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SDR1994-00022 CITY OF TIGARD Washington County, Oregon A .0 lil CITY OF TIGARD NOTICE OF FINAL ORDER - BY CITY COUNCIL OREGON Concerning Case Number(s): SDR 94.0019IPDR 94.0002ISLR 94 -0004 Name of Owner: Gordon Martin Name of Applicant Gordon Martin Address of Applicant: 12265 SW 72nd Avenue City: Tigard State: Oregon Zip: 97223 Address of Property: 12265 SW 72nd Avenue City: Tigard State: Oregon Zip: 97223 Tax Map and Lot NoIsl.: WCTM 181 36CO3 tax lot 2005 and 281 IBA, tax lots 100, 101, 300, 400, 401, and 402 Request: A request for Site Development Review, Planned Development Review, and Sensitive Lands Review approval to allow construction of a general retail center providing between 300,000 and 320,000 square feet of retail and commercial space. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.62, 18.80, 18.84, 18.90, 18.100, 18.102, 18.106, 18.108, 18.114, 18.116, 18.120, 18.150, and 18.164. Zone: C -G (General Commercial) The C -G zone allows public agency and administrative services, public support facilities, professional and administrative services, financial, insurance, and real estate services, business support services, general retail sales, and eating and drinking establishments among other uses. Action: ❑ Approval as requested 0 Approval with conditions El Denial Notice: Notice was published in the newspaper, posted at City Hall and mailed to: O The applicant and owner(s) 0 Owners of record within the required distance ® The affected Citizen Involvement Team Facilitator ® Affected governmental agencies Final Decision: THE DECISION WAS SIGNED ON , 3ia B , 1995, AND BECOMES EFFECTIVE ON , 1995. The adopted findings of fact, decision and statement of conditions can be obtained from the City of Tigard Planning Department, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. A review of this decision may be obtained by filing a notice of intent with the Oregon Land Use Board of Appeals (LUBA) according to their procedures. QUESTIONS: If you have any questions, please call the Tigard City Recorder at (503) 639-4171. OTY COUNCIL NOTICE OF FINAL ORDER SDR94- 0019 /PDR 94-0002/SLR 95 -0004 GORDON MARTIN April 4, 1995 Martin/TN-county Center • • CITY OF TIGARD, OREGON RESOLUTION NO. 95- IL, IN THE MATTER OF THE ADOPTION OF A FINAL ORDER UPON CITY COUNCIL REVIEW OF A SITE DEVELOPMENT REVIEW /PLANNED DEVELOPMENT REVIEW /SENSITIVE LANDS APPLICATION (PDR- 94- 0002 /SDR 94- 0019 /SLR 94 -0024) GORDON MARTIN /TRI COUNTY CENTER. WHEREAS, the Planning Commission reviewed this case at its meeting of November 21, 1994; and WHEREAS, the Planning Commission approved the application subject to certain conditions of approval (Planning Commission Final Order 94 -08 PC) and; WHEREAS, the City Council voted to call the development up for Council review at its December 27, 1994 meeting; and WHEREAS, the City Council reviewed revised plans and findings at public hearings on January 17, 1995 and February 21, 1995. NOW, THEREFORE, BE IT RESOLVED by the Tigard City Council that: City Council upholds the Planning Commission's decision approving Site Development Review /Planned Development Review /Sensitive Lands Review application (PDR 94- 0002 /SDR 94- 0010 /SLR 94 -0024) with additional findings and conditions of approval as approved by the City Council on February 21, 1995 including City Council review of final detailed plans. The City Council adopted as findings the attached Exhibit "A ". PASSED: This e7 : day , 1995. r - City of Tigard ATTEST: �1 W4 _ 0 City Recorder - City of Tigard RESOLUTION NO. 95- /CP Page 1 • • BEFORE THE CITY OF TIGARD CITY COUNCIL A FINAL ORDER APPROVING SITE DEVELOPMENT REVIEW 94 -0019, PLANNED DEVELOPMENT REVIEW 94 -0002 AND, SENSITIVE LANDS REVIEW 94 -0004. A. FACTS 1. General Information A request for Site Development Review, Planned Development, and Sensitive Lands Review approval to allow the construction of a 360,620 square foot commercial retail center and related facilities, 16.0% landscaping area and 1495 parking spaces on 25.85 acres in the General Commercial ( "CG ") zoning district. • Owner and Applicant: Gordon S. Martin 12265 SW 72nd Avenue Tigard, OR 97223 • Agent: Ed Christensen Christensen Engineering, Inc. 7000 SW Hampton St., Suite 220 Portland, OR 97223 • Location: The southwest corner of SW 72nd Avenue and Dartmouth Street (WCTM 1S1 36 CD, tax lot 2005; and WCTM 2S1 1BA, tax lots 100, 101, 300, 400, 401, and 402. • Exhibits physically placed before and not rejected by the City Council by the applicant on January 17 and February 21: Exhibit 1, Grading Plan Exhibit 2, Revised Site Plan Exhibit 3, Typical Street Sections Exhibit 4, Concept Plan Exhibit 5, Topographic Plan Exhibit 6, Hardboards Exhibit 7, Large Aerial Exhibit 8, Photograph of Mercantile Plaza Exhibit 9, Revised Elevation Plan (colored) Exhibit 10, Revised Site and Landscape Plan 2. Applicable Review Criteria • Tigard Community Development Code ( "TCDC ") Chapters 18.62, 18.80, 18.84, 18.90, 18.96, FINAL ORDER -SDR 94- 19 /PDR 94 -02 /SLR 94- 04- TRI- COUNTY PAGE 1 PDX1- 164410.2 24056 0001 • 18.100, 18.102, 18.106, 18.108, 18.114, 18.120, 18.150, and 18.164. • State Transportation Planning Rule, OAR 660 -12- 045(4) (a) -(e) and (5) (d) . 3. Background Information The site has been zoned General Commercial ( "CG ") since the Tigard Comprehensive Plan ( "TCP ") was adopted in 1983. It is within the area known as the Tigard Triangle. The Triangle has been the focus of a planning effort over the past two years. The City Council recently adopted a resolution denying adoption of the Tigard Triangle Specific Plan. The Transportation Planning Rule ( "TPR ") contains applicable criteria for this application. OAR 660- 12- 045(3)(4)(a) -(e) and (5)(d) are applicable to applications such as this if the City has not implemented these sections. The city has adopted provisions addressing OAR 660 -12- 045(3). Other TPR provisions such as building location and orientation remain to be incorporated into the code. For the review of this application, both the TCDC provisions and the remaining TPR requirements must be considered. The Planning Commission conducted a Public Hearing on November 21, 1994 concerning these applications and recommended approval subject to the attached conditions. On December 9, 1994 the Planning Commission adopted a Final Order which mistakenly included a condition concerning the location of loading areas for the Pad A retail site. The Planning Commission action did not include a requirement for a revised location of this loading area. The loading area was approved as shown on the proposed site plan. The previous Final Order also included an incorrect site plan map which was not reviewed by the Planning Commission. The City Council elected to call -up the Planning Commission's decision for review pursuant to TCDC 18.32.310. The City Council opened the public hearing on January 17, 1995. The City Council closed the public hearing on January 17, 1995. The City Council voted to reopen the public hearing on February 14, 1995. The February 14, 1995 Hearing was continued to February 21, 1995. The City Council opened the public hearing on that date and tentatively approved the application and directed the applicant to prepare findings for adoption. FINAL ORDER -SDR 94- 19 /PDR 94 -02 /SLR 94- 04- TRI- COUNTY PAGE 2 PDX1- 164410.2 24056 0001 • • 4. Vicinity Information The property is bordered by SW Dartmouth Street on the north side. A Cub Foods store is located on the opposite side of the street. A recently opened Costco store is located to the northwest, on the other side of Red Rock Creek, which runs to the southwest between the two properties. Commercially zoned property that is predominantly wetland, lies to the west. A residential subdivision is immediately south of the property. SW 72nd Avenue abuts the property on the east frontage. Single - family residences are located on the east side of SW 72nd Avenue. A 108 - unit apartment complex is under construction to the south on the east side of SW 72nd Avenue. The zoning on the east side of SW 72nd Avenue is a mixture of C -G (directly east), R -3.5 (northeast and east), and C -P (southeast). The zoning designations in the surrounding area are shown in Figure 1. SW Dartmouth Street is designated as a major collector. Existing improvements include five travel lanes (except near the crossing of Red Rock Creek which is three lanes), bicycle lanes, and curbs. Sidewalks are being installed as a condition of development approval for properties along the street. In addition, a landscaping concept has been developed and implemented for new development on SW Dartmouth Street. SW 72nd Avenue is also designated as a major collector street. Existing improvements along the property frontage and the immediate vicinity include two travel lanes and gravel shoulders. Tri -Met bus service is not available to the site. However, two routes are within walking distance of the property. Route #12 provides service on SW Pacific Highway with stops on SW Pacific Highway near SW 78th /Dartmouth intersection and SW 72nd Avenue. Route #78 travels on SW 72nd Avenue, SW Hampton Street, and SW 68th Avenue, which parallels SW 72nd Avenue approximately 1,200 feet to the east. 5. Site Description The property consists of a number of parcels that will be consolidated to allow the construction of this project. There are four single - family residences and a number of accessory buildings which are generally located in the southeast portion of the site. The property has been used for a variety of agricultural uses, including Christmas trees which can be found along SW Dartmouth Street. FINAL ORDER -SDR 94- 19 /PDR 94 -02 /SLR 94- 04- TRI- COUNTY PAGE 3 PDX1- 164410.2 24056 0001 • • The grades on the property are variable. In the southeast corner of the site (southeast of Pad H), the grade is one to five percent. To the northwest and down the hill they vary between five and slightly over 10 percent (near Pads H, F, and the adjoining parking areas). The western half of the property has grades that one to five percent (Pads A -E and related parking area). Red Rock Creek runs along the northwest corner of the site. In addition, a wetland of approximately 8,470 square feet is located on the south side of the creek. It has been identified as a significant wetland in the city's inventory. A small drainage way and related wetlands run through the site from the intersection of SW 72nd Avenue and SW Dartmouth Street to the approximate mid -point of the western site boundary. A separate wetland area is located in the southwest corner of the site. The wetlands total about 63,867 square feet. In addition to the drainage way and wetlands, there are a significant number of mature trees, with diameters in excess of 12 inches. These trees tend to be concentrated in the southeast portion of the site and along the drainage way corridor. 6. Proposal Description a. Proposed Improvements The applicant proposes to build a 360,620 square foot retail center. This total retail floor area will be divided by a number of buildings, including a large anchor store (Pad A) of 143,000 square feet located in the southwest corner of the site. Seven "pad" sites are proposed along the SW Dartmouth Street and SW 72nd Avenue frontage with sizes of 46,800 (Pad B), 9,880 (Pad C), 14,400 (Pad D) 36,120 (Pad E), 9,580 (Pad F) and 27,400 (Pad G) square feet. The proposed height of the buildings is not provided. The remainder of the site will be used for parking (1,495 standard and handicapped spaces), driveways, loading, and landscaping. A total of four full- access driveways are proposed. Driveway A is located on SW Dartmouth Street in the northwest corner of the site, between Pads B and C. Driveway B is proposed to be located on SW Dartmouth Street across from the Cub Foods driveway, approximately 435 feet west of the SW Dartmouth /72nd intersection. Driveway C is located on SW 72nd Avenue approximately 300 feet south of SW Dartmouth Street. The second driveway (D) is an FINAL ORDER -SDR 94- 19 /PDR 94 -02 /SLR 94- 04 -TRI- COUNTY PAGE 4 PDX1- 164410.2 24056 0001 • additional 250 feet farther south. The applicant proposes that the access across from Cub Foods will eventually be a signalized intersection at Driveway B. Pedestrian access to the center is provided by sidewalks along at least one side of each of the driveways. A system of walkways is shown on the site plan which is intended to provide walking links between the eight buildings on the site. Building entrances are oriented toward parking area as shown on the site plan. These entrances range from approximately 0 to 600 feet from the street frontage. b. Site Grading An extensive amount of site grading and filling is proposed. The applicant proposes to grade the entire site and fill the western area to provide a level area for the anchor retail building on Pad A and parking lot. The depth of fill on the western portion of the property is generally proposed to be 6 to 10 feet, with a maximum depth of 18 feet in the southwest corner of the site. This filling will require a retaining wall along the west and southwest edge of the project that will be between 2 to 14 feet. c. Wetland and Drainage Way The wetland area along Red Rock Creek, in the northwest portion of the project, will be partially retained. The drainage way and related wetland areas are proposed to be relocated along the SW Dartmouth Street frontage. The relocated drainage way will join Red Rock Creek in the northwest corner of the property. The wetland in the southwest corner of the property is proposed to be filled. The applicant proposes to replace this loss of wetlands by providing a new and enhanced wetland area on the north side of Cook Park. A permit application to relocate the wetlands has recently been submitted to the Division of State Lands, and a decision is pending. d. Parking and Loading The site plan shows 1,495 parking spaces of which 34 are for handicapped use. In addition, there are 68 "preferential" parking spaces shown near building entrances. Sixteen on- street parking spaces are shown on SW 72nd Avenue. A truck loading area is indicated at the rear of FINAL ORDER -SDR 94- 19 /PDR 94 -02 /SLR 94- 04- TRI- COUNTY PAGE 5 PDX1-164410.2 24056 0001 • • Pad A, but the number of loading spaces is not revealed. No bicycle parking facilities are shown, however, the applicant has previously indicated that bicycle parking will be provided, generally in the vicinity of the building entrances. e. Transit There are no transit routes adjacent to the site. Because of the potential for transit on SW 72nd Avenue and /or Dartmouth Street in the future, two transit stop locations are shown on the site plan. One is located immediately west of Driveway A on SW Dartmouth Street and the second is shown north of Driveway C on SW 72nd Avenue. f. Landscaping A conceptual landscaping plan has been included with the application. It appears that the only existing trees on the site that will be retained are located in the northeast corner of the property where the existing drainage way /wetland will remain in its present location. The conceptual plan indicates that trees and shrubs will be provided along the southern perimeter of the project. The remainder of the plan shows the location of other landscaped areas on the site. g. Signs The site plan indicates that one monument sign will be placed at each of the driveway entrances. No other information has been submitted regarding the size or design of the signs. 7. Agency and Neighborhood Organization Comments a. Engineering Department: • Traffic The applicant has submitted a "Transportation Impact Study" entitled "TRI- COUNTY CENTER, Tigard, Oregon ", prepared by Kittelson & Associates, Inc. of Portland, Oregon, dated July, 1994. Subsequent to the submittal, various meetings were held with the applicant, the consultants, City Staff, and the City's consulting traffic engineer for the Tigard Triangle Area, Mr. Randy McCourt of DKS Associates. Pursuant to the meetings, amendments to the traffic report and the site plan were submitted to supplement FINAL ORDER -SDR 94- 19 /PDR 94 -02 /SLR 94- 04- TRI - COUNTY PAGE 6 PD %1- 164410.2 24056 0001 • • the application. The letter of September 26, 1994, by Kittelson & Associates, highlights the changes to the site plan that were to be made in response to the critique provided by the City consultant. To summarize, the project adequately provides for the proposed traffic impacts by the inclusion of the following design features: a. The four driveways to the site, two each from SW Dartmouth Street and SW 72nd Avenue have been located in accordance with the overall street and driveway alignments for the area. b. The two driveways on SW Dartmouth Street were the subject of an intensive investigation, which resulted in the use of wider driveways and a widening of SW Dartmouth Street to provide additional left -turn storage, as shown on Fig. 2 of said letter of September 26, 1994, from Kittelson & Associates, Inc. c. The Kittelson report indicates that traffic signal warrants will be satisfied for the public street intersection of SW Dartmouth Street /SW 72nd Avenue in 1995 with the opening of the Tri- County Center. The applicant should construct the signal concurrent with the new construction. As an alternative, the traffic signal construction could be included in a new area - wide Local Improvement District. Traffic Impact Fee credits are available for portion of the work in SW 72nd Avenue and for the traffic signal at SW Dartmouth Street /SW 72nd Avenue. d. The Kittelson report also provides Level of Service calculations for the proposed Driveway "A" which indicates that the driveway will operate at a Level "E" in 1995. It is recommended that the applicant consider installing the traffic signal at this driveway to enhance the ability of the potential customers to enter and exit the new development with less delay than that which will occur as indicated by the Level "E" determination. As recommended in the Kittelson letter of September 26th, SW 72nd Avenue should be designed as a five - lane street south of SW Dartmouth Street to accommodate future traffic and turn movements. As part of the detailed design of the improvements to SW 72nd Avenue, additional traffic engineering review is needed relating to the driveway spacing on SW 72nd Avenue. Of concern is the potential for proposed Driveway "C" to be blocked by future peak -hour FINAL ORDER -SDR 94- 19 /PDR 94 -02 /SLR 94- 04- TRI- COUNTY PAGE 7 PDX1- 164410.2 24056 0001 • • traffic queues from the signal at SW Dartmouth Street. Also, the City needs to be assured that the left -turn lane has sufficient storage capacity for vehicles turning into the driveways (including future commercial driveways to the property on the east side of SW 72nd Avenue) and for vehicles waiting to turn into the public streets. If sufficient left -turn storage space is not available, it may be necessary to eliminate left turns to and from Driveway "C ". To avoid traffic operations problems, Driveway "D" should be aligned with the centerline of existing SW Elmhurst Street, which would be widened in the future with the development of the adjacent property to the north. The traffic report points out that intersection revisions are needed on SW Dartmouth Street at 99W to allow for left turns from two lanes. The report assumes that these revisions will be made by the Costco development. While this assumption is probably correct, it is not certain. Completion of the recommended intersection revisions should be required prior to the opening of the Tri- County Center. • Streets Both SW Dartmouth Street and SW 72nd Avenue are Major Collectors as shown on the City Comprehensive Street Plan. The applicant should dedicate right -of -way for both streets to comply with the recommendations of the traffic reports and a final street plan, and construct the streets to the proposed widths to provide for the following: a. Additional left -turn storage in SW Dartmouth Street as shown on the Figure 2 noted above. b. Widen SW 72nd Avenue to provide a total of four lanes; two southbound, a northbound left -turn lane and one northbound lane, with the initial Tri- County Center development, as recommended in the September 26, 1994 letter noted above. Dedication of additional right of way will be required along the south side of SW Dartmouth Street and along the west side of SW 72nd Avenue. The additional right of way on SW Dartmouth Street is a result of the locations of the driveways of the proposed development and the need for side -by -side left turn lanes on SW Dartmouth Street between Driveway "B" and SW 72nd Avenue, as noted above. In addition, the widening in SW Dartmouth Street will provide for the sidewalk separation from the curb and the streetscape landscaping approved by City Council FINAL ORDER -SDR 94- 19 /PDR 94 -02 /SLR 94- 04- TRI- COUNTY PAGE 8 PDX1-164410.2 24056 0001 • • for this portion of the SW Dartmouth Street within the. Tigard Triangle. On SW 72nd Avenue, the additional right of way is needed to accommodate the long -range need for a S- lane street. In the long term, SW 72nd Avenue is projected to carry between 1,200 and 2000 vehicles in the peak hour (depending on which traffic study you use as reference) between SW Dartmouth and SW Hampton Streets. This proposed development is projected to generate approximately 500 vehicles per hour on SW 72nd Avenue or 25 -40% of the long -range traffic on SW 72nd Avenue. The proposed development has approximately 20% of the frontage of SW 72nd Avenue between SW Dartmouth Street and SW Hampton Streets. Thus, the proposed dedication is deemed to be roughly proportional to the need generated by this development. In addition, a portion of the existing power poles and overhead lines serving the area are located along the easterly side of SW 72nd Avenue. Street lighting is provided on the existing poles in both fronting streets. However, the applicant should be required to install City standard street lighting along SW 72nd Avenue. • Sanitary Sewer The existing 8" public sanitary sewer in SW Dartmouth Street has a number of sewer lateral stubs constructed with the Dartmouth LID to serve the site. This existing sewer has sufficient capacity to serve this development. The existing sewer in SW 72nd Avenue should be extended to a point opposite SW Elmhurst Street and stubbed to the east. • Storm Sewer The site currently drains on the surface to the existing natural swale that crosses the property from northeast to southwest to the Red Rock Creek and the contiguous wetlands. The applicant proposes to fill a portion of the existing swale and wetlands and has submitted to the Corps of Engineers and the Oregon Division of State Lands for the permits. The plan would provide for mitigating wetland restoration off - site. The final plan should also be submitted to the City of Tigard and the Unified Sewerage Agency for their review and approval. The Unified Sewerage Agency has established and the City has agreed to enforce (Resolution and Order No. 91 -47) Surface Water Management Regulations requiring the construction of on -site water quality facilities or fees in -lieu of their construction. The proposed FINAL ORDER -SDR 94- 19 /PDR 94 -02 /SLR 94- 04- TRI- COUNTY PAGE 9 PDX1- 164410.2 24056 0001 • • site grading and underground system has been designed to incorporate a water quality facility that treats the surface stormwater flows prior to the disposition of the storm water into the existing Red Rock Creek area. The final design should also include provisions both low flow water quality treatment, and 25 year and 100 year design flow by the construction of an outfall directly to the Red Rock Creek culverts crossing SW Dartmouth Street at the westerly edge of the site. a. The Building Division has no objection to the proposal. b. Tigard Police Department would like an opportunity to review and comment on detailed plans for the exterior lighting and landscaping. c. Portland General Electric and Northwest Natural Gas have no objections to the proposal. d. The Tualatin Valley Water District has no objection to the application but it will need to work with the applicant on the final design details of the water system improvements. e. Tri -Met reviewed a preliminary site plan and their comments were incorporated into the plan approved by the Planning Commission and the City Council. The agency indicates that no service is planned in the immediate future on SW 72nd Avenue. However, the site could accommodate bus stops on either street in the future. Tri -Met has the following comments: a. If bus service is provided in the future, stops are typically provided at signalized intersections to allow for safe pedestrian crossings. Secondary stops may be located near driveways. b. At bus stop locations, a five -foot wide by eight -foot deep landing pad is needed. c. Distances between buildings should be kept to a minimum to promote pedestrian access and convenience. f. The Oregon Department of Transportation has commented that: Given the impacts to the local street system, restricting certain traffic movements on driveway B and C as well as future signalization of driveways A and D is encouraged. FINAL ORDER -SDR 94- 19 /PDR 94 -02 /SLR 94- 04- TRI- COUNTY PAGE 10 PDX1- 164410.2 24056 0001 • • The impacts of commercial development in the Tigard Triangle area on the local street network and ODOT facilities should be analyzed. The current zoning in the Tigard Triangle Area was based on the assumption that certain transportation improvements would be made that may not materialize, such as six lanes on Pacific Highway. The city should evaluate this relationship between land uses and transportation capacity. No other agency comments have been received. B. MAJOR ISSUES This portion of the findings outlines the major issues pertaining to the application. This summary is followed by findings and conclusions in Exhibit A, attached hereto to this decision and incorporated into this decision by reference. 1. Transportation Planning Rule (TPR) OAR 660 -12- 055(3) provides, in part, as follows: "By May 8, 1994, affected cities and counties within MPO areas shall adopt land use and subdivision ordinances or amendments required by OAR 660 -12- 045(3), (4)(a) -(e) and (5)(d). Affected cities and counties which do not have acknowledged ordinances addressing the requirements of this section by the deadlines listed above shall apply OAR 660 -12- 045(3), (4)(a) -(e) and (5)(d) directly to all land use decisions and all limited land use decisions." The City of Tigard is within an MPO area. OAR 660- 12- 005(6). Therefore, the TPR required the City to have adopted amendments to its land use and subdivision ordinances implementing the above - referenced parts of the TPR by May 8, 1994. The City has amended its land use regulations to implement OAR 660 -12- 045(3), which provide for pedestrian and bicycle "friendly" development. The City has not complied with the requirement to amend its land use regulations to implement OAR 660 - 12-045(4)(a)-(e) and (5)(d) by May 8, 1994. This application was submitted on July 6, 1994 and made complete within 180 days of the submittal date. Therefore, it is judged according to the standards and criteria applicable at the time it was first submitted. ORS 227.178(3). FINAL ORDER -SDR 94- 19 /PDR 94 -02 /SLR 94- 04- TRI- COUNTY PAGE 11 PDX1-164410.2 24056 0001 • At the time it was first submitted, the deadline for compliance with OAR 660 -12- 055(3) had passed and the City had not implemented all required provisions of the TPR. Therefore, OAR 660- 12- O45(4)(a) -(e) and (5)(d) are applicable approval criteria. OAR 660 -12- 045(3) is not an applicable approval criterion because the City has amended its land use regulations to implement this section of the TPR. a. OAR 660- 12- O45(4)(a) -(e) These TPR sections are intended to support transit in urban areas with a population of 25,000 or more already served by public transit. OAR 660- 12- O45(4)(a) requires: "Design of transit routes and transit facilities to support transit use through provision of bus stops, pull -outs and shelters, optimum road geometrics, on -road parking restrictions and similar facilities, as appropriate;" The evidence in the record shows that no transit routes or transit facilities are located adjacent to the site on either SW Dartmouth or SW 72nd Street. The City provided notice of this application to Tri -Met, the regional transit provider. Tri -Met did not require bus stops, pull -outs and shelters for approval of this application. The City Engineer has also reviewed the application. The City Engineer did not require on -road parking restrictions nor did he find that optimum road geometrics were not provided. The City Council notes that OAR 660- 12- O45(4)(a) is qualified by the phrase "as appropriate." The City Council finds that, based upon the comments of Tri -Met and the City Engineer, the facilities listed in OAR 660- 12- O45(4)(a) are either not appropriate for this application or are provided, such as optimum road geometrics. The City Council finds that OAR 660- 12- O45(4)(a) is satisfied. b. OAR 660 -12 -045 requires: "New retail, office and institutional buildings at or near existing or planned transit stops to provide preferential FINAL ORDER -SDR 94- 19 /PDR 94 -02 /SLR 94- 04 -TRI- COUNTY PAGE 12 PDX1- 164410.2 24056 0001 • • access to transit through the following measures: "(A) Orienting building entrances to the transit stop or station; "(B) Clustering buildings around transit stops; and "(C) Locating buildings as close as possible to transit stops." The application shows two future transit stop locations on the site. The proposed building locations are all within 300 feet of the proposed two future transit stops, with the exception of Pad A, which is approximately 600 feet from the street. Whether this TPR section applies depends on whether the application proposes new retail, office and institutional buildings at or near existing or planned transit stops. The application proposes new retail and office buildings. However, the new retail and office buildings are not located at or near existing or planned transit stops. The City Council finds that the record shows there is no existing transit service on the adjoining streets and, consequently, no existing transit stops closer than 1,200 feet to this site. Tri -Met commented that no service is planned in the immediate future on SW 72nd Avenue, but that the site could accommodate bus stops on either street in the future. Tri -Met's comment noted that if bus service is provided in the future, transit stops would be provided at signalized intersections. Tri -Met also indicated that secondary stops may be located near driveways. The City Council finds that this TPR section does not apply to this application because there are no existing or planned transit stops at or near the new retail and office buildings. Alternatively, the City Council finds that even if this TPR section is applicable, the application meets its requirements. OAR 660-12 - 045(b)(A) requires that building entrances be oriented to transit stops or stations. "Orienting" is not defined in the TPR. The City Council finds that OAR 660- 12- 045(b)(A) may be achieved in a number of ways, depending upon the FINAL ORDER -SDR 94- 19 /PDR 94 -02 /SLR 94- 04- TRI- COUNTY PAGE 13 PDX1- 164410.2 24056 0001 . • site conditions (including topography), street system and type of development. Based upon these factors, this development meets OAR 660- _ 12- 045(b)(A) by orienting building entrances to pedestrian facilities that directly connect to likely transit stop locations. As noted above, there are no existing transit stops adjacent to this site, but if transit stops are developed, they will be located, primarily, at signalized intersections and, secondarily, at driveways. The signalized intersections adjacent to the site include the intersection of SW Dartmouth Street and SW 72nd Avenue and, potentially, at the intersections of Driveways "A" or "B" and SW Dartmouth Street. The site plan shows that all building entrances are connected by sidewalks linked to the two signalized intersection locations and the other driveway locations. The City Council finds that this design meets the TPR requirement of "orienting building entrances to the transit stop or station." OAR 660- 12- 045(b)(B) requires "clustering buildings around transit stops." No transit stops currently exist adjacent to this site but, if such transit stops are established in the future, the City Council finds, based on Tri -Met's comments, that they will be located, primarily, at signalized intersections and, secondarily, at driveways. The City Council notes that the purpose of OAR 660- 12- 045(B) is to provide "preferential access" to transit by clustering buildings around transit stops. The City Council notes that "clustering" is not defined in the TPR. The City Council finds that the goal of providing "preferential access" to transit through "clustering" of buildings around transit stops is achieved by this application because the buildings are linked to sidewalks connecting directly to signalized intersections and driveway locations. The sidewalks are separated from vehicle parking areas except where necessary to cross the streets. The City Council notes that the requirement to cluster buildings is not required to be achieved in a particular way. The City Council finds that the requirement to cluster buildings around transit stops is met if preferential access to those transit stops is provided from buildings. OAR 660- 12- 045(b)(C) requires: FINAL ORDER -SDR 94- 19 /PDR 94 -02 /SLR 94- 04- TRI- COUNTY PAGE 14 PD %1- 164410.2 24056 0001 • "Locating buildings as close as possible to transit stops." The City Council notes that this TPR section is qualified by the phrase "as close as possible." The City Council notes that the buildings' distance to transit stops is controlled by land use regulations and physical conditions on the site. The record shows the building site plan is dictated by several physical constraints. First, the proposed grading raises the level of the western half of the property to reduce the driveway and parking lot grades across the site in order to enhance pedestrian access at ADA standards. Additionally, pedestrian access to and throughout the site plan is accommodated by the grading plan by providing more level sidewalks for use by pedestrians and bicycle. The other physical constraint on the site is the location of wetlands. The application proposes to relocate an existing drainageway and related wetlands to an area along SW Dartmouth Street. This relocated drainageway will connect with Red Rock Creek at the northwest corner of the site. These physical constraints necessarily limit the building locations and prevent them from being closer to possible transit stops at signalized intersections and driveways on SW Dartmouth Street and SW 72nd Avenue. The TPR does not require that buildings be located immediately adjacent to transit stops, but rather that they be located as close as possible. The City Council finds that this qualification permits the consideration of other factors, such as physical constraints, building visibility and location, and parking layout to determine whether a building is as close as possible to a transit stop. The City Council finds that the site plan provides buildings as close as possible to likely transit stops for the following reasons: (1) Relocation of a drainageway and wetlands along SW Dartmouth Street; (2) Grading necessary to make the site more accessible and easily used by pedestrians and bicyclists; (3) Grading necessary to provide for suitable drainage on the site throughout the parking lot; and FINAL ORDER -SDR 94- 19 /PDR 94 -02 /SLR 94- 04- TRI- COUNTY PAGE 15 PDX1-164410.2 24056 0001 • • (4) Provision of parking spaces, especially including those for handicapped individuals, adjacent to building entrances, which means that the vehicle access ways must be located between the building entrances and the streets. The City Council believes it would be undesirable to provide accessways serving only handicapped spaces without serving other parking spaces because of the waste of land and the increased cost to the applicant to provide additional accessways. The City Council also notes that the General Commercial zoning district requires a minimum 15 percent landscaping and that the requirement of redundant accessways would reduce the amount of landscaping on the site. For the reasons noted above, the City Council finds that the application complies with OAR 660- 12- 045(B). c. OAR 660- 12- 045(4)(c) requires: "New industrial and commercial developments to provide preferential parking for carpools and vanpools." This application proposes a new commercial development. The city Council notes that this TPR section does not require a particular amount of preferential carpool or vanpool parking to meet this requirement. The City Council shall require as a condition of approval that at least one carpool and vanpool space be provided adjacent to each proposed building pad. d. OAR 660- 12- 045(4)(d) requires: "An opportunity for existing development to redevelop a portion of existing parking areas for transit - oriented uses, including bus stops and pull- outs, bus shelters, park- and -ride stations, transit - oriented developments, and similar facilities, where appropriate; * * *n The City Council finds that this TPR section is inapplicable to this request because it is not an "existing development." This TPR section applies only to existing developments. FINAL ORDER -SDR 94- 19 /PDR 94 -02 /SLR 94- 04- TRI- COUNTY PAGE 16 PDX1- 164410.2 24056 0001 e. 660- 12- O45(4)(e) require. "Road systems for new development, which can be adequately served by transit, including provision of pedestrian access to existing and identified future transit routes. This shall include, where appropriate, separate bicycle and pedestrian ways to minimize travel distances" The site plan submitted with this application shows a system of internal streets providing connections between the driveways onto SW Dartmouth Street and SW 72nd Avenue and throughout the site. The City Council finds that the road system could serve transit if the transit operator desired to use the interior road system. The City Council notes that TCDC 18.26.030 defines "street" or "road" to include public or private ways created to provide ingress or egress to property. The City Council finds that this TPR section is satisfied because the interior private street system could be adequately served by transit. This TPR section also requires, "where appropriate," separate bicycle and pedestrian ways to minimize travel distances. The City Council finds that separate bicycle and pedestrian ways are not appropriate to minimize travel distances. The travel distances from the adjacent public streets and the interior private streets to uses on the site are the same for bicyclists and pedestrians. The City Council finds that OAR 660-12 - 045(4)(a)-(e) is satisfied. f. OAR 660- 12- 045(5)(d). This TPR section requires: "Require all major industrial, institutional, retail and office developments to provide either a transit stop on site or a connection to a transit stop along the transit trunk route when the transit operator requires such an improvement." This application is a major retail development. OAR 660- 12- 005(5)(b). The City Council finds that this TPR section is inapplicable because FINAL ORDER -SDR 94- 19 /PDR 94 -02 /SLR 94- 04- TRI- COUNTY PAGE 17 PDX1- 164410.2 24056 0001 tie transit operator has nottquired such an improvement. The City Council finds that this is so based on the comments from Tri -Met contained in the record. g. 1000 Friends of Oregon raised several issues regarding this application's compliance with the TPR in a January 17, 1995 letter. 