existing streets and adjoining development. The Future Circulation and Traffic Flow Plan, sheet 7 of the Development Review Plans provides a scheme for future street patterns in the area. The development pattern of the properties east of the project site will dictate the block length in the 3-5 vicinity. With no additional street connections to the east onto McDonald Street or Hall Boulevard the future perimeter block length will be approximately 2,900 feet as show on the Future Circulation and Traffic Flow Plan. Note that the future block length does exceed 1,800 feet, but the increase is allowed because a large portion of the perimeter length is measured along collector or arterial streets (McDonald&Hall). 18.810.050 Easements Comment: There will be a six foot wide public utility easement along the front lines of all lots. If a need for additional easements becomes apparent during the final design and final approval process they will be provided:. 18.810.060 Lots A. Size and shape Comment:All of the lots meet the size and shape requirements of this section. No lot contains part of a public right-of-way within its boundaries and the lot depth does not exceed 2-1/2 times the average width. B. Lot frontage Comment:All of the proposed lots will abut a public or private street for a width of at least 25 feet as required by this section. 18.810.070 Sidewalks Comment: Five foot wide sidewalks will be constructed along all lots abutting a public way and along SW McDonald Street. A five-foot wide planter strip is proposed between the curb and sidewalk on all of public ways in the development. Refer to the Typical Street Sections on sheet 3 of the Development Review Plans. 18.810.090 Sanitary Sewers Comment: Sanitary sewer will be extended the existing sanitary sewer line in SW McDonald Street - to serve all of the proposed lots. A preliminary sanitary sewer plan is shown on sheet 8 of the Development Review Plans. All sanitary sewers will be designed and constructed in conformity with the City requirements. 18.810.100 Storm Drainage Comment: Storm drainage from the developed site will be routed through a storm water detention/quality facility prior to discharging into the existing storm sewer in SW McDonald Street, which has adequate capacity to accommodate the flow from the site. A preliminary storm drainage plan is shown on sheet 8 of the Development Review Plans. All storm drainage improvements will be designed and constructed in conformity with City requirements. 3-6 18.810.120 Utilities Comment:All utilities will be placed underground within the proposed subdivision as set forth in 18.810.120 A. 18.810.130 Cash or Bond Required Comment:All requirements for assurances and guarantees will be met. 18.810.140 Monuments Comment:All monuments that have been disturbed prior to completion of the proposed improvements will be replaced. 18.810.150 Installation Prerequisite Comment: No public improvements will be undertaken in the proposed subdivision until the City has approved plans,permit fees have been paid and permits issued. 18.810.160 Installation Conformation Comment:All improvements installed will conform to the requirements of this chapter and to the City improvement standards and specifications. 18.810.170 Plan Check Comment: Work will not commence on any improvements until construction plans and construction estimates have been submitted, checked for accuracy and approved by the City Engineer in writing. 18.810.180 Notice to City Comment: Work will not begin until the City has been notified in advance. If for any reason work is discontinued, it shall not be resumed until the City is notified. 18.810.190 City Inspection Comment: The applicant understands and accepts that all improvements in the proposed subdivision will be inspected by the City and must be constructed to the City's satisfaction and that unusual site conditions may, in the public interest,force changes to construction plans, sections or details. 18.810.200 Engineer's Certification Comment: The applicant's engineer will provide the written documentation to certify that all improvements, workmanship and materials meet current and standard engineering and construction practices. This certification will be submitted for review and approval prior to the City's acceptance of the subdivision's improvements. 3-7 SECTION 4 REDUECED DEVELOPMENT REVIEW PLANS GREENSWARD PARK NO. 3 S.W. MCDONALD--TIGARD TREE CONDITTON/MITIGATION ANALYSIS Prepared for: Graham L. Colton—Principal Colton Fettig Company 2245 S.W. Canyon.Road Portland, Oregon 97201 503-222-9617—Phone 503-222-2450—FAX and James O. Harris,P.E. Civil Engineer Harris-McMonagle Associates Inc. 12555 S.W. Hall Boulevard Tigard, Oregon 97223-6287 Phone: 503-639-3453 FAX: 503-639-1232 Prepared by: Robert Mazany, ASCA, ACFE Registered Consulting Arborist#133 Robert Mazany and Associates P.O. Box 1305 Beaverton, Oregon 97075 Phone/FAX: 503-646-0897 • cRoLtt azaru� and c s.oeiatEs g¢ and landsea7b eonstifEin5 cSsavicF MEMORANDUM TO: Graham L. Colton,President Colton-Fettig Company 11 / FROM: Robert Mazany,ASCA,ACFE 9 Registered Consulting Arborist#133 DATE: February 4,2003 • RE: Greensward Park No. 3—Tigard I have completed my preliminary condition/mitigation review of the proposed Greensward Park No. 3 development site in Tigard as requested. This review is based on tree survey plan information provided by Harris-McMonagle Associates. This preliminary report is submitted based on the assumption grading and other necessary site improvements will preclude the retention of trees within the project limits. All trees larger than twelve inches in diameter have been field verified to the nearest one-tenth of an inch measured at four feet above the ground, unless otherwise noted, as required by the City of Tigard. The total diameter inches for trees measured is 990.5, of these 590.4 inches are to be mitigated with 400.1 inches not considered sufficiently viable for mitigation as noted in the attached Field Note Narrative. I trust this information will be sufficient for your needs at this time. Please contact me if additional information is required or when I may be of further assistance on this project. n. _Sox 1305, _SEatJEZton, (D'tE9on 97075 • (503) 646-0897 • Greensward Park No. 3—S.W. McDonald Street—Tigard- Condition/Mitigation Analysis Field Note Narrative General Condition 1. The Over condition of trees within the site is fair with the cedar and a few others being in good condition. 2. The walnut,though listed in fair condition,are in decline due to age and long-term neglect. Though mitigation on these is questionable,they have been included in the mitigation total. 3. All of the fruit trees are in poor condition with serious decline evident again due to age and long-term neglect. 4. Measurements for all trees with diameters larger than twelve inches have been field verified to the nearest one-tenth of an inch measured at four feet above the ground as required by the City of Tigard. These have been identified in the field with chartreuse flagging and noted on the tree survey plan. Mitigated Trees Tree 4765 36.5"diameter oak—excellent specimen in good condition 4784 29.9"diameter cedar—good condition 4787 22.0"diameter walnut—fair condition 4788 14.5"diameter maple—fair condition 4789 20.0"diameter walnut—fair condition 4791 22.4"diameter walnut—fair condition 4794 7.4"-12.6"diameter cedar—double stem—good condition 4799 41.2"diameter fir—fair condition - 4800 11.9"-10.6"diameter cherry—fair condition—mitigation questionable 4802 11.2"-17.0"diameter cedar—double stem—good condition 4803 15.3"-13.4"diameter cedar—double stem—good condition 4804 15.8"diameter cedar—good condition 4805 37.6"diameter fir—good condition 4812 7.9"-9.4"diameter maple—fair condition 4816 23.4"diameter maple—fair condition 4832 12.2" diameter maple-fair condition 4833 20.7" diameter walnut measured at 3' above the ground-fair condition (19.7") mitigation diameter to allow for trunk taper 4834 32.2"diameter fir-good condition 4853 24.4"diameter cedar-good condition 4854 33.4"diameter cedar-good condition 4856 15.8"diameter alder-fair condition 4857 36.T'-36.0"diameter cedar-double stem-good condition 590.4"Mitigated Inches Trees Not Considered for Mitigation Tree 4766 28.9"diameter willow-poor condition-deadwood throughout-typical of the specie 4767 20.5" diameter willow-poor condition-deadwood throughout-typical of the specie 4768 13.9"diameter willow-poor condition-deadwood throughout-typical of the specie 4793 24.1"diameter apple measured at 2' above the ground-poor condition 4795 12.6"-17.3"diameter fir with weak co-dominant stem split from ground to 4' has a high risk/failure potential 4797 9.3"-12.3"-11.4"-9.7"-10.2"-9.9"diameter multi stem silver poplar with weak stem unions split at ground with some failures-has a high risk/failure potential 4809 13.1" diameter cherry-poor condition 4810 16.2"diameter cherry-poor condition 4814 14.2"diameter pear-poor condition 4817 31.6"diameter cherry-poor condition 4820 28.4"diameter apple-measured at 3' -poor condition 4824 17.5"-17.8"-15.6"diameter cherry-poor condition 4826 13.4"-10.4"-15.1"-11.6" diameter cherry-poor condition 4851 15.1"diameter walnut-measured at 2' -poor condition with deadwood and decay throughout the crown 400.1 Inches Not Included in the Mitigation 1 \\l1 1111 engineering March 24, 2003 Jay Harris Harris-McMonagle Associates 12555 SW Hall Boulevard Tigard, OR 97223 RE: Greensward Park No. 3 - Traffic Study/Access Report Dear Jay: This letter report is written to satisfy the requirements of the City of Tigard for the proposed Greensward Park Number 3 development along SW McDonald Street in Tigard, Oregon. This report addresses the operational and safety aspects of the proposed SW 89th Ave- nue/SW McDonald Street intersection, as well as the operations of the "skinny street" concept within the site. Location Description The proposed Greensward Park Number 3 development is a 27-unit single-family de- tached housing residential subdivision located along SW McDonald Street in the Tigard, OR. A vicinity map, showing the existing lane configurations and traffic control devices at the study intersection, is attached in the Technical Appendix. The site is located on the south side of SW McDonald Street, west of the signalized SW McDonald Street/SW Hall Boulevard intersection. With development of the site, SW 89th Ave- nue will be constructed to the City of Tigard "skinny street" standards to intersect SW McDonald Street. SW McDonald Street is under the jurisdiction of the City of Tigard and is classified by the City as an Arterial. It is a two-lane road with a posted speed of 35 mph. There are bike lanes on both sides of the road, but no sidewalks in the site vicinity. Historical manual turning movement counts were obtained at the signalized SW Hall levard/SW McDonald Street intersection from August 2002, from 7:00 to 9:00 a.m. and 4:00 to 6:00 p.m. The volumes at this intersection were used to determine the through c volumes at the proposed SW 89th Avenue/SW McDonald Street intersection. The peak Station, Suite 208•800 NW 6'"Avenue•Portland,OR 97209■Phone 503.248.0313■Fax 503.248.9251 Jay Harris March 24, 2003 Page 2 of 7 hours for the study intersection were determined to be 7:25 to 8:25 a.m. and 4:35 to 5:35 p.m. The traffic volumes for the morning and evening peak hours are shown in the traffic flow dia- grams in the Technical Appendix. Trip Generation and Distribution To estimate the number of trips that will be generated by the proposed 27-unit residen- tial development, trip rates from Trip Generation, Sixth Edition, published by the Institute of Transportation Engineers (ITE), were used. The trip rates used were for land-use code 210, Single-Family Detached Housing. The trip generation rates are based on the number of dwell- ing units. The trip generation calculations indicate that there will be an estimated total of 20 trips generated by the proposed development during the morning peak hour. Of these, 5 will be en- tering and 15 will be exiting the site. During the evening peak hour, 27 trips are expected with 17 entering and 10 exiting the site. A weekday total of 258 trips are expected with half enter- ing and half exiting the site. Since a residential development is typically an origin or destination for trips, no reduc- tion in site trips was taken for pass-by trips. In order to estimate a reasonable worst-case sce- nario for the trip generation, no reduction in site trips was made for transit use. A summary of the trip generation calculations for the residential subdivision is shown in the following table. Detailed trip generation calculations are provided in the Technical Appen- dix. Jay Harris March 24, 2003 Page 3 of 7 TRIP GENERATION SUMMARY Greensward Park Number 3 Entering Exiting Total Trips Trips Trips 27 Single-Family Homes AM Peak Hour 5 15 20 PM Peak Hour 17 10 27 Weekday 129 129 258 Since the land use is residential and is located among other residential land uses, the di- rectional distribution of site trips was assumed to follow the same distribution as the existing trips. Therefore the trip distribution was based on the existing traffic volumes in the vicinity of the site. Routes to and from Interstate 5, Highway 99W, Highway 217, nearby schools, and shopping areas were also considered in the distribution. Figures showing the distribution and assignment of the proposed development trips are provided in the Technical Appendix Background Traffic To account for growth between the date of the traffic counts and the completion of the development, a three percent per year growth rate was applied to the traffic volumes on SW McDonald Street for a period of two years. This growth rate is commonly used to estimate short-term growth in the Metro area. The existing traffic volumes with the growth rate applied comprise the background traffic volumes. Operations at the proposed SW 89th Avenue/SW McDonald Street intersection are ana- lyzed only for the background plus site conditions, since this intersection is a part of the pro- posed Greensward Park Number 3 development, and no intersection currently exists. Figures showing the traffic volumes are provided in the Technical Appendix. Jay Harris March 24, 2003 Page 4 of 7 Sight Distance At the request of the City of Tigard, sight distance measurements were taken at the SW McDonald Street/SW 89th Avenue intersection. Required sight distance was calculated from the intersection sight distance equations given in A POLICY ON GEOMETRIC DESIGN OF HIGH- WAYS AND STREETS, published in 2001 by the American Association of State Highway and Transportation Officials (AASHTO). The measurements are based on an eye height of 3.5 feet and an object height of 3.5 feet above the road, with the drivers' eye 15 feet behind the edge of the near side travel lane. The posted speed on SW McDonald Street is 35, requiring at least 390 feet of sight distance. The line of sight from 15 feet behind the edge of the travel lane is restricted by vegeta- tion on the site that will be cleared with development. With this clearing, the line of sight to the west will be unrestricted and well in excess of the required 390 feet, while the sight dis- tance to the east will be limited by a crest vertical curve on SW McDonald Street. Sight distance was measured in the field from the edge of the roadway, given the ob- structing vegetation, and was found to be between 390 and 400 feet, as restricted by the crest vertical curve. In order to maintain these acceptable sight distances to the east and west, it is recommended that on-site development and landscaping be done to maintain the sight distance triangles. Access Management The City of Tigard's Access Management Standards (18.705.030H) require that drive- ways shall not be permitted within the influence area of collector or arterial street intersections. This influence area is defined to be the area where queues of traffic commonly form on an ap- proach to an intersection. The default driveway setback in 18.705.03011, which is intended to avoid this influence area, is 150 feet from the right-of-way line. In this case, the lots nearest to SW McDonald Street have driveways within this setback. However, the queues on SW 89th Avenue are expected to be minimal as calculated in the intersection capacity analysis, and the setbacks as proposed are expected to be outside the actual influence area. Since the driveways will serve only single-family residences, shared accesses are not practical. The unsignalized intersection of SW McDonald Street at SW 89th Avenue is located ap- proximately 900 feet west of the signalized SW McDonald Street/SW Hall Boulevard intersec- tion and approximately 900 feet east of the unsignalized SW McDonald Street/SW 93" Avenue intersection. In addition, the intersection of SW McDonald Street at SW 89' Avenue is located Jay Harris March 24, 2003 Page 5 of 7 approximately 700 feet west of the SW McDonald Street/SW 87th Avenue intersection. There- fore, the location of the SW McDonald Street/SW 89th Avenue intersection satisfies the mini- mum access spacing of 600 feet stated in the City of Tigard's Access Management Standards. Capacity Analysis To determine the level of service at the study area intersections, a capacity analysis was conducted. The level of service can range from A, which indicates very little or no delay, to F, which indicates a high degree of congestion and delay. The analysis was performed for the morning and evening peak hours for year 2005 background plus site conditions. The study area intersections were analyzed using the unsignalized intersection analysis methods in the 2000 HIGHWAY CAPACITY MANUAL (HCM2000), published by the Transpor- tation Research Board. The unsignalized intersection of SW McDonald Street at SW 89th Avenue is forecast to operate at level of service C during the morning and evening peak hours with development of the proposed site. This level of service typically refers to the single lane minor street approach since that is the leg of the intersection that generally experiences the longest delay. The City of Tigard requires that the intersection operate at a level of service D or better. The results of the capacity analysis, along with the levels of service (LOS) and delay, are shown in the following table. Tables showing the relationships between delay and level of service are attached to this letter. LEVEL OF SERVICE SUMMARY Greensward Park Number 3 AM Peak PM Peak > ■ Delay LOS Delay McDonald Street @ 89th Avenue Full Build-Out Conditions C 20 C 17 LOS = Level of Service Delay = Average Delay per Vehicle in Seconds Jay Harris March 24, 2003 Page 6 of 7 "Skinny Street" Tr ftc Flow Plan As explained previously, SW 89th Avenue is proposed to be designed to the City of Ti- gard's "skinny street" standard (City of Tigard Street Utility Improvement Standards Figure 18.810.4). A site plan showing the parking, driveways, and lots is attached in the Technical Appendix. The criteria that must be met in order to use the City of Tigard's "skinny street" option are listed below. ✓ Traffic Flow Plan must be submitted and approved • Not appropriate for streets serving more than 1,000 vehicles per day • No parking within 30 feet of an intersection • Appropriate adjacent to single-family detached development only As described previously, the site is expected to generate approximately 258 weekday trips, which is less than the maximum limit. Future development phases are proposed to have access to SW McDonald Street through a second access point. As shown in the site plan, the parking requirements are satisfied. Furthermore, all of the on-street parking allows adequate clearance for vehicles using the driveways of the residential units. In addition, the roadway width of SW 89th Avenue allows one vehicle to safely pass a parked vehicle. All of the ap- proval criteria for the City of Tigard's "skinny street" option are satisfied. Conclusion The proposed Greensward Park Number 3 is estimated to generate approximately 20 trips during the morning peak hour, 27 trips during the evening peak hour, and 258 daily trips. The sight distance at the proposed SW 89`" Avenue/SW McDonald Street intersection can be acceptable in both directions with on-site clearing. The operations at the proposed SW 89th Avenue/SW McDonald Street intersection are within the City of Tigard's standards. The ap- proval criteria for the City of Tigard's "skinny street" option are satisfied as discussed in this report and shown on Sheet 7 of the plan set. The proposed SW 89th Avenue "skinny street" meets City of Tigard Street Utility Improvement Standards Figure 18.810.4. le/ Jay Harris March 24, 2003 Page 7 of 7 If you have any questions regarding this information, please don't hesitate to call me at (503) 248-0313. Yours truly, Geoffrey A. Judd, E.I.T. Senior Transportation Analyst cc: Dave DeHarpport, 4-D Development Attachments: Technical Appendix 40.0 PROffs lokeINE•6:9vo. 04,4n6 OREGON ,1 °° E. MoeP" rEKPIRE8: 1411'404 1 le TECHNICAL APPENDIX L1CJ LEVEL OF SERVICE Level of service is used to describe the quality of traffic flow. Levels of service A to C are considered good, and rural roads are usually designed for level of service C. Urban streets and signalized intersections are typically designed for level of service D. Level of service E is considered to be the limit of acceptable delay. For unsignalized intersections, level of service E is generally considered acceptable. Here is a more complete description of levels of service: Level of service A: Very low delay at intersections, with all traffic signal cycles clearing and no vehicles waiting through more than one signal cycle. On highways, low volume and high speeds, with speeds not restricted by other vehicles. Level of service B: Operating speeds beginning to be affected by other traffic; short traffic delays at intersections. Higher average intersection delay than for level of service A resulting from more vehicles stopping. Level of service C: Operating speeds and maneuverability closely controlled by other traffic; higher delays at intersections than for level of service B due to a signifi- cant number of vehicles stopping. Not all signal cycles clear the waiting vehicles. This is the recommended design standard for rural highways. Level of service D: Tolerable operating speeds; long traffic delays occur at in- tersections. The influence of congestion is noticeable. At traffic signals many vehicles stop, and the proportion of vehicles not stopping declines. The number of signal cycle failures, for which vehicles must wait through more than one signal cycle, are noticeable. This is typically the design level for urban signalized intersections. Level of service E: Restricted speeds, very long traffic delays at traffic signals, and traffic volumes near capacity. Flow is unstable so that any interruption, no matter how minor, will cause queues to form and service to deteriorate to level of service F. Traffic signal cycle failures are frequent occurrences. For unsignalized intersections, level of service E or better is generally considered acceptable. Level of service F: Extreme delays, resulting in long queues which may interfere with other traffic movements. There may be stoppages of long duration, and speeds may drop to zero. There may be frequent signal cycle failures. Level of service F will typically result when vehicle arrival rates are greater than capacity. It is considered unacceptable by most drivers. LEVEL OF SERVICE CRITERIA FOR SIGNALIZED INTERSECTIONS LEVEL CONTROL DELAY OF PER VEHICLE SERVICE (Seconds) A < 10 B 10-20 C 20-35 D 35-55 E 55-80 F >80 LEVEL OF SERVICE CRITERIA FOR UNSIGNALIZED INTERSECTIONS LEVEL CONTROL DELAY OF PER VEHICLE SERVICE (Seconds) A < 10 B 10-15 C 15-25 D 25-35 E 35-50 F >50 Legend ------ Site Boundary ------ Proposed Street • Study Intersection -w- STOP Sign Traffic Signal r 00 SW MCDONALD ST \NI Not to Scot' VICINITY MAP Existing Intersection Configurations & Traffic Control Devices GWP3.dNg (—749 �o PM PEAK HOUR 326� oo 190 Nc-0 AM PEAK HOUR 733 <1 c> SW MCDONALD ST qL---- W � J H 1N/ Not to Soo!. TRAFFIC VOLUMES Existing Conditions AM and PM Peak Hours GWP3.dwg A SW MCDONALD ST 4 4 5--3-1P * l J gNI Not to Soon SITE TRIP DISTRIBUTION Inbound & Outbound Percentages - AM/PM Peak Hour GWP3.dwg F 0 8 PM PEAK HOUR 9� E f� i O „F? AM PEAK HOUR SW MCDONALD ST I i I I Q 1 2 murL � Not to Scale TRAFFIC VOLUMES Site Trips - AM/PM Peak Hour QWP3.dwp 794 PM PEAK HOUR �0 340—) ocz F 201 NV o AM PEAK HOUR 777 00 SW MCDONALD ST r WW i I SI I I •C� I I I L �NI Not to Se&. TRAFFIC VOLUMES Background Conditions - AM/PM Peak Hour GWRIdwg X794 PM PEAK HOUR NV g 349..7!„ *Lc-) E-201 AM PEAK HOUR C 773-1 �% SW MCDONALD ST de I Sp I L J WNI Not to Soot* TRAFFIC VOLUMES Background + Site Conditions - AM/PM Peak Hour CWPS.dwp -- .. 6, SW McDONALD STREET 7. �b—n.,�. _.. --... , I ir-----7 , ; 1 23 ■ 1 2 li r r, 1 Pct, aE PRIJAT[ -mvx_ -.'tiL. I PRIVATE DRIVE TRACT B 1 li 20 ' l l 0 1/ 25 24 i►, 4 19 k< cc ----- J 0 il 5 L.- PNATE 3o -ii �� I h 18 6 d LLI ii 26 0 ii 0 1 17 1 •Q g 7 ii w;11 --] 1:1; 7,6" 1 16 :IN A 8 1 ' /) ! 11 9 1 bg t ...... V. C1r» 'ail; I LnrIl DIWE tt 14 13 12 11 10 T I kW Also Soak le SITE PLAN - S!1'EPWV.drg TRIP GENERATION CALCULATIONS Land Use: Single-Family Detached Housing Land Use Code: 210 Variable: Dwelling Units Variable Value: 27 AM PEAK HOUR PM PEAK HOUR Trip Rate: 0.75 Trip Rate: 1.01 • Enter Exit Total Enter Exit Total Directional 25% 75% Directional 64% 36% Distribution Distribution Trip Ends $ t: Trip Ends WEEKDAY SATURDAY Trip Rate: 9.57 Trip Rate: 10.09 • Enter Exit Total Enter Exit Total Directional 50% 50% Directional 50% 50% Distribution Distribution Trip Ends '. 25S Trip Ends Source:TRIP GENERATION, Sixth Edition a TWO-WAY STOP CONTROL SUMMARY Analyst GEOFFREY JUDO Intersection SW M ALD ST/SW Agency/Co LANCASTER 89th AVE ENGINEERING Jurisdiction CITY OF TIGARD Date Performed 3/17/03 Analysts Year FULL BUILD-OUT(2005) Analysis Time Period AM PEAK HOUR Project Description 03034 - GREENSWARD PARK NO.3 East/West Street: SW MCDONALD STREET North/South Street: SW 89TH AVENUE Intersection Orientation: East-West Study Period (hrs1: 0.25 . ......,..:L:, '1..:.'.t.L ';4.(I. . . 4 t,4:.,. �lllld!liddlk! .. 4.. * 't^ , .I.`. IJP' . 't—,7,--V"-N.. t�..Le. Major Street Eastbound Westbound _ Movement 1 2 3 4 5 6 L T R L • T R Volume 0 777 3 2 201 0 Peak-Hour Factor, PHF 0.85 0.85 0.85 0.85 0.85 0.85 Hourly Flow Rate, HFR 0 914 3 2 236 0 Percent Heavy Vehicles_ 0 -- -- 0 -- _ Median Type Undivided RT Channellzed _ 0 0 Lanes 0 1 0 0 1 0 Configuration TR LT Upstream Signal 0 0 Minor Street Northbound Southbound Movement 7 8 9 10 11 _ 12 L T R L _ T R Volume 8 0 7 0 0 L 0 Peak-Hour Factor, PHF 0.85 0.85 0.85 0.85 0.85 0.85 Hourly Flow Rate, HFR 9 0 8 0 0 0 Percent Heavy Vehicles 0 0 0 0 0 0 Percent Grade (%) 0 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 0 0 0 0 0 0 Configuration LR "'?P: l..'7! • "' '''4. •. -,1.17 9 . _ •pia �•mPwWUp-�.. 1i. q n�i Approach EB WB Northbound Southbound Movement 1 4 7 T 8 9 10 11 12 Lane Configuration LT LR v (vph) 2 17 C (m) (vph) 752 260 v/c 0.00 0.07 95% queue length 0.01 0.21 _ - Control Delay 9.8 19.8 LOS A C Approach Delay -- – 19.8 Approach LOS -- -- C TWO-WAY STOP CONTROL SUMMARY s Analyst GEOFFREY JUDD Intersection SW MCDONALD ST/SW LANCASTER 89th AVE Agency/Co. ENGINEERING Jurisdiction CITY OF TIGARD Date Performed 3/17/03 Analysis Year FULL BUILD-OUT(2005) Analysis Time Period PM PEAK HOUR Project Description 03034 - GREENSWARD PARK NO.3 East/West Street: SW MCDONALD STREET North/South Street: SW 89TH AVENUE Intersection Orientation: East-West "111411011116.Study Period (hrs): 0.25 v ','.1.,W.it.'4' .I:;. �:.F..' 4 .... :Ali. .IN �k .,, 1 s,. . "'E7� a 1, a !iiltlbi, Major Street y Eastbound Westbound Movement 1 2 3 4 5 8 L T R L T R Volume 0 346 9 8 794 0 Peak-Hour Factor, PHF 0.93 0.93 0.93 0.93 0.93 0.93 Hourly Flow Rate, HFR - 0 372 9 8 853 0 Percent Heavy Vehicles 0 -- — 0 -- I -- Median Type Undivided RT Channelized _ 0 0 - Lanes 0 1 0 0 1 0 Configuration TR LT Upstream Signal 0 0 Minor Street Northbound Southbound Movement 7 8 9 10 11 12 L T R _ L T R Volume 5 � 0 ,� 5 0 � 0 0 Peak-Hour Factor, PHF 0.93 0.93 0.93 0,93 0.93 0.93 Hourly Flow Rate, HFR 5 0 5 0 0 0 Percent Heavy Vehicles 0 0 0 0 0 0 Percent Grade(%) 0 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 0 0 0 0 0 0 Confl!uration LR Approach EB WB Northbound Southbound r Movement 1 4 7 8 9 10 11 12 Lane Configuration LT LR r v (vph) 8 10 C (m) (vph) 1189 300 v/c 0.01 0.03 95% queue length 0.02 0.10 Control Delay 8.0 17.4 LOS A C , Approach Delay -- -- 17.4 Approach LOS -- -- C GREENSWARD PARK3 ACCESS SPACING MODIFICATION WRITTEN NARRATIVE Prepared by: Harris-McMonagle Associates, Inc. 12555 SW Hall Boulevard Tigard, Oregon 97223 503-639-3453 March 21, 2003 COMPLIANCE WITH SPECIFIC TIGARD COMMUNITY DEVELOPMENT CODE STANDARDS NARRATIVE Chanter 18.370— VARIANCES AND ADJUSTMENTS 18.370.020 Adjustments Section A. Purpose. The purpose of this section is to establish two classes of special variances: 1. "Development adjustments" which allow modest variation from required development standards within proscribed limits. Because such adjustments are granted using"clear and objective standards," these can be granted by means of a Type I procedure, as opposed to the more stringent standards of approval and procedure for variances. 