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PDR2015-00001
PDR2O15 - 00001 ASH CREEK VILLAGE 120 DAYS = 9/3/2015 DATE OF FILING: 8/24/2015 DATE MAILED: 8/26/2015 CITY OF TIGARD TIGARD: Washington County, Oregon NOTICE OF FINAL ORDER BY THE PLANNING COMMISSION Case Number: PLANNED DEVELOPMENT REVIEW (PDR) 2015-00001, SUB2015-00003 Case Name: ASH CREEK VILLAGE Applicant's Name/Address: CTH Investments, LLC 1800 NW 167th Place, Suite 150 Beaverton, OR 97006 Owner's Name/Address: CTH Investments, LLC 1800 NW 167th Place, Suite 150 Beaverton, OR 97006 Address of Property: 10895 SW 95th Ave Tax Map/Lot Nos.: Washington County Tax Map 1S135BD,Tax Lot 00400 A FINAL ORDER APPROVING A LAND USE APPLICATION FOR A 13-LOT PLANNED DEVELOPMENT AND SUBDIVISION OF 1.43 ACRES. THE PLANNING COMMISSION BASED ITS DECISION ON THE FACTS, FINDINGS AND CONCLUSIONS IN THE STAFF REPORT TO THE PLANNING COMMISSION, AND THE APPLICANT'S NARRATIVE AND PLAN SET AT THE AUGUST 3, 2015 COMMISSION HEARING. Request: > The applicant is requesting concurrent Planned Development Review and Subdivision Approval for the division of 1.43 acres of land into 13 single-family lots, with an associated private street, community garden, open space buffers, and a water quality tract. The proposed lots would vary in size from 2,158 square-feet to 3,677 square-feet in size, and the community garden and open space buffers would total approximately 12,599 square feet in size. Applicable Review Criteria: Community Development Code Chapters 18.350, 18.430, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.790, 18.795, and 18.810. Action: A 0 Approval as Requested 0 Approval with Conditions 0 Denial Notice: Notice was published in the newspaper and mailed to: 0 Owners of Record within the Required Distance 0 Affected Government Agencies 0 Interested Parties 0 The Applicants and Owners The adopted findings of fact and decision can be obtained from the Planning Division/Community Development Department at the City of Tigard Permit Center at City Hall. Final Decision: THIS DECISION IS FINAL ON SEPTEMBER 9, 2015 AND BECOMES EFFECTIVE ON SEPTEMBER 10,2015 UNLESS AN APPEAL IS FILED. Appeal: The decision of the Review Authority 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. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON SEPTEMBER 9, 2015. Questions: If you have any questions, please call the City of Tigard Planning Division at (503)718.2429. NOTICE OF FINAL ORDER PLANNING COMMISSION FOR THE CITY OF TIGARD, OREGON TIGARD 120 DAYS = 09/23/2015 A final order approving concurrent Planned Development Review and Subdivision Approval for the division of 1.43 acres of land into 13 single-family lots, with an associated private street, community garden, open space buffers, and a water quality tract. The proposed lots would vary in size from 2,158 square-feet to 3,677 square-feet in size, and the community garden and open space buffers would total approximately 12,599 square feet in size. The Planning Commission based its decision on the facts, findings, and conclusions described in the applicant's application materials contained in the project file (PDR2015-00001/SUB2015-00003); the staff report to the planning commission for the August 3, 2015 hearing; a staff memorandum to the Planning Commission dated August 3, 2015; and public testimony received during the August 3 public hearing as described in the final order. SECTION I. APPLICATION SUMMARY FILE NAME: ASH CREEK VILLAGE PLANNED DEVELOPMENT CASE NOS.: Planned Development Review (PDR) PDR2015-00001 Subdivision (SUB) SUB2015-00003 REQUEST: The applicant is requesting concurrent Planned Development Review and Subdivision Approval for the division of 1.43 acres of land into 13 single-family lots, with an associated private street, community garden, open space buffers, and a water quality tract. The proposed lots would vary in size from 2,158 square-feet to 3,677 square-feet in size, and the community garden and open space buffers would total approximately 12,599 square feet in size. APPLICANT: CTH Investments, LLC 1800 NW 167th Place, Suite 150 Beaverton, OR 97006 OWNER: CTI I Investments,LLC 1800 NW 167th Place, Suite 150 Beaverton, OR 97006 LOCATION: 10895 SW 95`h Avenue Washington County Tax Map 1S135BD,Tax Lot 00400 ZONE/ COMP PLAN DESIGNATION: R-4.5: low-density residential district (Planned Development Overlay). 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. ASH CREEK VILLAGE PD PAGE 1 OF 37 PDR2015-00001 FINAL ORDER R-12: medium-density residential district (Planned Development Overlay). The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.350, 18.430, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.790, 18.795, and 18.810. SECTION II. CONDITIONS OF APPROVAL CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY SITE WORK: 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 Community Development Department Attn:John Floyd, 503-718-2429. The cover letter shall clearly identify where in the submittal the required information is found: 1. Prior to any site 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 site work, the applicant shall submit a revised urban forestry plan demonstrating 19 street trees meeting the planting standards of the Urban Forestry Manual, and/or pay the most current fee-in-lieu of planting. 4. Prior to any site work, the applicant shall provide a tree establishment bond consistent with the requirements of the Tigard Urban Forestry Manual. 5. Prior to any site work, the applicant shall provide the most current fee to cover the city's cost of collecting and processing the inventory data for the entire urban forestry plan. 6. Prior to any site work, the applicant shall submit plans demonstrating the enclosure of the drainage ditch between the project site and the driveway at 10965 SW 95th Avenue. Submit to the Engineering Department (Greg Berry, 503-718-2468) for review and approval: 7. Prior to commencing onsite improvements, a Public Facility Improvement (PFI) permit is required for this project to cover all infrastructure work 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) ASH CREEK VILLAGE PD PAGE 2 OF 37 PDR2015-00001 FINAL ORDER permit plans shall conform to City of Tigard Public Improvement Design Standards, which arc available at City Hall and the City's web page (www.tigard-or.gov). 8. 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 will delay processing of project documents. 9. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. All construction vehicle parking shall be provided on-site. No construction vehicles or equipment will be permitted to park on the adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application, and shall include the vehicles of all suppliers and employees associated with the project. 10. Prior to commencing site improvements, the Applicant's City of Tigard Public Facility Improvement permit construction drawings shall indicate that full width private street improvements, including traffic control devices, mailbox clusters, concrete sidewalks on one side, driveway aprons, curbs, asphaltic concrete pavement, sanitary sewers, storm drainage, street trees, streetlights, and underground utilities shall be installed within the interior subdivision streets. The streets shall be designed and constructed to private street standards. The private street shall have a sidewalk on one side of both the north-south and east-west leg. 11. Prior to commencing site improvements, the applicant shall submit construction plans as a part of the Public Facility Improvement permit,which indicates that they will construct a half-street improvement along the frontage of SW 95th Avenue. The improvements adjacent to the site include: o City standard pavement section for a Neighborhood Route from curb to centerline equal to 16 feet; o Pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; o Concrete curb, or curb and gutter as needed; o Storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; o Five-foot concrete sidewalk with a five-foot planter strip; o Street trees in the planter strip spaced per TDC requirements; o Street striping; o Streetlight layout by applicant's engineer,to be approved by City Engineer; o Underground utilities; o Street signs (if applicable);and o Driveway apron (if applicable). 12. Prior to commencing site improvements, sanitary sewer and storm drainage details shall be provided to the city for review and approval as part of the PFI permit plans. Calculations and a topographic map of the storm drainage basin and sanitary sewer service area shall be provided as a supplement to the ASH CREEK VILLAGE PD PAGE 3 OF 37 PDR2015-00001 FINAL ORDER PFI permit plans. Calculations shall be based on full development of the serviceable area. The location and capacity of existing,proposed and future lines shall be addressed. 13. Prior to commencing site improvements, the Applicant shall provide stormwater calculations for the water quality and quantity facility,including treatment of runoff from SW 95th Avenue. 14. Prior to commencing site improvements, an erosion control plan shall be provided as part of the Public Facility Improvement (PFI) permit drawings. The plan shall conform to the "CWS Erosion Prevention and Sediment Control Design and Planning Manual" (current edition) and submitted to City of Tigard with the PFI plans 15. Prior to commencing site improvements, a final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of all lots, and show that they will be graded to insure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Department. For situations where the back portions of lots drain away from a street and toward adjacent lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. 16. Prior to commencing site improvements, the design engineer shall indicate, on the grading plan,which lots will have natural slopes between 10% and 20%, as well as lots that will have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections and/or permits will be necessary when the lots develop. 17. Prior to commencing site improvements, the Applicant shall obtain a 1200-CN General Permit issued through the City of Tigard pursuant to ORS 468.740 and the Federal Clean Water Act. 18. Prior to commencing site improvements, the applicant shall obtain approval from the Tualatin Valley Water District for the proposed water connection prior to issuance of the City's Public Facility Improvement permit. 19. Prior to commencing site improvements, the applicant will be required to meet Tualatin Valley Fire & Rescue fire flow, hydrant placement and access requirements , as stated in a January 15, 2015 and July 30,2015 letters from Deputy Fire Marshall John Wolff and contained within the project file. THE FOLOWING CONDITION SHALL BE MET PRIOR TO FINAL PLAT APPROVAL The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the Community Development Department Attn:John Floyd, 503-718-2429. The cover letter shall clearly identify where in the submittal the required information is found: 20. Prior to final plat approval, the applicant shall submit a final plat restricting the use of Tract A to landscaped open space,utility conveyance, and community gardens for the benefit of the homeowners. The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the Engineering Division Attn: Greg ASH CREEK VILLAGE PD PAGE 4 OF 37 PDR2015-00001 FINAL ORDER Berry: 503-718-2468. The cover letter shall clearly identify where in the submittal the required information is found: 21. Prior to final plat approval, the applicant shall pay an addressing fee in the amount of$850.00. 22. Prior to approval of the final plat, the applicant shall prepare Conditions, Covenants and Restrictions (CC&R's) for this project, to be recorded with the final plat, that clearly lays out a maintenance plan and agreement for the proposed private street(s). The CC&R's shall obligate the private property owners within the subdivision to create a homeowner's association to ensure regulation of maintenance for the street(s). The applicant shall submit a copy of the CC&R's to the Engineering Division (Greg Berry) prior to approval of the final plat. 23. Prior to approval of the final plat, the applicant shall prepare Conditions, Covenants and Restrictions (CC&R's) for this project, to be recorded with the final plat, that clearly lays out a maintenance plan and agreement for the proposed private water quality/detention facility. The CC&R's shall obligate the private property owners within the subdivision to create a homeowner's association to ensure regulation of maintenance for the facility. If the applicant can demonstrate the runoff from 95th is treated and detained in the same facility then it will be a public facility that requires the applicant to maintain for 3 years before the city takes over maintenance. The applicant shall submit a copy of the CC&R's to the Engineering Division (Greg Berry) prior to approval of the final plat. 24. Prior to approval of the final plat, the applicant shall demonstrate that they have formed and incorporated a homeowner's association. 25. The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the City's global positioning system (GPS) geodetic control network (GC 22). These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: • GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. 26. Final Plat Application Submission Requirements: a. Submit for City review four (4) paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon,and necessary data or narrative. b. Attach a check in the amount of the current final plat review fee (Contact Planning/Engineering Permit Technicians,at 503-718-2421). c. The final plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05),Washington County,and by the City of Tigard. d. The right-of-way dedication for all public streets shall be made on the final plat. e. NOTE: Washington County will not begin their review of the final plat until they receive notice from the Engineering Department indicating that the City has reviewed the final plat and submitted comments to the applicant's surveyor. f. After the City and County have reviewed the final plat, submit one mylar of the final plat for City Engineer signature (for partitions), or City Engineer and Community Development Director signatures (for subdivisions). AST I CREEK VILLAGE PD PAGE 5 OF 37 PDR2015-00001 FINAL ORDER THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the Community Development Department Attn:John Floyd, 503-718-2429. The cover letter shall clearly identify where in the submittal the required information is found: 27. Prior to issuance of the 8`" building permit, or within 36 months from the date of this decision, the applicant shall schedule an inspection with the project planner to verify the installation of the community gardens, as detailed on the proposed plans,including an on-site water supply. 28. Prior to issuance of building permits, the applicant shall provide a site plan demonstrating a 20 foot setback between the back of the sidewalk and the face of the garage for all lots containing a sidewalk in an easement. 29. Prior to issuance of building permits, the applicant shall present a site plan demonstrating a minimum 48 square foot sized outdoor patio, terrace or porch with a minimum width dimension of four feet. Submit to the Engineering Department (Greg Berry, 503-718-2668) for review and approval: 30. Prior to issuance of building permits,the applicant shall provide the Engineering Department with a paper copy of the recorded final plat. 31. The City requires submittal and approval of,a construction access and parking plan for the home building phase. 32. Prior to issuance of building permits,the applicant shall submit a final Site Distance Certification. 33. Prior to issuance of building permits within the subdivision, the City Engineer shall deem the public improvements substantially complete. Substantial completion shall be when: 1) all utilities are installed and inspected for compliance,including franchise utilities,2) all streets shall be fully paved, 3) any off- site street and/or utility improvements are substantially completed, and 4) all public street lights are installed and ready to be energized. (NOTE: the City apart from this condition and in accordance with the City's model home policy may issue model home permits). 34. Prior to issuance of building permits,the applicant shall submit as-built drawings 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).As- built submittal shall include an Acrobat (***.pdf) file,one 11x17 paper copy and the electronic point file as state above and shown in the example below. Excel spreadsheet/point database file example: "Feature";"Type"; "XCOORD";"YCOORD"; "ZCOORD": "SSMH02"; "MH"; "7456892.234";"6298769.879"; "192.45" "WV03",'WV","7456956.654", "6298723.587", "214.05 ASH CREEK VILLAGE PD PAGE 6 OF 37 PDR2015-00001 FINAL ORDER 35. Prior to issuance of building permits, the applicant shall underground the utilities along their SW 95th Avenue frontage. IN ADDITION,THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE;THIS IS NOT AN EXCLUSIVE LIST: 18.430.080 Improvement Agreement: Before City approval is certified on the final plat, and before approved construction plans are issued by the City,the Subdivider shall: 1. Execute and file an agreement with the City Engineer specifying the period within which all required improvements and repairs shall be completed; and 2. Include in the agreement provisions that if such work is not completed within the period specified, the City may complete the work and recover the full cost and expenses from the subdivider. The agreement shall stipulate improvement fees and deposits as may be required to be paid and may also provide for the construction of the improvements in stages and for the extension of time under specific conditions therein stated in the contract. 18.430.090 Bond: As required by Section 18.430.080, the subdivider shall file with the agreement an assurance of performance supported by one of the following: 1. An irrevocable letter of credit executed by a financial institution authorized to transact business in the State of Oregon; 2. A surety bond executed by a surety company authorized to transact business in the State of Oregon which remains in force until the surety company is notified by the City in writing that it may be terminated; or 3. Cash. The subdivider shall furnish to the City Engineer an itemized improvement estimate, certified by a registered civil engineer, to assist the City Engineer in calculating the amount of the performance assurance. The subdivider shall not cause termination of nor allow expiration of said guarantee without having first secured written authorization from the City. 18.430.100 Filing and Recording: Within 60 days of the City review and approval, the applicant shall submit the final plat to the County for signatures of County officials as required by ORS Chapter 92. Upon final recording with the County, the applicant shall submit to the City a mylar copy of the recorded final plat. 18.430.070 Final Plat Application Submission Requirements: Three copies of the subdivision plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. The subdivision plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05),Washington County,and by the City of Tigard. STREET CENTERLINE MONUMENTATION SHALL BE PROVIDED AS FOLLOWS: Centerline Monumentation ASH CREEK VILLAGE PD PAGE 7 OF 37 PDR2015-00001 FINAL ORDER In accordance with Oregon Revised Statutes 92.060, subsection (2), the centerline of all street and roadway rights-of-way shall be monumented before the City accepts a street improvement. The following centerline monuments shall be set: 1. All centerline-centerline intersection points; 2. All cul-de-sac center points; and 3. Curve points,beginning and ending points (PC's and PT's). All centerline monuments shall be set during the first lift of pavement. Monument Boxes Required Monument boxes conforming to City standards will be required around all centerline intersection points, cul- de-sac center points,and curve points of public steets. The tops of all monument boxes shall be set to finished pavement grade. 18.810 Street&Utility Improvement Standards: 18.810.120 Utilities All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface-mounted transformers, surface-mounted connection boxes, and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above. 18.810.130 Cash or Bond Required All improvements installed by the subdivider shall be guaranteed as to workmanship and material for a period of one year following acceptance by the City. Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer. The cash or bond shall comply with the terms and conditions of Section 18.810.180. 18.810.150 Installation Prerequisite No land division improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans therefore have been approved by the City,permit fee paid and permit issued. 18.810.180 Notice to City Required Work shall not begin until the City has been notified in advance. If work is discontinued for any reason,it shall not be resumed until the City is notified. 18.810.200 Engineer's Certification The land divider's engineer shall provide written certification of a form provided by the City that all improvements, workmanship and materials are in accord with current and standard engineering and construction practices, and are of high grade,prior to the City acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. THIS PLANNED DEVELOPMENT APPROVAL SHALL BE VALID FOR 7 YEARS FROM THE EFFECTIVE DATE OF THIS DECISION SECTION III. BACKGROUND INFORMATION Site Description and History The project site is a single parcel measuring approximately 1.43 acres in size, and is currently developed with one single-family residence. The age of the structure is unknown, but it appears as early as the 1940 aerial photographs on record with the City. The site has a gentle slope to the northwest, towards Ash Creek, with scattered tree cover. No sensitive land areas are located on the property. The property is split zoned,with the northern half zoned R-12, and the southern-half R-4.5, and a Planned ASH CREEK VILLAGE PD PAGE 8 OF 37 PDR2015-00001 FINAL ORDER Development overlay on the entirety of the site. This situation is a result of previous attempts to develop the property. A review of City Permit records revealed the following: ➢ Law Lot Line Adjustments (MIS 2002-00022/23) — Reconfigured two lot lines that transferred a portion of the rear yards of 10965 and 10995 SW 95th Avenue to the project site. This lot line adjustment also resulted in the split zoning of the project site. ➢ Livingston Lane Townhomes (SUB2004-00011 / PDR2004-00001 / ZON2005-00002 / VAR2005- 00028 / VAR2005-00067) — An approval for a 14-Lot Planned Development to construct 11 attached single-family homes and 2 detached single-family homes, while preserving the existing home on-site. Despite several extensions by the City, this project expired as a result of the economic recession. The expiration of permits did not remove the PD overlay, which remains on the Tigard Zoning Map and applicable to all new development. No other land-use application for the subject parcel was found. Vicinity Information: The site is located on the west side of SW 95th Avenue, just south of the intersection of SW 95`" Avenue and Shady Lane. The subject property is bordered by a multi-family complex to the west (Tamaryn Apartments) and proximate to multi-family housing across 95th Avenue to the east (Reserve at Ashbrook). A duplex adjoins the property to the north, and single-family homes to the east and south. Proximate natural resources include Ash Creek and associated floodplain and wetlands. These resources are located in abandoned Oregon Electric Railroad right-of-way that runs diagonally northeast/southwest adjacent to the project site. Proposal Description: The Applicant requests approval of a 13-unit single-family residential Planned Development and Subdivision on a 1.43-acre site. The request includes both Concept Plan Review and Detailed Development Plan Review of the Planned Development. The proposed development includes thirteen lots for detached, single-family homes. Associated with the lots are four tracts to provide a private street (Tract "C"), a water quality and detention facility (Tract "B"), a private community garden for use by the residents (Tract "A), and landscape buffers from adjoining properties (Tracts "A" and "D"). A private street is proposed with this application, as existing development and natural resources preclude a through-street, and constructing a cul-de-sac would result in a significant reduction of buildable area with little public benefit. Issues For Planning Commission Consideration As detailed elsewhere in this report, the Planning Commission was asked to grant several modifications to normal development standards. The modifications include the following: y Modification of street standards to allow a private street; Modification of buffer standards between single-family and multi-family development from 10 feet to 8 feet,with enhanced plantings to enhance privacy screening; y Modification of minimum lot frontage for Lot 13, from 25 feet to 12 feet; Modification of minimum lot sizes to provide for a private community garden; and Modification of setbacks, as detailed in the chart below: ASII CREEK VILLAGE PD PAGE 9 OF 37 PDR2015-00001 FINAL ORDER Proposed Project Setbacks R-4.5 (Standard) R-4.5 (Proposed) R-12 (Standard) R-12 (Proposed) Front Yard 20 ft. 20 ft. 15 ft. 15 ft. Front of Garage 20 ft. 20 ft. 20 ft. 20 ft. Side Yard 5 ft. 3 ft. 5 ft. 3 ft. / 8 ft.1 Street Side Yard 15 ft. n/a 10 ft. 8 ft.2 / 10 ft.3 Rear 15 ft. 15 ft. 15 ft. 15 ft. / 20 ft.4 1. Lots 1 and 6 subject to 8 ft. side yard setbacks on west side. 2. Lots 8 and 9 subject to 8 ft. street side yard setbacks. 3. Lot 11 subject to 10' street side yard setback along SW 95`x'Avenue. 4. Lots 9-11 subject to 20 ft. rear yard setbacks. SECTION IV. COMMENTS FROM PROPERTY OWNERS WITHIN 500 FEET The applicant held a formal neighborhood meeting on January 5, 2015. Neighborhood concern focused on street improvements and traffic, building setbacks,parking, natural resources, and market viability. A notice of a pending land use action was sent to neighboring property owners within 500 feet of the subject site boundaries on July 13, 2015. The City did not receive any written comments by the publish date of the staff report. Oral comments presented at the hearing are detailed in Section IX of this report. SECTION V. SUMMARY OF APPLICABLE CRITERIA The following summarizes the criteria applicable to this decision in the order in which they are addressed: A. Approval Criteria 18.350 Planned Developments 18.430 Subdivisions B. Applicable Development Standards 18.510 Residential zoning districts 18.705 Access, Egress and Circulation 18.715 Density Computations 18.725 Environmental Performance Standards 18.745 Landscaping and Screening 18.765 Off-street Parking and Loading Requirements 18.790 Urban Forestry Plan 18.795 Vision Clearance Areas 18.810 Street and Utility Improvement Standards SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS A. APPLICABLE DEVELOPMENT STANDARDS 18.350 PLANNED DEVELOPMENTS 18.350.020 Process D. Concurrent applications for concept plan and detailed plan. In the case of concurrent applications for concept plan and detailed development plan, including subdivision applications, the applicant shall clearly distinguish the concept from the detailed plan. The Planning Commission shall take separate actions on each element of the planned development application (i.e., the concept approval must precede the detailed development approval); however each required action may be made at the same hearing. ASH CREEK VILLAGE PD PAGE 10 OF 37 PDR2015-00001 FINAL ORDER The applicant is applying for a concurrent review of the planned development concept plan and the detailed development plan. A Separate Concept Plan (Sheet 2) and Detailed Plan (Sheet 1) have been submitted. The applicant's narrative addresses the concept plan criteria on pages 5-35. The Commission shall take separated actions, first on the proposed concept plan, and second on the detailed plan. 18.350.050 Concept Plan Approval Criteria A. The concept plan may be approved by the commission only if all of the following criteria are met: 1. The concept plan includes specific designations on the concept map for areas of open space, and describes their intended level of use, how they relate to other proposed uses on the site, and how they protect natural features of the site. The Concept Plan Map (Sheet 2) shows specific designations for open space areas. This includes landscaped buffer areas from adjoining dwellings, and a community garden area. This criterion is met. 2. The concept plan identifies areas of trees and other natural resources, if any, and identifies methods for their maximized protection, preservation, and/or management. There are no natural resources on the site beyond the 29 existing trees. Of the 29 trees, 23 (79%) are identified by the arborist as invasive species including Black locust, English hawthorn, and European White Birch and therefore are not recommended for preservation. The remaining non-invasive trees are not suitable for preservation either as they have been identified as being in poor condition. With no natural resources or trees worthy of preservation, this criterion does not apply. 3. The concept plan identifies how the future development will integrate into the existing neighborhood, either through compatible street layout, architectural style, housing type, or by providing a transition between the existing neighborhood and the project with compatible development or open space buffers. The concept plan (Sheet 2) proposes the use of similar housing types and landscape buffer areas to ensure future development will integrate into the existing neighborhood. The project proposes the development of single-family detached homes,which is identical to the dominant housing type on this block, and similar to the duplex on the property to the north. To ensure a smooth transition between the proposed homes and existing multi-family to the west and northeast, the plan proposes the use of an open space area (Tract "A") and a water quality facility (Tract "B") in between the two uses, which provide screening and buffering between these differential housing types. This criterion is met. 4. The concept plan identifies methods for promoting walkability or transit ridership, such methods may include separated parking bays, off street walking paths, shorter pedestrian routes than vehicular routes, linkages to or other provisions for bus stops, etc. Public transit service is currently not available along this section of 95th Avenue. The closest Tri Met bus stops arc for the 76 and 78 lines, which run on Greenburg Road approximately 0.27 miles to the west, as measured by the most direct, on-street route. This block of 95th Avenue is largely without sidewalks, but walkability will be enhanced with sidewalk improvements along the project site frontage. Given existing development patterns and natural resource barriers, there are no other proportional, pedestrian enhancements that the applicant could provide.This criterion is met. 5. The concept plan identifies the proposed uses, and their general arrangement on site. In the case of projects that include a residential component, housing type, unit density, or generalized lot sizes shall be shown in relation to their proposed location on site. ASH CREEK VILLAGE PD PAGE 11 OF 37 PDR2015-00001 FINAL ORDER • The Concept Plan Map (Sheet 2) shows the locations of proposed uses, housing types, densities, setbacks, and general arrangement of the site. The concept plan places the majority of the density within the northern half of the site, and places the largest lots and open spaces along the southern half of the lot, in order to match density pattern of adjoining properties. This criterion is met. 6. The concept plan must demonstrate that development of the property pursuant to the plan results in development that has significant advantages over a standard development. A concept plan has a significant advantage if it provides development consistent with the general purpose of the zone in which it is located at overall densities consistent with the zone, while protecting natural features or providing additional amenities or features not otherwise available that enhance the development project or the neighborhood. The applicant has prepared a Conventional Development Plan (Sheet 4) to demonstrate how the proposed concept plan results in significant advantages over standard development. As demonstrated on Sheet 4, standard development requires the use of a large turnaround as a public street cannot be continued through the site. Moreover, the unconventional shape of the parcel would make it difficult to maximize housing density as the turnaround would be located on the part of the site containing the higher density zone. By allowing development under Planned Development Standards, the project would be able to maximize density while also providing for a community garden and dedicated landscape buffer areas. These features enhance the development project and would not otherwise be available with the project as a standard development. This criterion is met. FINDING: As shown in the analysis above, staff finds that the proposed Concept Plan meets the concept plan approval criteria. 18.350.060 Detailed Development Plan Submission Requirements C. Compliance with specific development standards. The detailed development plan shall show compliance with base zone provisions,with the following modifications: 1. Lot dimensional standards. The minimum lot depth and lot width standards shall not apply. There shall be no minimum lot size except that lots on the perimeter of the project shall not be less than 80% of the minimum size required in the base zone. As shown on the Detailed Development Plan (Sheet 1) and Preliminary Plat (Sheet 3), no lots on the perimeter of the project will be less than 80% of the minimum size required in the base zone. Lots 1-11 are located in the R-12 zone, and require a minimum lot size of 3,050 square feet. To meet this standard, perimeter lots must be at least 2,440 square feet. Lots 1-6 and Lot 11 exceed this dimension. Lots7-10 and 12-13 are not perimeter lots due to the presence of substantial landscape buffers, therefore this standard does not apply to these lots. Based on the analysis above, this standard is met. 2. Site coverage. The maximum site coverage is 80%, except in the IP zone where the maximum site coverage shall be 75%. Site coverage includes all buildings and impervious surfaces such as streets and sidewalks. Site coverage calculations were not provided with the application. Site coverage calculations will be verified with individual building permit applications for development on each lot. Based on the proposed setbacks within the development, it is reasonable to expect the applicant can comply with this criterion. Site coverage for Tracts A-D is approximately 32% based on the proposed development. This standard is met. 3. Building height. In residential zones, any increase in the building height above the maximum in the base zone will require that the structure be set back from the perimeter of the site a distance of at least 1-1/2 times the height of the building. ASH CREEK VILLAGE PD PAGE 12 OF 37 PDR2015-00001 FINAL ORDER The proposed development does not include any increases in the building height above the maximum allowed in the base zone. This standard is met. 4. Structure setback provisions: a. Setbacks for structures on the perimeter of the project shall be the same as that required by the base zone unless otherwise provided by Chapter 18.360; Setbacks for structures within the proposed development are included on Detailed Development Plan (Sheet 1). Setbacks for structures on the perimeter of the project, shall meet minimum rear and side yard setbacks. This standard is met. b. The setback provisions for all setbacks on the interior of the project shall not apply except that: i. All structures shall meet the Uniform Building and Fire Code requirements; ii. A minimum front yard setback of 20 feet is required for any garage structure which opens facing a street. This setback may be reduced for rear or side loaded garages, if specified on the detailed plan and proper clearances for backing movements are accounted for; iii. A minimum front yard setback of eight feet is required for any garage opening for an attached single-family dwelling facing a private street as long as the required off-street parking spaces are provided. This setback may be reduced for rear or side loaded garages, if specified on the detailed plan and proper clearances for backing movements are accounted for. All structures in the proposed development will meet the Uniform Building and Fire Code requirements as required by normal building permit review. All garage setbacks will be at least 20 feet from the property line, per the application. This standard is met. c. If seeking to modify the base zone setbacks, the applicant shall specify the proposed setbacks, either on a lot by lot, or project wide basis. The commission may require site specific building envelopes. Proposed setbacks and requested modification from the base zone setbacks are shown in the applicant's narrative on the Detailed Development Plan (Sheet 1), Preliminary Plat (Sheet 3), and page 23 of the application narrative. Specified exemptions are below. This standard is met. Proposed Project Setbacks R-4.5 (Standard) R-4.5 (Proposed) R-12 (Standard) R-12 (Proposed) Front Yard 20 ft. 20 ft. 15 ft. 15 ft. Front of Garage 20 ft. 20 ft. 20 ft. 20 ft. Side Yard 5 ft. 3 ft. 5 ft. 3 ft. / 8 ft.1 Street Side Yard 15 ft. n/a 10 ft. 8 ft.2 / 10 ft.3 Rear 15 ft. 15 ft. 15 ft. 15 ft. / 20 ft.4 1. Lots 1 and 6 subject to 8 ft. side yard setbacks on west side. 2. Lots 8 and 9 subject to 8 ft. street side yard setbacks. 3. Lot 11 subject to 10' street side yard setback along SW 95`" Avenue. 4. Lots 9-11 subject to 20 ft. rear yard setbacks. 5. Other provisions of the base zone. All other provisions of the base zone shall apply except as modified by this chapter. ASH CREEK VILLAGE PD PAGE 13 OF 37 PDR2015-00001 FINAL ORDER As shown in the applicant's preliminary plans and narrative report, the proposed development complies with all other provisions of the R-4.5 and R-12 base zone except as modified above in regards to yard size and side yard setbacks. This standard is met. FINDING: Based on the analysis above, the detailed development plan is consistent with the base zone development provisions. These criterion are met. 18.350.070 Detailed Development Plan Approval Criteria A detailed development plan may be approved only if all the following criteria are met: A. The detailed plan is generally consistent with the concept plan. Minor changes from the concept plan do not make the detailed plan inconsistent with the concept plan unless: 1. The change increases the residential densities, increases the lot coverage by buildings or reduces the amount of parking; 2. The change reduces the amount of open space and landscaping; 3. The change involves a change in use; 4. The change commits land to development which is environmentally sensitive or subject to a potential hazard; and 5. The change involves a major shift in the location of buildings, proposed streets, parking lots, landscaping or other site improvements. The detailed plan is generally consistent with the concept plan and none of the above changes are proposed or anticipated. This criterion is met. A. All the provisions of the land division provisions, Chapters 18.420, Partitions, and 18.430, Subdivisions, shall be met if applicable; All provisions of the subdivision provisions are met and demonstrated in Section 18.430 of this report. This criterion is met. B. Except as noted, the provisions of the following chapters shall be utilized as guidelines. A planned development need not meet these requirements where a development plan provides alternative designs and methods, if acceptable to the commission that promotes the purpose of this chapter. In each case, the applicant must provide findings to justify the modification of the standards in the chapters listed below. The applicant shall respond to all the applicable criteria of each chapter as part of these findings and clearly identify where their proposal is seeking a modification to the strict application of the standards. For those chapters not specifically exempted, the applicant bears the burden of fully complying with those standards, unless a variance or adjustment has been requested. 1. Chapter 18.360, Site Development Review. The provisions of Chapter 18.360, Site Development Review, are not applicable to planned development reviews. The detailed development plan review is intended to address the same type of issues as the site development review. 2. Chapter 18.705, Access, Egress and Circulation. The commission may grant an exception to the access standards, upon a demonstration by a professional engineer that the resulting access will not be detrimental to the public safety considering emergency vehicle needs, and provisions are provided for all modes of transportation using the site (vehicles, bicycles, pedestrians, and transit). 3. Chapter 18.715, Density Computation and Limitations. Unless authorized below, density shall be governed by the density established in the underlying zoning district, using the minimum lot size established for that district. Where a project site encompasses more than one underlying zoning district, density shall be aggregated for ASH CREEK VILLAGE PD PAGE 14 OF 37 PDR2015-00001 FINAL ORDER • each district, and may be allocated anywhere within the project site, as deemed appropriate by the commission. The commission may further authorize a density bonus not to exceed 10% as an incentive to increase or enhance open space, architectural character and/or site variation incorporated into the development. These factors must make a substantial contribution to objectives of the planned development. The degree of distinctiveness and the desirability of variation achieved shall govern the amount of density increase which the commission may approve according to the following: a. A one percent bonus for each five percent of the gross site area set aside in open space, up to a maximum of five percent, is allowed for the provision of active use recreational open space, exclusive of areas contained in floodplain, steep slopes, drainageways, or wetlands that would otherwise be precluded from development; b. Up to a maximum of five percent is allowed for the development of pedestrian amenities, streetscape development, recreation areas, plazas, or other items from the "Planning Commission's Toolbox." 4. Chapter 18.745, Landscaping and Screening. The commission may grant an exception to the landscape requirements of this title upon a finding that the overall landscape plan was prepared by a licensed landscape architect, provides for 20% of the net site area to be professionally landscaped, and meets the intent of the specific standard being modified. 5. Chapter 18.765, Off-Street Parking and Loading Requirements. The commission may grant an exception to the off-street parking dimensional and minimum number of space requirements in the applicable zone if: a. The minimum number of parking spaces is not reduced by more than 10% of the required parking; and b. The application is for a use designed for a specific purpose which is intended to be permanent in nature, e.g., a nursing home, and which has a low demand for off- street parking; or Planned Developments 18.350-9 AP Update: 2/14 c. There is an opportunity for sharing parking and there is written evidence that the property owners are willing to enter into a legal agreement; or d. Public transportation is available to the site, and reducing the standards will not adversely affect adjoining uses; or e. There is a community interest in the preservation of particular natural features of the site which make it in the public interest to grant an exception to parking standards. 6. Chapter 18.780, Signs. The commission may grant an exception to the sign dimensional requirements in the applicable zone if: a. The sign is not increased by more than 10% of the required applicable dimensional standard for signs; and b. The exception is necessary for adequate visibility of the sign on the property; and c. The sign will be compatible with the overall site plan, the structural improvements and with the structures and uses on adjoining properties. 7. Chapter 18.795, Visual Clearance Areas. The commission may grant an exception to the visual clearance requirements,when adequate sight distance is or can be met; 8. Chapter 18.810, Street and Utility Improvements, Sections 18.810.040, Blocks, and 18.810.060, Lots. Deviations from street standards shall be made on a limited basis, and nothing in this section shall obligate the city engineer to grant an exception. The commission has the authority to reject an exception request. The commission can only grant an exception to street sanctions if it is sanctioned by the city engineer. The city engineer may determine that certain exceptions to the street and utility standards are permissible when it can be shown that: a. Public safety will not be compromised; and b. In the case of public streets, maintenance costs will not be greater than with a conforming design; and \SII CREEK VILLAGE PD PAGE 15 OF 37 PDR2015-00001 FINAL ORDER c. The design will improve stormwater conveyance either by reducing the rate or amount of runoff from present standards or increasing the amount of pollutant treatment. Compliance with the standards of Chapter 18.350.070.C.1-7 is addressed in subsequent sections of this report. The applicant is proposing access via a private street (Tract "C"),which is a deviation from street standards allowed under Section 8 above. Details regarding the private street are contained on Sheet 7 and include a 20-foot wide paved street section with sidewalks along a portion. The applicant is also asking for a reduction of minimum frontage for Lot 13. Chapter 18.810.060(B) requires a minimum of 25 feet of frontage for each lot. The applicant is requesting a reduction for Lot 13 from 25 feet to 12 feet, to allow sufficient access to the open space tract to the south. Review by the City Engineer has determined that as conditioned, the private street and frontage reduction will not compromise public safety and will reduce both the rate and volume of stormwater runoff from the site, as a result of a less impervious surface as compared to a public street.This criterion is met. D. In addition, the following criteria shall be met: 1. Relationship to the natural and physical environment: a. The streets, buildings and other site elements shall be designed and located to preserve the existing trees, topography and natural drainage to the greatest degree possible. The commission may require the applicant to provide an alternate site plan to demonstrate compliance with this criterion; b. Structures located on the site shall not be in areas subject to ground slumping and sliding as demonstrated by the inclusion of a specific geotechnical evaluation; and c. Using the basic site analysis information from the concept plan submittal, the structures shall be oriented with consideration for the sun and wind directions, where possible. The streets, buildings and other amenities in the proposed development have been designed so as to minimize grading and preserve existing topography to the degree possible. There are no specific natural features that warrant special design attention. There are no known areas on the site subject to ground slumping or sliding, and the site is relatively flat. The majority of homes are oriented along an east-west private road, providing for maximum solar access with either the front or rear facade facing south. This criterion is met. 2. Buffering, screening and compatibility between adjoining uses: a. Buffering shall be provided between different types of land uses; e.g., between single-family and multifamily residential, and residential and commercial uses; b. In addition to the requirements of the buffer matrix (Table 18.745.1), the requirements of the buffer may be reduced if a landscape plan prepared by a registered landscape architect is submitted that attains the same level of buffering and screening with alternate materials or methods. The following factors shall be considered in determining the adequacy and extent of the buffer required under Chapter 18.745: i. The purpose of the buffer, for example to decrease noise levels, absorb air pollution, filter dust, or to provide a visual barrier; ii. The size of the buffer needs in terms of width and height to achieve the purpose; iii. The direction(s) from which buffering is needed; iv. The required density of the buffering; and v. Whether the viewer is stationary or mobile. ASH CREEK VILLAGE PD PAGE 16 OF 37 PDR2015-00001 FINAL ORDER c. On-site screening from view from adjoining properties of such activities as service areas, storage areas, parking lots and mechanical devices on roof tops shall be provided and the following factors shall be considered in determining the adequacy of the type and extent of the screening: i. What needs to be screened; ii. The direction from which it is needed; and iii. Whether the screening needs to be year-round. Development Code Table 18.745.1 requires a Level "A" buffer between existing multi-family and new single-family detached dwellings. To meet a Level "A" buffer, a minimum 10 ft. buffer area containing grass or living groundcover is required between lots 1, 6, 12 and 13 and the western project boundary. The application exceeds this requirement along Lots 12 and 13, and proposes the use of a "C-2" level buffer for Lots 1 and 6. The C-2 buffer would allow a reduction in the buffer width from 10 to 8 feet,but within the buffer would be planted a row of trees, rose bushes, and a 5 ft. high fence. The applicant has presented a landscape plan, prepared by a landscape architect, detailing the alternative buffer area along the western side of the project site (Sheet L2). The purpose of the buffer is to provide a visual barrier, and the alternative C-2 standard satisfies that purpose to higher degree than the standard requirement. i'he development does not include any service areas, storage areas or parking lots. Therefore, this criterion is met. 3. Privacy and noise. Nonresidential structures which abut existing residential dwellings shall be located on the site or be designed in a manner, to the maximum degree possible, to protect the private areas on the adjoining properties from view and noise; No nonresidential structures are proposed that would abut an existing residential development. This criterion does not apply. 4. Exterior elevations—Single-family attached and multiple-family structures. Along the vertical face of single-family attached and multiple-family structures, offsets shall occur at a minimum of every 30 feet by providing any two of the following: a. Recesses, e.g., decks,patios, entrances, floor area, of a minimum depth of eight feet; b. Extensions, e.g., decks, patios, entrances, floor area, of a minimum depth of eight feet, a maximum length of an overhang shall be 25 feet; and c. Offsets or breaks in roof elevations of three or more feet in height. The project does not include attached or multi-family structures. This criterion does not apply. 5. Private outdoor area—Residential use: a. Exclusive of any other required open space facility, each ground-level residential dwelling unit shall have an outdoor private area (patio, terrace, or porch) of not less than 48 square feet with a minimum width dimension of four feet; b. Wherever possible, private outdoor open spaces should be oriented toward the sun; and c. Private outdoor spaces shall be screened or designed to provide privacy for the use of the space. The proposed development consists of 13 lots for single-family detached units. Each lot is proposed to contain a 15 foot rear yard setback, with lot widths ranging between 28 feet and 46.53 feet. At a minimum, each lot will have at least 420 square feet within the rear yard area, and approximately half that area within each front yard area. Lots 6-11 have their rear yards oriented towards the sun, and lots 12-13 will receive mid-day to afternoon sun. The project narrative anticipates a privacy fence being constructed with each home. Therefore, this criterion is met. ASH CREEK VILLAGE PD PAGE 17 OF 37 PDR2015-00001 FINAL ORDER 6. Shared outdoor recreation and open space facility areas—Residential use: a. Exclusive of any other required open space facilities, each residential dwelling development shall incorporate shared usable outdoor recreation areas within the development plan as follows: i. Studio units up to and including two bedroom units, 200 square feet per unit; ii. Three or more bedroom units,300 square feet per unit. b. Shared outdoor recreation space shall be readily observable from adjacent units for reasons of crime prevention and safety; c. The required recreation space may be provided as follows: i. Additional outdoor passive use open space facilities; ii. Additional outdoor active use open space facilities; iii. Indoor recreation center; or iv. A combination of the above. The application did not include housing plans, as they are to be determined later. Assuming at least three bedrooms per home, the project is required to provide 3,900 square feet (13 lots x 300 square feet) of shared outdoor recreation and open space areas. As demonstrated on the detailed development plan (Sheet 1) Tree Canopy Plan (Sheet L2), Tracts "A" and "D" provide a combined total of 12,599 square of shared recreation and open space. This space includes a combination of passive buffer areas and a community garden area measuring approximately 77' by 121 feet in size. This criterion is met. 7. Access and circulation: a. The number of required access points for a development shall be provided in Chapter 18.705; b. All circulation patterns within a development must be designed to accommodate emergency and service vehicles; and c. Provisions shall be made for pedestrian and bicycle ways abutting and through a site if such facilities are shown on an adopted plan or terminate at the boundaries of the project site. Compliance with the access and circulation standards are addressed in subsequent sections of this report. No adjustments are requested. This criterion is met. 8. Landscaping and open space—Residential development. In addition to the buffering and screening requirements of paragraph 2 of this subsection D, and any minimal use open space facilities, a minimum of 20% of the site shall be landscaped. This may be accomplished in improved open space tracts, or with landscaping on individual lots provided the developer includes a landscape plan, prepared or approved by a licensed landscape architect, and surety for such landscape installation. As demonstrated in the Detailed Plan (Sheet 1) and the Tree Canopy Plan (Sheet L2), Tracts "A" and "D" will be fully landscaped, and together they total 20.2°o of the project site area. In addition, each detached single-family home will have landscaping within the setback areas. This criterion is met. 9. Public transit: a. Provisions for public transit may be required where the site abuts or is within a quarter mile of a public transit route. The required facilities shall be based on: i. The location of other transit facilities in the area; and ii. The size and type of the proposed development. b. The required facilities may include but are not necessarily limited to such facilities as: i. A waiting shelter; ii. A turn-out area for loading and unloading; and ASH CREEK VILLAGE PD PAGE 18 OF 37 PDR2015-00001 FINAL ORDER iii. Hard surface paths connecting the development to the waiting area. c. If provision of such public transit facilities on or near the site is not feasible, the developer may contribute to a fund for public transit improvements provided the Commission establishes a direct relationship and rough proportionality between the impact of the development and the requirement. Public transit service is currently not available along this section of 95th Avenue. The closest Tri Met bus stops are fore the 76 and 78 lines, which run on Greenburg Road approximately 0.27 miles to the west, as measured by the most direct, on-street route. Tri-Met was invited to comment on the project, and replied that they had no objection to the project as proposed. This block of 95th Avenue is largely without sidewalks, but walkability will be enhanced with sidewalk improvements along the project site frontage. Given existing development patterns and natural resource barriers, there are no other proportional, pedestrian enhancements that the applicant could provide. This criterion is met. 10. Parking: a. All parking and loading areas shall be generally laid out in accordance with the requirements set forth in Chapter 18.765; b. Up to 50% of required off-street parking spaces for single-family attached dwellings may be provided on one or more common parking lots within the planned development as long as each single-family lot contains one off-street parking space. Compliance with parking standards is addressed in subsequent sections of this report. The proposed development will meet or exceed minimum parking standards by providing four, off-street parking spaces per dwelling unit (one required). This criterion is met. 11. Drainage. All drainage provisions shall be generally laid out in accordance with the requirements set forth in Chapter 18.810. An applicant may propose an alternate means for stormwater conveyance on the basis that a reduction of stormwater runoff or an increase in the level of treatment will result from the use of such means as green streets, porous concrete, or eco roofs. Compliance with drainage standards are addressed in subsequent sections of this report. No alternate means for stormwater conveyance is proposed and no adjustment is requested. This criterion is met. 12. Floodplain dedication. Where landfill and/or development are allowed within or adjacent to the 100-year floodplain, the city shall require consideration of the dedication of sufficient open land area for a greenway adjoining and within the floodplain. This area shall include portions of a suitable elevation for the construction of a pedestrian/bicycle pathway with the floodplain in accordance with the adopted pedestrian bicycle pathway plan. The subject site is not within or adjacent to the 100-year floodplain. This criterion does not apply. 13. Shared open space facilities. These requirements are applicable to residential planned developments only. The detailed development plan shall designate a minimum of 20% of the gross site area as a shared open space facility. The open space facility may be comprised of any combination of the following: a. Minimal use facilities. Up to 75% of the open space requirement may be satisfied by reserving areas for minimal use. Typically these areas are designated around sensitive lands (steep slopes,wetlands, streams, or 100-year floodplain). AS11 CREEK VILLAGE PD PAGE 19 OF 37 PDR2015-00001 FINAL ORDER b. Passive use facilities. Up to 100% of the open space requirement may be satisfied by providing a detailed development plan for improvements (including landscaping, irrigation,pathway and other structural improvements) for passive recreational use. c. Active use facilities. Up to 100% of the open space requirement may be satisfied by providing a detailed development plan for improvements (including landscaping, irrigation,pathway and other structural improvements) for active recreational use. d. The open space area shall be shown on the final plan and recorded on the final plat or covenants. The gross site area is approximately 62,754 square feet in size, therefore 12,551 square feet of shared open space facilities are required. As demonstrated on the detailed development plan (Sheet 1) and Tree Canopy Plan (Sheet L2), Tracts "A" and "D" provide a combined total of 12,599 square feet of shared recreation and open space. Of that dedicated area, approximately 9,833 square feet (78%) will be dedicated to a shared community garden, and the remainder as shared landscape buffer. To ensure the public improvements are installed as proposed, a condition of approval has been added linking the garden improvements to the building permits. As conditioned, this criterion will be met. 14. Open space conveyance: Where a proposed park, playground or other public use shown in a plan adopted by the city is located in whole or in part in a subdivision, the commission may require the dedication or reservation of such area within the subdivision, provided that the reservation or dedication is roughly proportional to the impact of the subdivision on the park system. Where considered desirable by the commission in accordance with adopted comprehensive plan policies, and where a development plan of the city does not indicate proposed public use areas, the commission may require the dedication or reservation of areas within the subdivision or sites of a character, extent and location suitable for the development of parks or other public use, provided that the reservation or dedication is roughly proportional to the impact of the subdivision on the park system. The open space shall be conveyed in accordance with one of the following methods: a. Public ownership. Open space proposed for dedication to the city must be acceptable to it with regard to the size, shape, location, improvement and budgetary and maintenance limitations. A determination of city acceptance shall be made in writing by the parks & facilities division manager prior to final approval. Dedications of open space may be eligible for systems development charge credits, usable only for the proposed development. If deemed to be not acceptable, the open space shall be in private ownership as described below. b. Private ownership. By conveying title (including beneficial ownership) to a corporation, home association or other legal entity, and granting a conservation easement to the city in a form acceptable by the city. The terms of the conservation easement must include provisions for the following: i. The continued use of such land for the intended purposes; ii. Continuity of property maintenance; iii. When appropriate, the availability of funds required for such maintenance; iv. Adequate insurance protection; and v. Recovery for loss sustained by casualty and condemnation or otherwise. The proposed open space dedications are being placed in common tracts to be jointly owned and maintained by the future homeowners, and recorded with the plat. No land is proposed for dedication to the public. These criteria are met. FINDING: Based on the analysis above, the detailed development plan approval criteria are met. ASH CREEK VILLAGE PD PAGE 20 OF 37 PDR2015-00001 FINAL ORDER 18.430 SUBDIVISIONS 18.430.040 Approval Criteria: Preliminary Plat A. Approval criteria. The approval authority may approve, approve with conditions or deny a preliminary plat based on the following approval criteria: 1. The proposed preliminary plat complies with the applicable zoning ordinance and other applicable ordinances and regulations; Compliance with the specific regulations and standards of the zoning ordinance are addressed in greater detail in this decision and have been shown to either meet, or be conditioned to meet, standards with this decision. 2. The proposed plat name is not duplicative or otherwise satisfies the provisions of ORS Chapter 92; The applicant submitted a plat name reservation from the Washington County Surveyor dated December, 10, 2014 certifying the proposed Ash Creek Village plat name. This criterion is met. 3. The streets and roads are laid out so as to conform to the plats of subdivisions and maps of major partitions already approved for adjoining property as to width, general direction and in all other respects unless the city determines it is in the public interest to modify the street or road pattern; and There are no adjacent subdivisions or partitions which do not already have improvements in place. Access to the site is restricted to SW 95`" Avenue. It is not possible to extend the internal access road in such a manner as to connect or continue an existing or future roadway due to pre-existing development. This criterion is met. 4. An explanation has been provided for all common improvements. The applicant's narrative and proposed plans provide an explanation for all common improvements, as required. Specific details of the proposed improvements are discussed later in this decision under the Street and Utility Improvement Standards; Section 18.810. This criterion is met. FINDING: Based on the analysis above, the proposal does meet all of the preliminary plat approval criteria for subdivisions. 18.510 RESIDENTIAL ZONING DISTRICTS The site includes R-4.5 and R-12 zones, Low and Medium-Density residential zoning districts. Detached single-family residential dwelling are proposed and are a permitted use in these zones. The R-4.5 zoning district has the following dimensional requirements: ASII CREEK VILLAGE PD PAGE 21 OF 37 PDR2015-00001 FINAL ORDER TABLE 18.510.2 DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES STANDARD R-4.5 Proposed PD R-12 Proposed PD Minimum Lot Size Detached unit 7,500 sq. ft. N/A for PD 3,050 sq. ft. N/A for PD Duplex per unit Attached Unit [1] Average Minimum Lot Width, Detached units lots 50 ft. N/A for PD None NA for PD Duplex lots 90 ft Attached unit lots Maximum Lot Coverage N/A N/A 80% [2] 80% Minimum Setbacks Front yard 20 ft. 20 ft. 15 ft. 15 ft. Side facing street on corner&through lots 15 ft. 3 ft. / 20 ft.5 10 ft. 3 ft. / 8 ft.1 Side yard 5 ft. n/a 5 ft. [3] 8 ft.2/ 10 ft.3 Rear yard 15 ft. 15 ft. 15 ft. 15 ft. / 20 ft.4 Side or rear yard abutting more restrictive zoning district N/A. N/A 30 ft. 30 ft. Distance between property line and front of garage 20 ft. 20 ft. 20 ft. 20 ft. Maximum Height 30 ft. 30 ft. 35 ft. 35 ft. Minimum Landscape Requirement N/A 20% 20% 20% Modified base zone development standards in bold 1. Lots 1 and 6 subject to 8 ft.side yard setbacks on west side. 2. Lots 8 and 9 subject to 8 ft.street side yard setbacks. 3. Lot 11 subject to 10'street side yard setback along SW 95th Avenue. 4. Lots 9-11 subject to 20 ft.rear yard setbacks. 5. Lot 12 subject to 20 foot side yard setback along northern boundary. FINDING: Based on the analysis above, base zone development standards in the R-4.5 and R-12 residential zones have been met or can be modified as requested through the planned development process. Development standards will be verified at the time of building permit issuance. 18.705 ACCESS, EGRESS,AND CIRCULATION 18.705.030 General Provisions 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. As shown on the detailed development plan (Sheet 1) and Preliminary Plat (Sheet 3), all lots have access to a public or private street. This standard is met. F. Required walkway location. On-site pedestrian walkways shall comply with the following standards: 1. Walkways shall extend from the ground floor entrances or from the ground floor landing of stairs, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways shall be constructed between new and existing developments and neighboring developments. 2. Within all attached housing (except two-family dwellings) and multifamily developments, ASH CREEK VILLAGE PD PAGE 22 OF 37 PDR2015-00001 FINAL ORDER each residential dwelling shall be connected by walkway to the vehicular parking area, and common open space and recreation facilities. 3. Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum six-inch vertical separation (curbed) or a minimum three-foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards. 4. Required walkways shall be paved with hard surfaced materials such as concrete, asphalt, stone, brick, other pervious paving surfaces, etc. Any pervious paving surface must be designed and maintained to remain well-drained. Walkways may be required to be lighted and/or signed as needed for safety purposes. Soft-surfaced public use pathways may be provided only if such pathways are provided in addition to required pathways. The proposed subdivision consists of detached single-family residential lots. This standard does not apply. 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). A Traffic Impact Summary states that all lots will access to the proposed internal street which then connects to SW 95th Avenue, a Neighborhood Route. A separate sight distance report measured the site distance along SW 95th for the proposed street and found it to be adequate. As conditioned, verification of adequate site distance will be required as part of the public facilities improvement and final plat submittal. This standard will be met. 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. 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. All driveways front a private street, which accesses a local street (SW 95`" Avenue), and no arterials or collectors are adjacent to or near the project site. The proposed private street entrance is over 125 feet from SW Shady Lane and North Dakota Street. Mandamus Street is within 125 feet of the project entrance, but because it is a private street, this standard does not apply. These standards are met or do not apply. I. Minimum access requirements for residential use. 1. Vehicular access and egress for single-family, duplex or attached single-family dwelling ASIS CREEK VILLAGE PD PAGE 23 OF 37 PDR2015-00001 FINAL ORDER 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 2 1 15' 10' 3-6 1 20' 20' The applicant states a driveway will be provided for each of the proposed residential lots that has a minimum access width of 15 feet and a minimum paved width of 10 feet. The exception is Lot 13, where the applicant is requesting a PD adjustment to reduce the access width to 12 feet, in order to provide sufficient access to Tract "A". As proposed and reviewed through the Planned Development Process, this standard is met and will verified at the time of building permit review. FINDING: Based on the analysis above, the Access, Egress and Circulation standards are met. 18.715 DENSITY COMPUTATIONS 18.715.010 Purpose 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"; 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. FINDING: The project site is approximately 62,754 square feet in size. The application does not include any sensitive land areas or dedication for public parks. Seven feet of additional right-of-way is proposed along the full extent of SW 95`h Avenue, resulting in a dedication of approximately 1,308 square feet (7 ft. x 186.87). The proposed street (Tract "C") is approximately 8,315 square feet in size. These deductions result in a net buildable area of approximately 53,131 square feet. Because the site is subject to two residential zone ASII CREEK VILLAGE PD PAGE 24 OF 37 PDR2015-00001 FINAL ORDER standards, separate calculations must be made to calculate minimum and maximum density on the site. R-12: The net acreage is 44,020 square feet minus 8,867 square feet for right-of-way and private street dedication = 35,153 square feet. 35,153 square feet divided by 3,050 square feet = 11.53 units. R-4.5: The net acreage is 18,734 square feet minus 756 square feet for right of way and private street dedication = 17,978 square feet. 17,978 square feet divided by 7,500 square feet = 2.40 units. Combined Maximum Density = 13 Units Combined Minimum Density = 10 Units (80% of Maximum) The proposed unit count is within the permitted density range of 10-13 units. The proposed number of units in each zone is consistent with that allowed under standard development. No adjustments or density transfers are requested. The density computations standards are met. 18.725 ENVIRONMENTAL PERFORMANCE STANDARDS This chapter requires that federal and state environmental laws, rules and regulations be applied to development within the City of Tigard. Section 18.725.030 (Performance Standards) regulates: noise,visible emissions,vibration, odors, glare and heat, and insects and rodents: 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 manner which will not attract or aid the propagation of insects or rodents or create a health hazard. ASH CREEK VILLAGE PD PAGE 25 OF 37 PDR2015-00001 FINAL ORDER FINDING: This is a detached single-family residential project, which are permitted within the residential zones. 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. 18.745 LANDSCAPING AND SCREENING 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. 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 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 ASH CREEK VILLAGE PD PAGE 26 OF 37 PDR2015-00001 FINAL ORDER 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. As shown on the revised landscape plan (Sheet L2), the applicant is proposing a total of 17 street trees. This is two short of the required minimum. The project site has approximately 834 linear feet of frontage, consisting of 162 linear feet along SW 95`" Avenue, and approximately 672 linear feet along the private street in Tract"C". When divided by 40, a minimum of 19 street trees is required. While deficient, there is no reason to believe the applicant cannot modify the proposed tree canopy plan in order to meet the standard. Alternatively, the applicant has the option of paying a fee-in-lieu for the missing street trees. A condition of approval has been added to ensure the standard is met through one or both of these methods. As conditioned, this standard can be met. 18.745.050 Buffering and Screening A. General provisions. 1. It is the intent that these requirements shall provide for privacy and protection and reduce or eliminate the adverse impacts of visual or noise pollution at a development site, without unduly interfering with the view from neighboring properties or jeopardizing the safety of pedestrians and vehicles. 2. Buffering and screening is required to reduce the impacts on adjacent uses which are of a different type in accordance with the matrices in this chapter (Tables 18.745.1 and 18.745.2). The owner of each proposed development is responsible for the installation and effective maintenance of buffering and screening. When different uses would be abutting one another except for separation by a right-of-way, buffering, but not screening, shall be required as specified in the matrix. 3. In lieu of these standards, a detailed buffer area landscaping and screening plan may be submitted for the director's approval as an alternative to the buffer area landscaping and screening standards, provided it affords the same degree of buffering and screening as required by this code. Development Code Table 18.745.1 requires a Level "A" buffer between existing multi-family and new single-family detached dwellings. To meet a Level "A" buffer, a minimum 10 ft. buffer area containing grass or living groundcover is required between lots 1, 6, 12 and 13 and the western project boundary. The application exceeds this requirement along Lots 12 and 13, but falls short of the required distance along lots 1 and 6. As discussed previously in this report under Planned Development standards, the applicant proposes the use of a "C-2" level buffer for Lots 1 and 6 as part of the Planned Development approval. The C-2 buffer would allow a reduction in the buffer width from 10 to 8 feet, but the buffer area would be enhanced with a row of trees, rose bushes, and a 5 ft. high fence. The purpose of the buffer is to provide a visual barrier between the existing apartments and proposed single-family dwellings, and the alternative C-2 standard satisfies that purpose to a higher degree than the standard requirement. As discussed above, and as adjusted through the Planned Development approval, this criterion is met. FINDING: Based on the analysis above, the Landscaping and Screening standards are met, or will be ASH CREEK VILLAGE PD PAGE 27 OF 37 PDR2015-00001 FINAL ORDER met through conditions of approval. 18.765 OFF-STREET PARKING AND LOADING REQUIREMENTS 18.765.030 General Provisions 18.765.030 General Provisions A. Vehicle parking plan requirements. No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The director shall provide the applicant with detailed information about this submission requirement. The Preliminary Street and Parking Plan (Sheet 7) demonstrates proposed parking, access, egress, and circulation. This standard is met. 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. No bicycle parking is required for single-family attached or detached dwellings. As shown on the Preliminary Street and Parking Plan (Sheet 7), four off-street parking space will be provided per dwelling unit. Table 18.765.2 only requires one off-street parking space per unit. This standard is met. FINDING: As shown in the analysis above, the on and off street parking requirements are met. 18.790 URBAN FORESTRY PLAN 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; 2. Meet the tree preservation and removal site plan standards in the Urban Forestry Manual (UFM); 3. Meet the tree canopy site plan standards in the Urban Forestry Manual; and 4. Meet the supplemental report standards in the Urban Forestry Manual. The applicant has presented preliminary urban forestry plans (Sheets L1-L3) prepared and stamped by Joe Percival, Landscape Architect, and signed by Morgan Holen, Certified Arborist. The applicant has also submitted an Urban Forestry Plan Supplemental Report, dated February 25, 2015 and prepared by Morgan Holen, ISA certified arborist. The plans and report meet the standards of the Urban Forestry Manual, and will result in effective tree canopy cover of 111% in the R-12 portion of the development site (33% required), and 61% effective canopy in the R-4.5 portion of the development site (40% required). This standard is met. ASH CREEK VILLAGE PD PAGE 28 OF 37 PDR2015-00001 FINAL ORDER 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 Supplemental Report demonstrates the applicable standard percent effective tree canopy cover is provided. This standard does not apply. FINDING: Based on the analysis above, the urban forestry plan requirements are 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. 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. As conditioned, this requirement is met. 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. As conditioned, this requirement is met. FINDING: Based on the analysis above, the applicable urban forestry plan implementation standards are met. 18.795 VISUAL CLEARANCE 18.795.030 Visual Clearance Requirements A. At corners. Except within the CBD zoning district a visual clearance area shall be maintained on the corners of all property adjacent to the intersection of two streets, a street and a railroad, or a driveway providing access to a public or private street. 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. FINDING: Clear vision areas are shown in the applicant's Preliminary Street and Parking Plan (Sheet 7) using hatched areas at each intersection. This requirement will be verified during normal building permit review. This standard is met. ASH CREEK VILLAGE PD PAGE 29 OF 37 PDR2015-00001 FINAL ORDER 18.810 STREET AND UTILITY IMPROVEMENTS STANDARDS: 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. All lots will access to the proposed internal private street which then connects to SW 95th Avenue, a Neighborhood Route. Full Neighborhood Route half street improvements will be required along the SW 95th Avenue frontage. This standard is met. Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires SW 95th Avenue, a neighborhood route to have a 54-foot right-of-way width and 32-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities,street lighting,storm drainage, and street trees. 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 submitted Circulation Plan shows the site fronts along SW 95th Avenue and is otherwise surrounded by development, a rail road right-of-way, and Ash Creek. There are no opportunities to extend public streets. Access will be provided by a private street. This standard is met. Street Alignment and Connections: Section 18.810.030.H.1 states that full street connections with spacing of no more than 530 feet between connections is required except where prevented by barriers such as topography, railroads, freeways, pre-existing developments, lease provisions, easements, covenants or other restrictions existing prior to May 1, 1995 which preclude street connections. A full street connection may also be exempted due to a regulated water feature if regulations would not permit construction. Section 18.810.030.H.2 states that all local, neighborhood routes and collector streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. Land is considered topographically constrained if the slope is greater than 15% for a distance of 250 feet or more. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. ASH CREEK VILLAGE PD PAGE 30 OF 37 PDR2015-00001 FINAL ORDER • Access for all of the lots will be provided by a single private street. As discussed previously, there are no abutting streets to extend through the site. This standard is met. Cul-de-sacs: 18.810.030.L states that a cul-de-sac shall be no more than 200 feet long, shall not provide access to greater than 20 dwelling units, and shall only be used when environmental or topographical constraints, existing development pattern, or strict adherence to other standards in this code preclude street extension and through circulation: • All cul-de-sacs shall terminate with a turnaround. Use of turnaround configurations other than circular,shall be approved by the City Engineer; and • The length of the cul-de-sac shall be measured from the centerline intersection point of the two streets to the radius point of the bulb, and • If a cul-de-sac is more than 300 feet long, a lighted direct pathway to an adjacent street may be required to be provided and dedicated to the City. No cul-de-sacs are proposed as the project proposes a private street, rather than a public street. The private street will end with a standard hammerhead turnaround. This standard is met. 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 grade of the proposed private street is about one percent. 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. An arterial or collector street does not abut or traverse the site. The standard does not apply. Alleys, public or private: Section 18.810.030.R states that alleys shall be no less than 20 feet in width. In commercial and industrial districts, alleys shall be provided unless other permanent provisions for access to off-street parking and loading facilities are made. While alley intersections and sharp changes in alignment shall be avoided, the corners of necessary alley intersections shall have a radius of not less than 12 feet. No alleys are proposed with this project. This standard does not apply. Private Streets: Section 18.810.030.T states that design standards for private streets shall be established by the City Engineer. The City shall require legal assurances for the continued maintenance of private streets, such as a recorded maintenance agreement. Private streets serving ASH CREEK VILLAGE PD PAGE 31 OF 37 PDR2015-00001 FINAL ORDER more than six dwelling units are permitted only within planned developments, mobile home parks, and multi-family residential developments. Access to all lots is provided by a private street. In order to protect life and property and ensure sufficient access , the applicant shall place a statement on the face of the final plat indicating the private street(s) will be owned and maintained by the properties that will be served by it/them. In addition, the applicant shall record Conditions, Covenants and Restrictions (CC&R's) along with the final plat that will clarify how the private property owners are to maintain the private street(s). These CC&R's shall be reviewed and approved by the City prior to approval of the final plat. The City's public improvement design standards require private streets to have a pavement section equal to a public local street. The applicant will need to provide this type of pavement section. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 2,000 feet measured along the right-of-way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development or; • For blocks adjacent to arterial streets,limited access highways,major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. The proposed development is located on a block in excess of 4,000 feet when measured along the right-of- way line. Reduction of the block size is precluded by existing development on all sides, including a large multi-family development and Ash Creek. Pedestrian and bike connections are precluded for the same reason. This standard is met. Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. This application proposes single-family residential detached units. No lots are proposed that contain any portion of an existing or proposed public ROW. As shown on the Preliminary Plat (Sheet 3), the depth of all of the proposed lots does not exceed 2-1/2 times the average lot width. The subject site is zoned R-4.5 and R-12 and does not include any commercial or industrial uses. This standard is met. Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. As shown on the attached Preliminary Plat (Sheet 3), all but one of the proposed lots containing a detached home, fronts onto a public or private street for a width of greater than 25 feet. The exception, Lot 13, has requested an exception to this standard as part of the Planned Development process. The exception would ASH CREEK VILLAGE PD PAGE 32 OF 37 PDR2015-00001 FINAL ORDER • allow a reduction of frontage from 25 to 12 feet, in order to provide access to the open space tract to the south. As modified by the Planned Development review, this standard is met. Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. Private streets and industrial streets shall have sidewalks on at least one side. A five-foot wide sidewalk on one side of the private street connecting to the community garden will be required. This standard is met. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. Sewer service will be provided from an existing line of adequate capacity in SW 95th Avenue. The surrounding area is currently served so there is no need to extend the sewer beyond the site. This standard is met. Storm Drainage: General Provisions: Section 18.810.100.A requires developers to make adequate provisions for storm water and flood water runoff. A Preliminary Drainage Report- February 26, 2015, describes the proposed improvements. Service will be from an existing 24-inch in SW 95th Avenue. This standard is met. 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). Drainage has been provided for the surrounding area. There is no need to accommodate upstream drainage. This standard does not apply. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is ASI I CREEK VILLAGE PD PAGE 33 OF 37 PDR2015-00001 FINAL ORDER located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. Detention will be provided by a water quantity and quality pond proposed in Tract B. Required detention calculations have been submitted. This standard is met. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections 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. Undergrounding of existing overhead utility lines along the frontage of SW 95th Avenue will be required. As conditioned, this standard will be met. Public Water System: Service for each lot will be provided by an existing Tualatin Valley Water District line in SW 95th Avenue. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to commencing site improvements, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the CWS Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. ASH CREEK VILLAGE PD PAGE 34 OF 37 PDR2015-00001 FINAL ORDER • Grading and Erosion Control: CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb one or more acre of land. Since this site is over five acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the site and/or building permit. A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of all lots, and show that they will be graded to insure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Department. For situations where the back portions of lots drain away from a street and toward adjacent lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. The applicant will also be required to provide a geotechnical report,per Appendix Chapter 33 of the UBC, for the proposed grading slope construction. The recommendations of the report will need to be incorporated into the final grading plan and a final construction supervision report must be filed with the Engineering Department prior to issuance of building permits. The design engineer shall also indicate, on the grading plan, which lots will have natural slopes between 10% and 20%, as well as lots that will have natural slopes in excess of 20%. "Phis information will be necessary in determining if special grading inspections and/or permits will be necessary when the lots develop. An erosion control plan has not been submitted. Provide an erosion control plan with Public Facility Improvement permit application. 