1000 Friends argues that the application "fails to meet the letter and the spirit of the Transportation Planning Rule." The City Council rejects this argument because the "letter and spirit" of the TPR is not an applicable approval criteria. See ORS 227.178(3). 1000 Friends also argues that "crucial bicycle and pedestrian connections to existing developments are missing." The City Council notes that the site plan shows pedestrian and bicycle connections from all building pad to other building pads and to likely transit stops and the public sidewalks a pedestrian connection is provided from the site to the Hermosa Park subdivision along SW Dartmouth Street and SW 72nd Avenue. 1000 Friends also argues that "the buildings on the site are oriented toward the central parking lots rather than transit in the street as required by the Transportation Planning Rule." 1000 Friends' letter fails to note any particular requirement of the TPR that supports this assertion. The City Council finds that its findings on OAR 660- 12- 045(4)(b)(A) demonstrate that building entrances are oriented toward likely transit stops. 1000 Friends argues: "Merely locating building pads closer to the street does not ensure that they will be easy to walk to or that they will encourage transit use or enhance pedestrian environment. OAR 660 - 12-045(4)(b)(A) requires entrances to face transit stops." The City Council notes that OAR 660-12 - 045(4)(b)(A) requires preferential access to transit through various measures. Nothing in the applicable sections of the TPR contains a requirement "to enhance the pedestrian environment." Moreover, the City Council notes that this decision includes findings explaining FINAL ORDER -SDR 94- 19 /PDR 94 -02 /SLR 94- 04- TRI- COUNTY PAGE 18 PDX1- 164410.2 24056 0001 JIP it believes OAR 660- 12- 04 (orienting building entrances to the transit stop) is satisfied. 1000 Friends argues that OAR 660- 12- 045(4)(b)(A) is not met because the distances from Pads A, B and C to a bus stop on Dartmouth at Driveway A are excessive. The City Council notes that no bus stop currently exists on Dartmouth at the location of planned Driveway A. Moreover, the comment from Tri -Met indicates that the primary transit stops will be at signalized intersections and there is only a possibility of other transit stops at driveway intersections. However, even if transit stops are to be located at driveway intersections, the TPR does not impose a distance requirement to transit stops. Instead, OAR 660- 12- 045(4)(b) requires preferential access to transit stops through various measures. The City Council's findings explain why it finds that this requirement is met. The letter from 1000 Friends does not explain why preferential access is not provided notwithstanding the distances between Pads A, B and C and Driveway A and the Driveway A intersection. 1000 Friends also argues that crossing the driveway twice or traveling out of direction does not meet the requirements of the applicable TPR section. Nothing in the TPR prevents "preferential access to transit" from crossing driveways or requiring travel out of direction. The City Council finds that the term "preferential access to transit" is achieved through compliance with OAR 660-12- 045(4)(b)(A)- (C), none of which prohibits transit and bicycle routes from crossing driveways or requiring "out of direction" travel. 1000 Friends also argues that a pedestrian connection is required but is not shown to single - family dwellings located on SW Hermosa Way. The City Council notes that the site plan shows a pedestrian and bicycle connection from the site to SW Hermosa Way. The City Council notes that nothing in OAR 660- 12- 045(4)(a) -(e) or (5)(d) requires a connection between this site and adjacent residential developments. Further, the City Council notes that 1000 Friends' letter states: "Since bringing Pad A up to the street is not easily accepted (and may not (be] possible) * * *." FINAL ORDER -SDR 94- 19 /PDR 94 -02 /SLR 94- 04- TRI- COUNTY PAGE 19 PDX1- 164410.2 24056 0001 T• City Council believes that this is substantial evidence from 1000 Friends that the Council's interpretation of OAR 660-12 - 045(4)(b)(A)-(C) is correct. 1000 Friends argues that the City should require an internal street system. The City Council notes that the site plan includes such an internal street system. Additionally, 1000 Friends argues that the City Council should reconsider the location of the drainageway and require windows facing sidewalks. The City Council notes that the applicable TPR sections do not require the relocation of the drainageway but, instead, requires location of buildings "as close as possible to transit stops." Moreover, no applicable TPR or TCDC section requires windows facing sidewalks. 1000 Friends argues that the internal bicycle and circulation system could be improved by creating an internal street system, providing pedestrian walkways within the large parking areas and requiring that all pedestrian ways be constructed to ADA standards. The City Council finds that the site plan creates an internal street systems, provides pedestrian walkways within and between large parking areas and that Condition of Approval 26 requires that all pedestrian walkways shall conform to ADA standards. Finally, 1000 Friends argues that the sidewalk connection should be extended west on SW Dartmouth Street to the Costco site. There is a sidewalk along the entire Dartmouth Street frontage. The City Council finds that a sidewalk extension on SW Dartmouth Street to Costco is not required because there is no showing of a rough proportionality between the need created for a sidewalk by this application and a condition requiring one. The City Council finds that the application satisfies the applicable TPR requirements. 2. Access Driveway access to the site is generally acceptable as noted in the comments from the Engineering Division. Additional study will be required to develop a suitable design for the driveways on SW 72nd Avenue. Access for pedestrians and bicyclists FINAL ORDER -SDR 94- 19 /PDR 94 -02 /SLR 94- 04- TRI- COUNTY PAGE 20 PDX1- 164410.2 24056 0001 to the site is provided by existi• or proposed sidewalks and bicycle lanes on SW Dartmouth Street. 3. Clearing and Site Grading The applicant proposes a significant amount of grading and filling, that would completely transform the site. The grading will raise the level of the western half of the property to reduce the driveway and parking lot grades in an east -west direction across the site. Having a direct, east -west, driveway access between Pad A and SW 72nd Avenue appears to be part of the motivation behind the grading plan. This is the primary reason that none of the significant trees on the site are proposed to be saved (except for a few that may be saved in the northeast corner of the site). Though the TCDC standards may permit this type of site modification, the Planned Development provisions of the Community Development Code encourage the retention of existing trees and topography. TCDC 18.80.120 A. 3. a. (i) states: "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" TCDC 18.80.120 A. 3. a. (v) states: "Trees with a six inch caliper measured at four feet in height from ground level, shall be saved where possible" The City Council finds that TCDC 18.80.120 A. 3. a. (i) and (v) are satisfied because the site elements are designed and located to preserve existing trees, topography and natural drainage to the greatest degree possible. The applicant has demonstrated that development of the site, including the drainageway and wetlands relocation, requires grading and tree removal. The existing trees, topography and natural drainage remaining reflect the minimum site changes necessary to develop the site. 4. Parking a. Required Parking Spaces Of the 1,495 parking spaces proposed, only 857 are required by the TCDC using the "general retail sales" category, which requires one space FINAL ORDER -SDR 94- 19 /PDR 94 -02 /SLR 94- 04- TRI- COUNTY PAGE 21 PDX1- 164410.2 24056 0001 for every 400 square feet of building area. The actual parking requirement may be slightly different if some of the development is partially devoted to "eating and drinking establishments" (1 space /50 sq. ft. of dining area) or "financial, insurance and real estate" (1 space /350 sq. ft. of floor area) for example. Because of the nature of retail business, it is recognized that exceeding code requirements is necessary to accommodate the customers during peak business periods. The TCDC does not contain a "cap" on parking space requirements. The City Council finds that the application satisfies requirements for off - street parking spaces. b. Handicapped Parking The handicapped parking spaces are appropriately located in front of proposed building entrances. Buildings "B" and "C" do not meet this requirement. The City Council finds that this requirement can be satisfied by a condition of approval requiring this to be on the detailed development plan. c. Preferential Parking The site plan shows preferential parking spaces located next to the handicapped spaces. TCDC Section 18.106.020 W. requires preferential parking spaces for vanpools /carpools when the amount of "long term" parking spaces exceeds 20. The long term spaces in this case would refer to employees working in the development. Though the applicant has shown these preferential spaces near building entrances, it is not necessary that they be located in this way. In the final site design, the applicant should indicate the number of employee parking spaces and their location in the project. Of these spaces, five percent are required to be the preferential variety which provide the best access to the building in which the employees will work. If the applicant is attempting to meet the five percent requirement for employees, the proposed 68 preferential spaces are adequate for 1,360 employees. Obviously, in the final site design, the number of preferential spaces may be reduced substantially. d. Bicycle Parking The applicant does not indicate the number or location of bicycle parking spaces for the FINAL ORDER -SDR 94- 19 /PDR 94 -02 /SLR 94- 04- TRI- COUNTY PAGE 22 PDX1- 164410.2 24056 0001 project. Section 18.106.020 0. requires 1 bicycle space for every 15 required vehicle spaces. The bicycle parking is required to be located within 50 feet of the primary building entrance. The plan should be amended to include a minimum of 58 bicycle parking spaces as required by the TCDC and to distribute the bicycle parking throughout the site so that it is easy to see and use by customers and employees. Where possible, these spaces should be located under a building canopy or eaves. Employee bicycle parking can be provided indoors if a specific area is designated for this use. 5. Loading TCDC 18.106.080 contains loading space requirements for industrial and commercial buildings that are intended to "... receive and distribute material or merchandise by truck... ". The TCDC requires commercial buildings which are greater than 10,000 square feet to have a minimum of one loading space. There is no specific requirement for uses that will only receive material by truck. Depending upon the ultimate use of the pads on the site, loading spaces may or may not be required by the TCDC. For example, a restaurant, which only receives truck deliveries, would not need a loading space while a furniture store, which receives and delivers merchandise by truck, would be required to have at least one loading space. It appears likely that Pad A will have one or more loading spaces to accommodate such a large general retail use. The site plan shows a loading area on the south side of Pad A. 6. Landscaping and Screening Because of the site grading noted above, virtually all of the existing vegetation is proposed to be removed for the buildings, large parking lot, and some landscaped areas. The landscaping concept presented is consistent with the basic TCDC standards for landscaped area and parking lot landscaping. A final landscaping plan should be submitted to confirm code compliance. The TCDC requires a minimum of 15% of the site area be landscaped. The application currently shows 16.0% landscaping. In addition to these general standards, screening and buffering are important because of the extent of the grading, vegetation removal, and the scale of the project. A building and parking area of the size proposed can have a very imposing presence. TCDC 18.80.120 A. 4. requires that thought be given to FINAL ORDER -SDR 94- 19 /PDR 94 -02 /SLR 94- 04 -TRI- COUNTY PAGE 23 PDX1- 164410.2 24056 0001 screening of buildings, rooftop equipment, parking lots, and loading areas. In order to provide improved visual screening, the following items should be included in the final landscaping plan: The specific number and location of the landscaping materials, including existing trees to be saved. - A minimum 20 foot wide landscaped buffer strip along the entire southern boundary of the project which is in addition to all paved surfaces such as sidewalks. - Landscaped islands with trees that have mature heights equal to or greater than the height of the building on Pad A on the east, north, and south sides of the building. Also, a landscaped area for shrubs, etc. should be provided on the east and north building faces. These features are intended to soften the mass of the building, help screen rooftop equipment, and help focus attention toward the entrance and wall signs. A plan for the parking lot trees that will provide a canopy when they mature. The canopy will cover 35 percent of the parking area when the trees reach mature size. The view corridors for signs should be identified by the applicant so that the trees selected provide the maximum amount of screening while allowing visual access to the wall signs after the trees mature. 7. Noise impacts A noise study has been submitted which describes the background noise on the site and the potential noise impacts caused by the proposed development. The noise study also indicates possible mitigation measures that can be taken to reduce noise impacts to surrounding properties. In addition to the noise impacts considered in the report, there are a number of noise issues that can cause compatibility problems even if the noise does not exceed State Department of Environmental Quality (DEQ) or city noise standards. Such sources of noise include vehicles, HVAC and refrigeration units, parking lot sweepers, employee activity, and garbage collection. In order to reduce the potential for noise impacts on the residences to the south, the following amendments should be made to the site plan: - Move the loading space(s) to the west side of Pad A or the reasons indicated above. Regardless of the buffering that is provided, FINAL ORDER -SDR 94- 19 /PDR 94 -02 /SLR 94- 04- TRI- COUNTY PAGE 24 PDX1- 164410.2 24056 0001 • • trucks and related activities will cause noise that will be problematic for the neighbors. Sound walls should be provided which are a minimum of 8 feet tall and constructed of material, as described in the noise study, to have a meaningful reduction of noise levels. All ancillary equipment such as HVAC units, generators, refrigeration units, and trash ' receptacles and compactors, should first be located so as to minimize the potential for noise impacts. This equipment should generally be located as far away from the south property line as possible and placed behind buildings and /or sound walls. Second, the specific design and noise buffering methods for the equipment should be evaluated during the building permit process to ensure compatibility with neighboring properties. 8. Wetlands As indicated above, the applicant has applied to the Division of State Lands ( "DSL ") to move the existing drainage way to the north and the replace a portion of the wetland with a new, enhanced wetland near Cook Park. About 1.6 acres of wetlands are impacted on this site. The applicant proposes to construct 3.2 acres of wetlands at Cook Park. The Sensitive Lands chapter of the TCDC applies to the proposed relocation /filling of much of the drainage way and wetlands found on the site. TCDC 18.84.040 C. and D. contain approval criteria that apply to this application. The criteria which apply to environmental impacts and water flow capacity will be addressed by the DSL and the Engineering Division. The two above TCDC sections also state that landform alterations in drainage way and wetland areas should "not create site disturbances to the extent greater than that required for the use. . " As mentioned above, the grading plan which requires the relocation and filling of these areas as well as the removal of virtually all trees on the site, does not appear to meet this criterion. C. RECOMMENDATIONS The City Council approves SDR 94 -0019, PDR 94 -0002, and SLR 94- 0004 subject to the following conditions. Unless otherwise noted, all conditions shall be satisfied prior to issuance of building permits. FINAL ORDER -SDR 94 -19 /PDR 94 -02 /SLR 94- 04- TRI- COUNTY PAGE 25 PDX1- 164410.2 24056 0001 • • PRIOR TO THE ISSUANCE OF A BUILDING PERMIT THE FOLLOWING CONDITIONS SHALL BE SATISFIED OR FINANCIALLY SECURED: 1. Additional right -of -way shall be dedicated to the public along the SW Dartmouth Street frontage to increase the right -of -way to a minimum of 48 feet from centerline, between the westerly property line and Driveway "A ", and 59 feet from centerline, between Driveway "B" and SW 72nd Avenue, with appropriate transitions between Driveways "A" and "B ". The description shall be tied to the existing right -of -way centerline. The dedication document shall be on City forms. Instructions are available from the Engineering Department. STAFF CONTACT: John Hagman, Engineering Department. 2. Additional right -of -way shall be dedicated to the public along the SW 72nd Avenue frontage to increase the right - of -way to 41 feet from the centerline. The description shall be tied to the existing right -of -way centerline. The dedication document shall be on City forms. Instructions are available from the Engineering Department. STAFF CONTACT: John Hagman, Engineering Department. 3. Standard half- street improvements, including concrete sidewalk, driveway apron, curb, reinforced Portland cement concrete pavement, storm drainage, streetlights, and underground utilities shall be installed along the SW Dartmouth Street frontage to widen the pavement to 45 feet from centerline between Driveway "B" and SW 72nd Avenue, as measured to the curb face, consistent with the recommendations of the traffic reports, to an alignment approved by the Engineering Department. STAFF CONTACT: Michael Anderson, Engineering Department. 4. Standard half- street improvements, including concrete sidewalk, driveway apron, curb, asphaltic concrete pavement, sanitary sewer, storm drainage, streetlights, and underground utilities shall be installed along the SW 72nd Avenue frontage to widen the pavement to 33 feet from centerline on the westerly side of the street. Depending on the width of the existing pavement, widening on the easterly side of the right -of -way may be required to provide for the northbound left -turn pocket as recommended in the traffic report. Improvements shall be designed and constructed to major collector street standards consistent with the recommendations of the traffic reports, and shall conform to the alignment of existing adjacent improvements or to an alignment approved by the Engineering Department. STAFF CONTACT: Michael Anderson, Engineering Department. 5. The applicant shall prepare a striping plan for SW Dartmouth Street to be installed with the new construction for approval of the City Engineer. STAFF CONTACT: Michael Anderson, Engineering Department. FINAL ORDER -SDR 94- 19 /PDR 94 -02 /SLR 94- 04- TRI- COUNTY PAGE 26 PDX1- 164410.2 24056 0001 6. Additional right-of-way and street imp shall be provided in SW Dartmouth Street to provide for the transition as shown in Figure 2 of the September 26, 1994 letter from Kittelson & Associates. STAFF CONTACT: Michael Anderson, Engineering Department. 7. The applicant shall install a traffic signal at the intersection of SW Dartmouth Street and SW 72nd Avenue in accordance with City Standards and as approved by the City Engineer, or provide for the signal installation work to be assumed by an LID. STAFF CONTACT: Michael Anderson, Engineering Department. 8. The applicant shall install conduit along SW Dartmouth Street between the intersection of SW 72nd Avenue and Driveway "A" to provide for the future hard wiring of the traffic signals to provide direct interconnection and operation control. STAFF CONTACT: Michael Anderson, Engineering Department. 9. The intersection of SW Dartmouth Street and 99W shall be revised to allow left turns from the existing through traffic lane, as recommended in the applicants traffic report. The applicant shall participate in work assumed under an LID. STAFF CONTACT: Michael Anderson, Engineering Department. 10. A final grading plan shall be submitted showing the existing and proposed contours. A soils report shall be provided detailing the soil compaction requirements consistent with the requirements of Chapter 70 of the Uniform Building Code. STAFF CONTACT: Michael Anderson, Engineering Department. 11. The applicant shall provide an on -site water quality facility as established under the guidelines of Unified Sewerage Agency ( "USA ") Resolution and Order No. 91 -47. The water quality facility shall be designed to comply with all USA standards and the plan shall indicate that the facility is to be maintained by the property owner. STAFF CONTACT: Greg Berry, Engineering Department. 12. The applicant shall submit a final hydrology and hydraulic study for the new on -site storm drain system and provide an underground system for the 25 year flow to the Red Rock Creek, and provisions for the overflow conditions of the 100 year flow. STAFF CONTACT: Greg Berry, Engineering Department. 13. The applicant shall obtain a joint permit from the US Army Corps of Engineers and DSL for construction in the wetland area prior to building permit approval. STAFF CONTACT: Greg Berry, Engineering Department. FINAL ORDER -SDR 94- 19 /PDR 94 -02 /SLR 94- 04- TRI- COUNTY PAGE 27 PDX1- 164410.2 24056 0001 14. Two (2) sets • of detailed public improvement plans and profile construction drawings shall be submitted for preliminary review to the Engineering Department. Seven (7) sets of approved drawings and one (1) itemized construction cost estimate, all prepared by a Professional Engineer, shall be submitted for final review and approval (NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. STAFF CONTACT: John Hagman, Engineering Department. 15. The applicant shall make an appointment for a pre - construction meeting with the City of Tigard Engineering Department after approval of the public improvement plans but before starting work on the site. The applicant, the applicant's engineer and contractor shall be required to attend this meeting prior to receiving the approved plans and permits. STAFF CONTACT: Michael Anderson, Engineering Department. 16. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. All construction vehicle parking shall be provided on -site. No construction vehicles or equipment will be permitted to park on the adjoining public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of the site improvements or buildings proposed by this application, and shall include the vehicles of all suppliers and employees associated with the project. 17. Construction of the proposed public improvements and issuance of Building Permits shall not commence until after the Engineering Department has reviewed and approved the public improvements plans, a street opening permit or construction compliance agreements has been executed, execution of a developer- engineer agreement and payment of all permit fees. A 100 percent performance assurance or letter of commitment is required. STAFF CONTACT: Michael Anderson, Engineering Department. 18. An erosion control plan shall be provided and shall conform to "Erosion Control Plans- Technical Guidance Handbook, November 1989." STAFF CONTACT: Greg Berry, Engineering Department. 19. The applicant shall obtain a "Joint Permit" from the City of Tigard. This permit shall meet the requirements of NPDES and Tualatin Basin Erosion Control Program. 20. The applicant shall construct the sewer main in SW 72nd Avenue on the westerly side of the street, within the area to be widened, to provide the necessary Health Department required separation from the existing 36" trunk water main. The cost of this work may be assumed under a reimbursement agreement. The applicant may also provide FINAL ORDER -SDR 94- 19 /PDR 94 -02 /SLR 94- 04- TRI- COUNTY PAGE 28 PDX1- 164410.2 24056 0001 • an acceptable alternative design option to the satisfaction of the City Engineer. STAFF CONTACT: Michael Anderson, Engineering Department. 21. Demolition permits must be obtained from the Building Division prior to the removal of any structures on the site. STAFF CONTACT: David Scott, Building Division. 22. All existing underground utilities shall be removed during site work operations. STAFF CONTACT: David Scott, Building Division. 23. An agreement shall be executed, on forms provided by the City, which waives the property owner's right to oppose or remonstrate against the future local improvement district formed to install a traffic signal or otherwise improve SW Dartmouth Street. STAFF CONTACT: Michael Anderson, Engineering Department. 24. The applicant shall provide, as a minimum, a 25 foot buffer which meets the requirements of Section 6.08.3, of USA Resolution and Order No. 91 -47. STAFF CONTACT: Michael Anderson, Engineering Department. 25. Revised site, grading, and landscaping plans, which contain the following elements shall be submitted for Planning Director approval: A. Raised crosswalks shall be used to delineate all pedestrian crossings. B. Sidewalks and walkways on the site will have a minimum amount of usable width of eight feet, with cars parked up to the curb. No outside storage on interior sidewalks and walkways shall be allowed that reduces usable width to less than four feet. C. Fifty -eight bicycle parking spaces shall be provided and distributed throughout the site so that they are easy to see and use by customers and employees. At least half of the required spaces shall be located within 50 feet of building entrances under the building canopy. Employee bicycle parking can be provided indoors if an area is designated for this use. The bicycle rack design shall also be submitted for approval. D. Street trees shall be provided along the SW 72nd Avenue and SW Dartmouth Street frontages. The SW Dartmouth Street tree plan shall be consistent with the "Landscape Development Standards for Dartmouth Street Extension ", dated October 1, 1992. E. Landscaped islands shall be provided with trees that have mature heights over 30 feet near the east and north sides of Pad A. FINAL ORDER -SDR 94- 19 /PDR 94 -02 /SLR 94- 04- TRI- COUNTY PAGE 29 PDX1- 164410.2 24056 0001 M. A minimum of 16% landscaped area shall be provided. STAFF CONTACT: Mark Roberts, Planning Division. 26. All pedestrian walkways shall conform to ADA standards. 27. The applicant shall submit the detailed development plan required by TCDC 18.80.015 (B) (3) to the City Council for its review and approval. 28. The applicant shall construct an appropriately -sized sanitary sewer line from SW 72nd Street westerly along its southerly property line in order to serve the adjacent single family dwellings. The sanitary sewer line shall provide for "stubs" in order to allow connections from these dwellings. 29. The detailed development plan shall show at least one handicapped parking space in front of buildings "B" and "C" and one carpool or vanpool space adjacent to each proposed building. IN ADDITION THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE; THIS IS NOT AN EXCLUSIVE LIST 1. SECTION 18.120.060 BONDING AND ASSURANCES A. On all projects where public improvements are required the Director shall: 1. Require a bond in an amount not greater than 100 percent of other adequate assurances as a condition of approval of the site development plan in order to ensure the completed project is in conformance with the approved plan; and 2. Approve and release such bonds. B. The bond shall be release when the Director finds the completed project conforms to the approved site development plan and all conditions of approval are satisfied. 2. SECTION 18.164 STREET AND UTILITY IMPROVEMENT STANDARDS. Section 18.164.180 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. FINAL ORDER -SDR 94- 19 /PDR 94 -02 /SLR 94- 04- TRI- COUNTY PAGE 31 PDX1- 164410.2 24056 0001 • • D. DECISION On a motion by Councilor Hawley, second by Councilor Rohlf, the City Council hereby APPROVES this application by a vote of 4 -0 (Councilor Scheckla abstaining) and adopts these findings in support of the decision, including Exhibit A, attached hereto and incorporated herein by reference. PASSED: This 28th day of March, 1995 by the City Council of the City of Tigard. FINAL ORDER -SDR 94- 19 /PDR 94 -02 /SLR 94- 04 -TRI- COUNTY PAGE 32 PDX1-164410.2 24056 0001 EXHIBIT A • • FINDINGS AND CONCLUSIONS The applicant has presented a report for the Tri- County Center that provides information about the center and how it conforms with the applicable TCDC provisions. This report also includes an environmental analysis prepared by ASCG Incorporated. A separate traffic study prepared by Kittelson and Associates and a noise study prepared by VGO, Inc., were also submitted as part of the application. These documents are referred to as the "applicant's statement" below. The relevant TCDC provisions are found in Chapters 18.62, 18.80, 18.84, 18.90, 18.96, 18.100, 18.102, 18.106, 18.108, 18.114, 18.120, 18.150,18.164, and the Transportation Planning Rule OAR 660- 12- 045(4)(a) -(e) and (5)(d). The proposal, as modified by the staff recommendations, complies with these criteria as described below. 1. Chapter 18.62 General Commercial District Section 18.62.030 is satisfied because the proposed general retail sales activity is permitted in the C -G zone. 2. Chapter 18.80 Planned Development The majority of the approval criteria in this chapter refer to other portions of the TCDC which are addressed elsewhere in this report. The criteria that require an amendment of the proposal relate to tree preservation and screening (TCDC 18.80.120 A. 3.). The nature of the development will require a substantial amount of tree removal. Once additional trees are preserved or planted as recommended in the staff report, these criteria will be satisfied. 3. Chapter 18.84 Sensitive Lands With the amendment of the grading plan to reduce the amount of landform alteration on the western portion of the site and the approval of the DSL and the Engineering Division, the proposal will meet the applicable criteria in TCDC 18.84.040 C. ad D. 4. Chapter 18.90 Environmental Performance Standards Provided the lighting plan, amendment to the site plan, and the noise buffering required by the decision are implemented, this chapter of the CDC is satisfied. FINAL ORDER -SDR 94- 19 /PDR 94 -02 /SLR 94- 04- TRI- COUNTY PAGE 33 PD %1- 164470.2 24056 0001 • 5. Chapter 18.96 Additional Yard Setback Requirements and Exceptions This chapter is satisfied because the development provides the required setbacks from SW 72nd Avenue and SW Dartmouth Street. 6. Chapter 18.100 Landscaping and Screening The proposed landscaping meets the general TCDC requirements. Additional landscaping details to assure TCDC compliance, street trees along SW Dartmouth Street, and screening (as described in the conditions of approval) must be provided to satisfy this chapter. 7. Chapter 18.102 Visual Clearance Areas Compliance with the provisions of this chapter must be confirmed during the review and approval of the final landscaping plan. The conceptual plan indicates that trees and other plantings will be located in vision clearance areas. The size and species of these plantings must be selected and placed in a manner the provides adequate visibility at the driveway entrances. 8. Chapter 18.106 Off - Street Parking and Loading TCDC 18.106.030 requires one parking space for every 400 square feet of general retail floor area. This yields a parking requirement of 857 spaces. The site plan shows a total of 1,546 spaces. TCDC 18.106.020 P. requires one bicycle parking space for every 15 required vehicle parking spaces. A total of 58 bicycle parking spaces are required, and these will be shown in the final site plan. The dimensional standards outlined in TCDC 18.106.050 are satisfied. TCDC 18.106.050 J. states that access drives from the street to off - street parking and loading areas "provide maximum safety for pedestrian and vehicular traffic..." The proposed plan will satisfy this criterion. 9. Chapter 18.108 Access, Egress and Circulation The proposed access driveways meet the requirements of this chapter. Also, the driveway locations are consistent with the access plan for SW Dartmouth Street. 10. Chapter 18.114 Signs Signs will be reviewed through the appropriate process at a later time. FINAL ORDER -SDR 94- 19 /PDR 94 -02 /SLR 94- 04 -TRI- COUNTY PAGE 34 PDX1- 164410.2 24056 0001 • 11. Chapter 18.120 Site Development Review As in the Planned Development chapter, this chapter calls for the protection of existing trees where possible. (TCDC 18.120.180 A. 2. a.). The existing site plan addresses this issue. It is acknowledged that the majority of the trees on the site must be removed to develop the property as it is designated in the Comprehensive Plan. Providing improved linkages to transit are required by Section 18.120.080 A. 12. and the Transportation Planning Rule. The amendments recommended in this report will comply with this section. The applicant submitted Exhibit 9 (revised elevation plan) that the City Council finds meets the requirements of TCDC 18.120.140 (A) (2) by showing typical elevation of each structure. 12. Chapter 18.150 Tree Removal In order to satisfy the criteria in Section 18.150.030, the applicant must show how reasonable efforts are being made to preserve trees on the site. In addition, to help compensate for the visual impact of the trees removed, the applicant will be required plant trees of an appropriate number and size as part of the development. 13. Chapter 18.164 Street and Utility Improvement Standards As conditioned by the Engineering Department, the standards of this chapter will be satisfied. h:\login \petty \clean2 March 13, 1995 FINAL ORDER -SDR 94- 19 /PDR 94 -02 /SLR 94- 04- TRI- COUNTY PAGE 35 PDX1- 164410.2 24056 0001 • Euh■b;4� Ed Christensen Gordon Martin Christensen Engineering 12265 SW 72nd Avenue 7000 SW Hampton, Suite 220 Tigard, OR 97223 Portland, OR 97223 • Jerry Korberlein Kathy Godfrey 7455 SW Beveland 7635 SW Hermosa Way Tigard, OR 97223 Tigard, OR 97223 Kim Knox Owner /Resident Tri -Met Technical Services Div. 7435 SW Beveland 710 NE Holladay Street Tigard, OR 97223 Portland, OR 97232 Laurie Nicholson Keith Bartholomew Oregon Dept. Of Transportation 1000 Friends of Oregon 9002 SE McLoughlin Blvd. 534 SW Third, S -300 Milwaukie, OR 97222 -7394 Portland, OR 97204 -2597 Rex Burkholder Michael C. Robinson 1000 Friends of Oregon Stoel Rives Boley Jones & Grey 534 SW Third, 5 -300 Standard Insurance Center Portland, OR 97204 -2597 900 SW Fifth Avenue, Suite 2300 Portland, OR 97204 -1268 Lavalle Allen 11570 SW Royal Villa Drive Bill Erdle Tigard, OR 97224 7405 S.W. Beveland Tigard, OR 97223 h: \login\cathy\martin.lbl April 4, 1995 AFFIDAVIT OF MAILING STATE OF OREGON County of Washington ) City of Tigard ) I, CCL " tr i n 2 ln.l h. -etiA , hereby certify: Please Print That I am a C ` 1. 'Record-to for the City of Tigard, Oregon. That I served notice of the Tigard City Council Y n a t O rd er - SO2 4y. uota f Poti 414.cwot JSot 4t.1.0Voy - (oorcbn meal ,v1 of which the attached is a copy (Marked Exhibit A) upon each of the following named kh persons on the 4 day of A, f ?/L i L , 19 45 , by mailing to each of them at the address shown on the attached list (Marked Exhibit B), said notice is hereto attached, and deposited in the United States Mail on the - day of �-4pt c , 19 4S postage prepaid. C C W W -A - 42--( w Prepared Notice Subscribed and sworn to before me this __ day of I , 19 9 v . I OFFICIAL SEAL M • / arn 14 M.JOANNHAYES NOTARY PUBLIC-OREGON Notary P lic of Oregon .. I S IGN E XPIR N0. MAY 5 1 My Commission Expires:' ma -5 IA `j 5 - • MY COMMISSION EXPIRES MAY 5, 1995 Y �P h: \login \cathy \afofmail IIP Eli /� PROPOSAL DESCRIPTION FILE NO: SO t q�{ 0 0 7 - 2- /F-0 94'- COQ / FILE TITLE: ON Ch AtrertthieJ i 0. / APPLICANT: h A Cktc /j/ . 6 . OWNER: 5a c 265/ SC.() OLAZooe /J.^, La& Osw cy 470?q REQUEST: I a bk.! / 4/ a n- n- � - st' bu.%I/ u,ld4 l/ a Q.r�,,t.eK.i-- Ic n ty' on-e. r ehta/ rn o2. a ci // a s ra /' LOCATION: /0 q363 SL() 6 Q�p2 L cc) I,ii Z 1 in ..4.4e_ dux /aft 2z00) 7 3 & 15 /e a* e c� . Piss u 6foce !