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HomeMy WebLinkAboutMLP2014-00001 MLP2O14 - 00001 Brittany Homes Partition NOTICE OF TYPE II DECISION MINOR LAND PARTITION (MLP) 2014-00001 151 BRITTANY HOMES PARTITION T I G A R D 120 DAYS = 8/7/2014 SECTION I. APPLICATION SUMMARY FILE NAME: BRITTANY HOMES PARTITION CASE NO.: Minor Land Partition (MLP) MLP2014-00001 PROPOSAL: The applicant is requesting a Minor Land Partition to partition one (1) existing .35-acre site into two (2) parcels. There is one single family home and one shop on the site. The proposed lots are 7,578 and 7,736 square feet in size. APPLICANT & Brittany Homes, Inc. OWNER: Bare,LLC Jeff Luedloff 22275 SW Scholls Sherwood Road Sherwood,OR 97140 COMPREHENSIVE PLAN DESIGNATION: R-4.5: Low-Density Residential. ZONE: R-4.5 Low Density Residential. 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: 8605 SW Pinebrook Street;Washington County Tax Map 2S111AD,Tax Lot 00401. PROPOSED PARCEL 1: 7,578 Square Feet. PROPOSED PARCEL 2: 7,736 Square Feet. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.715, 18.730, 18.745, 18,765, 18.790, 18.795 and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request subject to certain conditions. The findings and conclusions on which the decision is based are noted in NOTICE OF DECISION MLP2014-00001/BRITTANY HOMES PARTITION PAGE 1 OF 21 • ISection V. CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF PERMITS: The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the PLANNING DIVISION,Al 1 N:AGNES KOWACZ 503-718- 2427. The cover letter shall clearly identify where in the submittal the required information is found: 1. Prior to any ground disturbance work, the project arborist shall perform a site inspection for tree protection measures, document compliance/non-compliance with the urban forestry plan and send written verification with a signature of approval directly to the city manager or designee within one week of the site inspection. 2. The project arborist shall perform semimonthly (twice monthly) site inspections for tree protection measures during periods of active site development and construction, document compliance/non- compliance with the urban forestry plan and send written verification with a signature of approval directly to the project planner within one week of the site inspection 3. Prior to any ground disturbance work, the applicant shall submit to the city the current Inventory Data Collection fee for urban forestry plan implementation. 4. Prior to any ground disturbance work, the applicant shall provide a tree establishment bond that meets the requirements of Urban Forestry Manual Section 11,Part 2 The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to DEVELOPMENT ENGINEERING, GREG BERRY (503) 718- 2468. The cover letter shall clearly identify where in the submittal the required information is found: 5. A Public Facility Improvement (PFI) permit is required for this project to cover coordination with Clean Water Services and inspection of plantings/public improvements to satisfy CWS Design and Construction Standards. An application form and six (6) sets of detailed plans showing the requirements of CWS Service Provider Letter (SPL#13-000399) shall be submitted to the Public Works Department. 6. Prior to issuance of a PFI permit, the applicant shall provide approval from TVF&R for access and hydrant placement 7. The City of Tigard Public Works provides water service in this area. Prior to issuance of a PFI permit, the applicant shall obtain approval from the city of all aspects of the proposed development (as it relates to water service). 8. Prior to issuance of a site permit, a Public Facility Improvement (PFI) permit is required for this project to cover utility laterals and any other work in the public right-of-way. Six (6) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards,which are available at City Hall and the City's web page (www.tigard-or.gov). a. 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. b. An erosion control plan shall be provided as part of the Public Facility Improvement (PFI) permit drawings. The plan shall conform to the "Erosion Prevention and Sediment Control Design and Planning Manual,February 2003 edition (and any subsequent versions or updates)." 9. The applicant shall assure for Clean Water Services required work within the sensitive area and vegetated NOTICE OF DECISION ML,P2014-00001/BRITTANY HOMES PARTITION PAGE 2 OF 21 corridor on forms supplied by the City of Tigard. 10. The applicant's final plat shall show all existing and proposed easements granted to the City of Tigard (per CWS SPL#13-000399). 11. Prior to issuance of a site permit, the applicant shall provide an executed access easement and a preliminary access report which verifies design of driveways and streets are safe by meeting adequate sight distance, stacking and other applicable standards as set by the City and AASHTO. 12. The City Engineer may determine the necessity for,and require submittal and approval of,a construction access and parking plan for the building phase. If the City Engineer deems such a plan necessary, the applicant shall provide the plan prior to issuance of building permits. 13. The applicant shall provide final construction plans for a half-street improvement of Pinebrook Street along their frontage to a 16-foot paved half-width with a driveway apron, pavement tapers on each end, plus a curb, 5-foot wide planter strip (with street trees) and 5-foot wide sidewalk, all constructed in accordance with applicable Tigard codes and industry best practices. 14. Prior to issuance of a site permit, all aspects of the sanitary sewer system design shall be approved. A connection permit is required to connect to the existing public sanitary sewer system. 15. Prior to issuance of a site permit,all aspects of the storm drainage system design shall be approved. 16. The applicant shall pay as required by Clean Water Services Design and Construction Standards (adopted by Resolution and Order No. 07-20). Final plans and calculations shall be submitted to the Engineering Department (Greg Berry) for review and approval prior to issuance of the site permit. In addition, a proposed maintenance plan shall be submitted along with the plans and calculations for review and approval. 17. Prior to issuance of a site permit,the applicant shall pay the addressing fee. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the PLANNING DIVISION,ATTN:AGNES KOWACZ 503-718- 2427. The cover letter shall clearly identify where in the submittal the required information is found: 18. Prior to final plat approval, the applicant shall submit the required building permits for the conversion into a residence or demolition of the shop on Parcel 1. The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to DEVELOPMENT ENGINEERING, GREG BERRY (503) 718- 2468. The cover letter shall clearly identify where in the submittal the required information is found: 19. The applicant shall dedicate additional ROW to provide 27 feet from centerline on SW Pinebrook Street in accordance with city standards (as determined by the City Engineer) on the final plat. 20. Prior to final plat approval, the applicant's engineer shall submit a final access report to City engineering staff which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by the City and AASHTO. 21. Prior to final plat approval,provide a recorded access easement. NOTICE OF DECISION MLP2014-00001/BRITTANY HOMES PARTITION PAGE 3 OF 21 22. The public street improvements for this project shall include street improvements along SW Pinebrook Street in accordance with City standards including the following and all other aspects of a standard city street in accordance with the TDC as determined by the City Engineer: A. 16 feet from centerline to curb on SWPinebrook Street; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb,or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 5-foot concrete sidewalk; F. 5-foot planter strip exclusive of curb along SW Pinebrook Street; G. street trees in the planter strip spaced per TDC requirements; H. streetlights,in a layout approved by City Engineer; I. underground utilities; J. street signs; K. driveway apron;and L. adjustments in vertical and/or horizontal alignment if necessary to construct these streets in a safe manner,as approved by the Engineering Department. 23. Prior to final plat approval, all aspects of the sanitary sewer system shall be complete and approved (with all appropriate fees paid). 24. The applicant shall design the storm drainage system to accommodate all runoff from the site and also accommodate all drainage that currently flows onto the subject property. Prior to final plat approval,all aspects of the storm drainage system shall be complete and approved (with all appropriate fees paid). 25. The City of Tigard Public Works provides service in this area. Prior to final plat approval, the applicant shall obtain approval from the city of all aspects of the proposed development (as it relates to water service), and all water-related facilities must be complete and approved (with all appropriate fees paid). 26. The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the City's global positioning system (GPS) geodetic control network (GC 22) as recorded in Washington County survey records. These monuments shall be on the same line and shall be of the same recision 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. 27. 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. 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. Submit final plat to Washington County for review. NOPE: 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. E. After the City and County have reviewed the final plat, submit one paper copy of the final plat for City Engineer signature (for partitions), or City Engineer and Community Development Director signatures (for subdivisions). NOTICE OF DECISION MLP2014-00001/BRITTAN 'HOMES PARTITION PAGE 4 OF 21 THIS APPROVAL IS VALID IF EXERCISED WITHIN EIGHTEEN (18) MONTHS OF THE EFFECTIVE DATE OF THIS DECISION NOTED UNDER THE PROCESS AND APPEAL SECTION OF THIS DECISION. SECTION III. BACKGROUND INFORMATION Property History: A search of City records shows the site and the lot just to the south were approved as Lot 1 of the Pinebrook Terrace subdivision in 1964. A minor land partition was approved for the site in 1979 and a lot line adjustment in 1986. The first was to create a 10,936 parcel out of the larger site (MLP9-79).A lot line adjustment (M4-86)was approved between the two previously approved parcels enlarging the site from 10,936 to 15,325 square feet. No other land use approvals were found affecting this parcel. Site and Vicinity Information The .35 acre site is located to the north of SW Pinebrook Street and west of SW Hall Boulevard within the Pinebrook Terrace subdivision. The site is zoned R4.5 (Low Density Residential), as are all surrounding properties. There is an existing 24' by 32' shop on proposed lot 1 of the site. In 2013, a building permit was issued to construct a new single family residence on the proposed lot 2. Proposal Description The applicant is requesting a Minor Land Partition to partition one (1) existing .35-acre site into two (2) parcels. There is one single family home currently under construction and a shop on the site. The proposed lots are 7,578 and 7,736 square feet in size. The applicant also intends to convert the existing shop into a single family residence. SECTION IV. PUBLIC COMMENTS The Tigard Community Development Code requires that property owners within 500 feet of the subject site be notified of the proposal, and be given an opportunity for written comments and/or oral testimony prior to a decision being made. A letter from Nancy Lewis was received on April 30, 2014 expressing concerns about increased traffic, loss of parking and the proposed lot size being inappropriate for the area. Another letter from Kenneth Murphy and Mary Gonzales,dated May 1,2014 expressing concerns regarding increased density in the neighborhood. A couple of phone calls were received inquiring about access requirements. No other comments were received. RESPONSE: The letters were forwarded to the applicant. As outlined in this decision, the lots meet minimum lot size requirements,minimum parking standards and access requirements. SECTION V. APPLICABLE REVIEW CRITERIA AND FINDINGS Land Partitions (18.420): 18.420.050 Approval Criteria A. A request to partition land shall meet all of the following criteria: 1. The proposed partition complies with all statutory and ordinance requirements and regulations; FINDING: The proposed partition complies or can be made to comply with all statutory and ordinance requirements and regulations as demonstrated by the analysis contained within this administrative decision and through the imposition of conditions of approval. All necessary conditions must be satisfied as part of the development and building process. Therefore,this standard is met. 2. There are adequate public facilities are available to serve the proposal; FINDING: Public facilities are discussed in detail later in this decision under Chapter 18.810 (Street & Utility Improvement Standards). Based on the analysis provided herein, staff finds that adequate public facilities are available to serve the proposal. Therefore,this standard is met. NOTICE OF DECISION MLP2014-00001/BRITTANY HOMES PARTITION PAGE 5 OF 21 3.All proposed improvements meet City and applicable agency standards; and FINDING: All public improvements will be built to city standard. A two foot dedication of right-of-way is required along the frontage on SW Pinebrook Street. The applicant has proposed the dedication and indicated it on the site plan. This standard is met. 4. All proposed lots conform to the specific requirements below: a. The minimum width of the building envelope area shall meet the lot requirement of the applicable zoning district. FINDING: The average minimum lot width required for the R4.5 zoning district is 50 feet. Both parcels meet the minimum requirement. Both parcel 1 and 2 are 54 feet wide at its narrowest point. Therefore,this standard is met. b. The lot area shall be as required by the applicable zoning district. In the case of a flag lot, the accessway may not be included in the lot area calculation. FINDING: The minimum lot area requirement in the R-4.5 zoning district is 7,500 square feet for detached single- family units. The proposed partition creates two (2) lots, 7,578 and 7,736 square feet. Both lots are flag lots and the flag pole access is not included in the lot area calculation. This standard it met. c. Each lot created through the partition process shall front a public right-of-way by at least 15 feet or have a legally recorded minimum 15-foot wide access easement. FINDING: Both parcel 1 and parcel 2 have a 20 foot access easement to SW Pinebrook Street. An access easement shall be recorded to ensure access to the two lots.This standard is met. d. Setbacks shall be as required by the applicable zoning district. FINDING: Setbacks for the R4.5 zoning district are as follows: front, 20 feet; side, 5 feet; street side, 15 feet; and rear, 15 feet. Setbacks for the existing structures will meet the requirements; setbacks are discussed further under the Residential Zoning Districts section of this decision. This standard is met. e. When the partitioned lot is a flag lot, the developer may determine the location of the front yard, provided that no side yard is less than 10 feet. Structures shall generally be located so as to maximize separation from existing structures. As proposed on the site plan,all side yards are ten feet except the side yard along the south property line of parcel 2 where there is a single family residence. This standard is met. f. A screen shall be provided along the property line of a lot of record where the paved drive in an accessway is located within ten feet of an abutting lot in accordance with Sections 18.745.050. Screening may also be required to maintain privacy for abutting lots and to provide usable outdoor recreation areas for proposed development. The flag that serves the new lot is adjacent to an existing single family home located on a lot of record. However, the driveway and easement already exists to serve the existing lot. There is also insufficient space for screening between the single family home and the existing access. Therefore, screening is not required. This standard is met. g. The fire district may require the installation of a fire hydrant where the length of an accessway would have a detrimental effect on fire-fighting capabilities. NOTICE OF DECISION MLP2014-00001/BRITTANY HOMES PARTITION PAGE 6 OF 21 -Side yard 5 ft. 10 ft. 5 ft./10 k. -Rear yard 15 ft. 15 ft. 15 ft. -Side or rear yard abutting more restrictive zoning district -- N/.1 N/A -Distance between property line and front of garage 20 ft. 65 ft. 22 ft. Maximum Height 30 ft. 1 story 1 story Minimum Landscape Requirement - N/.1 N/A [1] Assumes the garage is converted to a legal residence. FINDING: A minimum lot size of 7,500 square feet is required for each lot. The proposed lot sizes meet this standard. Setbacks of the existing structures are met for both parcels. This standard is met. Access.Egress and Circulation(18.705): 18.705.020 Applicability of Provisions A. When provisions apply. The provisions of this chapter shall apply to all development including the construction of new structures,the remodeling of existing structures (see Section 18.360.050), and to a change of use which increases the on-site parking or loading requirements or which changes the access requirements. The proposal is a two lot partition,which is considered development;therefore these standards apply. 18.705.030 General Provisions C.Joint access. Owners of two or more uses, structures, or parcels of land may agree to utilize jointly the same access and egress when the combined access and egress of both uses, structures, or parcels of land satisfies the combined requirements as designated in this title,provided: 1. Satisfactory legal evidence shall be presented in the form of deeds, easements, leases or contracts to establish the joint use; and 2. Copies of the deeds,easements,leases or contracts are placed on permanent file with the city. D. Public street access.All vehicular access and egress as required in 18.705.030.H and I 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. FINDING: Both parcels will connect to a public street via a 20 foot easement (flag). Both lots will have access to SW Pinebrook Street. This standard is met. H.Access management. 1. An access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the city and AASHTO (depending on jurisdiction of facility). FINDING: The proposed 150-foot driveway provides access for both proposed lots and connects to SW Pinebrook Street, a Neighborhood Route. The street has a constant slope of about 4% and is without sight district restrictions.The proposed access is expected to meet these standards. Applicant has submitted a proposed easement that provides the required access. Prior to issuance of a site permit, the easement shall be executed and copy provided to the city. Prior to final plat approval, the easement shall be recorded and a copy of the recorded easement shall be submitted to the city. Prior to issuance of a site permit,the applicant shall provide a preliminary access report which verifies that the design of the driveway provides adequate sight distance,stacking and other applicable standards as set by the City and AASHTO. Upon completion of the driveway, the applicant's engineer shall submit a final access report to City engineering staff which verifies that the design of the driveway is safe by meeting adequate stacking needs, sight distance and deceleration standards as set by the City and AASHTO. The applicant shall obtain approval of this report prior to final plat approval. NOTICE OF DECISION MLP2014-00001/BRITTANY HOMES PARTITION PAGE 8 OF 21 2. Driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be 150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from city engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far from the intersection as possible. FINDING: SW I lall Boulevard is the nearest Collector or Arterial. There are about 230 feet of separation between SW I Iall Boulevard and the proposed driveway. This standard is met. 3. The minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. 4. The minimum spacing of local streets along a local street shall be 125 feet. FINDING: No new driveways or street connections are proposed to Arterials or Collectors. This standard does not apply. I. Minimum access requirements for residential use. 1. Vehicular access and egress for single-family, duplex or attached single-family dwelling units on individual lots and multifamily residential uses shall not be less than as provided in Tables 18.705.1 and 18.705.2. TABLE 18.705.1 VEHICULAR ACCESS/EGRESS REQUIREMENTS: RESIDENTIAL USE (6 or fewer Min.Number of Min.Access Width Min. Pavement units) Number Dwelling Unit/Lots Driveways Required Width 1 or 1 15' 10' 3-6 1 20' 20' The proposed vehicular access and egress for the project of single-family dwelling units on individual lots is consistent with the minimum 10-foot paved driveway within a 15-foot-wide accessway. 'I1nis standard is met. FINDING: Based on the analysis above, the Access, Egress and Circulation standards are met or have been conditioned to be met. Density Computations and Limitations (18.715): The purpose of this chapter is to implement the comprehensive plan by establishing the criteria for determining the number of dwelling units permitted. 18.715.020 Density Calculation A. Definition of net development area. Net development area, in acres, shall be determined by subtracting the following land area(s) from the total site acres: 1. All sensitive land areas: a. Land within the 100-year floodplain, b. Land or slopes exceeding 25%, c. Drainage ways, and d. Wetlands, e. Optional: Significant tree groves or habitat areas, as designated on the City of Tigard "Significant Tree Grove Map" or"Significant Habitat Areas Map"; NOTICE OF DECISION \I1.P2014-00001/BRUT.ANY I[OA iS PARTITION P_AGI:9 OF 21 2. All land dedicated to the public for park purposes; 3. All land dedicated for public rights-of-way. When actual information is not available, the following formulas may be used: a. Single-family development: allocate 20% of gross acreage, b. Multifamily development: allocate 15% of gross acreage or deduct the actual private drive area; 4. All land proposed for private streets; and 5. A lot of at least the size required by the applicable base zoning district, if an existing dwelling is to remain on the site. 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 density is calculated as follows: Gross Site Area 15,314 sq. ft. Lot for Existing Home - 7,736 sq. ft. Net Site Area 7,578 sq. ft. The resulting net area is 7,578 square feet. This area divided by the minimum lot size for the zone (7,500), shows the maximum number of additional lots permitted on this site is 1 and the minimum number is 1. The applicant's proposal to create 1 additional lot meets the maximum and minimum density requirements of the R-4.5 zone. 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 of this section by 80% (0.8). As shown above,the minimum number of units is 1 and the proposal is for 1 additional unit. This standard is met. FINDING: Based on the analysis above, the Density Standards are fully met. Environmental Performance Standards (18.725): These standards require that federal and state environmental laws, rules and regulations be applied to development within the City of Tigard. Section 18.725.030 (Performance Standards) regulates: Noise,visible emissions,vibration and odors. Noise. For the purposes of noise regulation,the provisions of Sections 7.41.130 through 7.40.210 of the Tigard Municipal Code shall apply. Visible Emissions. Within the commercial zoning districts and the industrial park (IP) zoning district, there shall be no use, operation or activity which results in a stack or other point- source emission, other than an emission from space heating, or the emission of pure uncombined water (steam) which is visible from a property line. Department of Environmental Quality (DEQ) rules for visible emissions (340-21-015 and 340- 28-070) apply. Vibration. No vibration other than that caused by highway vehicles, trains and aircraft is permitted in any given zoning district which is discernible without instruments at the property line of the use concerned. Odors. The emissions of odorous gases or other matter in such quantities as to be readily detectable at any point beyond the property line of the use creating the odors is prohibited. DEQ rules for odors (340-028-090) apply. Glare and heat. No direct or sky reflected glare,whether from floodlights or from high temperature processes such as combustion or welding, which is visible at the lot line shall be permitted, and; 1) there shall be no emission or transmission of heat or heated air which is discernible at the lot line of the source; and 2) these regulations shall not apply to signs or floodlights in parking areas or construction equipment at the time of construction or excavation work otherwise permitted by this title. Insects and rodents. All materials including wastes shall be stored and all grounds shall be maintained in a \OTICE OF DECISION \Il_P201-t-0((s)1 BRITT.ANY I IO\fF.S PARTITION PAGE 1f)OF 21 manner which will not attract or aid the propagation of insects or rodents or create a health hazard. FINDING: This is a detached single-family residential project, which is permitted within the R-4.5 zone. There is nothing to indicate that these standards will not be met. However, ongoing maintenance to meet these standards shall be maintained and any violation of these standards will be addressed by the City of Tigard's Code Enforcement Officer.The Environmental Performance standards are met. Landscaping and Screening (18.745): 18.745.030 General Provisions A. Maintenance responsibility. Unless otherwise provided by the lease agreement, the owner, tenant and his or her agent, if any, shall be jointly and severally responsible for the ongoing maintenance of all landscaping and screening used to meet the requirements of this chapter according to applicable industry standards. B. Installation requirements. The installation of all landscaping and screening required by this chapter shall be as follows: 1. All landscaping and screening shall be installed according to applicable industry standards; 2. All plants shall be of high grade, and shall meet the size and grading standards of the American Standards for Nursery Stock(ANSI Z60, 1-2004, and any future revisions); and 3. All landscaping and screening shall be installed in accordance with the provisions of this title. C. Certificate of occupancy. Certificates of occupancy shall not be issued unless the requirements of this chapter have been met or other arrangements have been made and approved by the city such as the posting of a bond. The accepted planting procedures are the guidelines described in the Tigard Urban Forestry Manual. These guidelines follow those set forth by the International Society of Arboriculture (ISA) tree planting guidelines as well as the standards set forth in the most recent edition of the American Institute of Architects'Architectural Graphic Standards. 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. 18.745.040 Street Trees A. Street trees shall be required as part of the approval process for Conditional Use (Type III), Downtown Design Review(Type II and III),Minor Land Partition (Type II), Planned Development (Type III),Site Development Review(Type II) and Subdivision (Type II and III) permits. B. The minimum number of required street trees shall be determined by dividing the linear amount of street frontage within or adjacent to the site (in feet) by 40 feet.When the result is a fraction, the minimum number of required street trees shall be determined by rounding to the nearest whole number. C. Street trees required by this section shall be planted according to the Street Tree Planting Standards in the Urban Forestry Manual. D. Street trees required by this section shall be provided adequate soil volumes according to the Street Tree Soil Volume Standards in the Urban Forestry Manual. E. Street trees required by this section shall be planted within the right of way whenever practicable according to the Street Tree Planting Standards in the Urban Forestry Manual. Street trees may be planted no more than 6 feet from the right of way according to the Street Tree Planting Standards in the Urban Forestry Manual when planting within the right of way is not practicable. F. An existing tree may be used to meet the street tree standards provided that: 1. The largest percentage of the tree trunk immediately above the trunk flare or root buttresses is either within the subject site or within the right of way immediately adjacent to the subject site; 2. The tree would be permitted as a street tree according to the Street Tree Planting and Soil Volume Standards in the Urban Forestry Manual if it were newly planted;and NOTICE OF DECISION MLP2014-00001/BRITTANY HOMES PARTITION PAGE 11 OF 21 3. The tree is shown as preserved in the Tree Preservation and Removal site plan (per 18.790.030.A.2), Tree Canopy Cover site plan (per 18.790.030.A.3) and Supplemental Report (per 18.790.030.A.4) of a concurrent urban forestry plan and is eligible for credit towards the effective tree canopy cover of the site. G. In cases where it is not practicable to provide the minimum number of required street trees, the Director may allow the applicant to remit payment into the Urban Forestry Fund for tree planting and early establishment in an amount equivalent to the City's cost to plant and maintain a street tree for three (3)years (per the Street Tree Planting Standards in the Urban Forestry Manual) for each tree below the minimum required. Street trees are not required as these lots do not have any street frontage onto a public street. This standard does not apply. FINDING: Based on the analysis above,the Landscaping standards have been met. Off-street Parking and Loading Requirements (18.765): 18.765.030 General Provisions B. Location of vehicle parking.The location of off-street parking will be as follows: 1. Off-street parking spaces for single-family and duplex dwellings and single-family attached dwellings shall be located on the same lot with the dwellings. Parking for each single family dwelling is proposed on the same lot as the dwelling. This standard is met. 18.765.070 Minimum and Maximum Off-Street Parking Requirements H. Specific requirements. See Table 18.765.2. FINDING: Table 18.765.2 requires 1 parking space per dwelling unit.The applicant is proposing more than one parking space per unit. One space will be located within an attached garage and at least one other space will be provided within the driveway. This standard is met. Urban Forestry Plan(18.790): 18.790.030 Urban Forestry Plan Requirements A. Urban forestry plan requirements.An urban forestry plan shall: 1. Be coordinated and approved by a landscape architect (the project landscape architect) or a person that is both a certified arborist and tree risk assessor (the project arborist), except for minor land partitions that can demonstrate compliance with effective tree canopy cover and soil volume requirements by planting street trees in open soil volumes only; An Urban Forestry Plan prepared/approved by a Certified Arborist/Tree Risk Assessor has been provided. This standard is met. 2. Meet the tree preservation and removal site plan standards in the Urban Forestry Manual (UFM); A tree preservation and removal plan was submitted identifying all trees proposed for preservation and removal. The plan meets the tree preservation and removal standards;this standard is met. 3. Meet the tree canopy site plan standards in the Urban Forestry Manual; and An existing tree plan was provided that identifies the canopy of existing open grown trees. According to the supplemental report, the existing soils are native that support existing trees. The arborist stated that soil amendments are not necessary. The applicant's Urban Forestry Plan shows that the site meets the minimum effective canopy requirements. The project arborist has signed the Urban Forestry site plan and attested that the plan meets the tree canopy site plan standards. 4. Meet the supplemental report standards in the Urban Forestry ManuaL A supplemental report was prepared by the project arborist, Todd Prager; Prager & Associates, LLC. The report includes the required inventory data for the existing open grown trees (UFM Section 10, Part 3, and Subsection D). NOTICE OF DECISION MLP2014-00001/BRITTANY HOMES PARTITION PAGE 12 OF 21 Protection measures, consisting of a 5 foot metal fence secured to the ground located along the dripline of preserved trees shall be in place prior to any site work. The table below demonstrates the effective tree canopy in accordance with UFM Section 10,Part 3,and Subsection M). Because the site is zoned R-4.5, the required effective tree canopy is 40% for the entire site and 15 % per lot. According to the supplemental report,the effective canopy is as outlined below: Existing Trees Newly Planted Trees Square feet of Canopy Percent of (square feet) (square feet) Canopy Parcel 1 628 2,486 3,114 41.1% Parcel 2 4,252 4,252 54.9% TOTAL CANOPY FOR SITE 7,366 48.1% The required canopy for the entire site and each lot is met. B. Tree canopy fee. If the supplemental report demonstrates that the applicable standard percent effective tree canopy cover will not be provided through any combination of tree planting or preservation for the overall development site (excluding streets) or that the 15% effective tree canopy cover will not be provided through any combination of tree planting or preservation for any individual lot or tract in the R-1, R-2, R-3.5, R-4.5 and R-7 districts (when the overall development site meets or exceeds the standard percent effective tree canopy cover), then the applicant shall provide the city a tree canopy fee according to the methodology outlined in the tree canopy fee calculation requirements in the Urban Forestry Manual. The site meets the canopy requirements;therefore,this standard does not apply. FINDING: Based on the analysis above,the urban forestry plan requirements have been fully met. 18.790.060 Urban Forestry Plan Implementation C. Tree Establishment. The establishment of all trees shown to be planted in the tree canopy site plan (per 18.790.030 A.3) and supplemental report (per 18.790.030.A.4) of the previously approved urban forestry plan shall be guaranteed and required according to the tree establishment requirements in Section 11,part 2 of the Urban Forestry Manual. FINDING: The applicant's proposal does not address tree establishment. Therefore, a condition of approval is added for the applicant to provide a tree establishment bond that meets the requirements of the Urban Forestry Manual Section 11, Part 2. D. Urban forest inventory. Spatial and species specific data shall be collected according to the urban forestry inventory requirements in the Urban Forestry Manual for each open grown tree and area of stand grown trees in the tree canopy site plan (per Section 18.790.030.A.3) and supplemental report (per Section 18.790.030.A.4) of a previously approved urban forestry plan. Section 11, Part 3 of the Urban Forestry Manual states that prior to any ground disturbance work, the applicant shall provide a fee to cover the city's cost of collecting and processing the inventory data for the entire urban forestry plan. This can be met through a condition of approval. FINDING: Based on the analysis above, the applicable urban forestry inventory standards have not been fully met but can be as conditioned. Visual Clearance Areas (18.795): A. At corners. Except within the CBD zoning district a visual clearance area shall be maintained on the corners of all property adjacent to the intersection of two streets,a street and a railroad,or a driveway providing access to a public or private street. B. Obstructions prohibited.A clear vision area shall contain no vehicle,hedge,planting, fence,wall structure or temporary or permanent obstruction (except for an occasional utility pole or tree), exceeding three feet in height,measured from the top of the curb,or where no curb exists, from the street center line grade,except that trees exceeding this height may be located in this area,provided all branches below eight feet are removed. NOTICE OF DECISION MLP2014-00001/BRITTANY HOMES PARTITION PAGE 13 OF 21 FINDING: Based on the site plan, it appears that the driveway meets visual clearance requirements. New home construction and driveways on each of the proposed lots will be required to meet the applicable visual clearance triangle requirement. Prior to issuance of building permits, visual clearance will be ensured through site plan review.This standard is met. Street and Utility Improvements Standards (18.810) 18.810.030 Streets A. Improvements. 1. No development shall occur unless the development has frontage or approved access to a public street 2. No development shall occur unless streets within the development meet the standards of this chapter 3. No development shall occur unless the streets adjacent to the development meet the standards of this chapter,provided,however,that a development may be approved if the adjacent street does not meet the standards but half-street improvements meeting the standards of this title are constructed adjacent to the development. FINDING: The proposed partition connects to SW Pinebrook Street via an access easement. All lots will have approved access to a public street.This standard is met. E. Minimum Rights-of-Way and Street Widths: Unless otherwise indicated on an approved street plan, or as needed to continue an existing improved street or within the Downtown District, street right-of- way and roadway widths shall not be less than the minimum width described below. Where a range is indicated, the width shall be determined by the decision-making authority based upon anticipated average daily traffic (ADT) on the new street segment. (The City Council may adopt by resolution, design standards for street construction and other public improvements. The design standards will provide guidance for determining improvement requirements within the specified ranges.) These are presented in Table 18.810.1 FINDING: This site is adjacent to SW Pinebrook Street,which is classified as a Neighborhood Route by the Tigard Transportation System Plan. At present, there is approximately 25 feet of right-of-way from the centerline, according to the most recent tax assessor's map. The applicant shall dedicate additional right-of-way to provide 27 feet from centerline on SW Pinebrook Street on the final plat. Section 18.810E shows the requirements for Neighborhood Routes (including Pinebrook Street) as a 32-foot wide street with 5-foot wide sidewalks and 5 foot wide planter strips (including street trees) behind the curb within a 54-foot right-of-way. The applicant shall provide a half-street improvement of Pinebrook Street along their frontage to a 16- foot paved half-width with pavement tapers on each end,plus a curb, 5-foot wide planter strip (with street trees) and 5- foot wide sidewalk, all constructed in accordance with applicable Tigard codes and industry best practices. It appears that the proposed plans would meet this requirement. F. Future street plan and extension of streets. 1. A future street plan shall: a. Be filed by the applicant in conjunction with an application for a subdivision or partition. The plan shall show the pattern of existing and proposed future streets from the boundaries of the proposed land division and shall include other parcels within 530 feet surrounding and adjacent to the proposed land division. At the applicant's request, the city may prepare a future streets proposal. Costs of the city preparing a future streets proposal shall be reimbursed for the time involved.A street proposal may be modified when subsequent subdivision proposals are submitted. b. Identify existing or proposed bus routes,pullouts or other transit facilities,bicycle routes and pedestrian facilities on or within 530 feet of the site. 2. Where necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed, and NOTICE OF DECISION iLP2014-00001/BRITTANY HOMES PARTITION PAGE 14 OF 21 a. These extended streets or street stubs to adjoining properties are not considered to be cul-de- sac since they are intended to continue as through streets at such time as the adjoining property is developed. b. A barricade shall be constructed at the end of 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. c. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub street in excess of 150 feet in length. FINDING: The proposed development does not include any streets to be considered for extension. This standard does not apply. H. Street alignment and connections. 1. Full street connections with spacing of no more than 530 feet between connections is required except where prevented by barriers such as topography, railroads, freeways, pre-existing developments, lease provisions, easements, covenants or other restrictions existing prior to May 1, 1995 which preclude street connections. A full street connection may also be exempted due to a regulated water feature if regulations would not permit construction. 2. All local, neighborhood routes and collector streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is considered precluded when it is not possible to redesign or reconfigure the street pattern to provide required extensions. Land is considered topographically constrained if the slope is greater than 15% for a distance of 250 feet or more. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. 3. Proposed street or street extensions shall be located to provide direct access to existing or planned transit stops, commercial services, and other neighborhood facilities, such as schools, shopping areas and parks. 4. All developments should provide an internal network of connecting streets that provide short, direct travel routes and minimize travel distances within the development. FINDING: The proposed development does not include any streets to be considered for adequate spacing. There is no available street connection to be considered. This standard does not apply. 18.810.040 Blocks A. Block design. 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. B. Sizes. 1. The perimeter of blocks formed by streets shall not exceed 2,000 feet measured along the centerline of the streets except: a. Where street location is precluded by natural topography,wetlands, significant habitat areas or bodies of water, or pre-existing development; or b. For blocks adjacent to arterial streets, limited access highways, collectors or railroads. c. For nonresidential blocks in which internal public circulation provides equivalent access. 2. Bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is exempted by paragraph 1 of this subsection B. 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. \<inc.!:OF DI:(;ISI<)\ \I1.P2014-00um1/BRI"I'1_A\Y I IO\Ilis P.AR'ITTIO\ P.AGI? 15 OF 21 FINDING: The proposed development will not result in the creation of a block. This standard does not apply. 18.810.050 Easements A. Easements. Easements for sewers, drainage,water mains, electric lines or other public utilities shall be either dedicated or provided for in the deed restrictions, and where a development is traversed by a watercourse or drainageway, there shall be provided a stormwater easement or drainage right- of-way conforming substantially with the lines of the watercourse. B. Utility easements. A property owner proposing a development shall make arrangements with the city, the applicable district, and each utility franchise for the provision and dedication of utility easements necessary to provide full services to the development. The city's standard width for public main line utility easements shall be 15 feet unless otherwise specified by the utility company, applicable district, or city engineer. FINDING: All easements will be recorded with the final plat. This standard is met. 18.810.060 Lots A. Size and shape. Lot size,width, shape and orientation shall be appropriate for the location of the development and for the type of use contemplated, and: 1. No lot shall contain part of an existing or proposed public right-of-way within its dimensions. 2. The depth of all lots shall not exceed 2-1/2 times the average width, unless the parcel is less than 1-1/2 times the minimum lot size of the applicable zoning district. FINDING: The proposed lots do not contain any part of existing or proposed right of way. All lots are less than 11,250 square feet (1.5 times the minimum lot size for the R-4.5 zone). This standard is met. B. Lot frontage. Each lot shall abut upon a public or private street, other than an alley, for a width of at least 25 feet unless the lot is created through a minor land partition in which case 18.162.050.0 applies, or unless the lot is for an attached single-family dwelling unit,in which case the lot frontage shall be at least 15 feet. FINDING: All proposed lots have a minimum frontage of 15 feet onto a public street. This standard is met. C. Through lots. Through lots shall be avoided except where they are essential to provide separation of residential development from major traffic arterials or to overcome specific disadvantages of topography and orientation, and: 1. A planting buffer at least 10 feet wide is required abutting the arterial rights-of-way; and 2. All through lots shall provide the required front yard setback on each street. FINDING: No through lots are proposed. This standard does not apply. D. Lot side lines. The side lines of lots, as far as practicable, shall be at right angles to the street upon which the lots front. 18.810.070 Sidewalks A. Sidewalks. All industrial streets and private streets shall have sidewalks meeting city standards along at least one side of the street. All other streets shall have sidewalks meeting city standards along both sides of the street. A development may be approved if an adjoining street has sidewalks on the side adjoining the development, even if no sidewalk exists on the other side of the street. FINDING: 'I"lis proposed development includes construction of a sidewalk along the SW Pinebrook Street NOTICE OF DECISION \l11P2014-00001/BRITTANY HOLIES PARTITION PAGE 16 OF 21 frontage. The sidewalk shown on the plans would meet this standard. 18.810.090 Sanitary Sewers A. Sewers required. Sanitary sewers shall be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. B. Sewer plan approval. The city engineer shall approve all sanitary sewer plans and proposed systems prior to issuance of development permits involving sewer service. C. Over-sizing. Proposed sewer systems shall include consideration of additional development within the area as projected by the comprehensive plan. FINDING: The applicant proposes to connect the new lots directly to an existing sanitary sewer line which extends through the site. No additional sewer extension is needed. Connection fees shall be paid for each sanitary sewer connection. All aspects of the sanitary sewer system design shall be approved prior to obtaining a site permit, and shall be complete and approved prior to plat approval. This standard is met. 18.810.100 Storm Drainage A. General provisions. The director and city engineer shall issue a development permit only where adequate provisions for stormwater and floodwater runoff have been made, and: 1.The storm water drainage system shall be separate and independent of any sanitary sewerage system; 2.Where possible, inlets shall be provided so surface water is not carried across any intersection or allowed to flood any street; and 3.Surface water drainage patterns shall be shown on every development proposal plan. C. Accommodation of upstream drainage. A culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development, and the city engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments). D. Effect on downstream drainage. Where it is anticipated by the city engineer that the additional runoff resulting from the development will overload an existing drainage facility, the director and engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments). 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. CWS R&O 07-20 provides that a downstream capacity analysis is required for constructing new impervious surface of greater than 5,280 square feet. The proposed development will result in 4,094 square feet of impervious area so a downstream analysis is not required. Applicant has shown that construction of a detention facility is not feasible and will not be required. There are no apparent significant upstream drainage ways that impact this development. The applicant shall design the storm drainage system to also accommodate all drainage that currently flows onto the subject property. All aspects of the storm drainage system shall be complete and approved prior to plat approval. This standard can be met. NOTICE OF DECISION MLP2014-00001/BRITTANY HOMES PARTITION PAGE 17 OF 21 Applicant's submittal shows the site draining to a sump in a sag of the driveway. The applicant reports that the sump drains to the creek through a 10-line and has proven to have adequate capacity. 18.810.120 Utilities A. Underground utilities.All utility lines including,but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: 1. The developer shall make all necessary arrangements with the serving utility to provide the underground services; 2. The city reserves the right to approve location of all surface mounted facilities; 3. All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and 4. Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. C. Exception to undergrounding requirement. 1.The developer shall pay a fee in-lieu of undergrounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of undergrounding in conjunction with the development. The determination shall be on a case-by-case basis. The most common, but not the only, such situation is a short frontage development for which undergrounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. 2. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay the fee in-lieu of undergrounding. There are no existing overhead utility lines along SW Pinebrook Street so undergrounding is not applicable. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Fire and Life Safety: The applicant shall obtain approval from Tualatin Valley Fire & Rescue (TVF&R) for access and hydrant placement prior to issuance of the PFI permit. Public Water System: The City of Tigard Public Works provides service in this area. The applicant shall obtain approval from the city of all aspects of the proposed development (as it relates to water service) prior to issuance of the PFI permit, and all water- related facilities must be complete and approved prior to plat approval. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. The CWS standards include a provision that would exclude small projects such as residential land partitions. It would be impractical to require an on-site water quality facility to accommodate treatment of the storm water from the two parcels. Rather, the CWS standards provide that applicants pay a fee in-lieu of constructing a facility if deemed NOTICE OF DECISION MLP2014-00001/BRITTANY HOMES PAR1'11ION PAGE 18 OF 21 appropriate. The Applicant is proposing to provide partial treatment by installing 130 square feet of permeable pavers to reduce the impervious area. The fee in-lieu will be applied to the remaining impervious area. 