2. "Special adjustments" which are variances from development standards which have their own approval criteria as opposed to the standard approval criteria for variances contained in Section I8.370.010.C. C. Special adjustments. 5. Adjustment to access and egress standards (Chapter 18.705). a. In all zoning districts where access and egress drives cannot be readily designed to conform to Code standards within a particular parcel, access with an adjoining property shall be considered. If access in conjunction with another parcel cannot reasonably be achieved, the Director may grant an adjustment to the access requirements of Chapter 18.705 through a Type II procedure, as governed in Section 18.390.030, using approval criteria contained in Subsection 2b below. Comment:A adjustment of the standards of Section 18.705.0301, Minimum access requirements for residential use, Subsection 4 is requested, as follows: 4. Access drives in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus by one of the following: a. A circular paved surface having a minimum turn radius measured from center point to outside edge of 35 feet; b. A hammerhead-configured, paved surface with each leg of the hammerhead having a minimum depth of 40 feet and a minimum width of 20 feet; c. The maximum cross slope of a required turn-around is 5%. The proposed private drive Tracts B and D exceed the 150 foot maximum length requirement by approximately 40 feet. Eric McMullen with Tualatin Valley Fire and rescue was sent the proposed site plan. Mr. McMullen does not feel that a turn-around for fire equipment is needed; they measure the 150 foot length from a point 150 feet from the farthest corner of the future building, as a hose would lay on the ground. Refer to the attached sketch for the measurement. The developer is willing to impose a condition of approval that the future driveways for lots 23, 25, and 26, be constructed to commercial driveway approach standards (6-iunches of concrete and#4 rebar at 12-inches on center. This will prevent damage to the driveways at the end of the private drives, if they are occasionally used.for the turn-around movements of larger vehicles (garbage, UPS, etc.) b. The Director may approve, approve with conditions, or deny a request for an adjustment from the access requirements contained in Chapter 18.705, based on the following criteria: (1) It is not possible to share access; Comment: The proposed streets do not continue to the adjacent properties to the west, which are developed, or have access from another right-qf--way. (2) There are no other alternative access points on the street in question or from another street; Comment: No, there are no other alternative access points to the streets in question. (3) The access separation requirements cannot be met; Comment: This section does not apply to this application. (4) The request is the minimum adjustment required to provide adequate access; Comment: Yes, the minimum amount of improvement is proposed. (5) The approved access or access approved with conditions will result in a safe access; and Comment: Tualatin Valley Fire and Rescue has reviewed and concurred with the applicant that the proposed private drives meet their safety standards. (6) The visual clearance requirements of Chapter 18.795 will be met. Comment: The visual clearance requirements at the proposed private drive intersections, as outlined in Chapter 18.795, will be met. A request is hereby made for an adjustment to allow the proposed access configuration. M:/winword/jrh/greenswrd3-access-var.doc SW McDONALD STREET 1 i---„,... -- --------- .. , ------_ --......- _,�- FUTURE HOUSE - ,\1 �� 45' HOSE u T/L 101 }- MAP 2S111A3 As 22 21 m C7 f•-80-----14 -....- 1 2 23 25' HOSE 3 v �� t .... _ ,_._ PRIVATE DRIVE TRCT 8 1 140' 1 3 TO R/W r S200 MAP 11/AB 20 25 24 ( 4 • 19 150' TO R/W 5 t 2,�' HOSE 26 8 ' HOSE 18 W 6 T/L 100 ", �;;�, GREENSWARD 27 "�2�"� Z PARK NO. 3 FUTURk HOUSE 17 W 7 FIRE TURN 45' HOSE >_....„ AROUND EXHIBIT 3-12-03 8 HARRIS—McMONAGLE 16 ASSOCIATES, INC. 00 ENGINEERS-SURVEYORS 12555 S.W. HALL BLVD. TIGARD, OR 97223-6287 9 PHONE: (503) 639-3453 FAX: (503) 639-1232 15 /// CO ■ ' �. N T/L 201 ----- MAP 2S111A8 - i r—..� �. __ W E r flit " 2S11uA S 14 13 12 11 10 1111111111111111111111111111111111111111 0 80 160 SCALE: 1"=80' \\I M---- AY-2.511% T/L 5800 1 TA 5700 T/L 5800 TA. • GREENSWARD PARK NO. 3 PRELIMINARY STORMWA TER DETENTION & WATER QUALITY SIZING REPORT OWNER COLTON FETTIG COMPANY 2245 SW Canyon Road Portland, Oregon 97201 ENGINEER/SURVEYOR Harris-McMonagle Associates Inc. 12555 SW Hall Boulevard Tigard, Oregon 97223 503-639-3453 . ..,47i1 iP! % 9 . -'':6 Oist t' OREGON 9,-e5R• NP.# 0 03 February 14, 2003 GREENSWARD PARK NO. 3 PRELIMINARY STORMWATER DETENTION & WATER QUALITY SIZING REPORT TABLE OF CONTENTS Pages DISCUSSION 1-2 SCS RUNOFF CURVE NUMBERS TABLE 3 DETENTION POND SUMMARY 4 UNDEVELOPED SITE HYDROGRAPH—25 YEAR EVENT 5 DEVELOPED SITE HYDROGRAPH—25 YEAR EVENT 6 DETENTION HYDROGRAPHS—25 YEAR EVENT 7 PRELIMINARY WATER QUALITY DESIGN FORM 8 1 DISCUSSION PURPOSE The purpose of this study is to preliminarily size the detention/water quality facilities so that sufficient area can be set-aside on the preliminary plat to accommodate the facilities. This report is submitted as a part of the subdivision application for Greensward Park No. 3. DRAINAGE AREA The entire 5.88-acre Greensward Park No. 3 site is in the Fanno Creek basin. Refer to the Development Review Plans. There is no appreciable offsite drainage through the project site. Ground slopes on the site vary from approximately 4%to 13 %. Ground cover is meadow grass and scattered trees. There are three dwellings and several outbuildings on the site. SOILS The SCS Soil Survey of Washington County(map 44)indicates the site is comprised of soil type 37, Quatama loam, which is in hydrologic group"C". SCS CURVE NUMBERS Runoff curve numbers are from the King County Surface Water Design Manual (1993), Table 3.5.2B. A copy of this table is enclosed. (Page 3) Curve number calculations are shown on the sub-basin summary and hydrograph sheets. DESIGN STORM FLOWS Hydrocad, software developed by Applied Microcomputer Systems, was used to compute the drainage hydrographs for each sub-basin and peak flow rates for each reach in the storm sewer system. This was done using the Santa Barbara Hydrograph Method with Type 1A rainfall distribution and 24-hour rainfall amounts as follows: 2-year event 2.50 inches 10-year event 3.45 inches 25-year event 3.90 inches 2 UNDEVELOPED SITE STORM FLOWS Time of Concentration For this preliminary study a concentration time of 45-minutes was used. This is considered conservative considering the slopes involved. Curve Numbers For the unimproved portion of the site the ground cover and hydrologic classification of the soil determine the SCS curve numbers. The ground cover chosen was meadow and trees and brush. A summary of the peak flows from the existing site for the 2, 10 and 25-year storms are shown on the Preliminary Detention Pond Summary sheet, page 4 A copy of the 25-year hydrograph and summary of the input data for the existing site is shown on page 5. DETENTION The detention facility is designed to limit the developed site flows to those from existing site. The flows from the developed site are summarized on page 4 as the inflow to the pond. A copy of the 25-year storm hydrograph and summary of the input data is shown on page 6. The proposed detention facility is a pond in the northwest quadrant of SW McDonald Street and the proposed SW 89th Avenue. This pond will be approximately 41 feet wide by 105 feet long and 4 feet deep. There will be a control structure at the downstream end, adjacent to McDonald Street, with metering orifices to limit peak outflow from the site. Refer to the Development Review Plans. Inflows and outflows from the proposed detention facility are shown on the Preliminary Detention Pond Summary sheet, page 4. Also shown is a comparison of the peak outflows from the undeveloped and developed site. The data in the detention pond summary are from the pond hydrographs for each storm event. WATER QUALITY The water quality facility proposed is swale constructed in the bottom of the detention facility. The preliminary water quality design sheet is shown as page 8. KING COUNTY, WASHINGTON, SURFACE WATER DESIGN MANUAL 3 TABLE 3.5.2B SCS WESTERN WASHINGTON RUNOFF CURVE NUMBERS SCS WESTERN WASHINGTON RUNOFF CURVE NUMBERS (Published by SCS In 1982) Runoff curve numbers for selected agricultural,suburban and urban land use for Type 1A rainfall distribution, 24-hour storm duration. CURVE NUMBERS BY HYDROLOGIC SOIL GROUP LAND USE DESCRIPTION AB CD Cultivated land(1): winter condition 86 91 94 95 Mountain open areas: low growing brush and grasslands 74 82 89 92 Meadow or pasture: 65 78 85 89 Wood or forest land: undisturbed or older second growth 42 64 76 81 Wood or forest land: young second growth or brush 55 72 81 86 Orchard: with cover crop 81 88 92 94 Open spaces,lawns, parks,golf courses, cemeteries, landscaping. good condition: grass cover on 75% or more of the area 68 80 86 90 fair condition: grass cover on 50% to 75%of the area 77 85 90 92 Gravel roads and parking lots 76 85 89 91 Dirt roads and parking lots 72 82 87 89 Impervious surfaces, pavement, roofs, etc. 98 98 98 98 Open water bodies: lakes,wetlands, ponds, etc. 100 100 100 100 Single FamNy Residential (2) Dwelling Unit/Gross Acre %Impervious (3) 1.0 DU/GA 15 Separate curve number 1.5 DU/GA 20 shall be selected 2.0 DU/GA 25 for pervious and 2.5 DU/(3A 30 impervious portion 3.0 DU/GA 34 of the site or basin 3.5 DU/GA 38 4.0 DU/GA 42 4.5 DU/GA 46 5.0 DU/GA 48 5.5 DU/GA 50 6.0 0U/GA 52 8.5 DU/GA 54 7.0 DU/GA 56 Planned unit developments, % impervious condominiums, apartments, must be computed commercial business and industrial areas. (1) For a more detailed description of agricultural land use curve numbers refer to National Engineering Handbook, Section 4, Hydrology, Chapter 9,August 1972. (2) Assumes roof and driveway runoff is directed into street/storm system. (3) The remaining pervious areas(lawn)are considered to be in good condition for these curve numbers. ,!1.• 3.5.2-3 11/92 PROJECT: GREENSWARD PARK NO. 3 4 SUBJECT:PRELIMINARY DETENTION POND SUMMARY 02/14/03 jrh PEAK OUTFLOW FROM UNDEVELOPED SITE 24 HR PEAK EVENT RAINFALL FLOW inches cfs 2 YEAR 2.50 0.82 10 YEAR 3.45 1.60 25 YEAR 3.90 1.94 Table 1 DETENTION & PEAK OUTFLOWS FROM DEVELOPED SITE The proposed stormwater detention facility is a pond approximately 41 feet wide by 105 feet long and 4 feet deep. There will be 1 foot of freeboard above the 25-year storm peak elevation. A water quality swale will be constructed in the bottom of the pond. DETENTION OUTLET DEVICES ORIFICE ORIFICE ORIFICE 1 2 3 DIAMETER(inches) 5.00 5.00 3.50 INVERT ELEVATION 0.00 1.65 2.43 DETENTION SUMMARY 24 HR PEAK PEAK PEAK PEAK EVENT RAINFALL INFLOW OUTFLOW STORAGE DEPTH inches cfs cfs cubic feet feet 2 YEAR 2.50 2.30 0.79 7,094 1.65 10 YEAR 3.45 3.65 1.56 10,470 2.43 25 YEAR 3.90 4.29 1.94 12,178 2.83 COMPARISON OF PEAK FLOWS FROM THE UNDEVELOPED& DEVELOPED SITE PEAK OUTFLOW EVENT UNDEVELOPED DEVELOPED cfs cfs 2 YEAR 0.82 0.79 10 YEAR 1.60 1.56 25 YEAR 1.94 1.94 GREENSWARD PARK NO 3 - PRELIMINARY DETENTION Type IA 24-hr Rainfall=3.90" Prepared by Harris McMonagle Associates Page 5 HydroCAD®6.10 s/n 001146 ©1986-2002 Applied Microcomputer Systems 2/14/03 Subcatchment EXIST SITE: Undeveloped Site Runoff = 1.94 cfs @ 8.15 hrs, Volume= 0.938 af, Depth= 1.91" Runoff by SBUH method, Time Span= 5.00-20.00 hrs, dt= 0.05 hrs Type IA 24-hr Rainfall=3.90" Area(sf) CN Description 10,560 98 Lot Impvts (4 @ 2,640) 123,066 85 Meadow 122,591 81 Trees & brush 256,217 84 Weighted Average Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 45.0 Direct Entry, Subcatchment EXIST SITE: Undeveloped Site Hydrograph 1 .94 cfs LIunoi 2 0 1 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 Time (hours) GREENSWARD PARK NO 3 - PRELIMINARY DETENTION Type IA 24-hr Rainfall=3.90" Prepared by Harris McMonagle Associates Page 6 HydroCAD®6.10 s/n 001146 © 1986-2002 Applied Microcomputer Systems Subcatchment DEV SITE: DEVELOPED SITE Runoff = 4.29 cfs @ 8.00 hrs, Volume= 1.288 af, Depth= 2.48" Runoff by SBUH method, Time Span= 5.00-20.00 hrs, dt= 0.05 hrs Type IA 24-hr Rainfall=3.90" Area (sf) CN Description 4,800 100 Pond 38,754 98 Streets 71,280 98 Lot impvts (27 @ 2,640 sf) 156,841 86 Lawns & landscaping 271,675 91 Weighted Average Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 8.8 75 0.0200 0.1 Sheet Flow, Back prop line to street Grass: Short n= 0.150 P2= 2.50" 4.0 Direct Entry, Gutter& pipe flow 12.8 75 Total Subcatchment DEV SITE: DEVELOPED SITE Hydrograph 4.29 cfs Runoff 4 w 3 0 C 2 1- 0 ,i T• I I I I t•• I I 1 1 rr-�-T i i 1 r��—rrJ J s r r. r r I I 1 r r.r• r I •r j r I I r f r l l I� I I i I 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 Time (hours) GREENSWARD PARK NO PRELIMINARY DETENTION Type IA 24-hr Rainfall=3.90" Prepared by Harris McMonagle Associates Page 7 HydroCAD®6.10 s/n 001146 © 1986-2002 Applied Microcomputer Systems 2/14/03 Pond POND: Detention Pond 41' X 105' Inflow Area = 6.235 ac, Inflow Depth = 2.48" Inflow = 4.29 cfs @ 8.00 hrs, Volume= 1.287 af Outflow = 1.94 cfs @ 8.78 hrs, Volume= 1.156 af, Atten= 55%, Lag= 47.2 min Primary = 1.94 cfs @ 8.78 hrs, Volume= 1.156 af Routing by Stor-Ind method, Time Span= 5.00-20.00 hrs, dt= 0.05 hrs Peak Elev= 2.83' Storage= 12,178 cf Plug-Flow detention time= 117.2 min calculated for 1.152 af(90% of inflow) Elevation Cum.Store (feet) (cubic-feet) 0.00 0 1.00 4,305 2.00 8,610 3.00 12,915 Primary OutFlow Max=1.94 cfs @ 8.78 hrs HW=2.83' (Free Discharge) —1=Orifice/Grate (Controls 1.06 cfs) —2=Orifice/Grate (Controls 0.71 cfs) —3=Orifice/Grate (Controls 0.16 cfs) # Routing Invert Outlet Devices 1 Primary 0.00' 5.0"Vert. Orifice/Grate C= 0.600 2 Primary 1.65' 5.0" Horiz. Orifice/Grate Limited to weir flow C= 0.600 3 Primary 2.43' 3.5" Vert. Orifice/Grate C= 0.600 Pond POND: Detention Pond 41' X 105' Hydrograph 1 4.29 cfs ■ Inflow .- ® Primary 4-. 3.: o y 1 .94 cfs LL 2-, 1- 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 Time (hours) 8 PROJECT:GREENSWARD PARK NO.3 3/14/03 SUBJECT:PRELIMINARY WATER QUALITY SWALE DESIGN jrh CRITERIA: a. Storm event of 0.36 inches of precipitation falling in 4 hours with an average return period of 96 hours. b. Impervious surfaces=street area+2,640 sq. ft. per dwelling unit. c. Maximum design depth=0.5 foot d. Hydraulic residence time=9 minutes e. Manning"n"value=0.24 f. Maximum velocity:2.0 fps based on 25 year flow g. Minimum slope: 0.5 percent IMPERVIOUS AREA Street/impervious area 33,962 sq. ft. Number of dwelling units 27 Total impervious area 105,242 sq.ft. 2.42 acres WATER OUALITY VOLUME Volume=(0.36 inches)x(total impervious area)= 3,157 cubic feet DESIGN FLOW-O Qd=(volume)/(14,400 seconds(4 hrs))= 0.22 tfs SWALE SIZING Slope Bottom Width Mammngs Side Slopes Flow Depth (ft/ft) (ft) "n" h:v (ft) 0.008 4.00 0.24 4.00 0.23 SWALE HYDRAULICS Q Velocity Flow Area Wp R (sq.ft.) (ft) (ft) 0.21 0.19 1.16 5.93 0.19 MINIMUM SWALE LENGTH Length of swale for 9 minute residence time= 100 l.f. USE Swale dimensions: Design Bottom Width Length Slope (feet) (feet) (ft/ft) 4.44 192 4 -3111 II CITY OF TIGARD Community(Development Shaping)Better Community LAND USE PROPOSAL DESCRIPTION 120 DAYS = 7/26/2003 FILE NOS.: SUBDIVISION (SUB) 2003-00002 ADJUSTMENT (VAR) 2003-00010 ADJUSTMENT (VAR) 2003-00022 FILE TITLE: GREENSWARD PARK NO. 3 SUBDIVISION APPLICANT/ Colton Fettig Company APPLICANT'S Harris-McMonagle Assoc., Inc. OWNER: Attn: Graham Colton REPRESENTATIVE: Attn: Jay Harris 2245 SW Canyon Road 12555 SW Hall Boulevard Portland, OR 97201 Tigard, OR 97223-6287 OWNERS: There are 5 different property owners associated with this project. A complete list is available upon request. REQUEST: The applicant is requesting approval of a 27-lot Subdivision on a 5.88 acre site comprised of five (5) tax lots. Two (2) development adjustments have also been requested to the required fire apparatus turn-around and minimum driveway setbacks from collector or arterial street intersections. LOCATION: 8910, 8940, (no site address), 8990 and 9030 SW McDonald Street; Washington County Tax Assessor's Map No. 2S111AA, Tax Lots 1000 and 1100; and 2S111AB, Tax Lots 100, 101, and 200. The subject parcels are located on the south side of SW McDonald Street, between SW Hall Boulevard and SW 931 Avenue. ZONE: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370, 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.780, 18.790, 18.795 and 18.810. CIT AREA: South CIT FACILITATOR: List Available Upon Request DECISION MAKING BODY: ❑ TYPE I © TYPE II ❑ TYPE III ❑ TYPE IV DATE COMMENTS WERE SENT: APRIL 1, 2003 DATE COMMENTS ARE DUE: APRIL 15, 2003 ❑ HEARINGS OFFICER (MON.) DATE OF HEARING: TIME: 7:00 PM ❑ PLANNING COMMISSION (MON.) DATE OF HEARING: TIME: 7:00 PM ❑ CITY COUNCIL (TUES.) DATE OF HEARING: TIME: 7:30 PM 11 STAFF DECISION (TENTATIVE) DATE OF DECISION: MAY 9, 2003 COMPONENTS RELATED TO THE PROJECT AVAILABLE FOR VIEWING IN THE PLANNING DIVISION ® VICINITY MAP ® LANDSCAPING PLAN ® UTILITY PLANS ® SITE PLAN ® GRADING PLANS ® IMPACT STUDY ® NARRATIVE ® STORMWATER REPORT ® ARBORIST REPORT STAFF CONTACT: Mathew Scheidegger,Assistant Planner(503)639-4171, x2437 PUBLIC FACILITY PLAN Project: Greensward Park No. 3 COMPLETENESS CHECKLIST Date: 2/20/03 GRADING __ • Existing and proposed contours shown. ® Does proposed grading impact adjacent parcels? ❑ Yes ® No ® Adjacent parcel grades shown. STREET ISSUES ® Right-of-way clearly shown. ® Centerline of street(s) clearly shown. ® Street name(s) shown. ® Existing/proposed curb or edge of pavement shown. ® Street profiles shown. ® Future Street Plan: Must show street profiles, topo on adjacent parcel(s), etc. ❑ Traffic Impact Report Not submitted. The report must address 18.705.030.H(Access Mgmt. standards). ® Street grades compliant? ® Street widths dimensioned and appropriate? Z Private Streets? Less than 6 lots and width appropriate? ❑ Other: SANITARY SEWER ISSUES ® Existing/proposed lines shown. ® Stubs to adjacent parcels required/shown? WATER ISSUES ® Existing/proposed lines w/ sizes noted? ® Existing/proposed fire hydrants shown? Z Proposed meter location and size shown? ® 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 H COMPLETE ® INCOMPLETE By: �1� • _ _ Date: 2/20/03 REVISED: 02/20/03 March 5, 2003 CITY OF TIGARD Colton-Fettig Co. OREGON Attn: Graham Colton 8845 SW Canyon Rd. Portland, OR 97201 Dear Mr. Colton: RE: Notice of Incomplete Application Submittal — SUB2003-00002 The City has not received the information necessary to begin the review of your Minor Land Partition application. Staff has, therefore, deemed your application submittal as incomplete. In order for staff to proceed, the following materials will need to be submitted: . Submit 16 additional packets of the narrative and plans. . Submit Traffic Impact Report. The required report must address Section 18.705.030.H (Access Mgmt. Standards). . Submit a plan showing access drives in excess of 150 feet to be provided with provisions for the turning around of fire apparatus. . Submit a plan showing the average lot size to equal the minimum lot size of the R-4.5 zoning district (7,500 square feet). After reviewing the submitted plans, the proposed access drives are included in the lot area of the proposed lots. According to the Tigard Development Code, lot area is defined as, "the total horizontal area within the lot lines of a lot exclusive of public and private roads, and access easements to other property or the private driveway area of a flag lot." I am available to answer questions and otherwise assist you as may be required at 503-639-4171, extension #2437. Office hours are from 8:00 a.m. to 5:00 p.m. Monday through Friday. If I am not available, please leave your name and phone number so that I can call you as soon as possible. Sincerely,7 athew Scheidegger Planner is\curpin\mathew\m Ip2003-00005.acc c: SUB2003-00002 Land Use File 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503) 684-2772 1 March 11, 2003 Colton-Fettig Co. CITY OF TIGARD Attn: Graham Colton OREGON 2245 SW Canyon Rd. Portland, OR 97201 Dear Mr. Colton: RE: Notice of Incomplete Application Submittal — SUB2003-00002 The City has not received the information necessary to begin the review of your Minor Land Partition application. Staff has, therefore, deemed your application submittal as incomplete. In order for staff to proceed, the following materials will need to be submitted: • Submit 16 additional packets of the narrative and plans. • Submit Traffic Impact Report. The required report must address Section 18.705.030.H (Access Mgmt. Standards). • Submit a plan showing access drives in excess of 150 feet to be provided with provisions for the turning around of fire apparatus. • Submit a plan showing the average lot size to equal the minimum lot size of the R-4.5 zoning district (7,500 square feet). After reviewing the submitted plans, the proposed access drives are included in the lot area of the proposed lots. According to the Tigard Development Code, lot area is defined as, "the total horizontal area within the lot lines of a lot exclusive of public and private roads, and access easements to other property or the private driveway area of a flag lot." I am available to answer questions and otherwise assist you as may be required at 503-639-4171, extension #2437. Office hours are from 8:00 a.m. to 5:00 p.m. Monday through Friday. If I am not available, please leave your name and phone number so that I can call you as soon as possible. Sincerely, c M thew Sc eidegger Assistant Planner c: Harris-McMonagle Associates, Inc Attn: Jay Harris 12555 SW Hall Boulevard Tigard, OR 97223 SUB2003-00002 Land use file 13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD (503)684-2772 TRANSMIT LAL Harris - McMonagle Associates, Inc. Engineers -Surveyors -Planners 12555 S.W. Hall Boulevard Tigard, Oregon 97223 Tel. (503) 639-3453 - Fax (503) 639-1232 DATE: March 25. 2003 TO: Matt Scheidegger City of Tigard RE: Greensward Park No. 3 WE ARE SENDING YOU ATTACHED THE FOLLOWING ITEMS: SHOP DRAWINGS PRINTS SAMPLES CHANGE ORDER COPY OF LETTER PLANS DATA SPECIFICATIONS MYLARS OTHER: FOR YOUR: REVIEW COMMENTS APPROVAL USE FILE COPIES DATE DESCRIPTION 16 Development Review Plans 16 Subdivision Application Support Information 16 Traffic Study/Access Report 16 Access Spacing Modification Written Narrative 16 Tree Condition / Mitigation Analysis REMARKS: Per your request, the above mentioned items are being supplied to you for your use. Sincerely, c, ,�' - Cherry H. Moore ii,„„al 1 CITY OF TIGARD OREGON March 28, 2003 Colton Fettig Company Attn: Graham Colton 2245 SW Canyon Road Portland, OR 97201 Dear Mr. Colton: RE: Notice of Complete Application Submittal — SUB2003-00002 The City has received the additional information necessary to begin the review of your Subdivision application. 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 as complete is 6-8 weeks. If you have any questions about the information contained in this letter, please feel free to contact me at (503) 639-4171, x2437. Sincerely, 7 Mathew Scheidegger Assistant Planner c: Harris-McMonagle Associates, Inc Attn: Jay Harris 12555 SW Hall Boulevard Tigard, OR 97223 SUB2003-00002 Land use file 13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD (503)684-2772 CITY OF TIGARD PRE-APPLICATION CONFERENCE NOTES Comm(De°lopment Shaping Better Community (Pre-Application Meeting Notes are Valid for Six (6) Months) RESIDENTIAL FFENP..WIG DIE ,l�f;�FFAP Ad S i APPLICANT: G��- �.!c---3///o-7-7 AGENT: i - Phone:(5-12-i ' / Phone: ( ) PROPERTY LOCATION: ADDRESS/GENERAL LOCATION: - TAX MAP(S)/LOT #(S): >e, / /aa/ 4e t.478-Coo, 00.1%/, NECESSARY APPLICATIONS: S!>E) PROPOSAL DESCRIPTION: ...z5 s, � - /-71- �Gg4 ' e-'7 COMPREHENSIVE PLAN MAP DESIGNATION: ZONING MAP DESIGNATION: —`43 CITIZEN INVOLVEMENT TEAM(C.I.T.)AREA: Sa ZONING DISTRICT DIMENSIONAL REQUIREMENTS (Refer to Code Section 18. '57 ' ) MINIMUM LOT SIZE:T✓5-a°sq. ft. Average Min. lot width: 527 ft. Max. building height: ,'27 ft. Setbacks: Front .2'15r ft. Side s ft. Rear /L57t. Corner /a ft. from street. MAXIMUM SITE COVERAGE: --% Minimum landscaped or natural vegetation area: ~-%. GARAGES: ft. NEIGHBORHOOD MEETING (Refer to the Neighborhood Meeting Handout) THE APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 500 FEET, THE MEMBERS OF ANY LAND USE SUBCOMMITTEE(S), AND THE CITY OF TIGARD PLANNING DIVISION of their proposal. A minimum of two (2) weeks between the mailing date and the meeting date is required. Please review the Land Use Notification handout concerning site posting and the meeting notice. Meeting is to be held prior to submitting your application or the application will not be accepted. * NOTE: In order to also preliminarily address building code standards, a meeting with a Plans Examiner is encouraged prior to submittal of a land use application. CITY OF TIGARD Pre-Application Conference Notes Page 1 of 9 Residential Application/Planning Division Section N NARRATIVE (Refer to Code Chapter 18.390) The APPLICANT SHALL SUBMIT A NARRATIVE which provides findings based on the applicable approval standards. Failure to provide a narrative or adequately address criteria would be reason to consider an application incomplete and delay review of the proposal. The applicant should review the code for applicable criteria. 