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 approval of the final plat. For this project, the addressing fee will be $650.00 (13 lots and/or tracts X $50/address = $650). The developer will also be required to provide signage at the entrance of each shared flag lot driveway or unnamed 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 INAD 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 ASH CREEK VILLAGE PD PAGE 35 OF 37 PDR2015-00001 FINAL ORDER valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). SECTION VII. OTHER STAFF COMMENTS The City Public Works Department and Building Official were invited to comment but did not respond. The City Police Department reviewed the proposal and had no objections to it. The City Development Review Engineer has reviewed the proposal and provided comment in a Memorandum dated July 23, 2015 and contained in the land use file. The findings and conclusions in the Memorandum have been incorporated into this land use decision. SECTION VIII. AGENCY COMMENTS Oregon Department of Fish and Wildlife, NW Natural Gas, Portland General Electric, and Verizon were invited to comment but did not respond. Tri-Met and Comcast reviewed the proposal and had no objections to it. Clean Water Services reviewed the proposal and issued a Service Provider Letter (CWS File No. 14- 003408) dated January 30, 2015, and a comment letter dated July 29, 2015. A condition of approval will ensure CWS requirements are met prior to and during site development. Tualatin Valley Fire and Rescue submitted a letter dated July 30, 2015. The letter endorsed the project, predicated on 12 criteria and conditions of approval. The recommendations of this letter will be implemented through a revised condition of approval, as detailed below. SECTION IX. PUBLIC COMMENTS As detailed in Section IV, no written comments were submitted by nearby residents, stakeholders, or interested parties. Oral comments were submitted by Steven Bass of 10965 SW 95th Avenue, owner of a property adjacent to the project site. His comments regarding the project were generally favorable,but expressed concern about the speed of traffic associated with the new Starbucks around the corner, and the closing of an open drainage ditch in proximity to proposed sidewalk improvements. In response to this comment, the applicant offered to close the ditch between the project site and nearest driveway on 10965 SW 95th, and a condition of approval added to ensure the work is completed. The full text of all comments can be found in the project file and planning commission minutes of August 3, 2015. SECTION X. CONCLUSION The City of Tigard Planning Commission has APPROVED Planned Development Review and Subdivision for Ash Creek Village (PDR2015-00001 and SUB2015-00003) by a 4 to 1 vote. When considering their decision, the Planning Commission focused their deliberations on the timing and design of the private community garden, adequacy of private outdoor space for each dwelling unit, the enclosure of an off-site drainage ditch to address safety concerns, fencing with an adjacent property owner, and amendments to the staff report to address errata and requests by staff and the applicant. ASH CREEK VILLAGE PD PAGE 36 OF 37 PDR2015-00001 FINAL ORDER It is further ordered that the applicant and all parties to these proceedings be notified of the entry of this order. Passed: The 3`d day of August, 2015 by the City of Tigard Planning Commission , , .1' y Calista Fitzgerald, Planning Commission Vice President Dated this 24`" day of August, 2015. Attachments Exhibit A: Vicinity and Zoning Map Exhibit B: Site Plan ASH CREEK VILLAGE PD PAGE 37 OF 37 PDR2015-00001 FINAL ORDER MEETING RECORDS 11111 " City of Tigard TIGARD Memorandum To: Project File PDR2015-00001 / SUB2015-00003 From: Calista Fitzgerald, Planning Commission Vice President Re: Ash Creek Village Planned Development and Subdivision Date: August 24, 2015 On August 3, 2015 the Tigard Planning Commission approved the Ash Creek Village subdivision with the following motion: "I move for approval of concurrent detailed plan and subdivision overlay simultaneously fbr SUB2015- 00003, Ash Creek Village, subject to the following conditions of approval: 1. Addressing the errata and amendments from the two letters and page 19 additional corrections. 2. Where the applicant will provide initial planting soil for the common gardens,pace — raised beds and will ensure adequate access to water at the garden site and that the garden will be completed inclusive of those leatures within 36 months of receiving permits or upon the completion of lot 8, whichever is first. 3. There'll be a 48.square foot patio or similar surface— upon receipt of the permits. 4. Easement to the City fir the communal garden restricting the use to that purpose. 5. Working with the neighbor at the address provided to address le.ncing (10965 SW 95th Ave.) 6. Working with the City as described in `Phrase A"read into the record by staff to address the ditch: [Prior to issuance of public facility approval permits the app shall submit plans demonstrating the enclosure o f the drainage ditch between the project site and the driveway at 10965 SW 95th Ave] 7. One more correction to add to the other corrections—for Condition 14 —finding fbr open Jpace shall be modified as earlier read into the record but summarised by me now— based on the analysis above. Conditioned to the development plan and then ensuring that that condition will be met. But as read more articulately earlier. !The finding read `Based on the analysis above and as conditioned the detailed development plan approval will be met.'7 After passing of the motion, it was noted by both the Vice President of the Planning Commission and city staff that some discretion would be necessary when translating the listed conditions of approval into a final order. The purpose of this memorandum is to document one particular act of discretion when implementing the motion. All conditions listed in the Planning Commission's motion were incorporated into the final order, with one exception. Condition 5 of the motion would require the applicant to "work with the neighbor" regarding fencing between the project site and an adjoining property, whose owner testified at the hearing. As detailed below, this condition has been difficult for staff to implement through a clear and objective condition of approval. The phrase "work with the neighbor" does not include a defined outcome or standard to be met. This is necessary as it is important for the applicant to be able to affirmatively demonstrate compliance with the intent of the Planning Commission. Without a clear path, the applicant may be unfairly held up by a neighbor unwilling to cooperate with the applicant, and City Staff may find it difficult to clearly document the applicant's compliance. Moreover, the Tigard Development Code does not require the construction of a fence between a new single-family home and an existing single-family home, and this condition may be subject to appeal. For these reasons, Condition 5 of the Planning Commission's decision is considered to be non- binding encouragement to the applicant to work with the adjoining neighbor towards a mutually agreeable fenceline, and will not be included as a binding condition of approval in the final order. p 2-007c Calista Fitzgerald, PL nnin•66 mission Vice President Date Tigard Planning Commission TIGARD Agenda Item # L Page J_ of Date of Hearing Case Number(s) PO�'�2Q\S /5-Xej2o 1c - Xoo3 Case Name C r e C,,l< Location \ `ITS f.1" Aie If you would like to speak on this item, please PRINT your name, address, and zip code below: Proponent (for thenproposal): Opponent (against the proposal): Name: - / ) � �5 Name: v Address: /O I tP 5 S 5 dvl /WC v Address: City, State, Zip: T (.0a20 Q 9 11:2? City, State, Zip: Name: Name: Address: Address: City, State, Zip: City, State, Zip: Name: Name: Address: Address: City, State, Zip: City, State, Zip: Name: Name: Address: Address: City, State, Zip: City, State, Zip: Name: Name: Address: Address: City, State, Zip: City, State, Zip: ' City of Tigard TIGARD Memorandum NUISSMINGISININIONIF To: President Jason Rodgers and Planning Commissioners From: John Floyd, Associate Planner Re: Ash Creek Village - PDR2015-00001 Date: August 3, 2015 New information has come to light since publication of the staff report. This includes two comment letters (attached), revised conditions of approval pertaining to public improvements, and corrections of errata within the staff report. Comment Letters Clean Water Services submitted a letter dated July 29, 2015. The recommendations of this letter will be implemented as part of normal Public hacility Improvement Permit review. Tualatin Valley Fire and Rescue submitted a letter dated July 30, 2015. The letter endorsed the project, predicated on 12 criteria and conditions of approval. The recommendations of this letter will be implemented through a revised condition of approval, as detailed below. Revised Conditions Staff recommends the following changes to the recommended conditions of approval: 9. Prior to commencing site improvements, the Applicant's City of Tigard Public Facility Improvement permit construction drawings shall indicate that full width private street improvements,including traffic control devices, mailbox clusters, concrete sidewalks on one side, driveway aprons, curbs, asphaltic concrete pavement, sanitary sewers, storm drainage, street trees, streetlights, and underground utilities shall be installed within the interior subdivision streets. The streets shall be designed and constructed to private street standards. The private street shall have a sidewalk on one side of both the north-south and east-west leg. 10. Prior to commencing site improvements, the applicant shall submit construction plans as a part of the Public Facility Improvement permit, which indicates that they will construct a half-street improvement along the frontage of SW 95th Avenue. The improvements adjacent to the site include: o City standard pavement section for a Neighborhood Route from curb to centerline equal to 16 feet; o Pavement tapers needed to tic the new improvement back into the existing edge of pavement shall be built beyond the site frontage; o Concrete curb, or curb and gutter as needed; o Storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; o Five-foot concrete sidewalk with a five-foot planter strip; o Street trees in the planter strip spaced per TDC requirements; o Street striping; o Streetlight layout by applicant's engineer, to be approved by City Engineer; o Underground utilities; o Street signs (if applicable); and o Driveway apron (if applicable). 12. Prior to commencing site improvements, the Applicant shall provide stormwater calculations for the water quality and quantity facility, including treatment of runoff from SW 95th Avenue. 17. Prior to commencing site improvements, any extension of public water lines shall be approval of the City of Tigard's PFI permit 19. Prior to commencing site improvements, the applicant will be required to meet Tualatin Valley Fire & Rescue fire flow, hydrant placement and access requirements, as stated in-ft January 15, 2015 and July 30, 2015 letters from Deputy Fire Marshall John Wolff and contained within the project file. 20. Prior to final plat approval, the applicant shall pay an addressing fee in the amount of $6850.00. (STAFF CONTACT: Karleen Aichele, Engineering, 503-718-2467). XX Prior to issuance of building permits, the applicant shall provide a site plan demonstrating a 20 foot setback between the back of the sidewalk and the face of the garage for all lots containing a sidewalk in an easement. [To be inserted between conditions 25 and 26). 32. Prior to issuance of building permits, the applicant shall underground the utilities along their SW 95th Avenue frontage. The applicant has requested the following changes to Condition 22: 22. Prior to approval of the final plat, the applicant shall prepare Conditions, Covenants and Restrictions (CC&R's) for this project, to be recorded with the final plat, that clearly lays out a maintenance plan and agreement for the proposed private water quality/detention facility. The CC&R's shall obligate the private property owners within the subdivision to create a homeowner's association to ensure regulation of maintenance for the facility. If the applicant can demonstrate the runoff from 95th is treated and detained in the same facility then it will be a public facility that requires the applicant to maintain for 3 years before the city takes over maintenance. The applicant shall submit a copy of the CC&R's to the Engineering Division (Greg Berry) prior to approval of the final plat. Errata Two corrections are recommended to the staff report. The first correction would remove Footnote 5 on pages 9 and 20, and remove the 20 ft. sideyard setback for Lot 12. The presence of a utility easement will dictate the setback for this lot. The second correction would remove the fourth paragraph on page 25,in that it was erroneously copied from another staff report during report preparation. CleanWater Services MEMORANDUM Date: July 29,2015 To: John Floyd,Associate Planner ity of Tigard From: Jackie Sue Humphre lean Water Services(the District) Subject: Ash Creek Village,PDR2015-00001/SUB2015-00003, 1S135BD00400 Please include the following comments when writing your conditions of approval: PRIOR TO ANY WORK ON THE SITE AND 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. If site area and any offsite improvements required for this development exceed one-acre of disturbance,project will require a 1200-CN Erosion Control Permit. 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. Access shall be provided for maintenance of facility per R&O 07-20, Section 4.02.4. 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. 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. • ryiAlt www.tvfncom Tualatin Valley Fire & Rescue July 30, 2015 John Floyd City of Tigard 13125 SW Hall Blvd. Tigard, Oregon 97223 Re: Ash Creek Village Thank you for the opportunity to review the proposed site plan surrounding the above named development project. Tualatin Valley Fire & Rescue endorses this proposal predicated on the following criteria and conditions of approval: FIRE APPARATUS ACCESS: 1. FIRE APPARATUS ACCESS ROAD EXCEPTION FOR AUTOMATIC SPRINKLER PROTECTION: When buildings are completely protected with an approved automatic fire sprinkler system, the requirements for fire apparatus access may be modified as approved by the fire code official. (OFC 503.1.1) Note: If residential fire sprinklers are elected as an alternate means of protection and the system will be supported by a municipal water supply, please contact the local water purveyor for information surrounding water meter sizing. 2. AERIAL FIRE APPARATUS ROADS: Buildings with a vertical distance between the grade plane and the highest roof surface that exceeds 30 feet in height shall be provided with a fire apparatus access road constructed for use by aerial apparatus with an unobstructed driving surface width of not less than 26 feet. For the purposes of this section, the highest roof surface shall be determined by measurement to the eave of a pitched roof, the intersection of the roof to the exterior wall, or the top of the parapet walls, whichever is greater. Any portion of the building may be used for this measurement, provided that it is accessible to firefighters and is capable of supporting ground ladder placement. (OFC D105.1, D105.2)Road widths shown on plans do not allow for buildings over 30 feet. 3. FIRE APPARATUS ACCESS ROAD WIDTH AND VERTICAL CLEARANCE: Fire apparatus access roads shall have an unobstructed driving surface width of not less than 20 feet (26 feet adjacent to fire hydrants (OFC D103.1)) and an unobstructed vertical clearance of not less than 13 feet 6 inches. The fire district will approve access roads of 12 feet for up to three dwelling units and accessory buildings. (OFC 503.2.1 & D103.1) The fire district does not endorse the design concept wherein twenty feet of unobstructed roadway width is not provided. North Operating Center Command&Business Operations Center South Operating Center Training Center 20665 SW Blanton Street and Central Operating Center 8445 SW Elligsen Road 12400 SW Tonquin Road Aloha,Oregon 97078 11945 SW 70th Avenue Wilsonville,Oregon Sherwood,Oregon 503-649-8577 Tigard,Oregon 97223-9196 97070-9641 97140-9734 503-649-8577 503-649-8577 503-259-1600 4. NO PARKING SIGNS: Where fire apparatus roadways are not of sufficient width to accommodate parked vehicles and 20 feet of unobstructed driving surface, "No Parking" signs shall be installed on one or both sides of the roadway and in turnarounds as needed. Signs shall read "NO PARKING -FIRE LANE" and shall be installed with a clear space above grade level of 7 feet. Signs shall be 12 inches wide by 18 inches high and shall have red letters on a white reflective background. (OFC D103.6) 5. NO PARKING: Parking on emergency access roads shall be as follows(OFC D103.6.1-2): 1. 20-26 feet road width—no parking on either side of roadway 2. 26-32 feet road width—parking is allowed on one side 3. Greater than 32 feet road width—parking is not restricted 6. PAINTED CURBS: Where required, fire apparatus access roadway curbs shall be painted red (or as approved) and marked "NO PARKING FIRE LANE" at 25 foot intervals. Lettering shall have a stroke of not less than one inch wide by six inches high. Lettering shall be white on red background (or as approved). (OFC 503.3) 7. SURFACE AND LOAD CAPACITIES: Fire apparatus access roads shall be of an all-weather surface that is easily distinguishable from the surrounding area and is capable of supporting not less than 12,500 pounds point load (wheel load) and 75,000 pounds live load (gross vehicle weight). Documentation from a registered engineer that the final construction is in accordance with approved plans or the requirements of the Fire Code may be requested. (OFC 503.2.3) 8. TURNING RADIUS: The inside turning radius and outside turning radius shall not be less than 28 feet and 48 feet respectively, measured from the same center point. (OFC 503.2.4& D103.3) 9. ACCESS DURING CONSTRUCTION: Approved fire apparatus access roadways shall be installed and operational prior to any combustible construction or storage of combustible materials on the site. Temporary address signage shall also be provided during construction. (OFC 3309 and 3310.1) FIREFIGHTING WATER SUPPLIES: 10. MUNICIPAL FIREFIGHTING WATER SUPPLY EXCEPTIONS: The requirements for firefighting water supplies may be modified as approved by the fire code official where any of the following apply: (OFC 507.5.1 Exceptions) 1. Buildings are equipped throughout with an approved automatic fire sprinkler system (the approval of this alternate method of construction shall be accomplished in accordance with the provisions of ORS 455.610(5)). 2. There are not more than three Group R-3 or Group U occupancies. 11. FIRE FLOW WATER AVAILABILITY: Applicants shall provide documentation of a fire hydrant flow test or flow test modeling of water availability from the local water purveyor if the project includes a new structure or increase in the floor area of an existing structure. Tests shall be conducted from a fire hydrant within 400 feet for commercial projects, or 600 feet for residential development. Flow tests will be accepted if they were performed within 5 years as long as no adverse modifications have been made to the supply system. Water availability information may not be required to be submitted for every project. (OFC Appendix B) 12. WATER SUPPLY DURING CONSTRUCTION: Approved firefighting water supplies shall be installed and operational prior to any combustible construction or storage of combustible materials on the site. (OFC 3312.1) 2 BUILDING ACCESS AND FIRE SERVICE FEATURES If you have questions or need further clarification, please feel free to contact me at(503)649-8577. Sincerely, 20/141, WO Employee Name Deputy Fire Marshal II Cc: TVFR File 3 :1111 _ " City of Tigard T 1 c;R R D Planning Commission Agenda iti2+'fi^t.�"�€�'.xtz "p.:de: � ,x e'""a x':<,,r.a.'✓3 il". ^„i,.'".' mr...v n...R<�h*�,v:4'r`.+4 _., s't,:.. x„f;".u.iNi:, �{a,x'N.va:k'fi$rez°$`#aL��'_<<��sv.i e.s.a:vt C4r2 F ,,.:,.,`.,1 MEETING DATE: August 3, 2015 - 7:00 p.m. MEETING LOCATION: City of Tigard —Town Hall 13125 SW Hall Blvd.,Tigard, OR 97223 1. CALL TO ORDER 7:00 p.m. 2. ROLL CALL 7:00 1'1'- 3. COMMUNICATIONS 7:02 p.,n. 4. CONSIDER MINUTES 7:04 p.m. 5. PUBLIC HEARING 7:05 p.m. Ash Creek Village Subdivision PDR2015-00001 / SUB2015-00003 PROPOSAL: The applicant is requesting concurrent Planned Development Review and Subdivision Approval for the division of 1.43 acres of land into 13 single-family lots,with an associated private street, community garden, open space buffers, and a water quality tract. The proposed lots would vary in size from 2,158 square-feet to 3,677 square-feet in size, and the community garden and open space buffers would total approximately 12,599 square feet in size. APPLICANT: CTH Investments, LLC ZONES: R-12: Medium-Density Residential District (PD) LOCATION: 10895 SW 95th Avenue APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.350, 18.430, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.790, 18.795, and 18.810. 6. UPDATE 8:05 p_m, STRATEGIC PLAN & LEGISLATIVE WORK PROGRAM 7. OTHER BUSINESS 8:35 p.m. 8. ADJOURNMENT 8:40 p.m. PLANNING COMMISSION AGENDA—August 3, 2015 City of Tigard I 13125 SW Hall Blvd.,Tigard, OR 97223 I 503-639-4171 I www.tigard-or.gov I Page 1 of 1 Agenda Item:5 Hearing Date: August 3.2015 Time: 7:00PM STAFF REPORT TO THE PLANNING COMMISSION 1111 FOR THE CITY OF TIGARD, OREGON TI G A R D 120 DAYS = 09/23/2015 SECTION I. APPLICATION SUMMARY FILE NAME: ASH CREEK VILLAGE PLANNED DEVELOPMENT CASE NOS.: Planned Development Review(PDR) PDR2015-00001 Subdivision (SUB) SUB2015-00003 REQUEST: The applicant is requesting concurrent Planned Development Review and Subdivision Approval for the division of 1.43 acres of land into 13 single-family lots,with an associated private street, community garden, open space buffers, and a water quality tract. The proposed lots would vary in size from 2,158 square-feet to 3,677 square-feet in size, and the community garden and open space buffers would total approximately 12,599 square feet in size. APPLICANT: CTH Investments,LLC 1800 NW 167th Place, Suite 150 Beaverton, OR 97006 OWNER: CTH Investments, LLC 1800 NW 167th Place, Suite 150 Beaverton, OR 97006 LOCATION: 10895 SW 95th Avenue Washington County Tax Map ISI35BD,Tax Lot 00400 ZONE/ COMP PLAN DESIGNATION: R-4.5:low-density residential district (Planned Development Overlay). 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. R-12: medium-density residential district (Planned Development Overlay). The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.350, 18.430, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.790, 18.795, and 18.810. mums-mow/st.182ois-00003:\Sl I(:RI:I K\'I1.].:\GP. PAGE 1 01,13 SECTION II. STAFF RECOMMENDATION Staff recommends that Planning Commission find that the proposed Planned Development Concept Plan, Detailed Plan, and Subdivision meet the Approval Standards as outlined in this report. Therefore, Staff recommends APPROVAL, subject to the following Conditions of Approval. CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY SITE WORK: 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 Community Development Department Attn:John Floyd,503-718-2429. The cover letter shall clearly identify where in the submittal the required information is found: 1. Prior to any site 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 site work, the applicant shall submit a revised urban forestry plan demonstrating 19 street trees meeting the planting standards of the Urban Forestry Manual, and/or pay the most current fee-in-lieu of planting. 4. Prior to any site work, the applicant shall provide a tree establishment bond consistent with the requirements of the Tigard Urban Forestry Manual. 5. Prior to any site work, the applicant shall provide the most current fee to cover the city's cost of collecting and processing the inventory data for the entire urban forestry plan. Submit to the Engineering Department(Greg Berry,503-718-2468) for review and approval: 6. Prior to commencing onsite improvements, a Public Facility Improvement (PFI) permit is required for this project to cover all infrastructure work 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. NO FE: 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). 7. 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 will delay processing of project documents. 8. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. All construction vehicle parking shall be provided on-site. No construction vehicles or equipment will be permitted to park on the adjoining residential public streets. Construction vehicles include the vehicles of any PDR2015-O x1];'SUB2015-00u 3 ASH CREEK V'll.I.:AGP: PAGE 2 OF 31 contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application,and shall include the vehicles of all suppliers and employees associated with the project. 9. Prior to commencing site improvements, the Applicant's City of Tigard Public Facility Improvement permit construction drawings shall indicate that full width private street improvements, including traffic control devices,mailbox clusters, concrete sidewalks on one side, driveway aprons, curbs, asphaltic concrete pavement, sanitary sewers, storm drainage, street trees, streetlights, and underground utilities shall be installed within the interior subdivision streets. The streets shall be designed and constructed to private street standards. 10. Prior to commencing site improvements, the applicant shall submit construction plans as a part of the Public Facility Improvement permit, which indicates that they will construct a half-street improvement along the frontage of SW 95th Avenue. The improvements adjacent to the site include: o City standard pavement section for a Neighborhood Route from curb to centerline equal to 16 feet; o Pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; o Concrete curb, or curb and gutter as needed; o Storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; o Five-foot concrete sidewalk with a planter strip; o Street trees in the planter strip spaced per TDC requirements; o Street striping; o Streetlight layout by applicant's engineer,to be approved by City Engineer; o Underground utilities; o Street signs (if applicable);and o Driveway apron (if applicable). 11. Prior to commencing site improvements, sanitary sewer and storm drainage details shall be provided to the city for review and approval as part of the PFI permit plans. Calculations and a topographic map of the storm drainage basin and sanitary sewer service area shall be provided as a supplement to the PFI permit plans. Calculations shall be based on full development of the serviceable area. The location and capacity of existing, proposed and future lines shall be addressed. 12. Prior to commencing site improvements, the Applicant shall provide stormwater calculations for the water quality and quantity facility. 13. Prior to commencing site improvements, an erosion control plan shall be provided as part of the Public Facility Improvement (PFI) permit drawings. The plan shall conform to the "CWS Erosion Prevention and Sediment Control Design and Planning Manual" (current edition) and submitted to City of Tigard with the PFI plans 14. Prior to commencing site improvements, a final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of all lots, and show that they will be graded to insure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Department. For situations where the back portions of lots drain away from a street and toward adjacent lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. 15. Prior to commencing site improvements, the design engineer shall indicate,on the grading plan,which lots will have natural slopes between 10% and 20%, as well as lots that will have natural slopes in excess of 20%. This PDR2015-00001;SUB2015-O(E 03 ASI I CREEK\1111.AG1; PAGE,3 OF 33 information will be necessary in determining if special grading inspections and/or permits will be necessary when the lots develop. 16. Prior to commencing site improvements, the Applicant shall obtain a 1200-CN General Permit issued through the City of Tigard pursuant to ORS 468.740 and the Federal Clean Water Act. 17. Prior to commencing site improvements, any extension of public water lines shall be shown on the proposed • Public Facility Improvement(PFI)permit construction and shall be reviewed and approved by the City as a part of the Engineering Department plan review. NO An estimated 12% of the water system cost will be assessed prior to approval of the City of Tigard's PFI permit. 18. Prior to commencing site improvements, the applicant shall obtain approval from the Tualatin Valley Water District for the proposed water connection prior to issuance of the City's Public Facility Improvement permit. 19. Prior to commencing site improvements, the applicant will be required to meet Tualatin Valley Fire & Rescue fire flow,hydrant placement and access requirements ,as stated in a January 15,2015 letter. THE FOLOWING CONDITION SHALL BE MET PRIOR TO FINAL PLAT APPROVAL The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the Engineering Division Attn: Greg Berry: 503-718-2468 The cover letter shall clearly identify where in the submittal the required information is found: Submit to the Engineering Department(Kim McMillan, 503-718-2642) for review and approval: 20. Prior to final plat approval, the applicant shall pay an addressing fee in the amount of $650.00. (STAFF CONTACT: Karleen Aichele,Engineering,503-718-2467). 21. Prior to approval of the final plat,the applicant shall prepare Conditions, Covenants and Restrictions (CC&R's) for this project,to be recorded with the final plat,that clearly lays out a maintenance plan and agreement for the proposed private street(s). The CC&R's shall obligate the private property owners within the subdivision to create a homeowner's association to ensure regulation of maintenance for the street(s). The applicant shall submit a copy of the CC&R's to the Engineering Division (Greg Berry)prior to approval of the final plat. 22. Prior to approval of the final plat,the applicant shall prepare Conditions, Covenants and Restrictions (CC&R's) for this project,to be recorded with the final plat,that clearly lays out a maintenance plan and agreement for the proposed private water quality/detention facility. The CC&R's shall obligate the private property owners within the subdivision to create a homeowner's association to ensure regulation of maintenance for the facility. The applicant shall submit a copy of the CC&R's to the Engineering Division (Greg Berry) prior to approval of the final plat. 23. Prior to approval of the final plat, the applicant shall demonstrate that they have formed and incorporated a homeowner's association. 24. The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the City's global positioning system (GPS) geodetic control network (GC 22). These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: PDR2U15-(NXX11/SUB2015-0(X)03 ASI I CREEK VII AGF. PAGE 4 OF 33 • GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. 25. Final Plat Application Submission Requirements: A. Submit for City review four (4) paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon,and necessary data or narrative. B. Attach a check in the amount of the current final plat review fee (Contact Planning/Engineering Permit Technicians,at 503-718-2421). C. The final plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05),Washington County,and by the City of Tigard. D. The right-of-way dedication for all public streets shall be made on the final plat. E. NOTE: Washington County will not begin their review of the final plat until they receive notice from the Engineering Department indicating that the City has reviewed the final plat and submitted comments to the applicant's surveyor. F. After the City and County have reviewed the final plat, submit one molar of the final plat for City Engineer signature (for partitions), or City Engineer and Community Development Director signatures (for subdivisions). THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the Community Development Department Attn:John Floyd, 503-718-2429. The cover letter shall clearly identify where in the submittal the required information is found: 26. Prior to issuance of the 8th building permit, the applicant shall schedule an inspection with the project planner to verify the installation of the community gardens, as detailed on the proposed plans. Submit to the Engineering Department (Greg Berry, 503-718-2668) for review and approval: 27. Prior to issuance of building permits,the applicant shall provide the Engineering Department with a paper copy of the recorded final plat. 28. The City requires submittal and approval of,a construction access and parking plan for the home building phase. 29. Prior to issuance of building permits, the applicant shall submit a final Site Distance Certification. 30. Prior to issuance of building permits within the subdivision,the City Engineer shall deem the public improvements substantially complete. Substantial completion shall be when: 1)all utilities are installed and inspected for compliance,including franchise utilities,2) all streets shall be fully paved,3)any off-site street and/or utility improvements are substantially completed,and 4) all public street lights are installed and ready to be energized. (NO 1'E: the City apart from this condition and in accordance with the City's model home policy may issue model home permits). 31. Prior to issuance of building permits,the applicant shall submit as-built drawings 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 mums-UO(X)1/SUB2O15-(x)003 ASI I CREEK vi]J.AG1i PAGE 5 OF 33 Y State Plane Coordinates,referenced to NAD 83 (91).As-built submittal shall include an Acrobat(***.pdf) file,one 11x17 paper copy and the electronic point file as state above and shown in the example below. Excel spreadsheet/point database file example: "Feature";"Type";"XCOORD";"YCOORD";"ZCOORD": "SSMH02";"MH";"7456892.234";"6298769.879";"192.45" "WV03","WV","7456956.654","6298723.587","214.05 IN ADDITION,THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE;THIS IS NOT AN EXCLUSIVE LIST: 18.430.080 Improvement Agreement: Before City approval is certified on the final plat, and before approved construction plans are issued by the City, the Subdivider shall: 1. Execute and file an agreement with the City Engineer specifying the period within which all required improvements and repairs shall be completed; and 2. Include in the agreement provisions that if such work is not completed within the period specified,the City may complete the work and recover the full cost and expenses from the subdivider. The agreement shall stipulate improvement fees and deposits as may be required to be paid and may also provide for the construction of the improvements in stages and for the extension of time under specific conditions therein stated in the contract. 18.430.090 Bond: As required by Section 18.430.080, the subdivider shall file with the agreement an assurance of performance supported by one of the following: 1. An irrevocable letter of credit executed by a financial institution authorized to transact business in the State of Oregon; 2. A surety bond executed by a surety company authorized to transact business in the State of Oregon which remains in force until the surety company is notified by the City in writing that it may be terminated; or 3. Cash. The subdivider shall furnish to the City Engineer an itemized improvement estimate, certified by a registered civil engineer, to assist the City Engineer in calculating the amount of the performance assurance. The subdivider shall not cause termination of nor allow expiration of said guarantee without having first secured written authorization from the City. 18.430.100 Filing and Recording: Within 60 days of the City review and approval, the applicant shall submit the final plat to the County for signatures of County officials as required by ORS Chapter 92. Upon final recording with the County,the applicant shall submit to the City a mylar copy of the recorded final plat. 18.430.070 Final Plat Application Submission Requirements: Three copies of the subdivision plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. The subdivision plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05),Washington County,and by the City of Tigard. STREET CENTERLINE MONUMENTATION SHALL BE PROVIDED AS FOT.T OWS: Centerline Monumentation Pll]Lo15-wool!SUB2015-0( AtilI CREEK VILLAGE PAGE 6 OF 33 In accordance with Oregon Revised Statutes 92.060, subsection (2), the centerline of all street and roadway rights-of- way shall be monumented before the City accepts a street improvement. The following centerline monuments shall be set: 1. All centerline-centerline intersection points; 2. All cul-de-sac center points;and 3. Curve points,beginning and ending points (PCs and PT's). All centerline monuments shall be set during the first lift of pavement. Monument Boxes Required Monument boxes conforming to City standards will be required around all centerline intersection points, cul-de-sac center points, and curve points of public stects. The tops of all monument boxes shall be set to finished pavement grade. 18.810 Street&Utility Improvement Standards: 18.810.120 Utilities All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface-mounted transformers, surface-mounted connection boxes, and meter cabinets which may be placed above ground, temporary utility service facilities during construction,high capacity electric lines operating at 50,000 volts or above. 18.810.130 Cash or Bond Required All improvements installed by the subdivider shall be guaranteed as to workmanship and material for a period of one year following acceptance by the City. Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer.The cash or bond shall comply with the terms and conditions of Section 18.810.180. 18.810.150 Installation Prerequisite No land division improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans therefore have been approved by the City, permit fee paid and permit issued. 18.810.180 Notice to City Required Work shall not begin until the City has been notified in advance. If work is discontinued for any reason,it shall not be resumed until the City is notified. 18.810.200 Engineer's Certification The land divider's engineer shall provide written certification of a form provided by the City that all improvements, workmanship and materials are in accord with current and standard engineering and construction practices, and are of high grade, prior to the City acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. THIS PLANNED DEVELOPMENT APPROVAL SHALL BE VALID FOR 7 YEARS FROM THE EFFECTIVE DATE OF THIS DECISION PDR3115-1MMM)1 'SUB2015-000M13 AS!I CREEK V711I.AGI PAGR 7 OF 33 SECTION III. BACKGROUND INFORMATION Site Description and History The project site is a single parcel measuring approximately 1.43 acres in size, and is currently developed with one single-family residence. The age of the structure is unknown, but it appears as early as the 1940 aerial photographs on record with the City. The site has a gentle slope to the northwest, towards Ash Creek,with scattered tree cover. No sensitive land areas are located on the property. The property is split zoned, with the northern half zoned R-12, and the southern-half R-4.5, and a Planned Development overlay on the entirety of the site. This situation is a result of previous attempts to develop the property. A review of City Permit records revealed the following: r Law Lot Line Adjustments (MIS 2002-00022/23) —Reconfigured two lot lines that transferred a portion of the rear yards of 10965 and 10995 S' ' 95`h Avenue to the project site. This lot line adjustment also resulted in the split zoning of the project site. r Livingston Lane Townhomes (SUB2004-00011 / PDR2004-00001 / ZON20U5-00002 / VAR2005-00028 / VAR2005-00067) — An approval for a 14-Lot Planned Development to construct 11 attached single-family homes and 2 detached single-family homes, while preserving the existing home on-site. Despite several extensions by the City, this project expired as a result of the economic recession. The expiration of permits did not remove the PD overlay, which remains on the Tigard Zoning Map and applicable to all new development. No other land-use application for the subject parcel was found. Vicinity Information: The site is located on the west side of SW 95th Avenue, just south of the intersection of SW 95`h Avenue and Shady Lane. The subject property is bordered by a multi-family complex to the west (Tamaryn Apartments) and proximate to multi-family housing across 95th Avenue to the east (Reserve at Ashbrook). A duplex adjoins the property to the north, and single-family homes to the east and south. Proximate natural resources include Ash Creek and associated floodplain and wetlands. These resources are located in abandoned Oregon Electric Railroad right-of-way that runs diagonally northeast/southwest adjacent to the project site. Proposal Description: The Applicant requests approval of a 13-unit single-family residential Planned Development and Subdivision on a 1.43-acre site. The request includes both Concept Plan Review and Detailed Development Plan Review of the Planned Development. The proposed development includes thirteen lots for detached, single-family homes. Associated with the lots are four tracts to provide a private street (Tract "C"), a water quality and detention facility (Tract "B"), a private community garden for use by the residents (Tract "A), and landscape buffers from adjoining properties (Tracts "A" and "D"). A private street is proposed with this application, as existing development and natural resources preclude a through- street, and constructing a cul-de-sac would result in a significant reduction of buildable area with little public benefit. PDK2075-1X O1/SUB201540003 AS!I CREEK VII LAGE PAGE 8 OF 33 Issues For Planning Commission Consideration As detailed elsewhere in this report, the Planning Commission is being asked to grant several modifications to normal development standards. The modifications include the following: > Modification of street standards to allow a private street; Modification of buffer standards between single-family and multi-family development from 10 feet to 8 feet,with enhanced plantings to enhance privacy screening; • Modification of minimum lot frontage for Lot 13, from 25 feet to 12 feet; • Modification of minimum lot sizes to provide for a private community garden; and Modification of setbacks,as detailed in the chart below: Proposed Project Setbacks R-4.5 (Standard) R-4.5 (Proposed) R-12 (Standard) R-12 (Proposed) Front Yard 20 ft. 20 ft. 15 ft. 15 ft. Front of Garage 20 ft. 20 ft. 20 ft. 20 ft. Side Yard 5 ft. 3 ft. / 20 ft.5 5 ft. 3 ft. / 8 ft.1 Street Side Yard 15 ft. n/a 10 ft. 8 ft.2 / 10 ft.3 Rear 15 ft. 15 ft. 15 ft. 15 ft. / 20 ft.4 1. Lots 1 and 6 subject to 8 ft. side yard setbacks on west side. 2. Lots 8 and 9 subject to 8 ft. street side yard setbacks. 3. Lot 11 subject to 10' street side yard setback along SW 95th Avenue. 4. Lots 9-11 subject to 20 ft. rear yard setbacks. 5. Lot 12 subject to 20 foot side yard setback along northern boundary. SECTION IV. COMMENTS FROM PROPERTY OWNERS WITHIN 500 FEET The applicant held a formal neighborhood meeting on January 5, 2015. Neighborhood concern focused on street improvements and traffic, building setbacks, parking, natural resources, and market viability. A notice of a pending land use action was sent to neighboring property owners within 500 feet of the subject site boundaries on July 13, 2015.The City did not receive any written comments by the publish date of this staff report. SECTION V. SUMMARY OF APPLICABLE CRITERIA The following summarizes the criteria applicable to this decision in the order in which they are addressed: A. Approval Criteria 18.350 Planned Developments 18.430 Subdivisions B. Applicable Development Standards 18.510 Residential zoning districts 18.705 Access,Egress and Circulation 18.715 Density Computations 18.725 Environmental Performance Standards 18.745 Landscaping and Screening 18.765 Off-street Parking and Loading Requirements 18.790 Urban Forestry Plan 18.795 Vision Clearance Areas 18.810 Street and Utility Improvement Standards PDR2U15-(NNN)1!SUB2U15-U(N)03 ASH CREEK VILLAGE PAGE 9 OF 33 SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS A. APPLICABLE DEVELOPMENT STANDARDS 18.350 PLANNED DEVELOPMENTS 18.350.020 Process D. Concurrent applications for concept plan and detailed plan. In the case of concurrent applications for concept plan and detailed development plan, including subdivision applications, the applicant shall clearly distinguish the concept from the detailed plan. The Planning Commission shall take separate actions on each element of the planned development application (i.e., the concept approval must precede the detailed development approval); however each required action may be made at the same hearing. The applicant is applying for a concurrent review of the planned development concept plan and the detailed development plan. A Separate Concept Plan (Sheet 2) and Detailed Plan (Sheet 1) have been submitted. The applicant's narrative addresses the concept plan criteria on pages 5-35.The Commission shall take separated actions, first on the proposed concept plan, and second on the detailed plan. 18.350.050 Concept Plan Approval Criteria A. The concept plan may be approved by the commission only if all of the following criteria are met: 1. The concept plan includes specific designations on the concept map for areas of open space, and describes their intended level of use, how they relate to other proposed uses on the site, and how they protect natural features of the site. The Concept Plan Map (Sheet 2) shows specific designations for open space areas. This includes landscaped buffer areas from adjoining dwellings,and a community garden area. This criterion is met. 2. The concept plan identifies areas of trees and other natural resources, if any, and identifies methods for their maximized protection,preservation, and/or management. There are no natural resources on the site beyond the 29 existing trees. Of the 29 trees, 23 (79%) are identified by the arborist as invasive species including Black locust, English hawthorn, and European White Birch and therefore are not recommended for preservation. The remaining non-invasive trees are not suitable for preservation either as they have been identified as being in poor condition. With no natural resources or trees worthy of preservation, this criterion does not apply. 3. The concept plan identifies how the future development will integrate into the existing neighborhood, either through compatible street layout, architectural style, housing type, or by providing a transition between the existing neighborhood and the project with compatible development or open space buffers. The concept plan (Sheet 2) proposes the use of similar housing types and landscape buffer areas to ensure future development will integrate into the existing neighborhood. The project proposes the development of single-family detached homes, which is identical to the dominant housing type on this block, and similar to the duplex on the property to the north. To ensure a smooth transition between the proposed homes and existing multi-family to the west and northeast, the plan proposes the use of an open space area (Tract "A") and a water quality facility (Tract "B") in between the two uses, which provide screening and buffering between these differential housing types. This criterion is met. 4. The concept plan identifies methods for promoting walkability or transit ridership, such methods may include separated parking bays, off street walking paths, shorter pedestrian routes than vehicular routes,linkages to or other provisions for bus stops,etc. Public transit service is currently not available along this section of 95th Avenue. The closest Tri Met bus stops are for the 76 and 78 lines, which run on Greenburg Road approximately 0.27 miles to the west, as measured by the PDR2015-(KKK)1/SUB2015-00003 ASH CREEK VILLAGE PAGE.1))OF 33 most direct, on-street route. This block of 95th Avenue is largely without sidewalks, but walkability will be enhanced with sidewalk improvements along the project site frontage. Given existing development patterns and natural resource barriers, there are no other proportional, pedestrian enhancements that the applicant could provide. This criterion is met. 5. The concept plan identifies the proposed uses, and their general arrangement on site. In the case of projects that include a residential component, housing type, unit density, or generalized lot sizes shall be shown in relation to their proposed location on site. The Concept Plan Map (Sheet 2) shows the locations of proposed uses, housing types, densities, setbacks, and general arrangement of the site. The concept plan places the majority of the density within the northern half of the site, and places the largest lots and open spaces along the southern half of the lot, in order to match density pattern of adjoining properties. This criterion is met. 6. The concept plan must demonstrate that development of the property pursuant to the plan results in development that has significant advantages over a standard development. A concept plan has a significant advantage if it provides development consistent with the general purpose of the zone in which it is located at overall densities consistent with the zone, while protecting natural features or providing additional amenities or features not otherwise available that enhance the development project or the neighborhood. The applicant has prepared a Conventional Development Plan (Sheet 4) to demonstrate how the proposed concept plan results in significant advantages over standard development. As demonstrated on Sheet 4, standard development requires the use of a large turnaround as a public street cannot be continued through the site. Moreover, the unconventional shape of the parcel would make it difficult to maximize housing density as the turnaround would be located on the part of the site containing the higher density zone. By allowing development under Planned Development Standards, the project would be able to maximize density while also providing for a community garden and dedicated landscape buffer areas. These features enhance the development project and would not otherwise be available with the project as a standard development. This criterion is met. FINDING: As shown in the analysis above, staff finds that the proposed Concept Plan meets the concept plan approval criteria. 18.350.060 Detailed Development Plan Submission Requirements C. Compliance with specific development standards. The detailed development plan shall show compliance with base zone provisions,with the following modifications: 1. Lot dimensional standards. The minimum lot depth and lot width standards shall not apply. There shall be no minimum lot size except that lots on the perimeter of the project shall not be less than 80% of the minimum size required in the base zone. As shown on the Detailed Development Plan (Sheet 1) and Preliminary Plat (Sheet 3), no lots on the perimeter of the project will be less than 80% of the minimum size required in the base zone. Lots 1-11 are located in the R-12 zone, and require a minimum lot size of 3,050 square feet. To meet this standard, perimeter lots must be at least 2,440 square feet. Lots 1-6 and Lot 11 exceed this dimension. Lots7-10 and 12-13 are not perimeter lots due to the presence of substantial landscape buffers, therefore this standard does not apply to these lots. Based on the analysis above,this standard is met. 2. Site coverage. The maximum site coverage is 80%, except in the IP zone where the maximum site coverage shall be 75%. Site coverage includes all buildings and impervious surfaces such as streets and sidewalks. Site coverage calculations were not provided with the application. Site coverage calculations will be verified with individual building permit applications for development on each lot. Based on the proposed setbacks within the development, it is reasonable to expect the applicant can comply with this criterion. Site coverage for Tracts A-D is approximately 32%based on the proposed development. This standard is met. P1R2U15-(N)(A)], SUB2(115-00003 ASI I CREEK VILLAGE PAGE 11 OF 33 3. Building height. In residential zones, any increase in the building height above the maximum in the base zone will require that the structure be set back from the perimeter of the site a distance of at least 1-1/2 times the height of the building. The proposed development does not include any increases in the building height above the maximum allowed in the base zone.This standard is met. 4. Structure setback provisions: a. Setbacks for structures on the perimeter of the project shall be the same as that required by the base zone unless otherwise provided by Chapter 18.360; Setbacks for structures within the proposed development are included on Detailed Development Plan (Sheet 1). Setbacks for structures on the perimeter of the project, shall meet minimum rear and side yard setbacks. This standard is met. b. The setback provisions for all setbacks on the interior of the project shall not apply except that: i. All structures shall meet the Uniform Building and Fire Code requirements; ii. A minimum front yard setback of 20 feet is required for any garage structure which opens facing a street. This setback may be reduced for rear or side loaded garages, if specified on the detailed plan and proper clearances for backing movements are accounted for; iii. A minimum front yard setback of eight feet is required for any garage opening for an attached single-family dwelling facing a private street as long as the required off-street parking spaces are provided. This setback may be reduced for rear or side loaded garages, if specified on the detailed plan and proper clearances for backing movements are accounted for. All structures in the proposed development will meet the Uniform Building and Fire Code requirements as required by normal building permit review. All garage setbacks will be at least 20 feet from the property line, per the application. This standard is met. c. If seeking to modify the base zone setbacks, the applicant shall specify the proposed setbacks, either on a lot by lot, or project wide basis. The commission may require site specific building envelopes. Proposed setbacks and requested modification from the base zone setbacks are shown in the applicant's narrative on the Detailed Development Plan (Sheet 1), Preliminary Plat (Sheet 3), and page 23 of the application narrative. Specified exemptions arc below. This standard is met. Proposed Project Setbacks R-4.5 (Standard) R-4.5 (Proposed) R-12 (Standard) R-12 (Proposed) Front Yard 20 ft. 20 ft. 15 ft. 15 ft. Front of Garage 20 ft. 20 ft. 20 ft. 20 ft. Side Yard 5 ft. 3 ft. / 20 ft.5 5 ft. 3 ft. / 8 ft.1 Street Side Yard 15 ft. n/a 10 ft. 8 ft.2 / 10 ft.3 Rear 15 ft. 15 ft. 15 ft. 15 ft. / 20 ft.4 1. Lots 1 and 6 subject to 8 ft. side yard setbacks on west side. 2. Lots 8 and 9 subject to 8 ft. street side yard setbacks. 3. Lot 11 subject to 10' street side yard setback along SW 95th Avenue. 4. Lots 9-11 subject to 20 ft. rear yard setbacks. 5. Lot 12 subject to 20 foot side yard setback along northern boundary. PDR2o15-o o1 SUB2oi5-o(n03 As]1 CREEK VILLAGE P\GE 12 01,33 5. Other provisions of the base zone. All other provisions of the base zone shall apply except as modified by this chapter. As shown in the applicant's preliminary plans and narrative report, the proposed development complies with all other provisions of the R-4.5 and R-12 base zone except as modified above in regards to yard size and side yard setbacks. This standard is met. FINDING: Based on the analysis above, the detailed development plan is consistent with the base zone development provisions subject to certain allowed modifications.These criterion are met. 18.350.070 Detailed Development Plan Approval Criteria A detailed development plan may be approved only if all the following criteria are met: A. The detailed plan is generally consistent with the concept plan. Minor changes from the concept plan do not make the detailed plan inconsistent with the concept plan unless: 1. The change increases the residential densities, increases the lot coverage by buildings or reduces the amount of parking; 2. The change reduces the amount of open space and landscaping; 3. The change involves a change in use; 4. The change commits land to development which is environmentally sensitive or subject to a potential hazard; and 5. The change involves a major shift in the location of buildings, proposed streets, parking lots, landscaping or other site improvements. The detailed plan is generally consistent with the concept plan and none of the above changes are proposed or anticipated. This criterion is met. A. All the provisions of the land division provisions, Chapters 18.420, Partitions, and 18.430, Subdivisions, shall be met if applicable; All provisions of the subdivision provisions are met and demonstrated in Section 18.430 of this report. This criterion is met. B. Except as noted, the provisions of the following chapters shall be utilized as guidelines. A planned development need not meet these requirements where a development plan provides alternative designs and methods, if acceptable to the commission that promotes the purpose of this chapter. In each case, the applicant must provide findings to justify the modification of the standards in the chapters listed below. The applicant shall respond to all the applicable criteria of each chapter as part of these findings and clearly identify where their proposal is seeking a modification to the strict application of the standards. For those chapters not specifically exempted, the applicant bears the burden of fully complying with those standards, unless a variance or adjustment has been requested. 1. Chapter 18.360, Site Development Review. The provisions of Chapter 18.360, Site Development Review, are not applicable to planned development reviews. The detailed development plan review is intended to address the same type of issues as the site development review. 2. Chapter 18.705,Access, Egress and Circulation. The commission may grant an exception to the access standards, upon a demonstration by a professional engineer that the resulting access will not be detrimental to the public safety considering emergency vehicle needs, and provisions are provided for all modes of transportation using the site (vehicles, bicycles, pedestrians, and transit). 3. Chapter 18.715, Density Computation and Limitations. Unless authorized below, density shall be governed by the density established in the underlying zoning district,using the minimum lot size established for that district. Where a project site encompasses more than one underlying zoning district, density shall be aggregated for each district, and may be allocated anywhere within the project site, as deemed appropriate by the commission. The commission may further PDR2015-u(u 1/SUB2015-1J0003 ASJ 1 CREEK VILLAGE PAGE 13 OF 33 authorize a density bonus not to exceed 10% as an incentive to increase or enhance open space, architectural character and/or site variation incorporated into the development. These factors must make a substantial contribution to objectives of the planned development. The degree of distinctiveness and the desirability of variation achieved shall govern the amount of density increase which the commission may approve according to the following: a. A one percent bonus for each five percent of the gross site area set aside in open space, up to a maximum of five percent, is allowed for the provision of active use recreational open space, exclusive of areas contained in floodplain, steep slopes, drainageways, or wetlands that would otherwise be precluded from development; b. Up to a maximum of five percent is allowed for the development of pedestrian amenities, streetscape development, recreation areas, plazas, or other items from the "Planning Commission's Toolbox." 4. Chapter 18.745, Landscaping and Screening. The commission may grant an exception to the landscape requirements of this title upon a finding that the overall landscape plan was prepared by a licensed landscape architect, provides for 20% of the net site area to be professionally landscaped, and meets the intent of the specific standard being modified. 5. Chapter 18.765, Off-Street Parking and Loading Requirements. The commission may grant an exception to the off-street parking dimensional and minimum number of space requirements in the applicable zone if: a. The minimum number of parking spaces is not reduced by more than 10% of the required parking; and b. The application is for a use designed for a specific purpose which is intended to be permanent in nature, e.g., a nursing home, and which has a low demand for off-street parking; or Planned Developments 18.350-9 AP Update: 2/14 c. There is an opportunity for sharing parking and there is written evidence that the property owners are willing to enter into a legal agreement;or d. Public transportation is available to the site, and reducing the standards will not adversely affect adjoining uses;or e. There is a community interest in the preservation of particular natural features of the site which make it in the public interest to grant an exception to parking standards. 6. Chapter 18.780, Signs. The commission may grant an exception to the sign dimensional requirements in the applicable zone if: a. The sign is not increased by more than 10% of the required applicable dimensional standard for signs; and b. The exception is necessary for adequate visibility of the sign on the property;and c. The sign will be compatible with the overall site plan, the structural improvements and with the structures and uses on adjoining properties. 7. Chapter 18.795, Visual Clearance Areas. The commission may grant an exception to the visual clearance requirements,when adequate sight distance is or can be met; 8. Chapter 18.810, Street and Utility Improvements, Sections 18.810.040, Blocks, and 18.810.060, Lots. Deviations from street standards shall be made on a limited basis, and nothing in this section shall obligate the city engineer to grant an exception. The commission has the authority to reject an exception request. The commission can only grant an exception to street sanctions if it is sanctioned by the city engineer. The city engineer may determine that certain exceptions to the street and utility standards are permissible when it can be shown that: a. Public safety will not be compromised; and b. In the case of public streets, maintenance costs will not be greater than with a conforming design; and c. The design will improve stormwater conveyance either by reducing the rate or amount of runoff from present standards or increasing the amount of pollutant treatment. Compliance with the standards of Chapter 18.350.070.C.1-7 is addressed in subsequent sections of this report. Pm:Ni5-wool!SUB2115-o N)3 Atilt CREEK VILE AGE PI:14 OF 33 The applicant is proposing access via a private street (Tract"C"),which is a deviation from street standards allowed under Section 8 above. Details regarding the private street are contained on Sheet 7 and include a 20-foot wide paved street section with sidewalks along a portion. The applicant is also asking for a reduction of minimum frontage for Lot 13. Chapter 18.810.060(B) requires a minimum of 25 feet of frontage for each lot. The applicant is requesting a reduction for Lot 13 from 25 feet to 12 feet,to allow sufficient access to the open space tract to the south. Review by the City Engineer has determined that as conditioned, the private street and frontage reduction will not compromise public safety and will reduce both the rate and volume of stormwater runoff from the site, as a result of a less impervious surface as compared to a public street. This criterion is met. D. In addition, the following criteria shall be met: 1. Relationship to the natural and physical environment: a. The streets, buildings and other site elements shall be designed and located to preserve the existing trees, topography and natural drainage to the greatest degree possible. The commission may require the applicant to provide an alternate site plan to demonstrate compliance with this criterion; b. Structures located on the site shall not be in areas subject to ground slumping and sliding as demonstrated by the inclusion of a specific geotechnical evaluation; and c. Using the basic site analysis information from the concept plan submittal, the structures shall be oriented with consideration for the sun and wind directions,where possible. The streets, buildings and other amenities in the proposed development have been designed so as to minimize grading and preserve existing topography to the degree possible. There are no specific natural features that warrant special design attention. There are no known areas on the site subject to ground slumping or sliding, and the site is relatively flat. The majority of homes are oriented along an east-west private road, providing for maximum solar access with either the front or rear facade facing south. This criterion is met. 2. Buffering, screening and compatibility between adjoining uses: a. Buffering shall be provided between different types of land uses; e.g., between single-family and multifamily residential, and residential and commercial uses; b. In addition to the requirements of the buffer matrix (Table 18.745.1), the requirements of the buffer may be reduced if a landscape plan prepared by a registered landscape architect is submitted that attains the same level of buffering and screening with alternate materials or methods. The following factors shall be considered in determining the adequacy and extent of the buffer required under Chapter 18.745: i. The purpose of the buffer, for example to decrease noise levels, absorb air pollution, filter dust, or to provide a visual barrier; ii. The size of the buffer needs in terms of width and height to achieve the purpose; iii. The direction(s) from which buffering is needed; iv. The required density of the buffering; and v. Whether the viewer is stationary or mobile. c. On-site screening from view from adjoining properties of such activities as service areas, storage areas, parking lots and mechanical devices on roof tops shall be provided and the following factors shall be considered in determining the adequacy of the type and extent of the screening: i. What needs to be screened; ii. The direction from which it is needed; and iii. Whether the screening needs to be year-round. Development Code Table 18.745.1 requires a Level "A" buffer between existing multi-family and new single-family detached dwellings. To meet a Level "A" buffer, a minimum 10 ft. buffer area containing grass or living groundcover is required between lots 1, 6, 12 and 13 and the western project boundary. The application exceeds this requirement along Lots 12 and 13, and proposes the use of a "C-2" level buffer for Lots 1 and 6. The C-2 buffer would allow a reduction in the buffer width from 10 to 8 feet, but within the buffer would be planted a row mums-wool sUB2015-(K ) 3 ASH CREEK VILLAGE PAGE 15 or 31 of trees, rose bushes, and a 5 ft. high fence. The applicant has presented a landscape plan,prepared by a landscape architect, detailing the alternative buffer area along the western side of the project site (Sheet L2). The purpose of the buffer is to provide a visual barrier, and the alternative C-2 standard satisfies that purpose to higher degree than the standard requirement. The development does not include any service areas, storage areas or parking lots. Therefore, this criterion is met. 3. Privacy and noise. Nonresidential structures which abut existing residential dwellings shall be located on the site or be designed in a manner, to the maximum degree possible, to protect the private areas on the adjoining properties from view and noise; No nonresidential structures are proposed that would abut an existing residential development. This criterion does not apply. 4. Exterior elevations—Single-family attached and multiple-family structures. Along the vertical face of single-family attached and multiple-family structures, offsets shall occur at a minimum of every 30 feet by providing any two of the following: a. Recesses, e.g.,decks,patios, entrances, floor area,of a minimum depth of eight feet; b. Extensions, e.g., decks, patios, entrances, floor area, of a minimum depth of eight feet, a maximum length of an overhang shall be 25 feet; and c. Offsets or breaks in roof elevations of three or more feet in height. The project does not include attached or multi-family structures. This criterion does not apply. 5. Private outdoor area—Residential use: a. Exclusive of any other required open space facility, each ground-level residential dwelling unit shall have an outdoor private area (patio, terrace, or porch) of not less than 48 square feet with a minimum width dimension of four feet; b. Wherever possible,private outdoor open spaces should be oriented toward the sun; and c. Private outdoor spaces shall be screened or designed to provide privacy for the use of the space. The proposed development consists of 13 lots for single-family detached units. Each lot is proposed to contain a 15 foot rear yard setback,with lot widths ranging between 28 feet and 46.53 feet. At a minimum, each lot will have at least 420 square feet within the rear yard area, and approximately half that area within each front yard area. Lots 6-11 have their rear yards oriented towards the sun, and lots 12-13 will receive mid-day to afternoon sun. The project narrative anticipates a privacy fence being constructed with each home. Therefore,this criterion is met. 6. Shared outdoor recreation and open space facility areas—Residential use: a. Exclusive of any other required open space facilities, each residential dwelling development shall incorporate shared usable outdoor recreation areas within the development plan as follows: i. Studio units up to and including two bedroom units,200 square feet per unit; ii. Three or more bedroom units,300 square feet per unit. b. Shared outdoor recreation space shall be readily observable from adjacent units for reasons of crime prevention and safety; c. The required recreation space may be provided as follows: i. Additional outdoor passive use open space facilities; ii. Additional outdoor active use open space facilities; iii. Indoor recreation center; or iv. A combination of the above. The application did not include housing plans, as they are to be determined later. Assuming at least three bedrooms per home, the project is required to provide 3,900 square feet (13 lots x 300 square feet) of shared outdoor recreation and open space areas. As demonstrated on the detailed development plan (Sheet 1) Tree Canopy Plan (Sheet L2), Tracts "A" and "D" provide a combined total of 12,599 square of shared recreation and open space. PDR2OI5-0xR11;SUB2015-u03ASI{CREI V1],1,AGE PAGE 1601:33 This space includes a combination of passive buffer areas and a community garden area measuring approximately 77' by 121 feet in size. This criterion is met. 7. Access and circulation: a. The number of required access points for a development shall be provided in Chapter 18.705; b. All circulation patterns within a development must be designed to accommodate emergency and service vehicles; and c. Provisions shall be made for pedestrian and bicycle ways abutting and through a site if such facilities are shown on an adopted plan or terminate at the boundaries of the project site. Compliance with the access and circulation standards are addressed in subsequent sections of this report. No adjustments are requested. This criterion is met. 8. Landscaping and open space—Residential development. In addition to the buffering and screening requirements of paragraph 2 of this subsection D, and any minimal use open space facilities, a minimum of 20% of the site shall be landscaped. This may be accomplished in improved open space tracts, or with landscaping on individual lots provided the developer includes a landscape plan, prepared or approved by a licensed landscape architect, and surety for such landscape installation. As demonstrated in the Detailed Plan (Sheet 1) and the Tree Canopy Plan (Sheet L2), Tracts "A" and "D" will be fully landscaped, and together they total 20.2% of the project site area. In addition, each detached single-family home will have landscaping within the setback areas. This criterion is met. 9. Public transit: a. Provisions for public transit may be required where the site abuts or is within a quarter mile of a public transit route. The required facilities shall be based on: i. The location of other transit facilities in the area; and ii. The size and type of the proposed development. b. The required facilities may include but are not necessarily limited to such facilities as: i. A waiting shelter; ii. A turn-out area for loading and unloading; and iii. Hard surface paths connecting the development to the waiting area. c. If provision of such public transit facilities on or near the site is not feasible, the developer may contribute to a fund for public transit improvements provided the Commission establishes a direct relationship and rough proportionality between the impact of the development and the requirement. Public transit service is currently not available along this section of 95th Avenue. The closest Tri Met bus stops are fore the 76 and 78 lines, which run on Greenburg Road approximately 0.27 miles to the west, as measured by the most direct, on-street route. Tri-Met was invited to comment on the project, and replied that they had no objection to the project as proposed. This block of 95th Avenue is largely without sidewalks, but walkability will be enhanced with sidewalk improvements along the project site frontage. Given existing development patterns and natural resource barriers, there are no other proportional, pedestrian enhancements that the applicant could provide. This criterion is met. 10. Parking: a. All parking and loading areas shall be generally laid out in accordance with the requirements set forth in Chapter 18.765; b. Up to 50% of required off-street parking spaces for single-family attached dwellings may be provided on one or more common parking lots within the planned development as long as each single-family lot contains one off-street parking space. 1,1R2015-0(n)1 SUB2015-0003 ASI I CREEK K vILLAGI: PAGE 17 OP 33 Compliance with parking standards is addressed in subsequent sections of this report. The proposed development will meet or exceed minimum parking standards by providing four, off-street parking spaces per dwelling unit (one required). This criterion is met. 11. Drainage. All drainage provisions shall be generally laid out in accordance with the requirements set forth in Chapter 18.810. An applicant may propose an alternate means for stormwater conveyance on the basis that a reduction of stormwater runoff or an increase in the level of treatment will result from the use of such means as green streets, porous concrete, or eco roofs. Compliance with drainage standards are addressed in subsequent sections of this report. No alternate means for stormwater conveyance is proposed and no adjustment is requested. This criterion is met. 12. Floodplain dedication. Where landfill and/or development are allowed within or adjacent to the 100-year floodplain, the city shall require consideration of the dedication of sufficient open land area for a greenway adjoining and within the floodplain. This area shall include portions of a suitable elevation for the construction of a pedestrian/bicycle pathway with the floodplain in accordance with the adopted pedestrian bicycle pathway plan. The subject site is not within or adjacent to the 100-year floodplain.This criterion does not apply. 13. Shared open space facilities. These requirements are applicable to residential planned developments only. The detailed development plan shall designate a minimum of 20% of the gross site area as a shared open space facility. The open space facility may be comprised of any combination of the following: a. Minimal use facilities. Up to 75% of the open space requirement may be satisfied by reserving areas for minimal use. Typically these areas are designated around sensitive lands (steep slopes,wetlands, streams, or 100-year floodplain). b. Passive use facilities. Up to 100% of the open space requirement may be satisfied by providing a detailed development plan for improvements (including landscaping, irrigation, pathway and other structural improvements) for passive recreational use. c. Active use facilities. Up to 100% of the open space requirement may be satisfied by providing a detailed development plan for improvements (including landscaping, irrigation, pathway and other structural improvements) for active recreational use. d. The open space area shall be shown on the final plan and recorded on the final plat or covenants. The gross site area is approximately 62,754 square feet in size, therefore 12,551 square feet of shared open space facilities are required. As demonstrated on the detailed development plan (Sheet 1) and Tree Canopy Plan (Sheet L2), Tracts "A" and "D" provide a combined total of 12,599 square feet of shared recreation and open space. Of that dedicated area, approximately 9,833 square feet (78%) will be dedicated to a shared community garden, and the remainder as shared landscape buffer. To ensure the public improvements are installed as proposed, a condition of approval has been added linking the garden improvements to the building permits. As conditioned, this criterion will be met. 14. Open space conveyance: Where a proposed park, playground or other public use shown in a plan adopted by the city is located in whole or in part in a subdivision, the commission may require the dedication or reservation of such area within the subdivision, provided that the reservation or dedication is roughly proportional to the impact of the subdivision on the park system. Where considered desirable by the commission in accordance with adopted comprehensive plan policies, and where a development plan of the city does not indicate proposed public use areas, the commission may require the dedication or reservation of areas within the subdivision or sites of a character, extent and location suitable for the development of parks or other public use, provided that the reservation or dedication is roughly proportional to the impact of the P1R2015-o00U1 r'SUB2015-(K)0((3 ASI 1 CREEK K V'IIJ.AGP PAGE 18 OF 33 subdivision on the park system. The open space shall be conveyed in accordance with one of the following methods: a. Public ownership. Open space proposed for dedication to the city must be acceptable to it with regard to the size, shape, location, improvement and budgetary and maintenance limitations. A determination of city acceptance shall be made in writing by the parks & facilities division manager prior to final approval. Dedications of open space may be eligible for systems development charge credits, usable only for the proposed development. If deemed to be not acceptable, the open space shall be in private ownership as described below. b. Private ownership. By conveying title (including beneficial ownership) to a corporation, home association or other legal entity, and granting a conservation easement to the city in a form acceptable by the city. The terms of the conservation easement must include provisions for the following: i. The continued use of such land for the intended purposes; ii. Continuity of property maintenance; iii. When appropriate, the availability of funds required for such maintenance; iv. Adequate insurance protection; and v. Recovery for loss sustained by casualty and condemnation or otherwise. The proposed open space dedications are being placed in common tracts to be jointly owned and maintained by the future homeowners, and recorded with the plat. No land is proposed for dedication to the public. These criteria are met. FINDING: Based on the analysis above, the detailed development plan approval criteria are met. To ensure these standards are met the following condition of approval shall be applied. 18.430 SUBDIVISIONS 18.430.040 Approval Criteria: Preliminary Plat A. Approval criteria. The approval authority may approve, approve with conditions or deny a preliminary plat based on the following approval criteria: 1. The proposed preliminary plat complies with the applicable zoning ordinance and other applicable ordinances and regulations; Compliance with the specific regulations and standards of the zoning ordinance are addressed in greater detail in this decision and have been shown to either meet, or be conditioned to meet, standards with this decision. 2. The proposed plat name is not duplicative or otherwise satisfies the provisions of ORS Chapter 92; The applicant submitted a plat name reservation from the Washington County Surveyor dated December, 10, 2014 certifying the proposed Ash Creek Village plat name. This criterion is met. 3. The streets and roads are laid out so as to conform to the plats of subdivisions and maps of major partitions already approved for adjoining property as to width,general direction and in all other respects unless the city determines it is in the public interest to modify the street or road pattern; and There arc no adjacent subdivisions or partitions which do not already have improvements in place. Access to the site is restricted to SW 95th Avenue. It is not possible to extend the internal access road in such a manner as to connect or continue an existing or future roadway due to pre-existing development. This criterion is met. 4. An explanation has been provided for all common improvements. P1R2O15-(x)(ul /'SUB1)15-00s)3 ASI I CREEK VII J.AG? PAGE 19(1P 33 The applicant's narrative and proposed plans provide an explanation for all common improvements, as required. Specific details of the proposed improvements are discussed later in this decision under the Street and Utility Improvement Standards; Section 18.810. This criterion is met. FINDING: Based on the analysis above, the proposal does meet all of the preliminary plat approval criteria for subdivisions. 18.510 RESIDENTIAL ZONING DISTRICTS The site includes R-4.5 and R-12 zones, Low and Medium-Density residential zoning districts. Detached single- family residential dwelling are proposed and are a permitted use in these zones. The R-4.5 zoning district has the following dimensional requirements: TABLE 18.510.2 DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES STANDARD R-4.5 Proposed PD R-12 Proposed PD Minimum Lot Size Detached unit 7,500 sq.ft. N/A for PD 3,050 sq. ft. N/A for PD Duplex per unit Attached Unit[1] Average Minimum Lot Width, Detached units lots 50 ft. N/A for PD None NA for PD Duplex lots 90 ft Attached unit lots Maximum Lot Coverage N/A N/A 80% [21 80% Minimum Setbacks Front yard 20 ft. 20 ft. 15 ft. 15 ft. Side facing street on corner&through lots 15 ft. 3 ft. /20 ft.3 10 ft. 3 ft. /8 ft.' Side yard 5 ft. n;a 5 ft. [3] 8 ft.2/10 ft.3 Rear yard 15 ft. 15 ft. 15 ft. 15 ft. /20 ft.4 Side or rear yard abutting more restrictive zoning district N/A. N/A 30 ft. 30 ft. Distance between property line and front of garage 20 ft. 20 ft. 20 ft. 20 ft. Maximum Height 30 ft. 30 ft. 35 ft. 35 ft. Minimum Landscape Requirement N1 A 20% 20% 20% Modified base zone development standards in bold 1. Lots 1 and 6 subject to 8 ft.side yard setbacks on west side. 2. Lots 8 and 9 subject to 8 ft.street side yard setbacks. 3. Lot 11 subject to 10'street side yard setback along SW 95th Avenue. 4. Lots 9-11 subject to 20 ft.rear yard setbacks. 5. Lot 12 subject to 20 foot side yard setback along northern boundary. FINDING: Based on the analysis above, base zone development standards in the R-4.5 and R-12 residential zones have been met or can be modified as requested through the planned development process. Development standards will be verified at the time of building permit issuance. 18.705 ACCESS. EGRESS.AND CIRCULATION 18.705.030 General Provisions 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. As shown on the detailed development plan (Sheet 1) and Preliminary Plat (Sheet 3), all lots have access to a public or private street. This standard is met. PDR2015410001/SUB2015-tnttt3 ASH CREEK VILLAGE PAGE 2t)OF 33 F. Required walkway location. On-site pedestrian walkways shall comply with the following standards: 1. Walkways shall extend from the ground floor entrances or from the ground floor landing of stairs, ramps, or elevators of all commercial, institutional,and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical,walkways shall be constructed between new and existing developments and neighboring developments. 2. Within all attached housing (except two-family dwellings) and multifamily developments, each residential dwelling shall be connected by walkway to the vehicular parking area, and common open space and recreation facilities. 3. Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum six-inch vertical separation (curbed) or a minimum three-foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used.Walkways shall be a minimum of four feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards. 4. Required walkways shall be paved with hard surfaced materials such as concrete, asphalt, stone, brick, other pervious paving surfaces, etc. Any pervious paving surface must be designed and maintained to remain well-drained. Walkways may be required to be lighted and/or signed as needed for safety purposes. Soft-surfaced public use pathways may be provided only if such pathways are provided in addition to required pathways. The proposed subdivision consists of detached single-family residential lots. This standard does not apply. 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). A Traffic Impact Summary states that all lots will access to the proposed internal street which then connects to SW 95th Avenue, a Neighborhood Route. A separate sight distance report measured the site distance along SW 95th for the proposed street and found it to be adequate. As conditioned, verification of adequate site distance will be required as part of the public facilities improvement and final plat submittal. This standard will be met. 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. 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. All driveways front a private street, which accesses a local street (SW 956 Avenue), and no arterials or collectors are adjacent to or near the project site. The proposed private street entrance is over 125 feet from SW Shady Lane and North Dakota Street. Mandamus Street is within 125 feet of the project entrance, but because it is a private street, this standard does not apply. These standards are met or do not apply. PDR2)15-0(001/SUB2015 )(K14)3 AS11 CREEK V'11.1.AGli PAGE 21 OF 33 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 ort 1 15' 10' 3-6 1 20' 20' The applicant states a driveway will be provided for each of the proposed residential lots that has a minimum access width of 15 feet and a minimum paved width of 10 feet. The exception is Lot 13, where the applicant is requesting a PD adjustment to reduce the access width to 12 feet, in order to provide sufficient access to Tract "A". As proposed and reviewed through the Planned Development Process, this standard is met and will verified at the time of building permit review. FINDING: Based on the analysis above, the Access,Egress and Circulation standards are met. 18.715 DENSITY COMPUTATIONS 18.715.010 Purpose 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"; 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. FINDING: The project site is approximately 62,754 square feet in size. The application does not include any sensitive land areas or dedication for public parks. Seven feet of additional right-of-way is proposed along the full extent of SW 95`' Avenue, resulting in a dedication of approximately 1,308 square feet (7 ft. x 186.87). The proposed street (Tract "C") is approximately 8,315 square feet in size. These deductions result in a net buildable area of approximately 53,131 square feet. Because the site is P1R2015-(5001,'SUB2O15-O tkt3 ASH CREEK VILLAGE I'AGE 22 OF 33 subject to two residential zone standards, separate calculations must be made to calculate minimum and maximum density on the site. R-12: The net acreage is 44,020 square feet minus 8,867 square feet for right-of-way and private street dedication = 35,153 square feet. 35,153 square feet divided by 3,050 square feet = 11.53 units. R-4.5: The net acreage is 18,734 square feet minus 756 square feet for right of way and private street dedication = 17,978 square feet. 17,978 square feet divided by 7,500 square feet = 2.40 units. Combined Maximum Density = 13 Units Combined Minimum Density = 10 Units (80%of Maximum) The proposed unit count is within the permitted density range of 10-13 units. The proposed number of units in each zone is consistent with that allowed under standard development. No adjustments or density transfers are requested. The density computations standards are met. 18.725 ENVIRONMENTAL PERFORMANCE STANDARDS This chapter requires that federal and state environmental laws, rules and regulations be applied to development within the City of Tigard. Section 18.725.030 (Performance Standards) regulates: noise, visible emissions,vibration, odors,glare and heat, and insects and rodents: 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 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 are permitted within the residential zones. 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. 18.745 LANDSCAPING AND SCREENING 18.745.030 General Provisions PDR2015-04NK1/SUB2i115-U H)O3 ASI1 CREEK VILLAGE PAGE 23 OF 33 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. 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 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. As shown on the revised landscape plan (Sheet L2), the applicant is proposing a total of 17 street trees. This is two short of the required minimum. The project site has approximately 834 linear feet of frontage, consisting of 162 linear feet along SW 95th Avenue, and approximately 672 linear feet along the private street in Tract "C". When divided by 40, a minimum of 19 street trees is required. While deficient, there is no reason to believe the applicant cannot modify the proposed tree canopy plan in order to meet the standard. Alternatively, the applicant has the option of paying a fee-in-lieu for the missing street trees. A condition of approval has been added to ensure the standard is met through one or both of these methods. As conditioned, this standard can be met. PDR2oiS1xxX11;SUR201S0x003 AS1 I CREEK VILLAGE PAGE 24 GI,13 18.745.050 Buffering and Screening A. General provisions. 