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 apphcant 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 applicant shall follow all applicable requirements regarding erosion control, particularly those of the Federal Clean Water Act,State of Oregon,Clean Water Services,and City of Tigard including obtaining and abiding by the conditions of NPDES 1200-C or 1200-C-N permits as applicable. Address Assignments.; The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard. An addressing fee in the amount of$50.00 per address shall be assessed. This fee shall be paid to the City prior to final plat approval. 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). A. IMPACT STUDY SECTION 18.390.040.B.e requires that the applicant 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 pubhc 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. The applicant has submitted an impact study as required. One of the parcels is already improved with an existing single-family home and the other will only add one additional unit, there will be very minimal impact upon the transportation, sewer, parks, or water systems. Sanitary sewer will be provided by connecting to an existing line which extends through the site. ROUGH PROPORTIONALITY ANALYSIS The Transportation Development Tax (1'DT)is a mitigation measure required for new development and will be paid at the time of building permits. Based on Washington County implementation figures for 2013/2014,TDTs are expected NOTICE OF DECISION MLP2014-00001/BRITTANY HOMES PARTITION PAGE 19 OF 21 to recapture approximately 27.0 percent of the traffic impact of new development on the Collector and Arterial Street system. Based on the use and the size of the use proposed and upon completion of this development, the future builders of the residences will be required to pay TDTs of approximately$6,665. Based on the estimate that total TDT fees cover 27.0 percent of the impact on major street improvements citywide, a fee that would cover 100 percent of this project's traffic impact is $24,685, of which $18,020 is unmitigated impact. The difference between the TDT paid and the full impact,is considered as unmitigated impact. FINDING: Using the above cost factors,a total of$6,665 TDT is required. SECTION VI. OTHER STAFF COMMENTS Tigard Public Works Department and Police Department was sent copies of the proposal and has no objection. SECTION VII. AGENCY COMMENTS Clean Water Services (CWS) has reviewed this proposal. Development within sensitive areas and vegetated corridors (including partitioning of land) must meet the requirements of CWS Design and Construction Standards (R&O 07-20). The applicant obtained a CWS Service Provider Letter (SPL#13-000399) for impact to the sensitive area and vegetated corridor, and a copy of the CWS SPL was submitted with the application. The applicant must comply with the conditions of the PL. In addition, CWS submitted a comment letter (April 29, 2014) outlining the requirements to obtain a Storm Water Connection Permit Authorization. This authorization is required prior to any site work or partition plat recording. A copy of both CWS letters can be found in the land use file(MLP2014-00001). The City of Tigard and CWS have an intergovernmental agreement stating that the City will ensure implementation of CWS Design and Construction Standards; therefore this minor land partition approval is conditioned to satisfy CWS requirements. Tualatin Valley Fire and Rescue (TVF&R) has reviewed the proposal and has no objection to the proposed partition. SECTION VIII. PROCEDURE AND APPEAL INFORMATION Notice: Notice was mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON MAY 28, 2014 AND EFFECTIVE ON JUNE 12, 2014 UNLESS AN APPEAL IS FILED. Areal: 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 4:00 PM ON JUNE 11,2014. NOTICE OF DECISION MLP2014-00001/BRITTANY HOMES PARTITION PAGE 20 OF 21 uestions: I you have any questions,please call the City of Tigard Planning Division,Tigard City Hall, 13125 SW Hall Boulevard, Tigard,Oregon at(503) 718-2427. fi/ 4 4May 27.2014 PREPARED BY: Ail es Kowacz DA l'b Associate Planner NOTICE OF DECISION MLP201400001/BRITTANY HOMES PARTITION PAGE 21 OF 21 REQUEST FOR COMMENTS .14 : City of Tigard TIGARD REQUEST FOR COMMENTS DATE: April 17,2014 TO: Per Attached FROM: City of Tigard Planning Division STAFF CONTACT: Agnes Kowacz,Associate Planner Phone: (503) 718-2427 Fax: (503) 718-2748 Email: agnesk(a,,tigard-or.gov MINOR LAND PARTITION (MLP) 2014-00001 - BRITTANY HOMES PARTITION - REQUEST: The applicant proposes to partition one lot into two lots. There is currently a single family home being built on the proposed Lot 1 and an existing shop,located on the proposed Lot 2,which will be converted to a single family residence. LOCATION: The property is located at 8605 SW Pinebrook Street; Washington County Tax Assessor's Map 2S111AB, Lots 00401. 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. COMPREHENSIVE PLAN DESIGNATION: Low Density Residential. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters: 18.390, Procedures; 18.420, Land Partitions; 18.510, Residential Zoning Districts; 18.705, Access Egress and Circulation; 18.725, Environmental Performance Standards; 18.745, Landscaping and Screening; Off-Street Parking and Loading, 18.780,Signs; 18.790, Urban Forestry; 18.795, Visual Clearance;18.810,Street and Utility Improvement Standards. Attached are the Site Plan,Vicinity Map and Applicant's Statement/Plans 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: MONDAY MAY 1,2014. 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 confii„i 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: IName&Number of Person(s) Commenting: I CITY OF TIGARD REQUEST FOR COMMENTS NOTIFICATION LIST FOR LAND USE COMMUNITY DEVELOPMENT APPLICATIONS FILE NOS: L9 2t)l4-- 01X47 I FILE NAME: UI(t iy ftyes I v' ✓Place a checkmark in the block to the left of the name of each person or organization that needs to be notified. CITY OFFICES C.D.Administration/Kenny Asher,CD Director C.D.Administration/Tom McGuire,Asst CD Director City Administration/Cathy Wheatley,City Recorder Development Services/Planning-Engineering Techs. X Development Services/Development Eng.Mike McCarthy(Copy on all Notices of Decision) Development Services/Arborist )( Building Division/Mark VanDomelen,Building Official )& Police Department/Jim Wolf,Crime Prevention Officer X Public Works/Brian Rager,Asst PW Director Public Works/Karleen Aichele,Engineer Tech 1 Hearings Officer(2 sets) Planning Commission(12 sets) City Attorney File/Reference(2 sets) LOCAL AND STATE JURISDICTIONS City of Beaverton,Planning Manager,POB 4755,Beaverton OR 97076* City of Beaverton,Steven Sparks,Dev Svcs Mgr,POB 4755,Beaverton OR 97076* City of Durham City Manager,17160 SW Upper Boones Ferry Rd,Durham OR 97224* City of King City City Manager,15300 SW 116th Ave,King City OR 97224* City of Lake Oswego,Planning Director,POB 369,Lake Oswego OR 97034* City of Portland,Planning Bureau Director,1900 SW 4th Ave,Suite 4100,Portland OR 97201 City of Tualatin Planning Manager,18880 SW Martinazzi Ave,Tualatin OR 97062* Metro-Land Use and Planning,600 NE Grand Ave,Portland OR 97232-2736,Joanna Mensher,Data Resource Center(ZCA-Adopted)* Metro-Land Use and Planning,600 NE Grand Ave,Portland OR 97232-2736,Paulette Copperstone,(ZCA-RFC Only)* Metro-Land Use and Planning,600 NE Grand Ave,Portland OR 97232-2736,0.Gerald Uba,PhD,(CPA/DCA/ZON)* ODOT,Rail Division,Dave Lanning,Sr.Crossing Safety Specialist,555 13th Street NE,Suite 3,Salem OR 97301-4179(Notify if ODOT R/R-Hwy Crossing is only access to land) ODOT,Region 1-Development Review Coordinator Carl Torland,Right-of-Way Section,123 NE Flanders,Portland OR 97209-4037(Vacations)* ODOT Region 1 Development Review Program,123 NW Flanders St,Portland OR 97209 OR Dept of Energy,Bonneville Power Administration,Routing TTRC-Attn: Renae Ferrera,POB 3621,Portland OR 97208-3621(powerlines in area) OR Dept of Aviation,Tom Highland,Planning,3040 25th Street,SE,Salem OR 97310(monopole towers) OR Dept of Environmental Quality(DEQ),Regional Administrator,2020 SW Fourth Ave,Suite 400,Portland OR 97201-4987 X (Notify for Wetlands and Potential Environmental Impacts) X( OR Dept of Fish&Wildlife,Elizabeth Ruther,Habitat Biologist,North Willamette Watershed District,18330 NW Sauvie Island Road,Portland OR 97231 OR Dept of Geo.&Mineral Ind.,800 NE Oregon Street,Suite 5,Portland OR 97232 OR Dept of Land Conservation&Dev.,Mara Ulloa,635 Capitol Street NE,Suite 150,Salem OR 97301-2540(Comp Plan Amendments&Measure 37)-Per 11/18/13 email from John Floyd-u have the option to send email copies See DLCD website for online submittal procedures OR Division of State Lands,Melinda Wood(WLUN Form Required),775 Summer Street NE,Suite 100,Salem OR 97301-1279 Per 08/07/13 email from Cheryl Caines-docs should be emailed/do not send hard copies OR Parks and Rec Dept State Historic Preservation Office,725 Sumner St NE,Suite C,Salem OR 97301(Notify if property has HD overlay) OR Public Utilities Commission,550 Capitol Street NE,Salem OR 97310-1380 )( US Army Corps of Engineers,Kathryn Harris,Routing CENWP-OP-G,POB 2946,Portland OR 97208-2946(Maps and CWS letter only) Washington County Consolidated Communications Agency(WCCCA)"911",Dave Austin,POB 6375,Beaverton OR 97007-0375(monopole towers) )( Washington County,Dept of Land Use&Trans,Naomi Vogel-Beattie,155 N First Ave,Suite 350,MS 13,Hillsboro OR 97124(general apps)* Washington County,Dept of Land Use&Trans,Brent Curtis,155 N First Ave,Suite 350,MS 13,Hillsboro OR 97124(CPA)* Washington County,Dept of Land Use&Trans,Assessment&Taxation,155 N First Ave,Suite 350,MS 9,Hillsboro OR 97124(ZCA)* Washington County,Dept of Land Use&Trans,Doria Mateja,Cartography,155 N First Ave,Suite 350,MS 14,Hillsboro OR 97124(ZCA)* UTILITY PROVIDERS,SPECIAL DISTRICTS&AGENCIES Beaverton School District#48,Jennifer Garland,Demographics,16550 SW Merlo Rd,Beaverton OR 97006-5152 Century Link,Lynn Smith,Right-of-Way Manager,OR and SW WA,8021 SW Capitol Hill Rd,Portland OR 97219 �xt Century Link,Attn: John Pfeifer,1600 7th Ave,4th Floor,Seattle,WA 98191-0000(proposed and approved Annexation notices) X Century Link,Karen Stewart,Local Government Affairs Director,310 5W Park Ave,Portland OR 97205(proposed and approved Annexation notices) X Clean Water Services,Development Services Department,David Schweitzer/SWM Program,2550 SW Hillsboro Hwy,Hillsboro OR 97123* IICURPLWMASTERSIREQ FOR COMMENTS NOTIFICATION LIST(UPDATED 08 13 131 Page 1 of 2 CITY OF TIGARD REQUEST FOR COMMENTS NOTIFICATION LIST FOR LAND USE COMMUNITY DEVELOPMENT APPLICATIONS • Comcast Cable Corp.,Gerald Backhaus,14200 SW Brigadoon Court,Beaverton OR 97005(See map for area contact) UTILITY PROVIDERS,SPECIAL DISTRICTS&AGENCIES(continued) 06" Comcast Cable Corp.,Alex Silantiev,9605 SW Nimbus Ave,Bldg 12,Beaverton OR 97008(See map for area contact) Metro Area Communications Commission(MACC),Fred Christ,15201 NW Greenbrier Parkway,C-1,Beaverton OR 97006-4886(annexations only) '( NW Natural Gas Company,Scott Palmer,Engineering Coord.,220 SW Second Ave,Portland OR 97209-3991 NW Natural Gas Company,Account Services,ATTN: Annexation Coordinator 2205W Second Ave,Portland OR 97209-3991(Annexatinnns only) ,<- Portland General Electric,Mike Hieb,Svc Design Consultant,9480 SW Boeckman Rd,Wilsonville OR 97070 Portland Western R/R,Burlington Northern/Sante Fe RJR,Oregon Electric RJR,(Burlington,Northern/Sante Fe R/R predecessor),Bruce Carswell,President and GM,200 Hawthorne Ave SE,Suite C320,Salem OR 97301-5294 Union Pacific Railroad,Director of Public Affairs,301 NE 2nd Ave,Portland OR 97232(currently the PA Dir is Brock Nelson,503-249-3079) Tigard/Tualatin School District 423J,Teri Brady,Administrative Offices,6960 SW Sandburg St,Tigard OR 97223-8039 Tigard Water District,POB 230281,Portland OR 97281-0281 Tualatin Hills Parks and Rec District,Planning Mgr,15707 SW Walker Rd,Beaverton OR 97006* ›( Tualatin Valley Fire&Rescue,John Wolff,DeputyFire Marshall,11945 SW 70th Ave,Tigard OR 97223-9196* Tualatin Valley Water District,Administrative Office,1850 SW 170th Ave,Beaverton OR 97006* 1 Tri-Met Transit Development,Ben Baldwin,Project Planner,710 NE Holladay St,Portland Or 97232(If project is within 1/4 mile of a transit route) )� Verizon,John Cousineau,OSP Network,4155 SW Cedar Hills Blvd,Beaverton OR 97005 *Indicates automatic notification in compliance with intergovernmental agreement if within 500'of the subject property for any/all city projects(Porject Planner is Responsible for Indicating Parties to Notify) This document is password protected. Please see Chris or Doreen if you need updates.Thank you. If this roster is updated,please update the corresponding mailing labels at I/CURPLN/Request for Comments Notification Labels I/CURPLN/MASTERS/REO FOR COMMENTS NOTIFICATION LIST(UPDATED 08 1313) Page 2 of 2 OR DEPT OF ENV QUALITY(DEQ) OR DEPT OF FISH&WILDLIFE US ARMY CORPS OF ENGINEERS REGIONAL ADMNISTRATOR ELIZABETH RUTHER HABITAT BIOLOGIST KATHRYN HARRIS 2020 SW FOURTH AVE STE 400 NORTH WILLAMETTE WATERSHED DIST ROUTING CENWP OP G PORTLAND OR 97201-4987 18330 NW SAUVIE ISLAND ROAD POB 2946 PORTLAND OR 97231 PORTLAND OR 97208-2946 NAOMI VOGEL-BEATTIE VERIZON CENTURY LINK- SW WALNUT STREET MS 51 JOHN COUSINEAU OSP NETWORK KAREN STEWART-LOCAL 1400SBORO OR 97123 5625 4155 SW CEDAR HILLS BLVD GOVERNMENT AFFAIRS DIRECTOR HILLBEAVERTON OR 97005 310 SW PARK AVENUE PORTLAND OR 97205 NW NATURAL GAS COMPANY CLEAN WATER SERVICES(CWS)DEV SVC COMCAST CABLE CORP SCOTT PALMER ENG COORD DEPT GERALD BACKHAUS 220 NW SECOND AVE DAVID SCHWEITZER/SWM PROGRAM 14200 SW BRIGADOON COURT 2550 SW HILLSBORO HWY PORTLAND OR 97209-3991 HILLSBORO OR 97123 BEAVERTON OR 97005 PORTLAND GENERAL ELECTRIC TRI-MET TRANSIT DVLPMT MIKE HIEB SVC DESIGN CONSULTANT BEN BALDWIN,PROJ PLANNER 9480 SW BOECKMAN RD 710 N HOLLADAY ST WILSONVILLE OR 97070 PORTLAND OR 97232 II ■ City of Tigard TIGARD REQUEST FOR COMMENTS DATE: April 17,2014 TO: Police FROM: City of Tigard Planning Division STAFF CONTACT: Agnes Kowacz,Associate Planner Phone: (503) 718-2427 Fax: (503) 718-2748 Email:agnesk( tigard-or.gov MINOR LAND PARTITION (MLP)2014-00001 - BRITTANY HOMES PARTITION — REQUEST: The applicant proposes to partition one lot into two lots. There is currently a single family home being built on the proposed Lot 1 and an existing shop,located on the proposed Lot 2,which will be converted to a single family residence. LOCATION: The property is located at 8605 SW Pinebrook Street; Washington County Tax Assessor's Map 2S111AB, Lots 00401. 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. COMPREHENSIVE PLAN DESIGNATION: Low Density Residential. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters: 18.390, Procedures; 18.420, Land Partitions; 18.510, Residential Zoning Districts; 18.705, Access Egress and Circulation; 18.725, Environmental Performance Standards; 18.745,Landscaping and Screening;Off-Street Parking and Loading; 18.780, Signs; 18.790, Urban Forestry; 18.795, Visual Clearance;18.810,Street and Utility Improvement Standards. Attached are the Site Plan,Vicinity Map and Applicant's Statement/Plans 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: MONDAY MAY 1,2014. 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 3;M v40 Xz54,1 IName &Number of Person(s) Commenting: III : City of Tigard T 1 GA R D REQUEST FOR COMMENTS DATE: April 17.2014 TO: PW FROM: City of Tigard Planning Division STAFF CONTACT: Agnes Kowacz,Associate Planner Phone: (503) 718-2427 Fax: (503) 718-2748 Email: agneska,tigard-or.gov MINOR LAND PARTITION (MLP) 2014-00001 - BRITTANY HOMES PARTITION - REQUEST: The applicant proposes to partition one lot into two lots. There is currently a single family home being built on the proposed Lot 1 and an existing shop,located on the proposed Lot 2,which will be converted to a single family residence. LOCATION: The property is located at 8605 SW Pinebrook Street; Washington County Tax Assessor's Map 2S111AB, Lots 00401. 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. COMPREHENSIVE PLAN DESIGNATION: Low Density Residential.APPLICABLE REVIEW CRITERIA: Community Development Code Chapters: 18.390, Procedures; 18.420, Land Partitions; 18.510, Residential Zoning Districts; 18.705, Access Egress and Circulation; 18.725, Environmental Performance Standards; 18.745, Landscaping and Screening;Off-Street Parking and Loading; 18.780, Signs; 18.790, Urban Forestry; 18.795, Visual Clearance;18.810,Street and Utility Improvement Standards. Attached are the Site Plan,Vicinity Map and Applicant's Statement/Plans 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: MONDAY MAY 1,2014. 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: _v/ 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&Number of Person(s)Commenting. C)4 V 1/1/ LI 3 _ -03 45/.3G/e1 CHECKED Vimu 5 2014 p 1 1 Il • e City of Tigard Ir T I GA R D REQUEST FOR COMMENTS DATE: April 17,2014 TO: TVF&R FROM: City of Tigard Planning Division STAFF CONTACT: Agnes Kowacz,Associate Planner Phone: (503) 718-2427 Fax: (503) 718-2748 Email:aimesk@tigard-offov MINOR LAND PARTITION(MLP)2014-00001 - BRITTANY HOMES PARTITION - REQUEST: The applicant proposes to partition one lot into two lots. There is currently a single family home being built on the proposed Lot 1 and an existing shop,located on the proposed Lot 2,which will be converted to a single family residence. LOCATION: The property is located at 8605 SW Pinebrook Street; Washington County Tax Assessor's Map 2S111AB, Lots 00401. 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 arc permitted conditionally. Some civic and institutional uses are also permitted conditionally. COMPREHENSIVE PLAN DESIGNATION: Low Density Residential.APPLICABLE REVIEW CRITERIA: Community Development Code Chapters: 18.390, Procedures; 18.420, Land Partitions; 18.510, Residential Zoning Districts; 18.705, Access Egress and Circulation; 18.725, Environmental Performance Standards; 18.745,Landscaping and Screening; Off-Street Parking and Loading; 18.780,Signs; 18.790, Urban Forestry; 18.795, Visual Clearance;18.810,Street and Utility Improvement Standards. Attached are the Site Plan,Vicinity Map and Applicant's Statement/Plans 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:MONDAY MAY 1,2014. 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 & Number of Person(s)Commenting: John Wolff IAM-CFI lyrist Deputy Fire Marshal II (503)259-1504-direct Tualatin Valley (503)649-8577-main Fire & Rescue John.Wolff@tvfr.com 11945 S.W.70th Avenue Tigard,OR 97223-9196 www.tvfr.com RECEIVED CleanWater Services MAY 01 2014 CITY OF TIGARD FLANNI G/ENGI EERING MEMORANDUM Date: April 29, 2014 To: Agnes Kowacz,Associate PI er, City of Tigard From: Jackie Sue Humphreys, lean Water Services(the District) Subject: Brittany Homes Partition,MLP 2014-00001,2S111AD00401 Please include the following comments when writing your conditions of approval: PRIOR TO ANY WORK ON THE SITE AND PARTITION PLAT RECORDING A Clean Water Services(the District) Storm Water Connection Permit Authorization must be obtained prior to plat approval and recordation. Application for the District's Permit Authorization must be in accordance with the requirements of the Design and Construction Standards, Resolution and Order No. 07-20, (or current R&O in effect at time of Engineering plan submittal), and is to include: a. Detailed plans prepared in accordance with Chapter 2, Section 2.04.2.b-1. b. Detailed grading and erosion control plan. An Erosion Control Permit will be required. • Area of Disturbance must be clearly identified on submitted construction plans. c. Detailed plans showing each lot within the development having direct access by gravity to public storm and sanitary sewer. d. Provisions for water quality in accordance with the requirements of the above named design standards. Water Quality is required for all new development and redevelopment areas per R&O 07-20, Section 4.05.5, Table 4-1. e. If use of an existing offsite or regional Water Quality Facility is proposed, it must be clearly identified on plans, showing its location, condition, capacity to treat this site and, any additional improvements and/or upgrades that may be needed to utilize that facility. 2550 SW Hillsboro Highway • Hillsboro,Oregon 97123 Phone: (503)681-3600 • Fax: (503)681-3603 • cleanwaterservices.org f. If private lot LIDA systems proposed, must comply with the current CWS Design and Construction Standards. A private maintenance agreement, for the proposed private lot LIDA systems, needs to be provided to the City for review and acceptance. g. Show all existing and proposed easements on plans. Any required storm sewer, sanitary sewer, and water quality related easements must be granted to the City. h. Site contains a"Sensitive Area." Applicant shall comply with the conditions as set forth in the Service Provider Letter No. 13-000399, dated March 22, 2013. i. Clean Water Services shall require an easement over the Vegetated Corridor conveying storm and surface water management to Clean Water Services that would prevent the owner of the Vegetated Corridor from activities and uses inconsistent with the purpose of the corridor and any easements therein. j. Detailed plans showing the sensitive area and corridor delineated, along with restoration and enhancement of the corridor. k. Provide DSL and Corps of Engineers permits for any work in the wetlands or creek prior to any on site work, including grading and erosion control. Include permit number on cover sheet of plans or provide concurrence with the delineation. 1. Any proposed offsite construction activities will require an update or amendment to the current Service Provider Letter for this project. CONCLUSION This Land Use Review does not constitute the District's approval of storm or sanitary sewer compliance to the NPDES permit held by the District. The District, prior to issuance of any connection permits, must approve final construction plans and drainage calculations. " City of Tigard TIGARD Memorandum To: Agnes Kowacz, Associate Planner From: Greg Berry, Project Engineer Re: MLP 2014-01; Brittany Homes Partition; 8605 SW Pinebrook Street Date: May 7, 2014 Findings: Access Management (Section 18.705.030.H) Section 18.705.030.H.1 states that an access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the City and AASHTO. The proposed 150-foot driveway provides access for both proposed lots and connects to Pinebrook Street, a Neighborhood Route. The street has a constant slope of about 4% and is without sight district restrictions. The proposed access is expected to meet these standards. Applicant has submitted a proposed easement that provides the required access. The easement should be executed and recorded. Prior to issuance of a site permit, the applicant shall provide a preliminary access report which verifies that the design of the driveway provides adequate sight distance, stacking and other applicable standards as set by the City and AASHTO. Upon completion of the driveway, the applicant's engineer shall submit a final access report to City engineering staff which verifies that the design of the driveway is safe by meeting adequate stacking needs, sight distance and deceleration standards as set by the City and AASHTO. The applicant shall obtain approval of this report prior to final plat approval. 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 MI.1'2(114-(N 101 Brittany I lomes Commcn(s A 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. Hall Blvd is the nearest Collector or Arterial. There is about 230 feet of separation between Hall Blvd. and the proposed driveway so this requirement is met. 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. No new driveways or street connections are proposed to Arterials or Collectors. This requirement 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 18.810.030E requires a Neighborhood Route to have at least a 54-foot right-of-way width and 32-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site is adjacent to Pinebrook Street, which is classified as a Neighborhood Route by the Tigard Transportation System Plan. At present, there is approximately 25 feet of right-of-way from the centerline, according to the most recent tax assessor's map. The MI.P 2014-0001 Brittany I!utiles Comments applicant shall dedicate additional right-of-way to provide 27 feet from centerline on Pinebrook Street on the final plat. Section 18.810E shows the requirements for Neighborhood Routes (including Pinebrook Street) as a 32-foot wide street with 5-foot wide sidewalks and 5 foot wide planter strips (including street trees) behind the curb within a 54-foot right-of-way. The applicant shall provide a half-street improvement of Pinebrook Street along their frontage to a 16-foot paved half-width with pavement tapers on each end, plus a curb, 5-foot wide planter strip (with street trees) and 5-foot wide sidewalk, all constructed in accordance with applicable Tigard codes and industry best practices. It appears that the proposed plans would meet this requirement 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 proposed development does not include any streets to be considered for extension. 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. The proposed development does not include any streets to be considered for adequate spacing. Section 18.810.030.H.2 states that all local, neighborhood routes and collector streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not 111,1'21114-1)11111 Brittany I tomes Comments possible to redesign, or reconfigure the street pattern to provide required extensions. Land is considered topographically constrained if the slope is greater than 15% for a distance of 250 feet or more. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. There is no available street connection to be considered. Culs-de-sacs: Section 18.810.030L states that a cul-de-sac may be no more than 200 feet long, shall not provide access to greater than 20 dwelling units, and shall be used only when environmental or topographical constraints, existing development pattern, or strict adherence to other standards in this code preclude street extension and through circulation. No cul-de-sacs are proposed with this development. Grades and Curves: Section 18.810.030.N states that grades shall not exceed ten percent on arterials, 12% on collector streets, or 12% on any other street (except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet). Centerline radii of curves shall be as determined by the City Engineer. The existing slope along Pinebrook Street is about 4% and no changes are proposed so this standard 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. The proposal does not include access to an Arterial or Major Collector. 1111.1'21114-IN 101 Britton) I I ,mcs(;um111, 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. No private streets are proposed with this development. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 2,000 feet measured along the right-of-way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development or; • For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. The proposed development will not result in the creation of a block. 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. No bicycle or pedestrian connections are required. 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. This proposed development includes construction of a sidewalk along the Pinebrook Street frontage. The sidewalk shown on the plans would meet this standard. Sanitary Sewers: Nil.1)20144n/1 Brit I limes(;nmmcnts 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. The applicant proposes to connect the new lots directly to an existing sanitary sewer line which extends through the site. No additional sewer extension is needed. Connection fees shall be paid for each sanitary sewer connection. All aspects of the sanitary sewer system design shall be approved prior to obtaining a site permit, and shall be complete and approved prior to plat approval. It appears the proposal will meet this standard. Storm Drainage: General Provisions: Section 18.810.100.A requires developers to make adequate provisions for storm water and flood water runoff. Applicant's submittal shows the site draining to a sump in a sag of the driveway. The applicant reports that the sump drains to the creek through a 10-line and has proven to have adequate capacity. 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 apparent significant upstream drainage ways that impact this development. The applicant shall design the storm drainage system to also accommodate all drainage that currently flows onto the subject property. All aspects of the storm drainage system design shall be approved prior to obtaining a site permit, and shall be complete and approved prior to plat approval. It appears this standard can be met. 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 \11.1'31114-INNil Brittam I I,)mLs I.(nnmrnt> 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 2007 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. CWS R&O 07-20 provides that a downstream capacity analysis is required for constructing new impervious surface of greater than 5,280 square feet. The proposed development will result in 4,094 square feet of impervious area so a downstream analysis is not required. Applicant has shown that construction of a detention facility is not feasible and will not be required. The applicant shall provide stormwater detention in accordance with Clean Water Services and City of Tigard requirements. The applicant will need to obtain city approval of the specific detention facilities, calculations showing the adequacy, easements providing for access to these facilities, and all other aspects of the detention system prior to issuance of the PFI permit, and all aspects of the stormwater system shall be complete prior to plat approval. It appears that this criterion can be met. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; N11,1'201401N11 Rnttanc I tomes Comments • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case-by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under- grounding. There are no existing overhead utility lines along SW Pinebrook so undergrounding is not need. Fire and Life Safety: The applicant shall obtain approval from Tualatin Valley Fire & Rescue (TVF&R) for access and hydrant placement prior to issuance of the PFI permit. Public Water System: The City of Tigard Public Works provides service in this area. The applicant shall obtain approval from the city of all aspects of the proposed development (as it relates to water service) prior to issuance of the PFI permit, and all water-related facilities must be complete and approved prior to plat approval.. 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. 07-20) which require the construction of on-site water quality facilities. The facilities shall be designed in accordance with the CWS Design and Construction Standards for Sanitary Sewer and Surface Water Management and 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. 111.1)21114-(1)111 Knttanc I Inmcs Comments The Applicant is proposing to provide partial treatment by installing 130 square feet of permeable pavers to reduce the impervious area. The fee in-lieu will be applied to the remaining impervious area. 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 applicant shall meet the requirements of the Federal Clean Water Act regarding National Pollutant Discharge Elimination System (NPDES) erosion control permits that may be needed for this project. The applicant shall follow all applicable requirements regarding erosion control, particularly those of the Federal Clean Water Act, State of Oregon, Clean Water Services, and City of Tigard including obtaining and abiding by the conditions of NPDES 1200-C or 1200-C-N permits as applicable. Site Permit Required: The applicant is required to obtain a Site Permit from the Building Division to cover all on-site private utility installations (water, sewer, storm, etc.) and driveway construction. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard. An addressing fee in the amount of $50.00 per address shall be assessed. This fee shall be paid to the City prior to issuance of permits. The developer will also be required to provide signage at the entrance of each shared flag lot driveway or private street that lists the addresses that are served by the given driveway or street. This will assist emergency services personnel to more easily find a particular home. 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. \11.1'Di 14-uuul Iirutunc I Inmos(:ommcnts 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 ISSUANCE OF THE SITE PERMIT: Submit to the Engineering Department (Greg Berry, 503-718-2468 or greg@tigard- or.gov) for review and approval: Prior to issuance of a site permit, a Public Facility Improvement (PFI) permit is required for this project to cover street, drainage, sewer and utility improvements and any other work in the public right-of-way or public utility easements. Five (5) 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.tiqard-or.qov). 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 document Prior to issuance of a site permit, the applicant shall provide an executed access easement and a preliminary access report which verifies design of driveways and streets are safe by meeting adequate sight distance, stacking and other applicable standards as set by the City and AASHTO. The applicant shall provide approval from TVF&R for access and hydrant placement prior to issuance of the PFI Permit. The City Engineer may determine the necessity for, and require submittal and approval of, a construction access and parking plan for the building phase. If the City Engineer deems such a plan necessary, the applicant shall provide the plan prior to issuance of building permits. \11.13 2O141NN11 Brittany I Tomes Comments Prior to issuance of permits, the applicant shall pay the addressing fee. (STAFF CONTACT: Paul Izatt, Public Works). The applicant shall provide final construction plans for a half-street improvement of Pinebrook Street along their frontage to a 16-foot paved half-width with a driveway apron, pavement tapers on each end, plus a curb, 5-foot wide planter strip (with street trees) and 5-foot wide sidewalk, all constructed in accordance with applicable Tigard codes and industry best practices. All aspects of the sanitary sewer system design shall be approved prior to obtaining a site permit. A connection permit is required to connect to the existing public sanitary sewer system. All aspects of the storm drainage system design shall be approved prior to obtaining a site permit. The City of Tigard Public Works provides water service in this area. The applicant shall obtain approval from the city of all aspects of the proposed development (as it relates to water service) prior to issuance of the PFI permit. The applicant shall pay fees and provide on-site water quality and detention facilities as required by Clean Water Services Design and Construction Standards (adopted by Resolution and Order No. 07-20). Final plans and calculations shall be submitted to the Engineering Department (Greg Berry) for review and approval prior to issuance of the site permit. In addition, a proposed maintenance plan shall be submitted along with the plans and calculations for review and approval. An erosion control plan shall be provided as part of the Public Facility Improvement (PFI) permit drawings. The plan shall conform to the "Erosion Prevention and Sediment Control Design and Planning Manual, February 2003 edition (and any subsequent versions or updates)." The applicant shall obtain a 1200-C or 1200-CN General Permit issued by the City of Tigard pursuant to ORS 468.740 and the Federal Clean Water Act if necessary. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: Submit to the Engineering Department (Greg Berry, 503-718-2468 or greg@tigard- or.gov) for review and approval: The applicant shall dedicate additional ROW to provide 27 feet from centerline on Pinebrook Street in accordance with city standards (as determined by the City Engineer) on the final plat. The applicant's engineer shall submit a final access report to City engineering staff which verifies design of driveways and streets are safe by meeting adequate MI.P 201 4-(HH I Brittany Homes Comments stacking needs, sight distance and deceleration standards as set by the City and AASHTO. Provide a recorded access easement. The public street improvements for this project shall include street improvements alongPine Street in accordance with City standards including the following and all other aspects of a standard city street in accordance with the TDC as determined by the City Engineer: A. 16 feet from centerline to curb on Pinebrook St; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 5-foot concrete sidewalk; F. 5-foot planter strip exclusive of curb along Pinebrook St; G. street trees in the planter strip spaced per TDC requirements; H. streetlights, in a layout approved by City Engineer; I. underground utilities; J. street signs; K. driveway apron; and L. adjustments in vertical and/or horizontal alignment if necessary to construct these streets in a safe manner, as approved by the Engineering Department. All aspects of the sanitary sewer system shall be complete and approved (with all appropriate fees paid) prior to plat approval. The applicant shall design the storm drainage system to accommodate all runoff from the site and also accommodate all drainage that currently flows onto the subject property. All aspects of the storm drainage system shall be complete and approved (with all appropriate fees paid) prior to plat approval. The City of Tigard Public Works provides service in this area. The applicant shall obtain approval from the city of all aspects of the proposed development (as it relates to water service), and all water-related facilities must be complete and approved (with all appropriate fees paid) prior to plat approval. N11.P 21114-1X111 Brittany I Tomes Comments RECE:IVED Attention: Agnes Kowacz APR 3 o 2014 City of Tigard Community Development Division PI-A CIIINGO/EF NGINE RING 13125 SW Hall Blvd,Tigard,OR 97223 Nancy Lewis 16730 SW Jordan Way King City, OR 97224 RE: Case ID Number: MLP2014-00001 I own the property at 8655 SW Pinebrook. It is not a rental, I have family that lives in that house. I object to allowing Brittany Homes, Inc to divide tax lot 00401 into two home sites. There is an easement road past my property to get to the lots at the back. Until recently,all of the back area was owned and occupied by one person.There was a house on the west end and a shop on the east side. I was told the property sold as two separate lots with the house taken by one party and Brittany homes buying the one with the shop. Brittany Homes fixed up the shop and then built a house on their lot.They also expanded the width of the drive significantly. Jeff Luedloff of Brittany Homes Inc. approached me about paying for a part of repaving the drive back to his new house and shop. He pointed out that it would increase my parking in the back and improve my property. At no time did he indicate that he had a plan to make the shop into another house but instead spoke of how it would be easy to sell a house with a shop . I understand the need to condense our use of the land, however,if this change is allowed it will turn a large shop into a large house and will result in having a very large building on a very small lot,which is inappropriate for the space. It will also create more traffic past my house where the children play,and will reduce the amount of parking available to the three houses in the area. The shop house will have no other place to park other than in someone else's space. I ask that this application be denied. It is bad land use. Thank y. for reading my appeal. � t ncy Le is RECEI V ED Agnes Kowacz MAY p j City of Tigard 2014 Community Development CITY OF►IGgD 13125 SW Hall Blvd PLANNING/ENGINEERING Tigard, OR 97223 Re: Case ID Number MLP2014-00001 Agnes: In regards to the above Case ID, we would like to register our concerns regarding the proposal to convert an existing shop into a single family residence at the proposed address of 8605 SW Pinebrook Street in Tigard. As you should be aware, this location was previously developed as a single family residence, then it was recently divided with a second residence added. We now oppose the further addition of a third residence on this site. Though we are not directly adjoining this location, we are nearby residents and feel it is inappropriate to further subdivide the property into yet another single family residence. This area is already without the infrastructure that many newer developments enjoy, such as sidewalks and additional streetlights. Traffic entering and exiting off nearby Hall Blvd into this area is uncontrolled and hazardous. Increasing the density in this neighborhood will only increase this hazard. If this proposal is approved, we further believe this will set a precedent for having existing lots in our neighborhood subdivided in the future that will increase the density and eliminate the atmosphere of an already long established neighborhood. As a longtime resident at our current location of nearly 20 years, we strongly oppose the proposal for a third single family residence at this location and are hopeful our opposition and concerns are taken into account with having the City of Tigard deny this proposal. Regards, sZe4,14,4" 7-11219//-,4a/e--47 Kenneth Murphy & Mary Gonzales 8620 SW Inez St. Tigard, OR 97224 MAILING / NOTIFICATION RECORDS 44 AFFIDAVIT OF MAILING •II1N .. , TIGARD I, Agnes Kowacz, being first duly sworn/affirm, on oath depose and say that I am an Associate Planner for the City of Tigard,Washington County, Oregon and that I served the following: {Check Apropnate Box(s)Below) 0 NOTICE OF a TYPE II Proposal FOR: MLP2014-00001,Minor Land Partition for Brittany Homes partition, 8605 SW Pinebrook Street,Tigard OR 97223. ❑ AMENDED NOTICE- x City of Tigard Planning Director ❑ Tigard Hearings Officer ❑ Tigard Planning Commission ❑ Tigard City Council 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 April 17, 2014,and deposited in the United States Mail on April 17,2014 postage prepaid. kfrVA Jel* '(Fern(n that Prepared Nonce) STATE OF OREGON County of Washington ss. City of Tigard sa- Subscribed and sworn/affirmed before me on the f? day of ,2014. �.,�.� OFFICIAL STAMP DEBBIE R ADAMSKI �' NOTARY PUBLIC-OREGON `%i COMMISSION N0.926083 MY COMMISSION EXPIRES MARCH 13,2018 CD4614:k .. 1.. CILL-14•%—d--i' NOTARY PUBLIC OF ORE 0 My Commission Expires: /g i II 111 IIIII Notice of a Type II Proposal Land Partitions .extnNvk-A T'`''"R° Case ID: MLP2014-00001 Tigard Community Development Contact Information Date of Notice: Thursday,April 17,2014 120 days = Thursday,August 07, 2014 To: Interested Persons Staff Contact: Agnes Kowacz 503-718-2427 agnesk@tigard-or.gov If you would like to comment on this proposal, we need to receive your written comments by 5 p.m. on Thursday, May 01, 2014 . Please mail or deliver your comments to 13125 SW Hall Blvd., Tigard, Oregon 97223. Include the Case ID Number: MLP2014-00001. Please address your comments to the appropriate staff person: Agnes Kowacz. Information About the Proposal Description of the Proposal: The applicant proposes to partition one lot into two lots. There is currently a single family home being built on the proposed Lot 1 and an existing shop, located on the proposed Lot 2,which will be converted to a single family residence. Applicant: Brittany Homes, Inc. Jeff Luedloff 22275 SW Scholls Sherwood Road Sherwood, OR 97140 Owner 1: Same as applicant Proposal Address: 8605 SW Pinebrook Street Legal WCTM 2S111AB,Tax lot 00401 Description: Zoning: R-4.5: Low-Density Residential District Approval Criteria: 18.420 What You Should Know About This Type II Proposal The proposed development requires a land use review. The goal of this notice is to invite interested parties to participate early in the decision-making process by submitting comments in writing during the open comment period. City of Tigard,Community Development Division•13125 SW Hall Blvd.,Tigard,Oregon 97223 I/CURPLN/Forms/QJ Staff Reports/Notice of Type II Proposal_Templ_06-05-12 Type II decisions are made by the Community Development Director after consideration of relevant evidence and public comments received during the open comment period. The decision will be mailed to the applicant and to owners of property located within 500 feet of the proposal site and anyone who submitted written comments or is otherwise entitled to a decision notice. The decision maker may: • Approve the proposal. • Approve the proposal with conditions. • Deny the proposal. All evidence considered in the decision will be contained in the public record and available for public review. If you would like to review this material, please schedule an appointment with Lora Garland, Records Management Specialist, 503-718-2483. If you wish to receive copies of the materials, city records will prepare them for you at a reasonable cost. Appeal Information 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. Comments directed at the relevant approval criteria (Tigard Development Code) are what constitute relevant evidence. Details regarding the appeal process and requirements are contained within Tigard Development Code Chapter 18.390. There is a fee charged for appeals. Attachments Included in this Notice Zoning and Site Map 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. ' 1 I \ . Zoning Map R-7` 7• W.,...I i.d Zonmp Cstpor o.,. / / i t l I 1 I j ''\ E Ls«na GREENSWARD LN a i _ NE✓U-CREEK-C•T �'kryc+ �� osr IIIIMOM,1/410 ROM6.1.51 ` - 4 i, ,_ I _ m......a W 1 „. f Es...... Si• R-12 A: �1 Oven",Za.f INEZ ST ®A.T.<c...eo-T. it-4.5 ��_ _..I _ R-4Y- ,._ .S SONITA RD I_ 9- � R-7j R-7 ,R1 83RD CT 04 — ���• —_ I ) ��..._._.