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. r ACCESS (Refer to Chapters 18.105 and 18.765) Minimum number of accesses: Minimum access width: 3 0 Minimum pavement width: 2 � (l WALKWAY REQUIREMENTS [Refer to Code Chapter 18.705) Within all ATTACHED HOUSING (except two-family dwellings) and multi-family developments, each residential dwelling SHALL BE CONNECTED BY WALKWAY TO THE VEHICULAR PARKING AREA, COMMON OPEN SPACE AND RECREATION FACILITIES. „ RESIDENTIAL DENSITY CALCULATION (Refer to Code Chapter 18.715)-SEE EXAMPLE BELOW. The NET RESIDENTIAL UNITS ALLOWED on a particular site may be calculated by dividing the net area of the developable land by the minimum number of square feet required per dwelling unit as specified by the applicable zoning designation. Net development area is calculated by subtracting the following land area(s) from the gross site area: All sensitive lands areas including: / 6? Land within the 100-year floodplain; — .ow �� ➢ Slopes exceeding 25%; _.20 s 7' ./ Drainageways; and Wetlands for the R-1, R-2, R-3.5, R-4.5 and R-7 zoning districts. o / G i � , ''G Cr''' -0 Public right-of-way dedication: o , 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 de.uction. I 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 so. ft. (20%)for public right-of-way 6,534 so.ft. (15%)for public right-of-way NET: 34,848 square feet NET: 37,026 square feet — 3,050 (minimum lot area) - 3,050 (minimum lot area) 11.4 Units Per Acre = 12.1 Units Per Acre The Development Code requires that the net site area exist for the next whole dwelling unit.NO ROUNDING UP IS PERMITTED. Minimum Project Density is 80%of the maximum allowed density.TO DETERMINE THIS STANDARD, MULTIPLY THE MAXIMUM NUMBER OF UNITS BY.B. CITY OF TIGARD Pre-Application Conference Notes Page 2 of 9 Residential Application/Planning Division Section SPECIAL SETBACKS [Refer to Code Section 18.7301 D STREETS: feet from the centerline of Z FLAG LOT: A TEN (10)-FOOT SIDE YARD SETBACK applies to all primary structures. D ZERO LOT LINE LOTS: A minimum of a ten (10)-foot separation shall be maintained between each dwelling unit or garage. D MULTI-FAMILY RESIDENTIAL building separation standards apply within multiple-family residential developments. ACCESSORY STRUCTURES UP TO 528 SQUARE FEET in size may be permitted on lots less than 2.5 acres in size. Five (5)-foot minimum setback from side and rear lot lines. ACCESSORY STRUCTURE UP TO 1,000 SQUARE FEET on parcels of at least 2.5 acres in size. [See applicable zoning district for the primary structures'setback requirements.] FLAG LOT BUILDING HEIGHT PROVISIONS (Refer to Code Chapter 18.1301 MAXIMUM HEIGHT OF 11/2 STORIES or 25 feet, whichever is less in most zones; 21/2 stories, or 35 feet in R-7, R-12, R-25 or R-40 zones provided that the standards of Section 18.730.010.C.2 are satisfied. BUFFERING AND SCREENING [Refer to Code Chapter 18.7451 In order TO INCREASE PRIVACY AND TO EITHER REDUCE OR ELIMINATE ADVERSE NOISE OR VISUAL IMPACTS between adjacent developments, especially between different land uses, the CITY REQUIRES LANDSCAPED BUFFER AREAS along certain site perimeters. Required buffer areas are described by the Code in terms of width. Buffer areas must be occupied by a mixture of deciduous and evergreen trees and shrubs and must also achieve a balance between vertical and horizontal plantings. Site obscuring screens or fences may also be required; these are often advisable even if not required by the Code. The required buffer areas may only be occupied by vegetation, fences, utilities, and walkways. Additional information on required buffer area materials and sizes may be found in the Development Code. The ESTIMATED REQUIRED BUFFERS applicable to your proposal area is: Buffer Level along north boundary. Buffer Level along east boundary. Buffer Level along north boundary. Buffer Level along east boundary. IN ADDITION, SIGHT OBSCURING SCREENING IS REQUIRED ALONG: LANDSCAPING (Refer to Code Chapters 18.745,18.765 and 18.1051 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 ,k(d'� be placed either within the public right-of-way or on private property within six (6) feet of the right-of- 7 4i way boundary. Street trees must have a minimum caliper of at least two (2) inches when measured Ac' 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 18.7551 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 El PARKING [Refer to Code Chapters 18.765 a 183051 ALL PARKING AREAS AND DRIVEWAYS MUST BE PAVED. ➢ Single-family Requires: One (1) ff-street parking space per dwelling unit; and One (1) space per unit less than 500 square feet. `r Multiple-family Requires: 1.25 spaces per unit for 1 bedroom; 1.5 spaces per unit for 2 bedrooms; and 1.75 spaces per unit for 3 bedrooms. Multi-family dwelling units with more than ten (10) required spaces shall provide parking for the use of guests and shall consist of 15% of the total required parking. NO MORE THAN 50% OF REQUIRED SPACES MAY BE DESIGNATED AND/OR DIMENSIONED AS COMPACT SPACES. Parking stalls shall be dimensioned as follows: ➢ Standard parking space dimensions: 8 feet. 6 inches X 18 feet, 6 inches. ➢ Compact parking space dimensions: 7 feet. 6 inches X 16 feet, 6 inches. ➢ Handicapped parking: All parking areas shall provide appropriately located and dimensioned disabled person parking spaces. The minimum number of disabled person parking spaces to be provided, as well as the parking stall dimensions, are mandated by the Americans with Disabilities Act (ADA). A handout is available upon request. A handicapped parking space symbol shall be painted on the parking space surface and an appropriate sign shall be posted. ❑ BICYCLE RACKS (Refer to Code Section 18.765) BICYCLE RACKS are required FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL DEVELOPMENTS. Bicycle racks shall be located in areas protected from automobile traffic and in convenient locations. SENSITIVE LANDS (Refer to Code Chapter 18.1751 The Code provides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR DEVELOPMENT DUE TO AREAS WITHIN THE 100-YEAR FLOODPLAIN, NATURAL DRAINAGEWAYS, WETLAND AREAS, ON SLOPES IN EXCESS OF 25 PERCENT, OR ON UNSTABLE GROUND. Staff will attempt to preliminary identify sensitive lands areas at the pre-. application conference based on available information. HOWEVER, the responsibility to precisely identify sensitive land areas, and their boundaries, is the responsibility of the applicant. Areas meeting the definitions of sensitive lands must be clearly indicated on plans submitted with the development application. Chapter 18.775 also provides regulations for the use, protection, or modification of sensitive lands areas. RESIDENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS. STEEP SLOPES (Refer to Code Section 18.715.O10.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[CWSI BUFFER STANDARDS (Refer to R a 0 96-44/USA Regulations-Chapter 3) LAND DEVELOPMENT ADJACENT TO SENSITIVE AREAS shall preserve and maintain or create a vegetated corridor for a buffer wide enough to protect the water quality functioning of the sensitive area. Design Criteria: The VEGETATED CORRIDOR WIDTH is dependent on the sensitive area. The following table identifies the required widths: CITY OF TIGARD Pre-Application Conference Notes Page 4 of 9 Residential Applicafion/Planning Division Section TABLE 3.1 VEGETATED CORRIDOR WIDTHS SOURCE: CWS DESIGN AND CONSTRUCTION STANDARDS MANUAURESOLUTION&ORDER 96-44 SENSITIVE AREA DEFINITION SLOPE ADJACENT WIDTH OF VEGETATED TO SENSITIVE AREA CORRIDOR PER SIDE2 ♦ Streams with intermittent flow draining: <25% 15 feet + 10 to <50 acres >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' 1Starting point for measurement = edge of the defined channel (bankful flow) for streams/rivers, delineated wetland boundary, delineated spring boundary, and/or average high water for lakes or ponds, whichever offers greatest resource protection. Intermittent springs, located a minimum of 15 feet within the river/stream or wetland vegetated corridor,shall not serve as a starting point for measurement. 2Vegetated corridor averaging or reduction is allowed only when the vegetated corridor is certified to be in a marginal or degraded condition. 3The vegetated corridor extends 35 feet from the top of the ravine and sets the outer boundary of the vegetated corridor. The 35 feet may be reduced to 15 feet,if a stamped geotechnical report confirms slope stability shall be maintained with the reduced setback from the top of ravine. Restrictions in the Vegetate Corridor: NO structures, development, construction activities, gardens, lawns, application of chemicals, dumping of any materials of any kind, or other activities shall be permitted which otherwise detract from the water quality protection provided by the vegetated corridor, except as provided for in the USA Design and Construction Standards. Location of Vegetated Corridor: IN ANY RESIDENTIAL DEVELOPMENT WHICH CREATES MULTIPLE PARCELS or lots intended for separate ownership, such as a subdivision, the vegetated corridor shall be contained in a separate tract, and shall not be a part of any parcel to be used for the construction of a dwelling unit. CWS Service Provider Letter: PRIOR TO SUBMITTAL of any land use applications, the applicant must obtain a CWS Service Provider Letter which will outline the conditions necessary to comply with the R&O 96-44 sensitive area requirements. If there are no sensitive areas, CWS must still issue a letter stating a CWS Service Provider Letter is not required. SIGNS (Refer to Code Chapter 18.780) SIGN PERMITS MUST BE OBTAINED PRIOR TO INSTALLATION OF ANY SIGN in the City of Tigard. A "Guidelines for Sign Permits" handout is available upon request. Additional sign area or height beyond Code standards may be permitted if the sign proposal is reviewed as part of a development review application. Alternatively, a Sign Code Exception application may be filed for Director's review. TREE REMOVAL PLAN REQUIREMENTS (Refer to Code Section 18.790.030.C.) A TREE PLAN FOR THE PLANTING, REMOVAL AND PROTECTION OF TREES prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, partition, site development review, planned development, or conditional use is filed. Protection is preferred over removal where possible. CITY OF TIGARD Pre-Application Conference Notes Page 5 of 9 Residential Application/Planning Division Section • THE TREE PLAN SHALL INCLUDE 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. jk MITIGATION (Refer to Code Section 18.790.060.E.1 REPLACEMENT OF A TREE shall take place according to the following guidelines: ➢ A replacement tree shall be a substantially similar species considering site characteristics. ➢ If a replacement tree of the species of the tree removed or damages is not reasonably available, the Director may allow replacement with a different species of equivalent natural resource value. ➢ If a replacement tree of the size cut is not reasonably available on the local market or would not be viable, the Director shall require replacement with more than one tree in accordance with the following formula: • The number of replacement trees required shall be determined by dividing the estimated caliper size of the tree removed or damaged, by the caliper size of the largest reasonably available replacement trees. If this number of trees cannot be viably located on the subject property, the Director may require one (1) or more replacement trees to be planted on other property within the city, either public property or, with the consent of the owner, private property. ➢ The planting of a replacement tree shall take place in a manner reasonably calculated to allow growth to maturity. IN LIEU OF TREE REPLACEMENT under Subsection D of this section, a party may, with the consent of the Director, elect to compensate the City for its costs in performing such tree replacement. CLEAR VISION AREA (Refer to Code Chapter 18.795) The City requires that CLEAR VISION AREAS BE MAINTAINED BETWEEN THREE (3) AND EIGHT (8) FEET IN HEIGHT at road/driveway, road/railroad, and road/road intersections. The size of the required clear vision area depends upon the abutting street's functional classification and any existing obstructions within the clear vision area. The applicant shall show the clear vision areas on the site plan, and identify any obstructions in these areas. CITY OF TIGARD Pre-Application Conference Notes Page 6 of 9 Residential Application/Planning Division Section P4 FUTURE STREET PLAN AND EXTENSION OF STREETS [Refer to Code Section 18.810.030.F.] A FUTURE STREET PLAN shall: • Be filed by the applicant in conjunction with an application for a subdivision or partition. The plan shall show the pattern of existing and proposed future streets from the boundaries of the proposed land division and shall include boundaries of the proposed land division and shall include other parcels within 200 feet surrounding and adjacent to the proposed land division. • Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and pedestrian facilities on or within 500 feet of the site. Where necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed. ADDITIONAL LOT DIMENSIONAL REQUIREMENTS [Refer to Code Section 18.810.060] MINIMUM LOT FRONTAGE: 25 feet unless lot is created through the minor land partition process. Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum 15-foot wide access easement. The DEPTH OF ALL LOTS SHALL NOT EXCEED 21/2 TIMES THE AVERAGE WIDTH, unless the parcel is less than 11/2 times the minimum lot size of the applicable zoning district. f_BLOCKS [Refer to Code Section 18.810.090] The perimeter of BLOCKS FORMED BY STREETS SHALL NOT EXCEED 1,800 FEET measured along the right-of-way center line except where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development. When block lengths greater than 330 feet are permitted, pedestrian/bikeways shall be provided through the block. CODE CHAPTERS 18.330(Conditional Use) 18.620(Tigard Triangle Design Standards) 18.765(Off-Street Parking/Loading Requirements) - 18.340(Directors Interpretation) 18.630(Washington Square Regional Center) 18.775(Sensitive Lands Review) 18.350(Planned Development) 18.705(Access/Egress/Circulation) 18.780(Signs) 18.360(Site Development Review) 18.710(Accessory Residential Units) 18.785(Temporary Use Permits) - 18.370(Variances/Adjustments) K 18.715(Density Computations) 18.790(Tree Removal) 18.380(Zoning Map/Text Amendments) 18.720(Design Compatibility Standards) K 18.795(Visual Clearance Areas) 18.385(Miscellaneous Permits) 18.725(Environmental Performance Standards) 18.798(Wireless Communication Facilities) 18.390(Derision Making Procedures/Impact Study) 18.730(Exceptions To Development Standards) 18.810(Street&Utility Improvement Standards) 18.410(Lot Line Adjustments) 18.740(Historic Overlay) 18.420(Land Partitions) 18.742(Home Occupation Permits) 18.430(Subdivisions) 18.745(Landscaping&Screening Standards) 18.510(Residential Zoning Districts) 18.750(Manufactured/Mobil Home Regulations) - 18.520(Commercial Zoning Districts) 18.755(Mixed Solid Waste/Recyding 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 COMMENTS: 6.�r^� /a�ivrr. �L G- �s., irti.c a � � �� — � r/ f_�Jtst _ /A-64 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 4:00 PM. Maps submitted with an application shall be folded IN ADVANCE to 8.5 by 11 inches. One (1), 81/2' x 11" map of a proposed project should be submitted for attachment to the staff report or administrative decision. Application 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 decision or public hearing will typically occur approximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public hearing. A 10-day public appeal period fo lows all land use,decisions. An appeal on this matter would be heard by the Tigard �("4e-f . A basic flow chart which illustrates the review process is avai able frorrf 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: 503-648-88841 PRIOR TO SUBMITTING A SUBDIVISION LAND USE APPLICATION with the City of Tigard, applicants are required to complete and file a subdivision plat naming request with the Washington County Surveyor's Office in order to obtain approval/reservation for any subdivision name. Applications will not be accepted as complete until the City receives the faxed confirmation of approval from the County of the Subdivision Name Reservation. BUILDING PERMITS PLANS FOR BUILDING AND OTHER RELATED PERMITS WILL NOT BE ACCEPTED FOR REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. Final inspection approvals by the Building Division will not be granted until there is compliance with all conditions of development approval. These pre-application notes do not include comments from the Building Division. For proposed buildings or modifications to existing buildings, it is recommended to contact a Building Division Plans Examiner to determine if there are building code issues that would prevent the structure from being constructed, as proposed. Additionally, with regard to Subdivisions and Minor Land Partitions where any structure to be demolished has system development charge (SDC) credits and the underlying parcel for that structure will be eliminated when the new plat is recorded, the City's policy is to apply those system development credits to the first building permit issued in the development (UNLESS OTHERWISE DIRECTED BY THE DEVELOPER AT THE TIME THE DEMOLITION PERMIT IS OBTAINED). PLEASE NOTE: The conference and notes cannot cover all Code requirements and aspects related to site planning that should apply to the development of your site plan. Failure of the staff to provide information required by the Code shall not constitute a waiver of the applicable standards or requirements. It is recommended that a prospective applicant either obtain and read the Community Development Code or ask any questions of City staff relative to Code requirements prior to submitting an application. AN ADDITIONAL PRE-APPLICATION FEE AND CONFERENCE WILL BE REQUIRED IF AN APPLICATION PERTAINING TO THIS PRE-APPLICATION CONFERENCE IS SUBMITTED AFTER A PERIOD OF MORE THAN SIX (6) MONTHS FOLLOWING THIS CONFERENCE (unless deemed as unnecessary by the Planning Division). PREPARED BY: 'yam, CITY OF TGARD 'LANNIN 'IVISION - STAFF 'ERIN HOLDING PRE-APP. MEETING PHONE: (503) 639-4171 FAX: (503) 684-7291 E-MAIL (staff's first name)@ci.tigard.or.us TITLE 18(CITY OF TIGARD'S COMMUNITY DEVELOPMENT CODE)INTERNET ADDRESS: www.ci.tigard.or.us H:Ipattylmasters\Pre-App Notes Residential.doc Updated: 26-Jun-02 (Engineering section:preapp.eng) CITY OF TIGARD Pre-Application Conference Notes Page 9 of 9 Residential Application/Planning Division Section CITY OF TIGARD LAND USE APPLICATION CHECKLIST Please read this form carefully in conjunction with the notes provided to you at the pre-application conference. This checklist identifies what is required for submittal of a complete land use application. Once an application is deemed complete by Community Development staff, a decision may be issued within 6-8 weeks. If you have additional questions after reviewing all of the information provided to you, please contact the staff person named below at the City of Tigard Planning Division, 503.639.4171. Staff: Date: /D -0 3 - 1. BASIC INFORMATION Please refer to the"Land use applications basic submittal requirements"checklist for the basic submittal requirements. 2. SPECIAL STUDIES AND REPORTS Because of the nature of your project and/or the site you propose to develop, THE FOLLOWING ADDITIONAL STUDIES WILL BE REQUIRED. These studies must be prepared by certified professionals with experience in the appropriate field: ❑ Arborist Report/Tree Assessment ❑ Local Streets Traffic Study ❑ Wetlands/Stream Corridor Delineation and Report ❑ Habitat Area Evaluation ❑ Geotechnical Report ❑ Geotechnical Report must address liquefaction potential and soil bearing capacity ❑ Other 3. PREPARING PLANS AND MAPS Plans and maps should be prepared at an engineering scale (1" = 10/20/50/100/200') and include a north arrow, legend and date. The same scale should be used for all your plans. Where possible the City prefers the use of a scale that allows a site plan or subdivision plat to be shown on a single sheet. Architectural drawings may be prepared at an architectural scale. One copy of each plan must be submitted in photo-ready 81/2 x 11 format. THE FOLLOWING IS A LIST OF REQUIRED INFORMATION FOR EACH TYPE OF PLAN (If the plans you submit do not include all of the information requested because you feel it is not applicable, please indicate this and provide a brief explanation). Vicinity Map Showing the location of the site in relation to: • Adjacent properties ❑ • Surrounding street system including nearby intersections ❑ • Pedestrian ways and bikeways ❑ • Transit stops ❑ • Utility access ❑ City of Tigard Land Use Application Checklist Page 1 of 4 h:\patty\masters\checklist.doc (UPDATED: 26-Jun-02) Existing Conditions Map Parcel boundaries, dimensions and gross area ❑ Contour lines (2' intervals for 0-10% slopes or 5' for slopes >10%) LI Drainage patterns and courses on the site and on adjacent lands ❑ Potential natural hazard areas including: • Floodplain areas ❑ • Areas having a high seasonal water table within 24"of the surface for three or more weeks of the year ❑ • Slopes in excess of 25% ❑ • Unstable ground ❑ • Areas with severe soil erosion potential ❑ • Areas having severely weak foundation soils ❑ • Locations of resource areas including: • Wildlife habitat areas identified in the Comprehensive Plan ❑ • Wetlands ❑ Other site features: • Rock outcroppings ❑ • Trees with >6"caliper measured 4'from ground level ❑ Location and type of noise sources ❑ Locations of existing structures and their uses ❑ Locations of existing utilities and easements ❑ Locations of existing dedicated right-of-ways ❑ -' Locations of driveways on adjacent properties and across the street ❑ Subdivision Preliminary Plat Map The proposed name of the subdivision ❑ Vicinity map showing property's relationship to arterial and collector streets ❑ Names, addresses and telephone numbers of the owner, developer, engineer surveyor and designer(as applicable) ❑ Scale, north arrow and date ❑ Boundary lines of tract to be subdivided Names of adjacent subdivisions or names of recorded owners of adjoining parcels of un-subdivided land ❑ Contour lines related to a City-established benchmark at 2' intervals for 0-10% grades and 5' intervals for grades greater than 10% ❑ The purpose, location, type and size of all of the following (within and adjacent to the proposed subdivision): • Public and private right-of-ways and easements ❑ • Public and private sanitary and storm sewer lines ❑ • Domestic water mains including fire hydrants ❑ • Major power telephone transmission lines (50,000 volts or greater) ❑ • Watercourses ❑ • Deed reservations for parks, open spaces, pathways and other land encumbrances ❑ • The location of all trees with a diameter 6 inches or greater measured at 4 feet above ground level ❑ • The location of all structures and the present uses of the structures, and a statement of which structures are to remain after platting ❑ Supplemental information including: • Proposed deed restrictions (if any) ❑ • A proposed plan for provision of subdivision improvements ❑ Existing natural features including rock outcroppings, wetlands and marsh areas The proposed lot configurations, lot sizes and dimensions, and lot numbers. Where lots are to be used for purposes other than residential, it shall be indicated upon such lots ❑ If any of the foregoing information cannot practicably be shown on the preliminary plat, it shall be incorporated into a narrative and submitted with the application materials ❑ City of Tigard Land Use Application Checklist Page 2 of 4 h:\patty\masters\checklist.doc (UPDATED: 26-Jun-02) • Preliminary Partition/Lot Line Adjustment Plan The owner of the subject parcel ❑ The owner's authorized agent ❑ ▪ The map scale, north arrow and date ❑ Proposed property lines ❑ Description of parcel location and boundaries ❑ Contour lines (2' intervals for slopes 0-10% or 5'for slopes >10%) ❑ Location, width and names of streets, easements and other public ways within and adjacent to the parcel ❑ Location of all permanent buildings on and within 25'of all property lines ❑ ▪ Location and width of all water courses ❑ • Location of any trees with 6"or greater caliper at 4' above ground level ❑ All slopes greater than 25% ❑ Location of existing and proposed utilities and utility easements ❑ Any applicable deed restrictions ❑ Evidence that land partition will not preclude efficient future land division where applicable ❑ Future street extension plan showing existing and potential street connections ❑ Site Development Plan The proposed site and surrounding properties ❑ Contour line intervals ❑ _> The locations, dimensions and proposed names of the following: • Existing and platted streets and other public ways ❑ • Easements on the site and on adjoining properties ❑ • Proposed streets or other public ways and easements on the site ❑ • Alternative routes of dead-end or proposed streets that require future extensions ❑ The locations and dimensions of the following: ♦ Entrances and exits on the site ❑ • Parking and circulation areas ❑ • Loading and service areas ❑ • Pedestrian and bicycle circulation ❑ • Outdoor common areas ❑ • Above ground utilities ❑ • Trash and recyclable material areas ❑ The locations, dimensions and setback distances of the following: ♦ Existing permanent structures, improvements, utilities and easements which are located on the site and on adjacent property within 25' of the site ❑ • Proposed structures, improvements, utilities and easements on the site ❑ • Sanitary sewer facilities ❑ • Existing or proposed sewer reimbursement agreements ❑ • Storm drainage facilities and analysis of downstream conditions ❑ Locations and type(s)of outdoor lighting considering crime prevention techniques ❑ _> The locations of the following: • All areas to be landscaped ❑ • Mailboxes ❑ • Structures and their orientation ❑ City of Tigard Land Use Application Checklist Page 3 of 4 h:\patty\masters\checklist.doc (UPDATED: 26-Jun-02) Landscape Plan Location of trees to be removed ❑ • Location, size and species of existing plant materials ❑ General location, size and species of proposed plan materials ❑ Landscape narrative that addresses: • Soil conditions and how plant selections were derived for them ❑ • Plans for soil treatment such as stockpiling the top soil ❑ • Erosion control measures that will be used ❑ Location and description of the irrigation system where applicable ❑ Location and size of fences, buffer areas and screening ❑ Location of terraces, decks, shelters, play areas, and common open spaces ❑ Public Improvements/Streets Plan Proposed right-of-way locations and widths ❑ A scaled cross-section of all proposed streets plus any reserve strips ❑ Approximate centerline profiles showing the finished grade of all streets including street extensions for a reasonable distance beyond the limits of the proposed subdivision ❑ Grading/Erosion Control Plan The locations and extent to which grading will take place ❑ Existing and proposed contour lines ❑ Slope ratios ❑ Utilities Plan Approximate plan and profiles of proposed sanitary and storm sewers with grades and pipe sizes indicated on the plans ❑ Plan of the proposed water distribution system, showing pipe sizes and the locations of valves and meter sizes ❑ Fire hydrants (existing and proposed) ❑ - Proposed fire protection system ❑ Preliminary Storm Drainage Plan The location of all areas subject to inundation or storm water overflow ❑ Location, width and direction of flow of all water courses and drainageways ❑ Location and estimated size of proposed storm drainage lines ❑ Where applicable, location and estimated size and dimensions of proposed water quality/detention facility ❑ Tree Preservation/Mitigation Plan identification of the location, size and species of all existing trees ❑ • Program to save existing trees or mitigate tree removal (Section 18.790.030) ❑ • A protection program defining standards and methods to be used during and after construction ❑ Architectural Drawings -> Floor plans indicating the square footage of all structures and their proposed use ❑ - Elevation drawings for each elevation of the structure ❑ Sign Drawings Specify proposed location, size and height ❑ City of Tigard Land Use Application Checklist Page 4 of 4 h:\patty\masters\checklist.doc (UPDATED: 26-Jun-02) T k R �� p CONFERENCE NOTES. ,aa,i_. ,__.. , ,... PIIIEE e� , , oa agruty on ..., ., Community PUBLIC FACILITIES Tax Mavis': 2S1 11AA,2S111AB Tax Lot(s): 1000,1100,100 a 101 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: ® SW McDonald Street to 35 feet from centerline (3-lane collector w/ bike lanes) ® SW North/south Street to 42 to 54 feet total, depending upon anticipated ADT. ® SW East/West Street to 42 to 54 feet total, depending upon anticipated ADT. SW to feet Street improvements: ® Half street improvements will be necessary along SW McDonald Street, to include: ® 23 feet of pavement from centerline to curb ® concrete curb ® storm sewers and other underground utilities ® 6-foot concrete sidewalk with planter strip. ® street trees located in planter strip, spaced per TDC standards. ® street signs, traffic control devices, streetlights and a two-year streetlight fee. CITY OF TIGARD Pre-Application Conference Notes Page 1 of 6 Engineering Department Section • n Other: ❑ Full street improvements will be necessary along SW North/South Street, to include: N 24 to 32 feet of pavement curb to curb • concrete curb X storm sewers and other underground utilities N 5-foot concrete sidewalk with planter strips. NI street trees located in planter strips, spaced per TDC standards. N street signs, traffic control devices, streetlights and a two-year streetlight fee. 1 Other: N Full street improvements will be necessary along SW EastNVest Street, to include: ® 24 to 32 feet of pavement curb to curb ® concrete curb N storm sewers and other underground utilities N 5-foot concrete sidewalk with planter strips. N street trees located in planter strips, spaced per TDC standards. N street signs, traffic control devices, streetlights and a two-year streetlight fee. I Other: street improvements will be necessary along SW , to include: I I feet of pavement I concrete curb ❑ storm sewers and other underground utilities -foot concrete sidewalk street trees street signs, traffic control devices, streetlights and a two-year streetlight fee. ❑ Other: ❑ street improvements will be necessary along SW , to include: ❑ feet of pavement concrete curb storm sewers and other underground utilities -foot concrete sidewalk CITY OF TIGARD Pre-Application Conference Notes Page 2 of 6 Engineering Department Section I street trees street signs, traffic control devices, streetlights and a two-year streetlight fee. 