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Neighborhood Meeting Information \JVestlake PLANNING I ENGINEERING I SURVEYING consultants inc February 22, 2017 Dear Neighbor, Westlake Consultants, Inc. is representing Pacific Evergreen Homes, who plans to develop approximately 3.43-acres of property located at 14259 SW 100th Ave. (Tax Map 2S111BB, Tax Lot 600, 900, 1000, 1100), in the R-3.5 Zoning District, as shown on the attached map. We are preparing a property line adjustment and subdivision proposal with a total of 10 lots for detached single family home construction. The purpose of this meeting is to provide a forum for the applicant and the surrounding property owners/residents to review the proposal and to identify issues so that they may be considered before the formal application is turned into the City. This meeting gives you the opportunity to share with us any special information you know about the property involved. We will attempt to answer questions which may be relevant to meeting development standards consistent with City of Tigard's Community Development Code. Prior to applying to the City of Tigard for the necessary land use approvals, I would like to discuss the proposal in more detail with the surrounding property owners and residents. You are invited to attend a meeting on: Tuesday March 14th, 2017 6:00 PM At Christ the King Lutheran Church - Rainbow Room 11305 SW Bull Mountain Road Tigard, OR 97224 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. Depending upon the type of land use action required, you will receive official notice from City of Tigard upon submittal of a formal land use application. We look forward to more specifically discussing the proposal with you. Please feel free to call me at Westlake Consultants, Inc. at (503)684-0652 if you have any questions. Sincerely, Westlake Consultants, Inc. / i(1/ / Kenneth L. Sandblast, AICP Senior Planner KLS/mrd Enc': "Neighborhood Meeting Information" Pacific Corporate Center I 15115 sw sequoia parkway, suite 150 tigard, oregon 97224 www.westlakeconsultants.com PH - 503-684-0652 FX - 503-624-0157 \JVestlake PLANNING I ENGINEERING I SURVEYING consultants,Inc �\ aay w V COOK LN C.1.- LP �.O pq "''V Y` i T. 4 s �N� 44, w i Tgare' Brawn y ..... ¢O gP �� e.hk `. 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I - BROOKLYN I indicated on the map J J �/' J ' ` BJP [NC ST INEZ ST ---- _,_I J 1..._j _ -j ] J CANT ER BURY LN I -Ji Pacific Corporate Center I 15115 sw sequoia parkway, suite 150 tigard, oregon 97224 www.westlakeconsultants.com PH — 503-684-0652 FX — 503-624-0157 ■ TIGARD Neighborhood Meeting Information The City of Tigard requires developers to hold a neighborhood meeting to notify affected property owners ,about their proposed development. This is done as part of the development review process for most land use applications. Below are some frequently asked questions about the neighborhood meeting process. WHAT IS THE PURPOSE OF THIS NEIGHBORHOOD MEETING? The purpose of the meeting is to allow the prospective developer to share with you what they are planning to do, This is your opportunity to become informed of their proposed development and to let them know what issues or concerns you have in regard to their proposal. WHAT HAPPENS AFTER THE NEIGHBORHOOD MEETING? After the neighborhood meeting, the prospective developer finalizes their submittal package (often taking into account citizen concerns) and submits an application to the city. Sometimes it takes awhile before the developer's application is ready to submit, so there could be several months between the neighborhood meeting and the submittal of an application. Once an application is submitted to the city, staff reviews it for completeness. Once an application has been deemed complete, the formal application review begins. It takes approximately 6-8 weeks from the time the application is accepted for a decision to be made. Many types of applications require a public hearing at which citizens are given the opportunity to provide comments or concerns. Property owners within 500 feet will be notified after a complete application is submitted. They will be provided an opportunity to comment. Any appeals are decided based on the provisions of applicable laws and the development code. WHAT IF THE PROPOSAL PRESENTED AT THE NEIGHBORHOOD MEETING IS NOT WHAT IS ACTUALLY SUBMITTED? Applicants are not required to submit exactly what was