-C + o ¢4c i titevs a etNo c -sty Ca a -. SW Pec C c 6 M wa APPLICABLE REVIEW CRI IA: /Lanytn,,t4414 y 0.eve7 aced-- � cede_ Gh / &' 3Z Its. '/ if _t T. Sr© l �t.R2 le tod3 /cc, 1e / ' I i / r . l $.ta6 � 1g.108 l 8. / 2B awl re, /d ZON2': ' r II, S I .e, E-4, 2 ) PSJyId — pevtu a v a`''a . Z i - &t� 1 e £1 a . .��f'' 1 4 - 4 2s il se s ie oelerec l a`f y l Z 0 CIT: l \J lac de CIT FACILITATOR: Ni Q,vv / y '5 [.t,k CHECK ALL WHICH APPLY: _' L STAFF DECISION - rLANNING COMMISSION DATE OF HEARING: -- rek TIME: HEARINGS OFFICER DATE OF HEARING: TIME: CITY COUNCIL DATE OF HEARING: TIME: — J THE FOLLOWING ATTACHMENTS ARE AVAILABLE FOR VIEWING IN THE PLANNING DIVISION: I VICINITY MAP ✓_LANDS CAP ING PLAN NARRATIVE ARCHITECTURAL PLAN — �ITE PLAN / / _ OTHER: STAFF CONTACT: h1 lctvk � AB hei -Vs ere c/ N V/ 1 779v met hide- A!' CITY OF TIGARD, OREGON PLANNED DEVELOPMENT APPLICATION /S; t Qec M O / CITY OF TIGARD, 13125 SW Hall, PO Box 23397 / Tigard, Oregon 97223 - (503) 639 -4171 FOR STAFF USE ONLY CASE NO. cDR qpad \ 4 - OTHER CASE NO' S:Rb k 9.(4-0001 RECEIPT NO. q'y— `2556 7 APPLICATION ACCEPTED BY: Co/lkt DATE: 1/47 /CJy 1. GENERAL INFORMATION Application elements submitted: PRmpoSED 1DEVE Lopme or is PROPERTY ADDRESS /LOCATIONLOGATED Tb THE I .€AP. op 44A)A) Application form (1) p,Al EX1STUL&, 4t) E AT 10 5 .t11. &AAROE ST. ; !�1n1 Owner's signature /written TAX MAP AND TAX LOT NO. M.Ap g . 2s I IOAA aut a ion {n � � 4 ee [� JG � TAX Lot t4 . 22mo _ �2 _ (1) SITE SIZE APPP - 100 4'I S.F. /.152 A« (D) Assessor's map (1) PROPERTY OWNER /DEED HOLDER *MATTL A. ToToMCNY M.D. vl Plot plan (pre -app checklist) ADDRESS 26751 S.W. OVEtiL&OK OR, PHONE S03- (0'3(o- 8537 V6) Applicant's statement CITY LAKE &5WE6.0 � OR. ZIP 9 lo3j (pre -app checklist) APPLICANT* SAME As ARO'LE ' - " — (G) List of property owners and ADDRESS PHONE addresses within 250 feet (1) CITY ZIP 1 / (H) Filing fee ( OAS3/.sd *When the owner and the applicant are different people, the applicant must be the purchaser of record or a leasee in possession with written authorization DATE DETERMINED TO BE COMPLETE: from the owner or an agent of the owner with written authorization. The owner(s) must sign this application in the space provided on page two or FINAL DECISION DEADLINE: submit a written authorization with this application. COMP. PLAN /ZONE DESIGNATION: 2. PROPOSAL SUMMARY The owners of record of the subject property request permission to create a Planned N.P.O. Number: Development consisting of GALE 2.-SToRf BUtialt4cA WITl1 5LE'JELJ, 2- FsEORoof1 APAP...TW\t»JT 014175, Conceptual Plan Approval Date: DAIS Ft -50TM- &FF.tt..0 4 e -wERAL STORAlsC AIL£A A' EXLSTLMA,I-STeRT, sIkt&UtEAntIL' 14.ouSE 011 T14e tLOP.Triettuf I /4± OF TbF6 51Te tea To patoa?4. Detailed Plan Approval Date: AA3 6 xis - LAI( oNse-CAfL LS To OE P.EfteVED A►JD Liao Access PRCVES,?AWCIsLAT Planning spA ces ome Pt tU I- CAR- , CAn- poq-T, 0 UDmo(Z TtPu* s[ Gtrrnst on ate 5 A $ro C-ANIDSe..psnicl Engineering A INCLUDE° )6d Tb a PROpOtet, 0526P/13P &'tEt.AL,L CLTE pE"IeLOpnt6NT. n .. ...A. O /Co 3. List any variance, conditional uses, or other land use actions to be considered as part of this application: 4. Applicants: To have a complete application you will need to submit attachments described in the attached information sheet at the time you submit this application. S. THE APPLICANT(S) SHALL CERTIFY THAT: A. The above request does not violate any deed restrictions that may be attached to or imposed upon the subject property. B. If the application is granted, the applicant will exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. - C. All of 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, may be revoked if it is found that any such statements are false. D. 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. x DATED this 2 n° day of) 19.174E_ SIGNATURES of each owner (eg. husband and wife) of the subject property. x V (KSL:pm /0737P) J le . .t 4. • • AFFIDAVIT OF MAILING STATE OF OREGON ) County of Washington ) ss. City of Tigard ) I, ( le KULI kW n/ , being first duly sworn /affirm, on oath depose and say: (Please print) 4 N /Pd- ��& r �( That I am a 4N � 1 &C.fd for The City of Tiga d, Oregon. J ____ That I served NOTICE OF PUBLIC HEARING FOR: I /That I served NOTICE OF DECISION FOR: City of Tigard Planning Director //Tigard Planning Commission Tigard Hearings Officer Tigard City Council A copy (Public Hearing Notice /Notice of Decision) of which is attached (Marked Exhibit •A•) was mailed to each named perm r s at the 6105 shown o attached list marked exhibit "B" on the ZI day of 19 7 , said notice NOTICE OF DECISION as her- o a tached, was poste4l on an appropriate bulletin board on the 74 day of J_ A !' 9 ; and depgsgited in the United States Mail on the Z — day of ilikyls' , 195"/ , postage prepaid. Q M;L RAA.Q 1 O/Ont - ' Prepared Notice Sub bed and sworn /affirmed before me on the cat day of 19 l � 4 � ^a NE M.i€ 5£iL .. 1 NOTARY / PUB I OF 0 Ta 7/ 7 pul Q1 OF A? C ) 1 V' ` NOTARYPUBLIC- OREGON (1 My Commission Exp'Ors: COM!MSS3O 410.009977 f ( MY COM MSION F..KPIRES SEPT. 7, 39954 SbR 6 /1-0OZ2- I D C CITY OF TIGARD Washington, County NOTICE OF FINAL ORDER - BY PLANNING COMMISSION 1. Concerning Case Number(s): SDR 94- 0022 /PDR 94 -0001 2. Name of Owner: Matti A. Totonchy, M.D. Name of Applicant: Same 3. Address 2651 SW Overlook Dr. City Lake Oswego State OR Zip 97034 4. Address of Property: 10930 SW Gaarde Street Tax Map and Lot No(s).: 2S1 10AA, tax lot 2200 5. Request: To build one two -story building with 11 apartment units, one rental office, and a storage area. APPLICABLE APPROVAL CRITERIA: Community Development Code Chapters 18.32, 18.54, 18.80, 18.92, 18.100, 18.102, 18.106, 18.108, 18.120, and 18.164. Zone: R -12 (PD) (Residential, 12 units /acre, Planned Development) The R -12 zoning district permits a range of single - family and multiple - family residential uses developed at up to 12 dwelling units per acre. 6. Action: Approval as requested X Approval with conditions Denial 7. Notice: Notice was published in the newspaper, posted at City Hall, and mailed to: X The applicant and owner(s) X Owners of record within the required distance X Affected governmental agencies 8. Final Decision: THE DECISION SHALL BE FINAL ON October 31, 1994 UNLESS AN APPEAL IS FILED. The adopted findings of fact, decision, and statement of conditions can be obtained from the Planning Department, Tigard City Hall, 13125 SW Hall Blvd., Tigard, Oregon 97223. 9. Appeal: Any party to the decision may appeal this decision in accordance with 18.32.290(B) and Section 18.32.370 which provides that a written appeal may be filed within 10 days after notice is given and sent. The appeal may be submitted on City forms and must be accompanied by the appeal fee ($315.00) and transcript costs, (varies up to a maximum of $500.00). t The deadline for filing of an appeal is 3:30 p.m. October 31, 1994 10. Questions: If you have any questions, please call the City of Tigard Planning Department, 639 -4171. • • CITY OF TIGARD PLANNING COMMISSION FINAL ORDER NO. 94 -07 PC TOTONCHY - OWNER TOTONCHY - APPLICANT A FINAL ORDER APPROVING REVISIONS TO THE DECISION ISSUED FOR SITE DEVELOPMENT REVIEW 94 -0022 AND PLANNED DEVELOPMENT REVIEW 94 -0001 FOR A 11 -UNIT APARTMENT BUILDING LOCATED ON A 0.95 ACRE PARCEL AT 10930 SW GAARDE STREET. I. PROPOSAL SUMMARY CASE: Totonchv Apartments Site Development Review SDR 94 -0022 Planned Development Review PDR 94 -0001 APPLICATION: A request for the following development applications: 1) Site Development Review approval to allow construction of a single 11 unit apartment building with an open space area. The applicant also proposes to demolish an existing garage and replace it with a carport to allow direct site access onto SW Gaarde Street. 2) Planned Development Review to address the proposed apartments' design in relationship with the existing area. Zoning: R -12 (Residential, 12 units per acre). OWNER /APPLICANT: Matti A. Totonchy 2651 SW Overlook Drive Lake Oswego, OR 97034 LOCATION: 10930 SW Gaarde Street (WCTM 2S1 10AA, tax lots 2200). The site is one block west of the intersection of SW Gaarde and SW Pacific Highway. COMPREHENSIVE PLAN DESIGNATION: Medium Density Residential ZONING DESIGNATION: R -12 (Medium Density Residential) with a Planned Development Overlay Zone. APPLICABLE LAW: COMMUNITY DEVELOPMENT CODE CHAPTERS 18.32, 18.54, 18.80. 18.92, 18.100, 18.102, 18.106, 18.108, 18.120 and 18.164. STAFF RECOMMENDATION: The Planning Director recommends that the Planning Commission approve the above request subject to certain conditions. The findings and conclusions on which the decision is based are noted in Section III. THE FOLLOWING CONDITIONS SHALL BE SATISFIED OR FINANCIALLY SECURED PRIOR TO THE ISSUANCE OF BUILDING PERMITS. UNLESS OTHERWISE NOTED, THE STAFF CONTACT SHALL BE MICHAEL ANDERSON OF THE ENGINEERING DEPARTMENT. Recommendations: PRIOR TO THE ISSUANCE OF A BUILDING PERMIT, THE FOLLOWING CONDITION(S) SHALL BE SATISFIED OR FINANCIALLY SECURED: 1. The applicant shall submit a revised site plan for the review and approval of the Engineering Department that provides access from the adjoining private driveway and deletes the access directly to SW Gaarde Street shown on the preliminary plan submittal. STAFF CONTACT: Michael Anderson, Engineering Department. 2. A joint use and maintenance agreement shall be executed and recorded on City standard forms for all common driveways. The agreement shall be referenced on and become part of all applicable parcel deeds. The agreement shall be approved by the Engineering Department prior to FINAL ORDER - SDR 94- 0022 /PDR 94 -0001 - TOTONCHY PAGE 1 • • recording. Forms are available at the public counter and from the Engineering Department. STAFF CONTACT: Diane Jelderks, Engineering Department. 3. The applicant shall provide for on -site water quality treatment, as shown on the site plan, and as required by Unified Sewerage Agency Resolution and Order No. 91 -47. Design calculations shall be in conformance with the general requirements of Surface Water Quality Facilities Technical Guidance Handbook, USA, 1991. The design report and calculations shall be approved by the Engineering Department prior to construction. STAFF CONTACT: Greg Berry, Engineering Department. 4. The applicant shall underground existing utilities along the frontage of SW Gaarde Street or pay the fee in -lieu of undergrounding. STAFF CONTACT: Michael Anderson, Engineering Department. 5. Access to the existing storm drain manhole shall include a 10 foot square concrete pad and provisions for vehicular access as approved by the Maintenance Services Department. STAFF CONTACT: John Roy, Utilities Supervisor. 6. The applicant shall provide an exterior lighting plan for review. STAFF CONTACT: Kelley Jennings, Police Department. 7. The proposed landscape plan is acceptable with the exception of the placement of two of the five Crimson Sentry Maple trees. A concern is that in ten to fifteen years when these trees have reached maturity they will afford accessibility to the upper level unit balconies. STAFF CONTACT: Kelley Jennings, Police Department. 8. Where roadways will not accept parking and still maintain 20 feet of unobstructed driving surface, no parking signs shall be installed. No parking signs shall state, 'No Parking', 'Tow Away Zone', 'Fire Lane', ORS 98.810 -812'. They shall be posted no closer than four feet to the ground nor higher than six feet above the ground and shall be placed often enough to be conspicuously seen pursuant to UFC 10.207(1). STAFF CONTACT: Gene Birchill, Tualatin Valley Fire District (526- 2502). 9. Dead end access of greater than 150 feet is shown on the plans. No turnaround is provided. A loop driving system is provided with the adjacent property. If this looped road is to serve as a resolution for the required turnaround, then: a) No parking signs shall be installed as in item 1 above, along access roadway of property adjacent to the east. b) Access easement shall be submitted to the Tigard Planning Division restricting the use of this land (road) to access roadway for the property to the east of the subject property. Such easement shall be reviewed and approved by both the Planning Division and this office. STAFF CONTACT: Gene Birchill, Tualatin Valley Fire District (526 2502). 10. After completion of this project call for an inspection. Please provide 24 hour notification prior to inspection time by contacting the Fire District. STAFF CONTACT: Gene Birchill, Tualatin Valley Fire District (526- 2469). 11. Revised site and landscaping plans shall be submitted for review by the Planning Division, Staff Contact: Mark Roberts, Assistant Planner. The revised plans shall include the following: a. This proposed site and landscape plan presently provide a total of 22 parking spaces. Both plans shall be revised to provide a total of 26 parking spaces. FINAL ORDER - SDR 94- 0022 /PDR 94 -0001 - TOTONCHY PAGE 2 0 • b. A revised site and landscape plan shall provide additional street trees spaced at a maximum of 40 feet on center. c. Due to the recommended use of a joint driveway with the adjoining property the walkway access for this site to SW Gaarde may adjoin the shared driveway or be provided at an alternate location as approved by the Planning Division. d. Street trees along both the frontage of both SW 72nd Avenue and SW 70th Avenue, to be spaced between 20 and 40 feet apart depending on the size of the tree at maturity. The applicant shall be allowed to postpone planting of street trees along SW 70th Avenue until such time it is improved, in consideration of the waiver of non - remonstrance. e. The revised site and landscape plan shall be submitted providing additional landscaping and screening materials within the southern most 20 feet of the site. This southerly buffer area shall contain at least 20 five gallon or 40 one gallon shrubs. In addition, the following screening is required: 1) a hedge of narrow or broadleaf evergreen shrubs which will form a four foot continuous screen within two years of planting, or; 2) an earthen berm planted with evergreen plant materials which will form a continuous screen six feet in height within two years. The unplanted portion of the berm shall be planted in lawn, ground cover, or bark mulch, or; 3) a five foot or taller fence or wall shall be constructed to provide a continuous sight obscuring screen. f. An additional handicapped accessible parking space shall be provided in accordance with ADA requirements. g. Provide two bicycle parking racks. h. The site plan shall be revised to reflect comments concerning transit and pedestrian friendly access as follows: Provide a direct pedestrian link between the most direct route to transit service along 99W. Focus additional landscaping along the new pedestrian path to match landscaping shown on the southern end of the site. Provide additional openings in the fence for those on foot to move between the proposed building and the existing 18 unit building. i. A plan which shows compliance with Community Development Code Chapter 18.116, Mixed Solid Waste and Recyclable Storage. The applicant shall choose one of the following four methods to demonstrate compliance: Minimum standard, waste assessment, comprehensive recycling plan or franchised hauler review, and sign -off. j. All site improvements shall be installed and maintained pursuant to the approved revised site and landscape plan. IN ADDITION THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE; THIS IS NOT AN EXCLUSIVE LIST. 1. SECTION 18.164 STREET AND UTILITY IMPROVEMENT STANDARDS. Section 18.164.180 Notice to City Required FINAL ORDER - SDR 94- 0022 /PDR 94 -0001 - TOTONCHY PAGE 3 0 0 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. SECTION II. BACKGROUND 1. Background: The site is presently developed with a single family home and a detached garage. The City has no record of any previous development applications having been filed for this site. On October 3, 1994 the Planning Commission recommended approval subject to the conditions listed previously. 2. Vicinity Information: Adjacent properties to the east and west are zoned R- 12(PD) (Residential, 12 units per acre, Planned Development), and those to the south are zoned C -G (General Commercial). To the north of SW Gaarde properties are zoned R -7 (Residential, 7 units per acre). The abutting properties are developed with a mixture of two story apartments, a duplex, industrial uses and a single - family residences along the north side of SW Gaarde. The property has approximately 100 feet of frontage on SW Gaarde Street. SW Gaarde Street is classified as a major collector street in terms of function on the Tigard Comprehensive Plan Transportation Map. 3. Site Information and Proposal Description: The area is presently zoned as R -12, (Residential, 12 units per acre). The subject site consists of a single tax lot of 0.95 acres in size. The site is rectangular in shape, and relatively flat. The site is located to the south of the southern portion of the 'y' intersection between old SW Gaarde Street and new SW Gaarde Street. The site is approximately one block east of SW Pacific Highway. The site is presently developed with an existing single family home on the property. The areas proposed to be developed to the south of the residence is an open field. The applicant is proposing to construct a two -story 11 unit apartment complex, with a leasing office unit and shared outdoor recreation areas. The applicant proposes to provide access to the site from SW Gaarde through a reconstructed driveway to the north of the existing detached single family residence. 4. Other Staff Comments: The Tigard Police Department has reviewed this proposal and has offered the following comments: The applicant shall provide an exterior lighting plan for review. The proposed landscape plan is acceptable with the exception of the placement of two the five Crimson Sentry Maple trees. A concern is that in ten to fifteen years when these trees have reached maturity they will afford accessibility to the upper level unit balconies. The Tigard Water Department has reviewed this proposal and has offered the following comments: FINAL ORDER - SDR 94- 0022 /PDR 94 -0001 - TOTONCHY PAGE 4 • • The six inch water main serving the site shall be Class 52 Ductile Iron with a Tyton Joint. The water main shall be located in a 10 foot minimum easement. The preferred location is the private driveway. The fire hydrant shall be the Mueller Modern Centurion, A -442. A double check backflow preventer to be located directly behind the domestic meter. Because of the extensive irrigation system either a separate irrigation meter will need to be installed with its own double check or domestic meter. The backflow preventer should be increased to a minimum of two inches. The developer's engineer shall contact the Water Department for property details and construction notes. 5. Agency Comments: The Tualatin Valley Fire District has reviewed this proposal and has offered the following comments based on the 1991 edition of the Uniform Fire Code, Uniform Plumbing Code, and Uniform Mechanical Code: Where roadways will not accept parking and still maintain 20 feet of unobstructed driving surface, no parking signs shall be installed. No parking signs shall state, 'No Parking•, •Tow Away Zone•, Fire Lane•, ORS 98.810 -812•. They shall be posted no closer than four feet to the ground nor higher than six feet above the ground and shall be placed often enough to be conspicuously seen. (UFC 10.207(1)) Dead end access of greater than 150 feet is shown on the plans. No turnaround is provided. A loop driving system is provided with the adjacent property. If this looped road is to serve as a resolution for the required turnaround, then: a) No parking signs shall be installed as in item 1 above, along access roadway of property adjacent to the east. b) Access easement shall be submitted to the Tigard Planning Division restricting the use of this land (road) to access roadway for the property to the east of the subject property. Such easement shall be reviewed and approved by both the Planning Division and this office. After completion of this project call for an inspection. Please provide 24 hour notification prior to inspection time and date by calling 526- 2469. TRI -MET has reviewed this proposal and provided the following comments: Provide a direct pedestrian link between the most direct route to transit service along 99W. Focus additional landscaping along the new pedestrian path to match landscaping shown on the southern end of the site. Where the pedestrian link crosses the driveway, raise the pedestrian crossing slightly to slow traffic without hindering through auto circulation. Provide additional openings in the fence for those on foot to move between the proposed building and the existing 18 -unit building. The Building and Safety Department, the Unified Sewerage Agency, GTE and PGE have reviewed this application and have offered no comments or objections. No other comments have been received. FINAL ORDER - SDR 94- 0022/PDR 94 -0001 - TOTONCHY PAGE 5 • • 0 SECTION III. FINDINGS, ANALYSIS AND CONCLUSION A. COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE SECTIONS: Use Classification: The applicant is proposing to build one building with an 11 unit apartment complex. This proposal is classified in Section 18.42 (Use Classifications) as Multiple - Family Residential Units. Section 18.54 allows Multiple - Family dwellings as a permitted use in the R -12 zoning district. Minimum Lot Area: Section 18.54 states that the minimum lot area for each multi - family unit in the R -12 zoning district is 3,050 square feet. There is no minimum lot width requirement. Developments within the R -12 zone are required to provide a minimum of 20% of the site with landscaping. The proposed landscape plan provides 42 percent of the site with landscaping. Setbacks: Section 18.54 states that for multi- family dwellings the setbacks are as follows: front yard - 20 feet; side yard - 10 feet; side yard which abuts a more restrictive zone - 30 feet; rear yard - 20 feet. As indicated on the site plan, the proposal meets the setback requirements. The maximum building height permitted is 35 feet. The applicant is proposing one building with a height of 33 feet which is under the maximum allowed. Section 18.120.180(A)(1) (Site Development Review - Approval Standards) requires that a development proposal be found to be consistent with the various standards of other Community Development Code Chapters. The applicable criteria in this case are chapters 18.92, 18.96, 18.100, 18.102, 18.106, 18.108, 18.114, 18.120, 18.134, 18.150, and 18.164. The proposal's consistency with these code chapters is reviewed in the following sections. The proposal contains no elements related to the provisions of code chapters 18.84 (Sensitive Lands), 18.94 (Manufactured/ Mobile Home Regulations), 18.98 (Building Height Limitations: Exceptions), or 18.144 (Accessory Use and Structures) which are also listed under section 18.120.180.A.1. These chapters are therefore found to be inapplicable as approval standards. Code section 18.120.180.A.2 provides other Site Development Review approval standards not necessarily covered by the provisions of the previously listed sections. These other standards are addressed immediately below. Relationship to the Natural and Physical Environment: Section 18.120.180.2 states that buildings shall be located to preserve existing trees and that trees having a six inch caliper or greater shall be preserved or replaced by new plantings of equal character. The site is located within a heavily developed area with little existing vegetation. The landscape plan incorporates landscape features into the site which are designed to buffer the impact of this development on adjoining land uses. Exterior Elevations: Section 18.120.108.3 states that along the vertical face of multiple - family structures, offsets shall occur at a minimum of every 30 feet by providing any two of the following: a) Recesses (decks,patios, etc.); b) Extensions (decks, patios, etc.); or c) Offsets or breaks in roof elevations. As indicated on the preliminary building elevations the design shows both roof elevation offsets, recessed entrances along the parking lot side of the project less than every 30 feet. Roof offsets, decks, and patio feature extensions are provided as architectural relief features as viewed from the adjoining property to the west. These features are provided less than every 30 feet and satisfy the approval criteria. FINAL ORDER - SDR 94- 0022 /PDR 94 -0001 - TOTONCHY PAGE 6 • Buffering, Screening and Compatibility between adjoining uses: Section 18.120.108.4(A) states that buffering shall be provided between different types of land uses. This criteria shall be satisfied as addressed in the Buffer Matrix (18.100.130) section below. Section 18.120.108.4(B) states that on -site screening from view of adjoining properties of such things as service and storage areas, parking lots, and mechanical devices on roof tops shall be provided. This criteria is satisfied because the site plan, landscape plan and architectural plans provide screening of mechanical equipment on roof tops, parking areas, and storage areas. Privacy and Noise: Section 18.102.108.5 requires that structures which include residential dwelling units shall provide private outdoor areas for each ground floor unit which is screened from view by adjoining units, that the buildings shall be oriented in a manner which protects private spaces on adjoining properties from view and noise, and on -site uses which create noise, lights, or glare shall be buffered from adjoining residential uses. Due to the similar design of existing two story apartment projects to the east and west of the site, this project is expected to be complementary to adjoining land uses. Private open space has been proposed through the use of patios or balconies. The patios are screened to the property line by a mixture of landscape materials and an existing six foot tall wood fence along the western property line. The building design also provides for an offsetting of the patios so that a direct line of site with other patio off site is avoided. In addition, buffering and screening is provided along the length of the property lines. Private Outdoor Areas: Section 18.102.108.6. requires that private open space such as a patio or balcony shall be provided and shall be designed for the exclusive use of individual units and shall be at least 48 square feet in size with a minimum width dimension of four feet. Required open space may include roofed or enclosed structures such as a recreation center. This criteria is satisfied because the applicant is proposing both balconies and patios for each unit in excess of 80 square feet and five feet in depth. Shared Outdoor Recreation Areas: Section 18.102.108.7 states that in addition to subsections 5 and 6 above, usable outdoor recreation space shall be provided in residential developments for the shared or common use of all the residents in the amount of 200 square feet per unit for studio up to and including two - bedroom units. The required recreation space may be provided as follows: 1) all outdoor space; 2) part outdoor and part indoor space; 3) all public or common space; 4) part common and part private, for example, it could be an outdoor tennis court, indoor recreation room and balconies on each unit; 5) where balconies are added to units, the balconies shall not be less than 48 square feet. Shared outdoor recreation space shall be readily observable for reasons of crime prevention and safety. This development requires 2,400 square feet of shared outdoor recreation area (12 units @ 200 square feet). A 4,000 square foot lawn area, barbecue and pond have been provided on -site for shared outdoor recreation. The balconies or patios shown each exceed 80 square feet. The proposed development complies with the applicable standards. Demarcation of spaces: crime prevention: Section 18.102.108.9 states that structures and site improvements shall be designed so that public areas, semipublic areas, and private outdoor areas are clearly defined FINAL ORDER - SDR 94- 0022 /PDR 94 -0001 - TOTONCHY PAGE 7 • • in order to establish persons having a right to be in the space, in order to provide for crime prevention, and to establish maintenance responsibility. Due to the arrangement and design of the proposed site improvements indicate the functional use of different areas of the site. The Police Department requested that two of the five Crimson Sentry Maples proposed along the western property line be relocated. Due to their present location at maturity the trees would allow access to the upper level units. The Police Department has also requested that appropriate signage be placed at the site entrance and that adequate addressing shall be provided so that emergency service providers can quickly locate specific dwelling units. The developer shall contact the Police Department prior to obtaining occupancy permits for the complex for review and approval of the address signage of this development. Crime Prevention and Safety: Section 18.102.108.10 requires that windows be located so that areas vulnerable to crime can be surveyed by the occupants; interior laundry and service areas shall be located in a way that can be observed by others; mail boxes located in lighted areas having vehicular or pedestrian traffic; exterior lighting levels selected and angles shall be oriented towards areas vulnerable to crime; and light fixtures shall be provided in areas having pedestrian or vehicular traffic and in potentially dangerous areas. Security lighting is not shown on the preliminary plans. A revised site and landscape plan shall be provided to the Police Department which indicates the location of security lighting. Density Computation: Section 18.92 establishes the criteria for determining the number of dwelling units permitted. In determining the net acreage, the following are subtracted from the gross acreage: sensitive land area; park dedication; dedicated public right -of -way and private streets. Only land dedicated for public right -of -way is applicable to this proposal and need be subtracted. To calculate the net density for any building site the net acreage is divided by the minimum number of square feet required for each dwelling unit in the applicable zoning district. The subject site contains approximately 0.95 acres or approximately 41,456 square feet. Because the site does not contain any sensitive land features or require dedication of public right -of -way the resulting net acreage for this site is 41,456 square feet. Dividing 41,456 by 3,050 square feet for each dwelling unit results in 12.60 net units. The applicant is proposing to add 11 units to the existing single family residence on the site which complies with the density criteria. Additional Yard Setback Requirements: Section 18.96.020 requires that the building setback on SW Gaarde (a major collector street) shall be the setback distance required by the zoning district plus 30 feet measured from the centerline of the street. The front yard setback of the R -12 zone is 20 feet for multiple - family residential uses. The structure as proposed complies with this standard. Distance Between Multiple - Family Structures: Section 18.96.030 states that buildings with windowed walls facing buildings with windowed walls shall have a 25 foot separation. Where buildings exceed a horizontal dimension of 60 feet or exceed 30 feet in height, the minimum wall separation shall be one foot for each 15 feet of building length over 50 feet and two feet for each 10 feet of building height over 30 feet. The building would be the only multiple - family structure on site therefore this criteria is inapplicable. FINAL ORDER - SDR 94- 0022 /PDR 94 -0001 - TOTONCHY PAGE 8 0 • • In addition, driveways, parking lots and walkways shall maintain the following separation for dwelling units within eight feet of the ground level: 1) driveways and parking lots shall be separated from windowed walls by at. least eight feet; walkways running parallel to the face of the structures shall be separated by at least five feet; and 2) driveways and parking lots shall be separated from living room windows by at least 10 feet; walkways running parallel to the face of the structure shall be separated by at least seven feet. As indicated on the site plan and the floor plan the proposed building complies with the parking lot separation requirement. Landscaping Plan: Section 18.100.015 requires that the applicant submit a landscaping plan. This requirement has been satisfied as the applicant has submitted a plan indicating the number, type and location of trees and shrubs. Necessary revisions to the landscape plan are reviewed elsewhere within this report. Street Trees: Section 18.100.033 states that all development projects fronting on a public street shall be required to plant street trees in accordance with section 18.100.035. Section 18.100.035 requires that street trees be spaced between 20 and 40 feet apart depending on the size classification of the tree at maturity (small, medium or large). The site has approximately 230 feet of curvilinear street frontage along SW Gaarde. Presently two Red Sunset Maples are proposed along the frontage spaced at approximately 70 feet on center. A Red Sunset Maple species is considered a large specimen at maturity therefore a revised site and landscape plan shall provide additional street trees spaced at a maximum of 40 feet on center. Screening: Special Provisions: Section 18.100.110(A) states that trees shall be planted in landscaped islands in all parking areas and shall be equally distributed and on the basis of one tree for each seven parking spaces in order to provide a canopy effect. The minimum dimension of the landscape islands shall be three feet and the landscaping shall be protected from vehicular damage by a wheel guard or curb. Each of the proposed landscape islands exceed three feet in width. The proposed landscape plan provides ten parking lot trees which is more than one tree for each three parking spaces and is expected to provide a generous canopy coverage at maturity. The proposed landscaping and the existing home effectively screen parking areas from view to SW Gaarde. Screening of Refuse Containers: Section 18.100.110(D) states that any refuse container or disposal area shall be screened from view by placement of a solid wood fence, masonry wall or evergreen hedge between five and eight feet in height. All refuse materials shall be contained within the screened area. The proposed site plan provides treated wood fencing six feet in height and shrubs which are expected to provide sufficient screening of the trash enclosure and recycling bins to comply with this requirement. Buffer Matrix: Section 18.100.130 contains the buffer matrix to be used in calculating widths of buffering and screening to be installed between proposed uses. The site directly abuts other multiple family uses to the west and east which do not require land use buffers. The site also adjoins commercial uses to the south within the Canterbury Square Shopping Center which requires a 20 foot landscape buffer. This area is presently proposed as common open space. FINAL ORDER - SDR 94- 0022 /PDR 94 -0001 - TOTONCHY PAGE 9 • • Section 18.100.080.D contains the minimum improvement standards for the buffering area. The minimum improvements within a buffer area shall consist of the following: 1) At least one row of trees shall be planted. They shall be not less than 10 feet high for deciduous trees and five feet high for evergreen trees at the time of planting. Spacing of the trees depends on the size of the tree at maturity; 2) In addition, at least 10 five gallon shrubs or 20 one gallon shrubs shall be planted for each 1000 square feet of required buffer area; 3) The remaining area shall be planted in lawn, groundcover, or spread with bark mulch. The southern outdoor common area is approximately 4,000 square feet. An area of approximately 2,000 square feet of the common outdoor open space area shall be redesigned to provide additional land use buffer features. This portion of the common outdoor area shall at a minimum contain 20 five gallon or 40 one gallon shrubs. Due to their size at maturity the three Norway Maple trees proposed along within this area comply with buffer requirements. A revised site and /or landscape plan shall be submitted providing additional landscaping and screening materials within the southern most 20 feet of the site. Visual Clearance Areas: Section 18.102 requires that a clear vision area shall be maintained on the corners of all property adjacent to intersecting right -of -ways or the intersection of a public street and a private driveway. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, or temporary or permanent obstruction exceeding three feet in height. Obstructions which may be located in this area shall be visually clear between three and eight feet in height (trees may be placed within this area provided all branches below eight feet are removed). A visual clearance area is the triangular area formed by measuring a 30 foot distance along the street right -of -way and the driveway and then connecting these two 30 foot distance points with a straight line. Due to the required use of a joint driveway access with the adjoining apartment complex the site improvements on this site are expected to comply with the clear vision requirements. Minimum Off - Street Parking: Section 18.106.030(A)(4) requires a minimum of 2 parking spaces for units with more than one bedroom. The applicant is proposing 11 units which requires a minimum of 22 resident parking spaces. In addition, section 18.106.020(G) states that multi - dwelling units with more than 10 required parking spaces shall provide shared parking for the use of all of the guests of all of the residents of the complex. The shared parking shall consist of 15 percent of the total required parking spaces and be centrally located or evenly distributed throughout the development. The minimum required number of visitor parking spaces is four to serve this complex. This proposed site and landscape plan presently provide a total of 22 parking spaces. Both plans shall be revised to provide a total of 26 parking spaces. The Americans with Disabilities Act (ADA): Requires one disabled parking space if one to 25 parking spaces are provided. The proposed site plan shows the provision of 1 disabled person parking space on the site. Because a minimum of 26 parking spaces are required, the site and landscape plan shall be revised to provide a minimum one additional handicapped accessible parking space. Bicycle Parking: Section 18.106.020(P) requires one bicycle parking rack space for each 15 vehicular parking spaces in any development. Bicycle parking areas shall not be located within parking aisles, landscape areas, or pedestrian ways. Based on the provision of 26 FINAL ORDER - SDR 94- 0022 /PDR 94 -0001 - TOTONCHY PAGE 10 • • parking spaces, two bicycle parking spaces will be required for this development. Bicycle racks are not indicated on the proposed site plan. A revised site plan shall be provided which indicates the provision of two bicycle racks. Access: Section 18.108.070(D) requires that multiple - family residential uses provide a minimum of one driveway to serve 3 -19 dwelling units. The minimum access width shall be 30 feet, with 24 feet of pavement, curbs and a five foot sidewalk. The site plan proposes 11 new dwelling unit parking spaces, therefore a single point of access is required to serve this development. A preapplication site plan reviewed for this site did not include the use of the existing driveway on the new east /west portion of SW Gaarde Street to access the apartment site. Widening of this driveway and the associated increase of use will conflict with the traffic at the new •y• intersection. It is recommended that the existing driveway serving the single family residence remain as is serving only the existing home. The applicant shall submit a revised final site plan for review and approval that joins new traffic from the on -site driveway to the existing driveway serving the existing 18 unit apartment complex to the east. The apartment site access would then be separate from the single family driveway. Walkways: Section 18.108.050(B) requires that within multi - family developments each residential dwelling shall be connected to the vehicular parking area, and common open space and recreation facilities shall be connected by a walkway system having a minimum width of four feet and constructed of an all weather material. As indicated on the site plan, walkways are satisfactorily provided to SW Gaarde Street. A revised site plan shall be provided which provides additional walkway • connections as noted by TRI -MET in their review of the application. Section 18.108.050(A) requires walkway connections where practical between a new development and neighboring development. The applicant states that for security reasons they oppose being required to provide direct pedestrian access to the Canterbury Square Commercial Shopping Center to the south of the project. It is recommended that an access point be provided to the south to encourage the use of alternate means of transportation in order to access the shopping center. Due to the recommended use of a joint driveway with the adjoining property the walkway access to SW Gaarde may adjoin the shared driveway or be provided at an alternate location as approved by the Planning Division. Signs: Section 18.114 lists the type of allowable signs and sign area permitted in the R -12 zone. All signs shall be approved through the sign permit process administered by the Planning Division. Mixed Solid Waste and Recyclables Storage: Section 18.116 requires that new construction incorporates functional and adequate space for on -site storage and efficient collection of mixed solid waste and source separated recyclables prior to pick -up and removal by haulers. The site plan presently provides a centrally located trash and recycling enclosure. The applicant shall choose one of the following four methods to demonstrate compliance: Minimum standard, waste assessment, comprehensive recycling plan, or franchised hauler review and sign -off. The applicant shall submit evidence or a plan which indicates compliance with this section. FINAL ORDER - SDR 94- 0022 /PDR 94 -0001 - TOTONCHY PAGE 11 • • Tree Removal: Section 18.150 contains standards for obtaining a permit for removal of trees having a trunk six inches or more in diameter when measured four feet above the ground. This requirement will be satisfied as a tree removal permit will be required for the removal of trees with trunk diameters of six inches or more in diameter. B. PUBLIC FACILITY CONCERNS: Sections 18.164.030(E)(1)(a) (Streets), 18.164.090 (Sanitary Sewer), and 18.164.100 (Storm Drains) shall be satisfied as specified below: Findings: 1. STREETS: The applicant's site plan shows two points of access; the principal access will be the joint use of the existing driveway to the east that also serves the apartment complex on the adjoining property that connects to the southerly leg of the SW Gaarde Street "y". The second driveway is the proposed enlargement of the existing driveway that serves the existing single family dwelling that connects to SW Gaarde Street, westerly of the "y" intersection. Southwest Gaarde Street was improved at this location with the construction of the SW Gaarde Street /SW McDonald Street intersection with SW Pacific Highway in 1992. No additional street construction or street dedication is required. However, the original site plan submitted did not include the use of the existing driveway on the new east /west portion of SW Gaarde Street to access the apartment site. It is the opinion of the Engineering Department that the widening of this driveway and the associated increase of use would conflict with the traffic at the new "y" intersection and it is recommended that the existing driveway serving the single family residence remain "as is" at its current location. The applicant should submit a revised final site plan for review and approval of the Engineering Department that loops the on -site driveway to the proposed joint -use driveway. The apartment site access would then be separate from the single family site. Although no new street improvements are required with exception of any driveway permits, there are overhead utilities along the frontage and the applicant should underground these facilities or pay the fee in -lieu of undergrounding. Also, the street lighting is existing and no further improvements are required. • 2. SANITARY SEWER: The site is served by the existing eight inch public sanitary sewer line located in an easement contiguous to the southern boundary line. The main line sewer has sufficient capacity for the proposed development. 3. STORM SEWER: The site currently drains in a westerly direction toward an existing apartment site and an underground storm drain system constructed across the property in 1990. The final site plan should incorporate provisions for vehicular access to the existing manhole. In addition, the manhole should be provided with a 10 foot square concrete pad. The existing underground storm sewer system has sufficient capacity for the site. FINAL ORDER - SDR 94- 0022 /PDR 94 -0001 - TOTONCHY PAGE 12 • • The Unified Sewerage Agency has established and the City has agreed to enforce (Resolution and Order No. 91 -47 - Surface Water Management Regulations) requiring the construction of on -site water quality facilities or fees in -lieu of their construction. The site plan shows the proposed installation of a water quality facility that will treat the storm water run -off from the proposed addition to the impervious areas. The facility shall be privately owned and maintained. APPROVAL SHALL BE VALID IF EXERCISED WITHIN EIGHTEEN MONTHS OF THE FINAL DECISION DATE. SECTION V. DECISION The Planning Commission concludes that the applicant's site plan complies with applicable site development criteria and approves Site Development Review #94- 0022 and PDR #94 -0001 based on the findings and conclusions contained within this report. It is further ordered that the applicant and the parties to these proceedings be notified of the entry of this order. PASSED: This Z O day of October, 1994 by the Planning Commission of the City of Tigard. eJ. 14 ton F 027A P arming Mr ssion President F4RE ::4:111133 i ; — n �nglna' i ;'' =::•%:C y J� . 4 'u : I l li l �u l�V i • • • ,w % ;" ;HI I I --Till 40 v , Alp 4 (.44, manprri a y- ft- o urrinin, f• I . �r V . � . ,� / x_____ . • I' � • . 1 v 4p; 2" °�..4 .. u : '•. & y r _� 1•• 1 qt rJ.>,� -, - `, ,III re ' �_ w4. I II , .�' • Al . is . , H -.. - Ir n 1m*_:-cmmar r . ;a_ . I.Y vIva I I 'I r I i ,= ,`_ . 1 i ! ° I R �'�7 e, L III ® I � t � ca i x: y SITS » �" j .q"-1, F SM. + ■ �� Nca C • I (I I 1� _ � a w'' I -� � N •P— ; _ — I� I I i a FINAL ORDER - SDR 94- 0022 /PDR 94 -0001 - TOTONCHY PAGE 13 F. Parki lot trees will be provide• to create a canopy that covers a minimum of 35 percent of the parking area when they mature. The view corridors for signs shall be identified by the applicant so that the trees selected provide the maximum amount of screening while allowing visual access to the wall signs after the trees mature. G. Vegetation which will grow and cover the retaining wall shall be provided along the top of retaining walls located on the perimeter of the project. H. Plantings near driveway entrances shall meet visual clearance standards. I. In order to help compensate for the visual impact of the grading and tree removal, the Director shall place a 3 inch minimum size requirement on replacement trees in specific locations to provide the desired level of screening. J. Buffering between the project and adjacent residential uses to south shall include an eight foot high, masonry wall which meets the specifications noted in the applicants noise study and supplemental letter dated October 11, 1994 submitted by VGO, Inc. The base of the retaining wall shall be placed such that it is equal to or greater than the elevation of the adjacent parking lot grade. K. The lighting plan for the entire site shall be reviewed and approved by the Planning Director. The plan shall provide adequate lighting for the project while not causing light and glare to affect adjoining properties. L. The applicant shall prepare an impact study which addresses the fair share of the construction of a pedestrian pathway. Based on the impact study the applicant shall provide an irrevocable letter of credit or pay into an escrow account with funds dedicated for construction of a pedestrian pathway from SW Dartmouth Street to the southern property line. The amount of the deposit shall be based upon the fair share of present day improvement cost estimates for a 10 -foot wide paved pathway. If the pathway is not constructed within five years, the account, with interest, shall be refunded to the applicant. If a pedestrian pathway is not feasible due to wetlands prior to building permit issuance, this fee shall not be collected. FINAL ORDER -SDR 94- 19 /PDR 94 -02 /SLR 94- 04- TRI- COUNTY PAGE 30 PDX1-164410.2 24056 0001 i 0 July 15, 1994 City of Tigard CIT: Jerry Swank 13125 SW Hall Blvd. 13805 SW 118th Tigard, OR 97223 Tigard, OR 97223 (503) 639 -6602 RE: 11- Unit Apartments/ S.W. Gaarde Street Dear Interested Party: Farouk H. Al -Hadi & Associates are representing the owner of the property located at 10930 S.W. Gaarde Street, Tax Lot No. 2200. We are considering proposing a 11 unit apartment complex at this location. Prior to applying to the City of Tigard for the necessary permits, we would like to discuss the proposal in more detail with the surrounding property owners and residents. You are invited to attend a meeting on: FRIDAY, JULY 29, 1994 TIGARD CITY BALL TOWN HALL CONFERENCE ROOM 13125 SW HALL BOULEVARD TIGARD, OR 97223 7:00 PM Please note this will be an informational meeting on preliminary plans. These plans may be altered prior to the submittal of the application to the City. We look forward to more specifically discussing the proposal with you. Please call Michael E. Shadoan of Farouk H. Al -Nadi & Associates at 222 -5040 if you have any questions. Sincerely, Michael E. Shadoan Project Designer • • CITY OF TIGARD � i PRE- APPLICATION CONFERENCE NOTES nn DATE: 5//7/q/ /% STAFF: {� v/ APPLICANT: Fuel k f/- /`�.v AGENT: n4;Grya,il e A Phone: 222 - Cfl94 Phone: '?C? 2- 0We FA PROPERTY LOCATION 7 ale( • ADDRESS: 043 .5 - _ •. ? Q TAX MAP & TAX LOT: ` 1 1 0 4 ' , 'tir.X /,,t 7 2.00 NECESSARY APPLICATION(S): 5}4-- • - . s y �. �.� 1 .I AI • e. .e 4 Q rn` .A0 1 - V .. �, �. .�: . i J _ • PROPO p DESCRIPTION: I i" W _._._ ' � 144 a / *h ket '*O a r.• .v reic me COMPREHENSIVE PLAN DESIGNATION: / a 4 - ; - 7 2 a4 a G ZONING DESIGNATION: e- C ", / '�1 2 ( FL) P(am y N // A .2 e/ • MC e 4--- CITIZEN INVOLVEMENT TEAM # C. 'l V CHAIRPERSON: (7 -era/ PHONE: A le-)7 ZONING DISTRICT DIMENSIONAL REQUIREMENTS Minimum lot size: O5 i sq. ft. Minimum lot width: ti v N-e ft. Setbacks: front 2C.5 ft. side / ft. rear Z(a ft. garage 20 ft. corner ft. from street. Maximum site coverage: Silk % Minimum landscaped or natural vegetation area: ZC) % Maximum building height: 3S• ft. ADDITIONAL LOT DIMENSIONAL REQUIREMENTS 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. Maximum lot depth to width ratio of 2.5 to 1. - • SPECIAL SETBACKS Streets: ZO ft. from centerline of (9 a Q L Established : ft. from f/ /a' Lower. intensity zones: 4 ft., along the site's boundary Flag lots 10 foot side yard setback. Zero lot line lots: minimum 10 foot separation between buildings. Multi- family residential building separations See Code Section 18.46.030. Accessory structures :up to 528 square -feet in size may be permitted on lots less than 2.5 acres in size - 5 ft. minimum setback from side and rear lot lines. • . • Accessory structure•up to 1000.sgq. -'ft. on parcels of at least 2.5 acres in • size - See applicable zoning district setbacks for primary structures.,,-n•.• -: • Page 1 • III BUILDING HEIGHT PROVISIONS Max „ .- ..t of 10 foot in R -1, R -7 o -I. -. .d R -4.5 zones Maximum height of 35 feet in R -7 and R 12 ones ...n. eig o -- e R -25 zone Maximum height of 60 feet in the R -40 zone �,,/ �( FLAG - LOT BUILDING HEIGHT PROVISIONS y/Q tGNie5S P/a �o�aCCCSS ( S peek kW '' '1-a // Maximum height of 1 -1/2 stories or 25 feet, whichever is less in most Std C P�z7c. zones; 2 -1/2 stories, or 35 feet in R -7, R -12, R -25 or R -40 zones provided that the standards of Code Section 18.98.030(8) are met. RESIDENTIAL DENSITY CALCULATION Community Development Code Chapter 18.92 specifies that the Net Residential Units allowed on a particular site may be calculated by dividing the net area of the developable land by the minimum number of square feet required per dwelling unit as specified by the applicable zoning designation. Net development area is calculated by subtracting the following land area(s) from the gross site area: 1. All sensitive lands areas including - Land within the 100 year floodplain - Slopes exceeding 25% - Drainageways 2. Land dedicated for park purposes 3. Public right -of -way dedication 4. All land to be provided for private streets ("wsl -des • .a.eit) RESIDENTIAL DE .. The City of Tigard al _ -.a a Residential Density Transfer of up to 25% of the units that could ots have been developed on sensitive lands areas listed in (1) above •ich may be applied to the developable portion of the site (Code Section 18 92.030). It is the responsibility of th= applicant for a residential development application to provide a detai ed calculation for both the permitted residential density and the requested density transfer. RESIDENTIAL DENSITY TRANSIT N Regardless of the all housing density in a zoning district, any property within 100 feet a designated established area shall not be developed at a density ater than 125 percent of the maximum Comprehensive Plan designat (not zoning) of the adjacent parcel. • RESIDENTIAL DEVELOPMENT - •.w • ACCESS REQUIREMENTS A/ 2Jc-Ca �+.0 aua1 (j 1(T� All subdivisions and .. ..r partitions are subject Fo N tnV L tir 0a�.k requirements. These requ - ..:•ts state that a mini,...,. of 80% of all lots o ,�./d c T e l created must be oriented. .r solar accessibility. The basic standard, which determines solar - ..__:ibility, requires that 80 % of total number L �• of proposed lots: 1) demon:. ate a north - south - dimension of at least 90 feet: and 2) demonstrate a fro lot line orientation within 30 degrees of a true east -west axis. The total or partial exemption'. a site frcm the solar access requirement may be approved for the follow .. reasons: - East, west or north elms steeper than 20%. - Off -site shade sources (: ructures, vegetation, topography). - On -site shade sources (v .etation). Page 2 Adjustments allowing a reduction of the 80% solar lot design requirement may be made for th- following reasons: - Reduced dens ty or an increased cost of at least five percent due to either: * east, west or north slope greater than 10%, * signific: t natural feature, * existing •.d or lotting pattern, * public eas= -nt or right -of -way. - - Reduction in impo• ant development amenities. - Pre - existing shade (vegetation). PLEASE NOTE: Ma.: and text - ired which are sufficient to show that the develo.,,- t com•lies with the solar deli• standards, or that specific lots should be exempted or a•justed out. The following items shall be included in the analysis: a. The north -south lot dimen: on and front lot line orientation of each proposed lot; b. Protected solar build's:. lines and relevant building site restrictions, if applicabl -- . c. For the purpose of identify .. trees related to exemption requests, a map showing existing tr- which are at least 30 feet tall and over 6 inches diameter at : point 4 feet above grade shall be submitted. This map shall .cluding their height, diameter, and species, and a statement decl= ing.that they are to be retained; and d. Copies of all private restrict ons relating to solar access. The design characteristics of a dev:loped solar- oriented lot are high levels of wintertime sun striking the south walls and roofs of the house, house orientation maximizing south w ..ow area, and a south - sloping roof area. To achieve this, one may utiliz. the following: b. Protected Solar-Building Lines solar building line must a) be oriented to within 30 degrees of a true east -west axis, b) provide a minimum distance of 70 feet f • the middle of the lot to the south property line, and c) provid= a minimum distance of 45 feet - • - - -. -- from the northernmost - buildable- of the subject lot to the - north property line. c. Performance Options: There are two ormance options which maybe • utilized. The first option requires ._ house to be oriented within 30 degrees of an east -west axis-and ha -: at least 80% of the ground floor's south wall protected from :I:._. The second option requires • that at least 32% of the glass and 500 :. = feet of the roof area face, south and be protected from shade please contact the Building Division for furth =r information reaardinq the protected Solar Building Line and Performance Options relating to building height and construction. -: Page 3 . III PARKING AND ACCESS Required automobile parking: spaces per dwelling unit. - Mu - -- _... -. A i - Multiple family units with more than 2 bedrooms require two p parking cee per unit. H0 No more than 2+56 of required spaces may be designated and /or dimensioned as compact spaces. Parking stalls shall be dimensioned as follows: - Standard parking space dimensions: 9 ft. X 18 ft. - Compact parking space dimensions: 8.5 ft. X 15 ft. Handicapped parking: All parking areas — s hall 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 are required for multi - family commercial and industrial deve opm- r , - - rac - - . -Eed in areas protected from automobile traffic and in convenient locations. Bic cle parking spaces shall be provided on the basis of\one or every 15 vehicular parkin§ d 75 All parking areas and driveways must be paved. Minimum number of accesses: 040.-- CI / Minimum access width: _d '.... .. It a, 4- 'pave _ a � I�qu�y2d Maximum access width: .! I Pedestrian access must be provided between building entrances and parking areas, outdoor common areas, and public sidewalks and streets. A minimum o one tree for every seven parking spaces must be planted in and around all parking areas in order to provide a vegetative canopy effect. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. These design features may include the use of landscaped berms, decorative walls, and raised planters. For detailed information on design requirements for parking areas and accesses, see Development Code Chapters 18.100, 18.106 and 18.108. /CLEAR VISION AREA The City requires that clear vision areas be maintained • >tween three and eight 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. Page 4 • . . BUFFERING AND SCREENING In order to increase privacy and to either reduce or eliminate adverse noise or visual impacts between adjacent developments, especially between different land uses, the City requires landscaped buffer areas along certain site perimeters. Required buffer areas are described by the Code in terms of width. Buffer areas must be occupied by a mixture of deciduous and evergreen trees and shrubs and must also achieve a balance between vertical and horizontal plantings. Site obscuring screens or fences may also be required; these are often advisable even if not - required by the Code. The required buffer areas may only be occupied by vegetation, fences, utilities, and walkways. Additional information on required buffer area materials and sizes may be found in Code Chapter 18.100. The required buffer widtha are /- c � applicable to your proposal area: `1& 'Vo a o f``� ves'WeuCe eu ot/ 4� ,, / ft. along fldrth boundary /f /�l� ft—along east boundary rte. ft. along south boundary T �9 i ft. ion w e et boundary ���"" Tityi ma�,p/� LL,,.tihds�//�`buf's�3' 'raj' In addition, sight obscuring screening is hlong« atitj r°5 444g v STREET TREES ` Street trees are required for all developments fronting on a public or private street as well as driveways which are more than 100 feet in length. Street trees must be placed either within the public right -of -way or on private property within six feet of the right -of -way boundary. Street trees must have a minimum caliper of at least two inches when measured four feet above grade. Street trees should be spaced 20 to 40 feet apart depending on.the branching width of the tree at maturity. Further information on regulations affecting street trees may be obtained from the Planning Division 5 ± � r �f SIGNS �LJ Sign permits must be obtained prior to installation of any sign in the City of Tigard.. A "Guidel for Sign Permits' handout ie available upon request. Additional sign or height beyond Code standards may be . • • permitted if the sign proposal . reviewed as part of a development review application. :Alternatively, a gn code Exception application may be • . filed for review before the Hearin a Officer. - SENSITIVE LANDS Code Chapter 18.84 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 preliminarily identify _: • sensitive lands areas at -the pre-a tion conference based on available - - information. HOWEVER,-the responsibil to precisely identify sensitive . -- , ,, lands areas, and their boundaries, is responsibility of the applicant.';;.;:.:. - freas meeting the definitions of sensitive lands must be clearly indicated ;: ±,:: on plans submitted with the development a lication. Page 5 • • I Chapter 18.84 also provides regulations for the use, protection, or modification of sensitive lands areas. Residential development is prohibited within floodplains. In most cases, dedication of 100 - year floodplain areas to the City for park and open space areas is required as a condition of the approval of a develo•.-nt application. •C�n/�O a nvy '' I ADDITIONAL ! CONCERNS OR COMMENTS � # /ensn vevl eAV 1 £ hk OLs saj Lim �r�aw� Aide At t IOi IoC4 " �d 44n, o�dyas4 a4 vecyd 1esaut PI e t ,e.v 1pl) ritei `4 .e ),he -wl PROCEDURE Administrative staff review. / Public hearing before the Land Use Hearings Officer. ✓ Public hearing before the Planning Commission. Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. APPLICATION SUBMITTAL PROCESS All applications must be accepted by a Planning Division staff member at the Community Development Department counter at City Hall. PLEASE NOTE: Applications submitted by mail or dropped off at the counter without Planning Division acceptance may be returned. Applications submitted after 4:30 P.M. on Thursday will be batched for processing with the following week's applications. Applications will NOT be accepted after 3:00 P.H. on Fridays or 4:30 on other days. Maps submitted with an application shall be folded IN ADVANCE to 8.5 by 11 inches. One 8.5 inch by 11 inch map of a proposed project should be submitted for attachment to the staff report or administrative decision. Application with unfolded maps shall not be accepted. The Planning Division and Engineering Division will preform a prel<•^inary review of the application and will determine whether an application. is complete within 10 days of the counter submittal. Staff will notify an - applicant if additional information or additional copies of . the submitted materials are needed. The administrative decision .or:- public hearing will: typically occur , approximately 45 to' 60 days after an - application is accepted . as being - • complete by the Planning Division.,-,.Applications involving difficult or protracted issues or requiring - review by other jurisdictions -.may take --,.- additional time -to review::.: Written recommendations from.the._Planning staff are issued seven-(7) to the public hearing.:. A 10 : •day_;_:::: public appeal period follows; all_ land use decisions. - appeal on this __.. matter would be heard by the - rj as Page 6 l/�s 560w11 444P . 10134105 olai. T k4Qi St 2 ��, L re- rivew,e s GH e 3/b 1. Wj.L. `� i • • • • A basic flow chart which illustrates the review process is available from the Planning Division upon request. This pre - application conference and the notes of the conference are intended to inform the prospective applicant of the primary Community Development Code requirements applicable to the potential development bf a particular site and to allow the City staff and prospective applicant to discuss the opportunities and constraints affecting development of the site. The conference and notes cannot cover all Code requirements and aspects of good 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. Another pre - application conference is required if an application is to be submitted more than six months after this pre - application conference, unless the second conference is deemed unnecessary by the Planning Division. PREPARED BY: PLANNING DIVISION PHONE: 639 -4171 a / 6 6 ti v a V.er a Fv.ei l - weep a d itt f eV an" 4.id J .es:5t,1vie s-k Pettit-, ty Inas - I� � o4aa -t ,acl s+rue tote S �, `. 'G cW Ia 2 ' �ov l/ lSy rote W 1 O 1�h eencr. a o n ) �✓.m d -R 20 I 'tl-et5c ct coo I s reel IA r ed 6 .1(11 a/p { pea✓s w ! o i h Ialsidsca S i a 4 re.,4t/s *0 a llauw a Curc/'rc� — 4�0 10 ,te• i ( Lbw �I / I ufrlis ©n GIs sloes, / 0 a 1 s ah Ceh bet S 57 .0 0 1 -es i Vt.o Qc {H Iva a G�Cue`B� ` � o e n r 2 soc< a ��1/ / R,od- wa ll�,, i s frela/vecy to va sou �2a � L_ kf-o s1 P ea p✓oL �c fini, its„ a � � p g awl C S ar /bH. LeY - wl-� 'Mcc f (s 4f * $- .lve-w2 / �/ 'd'a� F -� //��A't��,.� 6 ✓ �� ' jj oot."' C4 WS. / L. :Id a f,frcht aa,21 p 1.�. ( 2!/0 w, t' wa,(1C(.V0. / ` y rG I ✓/I �ao4 .✓O U.y� c /o &✓ N eeds to /� /OV I �c._. Jo vl- vSeJo ✓ 2 ✓¢.crs • Page 7 / • lD QS er /lam;-/4,(e Yl'a4ts,L 44 /W Zr a J °L acce ss c Vet? uhv'se t S¢e v2dwe 1 ll as Cren., 43641/514.2S PUBLIC FACILITIES The purpose of the pre - application conference is to: (1) Identify applicable Comprehensive Plan policies and ordinance provisions; (2) To provide City staff an opportunity to comment on specific concerns; and (3) To review the Land Use Application review process with the applicant and to identify who the final decision making authority shall be for the application. The extent of necessary public improvements and dedications which shall be - required of the applicant will be recommended by City staff and subject to approval by the appropriate authority. There will be no final recommendation to the decision making authority on behalf of the City staff until all concerned commenting agencies, City staff and the public have had an opportunity to review and comment on the application. The following comments are a projection of public improvement related requirements that may be required as a condition of development approval for your proposed project. Right - - 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: 1. a A to 1 712 feet from centerline. 2. to feet from centerline. 3. to feet from centerline. Street improvements: o ' i 4 Q , 6 ga, eo ,, L01 60; - , w teln u ppe ge z c ,n� p) �/ 1. tin street improvements will be necessary along w i r vy r' 2. street improvements will be necessary along 3. Street improvements shall include feet of pavement from centerline, plus the installation of curb and gutters, storm sewers, underground placement of utility wires (a fee may be collected if determined appropriate by the Engineering Department), a five -foot wide sidewalk (sidewalks may be required to be wider on arterials or major collector streets, or in the Central Business District), necessary street signs, streetlights, and a two year streetlighting fee. In some cases, where. street improvements or other necessary public • improvements are not currently practical, the street improvements_ may be deferred. In such cases, a condition of development approval may be specified which requires the property owner(s). to execute a non- remonstrance agreement which waives the property -owner's right to remonstrate against the formation of a local improvement district formed to improve: 1. • 2. Jbt►r kaeVC P� 1•oAiMai OrukeWA • Page 8 foSstece £1.,0 'brt1A6 ovJTa E -vi &AM o6 — wLu- U112e Rawl _ • Pedestrianways /bikeways: Sanitary Sewers: The nearest sanitary sewer line to this property is a(n) S inch line which is located in p,<eM &sr �- 200net. The proposed development must be connected to a sanitary sewer. It is the developer•s responsibility to extend the sewer along the proposed development site's L (.� MAKE MUSIC-- Water Supply: The Water District (Phone: 4„ ) provides public water service in the area of this site. The District should be contacted for information regarding water supply for your proposed development. Fire Protection: Tualatin Valley Fire and Rescue District (Contact: Gene Birchill, 645 -8533) 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. ' *a rte/) 107.0 � U Other Agency Permits: 11 c u- f ""� Storm sewer improvements: I N i'N ) I� . S • 0. a.a1 . IA o.J ♦ 5 , it 1, . G r..,► STORMWATER QUALITY FEES The Unified Sewerage Agency has established, and the City has agreed to enforce, Resolution No. 90 Surface Water Management Regulations which requires the construction of on -site water quality facilities. At the discretion of the City, the applicant maybe offered an opportunity to pay a fee in lieu of the construction of such a facility. The resolution requires the construction of a water quality facility and /or the payment of a fee. The fee shall be based upon the amount of impervious surface; for every 2,640 square feet, or portion thereof, the fee shall be $285.00. The City of Tigard shall determine if a fee may be paid or a facility shall be constructed. 00- 51'IiE . (14 'nag, • TRAFFIC IMPACT FEES In 1990, Washington County adopted a county -wide Traffic Impact Fee (TIF) ordinance. - The Traffic Impact Fee program collects fees from new development based on the development's projected impact upon the city's transportation system. The applicant shall be required to pay a fee based upon the number of trips which are projected to result from the proposed development. The calculation of the TIP is based on the proposed use of the land, the size of the project, and a general use based fee category. . The TIP shall be calculated at the time of building permit issuance.. In . limited circumstances, payment of the TIF may be allowed to be deferred until the issuance of an occupancy permit.- Deferral of the payment until occupancy is permissible only when the TIP is greater than $5,000.00. ' - ' - /WM X 195 )( 11- 4 11153 Page 9 &cr' T & • . I STREET OPENING PERMIT No work shall be preformed within a public right -of -way, or shall commence, until the applicant has obtained a street opening permit from the Engineering Department. FINISHED FLOOR ELEVATIONS All projects that require a grading plan also require that the applicant - shall submit a typical floor plan for each lot. This floor plan shall indicate the elevations of the four corners of that plan along with elevations at the corner of each lot. PREPARED ENGINEERING DIVISION PHONE: 639 -4171 RP:PREAPP.HST - - - - -- Page 10 • • • • . • EXHIBIT 'A' . • APPEALS Director's Decision to Planning Commission . . $235.00 costs Planning Commission /Hearings Off. to Council . $315.00 + transcript BLASTING PERMITS $125.00 COMPREHENSIVE PLAN PROCESSING Text only, Map only, or both $675.00 • CONDITIONAL USE PROCESSING Conditional Use Review $365.00 FLEXIBLE SETBACK STANDARDS $ 80.00 . • HISTORIC OVERLAY DISTRICT $ 80.00 HOME OCCUPATION . . it $ 50.00 "r/Pe1C . • -Renewal $ 10.00 -N _ . INTERPRETATION OF CONNUNITY DEVELOPMENT CODE . . . _ $ 55.00 by Community Development Department LAND PARTITION Residential and Non - residential $235.00 LOT LINE ADJUSTMENT GS0 nn - • / PLANNED DEVELOPMENT PROCESSING - Conceptual and detailed plan review $500.00 - LANDS Flood plain 5520.00 Wetlands/Steep slopes /Drainageway $235.00 . . SIGN CODE EXCEPTIONS $230.00 SIGN PERMIT 0 -24 sq. ft. $ 10.00 . 24 -100 sq. ft. $ 25.00 - 100 + sq. ft $ 35.00 - Tempora s • $ 10.00 each sign SITE DEVELOPMENT REVIEW Under $10,000 $ 80.00 . $ 10,000 - $ 99,999 $155.00 $ 100,000 - $499,999 $315.00 $ 500,000.- $999,999 $415.00 $1,000,000 or $520.00 + $1 per $10,000 over 1'.1' 'eat not to exceed $2000. •• SUBDIVISION PRELIMINARY PLAT 15.00 . $5 /1 ^* Subdivision Variance if needed. $105.00 TEMPORARY USE Director' Decision . $ 50.00 . Special exemption/Non- Profit . . _ _ _ .. _ _ $ -0- ' TREE REMOVAL PERMIT - - $ -0- - VACATIONS Streets and public access - $300.00 deposit - actual ' - costs charged VARIANCE - Administrative • - $80 00 _ Sign Code $230.00 - ZONE CHANGE ANNEXATIONS Less than 10 acres $520.00 10 acres or more $625.00 ZONE CHANCE PROCESSING . . Less than 10 acres - $520.00 10 acres or more • $625.00 TONE ORDINANCE AMnwMFNT $310_00 JOINT APPLICATION PLANNING FEE •:' '. :_:. 100% of highest planning.- :,: -. fee plus 10% of all additional planning fees related to.the proposal. _ br /Resl.ksl - QfhpopsJc v 's9 a &a ar1v 2/1 /4, • • Staff /3q ' Date 7 / CITY OF TIGARD 1 COMMUNITY DEVELOPMENT DEPARTMENT APPLICATION CHECKLIST The items on the checklist below are required for the successful completion of your application submission requirements. This checklist identifies what is required to be submitted with your application. This sheet MUST be brought and submitted with all other materials at the time you submit your application. See your application for further explanation of these items or call Planning at 639 -4171. ITEMS TO BE BASIC MATERIALS INCLUOED: A) Application form (1 copy) 8) Owner's signature/written authorization (`}� C) Title transfer instrument CAT" 0) Assessor's map [ E) Plot or site plan [ F) Applicant's statement (H) Filing fee ($ ) , S._QQ - e. She.*d [ 7 re SPECIFIC MATERIALS A) Site Information showing (No. of copies ): [ ] I) Vicinity Map _ [ ] 2) Site size & dimensions [ ] 3) Contour lines (2 ft at 0-10% or 5 ft for grades > 10%) [ ] 4) Drainage patterns, courses, and ponds [ ] 5) Locations of natural hazard areas including: a) Floodplain areas [ ] b) Slopes in excess of 25% [ ] c) Unstable ground [ ] d) Areas with high seasonal water table C ] • e) Areas with severe soil erosion potential [ ] f) Areas having severely weak foundation soils [ ] 6) Location of resource areas as shown on the Comprehensive Map inventory including: a) Wildlife habitats [ ] b) Wetlands [ ] 7) Other site features: -- a) Rock. outcroppings - [ ] b) Trees with 6` + caliper measured .4 feet from ground level - [ ] %8) Location of existing structuresIand their uses [ -] 9) Location and _type of on•and :off- site -noise sources [ ] 10) Location of existing utilities and easements [ ] 11) Location of existing dedicated right -of -ways -: - [ ] 8) Site 0evel.opment Plan showing -: (No: of /55 C 1) : proposed site and..surrainding .properties • -:. . . 2) Contour line intervals - [L}! 3) The location, dimensions and names of all: a) Existing & platted streets &_other public ways and easements on the site and on adjoining [ ,'jam properties APPLICATION CHECKLIST - Page 1 - b Proposed streets or other publeways & easements on the site. c) Alternative routes of dead end or proposed streets that require future extension [L]� 4) The location and dimension of: a) Entrances and exits on the site [L b) Parking and circulation areas c) Loading and services areas [� d) Pedestrian and bicycle circulation [i--r' e) Outdoor common areas, [/�^ f) Above ground utilities [L-r 5) The location, dimensions & setback distances of all: a) Existing permanent structures, improvements, utilities and easements which are located on the site and on adjacent property within 25 feet of the site [a----_ b) Proposed structures, improvements, utilities and easements on the site [�]! 6) Storm drainage facilities and analysis of downstream conditions [tF 7) Sanitary sewer facilities 8) The location of areas to be landscaped [G]� 9) The location and type of outdoor lighting considering crime prevention techniques [(]� 10) The location of mailboxes [� 11) The location of all structures and their orientation 12) Existing or proposed sewer reimbursement agreements C) Grading Plan (No. of copies r n ) • The site development plan shall include a grading plan at the same scale as the site analysis drawings and shall contain the following information: - 1) :-The location and extent to which grading will take place indicating general contour lines, slope ratios and soil stabilization proposals, and time of year it is proposed to be done. 2) A statement from a registered engineer supported by • data factual substantiating: - a) Subsurface exploration and geotechnical engineering report.. [ 3� b) The validity of sewer and storm • drainage service proposals . ky----- c) That all problems will be mitigated and how they will be mitigated [4}--- O) Architectural Drawings '(No. of copies /' ): [� • The site development plan proposal shall include: 1) _ Floor plans indicating the square footage of all structures proposed for use on -site; and 2) Typical elevation. drawings of each structure. E) Landscape Plan' (No. of< copies =' ):::.: -[— .The landscape plan shall be drawn at the same scale of the - - site analysis plan or a"larger scale if necessary and shall - .. indicate: 1) Description of the irrigation system where applicable [ y� 2) Location and height of fences, buffers and screenings [ti - APPLICATION CHECKLIST - Page 2 3) Location of terraces, decks, shelters, play areas and common open spaces (Pr 4) Location, type, size and species of existing and proposed plant materials. [ The landscape plan shall include a narrative which addresses: 1) Soil conditions. 