1. It is the intent that these requirements shall provide for privacy and protection and reduce or eliminate the adverse impacts of visual or noise pollution at a development site,without unduly interfering with the view from neighboring properties or jeopardizing the safety of pedestrians and vehicles. 2. Buffering and screening is required to reduce the impacts on adjacent uses which are of a different type in accordance with the matrices in this chapter(Tables 18.745.1 and 18.745.2).The owner of each proposed development is responsible for the installation and effective maintenance of buffering and screening. When different uses would be abutting one another except for separation by a right-of-way, buffering, but not screening, shall be requited as specified in the matrix. 3. In lieu of these standards, a detailed buffer area landscaping and screening plan may be submitted for the director's approval as an alternative to the buffer area landscaping and screening standards, provided it affords the same degree of buffering and screening as required by this code. Development Code Table 18.745.1 requires a Level "A" buffer between existing multi-family and new single-family detached dwellings. To meet a Level "A" buffer, a minimum 10 ft. buffer area containing grass or living groundcover is required between lots 1, 6, 12 and 13 and the western project boundary. The application exceeds this requirement along Lots 12 and 13,but falls short of the required distance along lots 1 and 6. As discussed previously in this report under Planned Development standards, the applicant proposes the use of a "C-2" level buffer for Lots 1 and 6 as part of the Planned Development approval. The C-2 buffer would allow a reduction in the buffer width from 10 to 8 feet, but the buffer area would be enhanced with a row of trees, rose bushes, and a 5 ft. high fence. The purpose of the buffer is to provide a visual barrier between the existing apartments and proposed single-family dwellings, and the alternative C-2 standard satisfies that purpose to a higher degree than the standard requirement. As discussed above, and as adjusted through the Planned Development approval, this criterion is met. The subject property abuts properties to the north and south within the Tigard River Terrace area that have a zoning designation of either R-4.5, R-7 or R-12. The R-4.5, R-7, and R-12 zones permit single family residential units. Adjacent properties to the east and west are designated by Washington County as either agricultural use or low-density residential. Lots along the eastern border of the site will be the largest sized lots in the subdivision to be more consistent with the existing development to the east. Lots along the northern border of the site will be separated from future development to the north by an open space tract. Lots along the southern and western border of the site will be separated from future development by collector street SW Bull Mountain Road and arterial street SW Roy Rogers Road respectively. The subject site is surrounded by rural agricultural land and single-family residential properties. Therefore,buffering and screening is not required. FINDING: Based on the analysis above, the Landscaping and Screening standards are met, or will be met through conditions of approval. 18.765 OFF-STREET PARKING AND LOADING REQUIREMENTS 18.765.030 General Provisions 18.765.030 General Provisions A. Vehicle parking plan requirements. No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The director shall provide the applicant with detailed information about this submission requirement. The Preliminary Street and Parking Plan (Sheet 7) demonstrates proposed parking, access, egress, and circulation. mums-worn/StJB2ol5-1kX5 3 ASF]CRPk.J<VILLAGE PAG]:25 OF 33 This standard is met. 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. No bicycle parking is required for single-family attached or detached dwellings. As shown on the Preliminary Street and Parking Plan (Sheet 7), four off-street parking space will be provided per dwelling unit. Table 18.765.2 only requires one off-street parking space per unit. This standard is met. FINDING: As shown in the analysis above, the on and off street parking requirements are met. 18.790 URBAN FORESTRY PLAN 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; 2. Meet the tree preservation and removal site plan standards in the Urban Forestry Manual (UFM); 3. Meet the tree canopy site plan standards in the Urban Forestry Manual; and 4. Meet the supplemental report standards in the Urban Forestry Manual. The applicant has presented preliminary urban forestry plans (Sheets Ll-L3) prepared and stamped b) Joe Percival, Landscape Architect, and signed by Morgan Holen, Certified Arborist. The applicant has also submitted an Urban Forestry Plan Supplemental Report, dated February 25,2015 and prepared by Morgan Holen, ISA certified arborist. The plans and report meet the standards of the Urban Forestry Manual, and will result in effective tree canopy cover of 1119io in the R-12 portion of the development site (33% required), and 61% effective canopy in the R-4.5 portion of the development site (40%required). This standard 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 Supplemental Report demonstrates the applicable standard percent effective tree canopy cover is provided. This standard does not apply. FINDING: Based on the analysis above, the urban forestry plan requirements are 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. PDR2015-00(X)1!SUB2015-mx 3 ASI CREEK\rni.\GE PAGE 26 0):33 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.As conditioned,this requirement is met. 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.As conditioned, this requirement is met. FINDING: Based on the analysis above, the applicable urban forestry plan implementation standards are met. 18.795 VISUAL CLEARANCE 18.795.030 Visual Clearance Requirements A. At corners. Except within the CBD zoning district a visual clearance area shall be maintained on the corners of all property adjacent to the intersection of two streets, a street and a railroad, or a driveway providing access to a public or private street. 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. FINDING: Clear vision areas are shown in the applicant's Preliminary Street and Parking Plan (Sheet 7) using hatched areas at each intersection. This requirement will be verified during normal building permit review. This standard is met. 18.810 STREET AND UTILITY IMPROVEMENTS STANDARDS: 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. All lots will access to the proposed internal private street which then connects to SW 95th Avenue, a Neighborhood Route. Full Neighborhood Route half street improvements will be required along the SW 95th Avenue frontage. This standard is met. Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires SW 95th Avenue, a neighborhood route to have a 54-foot right-of-way width and 32-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting,storm drainage, and street trees. 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 ]'182015-In0l;SU132015-U n)3 AS11 CREEK VILLAGE PAGE 27 OF 33 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 submitted Circulation Plan shows the site fronts along SW 95th Avenue and is otherwise surrounded by development, a rail road right-of-way,and Ash Creek. There are no opportunities to extend public streets. Access will be provided by a private street. This standard is met. Street Alignment and Connections: Section 18.810.030.H.1 states that full street connections with spacing of no more than 530 feet between connections is required except where prevented by barriers such as topography, railroads, freeways, pre- existing developments, lease provisions, easements, covenants or other restrictions existing prior to May 1, 1995 which preclude street connections. A full street connection may also be exempted due to a regulated water feature if regulations would not permit construction. Section 18.810.030.H.2 states that all local, neighborhood routes and collector streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. Land is considered topographically constrained if the slope is greater than 15% for a distance of 250 feet or more. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. Access for all of the lots will be provided by a single private street. As discussed previously, there are no abutting streets to extend through the site. This standard is met. Cul-de-sacs: 18.810.030.L states that a cul-de-sac shall be no more than 200 feet long,shall not provide access to greater than 20 dwelling units, and shall only be used when environmental or topographical constraints, existing development pattern, or strict adherence to other standards in this code preclude street extension and through circulation: • All cul-de-sacs shall terminate with a turnaround. Use of turnaround configurations other than circular, shall be approved by the City Engineer;and • The length of the cul-de-sac shall be measured from the centerline intersection point of the two streets to the radius point of the bulb, and • If a cul-de-sac is more than 300 feet long, a lighted direct pathway to an adjacent street may be required to be provided and dedicated to the City. No cul-de-sacs are proposed as the project proposes a private street,rather than a public street. The private street will end with a standard hammerhead turnaround. This standard is met. 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 grade of the proposed private street is about one percent. 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 P1)R2015-(Nn01!SUB2015-(X)003 ASH CREEK VILLAGE PAGE 28 OF 33 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. An arterial or collector street does not abut or traverse the site. The standard does not apply. Alleys, public or private: Section 18.810.030.R states that alleys shall be no less than 20 feet in width. In commercial and industrial districts, alleys shall be provided unless other permanent provisions for access to off-street parking and loading facilities are made. While alley intersections and sharp changes in alignment shall be avoided, the corners of necessary alley intersections shall have a radius of not less than 12 feet. No alleys are proposed with this project. This standard does not apply. Private Streets: Section 18.810.030.T states that design standards for private streets shall be established by the City Engineer. The City shall require legal assurances for the continued maintenance of private streets, such as a recorded maintenance agreement. Private streets serving more than six dwelling units are permitted only within planned developments, mobile home parks, and multi-family residential developments. Access to all lots is provided by a private street. In order to protect life and property and ensure sufficient access , the applicant shall place a statement on the face of the final plat indicating the private street(s) will be owned and maintained by the properties that will be served by it/them. In addition, the applicant shall record Conditions, Covenants and Restrictions (CC&R's) along with the final plat that will clarify how the private property owners are to maintain the private street(s). These CC&R's shall be reviewed and approved by the City prior to approval of the final plat. The City's public improvement design standards require private streets to have a pavement section equal to a public local street. The applicant will need to provide this type of pavement section. Block Designs - Section 18.810.040.A states that the length,width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 2,000 feet measured along the right-of-way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre- existing development or; • For blocks adjacent to arterial streets,limited access highways,major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or right-of- ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. The proposed development is located on a block in excess of 4,000 feet when measured along the right-of-way line. Reduction of the block size is precluded by existing development on all sides, including a large multi-family 1,1)R21115-00(xi1;SUB2O15-I0013 AS11 CREEK vI1J.AG17, PAGE 2901733 development and Ash Creek. Pedestrian and bike connections are precluded for the same reason. This standard is met. Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width,unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. This application proposes single-family residential detached units. No lots are proposed that contain any portion of an existing or proposed public ROW. As shown on the Preliminary Plat (Sheet 3), the depth of all of the proposed lots does not exceed 2-1/2 times the average lot width. The subject site is zoned R-4.5 and R-12 and does not include any commercial or industrial uses. This standard is met. Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition,18.420.050.A.4.c applies,which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit,the frontage shall be at least 15 feet. As shown on the attached Preliminary Plat (Sheet 3), all but one of the proposed lots containing a detached home, fronts onto a public or private street for a width of greater than 25 feet. The exception, Lot 13, has requested an exception to this standard as part of the Planned Development process. The exception would allow a reduction of frontage from 25 to 12 feet, in order to provide access to the open space tract to the south. As modified by the Planned Development review, this standard is met. Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. Private streets and industrial streets shall have sidewalks on at least one side. A five-foot wide sidewalk on one side of the private street connecting to the community garden will be required. This standard is met. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. Sewer service will be provided from an existing line of adequate capacity in SW 95th Avenue. The surrounding area is currently served so there is no need to extend the sewer beyond the site. This standard is met. Storm Drainage: General Provisions: Section 18.810.100.A requires developers to make adequate provisions for storm water and flood water runoff. A Preliminary Drainage Report- February 26, 2015, describes the proposed improvements. Service will be from an existing 24-inch in SW 95th Avenue. This standard is met. 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). PDR2015-(nx)1,SUB2015-0(n o3 ASI 1 CICI K\11.1.AGE PAGE.30 OF 33 Drainage has been provided for the surrounding area. There is no need to accommodate upstream drainage. This standard does not apply. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. Detention will be provided by a water quantity and quality pond proposed in Tract B. Required detention calculations have been submitted. This standard is met. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above,and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer,shall be constructed prior to the surfacing of the streets; and • Stubs for service connections 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 out-weighs 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. Undergrounding of existing overhead utility lines along the frontage of SW 95th Avenue will be required. As conditioned, this standard will be met. Public Water System: Service for each lot will be provided by an existing Tualatin Valley Water District line in SW 95th Avenue. 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 pi-mots-own;SUB21)15-(10u)3 ASI 1 CREEK VII J,.AG1 PAGE 31 OF 33 created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to commencing site improvements, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the CWS Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. Grading and Erosion Control: CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb one or more acre of land. Since this site is over five acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the site and/or building permit. A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of all lots,and show that they will be graded to insure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Department. For situations where the back portions of lots drain away from a street and toward adjacent lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. The applicant will also be required to provide a geotechnical report, per Appendix Chapter 33 of the UBC, for the proposed grading slope construction. The recommendations of the report will need to be incorporated into the final grading plan and a final construction supervision report must be filed with the Engineering Department prior to issuance of building permits. The design engineer shall also indicate, on the grading plan,which lots will have natural slopes between 10°,/o and 20%, as well as lots that will have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections and/or permits will be necessary when the lots develop. An erosion control plan has not been submitted. Provide an erosion control plan with Public Facility Improvement permit application. 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 approval of the final plat. For this project, the addressing fee will be $650.00 (13 lots and/or tracts X $50/address = $650). The developer will also be required to provide signage at the entrance of each shared flag lot driveway or unnamed 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. PDR2o15-o(NA)i/SUB2O15-(Nnx13 ASI CREEK V II.I,AGF. PAGE 32 OP 33 In addition, the applicant's as-built drawings shall be tied to the GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins,water valves,hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). SECTION VII. OTHER STAFF COMMENTS The City Public Works Department and Building Official were invited to comment but did not respond. The City Police Department reviewed the proposal and had no objections to it. The City Development Review Engineer has reviewed the proposal and provided comment in a Memorandum dated July 23, 2015 and contained in the land use file. The findings and conclusions in the Memorandum have been incorporated into this land use decision. SECTION VIII. AGENCY COMMENTS Tualatin Valley Fire & Rescue, Clean Water Services, Oregon Department of Fish and Wildlife, NW Natural Gas, Portland General Electric, and Verizon were invited to comment but did not respond. Tri-Met and Comcast reviewed the proposal and had no objections to it. Clean Water Services has reviewed the proposal and issued a Service Provider Letter (CWS File No. 14-003408) dated January 30, 2015. A copy of this letter was presented with the application. A condition of approval will ensure CWS requirements are met prior to and during site development. Attachments: Exhibit 1 Vicinity Map Exhibit 2 Zoning Map July 27,2015 PRF D :Y: John Floyd DATE Associate Planne - July 27,2015 APPROVEDtY: Tom McGuire DATE Assistant Community Development Director PDR2UI5-110001 j SUB2015-00003 ASI-I CRR1:K VILLAGE PAGE:33 OI 33 _ _ 1 ".;,opit,.,: ,-' ' '' ''''' „9. ': ,. . 7 . `,.... AN R �r rt 1 40.4, �' '. ek ••••$ .. ._ _ .., Ir a '� 1,1,,,,,,,,,,,,,,.. .,,,,,,z,,,,,,,,i...„,,tr, 1 ' - .N.,,,...:l.,,,... .... r / A illifk:' riffti 0 . 640. J. -r , ;044 ,. ,7' tt: i it ,I.,a -.- , 0 Y 6 ..-- t1,111k ' •V f .,. i .. if t'4'G S -.4'°,' - . is _-_- — . 0. fl , . ,ea iii, ... . _ , . ., R. yr , ..._„....:. .,, it S ' 'v ... ,t1r O doli -1,,,,, ,.]:',3 , tz , ' r., V 4 , .,. . . J. . ,Fest $ 1e ♦.x AA JO 1 OAK QQ I N u .9 46> SHADY 'o CASCADE A 4q- MUR-1 C.,Q- . . „ M ., , NDAMUS CT IIIIIIIIIIIIMI ■■■■... i511 11 ' GSTAFF ST I W1 R-•• sun D} R-12 1 w w 1 I a R-12 (PD) › 'a _ - W > ` _� NORTH DAKOTA ST , � R-4.5 > .. r Q I ~ Feet I F— to 0 �500 97TH CT mi. °i REQUEST FOR COMMENTS City of Tigard TIGARD REQUEST FOR COMMENTS DATE: Monday,July 13,2015 TO: Potentially Affected Government Agency or Utility FROM: City of Tigard Planning Division STAFF CONTACT: John Floyd,Associate Planner Tigard Planning Division, 13125 SW Hall Blvd,Tigard, OR 97223 Phone: (503) 718-2429 Fax: (503) 718-2748 E-mail:Johnfl@tigard-or.gov PLANNED DEVELOPMENT REVIEW(PDR2015-00001) / SUBDIVISION (SUB2015-00003) - ASH CREEK VILLAGE- REQUEST: The applicant is requesting concurrent Planned Development Review and Subdivision Approval for the division of 1.43 acres of land into 13 single-family lots, with an associated private street, community garden, open space buffers, and a water quality tract. The proposed lots would vary in size from 2,158 square-feet to 3,677 square-feet in size, and the community garden and open space buffers would total approximately 12,599 square feet in size. LOCATION: 10895 SW 95th Avenue Washington County Tax Map 1S135BD,Tax Lot 00400 ZONE: R-4.5: Low Density Residential District and R-12 Medium-Density Residential District, with Planned Development Overlay APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.350, 18.430, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.790, 18.795,and 18.810. The Site Plan, Vicinity Map and Applicant's Materials are attached 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: THURSDAY, JULY 30, 2015. 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. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. _ Please contact of our office. Please refer to the enclosed letter or email. Written comments provided below: Name&Number of Person Commenting: CITY OF TIGARD REQUEST FOR COMMENTS NOTIFICATION LIST FOR LAND USE COMMUNITY DEVELOPMENT APPLICATIONS FILE NOS: FILE NAME: PDR2015-00001/ SUB2015-00003 Ash Creek Village Mark the block to the left of the name of each person or organization that needs to be notified. CITY OFFICES CD Administration/Kenny Asher,CD Director CD Administration/Tom McGuire,Asst CD Director City Administration/Carol Drager,City Recorder Development Services/Planning-Engineering Techs. (except annexations) Development Services/Development Eng. Greg Berry(Copy on all Notices of Decision) 1 Building Division/Mark VanDomelen,Building Official 1 Police Department/Jim Wolf,Crime Prevention Officer(Copy on all Notices of Decision) 1 Public Works/Michelle Wright 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,PO Box 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,Brian Harper,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).Email:Region1_DEVREV_Applications@odot.state.or.us ODOT,Region 1 -Development Review Coordinator Carl Torland,Right-of-Way Section, 123 NW Flanders,Portland OR 97209-4037 (Vacations)* Email:Regionl_DEVREV_Applications@odot.state.or.us ODOT Region 1 Development Review Program, 123 NW Flanders St,Portland OR 97209 Email:Regionl_DEVREV_Applications@odot.state.or.us OR Dept of Energy,Bonneville Power Administration,Routing FI RC -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 l 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 965,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) -You have the option to send electronic 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 Documents should be emailed/do not send hard copies IICURPLN/MASTERS/REQ FOR COMMENTS NOTIFICATION LIST(UPDATED 03/30/15) Page 1 of 2 CITY OF TIGARD REQUEST FOR COMMENTS NOTIFICATION LIST FOR LAND USE COMMUNITY DEVELOPMENT APPLICATIONS 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,PO Box 1088,Salem OR 97308-1088 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, 1400 SW Walnut St MS 51 Hillsboro OR 97123- 5625 (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,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,Right-of-Way Department,Qwest Corporation dba Century Link QC, 1208 NE 64th St,4th Floor,Seattle WA 98115 Century Link,Attn: John Pfeifer, 1600 7th Ave,4th Floor,Seattle,WA 98191-0000 (proposed and approved Annexation notices) Century Link,Karen Stewart,Local Government Affairs Director,310 SW Park Ave,Portland OR 97205 (proposed and approved Annexation notices) 1 Clean Water Services,Development Services Department,David Schweitzer/SWM Program,2550 SW Hillsboro Hwy, Hillsboro OR 97123* 1 Comcast Cable Corp.,Gerald Backhaus,14200 SW Brigadoon Court,Beaverton OR 97005 (See map for area contact) 1 Metro Area Communications Commission(MACC),Fred Christ,15201 NW Greenbrier Parkway,C-1,Beaverton OR 97006-4886 (annexations only) NW Natural Gas Company,Brian Kelley,Engineering Coord.,220 NW Second Ave,Portland OR 97209-3991 NW Natural Gas Company,Account Services,A FIN: Annexation Coordinator 220 NW Second Ave,Portland OR 97209- 3991 (Annexations only) 1 Portland General Electric,Lorraine Katz,2213 SW 153rd Drive,Beaverton OR 97006 Portland General Electric,Tod L.Shattuck,2213 SW 153rd Drive,Beaverton OR 97006 Portland Western R/R,Burlington Northern/Sante Fe R/R,Oregon Electric R/R,(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#23J,Teri Brady,Administrative Offices,6960 SW Sandburg St,Tigard OR 97223-8039 Tigard Water District,POB 230281,Tigard OR 97281-0281 Tualatin Hills Parks and Rec District,Planning Mgr,15707 SW Walker Rd,Beaverton OR 97006* 1 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,1800 SW 1st Ave#300,Portland,OR 97201 (If project is within 1/4 mile of a transit route) 1 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 (Project Planner is Responsible for Indicating Parties to Notify) This document is password protected. Please see Joe or Doreen if you need updates to it.Thank you. I/CURPLN/MASTERSIREQ FOR COMMENTS NOTIFICATION LIST(UPDATED 03/30/15) Page 2 of 2 II I City of Tigard T I G A RD REQUEST FOR COMMENTS DATE: Monday,July 13,2015 TO: Potentially Affected Government Agency or Utility FROM: City of Tigard Planning Division STAFF CONTACT: John Floyd,Associate Planner Tigard Planning Division, 13125 SW Hall Blvd,Tigard, OR 97223 Phone: (503) 718-2429 Fax: (503) 718-2748 E-mail:Johnflatigard-or.gov PLANNED DEVELOPMENT REVIEW(PDR2015-00001) / SUBDIVISION (SUB2015-00003) - ASH CREEK VILLAGE- REQUEST: The applicant is requesting concurrent Planned Development Review and Subdivision Approval for the division of 1.43 acres of land into 13 single-family lots, with an associated private street, community garden, open space buffers, and a water quality tract. The proposed lots would vary in size from 2,158 square-feet to 3,677 square-feet in size, and the community garden and open space buffers would total approximately 12,599 square feet in size. LOCATION: 10895 SW 95th Avenue Washington County Tax Map 1S135BD,Tax Lot 00400 ZONE: R-4.5: Low Density Residential District and R-12 Medium-Density Residential District, with Planned Development Overlay APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.350, 18.430, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.790, 18.795,and 18.810. The Site Plan, Vicinity Map and Applicant's Materials are attached 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: THURSDAY, JULY 30, 2015. 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. Pl..98E CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. _ Please refer to the enclosed letter or email. Written comments provided below: Name&Number of Person Commenting: \140 So) --t t _ )`1)(a John Floyd From: Cousineau, John <John.Cousineau@ftr.com> Sent: Thursday, July 16, 2015 8:29 AM To: John Floyd Subject: Ash Creek Village PDR2015-00001 /SUB2015-00003 I have looked at this and had others check records. This property is out of Frontier Communications franchise area. This would be in Century Link's area John Cousineau Network Engineer, Network Engineering & Planning Frontier Communications 4155 SW Cedar Hills Blvd. Beaverton, OR. 97055 503-643-0371(0) 971-708-2412(c) 503-643-0977(f) iohn.cousineau@ftr.com -44fi0 • r fast "I Can Help You" This communication is confidential, Frontier only sends and receives email on the basis of the terms set out at ht,tpliwww.frontier.comiemail disclaimer, MEMORANDUM CITY OF TIGARD, OREGON DATE: July 23, 2015 TO: John Floyd, Associate Planner FROM: Greg Berry, Development Review Engineer RE: Ash Creek Village Subdivision (PDR 15-01) Access Management (Section 18.705.030.H) Section 18.705.030.H.1 states that an access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the City and AASHTO. A Traffic Impact Summary states that all lots will access to the proposed internal street which then connects to SW 95th Avenue, a Neighborhood Route. A separate sight distance report measured the site distance along SW 95th for the proposed street and found it to be adequate. Verification of adequate site distance will be required as part of the public facilities improvement and final plat submittal. Section 18.705.030.H.2 states that driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far from the intersection as possible. All lots access to a private street. No driveways are proposed within the influence area of a collector or arterial street intersection. This criterion is met. ENGINEERING COMMENTS PAGE 1 23. Prior to issuance of building permits within the subdivision, the City Engineer shall deem the public improvements substantially complete. Substantial completion shall be when: 1) all utilities are installed and inspected for compliance, including franchise utilities, 2) all streets shall be fully paved, 3) any off-site street and/or utility improvements are substantially completed, and 4) all public street lights are installed and ready to be energized. (NOTE: the City apart from this condition and in accordance with the City's model home policy may issue model home permits). 24. Prior to issuance of building permits, the applicant shall submit as-built drawings 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). As-built submittal shall include an Acrobat (***.pdf) file, one 11x17 paper copy and the electronic point file as state above and shown in the example below. Excel spreadsheet/point database file example: "Feature"; "Type"; "XCOORD"; "YCOORD"; "ZCOORD": "SSMH02"; "MH"; "7456892.234"; "6298769.879"; "192.45" "WV03", "WV", "7456956.654", "6298723.587", "214.05 IN ADDITION, THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE; THIS IS NOT AN EXCLUSIVE LIST: 18.430.080 Improvement Agreement: Before City approval is certified on the final plat, and before approved construction plans are issued by the City, the Subdivider shall: 1. Execute and file an agreement with the City Engineer specifying the period within which all required improvements and repairs shall be completed; and 2. Include in the agreement provisions that if such work is not completed within the period specified, the City may complete the work and recover the full cost and expenses from the Subdivider. The agreement shall stipulate improvement fees and deposits as may be required to be paid and may also provide for the construction of the improvements in stages and for the extension of time under specific conditions therein stated in the contract. 18.430.090 Bond: As required by Section 18.430.080, the Subdivider shall file with the agreement an assurance of performance supported by one of the following: 1. An irrevocable letter of credit executed by a financial institution authorized to transact business in the State of Oregon; ENGINEERING COMMENTS PAGE 19 2. A surety bond executed by a surety company authorized to transact business in the State of Oregon which remains in force until the surety company is notified by the City in writing that it may be terminated; or 3. Cash. The Subdivider shall furnish to the City Engineer an itemized improvement estimate, certified by a registered civil engineer, to assist the City Engineer in calculating the amount of the performance assurance. The Subdivider shall not cause termination of nor allow expiration of said guarantee without having first secured written authorization from the City. 18.430.100 Filing and Recording: Within 60 days of the City review and approval, the applicant shall submit the final plat to the County for signatures of County officials as required by ORS Chapter 92. Upon final recording with the County, the applicant shall submit to the City a copy of the recorded final plat. 18.430.070 Final Plat Application Submission Requirements: Three copies of the subdivision plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. The subdivision plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. STREET CENTERLINE MONUMENTATION SHALL BE PROVIDED AS FOLLOWS: Centerline Monumentation In accordance with Oregon Revised Statutes 92.060, subsection (2), the centerline of all street and roadway rights-of-way shall be monumented before the City accepts a street improvement. The following centerline monuments shall be set: 1. All centerline-centerline intersection points; 2. All cul-de-sac center points; and 3. Curve points, beginning and ending points (PC's and PT's). All centerline monuments shall be set during the first lift of pavement. Monument Boxes Required Monument boxes conforming to City standards will be required around all centerline intersection points, cul-de-sac center points, and curve points of public streets. The tops of all monument boxes shall be set to finished pavement grade. 18.810.120 Utilities All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface-mounted transformers, surface-mounted ENGINEERING COMMENTS PAGE 20 connection boxes, and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above. 18.810.130 Cash or Bond Required All improvements installed by the Subdivider shall be guaranteed as to workmanship and material for a period of one year following acceptance by the City. Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer. The cash or bond shall comply with the terms and conditions of Section 18.810.180. 18.810.150 Installation Prerequisite No land division improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans therefore have been approved by the City, permit fee paid and permit issued. 18.810.180 Notice to City Required Work shall not begin until the City has been notified in advance. If work is discontinued for any reason, it shall not be resumed until the City is notified. I:\ENG\Development Engineering\_LANDUSE_PROJECTS\95th Ave\Ash Creek Village Subdivision Comments.doc ENGINEERING COMMENTS PAGE 21 CleanWater Services MEMORANDUM Date: July 29, 2015 To: John Floyd, Associate Planner ity of Tigard From: Jackie Sue Humphre opClean Water Services (the District) Subject: Ash Creek Village, PDR2015-00001/SUB2015-00003, 1S135BD00400 Please include the following comments when writing your conditions of approval: PRIOR TO ANY WORK ON THE SITE AND 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. If site area and any offsite improvements required for this development exceed one-acre of disturbance, project will require a 1200-CN Erosion Control Permit. 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. Access shall be provided for maintenance of facility per R&O 07-20, Section 4.02.4. 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 I 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. 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. www.tvfncom Tualatin Valley, Fire & Rescue July 30, 2015 John Floyd City of Tigard 13125 SW Hall Blvd. Tigard, Oregon 97223 Re: Ash Creek Village Thank you for the opportunity to review the proposed site plan surrounding the above named development project. Tualatin Valley Fire & Rescue endorses this proposal predicated on the following criteria and conditions of approval: FIRE APPARATUS ACCESS: 1. FIRE APPARATUS ACCESS ROAD EXCEPTION FOR AUTOMATIC SPRINKLER PROTECTION: When buildings are completely protected with an approved automatic fire sprinkler system, the requirements for fire apparatus access may be modified as approved by the fire code official. (OFC 503.1.1) Note: If residential fire sprinklers are elected as an alternate means of protection and the system will be supported by a municipal water supply, please contact the local water purveyor for information surrounding water meter sizing. 2. AERIAL FIRE APPARATUS ROADS: Buildings with a vertical distance between the grade plane and the highest roof surface that exceeds 30 feet in height shall be provided with a fire apparatus access road constructed for use by aerial apparatus with an unobstructed driving surface width of not less than 26 feet. For the purposes of this section, the highest roof surface shall be determined by measurement to the eave of a pitched roof, the intersection of the roof to the exterior wall, or the top of the parapet walls, whichever is greater. Any portion of the building may be used for this measurement, provided that it is accessible to firefighters and is capable of supporting ground ladder placement. (OFC D105.1, D105.2) Road widths shown on plans do not allow for buildings over 30 feet. 3. FIRE APPARATUS ACCESS ROAD WIDTH AND VERTICAL CLEARANCE: Fire apparatus access roads shall have an unobstructed driving surface width of not less than 20 feet (26 feet adjacent to fire hydrants (OFC D103.1)) and an unobstructed vertical clearance of not less than 13 feet 6 inches. The fire district will approve access roads of 12 feet for up to three dwelling units and accessory buildings. (OFC 503.2.1 & D103.1) The fire district does not endorse the design concept wherein twenty feet of unobstructed roadway width is not provided. North Operating Center Command&Business Operations Center South Operating Center Training Center 20665 SW Blanton Street and Central Operating Center 8445 SW Elligsen Road 12400 SW Tonquin Road Aloha,Oregon 97078 11945 SW 70th Avenue Wilsonville,Oregon Sherwood,Oregon 503-649-8577 Tigard,Oregon 97223-9196 97070-9641 97140-9734 503-649-8577 503-649-8577 503-259-1600 4. NO PARKING SIGNS: Where fire apparatus roadways are not of sufficient width to accommodate parked vehicles and 20 feet of unobstructed driving surface, "No Parking" signs shall be installed on one or both sides of the roadway and in turnarounds as needed. Signs shall read "NO PARKING - FIRE LANE" and shall be installed with a clear space above grade level of 7 feet. Signs shall be 12 inches wide by 18 inches high and shall have red letters on a white reflective background. (OFC D103.6) 5. NO PARKING: Parking on emergency access roads shall be as follows (OFC D103.6.1-2): 1. 20-26 feet road width—no parking on either side of roadway 2. 26-32 feet road width—parking is allowed on one side 3. Greater than 32 feet road width —parking is not restricted 6. PAINTED CURBS: Where required, fire apparatus access roadway curbs shall be painted red (or as approved) and marked "NO PARKING FIRE LANE" at 25 foot intervals. Lettering shall have a stroke of not less than one inch wide by six inches high. Lettering shall be white on red background (or as approved). (OFC 503.3) 7. SURFACE AND LOAD CAPACITIES: Fire apparatus access roads shall be of an all-weather surface that is easily distinguishable from the surrounding area and is capable of supporting not less than 12,500 pounds point load (wheel load) and 75,000 pounds live load (gross vehicle weight). Documentation from a registered engineer that the final construction is in accordance with approved plans or the requirements of the Fire Code may be requested. (OFC 503.2.3) 8. TURNING RADIUS: The inside turning radius and outside turning radius shall not be less than 28 feet and 48 feet respectively, measured from the same center point. (OFC 503.2.4 & D103.3) 9. ACCESS DURING CONSTRUCTION: Approved fire apparatus access roadways shall be installed and operational prior to any combustible construction or storage of combustible materials on the site. Temporary address signage shall also be provided during construction. (OFC 3309 and 3310.1) FIREFIGHTING WATER SUPPLIES: 10. MUNICIPAL FIREFIGHTING WATER SUPPLY EXCEPTIONS: The requirements for firefighting water supplies may be modified as approved by the fire code official where any of the following apply: (OFC 507.5.1 Exceptions) 1. Buildings are equipped throughout with an approved automatic fire sprinkler system (the approval of this alternate method of construction shall be accomplished in accordance with the provisions of ORS 455.610(5)). 2. There are not more than three Group R-3 or Group U occupancies. 11. FIRE FLOW WATER AVAILABILITY: Applicants shall provide documentation of a fire hydrant flow test or flow test modeling of water availability from the local water purveyor if the project includes a new structure or increase in the floor area of an existing structure. Tests shall be conducted from a fire hydrant within 400 feet for commercial projects, or 600 feet for residential development. Flow tests will be accepted if they were performed within 5 years as long as no adverse modifications have been made to the supply system. Water availability information may not be required to be submitted for every project. (OFC Appendix B) 12. WATER SUPPLY DURING CONSTRUCTION: Approved firefighting water supplies shall be installed and operational prior to any combustible construction or storage of combustible materials on the site. (OFC 3312.1) 2 BUILDING ACCESS AND FIRE SERVICE FEATURES If you have questions or need further clarification, please feel free to contact me at(503)649-8577. Sincerely, YO An, 14 Employee Name Deputy Fire Marshal II Cc: TVFR File 3 MAILING / NOTIFICATION RECORDS r1 AFFIDAVIT OF MAILING R t4:41 ferFril .aelNilt215ti I,John Floyd,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 Appropriate Box(s)Below) ® NOTICE OF Public Hearing TYPE IIIB FOR: PDR2015-00001 (Ash Creek Village) ❑ AMENDED NOTICE— ❑ City of Tigard Community Development 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, August 10,2015,and deposited in the United States Mail on July 13, 2015,postage prepaid. John Floyd STATE OF OREGON ) County of Washington ) ss. City of Tigard ) Subscribed and sworn/affirmed before me on the day of ,2015. NOTARY PUBLIC OF OREGON My Commission Expires: I:ACommunity Development\].and Use Applications\PDR-Planned Development Reviews\2015\PIR2015-(X)001 (Ash Creek Village)\Noticing\Affidavit of Mailing iDR2015-0000] July 13,2015.docx 1111 Notice of a Public Hearing — Type IIIB Planned Development Review 11`'A R" Ash Creek Village Subdivision - Case ID: PDR2015-00001 / SUB2015-00003 Tigard Community Development Contact Information Date of Notice: Monday,July 13,2015 To: Interested Persons Staff Contact: John Floyd 503-718-2429 Johnfl@tigard-or.gov Development is proposed in your neighborhood that requires a land use review. The Planning Commission will conduct a public hearing beginning at 7:00 pm on Monday,August 03, 2015 in the Town Hall of the Tigard Civic Center at 13125 SW Hall Blvd.,Tigard,Oregon 97223. Anyone wishing to present written testimony on this proposed action may do so by sending it in writing to John Floyd.We need to receive your written comments by 5:00 p.m. on Monday, August 03, 2015 . Please mail, email or hand-deliver your comments to 13125 SW Hall Blvd.,Tigard,Oregon 97223. Include the Case ID Number. PDR2015-00001 / SUB2015-00003. Please address your comments to the appropriate staff person:John Floyd.Anyone wishing to present oral testimony may do so at the hearing. Information About the Proposal Description of the Proposal: The applicant is requesting concurrent Planned Development Review and Subdivision Approval for the division of 1.43 acres of land into 13 single-family lots, with an associated private street, community garden, open space buffers, and a water quality tract. The proposed lots would vary in size from 2,158 square-feet to 3,677 square-feet in size, and the community garden and open space buffers would total approximately 12,599 square feet in size. Applicant: CTH Investments,LLC 1800 NW 167th Place, Suite 150 Beaverton, OR 97006 Owner 1: CTH Investments,LLC 1800 NW 167th Place,Suite 150 Beaverton,OR 97006 Proposal Address: 10895 SW 95th Avenue Legal Washington County Tax Map 1S135BD,Tax Lot 00400 Description: Zoning. R-12: Medium-Density Residential District (PD) Approval Criteria: Community Development Code Chapters 18.350, 18.430, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.790, 18.795,and 18.810. What You Should Know About This Type IIIB Proposal This proposal 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 or City of Tigard,Community Development Division•13125 SW Hall Blvd.,Tigard,Oregon 97223 through oral testimony at the public hearing. The Community Development Department will be making a recommendation to the Planning Commission on this proposal; our staff report and recommendation will be available for review at least seven days before the hearing. The final decision will be made by the Planning Commission after consideration of the staff recommendation, relevant evidence and public comments received during the open comment period and at the hearing. The Planning Commission's decision will be mailed to the applicant and anyone who submitted written comments or is otherwise entitled to a decision notice. Public Information Requests: A copy of the application, documents and evidence considered will be contained in the public record and available for public review. If you would like to review this material at no cost,please contact John Floyd at 503-718-2429 or johnfl( tigard-or.gov. Public Comment and Hearing Process Information The public hearing on this matter will be conducted in accordance with the Tigard Development Code, Chapter 18.390 and rules of procedure adopted by the Tigard City Council which are available online or by request at City Hall. At the hearing, the Planning Commission will receive a staff report presentation from the city planner, open the public hearing and invite both oral and written testimony. The Planning Commission may continue the public hearing into an additional meeting in order to obtain more information or may close the public hearing and take action on the application. If evidence in support of the application is submitted less than seven days prior to the public hearing, any party is entitled to request a continuance of the hearing. If there is no continuance granted at the hearing,any participant in attendance may request that the record remain for at least seven additional days after the hearing. Appeal Information Failure to raise any issue regarding this proposal, either in person or in writing prior to the close of the public hearing, or failure to provide testimony or sufficient evidence to allow the hearings officer to respond to the issue,precludes an appeal to the Land Use Board of Appeals based on that issue. Failure of any party to address the relevant approval criteria with sufficient specificity may preclude subsequent appeals to the Land Use Board of Appeals or Circuit Court on that issue. 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 City of Tigard,Community Development Division•13125 SW Hall Blvd.,Tigard,Oregon 97223 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. Final Comment Deadline at 5 pm: Monday,August 03,2015 120 days = Tuesday,September 23, 2014 Assistive Listening Devices and Interpreters:Assistive listening devices are available by request. The city will also endeavor to arrange for a qualified sign language and bilingual interpreters upon request. Please call 503-639-4171, extension 2438 (voice) or 503-684-2772 (TDD—Telecommunications Device for the Deaf).Please make these arrangements at least one week prior to the public hearing. City of Tigard,Community Development Division•13125 SW Hall Blvd.,Tigard,Oregon 97223 Proposed Site Plan ASHRC EE K VILLAGE A 13 LOT SUBDIVISION AND PLANNED DEVELOPMENT ON TAX LOT 400, MAP 1S1 35BD 1 f t, ">. jr.r_`.i1 i,,,,, ,_,OM1 ..,__._.-.1.A.,.7.„._ ., t x t` I M ' . .111 , J p Izi' 1. ! iM IOT IOM ,j.j., • ii-.*.1 ,1' 1 ,ISL .. 1 f I i .A I it i I t `1,r 1 - .�, fit ,r _"_ '� 1 t,u.a...0 { ; •I- w� p�r i t I ;; .*.. f ! 1 1 1 av ■ 1 r2.A. o -^.,r-1 0 f 'I .L It ' _., , _ (I j ID LAAIR A(/C /OWNER .�.». 1) o- f„ ..a,r I 4'E.LLC l II 1 (*.ACE S't IOC 44MMCMw tfr ' • t I 4700 'WM MIA - a L ) , tf^•v, '1 NELLt E= .....e ,, - 616_._3'..0` .rr "In or -yl`� S REPRESENTATIVE I p; r 'a1+Ouv11C 1, ION S II .14'it'10 1,_ - R,1 _�... 31 1.1.3 (OMMW ITV WMI kbe L P '*I'YI ( 44- X434 '4,74t IS,3030 BOO 2` 8151 is ! 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A " °'0'CiD •' sCr C4E40 rH 3 a IR 00 5 � n .7 C P Q•P' C .0 (D0.. . p IQ DO y 4 • ~ SyO "'� pi OO CD ' '� � n C"D. ._ "' � C UQmoo •~ In o �" n •a 3 : - , p go 0 0. do C 01 � O .O '�. ~ � • ' . " •� a ..' .N 80x05 ~ ° 0-°-. P0 ..O� ' ' � .COt '-. •a0OO " 0'C�1 .` a,5r. .� 3 tp -.. �.. y. ..5h 5...CD ,. `• .5. .•.¢..� o- CD 0 ' 0 CI. 0-•v.. 1 '•.UQ t/ .•. CD CD CD 1 `G 0 CD 0 CD Co CIO`C .-5 ' ' C•Co d J W APPLICANT MATERIALS lc,;p10 LAND USE APPLICATION 0` sx(74' CITY OF TIGARD `�����` " Ash Creek Village 13 Lot Subdivision; Concurrent with Planned Development Conceptual and Detailed Plans March 3, 2015 Revised for Completeness 4-6-15 APPLICANT: CTH Investments, LLC 1800 NW 167th Place, Ste 150 Beaverton, Oregon 97006 OWNER: CTH Investments, LLC 1800 NW 167th Place, Ste 150 Beaverton, Oregon 97006 Matt Wellner 503-870-5699 Matt&crandallgroup.com APPLICANT'S REPRESENTATIVE: Pioneer Design Group, Inc. 9020 SW Washington Sq. Dr., Suite 170 Portland, Oregon 97223 Contact: Matthew L. Sprague Phone: 503-643- 8286 msprague(&pd-grp.com City of Tigard Land Use Permit Application PRE-APP.HELD BY: TIGARD pp File# PO Q. 2015-000 I Other Case# S' 20 t S 6°003 Date . 14/1 5 By fit r Receipt# Fee Date Complete TYPE OF PERMIT YOU ARE APPLYING FOR ❑Adjustment/Variance (I) ❑Historic Overlay(H or III) ❑Site Development Review(II) ❑Comprehensive Plan Amendment(IV) ❑Home Occupation(H) ❑Subdivision(II or III) ❑Conditional Use (III) ❑Minor Land Partition(II) ❑Zone Change (HI) ❑Development Code Amendment(IV) X Planned Development(III) ❑Zone Change Annexation(IV) ❑Downtown Design Review(II,III) ❑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) 10895 SW 95th Avenue, Tigard, OR TAX MAPS&TAX LOT NOS. 1 S1 35BD 00400 'XL SITE SIZE ZONING CLASSIFICATION 1.43 Acres R-4.5, R-12 APPLICANT* CTH Investments, LLC (do Matt Wellner) MAILING ADDRESS/CITY/STATE/ZIP 1800 NW 167th Place, Suite 150, Beaverton, OR 97006 PHONE NO. FAX NO. 503-970-5699 PRIMARY CONTACT PERSON PHONE NO. E-MAIL PROPERTY OWNER/DEED HOLDER(Attach list if more than one) Russo Living Trust (do Sandie Russo) MAILING ADDRESS/CITY/STATE/ZIP 9401 . S . • - - . : -•-, i e.ver . , . = • e7 //Ova 0;4} // idcch-ch3,L PHONE NO. FAX NO. 1 Ora V I c OF7,2 z z' ,3 — 'Y c277' *When the owner and the applicant are different people, the applicant must be the purchaser of record or a lessee in possession with written authorization from the owner or an agent of the owner. The owners must sign this application in the space provided on the back of this form or submit a written authorization with this application. PROPOSAL SUMMARY(Please be specific) J lot subdivision t 13 detached single family, _ Concurrent Planned Development Conceptual and Detailed Plan Review 11170 C\V7 LS..11 R1-1 r: I r\D CY7')')2 I Sn2 71R ')A')1 I .. ...+:. 7 ., I 13400I ntic� 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. 4/9-A) Owner's Signature Date Owner's Signature Date Owner's Signature Date Owner's Signature Date Owner's Signature Date Applicant/Ag 'epresentative's Signature Date Applicant/Agent/Representative's Signature Date r;.., c T . r 1 I 1 21 7S ClY/14,111 RIArri T;rrarrl C/R 017771 I ;111_71 R_7d21 I Nznmv tirrarri_nr rrnv I Paan 2 of 2 LAND USE APPLICATION CITY OF TIGARD Ash Creek Village 13 Lot Subdivision; Concurrent with Planned Development Conceptual and Detailed Plans March 3, 2015 Revised for Completeness 4-6-15 APPLICANT: CTH Investments,LLC 1800 NW 167th Place, Ste 150 Beaverton, Oregon 97006 OWNER: CTH Investments,LLC 1800 NW 167th Place, Ste 150 Beaverton, Oregon 97006 Matt Wehner 503-870-5699 Matt(ucrandallcroup.com APPLICANT'S REPRESENTATIVE: Pioneer Design Group,Inc. 9020 SW Washington Sq. Dr., Suite 170 Portland, Oregon 97223 Contact: Matthew L. Sprague Phone: 503-643- 8286 msprague(a pd-grp.com FACT SHEET Project Name: Ash Creek Village Proposed Actions: 13-Lot Subdivision, with Concurrent Planned Development Conceptual and Detailed Plans Tax Maps/Lots: 151 35BD/400 Site Size: 1.44 Acres, 62,754 square feet Addresses: 10895 SW 95th Avenue Location: The site is located on the west side of SW 95th Avenue south of Shady Lane and west of SW Longstaff. Zoning: R-4.5 PD (18,734 sf) and R-12 (44,020 sf) Design Team: Planning, Survey,Engineering Pioneer Design Group,LLC 9020 SW Washington Sq. Dr., Suite 170 Portland,Oregon 97223 Contact: Matt Sprague Phone: 503-643-8286 E-mail: msprague@pd-grp.com pd-grp.com Arborist Resource Biologist Morgan Holen&Associates Environmental Science &Assessment 3 Monroe Parkway, Suite P-220 107 SE Washington St., Ste. 249 Lake Oswego, Oregon 97035 Portland, OR 97214 Contact: Morgan Holen Contact: Jack Dalton Phone: 971-409-9354 Phone: 503-578-0424 E-mail: morgan.holen(a)comcast.net E-mail: Jack@esapdx.com Landscape Architect Murase Associates 5214 N. Williams Avenue Portland, Oregon 97217 Contact: Joe Percival Phone: 503-242-1477 E-mail: jpercival@murase.com Ash Creek 14-Lot Subdivision,PD—PDR2015-00001/SUB2015-0003 Completeness Responses Page-2- April 6,2015 PDG 141-017 I. GENERAL INFORMATION The site is located at 10895 SW 95th Avenue. The subject site is specifically identified as Tax Lots 400 of Tax Map 1 S 1 3 5BD is 1.44 acres in size. This property is within the City of Tigard and zoned R-4.5 Residential,4.5 units per acre (.43 acres) and R-12 Residential (1.01 acres), with Planned Development Overlay. The site contains one existing house. The existing house will be removed. The site was previously approved for 13 new attached dwellings,plus the existing house, Livingston Lane Townhomes, SUB2004-00011. However that development was never constructed and the approval is now expired. The applicant is now requesting preliminary approval of a 13-lot subdivision with concurrent Planned Development. This development is to be known as Ash Creek Village. II. VICINITY& SITE INFORMATION Site Location: The site is located on the west side of SW 95th Avenue south of Shady Lane and west of SW Longstaff. This property is located within the City of Tigard. Existing Uses: There is an existing house and some out-buildings on the property, but the majority of the site is undeveloped. Topography: The site generally slopes downhill to the northwest from an elevation of 174 feet at the southeast corner adjacent to SW 95th Avenue towards the northwest corner, down to the low point of 164 feet, adjacent to the abandoned Oregon Electric right-of-way. Vegetation: The site contains scattered trees. The central portion of the site is primarily vacant undeveloped and has been cleared of scrub brush. Surrounding Land Uses: Once a large lot residential area, the surrounding area has been redeveloped over the years with a combination of smaller lot single family and multi-family developments including condominiums. The land to the north, east and west is zoned R-12., while land to the south and east is zoned R-4.5. The land immediately north, east and south of the development site are all developed with single family homes. These lots and homes are situated such that any further development would necessitate removal of homes and/or consolidation of lots. The property immediately to the west is the Tamuryn Apartments, and to the northwest is the abandoned rail line and the Ash Creek corridor. There is considerable commercial development within the surrounding area, including Washington Square, which is north across Highway 217. There is also the mixed-use commercial development along Cascade Avenue west of Greenburg Road, and Cascade Plaza north across Scholls Ferry Road,which is about 1 mile from the site. Ash Creek 14-Lot Subdivision,PD—PDR2015-00001/SUB2015-0003 Completeness Responses Page-3 - April 6,2015 PDG 141-017 III. PROJECT DESCRIPTION The proposed project consists of a 13 lot subdivision(planned development). The existing home will be removed. The subdivision will complete all of the required infrastructure improvements for the entirety of the project. The proposed subdivision creates a wide variety of lot sizes at an average of 2,729 square feet. The smallest is 2,435 square feet and the largest is 3,287 square feet. A 11,553 square foot common open space Tract "A" is also created, together with an internal pathway system and perimeter buffering. The design for the site includes half-street frontage improvements for SW 95th Avenue, including dedication of right-of-way (27 foot centerline), curb, gutter, sidewalk, street lights and street trees, constructed to City standards. There is an existing water line located in SW 95th Avenue that will serve the development. The existing house is currently connected to City water. Additional meters will be needed to serve the new lots. The applicant proposes to connect to the existing sanitary sewer line located in SW 95th Avenue. The applicant proposes a water quality/quantity Tract "B" located at the northeast corner of the site adjacent to the entry point. Drainage from the site will then be directed to the existing storm system in SW 95th Avenue. IV. CONFORMANCE WITH CITY OF TIGARD COMMUNITY DEVELOPMENT CODE (Title 18) This section of the narrative includes discussions and findings of how the proposed development conforms to the City of Tigard Community Development Code. Only Code provisions that contain applicable criteria or that otherwise require Findings related to the proposed development have been included. The Code sections are in Italics to distinguish them from the narrative discussion and proposed findings. The following Findings are generally presented in the order in which they appear in the Code. However,where they affect other code sections, it is necessary to address some issues out of order. Where a particular section is cross-referenced,the referenced section is listed to aid continuity and clarity for the reviewer. 18.390.050 Type III Procedure A. Preapplication conference. A preapplication conference is required for all Type III actions. The requirements and procedures for a preapplication conference are described in 18.390.080.C. Ash Creek 14-Lot Subdivision,PD—PDR2015-00001/SUB2015-0003 Completeness Responses Page-4- April 6,2015 PDG 141-017 RESPONSE: The applicant has attended a pre-application conference as the proposal involves Planned Development Zoning, which requires a Type III action. This criterion is met. B. Application requirements. 1. Application forms. Type III applications shall be made on forms provided by the director as provided by 18.390.080.E.1. 2. Content. Type III applications shall: a. Include the information requested on the application form; b. Address the relevant criteria in sufficient detail for review and action; c. Be accompanied by the required fee; d. Include two sets ofpre-stamped,pre-addressed envelopes for all persons who are property owners of record as specified in subsection C of this section. The records of the Washington County Department of Assessment and Taxation shall be the official records for determining ownership. The applicant shall demonstrate that the most current assessment records have been used to produce the notice list; e. Include an impact study. 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 development. RESPONSE: The applicant has attended a pre-application conference as the proposal involves Planned Development Zoning,which requires a Type III action. The application includes all required information, as confirmed by the Planning Staff's"Completeness Review." This criterion is met. The applicant has submitted an application form provided by the director, and all information and documents required by sub-sections 2.a-e, and including an Impact Study. This criterion is met. Chapter 18.350 PLANNED DEVELOPMENTS 18.350.010 Purpose A. The purposes of the planned development overlay zone are: 1. To provide a means for property development that is consistent with Tigard's Comprehensive Plan through the application of flexible standards which consider and mitigate for the potential impacts to the city; and Ash Creek 14-Lot Subdivision,PD—PDR2015-00001/SUB2015-0003 Completeness Responses Page-5- April 6,2015 PDG 141-017 2. To provide such added benefits as increased natural areas or open space in the city, alternative building designs, walkable communities,preservation of significant natural resources, aesthetic appeal, and other types of assets that contribute to the larger community in lieu of strict adherence to many of the rules of the Tigard Community Development Code; and 3. To achieve unique neighborhoods (by varying the housing styles through architectural accents, use of open space, innovative transportation facilities) which will retain their character and city benefits, while respecting the characteristics of existing neighborhoods through appropriate buffering and lot size transitioning; and 4. To preserve to the greatest extent possible the existing landscape features and amenities (trees, water resources, ravines, etc.) through the use of a planning procedure (site design and analysis,presentation of alternatives, conceptual review, then detailed review) that can relate the type and design of a development to a particular site; and 5. To consider an amount of development on a site, within the limits of density requirements, which will balance the interests of the owner, developer, neighbors, and the city; and 6. To provide a means to better relate the built environment to the natural environment through sustainable and innovative building and public facility construction methods and materials. (Ord. 06-16) RESPONSE: In this case the PD Overlay is not at the request of the applicant, as the Overlay was previously established with approval of the Livingston Lane Townhomes (SUB 2004-00011, PDR 2004- 00001, ZON 2005-00002); and therefore Planned Development Review is required for this application. Thereby the PD process allows for the application of flexible standards while appropriately considering and mitigating for the potential impacts to the city. It also provides for benefits of alternative building designs, a walkable neighborhood, and shared access via private streets in lieu of strict adherence to various code provisions, and provision of public streets. 18.350.020 Process A. Applicable in all zones. The planned development designation is an overlay zone applicable to all zones. An applicant may elect to develop the project as a planned development, in compliance with the requirements of this chapter, or in the case of a commercial or industrial project an approval authority may apply the provisions of this chapter as a condition of approving any application for the development. B. Elements of approval process. There are three elements to the planned development approval process, as follows: 1. The approval of the planned development concept plan; 2. The approval of the detailed development plan; and 3. The approval of the planned development overlay zone. Ash Creek 14-Lot Subdivision,PD—PDR2015-00001/SUB2015-0003 Completeness Responses Page-6- April 6,2015 PDG 141-017 RESPONSE: The property currently carries two zoning designations, including R-4.5 and R-12, with a PD Overlay, linked with the prior Livingston Lane Townhomes approval. The applicant does not desire to initiate a zone change, so this development must be reviewed as a planned development. The site has frontage on and will take access from SW 95th Avenue. Access into the site will be via two private streets. With the new subdivision, there will be a total of 14 homes served by the two private streets. The code requires that private street access for more than 6 units must be through a planned development, so this application is consistent with that provision. C. Decision-makingprocess. 1. The concept plan shall be processed by means of a Type III-PC procedure, as governed by Section 18.390.050, using approval criteria contained in Section 18.350.050. 2. The detailed development plan shall be reviewed by a means of a Type III-PC procedure, as governed by Section 18.390.050, to ensure that it is substantially in compliance with the approved concept plan. 3. The planned development overlay zone will be applied concurrently with the approval of the detailed plan. 4. Applicants may choose to submit the concept plan and detailed plan for concurrent review subject to meeting all of the approval criteria for each approval. All applicants are advised that the purpose of separating these applications is to provide them clear direction in developing the detailed plans. Rejection of the concept plan will result in a corresponding rejection of the detailed development plan and overlay zone. 5. In the case of an existing planned development overlay zone, once construction of the detailed plan has been completed, subsequent applications conforming to the detailed plan shall be reviewed under the provisions required in the chapter which apply to the particular land use application. 6. If the application involves subdivision of land, the applicant may also apply for preliminary plat approval and the applications shall be heard concurrently with the detailed plan. D. Concurrent applications for concept plan and detailed plan. In the case of concurrent applications for concept plan and detailed development plan, including subdivision applications, the applicant shall clearly distinguish the concept from the detailed plan. The Planning Commission shall take separate actions on each element of the planned development application (i.e., the concept approval must precede the detailed development approval); however each required action may be made at the same hearing. (Ord. 06-16) Ash Creek 14-Lot Subdivision,PD—PDR2015-00001/SUB2015-0003 Completeness Responses Page-7- April 6,2015 PDG 141-017 RESPONSE: The property is currently zoned R-4.5 &R-12, with a PD overlay, linked with the prior Livingston Lane Townhomes approval. Therefore this application must be reviewed as a planned development. 1. The Concept Plan will be processed by means of a Type III-PC procedure, as governed by Section 18.390.050, using approval criteria contained in Section 18.350.050. 2. The Detailed Development Plan will be reviewed by a means of a Type III-PC procedure, as governed by Section 18.390.050,to ensure that it is substantially in compliance with the approved concept plan. Given the limited scope of this 13-Lot development,the applicant is submitting the Concept Plan and Detailed Development Plan for concurrent review. Also, this application involves the subdivision of land. Therefore the applicant is applying for Preliminary Plat approval to be heard concurrently with the Detailed Development Plan. The following sections address the applicable provisions for Concept Plan and Detailed Plan, as if they were being submitted separately. D. Phased development. 1. The commission shall approve a time schedule for developing a site in phases, but in no case shall the total time period for all phases be greater than seven years without reapplying for conceptual development plan review. 2. The criteria for approving a phased detail development plan proposal are that: a. The public facilities shall be constructed in conjunction with or prior to each phase; and b. The development and occupancy of any phase shall not be dependent on the use of temporary public facilities. A temporary public facility is any facility not constructed to the applicable city or district standard. RESPONSE: The applicant is not proposing a phased development. Therefore these provisions are not applicable. 18.350.040 Concept Plan Submission Requirements A. General submission requirements. The applicant shall submit an application containing all of the general information required for a Type III-PC procedure, as Ash Creek 14-Lot Subdivision,PD—PDR2015-00001/SUB2015-0003 Completeness Responses Page-8- April 6,2015 PDG 141-017 governed by Section 18.390.050 and the additional information required by subsection B of this section. In addition, the applicant shall submit the following: 1. A statement of planning objectives to be achieved by the planned development through the particular approach proposed by the applicant. This statement should include: a. A description of the character of the proposed development and the rationale behind the assumptions and choices made by the applicant; b. An explanation of the architectural style, and what innovative site planning principles are utilized including any innovations in building techniques that will be employed; c. An explanation of how the proposal relates to the purposes of the planned development chapter as expressed in Section 18.350.010; and d. An explanation of how the proposal utilized the "Planning Commissioner's Toolbox. " 2. A general development schedule indicating the approximate dates when construction of the planned development and its various phases are expected to be initiated and completed. 3. A statement of the applicant's intentions with regard to the future selling or leasing of all or portions of the planned development. In the case where a residential subdivision is proposed, the statement shall include the applicant's intentions whether the applicant will build the homes, or sell the lots to other builders. RESPONSE: First, it should be understood that the application of the planned development provisions was not the applicant's choice. The PD Overlay zoning was previously established and the applicant did not desire to apply for a zone change. Therefore this development must be reviewed as a planned development. At the same time the flexibility afforded through PD process serves this site and development plan well. While the applicant did not specifically elect the PD process,the following innovative planning principles have been employed in the design of the proposed development: 1. Use of a narrow private street in order to minimize impervious cover and also to accommodate detached single family lots, instead of more traditional multi-family configuration associated with the R-12 zoning; and 2. Creation of a Community Garden, as a functional common open space Planned Development Concept Plan Site and Context The site is located off of SW 95t11 Avenue. The subject site is specifically identified as Tax Lots 400 of Tax Map 1S1 35BD and is 1.44 acre in size. The site is currently developed with one existing house. The site includes two City of Tigard zoning districts including: R-4.5 Residential, 4.5 units per acre (.43 acres) and R-12 Residential (1.01 acres), with Planned Development Overlay. Ash Creek 14-Lot Subdivision,PD—PDR2015-00001/SUB2015-0003 Completeness Responses Page-9- April 6,2015 PDG 141-017 R-12 Medium Density Residential—The R-12 zoning is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. The calculated density is maximum 11.53 units,minimum 9.2 units, see page 44-45. R-4.5 Residential—The R-4.5 zoning 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 allowed through a Conditional Use. The calculated density is maximum 2.40 units,minimum 1.92 units. The combined total maximum density allowed is 13 units. The existing house will be removed to accommodate the development. The proposed development is residential in nature and provides a design for 13 detached single-family homes, which is consistent with the allowed density. As there is an existing house being removed and replaced,this development will actually create 12 new homes. Site Location: The property is located on the west side of SW 95th Avenue,just south of Shady Lane and across the street from SW Longstaff Street. The entire project is located in the City of Tigard. This property lies just southwest of Highway 217 and east of Greenburg Road. Washington Square is northeast across Highway 217 and Cascade Center is across Greenburg Road to the northwest,within about 1/2 mile of the property. Existing Uses: The property currently contains 1 single-family detached home with various outbuildings and scattered trees, shrubs and ground cover vegetation throughout and surrounding the house. The plan for the proposed development anticipates removal of the existing home and all outbuildings. Sun Exposure and Prevailing Winds: SW 95th Avenue is oriented with a north/south alignment. The property is L-shaped with the majority of the land oriented parallel to the street. Therefore the sun exposure is from the south, with prevailing winds generally also from the south to southwest. But there are periodic east to northeast winds. Topography: The site is relatively flat, but slopes slightly downhill to the northwest from an elevation of 171 feet at the southeast corner at SW 95th Avenue to the low point at the northwest corner at 164 feet. There is an abandoned Oregon Electric Rail right-of-way that runs diagonally northeast/southwest adjacent to the northwest corner of the development site. Ash Creek and its vegetative corridor runs parallel to the northwest side of the abandoned right-of-way. Vegetation: In order to accommodate the site survey the central portion of the site has been cleared of scrub brush, except along the perimeter. The area around the house and along the street frontage has a variety of trees and scrub vegetation, which has generally grown in a wild state. As described above, this property is physically separated from the Ash Creek corridor by the abandoned rail right-of-way. Ash Creek 14-Lot Subdivision,PD—PDR2015-00001/SUB2015-0003 Completeness Responses Page- 10- April 6,2015 PDG 141-017 Surrounding Land Uses: Once a large lot residential area, the surrounding area has been redeveloped over the years with a combination of smaller lot single family and multi-family developments including condominiums. The land to the north, east and west is zoned R-12., while land to the south and east is zoned R-4.5. The land immediately north and south of the development site are all developed with single family homes. These lots and homes are situated such that any further development would necessitate removal of homes and/or consolidation of lots. The property immediately to the west is the Tamuryn Apartments, and to the northwest is the abandoned rail line and the Ash Creek corridor. There is considerable commercial development within the surrounding area, including Washington Square, which is northeast across Highway 217. There is also the mixed-use commercial development along Cascade Avenue northwest of Greenburg Road, and Cascade Plaza north across Scholls Ferry Road, which is about 1 mile from the site. Transportation: The site abuts SW 95th Avenue,just south of Shady Lane and across the street from SW Longstaff Street. There is currently only one major block in this general neighborhood created by Shady Lane on the north, 95th Avenue on the east, North Dakota Street on the south and Greenburg Road on the west. The perimeter of this block is approximately 4,500 feet. However, given the surrounding street and lot development pattern, and the Ash Creek corridor, there is no opportunity for any logical extension of streets through the subject site. Greenburg is a designated arterial while North Dakota, 95th and Shady Lane as designated as Neighborhood Routes. Access to the property and proposed lots will be via two new private streets. The closest Tri Met bus routes are the 76 and 78 lines, which run on SW Greenburg Road. These routes both link at the Washington Square Transit Center with several other lines. Proposed Development The applicant is proposing a 13-lot residential development. The existing home will be removed. The proposed subdivision will construct all of the required infrastructure improvements for the entirety of the project. The proposed subdivision creates a variety of lot sizes with an average of 2,769 square feet. The smallest is 2,158 square feet and the largest is 3,677 square feet. There are also 4 Tracts created including: • "A" - 11,553 square foot common open space; • "B" -4,544 square foot water quality/detention facility; • "C" - 8,315 square foot private street; and • "D"— 1,046 square foot sewer easement, also providing an internal pathway system. Ash Creek 14-Lot Subdivision,PD—PDR2015-00001/SUB2015-0003 Completeness Responses Page- 11 - April 6,2015 PDG 141-017 The design for the site includes half-street frontage improvements for SW 95th Avenue, including dedication of right-of-way (27 foot centerline); and installation of curb, gutter, sidewalk, street lights and street trees, constructed to City standards. Internal access will be via private streets. OPPORTUNITIES AND CONSTRAINTS ANALYSIS The Design Team conducted an Opportunities and Constraints analysis of the property in order to frame the context for the Planned Development Concept Plan. The following analysis includes summary findings related to Section 18.350.040, Concept Plan Submission Requirements, including: « Defining the planning objectives to be achieved; Defining the character of the proposed development; « Framing the architectural style; and Explanation of how the proposal relates to the Planned Development Chapter. This Opportunities and Constraints analysis can be summarized as follows: Constraints There are several factors associated with this property that tend to constrain design options, which include the following: ▪ First, the site is somewhat odd-shaped in an inverted L-shape, and it is partially tucked in behind two existing homes. The portion behind the two homes has less depth and width than the northern portion of the site. « Given the surrounding street and lot development pattern, and the Ash Creek corridor, there is no opportunity for any logical extension of streets through the subject site to increase street connectivity. « There are two zones applied (R-4.5 &R-12)to this property. Under straight zoning, no R-12 sized lots can be transferred to the R-4.5 area, because all perimeter lots must be 80% of the minimum lot size. A PD Overlay is required to spread density and lot sizes. « Because of the narrower lot depth behind the two homes fronting SW 95th Avenue, there is not enough depth for a full public street, plus such a street would result in double fronting the two home lots. « There is an existing sanitary sewer easement that runs east/west through the middle of the site, at about the transition line to the narrower portion of the property. « The combination of the two zones applied to this property result in a minimum density of 9 units and a maximum of 13. Opportunities « The site is relative flat with good public street access. Ash Creek 14-Lot Subdivision,PD—PDR2015-00001/SUB2015-0003 Completeness Responses Page- 12- April 6,2015 PDG 141-017 a. The size and quality of the existing house is not sufficient to warrant keeping. Therefore removal affords additional land area for new lots. o The existing lot has significant east/west depth, which affords an opportunity to establish reasonably sized lots, with private street access, while still meeting the R-4.5 perimeter size requirements, and also maintaining privacy, with buffering for the apartments to the west. The existing sanitary sewer easement provides an opportunity to use it for pedestrian circulation for the development. • The combination of the two zones applied to this property result in a minimum density of 9 units and a maximum of 13. Conclusions—PD Planning Objectives Overall,there are opportunities to leverage the site's apparent constraints and turn them into assets through creative design. Planning and Design objectives for this development include the following: 1. The PD provisions allow flexibility that the base zoning does not allow, particularly in working with two different zoning districts. An open space will be created at the south end of the development. 2. Given the split zone, the applicant is seeking to maximize density, while proposing high quality homes sites with good sized rear yards. Character and Architectural Style of Development The Concept Plan envisions homes with architectural styles with a variety of individualized architecture. No specific architectural designs are being specified. Utilization of the "Planning Commissioner's Toolbox" Site Analysis The applicant's design team has utilized the site context including analysis of opportunities and constraints as a guide to site design and lot configuration. Open space has been provided in proportion to the density of the development. Conventional Yield The proposed Concept Plan is contrasted with two more conventional yield developments, a standard subdivision, and a multi-family development. This comparison in designs is provided to clearly reflect the value added through the PD process. As part of the Pre-application Conference alternative layouts were considered. Ash Creek 14-Lot Subdivision,PD—PDR2015-00001/SUB2015-0003 Completeness Responses Page- 13 - April 6,2015 PDG 141-017 A hypothetical Conventional Yield Plan (Sheet 2 of 9)reflects a street and lot pattern,which might result from a more conventional subdivision, not relying upon the flexibility of the PD Overlay. This plan assumes a public street(cul-de-sac)extended into the site,providing access to 8 single-family lots. The lots range in size from 3,050 to 10,652 square feet, with an average of 5,146 square feet. This layout assumes removal of the existing house, and reflects a lot pattern based strictly upon and applied the two applicable zones, with no density transfer. The Conventional Yield Plan also reflects a detached single family lot configuration,but provides not open space. This plan is at a lower density, because of the strict allocation of density by zone and applicable lots sizes within each zone. Density, Open Space& Landscaping In contrast to the proposed development the proposed lots are generally smaller than those in the surrounding neighborhood. The lot sizes are driven by the density requirements of the combined two zones. Even so, this development provides for common open space to create, which helps off-set the smaller lots. Landscaping will be a combination of individual private yard designs complemented by a formally designed streetscape,pathway, and perimeter buffering. The proposed lots provide for a smooth transition between the existing abutting single-family residential lots,which are generally smaller, and the adjacent apartments to the west. These new lot's long depths, allow for relatively large rear yards abutting the adjacent smaller lots. This pattern will maintain more yard privacy, which in turn will reduce the typical sense of crowding when new development occurs in an established neighborhood. Transit and Pedestrian Networks The site abuts SW 95th Avenue,just south of Shady Lane and north of SW North Dakota Street. There is currently only one major block in this general neighborhood created by Shady Lane on the north, 95th Avenue on the east, North Dakota Street on the south and Greenburg Road on the west. The perimeter of this block is approximately 4,500 feet. However, given the surrounding street and lot development pattern, and the Ash Creek corridor, there is no opportunity for any logical extension of streets through the subject site. Greenburg is a designated arterial while North Dakota, 95th and Shady Lane as designated as Neighborhood Routes. Access to the property and proposed lots will be via two new private streets. The closest Tri Met bus routes are the 76 and 78 lines, which runs on SW Greenburg Road. These routes both link at the Washington Square Transit Center with several other lines. Access to the proposed lots will be via two new private streets are proposed within the development. Ash Creek 14-Lot Subdivision,PD—PDR2015-00001/SUB2015-0003 Completeness Responses Page- 14- April 6,2015 PDG 141-017 An additional 7 feet of right-of-way will be dedicated for SW 95th Avenue to meet the 27 foot centerline section standard for this neighborhood route. There are no existing curbs along this section of 95th Avenue, so this development will provide the first frontage improvements, including street trees. General Development Schedule The applicant intends to complete this development as soon as possible. No phasing is proposed; all 13 lots will be developed and platted as a single phase. As soon as planning approval is obtained,the applicant intends to proceed with construction plans. At the earliest construction would begin in the fall of 2015. However, it is possible the permitting process could push site development into early 2016. But in either case, final platting would be expected by the end of 2016,with home construction following as sales are secured and building permit plans can be prepared and submitted. Applicant's Statement of Intent regarding sale or lease The applicant intends to develop and plat the lots, and also construct the homes for individual home buyers. As these will be single family homes, not subject to design review, no specific architectural concepts have been provided. It is anticipated that individual buyers may desire custom designs. Relationship to Purposes of Planned Development Chapter: The applicant seeks to respond to the goals of the Comprehensive Plan, Planned Development Provisions in the following ways: 1. The proposed development is consistent with Tigard's Comprehensive Plan, which specifies the allowed density. This design provides for a small lot detached single family rather than an attached multi-family configuration. These lots,while smaller than surrounding lot,provide for a smooth transition between existing lots and the apartments to the west. The plan relies upon the PD flexibility to provide a narrow private street,reducing paving,while providing safe and convenient access to each lot. The PD flexibility also allows the lots to disperse the density evenly throughout the lot,without reference to zoning boundaries. The private street also reduces the City's obligations for street maintenance compared to the standard subdivision with public streets. 2. This plan provides such added benefits as increased and enhanced open space, individually custom designed homes, a walkable neighborhood, and high quality aesthetic appeal, with an enhanced streetscape entry. 3. This site does not have any particularly unique or special natural features or amenities. However,the one unique aspect this property has, over others in the neighborhood is the Ash Creek 14-Lot Subdivision,PD—PDR2015-00001/SUB2015-0003 Completeness Responses Page- 15 - April 6,2015 PDG 141-017 existing shared private street. The design concept emphasizes this unique feature with enhanced common open space creating a high quality curb appeal. 4. While this development is designed at the maximum density allowed, it provides for detached single-family lots, which are more compatible with the neighborhood than attached units. B. Additional information. In addition to the general information described in subsection A of this section, the concept plan, data, and narrative shall include the following information, the detailed content of which can be obtained from the director: 1. Existing site conditions; 2. A site concept including the types of proposed land uses and structures, including housing types, and their general arrangement on the site; 3. A grading concept; 4. A landscape concept indicating a percentage range for the amount of proposed open space and landscaping, and general location and types of proposed open space(s); 5. An urban forestry plan consistent with Chapter 18.790; 6. Parking concept; 7. A sign concept; 8. A streets and utility concept; and 9. Structure setback and development standards concept, including the proposed residential density target if applicable. RESPONSE: In addition to the general information addressed in response to Sub-section A. above,the applicant's submittal documents provide the additional information required under subsection B, including: 1. Existing Site Conditions are reflected on Plan Sheet 4 of 10. This plan shows the existing house, public street, utilities,topography and trees. 2. The PD Concept and Planned Development Plan are presented as a single Plan, Sheet 1 of 10 since they are essentially the same in this case. The Preliminary Plat and PD Detailed Development Plan are shown on Sheet 2 of 10. The future homes will be individually designed single family detached homes. No specific architectural character is proposed, and there will be no other proposed housing types provided. No specific details, other than applicable setbacks (building envelopes),together with common area landscaping are proposed; 3. A grading concept is presented on Plan Sheet 5 of 9. Ash Creek 14-Lot Subdivision,PD—PDR2015-00001/SUB2015-0003 Completeness Responses Page- 16- April 6,2015 PDG 141-017 4. This plan provides both private yards and common open space areas. To meet the open space requirements, two open space Tracts are provided, including Tracts "A;" and Tract "D" for a total open space area of 12,563 square feet, which equals to 20% of the gross site area. Tract "D" is a landscaped buffer and sewer easement, Plan Sheets L1-2. 5. In addition to the common open space each lot will have a private yard. Therefore the overall landscape concept, including the private yards will result in total landscaped coverage of in excess of the required 20%, Concept, Detailed Plan and Preliminary Plat, Sheet 1 & L1-2. 6. The urban forestry requirements are covered by plan, including Tree preservation Sheet Ll, Tree Canopy Plan Sheet L2 and Open Space Landscaping Plan Sheet L2, consistent with Chapter 18.790 narrative. 7. Parking concept narrative and, Plan Sheets 2, 6 & 7 of 11; 8. No signage is proposed at this time; 9. A Streets and Utilities concept is provided on Plan Sheets 5-9 of 10, which reflects the proposed private shared access, and frontage improvements along 95th Avenue. 