��.. ..p , Li / 3 �a,......oanoE,eRrEw e - r ""0 .te= 1 -- e City of Tigard,Community Development Division•13125 SW Hall Blvd.,Tigard,Oregon 97223 I/CURPLN/Forms/Ql Staff Reports/Notice of Type II Proposal_Templ_06-05-12 Site Map _ _138.39 -c. _ _ _ '��' % LOT/2 1 J / 7631 SQ FT./ I; rEw I ma wanooa S1:r6AP(� iw w •\ /6' `b Q ' wows SHOD co r I MING / �Jqy h 2A'x37 / • VEGETATION Yq WCG O- I — �/ / CORRDOR AREA 4 3272 SQ FT I ,.q - - - asovew1-- DAVBANT •/ O'I m/ory DRIVEWAY �� 1�• _ ` . ... i _ .!. _ ._ . .. .4--`)----- .i*-- k Qi — — — 7 / / COWEDIt \// / ILOT/T I �Y� • 20. LOT SqE �J 1T.. 7726 SQ FT! , I d / • I I • / % 1. * / E eNec AN wi 11P)I HOUSE / VEGETATED CCRPCOA Cis CFF SRE PAVB.BJT DPNEWAV I Nrl1s y,. g • — — — — —89.75' / / / / •/ •/ / / / •/ / / / x FACE OF CURB E PINEBROOK ST FACE OF CURB City of Tigard,Community Development Division •13125 SW Hall Blvd.,Tigard,Oregon 97223 I/CURPLN/Forms/QJ Staff Reports/Notice of Type II Proposal_Templ_06-05-12 2S112BC05100 2S112BC00900 14900 SW 83RD AVE LLC BABIN, CHARLES J PO BOX 2717 VIRGINIA L WILSONVILLE OR 97070 14825 SW 81ST -x,7Lr 18/7' j TIGARD OR 97224 2S112CB17700 2S112BC11100 ABUALHAJ, MARWAN H & BABIN, CHARLES J/VIRGINIA L MARAQA, KHAWLA Y 14825 SW 81ST 15132 SW 84TH AVE TIGARD OR 97223 TIGARD OR 97224 2S111AD09700 2S111DA02700 ABUKHATER, JANET LEE BAE, SARA S 8705 SW REILING ST 8575 SW LODI LN TIGARD OR 97224 TIGARD OR 97224 2S 112CB09000 2S112BC09800 ALAIMO, JOSEPH R BAESE, CRAIG A ALLEN, ELISABETH L COUTURE, LINDA L 15152 SW KENTON DR 8070 SW VIOLA TIGARD OR 97224 TIGARD OR 97224 2S112BCO2900 2S111DA03000 ALLEN LIVING TRUST BARANICK, SCOTT&TERRI 8325 SW MURDOCK ST 8585 SW BRAEBURN LN TIGARD OR 97224 TIGARD OR 97224 2S112BC11600 2S112CB08300 ALRICK, DONALD E& MERI C BARKER, PATRICIA R 8137 SW MATTHEW PARK ST 15016 SW KENTON DR TIGARD OR 97224 TIGARD OR 97224 2S112CB15500 2S112CB16200 ANDERSON, STEVEN J & BARNES, JAMES H ELIZABETH M MENZIA, STEPHANIE A 8439 SW NORFOLK CT 8330 SW NORFOLK LN TIGARD OR 97224 TIGARD OR 97224 2S112CB16500 2S111AD21000 ANGLEMIER, ROBERT F& KATHERINE BEACON HOMES NORTHWEST INC 8260 SW NORFOLK LN 7125 SW HAMPTON ST TIGARD OR 97224 PORTLAND OR 97223 2S111AD18400 2S111AD21300 ARJOMAND, HAMID G BEACON HOMES NORTHWEST INC 14920 SW JONAGOLD TER 7125 SW HAMPTON ST TIGARD OR 97224 PORTLAND OR 97223 2S111AD09300 2S111AD10500 AUSBIE, DEVIN C&TRISHA A BEHRENS, SANDRA ROSS TRUST 8745 SW REILING ST 15050 SW 88TH AVE TIGARD OR 97223 TIGARD OR 97224 2S112BC05000 2S112BC11800 BEIJER, KIRSTEN E BURGESS, JERRY S & RISA 14880 SW 83RD AVE 14869 SW 81ST AVE TIGARD OR 97224 TIGARD OR 97224 2S111DA03200 2S112CB15200 BE IX, JOHN &ALEXIS BYES, DEBRA 16212 SW MCINTOSH TER 15135 SW 84TH AVE TIGARD OR 97224 TIGARD OR 97224 2S112BC10600 2S112CB12800 BENSON, BARBARA J CALDWELL, MICHELE A& BRENT A 8256 SW MATTHEW PARK ST 15000 SW KENTON DR TIGARD OR 97224 TIGARD OR 97224 2S112CB16000 2S112BC04300 BIGGS, BRET P CARLETON, MARK E BIGGS, PHILIP F JOLIN-CARLETON, MICHELLE 23606 SW ROBSON TER 8360 SW MURDOCK ST SHERWOOD OR 97140 TIGARD OR 97224 2S112BC10200 2S112BC10400 BINABESE, GEORGE/CHARLYNE K CARLEY, MARIANNE 8116 SW MATTHEW PARK ST 8212 SW MATTHEW PARK ST TIGARD OR 97224 TIGARD OR 97224 2S112CB07900 2S111AD18600 BOARDMAN, JOHN E LIVING TRUST CHALMERS, JENNIFER& KALE FERRIS, DONNA JEAN LIVING TRUST 14941 SW JONAGOLD TER 15089 SW KENTON DR TIGARD OR 97224 TIGARD OR 97224 2S111AD06100 2S111DA00900 BRADEN, DONALD W CHRISTENSEN, BRADLEY K 12238 SW CLYDESDALE CT 8601 SW BRAEBURN LN TIGARD OR 97223 TIGARD OR 97224 2S111AD18000 2S112BC06200 BRAHMAPREMANANDA ASHRAMA CORP CHRISTIAN, JARED& CAREY 14840 SW JONAGOLD TER 16205 SW 108TH AVE#219 TIGARD OR 97224 PORTLAND OR 97224 2S111AD18300 2S112BC04500 BREMNER, ANDREW& STEPHANIE COLEMAN, VINCENT M 14906 SW JONAGOLD TER 8440 SW MURDOCK TIGARD OR 97224 TIGARD OR 97224 2S112BC05500 2S112CB13100 BROD, STEVE D&YVONNE W COOK, JILLENE D 8360 SW LAMANCHE CT 14932 SW KENTON DR TIGARD OR 97224 TIGARD OR 97224 2S112CB12700 2S111AD18100 CORBIN, GARY S & TERRIE L DO, NGAN 15070 SW 81ST AVE 14852 SW JONAGOLD TER TIGARD OR 97224 PORTLAND OR 97244 2S112BCO2800 2S111AD19000 CORNWELL, PAUL A IRREVOCABLE TRU DOBEK, DEVON CHRISTOPHER BY ALLEN, JUDITH J TR DOBEK, JESSICA CARMONA 585 ANDREA CT SE 14865 SW JONAGOLD TER SALEM OR 97302 TIGARD OR 97224 2S112BC00600 2S112BC11200 CRISMAN, ALLEN B DOOLEY, DONOVAN K&EMILY E 14940 SW 81ST AVE 8225 SW MATTHEW PARK ST PORTLAND OR 97224 TIGARD OR 97224 2S112BC05800 2S112BC05700 CROWE, MARGARET A EASTGATE, SUSAN MARIE 8420 SW LA MANCHA CT 8400 SW LAMANCHA CT TIGARD OR 97224 TIGARD OR 97224 2S112CB13300 2S112CB15400 CUSTOVIC, ZLATAN EBERHART, TY J 14896 SW KENTON DR 8425 SW NORFOLK CT TIGARD OR 97224 TIGARD OR 97224 2S111AD11300 2S112BC01800 DALE, JEANNENE B ELLIOTT, THOMAS SCOTT& PAMELA 15025 SW 88TH AVE 14735 SW 84TH CT TIGARD OR 97223 TIGARD OR 97224 2S111AD17700 2S112CB08400 DANIEL, KEVIN J &JESSICA L ELWOOD, JILL 14786 SW JONAGOLD TER 9831 NW BARTHOLOMEW DR TIGARD OR 97224 PORTLAND OR 97229 2S112BC01700 2S112CB12400 DECHAUVIGNY, MAUDIE EVERHART, WILLIAM W& GEORGIA A 14755 SW 84TH CT 8145 SW ROSS ST TIGARD OR 97224 TIGARD OR 97224 2S111AD09200 2S112CB12300 DIRKSEN, CHRISTOPHER E & REANNA FITZGERALD, GENE A& KAREN L 8755 SW REILING ST 15051 SW 81ST AVE TIGARD OR 97224 TIGARD OR 97224 2S111AD10800 2S111DA03400 DITTER, JESSE C & KLAUDIA S FLORES, FIDEL A& LETICIA 15140 SW 88TH AVE 15230 SW MCINTOSH TER TIGARD OR 97224 TIGARD OR 97224 2S112BC06100 2S111AD18700 FOWLER, JAMES D JR/MARIA K GRISHAM, JOSEPH P& TRACY R 8435 SW LA MANCHA CT 14925 SW JONAGOLD TER TIGARD OR 97223 TIGARD OR 97224 2S112BC05200 2S112CB15700 FRIEDMAN, MITCH DAVID HA, CU XUAN & 14920 SW 83RD AVE LE, HANG THI TIGARD OR 97224 8450 NW NORFOLK CT TIGARD OR 97224 2S112CB08600 2S112CB 7900 FRIES, PATTY S RAMP. ON COURT OWNERS OF 15072 SW KENTON DR LOTS TIGARD OR 97224 00000 2S112CB16100 2S112BC08500 GAO, XIANGZHE HANSEN, PATRICK L DING, XIAOHONG 14785 SW 81ST AVE 19240 NAGLY CT TIGARD OR 97224 LAKE OSWEGO OR 97035 2S112CB16900 2S111AD17800 GATTO, MICHAEL E &JENNIFER S HARPER, JAMES M 15150 SW 83RD AVE 14904 SW JONAGOLD TER TIGARD OR 97224 TIGARD OR 97224 2S111DA01000 2S112BC04000 GILCHRIST, PAUL E &CYNTHIA J HAWKINS, DANIELLE 8601 SW BRAEBURN LN 14093 SW NORTHVIEW DR TIGARD OR 97224 TIGARD OR 97223 2S112BC11500 2S111AD10000 GINSBACH, ERIC S HENNESSY, RYAN & MELISSA 8159 SW MATTHEW PARK ST 8710 SW REILING ST TIGARD OR 97224 TIGARD OR 97224 2 S 112 BC 10500 2 S 111 A D09900 GLANVILLE, ERNEST J & MICHELLE D HICKEY, TY 8238 SW MATTHEW PARK ST BARKER, TERRA TIGARD OR 97224 8700 SW REILING ST TIGARD OR 97224 2S112CB15900 2S111AD10300 GOEDJEN, DON HODGSON, DAVID A/GEORGANNE C 8400 SW NORFOLK CT 8740 SW REILING ST TIGARD OR 97224 TIGARD OR 97224 2S112BC11000 2S112CB00500 GRIEBEL, RICHARD J HOGGAN, RICHARD E/GAYLE A BROWN, MARJORIE V 15233 SW 81ST AVE 8247 SW MATTHEW PARK ST TIGARD OR 97224 TIGARD OR 97224 2S112CBQ0600 2S112CB08500 HOGGAN, RICHARD E/GAYLE A JARVIS, LOUIS R& NINA K 15233 SW 81sT AVE 15050 SW KENTON DR TIGARD OR 97224 TIGARD OR 97224 2S112C 00501 2S111DA02400 HOGGAN, ICHARD E/GAYLE A JEDAN, MICHAEL E & 15233 SW 8 T AVE HEIRONIMUS, BETH A TIGARDrOR 9 24 8574 SW LODI LN TIGARD OR 97224 2S112CB08800 2S112CB17300 HOOVER, BENJAMIN D& CASEY E JORDAN, RUSSELL A&CHERYL A 15118 SW KENTON DR 8313 SW NORFOLK LN PORTLAND OR 97224 TIGARD OR 97224 2S112BC04800 2S111AD19400 NORMAN, COLIN D& LINDA A KADEL, BRIANA R 14840 SW 83RD AVE 15475 SW 150TH AVE TIGARD OR 97224 TIGARD OR 97224 2S112BC11900 2S112BC11400 HOUGHTON FAMILY LLC KANE, KAREN REVOCABLE TRUST BY HOUGHTON, RAY&CAROLYN 8203 SW MATTHEW PARK ST 6931 NW 25TH LN TIGARD OR 97224 REDMOND OR 97756 2S112BC03000 2S112CB08900 HOUSE, EDWARD BRILEY JR KELLER, STEVEN J & JEANINE M 14725 SW 83RD 15130 SW KENTON DR TIGARD OR 97224 TIGARD OR 97224 2S111AD09000 2S112BC05400 INCOGNITO, LISA J & BIAGIO KERN, JO NELL 8775 SW REILING ST 8340 SW LA MANCHA CT TIGARD OR 97224 TIGARD OR 97224 2S112CB00301 2S111 DA03500 JACOB, JEFF AND JANICE KIM, SEONG I & JASMINE E 15160 SW 81ST AVE 15242 SW MCINTOSH TER TIGARD OR 97224 TIGARD OR 97224 2S112CB00403 2S111AD18900 JANES, LYNNETTE M & KENNETH G KIM, TERRY YOUNG PO BOX 23399 HAN, HYO HYUN TIGARD OR 97281 14873 SW JONAGOLD TER TIGARD OR 97224 2S112CB13400 2S111DA02600 JANSEN, DANA L KING, AMY K 14874 SW KENTON DR 8591 SW LODI LN TIGARD OR 97224 PORTLAND OR 97224 2S112BC03800 2S112BC08300 KING, MICHAEL A& CATHARINE E LEE, DAVID H& LINA P 14740 SW 83RD AVE 8156 SW CAROLE CT TIGARD OR 97224 TIGARD OR 97224 2S111AD19500 2S111AD11000 KRAEMER JOINT REV LIV TRUST LEISER, ANNE TRUSTEE BY KRAEMER, STEPHEN C&COREEN K TR 6009 SW PENDLETON CT 14931 SW 88TH AVE PORTLAND OR 97221 TIGARD OR 97224 2S112BC06700 2S112BC09500 KRAFT, ALLEN C LIEN, ROBERT A/CATHERINE L MORENO, LEAH 8063 SW VIOLA 8315 SW LA MANCHA CT TIGARD OR 97224 TIGARD OR 97224 2S112CB09100 2S111DA02800 KUO, HUEY-JU & LIM, EILEEN 0 PAO, CHENG-MIN 8572 SW BRAEBURN LN % PAO, CHUN-CHI TIGARD OR 97224 7444 SW ASHFORD ST TIGARD OR 97224 2511 D21200 2S112CB12500 LADY APPLE OWNERS ASSOCIATION LUTTER, STEPHAN G & 00400 KELLIE S 15033 SW 81ST AVE PORTLAND OR 97224 2S112BC11700 2S112BC08400 LALLY, GREGGL & CONNIE L MARTIN, JEFFREY D&AMY 8111 SW MATTHEW PARK 8134 SW CAROLE CT TIGARD OR 97224 TIGARD OR 97224 2S112CB00402 2S112BC 1300 LAM, CANH T MATT PARK OWNERS OF 15220 SW 81ST AVE LOTS TIGARD OR 97223 00000 2S111AD09100 2S112BC06000 LARSEN, JULIE ANN MAYES, RICHARD W&JANICE D 8765 SW REILING ST 8445 SW LAMANCHA CT TIGARD OR 97224 TIGARD OR 97224 2S111DA03300 2S112CB08700 LAWTON, JASON & TANYA MCCART, KENNETH K& MARGARET A 15222 SW MCINTOSH TER 15094 SW KENTON DR TIGARD OR 97224 TIGARD OR 97224 2S112CB12900 2S111DA02900 LAYMAN, DEVIN F &JIA A MCDONNAL, WILLIAM 14976 SW KENTON DR 8580 SW BRAEBURN LN TIGARD OR 97224 TIGARD OR 97224 2S112CB16400 2S112BC09700 MCELDERRY, BRUCE K JR TRUST NICOLL, ELIZABETH L & MCELDERRY, KATHLEEN A TRUST ANDREEV, GEORGE C 17721 KELOK RD 8094 SW VIOLA ST LAKE OSWEGO OR 97034 PORTLAND OR 97224 2S111AD09600 2S112CB18100 MCMAHAN, KARLIN M/ADRIAN B NIENABER, RYAN& JENNIFER 8715 SW REILING ST 8421 SW ROSS ST TIGARD OR 97223 PORTLAND OR 97224 2S112CB15600 23111AD17500 MENDOZA, KATHY M NORTHWEST CEDARS PROPERTIES 8443 SW NORFOLK CT GRODEM, GAIL BITAR REVOCABLE TRUST TIGARD OR 97224 DEGROOD, AL M & VIRGINIA E DEGRO 9828 BURNSIDE#200 PORTLAND OR 97216 2S112CB16700 2S112BC03900 MILLER, CEDAR N &JENNIFER E O'KEEFE, EDWARD G AND 8255 SW NORFOLK LN RITAMARIE P TIGARD OR 97224 14760 SW 83RD TIGARD OR 97224 2S112BC04200 2S112CB12600 MILLER, NED A AND DIANE E OCHS, JAMES A& PATRICIA A 8330 SW MURDOCK ST 15038 SW 81ST AVE TIGARD OR 97223 TIGARD OR 97224 2S112BCO2700 2S112CB14900 MINOR, LAWRENCE ARLEN JR& OREGON DEPT OF TRANSPORTATION BIALAS, CHRISTINA M FINANCIAL SERVICES 14750 SW 84TH CT 355 CAPITOL ST NE, RM 434 TIGARD OR 97224 SALEM OR 97301 2S111AD10900 2S112CB17400 MITCHELL, BARRY 0 OTNESS, CHRISTOPHER J & 15145 SW 88TH AVE SHARON D TIGARD OR 97224 8325 SW NORFOLK LN TIGARD OR 97224 2S112BC05300 2S111AD11100 MUSQUIN, CLAUDE A & MONIQUE PAEPER, DALE ANNETTE 725 NW 10TH AVE#105 15085 SW 88TH AVE PORTLAND OR 97209 TIGARD OR 97224 2S112CB17100 2S111AD11200 NAG, SAUMYA PAVAO, DANIEL S& MOLLY J 15111 SW 83RD AVE 15055 SW 88TH AVE TIGARD OR 97224 PORTLAND OR 97224 2S111DA01100 2S112CB17600 NGUYEN, HENRY H & PELZER, TREV K&JENNIFER YUEN, CHIU-KUEN 15154 SW 84TH AVE 8600 SW BRAEBURN LN TIGARD OR 97224 TIGARD OR 97224 2S112CB17200 2S112BC05600 PHILLIPS, PERPETUA M SARANT, DAMON N & NORA KATHARINE 15151 SW 83RD AVE 13194 SW YARROW WAY TIGARD OR 97224 PORTLAND OR 97224 2S112CB08000 2S111DA00800 PIETROK, EDWARD M & LAURA A SCHELL, ELLEN CHRISTINE 15063 SW KENTON DR 8625 SW BRAEBURN LN TIGARD OR 97224 TIGARD OR 97224 2S111AD19200 2S112CB00900 PRACHYABRUED, SANDRA HOAI-THAO T SCHMIDT FARM LLC PRACHYABRUED, PRACHYA 25717 SW LABROUSSE RD 8587 SW LADY APPLE LN SHERWOOD OR 97140 TIGARD OR 97224 2S112C817500 2S112BC10700 REYNOLDS, RYAN A SCHMIDT FARM LLC 15180 SW 84TH AVE 25717 SW LABROUSSE RD TIGARD OR 97224 SHERWOOD OR 97140 2S112BC06500 2S111AD19100 RICHINS, GEHRIG &ASHLEY SCHRADER, KELLY L 8355 SW LA MANCHA CT 8595 SW LADY APPLE LN TIGARD OR 97224 TIGARD OR 97224 2S112CB14400 25111 DA03100 RISTAU, ROBERT& KATHARINE SENG, SONICA 14943 SW KENTON DR PHLONG, BUNTHOEUN TIGARD OR 97224 SAM, SYNADE 8571 SW BRAEBURN LN TIGARD OR 97224 2S112CB14700 2S112BC04600 ROLLINS, SANDRA K&JACK A SEPP, JOHN ERIC& LAURIE KAE 15007 SW KENTON DR 8480 SW MURDOCK ST TIGARD OR 97224 TIGARD OR 97224 2S112CB00700 2S112CB16300 ROSS STREET LLC SHIRZAD, MARCUS MUSTAFA & NATAL' 5440 SW WESTGATE DR#370 14664 SW SCARLETT DR PORTLAND OR 97221 TIGARD OR 97224 2S111AD09800 2S112BC00700 ROSS, EDWARD M/JACQUELINE E SILVER, JENNIFER 8695 SW REILING 14980 SW 81ST AVE TIGARD OR 97224 TIGARD OR 97224 2S112BCO2600 2S112CB13000 SALGADO, JOSE & IRMA SKIDMORE, SHIRLEY A& 14730 SW 84TH CT QUANT, RONALD E TIGARD OR 97224 14954 SW KENTON DR TIGARD OR 97224 2S112CB16800 2S111AD10100 SKINNER, RONALD S& SUSIE THOMPSON, SHAWNA& RYAN 8267 SW NORFOLK LN 8720 SW REILING ST TIGARD OR 97224 PORTLAND OR 97224 2S111AD17600 2S111AD18200 SMITH, TODD S& SUSAN M THORSFELDT, EINAR L 8735 SW REILING ST THORSFELDT, SREY M TIGARD OR 97224 14884 SW JONAGOLD TER TIGARD OR 97223 2S112BC06400 25111 DA01300 STEELE, SHELLY TIEN, PAUL W 8375 SW LAMANCHA CT 8605 SW LODI LN TIGARD OR 97224 TIGARD OR 97224 2S111AD10400 2S112BC10800 STRAUHAL, FRANK C & KAREN L TIGARD, CITY OF 8790 SW REILING ST 13125 SW HALL TIGARD OR 97224 TIGARD OR 97223 2S111AD18500 2S111AQ21100 STRUB, MICHAEL&TINA TIGARD,CITY OF 14936 SW JONAGOLD TER 13125 SW HALL BLVD TIGARD OR 97224 TIGARD OR 97223 2S112BC09600 2S112CB15300 SUMMERS, JAMES B &ALLISON I TOMES, RICHARD L &AMANDA J 8085 SW VIOLA ST 15179 SW 84TH AVE TIGARD OR 97224 TIGARD OR 97224 2S112BC10900 2S111AD10600 TAKAMURA, ANN M TRIPLETT, SUSAN 701 NORTH 5TH ST,#C2015 15080 SW 88TH AVE LEBANON OR 97355 TIGARD OR 97224 2S112CB15800 2S112BC05900 TELFER, CHRISTINE L TRUJILLO, LEOPOLDO 8420 SW NORFOLK CT 8440 SW LA MANCHA CT TIGARD OR 97224 TIGARD OR 97224 2S112CB08200 2S 111 AD08900 THOMAS, JON M & STEPHANIE A TUCKER MCCOY, PATRICIA ANN 15029 SW KENTON DR 8785 SW REILING ST TIGARD OR 97224 TIGARD OR 97224 2S112BC04100 2S111AD08700 THOMPSON, CRAIG L & DIANE F TUSKI, JOLENE C 14820 SW 83RD AVE 8805 SW REILING ST TIGARD OR 97224 TIGARD OR 97224 2S 111 A D 18800 2S112CB00401 TYLER SEABOLD WASHINGTON COUNTY HORSLEY, TALIA SUPPORT SERVICES- FACILITIES 14911 SW JONAGOLD TER ATTN: TERESA WILSON TIGARD OR 97224 169 N FIRST AVE HILLSBORO OR 97124 2S112BC08200 2S112CB14500 TYLER, DAVID W& LISA M WATSON, ROGER G & SUSAN G 8178 SW CAROLE CT 14967 SW KENTON DR TIGARD OR 97224 TIGARD OR 97224 2S112BC06600 2S112BC04900 UJAKOVICH, THERESA C WELLS, ROBIN A TRUST 8335 SW LA MANCHA CT BY ROBIN A WELLS TR TIGARD OR 97224 14860 SW 83RD AVE PORTLAND OR 97224 2S112BC10300 2S111AD08800 URBAN, MICHAEL E WESTERSUND, KRISTEN R AND 8140 SW MATTHEW PARK ST MARGARET L TIGARD OR 97224 8795 SW REILING STREET TIGARD OR 97224 2S112BC08100 2S111AD10700 VANVLEET, BRIAN R WESTFALL, DAVID K AND 8167 SW CAROLE CT TINA M TIGARD OR 97224 15110 SW 88TH TIGARD OR 97224 2S111AD17900 2S112CB17000 VENTURINI, MICHAEL L WEYRAUCH, LAURIE 14826 SW JONAGOLD TER 15110 SW 83RD AVE TIGARD OR 97224 TIGARD OR 97224 2S112CB18000 2S111AD19300 VU, HOANG WHALEY, TODD J HUYNH, HONG 14811 SW JONAGOLD TER 8475 SW ROSS ST TIGARD OR 97224 TIGARD OR 97224 2S112BC06300 2S112BC04400 WAINWRIGHT FAMILY LLC WILLIAMS, TRAVIS C 6120 SW HUBER ST 8390 SW MURDOCK ST PORTLAND OR 97219 TIGARD OR 97224 2S112CB16600 2S112CB14600 WARD, LYN WISE, RONALD H 8250 SW NORFOLK LN 10598 SW NAEVE ST TIGARD OR 97224 TIGARD OR 97224 2S112CB08100 2S111AD17400 WARREN, STEVEN C FAMILY TRUST WOLF, MARTIN W&CHANTELLE M WARREN, JANETH A FAMILY TRUST 8725 SW REILING ST 15041 SW KENTON DR TIGARD OR 97224 TIGARD OR 97224 2S111AD10200 WOODY, SAMUEL T& REBECCA R 8730 SW REILING ST TIGARD OR 97224 2S112CB09200 WORNATH, HARRY L & DOROTHY M 8440 SW SORRENTO RD BEAVERTON OR 97008 2S112CB13200 YEVSEYEV, DMITRIY HERNANDEZ, LEAH M 14910 SW KENTON DR PORTLAND OR 97224 DON & DOROTHY ERDT The following labels list interested persons who requested notice 13760 SW 121ST AVENUE re:ANY development ANYWHERE in Tigard. See Memo for File re: TIGARD OR 97223 Interested Parties Update,August 2012. BARRY ALBERTSON VANESSA FOSTER 15445 SW 150TH AVE 13085 SW HOWARD DR TIGARD OR 97224 TIGARD OR 97223 SUSAN BEILKE MONA KNAPP 11755 SW 114TH PLACE 9600 SW FREWING STREET TIGARD OR 97223 TIGARD,OR 97223 ELLEN BEILSTEIN BEVERLY FROUDE 14630 SW 139TH AVE 12200 SW BULL MOUNTAIN ROAD TIGARD OR 97224 TIGARD OR 97224 HEIDI BRENNEMAN NAOMI GALLUCCI 11680 SW TIGARD DRIVE 11285 SW 78TH AVENUE TIGARD OR 97223 TIGARD OR 97223 GRETCHEN BUEHNER CPO 4B MAILING ADDRESS 13249 SW 136TH PLACE 16200 SW PACIFIC HWY,STE H, BOX 242 TIGARD OR 97224 TIGARD OR 97224 REX CAFFALL KEVIN HOGAN 13205 SW VILLAGE GLENN 14357 SW 133RD AVENUE TIGARD OR 97223 TIGARD OR 97224 LORA GARLAND, CITY RECORDS HAROLD AND RUTH HOWLAND CITY OF TIGARD 13145 SW BENISH 13125 SW HALL BLVD TIGARD OR 97223 TIGARD OR 97223 PATRICIA KEERINS NO it Don't mail the City of Tigard label 12195 SW 1215T AVE if there is already a label for City of Tigard TIGARD OR 97223 printed from the GIS labels list. /CURPLN/SetUp/Labels/CIT Citywide Last Update:06 24 2013 ALEXANDER CRAGHEAD JULIE RUSSELL, CPO 4B CHAIR 12205 SW HALL BOULEVARD 12662 SW TERRAVIEW DRIVE TIGARD OR 97223-6210 TIGARD OR 97224 GENE MILDREN BRAD SPRING MILDREN DESIGN GROUP 7555 SW SPRUCE STREET 7650 SW BEVELAND ST, STE 120 TIGARD OR 97223 TIGARD OR 97223 NATHAN AND ANN MURDOCK CHARLIE AND LARIE STALZER 7415 SW SPRUCE STREET 14781 SW JULIET TERRACE TIGARD OR 97223 TIGARD OR 97224 PATTY NEWTH ROSS SUNDBERG 12180 SW MERESTONE COURT 16382 SW 104TH AVE TIGARD OR 97223 TIGARD OR 97224 TODD HARDING& BLAKE HERING JR. WILLIAM S. FARGHER NORRIS BEGGS&SIMPSON EQUITY BUILDERS REALTY 121 SW MORRISON,SUITE 200 10300 SW 92ND AVENUE PORTLAND OR 97204 HAPPY VALLEY OR 97086 DAVID WALSH GLENNA THOMPSON 10236 SW STUART COURT 13676 SW HALL BLVD UNIT 2 TIGARD OR 97223 TIGARD OR 97223 SUE RORMAN BRIAN WEGENER 11250 SW 82ND AVE 9830 SW KIMBERLY DRIVE TIGARD OR 97223 TIGARD OR 97224 LISA HAMILTON, CPO 46 VICE CHAIR CAROL RENAUD—WACO CPO NEWSLETTER COORD. 13565 SW BEEF BEND ROAD OSU EXTENSION SVC-CITIZEN INVOLVEMENT FACULTY TIGARD OR 97224 155 NORTH 1ST AVENUE SUITE 200 MS48 HILLSBORO OR 97124 DAVID KIMMEL VICTOR DEFILIPPIS 1335 SW 66TH SUITE 201 13892 SW BRAYDON CT PORTLAND OR 97225 TIGARD OR 97224 /CURPLN/SetUp/Labels/CIT Citywide Last Update:06 24 2013 Persons listed below want to be notified about EAST side No persons currently want to be notified about SOUTH development ONLY: or CENTRAL development ONLY: Jim Long, Chair, CPO 4M 10730 SW 72nd Ave Portland, OR 97223 DAYLE D.& EVELYN 0. BEACH 11530 SW 72ND AVENUE TIGARD OR 97223 /CURPLN/SetUp/Labels/CIT Citywide Last Update:06 24 2013 AFFIDAVIT OF MAILING TIGARD I,Agnes Kowacz,being first duly sworn/affirm, on oath depose and say that I am an Associate Planner for the City of Tigard,Washington County,Oregon and that I served the following: ((ilea Appeopnate}3ox(s)Below) ® NOTICE OF a TYPE II Decision FOR: MLP2014-00001 (Brittany Homes) NOTICE TO AGENCIES ❑ AMENDED NOTICE— ® City of Tigard Planning Director ❑ Tigard Hearings Officer ❑ Tigard Planning Commission ❑ Tigard City Council 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 28,2014 and deposited in the United States Mail on May 28.2014 postage prepaid. °V-01QW AG 1 S KOWACZ STATE OF OREGON County of Washington ss. City of Tigard Subscribed and sworn/affirmed before me on the 2 8 day of ,2014. OFFICIAL STAMP BETSY GALICIA NOTARY PUBLIC-OREGON COMMISSION N0.925741 ` v, 0-6. e/1 MY COMMISSION EXPIRES MARCH 09,2018 NOTARY PUBLI OF OREGO My Commission Expires: 2 0/ e Notice of a Type II Decision ., Land Partitions xhti- TIGARD Case ID: MLP2014-00001 (Brittany Homes) The Decision Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the requested land use action, subject to certain conditions of approval. The findings and conclusions on which the decision is based are noted in the Final Decision and the proposal is described below. Tigard Community Development Contact Information Date of Notice: Wednesday,May 28,2014 120 days = Thursday,August 07,2014 Staff Contact: Agnes Kowacz 503-718-2427 agnesk@tigard-or.gov Appeal Information All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision may appeal the decision. Appeal forms are available on the city's website or by person at the Permits Center. If you would like to appeal this land use decision, we need to receive your completed appeal form by 4 p.m. on Wednesday,June 11, 2014. Please include the Case ID Number: MLP2014-00001. Please hand-deliver your completed appeal form (which will be time-stamped) and pay the associated appeal fees at the Permits Center, 13125 SW Hall Blvd., Tigard, Oregon 97223. If you have any questions regarding this decision please address them to the appropriate staff person noted on this form: Agnes Kowacz and note the Case ID Number: MLP2014-00001 This decision is final on Wednesday, May 28, 2014, unless an appeal is filed. The decision will go into effect on Thursday,June 12,2014,unless an appeal is filed. A copy of the Final Decision is available upon request from the staff contact person noted above. Information About the Decision Applicant: Brittany Homes, Inc. Owner. Same as applicant Bare LLC Jeff Luedloff 22275 SW Scholls Sherwood Road Sherwood,OR 97140 Description of the Proposal: The applicant proposes to partition one lot into two lots. There is currently a single family home being built on the proposed Lot 1 and an existing shop,located on the proposed Lot 2,which will be converted to a single family residence. Legal WCTM 2S111AB,Tax lot 00401 Description: Zoning: R-4.5: Low-Density Residential District Appeal Procedure Details City of Tigard,Community Development Division•13125 SW Hall Blvd.,Tigard,Oregon 97223 pg. 1 I/CURPLN/Forms/QJ Staff Report/Notice of Type II Decision Templ_08 2812 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 4 p.m. on Wednesday,June 11,2014 Site Map Y ALE 138.39' �-_--� Los/2 I I 7ur / Pal R aA *memo •I I PCP u vo im 9947 vEGETATICIN O- l COWR J i / 4272 SO GP M.e.R Oat. ——— 4/ GAP PBfv°Mr I1 G r Lc.pI ROVE 9a EE � . I � / sgmcirlE PAEW CLE_ WAEFfi I I ' *GUAM:,CCOSDas / OPJMS Off 9TE I PAVBO7 .r / / / / / / / / / / 3iYA11( FACE 0 OM E PINEBROOK ST City of Tigard,Community Development Division•13125 SW Hall Blvd.,Tigard,Oregon 97223 pg.2 I/CURPLN/Forms/QJ Staff Report/Notice of Type II Decision Templ_08 28 12 Nancy Lewis 16730 SW Jordan Way Tigard, OR 97224 Kenneth Murphy & Mary Gonzales 8620 SW Inez Street Tigard, OR 97224 Brittany Homes, Inc. Bare LLC Jeff Luedloff 22275 SW Scholls Sherwood Road Sherwood, OR 97140 k,i-t _6 .- /---'"` RECEIVED City of Tigard FEB 2 5 2014 ■ Community Development Department/Planning Division CITY OF TIGARD I 13125 SW Hall Blvd,Tigard OR 97223Aru 11A1 PLgNNING,ENGINEERING T I G A R D Request for 500' Propertyw �Oi Ma' in Labels PROPERTY OWNER INFORMATION IS VALID FOR 3 MONTHS FROM THE DATE OF YOUR REQUEST Permit Center Counter 503-718-2421 FAX 503-598-1960 email: christinew@)ugard-or.gov PLEASE INDICATE ALL MAP&TAX LOT NUMBERS (i.e., 1S134AB,Tax Lot 00100) THAT ARE INCLUDED IN YOUR PROJECT OR THE ADDRESSES FOR ALL PROJECT PARCELS BELOW: (If more than one(1)tax lot or if the parcel has no address,you must separately identify each tax lot associated with the project.) 8605 Stk) P tkiEWC0i4 STIZetr 4 ZStttit Doo4o ONLY 1-SET OF LABELS WILL BE PROVIDED AT THIS TIME FOR HOLDING YOUR NEIGHBORHOOD MEETING. After submitting your land use application to the City, and the project planner has reviewed your application for completeness,you will be notified by means of an incompleteness letter to obtain your 2 final sets of labels. IF YOU HAVE BEEN NOTIFIED BY PLANNING TO OBTAIN YOUR LABELS,PLEASE INDICATE BELOW THAT YOU NEED 2 SETS OF LABELS. %Completeness Letter Received Indicating 2 Sets of Envelopes w/Affixed Address Labels Required The 2 final sets of labels need to be placed on envelopes (no self-adhesive envelopes please) with first class letter-rate postage on the envelopes in the form of postage stamps (no metered envelopes and no return address) and resubmitted to the City for the purpose of providing notice to property owners of the proposed land use application and the decision. The 2 sets of envelopes must be kept separate. The person listed below will be called to pick up and pay for the labels when they are ready. NAME OF CONTACT PERSON: Jetbree 4 PHONE: SO3 )-('2S -35,,? NAME OF COMPANY: iE1777J,ll/ #01/LLS /kit FAX: (643 )6'zi -54 i-1 EMAIL: peti eBeirrAuyNdYYIP°slitle ,U1M This request can be sent by e-mail, US mail, 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 listed will be called to pick up their request that will be placed in "Will Call"by the company name (or by the contact person's last name if no company) at the Planning/Engineering Counter in the Permit Center. The cost of processing your request must be paid at the time of pick up,as exact cost cannot be pre-determined. PLEASE NOTE: FOR REASONS OF ACCURACY, ONLY ORIGINAL MAILING LABELS PROVIDED BY THE CITY VS. RE-TYPED MAILING LABELS WILL BE ACCEPTED. Cost Description: $11 to generate the mailing list,plus $2 per sheet for printing the list onto labels (20 addresses per sheet). Then,multiply the cost to print one set of labels by the number of sets requested. I - EXAMPLE - - COST FOR THIS REQUEST- ^—� I 1 sheets of labels x S2/sheet=S8.00 x 2 sets= S16.00sheet(s)of labels x S2/sheet=S/0x O�sets= 0 1 sheets of labels x S2/sheet for interested parries x 2 sets= S 4.00 •heet(s)of labels x S2/sheet for interested parties='t-f3( d2 sets= �$ GENERATE LIST = S11.00 GENERATE LIST = Sl 00 TOTAL. = S31.00 TOTAL. =S I/CUPLN/MAS 1ERS/500' Property Owner Mailing Labels Request (Updated:Jul 2013) 3c1' I 1 I i______\ Fe Inho_Creek... i COLONX CREEK CT L 7:: Area Notified (500 Ft) i I\ " Rebecca@now _ .----)r I a brittanyhomesinc.com .... 41" ,, ` FPN.s 0 R2S111AL�00401 =`,. ,/- ..,...... 8605 SW�'inebrook Street ♦ I . � Asi e, GREENSWARD LN 1 q .., I_ I Ram '—`, NNO CREEK CT ,� co_., 0 01Vale" 11111NV all (r ,. ■ 2 f- Am•Mmnr 00 INEZ ST 111k Il :;;.+'� Subject Site ME y BONITA RD r 03 Williiim tigRO O K CT , ������• � o , ■ � , �. RD Amp> Q I " 111011111, *�"/R` Property owner information is valid / I for 3 months from the date printed on ■ this map. lif 00 It l`ir . kvirepj IEISER LN t � BR* 6,' IP I I IIIIIIIIIIDAA .� r W aWOO � x �_7/- I ,„ ,. jMap Printed:25-Feb-14 ' `MURDOCK ST Q` ��� S*1111111111111%!-‘4‘111.211"1111P-2/. ntprmati�n pn th e ma( SCHECKR P is for general Ipcafipv 7IIIp m I only and should be verified with the Development 1 Ilk �r)r1 Services Dnosion. �— ' L I I I VIOLA ST DATA IS DERIVED FROM MULTIPLE SOURCES.THE CITY OF TIGARD X 31111 MI MAKESA NOT WIADRERANTY.IRNEPRESENTTATION.GOR GD UARALNTEE AS ET O OTHE C7 . LA A H P T CONTENT,ACCURACY,TIMELINESS OR COMPLETENESS OF ANY OF THE .� '(11111' I LIBABILITRYOFOR ANYERRORS.OMIISSONS,ORINACCURACIESIN ON INFORMATION PROVIDED REGARDLESS OF HOW CAUSED. RI 1 M TTHEW COMMUNITY DEVELOPMENT DEPARTMENT 4411 P� ART - Illir � "A Place to Call Home" i., City of Tigard JFeet I - Rp S 13125 SW Hall Blvd � • ot. Qv . ool l ?ISA MqP Tg03 OR 97223 t tl �I----jl 503 639-4171 I www.tigard-or.gov rt�''�Rr� A2i3AV-09-008-1 widn-dod paogaa al aaianaa r luauaa6Jetp ap sues ®1.91.5®Aa3AV i!aege6 al zaslI! n LUoY&Iane•MMM ap u!Je aanpe 1 el a zalldau ; V salad a sa11pe}sa;;anb!i, 2S111AD21200 2S111AA02300 LADY APPLE OWNERS ASSOCIATION DEHN, STEPHEN L 00000 14415 SW 86TH AVE TIGARD OR 97224 multiple: 2S111AD06000 to 2S111AD06100 2S111AA01700 BRADEN, DONALD W SANG, JAMES &TRUDI CLEVELAND 12238 SW CLYDESDALE CT 14425 SW 87TH CT TIGARD OR 97223 TIGARD OR 97224 2S111AA01800 2S111AA01600 HORVATH, EUGENE P WHITCOMB, LADD & EMMA 128 S CRESCENT HEIGHTS 14435 SW 87TH CT LOS ANGELES CA 90048 TIGARD OR 97224 2S111AD21100 2S111AA01500 TIGARD, CITY OF PRUE, JAY S 13125 SW HALL BLVD 14445 SW 87TH CT TIGARD OR 97223 TIGARD OR 97224 2S112BC03300 2S111AA04300 YOKOY, MIKE H & YUMIKO BITNEY, ROBERT C& KATHRYN M 13602 SW CRESTLINE CT 14450 SW 86TH AVE TIGARD OR 97224 TIGARD OR 97224 2S111AD01800 2S111AD01300 ANNIS, LYLE L JR & BRENDA L MOMENI, SAEID 1425 SE 10TH AVE 14525 SW 87TH AVE CANBY OR 97013 TIGARD OR 97224 2S111AA02600 2S111AD02100 WEBER, FREDERICK E III & JULIE A LAWTON, JEFFREY& SUZANNE 14325 SW 86TH AVE 14545 SW 88TH AVE TIGARD OR 97224 PORTLAND OR 97224 2S111AA02500 2S112BC07600 RADER, MATTHEW& KIMBERLY GAVIN, MICHAEL P 14355 SW 86TH AVE 14547 SW 83RD CT TIGARD OR 97224 TIGARD OR 97224 2S112BB13100 2S111AD02000 TAYLOR, SHARON K VOGEL, PAUL 14370 SW HALL BLVD 14550 SW 88TH AVE TIGARD OR 97224 TIGARD OR 97224 2S112BB13000 2S112BC13000 REVEAL, BETTY A KEKUA, PATRICK N &JANET S 14384 SW HALL BLVD 14559 SW 83RD CT TIGARD OR 97224 TIGARD OR 97224 Wia6P3 dn-dod asodxa f Jaded peed ®kaAV esh ®L915®AJ3Adl o;eug 6uoie puce mier stage-I„gilaed Ase3 'UMW-OD-008-1. Wldn-dod piogaa al Jalanaa r luawa5Jeq)ap suas (DOLS eAti3AV lliege6 al zeslDn woykiaAe'MMM ap U p aany)ey el a Zalldad ; V aalad a saw}sapenbp3 2S112BC12700 2S112BCO2300 BLYTHE, GRANT C & CELESTE A HARGIS, DAVID A& MAGDALENA 14581 SW 83RD CT 14670 SW 84TH CT TIGARD OR 97224 TIGARD OR 97224 2S111AD01100 2S111AD01600 THOMPSON, HEATHER R BUSH, RICHARD& BERNADINE 14585 SW 87TH AVE 14670 SW 88TH AVE TIGARD OR 97224 TIGARD OR 97224 2S111AD00800 2S112BCO2100 PEPPER, KIM & EDWARD HARRISON, JON &SHERI 14590 SW 87TH AVE 14675 SW 84TH CT TIGARD OR 97224 TIGARD OR 97224 2S112BC12600 2S112BC12200 MOORE, MARK A AND MELNEY K COMBS, RIKKI D 14599 SW 83RD CT 14676 SW 83RD CT TIGARD OR 97224 TIGARD OR 97224 2S111AD01200 2S112BC03200 ROSS, JONAH STAEGER, RALPHA 14605 SW 87TH AVE 14685 SW 83RD AVE TIGARD OR 97224 TIGARD OR 97224 2S 111 AD00700 2S112BCO2000 HARDEN BURGER, JOE L&JANICE K ZULL, THEODORE W& SHARON A 14620 SW 87TH 14695 SW 84TH CT TIGARD OR 97224 TIGARD OR 97224 2S111AD01700 2S112BC12500 HERMANT, LISA S & RON W MAYES, ROGER& MELISSA SABINA 14640 SW 88TH AVE 14698 SW 83RD CT TIGARD OR 97224 TIGARD OR 97224 2S112BC07500 2S112BCO2500 JACOBSON, LAURA S PARTH, UWE M & CHARLENE M 14652 SW 83RD CT 14710 SW 84TH CT TIGARD OR 97224 TIGARD OR 97224 2S112BCO2200 2S112BC01900 ZENGER, STEVEN D/JAYNELEN R AUSE, DAVID 14655 SW 84TH CT 14715 SW 84TH CT TIGARD OR 97224 TIGARD OR 97224 2S112BC12100 2S112BC01800 FIRBY, MARCIE & JERAD C ELLIOTT, THOMAS SCOTT& PAMELA 14662 SW 83RD CT 14735 SW 84TH CT TIGARD OR 97224 TIGARD OR 97224 r ®L9LS®A?J�d� wla6P3 dn-dod asodxa r... ,laded paa3 ®L9LS aleldwai dual y asp of au!'6uole puce 1 iiimm • slagei oIaad i(se3 f AU3AV-09-008-1 Wldn-dod paogaa al aalanaJ r luawa6Jeyp ap suas ®L9I S®A2I3AV Wege6 al zaslllln woYAJane•MMM ap up aany�ey et?zaydaa ; V salad a salpej.sallanbl�3 2S111AD06202 2S111AA02400 BRADEN, DONALD W REV LIV TRUST KENNETH MCCARTHY QPRT 14735 SW HALL BLVD 20145 SW PECAN ST TIGARD OR 97224 ALOHA OR 97006 2S112BC01700 2S111AD00401 DECHAUVIGNY, MAUDIE BARE LLC 14755 SW 84TH CT 22275 SW SCHOLLS-SHERWOOD RD TIGARD OR 97224 SHERWOOD OR 97140 2S111AD17700 2S112BC12800 DANIEL, KEVIN J & JESSICA L ROBINSON, CARROLL MIEKO 14786 SW JONAGOLD TER 2419 J PAYOA RD TIGARD OR 97224 HONOLULU HI 96813 2S111AD17800 2S112BB13500 HARPER, JAMES M DJ'S RENTALS LLC 14904 SW JONAGOLD TER 24277 SW NODAWAY LN TIGARD OR 97224 WILSONVILLE OR 97070 2S112BB04000 2S111AD00200 CIC EDGEWOOD MANOR LLC EBNER, DARIUS W 15350 SW SEQUOIA PKWY#250 31526 SW OLD FARM RD PORTLAND OR 97224 WILSONVILLE OR 97070 2S111AA04000 2S111AD00500 CORTESE, VITO PIETRO WAGNER, LAYTON 15395 SW BULL MTN RD 3221 SW PRIMROSE ST PORTLAND OR 97224 PORTLAND OR 97219 2S111AD00600 2S111AD06201 LEWIS, NANCY J REVOCABLE LIVING DUBOIS, RONALD L 16730 SW JORDAN WAY 6260 SW CHERRY HILL DR TIGARD OR 97224 BEAVERTON OR 97005 2S112BC12000 2S111AD06200 WINSTON, MARK& ZSUZSANNA KELSO, NICOLE J 17576 LAKE HAVEN DR 6932 SW 27TH AVE LAKE OSWEGO 97035 PORTLAND OR 97223 2S111AA02700 2S111AD21000 DINDAR-AZIMI, FARAMARZ AND RASHI BEACON HOMES NORTHWEST INC 18520 DELENKA LN 7125 SW HAMPTON ST LAKE OSWEGO OR 97034 PORTLAND OR 97223 2S111AD05700 2S112BB04100 LOW, CHRISTOPHER G & CAITLIN R BAMBECHI, JAY JAVAD LIVING TRUST 1905 NW 29TH AVE, APT 206 8475 SW BONITA RD PORTLAND OR 97210 TIGARD OR 97224 r Wia6P3 dn-dod asodxa r..... Jaded paa3 ®L9LS aleldwaj®(Jany asfl ®L9LS®A213Ab0 o;au!!6uoIe pua8 I v slage1 miaad Ase3 A213AV-O9-008-L Wjdn-dod pJogaJ al JalanaJ r ;uawa6Jey)ap sues ®L91S®A113AV 1!Jeqe6 al zas!l!;B wonruane•MMM ap uge a1 W 4 el a za!IdaH ; V salad a saw}sauanbl;3 2S111AA04500 2S111AD05400 COATS, DAVID B & LORNA J STRAHAN, BRIAN C & SHEILA M 8580 SW INEZ ST 8770 SW PINE BROOK TIGARD OR 97224 TIGARD OR 97224 2S111AD00400 2S111AD05300 NEPOMUCENO, JOEL FRANCETICH, KERRY E AND ROSALIE 8595 SW PINEBROOK DR 8790 SW PINEBROOK ST TIGARD OR 97224 TIGARD OR 97224 2S111AA04600 2S111AA04100 RASOR, MARK A/LORI D FLOWERS, JAMES R 8600 SW INEZ ST 8935 SW EDGEWOOD ST TIGARD OR 97224 TIGARD OR 97223 2S111AA02800 2S111AD05500 SHARPE, JAIME CULBERTSON, CHARMIE 8640 SW GREENSWARD LN 9355 SW MCDONALD ST#214 TIGARD OR 97224 TIGARD OR 97224 2S111AA02900 2S111AA02100 PRATT, AMY M &SHAWN R HARGER, LORN SCOT 8650 SW GREENSWARD LN 9690 SW RIVERWOOD LN TIGARD OR 97224 TIGARD OR 97224 2S111AA04900 2S112BCO2400 DOWNES, T KEILY JR HOGENKAMP, KENNETH DEAN, SR 8660 SW INEZ AND RUTH ANN TIGARD OR 97224 14690 SW 84TH COURT TIGARD OR 97223 2S111AD05600 2S111AA03800 THOMPSON, WM R MILA A BLASEN, BARBARA A 8730 SW PINEBROOK ST BLANKENSHIP, MARIE E TIGARD OR 97224 ROBSON, HELEN M 14330A SW 86TH AVE TIGARD OR 97224 2S112BC07700 2S111AD00900 WONG, KOON NING & VIRGINIA W BOSNYK, MICHAEL PAUL 8749 SW BRAEBURN AVE BOSNYK, STEPHANIE ANN TIGARD OR 97224 14560 SW 87TH AVE TIGARD OR 97224 2S111AD01500 2S111AA03900 POWER, HAZEL A & STEPHEN R MILLER, GLENN R REVOCABLE LIVING 8755 SW PINEBROOK DR BY MILLER, GLENN R& MARY C TRS PORTLAND OR 97224 PO BOX 611 SHERWOOD OR 97140 2S111AA01400 2S111AA02200 BUTTERFIELD, MARK J GERONIMO LIVING REVOCABLE TRUST 8770 SW MOUNTAIN VIEW LN BY ROGERS, HENRY TR TIGARD OR 97224 8605 SW INEZ ST TIGARD OR 97224 Wla6P3 dn-dod asodxa fi Jaded paaj 00LS a;eldwal®LGand asB ®L9LS®AJ3AV of awl 6uome pua9 ! .ims1 slagei nlaad icse3 A213AV-OE-008-L Widn-dod paogaa al aaianaa r ;uauaa6JeLp ap sues ®L9LS®A213AV31aege6 al zaslll;6 WOYAaane•MMnMM ap uge aany,eg el a zallda» - Jalad sa4anbl;3 2S111AD01900 2S111AA04800 CHAMBERLIN, GENE H SIEVERS, WILHELM V EILEEN J MONICA 14580 SW 88TH AVE 8640 SW INEZ STREET TIGARD OR 97223 TIGARD OR 97224 2S1126613400 2S112BC12400 WHIDDEN, RICHARD TON, LAM GILL, DIANE NGUYEN, ANNIE X 14295 SW FANNO CREEK 14690 SW 83RD CT PORTLAND OR 97224 PORTLAND OR 97224 2S111AA04700 2S111AD00300 MURPHY, KENNETH L& NIHEI, FRED GONZALES, MARY I NIHEI, LORRAINE E 8620 SW INEZ ST 8555 SW PINEBROOK DR TIGARD OR 97223 PORTLAND OR 97224 2S111 AD05800 2S112BC 12300 CAMPBELL, MICHAEL LYNN KILPATRICK, CHRISTOPHER S & HELEN KAY PAMELA R 12280 SW WHEATLAND DR 14684 SW 83RD CT SHERWOOD OR 97140 TIGARD OR 97224 2S111AD01000 2S111AD05900 POLENSEK, DAVID A & CROSS, LAURA HOWELL, SAMARA PO BOX 1051 14565 SW 87TH AVE TUALATIN OR 97062 TIGARD OR 97224 2S112BB14300 2S111AA05000 OREGON, STATE OF DEPT OF TRANSPO HANDY, KENNETH M ERIN JOY HWY DIVISION PO BOX 23802 355 CAPITOL ST NE, RM 434 TIGARD OR 97281 SALEM OR 97301 2S111AA01900 2S111AD01400 JOSEPH, NOEL X& PENDER, GEORGE T JOHNSON, PATRICIA M SHARON LEE 14430 SW 87TH CT 14645 SW 87TH AVE TIGARD OR 97224 TIGARD OR 97223 2S111AA02000 2S111AD00100 HOWELL, ALAN W AND ALTON, ROBERT C&SUSAN M KATHLEEN S SMITH, CHARLES E 8685 SW INEZ 92-308 HOOKILI PL TIGARD OR 97223 KAPOLEI HI 96707 2S112BC12900 2S111AA04400 LAU, CHRISTINE YIN YEE AUGUST, PAUL M AND LAM, CYNTHIA Y C& MILTON M TRUDY R 1435 HUNTINGTON AVE #300 14480 SW 86TH AVE SOUTH SAN FRANCISCO CA 94080 TIGARD OR 97223 2S111AA04200 BROWN-LUNDH, ROSALIE & LUNDH, ERIK 14420 SW 86TH AVE PORTLAND OR 97224 f Wia6p3 dn-dod asodxa f Jade as ®L9L5®A�3/�VO au!! d P 3 ®L9Ls a;eldwal®i(aandasn o; 6uole puaa I=mom - spiel 6,1aad Asea Easy Peel®Labels A111.111111 Bend along line to QAVERY®5161® Use Avery®Template 5161® Feed Paper m�j expose Pop-up EdgeTM � DON & DOROTHY ERDT The following labels list interested persons who requested to be copied 13760 SW 121ST AVENUE on notices re:development taking place in Tigard. TIGARD OR 97223 BARRY ALBERTSON VANESSA FOSTER 15445 SW 150TH AVE 13085 SW HOWARD DR TIGARD OR 97224 TIGARD OR 97223 SUSAN BEILKE MONA KNAPP 11755 SW 114TH PLACE 9600 SW FREWING STREET TIGARD OR 97223 TIGARD, OR 97223 ELLEN BEILSTEIN BEVERLY FROUDE 14630 SW 139TH AVE 12200 SW BULL MOUNTAIN ROAD TIGARD OR 97224 TIGARD OR 97224 HEIDI BRENNEMAN NAOMI GALLUCCI 11680 SW TIGARD DRIVE 11285 SW 78TH AVENUE TIGARD OR 97223 TIGARD OR 97223 GRETCHEN BUEHNER CPO 4B MAILING ADDRESS 13249 SW 136TH PLACE 16200 SW PACIFIC HWY, STE H, BOX 242 TIGARD OR 97224 TIGARD OR 97224 REX CAFFALL KEVIN HOGAN 13205 SW VILLAGE GLENN 14357 SW 133RD AVENUE TIGARD OR 97223 TIGARD OR 97224 LORA GARLAND, CITY RECORDS HAROLD AND RUTH HOWLAND CITY OF TIGARD 13145 SW BENISH 13125 SW HALL BLVD TIGARD OR 97223 TIGARD OR 97223 PATRICIA KEERINS NOTt Don't mail the City of Tigard label 12195 SW 1215T AVE if there is already a label for City of Tigard TIGARD OR 97223 printed from the GIS labels list. :URPLN/Setup/Labels/CIT Citywide Last Update:01 27 14 Etiquettes faciles a peler A Repliez a la hachure afin de www.avery.com •r�ee__— _ ___�_..ea wvrnvn r4r•w(7 Cnr•r rin rb.vrr.nrwnn� rnvnlnr In rnknrrl Dnn_.,nTM . nnn r-n w•irmi Easy Peel® Labels A IIMMI Bend along line to OAVERY®5161® Use Avery®Template 5161® Feed Paper �A expose Pop-up EdgeTM � ALEXANDER CRAGHEAD JULIE RUSSELL, CPO 4B CHAIR 12205 SW HALL BOULEVARD 12662 SW TERRAVIEW DRIVE TIGARD OR 97223-6210 TIGARD OR 97224 GENE MILDREN BRAD SPRING MILDREN DESIGN GROUP 7555 SW SPRUCE STREET 7650 SW BEVELAND ST, STE 120 TIGARD OR 97223 TIGARD OR 97223 NATHAN AND ANN MURDOCK CHARLIE AND LARIE STALZER 7415 SW SPRUCE STREET 14781 SW JULIET TERRACE TIGARD OR 97223 TIGARD OR 97224 PATTY NEWTH ROSS SUNDBERG 12180 SW MERESTONE COURT 16382 SW 104TH AVE TIGARD OR 97223 TIGARD OR 97224 TODD HARDING & BLAKE HERING JR. WILLIAM S. FARGHER NORRIS BEGGS&SIMPSON EQUITY BUILDERS REALTY 121 SW MORRISON, SUITE 200 10300 SW 92ND AVENUE PORTLAND OR 97204 HAPPY VALLEY OR 97086 DAVID WALSH GLENNA THOMPSON 10236 SW STUART COURT 13676 SW HALL BLVD UNIT 2 TIGARD OR 97223 TIGARD OR 97223 SUE RORMAN BRIAN WEGENER 11250 SW 82ND AVE 9830 SW KIMBERLY DRIVE TIGARD OR 97223 TIGARD OR 97224 LISA HAMILTON CPO 4B VICE CHAIR CAROL RENAUD—WACO CPO NEWSLETTER COORD. 13565 SW BEEF BEND ROAD OSU EXTENSION SVC-CITIZEN INVOLVEMENT FACULTY TIGARD OR 97224 155 NORTH 15T AVENUE SUITE 200 MS48 HILLSBORO OR 97124 JULIE RUSSELL CHAIR CPO 4B CHAIR 16200 SW PACIFIC HWY SUITE H BOX 242 TIGARD OR 97224 :URPLN/Setup/Labels/CIT Citywide Last Update:01 27 14 Etiquettes faciles a peler A ; Repliez a la hachure afin de www.avery.com ...... ».,n ..,.n bee.e.•••••,••• ..,.,ei... 1,..,,ti.,.a o..» —TM . .,,.,, �.. ......., Easy Peel®Labels A INI1=1 I Bend along line to R ® I Use Avery®Template 5161® Feed Paper �j expose Pop-up Edge1M �AVERYo5161 J NEAL BROWN. GRI DAVID KIMMEL MEADOWS INC REALTORS 1335 SW 66TH SUITE 201 12655 SW NORTH DAKOTA STREET PORTLAND OR 97225 TIGARD OR 97223 JIM LONG, CHAIR, CPO 4M VICTOR DEFILIPPIS 10730 SW 72ND AVE 13892 SW BRAYDON CT PORTLAND, OR 97223 TIGARD OR 97224 DAYLE D. & EVELYN O. BEACH 11530 SW 72ND AVENUE TIGARD OR 97223 URPLN/SetUp/Labels/CIT Citywide Last Update:01 27 14 Etiquettes faciles a peler A ; w Repliez a la hachure afin de ww .avery.com .ia:r:..�_ I� .....1.......:a nvv rn ®r4c4® Cone ries rhesnmc*, roon4 rctor lo rohnrrl Dnn_nnTM 4 nnn .-es .a.,n.. APPLICANT MATERIALS IIIII TIGARD City of Tigard February 20, 2014 Brittany Homes, Inc. Attn:Jeff Luedloff 22275 SW Scholls Sherwood Road Sherwood, OR 97140 RE: Completeness—8605 SW Pinebrook Street Case File No. MLP2014-00001 Dear Mr. Luedloff: The City has received your application for a 2 lot minor land partition (MLP2014-00001) located at 8605 SW Pinebrook Street. Staff has completed a preliminary review of the submittal materials and has determined that the following additional information is necessary before the application can be deemed complete: 1. Narrative. Please revise the narrative to address/expand upon the following criteria: • 18.420—Land Partitions. Section 18.420.050 — Please address the approval criteria. Please not that no side yard shall be less than 10 feet. • 18.510—Residential Zoning Districts. Table 18.510.2- Please show how proposed lots meet dimensional standards. • 18.705 —Access, Egress, and Circulation. See comments from Mike McCarthy dated 2/20.14 • 18.715 —Density Computations. Section 18.715.020 — The density computation should take out all sensitive lands listed in this section, including steep slopes, drainageways (CWS vegetated corridor) and proposed streets. • 18.730— Exceptions to Development Standards. All side yards of a flag lot shall be no less than 10 feet. • 18.775 — Sensitive Lands. Section 18.775.020 — Please demonstrate that your project does not require a Sensitive Lands Review as it does not meet the threshold criteria. Section 18.775.100 B — Please address the approval criteria if seeking an adjustment to any dimensional standard (reduce minimum lot area). A Type II adjustment is necessary in order to partition the lot due to the drainageway on the site. 13125 SW Hall Blvd. • Tigard, Oregon 97223 • 503.639.4171 TTY Relay: 503.684.2772 • www.tigard-or.gov 2. Site Plan. Please revise site plan to show: • 18.370 & 18.420. — Exceptions to Development Standards & Land Partitions. Please show the side yard setbacks at 10 feet. • 18.745 — Landscaping and Screening. Show street trees to scale, demonstrating they meet street tree standards. 3. Urban Forestry Plan. • Urban Forestry Manual—The report submitted in not legible, the maps in particular. 4. Mailing Labels. • Please provide two sets of envelopes with postage and mailing labels of property owners within 500 feet and interested parties. Please provide 3 copies of each revised document. If re-submitting individual pages/sheets you will need to replace them in the existing packets previously submitted. Please contact me to schedule a meeting so we can discuss these incompleteness items, specifically those related to density calculation and access. I can be reached at 503-718-2427. Sincerely, .,T14 tipiPtt Agnes Kowacz Associate Planner cc: MLP2014-00001 Land Use File PUBLIC FACILITY PLAN Project: 8605 Pinebrook Partition COMPLETENESS CHECKLIST Date: 2/20/14 GRADING ® Existing and proposed contours shown. ® Are there grading impacts on adjacent parcels? No ® , Adjacent parcel grades shown. ® Geotech study submitted? N/A STREET ISSUES ® Right-of-way clearly shown. ® Centerline of street(s)clearly shown. ® Street name(s) shown. ® Existing/proposed curb or edge of pavement shown. ® Street profiles shown. ® Future Street Plan: Must show street profiles, topo on adjacent parcel(s), etc. ® Traffic Impact and/or Access Report ® Street grades compliant? ® Street/ROW widths dimensioned and appropriate? ❑ Private Streets? Less than 6 lots and width Applicant must demonstrate that they have appropriate? rights to use the access and rights to build another dwelling that uses it for access. Applicant needs to apply for an exception to allow more than 2 lots to share one access. Shared Access agreements are needed along with the plat. The plat refers to Note 2, which was not found on plat. Z Other: SANITARY SEWER ISSUES ® Existing/proposed lines shown. ® Stubs to adjacent parcels required/shown? N/A WATER ISSUES ® Existing/proposed lines w/sizes noted? ® Existing/proposed fire hydrants shown? ® 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 Storm drainage and impervious area provided? calculations must include the entire site, not just the new lot, and lots cannot be separated for calculations. Any proposed pervious treatments must be shown on all REVISED: 02/19/14 plans and meet all other applicable codes. ❑ 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? N/A The submittal isherebydeemed ❑ COMPLETE E INCOMPLETE Byt�` /- • & /' l c(4.4 t^ Date: 2/20/14 REVISED: 02/19/14 Agnes Kowacz From: Jeff Luedloff <jeff@brittanyhomesinc.com> Sent: Tuesday, April 08, 2014 6:54 PM To: Agnes Kowacz Subject: Fwd: Pinebrook lot sf does not match Typo ! Sorry for the confusion. Jeff Forwarded message From: Tony Ryan <tony@weddlesurveying.com> Date: Tuesday, April 8, 2014 Subject: Pinebrook lot sf does not match To: Jeff Luedloff<jeff@brittanvhomesinc.com>, Andrew Tull <andrew.tull a,3j-consulting.com> I believe there is a typo on the survey map. Parcel 1 should be 7578 square feet (not 7587). (The area in acres was correct at 0.174 acres.) Parcel 2 is correct at 7736 square feet (0.178 acres). Total area is correct in the Surveyor's Certificate at 15,314 square feet (0.352 acres). Please have Agnes redline the Parcel 1 area on the map to match 7578 square feet. Regards, Tony Ryan Weddle Surveying, Inc. 6950 SW Hampton St. Ste. 170 I Tigard, OR 97223 1 11111 - r TIGARD City of Tigard April 10, 2014 Brittany Homes, Inc. Attn:Jeff Luedloff 22275 SW Scholls Sherwood Road Sherwood, OR 97140 RE: Completeness — 8605 SW Pinebrook Street Case File No. MLP2014-00001 Dear Mr. Luedloff: The City of Tigard received your original application submittal for a Minor Land Partition on January 23, 2014. The development site is located at 8605 SW Pinebrook Street. Staff has completed a preliminary review of the submittal materials and has determined that your application was complete as of April 9, 2014 for the purpose of beginning the 120-day review period for a final decision. The formal comment and review process typically takes 4 to 6 weeks. It should be noted that staff has not reviewed the application submittal for compliance with the relevant code criteria, and that additional items may arise during the application review which may require further clarification. Should you have any questions with regard to these items, please contact me at 503-718- 2427. Sincerely, AnYLO *CM C4- Agnes Kowacz Associate Planner cc: MLP2014-00001 Land Use File 13125 SW Hall Blvd. • Tigard, Oregon 97223 • 503.639.4171 TTY Relay: 503.684.2772 • www.tigard-or.gov RECEIVED JAN 2 3 2014 City of Tigard CITY OF TIGARD ■ PLANNING/ENGINEERING • Land Use Permit Application PRE-APP. HELD BY: ',TIGARD File# ly —00601 Other Case# Date V-2-3/14 By C � Receipt# t-RgFee Date Complete 4 61 119. TYPE OF PERMIT YOU ARE APPLYING FOR E Adjustment/Variance(H) E Historic Overlay(II or III) ❑ Site Development Review(II) ❑ Comprehensive Plan Amendment(IV) ❑Home Occupation(II) E Subdivision(II or III) ❑ Conditional Use (III) Vit Minor Land Partition(II) .T ❑ Zone Change (III) E Development Code Amendment(IV) ❑Planned Development(III) ❑ Zone Change Annexation (IV) ❑Downtown Design Review(II,III) E Sensitive Lands Review(II or III) NOTE: FOR REQUIRED SUBMITTAL ELEMENTS,PLEASE REFER TO YOUR PRE-APPLICATION CONFERENCE NOTES LOCATION WHERE PROPOSED ACTIVITY WILL OCCUR(Address if available) 8605 S PiJtv ST EEr TAX MAPS&TAX LOT NOS. asii) .AvG0401 TOTAL.SITE SIZE ZONING CLASSIFICATION APPLICANT' * j t MAILING B P!TTM JVD l�D in ES /Alt, Z2Z�5 .S£* .540uw0 em-i) o a 97140 'HONE NO. FAX NO. l (.g-) 5:o 3--6 2S- 35 ig 53 6 Zr- 31--zi 3‘4,3, L/32co PRIMARY CONTACT PERSON PHONE NO. 1i 1-u ED W Er 3-to. 35/S MAIL 'ROPER'Y OWNER/DEED HOLDER(Attach list if more than one) Ai2E: LL fAILINGADDRESS/CITY/STATE/ZIP =7•5' V w - ** P/AXNft'i WoLW/VOd e'HONE .503 - W35/I 6Z - S4Lzl When the owner and the applicant are different people, the applicant must be the purchaser of record or a lessee in possession with written uthorization 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 .r submit a written authorization with this application. ROPOSAL SUMMARY(Please be specific) 171'1[ c`wr rT_11 ill__I 'T:- . 1 ,-sr no-rnnn i inn ^14 n n.n• I • . ..��-- �_ _� THE APPLICANT SHALL CERTIFY THAT: • If the application is granted, the applicant shall exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. • All the above statements and the statements in the plot plan, attachments, and exhibits transmitted herewith,are true; and the applicants so acknowledge that any permit issued, based on this application, map be revoked if it is found that any such statements are false. • The applicant has read the entire contents of the application, including the policies and criteria, and understands the requirements for approving or denying the application(s). SIGNATURES OF EACH OWNER OF THE SUBJECT PROPERTY ARE REQUIRED. ,//y Owne s Signature Da Owner's Signature Date Owner's Signature Date Owner's Signature Date Owner's Signature Date Applicant/Agent/Representative's Signature Date Applicant/Agent/Representative's Signature Date City of Tigard I 13125 SW Hall Blvd Titrar.. nu o711,2 ., .. Washington County,Oregon 2013-023593 Stn=4D-DPA STROM 03/15/2013 11:43:19 AM $10.00$11.00$5.00$15.00$275.00 $316.00 I,Richard Hobernicht,Director of Assessment and Taxation and Ex- GRANTOR: Officio County Clerk for Washington County,Oregon,do hereby certify that the within Instrument of writing was received and The Estate of Donald J. Hood recorded in the book of records of said county. Richard Hobernicht,Director of Assessment and Taxation,Ex-Officio GRANTEE: BARE, LLC of Nevada 22275 SW Scholls-Sherwood Road Sherwood, OR 97140 SEND TAX STATEMENTS TO: BARE, LLC of Nevada 22275 SW Scholls-Sherwood Road Sherwood, OR 97140 AFTER RECORDING RETURN TO: BARE, LLC of Nevada 22275 SW Scholls-Sherwood Road Sherwood, OR 97140 Escrow No: 3626057037MLY-TTPOR45 R1449212&R0500728 8605 &8625 SW Pinebrook Drive r \ Tigard, OR 97224 SPACE ABOVE THIS LINE FOR RECORDER'S USE 1— PERSONAL REPRESENTATIVE'S DEED The Estate of Donald J. Hood, the duly appointed, Cheryl M. Bondurant, qualified and acting personal representative of the estate of Donald J. Hood, deceased, pursuant to proceedings filed in Circuit Court for Washington County, Oregon, Case No. C120246PE, Grantor, conveys to BARE, LLC of Nevada A Limited Liability Company of Nevada, Grantee, all the estate, right x and interest of the above named deceased at the time of the deceased's death, and all the right, title and interest that the above named estate of the deceased by operation of law or otherwise may have acquired afterwards, in and to the following described real property: a as PARCEL I: CC Lot 2, PINEBROOK TERRACE,in the County of Washington and State of Oregon. PARCEL II; A tract of land in the Northeast quarter of Section 11, Township 2 South, Range 1 West, Willamette Meridian, in the County of Washington and State of Oregon, being a part of Lot 1, PINEBROOK TERRACE, more particularly described as follows: Beginning at the Northwest corner of Lot 1; thence East along the North line of said Lot 1 a distance of 138.39 feet to the Northeast corner thereof;thence South 19°52'00"West along the East line of said Lot 1 a distance of 143.15 feet;thence West, parallel to said Lot 1 North line 89.75 feet to a point on the West line of said Lot 1;thence North along said Lot 1 West line 134.63 feet to the Northwest corner thereof,and the point of beginning. The true consideration for this conveyance is$275,000.00. 3626057037MLY-TTPOR45 Deed(Personal Representative's) GRANTOR': The Estate of Donald J. Hood GRANTEE: BARE, LLC of Nevada 22275 SW Scholls-Sherwood Road Sherwood, OR 97140 SEND TAX STATEMENTS TO: BARE, LLC of Nevada 22275 SW Scholls-Sherwood Road Sherwood, OR 97140 AFTER RECORDING RETURN TO: BARE, LLC of Nevada 22275 SW Scholls-Sherwood Road Sherwood, OR 97140 Escrow No: 3626057037MLY-TTPOR45 R1449212&R0500728 8605 &8625 SW Pinebrook Drive c-\\ Tigard, OR 97224 r� SPACE ABOVE THIS LINE FOR RECORDER'S USE PERSONAL REPRESENTATIVE'S DEED The Estate of Donald J. Hood, the duly appointed, Cheryl M. Bondurant, qualified and acting personal representative of the estate of Donald J. Hood, deceased, pursuant to proceedings usfiled in Circuit Court for Washington County, Oregon, Case No. C120246PE, Grantor, conveys to BARE, LLC of Nevada A Limited Liability Company of Nevada, Grantee, all the estate, right and interest of the above named deceased at the time of the deceased's death, and all the right, title and interest that the above named estate of the deceased by operation of law or otherwise may have acquired afterwards, in and to the following described real property: C.3 PARCEL I: cc Lot 2, PINEBROOK TERRACE, in the County of Washington and State of Oregon. PARCEL II; A tract of land in the Northeast quarter of Section 11, Township 2 South, Range 1 West, Willamette Meridian, in the County of Washington and State of Oregon, being a part of Lot 1, PINEBROOK TERRACE, more particularly described as follows: Beginning at the Northwest corner of Lot 1; thence East along the North line of said Lot 1 a distance of 138.39 feet to the Northeast corner thereof; thence South 19° 52'00"West along the East line of said Lot 1 a distance of 143.15 feet; thence West, parallel to said Lot 1 North line 89.75 feet to a point on the West line of said Lot 1; thence North along said Lot 1 West line 134.63 feet to the Northwest corner thereof, and the point of beginning. The true consideration for this conveyance is $275,000.00. 3626057037MLY-TTPOR45 Deed(Personal Representative's) BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT, THE PERSON TRANSFERRING FEE TITLE SHOULD INQUIRE ABOUT THE PERSON'S RIGHTS, IF ANY, UNDER ORS 195.300, 195.301 AND 195.305 TO 195.336 AND SECTIONS 5 TO 11, CHAPTER 424, OREGON LAWS 2007, SECTIONS 2 TO 9 AND 17, CHAPTER 855, OREGON LAWS 2009, AND SECTIONS 2 TO 7, CHAPTER 8, OREGON LAWS 2010. THIS INSTRUMENT DOES 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 THAT THE UNIT OF LAND BEING TRANSFERRED IS A LAWFULLY ESTABLISHED LOT OR PARCEL,AS DEFINED IN ORS 92.010 OR 215.010, TO VERIFY THE APPROVED USES OF THE LOT OR PARCEL, TO DETERMINE ANY LIMITS ON LAWSUITS AGAINST FARMING OR FOREST PRACTICES, AS DEFINED IN ORS 30.930, AND TO INQUIRE ABOUT THE RIGHTS OF NEIGHBORING PROPERTY OWNERS, IF ANY, UNDER ORS 195.300, 195.301 AND 195.305 TO 195.336 AND SECTIONS 5 TO 11, CHAPTER 424, OREGON LAWS 2007, SECTIONS 2 TO 9 AND 17, CHAPTER 855, OREGON LAWS 2009, AND SECTIONS 2 TO 7, CHAPTER 8, OREGON LAWS 2010. ' 519O Cher, I M. •ndura .s Personal Representative of the Estate of Deceased n �I ,..I J • Rood State of OR �l �l COUNTY of C tackcuya This instrument was acknowledged before me on 1`10ry r ' I I+ , 20 13 byQhe 1 M • gDr UVaIII- US perS1Tha1 Re teeH—ofl Veof- IMAAnila:VI .i. 104k-/ ti()e -1-afieoP-.61j . -tbccl Notary Public-State of j 5-K,- 6e CecAse(A My commission expires: i 120 `5 `•s.,� OFFICIAL SEAL ` "'''" MARIAN L YEE tu's7 r NOTARY PUBLIC-OREGON `. '� COMMISSION NO,461229 MY COMMISSION EXPIFIES AUGUST 29,2015 3626057037MLY-TTPOR45 Deed(Personal Representative's) Vicinity Map and Site Location Baptist Church "" _ * * o- n x SW Greer,swaril i., x z D Crystal • Clean Project Location Alan Howell • --' Fence&fleck sw Bonita Rd J- T x — `1t School a �.,r .7 D < , V. 'c _'wk: 'sli,gtt . ,r :'v:` s CC t. eton SW Mt idcck St > ❑hoofVt'-'-',i t w Falcon iti "' co s Trading Tigard PFTS • _ • { Schmidt Vicinity Map I , '. Project Location-1741 -if-C SMI$onda-Rd • , . ,-4401F.41 . tit if , '� X- so. - +. 4 Ili -...il rill1/4,.... r. "`` ' .• . . ,. SW-Pinebrook-t, 4 m` ,>:,6*----- . 'ev. 1. • ..' m # - ' 7 t I •1, _ A k Site Location fa r I 1 tit BARE, LLC. 22275 SW Scholls-Sherwood Road Sherwood, OR 97140 (503) 628-3518 ID #45-4833673 January 13, 2014 City of Tigard Tigard, OR RE: 8605 SW Pinebrook Street Tax Lot #2S111 AD00401 To Whom it May Concern, In regards to the pre-application conference for the Minor Land Partition at 8605 SW Pinebrook Street, the following are addressed: NARRATIVE - Code 18.390 We are submitting this Minor Land Partition Application in order to facilitate partitioning the lot at 8605 SW Pinebrook Street. According to the code, this is a Type II Procedure. This Tax lot #2S111AD00401 , is now 15357 sq. ft. minimum lot size allowed is 7500 sq.ft. The new lots will be 7512 sq.ft. and 7845 sq.ft. IMPACT STUDY — Code 18.390.040 According to your code a pre-application conference is required for Type II actions which have been done. We are making improvements in the neighborhood at 8605 SW Pinebrook Street, near Hall Blvd and Bonita. We are in the process of completing a single family residence on existing lot and expect to have a final completion by January 30, 2014. Upon final approval of the Minor Land Partition we intend to convert the existing 24 x 32 shop building into a single family residence with 1200 sq.ft. of living space. The impact of one additional residence to the surrounding area will be minimal. Positive impact will be improved access lane and approach from the street, enhanced vegetation as per Clean Water Services requirements, and additional tax revenue for the City of Tigard and the Tigard Schools. The impact of potential new students to the school district is offset by the added revenue it will gain. We found no negative impact. Traffic impact will be very minor with only one or two additional vehicle trips per day. Due to existing subdivision and street layout we see no impact on future street development. ACCESS — Code 18.705 According to the General Provisions; Continuing obligation of property owner. The provisions and maintenance of access and egress stipulated in this title are continuing requirements for the use of any structure or parcel of real property in the City of Tigard. 