2) Erosion control measures that will be used. [ F) Sign Drawings Sign drawings shall be submitted in accordance with Chapter 18.114 of the Code as part of Site Development Review or prior to obtaining a Building Permit to construct the sign. [ ] G) Traffic generation estimate [ ] H) Preliminary partition or lot line adjustment map showing (No. of Copies ): 1) The owner of the subject parcel [ ] 2) The owner's authorized agent [ ] 3) The map scale, (20,50,100 or 200 feet =1), inch north arrow and date [ ] 4) Description of parcel location and boundaries [ ] 5) Location, width and names of streets, easements and other public ways within and adjacent to the parcel [ ] 6) Location of all permanent buildings on and within 25 feet of all property lines [ ] 7) Location and width of all water courses [ 3 8) Location of any trees with or greater caliper at 4 feet above ground level ( 3 9) All slopes greater than 25% • [ ] 10) Location of existing utilities and utility easements [ ] 11) For major land partition which creates a public street: a) The proposed right- of-way location and width [ 3 b) A scaled cross - section of the proposed street plus any reserve strip [ ] 12) Any applicable deed restrictions [ ] 13) Evidence that land partition will not preclude efficient future land division where applicable [ ] I) Subdivision Preliminary. Plat Map and data showinq(No. of Copies ): 1) Scale equaling 30,50,100 or 200 feet to the inch and limited to one phase per sheet [ ] 2) The proposed name of the, subdivision [ ] 3) Vicinity map showing property's relationship to arterial and collector streets [ .3 4) Names, addresses and telephone numbers of owner- - developer, engineer, surveyer, as applicable[ ] 5) Date of application : [ ] 6) Boundary lines of tract to be subdivided [ ] 7) Names adjacent subdivision or names of recorded owners of adjoining parcels of unsubdivided land _[ ] 8) Contour lines related to a City - established bench- mark at 2 -foot intervals for 0-10% grades greater than 10% [ ] APPLICATION CHECKLIST -.Page 3 9) The1rpose, location, type and size S 11 of the following (within and adjacent to the proposed subdivision): [ ] a) Public and private right -of -ways and easements [ ] b) Public and private sanitary and storm sewer lines [ ] c) Domestic water mains including fire hydrants [ ] d) Major power telephone transmission lines (50,000 volts or greater) [ ] e) Watercourses [ ] f) Deed reservations for parks, open space, pathways and other land encumbrances [ ] 10) Approximate plan and profiles of proposed sanitary and storm sewers with grades and pipe sizes indicated [ ] 11) Plan of the proposed water distribution system, showing pipe sizes and the location of valves and fire hydrants. [ ] 12) Approximate centerline profiles showing the finished grade of all streets including street extensions for a reasonable distance beyond the limits of the proposed subdivision. [ ] 13) Scaled cross sections of proposed street right -of -way; [ ] 14) The location of all areas subject to inundation or storm water overflow [ ] 15) location, width and direction of flow of all water- courses and drainage ways [ ] 16) The proposed lot configurations, approx mate lot dimensions and lot numbers. Where lots are to be used for purposes other than residential, it shall be indicated upon such lots [ ] 17) The location of all trees with a diameter 6 inches or greater measured at 4 feet above ground level, and the location of proposed tree plantings, if any [ ] 18) The existing uses of the property, including the location of all structures and the present uses of the structures, and a statement of which structures are to remain after platting [ ] 19) Supplemental information including: a) Proposed deed restrictions (if any) [ ] b) Proof of property ownership [ ] c) A proposed plan for provision of subdivision improvements [ ] 20) Existing natural features including rock out- . croppings, wetlands and marsh areas. [ ] 21) If any of the foregoing information cannot practicably be shown on the preliminary plat, it shall be -- incorporated into a narrative and submitted with the . application. [ ]. J) Other Information [- ] Solar kccsS CalcMtimAies\ - (2362P/0028P) - APPLICATION CHECKLIST - Page 4 NOTIFICATION LIST FOR ALL APPLICATIONS 1 — NPO NO. f( copies CPO 2. CITY DEPARTMENTS Building Official /Dave S. Parks 4 Recreation Board City Recorder _ Police Engineering /Chris D. Field Operations Permits Facilitator/viola C. 3. SPECIAL DISTRICTS Fire District _ School Dist No. 48 (Pick -up box) (Beaverton) Joy Pahl PO Box 200 Beaverton, OR 97075 Tigard Mater District School Dist. 231 8777 SW Burnham St. (Tigard) Tigard, OR 97223 13137 SW Pacific Hwy. Tigard, OR 9722] 6501 Tualatin Valley Water District Unified Sewerage Agency /501 Program SW Tigard, OR ors Ferry Rd. 155 R. First St. Blllaboro, CM 97124 4. APFECLED JURISDICTIONS Wash. Co. Land Use a Transp. Boundary Commission 150 N. First Ave. 320 SW Stark Room 530 Hillsboro, OR 97124 Portland, OR 97204 — Brent Curtis Ravin Martin METRO - CREERSPACES PROGRAM _ Mike Borrasca — Mel Hole (CPA's /ZOA'a Fred ) 600 NE Grand ) .. Portland, OR 97232 -2736 ----Jim C1ty of Beaverton DLO (CPA's /Zpa's) (manna - Principal Ga ls , OR St. 0H P� Flamer Galen, OR 97310 -0590 PO Box 4755 Beaverton, OR 97076 Other City of King City City _ City of Durham ity Manager 15300 SW 116th PO Bos -3483 King City, OR 97224 Tigard, OR 97224 _ City of Lake Oswego _ CS ty of Portland City Manager Planning Director 380 SW A 1120 SW 5th Lake Oswego, OR 97034 Portland, OR 97204 State Highway Division COOT Bob Doran LSdwlen Rahmnn PO Box 25412 9002 SE McLoughlin Blvd. Portland, OR 97225-041.2 Milwankl8, OR 97222 City of Tualatin PO Box 369 Tualatin, OR 97062 5. SPECIAL AGENCIES Cenral Telephone Portland Cameral Elec. Engineering Office — Brian Moore PO Box 23416 14655 SW Old Scholl Tigard, OR 97281 -3416 Fry. Beaverton, OR 97007 NW Batnral Ca Metro Area Coaammioat ens Scott Palmer Jason Hewitt 220 NW Second Ave. Twin Oaks Portland, OR 97209 - 1815 815 NW 169th Place g.6 Center p TCI Cablevision of Oregon - Beaverton, OR 97006 -4886 — Mike Hallock US West 3500 8W Bond St. Pete Belson Portland, pH 97201' - 421 SW Oak St. Columbia Cable (Prank Stamm) Portland, OR 97204 14200 SW Brigmdom Ct. - . 'lri -Met Transit Dew. Beaverton, Q 97005_ .. _ - Ty inns 6. 6TA'!8 ACBQCJffi 4012 88 1711, Ave. Portland, OR 97202 Division cs Div. (Land) DO ®MI - _ Division of State Lands - Cca®aroe Piah A llf ldlif _ _.- = PVC 7. FEDERAL ACID1CI83 • = J Oorps. Of Engineers Post Office 8 . OEt _ Southern Pacific Transportation Company Duane M. Foruoy, PIS - Project Engineer - 800 WE 6th Avenue, R. 324, Union Portland, OR 97209 . :4 • OE 1/4 NE 1/4 SECTION r WASHINGTON ` ' �y SCALE I I s ?� .r tdj W. cl W alsapc 2Wa a 44' 2801 ' e ( R - 334c. ° ^ iu4. 10459 7 q i - I.7 101.31 8.420 ' Id r 1 T TO IC T 78 -42492 • - 4 , . 2600 2. 49 2800 / / • L18 R+ /44c. 2500, a 2400 �, 2300 • F � e �so � o 'p 125 AC a ./BAC. °' ..36AC. 2200 10 / 1,° .- . 95A Y CJ . :..: <ic. 3� / / R bozo' 2100 , . / ,< .93 AC. '.f ry0 3 o e it t� 17. / - 2000 ST ° 9 '�ti - • I eE e 3 i \ v z e c. 1 P qq 2 S 89"3/ • . S OT eaepe AN r / a \ �o ' 4 / • SEE MAP _ / 2S 1 10AB , 1 '� �� / • 1100 see; Y / 4..4. .824c. `� %% t / r 14 1 - 397.12 / / / ;, 4) 1200 � 'J 1300 342.°0' . - _ e O"J.. ` ' a .37AC .52 AC / 4 /C.' : ' c As- N MAY- 11 —'94 WED 13:28 ID: F. H. AL —HADI & ASSC TEL NO:503- 222 -7299 #237 P01 • • FAROUK H. AL -HADI and Associates Consulting Engineers FAX TRANSMITTAL FORM 503 -222 -7299 TO: CM( AF taas.D Fl.A1MM11.14 De pT,/r'ax, ne. 684 - 7 FROM: M l .e.l DATE : MA4 H I m414 ATTN: M it, M Acic (to BATS • of PAGES: Two ( (S including cover) COMMENTS: T MAR f I K 1 . 1 k T �I,1 !4 a"rw .r7 Ln+. 1:`+. A. rs.A. .cM,, mtj. priwirm r 1) .1.14 c - es -Ke. rSre:decA iaue lose.. help. 4.444 „ rreuLtiw.. 4o w4 Ott Le,44- seµera1 Ja — C?>r. Le a-kc OIL +Lca proper m.u,nel) Dom, M•T•TouctiAt we wmtl.ci lace 4o ►•e.�.resf cwt.. arpeiw #rse+x.4 4or 1 e- 1Meck4• wi� k . p �4.�nt f - s�* U � re + �S. RN.r. . fe eSig-T — M y A,.-. vston.4 l{* 4st•"ay ' . P.kg! / -f' er 4 Pft A .I o Bn s e-... 'Ott li i 4 isCe, l.p,,,4'1. , We wa..l.d kek 4.0 le g S e.l~ o-.. 0%64 do'4e (q.eoa,ra,rre{fvrwb(y) ti'pe9si'bie 4n9. OOQ GAAr1 Name of applicant D r. Matti Totonchy Subject Property: Tax Map and Lot # .2s 1 10 AA 1/7700 Address or General Location 10930 SW Gaarde St. Tigard, OR 97223 AFFIDAVIT OF POSTING NOTICE I Elaine C . Matthews , do affirm that I am (represent) the party initiating interest in a proposed 11 unit Apartment Complex affecting the land located at 10930 SW Gaarde St Tigard, OR , and did on the 1 5th day of July ,1994 personally post notice indicating that the site may be proposed fora site development review/plan developre men t application, and the time, date and place of a neighborhood meeting to discuss the proposal. The sign was posted at North - centeral area behind sidewalk (state location on property) This i 5th day of Jul , 19 94 E ( a te a l Signature Subscribed and sworn to, affirmed, before me this /J>,q- day of LA/c-/ , 19 eV i° „ . OFFICIAL SEAL 4 l/ // Q Q < ^r} ZIA ULLAH BHATTI \I F” NOTARYPUBLIC-00. NO PUbIiC f0 a State of Oregon �'l.v COM MISSION NO y Commission Aires: A497.2/ 97 MV COMMISSION EXPIRES NOV. 21, 1 WITHIN SEVEN (7) CALENDAR DAYS OF THE SIGN POSTING, RETURN THIS AFFIDAVIT TO: City of Tigard Planning Division 13125 SW Hall Blvd. Tigard, OR 97223 via • • AFFIDAVIT OF MAILING STATE OF OREGON ) ) SS CITY OF TIGARD ) I, Elaine C. Matthews ,bolo du sworn, g duly rn, and say that on July, 15 t h , 19 94 , I caused to have mailed to each of the persons on the attached list a notice of a meeting to discuss a proposed development at 10930 SW G as r d e St. Tigard, O R a copy of which notice so mailed is attached hereto and made a part of hereof. I further state that said notices were enclosed in envelopes plainly addressed to said persons and were deposited on the date indicated above in the United States Post Office at The University Station P o r t l a n d , OR , with postage prepaid thereon. k10w4 C. o at Signature t Subscribed and sworn to before me this Arr. day of `///c7 , 19 9r/ . i9.-, OFFICIAL SEAL '^f : ZIA ULLAH BHATTI . ' ` � �� - ,E NOTARYPUBLIC•OREGON . tart' Public M Y COMMISSION EXPIRES NOV. 21, 1997 My Commissio pires: /✓e ✓1f 97 h: \login\jo \affmail.cit Sk 6,„�`tfal July 15, 1994 City of Tigard CIT: Jerry Swank 13125 SW Hall Blvd. 13805 SW 118th Tigard, OR 97223 Tigard, OR 97223 (503) 639 -6602 RE: 11- Unit Apartments/ S.W. Gaarde Street Dear Interested Party: Farouk H. Al -Hadi & Associates are representing the owner of the property located at 10930 S.W. Gaarde Street, Tax Lot No. 2200. We are considering proposing a 11 unit apartment complex at this location. Prior to applying to the City of Tigard for the necessary permits, we would like to discuss the proposal in more detail with the surrounding property owners and residents. You are invited to attend a meeting on: FRIDAY, JULY 29, 1994 TIGARD CITY HALL TOWN HALL CONFERENCE ROOM 13125 SW HALL BOULEVARD TIGARD,.OR 97223 7:00 PM Please note this will be an informational meeting on preliminary plans. These plans may be altered prior to the submittal of the application to the City. We look forward to more specifically discussing the proposal with you. Please call Michael E. Shadoan of Farouk H. Al -Hadi & Associates at 222 -5040 if you have any questions. Sincerely, — y / It ` Michael E. Shadoan Project Designer PRQPERTY OWNERS MAILING LIST • Alice M. Behrns c/o Alfred & Alva Antonini By Silvia Miller P.O. Box K Madras, OR 97741 John W. & Patricia Noel 10980 SW Garden Park P1. Tigard, OR 97223 Betty Wall 10870 SW Garden Park Place Tigard, OR 97223 John P. Sandra J. Ryan 961 Commons Drive Sacramento, CA 95825 Keri Nan Nicolaisen 5320 SW Humphrey Blvd. Portland, OR 97221 Paul J. Williamson • 7422 SW Virginia Avenue Portland, OR 97219 Patricia & Norman Ottoman 21635 SW Elwelt Road Sherwood, OR 97140 Bebe Dill 10900 SW Garden Park P1. Tigard, OR 97223 George & Carolyn Sheldon 123 NW 2nd Avenue Portland, OR 97209 . . Edward J. Wortman c/o Dr. Matti Totonchy 2651 SW Overlook Lake Oswego, OR 97034 Self Service Construction 14255 SW Pacific Hwy Tigard, OR 97224 City of Tigard 13125 SW Hall Blvd. P.O. Box 23397 Tigard, OR 97223 Danna Brothers Properties 9800 SE Stark Street Portland, OR 97216 Brad M. Parrott 10738 SW Heron Place Beaverton, OR 97007 Steven & Mary Kuhn 11030 SW Gaarde Rd. Tigard, OR 97223 Laury & Barbara Lundberg c/o John & Sharon Nardello 520 SW 6th #400 Portland, OR 97204 Normandy Associates, Ltd. By Kenneth Knight 6365 Beach Drive SW Seattle, WA 98136 G C Kolre 14363 SW Pacific Hwy Tigard, OR 97223 S MINUTES OF THE PUBIC MEETING FOR 11 UNIT APARTMENTS FOR DR. MATTI TOTONCHY HELD JULY 29TH, 1994 - 7:00 PM AT TIGARD CITY HALL - TOWN HALL MEETING ROOM MINUTES: The meeting was called to order by Mr. Michael E. Shadoan, the project designer of Farouk H. Al -Hadi & Associates, at 7:02 p.m. July 29th, 1994. In attendance were the following: PROPERTY OWNERS & RESIDENTS: Mr. Walt Van Tuyl, 10900 SW Gaarde Rd #17, Tigard, OR - Resident Manager. REPRESENTATIVES FOR OWNER OF PROPOSED PROJECT: Ms. Elaine C. Matthews, secretary for Farouk H. Al -Hadi & Assoc. Mr. Michael E. Shadoan, project designer for Farouk H. Al -Hadi & Associates. Comments: Mr. Walt Van Tuyl wanted to know when the project would begin. He liked the design and thought it would enhance the existing area. The meeting was adjourned By Mr. Michael E. Shadoan at 8:00 p.m.. Additional Comments: After sending the notice for the public meeting, we received one call from Mr. John P. Ryan of Sacramento, California. He wanted to know the location. After receiving the location information and a brief description of the proposed project, Mr. Ryan expressed that he thought the project would be a benefit to the area. He had no objections or further questions. NO OTHER ATTENDERS OR COMMENTS RECEIVED. f 1\19( IMa ► 1 -• - 614 s6tb NAME - - - ADDRESS _ _ - - -___ -- - OWNER /RENTFA - - -- _. -- - �i''LL/ fir /L /D9D_O_�_Gt�,- 64f1/�A -� - NG - - - -- • • Legal Description for 25' x 25' emergency and service vehicle easement A portion of that parcel of land as conveyed to Matti Totonchy in Washington County Deed Record #82- 12928, lying in the NE 1/4 of Section 10, Township 2 South, Range I West, of the Willamette Meridian, City of Tigard, Washington County, Oregon and further described as follows: Beginning at a point on the northwesterly boundary of said Totonchy parcel, being 145.00 feet northeasterly of the most westerly corner of said Totonchy parcel; thence continuing northeasterly along the northwesterly boundary of said Totonchy parcel, 25.00 feet; thence southeasterly perpendicular to said northwesterly boundary, 25.00 feet; thence southwesterly parallel to said northwesterly boundary, 25.00; thence northwesterly perpendicular to said northwesterly boundary, 25.00 to the point of beginning. ∎v 90 -59707 u,6 at ChicagoTidc [n ce Washington County , Company of C • ASSIGNMENT OF REAL ESTATE CONTRACT AND DEED (Individual or Corporation) MICHAEL, W. UNGER and CAROLE A. UNGER, Husband and Wife Grantor does hereby grant, bargain, sell and convey to MATTI TOTONCHY Grantee, the following described real property and the Grantor's Interest in that certain Real Estate Contract entered into on the 20th day of MaY M fg 83 between KAY W, LIVINGSTON and BESSIE E. LIVINGSTON, Husband and Wife as Seller r and UICHAEL W. UNGER and CARO1,4,, UNGER. Husband and Wife as Purchaser • for the sale of real estate described as: • See Attached - Legal Description z WASHINGTON COUNTY 3f• e REAL PROPERTY TRANSFER TAX c' aim in ' $ 74i oo /Q -So- 9t— FEE PAID DATE , Grantor does hereby covenant that there, is now unpaid on the principal of said contract the sum of z rr - a ;. _ ($ , ,:.54.43 ). • 1 ' The true.c forithis conveyance.ls s j&, 000.. 00 ` (Mere comply with the requlremen..:. .n ORS 93.030). "This instrument will not'allow use of the property described in this instrument in violation of appliable land use laws and regulations. Before signing or accepting this Instrument, the person squiring fee title to the property should check with the cp z appropriate city orcounty planning department to verify approved uses!' Dated this X 1-1 ‘, day of Ar r nher ,•1931: If a corporate grantor, It has caused its name z to be signed of Its board of die/Pers. y( I/.�^-/ • ' ' Hie ael' W,' Unger U Carole A'. U` ngar ZS • • STATE OF OREGON, ) STATE OF OREGON, County of ) ea. County of Washington ) ce. , t9 . October 27 . 1e 90 I Pereonetly appeared and Personally appeared the above named ... Ni_cq$st, . W who, being duly sworn, Unger and Carole A. Unger each for Parnell and not one for the other, did say that the former Is the the president and that the latter is the and acknowledged the foregoing secretary of the Instrument to be their voluntary act and deed , a corporation, and that said Instrument was signed in behalf of said corporation by authority of its board of • directors; and each of them acknowledged said Instrument to be Its volun - efllrt (!!I Op ' .. twy act and deed. • ;f9°�<ffi 4 ~ 9l,i' wore me: N otary Pilo e o ' or &1 f( nimlagion explr ( V l /Rd] Notary Public for Oregon t T - L--'• . f 1 Q 1. ; 1 My commission expires: — - After recoidtiig ;roturrilo: Ma.tti..To.tonchy 2651. SW. Overlook. Drive. Lake. Oswega,. OR. 9.7034 Name, Address, Zip Until a change Is requested all lax statements shall be sent to the following address; Matti.Tatonchy 2651YSW.Averlook.Driva i.. Lake. Oswego, . OR. 97034 Name, Address. Zip ' Stock No. OR100441 /CT (Rev. 3411) • • • • Order No. W76329 Page No. 2 DESCRIPTION Part of the Northeast quarter of Section 10, Township 2 South, Range 1 West, Willamette Meridian, Washington County, Oregon, described as follows: Beginning at a point in the County Road No. 411 which is 1394.5 feet East and 35 feet South 57 °28' East of the quarter corner between Sections 10 and 3; thence South 33 °53' West 20.0 feet to an iron pipe on the edge of the road; thence continuing South 33 °53' West along the Easterly line of that tract conveyed to Anton Gress, et ux, by deed recorded in Deed Book 258, Page 259, 415.0 feet to an iron pipe; thence South 57 °28' East along a Northeasterly line of AMENDED PLAT OF CANTERBURY PLACE, 100 feet to an iron pipe; thence North 33 °53' East 415 feet to an iron pipe on the edge of the road; thence continuing North 33 °53' East 20.0 feet to a point on centerline; thence North 57° 28' West 100 feet to the true point of beginning. • • • STATE OF OREGON ` SS County of Washington } I, Jerry R. Han •,., •' •r of Assessment and Taxation a. •Hicio -.: rder of Con- veyances for • oefm&0 @re; ertify that the within r w{{nepfrof writ(h received and reco • `6 * -e sa eek`a �• : suit • Ex• T 0•i���ef u. i _ .I4 N COUt' - Doc : 90059707 Rect: 43198 112.00 10/30/1990 08:59:58AM 2 ' 5To.S -' \ S A ( �SGM 2sJT . • . -__ '�► 87010303 • aa4�� INDIVIDUAL-GENERAL PARTNERSHIP - TAX Lott 2200 . PERMANENT smut DRAINAGR; EASEMENT ii :r• • .. KNOW ALL KEN BY THESE PRESENTS THAT Ray M. A • site E. •Livlogaton, husband i , w1[e; - •. 'Michael M. i Carol A. Unger., . ' . husbane & wife hereinafter called the Grantor•, in consideration for the sus . • of cthtr ' SAG and valuable conai.l -cat inn• . dollars • (1 0.00 ) Iron the. • • • .• City. of Tigard,. •hereinaf ter called Grantee, grant•and convey unto the City of • 'Tigard • ''a' perpetual; easement for constructing, • reconstructing, operating, ' maintaining, . Inspecti*g and repeitiag- of public utlitle•' and - appurtenances, • • together with, the fight to remove,' is nett ssary,• vegetation, 'foliage, trees add': • • . other obstructions 'on the following described 'parcel of ', land., •ituated•lu the City .. • . • of tigard, Washington County, State of Oregon; . . . • . . . . .. ' . ' ' ' See Attached Exhibit 'A' • ' IT IS EXPRESSLY UNDERSTOOD that this easement does not.convey any right, title • or 'interest except thane e7.preasly, stated in this easement, nor otherwise prevent • • • Grantors from the full use and dominion .thereoivert provided, h , that such use • ; "`; • ' ' shall not intetfere with the uses and purposes of the intent of the easement. . IN 'CONSIDERATION of the premises, Grantee 'a that if •said Grantee, its • '• Successors or assigns should cause said be vic•ted, the rights of the Grantee lathe abovrdescribe'd easement will be forfeited and shall immediately . ' revert to the Grantari, their successors and iaaigos in the case of. such event..: . • • TO HAV 6'•AND:TO HOLD the above - described' and :e ' pr emises unto•.'eeid Grantee, ' • its .successors and anigis'forever. ... • ., • (SG v • ' .,.4.. e ...... ZSEAI:I h /w�PG , ' • • Kay Li on • . a e Bessie X. Livtngbton •bate • • • . • . (SEAL .... . W Date ivyee- 8oeldema. Date . (SEAL) X :•: / / (SEAL) kit* N '_ W N hue. ng r j at CCaa rol A. Unger) • D to • • STATE OF OREGON ) t ) ma. County of Washington . ) I iv . BE IT REMEMBERED, that on this ..'slAday of Oc 4 1 e , 19 r C. , ' • before me, the undersigned Notary Public in and for the State of Oregon, personally appeared the within -named r « 'V, 8 ei e ni - / C. L.� •..y s Int_ •, ti ..l•, 1.4. S (..v.•( A. [-j•.• 4r .. who is (are) known to me to be the identical individual:sr described in and who executed the within instrument and acknowledged to me that he (she) (they) executed !'_ -J the tan' freely and voluntarily. Ill 3Nr WHEREOF. I have hereunto set ■y hand and seal this d t+ fat day ' 4 0 . -)' tl l_cr . 19 PE ..'. U • • �..• , - Notary, ubllc for' Oregon •/ f••d N EA IAL SL) Hy Co futon Expires; .] •] g'� 1 A , I 1,. i ). B r 1 -m •P�d - w f F o7 t Approved as to legal description this ?� d�■o f /-[ -' i/(i llL/ , 19q/ • c • / Ci y of .Tigard Approved this 23 ..d day of fi I.R,.nPV , 1 P7. c s ll.wc. tea • , r it - -...y M..b....1CITY- 6BIR4GIL, CITY OF TIGARD l; g ��� 1-a-i� c;.. Return on inal to; CITY RECORDER B t / o (02 )IS CITY OP TIGARD Oit rder - Ctty, ct T1prd - `. ' i'. O. BOX 23397 � .a "'a^ 1 , :MAIM. OR 97227 _ • . . . . . • . . • . . . . ' • - - - . . -- . . . . _ . . . .. . . . • .111 ... . . „ . • - • • . . - • . . • • ....car_sa .• V . . . . . - ' . . .• . • ••. . - . • . . . - . . . . ,• .-. • . : . .. • • . . . .. , . .. . ' . . . • . . . . ' .. - . . . , . • . . • . . . . • - . . . . . . - • . . .. , . • • . - . • . . . . • . • - . . . ' . .. • . . • ... .. - • • • . • ' - " • • . . . . . • '. . . . - . . • • -, . • ' • . . . . . . , . . . . • . .. . • . . • z Westlake Consultants Inc. -- - - • . . . • . •.• . • 9:.. . • • • . . • .. . • . 7145 S.W. Wong Rd.. • - • . . . . - • • 3 ' . . . Tigard. Oregon 97223 . - . • • - . . . ; . - - . .. • . . - r;r. - . . ... .. • . .• • .. . . - ..• - • -. - • .• . .WCA • •-l. •. : . . • • - - • •• 503-684-0652 . . ' .. . . . . . .. . . .. . . .. .. . • .. . , .• . .. . • . .• • cit of Ti •• . - SW Gaarde Street Storm Sewer . • • -. . • . . . . . . • . • • ' ' • . . . - . Storm Drain Easement . . . . . . . - . • . . - . . . -' -Tens Lot- • . . ' . ' . . . - • , .. • . • • . ' . . . • • • , . Project No. 330-01-Of • . ... . . . ft - .. . . . , • September 9, 1986 'Ejcii lair . - A - - • • . . • . - •. - - • . . ... - . . . . • - . .. . • • . . . . . •, - . LEGAL DESCRIPTION - . • . • - ' . . . . . . . - ! A permanent storm drain easement being* 15.0.foot wide strip • •1 land, .being a portion of that tract of land described in tee No. • • • -83-18025, Washington COunty deed records, situated in the • • • - . • . . NOrtheaat 'Section 10, T.2S., R,1W., W.M., city of Tigard,: ' .. . . : " • ' i : _ . ' :Washington' County, Oregon,,..and lying 7..5.feet.on each side of the . • . _..• . . • . . following centerlines ..,:. -' - .. . . ,. - . • . • - • , - • . - . • Beginning- at a point on the line of asid Pie 'NO.. :• -. l'• .83-18025, Which point is North 3353..East, 76.94 feet from the • . • • - • southwesterly corner of said tract; - . . . . . . - • . . . • . • thence,. South. 3'40'43 East,. 8.54. feet to -a point -which' is .' - • • - - . • - . northeasterly 70.0 feet, when wiesnired at right angles, from-the •. : : • . , . • southwesterly line of said Tee No. 81 / • . . • . . . . • .• . . . thence, parallel with the southwesterly line of.said Pee No. 83- ., . 18025, South 57°25'00' East, 95.0 feet to a point on the . . southeasterly line thereof and the terminus point of the • !. • i centerline. • - . . • • ; TOGETHER WITH a temporary easement for construction purposes over a 40.0 foot strip of land lying 27.5 feet northeasterly and 12.5 feet southwesterly of the above described ce4terline. . . . The sidelines of the above described easement. are subject to ! lengthening and/or shortening so as to terminate on the 1 , -northwesterly and southeasterly lines of said tract. . • i . Basis of Bearings Plat of Garde Park . i • ! I • ' • I . 4 i . P . !.' . 3 . - & 1 e- . . . • 1 L_ 3 . .. . ENGINEERING / SUFIVEYING / PLANNING ________ ice at. nu& 31" Van v.• • • 3 • ) , . . . . 4 .. . .. .. .. .1 .. 1 . • • 4 .; . 7 %. .. 2 I . , .... • .. . i i . . • . • , • . .. -„,".. ..: . • • ... .. i • s ... a / //N .i . . . .. . . . .. P I moo. \ � r a• d In 1 o 1 4 • '. L o • > . . Imps • .1147"6.almilmel.... .. . . o._....,_... . __. p..__....._.. .. . .............. • • Staff /'l -1,3 Date , s/1 \\ Z, el CITY OF TIGARO COM`1UNITY DEVELOPMENT DEPARTMENT APPLICATION CHECKLIST The items on the checklist below are required for the successful completion of your application submission requirements. This checklist identifies what is required to be submitted with your application. This sheet MUST be brought and submitted with all other materials at the time you submit your . application. See your application for further explanation of these items or call Planning at 639 -4171. ITEMS TO BE BASIC MATERIALS INCLUDED: A) Application form (1 copy) f2]/ 8) Owner's signature /written authorization C) Title transfer instrument [L]--- D) Assessor's map gij—• E) Plot or site plan [i1� F) Applicant's statement ] (H) Filing fee ($ ) shi [7 SPECIFIC MATERIALS A) Site Information showing (No. of copies ): C 3 1) Vicinity Map _ C 3 2) Site size & dimensions [ ] 3) Contour lines (2 ft at 0-10% or 5 ft for grades > 10%) [ ] 4) Drainage patterns, courses, and ponds C ] 5) Locations of-natural hazard areas including: a) Floodplain areas [ ] b) Slopes in excess of 25% [ 3 c) Unstable ground [ 3 d) Areas with high seasonal water table [ ] e) Areas with severe soil erosion potential [ ] f) Areas having severely weak foundation soils C ] 6) Location of resource areas as shown.on the Comprehensive Map inventory - including: a) Wildlife habitats [ ] b) Wetlands • C ] 7) Other site features: .. - a) Rock. outcroppings C ] b) Trees with 6" + caliper meastired.4 feet . from ground level [ ] 8) Location of existing structures-end uses - C-] 9) Location and_type-of 'on site.noise sources. [ ] 10) Location of existing utilities and easements 11) Location of existing dedicated right —of —ways -: - [ ] 8) Site Development Plan =showinq - (No: of _copies / ): [y/ 1) The proposed: site - and: surrounding=.properties [yam • • w/ 2) Contour line intervals ::r - 3) The location, dimensions and.names of all: _ a) Existing & platted streets S:other public ways • and easements on the and on adjoining [� properties APPLICATION CHECKLIST — Page 1 - b) Proposed streets or other public ys & easements on the site. (A-- c) Alternative routes of dead end or proposed streets that require future extension [z-j---- 4) The location and dimension of: a) Entrances and exits on the site [tam b) Parking and circulation areas � / c) Loading and services areas [ J • d) Pedestrian and bicycle circulation (-]---- e) Outdoor common areas, f) Above ground utilities [L.r 5) The location, dimensions & setback distances of all: a) Existing permanent structures, improvements, utilities and easements which are located on the site and on adjacent property within 25 feet of the site [0.---_ . b) Proposed structures, improvements, utilities and easements on the site [ / 6) Storm drainage facilities and analysis of downstream conditions (y/ 7) Sanitary sewer facilities [–]---- 8) The location of areas to be landscaped [G]-- 9) The location and type of outdoor lighting considering crime prevention techniques [ti]----- 10) The location of mailboxes CLJ 11) The location of all structures and their orientation 12) Existing or proposed sewer reimbursement agreements [ /-- C) Grading Plan (No. of copies '/ ) ['1 . ' The site development plan shall include a grading plan at 1 the same scale as the site analysis drawings and shall contain the following information: 1) .. -The location and extent to which grading will take place indicating general contour lines, slope ratios and soil stabilization proposals, and time of year it is proposed to be done. ,d- :.Ah17. [–I---- 2) A statement from a registered engineer supported by - data factual substantiating: a) Subsurface exploration and geotechnical engineering report.. [,a/ ; b) The validity of•sanitary sewer and storm I drainage service proposals Cr . I c) That all problems. will be mitigated and L_ how they will be mitigated [LI� 0) Architectural Drawings '(No_ of copies /0): [�– . The site development proposal shall include: . . I) _ Floor plans indicating. the square footage of all. - structures proposed for use and - [X 2) Typical - elevation - drawings of each structure. Q–I---- E) Landscape Pla (No. 'of: co / n' ) ::: : •;r_: - ,( — . .The 'landscape plan shall: be drawn at.the same scale of. the :: • site analysis plan or a' scale if necessary and shall .:1 . indicate: - . 1) - Description of the'irrigation system where applicable [ t3— 2) • Location and height of fences, buffers and screenings [ti j' - APPLICATION CHECKLIST – Page 2 - . 0 S 3) Location of terraces, decks, shelters, play areas and common open spaces [ 4) Location, type, size and species of existing and proposed plant materials. [.-r- The landscape plan shall include a narrative which addresses: 1) Soil conditions. C 2) Erosion control measures that will be used. [ F) Sign Drawings Sign drawings shall be submitted in accordance with Chapter 18.114 of the Code as part of Site Development Review or prior to obtaining a Building Permit to construct the sign. [ 3 G) Traffic generation estimate [ ] H) Preliminary partition or lot line adjustment map showing (No. of Copies 1) The owner of the subject parcel [ ] 2) The owner's authorized agent [ ] 3) The map scale, (20,50,100 or 200 feet -l), inch north arrow and date [ ] 4) Description of parcel location and boundaries [ ] 5) Location, width and names of streets, easements and other public ways within and adjacent to the parcel [ ] 6) Location of all permanent buildings on and within 25 feet of all property lines [ ] 7) Location and width of all water courses C 3 8) Location of any trees with or greater caliper at 4 feet above ground level C 3 9) All slopes greater than 25% - [ ] 10) Location of existing utilities and utility easements [ 3 11) For major land partition which creates a public street: a) The proposed right -of -way location and width. [ ] b) A scaled cross - section of the proposed street plus any reserve strip C 3 12) Any applicable deed restrictions C 3 13) Evidence that land partition will not preclude • efficient future land division where applicable C 3 I) Subdivision Preliminary Plat Map and data showinq(No. of • Copies ): 1) Scale equaling 30,50,100 or 200 feet to the inch and limited to one phase per sheet [.] 2) The proposed name of_ the, subdivision .. [ 3 3) Vicinity map showing property's relationship to arterial and collector streets •• _ [ ] .4) Names, addresses and telephone numbers of . _ - developer, engineer, surveyer, applicable[ ]. 5) Date of application •' [ ] 6) Boundary lines of tract to be subdivided . - [ 3 • - 7) Manes adjacent subdivision or-naiaes of recorded owners of adjoining - parcels of unsubdivided-land.:.. .[ ] 8)- : Contour lines related to a City - established bench- mark at 2 -foot intervals for 0-10% grades greater than 10% [ 3 APPLICATION CHECKLIST -.Page 3 s 9) The Opose, location, type and size o•l of the following (within and adjacent to the proposed subdivision): [ ] a) Public and private right -of -ways and easements [ ] b) Public and private sanitary and storm sewer lines [ ] c) Domestic water mains including fire hydrants [ ] d) Major power telephone transmission lines (50,000 volts or greater) [ ] e) Watercourses [ ] f) Deed reservations for parks, open space, pathways and other land encumbrances [ ] 10) Approximate plan and profiles of proposed sanitary and storm sewers with grades and pipe sizes indicated [ ] 11) Plan of the proposed water distribution system, showing pipe sizes and the location of valves and fire hydrants. [ ] 12) Approximate centerline profiles showing the finished grade of all streets including street extensions for a reasonable distance beyond the limits of the proposed subdivision. [ ] 13) Scaled cross sections of proposed street right- of-way; [ ] 14) The location of all areas subject to inundation or storm water overflow [ ] 15) Location, width and direction of flow of all water- courses and drainage ways [ ] 16) The proposed lot configurations, approx mate lot dimensions and lot numbers. Where lots are to be - used for purposes other than residential, it shall be indicated upon such lots [ 3 17) The location of all trees with a diameter 6 inches or greater measured at 4 feet above ground level, and the location of proposed tree plantings, if any [ 3 18) The existing uses of the property, including the location of all structures and the present uses of the structures, and a statement of which structures are to remain after platting [ ] 19) Supplemental information including: - a) Proposed deed restrictions (if any) [ ] b) Proof of property ownership [ ] c) A proposed plan for provision of subdivision improvements [ ] 20) Existing natural features including rock out— croppings, wetlands and marsh areas. [ ] - 21) If any of the - foregoing information cannot practicably - -be shown on the preliminary plat, it shall be - -. _ incorporated into a narrative and submitted with the . application. .. [ ] _ 3) Other Information : - • [_] • Solar Access Cokulo# C%vg . (2362P/002.8P) - - - - - - APPLICATION CHECKLIST - Page 4 • • CITY OF TIGARD Washington, County NOTICE OF FINAL ORDER - BY PLANNING COMMISSION 1. Concerning Case Number(s): SDR 94- 0022/PDR 94 -0001 2. Name of Owner: Matti A. Totonchy, M.D. Name of Applicant: Same 3. Address 2651 SW Overlook Dr. City Lake Oswego State OR Zip 97034 4. Address of Property: 10930 SW Gaarde Street Tax Map and Lot No(s).: 2S1 10AA, tax lot 2200 5. Request: To build one two -story building with 11 apartment units, one rental office, and a storage area. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.54, 18.80, 18.92, 18.100, 18.102, 18.106, 18.108, 18.120, and 18.164. Zone: R -12 (PD) (Residential, 12 units /acre, Planned Development) The R -12 zoning district permits a range of single - family and multiple - family residential uses developed at up to 12 dwelling units per acre. 6. Action: Approval as requested Approval with conditions Denial 7. Notice: Notice was published in the newspaper, posted at City Hall, and mailed to: X The applicant and owner(s) X Owners of record within the required distance X Affected governmental agencies 8. Final Decision: THE DECISION SHALL BE FINAL ON UNLESS AN APPEAL IS FILED. The adopted findings of fact, decision, and statement of conditions can be obtained from the Planning Department, Tigard City Hall, 13125 SW Hall Blvd., Tigard, Oregon 97223. 