presented at the neighborhood meeting if it generally follows the type of development proposed. This provides for the opportunity to address the neighborhood issues and address other changes necessitated by the development or staff. If the project is significantly different,a new neighborhood meeting would be required as determined by staff, HOW DO I KNOW WHAT ISSUES ARE VALID? A decision is reviewed based on compliance with Title 18 of the Tigard Municipal Code (also known as the Community Development Code). Review the city's development code to familiarL eyourself with what is permitted and what may not be permitted. A copy of the development code is available for viewing at the Tigard Public Library, on the city's web site at www.tigard-or.gov, or a copy may be purchased by contacting our records department www.tigard-or.gov/city_hall/public_records.php. You may also contact city planning staff by calling 503.718.2421 and ask what the standards are for a specific issue. If a development meets the code standards,it can proceed. For your assistance, attached is a list of questions that may assist you in determining your position on a particular proposal. 1:CommunidyDevelopment\Forms\Pre-appPacket Updated 7/7/2015 !L. II Typical Questions to Help Ensure Common T,G A fz D Neighborhood Concerns are Considered The following is a list of questions intended to aid you in formulating your own questions for proposed development in your area. Feel free to ask more or alter the questions to address your own unique concerns and interests PROCESS What applications are you (the developer) applying for? When do you expect to submit the application(s) so that neighbors can review it? What changes or additions are expected prior to submittal? / Will the decision on the application be made by city staff,Tigard Hearings Officer, Planning Commission or City Council? How long is the process? (timing) ► At what point in the process are citizens given notice and the opportunity to provide input? / Has a pre-application conference been held with City of Tigard staff? • Have any preliminary requirements been addressed or have any critical issues been identified? • What city planner did you speak with regarding this project? (This person is generally the planner assigned to the land use case and the one to contact for additional information). STREETS / Will there be a traffic study done? What is the preliminary traffic impacts anticipated as a result of the development and how do you propose to mitigate the impacts if necessary? What street improvements (including sidewalks) are proposed? What connections to existing streets are proposed? / Are streets proposed to be public or private? What are the proposed street and sidewalk widths? What are the emergency access requirements and what is proposed to meet those requirements? ZONING AND DENSITY / What is the current zoning? What uses are allowed under this zoning? / Will there be a re-zone requested by the developer? If yes, to what zone? How many units are proposed for the development and what is the minimum and maximum number of units allowed in the zone? DRAINAGE AND WATER QUALITY What is your erosion control and drainage plan? What is the natural slope of the property? What are the grading plans? / Is there a water quality facility planned within the development and where will it be located? Who will own and maintain the facility? TREES AND LANDSCAPING ► What is the urban forestry plan and how will the applicable development requirements be met? What are the landscaping plans? What buffering or fencing is required and/or proposed? ADDITIONAL INFORMATION / How do I request more information or a follow-up meeting from/with the applicant? I:\CURV]N\Masters\Pre-Application Conference Packet\Neighborhood Meeting Infoemation_Questions.doc Updated 3/25/2013 MEETING • TICE PROPOSAL : PROPERTYLI [ ADJUSTMENT & lo - Lo -r SIJ r• DIVISION DATE : MARCH 14 , 201 TIME : 6 : 00 PM LOCATION : CHRIST THE KING L THE ' ANCHURCH RAINBOW ROOM 11 15 LLMOUNTAINRD . TIGARI , • ' 97224 CONTACT : KE ANDBLA5T PHONE : 50 - 640652 da Neighborhood Meeting AeII ERIKA COURT SUBDIVISION March 14, 2017 6:00 p.m. to 7:00 p.m. Christ the King Lutheran Church 11305 Bull Mountain Road Tigard, OR 97224 Meeting called by: Harlan Borow -- Pacific Evergreen Homes Facilitators: Ken Sandblast—Westlake Consultants, Inc. Agenda topics 5 Minutes Introductions 10 Minutes Zoning 10 Minutes Site Plans 10 Minutes Public Facilities/Utilities 10 Minutes Transportation 15 Minutes Question and Answer Project Contacts: Project Applicant: Land Use & Civil: Pacific Evergreen Homes Westlake Consultants Harlan Borow Ken Sandblast 7410 SW Oleson Road., #133 15115 SW Sequoia Pkwy Portland, OR 97223 Tigard, OR 97224 a 1‘ 4 i', E .'