10. Building Envelopes are reflected on the Preliminary Plan for each lot applying the applicable R-4.5 or R-12 setbacks,with minor adjustments as reflected by the building envelopes on the Preliminary Plat Sheet 2 of 10. The overall development concept, including the proposed residential density target and compliance with applicable standards is provided in the form of a Compliance Narrative and C. Allowable uses. 1. In residential zones. In all residential zones, an applicant with a planned development approval may develop the site to contain a mixture of uses subject to the density provisions of the Planned Developments 18.350-5 AP Update: 2/14 underlying zone and the density bonus provisions of 18.350.070.A.3.c. The following uses are allowed with planned development approval: a. All uses allowed outright in the underlying zoning district; b. Single-family detached and attached residential units; RESPONSE: The applicant is proposing to subdivide the property to provide 13 detached single family residential lots. The existing house will be removed. Single family detached units are an outright permitted use in both the R-4.5 and R-12 districts. Therefore this criterion is met. Ash Creek 14-Lot Subdivision,PD—PDR2015-00001/SUB2015-0003 Completeness Responses Page- 17- April 6,2015 PDG 141-017 18.350.050 Concept Plan Approval Criteria A. The concept plan may be approved by the commission only if all of the following criteria are met: 1. The concept plan includes specific designations on the concept map for areas of open space, and describes their intended level of use, how they relate to other proposed uses on the site, and how they protect natural features of the site. RESPONSE: Other than existing perimeter trees, there are no particular site features which warrant special protection. However,perimeter buffering is an important design consideration. In this case the applicant is proposing smaller lots for detached housing, so each lot will have a private yard area. In addition two common open space tracts are proposed. Tract"A" is a common area(Community Garden) while Tract"D" is a landscaped buffer for the adjacent lot. 2. The concept plan identifies areas of trees and other natural resources, if any, and identifies methods for their maximized protection,preservation, and/or management. RESPONSE: There are no identified or protected natural resources associated with this property. There are existing trees, around the house and along the perimeter of the site, which are identified on the Existing Conditions Plan, see also Arborist's Report. There are 29 existing trees on site, as inventoried. Consistent with the proposed urban forestry plan, all 29 trees will be removed,primarily for poor health conditions and/or unavoidable development impacts, see Grading Plan, Sheet 4 of 9 and L I. As reflected on Plan Sheet L2, the applicant proposes to plant 35 trees, including street trees. These trees will be located within the Common Open Space tracts, along the lot frontages and including street trees along 95th Avenue and the private street(Tract"C"). 3. The concept plan identifies how the future development will integrate into the existing neighborhood, either through compatible street layout, architectural style, housing type, or by providing a transition between the existing neighborhood and the project with compatible development or open space buffers. Planned Developments 18.350-6 AP Update: 2/14 RESPONSE: The surrounding neighborhood to the east is all single family homes on various sized lots. This development will be served by a private street access off of 95th Avenue. The street is design with.a T-configuration to accommodate appropriate turn-around movements. Ash Creek 14-Lot Subdivision,PD—PDR2015-00001/SUB2015-0003 Completeness Responses Page- 18- April 6,2015 PDG 141-017 4. The concept plan identifies methods for promoting walkability or transit ridership, such methods may include separated parking bays, off street walking paths, shorter pedestrian routes than vehicular routes, linkages to or other provisions for bus stops, etc. RESPONSE: Public transit service is currently not available along this section of SW 95th Avenue. The closest Tri Met bus routes are the 76 and 78 lines, which runs on SW Greenburg Road. These routes both link at the Washington Square Transit Center with several other lines. Neighborhood walkability is not well established, but will be enhanced with frontage improvements (sidewalks) along 95th Avenue. With the existing surrounding development pattern, there are no other logical pedestrian enhancements that the applicant could provide. 5. The concept plan identifies the proposed uses, and their general arrangement on site. In the case of projects that include a residential component, housing type, unit density, or generalized lot sizes shall be shown in relation to their proposed location on site. RESPONSE: This is a residential development. The proposed Preliminary Plat provides for 13 lots, with the existing house being removed. The project density is 9.03 units per gross acre, and 10.66 per net acre, which is blended from the applicable R-4.5 and R-12 zones. This density is consistent with the maximum allowed under the two zones, and is more specifically addressed later in this narrative under Section 18.715. The Preliminary Plat shows the proposed building setbacks,thereby defining the available building envelopes. 6. The concept plan must demonstrate that development of the property pursuant to the plan results in development that has significant advantages over a standard development. A concept plan has a significant advantage if it provides development consistent with the general purpose of the zone in which it is located at overall densities consistent with the zone, while protecting natural features or providing additional amenities or features not otherwise available that enhance the development project or the neighborhood. (Ord. 12-09§1; Ord. 06-16) RESPONSE: As described within this narrative,this Concept Plan provides development consistent with the general purposes of the two applicable zones (R-4.5 &R-12) and complies with the allowable densities consistent with these zones. It is noted that the applicant did not propose the PD Overlay, rather the Overlay was already applied to this property. However, relying upon the PD flexibility the primary advantage this development provides is that it will utilize a narrow private street, reducing pavement cover, and Ash Creek 14-Lot Subdivision,PD—PDR2015-00001/SUB2015-0003 Completeness Responses Page- 19- April 6,2015 PDG 141-017 will provide a sense of greater open space than would be expected to result from a traditional R- 12 development. CONCLUSION—Concept Plan Based upon the findings above,the applicant has demonstrated compliance with the Concept Plan approval criteria. Ash Creek 14-Lot Subdivision,PD—PDR2015-00001/SUB2015-0003 Completeness Responses Page-20- April 6,2015 PDG 141-017 18.350.060 Detailed Development Plan Submission Requirements A. General submission requirements. The applicant shall submit an application containing all of the general information required for a Type III-PC procedure, as governed by Section 18.390.050, the additional information required by 18.350.040.B and the approval criteria under Section 18.350.070. RESPONSE: The applicant has submitted an application for concurrent review of the Concept Plan and Detailed Plan. All required information has been submitted, and compliance will be confirmed by the Planning Staff's "completeness review." In this case,because the application involves a simple 13 lot subdivisions,the Concept Plan and Detailed Plan are essentially the same. B. Additional information. In addition to the general information described in subsection A of this section, the detailed development plan, data, and narrative shall include the following information: 1. Contour intervals of one foot, unless otherwise approved by the director, and spot elevations at breaks in grade, along drainage channels or swales, and at selected points, as needed. 2. A specific development schedule indicating the approximate dates of construction activity, including demolition, tree protection installation, tree removal, ground breaking, grading,public improvements, building construction, and landscaping for each phase. 3. A copy of all existing and/or proposed restrictions or covenants. RESPONSE: The application documents provide the required topographic information(Existing Conditions Plan.Sheet). Draft of proposed CC&Rs will be provided at the time of Final Plat review. If we assume preliminary approval around end of June,that would put the project into a wet weather construction schedule, which might be possible, with ground breaking around October 2015. However, a more preferred dry weather development schedule would be as follows: » Construction Plans/Permits Sept 2015 » Tree Protection/removal Sept 2015 » Demolition Sept 2015 » Ground breaking July 1 2016 » Grading July 2016 » Public improvements July—Sept 2016 » Landscaping—Common Areas Sept 2016 » Building permits Oct 2016—March 2017 • Landscaping Prior to occupancy of each unit Ash Creek 14-Lot Subdivision,PD—PDR2015-00001/SUB2015-0003 Completeness Responses Page-21 - April 6,2015 PDG 141-017 C. Compliance with specific development standards. The detailed development plan shall show compliance with base zone provisions, with the following modifications: 1. Lot dimensional standards. The minimum lot depth and lot width standards shall not apply. There shall be no minimum lot size except that lots on the perimeter of the project shall not be less than 80%of the minimum size required in the base zone. 2. Site coverage. The maximum site coverage is 80%, except in the IP zone where the maximum site coverage shall be 75%. Site coverage includes all buildings and impervious surfaces such as streets and sidewalks. RESPONSE: Lot sizes are more specifically addressed below in response to the zoning standards. All of these lots are consistent with the R-12 minimum (3,050 square feet), as the density of the two zones is blended under the PD Overlay. Lot dimensions and lot coverage are consistent with the applicable percentages listed. Therefore the development complies with these criteria. 3. Building height. In residential zones, any increase in the building height above the maximum in the base zone will require that the structure be set back from the perimeter of the site a distance of at least 1-1/2 times the height of the building. RESPONSE: The applicant does not anticipate the need for increasing the height, but understands that any such increase will require the additional setback of 1 1/2 times the height. 4. Structure setback provisions: a. Setbacks for structures on the perimeter of the project shall be the same as that required by the base zone unless otherwise provided by Chapter 18.360; b. The setback provisions for all setbacks on the interior of the project shall not apply except that: i. All structures shall meet the Uniform Building and Fire Code requirements; ii. A minimum front yard setback of 20 feet is required for any garage structure which opens facing a street. This setback may be reduced for rear or side loaded garages, if specified on the detailed plan and proper clearances for backing movements are accounted for; iii. A minimum front yard setback of eight feet is required for any garage opening for an attached single-family dwelling facing a private street as long as the required off-street parking spaces are provided. This setback may be reduced for rear or side loaded garages, if specified on the detailed plan and proper clearances for backing movements are accounted for. Ash Creek 14-Lot Subdivision,PD—PDR2015-00001/SUB2015-0003 Completeness Responses Page-22- April 6,2015 PDG 141-017 c. If seeking to modify the base zone setbacks, the applicant shall specify the proposed setbacks, either on a lot by lot, or project wide basis. The commission may require site specific building envelopes. 5. Other provisions of the base zone. All other provisions of the base zone shall apply except as modified by this chapter. (Ord. 12-09§1; Ord. 06-16) RESPONSE: The Preliminary Plat reflects the proposed setbacks (building envelopes) for each lot. The proposed setbacks are designed to meet the R-4.5 standards, with specific requested adjustments (PD), as reflected in the following Table: Zone Std Yard Std Setback Proposed Setback R-4.5 Front: 15 feet 15 feet R-4.5 Garage: 20 feet 20 feet R-4.5 Interior Side: 5 feet PD Adjusted 3 feet for interior R-4.5 Street Side: 10 feet 10 feet on 95th, PD Adjusted 8 feet for Interior Lots R-4.5 Rear: 15 feet 15 feet* * In this case, because of the two zones Lots 9-11 have the standard 15 foot rear yard, but Tract"D"provides a 10 foot landscaped buffer for the adjacent lot, which is a more restrictive zone. Tract"A" qualifies Lots 12 & 13 as non-perimeter lots. Lots 1 & 4—Reduced side yards The R-12 front yard setback standard is applied to all lots. The R-4.5 garage setback standard is applied to all lots. The R-12 street-side yard setback is applied for Lot 11, which fronts on 95th Avenue. However, for interior Lots 8 & 9,the applicant is requesting a PD Adjustment for 8 foot street-side yards. For interior lots the applicant is requesting a PD Adjustment for 3 foot side yards. However, Lots 1 & 6, which are perimeter lots,the outer side yard is proposed at 8 feet. Section 18.350.060.C.4.a. requires perimeter lots to meet the base zone setback,which is 5 feet minimum. The R-4.5 rear yard setback standard is applied to all lots. Therefore, within the flexibility allowed under the PD,the setback criteria are met. Ash Creek 14-Lot Subdivision,PD—PDR2015-00001/SUB2015-0003 Completeness Responses Page-23 - April 6,2015 PDG 141-017 18.350.070 Detailed Development Plan Approval Criteria A detailed development plan may be approved only if all the following criteria are met: A. The detailed plan is generally consistent with the concept plan. Minor changes from the concept plan do not make the detailed plan inconsistent with the concept plan unless. 1. The change increases the residential densities, increases the lot coverage by buildings or reduces the amount of parking; 2. The change reduces the amount of open space and landscaping; 3. The change involves a change in use; 4. The change commits land to development which is environmentally sensitive or subject to a potential hazard; and 5. The change involves a major shift in the location of buildings,proposed streets,parking lots, landscaping or other site improvements. RESPONSE: In this case, because the application is relatively simple compared to other more complex planned developments, and with only 13 lots,the Concept Plan and Detailed Plan are virtually the same. Therefore there are no changes from the Concept Plan, and these criteria are met or otherwise not applicable. B. All the provisions of the land division provisions, Chapters 18.420, Partitions, and 18.430, Subdivisions, shall be met if applicable; RESPONSE: All applicable provisions for a land division, Chapter 18.430, Subdivisions, are met as discussed in more detail below. C. Except as noted, the provisions of the following chapters shall be utilized as guidelines. A planned development need not meet these requirements where a development plan provides alternative designs and methods, if acceptable to the commission that promotes the purpose of this chapter. In Planned Developments 18.350- 8 AP Update: 2/14 each case, the applicant must provide findings to justify the modification of the standards in the chapters listed below. The applicant shall respond to all the applicable criteria of each chapter as part of these findings and clearly identify where their proposal is seeking a modification to the strict application of the standards. For those chapters not specifically exempted, the applicant bears the burden of fully complying with those standards, unless a variance or adjustment has been requested. 1. Chapter 18.360, Site Development Review. The provisions of Chapter 18.360, Site Development Review, are not applicable to planned development reviews. The detailed development plan review is intended to address the same type of issues as the site development review. Ash Creek 14-Lot Subdivision,PD—PDR2015-00001/SUB2015-0003 Completeness Responses Page-24- April 6,2015 PDG 141-017 2. Chapter 18.705, Access, Egress and Circulation. The commission may grant an exception to the access standards, upon a demonstration by a professional engineer that the resulting access will not be detrimental to the public safety considering emergency vehicle needs, and provisions are provided for all modes of transportation using the site (vehicles, bicycles,pedestrians, and transit). RESPONSE: All applicable provisions of other code sections are addressed below in this report. The applicant is proposing access via a private street (Tract"C"). A sidewalk is proposed along the north side fronting Lots 1-5. This shared private access provides safe and convenient access and circulation for vehicles, pedestrians, and bikes, as discussed within this report. 3. Chapter 18.715, Density Computation and Limitations. Unless authorized below, density shall be governed by the density established in the underlying zoning district, using the minimum lot size established for that district. Where a project site encompasses more than one underlying zoning district, density shall be aggregated for each district, and may be allocated anywhere within the project site, as deemed appropriate by the commission. The commission may further authorize a density bonus not to exceed 10%as an incentive to increase or enhance open space, architectural character and/or site variation incorporated into the development. These factors must make a substantial contribution to objectives of the planned development. The degree of distinctiveness and the desirability of variation achieved shall govern the amount of density increase which the commission may approve according to the following: a. A one percent bonus for each five percent of the gross site area set aside in open space, up to a maximum offive percent, is allowed for the provision of active use recreational open space, exclusive of areas contained in floodplain, steep slopes, drainageways, or wetlands that would otherwise be precluded from development; b. Up to a maximum offive percent is allowed for the development of pedestrian amenities, streetscape development, recreation areas,plazas, or other items from the "Planning Commission's Toolbox. " RESPONSE: As demonstrated in response to Sections 18.715 and 18.510.040 the proposed 13-Lot development complies with the allowable density range of 10 minimum and 13 units maximum. The applicant is not requesting any density bonus. Ash Creek 14-Lot Subdivision,PD—PDR2015-00001/SUB2015-0003 Completeness Responses Page-25- April 6,2015 PDG 141-017 4. Chapter 18.745, Landscaping and Screening. The commission may grant an exception to the landscape requirements of this title upon a finding that the overall landscape plan was prepared by a licensed landscape architect,provides for 20% of the net site area to be professionally landscaped, and meets the intent of the specific standard being modified. RESPONSE: Table 18.510.2 does not specify a minimum landscaping requirement for the R 4.5 district, but there is a 20%requirement for the R-12 district. Chapter 18.745 is addressed in detail later in this report, but in summary,no buffering is required for the adjacent detached single-family lots. However, a minimum Type A (10' lawn/living ground cover) buffering is provided for the apartments to the west,which affects Lots 1 and 6. Tract"A"provides the buffer for Lots 12 and 13. Each lot will have private yard area, which will be landscaped per owner preferences. To meet the open space requirements,two open space tracts are provided totally 12,593 square foot of common area, which will be landscaped. These tracts equal 23.7% of the net site area, which qualifies for an exception. The applicant is proposing a more restrictive Type "C-2"buffer with an 8 foot setback, instead of the 10 foot"A"buffer for Lots 1 &6). The Type "C-2"buffer, with 8 foot setback, includes trees spaced a minimum 15 feet and maximum 40 feet,together with shrubs and 5 foot fencing. 5. Chapter 18.765, Off-Street Parking and Loading Requirements. The commission may grant an exception to the off-street parking dimensional and minimum number of space requirements in the applicable zone if: a. The minimum number of parking spaces is not reduced by more than 10% of the required parking; and b. The application is for a use designed for a specific purpose which is intended to be permanent in nature, e.g., a nursing home, and which has a low demand for off-street parking; or Planned Developments 18.350-9 AP Update: 2/14 c. There is an opportunity for sharing parking and there is written evidence that the property owners are willing to enter into a legal agreement; or d. Public transportation is available to the site, and reducing the standards will not adversely affect adjoining uses; or e. There is a community interest in the preservation of particular natural features of the site which make it in the public interest to grant an exception to parking standards. RESPONSE: The applicant is not requesting an exception to the off-street parking standards. Therefore these criteria are not applicable. Ash Creek 14-Lot Subdivision,PD—PDR2015-00001/SUB2015-0003 Completeness Responses Page-26- April 6,2015 PDG 141-017 6. Chapter 18.780, Signs. The commission may grant an exception to the sign dimensional requirements in the applicable zone if a. The sign is not increased by more than 10%of the required applicable dimensional standard for signs; and b. The exception is necessary for adequate visibility of the sign on the property; and c. The sign will be compatible with the overall site plan, the structural improvements and with the structures and uses on adjoining properties. RESPONSE: The applicant is not requesting an exception to the signage standards. Therefore these criteria are not applicable. 7. Chapter 18.795, Visual Clearance Areas. The commission may grant an exception to the visual clearance requirements, when adequate sight distance is or can be met; RESPONSE: The applicant is not requesting an exception to the vision clearance area standards. Therefore these criteria are not applicable. 8. Chapter 18.810, Street and Utility Improvements, Sections 18.810.040, Blocks, and 18.810.060, Lots. Deviations from street standards shall be made on a limited basis, and nothing in this section shall obligate the city engineer to grant an exception. The commission has the authority to reject an exception request. The commission can only grant an exception to street sanctions if it is sanctioned by the city engineer. The city engineer may determine that certain exceptions to the street and utility standards are permissible when it can be shown that: a. Public safety will not be compromised; and b. In the case of public streets, maintenance costs will not be greater than with a conforming design; and c. The design will improve stormwater conveyance either by reducing the rate or amount of runoff from present standards or increasing the amount of pollutant treatment. RESPONSE: The applicant is proposing access via a private street(Tract"C"), as a deviation from the public street standards. The private street is proposed with a sidewalk along the north side fronting Lots 1-5. The applicant argues that this private narrow street will not compromise public safety, in that it provides safe and convenient access and circulation. Ash Creek 14-Lot Subdivision,PD—PDR2015-00001/SUB2015-0003 Completeness Responses Page-27- April 6,2015 PDG:141-017 As a private street,public street maintenance costs will be reduced. With its narrower cross- section, stormwater conveyance will be reduced by both rate and volume, as compared to present public street standards, and there will be an associated reduction in the amount of pollutant treatment required. Therefore these criteria are met. D. In addition, the following criteria shall be met: 1. Relationship to the natural and physical environment: a. The streets, buildings and other site elements shall be designed and located to preserve the existing trees, topography and natural drainage to the greatest degree possible. The commission may require the applicant to provide an alternate site plan to demonstrate compliance with this criterion; b. Structures located on the site shall not be in areas subject to ground slumping and sliding as demonstrated by the inclusion of a specific geotechnical evaluation; and Planned Developments 18.350-10 AP Update: 2/14 c. Using the basic site analysis information from the concept plan submittal, the structures shall be oriented with consideration for the sun and wind directions, where possible. RESPONSE: The proposed development is designed to minimize physical changes to topography and drainage,while still accommodating the needs of the development. There are no specific natural features that warrant special design attention. There are no known areas on the site subject to ground slumping or sliding and the site is relatively flat. Therefore these criteria are met. 2. Buffering, screening and compatibility between adjoining uses: a. Buffering shall be provided between different types of land uses; e.g., between single-family and multifamily residential, and residential and commercial uses; b. In addition to the requirements of the buffer matrix (Table 18.745.1), the requirements of the buffer may be reduced if a landscape plan prepared by a registered landscape architect is submitted that attains the same level of buffering and screening with alternate materials or methods. The following factors shall be considered in determining the adequacy and extent of the buffer required under Chapter 18.745: i. The purpose of the buffer,for example to decrease noise levels, absorb air pollution,filter dust, or to provide a visual barrier; ii. The size of the buffer needs in terms of width and height to achieve the purpose; iii. The direction(s)from which buffering is needed; iv. The required density of the buffering; and v. Whether the viewer is stationary or mobile. Ash Creek 14-Lot Subdivision,PD—PDR2015-00001/SUB2015-0003 Complleteness Responses Page-28- April 6,2015 PDG 141-017 c. On-site screening from view from adjoining properties of such activities as service areas, storage areas,parking lots and mechanical devices on roof tops shall be provided and the following factors shall be considered in determining the adequacy of the type and extent of the screening: i. What needs to be screened; ii. The direction from which it is needed; and iii. Whether the screening needs to be year-round. RESPONSE: This development involves detach single family lots, which are surrounded predominantly by detached single family lots. Therefore no buffering is required for the adjacent detached single- family lots. However, minimum Type A (10' lawn/living ground cover)buffering is required for the apartments to the west. The applicant is proposing a more restrictive Type "C-2"buffer with an 8 foot setback, instead of the 10 foot"A"buffer for Lots 1 & 6). The Type"C-2"buffer, with 8 foot setback, includes trees spaced a minimum 15 feet and maximum 40 feet,together with shrubs and 5 foot fencing. The purpose of the buffer is to provide a visual barrier between attached multi-family units and detached single-family developments. The standard perimeter buffer between single-family and multi-family is 10 feet horizontal,with lawn and/or living ground cover. So, essentially there is no vertical or density of screening required. Directionality is not relevant in this case, as the buffering is focused on horizontal separation of different unit types. In this case,the applicant is proposing detached single-family lots adjacent to multi-family apartments. However, Lots 1 & 6 are zoned R-12 consistent with the adjacent apartment zoning. The applicant is proposing a reduced 8 foot setback, with Type C-2 buffer rather than 10 feet, with Type A buffer, given that both properties are zoned R-12. Further, on the apartment side, the closest abutting land improvements include perimeter parking and landscaping, with minimum depth of 8 feet, consisting of trees, shrubs and ground cover. Consequently, as proposed,the combined perimeter buffering for these two lots will be a minimum of 16 feet, which is consistent with the limited intent of the buffer, thereby exceeding the minimum required buffer. Lots 12 & 13 are zoned R-4.5,but also are buffered from the R-12 apartments by a 20 foot wide strip of Tract"A." So, adequate buffering is provided. Therefore these criteria are met. 3. Privacy and noise. Nonresidential structures which abut existing residential dwellings shall be located on the site or be designed in a manner, to the maximum degree possible, to protect the private areas on the adjoining properties from view and noise; Ash Creek 14-Lot Subdivision,PD—PDR2015-00001/SUB2015-0003 Completeness Responses Page-29- April 6,2015 PDG 141-017 RESPONSE: This development does not involve any non-residential structures. Therefor this criterion is not applicable. 4. Exterior elevations Single-family attached and multiple family structures. Along the vertical face of single-family attached and multiple family structures, offsets shall occur at a minimum of every 30 feet by providing any two of the following: a. Recesses, e.g., decks,patios, entrances,floor area, of a minimum depth of eight feet; b. Extensions, e.g., decks,patios, entrances,floor area, of a minimum depth of eight feet, a maximum length of an overhang shall be 25 feet; and c. Offsets or breaks in roof elevations of three or more feet in height. RESPONSE: This application is for detached single-family,therefore these criteria are not applicable. Planned Developments 18.350-11 AP Update: 2/14 5. Private outdoor area Residential use: a. Exclusive of any other required open space facility, each ground-level residential dwelling unit shall have an outdoor private area (patio, terrace, or porch) of not less than 48 square feet with a minimum width dimension of four feet; b. Wherever possible,private outdoor open spaces should be oriented toward the sun; and c. Private outdoor spaces shall be screened or designed to provide privacy for the use of the space. RESPONSE: This application only creates 13 lots through a subdivision. No specific structures are proposed at this time. The applicant has not included any conceptual design for the homes. Rather it is anticipated that each home will be designed to meet the owner's preferences, including the provision of private outdoor space and privacy screening. However, each lot will have standard depth front and rear yards, which will provide reasonable privacy as well as outdoor living space (in excess of the minimum 48 square foot requirement). Eleven of the 13 lots will have either a front or rear yard oriented towards the sun. Lots 12 & 13 are oriented ease/west,but also adjacent to Tract "A" open space, which will enhance their sun exposure for the rear yards. Therefore these criteria are met. Ash Creek 14-Lot Subdivision,PD—PDR2015-00001/SUB2015-0003 Completeness Responses Page-30- April 6,2015 PDG 141-017 6. Shared outdoor recreation and open space facility areas Residential use: a. Exclusive of any other required open space facilities, each residential dwelling development shall incorporate shared usable outdoor recreation areas within the development plan as follows: i. Studio units up to and including two bedroom units, 200 square feet per unit; ii. Three or more bedroom units, 300 square feet per unit. b. Shared outdoor recreation space shall be readily observable from adjacent units for reasons of crime prevention and safety; c. The required recreation space may be provided as follows: i. Additional outdoor passive use open space facilities; ii. Additional outdoor active use open space facilities; iii. Indoor recreation center; or iv. A combination of the above. RESPONSE: This application is for detached single-family units, not multi-family attached units. Each lot will have private yards providing personal outdoor recreational space and privacy. In addition, there will be two common open space tracts ("A" & "D")providing for additional recreational activities. These areas provide a visual amenity,but also provide for limited passive recreation. For crime prevention and safety these common open spaces will be observable from rear yards of each adjacent homes. Therefore these criteria are met or otherwise not applicable. 7. Access and circulation: a. The number of required access points for a development shall be provided in Chapter 18.705; b. All circulation patterns within a development must be designed to accommodate emergency and service vehicles; and c. Provisions shall be made for pedestrian and bicycle ways abutting and through a site if such facilities are shown on an adopted plan or terminate at the boundaries of the project site. RESPONSE: Access will be established as a private street extending from SW 95th Avenue. This new street will replace and be in close proximity to the existing driveway,thereby limiting access points on 95th Avenue. No other new access points to a public street will be created. Therefore these criteria have already been met. Ash Creek 14-Lot Subdivision,PD—PDR2015-00001/SUB2015-0003 Completeness Responses Page-31 - April 6,2015 PDG 141-017 8. Landscaping and open space Residential development. In addition to the buffering and screening requirements of paragraph 2 of this subsection D, and any minimal use open space facilities, a minimum of 20% of the site shall be landscaped. This may be accomplished in improved open space tracts, or with landscaping on individual lots provided the developer includes a landscape plan,prepared or approved by a licensed landscape architect, and surety for such landscape installation. RESPONSE: The proposed lots have individual private yards which will be landscaped. In addition Tracts "A" and "D" open spaces, contain a combined 12,593 square feet, which equals 23.7% of the net site area. Therefore the total landscaping will exceed the minimum 20%required. The common area will be professionally landscaped, while the yards will be landscaped according to the preferences of the individual home buyers. 9. Public transit: a. Provisions for public transit may be required where the site abuts or is within a quarter mile of a public transit route. The required facilities shall be based on: i. The location of other transit facilities in the area; and ii. The size and type of the proposed development. b. The required facilities may include but are not necessarily limited to such facilities as: i. A waiting shelter; ii. A turn-out area for loading and unloading; and iii. Hard surface paths connecting the development to the waiting area. c. If provision of such public transit facilities on or near the site is not feasible, the developer may contribute to a fund for public transit improvements provided the Commission establishes a direct relationship and rough proportionality between the impact of the development and the requirement. RESPONSE: The closest Tri Met bus routes are the 76 and 78 lines, which run on SW Greenburg Road, which is more than a 1/4 mile from the site. These routes both link at the Washington Square Transit Center with several other lines. Therefore these criteria have been met to the degree possible by this applicant. 10. Parking: a. All parking and loading areas shall be generally laid out in accordance with the requirements set forth in Chapter 18.765; Ash Creek 14-Lot Subdivision,PD—PDR2015-00001/SUB2015-0003 Completeness Responses Page-32- April 5,2015 PDG [41-017 b. Up to 50%of required off-street parking spaces for single-family attached dwellings may be provided on one or more common parking lots within the planned development as long as each single-family lot contains one off-street parking space. RESPONSE: This application does not involve attached units or any public or common parking and loading areas. Each lot will have ample area for off-street parking. It is anticipated that the homes will all have, at least a 2-car garage, with double-car driveways, providing 4/spaces per unit. Therefore these criteria are not applicable. 11. Drainage. All drainage provisions shall be generally laid out in accordance with the requirements set forth in Chapter 18.810. An applicant may propose an alternate means for stormwater conveyance on the basis that a reduction of stormwater runoff or an increase in the level of treatment will result from the use of such means as green streets, porous concrete, or eco roofs. RESPONSE: This application includes a Storm Drainage Report, which outlines the drainage needs and basic design for this development. The proposed system is designed to meet City and CWS standards, and will discharge to a public system. Tract"B" is designed to provide a water quality/detention facility serving all 13 lots. Therefore this criterion is met. 12. Floodplain dedication. Where landfill and/or development are allowed within or adjacent to the 100 year floodplain, the city shall require consideration of the dedication of sufficient open land area for a greenway adjoining and within the floodplain. This area shall include portions of a suitable elevation for the construction of a pedestrian/bicycle pathway with the floodplain in accordance with the adopted pedestrian bicycle pathway plan. RESPONSE: There is no floodplain associated with this development. Therefore this criterion is not applicable. 13. Shared open space facilities. These requirements are applicable to residential planned developments only. The detailed development plan shall designate a minimum of 20% of the gross site area as a shared open space facility. The open space facility may be comprised of any combination of the following: a. Minimal use facilities. Up to 75%of the open space requirement may be satisfied by reserving areas for minimal use. Typically these areas are designated around sensitive lands (steep slopes, wetlands, streams, or 100 year floodplain). Ash Creek 14-Lot Subdivision,PD—PDR2015-00001/SUB2015-0003 Completeness Responses Page-33 - April 6,2015 PDG 141-017 b. Passive use facilities. Up to 100%of the open space requirement may be satisfied by providing a detailed development plan for improvements (including landscaping, irrigation,pathway and other structural improvements)for passive recreational use. c. Active use facilities. Up to 100%of the open space requirement may be satisfied by providing a detailed development plan for improvements (including landscaping, irrigation,pathway and other structural improvements)for active recreational use. d. The open space area shall be shown on the final plan and recorded on the final plat or covenants. RESPONSE: To meet the open space requirements, Tract"A" is an 11,553 square foot common open space, which is proposed as a community garden. Tract"D"is a 1,046 square foot landscape buffer, providing for a total of 12,599 square feet of open space, which is equal to 20.2%of the gross site area. Therefore these criteria are met. 14. Open space conveyance: Where a proposed park,playground or other public use shown in a plan adopted by the city is located in whole or in part in a subdivision, the commission may require the dedication or reservation of such area within the subdivision,provided that the reservation or dedication is roughly proportional to the impact of the subdivision on the park system. Where considered desirable by the commission in accordance with adopted comprehensive plan policies, and where a development plan of the city does not indicate proposed public use areas, the commission may require the dedication or reservation of areas within the subdivision or sites of a character, extent and location suitable for the development of parks or other public use,provided that the reservation or dedication is roughly proportional to the impact of the subdivision on the park system. The open space shall be conveyed in accordance with one of the following methods: a. Public ownership. Open space proposed for dedication to the city must be acceptable to it with regard to the size, shape, location, improvement and budgetary and maintenance limitations. A determination of city acceptance shall be made in writing by the parks &facilities division manager prior to final approval. Dedications of open space may be eligible for systems development charge credits, usable only for the proposed development. If deemed to be not acceptable, the open space shall be in private ownership as described below. b. Private ownership. By conveying title (including beneficial ownership) to a corporation, home association or other legal entity, and granting a conservation easement to the city in a form acceptable by the city. The terms of the conservation easement must include provisions for the following: i. The continued use of such land for the intended purposes; ii. Continuity of property maintenance; Ash Creek 14-Lot Subdivision,PD—PDR2015-00001/SUB2015-0003 Completeness Responses Page-34- April 6,2015 PDG 141-017 iii. When appropriate, the availability offunds required for such maintenance; iv. Adequate insurance protection; and v. Recovery for loss sustained by casualty and condemnation or otherwise. (Ord. 09-13; Ord. 06-16) RESPONSE: Tracts"A" and "D" open spaces, contain a combined 12,599 square feet, which equals 23.7% of the net site area. Therefore the total landscaping will exceed the minimum 20%required. These tracts will be equally owned and maintained by the land owners, and recorded with the plat. No land is proposed to be dedicated to the public. Therefore these criteria are met. CONCLUSION—Planned Development—Detailed Development Plan Based on the findings presented above,the applicant has demonstrated compliance with the applicable planned development Detailed Plan provisions. Ash Creek 14-Lot Subdivision,PD—PDR2015-00001/SUB2015-0003 Completeness Responses Page-35 - April 6,2015 PDG 141-017 Chapter 18.430 SUBDIVISIONS 18.430.020 General Provisions A. Approval through two-step process. An application for a subdivision shall be processed through a two-step process: the preliminary plat and the final plat. 1. The preliminary plat shall be approved by the approval authority before the final plat can be submitted for approval consideration; and 2. The final plat shall reflect all conditions of approval of the preliminary plat. RESPONSE: The applicant is submitting for a,preliminary plat approval for a 13-Lot subdivision,with PD Planned Development Overlay. Setback adjustments are being requested through the PD process. The final plat will reflect all conditions of approval of the preliminary plats. These criteria are met. B. Compliance with ORS Chapter 92. All subdivision proposals shall be in conformity with all state regulations set forth in ORS Chapter 92, Subdivisions and Partitions. RESPONSE: The proposed subdivision proposal is in compliance with ORS 92 and all state regulations set forth in ORS Chapter 92, Subdivisions. This criterion is met. C. Future re-division. When subdividing tracts into large lots, the approval authority shall require that the lots be of such size and shape as to facilitate future re-division in accordance with the requirements of the zoning district and this title. RESPONSE: No Lot is proposed that contains enough land to be further divided. The development plan meets the minimum density requirements. This criterion is met. D. Lot averaging. Lot size may be averaged to allow lots less than the minimum lot size allowed in the underlying zoning district as long as the average lot area for all lots is not less than allowed by the underlying zoning district. No lot created under this provision shall be less than 80%of the minimum lot size allowed in the underlying zoning district. RESPONSE: The applicant is not proposing to utilize Lot Averaging as part of this subdivision. All lots meet or exceed the minimum lot size of the two underlying zones. Therefore this criterion is not applicable. E. Temporary sales office. Temporary sales offices in conjunction with any subdivision may be granted as set forth in Chapter 18.785, Temporary Uses. Ash Creek 14-Lot Subdivision,PD—PDR2015-00001/SUB2015-0003 Completeness Responses Page-36- April 6,2015 PDG 141-017 RESPONSE: No temporary sales office is proposed. This criterion does not apply. F. Minimize flood damage. All subdivision proposals shall be consistent with the need to minimize flood damage. G. Floodplain dedications. Where land filling and/or development is allowed within and adjacent to the 100 year floodplain outside the zero foot rise floodway, the city shall require consideration of the dedication of sufficient open land area for a greenway adjoining and within the floodplain. This area shall include portions at a suitable elevation for the construction of a pedestrian/bicycle pathway within the floodplain in accordance with the adopted pedestrian bicycle pathway plan. RESPONSE: The site is not within a floodplain area. Therefore these criteria do not apply. H Need for adequate utilities. All subdivision proposals shall have public utilities and facilities such as sewer, gas, electrical, and water systems located and constructed to minimize flood damage. RESPONSE: All of the public utilities and facilities such as sewer, gas, electrical, and water systems are proposed to be located and constructed in a manner to not be subject to flood damage. No floodplain exists on the site. This criterion is met. i`. Need for adequate drainage. All subdivision proposals shall have adequate drainage provided to reduce exposure to flood damage; and RESPONSE: The proposed subdivision will direct storm drainage from the site into pipes, catch basins,with water quality/detention being provided through a facility located in Tract"B" and then ultimately discharged to the system in 95th Avenue. Therefore, adequate drainage is provided. �T. Determination of base flood elevation. Where base flood elevation has not been provided or is not available from another authoritative source, it shall be generated for subdivision proposals and other proposed developments which contain at least 50 lots or five acres (whichever is less). RESPONSE: The site is not located within or near a floodplain. This criterion does not apply. 18.430.040 Approval Criteria: Preliminary Plat A. Approval criteria. The Approval Authority may approve, approve with conditions or deny a preliminary plat based on the following approval criteria: 1. The proposed preliminary plat complies with the applicable zoning ordinance and other applicable ordinances and regulations; RESPONSE: As demonstrated with this report, the proposed preliminary plat complies with the applicable zoning ordinance and other applicable ordinances and regulations. Ash Creek 14-Lot Subdivision,PD—PDR2015-00001/SUB2015-0003 Completeness Responses Page-37- April 6,2015 PDG 141-017 2. The proposed plat name is not duplicative or otherwise satisfies the provisions of ORS Chapter 92; RESPONSE: The proposed plat, (Ash Creek) is not a duplicative name and has been accepted by the Washington County Surveyors office for this project, per Subdivision Name Confirmation. 3. The streets and roads are laid out so as to conform to the plats of subdivisions and maps of major partitions already approved for adjoining property as to width, general direction and in all other respects unless the City determines it is in the public interest to modify the street or road pattern; and RESPONSE: There are no adjacent subdivisions or major partitions already approved and adjoining the property, which do not already have improvements in place. The site has access from an existing public street(SW 95th Avenue). One new private street(Tract"C") is proposed. This plat has been laid out to provide for shared accesses to the lots. There are no existing or proposed public streets,which need to be extended to or through this site. Therefore this criterion is met. 4. An explanation has been provided for all common improvements. RESPONSE: Common improvements proposed include: Private street and sidewalk, connection of utilities and installation of landscaping, pathway and amenities within the common open space tracts, and storm water treatment/detention facility. B. Conditions of approval. The Approval Authority may attach such conditions as are necessary to carry out the comprehensive plan and other applicable ordinances and regulations and may require reserve strips be granted to the City for the purpose of controlling access to adjoining undeveloped properties. RESPONSE: The applicant understands the Approval Authority's ability to attach conditions related to the documents cited above, and reserves the right to comment on them at such time as they are proposed. 18.430.050 Submission Requirements: Preliminary Plat A. General submission requirements. The applicant shall submit an application containing all of the general information required for a Type II procedure, as governed by Chapter 18.390. B. Additional information. In addition to the general information described in Subsection A above, the preliminary plat shall contain specific information, the detailed content of which can be obtained from the Director. RESPONSE: The applicant has met the General submission requirements for a Type II procedure as governed by Chapter 18.390, as demonstrated in the application packet. Ash Creek 14-Lot Subdivision,PD—PDR2015-00001/SUB2015-0003 Completeness Responses Page-38- April 6,2015 PDG 141-017 In addition, included in the packet are materials that make up the Additional information required. The preliminary plat contains the detailed content based on forms provided by the director. This criterion is met, and compliance will be confirmed through the City's "completeness review." 18.430.060 Adjustments Authorized A. Granting of adjustments. Adjustments to the subdivision regulations prescribed by this title may be authorized by the Director, and application shall be made with a preliminary plat application in accordance with Section 18.430.050. Criteria for granting such adjustments are contained in Section 18.370.020.C.1. RESPONSE: Through the PD process the applicant is proposing setback Adjustments and a private street. Therefore this criterion is not applicable. Chapter 18.510 RESIDENTIAL ZONING DISTRICTS 18.510.020 List of Zoning Districts D. R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. F. R-12: Medium-density residential district. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also permitted conditionally. RESPONSE: The subject site proposed for development is within two zoning districts, including R-4.5 and R-12. As addressed in the Planned Development section, the proposed lots are designed to meet a blend of the standards within these two zones. The lots are designed to meet the applicable minimum lot size standards for each zone. Therefore the Lot Size Averaging option is not being applied. No civic or institutional uses are proposed. Therefore these criteria are met. USE CATEGORY-R-4.5 &R-12 RESIDENTIAL Household Living (Permitted) HOUSING TYPES R-4.5 &R-12 Single Units, Detached(Permitted) Ash Creek 14-Lot Subdivision,PD—PDR2015-000011SUB2015-0003 Completeness Responses Page-39- April 6,2015 PDG [41-017 RESPONSE: As indicated above, household living within single detached units are a permitted use in both zones. The use criteria are met. 18.510.050 Development Standards R-4.5 Standards for Detached Units Minimum Lot Size = 7,500 Square Feet Average Minimum Lot Width = 50 feet RESPONSE: The proposed subdivision creates 13 lots, with each lot meeting the minimum R- 4.5 or R-12 standards, not incorporating lot averaging as permitted by Section 18.430.020.D. However,through the PD process,the applicant is requesting setback adjustments, as previously discussed. The Preliminary Plat reflects the proposed setbacks (building envelopes) for each lot. The proposed setbacks are designed to meet the R-4.5 standards,with specific requested adjustments (PD), as reflected in the following Table: Zone Std Yard Std Setback Proposed Setback R-4.5 Front: 15 feet 15 feet R-4.5 Garage: 20 feet 20 feet R-4.5 Interior Side: 5 feet PD Adjusted 3 feet for interior R-4.5 Street Side: 10 feet 10 feet on 95th,PD Adjusted 8 feet for Interior Lots R-4.5 Rear: 15 feet 15 feet Note: Tracts"A" and"D"provide the required buffering and/or separation from the perimeter of the site to meet buffering requirements, or to classify the lots as non-perimeter. Lots 1 &4—Reduced side yards The R-12 front yard setback standard is applied to all lots. The R-4.5 garage setback standard is applied to all lots. The R-12 street-side yard setback is applied for Lot 11, which fronts on 95th Avenue. However, for interior Lots 8 & 9,the applicant is requesting a PD Adjustment for 8 foot street-side yards. For interior lots the applicant is requesting a PD Adjustment for 3 foot side yards. However, Lots 1 & 6, which are perimeter lots,the outer side yard is proposed at 8 feet. Section 18.350.060.C.4.a. requires perimeter lots to meet the base zone setback, which is 5 feet minimum. The R-4.5 rear yard setback standard is applied to all lots. Therefore,within the flexibility allowed under the PD, the setback criteria are met. Ash Creek 14-Lot Subdivision,PD—PDR2015-00001/SUB2015-0003 Completeness Responses Page-40- April 6,2015 PDG 141-017 The owner and/or builder will be responsible for meeting the setback requirements and all new lots have been designed to be able to meet the setbacks with minor adjustments requested by this Planned Development, as listed above. Building envelopes consistent with the adjusted setbacks requested are reflected on the Preliminary Plat. Chapter 18.705 ACCESS, EGRESS,AND CIRCULATION A. Continuing obligation of property owner. The provisions and maintenance of access and egress stipulated in this title are continuing requirements for the use of any structure or parcel of real property in the City. RESPONSE: The applicant understands the continuing maintenance obligations. The provision and maintenance of access for this development will be established with the recording of the Plat The HOA and CC&Rs, related to Tract"C". Therefore this criterion is met. B. Access plan requirements. No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. RESPONSE: The applicant has prepared and submitted scaled plans seeking preliminary planning approval that show how access, egress and circulation requirements are to be fulfilled. Once the plans are approved, detailed construction plans will be prepared and submitted for City approval. This criterion is or will be met. 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: RESPONSE: Joint access will be established with recording of the Plat(Tract"C")and the CC&Rs. Ownership and maintenance will be the responsibility of the home owners association. Therefore this criterion is or will be met. D. 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. RESPONSE: The plat is designed so that Tract"C," a private street will connect directly with a public street(SW 95th Avenue). All vehicular access and egress, including driveways to Ash Creek I4-Lot Subdivision,PD—PDR2015-00001/SUB2015-0003 Completeness Responses Page-41 - April 6,2015 PDG 141-017 individual lots will be from Tract"C." These driveways will be maintained by homeowners at the required standards on a continuous basis. This criterion is or will be met. E. Curb cuts. Curb cuts shall be in accordance with Section 18.810.030.N. RESPONSE: The connection of the private street to 95th will be the only new curb cut to a public street. All proposed curb cuts to the private street will be in accordance with Section 18.810.030.N. This criterion is or will be met. F. Required walkway location. On-site pedestrian walkways shall comply with the following standards: 1. Walkways shall extend from the ground floor entrances or from the ground floor landing of stairs, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways shall be constructed between new and existing developments and neighboring developments; RESPONSE: There are limited existing sidewalk improvements along SW 95th Avenue, and no sidewalks along the west side of the street adjacent to the site. The proposed project is residential and not commercial, institutional or industrial. Therefore,this criterion does not apply and no additional walkways are required. However, a sidewalk will be constructed along the north side of the private street. 2. Within all attached housing (except two-family dwellings) and multi- family developments, each residential dwelling shall be connected by walkway to the vehicular parking area, and common open space and recreation facilities; RESPONSE: The proposed project is detached single family in nature. This criterion does not apply. 3. Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum six-inch vertical separation (curbed) or a minimum three-foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping,pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum Ash Creek 14-Lot Subdivision,PD—PDR2015-00001/SUB20I5-0003 Completeness Responses Page-42- April 6,2015 PDG 141-017 of four feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards; RESPONSE: No required walkways are proposed to cross vehicle access drives or parking lots. Therefore,this criterion does not apply. 4. Required walkways shall be paved with hard surfaced materials such as concrete, asphalt, stone, brick, other pervious paving surfaces, etc. Any pervious paving surface must be designed and maintained to remain well- drained. Walkways may be required to be lighted and/or signed as needed for safety purposes. Soft-surfaced public use pathways may be provided only if such pathways are provided in addition to required pathways. RESPONSE: The proposed sidewalks will be paved with concrete, and designed to slope to the street for drainage. Street lighting will be provided as required by the City for public streets for safety purposes. No soft surfaced public use pathways are proposed. Therefore,this criterion is met. G. Inadequate or hazardous access. 1. Applications for building permits shall be referred to the commission for review when, in the opinion of the director, the access proposed: a. Would cause or increase existing hazardous traffic conditions; or b. Would provide inadequate access for emergency vehicles; or c. Would in any other way cause hazardous conditions to exist which would constitute a clear and present danger to the public health, safety, and general welfare. RESPONSE: The applicant has designed the subdivision to allow for access to be accommodated without causing or increasing existing hazardous traffic conditions, inadequate access for emergency vehicles, nor will it in any other way cause hazardous conditions to exist which would constitute a clear and present danger to the public health, safety, and general welfare. Therefore,these criteria are met. 2. Direct individual access to arterial or collector streets from single-family dwellings and duplex lots shall be discouraged. Direct access to collector or arterial streets shall be considered only if there is no practical alternative way to access the site. If direct access is permitted by the city, the RESPONSE: No direct individual access to arterial or collector streets from single-family dwellings and duplex lots is proposed. This criterion does not apply. Ash Creek 14-Lot Subdivision,PD—PDR2015-00001/SUB2015-0003 Completeness Responses Page-43 - April 6,2015 PDG 141-017 H. Access management. 1. An access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the City and AASHTO (depending on jurisdiction of facility.) RESPONSE: An Access Management Report is provided in Section VII of this Narrative. It verifies the design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by the City and AASHTO in this case. This criterion is met. 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. RESPONSE: SW 95th Avenue is an abutting local street. There will be no driveways connecting to a collector or arterial street. All lot access will be from Tract"C." Therefore this criterion 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. RESPONSE: There are no collector or arterial streets associated with this development. Therefore this criterion does not apply. 4. The minimum spacing of local streets along a local street shall be 125 feet. RESPONSE: There are only two existing streets intersecting SW 95th in the immediate area. However, at the pre-app conference, engineering staff drew the conclusion that they don't Ash Creek 14-Lot Subdivision,PD—PDR2015-00001/SUB2015-0003 Completeness Responses Page-44- April 6,2015 PDG 141-017 consider Mandamus Court or Longstaff Street to be"local streets." Therefore intersection spacing is not applicable. All individual lot access will be from Tract"C,"private street. Given the existing street pattern and the shape and frontage of the subject property,there is no other logical alternative access point. Therefore, the spacing complies with the local street spacing to the degree practicable. 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; RESPONSE: All single family lots are proposed to have individual driveways at least 12 feet in width. This criterion is met. Chapter 18.715 DENSITY COMPUTATIONS 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"; RESPONSE: The site does not contain any of the features within items a through e above. 2. All land dedicated to the public for park purposes; RESPONSE: No lands are proposed to be 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; Ash Creek 14-Lot Subdivision,PD—PDR2015-00001/SUB2015-0003 Completeness Responses Page-45- April 6,2015 PDG 1141-017 RESPONSE: Seven feet of additional right-of-way will be dedicated for SW 95th Avenue, and the land area for Tract"C,"private street, are factored into the density calculation. The applicant is using actual information from the proposed plat in the calculations below. 4. All land proposed for private streets; and RESPONSE: There is a private street(Tract"C")being provided is included in the calculations below. 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. RESPONSE: The existing house is being removed so there is no deduction for lot area. 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. RESPONSE: The gross sit density is 62,754 square feet. The allowed density is calculated using both applicable zones as follows: R-12: The net acreage is 44,020 square feet minus 8,867 square feet for right-of-way and private street=35,153 square feet. 35,153 square feet divided by 3,050 equals 11.53 units. R-4„5 The net acreage is 18,734 square feet minus 756 square feet for right-of-way and private street= 17,978 square feet. 17,978 square feet divided by 7,500 equals 2.40 units. Combined Maximum Density= 13 units Minimum density @ 80%= 10 units The applicant is proposing 13 new lots. Therefore the development complies with the allowed density. 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). RESPONSE: The minimum number of units is 80% of the number of units allowed which are 13 units. 80% of 13 units is 10 units. Therefore, 13 Lots complies with the minimum required density. Ash Creek 14-Lot Subdivision,PD—PDR2015-00001/SUB2015-0003 Completeness Responses Page-46- April 6,2015 PDG 141-017 Chapter 18.725 ENVIRONMENTAL PERFORMANCE STANDARDS 18.725.010 Purpose The purpose of this chapter is to apply the federal and state environmental laws, rules and regulations to development within the City of Tigard. 18.725.020 General Provisions A. Compliance with applicable state and federal regulations. In addition to the regulations adopted in this chapter, each use, activity or operation within the City of Tigard shall comply with the applicable state and federal standards pertaining to noise, odor and discharge of matter into the atmosphere, ground, sewer system or stream. Regulations adopted by the State Environmental Quality Commission pertaining to non point source pollution control and contained in the Oregon Administrative Rules shall by this reference be made a part of this chapter. B. Evidence of compliance. Prior to issuance of a building permit, the director may require submission of evidence demonstrating compliance with state,federal and local environmental regulations and receipt of necessary permits; these include Air Contaminant Discharge Permits (ACDP) or Indirect Source Construction Permits (ISCP). C. Continuing obligation. Compliance with state,federal and local environmental regulations is the continuing obligation of the property owner and operator. 18.725.030 Performance Standards A. Noise. For the purposes of noise regulation, the provisions of Sections 6.02.410 through 6.02.470 of the Tigard Municipal Code shall apply. RESPONSE: The applicant does not anticipate any compliance issues relative to noise. All site construction will comply with the City's noise standards. B. 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. RESPONSE: This is a residential neighborhood, not commercial or industrial. Therefore this criterion is not applicable. Ash Creek 14-Lot Subdivision,PD—PDR2015-00001/SUB2015-0003 Completeness Responses Page-47- April 6,2015 PDG 141-017 C. 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. D. Odors. The emission 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. E. 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. F. Insects and rodents. All materials including wastes shall be stored and all grounds shall be maintained in a manner which will not attract or aid the propagation of insects or rodents or create a health hazard. (Ord. 12-02§3) RESPONSE: The applicant does not anticipate any compliance issues relative to items C to F. All site construction will be managed to comply with applicable City's standards. Chapter 18.730 EXCEPTIONS TO DEVELOPMENT STANDARDS 18.730.020 Exceptions to Building Height Limitations C. Building heights and flag lots. 1. Limitations on the placement of residential structures on flag lots apply when any of the following exist: a. A flag lot was created prior to April 15, 1985; b. A flag lot is created after April 15, 1985 by an approved partition; or c. A flag lot is created by the approval of a subdivision and the flag lot is located on the periphery of the subdivision so that the lot adjoins other residentially-zoned land. RESPONSE: Lot 13 is a flag lot created by the proposed subdivision. Therefore these criteria are applicable. Ash Creek 14-Lot Subdivision,PD—PDR2015-00001/SUB2015-0003 Completeness Responses Page-48- April 6,2015 PDG 141-017 2. The maximum height for an attached or detached single-family, duplex, or multiple family residential structure on a flag lot or a lot having sole access from an accessway, private drive or easement is 1-1/2 stories or 25 feet, whichever is less, except that the maximum height may be 2-1/2 stories or 35 feet, whichever is less,provided: a. The proposed dwelling otherwise complies with the applicable dimensional and height requirements of the zoning district; b. A 10 foot side yard will be preserved; c. A residential structure on any abutting lot either is located 50 feet or more from the nearest point of the subject dwelling, or the residential structure exceeds 1-1/2 stories or 25 feet in height on any abutting lot; and d. Windows 15 feet or more above grade shall not face dwelling unit windows or patios on any abutting lot unless the proposal includes an agreement to plant trees capable of mitigating direct views, or that such trees exist and will be preserved. RESPONSE: Lot 13 is located at the south end of the property,but is surrounded on the south and west by Tract"A" open space,providing a buffer between this lot and the adjacent apartments. To the east the nearby single family home (Tax Lot 203) is a single story home, oriented with its rear yard to the west. Further the flag access to Tract"A"provides an additional setback to the front yard of Lot 13. Therefore Lot 13 meets the criteria in sub-C.2.a. b. arid c. However sub-C.2.d. will be applicable. Chapter 18.745 LANDSCAPING AND SCREENING 18.745.040 Street Tree Standards 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. RESPONSE: The applicant has provided landscape plans that include street trees. Therefore this criterion is met. 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. RESPONSE: The linear amount of street frontage within and adjacent to the site is shown in the following Table,together with the calculated number of street trees required based on the 40 foot spacing standard. Ash Creek 14-Lot Subdivision,PD—PDR2015-00001/SUB2015-0003 Completeness Responses Page-49- April 6,2015 PDG [41-017 Street Trees Analysis Street abutting Site Linear Frontage Required Trees @ Proposed Street 40 foot spacing Trees SW 95th Avenue 186 4.65 = 5 5 Private Street(Tract 335 8.38 = 8 11 Total 521 13.03 = 13 16 As shown on the revised Landscape Plan(L2)the applicant is proposing a total of 16 street trees. These include 11 trees along the Tract"C" (private street) and Tract"D"pathway; and 5 street trees along the 95th Avenue frontage. The standard street section has an off-set sidewalk, located behind a planter strip,with sidewalk and planter strip parallel to the curb. The 95th Avenue frontage improvements are designed consistent with this standard. However, the Code recognizes that in some cases the sidewalk may be curb-tight, which is what is proposed for the private street. When the sidewalk is curb- tight,rather than off-set by a planter strip,the Code allows street trees to be located within 6 feet of the back of walk. Therefore this criterion is or can be met. C. Street trees required by this section shall be planted according to the street tree planting standards in the Urban Forestry Manual. RESPONSE: The street trees proposed will be planted according to the street tree planting standards in the Urban Forestry Manual. Details are shown in the plan and in the Manual made part of this application by reference. This criterion is met. 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. RESPONSE: Street trees required by this section will be provided adequate soil volumes according to the street tree soil volume standards in the Urban Forestry Manual. This criterion is met. 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 six 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. Ash Creek 14-Lot Subdivision,PD—PDR2015-00001/SUB2015-0003 Completeness Responses Page-50- April 6,2015 PDG 141-017 RESPONSE: The applicant has provided a Landscaping Plan(L2)that places the street trees along SW 95th Avenue within the right-of-way,consistent with this criterion. Street trees along the internal private street will be located behind the sidewalk within the front yards of the abutting lots. Private Street (Tract"C") This frontage requires 11 street trees,which are provided as shown on Sheet L2. SW 95th Avenue This frontage is requires 5 trees. The Landscaping Plan has been revised to provide 5 street trees along the 95th Avenue frontage, Sheet L2. Therefore this criterion is or can be met. 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 3. The tree is shown as preserved in the tree preservation and removal site plan (per Section 18.790.030.A.2), tree canopy cover site plan (per Section 18.790.030.A.3) and supplemental report(per Section 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. RESPONSE: Existing trees are not utilized as street trees. This criterion does not apply. 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 years (per the street tree planting standards in the Urban Forestry Manual)for each tree below the minimum required. RESPONSE: The applicant is providing the minimum number of required street trees either by planting or payment to the Tree Fund. Therefore,this criterion is not applicable. Ash Creek 14-Lot Subdivision,PD—PDR2015-00001/SUB2015-0003 Completeness Responses Page-51 - April 6,2015 PDG 141-017 18.745.050 Buffering and Screening A. General provisions. 1. It is the intent that these requirements shall provide for privacy and protection and reduce or eliminate the adverse impacts of visual or noise pollution at a development site, without unduly interfering with the view from neighboring properties or jeopardizing the safety of pedestrians and vehicles. 2. Buffering and screening is required to reduce the impacts on adjacent uses which are of a different type in accordance with the matrices in this chapter (Tables 18.745.1 and 18.745.2). The owner of each proposed development is responsible for the installation and effective maintenance of buffering and screening. When different uses would be abutting one another except for separation by a right-of- way, buffering, but not screening, shall be required as specified in the matrix. 3. In lieu of these standards, a detailed buffer area landscaping and screening plan may be submitted for the director's approval as an alternative to the buffer area landscaping and screening standards,provided it affords the same degree of buffering and screening as required by this code. RESPONSE: This subject property contains two different zones (R-4.5 & R-12). Property to the south is zoned R-4.5 which matches the zoning on the subject site. Zoning on the property to the north and west is R-12, which matches the northern portion of the subject site, but is different than the R-4.5 on the southern portion. Therefore buffering is required along the southern portion of the site, along the west boundary of the R-4.5 zoning. The required Buffering for Lots 12 & 13 is provided by Tract"A" Open Space and proposed landscaping. Therefore these criteria are met. 18.745.060 Re-vegetation A. When re-vegetation is required. Where natural vegetation has been removed through grading in areas not affected by the landscaping and screening requirements and that are not to be occupied by structures, such areas are to be replanted as set forth in this section to prevent erosion after construction activities are completed. RESPONSE: Graded areas not to be occupied by structures will be replanted as set forth in this section to prevent erosion after construction activities are completed. The erosion control permit will remain in effect through house construction. This criterion is met. B. Preparation for re-vegetation. Topsoil removed from the surface in preparation for grading and construction is to be stored on or near the sites and protected from erosion while grading operations are underway; and Ash Creek 14-Lot Subdivision,PD—PDR2015-00001/SUB2015-0003 Completeness Responses Page-52- April 6,2015 PDG 141-017 1. Such storage shall be located consistent with an approved urban forestry plan per Chapter 18.790 or outside the tree canopy driplines of trees intended to be preserved in cases when there is no approved urban forestry plan; and 2. After completion of such grading, the topsoil is to be restored to exposed cut and fill embankments or building pads to provide a suitable base for seeding and planting. RESPONSE: Topsoil removed during site clearing will be stored on site and protected from erosion activities while grading occurs. The location is outside of tree canopy driplines intended to be preserved. The topsoil will be restored to exposed cut and fill embankments or other areas to provide a suitable base for seeding and planting. These criteria are met. C. Methods of re-vegetation. Acceptable methods of re-vegetation include hydro- mulching or the planting of rye grass, barley, or other seed with equivalent germination rates, and: 1. Where lawn or turf grass is to be established, lawn grass seed or other appropriate landscape cover is to be sown at not less than four pounds to each 1,000 square feet of land area; 2. Other re-vegetation methods offering equivalent protection may be approved by the approval authority; 3. Plant materials are to be watered at intervals sufficient to ensure survival and growth; and 4. The use of native plant materials is encouraged to reduce irrigation and maintenance demands. RESPONSE: Re-vegetation methods in accordance with this section will occur after completion of grading activities and topsoil dispersal or as otherwise required by the Erosion Control Permit. Where lawn or turf is proposed, it will be installed consistent with these criteria. Plant materials will be watered at intervals sufficient to ensure survival and growth and native materials are primarily proposed to encourage reduced irrigation and maintenance demands. Chapter 18.765 OFF-STREET PARKING AND LOADING REQUIREMENTS 18.765.030 General Provisions A. Vehicle parking plan requirements. No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The director shall provide the applicant with detailed information about this submission requirement. Ash Creek 14-Lot Subdivision,PD—PDR2015-00001/SUB2015-0003 Completeness Responses Page-53- April 6,2015 PDG 141-017 RESPONSE: Sheet 5 of 9 provides the proposed Access, Egress and Circulation Plan. Access to the proposed 13 lots will be via a shared private street(Tract"C"). Access to the lots will be provided by individual driveways off of the private street. Therefore this criterion is met. 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 dwelling and single-family attached dwellings shall be located on the same lot with the dwelling(s). RESPONSE: All off-street parking for the single family detached homes will be located on the same lot as the dwellings. This criterion is met. 18.765.070 Minimum and Maximum Off-Street Parking Requirements TABLE 18.765.2 MINIMUM AND MAXIMUM REQUIRED OFF-STREET VEHICLE AND BICYCLE PARKING REQUIREMENTS Single Units, Detached= 1.0/DU RESPONSE: Bicycle parking for single family detached homes is provided within the garages as is typical of small and medium sized lot residential development. Adequate space for 1 bike will be provided in each garage. This criterion is met. Chapter 18.790 URBAN FORESTRY PLAN 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; RESPONSE: The Urban Forestry Plan requirements are being completed through the coordination of a licensed landscape architect and a certified arborist. This criterion is met. 2. Meet the tree preservation and removal site plan standards in the Urban Forestry Manual; RESPONSE: The plans submitted meet the tree preservation and removal site plan standards in the Urban Forestry Manual. This criterion is met. Ash Creek 14-Lot Subdivision,PD—PDR2015-00001/SUB2015-0003 Completeness Responses Page-54- April 6,2015 PDG[41-017 3. Meet the tree canopy site plan standards in the Urban Forestry Manual; and RESPONSE: The submitted plans indicate how the applicant is meeting the tree canopy site plan standards in the Urban Forestry Manual. This criterion is met. 4. Meet the supplemental report standards in the Urban Forestry Manual. RESPONSE: The submitted application materials contain the supplemental report meeting the standards in the Urban Forestry Manual. This criterion 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. RESPONSE: The required canopy cover will be provided. Therefore this criterion is not applicable. C. Tree canopy fee use. Tree canopy fees provided to the city shall be deposited into the urban forestry fund and used as approved by council through a resolution RESPONSE: The required canopy cover will be provided. Therefore this criterion is not applicable. 18.790.050 Flexible Standards for Tree Planting and Preservation A. General provisions. 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. To the extent that the standards in this section conflict with the standards in other sections of this title, the standards in this section shall apply except in cases where the director determines there would be an unreasonable risk to public health, safety, or welfare. 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. RESPONSE: The applicant is not requesting application of any flexible standards. Therefore this criterion is not applicable. Ash Creek 14-Lot Subdivision,PD—PDR2015-00001/SUB2015-0003 Completeness Responses Page-55- April 6,2015 PDG 141-017 B. Approval criterion for use offlexible standards. The review body may consider modifications for lot dimension standards or site-related development standards as part of the urban forestry plan review process. These modifications are done as part of the urban forestry plan review process and are not required to go through the adjustment process. In order to approve these modifications, the review body must find that the modification request is the least required to preserve and/or plant trees, that the modification will result in the preservation of or an addition to tree canopy on the lot, and that the modification will not impede adequate emergency access to the site. RESPONSE: The applicant is not requesting application of any flexible standards. Therefore this criterion is not applicable. C. Flexible standards to preserve or plant trees. The following flexible standards are available to applicants in order to preserve or plant trees on a development site. 1. Lot size averaging. To preserve existing trees in the development plan for any land partition under Chapter 18.420, lot size may be averaged to allow lots less than the minimum lot size required in the underlying zone as long as the average lot area is not less than that allowed by the underlying zone. No lot area shall be less than 80%of the minimum lot size allowed in the zone. RESPONSE: The applicant is not requesting application of any flexible standards. Therefore this criterion is not applicable. 2. Adjustments to setbacks. The following setback reductions will be allowed for lots preserving existing trees using the criteria in subparagraph a of this paragraph 2. a. Reductions allowed. i. Front yard. Up to a 25%reduction of the dimensional standard for a front yard setback required in the base zone. Setback of garages may not be reduced by this provision. ii. Other setbacks. Up to a 20%reduction of the dimensional standards for other setbacks required in the base zone. RESPONSE: The applicant is not requesting any adjustments to setbacks for trees. Therefore this criterion is not applicable. 3. 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 Ash Creek 14-Lot Subdivision,PD—PDR2015-00001/SUB2015-0003 Completeness Responses Page-56- April 6,2015 PDG 141-017 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 found in the landscaping and screening Section 18.745.040.F. RESPONSE: The applicant is not requesting any adjustments to sidewalks for trees. Therefore this criterion is not applicable. 4. Adjustments to commercial/industrial/civic use parking. 5. Adjustments to commercial/industrial/civic use landscaping. RESPONSE: The proposed project is residential in nature. Therefore items 4 and 5 do not apply. Chapter 18.795 VISUAL CLEARANCE AREAS 18.795.030 Visual Clearance Requirements A. At corners. Except within the CBD zoning district a visual clearance area shall be maintained on the corners of all property adjacent to the intersection of two streets, a street and a railroad, or a driveway providing access to a public or private street. RESPONSE: The site has been designed to accommodate Visual Clearance areas on corners of all property adjacent to the intersection of two streets and driveways providing access to public streets. The initial construction will provide the areas and ongoing maintenance of the visual clearance areas will be the responsibility of individual property owners over which their property is affected by the need for visual clearance. This criterion is met. B. Obstructions prohibited. A clear vision area shall contain no vehicle, hedge, planting,fence, wall structure or temporary or permanent obstruction (except for an occasional utility pole or tree), exceeding three feet in height, measured from the top of the curb, or where no curb exists,from the street center line grade, except that trees exceeding this height may be located in this area,provided all branches below eight feet are removed. RESPONSE: Clear vision areas proposed will not contain vehicles, hedges,plantings, fences, walls or temporary or permanent obstructions exceeding three feet in height. Any trees within the area will have branches only above the 8 foot height requirement. This criterion is met. C. Additional topographical constraints. Where the crest of a hill or vertical curve conditions contribute to the obstruction of clear vision areas at a street or driveway intersection, hedges,plantings,fences, walls, wall structures and temporary or permanent obstructions shall be further reduced in height or eliminated to comply with the intent of the required clear vision area. Ash Creek 14-Lot Subdivision,PD—PDR2015-00001/SUB2015-0003 Completeness Responses Page-57- April 6,2015 PDG 141-017 RESPONSE: No additional topographical constraints exist as related to vision clearance areas and therefore this section does not apply. 18.795.040 Computations B. Non-arterial streets. 1. Non-arterial streets 24 feet or more in width. At all intersections of two non-arterial streets, a non-arterial street and a driveway, and a non- arterial street or driveway and railroad where at least one of the streets or driveways is 24 feet or more in width, a visual clearance area shall Be a triangle formed by the right-of-way or property lines along such lots and a straight line joining the right-of-way or property line at points which are 30 feet distance from the intersection of the right-of-way line and measured along such lines. See Figure 18.795.1: RESPONSE: Vision clearance areas are shown on the plans for the existing public street intersection of SW 95th Avenue and Tract"C,"private street demonstrating the project will compliance with this requirement. 2. Non-arterial streets less than 24 feet in width. At all intersections of two non-arterial streets, a non-arterial street and a driveway, and a non- arterial street or driveway and railroad where both streets and/or driveways are less than 24 feet in width, a visual clearance area shall be a triangle whose base extends 30 feet along the street right-of-way line in both directions from the centerline of the accessway at the front setback line of a single family and two family residence, and 30 feet back from the property line on all other types of uses. RESPONSE: No new non-arterial streets less than 24 feet are proposed or exist in or adjacent to this project. Therefore, this criterion does not apply. Chapter 18.810 STREET AND UTILITY IMPROVEMENT STANDARDS 18.810.030 Streets A. Improvements. 1. No development shall occur unless the development has frontage or approved access to a public street. RESPONSE: The site has frontage on SW 95th Avenue which is a public local street. There are no indications that access to this public street as currently existing is not appropriately designed. This criterion is met. Ash Creek 14-Lot Subdivision,PD—PDR2015-00001/SUB2015-0003 Completeness Responses Page-58- April 6,2015 PDG 141-017 2. No development shall occur unless streets within the development meet the standards of this chapter. RESPONSE: One new private street and no new public streets are proposed. The existing streets have previously been approved and designed to meet the standards of this chapter. This criterion is met. 3. No development shall occur unless the streets adjacent to the development meet the standards of this chapter,provided, however, that a development may be approved if the adjacent street does not meet the standards but half-street improvements meeting the standards of this title are constructed adjacent to the development. RESPONSE: SW 95th Avenue which is adjacent to the site will be improved consistent with this criterion. Additional right-of-way is being dedicated to accommodate future widening, if needed. Therefore this criterion is met. 4. Any new street or additional street width planned as a portion of an existing street shall meet the standards of this chapter. RESPONSE: No new public streets are proposed. Dedication of right-of-way for 95th Avenue and the proposed half-street improvement are designed consistent with City standards. Therefore this criterion is met. S. If the city could and would otherwise require the applicant to provide street improvements, the city engineer may accept a future improvements guarantee in lieu of street improvements if one or more of the following conditions exist: a. A partial improvement is not feasible due to the inability to achieve proper design standards; b. A partial improvement may create a potential safety hazard to motorists or pedestrians; c. Due to the nature of existing development on adjacent properties it is unlikely that street improvements would be extended in the foreseeable future and the improvement associated with the project under review does not, by itself,provide a significant improvement to street safety or capacity; d. The improvement would be in conflict with an adopted capital improvement plan; e. The improvement is associated with an approved land partition on property zoned residential and the proposed land partition does not create any new streets; or Ash Creek 14-Lot Subdivision,PD—PDR2015-00001/SUB2015-0003 Completeness Responses Page-59- April 6,2015 PDG 141-017 f. Additional planning work is required to define the appropriate design standards for the street and the application is for a project which would contribute only a minor portion of the anticipated future traffic on the street. RESPONSE: The applicant is not seeking a fee-in-lieu for future improvements at this time. This section does not apply. 6. The standards of this chapter include the standard specifications adopted by the city engineer pursuant to Section 18,810.020.B. RESPONSE: The design of the project complies with the specifications adopted by the city engineer. Therefore meet the standards of this chapter. 7. The approval authority may approve adjustments to the standards of this chapter if compliance with the standards would result in an adverse impact on natural features such as wetlands, bodies of water, significant habitat areas, steep slopes, or existing mature trees. The approval authority may also approve adjustments to the standards of this chapter if compliance with the standards would have a substantial adverse impact on existing development or would preclude development on the property where the development is proposed. In approving an adjustment to the standards, the approval authority shall balance the benefit of the adjustment with the impact on the public interest represented by the standards. In evaluating the impact on the public interest, the approval authority shall consider the criteria listed in Section 18.810.030.E.1. An adjustment to the standards may not be granted if the adjustment would risk public safety. RESPONSE: No adjustments are being requested. Therefore this criterion is not applicable. B. Creation of rights-of-way for streets and related purposes. Rights-of-way shall be created through the approval of a final subdivision plat or major partition; however, the council may approve the creation of a street by acceptance of a deed,provided that such street is deemed essential by the council for the purpose of general traffic circulation. 