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. 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 Access, Egress, and Circulation 18.705-2 Please see attached exhibit A. Public street access. All vehicular access and egress as required in Sections 18.705.030.H and 18.705.030.1 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. Pursuant to city code 18.705 requires for a safe and efficient vehicle access and egress on a site and for general circulation within the site, (please refer to the Site Plan, attached exhibit B). Fire Department Access requirement are; the nearest fire hydrant is 400' from existing shop. Property address will be clearly marked at street and on the front of the single family resident structures. Access to the lot will be a 20' wide paved access lane, 150' in from Pinebrook Street up to new lot line. Vertical clearance will be greater than 14' grade is minimal (less than 5%). Access road is to be capable of handling 60,000 live load plus 12,500 lb. point load and will be paved as per site plan, exhibit B. Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform Fire code. Our width for the driveway approach to arterials/street shall be no less than 20 feet, see site plan. To facilitate pedestrian and bicycle traffic, access and parking area plans shall provide efficient sidewalk and/or pathway connections, as feasible, between neighboring developments or land uses. Our access easement shall be designed so as to provide for future side walk development. 4 RESIDENTIAL DENSITY CALCULATION — Code 18.715 According to code, the definition of the net development area is determined by subtracting the following land area from the total site acres: this includes slopes exceeding 25%. A lot of at least the size required by the applicable base zoning district, if an existing dwelling is to remain on the site. 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. 15,314. sq.ft. gross site area 300. sq.ft. slope that exceeds 25% slope 7500. sq.ft. parcel ll with existing Single Family Resident 7514. sq.ft. NET Refer to exhibit A SPECIAL SETBACKS — Code 18.730 A. Purpose. The purpose of this chapter is to present exceptions to the height and setback standards which apply in various zoning districts. Flexible and/or more stringent setback standards are designed to allow for the maximum use of land and to allow for a varied building layout pattern while ensuring there will be adequate open space, light, air and distance between buildings to protect public health and safety. According to your codes - A 10-foot side yard will be preserved. Setbacks on Parcel 2 with one story Single Family Residence (permit #2013-0081) are 20' front yard, 5' for side yards and 15' rear yard. Setbacks on Parcel 1 with existing 1 1/2 story shop (that is to be converted to a Single Family Residence) are 20' front yard, 5' for side yards and 15' rear yard. 6 FLAG LOT BUILDING HEIGHT PROVISIONS - Code 18.730 According to your building heights and flag lots; The maximum height for an attached or detached single-family, duplex, or multiple-family residential structure on a flag lot or a lot having sole access from an access way, private drive or easement is 1-1/2 stories or 25 feet, whichever is less. Our buildings are less than 25 feet. STREET TREES - Code 18.745 As part of our sub-division (Type II) we are required to plant trees, one tree for every 40'. Existing street trees are present along access lane; they are flowering cherry trees approximately 6" in diameter at the base. There is also an existing pine tree approximately 24" diameter at the entrance to the access lane. It is on the neighbor's property and they want the tree left as is. Planting additional would impact our site clearance; we believe we have adequate street trees. Please see attached site plan for existing street trees, Exhibit C. x PARKING - Code 18.765 According to your code; Off-street parking spaces for single and two-family residences shall be improved with an asphalt, concrete, or pervious paving surface. Any pervious paving surface must be designed and maintained to remain well-drained. We will have all parking areas paved as per the site plan submitted for the new single family residence building permit. Cottage/Shop will have one additional off street parking space. Please refer to attached Site Plan, exhibit D. C) SENSITIVE LANDS — Code 18.775 According to your codes we must maintain integrity of rivers, streams, and creeks. Sensitive land regulations contained in this chapter are intended to maintain the integrity of the rivers, streams, and creeks in Tigard by minimizing erosion, promoting bank stability, maintaining and enhancing water quality, and fish and wildlife habitats, and preserving scenic quality and recreation potential. Implement Clean Water Service (CWS) design and construction standards. We intend to protect the beneficial uses of water within the Tualatin River Basin in accordance with the CWS "Design and Construction Standards", as adopted February 7, 2000. CWS storm water connection permit. All proposed development must obtain a storm water connection permit from CWS pursuant to its design and construction standards. All human-induced changes to improved or unimproved real property, including: 1 . Construction of structures requiring a building permit, if such structures are external to existing structures; 2. Land division; 7. Paving; and 8. Excavation. According to your Application Submission Requirements; All applications for uses and activities identified in Sections 18.775.020 A through G shall be made on forms provided by the director and must include the following information in graphic, tabular and/or narrative form. A CWS storm water connection permit, site plan, grading plan, and urban forestry plan and a landscaping plan, all are included and attached, Exhibits E & F. io The standard setback distance or vegetated corridor area applies to all development proposed on property located within or partially within the vegetated corridors, except as allowed below: a. Roads, pedestrian or bike paths crossing the vegetated corridor from one side to the other in order to provide access to the sensitive area or across the sensitive area, as approved by the city per Section 18.775.070 and by CWS "Design and Construction Standards"; Sensitive Lands 18.775-14 Code Update: 4/13 b. Utility/service provider infrastructure construction (i.e. storm, sanitary sewer, water, phone, gas, cable, etc.), if approved by the city and CWS; f. Enhancement of the vegetated corridor for water quality or quantity benefits, fish, or wildlife habitat, as approved by the city and CWS. 18.775.100 Adjustments to Underlying Zone Standards are required by Clean Water Services to place a vegetation corridor area into protective conservation easement. Adjustment criteria, A special adjustment to the standards in the underlying zoning district may be requested under Type II procedure when development is proposed within or adjacent to the vegetated corridor area or within or adjacent to areas designated as "strictly limit" or "moderately limit" on the City of Tigard "Significant Habitat Areas Map." Sensitive Lands 18.775-15 Code Update: 4/13 To be done in accordance with the procedures described in Section 18.775.140. In order for the director to approve a dimensional adjustment to standards in the underlying zoning district, the applicant shall demonstrate that all the following criteria are fully satisfied: Protected vegetated corridor, significant habitat areas and adjacent buffer areas must be: Il a. Placed in a non-buildable tract or protected with a restrictive easement; see attached easement for conservation area. 18.775.140 Significant Habitat Areas Map Verification Procedures The significant habitat areas map shall be the basis for determining the general location of significant habitat areas on or adjacent to the site. A. Applicants who concur that the significant habitat areas map is accurate shall submit the following information to serve as the basis for verifying the boundaries of inventoried habitat areas: 1 . Submission requirements. a. A detailed property description; Please see Survey, exhibit A b. A scale map of the property showing the locations of significant habitat areas, any existing built area, wetlands or water bodies. Clean Water Services' (CWS) vegetated corridor, the 100-year floodplain, the 1996 flood inundation line, and contour lines (two-foot intervals for slope less than 15% and 10-foot intervals for slopes 15% or greater). This property has a sensitive vegetation area on the east side. Clean Water Services approved a plan dealing with this area as part of their Review for the single family residence being built. They have reviewed the project again and the Service Project Letter is attached. They are requiring that the approved vegetation area be given an easement for access by Clean Water Services, exhibit J to inspect vegetation. 12 STEEP SLOPES — Code 18.775.070.0 C. With steep slopes. The appropriate approval authority shall approve, approve with conditions or deny an application request for a sensitive lands permit on slopes of 25% or greater or unstable ground based upon findings that all of the following criteria have been satisfied. There is approximately 300 sq.ft. of land on the NE corner of the property that has a grade in excess of 25%. This area was subtracted for the Density Calculation as shown in exhibit G and is a part of the vegetation area as per Clean Water Services, file #13-002112. 1 • CLEAN WATER SERVICES As per your code there is a Services Provider Letter from Clean Water Services and Site Plan, see exhibit J. 14 URBAN FORESTRY PLAN - Code 18.790.030C According to your codes we need an Urban forestry plan which shall: 1 . Be coordinated and approved by a landscape architect (the project landscape architect) or a person that is both a certified arborist and tree risk assessor (the project arborist). Please refer to the Urban Forestry Plan provided by Todd Prager, a Certified Arborist. This plan meets the tree preservation and removal site plan standards in the Urban Forestry Manual. Also meets the tree canopy site plan standards This plan meets all criteria with the planting of one additional white oak or big leaf maple as shown on the tree canopy site plan, exhibit F. I5 PRESERVATION OF EXISTING AREAS — Code 18.790.050.0 C. Adjustments to sidewalks. Location of a public sidewalk may be flexible in order to preserve existing trees or to plant new large stature street trees. Sidewalk location and design must be approved by the development engineer. For preservation, this flexibility shall be the minimum required to achieve the desired effect. For planting, preference shall be given to retaining the planter strip and separation between the curb and sidewalk wherever practicable. If a preserved tree is to be utilized as a street tree, it must meet the criteria. Please refer to attached existing tree canopy site plan and report by Todd Prager, Certified Arborist, exhibit H. 16 CLEAR VISION AREA — Code 18.795 According to your code we have proper sight distances at intersections to reduce the hazard from vehicular turning movements. This is existing and meets southwest Pinebrook Street. No improvement is needed. Please see attached photos attached, exhibit 1. I7 ADDITIONAL LOT DEMENSIONAL REQUIREMENTS — Code 18.810.060 Lot Frontage Code. Each lot shall abut upon a public or private street, other than an alley, for a width of at least 25 feet unless the lot is created through a minor land partition in which case Section 18.162.050.0 applies, or unless the lot is for an attached single-family dwelling unit, in which case the lot frontage shall be at least 15 feet. FRONTAGE for Lot 1 is 25' and has a 20' wide access easement. Frontage for Lot 2 is 15' and has a 15' side access easement. This meets frontage requirements. LOT DEPTH CALCULATION for Lot 1 is approximately 100' deep x 65' wide 2.5 x 65 = 162.5 depth is 100' < 162.5 Lot 2 is approximately 138' deep x 60' 2.5 x 60 = 150 depth is 138' < 150 This meets code requirements for lot depth to not exceed 2 1/2 times the lot width. 18 ADDITIONAL DEVELOPMENT ENGINEERING REQUIREMENTS In response to the pre-application notes provided by city engineer. We have addressed the following items. • ENTRANCE APPROACH - Please see site plan for new concrete entrance approach we will install at SW Pinebrook Street, exhibit A. • UNDERGROUND POWER AND UTILITIES — Power pole is to be moved and lines buried. Please see site plan for new utility easements proposed & services provider letters from PGE, exhibit K. • SURFACE WATER MANAGEMENT — See Civil Engineer surface site plan, exhibit L. Total added impervious surface is 2547. Area of existing roofs removed - 552. Total added surface 1995. Due to the small area of added surfaces we are requesting the fee in lieu of constructing an on-site facility. • STREET CONNECTIVITY — Code 18.810.030 The improvement is associated with an approved land partition on property zoned residential and the proposed land partition does not create any new streets. The existing development pattern and sensitive areas preclude street connection. 19 Civil Engineering Water Resources 111101,.. Land Use Planning March 13, 2014 City of Tigard CIO Agnes Kowacz 13125 SW Hall Boulevard Tigard. Oregon 97223 8605 SW Pinebrook Street Case File— MLP2014-00001 Dear Agnes, This office represents Jeff Luedloff of Brittney Homes, Inc. regarding the proposed partition of 8605 SW Pinebrook Street, in Tigard, Oregon. This letter and the attachments hereto have been provided in order to present the items required to continue the City's review of our client's land use application. The following has been provided to directly address each section of the City's code which was identified in the incompleteness determination. Each applicable section has been copied from the City's development code and then provided with a response from the Applicant. 18.420— Land Partitions 18.420.050 Approval Criteria A. Approval criteria. A request to partition land shall meet all of the following criteria: 1. The proposed partition complies with all statutory and ordinance requirements and regulations; Applicant's Response: The proposed partition meets all statutory and ordinance requirements. Responses to each individual criteria have been provided below. 2. There are adequate public facilities are available to serve the proposal; Applicant's Response: The newly proposed lots will be adequately served by public facilities. This criteria has been satisfied. 3. All proposed improvements meet City and applicable agency standards; and Applicant's Response: All proposed improvements have been designed to City and applicable agency standards. This criteria has been satisfied. 4. All proposed lots conform to the specific requirements below: a. The minimum width of the building envelope area shall meet the lot requirement of the applicable zoning district. Applicant's Response: The minimum width of lots within the City's R4.5 zoning district is 50 feet. The parent lot and the proposed lot both exceed this standard. This criteria has been satisfied. b. The lot area shall be as required by the applicable zoning district. In the case of a flag lot, the accessway may not be included in the lot area calculation. Applicant's Response: The minimum area of lots within the City's R4.5 zoning district is 7,500 square feet. Lot 1 is proposed to be 7,631 square feet and Lot 2 is proposed to be 7,726 square feet. This criteria has been satisfied. 3J Consulting, Inc. Ph:503-946-9365 10445 SW Canyon Road.Suite 245, Beaverton,OR 97005 www.3j-consulting.com Page 2 of 5 March 13, 2014 ML P2014-00001 c. Each lot created through the partition process shall front a public right-of-way by at least 15 feet or have a legally recorded minimum 15-foot wide access easement. Applicant's Response: Both proposed lots have access to SW Pinebrook via a 15' wide access easement which connects to an existing 20' wide access easement. This criteria has been satisfied. d. Setbacks shall be as required by the applicable zoning district. Applicant's Response: The applicable setbacks within the City's R4-5 zoning district have been applied to both proposed lots. This criteria has been satisfied. e. When the partitioned lot is a flag lot, the developer may determine the location of the front yard, provided that no side yard is less than 10 feet. Structures shall generally be located so as to maximize separation from existing structures. Applicant's Response: The applicable setbacks within the City's R4-5 zoning district have been applied to both proposed lots. The side yards created as a result of this partition are all at least 10 feet in width. This criteria has been satisfied. f.A screen shall be provided along the property line of a lot of record where the paved drive in an accessway is located within ten feet of an abutting lot in accordance with Sections 18.745.050. Screening may also be required to maintain privacy for abutting lots and to provide usable outdoor recreation areas for proposed development. Applicant's Response: The proposed partition takes access via an existing access easement over a neighboring property. As no changes to the off-site access easement have been proposed, this section does not apply. This criteria has been satisfied. g. The fire district may require the installation of a fire hydrant where the length of an accessway would have a detrimental effect on fire-fighting capabilities. Applicant's Response: The Fire District has not indicated that the proposed access drive does not trigger the need for a fire hydrant. This criteria has been satisfied. h. Where a common drive is to be provided to serve more than one lot, a reciprocal easement which will ensure access and maintenance rights shall be recorded with the approved partition map. Applicant's Response: The proposed lot configuration will utilize a shared access drive. The driveway will be provided with a reciprocal access easement which will identify access rights and maintenance responsibilities. This agreement will be made available to the City for review and recorded prior to the recordation of the final plat. This criteria has been satisfied. 5. Any accessway shall comply with the standards set forth in Chapter 18.705, Access. Egress, and Circulation. Applicant's Response: The Applicant has provided responses to the applicable sections of Chapter 18.705, below. This criteria has been satisfied. �3J Page 3 of 5 March 13,2014 MLP2014-00001 18.510— Residential Zoning Districts Table 18.510.2 Applicant's Response: The Applicant has proposed two residential lots within the R-4.5 zoning district. The proposed lots exceed the minimum lot size for the zone, which is 7,500 sf. The proposed lots maintain 20 foot front yard setbacks, 5 and 10 foot side yard setbacks where required, as well as 15 foot wide rear yard setbacks. This criteria has been satisfied. 18.705—Access, Egress, and Circulation 18.705.020 Applicability of Provisions A. When provisions apply. The provisions of this chapter shall apply to all development including the construction of new structures, the remodeling of existing structures (see Section 18.360.050), and to a change of use which increases the on-site parking or loading requirements or which changes the access requirements. Applicant's Response: The provisions of this section apply as new structures and on-site parking has been proposed. 18.705.030 General Provisions 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 multifamily residential uses shall not be less than as provided in Tables 18.705.1 and 18.705.2: Table 18.705.1 Vehicular Access/Egress Requirements Applicant's Response: The Applicant has proposed to divide a lot which takes access via an existing flag stem with a common access easement. The access stem for the subject site and all of the other lots taking access meet the requirements set out in table 18.705.1 for access to 3-6 lots. Where the Applicant's property will take access to the existing easement, only two homes will be served. The access proposed by the Applicant meets the requirements within table 18.705.1 for service for two lots by providing a minimum width of 15 feet with a paved drive of at least 10 feet. This criteria is met. 18.715— Density Computations 18.715.020 Density Calculation A. Definition of net development area. Net development area, in acres, shall be determined by subtracting the following land area(s) from the total site acres: 1. All sensitive land areas: a. Land within the 100-year floodplain, b. Land or slopes exceeding 25%, c. Drainage ways, and d. Wetlands, e. Optional: Significant tree groves or habitat areas, as designated on the City of r ' Page 4 of 5 March 13.2014 MLP2014-00001 Tigard "Significant Tree Grove Map" or"Significant Habitat Areas Map": 2. All land dedicated to the public for park purposes: 3. All land dedicated for public rights-of-way. When actual information is not available, the following formulas may be used: a. Single-family development: allocate 20% of b. Multifamily development: allocate 15%of gross acreage or deduct the actual private drive area: 4. All land proposed for private streets: and 5. A lot of at least the size required by the applicable base zoning district, if an existing dwelling is to remain on the site. Applicant's Response: The net developable area of the site is the same as the gross developable area. No wetlands, drainageways, flood plain area, or slopes in excess of 25% exist on the project site. The site does contain a vegetative corridor on-site which is associated with an offsite resource but it this area does not meet the definition of a drainage way or a wetland. The site was confirmed as being free from wetlands as evidenced by a March 2013 Service Provider Letter from Clean Water Services. The Applicant has submitted an exhibit showing a slope analysis within the vegetative corridor, illustrating that no slopes on site are in excess of 25%. ls,3ILf The Gross Site area is 15,357 square feet and the Net Site area is 1-575'5.7 square feet. B. Calculating maximum number of residential units. To calculate the maximum number of residential units per net acre, divide the number of square feet in the net acres by the minimum number of square feet required for each lot in the applicable zoning district. Applicant's Response: The minimum lot area for each lot within the R-4.5 zoning district is 7,500. By dividing the net site area by 7,500 square feet, the maximum number of residential units on the site is two. The Applicant's proposal is to create two lots on the site, falling within the permissible density range. This standard has been met. C. Calculating minimum number of residential units. As required by Section 18.510.040, the minimum number of residential units per net acre shall be calculated by multiplying the maximum number of units determined in subsection B above by 80% (0.8). Applicant's Response: The minimum number of residential units available to the site is one. The Applicant's proposal is to create two lots on the site, falling within the permissible density range. This standard has been met. 18.730— Exceptions to Development Standards 18.730.050 Miscellaneous Requirements and Exceptions F. Front yard determination. The owner or developer of a flag lot may determine the location of the front yard, provided no side yard setback area is less than 10 feet and provided the requirements of Section 18.730.010.C, Building Heights and Flag Lots, are satisfied. Applicant's Response: The applicant has proposed front and rear yards for two lots which will be created by this partition application. The front, side, and rear yards are described and labeled on the partition plat for the property. All newly created side yard setbacks are at least 10 feet in width. This criteria has been met. Page 5 of 5 March 13, 2014 MLP2014-00001 18.775—Sensitive Lands 18.775.020 Applicability of Uses: Permitted, Prohibited, and Nonconforming Applicant's Response: This site does not contain any lands within the flood plains, drainage ways, significant slopes, or wetlands. A sensitive lands permit is not required. 18.775.100 Adjustments to Underlying Zone Standards Adjustments to dimensional standards of the underlying zone district may be approved by the Planning Director when necessary to further the purpose of this section. Applicant's Response: Although initially noted to be applicable by staff subsequent discussions have confirmed that the requirements of Section 18.775.100 do not apply to the Applicant's proposal. In addition to the code criteria, staff had identified several additional revisions to the proposed development plans. Among these were a Site Plan with revised setbacks, a revised Urban Forestry Plan, and mailing labels for the public notification. As requested, revised plans and mailing labels have been prepared and submitted in triplicate, along with this letter. Please feel free to give me a call if you have any questions or need any additional clarification. Sincerely, -Y r Andrew Tull Principal Planner 3J Consulting, Inc. Attachments: Slope Analysis Revised Drainage Calculations Revised Site Plan (Dated 03/03/14) Revised Urban Forestry Plan copy: Mr. Jeff Luedloff, Brittany Homes File �3J BARE. LLC. 22275 SW Scholls-Sherwood Road Sherwood, OR 97140 (503) 628-3518 ID #45-4833673 April 16, 2014 City of Tigard Tigard, OR RE: 8605 SW Pinebrook Street Tax Lot #2S111 AD00401 To Whom it May Concern, In regards to the pre-application conference for the Minor Land Partition at 8605 SW Pinebrook Street, the following are addressed: NARRATIVE - Code 18.390 We are submitting this Minor Land Partition Application in order to facilitate partitioning the lot at 8605 SW Pinebrook Street. According to the code, this is a Type II Procedure. This Tax lot #2S111AD00401 , is now 15357 sq. ft. minimum lot size allowed is 7500 sq.ft. The new lots will be 7512 sq.ft. and 7845 sq.ft. IMPACT STUDY — Code 18.390.040 According to your code a pre-application conference is required for Type II actions which have been done. We are making improvements in the neighborhood at 8605 SW Pinebrook Street, near Hall Blvd and Bonita. We are in the process of completing a single family residence on existing lot and expect to have a final completion by January 30, 2014. Upon final approval of the Minor Land Partition we intend to convert the existing 24 x 32 shop building into a single family residence with 1200 sq.ft. of living space. The impact of one additional residence to the surrounding area will be minimal. Positive impact will be improved access lane and approach from the street, enhanced vegetation as per Clean Water Services requirements, and additional tax revenue for the City of Tigard and the Tigard Schools. The impact of potential new students to the school district is offset by the added revenue it will gain. We found no negative impact. Traffic impact will be very minor with only one or two additional vehicle trips per day. Due to existing subdivision and street layout we see no impact on future street development. ACCESS — Code 18.705 According to the General Provisions; Continuing obligation of property owner. The provisions and maintenance of access and egress stipulated in this title are continuing requirements for the use of any structure or parcel of real property in the City of Tigard. 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. 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 Access, Egress, and Circulation 18.705-2 Please see attached exhibit A. Public street access. All vehicular access and egress as required in Sections 18.705.030.H and 18.705.030.1 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. Pursuant to city code 18.705 requires for a safe and efficient vehicle access and egress on a site and for general circulation within the site, (please refer to the Site Plan, attached exhibit B). Fire Department Access requirement are; the nearest fire hydrant is 400' from existing shop. Property address will be clearly marked at street and on the front of the single family resident structures. Access to the lot will be a 20' wide paved access lane, 150' in from Pinebrook Street up to new lot line. Vertical clearance will be greater than 14' grade is minimal (less than 5%). Access road is to be capable of handling 60,000 live load plus 12,500 lb. point load and will be paved as per site plan, exhibit B. Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform Fire code. Our width for the driveway approach to arterials/street shall be no less than 20 feet, see site plan. To facilitate pedestrian and bicycle traffic, access and parking area plans shall provide efficient sidewalk and/or pathway connections, as feasible, between neighboring developments or land uses. Our access easement shall be designed so as to provide for future side walk development. RESIDENTIAL DENSITY CALCULATION — Code 18.715 According to code, the definition of the net development area is determined by subtracting the following land area from the total site acres: this includes slopes exceeding 25%. A lot of at least the size required by the applicable base zoning district, if an existing dwelling is to remain on the site. 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. 15,314. sq.ft. gross site area 300. sq.ft. slope that exceeds 25% slope 7500. sq.ft. parcel II with existing Single Family Resident 7514. sq.ft. NET Refer to exhibit A SPECIAL SETBACKS — Code 18.730 A. Purpose. The purpose of this chapter is to present exceptions to the height and setback standards which apply in various zoning districts. Flexible and/or more stringent setback standards are designed to allow for the maximum use of land and to allow for a varied building layout pattern while ensuring there will be adequate open space, light, air and distance between buildings to protect public health and safety. According to your codes - A 10-foot side yard will be preserved. Setbacks on Parcel 2 with one story Single Family Residence (permit #2013-0081) are 20' front yard, 5' for side yards and 15' rear yard. Setbacks on Parcel 1 with existing 1 1/2 story shop (that is to be converted to a Single Family Residence) are 20' front yard, 5' for side yards and 15' rear yard. 6 FLAG LOT BUILDING HEIGHT PROVISIONS — Code 18.730 According to your building heights and flag lots; The maximum height for an attached or detached single-family, duplex, or multiple-family residential structure on a flag lot or a lot having sole access from an access way, private drive or easement is 1-1/2 stories or 25 feet, whichever is less. Our buildings are less than 25 feet. STREET TREES - Code 18.745 As part of our sub-division (Type II) we are required to plant trees, one tree for every 40'. Existing street trees are present along access lane; they are flowering cherry trees approximately 6" in diameter at the base. There is also an existing pine tree approximately 24" diameter at the entrance to the access lane. It is on the neighbor's property and they want the tree left as is. Planting additional would impact our site clearance; we believe we have adequate street trees. Please see attached site plan for existing street trees, Exhibit C. 8 PARKING - Code 18.765 According to your code; Off-street parking spaces for single and two-family residences shall be improved with an asphalt, concrete, or pervious paving surface. Any pervious paving surface must be designed and maintained to remain well-drained. We will have all parking areas paved as per the site plan submitted for the new single family residence building permit. Cottage/Shop will have one additional off street parking space. Please refer to attached Site Plan, exhibit D. SENSITIVE LANDS — Code 18.775 According to your codes we must maintain integrity of rivers, streams, and creeks. Sensitive land regulations contained in this chapter are intended to maintain the integrity of the rivers, streams, and creeks in Tigard by minimizing erosion, promoting bank stability, maintaining and enhancing water quality, and fish and wildlife habitats, and preserving scenic quality and recreation potential. Implement Clean Water Service (CWS) design and construction standards. We intend to protect the beneficial uses of water within the Tualatin River Basin in accordance with the CWS "Design and Construction Standards", as adopted February 7, 2000. CWS storm water connection permit. All proposed development must obtain a storm water connection permit from CWS pursuant to its design and construction standards. All human-induced changes to improved or unimproved real property, including: 1 . Construction of structures requiring a building permit, if such structures are external to existing structures; 2. Land division; 7. Paving; and 8. Excavation. According to your Application Submission Requirements; All applications for uses and activities identified in Sections 18.775.020 A through G shall be made on forms provided by the director and must include the following information in graphic, tabular and/or narrative form. A CWS storm water connection permit, site plan, grading plan, and urban forestry plan and a landscaping plan, all are included and attached, Exhibits E & F. io a. Placed in a non-buildable tract or protected with a restrictive easement; see attached easement for conservation area. 18.775. 140 Significant Habitat Areas Map Verification Procedures The significant habitat areas map shall be the basis for determining the general location of significant habitat areas on or adjacent to the site. A. Applicants who concur that the significant habitat areas map is accurate shall submit the following information to serve as the basis for verifying the boundaries of inventoried habitat areas: 1 . Submission requirements. a. A detailed property description; Please see Survey, exhibit A b. A scale map of the property showing the locations of significant habitat areas, any existing built area, wetlands or water bodies. Clean Water Services' (CWS) vegetated corridor, the 100-year floodplain, the 1996 flood inundation line, and contour lines (two-foot intervals for slope less than 15% and 10-foot intervals for slopes 15% or greater). This property has a sensitive vegetation area on the east side. Clean Water Services approved a plan dealing with this area as part of their Review for the single family residence being built. They have reviewed the project again and the Service Project Letter is attached. They are requiring that the approved vegetation area be given an easement for access by Clean Water Services, exhibit J to inspect vegetation. 12 STEEP SLOPES — Code 18.775.070.0 C. With steep slopes. The appropriate approval authority shall approve, approve with conditions or deny an application request for a sensitive lands permit on slopes of 25% or greater or unstable ground based upon findings that all of the following criteria have been satisfied. There is approximately 300 sq.ft. of land on the NE corner of the property that has a grade in excess of 25%. This area was subtracted vegetation area as per Clean Water Services, file #13-002112. 13 CLEAN WATER SERVICES As per your code there is a Services Provider Letter from Clean Water Services and Site Plan, see exhibit J. 14 URBAN FORESTRY PLAN — Code 18.790.030C According to your codes we need an Urban forestry plan which shall: 1 . Be coordinated and approved by a landscape architect (the project landscape architect) or a person that is both a certified arborist and tree risk assessor (the project arborist). Please refer to the Urban Forestry Plan provided by Todd Prager, a Certified Arborist. This plan meets the tree preservation and removal site plan standards in the Urban Forestry Manual. Also meets the tree canopy site plan standards This plan meets all criteria with the planting of one additional white oak or big leaf maple as shown on the tree canopy site plan, exhibit F. 15 PRESERVATION OF EXISTING AREAS — Code 18.790.050.0 C. Adjustments to sidewalks. Location of a public sidewalk may be flexible in order to preserve existing trees or to plant new large stature street trees. Sidewalk location and design must be approved by the development engineer. For preservation, this flexibility shall be the minimum required to achieve the desired effect. For planting, preference shall be given to retaining the planter strip and separation between the curb and sidewalk wherever practicable. If a preserved tree is to be utilized as a street tree, it must meet the criteria. Please refer to attached existing tree canopy site plan and report by Todd Prager, Certified Arborist, exhibit H. 16 CLEAR VISION AREA — Code 18.795 According to your code we have proper sight distances at intersections to reduce the hazard from vehicular turning movements. This is existing and meets southwest Pinebrook Street. No improvement is needed. Please see attached photos attached, exhibit I. 17 ADDITIONAL LOT DEMENSIONAL REQUIREMENTS - Code 18.810.060 Lot Frontage Code. Each lot shall abut upon a public or private street, other than an alley, for a width of at least 25 feet unless the lot is created through a minor land partition in which case Section 18.162.050.0 applies, or unless the lot is for an attached single-family dwelling unit, in which case the lot frontage shall be at least 15 feet. FRONTAGE for Lot 1 is 25' and has a 20' wide access easement. Frontage for Lot 2 is 15' and has a 15' side access easement. This meets frontage requirements. LOT DEPTH CALCULATION for Lot 1 is approximately 100' deep x 65' wide 2.5 x 65 = 162.5 depth is 100' < 162.5 Lot 2 is approximately 138' deep x 60' 2.5 x 60 = 150 depth is 138' < 150 This meets code requirements for lot depth to not exceed 2 1/2 times the lot width. 18 ADDITIONAL DEVELOPMENT ENGINEERING REQUIREMENTS In response to the pre-application notes provided by city engineer. We have addressed the following items. • ENTRANCE APPROACH - Please see site plan for new concrete entrance approach we will install at SW Pinebrook Street, exhibit A. • UNDERGROUND POWER AND UTILITIES — Power pole is to be moved and lines buried. Please see site plan for new utility easements proposed & services provider letters from PGE, exhibit K. • SURFACE WATER MANAGEMENT — See Civil Engineer surface site plan, exhibit L. Total added impervious surface is 2547. Area of existing roofs removed - 552. Total added surface 1995. Due to the small area of added surfaces we are requesting the fee in lieu of constructing an on-site facility. • STREET CONNECTIVITY — Code 18.810.030 The improvement is associated with an approved land partition on property zoned residential and the proposed land partition does not create any new streets. The existing development pattern and sensitive areas preclude street connection. 19 400 alb 2E 4/041),<At 7U S ,*e es.0 _goal0 Qts,-,¢nr \ - / I - 1 \ \ N T1 , k- r 1 I 1 1 I j I • {So, C0° eg P it—- \ Bilr..--111. 88 I .i. CI 1 1 II 1 r i �-� � I� ^ m OPr vg, it% - 1 , , - els;i, ag 1 i . I -.J eg(s«y. b ti f § C.°c),.-I1'111 :I oo 000e_ esZ 001 NIP 11 1111111# {71190llioi111011"Eli 4 B € I e 6 6 F ; $ E 1 [1 i , 4101 ',, 11 1 9a 9 ; J111 1 ! 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EASEMENT P F 1 II i II ii \ i$ 1i % . • �+ SDBNALK —_ i . , __— -- ------ =A OF'1......143 1 i! , Ni t , Urban Forestry Plan for: 8605 SW Pinebrook Court, Tigard Minor Land Partition Submitted by: Information for Todd Prager & Associates: Todd Prager, AICP - '" ISA Certified Arborist WE-6723A rISA Tree Risk Assessment Qualified 601 Atwater Road Lake Oswego, Oregon 97034 t I'fa', .1' . . ., t.l l,, \v ww a.toddprager.com Phone I 971.295.4835 Email I todd a toddprager.com September 30,2013 Urban Forestry Plan—Supplemental Report Project Summary This Urban Forestry Plan is for a Minor Land Partition to construct a single family home in an 4.5 zoning district at 8605 SVC Pinebrook Court in Tigard,Oregon. The existing;lot is being partitioned into two lots. Lot 1 is 7,845 sq. ft. and has 54''oo effective tree canopy.The minimum required effective tree canopy for lot I is 15" so no tree canopy fee in lieu is required for lot 1. 1.ot 2 is 7,512 sq. ft. and has 41"(i effective tree canopy. The minimum required effective tree canopy for lot 2 is 15"i', so no tree canopy fee in lieu is required for lot 2. The overall development site is 15,357 sq. ft and has 48".effective tree canopy.The minimum required effective tree canopy for the overall development site is 40°.), so no tree canopy fee in lieu is required for the overall development site. Suntel Design, Inc. prepared the attached Tree Preservation and Removal Site Plan and Tree Canopy Site Plan in coordination with me as required by Section 10 of the Urban Forestry Manual. Urban Forestry Plan—Supplemental Report Specifications Tree Preservation and Protection Fencing Specifications: 1. Tree Protection Zone.The project arborist shall designate the Tree Protection Zone (I1'Z). Where feasible, the TPZ shall be established at the dripline of protected trees as a minimum. If infrastructure must he installed closer to the trees, the TPZ may be established within the dripline area if the project arborist determines that the trees will not be unduly damaged. The location of the TPZ shall be shown on construction drawings. 2. Protection Fencing. All trees to be retained shall be protected by 5 toot tall min. chain link fencing. Protection fencing shall be secured to steel posts placed no further than 15 feet apart and shall be installed at the edge of the TPZ. 3. Pruning. The project arborist can help identity where pruning is necessary once trees recommended for removal have been removed and the site is staked and prepared for construction. Pruning shall be performed by a qualified tree service. 4. Tree Protection Zone Maintenance. The protection fencing shall not be moved, removed, or entered by equipment except under direction of the project arborist. 5. Storage of Material or Equipment.The contractor shall not store materials or equipment within the TPZ. 6. Excavation within the TPZ. • Excavation within the TPZ shall be avoided if alternatives arc available. • If excavation within the TPZ in unavoidable, the project arborist shall evaluate the proposed excavation to determine methods to minimize impacts to trees. • All construction within the TPZ shall be under the on-site technical supervision of the project arborist. 7. Tree Protection Inspection. The project arborist shall monitor construction activities and progress,and provide biweekly written reports to the City during periods of active construction. 8. Final Report. After the project has been completed, the project arborist shall provide a final report that describes the measures needed to maintain and protect the remaining trees. Stand Preservation Specifications: Not applicable because no stands of trees were identified on the site. Tree and Stand Planting Specifications: New trees that arc planted to meet the effective canopy requirements shall conform to the applicable standards in the Cite of Tigard Urban Forestry Manual. They shall be planted in accordance with the American National Standards Institute (ANSI) standards for tree planting Urban Forestry Plan—Supplemental Report (A3(Nl, Part 6) and additional standards adopted by the Oregon Landscape Contractors Board (01,CB). Nursery stock shall meet the requirements of the American Association of Nurserymen (AAN) for nursery stock (ANSI 260.1) for Grade No.1 or better. Double stake all trees if needed for stability. Soil Characteristics and Specifications for Improvement: The site soils consist of native soils that support existing trees. The trees identified for preservation appear to he healthy and sustainable, and no soil amendments are necessary at this time. If soil compaction occurs in planting locations during site development,backhoe turning should be used to loosen soil. Remove any lavers of good topsoil. Spread 3"-4"of organics (high-lignin) compost or I?SCS (Expanded shale/Calcine Clay) amendment over the area prior to turning the soil. Maintaining a safe distance from paying, sidewalks, structures,and utilities, use backhoe to turn soil to 36"depth. Break soil into large peds and loosely incorporate the soil amendment. Maintain a slope of compacted soil at the edge of the paving to as not to undermine the paving sub-base. I land turning may be necessary along the edges of paving and at walls. 1)o not till to a depth greater than the bottom of footing. After turning, re-spread topsoil and add 3"-5" of yard waste organic amendment over the surface and lightly till to break the soil into texture suitable to tine grade. Urban Forestry Plan—Supplemental Report Inventory Data Existing Tree Inventory: Lot Common No. No. Name Species Name DBH' C-Rad2 Canopy3 O/S° HTS Cond6 Pres7 Comments Treatment 1 1 Japanese Acer 9 8 201 0 N 2 2 Remove maple palmatum 2 1 flowering Cornus florida 2 4 50 0 N 1 1 Remove dogwood 3 1 Douglas-fir Pseudotsuga 3 4 50 S N 2 2 count as newly Retain menziesii planted tree 4 2 cherry Prunus sp. 16 10 314 0 N 2 2 Retain 5 2 star Magnolia 2 4 SO 0 N 1 1 Remove magnolia stellata 6 2 flowering Cornus florida 2 4 50 0 N 1 1 Remove dogwood 7 2 bigleaf Acer 30 20 1256 0 N 1 1 topped for utilities Remove maple macrophyllum 8 off bigleaf Acer 16 15 707 0 N 2 2 Retain site maple macrophyllum Urban Forestry Plan—Supplemental Report Lot Common No. No. Name Species Name DBH1 C-Rad2 Canopy3 O/S° HT5 Cond6 Pres' Comments Treatment 9 off red alder Alnus rubra 12 15 707 0 N 1 1 topped for utilities Retain site 10 off black Populus 48 25 1963 0 N 1 1 poor structure, Retain site cottonwood trichocarpa topped for utilities 11 off bigleaf Acer 6 8 201 S N 2 2 Retain site maple macrophyllum 12 off bigleaf Acer 12 12 452 S N 2 2 Retain site maple macrophyllum 13 off black Populus 34 20 1256 S N 2 2 2, 24-inch stems Retain site cottonwood trichocarpa 14 off black Populus 30 15 707 0 N 2 2 Retain site cottonwood trichocarpa Existing Stand Inventory: Not applicable because no stands of trees were identified on the site. Planted Tree Inventory: Genus sp./ Caliper(Decid.)or Mature Canopy Mature Canopy Available Tree# Common Height(Evergreen) Spread(ft) Area(ft2) Soil Volume(ft3) Comments PT1 Quercus garryana/ 1.5-inch min. 50 1963 1000+ Oregon white oak Urban Forestry Plan—Supplemental Report Planted Stand Inventory: Stand# Genus sp./Common 1 Hgt.or Container size No. of Trees Avg.Spacing(ft) Total Mature Comments Genus sp./Common 2 Hgt.or Container size No. of Trees Avg.Spacing(ft) Canopy Area (ft2) Genus sp./Common 3 Hgt.or Container size No. of Trees Avg.Spacing(ft) Delineated at the Genus sp./Common 4 Hgt.or Container size No.of Trees Avg.Spacing(ft) Outer Edge of Genus sp./Common 5 Hgt.or Container size No. of Trees Avg.Spacing(ft) the Stand 1 77.iitja r/inch/ 5-feet i 111 143' I.rit 1 western red cedar Psraelosu.'n mem irsii/ 8-feet 1 111 Douglas Blas-tir 7 IJiijrr r/icata/ 5-feet 5 111 I453 I.r t 2 western red cedar 3 7'/m,ia r/ind d/ 5-feet I l U 536 I.ot 2,canopy connection western red cedar do Stand #1 on Lot 1 Urban Forestry Plan—Supplemental Report 1DBH is tree diameter measured at 4.5-feet above the ground level, in inches. 2C-Rad is the average crown radius measured in feet. 3Canopy is the average tree canopy area (in square feet)calculated as follows: Canopy=(Average Tree Canopy Spread/2)2 x n. 40/SG identies the trees as either Open Grown or Stand Grown the average crown radius measured in feet. SHT identifies whether or not the tree is a Heritage Tree (either Y for yes or N for no). 6Cond is the numerical condition rating(0-3)as defined in the Tigard Urban Forestry Manual: FAILURE RATING VIGOR CANOPY DENSITY DEADWOOD HISTORY PESTS DECAY 0 dead to severe decline <30% major scaffold branches >1 scaffold Infested major conks and cavities 1 declining 30 60°� twig and branch scaffold dieback branches Infested one to a few conks;small cavities 2 average 60-90% small twigs small branches Minor present only at pruning wounds 3 good to excellent 90-100% little or none none None absent to present only at pruning wounds 7Pres is the numerical suitability for preservation rating(0-3)as defined in the Tigard Urban Foresty Manual: RATING CONSIDERATIONS 0 The tree is a"hazard tree"as defined in chapter 18.120 of the Tigard Development Code and"hazard tree abatement"as defined in Chapter 18.120 in the Tigard Development Code cannot be completed in a manner that results in tree retention consistent with tree care industry standards. 1 The tree is dead,in severe decline,or declining but may still be retained if desirable for wildlife or other benefits because it is not considered a"hazard tree"or "hazard tree abatement"could be performed. 2 The tree has average health and/or structural stability that could be alleviated with treatment;the tree will be less resilient to development impacts and will require more frequent management and monitoring after development than a tree rated as a"3". 3 The tree has good to excellent health and structural stability;the tree will be more resilient to development impacts,and will require less frequent management and monitoring after development than a tree rated as a"2". Urban Forestry Plan—Supplemental Report Effective Tree Canopy Cover Summary 1.25 x - - - --- - - . 2x Canopy Area 2x Canopy Area Mature 1.25x (sq. ft.) (sq. ft.) Canopy Mature of Preserved of Preserved Area Canopy Trees Stands (sq. ft.) of Mature Canopy Area Tree Effective% Lot (w/condition (w/condition Native Area(sq. ft.) of (sq. ft.)of Canopy Canopy Area and preservation and preservation Planted Non-Native Planted Area (sq. (Canopy Area Lot No. (sq.ft.) rating>2) rating>2) Trees Planted Trees Stands ft.) per Lot t / Lot Area) _ 1 7845 0 0 2454 0 1 1798 4252 54% 2 7512 628 0 0 0 2486 3114 41% Overall — — — — — — -- -- Development 15357 628 0 2454 0 4284 7366 48% Site Urban Forestry Plan—Supplemental Report *Note:effective tree canopy cover is required to be calculated on a lot/tract by lot/tract basis only in the R-1, R-2,R-3.5,R-4.5 and R-7 districts. The standard percentage of effective tree canopy cover for each lot or tract in the R-1, R-2, R-3.5, R-4.5 and R-7 districts shall be at least 15 percent. The standard percentage of effective tree canopy cover for the overall development site shall he at least: i. 40 for R-1, R-2, R-3.5, R-4.5 and R-7districts,except for schools (18.101.11500); ii. 33 for R-I2, R-25, R-40, C-N, C-C,C-G,C-P, NIt'E, MUE-I, AIUl:-2, MIC, MUR and 1-P districts, except for schools (18.1311.0500));and iii. 25 for MMU-CBD, MUC-1, I-I.and 1-I I districts, and for schools (18.130.115110)) in all districts. Urban Forestry Plan—Supplemental Report Tree Canopy Fee Calculation (if applicable) Is the percentage of effective tree canopy cover less than the applicable standard percentage for the overall development? Effective tree canopy cover for overall development site is met (48%). Is the percentage of effective tree canopy cover less than 15'!o for any individual lot or tract in the R-1, R-2, R-3.5, R-4.5 and R-7 districts?The effective tree canopy cover for each lot is greater than 15%. Therefore, no tree canopy fee is required. Signature of Approval I hereby attest that, to the best of my knowledge: 1. The attached Tree Preservation and Removal site plan meets all of the requirements in Section 10, Part 1 of the Urban Forestry Manual; 2. The attached Tree Canopy site plan meets all of the requirements in Section 10, Part 2 of the Urban Forestry Manual;and 3. The Supplemental Report meets all of the requirements in Section 10, Part 3 of the Urban Forestry Manual. / •:� ./ • Todd Prager, AICP I31,1 Certified..Lhori/, 11'H-G 723.