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: [XI 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 $ 27.50 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 McDonald Street. Prior to approval of the final plat, 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 McDonald Street, and also in 90th Avenue. The proposed development must be connected to a public sanitary sewer. It is the developer's responsibility to extend public sewer lines within the development and provide laterals to each lot. Public sewer stubs shall also be extended to the boundaries of the development to serve adjacent unsewered properties. 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 CITY OF TIGARD Pre-Application Conference Notes Page 3 of 6 Engineering Department Section information regarding the quacy of circulation systems, th( aed 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 drainage plan for the site, and may be required to prepare a sub-basin drainage analysis to ensure that the proposed system will accommodate runoff from upstream properties when fully developed. Onsite detention is required. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) (Resolution and Order No. 00-7) which requires the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from 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: VI 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 applicant shall submit an access report which verifies that the new proposed intersection at McDonald Street will have adequate stacking, and will meet sight distance requirements per Washington County standards. 2. The existing home at McDonald Street shall be served from a new driveway onto the north/south street. The new driveway shall be set back from McDonald Street as far as possible. 3. Street connectivity and block length standards do not appear to be met. The proposed street stub to the west will not work due to existing homes in the way. Applicant's engineer will need to consider how the future extensions of Mountain View Lane and 90th Avenue can be achieved. CITY OF TIGARD Pre-Application Conference Notes Page 4 of 6 Engineering Department Section 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 TIF. Improvements to McDonald Street are creditable. 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. 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. CITY OF TIGARD Pre-Application Conference Notes Page 5 of 6 Engineering Department Section Building Permit (BUP). This permit covers only the construction of the building and is issued after, or concurrently with, the SIT permit. Master Permit (MST). This permit is issued for all single and multi-family buildings. It covers all work necessary for building construction, including sub-trades (excludes grading, etc.). This permit can not be issued in a subdivision until the public improvements are substantially complete and a mylar copy of the recorded plat has been returned by the applicant to the City. For a land partition, the applicant must obtain an Engineering Permit, if required, and return a mylar copy of the recorded plat to the City prior to issuance of this permit. Other Permits. There are other special permits, such as mechanical, electrical and plumbing that may also be required. Contact the Development Services Counter for more information. 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: l0;�' �� ENGINEERING 0 RTMENT STAFF 3,a z TE Phone: 15031639-4171 Fax: 15031 624-0752 is\eng\brianr\templates\preap notes-eng dot Revised: March 21, 2002 CITY OF TIGARD Pre-Application Conference Notes Page 6 of 6 Engineering Department Section PRE-APPLICATION _iliplite CONFERENCE REQUEST CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223(503) 639-4171 FAX: (503) 684-7297 GENERAL INFORMATION ��U J FOR STAFF USE ONLY Applicant: onPV1 / f-N Address: 22"/5 I-V(4,770n , Phone: .503 ZZZ 77 Case No.: . ' .o v.? - x,31 ' City: Pot-f. �/e Zip: q7 z ) J Receipt No.: 1 Application Accepted By: r `�' Contact Person: �7rdtiii 4/kn Phone: SU) Z 27 9677 /� / / Date: �- Holder(s): S'�P— c rJ�r G l�l f ' Property Owner/Deed Holders DATE OF PRE-APP.: ' = .:,'t^ 4 i . TIME OF PRE-APP.: -' ' •'4,-4'7- , ..'. Address: Phone: PRE-APP. HELD WITH: City: Zip: Rev.12/6/2000 is\curpin\masterslrevised\Pre-App Request.doc Property Address/Location(s): e i /7Z Z ! /.1- REQUIRED SUBMITTAL ELEMENTS (Note: applications will not be accepted without the required submittal elements) Tax Map & Tax Lot#(s): 25-1 — //44- TA- /DOO qt 74- /00 ' 25- / —//,4-5 77? /Old d 7-4/„/ . ❑ Pre-Application Conf. Request Form 1 Site Size: /`T , qO /- C 6.. ) 2 COPIES EACH OF THE FOLLOWING: ❑ Brief Description of the Proposal and PRE-APPLICATION any site-specific questions/issues that RE-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 ❑ Site Plan. The site plan must show the minimum of one (1) week prior to officially scheduling a proposed lots and/or building layouts pre-application conference date/time to allow staff ample time to drawn the subject scale.property show the location to of the subject property in relation to the prepare for the meeting. nearest streets; and the locations of driveways on the subject property and A pre-application conference can usually be scheduled within 1-2 across the street. weeks of the Planning Division's receipt of the request for either Tuesday or Thursday mornings. Pre-application conferences are El 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. ❑ If the Pre-Application Conference is for a PRE-APPLICATION CONFERENCES MUST BE SCHEDULED IN MONOPOLE project, the applicant must PERSON AT THE COMMUNITY DEVELOPMENT COUNTER FROM attach a copy of the letter and proof in 8:00-4:00/MONDAY-FRIDAY. the form of an affidavit of mailing, that the collocation protocol was completed IF MORE THAN 4 PEOPLE ARE EXPECTED TO ATTEND THE (see Section 18.798.080 of the Tigard PRE-APPLICATION CONFERENCE IN YOUR GROUP, PLEASE Community Development Code). INFORM THE CITY IN ADVANCE SO THAT ALTERNATE ROOM ❑ Filing Fee$240.00 ARRANGEMENTS CAN BE MADE TO ACCOMMODATE THE GROUP. Receipt #: 27200200000000003489 Date: 09/17/2002 TIDEMARK C Line Items: Case No Tran Code Description Revenue Account No. Amount Due PRE2002-00077 [LANDUS]PreApp Conf 100-0000-438000 $240.00 Payments: Method Payer Bank No Acct Check No Confirm No. Amount Paid Check THE COLTON FETTIG COMPANY,LLC MAS 5682 $240.00 TOTAL AMOUNT PAID: $240.00 CITY OF TIGARD EXPENDITURE REQUEST This form is a multi-use form. Appropriate receipts and documentation must be attached to this form. Approved request due Monday 5:00 PM to A/P for checks by Friday(week opposite payroll only). VENDOR NO.: DATE: 9/17/02 PAYABLE TO : The Colton Fettig Co., LLC REQUESTED BY: Matt Scheidegger 2245 SW Canyon Rd. Portland, OR 97201 MISCELLANEOUS EXPENDITURES: Date Description, Invoice No., etc. Account No. Amount 9/17/02 Refund for overpayment of 100-0000-438000 $40.00 pre-application conference fees for PRE2002-00077 TOTAL $40.00 Mileage 36.5‘ APPROPRIATION BALANCE: AS OF: PURCHASING: APPROVALS: (IF UNDER$50) Section Manager/Professional Staff (IF UNDER$2500) Division Manager (IF UNDER$7500) Department Manager (IF UNDER$25000) City Manager (IF OVER$25000) Local Contract Review Board 9/17/2002 Fees Associated with Case # PRE2002-00077 9:50:02 AM Fee Case Start End Trans. Create Created Type Type Date Date Case No. Dept. Description Code Revenue Account No. Date By Amount Due APPS PRE 1/1/1990 12/31/2005 PRE2002-00077 [LANDUS] PreApp 100-0000-438000 9/17/2002 PLN $240.00 $0.00 Conf APPS PRE 1/1/1990 12/31/2005 PRE2002-00077 Refund-[LANDUS] 100-0000-438000 9/17/2002 PLN (540.00) $0.00 PreApp Conf $200.00 $0.00 Page 1 of 1 Pre-Apps (CD Meetings) October 2002 S M T W T F S 1 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 30 31 Thursday, October 03, 2002 8:00 8:30 9:00 Pre-app 9:30 10:00 Colton 22-lot subdivision 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 10:10AM Tuesday, September 17, 2002 'Propeny Detail Page 1 of 1 2.S-- — 413 :igrAir/Web T1L IOv Tigard, OR Property Profile Property Information Owner(s) Lee David D&Sandra K Parcel# R0499099 Property Map Coord ;2S-1-11AB Tigard,OR Census Tract 308.01 Mailing Addr 7104 Sw Florence Ln County Washington Portland OR 97223 Owner Phone Legal ACRES 1.46 Characteristics Use Residential Acreage Year Built Sq.Feet Zoning Lot Size 1.46 #of units Bedrooms Bathrooms Fireplace #Rooms Quality Heating Pool/Spa Air Style Stories Improvements Parking Flood Property Sale Information Sale Date 03/01/1991 $/Sq.Ft. $0.00 2nd Mtg. Sale Price $95,000 1st Loan Prior Sale Amt. $58,000 Doc No. Loan Type Prior Sale Dt. 04/01/1986 Doc Type Warranty Deed Xfer Date 03/06/1991 Prior Doc No. Seller Lender Prior Doc Type Tax Information Imp Value Exemption Land Value $197,100 Tax Year/Area 2001 /023.74 Total Value $197,100 Tax Value $197,100 Tax Amt $408.90 Improved Information compiled from various sources and is deemed reliable but not guaranteed. y,++„,,. IV A /',nnv-) Property Detail Page 1 of 1 25 - 1 - /1 4!6 7 8990 Sw Mcdon ld St Tigard, OR 97224 Property Profile Property Information Owner(s) Lee David D&Sandra K Parcel# R0499106 Property 8990 Sw Mcdonald St Map Coord ;2S-1-11AB Tigard,OR 97224 Census Tract 308.01 Mailing Addr 7104 Sw Florence Ln County Washington Portland OR 97223 Owner Phone Legal ACRES .17 Characteristics Use Sfr Year Built 1942 Sq.Feet 864 Zoning Lot Size 0.17 #of units Bedrooms 3 Bathrooms 1 Fireplace 1 #Rooms Quality Heating Forced Air Pool/Spa Air Style Stories Improvements Parking Detached Garage Flood Attributes Cont.Footing Foundation;Composition Shingle Roof Cover;Gable Roof Type;Wood Exterior; Property Sale Information Sale Date 03/01/1991 $/Sq.Ft. $109.95 2nd Mtg. Sale Price $95,000 1st Loan Prior Sale Amt. $58,000 Doc No. Loan Type Prior Sale Dt. 04/01/1986 Doc Type Warranty Deed Xfer Date 03/06/1991 Prior Doc No. Seller Lender Prior Doc Type Tax Information Imp Value $63,405 Exemption Land Value $88,820 Tax Year/Area 2001 /023.74 Total Value $152,225 Tax Value $152,225 Tax Amt $1,371.67 Improved 42% Information compiled from various sources and is deemed reliable but not guaranteed. httos://fwnrodweb 1 first am corn/Fa stWeh/FASTOrder/Prnnertvl,nnlnin/ns n1Prnnertvfl to 9/16/9.0(19 Property Detail Page 1 of 1 2i1 - II /IA 8940 Sw Mcdonald St FAS7Web Tigard, OR 97224 Property Profile Property Information Owner(s) Mccoy Thomasina M& Neal James Parcel# R0498697 Nodland Estrellita G Property 8940 Sw Mcdonald St Map Coord ;2S-1-11 AA Tigard,OR 97224 Census Tract 308.01 Mailing Addr 34161 Mccoy Estates Dr County Washington Warren OR 97053 Owner Phone 503/397-0949 Legal ACRES 1.63 Lot Number 7 Characteristics Use Sfr Year Built 1925 Sq.Feet 1186 Zoning Lot Size 1.63 #of units Bedrooms 2 Bathrooms 1 Fireplace 1 #Rooms Quality Heating Stove Pool/Spa Air Style Stories Improvements Parking Flood Attributes Mud Sill Foundation; Composition Shingle Roof Cover;Gable Roof Type; Plywood Exterior; Property Sale Information Sale Date 05/14/1996 $/Sq.Ft. $0.00 2nd Mtg. Sale Price 1st Loan Prior Sale Amt. Doc No. 43186 Loan Type Prior Sale Dt. Doc Type Deed(reg) Xfer Date 05/15/1996 Prior Doc No. 297-209 Seller Neal Myrtle Christine Lender Prior Doc Type Tax Information Imp Value $5,080 Exemption Land Value $190,460 Tax Year/Area 2001 /023.74 Total Value $195,540 Tax Value $195,540 Tax Amt $1,170.82 Improved 3% Information compiled from various sources and is deemed reliable but not guaranteed. T ,n, 1 T A (,T/• 1 T T 1 I ,- 1T . n . !•/1 /Inn", Property Detail Page 1 of 1 8910 Sw Mcdonald St f a 4 Tigard, OR 97224 t �°"` Property PrO US Tfi- /000 Property Information Owner(s) Holland Ronald J&Kathleen E&Alborada Parcel# R0498688 2511 Property 8910 Sw Mcdonald St Map Coord ;2S-1-11AA Tigard,OR 97224 Census Tract 308.01 Mailing Addr Carr#2 Km 8 6 County Washington Bayamon PR 00959 Owner Phone Legal ACRES 1.63 Characteristics Use Sfr Year Built 1976 Sq.Feet 1694 Zoning Lot Size 1.63 #of units Bedrooms 3 Bathrooms 2 Fireplace 1 #Rooms Quality Heating Forced Air Pool/Spa Air Style Stories Improvements Parking Garage Flood Attributes Cont. Footing Foundation;Composition Shingle Roof Cover;Gable Roof Type; Plywood Exterior; Property Sale Information Sale Date $/Sq.Ft. $0.00 2nd Mtg. Sale Price 1st Loan Prior Sale Amt. Doc No. 1067-306 Loan Type Prior Sale Dt. Doc Type Xfer Date Prior Doc No. Seller Lender Prior Doc Type Tax Information Imp Value $84,380 Exemption Land Value $190,460 Tax Year/Area 2001 /023.74 Total Value $274,840 Tax Value $274,840 Tax Amt $2,235.13 Improved 31% Information compiled from various sources and is deemed reliable but not guaranteed. HARRIS - McMONAGLE ASSOCIATE'S, INC. ENGINEERS-SURVEYORS 12555 SW HALL BOULEVARD TIGARD,OREGON 97223 TEL(503)639-3453 FAX 639-1232 September 16, 2002 City of Tigard 13125 SW Hall Boulevard Tigard, Oregon 97223 Project: Durham/Hall Subject: Pre-Application Conference Enclosed are preliminary site drawings for your review/comments and discussion at the pre-application conference. A overview of is the site is as follows: Existing Conditions: Location: On the south side of McDonald Street, 900 feet west of SW Hall Boulevard. Tax Lots 1000& 1100, Tax Map 2S-1W-11AA: and Tax Lots 100 & 101, Tax Map 2S-1W-11AB Zoning: City of Tigard R-4.5, 7,500 s.f lot size min. Vegetation: The site is sparcly wooded with a mix of deciduous and conifer trees. Proposed Improvements: 23 single family detached unit home sites. Primary access SW McDonald Street. Street stubs to serve the future development of the land east and west of the site. Discussion: The location of the proposed entrance to the site appears to have adequate horizontal and vertical sight distance on SW McDonald Street. The site is east of the drainageway that crosses SW McDonald Street. Storm drainage and sanitary sewer are available in McDonald west of the project site. Please call me with any questions or comments. 11111111erely, � O� J. es O. (Jay) arris, .E. jay(dh-mc.com ADDITIONAL DOCUMENTS 410 NOTICE TO MORTGAGEE, LIENHOLDER,VENDOR OR SELLER: THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE,IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER. NOTICE OF PENDING LAND USE APPLICATION SUBDIVISION CITY OF TIGARD Community Deveropment Shaping Bctter Community DATE OF NOTICE: April 1, 2003 FILE NUMBERS: SUBDIVISION (SUB) 2003-00002 ADJUSTMENT (VAR) 2003-00010 ADJUSTMENT (VAR) 2003-00022 FILE NAME: GREENSWARD PARK NO. 3 SUBDIVISION PROPOSAL: The applicant is requesting approval of a 27-lot Subdivision on a 5.88 acre site comprised of five (5) tax lots. Two (2) development adjustments have also been requested to the required fire apparatus turn-around and minimum driveway setbacks from collector or arterial street intersections. ZONE: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370, 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.780, 18.790, 18.795 and 18.810. LOCATION: 8910, 8940, (no site address), 8990 and 9030 SW McDonald Street; Washington County Tax Assessor's Map No. 2S111AA, Tax Lots 1000 and 1100; and 2S111AB, Tax Lots 100, 101, and 200. The subject parcels are located on the south side of SW McDonald Street, between SW Hall Boulevard and SW 93rd Avenue. 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 15, 2003. All comments should be directed to Mathew Scheide•ger, Assistant 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. ALL COMMENTS MUST BE RECEIVED BY THE CITY OF TIGARD IN WRITING PRIOR TO 5:00 PM ON THE DATE SPECIFIED ABOVE IN ORDER FOR YOUR COMMENTS TO BE CONSIDERED IN THE DECISION-MAKING PROCESS THE CITY OF TIGARD APPRECIATES RECEIVING COMMENTS AND VALUES YOUR INPUT. COMMENTS WILL BE CONSIDERED AND ADDRESSED WITHIN THE NOTICE OF DECISION. A DECISION ON THIS ISSUE IS TENTATIVELY SCHEDULED FOR MAY 9, 2003. 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. E ' 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. 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." r MIII CITY of TIGARD 011111 i "' - —_ -' VICINITY MAP 1IIIIIIi , �' I . SUB2003-00002 rilA YAR2003-00022 ' .l1-Uf tell=T11�� GREENSWARD PARK IIA1111 ,Id. gi NO. 3 SUBDIVISION ... . , Nth �1� iiI II iii ...■■-I1ui Sill inim L !iiflJIlNP VhhIuuI: !1!IhL. •U UIflI �=� -:�'► -�_, - 4,11 1_. Mr KAM ~it 4 ZOO KO WO fo. I it%L4u!I %► /r r'"?1.l Ill !IPiWk Cn/ofTpfd I i ■■■■il� ■■■■N�,��■ • �' --. =—.tea.. NOTICE OF TYPE II DECISION GREENSWARD PARK #3 SUBDIVISION a�! CITY OF TIGARD SUBDIVISION (SUB) 2003-00002 CommunityDevefopment ADJUSTMENT (VAR) 2003-00010 Shaping A Better Community ADJUSTMENT (VAR) 2003-00022 (Includes a 7-day extension) 120 DAYS = 8/2/2003 SECTION I. APPLICATION SUMMARY FILE NAME: GREENSWARD PARK #3 SUBDIVISION CASE NOS.: Subdivision (SUB) Type II SUB2003-00002 Adjustment VAR Type II VAR2003-00010 Adjustment (VAR) Type II VAR2003-00022 REQUEST: The applicant is requesting approval to subdivide a 5.88-acre parcel into 27 single- family residential lots within the City of Tigard. The applicant is also requesting approval of two Adjustments to the required fire apparatus turn-around and minimum driveway setbacks from collector or arterial street intersections. APPLICANT/ Colton Fettig Company APPLICANT'S Harris-McMonagle Assoc., Inc. OWNER: Attn: Graham Colton REP. : Attn: Jay Harris 2245 SW Canyon Road 12555 SW Hall Boulevard Portland, OR 97201 Tigard, OR 97223-6287 COMPREHENSIVE PLAN DESIGNATION: Low-Density Residential. ZONING DESIGNATION: R-4.5: The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. LOCATION: 8910, 8940, (no site address), 8990 and 9030 SW McDonald Street; Washington County Tax Assessor's Map No. 2S111AA, Tax lots 1000 and 1100; and 2S111AB, Tax Lots 100, 101, and 200. The subject parcels are located on the south side of SW McDonald Street, between SW Hall Boulevard and SW 93rd Avenue. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370, 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.780, 18.790, 18.795, and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED subject to certain conditions, the request for Subdivision and Adjustment approvals. 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 mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON MAY 29, 2003 AND BECOMES EFFECTIVE ON JUNE 13, 2003 UNLESS AN APPEAL IS FILED. Appeal: The Director's Decision is final on the date that it is mailed. All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision as provided in Section 18.390.040.G.1 may appeal this decision in accordance with Section 18.390.040.G.2 of the Tigard Community Development Code 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 JUNE 12, 2003. Questions: For further information please contact the Planning Division Staff Planner, Mathew Scheidegger at (503) 639-4171 , Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. -- '- e'CITY OI TIGFND iii.iII, 111 „" ., VICINITY MAP J. SUB2003-00002 11111111 SUB2003-00010 1 k Chit" .,�term. YAR2003 00022 limit kr 111 I011, ∎1 7 GREENSWARD PARK 11-1111 N0. 3 SUBDIVISION i1ivaIL1:iuI1Ii5t1k �� Ow, lb um 1uI��p ii.-,:11.1- M �! dIIIIIIIL — yt��,■ ' .■ I■� 121k1U II■ttul iU ..I r n I I I ■t■ R■iIP } Mpg! .9pir �. var., ■■•I�f�" ■`.�1��Iam I�iInk Ciry MIN ate■ ■111• ■■ ■t 11•1 'law,"—. _.:�.� �.— 111111111011111111111 1111111111111Imm El 1 1 i I i ----1---- ''�• ter-I Y • s - 0 cL r.- 0 Y . : I I! _MI J1... < --1 1 ' 1. • o, , ?....r=, f — ill„• - , U. . der "1 T V--i . r _ I _ 1 1 ER[OeaMap LAW 1 1 ..- . I .- I 1 T t CITYOF TIGARD t SUB2003-00002/VAR2003-000IO/VAR2003-00022 srwm VLAla GREENSWARD PARK NO.3 SUBDIVISION (Map is not to scale) N Page 1 of 1 • jLf Matt Scheidegger- Greensward Park#3 From: "Jay HARRIS" <JAY @h-mc.com> To: <alandeharpport@mindspring.com> Date: 5/22/03 4:27 PM Subject: Greensward Park#3 CC: <matts @ci.tigard.or.us>, <graham @coltonfettig.com> Matt Scheideggar needs a 30 day extension to the 120 day land use application processing time limit. He will have our approval next week, well under the 120 day limit,but may need additional days if the approval is appealed and goes to their hearings officer. If acceptable please e-mail an extension request to: matts@ci.tigard.or.us Thanks Jay file://C:\WINDOWS\TEMP\GW}00002.HTM 5/27/03 Page 1 of 1 Matt Scheidegger- 120 day Extension for Greensward Park No. 3 From: "Alan DeHarpport" <alandeharpport@mindspring.com> To: <matts @ci.tigard.or.us> Date: 5/22/03 4:44 PM Subject: 120 day Extension for Greensward Park No. 3 CC: "Jay Harris" <jay @h-mc.com>, "David DeHarpport" <fourdconst @msn.com> • Matt: I understand from Jay that City of Tigard needs an extension of the 120 rule. We will agree to extend the 120 days by one week to 127 days. Please advise the date when the 127 days are up. The City's delay creates a burden for Four D since we need to extend agreements with sellers and meet financial obligations that were intended to be met after approval. With these delays, we may also miss the construction season which will result in costly carrying costs until next summer. We hope to obtain conditions of approval by tomorrow. If tomorrow is not possible, please advise when you anticipate conditions of approval can be issued. Best regards, Alan DeHarpport file://C:\WINDOWS\TEMP\GW}00002.HTM 5/27/03 TRANSMITTAL Harris - McMonagle Associates, Inc. Engineers -Surveyors -Planners 12555 S.W. Hall Boulevard Tigard, Oregon 97223 Tel. (503) 639-3453 - Fax (503) 639-1232 DATE: 'I/2 yA, 3 TO: RECEIVED MATT SCHEIDEGGER 2003 CITY OF TIGARD 13125 SW HALL BOULEVARD �i� �� „�„HRD TIGARD, OREGON 97223 PLpNNINGIENGINEERINO RE :': !j 1i. A. WE ARE SENDING YOU ATTACHED THE FOLLOWING ITEMS: SHOP DRAWINGS PRI' - SAMPLES CHANGE ORDER COPY OF LETTER PLANS SPECIFICATIONS MYLARS OTHER: FOR YOUR: REVIEW COMMENTS APPROVAL USE FILE COPIES DATE DESCRIPTION / A d__ia--c f- /4 1„,�, AL 4,72VL:. Z f:l S/ t-e_ -ei..� t lam, 1 11 r/7 1, ' �• REMARKS: / /3/4" 1-..'41 r:e...4//1 747 Peal&ly", op.,. p . //.._ A eLL-e _L-..0-71_ /4/ , ie- ' 447 f� . / 75, /d Z ."____ -- r_,O_ ____40_, _,~ Jo i " Z 5/,/FAI —__Er- - w. A ■11.;- -•tiL A5 �� Fio.3 4,:e4izoi ) • --4(14---v-P_1000 -4. 1_110 $171. . 4 GREENSWARD PARK3 ACCESS DRIVE LENGTH MODIFICATION WRITTEN NARRATIVE Prepared by: Harris-McMonagle Associates, Inc. 12555 SW Hall Boulevard Tigard, Oregon 97223 503-639-3453 RECEIVED •r 2003 Call r yr R2ARD PLANNING/ENGINEERING March 21, 2003 • COMPLIANCE WITH SPECIFIC TIGARD COMMUNITY DEVELOPMENT CODE STANDARDS NARRATIVE Chapter 18.370—VARIANCES AND ADJUSTMENTS 18.370.020 Adjustments Section A. Purpose. The purpose of this section is to establish two classes of special variances: 1. "Development adjustments" which allow modest variation from required development standards within proscribed limits. Because such adjustments are granted using "clear and objective standards," these can be granted by means of a Type I procedure, as opposed to the more stringent standards of approval and procedure for variances. 2. "Special adjustments" which are variances from development standards which have their own approval criteria as opposed to the standard approval criteria for variances contained in Section 18.370.010.C. C. Special adjustments. 5. Adjustment to access and egress standards (Chapter 18.705). a. In all zoning districts where access and egress drives cannot be readily designed to conform to Code standards within a particular parcel, access with an adjoining property shall be considered. If access in conjunction with another parcel cannot reasonably be achieved, the Director may grant an adjustment to the access requirements of Chapter 18.705 through a Type II procedure, as governed in Section 18.390.030, using approval criteria contained in Subsection 2b below. Comment:A adjustment of the standards of Section 18.705.0301, Minimum access requirements for residential use, Subsection 4 is requested, as follows: 4. Access drives in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus by one of the following: a. A circular paved surface having a minimum turn radius measured from center point to outside edge of 35 feet; b. A hammerhead-configured, paved surface with each leg of the hammerhead having a minimum depth of 40 feet and a minimum width of 20 feet; c. The maximum cross slope of a required turn-around is 5%. The proposed private drive Tracts B and D exceed the 150 foot maximum length requirement by approximately 40 feet. Eric McMullen with Tualatin Valley Fire and rescue was sent the proposed site plan. Mr. McMullen does not feel that a turn-around for fire equipment is needed; they measure the 150 foot length from a point 150 feet from the farthest corner of the future building, as a hose would lay on the ground. Refer to the attached sketch for the measurement. The developer is willing to impose a condition of approval that the future driveways for lots 23, 25, and 26, be constructed to commercial driveway approach standards (6-lunches of concrete and 44 rebar at 12-inches on center. This will prevent damage to the driveways at the end of the private drives, if they are occasionally used for the turn-around movements of larger vehicles (garbage, UPS, etc.) b. The Director may approve, approve with conditions, or deny a request for an adjustment from the access requirements contained in Chapter 18.705, based on the following criteria: (1) It is not possible to share access; Comment: The proposed streets do not continue to the adjacent properties to the west, which are developed, or have access from another right-of-way. (2) There are no other alternative access points on the street in question or from another street; Comment: No, there are no other alternative access points to the streets in question. (3) The access separation requirements cannot be met; Comment: This section does not apply to this application. (4) The request is the minimum adjustment required to provide adequate access; Comment: Yes, the minimum amount of improvement is proposed. (5) The approved access or access approved with conditions will result in a safe access; and Comment: Tualatin Valley Fire and Rescue has reviewed and concurred with the applicant that the proposed private drives meet their safety standards. (6) The visual clearance requirements of Chapter 18.795 will be met. • Comment: The visual clearance requirements at the proposed private drive intersections, as outlined in Chapter 18.795, will be met. A request is hereby made for an adjustment to allow the proposed access configuration. M:iwinword/jrh/greenswrd3-access-var.doc SW McDONALD STREET L ___ ...__ �,!!— F TORE OUSE -M1��, �,_.� - 45' HOSE `` f T/L ,o, �° MAP 2S111A3 Q AB 22 21 CY 80' HOSE 1 2 Lice ( 23 ff L ' 25' HOSE o �. t UMW. .... ______4 PRIVATE DRIVE TRACT B 140' 1 3 TO R/W T/ 200 MAP 25111AB i 20 25 24 4 19 150' - ! TO R/W 5 PRTVATE...DRWE .20'HOSE 26 8 ' HOSE 18 6 T/L 100 , MAP 251 00 GREENSWARD 27 MAP 2517' € PARK NO. 3 iim\7b, FUTUR HOUSE 17 7 FIRE TURN 45' HosE AROUND EXHIBIT 3-12-03 8 HARRIS—McMONAGLE 16 • ASSOCIATES, INC. ENGINEERS—SURVEYORS 12555 S.W. HALL BLVD. TIGARD, OR 97223-6287 9 PHONE: (503) 639-3453 FAX: (503) 639-1232 15 C..._.-- � N T/L 201 MAP 2S111AB j PRWAiE DANE \ .----- --- i I T/L 1100 MAP 2S111AA S 14 13 12 11 10 1111111111111111111111111111111111111111 0 80 160 SCALE: 10=80' In N T/2 5900 ----Th MAP 25111AA T/L 5800 T/L 5700 T/L 5800 T/L ,u GREENSWARD t r� pia, zcr �tti . . .# { .. DEVELOPMENT REVIEW FI.I../.\NJS 45Y HD_ N W YJEi Si Y • N :Ai [;L'N�LJ ( -• T SITE v, ry y�1,. s • 7,1 LR 'VI' .K,� I I W E ' v ',1L 16 .< nnoc I r I wV prix f i ' r/r uor I POP 22X I i-t rma •1 c>. U. .. - a_wur� x r':r -1 .c•r.-. 4� % rKi �-. ,n IRI ;1 0c. r:c.: rr I S Ly I I I I I _( Su : 1-[8[,001 'MVO.,, i - - - _ SW MCDONALD STREET o 6o 120 r.r r - _ _ SCAM+=60 - --—I——,-— -----�---TT-1---� . y I I6. - 1- _ - - VICINITY MAP NO SCALE 1/L 166 - 16WG pIM1N fAM/I i 1 —t _ 1 .. __- _i___..�-.-��,..- rxf00 - I I "-- ,, I I I 1 ,,, r W I OWNER/DEVELOPER: ENGINEER—SURVEYOR: 23 22 21 --- I 1.7. I .r U ;f' E IL 0 T ''- ,m COLTON FETTIG COMPANY HARRIS—McMONAGLE I 1 1 2 —1 `t ,.✓` 1 I I psr rl.. -Po l. 2245 SW CANYON ROAD PORTLAND, OREGON 97201 ASSOC., INC. J_ 1——�——— 1 I -7 -1 /��,,' 1 `_.,�.. PHONE(03)(503) 222-9617 12555 S.W. HALL BLVD. —#-—— r I I PHONE:OREGON (503)639-345367 --- T---- I— rr 6rL rr6uil6w I 1 — L—— i PRIVATE STRg T TR T B 11 1T- r FAX (503) 639-1232 I wrnirw /� 20 1 I I /.1�..- \. -- GREENSWARD PARK NO. 3 I .- 1�xa uv�s0,.6 , ALLEN TRAGre' i 1 ------' -1. `. .. E wvc+c r6 Ems'. f ,) \, Ines:IF KwnM; I M/NMI* 25 24 I W"` °"°� ; I 4 I DEVELOPMENT REVIEW PLANS I ,^,s",;.. I a f„ LOCATED IN THE NORTHEAST 1/4 OF SECTION 11 19 ! T I TOWNSHIP 2 SOUTH, RANGE 1 WEST, WILLAMETTE MERIDIAN U ——1—J—_/'1 Y .r,MN ————— _-- ..