9. Appeal: Any party to the decision may appeal this decision in accordance with 18.32.290(8) and Section 18.32.370 which provides that a written appeal may be filed within 10 days after notice is given and sent. The appeal may be submitted on City forms and must be accompanied by the appeal fee ($315.00) and transcript costs, (varies up to a maximum of $500.00). The deadline for filing of an appeal is 3:30 p.m. 10. Questions: If you have any questions, please call the City of Tigard Planning Department, 639 -4171. • AFFIDAVIT OF MAILING STATE OF OREGON _ ) County of Washington ) ss. City of Tigard • • I, r4\;e KIA U koaa - w , being first duly sworn /affirm, on oath depose and say: (Please print) That I am a : 1. for The City of Tig -rd, Oregon. That I served NOTICE OF PUBLIC HEARING FOR: That I served NOTICE OF DECISION FOR: ity of Tigard Planning Director 1. Tigard Planning Commission Tigard Hearings Officer Tigard City Council A copy (Public Hearing Notice /Notice of Decision) of which is attached (Marked Exhibit "A ") was mailed to each named per ons at th ad Tres shown on the attached list marked exhibit "B" on the ( day of 1991' , said notice NOTICE OF DECISION as herexp attached, was pos ed on an appropriate bulletin board on the day of 1J/ 19 o� and depsised in the United States Mail on the )7itk day of FP_M1'. , 19'7 `� postage prepaid. n' '�P_o-�" Prepared Notice Subscribed and sworn /affirmed before me on the / day of 19 97'. !y " OFFICIAL SEAL ,, DIANE M.JELIDERKS r; l it/ • . i_ // . f NOTARY PUOLIC- CREGON (/t NOTARY PUBLIC O tt EGON COMMIS NO.008977 My Commission l yres: MY COMMISSION EXPIRES SEPT. 7, 19v5y; 1 Ev_l k l- A • • N O T I C E O F P U B L I C H E A R I N G NOTICE IS HEREBY GIVEN THAT THE TIGARD PLANNING COMMISSION, AT ITS MEETING ON MONDAY, October 3, 1994, AT 7 :30 PM, IN THE TOWN HALL OF THE TIGARD CIVIC CENTER, 13125 SW HALL BLVD., TIGARD, OREGON, WILL CONSIDER THE FOLLOWING APPLICATION: FILE NO: SDR 94- 0022 /PDR 94 -0001 FILE TITLE: Totonchy APPLICANT: Matti A. Totonchy, M.D. OWNER: Same 2651 SW Overlook Dr. Lake Oswego, OR 97034 (503) 636 -8537 REQUEST: SITE DEVELOPMENT REVIEW SDR 94- 0022 /PLANNED DEVELOPMENT REVIEW PDR 94 -0001 TOTONCHY To build one two -story building with 11 apartment units, one rental office, and a storage area. LOCATION: 10930 SW Gaarde Street (WCTM 2S1 10AA, tax lot 2200). - ° APPLICABLE APPROVAL CRITERIA: Community Development Code Chapters 18.32, 18.54, 18.80, 18.92, 18.100, 18.102, 18.106, 18.108, 18.120, and 18.164. ZONE: R -12 (PD) (Residential, 12 units /acre, Planned Development) The R -12 zoning district permits a range of single - family and multiple - family residential uses developed at up to 12 dwelling units per acre. THE PUBLIC HEARING ON THIS MATTER WILL BE CONDUCTED IN ACCORDANCE WITH THE RULES OF CHAPTER 18.32 OF THE COMMUNITY DEVELOPMENT CODE AND RULES OF PROCEDURE ADOPTED BY THE TIGARD CITY COUNCIL AND AVAILABLE AT CITY HALL, OR RULES OF PROCEDURE SET FORTH IN CHAPTER 18.30. ASSISTIVE LISTENING DEVICES ARE AVAILABLE FOR PERSONS WITH IMPAIRED HEARING. THE CITY WILL ALSO ENDEAVOR TO ARRANGE FOR QUALIFIED SIGN LANGUAGE INTERPRETERS AND QUALIFIED BILINGUAL INTERPRETERS UPON REQUEST. PLEASE CALL 639 -4171, EXT. 356 (VOICE) OR 684 -2772 (TDD - TELECOMMUNICATIONS DEVICES FOR THE DEAF) NO LESS THAN ONE WEEK PRIOR TO THE HEARING TO MAKE ARRANGEMENTS. ANYONE WISHING TO PRESENT WRITTEN TESTIMONY ON THIS PROPOSED ACTION MAY DO SO IN WRITING PRIOR TO OR AT THE PUBLIC HEARING. ORAL TESTIMONY MAY BE PRESENTED AT THE PUBLIC HEARING. AT THE PUBLIC 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 TO ANOTHER' MEETING TO OBTAIN ADDITIONAL INFORMATION, OR CLOSE THE PUBLIC HEARING AND TAKE ACTION ON THE APPLICATION. IF A PERSON SUBMITS EVIDENCE IN SUPPORT TO THE APPLICATION AFTER September 13, 1994, ANY PARTY IS ENTITLED TO REQUEST A CONTINUANCE OF THE HEARING. IF THERE IS NO CONTINUANCE GRANTED AT THE HEARING, ANY PARTICIPANT IN THE HEARING MAY REQUEST THAT THE RECORD REMAIN OPEN FOR AT LEAST SEVEN DAYS AFTER THE HEARING. • • INCLUDED IN THIS NOTICE IS A LIST OF APPROVAL CRITERIA APPLICABLE TO THE REQUEST FROM THE TIGARD COMMUNITY DEVELOPMENT CODE AND THE TIGARD COMPREHENSIVE PLAN. APPROVAL OR DISAPPROVAL OF THE REQUEST BY THE COMMISSION WILL BE BASED UPON THESE CRITERIA AND THESE CRITERIA ONLY. AT THE HEARING IT IS IMPORTANT THAT COMMENTS RELATING TO THE REQUEST PERTAIN SPECIFICALLY TO THE APPLICABLE CRITERIA LISTED. FAILURE TO RAISE AN ISSUE IN PERSON OR BY LETTER AT SOME POINT PRIOR TO THE CLOSE OF THE HEARING ON THE REQUEST OR FAILURE TO PROVIDE SUFFICIENT SPECIFICITY TO AFFORD THE DECISION MAKER AN OPPORTUNITY TO RESPOND TO THE ISSUE PRECLUDES AN APPEAL TO THE LAND USE BOARD OF APPEALS BASED ON THAT ISSUE. ALL DOCUMENTS AND APPLICABLE CRITERIA IN THE ABOVE -NOTED FILE ARE AVAILABLE FOR INSPECTION AT NO COST OR COPIES CAN BE OBTAINED FOR TEN CENTS PER PAGE. AT LEAST . SEVEN DAYS PRIOR TO THE HEARING, A COPY OF THE STAFF REPORT WILL BE AVAILABLE FOR INSPECTION AT NO COST, OR A COPY CAN BE OBTAINED FOR TEN CENTS PER PAGE. FOR FURTHER INFORMATION PLEASE CONTACT THE STAFF PLANNER Mark Roberts AT 639 -4171, TIGARD CITY HALL, 13125 SW HALL BLVD., TIGARD, OREGON. =�. ',� ■ ��. =1 ��� A EI � % e %���\ *PPM Er .444 • ! � ! . �At� ∎ I: � . ' I � 111 I1IiS IC re V o ` W# IIL 1 �� o on mullan NS we ■n in �.� • 1 W 111 � 1�'i i `j %��Q �i C'3 � • • a � �� ° ■111111 . Pa t■ 'ter <S �' a a tttu s iT a �1 ti 11 :.14..;:.' o A ■! Vl ffu anmw . Q � Q Oi . :� � __ -_ yam w r • .n �� i B M S•I: - �a p �� Am IS I. 1 1 i ii ■ — R- 'rei'� mail mnr , . SI » el 4 , � b -p Q 0 �a uuiIw 3�1 M ... WM t; - 1 J t� �1j� �� F- t33� �14 n\ U ♦ g W a l■► i+ r ra S / - J ill!: h10� m l nR O LL U Iii •� +=J 1� � ■ . Emi s mi 1!� ■ as VICINITY CASE NO. SITE DEVELOPMENT REVIEW 094 -0022 EXHIBIT. MAP , PLANNED DEVELOPMENT REVIEW 094-00 • E��� B 2S110AA -02000 • 25110AA- 0210u• SELF SERVICE CONSTRUCTION WORTMAN, EDWARD J 14255 SW PACIFIC HWY _ % TOTONCHY, MATTI • TIGARD OR 97224 - 2651 SW OVERLOOK LAKE OSWEGO OR 97034 2S110AA -02200 2S110AA -02300 LIVINGSTON, BESSIE E TR PARROTT, BRAD H % TOTONCHY, MATTI 10738 SW HERON PL 2651 SW OVERLOOK DR - BEAVERTON OR 97007 LAKE OSWEGO OR 97034 2S110AA -02400 2S110AA -02500 KUHN, STEVEN C - LUNDBERG, LAURY E & BARBARA L 11030 SW GAARDE % NARDELLO, JOHN R JR /SHARON M TRS TIGARD OR 97224 520 SW 6TH #400 PORTLAND OR 97204 2S110AA -02600 2S110AA -02800 TIGARD, CITY OF DANNA BROTHERS PROPERTIES 13125 SW HALL 9800 SE STARK ST PO BOX 23397 - PORTLAND OR 97216 TIGARD OR 97223 23103DD -01700 25103DD -01800 RYAN, JOHN P AND SANDRA J NOEL, JOHN W AND 118 MANSEAU DR NOEL, PATRICIA D FOLSOM CA 95630 10980 SW GARDEN PARK PL TIGARD OR 97223 2S103DD -01900 2S10300-02000 WALL, BETTY L NICOLAISEN, KERI N & JAMES E 10970 SW GARDEN PARK PLACE 5320 SW HUMPHREY BLVD TIGARD OR 97223 PORTLAND OR 97221 2S103DD -02100 2S103DD -02200 WILLIAMSON, PAUL J RYAN, JOHN P AND S RA J 7422 SW VIRGINIA AVENUE 118 MANSEAU DR PORTLAND OR 97219 FOLSOM CA 95630 25103D0-02300 25103DD -02400 TIGARD, CITY OF TIGARD, CITY OF 13125 SW HALL 13125 SW HALL PO BOX 23397 PO BOX 23397 TIGARD OR 97223 TIGARD OR 97223. 2S103DD -02500 2S103DC -01100 OTTOMAN, PATRICIA A & NORMAN R FIRST BAPTIST CHURCH OF 21635 SW ELWELT RD - TIGARD, THE SHERWOOD OR 97140 11075 SW GAARDE TIGARD OR 97223 2S110AB -00100 25110AB -00200 BEHRNS, ALICE M KOLVE, G C % ANTONINI, ALFRED J/ ALVA 14363 SW PACIFIC HWY BY SILVIA MILLER TIGARD _ OR 97223 PO BOX K MADRAS OR 97741 O 08EOI2S • OOESO- 08EOt2S 3 aAMOHT ,5!oaF1cR8 3:1T2ORT HTI03 ,M3HT300KAV ACK3R8 AT338. t wa 2eSSt T2 ATR38.Lt 2SESI _SSCC AO ORAOIT Z2272 30 CRAOIT - ._. OOezo- oacotZS ...................i... 002SO- 08E0120 am M .130AA3 ,Y3.IWAH _ . a macs° ,SIamH35I A YasaV38 M ARAM TUM.IAW W2 02 i T8 ATR383A W2 22ES1 En:7 ,'r• CL ALIT c2 7e AO f1SiAOIT C_Gc. J- ..7EOi0S OOOCO- cat_i2S 2 A.i3MA4 a 3 waraiM ,351_1 I aARC830 1 A TVISOHIV ,?3.I.IADIM ;u AW0C20:LLI 12 flit:: A.= T✓I'woca' ;iAa W2 4{4SSi ESSCe AO CRA=IT tSSC2 AO ORAOIT MATTI A. TO1'ONCHY, MD 2651 SW OVERLOOK CR LAKE OSWEGO OR 97034 2S110AA -02000 0 2S110AA -0210• SELF SERVICE CONSTRUCTION WORTMAN, EDWARD J 14255 SW PACIFIC HWY % TOTONCHY, MATTI TIGARD OR 97224 2651 SW OVERLOOK LAKE OSWEGO OR 97034 2S110AA -02200 2S110AA -02300 LIVINGSTON, BESSIE E TR PARROTT, BRAD M % TOTONCHY, MATTI 10738 SW HERON PL 2651 SW OVERLOOK DR BEAVERTON OR 97007 LAKE OSWEGO OR 97034 2S110AA -02400 2S110AA -02500 KUHN, STEVEN C LUNDBERG, LAURY E & BARBARA L 11030 SW GAARDE % NARDELLO, JOHN R JR /SHARON M TRS TIGARD OR 97224 520 SW 6TH #400 PORTLAND OR 97204 2S110AA -02600 2S110AA -02800 TIGARD, CITY OF DANNA BROTHERS PROPERTIES 13125 SW HALL 9800 SE STARK ST PO BOX 23397 PORTLAND OR 97216 TIGARD OR 97223 25103DD -01700 2S103DD -01800 RYAN, JOHN P AND SANDRA J NOEL, JOHN W AND 118 MANSEAU DR NOEL, PATRICIA D FOLSOM CA 95630 10980 SW GARDEN PARK PL TIGARD OR 97223 2S103DD -01900 2S103DD -02000 WALL, BETTY L NICOLAISEN, KERI N & JAMES E 10970 SW GARDEN PARK PLACE 5320 SW HUMPHREY BLVD TIGARD OR 97223 PORTLAND OR 97221 2S103DD -02100 2S103DD -02200 WILLIAMSON, PAUL J RYAN, JOHN P AND SANDRA J 7422 SW VIRGINIA AVENUE 118 MANSEAU DR PORTLAND OR 97219 FOLSOM CA 95630 2S103DD -02300 25103DD -02400 TIGARD, CITY OF TIGARD, CITY OF 13125 SW HALL 13125 SW HALL PO BOX 23397 PO BOX 23397 TIGARD OR 97223 TIGARD OR 97223 2S103DD -02500 2S103DC -01100 OTTOMAN, PATRICIA A & NORMAN R FIRST BAPTIST CHURCH OF 21635 SW ELWELT RD TIGARD, THE SHERWOOD OR 97140 11075 SW GAARDE TIGARD OR 97223 2S110AB -00100 2S110AB -00200 BEHRNS, ALICE M KOLVE, G C % ANTONINI, ALFRED J/ ALVA 14363 SW PACIFIC HWY BY SILVIA MILLER TIGARD OR 97223 PO BOX K MADRAS OR 97741 0 I- REQUEST FOR COMMENTS TO: k hi-bikini DATE: Auodst 22, 1994 FROM: Tigard Planning Department • RE: SITE DEVELOPMENT REVIEW SDR 94- 0022 /PLANNED DEVELOPMENT REVIEW PDR 94- 0001 TOTONCHY LOCATION: 10930 SW Gaarde Street (WCTM 2S1 10AA, tax lot 2200). To build one two -story building with 11 apartment units, one rental office, and a storage area. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.54, 18.80, 18.92, 18.100, 18.102, 18.106, 18.108, 18.120, and 18.164. ZONE: R -12 (PD) (Residential, 12 units /acre, Planned Development) The R -12 zoning district permits a range of single - family and multiple - family residential uses developed at up to 12 dwelling units per acre. Attached is the Site Plan and applicant's statement 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 by Sep. 2, 1994. 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 below with your comments and confirm your comments in writing as soon as possible. If you have any questions regarding this matter, contact the Tigard Planning Department, 13125 SW Hall Blvd., Tigard, OR 97223. PHONE: 639 -4171. STAFF CONTACT: Mark Roberts PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written Comments: Name of Person Commenting: Phone Number: NOTIFICATION LIST -_] -.: F_._- .IONS• 50 ' \ g e D12- 1. CIT (2) copies _ CFO NO 2. CITI DEPARTMENTS !� Building Official /Dave S. Parks & Recreation Beard //.o1_re /ity Recorder ' e'_- O- _rat:ons Engineering/Michael A. /-- ( /Permits Facili tator /Jerree G. Y Lord Ratce F anming' -aroi 3. _'ECIAL DISTRICTS / e District (pick -up box Tlgard Water Department 8777 SW Burnham St. Tigard, OR 97223 _ Tualatin Valley Water District / Unified Sewerage Agency /SWM Program 6501 SW Taylors Ferry Rd. 155 N. First St. Tigard, OR 97223 Hillsboro, CR 97124 9. AFFECTED JURISDICTIONS Wash. Co. Land Use & Transp. Boundary Commission 150 N. First Ave. 800 NE Oregon St. 416 Suite 540 Hillsboro, OR 97124 Portland, OR 97232 -2109 Brent Curtis _ _ Kevin Martin _ METRO - GREENSPACES PROGRAM _ Mike Borreson Mel Huie (CPA's /ZOA's) _ Scott King • 600 NE Grand Fred Eberle Portland. OR 97232 -2736 _ DLCD (CPA's / =OA's) _ City of Beaverton 1175 Court Sc. NE Jim Hendryx - Principal Planner Salem, OR 97310 -0590 PO Box 4755 Beaverton. OR 97076 Ocher _ City of King City _ City of Durham City Manager City Manager 15300 SW 116th PO Box 23481 -3483 King City, OR 97224 Tigard, OR 97224 _ city of Lake Oswego _ City of Portland City Manager Planning Director 380 SW A 1120 SW 5ch Lake Oswego, OR 97034 ' /DO �"'�� ( goitland, OR 97204 _ — State Highway Division `� 10 r °'‘� %�/� Bob Doran 90 02iS Ma: -ann // PO Box 25412 9002 SE McLC_ghlin Blvd. Portland, OR 97225 -0412 Milwaukie, CR 97222 _ Cite of Tualatin PO Box 369 Tualatin, OR 97062 5. SPECIAL_ AGENCIES 1. G Telephone f--- Por_land General Elec. Engineering Office Brian Moore PO Box 23416 14655 SW Old Scholl& Fry. Tigard, OR 97281 -3416 Beaverton, OR 97007 _ NW Natural Gas _ Metro Area Communications Scott Palmer Jason Hewitt 220 NW Second Ave. Twin Oaks Technology Center Portland, OR 97209 1815 NW 169th Place S -6020 Beaverton, OR 97006 -4886 _ TCI Cablevision of Oregon Linda Peterson US West 3500 SW Bond St. Pete Nelson Portland, OR 97201 421 SW Oak St. Portland, OR 97204 _ Columbia Cable (Frank Stone) 14200 SW Brigadoon Ct. 12:7 Transit Dev. Beaverton, OR 97005 Kim Knox 710 NE Holladay St. 6. STATE AGENCIES Portland, OR 97232 _ Aeronautics Div. (ODOT) DOGAMI _ Division of State Lands Commerce Dept. - M.N. Park OTHER —_ Fish & Wildlife PUC Dept. of Environ. Quality 7. FEDERAL AGENCIES _ Corps. of Engineers _ Post Office 8. OTHER _ Southern Pacific Transportation Company Duane M. Forney, PLS - Project Engineer 800 NW 6th Avenue, R. 324, Union Station Portland, OR 97209 411 411 TIGARD PLANNING COMMISSION Regular Meeting Minutes - October 3, 1994 1. CALL TO ORDER: President Fyre called the meeting to order at 7:30 p.m. The meeting was held in the Tigard Civic Center -Town Hall -13125 SW Hall Blvd. 2. ROLL CALL Present: President Fyre, Commissioners DeFrang, Moore, Saxton and Wilson Absent: Commissioners Collson, Holland, Saporta and Schweitz Staff: Michael Anderson, Senior Project Engineer; Dick Bewersdorff, Senior Planner; Mark Roberts, Assistant Planner and Leslee Gemmill, Planning Commission Secretary 3. APPROVE MINUTES Commissioner Moore motioned to accept the September 26, 1994 meeting minutes as submitted and Commissioner Saxton seconded the motion. A voice vote was taken and the motion was approved unanimously. 4. PLANNING COMMISSION COMMUNICATIONS None 5. PUBLIC HEARING 5.1 SITE DEVELOPMENT REVIEW SDR 94-0022 /PLANNED DEVELOPMENT REVIEW PDR 94 - 0001 TOTONCHY LOCATION: 10930 SW Gaarde Street (WCTM 2S1 10AA, tax lot 2200). To build one two -story building with 11 apartment units, one rental office, and a storage area. APPLICABLE APPROVAL CRITERIA: Community Developent Code Chapters 18.32, 18.54, 18.80, 18.92, 18.100, 18.102, 18.106, 18.108, 18.120 and 18.164. ZONE: R -12 (PD) (Residential, 12 units /acre, Planned Development). The R -12 zoning district permits a range of single - family and multiple - family residential uses developed at up to 12 dwelling units per acre. Mark Roberts informed the Commissioners that the applicant had submitted a request for the construction of a single 11 unit apartment building with an open space area. The applicant also proposed to demolish the existing garage and replace it with a carport that would allow direct site access onto SW Gaarde Street. Mark Roberts said staff felt that the applicant had provided a proposal that was a good fit with the existing uses in the area. He then reviewed for the Planning Commission the significant conditions and pointed out that Michael Anderson was present and available as the staff contact regarding the conditions. In conclusion, Mark Roberts said the staff recommended the Planning Commission approve the request subject to the findings and conditions of approval. I APPLICANTS 'PRESENTATION '`'. . Michael E. Shadoan, Farouk H. Al -Nadi & Assoc., 1201 SW 12th Ave., Ste. 320, Portland, OR 97205, addressed the Commissioners on behalf of the applicant and owner, Dr. Totonchy. He indicated they felt that based on their presentation to the Planning Department and according to the staff report, they were in a pro status and at . this time could not come up with any additional information. Mr. Shadoan stated they would like to however, discuss further the driveway and access situation shown on the design drawings - specifically the lack of required width to the existing apartment complex driveway. He said the adjoining property was also owned by the applicant /owner who wanted to maintain identity to the existing home in front of the lot. He explained that to increase the width of that access would encroach on the side yard setback and cause the removal of several trees and shrubbery in order to move the existing fence to provide enough width for the 5' walkway as well as the 24' minimum driveway width. In conclusion, Mr. Shadoan informed the Commissioners that this situation was not insurmountable and said they concurred with the staff report and could comply with the recommendations. The Commissioners asked Mr. Shadoan to explain further the access requirements and how the second driveway evolved. Mr. Shadoan drew a diagram that showed the two properties and the proposal and how the emergency vehicles could access and service the separate tax lots. Michael Anderson informed the Planning Commission that he had not had the opportunity to discuss the plan with the applicant personally but showed those present what he envisioned that would hopefully be a solution to the situation. PUBLIC HEARING CLOSED Commissioner Moore motioned to approve Site Development Review SDR 94 -0022 and Planned Development Review PDR 94 -0001. Commissioner DeFrang seconded the motion. A voice vote was taken and the motion was approved unanimously. 6. OTHER BUSINESS There was a brief discussion regarding the new format of the staff report. 7. ADJOURNMENT The meeting adjourned at 7• p.m. Leslee•Ge 9' Planning Commission Secretary 5 IVA PP - 2Z1 AT - % esient Fyre PLANNING COMMISSION MEETING MINUTES - October 3, 1994 - Page 2 wil / �? AGENDA ITEM 5.1 STAFF REPORT TO THE PLANNING COMMISSION HEARING DATE: October 3, 1994 HEARING LOCATION: Tigard City Hall - Town Hall 13125 SW Hall Blvd. Tigard, OR 97223 I. PROPOSAL SUMMARY CASE: Totonchv Apartments Site Development Review SDR 94 -0022 Planned Development Review PDR 94 -0001 APPLICATION: A request for the following development applications: 1) Site Development Review approval to allow construction of a single 11 unit apartment building with an open space area. The applicant also proposes to demolish an existing garage and replace it with a carport to allow direct site access onto SW Gaarde Street. 2) Planned Development Review to address the proposed apartments' design in relationship with the existing area. Zoning: R -12 (Residential, 12 units per acre). OWNER /APPLICANT: Matti A. Totonchy 2651 SW Overlook Drive Lake Oswego, OR 97034 LOCATION: 10930 SW Gaarde Street (WCTM 251 10AA, tax lots 2200). The site is one block west of the intersection of SW Gaarde and SW Pacific Highway. COMPREHENSIVE PLAN DESIGNATION: Medium Density Residential ZONING DESIGNATION: R -12 (Medium Density Residential) with a Planned Development Overlay Zone. APPLICABLE LAW: COMMUNITY DEVELOPMENT CODE CHAPTERS 18.32, 18.54, 18.80. 18.92, 18.100, 18.102, 18.106, 18.108, 18.120 and 18.164. STAFF RECOMMENDATION: The Planning Director recommends that the Planning Commission approve the above request subject to certain conditions. The findings and conclusions on which the decision is based are noted in Section III. THE FOLLOWING CONDITIONS SHALL BE SATISFIED OR FINANCIALLY SECURED PRIOR TO THE ISSUANCE OF BUILDING PERMITS. UNLESS OTHERWISE NOTED, THE STAFF CONTACT SHALL BE MICHAEL ANDERSON OF THE ENGINEERING DEPARTMENT. Recommendations: PRIOR TO THE ISSUANCE OF A BUILDING PERMIT, THE FOLLOWING CONDITION(S) SHALL BE SATISFIED OR FINANCIALLY SECURED: 1. The applicant shall submit a revised site plan for the review and approval of the Engineering Department that provides access from the adjoining private driveway and deletes the access directly to SW Gaarde Street shown on the preliminary plan submittal. STAFF CONTACT: Michael Anderson, Engineering Department. 2. A joint use and maintenance agreement shall be executed and recorded on City standard forms for all common driveways. The agreement shall be referenced on and become part of all applicable parcel deeds. The agreement shall be approved by the Engineering Department prior to STAFF REPORT - SDR 94- 0022 /PDR 94 -0001 - TOTONCHY PAGE 1 r recording. Forms are available at the public counter and from the Engineering Department. STAFF CONTACT: Diane Jelderks, Engineering Department. 3. The applicant shall provide for on -site water quality treatment, as shown on the site plan, and as required by Unified Sewerage Agency Resolution and Order No. 91 -47. Design calculations shall be in conformance with the general requirements of Surface Water Oualitv Facilities Technical Guidance Handbook, USA, 1991. The design report and calculations shall be approved by the Engineering Department prior to construction. STAFF CONTACT: Greg Berry, Engineering Department. 4. The applicant shall underground existing utilities along the frontage of SW Gaarde Street or pay the fee in -lieu of undergrounding. STAFF CONTACT: Michael Anderson, Engineering Department. 5. Access to the existing storm drain manhole shall include a 10 foot square concrete pad and provisions for vehicular access as approved by the Maintenance Services Department. STAFF CONTACT: John Roy, Utilities Supervisor. 6. The applicant shall provide an exterior lighting plan for review. STAFF CONTACT: Kelley Jennings, Police Department. 7. The proposed landscape plan is acceptable with the exception of the placement of two of the five Crimson Sentry Maple trees. A concern is that in ten to fifteen years when these trees have reached maturity they will afford accessibility to the upper level unit balconies. STAFF CONTACT: Kelley Jennings, Police Department. 8. Where roadways will not accept parking and still maintain 20 feet of unobstructed driving surface, no parking signs shall be installed. No parking signs shall state, "No Parking ", "Tow Away Zone ", "Fire Lane ", ORS 98.810- 812 ". They shall be posted no closer than four feet to the ground nor higher than six feet above the ground and shall be placed often enough to be conspicuously seen pursuant to UFC 10.207(1). STAFF CONTACT: Gene Birchill, Tualatin Valley Fire District (526- 2502). 9. Dead end access of greater than 150 feet is shown on the plans. No turnaround is provided. A loop driving system is provided with the adjacent property. If this looped road is to serve as a resolution for the required turnaround, then: a) No parking signs shall be installed as in item 1 above, along access roadway of property adjacent to the east. b) Access easement shall be submitted to the Tigard Planning Division restricting the use of this land (road) to access roadway for the property to the east of the subject property. Such easement shall be reviewed and approved by both the Planning Division and this office. STAFF CONTACT: Gene Birchill, Tualatin Valley Fire District (526 - 2502). 10. After completion of this project call for an inspection. Please provide 24 hour notification prior to inspection time by contacting the Fire District. STAFF CONTACT: Gene Birchill, Tualatin Valley Fire District (526- 2469). 11. Revised site and landscaping plans shall be submitted for review by the Planning Division, Staff Contact: Mark Roberts, Assistant Planner. The revised plans shall include the following: a. This proposed site and landscape plan presently provide a total of 22 parking spaces. Both plans shall be revised to provide a total of 26 parking spaces. STAFF REPORT - SDR 94- 0022 /PDR 94 -0001 - TOTONCHY PAGE 2 b. A revised site and landscape plan shall provide additional street trees spaced at a maximum of 40 feet on center. c. Due to the recommended use of a joint driveway with the adjoining property the walkway access for this site to SW Gaarde may adjoin the shared driveway or be provided at an alternate location as approved by the Planning Division. d. Street trees along both the frontage of both SW 72nd Avenue and SW 70th Avenue, to be spaced between 20 and 40 feet apart depending on the size of the tree at maturity. The applicant shall be allowed to postpone planting of street trees along SW 70th Avenue until such time it is improved, in consideration of the waiver of non - remonstrance. e. The revised site and landscape plan shall be submitted providing additional landscaping and screening materials within the southern most 20 feet of the site. This southerly buffer area shall contain at least 20 five gallon or 40 one gallon shrubs. In addition, the following screening is required: 1) a hedge of narrow or broadleaf evergreen shrubs which will form a four foot continuous screen within two years of planting, or; 2) an earthen berm planted with evergreen plant materials which will form a continuous screen six feet in height within two years. The unplanted portion of the berm shall be planted in lawn, ground cover, or bark mulch, or; 3) a five foot or taller fence or wall shall be constructed to provide a continuous sight obscuring screen. f. An additional handicapped accessible parking space shall be provided in accordance with ADA requirements. g. Provide two bicycle parking racks. h. The site plan shall be revised to reflect comments concerning transit and pedestrian friendly access as follows: Provide a direct pedestrian link between the most direct route to transit service along 99W. Focus additional landscaping along the new pedestrian path to match landscaping shown on the southern end of the site. Provide additional openings in the fence for those on foot to move between the proposed building and the existing 18 unit building. i. A plan which shows compliance with Community Development Code Chapter 18.116, Mixed Solid Waste and Recyclable Storage. The applicant shall choose one of the following four methods to demonstrate compliance: Minimum standard, waste assessment, comprehensive recycling plan or franchised hauler review, and sign - off. j. All site improvements shall be installed and maintained pursuant to the approved revised site and landscape plan. IN ADDITION THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE; THIS IS NOT AN EXCLUSIVE LIST. 1. SECTION 18.164 STREET AND UTILITY IMPROVEMENT STANDARDS. Section 18.164.180 Notice to City Required Work shall not begin until the City has been notified in advance. If work STAFF REPORT - SDR 94- 0022 /PDR 94 -0001 - TOTONCHY PAGE 3 is discontinued for any reason, it shall not be resumed until the city is notified. THIS APPROVAL IS VALID IF EXERCISED WITHIN EIGHTEEN MONTHS OF THE DATE OF THE FINAL DECISION. SECTION II. BACKGROUND 1. Background: The site is presently developed with a single family home and a detached garage. The City has no record of any previous development applications having been filed for this site. 2. Vicinity Information: Adjacent properties to the east and west are zoned R- 12(PD) (Residential, 12 units per acre, Planned Development), and those to the south are zoned C -G (General Commercial). To the north of SW Gaarde properties are zoned R -7 (Residential, 7 units per acre). The abutting properties are developed with a mixture of two story apartments, a duplex, industrial uses and a single - family residences along the north side of SW Gaarde. The property has approximately 100 feet of frontage on SW Gaarde Street. SW Gaarde Street is classified as a major collector street in terms of function on the Tigard Comprehensive Plan Transportation Map. 3. Site Information and Proposal Description: The area is presently zoned as R -12, (Residential, 12 units per acre). The subject site consists of a single tax lot of 0.95 acres in size. The site is rectangular in shape, and relatively flat. The site is located to the south of the southern portion of the "y" intersection between old SW Gaarde Street and new SW Gaarde Street. The site is approximately one block east of SW Pacific Highway. The site is presently developed with an existing single family home on the property. The areas proposed to be developed to the south of the residence is an open field. The applicant is proposing to construct a two -story 11 unit apartment complex, with a leasing office unit and shared outdoor recreation areas. The applicant proposes to provide access to the site from SW Gaarde through a reconstructed driveway to the north of the existing detached single family residence. 4. Other Staff Comments: The Tigard Police Department has reviewed this proposal and has offered the following comments: The applicant shall provide an exterior lighting plan for review. The proposed landscape plan is acceptable with the exception of the placement of two the five Crimson Sentry Maple trees. A concern is that in ten to fifteen years when these trees have reached maturity they will afford accessibility to the upper level unit balconies. The Tigard Water Department has reviewed this proposal and has offered the following comments: The six inch water main serving the site shall be Class 52 Ductile Iron with a Tyton Joint. STAFF REPORT - SDR 94- 0022 /PDR 94 - 0001 - TOTONCHY PAGE 4 The water main shall be located in a 10 foot minimum easement. The preferred location is the private driveway. The fire hydrant shall be the Mueller Modern Centurion, A -442. A double check backflow preventer to be located directly behind the domestic meter. Because of the extensive irrigation system either a separate irrigation meter will need to be installed with its own double check or domestic meter. The backflow preventer should be increased to a minimum of two inches. The developer's engineer shall contact the Water Department for property details and construction notes. 5. Agency Comments: The Tualatin Valley Fire District has reviewed this proposal and has offered the following comments based on the 1991 edition of the Uniform Fire Code, Uniform Plumbing Code, and Uniform Mechanical Code: Where roadways will not accept parking and still maintain 20 feet of unobstructed driving surface, no parking signs shall be installed. No parking signs shall state, "No Parking ", "Tow Away Zone ", "Fire Lane ", ORS 98.810- 812 ". They shall be posted no closer than four feet to the ground nor higher than six feet above the ground and shall be placed often enough to be conspicuously seen. (UFC 10.207(1)) Dead end access of greater than 150 feet is shown on the plans. No turnaround is provided. A loop driving system is provided with the adjacent property. If this looped road is to serve as a resolution for the required turnaround, then: a) No parking signs shall be installed as in item 1 above, along access roadway of property adjacent to the east. b) Access easement shall be submitted to the Tigard Planning Division restricting the use of this land (road) to access roadway for the property to the east of the subject property. Such easement shall be reviewed and approved by both the Planning Division and this office. After completion of this project call for an inspection. Please provide 24 hour notification prior to inspection time and date by calling 526- 2469. TRI - MET has reviewed this proposal and provided the following comments: Provide a direct pedestrian link between the most direct route to transit service along 99W. Focus additional landscaping along the new pedestrian path to match landscaping shown on the southern end of the site. Where the pedestrian link crosses the driveway, raise the pedestrian crossing slightly to slow traffic without hindering through auto circulation. Provide additional openings in the fence for those on foot to move between the proposed building and the existing 18 -unit building. The Building and Safety Department, the Unified Sewerage Agency, GTE and PGE have reviewed this application and have offered no comments or objections. No other comments have been received. SECTION III. FINDINGS, ANALYSIS AND CONCLUSION STAFF REPORT - SDR 94- 0022 /PDR 94 -0001 - TOTONCHY PAGE 5 A. COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE SECTIONS: Use Classification: The applicant is proposing to build one building with an 11 unit apartment complex. This proposal is classified in Section 18.42 (Use Classifications) as Multiple- Family Residential Units. Section 18.54 allows Multiple - Family dwellings as a permitted use in the R -12 zoning district. Minimum Lot Area: Section 18.54 states that the minimum lot area for each multi - family unit in the R -12 zoning district is 3,050 square feet. There is no minimum lot width requirement. Developments within the R -12 zone are required to provide a minimum of 20% of the site with landscaping. The proposed landscape plan provides 42 percent of the site with landscaping. Setbacks: Section 18.54 states that for multi - family dwellings the setbacks are as follows: front yard - 20 feet; side yard - 10 feet; side yard which abuts a more restrictive zone - 30 feet; rear yard - 20 feet. As indicated on the site plan, the proposal meets the setback requirements. The maximum building height permitted is 35 feet. The applicant is proposing one building with a height of 33 feet which is under the maximum allowed. Section 18.120.180(A)(1) (Site Development Review - Approval Standards) requires that a development proposal be found to be consistent with the various standards of other Community Development Code Chapters. The applicable criteria in this case are chapters 18.92, 18.96, 18.100, 18.102, 18.106, 18.108, 18.114, 18.120, 18.134, 18.150, and 18.164. The proposal's consistency with these code chapters is reviewed in the following sections. The proposal contains no elements related to the provisions of code chapters 18.84 (Sensitive Lands), 18.94 (Manufactured/ Mobile Home Regulations), 18.98 (Building Height Limitations: Exceptions), or 18.144 (Accessory Use and Structures) which are also listed under section 18.120.180.A.1. These chapters are therefore found to be inapplicable as approval standards. Code section 18.120.180.A.2 provides other Site Development Review approval standards not necessarily covered by the provisions of the previously listed sections. These other standards are addressed immediately below. Relationship to the Natural and Physical Environment: Section 18.120.180.2 states that buildings shall be located to preserve existing trees and that trees having a six inch caliper or greater shall be preserved or replaced by new plantings of equal character. The site is located within a heavily developed area with little existing vegetation. The landscape plan incorporates landscape features into the site which are designed to buffer the impact of this development on adjoining land uses. Exterior Elevations: Section 18.120.108.3 states that along the vertical face of multiple - family structures, offsets shall occcur at a minimum of every 30 feet by providing any two of the following: a) Recesses (decks,patios, etc.); b) Extensions (decks, patios, etc.); or c) Offsets or breaks in roof elevations. As indicated on the preliminary building elevations the design shows both roof elevation offsets, recessed entrances along the parking lot side of the project less than every 30 feet. Roof offsets, decks, and patio feature extensions are provided as architectural relief features as viewed from the adjoining property to the west. These features are provided less than every 30 feet and satisfy the approval criteria. Buffering, Screening and Compatibility between adjoining uses: Section 18.120.108.4(A) states that buffering shall be provided between different types of land uses. This criteria shall be satisfied as addressed in the Buffer Matrix (18.100.130) section below. Section 18.120.108.4(B) states STAFF REPORT - SDR 94- 0022 /PDR 94 -0001 - TOTONCHY PAGE 6 that on -site screening from view of adjoining properties of such things as service and storage areas, parking lots, and mechanical devices on roof tops shall be provided. This criteria is satisfied because the site plan, landscape plan and architectural plans provide screening of mechanical equipment on roof tops, parking areas, and storage areas. Privacy and Noise: Section 18.102.108.5 requires that structures which include residential dwelling units shall provide private outdoor areas for each ground floor unit which is screened from view by adjoining units, that the buildings shall be oriented in a manner which protects private spaces on adjoining properties from view and noise, and on -site uses which create noise, lights, or glare shall be buffered from adjoining residential uses. Due to the similar design of existing two story apartment projects to the east and west of the site, this project is expected to be complementary to adjoining land uses. Private open space has been proposed through the use of patios or balconies. The patios are screened to the property line by a mixture of landscape materials and an existing six foot tall wood fence along the western property line. The building design also provides for an offsetting of the patios so that a direct line of site with other patio off site is avoided. In addition, buffering and screening is provided along the length of the property lines. Private Outdoor Areas: Section 18.102.108.6. requires that private open space such as a patio or balcony shall be provided and shall be designed for the exclusive use of individual units and shall be at least 48 square feet in size with a minimum width dimension of four feet. Required open space may include roofed or enclosed structures such as a recreation center. This criteria is satisfied because the applicant is proposing both balconies and patios for each unit in excess of 80 square feet and five feet in depth. Shared Outdoor Recreation Areas: Section 18.102.108.7 states that in addition to subsections 5 and 6 above, usable outdoor recreation space shall be provided in residential developments for the shared or common use of all the residents in the amount of 200 square feet per unit for studio up to and including two - bedroom units. The required recreation space may be provided as follows: 1) all outdoor space; 2) part outdoor and part indoor space; 3) all public or common space; 4) part common and part private, for example, it could be an outdoor tennis court, indoor recreation room and balconies on each unit; 5) where balconies are added to units, the balconies shall not be less than 48 square feet. Shared outdoor recreation space shall be readily observable for reasons of crime prevention and safety. This development requires 2,400 square feet of shared outdoor recreation area (12 units (iD 200 square feet). A 4,000 square foot lawn area, barbecue and pond have been provided on -site for shared outdoor recreation. The balconies or patios shown each exceed 80 square feet. The proposed development complies with the applicable standards. Demarcation of spaces: crime prevention: Section 18.102.108.9 states that structures and site improvements shall be designed so that public areas, semipublic areas, and private outdoor areas are clearly defined in order to establish persons having a right to be in the space, in order to provide for crime prevention, and to establish maintenance responsibility. Due to the arrangement and design of the proposed site improvements indicate the functional use of different areas of the site. The Police Department requested that two of the five Crimson Sentry Maples proposed STAFF REPORT - SDR 94- 0022 /PDR 94 -0001 - TOTONCHY PAGE 7 S along the western property line be relocated. Due to their present location at maturity the trees would allow access to the upper level units. The Police Department has also requested that appropriate signage be placed at the site entrance and that adequate addressing shall be provided so that emergency service providers can quickly locate specific dwelling units. The developer shall contact the Police Department prior to obtaining occupancy permits for the complex for review and approval of the address signage of this development. Crime Prevention and Safety: Section 18.102.108.10 requires that windows be located so that areas vulnerable to crime can be surveyed by the occupants; interior laundry and service areas shall be located in a way that can be observed by others; mail boxes located in lighted areas having vehicular or pedestrian traffic; exterior lighting levels selected and angles shall be oriented towards areas vulnerable to crime; and light fixtures shall be provided in areas having pedestrian or vehicular traffic and in potentially dangerous areas. Security lighting is not shown on the preliminary plans. A revised site and landscape plan shall be