-1 1S.-1 The e Ri:rk.-i sses.a/ien/ a/ ied :Attachments: Tree Preservation and Removal Site Plan Tree Canopy Site Plan • , - 4 •• 1 , •• , -4t -V -/ . ' '.* • • .- • .-4 /.1 • ... 1• _ . , ...* ..- •t .:- - i i / .,,,,.,,• 1 , • . ,. . .. , \ • ...e. . . , .7.7 1. •••• p \\\ , . , , .. .. s , :.; -',.... t' . 1 1 1 •,, .. I ' , ---"' •if- 1 Ei 1 . A / . , . . 1-1.• ' '1 * ' . ..• 1 1 • / • 1 :),•7 • .... -. =.-^•11 1 ' 4' () ':''.. I_..,:... 4 4 .t 4c.r-r,-- • .. . ,' , ....... I • ; 4 r- le 1 1 / r ' . I r 1 f 1 1 \ . , I 1 1 I 1 i 1 % . 1 , 1 t 1 I i ; :. . •11....... i , - 1 ‘,. :•i 1 , •'.4A".iii.!!1" i_ __ • , \ ‘ ,--,1• --- . 4 ••7irti ...„..,...1 - • . :4,i.ir.,./4. .,gl ,- --- ..,.. ..,•'..' j•K•11'-113..A.4 „..........„.......>„,...---- f)(1/1cir 1 ,,...-...___„. illeh •(//Z :.; • , r i d ftW ../.......'7 L.?.,tJ"lt .. .,. i v ,.. , , , , I • I i • t I r f , - \, I iv • it \ 1 1M I / iii„ • \ / \ ° I ?CI(.1 ATE A�-SS / el • :iii \ ;;$ / ) 'i / \ I*, I�I I / w - -- • — ,o SIDEWALK t---k• • - / '_- -�----- —— I FACE OF CURB 111111111 30' ;0 30 ' v E PINEBROOK ST FACE OF CURB J 12/31/13 photoJPG A f'" • • it. (4' TIL!�• _ "fes r. :1., •i.: • it i Mai .i . ' _ a ' i..••. ll ,, a.40016- r •J ~� .• j i s 0 ti _ https://mail.google.com/mail/u/0/#inbox/1434628cfae81139?projector=1 I/I 12/31/13 photoJPG • i II ` ti „ . b tit v•d! . , - + r, M41I 'Al ! Mf kt. �r. p•.7#.1✓ IP t sir . ,, ilL . ,.,......„ . ,, . e , 4 i 'e OP gid. ,.. ,, r f. gr PV- >. ^,* .' r�p r � y ' '1 ' :1"-- *.-Iiir''''''*;:1i:'"..:41C4'.: '::' do 4 , r � r ;. ` • r h' � iblv i � f. t�N T �j4 ! � • . °• iiiiip,� � lir*C ti' � �. iato* w- tor m•A� g, � �•'"1 I > • 4.4",,e t .* ijr► T�a � : Q► • • 1...... di.,f.3we . . "4•.;IT 1. , � a . r ` .te �K!1 ! .I i i +. - 4 •,� �,. https://mail.google.com/mail/u/0/#inbox/143462a451dfd641?projector=1 I/I 1 CleanWater Services Our commitment is clear. CWS File Number Service Provider Letter 13-000399 This form and the attached conditions will serve as your Service Provider Letter in accordance with Clean Water Services Design and Construction Standards (R&O 07-20). Jurisdiction: Washington County Review Type: No Impact Site Address 8605 SW Pinebrook ST SPL Issue Date: March 22,2013 /Location: Tigard, OR 97224 SPL Expiration Date: March 22,2015 • Applicant Information: Owner Information: Name JEFF& REBECCA LUEDLOFF Name Company BARE LLC Company BARE LLC Address 22275 SW SCHOLLS SHERWOOD RD Address 22275 SW SCHOLLS SHERWOOD RD SHERWOOD OR 97140 SHERWOOD OR 97140 Phone/Fax (503)628-3518 Phone/Fax (503)628-3518 E-mail: rebecca©brittanyhomesinc.com E-mail: rebecca©brittanyhomesinc.com Tax lot ID Development Activity 2S111AD00401 New Single Family Dwelling o- Pre-Development Site Conditions: Post Development Site Conditions: Sensitive Area Present: On-Site X Off-Site Sensitive Area Present: On-Site X Off-Site Vegetated Corridor Width: 50 Vegetated Corridor Width: 50 Vegetated Corridor Condition: Degraded Enhancement of Remaining - Vegetated Corridor Required: X Square Footage to be enhanced: 3,750 b, Encroachments into Pre-Development Vegetated Corridor: Type and location of Encroachment: Square Footage: none 0 Mitigation Requirements: Type/Location Sq. Ft./Ratio/Cost none 0 X Conditions Attached X Development Figures Attached (3) X Planting Plan Attached Geotech Report Required This Service Provider Letter does NOT eliminate the need to evaluate and protect water quality sensitive areas if they are subsequently discovered on your property. Page 1 of 3 CWS Elle Number 13.000399 In order to comply with Clean Water Services water quality protection requirements the project must comply with the following conditions: 1. No structures, development, construction activities, gardens, lawns, application of chemicals, uncontained areas of hazardous materials as defined by Oregon Department of Environmental Quality, pet wastes, dumping of materials of any kind, or other activities shall be permitted within the sensitive area or Vegetated Corridor which may negatively impact water quality, except those allowed in R&O 07-20, Chapter 3. 2. Prior to any site clearing, grading or construction the Vegetated Corridor and water quality sensitive areas shall be surveyed, staked, and temporarily fenced per approved plan. During construction the Vegetated Corridor shall remain fenced and undisturbed except as allowed by • R&O 07-20, Section 3.06.1 and per approved plans. 3. If there is any activity within the Sensitive Area, the applicant shall gain authorization for the project from the Oregon Department of State Lands (DSL) and US Army Corps of Engineers (USACE). The applicant shall provide Clean Water Services or its designee (appropriate city) with copies of all DSL and USACE project authorization permits. 4. An approved Oregon Department of Forestry Notification is required for one or more trees harvested for sale, trade, or barter, on any non-federal lands within the State of Oregon. 5. Prior to any ground disturbance an Erosion Control Permit is required from the City of Tigard.Appropriate Best Management Practices(BMP's) for Erosion Control, in accordance with Clean Water Services' Erosion Prevention and Sediment Control Planning and Design Manual, shall be used prior to, during, and following earth disturbing activities. 6, Prior to construction, a Stormwater Connection Permit from the City of Tigard is required pursuant to Ordinance 27, Section 4.B. 7. Activities located within the 100-year floodplain shall comply with R&O 07-20, Section 5.10. 8. Removal of native, woody vegetation shall be limited to the greatest extent practicable. 9. Should final development plans differ significantly from those submitted for review by Clean Water Services,the applicant shall provide updated drawings, and if necessary, obtain a revised Service Provider Letter. SPECIAL CONDITIONS 10. For Vegetated Corridors up to 50 feet wide, the applicant shall enhance the entire Vegetated Corridor to meet or exceed good corridor condition as defined in R&O 07-20, Section 3.14.2,Table 3-3. 3,750 sq.ft. of Vegetated Corridor to be enhanced. 11. Prior to any site clearing, grading or construction, the applicant shall provide Clean Water Services with a Vegetated Corridor enhancement/restoration plan. Enhancement/restoration of the Vegetated Corridor shall be provided in accordance with R&O 07-20, Appendix A, and shall include planting specifications for all Vegetated Corridor, including any cleared areas larger than 25 square feet in Vegetated Corridor rated "good,"" See SPL Attachment 3 of 3 12. Prior to installation of plant materials, all invasive vegetation within the Vegetated Corridor shall be removed per methods described in Clean Water Services' Integrated Vegetation and Animal Management Guidance, 2003. During removal of invasive vegetation care shall be taken to minimize impacts to existing native tree and shrub species. 13. Clean Water Services shall be notified 72 hours prior to the start and completion of enhancement/restoration activities. Enhancement/restoration activities shall comply with the guidelines provided in Landscape Requirements(R&0 07-20, Appendix A). 14. Maintenance and monitoring requirements shall comply with R&O 07-20, Section 2.11.2. If at any time during the warranty period the landscaping falls below the 80% survival level, the owner shall reinstall all deficient planting at the next appropriate planting opportunity and the two year maintenance period shall begin again from the date of replanting. 15. Performance assurances for the Vegetated Corridor shall comply with R&O 07-20, Section 2.06.2, Table 2-1 and Section 2.10, Table 2-2. Page 2 of 3 CWS File Number 13-000399 16. Clean Water Services may require an easement over the Vegetated Corridor conveying storm and surface water management to Clean Water Services or the City that would prevent the owner of the Vegetated Corridor from activities and uses inconsistent with the purpose of the corridor and any easements therein. 17. Final construction plans shall clearly depict the location and dimensions of the sensitive area and the Vegetated Corridor. 18. If appropriate protection of the Vegetated Corridors and associated sensitive areas shall be provided by the installation of permanent fencing and signage between the development and the outer limits of the Vegetated Corridors. This Service Provider Letter is not valid unless CWS-approved site plan is attached. Please call (503) 681-3639 with any questions. Laurie Harris Environmental Plan Review Attachments ( 3 ) 11 Page 3 of 3 . . . .. , - • . • ;, • BRITTANY JI ORCCB#38248 Aliga= s r,, c] JOB NAME . 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L i II I I I _I Li_t_L.LLt_Li U. L11 . 1 • ..t_______i___ _,_.., "CRAFTSMANSHIP YOU WILL BE PROUD OF" 22275 SW Scholls-Shel-wopd Road • Sherwood, OR 97140 503-628-3518 •503-628-5421 Fax • brittanyhomesinc@verizon.net .. - • A . . — - —.. - 4 _____Th_w_2._ hoot:10_11n --S Z 5k \ mG-PfL,' )'of PI • • - /� 1,_-__.-: '�- � f---. -, �/il ri �� � rv�}l .?� �a � I f Ia<t—, . J ff r ! • . e, •—2n--Ti . ( y.1 ^' J (' . -..' )./, f I f (.._ j•f� . i f ! L ''',,,.. ,,,,,,-,, '' ./4 f ,q( I /% . ,\ \ ZiY d77f` 'T� :s. '' ../ •' :.:' \ \ f- . . ---'''' ,:, � • � / '''� �,�, ati„fid��) �€�x�� / Cmiv)24a.A/ , / / ..••• ,.. / ./' 4,-:?:,/ -,;-/7/1 6 r';/;;::.;//. ../ a . ? 411/ e� ' . s•-„,. 1,�„L�.o y1 -T1 . a r { _ _ 10 E • s n . ti . 8605 SW Pinebrook Drive Vegetated Corridor Enhancement Plan G(IV S Fl/G I t . l 3'-UOo 3'1'3 Approved 1 Enhancement Activities Clt'a�i Water Services -F-v• e v-v..k(c,ci►yt 4,vtftt-1. Y'e'`r i e v-' 1. Remove existing sheds i l L-N1 tfi ..^___Oalisi._03�22�i3 2. Remove existing gravel and replace with amended soils `- t'L A i f=atc(,.w\-e." ( 3 3. Remove Himalayan blackberry by hand or mechanically with small machinery. Refer to Integrated Pest Management Guide for low impact methods. 4. Plant the Vegetated Corridor with native trees and shrubs (see R&O 07-20, Appendix A for methods) a. Quantity of native trees: 38 b. Quantity of native shrubs &groundcovers: 188 5. Trees, shrubs and groundcovers in upland areas shall be mulched a minimum of three inches in depth and 18 inches in diameter. Seed bare ground with native seed mix(such as ProTime 400 from Hobbs & Hopkins) to achieve 100% areal coverage Plant Types & Quantity Qty Scientific Name Common Name Plant Type Light Spacing 38 Thuja plicate Western red cedar Tree Shade Single 12 Acer circinatum Vine Maple Shrub Part sun Single 12 Symphoricarpus albus Snowberry Shrub Part sun Cluster 12 Cornus stolonifera Red-osier dogwood Shrub Part sun Cluster 12 Physocarpus capitatus Pacific ninebark Shrub Shade Single 12 Rosa gymnocarpa Baldhip rose Shrub Part Cluster 12 Sambucus racemosa Red elderberry Shrub Part sun Single 12 Ribes sanguineum Red-flowering current Shrub Sun Cluster 12 Oemleria cerasiformis Indian plum Shrub Shade Cluster 12 Philadelphus lewisii Mock Orange Shrub Part sun Cluster 20 Mahonia aquifolium Tall Oregon grape Shrub Sun Single 20 Mahonia repens Low Oregon grape Shrub Part sun Cluster or M. nervosa 20 Polystichum munitum Sword fern Shrub Shade Cluster 20 Gaultheria shallon Salal Herb Part sun Cluster Additional Notes • Deep rooting trees and shrubs(e.g.willow)shall not be planted within the existing sanitary sewer easement. • Substitutions with other native plants are allowed • For more information about individual plants, refer to the Native Plant Finder and Appendix A(R&O 07-20) Native Plant Finder: http://www.cleanwaterservices.orq/Residents/ToolsAndTids/NativePlantFinder/ • • Do not plant invasive plant species.A list of invasive plant species is on-line: http://www.cleanwaterservices.orq/Residents/ToolsAndTips/InvasivePlants/default.aspx • Resources for Streamside Property Owners: http://www.cleanwaterservices.orq/Residents/Getlnvolved/TreeforAll/Homeowners.aspx F/ Communications 4155 SW Cedar Hills Blvd.,Beaverton,OR 97C05 Brittany Homes Inc. 5 December 2013 Attn: Jeff Luedloff 22275 SW Scholl-Sherwood Rd. Sherwood, OR 97140 Re: Frontier Work Order number 51351-5109232 Mr. Luedloff, This is in response to your request for Frontier Communications to perform the following work at 8605 SW Pinebrook St., Tigard, OR. 97223: Reroute aerial cable into underground conduit and handhold by placing any new required cables. PGE to relocate 1 pole. Then remove old cables and poles. In addition to the advance payment listed below, you will be required to provide the following: Provide under ground conduit path for the placement of the new cables and place handhold for combo ped. We have estimated that the cost of this work effort will be: Less the Advance Engineering Design Payment: $4568.82 Balance due Frontier: - 500.00 $4068.82 This is the amount of the advance payment that you will be required to make. You must return this signed agreement,along with the full advance payment, before your work will be scheduled. Upon job completion, you will be issued either:(1)a refund for any overpayment,or(2) an invoice, if the final actual costs exceed the advance payments received. Any unapplied portion of advance payments will be refunded to you within sixty(60)days of the final bill or cancellation of the job. If you agree to these terms,please sign below and return this agreement to the address below. Include a check for $4068.82 made payable to Frontier Communications and noted with Work Order number 51351-5109232. Please mail to: Frontier Communications 4155 SW Cedar Hills Blvd, Beaverton, Oregon 97005. If you are signing for a company or other entity,then by signing authorized to bind the company or entity to the terms of thiletter agreement.Upo i rw,you arrantlece pot of your signed agreement and advance payment, your work order will be released to our Construction Department for scheduling. Frontier shall not be responsible to the extent its performance is delayed or prevented due to causes beyond its control, including but not limited to acts of God or the public enemy, terrorism,civil Page 1 of 2 51351-5109232 12/5/2013 • commotion, embargo, acts of government, any law,order, ordinance, regulation, or requirement of any government, fires,explosions, weather, quarantine, strikes, labor disputes, lockouts, and other causes beyond the reasonable control of Frontier, Please be advised that the price estimate quoted above is only valid for sixty(60)days from the date of this letter. If this work request is canceled after you have signed the agreement, you will be billed for any Engineering and Construction cost incurred after the date of signature that may include the cost to place and/or remove facilities. If we do not receive this signed agreement and your full advance payment within this sixty(60)day period, we will assume that you do not want the work to be undertaken and the project will be canceled. Should you have any questions or concerns regarding these terms, please contact our Engineer John Cousineau at 503-643-0371. Sincerely, eke Chuck Everhart Engineering Manager Frontier Communications Northwest Network Engineering and Planning I agroo to the terms of this agreement: Accepted(Signature): Print Name&Title: ,, ere C. Company: ZP-1.rr4-/-3 Y ,, s �c . Billing Address: 22-2'15 g,_,, ""`gyp is _5- a 12-4- , S�Y d T- `'t' O Telephone: 5 3 - 3 `1 �C 3 Date: l 7-11,.(13 Page 2 of 2 51351-5109232 12/5/2013 ftoTiIier Communications 4155 SW CEDAR HILLS BLVD. BEAVERTON, OR. 97005 www.Frontier.com- Brittany Homes Inc. 11/18/2013 Attn: Jeff Luedloff 22275 SW Scholl-Sherwood Rd. Sherwood, OR 97140 Jeff@brittanyhomesinc.corn Subject: Engineering Advance Payment Re: Frontier Work Order number 51351-5109232 Mr. Luedloff: This is in response to your request for Frontier Communications to perform the following work at 8605 SW Pinebrook St., Tigard, OR. 97223: Reroute aerial cable into underground conduit and handhold by placing any new required cables PGE to relocate 1 pole and remove old cables and poles. In addition to the advance payment listed below, you will be required to provide the following: Provide under ground conduit path for the placement of the new cables and place handhold for combo ped. Frontier is required by the operating tariff to be reimbursed for all costs incurred by special construction. The non-refundable engineering cost to provide you with an estimate for the work is $ 500. Should the project be approved,the deposit will be credited to the overall cost of the job. Please be advised that Frontier policy requires that you return this signed agreement, along with full advance payment for engineering services. Frontier will provide you with an estimate of work once your non-refundable payment for engineering has been received. The estimated completion time for the engineering cost estimate will be sixty(60) days. In the event that this agreement and the associated payment are not received by, Frontier will consider this request closed and your request will be canceled. If you agree to these terms, please sign below and return this agreement to the address below. Include a check for $500 made payable to Frontier Communications and noted with Work Order number 51351-5109232. Please mail to: Frontier Communications 4155 SW Cedar Hills Blvd., Beaverton, Oregon 97005. Page 1 of 2 51351-5109232 11/18/2013 •. Should you have any questions or concerns regarding these terms,please contact our Engineer John Cousineau at 503-643-0371. Sincerely, 6Weut_ Chuck Everhart Engineering Manager Frontier Communications Northwest Network Engineering and Planning 4155 SW Cedar Hills Blvd. Beaverton, OR 97005 I agree to the terms of this agreement: Accepted (Signature): Print Name&Title: Company: Billing Address: Telephone: Date: Page 2 of 2 51351-5109232 3 High Ridge Park,Stamford,CT 06905 I www.frontier.com 11/18/2013 PGEGePortland G neral Electric Company 9480 Southwest Boeckman Road • Wilsonville, OR 97070 November 15, 2013 To: Jeff Luedloff Portland General Electric's (PGE's) goal is to ensure that your project is designed, scheduled and completed safely, efficiently and on time. Please carefully review all of the enclosed information. This design was based on the information that you provided on the Request for Service form and your site plan. It outlines the divisions of responsibility between you and PGE and complies with PGE's Electric Service Requirements, design Standards and the National Electric Safety Code. The Line Extension Cost Agreement (LECA) must be signed and returned with your payment (if applicable) in the enclosed self-addressed stamped envelope. Your project will be on HOLD until the LECA with appropriate payment, and all other pertinent documents such as permits and easements are received by PGE. To review your project's status and/or coordinate and schedule inspections; (IE: trench, conduit and final service inspection), please contact our Service Desk at (503) 736-5450 or service.coordinators Please reference the job number in the title block of your design. Allow a minimum of 10 working dayslfor construction to begin, following PGE's final inspection and approval. If you have any questions or need additional information please contact your Service & Design Project Manager directly. Sincerely, Milo Starr Portland General Electric Company Service and Design www.portlandgeneral.com www.portlandgeneral.com/reqbook _ •- Portland General Electric Line Extension Cost Agreement Applicant Brittany Homes Inc. Creation Date: 11/15/13 Project Name Brittany Homes Inc. Expiration Date: 5/14/2014 Service Address 8615 SW Pinebrook Dr.,Tigard Job No.: 739441 Mailing Address 22275 SW Scholls Sherwood Rd.,Sherwood,Or., 97140 A. Line extension costs eligible for allowance: $ 1 ,001 .22 B. Allowance: $ 1 ,623.00 C. Applicant responsibility (A- B): $ 0.00 D. Line extension costs NOT eligible for allowance: trench,cond $ 0.00 E. Premium underground equipment not eligible for allowance: $ 0.00 F. Total applicant responsibility (C + D + E): I $ 0.00 Payment terms: Cash In Advance AGREEMENT PGE agrees to install your line extension for the amount described in "Total applicant responsibility", Line F above, under these terms and conditions: PGE WILL NOT BE ABLE TO CONTINUE WITH YOUR ORDER FOR SERVICE UNTIL THIS AGREEMENT IS SIGNED & RETURNED, WITH FULL PAYMENT IF APPLICABLE. 1. You are responsible for obtaining necessary easements, and the costs thereof are not included in this agreement. 2. Unless otherwise indicated,the calculation of the line extension costs assumes standard construction and a route determined by the Company. 3. The terms of this Agreement are subject to change if the line extension is not completed within six months of the Agreement date or if there are any changes in construction design. 4. You have no ownership rights in the line extension materials or easements other than the right to a refund as described in Section 5. 5. In the event additional customers are served off this line extension within five years from the date the line extension is energized,you may be entitled to a refund of part of the amount shown only on line "C" above. In order to qualify for a refund,the applicant responsibility (Line C) must have exceeded$100 and you must request a refund from PGE within six years from the date your line extension was energized. 6. The costs shown above on Line F represents applicant's acceptance of standard underground equipment. Non-standard underground equipment is an option at an additional cost shown in Line E. Applicant Name(print) 75-4 C. ( bc-c.f- Appli Signature Phone PG Representative do Starr,SDPM/Beaverton Phone 2213 SW 153rd Dr., Beaverton,Or.97006 503-672-5491 PGE 71910(Jan 2011) CsaRt (;) NW Natural' Fax completed orders to 1-888-427-4222 or E-mail to ncorders@nwnatural.com RESIDENTIAL NEW CONSTRUCTION SERVICE AGREEMENT NW Natural accepts this service agreement if it is determined the residence can be served as described below and there are no extraordinary construction costs. If any extraordinary construction costs exist,this agreement shall be null and void Any construction contributions must be paid to NW Natural before construction will begin Today's Date: 9/4/2013 E-Mail Address or Fax 4: 503-628-5421 (for Order Confirmation) Job Site Address: 8605 SW Pinebrook Street City: Tigard State: OR Cross Street: Hall Blvd. �✓� Infill Lot/ Existing Neighborhood OR H New Subdivision Name: Lot#: Builder: Brittany Homes Inc. Contact Name: Jeff Phone #: 503349-4326 Responsible Account Holder Name if different than builder: Responsible Account Holder Mailing Address if different than builder: Responsible Account Holder Signature: Jeff C. Luedloff Phone#: 503 628 3518 Date: 9/4/2013 STRUCTURE AND EQUIPMENT INFORMATION Heated Square Feet: 1622 (1" service if over 4,000) #of bedrooms: 3 I✓]Primary Residence u Vacation Home House Type: Mark type, number of stories and if multi-meter header(one application per meter is required) E Single Family E Multi-Family E Manufactured ❑ Houseboat ❑✓ Single Story ❑ Multi-Story ❑ Multi-Meter Header Applicant agrees to install and use equipment listed below within 3 months, and to pay entire cost of construction if primary space or water heating equipment is not actually installed. Indicate Quantity for each piece of equipment to be installed PRIMARY SPACE HEATING OTHER EQUIPMENT 1 Furnace 1 Tank Water Heater 1 Range `Spa _Room Heater _Fireplace BTU Rating _Tankless Water Heater _Dryer _Pool 1 Furnace Back-Up Wall Heater-f BTU Rating _Fireplace (not primary heat) _BBQ _Generator Other INSTALLATION CHOICES Meter Pressure (mark choice) I7 I Standard or 2 Pound l I Green Tagged Meter Location (Facing house from street)—Choose Location & Indicate Footage i I L/S House: _feet back from front R/S House: _feet back from front I I Front of House Additional n L/S Garage: feet back from front ❑✓ R/S Garage: 25 feet back from front ❑ Front of Garage ❑ tooter Only (No Service) Distance in feet from Street to Meter: 100 Construction Status: Putting in foundation Choose one installation option below(unless additional meter only) Foundation must be marked If trench or conduit is not ready when the crew arrives a wasted trip fee may be assessed,and the service request will be placed on hold until the fee is paid Subdivision Subdivision Vancouver, Portland, Salem, Albany, Eugene Astoria, Lincoln City, Coos Bay, The Dalles Mark pathway type below. Pathway must be ready within n Open Trench: 3-5 Business days from order to 48 hours of submitting order. Installation within 2 business installation in Oregon, 4-6 business days in Washington days of pathway availability if received by 2:00pm ❑ Conduit*: 7 business days from order to installation n Open Trench i l Conduit* Ready Date: Infill Lot/ Existing Neighborhood Other Mark pathway type. Service installation may be delayed due to U Open Trench Ready Date: NW Natural Dig NWN site visit and/or jurisdictional permitting requirements. Conduit* 10/1/2013 ❑ Call 800927-6123 for fees and installation timeline *Requires 13'"yellow conduit for standard service,2"yellow conduit for 1"service. 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'111 ' -,-- 13075C y , Q 14794 S120012 — + � M URDOC 1 KST�1 , ofDM *4280154� -3 C- 1 1^ J�{ ?, 1B02767N 2M 8807` j�pj t r12B077f11114111 i tB Z Feet 0 125 �•' 11A139C 4 •-1i _11::ii) \ 1 • January 23,2014 MEMORANAUM Pinebr000k Lot Partition—Drainage Analysis Page 2 of 2 Water Quality As Table 1 shows, the increase in impervious area is less than 1,000 ft2; therefore, water quality is not required. Water Quantity The post-developed impervious area on the site will be 4,634 ft2. According to Clean Water Services Design and Construction Standards (Section 2.04.2 (m) 3A), a review of the downstream system is required when constructing more than 5,280 ft2 of impervious area. As shown in Table 1, the post- developed impervious area on the site will be less than the threshold; therefore, a downstream analysis is not required. The runoff from the existing and post-developed impervious areas was modeled using the software, XPSTORM to determine the increase in runoff during the 25 year, 24-hour storm event. Input for the model includes the following: • Routing and Rainfall Method: SCS using SCS Type 1A Rainfall • Precipitation for 25 year, 24-hour storm event: 3.90 inches • Impervious Curve Number: 98 • Time of Concentration: 5 minutes • Existing Impervious Area: 3,672 ft2 (0.0843 acres) • Post-Developed Impervious Area: 4,634 ft2(0.1064 acres) Table 2 below shows the runoff during the existing and post-developed conditions as well as the increase in runoff(See Attached Existing and Post Developed Hydrographs). Condition Runoff(cfs) Existing Impervious Area Runoff 0.0175 Post-Developed Impervious Area Runoff 0.0220 Total Increase in Runoff 0.0045 Table 2 As Table 2 shows, the increase in runoff after the proposed development will be negligible and will not cause a measurable effect on the downstream system. Summary The proposed increase in impervious area for this project falls under the threshold constructing a new water quality facility. Additionally, the increase in runoff will be negligible and will not cause a measurable effect on the downstream system. Attachment: Vicinity Map and Site Location Plot Plan for 8605 SW Pinebrook Drive Existing & Post-Developed Runoff Hydrograph P:114177-Luedloff Lot PartitionlEngineeringlDrainage114177-Drainage Calculations.docx /P. 1 Vicinity Map and Site Location Baptist Church mi 4j��10 CreeKos o) rt c� * 1 ca- 6 Lo co SW Greensward Ln °op Q s z SW dew Terrace < m Crystal • Clean Project Location Alan Howell • SW Inez St Fence&Deck Sv4 Bonita Rd co w ua N In co d School > 0 > �pcook St fp 2 m SW Pinebrook Dr S`11rta Q\ co o, SW Murdock St up eton ` chool Alec Dr w n 5 h CI) n Falcon &I ti * (I) a Trading 0o g co Tigard PETS • 1 i S _ f v, w9P'�%•� r ii co ,n S U Sr n sr-timid' Vicinity Map t ! SW-Bomtn•RC Project Location • w • IIr1 • t,' r - dt 411 i 1 Alm _ • ,..Iiik I. , r' SW PirlebK.-,i m= ( .tN 7/-------- • r i •I a* r Site Location VEGETATED COMMA .IIII\ CDNTNES Of 511E Iii I igj r (I)UlLiTY VOL: Q 1- TOAE" b 138.39 Q�-- _ " i * ———— F a0 (r) ( rr,POLE / . ts- -55,5remess -I-.-t,---- - /( _ I 1 I LEGEND / DENG .WOE EEO 1� I tw w •,l SHOP FOWER ,1 I'�B I-- // O WESTERN RED CEDAR TYV /. I I w NOV EASE+EM 1 1, / 30 (W El li /�a b• 11 I /1 VEGETATION 0l.APAN%MME TO BE REAMED 0 I =MCC AREA <4 / Q i / I .p}� / 11 .1___/ �/r-- // �G 2 FIDWFANG DOGWOOD 70 EF GEADVED �l/ _ J I• Q I AV/ �'— I/ I / / Ip,a' . y`54.1T.L�. }DOWLAsw+ n/ Y I — -.1 A I-- / I I 6I ''• 641//+' — —h r�/ iTIT CIVET TRE >' '_ / \ j. �s ST AR Mu;NOEA TO OE�ADVED / .I / / \_Eg)AR EENI�ALONG `✓' / TT -ip , , )M I- .I/ / moRERry LEE `:..FLOWERED PLOW=To BE REMOVED I \•%11 // /„///III LOT SAE_/1. .bP O7soT0E REMCVLD O I Tot p 7508 SO I'Y 4/7^J 01 T.,.,}5.' ,,/ I / l 59G LEAF MPI coif 99!) I f/ I / m ) LH FOR PEW CLEAN WATERSERVICE w An / / - ; MX* / `/ V[ acaRTooR v.RED ALDER(Cif SITE) z r__ 4,/r , s'OA /I / C(?PMES Cif 911 1:3.f MAO(alAac coTTONwOco coif SRO CL AV 1 I (E) .L 1 f// ii�1- 0 TT 9G LEAF MME(OF 911) 2T-LE C/) — — — — _--_—..—_—_� To ifI . _— .— - - — .— — 012 sG LEAF MUE(Cif 9FJ O qIF- / 4 II, „o„ 89.75' �,y I / / Ill . e / f .7 T3 RAO(COTTONACCO(OFF 911) I EABENT �� Op ( / Wil✓ • LE!TAO(COTTONNOOD EOFF 9TE) • —.— — — — — — �)� �I (E7STORM Mx YI / G P 1 OREGON WEE OAK OR EG LEAF MAPLE () 111 I 1 / C O 1 w)� Pow Im a / KEYO EA MEN' ---CPOWERLIES CNI 1 III / ----_9116 L CO SEVER ME = II I III (0 GAS LIE Z IIB / -DOWATERLIE Q L - NI / -- UE RIR aE LEE I— 1\ I -0—TRE MOTEL-TON FMCNG Q uII / CONTROL� m 111 -0NEW FENCE 1 / (E 30'RETAYWG WALL ry NW VEATAION EASEMENT FOCWSpIII 411 1 I'II; / * NEW LIGF19 POLE 0 @1 i A I 1 1,11 O FR 19011119 pp II" / Q PIE D3SE G ROCC TO E RBMDVED 3p @2$ 6 I (E)R1�CF W io FT 4K IIfi33$y( H 1 4.1 I li I �} CoPRE—D3S1r+G ROC.TOE REMOVED Pgs p V n �q{�a tlY8 ALx CO Roof Zee w Er ; if pzgg 9!4 \ ...-- ..•••••- ..-- - i p/ i PRE-D35134 ROCF To E REMOVED WIP 99Iy�4,4 �y / Q CO ROOF Q0 9G iT `� 7 P$ \ FACE OF CUTE gg E s 4 •� 2 . • __ E PINEBROOK ST 2 nod • o' ©COPYRIGHT 1096 iACEOFORB eJI6n 4017. 46 yo."' . -- mr LEGAL DESCRPTION TAX LOT#25111A000401 i"nmr LOT 401-PINEBROOK TERRACE — 8605 SW FINEBROOK ST TIGARD,OREGON 16965 BOGIES FERRY ROAD WASHINGTON COUNTY,CR 919E 202 LAKE OSWEGO.CO 970e5 PlW1F S*ETCLEAN WATER SERVICES "`°"`°" SUNTEL FIOME DESIGN,NC.IS NOTE LIABLE FOR THE ACCURACY OF THE TOPOGRAPHY INFORMATION. IT IS THE SOLE RESPONSEILITY OF THE oA,E BUILDER TO VERIFY ALL SITE P CONDITIONS,NCLUDNG ANY FILL RED a@1 NR PLACED ON TEE SITE.AND INFORM A NORTHWEST DESIGN •WNERS OF ANY POTENTIAL FIELD MODIFICATIONS. EXISTING & POST-DEVELOPED RUNOFF HYDROGRAPH 0.0250 25 Year Runoff from Post-Developed Impervious Area =0.0220 cfs 0.0200 25 Year Runoff from Existing Impervious Area =0.0175 cfs 0.0150 4- U O 0.0100 0.0050 I ' 0.0000 - r 0:00:00 12:00:00 0:00:00 12:00:00 0:00:00 Time (hrs) 16630 15341)6.11:CN Y 0114101,43101 A%CC d y_ It,D.A3>3I316 NI Nt 111.4 44 161 bI 94 -- -- 115114 A1'HA(: )U X)A1116.9436141 ___- v 9P NOUYNUDN AIM - --4.44,44 - 1U Xl A.-inrow 44416 10149 3/1 N6630 VC MONO O•wo••• 04014.4.Zens • W / 1 1DI/ C. --I _ gni f e� gs 1 frig _ .--- - pro,140 —.....1:-...zrz 0 - \ a 1 / ` 1 / 1 ,,...�30 • / 1 \ nom M».>a olow�...e // <. 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' . . • ....... ,-,--- i ' 1 - ' . , : --.. j , • , ..-........... ----•• •••••• I j ' I 1 - , , , .....ir......0. . - ..---7''..--',,,,....-,--..4 i I ' .4= I I ; • - I 1- ; I ,. I —••L I -... ..." .-r l. • , . . 1 ; —..,...,... •- ; - ' i ! I . 1 , N..- •-•- . - 1 .. , • . , , - . I 1 1 1 I I I I 1 •-- ton.*1.0..... ' -......4.t....••••• , I I - ; I - • I 1 , , '...•a.,..•,... I •r. , - -', t•o.. • I , 1 , .,... t.........--. ........, 1 =I.• . I 1 . 1 - 1 — 1 • 1 . : , . ' , • . i . . 1, 1 :........ ...., . . . ' I . , . , . . . , . . ! . . . . . . • , 1 . . I •-••••••.. \: r r r . r • I ... ' 1 j • i „... ..L.e.........,k , . 1 ' . i I _., . . . ". ' • •I r---4-7 • - - 1.• -....c.... ...... , - 1- • . 1 ,,. .....-4.•- . . . i i ' . . I . Storm 1 , .,_•, - , . • . . , • i _ . -I • . ,, -I- i. I 1 _ r, . , . ' I 4520 ... ,.......„„_____A... ...----/. ' i'...: ' ' -, Q • ' . r- 1- 1• • / . 1 - i - ;1 . 1 I " 1 - 1 - 1,. i. - li,iri - .. ._- ; i . .. , ; (kaia.act- ' - i.--. - - •---g.... , _ 1 , _ - I 1.-:-.1, , • • 3:1 ' - 1 - I- :•'i•i- . . ...........es••••• .. . EXISTING & POST-DEVELOPED RUNOFF HYDROGRAPH 0.0300 — — 25 Year Runoff from Post-Developed Impervious Area=0.0258 cfs 0.0250 — — — 0.0200 — — N -&-0.0150 0 0.0100 -'— — 25 Year Runoff from Existing Impervious Area =0.0062 cfs 0.0050 -- A 0.0000 - -.-. 0:00:00 12:00:00 0:00:00 12:00:00 0:00:00 Time(hrs) Civil Engineering Water Resources Land Use Planning MEMORA NAI.tNI _ _ topPR0pe, •To: Jeff Luedloff ��`�� tkGINFF9`r�0y . Brittany Homes, Inc. • Q 74498PE 9r —r From: Kathleen Freeman, PE, CFM '( �E4..; _ zi "_ Water Resources Project Manager s--, OREGON a Date: March 10, 2014 1-9/y�F" 8--��������? Revised from January 23, 2014 f N E. F L Project Name: Pinebrook Lot Partition IXP1RES:12/31/15 Project No: 14177 RE: Drainage Analysis and System Development Charge In-Lieu Request The Pinebrook Lot Partition is located at 8605 SW Pinebrook Drive in Tigard, Oregon (Tax Lot 2S111AD00401). The property is partially developed with an existing shop, three out-buildings, and a house and driveway that are currently under construction. The proposed development will demolish the three out-buildings, construct a new patio, porch and carport on the existing shop and complete the construction of the new house and driveway. The purpose of this memorandum is to request a waiver for constructing a water quality facility in lieu of paying a System Development Charge. Existing Site Conditions The property is partially developed with a 24'X32' (768 ft2) existing shop and three out-buildings totaling 552 ft2. The total site area is 15,314 ft2 with 1,320 ft2 of existing impervious area (See Attached Vicinity Map and Site Location). Out of the 1,320 ft2 of impervious area, only 552 ft2 is being disturbed by the redevelopment. Per Clean Water Services Design and Construction Standards and according to Table 4-1, for redevelopment, when the existing impervious area is below 5,280 ft2 and the existing impervious area disturbed by redevelopment is less than 100%, no new treatment is required for the remaining existing impervious area. Stormwater runoff from the site sheet flows to an existing catch basin approximately 100 feet north of the intersection of the existing driveway to SW Pinebrook Street. The catch basin conveys storm south into the existing public storm system in SW Pinebrook Street. The public storm system conveys stormwater runoff northeast into the drainage way that is located east of the project site (See Attached Clean Water Services Storm 4520). Proposed Site Conditions The proposed development will demolish the three out-buildings, construct a new patio, porch and carport and complete the construction of the new house and driveway. A portion of the driveway will be constructed with permeable pavers while the majority will utilize asphalt. Table 1 below shows the amount of impervious area added less the existing impervious area being demolished. A total of 4,094 ft2 impervious area will be added after the site is fully developed. 3J Consulting, Inc. Ph: 503-946-9365 10445 SW Canyon Rd, Beaverton OR,97005 www.3j-consulting.com March 10,2014 MEMORANDWVI Pinebr000k Lot Partition—Drainage Analysis Page 2 of 3 Condition Area (ftZ) Existing Impervious Area +1,320 Existing Impervious Area Being Demolished -552 Existing Impervious Area to Remain 768 New(Proposed) Impervious Area (Patio, Porch & Carport) +432 New (Proposed) Impervious Area (Driveway) +1,114 New House and Driveway Under Construction +3,100 Net New Impervious Area 4,646 Total Impervious Area after Development 5,414 Increase in Impervious Area (Total Imp Area-Existing Imp Area) 4,094 Table 1 Water Quality Approximately 130 ft2 of permeable pavers are going to be utilized in the driveway as an impervious area reduction. However, due to the limited buildable area and depth to the existing storm system, further water quality treatment cannot be attained. Per Section 4.05.2 of Clean Water Services' Design and Construction Standards (D&CS), the proposed development meets two of the four conditions outlined in the D&CS for a fee in-lieu of constructing an on-site water quality facility: 1. The site topography or soils makes it impractical, or ineffective to construct an on-site facility. • The depth of the existing storm system is approximately 2 feet below the ground surface. A water quality facility could not be constructed with an outfall pipe to the storm system. 2. The site is small, and the loss of area for the on-site facility would preclude the effective development. • The total site area is 15,314 ft2; however, due to the vegetated corridor area (3,272 ft2), the buildable site area is 12,042 ft2. An on-site water quality facility would be very difficult to work into the site, even if the existing storm system was at an accessible depth. Therefore, in lieu of constructing a water quality treatment facility, we are requesting to pay the System Development Charge. Water Quantity The post-developed increase in impervious area on the site will be 4,094 ft2. According to Clean Water Services Design and Construction Standards (Section 2.04.2 (m) 3A), a review of the downstream system is required when constructing more than 5.280 ft2 of impervious area. As shown in Table 1, the post- developed increase in impervious area on the site will be less than the threshold; therefore, a downstream analysis is not required. The runoff from the existing and post-developed impervious areas was modeled using the software, XPSTORM to determine the increase in runoff during the 25 year, 24-hour storm event. Input for the model includes the following: • Routing and Rainfall Method: SCS using SCS Type 1A Rainfall • Precipitation for 25 year, 24-hour storm event: 3.90 inches • Impervious Curve Number: 98 • Time of Concentration: 5 minutes • Existing Impervious Area: 1,320 ft2 (0.0303 acres) • Post-Developed Impervious Area: 5,414 ft2(0.1243 acres) Table 2 below shows the runoff during the existing and post-developed conditions as well as the increase in runoff(See Attached Existing and Post Developed Hydrographs). P:114177-Luedloff Lot Partition\EngineenngiDrainage 114171-Drainage Calculations.docx Ad&3� March 10,2014 MEMORANAIAM Pinebr000k Lot Partition—Drainage Analysis Page 3 of 3 Condition Runoff(cfs) Existing Impervious Area Runoff 0.0062 Post-Developed Impervious Area Runoff 0.0258 Total Increase in Runoff 0.0196 Table 2 As Table 2 shows, the increase in runoff after the proposed development will be negligible and should not cause a measurable effect on the downstream system. Attachment: Vicinity Map and Site Location Plot Plan for 8605 SW Pinebrook Drive Clean Water Services Storm 4520 Existing & Post-Developed Runoff Hydrograph P:114177-Luedloff Lot Partition\Engineering\Drainage114177-Drainage Calculations.docx f J VEGETATED CORRIDOR CONTINUES OFF SITE s it t, S FA "pi ; Slopes Table ) ___ . itr-----FrELT -i--+• i r ,04 Number Minimum Sb Maximum — 1., _.,//-., Pe Slope Area Color ``� `'; `� '•/ 1 0.00% 500% 9.557.01 . 1 1 � ��� � i 2 5.00°: 10.00°/ 359 71 % / _ 1 3 1000'/ 1500% 1.77 I y I �� . r4 1 15.00% 20.00°k 69.63 5 20.00% 25 00°k 0.00 . LINE FOR NEW CLEAN / i'l 1 l / WATER SERVICE EASEMENT �jr--,/./ VEGETATED CORRIDOR / 1 / CONTINUES OFF SITE \ / •1 Ili ...........\.______ . \........_.....„,,,, . ---f Scale:I inch=40 fret 1111111u . 111111N 40 20 0 20 40 1 3J CONSULTING,INC SLOPE ANALYSIS i1.1111.1....' SLOPE ANALYSIS LAND CMLENGINEER/NG 8605 SW PINEBROOK STREET Exhibit 1 11111- WATERUSE RESOPLANN/NG rcEm s I Date:03/13/14 By:KEF House Layout Survey 1, r REGISTERED , 8605 S W P i n e b ro o k S t PROFESSIONAL LAND SURVEYOR Tigard, OR 97224 •'EGO . kid LY 13, .04 ANTHONY B. RYAN I HEREBY CERTIFY THAT ON AUGUST 26, 2013, I SET 58833 i TACKED HUBS AT ALL PROPOSED FOUNDATION CORNERS `rGRVE`'V ' RENEWAL: DECEMBER 31, 2014 PER THE LAYOUT DIAGRAM SHOWN BELOW. REVISED 3-5-2014 — PARTITION LINE CHANGED SCALE: 1" = 30' SEPT. 5, 2013 • N 89'54'10"E 138.14' —/i FOUND IRON R00 WITH YELLOW PLASTIC CAP PROPOSE/85.37,1 PARTITIOra ' LINE �' co p J cD Z 8"E 75.85o mo 0.5� SET HUB & a � TACK AT cv �g 20.00 4.5 ' I FOUNDATION ^v • 0- } a— CORNERS n w (TYPICAL)wA ,o 01 N ■ ■ IV3.67 v I o Q' ^oiio ■, cord 17.33' o 25.63' � b u4 N o 6 N ■ • g.00 HOUSE FOUNDATION N N FOUND BENT o • 5/8" IRON ROD ■ 50.00' 27.46' -- S�� • fS 89'54'10"W 89.54' rn FOUND BENT/DISTURBED o 0 1/2' IRON ROD S 53'43'29"E 0.88' ir, ki d,, ,,,,,,.,,,..,,,,,,,ir,...,kr. Excellence is our benchmark. inc. 6950 SW HAMPTON ST., STE.170, TIGARD,OR 97223 PH: (503)941-9585 FAX:(503)941-9640 www.weddlesurveying.net JOB NO. 4668 6950 SW Hampton St.,Ste. 170 kadNVIEICOIDLIE Tigard,OR 97223-8330 Ph.:(503)941-9585 5,LI Ft NIF ri Fax:(503)941-9640 Excellence is our benchmark_ ince www.weddlesurveying.net REGISTERED PROFESSIONAL LAND SURVEYOR 4 0117 I I V 13, ' si ANTHONY B. RYAN 58833 March 20, 2014 RENErwt. DATE: DECEMBER 31. fs Job No. 4668 5' Wide Power Line Easement LEGAL DESCRIPTION EXHIBIT A A tract of land for power line easement purposes in the Northeast Quarter of Section 11, Township 2 South, Range 1 West, Willamette Meridian, City of Tigard, Washington County, Oregon,more particularly described as follows: Commencing at the Northwest corner of Lot 88, "Pinebrook Terrace", a Plat of Record in said Section 11; thence along the Westerly line of said lot South 19°43'07" West, a distance of 15.94 feet; thence leaving said Westerly line South 89°54'10" West, a distance of 79.48 feet to the Point of Beginning of the herein described tract of land; thence South 06°16'03" East, a distance of 41.27 feet; thence South 85°37'18" West, a distance of 5.00 feet; thence North 06°16'03" West, a distance of 41.65 feet; thence North 89°54'10" East, a distance of 5.03 feet to the Point of Beginning. Containing therein, 207 Square Feet(0.005 Acres), more or less. The Basis of Bearings for this description is the Plat of"Pinebrook Terrace". EXHIBIT "B" 5' WIDE POWER LINE EASEMENT IN THE NORTHEAST QUARTER OF SECTION 11, TOWNSHIP 2 SOUTH, RANGE 1 WEST, WILLAMETTE MERIDIAN, CITY OF TIGARD, WASHINGTON COUNTY, OREGON. P.O.B. = POINT OF BEGINNING EASEMENT AREA = j/ A4%1 ‘0,.D 01.4- 'GREENSWARD (4- "GREENSWARD P A R K" �/%// LOT 29 LOT 30 LOT 38 N 8054.10"E / — 288.78' (280.58)2 (47.57}7 a I\ — 138.14'(1383s°RVEY\r1G 071 1 P.O.B. 7 N 8T54'10E I Naffss1ot' — 73-4-6• PARC r. I aa3' 2073-038539 7587 so.FT. z M (10174 A) $ a SCALE 1" = 40' $ - MARCH 20, 2014 B E 1 0I REGISTERED l4- 4 PROFESSIONAL 5413. .00 N 85R7.1B' LOT 88 ��� OR Eti / Pppp w .mity LOT 2 z �� egh4 ' 2004 ONY :. RYAN P . 2 58833 i nx w.1r. 4Y RENEWAL: DECEMBER 31, 2014 (0.178 MAES) MORE OR 100 O g co LOT 87 \ 4 S 8P5410 ti 88.54 (00.7574.5 "P 1 N E B R O O K TERRACE' LOT 3 ' 2007-133882 2007-019436 LOT 1 (11818et ER) j 1 4 d V#WC,ID I-E LOT 86 ballinne Ellt a Excellence is our benchmark. Inc. d / 6950 SW HAMPTON ST., STE. 170, TIGARD,OR 97223 / PH: (503)941-9585 FAX:(503)941-9640 www.weddlesurveying.net (50.00')1.3.4 / (185.4-671 (185.14'}7 w.ae PR / 105.00*PR — N 0000'OO'E 214.1? J13A/3/19OF BKARING9 — PLT 13A/3/19 S.W. PU4EBROOK STREET (CA I .2018) JOB NO. 4668 A6950 SW Hampton St.,Ste. 170 WEEPEPL.E Tigard,OR 97223-8330 Ph.:(503)941-9585 SUFI V EY11n G Fax:(503)941-9640 Excellence is our benchmark. ince www.weddlesurveying.net REGISTERED PROFESSIONAL LAND SURVEYOR LY 13. 004 ANTHONY B. RYAN • 58833 March 20, 2014 RENDVAL a►1E DEMMER 31.'/# Job No. 4668 PGE Power Line Easement LEGAL DESCRIPTION EXHIBIT A A tract of land for power line easement purposes in the Northeast Quarter of Section 11, Township 2 South, Range 1 West, Willamette Meridian, City of Tigard, Washington County, Oregon,more particularly described as follows: Commencing at the Northwest corner of Lot 88, "Pinebrook Terrace", a Plat of Record in said Section 11; thence along the Westerly line of said lot South 19°43'07" West, a distance of 15.94 feet; thence leaving said Westerly line South 89°54'10" West, a distance of 84.51 feet; thence North 06°16'03" West, a distance of 5.03 feet; thence South 89°54'10" West, a distance of 47.67 feet to the Easterly line of Lot 2, said Plat of"Pinebrook Terrace"; thence along said Easterly line North 00°08'57" West, a distance of 10.00 feet to the Southerly line of Lot 29, "Greensward Park", also a Plat of Record in said Section 11; thence along the Easterly extension of said Southerly line North 89°54'10" East, a distance of 138.14 feet to the point of beginning. Containing therein 1,792 Square Feet(0.041 Acres),more or less. The Basis of Bearings for this description is the Plat of"Pinebrook Terrace". EXHIBIT "B" POWER LINE EASEMENT IN THE NORTHEAST QUARTER OF SECTION 11, TOWNSHIP 2 SOUTH, RANGE 1 WEST, WILLAMETTE MERIDIAN, CITY OF TIGARD, WASHINGTON COUNTY, OREGON. P.0.2. = POINT OF BEGINNING EASEMENT AREA = j41 X4 A\EODL4- "G R E E N S W A R D P A R K" LOT 29 LOT .30 LOT 36 y9 N Mel VE / — 280.76' (230.6612 cs`� 13 /�/ -. '1 ./e I `rGRV EYING 7537 m'FT' 2013-038539 (0I74 ) a i SCALE 1" = 40' RWORE MARCH 20, 2014 REGISTERED PROFESSIONAL N 8537.11rE LOT 88 LAND SURV OR itior 40" LOT 2 g~ ��. _T.?. lb.; E c �9 JULY 13, 004 N°1 ANTHONY B. RYAN p,RC= 2 k ` 58833 i 7736 SO.rt. 3" RENEWAL: DECEMBER 31, 2014 min ORS) A �`rt 6 LOT 87 I4.7-T S B9'54'10,2 e9.5e (a6.7514,5 re "PINE- BROOK TERRACE' ti h LOT 3 u q' 2007-133882 2007-019436 LOT 1 a kIN "Wmtico um LOT 86illAILLAPIAIIIIIIIIre ,, '.' k Excellence is our benchmark. Inc. / 6950 SW HAMPTON ST, STE. 170, TIGARD,OR 97223 / PH: (503)941-9585 FAX:(503)941-9640 / www.weddlesurveying.net (50.0011.3.4 / (161.401 (165.1413 49013'PR 16186'PR \ — N 9000'00'E 214.97 HAMS OF nsAxnvcss — PILAF S.W. PINEBROOX STREET (c.0.NO.2819) r JOB NO. 4668 6950 SW Hampton St.,Ste. 170 WWEEPCOLE Tigard,OR 97223-8330 Ph.:(503)941-9585 LIR VEYIr1G Fax:(503)941-9640 Excellence is our benchmark. MC www.weddleSurveying.net • REGISTERED PROFESSIONAL LAND SURVEYOR - rrek. LY 13. 004 ANTHONY B. RYAN 58833 , March 20, 2014 DALE: DECEMBER 31.1/9 Job No. 4668 Power Pole Access Easement LEGAL DESCRIPTION EXHIBIT A A tract of land for Power Pole Access Easement purposes in the Northeast Quarter of Section 11, Township 2 South, Range 1 West, Willamette Meridian, City of Tigard, Washington County, Oregon, more particularly described as follows: Commencing at the Northwest corner of Lot 88, "Pinebrook Terrace", a Plat of Record in said Section 11; thence along the Westerly line of said Lot 88 South 19°43'07" West, a distance of 16.33 feet; thence leaving said Westerly line South 59°21'14" West, a distance of 153.87 feet to the East line of Lot 2, said "Pinebrook Terrace"; thence along said East line North 00°08'57" West, a distance of 18.19 feet; thence leaving said East line North 19°36'59" East, a distance of 5.69 feet; thence North 59°21'14" East, a distance of 137.77 feet to the South line of Lot 36, "Greensward Park", also a plat of record in said Section 11; thence along the South line of said Lot 36 North 89°54'10" East, a distance of 17.50 feet to the Point of Beginning. Containing therein, 2,968 Square Feet(0.068 Acres),more or less. The Basis of Bearings for this description is the Plat of"Pinebrook Terrace". EXHIBIT "B" POWER POLE ACCESS EASEMENT IN THE NORTHEAST QUARTER OF SECTION 11, TOWNSHIP 2 SOUTH, RANGE 1 WEST, WILLAMETTE MERIDIAN, CITY OF TIGARD, WASHINGTON COUNTY, OREGON. P.O.B. = POINT OF BEGINNING EASEMENT AREA = j///' // 144 ,QED DLe "GREENSWARD PARK" / j LOT 29 LOT 30 LOT 36 // N 0r54'10'E _ 260.76' (260.06')2 47.,7' \. 138.14'(13636')1 (4735)3 — V/RV EY\"G //1-P.\10.B. PARC=L 1 • 20 13-038539 7367 FT. I ( 0e f SCALE 1" = 40' ,r ' MARCH 20, 2014 irl°1 REGISTERED ��'� PROFESSIONAL •' / LOT 88 LAND SURVEYOR iV 4,' Sow gR C/ - J� 0.~r LOT2 r Y 13, P 004 z ANTHONY B. RYAN II Pte. 8 1' ••.. 58833 i 13 Q7 0 e RENEWAL DECEMBER 31. 2014 K x sl ones o b 4, LOT 87 ' S \ y� $ S 89'54'1" aY84` • @N.m74a PINEBROOKK TERRACE' LOT 3 8 2007-133882 i d $007—O iG4.Ja LOT 7 0 • g � kii#WEIC011:01-16 LOT 86 Excellence is our benchmark. . / 6950 SW HAMPTON ST., STE.170, TIGARD.OR 97223 / PH (503)941-9585 FAX:(503)941-9640 / www.weddlesurveying.net (50.00.113,4 / (les.4(01 (765.7433 46.66'PR 160.09'PN N 60'SOY CrE 114.97 J BASIS OW BEAR N OA — PLT S. I. PINEBROOK STREET (C0.N0. 2016) JOB NO. 4668 A 6950 SW Hampton St.,Ste. 170 WTigard,OR 972234330 Ph.:(503)941-9585 S lJ R V E YI11 G Fax:(503)941-9640 Excellence is our benchmark. Ince www.weddlesurveying.net REGISTERED PROFESSIONAL LAND SURVEYOR JULY 13, 004 ANTHONY B. RYAN 58833 March 20, 2014 RENEWAL DATE: DECEMBER 31. Job No. 4668 Private Access Easement LEGAL DESCRIPTION EXHIBIT A A tract of land for Private Access Easement purposes in the Northeast Quarter of Section 11, Township 2 South, Range 1 West, Willamette Meridian, City of Tigard, Washington County, Oregon,more particularly described as follows: Commencing at the Southwest Corner of Lot 1, "Pinebrook Terrace", a Plat of Record in said Section 11, said point being on the Northerly right-of-way line of S.W. Pinebrook Street (25.00 feet from centerline); thence along the West line of said Lot 1 North 00°08'57" West, a distance of 109.71 feet to the Point of Beginning of the herein described tract of land; thence along said West line North 00°08'57" West, a distance of 93.65 feet; thence leaving said West line North 89°51'03" East, a distance of 10.00 feet; thence South 28°32'32" East, a distance of 29.88 feet; thence South 19°36'59" West,a distance of 71.59 feet to the Point of Beginning. Containing therein, 1,265 Square Feet(0.029 Acres), more or less. The Basis of Bearings for this description is the Plat of"Pinebrook Terrace". EXHIBIT "B" PRIVATE ACCESS EASEMENT IN THE NORTHEAST QUARTER OF SECTION 11, TOWNSHIP 2 SOUTH, RANGE 1 WEST, WILLAMETTE MERIDIAN, CITY OF TIGARD, WASHINGTON COUNTY, OREGON. P.O.B. = POINT OF BEGINNING 0 EASEMENT AREA = /A f 1 I i 4 4 4EODL "G R E E N S W A R D P A R K" j/%//// LOT 29 LOT 30 LOT 36j j N 89'54'10T 215.7r (266.06)2 (ii�13 — 138.14'(136.3671 — 1 tr GG RVEY�N PARCEL 1 2013-038539 - 7567 so.FT. ( 41, � I SCALE 1" = 40' $ mow uss MARCH 20. 2014 t N!131'614 4 ' REGISTERED p ,mss EASEMENT .�, PROFESSIONAL RESUMING N 8537'19 LOT BB SEE'„o,E;� ' e 75.85 i LAND SURVEYOR k LOT 2 z �` / w v "" 1 Y 13, 2004 j� ANTHONY B. RYAN �� PARC 2 58833 77'6 5O RENEWAL DECEMBER 31, 2014 (4.176 PCNE3) 4 HONE ON LESS C nIIM I .PN13- t 31. 