1. The council may approve the creation of a street by deed of dedication without full compliance with the regulations applicable to subdivisions or major partitions if any one or more of the following conditions are found by the council to be present: RESPONSE: No new public streets are being created. The proposed private street will be within Tract"C." However, additional right-of-way will be dedicated as part of the Final Plat recordation for SW 95th Avenue. This criterion is met. Ash Creek 14-Lot Subdivision,PD—PDR2015-00001/SUB2015-0003 Completeness Responses Page-60- April 6,2015 PDG 141-017 2. With each application for approval of a road or street right-of-way not in full compliance with the regulations applicable to the standards, the proposed dedication shall be made a condition of subdivision and major partition approval. RESPONSE: The proposed project is providing street right-of-way in accordance with the regulations applicable to the standards and dedications will be made with this subdivision. 3. All deeds of dedication shall be in a form prescribed by the city and shall name "the public" as grantee. RESPONSE: The street right-of-way will be dedicated through the final plat process rather than by deed. This criterion does not apply. C. Creation of access easements. The approval authority may approve an access easement established by deed without full compliance with this title provided such an easement is the only reasonable method by which a lot large enough to develop can be created 1. Access easements shall be provided and maintained in accordance with the Uniform Fire Code, Section 10.207. 2. Access shall be in accordance with Sections 18.705.030.H and 18.705.030.1. RESPONSE: All access to individual lots will be accommodated by individual driveways connected to Tract"C"private street. This criterion is met. D. Street location, width and grade. Except as noted below, the location, width and grade of all streets shall conform to an approved street plan and shall be considered in their relation to existing and planned streets, to topographic conditions, to public convenience and safety, and in their appropriate relation to the proposed use of the land to be served by such streets: 1. Street grades shall be approved by the city engineer in accordance with subsection N of this section; and RESPONSE: Proposed street grades comply with subsection"N." of this section and will be approved by the city engineer. This criterion is met. 2. Where the location of a street is not shown in an approved street plan, the arrangement of streets in a development shall either: a. Provide for the continuation or appropriate projection of existing streets in the surrounding areas, or Ash Creek 14-Lot Subdivision,PD—PDR2015-00001/SUB2015-0003 Completeness Responses Page-61 - April 6,2015 PDG 141-017 b. Conform to a plan adopted by the commission, if it is impractical to conform to existing street patterns because of particular topographical or other existing conditions of the land. Such a plan shall be based on the type of land use to be served, the volume of traffic, the capacity of adjoining streets and the need for public convenience and safety. RESPONSE: There is no need for this development project to provide for the continuation and appropriate projection of existing streets in the surrounding area. No new public streets are being created. Access to the lots will be via a private street. Street connectivity is provided to the degree practicable. Therefore these criteria are not applicable. 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 1. The decision-making body shall make its decision about desired right-of- way width and pavement width of the various street types within the subdivision or development after consideration of the following: a. The type of road as set forth in the comprehensive plan transportation chapter -functional street classification. b. Anticipated traffic generation. c. On-street parking needs. d. Sidewalk and bikeway requirements. e. Requirements for placement of utilities. f. Street lighting. g, Drainage and slope impacts. h. Street tree location. i. Planting and landscape areas. j. Safety and comfort for motorists, bicyclists, and pedestrians. k. Access needs for emergency vehicles RESPONSE: The City has preliminarily provided the applicant information regarding the desired right-of-way widths for SW 95th Avenue. No other street improvements were identified as being required during the pre-application conference. The streets are designed consistent with the design criteria specified by the City. Therefore these criteria are met. Ash Creek 14-Lot Subdivision,PD—PDR2015-00001/SUB2015-0003 Completeness Responses Page-62- April 6,2015 PDG 141-017 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. RESPONSE: There is no need for this development project to provide for the continuation and appropriate projection of existing streets in the surrounding area. No new public streets are being created. Access to the lots will be via a proposed private street. The existing street pattern does not allow for the creation of any new blocks. There are no transit facilities or bicycle routes within 530 feet of the subdivision other than public streets utilized by bicycles and cars alike. All existing sidewalks and pedestrian facilities are shown as well. Therefore this criterion is met to the degree practicable. 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 a. These extended streets or street stubs to adjoining properties are not considered to be culs-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. RESPONSE: There are no surrounding properties that need access from a street that could be provided by this development. There are no existing stubbed streets and no future planned streets associated with this development. Therefore these criteria are met by existing conditions or are otherwise not applicable. Ash Creek 14-Lot Subdivision,PD—PDR2015-00001/SUB2015-0003 Completeness Responses Page-63 - April 6,2015 PDG 141-017 G. Street spacing and access management. Refer to Section 18.705.030.H RESPONSE: The applicant has address the street spacing and access management requirements in section 18,705.030.H, see also Traffic Impact Summery, Section VII, at the end of this Narrative. This criterion is therefore met. 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. RESPONSE: To the degree practicable,the design of the project allows for full street connections with spacing of no more than 530 feet between connections to occur. Therefore,this criterion is met. 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. RESPONSE: There are no collector or arterial streets abutting the development site. Half street improvements, including street trees, sidewalk, etc. will be provided for the 95th Avenue frontage,per pre-application conference notes. This criterion is met. 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. RESPONSE: A private street is proposed(Tract"C")to provide individual lot access. There will be no direct lot access from SW 95th Avenue. There are no existing or planned transit facilities on SW 95th Avenue. Therefore this criterion is met, or otherwise not applicable. Ash Creek 14-Lot Subdivision,PD—PDR2015-00001/SUB2015-0003 Completeness Responses Page-64- April 6,2015 PDG 141-017 4. All developments should provide an internal network of connecting streets that provide short, direct travel routes and minimize travel distances within the development. RESPONSE: This development is not large enough, nor are there street extensions involved, so there is only one internal street, not a network. While the internal street is not interconnecting as for vehicles, there is connectivity of pedestrian circulation. There are no logical extensions of streets associated with this development. This criterion is met to the degree practicable. I. Intersection angles. Streets shall be laid out so as to intersect at an angle as near to a right angle as practicable, except where topography requires a lesser angle, but in no case shall the angle be less than 75 degrees unless there is special intersection design, and: 1. Streets shall have at least 25 feet of tangent adjacent to the right-of-way intersection unless topography requires a lesser distance; 2. Intersections which are not at right angles shall have a minimum corner radius of 20 feet along the right-of-way lines of the acute angle; and 3. Right-of-way lines at intersection with arterial streets shall have a corner radius of not less than 20 feet. RESPONSE: The one new private street proposed will intersect SW 95th Avenue at a right angle. In no case is there an intersection angle less than 75 degrees. This criterion is met. J. Existing rights-of-way. Whenever existing rights-of-way adjacent to or within a tract are of less than standard width, additional rights-of-way shall be provided at the time of subdivision or development. RESPONSE: SW 95th Avenue has a substandard half right-of-way width and the project will dedicate an additional 7 feet of width so that it complies with the standard of 27 foot centerline section. This criterion is met. K. Partial street improvements. Partial street improvements resulting in a pavement width of less than 20 feet, while generally not acceptable, may be approved where essential to reasonable development when in conformity with the other requirements of these regulations, and when it will be practical to require the improvement of the other half when the adjoining property developed. RESPONSE: Based on pre-application comments,half-street improvements are required, as well as dedication of additional right-of-way. This criterion is met. L. Cul-de-sacs. A cul-de-sac shall be no more than 200 feet long, shall not provide access to greater than 20 dwelling units, and shall only be used when environmental or topographical constraints, existing development pattern, or strict adherence to other standards in this code preclude street extension and through circulation: Ash Creek 14-Lot Subdivision,PD—PDR2015-00001/SUB2015-0003 Completeness Responses Page-65 - April 6,2015 PDG [41-017 RESPONSE: The proposed private street will be a dead-end configuration. This is a T-shaped street, and it will be longer than 200 feet in total length, but no segment is longer than 110 feet. Appropriate provisions for turn-around are provided, and this street will only serve 13 homes. This street design is necessary due to the shape of the property, lack of optional access and/or circulation from existing streets. This criterion is met to the degree practicable. N� Street names. No street name shall be used which will duplicate or be confused with the names of existing streets in Washington County, except for extensions of existing streets. Street names and numbers shall conform to the established pattern in the surrounding area and as approved by the city engineer. RESPONSE: A street name will be approved by the City prior to Final Plan approval. This criterion is or will be met. N. Grades and curves. 1. Grades shall not exceed 10%on arterials, 12% on collector streets, or 12% on any other street(except that local or residential access streets may have segments with grades up to 15%for distances of no greater than 250 feet); and 2. Centerline radii of curves shall be as determined by the city engineer. RESPONSE: One new private street is proposed, and the site is relatively flat, so grades are not a design concern. No arterial or collector is involved with this development, and the existing and proposed local streets will all have grades less than 12%. The centerline radii of curves are of sufficient size to comply with City requirements. This criterion is met. 0. Curbs, curb cuts, ramps, and driveway approaches. Concrete curbs, curb cuts, wheelchair, bicycle ramps and driveway approaches shall be constructed in accordance with standards specified in this chapter and Section 15.04.080, and: 1. Concrete curbs and driveway approaches are required; except: 2. Where no sidewalk is planned, an asphalt approach may be constructed with city engineer approval; and 3. Asphalt and concrete driveway approaches to the property line shall be built to city configuration standards. RESPONSE: Concrete curb cuts,ramps and driveway approaches will be constructed in accordance with this chapter and Section 15.04.080. No asphalt approaches are proposed. Concrete driveway approaches to the property line will be built to city configuration standards. This criterion is met. P. Streets adjacent to railroad right-of-way. Wherever the proposed development contains or is adjacent to a railroad right-of-way,provision shall be made for a street approximately parallel to and on each side of such right-of-way at a distance suitable for the appropriate use of the land. The distance shall be Ash Creek 14-Lot Subdivision,PD—PDR2015-00001/SUB2015-0003 Completeness Responses Page-66- April 6,2015 PDG 141-017 determined with due consideration at cross streets or the minimum distance required for approach grades and to provide sufficient depth to allow screen planting along the railroad right-of-way in nonindustrial areas. RESPONSE: There is an abandoned railroad(Oregon Electric)right-of-way abutting the northwest corner of the site. However,this right-of-way is designated for public open space. Therefore this criterion does not apply. Q. Access to arterials and collectors. Where a development abuts or is traversed by an existing or proposed arterial or collector street, the development design shall provide adequate protection for residential properties and shall separate residential access and through traffic, or if separation is not feasible, the design shall minimize the traffic conflicts. The design shall include any of the following: RESPONSE: No new access to arterials or collectors is proposed. This criterion does not apply. S. Survey monuments. Upon completion of a street improvement and prior to acceptance by the city, it shall be the responsibility of the developer's registered professional land surveyor to provide certification to the city that all boundary and interior monuments shall be reestablished and protected. RESPONSE: Upon completion of street improvements and prior to acceptance by the city,the developer's surveyor will provide certification to the city that all boundary and interior monuments have been established and protected. This criterion will be met through the final plat process. V Street signs. The city shall install all street signs, relative to traffic control and street names, as specified by the city engineer for any development. The cost of signs shall be the responsibility of the developer. RESPONSE: The applicant understands the burden of costs associated with city installed signage. This criterion is met. W. Mailboxes. Joint mailbox facilities shall be provided in all residential developments, with each joint mailbox serving at least two dwelling units. 1. Joint mailbox structures shall be placed adjacent to roadway curbs; 2. Proposed locations of joint mailboxes shall be designated on a copy of the preliminary plat or development plan, and shall be approved by the city engineer/U.S.post office prior to final plan approval; and 3. Plans for the joint mailbox structures to be used shall be submitted for approval by the city engineer/U.S.post office prior to final approval. RESPONSE: Joint mailbox structures will be installed during construction and placed adjacent to roadway curbs. Plans for the joint mailbox structures to be used will be submitted for approval by the city engineer/U.S. post office prior to final approval. This criterion is met. Ash Creek 14-Lot Subdivision,PD—PDR2015-00001/SUB2015-0003 Completeness Responses Page-67- April 6,2015 PDG 141-017 Y. Street light standards. Street lights shall be installed in accordance with regulations adopted by the city's direction. RESPONSE: Street lights will be provided consistent with City standards. Therefore this criterion is met. Z. Street name signs. Street name signs shall be installed at all street intersections. Stop signs and other signs may be required. RESPONSE: Street name signs are to be installed. This criterion will be met. AA. Street cross-sections. The final lift of asphalt concrete pavement shall be placed on all new constructed public roadways prior to final city acceptance of the roadway and within one year of the conditional acceptance of the roadway unless otherwise approved by the city engineer. The final lift shall also be placed no later than when 90% of the structures in the new development are completed or three years from the commencement of initial construction of the development, whichever is less. 1. Sub-base and leveling course shall be of select crushed rock; 2. Surface material shall be of Class C or B asphaltic concrete; 3. The final lift shall be placed on all new construction roadways prior to city final acceptance of the roadway; however, not before 90% of the structures in the new development are completed unless three years have elapsed since initiation of construction in the development; 4. The final lift shall be Class C asphaltic concrete as defined by A.P.W.A. standard specifications; and 5. No lift shall be less than 1-1/2 inches in thickness. RESPONSE: The half-street improvements and the private street are designed to City standards. These criteria are met. CC. Traffic study. 1. A traffic study shall be required for all new or expanded uses or developments under any of the following circumstances: a. When they generate a 10% or greater increase in existing traffic to high collision intersections identified by Washington County. b. Trip generations from development onto the city street at the point of access and the existing ADT fall within the following ranges: Existing ADT ADT to be added by development 0-3,000 vpd 2,000 vpd 3,001-6,000 vpd 1,000vpd >6,000 vpd 500 vpd or more Ash Creek 14-Lot Subdivision,PD—PDR2015-00001/SUB2015-0003 Complleteness Responses Page-68- April 6,2015 PDG 141-017 c. If any of the following issues become evident to the city engineer: i. High traffic volumes on the adjacent roadway that may affect movement into or out of the site. ii. Lack of existing left-turn lanes onto the adjacent roadway at the proposed access drive(s). iii. Inadequate horizontal or vertical sight distance at access points. iv. The proximity of the proposed access to other existing drives or intersections is a potential hazard. v. The proposal requires a conditional use permit or involves a drive-through operation. vi. The proposed development may result in excessive traffic volumes on adjacent local streets. RESPONSE: The proposed project creates lots for 13 new homes and will generate less than 10% increase in existing traffic to any high collision intersections identified by Washington County. The new trip generation total to SW 95th Avenue is approximately 84-120 new trips per day (existing house removed and replaced) and thus less than any of the triggers identified in b. above. The city engineer has not indicated that any of the conditions of i. through vi. Listed above actually exist. These criteria are met. 2. In addition, a traffic study may be required for all new or expanded uses or developments under any of the following circumstances: a. When the site is within 500 feet of an ODOT facility; and/or b. Trip generation from a development adds 300 or more vehicle trips per day to an ODOT facility; and/or c. Trip generation from a development adds 50 or more peak hour trips to an ODOT facility. RESPONSE: A waiver is not requested as a traffic study is not required. This criterion 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. Ash Creek 14-Lot Subdivision,PD—PDR2015-00001/SUB2015-0003 Completeness Responses Page-69- April 5,2015 PDG 141-017 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. RESPONSE: No new blocks are or can be created by this subdivision. There is no further development potential of any surrounding properties for which a street extension is required. There are also no other logical street connections that can be made. Connectivity for pedestrian circulation is provided along 95th Avenue. Therefore these criteria have been met to the degree practicable. 2. Bicycle and pedestrian connections on public easements or right-of-ways shall be provided when frill 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. RESPONSE: Connectivity for pedestrian circulation is provided along 95th Avenue. Therefore these criteria have been met to the degree practicable. 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. RESPONSE: Appropriate easements already exist for sanitary sewer, all other necessary easements will be provided on the Final Plat. No watercourse or drainageway traverses the site. This criterion are or will be met. 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 Ash Creek 14-Lot Subdivision,PD—PDR2015-00001/SUB2015-0003 Completeness Responses Page-70- April 6,2015 PDG 141-017 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. RESPONSE: The applicant/owner of the proposed development will make necessary arrangements with the City, applicable district and each utility franchise for the provision and dedication of utility easements necessary to provide full services to the development. The easements will be recorded with the plat or in the case where an off-site easement is proposed to the east;the easement will be provided and dedicated prior to construction of the storm and sanitary lines. This criterion 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. 3. Depth and width of properties zoned for commercial and industrial purposes shall be adequate to provide for the off-street parking and service facilities required by the type of use proposed. RESPONSE: No lot contains any part of an existing or proposed public right-of-way within its dimensions. No lot exceeds 2-1/2 times the average lot width. The site is not zoned for commercial or industrial purposes. The criteria of this section are 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 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. RESPONSE: All of the Lots will abut a new private street,with at least 25 feet of frontage, except Lot 13,which has a 12 foot flag frontage. The applicant is requesting a PD adjustment to allow for the narrower frontage. The net frontage area of the private street provides access the open space Tract"A." Therefore through the PD flexibility allowed,this criterion 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 Ash Creek 14-Lot Subdivision,PD—PDR2015-00001/SUB2015-0003 Completeness Responses Page-71 - April 6,2015 PDG 141-017 2. All through lots shall provide the required front yard setback on each street. RESPONSE: No Through Lots are being created. Therefore, these criterions are not applicable. D. Lot side lines. The side lines of lots, as far as practicable, shall be at right angles to the street upon which the lots front. RESPONSE: The proposed lot side lines, as far as practicable are at right angles to the street upon which the lots front. This criterion is met. E. Large lots. In dividing tracts into large lots or parcels which at some future time are likely to be re-divided, the commission may require that the lots be of such size and shape, and be so divided into building sites, and contain such site restrictions as will provide for the extension and opening of streets at intervals which will permit a subsequent division of any tract into lots or parcels of smaller size. The land division shall be denied if the proposed large development lot does not provide for the future division of the lots and future extension of public facilities RESPONSE: All 13 lots are sized consistent with the applicable zoning, and none are large enough to be further divided. Therefore this criterion is not applicable. 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. RESPONSE: No industrial streets are proposed. No new public local streets are proposed, and the existing abutting public street and proposed private street will have sidewalks, meeting city standards, along at least one side of the street. This criterion is met. B. Requirement of developers. 1. As part of any development proposal, or change in use resulting in an additional 1,000 vehicle trips or more per day, an applicant shall be required to identify direct, safe (1.25 x the straight line distance) pedestrian routes within 1/2 mile of their site to all transit facilities and neighborhood activity centers (schools,parks, libraries, etc.). In addition, the developer may be required to participate in the removal of any gaps in the pedestrian system off-site if justified by the development. Ash Creek 14-Lot Subdivision,PD—PDR2015-00001/SUB2015-0003 Completeness Responses Page-72- April 6,2015 PDG 141-017 RESPONSE: The proposed project will generate approximately 84-120 new vehicle trips per day. Therefore,this criterion does not apply. 2. If there is an existing sidewalk on the same side of the street as the development within 300 feet of a development site in either direction, the sidewalk shall be extended from the site to meet the existing sidewalk, subject to rough proportionality (even if the sidewalk does not serve a neighborhood activity center). RESPONSE: There are no existing sidewalks abutting this property, nor on the same side of the street,within 300 feet. However the half-street frontage improvement for 95th Avenue will provide a sidewalk along the site frontage. This criterion is met or otherwise not applicable. C. Planter strip requirements. A planter strip separation of at least five feet between the curb and the sidewalk shall be required in the design of streets, except where the following conditions exist: there is inadequate right-of-way; the curbside sidewalks already exist on predominant portions of the street; it would conflict with the utilities; there are significant natural features (large trees, water features, significant habitat areas, etc.) that would be destroyed if the sidewalk were located as required; or where there are existing structures in close proximity to the street(15 feet or less) or where the standards in Table 18.810.1 specify otherwise. Additional consideration for exempting the planter strip requirement may be given on a case-by-case basis if a property abuts more than one street frontage. RESPONSE: The half-street frontage improvement for 95th Avenue will provide a sidewalk, with planter strip and street trees consistent with City standards. This criterion is met. D. Maintenance. Maintenance of sidewalks, curbs, and planter strips is the continuing obligation of the adjacent property owner. RESPONSE: The applicant understands that per city requirements,the maintenance of sidewalks, curbs, and planter strips is the continuing obligation of the adjacent property owner. This criterion will be met. E. Application for permit and inspection. If the construction of a sidewalk is not included in a performance bond of an approved subdivision or the performance bond has lapsed, then every person,firm or corporation desiring to construct sidewalks as provided by this chapter, shall, before entering upon the work or improvement, apply for a street opening permit to the Engineering Department to so build or construct: 1. An occupancy permit shall not be issued for a development until the provisions of this section are satisfied. Ash Creek 14-Lot Subdivision,PD—PDR2015-00001/SUB2015-0003 Completeness Responses Page-73 - April 6,2015 PDG 141-017 2. The city engineer may issue a permit and certificate allowing temporary noncompliance with the provisions of this section to the owner, builder or contractor when, in his or her opinion, the construction of the sidewalk is impractical for one or more of the following reasons: a. Sidewalk grades have not and cannot be established for the property in question within a reasonable length of time; b. Forthcoming installation of public utilities or street paving would be likely to cause severe damage to the new sidewalk; c. Street right-of-way is insufficient to accommodate a sidewalk on one or both sides of the street; or d. Topography or elevation of the sidewalk base area makes construction of a sidewalk impractical or economically infeasible. 3. The city engineer shall inspect the construction of sidewalks for compliance with the provision set forth in the standard specifications manual. RESPONSE: Sidewalks will be constructed and assumed to be included in performance bonding, otherwise these criteria will be applicable and the applicant will obtain the required permit and performance bonding. 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. RESPONSE: The proposed project will install a sanitary sewer system to serve all 13 lots. This criterion is met. B. Sewer plan approval. The city engineer shall approve all sanitary sewer plans and proposed systems prior to issuance of development permits involving sewer service. RESPONSE: The sanitary sewer plan will be reviewed by the city engineer and approved prior to issuance of development permits involving sewer service. This criterion is met. C. Over-sizing. Proposed sewer systems shall include consideration of additional development within the area as projected by the comprehensive plan. RESPONSE: Oversizing of sewer systems does not appear to be necessary within the development area or projected by the comprehensive plan. This criterion does not apply. Ash Creek 14-Lot Subdivision,PD—PDR2015-00001/SUB2015-0003 Completeness Responses Page-74- April 6,2015 PDG 141-017 D. Permits denied. Development permits may be restricted by the commission or hearings officer where a deficiency exists in the existing sewer system or portion thereof which cannot be rectified within the development and which if not rectified will result in a threat to public health or safety, surcharging of existing mains, or violations of state or federal standards pertaining to operation of the sewage treatment system. RESPONSE: Based on the pre-application conference,there are no identified deficiencies in the sanitary system and therefore the project can be approved. 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. RESPONSE: The applicant is installing a storm drainage system including a common water quality/quantity facilities (Tract"B") serving all 13 lots. The system is separate and independent of any sanitary sewerage system. Inlets are provided so that surface water is not carried across any intersection or allowed to flood any street. The surface water drainage patterns are indicated on the submitted plans. This criterion is met. B. Easements. Where a development is traversed by a watercourse, drainageway, channel or stream, there shall be provided a stormwater easement or drainage right-of-way conforming substantially with the lines of such watercourse and such further width as will be adequate for conveyance and maintenance. RESPONSE: The site is not traversed by a watercourse, drainageway, channel or stream. This criterion does not apply. 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). Ash Creek 14-Lot Subdivision,PD—PDR2015-00001/SUB2015-0003 Completeness Responses Page-75- April 6,2015 PDG:141-017 RESPONSE: The proposed storm system is sized to accommodate potential runoff from the entire upstream drainage area and the city engineer will review the plans provided and the preliminary storm drainage report to approve the sizing based on the provisions of Design and Construction Standards for Surface Water Management. This criterion is met. 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). RESPONSE: The applicant proposes a common water quality treatment and detention facility (Tract"B"). This facilities will result in reducing the runoff resulting from development that could overload an existing drainage facility. Therefore,this criterion is met and the project can be approved. 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. RESPONSE: All of the subject utility lines will be placed underground except for surface mounted transformers, connection boxes and meter cabinets. Temporary services are acceptable above ground and there are no adjacent or proposed high capacity lines. The developer will coordinate with the serving utility to provide underground services and recognizes the city reserves the right to approve location of all surface mounted facilities. All underground utilities will be constructed prior to surfacing of the streets and stubs for service connections will be long Ash Creek 14-Lot Subdivision,PD—PDR2015-00001/SUB2015-0003 Completeness Responses Page-76- April 6,2015 PDG 141-017 enough to avoid disturbing the street improvements when service connections are made. The criteria of this section are met. B. Information on development plans. The applicant for a development shall show on the development plan or in the explanatory information, easements for all underground utility facilities, and: RESPONSE: All required easements for underground utility facilities are shown on the plans. This criterion is met. 1. Plans showing the location of all underground facilities as described herein shall be submitted to the city engineer for review and approval; and 2. Care shall be taken in all cases to ensure that above ground equipment does not obstruct vision clearance areas for vehicular traffic. RESPONSE: Plans showing the location of all underground facilities will be submitted to the city engineer for review and approval. Care has been taken in the design to ensure that above ground equipment will not obstruct vision clearance areas. Final plans from PGE will be utilized by the city engineer to complete this review. This criterion will be continued to be met through the engineering design and review phase of the development. 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. RESPONSE: The existing overhead utilities will be undergrounded along the site frontage. These criteria are not applicable. 3. Properties within the CBD zoning district shall be exempt from the requirements for undergrounding of utility lines and from the fee in-lieu of undergrounding. Ash Creek 14-Lot Subdivision,PD—PDR2015-00001/SUB2015-0003 Completeness Responses Page-77- April 6,2015 PDG 141-017 RESPONSE: This site is not within the CBD district. This criterion does not apply. 4. The exceptions in paragraphs 1 through 3 of this subsection C shall apply only to existing utility lines. All new utility lines shall be placed underground. RESPONSE: All new utilities will be placed underground. This criterion is met. FINAL CONCLUSION Based on the discussions,findings, and plans presented herein,the applicant has demonstrated compliance with the applicable R-4.5 and R-12 zoning districts and the City of Tigard Development Code relative to land division. Therefore the applicant respectfully requests approval of the applications submitted. Ash Creek 14-Lot Subdivision,PD—PDR2015-000011SUB2015-0003 Completeness Responses Page-78- April 6,2015 PDG 141-017 VI. IMPACT STUDY—SW 95TH AVENUE-ASH CREEK PLANNED DEVELOPMENT SITE LOCATION The site is located on the west side of SW 95th Avenue across and north of its intersection with SW Longstaff Street. The subject site is specifically identified as Tax Lot 400 of Tax Map 1 S 1 35BD and contains 1.43 acres. PROJECT DESCRIPTION The applicant requests preliminary approval of a 13-Lot Subdivision, with Planned Development Overlay. The existing house will be removed and replaced, so this development will add a net 12 new homes. The site is within the City of Tigard and zoned a combination of R-4.5 (Residential, 4.5 units per acre) and R-12 (Residential Medium Density). IMPACT STUDY Impacts of this development will include increased traffic and additional demand on City services and facilities. These impacts, as described below, will be offset by benefits such as: street improvements, improved pedestrian circulation, and localized improvements to sanitary sewer,water and storm drainage systems. Water The current Tigard water system is supplied by from the City of Portland system and has a system storage capacity of 24.5 million gallons, compared to an average daily demand of 5 mg/day, and peak summer demand of 13 mg/day. The City of Tigard has now partnered with the City of Lake Oswego to develop a joint water system. The new system will be completed in 2016. At that time Tigard will have a 14 million gallon per day supply, capable of serving a population of 58 thousand people. There is an existing water line in SW 95th Avenue. Water service will be extended within the development to serve the 13 lots. The existing house will be removed. This line is adequate to serve the proposed 13 new lots. There is an existing fire hydrant on the east side of the street across from the southeast corner of the development. A new hydrant will be required within the development, consistent with Fire District standards. The development will pay required SDC's, as its proportional contribution towards general water system capacity. Typical residential water usage is about 240 gallons per day per household. With the proposed 13 lot subdivision (12 new, with existing house removed), the new homes will result in an increased demand of 2,880 gallons per day. Therefore there is adequate water capacity to serve the proposed development. Ash Creek 14-Lot Subdivision,PD—PDR2015-00001/SUB2015-0003 Completeness Responses Page-79- April 6,2015 PDG 1.41-017 Sewer There is an existing sanitary sewer line in SW 95th Avenue, and a line that extends through the center of the subject site. This system is adequate to serve the new lots. The development will pay required SDC's, as its proportional contribution towards general facility capacity. The current wastewater treatment system for Tigard is part of Clean Water Services regional system, which is designed for capacity anticipated within the UGB and their service area. The system has ample capacity to serve this proposed development. Storm Drainage There is an existing 24" storm drainage line in SW 95th Avenue. This system is adequate to serve the 13 lots. The applicant is installing a common water quality/quantity facilities (Tract "B"), which will then connect to the system in 95th Avenue. The system is separate and independent of any sanitary sewerage system. The facilities have been sized and located to handle the runoff for the homes on the proposed site. The facilities will be constructed concurrently with home construction. The development will pay required SDC's, as its proportional contribution towards general facility capacity. The attached storm drainage report defines the impact of the proposed development. Storm run- off from this development will be managed consistent with City and Clean Water Services standards and will not create any significant off-site impact. Other Utilities All public utilities will be delivered to the proposed site via underground lines in the proposed street. The public utilities will be installed prior to building construction. Transportation The site abuts SW 95th Avenue, just south of Shady Lane and across the street from SW Longstaff Street. There is currently only one major block in this general neighborhood created by Shady Lane on the north, 95th Avenue on the east,North Dakota Street on the south and Greenburg Road on the west. The perimeter of this block is approximately 4,500 feet. However, given the surrounding street and lot development pattern, and the Ash Creek corridor, there is no opportunity for any logical extension of streets through the subject site. Greenburg is a designated arterial while North Dakota, 95th and Shady Lane as designated as Neighborhood Routes. Access to the property and proposed lots will be via two new private streets. Ash Creek 14-Lot Subdivision,PD—PDR2015-00001/SUB2015-0003 Completeness Responses Page-80- April 6,2015 PDG 141-017 The closest Tri Met bus routes are the 76 and 78 lines, which run on SW Greenburg Road. These routes both link at the Washington Square Transit Center with several other lines. Traffic generated by this development is expected to predominantly use SW 95th Avenue with trips slip both north to Greenburg Road and Hwy 217 and south to SW North Dakota Street and then either north to Hwy 217 of south to 99W, which are the closest designated arterials. The development will pay required TDT, as its proportional contribution towards general transportation system capacity. The applicant's traffic impact summary is included in this application. The City has also adopted a street maintenance fee, which is a monthly user fee dedicated to the maintenance of existing roadways and rights-of-way within Tigard. The fee was recommended by a citizen task force and established by the City Council in 2003. New traffic generated from the proposed development will be approximately 7-10 trips per the 12 additional homes (existing house), or 84 to 120 trips per day. This volume of traffic is not expected to significantly affect the existing roads. The existing street network provides access to adjacent properties as well as good accessibility in the four cardinal directions. By doing so, the streets provide access to existing or planned transit stops, commercial services, and other neighborhood facilities, such as schools, shopping areas and parks. Fire Services The City is served by Tualatin Valley Fire &Rescue. The District has 21 fire stations. The three closest stations to the site are the Scholls Station 53, Walnut Station 50, and Burnham Street Station 51. The district has a goal of less than a 6 minute response for fire and medical calls. The district serves a 210 square mile are with a population of 418,000 citizens. Police The Tigard Police Department is a progressive and professional police organization. The department is committed to a community policing philosophy and works very closely with the public providing a wide range of programs and information. The department is composed of dedicated police professionals committed to the community, sensitive to the needs of the citizens,while holding themselves accountable to the highest standards of excellence and achievement. There are three divisions within the Police Department, including Operations, Support Services and Administration. •� Operations is the uniform and traffic branch •� Administration includes the public information and crime prevention functions. Support Services consists of records, detectives,property control, commercial crimes unit, school resource officers and training. Ash Creek 14-Lot Subdivision,PD—PDR2015-00001/SUB2015-0003 Completeness Responses Page-81 - April 6,2015 PDG 141-017 The Tigard Police Department is organized into 11 functional units,with 84.5 full-time equivalent positions (FTE); 68 sworn and 16 .5 non-sworn support personnel. The patrol division is the backbone of every police department. Patrol is responsible for the initial response of all calls for service. Three shifts are required for 24-hour service, each consisting of a supervisor and patrol officers. Personnel assigned to patrol are uniformed and perform most initial investigations, enforce traffic laws, and provide citizen assistance. Additionally, one canine officer is assigned to patrol. The average for sworn personnel in Oregon is 1.64 officers per thousand population. The City of Tigard has historically used 1.5 officers per thousand as a goal, and is currently at 1.2 officers per thousand. The most recent data available from the Bureau of Justice Statistics shows that on a national level for a city of comparable size,the average percentage of non-sworn personnel is 22 .2 percent compared to 19 .5 percent at the Tigard Police Department. The national average for all police departments is 31.2 percent. Therefore the City has adequate police service capability to serve the proposed new homes. Parks From open green fields to fishing on the Tualatin River,parks in Tigard offer great outdoor opportunities. With more than 452 acres of parks, greenways and natural areas,the City of Tigard provides a variety of options for recreation, while protecting the area's natural beauty and providing valuable wildlife habitat. The City has 10.4 acres of parks per 1000 population which is a desirable standard. In 2010, Tigard voters approved a$17 million bond measure to acquire,preserve and protect parks and open spaces. Using bond dollars and$6.05 million in contributions and grants from Metro, Oregon Watershed Enhancement Board, Washington County and Clean Water Services, more than 108 acres of park land and open space have been preserved. The proposed development is providing on-site recreational space, in the form of the community garden(Tract"A"). The development will also pay required SDC's, as it proportional contribution towards facility capacity. Noise This is a residential development located within a residential neighborhood. This development is not expected to result in any significantly different noise impacts than other typical residential uses. The initial noise impacts will be from construction activities, which are monitored and regulated by the City as to hours of operations. Other than the interim construction period,there is nothing unusual about this development that would result in any substantial increase in noise over normal ambient residential levels. The major noise generation in the immediate area is and will remain from traffic on the abutting streets. Ash Creek 14-Lot Subdivision,PD—PDR2015-00001/SUB2015-0003 Completeness Responses Page-82- April 5,2015 PDG [41-017 VII. TRAFFIC IMPACT SUMMARY—SW 121ST AVENUE A traffic study is not required as none of the following conditions apply: a. When the site is within 500 feet of an ODOT facility; and/or b. Trip generation from a development adds 300 or more vehicle trips per day to an ODOT facility; and/or c. Trip generation from a development adds 50 or more peak hour trips to an ODOT facility. New traffic generated from the proposed development will be approximately 7-10 trips per the 12 additional homes (one existing house removed), or 84-120 trips per day. This relatively low volume of traffic is not expected to significantly affect the existing roads. However, the following is a brief description of anticipated traffic impacts. Street Network The site abuts SW 95th Avenue, just south of Shady Lane and across the street from SW Longstaff Street. There is currently only one major block in this general neighborhood created by Shady Lane on the north, 95th Avenue on the east, North Dakota Street on the south and Greenburg Road on the west. The perimeter of this block is approximately 4,500 feet. However, given the surrounding street and lot development pattern, and the Ash Creek corridor, there is no opportunity for any logical extension of streets through the subject site. Greenburg is a designated arterial while North Dakota, 95th and Shady Lane as designated as Neighborhood Routes. Access to the property and proposed lots will be via two new private streets. Trip Distribution Residents of the 13 homes (12 new)to be built will be expected to predominantly rely on SW 95th Avenue,bit north and south to access SW Greenburg Road. On Greenburg Road traffic would be expected to predominantly move north to Hwy 217, but a percentage will also likely go south to connect with Hwy 99W. • Trip to Hwy 217 - an estimated 85%or 102 of the total trips; • Trips to 99W, an estimated 15% or 18 of the total trips. • AM and PM peak trips will typically account for 40% or 48 of the total trips per peak period. • The development is designed so that: Ash Creek 14-Lot Subdivision,PD—PDR2015-00001/SUB2015-0003 Completeness Responses Page-83 - April 6,2015 PDG 141-017 • All vehicular access and egress for each lot will be connected directly to the proposed new private street, which then connects to SW 95th Avenue,which is a public street. • There will be no direct individual lot access to arterial or collector streets. Access Management Access for the proposed development has been designed to ensure safe driveways and streets, providing adequate stacking needs, sight distance and deceleration standards as set by the city and AASHTO. The driveways for each lot are not located within the influence area of any collector or arterial street intersections. All driveways connect directly to local streets. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum new driveway setback from the local street intersection with SW 95th Avenue is 30 feet. One new private street intersections is being created. City Engineering confirmed that there are no public street intersections, for which spacing must be considered relative to the proposed private street (Tract"C"). Intersection vision clearance is designed to meet the 30 foot protected triangle area, as reflected on the Preliminary Streets Plan. Minimum Access requirements for residential use The proposed lot design provides for vehicular access and egress for these single-family detached dwelling units consistent with the minimum 15 foot wide, 10 foot paved driveway sections, per Table 18.705.1. Ash Creek 14-Lot Subdivision,PD—PDR2015-00001/SUB2015-0003 Completeness Responses Page-84- April 6,2015 PDG 141-017 . gg1 Service to Columbia County: Bi cclumbfo<euntyddeccam - ,II p a , . m ,` ta 16 ao TRI ��) MET ��s„:, �° Delta F ilt r'• 75 Elaaseuet XS Bus and Rail System IE G IS a 'N1tMS a o 1'484. P 75 s ^- - a ©FCC•Rack Creek ja. e• onnen"y A IE IiarUanR .'3 •.••-113.1.1411. } o rf Service to Tillamook County: ©vr e5 e f * ,0.,:::!A,,,‘ t7lramaokbm.com IDIAI� � .f4Xxr Wawa SWAMI FSaa,Lm West.ien MS 0 - Y • UDROICSER ts©rete.Rs p `rl CJ ry ` fb�R © �• •__ ;giMsa` I5� ': c V 4 0 e fe4' ` a. t F Weraia.©� R • r ♦ NICOV k q 4$4 ii COPHELL AAIflFRa{yaO 'SrIpF Cyt, 15 E_ 48 d co/NW 231st Ave - g� t. 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Beaverton/Wilsonville NOV CHAPMAN - a Landmarks .POOKrMN s 4y,Ef Q Park&Ride © High School or College DAT , x _ '`'/ e �+" o J Secure Bike Parking © Hospital - eEu t 10010 EWOSF4 Q Transit Center Library f RiDDER Wilsonville HOMESTEADER U Miles T • a 1 2 NORTH •I eOECRMAN ADVANCE Service to Yamhill County: Service to Salem: Service to Wilsonville: yctransitarea.org <7reniots.org ddesmart.com ,°,•Wilsonville awmille Ms 76- Beaverton Tualatin T ..�' / NORTH .. 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Beaverton Transit Center 20 52 53 54 Q Park&Ride =0= WES Line and Station 57 58 61 88 P MAX WES SMART ® Secure Bike Parking nnlnnilliiiitiini Route when PCC Campus Closed kl ° ® —35— Transfer Nearby Snow Route m Q Hart Rd ° For snow/ice detours Hap ? W Washington visit trimet.org call Square Transit Center °. Capitol Hwy 503 trim RIDE or all W 43 45 56 62 76 atIJI Ianima c 33). Hall/Nimbus = 0 Q® a = a WasSqcu uarreton• c Qa6° Haines 44 LAKE OSWEGO �ae i! • Lake Oswego HS TIGARD C7 02 Cs v N PCC Sylvania NA ■ ,. r +�` ��'`` l's Beveland Country Club Rd 'S. a ��'',� Hampton �'' .ilt 8 Ave 93 -.silo Huh_ 0�� Lake Oswego ke Q dieta Ave Transit Center 4% Tigard Transit Center '-% � 38 r ey Chan Q 35 36 37 1245647893 +�0!tya� pc WES YCTA Q3 NORTH 0 s-F� SFA Design Group, LIE STRUCTURAL I CIVIL I LAND USE PLANNING I SURVEYING PRELIMINARY INTERSECTION SIGHT DISTANCE CERTIFICATION Date: February,25 2015 Washington County, Oregon Department of Land Use and Transportation, Current Planning Services 155 North First Avenue, Suite 350—MS13,Hillsboro, Oregon 97124 (503) 846-8761 FAX: (503) 846-2908 http://www.co.washington.or.us Attn: Assurances RE: Proposed 13 Lot Subdivision—PRELIMINARY Sight Distance Certification Tax Lots 1S135BD400 The access for this project is located 74 feet south from the sites north boundary onto SW 95th Avenue. The proposed speed limit along SW 95th Avenue is 25 MPH, based upon the posted speed limit, requiring 250 feet of sight distance in both directions, in accord with Code Section 501-8.5.F(4). As required by Code Sections 501-8.5-F(3)(a) and 501-8.5 F(3)(b), sight distance from the private street access onto SW 95th Avenue was measured to be 288 feet to the north of the access. Sight distance to the south is 711 feet to the intersection of SW North Dakota St. and SW 95th Avenue. These Code Sections respectively require that measurements be based on an eye height of 3.5 feet and an object height of 4.25 feet above the road; and be assumed to be 10 feet from the near edge of pavement to the front of a stopped vehicle, (Actual measurement is taken 15 feet from pavement edge). In conclusion,I hereby certify that the intersection sight distance at the access for the proposed 13 Lot Subdivision conforms to the requirements for sight distance as set forth in the Washin_ton Cs sty Community Development Code. ,40 ry, — ,,40)e '4` Brent Fitch,PE s _a°, t� �F Project Engineer ': _ d. hi04%— FIRKIWN 9020 SW Washington Square Drive,Suite 170.Portland,Oregon 97223.503-641-8311 .Fax 503-643-7905.www.sfadesigngroup.com CleanWater Services January 30, 2015 SPL expires on January 29, 2017 CRANDALL GROUP • 1800 NW 167TH PL#150 BEAVERTON OR 97006 RE: 13-lot residential subdivision CWS file 14-003408 (Tax map 1S135B0 Tax lot 00400) Clean Water Services has received your Sensitive Area Certification for the above referenced site. District staff has reviewed the submitted materials including site conditions and the description of your project. Staff concurs that the above referenced project will not significantly impact the existing Sensitive Areas found near the site. In light of this result, 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 letter does NOT eliminate the need to protect Sensitive Areas if they are • subsequently identified on your site. If you have any questions, please feel free to call me at(503) 681-3639. Sincerely, r..vic ,.. Laurie Harris Environmental Plan Review Attachment(1) • 2550 SW Hillsboro Highway • Hillsboro,Oregon 97123 Phone:(503)681-3600 • Fax: (503)681-3603 • cieanwaterservlces•org • �� ■ XSD ■ WETLAND �\�r'P BOUNDARY DDC, NO, 91-020080 r,7 �' e+1 S/' ,��(non Jurisdictionaq <(, ••<Z-- Y1„ C. • no. NO, 79-029378 •0 'XSD 1 'D Nole i 0 , 7C' • ,5,04 1 --9. ',.0 2,i i00 ' 3.00 -• 33.0 '9,00 if W'� i 1 ,/ WO/DET. , ,J,, • 700' STREET TRACT B - ,DEDICAnoN / — - I. 2 Igi 3-1l 4 IA 5 ��/ �f' - 0 • 4^ 01 �� ,� I ,__"474.!.-:74 �..� -16 • Z 0�7�F f d / ,/ II; J vi ll 34.04' 32.00` 3200^ 3§4�'p a� ,•,• ,,ta _ I ..4._ TRACTC .t y • LIMNS 01 SANE DOC. NO. 2003-001814 w • ,-- 'moo' '-' 28,00' ,00 ^r!- —. •8.3 37.00 p j . .ir J / .i... ..• `/ I Lt • 6 7 ._g- 9 10 11 • , )cl i-dI � l 1111 p' 1� t5 fAS111 Nr FOR SNa ARY �1ti i ImI W AND STORM SIYER PURP0 PER �/ {DOCUMENT REo3RDED MAY ion�, # 1 7, 0' STREET y—IN DODotIIf96 P1OR '� .�� 1 � • ''� EDICATIONi,- �'—1;"T}'.—. 37,85' 30,0]_, ' I.°`` • if1(1kJ' _� 1 4—_.• CT.D—iJPEN SPACE / i ui y G X .r�'d /(9 — idyl 28.00'. _ "' -----I �LTRA __ jpI"r' ta ' 12 w 2 — �H'''•'28I... ® 1 I$ I 1 vatID I f , 1 89.00_ 0 t PROP. I! •. IJ 1 �'` IUNE PROPERTY I i . 13 0 / . . / STONE X1I `E7sT PROPERIUNE OPEN SPACE - • ivnu �ti TRACT A I, t` }` ' '1 wow Re 1 a N rit 7 ti 3 Nti1ti;, 1(A --V d. 11v / I: I o 'it4( A A .A t20.7�'.i, 40 % OA' i q..:-pb..31-toF I ) --1,„ , ipprovet.1 I I t o !. clean �a0t ICES' z --a 1 ' 'ekiv voitimevi7- Yevie,lil I �+ 1"-50' tri e - � �'f -: 0 25 50 W J ..-•tri n.<rc-v-• s+,n__..r,. aR r rnr_,+.:snn}x Environmental ��' °�� Science & Site Map Figure 4 essment, LLC SW 95th Avenue Project No, 14071 . =' s40 Date: 12114 Rev:1/19/15 - _ Tigard, Oregon '' -E Source: SFA Design Group 4 sf9 5FA Design Group, LLC STRUCTURAL I CIVIL I LAND USE PLANNING I SURVEYING February 26,2015 City of Tigard 13125 SW Hall Blvd. Tigard, OR 97223 RE: Ash Creek Village Preliminary Storm Drainage Report SFA Project No.: 141-017 To Whom It May Concern: Attached are the supportive engineering calculations and stormwater analysis relative to the residential development of the proposed Ash Creek Village project. The project is located at 10895 SW 95th Avenue and proposes to construct 13 lots with associated utilities and infrastructure. The subject site is approximately 1.44 acres and is specifically identified as tax lot 400 on Tax Map 1S1 35 BD. The property is zoned R- 4.5 (Residential, 4.5 units/acre) and R-12 (Residential, 12 units/acre) as designated by the City of Tigard. The predominant soil found onsite is Aloha (1) with a corresponding hydrologic soil group `C' as defined by the Natural Resources Conservation Service (NRCS) soil survey for Washington County. The development has been analyzed to determine the proposed peak release rates for the 2, 10, and 25-year 24-hour storm event using the Santa Barbara Hydrograph method based on a Type lA rainfall distribution(refer to the Santa Barbara Urban Hydrograph). The SBUH method uses runoff curve numbers in conjunction with the property's hydrologic soil group to model the site's permeability. A pre-developed time of concentration of 44.51 minutes and a 6.19 minute developed time of concentration were calculated using the methodology outlined in the TR-55 technical manual (refer to the Time of Concentration exhibits). Stormwater will be conveyed through the site in a series of underground pipes. Using a Manning's 'n' value of 0.013, the minimum slope required to convey the 25-year storm event in a 12" PVC pipe is 0.0050 ft./ft. (refer to the Storm Drain Conveyance Calculations). As required by Clean Water Services, we will treat runoff from any new impervious surface created as a result of the proposed development. All water quality facilities shall be designed to treat storm water generated by 0.36 inches of precipitation falling in 4 hours with an average storm return period of 96 hours. 9020 SW Washington Square Drive,Suite 170.Portland,Oregon 97223.503-641-6311 .Fax 503-643-7905.www.sfadg.com Clean Water Services Re: Ash Creek Village February 16,2015 Page 2 We are proposing to construct a water quality/quantity pond to treat the storm water collected from the impervious surfaces, as well as provide detention as required. We will discharge the storm water from the pond through a flow control structure and into the public storm water system located in SW 95th Avenue. The flow control structure will release the collected storm water at the predeveloped flow rate. Due to topographic constraints, there are approximately 2,425 sq. ft. of new impervious surfaces added as part of the half street improvement that will not be treated. Therefore, fee-in-lieu will be proposed as an alternative to treatment. Please refer to the attached exhibits and calculations. Based on the supporting stormwater calculations and attached analysis, it is the opinion of SFA Design Group that the development of the Ash Creek Village project will not adversely affect the existing downstream drainage system or adjacent property owners. We have provided water quality treatment and quantity control for the development as result of the water quality pond. Therefore, all the requirements associated with the City of Tigard, Clean Water Services, and Washington County have been met for this project. Sincerely, SFA Design Group,LLC. Brent E. Fitch, P.E. B:\Land Projects 2004\141-017\hydro\14117_Preliminary Storm Drainage Report.doc 2 NHydrologic Soil Group—Washington County,Oregon ry (Ash Creek Village) W cd 517560 517570 517580 517590 517600 517610 517620 517630 517640 5°26 29"N 1 45°26 29"N o p ?y'i il m 1 oQQ^ 0 N L ^o o rn 0 F`--t N 1 c§ Eli gi 9 s ti M gl o v o 45°26 25'N p p 45°26 25"N 517560 517570 517580 517590 517600 517610 517620 517630 517640 3 3 Map Scale:1:613 if printed on A portrait(8.5'x 11")sheet. Meters N 0 5 10 20 30 A Feet 0 25 50 100 150 Map projection:Web Mentor Comercooadinates:WGS84 Edge tics:UTM Zane lON WGS84 USDA Natural Resources Web Soil Survey 2/25/2015 i Conservation Service National Cooperative Soil Survey Page 1 of 3 Hydrologic Soil Group—v nington County,Oregon (Ash Creek Village) MAP LEGEND MAP INFORMATION Area of Interest(AOl) 0 c The soil surveys that comprise your AOI were mapped at 1:20,000. Area of Interest(AOI) ® CID Soils Warning:Soil Map may not be valid at this scale. D Soil Rating Polygons Enlargement of maps beyond the scale of mapping can cause 0 A p Not rated or not available misunderstanding of the detail of mapping and accuracy of soil line placement.The maps do not show the small areas of contrasting Q Water Features A/D soils that could have been shown at a more detailed scale. Streams and Canals B Transportation Please rely on the bar scale on each map sheet for map B/D i-F 4 Rails measurements. 0 CInterstate Highways Source of Map: Natural Resources Conservation Service LJ C/D Web Soil Survey URL: http://websoilsurvey.nres.usda.gov US Routes Coordinate System: Web Mercator(EPSG:3857) U D Major Roads Maps from the Web Soil Survey are based on the Web Mercator [l Not rated or not available projection,which preserves direction and shape but distorts Local Roads distance and area.A projection that preserves area,such as the Soil Rating Lines Background Albers equal-area conic projection,should be used if more accurate A . Aerial Photography calculations of distance or area are required. A/D This product is generated from the USDA-NRCS certified data as of ow. B the version date(s)listed below. , 0 B/D Soil Survey Area: Washington County,Oregon Survey Area Data: Version 12,Sep 19,2014 C Soil map units are labeled(as space allows)for map scales 1:50,000 ++,+� C/D or larger. 'no D Date(s)aerial images were photographed: Aug 3,2014—Aug 23, , #• Not rated or not available 2014 Soil Rating Points The orthophoto or other base map on which the soil lines were ® A compiled and digitized probably differs from the background imagery displayed on these maps.As a result,some minor shifting El A/D of map unit boundaries may be evident. ■ B B/D USDA Natural Resources Web Soil Survey 2/25/2015 Conservation Service National Cooperative Soil Survey Page 2 of 3 Hydrologic Soil Group—Washington County,Oregon Ash Creek Village Hydrologic Soil Group Hydrologic Soil Group—Summary by Map Unit—Washington County,Oregon(OR067) Map unit symbol Map unit name Rating Acres in AOI Percent of AOI 1 Aloha silt loam C/D 1.4 100.0% Totals for Area of Interest 1.4 100.0% Description Hydrologic soil groups are based on estimates of runoff potential. Soils are assigned to one of four groups according to the rate of water infiltration when the soils are not protected by vegetation, are thoroughly wet, and receive precipitation from long-duration storms. The soils in the United States are assigned to four groups(A, B, C, and D) and three dual classes (A/D, B/D, and C/D). The groups are defined as follows: Group A. Soils having a high infiltration rate (low runoff potential)when thoroughly wet. These consist mainly of deep, well drained to excessively drained sands or gravelly sands. These soils have a high rate of water transmission. Group B. Soils having a moderate infiltration rate when thoroughly wet. These consist chiefly of moderately deep or deep, moderately well drained or well drained soils that have moderately fine texture to moderately coarse texture. These soils have a moderate rate of water transmission. Group C. Soils having a slow infiltration rate when thoroughly wet. These consist chiefly of soils having a layer that impedes the downward movement of water or soils of moderately fine texture or fine texture.These soils have a slow rate of water transmission. Group D. Soils having a very slow infiltration rate (high runoff potential)when thoroughly wet. These consist chiefly of clays that have a high shrink-swell potential, soils that have a high water table, soils that have a claypan or clay layer at or near the surface, and soils that are shallow over nearly impervious material. These soils have a very slow rate of water transmission. If a soil is assigned to a dual hydrologic group (AID, B/D, or C/D), the first letter is for drained areas and the second is for undrained areas. Only the soils that in their natural condition are in group D are assigned to dual classes. Rating Options Aggregation Method: Dominant Condition Component Percent Cutoff: None Specified Tie-break Rule: Higher USDA Natural Resources Web Soil Survey 2/25/2015 ogii Conservation Service National Cooperative Soil Survey Page 3 of 3 SOIL FEATURES FOR WASHINGTON COUNTY Soil name and map symbol Hydro- Flooding logic group Frequency Duration Months Aloha: 1 C NONE NONE NONE Amity: 2 C NONE NONE NONE Astoria: 3E,3F B NONE NONE NONE Briedwell: 4B,5B,5C,5D B NONE NONE NONE Carlton: 6B,6C B NONE NONE NONE Cascade: 7B,7C,7D,7E,7F C NONE NONE NONE Chehalem: 8C C NONE NONE NONE Chehalis: 9,10 B COMMON BRIEF NOV-MAR Cornelius: 11B,11C,11D,11E,11F: Cornelius part C NONE NONE NONE Kinton part C NONE NONE NONE Cornelius Varient: 12A,12B,12C C NONE NONE NONE Cove: 13,14 D COMMON BRIEF DEC-APR Dayton: 15 D NONE NONE NONE Delena: 16C D NONE NONE NONE Goble: 17B,17C,17D,17E,18E,18F C NONE NONE NONE Helevtia 19B, 19C, 19D, 19E C NONE NONE NONE Hembre: 20E,20F,200 B NONE NONE NONE Hillsboro: 21A,21B,21C,21D B NONE NONE NONE Hubberly: 22 D NONE NONE NONE Jory: 23B,23C,23D,23E,23F C NONE NONE NONE Kilchis: 24G Kilchis part C NONE NONE NONE Klickitat part B NONE NONE NONE PRINTED2/27/2015 10:29 AM 141-017_hydro_preliminary\WACO SOIL FEATURES : RUNOFF CURVE NUMBERS(TR55) Table 2-2a: Runoff curve numbers for urban areas 1 Cover description CN for hydrologic soil group Average percent Cover type and hydrologic condition impervious area2 A B C D Fully developed urban areas(vegetation established) Open space(lawns,parks,golf courses,cemeteries,etc.)3: Poor condition(grass cover<50%) 68 79 86 89 Fair condition(grass cover 50%to 75%) 49 69 79 84 Good condition(grass cover>75%) 39 61 74 80 PRE/POST Impervious areas: Paved parking lots,roofs,driveways,etc.(excluding right-of- way) 98 98 98 98 PRE/POST Streets and roads: Paved;curbs and storm sewers(excluding right-of-way) 98 98 98 98 Paved;open ditches(including right-of-way) 83 89 92 93 Gravel(including right-of-way) 76 85 89 91 Dirt(including right-of-way) 72 82 87 89 Western desert urban areas: Natural desert landscaping(pervious areas only)4 63 77 85 88 Artificial desert landscaping(impervious weed barrier,desert shrub with 1-to 2-inch sand or gravel mulch and basin borders) 96 96 96 96 Urban districts: Commercial and business 85 89 92 94 95 Industrial 72 81 88 91 93 Residential districts by average lot size: 1/8 acre or less(town houses) 65 77 85 90 92 1/4 acre 38 61 75 83 87 1/3 acre 30 57 72 81 86 1/2 acre 25 54 70 80 85 1 acre 20 51 68 79 84 2 acres 12 46 65 77 82 Developing urban areas Newly graded areas(pervious areas only,no vegetation)5 77 86 91 94 Idle lands(CNs are determined using cover types similar to those in table 2-2c) 1:Average runoff condition,and la=0.2S. 2: The average percent impervious area shown was used to develop the composite CN's. Other assumptions are as follows:impervious areas are directly connected to the drainage system,impervious areas hava a CN of 98,and pervious areas are considered equivalent to open space in good hydrologic condition. CN's for other combinations of conditions may be computed using figure 2-3 or 2-4. 3: CN's shown are equivalent to those of pasture. Composite CN's may be computed for other combinations of open space cover type. 4: Composite CN's for natural desert landscaping should be computed using figures 2-3 or 2-4 based on the impervious area percentage(CN=98) and the pervious area CN. The pervious area CN's are assumed equivalent to desert shrub in poor hydrologic condition. 5: Composite CN's to use for the design of temporary measures during grading and construction should be computed using figure 2-3 or 2-4 based on the degree of development(impervious area percentage)and the CN's for the newly graded pervious areas. MANNING'S "n" VALUES SHEET FLOW EQUATION MANNING'S VALUES n, Smooth Surfaces(concrete,asphault,gravel,or bare hand packed soil) 0.011 Fallow Fields or loose soil surface(no residue) 0.05 Cultivated soil with residue cover(<20%) 0.06 Cultivated soil with residue cover(>20%) 0.17 Short prairie grass and lawns 0.15 Dense grasses 0.24 Bermuda grasses 0.41 Range(natural) 0.13 Woods or forrest with light underbrush 0.40 Woods or forrest with dense underbrush 0.80 SHALLOW CONCENTRATED FLOW(after initial 300 ft of sheet flow,R=0.1) 1c, Forrest with heavy ground litter and meadows (n = 0.010) 3 Brushy ground with some trees(n=0.060) 5 Fallow or minimum tillage cultivation(n=0.040) 8 High grass(n=0.035) 9 Short grass,pasture and lawns(n=0.030) 11 Nearly bare ground(n=0.25) 13 Paved and gravel areas(n=0.012) 27 CHANNEL FLOW(Intermittent) (At the beginning of all visible channels,R=0.2) kc Forested swale with heavy ground cover(n=0.10) 5 Forested drainage course/ravine with defined channel bed(n=0.050) 10 Rock-lined waterway(n=0.035) 15 Grassed waterway(n=0.030) 17 Earth-lined waterway(n=0.025) 20 CMP pipe(n=0.024) 21 Concrete pipe(n=0.012) 42 Other waterways and pipe 0.508/n CHANNEL FLOW(continuous stream,R=0.4) k� Meandering stream(n=0.040) 20 Rock-lined stream(n=0.035) 23 Grass-lined stream(n=0.030) 27 Other streams,man-made channels and pipe(n=0.807/n) 141-017_hydro_preliminary\ MANNING'S COEFFICIENTS 2/27/2015 11:27 AM IMPERVIOUS AREA CALCULATIONS JOB NUMBER: 141-017 PROJECT: Ash Creek Village FILE: 141-017_hydro_preliminary NEW IMPERVIOUS AREA 13 LOTS AT 2,640 SF IMPERVIOUS AREA/LOT 34320 ft2 SIDEWALKS 965 ft2 PRIVATE STREETS 7823 ft2 STREET PAVEMENT 1460 ft2 44568 ft2 1.02 ac EXISTING IMPERVIOUS AREA BUILDINGS 1639 ft2 SIDEWALKS AND DRIVEWAYS 0 ft2 GRAVEL AT 60% IMPERVIOUS 176 ft2 STREET PAVEMENT 0 ft2 1815 ft2 0.04 ac Total Shed Area 62754 ft2 1.44 ac Existing Impervious Area 1815 ft2 0.04 ac % Impervious(Existing) 2.9 % 'Proposed Impervious Area 44568 ft2 1.02 ac %Impervious (Proposed) 71.0 70 Requesting fee-in-lieu for 2,425 ft2 of non-treated impervious sufaces. 141-017_hydro_preiiminary 3/2/2015 11:46 AM 4 PREDEVELOPED TIME OF CONCENTRATION sfa JOB NUMB:141-017 PROJECT: Ash Creek Village FILE: 141-017 hydro_preliminary Accum. LAG ONE: SHEET FLOW(FIRST 300 FEET) Tc Tt=Travel time Manning's"n"= 0.24 Flow Length,L = 300 ft (300 ft.max.) P=2-year,24hr storm= 2.5 in Slope,Sp= 0.016 ft/ft T, _ (0.42)�n * Ly.8 42.51 min. 42.51 min. T (13)0.5 (Sr0)0.4 LAG THREE A:SHALLOW CONCENTRATED FLOW(NEXT 89 FEET) Tc Velocity factor,k= 5 Slope,So= 0.022 ft/ft v = x ...17s7„ 0.74 ft/s Flow Length,L = 89 ft L 2.00 min. 44.51 min. T — (60)(V) TOTAL PREDEVELOPED TIME OF CONCENTRATION= 44.51'min. 141-017_hydro_preliminary\PREDEVELOPED Tc 3/2/2015 2:16 PM DEVELOPED TIME OF CONCENTRATION sfia JOB NUMBER: 141-017 PROJECT: Ash Creek Village FILE: 141-017 hydro preliminary Catchment Time 5 min. Longest Run of Pipe 214 ft Velocity of Flow 3 ft/s Time in Pipe=(214 ft)/(3.00 ft/s)= 71.3 s TOTAL DEVELOPED Tc= 16.19 min. 141-017_hydropreliminary\DEVELOPED Tc 2/26/2015 2:39 PM fa WATER QUALITY POND CALCULATIONS JOB NUMBER: 141-017 PROJECT: Ash Creek Village FILE: 141-017 hydro_preliminary REFERENCES: 1.Clean Water Services R&O 00-7. 2.Discussions with Clean Water Services. REQUIRED WATER QUALITY TREATMENT: 65%Phosphorus Removal. PROPOSED TREATMENT METHODS: 1. Sumped Catch Basins 15% 2.Water quality Pond 50% total 65% DESIGN STORM Precipitation: 0.36 inches Storm Duration: 4 hours Storm Return Period: 96 hours Storm Window: 2 weeks IMPERVIOUS AREA: Watershed Area: 1.44 acres Percent imp: 71 % Impervious Area: 1.02 acres Design Inflow=(1.02 ac)*(43560 ft^2/ac)*(0.36 in/4.0 hrs)= 0.09 cfs VOLUME CALCULATION: POND VOLUME=(1.02 acres)(43560 sqft/acre)(0.36 inch)/(12 in/ft)= 1,333 ft3 POND PARAMETERS: Storage Volume(Sd)= 1,333 ft3 Storage Depth(Hd)= 1.5 ft(3'maximum) Side Slopes= 3 :1 SOLVE FOR BOTTOM AREA: Bottom Area(Ab)= 623 ft2 STAGE VS STORAGE CALCULATIONS: Stage,H*ft Storage, S(H) ft3 Water Surface Area S.F. 0.0 0.0 623.4 141-017_hydropreliminary\WQ POND 3/2/2015 11:45 AM 0.5 351.4 782.3 1.0 791.3 959.1 1.5 1333.0 1153.9 2.0 1990.1 1366.7 2.5 2776.2 1597.5 3.0 3704.7 1846.3 3.5 4789.0 2113.1 4.0 6042.8 2398.0 4.5 7479.5 2700.8 5.0 9112.6 3021.6 POND OUTLET ORIFICE CALCULATIONS Q=(1,333 ft3)/(48 hrs)/(60 min/hrs)/(60 s/min)= 0.01 cfs h=average hydraulic head= 12 inches below high flow A= 0.00ft2 A=1tr2 r= 0.02 ft. radius d=2r d= 0.53 in. diameter,use 5/8 "orifice 141-017_hydro_preliminary\WQ POND 3/2/2015 11:45 AM SANTA BARBARA URBAN HYDRO GRAPHS sfa JOB NUMBER: 141-017 PROJECT: Ash Creek Village FILE: 141-017 hydro_preliminary DESIGN DURATION PRECIP AREA % AREA CN AREA CN TIME Q STORM TOTAL IMP PERV. PER. IMP. IMP. (MIN) (CFS) DESCRIPTION (YR) (HR) (IN) (AC) (AC) (AC) PREDEVELOPED 2-YEAR PEAK DISCHARGE 2 24 2.50 1.44 2.9 1.40 74 0.04 98 44.51 0.08 DEVELOPED 2-YEAR PEAK DISCHARGE 2 24 2.50 1.44 71.0 0.42 74 1.02 98 6.19 0.66 PREDEVELOPED 10-YEAR PEAK DISCHARGE 10 24 3.45 1.44 2.9 1.40 74 0.04 98 44.51 0.20 DEVELOPED 10-YEAR PEAK DISCHARGE 10 24 3.45 1.44 71.0 0.42 74 1.02 98 6.19 0.97 PREDEVELOPED 25-YEAR PEAK DISCHARGE 25 24 3.90 1.44 2.9 1.40 74 0.04 98 44.51 0.28 DEVELOPED 25-YEAR PEAK DISCHARGE 25 24 3.90 1.44 71.0 0.42 74 1.02 98 6.19 1.13 141-017_hydro_preliminarySBUH 3/2/20151:42 PM STORMWATER CONVEYANCE CALCULATIONS sfa JOB NUMBER: 141-017 PROJECT: Ash Creek Villag FILE: 141-017 hydro_preliminary Design Storm: 25 YR Storm Duration: 24 HRS Precipitation: 3.90 IN Manning's"n" 0.013 INC. AREA % AREA CN AREA CN TIME Q PIPE SLOPE Qf Q/Qf Vf V/Vf ACTUAL AREA TOTAL IMP. PERV. PER. IMP. IMP. (MIN) (CFS) SIZE V LINE (AC) (AC) (AC) (AC) (IN) (FT/F1) (CFS) (%) (FPS) (%) (FPS) SHED 1.44 1.44 71.0 0.42 74 1.02 98 6.19 1.13 12 0.0050 2.53 0.45 3.22 0.65 2.08 141-017_hydro_preliminary\CONVEYANCE 3/2/2015 12:03 PM Project No. Sheet No. st415FA Design Group, Luc STRUCTURAL I CIVIL I LAND USE PLANNING I SURVEYING t 0 Project Date 1 'S Subject (ir By V)a POI/Vi LA„ A1Gi.. ;,„ .1h") T5 IA) 6,b 6;) \ ( 0 0 . , • Yond LI 0 „ vtr t C9140\c- 11\rea- (03,R0 573 5F 1 ( 7r®0 1)-("2-1 5 F w Ete.,,f4,+-on t-I 13-53 fe) (7155 '0'1' s 8'4 Table of Contents 141-017_WQ_Pond(1).gpw Hydraflow Hydrographs by Intelisolve Monday,Mar 2 2015,2:8 PM Hydrograph Return Period Recap 1 2 - Year Summary Report 2 Hydrograph Reports 3 Hydrograph No. 1, SCS Runoff, Predeveloped 3 Hydrograph No. 2, SCS Runoff, Developed 4 Hydrograph No. 3, Reservoir, Pond 5 Pond Report 6 10 - Year Summary Report 7 Hydrograph Reports 8 Hydrograph No. 1, SCS Runoff, Predeveloped 8 Hydrograph No. 2, SCS Runoff, Developed 9 Hydrograph No. 3, Reservoir, Pond 10 Pond Report 11 25 - Year Summary Report 12 Hydrograph Reports 13 Hydrograph No. 1, SCS Runoff, Predeveloped 13 Hydrograph No. 2, SCS Runoff, Developed 14 Hydrograph No. 3, Reservoir, Pond 15 Pond Report 16 1 Hydrograph Return Period Recap T Hydrograph Inflow Peak Outflow(cfs) Hydrograph type Hyd(s) description (origin) 1-Yr 2-Yr 3-Yr 5-Yr 10-Yr 25-Yr 50-Yr 100-Yr 1 SCS Runoff ---- 0.11 ----- ------ 0.28 0.38 ----- Predeveloped 2 SCS Runoff —___ 0.55 —— — 0.88 1.03 ------ Developed 3 Reservoir 2 ------ 0.11 0.21 0.38 -- ---- Pond Proj. file: 141-017 WQ_Pond (1).gpw Monday, Mar 2 2015, 2:08 PM Hydraflow Hydrographs by Intelisolve 2 Hydrograph Summary Report I— . Hydrograph Peak Time Time to Volume Inflow Maximum Maximum Hydrograph iao. type flow interval peak hyd(s) elevation storage description (origin) (cfs) (min) (min) (cuft) (ft) (cuft) 1 SCS Runoff 0.11 3 510 3,400 -- Predeveloped 2 SCS Runoff 0.55 3 477 7,892 ---- --- ----- Developed 3 Reservoir 0.11 3 693 7,863 2 165.77 3,246 Pond 141-017 WQ_Pond (1).gpw Return Period: 2 Year Monday, Mar 2 2015, 2:08 PM Hvdraflow Hvdroaraphs by Intelisolve 3 Hydrograph Plot Hydraflow Hydrographs by Intelisolve Monday,Mar 2 2015,2:8 PM Hyd. No. 1 Predeveloped Hydrograph type = SCS Runoff Peak discharge = 0.11 cfs Storm frequency = 2 yrs Time interval = 3 min Drainage area = 1.440 ac Curve number = 75 Basin Slope = 0.0 % Hydraulic length = 0 ft Tc method = USER Time of conc. (Tc) = 44.50 min Total precip. = 2.50 in Distribution = Type IA Storm duration = 24 hrs Shape factor = 484 Hydrograph Volume=3,400 cuft Predeveloped Q (cfs) Hyd. No. 1 --2 Yr Q (cfs) 0.50 0.50 0.45 0.45 0.40 0.40 0.35 0.35 0.30 0.30 0.25 0.25 0.20 0.20 0.15 0.15 0.10 - 0.10 0.05 0.05 0.00 0.00 0 3 5 8 10 13 15 18 20 23 25 28 Time(hrs) Hyd No. 1 4 Hydrograph Plot Hydraflow Hydrographs by Intelisolve Monday,Mar 2 2015,2:8 PM Hyd. No. 2 Developed Hydrograph type = SCS Runoff Peak discharge = 0.55 cfs Storm frequency = 2 yrs Time interval = 3 min Drainage area = 1.440 ac Curve number = 91 Basin Slope = 0.0 % Hydraulic length = 0 ft Tc method = USER Time of conc. (Tc) = 6.20 min Total precip. = 2.50 in Distribution = Type IA Storm duration = 24 hrs Shape factor = 484 Hydrograph Volume=7,892 cuft Developed Q (cfs) Hyd. No.2--2 Yr Q (cfs) 1.00 1.00 0.90 0.90 0.80 0.80 0.70 0.70 0.60 0.60 0.50 0.50 0.40 0.40 0.30 0.30 0.20 0.20 0.10 - — 0.10 0.00 0.00 0 3 5 8 10 13 15 18 20 23 25 Time(hrs) Hyd No. 2 5 Hydrograph Plot Hydraflow Hydrographs by Intel'solve Monday,Mar 2 2015,2:8 PM Hyd. No. 3 Pond Hydrograph type = Reservoir Peak discharge = 0.11 cfs Storm frequency = 2 yrs Time interval = 3 min Inflow hyd. No. = 2 Max. Elevation = 165.77 ft Reservoir name = Pond Max. Storage = 3,246 cuft Storage Indication method used. Wet pond routing start elevation=164.20 ft. Hydrograph Volume=7,863 cult Pond Q (cfs) Hyd. No. 3--2 Yr Q (cfs) 1.00 1.00 0.90 0.90 0.80 0.80 0.70 0.70 0.60 0.60 0.50 0.50 0.40 0.40 0.30 0.30 0.20 0.20 0.10 0.10 0.00 }pr 0.00 0 4 8 12 16 20 24 28 32 36 40 44 Time(hrs) Hyd No. 3 Hyd No. 2 Pond Report 6 Hydraflow Hydrographs by Intelisolve Monday,Mar 2 2015,2:8 PM Pond No. 1 - Pond Pond Data Pond storage is based on known contour areas.Average end area method used. Stage/Storage Table Stage(ft) Elevation(ft) Contour area(sgft) Incr.Storage(cuft) Total storage(cuft) 0.00 163.00 627 0 0 1.00 164.00 978 803 803 2.00 165.00 1,397 1,188 1,990 3.00 166.00 1,886 1,642 3,632 4.00 167.00 2,427 2,157 5,788 Culvert/Orifice Structures Weir Structures [A] [B] [C] [D] [A] [B] [C] [D] Rise(in) = 12.00 1.93 0.00 0.00 Crest Len(ft) = 3.14 0.00 0.00 0.00 Span(in) = 12.00 1.93 0.00 0.00 Crest El.(ft) = 166.48 0.00 0.00 0.00 No.Barrels = 1 1 0 0 Weir Coeff. = 3.33 3.33 0.00 0.00 Invert El.(ft) = 164.24 164.25 0.00 0.00 Weir Type = Riser -- --- --- Length(ft) = 100.00 0.00 0.00 0.00 Multi-Stage = Yes No No No Slope(%) = 0.50 0.00 0.00 0.00 N-Value = .013 .013 .013 .013 Orif.Coeff. = 0.60 0.60 0.60 0.60 Multi-Stage = n/a Yes No No Exfiltration= 0.000 in/hr(Contour) Tailwater Elev.= 0.00 ft Note:Culvert/Orifice outflows have been analyzed under inlet and outlet control. Weir riser checked for orifice conditions. Stage(ft) Stage/Discharge Stage(ft) 4.00 4.00 3.00 - - ---- - - -- - - - 3.00 . L _.... .. - - -- - 2.00 2.00 1.001.00 0.00 ---- ----._------- - ---- -- 0.00 0.00 0.50 1.00 1.50 2.00 2.50 3.00 3.50 4.00 Discharge(cfs) Total Q 7 Hydrograph Summary Report Hydrograph Peak Time Time to Volume Inflow Maximum Maximum Hydrograph No. type flow interval peak hyd(s) elevation storage description (origin) (cfs) (min) (min) (cuft) (ft) (cuft) 1 SCS Runoff 0.28 3 504 6,620 --- --- Predeveloped 2 SCS Runoff 0.88 3 474 12,221 ---- ---- Developed 3 Reservoir 0.21 3 609 12,193 2 166.51 4,733 Pond 141-017_WQ_Pond (1).gpw Return Period: 10 Year Monday, Mar 2 2015, 2:08 PM Hvdraflow Hvdrooraphs by Intelisolve 8 Hydrograph Plot Hydraflow Hydrographs by Intelisolve Monday,Mar 2 2015,2:8 PM Hyd. No. 1 Predeveloped Hydrograph type = SCS Runoff Peak discharge = 0.28 cfs Storm frequency = 10 yrs Time interval = 3 min Drainage area = 1.440 ac Curve number = 75 Basin Slope = 0.0 °Ao Hydraulic length = 0 ft Tc method = USER Time of conc. (Tc) = 44.50 min Total precip. = 3.45 in Distribution = Type IA Storm duration = 24 hrs Shape factor = 484 Hydrograph Volume=6,620 cuft Predeveloped Q (cfs) Q (cfs) Hyd. No. 1 -- 10 Yr 0.50 0.50 0.45 0.45 0.40 0.40 0.35 0.35 0.30 0.30 0.25 0.25 0.20 0.20 0.15 0.15 0.10 0.10 0.05 0.05 0.00 0.00 0 3 5 8 10 13 15 18 20 23 25 Time(hrs) Hyd No. 1 9 Hydrograph Plot Hydraflow Hydrographs by Intelisolve Monday,Mar 2 2015,2:8 PM Hyd. No. 2 Developed Hydrograph type = SCS Runoff Peak discharge = 0.88 cfs Storm frequency = 10 yrs Time interval = 3 min Drainage area = 1.440 ac Curve number = 91 Basin Slope = 0.0 % Hydraulic length = 0 ft Tc method = USER Time of conc. (Tc) = 6.20 min Total precip. = 3.45 in Distribution = Type IA Storm duration = 24 hrs Shape factor = 484 Hydrograph Volume=12,221 cult Developed Q(cfs) Q (cfs) Hyd. No. 2-- 10 Yr 1.00 1.00 0.90 0.90 0.80 it 0.80 0.70 0.70 0.60 0.60 0.50 0.50 0.40 0.40 0.30 0.30 0.20 ) 0.20 0.10 0.10 0.00 0.00 0 3 5 8 10 13 15 18 20 23 25 Time (hrs) Hyd No. 2 10 Hydrograph Plot Hydraflow Hydrographs by Intelisolve Monday,Mar 2 2015,2:8 PM Hyd. No. 3 Pond Hydrograph type = Reservoir Peak discharge = 0.21 cfs Storm frequency = 10 yrs Time interval = 3 min inflow hyd. No. = 2 Max. Elevation = 166.51 ft Reservoir name = Pond Max. Storage = 4,733 cuft Storage Indication method used. Wet pond routing start elevation=164,20 ft. Hydrograph Volume=12,193 cuft Pond Q (cfs) Hyd. No. 3-- 10 Yr Q (cfs) 1.00 1.00 0.90 0.90 0.80 0.80 0.70 0.70 0.60 0.60 0.50 0.50 0.40 0.40 0.30 0.30 0.20 L. 0.20 IF 0.10 0.10 0.00 0.00 0 4 8 12 16 20 24 28 32 36 40 44 Time(hrs) Hyd No. 3 Hyd No. 2 Pond Report 11 Hydraflow Hydrographs by Intelisolve Monday,Mar 2 2015,2:8 PM Pond No. 1 - Pond Pond Data Pond storage is based on known contour areas.Average end area method used. Stage/Storage Table Stage(ft) Elevation(ft) Contour area(sqft) Incr.Storage(cuft) Total storage(cuft) 0.00 163.00 627 0 0 1.00 164.00 978 803 803 2.00 165.00 1,397 1,188 1,990 3.00 166.00 1,886 1,642 3,632 4.00 167.00 2,427 2,157 5,788 Culvert/Orifice Structures Weir Structures [A] [B] [C] [D] [A] [B] [C] [D] Rise(in) = 12.00 1.93 0.00 0.00 Crest Len(ft) = 3.14 0.00 0.00 0.00 Span(in) = 12.00 1.93 0.00 0.00 Crest El.(ft) = 166.48 0.00 0.00 0.00 No.Barrels = 1 1 0 0 Weir Coeff. = 3.33 3.33 0.00 0.00 Invert El.(ft) = 164.24 164.25 0.00 0.00 Weir Type = Riser --- --- --- Length(ft) = 100.00 0.00 0.00 0.00 Multi-Stage = Yes No No No Slope(%) = 0.50 0.00 0.00 0.00 N-Value = .013 .013 .013 .013 Orif.Coeff. = 0.60 0.60 0.60 0.60 Multi-Stage = n/a Yes No No Exfiltration= 0.000 in/hr(Contour) Tailwater Elev.= 0.00 ft Note:Culvert/Orifice outflows have been analyzed under inlet and outlet control. Weir riser checked for orifice conditions. Stage(ft) Stage/Discharge Stage(ft) 4.00 4.00 3.00 -- --------------- -- -- ---------- 3.00 2.00 2.00 1.00 � 1.00 0.00 -- - - - - - - - - - - 0.00 0.00 0.50 1.00 1.50 2.00 2.50 3.00 3.50 4.00 Discharge(cfs) Total Q 12 Hydrograph Summary Report r Hydrograph Peak Time Time to Volume Inflow Maximum Maximum Hydrograph 1,0. type flow interval peak hyd(s) elevation storage description (origin) (cfs) (min) (min) (cuft) (ft) (cuft) 1 SCS Runoff 0.38 3 501 8,322 ---- ---- Predeveloped 2 SCS Runoff 1.03 3 474 14,318 ---- ----- Developed 3 Reservoir 0.38 3 525 14,289 2 166.55 4,824 Pond 141-017 WQPond (1).gpw Return Period: 25 Year Monday, Mar 2 2015, 2:08 PM Hydraflow Hydrographs by Intelisolve 13 Hydrograph Plot Hydraflow Hydrographs by Intelisolve Monday,Mar 2 2015,2:8 PM Hyd. No. 1 Predeveloped Hydrograph type = SCS Runoff Peak discharge = 0.38 cfs Storm frequency = 25 yrs Time interval = 3 min Drainage area = 1.440 ac Curve number = 75 Basin Slope = 0.0 % Hydraulic length = 0 ft Tc method = USER Time of conc. (Tc) = 44.50 min Total precip. = 3.90 in Distribution = Type IA Storm duration = 24 hrs Shape factor = 484 Hydrograph Volume=8,322 cuft Predeveloped Q (cfs) Hyd. No. 1 --25 Yr Q (cfs) 0.50 0.50 0.45 0.45 0.40 0.40 0.35 0.35 0.30 0.30 0.25 0.25 0.20 0.20 0.15 0.15 0.10 0.10 0.05 0.05 0.00 0.00 0 3 5 8 10 13 15 18 20 23 25 Time(hrs) Hyd No. 1 14 Hydrograph Plot Hydraflow Hydrographs by Intelisolve Monday,Mar 2 2015,2:8 PM Hyd. No. 2 Developed Hydrograph type = SCS Runoff Peak discharge = 1.03 cfs Storm frequency = 25 yrs Time interval = 3 min Drainage area = 1.440 ac Curve number = 91 Basin Slope = 0.0 % Hydraulic length = 0 ft Tc method = USER Time of conc. (Tc) = 6.20 min Total precip. = 3.90 in Distribution . = Type IA Storm duration = 24 hrs Shape factor = 484 Hydrograph Volume=14,318 cuft Developed Q (cfs) Hyd. No. 2--25 Yr Q (cfs) 2.00 2.00 1.00 /' 1.00 0.00 0.00 0 3 5 8 10 13 15 18 20 23 25 Time (hrs) Hyd No. 2 15 Hydrograph Plot Hydraflow Hydrographs by Intelisolve Monday,Mar 2 2015,2:8 PM Hyd. No. 3 Pond Hydrograph type = Reservoir Peak discharge = 0.38 cfs Storm frequency = 25 yrs Time interval = 3 min Inflow hyd. No. = 2 Max. Elevation = 166.55 ft Reservoir name = Pond Max. Storage = 4,824 cuft Storage Indication method used. Wet pond routing start elevation=164.20 ft. Hydrograph Volume=14,289 cuft Pond Q )cfs Q (cfs) ( Hyd. No. 3--25 Yr 2.00 2.00 1.00 A 1.00 0.00 0.00 0 4 7 11 14 18 21 25 28 32 35 39 Time(hrs) Hyd No. 3 Hyd No. 2 Pond Report 16 Hydraflow Hydrographs by Intelisolve Monday,Mar 2 2015,2:8 PM Pond No. 1 - Pond Pond Data Pond storage is based on known contour areas.Average end area method used. Stage/Storage Table Stage(ft) Elevation(ft) Contour area(sqft) Incr.Storage(cuft) Total storage(cuft) 0.00 163.00 627 0 0 1.00 164.00 978 803 803 2.00 165.00 1,397 1,188 1,990 3.00 166.00 1,886 1,642 3,632 4.00 167.00 2,427 2,157 5,788 Culvert/Orifice Structures Weir Structures [A] [B] [C] [D] [A] [B] [C] [D] Rise(in) = 12.00 1.93 0.00 0.00 Crest Len(ft) = 3.14 0.00 0.00 0.00 Span(in) = 12.00 1.93 0.00 0.00 Crest El.(ft) = 166.48 0.00 0.00 0.00 No.Barrels = 1 1 0 0 Weir Coeff. = 3.33 3.33 0.00 0.00 Invert El.(ft) = 164.24 164.25 0.00 0.00 Weir Type = Riser -- --- -- Length(ft) = 100.00 0.00 0.00 0.00 Multi-Stage = Yes No No No Slope(%) = 0.50 0.00 0.00 0.00 N-Value = .013 .013 .013 .013 Orif.Coeff. = 0.60 0.60 0.60 0.60 Multi-Stage = n/a Yes No No Exfiltration= 0.000 in/hr(Contour) Tailwater Elev.= 0.00 ft Note:Culvert/Orifice outflows have been analyzed under inlet and outlet control. Weir riser checked for orifice conditions. Stage(ft) Stage/Discharge Stage(ft) 4.00 4.00 3.00 3.00 2.00 2.00 1.00 1.00 0.00 0.00 0.00 0.50 1.00 1.50 2.00 2.50 3.00 3.50 4.00 Discharge(cfs) Total Q 7 e DOC. NO. 79-029378 ^ C ���lag, 41) 6' WOOD .Yi `s"� FENCE` / IP4111:165 919'51 200.00' ••'� 33.3 - ��•;�� �'. 7.00' !:01 r/ ti.. ' !r \'4 J 6 SPEEp BU/ C 1111 G DV 'Pi i 1:1,9iii CD co - O 11 ° TO BE REMOVED ® h -1. _ . . V N • N IJ�_Noo • - . rn ''' ''-i— o • NSY,GARAG: 1� a:I it �� (�` `' I - A -13/BE REMOVED SW(, N , � � '.g.�i'�iY� '�CF FE:[ �li� � 11go U oroul WI =I G ID *I rn 46, 01 �. ' DOC. 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SHEET DESIGNED BY BEF DATE 02/2015 -0 o 0 m mc- DRAWN BY TSW DATE 02/2015 SFA Design Group, LLC 1 REVIEWED BY BEF DATE 02/2015 STRUCTURAL I CIVIL I PLANNING I SURVEYING 4 1111 OF PROJECT NO._ 141-017 REF. 9020 SW Washington Square Dr,Suite 170 § M SCALE 1=40' (H) s f ah 503 p3 641-8311 fax:Portland, 50643-7905 2 14117_Predeveloped-Tc nttp.ii1�►.sfadg.com Y • 7 Vl.1VDLXR. �ie`9, 1`J' fJ I v z\‘•". BOOK 1053, PAGE 121 DOC. NO. 91-020080 e DOC. NO. 79-029378 1. .1'0.:—���� q,� L. 589'51'33'E ,.y. . °4114iim ��y — r '" 7.00' 0_ ��� 16 168 16. , •j: I ! ,f'AV/II A- . -:: Mil 1' CT : § a ','' 1 2 3 4 5 W V, - > g cA �' reI- LA a" IAT.TNT. vilI6 N 170 tl 6441 U • STOR • ®r" tIMINIMMIIIIC ._ . --- �� . t411l r! ri.00� _ .its _ _ _ 7�61iSr:SW��1_�7i. ° � I •�', i- ����»iT�Ti'a_hGi lTaT ' E��= 011111 ! LL s�Ms 4"STORM LAT.TYP. ,• g;II�' s 8 '•. .,l. 011 _ 9 10 . . ". . . x K.. 1 ...,. . -. ::::: MI 1 . . 