provided to the Police Department which indicates the location of security lighting. Density Computation: Section 18.92 establishes the criteria for determining the number of dwelling units permitted. In determining the net acreage, the following are subtracted from the gross acreage: sensitive land area; park dedication; dedicated public right -of -way and private streets. Only land dedicated for public right -of -way is applicable to this proposal and need be subtracted. To calculate the net density for any building site the net acreage is divided by the minimum number of square feet required for each dwelling unit in the applicable zoning district. The subject site contains approximately 0.95 acres or approximately 41,456 square feet. Because the site does not contain any sensitive land features or require dedication of public right -of -way the resulting net acreage for this site is 41,456 square feet. Dividing 41,456 by 3,050 square feet for each dwelling unit results in 12.60 net units. The applicant is proposing to add 11 units to the existing single family residence on the site which complies with the density criteria. Additional Yard Setback Requirements: Section 18.96.020 requires that the building setback on SW Gaarde (a major collector street) shall be the setback distance required by the zoning district plus 30 feet measured from the centerline of the street. The front yard setback of the R -12 zone is 20 feet for multiple - family residential uses. The structure as proposed complies with this standard. Distance Between Multiple - Family Structures: Section 18.96.030 states that buildings with windowed walls facing buildings with windowed walls shall have a 25 foot separation. Where buildings exceed a horizontal dimension of 60 feet or exceed 30 feet in height, the minimum wall separation shall be one foot for each 15 feet of building length over 50 feet and two feet for each 10 feet of building height over 30 feet. The building would be the only multiple- family structure on site therefore this criteria is inapplicable. In addition, driveways, parking lots and walkways shall maintain the following separation for dwelling units within eight feet of the ground level: 1) driveways and parking lots shall be separated from windowed walls by at least eight feet; walkways running parallel to the face of the structures shall be separated by at least five feet; and 2) driveways and parking lots shall be separated from living room windows by at least 10 STAFF REPORT - SDR 94- 0022 /PDR 94 -0001 - TOTONCHY PAGE 8 feet; walkways running parallel to the face of the structure shall be separated by at least seven feet. As indicated on the site plan and the floor plan the proposed building complies with the parking lot separation requirement. Landscaping Plan: Section 18.100.015 requires that the applicant submit a landscaping plan. This requirement has been satisfied as the applicant has submitted a plan indicating the number, type and location of trees and shrubs. Necessary revisions to the landscape plan are reviewed elsewhere within this report. Street Trees: Section 18.100.033 states that all development projects fronting on a public street shall be required to plant street trees in accordance with section 18.100.035. Section 18.100.035 requires that street trees be spaced between 20 and 40 feet apart depending on the size classification of the tree at maturity (small, medium or large). The site has approximately 230 feet of curvilinear street frontage along SW Gaarde. Presently two Red Sunset Maples are proposed along the frontage spaced at approximately 70 feet on center. A Red Sunset Maple species is considered a large specimen at maturity therefore a revised site and landscape plan shall provide additional street trees spaced at a maximum of 40 feet on center. Screening: Special Provisions: Section 18.100.110(A) states that trees shall be planted in landscaped islands in all parking areas and shall be equally distributed and on the basis of one tree for each seven parking spaces in order to provide a canopy effect. The minimum dimension of the landscape islands shall be three feet and the landscaping shall be protected from vehicular damage by a wheel guard or curb. Each of the proposed landscape islands exceed three feet in width. The proposed landscape plan provides ten parking lot trees which is more than one tree for each three parking spaces and is expected to provide a generous canopy coverage at maturity. The proposed landscaping and the existing home effectively screen parking areas from view to Sw Gaarde. Screening of Refuse Containers: Section 18.100.110(D) states that any refuse container or disposal area shall be screened from view by placement of a solid wood fence, masonry wall or evergreen hedge between five and eight feet in height. All refuse materials shall be contained within the screened area. The proposed site plan provides treated wood fencing six feet in height and shrubs which are expected to provide sufficient screening of the trash enclosure and recycling bins to comply with this requirement. Buffer Matrix: Section 18.100.130 contains the buffer matrix to be used in calculating widths of buffering and screening to be installed between proposed uses. The site directly abuts other multiple family uses to the west and east which do not require land use buffers. The site also adjoins commercial uses to the south within the Canterbury Square Shopping Center which requires a 20 foot landscape buffer. This area is presently proposed as common open space. Section 18.100.080.D contains the minimum improvement standards for the buffering area. The minimum improvements within a buffer area shall consist of the following: 1) At least one row of trees shall be planted. They shall be not less than 10 feet high for deciduous trees and five feet high for evergreen trees at the time of planting. Spacing of the trees depends on the size of the tree at maturity; 2) In addition, at least 10 five gallon shrubs or 20 one gallon shrubs shall be planted for each 1000 square feet of required buffer area; 3) The remaining area shall be planted in lawn, groundcover, or spread with bark mulch. STAFF REPORT - SDR 94- 0022 /PDR 94 -0001 - TOTONCHY PAGE 9 S . The southern outdoor common area is approximately 4,000 square feet. An area of approximately 2,000 square feet of the common outdoor open space area shall be redesigned to provide additional land use buffer features. This portion of the common outdoor area shall at a minimum contain 20 five gallon or 40 one gallon shrubs. Due to their size at maturity the three Norway Maple trees proposed along within this area comply with buffer requirements. A revised site and /or landscape plan shall be submitted providing additional landscaping and screening materials within the southern most 20 feet of the site. Visual Clearance Areas: Section 18.102 requires that a clear vision area shall be maintained on the corners of all property adjacent to intersecting right -of -ways or the intersection of a public street and a private driveway. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, or temporary or permanent obstruction exceeding three feet in height. Obstructions which may be located in this area shall be visually clear between three and eight feet in height (trees may be placed within this area provided all branches below eight feet are removed). A visual clearance area is the triangular area formed by measuring a 30 foot distance along the street right -of -way and the driveway and then connecting these two 30 foot distance points with a straight line. Due to the required use of a joint driveway access with the adjoining apartment complex the site improvements on this site are expected to comply with the clear vision requirements. Minimum Off - Street Parking: Section 18.106.030(A) (4) requires a minimum of 2 parking spaces for units with more than one bedroom. The applicant is proposing 11 units which requires a minimum of 22 resident parking spaces. In addition, section 18.106.020(G) states that multi - dwelling units with more than 10 required parking spaces shall provide shared parking for the use of all of the guests of all of the residents of the complex. The shared parking shall consist of 15 percent of the total required parking spaces and be centrally located or evenly distibuted throughout the development. The minimum required number of visitor parking spaces is four to serve this complex. This proposed site and landscape plan presently provide a total of 22 parking spaces. Both plans shall be revised to provide a total of 26 parking spaces. The Americans with Disabilities Act (ADA): Requires one disabled parking space if one to 25 parking spaces are provided. The proposed site plan shows the provision of 1 disabled person parking space on the site. Because a minimum of 26 parking spaces are required, the site and landscape plan shall be revised to provide a minimum one additional handicapped accessible parking space. Bicycle Parking: Section 18.106.020(P) requires one bicycle parking rack space for each 15 vehicular parking spaces in any development. Bicycle parking areas shall not be located within parking aisles, landscape areas, or pedestrian ways. Based on the provision of 26 parking spaces, two bicycle parking spaces will be required for this development. Bicycle racks are not indicated on the proposed site plan. A revised site plan shall be provided which indicates the provision of two bicycle racks. Access: Section 18.108.070(D) requires that multiple - family residential uses provide a minimum of one driveway to serve 3 -19 dwelling units. The minimum access width shall be 30 feet, with 24 feet of pavement, curbs and a five foot sidewalk. The site plan proposes 11 new dwelling unit parking spaces, therefore a single point of access is required to serve this development. STAFF REPORT - SDR 94- 0022 /PDR 94 -0001 - TOTONCHY PAGE 10 • • A pre - application site plan reviewed for this site did not include the use of the existing driveway on the new east /west portion of SW Gaarde Street to access the apartment site. Widening of this driveway and the associated increase of use will conflict with the traffic at the new "y" intersection. It is recommended that the existing driveway serving the single family residence remain as is serving only the existing home. The applicant shall submit a revised final site plan for review and approval that joins new traffic from the on -site driveway to the existing driveway serving the existing 18 unit apartment complex to the east. The apartment site access would then be separate from the single family driveway. Walkways: Section 18.108.050(B) requires that within multi - family developments each residential dwelling shall be connected to the vehicular parking area, and common open space and recreation facilities shall be connected by a walkway system having a minimum width of four feet and constructed of an all weather material. As indicated on the site plan, walkways are satisfactorily provided to SW Gaarde Street. A revised site plan shall be provided which provides additional walkway connections as noted by TRI -MET in their review of the application. Section 18.108.050(A) requires walkway connections where practical between a new development and neighboring development. The applicant states that for security reasons they oppose being required to provide direct pedestrian access to the Canterbury Square Commercial Shopping Center to the south of the project. It is recommended that an access point be provided to the south to encourage the use of alternate means of transportation in order to access the shopping center. Due to the recommended use of a joint driveway with the adjoining property the walkway access to SW Gaarde may adjoin the shared driveway or be provided at an alternate location as approved by the Planning Division. Signs: Section 18.114 lists the type of allowable signs and sign area permitted in the R - 12 zone. All signs shall be approved through the sign permit process administered by the Planning Division. Mixed Solid Waste and Recyclables Storage: Section 18.116 requires that new construction incorporates functional and adequate space for on -site storage and efficient collection of mixed solid waste and source separated recyclables prior to pick -up and removal by haulers. The site plan presently provides a centrally located trash and recycling enclosure. The applicant shall choose one of the following four methods to demonstrate compliance: Minimum standard, waste assessment, comprehensive recycling plan, or franchised hauler review and sign -off. The applicant shall submit evidence or a plan which indicates compliance with this section. Tree Removal: Section 18.150 contains standards for obtaining a permit for removal of trees having a trunk six inches or more in diameter when measured four feet above the ground. This requirement will be satisfied as a tree removal permit will be required for the removal of trees with trunk diameters of six inches or more in diameter. B. PUBLIC FACILITY CONCERNS: Sections 18.164.030(E)(1) (a) (Streets), 18.164.090 (Sanitary Sewer), and 18.164.100 (Storm Drains) shall be satisfied as specified below: Findings: STAFF REPORT - SDR 94- 0022 /PDR 94 -0001 - TOTONCHY PAGE 11 S . 1. STREETS: The applicant's site plan shows two points of access; the principal access will be the joint use of the existing driveway to the east that also serves the apartment complex on the adjoining property that connects to the southerly leg of the SW Gaarde Street "y ". The second driveway is the proposed enlargement of the existing driveway that serves the existing single family dwelling that connects to SW Gaarde Street, westerly of the "y" intersection. Southwest Gaarde Street was improved at this location with the construction of the SW Gaarde Street /SW McDonald Street intersection with SW Pacific Highway in 1992. No additional street construction or street dedication is required. However, the original site plan submitted did not include the use of the existing driveway on the new east /west portion of SW Gaarde Street to access the apartment site. It is the opinion of the Engineering Department that the widening of this driveway and the associated increase of use would conflict with the traffic at the new "y" intersection and it is recommended that the existing driveway serving the single family residence remain "as is" at its current location. The applicant should submit a revised final site plan for review and approval of the Engineering Department that loops the on -site driveway to the proposed joint -use driveway. The apartment site access would then be separate from the single family site. Although no new street improvements are required with exception of any driveway permits, there are overhead utilities along the frontage and the applicant should underground these facilities or pay the fee in -lieu of undergrounding. Also, the street lighting is existing and no further improvements are required. 2. SANITARY SEWER: The site is served by the existing eight inch public sanitary sewer line located in an easement contiguous to the southern boundary line. The main line sewer has sufficient capacity for the proposed development. 3. STORM SEWER: The site currently drains in a westerly direction toward an existing apartment site and an underground storm drain system constructed across the property in 1990. The final site plan should incorporate provisions for vehicular access to the existing manhole. In addition, the manhole should be provided with a 10 foot square concrete pad. The existing underground storm sewer system has sufficient capacity for the site. The Unified Sewerage Agency has established and the City has agreed to enforce (Resolution and Order No. 91 -47 - Surface Water Management Regulations) requiring the construction of on - site water quality facilities or fees in -lieu of their construction. The site plan shows the proposed installation of a water quality facility that will treat the storm water run - off from the proposed addition to the impervious areas. The facility shall be privately owned and maintained. STAFF REPORT - SDR 94- 0022 /PDR 94 -0001 - TOTONCHY PAGE 12 Aik APPROVAL SHALL BE VAILD IF EXCERCISED WITHIN EIGHTEEN MONTHS OF THE FINAL DECISION DATE. Prepared by: Mark Roberts Date Assistant Planner [� Approved by: Aft % V Airl L ? C1 7 Dic 'Bewersdorff Date Senior Planner 1 STAFF REPORT - SDR 94- 0022 /PDR 94 -0001 - TOTONCHY PAGE 13 • • • ;VD ' witi' ' . sii i slio :18-pil f - -. trwar rift..02n. 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La .Q . .a� k�li 1�• � ' . / + V• :IL's • w f l / w� ti/` i ilia if►r .. ✓ 1 1 sr� _ „ i tl 2 ' � � I _ t �� y �� ' `�' ' ` ?, � -;"40 x % 1 0 ' .1`Y• :-' a~ - 4r . /♦ I w1 (. r �.,=...." -/ ri.r,.• w rs...W,. /AWL. k • Fy D • t ,- • ' �iv.«.v I ♦ • "^%a w�.:w . w. 4.n... Woo w.,awn - -) a • d V '^ • r "- ` .----i • 1 1 .IJ_. ra 4 - ma • L WM. I,W % • - / j 0 • . �t r^ _ � o Z r it 0 ro e . LI 4 . 4 xi DJ H H C H � ft in • . * a , o1N CITY OF TIGARD PLANNING DEPT. :A`, O N O H 411 411 MEMORANDUM CITY OF TIGARD, OREGON TO: Mark Roberts September 7, 1994 FROM: Michael Anderson, Development Review Engineer l RE: SDR 94 -0022; PDR 94 -0001 TOTONCHY ''yy Description: The applicant requests a Site Development Review and Planned Development Review to allow construction of an 11 unit apartment building located at # 10930 SW Gaarde Street. The site is situated at the "wye" in SW Gaarde Street at the new intersection with old SW Gaarde Street south, westerly of Pacific Highway. The existing single family residence is to remain. Findings: 1. STREETS: The applicant's site plan shows two points of access; the principal access will be the joint use of the existing driveway to the east that also serves the apartment complex on the adjoining property that connects to the southerly leg of the SW Gaarde Street "wye ". The second driveway is the proposed enlargement of the existing driveway that serves the existing single family dwelling that connects to SW Gaarde Street, westerly of the "wye" intersection. SW Gaarde Street was improved at this location with the construction of the SW Gaarde Street /SW McDonald Street intersection with SW Pacific Highway in 1992. No additional street construction or street dedication is required. However, the original site plan submitted did not include the use of the existing driveway on the new east /west portion of SW Gaarde Street to access the apartment site. It is the opinion of the Engineering Department that the widening of this driveway and the associated increase of use would conflict with the traffic at the new "wye" intersection and it is recommended that the existing driveway serving the single family residence remain "as is ". The applicant should submit a revised final site plan for review and approval of the Engineering Department that loops the on -site driveway to the proposed joint -use driveway. The apartment site access would then be separate from the single family site. Although no new street improvements are required with exception of any driveway permits, there are overhead utilities along the frontage and the applicant should underground these facilities or pay the fee in -lieu of undergrounding. Also, the street lighting is existing and no further improvements are required. ENGINEERING COMMENTS SDR 94- 22;PDR 94 -01 TOTONCHY PAGE 1 410 411 • 2. SANITARY SEWER: The site is served by the existing 8" public sanitary sewer line located in an easement contiguous to the southerly boundary line. The main line sewer has sufficient capacity for the proposed development. 3. STORM SEWER: The site currently drains in a westerly direction toward an existing apartment site and an underground storm drain system constructed across the property in 1990. The final site plan should incorporate provisions for vehicular access to the existing manhole. In addition, the manhole should be provided with a 10 foot square concrete pad. The existing underground storm sewer system has sufficient capacity for the site. The Unified Sewerage Agency has established and the City has agreed to enforce (Resolution and Order No. 91 -47) Surface Water Management Regulations requiring the construction of on -site water quality facilities or fees in -lieu of their construction. The site plan shows the proposed installation of a water quality facility that will treat the storm water run -off from the proposed addition to the impervious areas. The facility shall be privately owned and maintained. Recommendations: PRIOR TO THE ISSUANCE OF A BUILDING PERMIT, THE FOLLOWING CONDITION(S) SHALL BE SATISFIED OR FINANCIALLY SECURED: 1. The applicant shall submit a revised site plan for the review and approval of the Engineering Department that provides access from the adjoining private driveway and deletes the access directly to SW Gaarde Street shown on the preliminary plan submittal. STAFF CONTACT: Michael Anderson, Engineering Department(639 -4171) 2. A joint use and maintenance agreement shall be executed and recorded on City standard forms for all common driveways. The agreement shall be referenced on and become part of all applicable parcel Deeds. The agreement shall be approved by the Engineering Department prior to recording. Forms are available at the public counter and from the Engineering Department. STAFF CONTACT: Diane Jelderks, Engineering Department (639- 4171). 3. The applicant shall provide for on -site water quality treatment, as shown on the site plan, and as required by Unified Sewerage Agency Resolution and Order No. 91 -47. Design calculations shall be in conformance with the general requirements of Surface Water Oualitv Facilities Technical Guidance Handbook, USA, 1991. The design report and calculations shall be approved by the Engineering Department prior to construction. STAFF CONTACT: Greg Berry, Engineering Department (639 -4171) 4. The applicant shall underground existing utilities along the frontage of SW Gaarde Street or pay the fee in -lieu of undergrounding. ENGINEERING COMMENTS SDR 94- 22;PDR 94 -01 TOTONCHY PAGE 2 S • 5. Access to the existing storm drain manhole shall include a 10 ft square concrete pad and provisions for vehicular access as approved by the Maintenance Services Department. STAFF CONTACT: John Roy, Utilities Supervisor (639 -4171) IN ADDITION THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE; THIS IS NOT AN EXCLUSIVE LIST 1. SECTION 18.164 STREET AND UTILITY IMPROVEMENT STANDARDS. Section 18.164.180 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. APPROVED: Randall R. Wool':, City Engineer n: \engineer \SDR94- 22.mja ENGINEERING COMMENTS SDR 94- 22;PDR 94 -01 TOTONCHY PAGE 3 �� REOUEST FOR COMMENTS ,Q J. C 60 TO: . DATE: August 22, 1994 FROM: Tigard Planning Department RE: SITE DEVELOPMENT REVIEW SDR 94- 0022 /PLANNED DEVELOPMENT REVIEW PDR 94- 0001 TOTONCHY LOCATION: 10930 SW Gaarde Street (WCTM 2S1 10AA, tax lot 2200). To build one two -story building with 11 apartment units, one rental office, and a storage area. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.54, 18.80, 18.92, 18.100, 18.102, 18.106, 18.108, 18.120, and 18.164. ZONE: R -12 (PD) (Residential, 12 units /acre, Planned Development) The R -12 zoning district permits a range of single - family and multiple - family residential uses developed at up to 12 dwelling units per acre. Attached is the Site Plan and applicant's statement 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 by Sep. 2, 1994. 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 below with your comments and confirm your comments in writing as soon as possible. If you have any questions regarding this matter, contact the Tigard Planning Department, 13125 SW Hall Blvd., Tigard, OR 97223. PHONE: 639 -4171. STAFF CONTACT: Mark Roberts PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: Z . _ We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written Comments: Name of Person Commenting: �crYk Phone Number: ?v7 • • ' f P {� REQUEST FOR COMMENTS TO: I\411jTot(�-C `• DATE: August 22, 1994 FROM: igard Planning Department RE: SITE DEVELOPMENT REVIEW SDR 94- 0022 /PLANNED DEVELOPMENT REVIEW PDR 94- 0001 TOTONCHY LOCATION: 10930 SW Gaarde Street (WCTM 281 10AA, tax lot 2200). To build one two -story building with 11 apartment units, one rental office, and a storage area. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.54, 18.80, 18.92, 18.100, 18.102, 18.106, 18.108, 18.120, and 18.164. ZONE: R -12 (PD) (Residential, 12 units /acre, Planned Development) The R -12 zoning district permits a range of single - family and multiple - family residential uses developed at up to 12 dwelling units per acre. Attached is the Site Plan and applicant's statement 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 by Sep. 2, 1994. 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 below with your comments and confirm your comments in writing as soon as possible. If you have any questions regarding this matter, contact the Tigard Planning Department, 13125 SW Hall Blvd., Tigard, OR 97223. PHONE: 639 -4171. STAFF CONTACT: Mark Roberts PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. written/Fo t : // Name of Person Commenting: Phone Number: • M E M O R A N D U M TIGARD POLICE DEPARTMENT TO: Mark Roberts FROM: Kelley Jennings/Crime Prevention Specialist DATE: August 24, 1994 SUBJECT: SDR 94-0022 & PDR 94 -0001 Mark - I need to see a set of plans for the proposed developments EXTERIOR LIGHTING so I can review it. I have looked at the proposed landscaping and everything looks alright except the placement of two (2) of five (5) Crimson Sentry Maple trees. My concern here is that in ten to fifteen years when these trees have reached maturity they will afford accessibility to the upper level unit balconies. ( See Landscaping Plans, page L highlighted). CPTED Review d��A REQUEST FOR COMMENTS • TO: 111/11 - t `�",1�1'P4M JMOA4.4c11 DATE: August 22, 1994 FROM: Tigard Planning Department J J RE: SITE DEVELOPMENT REVIEW SDR 94- 0022 /PLANNED DEVELOPMENT REVIEW PDR 94- 0001 TOTONCHY LOCATION: 10930 SW Gaarde Street (WCTM 2S1 10AA, tax lot 2200). To build one two -story building with 11 apartment units, one rental office, and a storage area. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.54, 18.80, 18.92, 18.100, 18.102, 18.106, 18.108, 18.120, and 18.164. ZONE: R -12 (PD) (Residential, 12 units /acre, Planned Development) The R -12 zoning district permits a range of single - family and multiple - family residential uses developed at up to 12 dwelling units per acre. Attached is the Site Plan and applicant's statement 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 by Sep. 2, 1994. 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 below with your comments and confirm your comments in writing as soon as possible. If you have any questions regarding this matter, contact the Tigard Planning Department, 13125 SW Hall Blvd., Tigard, OR 97223. PHONE: 639 -4171. STAFF CONTACT: Mark Roberts PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: x We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written Comments: Name of Person Commenting: M.. L. y..jAi XCL Phone Number: (.4 f pbaI AUG 2 3 1994 J � ) . By • • ` , . 1111 :I111'II11� j IW tic ��j��' > li■ g 11111 1i le -- gy p, i#t 1 11 1, . .1 *MI Oa v I►. , � 4, 1— i 119 r �■ k / --� //. tr �c1\► �, - .O 1 urns Irv:. i sarm■■ras .1 ,, W CL Si IMSV +t.�itG1Ar / 1► '<i ttI i % - C ? I '���s�c �.-- ���`.� �r1 1�1111� �� .,, /te 4 d ♦ ♦ . _, L :>, :i 1 1 num ..1��■ ♦ Az , 111 • S w 11 / , A �ri1 ■■ p sr ' j t :' ; rear 4. a : e !mu wa....a , =fi 0 4f jr I■■i■.S►� ■■n�>7 Jr Z e e. /� an■■■ar a i t i� i ter; r ► fS 4kiIi � J ; gastFIi ■i■r: i n i r1 Al _lee L il a : ■ o a 1� ■ - y .4e. ,�` , � � hiOa ri Ply .L'JI In ►11 CC • L SITE ■. _ ola li ma N, • � r �. : rid - --- ' ,. N■■ c_ k� Weans soh. F •iff nine mum PIZ it A t i . b ., 14 NM •• 111147- 1 1 l le in wig dipm �� 1... .i_■ MI maim Nu i limb PWRIII I I I N - Ann, :::: ,..--: ,.., a .. ,...._ ... mai i 1 1 c ,..... ri iii 1 Ao r VICINITY CASE NO. SITE DEVELOPMENT REVIEW #94 -0022 EXHIBIT IVI A P PLANNED DEVELOPMENT REVIEW #94 -000 m. =r —O CO —I \\ J N , .r _ n_+n.� k. r • ! 12. rj. i µ'?.p•rV i. :rc�iwlrw�i 0% .,,,...,— A " % : '�. ='�nM+. — 1 i ' \ \ \\ T [/.rte \ /��� ! r C-r. L7© ��{ r—.� �j i • V , �1 a lt s 3 1 X© ©r «. . a. a � �"'s`� ' � i ,._ : 1 rJ 1Y' tYf 'Y S . ,i L 13 r e � T g _ �W - , J ` . 1 q , : ^tpi - . ; r s ,_ y - rl ' r q r ie "III � �- ro I �,�wM/�i'��r'fI�7C 'E a � �.' � '�w " r_ . � /a to 'IA D � T k .., .CW�Y I \ ir:."wwr"'"". . `� ri.Y.Y'Y..r.r.. le Weal C7 c C r I. i r r 1�_ r +k y... r r c�«..r1 `.E^ r..., / VI N d m VI VI DiO Z oho • ro 4 7i DJ Pi C t1 H C l�' y 10 i ' i iP CITY OF TIGARD PLANNING DEPT. : A `D , 1 O O ; N O N O I—, . III /' , �f REQUEST FOR COMMENTS TO :?(11 4 1 - W ('70412 -r , . EIeV11 't DATE: August 22, 1994 FROM: Tigard Planning Department RE: SITE DEVELOPMENT REVIEW SDR 94- 0022 /PLANNED DEVELOPMENT REVIEW PDR 94- 0001 TOTONCHY LOCATION: 10930 SW Gaarde Street (WCTM 2S1 10AA, tax lot 2200). To build one two -story building with 11 apartment units, one rental office, and a storage area. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.54, 18.80, 18.92, 18.100, 18.102, 18.106, 18.108, 18.120, and 18.164. ZONE: R -12 (PD) (Residential, 12 units /acre, Planned Development) The R -12 zoning district permits a range of single - family and multiple - family residential uses developed at up to 12 dwelling units per acre. Attached is the Site Plan and applicant's statement 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 by Sep. 2, 1994. 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 below with your comments and confirm your comments in writing as soon as possible. If you have any questions regarding this matter, contact the Tigard Planning Department, 13125 SW Hall Blvd., Tigard, OR 97223. PHONE: 639 -4171. STAFF CONTACT: Mark Roberts PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written Comments: C Name of Person Commenting: Of Phone Number: < -2 -- rZZ, 7 111 11 AAA K Fy r' J' REQUEST FOR COMMENTS � TO: EA (A. DATE: August 22, 1994 FROM: Tigard Planning Department RE: SITE DEVELOPMENT REVIEW SDR 94 0022 /PLANNED DEVELOPMENT REVIEW PDR 94- 0001 TOTONCHY LOCATION: 10930 SW Gaarde Street (WCTM 2S1 10AA, tax lot 2200). To build one two -story building with 11 apartment units, one rental office, and a storage area. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.54, 18.80, 18.92, 18.100, 18.102, 18.106, 18.108, 18.120, and 18.164. ZONE: R -12 (PD) (Residential, 12 units /acre, Planned Development) The R -12 zoning district permits a range of single - family and multiple - family residential uses developed at up to 12 dwelling units per acre. Attached is the Site Plan and applicant's statement 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 by Sep. 2, 1994. 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 below with your comments and confirm your comments in writing as soon as possible. If you have any questions regarding this matter, contact the Tigard Planning Department, 13125 SW Hall Blvd., Tigard, OR 97223. PHONE: 639 -4171. STAFF CONTACT: Mark Roberts PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written Comments: Name of Person Commenting: Phone Number: • ED MEMORANDUM AUG 3 1 1994 CITY OF TIGARD, OREGON CITY OE TIGARD TO: Tigard Planning Department FROM: Maintenance Services Division DATE: August 30, 1994 SUBJECT: Site Development Review SDR 94 -0022 Planned Development Review PDR 94 -0001 The Maintenance Services Division had no comments on the above referenced plan reviews. I '�II Waive" REQUEST FOR COMMENTS ��(,�1j TO :'Z� DATE: August 22, 1994 FROM: Tigard Planning Department RE: SITE DEVELOPMENT REVIEW SDR 94- 0022 /PLANNED DEVELOPMENT REVIEW PDR 94- 0001 TOTONCHY LOCATION: 10930 SW Gaarde Street (WCTM 2S1 10AA, tax lot 2200). To build one two -story building with 11 apartment units, one rental office, and a storage area. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.54, 18.80, 18.92, 18.100, 18.102, 18.106, 18.108, 18.120, and 18.164. ZONE: R -12 (PD) (Residential, 12 units /acre, Planned Development) The R -12 zoning district permits a range of single - family and multiple - family residential uses developed at up to 12 dwelling units per acre. Attached is the Site Plan and applicant's statement 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 by Sep. 2, 1994. 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 below with your comments and confirm your comments in writing as soon as possible. If you have any questions regarding this matter, contact the Tigard Planning Department, 13125 SW Hall Blvd., Tigard, OR 97223. PHONE: 639 -4171. STAFF CONTACT: Mark Roberts 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. J( Written Comments: n (C wirrEo. Mivir.S lb BE CLASS 52 `(7ucrsLc /Roki 7'1ron/ Jon.rr ILI4 TF'R. M 4i,i - r - r) TI I er_ATEt) IQ flint MlM =n" EASEMair FMrE4 EO 1,0017 0A.VP/ACF.MCA/7' OF Warst. Miami i5 r^ aw/AJ Ptv.IrE De/vs, CSC F/QC IlY0Q.4A/T To ,SE Moeaa M*ocen/ 01Enh 4 - 442 ® Doctst.E C /./rick VA .VE arckrior,! PR6VeeA/rc2 t 2E LocME 17126crcy 5E61140 DosES7ic. MErc¢. , 23colaSE or ME Sere/vs/L/C /ee,G-ano&l 3)' tcuf Name of Person Commenting: Aldeg A4,t4CL _. Phone Number: k 'MS Erma- A SEPAgint alCtpnon Mera 141w n/EEO l .5E /,t 7 �W1ni tris o wn] DOU ' Ccrc`k") on 7 viesTin. Mcrae- 51ZE S6rottGo as hticce 7o 2". SO DcvetoP6Q2 Icti Eri 72 (cAnncr ( roe Dom; 'CPL. PPj2oPE1L-- Ventl s 4140 COn15T2acr1.o7J AJcnt, rt V� RECEIVED TRI -MET TECHNICAL SERVICES DIVISION SEP 0 21994 710 N.E. HOLLADAY STREET PORTLAND, OREGON 97232 COMMUNITY DEVELOPMENT (503) 239 -2100 FAX (503) 239 -2280 August 31, 1994 Mark Roberts City of Tigard Planning 13125 SW Hall Blvd Tigard OR 97223 RE: SDR 94 - 0022 and PDR 94 - 0001, Apartment Complex, 10930 SW Gaarde Street Dear Mr. Roberts: Tri -Met appreciates the opportunity to respond to the proposed apartment complex at SW Gaarde Street just off Highway 99W. The State Transportation Planning Rule has been integrated into Tigard's development code and requires new developments to provide viable alternatives to the automobile including bicycle, pedestrian and transit circulation. For this reason, we recommend the following modifications be incorporated into the site design as the project moves through conceptual design and land use approvals: 1) Provide a direct pedestrian link between the most direct route to transit service along 99W as shown on the attached plan. 2) Focus additional landscaping along the new pedestrian path to match landscaping shown on the southern end of the site. 3. Where the pedestrian link crosses the driveway, raise the pedestrian crossing slightly to slow traffic without hindering through auto circulation. 4) Provide additional openings in the fence for those on foot to move between the proposed building and the existing 18 -unit building. Please call me at 239 -6716 if you have any questions. Sincerel K' ox, oject Coordinator TRI - COUNTY METROPOLITAN TRANSPORTATION DISTRICT OF OREGON g(3) • ^n REQUEST FOR COMMENTS TO - 1' `t tC ANNSt 1t' V • DATE: August 22, 1994 FROM: Tigard Planning Department RE: SITE DEVELOPMENT REVIEW SDR 94- 0022 /PLANNED DEVELOPMENT REVIEW PDR 94- 0001 TOTONCHY LOCATION: 10930 SW Gaarde Street (WCTM 2S1 10AA, tax lot 2200). To build one two -story building with 11 apartment units, one rental office, and a storage area. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.54, 18.80, 18.92, 18.100, 18.102, 18.106, 18.108, 18.120, and 18.164. ZONE: R - 12 (PD) (Residential, 12 units /acre, Planned Development) The R - 12 zoning district permits a range of single - family and multiple - family residential uses developed at up to 12 dwelling units per acre. Attached is the Site Plan and applicant's statement 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 by Sep. 2, 1994. 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 below with your comments and confirm your comments in writing as soon as possible. If you have any questions regarding this matter, contact the Tigard Planning Department, 13125 SW Hall Blvd., Tigard, OR 97223. PHONE: 639 -4171. STAFF CONTACT: Mark Roberts PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. /k Please refer to the enclosed letter. / Written Comments: Name of Person Commenting: l hM Vt4OX Phone Number: Z7 - (#11L AUG 2 4 1994 C . .. 'mg tWit O n TUALATIN VALLEY FIRE & RESCUE t#,/ AND ` tic/KW BEAVERTON FIRE DEPARTMENT R ES & 4755 S.W. Griffith Drive • P.O. Box 4755 • Beaverton, OR 97076 • (503) 526 -2469 • FAX 526 -2538 FC9 August 29, 1994 RECEIVED PLANNING Mark Roberts S E P 01 1994 Tigard Planning Department 13125 S.W. Hall Blvd. Tigard, Oregon 97223 Re: Totonchy Apartment Complex (11 Units) 10930 S.W. Gaarde Street 6188B- 281 -000 Dear Mark: This is a Fire and Life Safety Plan Review and is based on the 1991 editions of the Uniform Fire Code (UFC) and those sections of the Uniform Building Code (UBC) and Uniform Mechanical Code (UMC) specifically referencing the fire department, and other local ordinances and regulations. Plans can be conditionally approved as submitted having the applicant correct the following items. 1. Where roadways will not accept parking and still maintain 20 feet of unobstructed driving surface, no parking signs shall be installed. No parking signs shall state, "NO PARKING", "TOW AWAY ZONE ", "FIRE LANE ", "ORS 98.810 -812 ". They shall be posted no closer than 4 feet to the ground nor higher than 6 feet above the ground and shall be placed often enough to be conspicuously seen. UFC 10.207(1) 2. Dead end access of greater than 150 feet is shown on plans. No turnaround is provided. Loop driving system is provided with the adjacent property. If this looped road is to serve as a resolution for the required turnaround, than: a) No parking signs shall be installed as in item 1 above, along access roadway of property adjacent to the east. b) Access • "Working" Smoke Detectors Save Lives • • Mark Roberts August 29, 1994 Page 2 easement shall be submitted to Tigard Planning Department restricting the use of this land (road) to access roadway for the property to the east of the subject property. Such easement shall be reviewed and approved by both planning department and this office. 