6 SEE NOTE 7. CO 111 LOT 87 P.O.B. 1 gam: S E?S4'1ow 89.54' gi1 A (69.75)4,5 'P I N E B - O O K TERRACE' H LOT 3 Ed 2007-133882 d 2007-019436 LOT 1 i Ow © E , R LOT 86 Excellence Is our benchmark. MC.4 k 6950 SW HAMPTON ST., STE. 170, TIGARD,OR 97223 / PH: (503)941-9585 FAX:(503)941-9640 / www.weddlesurveying.net (50.00•)1.3,4 / (1056') .41 (163.14)7 4926•PR 165.09•PA \ — N 90'00.004 214.97 DA L OP E RIIJ08 — FIAT J S. I. PINEBROOK STREET (C.R.NO. 2016) JOB NO. 4668 6950 SW Hampton St.,Ste. 170 Nair AVE*DLE Tigard,OR 97223-8330 Ph.:(503)941-9585 S l.I R V E Yl Fl G Fax:(503)941-9640 Excellence is our benchmark. uric www.weddlesurveying.net REGISTERED PROFESSIONAL LAND SU OR • JULY 13, 004 ANTHONY B. RYAN 58833 March 20,2014 RENDS& DATE oacoreER 31, Job No. 4668 Private Utility Easement LEGAL DESCRIPTION EXHIBIT A A tract of land for Private Utility Easement purposes in the Northeast Quarter of Section 11, Township 2 South, Range 1 West, Willamette Meridian, City of Tigard, Washington County, Oregon,more particularly described as follows: Commencing at the Southwest Corner of Lot 1, "Pinebrook Terrace", a Plat of Record in said Section 11, said point being on the Northerly right-of-way line of S.W. Pinebrook Street (25.00 feet from centerline); thence along the West line of said lot North 00°08'57" West, a distance of 130.00 feet; thence leaving said West line North 90°00'00" East, a distance of 5.00 feet; thence South 00°08'57" East, a distance of 130.00 feet to said Northerly right-of-way line (25.00 feet from centerline); thence along said right-of-way line South 90°00'00" West, a distance of 5.00 feet to the Point of Beginning. Containing therein,650 Square Feet(0.015 Acres),more or less. The Basis of Bearings for this description is the Plat of"Pinebrook Terrace". i EXHIBIT "B" PRIVATE UTILITY EASEMENT IN THE NORTHEAST QUARTER OF SECTION 11, TOWNSHIP 2 SOUTH, RANGE 1 WEST, WILLAMETTE MERIDIAN, CITY OF TIGARD, WASHINGTON COUNTY, OREGON. P.O.B. = POINT OF BEGINNING EASEMENT AREA = // EASEMENT yyEO DL- "GREENSWARD P A R K" LOT 29cer LOT 30 LOT 36 4%% - N B9(240.00 290.79' (2lO.00yi /,•-• - (47.3573 \ 13di4'<+3x,971 1 S�RVEY\T4 PARCEL 1 1 2013-038539 7 Sq.Fr. (0101 74 acnes) SCALE 1" = 40' MORE 9R LESS r MARCH 20, 2014 REGISTERED PROFESSIONAL N 85'37'18' LOT 88 • I SURVEYOR 5.= / 4q. tIV e".--- 1.-<" � 1.,,E • EG LOT 2 z ,y "LY 13, 004 N e4 ANTHONY B. RYAN PARCEL 8 ` 58833 7730 SO.FT. a RENEWAL: DECEMBER 31, 2014 (0.170 AcRao f� MORE OR LESS 6 b iN 00.09'001' CO LOT 87 1 1 5./y ��� e /� S 8�'S4'106W ✓19.34• �- I/� (10.754.0 "P 1 N £ B O O K TERRACE' 5T' R iLOT 3 o. 2007-133882 2007-019436 LOT 1 (1630,243(0) OT7kid VeE���E /,�' 1 =` %' LOT 86 I Excellence is our benchmark. WIC. k 6950 SW HAMPTON ST., STE. 170, TIGARD,OR 97223 lA / PH: (503)941-9585 FAX:(503)941-9640 /f1 www.weddlesurveying.net / / (30.0071.3,4 // / (1 40.4071 (165.14')3 jj 40.1/'PR 165.00'PR J S 00.00'00 N 90'00'00T 214.47' P.O.B. SAO' HHRH OP BEARING'S - PLAT S. I. PINESROOK STREET (C.R.NO.2016) 1 JOB NO. 4668 6950 SW Hampton St.,Ste. 170 WS EICODL_E Tigard,OR 97223-8330 Ph.:(503)941-9585 SVRVEYinG Fax:(503)941-9640 Excellence is our benchmark. Inc. www.weddlesurveying.net REGISTERED PROFESSIONAL LAND SURVEYOR / • • 13. rr ANTHONY B. RYAN 58833 March 20, 2014 ROOM DATE DECEMBER 31. 'ft Job No. 4668 Public Utility& Private Access Easement LEGAL DESCRIPTION EXHIBIT A A tract of land for Public Utility and Private Access Easement purposes in the Northeast Quarter of Section 11, Township 2 South, Range 1 West, Willamette Meridian, City of Tigard, Washington County, Oregon, more particularly described as follows: Commencing at the Southwest Corner of Lot 1, "Pinebrook Terrace", a Plat of Record in said Section 11, said point being on the Northerly right-of-way line of S.W. Pinebrook Street (25.00 feet from centerline); thence along said right-of-way line North 90°00'00" West, a distance of 20.00 feet to the Southeast corner of Lot 3, said Plat of"Pinebrook Terrace"; thence along the East line of said Lot 3 and the Northerly extension thereof North 00°08'57" West, a distance of 113.14 feet; thence North 19°36'59" East, a distance of 59.14 feet to the East line of Lot 2, said Plat of "Pinebrook Terrace"; thence South 00°08'57" East along said East line, a distance of 168.85 feet to the Point of Beginning. Containing therein, 2,820 Square Feet(0.065 Acres), more or less. The Basis of Bearings for this description is the Plat of"Pinebrook Terrace". ( w EXHIBIT "B" PUBLIC UTILITY & PRIVATE ACCESS EASEMENT IN THE NORTHEAST QUARTER OF SECTION 11, y TOWNSHIP 2 SOUTH, RANGE 1 WEST, WILLAMETTE MERIDIAN, CITY OF TIGARD, WASHINGTON COUNTY, OREGON. a P.O.B. = POINT OF BEGINNING :i .1 EASEMENT AREA = 444 A,EDD(_ "GREENSWARD P A R K" /p LOT 29 LOT 30 LOT 36 N EpS4'lD'E /- — 2.0.70' (769.602 (:773;:)3N. - 138.14'(176 w)1 Y G I GRVEY\N 1 PARCEL 1 2013-038539 7567 FT. (0.174 ACRES) I SCALE 1" = 40' YORE OR LESS 20, 2014 • REGISTERED .1 PROFESSIONAL N 853718' LOT 88 LAND SURVEYOR h 75.j• / 09), k,,* J g^ E LOT 2 z d 6749;} JULY 13, 004 ANTHONY B. RYAN . PARCEL 2 4 58833 i 7776 S0.FT. (0.17B ACRES) J>: RENEWAL: DECEMBER 31, 2014 f MORE OR LESS0 s a� N LOT 87 gV Ti S arse.'WV 89.54' \ R f80.7YH.6 1 "PI , 7 - - O O K TERRACE' LOT 3 g R 2007-133882 2007-019436 G LOT i J it j $ ` NWEEELE LOT 86 jeIIenceIsoLrb:nchrnark. Ifl . k 5950 SW HAMPTON ST., STE.170, TIGARD,OR 97223 / PH: (503)941-9585 FAX:(503)941-9640 . / www-weddlesurveying.net / (50,0011,3.4 / (163.46)1 (1611413 ._ 5 6oroot7oS wee PR 165.66 PR- M 6700'OOE 314.07 J RAR Or HEARINGS - PLAT P.O.H. S.W. PINEBROOK STREET (C.R.NO.7916) JOB NO. 4668 6950 SW Hampton St.,Ste. 170 WWVE1:01.LE Tigard,OR 97223-8330 Ph.:(503)941-9585 MouRVEYIF1G Fax:(503)941-9640 Excellence is our benchmark. „'"e www.weddlesurveying.net REGISTERED PROFESSIONAL LAND SURV OR ', JULY 13. 004 ANTHONY B. RYAN 58833 March 20, 2014 REPEWAL DATE DEMMER 31. /4_ Job No. 4668 'T' Public Utility Easement LEGAL DESCRIPTION EXHIBIT A A tract of land for Public Utility Easement purposes in the Northeast Quarter of Section 11, Township 2 South, Range 1 West, Willamette Meridian, City of Tigard, Washington County, Oregon, more particularly described as follows: Commencing at the Northwest Corner of Lot 1, Pinebrook Terrace", a Plat of Record in said Section 11; thence along said North line North 89°54'10" East, a distance of 14.03 feet; thence leaving said North line South 06°22'20" East, a distance of 36.65 feet; thence South 04°13'51" East, a distance of 98.35 feet to the North line of that tract of land described in Document Number 2007-133882, Deed Records of said County; thence along said North line South 89°54'10" West, a distance of 25.00 feet to the West line of said Lot 1; thence along said West line North 00°08'57" West,a distance of 134.52 to the Point of Beginning. Containing therein,2,692 Square Feet(0.062 Acres),more or less. The Basis of Bearings for this description is the Plat of"Pinebrook Terrace". EXHIBIT "B" PUBLIC UTILITY EASEMENT IN THE NORTHEAST QUARTER OF SECTION 11, TOWNSHIP 2 SOUTH, RANGE 1 WEST, WILLAMETTE MERIDIAN, CITY OF TIGARD, WASHINGTON COUNTY, OREGON. P.O.B. = POINT OF BEGINNING EASEMENT AREA = A44 CREENSWARD P A R K" LOT 29 LOT JO LOT 36 klid/ N 80 54'10'E — 260.70 (280.6612/..." 4 4737 138.14'(136.36)1 1 S�RV�(�NG (4735 ] P.O.H. 57 $ 2013-0385.39 13 PARCEL 756 1 d ( 4 ' : ' SCALE 1" = 40' /j / MARCH 20, 2014 MORE OR LEES 1 REGISTERED PROFESSIONAL N 65'37'18. LOT 88 LAND SURVEYOR 1.4. 1.40 75.89 / 1Q .Wil"..s..-- LOT 2 zel �OKY a JULY 1G, 2004 ANTHONY B. RYAN PARCEL 24 l 58833 J 77>a 50 3 RENEWAL• DECEMBER 31, 2014 (0.176 ACRES) J. MORE OR LESS C IS CI LOT 87 D6 \ eiC9i SBP OOT/ o 64 `� (66.7614.6 "P I N E B R O O K TERRACE' ;a LOT 3 Y007-133882 2007-019436 - LOT 1 / /, a avureviliverics LOT 86 II Excellence is our benchmark. 6950 SW HAMPTON ST., STE.170, TIGARD,OR 97223 / PH: (503)941-9585 FAX:(503)941-9640 / www.weddlesurveying.net / (50.00')1.3.4 / (162.46')1 (16&14')3 • 44A6'PR 166.06'PR N 60'0VOITE 214.67' J HAI MB OP BLRINQ9 - PLAT S.W. PINEBROOK STREET (C.R.NO.2016) JOB NO. 4668 A6950 SW Hampton St.,Ste. 170 Mir WEIC011.11.E Tigard,OR 97223-8330 Ph.:(503)941-9585 SLIM V EYIFi Fax:(503)941-9640 Excellence is our benchmark inc. www.weddlesurveying.net REGISTERED PROFESSIONAL LANSURVEYOR 0Y 13•'004 ANTHONY B. RYAN 58833 , March 20, 2014 RE/1Ewu DECEMBER DEc31. '/4 Job No. 4668 Vegetated Corridor Conservation Easement LEGAL DESCRIPTION EXHIBIT A A tract of land for Vegetated Corridor Conservation Easement purposes in the Northeast Quarter of Section 11, Township 2 South, Range 1 West, Willamette Meridian, City of Tigard, Washington County, Oregon,more particularly described as follows: Commencing at the Northwest corner of Lot 88, "Pinebrook Terrace", a Plat of Record in said Section 11; thence along the Easterly line of said Lot South 19°43'07" West, a distance of 117.99 feet; thence leaving said Easterly line North 09°01'53" West, a distance of 112.37 feet to the Southerly line of Lot 29, "Greensward Park", also a Plat of Record in said Section 11; thence along the Easterly extension of said Southerly line North 89°54'10" East, a distance of 57.45 feet to the Point of Beginning. Containing therein, 3,189 Square Feet(0.073 Acres),more or less. The Basis of Bearings for this description is the Plat of"Pinebrook Terrace". EXHIBIT "B" r VEGETATED CORRIDOR EASEMENT IN THE NORTHEAST QUARTER OF SECTION 11, TOWNSHIP 2 SOUTH, RANGE 1 WEST, WILLAMETTE MERIDIAN, CITY OF TIGARD, WASHINGTON COUNTY, OREGON. P.O.B. = POINT OF BEGINNING EASEMENT AREA = j/A 111141 // ,CEO D "GREENSWARD P A R K" / LOT 29 LOT 30 LOT 36 %id N %'64'1O1 — 760.76 (260.0612 (4727 27,3 \ - 136.14(13!3071 li7`7` - — s�R ANG . f� V� P.b.B. 2073-038539 756AR FT. (0.174 ACRES) SCALE 1" = 40' -8 MORE°" I MARCH 20, 2014 REGISTERED �/ PROFESSIONAL N g53T1,i , Lor ee LAND SURVEYOR 8 p 49S b e4 ' LOT 2 z 49 Y 13, 2004 N�lANTHONY B. RYAN PARCEL 2 / \ 58833 , 736 SO'FT. / RENEWAL DECEMBER 31, 2014 (0.178 ACRES)MORE OR LESS g f S w LOT 87 1 ti.., S 02541 WE 69.34' ti (69.75)4.s "P I N E B R O O K TERRACE' 1 LOT 3 a 2007-133882 Ij1 2007-019436 Lam) ' LOT 86 ,,,,/i . '�;, WIIIIY ! % b' k I Excellence is our benchmark. MC. / 6950 SW HAMPTON ST., STE. 170, TIGARD,OR 97223 / PH: (503)941-9585 FAX:(503)941-9640 / www.weddlesurveying.net 1 _ --- (50.00)1.3.4 / (16546')1 (,95.14'}1 4946'PR N MAW PEI N 9COOb0714AY .� mums OPH1�RIIddB - PLT . S.W. PINEBROOK STREET (c.R.No. 2016) JOB NO. 4668 ACCESS AND ROAD MAINTENANCE AGREEMENT FOR PINEBROOK PARTITION PLAT NO 2014- WASHINGTON COUNTY, STATE OF OREGON This Access and Road Maintenance Agreement("Agreement") is made between , whose property, fully described as attached hereto and incorporated herein as Exhibit A, and ,whose property, fully described as attached hereto and incorporated herein as Exhibit B, and , whose property, fully described as attached hereto and incorporated herein as Exhibit C, and , whose property, fully described as attached hereto and incorporated herein as Exhibit D, hereinafter referred to as "Parties." WHEREAS,the Parties are the owners of certain real property in Washington County, Oregon described in Exhibits A-D,hereinafter referred to as "Property"which gains access for ingress, egress and utilities across and through a private road, fully described as attached hereto as Exhibit E, hereinafter referred to as the"Private Road,"and WHEREAS,the Parties adopt and set forth this Agreement in order to ensure the provision for and minimum standards for the use, safety and maintenance of the Private Road, and WHEREAS, the Parties have agreed to share in the cost of maintaining the Private Road,which is essential to the value of the Property,the safety of the persons living thereon. NOW, THEREFORE, the Parties hereby declare and agree to the following provisions, and that the Property is and shall be held, sold and conveyed subject to this Agreement, which is for the purpose of enhancing and protecting the value, desirability and safety of the Property. This Agreement shall constitute a binding covenant, and shall run with the land and be binding upon any person having or acquiring and right, title or interest in the Property, and shall inure to the benefit of each owner thereof, his successors and assigns. // // // SECTION 1: MUTUAL ACCESS AND ROAD MAINTENANCE 1.1 The Property owners participating in this Agreement shall share equally in the cost of approved maintenance or repair of the Private Road. Repairs and maintenance shall include, but not be limited to the following: grading, filling holes and re-paving. 1.2 The Private Road is non-exclusive, and the owners of the lots,tenants, invitees and other guests shall be entitled to use the Private Road for ingress, egress and utilities for their respective lots on the Property. Use of the Private Road will be on a regular, continuous, non-exclusive and non-priority basis. The Property owners shall exercise reasonable care in their use of the Private Road to avoid other than normal wear and tear. 1.3 The lot owners shall keep the Private Road free from any obstructions that might unreasonably restrict or block use of the Private Road. This shall include,but not be limited to, refraining from parking a vehicle or obstruction in a way that blocks access, refraining from erecting a permanent or temporary structure on the Private Road, and pruning tree limbs or other landscaping plants which encroach onto the Private Road in a way as to unreasonably hinder or impede its use. 1.4 The costs of maintenance, repair and/or replacement of the Private Road shall be borne equally by all of the lot owners on the Property, except where damage to the Private Road can be attributed solely to one lot owner's act(s) or omission(s), in such case the offending lot owner must repair said damage at his or her expense within thirty(30) days of such damage. If the responsible owner does not repair such damage, the Property owners may repair the damage and charge any and all repair costs, including collection costs, against the responsible Property owner. Such maintenance and repairs shall be performed by the parties on a prompt, diligent, and regular basis in a workmanlike manner and in compliance with local building code. Required maintenance shall include, but not be limited to repairing and sealing the driving surface,removal or snow and or ice and debris as soon as practicable. 1.5 The lot owners may confer from time to time regularly regarding the costs of performing required maintenance for the Private Road. At least once per year, the lot owners shall, with ten (10) days written notice, meet in the months of January, February or March to discuss maintenance or repair to the Private Road. In order to undertake maintenance and repair of the Private Road,the affirmative vote of a majority of the Property owners is necessary. Each Property owner shall be afforded one vote to approve proposed maintenance and repair. In order to approve a written bid by a contractor, a majority of the Property owner's signatures on the bid is required. 1.5(a) In the event that the lot owners disagree regarding maintenance or repair of the Private Road, or one of the lot owners wishes to bring an action to enforce another owner's obligations under this Agreement,the dispute or action will be subject to the enforcement provisions in Section 2 below. 1.5(b) If a lot owner is required under the terms of this Agreement to pay a portion of the maintenance or repair of the Private Road, that lot owner must pay its obligation within 30 days of said obligation. If a Property owner refuses to pay its share of maintenance or repair of the Private Road, the affected Property owners may bring an action to collect the unpaid share pursuant to the provisions in Section 2 below. 1.5(c) It is suggested,but not mandatory, for the lot owners to set up a joint Private Road maintenance account, and that each owner deposit it's proportional annual share of the estimated maintenance or replacement costs for the Private Road to this account. Each lot owner's proportional annual share of maintenance and replacement costs shall be determined by the lot owners upon due diligence inquiry in consultation with repair contractors, considering the useful life of the improvement to be maintained and/or replaced. 1.6 A lot owner assumes all risk arising out of its use of the Private Road, and one party shall have no liability to another or others for any condition existing thereon except where one party is the cause of an offending or dangerous condition. 1.7 The Property owners shall not be liable for any ad valorem taxes or real property taxes assessed against the property included in the Private Road except that portion of the Private Road which is owned in fee by the lot owner. 1.8 The Private Road described herein shall inure to the benefit of and be binding upon the Property owners, their heirs,successors and assigns in title, and subsequent purchasers. By acceptance of a deed, a Property owner, whether or not referred to or directly referenced in said deed, shall become a party to this Agreement and the provisions herein. The consideration for the grant of the access and use to the Private Road herein is the mutual promises of the lot owners to share equally the cost of maintenance and repair of the Private Road in which they hold a right of non-exclusive use. 1.9 The foregoing terms in this Agreement regarding the Private Road may be amended as set forth in Section 2 below. However, any proposed changes hereto must comply with all applicable regulations,building codes,ordinances, laws and conditions of approval established by any municipal corporation or agency with jurisdiction. SECTION 2: GENERAL PROVISIONS 2.2 This Agreement shall run permanently with the land with respect to properties within the Property, and shall not require renewal. 2.3 Amendments to this Agreement must be executed by three-quarters (3/4) or more of the Property owners at the time of amendment. Except where termination or release of this Agreement, and amendment of the equal share of the costs of maintenance or repair can only be accomplished by the affirmative vote and execution of all Property owners at the time of release or amendment. 2.4 If legal proceedings of any type are instituted so as to enforce this Agreement, to seek damages for any violations and to collect costs owed under this Agreement,the prevailing party shall recover reasonable attorney fees as determined by the trial or appellate courts together with recovery for any attorney fees and costs in obtaining the compliance or enforcing this Agreement, regardless of whether an action is filed in a competent court of jurisdiction. 2.6 Should any person violate or attempt to violate any of the standards or provisions of this Agreement, any Property owner shall have full power, at their option,with discretion, to prosecute any proceedings at law or equity against the violating person. Failure to enforce this Agreement in one instance shall not be deemed a waiver of the right to enforce its provisions at any time. 2.7 Invalidation of any provision of this Agreement by a court of competent jurisdiction shall in no way effect any other provisions herein, and all other provisions of this Agreement shall remain in full force and effect. IN WITNESS WHEREOF,the undersigned being the Parties hereto have set their hands this day of . By State of Oregon ) ) ss. County of Washington) SUBSCRIBED AND SWORN before me this day of , ,by Notary Public for Oregon My Commission expires: By State of Oregon ) ) ss. County of Washington) SUBSCRIBED AND SWORN before me this day of , , by Notary Public for Oregon My Commission expires: By State of Oregon ) ) ss. County of Washington) SUBSCRIBED AND SWORN before me this day of , , by Notary Public for Oregon My Commission expires: By State of Oregon ) ) ss. County of Washington) SUBSCRIBED AND SWORN before me this day of , , by Notary Public for Oregon My Commission expires: „( \ ,' t ."'-:.1.1.1.''''''1'. o f t A / -- o ,i •.,._-°BSc.atwS oC' ..c ,��......-1.1 y� _ t_5,,w '• p. .. . .. i ,..,� ;�..,e,1N ,q kSh�Fgfb .. 1r N � c 97025937 � i ' Y 4g I ' , AGREEMENT FOR PERPETUAL EASEMENT O. •; For Motor Vehicle Driveway on Adjoining Parcels Residential Use THIS PERPETUAL EASEMENT, made and entered into this , _2/ day of , 1987 between DONALD HOOD and SHIRLEY HOOD O hereinafter ca ed the first party, and DONALD J. HOOD and : SHIRLEY M. HOOD, husband and wife, hereinafter called the second i party, and DONALD J. HOOD and SHIRLEY M. HOOD, husband and wife, • O f hereinafter called the third party, f • WITNESSETH (: WHEREAS, the first party is the owner in fee simple of Ithe following described real property in the City of Tigard, County of Washington, State of Oregon, to-wit: r' Lot 2, PINEBROOK TERRACE, Washington County, Oregon. • and the second party is the owner in fee simple of the following described real property in the said city, county and state, to- wit: 1 A tract of land in the Northeast 1/4 of Section 11, Township 2 • South, Range 1 West, Willamette Meridian, Washington County, • Oregon, being a part of Lot 1, PINEBROOK TERRACE, a duly recorded plat in said Section 11, more particularly described as follows: - Beginning at the Southwest corner of said Lot 1; thence North along the West line of said Lot 1 a distance of 110.00 feet; thence East, parallel to the South line of said Lot 1 a distance of 89.75 feet to a point on the East line of said Lot 1; • thence South 19'52'00” West along said Lot 1 East line 116.96 feet to the Southeast corner of said Lot 1; thence West along said Lot 1 South line 50.00 feet to the Southwest corner thereof, and the point of beginning. Containing 7686 square feet. and the third party is the owner in fee simple of the following • described real property in said city, county and state, to-wit: A tract of land in the Northeast 1/4 of Section 11, Township 2 South, Range 1 West, Willamette Meridian, Washington County, Orsgon being a part of Lot 1, PINEBROOK TERRACE, a duly recorded plat in said Section 11, more particularly described as follows: $ Beginning at the Northwest corner of said Lot 1; thence East 1 along the North line of said Lot 1 a distance of 138.39 feet to l the Northeast corner thereof; thence South 19'52'00" West along t 1 - AGREEMENT FOR PERPETUAL EASEMENT (hoo.23) } • l r.. j - , " 'r,..,. G 7J,',,,,. +.JfI° P'I rM�J f YY 4 Pia- ". 1 y i t... .1 ... tr i i°a c . r r..:.r. . r . . . Cl) ,-.. • ' , k ' 0t =ri �•i the East line of said Lot 1 a distance of 143.15 feet; thence ,., West, parallel to said Lot 1 North line 89.75 feet to a point on the West line of said Lot 1; thence North along said Lot 1 West y. line 134,63 feet to the Northwest corner thereof, and the point F of beginning. Containing 15,357 square feet. lhAVWe :aweand the said three parcels of real estate adjoin one another; and +��c7,R 1112,1e ' p' WHEREAS, the parties desire to grant to one another an . easement and right to use the described motor vehicle driveway v ,1'....:4-!;,.!,-,I.' now or to be constructed along and upon a portion • of all three of { the parcels in conjunction with any lawful use. r;. ,„4r ., '. ,_t NOW, THEREFORE, in consideration of each party's ' �1 , granting to the other an easement hereinafter described, and } y r• other valuable consideration each to the other in hand paid, the x" nt W .,;4 ,`" receipt of which is hereby acknowledged: ;,,Z'‘',/'-,"1"3:i IP * FIRST: First party conveys to second and third parties 4t r, 1Y ', , a perpetual easement for motor vehicle driveway purposes for use ' ' !• in conjunction with any lawful use along and upon that portion of 'n,Y7)',,r:":,.-: 4 • first party's property described as follows: �'• :- ,:e.' _ t_ Beginning at a point at the Southeast corner of said property; thence North 130.0 feet along said East property line to a point; i� z thence West, parallel to the North boundary line of said property Jf, 1m u 20.0 feet to a point; thence South parallel to the said East '� hd 35. aT_ , property line 130.0 feet to a point; thence East 20.0 to the xM1 `�„`? place of beginning. 0....!'14.". .e,. v 1J . ;�t`t• a SECOND: Second party conveys to the first and third . ti.f parties a perpetual easement for motor vehicle purposes for use ' t141n •' , . in conjunction with any lawful use along and upon that portion of ),i4s . it• i second party's property described as follows, to-wit: �'?<ri 70040 ' llrrN �,?wa /`�„„ft. I The West 5.0 feet of the subject property. fir;. x..k T'; ,-,s y ,;••14-4...;,,,,,/,.. ,W , r THIRD: Third party conveyes to the first and second 9(6:y Lr; parties a perpetual easement for motor vehicle purposes for use ,,.; 1a �AJ ' in conjunction with any lawful use along and upon that portion of a ��:+K� third party's property described as follows: � ' •' • Beginning at the Southwest corner of the subject lot; thence *�•.«%n•''•'•t` North along said West line 20.0 feet to a point; thence East, i parallel to said lot's South line 5.0 feet to a point; thence _ �,,:` - 2 - AGREEMENT FOR PERPETUAL EASEMENT (hoo.23) !'itt't 4.7.1.... .-;;;7; • ' o'er/ w dr,. • • +ax * s fti tires ,{ {) :it. ``�,y„ 4i - irk..tR ��gg M1 •. '',A,-4" yir3' ' Sti r r - r j . a. ; •Pa a : iw k 5• ,.. �,yhw N ili ,t,• . South, parallel to said lot's West line 20.0 feet to a point on 0 ` _ said lot's South line; thence West 5.0 feet to the point of �'_ beginning. FOUR: It is mutually agreed that each party may use in 0 common with the other parties the whole of said motor vehicle ao' '�' driveway, including that portion thereof situated on the property `f; ti of the other parties for ingress and egress of motor vehicles, pedestrians and uses incidental to any lawful use of the ;; , Oproperty. FIFTH: This agreement shall bind and inure to the benefit of, as the circumstances may require, not only the } immediate parties hereto, but also to their respective heirs, 6'" • (} executors, administrators and successors in interest as well. i. 1 . } SIXTH: The maintenance of the perpetual easement shall i d be a shared responsibility of the parties and each of the parties shall share the cost of maintaining the easement. The obligation j ` to share maintenance costs shall begin when the driveway is t completed. IN WITNESS WHEREOF, the parties hereto have subscribed I.• this instrument in duplicate on this, the day and year first written hereinabove. FIRST PARTIES: 9 (-- 4i-c-‘' om ./eo#,/ OD • DONAL �i1 sig' SH H0� SECOND PARTIES: e ea k /:f. , DONALD J: 00 r. , t.ill ! /�// '. SHIR . H G`D THIRD PARTIES: / tib, jelroe( • DONALD J Ho6D 3 % �' G ..• • 4 �-A • SHIRLEY M. H D 3 - AGREEMENT FOR PERPETUAL EASEMENT (hoo.23) ,a, ,' 1 k' Y Y5 r,{ ay, P! • 'ip �iL'�ru r , I; • ,.` ' r+r k 4aK , yC t y i.',.1.;^,',''"' 'Y•1 KJ 4 94.H 2>''; i L4 s,7x: K� • 1 E _ _ .., . , . . . . . . .•,.4,p-'-c'.'11 'i ' • -•' •-.-- -.--. 1441°4474445 7 4.::::•o'.- - '',.'0.ii••4-.-- . ' , ,-;.'.‘'7',.. .1-,0,Ili-,41 '''' ,.,-4.“.::-,. .7,'!:-..,'::;t4":+'2,V•r.4.121•St+11V.Sig,q('- ' '' 7::-',,?.ivki,'' • ,...; : , . - . .-- '4-• , ...,,.:.,.---i .,":1.-i-*fc5°'•0•.?jr'i.- -',2,-5,rr'4',•-t,.• • - - -*•4_443/4,4 - ' s ,• i ,. ° --1.'"-,:.•;,--'1.1 ,-')4i• -.A.%Isq7:-.11','; ' . . ,. ..t,t...,v,-.1..,. je..! •".-4..a.ki:w.kz; '1,.,.. ,Q.':;;S'-',•*';..-:•`*;:'1.'r':.:5:-.Ifititz'''v."';:46,.:&,111,‘-'741,.1"..`,.. '''.- L...` .,.....:,_.: '..--•:•J._-_•• . ...__-.....-__:.. . 1:2016440, tr) . • . 4:.:''•.; ,,.., "F., :•.',,.'1 , =0..4 0-4 .„if 1-/r, • it , 411) :."", -V' ''' • , . S.../Pa 't„,:k,„:,:n• ''. .;,.....?p,,,•! ....?.';‘,:k4,,,,, .4., 4.',e:';':',.''''.1:‘,, .,:•*/ • ,, ,.. 0' Lr' '-'''''' STATE OF OREGON ) . . • ,. . ,,,.. County of Washington) Co.-' • We, DONALD HOOD and SHIRLEY HOOD, as tie firstreadparty, ' being first duly sworn on oath, depose a.' sayofte t- e jely have believe. • ,,, . the foregoing document and the sam- - e a . , „ ' r, . • 1,74, ,, , .. v. DONA 0 OOD , • 0,/ • 9770,..a..efel_ ,, '.- _ . • ,' ...., . ... . ',..) ... ... i SHIRLEY HO .2D -. .''.. , ; t •,). .. - ' .c.",' ..-.• ..-.?,-, ... . : /... -• , ... SUBSCRIBED and SWORN - . s e me this ol..../-024dayr of • . • • =..,,,,., •-• •-• l'I. - .L., .i..1987. .0 . . ., • ,• • , . • ".. v./6.;•... ...... .'• , 0 i I ,.....,.........-1 . 1)1--. ,. . ...., . tl .., . .. .. . NOT./ • '/ BLIC FOR OREGON My Commission Expires:/-.2.4-9/ .r.•7.-0,,- STATE OF OREGON ) ...1'..:,••.= County of Washington) . . ... • ' -e .. . , We, DONALD J. HOOD and SHIRLEY M. HOOD, as thesecowned .,..,..., party, being first duly sworn on oath, 4epose andsay that t e sam: is true as we have read the foregoing document il'....,_ '''.• ' •,- verily believe. / c--8e • ' 00/?... I:,•:fr,'1. I DONAL', ... , -,41 .,......_ ‘;'2E4a4.10 ...-- ''' ''.-'''''4`• , .....1........,.. SHIRLEY M. IOD ,,,•*. .t..G 03• ".• :. -' -,;i, SUBSCRIBED and SWORN o bef e me this ,-,714 ;-, .:. .,Y_,..‘61./ : 1987 , ,,, .....°: -..,f..1,;,...,- ,,,; . ....... NOT UBLIC FOOREGON My Commission Expires: /-.,47:.P/.6 .,-..---ic'',z,'; '°::',.kl•?,,,l',i^., - AGREEMENT FOR PERPETUAL EASEMENT (hoo.23) ..,.. •,. • •,,,. . f '•' itti ?i,4?;','‘M•L:. ""' /.:,,-,_• , ', 9 ..,, r'..-'-.1,1-4.1.,i'zi.',,t,''1101'1!''',. ,,,,!.'1 ''n--i',,...1'. '-,-..:',''''''st• '''''.6-':'''" '',,,..f.;-‘;'• -''' ''''t[4,10,i'tyt.11,''.-.,,: ,44-i.441-{,i,PO4,141,1'4'''W'''1.,;'' '-‘--:' -'.- . . . ,*.'r,,,.,k-..,,,/1/.1,-,..tif?.si4,,t,,,417.'''' ',:. .v,.::. ,'..'','. ,,,,?.':,k.,, . . ,, .4. ,, . ' ' ' ' . ' ... 1.'•'?`• ...,--..- ''Y'Pr-'''',:4t-TI-.**4.:Al, T7ti.'.,,,.'1Ae. • ' , '' ,.' ,r' ' - ' ' ' . ' ' . '. ''' -'- '' • '4.'',", *,(TetN,,`4'.'-:'ir,',1,•),,k,, :,,..1.1t,",rr.,!,.', i,-,' ', ‘ . , , , , , ,• -, , ' -•• r- '" ?,-; i.',,M1C1,1:,.41,44.."411,:e.44-,',"''Zi'r:o.'','-;,','.^,, . " . , .- , , .4 , L'''It'l Ct:::'..;. , 2 ''1•',:i'''''''''Ai:41-VIPMA,41:0,:llt-.7.5-%„'„*.••',',,•:',"....-:,,,,•-. , ' ., . , ' ",„ ..,•':,., .. -..-'-..` ..;;;,,,....':.1.,:;i;.",`-;',;;;4,V4.,f4Ak._-t5.F.!i,44,;;',,h..i/;•;-,1,`i,...,,,..,:.,!;,.:,,,i1;,4,:",,,.-; •• , - '. ' ' - ' .,; 1.,',.':-',, ...,....::-...,,- ,-,,e't.,'',.;'' ."..4 nikK--"`414,ti.4.16,*•},c,'•%.,...,-,'`-`,". ', -,-. • . . ' - - : .-A.„'• :„,,,,,:‘, 4 . .., ....t.,„.....co ..,,,,...A.,..,;:_ ..4.4.,....44„.....07,, ,..,..,..„4,,,:acl,,Ti,v,v,:::.,_,J,1“,,,,,,,t,,..., .•'.",:"- '' '- .-.?:::..,:. •,1.'.3'.. ..,•:,:e- ,Lr"-4,„,, ,..;,,,f4.'.,,,,i,,•"01,,,;',;,,J%,,C,t4',.,c'''.' . ..7- .•44. ,-.:' ,%-...::4...,,,,,.:1• •`-'-'•••45, 1-'A'•.-'''•--;14,;41-4-:;,,,Z.-4',',:..-:,:',-,..,.),',^1,-, ,, .• .13::•;•.. . . '...• '-..;',..tt,o44.,...•.M.4'11,h,.7:104$46:-.::;;.'„:/-f..'.'".' ''..''• . : , • , . ..,-. .... ••...'f,i--4,0,14,vi ;,, • lvit,. ..,,I.•,.,:,..,, ....• . . - --- _ .•'''...., -,%1-.1,P,4,j -„nz,,. 0,,,.4.4-47P-1Yoco,•i---; ,•-•":7.: . - • —____ ,, _ ...__ ___ • , • - • . _. . . . ., .. , •• • . /- ♦.. tia \ Nsu yw, .i' N i' gym j1 ._ C3 ti g of ft" ,T'' STATE OF OREGON ) 0 '' 1,• County of Washington) We, DONALD J. HOOD and SHIRLEY M. HOOD, as the third party, being first duly sworn on oath : -pose :mi..' say that we , O have read the foregoing document -ii. sa i. s true as we t verily believe. ® .. DONAL OD SHIRLEY M. HOOD • a r � '.'s is SUBSCRIBED and SWORN t re me this .2_4-/__ dda,yo.£, -`-‘,1,4,1e.- . 41______7, 1987. ' ��J1' v ' . 1` NOT UBLIC FO' OREGON, 1 r v :r My Commission Expires,i' f; `Z4t, 'w STATE OF OREGON ', SS • , County of Washington ¢M - I.Donald W.Mason,Director of Assessment .f,11r? and Taxation and Ex Officio Recorder of Con • ,t- y>rt. ) veyances for said county,do hereby certify that doAstix the within instrument of writing was received r^r !h`f 1 and recorded in book of records of said county. 4,0,4,,,; . �L / Donald W. Mason, Director of t 'ix • _ ern a../0Z —/y 0 0 c=„ Assessment and Taxation, Ex- t �V Lc/2 n Officio County Clerk 1651 7c/f'/nuGL(oo,6 Gc7,crz ce 0-4-J 97��J • . 1981MAY 2I PMI2: :.''''44';', ' ; ; 5 - AGREEMENT FOR PERPETUAL EASEMENT (hoo.23) Cp 1' ./-1t it.,'-1 ,: 5 f.s: ',7'.id`• ;SES i.`, 1.��+,:"3 ,Y�'�4kq'tb�; !� •i *• 4 r�'��S+�j�. � 's.�.1�„� �'s'z•' , ,, tv' .--:-...k,,,,, yf,�,.n '.y,'L , i k..r f 0., .. ,,,a 2'r�. � , - wx¢N -,1 sy r e 1'r %&i'P'-'''':.'"r 1 , • - PRE - APPLICATION CONFERENCE NOTES CITY OF TIGARD PRE-APPLICATION CONFERENCE NOTES 's (Pre-Application Meeting Notes are Valid for Six (6) Months) TIGARD PRE-APP.MTG.DATE: 12.01) t- ��'/�I�VY) .p STAFF AT PRE-APP.: !\F 11,11M) 1!V/V _F = ,_ RESIDENTIAL APPLICANT: , Bare,LLC (Jeff or Rebecca) ` AGENT: Phone: 503-349-4326 Phone: PROPERTY LOCATION: ADDRESS/GENERAL LOCATION: 8605 SW Pinebrook Street TAX MAP(S)/LOT#(S): 2S11a1AD00401 NECESSARY APPLICATIONS: Minor Land Partition.Sensitive Lands Review(?) PROPOSAL DESCRIPTION: Partition one parcel into two lots COMPREHENSIVE PLAN MAP DESIGNATION: Low Density Residential ZONING MAP DESIGNATION: R4.5 ZONING DISTRICT DIMENSIONAL REQUIREMENTS (Refer to Code Section 18. 510) MINIMUM LOT SIZE: 7.500 sq. ft. Average Min.lot width:50 ft. Max. building height:30 ft. MAXIMUM SITE COVERAGE: N/A Minimum landscaped or natural vegetation area:N/A. Setbacks: Front 20 ft. Side 5 ft. Rear 15 ft. Corner 15 ft. from street GARAGES: 20 ft. ❑ NEIGHBORHOOD MEETING (Refer to the Neighborhood Meeting Handout) THE APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 500 FEET, INTERES lED PARTIES, AND THE CITY OF TIGARD PLANNING DIVISION of their proposal. A minimum of - two (2) weeks between the mailing date and the meeting date is required. Please review the Land Use Notification handout concerning site posting and the meeting notice. Meeting is to be held prior to submitting your application or the application will not be accepted. * NOTE: In order to also preliminarily address building code standards, a meeting with a Plans Examiner is encouraged prior to submittal of a land use application. CITY OF TIGARD Pre-Application Conference Notes Page 1 of 8 Residential Application/Planning Division Section El 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 nnpacts of the development. ® ACCESS (Refer to Chapters 18.705 and 18.765) Minimum number of accesses: 1 per unit Minimum access width:20 feet Minimum pavement width:20 feet ❑ 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 total site area: All sensitive lands areas including: ➢ Land within the 100-year floodplain; ➢ Slopes exceeding 25%; ➢ Drainageways;and ➢ Wetlands for the R-1,R-2, R-3.5,R-4.5 and R-7 zoning districts. Public right-of-way dedication: ➢ Single-family allocate 20% of gross acres for public facilities;or ➢ Multi-family allocate 15%of gross acres for public facilities;or ➢ If available, the actual public facility square footage can be used for deduction. All land proposed for private Streets SEE NOTES FOR ESTIMATED DENSITY CALCULATIONS. EXAMPLE OF RESIDENTIAL DENSITY CALCULATIONS: EXAMPLE: USING A ONE ACRE SITE IN THE R-12 ZONE (3,050 MINIMUM LOT SIZE) WITH NO DEDUCTION FOR SENSITIVE LANDS Single-Family Multi-Family 43,560 sq. ft. of gross site area 43,560 sq. ft. of gross site area 8.712 sq. ft. (20%) for public right-of-way 6.534 sq. ft. (15%) for public right-of-way NET: 34,848 square feet NET: 37,026 square feet + 3,050 (minimum lot area) i 3,050 (minimum lot area) = 11.4 Units Per Acre (maximum) = 12.1 Units Per Acre (maximum) CITY OF TIGARD Pre-Application Conference Notes Page 2 of 8 Residential Application/Planning Division Section • 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, MULTIPLY THE MAXIMUM BY.8. ® SPECIAL SETBACKS (Refer to Code Section 18.730) D STREETS: feet from the centerline of D 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 18.730) MAXIMUM HEIGHT OF 1'/a 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 18.745) 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 south boundary. Buffer Level along west boundary. SIGHT OBSCURING SCREENING IS REQUIRED ALONG: ® STREET TREES &PARKING LOT TREES (Refer to Code Chapters 18.745 and 18.765) STREET TREES SHALL BE REQUIRED AS PART OF THE APPROVAL PROCESS FOR A CONDITIONAL USE (TYPE III), DOWNTOWN DESIGN REVIEW (TYPE II & III), MINOR LAND PARTITION (TYPE II), PLANNED DEVELOPMENT (TYPE III), SITE DEVELOPMENT REVIEW (TYPE II), AND SUBDIVISION (TYPE II & III). The minimum number of required street trees shall be determined by dividing the linear amount of street frontage within or adjacent to the site (in feet) by 40 feet (if the number is a fraction, round to the nearest whole number). The trees shall be placed within the public right-of-way whenever possible but no more than six (6) feet from the right-of-way boundary. Street trees shall be planted according to Section 2 of the Urban Forestry Manual and adequate soil volumes shall be provided in accordance with Section 12 of the Urban Forestry Manual. Existing trees may be used to meet the street standards. Further information on regulations affecting street trees may be obtained from the Planning Division. PARKING LOT TREES ARE REQUIRED AS PART OF THE APPROVAL PROCESS FOR A CONDITIONAL USE (TYPE III), DOWNTOWN DESIGN REVIEW (TYPE II & III), PLANNED DEVELOPMENT(TYPE III),AND SITE DEVELOPMENT REVIEW(TYPE II).All parking areas,including parking spaces and aisles, shall be required to achieve at least 30% tree canopy cover at maturity directly above the CITY OF TIGARD Pre-Application Conference Notes Page 3 of 8 Residential Application/Planning Division Section parking area in accordance with Section 13 of the Urban Forestry Manual. ❑ RECYCLING (Refer to Code Chapter 18.755) Applicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE SERVICING COMPATIBILITY. Locating a trash/recycling enclosure within a clear vision area such as at the intersection of two (2) driveways within a parking lot is prohibited. Much of Tigard is within Pride Disposal's Service area. Pride Disposal can be reached at(503) 625-6177. ® PARKING (Refer to Code Chapters 18.765 & 18.705) ALL PARKING AREAS AND DRIVEWAYS MUST BE PAVED. ➢ Single-family Requires: One (1) off-street parking space per dwelling unit;and One 1) space per unit less than 500 square feet. ➢ Multiple-family Requires: 1.25 spaces per unit for 1 bedroom; 1.5 spaces per unit for 2 bedrooms;and 1.75 spaces per unit for 3 bedrooms. Multi-family dwelling units with more than ten (10) required spaces shall provide parking for the use of guests and shall consist of 15% of the total required parking. NO MORE THAN 50% OF REQUIRED SPACES MAY BE DESIGNATED AND/OR DIMENSIONED AS COMPACT SPACES. Parking stalls shall be dimensioned as follows: ➢ Standard parking space dimensions: 8 feet. 6 inches X 18 feet, 6 inches. > Compact parking space dimensions: 7 feet. 6 inches X 16 feet, 6 inches. ➢ Handicapped parking: All parking areas shall provide appropriately located and dimensioned disabled person parking spaces. The minimum number of disabled person parking spaces to be provided, as well as the parking stall dimensions, are mandated by the Americans with Disabilities Act (ADA). A handout is available upon request. A handicapped parking space symbol shall be painted on the parking space surface and an appropriate sign shall be posted. ❑ BICYCLE RACKS (Refer to Code Section 18.765) 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 18.775) The Code provides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR DEVELOPMENT DUE TO AREAS WITHIN THE 100-YEAR FLOODPLAIN, NATURAL DRAINAGEWAYS, WETLAND AREAS, ON SLOPES IN EXCESS OF 25 PERCENT, OR ON UNSTABLE GROUND. Staff will attempt to preliminary identify sensitive lands areas at the pre-application conference based on available information. HOWEVER, the responsibility to precisely identify sensitive land areas, and their boundaries, is the responsibility of the applicant. Areas meeting the definitions of sensitive lands must be clearly indicated on plans submitted with the development application. Chapter 18.775 also provides regulations for the use, protection, or modification of sensitive lands areas. RESIDENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS. SOME RESIDENTIAL RELATED DEVELOPMENT IS EXEMPT. ® STEEP SLOPES (Refer to Code Section 18.775.070.C) When STEEP SLOPES exist,prior to issuance of a final order,a geotechnical report must be submitted which addresses the approval standards of the Tigard Community Development Code Section 18.775.080.C. The report shall be based upon field exploration and investigation and shall include specific recommendations for achieving the requirements of Section 18.775.080.C. CITY OF TIGARD Pre-Application Conference Notes Page 4 of 8 Residential Application/Planning Division Section Z CLEANWATER SERVICES (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 CWS R&O 07-20 sensitive area requirements. If there are no sensitive areas, CWS must still issue a letter stating a CWS Service Provider Letter is not required. I I SIGNS (Refer to Code Chapter 18.780) 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 beermitted 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. ® URBAN FORESTRY PLAN (Refer to Code Section 18.790.030.0 and the "Tree Canopy Requirements" Brochure) AN URBAN FORESTRY PLAN IS REQUIRED FOR THE FOLLWING TYPES OF DEVELOPMENT: Conditional Use (Type III);Downtown Design Review(Type II and III);Minor Land Partition (Type II); Planned Development (Type III);Sensitive Lands Review (Type II and III); Site Development Review (Type II); and Subdivision (Type II and III). The plan needs to be prepared by an ISA certified arborist or landscaped architect. Percentage of mature canopy cover required: 40% (Refer to Appendix 2-6 in Urban Forestry Manual for a list of trees with mature canopy cover areas) Percentage of mature canopy cover required per lot in the R-1, R-2, R-3.5, R-4.5 &R-7 zones: 15% An urban forestry plan shall: - Be coordinated and approved by a landscape architect (the project landscape architect) or a person possessing dual certifications as a certified arborist and certified tree risk assessor(the project arborist); - Meet the tree preservation and removal site plan standards in Section 10, part 1 of the Urban Forestry Manual; - Meet the tree canopy site plan standards in Section 10,part 2 of the Urban Forestry Manual;and - Meet the supplemental report standards in Section 10,part 3 of the Urban Forestry Manual. TREE CANOPY FEE. If the effective percentage of tree canopy cover cannot be met, the applicant shall provide the city a tree canopy fee according to the methodology outlined in Section 10, part 4 of the Urban Forestry Manual. 18.790.040-Discretionary Urban Forestry Plan Review Option In lieu of providing payment of a tree canopy fee when less than the standard effective tree canopy cover required by Section 10, part 3 of the Urban Forestry Manual will be provided, an applicant may apply for a discretionary urban forestry plan review. The discretionary urban forestry plan review cannot be used to modify an already approved urban forestry plan, any tree preservation or tree planting requirements established as part of another land use review approval, or any tree preservation or tree planting requirements required by another chapter in this title. ® PRESERVATION OF EXISTING TREES (Refer to Code Section 18.790.050.C.) To assist in the preservation and/or planting of trees and significant tree groves, the director may apply one or more of the following flexible standards as part of the land use review approval. Use of the flexible standards shall be requested by the project arborist or landscape architect as part of the land use review process. The flexible standards are only applicable to trees that are eligible for credit towards the effective tree canopy cover of the site. Appropriate species of trees in good condition and suitable for preservation receive a 200 percent credit based on their existing canopy area.Refer to Section 11-Part 3 of the Urban Forestry Manual for submittal requirements. CITY OF TIGARD Pre-Application Conference Notes Page 5 of 8 Residential Application/Planning Division Section Z 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. ❑ 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 530 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 530 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. ❑ BLOCKS (Refer to Code Section 18.810.040) The perimeter of BLOCKS FORMED BY STREETS SHALL NOT EXCEED 2,000 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 ❑ 18.760(Nonconforming Situations) Standards) ❑ 18.340(Director's Interpretation) ❑ 18.630(Washington Square Regional El 18.765 (Off-Street Parking/Loading Center) Requirements) ❑ 18.350(Planned Development) 0 18.640(Durham Quarry Design El 18.775(Sensitive Lands Review) Standards) ❑ 18.360(Site Development Review) ® 18.705(Access/Egress/Circulation) 0 18.780(Signs) ❑ 18.370(Variances/Adjustments) ❑ 18.710(Accessory Residential Units) 0 18.785(Temporary Use Permits) ❑ 18.380(Zoning Map/Text El 18.715(Density Computations) El 18.790(Urban Forestry Plan) Amendments) ❑ 18.385(Miscellaneous Permits) ❑ 18.720(Design Compatibility El 18.795(Visual Clearance Areas) Standards) El 18.390(Decision Making ® 18.725(Environmental Performance 0 18.798 (Wireless Communication Procedures/Impact Study) Standards) Facilities) ❑ 18.410(Lot Line Adjustments) ® 18.730(Exceptions To Development El 18.810 (Street & Utility Improvement Standards) Standards) El 18.420(Land Partitions) ❑ 18.740(Historic Overlay) ❑ 18.430(Subdivisions) ❑ 18.742(Home Occupation Permits) ® 18.510(Residential Zoning Districts) ® 18.745(Landscaping&Screening Standards) CITY OF TIG.ARD Pre-Application Conference Notes Page 6 of 8 Residential Application/Planning Division Section ❑ 18.520(Commercial Zoning Districts) 0 18.750 (Manufactured/Mobil Home Regulations) O. 18.530(Industrial Zoning Districts) ❑ 18.755 (Mixed Solid Waste/Recycling Storage) ADDITIONAL CONCERNS OR COMMENTS: Estimated Density Calculations: Gross Square Footage 15,246 Existing Lot Area ROW Dedication (Shown) Unknown Sensitive Lands (in other areas) Net Developable Area Minimum lot size 7,500 The applicant shall demonstrate that two lots are possible in accordance with 18.715 Density Computations. Applicant shall demonstrate that proposal is not located with steeps slopes or drainage way, otherwise a Sensitive Lands Review will be required. PROCEDURE El Administrative Staff Review. [] Public hearing before the Land Use Hearings Officer. (� Public hearing before the Planning Commission. ❑ Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. APPLICATION SUBMITTAL PROCESS All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications submitted by mail or dropped off at the counter without Planning Division acceptance may be returned. The Planning counter closes at 5:00 PM. Maps submitted with an application shall be folded IN ADVANCE to 81/2" x 11". One, 8'/2" x 11" map of a proposed project shall also be submitted for attachment to the staff report or administrative decision. Applications with unfolded maps shall not be accepted. The Planning Division and Engineering Department will perform a preliminary review of the application and will determine whether an apphcation is complete within 30 days of the counter submittal. Staffwillnotify the applicant if additional information or additional copies of the submitted materials are required. 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 follows all land use decisions. An appeal on this matter would be heard by the Tigard Hearings Officer . A basic flow chart which illustrates the review process is available from the Planning Division upon request. Land use applications requiring a public hearing must have notice posted on-site by the applicant no less than 10 days prior to the public hearing. This PRE-APPLICATION CONFERENCE AND THE NOTES OF THE CONFERENCE ARE INTENDED TO INFORM the prospective applicant of the primary Community Development Code requirements applicable to the potential development of a particular site and to allow the City staff and prospective applicant to discuss the opportunities and constraints affecting development of the site. SUBDIVISION PLAT NAME RESERVATIONCounty Surveyor's Office: 503-648-8884 PRIOR TO SUBMITTING A SUBDIVISION LAND USE APPLICATION with the City of Tigard, applicants are required to complete and file a subdivisionlat 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. CITY OF TIGARD Pre-Application Conference Notes Page 7 of 8 Residential Application/Planning Division Section 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'dntil 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: Agnes Kowacz CITY OF TIGARD PLANNING DIVISION - STAFF PERSON HOLDING PRE-APP. MEETING PHONE: 503-718-2427 FAX: 503-598-1960 EMAIL: agnesk@tigard-or.gov CITY OF TIGARD Pre-Application Conference Notes Page 8 of 8 Residential Application/Planning Division Section RECEIVED• ;IN " City of Tigard AUG U 5 2013 = Crry c T:- I TIGARD Pre-Application Conference Reqxest:>>--hyGNERfyyG GENERAL INFORMATION FOR STAFF USE ONLY Applicant: 4Na Case No.: FRG, 0 t --OOOG2 B Address:229 514.(42.4s0 one: -3f9-1,12-6 Fee: (QS/ . vi) City: 5�.:.����o Zip: 9 -7/.y Receipt No.: �i'f�^ /f Application Accepted By: C C G amu-✓ Contact Person: J 7iFFPhone:5C3 Z9 Z 6 _ - 1 3 Date: Property Owner/Deed Holder(s): (Le LLC DATE OF PRE-APP.: $ ' 01 v -13 TIME OF PRE-APP.: • 9100 PRE-APP.HELD WITH: Address: Jam" ,13 ,402)✓tr Phone: Rev.6/17/2U13 is\curpin\masters\land use applications\Pre-App Request App.doc City: Zip: Property Address/Location(s): ,/J 51‘,dJ 51...) A z. REQUIRED SUBMITTAL ELEMENTS (Note: applications will not be accepted Tax Map&Tax Lot#(s): 5 I JT D �{ ( without the required submittal elements) nn ❑ Pre application Conf.Request Form Zoning: K' t 6 COPIES EACH OF THE FOLLOWING: Site Size: /535 7 l4r. ❑ Brief Description of the Proposal and any site-specific questions/issues that you would like to have staff research prior to the PRE-APPLICATION CONFERENCE INFORMATION meeting. All of the information identified on this form are required to be submitted by ❑ Site Plan. The site plan must show the the applicant and received by the Planning Division a minimum of one(1)week proposed lots and/or building layouts drawn prior to officially scheduling a pre-application conference date/time to allow to scale. Also, show the location of the staff ample time to prepare for the meeting. subject property in relation to the nearest streets; and the locations of driveways on the A pre-application conference can usually be scheduled within 1-2 weeks of the subject property and across the street. Planning Division's receipt of the request for either Tuesday or Thursday ❑ Vicinity Map. mornings. Pre-application conferences are one (1) hour long and are typically held between the hours of 9:00-11:00 AM. ❑ The Proposed Uses. ❑ Topographic Information. Include Contour PRE-APPLICATION CONFERENCES MUST BE SCHEDULED IN Lines if Possible. PERSON AT THE COMMUNITY DEVELOPMENT COUNTER FROM 8:00-4:00/MONDAY-THURSDAY. I 0 Filing Fee 051 IF MORE THAN 4 PEOPLE ARE EXPECTED TO ATTEND THE PRE-APPLICATION CONFERENCE IN YOUR GROUP, PLEASE INFORM THE CITY IN ADVANCE SO THAT ALTERNATE ROOM ARRANGEMENTS CAN BE MADE TO ACCOMMODATE THE GROUP. City of Tigard I 13125 SW Hall Blvd.,Tigard,OR 97223 I 503-718-2421 I www.tigard-or.gov Pare 1 of 1 I dcvDII���, BARE, LLC. 22275 SW Scholls-Sherwood Road Sherwood, OR 97140 August 5, 2013 To Whom It May Concern, BARE LLC proposes to partition lot at 8605 sw Pinebrook Street in Tigard, Oregon. Legal description is Pinebrook Terrace Lot 1. Tax lot number is 2S111 AD00401. Our plans include converting existing garage/shop structure on property into a legal residence. Please refer to site plan. We are currently building a Single Family Residence on the lot. I will be contacting PGE about moving existing power pole, we are not sure if this will be required by them or not. We have completed the ' sensitive area pre-screening site assessment' with Clean Water Services and have included their response to serve as the service provider letter from them. We are following the plan for the sensitive area already approved by Clean Water Services for the building of the Single Family Residence. Sincerely, Jeff C. Luedloff rjl/enclosures CITY OF TIGARD RECEIPT v � 13125 SW Hall Blvd.,Tigard OR 97223 503.639.4171 TIGARD Receipt Number: 192547 - 08/05/2013 CASE NO. FEE DESCRIPTION REVENUE ACCOUNT NUMBER PAID PRE2013-00028 Pre-Application Conference-LRP 100-0000-43117 $84.00 PRE2013-00028 Pre-Application Conference 100-0000-43116 $567.00 Total: $651.00 PAYMENT METHOD CHECK# CC AUTH.CODE ACCT ID CASHIER ID RECEIPT DATE RECEIPT AMT Check 1088 CCAINES 08/05/2013 $651.00 Payor: Bare, LLC Total Payments: $651.00 Balance Due: $0.00 Page 1 of 1 1 - r Ill JUL 3 1 2013 Clean Water Services File Number C1eanWatee\ Services t 3 -0O2-t l 2- By By Sensitive Area Pre-Screening Site Assessment 1. Jurisdiction: r p: %r • Ti I • 2. Property Information (example 1S234AB01400) 3. Owner Information Tax lot ID(s): Name: H5eee,¢ /1_LEOL1Df Company: F }-j,E (1,L Address: Zi-i-76 J it./47/,/ ) - -lizi,0 Site Address: gSlr?QS (/JE - y( City, State,Zip: S/if' LL1 -1U d Q I be City, State,Zip: 'ri -4{D_ L.