�,. o� o , j S ° . X,� Cr17 OF TIGARD, WASHINGTON COUNTY, OREGON L SW E I �- _ L i■ ._ 11 ELROSE COURT I I DENSITY COMPUTIONS T ` _ J 18 I - i rop _ a-- • I TAX LOT 63,731 S.P. 1.46 (, \ / _` ———— 1 AG,is 00u 6 anw .,� TAX LOLOT 43,061 S.F. 0.99 T ^� 26 27 �Z "1iAE Ci- '�' "Wit''t'°�°r TAX LOT 70,772 SF. 1.62 I TAX LOT 71,067 SF. 1.63 CL / \\ iarw 17 Q 7 -___ . __...j__ - _ GROSS(EXISTING)PROJECT ARIA 256,211 S.Y. 5.66 (� :E DEDLICTRINS CO 1/4 401 rn ON / air.. SAP 16,MM - co -- TRACT A _ rM 6pfW 4,066 S.F. 0.07 B '^� —'"'t ,'• TRACT B 4,095 S.F. 0.09 J \ WP 1111.4 1 6 N TRACT C 1,497 S.F. 0.03 109; I c�•,` TRACT D 2,334 S.F. 0.06 CO / • TRACT 8 1,031 S.F. 0.02 u ; I 9 j I _ INTERIOR PUBLIC STREETS 36,661 B.F. 0.51 CU ———L I \� i' STREET DEDICATION 3,002 S.F. 0.11 r -4. �.......-...,:: "' 1$ :/ \��' Ir < NUB-TOTAL DEDUCTIONS 53,464 SE. 1.23 (J I _ r/,xo1 I ■`•'- .,i, '� NIL'Dry OPASINT AREA 262332 SJ7• 4.65 V: rr xsn ua 1 - I MAXDdUNNIMBIR I OF LOTS- 6 YA S09 W " , I ■ NIT DEVELOPMENT ARIA./7,501P. 27.0 LOTS 3 `--- I i 6 IMLM NUMBER Of LOTS 21.4 LOTS IMP n;;M 1 I 1 i LOTS PROPOSED 27 LOTS U '✓J •- 14 13 12 11 10 1.. _ ! •VER•G11I41T•YWA 7_461 S.Y. w LJ MOUNTAIN VIEW LANE 1 t 7 J 41*,.','--_;'.I ' '� �--- 7 -1 >-1__-_,-i I I i — 1 -----/ -----� I ,.%:,'u 1 I I I I —11r--�--- ,-- aI 1 I I 1/1-moo I r„3700 I I I I I I I I I I r/�.aoo I ?I I I TA.6676 I T/l 6.66 ` j i I I I Sheet Index t. I C5 w I ear.�,yatr�a�h PRO. ND. i I I I I I 1 D�w I Vicinity Map and Cover Sheet 1 of 8 I I I Q 1— IN a l I I I ) A a l 1 I I I Existing Conditions Plan 2 of 8 I "`"°° I `—————1-—I l I - Preliminary Plat 3 of 8 z SW GREENSWARD LANE W __ L-- - - 1,) _ —I / —--_ -_——I- Proposed Street and Grading Plan 4 of 8 r — I ( I I 1 T — T (— Preliminary Composite Utility Plan 5 of 8 to , I 7n p00 I T/l 6109 1 "' • r-----+----7 I I r/1 0966 1 r/1..Poo I 1A 7666 1 Ta x160 I I I I I I Tree Preservation and Landscape Plan 6 of 8 i_---- L I I I I I I I E) i —1 I I I L -1 L J 1 Future Circulation and Traffic Flow Plan 7 of 8 I L' / I r�6666 H————I—_ ——--——— I I I I Preliminary Road Profiles 8 of 8 i I / ( f/l 6676 I I I I L x106 I I L——— l I — j MARCH 21, 2003 I I 3 - - — —� L _ _ it — T —— R.O.W. R.O.W. so'MOP-OF-WAY g I2L PAVEMENT I „,_5 t♦ ,. D,l 7/L 1400 I a'PLHIC 5' !.!' )'PAIiKNC la',RpEL LANE r MAANO+- ].]' -5'- uM TSITOC T/L 1507 T/L 2501 UruTY 5004.A1( PlAN1FA PVNIFR SIDEIVALA avnLRv .44P 251200. T4 T. VI 1.701 T/L lap I TA 1705 EASEMENT S' ^ STAP EASEMENT• NP-25/702--- __...__.-_ 1 • as u•aro y1M, 19•sl0 CURB S 6A7. ].472 -:r t 11 aG 3 aaLi� s . ° 11-IY.; ,.... �1 6 Z —L 5-1/2'CWt'C'ASPHALTIC CONCRETE SW McDONALD STREET r�''()` R°° a r 2•() E ROOK PARKING(BOTH SIDES ——— .— L._.._, E::rSTN �m3I.. E' EN..•:_ d - _._�----- ---- _ _ PUBUC STREET TYPICAL STREET SECTION 2 0€RIM, YEAR T T—'— 1:,,\':� _ _ — — -._ e>- L ---.14 '441.„. __ — TYPICA ) WE E SP LLLIS(f 1/2"OVER •_ T NO SCALE C f '.,.. < � j �- ..104. zy___v�O + J tl liA� r/' I D I 1 I 1 1t I T/L MAP 251IIAB I -' I - 1 I + I I 1 - - .- , 23 8 22 S 21 a yyI i �B ..! — :r !_I I L!i F IL R.O.W. RAW. 9.776 SF 7.$00 Sr 7,600 25' I 25' I 1 2 ^ �- - I I - - I 7,046 SF 7,561 \ ! 2i'RKH7-�-wr I ♦ 11" 1 ti"I'86'-6'>ru _ `- -� '- -" `r I -�•i 6' unun �.�s WV PAVOEN, to' os'-,_Cu PUBLIC• -- •-78'x'-T-f--'7S---c-isar- - -1 PMA40E ORA'E t -'1 7 USEAEIIT 1t•STET a,R9 EASDENT L—— w' PgNATE STREET TRAFT- L ' -$�' / �� I flr sro CURB. ' IP 4.905 SF ) `J 12S' 21'P.uE! R L J?�.__ I 2. 1i __=5'-- --tp Y{ - _I j{ 3Rarn Earn i....-4.-- /f— — — — — e �(`1 C:' 7,oL IF i4 I ii / ."`..,.,.•'I 7,685 SF F I , • I '1 I `! ]-1/2"CLASS ti'ASPHALTIC CONCRETE / / •.././ Th 700 F^200 ALLEN 1ML15 bfi I i -I 126' . -1-- ` M ' I 7 3/41-j]'Y(-)9,ASOE ROOtJJ NOT PARKING(BOTH 510E5) LLAP St 71AB V I T 2911/A9 . n (v19RECff f p n7; I I I n1 PLACE ASOF44LT IN 2 LIFTS{SAME DAY) • T/L 042 N''° 7,272 SF J ; ° R I `;' TRACT B & C PRIVATE STREET — TYPICAL STREET SECTION Q d s Z YAP 2aI/1AB NOTE LOTS MA PnBAaiS , 16 19 a I 125' !] %. r No scALe 4'STORM -- 7,409 SF 1 r !'`, •.--- I 1 t^. _ [.• I o I]I7AN ENT �, I Si I I 5 :.r to YSl1 IM 30' _ Pw�Om f;l- --_I, - .J 7.026 SF . 1 I r 760 - _ — — -2 53A X D- n 1 5'WOE COFMftETE `:J /hL 15'PUBLIC STORY - PEOESTRNX PATH I 16M 251fk V OI7NN&SANITARY/� a6- -W.. 11i--.}- v I 13'P.U.E.! _ -- L SEWER TAX TO —I 4! I ,�..]1- �i L I...I SERVE 7A%LOT SOT RMO ESM7 I t`F OE PEOESIRNN EASE NEM EASEMENT Z —I-• �j )1 TT rn - - - _ OR LOTLINE OR LOTLINE L• [z� T +a 1 8 I 12 'r 1...-; PATNYAY ESN T,. I� .I...f( l T E'- ,. '- Il'RCHT OF WAS /� ri a - - JIJ4 SF 11 6 WP T5111M _ i _ . — — H T/L 100 I ��j I 7,025 SF 12'PAVEMENT ICF O- 26 @ TAP 15111Ae I ls' L las' I o5'- N' I a' ..woe' 0 ; T�• �L 8.015 SF „ • I 8 i( 1 , 16.510 OAS. la'SRO CURB. ...1 ",i,tR TAIy n^ CL 7,636 SF 17 7 f ?a 204 11� (p 1600 .2 709 SF j 1 < 7.o2e 5F '.A _-.-__._.___-__„L.___. _._--.- 1 1 ' u Z z n aJ ,� O •' I �' n' E. OM F'&RCg .-1 MAP t4 itAE - N` h I I$' 1 -� I J-t/2'CUM t'A7PNKnC CONCRETE r_,N O,qj `,,,N O._03 r 3/41-)LEVELAIG ROCS NI- i 10' t 15' I ��I+t "1 8 -._._._� 7'1'(-)BASE ROM !L'77E5' 44 4T J Z 00111 IN O rlo PAR GNC MOTH SIDES) n co t/E 321 1 1 6 r� 7.028 SF �' `\ PLACE ASPHALT w 2 LIFTS(SAME GAY) w 0 YIP 961111 T. L 80.]SF (/) 1 T/L 900 1•"1 a '� N 1 co � 125' OA'SI//A1 � TRACT D & E PRIVATE STREET o a 15' 1 ! 4 TYPICAL STREET SECTION a N - - - - 1w2-..7 1 ,S P 7 7.4p 6► w No SCALE 0 — l 15 f A U•I ! ▪ 1 7979 SF ..Y — N f 'In j - JAI)17rAe� ]5 N, R1,2�-� ia S. - _. f�7.ao CO 75 FL-_ L:J 1 61:=dSi.ilN::'iil 1 - I ).1w W E Q ;300 I]'P.U.E.k TA s11 y iwy MIT •'` �L - ] 4 - CL SW Mc DONALD STREET R.0.W. I AEIP 251 MAO:A8: ` O I I ._ ,59_ t v'110241-0E-WAY FRCS CENTERLINE D 5- Z __ S 1 2]'PAVEHEN7 a 5' -5'\ a'PUtLIC� Z 1_L.I L. I I ) ANP 2511 M PLANTER 9DEWAU EASEMENT UTILST 1_L.I I - ET9AHG EDGE a Y ' II ! PAVENEIn.SN'cur l7 14 13 12 p 11 R 10 A tEa �la ,�aAre CC CIL .... vAlNES= Q■__ — ..I I 6.507 SF 9.795 SF 7049 5F 95.0 Sr 9600 SF 0 `.A 100 C._.---- CIL a �. SCSI F, r-so -1♦Li� IIL a, T — — — 1___ sa L r I ] 55' S5' I 4-1/2'CU55"C'ASPHALTIC CONCRETE CI C a }—— — — I - -- - - - - � I r/LS9o9 1 11 — " rvOFS Z IIIC NIP 25111M I I I 2•]/4'(-)LEVELItC ROM 10'91(_)BASE ROCK (� \ T/L 6�0 TA 3100 I 1 I I PLACE ASPHALT IN 2 LIFTS(SAME 1]4Y) 3 I l O I I , I I I T/L MOO I 14 x2o r./:5400 _ r- T/L e000 Z I I L SW McDONALD STREET — TYPICAL HALF STREET SECTION l Li ( I I 0 W I IE1lE1s➢.1F�D YAFlL� 1Btl. s i i I I t I 00 No SCALE CC TYPIC fA j 00 Z 1 W r 3a'l ,� I I I � z W n. r-_ N I I --- .. } 3Q IX A I I L 5— lx T/L 5109 SW GREENSWARD LANE „_ .., r — - I — — — —_ 1/29/03 3 04.9 rE.E• 8 GREEN-PLAT 9/10/03 Conditions Associated With 8:39:02AM TIDEMARK Case #: SUB2003-00002 COMPUTER SYSTEMS, INC. Condition Status Updated Code Title Hold Status Changed By Tag Date By 1 EROSION CONTROL PLAN None NOT MET BDR 6/20/03 PLL 16. An erosion control plan shall be provided as part of the Public Facility Improvement(PFI)permit drawings. The plan shall conform to the"Erosion Prevention and Sediment Control Design and Planning Manual,December 2000 edition." 1 FINAL GRADING PLAN DETAILS None NOT MET BDR 6/20/03 PLL 17. 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. 1 SLOPES 10-20%&OVER None NOT MET BDR 6/20/03 PLL 18. The design engineer shall indicate,on the grading plan,which lots will have natural slopes between 10%and 20%, as well as lots that will have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections and/or permits will be necessary when the lots develop. 1 GEOTECH ENGINEER SIGN-OFF None NOT MET BDR 6/20/03 PLL 19. The final construction plans shall be signed by the geotechnical engineer to ensure that they have reviewed and approved the plans. The geotechnical engineer shall also sign the as-built grading plan at the end of the project. 1 F-PLAT TO SHOW CORNER LOT NOTE None NOT MET MAS 6/20/03 PLL 21. The applicant will place a note on the final plat that reads,"Prior to constructing fencing on any corner lot,plans must be submitted to the City of Tigard verifying visual clearance standards are met." 1 PRIVATE DRIVES TO PRIV.ST.STDS. None NOT MET MAS 6/20/03 PLL 22. Build all private drives to private street standards in order to meet the minimum lot frontage onto public or private streets. 1 MIN.3 PARCELS ACCESS PRIVATE STS. None NOT MET MAS 6/20/03 PLL 23. A minimum of three parcels must take access from the required private streets. 1 1200-C GENERAL PERMIT None NOT MET BDR 6/20/03 PLL 20. The applicant shall obtain a 1200-C General Permit issued by the City of Tigard pursuant to ORS 468.740 and the Federal Clean Water Act. 1 EXACT LOT DIMENSIONS ON F-PLAT None NOT MET MAS 6/20/03 PLL 24. Show exact dimensions of the proposed lots on the final plat so Staff can verify that the subdivision has an average lot size of 7,500 square feet. If the average lot size of 7,500 square feet is not obtained,the plan shall be revised with fewer lots or reconfigured lots. 1 PRIVATE STS.ACCESS/MAINT. RIGHTS None NOT MET MAS 6/20/03 PLL 25. Provide recorded documentation that establishes access and maintenance rights for each individual parcel that takes eaccess off of one of the private streets. RACTS B&D STREET TREES None 4110 9/10/03 MAS 9/10/03 MAS 26. Submit a plan that shows proposed Tracts"B"and"D"w m eet trees. 1 SIZE&SPECIES OF STREET TREES None NOT MET MAS 6/20/03 PLL 27. Provide information regarding size and species of the proposed street trees so that Staff can verify that the planting standards of Section 18.745.040.0 have been met. 1 ADDRESSING FEE None NOT MET BDR 6/20/03 PLL 28. Prior to approval of the final plat,the applicant shall pay an addressing fee in the amount of$840.00. (STAFF CONTACT: Shirley Treat,Engineering). 1 MCDONALD STREET ROW DEDICATION None NOT MET BDR 6/20/03 PLL 29. The final plat shall show a ROW dedication for McDonald Street to provide a total of 35 feet from the centerline. Page 3 of 5 CaseConditions..rpt TO BF nETERMIkED BY BUILDER i atrAlt: 1 •=40- T(a„,,,, -- 4( /0 er7A- ,,kaist ----x ----- TREE .JTECTION FENCING D ‘/ 54-e'l --- (PLACE, FENCE AT DRIP UNE) ..,,, - I __ _ _ --1---- -74J.RY— . . .... .. _i .4 ..... EXISTINC; STORM ___. -____ _.......,_ .. __,..,.EXISTING SANITARY S W McDNALD STREET _.,____ _----- ___ ,, .C.L `4"-7,Liu-y--—------—1I''',7-' -7:- ----—— ---- ---' ---------- -- -- 4'.c-`4.??---- -•-•-----"i-D-------,,- --,, _ __.........,_______,_-___-7.—________ am-rya.;WATER -,_.__,_::_ _ -; 7 7—-----t-r-rtiv&-,,"'. - ..,,,_ _,____...C..\L.Fp. tiC. ...18..1117\1(2..1/4....;U..62741,1 ■....77 7:77:jr..;me......,.4.,...;ft. - ,e1/ ........,tr...g4 : -47 76-4... :,....,e8414.. _. -J 4 .ribi_ ,iti I ERN t-4f. 42fr IN 1 I illl*t- WV CS a mik_ maMMIIIL,Agg . ,, . ., F SITE TREE •TITIN, ,, -- OA '8 . i WQS — SEE DEM/ THIS SHEET ,,,eri. - . , 1 4800 1 .,.4 - 'IA ,11/ ,nror 40..?" el 4804 - . 4 1 f." I '- 4 il I II i MAP J. 11 1 AB (v1,4805 ,i 1 I 4803 VL 302 4812 a r„-,,, I'ljt . I • MAP 2S111AB 3 22 ,/ 0 !i 21 ) , . , 1 •802 I / 11.1.d ) . ai :,..3 ,..),Liti r 41,- 1 ,1 1 1 . I I A.v., i I 4816 . 1 807 1 ...,cv? s I L pi , , • vow — mom 7 ..q .,,4 8 4406' 4798 MINIM :777-7-77 1CP.—— CP' . '10 7' . 111 - ',4REDOAKS CT I - , ..?TRACT C i er-'. •..9 _ ‹Cv,14 818 'klt:41.215'4.810 SW WHITEOAKS CT TRAF9F I I r ' lel r — AIMIr ircp-r-latimor Z” ■ 4814 4817 ; - ____1 11:1` I II t ) .( 1...1 4819 fIP` 3 ,. ..- al i....i.4 4820 20 0:0 ......1 f/L 200 ll I MAP iS111AB ,3. '. 11 a 'L. 300 _. 2S11 1 AB 25 24 11! MO I 4 47 ,2 , 4821 i-- 8 1 h 47?6 • 11 01 --,- N I1 * * * tut.r.''6c''47905 iSP' . Fail 40Z I*- PRIVATE 6.--IVE TRACT 0 II ick raft. ,__ Alielliillt1410,, 1101WIEt- F 4791 L _-, _ ., 4824 ...,..-.. .... _.' _.... . _.. .._ _.I I 4 18 TA. 10 C, L DLLI 111.! I I 6 6 M A P 2S 1 1 1 0 ff 12 . .-- , I a . 6 () • 11 45 il ; co w :r-ri :.-:P 2S111AB m o 1 --1 g * co -0 17 co k4:10 co h . . t +1 0 CN 1 -11 oillt 114 i te " 0 It ._.:.: .: •,1 ''. 20th 6" k, 1, i '• ; I :;. . . V k; III 4.793 1 gii . 8 16 N I ,,,cy'. , 4782 301 4,ti:p 111AB : P 1 El L A . ,‘ 781 15 ) 11 :-.9 I CO' Fj....s 4780 r3 / / ir E 7 (I' \am Z.41411141Wka,•- • '- . '' • '' '` VL 20 1--- -.-in, _.....eik _.1 „I ..... MAP 2S111 1AB - 1 .. .illiallEFLardi SW GREENSPAR :ER I AIM, MINONIF Ch -4-** ..,07‘ ..- ....... ... Routing Order: 1. Current Planning: MAS 2. Engineering Tech I SLT 3. Development Review Engineer KSM FINAL PLAT REVIEW CHECKLIST Plat Name: Greensward Park No.3 Case Number(s): SUB2003-00002 Date Received: 9/30/03 Date Forwarded to Current Planning: 10/1/03 Planner: Matt Scheidegger Planning Division Check if Check if Considered Okay 1. Phase boundaries ❑ 2. Lot and/or tract size and configuration Q ❑ 3. Lot numbers ❑ 4. Access restrictions, reserve strips ❑ 5. Condition of Approval Satisfied ❑ 6. Public & Private streets (location, width, etc....,) [ ❑ 7. Preliminary Plat approval date - 1 yr period OK ❑ ❑ 8. Special Deed Restrictions (CC&R's) ❑ ❑ 9. Open Space (Deed or Dedication) ❑ ❑ 10.SPECIAL SETBACKS ARE • Other Comments: ,41.r4Q - • µ,cec.t ca7tildi Ctrl e a3� • s-� .4419/ 4t— 4.71 pre. r/44-. By: /D • "'' Tan er's :ture Date FORWARDED TO ENGINEERING TECH I: Date Page 1 of 3 `enQ�v 42vJ(MM.fin-pia(jot Rev6Un Odle I itt • • /rte" E v►wct b t y�, L /✓o s r'A.e,u7 h i-r-cd-ctr ►'D H +-t be_ a wuk !fT' 0 4)17 p ,s-f, VoteGOgiK &It 4L►-e 5f • "3// !e a5/ .eL (.21!)(.1 Pc...A4-tice-cd "`j�'S orwl era CC ,) ENGINEERING DEPARTMENT (Engineering Tech) Check if Okay Street Names Acceptable ❑ Assign Address(es) ❑ Address Fee : lots/tracts @ $30.00/ea = $ ❑ Update City-wide maps Comments: By: Engineering Tech Signature Date FORWARDED TO DEVELOPMENT REVIEW ENGINEER Date Page 2 of 3 10 oeWae*ay..pa1clot Revlon Date 111,1 Returned to Surveyor for Correction BY: DATE: E-mail to County Surveyor: "OK to review" BY: DATE: Corrections Reviewed and Approved BY: DATE: Forwarded for City Signatures BY: DATE: Copy of Signed Plat Made and Put in File BY: DATE: Released to Developer for Recording BY: DATE: Authorize Eng. Tech Ito release addresses BY: DATE: Copy of Signed Plat to Permit Techs BY: DATE: Lognote: OK to take in building permit apps. BY: DATE: Page 3 of 3 g +lev4or 5Vnpla Oot ReNSgl1431e "OT RECORDED AS DOCUMENT NO. S 88'57'23" E oi) 0 S 88'57'23" E 125.00' 112.50' MATCH SEE 3'07'52" E 8 SHEET 1 b 0 o Lo ° Lo 7,000 SF 16 in N 7,691 SF co S 88'57'23" E 125.00' S 88'57'23" E 124.83' ';i-• t In tn rn 9 T:4 od M ir) 15 956 40 1 7,751 SF (co r) 7,990 SF • II itycs 17- n 1 1 1.00' _ ., ai s ro'_ 'q 3.38 (��, SW GREENSPARK ° M -T AG-Tr_ 71.6 (• _"�+�', E ,- S 88'57'23" E 1 1 1.00' O O S 88'57'21 E • , 1 '" �� - - ' 25.00' 49.138' ' r\ 1 �ol I A TERRACE 10.00'- g 0 )2'37" E \-',fl. ,�� ' V • • •• 42.56' 56.00' • k d • 0 56.47' -.1. 14 w 38 SF �` N 33'04'25" E N 15.79' N o co w w SS 25'767 13 w ar, . ^ N z 8,426 SF N 12 2 11 CV °' 10 ° o 6,601 SF o 6,642 SF o 6,707 SF 0 a) HELD o z z I z 5/8" IRF W/YPC "COMSTOCK N.W. INC." /SN 25,787 5.72' 0 . 62.00' l( 62.00' 56.00' 56.00' - . 76.32' I �- 78.96' '� �' 78.87' - -- 65.57' - -/ S 0.07' (79.00' P) (79.00' P) (79.00 P) S 0.19' 1 \- S 0.06' 13.44' 3/4" IPF N 88'28'10* W 299.72' UP 0.5' N 0.32' 1/2" IRF (300.00 ALLEN TRACTS) TREATED AS ORIGINAL AT WOOD CORNER OF FENCE CORNER ALLEN TRACTS S 3.50' _N SWARD PARK NO. 2 E 0.90' L T 45 LOT 44 LOT 43 LOT 41 LOT 42 I- EASEMENT DETAIL 1 SCALE 1" = 20' 6.00' WIDE PUBLIC TRACT AREAS 25 UTILITY EASEMENT N 88' 57'23" W 1 TRACT "A" 2,800 SF 31.39' 25.00' TRACT "B" 4,063 SF •1 N 88' 57'23" W • • W TRACT "C" 1,470 SF ' o E TRACT "D" N 01'02'37" TRACT "D" 2,516 SF o in 25.00' N 88' 57'23" W TRACT "E" 948 SF P • • 5 ro N 88' 57'23" W z r1,O " N `1- N 6.00' WIDE PUBLIC 1 1� AND VARIABLE DSEWERNITARY UTILITY EASEMENT EASEMENT L 26 Q, a S 0.05' W 1.22" 5N 2U,1 /ti a> w , SN 25,787 w = N N . 23 w 0 7.....9.361 SF 0 22 ."' o° 21 0 °° 1 oN 6 2 0 0 o co 3 re) o° 7,500 SF oN o0 7,500 SF oo 6,877 SF ° 7,535 SF gpOK 1212 o • 0 25.00' 25.00' ° (N D z GEODETIC CORRDINATES: PEA E 475 r"'•, o z EXCEPT1°11 z 5.00' " O GR646,9309 95553 LC. PARCELL is N 01'02'37" E 65.00' S 88'57 23 E E 7,619,692.91731 in 10.50' S 88'57'23" E z 20 GRID COORD'S CALL. 43.50' O 75.0C' 75.00' '� O°o SW REDOAK CT ° N 646,210.12443 o N 88' 57'23" W 0 193.50' o N TRACT �C" E 7,619,679.57739 31.47' o N 8W 7WHIWEOAK19C5 TRACT "B" o O 70.00' 55.00' N 00 25.00' 56.00' O 112.50' --O 5 88'57'23" E 125.00' N 01'02'37" 0 3 0 10.50' o 0 o° 20 o `n 7,000 SF W -.mi. E o o 6 P „ T CO o 0 o ca 6 o cNi Po 7,425 SF 0 S 88'57'23" E N PO O) in 125.00' Js'f O o CV Co S 25 24 O S 88'57'23" E o j IN _ 3 n '� 7,392 SF 1 12.50' Z lop o W BOOK 1212 7,779 SF w 4 0 ; 0 z eO W co pEEPAGE 475 W !'' ! 7,000 SF n r j < Q R _° a0 19 o 3 omo F ° o 6 7,425 SF (O t I. a S 88'57'23" E 0 0 787 00 z z N 125.00' 0 SN 25. - 56.39' - _ I _Q O 31.39' 25.00"b 56.00' O 112.50' o o° o 1098 z ' rr 5 cc;TRACT "D" N 88'57'23" W 193.50' 13.00' v in 7,000 SF 0 193.50' _ � DEE PAGE 643 4P 25.00' 56.00' N 88'57'23" W 112.50' --O 3.50' _ _ S �8'S7'23" E i N 01'02'37" E - 13.00' kP SEE EASEMENT o y` 3.50' 125.00' 7 JNE (DETAIL SHEET 2) 0 0 18 , o -8 7.00' PUBLIC 0 ° 7,875 SF 6 PEDESTRIAN o CO n �` " co EASEMENT ° T M 0 ,000 SF SEE NOTE 4 T DEED pOC. N0. N 26 " SHEET 2 DE DEEP pOC 120 8,263 SF w 7,782 SF 0 S 88'57'23" E S 88'57'23" E 80_ p14710 g5-p660 w 112.50' O O 125. 0 th NI IN �y o 0 0 17 0 'bi V!° kc `'\5 ° o MATCH SEE MATCH SEE O o 6,975 SF try A 4k 7,0o F 6 SHEET 2 SHEET 2 z N �+�, , �. Af., �''t°l O `` v ` 4 5 88'57'23" E / HELD 1, S 88'57'23" E l 56.31' 43.64' 1�� O �" 125.00' I 5/8" IRF 1 12.50' j W/YPC "COMSTOCK N.W. INC." TN 88'28'50" W 99.95' i' N 58'07'52" E SN 25,787 SHEET 1 OF 3 • .., •,••..m�r‘ 1nuctut- AND TO A 5. TRACT "B" IS A PRIVATE DRIVEWAY AND SHALL BE OWNED AS OF TRACT 9, OF "ALLEN TRACTS"; THENCE ALONG THE WEST UNE 944 AND ALONG THE WEST UNE OF SAID TRACT 9 N 01.00'41" E BY LOTS 21 THROUGH 25. I • POINT. CONTAINS 5.88 ACRES. 6. TRACT "C" IS A PRIVATE DRIVE AND SHALL BE OWNED AS AN EQUA BY LOTS 1 THROUGH 3. / 7. TRACT "D" IS A PRIVATE DRIVE AND SHALL BE OWNED AS AN EQUA BY LOTS 26 AND 27. ", " —8. TRACT "E" IS A PRIVATE DRIVE AND SHALL BE OWNED AS AN EQUA, k BY LOTS 13 AND 14. • t4k5 PRESENTS THAT FOUR D. DEVELOPMENT, CO. INC., AN OREGON 131 'EBY MAKE, ESTABLISH AND DECLARE THE ANNEXED MAP OF \ 3" AS DESCRIBED IN THE ACCOMPANYING SURVEYOR'S CERTIFICATE , ' T OF; ALL LOTS AND TRACTS BONG OF THE DIMENSION �B E E TO THE PUBUC, AS PUBUC WAYS FOREVER ALL RIGHTS OF ` �- ALL EASEMENTS SET FORTH FOR THE USES \O OR NOTED ON SAID MAP. _�j( _ \ Ate- P \s� ART – SECRETARY �� GO �� MENT CO., INC. �\l` O\(/ J2°° Sept. \v ■ 38. ACKNOWLEDGED BEFORE ME ON •T, AS SECRETARY OF FOUR D. DEVELOPMENT, INC. COMMISSION No. .GON MY COMMISSION EXPIRES 10/17/03 Conditions Associated With 8:46:31AM TIDEMARK Case #: SUB2003-00002 COMPUTER SYSTEMS, INC. Condition Status Updated Code Title Hold Status Changed By Tag Date By 1 TREE MITIGATION PLAN None MAS 9/19/03 MAS 1. Prior to site work,the applicant must submit a tree mitigation plan for 316 inches to be approved by a member of the Tigard Planning Department and the City's Arborist. 1 CITY ARBORIST INSPECTION None Nip MAS 9/12/03 MAS 2. Prior to site work,the City Arborist must inspect and approve the tree protection measures. 1 FOLLOW CITY FORESTER'S GUIDELINES None Met MAS 9/19/03 MAS 3. The applicant is required to follow the guidelines established by the City's Forester(Staff Comments: City Forester 1.10"Specific to this project:"). 1 MCDONALD/89TH LEFT TURN LANE RPT. None NOT MET BDR 6/20/03 PLL 4. Prior to construction,the applicant's traffic engineer shall amend their traffic impact report to address whether or not a left turn lane will be required on McDonald Street at the new intersection with 89th Avenue. If a left turn lane is warranted,the applicant's construction plans shall include the layout and design details for that turn lane. The lane shall be constructed along with the street improvements for McDonald Street. 1 MCDONALD ST.&ROW PFI PERMIT None NOT MET BDR 6/20/03 PLL 5. Prior to commencing onsite improvements,a Public Facility Improvement(PFI)permit is required for this project to cover all infrastructure work within the subdivision,the street improvement on McDonald Street,and any other work in the public right-of-way. Eight(8)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). 1 PFI PERMIT FINANCIAL ASSURANCE None NOT MET BDR 6/20/03 PLL 6. 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. 1 CONST.VEHICLE ACCESS&PKNG.PLAN None NOT MET BDR 6/20/03 PLL 7. 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. 1 DRIVEWAY OR ST. ENTRANCE SIGNAGE None NOT MET BDR 6/20/03 PLL 8. The applicant shall provide signage at the entrance of each shared flag lot driveway or private street that lists the addresses that are served by the given driveway or street. 1 MCDONALD ST. 1/2 ST. IMPROVEMENT None NOT MET BDR 6/20/03 PLL Page 1 of 5 CaseConditions..rpt � CITY OF TIGARD October 20, 2003 OREGON Matt and Jean Ratalsky 8985 SW McDonald Tigard, OR 97224 Dear Mr. and Mrs. Ratalsky: Your letter concerning noise from construction on the Greensward Park No. 3 project was forwarded to me today. Sounds from construction activities are limited by the city code. Monday through Friday the hours are 7:00 AM to 9:00 PM. On Saturday and Sunday the hours are 8:00 AM to 9:00 PM. The engineering department which establishes individual construction hours further limits construction from 8:00 AM to dark on Saturdays, and 9:00 AM to dark on Sundays. Apparently, the contractors on Greensward Park No. 3 did not follow the construction hour limits. Violations can be subject to fines or project stoppage. The engineering department will contact the contractor today. If you have further problems, please contact Matt Harrell of the engineering department at 503-639-4171, extension 2461. The police department also has the authority to cite if construction activities do not follow code hours. Sincerely, Gc,. h II Richard H. Bewersdorff Planning Manager c: Cathy Wheatley City Council Jim Hendryx Police Department Matt Harrell SUB2003-00002 Land Use File 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503)684-2772 CITY OF TIGARD October 14, 2003 OREGON Matt and Jean Ratalsky 8985 SW McDonald Street Tigard, OR 97224 Dear Mr. and Mrs. Ratalsky: Your letter regarding the weekend morning construction noise from the Greensward 3 project was forwarded to the City Council and City Manager. I have also forwarded your letter to Community Development Director Jim Hendryx for review by his staff about whether a code change is possible or if there may be another solution to this concern. You should be hearing from someone in the Community Development Department within the next few days. Sincerely, Catherine Wheatley City Recorder c: Mayor&Council City Manager Monahan Assistant to the City Manager Newton Community Development Director Hendryx i:ladmlcitizen concemsMatalsky acknowledgement.doc 13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD(503)684-2772 RRC��RO C e'"� oct 41003 October 9, 2003 Mayor James Griffith and Council City of Tigard 13125 SW Hall Blvd. Tigard,OR 97223 Dear Mayor: Last Sunday morning we were awoken out of bed at 7:30am as our house began to shake and rattle. It was the construction crew beginning work for the day on the Greensward 3 project across the street from us. We couldn't believe how inconsiderate it was for them to start this early on a weekend morning. After calling the police department, we found that the city ordinance does indeed allow this activity. We couldn't believe it. We don't know if it will happen again next week, and it may not since we complained to the developer, but we also feel that this ordinance should be changed for the good of all residents of Tigard. We understand the need for the contractors to try to finish their work as quickly as possible,but instead of starting really early and quitting at 5, can't they start a couple hours later and then just quit a couple hours later? Changing the quiet hours to 9pm-9am on the weekends would be an acceptable fix and would alleviate this type of problem for everyone in the future. If the city ordinance is not changed then there is nothing we residents can do about it. Can you tell us the steps involved to go about making this change? We would like to see this through until resolution and will do whatever is necessary to enact it. Please contact us as soon as possible. Sincerely, Matt and Jean Ratalsky 8985 SW McDonald Tigard, OR 97224 (503)968-6641 October 31,2003 Matthew Harrell Development Review and Inspection Senior Engineering Technician S v$2. v:1> - ®g7©t City of Tigard Matt: Thank you for taking the time yesterday(Thursday,October 30,2003)to explain the current plans for the Greensward Park#3 subdivision,fill and retaining wall along my east property line. I believe you said that two rows(courses)of the currently installed fifteen rows of 8"concrete blocks will be removed and a row of 4"cap concrete blocks will be installed along with a fence. I further understood that the nine(9)rows(courses)of 8"concrete blocks that are started on the south end of the retaining wall will not be extended beyond their current length and that the land will be contoured to their height rather than the other way around. It now is my understanding that the retaining wall including the cap blocks will reach a height of nine(9) feet above my east property line. That is nine feet(not the current ten feet and not the sixteen feet that would be the case if all nine of the rows started on the south end were completed)from ground level to the top of the wall. While this nine(9)foot high wall is 50%higher than the six(6)foot wall called for in the plans I reviewed with you and Mathew Scheidegger on August 22,2003 it is in keeping with my past experience with the De Harpport construction company. You will recall that I told you yesterday about Art Biggs and my experience with them when they were at this stage of excavation for Greensward Park#2 subdivision which has a common boundary with our south property lines. SW 88th avenue on the plans available after excavation began was shown to end such that its center line would align with the Biggs/Kaiser property line. When the street was laid out with gravel on it the entire street ended at the Biggs property leaving the Kaiser property without access to 88th avenue. Art Biggs then talked with the"powers to be"and the street ending was returned to the original plans on record with the City of Tigard. When I attended the January 29,2003 Proposed Development meeting for Greensward Park#3,I asked David De Harpport about elevation changes on the seven hundred(700)foot property line common to the Greensward Park#3 subdivision and my property. He said they had not at this preliminary time had that information but there would be some cutting and filling. At that time no topographical information was available but Jay Hams stated that some information would be available within several weeks at his office (Harris—McMonagle Associates Inc.,Engineers—Surveyors, 12555 SW Hall in Tigard. On approximately August 15,2003 I went to City Hall to look at the plans and to talk with City staff. Since I did not make an appointment I was not aware that Mathew Scheidegger(the Associate Planner overseeing the Greensward Park#3 subdivision)was on vacation. Brad Kilby(spell)took the time to go over the plans on file with the city at that time for Greensward Park#3 subdivision. It was determined from the plans that a six(6)foot retaining wall was proposed to be placed along part of my east property line. I expressed some concern with this news and therefore called Jay Harris to arrange a meeting to discuss the cuts and fills along my property line. Jay suggested I contact Allan De Harpport at the end of August to set up a meeting. I called Allan when he and David and their families had returned from their two-week vacation in Fiji. David and Allan met with me at 9 AM on September 3,2003. We walked the property line in question and I asked to have a fence placed on top of and the six(6)foot retaining wall since the wall would be only one foot higher than my existing five(5)foot cyclone fence. They agreed that a fence on top of the wall was a possibility. We talked about the removal of a path with stairs down to my property line,plants to screen the wall from my view,and access to the 89th Avenue that ends at my property line. At no time during this half hour talk and walk over my property did either David or Allan give any indication that the retaining wall would be more or less than six(6)feet higher than my existing property line elevation. Everything seemed to be going fine when the tree removal and excavation began. The wall construction began about three weeks ago with two workers laying concrete blocks. For two weeks the two workers built the wall so that on Friday,October 24,2003 it was up to the five to six foot level. On Saturday, October 25 they did not work on the wall. On Sunday,October 26,2003 workers worked on the wall and on Monday and Tuesday,October 27&28 a double crew worked on the wall and in two days extended it from the planned six(6)foot height to ten(10)feet high. I noticed the discrepancy late Monday afternoon when I was mowing my lawn in that area. I immediately called and left a message for you. You responded as soon as you received the message and we ultimately had yesterday's meeting. I shall wait with great interest to see if the wall actually is lowered and how the drainpipes that are four feet above the ground handle the water from the back yards above my property. I'm now also curious about how the developer will stabilize the cut bank at my property line on McDonald Street. Matt,thank you for fmding the information and for your explanations. You helped to soften the impact of the surprise of fmding a ten-foot wall where all the information in my possession said only a six-foot wall should exist. Sincerely Bruce A.Kaiser 8860 SW McDonald Tigard 97224 503-639-0318 CC:Mathew Scheidegger Pat Biggs Sidney Sherwood s(A6, c)v3 -Donn DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS GREENWARD PARK NO. 3 SUBDIVISION COUNTY OF WASHINGTON, STATE OF OREGON AS RECORDED IN PLAT BOOK , PAGE , PLAT RECORDS FOR WASHINGTON COUNTY This declaration, made on this/th day of/oi7c4', 2004, by FOUR D DEVELOPMENT COMPANY, INC., an Oregon corporation, hereinafter called "Declarant." WITNESSETH: WHEREAS, Declarant is the owner of certain real property in the County of Washington, State of Oregon, hereinafter referred to as "The Property" more particularly described in Exhibit "A" attached hereto and by this reference incorporated herein as if set forth in full. WHEREAS, Declarant desires to subject said property to certain protective covenants, conditions, restrictions, reservations, Tracts, liens and charges for the benefit of said property, and its present and subsequent owners as hereinafter specified, and will convey said property subject thereto. NOW THEREFORE, Declarant hereby declares that all of the said property is and shall be held and conveyed upon and subject to the Tracts, conditions, covenants, restrictions, and reservations hereinafter set forth; all of which are for the purpose of enhancing and protecting the value, desirability and attractiveness of said property. These Tracts, covenants, restrictions, conditions and reservations shall constitute covenants to run with the land and shall be binding upon all persons claiming under them and also that these conditions, covenants, restrictions, Tracts and reservations shall inure to the benefit of and be limitations upon all future owners of said property, or any interest therein. ARTICLE ONE DEFINITIONS 1. "Owner" shall mean and refer to the record owner of a fee simple interest, whether one or more persons or entities, in any building site or living unit situated upon the Property, but shall not mean mortgagee. 