3. Relocate fire hydrant to adjacent parking space #5 as noted on drawing 1 of 4. After completion of this project call for an inspection. Please provide 24 hour notification prior to anticipated inspection time and date by calling 526 -2469. Approval of submitted plans is not an approval of omissions or oversights by this office or of non - compliance with any applicable regulations of local government. If I can be of any further assistance to you, please feel free to contact me at 526 - 2502. Sincerely, es25/11/ii Gene Birchill, DFM Plans Examiner GB:kw ' ' ;rat 0111111111011 tailor e %. it*N Prir 445BED „Ilil olio o 66 g -. t, e ssiS o t 0 ■1111.1 Pot ilia no LIM Nor AP 4*. 44-WW4 A � iIII 11111 '� I! UMI _ p s • = • � iet mild A EN in - �■■ .. s� II .�..r.....►.l i ' P t: 4 a emen .i i W ■1/ •�, .i '�` a t•4C ..,111111 ■.■ se ■+j..4, C:3 n. � ' I I.� �~ ► a fir ■� a , / - i — f � u t • a •1 ..t. ■■ ■1..lw:; ECZ.S -ar %Iv �.'.' 00 Q I 0 �fl�sa ma/ � ►� � H� ♦ � � wr. I aa S a...ai to i w+i _I II �1 " °4 is , lila BE 61.L. EA_, Put! !Rimini!' r �.aw�� il a". ' I I I 11" t o rill liner riera o 'Id III ip • L 1 11 iS ' ■ R ` • � ..� a 1� �.� �� r a is a E S ITE » / ` en S 'li'i: i►'wt - � S ��1 ■.F 1 2, 0 MI .. mis i n • r - I II ii l - AI iiiIPPria• a= IA ("snow ria k ilar t i.. Lc. Inns nada zn u., ��l c= k7 f e.7 not 1- ran Mr 0 11 Marr III MO Nino En Ma brerfill r 9; :. 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II i,„ , ...... 1,, it ...... ..._ II ..... ,,, _, ...„„ ..,..,. • i: • „ 4 :1 ‘- _ • ,'",`-,-,,_ - --_-.- • ' .4: 4 - f- i- ,. - 0 F ,•,, . . -:-.-- ,.•• •,. - :•.- .4 . . -I ,e . . .': • . _ 159438 REMOVE EXISTING ROCK DRIVEWAY S .. ., of • 0000;i• o ., REMOVE EXISTING GARAGE., O, %IF - 7 . _ Existing Conifer To Remain Typ. � S fill o - _ --1 s SI& �- WATER \ 1 /s` ■ EL. 194.65 Existing Tree Existing Junipe BOTTOM Q Q p Q D To Be Removed To Be Removed ; aiii rill , EL 191.65 Ell \ J AROUK - . -�.-_. \ OWIPA / 4.'1. HA l dllI '► \ ASSOCIATESDI & . ' , \ / \ —1 \ / \ / Existing Doug Fir it _ ________--) J 5 To Be Removed • CONSULTING' f ------ E NGINE ERS ;: y ' Existing Tree To G�5 EXISTING WALK n9 � � 1U • - : Be Removed < �' v � \\ �CI' \ CIVIL-STRUOTURA - \ \� �Co -3 \\ I ) '\ \\\ ' Existi Magnolia 1201 S.W. 12 �:�, �i \' To Remain �. SUITE 32Q ';; ` ,?..11. . PORTLANQPREGON�. I -- --� , .. ∎• 97205° _> ��� \ i � ' 0 0 IOW NW. lir PHONE :503'222.5040 Misc. Understory To Be Removed Existing Laurel Hedge To Remain Existing Tree To Be Removed Typ. Exisiting Clump Apple To Be Removed •XS TEi ) Existing Blackberries To Be Removed Typ. Existing Grand Fir To Remain Existing Apple Tree to Be Removed Typ. Existing Rhododendrons This Area To Remain ° . I „,./ DEMOLITION PLAN E 4, OREGON tr CLIENT: 0 1 0 20 40 p� , M, 10YOVr • 3 Flame Forest Pieris 4 Crimson Sentry Maple .per � (2) 2x2's D.F. 8' Stakes Treated w/ 5 American Sweetgum Existing Conifer To - ��",_\ One Coat Of Olympic #713 Stain • For trees 2 1/2” Cal. & Above. (2) 2 Norway Maple 35 Periwinkle 3 Hydrangea 3 Lilac 3 Compact Winged Euonymus Remain Typ. ■ Stakes Required For Smaller Trees. ' ;I ∎, Do Not Penetrate Root Ball. 25 Red -Leaf Japanese 3 Blue Atlas Cedar 3 Forsythia 5 Crimson Sentry Maple 8 Doublefile Viburnum 3 Red -Leaf Japanese • \ ' L Barberry 450 . „ ■ Tree Ties Rubber Hose w/ 12 Gauge . �1� _ Periwinkle Barberry 0 . ` _ . tt4 ; - ''7v re. DATE is, ,•p ., .�� • .� ., ,. ,, \ _ % ` , i ` -S ' ' ` �' i Tree Wra .` � � - Fro Gro und To First ' / �" , � , . � � �, , � � , �, �` : * e - I Branch p I�� _ - ♦ e �` /�`. 1 ` ��` /�. ` .�� i�� _ o DRAWN aY Cut & Remov Bottom Ot Wire Basket O �� O O O O S � ♦ � ` 0 Remove Burlap & Twine From Top 1 O 0� Ba tt After t akng. Place T op O :,; � � O O � �� 00� t l �� l o otb a li 2 Mi Above i Adjacent NECKED BY i . Q r � / Finish Grade Of Planting Or Turf � . i' ■ �, �` I Area '' - ��, r 3 Hino - Crimson 45 Periwinkle 45 Periwinkle O to � / 3 Jean Marie l ean are — Mulch G'ircle Water Basin 1 1/2" min. PROJECT NO. \\ rfCat- Ill ' Azalea � ',, , � �'/ \\ is �4 ; 3 Oregon 3 Jean Marie 3 David Viburnum 3 Hydrangea x I l �` A 0 � / Rhododendron 1 Depth. �© o r d �_� 0ace 1 Water 4 t ' �� G Q D 2 Vine Maple 2 Hino- Crim Rhodod Q D c on Q D 5 Jean Marie 1 i , 6 Tu in. 24" Wide Areas. Bark Mulch Circle In PROJECT: 9 � •• ' � Po. • s urface d� ` // Pert- �� winkle Azalea w- R i �� < < 1'' Specified. • '` Back 1 Soil Mixture As , t Od ~ - 1 Vi _ 3 D av id _ 2 Vin - I Vine t \ - - _ _ _ _ � t `�� . .. ( _ A = u= =ll =u -i ■' �■ ■ ■ ■ ■ ■ �/ ii= n -n -g -i scarf y Walls &Bottom Of Planting / T Mapl - Viburnum _ Maple — Maple © 11.11.11.11. a - \ \ = \. ` � 1=11.11=11.1 ■ i ■�■ ■■ ■ ■■ IIIII n = ll =u — u =1 Pi ! ; r �o�.��i �• o ,���\ ��►�� ,��,0 �, f r ` — — _ — — — — — --� I ii �� u u n n n i ■ ■■■■■ ■ ■i • H=11=11=11=1 1 ° n _O Sri X4 0 �� o a�, o o o P1 i it��0� O o y . I �-- _ � II- I�= � = !l= ll =�I - 'h�I I � Turf Area gl �L NNE. L��l�.. ��.�.�o,.u� -.���� \ _ — — — _ _ L 1 ■■■■■U■■■ • _ j) \ —� ; t F , ` 11=11=11=11= 1 I IU UUUI ■ _ii a = il = \∎ �' �� s riI = = u =I u = n — u — u — i Flame Forest , J 5 = n= =il =u =► 7 - k l ; ` 18 Periwinkle 3 Rosy Glow Barberry 3 Oregon Grape 3 FlPiertis F _t ` �� �� EXISTI WALK J Set Rootbail On Undisturbed Soil A �� 3 Compact Winged Euonymus 5 Flame Forest Pieris /I � �� I 2 o ,� • _ i Red Sunset s ��• - ..� 3 Rosy Glow Barberry _ \ �n�� I S �F• � P M I Maple Gromax Bags As Specified. c�3� 550M G�AL�`a7 i �` I -o . , p I p 25 Periwinkle o I _ J ! w �, — — 11/--AP-0 �=R-r t �, ` r _ — — G ICI C4V laDt. y8.dau l 80 Periwinkle 3 American �� — _ �- — — _ — — `,' W � �'i�1' i 3 American Sweetgum Sweetgum' � � �' 40 ! g O O , Existing Magnolia � . �.,� s� O REVISIONS t ; • ' ; 0 • • To R emain i �l lf:* `� � A O i , �� � .pp NO. DATE �, �� ``\ �- __ O O ∎ • !�� 0 „ . TREE PLANTING DETAIL — SHRUB PLANTING SIMILAR .. iN7 agleglegille - NOTES 3 Norway Maple 30 Spring Bouquet Viburnum , 65 Periwinkle ' Existing Laurel Hedge To Remain ■ 5 Compact Winged Euonymus - 38 Spring Bouquet Viburnum Reseed As Necessary ; 1. B&B STOCK MAY BE SUBSTITUTED WITH CONTAINER STOCK OF EQUAL GRADE. 3 Flame Forest Pieris 3 Compact Winged Euonymus Existing Grand Fir To Remain 2. CONTAINER STOCK MAY BE SUBSTITUTED WITH B&B STOCK OF EQUAL GRADE. ■ 3. PLANT MATERIAL SHALL CONFORM WITH AMERICAN STANDARD FOR NURSERY STOCK, ■ Plant Materials Listing: 3 Oregon Crape Existin Rhododendrons This Area To Remain 4. ALL TREES SHALL EDITION. 5. MULCH ALL PLANTING BEDS WITH 2” MIN. LAYER OF SPECIFIED MULCH. �r�t 8. IN THE EVENT OF A DISCREPANCY BETWEEN THIS MATERIAL LISTING AND THE • ' ` BOTANICAL NAME QUANTITY SIZE CONDITION REMARKS Azalea Evergreen Varieties: Syringe vulgarts 3 5 Gal. Can 18 -24" DRAWINGS, THE DRAWINGS SHALL GOVERN THE PLANT SPECIES AND QUANTITIES REQ. COMMON NAME 7. IN THE EVENT OF QUESTION OR LACK OF CLARITY ON DRAWINGS, LANDSCAPE p t,.I I� 4_ _=_.-_ Nino- Crimson 5 1 Gal. Can 10 -12" Lilac 8. LANDSCAPE CONTRACTOR IS TO LANDSCAPE ARCHITECT PRIOR 1,e/\1\11 l ' fl, A,J 7 TREES Berberis thunbergii "Atropurpureai 28 5 Gal. Can 18 -24" Viburnum davidi 6 1 Gal. Can 10 -12" TO INSTALLATION OF PLANT MATERIAL / GREEN SIDE UP. Red -Lea Ja anese Barbe 9. ADJUST PLANT LAYOUT AS REQUIRED TO FIT IRRIGATION COVERAGE PATTERN. f p rry David Viburnum , Acer circinatum 6 6 -7' B &B 3 Trunk Berberis thunbergii "Rosy Glow" 6 1 Gal. Can 10 -12" Viburnum plicatum tomentosum 8 5 Cal. Can 18 -24" ' Vine Maple Min. Rosy Glow Barberry Doubiefile Viburnum B E I G H LE Y & ASSOCIATES INC. Acer platanoides 5 2" Cal. B &B Euonymus alatus "Compacts" 14 5 Gal. Can 18 -24" Viburnum tinus "Spring Bouquet" 68 5 Gal. Can 18 - 24" %. M Norway Maple Compact Winged Euonymus Spring Bouquet Viburnum LANDSCAPE ARCHITECTURE AND PLANNING � I li Acer platanoides "Crimson Sentry" 9 2" Cal. B &B Forsythia intermedia 3 5 Gal. Can 18 -24" GROUNDCOVER � 2540 N.W. Cornell Road, Portland, Oregon 97229 SCALE: I I — 20 -© Crimson Sentry Maple Forsythia i (503) 643 -4796 FAX (503) 643 -4798 - Acer rubrum "Red Sunset" 2 2" Cal. B &B Hydrangea macrophylla 6 5 Gal. Can 18 - 24" Doha latifolia 25 Bare Root DRAWING NUMBER Red Sunset Maple Hydrangea Cat -tail P LA NJ I N G P LA N Cedrus atlantica "Glauca 3 8 -10' B&B Mahonia aquifolium 9 5 Gal. Can 18 - 24" Vinca minor 772 4" Pots , Blue Atlas Cedar Oregon Grape Periwinkle l Liquidambar styraciflua 1 2" Cal. B &B Pieris Flame Forest 14 5 Gal. Can NEW LANDSCAPE AREAS: Can 18 -24" �' i American Sweetgum Flame Forest Pieris - — SHRUBS Rhododendron varieties: Planting Areas: 6,250 SQ.FT. - ' • ` ' • Jean Marie 11 18 -21" B&B Turf Area: 5,125 SQ. 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N I? £7C`11 d ` 1 1,'11 J-r WpcdJv ri . „ o A o ' C4a t '�Zx, � 1)1d 42 Q3- _ iJ ( ft c c}71 '1 r117 10t-i �raLLc,1x1 :VW 6 Hd 11n 1 1 07, Y f• dt V cra\01/•1 - d /7 '7HLL 3 ' - IFf IHI 3'n1 qy 3';(101 -1 ).-c i � N 1-1- 2 1`A ' 10 t t W x11 DMA 3 7 1 JAN n d J) — L in Hv + _--- ?%G 1Z'. 4b 1+1 f mod 1_1 a b' ; \g' J\q' . I t92 Vf t t- i0.J-e9�-11-{-i a 'f i\ 'J�.Li i�t09 ' u 2 .�.�1YJ' iinia1! 31 ' IA I oI ro U- /I' �}l 3'1 rd ( Wol t GV 'a 1 ' <9:91r7i 'aN 101 CV1 is tl N Do oo'S k ;3 ✓r4 03 ;hsd1J.I '1c y1'211-1'20 • 3 NV '431•036 ' N V ' L' 9)t It id Ii iN c t+ „t.i3 d(19 r r�� se_?r' J £i31\ .L It 9£489 159435 FINISH GRADE GENERAL KEY , ,A- CALV. PIPE r10: FITTINGS TO D. C.V. FINISH GRADE /�� /� /�� /`! �� MIN. 24" COIL ON CONTROL WIRE ;{+{ ' 1 �1, ,1 (l I I FINISH GRADE - �(-4= = CLASS 200 SLEEVES 2" & 4" AS NOTED. LAND. CONTR. • DOUBLE CHECK VALVE + �! (N,1 �' �i 1 ,i 1'1 �! ?1 ( I TO COORDINATE INSTALLATION W/ GEN. CONTR. to ELECTRIC CONTROL VALVE • iii • �`� PO W/ NOZZLE AS NOTED 1 " CLASS 200 P.Y.C. PIPE — TYPICAL ■ ,�,��- � I'L _ � ■ P.Y.C. PIPE & ■ FITTINGS AFTER GALY. UNION - �� /‘ / /��� j . . 4 �/ FIBERGLASS VALVE BOX 1P/ LOCKING LID 1/2" BARBED ELL FITTING w/ MARLEX N 1 1/2" BRASS BALL VALVE . . t � � _ � STREET ELL f , FIBERGLASS BOX W/ LOCKING LID ® 1 1/2" DOUBLE CHECK VALVE IN • • a 1 Q • • • op o • • 1 MIN. 1 CU. FT. WASHED GRAVEL SUMP 1/2" POLY FLEX PIPE — 16" MIN., 24" MAX — 3/4" QUICK— COUPLING VALVE W/ LOCKING LID • .:... •o; o ,...:.8104 ,•c;.�•. o �. � ��. 11111 411111 li h � • • •... MANUAL DRAIN VALVE MIN. 2 CU. FT. WASHED GRAVEL SUMP • 1 2" BARBED ELL FITTING a. P.V.C. MAINLINE AS NOTED A R (�n 11611111111 ® PGA SERIES RAINBIRD ELEC. VALVE 5 47 • P. Y.C. LATERAL LINE AS NOTED -- — . �! CONTROL WIRE 14. CA P.Y. C. UNION ON ONE SIDE OF VALVE H �! I = }" r CONTROL VALVE NUMBER ASSOCIATE* H WALL MOUNT CONTROLLER AS NOTED ` � Ct�N5ULTIG IMI NEW 1 1/2" METER BY OTHERS ENGINEERS, ' DOUBLE CHECK BACKFLOW PREVENTER DETAIL CONTROL VALVE & BOX DETAIL POLY FLEX RISER DETAIL 1800 SERIES ONLY HEAD KEY CIVIL•STRUCTU * RAC:: ' HEAD COMPANY & CAT. NO. RADIUS G.P.M. P.S.I. - m 0 RAINBIRD 8 —FLT. SERIES 8 .39 —.79 30 1201 S.W. 12 th. AVE. , LOCKING LID s QUICK — COUPLING VALVE ® • RAINBIRD 10 SERIES 10 .39 -1.57 30 SUITE 3,2f! s PQRTLAND,OI . GO 1, D RAINBIRD 12 SERIES 12 .65 -2.6 30 97205; , ¢y . PHONE� FINISH GRADE _ FINISH GRADE :: z • RAINBIRD f 5 SERIES ..7 30 FINISH GRADE 7 ,1 :422- "! _ .." P.V.C. f" x 1" x 1/4" ANGLE IRON, f8" V DENOTES VARIABLE ARC NOZZLE O F SERIES 93 -3 SHOWN ' 2" -.01 :L:EVI:;PPw;OREEDTo / i...1 : ..:,. . 1. `- =r;1 . i_ ", LONG W/ HOLES FOR 'U' BOLT �i► �,m; �. �r ! , ; r i i ROTARY POP —UP SPRINKLER BODY — +I,.l1 N:?. ,,]Jlf ___ r1, I . +,4.� ,1 #i / W/ NOZZLE AS NOTED ® RAINBIRD 15 SST STRIP 1.2 30 4 - -� 'U' BOLT. ANCHOR LOW ON VALVE list 3/4" P.V.C. NIPPLE RAINBIRD T- 4— C— PC —T40— ADJ. 5 45 � � ` 1/2" BRASS MANUAL DRAIN VALVE 3.0 RC • S /4" x 3" SCH 80 P NIPPLE 3/4" P.V.C. STREET ELL AND ELBOW 3t 1 _ — - _ l 3/4" P V .C. NIPPLE I: _ ,,./y, .. � II* - PLE VALVE KEY , A f+INE M. ROTC�L fr�lLL i� �., III �-I 1 /z" BARBED ELL FITTING h � LASCO 3/4" UNITIZED 0 —RING � _ SWING JOINT P.V.C. LATERAL AS NOTED ` '7 z '' � —� �i, P.V.C. CONTROL VALVE NO. 1 S 2T 3S 4S 5S 4. OREGON u o o � oo�o — . 1 4 ' I- ' ' _ 00, ° ... :4,01,;°.°0 MIN. I CU. FT. WASHED GRAVEL SUMP 4 P.Y. C. MAINLINE AS NOTED \ 3/4" P.V.C. STREET ELL G.P.M. 20 44 18 20 23 C� Ili A � ��� �� °0•• / i'I CONTROL VALVE SIZE 1.0 1.5 1.0 1.0 1.0 1 /z" P.V.C. SCH 80 NIPPLE GENERAL NO TES cuENT:. P.V.C. MAINLINE AS NOTED QUICK — COUPLING VALVE DETAIL ADJUSTABLE RISER DETAIL ROTORS 'LANDSCAPE E WITH GENE CONTRACTOR. FOR ALL S G. 'REMOVE A.C. PAYING AS REQUIRED TO PLACE HEAD NEXT EXT T TO CURBS. •RAINBIRD SERIES BODIES TO BE #1804—SAM. •INSTALL VALVE BOXES PERPENDICULAR TO WALLS, WALKS AND CURBS. , 'INSTALL PIPING IN SAME TRENCH WHEN POSSIBLE. 'INSTALL HEADS PERPENDICULAR TO SLOPES OF FINISH GRADE. MANUAL DRAIN VALVE DETAIL *INSTALL HEADS FLUSH WITH TOP OF WALLS, WALKS AND CURBS. 'INSTALL HEADS A MIN. OF 4" AWAY FROM WALLS, WALKS AND CURBS. •PROVIDE OWNER WITH THE FOLLOWING EQUIPMENT: (1) VALVE OPERATING KEY AND VALVE BOX KEY • (1) LOCK CAP KEY . -� (1) QUICK — COUPLING VALVE KEY WITH HOSE SWIVEL. , D E SIGN CRITERIA _ - I DAT \ fr -A III — THE DESIGN OF THE IRRIGATION SYSTEM IS BASED ON 60 P. S.I. 0 THE DRAWN BY 0 1 1/2" M.L. LOOP TYP. 3/4" 3/4" -----3/4",-- 9-" METER 0 50 G.P.M. AM t' tel . ' � ' ; " 3 /4 " ® ' 4 3 L.—;' 1 / �'" 3 / 4 " C ED BY " � 3/4 3/4 !-. ,` e 3/4 ' � ! L' 1/4" V " Qj , J I V 4 CONTROLLER #3 )- 1 " ,, 3/4,0 Q (] Q D Q (] COORDINATE 5 \ LOCATION & \ — P ROJECT. 1 f 0 POWER 3/4" .\ \ ‘4. V i12» W/ ELEC. 3 / 4 ' 1 •� — — C ONTR. = " = " 1/4" EXTEND (3) EXTRA -1- ---1 o NEW 1 1 /2" METER ii 1 1/4" 2 � - i∎ CONTROL VALVE WIR C - - -� � : ,-. " 1 2" 1•1 " " " TO S.O. LOCATION. /��� — J — — — - - - 3/4 POP I N 3 4" 3 4 1 1 PLACE IN ECON. r .' 1 1/2" I p 4, L P.O.C. 1 ^ ,j #2 W/ COMM. WIRE CIR. VALVE BOX. ' (0\) PROVIDE 1 1/2" f `Z` TING WALK BALL VALVE, 3 ) 4" •''� S. 0. I �G \� EXISTING 1 1/2" D.C.V., # �' - LOOP. \� 7 �' #4 .� I � S' I M.D.V. & € c- -c, � �\\ I �� — — — J Q V. SUP (Q ?��. �,',Ni C- ? Tr .. A -�1 �► PLACE M L., LATERAL & \ � . _, . L. — — _ J-- — — — — — REQ. WAF. •1 I ham"{` -4h - U tier . • :.• CONTROL WIRE IN SAME TRENCH % �. V `,„ , • 1 4 " BEHIND CUR O N OWNERS ' ■ y iiiii..■w.. ,.• RE��SIONS 1" #3 3/4" 3 4" 4" . / PROPERTY. " NO. DATE 3/ 3 4" "� i 1 X 3/4 " 71� 4 1 I _��_ .,.. �� ��� 3 , r 3/4 .' M.L. SHOWN OUTSIDE t 1/2" M.L. LOOP) ■ PROPERTY FOR CLARITY. 0 • ■ IF-f-1-1144-1 . - rt ) PB1 1 i BEIGHLEY & ASSOCIATES INC. LANDSCAPE ARCHITECTURE AND_ PLANNING k idi 12840 NA, Cornell Road, Par - Band, Oregon 97 29 sCALE: fl = i I�.�;i i (503) 643 - 4796 FAX (503) 643 -4798 ' DRAWING NUMBER IRRIGATION ELAN W \ `L� 0 10 70 40 OF 2 ` - -__ -_ _- _ - -_ - - __ - -__ - - ----- .___ - 2 ` . ,;r _- t`f `, € ` . i; E�, � '�-� �'y A?c� i �.'fp� i t s. ` " ,;. , 3 „ - - - - - . ° _ ,. ' }Y wit•a.' .S^'' ° • 5 '"' 10- s, , `�K .i •:x .. Z , r . ,�^} .f, -'.' -�,g r A s � , ' -al , a $` ; f,w E.��' t > e , ._ .ady . _ - 7 as „ER Sty , y - _ + > , ` - 4 er.� °t' F , 'vim.,, ■ R 2�J}�'I +■ j _ _ ,' ^ :v . • ' - - t-. s -f i t fr /_ . t It': ".;,3_,,,t.:::::: ,,r Y ''4.*;., • r r tit $ .fi 3 « , v r ar .�ta 4 _ k t�5- a 4 x. a� t • s \ , 4 'e? .1 { • , - ; # - y N - 2 „ t. - a 4 y 'G. sw Z -t,. 4 k 4 1 mti >.,� - ^tr, "t, N b' _ ?v':' ":„4:-.;!.../ ,. Mika > ,S,a�':"a + r ; ' a + -T > + -' "'. t7'� 5 I. - ` k„ • . x` ,E�'; 4 h'i q `ryfi- '; 1 AA 7. p {, w Sy ) ' . 13t / ‘,. ` < ,t;' � e t ; * . �i` : Rr ? �y , �;7 - � , R.� # v: + v K . S. SCALE: 1" / • REMOVE EXISTING ROCK DRIVEWAY \ . < ':: o @ A � N a � x �' ' s 1� t :< REMOVE EXISTING GARAGE ., -k , ,' � , `, . ' - -, .. ,'' ,- ,'. „,, .4.4u °, r, n .e : J a e 3 � : � ; E Sr • � Xfa .i2 � • 4g) / // - t r. , 11 7 .,, p . .. .. . ., ' : ,:. , _ E - .•� L. 1 ,,,,,.,.,',.,_'-',_..,.'-',,,,..""..,-1 e X •> n `' T ' ar' t • 4 ! � t ` _ . _ uy rt iti S L i • .ii,„ J J 111.:,-1", ' K * - t' ` � { A , • y i _ _r* « K; , ate • . EX. METER FOR HOME �/ ! 4`;` y • * °ti ....7., • W ATER � _ �.;�_ � '`�_ -�" 4" SANITARY - h- ' ', } 111 11111 i g • SERVICE SERVICE ■; I : ' SEWER - 2 WATER _ LATERAL (TYPICAL) _-.. -- = =, n Hwy 9 .20' _ - 1 1 2' METER =•.,- € s; ..: / WA • CONNECT '_ ` . 4, > _ _ _ FOR APARTMENT S �� ` _ 4. T T TING . I j - - _ / . . i ='x t? � .., 0 EXISTING SANITARY SEWER Ir \ / \ __ / \ - \ CONTRACTOR IS TO -- 4 PYC J � \ N ' . k a POTHOLE TO _ 5=0.0200 WALK >.4'jN U CLEANOUT L 44.00 , I . ExISn {y VERIFY DEPTH. CLEANOUT CLEANOUT • M 199.05 G ^ ' _ =p ' f O • Rii+t"f9g98 RIM 19598 I 195.12 C` , b `$§ Y...; =yg ,,._,-.:( /� I.E. 19212 I.E. 193.62 \ 5�l _ , � a;- .. ' : n'. _ � 8 " PVC 8 PVC 8' PVC Lc Q� �' " / } r c: t , {,, ; ,: L =100.00 L =100.00' \ _ � ; ° > S =0.0150 S =0.0150 \ c �. P ry , S30.0150 N t _ F ,.., 1 -.F,,. � -Fl R HYDRANT ASSEMBLY E V , ' ,: ° w . fi ? ; ^ • W/ THRUST BLOCK 1.E. 196.00 £ _, - = j yt ri may. :..",,,,,,,„!'i :ca; I �� ►D 8" D.I. WL 1 ^ L °214 . - 111111/ < :: :.0,- ,. ; i ,s,2; : < u .; U 03 y ° / - - - _ � 4i �:$ ' �`� , � y '�s' = 90' BEND o .. :- ,F = . ` . 11.11 (5) WET TAP r , :, -,�, :t ;1; ' W/ THRUST BLOCK , . �) 12"x8" T EE . >:• ' " TE VALVE ( '} - , ° W/ THRUST BLOCKNE) c s `. '. :,. : "- ' ' ii" ' 7 d- . , p °. fi r ' ::: ;, ; ,.4 x ,Ik..;::- , g 0 .. _ ,, , ..,:-......i.zi ',,":11.4... ,:l_.,,,7,. 4+ ' A k :." a a ;' `_;, ,< -; ". : 74,4146 Y • ,' C., i ' . 4t f4= .� n e y _ t-',. Al + +5 Y . - -,,2:. +. ,_' . , I a n :. s I ym :.a. . ?' "''` '. ' ;: ; + 1 '' ' - +. 1 + 4 L 4 ' cf.j,,,,,„... . .� " � L I w y , , ' - _ , i ''' a f,) s `g. ... - ,. , *' ' tit __ . ,. { -471:4;7 _5 1, 5 • ' •t - _ d ' j . y A, 1 ' j . ,, S . `., rra ` . ,r t ` 4'{`T ,, ,:' " «` - ,` ' 1 . : " Water Su r ° = ; .t ';r.:. i „ ;= it 1 - - # Util ;_> have AWWA C 151 Class 52. Pi 1. Six inch and la rger water mains sh all be ductile iron pipe conformng to r ; > 1 If not noted on the plans utility information and crossing locations will ;�, "' ' ' ' pt,': `' ' ' . . p e is to have cement mortar lining and `✓ -° ' Y Rw` } to be obtained from the utilities. 4 r# t y bituminous se al coat conforming to WA C 104 Joints t C104. Joins o be push -on c9 2. Utility contacts are as follows: PGE - 643 -5454; General Telephone 620 - AWWA 1) joint. Pi fit are to be of and class as pipe o f ' ' -. , • 5943; Columbia Cable 644 -1388, Northwest Natural Gas 226 -421 i t bf the same material ie and of l " ., . ' Tigard �m« 94-31 07.08 -94 domestic origin. Pipe is to be laid such that it is supported along its full , ti. . ` > ' . - -. ` f ; j length, including digging of "bell holes ". �" ? t . ° 2. Two inch and smaller piping shall conform to acceptable pipe types as • N - • i : _ Private Sanitary Sewer: p under the Uniform PIumbing Code. All plastic piping shall be ..; °" -, y 1. Specifications for private sewers (any sewer not shown within a sanitary installed with a 12 gauge copper tracer wire with a blue coating. ", .4 €x 1 sewer easement or right -of -way) shall meet the specifications for public 3. W i hii 36" ° - '' ° h Water mains to minimum cover w t .,: .naaY : . 4. Thrust blocks are to be provided at all changes in direction and branches. •«' ,� - ,.: ' sewers with the following exceptions. P g Thrust blockin concrete stren is to be 2000 si. See details for thrust "' r. 1;:-' : ';i21;":3.-- 4.-',,f% • 2. Pipe shall be PVC sewer pipe conforming to ASTM D- 3034 -SDR 35. g P cs . 4. • Minimum stiffness shall be 46 psi and joint type shall be elastomeric gasket b • sizing. Pour thrust blocks against undisturbed earth. _ `£'' ,,,,,4,'" : ' "$ 5 . Gate valves shall be resilient seated conformin to AWWA CS 9. y conforming to ASTM D -3212. g - , . 3. Where the sanitary sewer laterals are within 5 feet of the buildings, Uniform valves where noted shall be Class 150 B short body type in conformance (' . . . :. z* ' ` `{ apply. The contractor has with AWWA C504. Valve boxes shall be standard detail. .- .-- ,, to Plumbing Code requirements for pipe type shall pp y ° "' .A,, w,_, the option of using sewer pipe types acceptable under the UPC for the entire 6. Valves for building lines shall be brass or other type as approved under the 1 F 3 . t • _ r' � J _ �` r s length of the building service lateral (from the connection to the existing Uniform Plumbing Code. Valves located in paved areas shall be placed "' lateral to the building). inside concrete or steel boxes that allows access to the valves and will . _ • " Y `. • 4. The reviewing, approving and inspection agency will be the City of Tigard support Ply rt traffic loads. . . =Y '+ Building Department, Plumbing Division. 7. Allowable fire hydrants are Mueller Centur or U. S. Pipe hydrant. . ` .44-..4.ia; ` Tigard Aw cnt 94-31 07-08-94 Pumper outlet to face the direction of access. . ., 8. Granular backfill is to be compacted to 95% maximum dry density per - - , _ = _ ' t. AASHTO T -99 test method. Backfill under streets shall be 1 " -0" crushed ;; r . - '_ • < =E rock backfill. . # gJ t,.i.i99 : U t. - _ 9. All waterlines w ill be pressure tested and chlorination before connection to - ` a " ' � ,»A, Vi ' the City of Tigard water system. - s ' " ., _ , ; r F. - ; .' >. .1 t . - ' I0. All materials, installation, tests and chlorination to be in strict accordance ' ° ° ' - - with the standards of the Uniform Plumbing Code, the City of Tigard _ - _ • • 1 . Plumbing Division, and the Oregon State Health Division Administrative , • • =p . , `; _ ". ` "`=• '` i t. Rules, Chapter 333. _ r 1 1. On a ll piping prior to the water meters all materials, installation, tests and ,T .- chlorination to be in strict accordance with the standards and codes of the - f } ~`x'97 S., `r �� 4 ' ,,` 3 \ ` if x . City of Tigard and the Oregon State Health Division Administrative Rules, ) • - _ , , . S' ,J - 1•a �� ;. . , 9 ° ` Cha ter 333. - - . '„ : <tI . • . , , ' T ' t t 4: Tc,ueManm�a 9831 07 l �F,:, - <a }}' :'"*� � k i Sg -' , ... - ^ , r v -, t rf Ns, IR , • " i4< tl a ? � ¢M z { , -r c.' . , , ,+ ,a • A, . . ` Y ' . t. a,. * �z, y n '' Y - a ' ' t rt`^ 1 - - - ' � ; _� �a tg _ _ _ , : -„ " ti ' s t ' - - - ` - "H. b' - ..,� °. , w'4 , , ' °� � x - t � ` �� . y ` - � n ' � ° ;,a ''Xg� 1 :� . ' Y" ; ,t# !., :' a Ce��j'v 1 y Y amp " � : ",, 4 : : �' _ .xd < ;, # -# ```µ�jf't..�`"e -. ,. ... � _ _ _ _ i • .. - . __ _ _ - _ - .. 1. � r o e .t ' �`. ,�� ��ti:. , � - ";�`; #{A` �_'.��.1E F t !'� $ + Y�, ' . r,.,, {!.t � �'y" L} - �, f ': s S ` � - ' ° ', :1::,' " + ;; r„ �..?�..x g.Y.- s � • • ,. cd Y .'t 5 ,;,.' - = E # v. ; a. - ', r'>C A:s;, , i i i:'v : ', ' ISS 58 • _ '' : G '' ..f' 3 'r : ' �t'''h', - y �ty 4�., >i :17 T; - v a$ { f"5 =r: - ,. . ° Wit ` a, ,<• a „ = } ¢ -:,: • }v +s, T'1;,x- Illi TING MANHOLE � 3 ' s `.: t ,1 , - ... < _+ --, FF., • „ ', fig. RIM 194.57 . PVC ,. Fit; n �` " € F ` • Fj j }�t.T t !.. �Btt ,� 5., ■ EX. I.E. 185.00 - " NEW 8' INV IN ] 89.39 L =10.50' ' ''" REMOVE EXlST • ROCK DRIVEWAY s: '_ " ' `,,,_. - : ,.(4.01: NEW 8' INV IN 189 S=0.0200 4 PVC ROOF SERVICE d e l- t ;: , • » O S=0 REMOVE A RAGE - de / \ ( /�. \ � / A y LE. VE EX! ST1 N G GARAGE ` `•/ \ Wi \r V I • - S =0•o20O • \ 2 • , M1 a x ' ,4 ., • :,s' F; �t aF,'. 7:- 8 N -12 TYPICAL• �,.. .; ,.: L =38.00` / 7.00' 5=0.1514 RI 194.25 8' PVC RIM 194.15 10 RIM 195.85 8 PVC y " :1,5_;:15.:,",'';-,„:.-L'' ,,..,&..i : �w I.E. 189.80 L 83.23' I.E. 191.28 L =79.50' I.E. 19285 -_ _ _�_ ' ", m x. • **Cot_ 1200' Q r. a 1•E. 194.85 t r I t � _ ' . 21.50' 38.50' 21.50 21.50 i a f ; .,: r : /�Y . _ 111....4 •-- 18.50 3VW _, - 4i, ' - ■ 8 I.E. 195.24 afi;c r. L 10 * N-12 r \ 1 =52.50 }--� `d • ..... ., . . • S =0. 0055 ‘__ 13.00' 1 / • Q'`� h 5 `, i 8' N -1 2 8" N -12 5.00' I - -- CLE ANOUT 8" N -1 CLEAN T • 'T • l • `l` EXI STING WAL f ' ; . a ] 200' RIM 199.75 = S =0.00 RIM 199.5 T / �� {. � ' f° " 4 .: , °, L =4284 S =0.007 L =8 0.00 S 0.0070 L 48.94 8 I•E. 198 �� t� - " ,. " _' � ., i r :: a s 8 I.E. 195.8 t F � � F � l r p s - \ � i i i i l i l i i l I l E i t l 1 r i t r t ={ s t t s i ti s: t i 1 i i; f F ` i / tt[tt tt I i ►iii i ( ,_ � z i,,,,1",;,..,,,,,,T...,,,,,,„xi,,,,:,,,,,,,,,,,, '?, - i l f l jf f r r r s s s i s i t :: r r r r r r r r r i t r r t i V " � � CATCH BASIN 8 N - 12 \ S EDIMENTATION MANHOLE 8 N - 12 �.p >, - CATCH BASI L =5 .50' RIM 199.48 L =5.50' \ ' RI 19 .80 } o SIGN - ' M 9 RIM 199.48 8 INV OUT 198.07 S=0.044'0 S . 00500 }` ` ~' « "HANDICAPPED ACCCESSIBLE 8 INV OUT 194.94 OT 19551 = \ •'' ` ---‘ g INV U . 8' INV {N 194.94 ,.; . / .ry µ SUMP 189.94 Ltk^ ' W/ SEDIMENT TRAP = +` ` - r yt•fryL ._. i x �^ . �imigawmagmagaimiamo.trammangnimiwirimmirommeasmmwmman4jvaxweitr7 r \ , \* / II _ - '• ' -;•;" , ?$-.F1. - '," 1 1 ' , :lf.,..4 ,- ..' - ,:. - 4.":,: - ..1=1 , 7 . , . y `nq' -. i . yr!.;, " i„. - .°'fit" =- - 4. e -er: ` ' ii - 3: ' .. - " • s -, C,,'•,•A ,. -k �.rC }ri° `11."4.r:-. k , 'i'- ♦ 3XY A ' ', , &FY ,ta 4 a - Jy -. . s . : ;:' ' ; ..„' 'II' i''' I. 4, 4 .3e v �°. 4_,,, is i*::: "O t „ �t - ' • a '" ti ,, 41, - k ' � "'.. .' U fa: s. �. 1. 1 4 ,,. "-i '' -.t a -'' its � 1"' f� - s- s "' ' s � • - `!- - ' `'4 1 ;4 . . s # ,: ; - ..'0 {#" . ; ,, .;e, ,_-. mo t - I - - - - - - - - - ;•, = ' , `i:g.. ., _ -' fit, fi • • 'T. n 2- ,..1.. s a '' _ 5 '4.' - i r'*;, 3 ' _ ' 4i ,i'' I i : f, , vi: Storm Drain and Gradin awing: _ ; k ` : , V : ' , 7,, ; ,, F - F ) -v Onsite Areas e » ,rt 5�,5 pf. i Class 3 ncr e te � '. 'th ATM C -14 co . �. hall nfonn to er er S 1. Storm drain pipes co P Pe � ASTM 3034 PVC pipe; or be HDPE pipe with a smooth wall such as "N- R,. f. t A " i as manufactured b Advance Draina e S stems. Within 5 feet of x. ~f° 12 g Y ,�. � other of piping drain pipe shall be ABS P P g �" "���` /P-1'.g. - � "` �� ' 'n r i or o typ ., �' �;, i'�z � � � ° #�� a builds g, p pe P P g � =- � t= s P p -.K: ni orm Plumbin Code. , f conforming to the U g :: 2. Backfill for the drainage pipe shall conform to Class 'A' in unpaved areas , : f: #n «•, • .'ti,.,, , ' -i` i , , .,' -1 .. . y a r a as • noted on the detail sheet of these plans. ;4:-,:, - - 4 � • and Class - . : =T ^ . :jt: 'D' in paved areas' Y4. 3. Catchbasins may be prefabricated catchbasins or poured in place. All i "y di type outlets. } ;` 1='''4,` T - catchbasin are to have trap and siphon • r t laein base py � ':0, ea is to be stri d of the or anic la er prio o p g „'' � u.� 4 The kin ar P g YE' g Paz' y rock or fill material. In fill areas under the parking and driveway areas, , - -., '� _ IA r material is to be co mpacted in 6" maximum lifts up to y - , ii,- , 5 native or imported ,, , " zttg =x - ,� .s;� fig'. e - 4 i '� 3 ri - a Xt s ubgrade elevation. ,- . , .... tg; ,� ii -- -- - ' 5. The structural section of the parking lot shall be 2 1/2" of Class "C" A.C. _ t' �r: _ ce x; , t - - - - - ± `,' -rya #= r - over 6" of 1 " -O" crushed rock as a minimum. Proof roll subgrade prior to } ' ` ' lacin of rock with a loaded 10 yard rock truck. If soft areas are observed, = F _ "" y - t ,v.. excavate areas and re compact with either clean native material or crushed _ s { Y �It. rock. If large sections of the parking area are soft, contact the Engineer for ; Y "; : ;:k ,.-,.,.k , ,, , '.. ' �£ : ` alt thickness. ' PO fi 04... increasing the base rock or ash - R Po possibly in P 4 r . Y �. .... , ; . V V a, 6. Stripping from azking lot areas and other excavated materials shall be r . tJ IN. �+ PP g P �;� 14�OTE 7�� v� 44 y removed from the site. ~ the pazking area not adjacent to t? , 2,$2 ti g � . , ,k `•" z 7. Extruded curb is to border all sides of �', p3rh a A buildings or sidewalks. ' ,, ~ az 'n area are to the inside face of the curb ��¢ '+ 4014:,-,,,, ^ .£ _. for the parking e�R •Y -:r " _ u; . t: - ..., . , 4 shown .c� t7RE - Y , .. " 8. Measurements sh p g _ . - ' • where applicable. Where extruded curbing i3\to be placed on the asphalt ' ° ' �aa,, . ' surface the an should extend 10" further an the noted dimensions. "''',.t.':'' i ;''''.::-'4,''''''''',---':. , :1 -$ = { Tigard 9t 31 07-04-94 S • y { <_ ;, <#`'. • . - - ! 0 '4. ' - $."t- • i '^, "fi''^� , . 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C� ja� � p 1� f , � \ / I CONSI�LTI�iQ ti f - _ , .� �' ' ca, , - L T r ry \ ( x TP-hTU � . KV„'r�t. c1'- ESt IVY) ENQINEER t -- - -- -� - ar _ 3 _ CIVIl.-3TRUCTURAI �' - 1 \ i 8 r i�� r IYF�E -I # FI P+T}�Ai�, SELF II r 5 � � / \ / + /� S . f �� \\ -r f \ fI � -�C' 16-0 - � 6V it Nk -11 • , ' Tp FI F't; ,� \ f / ; . ; : �, / P ( ' `F Iz 1� �� -T`t� c ct_ uvI --T '1 1 I \ I -,e.-- p. C T S >- / 1201 S.W. 12 th.AVE. { r ` l� }� IL�1 Gs't t I I P t 1 I I , ti' � i C W:t M i �� TA SUITE. 320 >� it. • � ��, t� �� 1 Lh �, PORTLAND,OREGON . !� + 7 1 '� (i l_r ,C � � v . ', ) ' - c ''' IA PA, I N 17) CM 972 �. 2oc ira r�, y �„ , .Ti t 1( 6" � � - Q Cr _1 P , � i `F 2 -� �� �, �-�� , . � ,, EL 2-� '�2:Tc("' PEE��sc, I` - PHC>NE:503. 222 \f L � _ �FN�., ��b ;�� � /� off= �crtc. , r0 ; / / - \ \ t „ - % ' to : ,� q .. • �x E t t: � R - ice.. - . Y % .- \ \ 3 + ; ^ / P ( il l, r �-i- I o K.E.0 p ►-� ►� Tt;� q i( I 0 `Z: N i — - -- - I ti G f "� . ,� �.. _ — l � (- IH tT ( -' - P c',t i / . \` °, u f,\ , '\ \ ,� G ` , v ` ,, x P M I t`i , P P R E 1.-L 1 t 1"c- p I F S e 1 1 _ Silt-cc-Er - c' \ Q / i G , I 11\.;& a i \ \ / �C \� P1DTT, G WP, E NG, rlCz 4 "A �� c sue, a i I �l U ' ! XI� A 1( \, \� / / Tor ep wP • FE►� =( E. l,, 2v7.cas' T�tP, I c' t • -. (� -> Q) - / � � J Ivl PW I �'1 �o �>' � E _ � � +► r / 7/ / / � / i v �'�-j F� f'( c - F At. r 1C 1 P1G� �0 j (', ) ,V -- - -- - --- - - -- _ --_-- —_ __--. __ _ -- -.= —___ — -- `° _- - -- - = , - 2 x 8 #2 Ptr, o, F. 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A_., '�..,.� > ;i � DATE �- _ - o � L` 1191 A? h yTe D /k1- \,i, N1 Lrlia� I, � RAWN BY -\ l t-ITcE t'�r' -lr� g7 - 1 u1G - 1-uff I 11N tJ 4 CI -Aft # I r u 1,Ac rI��Ca 7 CHECKED BY 2 6, tea. r A, ',r, (-1 ETA!- 24 GA, GAL,v 1-1 E &u G12-11 L T � L1-ks -11 rJG�, 1-,6--,41.-'&1 PAr.ieli - P• r r A r ✓ PROJECT NO. PR - `- ----- - --- �Y -- —_ — - '! 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I I i c I c f �.'4. ,1 '1092. '5AM G -AAI;R e'r J i - ;E Ian �� �o St- 2' I/ 2 - 70 i t' V _ � _ I _ __ = __ = _ _ — `'— — __ I----- i � a W 0 rt GUS - 4. A t 77,E ' ' ' Li.;;;;;;------ / ' -----4-gftgai --I — — — li --'-'9 a. I i ( r _ - -- - - i — — — — di/2 I 3 � +. , REVISIONS 1 ,�_ I I PI P � - TY 1? N i I I 1 T -� ..V • H E -r fk I- - 1 1 L — (' �. — l-- - -i n I 11 I L IL J I 1 I� L I - ?'tP, t�1,rt 1 --1 NO. DATE II 3 i L - - i 2 x 3 24 �,� � P TAL , 1 I F I' Y`/ .'1 t% Lam.'t.) Lie VA '''n ` >.' : tN P. t- lox / x 10 ,� �' " Tyr, 1T /l- rr�, �1NT�D E —G�N�• ��C�� -- �, G (P L E - - e„ es� ='E.� TO GG I~ . w STP • j � , � � � 3 /fit - (t - O'i colAc , 4 'L 14 I -acv.- t & l �. c- ii _ I --T I VY �1 H v 0 GA° c.s ■ . �y p2 , .9 �A C -.P-- 2 ; I I ,_ I cl� L,1 :�-- 1 1 ti � � ��' 10 -112 ■ -fit t✓ A !.1.. -- -- ws 1,,,E.-,;,/, � �M, r °; pAt-.0 I /q = I - 0 H.cl<111 N. -FY. 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FAIRHAVEN STREET 9E 50 96 50 96 50 96 50 100 00 100 00 100 00 109 43 1 4 1819�� i CR 0 1995 N 89 ° 54 ' E ° • fi %rr ° STREET PLUG 1322 4 �R =37 y f 100 221E1 t • ”' S i 0, FAI RHAVE N ST RE ET. T NB9 ° 5 4 Co Rd No. 2090 722/833 �, ^� 3 200 /' j� S89 1 -60 k S89 °54W X75, 1322 9 2 . c L� 1144 • 124 0 12 4 0 50 ° 12 1 61 T8 0 Sc 0 151.78 R =20 ` �y N o, o z 807 8 800 622 818 I M co ° —' - ° 0 r v o r-+ r•� o , ”' 215 9 2 N. 2 I 1.0 ` ° C .g ° r ° 30 I 1529-* "2E 53 �, c O 6 c g 7 g °o ��I S .i R 20 u -2G J (I O_ N 6200 N89 °53'35 "E .R'� h _ _ 7 v - s 5 N N N N '� 0 � ` 300 w � J w < , 146 78 ' 2 R =40 N :47 04 PO w I (21 ° ` � � . '' � , `3 S B9° 54 W c S B9 N 0 m 3 J ^ • 4 o Izao o Iz4u a 1240 ' M 82I '6,, • 3 . 4 819 0 ro v I pl y Z 8 12 8 I I o 810 0 5 8 64 m cr aho -' 2 , c," \ O Z O I g I9't(∎ 5 z o 820 12 °� ? 19476 1535 - . o p c 0 � —. c ° 14 i . ti ro 0 0 0 G Q , N O ` I\ Q 0 ,* 0 9 � 0 � C, N I 4 0 0 L 1 • C. N N U' N - - - . - "� ° I3 a 6300 ° th� P� w I I[ ti INITIAL S INITIAL 5 0 POINT POINT = w in'.^ N �. N 6`� E 4470 N 8 U 9° E ' 5 co v 2( 124:4 �2+1. . . , r / ,. ..,a .4- -,,,.,,;, 60.54 255. 79 4 0 = I c 4 7 3 � '°'"'"' '"' �N 89 ' 5 0 E '1.6 5 1 r 199 77 , W 120 61 I= 190 9' SEE MAP - t 2 4 h 89 54 S5 E 124 - N 89 55'E _ a ° 5900 r 4000 r 890/295 w `- \ i 3300 P ^ ' 3200 le w �' I 3 500 n 25 I 3CD 47 28 m 901 > °�oz 21 20 >$ I \../' N S W • _ PUBLIC l 's p N 34 Ac 3 `' w °r, 2 � J m - _ c r- ; 3400 2, 2 N h. 100 ° - I FAIRHAVEN _ i24 — 124 4D rrn Z a , o� 5\ 93 �y0 N 89 ° 54' 55 "E 61 X 1514 177 61 vN _ . t L, m WAY XI% 2 , 3100 I 1- 6400 ° ° 5800 4100 50 , o o ro 4 N B5 ° 54' 550 a z 128 ' R = 40 r 1 a I I-0 191 6'_ fa 46 'r 29 �° w ` N 89 °54'55 "E /� 19 ∎I w I N89 °53'35 "E SEE MAP S•W, n 10 S89 W 5 6 a 2S1 3DD KS ,� v n 111.54 ` 61 3 124 124 0.r 964 ; 3500 u ■ ` • o FAIRVIEW LN. QS 9 6 3 9 23 s 9 3000 .I I LL] L , M °, • - � 5700 4200 6 ° N 89 54' 55 "E N r6 27 0 oa ° m �✓' r W 0) N 69° 54' 55" E 50 ,n ° 45 30 '° D 3900 26 p 132 ,° 18 O of o ° 124 1 ° Z o � 27 ni O 3600 O e 11143 64. 51 1 1NITIAL y N 89 ° 30'IO'E , Z '�\ �� P OINT 1242 ,2A 5.57 N- NIT(AL POINT L 1 0 c o IA O 132 50 ° 24 0 2900 W 24 R �1b4 N � FAIR HAVEN COL F1 sr 5600 4300 w 132 825 280 67 • 44 31 Q 3 800 � ° w 1 7 8 .2/ Ac IIO 3 22 I I $ ° d $ 37 _ EP c ° III 32 z o 0 26' Ac 1100 I PI i r 1 24 124 m 26 _ 25 0 M z 4 4C Ac o - • ^/ / r o { 5500 r 4400 00 \�\� �\l� 122 a4 s �� \� 122 � j60 Z 2800 �> n ° , M N I I I '�' . p a e w 43 m ? e o ' �" 16 0 /` w I 3._ I11zt � [7.1 °" 124 ° w 0 S. W. V I E W , `1 OU N 89 54 55" E m ° M . 124 270 I - ro N 89 54 55" E 14. N , 51 44 99 019 20' 0 0 5400 4500 ro " ' 9514 a , 65.06 6 5 ° 65 65 C I --.{ •- 166' ° .-::-Iii 2700 z N 824 N 110 o- N OD „ 42 33 ° _ L 10 2200 p 2300 2400 2500 2600 w J 0 7BAc N 2 Ac In I.() 12 4 124 4� `° ,,, "' Q . a N ' I S � C . � o - p FOR ASSESSMENT 0 I i 10 m Z I I 12 0 13 14 " , N Q - z 5300 4600 10503 ° - z m802 I ., I I PURPOSES ONLY r 41 c 34 ! d N 89° 56' 23 "E s °�Ac N 1 N I DO NOT RELY ON 2100 1 � ,..r %., „,,,,,„.§ , „, „,,�..0, ,,,, z ,,,,,, ,,,,,.� �,,A2FX,,,,i)� - - - - o ' a. 0 ° 124 _ 1 r � � � N 89 5 ' E 319 t N I FOR ANY OTHER USE ID 1 X115 5200 4700 9 g I000 w 823 0 _ 23E/565 40 0- ° 1051 p 2 75AC t� i J �hb9 °35 E kp 35 29Ac I 124 124 2000 ”; 1 J t 6 w� I 61 5100 4800 0 105 33 ° a 39 36 a 19 0 • I� I- ��/ /► /� p C LO cr) 0 124 124 ° r 7 z • c'u I °- N S.W. GARDEN �l CO [ m PARK PLACE <� l 5000 4900 _ ° • 105 49 Om r ' 5 0 '° , 0 m 38 37 10 1800 M 1 jz (-) O 124 _ 114 11 C 6 3 813 I I 1-- 110 - - �� w -,. 5OAc I , 58535' K - .S.W. VIEWMOUNT LANE G " E o h 89 54' 55" E ♦ 1700 z N I I I 0795 74 74 4205 3195 1 - 1 I 13x)0 i 14 150 1600 w o h I (/) o 7-. 1 1 I' co 1 2 3 I 4 5 N = 0 , I E z I I I 3/ 3 ?O � 5E' 13" E 1 33 74 74 74 SB9° 50' N 1 C' A 4 • 589 °50'3 319 I 76 �� 35 I 67-5482 . O J .1 c rn rn d.....: : ,� A ��.,t. ,.._ �. ., ,- t. v ,, , . a STREET I. q O N C Rd No 358 0 0 y In TO PUBLIC 78 - 42482 K r 'tLd SEE MAP I ill ""d 2S 1 IOAB t SEE MAP 2S I IOAA TIGARD 2S I 3DC NW I/4 NE I/4 SECTION I 0 T2S R I W W.M. 2S I 10AB __ WASHINGTON COUNTY OREGON SCALE 1": 100' .c SEE MAP , 4 Z., , - • 0 , (f) Lis. 2S 1 3DC ,' I _ gzi \ 1 1 0 0 ic ' N ) r• NS We 0 q ..... Ih. N. 1.. %. Nb. N... ■ II. \ 1 b. N. \ 'a. 1 0- \ 11 A. `■ NI. \ 1A \ V•k. •■ 'I. ".■ 1 • ■G 41141R-D Ell. %. %. V -- T C 13 222 o STREET / • 1525 • N N 0 ..-..... F .- ,... . - , r M --• €,e' ' ' * 1 2 5J * ' . CL 4. .....•• .. ... . a r Ariv ..- _ 151 95 , 5C 400' 4 4200 4100 4000 D ,, 45•18 82 48 1 1400 .30 AC .,'7 3 ,-"; 53 AC 4400 4500 Z /. 97 Ac q 100 / \', IN N N. 2 92 AC / 0 ( L 2, ,,- - 2 I 0 0 2 � N / \ • > ri co cr, 7 tv N N , , \ < _ g 2 _ 1 1 .I- / lf, i 1 9 9 4- 0 4 2 - 2 -.SI . - - 4 , , , - 0 20' 19 , ck., NI cr, \ lt, N 70' 82 48 . -- \ CANCELLED TAX LOTS i - c Nl i q 3400, 300, 500, 2400 100 - , . I , k, ,- 7_ ,. 41 , 4300 3900 0 _, 35 A: 34 z 7 1 6 384 -0 ..-- ,,,,, 1- N LLJ \ I - ,,,_ D \, , , . Z . 152 55 152 50 151 42 . - 3: 5 e 303 92 U....I \ I N 3800 23 ..78 ?/ > icz i:. .9/ '' O 0 i0 • C . rl r K1 1 8 _ I 3 ,c4 p'..N - NI 's 0 i v. • , 0 30370 INITIAL POINT 20' 50 4 - r so _ ..4r-Ar7r2r2r2r2r:r2r-Air-}lresftffr,SirwAV/Ar:Ir-Ar7- f r-21 6 - 5 49 4, 117' 1 k INITIAL . ,,,, 225' \ \ aan-, 3700 C 1700 • 1300 - r. ks POINT CV .4. & 00, 400 I 531 50' 200 / • .91 AC '., ./8 AC. rD 101 6 63 Ac .55 AC i „,..: 4 52 AC SEE MA P ,-, 17 , 4 0 ° N P- - - - as 1 IOAA 0 ' 3 '6, 5 : .. l..../ I 200 'co / ) /8 AC in st 305 _ N u CD ir uo I _ 30393 1t7' • , e, , I • C 40 • SZ , 0‘1•Y 4 6 -f ni ' 0 N• -,_-, 1800 1100 N '';' P . - / 360C ,...„, L-'__ - 7; .,,, 3500 r20 .3 - - 45 AC 23 AC SEE MAP ' kt - 26 AC, 1 ...0 t r_ ., 1,6 •-, _ = „: ...0 1000 4,_. 23 Ca 74 _ \ ' Cr I 1 13 3 se 52 50 .*)%.°' ,...._ . ' 12d 1' 304 16 0S' S E COR LOT 1 /- 225 907 76' CANTERBURY -- '7 1 ' Air ..dr AO' ‘ 305-0 N -0 N id'o 11■ I:4-- - - ----... . - - - - - - - 4 3200 142 50 1 ' \fr)r 1900 900 . , /;_ /•'N o• ‘'k 53 AC -0 tr 3100 46 AC. C .23 AC C A /N T r F) R U ir- Y ce 42 0 0 ,n -N sp, _ - 38A o 6 0 ... ' N 'a... - I 5 ir ro %."...../ _ 4,1/4 o a 800 0 - 4„z...". ,py i • 2900 3000 2000 700 08 45 / 141/4 e .23 AC 2 0 , 4,,, A / 4 5250 • ?? 304 3 8 3 I : ^ic'' . i',5-s 152 50 0 .. /' 1 _ _ N ,:p _ --8- - _ _ - k 47 AC L" .44 AC .46 AC 23 AC b "' I , < 0 c..\ 2 g\ z , 0 k- ---- ,,,J _ ) , 0 0 1 4 7 O "....,.... / 4n _11 G., 4 600 4. ,_ i N -0 ni 3 //: P ,23 AC 0 0 '7 l ik, ( .1 i ak 305 -, f 7 , - 52 50 1' i .6 1 i) . ...4......, .(6.. 6s,, 4 6%; r6, -----:" in 0 304 150 149 51 • 45 , 707 50' J r:-) L A ) lc, 7,6. & '. 2800 N In tv 2202 - 44). 152 50 .44 AC ' N 2100 4 2 Yi leAc. . , ,, / 14 k .55 AC. -..' f- 4 _ _ g 1 4 9.70 _ C..) 114 T - kv, Is.;--- 2700 -0 0 in illq, 1 3 37 AC in .r, 0 8 I g; 2200 ''` ln , i a. ti5 (< N - - uo 0 rr, .".■ °)."..\ - ..n . /8 A c. .....„___ 6 ' . i 315 l k 0 ' In _ /a, - -r--- - It - - - 160 -- 0 - 0 304 84 149 79 "II' 10 b F 4 / .._...44...9 (IN N 152 50' N 152 50 N O a 150 in - 450' i, a 305 25T - ;.,- - + • ..). 4 , n N in 9 6 , . ki in N N 2201 4 6 '4;7+; 2600 - - - - 1 - - - 1, CO N./ / FOR ASSESSMENT 2 .55Ac. 1 4 .9/ AC 0 (0 I ts ' 22300 0 0 - , .; . , '0 co- 331 80' 0 4 5 A a _____ c -0 0 1. , - ,,,, - y2 12 ,-, - In in • - . ,•• 0 -7 PURPOSES ONLY 1/ 0-- 0, -1 ,,, ,A-; L.,„, / DO NOT RELY ON 1 1 EASEMENT - 1 87-41849 ' ,±,. "',./ s 7q°6r yo y FOR ANY OTHER USE N 3C 5 07 0, va - 4, • /3 - O 0 ' 155.07 170 .., N 89 33' 22'' E 305 175 36 14' 4d R128 6754, . / 04' 2500 - fi'r. 92 / - 0 ,,, /38 - 0 s WAS 4 . 0 , 7 st 3 I ' 4 7 ' 1p. 4o. R.5/ /... 1 e .9i AC I , N 'S IIINCTON COUNV Y 1 5 : .of ......... 4P7F7'777:. 196 BO' 5.0,, v.1 o in DEPARTMENT OF .0 kg I 1 . . ,, . ASSY.'.,SSMEN'T & 'TAXATION N 89° 40' E S i- k- 1; 7) 110 A0 GY ...... k C/) .. N A f 1 k , I , , , c s J 0 A? JUL i ". 1994 k 305 z A 7 P - 20 DEDICATED Q A ...I ...1 ../. ...." ...., -... -./ Allir ....." -,r- ...., -.K../ ....../ ..... -.. ,...,.....,../ _dr )5. . 41, ..,,,, 4._„r 4E4. ‘_.....E....r .1_,Ar An/ ....0- A r . 05 S. • 4r■ ..A...Ar or A rAv AP-<..r 4 Ar 4r .r. r .0 Ar e OH ASSESSNOT PURPOS N4 ' . .... VII. ONLY .110 rtrir Ca? QM t * ,:s ..N., .. :6---• SEE MAP / tc*--- 2S 1 IOAC . I F TIGARD 2.S 1 10AB • .