(Z , 4172Z4- Phone/Fax: 5)' -62-re- 3 1 k /j92/ ) Nearest Cross Street: 7/14 U._ 15t_I/LJ E-Mail: le_teer14 c' TnlilyfiOYN.t`.SJAJ '. tQ7)11 4. Development Activity(check all that apply) 5. Applicant Information ❑ Addition to Single Family Residence(rooms,deck,garage) Name: �(— e i .A.4.L'Y)Loa- ❑ Lot Line Adjustment X Minor Land Partition Company: , //7Ip,Z3/ I,C e, U Residential Condominium ❑ Commercial Condominium Address: , #1!5��1/ ❑ Commercial Subdivision U Residential Subdivision 1:1 Single Lot Commercial ❑ Multi Lot Commercial City, State,Zip: Other Phone/Fax: E-Mail: 6. Will the project Involve any off-site work? ❑Yes INo ❑Unknown Location and description of off-site work 7. Additional comments or information that may be needed to understand your project a/! 0 I&J% bur 401 fi, -t- S►1 t L 5440P 4- 00,0 FKGS This application does NOT replace Grading and Erosion Control Permits,Connection Permits,Building Permits,Site Development Permits,DEQ 1200-C Permit or other permits as issued by the Department of Environmental Quality,Department of State Lands and/or Department of the Army COE. All required permits and approvals must be obtained and completed under applicable local,state,and federal law, By signing this form,the Owner or Owner's authorized agent or representative,acknowledges and agrees that employees of Clean Water Services have authority to enter the project site at all reasonable times for the purpose of inspecting project site conditions and gathering information related to the project site. I certify that I am familiar with the information contained in this document,and to the best of my knowledge and belief,this information is true,complete,and accurate. Print/Type Name OL/) Print/Type Title pot-3, Signature � `, Date 7/E I J 24E)i 3 i FOR DISTRICT USE ONLY ❑ Sensitive areas potentially exist on site or within 200'of the site. THE APPLICANT MUST PERFORM A SITE ASSESSMENT PRIOR TO ISSUANCE OF A SERVICE PROVIDER LETTER. If Sensitive Areas exist on the site or within 200 feet on adjacent properties,a Natural Resources Assessment Report may also be required. Li Based on review of the submitted materials and best available information Sensitive areas do not appear to exist on site or within 200'of the site.This Sensitive Area Pre-Screening Site Assessment does NOT eliminate the need to evaluate and protect water quality sensitive areas if they are subsequently discovered.This document will serve as your Service Provider letter as required by Resolution and Order 07-20, Section 3.02.1. All required permits and approvals must be obtained and completed under applicable local,Stale,and federal law. ABased on review of the submitted materials and best available information the above referenced project will not significantly impact the existing or potentially sensitive area(s)found near the site.This Sensitive Area Pre-Screening Site Assessment does NOT eliminate the need to evaluate and protect additional water quality sensitive areas if they are subsequently discovered.This document will serve as your Service Provider letter as required by Resolution and Order 07-20,Section 3 02.1. All required permits and approvals must be obtained and completed under applicable local,state and federal law. ❑ This Service Provider Letter is not valid unless CWS approved site plan(s)are attached. ❑ The proposed activity does not meet the definition of developm-nt or the lot was platted after 9/9/95 ORS 92.040(2). NO SITE ASSESSMENT OR SERVICE PROVIDER ETTER IS REQUI• :. Reviewed by Adiiir ...VAR Date /: 01/(3 2550 SW Hillsboro Highway • Hillsboro,Oregon 97123 • Phone:(503)681-5100 • Fax:(503)681-4439 • www.cleanwaterservices.org PRE-APPLICATION CONFERENCE NOTES • DEVELOPMENT ENGINEERING Q TIC;^xi' City M Tigard,Oregon (ommumt''-to(dome/it ,Shaping)1 Better Community PUBLIC FACILITIES Tax Map(sl: 251110000401 Bare LLC Tax Lot(sl: 401 Use Type: R-4.5 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 and are subject to change as the project develops and is better understood. 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 Pinebrook Street (classified as a neighborhood route) to a half-width of 27 feet wide from centerline ❑ SW to feet [ [ SW to feet ❑ SW to feet The applicant will need to demonstrate that adequate access will be provided to each lot in accordance with 18.705. The applicant will need to demonstrate that the subject property has access to a public street, likely by demonstrating rights and shared maintenance responsibilities to use the shared driveway. The applicant will need to provide findings addressing the street connectivity requirements of 18.810.030 and 110 and the exception criteria therein. CITY OF TIGARD Pre-Application Conference Notes Page 1 015 pevelopmeni Engineering Street improvements: (Subject to rough proportionality; ) E SW Pinebrook Street to a half-width of 16 feet with curb, sidewalk, planter strip, street trees, and street lights in accordance with 18.810 standards. This may be just a driveway apron on the `pole' of this flag lot. 18.730.040 Additional Setback Requirements: This section sets requirements for additional setback distance from roadways. The minimum yard requirement shall be increased in the event a yard abuts a street having a right-of-way width less than required by its functional classification on the city's transportation plan map and, in such case, the setback shall be not less than the setback required by the zone plus one-half of the projected road width as shown on the transportation map. This appears to not be applicable in this case. 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.) This does not appear to be applicable in this case. See 18.810.030A for criteria (2.) Overhead Utility Lines: E Section 18.810.120 of the Tigard Municipal Code (TMC) requires all overhead utility lines adjacent to a development to be placed underground or, if approved by the City Engineer, 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 approved, it is equal to $ 35.00 per lineal foot of street frontage that contains the overhead lines. See 18.810.120 for criteria for fee-in-lieu exception. Sanitary Sewers: The applicant will need to connect these properties to the public sewer system in accordance with city standards, including paying appropriate connection fees. Water Supply: The City of Tigard provides public water service in this area. Coordinate with the City of Tigard Public Works Department (John Goodrich, 503-718-2600) for information regarding adequate water supply for the proposed development. CITY OF TIGARD Pre-Application Conference Notes Page 2 of 5 Development Englneenng Fire Protection: Tualatin Valley Fire and Rescue District [Contact: John Wolff, 503-259-1504] provides fire protection services within the City of Tigard. The District should be contacted for information regarding the adequacy of circulation systems, the need for fire hydrants, or other questions related to fire protection. Storm Sewer Improvements: All proposed development within the City shall be designed such that storm water runoff is conveyed to an approved public drainage system. The applicant will be required to submit a proposed storm 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. Provide a plan that shows how the storm drainage system for the site connects to the public system and how the development would meet the standards of Clean Water Services and other applicable standards. Appropriate Storm drainage plan and calculations shall be submitted with the application for it to be considered complete. Storm Water Quality: Surface Water Management (SWM) regulations established by Clean Water Services (Resolution and Order No. 07-20) which requires the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from impervious surfaces. The resolution contains a provision that would allow an applicant to pay a fee in-lieu of constructing an on-site facility provided specific criteria are met. The City will use discretion in determining whether or not the fee in-lieu will be offered. If the fee is allowed, it will be based upon the amount of impervious surfaces created; for every 2,640 square feet, or portion thereof. Please contact the Building Division for the current fee. Preliminary sizing calculations for any proposed water quality facility shall be submitted with the development application. It is anticipated that this project will require: ® Construction of an on-site water quality facility. ❑ Payment of the fee in-lieu. Review and comply with provisions of Chapter 4 Clean Water Services Design and Construction Standards (Runoff Treatment and Control). Table 4-1 of Clean Water Services Design and Construction Standards applies. Other Comments: Water quality and detention facility design and construction must be certified by a professional engineer as meeting Clean Water Services requirements. After completion of the construction of these facilities, the applicant shall enter into an agreement with the city on city-furnished forms for long-term maintenance of the facilities. This agreement will be recorded and city staff will be periodically inspecting the facilities for compliance with the terms of the agreement. CITY OF TIGARD Pre-Application Conference Notes Page 3 015 Development Engineering TRANSPORTATION DEVELOPMENT TAX In 1990, Washington County adopted a county-wide Traffic Impact Fee (TIF) which was replaced in 2008 by a Transportation Development Tax (TDT) that became effective 7/1/09. The TDT 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 TDT incorporates the proposed use of the land and the size of the project. The TDT is calculated, due, and payable at the time of building permit issuance. In limited circumstances payment of the TDT may be allowed to be deferred until the issuance of an occupancy permit. Deferral of payment until occupancy is permissible only when the TDT exceeds the TDT rate for a single-family home. Pay TDT as required. PERMITS Public Facility Improvement (PFI) Permit: Any work within a public right-of-way in the City of Tigard requires a PFI permit from Development Engineering. A PFI permit application is available at the Planning/Engineering counter in the Permit Center at 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 PFI permit application shall include any on-site water quality and detention facilities that may be required as part of the land use approval. 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. A PFI permit is required for this project. This permit must be obtained before any work begins on site. Building Division Permits: The following is a brief overview of the type of permits issued by the Building Division. For a more detailed explanation of these permits, please contact the Development Services Counter at 503-639-4171, ext. 304. Site Improvement Permit (SIT). This permit is generally issued for all new commercial, industrial and multi-family projects. This permit will also be required for land partitions where lot grading and private utility work is required. This permit covers all on-site preparation, grading and utility work. Home builders will also be required to obtain a SIT permit for grading work in cases where the lot they are working on has slopes in excess of 20% and foundation excavation material is not to be hauled from the site. Building Permit (BUP). This permit covers only the construction of the building and is issued after, or concurrently with, the SIT permit. CITY OF TIGARD Pre-Application Conference Notes Page 4 of 5 Development Engineering 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. PREPARED BY: Mike McCarthy 8/20/13 DEVELOPMENT ENGINEER DATE Phone: [5031118-2462 Fax: [5031118-2148 Revised: March 2012 is\eng\development engineering\pinebrook\preapp-8605 luedloff partition 8-20-13.docx CITY OF TIGARD Pre-Application Conference Notes Page 5 of 5 Development Engineering e ,/ o e y40 Z 7-7,-7'/9- City 7f`t'/9City of Tigard ft iINI• . TDT—COUNTYWIDE TRANSPORTATION DEVELOPMENT TAX T!GARD Rate Calculation Worksheet APPLICANT 1p( IcU U0�,p_rDATE .3 j/ •r ,f MAILING ADDRESS Z 75- 5%4 r./0u-5 /24 01,_ ICy' PREPARED BY 4_,n CITY/ZIP/PHONE ��6200�j C-71(.._ / CI 4 / D PLANS CHEC ��, /3\.102(5-- TAX MAP# 2 r i i /�' tr 0�./� / PROJECT TITLE ''t" /� "` -Z.. �l�D z o Fes/ SITUS#ADDRESS �6 os ��/ �Ar �d K 5�--- -7:9-277�c /Y FORMER USE(S) USE ITE # TDT DESCRIPTION/NO'TES # CODE UNITS X RATE - AMOUNT 1 .2/0 / Xr = S— ��G�� �'ib6div' - c554 -__ X = X = X = TOTAL TDT,FORMER USE(S) PROPOSED USE(S) USE ITE # TDT DESCRIPTION/NOTES # CODE UNITS X RATE = AMOUNT / 2 ii x kle- = '>3 5 36„ Z. S-11 X = X = X = TOTAL TDT,PROPOSED USE(S) lB 3,3 3 G3 7_77,,,, ,.6- (e6C- .._..,„ LESS TOTAL TDT,FORMER USE(S) — �i io, GL/o 5-A, rpew- LLD s�-t TDT INCREASE/(DECREASE) i (jzw,„aLEASE-- T DUE) -� PAYMENT METHOD CASH/CHECK IVW / le'5 / CREDIT � SG 9 5. .- 7- PQ1/'LGfW 12000.x � BANCROFT AGREEMENT - • .< • (PROMISSORY NOTE) DEFER TO OCCUPANCY I/OFS/CD/FORMS/TDT Rate Calculation Worksheet.indd(Rev.4/22/09) ADDITIONAL DOCUMENTS RECEIVED Teragan , , , FEB 29 2016 & Associates, Inc. P�NNr G ENG N RD Arboricultural Consultants EER'NG MEMORANDUM DATE: January 9, 2016 TO: Jeff Leudloff(Brittany Homes, Inc.) FROM: Todd Prager, AICP, ISA Board Certified Master Arborist No. WE-6723B RE: Tree Establishment Inspection at the 8605 SW Pinebrook Street Partition On January 8, 2016 I conducted a tree establishment inspection for both lots at the partition project site at 8605 Pinebrook Street in Tigard, Oregon as required by Section 11, Part2.D of the Tigard Urban Forestry Manual. Brittany Homes, Inc. has informed me that both lots at the partition site have been sold and the applicant is therefore eligible for refund of their tree establishment bond at this time. Upon my arrival at the project site and after subsequent discussions with Brittany Homes, Inc., I learned that the new owner of lot 1 removed planted stand 1 and PT 1, and retained trees 1 and 2 which were previously proposed for removal. The owner also planted and maintained a new 1.5- inch caliper flowering dogwood (PT5, Cornus florida) in the frontyard of lot 1. Also, new western red cedars (Thuja plicata) on lot 2 are now open grown trees PT3 and PT4. The changes to tree planting and preservation at the site have been documented in our revised Urban Forestry Plan dated January 9, 2016. All of the planted and preserved trees appear to be viable at this time. Therefore, Brittany Homes, Inc. is eligible for a full reimbursement of their tree establishment bond. Please contact us if you have questions, concerns, or need any additional information. le°/-Lar, Todd Prager Todd Prager&Associates, LLC ISA Board Certified Master Arborist, WE-6723B ISA Tree Risk Assessment Qualified AICP,American Planning Association Teragan&Associates,Inc. 3145 Westview Circle•Lake Oswego, OR 97034 Phone:971.295.4835•Fax:503.697.1976 Email:todd@teragan.com •Website:teragan.com Urban Forestry Plan for: 8605 SW Pinebrook Court, Tigard Minor Land Partition Updated Submittal by: A Information for Teragan &Associates, Inc.: / / >�y Todd Prager Lig \/\ ISA Board Certified Master Arborist WE-6723B ISA Tree Risk Assessment Qualified Teragan / AICP,American Planning Association & Associates Inc. 3145 Westview Circle Lake Oswego, Oregon 97034 Arboricultural Consultants teragan.com Phone I 971.295.4835 Email I tothWteragan.com January 9, 2016 Urban Forestry Plan—Supplemental Report Project Summary This is an updated Urban Forestry Plan for a Minor Land Partition to construct two single family homes in an 4.5 zoning district at 8605 SW Pinebrook Court in Tigard, Oregon. The existing lot has been partitioned into two lots. Lot 1 is 7,845 sq. ft. and has 18%effective tree canopy.The minimum required effective tree canopy for lot 1 is 15%, so no tree canopy fee in lieu is required for lot 1. Lot 2 is 7,512 sq. ft. and has 65%effective tree canopy.The minimum required effective tree canopy for lot 2 is 15%, so no tree canopy fee in lieu is required for lot 2. The overall development site is 15,357 sq. ft and has 41%effective tree canopy. The minimum required effective tree canopy for the overall development site is 40%,so no tree canopy fee in lieu is required for the overall development site. The new property owner that purchased lot 1 removed planted stand 1 and PT1, and retained trees 1 and 2 which were previously proposed for removal.The owner also planted and maintained a new 1.5-inch caliper flowering dogwood (PT5, Cornus Arida)in the frontyard of lot 1.Also,new western red cedars (Thuja plicata) on lot 2 are now open grown trees PT3 and PT4. The attached updated Tree Preservation and Removal Site Plan and Tree Canopy Site Plan show the above changes in red and meet the requirements in Section 10 of the Urban Forestry Manual. Changes to the previous version of this supplemental report are shown with deletions in sfirik-etlifetigh and additions in red.The proposed changes to the locations of planted trees may be approved administratively by staff without a Type I permit. Urban Forestry Plan—Supplemental Report Specifications Tree Preservation and Protection Fencing Specifications: 1. Tree Protection Zone. The project arborist shall designate the Tree Protection Zone (TPZ). Unless otherwise noted,the TPZ shall be established at the dripline of protected trees as a minimum. If infrastructure must be installed closer to the trees, the TPZ may be established within the dripline area if the project arborist determines that the trees will not be unduly damaged. The location of the TPZ shall be shown on construction drawings. 2. Protection Fencing.All trees to be retained shall be protected by 5 foot tall min. chain link fencing unless otherwise noted. Protection fencing shall be secured to steel posts placed no further than 15 feet apart and shall be installed at the edge of the TPZ. 3. Pruning. The project arborist can help identify where pruning is necessary once trees recommended for removal have been removed and the site is staked and prepared for construction. Pruning shall be performed by a qualified tree service. 4. Tree Protection Zone Maintenance.The protection fencing shall not be moved,removed,or entered by equipment except under direction of the project arborist. 5. Storage of Material or Equipment.The contractor shall not store materials or equipment within the TPZ. 6. Excavation within the TPZ. • Excavation within the TPZ shall be avoided if alternatives are available. • If excavation within the TPZ in unavoidable, the project arborist shall evaluate the proposed excavation to determine methods to minimize impacts to trees. • All construction within the TPZ shall be under the on-site technical supervision of the project arborist. 7. Tree Protection Inspection.The project arborist shall monitor construction activities and progress,and provide twice monthly written reports to the City during periods of active construction.Twice monthly reports are not required for building construction on lot 2 because no tree protection fencing is present on the lot. 8. Final Report.After the project has been completed,the project arborist shall provide a final report that describes the measures needed to maintain and protect the remaining trees. Stand Preservation Specifications: Not applicable because no stands of trees were identified on the site. F Urban Forestry Plan—Supplemental Report Tree and Stand Planting Specifications: New trees that are planted to meet the effective canopy requirements shall conform to the applicable standards in the City of Tigard Urban Forestry Manual. They shall be planted in accordance with the American National Standards Institute (ANSI) standards for tree planting (A300, Part 6) and additional standards adopted by the Oregon Landscape Contractors Board (OLCB). Nursery stock shall meet the requirements of the American Association of Nurserymen (AAN) for nursery stock (ANSI Z60.1) for Grade No.1 or better. Double stake all trees if needed for stability. Soil Characteristics and Specifications for Improvement: The site soils consist of native soils that support existing trees.The trees identified for preservation appear to be healthy and sustainable, and no soil amendments are necessary at this time. If soil compaction occurs in planting locations during site development,backhoe turning should be used to loosen soil. Remove any layers of good topsoil. Spread 3"-4" of organics (high-lignin) compost or ESCS (Expanded shale/Calcine Clay) amendment over the area prior to turning the soil. Maintaining a safe distance from paving, sidewalks,structures,and utilities,use backhoe to turn soil to 36" depth. Break soil into large peds and loosely incorporate the soil amendment. Maintain a slope of compacted soil at the edge of the paving to as not to undermine the paving sub-base. Hand turning may be necessary along the edges of paving and at walls. Do not till to a depth greater than the bottom of footing. After turning,re-spread topsoil and add 3"-5" of yard waste organic amendment over the surface and lightly till to break the soil into texture suitable to fine grade. Urban Forestry Plan—Supplemental Report Inventory Data Existing Tree Inventory: Lot Common No. No. Name Species Name DBHW C-Rad2 Canopy3 0/S4 HT5 Cond6 Pres7 Comments Treatment 1 1 Japanese Acer 9 8 201 0 N 2 2 Remove maple palmatum Retain 2 1 flowering Cornus florida 2 4 50 0 N 12 4 2 The tree has been Remove dogwood maintained and its condition and Retain suitability for preservation appear adequate based on our 1/8/2016 site inspection. Counted as a newly planted tree based on size. 3 1 Douglas-fir Pseudotsuga 3 4 50 S N 2 2count newly Retain menziesii filanted4Fee Removed by new owner of lot 1. Remove 4 2 cherry Prunus sp. 16 10 314 0 N 2 2 Retain 5 2 star Magnolia 2 4 50 0 N 1 1 Remove magnolia stellata Urban Forestry Plan—Supplemental Report Lot Common No. No. Name Species Name DBH1 C-Rad2 Canopy3 0/S4 HT5 Cond6 Pres' Comments Treatment 6 2 flowering Cornus florida 2 4 50 0 N 1 1 Remove dogwood 7 2 bigleaf Acer 30 20 1256 0 N 1 1 topped for utilities Remove maple macrophyllum 8 off bigleaf Acer 16 15 707 0 N 2 2 Retain site maple macrophyllum 9 off red alder Alnus rubra 12 15 707 0 N 1 1 topped for utilities Retain site 10 off black Populus 48 25 1963 0 N 1 1 poor structure, Retain site cottonwood trichocarpa topped for utilities 11 off bigleaf Acer 6 8 201 S N 2 2 Retain site maple macrophyllum 12 off bigleaf Acer 12 12 452 S N 2 2 Retain site maple macrophyllum 13 off black Populus 34 20 1256 S N 2 2 2, 24-inch stems Retain site cottonwood trichocarpa 14 off black Populus 30 15 707 0 N 2 2 Retain site cottonwood trichocarpa Existing Stand Inventory: Not applicable because no stands of trees were identified on the site. Urban Forestry Plan—Supplemental Report Planted Tree Inventory: Genus sp./ Caliper(Decid.)or Mature Canopy Mature Canopy Available Tree# Common Height(Evergreen) Spread (ft) Area (ft2) Soil Volume(ft3) Comments t 1.5 inch min. 9 1963 10001 Lot 1 PT2 Acer macrophyllum/ 1.5-inch min. 50 1963 1000+ Lot 2,location revised bigleaf maple slightly to south from 8/14/14 submittal. PT3 "Thuja plicata/ 5 feet 30 707 1000+ Lot 2 western red cedar PT4 Thuja plicata/ 5 feet 30 707 1000+ Lot 2,Was planted stand 3 western red cedar but is now an open grown tree since stand 1 has been removed. PT5 Cornus Arida/ 1.5-inch 25 491 1000+ Lot 1 flowering dogwood Urban Forestry Plan—Supplemental Report Planted Stand Inventory: Stand# Genus sp./Common 1 Hgt.or Container size No. of Trees Avg. Spacing(ft) Total Mature Comments Genus sp./Common 2 Hgt. or Container size No. of Trees Avg. Spacing(ft) Canopy Area (ft2) Genus sp./Common 3 Hgt. or Container size No. of Trees Avg. Spacing(ft) Delineated at the Genus sp./Common 4 Hgt. or Container size No. of Trees Avg. Spacing(ft) Outer Edge of Genus sp./Common 5 Hgt. or Container size No. of Trees Avg. Spacing(ft) the Stand 1plittlid4 5 fcct 1437 Lot 1 Removed by new wcatcrn red ccdar owner of lot 1. Psc edotstega mcn.i csii/ 8-feet 4- -144 13eughts-fir 3 5 fcct 4 4Q i , weetefft-fefl-eetlftr to Stand #1 on Lot 1 Planted stand 3 is now an open grown tree (PT3) since stand 1 has been removed. Urban Forestry Plan—Supplemental Report 1DBH is tree diameter measured at 4.5-feet above the ground level, in inches. 2C-Rad is the average crown radius measured in feet. 3Canopy is the average tree canopy area (in square feet) calculated as follows: Canopy= (Average Tree Canopy Spread/2)2 x it. 40/SG identies the trees as either Open Grown or Stand Grown the average crown radius measured in feet. 5HT identifies whether or not the tree is a Heritage Tree (either Y for yes or N for no). 6Cond is the numerical condition rating(0-3)as defined in the Tigard Urban Forestry Manual: FAILURE RATING VIGOR CANOPY DENSITY DEADWOOD HISTORY PESTS DECAY 0 dead to severe decline <30% major scaffold >1 scaffold Infested major conks and cavities branches 1 declining 30 60% twig and branch scaffold dieback branches Infested one to a few conks;small cavities 2 average 60-90% small twigs small branches Minor present only at pruning wounds 3 good to excellent 90-100% little or none none None absent to present only at pruning wounds 7Pres is the numerical suitability for preservation rating(0-3) as defined in the Tigard Urban Foresty Manual: RATING CONSIDERATIONS 0 The tree is a"hazard tree"as defined in chapter 18.120 of the Tigard Development Code and"hazard tree abatement"as defined in Chapter 18.120 in the Tigard Development Code cannot be completed in a manner that results in tree retention consistent with tree care industry standards. 1 The tree is dead,in severe decline,or declining but may still be retained if desirable for wildlife or other benefits because it is not considered a"hazard tree"or "hazard tree abatement"could be performed. 2 The tree has average health and/or structural stability that could be alleviated with treatment;the tree will be less resilient to development impacts and will require more frequent management and monitoring after development than a tree rated as a"3". 3 The tree has good to excellent health and structural stability;the tree will be more resilient to development impacts,and will require less frequent management and monitoring after development than a tree rated as a"2". Urban Forestry Plan—Supplemental Report Effective Tree Canopy Cover Summary 1.25 x 2x Canopy Area 2x Canopy Area Mature 1.25x (sq.ft.) (sq. ft.) Canopy Mature of Preserved of Preserved Area Canopy Trees Stands (sq. ft.) of Mature Canopy Area Tree Effective% Lot (w/condition (w/condition Native Area (sq. ft.)of (sq.ft.)of Canopy Canopy Area and preservation and preservation Planted Non-Native Planted Area (sq. (Canopy Area Lot No. (sq.ft.) rating>2) rating >2) Trees Planted Trees Stands ft.) per Lot /Lot Area) 0 2154 0 494 1250 6496 1 7845 0 402 0 0 1384 18% 2153 660 3750 50% 2 7512 628 0 0 4221 4849 65% Overall 628 4907 0 2165 8099 52% Development 15357 0 Site i 1030 4221 982 0 Eft 3 x'11 Urban Forestry Plan—Supplemental Report *Note:effective tree canopy cover is required to be calculated on a lot/tract by lot/tract basis only in the R-1,R-2,R-3.5,R-4.5 and R-7 districts. The standard percentage of effective tree canopy cover for each lot or tract in the R-1,R-2,R-3.5,R-4.5 and R-7 districts shall be at least 15 percent. The standard percentage of effective tree canopy cover for the overall development site shall be at least: i. 40% for R-1,R-2,R-3.5,R-4.5 and R-7districts, except for schools (18.130.050(1)); ii. 33% for R-12,R-25,R-40,C-N,C-C,C-G,C-P,MUE,MUE-1,MUE-2,MUC,MUR and I-P districts,except for schools (18.130.050(j));and iii. 25% for MU-CBD,MUC-1, I-L and I-H districts,and for schools (18.130.050(j))in all districts. Urban Forestry Plan—Supplemental Report Tree Canopy Fee Calculation (if applicable) Is the percentage of effective tree canopy cover less than the applicable standard percentage for the overall development? Effective tree canopy cover for overall development site is met (52% 41%). Is the percentage of effective tree canopy cover less than 15% for any individual lot or tract in the R-1, R-2, R-3.5, R-4.5 and R-7 districts?The effective tree canopy cover for each lot is greater than 15%. Therefore, no tree canopy fee is required. $gnature of Approval I hereby attest that, to the best of my knowledge: 1. The attached Tree Preservation and Removal site plan meets all of the requirements in Section 10, Part 1 of the Urban Forestry Manual; 2. The attached Tree Canopy site plan meets all of the requirements in Section 10, Part 2 of the Urban Forestry Manual; and 3. The Supplemental Report meets all of the requirements in Section 10, Part 3 of the Urban Forestry Manual. 19-cr, Todd Prager ISA Board Certified Master Arborist, WE-6723B ISA Tree Risk AssessmentQualfed AICP,American Planning Association Attachments: Tree Preservation and Removal Site Plan Tree Canopy Site Plan l9 o §4 'VW he 45. w w n i €ii iii€ t Milli wil imilliiiic/fi ti � ' iligpil IIi' ilfi id ilk.li I q 6/1 1 11,91111 g it 11 18 b ill /101 t Ili ig 2 ii il i i 1g III= illi' $I Al11 ! 1 'i $6 'gii SPI a I!' Al' !i i \ / r ` \ . y ` y � I i � i I , , I I , I I 1 j I ; I I I I ; 44--5*."----- I �� •� 48 �_ I 1 I "'J A ` IIPII [ 411111k ifiQ — '‘I ' t! '7 -,••••- 1 ityi ili I! i � Iii°-g Lim � i. •••• --igallTv,\\ `, bili -.... _.,.., - . irry gym•- tie " -V t lil uilp i! ,k Via„ \ t� �, g!i g°N ....„ 11" i 23iv gin A<`§ iii,gra ' , Ilii# ?, 16111.11 FC F a F r A 8$888888 3 >< �N . I • :mil k E V. ; > &,..!;,' ' :• 3RITTANY HOMES •TREE PRESERVATION& REMOVAL SITE PLAN J`" k . C Iii n\ ar} S 4SI ;;110. 7 \ 1 71 B7r a�`u ... '-" SCALE: 1" = 20 • N11II Iz •• — _ _el ..'k"\.'OM I ' . ii, \\‘ 7 ...,04).I. 0( JW RANT.NOTES ' � �, /Q W „'.""/61110020.10•01114r MILL •• St OW n OF%MO , . iii �' :.. CC �.• ..m.ec«o.",. ��'" p 3►I, A '"� O Stand mw.emm Neo ceders O deem worm•xwo nnU �•eo(¢mM. MPM PO.cru ' P.•aK WSW NEM m614 MORD emn0o tome F // PT3 enw,v,` ` . removed�_r �� •r sw arwar•e•wba� open grown tree NU /r serves e5 open grpvn Vat•101011•2 MARTOQ PT3 planted ea open grown Ly _SOW EYED 10_ _ in. � ; PTa o' tree /AM UM.Of COMe•m.w.31•6.00,00V4051.4MOOR ,000 / 1 � .t' i�a.u..s07•10,0+as•rws 14 10 A 01,114 SW/11.11.011010 MOTS ASIA110.0 Ae..�a WHIM'.10100X..nIMOIMF..,10 i deo•ee.� Y nTS in�nenp.nwn -r� l� iF " I`'a'iif1 At . .00.�A..0 01 I • 0.i 14 �G�'\f3�r e• p,� A..eo w 0304.010•MS I 74.411 I Ilft �� '" •a=14 0.--a. — — — — iyp,60111 ` .a •wrmweoCO 1 ) Trees l and 2 were retained / rr^l RTs`� O.uocm^6M®M•p • and wade as deennmed epe0 2016 arponsl / ,�a�mmoa• )w ermwoe0 V)I w LEI eOn 1 / CV • O O P1,1•2 li LW YAM 1 / K I II \ / �., .. > 1 / 0UM10( Q w 1 lentry attest eelane beet of mywawrepe, weed 1- Q t Tree Cane Me Men leets all ol re requirements ---eear•lw 1 / N Swoon 1O.Pent a lee UMW,Po..b MK./ —mdlau. Cr)-0—1110 0.110{01011•06 77• 1 / Teed Peget MCP.ISA BOOR C.mMd Master Ale6let WE-6723B o—m • r `'j 1 / IBA Tree Bilk Accent a.rrw l J� fiber. 1 0me o 0600,1.l.�be \ - - o .oAe � ' E PfnROOK ST O 0100,113112•731,Ae.� J It eTd Mx.0ipS nW004Ci1 ` / LOT a01-wPPR C IST ` 000:000,. LEGAL 015CMIntN dead aW w�noa sr OGHSCIsi WASHNGTOTOMON COAST.CR •••''''' ume 0.1110.0.10111 NVOIS LABE FOR BE ACCERACI CF TREE CANOPY SITE PLAN ��, "'"� TOFCCOP P(IEORke1ON If B TIE SRIF RFSPONSILI Y OF 1ff BADE R TO •AIL STE P CD caTItO S NCIIDPG ANY RI "' M I. RACED CN DE S1E APO MOBS OWSFRS CF ANY POTENTIAL RID IB.bOPGATI:N5 City of Tigard ' COMMUNITY DEVELOPMENT DEPARTMENT i . 71 . Request for Permit Action I I G A R D 13125 SW Hall Blvd. •Tigard, Oregon 97223 •503-718-2439 •www.tigard-or.gov TO: CITY OF TIGARD Building Division 13125 SW Hall Blvd.,Tigard,OR 97223 Phone: 503-718-2439 Fax: 503-598-1960 TigardBuildingPermits@tigard-or.gov FROM: ❑ Owner ® Applicant ❑ Contractor ❑ City Staff Check(✓)one REFUND OR Name: Brittany Homes, Inc. INVOICE TO: (Business orindividuat) Mailing Address: 22275 SW Scholls-Sherwood Rd. City/State/Zip: Sherwood, OR 97140 Phone No.: 503-349-4326 PLEASE TAKE ACTION FOR THE ITEM(S) CHECKED (✓): ❑ CANCEL/VOID PERMIT APPLICATION. ® REFUND PERMIT FEES (attach copy of original receipt and provide explanation below). ❑ INVOICF FOR FEES DUE (attach case fee schedule and provide explanation below). ❑ REMOVE/REPLACE' CONTRACTOR ON PERMIT(do not cancel permit). Permit#: MLP2014-00001 Site Address or Parcel#: 8605 SW Pinebrook St. Subdivision Name: Lot#: EXPLANATION: The applicant submitted$4,893.00 as a cash assurance for the Tree Establishment bond. Both homes have been sold and the urban forestry requirements met based on a final arborist report dated 1-9-16 by Todd Prager of Teragan&Associates, Inc. Signature: 41.1.t- 0 . (-6 .4,11.11 , Date: -2 - i - , (,o Print Name: L`.h o.- l A . .',e s Refund Policy 1. The city's Community Development Director,Building Official or City Engineer may authorize the refund of; • Any fee which was erroneously paid or collected. • Not more than 80%of the application or plan review fee when an application is withdrawn or canceled before review effort has been expended. • Not more than 8C%of the application or permit fee for issued permits prior to any inspection requests. 2. All refunds will be returned to the original payer in the form of a check via US postal service. 3. Please allow 3-4 weeks for processing refund requests. FOR OFFICE USE ONLY Route to Sys Admin: Date By __ Route to Records: Date By Refund Processed: Date By Invoice Processed: Date By Permit Canceled: Date By Parcel Tag Added: Date By I:\Building\Fomu\RegPe rmitAction_092314.doc CITY OF TIGARD RECEIPT III 1 13125 SW Hall Blvd.,Tigard OR 97223 503.639.4171 TIC IRD Receipt Number: 197523 - 09/08/2014 CASE NO. FEE DESCRIPTION REVENUE ACCOUNT NUMBER PAID MLP2014-00001 Tree Establish Bond- 1.5"in SUB or 260-0000-22000 $489 00 MLP MLP2014-00001 Tree Establish Bond-2'or 1 gal in SUB 260-0000-22000 $4,404 00 or MLP Total: $4,893.00 PAYMENT METHOD CHECK# CC AUTH.CODE ACCT ID CASHIER ID RECEIPT DATE RECEIPT AMT Check 10837 AKOWACZ 09/08/2014 $4,893.00 Payor Brittany Homes, Inc. Total Payments: $4,893.00 Balance Due: $0 00 Page 1 of 1 gurRECEIVED MAY 192015 Todd Prager & Associates LLC PLANNING/ENGINEERING NG/ENGINEETY OF DRING MEMORANDUM DATE: May 13, 2015 TO: Jeff Leudloff(Brittany Homes, Inc.) FROM: Todd Prager, AICP, ISA Certified Arborist No. WE-6723A RE: Final Tree Inspection for Lot 2 at the 8605 SW Pinebrook Street Partition On May 13, 2015 I conducted a final inspection of lot 2 of the partition project site at 8605 Pinebrook Street in Tigard,Oregon to document compliance/noncompliance with the urban forestry plan as required by Section 11, Part I.E of the Tigard Urban Forestry Manual. All of the trees on lot 2 identified for retention in the urban forestry plan have been retained and do not appear to have been damaged. In addition, all the trees identified for planting in the urban forestry plan have been planted. Please contact us if you have questions, concerns, or need any additional information. Todd Prager,AICP Todd Prager&Associates, LLC ISA Board Certified Master Arborist, WE-6723B ISA Tree Risk Assessment Qualified AICP,American Planning Association Todd Prager&Associates,LLC 601 Atwater Road,Lake Oswego, OR 97034 Phone:971.295.4835 Email:todd[ajtoddprager.com Website:toddprager.com Agnes Kowacz From: Agnes Kowacz Sent: Tuesday, October 07, 2014 8:22 AM To: Todd Prager Cc: Jeff Luedloff Subject: RE: Tree Protection for Lot 2 of Pinebrook Partition Hi Todd- So I was looking over what you submitted because Mr. Luedoff inquired about the establishment fee since there is less trees now. In accordance with the Urban Forestry section, a minor mod would be required to modify the plan if you are removing trees (the 4 cedars) unless you can meet the exemptions listed in 18.790.070.B. Please let me know how you'd like to move forward. Thanks, Agnes Kowacz I Associate Planner City of Tigard 13125 SW Hall Blvd. Tigard, OR 97223 503.718.2427 agnesk@tigard-or.gov From: Todd Prager [mailto:todd@toddprager.com] Sent: Tuesday, September 23, 2014 1:06 PM To: Agnes Kowacz Cc: Jeff Luedloff Subject: Re: Tree Protection for Lot 2 of Pinebrook Partition OK, thanks. Todd Prager, AICP, ISA Certified Arborist Todd Prager &Associates, LLC 601 Atwater Road Lake Oswego, Oregon 97034 www.toddprager.com Phone 1971.295.4535 Email I todd@toddprager.com On Tue, Sep 23, 2014 at 1:04 PM, Agnes Kowacz <AgnesKntigard-or.gov> wrote: Todd- Thanks for your email and the final version. I am able to sign off on the condition regarding tree protection fencing, however, we would still like a final arborist inspection in order to document compliance/non-compliance with the urban forestry plan and that these trees have been protected and maintained throughout the course of construction (this is in place of the bi-monthly inspections). I believe you did the final inspection for the first lot. Thanks, 1 Agnes Kowacz I Associate Planner City of Tigard 13125 SW Hall Blvd. Tigard, OR 97223 503.718.2427 agnesk(Wtigard-or.gov From: Todd Prager [mailto:todd@toddprager.com] Sent: Monday, September 22, 2014 9:57 AM To: Agnes Kowacz Cc: Jeff Luedloff Subject: Re: Tree Protection for Lot 2 of Pinebrook Partition Great, thanks. Attached is the revised urban forestry plan with the notes that no tree protection fencing or twice monthly arborist reports are necessary for building construction on lot 2. Also included in the revised urban forestry plan is the removal of four cedars from lot 2 at the request of the neighbor. I redid the canopy calculations and found that they still meet their canopy requirements even with the removal of the four trees. Please let me know if you have any questions. Thanks, 2 Todd Prager, AICP, ISA Certified Arborist Todd Prager &Associates, LLC 601 Atwater Road Lake Oswego, Oregon 97034 www.toddprager.com Phone I 971.295.4835 Email I toddntoddprager.com On Mon, Sep 22, 2014 at 8:50 AM, Agnes Kowacz <AgnesK(atigard-or.gov> wrote: Todd- I apologize it has taken me this long to get back to you. Yes, an addendum will work fine.Thanks, Agnes Kowacz I Associate Planner City of Tigard 13125 SW Hall Blvd. Tigard, OR 97223 503.718.2427 agnesk@tigard-or.gov From: Todd Prager [mailto:todd@toddprager.com] Sent: Tuesday, September 16, 2014 5:01 PM To: Agnes Kowacz Subject: Tree Protection for Lot 2 of Pinebrook Partition Hi Agnes, Attached is a diagram explaining my phone message from yesterday regarding tree protection for lot 2 of the Pinebrook Partition. 3 The property owner to the north is going to contruct a retaining wall at the property line, which effectively negates the need for tree protection fencing for tree 10 (which is on the neighbor's property). Also, tree 4 is within the vegetated corridor of lot 2 and therefore will be protected as part of the vegetated corridor. Would it be possible for me to write up an addendum to the tree protection plan, so that chainlink tree protection fencing and twice monthly arborist reports are not required for lot 2? Thanks, Todd Prager, AICP, ISA Certified Arborist Todd Prager&Associates, LLC 601 Atwater Road Lake Oswego, Oregon 97034 www.toddprager.com Phone ( 971.29s.4835 Email I toddPtoddprager.com DISCLAIMER: E-mails sent or received by City of Tigard employees are subject to public record laws. If requested, e-mail may be disclosed to another party unless exempt from disclosure under Oregon Public Records Law. E-mails are retained by the City of Tigard in compliance with the Oregon Administrative Rules "City General Records Retention Schedule." 4 Agnes Kowacz From: Agnes Kowacz Sent: Monday, August 11, 2014 4:02 PM To: Rebecca Luedloff(rebecca@brittanyhomesinc.com) Subject: Bond Attachments: Tree Establishment Bond.doc Hi Rebecca- Condition#4 Here is establishment bond we talked about.The amount is 4,893. This amount is based on 13 newly planted trees: 1 open grown trees: $489 12 Stand trees: $367 per tree ($4,404) Condition#3 There is also the inventory fee for trees that meet the urban forestry requirements (a total of 14 trees- 1 preserved existing and 13 newly planted). Fees are: $147 for first open grown tree and $28 for each additional-$147+28=$174 $195 for first stand of trees and $44 for each additional stand-$195+(2x44)= $283 Total-$458 Agnes Kowacz I Associate Planner City of Tigard 13125 SW Hall Blvd. Tigard, OR 97223 503.718.2427 agnesk@tigard-or.gov 1 raCCAS C,nCtehfrn z I Agnes Kowacz From: Todd Prager <todd@toddprager.com> Sent: Tuesday, September 23, 2014 1:06 PM To: Agnes Kowacz Cc: Jeff Luedloff Subject: Re: Tree Protection for Lot 2 of Pinebrook Partition OK, thanks. Todd Prager, AICP, ISA Certified Arborist Todd Prager &Associates, LLC 601 Atwater Road Lake Oswego, Oregon 97034 www.toddprager.com Phone I 971.295.4835 Email I todd@toddprager.com On Tue, Sep 23, 2014 at 1:04 PM, Agnes Kowacz <AgnesKa,tigard-or.gov> wrote: Todd- Thanks for your email and the final version. I am able to sign off on the condition regarding tree protection fencing, however, we would still like a final arborist inspection in order to document compliance/non-compliance with the urban forestry plan and that these trees have been protected and maintained throughout the course of construction (this is in place of the bi-monthly inspections). I believe you did the final inspection for the first lot.Thanks, Agnes Kowacz I Associate Planner City of Tigard 13125 SW Hall Blvd. Tigard, OR 97223 503.718.2427 agnesk@tigard-or.gov i From: Todd Prager [mailto:todd@toddprager.com] Sent: Monday, September 22, 2014 9:57 AM To: Agnes Kowacz Cc: Jeff Luedloff Subject: Re: Tree Protection for Lot 2 of Pinebrook Partition Great, thanks. Attached is the revised urban forestry plan with the notes that no tree protection fencing or twice monthly arborist reports are necessary for building construction on lot 2. Also included in the revised urban forestry plan is the removal of four cedars from lot 2 at the request of the neighbor. I redid the canopy calculations and found that they still meet their canopy requirements even with the removal of the four trees. Please let me know if you have any questions. Thanks, Todd Prager,AICP, ISA Certified Arborist Todd Prager &Associates, LLC 601 Atwater Road Lake Oswego, Oregon 97034 www.toddprager.com Phone I 971.295.4835 Email I todd@toddprager.com On Mon, Sep 22, 2014 at 8:50 AM, Agnes Kowacz <AgnesK@a tigard-or.gov>wrote: Todd- I apologize it has taken me this long to get back to you. Yes, an addendum will work fine.Thanks, 2 Agnes Kowacz I Associate Planner City of Tigard 13125 SW Hall Blvd. Tigard, OR 97223 503.718.2427 agnesk@tigard-or.gov From: Todd Prager [mailto:todd©toddprager.com] Sent: Tuesday, September 16, 2014 5:01 PM To: Agnes Kowacz Subject: Tree Protection for Lot 2 of Pinebrook Partition Hi Agnes, Attached is a diagram explaining my phone message from yesterday regarding tree protection for lot 2 of the Pinebrook Partition. The property owner to the north is going to contruct a retaining wall at the property line, which effectively negates the need for tree protection fencing for tree 10 (which is on the neighbor's property). Also, tree 4 is within the vegetated corridor of lot 2 and therefore will be protected as part of the vegetated corridor. Would it be possible for me to write up an addendum to the tree protection plan, so that chainlink tree protection fencing and twice monthly arborist reports are not required for lot 2? 3 Thanks, Todd Prager, AICP, ISA Certified Arborist Todd Prager &Associates, LLC 6w.Atwater Road Lake Oswego, Oregon 97034 www.toddprager.com Phone 1971.29 5.48M Email I todd@ toddprager.com DISCLAIMER: E-mails sent or received by City of Tigard employees are subject to public record laws. If requested, e-mail may be disclosed to another party unless exempt from disclosure under Oregon Public Records Law. E-mails are retained by the City of Tigard in compliance with the Oregon Administrative Rules "City General Records Retention Schedule." 4 Neighbor to north to \\\\IIIA 11 / ' apr uct retaining wall 1 // / at propertyfo ,line. 11111 IIIA• IP Therefore,no tree inen fencing , pl needed for tree 10. i • 2'. ' (Qvi P�01 ii \w.� TOE`: � TREE PROTECTION NOTU - - -— - - - s - - -- - g- C.A.r�_. ►`•_I y 1 :_. 'S• aft: 4- — •,(D 1 TREE PROTECTION ZOTE 182 == �±. i'_ _ _` 'I 7 IM TIE PROJECT AMORIST SHALL DESIGNATE TIE TREE PROTECTION ZOIE(TPZ)%WE I /A-.:.` 'Ya, / •�T / RAMIE TIE 192 SPALL E ESTABL ED AT TIE CRRLfE a PROTECTED TREES AS A ANAP FNT$TT*IICRFE LA.6-E NSTALLED aOSR TO TIE TREES.DIE V2 ANY / ' � ,� `��.+ E ESTABUSTED WIN TIE DREW AREA F HIE FRO.ECT ARCM°DETERWES TIAs ^� : •• z ( DE DEES VILL NOTE MOLLY OMAGH).HIE LOCATON OF DE TPZ 9411E I "� � / I EFW 1in11Y' SHOWN CN CONSTRUCTION DRAVNGS // - I' IL_]-''� 1 �� � • : ^^—f 2 PROTECTION B1Cw ; ' I LOT R 10,, h : L__L ALL TREES TO E ETA►ED Sw41 E PROTECTED BY 5 FOOT TALL IN CHAN UN / I 1 ' lm SRE / ,• .. FBJCI�IC PROTECTION rENCF16 9ALL E ffQ,B1 TO STEEL R$is RACED NO / I 75p SO R. n~ v` I�1 RADER THAN 6 FEET APART NOS ALL E PETALLED AT TIE EDGE CF TIE TPZ / 90 L. •• j. 0Rlit ,�fli,' i•"'1 . ., Is• 0 _ < } TIE FROECT AMORIST CAN TIP UNIFY WERE FMANG 6IECESSARY ONCE // I 'I I // � _ .n '� Cr) TREES ECCANBOED FOR RB/OVAL HAVE FETA REMOVED AFD TIE SITE 6 STAND i '1�\ 1 / 1 • 1 11- 1�,�- A/D MEPAED FCR CONSTRUCTION PRING SHALL E FERFORAED BY A QWLFEO .°..-....,. .Y••, • I: '�DNry a 1, �" ��I Q TEE SERVICE / I '� A TREE PROTECTION ZO/E 1/ANTaAA1D / pl l WNW �' \g• �.`�, • .Ai' ` LEGEND EQ PROTEPLEAT DION FUNDER SHALL NOT F MOVED ECT VEDAM OR ENTERED BY / I ` /!i I 'AA - O wESTBIN RED CEDAR.TYP O EgIAESdr EXCIRT UNDER DFEmgN D TIE PROJECT AMORIST. / I Ow \ _ S STORAGE OF MATERNA OR EQU ENT, [j� 1 i /LLOT 11 ` TIE CONTRACTOR STALL NOT STORE MATed4$OR FQIFBA11r1RN TIE 1P2. I II - I ` TO E MIMED G EXCAVATOR/WIN TIE TP2, // / • .m 1 7615 IQ FT. I//OI�\ I YPAFEE RARE • EXCAVATION MrIN llE 177 SHALL E AVOC®F ALTERAITYES ARE AVAIAdF. / I 1{' •I • CWS protection for vegetated LLJ • F MATCH WIN TIE 11,2 N LNAVCOALEE.DE PROJECT ARSONIST SH4L ,i �. ,a / 1 corridor.May serve as tree EVALUATE TIE PROPC®EXCAVATION 10 DETE N E LET11008 TO LAMAZE % �l if' i I 1 I/,a 1•III APIA_ 2 ROAHlNG DOGWOOD DUNCES TO TREES .:4,441,..:. FY 1 _�, /i protection fencing for tree 4. To E REMOVED • ALL RVISZN F DEN FROE WIND+TPZ 9141E 110a1 TIE ON-SITE IEQNCAL i'1 1' -V t.: 7/ s16NHCI+OF TIE PROECL AIRORST. TL 7�,I ,,..4„ 1 DOUGLAS m 7. TREE FR01E-MN NS EMEL �•% I / I I / w1' RE PNO.ECT ARBORIST Sw4L IIONTOR OD8Tg1cncN A.CTMTES NO PROGRESS. 7 Z AND MOVE(�we3ar wRTrTeN WORTS To TIE err LTUNG PLRI006 a AGENT '�. I - I 'o CONSTRUCTION �.I rillital 4,; II >� - 4 aexNr TREE 6 FNALR EPR I • �(T T 1 �/nL�l�r 44 1.4 \N O Niel NEEP PR: HAS BEEN CMEIED.71E PROJECT ARBORIST SHALL naOVCE A el • r • . _ 5 STM AAAGAOUA • 1 \\ TOE REMOVED R1AL Wail MAT OESCREFS IH AEASIAFS EE®®TO ATMNrAN AFD PROW! I�i I. IN Re.A1+6 TRES TPI/ ;•P,'... A X/ ! '/I I I I 11\ \\ �APIA_ •TO E RDADVE Gw000 { '' 14 7 I •,,. �. 7 BIG LEAF MARE w l MOO To E REMOVED (/) _ ( J e BG LNPF TWEE I hereby attest that,to the best of my knowledge, _ _ _ _ _ _ __ I/ N • _ _ _ _ _ _ __ �-/ (°" CL this Tree Preservation and Removal siteplan meets � 1 iI�Aa��� 89.75' � - �a v.RmALDER all of the requirements in Section 10,Part 1 of the I 9 a 1 = _ (OFF ENE) LU Urban Forestry Manual. I _,'i i .../... W \� `• a.(cal conorm000a ) �� `i' (DF SD° Com - - I IE) (D STORM I •'/// it I�L 4\\ 1— c------, 1— c%'1 7n..r. -.-.-.- �� DPMI 1 / 011 SG LW WALE • O 1 •a„ I j \��// (AFF SNE) Todd Prager,AICP,ISA Certified Arborist WE-6723A u" { ISA Tree Risk Assessment Qualified 11 ..1 { // 1�.1LLJ 4(OFF SIE)BIG LEAF IN•PLE LU '1 S / 1" •�••}CT EAC(COTTONY/OW > O �iY (CFF STFE) O ^' i der•• 'VA PLACA.COSCEAvo0O ` V I + / rV I•A (CFF SNE) {( / I 1 61 / �kjPn OREGON OA > — / z w `I HEY 1— L / -�POASa LIB 1--;111 Q 1 --- Ewen Lea ---$WATER LEE 1 • (DG19ELIE m Cr) 1• / ----tu GAS LIE , -(D stow Li 1 Iypb$L40.<C: S�g1 �F�J�'�•+ tlI1 :� % —m CABLE LNEyPSEe iE,f + @P TEE PRmECTION FEN(71NGY dd _[F1 • COMRD FENDJGqy6 6�I - -.- -.- - - -'- ---"-'+ (D FENCE 'Yg`€rptlrp. p _ p1 6)sa ETAra+G WALL >E}& py \ / -- \ / i '4 -- Lpfi •• net/user paE Mg S g t SIE 6�'a@ FAD a arae 9f �- E \ s O FEE If/GRANT ! e E PINEBROOK ST LEGAL DESCRPTION8>T� x �'e ' ' _ - - - - LOT 401-PNEBROOI(TERRACE /04? tl� - I860SSW PKEBROOK GARD OREGON ST a 0 ¢ -6 WASHNG70N COUNTY.OR / - FACE OF CLN� ©COPYRIGHT 1996 / , runT n 46 j / / 6565 BCCNES FERRY ROA° SLATE 202 i (RIE OSVEGO.OR 97035 PLANK/ "EFTP ROT PLAN SUNTEL HOME DESIGN,NC.IS NOT LABLE FOR THE ACCURACY OF TI-E NNE ADB THE SOLE IES NSECTY ON. IT EIS pm,ND•I/NA9 THE SOLE RESPONSIBLRV OF Tlf BULDER TO VERFY ALL SITE REV. MET CONDITIONS,I-f SITE. NGAJ'1 ANY FLL A NORTHWEST DESIGN PLACED ON THE SITE.AND INFORM OWNERS OF ANY POTENTIAL FEUD MODIFICATIONS. ..........\., „„.„„ YEGETAIED COi1TD0R OfIN-ES OFF$RIE lip (E)lITI1TY POLE Igi ro TO BE DEMO F. _ r= ••' - 57-10 — — — — _ _ — — — _ — _ — I 138,39' _ _. ._._ _ // \ 7HTIsoFT./ O Z [ tI II AS i! •' k AEW.UTLITT POLE . 19� TREE PLANTING NOTES �.., /A• 1 NEW TREES THAT APE PLANTED TO E@T TIf @RCTNE CNIOPY REQLFNEAENTS / .: 1 1 .• '^' •v3 RANI®srAlD/3 w SHALL CC FCPM TO TIE APPLICABLE STANDARDS N TSR OTT OF TIGAPD /• I I 1 tJ- El1GBlE CMIJPY MFA URBAN FORESTRY MANUAL TREY SHALL BE RANTED N ACCORDANCE WITH THE 1 A.ERICAN NATIDNA STMDADS NSTIME(MAA)STANOMDS FOR TREE _ � „�u LEGEND ` VEGETATION HYING(A300.PARI e)Ab ADpiDNAL STANDARDS ADOPT®BY AVE 3 -,••CORRIDOR AREA 0 WESTERN RED CEDAR.TW OREGON LANDSCAPE CONTRACTORS BOATD(OLCB)MAISERY STOOK SHALL / / ®.` J:�� .;�•.\ / a 'n 73472 SC FT AHT 11E PFCURaed7S Of THE AA ACED ASSOCOTCN CF NURSERYAed • (ADN)FOR NURSERY STOCK(NC 2601)FOP GRADE NO.TOR BEM.DODGE STAKE AL TREES F NEEDED FOR STABILITY. / I �Ir�ri — e ♦T71 ft,/,�'�` I 0 1 UPMESE MARE TO SE PEMOVTD 2 F SOL COMPACTION OCCUffi N FLAMING LOCATIONS DURA'SITE g• L"_ _ ,`' % / T: OEVEIORLEPT.RHOSCE TLJAILG SCEOT BE 11,9®TO LOOSEN 90L pagVE / I // / �1!IIf ��� .• �T we DYERS O GOOD TOPSOIL SPREAD 3'-4'Cf Of�ANFC$(IiGH-lKsNN) / I :.• = PA 2.FLOWERING DOGWOOD i0 BE R&gVFD COH.POST OR ESCS(EXPANDED SHALE/CALCBE CLAY)AMENDMENT OVER THE / I / . ��`' . �A� AREA FT.TOR TO TUNNNG THE SOL MANNERS A SAFE DISTANCE FACIA PAVNG.SCEWALKS STRUCTURES.AND WOES,USE BACK)*TO 1UBN SOL TO / I V '•-'11',51,...4., . • , `� =1, aDOx,LAsFRL36•DEP*BREAK SOL MO WAGE FEDS MD LOOSELY I-CCOPORATE TIE SOL jtiALENDhE T.MANNAN A SLOPE OF COMPACTED SOL AT TIE EDGE OF THE / I / -� _PAWS TO AS NOT TO IBMRE THE PAVNG GS-BASE.MWD POLING fIDM FENCE ALONG �y UL VEGi r,4, d'C18NTY TREEMAY BE NECESSARY ALCNr THE EDGES CF PAVNG MO AT WALLS DO NOT / CDTILL TOA DEPTH GREATER THIAN THE BOTTOM CF FOOTENG MBI TUTPNG, IPROPERTY Ll.F /.,./r,\RE-SPREAD TCPSOL MD ADD 3•-S•CF YARD WASTE ORGANIC MODbENT f�. }5 STAR MAGNOtw TOBEREMOVEDOVER 71E SRFACE AND LIGHTLY TEL TO BREM THE SCL MO TEXNRE SURAHEIr �\�, •;.?:- VVV,,,11Y 0 i 20 1 TO NE GRACE. '\ e.FLOWHSNC DOGWOJD To SE REMOvFD O I I 14,40', == 7 BIG LFAf MAPLE i0 BE fEMOV1D• � SITYR E E.ASB.BNT_z_.Fop..WAT6t I � I )COR€ B BG LEAF LORE Z I/ L L_/R.RED ALDER(OF GTE) 1 ' � BASLE STAND P .er% -p \\tIfr 91GtlEUf1APFABLCK COTTONMOOD RDA BITE) y '•L0 IL es LEAF AVPLE(OFF GTE) O 89.75'410_._.