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N ' 40 101.95' • O • . . . • OOD FENCE — 0 FEET EAST N11,05.40% 120.71' 222.66' FPROPERTY NE I - - • • • O CO O O 77 -i 2 1 a) O _< Z1 SHEET DESIGNED BY BEF DATE 02/2015 P 0 m c) DRAWN BY TSW DATE 02/2015 SFA Design Group, LLC 2 REVIEWED BY BEF DATE 02/2015 STRUCTURAL I CIVIL I PLANNING I SURVEYING i � OF PROJECT NO. 141-017 REF. 9020 SW Washington Square Dr,Suite 170 g SCALE (H)1-40'� S4'11!11 Portland,Oregon 97223 2ph: (503)641-8311 fax: (503)643-7905 http://www.sfadg.com 14117_util 971.409.9354 Morgan Nolen 3 Monroe Parkway,Suite P 220 Lake Oswego,Oregon 97035 -6y-Aff OCIATULIC Consulting Arborists and Urban Forest Management morgan.holen@comcast.net Urban ForestryPIan Supplemental Report February 25, 2015 Ash Creek Village 10895 SW 95th Avenue Tigard, Oregon rya 971.409.9354 Morgan Holen 3 Monroe Parkway,Suite P 220 Lake Oswego,Oregon 97035 —�—AJf QCIATLTii.c Consulting Arborists and Urban Forest Management morgan.holen@comcast.net Table of Contents— Purpose 1 General Description 1 Effective Tree Canopy Cover 2 Specifications 2 A.Tree Protection Specifications 2 B. Soil Characteristics and Specifications for Improvement 3 C.Tree Planting Specifications 3 Signature of Approval 4 Enclosures— Attachment A: Existing Tree Inventory Data Attachment B: Effective Tree Canopy Cover Summary Attachment C: Planted Tree Inventory Attachment D:Tree Preservation and Removal Site Plan Attachment E:Tree Canopy Site Plan Not Applicable — Existing Stand Inventory Data Planted Stand Inventory Stand Preservation Specifications Stand Planting Specifications Tree Canopy Fee Calculation 971.409.93 54 Morgan Holen 3 Monroe Parkway,Suite P 220 Lake Oswego,Oregon 97035 — —4110clAT .JLL Consulting Arborists and Urban Forest Management morgan.holen@comcast.net Urban Forestry Plan —Supplemental Report Ash Creek Village, 10895 SW 95th Avenue, Tigard, Oregon February 25, 2015 MHA14124 Purpose This Urban Forestry Plan for the Ash Creek Village subdivision project located in R-4.5 and R-12 zoning districts at 10895 SW 95th Avenue in Tigard,Oregon, is provided pursuant to the City of Tigard Urban Forestry Manual.This report describes the existing trees located on the project site, provides arborist recommendations for tree removal, retention and protection,and describes the effective tree canopy cover needed to meet City requirements.This report is based on observations made by International Society of Arboriculture (ISA)Certified Arborist and Qualified Tree Risk Assessor Morgan Holen (PN- 6145A)during a site visit conducted on January 26, 2015 and in coordination with landscape architect Joe Percival of Murase Associates. General Description The existing site is primarily open and undeveloped, but includes one single-family home and a detached garage which are proposed for removal.The existing trees are scattered across the site and along property boundaries.Thirteen residential lots, a new storm water facility,a community garden,and new private streets are planned for development. In all,43 existing trees measuring six inches and larger in diameter were inventoried, including 29(67%) on-site trees and 14(33%)off-site trees located on neighboring properties within 25-feet of the development impact area.A complete description of individual trees located on and adjacent to the project site is included in the enclosed existing tree inventory data (attachment A). Of the 29 on-site trees, 23 (79%)were identified as invasive species, including three black locust(Robinia pseudoacacia), 16 English hawthorn (Crataegus monogyna),and four European white birch (Betula pendula). Nine (31%)on-site trees appeared in generally good condition, including eight invasive trees; the ninth tree is a physiologically sustainable cherry(Prunus spp.)with poor structure including four codominant leaders.The other 20(69%) on-site trees appeared in fair to poor condition with poor structure, dead branches, and decay. None of the on-site trees are suitable for preservation with development,either because of invasive species or because of poor condition or structure. The 14 off-site trees were not assigned a condition or preservation rating since visual assessment was limited to evaluation from the project site.These trees were identified by species,approximate diameter,and crown radius(when crowns overlapped with the project site), and comments pertaining to condition are included in the enclosed tree data.All 14 off-site trees located adjacent to the project site should be protected during construction. Minor pruning may be necessary to avoid crown damage during construction. Urban Forest Plan—Supplemental Report Ash Creek Village,10895 SW 95th Avenue,Tigard,Oregon Page 2 of 6 Effective Tree Canopy Cover A summary of the effective tree canopy cover by lot and across the overall development site is included as attachment B. Note that the development site includes two zoning districts with different effective tree canopy cover requirements. Although none of the existing on-site trees are recommended for preservation, attachment C, the planted tree inventory, describes 35 trees proposed for planting and the size of the planted storm water facility at tract B. The required number of street trees is based on the linear right-of-way frontage divided by 40.The total frontage is 518 linear feet.Therefore, 13 street trees are required,yet 18 of the 35 trees proposed for planting are considered street trees,as accounted for in the "Location" column in the enclosed planted tree inventory.The proposed trees comply with the street tree planting standards in Section 2 of the Urban Forestry Manual and with the soil volume standards in Section 12.While not all of the proposed trees are located per the various spacing requirements provided in the Tigard Urban Forestry Manual, the project arborist and landscape architect agree that the proposed spacing provides the closest and best spacing possible and each tree is provided with sufficient growing space to become long-term amenities. In the R-12 zoning district,effective tree canopy cover is not required to be calculated on a per lot/tract basis, but a standard percentage of effective tree canopy cover for the overall development site shall be at least 33%.The portion of the site zoned R-12 includes lots 1-11 and tracts B, C and D, totaling 34,100 square feet.The overall effective tree canopy cover for this portion of the site is 38,013 square feet,or 111%;therefore,the effective tree canopy cover requirement for the overall development site in the R- 12 zoning district is met. In the R-4.5 zoning district,effective tree canopy cover is required to be calculated on a lot/tract by lot/tract basis and for the overall development site.A standard percentage of effective tree canopy cover for each lot or tract shall be at least 15%,with a minimum standard of 40%for the overall development site.The portion of the site zoned R-4.5 includes lots 12 and 13 and tract A,totaling 18,290 square feet. Each lot and tract in the R-4.5 zone exceeds the 15% required effective canopy cover,as is demonstrated in attachment B.The overall effective tree canopy cover for this portion of the site is 11,208 square feet,or 61%;therefore,the effective tree canopy cover requirement for the overall development site in the R-4.5 zoning district is also met. The Tree Preservation and Removal Site Plan and Tree Canopy Site Plan are enclosed as attachments D and E as required by Section 10 of the Urban Forestry Manual,which illustrate how the Urban Forestry Plan requirements are met. Specifications A. Tree Protection 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. Urban Forest Plan—Supplemental Report Ash Creek Village,10895 SW 95th Avenue,Tigard,Oregon Page 3 of 6 2. Protection Fencing.All trees to be retained shall be protected by orange plastic construction fencing or other fencing as approved by the project arborist. Protection fencing shall be secured to steel posts placed no further than 8-feet apart and shall be installed at the edge of the TPZ. 3. Preconstruction Conference.The project arborist shall be on site to discuss methods of tree removal and tree protection prior to any construction. 4. Pruning.The project arborist can help identify if and 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. 5. Tree Protection Zone Maintenance.The protection fencing shall not be moved, removed, or entered by equipment except under direction of the project arborist. 6. Storage of Material or Equipment.The contractor shall not store materials or equipment within the TPZ. 7. Excavation. 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. 8. Tree Protection Inspection.The project arborist shall inspect and verify the location of protection measures prior to construction, monitor tree protection measures regularly, and provide biweekly written reports to the City during periods of active construction. 9. 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. B. Soil Characteristics and Specifications for Improvement Native soils at the project site consist of deep but somewhat poorly drained Aloha silt loam. Amended topsoil is recommended where new trees are planted to help support tree establishment and healthy growth. No other soil improvements are proposed. If soil compaction occurs during construction,the project arborist shall provide additional recommendations as needed. C. Tree Planting Specifications New trees that are planted to meet the effective canopy requirements shall conform to the applicable standards in the 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. Nursery stock shall meet the requirements of the American Association of Nurserymen for nursery stock(ANSI Z60.1)for Grade No.1 or better. Double stake trees if needed for stability. �"1 Urban Forest Plan—Supplemental Report Ash Creek Village,10895 SW 95th Avenue,Tigard,Oregon Page 4 of 6 Signature of Approval We hereby attest that,to the best of our knowledge: ✓ The attached Tree Preservation and Removal site plan meets all of the requirements in Section 10, Part 1 of the Urban Forestry Manual; ✓ The attached Tree Canopy site plan meets all of the requirements in Section 10, Part 2 of the Urban Forestry Manual; and ✓ This Supplemental Report meets all of the requirements in Section 10, Part 3 of the Urban Forestry Manual. Thank you for choosing Morgan Nolen &Associates, LLC, to provide consulting arborist services for the Ash Creek Village subdivision project in Tigard. Please contact us if you have questions or need any additional information. Thank you, Morgan Nolen g&Associates, LLC t Morga E. Nolen,Owner ISA Certified Arborist, PN-6145A ISA Tree Risk Assessment Qualified Forest Biologist Enclosures: Attachment A: Existing Tree Inventory Data Attachment B: Effective Tree Canopy Cover Summary Attachment C: Planted Tree Inventory Attachment D:Tree Preservation and Removal Site Plan Attachment E:Tree Canopy Site Plan ) 'el ) ) �I Attachment A: Existing Tree Inventory Data Morgan Haien _ MHA14124 Ash Creek Village-Tree Data 1-26-15 —&--AJJO CIAT.J«c Page 1 of 3 No. Lot No. Common Name Species Name. DBH C-Rad Canopy" 0/S HT5 Cond6 Pres7 Comments Treatment 111 Tract B cherry Prunus spp. 4x8 16 804 0 N 2 1 poor structure remove 112 ROW English hawthorn Crataegus monogyna 4x6 10 314 0 N 1 1 poor structure remove 113 Tract C English hawthorn Crataegus monogyna 4x6 10 314 0 N 1 1 poor structure remove 114 4 apple Maus spp. 2x10,18 20 1,256 0 N 1 1 advanced decay remove 116 5 black locust Robinia pseudoacacia 30 18 1,017 0 N 2 1 invasive species remove 117 2 English hawthorn Crataegus monogyna 2x10 16 804 0 N 1 1 invasive species remove 118 2 English hawthorn Crataegus monogyna 12 14 615 0 N 2 1 invasive species remove 119 Tract C English hawthorn Crataegus monogyna 8 10 314 0 N 1 1 invasive species remove 121 Tract C European white birch Betula pendula 19 14 615 0 N 2 1 invasive species remove 122 Tract C European white birch Betula pendula 18 14 615 0 N 2 1 invasive species remove 126 13 European white birch Betula pendula 12 12 452 0 N 2 1 invasive species remove 127 off-site scarlet oak Quercus coccinea 24 22 n/a 0 N n/a n/a may require pruning protect crown does not extend to 129 off-site Port-Orford-cedar Chamaecyparis lawsoniana 12 n/a n/a 0 N n/a n/a project site protect 130 Tract A European white birch Betula pendula 14 18 1,017 0 N 2 1 invasive species remove poor structure,topped, 132 Tract A deciduous unknown 10 8 201 0 N 1 1 numerous leaders, ivy remove crown does not extend to 134 off-site spruce Picea spp. 8 n/a n/a 0 N n/a n/a project site protect 139 off-site Douglas-fir Pseudotsuga menziesii 12 12 n/a 0 N n/a n/a no major defects protect 140 off-site Douglas-fir Pseudotsuga menziesii 14 12 n/a 0 N n/a n/a no major defects protect 141 off-site sweet cherry Prunus avium 12 10 n/a 0 N n/a n/a invasive species protect 142 11 bigleaf maple Acer macrophyllum 6 10 314 0 N 1 1 poor structure, broken top remove 143 11 English hawthorn Crataegus monogyna 8 8 201 0 N 1 1 invasive species remove Morgan ilolen &Associates, LLC Consulting Arborists and Urban Forest Management 3 Monroe Parkway,Suite P220, Lake Oswego,OR 97035 morgan.holen@comcast.net 1971.409.9354 ) ) , Attachment A: Existing Tree Inventory Data Morgan Ilolen MHA14124 Ash Creek Village-Tree Data 1-26-15 — — //OCIAT,Li.c Page 2 of 3 No. Lot No. Common Name Species Name DBH1 C-Rade Canopy3 0/S° HTS Cond6. Pres" Comments Treatment 144 11 English hawthorn Crataegus monogyna 8 8 201 0 N 1 1 invasive species remove 145 11 English hawthorn Crataegus monogyna 8 8 201 0 N 1 1 invasive species remove 146 11 English hawthorn Crataegus monogyna 8 8 201 0 N 1 1 invasive species remove 147 Tract B English hawthorn Crataegus monogyna 16 15 707 0 N 1 1 invasive species remove 148 off-site giant sequoia Sequoiadendron giganteum 14 8 n/a 0 N n/a n/a no major defects protect 149 off-site giant sequoia Sequoiadendron giganteum 14 8 n/a 0 N n/a n/a no major defects protect 150 off-site giant sequoia Sequoiadendron giganteum 14 8 n/a 0 N n/a n/a no major defects protect 151 street English hawthorn Crataegus monogyna 6 8 201 0 N 1 1 invasive species remove crown extends to property 152 off-site western redcedar Thuja plicata 20 n/a n/a 0 N n/a n/a line only protect 153 off-site Scots pine Pinus sylvestris 20 22 n/a 0 N n/a n/a may require pruning protect 154 Tract A Scouler's willow Salix scouleriana 12 14 615 0 N 1 1 poor structure remove one-sided crown away 155 off-site Scots pine Pinus sylvestris 14 12 n/a 0 N n/a n/a from project site protect poor structure, dead 156 Tract A deciduous unknown 24 30 2,826 0 N 1 0 branches, decay remove 157 13 English hawthorn Crataegus monogyna 6x6 14 615 0 N 1 1 invasive species remove codominant stems with 158 off-site Oregon ash Fraxinus latifolia 2x14 24 n/a 0 N n/a n/a some included bark protect 159 1 English hawthorn Crataegus monogyna 6x6 10 314 0 N 1 1 invasive species remove 160 off-site English hawthorn Crataegus monogyna 6x6 10 n/a 0 N n/a n/a invasive species protect 161 2 English hawthorn Crataegus monogyna 6x6 10 314 0 N 1 1 invasive species remove 162 2 English hawthorn Crataegus monogyna 6x6 10 314 0 N 1 1 invasive species remove 163 street black locust Robinia pseudoacacia 6 10 314 0 N 1 1 invasive species remove Morgan Nolen &Associates, LLC Consulting Arborists and Urban Forest Management 3 Monroe Parkway,Suite P220, Lake Oswego,OR 97035 morgan.holen@comcast.net i 971.409.9354 ) ) Attachment A: Existing Tree Inventory Data Morgan Nolen MHA14124 Ash Creek Village-Tree Data 1-26-15 — Alf OCIATE/'LLc Page 3 of 3 No. .Lot No. Common Name Species Name DBH C-Rad Canopy 0/S HT Cond Pres Comments Treatment 164 street black locust Robinia pseudoacacia 2x6 10 314 0 N 2 1 invasive species remove 165 5 English hawthorn Crataegus monogyna 5x8 16 804 0 N 2 1 invasive species _remove 1DBH is tree diameter measured at 4.5-feet above the ground level in inches;trees with multiple trunks splitting below DBH are measured separately and individual trunk measurements are separated by a comma,except multiple trunks of the same size are indicated as quantity x size. 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 t. 40/S identifies the trees as either open Grown or Stand Grown. 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: RATING VIGOR CANOPY DENSITY DEADWOOD FAILURE 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 dieback scaffold 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 'Pres is the numerical suitability for preservation rating (0-3) as defined in the Tigard Urban Forestry 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. 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" 1 could be performed. 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 2 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". Morgan Nolen &Associates, LLC Consulting Arborists and Urban Forest Management 3 Monroe Parkway, Suite P220,Lake Oswego,OR 97035 morgan.holen@comcast.net 1971.409.9354 Attachment B:Effective Tree Canopy Cover Summary Morgan Nolen MHA14124 Ash Creek Village-Tree Data 1-26-15 -fns-A/JOCIATE,/'«c. Page 1 of 1 R-12 Zoning District Effective Canopy Cover 2x Canopy Area(sq.ft) 2x Canopy Area(sq.ft.) 1.25 x Mature Mature Canopy 1.25x Mature Effective% of Preserved Trees of Preserved Stands Canopy Area Area(sq.ft.)of Canopy Area Tree Canopy Canopy Lot Area (w/condition and (w/condition and (sq. •ft.)of Native Non-Native (sq.ft.),of Area(sq'.ft.) (Canopy Area Lot No, Zone (sq.ft.) preservation rating>2) preservation rating>2) Planted Trees " Planted Trees Planted Stands per Lot /Lot Area) 1 R-12 2,802 - - 2,454 1,924 - 4,378 156% 2 R-12 2,688 - - 2,454 962 - 3,416 127% 3 R-12 2,683 - - 2,454 - - 2,454 91% 4 R-12 2,844 - - 2,454 491 - 2,945 104% 5 R-12 2,795 - - 2,454 707 - 3,161 113% 6 R-12 2,298 - - - 2,886 - 2,886 126% 7 R-12 2,298 - - - 491 - 491 21% 8 R-12 2,585 - - - 1,473 - 1,473 57% 9 R-12 2,537 - - - 1,473 - 1,473 58% 10 R-12 2,135 - - - 707 - 707 33% 11 R-12 2,608 - - - 5,182 - 5,182 199% Tract B R-12 4,780 - - - 3,768 5,680 9,448 198% Tract D R-12 1,047 - - - - - - 0% Total R-12 Development Site 34,100 0 0 12,269 20,064 5,680 38,013 111% R-4.5 Zoning District Effective Canopy Cover 2x Canopy Area(sq.ft.) " 2x Canopy Area(sq.ft) ; 1.25 x Mature Mature Canopy 1.25x Mature Effective% of Preserved Trees of Preserved Stands Canopy Area Area(sq.ft.)of Canopy Area Tree Canopy! Canopy Lot Area (w/condition and (w/condition and (sq.ft.)of Native Non-Native (sq.ft.)of Area(sq.ft.) (Canopy Area Lot No. Zone (sq.ft.) preservation rating>2) " preservation rating>2) Planted Trees Planted Trees Planted Stands per Lot /Lot Area) 12 R-4.5 3,382 - - 4,908 707 - 5,615 166% 13 R-4.5 3,382 - - 2,454 - - 2,454 73% Tract A R-4.5 11,526 - - 3,140 - - 3,140 27% Total R-4.5 Development 18,290 0 0 10,501 707 0 11,208 61% Notes: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-7 districts,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-H districts,and for schools(18.130.050(1))in all districts. Morgan Nolen &Associates, LLC Consulting Arborists and Urban Forest Management 3 Monroe Parkway,Suite P220,Lake Oswego,OR 97035 morgan.holen@comcast.net 1 971.409.9354 ) °0 ) Attachment C: Planted Tree Inventory I� Morgan Haien MHA14124 Ash Creek Village-Tree Data 1-26-15 —8,.—AfJOCIATrJ'LL, Page 1 of 2 Mature Mature Available Structured Tree Canopy Spread Canopy Area Soil Volume Soil Volume Lot No. Species Name/Common Name Caliper (ft.) (sq.ft.) (cu.ft.) (cu.ft.) Location No. Zone 1 Quercus garryana /Oregon white oak 2" 50 1,963 500+ n/a buffer 5 R-12 2 Quercus garryana /Oregon white oak 2" 50 1,963 500+ n/a buffer 4 R-12 3 Quercus garryana /Oregon white oak 2" 50 1,963 500+ n/a buffer 3 R-12 4 Quercus garryana /Oregon white oak 2" 50 1,963 500+ n/a buffer 2 R-12 5 Quercus garryana /Oregon white oak 2" 50 1,963 500+ n/a buffer 1 R-12 6 Cladrastis kentuckia /yellowood 2" 35 962 500+ n/a buffer 1 R-12 7 Cladrastis kentuckia /yellowood 2" 35 962 500+ n/a buffer 1 R-12 8 Cladrastis kentuckia /yellowood 2" 35 962 500+ n/a street/buffer 6 R-12 9 Cladrastis kentuckia /yellowood 2" 35 962 500+ n/a buffer 6 R-12 10 Cladrastis kentuckia /yellowood 2" 35 962 500+ n/a buffer 6 R-12 11 Quercus garryana /Oregon white oak 2" 50 1,963 500+ n/a buffer 12 R-4.5 12 Quercus garryana /Oregon white oak 2" 50 1,963 500+ n/a buffer 12 R-4.5 13 Quercus garryana /Oregon white oak 2" 50 1,963 500+ n/a buffer 13 R-4.5 14 Cladrastis kentuckia /yellowood 2" 35 962 500+ n/a street 2 R-12 15 Nyssa sylvatica /tupelo 2" 25 491 500+ n/a street 4 R-12 16 Magnolia denudata /yulan magnolia 2" 30 707 500+ n/a street 5 R-12 17 Nyssa sylvatica /tupelo 2" 25 491 500+ n/a street 7 R-12 18 Nyssa sylvatica /tupelo 2" 25 491 500+ n/a street 8 R-12 19 Nyssa sylvatica /tupelo 2" 25 491 500+ n/a street 8 R-12 20 Nyssa sylvatica /tupelo 2" 25 491 500+ n/a street 8 R-12 21 Magnolia denudata /yulan magnolia 2" 30 707 500+ n/a street 12 R-4.5 22 Alnus rubra /red alder 2" 40 1,256 500+ n/a path A R-4.5 Morgan Molen & Associates, LLC. Consulting Arborists and Urban Forest Management 3 Monroe Parkway,Suite P220, Lake Oswego,OR 97035 morgan.holen@comcast.net l 971.409.9354 ) '0 ) ) Attachment C: Planted Tree Inventory Morgan Nolen MHA14124 Ash Creek Village-Tree Data 1-26-15 —8--AfjOCIATtfuc. Page 2 of 2 Mature Mature Available Structured Tree Canopy Spread Canopy Area Soil Volume Soil Volume Lot No. Species Name/Common Name Caliper (ft.) (sq.ft.) (cu.ft.) (cu.ft.) Location No. Zone 23 Alnus rubra /red alder 2" 40 1,256 500+ n/a path A R-4.5 24 Nyssa sylvatica /tupelo 2" 25 491 500+ n/a street 9 R-12 25 Nyssa sylvatica /tupelo 2" 25 491 500+ n/a street 9 R-12 26 Nyssa sylvatica /tupelo 2" 25 491 500+ n/a street 9 R-12 27 Cercidiphyllum japonica /katsura 2" 40 1,256 500+ n/a street B R-12 28 Cercidiphyllum japonica /katsura 2" 40 1,256 500+ n/a street B R-12 29 Cercidiphyllum japonica /katsura 2" 40 1,256 500+ n/a street B R-12 30 Cercidiphyllum japonica /katsura 2" 40 1,256 500+ n/a street 11 R-12 31 Cercidiphyllum japonica /katsura 2" 40 1,256 500+ n/a street 11 R-12 32 Cercidiphyllum japonica /katsura 2" 40 1,256 500+ n/a street 11 R-12 33 Magnolia denudata /yulan magnolia 2" 30 707 500+ n/a buffer 11 R-12 34 Magnolia denudata /yulan magnolia 2" 30 707 500+ n/a buffer 11 R-12 35 Magnolia denudata /yulan magnolia 2" 30 707 500+ n/a buffer 10 R-12 36 Native mix n/a n/a 4,544 500+ n/a WQfacility B R-12 Morgan Nolen &Associates, LLC Consulting Arborists and Urban Forest Management 3 Monroe Parkway,Suite P220, Lake Oswego,OR 97035 morgan.holen@comcast.net l 971.409.9354 Attachment D: Tree Preservation and Removal Site Plan ) ) ) TREE PROTECTION NOTES: j FC;FNQ OP�v'// I r. H 1.EMOTING TREES TO BE PRESERVED ARE TO BE PROTECTED BY A TEMPORARY 5'HIGH CONSTRUCTION Q- / - I` �'s,�-�L-f-W-DSTING TREE TO BE REMOVED 4511NG TREE TO STING PROPERTY TREE PROTECTIONr.„„,1 IIIFENCE PLACED AT THE OR/PUNE AT THE TREE PRIOR TO ANY GROUND DISTURBANCE. / RIP UNE .00, T�/.2.THERE IS TO BE NO EQUIPMENT OR MATERIAL STORAGE,NOR DISTURBANCE OF ANT KING WITHIN THE 1 TREE NUMBER / REMAIN BEE TO UNE FENCE �1ql`(�/ TREE PROTECTION REMOVED/ �`\/ a� r�1 FENCED AREA. \ / FENCE T (� 3.THE GRADE SHALL NOT BE CHANGED WITHIN THE TREE PROTECTION ZONE WITHOUT THE PROJECT EXISTING TREE TO REMAIN - / g _--- `1 � i;�y�� /!1[1111 ,RIP LME ---*=-1-(i_-%---_-36:-.7., �,i•9 IP.' IWWMiiiYYWYI� ARBORISYS AUTHORIZATION.THE PROJECT ARBORIST MAY ALLOW COVERAGE OF UP TO ONE HALF OF THE .EE NUMBER %/ -r'`,�. / - 1b/e AREA OF THE TREE'S ROOT ZONE WITH UGHT SOIL TO THE MINIMUM DEPTH NECESSARY TO CARRY OUT -GREEN mu. et';;.:;:::\ /�/ -4 \-- I 1 lr ..n�`r 'v+1,,,' i'vA6so�c GtSG 07, TREE f y,,f� Ag 3j 9 GRADING OR LANDSCAPING PLANS,IF IT WILL NOT IMPERIL THE SURVIVAL OF THE TREE. / ,i"'� I�•.,�" --I----�.•' i"/�'r�-� I' p 7 0,- 4.TO THE GREATEST EXTEND POSSIBLE.UTILITY TRENCHES SHALL NOT BE INSTALLED WITHIN THE TREE W 1 `., / I i/ IT T I V �� _ PROTECTION ZONE. THE PROJECT ARBORIST MAY REQUIRE THAT UTILITIES BE TUNNELED UNDER THE \II I I UNLIMBER) I'I 2 III -I�I I /4' I I I PROPOSED 1 I I BLDG,/,II 1 II' • I ,�•°4-�1`G"'' ROOTS OF TREES TO BE PRESERVED IF IT IS DETERMINED THAT TRENCHING WOULD SIGNIFICANTLY -0—TREE PROTECTION FENCE(PER DETAIL) ) 1 I1Jlll LOT- I,I�"111...OT UNE-�N /'-�,�-�'I•--EX��N CONTOUR I�QJOE RFAIOJ�Y' i �' j ll� 1 REDUCE THE CHANCES OF TREE SURVIVAL I I�I NUMBER I I 1 '1 I,- III COUNTOUR -` /I e'"y ,-'1,1,1(1 I I.r 5.AN IMPERVIOUS SURFACE SHALL NOT BE INSTALLED WITHIN THE TREE PROTECTION ZONE WITHOUT THE <---------.--- ---/_ / -�" s1i�.N� 1 PROJECT ARBORISTS AUTHORIZATION. THE PROJECT ARBORIST MAY REQUIRE SPECIFIC CONSTRUCTIONS 1 -a �� ` '119( ___,...,...E4:77-`_it r ® / METHODS AND/OR DIRECT SUPERVISION OF REQUIRED WORK. 1y 1 I �"117 1 SET BA" I v.:, l ii -. 1 II 6.PROJECT ARBORIST SHALL BE INFORMED OF ANY CORRECTIVE PRUNING THAT IS REQUIRED IN ORDER TO III 1T,��� LINES 7.DIRECTIONAL PRESERVATION. OF TREES TO BE REMOVED SHALL BE USED TO AVOID DAMAGE TO TREES DESIGNATED i 1 I+ry ^ PRIVATE SIRE SQ .- '/ ��66_' PRI._VATE.Sf '� / L�tl:/ O AVOID DAMAGE FROM MACHINERY OR BUILDING ACTIVITY,PRIOR TO PERFORMING ANY PRUNING WORK. F AN yU .-- B.ANY SOIL COMPACTED WITHIN THE DRIPLNE OF THE TREE SHALL BE AERATED BY METHODS CONSISTENT ANDARDS. .1s1 � <° /-f- TRAFT C / // f - II I I F o_ --I z O D.ANY LANDSCAPE WITH TREE CARE INDUSTRY THATISPERFORMED IN THE TREE PROTECTION ZONE FOLLOWING THE REMOVAL OF �I I I'r /'- -T"```' Ib4 / II) '.� I'. W Q Wcc PROTECTIVE FENCING SHALL BE DONE USING ONLY LIGHT MACHINERY AND HAND LABOR. _ > 10.ADDITIONAL REQUIREMENTS. THE PROJECT ARBORIST MAY REQUIRE ADDITIONAL TREE PRESERVATION ��'0 1 — ` I j/ I ' - (ji P MEASURES WHICH ARE CONSISTENT WITH TREE CARE INDUSTRY STANDARDS. ' 1 I -„� .I�r i• 'I1 1t >.•"3 pi illi W U LL A' III 6 III 7 IrI _8 I \ � 9 III 10 III_ 1 'I -+ n � = O ��'IIII Illi 111 I 111 til I ' a1/1 U .\\ L,_..,-____1 [... •-3( ,1 1 • • J -,--7_:,...7----- -FRACT-B- — y!, ° a zo• ..mss: _ J _iT�_� Ir. .-....s.-s• .-.7-,...----- IR I-;.' 4,tsrrns,, °f _ -oH--- IiiIF1� .1 q 3vn • .6 • " ,2 1 I I(Ji21'lll�! 1 # //,-,-- II ,'Jda l�.n.>'"Ti alta materiel: i *-x II on Cay ae arca e.uv TS 1 11 1 / ib /.0 '8 resistant high I - 5'-0"min. Iii tensile strength "- ! __._._}r- l� __..�..._.i TRACT 2 lie .. 1rE npc / z' ■i da / -29185 , gra I I — — -�,i PROP. II �`'————1 / PROPERTY ; /':, %f� 2'-D"min.^ CI _�1 I t ,F4 e._ 1✓ �r 1/ (I R 2.5"diameter so I.-- maximum feel tubing ar / ..• /l a I / z/ 4-,1)!,1 I� 4'x4'timber post / /, si TREE PROTECTION FENCING DETAIL // SII ISO \ L-=._,,,------....,-;.7-!J /,2 .47. 1 �!y / r/ '/l N.T.S. \ _ .,- d - - i y-;, . ' /1 TREE PROTECTION FENCE NOTES 156 E7(6T.PROPERTY UNE //°\ I 45.0' QwE�'.�. '. 1. ALL TREES,UNLESS INDICATED TO BE REMOVED,SHALL BE \ - // OPEN SPACE/,,- �I PROTECTED BY TEMPORARY FENCING AS INDICATED. I TRACT A / / .X -,=,x,., 2. PROVIDE TREE PROTECTION FENCE JUST BEYOND THE TREE "'I WTO '` ,FACT 3 ,,I CANOPY DRIP UNE. SHIFT LOCATION ONLY AS APPROVED IN THE \' 154 •EE F TEOft�cTla \ , ` 1 •\z W000 °�`I 128185 • FIELD BY THE PROJECT ARBORIST. \ / FENCE " _./1 E, i I ,i 3. INSTALL FENCING IN SUCH A MANNER AS TO AVOID DAMAGING 1I / %•/ /! & TREE ROOTS. DO NOT DAMAGE ROOTS WHEN INSTALLING POSTS. II / S,'' iM ` 4. DO NOT STORE MATERIALS MD EQUIPMENT WITHIN THE ID - I- I BOUNDARIES OF INE PROTECTION FENCING. DO NOT OPERATE //..// • •+' I EQUIPMENT WITHIN THE BOUNDARIES OF THE PROTECTION FENCING, o- 5. INSTALL TREE PROTECTION FENCING BEFORE BEGINNING ANY II v~ . I to ° gg CONSTRUCTION ACTIVITIES. MAINTAIN FENCING IN GOOD CONDITION, I I ! p p UPRIGHT,AND WHERE APPROVED UNTIL DIRECTED BY THE PROJECT ', I I l b i ti M i ARBORIST THAT FENCING MAY BE REMOVED. O 5' 2® ®O I; P�! o1 �IV��I 1, o v Moan Haan,VHee We We mo It Uen 0I,Raeaal Flan mnb I. I I' Z % north scale ;if tats of Tigard u^`urom lcr uby .n 1 .41 'I i n Magas Mylan V PROJECFA IcAraNnt AIN ISA Gr111,4 ANerbt PN-61450 NO. 16°W606 Dale.February RS,Ras TYPE FLIM Attachment E: Tree Canopy Site Plan ) ) ) •STING TREE TO BE 4. PLANT MATERIAL LEGEND PRESERVED AND PROTECTED. (TYPICAL) Symbol Tag Common Norne/Botonlool Nome:Size,Comments-(Quantity) i TREES EXISTING TREE NUMBS' • 1 EW TREE NUMBER 9 frj‘Ir 1 Oil 1041 ill Igh TEMP.TREE e A 0 KAT KATSURA EE/CERCIDIPHYLUM JAPONICA:2CALIPER;SINGLE TRUNK(e) 11741 ALlik PROTECTION .,- *IF 'ktti II .. TR V ,47.---', ..'114.1?-=4 "..7F410044,-Wiri4TIPaWilr-11.\,,oly - frA.5'cL-MEE OAK OREGON WHITE OAK/QUERCUS GARRYANA:2"CALIPER;SINGLE TRUNK(8) r......,..va i',1,Per-'1.......1 1(9)ROSE2 1 TREE '3 "IL, 4 I (5). 5 11 1111128 '' 6'TALL `-vraggoloo.. •, ,g0TEcr '1 UhILD.IN.G....i 1 OT I' r?1?1°GHBOR / IIALVIIIIIIIMIS 9)ROSE 1 1/Pry.p"CE I 1 `ENVELOPr FENCE i NUffilMBERS,:=1-1 ..,_.__7.......mm,_...44111/1,!T!,,'_.....____H:3)K_AT.,, ir J..„ilk vir ! il),•„_, 1) ( .) 1 1 IITYPICAL_ 1 I:1.7:IA ' z..4.,-•ji gi1p 4,9 Lc?, RED RED ALDER/ALNUS RUBRA:2"CALIPER;SINGLE TRUNK(2) 1" 411-1-prf-79 I M-ilim...7.......... 1,./4-521kithiti".• ` k•A OS g,',A16§MA•__.:•:•:*, N.-_..,‘ z w < o ',.1113121 'KTA7AIRIIII.,o, ' -I <C.5 i?r:IVIDATiflaraMiriVIVIErfiWiliTTIliiiiiirariiiiiiira...°.."1!""a1451°L-"Ir Q. -I X ArItigNE40114.111M1 ---'""44,1110111 1-1q7irA STRE,M (*AT 1 1 • TUP TUPELO/NYSSA sYLVATICA: 2"CALIPER:WITH COMPLETE LEADER(8) "114VANIIIVII‘,48 " V 1 -UTILITY LATERAL V (1)11.1L 841b, * I aRI4EIE`T II ATER LINES 0- -0 I- gg alp,,, (TYPICAL) I PUP otik-41111WSISS .ittE' 7.7:7471;11'•,,, :VijilLib. 9'. • 0 • YEL YELLOWW000/CLADRASRS KENTUCKIA:2"CALIPER;SINGLE TRUNK(8) Z I-Li LL_I-LI -QC LI-I 0 Cr (...) 0 LLI I- .iPIPIONL-FPER NOTE ')1 NI W. 2)0T I k.::,7 ETARR,ER 1.r. tvpig:_).1! ( I 1 10 I .---." 114)ittc Or I 1 I 9 ri9 - 4IPO I- < Cr I I) 10 OMNI" ill_,,- VUL `AJLAN MAGNOLIA/MAGNOUA DENUDATA:2"CAUPER;SINGLE TRUNK(5) el I. Ext r0E07 -411,111ri 0,,, ROOT•\• )ROSE I 4.... 1R1 BARRIER, .„i,.,.fCa.-RO-zNopT.aUsRe.. .i.m. i.,z0.2.)..3o.... '„.,(,3,)YL om , 24Lo5A0tI/To4E4-#T5W:1'1 4 SHRUBS GROUND COVER IN ROSE RUGOSA ROSE/ROSA RUGOSA:2 GALLON;NON-HYBRID SPECIES(111) F..S'''''''Cp 9 Clod-- o,',Ill'etIOCIVAL j•-• -.I. 1 rCr IP 4 116. t rt;‘115-"A. ‘116,,,,---,''f•i;;". 40402 3)°A1` 12 ----,---"- -""r";,__ '-,,. RuBUS CREEPING CURRANT/RUBUS CALCINIODES:4"POTS AT 24'O.C. '.16 OREM 4:7' I ' 111.11117':" ... '21'•l'''. -...,-1---.1. '1\ 4Noe , N,J,,,:.:,,11 .`TALL GOOD 9)ROSE ft ,..4 ,..,,,n, i ann, NEIGHBOR ,. Y h 0, r.',...1',131 LAWN:SOD("OREGON TURF AND TREE") Ar..,, iIIIIYA1‘-'- _JA---- i LIIKII: TR-ACT 2, I __ - .4f, TONE PATH:, L I tr*IP.," -- -----.1'6:6- '11116b WIIIIIMP',RUSHED 29185 N I. . • V 0 01;.,044 I. 1ri-1t c ..7e4i4Ar-,):, ' (-7 i , 1 441Is_;,..0. DEEP,WITH / p4iii ,tp--, 13 WM.1 '.1.111%R-W%'t 'RIC 8a° /,„ i r,,, \ NIEOETECTION .-kmifil • E t.," // //,,, i _ 1 / 1 111111N` '.:ii.,-...}‹,.n,ir -I--- 4:-..-- --"`"'-or".,A5FGARDEN PLANTERS(r-rcAL).:.-. •':1 II / . NOTES: .'.. 4644"'.;:----:162011M1 44 I.NEW TREES TO BE PLANTED SHALL CONFORM TO THE APPLICABLE STANDARDS IN THE TIGARD FA;:l.* •`, 7 ;"•;•-44:;•:';'-•4‘.., &t - s-'• r--- / URBAN FORESTRY MANUAL AND SHALL BE PLANTED IN ACCORDANCE WITH THE AMERICAN 5 TEMP.TREE ""-I.t:f.'"e.44,6:+44.444vp.,1>$4+41 ..,.. Z.,. ', - \ NATIONAL STANDARDS INSTITUTE(ANsi)STANDARDS FOR TREE PLANTING(A300,PART 6). '.1 FNCTECTN64 I'-.4:1- /4'44"10..0'41 .04$"Ikr-Ver‘V 1 NURSERY STOCK SHALL MEET THE REQUIREMENTS OF THE AMERICAN ASSOCIATION OF FENCE(TYF')---''..J. :::+40 .14.4*141e4444:N+.+44 NURSERYMEN FOR NURSERY STOCK(ANSI Z80.1)FOR GRADE Nal OR BETTER.DOUBLE STAKE g .e.-'4,.••••.+IA•+,..4+d wm''''S 4i.29185/ IRFJES IF NEEDED FOR STABIUTY. N '•egeoe'e .-".••• '9 -.. Q- ASEI1E1„. WOOD CHIP PATH: , \o'C''';44-i...‘4.14-;.e.Sr.o4Sr--4"46-4;'-'474.61 6"DEEP WITI4 • 2.MINIMIZE THE AMOUNT OF DISTURBED SOIL ON THE CONSTRUCIION SITE TO DECREASE THE • '•L'I.9'.ittlire:19,;*".{Iltei..Orer49+499. V‘o.4.464 /FABRIC BELOW ''. ' AMOUNT OF SOIL WHICH ERODES FROM THE STE(REFER TO EROSION CONTROL PLANS). 1 1 1 ?.•f....\\in"4,4.0 +, .0,040,0,0-'040 4•441`4 / 1..,:p.,, .•.-,41.".•,•:.,A+,,e4 p.:40+40,424 •ADE LEVEL134* ••• ,• 3.NE1Y PLANTING ON EACH LOT AND IN ADJACENT PARKING STRIPS Wel EJE IRRIGATED FROIA A e4,F.,1:• •.-6I'i'....: ieee 4.40.VAIN1101.9`Voro .No.e.V., GARDEN PLOT , WATER SOURCE ON THAT LOT AND THIS WILL BE DONE WHEN THE LOT IS DEVELOPED. o-..,..,...,- 44:it".V,t.rre..9 .....1116JILIVM.r.18•911A*4 0,,,,,,L) / , r- 4.COMMON AREAS NU BE WATERED BY SEPARATE DEDICATED WATER METERS. i:L-: 1 wroonvve*/reinifVr40 ,.T ..,. a e..:0R N 411 j 1 5.PROMDE ROOT BAR1 Li ..c ,A0.4Y.........4VA.....4.4.,4%,,,d___:At•...4t . I BARRENS MEETING CITY OF 11GARD REQUIREMENTS,ALONG THE EDGE OF "`.-I RAIL FENCE , PAVEMENTS WHEREVER THE TREE IS WITHIN 5 FEET OR CLOSER TO THE EDGE OF PAVEMENT. jilgero'UT RAIL ,..--- 1 •511 i FENCE i,' , ' .-..' 6. g . 8"TALL Goo. 015 0'5' 20' 50' I / . ' NEIGHBOR FENCE north IlLrimi7 , L Morgan Holan,attest Not this Tn.. lho roqurranconed"Irrootionellna.rorrt i N ,' I ER-,„ =,..,,of lipervl Urine Fore., z scale o E o ut"..• Q9 lir'44'- f ' 0000CTAA1 ORM Ma: Norm Nolen ISA Corilliod Arborlot PN-0143A NO. 11141419D5 Do.February 2%=ID rpE PLYNNO Neighborhood Meeting Notes Ash Creek Village--10895 SW 95th Avenue January 15,2015 6:30 PM at Metzger Elementary Library 10350 Lincoln Street Matt Sprague introduced himself, and Ben Altman, SFA Design Group, and Matt Wellner, CTH Investments,LLC,representing the applicant/developer. He read the City's Statement of Purpose,then explained the City's review process,noting that this property has a PD,Planned Development Overlay Zone,with two zones R-12 (12 units/acre) and R-4.5 (4.5 units/acre). The PD Overlay requires a Type III public hearing before the Planning Commission. We(SFA)will develop a detailed application packet,over the next several weeks for submittal to the City. Once we submit,the City will review for"completeness"to ensure they have all the information they need for processing. The packet will include the notes from this neighborhood meeting. That process will take 30-45 days. Once the application is determined"complete", the City planning staff will circulate the plans to various departments and agencies. They will also mail a notice to property owners within 500 feet of this project. The notice will indicate the City has initiated their review and will specify the date for the Planning Commission hearing. Prior to the hearing date,you may contact the City and review the application, ask staff questions, and provide verbal or written comments. You may also attend the public hearing and provide testimony. Prior to the hearing date,the staff will assemble all the agency and public comments receive and prepare a staff report,with recommendations for approval, approval with Conditions, or denial. At the hearing the Commission will hear the staff report, a presentation by the applicant and take public testimony. They will then consider all the information before them and render a decision. This process will take 60-120 days from the date the application is determined complete. Assuming the application is approved,we(SFA)will then prepare the Final Engineered Construction Plans, obtain the Site Development Permit, and initiate construction. The construction permit process will take another 4-6 months,and construction will take 90-120 days. Matt Wellner noted they would like to start construction late summer,but it is possible it won't start until early 2016. It all depends on how long the approval process takes. Matt Sprague asked if there were any questions about the process. Hearing none,he proceeded to summarize the proposed development. Using an aerial photo he provided an orientation of the site,relative to Hwy 217, Greenburg Road and SW 95th Avenue. •Then referring to the Preliminary Plat he explained the private street design,pointed out the proposed water quality/detention facility and open space,proposed as a Ash Creek Village,Neighborhood Meeting Notes January 15,2015 SFA 141-017 1 community garden. The open space and private road will be.owned and maintained by the Home Owners Association. He described the lots,noting there are 12 lot,for 13 units. 11 of the lots will be detached single family homes. The 12th lot will either be a duplex/attached single family, or if the City agrees,it will be divided to create a 13th lot,allowing for all 13 units to be detached. The on-site storm drainage(roof drains,etc.)will directed to the private street,then to the WQ facility, and then discharged to the recently installed 24"line in 95th Avenue. Sanitary sewer will be connected to the line in 95th, as will water. The development will provide V2 street frontage improvements along 95th Avenue. Matt noted that typically with R-12 zoning you would see attached units,like the previous development plan considered in 2004. However,with the two zones and the PD overlay,we are able to provide for detached single family homes. The R-12 zoning will require 30 foot setbacks from the adjacent lower density R-4.5 zones, and buffers of 8-10 feet adjacent to the north and west boundaries depending on the type of buffering provided. Matt then opened it up for questions: 1. What about traffic? There is a dangerous blind corner where Shady Lane turn into 95th Avenue. Response—We are aware of that,but it is off-site, so this development will not be responsible for any improvements there unless there is a specific safety issue requiring it. We will,however, provide improvements along the frontage of the site on 95th Avenue. We will provide 16 feet of pavement along the site frontage,with curb,planter strip, street trees, a sidewalk and street lights. The sidewalks will extend into the site on one side of the private street. 2. Now I understand there is a Starbucks going in at the corner of Greenburg and Shady Lane,the old service station site. That will make the traffic even worse. We already get a lot of cars cutting through 95th to Shady Lane to avoid the traffic on Greenburg. Response—We were not aware of the Starbucks. You should check with the City and let them know your concerns, as you may be outside of the 500 foot notice area for the review of that project. This development,with only 13 homes,will result in only a minor increase in traffic. 3. The condo development across the street at the corner sat vacant for a long time because they couldn't sell the units. Now they are being rented. Would that happen with this project. Ash Creek Village,Neighborhood Meeting Notes January 15,2015 SFA 141-017 2 Response—Matt Wellner noted that rmfortunately that condo project hit the market when it crashed, and financing was not available,particularly for condos. The economy is much better and financing is now available. Our project is designed for single family units. We will likely have one builder, although they could be more than one,but the lots/units can be built and sold one at a time,unlike the attached condos. 4. What will be the setback to my house,which you are showing as Tract 2? And what about replacing the fence to improve security and privacy? Response—There is the private street and then the front yard setback so 35-40 feet. We will look at the fence, as we have not really considered that yet. The fence is 2 feet of the property line. 5. What are the improvements being made on 95th? Response—Matt S. re-stated the improvements, noting it is essentially a 1/2 street width along the frontage of the site. This will match-up with the improvements on the other side,providing for a fully improved street along this section. I am not sure exactly where the street lights will go,but most likely near the intersection with the new private street. 6. What about on-street parking? Response—There will be on-street parking on 95th, but not within the development. However, each home will have a 2 car garage,with double driveway providing for 4 spaces per unit. 7. With these narrow lots, and 2 car garages, does that mean they will be 3-story units? Response—Yes,most likely, except for the R-4.5 units,which have a 30 foot maximum height. Those will only be 2-story. 8. Is there any flood plain here? Response—No,there is not. 9. The creek always floods and it seems like every development makes it worse. Response—The storm system will be designed to detain or control the release of storm water at the same rate as it is now in an undeveloped state. The facility is design to hold water and release it slowly, so this project will not add to any flooding. 10.What about home prices- $200K-220K? Response—Matt Wenner noted he didn't have specific prices, yet,but they could be more than --ti $220K. Ash Creek Village,Neighborhood Meeting Notes January 15,2015 SFA 141-017 3 11. What about the overhead lines? Response—They will be undergrounded across the frontage of the site. 12. What about construction activities? Response—You should anticipate some minor inconveniences,but the construction period will be short 90-120 days. Efforts are made to minimize neighborhood disruption. 13. What about tree removal? Response—We have an Arborist on the project team who is evaluating the trees. We are not sure, at this time,if any are worth saving,but if they are we will, if possible. The City has a new Urban Forestry Code,which requires a certain percentage of canopy cover for the project. The Arborist will provide us with the recommendations to meet those requirements. So, if trees are removed there will be new tree planted,including street trees on 95tn. We also have a Landscape Architect on the team,who will develop plans for trees and the community garden. 14. What about fencing? Response—We have not looked at that closely, yet,but we will likely have perimeter fencing, the required buffer areas for sure. With no more questions,Matt S. thanked everyone for attending, and noted that SFA's phone number is on the notice letter sent for this meeting. If you have any questions please contact us. And, again,you will be receiving a notice from the City when Planning Commission hearing is scheduled. Meeting adjourned. Ash Creek Village,Neighborhood Meeting Notes January 15,2015 SFA 141-017 4 • STATEMENT OF PURPOSE THE FOLLOWING NOTICE SHALL BE READ TO ATTENDEES AT THE BEGINNING OF A NEIGHBORHOOD MEETING. ,959cAwt.k1(6zylb f5- sw5-7-4 iel ' This meeting is regarding (project name) ,located at (project location) , and is being held as required by the City of Tigard development review process. The purpose of this meeting is to inform neighbors of the project as currently planned. 'This meeting is not a decision forum and is not to approve or disapprove the project in whole or in part. It is to share information regarding the project and to solicit constructive input from neighbors and affected property owners. Application for the project being discussed here has not yet been submitted to the City. Therefore, the project will be at various stages of planning and some details may not be availsble at this time. Property owners of record within 500 feet should have,received neighborhood meeting information and a list of frequently asked questions along with the notice of this meeting. This meeting is not attended by city staff in order to encourage dialogue between the developer and affected neighbors. Your comments and questions will be taken down and submitted with the application for consideration by the city planning staff. Property owners within 500 feet will be notified after a complete application is submitted. They will be provided an opportunity to comment. Any appeals are decided based on the provisions of applicable laws and the development code. For questions regarding the development review process,please contact the City of Tigard Planning Department. For project details,you will need to contact the developer. I:\CURPI.N\Mastcmjhre-Application Conference Packet\Neighborhood Meeting Statement dfPurpoae.doc Updated 3/25/2013 • ) I ill ASH CREEK VILLAGE ::h. sag VIII_g -.. ' ce.!�� 4':`�,.,, —�— a A 12 LOT SUBDIVISION AND PLANNED DEVELOPMENT ON TAX LOT 400 MAP 181 35BD / 1 %;• sl VICINITY MAP • O% "' 1N.T.S. / OCTOBER 29,1976 DOC.NO.91-020080 - BOOK 1063,P60K 121 Z i ~~J Q((QQW77 / c n ^("'-i' -I-awv i—�S3e"-- ..-..1.:'.' _1: .•, rSIMOM 90 N fL 1 O / ,...---ui----I`ir--m-----ur----11 :4::: SHEET INDEX >- I III I11 III III 11 y S 0 11 1 2 I I 3 I I 4 11 5 1 WO E. • 'i.•.:•. y 2646 551g ri11za3aarIIIZOO a'I12545V1i 0 >s i•4:•:;• s1 1. PREUMINARY PLAT (O Qq Y 1::-:'.. Z W(7 I `--- i`---Ut5---]IC- —3iC---JI 3. PRELIMINARY•GRADING PLAN LU 2O 4. PRELIMINARY MEETS PLAN E. LL.�wa. ,�wT:.. • .}•:: E. PRELIMINARY UTILITIES PLAN E. -N- P PRIVATE 588.4( 6. AERIAL/CIRCULATION PLAN 111 WRFC ::i= �_ iI I um' 9sdY IfOY 9,0313FC — .. , U I -I ' > 0 13 r---•7 r---I r---�r---�1 r---� ::....:: o GRAPN10SCALE I I 6 I 7 Ii 8 1 I 8 III 10 III 11 I • 3.L - J L,J I WI 1 LamV1 yagagI 3,IRSi p} I I I 1 1 I 1 I I„ 1 Pi: I; Mara 1 L__-JL--J1. J L--- 'L 1 L L---J 1::'.•: 79069 pF Ate! rr----•I - RA SF 1 F a3� ".........1%""M% iJ III 1 MCT 2 j APPLICANT /OWNER I +-71I I 4 OTH INVESTMENTS,LLC 1600 NW 167TH PLACE,SIE 100 I.-..-1/4,---.....9112.,---41— 1 ' `y1 214WN BEAVERTON,OR 97006 33 PHONE(503)8703699 I m� SUN & WIND _ CONTACT:MATT WE_LNER J I —41 a O Vi 4.8421.1 APPLICANTS REPRESENTATIVE I OPER M`V ACE 1 g ..=OA� • SPA DESIGN GROUP,LLO I 12,559 Si - o I aaaaa�11 I 5 o 9020 WASHINGTON SO DR,SUITE 170 IS PORTLAND,OR 97223 1 1 �,., SETBACK MEASUREMENTS PHONE(503)641.8311/FAX(503)643.7906 g, 1 1 FRONTYARD: VARIES CONTACT.BEN ALTMAN OR MATT SPRAGUE I 50' SIDE YARD: VARIES 517E INFORMATION -------- REARSTREETSIDYARD: VARIES 5 TOTAL AREA 1.43 ACRES , k' LOCATION: 131 3560 BENCHMARK _ TAX LOT: 400 11:1 I J ZONWG: R-4.5&12 E� gr4. WASHINGTON COUNTY BENCHMARKNO.16715 WEST I L l'i 1 H 2 .,"L'00 : I OF THE CENTERLINE OF SOUTHERN PACIFIC R.R.TRACKS, m > Q 11 SITE ADDRESS II 2'SOUTH OF THE CENTERLINE OF N.DAKOTA ST. 3 il 10896 SW 95TH AVENUE ' g6 Q;;: $ ELEVATION:178.38 NOTE ;$ S I t'I PROPBEARINGS AND ETY LINE ADJTANCES SHOWN USfMEVTRRECORD>DA 29,165N ARE P ER WASHINGTON OOUNTY SURVEY RECORDS. � '��� N4 NFQ, ME NAMIO • HOOD I'zEETIN ATTE .<`:I IL yNCE ROTE PROJECT: 4$ k i T/ - - MEETING DATE: /---/ PLEASE Pi-'ANT LEGIBLY! NAME . MAILING ADDRESS CITY, STATE ZIP CODE PHONE # 15-675- 5(') 71x` CD3 Loc -n 5 Id fyri) •� Q R. G p c ' 9 7.�� -e- Z-It4itit f if!7° II-) r1144c 121a'4 r 1,tr, WV-Plit 2 1-74 /' e kos40 . r'eri • �� • • • • • • 1. • • December 23,2014 RE: NOTICE of NEIGHBORHOOD REVIEW MEETING—CPO 4M PROPOSED DEVELOPMENT: 13-Lot Subdivision Dear Resident: SFA Design Group,LLC is representing the developer of a property on the Western side of SW 95Th Avenue,more specifically,Tax Lot 400 of Tax Map 1S1 35BD, as shown by the attached map. The Developer is considering a proposal for a 13-lot subdivision concurrent with planned development conceptual and detailed plans.This land is within the R-4.5 and R-12 Zoning District. Prior to applying to the City of Tigard,we would like to take the opportunity to discuss the proposal in more detail with you.You are invited to attend a meeting on: Thursday,January 15,2015 at 6:30 pm Metzger Elementary School Library 10350 Lincoln St. Tigard,OR 97223 Please note this meeting will be an informational meeting on preliminary development plans. These plans may be altered prior to submittal of the application to the City. I look forward to more specifically discussing the proposal with you.Please feel free to call me at (503)641-8311 or email msprague@sfadg.com if you have questions. Sincerely, Matthew L. Sprague Principal SFA DESIGN GROUP, LLC STRUCTURAL! 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AFFIDAVIT OF MAILING/POSTING NEIGHBORHOOD MEETING NOTICE IMPORTANT NOTICE: THE APPLICANT IS REQUIRED TO MAIL THE CITY OF TIGARD A COPY OF THE NEIGHBORHOOD MEETING NOTICE THAT PERTAINS TO THIS AFFIDAVIT AT THE SAME TIME PROPERTY OWNERS ARE MAILED NOTICE,TO THE ADDRESS BELOW: City of Tigard Planning Division 13125 SW Hall Boulevard Tigard,OR 97223-8189 IN ADDITION,THE APPLICANT SHALL SUBMIT THIS AFFIDAVIT&COPIES OF ALL NOTICES AT THE TIME OF APPLICATION. MAILING: I, TC compo€If ,being duly sworn,depose and say that on the 2r4 day of Detember 20 14 ,/D845 caused to have mailed to each of the persons on the attached list,a notice of a meeting to discuss a proposed development at (or near) SW 1SP'.4v . T�arA i D2 17z2-3 ,a copy of which notice so mailed is attached hereto and made a part of hereof. I further state that said notices were enclosed in envelopes ply addressed to said persons and were deposited on the date indicated S above in the United States Post Office located at It tt 0 /horn. S. O 'j q•t UU ��// R. 172z3 with postage prepaid thereon. <Cf(111V--N' Signature (In the presence of a Notary Public) POSTING: TC CA"-Tah411 ,do affirm that I am (represent) the party initiating interest in a proposed land use application for Shbdi oiVeti //2/4h4,0,/ /q.'1',.i-..i/ affecting the land located at (state the approximate location(s)IF no address(s)and all tax lot(s)currently registered) /D U s ,rt.✓ ii,c,", /foe. T.a,z/, o!L 172.23 ,and did on the2-3'4 day of Decam b 1, ,20 I el personally post notice indicating that the site may be proposed for a r3-ft} 5 v,b4i-o3itn, /Thr f #+Ger a%e'-.a..f land use application,and the time,date and place of a neighborhood meeting to discuss the proposal. The sign was posted at P"_ &yr/ f. T "'a 34.. Gif /064 s S W Z S t`' ,4t.ie. T.r.,ruI. L/Z 17173 (State the location you posted notice on property) Signature (In the presence of a Notary Public) (THIS SECTION FOR A STATE OF OREGON,NOTARY PUBLIC TO COMPLETE/NOTARIZE) STATE OF V ) County of )as. Subscribed and sworn/affirmed before me on the ' iljday of / ' ,20 , ' 1 7:1;444444/Expires:`y + NOTARY 0 ARY PUBLIC OF OREGON COMMISSION N0.926425 ) 7 / 1 IX> SI W ON EXPIRES MARCH 17,2018 ( M Commission Exp / L\CURPLN\Masters\Pre-Application Conference Packet\Affidavit of Mailing-Posting Neighborhood Meeting.docx Updated 3/25/2013 City of Tigard Tl CARD- Request for 500' Property Owner Mailing Labels PROPERTY OWNER INFORMATION IS VALID FOR 3 MONTHS FROM g7IF DATE OF YOUR REQUEST. Contact Staff Member Joe Patton,503-718-2714 or joep@tigard-or.gov tigard-or.gov NAME OF YOUR PROJECT: Livingston Lane Subdivision TIGARD STAFF PLANNER YOU ARE WORKING WITH: Not Assigned,yet PLEASE INDICATE ALL MAP&TAX LOT NUMBERS(i.e. 1S134A13,Tax Lot 00100)TIIA'T'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.) Map 1S1 35BD,Tax Lot 400 Address 10895 SW 95rt,Avenue This is for the NH Meeting notice 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 a completeness review 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. Ben Altman PHONE: 503-641-8311 NAME OF COMPANY: SFA Design ouj EMAIL: baltman@sfadg.com This recjuest can be sent by e-mail,US mail,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 front 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. -EXAMPLE- -COST FOR THIS REQUEST- sheets of labels x$2/sheet=S8.00 x 2 sets= $16.00 3 sheet(s)of labels x$2/sheet=S 6 x 1 sets= 6.00 .1 sheets of labels x$2/street for interested parties x 2 sets= $ 4.00 sheet(s)of labels x$2/sheet for interested parties=S 4 x 1 sets= 4.00 GEN IBRAT!?l,is'1' = Si'1.00 GENERATE LIST . S11.00 TOTAL = $31.00 TOTAL'' :421t00 ;: http://www.tlgard-ongovicity_hall/departments/cd/docs/500 footproperty_owne1ITlalling_labels_req.docx • \ ,..),4c / I V. ig OAK $\ , 6 D Area Notified (500 Ft) ill® !f II "` Livingston Lane Subdivision 1S135BD00400 MEM ,, 10895 SW 95th Avenue �j' SFA Design Group Ben Altman i NN.,,Ntr, �ee _ '` E:P:503-641-8311baltman .f @sfadg-com �O ir''''',111111116" �F�� SHADY LN 1.01111111111111111111111111111 illak � ASC a �..A p=rmii==loormumw -all .ili,�IV/MN MOM ' •rr• Subject Site lOrmlm1 �\, © trier Y��i�r a B Notification Area Al ;IIIIIIPPrIIII MUCH mum= �, fir. ...�.. , CV:11R \ �j"�!j1 r,A , r- Ir�II�� 7/'i ...,...r..� Ash Creek ,moi .:�Iel lel►' Nisi:: i mowL•iri�.4ar:...Nr.,w. I`� Ire IP' rrrrr ,�rA u�r■ "'-'" 000 oo rg pg rim si pi5,0 milli Mimi MMAINNAWEJ 0000 0000�rrrr" - �r o�oo o�go�/� ) Property oLimmumwAIIIIIIIIIIIIIIIIIIIIIIIIIIIIINs fromthedatepintedo �g®ou .7-11---11-115 � �„� for3monthsfromthedat�printedon -1- +�> this map. ppm ,11 11=1111 WI.IMM..W.Iff 111.11111.11111111=1111111V 'k''' � IIII �a'� =� r N111111111pr Gm � ,.�"¢ ) sC61 1711111171i,,,I2 Ell - !®6 ls`smia � saEm WINr iliv:iFfi II / " d ■�N. lU ■ Map Printed:10-Nov-14 / „... 11 :,_ ... r ,..: r AST 11111. iiiin. I /nromauca on this map Is tor general location Yard shouldbe veriPed with 8ervkoc Division. Development DATA IB OERNED FROM MULTIPLE SOURCES,THE CrrY OF TIGARD iiir - I- _(w MAKESNOTWARRANTiREPRESENTATION.OR GUARANTEEAS TO THE 6t' (A CONTENI;ACCURACY,1,MELINESS OR COMPLETENESS OFANY OF THE s....,, : 11111F� ilia _�"I■ DATA PROVIOEO HEREIN.hlECITYOF TIGARD SHALLASSUtdE NO crt LIBABIUTY FORANY ERRORS,OMISSIONS,OR INACCURACIES U THE _ W INFORMATION PROVIDED REOARDLESB OF HOW CAUSED. 'PAM. _ � ■ z COMMUNITY DEVELOPMENT DEPARTMENT 111111111111z= N A Place to Cal/Home' ♦k,_ r_its -al�ri Ham" p City orngartl _ r _- �� ■■ GAwl QS 13125 SW Hail Blvd s 0 v r Tigard,OR 97223 �-• ut'r��,�.� ■■ ■ �.� 503Wwwtigard-argov TIGAaD 1S135AC01700 1S135CA08000 ANDERSEN,VIRGINIA S ARISS,ROBIN REVOCABT F LIVING TRUST 11020 SW VERDE TER 10970 SW 95TH AVE TIGARD OR 97223 TIGARD OR 97223 1S135CA00203 1S135CA05800 BASS,S'11-+VEN W II BENTLEY,HEATHER BASS,TONYA J 11022 SW VERDE TER 10965 SW 95TH AVE TIGARD OR 97223 TIGARD OR 97223 1S135AC05000 1S135DB10500 BETTENCOURT,JEFFREY BORDMAN,JUD C&I RT T Y E 10940 SW 95TH AVE 759 SANTA BARBARA DR TIGARD OR 97223 SAN MARCOS CA 92078 1S135DB09800 1S135CA06500 BOYLAN,TIMOTHY F&AMBER J BROWN,CHRISTOPHER W& 11095 SW 93RD AVE BROWN,MICHELE M TIGARD OR 97223 11144 SW VERDE TER TIGARD OR 97223 I S135ACO2600 1S135AC04800 CAMP,ANN DAVIS,EUGENE REVOCABLE LIVING T BORRECA,MELISSA 10875 SW 89TH AVE 10860 SW 95TH AVE TIGARD OR 97223 TIGARD OR 97223 1S135DB10400 1S135CA00102 DE SANCHEZ,JEAN DAUM DEAN,JOHN W&LUAUNA M SANCHEZ,FABIAN H 21128 SW 84TH AVE 11100 SW 95TH AVE TUALATIN OR 97062 TIGARD OR 97223 I S135DB09500 1S135BD00900 DELEON,RUTH M DORR,PATRICK M LACAN,MANUEL 10250 SW KABLE ST 11175 SW 93RD AVE TIGARD OR 97224 TIGARD OR 97223 1S135DB10700 1S135CA00301 ERDMAN LEE A&DARCY D ERICKSEN,GLENN&BERNADETTE MAR 11070 SW 95TH AVE 5655 SW CHERRY AVE TIGARD OR 97223 BEAVERTON OR 97005 multiple 1S135ACO2800 to 1S135AC04901 1S135CA06200 FOREIGN MISSION FOUNDATION FORRESTER,NATASHA JANE 10875 SW 89TH AVE 11092 SW VERDE TER TIGARD OR 97223 TIGARD OR 97223 1S135CA06300 1S135CA00303 FRASE,SUSAN E GILLINGHAM,SHARON A 11116 SW VERDE TER 9605 SW N DAKOTA ST TIGARD OR 97223 TIGARD OR 97223 1S135CA00101 1S135DB09700 GRAY,DEAN P GUTIERREZ,JOEL PENA& 11145 SW 95TH AVE GODINEZ,ROSA PENA TIGARD OR 97223 11125 SW 93RD AVE TIGARD OR 97223 1S135DB10200 1S135BD00700 HAHN,DAVID GERALD HARING,JACK 11140 SW 95TH AVE PO BOX 65387 TIGARD OR 97223 VANCOUVER WA 98665 1S135CA00100 1S135ACO2400 HENNESSY,JOHN HERRING,ROYSHEKKA 11165 SW 95TH AVE 9425 SW LONGSTAFF ST TIGARD OR 97223 TIGARD OR 97223 1S135ACO2501 1S135CA00104 HORSLEY,GEORGE W III&MARY A HORST,JACQUELINE L 11655 SW WINTER LAKE DR 16055 SW WALKER RD#240 TIGARD OR 97223 BEAVERTON OR 97006 1S135CA00201 1S135CA00202 HUNTLEY,RUTH HUTH,TIMOTHY D 11025 SW 95TH AVE 10995 SW 95TH AVE PORTLAND OR 97223 TIGARD OR 97223 1S135CA06100 1S135CA07900 JOZANOVIC,TT IJA&JADRANKO KRTTH,VICTORIA A 11074 SW VERDE TER RICHARDSON,TARA NOEL TIGARD OR 97223 KEITH,KIRSTEN CAYLA 11018 SW VERDE TER TIGARD OR 97223 1S135CA04300 1S135CA00307 KOT T TF,SHAWN A&AMBER D KOLS I I ROY CANYON LP 9715 SW NORTH DAKOTA ST PEZ FUERTE LLC ET AL TIGARD OR 97223 BY AFFINITY PROPERTY MANAGEMENT 1303 SW 16TH AVE PORTLAND OR 97201 1S135CA00200 1S135DB09600 KONG,SEREY&SREYPICH SOK KVITOVSKAYA,TATYANA N 16588 SW CYNTHIA ST 11155 SW 93RD AVE BEAVERTON OR 97007 PORTLAND OR 97223 1S135CA04400 1S135CA05900 LI,SHIBIN LIBONATI,JAMIE R&ANTHONY J LUO,ZHENGYU 11040 SW BERDE TER 13544 PROVINCIAL HILL WAY PORTLAND OR 97223 LAKE OSWEGO OR 97035 1S135ACO2500 1S135CA06400 MACH 1 GE-ASHBROOK LLC MALI,BERNADINE LAL 851 SW 6TH AVE#1500 SHARMA,GANGA PORTLAND OR 97204 11128 SW VERDE TER PORTLAND OR 97223 1S135BD00300 1S135DB10600 MCFADDEN,ARTHUR L METS,GUNTA BY SKLARZ,ERIC 11076 SW 95TH AVE 621 SW MORRISON ST,STE 800 TIGARD OR 97223 PORTLAND OR 97205 1S135DB09900 1S135DB10000 MOBLEY,RICHARD L BERTHA NICKERSON,RICHARD F&DONNA M 9385 SW NORTH DAKOTA ST 9405 SW NORTH DAKOTA ST TIGARD OR 97223 TIGARD OR 97223 1 S135CA06000 1S135BD00800 OATES,JOSHUA C&COURTNEY S PEARSON,DENNIS 11056 SW VERDE TER 15840 SE TONG RD TIGARD OR 97223 DAMASCUS OR 97089 1S135BD00400 1S135DB10100 RUSSO LIVING TRUST SALQUENE'111I,BONNIE&JEREMY BY RUSSO,SANDIE TR 11160 SW 95TH AVE 9400 SW STONE CREEK DR TIGARD OR 97223 BEAVERTON OR 97007 1S135DB10300 1S135BD01100 SANCHEZ,YULIANA SHADY LANE COMMERCIAL BUILDING 11120 SW 95TH AVE LIMITED PARTNERSHIP TIGARD OR 97223 7720 SW WESTGATE PORTLAND OR 97225 1S135CA00305 1 S135DB09000 SICHAU,MICHAEL SPRINGSTEAD,WADE A&LINDA S 9635 SW N DAKOTA ST 11100 SW 93RD AVE TIGARD OR 97223 TIGARD OR 97223 1S135BD00600 1S135BD01000 TERPENING,PAULINE T TIGARD,CITY OF 2480 MAIA LOOP 13125 SW HALL SPRINGFIELD OR 97477 TIGARD OR 97223 1S135BD00500 1S135AC05100 UPM PROPERTY NO.9 LLC WINDSOR PROPERTIES,LTD 3000 NW STUCK'PL#280 PO BOX 647 HILLSBORO OR 97124 HILLSBORO OR 97123 1S135CA00103 1S135ACO2700 WOOLSEY,MARK D AND PATRICIA E ZWINGLI,SUSAN ANN GROVES TRUST 11085 SW 95TH AVE 11174 SW SUMMER LAKE DR TIGARD OR 97223 TIGARD OR 97223 The following labels list interested persons who re-quested to DON&DOROTHY ERDT be copied on notices re:development taking place in Tigard. 13760 SW 121ST AVENUE 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 ET T FN 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 VICTOR DEFILIPPIS 13249 SW 136Th PLACE 13892 SW BRAYDON CT TIGARD,OR 97224 TIGARD,OR 97224 REX CAFFAIL KEVIN HOGAN 13205 SW VILLAGE GLENN 14357 SW 133RD AVENUE TIGARD,OR 97223 TIGARD,OR 97224 CAROL KRAGER,CITY RECORDS HAROLD AND RUTH HOWLAND CITY OF TIGARD 13145 SW BENISH 13125 SW HALL BLVD TIGARD,OR 97223 TIGARD,OR 97223 DAYLE D.&EVELYN O.BEACH PATRICIA KEERINS 11530 SW 72ND AVENUE 12195 SW 1215T AVE TIGARD,OR 97223 TIGARD,OR 97223 PLANNING COMMISSION(ALT)JOHN GOODHOUSE DAVID DIEL 9345 SW MOUNTAIN VIEW LANE 1335 SW 66Th SUITE 201 TIGARD,OR 97224 PORTLAND,OR 97225 I:\CURPLN\Setup-Land Use Files\LABRT S\CIT Labels Citywide.docx Last Update:09 08 14 Page 1 of 2 ALEXANDER CRAGHEAD JULIE RUSSELL,CPO 4B CHAIR 12205 SW HAIL 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. NEAL BROWN.GRI NORRIS BEGGS&SIMPSON MEADOWS INC REALTORS 121 SW MORRISON,SUITE 200 12655 SW NORTH DAKOTA STREET PORTLAND,OR 97204 TIGARD,OR 97223 GLENNA THOMPSON DAVID WALSH 13676 SW HAIL BLVD UNIT 2 10236 SW STUART COURT 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 NEWSLE ITER COORD. 13565 SW BEEF BEND ROAD OSU EXT.SVC-CITI7.RN INVOLVEMENT FACULTY TIGARD,OR 97224 155 NORTH 1ST AVENUE SUITE 200 MS48 HILLSBORO,OR 97124 JULIE RUSSELL CHAIR CPO 4B CHAIR JIM LONG,CHAIR,CPO 4M 16200 SW PACIFIC HWY SUITE H BOX 242 10730 SW 72ND AVE TIGARD,OR 97224 PORTLAND,OR 97223 I:\CURPLN\Setup-Land Use Files\LABELS\CIT Labels Citywiidedocx Last Update:09 08 14 Page 2 of 2 WASHINGTON COUNTY LAND USE AND TRANSPORTATION SURVEYOR'S OFFICE sT..71EIT:OTNITSICIOMT pial& r 1vAMxNG • I request that the Washington County Surveyor's Office reserve the following subdivision name: PROPOSED NAME OF !*1. Cr_e vi SUBDIVISION: v MAP AND TAX LOT NUMBER: Srg S "Zs) °C© d CITY JURISDICTION (Which City?) c t 30t. r C t . r.� or COUNTY JURISDICTION: SURVEYOR'S NAME: Cr t t a-wta,lA PLS NUMBER: 1 (y COMPANY NAME: S F.A.. D u,y i km) OWNER'S NAME: G,r. 42.4 vt , I understand that if the name is not used within five years, it will be automatically canceled. ` A Name of person reserving name: V\ log.. -srr �►� Company name: C c: A Grow Address: .TO 2.0 S‘1,1\r1Eti ` h 59,,(rl, - -171' re-l-14„,J cre.orn3 Telephone number: '5O-3 4�-'W-3 I ti E-Mail: A/LS?rttv,t SCj. dovex LL r+�. i Z�- I2-10-11 Name added to SID \.4--16-4 Name approved Date Washington County Surveyor's Office 155 North First Avenue,Suite 350, MS 15,Hillsboro, OR 97124 Phone:503-846-8723 \Shared\SURVEY\DATADIR\Website\Downloadable Files\Subdivision-Plat-Naming.pdf \SharedlSURVEY\DATADIR\Web site\Downtoadable Fites\Word to PDF subname08-0S-t 4.doo 1S 1 35BD 1S 1 35BD — -__ — r-L----- `-c-f -,�,a ' I xl I , I `::.--:.1..'..1 mpe—{--- „em-n l_. l 2/e� � , 7 ( rr 'I _ i; I aJ I t mew aHari y .,re,mee '''� I__.�e.,_L.�` ;IL 2..4, `� .,\• 1 .•/. '—e'5+w ,... ____ .I - - ,. 4 ::I •( 'Hew ^w!w rx+w Imo—_ ria 4/ — s¢.--- -1 — ---tCR823j�r-- --T OAK N i• / it ,(r_— I eau~—_.. 7 / � vv"' w.°.•,....-- a,s rMW' : r.Aw ,-4,04••:•,.... •i I / ,t I I yy <•Ar 1* \ \ x >'' �� t IBK E tpmY YMW ~:t'`.� I C� j +"' .wa -.•1 tsJw rsew ,psw I 49,6 w vij,�R / 3 • :I �� !� / 1. ','r.7n� • • �Yw:;,.w;:. F,S� 'is ' , t i awK 5 gal ,' Rf , A I-- ---- —�—. __1 e.1 : WASHINGTON COUNTY OREGON I �Q I r SE1/4NW1/4SECTION36T1SR1WW.M. 4ana if... 2;nc s r`'9y y/c.., '. �z l - scat.Et- 1ao' :;.ta s �02>> y'19f^ ,(\ I Ui i +iaa` #1 as s7 'az 3a 34 as der 2 i 4az I 4 11 '.a / - 1 I 7z -n:a s ro 7 tiI,7;• I J - . ..kk ee .A ! i Ira ra �tt 7d 1 ';?,.!..:;-::::'/;-c Ye:% -' a. =� _.. ..vti t.., .,,.+...s _..,,-..,-.�,r,.. .r.•r.�,., ',oK I -. I ; . im ^ i mae 79 Q2h Qrr - 23 24 1 ` e�`L ",gip°1+ »a.a ,� a.ae1 zs So ze a7: zs sh g 1 "� �' � I 1 'sae '''..3.4':'•".1'.'_:'1.1.?.'.--3 " 33 34 35 33 31 . N 34K a g I tt 1' —^r ono-•� � 20o x 8 aoa �.� � aao-'E 'oro 'C' .a4Ke9 ueK y�� aP' t [4;j::,',-;k:''.;5;');':•:-.4� { 3Ff 2 7 ^6 : 23-81 a ..•,,.., ..-.;......... .., FOR ADDlAONAL MAPS p157 OUR WE85REAT i°'�c,¢�'r4. a I5 �• ' ,1 .. .xt wwseo.weshlnpina oRUB . • 0'' esemep`40'4... f O R -- .,-----............._149. .•'r6,., t _I--` x " 1 as r r .eDHe .II,. .--._ k' I-1 4 : ay, 54 AA x, StiADI� —LA► I • . aaD>< g 1 — F 3 .. ac1 • AD Ac AD ,v � „i e.„„ .aaaA • 1200 ®I ,:.i I 600 rECTION 5 i14 A � ao�-.� 16 .4]4t a Mc x CA CS �DB DA 4u�a• ^we e a fl00 Ise 11 ,� 14,pt I' _, aeK 1 4. ' 20010-• a'P --_ - amv ,• r 700 t ��gr41 eswaggr___I)L_._...__ , sa0H° 10.044.-.5 • O] aeK ‘.''''.1 nm.I2on-u.att.0 (7.)•;--- ' t L� 3j • ;r, a c g s0 I . .vis' : K1 a • Cence9etl Ta7tlot6For 19135BD - a pO. �rK•' ��ti • i t 4 SIH to �..mam j 191 ,aaK '4( ,b i K ..I ,a° I400 i. A p ,mw ;• a x I 43K �, 8 tl lD:. I 3 I R v'"''''wKW ,,+, y .�.g..V •—..r1 .t w _ , . . ?a4e. _ lONGST e.i •.ax ; i1k r a U5A. .t1�a . >pes;, • eeamam ae� a' — — ,anCAROGRAPHYI APP•: f' T_,:•r secauM- o 7:.. w• ° aa' • • uan 6� C� .: 1.:$31y (. x.'71 J li (5 J l3 j .- •erm 0 ••• 7 're> 1 a PLOT DATE:Janus 28,2004 r ; Dm, amu 1'q ^II! .i' ' j*A; a .. t O 4 • I'ia< FOR ASSESSMENT PURPOSES ONLY-DO NOT RELY ON 47 4 i K .:j' ,� I e•a-4awart-�I! eale _ �t�..tt1�D.m 66VFPEPiM31A3P6GNO, - 'eDeZGa'4q. �(Q,7•a�.•,.J4 ti F fi+,'e�Ka s maaJ V II FOR USE • - a wr !tub'', w� e mM l• Ia 1 r.3:-- MWenmrktreeave,thw.varma<caga.rBac vmoostlero.amoe e naaAprmertYbaaaaNe Please mnmnmawma+eNmep 22. Ya' I ms eamrcvmM hlormetbn. . .,I 1 x44 /� 1V r: sa ..amaA•8 7 .ii 8‘, naen • :.,,..,....,;:6,.„,-.,:vb�� • 4- $ 1 A' to e000 £ `..eaK •�)1•.,�p C...- K -.1a ,J ,ei_. � ,am>a I ,m,m $ ...,.aod:p.L TIGARD dlg161w35 C / 1 S 1 35BD ( ' 35BD .` " ��.'� First American Title Company of Oregon 121 SW Morrison St,FL 3 First American ican Portland,OR 97204 r}t Phn-(503)222-3651 (800)929-3651 Fax-(877)242-3513 Order No.: 7001-2331181 October 10, 2014 FOR OUESTIONS REGARDING YOUR CLOSING, PLEASE CONTACT: LISA BUYES, Escrow Officer/Closer Phone: (503)350-5060- Fax: (866)329-6395-Email:lbuyes@firstam.com First American Title Company of Oregon 17933 NW Evergreen Pkwy Ste 290, Beaverton, OR 97006 FOR ALL QUESTIONS REGARDING THIS PRELIMINARY REPORT,PLEASE CONTACT: Tom Bergstrom,Title Officer Toll Free: (800)929-3651 - Direct: (503)219-8772-Email: tbergstrom@firstam.com Supplemental Preliminary Title Report County Tax Roll Situs Address: 10895 SW 95th Avenue,Tigard, OR 97223 Proposed Insured Lender: TBD Proposed Borrower: CTH Investments, LLC 2006 ALTA Owners Standard Coverage Liability $ 455,000.00 Premium $ 1,260.00 2006 ALTA Owners Extended Coverage Liability $ Premium $ 2006 ALTA Lenders Standard Coverage Liability $ Premium $ 2006 ALTA Lenders Extended Coverage Liability $ Premium $ Endorsement 9,22&8.1 Premium $ Govt Service Charge Cost $ 25.00 City Lien/Service District Search Cost $ Other Cost $ We are prepared to issue Title Insurance Policy or Policies of First American Title Insurance Company, a Nebraska Corporation in the form and amount shown above, insuring title to the following described land: The land referred to in this report is described in Exhibit A attached hereto. and as of October 02, 2014 at 8:00 a.m.,title to the fee simple estate is vested in: Sandie Russo, as trustee of the Russo Living Trust, dated January 28,2005 Subject to the exceptions, exclusions, and stipulations which are ordinarily part of such Policy form and - the following: This report is for the exclusive use of the parties herein shown and is preliminary to the Issuance of a title insurance policy and shall become void unless a policy is issued,and the full premium paid. Preliminary Report Order No.:7001-2331181 Page 2 of 7 1. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records; proceedings by a public agency which may result in taxes or assessments,or notices of such proceedings,whether or not shown by the records of such agency or by the public records. 2. Facts, rights, interests or claims which are not shown by the public records but which could be ascertained by an inspection of the land or by making inquiry of persons in possession thereof. 3. Easements, or claims of easement, not shown by the public records; reservations or exceptions in patents or in Acts authorizing the issuance thereof;water rights,claims or title to water. 4. Any encroachment(of existing improvements located on the subject land onto adjoining land or of existing improvements located on adjoining land onto the subject land),encumbrance, violation,variation, or adverse circumstance affecting the title that would be disclosed by an accurate and complete land survey of the subject land. 5. Any lien, or right to a lien, for services, labor, material, equipment rental or workers compensation heretofore or hereafter furnished, imposed by law and not shown by the public records. The exceptions to coverage 1-5 inclusive as set forth above will remain on any subsequently issued Standard Coverage Title Insurance Policy. In order to remove these exceptions to coverage in the issuance of an Extended Coverage Policy the following items are required to be furnished to the Company; additional exceptions to coverage may be added upon review of such information: A. Survey or alternative acceptable to the company B. Affidavit regarding possession C. Proof that there is no new construction or remodeling of any improvement located on the premises. In the event of new construction or remodeling the following is required: i. Satisfactory evidence that no construction liens will be filed; or ii. Adequate security to protect against actual or potential construction liens; iii. Payment of additional premiums as required by the Industry Rate Filing approved by the Insurance Division of the State of Oregon 6. Water rights, claims to water or title to water, whether or not such rights are a matter of public record. 7. Taxes for the year 2014-2015 Tax Amount $ 2,828.13 Unpaid Balance: $ 2,828.13, plus interest and penalties, if any Code No.: 023.81 Map&Tax Lot No.: 1S135BD-00400 Property ID No.: R273000 Taxes for the year 2013-2014 Unpaid Balance: $ 2,765.64, plus interest First American Title Preliminary Report Order No.:7001-2331181 Page 3 of 7 Taxes for the year 2012-2013 Unpaid Balance: $ 2,667.90, plus interest Taxes for the year 2011-2012 Unpaid Balance: $ 2,584.70, plus interest Taxes for the year 2010-2011 Unpaid Balance: $ 518.49, plus interest 8. Proceedings pending in the Circuit Court for Washington County, Oregon . Suit No.: C144882CV Filed: August 22,2014 Plantiff: Washington County Defendant: Tax payer's name, et al Being a suit for: Tax foreclosure 9. City liens, if any, of the City of Tigard. Note: There are no liens as of October 08,2014. All outstanding utility and user fees are not liens and therefore are excluded from coverage. 10. These premises are within the boundaries of the Tualatin Valley Water District and are subject to - the levies and assessments thereof. 11. Statutory powers and assessments of Clean Water Services. 12. The rights of the public in and to that portion of the premises herein described lying within the limits of streets, roads and highways. 13. Easement, including terms and provisions contained therein: Recording Information: May 18, 1977 as Book 1166, Page 691 In Favor of: Gordon D. Carpenter For: underground sanitary sewer pipeline and storm system Affects: Southerly 15 feet portion of Parcel III 14. In order to insure a transaction involving the herein named trust, we will need to be provided a Certification of Trust pursuant to ORS 130.800 through ORS 130.910. - END OF EXCEPTIONS- NOTE: We find no matters of public record against CTH Investments, LLC that will take priority over any trust deed, mortgage or other security instrument given to purchase the subject real property as established by ORS 18.165. NOTE: According to the public record, the following deed(s) affecting the property herein described have been recorded within 24 months of the effective date of this report: NONE First American Title Preliminary Report Order No.:7001-2331181 Page 4 of 7 NOTE: Washington County Ordinance No. 267, filed August 5, 1982 in Washington County, Oregon, imposes a tax of $1.00 per $1,000.00 or fraction thereof on the transfer of real property located within Washington County. Certain conveyances may be exempt from said ordinance, in which case, Washington County will require a correct and timely filing of an Affidavit of Exemption. For all deeds/conveyance documents which are recorded (including situations to meet lender requirements) either the transfer tax must be paid or affidavit acceptable to the County must be filed. THANK YOU FOR CHOOSING FIRST AMERICAN TITLE! WE KNOW YOU HAVE A CHOICE! RECORDING INFORMATION Filing Address: Washington County 155 North 1st Avenue Hillsboro,OR 97124-3087 Recording Fees: $41.00 First Page (Comprised of: $ 5.00 per page $ 5.00 per document- Public Land Corner Preservation Fund $11.00 per document-OLIS Assessment&Taxation Fee $20.00 per document-Oregon Housing Alliance Fee) $ 5.00 E-Recording fee per document $ 5.00 for each additional page $ 5.00 for each additional document title, if applicable $20.00 Non-Standard Document fee,if applicable FirstAmerican Title Preliminary Report Order No.:7001-2331181 Page 5 of 7 VSs aafr.gr First American Title Insurance Company SCHEDULE OF EXCLUSIONS FROM COVERAGE ALTA LOAN POLICY(06/17/06) The following matters are expressly excluded from the coverage of this policy,and the Company will not pay loss or damage,costs,attorneys'fees,or expenses that arise by reason of: 1. (a) My law,ordinance,permit, or governmental regulation (including those relating to building and zoning) restricting, regulating, prohibiting, or relating to (i) the occupancy,use,or enjoyment of the Land; (ii) the character,dimensions,or location of any improvement erected on the Land; (iii) the subdivision of land;or (iv) environmental protection; or the effect of any violation of these laws,ordinances,or governmental regulations.This Exclusion 1(a)does not modify or limit the coverage provided under Covered Risk 5. (b) My governmental police power.This Exclusion 1(b)does not modify or limit the coverage provided under Covered Risk 6. 2. Rights of eminent domain.This Exclusion does not modify or limit the coverage provided under Covered Risk 7 or 8. 3. Defects,liens,encumbrances,adverse claims,or other matters (a) created,suffered,assumed,or agreed to by the Insured Claimant; (b) not Known to the Company,not recorded in the Public Records at Date of Policy,but Known to the Insured Claimant and not disclosed in writing to the Company by the Insured Claimant prior to the date the Insured Claimant became an Insured under this policy; (c) resulting in no loss or damage to the Insured Claimant; (d) attaching or created subsequent to Date of Policy(however,this does not modify or limit the coverage provided under Covered Risk 11,13,or 14); or (e) resulting in loss or damage that would not have been sustained if the Insured Claimant had paid value for the Insured Mortgage. 4. Unenforceability of the lien of the Insured Mortgage because of the inability or failure of an Insured to comply with applicable doing-business laws of the state where the Land is situated. 5. Invalidity or unenforceability in whole or in part of the lien of the Insured Mortgage that arises out of the transaction evidenced by the Insured Mortgage and is based upon usury or any consumer credit protection or truth-in-lending law. 6. Any claim,by reason of the operation of federal bankruptcy,state insolvency,or similar creditors'rights laws,that the transaction creating the lien of the Insured Mortgage,is (a) a fraudulent conveyance or fraudulent transfer,or (b) a preferential transfer for any reason not stated in Covered Risk 13(b)of this policy. 7. Any lien on the Title for real estate taxes or assessments imposed by governmental authority and created or attaching between Date of Policy and the date of recording of the Insured Mortgage in the Public Records.This Exclusion does not modify or limit the coverage provided under Covered Risk 11(b). ALTA OWNER'S POLICY(06/17/06) The following matters are expressly excluded from the coverage of this policy,and the Company will not pay loss or damage,costs,attorneys'fees,or expenses that arise by reason of: 1. (a) My law,ordinance, permit,or governmental regulation (including those relating to building and zoning)restricting, regulating, prohibiting, or relating to (i) the occupancy,use,or enjoyment of the Land; (ii)the character,dimensions,or location of any improvement erected on the Land; (iii) the subdivision of land;or (iv) environmental protection; or the effect of any violation of these laws,ordinances,or governmental regulations.This Exclusion 1(a)does not modify or limit the coverage provided under Covered Risk 5. (b) Any governmental police power.This Exclusion 1(b)does not modify or limit the coverage provided under Covered Risk 6. 2. Rights of eminent domain.This Exclusion does not modify or limit the coverage provided under Covered Risk 7 or 8. 3. Defects,liens,encumbrances,adverse claims,or other matters (a) created,suffered,assumed,or agreed to by the Insured Claimant; (b) not Known to the Company,not recorded in the Public Records at Date of Policy,but Known to the Insured Claimant and not disclosed in writing to the Company by the Insured Claimant prior to the date the Insured Claimant became an Insured under this policy; (c) resulting in no loss or damage to the Insured Claimant; (d) attaching or created subsequent to Date of Policy(however,this does not modify or limit the coverage provided under Covered Risks 9 and 10);or (e) resulting in loss or damage that would not have been sustained if the Insured Claimant had paid value for the Title. 4. Any claim,by reason of the operation of federal bankruptcy,state insolvency,or similar creditors'rights laws,that the transaction vesting the Title as shown in Schedule A,is (a) a fraudulent conveyance or fraudulent transfer;or (b) a preferential transfer for any reason not stated in Covered Risk 9 of this policy. 5. Any lien on the Title for real estate taxes or assessments Imposed by governmental authority and created or attaching between Date of Policy and the date of recording of the deed or other instrument of transfer in the Public Records that vests Title as shown in Schedule A. SCHEDULE OF STANDARD EXCEPTIONS 1. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records;proceedings by a public agency which may result in taxes or assessments,or notices of such proceedings,whether or not shown by the records of such agency or by the public records. 2. Facts,rights,interests or claims which are not shown by the public records but which could be ascertained by an Inspection of the land or by making Inquiry of persons in possession thereof. 3. Easements,or claims of easement,not shown by the public records;reservations or exceptions in patents or in Acts authorizing the issuance thereof; water rights,claims or title to water. 4. Any encroachment(of existing improvements located on the subject land onto adjoining land or of existing improvements located on adjoining land onto the subject land),encumbrance,violation,variation,or adverse circumstance affecting the title that would be disclosed by an accurate and complete land survey of the subject land. 5. My lien"or right to a lien,for services,labor,material,equipment rental or workers compensation heretofore or hereafter furnished,imposed by law and not shown by the public records. NOTE: A SPECIMEN COPY OF THE POLICY FORM(OR FORMS)WILL BE FURNISHED UPON REQUEST TI 149 Rev.7-22-08 First American Title Preliminary Report Order No.:7001-2331181 Page 6 of 7 First American Title Privacy Information We Are Committed to Safeguarding Customer Information In order to better serve your needs now and in the future,we may ask you to provide us with certain information.We understand that you may be concerned about what we will do with such Information-particularly any personal or financial Information.We agree that you have a right to know how we will utilize the personal information you provide to us.Therefore,together with our subsidiaries we have adopted this Privacy Policy to govern the use and handling of your personal information. Applicability This Privacy Policy governs our use of the information that you provide to us.It does not govern the manner In which we may use information we have obtained from any other source,such as information obtained from a public record or from another person or entity.First American has also adopted broader guidelines that govern our use of personal information regardless of its source. First American calls these guidelines Its Fair Information Values. Types of Information Depending upon which of our services you are utilizing,the types of nonpublic personal information that we may collect include: • Information we receive from you on applications,forms and in other communications to us,whether in writing,in person,by telephone or any other means; • Information about your transactions with us,our affiliated companies,or others;and • Information we receive from a consumer reporting agency. Use of Information We request information from you for our own legitimate business purposes and not for the benefit of any nonaffiliated party.Therefore,we will not release your Information to nonaffiliated parties except:(1)as necessary for us to provide the product or service you have requested of us;or(2)as permitted by law.We may,however,store such information indefinitely,including the period after which any customer relationship has ceased.Such information may be used for any internal purpose,such as quality control efforts or customer analysis.We may also provide all of the types of nonpublic personal information listed above to one or more of our affiliated companies.Such affiliated companies Include financial service providers,such as title insurers,property and casualty Insurers,and trust and investment advisory companies,or companies involved in real estate services,such as appraisal companies,home warranty companies and escrow companies.Furthermore, we may also provide all the information we collect,as described above,to companies that perform marketing services on our behalf,on behalf of our affiliated companies or to other financial institutions with whom we or our affiliated companies have joint marketing agreements. Former Customers Even if you are no longer our customer,our Privacy Policy will continue to apply to you. Confidentiality and Security We will use our best efforts to ensure that no unauthorized parties have access to any of your information.We restrict access to nonpublic personal information about you to those individuals and entities who need to know that information to provide products or services to you.We will use our best efforts to train and oversee our employees and agents to ensure that your information will be handled responsibly and in accordance with this Privacy Policy and First American's Fair Information Values.We currently maintain physical,electronic,and procedural safeguards that comply with federal regulations to guard your nonpublic personal information. Information Obtained Through Our Web Site First American Financial Corporation is sensitive to privacy issues on the Internet We believe it is important you know how we treat the information about you we receive on the Internet. In general,you can visit First American or its affiliates'Web sites on the World Wide Web without telling us who you are or revealing any Information about yourself.Our Web servers collect the domain names,not the e-mail addresses,of visitors.This Information is aggregated to measure the number of visits,average time spent on the site,pages viewed and similar information.First American uses this information to measure the use of our site and to develop ideas to Improve the content of our site. There are times,however,when we may need information from you,such as your name and email address.When information is needed,we will use our best efforts to let you know at the time of collection how we will use the personal information.Usually,the personal information we collect is used only by us to respond to your inquiry,process an order or allow you to access specific account/profile information.If you choose to share any personal information with us,we will only use it in accordance with the policies outlined above. Business Relationships First American Financial Corporation's site and its affiliates'sites may contain links to other Web sites.While we try to link only to sites that share our high standards and respect for privacy,we are not responsible for the content or the privacy practices employed by other sites. Cookies Some of First American's Web sites may make use of"cookie"technology to measure site activity and to customize information to your personal tastes.A cookie is an element of data that a Web site can send to your browser,which may then store the cookie on your hard drive. FirstAm.com uses stored cookies.The goal of this technology Is to better serve you when visiting our site,save you time when you are here and to provide you with a more meaningful and productive Web site experience. ------------------ ---•--------------- Fair Information Values Fairness We consider consumer expectations about their privacy In all our businesses.We only offer products and services that assure a favorable balance between consumer benefits and consumer privacy. Public Record We believe that an open public record creates significant value for society,enhances consumer choice and creates consumer opportunity.We actively support an open public record and emphasize its importance and contribution to our economy. Use We believe we should behave responsibly when we use information about a consumer in our business.We will obey the laws governing the collection,use and dissemination of data. Accuracy We will take reasonable steps to help assure the accuracy of the data we collect,use and disseminate.Where possible,we will take reasonable steps to correct inaccurate information. When,as with the public record,we cannot correct inaccurate information,we will take all reasonable steps to assist consumers in identifying the source of the erroneous data so that the consumer can secure the required corrections. Education We endeavor to educate the users of our products and services,our employees and others in our industry about the importance of consumer privacy.We will instruct our employees on our fair information values and on the responsible collection and use of data.We will encourage others in our industry to collect and use information in a responsible manner. Security We will maintain appropriate facilities and systems to protect against unauthorized access to and corruption of the data we maintain. Form 50-PRIVACY(9/1/10) Page 1 of 1 Privacy Information(2001-2010 First American Financial Corporation) First American Title Preliminary Report Order No.:7001-2331181 Page 7 of 7 Exhibit"A" Real property in the County of Washington, State of Oregon, described as follows: Parcel I:The West 122.7 feet of Lot 8, MEADOW VIEW, in the City of Tigard,County of Washington and State of Oregon. Parcel II: The West 120.7 feet of Lot 7, MEADOW VIEW, in the City of Tigard, County of Washington and State of Oregon. Parcel III: A parcel of land situated in the Northwest quarter of Section 35,Township 1 South, Range 1 West, Willamette Meridian, in the City of Tigard,County of Washington and State of Oregon, more particularly described as follows: Beginning at a point South 0°10' East, 182.03 feet from the Northeast corner of tract conveyed to T C. Meehan as described in Book 122, Page 21, Deed Records,said point being on the Westerly line of SW 95th Avenue(County Road No. 1018); thence North 89°53'West, 232.66 feet, thence South 0°10' East, 92 55 feet; thence North 88°45' East 232.7 feet to a point on the West boundary of said road; thence North 0°10' West, 87 feet to the point of beginning; ALSO beginning at a point on the West line of SW 95th Avenue (County Road No. 1018), 269.03 feet South of an iron pipe marking the Northeast corner of tract conveyed to T.C. Meehan as described in Book 122, Page 21, Deed Records; thence South 88°45'West, 232.7 feet to a point;thence South 0° 10' East, 100 feet to a point;thence North 88°45' East, 232.7 feet to a point on the West line of SW 95th Avenue (County Road No. 1018);thence North along said West line 100 feet to the point of beginning. EXCEPTING THEREFROM any portion lying within that tract conveyed to Chester J. McGriff and Opal L. McGriff by deed recorded March 11, 1963 in Deed Book 482, Page 227,Washington County Deed Records. NOTE: This legal description was created prior to January 1, 2008. First American Title 1 l 1s 1 35BD )1S 1 35BD ..NA..., =�uoae—T—T aso=77/'= •'AI S2AC I h I S1 \ I ' °s :II J Waw MAY ay»y, Smssu -N., rm ° meinfilL ies AC I °°4ea. " vitas Ne0 2W uAa 3300-01 .41 L % 1. �_ w+un ON �� a1Am f-- nth/ T----feW823i�#---7 OAK • / 601.10 11)50 151W 155) 1N2W \� / .15 AC $ �t°w0 '5" 16W ee.5 -I ` mmo n �� / `� I +Y'25 AC$ Y 1.3W 152W 151W \ Fd .3 aNA, 227.0. �I eF9L 3 _ <1�� - .a5 PM Soo ," 120 W Vow. TqTPus �9r0 •).4 `� // / (' 3.03 Ac 5 ! .44A2 $ .. W IOW '9/( —/ ►// ) I s"'. I $^ .30 AC ": WASHINGTON COUNTY OREGON WSW 0 161.1.5110 7" -��--- I H0'�°'°°'" SE1f4 NW1I4 SECTION 35 T7S R1W W.M. DAC 53 ' II, 06;Q / c� *I „'„�' 17 SCALE 1"=too• J I esa0 ♦••►• y ►.•.•......... .,.. ...wa.......•.•.. 4 2111111111111111110 t-. ►�i�i !.!•±000 1° ®!•!•! MM.,. 251.02 4I ti 0mm®m®si� ,nao V /S "m, _ wr361180 .+soow ^ \Na ++ww�w.rNw\\ vNHvwHVAxw\ aw,H��\\ \h�\>��tA�iRI\ rr• ♦v� ►ja m „ ®©CICIC•� ,� / / ::::1.1.1 SE ��� 1/4'MAO 000411.020. III WIG }I 10A.30 2 / r�• �Oi 1200 A3 AC /n mllSaE 2�" �� \ h° sY�°evlt � Y e,, S. ����®►®►®©'©®��� W .3.AC /�e a zoo300 aQ/ /� ►i�Pi�ie.���s?i�i.i•i.i��i►i�iwi�ie.!►�l�i� _b8 "N / At AC i".4 1.05 Ac 23 81' / -NI !•!•l..,Q°•w!•Y.,►!•r•�.!A•,!•!a�•!•.,►!•!•4. - 'ar \. FOR ADDITIONAL MAPS VISIT OUR WEBSITE AT MIMIC .>,o Ac \\ ,� S www.CO.washington.or.Us "'g'1}, MUM as \ Wa uo.n 'at e, .e3 Ac 8 P — A=-'--,CS °-SIIAt31L- - --•11----.Y �`N RB BA AB M AVENU �. ;a, w 02 1 \ f ,� ,e/ 0 AO \ ��/ i BC BD AC AD . 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CARTOGRAPHY R:45 350[`7\. .,F.� r .r _ j s Isr2SsA ) as a a n o n ,,,‘6"'''''''' rami �� rima ",;,`,..01., \ }SAC i� e' PLOT DATE:January 28,2004 MLA c�mr � Sail 9k' ,ituu"' l f oras" • x.S.Ac FOR ASSESSMENT PURPOSES $ , ma -fig -ttnil ' a t - »x, ',II ONLY DO NOT RELY ON •41AG •� n 7...E:\,1S*13""'.-S-CA" rmi t �. 1� FOR OTHER USE $— t 1 x• • 3/1i w \\n ni's`" ,\ 0' a - Mm.05.,d°Nn../try 5n.r v5v°e5mn5 a awa..n5rce•d >' Ie� "O,tiU. 1��' mra $c .305ICY'1 3 wmm.n ar ras 0.Wendm.vncemdw5 me mau ,..C. 155 l ,moo Q 5.15 AC \ mnsntPmo.1100 ndamr PbSn rnn.u54t.epproyieM1 mmE,aa. SUP MAP NO ZaFE `Il forte most moms inbrm.1011y� mrA� Asn w \1,40x0 22 n�,\ .xti. ....'' , \\ �.ra�.; g ;;,'m.o110° m:oo w `vt"r012501 ., I —� . • ,� ''fi" �.'sm - .erat fi Ali AC x Q3's''S°Ae .o.a -- 1 - 5000 5004 . a to AYOeM1""s o'er" a, 1 TIGARD dlQ,s1w35 1 1 38BD 1 S 1 35BD 2 ) ASH oREEK viLLAGE ............ . .:. 1dm. . n .— ,.,. „,___.- LW A 13 LOT SUBDIVISION AND PLANNED DEVELOPMENT ON TAX LOT 400, MAP 1S1 35BD , n SI nha z - u -� 1-_-_, 7.1 A 'i , .--- : , r-L G A ,Ai 1, ,„,. , , i. : _........ 1 i z. / f ,6a 1^�- a ....., �......w..a .....-„.._.. `�1— ^ VICINITY MAP ,, 1 4""i - N.T.S. OCTOBER 29, 1975 BO91K 1053, PAGE 121 DOC. NO 91-020080 - A _17 14 I i >e--� sersr m°.°r 9` �.� ► ]z. — ., ]..� 59.�,' �_,t' SHEET INDEX r 1, _IRAGT B t: I 1. DETAILED DEVELOPMENT PLAN -- ^\VI-' - 1 j 2 i 3 4 i 5 4,544 SF _ 1 fk 4 Q /� J ( ; I I7 fI :W 2. CONCEPT&PLANNED DEVELOPMENT PLAN �?,664 SF I. 2,560 SF , 2.5 "SF I I. 2,708 SP , 2.b59 SF I�' cxsr.°Lx I - / m i ✓ i0 BE REI.gvED— �' S !' I 2� I IA 7 IIIIII////// I 3. PRELIMINARY PLAT X11 r i_ !t ---- �t . .,., I' } • • • 4. CONVENTIONAL DEVELOPMENT PLAN Z V 1 - i --- a, 43 ACRE$ i P ri: RE'R,RR. ` ::,....1', b� ” y F __ h 5. EXISTING CONDITIONS I.I a ,. ar.. ,mr�fiTr� += 6. PRELIMINARY GRADING PLAN et a' -N- a,l li iI ,. ,' I 7. PRELIMINARY STREETS/PARKING PLAN Z Y © _ �w�� `�� Via\ _ ( ..., N 7A. SW 95TH AVE STREET PROFILE MI w. ,_'. is-.321 (12:00 -!= I 8. PRELIMINARY UTILITIES PLAN a �,� ' .,�ti i N-wrale.,,... `• 9. SW 95TH AVE STORM&SAN.SEWER PROFILES z ) i �_ - > 51 I, I T ROW DEDICATION 10. TRACT C STORM AND SAN. SEWER PROFILES 0o GRAPHIC SCALE '�'� \ I ; , & $ T w �/, ! 8 10 _ 11. AERIAL/CIRCULATION PLAN 1�1 cc w o is w BO I \�i 2.938 SF ; 2.1$8 SF i 2.624 SFAll °'x2,69 SF 1 2,288 5 2,793 S^ �'.I � ,:1 O I. IIN FEET) 'i w F C v •PE KJ -,," OaStoa sI 'i : - 1n346Fs°s„.3e,-- IW iiiii \ r / Y --. m 3.677 SF I O F•I 1• , / 's NY LANDSCAPED I �a� Is'EA93.00 FOR WORRY I _— v0-, , -r TRACT 2 BUFFER AREA I / ���'� S o" o APPLICANT/OWNER MC s s I� �--_ ,g,1]- __ ,• - F . —29185 i s y / CTH INVESTMENTS,LLC I 'NrE !-1,I1 S 1 I / 7 1800 NW 167TH PLACE,STE 100 LANDSCAPED g '6 SF "'y` m�� W ' '` 1 vhl4tcG?J 0 BEAVERTON,OR 97006 BUFFER AREA _ ; >� . I., PHONE(503)870-5699 I er.>n , asst 1g� N WIND V o c a i CONTACT:MATT WELLNER - 0I-�0 0 0r�9 • - '4rE 101.25 I q IYi OPEN n',2 /J ) �AR o R 1C cSS AIA.ABLE s APPLICANTS REPRESENTATIVE I� TRACT A / CT s PIONEER DESIGN GROUP,INC. IRR'a � 68 ""'��185 �� = 5�ap i 'ya i E / I 15.0'-20.01 9020 WASHINGTON SQ DR,SUITE 170 it\ , m , 8 REAR SETBACK MEASUREMENTS PORTLAND,OR 97223 i CPMMUNITYGARDEN - x ;"' L' C } 1 PHONE(503)643-8286 \'-�' E : I 8.0'-10.0' I 1 f3.0'-8.0' FRONT YARD: 15 FEET CONTACT:BEN ALTMAN OR MATT SPRAGUE 4s*'iE REa 0, / / ' -:n i STREET SIDE I— SIDE GARAGE YARD: 20 FEET I S ao.T. _ _ ansa' '°l' ? ,b a o o i SIDE YARD: 3 FEET(LOTS 1 &6=8 FEET) eeros'4°'t Im.1I' SITE INFORMATION i;'�'� •' �m I STREET SIDE: 8 FEET(10 FEET PERIMETER) REAR YARD: 15 FEET(LOTS 9-11=20 FEET) TOTAL AREA: 1.43 ACRES I ' !, L 1 _ LOCATION: 1 S1 35BD O yn I L _ _ _ I J BENCHMARK TAX LOT: 400 $ - ZONING: R-4.5&12 S R3 i sa— WASHINGTON COUNTY BENCHMARK NO.167 19'WEST J� r7 -±. I - OF THE CENTERLINE OF SOUTHERN PACIFIC R.R.TRACKS, SITE ADDRESS o DETACHED 2'SOUTH OF THE CENTERLINE OF N.DAKOTA ST. 10895 SW 95TH AVENUE I NTS ELEVATION:176.38 // NM 3 J L=— NOTE SH CREEK VILLAGE S !;.--r—'411 BEARINGS AND DISTANCES SHOWN HEREON ARE PER 1y"1-o17 I I PROPETY LINE ADJUSTMENT RECORDED AS 29,185 PLANNING It 4 WASHINGTON COUNTY SURVEY RECORDS. s"° '1 0,--m,- 1 01 11 11 x / LEGEND: I /I 1 / x Y 9 -DEODUOUSTREE R e;a 4 8 // IDIII JI/ I C) -EVERGREEN TREE / / -zp IL — — -EASEMENT UNE o IA /7 '' I - -RIGHT-OF-WAY UNE p / -RIGHT-OF-WAY CENTERUNE o // % ii'I� ) D - - -BOUNDARY UNE OF SUBJECT PARCEL ri in:o /� n. ILi / // / — — ,�. ISO _WALLAS NOTED 4 / i� • S89'S1'33"E 200.00_ \\\\``[[[LLC 176 --- -1'CONiWR p ---- /// 7.00' 7g0� - ------------ ----� rx' -.f - 175----- -5'CONTOUR `. .. ( 2.3% -E%ISIING SLOPE DIRECTION / \?..3, �A ' ' ' X x /// I Idi -?0,, I I TRACT B I l. . 4 w WCR/DET. a w LEGEND(PROPOSED): 5 DETACHED SINGLE ' ' I x = a 1-2 FAMILY LOTS I I I T. > R -WATER METER f S77 ill � , ' ?• I_ _ � I p-I � • -STORM MANLWIE ' _ A' ;; I 3 Oo -SANITARY MANHOLE x 5. _�--� L1L 9 M, ® -IATOI BASIN w -_—_ __ N _41SAN.IAT.TYP. �._►�_ L-_^, ----- I� (/T 0 -DRQL NSW AREA DRAIN '\ '^ !a,® ' ..,. WW1 _ .. „ ' w" �4 '- - : .o y I • _STREETLIGHT -- . � rte= n N - -o. �,•, STORK ,, ] -MASSAGE - ,Y4• 32'SIDRM • ( T.}STORM �� • I -STORM DRAINAGE UNE Z w —_— — —. __—_ —_ ,1, _ �., (� ® R'SAN. Q� - rsI N.. I Q x -SAMTARY SEWER UNE . - I -WATER LATERAL UNE I . n" EXISTING - ,,- J� --- — - — -PROPOSED ROW MELTON Z APARTMENTS 4 STORM �, "'- -TREE 10 eEREAgVED UJa ' 7' ROW DEDICATION 0 ) i l _ U ( '►'a' : - x -nRErouww Z W p 3 DETACHED SINGLE I I g • = > w FAMILY LOTS I 3 DETACHED SINGLE ' ,� �,s,,' W ; 2 I FAMILY LOTS I " i e , x -ASNMLTPAVB.IENT o- c g 0 I t ■ a LL > a ' I I E 1L Z w 17 �` V Z LL csEl '''' _ .%) 1 40.f,, s f -- --- — -- - 1 .. ' 0 a a u /'' Q XSS XSS XSS XSS XSS XS ..4 XSS. XSS - XSS XSS ISS - XSS I,, -3 Y - —-- 122.74 ._ _ S88'44,28''W 109.93' .I' Y� I I, I, x rJ }{ r • F I x LANDSCAPED " x I 15'EASEMENT FOR SANITARY I I I I IN O r x C BUFFER AREA r x g� AND STORM SEWER ie , ' ' EXISTING m '" NOTE: e — g li I I SINGLE FAMI2 LY I �~ Io HOME x i20% OPEN SPACE DENSITY S LANDSCAPED I ' , ' LOTS N89'04'43"E a I I 2)2 I� 1:-.:4 x BUFFER AREA x I L •' �± , 99.93' ,.7 _ ,n k 1 L__4. --__—__J �— N89'0443E 101.95' —' o '^ Axx I iJE +L KEYSTONE �� 15.0'-20.0' 11 REAR i� o Wau I- f - COMMON - o x -LO.O L^ J a.o'-e.o' STREET SIDE SIDE -ISI- I i I 8Ie =4 OPEN SPACE j�. IQ I wool RAMP EXISTING - low o i 0 6 0 ^ o 3 INV a,m i TRACT A I o HOME z 1 2 ri x ) . /., it '— — —�J n i -' GRAPHIC SCALE x PIVilld a`�•W®' '• ASH CREEK VILLAGE 101.95' ' 222.6x• n _ DETACHED (INFEET) X141-017 N89'OS'40"E 120.71' a x - "„<n- YP l',J e '}�e i NTS 1PLANNING sleet s 2 of 11 e ,. , _ _.. . ._ _......