. z- 1 t ,,` 4 i , ..P----sl. , :t ,‘ i,\\` ,;- v s - -� 'N. - 1 . k4 @' t'' Lt' 5 ,,, a ' .`'l \. 1 kr 9 3, - .1 1 , . Li cii a �. i"' 0 fl ? ? ' �. -c 7 .e� 1,-� `'V -1 c-2,.._ ,,, _ __4 ri -4 .,., 8-) _L- ''- ' -s4') LIJ N mac+ ^J $ °,1) N. v cl t•-•. - ► "v` 1 ,� c `NI E a q 0 en '; ' �, , tip; `- `Q, Q .N S O I (13 ca .>_ +a 0 IX c -, �` t../ v_›.-- .--.N. — r Ti , ‘., = . 2 8 (3) c. Zi ', A reN . 2) �+ Cl)' c o g J ~ V �• ; . 73 vi tn E ,. J 0 -0g c ,, "T`tom �. ,� = 1 ^ C X si N 1 I tl 0 c 1 ` I J\ _ ct o i 'N -2 o 0 � r2 i . M w cg N VI t,? (.\tlL I o Q 0 M,) �1 � j Ken then opened the meeting to questions/comments from those in attendance. Comment: Please explain the gated access and what/who can use it. Response: Ken mentioned that the gate can be opened by all emergency vehicle and there will be no restrictions on pedestrians nor bicyclists . Comment: What is the plan for the storm facility? Response: Ken mentioned that the facility will be an open facility rather than in underground pipes. Comment: There was a follow up question regarding the safety of an open storm facility and especially for kids who could fall into that facility. Response: Ken mentioned that the facility would be built to the standards of Clean Water Services and the City of Tigard and if the pond was to be a certain depth or if the sides were steeper than a certain grade there would be fencing installed. Comment: There was a question about the width of the sidewalks. Response: Ken mentioned that the sidewalk was to be 5 feet wide for the majority of the site, but widened to 6 feet at the west end.The widening was where the sidewalk was curb-tight while the 5 foot sections of sidewalk were where there was a 5 foot wide curb tight landscape strip. Ken went on the mention that the 6 foot sidewalk is located in an section where the right-of-way narrows from 50 feet to 46 feet, which was necessitated by stepper topography. And,this is the area where retaining walls will be constructed on each side of the road. Comment: There was concern expressed about the sidewalks terminating into a bank at the west end of the new street. Response: Ken mentioned that there will be retaining walls built on both sides of the street to accommodate a flatter sidewalk. Comment: There was a question as to if we had a pre-application meeting yet, and if we had been given an SUB number yet. Response: Ken said that we have had a pre-application meeting with the City and since we had not yet submitted our application, a SUB number has not been give. Ken further went over the application process. Comment: Ken was asked if this meeting was the first of 2 or 3 meeting. Response: Ken mentioned that this was the only neighborhood meeting and since our submittal is classified as a Type II submittal there will not be a public hearing, but everyone within a certain distance will be notified of our submittal and will have the opportunity to respond. To the City of Tigard prior to a decision being made. Comment: There was a question about how the street will terminate at the east end. Response: Ken mentioned that since there is not adequate right-of-way to extend a full street out to SW 100`h Avenue that the east end will be built as a half street with a barrier to keep vehicles from entering and exiting to SW 100`h Avenue. Comment: There was a second question asking if there was to be a public hearing regarding our request. Response: Ken answered that there will not be a hearing, but there will be an opportunity for people to respond prior to the City making their decision. Comment: Will there be C C & Rs? Westlakeconsultants,inc MEETING MINUTES ENGINEERING • SURVEYING • PLANNING PHONE 503.684.0652 DATE OF MEMO: March 15, 2017 PROJECT NAME: Erika Court DATE OF MEETING: March 14, 2017 PROJECT NUMBER: 2511-007 LOCATION: Christ the King Lutheran Church 11305 SW Bull Mountain Rd.Tigard,OR 97224 PRESENT: Westlake Consultants-Ken Sandblast and David Bantz Developer - Harlan Borow Neighbors(see attached list) DISTRIBUTION: SUBMITTED BY: David Bantz Presentation: A meeting was held to provide information to surrounding neighbors