2. "Lot" shall mean and refer to any plot of land shown upon the original recorded subdivision map of the Property, and to any parcel of said Property under new ownership consisting of a portion of one or more of such lots and/or contiguous portions of two or more contiguous lots, which is held or offered for sale by the Declarant. 3. "Building Site" shall mean and refer to a Lot, or to any parcel of said property under one ownership which consists of a portion of one or such lots or contiguous portion of two or more contiguous lots, originally sold by Declarant. 4. "Property" or shall mean and refer to that certain herein described property as disclosed on exhibit "A", attached hereto and incorporated herein. 5. "Declarant" shall mean and refer to Four D Development Company, Inc. 6. "Tract" shall mean the area shown as Tracts on the Greensward Park No. 3 plat. Greensward Park No. 3 CC&R's page 1 of 6 ARTICLE TWO RESTRICTIONS ON USE OF PROPERTY BY OCCUPANTS The Owner of a lot within Greensward Park No. 3 shall be entitled to the exclusive use and benefit of such lot, except as otherwise expressly provided herein, but his/her lot shall be bound by and she/he shall comply with the following and all other provisions of these Covenants for the mutual benefit of all powers of property within Greensward Park No. 3. (a) Maintenance - Each owner shall maintain the ground and improvements of her or his lot in a clean and attractive condition in good repair and in such fashion as not to create a fire hazard. (b) Residential Use - All lots in the subdivision shall be for residential use only. No business venture shall be conducted in or about any property in the subdivision except for builder's temporary sales offices or model home and one room offices which are not designated by exterior signs, drop-in or vehicular traffic. (c) Offensive Activities - No noxious or offensive activity shall be carried on in a private area, nor shall anything be done or placed upon any lot which interferes with or jeopardizes enjoyment or other lots or Tract properties within Greensward Park No. 3. (d) Animals - No turkeys, chickens, pigs, or cows shall be permitted on any parcel. No raising, breeding, or commercial kennels for dogs or other animals shall be permitted on any parcel. Dogs, cats and other domestic animals are allowed subject to the City and County regulations. (e)Temporary residences- No trailer, van, bus, camper, truck, tent, garage, or storage structure located in the subdivision shall be used as a residence, either permanently or temporarily. (f) Signs - No signs shall be erected or maintained on any lot (excluding Greensward Park No. 3 entry- way signs) except that not more than one "For Sale" or "For Rent" sign placed by the Owner, the Declarant or by a licensed real estate agent, not exceeding twenty-four (24) inches high and thirty-six (36) inches long, may be temporarily displayed on any lot. Nothing contained in this Declaration shall be construed to prevent the erection or maintenance by Declarant or its duly authorized agent of structures or signs for the conduct of its business in connection with or upon the Property while the same or any part thereof is owned by Declarant. (g) Parking - Parking of boats, trailers, motorcycles, large trucks, truck campers and like equipment shall not be allowed on any part of the property nor on public or private streets adjacent thereto excepting only within the confines of an enclosed garaged or screened areas, and no portion of same may project beyond the screened area. No vehicle shall be permitted to park on any private drive within Greensward Park No. 3. (h) Vehicles in Disrepair - No Owner shall permit any vehicle to be abandoned or to remain parked upon Tract properties or on any street for a period in excess of forty-eight (48) hours. Should any Owner fail to remove such vehicle within five (5) days following the date on which notice is mailed to him by the Declarant or another Owner, they may have the vehicle removed from Greensward Park No. 3 and charge the expense of such removal to the offending Owner. (i) Trees - No tree whose trunk has a diameter greater than 12" as measured at 4 feet above the ground shall be cut or otherwise removed from any lot unless such trees pose an imminent treat to person or property. (j) Rubbish and Trash - No lot or Tract properties shall be used as a dump for trash or rubbish of any kind. All garbage and other waste shall be kept in appropriate sanitary containers for proper disposal and out of public view. Yard rakings and dirt and other material resulting from landscaping work shall not be dumped onto streets, or Tract properties or any lots. Should any Owner fail to remove any trash, rubbish, garbage, yard rakings or any such materials from any lot or any street or Tract properties where deposited by him within ten (10) days following the date on which notice is mailed to him by the Declarant or other Owner, they may have such materials removed and charge the expenses of such removal to the Owner. Greensward Park No. 3 CC&R's page 2 of 6 (k) Structures - No structures of a temporary character, trailer, basement, tent, shack, garage, barn or other outbuilding shall be used on any lot at any time as a residence either temporarily. All structures must be built on site unless otherwise approved by the declarant. All structures must comply with the City of Tigard Building Code. (I) Service Facilities - Clothes lines and other service facilities shall be screened so as not to be viewed from the street. (m) Antennas- No exterior receiving or transmitting antennas are allowed. Satellite dishes will be allowed provided that dishes with diameters of greater than 24 inches are screened from public view. (n) Storage- No boat, motor home, camper, trailer, or recreation vehicle shall be kept in open public view in the subdivision. Such vehicles must be stored in a garage, outbuilding or screened from public view. ARTICLE THREE BUILDING STANDARDS All buildings upon lots within Greensward Park No. 3 shall be required to conform with the following minimum standards. (a) Dwelling Size - The ground floor area of a one story dwelling, exclusively of open porches, decks and garage shall be not less than 1,500 square feet. In the case of a two-story dwelling, the lower or ground floor living level shall be not less than 1000 square feet. In the event of a multi-level dwelling, the area of the one-story portion and the area of the upper level of the two-story portion shall constitute a minimum of 1000 square feet. Garages shall be large enough to contain two or more standard automobiles. The Declarant upon application may, in its discretion, waive any violation of this provision which it finds to have been inadvertent. (b) Exterior Finish - Exterior trim, fences, doors, railings, decks, eaves, gutter, and the exterior finish of garages and other accessory building shall be designed, built and maintained to be compatible with the exterior of the structure they adjoin. All structures within the subdivision shall have composition roofs. All exteriors of all buildings shall be uniformly sided with Hardiplank, cedar, brick, stone, or such other material as may be deemed acceptable by the Declarant. The use of a T-111/plywood type product is not allowed. (c) Non-conforming construction - If, after inspection, The Declarant believes any construction is not in agreement with these CC&R's, it may halt construction and may require that corrective action be taken before construction can continue. The Declarant shall not be liable for any damages, delays, or inconveniences caused by its inspection, whether or not these inspections result in the discovery of any unapproved work. (d) Destruction - In the event of destruction by fire or other casualty to all or part of the structure rebuilding shall commence within three(3) months of the event. (e) Variance - The Declarant reserves the right to grant a variance to any of these CC&R's when, in its reasonable judgment, such variance will not cause a significant deviation from the subdivision's development standards. However, any such variance must be in writing and signed by the Declarant. A variance given to one lot owner does not entitle other lot owners to a similar variance. (f) Completion of Construction - The construction of any building on any lot, including painting and all exterior finish, shall be completed within ten (10) months of the beginning of construction so as to present a finished appearance when viewed from any angle. In the event of undue hardship due to weather conditions, this provision may be extended for a reasonable length of time. The building area shall be kept reasonably clean and in workman-like order during the construction period. All lots shall be kept in a neat and orderly condition, free of brush, vines, weeds, and debris, and grass thereon shall be cut or mowed at sufficient intervals to prevent creation of a nuisance or fire hazard. Greensward Park No. 3 CC&R's page 3 of 6 (g) Overhead wires - No outdoor overhead wire or service drop for the distribution of electric energy or for telecommunication purposes nor any pole, tower or other structure supporting said outdoor overhead wires shall be erected, placed or maintained with The Property. All purchasers of Lots, their heirs, successors and assigns, shall use underground service wires to connect their premises and the structures built thereon to the underground electric or telephone utility facilities. ARTICLE FOUR TRACTS MAINTENANCE, TAXES, and DISPUTE RESOLUTION Section 1. TRACTS 1) TRACT E(STORM WATER QUALITY FACILITY): The Greensward Park No. 3 Home Owner's Association shall maintain TRACT E (Storm Water Quality Facility). At any time, each Owner shall be entitled to one vote per lot in decisions regarding the maintenance of TRACT E. The quantity and quality for the work to be performed on Tract H shall be determined by a majority vote of the Home Owner's Association. The costs for road repairs shall be apportioned equally among the Owners. If any Owner(s) cause(s)TRACT E to be damaged, that Owner(s) shall be solely responsible for the entire cost of repairing TRACT E to the satisfaction of the Home Owner's Association within thirty calendar days of the damage. No vehicle or other parking shall be allowed in TRACT E All owners shall keep all of the TRACT E accesses free and clear for maintenance vehicle and emergency vehicle access. Enforcement of these provisions shall be by proceedings at law or in equity against any person or persons violating or attempting to violate these provisions, either to restrain violation or to recover damages. In case suit or action or request for arbitration is instituted, the prevailing party shall be entitled to all costs and expenses, including reasonable attorney fees, at trial and upon appeal. Invalidation of any provisions of this Agreement by judgment or court order shall in no way affect any of the other provisions of this Agreement, which shall remain in full force and effect. 2) TRACTS F, G and H(PRIVATE DRIVES)The Greensward Park No. 3 Home Owner's Association shall maintain Tract F (SW Whiteoaks Ln), Tract G (Redoaks Ln), and Tract H (Blackoaks Ln). All Owners Greensward Park No. 3 shall share equally in the cost of maintenance of said Private Roadway as needed. At any time the Owners shall be entitled to one vote per lot in decisions regarding the maintenance of Tracts F, G, and H. The quantity and quality for the work to be performed on Tracts F, G, and H shall be determined by a majority vote of the Greensward Park No. 3 Home Owner's Association. If any Owner(s) cause(s) Tracts F, G, and/or H to be damaged, that Owner(s) shall be solely responsible for the entire cost of repairing the road to the satisfaction of the Home Owner's Association within thirty calendar days of the damage. No vehicle or other parking shall be allowed in "No Parking" zones as posted on Tracts F, G, H. All owners shall keep all of the Tracts F, G, H accesses free and clear for vehicle and emergency vehicle access. Enforcement of this Agreement shall be by proceedings at law or in equity against any person or persons violating or attempting to violate this Agreement, either to restrain violation or to recover damages. In case suit or action or request for arbitration is instituted, the prevailing party shall be entitled to all costs and expenses, including reasonable attorney fees, at trial and upon appeal. Invalidation of any provisions of this Agreement by judgment or court order shall in no way affect any of the other provisions of this Agreement, which shall remain in full force and effect. 3) PEDESTRIAN EASEMENT: The pedestrian easement and pathway between Lots 63 and 64 shall be maintained by the Greensward Park No. 3 Home Owner's Association. All Owners Greensward Park No. 3 shall share equally in the cost of maintenance of the walkway located within said Pedestrian Easement. At any time the Owners shall be entitled to one vote per lot in decisions regarding the maintenance of Pedestrian Easement. The quantity and quality for the work to be performed on the Pedestrian Easement shall be determined by a majority vote of the Greensward Park No. 3 Home Owner's Association. If any Owner(s) cause(s) the walkway or any fencing located within the Pedestrian Easement to be damaged, that Owner(s) shall be solely responsible for the entire cost of repairing the walkway or fencing to the satisfaction of the Home Owner's Association within thirty calendar days of the damage. No vehicle or other parking shall be allowed in the Pedestrian Easement. All Owners shall keep the Pedestrian Easement access free and clear for pedestrian access. Enforcement of this Agreement shall be by proceedings at law or in equity against any person or persons violating or attempting to violate this Agreement, either to restrain violation or to Greensward Park No. 3 CC&R's page 4 of 6 recover damages. In case suit or action or request for arbitration is instituted, the prevailing party shall be entitled to all costs and expenses, including reasonable attorney fees, at trial and upon appeal. Invalidation of any provisions of this Agreement by judgment or court order shall in no way affect any of the other provisions of this Agreement, which shall remain in full force and effect. 4) STREET LIGHTS, MONUMENTATION, AND PUBLIC RIGHT OF WAY: The electric bill for street lighting located on private drives shall be paid by the Greensward Park No. 3 Home Owners Association. The monument located at the SE Corner of SW 89th Ave and SW McDonald Street, shall be maintained by the Greensward Park No. 3 Home Owners Association. All sidewalks and planter strips along McDonald Street up to the SE corner of Lot 80 and SW corner of Lot 60 shall be maintained by the Greensward Park No. 3 Home Owners Association. The Association shall determine the scope and schedule of maintenance by a majority vote of the Owners at the annual meeting. Section 2. REAL PROPERTY TAXES Taxes for Tracts E, F, G and H are to be paid by the Greensward Park No. 3 Home Owners Association. Each Owner(s) shall be responsible for the equal pro rata cost of any real property taxes and assessments, respectively. Section 3. DISPUTE RESOLUTION 1) Any dispute regarding the interpretation or enforcement of Conditions, Covenants, and Restrictions, shall be determined first by voluntary mediation by a mutually agreeable mediator, and if not so resolved, then upon final and binding arbitration in accordance with the rules of Arbitration Services of Portland. All Tract Owners agree, on behalf of their heirs, successors, transferees and assigns that the provisions of this Section 3, shall be the sole and exclusive means of dispute resolution. ARTICLE FIVE GENERAL PROVISIONS Section 1. DURATION Covenants and restrictions of this Declaration shall run with and bind the land and shall inure to the benefit of and be enforceable by the Declarant or the Owner, subject to this Declaration, their respective legal representatives, heirs, successors and assigns for a term of ten years from the date of this Declarant being recorded. After such term such covenants and restrictions shall be automatically extended for successive periods of ten years unless an instrument signed by the two thirds of the Owners, has been recorded agreeing to change said covenants and restrictions in whole or in part. The covenants and restrictions of this Declaration may be amended during the first ten year period by an instrument signed by not less than 75 percent of the Owners, and thereafter by an instrument signed by not less than 50 percent of such Owners. Any amendment must be properly recorded. Section 2. NOTICES Unless otherwise provided herein, any notice required to be sent to any member or Owner under the provisions of this Declarations shall be deemed to have been properly sent when mailed postpaid to the last known address of the person who appears as Owner on the records of Washington County at the time of such mailing. Section 3. ENFORCEMENT The Declarant or any Owner shall have the right to enforce by any proceeding at law or in equity all restrictions, conditions, covenants and reservations imposed by the provisions of this Declaration and a similar right shall exist with respect to recovery of damages for any such violation. Failure of the Declarant or of any Owner to enforce any covenant or restriction herein contained shall in no event be deemed a waiver of the right to do so thereafter. Section 4. GUESTS AND INVITEES Lessees, guests, invitee and all other persons entering Greensward Park No. 3 with the consent of the Owners, shall comply with all of the provisions of the Declaration and it shall be the Owner's responsibility to assure such compliance and each Owner shall be liable for any failure of compliance by such persons to the same extent as if the breach had been committed by the Owner. Greensward Park No. 3 CC&R's page 5 of 6 Section 5. SEVERABILITY Invalidation of any one of these covenants or restrictions by judgment or court decree shall in no way affect any other provisions which shall remain in full force and effect. Section 6. EFFECT OF MUNICIPAL ORDINANCES Police, fire and other public safety ordinances or any municipal corporation having jurisdiction over any portion of the Property shall govern where more restrictive than these covenants and restrictions. Section 7. LIMITATION OF LIABILITY OF DECLARANT Declarant shall not be liable to any owner on account of any action or failure to act of Declarant in performing the duties and rights hereunder, providing that the Declarant has, in accordance with actual knowledge, acted in good faith. In witness whereof, the undersigned being the Declarant herein, has hereto set its hand the/ day of I4ja r(4, , 2004. Declarant: Four D Development Company, Inc., an Oregon Corporation By: Alan R DeHarpport Secretary/Treasurer ACKNOWLEDGMENT STATE OF OREGON COUNTY OF WASHINGTON ) ss. Be it remembered that on this C\ day of m0,cc'\ , 2004 before me, a notary public in and for said state and county, personally appeared Alan DeHarpport, who being duly sworn did say that he is Secretary/Treasurer of Four D Development, Inc. and that said instrument was signed in behalf of said corporation and he acknowledged said instrument to be a free act and deed. In testimony e -.f, I ha e h'-rpto, set my hand and affixed my official seal that day and year last above written: After recording please mail to: OFFICIAL SEAL �hS SHERRI ROBARTS FOUR D DEVELOPMENT INC. � � NOTARY PUBLIC-OREGON PO BOX 1577 MY COMMISoN IEXP RES�ULY 2 2004 BEAVERTON, OR 97075 Greensward Park No. 3 CC&R's page 6 of 6 SLL8 X003 —0006 62 BY LAWS GREENSWARD PARK NO.3 HOME OWNERS ASSOCIATION ARTICLE 1: NAME OF OFFICE Name: of the corporation is GREENSWARD PARK NO. 3 HOMEOWNERS ASSOCIATION,referred to as the"Association." Principal Office: The principal office of the Association shall be at such location as the directors may designate. ARTICLE 2: DEFINITIONS 1. "Association"shall mean and refer to GREENSWARD PARK NO. 3 HOME OWNERS ASSOCIATION,its successors and assigns. 2. "Common Area" shall mean and refer to all property in GREENSWARD PARK NO. 3 owned or maintained by the Association for common use and enjoyment of the owners in the Association. "Common Area"includes Tracts E(Storm Water Quality Facility),F(SW Whiteoaks Ln), G(SW Redoaks Ln),and H(SW Blackoaks Ln)and includes the Pedestrian Easement as recorded on the plat between Lots 63 and 64. "Common Area"may also include any improvements for the benefit of all owners in the Association that may be created or constructed by the owners in the Association in the future, subject to approval by City of Tigard. Tracts E,F,G and H shall be owned by and maintained by the Association. 3. "Declarant"shall mean and refer to Four D Development,Inc,it's successors and assigns. 4. "Lot" shall mean and refer to any numbered parcel of land designated for residential use within and identified on the plat of GREENSWARD PARK NO. 3. 5. "Member" shall mean and refer to those persons entitled to membership as provided in the Conditions Covenants&Restrictions("CC&R's")for GREENSWARD PARK NO. 3. 6. "Owner"shall mean and refer to the owner of record,whether one or more persons or entities, of the fee simple title to any Lot which is part of the Property, including contract purchase,but excluding those having such interest merely as security for the performance of an obligation. 7. "Property"shall mean and refer to the duly recorded plat of GREENSWARD PARK NO. 3 as further described in the CC&R's for GREENSWARD PARK NO. 3. 