_ 4„. - -- „,„ ; ,„ i 2 0 2 A 13 LOT SUBDIVISION AND PLANNED DEVELOPMENT ON TAX LOT 400, MAP 1S1 35BD —ASH CREEK VILLAGE , _ `......_. 4 1 ."",e,, sl i n o W ii_ i ... , , , 0 ., it." j I VICINITY MAP ,, I _ N.T.S. OCTOBER 29, 1975 BOOK 1053, PAGE 121 DOC. NO. 91-020080 fil //' / 5!9.51'17<E 200.00' 7.001 `"Th0 32.00 -r- 3 34-00' 1 I 34.00'- 59.0d- `1_`_ . 'I ` 1 �' _--,I r -lir -lir 11:r ,p WQ/DET. ,-;' ....I r'` ' ' ' -JTKACT B j -t"- 1 I i 2 I yI 3 I I 4 I qi 5 + 4,544 SF I �- IN 2,664 SF i4 2,560 SF iA 2,555 SF ,4 2,708 SF iS 2.659 SF la Toni, RE ov.] ,_�.I -- . =a 3 S I �_ I h I' � T V I , I rno il 1 J443ACRES 1 o I tA 1 ... 11{ .... 1.. I <I to .3444' .:1 34.00 _ ,120-b• _:! 29y9_./.ORI'25 21t--.. 77.'B2: - . 419'... ..I -N- amt — J I fYV- - - PRRVkTErSTREET- -- ' j 1 ] 1 , ..TRACT C 1282 121.73 ,e353`i.,•- •_ - _I J I 831 SF 1 I Q 1 I }y _� J Z I- F _ ; i 1 - I I —�11 I,a -I T ROW DEDICATION w GRAPHIC SCALE c�'v .T 6 I i 7 I i 8 1 I 9 L 10 1� 11 °ffi�.,. I oo o is Ra soN 2,938 SF '. 2,156 SF I. 2.624 SF 1 -}rr-2.699 SF IR 2.288 SF 1t 2,793 I Q 0. tv Eli—y Z _ K po ��.+- a .ImI JIL J 7-'-''t .._JI s 5 le V` O:nc6EET) II II II J ..I.. 1 1 I _•1 N w p O L JIL____J1L fr ~ Z I I 1 I 1 1 J _37.55' j_ 30 os'_j 7.01'_ W u 0 U 35.03' ze.ao C E ar a` TRACT D /a4 7s v ll < CC I >- O 20.00• I- I 1,046 5F I04.6Y +,T 4. ¢ U _r__ 121.74 ' .ii. - 7 I -�'y 1 •• v D « « • I i ld LANDSCAPE `F� ' - I ( BUFFER AREA �' a" o o" "' 15'EtSORRIf FOR SMOARY 1 al 7200.11 L�.1^ 3� APPLICANT/OWNER "°so9u SEVER m "9(9`_ --; r n 1^ u1 I ' • it A7A4?ER Sv s V 2 E CTH INVESTMENTS,LLC I. 13 11240,..1743%m •. g - sbmmER SVy '< 7 1800 NW 167TH PLACE,STE 100 LANDSCAPED AREA is 3,676 SF y` •'z I s H BEAVERTON,OR 97006 m I O - 9997 _ I SUN & WIND a 0 I a PHONE(503)870-5699 III `-_----41-3r----4-' �.f3E 01.95' CONTACT:MATT WELLNER I' 0r�000 0 U 0QOOO II =SOLAR ACCESS A40L#B E & APPLICANTS REPRESENTATIVE OTRACT APENCE 4 11,553 SF s �a t 8 I PIONEER DESIGN GROUP,INC. 2 m b's 1:.l: ye b 75.0'-20.0' 9020 WASHINGTON SQ DR,SUITE 170 g E, I REAR_ 1 SETBACK MEASUREMENTS PORTLAND,OR 97223 I COMMUNITY GARDEN = ) I J r 1 L PHONE(503)643-8286 j I FRONT YARD: 15 FEET 8.0'-10.0' 3.0'-8.0' CONTACT:BEN ALTMAN OR MATT SPRAGUE `fCxirrikr oI—I 101.95' I STREET SIDE SIDE GARAGE YARD: 20 FEET -$09ro5•a CO.{{2O.7,- _9-J 2� I-Q S 0 1 SIDE YARD: 3 FEET(LOTS 1 &6=8 FEET) SITE INFORMATION j IdEi I STREET SIDE: 8 FEET(10 FEET PERIMETER) IL 1 J REAR YARD: 15 FEET(LOTS 9-11=20 FEET) TOTAL AREA: 1.43 ACRES i LOCATION: 1S1 35BD ' L - - - J BENCHMARK TAX LOT: 400 0 j ZONING: R-4.5&12 3 7' C>JWASHINGTON COUNTY BENCHMARK NO.167 19'WEST G7 I r:_ I - :1-.7 OF THE CENTERLINE OF SOUTHERN PACIFIC R.R.TRACKS, 1 / SITE ADDRESS .- N s DETACHEDM 2'SOUTH OF THE CENTERLINE OF N.DAKOTA ST. 10895 SW 95TH AVENUE I _ ELEVATION:176.38 1 S nom - NOTE SASH CREEK VILLAGE C BEARINGS AND DISTANCES SHOWN HEREON ARE PER 141-017 I YPe PROPETY LINE ADJUSTMENT RECORDED AS 29,185 PLANNING WASHINGTON COUNTY SURVEY RECORDS. Shoat 3 o1 11 a a ice/ a / LEGEND: J � g ( 3Fg�r - -LAT UNE a F 14.4 OCTOBER 29, 1975 ( — — — — — — -EASEMENT LINE � BOOK 1053, PAGE 121 DOC. NO. 91-020080 - -RIGHT-0FWAYUNE n I I / _ I Lg 2 -—- - -— -RIGHT-OF-WAY CENTERLINE p e — — -BOUNDARY LINE OF SUBJECT PARCEL 0 I Q i 33—_p.' 33.00'— 33.00' 33.00' 33.00' 59.00' ',, -WALLAS NOTED W / WQ/DET. 1I a o a �' 1 I 2 I 3 I q I 5 I 5,367 SF J j ^ ' 3,739 SF 13,060 SF I3,050 SF I ,050 SF 13,050 SF 119 ( Q w 0,3 I = a 0 0 0 N I LEGEND(PROPOSED): ..-4 �'"I (J I p -DRNEWAY LINE ___�--- I - I I I I I i 3 -SETRAOc UNE I i i I I .- .I .. -EASEMENT IME ! N I+IASPHALT PAVEMENT V 19.35'13.9 33.00' 33_00' 33.00' 41_91' 26- I I Z I I J 0.I— (/ I I'1 W Az:)- / PUBLIC STREET I a rn I O W Li 2. 9' - - - - 1 IW 0 8576' 2g I QZ/79 ,N O 5 � O 4,694 SF N 40' Z J W I 11\ co z > a U is / ¢ �- W w 0 7 �- S� 10 2.9 4' Z 0 % — — �_ _ �. - - - a u - - / i i — N co i 1 O 15' EASEMENT FOR SANITARY m II & 6 8 e<TRACT 2 h AND STORM SEWER m >N-29185 I P IIN I a9Z vN 9,870 SF I 10,652 SF I o d = e - Icn 2. 2' - a — N) I 1 WWASTONE u. —�.'� I I I J TRACT 3 -N- v 1 WDOD RAK�N-29185 O j I GRAPHIC SCALE J1 xo 0 60.71' 60.00' —1\ , (IN FEET) POW! ASH CREEK VILLAGE Na 141-017 Trn PLANNING Skeet 4 of 11 -11 a E-- \\\ DOC. NO. 2002-29134 51 'p✓. - - piyl^y■E'. _ c pg -_ + CURB \`• \` b \ \ gill.' a ',gi W r r k"„ - __ ` CURB i.) ) _4-- \ ss , SPOILS /WOOD ' "10' '6"WOOD II\X ' 'fir C s331' w '�\y00 FENCE y AD s I EKE I y' \ '�`,>'U' i"�\ 1Ilt '•,r, i\ /G 1``'•_-`X" Q � T D II rel P I �..-- \ `� --- �Tx 1`f. ® r:,, \`9/`�� ,y3 er�'�' II '" 1a i . \ ( 0 n.\ \ 90 MEADOW \I m VIEW ` '%'t� I 3\ �" m p ( x C \ o I r ti \' '',',1-,(:,:11_,' "' 1-,..z1 z t \\ • '�.._/ iN7,o'on'w n.oP i!!LL�� Noo1,D'DD 7171,,' - f" :20,..4.,,„,: 2(z PROP.' rVY `' 'c-- 'd,,QQ�� 1 I\ ``` `a;'--- :' _ __1\-r" PROPERTY NE "' 1 r Wi ;g I \\ '1.��iUG; 'rr;__�$ LNE_ 'r'I VVV���"' \.S.• c :p;\ , \ /.Ire, o E%IS7.BLDG. •0( I n rd \\ \i •.` m EXIST.BLDG.i. 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Tz = < t ::::::::::::::::::::: m T mm e 50 ;;;=.1 oan+PwR 5r-tiw(�o,raP O0O - 1 1 1 1 1 1 1 >•w«.-o�G.GoG,�awti�GeoP�o,5& 3 J 33 m m m N O ErEEEm r.04 b I,1 No. Date Rabbi BY Designed by MLS Date EXISTING CONDITIONS Drawn by TCC Date 00F1015 :,,,:i Reviewed by MIS Date 01/10]5 P D E ...TRI P.......PSa..,.a• R. c Project Na.111.017 REF. Fanra.dpneim W. m Horii.Stele:AS NOTED PIONEER DESIGN GROUP Nx."PHT.xw", I" Vert,scale: ASH CREEK VILLAGE 14117Sero.dwg CITY OF TIGARD,OREGON • ��\G�� ,,'''''i 1 \. LEGEND: x ; -DEODUOIKTREE K 8 1 a 4 a 1'— H • -EVERGREEN TREE 'C). // ` X� �I; — -EASEMENT UNE ! n j i' `,^E�j I -RIGHT-0FWAYUNE L_. '1 0 i 5 S © -- - -—- -RIGH-OF-WAY CENTERLINE o ••••• / ;: l /� I / \J - x10 I, — — -BOUNDARY UNE OF SUBJECT PARCEL o J �" -WALLAS NOTED us r I u us . ,,,,,._---r-......-- y�' `\ 174 .- -1'CONTOUR a S89'S1}3'E 200.00' / 4 - / 7.00' 4643S-_-------'�,.:a•.c.��•5 16 -y' �a -- - ) �, U - — --175—------ 5'CONTOUR e ` I 23% !� r .fb r/•TI ',:ver �I ENSNNG SLOPE DIRECTION i I 1._i________---r I I s� S I I 11 RA/CT 'J mal j x` wI1 I 2 I 3 - 1 I ;:co --� 4 /\511 ,� + a LEGEND(PROPOSED): I I I �' I I I / rn ���; 3 I LI I I f I I I (/ u " • ;Imr x 1=— > ® -WATER E1ER I I I I I I !I • -._' X11 o 1 in x • -STORM MANHOLE — I I—— ____-1-1' ——— I —__— I ——%J 1J�� �` I z o . _sANIrARr MANHOLE • I L_�—�I-1�----J L-———JIL— —JIL y �! x 3 ® -FANSTARY gN sr N.IAT.TYP. ♦ I (n :• 170 ,� - - . - ir� - AREA DRAW • eel____ "=__ Emmems -, --- SiV � �. -__- •• ^TA �: '_` O __ ii -STORM DRIUNAGE UNE I . . 1 --1-•IriYKT[�J1 R;:i — _ _ ' ..► PROPOSED WATER METER Z •.. I �� 1 M11110115Wir....011111111=1111 //iMBENII Falb: ^ FOR EACH LOT -SANITARY SEWER UNE J �0 ■;� -- _WATER LNIERALUNE a �_ / — . ``. .moi -?%' 'A 1-1.11F'- c 0- N \.. f- ;=x:.! 169 -rmNmuRwe m . 4"STORM P.-' 7 �.= — ` 1 170 -s'COMM NE Z /— I/ - _ 1n— , E\ 1 I III I ,w,, Y!=! Q 7' ROWDEDICATION J P111IL ' ( I I I ,.y Y — a- - -_'' `/6 �� _ 8 I 10 �` ■ w I I \ yy 9 �' a, -SETBACK UNE I, 1 l ! 9 1 I L--I'--/ 1 �, ow - - — -LOT UNE LL.1 CL CJ O \,!1., I - I I ; 1 slo=�I I I ± ; X -EASEMENT UNE a g o '`+ I'I I j t L I L----J L.—_ J I .I _r.orusEorTowo Y i 1 1+ - =J I L---J I a — •� / 1 I a+► WM 40 x` -TEEE1O N]KNED yJj = O _ i la , `" . = 171 L — r I -TEEETO REMAIN / S 1 xs '''''W-MIN —�5 _� zss x > I • I— Y- --D---xss xsSr=--xss lir_ X y� g4• -- — 122.74 —• �.�_ S88'44'28'W-- 109.93' ' ., �$ �$ $ j I 1 I (��s,,,7 [�(� ° > ASPHALT PAVEMENT " _ ���- V ' L..J '1 N A O o a 1 12 I I I_. -'-I 1 . . x .I, a I I 111 c)I . . 2P � 1 p _ C' x 1'� I Y- - ii * b 70 15' EASEMENT FOR SANITARY I _ 1 I -- TRACT 2 'D 1 ' a 1 N AND STORM SEWER U L _ —�J - PROP. 5N-29185 W N Ix 1 _ o o > > s ( _ S� PROPERTY _ x 1 ��\ 11 I /� UNE n N-, x m w S I 0 I 13 N8904143"E I7 c �.� _ le Ix ti Z o ,�+ I `� / // I x QQ _.L— — L_✓ \0 99.93' j t . w - w r _ ti , CO -<_ N89'04'43"E 101.95' jx^�, w\•�=.// J 2 oo I L� p ( EXIST. P ERTY LINE ' KEYSTONE 'I j \OPENSPACE WALL } "' z II TRACT A x 3: a w C) _ P�ACT 3 3; x; m o _-� WOOD RAM o !SiFENCE CROSSES r o SN-29185 I w —N ��' 1 , o w, r o.. li'i 1 m o HERE LINE ~/ 6�„ o a b, a �I+ x I' z J I CUT/FILL TOTALS w; q tiff n PROPOSED CUT=2050 CY 4.1 x GRAPHIC SCALE 1 ' I x PROPOSED FILL=2720 CY Pmlm `✓_, 101.95' l 0 CUT/FILL TOTAL=4770 CY a ASH CREEK VILLAGE WOOD FENCE Na N89'05'40"E 120-71' 222.66'. - 3 NET CUT/FILL=670 CY FILIL (IN FEET) 141-017 OF PROPERTY ! DISTURBANCE AREA=1.02 AC "`ti=mE' TS111.I PLANNING UNE I Sheet J { 6 Or 11 I LEGEND: LEGEND(PROPOSED): I Hg7 I t}i o\ --- ® aw eaoE _ _----- -eIIIWISM II l i 8 i \ FAXEMOR UNE -sEmuN •mtue NIGHT-Or-WAY ZINE -eNeMNNE \ -AG(f-0FWAY®1191MF -BEN 171W.9t \ N -SOIMMIIYUE OF SEER MIIILw ,,, ®-mmuat`,. n z \\\ 'g .\ ° ° -OOSI•/N OOIIOEE v�(_MIOMaNYt Y \\\ `\\ -DEM A1nWITA'BBR E f 2: Y '�.\ `1, / -VISION=MAKE MANGLE 0 1 1 i o��°� Ia I `- Op0 L'��C - EXISTING CL �E. R.O.W. R.O.W. 47' R.O.W. q I 27' 20' g 0.5'CURB 0.5'CURB - 7'DEDICATION 32' } 16' 16' 0.5' -am'__ �,-__ _.yam._..__._Nom_.____ ,__. _.__._ �____._, 0.5' S' 3.5' 3.5'I 5' tare2X 2X 2 3 4 5 I ,,...,a,.. 3 57X 3 57X = a a a 41 p E. 1S•1 ) t 1 N y 1 .3 $ 3 5 .$ CONCRETE CURB - - _ _ - CONCRETE CURB °�' AND GUTTER AND GUTTER 3 1-Yi"CLASS'C'AC N COMPACTED SUBGRADE SOILS APPROVED EF1.: � , I NATIVE OR 95%OF STANDARD PROCTOR 2�CLASS D'AC W Z € ,„„ ''ee .,m. .,. r.o' - •. �ize.04 { :; 2�OF 3'i 0�CRUSTED ROCK Q it r OF 1-Yi"-0"CRUSHED ROCK ��„ J z ) �� PRAAIE STREET ' TYPICAL STREET } W o TRA T C ze rr as n:.,� ' SW 95TH AVE. cL Z (9 O :70,:•EI QY go ' o )'ROV DEgGDpNZ �i O'fl 6 78t0 11 j, Yl7„v.,” H � IROWROWiy 0VO3w25 Z = >it 3 Fe1'CURB 1'CURBd Q Q U ' 12 'ar B '0.-n TRACT Dm'_. S �r '�r '� 1 'm 24' 5 DO 05 IN MIN NNN IS•MON ow FOR $ 1,41..;„ TRACT 2 0 o v y Mar .N-29185 �� , . . 30R 0 m- CONCRETE • 1 N 1 • ::}.• s $ 13 E I o'o WEDGE CURD _ ,gy 7 2. n.n ��zit i ¢` COMPACTED SUBGRADE SOILS APPROVED 1 )f CLASS C AC a z�°' �^ E 5t A o NATIVE OR 95R OF STANDARD PROCTOR T 4"CLASS o•CRUSHED ROCK s OPEN SPACE .b,'=3 TYPICAL OFF-STREET PARKING B'OF 1-><i�-0"CRUSHED ROCK oC n TRACT A +em .11 ;Is. TRACT C TYPICAL PRIVATE STREET = TRACT C MAIN N.T.S. PL PL 1. a 22 C V 0.5'CURD O.- CURB ji fil 20 ill �s � —N— 0I ( a 3OX - CONCRETE CURB ,h f n COMPACTED SUBGRADE SOILS APPROVED SCALE NATIVE OR 95%OF STANDARD PROCTOR GRAPHIC ALE 1-1Y CLASS'C'AC J\ 1-h•CLASS'D'AC 2"OF V-0"CRUSHED ROCK MOW 4. 8�OF 1-Ii -0�CRUSHED ROCK ASH CREEK.VILLAGE c IND FEET) TYPICAL STREET ,�n:h=•05. 141-01' TRACT C PRIVATE L_EG nw PLANNING N.T.S. Shod 7 of 11 B a 6 ri >< Z G1 20 0 C Z p 2+00 167.32 Ir ''^^ 3+75 GB rn� 169.78 V' G) to g33 ° � cn 1r 4m < m 4+58.50GB 170.75.75 Y N 0 5+18 GB _ 172.00 r- 7+00 7+00 174.22 I v n R n 3 NE. [Me WM. N Designedby MIS 0.1. 01r SW 95TH AVE STREET PROFILE z i iP. Down by TDD DMe 00015 D z b m Q, ReviewedMU DMe OV1015 ecRa ree tiaw..a e Project No.1/-017 REF. PI .e p MIMSO I IN?SAM csi Hods.Scale:AS NOTED PIONEER DESIGN GROUP ...owe.. Vert.Seale: ASH CREEK VILLAGE 14117_01M* CITY OF TIGARD,OREGON Ai li w ill a I CURB `.'.I \ ' N. G CURB i SPDhS (' `•J\ atm-11e*,..F 6i.,PIIS �___tTl�// tY I.._../ ��� 9�•9 _________._nr._ 74.18' tx 7\ _.... .. \\\y00 Ft ZS �\ yF0 \ ,, . , `- o P. \\ I 1 ,�`.V II N I r \ TO\ , _.'3 5 1 I>y I - N1 j Iif%'A0. \ }I i . \ �.. Lal \ I :-_-5j_- �I `, L \.._ ,i•1 E7111111).ii iiiii.....P.' , „ . _ ,. II••71 I A ` A ------14-767;" (r NBP1000 /719 r NI PR , e1 _PROPEUNE - i$1 \ \\ R \ _ __ 6 H A 2 `-'. I . 114 I 1 .~ GAN T NI O 1 1N i.� « � y $$SNI y III ..0, l y L RI«RFM� g a7 /✓ i .I l :ee C Em 50q qI' `j y� �, cal rel .� �qSK a x ««i$ 6 q Oe 101 N ¢q ,. 191 ��, e�� ; 1 sg / •47.1143' 77.05' I. ! 77.87' I`�771 - l �� T�IaJ.':. ,i \ C S I xarlDBow 7 stial' I!I 1 :xR 1 AR�IOILI ��ln I?�� _I PGa �_ 1-- -"._.i n 'p' X71'1 c•rvt7A -WIWI/ ;/ 1 ,v• .1—xD—xow—"""".74?.'.' xon--xon (3 •.xe �_ >u— B s' . - 'M _ . ■ie� iia�seirltllllli�l"►� �II� 4/p, ., . �I.__ '` "- � s`ay�' �1=/ ■D 'k'_-- ---7---; ESWL.- XSD--x: ( K.O. - '''''"- -"°-----'°-"'"•`/6"'"---- o— •xs'o— � „yii5&l�t—x �.n x.o � � ww�1.w'-�r+,iFi�►..'� ! �y�r� R- --� ,--- , _ I• - _ - � �a�8 4116 ,, 1II '� I,t �"�►�9 _ - -�- »--Ros=x,s=mss—x•s--=its AQ-+a�- _. x31 - .• _. � -�' _u�'�" �, -1—xw M'd��x —xJw—x✓,-X74-�c1'xw—xw—xw—xw- r4iv—xw—XV jt'u x xw-1971:-x II xw— x�xIr. xw�26L' v— xw—,, xwss xw SS xY—,-,, OY '/ X.. B. �r Mk I ... ■gra m ««�$ . S.W. 95TH AVE.^^A �e ew J ---,:f.---lo,!@ lR1p 1°'iEl !7:41 g, 1 11 (WIDTH VARIES) tg1 "fir N {� m le «� !III q4 141 g� � II illi 1 1114 z i ;Di g� H II II1 g g g G 11 ': 1 I I I i is a � I II I , III 10 I I 1 I I C) } . e II n xm -E F Zr"._— { ®#mepft. F.y xa I i 1111111111 / 1111 /11 1 S1 ' 1 1 m ill I I111 191 11i 1 _ i ,i i i i 1 ElT S ®60®50 411 0 0 0 ( 7a 0❑ re S Y€ Na Data WNW p Designed by MLS Date 04/2015 PRELIMINARY UTILITIES PLAN no z Drawn by TCC Date 04/2035 Z "' MLS Date 00/2015 s.xe lro w4xlnalm OR....Rd "' Reviewed by 5;,. = MUM Ong.77:73 Project No.141-01T REF. PBB3u5Bea3 N ,C Mori:.Scale:AS NOTED 1141.20X743 N PIONEER DESIGN GROUP ...7.401.1,4.,Vert.Scale: ASH CREEK VILLAGE 14117%otILtlwg CITY OF TIGARD,OREGON LEGEND(PROPOSED): a a!F t • I` a3asi EXISTING GROUND - _ N,a usAour0 N - a -TAmIE1.I •' STOW/SEWER 01019A3/11 STORNSTWEI CE 0R/16636 • -q�µw �[ m0F*Wln - 34.61112...36.3 v `\ /.216_I6607 NE -Nunn Z FUTURE GROUND _ SIMARTSEIER I • IiI150-17-/ WORM 136611161i1/16 11M91016 -SAWLAW 1N9 WF �I W ' 99.11nm• id I _ 91NfFNSWIR laUle.,u,. 0 rEWs.193m' -+N l r Liner"ss695• -...uis r C lm.. 91.1611.39' W iWIf ,�I .0 XSS_ J• rEOUTW..1931' -- - �� ft 2WFE D ___ 2rEWFf16211'� , ,I 91.1(0]3' __ 4 4r. •RNyF+j�I1FS f S 169 - �• r E OIRIr)19N I 1 170 - -,-�vw L.F.S °34 • 229.53 3034 - (98 �aJ1I sweawa ...m..w.....- �. g^PVC U- ___- 5=0.° / ®I .^ araw11 S=0 0 0 ____ ,1(41901i at 1` 9A.166lW 4.9.v.v. .�o®•wamo• 1 R �i rt SSW-EXISTING 5 I I m c ) ®®' I vlI j_SW 95TH AVE STA 5+96.91 Q45 RT 1 L _ QWPoN 175.07 ^- I - 14.74 L.F.SAN SEW IF OUT N 168.04 I a w =a ----------- 8^PVC 0-3034 y I I Fvs -> 82.86 L.F.SAN SEW -- 50.005 I 8 pVC D-3034 '---�� .. - 123-27 LF.SAN SEW - -- �_- � o LEGEND: .4.44 Rk1 lm_-_. ____. 8"-PVC.O 3034 _ / ..... .__ .. .. _ �' ylaysEv6R - 5-0.010 1 � , ' \ 9111891 - -FASBAFNTINE 2/'ENLIWA9' -NGHT#4VAY INE 1. SSL1N PROPOSED SSW-03511M SSM_-EXISTING V �' Ii I 2rffWTil�1®B' 506 95TH AY£STA 2170.65 0.21 LT SW 95TH AYE STA 3+53.5fi 0.79�RT SW 95TH AVE STA J+67.39 1.73 R1 \.....^ "$ - -------'- -RGNT4X,Y/AYCENIFA9E SSW-EXISTNG / RN 170.24 RW 171.71 PoY 172.05 r:. '676 ry9V•1T '17 SW 95TH AVE STA 1+47.45 1.7 LT ENS 160.38(EXISTING PIPE) E N 5161.18 IE N S 163.36 9"91167 -- -WUMOAEYUNEOFSUINECTI RN 168.80 E IN W 163.47 - IE N 5 15930 E OUT N 160.35(EXISTING PIPE) E IN N6161 013 E OUT N 161.25 . WAIL AS INNEN IE OUT N 159.19 _..._ -a-a-a- 2E91TEASNOIFD um 3.90... 3.9e s.aa .0 09m '-----11---. - - V`"-ll[_ - _11r- -1 .......�.., 1 I l 1 1 1 ii, r ROW DEDICATION ---'-"v -- --- 9 I I 10 I I Iy NTT, 175 PCOxmNI ( ) SW 95TH AVE I I ,,, I I7 Ih+ SANITOIT Z 1i Z I11 1 \ MIME211 Q O SANITARY SEWER PROFILE L___J L___J : ._ �\�rEWL.76Lr C cc I I J rEIN 13032 c SCALE HORZ:1'..30,VERT:1•.3' gr. IN CZ C. \\ - i }_ "` O eC Z 1 $-@-,,ss-x:3.-xSS W p / s 169R7EWER N w 50r4C36Ti'' 109.93 1000'Iraq }�.-�66wxwE W loo __..... _.__. ___. ____ _. __. __ _... _._._. _._...._. ____. _. . _. .. ___..... _. _ ___ ._ CULVERTr 9N.1TLW 7L W OC 10: 50 1 ` 1.8165.16336 n C7{ 0 IN ICEOUTEa1512S Q ` 5 p x TRACT 2 I. 1,t_ SION/SNS E- 4Z 54 mcce1Y 3N-29185 �•, - . RWT 01 Z U ~ LL 919251569131 < M >- EXISTING GROUND - - / I P (� N Q V I (n{{""" 9131.17131' 11101114112158 I 1 ' 21601.101.16129 ' 99.91' ? 1 ' L l,1, I16YM'..31 101.95' 1 FUTURE GROUND- --- „$''I 7 8 S c m RX•CT 3 , s ` I II 1. 4 s 7 _ SOOD RAMLn B , --- § 29185 P a' G g a ij. -- WTIA SE 1 e o E 1 > .. 22245 PVC D05_303410155' ,r ., I! S v -.5=0A20 22266' iT1 J_91)0 I •1 i L.F,STN St-‘4 SW 95TH AVE STA 6+2207 6.85 LT i 3 3034 I. RIM 175.25 I99�� 1 124.17 L.F.STM SEW 5=D�012 IE W E 167.03 1 C; _ 2•PVC°_3034 E OUT N 166.79 1 (` 5=0.012 J79 -N -_ 78.05 LF.STN SEW I �, 24 PVC 0-3034 160 5-0.005 I J -�- c, i .§ SDN_-PRIX+ D 09.111EXSTNG % - - SW 95TH AYE STA 3+58.54 7.57 LT SW 95TH AVE STA 3+9252 24 LT RN 171 89 RIM 1]233 981 / 50 -EXISTING / SDM_-EI0511140 E N S 162.06((05115E 0 PIPE) IN 5 16250 SWI4.594E SW 9510 AVE STA 1+56.39 11.76 LT SW 950i AVE STA 2134.55 8.27 LT IE N SW 162.06(16061 PROPOSED CO.) E CIT N 162.45 - / lat4880LE GRAPHIC SCALE NW 167.51 PoM 169.92 E CUT N 16202(EXISTNC PMT) A�•� 891.7507 E N S 159.72 E N 516049 - I _ 1.E WfN.160N' 30 a 15 w 60 ENE 16211 E OUT N 160.11- - - _ M. MIME 4 IN 001 16251 c.OUT 01 I 159.28 r 0. I (IN FEET) 1 I inch=to fr. 1.09 300 >w0 0003 �. ilAN9E , \r iidMSEWFR Q 19A.17.25. P N'EWEr 161 REU174.63 24.160011.166.76.0 Ep8Wr39.73' p J\ SW 95TH AVE Tb.ASH CREEK VILLAGE STORM SEWER PROFILE 101-017 SCALE HORZ:1•=30.VERT:1'=3 T17• PLANNING Thee 9 of 11 0 1, f x II =roN, h MAROSY / R ' SIONd SFW9 // 9Ne16E]6' �1 60841N9N ■ _ _ O.2l1MEs�:., \ 9A/.1ELm U 7 // ZPEOUTN•]6L /O E00TW.•16634. C / SANRANSOND ? 4 0 EIOSTING GROUND / MNNgE D -1 FUTURE GROUND 19-20 LE SIM SEW / NW I< J, 12 PVC D 900 / 1868 TSEWEI ..._.. 5=.0.005 ........_ __- j._..-tm /� rFartwua99 I' D E 6•NE19 STOWwWEi u' x35 rE0UE1Y.•15937 W -. / WOK* • SINWR9WA O /// IX / 24.41116•19172. 1 ;''x5D m�W.•IR23' W 89irC.�s1M sEw� j NFwFrSO1T _ W -1-. - / / 2YEN IFi�S1'' Z 12"PVC C-900 36.91-F- EW >e sent' t- 20000' 2r ENRIOF9]I' O _.a 12'PVC C. / -_ `� `� 1 / / ../.. / 1•8 16 SImW 5'flWA 6 74.00 L.F. SAN SEW 1 // r „VA -F="-----1, �� •� um1Ww 8"PVC D3(134 - ® 146.52 LF SANSEW r IL -1.1~ III ---�I I • EartRw.vaic 7 / 8"PVC D30 4 ' 1 - I :t1. PPo AIE SINN STA 3+2].85.0 RT / 5=0.0. / /%-�` ( :I: 2- Ii 3 I1i 4 I rJ I I '..��8 >N Rw nam ((( E OUT E 166.75 PRI =C"1E-YNN STA 2+{6.69 5 0 LT I I I I I N- C6 CPoVA YNN STA 1+80. ;2.73'T I '/ I I _< RIM 169.38 NY 169.4 1 I I I I I .- E N W 154.4 E 1N W 165.41 ` I 1 1 /' I I y N E OUT E ffi{20 E OUT NE 185.21(TO WO fAC) SSMN 11I - .,p P PoVA1E-MAIN STA 3+20.69 5-0 LT SOW PRIVATE-MAN STA 1+0.17 6.92 LT I 1 L --JIL=-aJ'I L----111------111---74-31 � _ IL: PoN 170.2! t�11 L _-= -1=--__J L___J � RN 170.30 PRIVATE MAIN STA Z+19.{9{.91 AT 1w E N TE 163.{7 I I I I I /i '� E OUT E 161.4 _ -' -..... --_.. _ - _. E N W 88801 E OUT N(EI8SRND PIPE) { m. ��� ,N N S10NISEV3 EN N 166.01(FROM C61 E SITE 165.81 - - 1]0 - RA..1699T ! a rew� �st�il _ $j r PRIVAIE N STA 2+3669 5.0 RT m11 u �;IIIIIIIII®�®[6' � I 0_ : M'FQ17114UAW S L` 1., lir csr IE N W 166.30 iu�PRIVkTET; ' ..0.. 'N 7` arWu ® AI E OUT E 166.10 ,].. , , 7. r E•N7 - ', IL--xwo two --1Ir--_31r- / \'-------11F---111F--- I - I- --�-"\ �: I I -_ 1 M■ ' ' 7'ROW DEDICATION 6 7 8 I i 9 i i 10 I I '� bj_ 1 - TRACT C - MAIN �, I/ I I I 1 IAAwOIE \,? III I I • 1 a ( SVRNNSflRF wn2wsEwv ti• I I I ,S Twe•E7L77 SANITARY/STORM SEWER PROFILE MNDE r� I --- L_--JIL_-_J - ri . 1 rEws.Ta1E N EN.,E6S 1 I rENWANLV' W SCALE HORZ:1•=3C,VERT:1•.3' rEWE.Isisr :JIL__ JIL--_J I _ ,R ,- rE0urlEa•w2r rawsw.lasl' - �- J _ m � O xsi eta .a:�= Pi-M_E'L. --4.,v.:-D-.ss-xss=-xssII .I / w9rAEr&WfE 122.+ SBSN•2SY- fag.. "F���Awane a �'� I 1 1 Y I1 �„ 1 rEalRx.lp3s' W l7 6 w ) 1 I II W 1s'ESSE72ENT FOR WWI I I 'I TRACT 2 WTf•1W27 �' " C7 O AND STORY SEWER V j_L J J mit PRO?. iN-291851 I •\• OI.3]LN H 5- 0 In -1 �1�y PROPERTY P.':,;� EOUTWn16625" L.) Q I i V I 118 I� I ' 1 2wE ,./ I NEWm1E I"•, w F- ' 1 1 1 13 N0l104145•E .I' b EWSR3F LL I 2Y'601Ss1613F LI 0 /// 'El Lir, (I 2PE001Nn N3AS = I-- FUTURE FUIIIRE GROUND OUSTING GROUND 11L. r L.J/ 9997 to 1 IB401'13E WL9s j n', I Q u EXIST.PROPERtt UNE] %/ 4 yl uJ . --_--- - -._ OPEN SPACE / s 1 b \ 1 I i TRACT A j ^ ACi 3 ,i waw - 29185 $8 I 11 o" a cW Z` < 116.0 L.F.STM Wmilime 1-,. p I. W I 12"PVC:C-900 - •4'/, 'I'ng= ',IC g �v i v i q 1 .11. ;51. x : e as ...110:00 L.F.-SAN SEW I Z , II ,X lz3 't1 6 PVC C-904 ' 101.95' I -1 .1 .31- . § 5=0.005 222.6( , 511811 I Nar05'40'E 420.71' PRVATE-S1U8 A 41 4.,L I� SSYN pI PRIVATE-SN8 STA 1+05 4.0 LT SEWN - RIM 170.65 I 1^ \ _ RW 169.38 PRIVA STUB STA 2+11 4-0 R E OUT N 164.95 - E N w 164.4 RDA 170.51 EN 5164.4 E OUT 166-88 E OUT E 164.20 LEGEND: LEGEND(PROPOSED): - - -10TUNE -..e,.... - - -FASEXAEXa068 w1awFNE I .- •NGNf#WAY UNE O -SWUM Yw00 1i00 2'm D -WMNM ___-___-_ -NRiTOF-WAVOROTNNE F -816688166858019 ----- -80UNDA6YINE OFSUSIECTPARCEL * -S1,SYU9Nr ", -WALLASNOTED ME -lomat -N- TRACT C - LEG -- 0-D- -PENCE*5NOT60 -Slow4awaaNNUIN ----------------U4 -.wn,w., -L40ANTEM3lmK SANITARY/STORM SEWER PROFILE US -SWMOUI WAITA.AI.Y.LWE a GCALE:HORZ:/•-3D,VER{:1•=3' 115 -x=mar to. d 170 sm.N.ar Z E.•.e•.wWsoW......... •�,T - GRAPHIC SCALE FrniKKt J __ ASH CREEK VILLAGE b -9IIwOWE N0. = 1 141-017 -- -mu. Ei^ MINN -DAMN IAN T1PE - (IN FEET) PLANNING Sheet 10 of 11 a ice . ¢ I� s't t• II ! 4 ' .' E I T"' 9kI I I 4 L31 Ft IME7t.,{ �. � I %v» lure E o '�J - r# I kormit......4., +�i 1,".4 t c 3t 1 • a .'.'1;.'....'.. n 4 --.C.",:-.-- .g7 r -�I .. } - '�c (,, a t 5 -•%.•;,,,,t,,--',.-' v ] ,..:ii: > #n'` + .6`I�t.: ��• ,' a ai 9�• R x p - 1 14. ,t'', 1..,. tal,. rte �}� _A;.� ,rr i y �i-yk# „�„pr.•��� '�S � W `E � T'�#! * i -..,.-141;. 'n ., ... A s ,,,,,v":1":;:,' ,rl ''� `:Y !^y S�. - &r).•/ >.:.` .Y t.. t t ^. 1 i `)ri tr I (.'� 'R' ,. .s :.fr 1 r41 .� t. j 4 { i,l :I" , 5- { i �t .a r? *. .. �' t +i ,, 'r f ,iy g� i y > -t a WY {� 1^ k V t � 4 $ &( &,� las t r ° # �' . z '4C NP ,,^)k ,wic-,-,--.:1,.,,...t.-.4..� t 11 Ai a s I v• II �_ t , / fi, Y — PI JJ� :„:,ik t„x I I.iti 'l #-.:.% __ t� °�''` ) sly � ,°. 4'� ,v. s a `^9 x -,:\,----,±71.,2.,,__.. e`. x r ' �I m — 44 4t .5 m o m 4 1 ws;s X 7J X T r . • 0I I V.Cigv� < p D O F'" r } 73 O I O _ C 77 O m O O 0 r Zt r C 0 O O ta �"�w 1J-1�,ID "Awl f � 4 t :. p z . $-. sw ... ,- ' .a.11 .dry O yam. ''"',.-4 � V- +M`• k :kit'''''''';; #^'6 3z . _ '" - .„.. - r � e x. v�s - zt=�t .... .*E7-.01,.. Li �n + , Ae _ : , __, r m , _. A: • > —z:---- N, N Oats Rw13ka By Designed by MLS Date D4/1075 n H z Dawn by ce Date 04/2915 CIRCULATION AND AERIAL PLAN It V A Reviewed 6y Mls Date 04/2D15 sezoswwpwn3up syp.,.ne 2, Project No.141-017 $uui�a REF. .ar.pm 9TR3 p 5M3.a13.eas FA HoflZ Scale:45 N0150 PIONEER DESIGN GRDUP s�wpd gm mm ~' ve t.scale: ASH CREEK VILLAGE 14117_1ltlrcdw4 CITY OF TIGARD,OREGON TREE PROTECTION NOTES: LEGEND �Pw / y Ii*" y 1 / _ \ /i^ / i - 1. EXISTING TREES TO BE PRESERVED ARE TO BE PROTECTED BY A TEMPORARY 5 HIGH CONSTRUCTION / ��t-E XISTING TREE TO BE REMOVED ,,,,/ XISTING TREE TO EXISTING PROPERTY TREE PROTECTION FENCE PLACED AT THE DRIPLINE AT THE TREE PRIOR TO ANY GROUND DISTURBANCE. � �RIP LINE REMAIN TREE TO LINE FENCE 1w 1 �\ �`-� �1 TREE NUMBER �( �II 2. THERE IS TO BE NO EQUIPMENT OR MATERIAL STORAGE, NOR DISTURBANCE OF ANY KIND WITHIN THE 1 4 / / 1 TREE PROTECTION BE r .i:i`l ,,,Ty. $' <4 -23 FENCE - REMOVED �\ lIe T i atall9 1 FENCED AREA. S7 / -- - - -- _ 111 . ki I 3. THE GRADE SHALL NOT BE CHANGED WITHIN THE TREE PROTECTION ZONE WITHOUT THE PROJECT EXISTING TREE TO REMAIN -Al: --in �f?' rt`;a1,( DRIP LINE s4,-F, -/i6 ,-4 6e- f 1 i65- - - �• 4^i D ARBORIStS AUTHORIZATION. THE PROJECT ARBORIST MAY ALLOW COVERAGE OF UP TO ONE HALF OF THE ;- " `'..'�f A.' 69 Y '�1:, TREE NUMBER r ??___ 1( 1 �r �, - -�_ 1 ! MURQ es AREA OF THE TREE'S ROOT ZONE WITH LIGHT SOIL TO THE MINIMUM DEPTH NECESSARY TO CARRY OUT VERGREEN TREE �,1 i `vac ' I \ �m '11,1 ECIDUOUS TREE 1 ',! ' \ ,} `L I� T - i , GRADING OR LANDSCAPING PLANS, IF IT WILL NOT IMPERIL THE SURVIVAL OF THE TREE. •'•■-� \ 1 I P o �� I " n"x°w'�`" 4. TO THE GREATEST EXTEND POSSIBLE, UTILITY TRENCHES SHALL NOT BE INSTALLED WITHIN THE TREE CTORE , I TREE / 'a I m + 1 II ID 0 ' i NUMBER 1 I I 2 I I I ( /4 I I 5 I w • II n 1 3.214 N Tarn I.170 PROTECTION ZONE. THE PROJECT ARBORIST MAY REQUIRE THAT UTILITIES BE TUNNELED UNDER THE I I it / I \I_ I PROPOSED ' I ' I ii ,r, 1 .so, -OS. III -/ / E1(IST. BLDG. 4 ROOTS OF TREES TO BE PRESERVED IF IT IS DETERMINED THAT TRENCHING WOULD SIGNIFICANTLY 0 TREE PROTECTION FENCE (PER DETAIL) OT UN CONTOUR T ,BE REMOV D II kr I„ LOT I I I �X1STING I 9 1 REDUCE THE CHANCES OF TREE SURVIVAL. I i II NUMBER I I COUNTOUR- l _ — I 11I ' I I I ,• 1,1(11\I 1 5. AN IMPERVIOUS SURFACE SHALL NOT BE INSTALLED WITHIN THE TREE PROTECTION ZONE WITHOUT THE I ' , - -� �--BUILLDIN I r T7 T li... D `` i)) 111�i1I, fPROJECT ARBORIST'S AUTHORIZATION. THE PROJECT ARBORIST MAY REQUIRE SPECIFIC CONSTRUCTIONS j , - '' %�. :METHODS AND OR DIRECT SUPERVISION OF REQUIRED WORK. 1 I117 1 SET BACK I t''� - ", / II I Q / i -17 --- LINES 116 �/ -\ , i II,11 i Z 6. PROJECT ARBORIST SHALL BE INFORMED OF ANY CORRECTIVE PRUNING THATIS REQUIRED IN ORDER TO , / _` i 1- J I j j Z (� l0 AVOID DAMAGE FROM MACHINERY OR BUILDING ACTIVITY, PRIOR TO PERFORMING ANY PRUNING WORK. E - '� )47 / 'II l" 1 a W W \\ PROPOSED -----<- ` Y69' I Illi ,{ Z Z W 7. DIRECTIONAL FELLING OF TREES TO BE REMOVED SHALL BE USED TO AVOID DAMAGE TO TREES DESIGNATED i 7•' .'c.4 -`\�,f�a, PRIVATE STREE '� "J _PRIVATE STR_EF, /� 1 Q cc O FOR PRESERVATION. / I ( .. ; I J 6. ANY SOIL COMPACTED WITHIN THE DRIPLINE OF THE TREE SHALL BE AERATED BY METHODS CONSISTENT II I `�'r 164 / / . 1I I 1 I I- � J WITH TREE CARE INDUSTRY STANDARDS. ‘ ,1,19 / - - - TRA T C J '=„X ( 1 I, 1 I 1 i 1 > Q cc 9. ANY LANDSCAPE WORK THAT IS PERFORMED IN THE TREE PROTECTION ZONE FOLLOWING THE REMOVAL OF I I F - ,113`.,..-1 1 W > W �< PROTECTIVE FENCING SHALL BE DONE USING ONLY LIGHT MACHINERY AND HAND LABOR. ' _ _^ ' /, 1 I I F I (n O W V_ 10. ADDITIONAL REQUIREMENTS. THE PROJECT ARBORIST MAY REQUIRE ADDITIONAL TREE PRESERVATION I :.o.,,, a I — - I / \ \` I i \.- — IIII i Q Ucc ~MEASURES WHICH ARE CONSISTENT WITH TREE CARE INDUSTRY STANDARDS. I I I ( \ ' I I 145 / - 7( I - w = W 6 I 7 I 8 9 III 1 O 1110_ 0 I III ISI I I III ISI ` �t " �x a jI iI II II _ JL _ J � -- �t:' ;1iH I . 1 ,L — _I I _I L J \`' I 4. 14 ,;' .I i i4o' 1 I s• l 'I 1 1 0 F r r .. a --1.11_11:1- 5�-'- T4A �-�-- g o — 1 T— -- -- .1�`► 1 etsren c oa .. _• 1r •� `� / s- _� O_--OH--- �!1 174 e .a �� p> 1rt �'1 .• II , J,1 W '1.. r' D' a �'1{ .;.v I _� I G Q I I t 121 I. =—'tiil • 1 II 1 1 y HIE PEf C;A! c- ence material: I ,T,a I�/X 1 — X ''lt 01 1 1 1 OSK-I'S �w s}, ` orange, uv Q `='m I I I 1 •a, i, resistant high 'x- �' TRACT 2 OD �� 5'-0" min. tensile strength �- I �N-29185 d ,;/' grade �L.- -�__I ///PROP. I t +` _4.__r PROPERTY c5 1 4 2'-O" min. 4 441 n n-ATAd n i 11 u..n=1.117 n n I.-- T 12 /.. I LINE o -nuns - unn in=u Lona I m I > ''u P-' nu°,n„n - m 8.-0" o.c. 2.5" diameter CU �` I 13 i�i maximum steel tubing or /, „", 1 4"x4" timber post ///, `. \, \ I / /�+� i' I 1 0 TREE PROTECTION FENCING DETAIL / t57 / \� �� (12, f/i' ��±7� I 1 N.T.S. J` ,- ■ e r' t�j DC7 0 T' O ` ■ p i I - 1,•. / o 155 .�._ 1 • -OH-- TREE PROTECTION FENCE NOTES: �I 156 ETT. PROPERTY LINE .- �\ 45.0' -- KtrSTONE-moi 1 1 1. ALL TREES, UNLESS INDICATED TO BE REMOVED, SHALL BE ` • _ I OPEN SPACE 7 , 12� "'"`� I f 1 W PROTECTED BY TEMPORARY FENCING AS INDICATED. \ / / TRACT A c e- X —•—•— X t 1 a I 130 CT 3 I o WpOD RAM 2. PROVIDE TREE PROTECTION FENCE JUST BEYOND THE TREE \ X---- 29185 I54 TREE PROTECTIO iI n w I 1 D z CANOPY DRIP LINE. SHIFT LOCATION ONLY AS APPROVED IN THE , FENCE , I 'w-' m I 1 FIELD BY THE PROJECT ARBORIST. 1 / N _ I a _, 1 3. INSTALL FENCING IN SUCH A MANNER AS TO AVOID DAMAGING N• 1 a TREE ROOTS. DO NOT DAMAGE ROOTS WHEN INSTALLING POSTS. I i 154 w I I) ---I- D 4. DO NOT STORE MATERIALS AND EQUIPMENT WITHIN THE 153�4i ,_ Xx___L.___x32 I I 1 o 0 0 1 6 IBTING SHED BOUNDARIES OF THE PROTECTION FENCING. DO NOT OPERATE • ¢ BE REMOVEEQUIPMENT WITHIN THE BOUNDARIES OF THE PROTECTION FENCING. °,� ' _ -- -•-,= x- - - � 1 41 4 41 I 5. INSTALL TREE PROTECTION FENCING BEFORE BEGINNING ANY 1 I 1 j m 'm o CONSTRUCTION ACTIVITIES. MAINTAIN FENCING IN GOOD CONDITION, I I B z ) UPRIGHT, AND WHERE APPROVED UNTIL DIRECTED BY THE PROJECT 0' S' 20' 50' 4 1 u s o ARBORIST THAT FENCING MAY BE REMOVED. ell, I 1 1 N o rt' a N I.Morgan Nolen.attest that this Tree i D 5 Preservation and Removal Plan meets all Z E north scale the requirements in Section 10.port 1, 1 1 w 6- p Ir - of the City of Tlgard Urban Forestry .-a ,L. I I T J 'Manual. i�(Ju+ t ut Morgan Holm I PROJECT ABH CAMS:VILe E ISA Certified Arborist PN-6145A NO. 14E017/E505 Date: February 25, 2015 TYPE FLAM M EXISTING TREE To BE PLANT MATERIAL LEGEND PRESERVED AND PROTECTED. (TYPICAL) - Symbol Tag Common Name/Botanical Name: Size, Comments - (Quantity) EXISTING TREE NUMBER TREES i EW TREE NUMBER ' A , `��� '`♦' . TEMP, TREE 40�_ � O KAT KATSURA TREE/CERCIDIPHYLUM JAPONICA: 2"CALIPER; SINGLE TRUNK (6) 1154 rl i „--'-'----z- PROTECTION1411111N • �.•• ��, 2 '-4 1 IC FENCE (TYP.) =r7;y ` 'Or D A Jim'�Gi�.. .13�..—�i� .. U - w �— �R h / MURASE ' �.��r��...�1�., ..��. ��.��� ' c;"-die: i CIRCLE , Associates '��,% ,I • r ' CI AT TREE`_ a RAM=�'. I! 1 ,i IN LAWN. OAK OREGON WHITE OAK/QUERCUS GARRYANA: 2"CALIPER; SINGLE TRUNK (8) MI.X Ifilltagno Aro i 1 A00 A00"‘,4000 RACT L. - - ii' 7 (TYP-) P 30,295-004.2 �Jk 1 b 1/ 1 ? I 2 3 4 5 I i ' zfi > 6' TALL / (9)ROSE 'EE I ' (5)OAK I �� ►} \hhh. GOOD f 6).;/1110 1 1 I(5)YEL PROTECTION` BUILDING 4�-LOT t S er _ %,'7'4a.- FENCE 'ENVELOPE' ` NEIGHBOR l� . r l`I(9)ROS : . I TWBCA) 1 — 1 L29 _CI FENCE I 1 ----- ( ) (TYPICAL ( , RED RED ALDER/ALNUS RUBRA: 2"CALIPER; SINGLE TRUNK (2) 1 I ifi 141 11/4 A — -— '01'4:.- - --1 1 kik ginki . /A • i;41, .61;24/ ; 11 LLI -- _ l; �t®,h��r.>..��i.rsiA�l���w®I�eIIl� _MA®P�la�_�m- - - J Q � i4111 �� �t� ` •e iVA E SIRE,. (1)KAT / TUP TUPELO/NYSSA SYLVATICA: 2"CALIPER; WITH COMPLETE LEADER (8) > < z �- ' UTILITY LATERAL 1 YUL STREET �. ' 9 RnSE `It)TUP { ) WATER LINES / a fl 0r k WIIIIIMIr f-- 'i``iimenin (TYPICAL) i LIGHT 00", .�_ � �� RACT : ilp w w / 441.!11j,,,,:4;.,,111;101"::: liplipp.,- '�i`;, I�� I I I 1 0YEL YELLOWWOOD/CLADRASTIS KENTUCKIA: 2"CALIPER; SINGLE TRUNK (6) C� C 0 ,\' 4 , I in (3)TU•� �;' --- , ATER U /1 i I, METERS W � a 9)ROSE �,1 ` I►I�� ---EE k(�(iT BARRIERSJ (TYPICAL) w W — •t5� 7 8 1 9(TYPICA�+PERINOOTE ) 11 �wE (2).- 9 2)KAT ,,--, U ` 4.1", 14* I 9)ROSE I (4)TUP �I�I,` �' a . Q t II ;� � I �r'I,I��',� I I Oil ,I'/ROOT YUL YULAN MAGNOLIA/MAGNOLIA DENUDATA: 2"CALIPER; SINGLE TRUNK (5)i;il� TREE _/Il '� 1\-EXISTING BROOT ARRIER q'�I, ri I L 7)ROSE 1 BARRIER' , COUNTOUI# ( I , illf �n 7)ROSEr (TYP.) 0:r _, I •ROPOSED "(12)ROSE (3)YUL (3)ROSE ) 2, OTE IS f 1 I���_.I �� LAWN ' i CONTOUR �'r,,�� \' 24 ,� , , ', (SOD TYP. OP r ��������I ,1 I , — ' '�..' SHRUBS /��� ��,rv�/ ..e:!�/�I ®ROSE RUGOSA ROSE/ROSA RUGOSA: 2 GALLON; NON-HYBRID SPECIES (111) • �, �%% 9)R'vSE ml trri-75, �✓�I�� vp-I'��,�. GROUND COVER ?•,1(,trI���//. �� 3)OAK ��1� r:101 aarcuA! ea,�` •��, 12 o i. 1 RUBUS CREEPING CURRANT/RUBUS CALCINIODES: 4" POTS AT 24" O.C. 1 ORLtiWI\ tv 0 9)ROSE7:4 a •' TALL GOOD a A.�. �t�' NEIGHBOR =LAWN: SOD ("OREGON TURF AND TREE") 11,71....„-----"'s 4 (9)ROSE ,��� 1 FENCE �r/( 1 TRACT 211 •,'•,,....�- ,_„. ,„,„, 4P'iP4 �_� RUSHED N-291 8� r "-111 TTONE PATH: 0./4 iiir SPLIT RAIL FENCE ..�5�� ,,`DEEP,"WITH CO CI, �)RPSE 13 TEMP. 'F M1 ABRIC BELO 1 4 �il TREE I�3 � ,, �' � PROTECTION ,' !,w / g o �/ FENCE ``/• !� 2)RED y 4(1 '' . NOTES: S RAISED GARDEN PLANTERS (TYPICAL). k�; !' „IIII ___________0H________-_- -- - -OH ; 1. NEW TREES TO BE PLANTED SHALL CONFORM TO THE APPLICABLE STANDARDS IN THE TIGARD W TEMP. TREE ' te,44'rar#, N-'IIsi✓r yes,,ea v�,. 129 URBAN FORESTRY MANUAL AND SHALL BE PLANTED IN ACCORDANCE WITH THE AMERICAN o �+4 NATIONAL STANDARDS INSTITUTE (ANSI) STANDARDS FOR TREE PLANTING (A300, PART 6). r,' ", OS g'•#4*#. � r4 1 �� V1I iv NURSERY STOCK SHALL MEET THE REQUIREMENTS OF THE AMERICAN ASSOCIATION OF d PROTECTION �' I ''�� t .� �� �� il FENCE (TYP.) '4 p' 1 OI ,__$, 4.4+, CT 3 NURSERYMEN FOR NURSERY STOCK (ANSI 260.1) FOR GRADE NO.1 OR BETTER. DOUBLE STAKE _ 0�`+ , '+# -, WOOD RAM*M TREES IF NEEDED FOR STABILITY, `'..6;•$4 ifez �l dv..4,O� e OI ; 29185 . �I „ - WOOD CHIP PATH- - •-: 4 c. 4 ' • .-� 2. MINIMIZE THE AMOUNT OF DISTURBED SOIL ON THE CONSTRUCTION SITE TO DECREASE THE t " �� ._#.40„4.,,� r $ 6" DEEP WITH AMOUNT OF SOIL WHICH ERODES FROM THE SITE (REFER TO EROSION CONTROL PLANS). ��0. "�I�,�r. r�I€,�:: FABRIC BELOW %I I ! `��� ••V,�,O�� ,0���� ��,�,0�,•-, 3.NEW PLANTING ON EACH LOT AND IN ADJACENT PARKING STRIPS WILL BE IRRIGATED FROM A r�����,�j ��,�,,��j`,©� �� GARDEN; RADE LP PLOT I WATER SOURCE ON THAT LOT AND THIS WILL BE DONE WHEN THE LOT IS DEVELOPED. qn�I o o a 153 l©���i��-'.1._,--" -- 1-'J.;,A , (TYPICAL) 4.COMMON AREAS WILL BE WATERED BY SEPARATE DEDICATED WATER METERS. 1 4 41 1 '- jrA 1 i 144,11.•Woo+V.' Iw4—02.1.��s% 5" TALL GOOD NEIGHBOR FENCE • 5.PROVIDE ROOT BARRIERS MEETING CITY OF TIGARD REQUIREMENTS, ALONG THE EDGE OF m m o z a ,,,- PUT RAIL FENCE PAVEMENTS WHEREVER THE TREE IS WITHIN 5 FEET OR CLOSER TO THE EDGE OF PAVEMENT. z SPLIT RAIL Sr; a g o a n FENCE �� o o w a a 6' TALL GOOD 0' 5' 20' 50' NEIGHBOR FENCErimmr1.Morgan Hden.attest that th s T.ea F Preservation and Removal Plan meets all the requirements M Section 10,part 2, (\I z north scale err the city err Tgard lkb:61F4ltrY Manual � �^) o -wiU CC CD f.Alargan HdenPRO,ECT ASH CREEK NLUG: ' iD c'. r-111' ISA CertifiedArboristPN NO. 11WV/605 Date: February 25, 2015 TYPE f All G .-- ---.., WATER QUALITY FACILITY PLANT MATERIAL LEGENDs'N) A eiN 0' 4' 5' 20' symbol tag common name / botanical name: size and comments; (quantity) / 7111•J scale I / 1 / \ - I 0 BH BLACK HAWTHORNE / CRATAEGUS DOUGLASII: 2 GALLON - 36 MIN. HT; (14) 7 north _.--\\ ) , / 25 YEAR STORM POND LEVEL -- ..C.`' OA OREGON ASH / FRAX1NUS LA-11FOLIA: 2 GALLON - 35" MIN. HT.; (18) / LOW WATER POND LEVEL f.'',------- (,-;•/' \ \ ' I, / eV gas! et . . 00 OREGON WHITE OAK / QUERCUS GARRYANA : 2 GALLON - 36" MIN. HT.; (6) 1 (19)RTDW 73 (4)SER ,,.., ...Id \• -1.44 / \ . /' (13)RTDW 2 / (11)SPIR - --- - ' I= ANALYSIS OF MEETING C.W.S. REQUIREMENTS: - _ _ is / PLANTING AREA: 4,554 SQ.FT. (FACILITY SIZE) - 754 SQ.FT. (TREATMENT AREA WHERE __ --, • --=.---..- -----;=,...---- --=-1411•11i 1 --- Li '---- '7- . • I \ \_ MURASE Associates TREES ARE NOT PLANTED) = 3,790 SQ.FT. A /(34)NRO rlii,a V.-h4 .*61hr-ISTerWamrigrralerdrititiiignlifiiiMigair i11,21W, - TREES REQUIRED = 3 z,790 X 0.01 = 37.9 (38) All ,oir I FAr-41,7 mrplijii„,,ItfaTAICOkerlid ,ramtjltif 1.0114. " . •,,'el I 1 / \ '''''ria:s"Ma'''' TREES PROVIDED = 38 (REQUIREMENT MET) irildIVIra. Me,,JINTAllir 1 /ek/ 4.1 • , NO TREE 4iFINFA. .A7231 WIL4.Apdrist,,t,Tp VIVA„ . virr...71,40 %Lir • -.11 I , • 621.4 R,=Gum An. ....--VPLANTING ON AVIlvdrig. aiiii11,,,Alf .m..F.0.11Atii-'atecAPATIM40....11Agraik,:. Aliilblityper l'i'.,....' \ PM&OR MO 40 MOCK MOCK ORANGE /PHILADELPHUS LEWISII: 1 GALLON; (7) SIDEE OF ILI \ ;WI:If i7M r rirr-rar-Oror MIS UNtrArp lirairiglrettra‘r'WITIoti-....:1" ,irgt- r4 _ ' <,(----,i , ED NROS NOOTKA ROSE / ROSA NUTKANA: 1 GALLON; (71) r- 7 lir ,,..,A.F.gare-"jrrASIF11004-1‘74: ilr'galdwix LSI) \ 7411 , , I tiVI Illeellor ,-0•0'o.-41PortirwAhvivtax „..._si i -'- 1 e RTDW RED-TWIG DOGWOOD /CORNUS SERICEA: 1 GALLON; (61) I Al ,droad, oc000g000000.**IN mom jai Mkt .• 17, I 1 7 L inorw,.0o 0 0,7,0 0.00.0 jposoo, 0 oNRos 0 SERV SERVICEBERRY /ALMELANCHIER ALNIFOLIA: 1 GALLON; (20) (5)SERV rrujigi Z oz.. guraii7ilyclArrl" il o:c;00iigE000ggE,00.g:•010•01.1174.; libe1111,,,,.1, co VV,MIXIE0 g OgOgo°0°oZO°0...Alai Xrell,. .:-... . ›- -0 SPIR DOUGLAS SPIRAEA / SPIRAEA DOUGLASII: 1 GALLON; (31) (7)NRO -1 ritiptamonoop00000go°000°0 r 1-- Ll..] 0 , ,....46 li'MAN' 40 0,,c)oo„a°00o,°o•5' ir,e„, Ilriiilk - -. , L... • =_-1 0 LU .c (822)ROSSI I I willt041.---/-""'"'ilirlioTha°o°8.ggo°°o°8o°4 1093744 7410111,411 '"n ...?:,...::' v) ANALYSIS OF MEETING C.W.S. REQUIREMENTS: 5 (822)SMBUL A,.4,0 0 og og ogogogogo:0 Ityftfi,441 047.,_, PLANTING AREA: 4,554 SQ.ET. (FACIUTY SIZE) - 754 SQ FT (TREATMENT AREA 1 .armit. r,...4„,;4104, 0o.000.00.,Do.oa.00..diku,04.,‘ti ,, k 16, , • >> WHERE SHRUBS ARE NOT PLANTED = 3,790 SOFT. 44,041jaite aikly-Atalk 4: ..•: „ (10)SPIR (2,021)SOFTR r--fgroVit4,01,..-F1 di' • v ' 1,0)07,4..Kart.rik....401 . Li _1 _J SHRUBS REQUIRED = 3,790 x 0.05 -189.5 (190) 11....,- -.4 .11rOre,10.• AP, <C Cl- -5: 0 SHRUBS PROVIDED = 190 (REQUIREMENT MET) (1,542)SLSDG rrApPila*q0ailqUOr CC (3)SER 011,4001\ 4 Ir$11,20 ' ).....%4 'W" 28 ikip.i. •-•-vAyin_ .. ,../. LLI 0 y MULCH: PROVIDE A 3" DEEP (SETTLED) LAYER OF COURSE GROUND WOOD FIBER (10)5P1- JIM% iElOri MULCH BELOW AND 24" BEYOND ALL SHRUBS. MAINTAIN FULL DEPTH TILL FINAL 16__AmarF , ...7,. 1 41,,,7ewn .• ,1 ACCEPTANCE. (15)RTDW .,„- i.a.........-.-TA ..diaa,g4,4 4 1,011,1' val Ali I 4 110011:11111 CI 011.24 ,.- t..:i (4)MOCK ovAlliqlr piOiltif - . • ' .I. (3)SERV = < 11- t-L1 -- Z 1- (3)mcfa< EWA, .• AMMO:0 4041 leak al 4 .. _, 12Q < c) b.o.oul BLENDED (50 %/507) MIX OF THE FOLLOWING / I i"l'ink ‘,21111410. A inkNP. . r,,_.,r,,, ----- - .., (8) ROS ii"Aral Aapir.irigke---- - ..,.._*wilk 4) fahliki ,....: •-• I0 I Li_ 2o,c.',ogi ROSSI ROSSI SEDGE /CAREX ROSSI: (6) PLUGS/SQ. FT.; (822) ‘------I lizik~a' vulItlati*WA.4-45,."41:, A4,1. tii, prhip. (z a- i o SMBUL SMALL FRUITED BULRUSH / SCIRPUS MICROCARPUS: (6) PLUGS/SQ.FT; (822) ------'-7-7 7 ' I Ilk t AdLyri,,z4r... A;:.A-Irr.-4-zrii; 3 ale 4 . 'A., Tyli alli • ( 1 •,, W . - . - !pi nirkil p ZrAZ--Isvapvierpc'e i;.iii„,..wr. to iral . . < r,/,),...A SOFTR SOFT RUSH / JUNCUS EFFUSUS: (6) PLUGS/SQ.FT: (2010), 2 r -----,.„--, r 111E W.- 7AINIIVY 411. NII 1 gillosinatalipl.' U) _ -a „WO k Au . (_) 6- 411. SLSDG SLOUGH SEDGE/CAREX OBNUPTA: (6) PLUGS/SQ.FT.; (1,542) - • '• %tub_ '-iii-1:1&,_ V.OLL'''.11 '' 1 (kkar - --M."212rilip....quitliMiliw-froliii-T • --..-:•1 v--- a) ALL PLUGS SHALL HAVE ROOT CLUMPS 6" LONG AND 1" IN DIAMETER. ALL SHALL BE 100%VIALBLE AND SHOW GREEN TOP GROWTH. . . . MoLk-4 , L-91156.410111*.bmi AACIIII''..„,ichilit A. . , - 4. --....,..- 0 • Vliferlig4XWARILIFIri a I MAI qmiOW0eC ' 1::.' V) .1 MEMEI ./.., PROVIDE JUTE MESH AND RIVER STONE IN TREATMENT AREA TO MATCH C.W.S. 6 .........1=-4sam-mmffile....rammeinis..11_ : + + "WATER QUALITY SWALE" DETAIL #700 I kliIIIIR111111.111111111111 ' . 1114 • . • )' m B . 3) "V , 2)RIOW' -12)Rimw 17-- ,I <I- A sx,LSTE,74.4, `k ANALYSIS OF MEETING C.W.S. REQUIREMENTS: - - 1011.111111.1.1111111•1 - ildimf.-- -- ___T__ _ , 74 -- TREATMENT AREA = 754 SQ.FT (NOTE: WET SOIL TYFT FORBS ARE TO BE PLANTED IN SOILS THAT WILL BE WET / eo PAST THE EDGE OF THE TREATMENT AREA. THIS RESULTS IN AN ADDITIONAL 112 SQ.FT. BONG PLANTED WITH THIS c,I7.1 PERZI. T- ''A 2 TYPE OF PLANT. THIS MEANS 866 SQ.FT. HAVE BEEN PLANTED AT (6) PLUGS PER SQUARE FOOT. / WQ/DE/F/77 111( 0 OILECNON 866 x 6 = 5,196 Plants Required. VVIII • a 5,196 Plants Provided (REQUIREMENT MET) -'1 c'•,, c.,-,>- / TRACIE B . • , , IN1 ROUGH SEED: LOW GROWING NATIVE SEED MIX 1 DWARF TALL FESCUE /LOUUM ARUNDINACEUM: 40%(BY WEIGHT) slil,%00, 1, ' a) DWARF PERENNIAL RYE /LOLIUM PERENNE: 30% )-• ' co a) 17, 01 CREEPING RED FESCUE /FESTICA RUBRA 'ARENARIA': 25% I. COLONIAL BENT GRASS /AGROSTIS CAPILLARIS: 5% il _ -r _ _ _-. ,.,-, T PRI AT . APPLY AT 5 POUNDS PER 1,000 SQUARE FEET. REAPPLY, PROVIDE WATERING AND CARE AS NEEDED TO ATTAIN 7 100% COVERAGE MAINTAIN TO BE 1007 WEED FREE. - - - -7-- -:. .---:----- ---a - - ------- - .-- . --. - 1112-11-11 -1111-11.1111r OF3.. p 2 --A=11=---- -.- ,-..-.-.- .- . . 7777 ..4 . . . . .--- - 4 _ .--.-- WATER QUALITY FACILITY PREPARATION, PLANTING, AND MAINTENANCE NOTES ;. . f- t PRIOR TO BEGINNING PLANTING WORK, REMOVE ALL INVASIVE AND WEED PLANTS. PERFORM WORK PER "CLEAN WATER SERVICES INTEGRATED 6. DIG TREE AND SHRUB PLANTING HOLES 3 TIMES THE DIAMETER OF PLANT ROOTBALL AND 1/2" SHALLOWER. LOOSEN THE SIDES OF THE PEST MANAGEMENT PLAN - 2012". REMOVE AND DISPOSE OF ALL DEBRIS OFF SITE. EXCAVATED HOLES. PLACE PLANTS PLUMB AND CENTERED IN THE HOLES. FILL THE VOID AREAS AROUND THE ROOT BALL WITH AMENDED TOPSOIL TAMP AND WATER TO FULLY SETTLE AND ELIMINATE ALL VOIDS, PLANTING HOLE BACKFILL SOIL TO BE A PRE-MIXED FULLY .i ca 2. OVER-EXCATE AREA TO A DEPTH OF 12" BELOW FINISH GRADE. LOOSEN THE TOP OF THE SUB-GRADE TO A DEPTH OF 4-6 INCHES AND THEN BLENDED MIX OF (1) PART COMPOSTED YARD DEBRIS AND (4) PARTS EXCAVATED TOPSOIL SOILS SHALL BE FRIABLE WHEN BONG BLENDED. .r. PROVIDE A 12- DEEP (SETTLED DEPTH) OF PRE-BLENDED AMENDED TOPSOIL OVER THE POND BOTTOM AND 24 INCHES UP THE SIDES. THEci z BLENDED SOIL SHALL BE COMPRISED OF(1) PART COMMERCIALLY COMPOSTED YARD DEBRIS AND (4) PARTS SILT-SAND LOAM. SOILS SHALL BE 7. PROVIDE DURABLE PLANT TAGS ON EACH TREE AND SHRUB. TAG SHALL HAVE THE COMMON AND BOTANICAL NAL* OF THE PLANT. MAINTAIN ON PLANTS UNTIL DIRECTED BY OWNER TO REMOVE. THOROUGHLY BLENDED PRIOR TO DELIVERY TO SITE. COMPOST SHALL BE FREE OF TRASH, DEBRIS, ROCK OVER i'' SIZE, UNCOMPOSTED WOOD, WEEDS, AND ALL INORGANIC MATERIAL COMPOST SHALL BE ADEQUATELY COMPOSTED SO AS TO BE CHEMICALLY STABLE AND NOT REQUIRE INPUT OF NITROGEN TO COMPLETE COMPOSTING PROCESS. 8. PLANTING SHALL BE DEEMED 'SUBSTANTIALLY COMPLETE" WHEN: ALL PREPARATION WORK IS COMPLETE, ALL PLAITS ARE INSTALLED WHERE INDICATED; ROCK, MESH, AND MULCH IS IN PLACE, SEEDED AREAS HAVE SPROUTED, ALL PLANTS SHOW ACTIVE G EEN GROWTH, PLUGS TO AN 3. BEYOND THE POND BOTTOM, COVER ALL AREAS WITH A 3 INCH DEEP LAYER OF COMPOSTED YARD DEBRIS. WHERE TREES AND SHRUBS ARE AVERAGE OF 3"; ALL AREAS ARE WEED FREE AND SMOOTH. WHEN THESE CONDITIONS ARE MET, AND WITH THE OWNER'S WRITTEN 'A PLANTED WORK INTO SOIL DURING PLANTING. WHERE NO TREES AND SHRUBS ARE PLANTED TILL INTO THE SOIL TO FORM A UNIFORM BLEND OF ACKNOVVLEDGEMENT, THE TWO-YEAR MAINTENANCE PERIOD MAY BEGIN. a a a 1 ca a, c r a; COMPOST AND NATIVE SOIL AT LEAST 6 INCHES DEEP. 9. PROVIDE WATERING UNTIL FINAL ACCEPTANCE AS NEEDED TO ASSURE GOOD HEALTH, VIGOROUS GROWTH, AND PREVENT ALL WATER DEPRAVATION 4. PROVIDE BIODEGRADABLE EROSION CONTROL MATTING OVER POND BOTTOM AND UP SIDES 36" INCHES BEYOND . ANCHOR IN PLACE AS NEEDED STRESS, PROVIDE WATERING FOR SEED TO ATTAIN GERMINATION, ESTABLISHMENT, AND FULL DENSE COVERAGE. PROVIDE AUTOMATICALLY /f TO HOLD Will A 3 F.P.S. WATER FLOW RATE. IN TREATMENT AREA PROVIDE HIGH DENSITY CONTROLLED TEMPORARY AND MANUAL IRRIGATION AS NEEDED. SEE CIVIL DRAWING FOR LOCATION OF WATER MEIER TO SERVE THIS AREA. JUTE MATTING (GeoJute Plus). ALL OTHER AREAS PROVIDE A LOW DENSITY JUTE MATTING (Econo Jute). ALL PER C.W.S. DETAIL 700 a 9 ,- . 10. PROVIDE MAINTENANCE EQUAL TO OR MORE EXTENSIVE THAN INDICATED FOR THE VEGETATED CORRIDOR (SEE CWS SPECIFICATIONS). PROVIDE 5. PROVIDE A 3 INCH DEEP LAYER OF MULCH AROUND ALL TREES AND SHRUBS. PROVIDE 24 INCH DIAMETER CIRCLE OF MULCH AROUND SHRUBS FROM INSTALLATION, AND FOR AT LEAST 2 YEARS UNTIL FINAL ACCEPTANCE(END OF WARRANTY PERIOD). • IN c% Ef 8 -.' i AND A 36 INCH DIAMETER CIRCLE OF MULCH AROUND TREES. KEEP MULCH GRASS AND WEED FREE. MULCH SHALL BE MEDIUM TO FINE GROUND FULLY COMPOSTED COMMERCIAL YARD DEBRIS MULCH. 11. VISIT THE SITE DURING THE MAINTENANCE AND WARRANTY PERIOD AT LEAST TWICE A YEAR AND RECORD PLANT SURVIVAL RATES. REPLACE ALL PLANTS THAT ARE DEAD, IN POOR CONDITION, AND MISSING. RESEED ALL THIN AND BARE AREAS. ERADICATt ALL WEEDS AND INVASIVE PLANTS. AT LEAST 80%OF PLANTS SHALL BE LIVE, HEALTHY, AND SHOWING VIGOROUS GROWTH. FULL COVERAGEi SHALL BE OBTAINED OVER . . In ALL SEEDED AREAS. ..,. 1 1-: 12. IF ANY PART OF THE FACILITY HAS SILTATION 3 INCHES IN DEEP OR GREATER, AT ANY TIME DURING THE TWO-YEAR MAINTENANCE PERIOD, REMOVE THE SILT AND DISPOSE OF MATERIALS OFF SITE. REESTABLISH INDICATED FINISH GRADE. PROVIDE REPLA MENT JUTE MESH, STONE PRO.ECT A..511 CREEK VitLAG: COVERING AND PLANTINGS OVER ALL DISTURBED AREAS. I NO. 141-017/505 1:. TYPE PLANoio i S2LLON EEDN2IThEIdNOD NI0I ,LVDI'Ic1c1V ' �icI CITY OF TIGARD PRE-APPLICATION CON F N,RENCE NOT NAS TIGARD (Pre-Application Meeting Notes are Valid for Six (6) Months) _.-. . - PRE-APP.MTG.DATE: December 2.2014 STAFF AT PRE-APP.: John Floyd.Greg Berry - — -- RESID FI:NTIAL APPLICANT:CTH Investments AGENT: Matt Wellner Phone: 503-970-5699 Phone: PROPERTY LOCATION: ADDRESS/GENERAL LOCATION: 10895 SW 95th Ave TAX MAP(S)/LOT#(S): 1S135BD00400 NECESSARY APPLICATIONS: Planned Development, Subdivision 'ROPOSAL DESCRIPTION: Rezoning of an approximately 9.1 Acre parcel from R-12 to R-7 and subdivision into 53 Single-Family Home Sites COMPREHENSIVE PLAN MAP DESIGNATION: Low and Medium Density Residential ZONING MAP DESIGNATION:R-4.5 &R-12 Medium Density Residential ZONING DISTRICT DIMENSIONAL REQUIREMENTS (Refer to Code Section 18. 510) MINIMUM LOT SIZE: varies sq. ft. Average Min.lot width: varies ft. Max.building height: varies ft. MAXIMUM SI'Z'E COVERAGE:varies % Minimum landscaped or natural vegetation area:varies %. Setbacks: Front varies ft. Side varies ft. Rear varies ft. Corner vanes ft. from street GARAGES: 20 ft. 1 NEIGHBORHOOD MEETING (Refer to the Neighborhood Meeting Handout) THE APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 500 FEET, INTERESTED PARTIES, AND THE CITY OF TIGARD PLANNING DIVISION of their proposal. A minimum of two (2) weeks between the mailing date and the meeting date is required. Please review the Land Use Notification handout concerning site posting and the meeting notice. Meeting is to be held prior to submitting your application or the application will not be accepted. * NOTE: In order to also preliminarily address building code standards, a meeting with a Plans Examiner is encouraged prior to submittal of a land use application. CITY OF TIGARD Pre-Application Conference Notes Page 1 of 8 Residential Application/Planning Division Section E 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 conside an application incomplete and delay review of the proposal. The applicant should review the code ft. 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 submittalackage. The impact study shall quantify the effect of the development on public facilities and services. The study shall address,at a minimum,the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirement, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. ® ACCESS (Refer to Chapters 18.705 and 18.765) Minimum number of accesses: 1 per unit Minimum access width: 15 feet. Minimum pavement width: 10 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 FACILITTFS. 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 are 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. I EX'AMPT,F,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 fight-of-way 6,534 sq. ft. (15%) for public right-of-way NET: 34,848 square feet NET: 37,026 square feet 3,050 (minimum lot area) - 3,050 (minimum lot area) = 11.4 Units Per Acre (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) A STREETS: feet from the centerline of FLAG LOT: A TEN (10)-FOOT SIDE YARD SETBACK applies to all primary structures. ZERO LOT LINE LOTS: A minimum of a ten (10)-foot separation shall be maintained between each dwelling unit or garage. A MULTI-FAMTLY 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.] I— FLAG LOT BUILDING HEIGHT PROVISIONS (Refer to Code Chapter 18.730) MAXIMUM HEIGHT OF 11/2 STORIES or 25 feet,whichever is less in most zones;21/2 stories, or 35 feet in R-7,R-12,R-25 or R-40 zones provided that the standards of Section 18.730.010.C.2 are satisfied. Ei 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 axe 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 "A" along north boundary. Buffer Level along east boundary. Buffer Level along south boundary. Buffer Level "A" along west boundary. SIGHT OBSCURING SCREENING IS REQUIRED ALONG: El 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 & HI), MINOR LAND PARTITION (TYPE II), PLANNED DEVELOPMENT (TYPE III), SITE DEVELOPMENT REVIEW (TYPE H), 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 tight-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. CITY OF TIGARD Pre-Application Conference Notes Page 3 of 8 Residential Application/Planning Division Section ❑ RECYCLING (Refer to Code Chapter 18.755) Applicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SI'Z'E 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 Piic 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. D. 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 DESIGNATTED AND/OR DIMENSIONED AS COMPACT SPACES. Parking stalls shall be dimensioned as follows: D. 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 INDUS'1RIAL 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 TIG ARD 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. ❑ SIGNS (Refer to Code Chapter 18.780) SIGN PERMITS MUST BE OBTAINED PRIOR TO INSTALLATION OF ANY SIGN in the City of Tigard. A "Guidelines for Sign Permits" handout is available upon request. Additional sign area or height beyond Code standards may be permitted if the sign proposal is reviewed as part of a development review application. Alternatively, a Sign Code Exception application may be filed for Director's review. ® 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% 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 tree preservation and removal site plan standards in Section 10,part 1 of the Urban Forestry Manual; - Meet tree canopy site plan standards in Section 10,part 2 of the Urban Forestry Manual;and - Meet 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 Forestay 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. 1 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. ® CLEAR VISION AREA (Refer to Code Chapter 18.795) The City requires that CLEAR VISION AREAS BE MAINTAINED BETWEEN THREE (3) AND EIGHT (8) FEET IN HEIGHT at road/driveway, road/railroad, and road/road intersections. The size of the required clear vision area depends upon the abutting street's functional classification and any existing obstructions within the clear vision area. The applicant shall show the clear vision areas on the site plan, and identify any obstructions in these areas. CITY OF TIG ARD Pre-Application Conference Notes Page 5 of 8 Residential Application/Planning Division Section Z 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 lan, division and shall include boundaries of the proposed land division and shall include other parcels within 200 feet surrounding and adjacent to the proposed land division. ➢ Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and pedestrian facilities on or within 500 feet of the site. Where necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed. ® ADDITIONAL LOT DIMENSIONAL REQUIREMENTS (Refer to Code Section 18.810.060) MINIMUM LOT FRONTAGE: 25 feet unless lot is created through the minor land partition process. Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum 15-foot wide access easement. The DEPTH OF ALL LOTS SHALL NOT EXCEED 21/2 TIMES THE AVERAGE WIDTH, unless the parcel is less than 11/2 times the minimum lot size of the applicable zoning district. ® 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 Q 18.330(Conditional Use) Q 18.620(Tigard Triangle Design Q 18.760(Nonconforming Situations) Standards) • 18.340(Director's Interpretation) Q 18.630(Washington Square Regional 1E1 18.765 (Off-Street Parking/Loading Center) Requirements) 18.350(Planned Development) Q 18.640(Durham Quarry Design Q 18.775(Sensitive Lands Review) Standards) Q 18.360(Site Development Review) E 18.705(Access/Egress/Circulation) 0 18.780(Signs) 10 18.370(Variances/Adjustments) II 18.710(Accessory Residential Units) 0 18.785(Temporary Use Permits) O 18.380(Zoning Map/Text 121 18.715(Density Computations) El 18.790(Urban Forestry Plan) Amendments) Q, 18.385(Miscellaneous Permits) Q 18.720(Design Compatibility E. 18.795(Visual Clearance Areas) Standards) E. 18.390(Decision Making E. 18.725(Environmental Performance 0. 18.798 (Wireless Communication Procedures/Impact Study) Standards) Facilities) El 18.410(Lot Line Adjustments) E. 18.730(Exceptions To Development E. 18.810 (Street&Utility Improvement Standards) Standards) O 18.420(Land Partitions) Q 18.740(Historic Overlay) • 18.430(Subdivisions) Q 18.742(Home Occupation Permits) 21 18.510(Residential Zoning Districts) E. 18.745(Landscaping&Screening Standards) El 18.520(Commercial Zoning Districts) II 18.750 (Manufactured/Mobil Home Regulations) Q 18.530(Industrial Zoning Districts) 0 18.755 (Mixed Solid Waste/Recycling Storage) CITY OF TIGARD Pre-Application Conference Notes Page 6 of 8 Residential Application/Planning Division Section ADDITIONAL CONCERNS OR COMMENTS: 1. Please refer to attached notes from Public Works and Tualatin Valley Fite & Rescue regarding site improvements and access. 2. Please note that the Tigard Development Code has been amended on multiple occasions since the last approval for this property in 2005. Most significantly, there were substantial modifications made to the Planned Development chapter in 2006 which will significant changes to your proposed site design. For example, there is now a requirement that 20% of the gross site area be dedicated for open space, or approximately 13,155 square feet for this site (5,756 sq. ft.proposed). 3. The property is split zoned between R-4.5 and R-12. Please note that the minimum lot sizes vary significantly between the zones (7,500 and 3,050 square feet respectively). In addition,perimeter lots cannot be reduced in their respective areas below 80% of their minimum. This most significantly affects lots 12-14 of your proposed site plan as they cannot be reduced to below 6,000 square feet each. 4. Table 18.510.2 requires a 30 feet side or rear yard setback in the R-12 zone, whenever a project abuts a more restrictive zoning district. This affects your project in that proposed lots 9-11 must meet this rear yard setback. You can request a development adjustment to reduce this setback by 20%, providing you meet the approval criteria set forth in 18.370.020.B.1.b of the development code. 5. Specific questions raised in your application: Previous approvals for this property have expired and there is no mechanism to reinstate them. ➢ The "Planned Development" overlay remains in force. If you wish to remove the overlay and develop under clear and objective criteria,you must apply for a rezone. • As discussed above, an open space dedication equivalent to 20% of gross site area must be included as part of the Planned Development Approval. This requirement cannot be modified or waived. ➢ The decision making process for a standard subdivision is a Type II approval by the Planning Director. For a Planned Development,you will require a Type III Planning Commission approval of a concept plan followed by a detailed development plan for the project.Approval processes are set forth in chapter 18.390. ➢ Three foot side-yard setbacks would be generally allowed under a Planned Development approval except along the perimeter of the project site. Please note that,site perimeter setbacks must meet standard setback requirements. Setbacks internal to the site are generally not applicable, with some exceptions (see 18.350.060.C). • Side yard setbacks cannot be reduced to less than 20% of the required minimum under a development adjustment. To obtain a three-foot side yard setback under a standard subdivision, the intruding element would have to meet the approval criteria for an administrative variance (18.370.010.C.2) or an exception to development standards (see 18.730). ➢ You cannot "relocate" an R-12 lot into the R-4.5 portion of the site as all perimeter lots must be at least 80% of the minimum lot size. PROCEDURE II Administrative Staff Review O Public hearing before the Land Use Hearings Officer. Public hearing before the Planning Commission. O 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. • CITY OF TIGARD Pre-Application Conference Notes Page 7 of 8 Residential Application/Planning Division Section APPLICATION SUBMITTAL PROCESS All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications submitted by mail or dropped off at the counter without Planning Division acceptance may be returned. The Planning counter closes at 5:00 PM. Maps submitted with an application shall be folded IN ADVANCE to 81/2" x 11". One, 81/2" x 11" map of a proposed project shall also be submitted for attachment to the staff report or administrative decision. Applications with unfolded maps shall not be accepted. The Planning Division and Engineering Department will perform a preliminary review of the application and will determine whether an application is complete within 30 days of tie counter submittal. Staff will notify 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 adcitional 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. 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 INT'hNDED TO INFORM the prospective applicant of the primary Community Development Code requirements applicable to the 'Dotentia1 development of a particnhar site and to allow the City staff and prospective applicant to discuss tae opportunities and constraints affecting development of the site. SUBDIVISION PLAT NAME RESERVATION (County Surveyor's Office: 503-648-8884) PRIOR TO SUBMITTING A SUBDIVISION LAND USE APPLICATION with the City of Tigard, applicants are required to com-Dlete and file a subdivision plat naming request with the Washington County Surveyor's Office in order to oatain 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 th Subdivision Name Reservation. BUILDING PERMITS PLANS FOR BUILDING AND OTHER RELATED PERMITS WILL NOT BE ACCEPTED FOR REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. Final inspection approvals by the Building Division will not be granted until there is compliance with all conditions of development approval. These pre-application notes do not include comments from the Building Division. For proposed buildings or modifications to existing buildings, it is recommended to contact a Building Division Plans Examiner to determine if there are building code issues that would prevent the structure from being constructed,as proposed. 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: John Floyd,Associate Planner CITY OF TIGARD PLANNING DIVISION - STAFF PERSON HOLDING PRE-APP.MEETING PHONE: 503-718-2429 EMAIL: johnfl@tigard-or.gov CITY OF TIGARD Pre-Application Conference Notes Page 8 of 8 Residential Application/Planning Division Section PRE-APPLICATION CONFERENCE NOTES ➢ DEVELOPMENT ENGINEERING Q TIGARD City of Tigard,Oregon Community(Ueve(opment ShapingA cBetterCommunity 95'h Sub PUBLIC FACILITIES Tax Mapisl: 1513580 Tax Lolls]: 400 Use Type: R-4.5,12 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 95th Av. to a minimum of 27 feet from centerline. ❑ SW to feet Street improvements: (Subject to rough proportionality; ) ® SW 95th Av. half-width with curb, sidewalk, planter strip, street trees, and street lights in accordance with 18.810 standards for a neighborhood route. If the applicant would like to provide a different internal street section that meets the intent of this code, the applicant will need to apply for an adjustment to these standards in accordance with 18.390 and 18.370 and clearly show that the public would be better served by the proposed street section than by the standard section. ia.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 CITY OF TIGARD Pre Application Conference Notes Page 1 of 4 tleuelonment Fnaineerine 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: ® 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. Undergrounding of overhead utilities along SW 95th Av. will be required. 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. A sewer is available in SW 95th Av. Water Supply: The City provides public water service in this area. Coordinate with Public Works for information regarding adequate water supply for the proposed development. 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. Turn-around must comply with TVF&R standards. 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 s' m drainage plan for the site, and may be required to prepare a sub-basin drainage analysis to ensure.,at the proposed system will accommodate runoff from upstream properties when fully developed. CITY OF TIGARD Pre Application Conference Notes Page 2 of 4 Development Engineering 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. TRANSPORTATION DEVELOPMENT TAX 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. 'hVIITS 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 CITY OF TIGARD Pre Application Conference Notes Page 3 of 4 Oeuelonment Enoineedne 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. W,..-re 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. 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: Greg Berry 12/2/14 DEVELOPMENT ENGINEER DATE Phone: [503]718-2468 E-mail: greg©tigard-or gov .wised; March 2012 I:\ENG\Development Engineering195th Ave\Preapp-Russo Sub.docx CITY OFTIGARD Pre-Application Conference Notes Page 4 of 4 Ilevelopment Engineering y- 1 Tualatin Valley 'e & Rescue City of Tigard 13125 SW Hall Blvd Tigard, OR 97223 Project: 95th Ave 14- Lot Subdivision Thank you for the opportunity to review the proposed site plan surrounding the above named development project. Tualatin Valley Fire& Rescue endorses this proposal predicated on the following criteria and conditions of approval: 1) ❑ FIRE APPARATUS ACCESS ROAD DISTANCE FROM BUILDING AND TURNAROUNDS: Access roads shall be within 150 feet of all portions of the exterior wall of the first story of the building as measured by an approved route around the exterior of the building. An approved turnaround is required if the remaining distance to an approved intersecting roadway,as measured along the fire apparatus access road, is greater than 150 feet. (OFC 503.1.1) 2) ❑ DEAD END ROADS: Dead end fire apparatus access roads in excess of 150 feet in length shall be provided with an approved turnaround. (OFC 503.2.5) 3) FIRE APPARATUS ACCESS ROAD EXCEPTION FOR AUTOMATIC SPRINKLER PROTECTION: hen buildings are completely protected with an approved automatic fire sprinkler system,the requirements for fire apparatus access may be modified as approved by the fire code official. (OFC 503.1.1) Note:If residential fire sprinklers are elected as an alternate means of protection and the system will be --� supported by a municipal water supply,please contact the local water purveyor for information surrounding water meter sizing. 4) (j ADDITIONAL ACCESS ROADS—COMMERCIAL: Where buildings exceed 30 feet in height or three stories in height shall have at least two separate means of fire apparatus access. Buildings or facilities having a gross area of more than 62,000 square feet shall be provided with at least two separate means of fire apparatus access. Buildings up to 124,000 square feet provided with fire sprinklers may have a single access. (OFC D104) 5) ❑ ADDITIONAL ACCESS ROADS—ONE-OR TWO-FAMILY RESIDENTIAL: Where there are more than 30 one-or two-family dwelling units, not less than two separate approved means of access shall be provided. Where there are more than 30 dwelling units and all are protected by approved residential sprinkler systems, a single access will be allowed. (OFC D107) 6) ❑ ADDITIONAL ACCESS ROADS—MULTIPLE-FAMILY RESIDENTIAL: Where there are more than 100 multiple-family dwelling units, not less than two separate approved means of access shall be provided. Projects up to 200 dwelling units that are protected by approved residential sprinkler systems may have a single access. Projects having more than 200 dwelling units shall have two separate approved means of access regardless of whether they are equipped with fire sprinkler systems. (OFC D106) 7) .' AERIAL FIRE APPARATUS ACCESS: Buildings or portions of buildings or facilities exceeding 30 feet in height above the lowest level of fire department vehicle access shall be provided with approved fire apparatus access roads capable of accommodating fire department aerial apparatus. Overhead utility and power lines shall not be located within the aerial fire apparatus access roadway. Fire apparatus access roads shall have a minimum unobstructed width of 26 feet in the immediate vicinity of any building or portion of building more than 30 feet in height. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building,and shall be positioned parallel to one entire side of the building. (OFC D105) 8) ❑ REMOTENESS: Where two access roads are required,they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the property or area to be served, measured in a straight line between accesses. (OFC D104.3) 9) 9 FIRE APPARATUS ACCESS ROAD WIDTH AND VERTICAL CLEARANCE: Fire apparatus access roads shall have an unobstructed width of not less than 20 feet(12 feet for up to two dwelling units and accessory buildings),and an unobstructed vertical clearance of not less than 13 feet 6 inches. Where fire apparatus roadways are less than 26 feet wide, "NO PARKING"signs shall be installed on both sides of the roadway and in turnarounds as needed. Where fire apparatus roadways are more than 28 feet wide but less than 32 feet wide, "NO PARKING"signs shall be installed on one side of the roadway and in turnarounds as needed. Where fire apparatus roadways are 32 feet wide or more,parking is not restricted. (OFC 503.2.) The fire district does not endorse the design concept wherein twenty feet of unobstructed roadway width is not provided. 10) I FIRE APPARATUS ACCESS ROADS WITH FIRE HYDRANTS: Where a fire hydrant is located on a fire apparatus access road,the minimum road width shall be 26 feet. (OFC D103.1) 11) ❑ TURNOUTS: When any fire apparatus access road exceeds 400 feet in length,turnouts 10 feet wide and 30 feet long shall be provided in addition to the required road width and shall be placed no more than 400 feet apart, unless otherwise approved by the fire code official. These distances may be adjusted based on visibility and light distances. (OFC 503.2.2) 12) NO PARKING SIGNS: Where fire apparatus roadways are not of sufficient width to accommodate parked vehicles and 20 feet of unobstructed driving surface, "No Parking"signs shall be installed on one or both sides of the roadway and in turnarounds as needed. Roads 26 feet wide or less shall be posted on both sides as a fire lane. Roads more than 26 feet wide to 32 feet wide shall be posted on one side as a fire lane. Signs shall read"NO PARKING- FIRE LANE"and shall be installed with a clear space above grade level of 7 feet. Signs shall be 12 inches wide by 18 inches high and shall have red letters on a white reflective background. (OFC D103.6) 13) IA. SURFACE AND LOAD CAPACITIES: Fire apparatus access roads shall be of an all-weather surface that is easily distinguishable from the surrounding area and is capable of supporting not less than 12,500 pounds point load (wheel load) and 60,000 pounds live load (gross vehicle weight).You may need to provide documentation from a registered engineer that the design will be capable of supporting such loading. (OFC D102.1) 14) ❑ BRIDGES: Where a bridge or an elevated surface is part of a fire apparatus access road,the bridge shall be constructed and maintained in accordance with AASHTO HB-17. Bridges and elevated surfaces shall be designed for a live load sufficient to carry the imposed loads of fire apparatus.Vehicle load limits shall be posted at both entrances to bridges when required by the fire code official. Where elevated surfaces designed for emergency vehicle use are adjacent to surfaces which are not designed for such use, approved barriers,approved signs or both shall be installed and maintained when required by the fire code official.(OFC 503.2.6) 15)• TURNING RADIUS: The inside turning radius and outside turning radius shall be not less than 28 feet a 48 feet respectively, measured from the same center point. (OFC 503.2.4& 103.3) 16)1V PAINTED CURBS: Where required,fire apparatus access roadway curbs shall be painted red and marked"NO PARKING FIRE LANE"at approved intervals. Lettering shall have a stroke of not less than one inch wide by six inches high. Lettering shall be white on red background. (OFC 503.3) 17) ❑ GRADE: Fire apparatus access roadway grades shall not exceed 10 percent. Intersections and turnarounds shall be level (maximum 5%)with the exception of crowning for water run-off. When fire sprinklers are installed, a maximum grade of 15% may be allowed. The approval of fire sprinklers as an alternate shall be accomplished in accordance with the provisions of ORS 455.610(5). (OFC 503.2.7 & D103.2) 18) ❑ GATES: Gates securing fire apparatus roads shall comply with all of the following: Minimum unobstructed width shall be 16 feet, or two 10 foot sections with a center post or island. Gates serving one- or two-family dwellings shall be a minimum of 12 feet in width. Gates shall be set back at minimum of 30 feet from the intersecting roadway. Gates shall be of the swinging or sliding type. Manual operation shall be capable by one person. Electric automatic gates shall be equipped with a means for operation by fire department personnel. Locking devices shall be approved. Electric automatic gates shall comply with ASTM 220-5 and UL 325. (OFC D103.6) Removable bollards are not an approved alternate to a swinging gate. 19) ❑ COMMERCIAL BUILDINGS-REQUIRED FIRE FLOW: The required fire flow for the building shall not exceed 3,000 gallons per minute(GPM)or the available GPM in the water delivery system at 20 psi, whichever is less as calculated using IFC, Appendix B. A worksheet for calculating the required fire flow is available from the Fire Marshal's Office. (OFC B105.3) Please provide a current fire flow test of the nearest fire hydrant demonstrating available flow at 20 psi residual pressure as well as fire flow calculation worksheets. Please forward copies to both TVF&R as well as Washington County Building Services. Fire flow calculation worksheets as well as instructions are available on our web site at www.tvfr.com. 20) j'SINGLE FAMILY DWELLINGS-REQUIRED FIRE FLOW: The minimum available fire flow for single family dwellings and duplexes served by a municipal water supply shall be 1,000 gallons per minute. If the structure(s)is (are)3,600 square feet or larger,the required fire flow shall be determined according to IFC Appendix B. (OFC B105.2) Prior to issuance of a building permit,provide evidence of a current fire flow test of the nearest fire hydrant demonstrating available flow at 20 PSI residual pressure. 21) ❑ RURAL BUILDINGS- REQUIRED FIRE FLOW: Required fire flow for rural and suburban areas in which adequate and reliable water supply systems do not exist may be calculated in accordance with National Fire Protection Association Standard 1142, 2007 Edition, when approved by the fire code official. Please contact the Fire Marshal's Office for special assistance and other requirements that may apply. (OFC B107) 22) ❑ FIRE HYDRANTS-COMMERCIAL BUILDINGS: Where a portion of the building is more than 400 feet from a hydrant on a fire apparatus access road, as measured in an approved route around the exterior of the building, on-site fire hydrants and mains shall be provided. This distance may be increased to 600 feet for buildings equipped throughout with an approved automatic sprinkler system. (OFC 507.5.1) 23) FIRE HYDRANTS-ONE-AND TWO-FAMILY DWELLINGS&ACCESSORY STRUCTURES: Where a portion of a structure is more than 600 feet from a hydrant on a fire apparatus access road, as measured in an approved route around the exterior of the structure(s), on-site fire hydrants and mains shall be provided. (OFC 507.5.1) 24) FIRE HYDRANT NUMBER AND DISTRIBUTION: The minimum number and distribution of fire hydrants available to a building shall not be less than that listed in Appendix C,Table C 105.1. Considerations for placing fire hydrants may be as follows: • Existing hydrants in the area may be used to meet the required number of hydrants as approved. Hydrants that are up to 600 feet away from the nearest point of a subject building that is protected �-. with fire sprinklers may contribute to the required number of hydrants. • Hydrants that are separated from the subject building by railroad tracks shall not contribute to the required number of hydrants unless approved by the fire code official. • Hydrants that are separated from the subject building by divided highways or freeways shall not contribute to the required number of hydrants. Heavily traveled collector streets only as approved by the fire code official. • Hydrants that are accessible only by a bridge shall be acceptable to contribute to the required number of hydrants only if approved by the fire code official. 25) FIRE HYDRANT DISTANCE FROM AN ACCESS ROAD: Fire hydrants shall be located not more than 15 feet from an approved fire apparatus access roadway. (OFC C102.1) 26) 15eREFLECTIVE HYDRANT MARKERS: Fire hydrant locations shall be identified by the installation of reflective markers. The markers shall be blue. They shall be located adjacent and to the side of the centerline of the access road way that the fire hydrant is located on. In case that there is no center line, then assume a centerline, and place the reflectors accordingly. (OFC 510.1) 27)0 PHYSICAL PROTECTION: Where fire hydrants are subject to impact by a motor vehicle, guard posts, bollards or other approved means of protection shall be provided. (OFC 507.5.6) 28)Al CLEAR SPACE AROUND FIRE HYDRANTS: A 3 foot clear space shall be provided around the circumference of fire hydrants. (OFC 507.5.5) 29) ❑ FIRE HYDRANT/FIRE DEPARTMENT CONNECTION: A fire hydrant shall be located within 100 feet of a fire department connection (FDC). Fire hydrants and FDCs shall be located on the same side of the fire apparatus access roadway and or drive aisle. FDCs shall normally be remote except when approved by the fire code official. Fire sprinkler FDCs shall be plumbed to the fire sprinkler riser downstream of all control valves. Each FDC shall be equipped with a metal sign with 1 inch raised letters and shall read, "AUTOMATIC SPRINKLERS OR STANDPIPES"or a combination there of as applicable. (OFC 912.2) 30) 'ACCESS AND FIRE FIGHTING WATER SUPPLY DURING CONSTRUCTION: Approved fire apparatus access roadways and fire fighting water supplies shall be installed and operational prior to any combustible construction or storage of combustible materials on the site. (OFC 1410.1 & 1412.1) 31) ❑ KNOX BOX: A Knox Box for building access is required for this building. Please contact the Fire Marshal's Office for an order form and instructions regarding installation and placement. (OFC 506.1) .."-N 32) .( PREMISES IDENTIFICATION: Buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible and visible from the street or road fronting the property. These numbers shall contrast with their background. Address numbers shall be Arabic numerals or alphabet numbers. Numbers shall be a minimum of 4 inches high with a1/2 inch stroke. (OFC 505.1) 33) ❑ FIRE DEPARTMENT ACCESS TO EQUIPMENT: Fire protection equipment shall be identified in an approved manner. Rooms containing controls for HVAC,fire sprinklers risers and valves or other fire detection, suppression or control features shall be identified with approved signs. (OFC 509.1) 34) ❑ ANGLE OF APPROACH AND DEPARTURE: The angles of approach and departure for fire apparatus roads shall not exceed 8 Degrees. (OFC 503.2.8, NFPA 1901) If you have questions or need further clarification, please feel free to contact me at 503-649-8577. Sincerely, John Wolff Deputy Fire Marshal II Copy: City of Tigard COMMUNITY DEVELOPMENT DEPARTMENT Pre-Application Conference Request PROJECT DESCRIPTION Project name/title: 95th Avenue Subdivision REQUERE M N MITTAL Please write a brief description of proposed project: (Note: applications will not be accepted 14+ lot subdivision for detached single family dwellings without the required submittal elements) Proposed design similar to expired SUB2004-00011 6 COPIES OF EACH OF THE Application may or may not need to fall under PDR FOLLOWING: 0 Brief description of the proposal and any site-specific questions/issues that PROPERTY INFORMATION you would like to have staff research Property address/location(s): prior to the meeting. 10895 SW 95th Avenue, Tigard, OR 0 Site Plan.The site plan must show the proposed lots and/or building layouts drawn to scale. Also,show the Tax map and tax lot #(s): 1 S 135BD 400 location of the subject property in relation to the nearest streets;and the Zoning: R-12 (1.07 acre approx.)and R-4.5 (.44 acre approx.) locations of driveways on the subject property and across the street. PROPERTY OWNER/HOLDER INFORMATION 0 Vicinity Map. Name(s): Russo Living Trust ❑ The Propsed Uses. ❑ Topographic Information. Address: 9400 SW Stonecreek Drive Phone: Include Contour Lines if Possible. City/state: Beaverton, OR Zip: 97007 0 Filing Fee. APPLICANT INFORMATION Name: CTH Investments, LLC FOR STAFF USE ONLY Address: 1800 NW 167th Place#150 Phone: 503-970-5699 Case No.: City/state: Beaverton, OR Zip: 97006 Related Case No.(s): Contact person: Matt Wehner Application fee: Phone:Same as above Email: matt@crandallgroup.com Application accepted: By: Date: Pre-application Conference Information Date of pre-app: All of the information identified on this form is required and must be Time of pre-app: submitted to the Planning Division a minimum of ten(10) days prior to officially scheduling a pre-application conference.Pre-application Planner assigned to pre-app: conferences are one(1)hour long and are typically held between the 1:\CURPLN\Masters\Land Use Applications Rev.07/17/2014 hours of 9-11 a.m. on either Tuesday or Thursday mornings. Pre-application conferences must be scheduled in person at the Community Development counter from 8-4:30 p.m. ,Monday—Thursday.If more than four(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 • 13125 SW Hall Blvd. • Tigard,Oregon 97223 • wwwtigard-or.gov • 503-718-2421 • Page 1 of 1 ADDITIONAL DOCUMENTS LETTER OF TRANSMITTAL FDE CIVIL LAND USE PLANNING SURVEY P503.643.8286 P844.715.4743 www.pd-grp.com 9020 SW Washington Square Rd Suite 170 PIONEER DESIGN GROUP, INC. Portland,Oregon 97223 0 .' May 26 2015 141-017 Atte John Floyd, Associate Planner . ^ ::4 Commission Review Copies—Ash Creek Village PDR2015-00001/SUB2014-00006 �. , 'Q City of Tigard ` 13125 SW Hall Blvd. ° .. J Tigard, OR 97223 ` WE ARE SENDING YOU VIA: ❑ Messen erFf `D g ❑ U.S. Mail ❑ Overnight Courier ® �ll�d Deliver ❑ Shop Drawings 0 Prints 0 Samples 0 Specifications ® Plans ❑ Copy of Application 0 Change Order 0 Calculations 1 CD of all documents 26 Full-sized Plan Sets 14 Complete Bound Sets 1 Check for Mailing Labels THESE ARE TRANSMITTED as checked below: ® For your use 0 Approved as submitted 0 Resubmit copies for approval ❑ For your approval 0 Approved as noted 0 Submit copies for distribution ❑ As requested 0 Returned for corrections 0 Return corrected prints ❑ For review&comment 0 O For BIDS DUE ,20_ PRINTS RETURNED AFTER LOAN TO US . __ a- , - - 'w x— ate._=.'IIISt 7, 9'r_- e.teFi John: Here are the additional review copies, as requested, including a Revised Arborist's Report. Also attached is the check for the mailing labels, per Joe. w - .b o Ben Altman' �C baltmanpd-grp.com 11111 4 TIGARD City of Tigard May 20, 2015 Matthew L. Sprague SFA Design Group,LLC 9020 SW Washington Sq. Dr., Suite 170 Tigard, OR 97223 Dear Mr. Sprague: RE: Notice of Completeness Determination Ash Creek Village (PDR2015-00001 / SUB2015-00003) The City has reviewed your April 15, 2015 application for a thirteen-lot subdivision at 10895 SW 95th Avenue and finds it substantially complete. In order to proceed with noticing and the required public hearing, please provide the materials listed below. 1. One (1) electronic copy of the proposed application materials and plan sheets, to be submitted in a commonly readable format such as PDF or MS Word. 2. Twenty-six (26) full-size copies of the proposed plan sets. 3. Fourteen (14) bound and tabulated copies of the project application materials, including the following revisions: a. A revised urban forestry plan supplemental report. Specifically, please revise the mature canopy area for lot 10 on the table included as Attachment"B", to reflect canopy cover proposed on the urban forestry plan. 4. Submit a completed "Request for 500' Property Notification Form" and associated payment. A copy of this form is included with this letter. Please note that your application will not be declared officially complete until all four listed items are provided. If you have any questions about the above comments, please contact me at (503) 718-2429 or johnfl@tigard-or.gov. Sincerely, r i' John Floyd Associate Planner cc: PDR2015-00001 Land Use File 13125 SW Hall Blvd. • Tigard, Oregon 97223 • 503.639.4171 TTY Relay: 503.684.2772 • www.tigard-or.gov PUBLIC FACILITY PLAN Project: +�x COMPLETENESS CHECKLIST Date: 2,",. GRADING EExisting and proposed contours shown. [� Does proposed grading impact adjacent parcels? ❑ Yes ❑ No Q Adjacent parcel grades shown. STREET ISSUES E' Right-of-way clearly shown. Er Centerline of street(s) clearly shown. ❑ Street name(s) shown. v&„y7',Q,11t,eet.,,.A,,,2e o,,, g Existing/proposed curb or edge of pavement shown. Er Street profiles shown. O Future Street Plan: Must show street profiles, topo on adjacent parcel(s), etc. Et Traffic Impact Report • Street grades compliant? © Street widths dimensioned and appropriate? Private Streets? Less than 6 lots and width appropriate? g Other: SANITARY SEWER ISSUES EI Existing/proposed lines shown. 121 Stubs to adjacent parcels required/shown? WATER ISSUES © Existing/proposed lines w/ sizes noted? TV(/0 apitiAiwzek , ,.�� 7., p" r4 Existing/proposed fire hydrants shown? � ,l" PFJ- [/] Proposed meter location and size shown? [7f Proposed fire protection system shown? STORM DRAINAGE AND WATER QUALITY ISSUES • Existing/proposed lines shown? [ Preliminary sizing calcs for water quality/detention provided? 171 Water quality/detention facility shown on plans? 2 Area for facility match requirements from calcs? MFacility shown outside any wetland buffer? E� Storm stubs to adjacent parcels required/shown? The submittal is hereby deemed Q COMPLETE ❑ INCOMPLETE By: ,S -g�e-tn Date: £ " ' /3"-- REVISED: 04/16/ FDE CIVIL LANG USE PLANNING SURVEY P503.643.8286 P844.715.4743 www.pd-grp.com 9020 SW Washington Square Rd Suite 170 PIONEER DESIGN GROUP, INC. Portland,Oregon 97223 April 14, 2015 John Floyd, Associate Planner City of Tigard 13125 SW Hall Blvd. Tigard, OR 97229 RE: Responses Notice of Incomplete Application—Ash Creek Village PDR2015- 0001/SUB2015-00003. Dear John: First, please note our new Company Name. We are essentially the same group, we just formally separated from our parent Structural Engineering division, which is retaining the SFA name. This letter is in response to your April 1, 2015 letter regarding the above referenced Planned Development/Subdivision application. --� 1. Narrative-Page 9, address innovative principles... RESPONSE: Page 9 has been revised to address the innovative principles applied to this development. 2. Narrative-Page 15, correct # of lots... RESPONSE: On Page 15,the number of lots has been corrected to 13. 3. Narrative-Page 17, correct sheet reference... RESPONSE: On page 17,the Plan Sheet reference has been corrected to Sheets 2, 6 & 7, instead of 11. 4. Narrative-Page 21, development schedule... RESPONSE: On page 21,the anticipated development schedule has been provided. 5. Urban Forestry Plan: incomplete submittal... RESPONSE: The Urban Forestry Report has been reprinted and formatted so all sheets are provided,without cut-off pages. 6. Sheets 1 &2: correct names... RESPONSE: First, we have switched the first 2 Plan Sheets, so the Index in on the cover sheet. We have also revised the Concept Plan to more closely reflect the elements listed in 18.350.040.B.1-9, so it is clearly more conceptual in nature. And, to clean it up, we have separated the Preliminary Plat from the Detailed Plan Sheet. We also clarify, as in response to#7 below,that this application includes concurrent applications for Concept Plan, Detailed Plan and Preliminary Plat, as allowed under Section 18.350.020.C. 4, and C.6. 7. Sheet 1: Separate Concept and Detailed Plans... RESPONSE: This application includes concurrent Concept Plan, Detailed Plan/Preliminary Plat, as allowed under Section 18.350.020.C. 4, and C.6. The two bolded sections below clearly allow for concurrent submittal. C. Decision-making process. 1. The concept plan shall be processed by means of a Type 111-PC procedure, as governed by Section 18.390.050, using approval criteria contained in Section 18.350.050. 2. The detailed development plan shall be reviewed by a means of a Type �-. III-PC procedure, as governed by Section 18.390.050, to ensure that it is substantially in compliance with the approved concept plan. 3. The planned development overlay zone will be applied concurrently with the approval of the detailed plan. 4.Applicants may choose to submit the concept plan and detailed plan for concurrent review subject to meeting all of the approval criteria for each approval.All applicants are advised that the purpose of separating these applications is to provide them clear direction in developing the detailed plans.Rejection of the concept plan will result in a corresponding rejection of the detailed development plan and overlay zone. 5. In the case of an existing planned development overlay zone, once construction of the detailed plan has been completed, subsequent applications conforming to the detailed plan shall be reviewed under the provisions required in the chapter which apply to the particular land use application. 6. If the application involves subdivision of land, the applicant may also apply for preliminary plat approval and the applications shall be heard concurrently with the detailed plan. Ash Creek Village—PDR2015-00001/SUB2015-00003 Completeness Responses 2 April 14,2015 PDG 141-017 The applicant believes this is a simple enough development, so as to not warrant separate Concept and Detailed Plan reviews. The Proposed Detailed Plan and Preliminary Plat are essentially the same as the Concept Plan. The applicant also understands that Denial of the Concept Plan means simultaneous denial of the Detailed Plan and Preliminary Plat. It is further understood that Conditions imposed upon the Concept Plan could require modifications to and subsequent review of the Detailed Plan and Preliminary Plat. Public Works Comments: RESPONSE: We reviewed the comments from Public Works and conclude that none of the items are truly"completeness issues." Generally the items listed appear to be minor, and/or are final design issues, which can be appropriately addressed with Conditions of Approval. However, we are providing the following responses to the items listed: • Right-of-way - The 27 foot centerline right-of-way, including 7 foot dedication is shown on the plans. • The private street will be named at the time of Final Plat. • We have revised Sheet 7 and added 7A relative to the Street Profiles, and extending the profile 300 feet, as requested. • The Plans show the garage setbacks at 20 feet back of sidewalk. --� • The Water system improvements are shown consistent with TVWD standards. • We have also provided landscape plans for the water quality facility. • We have printed Sheet 11,the aerial, in color for a better quality print. I am providing two copies of the revised submittal documents, as requested. I believe, with this revised submittals you should be able to determine the application "Complete." If you should have any questions or need any additional information please don't hesitate to contact me. Sincerely, Pion/egr Design Grou ,Inc. Ben Altman Senior Planner baltmancr pd-grp.com Ash Creek Village—PDR2015-00001/SUB2015-00003 Completeness Responses 3 April 14,2015 PDG 141-017 CIVIL LAND USE PLANNING SURVEY FDE P503,643,8286 F 844.715.4743 www.pd-grp,com 9020 SW Washington Square Rd Suite170 PIONEER DESIGN GROUP, INC. Portland,Oregon 97223 April 13, 2015 John Floyd,Associate Planner City of Tigard 13125 SW Hall Blvd. Tigard, OR 97229 RE: Responses Notice of Incomplete Application-Ash Creek Village PDR2015- 0001/SUB2015-00003. Dear John: First, please note our new Company Name. We are essentially the same group, we just formally separated from our parent Structural Engineering division, which is retaining the SFA name. This letter is in response to your April 1, 2015 letter regarding the above referenced Planned Development/Subdivision application. 1. Narrative-Page 9, address innovative principles... RESPONSE: Page 9 has been revised to address the innovative principles applied to this development. 2. Narrative-Page 15, correct # of lots... RESPONSE: On Page 15,the number of lots has been corrected to 13. 3. Narrative-Page 17, correct sheet reference... RESPONSE: On page 17,the Plan Sheet reference has been corrected to Sheets 2, 6 & 7, instead of 11. 4. Narrative-Page 21, development schedule... RESPONSE: On page 21,the anticipated development schedule has been provided. 5. Urban Forestry Plan: incomplete submittal... RESPONSE: The Urban Forestry Report has been reprinted and formatted so all sheets are provided,without cut-off pages. 6. Sheets 1 &2: correct names... RESPONSE: First,we have switched the first 2 Plan Sheets, so the Index in on the cover sheet. We have also revised the Concept Plan to more closely reflect the elements listed.in 18.350.040.B.1-9, so it is clearly more conceptual in nature. And, to clean it up, we have separated the Preliminary Plat from the Detailed Plan Sheet. We also clarify, as in response to#7 below, that this application includes concurrent applications for Concept Plan, Detailed Plan and Preliminary Plat, as allowed under Section 18.350.020.C. 4, and C.6. 7. Sheet 1: Separate Concept and Detailed Plans... RESPONSE: This application includes concurrent Concept Plan, Detailed Plan/Preliminary Plat, as allowed under Section 18.350.020.C. 4, and C.6. The two bolded sections below clearly allow for concurrent submittal. C. Decision-making process. 1. The concept plan shall be processed by means of a Type III-PC procedure, as governed by Section 18.390.050, using approval criteria contained in Section 18.350.050. 2. The detailed development plan shall be reviewed by a means of a Type III-PC procedure, as governed by Section 18.390.050, to ensure that it is substantially in compliance with the approved concept plan. 3. The planned development overlay zone will be applied concurrently with the approval of the detailed plan. 4.Applicants may choose to submit the concept plan and detailed plan for concurrent review subject to meeting all of the approval criteria for each approval.All applicants are advised that the purpose of separating these applications is to provide them clear direction in developing the detailed plans. Rejection of the concept plan will result in a corresponding rejection of the detailed development plan and overlay zone. 5. In the case of an existing planned development overlay zone, once construction of the detailed plan has been completed, subsequent applications conforming to the detailed plan shall be reviewed under the provisions required in the chapter which apply to the particular land use application. 