regarding a proposed 10 lot single family detached home subdivision located at 14259 SW 100th Ave., and to satisfy the City of Tigard land use application submittal requirements. Nineteen neighbors attended the meeting, including landowners that adjoin the proposed development on the north, south and east sides. Exhibits presented: 1. One site map 2. One vicinity map Ken Sanblast, Westlake Consultant's Director of Planning, opened the meeting at 6:04 PM with a brief description of the proposed development. Ken explained the process of meeting the requirements for developments within the city of Tigard and the type of land use proposed, noting that the proposed development is a work-in-progress. He explained the R-3.5 zoning of the site and the requirements for density calculations that determine the number of lots, in addition to the required lot dimensions. Next, Ken discussed that there are no overlay zones,the minimum lot size allowed in the R-3.5 zone is 10,000 square feet, but we can lot average with lots as low as 8,000 square feet as long as the average lot size is at least 10,000 square feet. He mentioned that the smallest lot being proposed is 8,812 square feet. He also mentioned that we are required to have a tree canopy of at least 40% and that street trees count towards that amount and that it is based on the ultimate tree size. Next, Ken discussed the right-of-way, and mentioned that we are providing improvements to both SW 110t and SW 103'° adjacent to the property and building a full width street from SW 100`° Avenue to SW 103'Avenue with the right-of-way narrowing from 50 feet to 46 feet as the street goes towards SW 103'° due to the topography. It was also mentioned that the access to SW 100`h Avenue will be limited to pedestrian and bicycles until additional right-of-way is provided at the east end. Until that right-of-way is provided, the street will be blocked by a gate which can be opened for emergency access. Ken then discussed the utilities, and said a stormwater treatment facility will be constructed in the NE corner of the development and that sanitary sewers are provided within both SW 100'Avenue and SW 103°Avenue. He also mentioned that all dry utilities, such as electricity, cable, natural gas, etc, will be provided. Response: Ken mentioned that this is a private issue to be determined by the developer. He also mentioned that the existing house can be exempt from the C C & Rs. Comment: There was a question regarding the existing storm water from the south of the subject property: Response: Ken mentioned that there is a storm line proposed which would collect the storm water from the south and direct it into the system being designed for the project. The line was shown to be proposed between lots 4 and 5. Comment: Is the developer the same as the builder of the homes to be built on the lots? Response: Ken mentioned that Pacific Evergreen homes will be both the developer and the builder. Comment: How tall can the homes be? Response: The City of Tigard code allows homes to be as tall as 35 feet or 2.5 stories. Comment: Someone asked about sight distances for the intersection of 103'with the new proposed street. Response: Ken mentioned that we have looked into that, and have a traffic engineer who will provide the sight distance and what measures might need to be taken in order to provide adequate sight distance. He also mentioned that any required improvements will need to be done either on-site or within the right-of-way. Comment: A person who lives on SW 100t Avenue was concerned about access to SW 100th Avenue and further expressed a concern for pedestrians and bicyclists safety. Response: Ken mentioned that if they have those concerns they should express those concerns to the Traffic Safety Committee of the City. Comment: It was mentioned that the developer who had submitted a prior land use application for the property had voluntarily agreed to widen both SW 100`h Avenue and SW 103'Avenue. Response: Ken replied that he was not involved in the prior land use application and is not aware of this. He thanked the commenter for the information and stated he would review the prior application. Comment: There was a question about how wide 103"Avenue was going to be. Response: Ken mentioned that 103'° currently has 40 feet of right-of-way and the plan calls for it to have 54 feet of right-of-way, and we are dedicating 7 additional feet as part of this