8. "Turn Over"shall mean the date on which Declarant turns over the administrative responsibilities of the Association to the Owners. GREENSWARD PARK NO. 3 HOA BY LAWS Page 1 of 5 ARTICLE 3: MEETINGS OF MEMBERS Interim Board;Turn Over Meeting. Declarant shall have the right to appoint an interim board of three directors,who shall serve as the Board until replaced by Declarant or until their successors have been elected by the Owners at the Turn Over meeting described in this Section. Declarant shall call a meeting by giving notice to each Owner as provided in the Bylaws, for the purpose of turning over administrative responsibility for GREENSWARD PARK NO. 3 to the Association not later than 120 days after the earliest of(a)January 1,2005,or(b)when Declarant has sold and conveyed seventy-five percent(75%)or more of the lots to Owners other than the Declarant. If Declarant does not call the meeting required by this Section within the required period,any Owner may call such a meeting and give notice as required by this Section. At the Turn Over meeting,the interim directors shall resign and their successors shall be elected by the Owners(including Declarant)as provided in this Declaration and the Bylaws. At the Turn Over meeting, Declarant shall also deliver to the Association those items specified in ORS 94.616(3). After the Turn Over meeting,Declarant or its representative shall be available to meet with the Board as provided under ORS 94.616(4). Liability Neither the Association nor any officer of member of the Board shall be liable to any Owner for any damage,loss or prejudice suffered or claimed on account of any act or failure to act by the Association, any of its officers or any member of the Board,provided only that the officer or Board member has acted in good faith in accordance with his or her actual knowledge. Indenutity The Association shall indemnify any officer or member of the Board against liability arising out of or in any way related to any act or failure to act on behalf of the Association,provided only that the officer or Board member acted or failed to act in good faith,in accordance with his or her actual knowledge. ARTICLE 5: ARCHITECTURAL REVIEW Architectural Review. No building,fence,wall or other structure shall be commended,erected,placed, altered or maintained on any building lot by an owner until the design plans and specifications showing the nature,shape,heights,materials,colors and proposed location of the same shall have been submitted to and approved in writing by the Board. No change in the exterior color of any structure erected or maintained upon any building lot shall be made unless submitted to and approved in writing by the Board. It is the intent and purpose of this Declaration to achieve a high standard of quality of workmanship and materials and to assure harmony of external design with existing improvements. Architectural Review Committee. The Board may appoint an Architectural Review Committee composed of three or more representatives. If appointed,the Architectural Review Committee shall act in place of the Board under this Article. Procedure. The Board may adopt design and color guidelines and base its decisions thereon. The Board shall render its decision on an application for approval of the design of an improvement or any other proposal submitted to it for approval or consent within 15 working days after it has received a complete written application therefore. A complete application shall specify the approval or consent requested and be accompanied by all material reasonably required or desired by it to make an informed decision on such application. If the Board fails to render approval or disapproval of such application within thirty(30) working days after it has received a complete application,or if no suit to enforce the terms of this Declaration has been commenced within one year after completion of construction of the improvement, approval will not be required and the related provisions of this Declaration shall be deemed to have been in compliance. Board Discretion The Board may,at its sole discretion,withhold consent to any proposed improvement if it finds the proposed improvement would be inappropriate for the particular building lot or incompatible with the design standards that the Board intends for GREENSWARD PARK NO. 3. Consideration of GREENSWARD PARK NO. 3 HOA BY LAWS Page 2 of 5 siting,shape,size,color,design,height,solar access, impairment of the view from other building lots within GREENSWARD PARK NO.3,effect on the enjoyment of other building lots or the Common Property, disturbance of existing terrain and vegetation and any other factors which the Board reasonably believes to the relevant,may be taken into account by the Board in determining whether or not to approve or condition its approval of any proposed improvement. Liability The scope of the architectural review under this article is not intended to include any review or analysis of structural,geophysical,engineering or other similar considerations. Neither the Board nor any member thereof(or of the Architectural Review Committee,if such is appointed by the Board)shall be liable to any owner,occupant,builder,or developer for any damage, loss or prejudice suffered or claimed on account of any action or failure to act,so long as such action or failure to act is in good faith. Non-waiver Consent by the Board to any matter proposed to it or within its jurisdiction shall not be deemed to constitute a precedent or waiver impairing its right to withhold approval as to any similar matter thereafter proposed or submitted to it for consent. Appeal If the Board has appointed an Architectural Review Committee,any owner adversely affected by an action of such committee may appeal such action to the Board. Appeals shall be made in writing within ten days after the committee's action and shall contain specific objections or mitigating circumstances justifying the appeal. A final,conclusive decision shall be made by the Board within 15 working days after receipt of such notice. Effective Period of Consent The Board's consent to any proposed improvement shall automatically be revoked one year after issuance unless construction of the work has been commenced or the owner has applied for and received an extension of time from the Board. Construction by Declarant Improvements constructed by Declarant on any property owned by Declarant are not subject to the requirements of this Article 8. ARTICLE 6: ASSESSMENTS All of the Lots 60—86 Greensward Park No.3 shall be subject to an annual charge or assessment as hereinafter specified;provided,however,that the charge or assessment as hereinafter specified shall not apply to any building site until a residence has been constructed thereon and the residence has been occupied as a dwelling,or the building site has been deeded to an owner who intends to occupy the same as a dwelling,whichever event occurs first. Such annual charge or assessment,when imposed,shall be upon and against each building site subject thereto and the whole thereof. The initial amount for all lots 60—86 shall be one hundred dollars$250 annually,and shall be determined annually thereafter by the board of directors at the annual meeting. All private street lighting for private drives Tract F and Tract H shall be paid equally by all owners of Lots 60-86 of Greensward Park No. 3. The right to fix(subject to the limitations herein prescribed),collect and enforce the collection of such charges or assessments,including interest thereon,and expend it,shall be vested in the Association. Each such annual charge or assessment shall be fixed in advance on or about the first day of July of each ending year,commencing in 2005 covering the ensuing 12 months ending the 30th day of June of the following year. Each such charge or assessment shall be due and payable on the 15th day of November in the year in which it is fixed and if not then paid,shall in thereafter be delinquent and bear interest at the rate of ten percent(10%)per annum. The secretary of the Association shall file in the office of the County Clerk of Washington County,State of Oregon,within 120 days after delinquency,a statement of the amount of any charges or assessments,together with interest as aforesaid,which have become delinquent with respect to any portion of said property and upon payment in full thereof shall execute and file a proper release of the lien securing the same. The aggregate amount of such assessment with interest as aforesaid shall constitute a lien on the whole building site with respect to which it is fixed from the date the notice of delinquency thereof is filed in the office of the County Clerk of Washington County, State of Oregon,until the same is released as herein provided. Such lien may be enforced by the Association in the manner GREENSWARD PARK NO. 3 HOA BY LAWS Page 3 of 5 provided by law with respect to a lien on real property;and in the event of foreclosure of such lien,the property owner shall be liable for the costs and disbursements including reasonable attorney fees of Declarant or of the Association,all of which costs,disbursements and fees shall be secured by such lien. The purchasers of lots or building sites by the acceptance of deeds therefore whether from Declarant or subsequent owners thereof,or by the signing of contracts or agreements to purchase the same,shall become personally obligated to pay such charges or assessments, including interest,upon the portion or portions of the lot or building site so purchased or agreed to be purchased by them and shall thereby become subject to the right and power of the Association to institute proceedings for the collection of such charges, assessments and interest and the enforcement of the lien securing the same. Such rights and powers shall continue in the Association and such obligations shall run with the land so that the successor owner of record of any lot or building site and the holder or holders of contracts or agreements for the purchase thereof shall in turn become liable for the payment of such charges or assessments,together with interest on such as may have become delinquent. Delinquent charges or assessments,together with interest and cost of collection,shall be a continuing lien on the property in the hands of the then owner or contract purchaser,or successors in interest. Any sale or transfer of said property pursuant to a decree of foreclosure or any other proceeding in lieu of foreclosure shall not relieve such property from liability for any charges or assessments thereafter becoming due not from the lien of any such subsequent charge or assessment. The proceeds received from the charge or assessments shall be applied to the payment of any or all of the following: Expenses incident to the enforcement of the restrictions,conditions,covenants,charges and agreements contained in this declaration and collection of the charges or assessments provided for in this article.The cost of maintaining or improving the street lights,entrance signs,pillars and related structures and grounds.The cost of maintaining Tract E vegetation and any improvements located within Tract E not maintained by the City of Tigard or public utility. ARTICLE 7: ADDITIONAL PROVISIONS Restrictions on Further Subdivision. No lot shall be further subdivided into smaller lots by any owner, nor any easement or other interest herein shall be conveyed or transferred by an owner which reduces the effective usage area of an existing lot. This section shall not prohibit deeds of correction,deeds to resolve boundary disputes and similar corrective instruments. Severability Invalidation of any one of these conditions,covenants or restrictions by judgment or court order shall not affect the other provisions hereof and the same shall remain in full force and effect. Amendment of Declaration Any of the provisions of this declaration except those provisions of Article 2 and 3 may be amended by the lot owners. Articles 2 and 3 shall remain in perpetuity. All such amendments must be recorded in the appropriate Records of Washington County,Oregon in order to become effective and shall be effective upon the date or recording. It is understood,however,that amendment of this declaration will not amend,repeal or render unenforceable any of the subdivision requirements as approved by the City of Tigard. Duration The conditions,covenants and restrictions of this Declaration shall run with and bind the land, and shall insure to the benefit of and be enforceable by the owner of any lot which is subject to this Declaration or their successors in interest,for a term of ten(10)years from the date or recording of this Declaration,except that the provisions of Articles 2 and 3,and ownership and maintenance of common tracts is perpetual,as are easements granted to the public and utilities. GREENSWARD PARK NO.3 HOA BY LAWS Page 4 of 5 DISCLAIMER STATEMENT These covenants constitute a private agreement among the owners of lots within GREENSWARD PARK NO.3 and will not be enforced by the City of Tigard. These covenants have not been approved or disapproved by the city and do not restrict the City's authority to adopt or amend its development regulations. There may be conflicting requirements between these covenants and the City's regulations. The City will limit its review of a development application and the issuance of permits to the requirements of its regulations and any condition of approval. It is the duty of every person engaged in development within GREENSWARD PARK NO.3 to know the requirements of these covenants. In the event there is a conflict between a City regulation and these covenants,any question regarding these deed restrictions shall be directed to the Architectural Review Committee. The City will not be liable for any approvals or permit's which are granted in compliance with City regulations,but which are not in compliance with these covenants. IN WITNESS WHEREOF,the parties hereto have executed these CONDITIONS,COVENANTS,AND RESTRICTIONS on P, /0 ,20 D� BY: tN,LI' r64i ow( P D,Ev ELOOM6'iir ( ,- STATE OF ORE ON ) County of\,) ty ) BE IT REMEMBERED,That on this NO day of m -c\1 ,20()L\ , Before me,the undersigned,a Notary Public in and for the State of Oregon,personally Appeared the within named Nn 1 \f\f,,c 4 known to me to be the identical individual described in and who executed the within instrument and acknowledged to me that h\ executed the same freely and voluntarily. IN TESTIMONY WHEREOF,I have hereunto set my i d .,,d a's ed official seal the day and year last above Notary Public of Oregon My Commission Expires —1\ ._\U-\ 404 '; OFFICIAL SEAL U, if SHERRIROBARTS NOTARY PUBLIC-OREGON MY COMMISSION IEXPIRESOJULY 2 004 GREENSWARD PARK NO.3 HOA BY LAWS Page 5 of 5 4/21/2004 � Conditions Associated With 9:46:28AM TIDEMARK Case 0: SUB2003-00002 COMPUTER SYSTEMS INC St* pda d Hold Status C It•111144.41 Tat; C1ai 1 HOMES TO COMPLY W/TABLE 18.510.2 None NOT MET MAS 6/20/2003 PLL 39. At the time of building permit review,plans for the construction of individual homes on individual lots in the subdivision shall demonstrate compliance with setbacks,building height,lot coverage, and landscaping requirements, per Table 18.510.2. 1 SIGN COMPLIANCE AGREEMENT None Met 4/20/2004 MAS 4/20/2004 MAS 40. The applicant shall sign and submit a Sign Compliance Agreement regarding the placement of temporary and permanent signage. 1 PHOTOMYLAR OF FINAL PLAT None Met 4/13/2004 KSM 4/13/2004 ST 41. Prior to issuance of building permits,the applicant shall provide the Engineering Department with a"photomylar" copy of the recorded final plat. 1 CONSTRUCTION ACCESS/PARKING PLAN None NOT MET BDR 6/20/2003 PLL 42. 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. 1 SUBSTANTIALLY COMPLETE PUB.IMPRV. None Met 4/12/2004 KSM 4/12/2004 KSM 43. Prior to issuance of building permits within the subdivision,the City Engineer shall deem the public improvements substantially complete. Substantial completion shall be when: 1)all utilities are installed and inspected for compliance, including franchise utilities,2)all local residential streets have at least one lift of asphalt, 3)any off-site street and/or utility improvements are substantially completed, and 4)all street lights are installed and ready to be energized. (NOTE: the City apart from this condition, and in accordance with the City's model home policy may issue model home permits). 1 PUBLIC IMPROVEMENTS AS-BUILTS None Met 4/12/2004 KSM 4/12/2004 KSM 44. 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). 1 BIKE LANE STRIPING FEE None Met 4/16/2004 SJR 4/16/2004 SJR 45. Prior to issuance of building permits,the applicant shall pay$1,315.00 to the City for the striping of the bike lane along the frontage of SW McDonald Street if it is determined by the City Engineer that the striping work should not be done as a part of the half-street improvement. Page 5 of 5 CaseConditions..Tpt ti • SIGN COMPLIANCE AGREEMENT Witnesseth: This agreement dated the 19TH day of April, 2004, between the City of Tigard, as a municipality of the State of Oregon, hereinafter termed the "City", and Four D Construction, hereinafter termed the "Developer". WHEREAS, the Developer has applied to the City for approval of Greensward Park No. 3 Subdivision, encompassing Washington County Tax Lots 2S111AA 01000 and 01100 and Tax Lots 2S111AB 00100, 00101 and 00200, 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 the 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: �� By: CZ�i�-C.-/ a e 1.4 ��-- The City of Tigard: By: Id/CzA-0 r 14 - n 11"0 State of 0l ux) , �`PL7d On This the W day of APn ` County of J)Jh.Sf 1I11(iIVIJ before me, ,5 PD35 , the -u7n�dersigned Notary Public, personally appeared J 1 41c. c Th.e/c,2IVJe,c..^' ❑ personally know to me `uR,, OFFICIAL SEAL rY proved to me on the basis of satisfactory evidence . `: SUE ROSS NOTARY PUBLIC OREGON to be the person(s)whose name(s) is/are subscribed to the COMMISSION N0.375152 MY COMMISSION EXPIRES DEC.1,2007 within instrument, and acknowledged that he/she/they executed it. WITNESS my hand and official seal. Signature of Notary Public GREENSWARD PARK NO. 3 al k\- -P� P..*9 ��`'Q° ' CITY OF TIGARD c Pe SUBDIVISION APPLICATION SUPPORT INFORMATION APPLICANT COLTON FETTIG COMPANY 2245 SW Canyon Road Portland, Oregon 97201 ENGINEER/ SURVEYOR Harris-McMonagle Associates, Inc. 12555 SW Hall Boulevard Tigard, Oregon 97223 February 14, 2003 GREENSWARD PARK3 ACCESS SPACING MODIFICATION WRITTEN NARRATIVE Prepared by: Harris-McMonagle Associates, Inc. 12555 SW Hall Boulevard Tigard, Oregon 97223 503-639-3453 March 21, 2003 COMPLIANCE WITH SPECIFIC TIGARD COMMUNITY DEVELOPMENT CODE STANDARDS NARRATIVE Chapter 18.370— VARIANCES AND ADJUSTMENTS 18.370.020 Adjustments Section A. Purpose. The purpose of this section is to establish two classes of special variances: 1. "Development adjustments" which allow modest variation from required development standards within proscribed limits. Because such adjustments are granted using"clear and objective standards," these can be granted by means of a Type I procedure, as opposed to the more stringent standards of approval and procedure for variances. 2. "Special adjustments" which are variances from development standards which have their own approval criteria as opposed to the standard approval criteria for variances contained in Section 18.370.010.C. C. Special adjustments. 5. Adjustment to access and egress standards (Chapter 18.705). a. In all zoning districts where access and egress drives cannot be readily designed to conform to Code standards within a particular parcel, access with an adjoining property shall be considered. If access in conjunction with another parcel cannot reasonably be achieved, the Director may grant an adjustment to the access requirements of Chapter 18.705 through a Type II procedure, as governed in Section 18.390.030, using approval criteria contained in Subsection 2b below. Comment:A adjustment of the standards of Section 18.705.0301, Minimum access requirements for residential use, Subsection 4 is requested, as follows: • 4. Access drives in excess of 150 feet in length shall be provided with approved provisions for the turning around 'afire apparatus by one of the following: a. A circular paved surface having a minimum turn radius measured from center point,to outside edge of 35 feet; b. A hammerhead-configured, paved surface with each leg of the hammerhead having a minimum depth of 40 feet and a minimum width of 20 feet; c. The maximum cross slope of a required turn-around is 5%. The proposed private drive Tracts B and D exceed the 150 foot maximum length requirement by approximately 40 feet. Eric McMullen with Tualatin Valley Fire and rescue was sent the proposed site plan. Mr. McMullen does not feel that a turn-around for fire equipment is needed; they measure the 150 foot length from a point 150 feet from the farthest corner of the future building, as a hose would lay on the ground. Refer to the attached sketch for the measurement. The developer is willing to impose a condition of approval that the future driveways for lots 23, 25, and 26, be constructed to commercial driveway approach standards (6-iunches of concrete and#4 rebar at 12-inches on center. This will prevent damage to the driveways at the end of the private drives, if they are occasionally used for the turn-around movements of larger vehicles(garbage, UPS, etc.) b. The Director may approve, approve with conditions, or deny a request for an adjustment from the access requirements contained in Chapter 18.705, based on the following criteria: (1) It is not possible to share access; Comment: The proposed streets do not continue to the adjacent properties to the west, which are developed, or have access from another right-of-way. (2) There are no other alternative access points on the street in question or from another street; Comment:No, there are no other alternative access points to the streets in question. (3) The access separation requirements cannot be met; Comment: This section does not apply to this application. (4) The request is the minimum adjustment required to provide adequate access; Comment: Yes, the minimum amount of improvement is proposed (5) The approved access or access approved with conditions will result in a safe access; and Comment: Tualatin Valley Fire and Rescue has reviewed and concurred with the applicant that the proposed private drives meet their safety standards. (6) The visual clearance requirements of Chapter 18.795 will be met. Comment: The visual clearance requirements at the proposed private drive intersections, as outlined in Chapter 18.795, will be met. A request is hereby made for an adjustment to allow the proposed access configuration. M:/winword/jrh/greenswrd3-access-var.doc SW McDONALD STREET L FUTURE HOUSE �\\\, (7.f f45' HOSE T/L 101 MAP 2. 11A3 As 22 21 23 ,....� .80-'- HOSE W Lc,5 1 2 i 25' HOSE 3 a • YWYAAt,,, PRIVATE DRIVE TRACT 8 , 1-11 14O' 1 3 TO R/W T/1 200 MAP 2S111AB 20 25 24 4 19 150' TO RAW ____ r 15 RTVA�`E-..I)RITV ---..-.. .� J 5 \-- 20' HOSE — 26 8 ' HOSE 18 LI_1 6 T/L ,00 w MAP 257;10AOA GREENSWARD 27 MAP 25,11AB Z _ PARK NO. 3 ...\7 FUTURE HOUSE 17 7 FIRE TURN k— 45' HOSE AROUND EXHIBIT 3-12-03 S +-' 8 HARRIS—McMONAGLE 16 0) ASSOCIATES, INC. 00 ENGINEERS-SURVEYORS 12555 S.W. HALL BLVD. TIGARD, OR 97223-6287 9 PHONE: (503) 639-3453 FAX: (503) 639-1232 15 )/til (i) TA 201 ` �\ N MAP 25111A8 _ i 1 W �I E T/L 1100 MAP 25111AA s 14 13 12 11 10 1111111111111111111111111111111111111111 0 80 160 SCALE: 1"=80' ----Th T/L 5900 M 2S117AA T/L 5800 T/L 5700 TA 5600 T/L 1 GREENSWARD PARK NO. 3 - SUBDIVISION APPLICATION SUPPORT INFORMATION TABLE OF CONTENTS DATA SUMMARY AND REGULATIONS SECTION 1 IMPACT STUDY SECTION 2 COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE SECTION 3 REDUCED DEVELOPMENT REVIEW PLANS SECTION 4 DEVELOPMENT REVIEW PLANS (Full size) BOUND SEPARATELY ENCLOSED (1 copy each) APPLICATION, INCLUDING FEE PRE-APPLICATION NOTES VESTING DEEDS PLAT NAME APPROVAL NEIGHBORHOOD MEETING INFORMATION LAND USE APPLICATION CHECK LIST CLEANWATER SERVICES — SERVICE PROVIDER LETTER REDUCED DEVELOMENT REVIEW PLANS ARBORIST PRELIMINARY MEMORANDUM PRELIMINARY STORMWATER DETENTION/WATER QUALITY REPORT ENCLOSED (2 sets) ADDRESSED STAMPED ENVELOPES GREENSWARD PARK NO. 3 - SUBDIVISION APPLICATION SECTION 1 DATA SUMMARY & REGULATIONS PROJECT DATA Applicant Colton Fettig Company 2245 SW Canyon Road Portland, Oregon 97201 Phone: 503-222-9617, Fax: 503-222-2450 Contact: Graham Colton Civil Engineer/Surveyor/Planner Harris-McMonagle Associates, Inc. 12555 SW Hall Boulevard Tigard, Oregon 97223 Phone: 503-639-3453. Fax: 503-639-1232 Contact: Jay Harris or Lance Ludwick Arborist Robert Mazany and Associates PO Box 1305 Beaverton, Oregon 97075 Phone/Fax: 503-646-0897 Contact: Robert Mazany Traffic Engineer Lancaster Engineering Union Station, Suite 206 Portland, Oregon 97209 Phone: 503-248-0313, Fax: 503-248-9251 Contact: Tom Lancaster Property Description Tax Map 2S 1 11AB, Tax Lots 100, 100, 1000 & 1100 Tax Map 2S 1 11AB, Tax Lot 200 Site Size 5.88 acres Zoning City of Tigard, R-4.5 Existing Use of Property Three (3) single family homes Proposed Use of Property Twenty-seven(27) single family detached housing lots. 1-1 REGULATIONS Applicable chapters and sections of the Tigard Community Development Code (TCDC) are as follows: 18.370 Variances and Adjustments 18.390 Decision Making Procedures/Impact Statement 18.430 Subdivisions 18.510 Residential Zoning Districts 18.705 Access/Egress/Circulation 18.715 Density Calculations 18.725 Environmental Performance Standards 18.745 Landscaping & Screening Standards 18.765 Off-Street Parking/Loading Requirements 18.780 Signs 18.790 Tree Removal 18.795 Visual Clearance Areas 18.810 Street& Utility Improvement Standards 1-2 GREENSWARD PARK NO. 3 - SUBDIVISION APPLICATION SECTION 2 IMPACT STUDY GENERAL The proposal is to subdivide the 5.88-acre site into 27 single-family lots. This will involve the construction of all of the subdivision improvements to serve the lots. A new local street will be extended south from SW McDonald Street through the site, sanitary and storm sewers and potable water will be extended through the project from the existing facilities in McDonald Street. TRANSPORTATION Traffic impacts will be primarily to SW McDonald Street. The traffic created by the proposed project will amount to approximately 270 trips per day. Sidewalks will be constructed on both sides of the internal public streets and along the SW McDonald Street frontage. DRAINAGE The impact to the downstream drainage systems will be minimal, as the drainage from the site will be routed through a detention facility that will limit outflow from the developed site to that from the pre- developed site. A water quality swale will be constructed in the bottom of the detention facility to treat the storm flows as required by Clean Water Services and the City. PARKS The nearest park facility is Cook Park, approximately two miles south of the site. Cook Park is a regional facility that provides numerous recreational pursuits including access to the Tualatin River. The Durham Elementary School site is on the south side of Durham Road approximately 1.5 miles south of the proposed subdivision site. The usual elementary school playground equipment is available together with soccer fields. These facilities are capable of accommodating the proposed project. WATER SYSTEM Potable water will be supplied to the proposed lots by extension of existing Tigard Water Department main in SW McDonald Street. This main has adequate capacity to serve the proposed subdivision. 2-1 SANITARY SEWER There is an existing sanitary sewer line in SW McDonald Street with adequate capacity to serve the proposed subdivision. NOISE The proposed subdivision will result in future single-family dwellings, which will be compatible with the surrounding single-family neighborhood. 2-2 GREENSWARD PARK NO. 3 — SUBDIVISION APPLICATION SECTION 3 COMPLIANCE WITH SPECIFIC TIGARD COMMUNITY DEVELOPMENT CODE STANDARDS NARRATIVE Chapter 18.370—VARIANCES AND ADJUSTMENTS 18.370.020 Adjustments Section A. Purpose. The purpose of this section is to establish two classes of special variances: L "Development adjustments" which allow modest variation from required development standards within proscribed limits. Because such adjustments are granted using"clear and objective standards," these can be granted by means of a Type I procedure, as opposed to the more stringent standards of approval and procedure for variances. 2. "Special adjustments" which are variances from development standards which have their own approval criteria as opposed to the standard approval criteria for variances contained in Section 18.370.010.C. C. Special adjustments. 1. Adjustments to development standards within subdivisions (Chapter 18.430). The Director shall consider the application for adjustment at the same time he/she considers the preliminary plat. An adjustment may be approved, approved with conditions, or denied provided the Director finds: a. There are special circumstances or conditions affecting the property which are unusual and peculiar to the land as compared to other lands similarly situated; b. The adjustment is necessary for the proper design or function of the subdivision; c. The granting of the adjustment will not be detrimental to the public health, safety, and welfare or injurious to the rights of other owners of property; and d. The adjustment is necessary for the preservation and enjoyment of a substantial property right because of an extraordinary hardship which would result from strict compliance with the regulations of this title. Comment: TCDC Chapter 18.705.030 H Access Management—Requires the minimum driveway setback from a collector or arterial street intersection to be 150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The driveway for proposed lots 1 and 2 will access SW 89th Avenue approximately 112 feet from the southern right-of-way line of SW McDonald Street. Proposed Tract B, which serves as the driveway 3-1 for lots 21, 22, 23 and 24 will access 89th Avenue approximately 132 feet from the McDonald Street right-of-way line. Refer to the Preliminary Plat, sheet 3 of the Development Review Plans. a. There are special circumstances and conditions affecting ecting the property. Due to the rather narrow dimension of the site it is not possible to obtain the optimum lot configuration and provide the required 150 feet from the driveways to the McDonald street right-of-way line. b. The adjustment is necessary for the proper design or function of the subdivision. This adjustment will allow for a subdivision design that makes optimum use of the site. c. The granting of the adjustment will not be detrimental to the public health, safety and welfare or injurious to the rights of owners of property. The adjustment will not be detrimental or injurious. The worst-case scenario would be an occasional delay for traffic entering 89`h Avenue from the lots involved. d. The adjustment is necessary for the preservation and enjoyment of a substantial property right because of extraordinary hardship which would result from strict compliance with he regulations of this title. Without the adjustment the property could not be developed to its full potential and cause serious loss of property rights. A request is hereby made for an adjustment to allow the proposed street and driveway configuration. Chapter 18.390—DECISION MAKING/IMPACT STUDY 18.390.040 Type II Procedure Comment: The proposed 27 lot subdivision application is being submitted under a Type II procedure. The Applicant met with the City staff in a pre-application conference on October 3, 2002 as required by this Section and is providing the submittal information required. The Impact Study is Section 2 of this support information. Chapter 18.430 - SUBDIVISIONS 18.430.030 Approval process Comment: The preliminary plat review is the first step in the subdivision approval process. This application is for approval of the preliminary plat through a Type II procedure in accord with TCDC requirements 18.430.040 Approval Criteria: Preliminary Plat Comment: 1. The proposed preliminary plat complies with the applicable City ordinances and regulations. 2. The plat name "GREENSWARD PARK NO. 3"has been approved by the Washington County Surveyor's office and is reserved for this property. 3-2 3. The street through the proposed subdivision will be an extension from SW McDonald street that will itself be extended in the future to provide connections streets and access to other properties in the area. The street improvements will conform to all requirements of the City. 18.430.050 Submission Requirements: Preliminary Plat Comment: This application contains the general information required for a Type II procedure, as set forth in Chapter 18.390. Chapter 18.510—RESIDENTIAL ZONING DISTRICTS 18.510.020 List of Zoning Districts D. R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. Comment: The subject property is within the R-4.5 Low-Density Residential District. No lots less than 7,500 square feet are proposed. The proposed subdivision complies with the District standards as follows: 18.510.030 Uses Comment: The proposed lots will be developed as single family housing which is permitted outright in the R-4.5 District. 