6. If the application involves subdivision of land, the applicant may also apply for preliminary plat approval and the applications shall be heard concurrently with the detailed plan. Ash Creek Village—PDR2015-00001/SUB2015-00003 Completeness Responses 2 April 13,2015 PDG 141-017 The applicant believes this is a simple enough development, so as to not warrant separate Concept and Detailed Plan reviews. The Proposed Detailed Plan and Preliminary Plat are essentially the same as the Concept Plan. The applicant also understands that Denial of the Concept Plan means simultaneous denial of the Detailed Plan and Preliminary Plat. It is further understood that Conditions imposed upon the Concept Plan could require modifications to and subsequent review of the Detailed Plan and Preliminary Plat. Public Works Comments: RESPONSE: We reviewed the comments from Public Works and conclude that none of the items are truly"completeness issues." Generally the items listed appear to be minor, and/or are final design issues, which can be appropriately addressed with Conditions of Approval. However,we are providing the following responses to the items listed: • Right-of-way - The 27 foot centerline right-of-way, including 7 foot dedication is shown on the plans. • The private street will be named at the time of Final Plat. • We have revised the Street Profile, extending it the 300 feet requested. • The Plans show the garage setbacks at 20 feet back of sidewalk. • The Water system improvements are shown consistent with TVWD standards. • We have also provided landscape plans for the water quality facility. I am providing two copies of the revised submittal documents. I believe, with this revised submittals you should be able to determine the application "Complete." If you should have any questions or need any additional information please don't hesitate to contact me. Sincerely, Pioneer Design Group,Inc. Ben Altman Senior Planner baltman@pd-glp.com Ash Creek Village—PDR2015-00001/SUB2015-00003 Completeness Responses 3 April 13,2015 PDG 141-017 PUBLIC FACILITY PLAN Project: Ash Creek Village(SUB20I5-00003 COMPLETENESS CHECKLIST Date: April 7, 2015 GRADING E Existing and proposed contours shown. ►1 Does proposed grading impact adjacent parcels? ❑ Yes ►1 No ►r Adjacent parcel grades shown. STREET ISSUES ►1Right-of-way clearly shown. 54'(27'from centerline shown) E] Centerline of street(s)clearly shown. O Street name(s)shown. Private street(s) need names ►1 Existing/proposed curb or edge of pavement shown. O Street profiles shown. Extend 300'along 95th Av. El Future Street Plan: Must show street profiles, topo N/A on adjacent parcel(s), etc. El Traffic Impact Report N/A • Street grades compliant? • Street widths dimensioned and appropriate? ►! Private Streets? Less than 6 lots and width This is OK, but need 20'from back of walk appropriate? for garage setback. ❑ Other: SANITARY SEWER ISSUES ® Existing/proposed lines shown. ►/ Stubs to adjacent parcels required/shown? WATER ISSUES Existing/proposed lines w/sizes noted? Confirm shown improvements are as ❑ Existing/proposed fire hydrants shown? required by TVWD. Proposed meter location and size shown? Proposed fire protection system shown? STORM DRAINAGE AND WATER QUALITY ISSUES El Existing/proposed lines shown? 121 Preliminary sizing calcs for water quality/detention provided? E Water quality/detention facility shown on plans? ►M Area for facility match requirements from talcs? E Facility shown outside any wetland buffer? • Storm stubs to adjacent parcels required/shown? ^,The submittal is hereby deemed ❑ COMPLETE 11 INCOMPLETE By: Q121 .-y Date: 4/7/15 1:1ENG\Development Engineering\ LANDUSE_PROJECTS\95th Ave\Completeness Ash_Creek_Village(Sub2015-00003).Docx CIVIL LAND USE PLANNING SURVEY F503.643.8286 F844.715.4743 www.pd-grp.com 9020 SW Washington Square Rd Suite 170 PIONEER DESIGN GROUP, INc. Portland,Oregon 97223 April 6,2015 John Floyd,Associate Planner City of Tigard 13125 SW Hall Blvd. Tigard, OR 97229 RE: Responses Notice of Incomplete Application-Ash Creek Village PDR2015- 0001/SUB2015-00003. Dear John: First, please note our new Company Name. We are essentially the same group, we just formally separated from our parent Structural Engineering division, which is retaining the SFA name. This letter is in response to your April 1, 2015 letter regarding the above referenced Planned Development/Subdivision application. 1. Narrative-Page 9, address innovative principles... RESPONSE: Page 9 has been revised to address the innovative principles applied to this development. 2. Narrative-Page 15, correct # of lots... RESPONSE: On Page 15,the number of lots has been corrected to 13. 3. Narrative-Page 17, correct sheet reference... RESPONSE: On page 17,the Plan Sheet reference has been corrected to Sheets2, 6 & 7, instead of 11. 4. Narrative-Page 21, development schedule... RESPONSE: On page 21,the anticipated development schedule has been provided. 5. Urban Forestry Plan: incomplete submittal... RESPONSE: The Urban Forestry Report has been reprinted and formatted so all sheets are provided,without cut-off pages. 6. Sheets 1 &2: correct names... RESPONSE: First, we have switched the first 2 Plan Sheets, so the Index in on the cover sheet. We have also revised the Concept Plan to more closely reflect the elements listed in 18.350.040.B.1-9, so it is clearly more conceptual in nature. And, to clean it up, we have separated the Preliminary Plat from the Detailed Plan Sheet. We also clarify, as in response to#7 below,that this application includes concurrent applications for Concept Plan, Detailed Plan and Preliminary Plat, as allowed under Section 18.350.020.C. 4, and C.6. 7. Sheet 1: Separate Concept and Detailed Plans... RESPONSE: This application includes concurrent Concept Plan, Detailed Plan/Preliminary Plat, as allowed under Section 18.350.020.C. 4, and C.6. The two bolded sections below clearly allow for concurrent submittal. C. Decision-making process. 1. The concept plan shall be processed by means of a Type III-PC procedure, as governed by Section 18.390.050, using approval criteria contained in Section 18.350.050. 2. The detailed development plan shall be reviewed by a means of a Type III-PC procedure, as governed by Section 18.390.050, to ensure that it is substantially in compliance with the approved concept plan. 3. The planned development overlay zone will be applied concurrently with the approval of the detailed plan. 4.Applicants may choose to submit the concept plan and detailed plan for concurrent review subject to meeting all of the approval criteria for each approval.All applicants are advised that the purpose of separating these applications is to provide them clear direction in developing the detailed plans. Rejection of the concept plan will result in a corresponding rejection of the detailed development plan and overlay zone. 5. In the case of an existing planned development overlay zone, once construction of the detailed plan has been completed, subsequent applications conforming to the detailed plan shall be reviewed under the provisions required in the chapter which apply to the particular land use application. 6. If the application involves subdivision of land, the applicant may also apply for preliminary plat approval and the applications shall be heard concurrently with die detailed plan. Ash Creek Village—PDR2015-00001/SUB2015-00003 Completeness Responses 2 April 6,2015 PDG 141-017 The applicant believes this is a simple enough development, so as to not warrant separate Concept and Detailed Plan reviews. The Proposed Detailed Plan and Preliminary Plat are essentially the same as the Concept Plan. The applicant also understands that Denial of the Concept Plan means simultaneous denial of the Detailed Plan and Preliminary Plat. It is further understood that Conditions imposed upon the Concept Plan could require modifications to and subsequent review of the Detailed Plan and Preliminary Plat. Public Works Comments: pending... RESPONSE: We understand that there may be comments from Public Works. We reserve the right to comment on any such comments, once received, and/or anticipate they can be appropriately addressed with Conditions of Approval. I am providing two copies of the revised submittal documents. I believe, with this revised submittals you should be able to determine the application "Complete." If you should have any questions or need any additional information please don't hesitate to contact me. Sincerely, Pioneer Design Group,Inc. Ben Altman Senior Planner baltman cr.pd-grp.com Ash Creek Village—PDR20I5-00001/SUB2015-00003 Completeness Responses 3 April 6,2015 PDG 141-017 q TIGARD April 1, 2015 City of Tigard Matthew L. Sprague SFA Design Group,LLC 9020 SW Washington Sq. Dr., Suite 170 Tigard, OR 97223 Dear Mr. Sprague: RE: Notice of Completeness Determination Ash Creek Village (PDR2015-00001 / SUB2015-00003) The City has reviewed your March 4, 2015 application for a thirteen-lot subdivision at 10895 SW 95 Avenue and finds it incomplete. Please submit two copies of a revised application that addresses the following: 1. Narrative—Page 9: Please address standard 18.350.040.A.1.b and explain the "innovative site planning principles"being proposed. The narrative does not directly address this criterion. 2. Narrative—Page 15: The first paragraph identifies 4 lots. Is this number correct? 3. Narrative—Page 17: Response #7 references sheet 8, but this information is contained on sheet 6. Please revise. 4. Narrative—Page 21: Please address detailed development plan submission requirement B.2 and provide a development schedule. 5. Urban Forestry Plan: It appears that not all pages of the supplemental report were copied at the correct size, or margins were removed. Please provide the entirety of the supplemental report by your arborist so staff may review the report for completeness. 6. Sheets 1 and 2: The correct names for the two plans are "Concept Plan" and "Detailed Development Plan". Please revise the Index and Titles accordingly. 7. Sheet 1: As noted in my email of December 8, 2014 following your pre-application conference, the city requires the submission of separate concept and detailed plans. 8. Additional comments from Public Works will be forthcoming. Please revise the application as detailed in the subsequent letter. If you have any questions about the above comments, please contact me at (503) 718-2429 or johnfl@tigard-or.gov. Sincerely, John Floyd Associate Planner cc: PDR2015-00001 Land Use File 13125 SW Hall Blvd. • Tigard, Oregon 97223 • 503.639.4171 TTY Relay: 503.684.2772 • www.tigard-or.gov John Floyd From: John Floyd Sent: Thursday, January 29, 2015 7:23 PM To: 'Matt Sprague' Cc: "Matt Wellner(Crandall Group)' (matt@crandallgroup.com)' Subject: RE: Tigard Fees for Ash Creek Village (95th Avenue) HI Matt, So we discussed fees for your project at today's staff meeting in light of the the unconventional structure of our fee schedule. As such I've been directed to revise yesterday's fee quote to match the formula used in previous situations, including that applied to you recent project on 1215t. As such please disregard the amount quoted yesterday. Planned Development—Conceptual Design Review + Detailed Plan Review =$9,068 +439 = $9,507 Preliminary Plat with Planned Development= $8,682 $93 per Lot x 13 lots=$1,209 Total =$9,507 + $8,682 +$1,209 = $19,398 Hopefully this helps. John From: John Floyd Sent: Wednesday, January 28, 2015 3:46 PM To: 'Matt Sprague' Cc: 'Matt Wellner(Crandall Group)' (matt@crandallgroup.com) Subject: RE: Tigard Fees for Ash Creek Village (95th Avenue) Hi Matt, Thanks for your patience. Looking at the fee schedule for a preliminary plat with planned development, I see the total amount as follows. Let me know if my math seems off or you see another way to calculate it. I also want to review this amount with the other planners as it seems pretty high for a 13 lot project, so don't cut any checks before hearing back from me. A= $6,273 +($92 x 13) =$7,469 B = $8,682 A+B = $7,469 + $8,682 = $16,151 As for Duplexes and elevation drawings, I didn't see anything particular in the PD chapter that would require this information. I did a keyword search and only found one hit for the word "duplex", which specifically authorized Duplexes as an allowed use within a PD (18.350.050.C.1.c). The section speaking to exterior elevations only stipulates "single-family attached and multifamily", so it appears you are off the hook. Regards, 1 John From: Matt Sprague [mailto:msprague@sfadg.com] Sent: Monday, January 26, 2015 4:54 PM To: John Floyd Subject: RE: Tigard Fees for Ash Creek Village (95th Avenue) Sounds good John. Matthew L. Sprague Prir ci i SFA DESIGN GROUP, LLC From: John Floyd [mailto:Johnfl@tigard-or.gov] Sent: Monday, January 26, 2015 4:31 PM To: Matt Sprague Subject: RE: Tigard Fees for Ash Creek Village (95th Avenue) Hi Matt, As a heads up, I won't be able to get to this today. Just too much on my plate after half a week out of the office and the River Terrace staff report being published today. I'll get back to you tomorrow afternoon. John From: Matt Sprague [mailto:msprague@sfadg.com] Sent: Monday, January 26, 2015 1:20 PM To: John Floyd Cc: 'Matt Wellner(Crandall Group)' Subject: Tigard Fees for Ash Creek Village (95th Avenue) Hi John, I have reviewed the City fee schedule and find that I can't rely on my being able to figure out the fees we will need for submittal. Some of it is clear but some is not especially when you get to the subdivision with planned development and it tells you to add A and B. Can you please give me the fee amounts for a Planned Development with concurrent and detailed review including subdivision review for a 13 lot subdivision? In addition, I was hoping to hear back from you regarding the duplex unit and if I needed to provide you anything special for it such as elevations? Or is there a Design Review needed for it and would that require additional fees? Thanks in advance! Matthew L. Sprague Priric:ipa{ SFA DESIGN GROUP, LLC STRUCTURAL I CIVIL I LAND USE PLANNING I SURVEYING 9020 SW Washington Squard Dr.. Sude 1 '0: Portland OR 07223 P(503) 047-8311 F(503) 643-79OS E msprague@sfadg.com wvvc. s{adg.cor("a 2 . , 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 unie.ss exempt from disclosure under Oregon Public, Records Law. E-rnails are retained by the City of jrigard in compliance with the Oregon Administrative Rules "City General Records Retention Schedule."' 3 PDR2O15 - 00001 a P o Lil= m Cu o O Cu hh:u A S H C R E E EK V I L LA G E �', s.4ymd A8m5•w.ip C ...,,... ci .rr..-.�.r _. _.i -iii tt , +� - - - , " . : • pShCrPPk -,.. `,-., Asthma Al'.cv:c-ier K - - - - a -• a.-r.wire Karim Gmidr.rn- ] i GRf LYfQ i6 Y. SW i..C,'.I1 I . .S;.S;1;' Cascti -Cthe SI A 1 ratsantrloor Ce�\rnq b. • ' r -tV- �r DEVELOPMENTON TALC L T 400 , MAP 1 p �.a ��A 13 LOT SUBDIVISION AND PLANNED S1 35BD _ r -- - - SIT` r.,, _ co ..--i2---3:f 4l IKre.f]A,,,Cn<h .4',,'LT !l - a tI , . P ori Nfq.a-femr p vl Z / xo 0 1 j ng.,avoar r�m.i.. g nom E. i''3' �� l l e , v ! Sri k �L - r, swr: h6.;kW»St • SWNoiu�be'eata5t -_ SWHer,h�akera5- _ Q Ti I ; , q...... n, _ '/ xsoxrx � VICINITY MAP I4-:2:----4xw- ,„„c:) . N.T.S.OCTOFER 29, 19'75 � ! CITY OF TIGARD Q� Approved i i \ Zp15 I30[ K 1053, PAGE 121 DOC. NO. 91 -020080 ss --_G CondltvonallyApproved i i,� g ( 'I / I,-_. for only the work as described in: �IGP�Op11N�` •�� ,`i 1 I , ;i,lt� kt?...03 + '� - �D PERMIT NO. � J',C, i 1-r{ OII\et L t / See Letter to: Fallow G,IN��EN • - `� l _ _� _-) ��J~ t'`114 �` .tot3 Addr Attach { , V•� r ,,,; lbs- S89'51'1'11-., 200.00 • ',-� _�/ _ C �,- 7.00' g•01'3ti !7}0i 32.Op: 32.00' 34.QO 34.OQ' , 5900 �r aFl 3 • -=16 --- �____ I I ' li " SHEET INDEX _�� � �- == -� I --� I i-- I WQ/,SET. r I l ' xw - t _TRACT B �` -'� i_�~ I ! w 1 . DETAILED DEVELOPMENT PLAN /1J i 2 3 -.4!_' ' 4 rj 4,544 SF :ll� i - •-2,64 SF I. 2,560 SF i. 2,5 5''SF I0 2,708 SF I. 2,659 SF l.FEXIST. BLDG. �. ;,I •. ' , ; 2. CONCEPT & PLANNED DEVELOPMENT PLAN I 17,:1. y I ! I . !Rv I TO BE REMOVED o ,' I� ? s 6 = a • I , r r 1 r , I ' 1$1X LC? z 3. PRELIMINARY PLAT Q, I 1 -_ 1 1 ! --I _ _�169� ;--H.. lRl i m o • C -_---'-1 �� EqI OQ " li; -� -" t ,l ':' . , r • -- 4. CONVENTIONAL DEVELOPMENT PLAN ~,1 . . . AXI T. GArovc I a• .-- • Iv4:.' 6 ---- \ I a,s€:.;_____., 1 .4 ACRES li T� ET' RE IOV D t `+ `,a. 'y.E.,. , : 1 (A 5. EXISTING CONDITIONS ILAT / timml :34.64 .3t. - I,5 ..vL' I 4_J - -� -J+._. "" �_ :..•r .i ll 6. PRELIMINARY GRADING PLAN CL • �� --- -.. ini_ ,pi:..---_a t-��s - - 11 _ �, 9.53 � - r ,��,,. I11114. _ = 7. PRELIMINARY STREETS/PARKING PLAN Z .... N - 17 STORM 7 :.� r-Y_ 1 i it t . cNj,! S y �- - --: "" 2s --- PROPOSED WATER METER �, --- - -�== f�Rl :�T EET -g:SFN i FOREAHLOT 7A. SW 95TH AVE STREET PROFILE LU: i. - . . . ��r ... . F' Ir ti . - . . � .� . • 1 _ :1'1s :i_.�ai3.1 ....a Liam S. PRELIMINARY UTILITIES PLAN GL I . . . j .Q. -9 . i,. �F ,dry . .• .rt ;_ ' \ \ •..- It ORM T.TVP.I- .;. h- ' w • -fr 9. SW 95TH AVE STORM & SAN. SEWER PROFILES 0 1' �r'- --- I '-/-r\`.. \ 1,. i f_ i\.:(:_-___-- ( __ I---- - -__-_ .�,il ,,•-'6' • x -.- p co -- -+ --.� - - . „g • • - .'" . . 1 1 , , , 7' ROW DEDICATION 10. TRA , f C STORM AND SAN. SEWER PROFILES LU GRAPHIC SCALE / 4. , 6 7 -r8 i . . I _ 9 ai 10 , __---1'L -�:a X I„ X 1 . AERIAL/ CIRCULATION PLAN u,� w CC \ C7 O 30 0 15 30 6o I 2C‘i ,938 SF ! 2,1 SF ! 2,624 SF I .i.-�. • s• I6 2288 SF Imo' 2,793 S� o �•j+F. • IC' . Ci a �' 2,G99 SF I r �i''i (jd� ' i Q CS I E I i I -tom to , 17�<< i I I C .a K I cc IN FEET ' \i‘i I I �', ��' °° Lw_ __� �:•' -- , -J L --I- ice -.- I !: f l• - 1 ,, LU ( inch= oft. 11 ; ! 1 i b k I ( y K I'3 C-J L_____/_...1 i L_- -J I L zi I zo c'. j Q u..l / 1 c 35.03' +� 28.00' r 36.00' I�" �37.5$' 30.05 _ - - - d s x LU U /'J i 1 7 _ c- d v i R- 10�k 5-'3 xss '�- I l , _ } mss- --x x �� `'D�_ xas _ -i c.,r] o ~ p x xss . 's os,--•xss xss �- - , -� - �,.� 1,046 SF 104.63' `t '. . . X Q Q U-1- `ow _�.t-- ses��c'�s-'w- 109.931r ^� . .r�``•' I /- 112/2/x.74 l OH__ _------- p I n 1 2 I - i - I t - ���._--_^-r 'V f T^ .J 4r .rfl f T I OcZ- SP1 Ah Lf1 / l. ;%� 1 I' 'j / / / / /'w e• :,:.°.'. r:::: .;+�1 1•,o� - .'# °+-- '' ''g. ry w c � 1 3,677 SF ,. .I-' . . n.1. - ♦ _'_' ;'.Y L'.,1-• r -.re � I I 1 / / a. - • ..,:-..!.A. * . •'4 5- • .•.Ix k1 1 tivp 3.0' LANDSCAPED 15� EASEMENT FOR SANITARY I mI Wt= j -r-17U I I i , Vie, (TRACT 2' `' D �xsb ._ ro o o 21 W �� :- C-}-x, BUFFER AREA APPLICANT J 011l►'NERflQR� SIS cc im •,.....� _ --- _ ''' a 29185 o 0 0 I „,...... .21,.//i 11 f. .!. . . . 1,, Q $ ! a/ii ' ar' i, X Eu j /�TER Sv CTH INVESTMENTS, LLC 1 • I /.. / ' oo .- ' I j 1800 NW 167TH PLACE, STE 100 LANDSCAPED .- to X76 SF I / - , " `" l sv ER �� a i' BUFFER AREA IS / / ,x x w z :n BEAVERTON, OR 97006 c / / ; , , , �� I� �► 81 PHONE (503) 870-5699 - I �� - - -_--at:3r_- ,° ,k;=� ss,s3' �,, _� I. Lp ,-4o, s ' U \ OC W N J c o a 0 O N89`04'43"E 101.95' '' ;, 3 e� I CONTACT: MATT WELLNER .,• 0 0 0 0 0 -,.. . ';., o 11 I _- . .. [ _ 1r.V Jfj � r4. :6- ..- , �i_ / / / / ' I` = SOLAR ACCESS AVAILABLE oll OPEN SPACE o / ,,a ', \` !! ; APPLICANT'S REPRESENTATIVE TRACT Ayf s ''CT 3 / V : r•,�•i� X J \1 -8,4 L� ��;��� SF �� �I� I �'IJ729 i 85 / � tC. . � � � x PI PIONEER DESIGN GROUP, INC. o $ , �; , �- X I X5.0'-20.0' 9020 WASHINGTON SQ DR, SUITE 170 a r I 1�, ,2,3 ; 2, / = , Q ll k REAR SETBACK MEASUREMENTS PORTLAND, OR 97223 C IVIMUNITY GARDEN �-.-, .��,.� , x I j r PHONE (503) 643-8286 ,�' -,,,,,.- / `� / $.o'-lO.o' I I 3.0'-8.0' FRONT YARD: 15 FEET CONTACT: BEN ALTMAN OR MATT SPRAGUE ExI TING SHEp / / / / / -'., X STREET SIDE -` SIDE �a O E REMOVE :� �a�.9s' `�' ` W GARAGE YARD: 20 FEET i2o_7 ,- ^ - I - c� I -- e9,o5,,a.E 12071' x•68' x ,1 o a o 0_2 SIDE YARD: 3 FEET (LOTS 1 & 6 = 8 FEET) SITE INFORMATION Ii �j .- 5 STREET SIDE: 8 FEET (10 FEET PERIMETER) co M ' REAR YARD: 15 FEET (LOTS 9--11 =20 FEE I) TOTAL AREA: 1 .43 ACRES / / L -� - - - LOCATION: 1S1 35BD \ �, I. X1'11 L _- -- -- J BENCHMARK TAX LOT: 400 0 , , ` ' LT: 0 )7• I x,, WASHINGTON COUNTY BENCHMARK NO. 167 19' WEST ZONING: R-4.5 & 12 a �� 7 ; ` ^ ,� ` x .; . ` . " OF THE CENTERLINE OF SOUTHERN PACIFIC R.R. TRACKS, ai SITE ADDRESS N N "� ,, �' y L T 2' SOUTH OF THE CENTERLINE OF N. DAKOTA ST. ,, Q ; :•" ' K DETACHED 10895 SW 95TH AVENUE `� l:: '°tiff NTS m. ELEVATION: 176.38 f ..7• •x ( x I Project o Ir ��� I ASH CREEK VILLAGE 1, =�- x NOTE No. IFl U I, 141-017 z ..< - 1. ' xsD -`1 BEARINGS AND DISTANCES SHOWN HEREON ARE PER Type �` ! 1 PROPETY LINE ADJUSTMENT RECORDED AS 29,185 PLANNING wcS 1 WASHINGTON COUNTY SURVEY RECORDS. Sheet -r_. xw xwt--- 1 of 11 ImIllIJAIMMOINIIIIIIIIIIIMIIMMIIII•MMINNIMINIIIMI•INIMMNII.MIt Jr a f ) If e x x LEGEND: crP / _ ,,,, E / > m m m co n•rn v vs x LI G -DECIDUOUS TREE . __ci 16, �an Fa cin a an-. tom— XSD [ `� / I / —71\- -EVERGREEN TREE / r / - N XtiXJ x / - EASEMENT UNE 8 t o e".lI - RIGHT-OF-WAY LINE tt / Nammo. p - - - - - RIGHT-OF-WAY CENTERLINE - ! v ,, I -- � El) /" I k4114rIMM XD_ I} -- - - BOUNDARY UNE OF SUBJECT PARCEL o -72/1v\- Niil 7 G ,Vi `l// )• . / w -WALLAS NOTED •f S89'51'33"E 200.00' "0ux - - 174 - 1'CONTOUR fl 7 7.00' J. •Q1 .3� "'� _...._ �. _. r � , � � t � a / .��`.' •r.jM\�� r �.�.�p�1� fr rr•r� r r w�rr� w r �t r r ..�r�.r .� r w�wi� r �ws�. .r r r. r ��. r x .. \ny► 1l(J���j ,Y 4 cr 175 -5 CO NTO U R a 1 /� R.. fR � „ -EXISTING SLOPE DIRECTION 2.3%/ r / r t r r E t-r . XV; I.., xr 1\) 1TRACT B d I i=- . w ' i �' LEGEND (PROPOSED): r ED , ; WQ/DET. ; a� i” I Q 5 DETACH SINGLE LE I . x . = Q I ' FAMILY LOTS I I I •.4 I ' . • 't Lr) I? - WATER METER Crn I _ ' ' , 01 F— 0 - STORM MANHOLE t t 1 e 4igp, I . . - • > 0 -SANITARYMANHOLE . ' ' z' "T > ___ x " •,-,S, © - CATCH BASIN \ I t.44"SAN.LAT.TYP. -,� X ......i ,. r.� r « r r _� ?h - DITCH INLET/AREA DRAIN .. r �...�. r r rs r r ..�.... r r .r....... r <. 4 ,• 4'' ';'.1/ 11A,11/1. .. • A. . f��//y� - STREET LIGHT ill — 10" STORM G� I MB - MAILBOX °.' 1 � ,� 12' STORM �� 1-'STOR vI - - - - - - - - - - STORM DRAINAGE LINE I ----------7---- -7-7?'-----7.8s--A-7-N. 8,.SN. tl x - SANITARY SEWER LINE C' "" •' -WATER LATERAL LINE O"' Ii , f,-'-e .' EXISTING '�' p.7)1.=... i ,/' •. +••• ---;.— > -PROPOSED FLOW DIRECTION . . . . • ik . . . . )APARTMENTS 4"STORM LA TYP. . , . } _ . _ ♦ C.3 t C y �I/` -TREE TO BE REMOVED 2 _ ex t � =. f....„ ( P -co 7' ROW DEDICATION 0"' x.) x ,, '\ -TREE TO REMAIN "'ter\ ...II 3 DETACHED SINGLE . I ' . . . . r 'y' W 4 - • � • II 3 DETACHED SINGLE r > W ' FAMILYLOTS ' , r • - '�' FAMILY LOTS 4 y • x -ASPHALT PAVEMENT a' I I - a ..... d ' � • • L1. LU > d I E W CD ! I V Z rrr ' • - - L q W w r .�w.� r - �.� r r w.�w.r.. r r ��• 0 awl LT) c ! ,, I • - r . H- S xss xss XSS xss XSS xss 1x S ,xss xss XSS xss ,xss—- �_ a �� k.r1 in 1.11 » f �4--.. vCSI ^IN 122.74 ~. 588'44'28N 109.93' t.�t'� GO `I 4+ *4 4+ Li: t ♦ ' �q - I 4 C..1 n I-- 41 i� r r I . . . I . . . •; ``~�-- LANDSCAPED O 3 -10 I U BUFFER AREA °` a 15' EASEMENT FOR SANITARY t cco D r w 'i 40 Z 6i U N STORM SEWER 1 ' 1 / EXISTING �� C c 3 0 AND , , 11-Z �, xw '� I OTE.• �0 ;s L G tui \ I i t ' 2DETACHED x oa � � =41.1 cii P4 > � HOME SINGLE FAMILYI:c,� x ..., 20% OPEN SPACE DENSITY • 0 en x r ' t LOTS N89'04'43”E o , LANDSCAPED .- r" ' I' j r' t ' '\�,= 99.93' `-'> �, i `•- N89'04'43"E 101.95' c . f r MP, r i X Ce %SIC- P �W , KEYSTONE •, I 15.0"-20.0' — REAR 1.4 --//i\--- WALL xf) — I COMMON R a x 3 x STREET 0.0' _I ,,,.3.0'-8.0' WOOD RAMPIn SIDE SIDE N t:, g OPEN SPACE �, a EXISTINGi LI o— o -- '�'QI HOME "Q �m TRACT A _ o Z _ ___ I___ a x i i a _ ___, „ d �!I//• fl�1 GRAPHIC SCALE .; WC �r.' t I ,• 20 0 10 20 40 Project 1 t` I I ASH CREEK VILLAGE 101.95 No. . — -- 222.66' n DETACHED {IN FEET} 141-017 • N89 05 40 E 120.71 tG , n x NTS i inch. 20 ft. Type I PLANNING Sheet 12 2 of 11 to Q M C CV D tti of fat A. Pig"II\ F I-- - nt 1 an - Srf,ad 4iN Sta+9e C - Lihi -41aE "11°I.°N. - ii 1 I -.--_ "A 6"1:6 AIL Ak - [ -I III - —. - ■ - " ( IIN_.. - 1.- _ -_ i F.nn K^ata7 .. .:;.Cn� ® a Q, V7 O. n m ., _ , _ s 111 - - ■ ■ _yit I s 1 I 7 -:Asth+ra Alktry Samrr v p5hC�eek - x - a y '.; par+dx Hs.ieY-Da«idsmt _ _ r , ........... VIII , u i rnu - .. GeMEw0T5fr; �a.L'15C7(tl'Ille 5Vf Shany Ln ',, E Faukons(laot ca+elr)S f •�' _ --N— �i ID A 13 LOT SUBDIVISION AND PLANNED DEVELOPMENT CSN TAX LOT 400 , MAP 181 35BD . . ` _ F. .4, • S �rR i , 1W Kndcla Aulo Body an $ Creek0 'e- IX�� I m b.! is Z-Gad Nryhttnr Cerlel .<' ..::( �:. t - f rte, .. .•' "a Tgad YwdsP W+11 a Q - 1111111111 E. // CY n // I SsA Nath i,a4P12 St SsV 1,p IDa ora S1 N 5W Pkrth Dayata St VICINITY MAP �,f : _ N.T.S. OCTOBER 29, 1975 BOOK 1053, PAGE 121 DOC. NO. 91-020080 • • -,• 1 �/ S89'S1'33'E 200.00' ( /// 7.00' 1�gOt'31w 53- 00 32.00' 1Is 32.00` —34.00' 1 34.00'._.. 59.00'- 1I • ,. a 1 15' 1 _4_ •.•1.. - /�' _-.III -I : I- -1 : I- - 11 I- I w�laET. ,/ �- I I I I __TRACT B :. c . / i 1 1 1 1 �/' *t 8' -I--- 1 : 2 : 3 : 4 5 4,544 SF y. ; } ki 2,664 SF I 2,560 SF 1, 2,555 SF4 2,708 SF 2,659 SF 4:4.,i44 rn 1 1 • - • ' "`ENWI I, EXIST. EMOV. d • • , F=-- aIckII TO BE REMOVED ct w on ! I I I k —I 1., it-) s a, t I I I i _ I Cfa Q 1______ L- .: _ EOT4ao �__- a. Z - ! i��:cA1�Ac 2 L- ` • 1 _ _ -_ ___-- -- — 11.43 ACRES.. I T 3E REf�40vCD i.. -. .•.• Vi • . I I I I t ' In :.34.64':'+ .. .. _32 00' ,320b'+� _ 8'. y ' G$ TS2+ 13.82. 45:19' t • • el I9.53 -11 -- -- - . . I ^. _— N — N ---i--- -- -- -- - - --PR0. (STREET - .56a- 1.21$.du : rinbiTRACT- C- ° 2:s2 2.1 15. . 8'• . . .'.37.a(9. . ..'8,31 .SF. . �,��j. . . . . . . . . 1.• i - - ....-„,- .”' • • 1 ------ I --1 I ,��`N \- - . . - - . f' A;—_ i I---•-----1 - • -I I i . j . ' 3 1 0 ,+ I.. I- ----- I -t = ;. } ( "` I 1 7' ROW DEDICATION I i I I I I :-«- "" w GRAPHIC SCALE CQ CC a� 6 CCI; : 7 I 8 - - - I10 11 ' IX I t 2 624 SF s i 9 i 2 288 SF Ick � ; Q O 30 0 is 30 60 2,938 SF c� 2,158 SF .�t f 1--2,699 SF I I 2,793 SFi w Q I 1 I • • • CC .. 0 - _ ; . • , C2 1 2):: - •2r--77as J L J L t4'- " (IN FEET) I I I j. . . • '-�-i6' -.� W • zinch=3o ft. C� 1 L. _I I I_ _I I L I I I ! I I zo' ice. im LU ~ • -i--_I -{ �Yr W LL 37.58' 1 30 05' 1:1-_37.2.1"... ...7n:: (, 0 U 35.03 28.00 r 36.00 . - �,— _ �___T _. .' ' J CI = o _ 4 TRACT D 104.63 : , t=- la-- 104.63' a ,; , r, 20.00 • • 1, 46 SF < U 122.74-- _' – – S88'44'28'W 10 .93 00' f�� to ,n N 1412 - - • Q O O Ew: - NNN 3,677 SF EP1 . . . 1 . . In / / • ' .• : �"``�.._ $ $• ( , �; I 10 LANDSCAPED cf-• { .- / /-.' ( BUFFER AREA �``4' : r „L 15' EASEiAENT FOR SANITARY ' ao �. I 1 ry / p p p ce 7. APPLICANT 1 OWNER a STORM 5 al L____ �.-___ _ _ 2.00' 11M In Pc2 Li CTH INVESTMENTS, LLC 13 N89104�+t3-E--02 •'r ico /T r 1 at SSM �}N ,, >. .. An 1800 NW 167TH PLACE, STE 100 LANDSCAPED --J' to 3,676 SF / W / 1 a �' BEAVERTON OR 97006 BUFFER AREA --'"� :I- // / I = C 3 •t 13 y rn / / / / / / ,y m c .L •E n PHONE (503) 870-5699 I� --- sr. -_�`-�` �°`o � ..- 99.93' \ & WI \ C Q 4 -- O� c.-- 1489'04'43'E 101.95' o o a x > :� CONTACT: MATT WELLNER 1 D O b 0_O I 1 I t • • i • • / / / / ' - I 1 m • OPEN SPACE / + • • = SOLAR ACCESS AVAILABLE APPLICANT'S REPRESENTATIVE TRACT A 11,553 SF �I F''' / i PIONEER DESIGN GROUP, INC. 8 a , } , 01� n��o / a / 0 15.0 -20.0 9020 WASHINGTON SQ DR, SUITE 1701" / m / I REAR _ _ SETBACK MEASUREMENTS PORTLAND, OR 97223 COMMUNITY GARDEN , X "'``` PHONE (503) 643-8286 / '� / ( Bra'-10.0' �_3.0l I '-8.O' FRONT YARD: 15 FEET N CONTACT: BEN ALTMAN OR MATT SPRAGUE riPlitZecr: / / / / / STREET SIDE —`1 SIDE •78120. t01.95' '^ GARAGE YARD: ZQ FEET — N89115'40%• 222.66' J o Q �?ca SIDE YARD: 3 FEET (LOTS 1 & 6 = 8 FEET) SITE INFORMATION Na9'0540 E tzoattri N Q _ STREET SIDE: 8 FEET (10 FEET PERIMETER) I I REAR YARD: 15 FEET (LOTS 9-11 =20 FEET) TOTAL AREA: 1 .43 ACRES L - - -- J LOCATION: 1S1 35BD ^ -f-s- 1 L _ _ _ J BENCHMARK TAX LOT: 400 z ilso °� O ' �' i . WASHINGTON COUNTY BENCHMARK NO. 167 19' WEST ZONING: R-4.5 & 12 ' � `�� CO I = "-:. OF THE CENTERLINE OF SOUTHERN PACIFIC R.R. TRACKS, 1 `� fCENTERLINE OF N. DAKOTA ST. SITE ADDRESS Q 2' SOUTH OF THE CEN RL ro DETACHED 10895 SW 95TH AVENUE `� NTS ELEVATION: 176.38 Z v Project co NOTE ASH CREEK VILLAGE � 7 No. c tn ZS N C 1 - BEARINGS AND DISTANCES SHOWN HEREON ARE PER141-017 r Type Z '� Ci PROPETY LINE ADJUSTMENT RECORDED AS 29,185 PLANNING 10 1 WASHINGTON COUNTY SURVEY RECORDS. Sheet 3 of ii a m m Q til CO / LEGEND: Ej 3 0Cg ' E / Q / ) � 4 ��{{ Q N ..m-. '.� O tFT LOT LINE � @E a.m 1 / OCTOBER29 1975 / - EASEMENT LINE / BOOK 1053 , PAGE 121 DOC, , O , 91 - 020080 / - i . - RIGHT OF-WAY LINE / - RIGHT-OF-WAY CENTERLINE �� Z 7 ce / I — — - BOUNDARY LINE OF SUBJECT PARCEL t ET,/ . ? —, _7 ID , _ _.__ - WALLAS NOTED p / '' 12. 00' 33. 00 33. 00 33. 00 33. 00 59. 00' 33 / WQ/DET. Z z z I I I I I SF w 1 2 I 3 i 4 I 5 I 5,367a N 3,739 SF I 3,060 SF (03,050 SF (03,050 SF 3,050 SF 41. 'T' CO CD CC) (0 I _ I CTI IV . 6-2 �' . -P. i; >. LEGEND (PROPOSED): 0 0 0 0 = cA C.J�t (A i 01 -DRIVEWAY LINE _ r" I I I I . . . . SETBACK LINE -LOT LINE (AI - -EASEMENT LINE m C A -ASPHALT PAVEMENT ) a 513. 9 33. 00' 33. 00' 33. 00' 41 . 911 2R • I16)N o' %A I L . Iy . UJ2 r PUBLIC STREET . . . . p. CO W I 2. 9 — -- -- — a 0 3. 49185. 76 ' 26 o o '1 6 I Q 0 I \ � 6 ' \ Z W o I 4,694 SF �}p' ! — -I o ov) I La (N. coo F- > a o , St _. _ W 5 < en- a _ / o I w 0 U- 0 .� ` 10 2. 9 4 Z 0 o - as - - - -:_ _,,..11 _ ,- '' <:-(3.-' - . I o Io di di di a o s l 15' EASEMENT FOR SANITARY m 1 I TRACT 2 ,� AND STORM SEWER j N_2 91 8 c5 W m m . 0 „.....\ I a; 3 I N I t/ d z Tii o 0 �� 3 d to H `� n I 8 7 — : N Q �. Cl. _ � e�-i Co 9,870 SF I 10,652 SF Ci 2. C12' ulN KEYSTONE I I WALL I CT 3 — N — a WOOD RAM ?. I 3N -29185 0 N I •-______\;., /+ I GRAPHIC SCALE 20 0 10 20 40 G • t s 1 : t 60. 71 60. 00' z (IN FEET) t inch= 20 ft. Project ASH CREEK VILLAGE No. 141-017 Type PLANNING Sheet 4 of 11 . . • . . ' . 2 U' '4,- m . cr. 01 01 2 n al 0 ..,,, ca a+°3 C4 8 / 1 I ZS - • , ca „i "0". ti, 11...F, ..*.1.eA.c.1 - KEY NUMBER SPECIES DBHI NUMBER SPECIES DBHI co •ri- a .4 . s./3 1...•...s c . ,-8. .. \ Ft AR 111 CH 4x8 144 HT 8 C/ • • • • • • '. DE DECIDUOUS 112 HT 4x6 145 HT 8 ilti • 0• • • • • 1.,. CE CEDAR 113 HT 4v6 146 HT 8 • CULVERT Ill: •*.xV7*.* *'>"*.•.•. HT HAWTHORN 30 148 ----__.„„s„.,i4 PI PINE 114 AP 116 LO 2x1018 147 HT SQ 16 C:; 14 a. 10"1Et-165.19' AP APPLE 117 HT 2x10 149 SQ 14 , ..,.. • ' . . . . . . SI BIRCH 118 HT 12 150 SQ 14 IZ , ... ,.., . 1.2. . . . . . . , SQ SEQUOIA 119 HT 8 151 HT 6111111111rn 0 .......- •;•1--• .zz x . . _ 11111111111 r':,..t::...::':.(:.:"4-• ;1) . . . , . , , CH CHERRY 121 BI 19 152 CE 20 Z •',...;•-.:;••••':,.:•:;.:11r.,:r . . . .\ . . . _ . SP SPRUCE 122 . BI 18 153 PI 20 0 . , \ . ::',•.;';'''::..!•':::•.•,: 1 • • • • • • • ',:•......:•:••:::-:.'•`.... MA MAPLE 126 BI 12 154 WI 12 U3 .:.,.,..- ,. . • • to• • :t,--IP• •• . • , LO LOCUST 127 OK 24 155 PI 14 W STORM SEWER 1 c ''4 • -i - • 1 1 •' WI WILLOW 128 81 14 156 DE 24 ton 0 . z/ , IX . CATCH BASIN , .ii. ‹,/ . STORM SEWER AS ASH 129 CE 12 157 HT 6x6 moo W / RIM 168.36'--. *1. _. ., 24"1E IN E.=166.3.1 • -''*•"'II.•*-. ..'•'\ . CATCH BASIN OK OAK 130 Si 14 158 AS 2x14 W 0 / / . . . .yrn RIM=168.00' 132 DE 10 159 HT 6x6 Z ‘\~- \,..• X • 24"IE OUT N.=165,7 '. ,..,.. 9, . . . . . . . . ., IE OUT W.=166.30' 134 SP 8 160 HT 6x6 0 ( \- / SANITARY SEWER 0:-.- SD 139 Fl 12 161 HT 6x6 _ mar 0. / MANHOLE , )( DOC. NO. 91-020080 RIM=163.7S' '7.ii 1 '• • _....._:;-<% - 140 Fl 14 162 HT 6x6 r/ 8"1E IN S.=159.02' . .- .8%.5.-. •.•. .• . ..- SANITARY SEWER 1 - /777.--• MANHOLE . 141 CH 12 163 10 6 8"1E OUT N. 158.95'1 142 MA 6 164 10 2x6 • I • i-i•-61\1/4 RIM=168.19' ' 143 HT 8 ' 165 HT 5x8 •• \"' , go RiA SEWER 1 . .0. _..T,, , MANHOLE '---•' ''''''' -,"- ''''',.::- -. 4ii 4.,...71.1x•silDil,1 -- SI' '' 8"IE OUT IN..159.53' . 4- ... /z / DOC. NO. 79-029378 / ... ...-1-if • • • • • ......„....-STORM SEWER • // • I 9 s. , ‘ 1 / 24"1E IN S.=15P2 /--. ./4:-...A.ki, 1 I I N • •vy .1• - 'j . FILTER MANHOLE / \ \160 / / .----...,\/ 6'.W0013-".1...,""IE IN E. 16i11'tIP,L,..41:5/1,1?-lij 1.2/ ., .v,...i.:,,,,,\ *,,8',. 1 RIM=168.23' / / i .-.-- ' . / ' 41NCE 24"NII SE. ILA.., y ' "I . .//,bcr..)•( . ...--- 7 i . (0- ‘IX141,- , i . - 1 .165 .51r51331 200.00 % f 24"IE Li.ITIT•,159:7•3;!.• -;`,1,r • • • •\ u„..• / 7.00' \ ••.,•.,__1_.,._.....)-1t 3-2I5.-,.s-3'61-/-. I\II ‘1..\......Y.A......./\t--. "-,......,- .I.....%4 ...,.3,--•-1.6..5ui;y ...,7,:7,.7_....-...:../.L. -•;, -411/ .- .. ••- ".M---. N: STOR=M SEWER \ 159 / / \ 161/ j , d, , / \ 11' 1=166.07' $1, -6t-: *. i*.*.* * : \-CATCH BASIN • ' r ' _ / 1 „ . • ' \ • • / T1r ' ' ' '\ RIM .,. 17 .3\ . / 1 •ri •c " x• -L. .4C .., ''<,,""N \\ I ______,,•-1 // +/'-:-.:- -1r.,?,' • • • • . -‹ Lij -XSD XSD XSD - - STORM DRAINAGE LINE G -DECIDUOUS TREE :1 t: . .....,' ...__.... , E2 / , / /TOEXIISELROOLD// .. '--. 1,''A I,"II cr,f; XSS XSS X S S - SANITARY SEVVER UNE 1 21 I T.- / .....1/ ao , . . ......--- ...„/ .• / 7,:._____,,,,,A,K___ lio, ::: • •:,:., • • • • Lo = ....----...4 9 / '\ - 01 1.-- ---X1N XW XW - WATER UNE r - VAULT AS NOTED , 1112e":1t.'e, • • 1 ' ' "..,,• a i..___.% • /1 t t,'.• ›, • - KG - GAS LINE j, .... . ....... , ...1,,, ,...,0110,.,D-.....;„ ‘,„,„• • • • 0 •, WATER VALVE ,------ - \ L---- • 4fRG(mRA6k / . .. . • .... - , . . .( ,.......1 vi - -LOT LINE - E9 - WATER METER . I 116 r • •• , i , . , / . .. , , ...,.......: ‘ ...... ., .... . , ,. STORM SEWER 1 .• , i / al j :1;?;:l.. i..4}.,..;;;V..f:''..'r;..;:! ••• •* , ..-• - . '''- MANHOLE - - - - - - - -EASEMENT LINE C-5Q..) - UTILITY POLE WITH ANCHOR . \ / IA \ // ...„. / ,„„, l'' ' N,,, i 1 147',7 RIM=169.92' . V) ,.. • • • ., / e •4, . , t ; ..r... . . . 0 - AREA DRAIN/CATCH BASIN / -RIGHT-OF-WAY LINE . m / \ / i 1 '„,;•; 24"IE IN S.=160.49' • / 118 \ '---' %c, f.10,......, / ‘ / •ti, ,.= • • th • - • - 24"18 OUT N.=160,63' , = --- ,.--- i • / -RIGHT-OF-WAY CENTERLINE © -STORM MANHOLE 1 111 '.1 ' V: ' -'-*4- , _._..-------- . . , / ext.•,. t. I .... ... ,-.-- -10 CSP ..„„,,,,,-4 ' • ' • ' ... 1 if t. ) ---------- ON. 01.11.40 1 .\ (I trP1 1 i 1 64\ ....*.* I SZ -BOUNDARY UNE OF SUBJECT PARCEL 0 - SANITARY MANHOLE 1 c....u.i.1..szt. ILI • ' • • . •!:. 4/041.Nt..._,./1 DOC. NO. 20030016j/4 AO"lE=167•:.Z1' I A / -.. . . . . . _ -WALL AS NOTED 'rf - FIRE HYDRANT . I is., . , 0/44 ..-. 1113 ) 1 I ........•••• TAX 400 1 .L..:,. I rJ : "T , : - muGAFITILBOPDXLE \ CD 1 * a - a - a - -FENCE AS NOTED , >,, , .1> 1.43 ACRES __,--'77 -.. ••• * ,--... • • . . _...... _ ,' . , XOH XOH XOH--- -OVERHEAD POWER tf) , \.......7„. Oe . ... , ....------ .)e. . -- -- ;146, \ 0 - GAS METER Z „......,-1.69-- . •.• I V-% ) :11. '9... . . _ • lo --- • f % 'L•-•0) . 174 -1'CONTOUR 01 ...- / "."-oN l'• 5'<' - M - COMMUNICATION PEDESTAL 0 ./' \ S'CONTOUR ELECTRICAL RISER ,"-- M - INNIN Z i 1 1 i j • • Q I a 1 SANITARY SEWER • \ i , MANHOLE • v''f }16 / .......,, ,;•••=,.." x /711. i 1 i i '.\\. ,N //-- RIM=171.71' (9 L i I SANITAV bEWER t "i4r *\\ 14,,,,,z3 \7;4, , 's) .„,_\ 8"IE IN S.=161.18' U..1 W • PARIOLE , 1 i / , ,- • -EXISTING CONCRETE , IRI Il4=169.18 1 a--A I t 1,--i A b / :40'tn). • ?..•• > 1 1., ''.':5 .., 6' WOOD % 8"18 OUT N.=161.08' U CS 1 8"IE IN E.=162.67'1 , .---- • / t _i i < .x . / • FENCE i 1 8"1E IN SW.=162153' ,.--/ LI t.1.1 I ' 1 , 5 -...1 If 4, , N 1 0 -- ".":"." ••••--.-•• CC : N. . ' •' "••""" • -EXISTING ASPHALT PAVEMENT 0 .............. 1 CL EL r.4. %%151 > . 1 1 i 1 1 --/ - 1 .-z- cn A\//// 1 i j j Fz, ,______-•••...,,,•••_______v ...,- x --fixss-xss---(7.2Letf. -xss-xs ...... / - -;-;-xss xs,s,-XSS----X 3. ---',9 --.....„_ , 4‘3.?.XG''. -4 XC ......... . . .. . ......,. . .. . ••• •••--•- . . ... .. ... ... Z 0 /• GATE '7 •N 2 ,I . . . .>5. . 1 SANITARY SEWER Lu }..-:: I • t ,-.-- i ..-- '..-'--'1 .'"r"-''''' ' ....' ' •r. 0 -*--128 ......, 109.g3. I- U..1 L1- 1 1 "z. -122.77e / n„ I, )...../ _eel., x „ 1 o"c$2.---- i•V4410-~4 CC -EXISTING GRAVEL SURFACE fin U 0 f 7., i.E.-.'-'-*----NED13UAIP tR/IItA/IN=H107I.2E.05' PilM*440, - -''' # , c•) . . . . . . IZWA irattel . 43\ , z 8"IE OUT N.=161.25' ic, f.8...11:: -------" '`.. .. • i. ittri :2-41-t..,9.55'..:-...i.:.--,..... ''. X• X 1 r , ,, , FENCE \ •. 1 ..•'• : 1 V.'-7.'•;.:'.,:-..,;.;.4.1:::. ,..-: ,..'T n • • Irnv) 1 V) 7/x - --- .--.4--• - - 4 - . - "-00*,•,,.. -'' `•;r--' •-P1.1) ' . . • • 1 UPI < U . , /..:wf • • 4 5' WIRE ,..t.4,. ... ....„ ... ..... ( 2.3% 1 -Y-F:2,4 i70 ............ '''.. .01 FENCE ....+.. -. 4 „‘" fel:,et.6.,c.s.ta;9...9.,.3:-: ::.-,.,:..,.. -,w.,p . , , , '11,0 th li 0 • - •) ':.„, STORM SEWER •EXISTING SLOPE DIRECTION 15' EASEMENT FOR SANCIARY / / \ I" ...-1 ....4 •-i AND STORM SEVIER Eccl I - 1-- av-p ;:%,,,,,p,•,•.•.5.<:•‘.1 -------CATCH BASIN cq 8 1 r} 0 122 G i /r...--. 1,.-l• • - . RIM=171.70' t-.1 (Ns 1-••4 "......... ....... ........ . t t j ! / c, PROPERTY I ,,,/ F. LINE Li CD -.J .49: 1E OUT W.=166.85' I . d ,_. STORM SEWER 0 0 0 1 't \ // 0 co 0 0 0 • : 1 ...- / ..... . "-...... - - 141 ''')/ ><* N- MANHOLE . 44 44 44 1,1. N89'04'4;32E- j,..--- c, .. 0 xi . . .751 . . .- co go iv Lu • ...,1"...,..... 2.02. z . • 5k- Lil i ' • . • 'n• • • • RIM=172.33' CI CI CI W • ... ‘ ' 0 ix 24"1E IN S.=162.50' / / \ • / #....., „ t --"r-, i ; ul 0 . • / \ 128 ...,i 1 L 1,x. . • • . 24"IE OUT N.=162.45' c.) N. 6' WOOD / i I\ I .s../1 ._"M r . . . . 5<-. (...) M // i 1 ‘-7.--- I \ 1 , k.-....7 t FENCE / t . / 4) '.' - i 126 I \ Cr.:1 27 I 99.93' -.. 1 ..-:at • • • • • • • --- -1- ........" 157 i -ct• * '; ' i i 1 , .____T 0 ...A____._ .4_, Eci-v..._ 2 I • 2 " !''' -4.4 - • ... t / -... N8904'431 101.95' •----...----- 1.••.', •'• '• • •cc-• "A• • • ›- -,R / /..• N,..., -__...., 1 i X `4.. X ••# / ,.:::,':•:•,' ..:•• ..1-.,,:: g P.1• ca ,,4 ,,, . . >. Xi • ;Li •• a I .74. / i-- •- ,,-?-•,•-•.%-,-, 1,-.• -.1i, '. v0/ ."..S-,..• . •0 0 I 1 155 0/1,1 ‘'" • 1 ?:Z.;..::..;-:;•,...-1,4,;-;Orf:-..!'7•77. .;,. • • >.',7-.:.-3/ vrx ' 13 >,. 10 Z ij CI 42 41/ EXLT. P ERTY LINE--I ...**/ a.'"' '4...t.N.,... 45.0' //1 : .L':-i-'. .;-1(i'l 14.t. ',i. 0. 7. I .'-\•.• C C 'Ull) t‘A 21 ....-/- ,, ;WAII -.:7;::::"-..•.i.-... -':.; • • . . . . . . . , . .... .;;,., . k..„../x ' rit .110 .4111 go A • r. . •-44.----*-- 129"W \ • / / / 471 > -6- •,-; t - ,,, ...... .... _____ , , / \ q ..-• 7...: .°.,:• ,.::v.:f"-:-..,....,:. . • ):„..•,:,/,),•.-.- • 0, 2 a) 3.., 0 a) ;;;.' : I I'•••• ••••. i r , I CI el ct o.. X > ••-t .•X _,.......----- ,-4•4 I 130 f ''''•••\ I WOOD RAMP r In p : t 0 4' .CHLF. q g I i - x- • • I • • • • 4 . FENCE CROSSES' -1% ...G---. i /r---- t 1>/ [ : . --.;„, \ Tcr 7 /S SL: L' co C'.2 PROPERTY UNE -‘ gid 1" /1 • -9- / I4:: ce w--I 6 0 0 HERE ..:".---- - -',.. ....// ...,... .........../ 4 0..Fp, ct _, § :i c, , / - ......N____ N. ea Q 1 ' . Ct2 / 1 ,A1 ff . . / --N .V r•z • `-----:-‘• • - 1 - • - 134-=,..V.= (f) I 43 \ 6 i I RI i".--- \ /- 'i.t- x '';IK La A Z I J1 . .12 • >'. ' ci ti 153.4,..--- i 8 tt; 1 ........ ,... .• I ' ,-1 • • .>< • t LOISTING'SKE.VEIZIV / .1---A, ,.. . . . . . . . / 5' CHLF. 10/b • RPOYE, •t32 .7.= / I I 95' 1 , . . 1 . . I. . . MakOD FENCE..-i...- . . X,-""ir-.'":•-''''' '''; X ----.---'-'---.--- v ....--.. 222.66' . .4 W89`05 40 E 120.71 a-• .......' • 2.0 FtET,EAST I ,./ . ...1 ,.,..,<.\•.., • ...),,r ,... , OF PROPERTY----'. 152 -1x 1 - •-•3>• • c 0 , t UNE 1 1 .... ... ... . > . CI CC 0 /3: 1 i. • x' • \'• -\ ____ N - . . 4I „, r . . ,• .,, ii ,..1 n• -x• - - - - • ',..,-.--.-. .4 1- • - ..4. • . EAST LINE OF ".-•z4-• niii.1- . . "MEADOW VIEW" =::'3fiC4. h,.. b c SANITARY SEWER --- ---- --------...:':' -.,,:.•x• • . . . . . MANHOLE .... ''.,....: i ',.... . -e. RIM=175.07' Nu cm • r'•'.1 x• • 7..f;;40,04 • -Y" ' ' ' ' . 8"IE OUT N.=163.04' GRAPHIC SCALE .. •• du . - -i• - • • -i--- •- -,...a . . . . : , 30 0 15 30 60 ‘.V.- e Y. • 1..4;'. ' I I I I illitarilliel "11.1.1.111 1 ,• d a . STORM SEWER - .D MANHOLE -6- ' (IN FEET) Project x - • \_STORM SEWER RIM=175.25' a inch=3°ft. ASH CREEK VILLAGE 24"IE IN E.=167.03' 10 5:-c CATCH BASIN RIM=174.63' No. • 24"IE OUT N.=166.79'ci t-. 18 OUT W.=169.73' -,*...., 141-017 Type .. I 1 PLANNING Sheet 5 of 11 , x xt . 4 (/�) G / ! !'1 �'; CU LEGEND: oCTS h 1 Cri a) L O co E /.'\\CN' / 9 r.....,-',' - x -DECIDUOUS TREE % GRP ? Ri ; E�n- x y \t�r mvsa _\ N>/,/ / . SO �-/ --., -EVERGREEN TREE . <jiFC / —N x '` EASEMENT LINE I ----'NSS ,/ C '' — O / >4 - RIGHT-OF-WAY LINE 7 / ss i___ __0 - RIGHT-OF-WAY CENTERLINE z w G7/ _ '~t i- rk. X. . ,, D- [ -� - BOUNDARY LINE OF SUBJECT PARCEL ...1 o 7 II ) /7 f-ll��' t •..(12.-- �, s -WALL AS NOTED Nom w 141 JI #`�i i '' / E. r--_165-- S89'S1' 3'" � / 200.00' '�`°w_�l• , �,, •J O l' - 174 - 1` CONTOUR 0 t �J --7C! XX—�X% r Zr_ . �T �F' , {f} j< < .-.. t MIMI 7.00 g o1 ....-•-'"" 167x , 175 -5 CONTOUR • 4 �. ..-� - A f 168 169 ' ,`� r';— t `~ l ,'. ; ; 7 '''/ _ _ r166 _ — — — —rte r '• 2.3w. -EXISTING SLOPE DIRECTION / �r----� T Iw1____ ��' I I I 1 RAtT 1= ', ; •XY , x �.,f \`; ; I 1 I 2 I I 3 - � I 4 I ,, v • 1/' 4 w ^ • LEGEND (PROPOSED): itt------ I I I ! , I I I I f /� r '�' I— = t / //'v �/ t ' s E • I . - - c5 _ - WATER METER t I I I I I ,, 1 .--1-- �- ,, . . . C1 f-• ' - STORM MANHOLE LCM - — — — --I 1----_— I— — _ — -_'-I I L- — ._..- _ _ _.I I L' — .i f I ,/- " ,.:.:. I I I= O -SANITARY MANHOLE I _ _ _ � L_ _ _ _ � IL_ I ,. �___� = I ! /- ';s7 F M I In - CATCH BASIN \ ' = t,s 4"SM.LAT.TYP. ,� `» �,`� _r I i :�fi o i co I i _ ® I DITCH INLET/AREA DRAIN 170 �' r'' , , �-- R ._ . r a1 . I ' ', !I /J. \?` ,C STREET LIGHT JI ° —. J _ — , . 74714'''':169.-<?. ,6 ti�v gift0"STORM t _ • ... 1 - - - - 1 I ` MBI - MAILBOXI a' � �. 12' STC3RM _ ._ _3 ` � 12" �M. � -„�. � � III . ,� .�� � ; • ti,�A7-) ..›......_____1__l'"' �p, ---j - voi.____,.._,0.9.._______ �1._ 1. -1 . . P WATER M - STORM DRAINAGE LINEf , PROPOSED METER 5 f _ _ ` R"SA t. `�� E� 8"SAN. /. • t • • FOR EACH LOT - SANITARY SEWER LINE Z i cfl4 ' ,.r''" . I I � LI-1--,,,,r- —m----- - , -• ...,: _, - . ; 1. -WATER LATERAL LINE ) i , X • t- • ,.: )BS • 2'CONTOUR LINE / , / w WAT. AT.TYP. �� �_ _ _ 4"STORM LAt' P. J _� /Il /�'' �1� I I i — I --- — a t C5= - } _ 7O - 5 CONTOUR UNE O .nor CL 7'4 \ , . f — _ 7- - I-"-' _ •••••asim/1♦ele�>IIIRn/ mlll�aimi - PROPOSEDWALL- - I _ - - _ I \,--- - -" -1 t.f 7' ROW DEDICATION d �/'�` le I I -_tel -- I ( I bt xu >« - EC FENCE �' Z"--- �`� cti 1 I I---'' ' • 1 I I ��ry'"� X '�. �..r -DRIVEWAY UNE W O ' U I 7� $ . ' . .. I9 I `•' I f w '..- . / - o7 x31 -SETBACK LINE }` Li1 c ,- I -� I x�. y, e -1 ( I 1 ` . E . ( ( ` r - • c ri �` --- — -LOT LINE (9 0 r `\I,I; I f/ I • I r.4.......„.-1.10-- --- ( I I ..• I ?j'` �, -EASEMENT UNE 2 _..1 cc cn,r--4 \A /.1 I I I II :, 5 ,lF. i /11 OD (,;. L /...--<-:5--II - ._ __ L -- `_. • jf `,i ,_ -PROPOSED FLOW DIRECTION 2 N, V- (Fg 1 1 `� — / I L _ — _ I t__ •�_ ___ —I Z t I y -TREE TO BE REMOVED W V 6- r 1 1, i! 4. / l r ;-.°N CZ _ �r o M 1'\ / ,, —. __ _._ __-_ �. • _ �- � CL Q U a. r ' 171 \ "" — — i _: \ 1 _ _-� - '� i." -TREE TO REMAIN }( ' L., Xfi� y� }' S `x XSS \ �{5`.� - - .�,{S — - •ru`�C—- �� ,.: – XSS S y- XSS -: +� . - -.." x ✓��� 0 0 0 • - — • — __ — --- — 122. 4 I , ,i--'— I• . . , . . . S88'44'�8 W--' 109.93' 10.00' -• , --. . \ •�- I G r o -ASPHALT PAVEMENT CO RI IV w• I1 CI .,.......„,....0''''''' .1: I � 1 � t..3 � n F•- • • . .Icn A t 1 9 = / 1 ,. x H Q '� • I I I -1 I -_-..-- 1-70---r r 1 . i . . 2 )t f Wi1 1 t`(—' '�-12 z li u w 15' EASEMENT FOR SANITARY I I \ - TRACT Q Tt .... I ' II x • c �, `i' s C. AND STORM SEWER CO ID L - _ — -- —'— J. _) \ 1 LT -. _ "h. I XW ' 1 go 3 �N 291 5 , cn � _�,! PROP. rr`, ,`• ; X '; ., o a a` _ r; n / o PROPERTY N- I �' LINE/ a)- ,. ,In ' x F . wco _ m I 1 N89041'43"E I/ ' I �. )2..),,-____/ z II t C.DS S i, g J ( '\ o ix w-r� - i U3 Z f , ,„ ' t moi. s\ _ I f f t ti , Q 99.93' f. ; `4--%t N W \ ,- N89 04 43 E 101.95 I c a ;x Z --Y--- \ 7) ,i i O -70--- EXIST. P ERTY LINE /` \Ilfi� KEYSTONE ' I OPEN SPACE ,// =�ij• WALL Z \, TRACT A -���' ,x m `�' o I --------� r..4k-----, CT 3 x _ _ - - `"" __ WOOD RAM I� ' n `n - F--- O N FENCE CROSSES oo • z ,.� VV —29185 o Lt Iat - �. CO ,Lo I PROPERTY LINE - /' '6'0 o QZIcs - G� 1 aHERE `'s* /z z x x o I CUT / FILL TOTALS r %�� -:A`' PROPOSED CUT = 2050 CY r GRAPHIC SCALE �`1 --'/ R ` , x 20 0 10 20 40 Pro 6o' # PROPOSED FILL = 2720 CY i Project ``,� 101.95' CUT / FILL TOTAL =4770 CY ASH CREEK VILLAGE WOOD FENCE --- - . ,--„ ' 1 NET CUT / FILL =670 CY FILL (IN FEET) No141-017 2.0 FEET EAST • N89'05 40 E 120.71' 222.66 ,); I inch zo fc. OF PROPERTY G ,t , .. c 7, DISTURBANCE AREA = 1 .02 AC Type PLANNING LINE t Sheet I II , , • , , 6 of • • . b E co rr N m . cN a a 003 e • mo° CO • LEGEND: LEGEND (PROPOSED): n gi W 3 vi m • Is • © - MAILBOX N � mcri �' -DRIVEWAY UNE a . 2 a as • 1p -EASEMENT LINE -SMACK LINE m m c? a... • •LOT LINE -RIGHT-OF-WAY LINEEASEMENT LINE • -RIGHT-OF-WAY CENTERLINE d -ASPHALT PAVEMENT 0. • -BOUNDARY LINE OF SUBJECT PARCEL 0 -STREET UGHT !x I>•Iti Qa' ® -MAILBOX Z c • -EXISTING CONCRETE 0 .• • (1E1 - PARKING STALL tl) W ..., 0 -EXISTING ASPHALT PAVEMENT a, — W • W -VISION CLEARANCE TRIANGLE Z • / 0 me O. s 0 a0 in D \O i EXISTING CL 1 �� J R.O.W. R.O.W. R.O.W.47' GO O�� 41. $ ` 27' __ 20' s F0.5' CURB f 0.5' CURB i 7' DEDICATION = 32 SPEED 1 • • • • 1 16' - _ 16' - ' r- . - • T2.00" 3E-66 34.00-� 34A0' -305' -N « • • 5 5 ., 5 3.5 "SSS SPEED' '.,., . • I WQ/DET. . . I _ TRACT 6 `L . i:':'. 2% 2% Zi • •I _ .'-03 > -- 1 3.57% 3.57% I 1 2 3 4 5 v •. 1 .eK B -i. .hit 11=11=t1=11 it=ii- 1 11 1!A _ _• - t-ti-ii-ti-t1-1111--11-it-,11-it= i..1 P i i s P LA ■ . . . o Q -1#-Iiy#-1- =11=-11=k-..,--10-6..•4.-., {,N`T�i i;�c?+sg.)•,-e. {►'.`i71l•`t*,af02.!,4 %i �hJ i_'� -.-111.•fl II=„ =11:=11=117-41.= = I� m 4° 1`L ? L=11,ia i 11=n=i11111 1 it R 11=I 11 1_II 11 !1 ti=u u - -11= im "� `� - I ••I - •• o in x CONCRETE CURB itu'-'n1111"u71ii';ii=itt ii 1! II ll=tl i1=1 If ti=U=t# 11 #1=11 ii ii=it-41=11 n11t'1r11J'1" CONCRETE CURB . °' &M AND GUTTER - - =,- AND• GUTTER i/3 '. .'.'.' N.. COMPACTED SUBGRADE SOILS APPROVED 1 Y2" CLASS 'C' AC W t .} � t w. . . . NATIVE OR 95% OF STANDARD PROCTOR 2 CLASS B AC Z m Ii .84:• .' '. ':34.e.„;:• •'��.:.!.Ill.• • 2998'.••4 Q 5:25. 28 82.•: ,.138?:.. 4Si9 e, U w I 2" OF 3/4=0" CRUSHED ROCK Q I .{; 8" OF 1---)i"-0 CRUSHED ROCK ..d z :PiWECCT • �i I'�' ) `� .:•: : :':':':':':':':':. . :' : : : : : _ TYPICAL STREET '� j l95U ,s iFi.w. . ..[s.w.. . . . . . . .:t rt•.C'... . . -12.82 „,411.73 an. 37. OC ›- 0 w ti � : SW 95TH AVE. cg zLU CL -�,- ■ 7' ROW DEDICATION J i2 ob 91c • ROW ROW � . , . .1 J CC lL_ �` i - - i 40' 25' ,.. CC 2 (.1 r . 7 , W ' U 0 i _.... 37.58' 3005' 37.01' :, I 1' CURB \ 1' CURB �. '� Q U ! 35 03' li 28 Q0' 38.00' 104.63 P-. - Arr •2000' =g TRACT 104.83'.. ._ . .._.-.-. F SREEO BUMP - _ un Lr) in Q O O 1 Os . i 50.''. 0 0 : 15' mom FOR sARrARr n ; 12 t><J'11.sg? TRACT 2 AND STORM I 7g•°3 r 3N-29185 - o 0 o a • 3.0% • - -n=fit=n n ,_ 1 �� > i'1�ilt�i#i1#1f1••'[ se. f �4ia&IA 01 -v--A 00'9 Vzs . r • • ''+z !1 11=1itt ll.#Ili it D 1J n 1,,,, ig I $ • ae: _ CONCRETE 11111=�11=11��II C=11I11=11 11��11111111=1lllllllr--11 1'i1°II"I���'u�-.!-4-1-44- 1 r�!i11=4121g=i1-u- f• z r• . `I z CI oti v :. WEDGE CURB 11=�I-#1-o- - =u=u .�>;�<<�#onnu.l o: -#= -#�#�#��15#+-#ti-"��J11ti '-Iii I Q a D -• - n : -II=I1 -- =11=11,=11 -It >•• i.• �' i 'Q a - .Q • a -- B1.3T _ w = `'' 1-Y2" CLASS 'C' AC •0 >, -o o m a, 75. • 2-0 a m COMPACTED SUBGRADE SOILS APPROVED .+� oa Z ,� I# �. zo NATIVE OR 95% OF STANDARD PROCTOR 1—Y1" CLASS 'B' AC c e 3 r, ;n 0, ' TYPICAL CFF—STREET PARKING °° 3 GI 5 F �. ttEYSTONE 2" OF 4 0 CRUSHED ROCK I o ti = I OPEN SPACE I 4.„ La « • 8 OF i 2 0 CRUSHED ROCK TRACT A CT 3 at La o TRACT C "�°° " [ -29185 ..- CO TYPICAL PRIVATE STREET CO • I 9 Z TRACT C MAIN 1 1 . 1 N.T.S. I 50' 120.71' I t P_ PL '. _+ 22' o a g =-ji oe S. 0.5' CURB O. CURB A i .....3CC ,• 20 t.--1 1.0 2-- M n 01 0.5' = _ �--�. 0.5' " M 4 �� -.--. N _ • �? 0=11=1- .. . .. 3.0% • =N-I1=1#-11- ;7 ap -1=1=11.7--, _ =n a tr=t it N0 II -d r , II .. 11 i1=11= O h 7- .� 111 j11 V 1.4,70"\.VE �► ..[r• �+ s '-z-11-41.F-11=s- • Z CONCRETE CURB ti=## [O,t t �li_.rl46ia,,1i ,tiwt'';n,,ui 8 # 11=11, 11- =1.-11-ii--ft- so-o-,_ 41 tl = 1i ti--tl-i[ Ti=11 IC11=11=1t 11=it=ll IE1 #t=Fl71 - =il 11 11=1=imi=11.=11 it Il=.#1=11=11=11 1=1t -11-11-I- -I-II 11=11=t1-11c: /1/1 COMPACTED SUBGRADE SOILS APPROVED GRAPHIC SCALE NATIVE OR 95% OF STANDARD PROCTOR 1—Y2" CLASS 'C' AC z 1—Y2" CLASS 'B' AC 40 0 20 40 80 2" OF 34"—On CRUSHED ROCK' • 1 1 1 Project 8" OF 1—Y2"-0" CRUSHED ROCK ASH CREEK VILLAGE (IN FEET) TYPICAL PICAL PRIVATE STREET No. i inch=40 ft. 141-017 TRACT C LEG Type • PLANNING N.T.S. Sheet • 7 of 11 O 5 ii 1 • , t 1, I , m X z , i 70 1 O I C 2 I 0 1 1 \ / , , 1 1 1 1 I 2+00 1 _-- 167.32 1 S l 1 � I — 7 ! f rt 1 p 1 1 { S I i.___ —.._--J { f f r W ____________ _ ________ ___ m 5 3+75 GB j —1o m ; 169.78 \I Z kki i I „ , ...4 ,,,,, . . 0 02,1\ rri -1 � m J. r"' � i 1 C tr. K m 4+58.50 GB y 170.75 i N I >> 0 i I 5+18 GB __ _ 'a r...,ow gm 172.00 t"' 1 V S . N 1 ,o,, a c I 1 I 1 1 t y ► 7+00 174.22 1 1 1 I 1 1 1 , 1 I k 41 1 , It 1 o o No. Date Revision By Designedby MIS Date 04/2015a 73 SW 95TH AVE STREET PROFILE V z , = Drawn by TCC Date 04/2015 Cx n 9D20 SW Washington Square Rd > ;° Reviewed by MIS Date 04/2015 Suite 170 d Portland.Oregon 97223 I p 503.643.8286 �C Project No. 141-017 REF. f 944.715.4743 am, 61 m Horiz.Scale: AS NOTED PIONEER DESIGN GROUP www.pd-grp.cam ice' }..1 ASH CREEK VILLAGE Vert.Scale: 14117 07strt.dwg CITY OF TIGARD, OREGON '0 C- v t R SEWER `���\ \\ ``\� ' ` x CO m J STORM { C, LL MANHOLE mss, \\ i SANITARY SEWER cs, al • 'r 1 I \ MANHOLE _ = m E Rim=163,99 'r6s 1• t o 24"IE IN SE=156.29' �So �= X d RIM=166.90' m DJ Wm CO oa . • 24"IE OUTNNJ=156.19' �; 8"1E IN 5.,157.67' 3 o+ LEGEND. � o � 8"IE OUT NW.=157.52' w .- c F a • 9 t � � N � - 64 3 NN t ! © X S D XSD- XSD - STORM DRAINAGE LINE - VAULTASNOTED w i a c m S • ' J ---XSS XSS XSS - SANITARY SEWER LINE 0 - WATER VALVE • • X62" - WATER METER } / >< ---.---X'11 XW XW •• WATER UNE a x -) - UTILITY POLE WITH ANCHOR ❑ iFe" x XG - GAS LINE (1 0 - AREA DRAIN/CATCH BASIN ❑ I'M - - -LOT LINE I1 3 -STORM MANHOLE • 10"PVCI I �< -- - •EASEMENT UNE �� ❑ Z • CULVERT l '� -RIGHT-OF-WAY LINE - SANITARY MANHOLE L7 10"1E=165.19' J .1 - - - - -RIGHT-OF-WAY CENTERLINE ' FIRE HYDRANT • W , x 41 - LIGHT POLE ❑ �t x - - -BOUNDARY LINE OF SUBJECT PARCEL Q, • � �'\ ® - MAILBOX Lil -WALLAS NOTED �, - GAS METER /x x\\ XOIi XOH XON -OVERHEAD POWER ig - COMMUNICATION PEDESTAL ❑_ STORM SEWER 4 - ELECTRICAL RISER // CATCH BASIN `( t I STORM SEWER 174 -1' •CONTOUR a 1C.) / RIM=163.3u--�� ti - CATCH BASIN 175 -5'CONTOUR / 2.1"IE IN E.=166.3-14' x =< , RIM==16S.OD' 410.911.' / • 24"1E OUT N.=165.71' o + �P\� // SANITARY SEWER IE OUT W.=166.30 SSD �OQ V , a"ç7 - E IN S.=159.02' : � x f' SANITARY SEWER Q` // 8"!EOUT N=158.95' >•. I `�=-' MANHOLE • • �� / STORM SEWER 0 �4 • . I 8M= W9' 3° fl 8" OUTIEW.=159.53' �r/ MANHOLE 1 �,- s ✓STORM SES"JER LEGEND (PROPOSED): / • RIM=167.51 X 24"IE IN S.-159.72' I tI ' • ► \ 411.......-.----- FILTER MAtd}SOLE • / 24"IE 1N E.=162.11' ; 'w� ;t .� I RIM=168.23' 6 -WATER METER • / / 24"1E IN SE.='1;§2:31" •- • -1-6,'20',>'C 3 • -STORM MANHOLE // 165 S89'S1�33"E 200.00' 24 !E OUT tti�159.28' 1 1 Q -SANITARY MANHO,.E // 7.00' X01'3 ��._..�:_ v�,.- 16_ �-:�r' 1 ,1 ® -CATCH BASIN J 168 I6 7 r' ��� ,.. "; u ` STORM SEWER si - DITCH INLET/AREA DRAIN / 16 • `'/ j - y ,,..,��_t,,:,.,,: / - .1 A .>i \ CATCH BASIN / -- �,/ f !�7l1 ; '1 _%A :4-11::',,.;, L i RIM=168.56' * -STREET UGHT // I } I # i 1 R•lCT �' ` !-r - ; •^` IE OUT NVJ.=163.26' ® - MAILBOX • / I 1 2 3 6✓ 4 5 ,4,, r ' i i i a > .••,. -STORM DRAINAGE UNE 1 r.-'L i tD .� V! �� `_ f j '� I, L'•I -SANITARY SEWER UNE L / -a '�. "- I J I twit JA1i 4 • x = 1 -WATER LATERAL UNE �.c•._ ; i- -DRIVEWAY UNE # r _ II --- - - SETBACK UNE • Li I 7-- # # I I I .c I . • �`1 ,-, !i1 x _- -LOTtINE • 1I • ' -.LI, (/) -EASEMENT UNE 4'SAN.IAT.TYP. ` I '{�• STORM SEWER • 0o- f 170 / A • 1 ``�.�-MANHOLE 168 •S'CONrouRUNE - _ ` - t r� E A���. t��- �'. RIM= 92' aiii �. • 169 ca .r .,.:r1 " � ' . :' . .` :1�J •' • 24"IE IrJ 5.=160,49' 170 'CONTOUR UNE i , M ' a) • v • - ;1', 12 STORM_ _ J -1111V. i.. 11„i . �. t) 24"iEOUTN=160.b3' �tf■tfftf■tt■■■■t■�■■f■■fR •VROPOSEOWALL 4a -� �� _' yP /s PROPOSED WATER METE al-a[ .. EC FEN[£ .4) . cx • • gm 1 R.S� 8"S•N. . / 11:1-11,.t, ,rt PT-:• ',� x FOR EACH tOTUzi • 11 .,. �_. . � �. -..40.3,• 1'1 - I • �i1 -ASPHALT PAVEMENT . [----- ilum • 7.11: / WAT. T.TYP. ;. i d'STORM LAT.TYP. h C .' ,� # # --�-'�,; I. '$ 7' RGW DEDICATION I x �' w 6 7 / 8 �: 9 10 +•-.:. '� • .-17,_ Ct t� C3 f I t • O i s SANITARY SEWER 1 1Q !� • RIM SANITARY SEWER # > < '" i 8"IE IN S. i61.i8' MANHOLE J ,/' I ��•i� W #- 'S'ala # f / j S"1E}N W.=161.32' RIM=169.18 ! ii. # >tt # 40' 11 ' '%' 'r f' I ▪ I-� j 8"IEOUTN=161.0rs' w $ lElr{E=162.67' - _ •,I� V k I 8"IE IN St"J.=162.53' o .y ti - �.,�_ _ ' ,� I• ` • N°- - - 171 -c - 5S Y,Sc XSS---; r �- �y _ ps----Xs vcc- �7bfi -� �-� ""' ss-- x5a -- x` v 5�-D X '� . .�. XGA- XG i.i.. _ �. .©�i . x SANITARY SEWER Q V • '', S88'44"25!W- 109.93' 10.00_ 1 1 ---�-MANHOLE �' 122.74 10^C5°- --- ' ......- 'a'I-CULVERT �:�'. S •., Rih7=172.05' ��, 12 - 10"IE=169.50' I x' r, 8"JE IN 5.=163.36' u; • " p. t; ''> 811 IE OUT N:161.25' '� I r cft ' �' 't� I j �' 10"CSP •-�, 1I .I.• • •Ix 1 �i / CULVERT '"�4I� 1 I yro ' EASDAENT FOR SANITARY X74 __=1== TRACT 2 10"IE=169.93' c �:i� �� STORM SEWER 15 LLI •AND STORM SEWER ? _ .- �� _ -lI x CATCH BASIN G G 0 -- --- rft PROP. �N 29185 Ii RIM=171.70' -a- k.......,..„, Ca JPROPERT( n >c IE W.=166.85' n ! t� z I # c UNE • �� i x STORM SEWER �'' o 1 Ns9'04'43'E I/ ^ - - t r- MANHOLE a m I• * V) RIM=172.33' ). St�' • .g 2.02 fl Ix 24"IE IN S.=162.50' 'C 0 . - • I '' ; x I 24"IE OUT N.=162.45' •0 y . o'o It,_ J • J X C C N to O 1,1- 99.93 Y' - - Ns9'o4'43'E 101.95' ,' �•{\\\ `" I- > o 0 C CI arc O. Z > .-, OH-- •-- --# x 5< \\..../ I • EXIST. PROPERTY UNE7 KEYSTONE- ca \! 45.0' I, "1, °O OPEN SPACE - WALL x ' TRACT A - ! ' x X SACT 3 $i \ • i WOOD �+��j J-29185 " FENCE CROSSES >S fin' /,-------- z r, b n PROPERTY LINE o ,�.+ b= Q ' ; HERE N..y"(P - a z ' *� x I 1 yf I I ° ��1 I n • d I • • i x o � IX . 101.95' 61 WOOD FENCE --_'- , 2.0 FEET EAST N89'05'40"E 120.71' 222.66' A • OF PROPERTY UNE -1x - NJ _ • I • ; a i ? > 1 I ' • Q ,X i ......1 u1 'I X , ii N .. !!I x 'I /1 r.� EAST UNE OF____...../"....4.7 x GRAPHIC SCALE .• • "MEADOW VIEW" X 0 SANITARY SEWER O x �'�^ MANHOLE • 30 0 } 115 t 30 I 60 Z • IIIL x RIM=175.07' (1i) 8"{E OUT N.=168.04' Project X n � (IN FEET) ASH CR • EEK VILLAGE t u, z inch=30 ft. No. STORM SEWER C © I 141-017 MANHOLE - 1, RIM=175._5` x \.STORM SEWER Tie • 24"1E Ire E.=167.03' M xCATCH BASIN PLANNING 24"IE OUT N.=166.79'h I RIM=174.63' Sheet IE OUT 4V.=169.73` 8 of 11 .4.�+r----> X`J • 13 ra cr tett I C N O M1 Jhd • I LEGEND (PROPOSED): A F_ 4 ' ., • 0 0 L C9 u7m CD CCa CL 4- 3 1 6 -WATER METER • f 0 -STORM MANHOU: II EXISTING GROUND N.,- -SANITARY MANHOLE IL--w_ -_-^_ ),A, 1 ® -CATCH BASINI _ __- -'_`f STOfi."dI SEi'r`E{ U- ..-+ \ 10 -DITCH INLET/AREA DRAIN ❑ .-- -_ - --- --- CATCH RAST„ }/� '� STORM SEWER �' ..--_----- RI 1=168,.3f --��,,,,� / -STREET LIGHT Ur 24"LE I L.=165.31 -/ v! CATCH BASIN �� r____ ----„----(-^- 1 24"1E OUT N.=165.7 0 \y-RIM=168.04' [M1 - MAILBOX Z I SANITARY SEWER IE.OUT W.=166.30' FUTURE GROUND # i ----- iL.3‹ SO -STORM DRAINAGE EINE i • I i -SANITARY SEWER UNE In MANHOLE W 1 ----~ I ' 16'3.78' v _ a IE IN S.=159,02` , / SANITARY SEWER �, t7 f �, x -WATER LATERAL UNE f-�''"-~-fi J j F's"IE OUT tt,=15fi.95'j { - MANHOLE -DRIVEWAYLtNE .• RIM=168.19 W ------ -SETBACK UNE 170 _ �- -- - - ...- 1 .-- -- I STORM SEWER • OUT W-159 W MANHOLE . •.$ 8"IE 53' _ _ -LOT UNE XSS - { Z 1 ---- "' RIM=167.51' �'`.�t1 • • " STORM SEWEREASEMENT 0 1 XSD-- MIME d .'' _`"_____'-_ __ 1 / 21"IE t"!S.=159.72' i I v, FILTER MANHOLE '--"' 24"IE IN E.=162.11 / ,'•`v RIM=168.23' 24"IE IN SE.= "c' ' . . SGa' 169 •rcoNTauRUNE V`1 \Y\ 24"IE OUT 14^�159.2;' /� 1 i 170 -5'CONTOURUNE 1,•�' ��� tt� / �` 41 Ca.'.' 'V t "R, N1I�/M�I�1�/N���1��1��M -PROPOSED WAIL \Al 2`x,9. 303 \ :� 1 v , STORM SEWER - _ �3V�✓ _---.'''-''''/__/- �„/`w -- " "t.,( -'--'� � CATCH BASIN a[ -EC FENCE 1 8 --0.020 I - , _ Nr?Or161� 1 , IL� -,-'1 s RIM=163.56' S I PROPOSED FLOW DIRECTION __----_ !CT . C IE OUT NW:1"03.26 ""'� SSMH-EXISTING J� ( { a, .. �, ' _ -g W SW 95TH AVE STA 5+96.91 0.45 RT 1 I f ,i, �,a ' ' I • I RIM 175.071 i rn aq /7.71:11,,,.!........:,,,;:z !:o. • 148.7.4 L.F. SAN SEW ti: OUT N 1168.04 i I / w cn f (1 ' j�, y • 3034 � • l..F. SAN SEW - PVC .0305 ! - -- I11/ , c-- f �, I rn 82.86 _3034 - S 0 _ -- rte;�, -. . SAN SEW 8 PVC D , ,,� { � I 123.27 ..F. i { t6D- - - g PVC_Q _ 034 5=U.U1U I ___ _ -- - ___ - `f ` , .& I . ." }-� LEGEND: ro t(7 01-1 a�� STQRPVI SEWER $0.010 •i _ _ • { '--. _ MANHOLE • "` 1 rl �� RIM=169.92' -EASEMENT UNE I "iTORM I 24"16 IN S=160.49' 1 � 24"IE OUT N=164.63' -RIGHT-0F-WAY UNE I - - �'�..1„ . . . . I !II .1: +0 I SSMH j'�0P S SSMH-OUSI7NG J \ SSMH EXISTNG _i �_._. --,�' ,- _ - A� - _ _ _ 1 SW 95TH AV STA 2+70.65 0.21 LT SW 95T 1 AVE STA 3+53.56 0.79 'RT SW 95TH AVE STA 3+67.39 1.73 RT I . . . . . 1eF CSI -RIGHT-OF-WAY CENTERLINE SS N-EXI TNG RIM 170.24 RIM 171.71 RIM 172.05 1 , 1 s�S L . . ►` CE'iV PT-•: � SW 95TH Abe STA 1+47.45 1.7 LT 1E IN S 160.38 (EXISTING PIPE) !E IN S 161.18 IE IN S 163.36 - 1 -4-_. 21"IE=267 i', i- ' -"' ..- -BOUNDARY LINE OF SUBJECT P, RIM 168.80 IE IN W 163.47 I IE IN W 161.32 IE OUT N 161.25 ; 1- 1E R <' -WALLAS NOTED ' IE INS 159.30 1E OUT N 160.35 (EXISTING PIPE) IE OUT N 161.08 i I OUT N 159.19 /" D•}TL_tf_$LF.V l _.__.__._ I ts5.ou �_ -_- -�_- __ ___ ... .. _.. _.. Ci a t] -FENCE AS NOTED 1+00 2400 3+00 4+00 5+00 6+00 { - - -- -111- --- ---1{ r ` P - -4- 174 -1'CONTOUR 11 g 7 ROW DEDICATION I I 11 I � - j' - - 9 I I 1� t I �• 175 -s'CONTOUR 0 W ,47,-.7,2,...„... i , „ _ . I I ( I ( 1■1L SANITARY SEWER Z J • MVVST AVE ��° 1 I .A , MANHOLE SANITARY SEWER PROFILE : L___ 1 h - w I i'iik --J L_--,�• { • 1 I•, ; .- ,� j ` •:=_ =D}--xss x -xss.-!' - - -,, "" W ! SANITARY SEWER Y' 58t�'44'2$'�Af"", 109.93' 10.00` • 1 -••_ I MANHOLE W W CC 180 _ .., .... .. .... ... .... .... { CULVERT = 63.3b' 2T "moi 0 S 3 RIM•-17Z 45' > U W 14 I_-369.50 { x N 8"!E IN S 1 s (�} 0 I 1 . 8 IE OUT N.=162.25 ! 10"CSP -� I 1X i I.i. `i' C[ • 1 J 1 CULVERT i 1 i TRACT 2 10"IF=169.93' 1. I p' t STORM SEWER Q ( i �i pl " ` _CATCH BASIN W i.7"..: N-29185• - b NRIM=171.70' �. Ll. ;OP. KI IE OUT W.=166,85' . f ! �OPERTY I Z C.) 0 VE ! • STORM SEWER EXISTING GROUND --- - t MANHOLE _ (�l,y Q _ - n RIM=172,33' o 24"IEIN5=15250' _ - L--, x 24"IE OUT N.=162.45' . I -- - - --- 99.93' a r, ,_t _______ 4-4 N89'O4'+43"E 101.95' •'"'� ¢i \ FUTURE GROUND-\\ rI..„,..„..,......-----....:---• ..,. ----� I ; Lir" "' - � � •� ... I n to 0 Ce �"_�- ; j �1,,,,„/c. X a -- I U `�3 r. 1w- ,--� -- 1 i I CT 3 ? i x \ 1 g o 170 _ f -- ! - - i i ! i woos RA�1f'fv-29185 ' S • * . 'O •-i S-U SE* r' "; i • 228.52 L'F' _3034 . 24,. pVC 0-303 � � ta1.9s' � _r__ j __ �',-a•D2' -------- _ 222.66' ^, . J ��,� SDMH-EXISTING f 1 �; • • 5'(1u1 SW 95TH AVE STA 6+22'.03 6.85 LT 33.a 1 tl.F• 30 i RIM 175.25 i L -\', S-� SEW D-- . I IE INE 167.03 1 � ` Pvc • 124.17 l.F. p-3034 S-0.012. 1 ; IE OUT N 166.79 ;x 1 - N . 24" PVC 1 S-0.1312 j , • 78.05 L.F. TM SEW ! ' 1f I n • 24" PVC E-3034 I f Q c S=0.005 . I ! 1 0 160 _____._.___..__ -- L �v _ ___._-- -_ i_. ..._._ __..__- __ -----------,..--__ _-- ,r " •> I L SDM&j PROPOSED i SDMH-EXISTING i j I SW 95TH AVE STA 3+58.54 7.57 LT SW 95TH AVE STA 3+92.52 7.4 LT i � - Ca RIM 1'71.89 I RIM 172.33 �, 1 OA SDMH-EXISTING SDMH-EXISTING IE IN S 162.06 (EXISTING PIPE) I tE IN S 162.50 x SANITARY SEWER , SW 95TH AVE STA 1+56.39 11.78 LT SW 95TH AVE STA 2+34.55 8.27 LT IE IN SW 162.06 (FROM PROPOSED C.B.) IE OUT N 162.45 MANHOLE GRAPHIC SCALE RIM 167RIM=275.07'.51 RIM 169.92 IE OU f N 162.02 (EXISTING PIPE) I IE IN S 1159.72 IE IN S 160.49 + 8"IE OUT N.=168,04' 30 0 15 30 60 I I I IE INE`162.11 IE OUT N 160.11 I I 0 I : . i . IE IN SiT 162.51 • I >' `='444 w - IE OUT N 159.28 1 { I I 0 1 (IN FEET) • DATUM ELEV 1 I I , ;TORI.,SEWER ..0 I 1 �• ---- p [ 1 inch=30 ft. 155.00 1+00 2+00 3+00 400 5+00 6+00 ��Af:iiOLE I + \--CATCH STORM SEWER Cla .tlt.1=175.25' °D BASIN O . 14"!E IN Es 167.03' In 14"IE OUT N.=165.7 9'r94: I RIM!=174.63' 1EOUT W=169.73' I es . z Project SW 95TH AVENa ASH CREEK VILLAGE . STORM SEWER PROFILE - T,41-017 SCALE: HORZ: 1" = 30',VERT: 1"=3' PLANNING . Sheet 9 of 11 t . cn C SU O N '` I11 Vim • x m m v . FS 1/A 3 o` mvn o 9- 1m m m I x 1 m fl) a Ct. STORM SEWER + CATCH BASIN o // / m o 1 I STORM SEWER J/ RIM=168.36' i 24"1E IN E.=166.3 �r1 ` CATCH BASIN" ri 11. RIM=168A0 // 24"iE OUT t1.=165.7_' ,' IE OUT W.=166.30' O • / SANITARYSEWER E t SD Q" EXISTING GROUND MANHOLE FUTURE GROUND 19.2 0 L.F. STM SEW it �� . PVC 0-?900 / RIP I=1b8.73' j SANITARY SEWER Z 8"IE 1N S.=!59.02' x :7".--MANHOLE7 +.- =Q..QO ��. _ -,.-:-170 / 8"#E OUT N.=158.95' L ( f' f „ R#M=168.19' - ��s I / STORM SEWER WI IE OUT W.=159.53' CR • -,_._w-----____ ____�_______ �_ f MANHOLE - - S " "'XSS _ -(� Ltl - / "t� STORM SEWER t i 0 --- - _ -"- / 24"IE#tJ 5.=159.72" s t - •�►, XSD^ ® FILTER MANHOLE .______897-1:7.- S SEW r 24%IE IN E.=162.11' l!I. 0, RIM=168.23' W r f/ / 24 IE#NSE_ 2's2 D 121 PVC C-900 38.91 LF. 165 S89'S1 3'E 20J0.00' 24"lE OUT N''4159.28' /� • . . • Z • S S=0.005 '� PV ;kW _ 12 C-900 I 131"E I lot. u 16 168 s u) ',c !0 ,te 7.00' ' f ‘z...--‘01'3% :.r_..% 16 / r �: 1 STORM SEWER (3. / ,166' ~'f i r" F_ �u. ;'i CATCH BASIN 74.00 L.F. SAN SEW S=QA10 i.„ ---- 1 ! �D 14652 LF. SAN SEW rJ ( } i ' r • . - \ ;:163261 S=O.U05 8" PVA D-3034 // I } } /} I } 11 �,-� 11 1 R CT cd 06 3' I • SDMH _ _ -\,, PRIVATE MAIN STA 3+27.8 5.0 RT S=0.Q05 / / 2 3 4 5 I -� m . • ( �� -S > --, RIM 170.07 / ltli I } } --fit' } ,� cc • Q cnRI OUT E 166.75 SSMH 1 /'� '' } } '� I } } rte_ a. .N - PRIVA TE-MAIN STA 2+46.69 5.t lT SDMH I 4 t/'' } fPRIVATE MAIN STA 1+80.58 2.73 RT 1RIM 139.38 RIM 169.40 i I ( ( � I ( cA / r! IE IN W 164.40 IE IN W 165.41 i } I ;I� I I ;i•1 tf? O:SSMH !E Ol T E 16420 IE OUT NE t65.21 {TO WQ FAC) SSMH - } - . I • It. . . . 1 CT. o- PRIVATE-MAIN STA ]+0.17 6.92 LT - _ 1 �"- -`-' �" -'-`-' 1 --'-'- }" `- I • PRIVATE-MAIN STA 3 T20.69 5.0 LT SDM( I` _ -� .RIM 17Q.3Q PRIVATE MAIN STA 2+19.49 4.91 RTRIM 170.24 ,,--ATL.�- --- --I I �-- - - - -I I L ---- -- J } I- r } 4► T•.WA;'- .0 . .......?i IE IN W 163.47 a s•N.LAT. YP. f • If t o-. STORM SEWER IE OUT E 164.48 RIM 168:8. 160 IE OUT N EXISTING PIPE) 44 ° • 1- - ? to ZEIN W166.0] , ( 'II \. ' IE INN 166.01 (FROM C.B.) t �' 170 4 - a . . . I \...._ MANHOLE tE OUT E 165.81 .4 - = ±' - ' = 92' 6• _ 169 SDMH I O= - r .. ;`.-"10sTt?RM ; 24 IE IN 5.=160.49' r tail.- OP li.ya PRIVATE MAIN STA 2+38.69 5A RT ' m I 12' STK)RM e 24"iE OUT N.=160.63' RIM 169.02 I � \ ° .is - - - �. - '} ...__.-�'�- . 4 't_- .,,,;.1.11r71,...!_:1.- !E IN W 166.30 I ------- - I•!" .- .-. -. � ,--ti -- 1a'csp } 1 IE OUT E 166.10 ' R».SAN- . . . . . .. t3"sr�+ Si: -. ru!VERT •. '? I i - _ 10'"IE=167.,,1` )- • 1 &ITO! BUT \ T V 4 STORM LAT.TYP. ^ I . - itr 7u5.00 » _ __ _ _ _ a+o0 2+00 tfoo --- --- \. !i /- :1 1 C- _..- - Il I I---_ • 1 „ _ � � i (� _._ � 1 [j a --- 1j iIi -1 . .. 11 ---.•• 0 7' ROW DEDICATION • ,\\\_ � 6 7 j ~ 8 . .'1 . 1 9 I 10 I I • . Q .172 1 •. .-L=. 1 I C 1) . TRADT 1 ,/ ► } 1 0 SANITARY SEWER .n. mAIN )„,\, 1 1 I „,, } } } ., • \ MANHOLE 1 SANITARY SE VER ti ` ' ff%-- F�*� . I } 1 1 ' . � RIM=171.71' MANHOLE 1 i 1 ��l ( . -)Ft . L- _ __.. J L --__ __J L___.+_J 8"IE IN S.=161.18' . SEWER PROFILE RIM 13' �� ' Y n , 1 f I 'IEOUTN 161.32' SANITARY/STORMI 40 SCALE: HORZ: 1' = 30', VERT: 1"=3' 8"IE IN E:162.67' -i' , I r �--- J L_ ___ J L _ _ -J : :` I . . </ MA 8"#E OUT N.=161.03' 8"IE IN SW.=162.53' �'" J, -r • -__'- : I . . n o_ - ,- --" _ 1.- ,_, I u.vy4:3 j� ; 171 xss _�. / lvcC -..S ti6-,;,,,n_...,,"'- XSS 1x55 ----- - -8 a:vac.-'ta, -D--XSS XSS3/' '• 0 Xc �' _ _�TQ �;;. �•�" +1+t.4rp j ��`� SANITARY SEWER /�/ ,# _ - -- -_. a-- 588'd,t'2g N 109.93' 10.00' MANHOLE• j' 122.7 '\ 1 i. . . �. .! 10"ESP y ,f . . ; !1 RIM=172.05' a �� } I CULVERT Liu 0 �S* } 12 } �i X• t? I' 8"1E• • 10"iE=169.50' ,,....--------r I II • 8"IE OUT N:161.25' I j••• • . . tr . z.... 1,1-- • i0°CSp -� 'i ' 'X t UJ 1.1.1 L!J - / I } I . .• CULVERT '''-�.'i 1 - - ! !i ICG i74� • �__ 10"?E=169.93' o O, STORM SEWER 15' EASEMENT FOR SANITARY I -- TRACT 2 ' AND STORK SEi�tEER To L -. _J.J , \tJL� -CATCH BASIN �""" v '� PROP. 3N-29185 "J� �I RI^4=171.70' -I n x IE OUT W.=166.8 71 / PROPERTY intLI I } I I uNE �� f STORM SEWER _V� 1 1 } 13 H13i041436E Vf Q - I\ RMAtdHO 17233'E iJ i ~ } 0 . z cnU ict � W i } / ' : r Ix 24"IE IN S.=162.50' O / / �' t 1 x 24"IE ER IT N.=162.45' } / f _ EXISTING GROUND _/ / .- 99.93' f ', N FUTURE GROUND ' -- -- -- - 101.95' ' ~ U � / N89'04 43'E o-, ,e uo l ti u, u, EXIST. PROPERTY LINE 7 ' l 0 0 0 • OPEN SPACE �' f �Z, ! Y :c.f.) �i TRACT A J �t , f.ACT 3 x4. 4.a �� "` I --" wooa RAM J J-29185 S: I 1. o S c a _._ We, 111111 11 fi.0 L.F. STM SE'IN IN o f o Qw� ' / 12" PVC C-900 Li ^r1 �'a x z • 5= ).005 i m / -0 - E 'D T Z v s5 T 1 U.O� -L.-Fr-SAWS" •� ' c c 3 1',, "' v! 2 g" P VG C-900 ,,,. 101.95' .�1 m .} o 17. �' X0.005 N89'05'40'E 120.71' 222.66' , G 0 ce a` _ > 74 SSMH m M�]H 'PRIVATE-STUB STA 2+15 4.0 LT I NATE-STUB STA 1+05 4.f{ LT SDMH !RIM 170.65 I In • RIM 169.38 PRIVATE STUB STA 2+11 4.0 R" TIE OUT N 164.95 IE IN W 164.40 RIM 170.51 • . IE IN S 164.40 IE OUT N 166.88 IE OUT E 164.20 160 • LEGEND: LEGEND (PROPOSED): N - - -LOT LINE I • 8 -WATER METER - - -EASEMENT LINE 0 -STORM MANHOLE • DATU?f FLET' -RIGHT-OF-WAY LINE 0 -SANITARY MANHOLE 155.00 1+00 2+00 ® -CATCH BASIN - - -RIGHT-OF-WAY CENTERLINE DITCH INLET/AREA DRAIN • - -- -BOUNDARY LINE OF SUBJECT PARCEL -STREET LIGHT -WALL AS NOTED [I } -MAILBOX • TRACT T NM LEG - . -- . -_ . - -FENCE AS NOTED -STORM DRAINAGE LINE 174 -1 CONTOUR -SANITARY SEWER UNE 1 no C3 SANITARY/STORM SEWER PROFILE175 -S.CONTOUR -WATER LATERAL UNE ; SCALE: HORZ: 1' = 30', VERT: 1'=3' 16S -1'CONTOUR UNE _ CS 170 -s'CONTOUR UNE R/ltiE* I�i�s1•itlBisiRI RI I -PROPOSED WALL �+ -- -.-is :_ __ -EC FENCE GRAPHIC SCALE Project ASH CREEK VILLAGE • -DRIVEWAY UNE 30 0 15 30 60 -SETBACK UNE I 1 1 NO. -- - -LAT UNEimillael"Mildiff==1".....u.almo141-017 ' EASEMENT LINE Type PLANNING , -PROPOSED FLOW DIRECTION i inch= 30 ft. Sheet 10 of 11 .• TREE PROTECTION NOTES: LEGEND \�V ' I 4R;k- V f f 1. EXISTING TREES TO BE PRESERVED ARE TO BE PROTECTED BY A TEMPORARY 5 HIGH CONSTRUCTION / XISTING TREE TO BE REMOVED f TREE T -EXIS@ _ 1AIG TRE '°°FENCE t39�� �'�. ;72. BENOEQUMENTOR MATEAL STORAGE, NOR DISTURBANCE OF ANY KIND WITHIN THE 154 - BE i �- MN E ,.--- ---- ►�.. ; . \TREE PROTECTION FENCED AREA. {_ `1- • REMOVED : M _ FENCE ` _ 0 " 3. THE GRADE SHALL NOT BE CHANGED WITHIN THE TREE PROTECTION ZONE WITHOUT THE PROJECT EXISTING TREE TO REMAIN -t ~ - -- -._ �_. -- - - '=1 --® -: -' =sLi- � �+� "`` Oz____DRIP LINE r , - - ...""V ---___ L - - - - 1.1ROPIR,TY4.67 --i -' -�� ' :■ - _5 �'-.s - „t 68----- -- - r'"`',►' '- i I 'e'ARBORIST S AUTHORIZATION. THE PROJECT ARBORIST MAY ALLOW COVERAGE OF UP TO ONE HALF OF THE r-i___=�- _ a-�►� -- -- - - � i � %=TREE NUMBER , rr �'I_ , � ,� , ML;1�t�►SEVERGREEN TREE �� �`�'� 1r9 �� ,„;\i' .,: \� �� r'" '_--. -`� ' AREA OF THE TREE'S ROOT ZONE WITH LIGHT SOIL TO THE MINIMUM DEPTH NECESSARY TO CARRY OUT f �� _ / 114 r �-, Associates DECIDUOUS TREE ' r C +`; - „.. :cr ..../ 7,11,/,( �• -'.I 1 11 t5 '� r '� \ - ( f I Wi LANDSCAPE ARCHITECTURE ." _.,,` . I l I -'� ( '-' . iii-'1,1,4-:IT:i. URBAN DESIGN GRADING OR LANDSCAPING PLANS, IF IT WILL NOT IMPERIL THE SURVIVAL OF THE TREE. �- �•- ' ' .J PLANNING TREE ' - . l ' r I I •4. TO THE GREATEST EXTEND POSSIBLE, UTILITY TRENCHES SHALL NOT BE INSTALLED WITHIN THE TREE r ►, ? ' 1 }�.�T 5214 N. Williams Ave /` NUMBER ' r 1s IPortland, 0R 97217 44,r�� = .. 2 \\3.: /4 5 .I l i s l _ ��.,. , a��.�a�,PROTECTION ZONE. THE PROJECT ARBORIST MAY REQUIRE THAT UTILITIES BE TUNNELED UNDER THE .-' . \ ,, -� � . I w I I I, .` P 503-242-1477 ! t ti. j. _ �. I PROPOSED "r I I ( I' I 4 .. 1 -. 1n1g r_. 1 F 503-295 0942 � II --- �,r EXIST. BLDG.I -, ,, 1� ROOTS OF TREES TO BE PRESERVED IF IT IS DETERMINED THAT TRENCHING WOULD SIGNIFICANTLY --C TREE PROTECTION FENCE (PER DETAIL) r r I / LOT LIN ,....---!STINGCONTOUR rT 'BE REMOV D I% I ' I I I: r`'f III > : E ,;' i I '. �� It'. , I 1 LOTr f co (---, 1 1 1 r"'�yy I s I i i i• '' '�. /,.I :r I -'I``6 / .-4- 1 1 REDUCE THE CHANCES OF TREE SURVIVAL. 1 1 i i NUMBER COUNTOUR \ .�..- a 5. AN IMPERVIOUS SURFACE SHALL NOT BE INSTALLED WITHIN THE TREE PROTECTION ZONE WITHOUT THE if r `',• r _al-� III - T--. k. ----- -' , (-,-.'+,=-----_ ._•..L) I t 11 >•P :1 l i ; $ 1 1 \ : 1 1 PROJECT ARBORIST'S AUTHORrZATION. THE PROJECT ARBORIST MAY REQUIRE SPECIFIC CONSTRUCTIONS ii IL-- -.-- _XI,T: GA AGS lf_ - -1, k, , _ p r, t '-1 I �'--BUILDINGT ), ERE V D\-, - t� ' METHODS AND/OR DIRECT SUPERVISION OF REQUIRED WORK. x=4117 I SET BAC{ ki.v4 --- \ / ;=--:� 11 '': ` t - --- LINES 116 I q _ i 1 a 6. PROJECT ARBORIST SHALL BE INFORMED OF ANY CORRECTIVE PRUNING THAT IS REQUIRED IN ORDER TO c.--------17 - -- _ ::• • . _._ _ I r; I t' 1 Z IiAVOID DAMAGE FROM MACHINERY OR BUILDING ACTIVITY, PRIOR TO PERFORMING ANY PRUNING WORK. ` : ' �� .' " �;. at , '`,` `� • f ` ' - - ,.- 4� I , }rx; # <C W 0 � -�� 1r1$ -.. ---PROPOSED - '--_�`` � �'!� �,�� / f., / . . #t� � �� L.l� 7. DIRECTIONAL FELLING OF TREES TO BE REMOVED SHALL BE USED TO AVOID DAMAGE TO TREES DESIGNATED �, - ,G-_ _, _ - .. 163 ,� -'- PRIVATE / I. i 1:111 ZZ „�` �j�o, PRIVATE STREE J - _RL ATE . STREET _ �. : ___ Cr FOR PRESERVATION. II lir - - - 7 '� j''''� WITHIN THE DRIPLINE OF THE TREE SHALL BE AERATED BY METHODS CONSISTENT I '1'`!' «��~~' 164 .�,- ". Ii J J 8. ANY SOIL COMPACTED - " __ jL, - 1 u 4 'I*. > d WITH TREE CARE INDUSTRY STANDARDS. , 1 --- •� TRACT C / .- rt--- ! i 9. ANY LANDSCAPE WORK THAT IS PERFORMED IN THE TREE PROTECTION ZONE FOLLOWING THE REMOVAL OF ' ; - .: � �; I i < �. ---- ,-- \TX, I N ( _ W W PROTECTIVE FENCING SHALL BE DONE USING ONLY LIGHT MACHINERY AND HAND LABOR. ' ' -- °' 1 PROJECT ARBORIST MAY REQUIRE ADDITIONAL TREE PRESERVATION , �\ �� - --- -1 �; �' W pir 10. ADDITIONAL REQUIREMENTS. THEQ L i ,,,,,���; --� ' � .-; ���" � / �- --� &46,,,,1 -f ` ,j� ; / 145 ` i 1cc 0MEASURES WHICH ARE CONSISTENT Ih1TH TREE CARE INDUSTRY STANDARDS, 1 / r0. u i!oi ,�'.s�• t :i 0 I I y� iii''1, 1\1 !I 1 i 7 /--- --1-- 8 �— W UJ re, ,�C 'IQ- 1 .• I' i Ai IN Ewa.. 0 ; \ .,\, , , - --LI , .. i I . . . !, 1 io I i I —! ... ,, ' 4----,1 _ ..: .-li - 'k •} , / ...> I ,•••- or 1 i 0, , , ,, „ � 1 140' 1:111' CE ::: ., .• . , •• , ,.. v • L v • a .-•------,9 `f, _—%5!— xss x5!— �' %aa.... ? —....fig..-- �—�.�,�..�s_. ..— •.— r` aim xar • -mom--xss---xss— x�—xss -xsa--xss_ - ._zsy--a s texas-- ^^ ' i :r -- / a i 0 p j , • -��`r x—x- x—x n x- x n x,1-#4c _ s _x_ _ -- _ '—• --..ar,—.. ._1.._.-_` '�1� �- �5 � , • -- = • x o 1 �` / = .._.. ---- —' OH S o l i' 4 [. T •1 - _ - - n j - 4 o I. 1 1 21 '1' `- I \ ` • Z-4 It •�:x ;,' ��,-' ,� /�j A . ,— - t ,_1 i -_', t ' t. ; .{,fn t'� " '- o N r 1 2 '" l s ,' ,• _ • • ,� 1 . r" JOE PERCIVAL f••. fence material: 11-ix x—x— _ 11 a ; r. .- 0 OREGON 4i ...,,::: orange, uv I mow.. I < . 1 v 1 s `ti ::_::;::;;:;;;= . . resistant high , _ 3.I.z k/ 1 f f 4- . 5 --0 min. ;• :: ::::; ._ tensile strength 1 �� .w7 TRACT 2 ,� 1 4 :::: :: �as --.. ._ , .�N---'29185 °`- t . w S r. 1 '+ � I��PROP. € , . _.�, grade I - a _ _ _ _ _ _ ' ( - PROPERTY c� `-� 7f ' r-Zr--err - int c,:�r_ar=rr.=-altr r�-� r t 12 c� 2 -0 min. — � iig 5 =�=�r 7n �rU�r;.� '"�7f_.=, r-��,ir- �. I 1 LINE _i i ° •-(tr-�I .sir- \ �{ }r / ' I f I N� 8'-O" o.c. 2.5" diameter' \ \ -�-- = 13 ,{ maximum steel tubing or t \ r X 11. . / _ �' 4"x4" timber post ,s, �• r f 1 ��3 / ��� 157 f' x � 127 • � � ,' � 1/111'. TREE PROTECTION FENCING DETAIL / // 126jGt �N GN.T.S. —X—LX --p" ,..�x �x p _x_ x—,— n 4 f " ❑ ----r © x " - _; I�� 'o1.71,1TREE PROTECTION FENCE NOTES: 155 �. 156 EXIT. PROPERTY LINE , i f a K NE r': .1 , . 1 N' a ;• ' ftp` 4 . 11�ALLOPEN SPACE / :, 12s L. . ..: - . i 1 yy1. ALL TREES, UNLESS INDICATED TO BE REMOVED, SHALL BE ' � d a :4�, i. h, PROTECTED BY TEMPORARY FENCING AS INDICATED. \ 1 \ TRACT A :�" - X x--x - ){ 1 Q\ -� .-,-- I 130` = ACT r o; 2, PROVIDE TREE PROTECTION FENCE JUST BEYOND THE TREE , / -�'' r WOOD RAM �2 18 *. I o CANOPY DRIP LINE. SHIFT LOCATION ONLY AS APPROVED IN THE -- 154 TREE PROTECTION- ic� z ` 1 I 1z j, FENCE ,�,, ca 21 FIELD BY THE PROJECT ARBORIST. I , ,,, ° o , 721 -3. INSTALL FENCING IN SUCH A MANNER AS TO AVOID DAMAGING �` ,, f`f =`� °�- r'-•� ,' A' " 2.z,j TREE ROOTS. DO NOT DAMAGE ROOTS WHEN INSTALLING POSTS. /` ; =f ...t ` 1 - r/ fF€ I '{ ■( II 8 f l� 4. DO NOT STORE MATERIALS AND EQUIPMENT WITHIN THE 153 f' ( 32 - - a I EXISTINGZiali ,, ' ,' �' x , pBOUNDARIES OF THE PROTECTION FENCING. DO NOT OPERATE 1 • OB RE �I` I EQUIPMENT WITHIN THE BOUNDARIES OF THE PROTECTION FENCING. ❑ x—x u I i ice-= - X- - Y-x- -----�4 - _ .. .:- t . -.-X- - - x----x- - -X— �ii1 r 'S 5. INSTALL TREE PROTECTION FENCING BEFORE BEGINNING ANY I ,.:-j" ; >- ° d cn CONSTRUCTION ACTIVITIES. MAINTAIN FENCING IN GOOD CONDITION, P --1 �` y UPRIGHT, AND WHERE APPROVED UNTIL DIRECTED BY THE PROJECT ' 1 ' I i. e 5 W J ARBORISTHAT FENCING MAY BE REMOVED. C 5 20' 50 ► w d —> a . I It I t,., w 0 v Q 1 I, Morgan Holen. attest that this Tree I i I I1 . Lz? t Preservation and Removal Plan meets all north , � � scale the requirements In Section 10, part 1, I ti � �- w .,� Q G� of the City of Tigard Urban Forestry Y O , � `� Manual. '"'' 1 •. 1 1 (I) er ' 44-- !,... Morgan Haien CREEK PROJECT ASH K VILLAGE ISA Certified Arborist PN-6145A NO. 141-017/1505 <y} Date: February 25, 2015 TYPE PLANNNG EXISTING TREE TO BE 1 PLANT MATERIAL LEGEND ' PRESERVED AND PROTECTED. ,=" (TYPICAL) Symbol Tag Common Name/Botanical Name: Size, Comments - (Quantity) , , EXISTING TREE NUMBER 4 TREES I 1 _ ='' EW TREE NUMBER a �` 139 '1, . 1011•0k. ' ,' 40 _ _ KAT KATSURA TREE/CERCIDIPHYLUM JAPONICA: 2"CALIPER; SINGLE TRUNK (6) = Ili •VIII 1011114PTEMP. TREE 1 'l 0 ' :}„ i PROTECTION ` .- �,_ r ___ `4 -+. 3 .�. .I►, - FENCE (TYP.)-.., ALthrwilevilar • „ . ; • i f �� - - - - - ; u e . ,LI ' . DIA: N�tJRASE "� ' ''ire167 II _,) . I ,, �° 1114111''. tet >? , 16�J r - I - ! � f r --�-- �"'` viii ,i `iti ttt:CH-=; Associates „,0010::// ,_,,,a A CIRCLE rF ► ' .._ -- -� •_ { .1TS 1/ LANDSCAPE ARCHITECTURE ,-�' --' ” Q7 - » URBAN DESIGN i• 1 -- --- rn U t OAK OREGON WHITE OAK/QUERCUS GARRYANA: 2 CALIPER; SINGLE TRUNK (8) PLANNING �1101' IN LAWN, a 40,/ ` T 427 V\. •'�"��� ' 1 R A C T if -` (TIP.}. 5214 N. WilliamsAve Portland, OR 97217 f �., \•. .'. •”' _' � wxw.murase.com� y / c ' ( i 2 O M P 503-242-1477 i • F 503-295-0942 i... .1 `Y i _a i '11 2 f �� . /_ - (9)ROSE TREES-�..„ J (5)OAK )2a �,,, 6' TALL j � � �• E °.��� � I (5)YEL I PROTECTION! \--BUILDING ` �'.; 4 ,. W GOOD 6 OT �- frx AIM' / 19 ROSE r°FENCE ( 'ENVELOPE' I NUMBERS ri"' : �' NEIGHBOR # i O w Y ! . ar 111111‘k I ; (TYP,) (TYPICAL T — , .,' :29 FENCE # (1)YEL '` `_ ___ ___ _ - {_YPICAL -- _- ' s--.:` j� _ `' �' •' •' •' •' 1_.•- --::r'�T r' •' •' -' r _' ' .�'�.'-' ----J �.,`�� / ��` (3}KAT; o 4 , Q RED RED ALDER/ALNUS RUBRA: 2"CALIPER; SINGLE TRUNK (2) t ' . goi • " ' I • • • • • -, "`"-:-..*-11$1 .. ' / e'k ' ''..*-# ik. A ,,,,,....y it ,` • , 161 \/ r` z to • ��*,� 170 / . . . . 15 r- C� .. \-7 ,��� �►.�' - NMI, •. [' , '1 _....J < rs) „,,. ir---WW.• • .4,' : • M• • .: • • • ., ••• • u� , ,.., , , ,1 •... , /. \fro „-_-NIFJ,41 lip* 1 - . A • 1, * ...:,_.____:'_ ' "' I . �. TUP TUPELO/NYSSA SYLVATICA 2 CALIPER; WITH COMPLETE LEADER 8} Q •,• ..,.�, . r _, "- .� ,.. -- IVA E SIRE (1}KAT — • >--- �, �' �� • 7` --UTILITY LATERAL (1)YUL . WATER LINES 4 STREET I / (9)R 4 SE,-- �` (TYPICAL) 11)TUP 1).:1: LIGHT ;,,� RACT40 , I 1/� -.-, .�•- � � YEL YELLOVIJWOOD/CLADRASTIS KENTUCI•<IA: 2"CALIPER; SINGLE TRUNK (6) U 0►. _ __ • $' �,' �� 3�-WATER1 r �; r , • 8 (3)TUP 1 r " i J . �l1 - -- � ` _ '-_- �- , METERS I I I— IJ; *4'1 r; r -rr �� v II �-! I a. TYPICAL ,. (9)ROSE - ►,�� TREE I 0 T BARRIERS; , (TY /I\PICAL) Iii = 1���;� I r.n� • .- zjJ TYPIC -PER NOTEa _ U1,,,„4„. , 9}POSE 25 ,• r : YUL YULAN MAGNOLIA MAGNOLIA DENUDATA: 2 CALIPER• SINGLE TRUNK (5) '' -'' ; ROOT H.-EXISTING . TREE , ,. = ' '; , � • :� BARRIER °,r'� " -` ROOT 7}ROSE • = BARRIER ; : - $ '- `" :;: ` ' (TYP.) ►, + COUNTOUR , f 7)ROSE 1101 --- f ---- - =-�-� L `(TYP.) `---`\ ,(12}ROSE --(3}YUL (3}ROSE 4�OTE #5 �. ' I PROPOSED ' 2 i / • f`" 20 24\ ` 0,.' `$, CONTOUR OA , , . . w :, ��..• LAWN , 6; ,:4 1 _ r ► Le„.4LA _ '+ 33 ... ' (SOD=TYP.) SHRUBS I' i p( ' w i — w ..- _._�_-- _�-..i f// /f-t�1.r+7'1 a//..f✓•,f���.L? �/� \�R/\I\�► •N'/�\fi\- A�, r •� . \'' ,..,,,is T,.R4, I _ ,, '� .L-moi , ,,� --`h ,�..'..,f. ;�.•••�►,•• `;i �.w;i��,�•t.�► wr ,"""" �" �` '` e ROSE RUGOSA ROSE/ROSA RUGOSA: 2 GALLON; NON-HYBRID SPECIES (111) , r, rwrw. rwrwr i +jam, l A GROUND COVER ! 174 ° ►'�% „ (3)OAK I i 3, �� �``,- ' . r ,toy PErzcIvn H _ . i --:' /7 .7 (./ ' +1 '' 'j 'lligig RUBUS CREEPING CURRANT/RUBUS CALCINIODES: 4" POTS AT 24" O.C, OREGON t•kt d. c: Ill IP w� 9 ROSE 41 re , ., g .' TALL GOOD a . 1-4PE C�� �s. '�T NEIGHBOR ,y' ,►Ili ,,� N (9}ROSE ` i1 °°. 4 :' " ' -- —_ } }_':��; '* 4:': LAWN: SOD ("OREGON TURF AND TREE") Illi ,, t �� 2 FENCE 2. ` 41L,_:______,.______ _' I ` °'' ` ... ..�+, �' 21 -,, TRACT 2 f ?"� �� 12 -. (1)YU! _; d l ''f�:' :� CRUSHED �..,.,/ J— -- -------- -- :� ,�,�::_. . �N-2918 i �►APP - ,fit TONE PATH. • ,,,, 4, ��� ; ,� SPLIT RAIL FENCE ' "' •. ., 1� »—pff)f 6ff , .' k DEEP, WITH ; 4 )RPSEVirat. 1 TEMP. ® • �':: >;:; • / �, ABRIC BELO`/" ,. *-. , TRE .p..„......, E ° '�.�,'y PROTECTION �.'. . r� �`, '•...;..:,_ j .... , o d: \ 1 .► ,_, , , FENCE / ,' �� = 2)RED { y� ( :E (TYP.) /- /' ,.--7'r:::::.:: 127 / #{ i _ _ _ NOT .`_ ES. \ .r RAISEDGARDEN PLANTERS T'�(P AL > GA DE PL LATER I G ;i it ( , /'� 1 I )•t '1;;+' ;►+R•� lR�t+: ►1rf. C :-i - I, _ c.a �� r.a PLANTEDSHALLCONFORM TOSTANDARDS IN THE TI ARD -� ,- • 1. TO CON 0 THE N G - NEW TREES BETH .f - fjj � M _ d L: i r i• � � W 4'. F- a_ . . THER I , FORESTRY MANUALAND SHALLBE PLANTED ACCORDANCE E WITH AMERICAN .,� ; '{f ' �� � ` :•' : :*::N:.::. '�.• ',� ,?�• ♦'+� . 1 4 ,, - � •� URBAN FORES R IN C Ca ,`%``'' '_ '" .f 't► ' . = . � ' 2s r' ,f !" ' NATIONAL STANDARDS INSTITUTE (ANSI) STANDARDS FOR TREE PLANTING (A300, PART 6 . a t t, TEMP. TREE a_. ,�` ` ,,11►� �`h, .{ r �''"� _ . . I ) PROTECTION ; i`..�':f; '; ��I � ''O- ;,tI ; a d 4 `' ``� . ! 1 NURSERY STOCK SHALL MEET THE REQUIREMENTS OF THE AMERICAN ASSOCIATION OF 4VA. 44 *I ACT NURSERYMEN FOR NURSERY STOCK (ANSI Z60.1) FOR GRADE NO.1 OR BETTER. DOUBLE STAKE z FENCE (TYP,) t_ ^:'.. , • _., -,,.- • }? v- �w - :; : '' 4crAr '=< WOOD RAM �} TREES IF NEEDED FOR STABILITY, r fiI / �I �'�+,_ 'L9185 . y .' ::k..:,...,4 ._ -: . ' ''' 3.- �. =N-WOOD CHIP PATH: , �' �'``' T ' " Y3.-1‘ " - ` 2, MINIMIZE THE AMOUNT OF DISTURBED SOIL ON THE CONSTRUCTION SITE TO DECREASE THE ..,,,. I#_+ ,„.‘'. ./,; ,„,,;. ' /� �� 6 DEEP WITH AMOUNT OF SOIL WHICH ERODES FROM THE SITE REFER TO EROSION CONTROL PLANS . ' _`''� -• - ' ~i * #*�* ;': = FABRIC BELOW t_ ( ) N N • w. �'. t:.. �I► -.44,4*I'' �. 40,Arvtie 4,17V4411,0,Ws r. r 3. NEW PLANTING ON EACH LOT AND IN ADJACENT PARKING S1RIPS WILL BE IRRIGATED FROM Ar '` t�T:.',.. -,... �,t � IIT �� '1 +ir`4 '�I,AI" . . SO,, , .�,,, . GRADE LEVEL1346 Q Q Q a ",'_,s r,;:;, s„.„,...,:�„,:-`- �j t� ' ,~ GARDEN PLOT WATER SOURCE ON THAT LOT AND THIS WILL BE DONE WHEN THE LOT IS DEVELOPED. © 0 o t` • 1. , ;; ?,<_' t V. ;' - ' Y '= -- - (TYPICAL) cu. 4, COMMON AREAS WILL BE WATERED BY SEPARATE DEDICATED WATER METERS. 4 4 4 f:_ ---;-s-,;.:-.,• ,.=-4/4.40,04,,,� a I 4 18 At Z".5" TALL GOOD NEIGHBOR FENCE - >- m a r �. -; l ,, `' 5. PROVIDE ROOT BARRIERS MEETING CITY OF TIGARD REQUIREMENTS, ALONG THE EDGE OF m o = a _ ---SPLIT RAIL FENCE PAVEMENTS WHEREVER THE TREE IS WITHIN 5 FEET OR CLOSER TO THE EDGE OF PAVEMENT, z 0 Li �' j/. ... SPLIT RAILr' Q > o FENCE '` r o IX ii vii d s / _ 6' TALL GOOD C' 5' 20' 50' I. Morgan Nolen. attest that this Tree NEIGHBOR FENCE 9 _ _ - __-- M \. . Preservation and Removal Plan meets all t ''r ? the requirements to Section 10, part 2. ( J ,,T `, of the City of Tigard Urban Forestry __j . c� c� north scale Manual. itylerg444......, • ti.1 - PROJECT ASH CREEK VILLAG N� Morn i..0 �N _._ { ISA Cert fiednArborist PN-6145A NO. 141-017/1505 Date: February 25, 2015 TYPE PLANNING r WATER QUALITY FACILITY PLANT MATERIAL LEGEND �� ;;f'; 0' 4' 8' 20' k ,`' i symbol tag common name / botanical name: size and comments; (quantity) / ' !; scale / ,, 0 BH BLACK HAWTHORNE / CRATAEGUS DOUGLASII: 2 GALLON - 36" MIN. HT; (14) c '; north -- -- ,,-, OA OREGON ASH / FRAXINUS LATIFOLIA: 2 GALLON - 36" MIN. HT.; (18) /:r 25 YEAR STORM POND LEVEL-- _ ) y I LOW WATER POND LEVEL-- ,r` 1 me. 00 OREGON WHITE OAK / QUERCUS GARRYANA : 2 GALLON - 36" MIN. HTal . .; (6) 1 (13)RTDW '\ , , ` . ONIIIIr ,� r'' '\ (4)SER . \ J.% L ANALYSIS OF MEETING C.W.S. REQUIREMENTS: -__ ________�__�__ (19)RTDW (11)SPIR�r • l'''' r�— f --' i -�r� r -- ^-.-.rte .._..._ 1/_ ; 7 �'; F - (TREATMENTAREAWHERE --- I ..,_.111 ....� saa� V IT,•F-•- WM.-���Z MURAS L PLANTING AREA: 4,554 SQ.FT. (FACILITY SIZE) 754 SQ.FT. L.....-1 TREES ARE NOT PLANTED) = 3,790 SQ.FT. • (34)NRO �- - �- .rW� A � �� �- 1r �a�• �,-���y� ��'" Associates • T '+ 1a�r,.r4111 � !alrei lir. rali►_■Ilk/��' 1 4 , i' TREES REQUIRED = 3,790 X 0.01 37.9 (38) Var!klficfm09PrirtireArV9-gIROONiilmellkiP11► �1fi � ��r!�'��'� � I AN ARCHITECTURE MET) ,\ think r�'iQw.� .� _ etili,*,,A) \LI!\ \ �•_ PLANNING TREES PROVIDED 38 (REQUIREMENT .y, + `` NO TREE f�a�l� ll�,� �ir . ! \ 5214 N. Williams Ave PLANTING ON /�i�rt'irr► VIA + ��-*�.; • ,� + rill\ .\' i��i; Portland, OR 87217 ,, �, rnnr.murasacom -�''' Amer ��+�i + .�i' �� ,� d 111 4 + _ P 503-242-1477 0 MOCK MOCK ORANGE / PHILADELPHUS LEWISII: 1 GALLON; (7) = WALL SIDE OF + \� ;\� ��+ *M F 5fl� 295-0z _" THIS LINE "i\ ■ 0 *,i,,.rr ��r� r.“i 17 ���►,� rl'-4—P a ' `, CI NROS NOOTKA ROSE ROSA NUTKANA: 1 GALLON; 71 r -1 � ./ + -' l4 ��� 'i�;�l► �y�� N. ' `, Ti' + 4 - ' I..-- .%.1 , el RTDW RED-TWIG DOGWOOD / CORNUS SERICEA: 1 GALLON; (61 ) „�` 0 0- o +, �1r +I + 00°00°°000 ' , *aft' + +divh,„Ms i _ : I,•� o 0 0 0o c o �� �► , , l + �� 0 0 0 0 0 o c Imo► • ♦ a -. : 2 , (5)SERV 1„ 0 0 0 0 0 0 0 11 - . 7 ,,: 0 SERV SERVICEBERRY / ALMELANCHIER ALNIFOLIA: 1 GALLON; (20) +l��!► 0 0 0 0 0 o c1 !�►� ► �+ �r- o 0 0 0 0 0 o i �.-. . (7)NROC ra►;+1/'is / 00000000°0000c� i' At + �.,�syti. : .: '_... -(19)NROS / � �1 0 0 0 0 0 0 c• + pimp - > 0 - 1► �- 3 I Thr. III mommI o°o°o°00°0°0°°. _ + + 1 y i-.-.L- I-- \i�' o 0 0 0 0 0 o ii �`.�1l� 10 SPIR DOUGLAS SPIRAEA / SPIRAEA DOUGLASII: 1 GALLON; ( 1) I• WA !1Iki#�i °°°o°o°o°o°o°o -- 1 I Walk'L_ iiifilmi W 5 (822)Rossi 00.00...° 00000S, ���/ ' u C� ANALYSIS OF MEETING C.W.S. REQUIREMENTS: - ;_��' .�; 000000o r �► < Ir 822 SMBUL I / iiw . .4,72E�, 0°00000000000© s:,��l► ��- U PLANTING AREA: 4,554 SQ.FT. (FACILITY SIZE) 754 SQ.FT. (TREATMENT AREA ,rr1,, ��, - _ o 0 0 0 0 0 0 �'M �►`TIMI Q -� [� ^IIN�►at' f 00 . 0 0 ° w ° s ° • ° \ � /f1 > Q WHERE SHRUBS ARE NOT PLANTED = 3,790 SQ.FT. (2,021}SOFTR 'i- a�'Q�i' IFI ,,a trAk ,a,/ ler SHRUBS REQUIRED = 3,790 x 0,05 =185.5 (190) I 111"-AN :�,i gN!!. ���������� ����►;� + '!!M�' �Rir► .� n 5 - SHRUBS PROVIDED = 190 (REQUIREMENT MET) (1,542)SLSDC , I *� ►.-�� .1r _ ,�,`� + VA-Wi. (10}SPIR 3” (3)sERv 1 , rl �I k �� �� �9 ` %�i...i► + it, P 28 WCD . MU H: PROM E A DEEP SETTLED LAYER OF COURSE GROUND WOOD FIBER ./!� �Il� � � , 1!► �1►, _LC D ( ) (10}SPIR � � ����� �� + .rrw - • � t� �,':�. f-- I i I MULCH BELOW AND 24" BEYOND ALL SHRUBS. MAINTAIN FULL DEPTH TILL FINAL ----4 SIE /� ������� ��� + �' �."�, �~� _-_ 4 MOCK C� (15)RTDW ,iIjlW �I! !�S �������� ©!�► + �� O Q , WACCEPTANCE, �- ►� , ♦������� / �; ���' v(3)NRO� I ��.�.., +'��'i' ����i►��� + �tf , 'e • (3)SERV- p . Z. rY I-- (3)MOCK .F— + �/1►�L�/ ���+�����+1,1 ± veal �� m 1 ---- 1:-.' =��, `` BLENDED (50 %/50%) MIX OF THE FOLLOWINGdp, .. / *),.,,,... All . ,,... . 1 o I ROSSI ROSSI SEDGE / CAREX ROSSI: (6) PLUGS/SQ. FT.; (822) _ _ ,��, + iii ,l i►�.� /��r�� .} d(� I\ - I Li) _ [� SMBUL SMALL FRUITED BULRUSH SCIRPUS MICROCARPUS: (6) PLUGS SQ.FT.; (822) _ _ 1 ► �� `I +� ��i`�, '�� .k-{ ;•'" ` �i + � ,��_ I� `�W ) } / / ytda, , �r �A - - 11 Imo • ;,., -'16k iiia + + �`r.�\ 0 SOFTR SOFT RUSH / JUNCUS EFFUSUS: (6) PLUGS/SQ.FT.; (2,010) _ - — — — — I' Ow ' ,+ Ariil'g"lii��i+ Aail �����• -� 1 - • I--- rn �/ _ _ ` + "i/''imrk •+ +© © fir + VI + + � _a •. : (.f) --- + + + + lam+ + + + + �7 �o .•.i SLSDG SLOUGH SEDGE / CAREX OBNUPTA: (6) PLUGS/SQ.FT.; (1,542) . + +����`��r.Aaikau _ + ± . +.___++ + - + ,. (2)SERV �.�\ -r + + - + + + o ALL PLUGS SHALL HAVE ROOT CLUMPS 6" LONG AND 1" IN DIAMETER. ALL SHALL BE 100% VIALBLE AND SHOW . + + � �\: + . + + + + + + Q ... . . _ .--� (1) GREEN TOP GROWTH. + �1► t + gialL 0°_. a. .I .•.. /\0 @ Q I' _ r PROVIDE JUTE MESH AND RIVER STONE IN TREATMENT AREA TO MATCH C.W.S. 1 6 I + .�� + + 1 to + rr - ,� Ci) "WATER QUALITY SWALE" DETAIL #700 + I I==+ a - MB a 3) ERV 1-{2)RTDW 12)R4DW d ANALYSIS OF MEETING C.W.S. REQUIREMENTS: --- •- TREATMENT AREA = 754 SQ.FT (NOTE: WET SOIL TYPE FORBS ARE TO BE PLANTED IN SOILS THAT WILL BE WET _ - v� 1==C - _ i �_.. - - I ° 7a 't. ° THE EDGE OF THE TREATMENT AREA. THIS RESULTS IN AN ADDITIONAL 112 SQ.FT. BEING PLANTED WITH THIS � = ? -. - I r -u- PAST ``� TYPE OF PLANT. THIS MEANS 866 SQ.FT. HAVE BEEN PLANTED AT (6) PLUGS PER SQUARE FOOT. ; 1 r ��Jo� P�r�c�vn 866 x 6 = 5,196 Plants Required. .sc--) B , iW / �. I �� OREGON 5,196 Plants Provided (REQUIREMENT MET) It1 `� c•PE N ��` v1 _____________\ [ + + + ROUGH SEED: LOW GROWING NATIVE SEED MIX +k CN I / ~1 DWARF TALL FESCUE / LOLIUM ARUNDINACEUM: 40% (BY WEIGHT) '0 0 DWARF PERENNIAL RYE / LOLIUM PERENNE: 30% - I : } c 0 CREEPING RED FESCUE / FESTICA RUBRA 'ARENARIA': 25%COLONIAL BENT GRASS / AGROSTIS CAPILLARIS: 5% R ;. V A ;Idfv. APPLY AT 5 POUNDS PER 1 ,000 SQUARE FEET. REAPPLY, PROVIDE WATERING AND CARE AS NEEDED TO ATTAIN I - STREH.II _ / Z f . 100% COVERAGE. MAINTAIN TO BE 100% WEED FREE. �— - .� , - _ _-- _ _ .�- _ o 1 -- --- -----. ---. - . - 1 I ' I • 1 . / \ d j 5 If WATER QUALITY FACILITY PREPARATION, PLANTING, AND MAINTENANCE NOTES 1 PRIOR TO BEGINNING PLANTING WORK, REMOVE ALL INVASIVE AND WEED PLANTS. PERFORM WORK PER "CLEAN WATER SERVICES INTEGRATED 6. DIG TREE AND SHRUB PLANTING HOLES 3 TIMES THE DIAMETER O1= PLANT ROOTBALL AND 1/2" SHALLOWER. LOOSEN THE SIDES OF THE PEST MANAGEMENT PLAN - 2012". REMOVE AND DISPOSE OF ALL DEBRIS OFF SITE. EXCAVATED HOLES. PLACE PLANTS PLUMB AND CENTERED IN THE HOLES. FILL THE VOID AREAS AROUND THE ROOT BALL WITH AMENDED r TOPSOIL. TAMP AND WATER TO FULLY SETTLE AND ELIMINATE ALL VOIDS. PLANTING HOLE BACKFILL SOIL TO BE A PRE-MIXED FULLY Q IU 2. OVER--EXCATE AREA TOA DEPTH OF 12" BELOW FINISH GRADE. LOOSEN THE TOP OF THE SUB-GRADE TOA DEPTH OF 4--6 INCHES AND THEN BLENDED MIX OF (1) PART COMPOSTED YARD DEBRIS AND (4) PARTS EXCAVATED TOPSOIL. SOILS SHALL BE FRIABLE WHEN BEING BLENDED. PROVIDE A 12" DEEP (SETTLED DEPTH) OF PRE-BLENDED AMENDED TOPSOIL OVER THE POND BOTTOM AND 24 INCHES UP THE SIDES. THE 0z BLENDED SOIL SHALL BE COMPRISED OF (1) PART COMMERCIALLY COMPOSTED YARD DEBRIS AND (4) PARTS SILT-SAND LOAM. SOILS SHALL BE 7• PROVIDE DURABLE PLANT TAGS ON EACH TREE AND SHRUB. TAG SHALL HAVE THE COMMON AND BOTANICAL NAME OF THE PLANT. MAINTAIN o THOROUGHLY BLENDED PRIOR TO DELIVERY TO SITE. COMPOST SHALL BE FREE OF TRASH, DEBRIS, ROCK OVER i" SIZE, UNCOMPOSTED WOOD, ON PLANTS UNTIL DIRECTED BY OWNER TO REMOVE. WEEDS, AND ALL INORGANIC MATERIAL. COMPOST SHALL BE ADEQUATELY COMPOSTED SO AS TO BE CHEMICALLY STABLE AND NOT REQUIRE INPUT OF NITROGEN TO COMPLETE COMPOSTING PROCESS. 8. PLANTING SHALL BE DEEMED "SUBSTANTIALLY COMPLETE" WHEN: ALL PREPARATION WORK IS COMPLETE, ALL PLANTS ARE INSTALLED WHERE INDICATED; ROCK, MESH, AND MULCH IS IN PLACE, SEEDED AREAS HAVE SPROUTED, ALL PLANTS SHOW ACTIVE GREEN GROWTH, PLUGS TO AN 4 4 4 Tt cr, F 3. BEYOND THE POND BOTTOM, COVER ALL AREAS WITH A 3 INCH DEEP LAYER OF COMPOSTED YARD DEBRIS. WHERE TREES AND SHRUBS ARE AVERAGE OF 3"; ALL AREAS ARE WEED FREE AND SMOOTH. WHEN THESE CONDITIONS ARE MET, AND WITH THE OWNER'S WRITTEN I- F- Lii 0, -10 %`" PLANTED WORK INTO SOIL DURING PLANTING. WHERE NO TREES AND SHRUBS ARE PLANTED TILL INTO THE SOIL TO FORM A UNIFORM BLEND OF ACKNOWLEDGEMENT, THE TWO-YEAR MAINTENANCE PERIOD MAY BEGIN. 0 0 < a a: COMPOST AND NATIVE SOIL AT LEAST 6 INCHES DEEP. 4 2; fl C 9. PROVIDE WATERING UNTIL FINAL ACCEPTANCE AS NEEDED TO ASSURE GOOD HEALTH, VIGOROUS GROWTH, AND PREVENT ALL WATER DEPRAVATION 1- 0 `.. 4. PROVIDE BIODEGRADABLE EROSION CONTROL MATTING OVER POND BOTTOM AND UP SIDES 36" INCHES BEYOND . ANCHOR IN PLACE AS NEEDED STRESS. PROVIDE WATERING FOR SEED TO ATTAIN GERMINATION, ESTABLISHMENT, AND FULL DENSE COVERAGE. PROVIDE AUTOMATICALLY , Z 0 ti. t_ "' TO HOLD WITH A 3 F.P.S. WATER FLOW RATE. IN TREATMENT AREA PROVIDE HIGH DENSITY CONTROLLED TEMPORARY AND MANUAL IRRIGATION AS NEEDED. SEE CIVIL DRAWING FOR LOCATION OF WATER METER TO SERVE THIS AREA. m m a z Q f JUTE MATTING (GeoJute Plus). ALL OTHER AREAS PROVIDE A LOW DENSITY JUTE MATTING (Econo Jute). ALL PER C.W.S. DETAIL 700 w z U I 10. PROVIDE MAINTENANCE EQUAL TO OR MORE EXTENSIVE THAN INDICATED FOR THE VEGETATED CORRIDOR (SEE CWS SPECIFICATIONS). PROVIDE z-„ a w o a �'� FROM INSTALLATION, AND FOR AT LEAST 2 YEARS UNTIL FINAL ACCEPTANCE (END OF WARRANTY PERIOD). n LL-0 `�' a_ " < g� 5. PROVIDE A 3 INCH DEEP LAYER OF MULCH AROUND ALL TREES AND SHRUBS. PROVIDE 24 INCH DIAMETER CIRCLE OF MULCH AROUND SHRUBS ) w o w c 0 - 1 AND A 36 INCH DIAMETER CIRCLE OF MULCH AROUND TREES. KEEP MULCH GRASS AND WEED FREE. MULCH SHALL BE MEDIUM TO FINE ci GROUND FULLY COMPOSTED COMMERCIAL YARD DEBRIS MULCH. 11 . VISIT THE SITE DURING THE MAINTENANCE AND WARRANTY PERIOD AT LEAST TWICE A YEAR AND RECORD PLANT SURVIVAL RATES. REPLACE ALL PLANTS THAT ARE DEAD, IN POOR CONDITION, AND MISSING. RESEED ALL THIN AND BARE AREAS. ERADICATE ALL WEEDS AND INVASIVE H A_� '• PLANTS. AT LEAST 80% OF PLANTS SHALL BE LIVE, HEALTHY, AND SHOWING VIGOROUS GROWTH. FULL COVERAGE SHALL BE OBTAINED OVER L ALL SEEDED AREAS. o 12. IF ANY PART OF THE FACILITY HAS SILTATION 3 INCHES IN DEEP OR GREATER, AT ANY TIME DURING THE TWO-YEAR MAINTENANCE PERIOD, PROJECT ASH CREEK VILLAG FT. REMOVE THE SILT AND DISPOSE OF MATERIALS OFF SITE. REESTABLISH INDICATED FINISH GRADE. PROVIDE REPLACEMENT JUTE MESH, STONE COVERING AND PLANTINGS OVER ALL DISTURBED AREAS. NO. 141-001505 TYPE PLANING