proposal. Comment: Is there a topographic map to view? Response: Ken mentioned that we have not completed a grading plan yet, but we have existing topographic information at 1 foot intervals. Comment: Is there a boundary adjustment which is part of this request? Response: Ken mention that a Lot Line Adjustment had already been submitted and approved, and explained which properties it affected. Comment: Is there an existing 10'-15' easement along the south property line of tax lot 1100, which is not part of the subdivision? Response: Ken said that he would research it and deal with it, but it appears that it is an access easement. Comment: Is there an existing view easement? Response: Ken mentioned that there is an existing view easement which would affect a portion of proposed lot 10 for the benefit of the property to the north of that lot. At this time a gentleman, who would later be identified as Rob Ruedy, said he had 6 pages of information, which covered 24 topics that he wanted to read into the record. During the reading of his concerns, he was asked by David Bantz, of Westlake Consultants, if he was going to provide a copy of the 6 pages from which he was reading, as it was difficult to get all of his concerns into the record. Mr. Ruedy declined to provide the requested information. Mr. Ruedy's concerns included the following: What are the construction hours allowed by the City of Tigard? Concerned about adequate parking, and felt that by providing 54 feet of right-of-way, rather than 50 feet,there would be enough room to park on both sides of the street. He also mentioned that most home owners do not park in their garages, but rather use them for storage. He wanted construction traffic to be limited to using only 103"Avenue. Concerned about left turn movements into the proposed neighborhood from SW 103" Avenue. He asked if a Traffic Study had been completed. Concerned about visual clearance for the existing house to the southeast of the project. Questioned if a wall or fence would be provided around the periphery of the project. Concerned about the water quality pond, and said he would prefer it to be underground rather than at the surface and mentioned a concern that rats would be attracted to it. He also preferred that the facility be privately maintained Concerned about the view of the storm water facility from his property. Asked if open space was going to be provided. Asked when we were going to be removing the noxious vegetation found on the property, which he further described as poison oak and poison ivy. Asked about hazardous waste, and if there had been a Level 1-3 performed. Asked about lead paint in the existing house proposed to remain on Lot 5. Asked if there was going to be a security fence install around the perimeter of the site. Asked what precautions were going to be taken regarding construction theft. He mentioned that he would like to see a Home Owners Association [HOA] formed. He requested a 2-3 week delay in submitting the application for the development.. He requested that a set of the plans be sent out to everyone who had signed in for the meeting. He was concerned about a retaining wall along the common property line he shares with the project. After Mr. Ruedy's presentation the meeting was opened for more questions from those in attendance. Comment: Will the homes be built all at once? Response: Ken said that the homes would be built as the market demanded and Harlan Borow, of Evergreen Pacific Homes mentioned that most likely 2 homes would be started first and then one more every 2 months or so. Comment: When would the last house be built? Response: Harlan said that the desired timeline would have the land use approvals taking 4-5 months,the engineering 4-5 months and the construction of the lots and infrastructure 2-3 months. He went on to say they are looking at Winter 17/18 for the construction of the lots and infrastructure, first homes started in around March of 2018 and 1 year to build all 9 lots, so the project is scheduled to take from 2-2.5 years. Comment: What are the homes going to look like? Response: Harlan said they haven't decided yet which homes to build, but would like to do 1 story homes since the lots are bigger. He suggested people should go to their website to review the types of homes they typically build. After finding that there were no more question or comments, Ken thanked everyone for coming. The meeting adjourned at 7:20.