18.510.040 Minimum and Maximum Densities Comment: This section requires that the property be developed to a minimum of 80%of the maximum density. The density calculations are shown on the Cover sheet of the Development Review Plans. The maximum density for the site is 27.9 lots; the minimum is 22.3 lots. There are 27 lots proposed. 18.510.050 Development Standards Comment: The proposed lots meet the development standards for the R-4.5 District as set forth in this section. Chapter 18.705—ACCESS, EGRESS. AND CIRCULATION 18.705.030 General Provisions D. Public street access. All vehicular access and egress as required in Sections 18.705.030H and 18.705.030I shall connect directly with a public or private street approved by the City for public use and shall be maintained at the required standards on a continuous basis. Comment:All of the proposed lots will connect directly to a public street, or an approved private street. 3-3 E. Curb cuts. Curb cuts shall be in accordance with Section 18.810.030N. Comment:All curb cuts will be made in accordance with Section 18.810.030N. H. Access Management Comment:All aspects of the Access Management Section will be complied with in the development of the subdivision. I. Minimum access requirements for residential use. 1. Vehicular access and egress for single-family, duplex or attached single-family dwelling units on individual lots and multi-family residential uses shall not be less than as provided in Table 18.705.1 and Table 18.705.2; TABLE 18.705.1 VEHICULAR ACCESS/EGRESS REQUIREMENTS: RESIDENTIAL USE (6 OR FEWER UNITS) Number Minimum Number Minimum Access Minimum Pavement Dwelling of Driveways Width Width Unit/Lots Required 1 or 2 1 15' 10' 3-6 1 20' 20' Comment:All of the requirements of this section shall be complied with in the design and construction of the subdivision improvements. 3. Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform Fire Code; Comment:All of the proposed private residential drives shall be in conformance with the Uniform Fire code. Chapter 18.715—DENSITY COMPUTATIONS Comment: The density computation is shown on the Cover sheet of the Development Review Plans. The computation was performed according to the provisions of 18.71 5.020. Chapter 18.725—ENVIRONMENTAL PERFORMANCE STANDARDS Comment:All federal and state environmental laws, rules and regulations will be complied with as well as those of the City of Tigard. Chapter 18.745—LANDSCAPING& SCREENING STANDARDS 18.745.040 Street Trees A. Protection of existing vegetation. All development projects fronting on a public street, private street or a private driveway more than 100 feet in length approved after the adoption of this title shall be required to plant street trees in accordance with the standards in Section 18.745.040.C. 3-4 B. Street tree planting list. Certain trees can severely damage utilities, streets and sidewalks or can cause personal injury. Approval of any planting list shall be subject to review by the Director. Comment: The subdivision improvements will include the planting of street trees in conformity with the size and spacing standards set forth in 18.745.040 C. A street tree planting list will be submitted with the final plat as provided under 17.745.040 B. The preliminary street tree locations are shown on sheet 6 of the Development Review Plans. 18.745.050 Buffering and Screening Comment: The proposed single family residential use is the same as the abutting development; therefore buffering and screening is not applicable. Setbacks and height restrictions for fences and walls will be observed as set forth under 18.745.050 C and D. Chapter 18.765—OFF STREET PARKING AND LOADING REOUIREMENTS Comment:At the time of house construction a minimum of one off-street parking space will be provided on each lot as set forth in Table 18.765.2. Chapter 18.790—TREE REMOVAL Comment: Robert Mazany, Registered Arborist performed an on site tree inventory. A copy of his memorandum is enclosed with this application. Sheet 6 of the Development Review Plans indicates the trees to be removed/retained and the mitigation calculation in conformity with this section. Chapter 18.780— SIGNS Comment:All aspects of this Section as it applies to residential development will be complied with. Chapter 18.795—VISUAL CLEARANCE AREAS Comment: The visual clearance requirements assure proper sight distances at intersections will be implemented with development of the subdivision lots. Chapter 18.810— STREET & UTILITY IMPROVEMENTS STANDARDS 18.810.030 Streets Comment:All street improvements will be constructed in strict conformity with the City's street standards. Typical street sections for each proposed street improvement are shown on sheet 3 of the Development Review Plans. Preliminary street profiles are shown on sheet 8 of the Development Review Plans. 18.810.040 Blocks Comment: The length width and shape of the blocks has been designed to provide adequate building sites with as little disturbance to the natural land form as possible and to meet the restraints of the existing streets and adjoining development. The Future Circulation and Traffic Flow Plan, sheet 7 of the Development Review Plans provides a scheme for future street patterns in the area. The development pattern of the properties east of the project site will dictate the block length in the 3-5 vicinity. With no additional street connections to the east onto McDonald Street or Hall Boulevard the future perimeter block length will be approximately 2,900 feet as show on the Future Circulation and Traffic Flow Plan. Note that the future block length does exceed 1,800 feet, but the increase is allowed because a large portion of the perimeter length is measured along collector or arterial streets (McDonald&Hall). 18.810.050 Easements Comment: There will be a six foot wide public utility easement along the front lines of all lots. If a need for additional easements becomes apparent during the final design and final approval process they will be provided.. 18.810.060 Lots A. Size and shape Comment:All of the lots meet the size and shape requirements of this section. No lot contains part of a public right-of-way within its boundaries and the lot depth does not exceed 2-1/2 times the average width. B. Lot frontage Comment:All of the proposed lots will abut a public or private street for a width of at least 25 feet as required by this section. 18.810.070 Sidewalks Comment: Five foot wide sidewalks will be constructed along all lots abutting a public way and along SW McDonald Street. A five-foot wide planter strip is proposed between the curb and sidewalk on all of public ways in the development. Refer to the Typical Street Sections on sheet 3 of the Development Review Plans. 18.810.090 Sanitary Sewers Comment: Sanitary sewer will be extended the existing sanitary sewer line in SW McDonald Street to serve all of the proposed lots. A preliminary sanitary sewer plan is shown on sheet 8 of the Development Review Plans. All sanitary sewers will be designed and constructed in conformity with the City requirements. 18.810.100 Storm Drainage Comment: Storm drainage from the developed site will be routed through a storm water detention/quality facility prior to discharging into the existing storm sewer in SW McDonald Street, which has adequate capacity to accommodate the flow from the site. A preliminary storm drainage plan is shown on sheet 8 of the Development Review Plans. All storm drainage improvements will be designed and constructed in conformity with City requirements. 3-6 18.810.120 Utilities Comment:All utilities will be placed underground within the proposed subdivision as set forth in 18.810.120 A. 18.810.130 Cash or Bond Required Comment:All requirements for assurances and guarantees will be met. 18.810.140 Monuments Comment:All monuments that have been disturbed prior to completion of the proposed improvements will be replaced. 18.810.150 Installation Prerequisite Comment:No public improvements will be undertaken in the proposed subdivision until the City has approved plans,permit fees have been paid and permits issued. 18.810.160 Installation Conformation Comment:All improvements installed will conform to the requirements of this chapter and to the City improvement standards and specifications. 18.810.170 Plan Check Comment: Work will not commence on any improvements until construction plans and construction estimates have been submitted, checked for accuracy and approved by the City Engineer in writing. 18.810.180 Notice to City Comment: Work will not begin until the City has been notified in advance. If for any reason work is discontinued, it shall not be resumed until the City is notified. 18.810.190 City Inspection Comment: The applicant understands and accepts that all improvements in the proposed subdivision will be inspected by the City and must be constructed to the City's satisfaction and that unusual site conditions may, in the public interest,force changes to construction plans, sections or details. 18.810.200 Engineer's Certification Comment: The applicant's engineer will provide the written documentation to certify that all improvements, workmanship and materials meet current and standard engineering and construction practices. This certification will be submitted for review and approval prior to the City's acceptance of the subdivision's improvements. 3-7 . �Sh:: rrA ,k' 5: " �s e s' ,aa.' ,,, j 5 CT -S . GREENSWARD PARK NO • 3 i r ' 't - "s , ,),''''te,-,.':„......m,'-‘,,,..........; .." ;:�'�y'a ;gyp co EVELOF'MENT iLIYV vNY OUTDATED MATERIAL REVIEW PLANS N 5� MElT�NALI4 . r y try r (NOT APPROVED-SEE UPDATED INFO.) .. ar> ' Sill ELR°.' m sal �^ e I u WO I rat no I I w E K ., .. U try CT Y p»'a fli 1 w MUM I A,r. I r t Ism 1 .:La& 1 rA raoa J, 'ED a N m r�` i f,t LN 11.f.?% lx 7.7,'""-:,—,= S . I I I I I I sv ,it- ST 0 . _T »R u — - —1— L L .rrrrrrr�111��1111�1.1�1„1,rrr 111,11r $ vrU . YU: c. C, a >r Q SW Mc00NALD STREET 0 e0 120 — 1rt }: sr R. y ---I--T— -----r--- —r-- — — - - - _ _ _ _ _ - - . , TAT- e- TT �<<: f e,aft. _ - - VICINITY MAP• tit \ r —1 T No:� Wxr�w r1 41 i ;— . rM xrlree 23 22 21 OWNER/DEwLOPER: ENGMEER-SURVEYOft 1 2 jx 11°M x0°0.. COLTOrgNN SW C COMPANY HARRIS Ccl[O EAGLE e i —L 1— • rHONC (500)11611-111137 u6es s.w, ar�u.waD. I--T——— I— �.." ""———-� L—— - "!^ i.Nn -1 r i , •e� PAM WO)as-aeo TIMID,o�seaN»ps�r FAL (00$)1006-11010 I •aee , aa�xnlr ra011! ) �` — — GREENSWARD PARK NO. 3 I - , 3 _ _ I fi-- 20 r----- I /,,____11 "'�e1%. ALLEN TRAGT4 i / a.:'w (llA1HEGOROED) I / 25 24 4 DEVELOPMENT REVIEW PLANS I / ail". . LOCATED UI THE NORTHEAST_J/4 OF SECTION 11 / w x"'1r 19 70�NSE� 2 SOUTH, RANGE 1 wesT Jul M�f1E 1[�m IAN .1• ..// :r°'y � I 3 CITY OF TICARD, WASHINGTON N COUNTY, OREGON --1--1--/ ./ - \ ------ -.. tam me___ i. : rxr. SW ELROSE COURT I - I L _ /' 18 I I e DENSITY COMPUTATION \ -�/ 1 ————-I I IZ w�xi°Ww TAX LOT 100- 63,751 S F. (1.46 AC.) r roe arltxllrM 26 27 1 a TAX LOT 101- 7,567 S.F. (0.17 AC,) Tit Yeas I� TAX LOT 200- 43,061 S.F. (0.99 AC.) I w xn r 17 7 TAX LOT 1000.5 70,772 S.F. (1.63 AC.) r TAX LOT 110 - 71,067 S.F. (1.63 AC.) \� wr:xiD1lre ' ,� GROSS (mamma)PROJECT AREA- 266,218 S.F. (5.88 AC.) TA a TA sr 16 I TRACT'B'PRIVATE OR1VE- 4,095 S.F. (0.09 AC.?) / \� w xrr,- r sas PUOUC STREET(INTERIOR} 36,661 S.F. (0.84 AC,) I ,./�xrru. McOONALD STREET DEDICATION- 5,002 S.F. (0.11 AC,))) —— 1 9 SUBTOTAL 45`758 S.F. (1.05 AC.) I —I 15 f ``L • GROSS PROJECT AREA.. 256,218 S.F. (2.88 AC.) �it 1 - TRACTS, DEDICATIONS &STREET AREAS -45,758 S.F. (1.23 AC. ri x'1er'w 1—��ev r _ TOTAL- NET CO/ELORA:NT AMA= 210,460 S.F. (4.83 AC.) fit UM L--'�---1 _._... MAXMLIM NUMBIII CF LOTS am, norm, -:n 1. • — 210,460 S.F./7,600 S.F. PER LOT- 28.1 LOTS - MINIMUM NUMBER OF LOTS: aetxiirrix 28.1 • 80ef- 22.4 LOTS 14 13 12 11 10 LOTS PROPOSED 27 L07S MOUNTAIN VIEW LANE_L—_—_—— AVER116E LOT AREA: ———�————+ 1 — — L————I t t — 210.460 S.F. - 4,095 S.F. (TRACT'A')/27 LOTS 7.643 S.F. T ---� I ,.fix°W I TA I I I � —r -lT----1---T--- I 1 I I I IA eras I '4 sex I NM I TA MX I I I I I I I *��• I i I I 1 �w I I I I I Sheet Index I I w z I 16gEeN6>NA PAa1c N0 I I ( I I I I r I————— '� I I I \1 I I I Vicinity Map and Cover Sheet 1 of 8 I <l __L.: —L—__ ___1___J__——L_——-J)N‹ 1. 1 1 1 Existing Conditions Plan 2 of 8 I ,~erm I `————L-1 l I PreNminary Plat 3 of 8 1 —— L————--I —— — SW GREENSWARD LANE _ Proposed Street and Grading Plan 4 of 8 r— —1 I rte— —�— --r----�--- -- - I .�x» I pt ONO I I I r— ~1 / — — r———r--_i____--� Prelkninary Composite Utility Plan 5 of 8 • t r -- -_-_ I I I ,A e1ee I TA-- I u xas I "`'"° I I I I I I Tree Preservation and Landscape Plan 8 of 8 L/ I------1 I I I I / I I I I I J L J I I Future Circulation and Traffic Flow Plan 7 of 8 // I ' ..e I r t er -——— .1_———L—__ I I I I I I j Preliminary Road Profiles 8 of 8 ' R ./ I I I I vtr,a. I I ———>--- 1 I FEBRUARY 12, 2003 NVCILIMY VAUt\Y•B1l7CaR 2117/1010 LLOII'K D.C.E. _1 I I I �� l \ s25 ' t-I I is I �5 I t5 I I I I__J_ i ag 3I \ I I t —I —I---I i 5 I i s I t5 I I a? I I 1 1 A I a x -� I.I - I is I I a I; 4----- 1 I I 1 J- I �- I 1 I I I I il-y _,1i I I I I � I I to ..., �k_ i 1 5 I I 1 _ s I I a 11' II • I awe ro ee sL�° I I I 11 e I 8 ti, Jtt e•rD rut ( �6) eel lCV rig I r d _L4Q 1 F €- SW 90th I , x. p u$ 3 Y ,,, AVENUE _— "' i i g i ','►i NI sL © - r-__._——•.� `IliT --7 1 ED Est ! , - # 41 .. / , . .I II ' f `� X30 x : r i I� ' I : .; o- ,,f-, ,,z,, ,, - r' K �... _- } I 1 Oa / . `0"1"------'� .4 00°K L I 8 ' I L7 s4 r z • ... 1 ° I , z L . 91.91919 92 ájeflT' / ` ' _ ;n : .----- i II '. �` .. X11 f'----„____\--- ..,..........._.... .„,,,`"f iii.! / ill il I x ( L L SW 88th I ___I AVENUE I y$ ,—————J .. e.r 4., » u.r� Y' Z J : : .4Xf 6;,, t OP,Ly u � 5�"'. �.N •: 4# - %. co 0 , tZ a o „ +��+�✓� �j�tt yys zx `..'its :ro5: tn hx �ib q 3'0. S 3 rb",e I v -` 11 6 I y ' m y i „,,, pI. O , . R pS x y *IC aA ,,.1,,,4, .., .:. :,, ,.,,..': ,.0 0..,,,,,:s..,,,:i....,i,,s,,di:m...-.1,...1:i 0...,,.... , 7 ..:..i,...:',>•:,,,,,f,,r4t.:...,,rf:,,,ek.",-Zr-21:r141,1:, v.,:i".„...,:,5. s: s :i.'7:...'if.;.' e.,, ,e) „,, ,..-s...,,,......„....,:: a.,5' ft e 'ti.,9,. si, -, - , - #s *w a ,. yam. i. Z � .X: COLTON FETTIG COMPANY D Q1 O.H.GREENSWARD PARK NO. 3 9720, PHONE 505-222-9617 BARRIS-McMONAGLE ASSOCIATES. INC. N.LF. a `N I EXISTING CONDITIONS PLAN UM SAL �,P M,� OM W.LMc. KKR 10 imam OR N76T REVISION s• I I— — T—— R.O.W. R.O.W. I m'waror-ae I I / {,y N t's7 7/L NCO I r/i 1500 I -� Nut r / 'IM�OI T�MtlY I` ,I Lima'we I• IA wta roawa 1-r - MP MIMIC TA 2.101 I vwm wldMlt 1 YI�111' eu•n,zoe 2500 t +w+ r/t r>o: at T� tI .. �® >A /M me OAS PC CO W0.-\ A F I I Ef■.. -- - -L_ _ _ _ --I L 21/2 pA.6rAtTM1C _ - - - 0— -�-- — >» :. SW McDONALD STREET - _ "°° Bain 1 _ _ —---_- _ _. - ----_ �._— _ EY„ TYPICAL STREET SECTION t TEATO — -� T T r �- _-_s 88'19'11" - - �- PUBLIC STREET ICA T -- ` _j r S E+n.aoM1 400.07' _" _ 1- fi——z___1- --- No wiz 1 TA 400 Y4P 2511 qa •! ¢ 1 r• , _� , � r/: 1o, }t5 ti I r�Mnr 1 -- - 23 -._. 22 - 21 I I�6a I -J R.O.W. - • I r ROW Tar sr aa'24 -.UP• . -, 2 J'1L. 'a - ' s w I 1 Mt•wr-OP-rrr oranY MOW a r ---- -I -'2`11 , , I c.uar 1 -• I ' Mat M MI'sw aPa 7 Ma ��IC f0 OYr. C b /�- —— p Jr f 1 71M►• --- Y,n OAS t"A/6r17D // 1 oG rw�n200.a ALLflH 7AAvre G M I +x• r s/.+c->t( J /M� T/1 MWa I )�� i PLACE ASPNIST N 2 LETS(DAZE WI ./ -1".--in 1 z 1 25 - 24 W (llNF155g413 I I 4 ,2S ,far• 7,272W ,� b ,�) q;„•• TRACT B PRIVATE STREET — TYPICAL STREET SECTION a ; •1 4 WP 25111Aa I 4.� rID S LE Z 19 ►.d J.01VIN OW VOW r/L 1400 :'• P 2511,Aa I - r i , 13F(a f W --M7•- --- -sts--7-J r If °0 5 i°w ; u4 PM OaAN a aMR.M 4 444.. 4444 V m SIM OE�M IV oN' L ttr _ I I L EASEMENT EASEMENT Z ` 3 OR LOTUNE OR LO11JNE ti 1a r OI 8 1r rwe wn•__ ___■ a _`_'�----- -I f err t>r�• I W 4 nrI000 1r A+e• 'x-+ 2s+11M 1.," O �w I tar IN PIM r f Q 26 27 1 wt t, 4_" ° gg ¢ r/t+500 aaa• ,opli*; aq' 1 II ET w ao CM 1r a6 WS dil , 17 b Q A 1 Ttr r A '4 � • I I _I ; t>Y s 1K a.a r Nr4wurc oarlxs�/// ''I l ni NAP n111Aa �' - �' t. ,a'6• ! r 3/t-1 MOM aea� III• N 88'28.50' W td Ir 8 r r,_>wow MEN ° A TA b1 99.95• 16 yy 1 nr• A PUCE AVOW 2 UFO> (wc w� f. WP 25111.8 x a6-• �() I . r 1' II �� I tr MAP2511. PRIVATE DRIVE (18' ESMT) — LOTS 1-2, 13-14 0 of - I • 9 TYPICAL STREET SECTION a '——-- ----.> I --• •1 �. I na• 't Nose o I i A LOW . "fir ---rIDra'rnc-- N • • tt .. `I 1/1. 1.,00 1 �, L__ ▪ .._ c W E co rn 40e o ti i.01 �:: _'J viL.L_ SW NcD° -' Si R.O.W. L WP nrIMEI O r E a.LOIr-P-ow 201 t7w••a[ I r/T 1r0p a.{ . I IA 25111 S rRl ariaooa IP a..1.W..« J a Vs MVOs W PI CE 0- —— J sasx• 1+m+• TON• i se• - es• a so ,00 *InR Q 14 11 11 10 13 a._I.'... — ———I— ———L•�.+—..� 1 a . r r• - }� r• _ r' I— , 4-1/C aw`C Nrlraao await Q —— R N 88128'10"w 299.72` ' I I —1 — T — - r ah'+t->MOM wa Z_ t ■ ————�——.—— I r►rnilWa I 1r rc-I WAI•MK was I 1 I '~MI I TA.„Ea I I I I I PLACE A PNUJ N 2 1.,7 W Mf'> n 1 J I 1 r TA um I r/1.5400 I I — �___ I I 74 WOO 0 I ` iI +.retly- � -- ` SW McDONALD STREET — TYPICAL HALF STREET SECTION CO j I I I 0) Z I ( 1 w l +r' g r 1 r r t-T _ \ NO 7G1LE Z t i i I-_-r---I ``�_-J W I_.J"T _ 1 I J I 1 1 III III �w I W a. ----L_-- I f------- 3 ¢ v I L.....__r-- I L 1 o. IX 1 11 � I ` �Q W I L—_—— 2r 2r SW GREENSWARD LANE 0 1,29,03 3 I I ,� I I .t PM I I I \ PO GREEN-PLAT 8 2 1 a IMP nrax I TA.,eoo I rA teor I I I �1 I I W.nr2Aa I TA taco 1 r/t laor I TA 1J0[ I r/t 130.3 f IMP 751208 I I --L. R► -SW M DONALD STR ---1--1- a - _ - 1'ti / T TA.00 ,i).'3--r -�, tom...i ~------1- ——— 7.101 �;\��,,a5 ,, .y X011].1: II IMP 2$11188 - , aar C r F: I Niter/ 1. 1 23 VIII: 2 asusu r a0o t1 n111aA -� r Sao ---r_— ----L --�--1.------I----- I -- I t«dai w I — �► �nf7 °s"" a.acaa Y? , _-- Ilolu nrr 11'' to I —1 1 3 irk Orlo •I 012.0 / r aae 1 / ry• neu "r ALI$ AV - I // wT nNO IN NAF00 F9)r / r/t 405 r/t am // IMn nrrrN 1 ' 19 't 1 /1 R1111 "• - wi nnr,w 1 .� \`// rat 1400 ". 1- 1 { rA 700 - .1.— / Y IMP n 11 r M f:. IMP 25111M _ r I I SW ELROSE COURT I L _ E. _ 1 , J J \ _ — @@ II Y 27 7 1 r/t 1500 0 1 �I \\ INr nmN 1 I� 1 • I ' r�2550 \\ l4 2547ras �� au[ 0 '� 1 1 j Iw n1r1N t■ .f 8 1 nx mtP 28111.48\ ■ 111 t:. 1. Y Y ' IIa.tSM C h i� PoAsfrim • 1 + �� c1 ----.mss . ! z �I 0 1 :Arms, rA. 1750 i � _ N E-4 WP 25111N f" /� ' MOP 751/IAI. Ik. _ -+ — E r 2,00. • 1 11 10 s M 1 _____L_____i 1 14 li13 • c MOUNTAIN VIEW LANE 0 5D �� O Z SCALE 1..50'+-- ?T — ,1 A �- I 1 _ -r _L r Y r`-Z I 1--"--�1 I rvnn ou I I 1 W 1 I I r/�°°°° I 5700 I VI.woo I Tit we I r/t asm I I I I I I I < W J r� I ,/t 5500 C w I I I I t o w I I I I I a a y I rn z I I �Aa�rl >�la n pAAK yD, i I I I I I I I \ aoz I I G co(9 r--==— Ql 1 I 1 I 3� I I I I I I CC oz I I ()Q 1 I I I I a Wo u 51Q0 I ———— Er sr SW GREENSWARD LANE d cc I ,/2520, r/tp00 I I I I 1----r----I----�--- a CC F r'--- ----� ---- I i r/LMOO I ,/2500 I TA 7000 1 rA7r00 1 I ( I I I I-- --1 L I I L I J I I / I /IL 0300 I ,/2.500 f--_— --__L—__ I I I I I I I �.... / 1 1 1 1 1 PRE-SIR 8 w a •I I i I g . I TA f+oo TA MO I WP 22I20C TA & �120C TA 2300 r/L 1307 TA 1 ( 7/L 71W LEGEND Alb' I wl►sraor t ; r j • 1 r .n, Form POME• POIF rrF' L ! { 1I1 c. cxsTw G GUY.ME ] I _J L_-___- _a_- .._ I '------_____.� __•' p� — Jr _----! e EXISTING coati TELEVISION RISER L6 I i EXISTING TRAFFIC $1GNAL BOX Au oesnlB WATER TO BE IElgiIED.DOIFORILIE § L STOPS SHALL BEIA1r OFF AT RE WIN c1E(IVP) I :a EXISTING TELEPHONE PEDESTAL ..9.W SW Mc DONALD STREET - _ _ %�- --:-.'7,--a-=r�..�.--,n._.�.'�!L!�, ^H+r �rS1 M1 _ exes-r NG TRAFFIC CONTROL BOX L IMC(.�iR@ _. CATCH 9r1 n.:. _. EXISTING SIGN / a,. __ r r • _.1' •: - -- ., ' • PROPOSED CLEANOLIT —ter_ I i10'10!10 OUL \ ' F I j■ _g1— PROP06ED STORY DRAIN ' YAP 2S ,AB - .. ~ww~r i �WJEF«IWmY SHALE I��.:�� , -_ .1 1 ; _NF- PROPOSED SANITARY SERER TA IOI II } T;5 /I �.— PROPOSED WATER L1NE EA 302 __,/ I' MAP 25111 . F I j ( P 7p'+ EIC611FFC FIRE HYDRANT YAP 2S 111 AB �+'C i < ,. I I 1 I ,,I PROPOSED FIRE HYDRANT + 0 EXISTING STREET UGNT 23 22� 1 -.- 0E11311 R POND(2 Evers) 1-1 1 2 t� PROPOSED STREET L1GFTr 33'DEEP(N0..FREEBOARD) L�:" , � • PROPOSED CATCH BASIN VOLUME.- 12,3 Cif. t�1 3 WATER YE1ERS ION LOTS 1 &2 '----'1 CATCH BASIN J 1, --'I I r FUR LOTS 21-23 L�-�1 :•:i1+ --- DcBTING RATER METER R EX TNG --I ' r -� r --- ---� - 1 MAP?SWA 1 1�P}•1.11V/•-.�0.11•-f I.LPe�7..,.�L —F T/L 1300 I 2 L III iQ= �1ti w -_ _ --" -� WP?5f f tAB I L o�11 _:r 19'PAL! - _re * ROAD ESMI •1- I F --- "- RCM PETERS FOR LOTS 21 r 25 FIRE HroRwrt 3 _1 9 • / iJ 20\\ rq I 1 § ' Z 3 TOO /// MAP• TAB ALL►Fly '�lf i1 -1 J - L• I - - - 250 ,AB t!JNFI��;l��) �� /// 25 24 I rill •1 4 lova // T/L 402 1 •�•v l r 1 Z Li MAP 2511 TAB B•STORM I L J Z 6 // r/L I+ao DRAIN ESMI 19 a I ,h&;; a / MAP 25,11AB j I �two ' y� / Irj ; F I I `r?C: 1/I. 700 0 n .�- ` IS' PUBLIC STORK • O. ! w - w• .I�.R M. F =;,, 1 I MAP 24f TIM u�, IT DRAM! SANITARY�.----I--- 1 1 '. 1 (� ' SEWER TEASEMENT t301 1R0'P.U.E.D !_ r MATER METERS FGR LOTS 211!27 •r;_-T `' E-I ESMT / 18 -1 6 N W l>5 _'1- r r El 1 j r/L l 000 G,� 1/11 PI_J /L 00 I µ1P 2511 IAA MAP 2SIIIAB ✓ I Z-I s 26 27 ��: 1 I w E 0 i T/1. 11 1 1 • 7 I-a \\ MAP 251f1A8 17 7 I O TA 101 _.11 1 �Illillllllllllllllllllllllli Rli111.III MAP?S I,IAB _ • 1 1l �\ -� I 0 �0 DO TAB I 8 SCALE: t'=t0' CO W \ 14301 r 16 .;� I \ MAP 2S1 t TAB L-1 O 01 �� I T/L 900 CD I-.. MAP 25111AA Z O 1 I-' —I 15 I iilliffi II I. FBIE H,DRNFr < 0 J I I ,— 1 P.O.E.---' swr.t.cT alTn A as, Cl. U TA 201 I • Lcr+os,Irc rxar>vous '6 MAP 251 I TAB 1 �W .l \'�. 1.L CC I. 1 /-FT/ER Nocx(1,1'1 < i TA 1300 YAP 2$111AB T ; + __ ! ' COVER V...2 rl Z H r/L 11 J .►.U.L! 1 1 ,r ^. r To PURIM(MAP 251 1 1 II 1, , V J I HATER PETERS FOR 13 11 ` ' � _ 11 1 1 - Z 1 TA 1100 W L__-.,� MAP 2511tH W I';Zan'. IE�i11.Oat W 1 4 1 3 1 2 I 1 1 1 0 I vAZan 1 2,3'..ER 1 MINIMUM 2' ^CC CC SWALE BOTTOM & SIDESLOPE STD. PUNTING DETAIL CC Li I I aw T/ 5 I -T L , L_ 1 1-.s0' F on mit 171 S r ∎CPEAD ITCfEENWEVNEE rcFEE4rrgw"c 2/14✓200.1 2Str3.PM.O.CE § I ttse 1 � A0 “ 1 t g'Ll 6A zEll $ Ail / Alggi5 ? l '• N - &s n - y ny - ? y a � .1 = = ti o - P a8 fill - .' � E _ � flifi _ llitit a; ii C 11411 : lf 6' ! ' i 11 i:'qi 3g ,' y $3 �� % fi C s iiiiii11111 1101 1 ; t : : : it i � at ii 1 p i ii - r B � s o ! 66 ,f Fl Y i '�'i a� [ice O a$ 1ttiI!lz P1 11 s Ft 2 "o I 1 I t I a I a� I I a I• it I I I I 1 4----- I I I �' 1 _, —� 'II X11 ! J . I I. ��I t5 1 II= Ir II j I I I I -- iI I tt 5w Both �: _�_ r �1111117t i__ t- 31 �; w 1 I �� kf AVENUE t -.` _ __.,` 4 j ar',-19211 ri gp ! r--'-Y i N '� �r i il A I mI ' ' N -J -.__.- I ii ..r L till ilk .. wA oU r.. / mI I = a 'i �` , ��ii � • I I +y J,#� A L—— ————zrTi 1 }--.-_-t- _---L_ 4 . vil , :z;71401WirWillittifilitit > 4 16 1 — - I I �ip— ! �g rr f. sit S ` 1: 4 Are- 6)11 ' " . ei 0 _ I m $ -- I _1 0 ® • I` I _ $ I; I I % r oI _ E $ 1 :1 t v i Iti I 8 8 % . + I z SW 88th I — I AVENUE I $ m I I I , I ' . 8 Ii ii ttlittottt ttu tit€€ttltutttet alitme!!!! °eittlittitigai iuggligmlammugilig g Fri fM I I - - - v g < 6 A 4 YX.r.--'-t. g b4tw- w °�Y K z- 8: e?ss tS ot- -� - ql i M AA�1 :t•�Y �t4aa•% '+•tx!_tq 0ARn•t g't4�4esii,,, z.1.1q'sZ�4, .t . .q 404 �§.34 ti> ',t,,t�tL4'sg,t•ez;��z�>z�-z:•etit...,. 1 fXTt Z i< ill iiiiiiiiiIIIIIIII IIiilif iliiiiiif ig imiill iliiiif f ilP10111111 1 1111 iilf 1 0 la! 1 1 1 a m f..!.. T b4J- i2 i��l � c ;< bl �T s 44� R �� :.-tgYt a�44 4 �t'iN � �a� � � N j \ =_ _ 4t.tk:I g_Q � p i$: s" 'Ii R 8 3 z v " v EAa c2; N 0: 4 i =, e 1 1111 III;: aoIR4. i1 Y 1 9991 t it 1 M1 J COLTON FETTIG COMPANY J.O.H. f i GREENSWARD PARK NO. 3 nu + Roo PORTLAND.OREGON 97201 Wok it �� TREE PRESERVATION AND s-YcYONAGLS ASSOCIATES. INC. N.LF. CO CO LANDSCAPE PLAN . REv MOIL�* W.LMC. REFER 10 TRACING FOR LATEST REASON II LEGEND N 4 ——^ L D� CONCRETE DRNEWAr APPROAC1i g ® PROPOSED ON STREET PARKING STALL 1 M E Q "al• I ,�►„� I , ""' .�`,:� "� . .. gem_ .1 I "uas - • -. _- . S IJ� I 5 I .. , 1 - - - o oD ----�— J L — —� SCALE -� S � e —_ _ _ — - -__ r-r-� ----t----TT—r-- � - �-- .. r= r _ I J6.. 1. wnrr 1 I I :: .. . 21 -!T 1 I .iLlA. . 1 I"___,I i # I f I ---— /M1 - t�vx 20 i •/11 • I Cu!1?M % `�♦`♦ _i 1 1 I /'r __ .I, #.. i / ri enuv Allis TMwi° 1; ' - -+ �y-�' I ♦♦ V� nmwc.ws ro sma. 1 r/i.ao 1 1 ♦ MOW.Ir r gn1 -new 1 / wanes 11 11 ' 4 1 N 25 24 l I I / i� iaa. D/v,� �h K'-n.: I 0 I `\l % ;OO,w \\ 1 .1 I //. ,Man... wr 19 1 II I R I \ 4 \ ---1—J--/ vlr,�esir — ... - - .-. ..., e.� m. F - SQ L.- . MP iit tam MOP I. .7 o AN SW ELROSE COURT I � ,., ,,0e� , T 9 1 /' - 1° 1 6 L -I -}- f_FUTURE PRANTE dwE r 1 \ m nr W�' !I 1 - �"-^ y1, 26 27 1 1- ,' 1 1 o,..,.asa...cr.®7 �� ✓> !� aNO ss s 17 I _`' � 7,f s I r ' /L_y \\• A. R F/1 t '` 4 I Gv 1 r O N U s �r . �' >.. SZN G 1 as i $t � I n1 Q r �/W iw - . �M. ' - -- i q L.; - 1 r -t---c---�< `' ,off. i (� = I' _ �'_ ! 1 73 W a i�"g • O y I i I ■ r ., STREET' V_A_.-1_t ... i w -c Z 1 1 z EL ,o } ti 14 13 12 ' 11 10 ' r I 1 - F I e,yv a ate+s ..s woo -� N MOUNTAIN VIEW LANE * FUTURb' /MEET -`'‘T , i --1----- r- 1- -- I-_�i----� 1 �__1-._ 1 1 1 M Z : ---1----- ---- ,-- 1 `-t 1 T 1 T 1 1— -� Q `� -----F--- I Me`a"'°� I //1.WOO I �� I I l 1 I 1 I I I I -r r -1--- 1 O ZJ �t ....I I ~� I TA am # 14 am l I 1 I I ! I I # I Z Oa o I I I I 5i I I I 1 • u: 1 I I "! °�' I I rurc so.} I • ,.. 1 °� I I I I I 1 f j t Q I. J O I 1 Q DJ AM Z I i in Q L i I ��_-- _l J___ L---'---�___1___ I— _ L_---� d ULL ix 1 I " 22. 22. SW GREENSWARD LANE \ C.1 1:1 CC ��__ _ I -----1 ( ----�— —I-----i----T- V_ ! I I I 1 (----- WQ cc / I I I ! 1 L • J # ) 1 I I r I \ Z CD D CC 1r-11- w // I vt... I ".. fr-----1.....-_--------t ( 1 1 1 I- I I----- \\ W W / I I I f I • I 1 ,� ,' - j - • -I I vii I 1 0 a I I I I I I f I I f 1 1 I , °'klro3 '° Q I I 1 1 I I I 1'. ,.7 PRE-1RAF 8 • • • . •r4uG10aTCfffi«Iawe:aT,GFEE4PP0P am v14/S41 400:0 P4 G.CE i 6 I 1 , I 4+ s1 1+00 Y ___._ _0___0__00 ;o �- FCb174 R ' h 1 PA STA -0+23 +_ �p v. g 4 1 . . '.P41.TC E29r-203.1 1 + > I ' k yeti -8- S 8� Yi otpa 201. \ _ C3 F 6•,e ., TC.206.06 STA 2+ f __.__l.- TC 197.59 ;_. i iL212 72 1 PAXE Met 1 1 NMI Olt STA 3+05.01 i 50.144934--SO.04E0 1 ._.._-000_0 --__ - __�._ ___ _.�.___...___.. IC.199.8! { - iWGT 9'R tIIS 1GLESS--- m.l+4 -sun+CO 1 1 !!:7371 I 1y- _ -. -._.r_0000 $ 1 03 Sgx ----- ---, _ -0____0.___ s 23 __ y 3 1 i .M.•a.-11- L- - PtM111E OWE • ' S7AS+il.l6 SG#OD_-_-_ __7000-_00___00 -__ A 2EW 812118 - �_- u � 8 `, ■ .-. ._.. _..-------`-...T ------00_00_-___.._..�_ ... t All.OS 1 \! SG 0+15 - I! 1S.30.57 ', 7C.22331 STA.544S73-50.0400 1 Ea2�14 -_- 2 Y __ _ -. _ __._-__--_. - , - - - - - •••74 , I ( s 4A 1 j 1 S 9 4h I I `I �.___. ai___ _..- �_.___.._.._____..___.._.___ STA 1 6+25 1 / ■ TC.20422 - 1 , IiSI I . i s 4-"=$!t-i_- _ STA 6+9,.9. I FG211841 _ _ _ _ 1 PRORRIT UE 7G 706.16 - I STA544: C Ems_.-4-_-_-- _-1 WS ..�-.__ • 1 } z2 RLS,6 I !I I - > -- - ' 1 I 0.1-0E-SC 1 �� i. h y SG6+2 187_SlAW00_ - - 8 4'. N /I'm SS 6 1 40.usa J, ' ' i r. nI �O .. OP iS - - � .-----.___-..__ -I 1O 221.91- ! -M2121111-.--_ P+1 STA -7+25 { / PA EIEV-220.011 • l_,__� 1 i 1111 I --__IN 1 ! . I -. _ ___.. i _.. a a __ I _' • ---_.---1 i -,....�-_� Po STA -0414 PA EIEV-213.34 pp7 0E H_ S D4- +7 S-C_L-OCA._ Y 1 [)T t COS.ACCESS 4 PA ST ..04.14.50 O _- _ - -_- - • SEA1+6396-STA0400 $ //PA ELF!■213.44 FC213A4 - 1 __ _..^_ '1 STA 0+30.61 { OWE A 0+01 i tc 22836 1}- • PA GEV-213.77 C2 p 1 L. I 1 , 1 ▪; STA.1+1497■ 11 ' ST. 1+30.64 I_ • 1 i \ TC.217.79 i Pima OW ' ,, TC.22821 co 1 I I \ I 2 2 I __0000_.__.- _E9+N.1is sTA.0400 I ___.. - -1---�_. LS If '-'_�_- STAA+76.67-STA0400 � lGntw 1 .o i aea 9arAE� -�-----I �` g�•�� STA.2+18.97 - 0)A 1 \� _ It.219.54 NA i PA STA -2+19.50 * 1 - 1 • 1 •• „3, PA STA -2+20 r RI SG - PA EIEV■220.04 i; xi 99 PA E,F/_27!22 y J 4. 1 _ 9 , $ P"",°; 1 PA SEA -0+1410 5 FS ` - _ 00+01. 8 57.0.0400 -.,, M aft T,, ______ 1..."' PA SU -0131 ___ /PA EL&-21216 S0.0+4S 1 SEA 1+47.07 _ r Ir PA L7EV_2+*. _ � 1<, 1C=1Slr S u P \ 11 l ' , . .. _._SAO s� , PvI STA -2+19 ! ' fi S0.0+9615 A ti Es:. PAN SEA PA EIEV-2773, '0+00 01..__ --�N �� lt.214.:9 i �� pyl ELEV-776.57 W1771)43 1 PA STA -0+18 f, 1_ PA QZi-226 I 1 g I _ Y ., _.. _..._ _-- ig I C3 P:A STA -0+71.59 _ PA IVY-279.02 I t'r8- GREENSWARD PARK NO. 3 COLTON 22.0E IGRCOMPANY J.O.H. Q § 8 PORTL083,OREGON 97201 oruwlc MIME 503-222-9617 4 PRELIMINARY ROAD HARRIS-I,<c1EONAGLE ASSOCLITIS. INC. N.LF. ,l .11f.IPAL.cidla 'ac«m M CO PROFILES 10110 1722 IRAQ REV OPTION LM: are ) w.LMc. DESCRIPTION REFER TO 7RAONG FOC LATEST REVISOR 435-3403