—._._ _ _._ _ _.. Nir_ _._._ — w .� _ ()T2 BIG LEAF MAPLE(OA SPE) �� .�/ \T .r ATr W ._._ _.- - - //ii,�I T1\r`` f iLI BLAO(CO,TCNA'OOD COAL 91E) • - cuv 4F'r / r v 14(HACK COTTONMEOCD(CF GTE) Cr) \. I • ti . 1 /. GPFT P12 BG LEAF 14411E 0 C 1 / KEY = / SEWS NE } - -(D WATER Uf Z / - mGSLEW Q u •1 / I hereby attest that,to the best of my knowledge, I Q — ——---W WAS of H- • this Tree Canopy site plan meets all of the ----WE nEUNE C C_ 1 / requirements in Section 10,Part 2 of the TRH PPOTECTLON FENCTS m '1 - Urban Forestry Manual. o CONTROL E7NCNG `` n �ED CEDAR FENCE s $ 1 -0--NEW FaNCE PP?ig❑j,j 1 I C� �� ED 30'REARING WALL r_ E SPY NEW VEGATAION FASB.ENI FOR CWS 1g1 Ali[-�,G 1 / Todd Prager,AICP,ISA Certified Arborist WE-6723A 2 ' P Y; g$ ISA Tree Risk Assessment Qualified • F W LIGII1 POLE LS. 1 — O RIE*DRAM F„ pE SDEWAN Q PALE-0SiNG GOOF TO BE REMOVED L ED ROOF 144 SQ FT `4 h 3£ \ / ` Al FACE Of FEAR PW-O SING ROCf TO BE REMOVED ''C('gSy a 4 $ RE-O*.28 ROOF TO BE RNCYTI) fi O Sv�a Y'e Y B (E)GOOF2BBsaFT �'•�54 4.4 aid= Q Yg^ / � E)KTooF ao 3c Fr �xz��°L���333�g& \\\„....\:.......11- — / _ E PINEBROOK ST ib ld ar _ 9 iii • OCCPYTSGHT 1906 / � ll_JI'ITmL FACE OF CUB E)1 -7-1VI I 4 iiiiios LEGAL DESORPTION _ 7 TAX LOT#25111AD00401 r LOT 401-PINEBROOK HEBSO K TAGE BDOS SAD ,OREGON OI<ST TIGARD.OREGON Sees BOONS FERE,ww WASHINGTON COUNTY.OR JUTE 202 LAKE OSWEGO.Ce 07035 RAN NR GEET PLOT FLAN "EL HOME DESIGN,NC IS NOT nJOBA.E TILE FOR THE ACCURACY OF THE TREE CANOPY SITE PLAN POGRAPFIY INFORMATION. R IS 3/3/1.4 KA SOLE RESPONSEILITY OF Tlf IEv• . li '._DER TO VERIFY ALL SITE -NDITIONS,INCLUDING ANY FILL 9E.. I -,CED ON THE SITE.AND NFORM A NORTHWEST DESIGM. NNERS OF ANY POTENTIAL HELD •,10DFICATIONS. Urban Forestry Plan for: 8605 SW Pinebrook Court, Tigard Minor Land Partition Updated Submittal by: Information for Todd Prager&Associates: Todd Prager,AICP ISA Certified Arborist WE-6723A �� ISA Tree Risk Assessment Qualified v . 601 Atwater Road Lake Oswego, Oregon 97034 www.toddprager.com Todd Prager & Associates Phone I 971.295.4835 L LC Email I todd@toddprager.com September 22, 2014 Urban Forestry Plan—Supplemental Report Project Summary This is an updated Urban Forestry Plan for a Minor Land Partition to construct a single family home in an 4.5 zoning district at 8605 SW Pinebrook Court in Tigard,Oregon.The existing lot is being partitioned into two lots. Lot 1 is 7,845 sq. ft. and has 54% effective tree canopy. The minimum required effective tree canopy for lot 1 is 15%, so no tree canopy fee in lieu is required for lot 1. Lot 2 is 7,512 sq. ft. and has 50% effective tree canopy. The minimum required effective tree canopy for lot 2 is 15%,so no tree canopy fee in lieu is required for lot 2. The overall development site is 15,357 sq. ft and has 52% effective tree canopy. The minimum required effective tree canopy for the overall development site is 40%, so no tree canopy fee in lieu is required for the overall development site. Suntel Design,Inc. prepared the attached Tree Preservation and Removal Site Plan and updated Tree Canopy Site Plan in coordination with me as required by Section 10 of the Urban Forestry Manual. Planted stand 2 and planted tree 3 in the August 14,2014 submittal have been removed because the neighbor to the west requested that we minimize the amount of shade on their property.Also, the location of planted tree 2 has been adjusted slighted to the south. In addition,modifications to the tree protection fencing on lot 2 are proposed.The neighbor to the north will be building a retaining wall to south of tree 10 on their own property. This will negate the necessity for tree protection fencing for tree 10 on lot 2 since the retaining wall will be in between tree 10 and the north property line for lot 2. In addition, tree 4 is completely within the vegetated corridor on lot 2 and will therefore be protected as part of the vegetated corridor. Therefore,it is not necessary to install additional tree protection fencing around tree 4 since it will already be protected within the vegetated corridor. Finally,because no tree protection fencing will be present on lot 2,twice monthly tree protection inspection reports will not be necessary during construction on lot 2. These above changes to the locations of planted trees and tree protection fencing may be approved administratively by staff without a Type I permit. Urban Forestry Plan—Supplemental Report Specifications Tree Preservation and Protection Fencing Specifications: 1. Tree Protection Zone.The project arborist shall designate the Tree Protection Zone (TPZ). Unless otherwise noted,the TPZ shall be established at the dripline of protected trees as a minimum. If infrastructure must be installed closer to the trees, the TPZ may be established within the dripline area if the project arborist determines that the trees will not be unduly damaged. The location of the TPZ shall be shown on construction drawings. 2. Protection Fencing. All trees to be retained shall be protected by 5 foot tall min. chain link fencing unless otherwise noted. Protection fencing shall be secured to steel posts placed no further than 15 feet apart and shall be installed at the edge of the TPZ. 3. Pruning.The project arborist can help identify where pruning is necessary once trees recommended for removal have been removed and the site is staked and prepared for construction. Pruning shall be performed by a qualified tree service. 4. Tree Protection Zone Maintenance.The protection fencing shall not be moved,removed,or entered by equipment except under direction of the project arborist. 5. Storage of Material or Equipment. The contractor shall not store materials or equipment within the TPZ. 6. Excavation within the TPZ. • Excavation within the TPZ shall be avoided if alternatives are available. • If excavation within the TPZ in unavoidable, the project arborist shall evaluate the proposed excavation to determine methods to minimize impacts to trees. • All construction within the TPZ shall be under the on-site technical supervision of the project arborist. 7. Tree Protection Inspection.The project arborist shall monitor construction activities and progress,and provide twice monthly written reports to the City during periods of active construction. Twice monthly reports are not required for building construction on lot 2 because no tree protection fencing is present on the lot. 8. Final Report.After the project has been completed,the project arborist shall provide a final report that describes the measures needed to maintain and protect the remaining trees. Stand Preservation Specifications: Not applicable because no stands of trees were identified on the site. Urban Forestry Plan—Supplemental Report Tree and Stand Planting Specifications: New trees that are planted to meet the effective canopy requirements shall conform to the applicable standards in the City of Tigard Urban Forestry Manual. They shall be planted in accordance with the American National Standards Institute (ANSI) standards for tree planting (A300,Part 6) and additional standards adopted by the Oregon Landscape Contractors Board (OLCB). Nursery stock shall meet the requirements of the American Association of Nurserymen (AAN) for nursery stock (ANSI Z60.1) for Grade No.1 or better. Double stake all trees if needed for stability. Soil Characteristics and Specifications for Improvement: The site soils consist of native soils that support existing trees. The trees identified for preservation appear to be healthy and sustainable, and no soil amendments are necessary at this time. If soil compaction occurs in planting locations during site development,backhoe turning should be used to loosen soil. Remove any layers of good topsoil. Spread 3"-4" of organics (high-lignin) compost or ESCS (Expanded shale/Calcine Clay) amendment over the area prior to turning the soil. Maintaining a safe distance from paving,sidewalks, structures,and utilities,use backhoe to turn soil to 36" depth. Break soil into large peds and loosely incorporate the soil amendment. Maintain a slope of compacted soil at the edge of the paving to as not to undermine the paving sub-base. Hand turning may be necessary along the edges of paving and at walls. Do not till to a depth greater than the bottom of footing. After turning,re-spread topsoil and add 3"-5" of yard waste organic amendment over the surface and lightly till to break the soil into texture suitable to fine grade. Urban Forestry Plan—Supplemental Report Tree Canopy Fee Calculation (if applicable) Is the percentage of effective tree canopy cover less than the applicable standard percentage for the overall development?Effective tree canopy cover for overall development site is met (52%). Is the percentage of effective tree canopy cover less than 15% for any individual lot or tract in the R-1,R-2,R-3.5,R-4.5 and R-7 districts?The effective tree canopy cover for each lot is greater than 15%. Therefore, no tree canopy fee is required. Signature of Approval I hereby attest that, to the best of my knowledge: 1. The attached Tree Preservation and Removal site plan meets all of the requirements in Section 10,Part 1 of the Urban Forestry Manual; 2. The attached Tree Canopy site plan meets all of the requirements in Section 10,Part 2 of the Urban Forestry Manual;and 3. The Supplemental Report meets all of the requirements in Section 10, Part 3 of the Urban Forestry Manual. Todd Prager,AICP� ISA Certified Arborist, WE-6723A ISA Tree Risk AssessmentQuagied Attachments: Tree Preservation and Removal Site Plan Tree Canopy Site Plan Urban Forestry Plan—Supplemental Report *Note: effective tree canopy cover is required to be calculated on a lot/tract by lot/tract basis only in the R-1,R-2,R-3.5,R-4.5 and R-7 districts. The standard percentage of effective tree canopy cover for each lot or tract in the R-1,R-2,R-3.5,R-4.5 and R-7 districts shall be at least 15 percent. The standard percentage of effective tree canopy cover for the overall development site shall be at least: i. 40% for R-1,R-2,R-3.5,R-4.5 and R-7districts,except for schools (18.130.050(J)); ii. 33°/o for R-12,R-25,R-40,C-N,C-C,C-G,C-P,MUE,MUE-1,MUE-2,MUC,MUR and I-P districts, except for schools (18.130.050(J));and iii. 25% for MU-CBD, MUC-1,I-L and I-H districts,and for schools (18.130.050(J)) in all districts. Urban Forestry Plan—Supplemental Report Effective Tree Canopy Cover Summary 1.25 x 2x Canopy Area 2x Canopy Area Mature 1.25x (sq.ft.) (sq.ft.) Canopy Mature of Preserved of Preserved Area Canopy Trees Stands (sq. ft.)of Mature Canopy Area Tree Effective% Lot (w/condition (w/condition Native Area (sq.ft.)of (sq.ft.)of Canopy Canopy Area and preservation and preservation Planted Non-Native Planted Area (sq. (Canopy Area Lot No. (sq.ft.) rating>2) rating>2) Trees Planted Trees Stands ft.) per Lot /Lot Area) 1 7845 0 0 2454 0 1796 4250 54% 2 7512 628 0 2453 0 669 3750 50% Overall Development 15357 628 0 4907 0 2465 8000 52% Site Urban Forestry Plan—Supplemental Report 1DBH is tree diameter measured at 4.5-feet above the ground level, in inches. 2C-Rad is the average crown radius measured in feet. 3Canopy is the average tree canopy area (in square feet) calculated as follows: Canopy= (Average Tree Canopy Spread/2)2 x rc. 40/SG identies the trees as either Open Grown or Stand Grown the average crown radius measured in feet. 5HT identifies whether or not the tree is a Heritage Tree (either Y for yes or N for no). 6Cond is the numerical condition rating(0-3) as defined in the Tigard Urban Forestry Manual: FAILURE RATING VIGOR CANOPY DENSITY DEADWOOD HISTORY PESTS DECAY major scaffold 0 dead to severe decline <30% branches >1 scaffold Infested major conks and cavities 1 declining30-60% twig and branch scaffold dieback branches Infested one to a few conks;small cavities 2 average 60-90% small twigs small branches Minor present only at pruning wounds 3 good to excellent 90-100% little or none none None absent to present only at pruning wounds 7Pres is the numerical suitability for preservation rating(0-3) as defined in the Tigard Urban Foresty Manual: RATING CONSIDERATIONS 0 The tree is a"hazard tree"as defined in chapter 18.120 of the Tigard Development Code and"hazard tree abatement"as defined in Chapter 18.120 in the Tigard Development Code cannot be completed in a manner that results in tree retention consistent with tree care industry standards. 1 The tree is dead,in severe decline,or declining but may still be retained if desirable for wildlife or other benefits because it is not considered a"hazard tree"or "hazard tree abatement"could be performed. 2 The tree has average health and/or structural stability that could be alleviated with treatment;the tree will be less resilient to development impacts and will require more frequent management and monitoring after development than a tree rated as a"3". 3 The tree has good to excellent health and structural stability;the tree will be more resilient to development impacts,and will require less frequent management and monitoring after development than a tree rated as a"2". Urban Forestry Plan—Supplemental Report Planted Stand Inventory: Stand# Genus sp./Common 1 Hgt. or Container size No. of Trees Avg. Spacing(ft) Total Mature Comments Genus sp./Common 2 Hgt. or Container size No. of Trees Avg. Spacing(ft) Canopy Area (ft2) Genus sp./Common 3 Hgt. or Container size No. of Trees Avg. Spacing(ft) Delineated at the Genus sp./Common 4 Hgt. or Container size No. of Trees Avg. Spacing(ft) Outer Edge of Genus sp./Common 5 Hgt. or Container size No. of Trees Avg. Spacing(ft) the Stand 1 r Thuja plicata/ 5-feet 5 10 143- Lot 1 western red cedar Pseudotsuga men.iesii/ 8-feet 1 10 Douglas-fir 3 Thuja plicata/ 5-feet r 1 10 536 Lot 2,canopy connection western red cedar to Stand#1 on Lot 1 Urban Forestry Plan—Supplemental Report Lot Common No. No. Name Species Name DBH1 C-Rade Canopy3 0/S4 HTS Cond6 Pres' Comments Treatment 9 off red alder Alnus rubra 12 15 707 0 N 1 1 topped for utilities Retain site 10 off black Populus 48 25 1963 0 N 1 1 poor structure, Retain site cottonwood trichocarpa topped for utilities 11 off bigleaf Acer 6 8 201 S N 2 2 Retain site maple macrophyllum 12 off bigleaf Acer 12 12 452 S N 2 2 Retain site maple macrophyllum 13 off black Populus 34 20 1256 S N 2 2 2, 24-inch stems Retain site cottonwood trichocarpa 14 off black Populus 30 15 707 0 N 2 2 Retain site cottonwood trichocarpa Existing Stand Inventory: Not applicable because no stands of trees were identified on the site. Planted Tree Inventory: Genus sp./ Caliper(Decid.)or Mature Canopy Mature Canopy Available Tree# Common Height(Evergreen) Spread (ft) Area (ft2) Soil Volume(ft3) Comments PT1 Quercus garryana/ 1.5-inch min. 50 1963 1000+ Lot 1 Oregon white oak • PT2 Acer macrophyllum/ 1.5-inch min. 50 1963 1000+ Lot 2,location revised bigleaf maple slightly to south from 8/14/14 submittal. Urban Forestry Plan—Supplemental Report Inventory Data Existing Tree Inventory: Lot Common No. No. Name Species Name DBH' C-Rad2 Canopy3 O/S° HTS Cond6 Pres' Comments Treatment 1 1 Japanese Acer 9 8 201 0 N 2 2 Remove maple palmatum 2 1 flowering Cornus florida 2 4 50 0 N 1 1 Remove dogwood 3 1 Douglas-fir Pseudotsuga 3 4 50 S N 2 2 count as newly Retain menziesii planted tree 4 2 cherry Prunus sp. 16 10 314 0 N 2 2 Retain 5 2 star Magnolia 2 4 50 0 N 1 1 Remove magnolia stellata 6 2 flowering Cornus florida 2 4 50 0 N 1 1 Remove dogwood 7 2 bigleaf Acer 30 20 1256 0 N 1 1 topped for utilities Remove maple macrophyllum 8 off bigleaf Acer 16 15 707 0 N 2 2 Retain site maple macrophyllum Neighbor to north to \\��\ I\II I 1 y construct retaining wall \ at property line. Therefore, no tree UTILITY VAULT / protection needed for ,,l/ I. ll,,. UNDERGROUND \\` tree 10.10'POWER •pEASEMENT 15'POWER IEASEMENT 138.39.� f .i,l.Ikkimilika:0 ;._ ,. 77— — t- '�"' NL, =r—r—r���`s'f 6'sr Y=;r �____ _ _ __� �/,/;' / �F4,f POWER POLE z Illir-r";,_, z_l, '•!:'r ___ZZ./. '7''','F-I''''.4.-1(-44-1'4,9-;.±-":,4 Eu5( - AR SETBACK', r',/,';,. -4;--,--i•-T-1- -r-r' ^U 0 0-< PROPOSED ",d �\ 1.t- PLANTED STAND#3 c ii I RESIDENCE 5'POWER ,1-+ --+-'-' NS, '- r'4 ELIGIBLE CANOPY AREA I t PORCH „,, ,:_„„N __ ,, j-i-r” .�r +1--;--hAt ��I, i ! Q TREE PROTECTION FENCING �' 1 •� ',i, � 1 ��� WIDESEWER i J \� 0aCONTROL FENCING -I_I. - i DRIVEWA ,�_T .::_ _; Urban Forestry Plan for: 8605 SW Pinebrook Court, Tigard Minor Land Partition Updated Submittal by: Information for Todd Prager&Associates: 4 ) Todd Prager,AICP ISA Certified Arborist WE-6723A ISA Tree Risk Assessment Qualified 601 Atwater Road Lake Oswego, Oregon 97034 www.toddprager.com Todd Prager & Associates Phone I 971.295.4835 L L C Email I todd(a,toddprager.com August 14, 2014 Urban Forestry Plan—Supplemental Report Project Summary This is an updated Urban Forestry Plan for a Minor Land Partition to construct a single family home in an 4.5 zoning district at 8605 SW Pinebrook Court in Tigard,Oregon.The existing lot is being partitioned into two lots. Lot 1 is 7,845 sq. ft. and has 54%effective tree canopy. The minimum required effective tree canopy for lot 1 is 15%, so no tree canopy fee in lieu is required for lot 1. Lot 2 is 7,512 sq. ft. and has 73% effective tree canopy. The minimum required effective tree canopy for lot 2 is 150/o,so no tree canopy fee in lieu is required for lot 2. The overall development site is 15,357 sq. ft and has 64% effective tree canopy. The minimum required effective tree canopy for the overall development site is 40%, so no tree canopy fee in lieu is required for the overall development site. Suntel Design,Inc. prepared the attached Tree Preservation and Removal Site Plan and updated Tree Canopy Site Plan in coordination with me as required by Section 10 of the Urban Forestry Manual.The location of planted stand 2 and planted trees 1,2,and 3 have changed from the previous September 30,2013 submittal because the neighbors to the north requested that we minimize the amount of shade on their garden.These changes to the locations of planted trees may be approved administratively by staff without a Type I permit. Urban Forestry Plan —Supplemental Report Specifications Tree Preservation and Protection Fencing Specifications: 1. Tree Protection Zone. The project arborist shall designate the Tree Protection Zone (TPZ).Where feasible,the TPZ shall be established at the dripline of protected trees as a minimum. If infrastructure must be installed closer to the trees, the TPZ may be established within the dripline area if the project arborist determines that the trees will not be unduly damaged. The location of the TPZ shall be shown on construction drawings. 2. Protection Fencing.All trees to be retained shall be protected by 5 foot tall min. chain link fencing. Protection fencing shall be secured to steel posts placed no further than 15 feet apart and shall be installed at the edge of the TPZ. 3. Pruning.The project arborist can help identify where pruning is necessary once trees recommended for removal have been removed and the site is staked and prepared for construction. Pruning shall be performed by a qualified tree service. 4. Tree Protection Zone Maintenance.The protection fencing shall not be moved,removed,or entered by equipment except under direction of the project arborist. 5. Storage of Material or Equipment. The contractor shall not store materials or equipment within the TPZ. 6. Excavation within the TPZ. • Excavation within the TPZ shall be avoided if alternatives are available. • If excavation within the TPZ in unavoidable, the project arborist shall evaluate the proposed excavation to determine methods to minimize impacts to trees. • All construction within the TPZ shall be under the on-site technical supervision of the project arborist. 7. Tree Protection Inspection. The project arborist shall monitor construction activities and progress,and provide biweekly written reports to the City during periods of active construction. 8. Final Report.After the project has been completed,the project arborist shall provide a final report that describes the measures needed to maintain and protect the remaining trees. Stand Preservation Specifications: Not applicable because no stands of trees were identified on the site. Tree and Stand Planting Specifications: New trees that are planted to meet the effective canopy requirements shall conform to the applicable standards in the City of Tigard Urban Forestry Manual.They shall be planted in accordance with the American National Standards Institute (ANSI) standards for tree planting Urban Forestry Plan—Supplemental Report (A300,Part 6) and additional standards adopted by the Oregon Landscape Contractors Board (OLCB). Nursery stock shall meet the requirements of the American Association of Nurserymen (AAN) for nursery stock(ANSI Z60.1) for Grade No.1 or better. Double stake all trees if needed for stability. Soil Characteristics and Specifications for Improvement: The site soils consist of native soils that support existing trees. The trees identified for preservation appear to be healthy and sustainable, and no soil amendments are necessary at this time. If soil compaction occurs in planting locations during site development,backhoe turning should be used to loosen soil. Remove any layers of good topsoil. Spread 3"-4"of organics (high-lignin) compost or ESCS (Expanded shale/Calcine Clay) amendment over the area prior to turning the soil. Maintaining a safe distance from paving,sidewalks, structures,and utilities,use backhoe to turn soil to 36" depth. Break soil into large peds and loosely incorporate the soil amendment. Maintain a slope of compacted soil at the edge of the paving to as not to undermine the paving sub-base. Hand turning may be necessary along the edges of paving and at walls. Do not till to a depth greater than the bottom of footing. After turning,re-spread topsoil and add 3"-5" of yard waste organic amendment over the surface and lightly till to break the soil into texture suitable to fine grade. Urban Forestry Plan—Supplemental Report Inventory Data Existing Tree Inventory: Lot Common No. No. Name Species Name DBH1 C-Rad2 Canopy3 0/S4 HT5 Cond6 Pres' Comments Treatment 1 1 Japanese Acer 9 8 201 0 N 2 2 Remove maple palmatum 2 1 flowering Cornus florida 2 4 50 0 N 1 1 Remove dogwood 3 1 Douglas-fir Pseudotsuga 3 4 50 S N 2 2 count as newly Retain menziesii planted tree 4 2 cherry Prunus sp. 16 10 314 0 N 2 2 Retain 5 2 star Magnolia 2 4 50 0 N 1 1 Remove magnolia stellata 6 2 flowering Cornus florida 2 4 50 0 N 1 1 Remove dogwood 7 2 bigleaf Acer 30 20 1256 0 N 1 1 topped for utilities Remove maple macrophyllum 8 off bigleaf Acer 16 15 707 0 N 2 2 Retain site maple macrophyllum Urban Forestry Plan—Supplemental Report Lot Common No. No. Name Species Name DBH1 C-Rad2 Canopy3 O/S° HTS Cond6 Pres' Comments Treatment 9 off red alder Alnus rubra 12 15 707 0 N 1 1 topped for utilities Retain site 10 off black Populus 48 25 1963 0 N 1 1 poor structure, Retain site cottonwood trichocarpa topped for utilities 11 off bigleaf Acer 6 8 201 S N 2 2 Retain site maple macrophyllum 12 off bigleaf Acer 12 12 452 S N 2 2 Retain site maple macrophyllum 13 off black Populus 34 20 1256 S N 2 2 2, 24-inch stems Retain site cottonwood trichocarpa 14 off black Populus 30 15 707 0 N 2 2 Retain site cottonwood trichocarpa Existing Stand Inventory: Not applicable because no stands of trees were identified on the site. Planted Tree Inventory: Genus sp./ Caliper(Decid.) or Mature Canopy Mature Canopy Available Tree# Common Height(Evergreen) Spread (ft) Area (ft2) Soil Volume(ft3) Comments PT1 Quercus garryana/ 1.5-inch min. 50 1963 1000+ Lot 1 Oregon white oak • PT2 Acer macrophyllum/ 1.5-inch min. 50 1963 1000+ Lot 2,location revised from bigleaf maple 9/30/13 submittal in response to neighbor's shading concerns Urban Forestry Plan—Supplemental Report Genus sp./ Caliper(Decid.)or Mature Canopy Mature Canopy Available Tree# Common Height(Evergreen) Spread(ft) Area(ft2) Soil Volume(ft3) Comments PT3 Thuja plicata/ 1.5-inch min. 30 706.5 1000+ Lot 2,location revised from western red cedar 9/30/13 submittal in response to neighbor's shading concerns Planted Stand Inventory: Stand # Genus sp./Common 1 Hgt. or Container size No. of Trees Avg. Spacing(ft) Total Mature Comments Genus sp./Common 2 Hgt. or Container size No. of Trees Avg. Spacing(ft) Canopy Area (ft2) Genus sp./Common 3 Hgt. or Container size No. of Trees Avg. Spacing(ft) Delineated at the Genus sp./Common 4 Hgt. or Container size No. of Trees Avg. Spacing(ft) Outer Edge of Genus sp./Common 5 Hgt. or Container size No. of Trees Avg. Spacing(ft) the Stand 1 Thuja plicata/ 3-feet 3 I() 143- Lot 1 western red cedar Pseudotsuga mentiiesii/ 8-feet 1 I() Douglas-fir 2 Thuja plicata/ 5-feet 3 10 -01 Lot 2,location revised western red cedar from 9/30/13 submittal in response to neighbor's shading concerns 3 Thuja plicata/ 5-feet 1 10 536 Lot 2,canopy connection western red cedar to Stand#1 on Lot 1 Urban Forestry Plan—Supplemental Report 1DBH is tree diameter measured at 4.5-feet above the ground level, in inches. 2C-Rad is the average crown radius measured in feet. 3Canopy is the average tree canopy area (in square feet) calculated as follows: Canopy= (Average Tree Canopy Spread/2)2 x Ti. °O/SG identies the trees as either Open Grown or Stand Grown the average crown radius measured in feet. 5HT identifies whether or not the tree is a Heritage Tree (either Y for yes or N for no). 6Cond is the numerical condition rating(0-3) as defined in the Tigard Urban Forestry Manual: FAILURE RATING VIGOR CANOPY DENSITY DEADWOOD HISTORY PESTS DECAY major scaffold 0 dead to severe decline <30% branches >1 scaffold Infested major conks and cavities 1 declining30 60% twig and branch scaffold dieback branches Infested one to a few conks;small cavities 2 average 60-90% small twigs small branches Minor present only at pruning wounds 3good to excellent 90-100% absent to present only at pruning little or none none None wounds 7Pres is the numerical suitability for preservation rating (0-3) as defined in the Tigard Urban Foresty Manual: RATING CONSIDERATIONS 0 The tree is a"hazard tree"as defined in chapter 18.120 of the Tigard Development Code and"hazard tree abatement"as defined in Chapter 18.120 in the Tigard Development Code cannot be completed in a manner that results in tree retention consistent with tree care industry standards. 1 The tree is dead,in severe decline,or declining but may still be retained if desirable for wildlife or other benefits because it is not considered a"hazard tree"or "hazard tree abatement"could be performed. 2 The tree has average health and/or structural stability that could be alleviated with treatment;the tree will be less resilient to development impacts and will require more frequent management and monitoring after development than a tree rated as a"3". 3 The tree has good to excellent health and structural stability;the tree will be more resilient to development impacts,and will require less frequent management and monitoring after development than a tree rated as a"2". Urban Forestry Plan—Supplemental Report Effective Tree Canopy Cover Summary 1.25 x 2x Canopy Area 2x Canopy Area Mature 1.25x (sq. ft.) (sq. ft.) Canopy Mature of Preserved of Preserved Area Canopy Trees Stands (sq.ft.)of Mature Canopy Area Tree Effective Lot (w/condition (w/condition Native Area (sq.ft.)of (sq. ft.)of Canopy Canopy Area and preservation and preservation Planted Non-Native Planted Area (sq. (Canopy Area Lot No. (sq.ft.) rating>2) rating>2) Trees Planted Trees Stands ft.) per Lot / Lot Area) 1 7845 0 0 2454 0 1796 4250 54% 2 7512 628 0 3337 0 1546 5511 73% Overall Development 15357 628 0 5791 0 3342 9761 64% Site Urban Forestry Plan—Supplemental Report *Note: effective tree canopy cover is required to be calculated on a lot/tract by lot/tract basis only in the R-1,R-2,R-3.5,R-4.5 and R-7 districts. The standard percentage of effective tree canopy cover for each lot or tract in the R-1,R-2,R-3.5,R-4.5 and R-7 districts shall be at least 15 percent. The standard percentage of effective tree canopy cover for the overall development site shall be at least: i. 40% for R-1,R-2,R-3.5,R-4.5 and R-7districts,except for schools (18.130.050(J)); ii. 33% for R-12,R-25,R-40,C-N,C-C,C-G,C-P,MUE,MUE-1,MUE-2,MUC,MUR and I-P districts,except for schools (18.130.050(J));and iii. 25% for MU-CBD,MUC-1,I-L and I-I1 districts,and for schools (18.130.050(J)) in all districts. Urban Forestry Plan—Supplemental Report Tree Canopy Fee Calculation (if applicable) Is the percentage of effective tree canopy cover less than the applicable standard percentage for the overall development?Effective tree canopy cover for overall development site is met (64%). Is the percentage of effective tree canopy cover less than 15% for any individual lot or tract in the R-1,R-2,R-3.5,R-4.5 and R-7 districts?The effective tree canopy cover for each lot is greater than 15%. Therefore, no tree canopy fee is required. Signature of Approval I hereby attest that, to the best of my knowledge: 1. The attached Tree Preservation and Removal site plan meets all of the requirements in Section 10,Part 1 of the Urban Forestry Manual; 2. The attached Tree Canopy site plan meets all of the requirements in Section 10,Part 2 of the Urban Forestry Manual;and 3. The Supplemental Report meets all of the requirements in Section 10, Part 3 of the Urban Forestry Manual. Todd Prager,AICP ISA Certified Arborist, IVE-6723A ISA Tree Risk AssessmentQualified Attachments: Tree Preservation and Removal Site Plan Tree Canopy Site Plan ,,11 1/ii 1 i rii, AI h �\ Ira'C1Ecr.C.1K 1ES r Ihill ro. �I� '!'1�.— is- -It f- 4. Mil - 1.r".•""tIr":5;7:01:r".."''"r"";Z • Z( 41,�roaa.N�,wl..gamma, w �q— ` a � �R w�APARTMO 00.61aewkN.,wg,ta1...111110.1110 10 .MalRaa.rl Ag 'r5 i !1`\ �$ LLJ(/\/\/VIII/ MO ma,..m„TM riECO.00011,.0”0/0.,a N.a1F>..I.w.�.ow.a,N,® Rl. 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LIABLE EOR 7,4 ACGIRACV OF 7I4 TCPOGRAPM e5ORMATICN It 8a. 7,4E SOLE/ESPONEALITY CS TFE aP n-VFW VFR%/AIL/0E ., ',AWS1 CFSGN P'// ,111 I lir I , 7 ;,‘ commas re 4 .z1" , '/,,,,'. ,.i" 0( ISSISEINAMJEGIES _ABM ' iiiik LEGEND w 04Ca, ..aam � . .�n re�aw - a.0 o.a�a/ I 0 / 13p1 .n �a• n MIROC.wro 0WOW. /n Q� xna..ox.n�m.�..®m,,., . / OOP. � r ;',.` ,,,,,,..... e C>5 v.hoop,OtlICE•10•AS 0 a ,n».aa.,. ��n.n„p�,..,4�.A0,.M.,n,t, II <•• V\� % i�• ��.n..eoa.a,�% I I 1 • �.nn,.a nw m IMoshe mteG Met to Ma hest of my hnowlwq.. --''.-:- • m _ � / TA m F'no W Mos rose Pre...en,Ramo.site poen meets v{ — 1,/ tVy^ +o ro®lw ml wmthe fwea arsrl.nuNn Seclwn lo.Pantol Me ' e^ ll�l l�t N`•' O'•m �� tw vol uroan Toren,Il,n f rlho a.rx Todd PranM.AILP.ISA C.O.AMonst WEATtJA 4 f O�ac.w war,oa me O ISA Tose Ri*Assessment 0w1Ria0 — � �� 8�'S _ 1� ) , t a.a cU,Onrxwlossm CO • /p / �l _ Y o aa,�,m.,w�<,.m, I / Ga,m,NAP;1/10,1 w O N ter 1 I / ---awa®w: ? Q 1 I / c 1 I / `° , I / sh ; ? • \ / / 1------.-----..........--------- _ E PINEBROOK ST 0 o-ywwm., ""�'"' . / reu a3ae LEG.RTsawmu rAx for niw�cwi� 1 LOT,al- raRACE soca Set PNESG osSi rlGuu.GNSON ° 0.o r,. Ye9NGA}1 C0.Mv.op ai'p!° rat;Or r'DiiE "`A,et .E TREE CANOPY SITE PLAN as"" TOPJciAPIn KpiMArcc RIs — TIE DQE RE'4@EE J.sat TIE }t0 +'+_ 13t TO WE,ALL .. P JOELIIbb.EItt1AE G AN,PI l ?LACED ON DE aRE.uS•:--'• JrtfRa Ci ANY P IE,• \\ I '/ , �illiIlIi b Tlib pi, OEE'- ••urun OlE /, • / • IN TREE PROTECTION NOTES _._._._._._._.— _._._._. .—._._._.—._._._._._ _._._._.—. .—. , /�.. `= �, _ 6 '..3 —..! • _. ._ 182 7 PEE PROTECTION ZONE r__. , Z / g to 1. TEE PROJECT MK:ST SHALL DESIGNATE THE TREE PROTECTION!ZONE(TPD.WT6E Qz ( FEASBLE.THE TPZ SHALL BE ESTA$LVED AT TE CRONE OF PROTECTED TREES ASA JAl �I ./I ;A•� l MYMAIM F NRASTRUCTFR MUST BE NSTALLED CLOSER TO THE TRPS.THE TPZ MAY _ \ .III J�',' BE ESTABLLSED WPC TIE DRIVE AREA F PE LOCATPROECT AMA MI DETERMFFS THAT / `' -'' 8I NEW MIN PCE %' >•, THE TREES WLL NOT BE LrALY DAMAGED.TIE LOCATION OF THE TPZ SHALL BE /' I i ? r` SHOWN ON CONSiRI1CTON DRAWINGS /• j I LLOT R I��^i� ` ,,. R9• ('b CL Z PROTECTON FENCNG. l® I EE��1R����fffLOT SIZE '� /�1, .• ALL TREES TO BE RETANH)SHALL BE PROTECTED BY 5 FOOT TALL M N DAN INK / I I I 1 'lawI 7512 SG FT. H,-�v% i W FENCNG.PROTECTION FENC'NG SHALL BE SOURED TO STEEL POSTS PLAC®NO / I 30 ,.I ` "R� FURTHER THAN 15 FEET APART Aro SHALL BE WALLED AT TIE EDGE OF DE TP1 / /, Ie1 i ..:11:11;i1-12-11i I' \ / lliw' 1NE PROJECT ARECEST CAN IOP DUMMY MERE PRUNING 6 NECESSARY ONCE 1I"�� i / . TRIES PECCIAENDED FOR REMOVAL HAVE BEEN REMOVED AND TE S TE 6 STAR® // j j i�p\,PAVEMBJi '' in l •�(\�III N#.lei"— ! "'` J AND PREPARED FCR CONSTRICTION PRVINNC SHALL BE PERFORMED BY A QUALM° �y.,p , !R TREE SERVICE /' I ,:i.• -- • �!. \ERNEWA \ , / ' Q IN 4 TREE PROTECTION ZONE MANTTENANCE / j mt., SII 1 LJJ. /��' E'-•� C t LEGEND TIE PROTECTION FFNCNG SHALL NOTE MOV®,REMOVED.OR BJI97ED BY /. I maAt •! / i I -17 �B j- O BIUPMENIT NCO!UNDER C6ECTE7Pl OF 1H PROJECT ARBORIST. I T \ ` WESTERN RED CEDAR,TIP a. STORAGE OF MATERIAL OR EGUP,ENr: /R' • 1 - No I i Lor SIZE / 61 \,` THE COMRACTOR S1ALl NOT STORE MATERIALS OP EQLFBJI WHIN THE TO. •/ I ! • I. 4. i ,. i MI5 SG FT. / /'/TR•II 4\ L JAPANESE MAPF a EXCAVATION WITHIN E 2 •/ I F' / TO SE REMOVED W • IXCAVA71ON WRIM•l TIE TPZ SR9VL BE AVOIDED ALTERNATIVES ME AVAlA9E. / '� .(E) i I l • • F NCATON WTIHJ TIE TPZ N WAVCOPBLE.TIE PROJECT AABCR6T SHALL I •� I 2 ROMPING DOGWOOD EVALUATE THE PRCJ�O�IXCAVATION TO CETERA/PE METIHODS 70 MMOUlF / d'f37/ ' 05E I / 1 SIG..\;1 I 1 _ / �� TO BE REMOVED &PACTS TO TREES / _ • ALL CCSTAJCTKNR WPC TIE TPZ SAL BE LEDER THE CN-SITEPONGLL \ lR�i'� _• NAV % 3D000LAS PR SF6Po6MCN OF TIE P70KR ATROMST. N . , R. TREE PROTECTION ruPEcrONL I \.:41i''' i i I V/ I %v TE PROECT ARBOR6T SHALL MCNETOR CONOSUCTON ACTMTES AND PROGRESS I -.•'615-7r• I •i5 •P -r AND PROVIDE BFWEe4Y WRITTEN REPORTS TO TE Cin CLOG PERMS CF ACTIVE I \. ((,Al_I j 4 OHMY 71516 O .4 CONSTRUCTION j (I j\\ j I I Y�'+�I 'i n�• \ 1_ a. FNAAFTER REPORT: j / \\- I / 1. \ AFIe7llE PROJECT HAS BEN CONFUTED.Tf PROJECT AMORIST SHALL FENCE A \ I S STM MAC-.N0114 FNIPL REPORT THAT DESCRIES TE MEASURES Nom®TO MMrTPN APD PROTECT tT;16004 '»OWE 0 7.Bj J T (/D LLJ I •/\!'I 27-A \\\U\;'ll rfii ( ) / -'- — : % ORF 511E I hereby attest that,to the best of my knowledge, ` w \ ' • BIG LNPF MADE this Tree Preservation and Removal site plan meets I a i Ram I 89.75' _ . •1n j Aim all of the requirements in Section 10,Part 1 of the / i,� I — •/ (Offs W Urban Forestry Manual. I / 11;I /L/ r.8ko..BLAOICOTTONWCCD L1J ;,, 9� \�\ S,14 (CF SIE) I E)� t DSTCM I rr ljll v\AV BIG LEAF MAPLE ccrdd �7 ._ _.._ _..�. "M ar, it.DRAM /• T( SITE) • • Todd Prager,AICP,ISA Certified Arborist WE-6723A \ VI I / 0p BG LEAF MARE (OFF SITE) w ISA Tree Risk Assessment Qualified '\ �t,L 1 / 1616• C _ • \ ill / Shy (B )COTTONWOOD C • \ ;I O CN \ t '11 i .• \ F 1 Pn orEeoN wNIE DAB oR > it / BIG LEAF MAPLE it i z \ I i Q w \ !O' i KEY I— \ \ !J (D P046W INNS I, Q 111 __ LRE _ \ 111 / _. (E)WW�LIVE I'' • R / —(0 CABLE WE \• Ill / ___(p GAS LEE CO \ �I ---mSTORM 1 y • Z1 / —CO CABLE LN P4 ACOS ! a 6 \• 1 / -a—a— °a—TREE PROTECTION FENCNG � $ \ _ _ _ _ _ _ _ _ _ • (E)FENCEai Rp§ .` -..-•-•-•----, ••-Pix R (E)30'RETANJG WAIL ''!€^g,61 X ; t i NEW LIGHT POLE g9 S �tlg 6rq� qq gg gpp \ i I FACE Of CURB O FEE HYDRANT 8 SR tl at_gy IT E PINEBROOK ST LEGAL DESCRIPTION 4p3 • \ — _ /./ — _ — _ _ LOT 401—PNEBROOK TERRACE bpg1 1i png+�" 8 \ 8605 SW PINEBROOK ST 8 b'�aG8 O° G ..-----r-- - TIGARD.OREGON $ $$ }� WASHNGTON COUNTY,OR / CCOPYRiGHT 1996 YUflTCL mac*0.415 7 ,1 ..- AEI \ 16865 BOONES FERRY ROAD SUITE 202 LAKE X66510,OR 97035 PLAN NR s,T aor REAM DESCRP SUNTEL HOME DESIGN,INC.IS NOT N°BAAE LIABLE FOR THE ACCURACY OF THE DATE 0148A3 TOPOGRAPHY INFORMATION. IT IS THE SOLE RESPONSIBILITY OF THE BUILDER TO VERIFY ALL SITE SEPT NR CONDITIONS,INCLUDING ANY FILL PLACED ON THE SITE,AND INFORM A NORTHWEST DESIGN OWNERS OF ANY POTENTIAL FIELD MODIFICATIONS. \\\\\1111 I I /� VEGETATED CORRIDOR 1111\ COMNES OFF SITE �i / (E)UIIY POLE TO BE 90 I - •• F 138.3• I'I — —'— — _ -©=—;. r '` L—.:7-57-7— torte z - • �\ 7611 9Q FT/ /llly - NwulmPOE - RANTED STAN) 1 1 - / I DGBLE CANOPY AREA / �/nf' T72 LNr> NEW TREES THAT ME PLANTED 10 MEET TIE EFFECTNE CAOPY RSITE NT5 / „TNG •:; V} RANI®STAID/3 SH LL COEFGRM TO TIE APROABLE STANDARDS N TIE On CF LIGAND / I R �� � FIGBLE CA.'PY ARRAO WESTERN RED CEDAR TVR • URBAN FORESTRY AAAN AL MET SMALL EE RANTED N ACCORDAN E WITH TE 24,32 AMERICAN NATIONAL STNADS NSIRTE(ANA)STANDARDS FCC,TREERRMIR,f 1 PLANING FORESTRY PART O)ANDatOEADDITIONAL STANDARDS ADOPTED BY THE / I VEGETATION 0 . \L JAPNEELOWAASE MAPLE TOC TOE EDT OREGON LANDSCAPE CONTRACTORS BOARD(CLCB)NURSERY STOCK SHALL AREAMEET)FE REQIEEEANTS CF TIE 2601)F ASGRCNTCIS CF C/FTTER.D / 32n5QFTi < (MAN)FOA NL.RSfRY sTOCK(ANA 2E01)FOR GRADE ND,IXl EETiH1.SCANS I4iPP1. ::z FLow4RNJG DOGYA'%JD Loff LlE.tOVFD 51AKE ALL TREES I NEDED FCR STABNTY. /2 E SCE COPACTION OCCM N RANTNG LOCATONS DARING STI *--DEVELONANT.BAO90E TIME G SHOLLD BE LAD TO L 'SOL REMOVE / I � _ 3DOUG ASFRAM LAYERS OF GOOD TOPSOL SPREAD T-4'CF CRGANCS(HGH-U(SNI) / - ' -CCAEOST CR ESCS(EXPANDED SNALE/CALCIE CLAY)NA3EWI 4T OVER TFEMFA PRIOR TO TURFING TIE SOL.MAMAIING A SAFE DISTANCE FROMpqII \ C )VTREE 1- PAVENG.SCEWALItS.STRUCTURES AND LEWES.USE BACKNCE TO TLR`N SOL TO / ,`ACCJD'DBTH 0()E.AK$Ol MO l/NKE P®S Ab LOOSEN NCORWRAIE THE SOL I MENDAE''T MANTAN A SLOPE CF COADACTN)SOL AT TIE EDGE OF LIE / 1 �� _PAVNG TO AS NOT 10 UDEIME TIE PAVNG AW-BASE FWD TIMING CEDAR FENCE ALpNG .-.,... �5 STM MAGNOLN LOEE REMOVEDMAYEE NECESSARY ALONG TIE EDGES OF PAATNG AND AT WALLS DO NOT / —L RPOPERiv LHCI TLL TOA DEPTH GREATER NAN TIE BOTTOM CF KADING.AFTE>TURN,E•Gr-, �I� 6 HOAERNG DOGWOOD iOBE REMOVED //PE-EWFAD LCPSOI AND ADD 3-5'OF VARO WASTE DRGANC NASONNT I 058811W DEFACE AND NIGHTLY TEL TO BREAK THE SCE MO iIXME SUTABIF I p/��p� Oi0 FIE GRADEWONT 6ACK \ /]BIG LFA MARE TO EE RfalOVID O�-.! o„, LNE FOR NAV CLEAN NATE?hereby attest that.to the best of my knowledge, IsFIAncE EA$.BJI ” 9 RED Anm(aF BLTE)this Tree Preservation and Removal site plan meets all of the requHemenls In SecLOn 10.Part 1 of the CS OFF SITE Urban Forestry Manual. I ! 0•Yp BLACK CO7ICFMOOD(OE 9TE) RANTED STAANO n I TOG LEAF MARE(OFF SITE) \\(\ /, ELIGIBLE CANON AREA Cr) (-lid. •^na�c — ..— __ — J ,/�� T) O _ ( • J,2 BG LEAF MARE(CFF SITE) C J Todd Prager,AICP.ISA Certified Arbonst WE-6723A - - `E. 0 — —89.75' w - ,r, ISA Tree Risk Assessment Qualified / II BUCK COTTONWOOD(OFT SITU CO • ) ,,N"' ,\\\\� T •Y>4 BUCK corTCASTA D(OFF ETA) • — — — — — — / NI CCC }SLG PO P12 EG LEAF WARE Cr) / > 0 .1 O P!3 WFSLHKNN r>®cEOAR / O c`I 1 / KEY T II 1 (D IE POWER LS } / -- (E)So WATER LEE Z - R LIE 1 --- -(E)CABLE MEQ w / -(D GAS LNE J '1 / __-(E)STORM (N)WATER LEE I— Q ---(W GAS LIE / ) 1 / -----(E)CABLE LEA �J TREE PEOTECTON FENCNG =f-, 1 / 0 CONTROL FENCNG -0---(A)CEDAR FENCE 1q a�8p PAW FENCE aD I(R y�yR WLY a' I / v (A)30'M1ELAIIIG WALL � tl �i>p„C x � NEW VEGALATON EASEMENT FOR CWS g,pp�y55,,�b81¢F,,gy$I 1 / • NEW NIGHT POLE tltyl tl•.a 1 R — — — — — 0 ME HYDRANT 54'BEPeri;, • — SDEWALK Q PRE�%STNG ROOF i0 EE REMOVED gqgqyy§§ `!l• A (E)- lad SQ FT Di X4p IFS�g s \ Aili (8)AoPRE-USING28 ROOF i0 BE REMOVED L Y �• ..--- . / FACE OF CURB Q (8)ROOF 286 SQ FT i �9® Xe�' �' _ gSYf @ ;tSl� g pA \.\ / C ((8)ROCF.QO SC FT FTTO EE REFAO'vED 2 WCi6�;;X 6gila i€9N / E PINE BROOK SI a ax1RFb ref iki / ©COPYRIGHT Togo .IUfTEL FACE OFCUE C=." -/- a5 /4iii0Si LEGAL DESCRIPTON TAX LOT;y25TTTADOO4O1 I 17 LOT 401-PINEB000K TERRACE 8605 SW PINEBI)OOK ST TIGARD.OREGON 16865 BOOINES FERRY PON-WASHINGTON COUNTY OR SITE 202 LAKE OSWEGO.CR 97035 AN PLNt SNIT SPLOT PLAN DESCTE P NTELHongDESGN.NC.sNOT JOE ABLE FOR TFTREE CANOPY SITE PLANE ACCURACY OF THE NNE 0,3/3A4 KA I OPOGRAPI-W INFORMATION. IT IS THE SOLE PESPONSOLITV OF THE v. BUILDER TO VERIFY ALL SITE ANT Nr CONDITIONS.NCLUDNG ANY FL ACED ON THE SITE.AND INFORM A NORTHWEST DESIGN ,NNERS OF ANY POTENTIAL FIELD - (CATIONS. \ 1 III 1 1 / i °i1,_ ,a . // s,--D 3 r,fl 14 UTILITY VAULT - UNDERGROUND V \ 90 _ � , SI', 10' POWER — •10 — EASEMENT Irri --'. 1k _ 15'POWER 1,:.� Mittio;, 8.39 , EASEMENT POWER POLE z PLANTED STAND #2 15. i �� �_ _ _ �'"+ ' _. „ , • ,.. -. . . „ , .. 0 (O w ELIGIBLE CANOPY AREA 41, `�` • SETBA � ? `r 70 O f '. Phar �PT2 PROPOSED PLANTED STAND #3 CiC KEY I.Pi RESIDENCE 1� 5'PO R :"4, • �\)l \i �� ELIGIBLE CANOPY AREAQ EASEMUNl �%! C�TREE PROTECTION FENCINGMilli ; •li' , =" • ��`'IIt� �� " ���`1 I�� ~ CONTROL FENCING `'. �- ~ v) i. NEW PORCH . -_ fit\\t//� 11 :: a 0 a E-. PORCH f O1 l; V.r/I _ � ,�?�Y EASEMENT lII ���I • WIDE SEWER , \: �i ✓ � ------- i EASE \ y'in W` as DRIVEWAY \ Ico ty - LEGEND 0-, 1 \I . • t z 0 WESTERN RED CEDAR, TYP - 012 1 3 r } _- �- Q — EROSI• FENCE OR` EASE 'ENT +_ 75.85 " r - , . STRAW • ADDLE ✓ � O J / \ 4.0 ii, T_ CEDAR FENCE • - i �`� co CHERRY TREE r '_ _ ___ SANITARY SEWER(BUILDER PROPERTY LINE • �� I I Bl�� co°D t TO VERIFY LOCATION) I hereby attest that,to the best of my knowledge, - -- 1 this buildingsiteplan meets the tree requirements v) _ �--- ---i__`-T-"'�� rj� WATER SERI\•'ICE w ___ ,' aq. in Section 11,Part 1.0 of the Urban Forestry 0 9. RED ALDER �_ LEGAL DESCRIPTION Manual. 0 N cr) STORM DRAIN TO (OFF SITE) " TAX LOT #25111AD00401 = II CONNET WITH CITY *•il"'A, LOT 401 — PINEBROOK TERRACE r���r,,, v z -110. BLACK COTTONWOOD 8605 SW PINEBROOK ST < *,„1„�,,`` (OFF SITE) TIGARD, OREGON Todd Prager,AICP,ISA Certified Arborist WE-6723A 1 •-(t. TREE PROTECTION NOTES: WASHINGTON COUNTY, OR ISA Tree Risk Assessment Qualified -- U 1. TREE PROTECTION ZONE. 11. BIG LEAF MAPLE rs s (OFF SITE) THE PROJECT ARBORIST SHALL DESIGNATE THE TREE PROTECTION ZONE (TPZ). WHERE FEASIBLE, THE TPZ SHALL BE ESTABLISHED AT THE DRIPLINE OF PROTECTED TREES AS A MINIMUM. IF INFRACTURE MUST BE INSTALLED CLOSER TO THE 't 1.1 ixi i. TREES, THE TPZ MAY BE ESTABLISHED WITHIN THE DRIPLINE AREA IF THE PROJECT ARBORIST DETERMINES THAT THE TREES WILL NOT BE UNDULY DAMAGED. THE LOCATION OF THE TPZ SHALL BE SHOWN ON CONSTRUCTION DRAWINGS. "�i zgi. ;-rg ` 2. PROTECTION FENCING: 5ni4, g �' 12. BIG LEAF MAPLE .'-':!:1_0,,t§'''llr- ALL TREES TO BE RETAINED SHALL BE PROTECTED BY 5 FOOT TALL MIN CHAIN LINK FENCING. PROSECTION FENCING SHALL BE SECURED TO STEEL POSTS PLACED NO FURTHER THAN 15 FEET APART AND SHALL BE INSTALLED AT THE EDGE OF a®�g��6'�- ;Y� (OFF SITE) THE TPZ. ��r� �18,vjg 3. PRUNING f� aap;:� 8 ; n•4�0, qeg PT2 OREGON WHITE OAK OR THE PROJECT ARBORIST CAN HELP IDENTIFY WHERE PRUNING IS NECESSARY ONCE TREES RECOMMENDED FOR REMOVAL HAVE BEEN REMOVED AND THE SITE IS STAKED AND PREPARED FOR CONSTRUCTION PRUNING SHALL BE PERFORMED i 4.1,fg6e*9a--1 BIG LEAF MAPLE BY A QUALIFIED TREE SERVICE. �`G'P r 4 TREE PROTECTION ZONE MAINTENANCE: XLK 1TL THE PROTECTION FENCING SHALL NOT BE MOVED, REMOVED OR ENTERED BY EQUIPMENT EXCEPT UNDER DIRECTION OF THE PROJECT ARBORIST. t:> _./-1(51-1 • PT3 WESTERN RED CEDAR 5 STORAGE OF MATERIAL OR EQUIPMENT THE CONTRACTOR SHALL NOT STORE MATERIALS OR EQUIPMENT WITHIN THE TPZ. O�- S 6. EXCAVATION WITHIN THE TPZ: EXCAVATION WITHIN THE TPZ SHALL BE AVOIDED IF ALTERNATIVES ARE AVAILABLE. IF EXCAVATION WITHIN THE TPZ IS UNABOIDABLE, THE PROJECT ARBORIST SHALL EVALUATE THE PROPOSED EXCAVATION TO DETERMINE METHODS TO MINIMIZE IMPACT TO TREES. ALL CONSTRUCTION WITHIN THE TPZ SHALL BE UNDER THE ON-SITE TECHNICAL SUPERVISION OF THE PROJECT ARBORIST. iUNTEL HOME DESIGN, INC. IS NOT 7. TREE PROTECTION INSPECTION: sFERWK.) .TABLE FOR THE ACCURACY OF THE 9.11E 102 OPOGRAPHY INFORMATION. IT IS THE PROJECT ARBORIST SHALL MONITOR CONSTRUCTION ACTIVITES AND PROGRESS, AND PROVIDE BI-WEEKLY WRITTEN REPORTS TO THE CITY DURING PERIODS OF ACTIVE CONSTRUCTION. U.OSY.FGO. °R°'° -HE SOLE RESPONSIBILITY OF THE 8. FINAL REPORT: Mipp' PLG.PLAN BUILDER TO VERIFY ALL SITE AFTER THE PROJECT HAS BEEN COMPLETED, THE PROJECT ARBORIST SHALL PROVIDE A FINAL REPORT THAT DESCRIBES THE MEASURES NEEDED TO MAINTAIN AND PROTECT THE REMAINING TREES. '°' 2ONDITIONS, INCLUDING ANY FILL — _ _ a Min•w P 'LACED ON THE SITE,PAND INFORM I- -- - - C A\C P Y S T-- PLA\ A�HWESTDESIGN OWNERS OF ANY POTENTIAL FIELD ✓1ODIFICATIONS. . ` i rIF+ r M Todd Prager & Associates L.L.C. MEMORANDUM DATE: August 14, 2014 TO: Jeff Leudloff(Brittany Homes, Inc.) FROM: Todd Prager, AICP, ISA Certified Arborist No. WE-6723A RE: Final Tree Inspection for Lot 1 at the 8605 SW Pinebrook Street Partition On August 12, 2014 I conducted a final inspection of lot 1 of the partition project site at 8605 Pinebrook Street in Tigard, Oregon to document compliance/noncompliance with the urban forestry plan as required by Section 11,Part1.E of the Tigard Urban Forestry Manual. All of the trees on lot 1 identified for retention in the urban forestry plan have been retained and do not appear to have been damaged. In addition, all the trees identified for planting in the urban forestry plan have been planted. Please contact us if you have questions, concerns, or need any additional information. Todd Prager,AICP Todd Prager&Associates, LLC ISA Certified Arborist, WE-6723A ISA Tree Risk Assessment Qualified Todd Prager&Associates,LLC 601 Atwater Road;Lake Oswego,OR 97034 Phone:971.295.4835 Entail:toda�a toddprager.com Website:toddprager.com City of Tigard • COMMUNITY DEVELOPMENT DEPARTMENT Request for Permit Action TIGARD 13125 SW Hall Blvd. •Tigard, Oregon 97223 •503-718-2439 •www.tigard-or.gov TO: CITY OF TIGARD Building Division 13125 SW Hall Blvd.,Tigard,OR 97223 Phone: 503-718-2439 Fax: 503-598-1960 TigardBuildingPermits@tigard-or.gov FROM: ❑ Owner ® Applicant ❑ Contractor ❑ City Staff Check(✓)one REFUND OR Name: Brittany Homes,Inc. INVOICE TO: (Business or Individual) Mailing Address: 22275 SW Scholls-Sherwood Rd. City/State/Zip: Sherwood, OR 97140 Phone No.: 503-349-4326 PLEASE TAKE ACTION FOR THE ITEM(S) CHECKED (✓): ❑ !rift OID PERMIT APPLICATION. A! REFUND RMIT FEES (attach copy of original receipt and provide explanation below). I.11 • ii FOR FEES DUE (attach case fee schedule and provide explanation below). ❑ REMOVE/REPLACF. CONTRACTOR ON PERMIT(do not cancel permit). Permit#: MLP2014-00001 Site Address or Parcel#: 8605 SW Pinebrook St. Subdivision Name: Lot#: EXPLANATION: The applicant submitted$4,893.00 as a cash assurance for the Tree Establishment bond. Both homes have been sold and the urban forestry requirements met based on a final arborist report dated 1-9-16 by Todd Prager of Teragan&Associates, Inc. Signature: .42f(_, 0 . (� Date: Q - r - 1 (p Print Name: Ch e,r y I A . S Refund Policy 1. The city's Community Development Director,Building Official or City Engineer may authorize the refund of: • Any fee which was erroneously paid or collected. • Not more than 80%of the application or plan review fee when an application is withdrawn or canceled before review effort has been expended. • Not more than 80%of the application or permit fee for issued permits prior to any inspection requests. 2. All refunds will be returned to the original payer in the form of a check via US postal service. 3. Please allow 3-4 weeks for processing refund requests. FOR OFFICE USE ONLY Route to Sys Admin: Date By Route to Records: Date r /3 /(o By 41"-Ir Refund Processed: Date 4/�i3/4, By,-o Invoice Processed: Date By Permit Canceled: Date A./,J— B -- Parcel Tag Added: Date By I:\Building\Forms\RegPern itAction O 2314.doc 1 TIGARD City of Tigard April 13, 2016 Brittany Homes, Inc. 22275 SW Scholls-Sherwood Rd Sherwood, OR 97140 Re:Permit No. MLP2014-00001 Dear Applicant: 1 The City of Tigard has processed a refund for the deposit of fees on the above referenced permit for the following: Site Address: 8605 SW Pinebrook St Project Name: Bare LLC Job No.: N/A Refund: ® Check#220634 in the amount of$4,893.00. ❑ Credit card "return" receipt in the amount of$ . ❑ Trust account"deposit"receipt in the amount of$ . Notes: Refund tree cash assurance for meeting urban forestry requirements based on final arborist report. If you have any questions please contact me at 503.718.2430. Sincerely, .S /5' 4TI-C-- Dianna Howse Building Division Services Supervisor Enc. 13125 SW Hall Blvd. • Tigard, Oregon 97223 • 503.639.4171 TTY Relay: 503.684.2772 • www.tigard-or.gov : City of Tigard TIGARD Accela Refund Request This form is used for refund requests of land use, development engineering and building permit application fees. Receipts, documentation and the Request for Permit Action form (if applicable) must be attached to this request form. Refund requests are due to Accela System Administrator by each Wednesday at 5:00 PM. Please allow up to 3 weeks for processing of refunds. Accounts Payable will route refund checks to Accela System Administrator for distribution to applicant. PAYABLE TO: Brittany Homes, Inc. DATE: 3/31/2016 22275 SW Scholls-Shenvood Rd Sherwood, OR 97140 REQUESTED BY: Dianna Howse TRANSACTION INFORMATION: Receipt#: 197523 Case#: MLP2014-00001 Date: 9/8/2014 Address/Parcel: 8605 SW Pinebrook St Pay Method: Check Project Name: Bare LLC EXPLANATION: Refund tree cash assurance for meeting urban forestry requirements based on final arborist report. REFUND INFORMATION: . Fee Description From Receipt Revenue Account No. Refund Example: Building Permit Fee Example: 2300000-43104 $Amount Tree Establishment Bond 260-0000-22000 $4,893.00 TOTAL REFUND: $4,893.00 APPROVALS: SIGNA TURES/DATE: If under$5,000 Professional Staff eiC11e_______, If under$12,500 Division Manager If under$25,500 Department Manager If under$50,000 City Manager If over$50,000 Local Contract Review Board FOR TIDEMARK SYSTEM ADMINISTRATION USE ONLY Case Refund Processed: Date: YA3///,:, By: I:\Building\Refunds\RefundRequest.doc x 09/01/2010 RECEIVED Teragan , , FE8G/ 2 9 2016 & Associates, Inc. PL4NNI G ENGGARD Arboricultural Consultants NRERING MEMORANDUM DATE: January 9, 2016 TO: Jeff Leudloff(Brittany Homes, Inc.) FROM: Todd Prager, AICP, ISA Board Certified Master Arborist No. WE-6723B RE: Tree Establishment Inspection at the 8605 SW Pinebrook Street Partition On January 8, 2016 I conducted a tree establishment inspection for both lots at the partition project site at 8605 Pinebrook Street in Tigard, Oregon as required by Section 11, Part2.D of the Tigard Urban Forestry Manual. Brittany Homes, Inc. has informed me that both lots at the partition site have been sold and the applicant is therefore eligible for refund of their tree establishment bond at this time. Upon my arrival at the project site and after subsequent discussions with Brittany Homes, Inc., I learned that the new owner of lot 1 removed planted stand 1 and PT1, and retained trees 1 and 2 which were previously proposed for removal. The owner also planted and maintained a new 1.5- inch caliper flowering dogwood (PT5, Cornus florida) in the frontyard of lot 1. Also, new western red cedars (Thuja plicata) on lot 2 are now open grown trees PT3 and PT4. The changes to tree planting and preservation at the site have been documented in our revised Urban Forestry Plan dated January 9, 2016. All of the planted and preserved trees appear to be viable at this time. Therefore, Brittany Homes, Inc. is eligible for a full reimbursement of their tree establishment bond. Please contact us if you have questions, concerns, or need any additional information. Todd Prager Todd Prager&Associates, LLC ISA Board Certified Master Arborist, WE-6723B ISA Tree Risk Assessment Qualified AICP,American Planning Association Teragan&Associates,Inc. 3145 Westview Circle•Lake Oswego, OR 97034 Phone:971.295.4835 •Fax:503.697.1976 Email:todd@teragan.com •Website:teragan.com